REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2015-8094
Location: 1029 Inverness Way (APN: 313-24-018)
Zoning: R-0 Low Density Residential
Proposed Project: Design Review for a first and second-story addition of 1,549 square feet to an existing one-story, single-family home with a total of 3,291 square feet (2,805 square feet living area and 486 square feet garage) resulting in a 46.5% Floor Area Ratio (FAR).
Applicant / Owner: Orchard Home Design/ Mark and Linda Gentry
Environmental Review: Categorically Exempt Class 3
Project Planner: Jonathan Caldito, (408) 730-7452, Jcaldito@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low Density Residential
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: Floor Area Ratio, Neighborhood Compatibility
Staff Recommendation: Continue the Design Review and provide direction to staff and the applicant where changes should be made in order to address the second story to first story ratio in a predominantly single-story neighborhood.
BACKGROUND
Description of Proposed Project: The applicant is proposing to add a total of 1,549 square feet to an existing 1,742 square foot, single story home on a 7,109 square foot lot. The proposed addition includes a 520 square foot expansion to the first story and a new, 1,029 square foot second story. The addition would result in a 3,291 square foot home and a floor area ratio (FAR) of 47%. A Design Review permit is required for the construction of an addition to evaluate compliance with development standards and with the Single Family Home Design Techniques. This application is before the Planning Commission because the threshold for Planning Commission review is 45% FAR or 3,600 square feet.
See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the 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 include minor additions to an existing single-family residence.
Previous Actions on the Site
The existing 1,742 square foot single-story home was constructed in 1958. There have been no other subsequent planning actions for this site.
DISCUSSION
Site Plan and Architecture: The existing neighborhood is predominantly comprised of single-story, single family homes. There are seven two-story homes. The homes in the area are designed with simple rectilinear forms and have ranch style architecture constructed with various exterior materials and colors. The existing single story home is located on the North side of Inverness Way, close to the intersection of Quail Avenue.
The proposed project consists of a 520 square foot expansion of the first floor, which includes an increase to the dining and living room square footages, and reconfiguring the existing floor plan to accommodate four bedrooms, two bathrooms, and the stairs leading to the second story. There are no proposed changes to the existing garage. The first floor addition will result in 520 square feet on the first level (approx. 30% increase). Most of the existing first story walls will be replaced or rebuilt to increase the plate height from the existing eight feet to nine feet. The new 1,029 square foot second story contains an approximately 470 square foot master bedroom and a 350 square foot family room with other landings, bathroom and storage areas.
The first and second story additions will match the existing architecture while maintaining the colors and materials of the existing house. The proposed home will remove the brick veneer in the front elevation and replace the entire front elevation with wood siding to match the existing siding on the garage. The new roof will be a 35 year, class B, composition roof that will also match the existing. The sides and rear will maintain the cement plaster that will match the existing texture.
Floor Area Ratio: The proposed 3,291 square foot single family home has an FAR of 47% which exceeds the 45% FAR threshold that requires a review by the Planning Commission. The homes in the neighborhood have FARs ranging between 23% and 37% with the exception of one, two story home that has an FAR of 49% (1080 Inverness Way). This home was constructed prior to adoption of the City’s Single Family Design Techniques in 2003. The average FAR of the homes within the immediate neighborhood is 30%.
Second to First Story Ratio: A majority of the surrounding single family homes in the neighborhood are single story with seven two story homes scattered between the current block and one block in both directions along Inverness Way. The proposed first story to second story ratio for this project is 45% (1,029 square foot second story, 2,232 square foot for enlarged first story). The Single Family Home Design techniques recommend that new second stories should not exceed a 35% second to first story ratio if the surrounding neighborhood is a predominantly single story neighborhood.
The difference between the proposed 45% second story to first story ratio and 35% is approximately 200 square feet. Staff recommends that the second story be reduced by at least this much. A reduction in the second story by 200 square feet will also help reduce the mass and bulk of the second story to help with the neighborhood compatibility. Making a change like this to the plans would be significant and would require additional architectural review. Depending on how the applicant chooses to modify the plans, the project may also end up below the 45% FAR threshold for Planning Commission review. If it goes below total 45% FAR the Design Review could be completed by staff rather than returning to a Planning Commission hearing.
Height: The proposed residential structure will be 27’3” as measured from the top of curb. The overall height of the residential structure measured from finished grade is 24’2”. The plans indicate a three foot height difference between the top of curb and finished grade. From on-line photos it appears that this height difference is actually less than three feet, and staff has included a condition of approval to verify this measurement. This could result in the overall height measured from top of curb to be less than the proposed 27’3” as noted. The applicant is proposing to increase the first story plate height from eight to nine feet and the second story will have an eight foot plate height which is comparable to newly approved homes. The second story has an increased setback that exceeds the minimum second story setback of seven feet.
Privacy: Staff does not anticipate the proposed second story windows to create privacy issues with the adjacent neighbors. The applicant is proposing nine second story windows with two windows facing the neighbor to the East and three windows facing the neighbor to the West. Privacy impacts are minimized with the increased side setbacks, smaller windows, and the higher sill heights. The applicant is proposing an 11’9” setback on the West side home and a 14’2” setback on the East where a minimum of seven feet is required. The windows also have a higher five foot window sill.
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 from the proposed second story would comply with this requirement. Based on the solar access study done by the applicant, the second story will shade approximately one percent of the neighbor’s roof to the east and approximately four percent of the neighbor’s roof to the west.
Neighborhood Compatibility: The proposed home is located in a predominantly single story neighborhood with a few two story homes. The proposed home is larger in terms of square footage and height in comparison to the other two story homes in the neighborhood. The existing two story homes have a smaller second stories situated directly above the garage or the living space, although these older additions would not meet today’s City guidelines because the adopted Design Techniques discourage boxy additions that aren’t integrated well into the rooflines.
By reducing the project’s second story to 35% (by at least 200 square feet) as recommended by staff, the overall compatibility of the home would improve. The guideline regarding the second to first story ratio would be resolved and the home would appear less bulky. Staff has discussed these recommended changes with the applicant during the Design Review process. The applicant decided to move forward with the proposed design as is.
Applicable Design Guidelines and Policy Documents: The proposed home, as conditioned to reduce square footage and second to first story ratio would be consistent with the adopted Single-Family Design Techniques since the proposed design maintains the existing form and materials of the homes in the vicinity. 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. The Project Data Table is located in Attachment 2.
Fiscal impact: No fiscal impacts other than normal fees and taxes are expected.
PUBLIC CONTACT
Notice of Public Hearing:
• Published in the Sun newspaper
• Posted on the site
• 58 notices mailed to property owners and residents within 300 feet of the project site
Staff Report:
• Posted on the City’s website
• Provided at the Reference Section of the City’s Public Library
Agenda:
• Posted on the City’s official notice bulletin board
• Posted on the City’s website
Public Contact:
Staff has received one phone call from a neighbor at the time of writing of this report. The neighbor had issues with the overall height of the home and the size of the second story.
Conclusion: Findings and General Plan Goals: Staff is recommending denial based on the proposed design and is recommending a reduction of the second story to meet the guidelines found in the Single Family Design Techniques. Staff is in favor of the architectural style of the proposed home but the size of the second story does not fit with the character of the neighborhood. Depending on the resulting redesigned project, the Design Review would be completed by the Planning Division or staff depending if the total FAR ends up below or above 45%.
If the Planning Commission decision is to approve the project, draft Findings and Conditions of Approval are attached (Findings Attachment 3 and Conditions of Approval Attachment 4)
ALTERNATIVES
1. Continue the Design Review and provide direction to staff and the applicant where changes should be made.
2. Deny the Design Review and provide direction to staff and the applicant where changes should be made
3. Approve the Design Review with a Conditions of Approval requiring the second story be reduced to 35 % of the currently proposed first story.
4. Approve the Design Review with modified conditions.
RECOMMENDATION
Recommend Alternative 1 to continue the Design Review and provide direction to staff and the applicant where changes should be made per recommended Conditions of Approval in Attachment 4. The project will be re-noticed.
Prepared by: Jonathan Caldito, Project Planner
Approved by: Gerri Caruso, Principal Planner
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Site and Architectural Plans
6. Floor Area Ratio Study
7. Email from Neighbor