REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project: Related applications on a 0.14-acre site:
DESIGN REVIEW: To allow construction of a 398 square-foot first story addition and 760 square-foot second story addition to an existing one-story single-family home, on a 6,215.62 square-foot lot, resulting in a single-family home of 2,952 square feet and 47.5% Floor Area Ratio (FAR).
Location: 721 Harvard Ave (APN: 201-10-001)
File #: PLNG-2024-0361
Zoning: R-0 (Low Density Residential)
Applicant / Owner: Walter Chapman (applicant) / Mark and Briana Tabry (owners)
Environmental Review: A Class 1 Categorical Exemption relieves this project from California Environmental Quality Act (CEQA) provisions.
Project Planner: Julia Klein, (408) 730-7463, jklein@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low-Density Residential
Existing Site Conditions: One-Story Single-Family Residence
Surrounding Land Uses
North: Two-Story Single-Family Home.
South: One-Story Single-Family Home, across Harvard Ave.
East: One-Story Single-Family Home
West: One-Story Single-Family Home, across Quetta Ave.
Issues: Floor Area Ratio (FAR)
Staff Recommendation: Find that the Project is Exempt from CEQA Pursuant to CEQA Guidelines Section 15301 (Existing Facilities) 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 398 square-foot first story addition and 760 square-foot second story addition to an existing one-story single-family home, on a 6,215.62 square-foot lot, resulting in a single-family home of 2,952 square feet and 47.5% FAR (See Attachments 6 for plans).
Planning Commission review is required for single-family homes and duplexes with a gross floor area exceeding 3,600 square feet or FARs greater than 45% in the R-0 zoning district. The project results in a 47.5% FAR, 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
There are building permit records for an interior remodel to the kitchen and family room, to replace windows, re-roof, and mechanical, electrical and plumbing work. Aside from this current application, there are no other planning permits associated with this property.
DISCUSSION
Present Site Conditions
The proposed project is located on an approximately 6,215 square foot (0.14 acre) residential lot with an existing one-story single-family home and attached garage. The project site is located within the R-0 residential neighborhood. The project site is a corner lot located at the northwest corner of Harvard Avenue and Quetta Avenue. The neighborhood consists of a mix of one- and two-story homes that were mostly developed in the 1960s.
Architecture and Site Layout
The architectural style of the existing house is best characterized as ranch style. The house includes architectural elements such as low-profile wall heights, stucco walls, low-pitched gable or hipped roofs, and shingle roofing material. The proposed first-floor addition is located toward the rear and the new second-floor is centrally located as it is stepped back from the first-floor exterior walls on all sides. The proposed hipped roof design minimizes the overall massing. Additionally, the home will be finished with a stone veneer base, stucco walls, and standing seam metal roofing.
Overall, staff finds the proposed design 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, solar access, 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 2,952 square feet and 47.5% FAR. Other homes in the neighborhood range in size from 1,341 square feet to 4,056 square feet and 12% FAR to 76% FAR (see Neighborhood Floor Area Ratio Analysis 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 primarily comprised of ranch-style single-family homes that have been added to over the years including some with a second-story addition. 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.
55 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 with modified Findings or 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 $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
An “X” 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
___ Contract under $50,000 or non-fiscal
___ Contract between public agencies
___ General policy and legislative actions
* "Competitively bid" means a contract that must be awarded to the lowest responsive and responsible bidder.
Staff
Prepared by: Julia Klein, Principal 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. Architectural and Site Plans
6. Neighborhood Floor Area Ratio Comparison