REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2017-7703
Location: 1675 Langport Drive (APN: 309-52-048)
Zoning: R1 (Low Density Residential) Zoning District
Proposed Project:
DESIGN REVIEW: To allow a first and second story addition of 691-square feet to an existing two-story, single-family home resulting in 3,435-square feet of living area and a 566-square foot garage and 52.5% floor area ratio (FAR).
Applicant / Owner: Josh Miner Design (applicant) / Rajib Bhattacharya and Mukta Banerji (owners)
Environmental Review: Categorically Exempt Class 1
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
Staff Recommendation: Approve the Design Review with conditions
BACKGROUND
Description of Proposed Project
The 7,622-square foot project site is located on the north side of Langport Drive before the street curves north to become Mariani Drive. The applicant proposes to add 691 square feet on the first and second floors of an existing two-story, single-family residence. The project also includes the creation of a second-floor balcony in the front of the house.
This project requires Planning Commission review because the total floor area on the site would exceed 3,600 square feet. 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 neighborhood is comprised of two-story residences with three-vehicle garages on larger lots. The existing two-story residence has a master bedroom over the three-vehicle garage facing the street. The exterior materials are horizontal siding and stucco and composition shingle roof material with gabled and hipped roof forms. There is a small porch over the front door.
The proposed modification includes a 336-square foot addition on the first floor for an expanded living room in the front and dining room in the rear, and the conversion of 29 square feet of the garage to create a half bathroom. The 336-square feet addition on the second floor will be over the expanded living room for a new bedroom. The project also includes the addition of a second-floor balcony off of the existing master bedroom in the front of the house.
The conversion of 29 square feet of garage space for a bathroom reduces the length of the third vehicle parking space in the garage to approximately 17 feet resulting in a deficient internal clearance length for parking. The zoning code standard for internal clearance for a garage space is 18 feet. However, the project site overall meets the parking requirement of a single family home with two covered parking spaces in the garage and two uncovered parking spaces on the driveway.
The proposed project retains most of the traditional elements of the existing home including the roof forms and simple shape. The massing would be increased in the front. All exterior materials would match the existing residence including the roof material. The second-floor balcony in the front is a common architectural feature in the neighborhood including the two adjacent properties. No protected trees are proposed to be removed.
Floor Area Ratio: The proposed FAR of 52.5% is slightly higher than homes found in the immediate neighborhood, including the two adjacent homes. The existing residence with the garage is 3,310 square feet (43% FAR). With the proposed addition, the floor area would total 4,001 square feet (52.5% FAR). An FAR greater than 45% or building size of 3,600 SF or greater requires review by the Planning Commission.
The neighborhood consists of two-story homes with three-vehicle garages. The FARs range between 31% and 51% with lot sizes averaging 8,314 square feet (Attachment 6). At 7,622 square feet, the project site is smaller than the average lot size in the neighborhood. The proposed floor area at 4,001 square feet would be less than the largest home in the neighborhood, which is 4,905 square feet.
When this neighborhood was originally developed, the City did not count vaulted ceiling areas above 15 feet in height as gross floor area or include it in the FAR calculation. In 2009, the Zoning Code definition of “Gross Floor Area” for single-family homes was amended to include areas within a 15-foot ceiling height or greater to be counted twice. The current zoning code requires that those open ceiling areas above 15 feet now be calculated as if they were floor area. With this change in the definition, all of the homes in the development with a vaulted ceiling area in the living room greater than 15 feet would now be calculated with an increased FAR over 50%. The proposed floor area calculation includes areas over 15 feet. Most of the homes in Attachment 6 may also have a slightly larger floor area and FAR than shown in the table if calculated to include areas over 15 feet.
Privacy: The project site is a pie-shaped lot with the lot narrowing toward the rear. The proposed addition on the right side of the property is in the front of the property where the lot is wider. The setback to both the first and second story would be 19 feet eight inches which is in conformance with the required setbacks of 11 feet on the first floor and 14 feet on the second floor. It should be noted that the existing residence is nonconforming with regard to both the first and second floor setbacks on the left side and the first-floor setback on the right side, however, these setbacks are legal nonconforming. The proposed project meets the current standards and does not exacerbate the nonconformity.
There is a small window proposed on the right side on the second floor close to the stairs. The distance from the property line to this window is approximately 35 feet. A new window is proposed in the expanded living room on the first floor. Given the ample setback and location of the new windows, staff finds privacy impacts would be minimal and acceptable.
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, height and setbacks.
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
• 57 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: At the time of preparation of the staff report, no correspondences from neighbors were received.
Conclusion:
Findings and General Plan Goals: Staff was able to make the required Findings based on the justifications for the Design Review 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 with the conditions in Attachment 4.
2. Approve the Design Review with modified conditions.
3. Deny the Design Review and provide direction to staff and the applicant where changes should be made.
STAFF 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