REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project:
DESIGN REVIEW: Construct a one-story addition of 575 square feet to an existing two-story single-family home, resulting in 2,926 square feet (2,451 square feet living area and 475 square feet garage) and 49% floor area ratio (FAR).
Location: 842 Hollenbeck Avenue (APN: 201-24-011)
File #: PLNG-2024-0713
Zoning: R-0 (Low Density Residential)
Applicant / Owner: Sherman Lee (applicant) / Shih-Chieh Huang (owner)
Environmental Review: A Class 1 Categorical Exemption relieves this project from environmental review under the California Environmental Quality Act (CEQA). (CEQA Guidelines Section 15301)
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: One- and two-story single-family homes across Hollenbeck Avenue
South: One-story single-family home
East: One-story single-family home
West: One-story single-family home
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 575 square foot single-story addition to the existing single-family home, resulting in 2,926 square feet and 49% FAR (see Attachment 5 for plan set and Attachment 7 for the color and material board).
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 ratios 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 6,000 square foot residential lot with an existing two-story single-family home and an attached garage constructed in 1968. The project site is an interior lot located on the east side of Hollenbeck Avenue between Danforth Drive and Harvard Avenue. The neighborhood is comprised of a mix of one- and two-story ranch-style homes that were mostly developed in the early 1960s.
Architecture and Site Layout
The existing home has a high roof pitch that blends the second story seamlessly into the first as viewed from the street. The architectural style of the house is eclectic and includes architectural elements such as a stucco finish, steep shed and flat roof forms, vinyl windows, and composition shingle roofing. The first-floor addition would enlarge the family room. Two sliding doors are also proposed on the east and south elevations. The addition would match the existing exterior materials and finishes as the existing home.
Development Standards
The proposed project complies with all the applicable development standards as set forth in the Sunnyvale Municipal Code, such as parking, lot coverage, 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 2,926 square feet and 49% FAR. Other homes in the neighborhood range in size from 1,717 square feet to 3,443 square feet (average of 2,241 square feet) and 19% FAR to 45% FAR (see Neighborhood FAR Comparison in Attachment 6). Given the proposed gross floor area of the home is consistent with the size of other homes in the neighborhood, staff finds that the proposed FAR of 49% is consistent with the neighborhood pattern.
Neighborhood Compatibility and Impacts: The surrounding neighborhood is 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 the existing side setbacks of the existing home. The proposed addition would have a nine-foot plate height, higher than the existing main living area plate height, but its location at the rear will help reduce mass and bulk impacts. 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. 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.
The City sent 70 notices to surrounding property owners and residents within 300 feet of 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.
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
Reviewed by: George Schroeder, Principal 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