REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project:
DESIGN REVIEW: construct a one-story addition and a new second story totaling 952 square feet to an existing single-family home, resulting in 3,013 square feet (2,621 square feet living area and 392 square feet garage) and 50.7% floor area ratio (FAR).
Location: 909 W. Cardinal Dr (APN: 198-11-022)
File #: 2021-7779
Zoning: R-0 (Low Density Residential)
Applicant / Owner: Chapman Design Associates (applicant)/ Shung-Neng and Judy Chen Lee (owners)
Environmental Review: A Class 1 Categorical Exemption relieves this project from California Environmental Quality Act (CEQA) provisions.
Project Planner: Kelly Cha, (408) 730-7408, kcha@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low Density Residential
Existing Site Conditions: One-story single-family home
Surrounding Land Uses
North: One-story single-family home
South: One-story single-family home
East: One-story single-family home
West: One-story single-family home
Issues: Floor Area Ratio (FAR)
Staff Recommendation: Approve the Design Review based on the Findings in Attachment 3 and subject to the Conditions of Approval in Attachment 4.
BACKGROUND
Description of Proposed Project: The proposed project is located on a 5,940-square foot residential lot with an existing one-story single-family home. The applicant proposes to construct a one-story addition and a new second story totaling 952 square feet. The project was originally advertised noting that the resulting house will be 3,013 square feet in size with a floor area ratio (FAR) of 50.7%. The corrected house size with the addition is 2,936 square feet and 49.4% FAR.
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 homes with a gross floor area exceeding 3,600 square feet or FAR greater than 45%.
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, other than one tree removal permit (2010-7029).
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 Exemption relieves this proposed project from the California Environmental Quality Act (CEQA) provisions.
DISCUSSION
Present Site Conditions: The proposed project site is located within a residential neighborhood west of Cherry Chase Elementary School. The proposed project site is within a block bounded by Mockingbird Lane to the north, W. Cardinal Drive to the south, W. Knickerbocker Drive to the west, and S. Bernardo Avenue to the east. The neighborhood is predominately one-story, with two two-story homes. Properties within the immediate neighborhood are generally comprised of Ranch style homes with hipped and gable roof forms, attached garages, and recessed front porches.
Architecture and Site Layout: The existing one-story single-family home is u-shaped with a deeply recessed front entry. There are currently four bedrooms. The proposed project is comprised of a 231 square foot addition to the first floor, which primarily consists of filling in the u-shape with living area and pushing out the front porch. A new 721 square foot second floor will also be added. The resulting home will consist of five bedrooms.
The existing house is Ranch-style. The addition is designed to be architecturally compatible with similar exterior wall and roof materials, matching 4:12 roof pitch, 8-foot second floor plate height, and a gabled roof form. Additional materials have been added to the front façade to add visual interest, such as lap siding and stone veneer (Condition PS-1 requires each stone to be at least 3 inches in height). A combination of divided light windows with interior gridding on the front façade, and side-sliding and casement windows along the side and rear elevations are proposed. See Attachments 5 and 7 for proposed plans and colors and materials board, respectively.
The neighborhood is predominantly single-story. The proposed second floor is 32.6% of the first floor, which is consistent with the 35% maximum ratio noted in Single-Family Home Design Technique SF-1.14. Staff finds that the proposed project shown in Attachment 5 complies with all other relevant design techniques.
Alternative Design: The applicant has submitted an alternative design in Attachment 8. The alternative design includes steeper pitches for the front gables (6:12) and two front dormer-like gables on the second floor. The first-floor area is unchanged. The second-floor area is 35 square feet larger than the proposed project, and would result in a house that is slightly larger than the proposed project:
Staff recommends the proposed project in Attachment 5, as the alternative design would result in an overly complicated roof plan and façade with a roof pitch that is steeper than the existing house and other homes found in the neighborhood, which are discouraged in the following Design Techniques:
• SF-1.12: Avoid too many visually competing building elements on front façades (e.g., bold entry, projecting garage and living room bay window create an overly complex façade).
• SF-1.13: Floor plans should be kept relatively simple and coordinated with the massing of the first floor volumes. Second floor plans that require complex roof forms should be avoided in neighborhoods with simple roof forms.
• RF-1.3. Use roof forms, orientations and ridge heights similar to those in the adjacent neighborhood. For example, where nearby homes along a street front have prominent gables facing the street, include gable elements of a similar scale and pitch facing the street on the new home or addition.
• RF-1.4. Use roof pitches that are similar to those on older homes in the immediate 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 2,936 square feet on a 5,940-square foot lot, which results in 49.4% FAR.
Homes in the neighborhood range in size from 1,296 square feet to 2,711 square feet with an average of 1,978 square feet. The existing FARs in the vicinity range from 22.7% to 47.3%, with an average of 45.7%. The proposed project will be the largest home in square feet and FAR in the immediate neighborhood. The detailed information of neighboring homes in the immediate neighborhood can be found in Attachment 6.
Staff finds that the additional floor area is appropriate for the neighborhood. The proposed setbacks exceed the minimum required, with the new second floor set back more than 30 feet from the front property line, where 20 feet minimum is required. The massing of the second floor is further reduced with an 8-foot plate height and 32.6% second-to-first floor ratio. Privacy impacts from the second floor are also minimized with the egress windows facing the front and rear property lines, and high-sill casement windows along the side elevations.
Landscaping and Trees: The existing landscaping will remain in the front and rear yard as the addition to the first floor is prominently filling the recessed space in front of the existing front entry. No tree removal is proposed as part of this proposed project.
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 Sun newspaper
• Posted on the site
• 63 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 with the 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 Conditions of Approval in Attachment 4.
Staff
Prepared by: Kelly Cha, Associate Planner
Approved by: Noren Caliva-Lepe, Principal Planner
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data
3. Recommended Findings
4. Draft conditions of Approval
5. Site and Architectural Plans
6. Neighborhood Analysis
7. Material Board
8. Applicant’s Alternative Design