REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project:
DESIGN REVIEW: Construct a 193 square foot addition to the first story of an existing two-story single-family home, resulting in 2,587 square feet (2,153 square feet living area and 434 square feet garage) resulting in 47% total floor area ratio (FAR).
Location: 439 Nuestra Avenue (APNs:165-07-071)
File #: PLNG-2025-0105
Zoning: R-0 (Low Density Residential)
Applicant / Owner: Amit Avivi (applicant) / Antonio and Ana Regidor (owners)
Environmental Review: Exempt under the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301, Existing Facilities.
Project Planner: Gabriela Ventura, (408) 730-7407, gventura@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low Density Residential
Existing Site Conditions: Two-story single-family home
Surrounding Land Uses
North: Single-family homes
South: Single-family homes
East: Single-family homes
West: Single-family homes
Issues: Floor Area Ratio (FAR)
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 applicant proposes to construct a 193 square foot single-story addition to the front of the existing single-family home, resulting in 2,587 square feet and a 47% FAR (see Attachments 5 and 7 for plans and color board and materials).
Planning Commission review is required for single-family homes and duplexes in the R-0 zoning district with a gross floor area exceeding 3,600 square feet or floor area ratio greater than 45%. See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the Project Data Table.
DISCUSSION
Present Site Conditions
The proposed project is located on a 5,500 square foot residential lot with an existing two-story single-family home and an attached garage constructed in 1954. The project site is an interior lot located on the West side of Nuestra Avenue between South Mary Avenue and South Pastoria Avenue. The neighborhood includes a mix of one- and two-story ranch-style homes developed in the early 1950s.
Architecture and Site Layout
The architectural style of the existing house is ranch with a California gable roof form and includes architectural elements such as a hip and gable roof on the main and second floor, stucco finish, fiberglass windows, and composition shingle roofing. The front addition to the home would use similar architectural elements of the existing structure, including stucco siding, fiberglass windows, and composition shingle roofing. The one-story addition would enlarge the living room and serve as a sunroom. Additional minor changes are proposed throughout the home, such as widening the bathrooms, replacing windows on the ground floor, and adding a rear entry into the family room.
Overall, staff finds that the proposed modifications and building materials are compatible with the Single-family Home Design Techniques and the character of the adjacent neighborhood 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 2,587 square feet and 47% FAR. Other homes in the neighborhood range in size from 1,652 square feet to 2,699 square feet and 28% FAR to 49% FAR (see Neighborhood Square Footage Comparison in Attachment 6). Therefore, staff finds that the proposed home size and proposed FAR are consistent with the neighborhood.
Neighborhood Compatibility and Impacts: The surrounding neighborhood has a varied mix of house styles, and contains one- and two-story single-family homes. The proposed addition is limited to the first floor and would maintain similar side setbacks of the existing home. The proposed project is compatible in mass and scale with other homes found in the neighborhood, complies with all development standards, and is consistent with the Single-Family Home Design Techniques as contained in Attachment 3. Staff finds that the proposed project would 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 City Hall 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.
76 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. City staff has not received any letters, emails, or calls from the public as of the date of the staff report.
ALTERNATIVES
1. Approve the Design Review based on the Recommended Findings in Attachment 3 and subject to the Recommended Conditions of Approval in Attachment 4.
2. 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.
STAFF RECOMMENDATION
Recommendation
Alternative 1: Approve the Design Review based on the Recommended Findings in Attachment 3 and subject to the Recommended Conditions of Approval in Attachment 4. As noted above, staff finds that the project meets the development standards, the Single-Family Design Techniques and the proposed FAR is within the range found in the neighborhood.
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 $500 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
_x_ 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: Gabriela Ventura, Assistant 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 FAR Comparison
7. Color and Material Board