REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2015-8086
Location: 568 South Frances Street (APN: 209-30-020)
Zoning: R0-HH (Low Density Residential / Heritage Housing)
Proposed Project:
Appeal by the applicant of a decision by the Zoning Administrator to approve a VARIANCE with conditions to modify the roof style of the detached garage to a flat roof and reduce the height to be no higher than the proposed wall height.
Applicant / Owner: Efrat’s Design Studio (applicant) / Efrat and Lior Barak (owners)
Environmental Review: Class 1 Categorical Exemption
Project Planner: Momoko Ishijima, (408) 730-7532, mishijima@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Residential Low Density (0 to 7 du/ac)
Existing Site Conditions: Single-Family Residence
Surrounding Land Uses
North: Single-Family Residence
South: Single-Family Residence
East: Commercial Office
West: Single-Family Residence
Issues: Setbacks, Height
Zoning Administrator Decision: Approval of a Variance for reduced setbacks and proposed size and dimensions of the garage with a condition to reduce the overall height of the garage with a flat roof style and walls no higher than proposed wall height.
Staff Recommendation: Deny the appeal and approve the Variance with the conditions to modify the roof style of the detached garage to a flat roof and reduce the height to be no higher than the proposed wall height.
BACKGROUND
The project site is zoned R0-HH (Low Density Residential, Heritage Housing Combining District) and located within the Taaffe-Frances Heritage Neighborhood. This neighborhood is one of the oldest in Sunnyvale with a concentration of homes constructed between 1920 and 1940. The original character of the streets within this neighborhood remains intact from the original Pal Jose subdivision in 1925. The lots are typically 50 feet wide and 130 feet in depth with a long driveway, typically leading to a detached garage in the rear yard that is close to the side and rear property lines. On March 24, 2009, the City Council adopted the Taaffe-Frances Heritage Neighborhood Design Guidelines (Design Guidelines), recognizing this neighborhood as exemplifying “a part of Sunnyvale’s cultural, social, political and architectural history.” The purpose of the HH combining district and the design guidelines is to provide a higher level of protection than in other single-family neighborhoods and to preserve, enhance and perpetuate the historic neighborhood. Any alterations of a home within this neighborhood must be evaluated for conformance with the established design guidelines.
Description of Proposed Project
The applicant proposes to demolish a 200 square foot detached single car garage in the rear of the property, and construct a new 300 square foot single car garage in the same general location and extending into the middle of the property. The new garage would be setback from the side property line 2 feet 5 inches and from the rear property line 4 feet 5 inches. The existing detached garage has a flat roof while the new garage would have a pitched roof which would match the roof proposed for the house.
The Heritage Preservation Commission (HPC) approved a 498-square foot addition to the main residence and the pitched roof form for both the main residence and the detached garage, as part of the Resource Alteration Permit, on November 4, 2015.
The Zoning Administrator considered the Variance for setbacks for the project at a public hearing on February 12, 2016. The Zoning Administrator approved the Variance with the requested reduced setbacks and proposed size and dimensions of the garage. The Zoning Administrator added a condition to reduce the height of the garage to a flat style with walls no higher than the proposed wall plate height.
Subsequently, an appeal by the property owners was received on February 29, 2016 in response to the Zoning Administrator’s action.
DISCUSSION
Present Site Conditions
The project site is located mid-block on the east side of South Frances Street between West El Camino Real and West Olive Avenue. The surrounding uses are single-family residences to the north, south, and west. A law office and a single family residence are located to the east of the property on South Murphy Street. The existing residence is a Spanish style cottage, constructed in 1928, with a flat roof. The existing residence is 1,030 square feet and the garage is 200 square feet. The detached garage is located in the rear yard with a setback of 2 feet 5 inches to the side property line to the north and 4 feet 5 inches to the rear property line.
The applicant is proposing to retain a large redwood tree located between the main residence and the detached garage. Locating a new 400 square foot garage to meet the required 10-foot setback from the rear property line and 4-foot setback from the side property line would put the garage within 15 feet of the tree and 17 feet of the residence. This location would make it difficult for vehicles to maneuver and back out of the garage and driveway. Retaining the new garage at the current setbacks, and maintaining it as a one-car garage maintains a distance of 22 feet to the tree and 25 feet to the residence, providing more space for vehicles to maneuver and back out of the garage and driveway.
The applicant is proposing to replace the 200-square foot garage with a 300-square foot garage. As mentioned above, the proximity of the large redwood tree creates a challenge for backing out of a second parking space safely. The driveway is 100 feet long and provides sufficient space for uncovered parking spaces and in addition, the applicant proposes an uncovered parking space parallel to the back of the main residence.
Architecture
The existing residence is a Spanish Revival style with a flat roof form for both the residence and detached garage. The existing detached garage is deteriorated. The project proposes a slightly larger and taller detached garage with a pitched roof. The height of the proposed garage would be 10 feet 8 inches with a garage door facing the driveway on the west side. A door and a multi-paned window are proposed on the south side of the garage. The architectural details would match the main residence and the 498 square foot addition that was approved by the HPC.
The proposed project supports the following Taaffe-Frances Heritage Neighborhood Design Guidelines Design Principles and Guidelines:
Design Principles
D. Minimize the visual impacts of parking.
Design Guidelines
3.1.4 - Design additions and garages to be sympathetic to the architectural style, materials, and details of the existing house.
a) The character of any addition or alteration should be in keeping with and subordinate to the integrity of the original structure.
3.1.5 - Plan and design structures near the rear property line with care.
a) Avoid bulky forms, heights and window placements that would impact the privacy of adjacent residents.
Variance Justification: The applicant has provided justification to support the Variance requests (see Attachment 5). The following is a summary of the letter:
• There is a large redwood tree located behind the house which restricts the garage from being located closer to the house;
• There are many homes in the heritage district with detached garages situated within setback areas;
• The request is to maintain the garage in its current location; and,
• The variance request does not harm or negatively impact the public or neighbors and will not award the owners with any special privileges.
Neighborhood Impacts / Compatibility: The common development pattern in the heritage district is characterized by properties with detached garages or accessory structures encroaching into currently required rear and side setbacks, including garages and accessory structures constructed at or near property lines. The single family residence to the south side of the project site also has a detached garage with similar setbacks, as does the single-family residence in the rear on the east side.
ENVIRONMENTAL REVIEW
A Categorical Exemption Class 1 (minor alterations to existing structure) relieves this project from CEQA provisions.
Public Contact:
156 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. At the time of preparing this staff report, staff received one inquiry regarding the project (Attachment 6).
During the Heritage Preservation Commission review, staff received one correspondence from a neighbor who expressed support of the location of the garage in the existing location (Attachment 6).
Zoning Administrator Public Hearing
At the Zoning Administrator hearing on February 12, 2016, two members of the public spoke with concerns related to the project. Staff received two correspondences from neighbors who expressed concerns related to the proposed garage setbacks (Attachment 8).
Appeal to Planning Commission
On February 29, 2016, the applicant appealed the Zoning Administrator’s decision to condition the project to modify the roof style to a flat roof with walls no higher than the proposed wall height. The following items are the key points noted in the appeal letter from the applicant:
• The change in the roof style dramatically changes one key feature of the project;
• The Zoning Administrator’s decision is not supported by facts;
• The proposed garage structure with a pitched roof will stay substantially the same height as the existing garage with a flat roof;
• The style of the project was approved by the Heritage Preservation Commission unanimously;
• The Variance request was for setbacks, not roof style;
• The pitched roof style is more appealing, enhances the Spanish style of the original home, and blends well with the historic neighborhood; and,
• The project does not adversely impact the neighbors current living conditions.
The existing detached garage with a flat roof measures 11 feet 6 inches as measured from the grade. The garage is currently located in an area that is lower by approximately one foot compared to the surrounding grade of the property; however, the applicant is proposing to level the grade before constructing the new garage. After the proposed site-work, the new garage, as requested by the applicant, would be 10 feet 8 inches as measured from the new grade. Therefore, the proposed garage would be two inches taller than the existing garage without the one foot grade difference.
The Zoning Administrator’s condition for the garage to be no higher than the proposed wall height would be to the roof plate height which measures 8 feet 6 inches. The Zoning Administrator has confirmed that the total height with the additional one foot of grade difference should be 9 feet 6 inches, which would result in the proposed garage height to be 2 feet lower than the existing garage.
Notice of Public Hearings
• Published in the Sun newspaper
• 99 notices were mailed to property owners and tenants within 300 feet of the project as shown in Attachment 1
Staff Report
• Posted on the City of Sunnyvale’s website
• Available at the Reference Section of the City of Sunnyvale’s Public Library
Agenda
• Posted on the City’s official notice bulletin board
• Posted on the City of Sunnyvale’s website
ALTERNATIVES
1. Deny the Appeal and approve the Variance with conditions to modify the roof style of the detached garage to a flat roof and reduce the height to be no higher than the proposed wall height where it meets the roof plate.
2. Deny the Appeal and approve the Variance with modified conditions.
3. Deny the Appeal and deny the Variance.
4. Approve the Appeal and approve the Variance.
5. Approve the Appeal and approve the Variance with modified conditions.
STAFF RECOMMENDATION
Recommendation
Alternative 1: Deny the Appeal and approve the Variance with conditions to modify the roof style of the detached garage to a flat roof and reduce the height to be no higher than the wall height where it meets the roof plate. This recommendation would uphold the Zoning Administrator’s decision; however, the Planning Commission has the discretion to modify the condition to allow the height to be no higher than the existing garage and/or to allow a pitched roof style.
Staff
Prepared by: Momoko Ishijima, Associate Planner
Approved by: Andrew Miner, Planning Officer
ATTACHMENTS
1. Vicinity Map
2. Recommended Findings
3. Recommended Conditions of Approval
4. Site and Architectural Plans
5. Variance Justification by Applicant
6. Letters from Neighbors
7. Appeal Letter from Applicant
8. Zoning Administrator Public Hearing Draft Minutes, dated February 22, 2016