REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2015-7296
Location: 433 E. Washington Ave. (APN: 209-04-032)
Zoning: R-2/PD (Low Medium Density Residential/Planned Development)
Proposed Project:
SPECIAL DEVELOPMENT PERMIT: for demolition of existing single-story duplex and construction of a new two-story, single-family home, resulting in 2,763 square feet (2,299 square feet living area and 464 square feet garage) and 53% FAR.
Applicant / Owner: LPMD Architects (applicant) / Craig Campbell (owner)
Environmental Review: Categorically Exempt from provisions of CEQA, Class 3 Section (a)
Project Planner: Teresa Zarrin, (408) 730-7429, tzarrin@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Residential Low Medium Density
Existing Site Conditions: Single-story duplex, with detached garage in the rear of the property
Surrounding Land Uses
North: Multi-Family Residential facing Evelyn Avenue (3+ story)
South: Apartments (two-story) and Single-Family Residential across the street
East: Single-Family Residence (two-story bungalow)
West: Single-Family Residence
Issues: Floor Area Ratio, Neighborhood Compatibility, Driveway Access for Neighbor
Staff Recommendation: Approve the Special Development Permit with recommended conditions.
BACKGROUND
Description of Proposed Project: The applicant proposes to demolish an existing single-story, duplex on the 5,266 sq. ft. lot and construct a new two-story, single-family home with 1,590 sq. ft. of first floor and 709 sq. ft. of second floor living area and a 464 sq. ft. garage, resulting in 2,763 square feet and 53% Floor Area Ratio in a R-2/PD zone. A Special Development Permit is required for construction of a new home in the R-2 PD zoning district to evaluate compliance with development standards and with the Single Family Home Design Techniques. Planning Commission review is required for homes that exceed 45% FAR.
See Attachment 1 for a map of the vicinity and mailing area for notices, Attachment 2 for the Project Data Table, and Attachment 9 - Site and Architectural Plans.
Previous Actions on the Site: A building permit was issued in 1951 to alter the residence to a duplex.
DISCUSSION
Development Standards: The proposed project complies with all applicable development standards including setbacks and parking (except driveway width discussed below), as set forth in the Sunnyvale Municipal Code. The following items have been noted for clarification:
• Site Layout: The proposed home would be located near the center of the property meeting/exceeding all setback requirements. A two-car garage and a driveway will provide access at the right side of the property’s frontage.
• Lot Coverage: The proposal results in 39.9% lot coverage and meets the maximum 40% allowed for two-story homes.
• Driveway Width: The proposed driveway width is 16’ wide and 20’ in depth. The 16’ width does not meet the minimum requirement of 17’ in width but can be easily extended to the left or right to accomplish the required width. A recommended condition of approval will be to provide a driveway with a minimum width of 17’.
• Parking: The applicant proposes a two-car garage and driveway space for two cars (as conditioned) meeting size and dimensional requirements for two covered and two uncovered parking spaces.
• Landscaping and Tree Preservation: The existing site does not contain any mature trees or trees considered protected by City code. The proposed conceptual landscape plan includes plantings including shrubs and trees. A detailed Landscape and Irrigation Plan will be required as a Condition of Approval. The project is required to conform to the City’s water efficient landscape code.
• Street Tree: There currently are no street trees on the property. A condition of approval requires planting of a street tree.
• Solar Access: SMC 19.56.020 states that no permit may be issued for any construction which would interfere with solar access by shading more than 10% of the roof of any structure on a nearby property. The project plans demonstrate that the shading would comply with this requirement. See solar study in Attachment 9 - Site and Architectural Plans.
• Driveway: The site is currently served by a driveway that is shared with the property to the east at 441 E. Washington Ave. Each property has a narrow driveway leading to a garage in the rear of the property (see the Site Plan in Attachment 9). The connected driveways form a wider, more useable driveway for each property. The neighbor’s 8.5 foot wide driveway was approved by SDP 2004-0681. The proposed driveway is shifted to the left of its current location, would operate independently from the neighbor, and complies with the City’s Public Works standards.
When the existing driveway is vacated, the neighbor’s driveway approach will need to be repaired to create a curb cut and driveway approach that is independent from 433 E. Washington. The applicant’s proposal for modifying the neighbor’s driveway approach shifts the neighbor’s driveway approach to the right to conform to Current Public Works Standards (see Attachment 9, Site Plan). However, staff determined the easiest modification is to consider the neighbor’s driveway legal non-conforming and have the left side of the driveway approach be a continuation of the west side of the driveway instead shifting the driveway approach to the right. The right side of the driveway approach would remain unchanged. The applicant’s alternative made entering the driveway awkward and required driveway alterations on the neighbor’s property. The new alternative eliminates these issues.
A recommended condition of approval is to modify the left side of the driveway approach for the neighbor at 441 E. Washington Ave. so it is a continuation of the west line of the driveway and keep the right side of the driveway approach unchanged.
Since the repair is in the public right-of-way and not on the neighbor’s property, it is not necessary to obtain the neighbor’s permission to modify the driveway approach. As a courtesy, the neighbor will be notified of the modifications.
A recommended condition of approval will be to require the applicant to pay for driveway approach modification for the neighbor at 441 E. Washington Ave. since the modification is required for the applicant’s project.
Floor Area Ratio: The proposed 53% FAR requires Planning Commission review since it is in excess of the 45% FAR threshold. For the purposes of assessing neighborhood character and scale for implementation of the design techniques, a neighborhood is defined as both block faces within the same and immediately adjacent block (on the same street). Staff also included the properties within the 300 ft. noticing area up to the Downtown Specific Plan zoning district boundary. Table 1 below shows the FAR of the two-story, single-family homes and the two or more story multi-family residential in the vicinity of 433 E. Washington Ave. The FAR of the two-story single-family homes ranges from 27% to 63%. The FARs for the apartment in the neighborhood range from 27-53%
The neighborhood surrounding the project is mixed single-family and multi-family. When trying to find similarly sized homes near the project, staff identified one, new two-story home at 390 E. Washington Ave. approved with a 63% FAR in 2002. The other homes are mostly bungalows built in the 1920s and 1930s with lower FARs because the second story square footage is limited due to the bungalow architecture.
Apartments, while not directly comparable to single-family homes, contribute to the overall scale and bulk of the structures in the neighborhood. (See Table 1 below.)
Table 1 Floor Area Ratios in the E. Washington Ave. Neighborhood
|
Two-Story Single-family Homes |
|
# |
Street |
Sq. Ft. |
Lot Size |
FAR% |
Year Built |
Style |
|
|
|
|
|
|
|
|
|
389 |
E. Washington |
1176 |
4400 |
27 |
1925 |
Bungalow |
|
390 |
E. Washington |
2332 |
3700 |
63 |
2002 |
Contemporary Spanish |
|
441 |
E. Washington |
1445 |
5432 |
27 |
1935 |
Bungalow |
|
450 |
E. Washington |
2430 |
5400 |
45 |
1910 |
Bungalow |
|
480 |
E. Washington |
2056 |
5400 |
38 |
1930 |
Bungalow |
|
200 |
S. Bayview |
1592 |
5000 |
32 |
1926 |
Bungalow |
|
206 |
S. Bayview |
1695 |
5000 |
34 |
1930 |
Single-family, addition in rear |
|
208 |
S. Bayview |
1382 |
5000 |
28 |
1920 |
Bungalow |
|
Multi-Family Residential |
|
# |
Street |
Sq. Ft. |
Lot Size |
FAR% |
Year Built |
|
365 |
E. Washington |
4,487 |
8,400 |
53 |
1965 |
|
183 |
S. Bayview |
8,580 |
18,124 |
47 |
1959 |
|
420 |
E. Washington |
2,426 |
5,914 |
41 |
1961 |
|
432 |
E. Washington |
1,921 |
4,449 |
43 |
1968 |
|
425-429 |
Lincoln |
1,152 |
4,320 |
27 |
1956 |
Although the proposed 53% FAR is larger than most current single-family homes in the neighborhood, the project will blend with the neighborhood because of the precedence set by the house at 390 E. Washington and the many higher FAR apartments in the neighborhood. 53% FAR is also comparable to many two-story single-family homes approved using the Single Family Design Techniques. The proposed house will serve as a transition between the 85% FAR multi-family housing adjacent to the property to the north (rear) and the lower density single-family residential on the left and right side of the property.
Single Family Home Design Techniques: The City’s Single Family Home Design Techniques (2003) provide guidelines for site planning, architecture, and other design elements related to neighborhood compatibility. These guidelines are referenced in the discussion and analysis below.
Neighborhood Architecture: The East Washington Ave neighborhood, just east of downtown, was developed in the 1920s and is comprised of a combination of one-story single-family homes, two-story bungalows, duplexes, and multi-story triplexes, fourplexes, and apartments. (See Attachment 7 for the location of two or more story residences). The bungalow’s second stories are usually a shed dormer or within a street-facing gable which doesn’t create a full second story and thus reduces the impact of the second story on the streetscape. However, the bungalows usually have steps up to a front porch that raises the overall height of the house. (See Attachment 8 for an example of a typical bungalow in the neighborhood.)
Architecture: The proposed home is contemporary style architecture with an entry arch below a broad gable on the left side of the front facade, stucco exterior, and a moderately pitched hip roof with dimensional composition shingles. The front elevation includes a stone veneer base along the entire frontage that wraps around the sides. The second story portion of the house is situated in the rear of the first story to minimize the visual impact on the streetscape. The 1,590 sq. ft. first story contains living room, dining room, kitchen, family room, three bedrooms and three bathrooms. The 709 sq. ft. second floor contains the master bedroom and bathroom and a walk-in closet resulting in a four bedroom, three bathroom house. (Attachment 9 - Site and Architectural Plans).
Heights: The proposed plate height for the first floor is 9.5’ and 8’ for the second story (plate height is measured from finished floor to ceiling). The height of the proposed residence will be 27’ measured from the top-of-curb to top-of-ridge.
Generally, staff discourages first floor plate heights over 9’ unless a project is on a large lot (>9,000 sq. ft.) and is located in a large lot neighborhood with more area between homes. The review criteria of the Single Family Design Techniques requires staff to compare the heights of first and second floor eaves compared to adjacent homes.
3.5 E. Keep first floor and second floor eave heights at the same general height as adjacent homes to minimize the visual bulk of the new construction. The recent desire for taller interior ceiling heights should be achieved through interior open spaces or cathedral ceilings, rather than taller exterior walls and higher eave heights, unless taller heights are consistent with adjacent homes.
Many of the bungalows in the neighborhood have an elevated first story because of the raised front porch common in their architecture. The bungalow next door to the east of the subject property has eaves that are comparable to the 9.5’ proposed plate heights (See Streetscape in Attachment 9 Site and Architectural Plans). The most recent new two-story home in the neighborhood at 390 E. Washington (built in 2002) appears to have plate heights greater than 8’ on the first and second stories (no plans were available). While a majority of the (non-bungalow) single family homes in this neighborhood have 8-foot plate heights, the house next door has eave heights similar to the proposed eave heights, and the influence of the raised eaves of the bungalows and the home at 390 E. Washington makes staff comfortable with the 9.5’ proposed plate heights in this case.
Second Floor Area to First Floor Area Ratio: The Single Family Design Techniques recommend a second to first story floor area ratio of 35% in predominantly single story neighborhoods. The neighborhood for this site is composed of one and two-story single-family homes, duplexes, and multi-story triplexes, fourplexes, and apartments. The older-style apartments mostly have 100% ratio of first story to second story. The proposed first floor to second story ratio is a modest 34%, similar to other two-story homes in the neighborhood. Since this neighborhood is not a predominantly one-story single-family homes, the 35% second floor to first floor ratio design guideline is not applicable.
Privacy Impact: When not required for egress purposes, the proposed second story side and rear windows are reduced in size to be clerestory windows with 5’0” sill height.
Neighborhood Compatibility: The neighborhood has one and two-story homes. A new two-story home at 390 E. Washington Ave. is similar in scale and height to the proposed two-story home. As conditioned, the project addresses neighbor privacy, solar access requirements, scale and architectural design compatibility. Staff finds that the proposed two-story home also adequately addresses privacy and bulk issues associated with higher FAR projects.
ENVIRONMENTAL REVIEW
A Class 3 Categorical Exemption relieves this project from the California Environmental Quality Act provisions. Class 3 Categorical Exemptions, New Construction or Conversion of Small Structures. Section (a) includes one single-family residence, or a second dwelling unit in a residential zone.
CONCLUSION
Findings and General Plan Goals: Staff is recommending approval of the Special Development Permit subject to recommended conditions of approval as noted in Attachment 4.
FISCAL IMPACT
No fiscal impacts other than normal fees and taxes are expected.
PUBLIC CONTACT
As of the date of staff report preparation, staff has received no comments from the neighbors.
Notice of Public Hearing, Staff Report and Agenda
• Published in the Sun newspaper
• Posted on the site
• 374 notices mailed to property owners and residents within 300 feet of the project site
• Posted on the City of Sunnyvale's Web site
• Provided at the Reference Section of the City of Sunnyvale's Public Library
• Posted on the City's official notice bulletin board
• Posted on the City of Sunnyvale's Web site
ALTERNATIVES
1. Approve the Special Development Permit subject to recommended Conditions of Approval.
2. Approve the Special Development Permit with modified Conditions of Approval.
3. Deny the Special Development Permit.
RECOMMENDATION
Recommendation
Recommend Alternative 1 to approve the Special Development Permit subject to recommended Conditions of Approval.
Prepared by: Teresa Zarrin, Associate Planner
Approved by: Gerri Caruso, Principal Planner
Attachments:
1. Noticing Radius and Vicinity Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Property Owner Letter
6. Special Development Permit Justifications
7. Two-Story Map
8. Typical Bungalow in the Neighborhood
9. Site and Architectural Plans