REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project:
DESIGN REVIEW: Construct a first and second-story addition of 1,045 square feet (21 square feet to the first floor and 1,024 square feet to the second floor) to an existing one-story single-family home, resulting in 3,151 square feet (2,753 square feet living area and 398 square feet garage and 51% floor area ratio (FAR).
Location: 1039 Iris Ave. (APN: 213-16-033)
File #: PLNG-2025-0553
Zoning: R-0 (Low Density Residential)
Applicant / Owner: Phoi Phan / Cesare Celozzi and Barbara Coluccio
Environmental Review: A Class I Categorical Exemption relieves this project from California Environmental Quality Act provisions.
Project Planner: Christian Mendoza, (408) 730-7429, Cmendoza@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low Density Residential
Existing Site Conditions: One-story single-family home
North: Single-Family Residence
South: Ponderosa Park
East: Single-Family Residence
West: Single-Family Residence
Issues: Exceeding (3,600 square feet floor area / 45% Floor Area Ratio) Threshold
Staff Recommendation: Find that the Project is Exempt from CEQA Pursuant to CEQA Guidelines Section 15303 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 project is a Design Review for the construction of a 21 square foot addition to the first floor and a new 1,024 square foot second story addition to an existing one-story, single-family home. The proposed addition to the home will result in a 51% floor area ratio (FAR) and 34% lot coverage.
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. See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the Data Table of the project.
DISCUSSION
Present Site Conditions
The existing single-story, single-family residence is situated on a 6,200-square-foot residential lot with an existing single-family home and attached garage. The project site is located within the Ponderosa Park residential neighborhood and is mid-block on the east side of Iris Avenue, between Sequoia Drive and Henderson Avenue. The neighborhood consists of a mix of one- and two-story homes developed in the late 1960s.
Architecture and Site Layout
The architectural style of the existing house is Ranch, and includes architectural elements such as vertical wood siding, stucco, brick accents, gable roof forms and tile roofing material. The proposed addition maintains the original style, by using similar exterior wall materials, roof forms and window types.
The proposed 21 square foot first floor addition is to the back, right side of the home and is not visible from the front property line. The new 1,024 square foot second floor will be located towards the left side of the home, approximately 7 feet from the left side property line and almost 30 feet from the front property line. The second-floor addition is set back 5 feet more than the minimum required, is oriented perpendicular to the street, and is compatible with the visual mass and bulk of other second stories found in the neighborhood.
Overall, staff finds the proposed modifications and building materials are compatible with the Single-family Home Design Techniques and the character of the neighboring 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, solar shading 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 3,151 square feet and 51% FAR. Other homes in the neighborhood range in size from 1,488 square feet to 3,640 square feet and 20% FAR to 43% FAR (see Neighborhood Square Footage Comparison in Attachment 6).
The neighborhood is predominately single-story. Single Family Home Design Technique SF-1 notes that second-to-first floor ratios in single-story neighborhoods should be limited to 35%. The proposed second-to-first-floor ratio is 50%.
Although the proposed addition would result in the largest home found in the neighborhood and exceeds 35% second-to-first floor ratio, staff finds that the addition is reasonable, as all minimum setbacks are either met or exceeded, the second floor is sited with the narrow side facing the street, and the application of vertical wood siding on the second floor front façade results in reduced visual mass.
Neighborhood Compatibility and Impacts:
The existing neighborhood includes a blend of ranch style homes with contemporary influences. Some common design elements found in the neighborhood include low or moderately pitched roofs, combination of stucco, siding, brick, or a stone veneer exterior finish, and front door entries underneath the broadside of a gabled roof. 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. Privacy impacts for the second-floor addition have been addressed through the use of high sill windows and implementing additional setbacks. 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 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.
78 notices were sent to surrounding property owners and residents adjacent to the subject site in addition to standard noticing practices, including advertisements 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 15303 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 15303 and 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.
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 15303 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
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
_Y_ 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: Christian Mendoza, Permit Technician
Approved by: Noren Caliva-Lepe, Principal Planner
Approved by: Shaunn Mendrin, Planning Officer
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data Table
3. Recommended Findings for Approval
4. Recommended Conditions of Approval
5. Architectural and Site Plans
6. Neighborhood Square Footage Comparison