REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project:
DESIGN REVIEW: Construct a first-story addition of 222 square feet to an existing one-story duplex, resulting in 4,104 square feet (2,440 square feet living area, 595 square feet garage, and 847 covered patio) and 42% Floor Area Ratio (FAR).
Location: 560-562 Crawford Drive (APN:201-330-48)
File #: PLNG-2023-0699
Zoning: R-0 (Low Density Residential)
Applicant / Owner: Zijun (Jackey) Yan
Environmental Review: A Class 1 Categorical Exemption relieves this project from California Environmental Quality Act (CEQA) provisions.
Project Planner: Shila Bagley, (408) 730-7418, sbagley@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low Density Residential
Existing Site Conditions: One-Story Duplex Residence
Surrounding Land Uses
North: One- and Two-Story Single-Family Homes Across Crawford Drive
South: One- and Two-Story Single-Family Homes
East: One-Story Single-Family Home
West: Two-Story Single-Family Home
Issues: Neighborhood Compatibility and Floor Area
Staff Recommendation: 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 proposed project is located on a 9,825-square-foot residential lot with an existing one-story duplex residence. The applicant proposes to construct a 150-square-foot addition to the front and a 72-square-foot addition to the rear of the existing building, resulting in 4,104 square feet.
A Design Review application is required for an addition to an existing home to evaluate compliance with development standards and with the Single-Family Home Design Techniques. 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 zone district. The project results in a floor area of 4,104 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
The existing duplex residence was built in 1951. In 2004, two design review applications were approved for a single-story addition and detached garage in the front yard.
ENVIRONMENTAL REVIEW
A Class 1 Exemption that allows for minor alterations of existing structures relieves this proposed project from the provisions of California Environmental Quality Act (CEQA).
DISCUSSION
Present Site Conditions
The proposed project site is located within the Cherry Orchard residential neighborhood west of Sunnyvale Saratoga Road and east of Las Palmas Park. The subject interior lot is in a neighborhood with a mix of one- and two-story ranch-style homes that were mostly developed in the early 1950s. The subject property was developed in 1951 with a one-story duplex.
Architecture and Site Layout
The existing one-story duplex includes Ranch and Spanish architectural elements, including arched openings along the west side elevation, stucco finish, and ornamental vents. The first-floor addition results in enlarging the living room and adding a front entry porch for the front unit, and the rear addition would allow for a new bay window along the rear elevation for the second unit. The addition will match the existing exterior material and finishes, including the stucco finish and an arched entry porch.
Overall, staff finds the proposed modifications and building materials 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. No deviations are proposed.
Floor Area and Floor Area Ratio
Planning Commission review is required if the proposed gross floor area exceeds 3,600 square feet or FAR exceeds 45%. The existing duplex has a gross floor area of 3,882 square feet and already exceeds the Planning Commission review threshold. The proposed gross floor area is 4,104 square feet, and FAR is 42%.
Homes in the neighborhood range in size from 1,440 square feet to 5,215 square feet, with an average of 2,626 square feet. The existing FARs in the vicinity range from 15% to 53%, with an average of 27%. See Attachment 6 for Neighborhood Floor Area Analysis.
Therefore, the proposed addition would result in a duplex that is within the range of other homes found in the vicinity. Staff finds that the additional floor area is appropriate for the neighborhood.
Landscaping and Tree Preservation
The existing landscaping in the front yard will be modified slightly to accommodate the addition. The vegetation along the front property line will be trimmed to a maximum height of 4 feet. No tree removal is proposed as part of this proposed project.
Neighborhood Impacts and Compatibility
The proposed project is consistent with the site layout and character of the surrounding neighborhood. The proposed addition is limited to the first floor and will maintain the existing side setback. The proposed addition will have an 8-foot plate height matching the existing main living plate height, which helps reduce mass and bulk impacts. Staff finds that the proposed project will not result in negative visual or privacy impacts on neighbors.
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.
• 73 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 Recommended Findings in Attachment 3 and 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 Recommended Findings in Attachment 3 and the Recommended Conditions of Approval in Attachment 4.
Staff
Prepared by: Shila Bagley, Associate Planner
Approved by: Noren Caliva-Lepe, Principal Planner
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Site and Architectural Plans
6. Neighborhood Floor Area Analysis
7. Colors and Material Board