REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project: Related application on 0.24-acre site:
DESIGN REVIEW: Construct a 604 square-foot covered rear patio and 111 square-foot storage shed to an existing one-story single-family home, resulting in 4,314 square feet and 40.8% Floor Area Ratio (FAR).
Location: 937 Marion Way (APN: 313-13-045)
File #: PLNG-2024-0326
Zoning: R0 (Low Density Residential)
Applicant / Owner: Cornelia Haber (applicant) / Lital Ben Moshe (owner)
Environmental Review: A Class 1 Categorical Exemption relieves this project from California Environmental Quality Act (CEQA) provisions.
Project Planner: Wendy Lao, (408) 730-7408, wlao@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low Density Residential
Existing Site Conditions: One-Story Single-Family Residence
Surrounding Land Uses
North: One-Story Single-Family Home
South: One-Story Single-Family Homes across Marion Way
East: Two-Story Single-Family Home across Hampton Drive
West: One-Story Single-Family Home
Issues: Exceeding 3,600 square feet floor area threshold
Staff Recommendation: Find that the Project is Exempt from CEQA Pursuant to CEQA Guidelines Section 15301 and Approve the Design Review based on the Recommended Findings in Attachment 3 and subject to the Recommended Conditions of Approval in Attachment 4.
BACKGROUND
Description of Proposed Project
The applicant proposes to construct a 604 square-foot covered patio and a 111 square-foot storage shed at the rear of the existing single-family home, resulting in 4,314 square feet and 40.8% FAR (see Attachments 6 and 7 for plans and color board and materials).
Planning Commission review is required for single-family homes and duplexes with a gross floor area exceeding 3,600 square feet or floor area ratios greater than 45% in the R-0 zoning district. The project results in a floor area of 4,314 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 project.
Previous Actions on the Site
In 2022, a design review application was approved to demolish the former single-family residence and construct a new 3,599 square-foot single-story residence with a 2-car garage. In 2023, after obtaining the required building permits, the applicant completed the demolition of the previous residence and began construction of the new house. During this process, the property owners opted to construct a covered patio and detached storage shed at the rear of the property. As a result, in 2024 they submitted the current design review application for an additional floor area request.
DISCUSSION
Present Site Conditions
The proposed project is located on a 10,570 square foot (0.24 acre) residential lot with an existing one-story single-family home and attached garage, with construction commencing in 2023. The project site is located within the R0 residential neighborhood. The project site is a corner lot located at the northwest corner of Marion Way and Hampton Drive. The neighborhood comprises of a mix of one- and two-story homes that were mostly developed in the early 1950s.
Architecture and Site Layout
The architectural style of the existing house is best characterized as contemporary in design. The house includes architectural elements such as horizontal fiber cement siding, stucco finish, aluminum cladding, and prominent horizontal and vertical elements, as well as various flat roofs that complement the contemporary design. The storage shed and patio cover will similarly feature flat roofs and stucco finishes, matching the existing exterior material and finishes.
Overall, staff finds the proposed modifications and building materials are compatible with the Single-family Home Design Techniques and the character of the adjacent homes. See Attachment 3, Recommended Findings, and Attachment 5, Site and Architectural Plans.
Development Standards
The proposed project complies with all the applicable development standards as set forth in the Sunnyvale Municipal Code, such as lot coverage, parking, height and setbacks, as noted in the project data table in Attachment 2.
Floor Area and Floor Area Ratio (FAR): The proposed project will result in a gross floor area of 4,314 square feet and 40.8% FAR. Other homes in the neighborhood range in size from 827 square feet to 4,140 square feet and 11% FAR to 45% FAR (see Neighborhood Square Footage Comparison in Attachment 5). Therefore, staff finds that the proposed home size is consistent with those found in the neighborhood.
Neighborhood Compatibility and Impacts: The surrounding neighborhood is a varied mix of house styles including one- and two-story single-family homes. The proposed project is compatible in mass and scale with other homes found in the neighborhood and it complies with all development standards and meets Single-Family Home Design Techniques. Staff finds that the proposed project will not result in negative visual or privacy impacts on neighbors.
Public Contact
Public contact was made by posting the Planning Commission meeting agenda on the City's official-notice bulletin board at City Hall. In addition, the agenda and this report are available at the NOVA Workforce Services reception desk located on the first floor of City Hall at 456 W. Olive Avenue (during normal business hours), and on the City's website.
66 notices were sent to surrounding property owners and residents adjacent to the subject site in addition to standard noticing practices, including advertisement in the Sunnyvale Sun Newspaper and on-site posting. No letters or calls were received from the public by staff.
ALTERNATIVES
1. Find that the Project is Exempt from CEQA Pursuant to CEQA Guidelines Section 15301 and Approve the Design Review based on the Recommended Findings in Attachment 3 and subject to the Recommended Conditions of Approval in Attachment 4.
2. Find that the Project is Exempt from CEQA Pursuant to CEQA Guidelines Section 15301 and Approve the Design Review based on the Recommended Findings in Attachment 3 and with modified Conditions of Approval.
3. Provide direction to staff and the applicant where changes should be made and continue to a date certain for final decision by the Planning Commission.
4. Deny the Design Review and provide direction to staff and the applicant where changes should be made.
STAFF RECOMMENDATION
Recommendation
Alternative 1: Find that the Project is Exempt from CEQA Pursuant to CEQA Guidelines Section 15301 and Approve the Design Review based on the Recommended Findings in Attachment 3 and subject to the Recommended Conditions of Approval in Attachment 4.
Levine Act
LEVINE ACT
The Levine Act (Gov. Code Section 84308) prohibits city officials from participating in certain decisions regarding licenses, permits, and other entitlements for use if the official has received a campaign contribution of more than $250 from a party, participant, or agent of a party or participant in the previous 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to-play-limits-and-prohibitions.html
A check or “Y” in the checklist below indicates that the action being considered falls under a Levine Act category or exemption:
SUBJECT TO THE LEVINE ACT
_Y_ Land development entitlements
___ Other permit, license, or entitlement for use
___ Contract or franchise
EXEMPT FROM THE LEVINE ACT
___ Competitively bid contract
___ Labor or personal employment contract
___ General policy and legislative actions
Staff
Prepared by: Wendy Lao, Associate Planner
Reviewed by: Julia Klein, Principal Planner
Approved by: Shaunn Mendrin, Planning Officer
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Architectural and Site Plans
6. Neighborhood Square Footage Comparison
7. Color and Material Board