REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2015-7255
Location: 1381 Lillian Avenue (APN: 309-08-058)
Zoning: R-0
Proposed Project:
DESIGN REVIEW: To allow a first-story addition of 2570.6 square feet with accessory living unit to an existing one-story single-family home, resulting in 4022.6 square feet (3620.6 square feet living area and 402 square feet garage) and 43.3% floor area ratio. Lot coverage proposed is 44.8%, and proposed height of single-story home would be approximately 21'6".
Applicant / Owner: Andy Lee
Environmental Review: Class 1 Categorical Exemption
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/architectural compatibility, gross floor area, roof pitch and building height
Staff Recommendation: Approve the Design Review with conditions
See Attachment 1 for vicinity and noticing map and Attachment 2 for the Project Data Table
BACKGROUND
The existing single-story home was constructed in 1950 and is approximately 1,744 square feet (s.f.) in size with an 18.8% Floor Area Ratio (FAR). The existing residence consists of 1,050 s.f. living space, 400 s.f. garage and 294 s.f. bonus room that was built without benefit of permit. The bonus room is proposed for removal.
Description of Proposed Project: The proposed remodel includes a single-story addition of 2,278 s.f., resulting in a total of 3,620 s.f. living space and 402 s.f. garage. This also includes a new 474 s.f. attached accessory living unit to the rear of the residence. The resulting floor area ratio (FAR) would be 43.3%.
Previous Actions on the Site
No record of previous actions exists for the site.
Design Review
This Design Review application is subject to Planning Commission review due to a requested gross floor area exceeding 3,600 s.f. The Planning Commission may take into account the proposed architecture, existing neighborhood context, and adopted Single Family Home Design Techniques. The following analysis provides information for the Planning Commission's consideration.
ENVIRONMENTAL REVIEW
A Class 1 Categorical Exemption relieves this project from the California Environmental Quality Act provisions. Class 1 Categorical Exemptions include additions to existing structures.
DISCUSSION
Architecture: The current architecture of the site is characterized as a ranch-style home, similar to that of other homes in the neighborhood. The home is relatively modest in size and proportion. The existing two-car garage at the front is not a predominant feature of the home, as the layout of windows and entry help balance this feature. The façade is covered by stucco and there are small columns with a brick-base defining the front entry.
Proposed modifications would result in a new covered entry and porch, modified façade to include larger windows, and a new attached accessory living unit to the rear. The proposed alterations would replace existing stucco siding with paneling and introduce a brick veneer element extending across the width of the home at its base.
The overall residence would increase by 2,278 s.f. There would be no change to the location of the front of the residence. The addition would be to the rear of the residence. The left side setback would remain unchanged, while the new portion along the right side of the residence would be setback an additional 3 feet in order to comply with required combined side yard setbacks. The current front of the residence is considered legal non-conforming in regards to setbacks, and no changes other than exterior materials are proposed for this area. An unpermitted playroom in the rear would be removed (Site and Architectural Plans/Attachment 5).
Gross Floor Area: A residential project with a proposed square footage of more than 3,600 requires review by the Planning Commission. The proposal results in a total of 4,022 s.f. This amount includes the required two-car garage, as well as a new attached accessory living unit to the rear of the residence. The neighborhood contains mostly one-story homes with three two-story residences on the block. Of the single-story homes on the block, gross floor area ranges from 1,126 s.f. to 3,300 s.f. with an average gross floor area of 1,934 s.f. The proposed gross floor area of 4,022 s.f. is greater than the majority of existing homes in the neighborhood. Additionally, the proposed design maintains the existing single story, the existing 9' 4" plate height of the existing residence at the front and the garage in its current location at the front of the residence, as well as introduces a modest entry porch to help reduce the bulk and mass of the home. All of the above helps to decrease the overall visibility of the massing.
Roof Pitch and Building Height: The home's roof design would change significantly, and an entire new roof would be constructed as part of this proposal. The applicant proposes a roof pitch of 5:12 for the new residence, which results in a total height of 21' 5-1/4". The roof will consist of a combination of gable and hip roof elements to replace the existing hip design, with gable elements a predominant feature of the front of the residence. While there are other residences in the neighborhood with a 5:12 roof pitch, for this particular project the new roof spans over the entire proposed 4,022 s.f. home. Staff finds that the 5:12 roof pitch results in a roof mass that is too large for the neighborhood setting. The roof is covering a larger area of home, which adds more bulk to the overall look of the residence (Proposed Streetscape/Attachment 6). Staff recommends that the project be modified to a roof pitch of 4:12, which results in an overall height of 19' 4-3/16" (Staff Recommended Roof Plan/Attachment 7). This helps to minimize the visible massing of the roof and better relate the proposal to the surrounding residences and neighborhood (Staff Recommended Streetscape/Attachment 8).
Applicable Design Guidelines and Policy Documents: As conditioned to modify the roof pitch, the proposed home is consistent with the adopted Single-Family Design Techniques. As with other homes in the vicinity, the proposed residence would be oriented with its front elevation facing Lillian Avenue. Additionally, the proposed design incorporates prevailing Ranch-style design elements from the neighborhood and utilizes high quality exterior materials. The proposal is also designed to reduce the apparent scale and bulk and complies with code requirements related to height and setbacks. 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 (see Attachment 2).
Fiscal Impact: No fiscal impacts other than normal fees and taxes are expected.
PUBLIC CONTACT
As of the time of preparation of this staff report, staff has received no correspondence indicating concern or opposition to the proposed project.
Notice of Public Hearing:
· Posted on the site
· 45 notices mailed to property owners and residents within 300 feet of the project site
· Posted on the City's official notice bulletin board
Staff Report/Agenda:
· Posted on the City of Sunnyvale's Web site
· Provided at the Reference Section of the City of Sunnyvale's Public Library
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 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.
RECOMMENDATION
Recommend Alternative 1 in accordance with the Findings in Attachment 3 and Conditions of Approval in Attachment 4.
Prepared by: Stephanie Skangos, Associate Planner
Reviewed by: Gerri Caruso, Principal Planner
Approved by: Trudi Ryan, Planning Officer
ATTACHMENTS
1. Vicinity Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Site and Architectural Plans
6. Streetscape with Proposed 5:12 Roof Pitch
7. Elevations with Staff-Recommended 4:12 Roof Pitch
8. Streetscape with Staff-Recommended 4:12 Roof Pitch