REPORT TO PLANNING COMMISSION
SUBJECT
Title
CONTINUED FROM THE JANUARY 22, 2018 PUBLIC HEARING
File #: 2017-7911
Location: 1502 Bittern Drive (APN: 309-39-050)
Zoning: R-0 (Low Density Residential)
Proposed Project:
DESIGN REVIEW for first and second-story additions of 728 square feet to an existing two-story family home resulting in 3,812 square feet (3,372 square feet living area and 440 square feet garage) and 53% floor area ratio.
VARIANCE to allow a deviation of 1 foot to the second story side yard setback requirement.
Applicant / Owner: Moise Nahouraii / Moise Nahouraii Trustee
Environmental Review: Class 1 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions that include minor additions to an existing single-family residence (CEQA Section 15301).
Project Planner: Momoko Ishijima, (408) 730-7532, mishijima@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low Density Residential (0-7 du/ac)
Existing Site Conditions: Single-family residence
Surrounding Land Uses
North: Single-family residence
South: Single-family residence
East: Single-family residence
West: Single-family residence
Issues: Neighborhood compatibility, floor area, setback
Staff Recommendation: Approve the Design Review with conditions
BACKGROUND
Description of Proposed Project
The project was scheduled and noticed for the Planning Commission meeting on January 22, 2018, and continued to the Planning Commission meeting on February 12, 2018, to allow the applicant more time to complete the project plans. The project description has been corrected as a Design Review to allow a 417-square foot first and second-story additions to an existing two-story single family residence resulting in 3,501 square feet and Floor Area Ratio (FAR) 48.4%. The project also includes a Variance request to allow a one-foot deviation from the side setback requirements at the second floor addition.
The 7,235-square foot project site is located on the southeast corner of Bittern Drive and Dunholme Way. The neighborhood was developed in 1962 with a mix of one-story ranch style homes and two-story split level ranch style homes (some homes with three levels and some with four levels). The project site is a two-story split level home with the garage and family room on the ground level, a bedroom and sitting room located half-story below grade, and the living room, dining room and kitchen located above this area. The master bedroom suite and two other bedrooms are located above the garage and family room. The proposed six-foot addition, toward the rear of the property, includes all levels resulting in 417-square feet additional living area.
This project requires Planning Commission review because the total floor area on the site would exceed 45% FAR. See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the Project Data Table of the project.
ENVIRONMENTAL REVIEW
A Class 1 Categorical Exemption relieves this project from the California Environmental Quality Act provisions. Class 1 Categorical Exemptions includes minor additions to an existing single-family residence.
DISCUSSION
Architecture: The existing home is a two-story split level ranch style home with horizontal lap siding and a brick base on the front elevation, stucco walls on all other elevations, and a low-pitched roof form. The proposed addition adds six feet to the back of each level of the floor toward the rear. The addition appears as a minor exterior change and retains the simple shape and massing of the existing residence. The project proposes to match all materials with the existing residence. All the existing rear windows on the first and second floor, as well as a small balcony off of the master bedroom, and an exterior deck would be replaced like for like. Two additional new windows on the half-story below grade and an additional sliding glass window off of the dining room are proposed. One new window is proposed on the right side on the ground floor.
Floor Area Ratio: The proposed FAR as revised is 48.4% which is comparable to other two-story split level homes in the area and is consistent with the established precedent in the neighborhood. The existing residence is 3,084 square feet and 42.6% FAR. With the proposed addition, the floor area would be 3,501 square feet. An FAR greater than 45% or building size of 3,600 square feet or greater requires review by the Planning Commission.
The neighborhood contains a mix of one and two-story homes, and a mix of split level and non-split level homes. The FARs range between 28% to 48% with lot sizes averaging 6,576 square feet (Attachment 6). Most of the existing two-story split level homes are already at FARs greater than 45%. The project site has a slightly larger lot in the neighborhood at 7,235 square feet and the addition would result in an FAR comparable to other similar homes in the neighborhood.
Setback: The project site is a corner lot with front and rear property lines that are angled resulting in a parallelogram shaped lot. The existing house is located on the southwest side of the lot resulting in setbacks that exceed the municipal code requirement with the rear setback measuring 41 feet 10 inches, where the requirement is 20 feet, and the side frontage (Dunholme Way) setback measuring 19 feet seven inches, where the requirement is nine feet. The existing setbacks are legal non-conforming in the front and the interior side on the second floor. The front setback requirement is 20 feet to the first floor and 25 feet to the second floor. The existing setback to the first floor is 19 feet three inches and the second floor projects over the garage doors with a setback of 17 feet three inches. No changes are proposed in the front of the house. The interior side setback requirement in the R0 zoning district is a minimum of four feet to the first floor and seven feet to the second floor. The existing setback on the first floor exceeds the requirement by two feet and measures six feet. The second floor is also six feet and is legal non-conforming.
The project requests a Variance approval to deviate from the side setback requirement by one-foot to extend the second floor master bedroom wall six feet along the existing plane keeping the six-foot setback. The original location of the house by the builders placed the house closer to the front and side property lines with respect to the lot. Due to these existing conditions and the minimal impact of the small addition to neighbors, staff is supportive of the Variance request. (See Variance Findings Attachment 3)
Privacy: The proposed addition is six feet in depth across the width of the house toward the rear. No new windows are proposed on the second floor on the sides. The rear setback with the addition will be 35 feet 10 inches and a row of juniper trees over 30 feet in height screen the property from the adjacent rear neighbor. With regard to shading, because the property is located on the southeast corner of an intersection and the addition is in the rear of the house, the addition would shade itself during the AM hours and shadow would fall on the backyard during the PM hours. Staff’s determination is that the project would have minimal impacts to neighbor’s privacy.
Applicable Design Guidelines and Policy Documents: The proposed home is consistent with the adopted Single-Family Design Techniques since the proposed design maintains the existing form of the house and materials. It would have minimal visual impact to the neighborhood. Staff has included findings for the Single-Family Design Techniques in Attachment 3.
Development Standards: The proposed project complies with the applicable Development Standards as set forth in the Sunnyvale Municipal Code, such as lot coverage, parking, and height. A Variance is requested for a one-foot deviation from the second story setback requirement on the interior side.
FISCAL IMPACT
No fiscal impacts other than normal fees and taxes are expected.
Notice of Public Hearing, Staff Report and Agenda:
• Published in the Sun newspaper
• Posted on the site
• 116 notices mailed to property owners and residents within 300 feet of the project site
• Posted on the City of Sunnyvale’s website
• Provided at the Reference Section of the City of Sunnyvale’s Public Library
• Agenda Posted on the City’s official notice bulletin board
Public Contact: Staff has received one correspondence from the adjacent neighbor in support of the variance.
Conclusion:
Findings and General Plan Goals: Staff was able to make the required Findings based on the justifications for the Design Review, Variance, and the Recommended Conditions of Approval (Attachment 4). Recommended Findings and General Plan Goals are located in Attachment 3.
ALTERNATIVES
1. Approve the Design Review and Variance with the conditions in Attachment 4.
2. Approve the Design Review and Variance with modified conditions.
3. Deny the Design Review and Variance and provide direction to staff and the applicant where changes should be made.
RECOMMENDATION
Recommendation
Recommend Alternative 1 in accordance with the Findings in Attachment 3 and Conditions of Approval in Attachment 4.
Staff
Prepared by: Momoko Ishijima, Associate Planner
Approved by: Gerri Caruso, Principal Planner
ATTACHMENTS
1. Site, Vicinity and Public Notice Mailing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Site and Architectural Plans
6. FAR Analysis
7. Variance Justification and Neighbor Letter
8. Site Photos