REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project:
DESIGN REVIEW: Demolish an existing home and construct a new two-story single-family home resulting in 4,838 square feet (3,864 square feet living area, 512 square feet garage, and 462 rear covered patio) and 40% floor area ratio (FAR), and a six-foot fence in the front yard.
Location: 541 South Bayview Avenue (APN: 209-31-036)
File #: PLNG-2023-0366
Zoning: R-0 (Low Density Residential)
Applicant / Owner: Michelle Miner / Christopher & Margaret Allan
Environmental Review: A Class 1 Categorical Exemption relieves this project from California Environmental Quality Act (CEQA) provisions.
Project Planner: Robby Miller, (408) 730-7429, rmiller@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low Density Residential, Office
Existing Site Conditions: One-story single-family home
Surrounding Land Uses
North: One-story single-family home
South: Three-story office building
East: One-story single-family home
West: One-story single-family home
Issues: Exceeding 3,600 square feet floor area in Zoning District.
Staff Recommendation: Approve the Design Review and exemption from CEQA based on the Findings in Attachment 3 and subject to the Recommended Conditions of Approval in Attachment 4.
BACKGROUND
Description of Proposed Project: The proposed project is located on a 12,120 square foot residential lot with an existing one-story single-family home. The applicant proposes to demolish the existing home and construct a two-story home resulting in 4,838 square feet and 40% Floor Area Ratio (FAR).
A Design Review application is required for a new home to evaluate compliance with development standards and with the Single-Family Home Design Techniques. Planning Commission review is required for homes with a gross floor area exceeding 3,600 square feet or floor area ratios greater than 45%. The project results in a floor area of 4,838 square feet, which requires Planning Commission review and approval.
See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the Data Table of the proposed project.
Previous Actions on the Site: There are no previous Planning approvals for the site.
Applicable Design Guidelines: The City’s Design Guidelines provide recommendations for site layout, architecture, and design. These guidelines are referenced in the discussion and analysis below.
ENVIRONMENTAL REVIEW
A Class 1 and Class 3 Exemption relieves this proposed project from the California Environmental Quality Act (CEQA) provisions. The demolition of one single family house is exempt under Class 1. The new construction of one single family home is exempt under Class 3.
DISCUSSION
Present Site Conditions: The project site contains an existing one-story single-family ranch style home with an attached garage. The site is located in a residential neighborhood north of Old San Francisco Road which is generally bounded by Bishop Avenue to the north, Old San Francisco Road to the south, Carroll Street to the west, and South Bayview Avenue to the east. The site is surrounded to the north, west, and east by predominately one-story single-family homes with a two-story single-family home within immediate neighborhood. The 2 to 3-story Palo Alto Medical Foundation medical clinic is directly south of the project site. The single-family homes in the immediate neighborhood are generally comprised of ranch style homes with hipped and gable roof forms, attached garages, and recessed front porch.
Architecture and Site Layout: The new two-story single-family home includes common areas, 5 bedrooms, two covered rear patios, and a front courtyard area. The plate height is 9 feet on the first floor and 8 feet on the second floor. The architectural style is Transitional Ranch with white stucco walls, black windows with white trim, hardi plank siding on the roofed gable ends, gray composite roof shingles, and hipped and gabled roofs with a 5:12 roof slope. The first-floor front façade has a two-car garage with wood tone garage door, recessed entry, and a picture window accented by a metal roof. The front entry is accessed through a courtyard area with a 6-foot-tall wall. Hipped roofs are used along the façade to blend in with the neighborhood and reduce bulk. As proposed, the design is compatible with the existing ranch style character found in the neighborhood.
Floor Area and Floor Area Ratio (FAR): A single-family home proposing a gross floor area greater than 3,600 square feet and a FAR greater than 45% requires Planning Commission review and approval. The proposed project has a gross floor area of 4,838 square feet on a 12,120-square foot lot, which results in 40% FAR.
Homes in the neighborhood range in size from 1,164 square feet to 3,615 square feet with an average of 2,174 square feet. The existing FARs in the vicinity range from 19% to 59%, with an average of 32%. In the neighborhood, the proposed project will be the largest individual home in square feet. The detailed information of neighboring homes in the immediate neighborhood can be found in Attachment 6.
Staff finds that the floor area is appropriate for the neighborhood. The project site is one of the larger lots in the neighborhood at 12,120 square feet. Much of the floor area is located on the first floor. The floor area on the first floor is 3,392 square feet whereas the second floor is 934 square feet. The new second story is set back 80 feet from the front property line where 25 feet is required. The projects two-story design serves as a transition between the office building and the single-family neighborhood.
Courtyard Wall: Fences located in the front yard greater than 4 feet and up to 6 feet in height require a Miscellaneous Plan Permit (MPP) pursuant to Sunnyvale Municipal Code (SMC) Table 19.48.025. The project is proposing a courtyard in the front yard with a stucco wall measuring 6 feet in height from the top-of-curb. The wall has a front setback of 13 feet and 8 inches as measured from the front property line.
There are several front yard fences with heights of 4 feet or less in the neighborhood. A front yard stucco wall around 6 feet tall is found at two houses located to the north of the project site. The neighbor’s wall is in a similar location to the one being proposed. The proposed stucco wall has a 13 foot and 8-inch front setback which creates a buffer between the wall and the public right-of-way. The stucco wall compliments the proposed stucco siding of the main house and the existing 10-foot-tall medical clinic wall along the southern property line. Based on these reasons, a 6-foot fence would be acceptable in the neighborhood.
Landscaping and Trees: The existing landscaping will be modified in the front yard to accommodate the project. A new walkway and plant material will replace the existing walkway and grass. No tree removal is proposed.
Development Standards: The proposed project complies with the applicable development standards as set forth in the SMC. The Project Data Table for the proposed project can be found in Attachment 2. No deviations are proposed.
Fiscal Impact
No fiscal impacts other than normal fees and taxes are expected.
Public Contact
As of the date of staff report preparation, staff has received no comments from the neighbors.
Notice of Public Hearing
• Published in the Sunnyvale Sun newspaper
• Posted on the site
• 34 notices mailed to property owners and residents within 300 feet of the project site
Staff Report
• Posted on the City’s website
Agenda
• Posted on the City’s official notice bulletin board
• Posted on the City’s website
ALTERNATIVES
1. Approve the Design Review based on the Findings in Attachment 3 and subject to the Recommended Conditions of Approval in Attachment 4.
2. Approve the Design Review with modified conditions
3. Deny the Design Review and provide direction to staff and the applicant where changes should be made.
STAFF RECOMMENDATION
Recommendation
Alternative 1: Approve the Design Review based on the Findings in Attachment 3 and subject to the Recommended Conditions of Approval in Attachment 4.
Staff
Prepared by: Robby Miller, Associate Planner
Approved by: Julia Klein, Principal Planner
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data
3. Recommended Findings
4. Recommended Conditions of Approval
5. Site and Architectural Plans
6. Neighborhood Analysis
7. Color Material Board