REPORT TO THE ZONING ADMINISTRATOR
Title
File #: 2015-7331
Location: 843 Trenton Drive (APN:202-22-046 )
Applicant / Owner: Glenn Hendricks
Proposed Project:
Variance to allow a 67 square foot single story addition to the front wall of an existing 2,256 sf single story Eichler residence for a total of 2,323 square feet (25% FAR).
Reason for Permit: A variance is required from the required 20 foot front setback.
Issues: Setbacks
Recommendation: approve with conditions
Report
PROJECT DESCRIPTION
|
Existing |
Proposed |
Zoning District: |
R-1 |
Same |
Lot Size: |
9,098 |
Same |
Building Square Foot: |
2,256 |
2,323 |
Floor Area Ratio: |
24% |
25% |
Front Setback: |
18'6" |
16' |
Rear Setback: |
53' |
Same |
Right Side Setback: |
7'10" |
Same |
Left Side Setback: |
9' |
Same |
Previous Planning Projects related to Subject Application: |
Yes, 2011-7485, design review and variance for a 67 square foot single story addition to the front wall of an existing 2,256 square foot single story Eichler residence for a total of 2,323 square feet. Approved but expired. |
Neighborhood Preservation Complaint |
No |
Deviations from Standard Zoning Requirements |
Yes, front setback |
Background
Site Layout: The existing home is located in an Eichler neighborhood (Rancho Verde), with similar-sized homes with similar site layouts. The home is situated near the front of the lot and is built with a front yard setback of 18'6" where 20' is required.
The proposed 67 square foot addition will extend the front of the home by two and a half feet. The addition will maintain the existing right side yard setback of 7'10" and the combined side yard setback of 16'10'. The existing home is considered to be legal nonconforming in regards to the front yard setback, as the Sunnyvale Municipal Code (SMC) requires 20' for the R-1 zoning district. The proposed addition will increase the nonconformity of the front setback by 2'6" from 18'6" to 16".
Floor Plan: The existing home has a typical Eichler floor plan with an atrium at the center with living areas surrounding it. There are four existing bedrooms and two bathrooms. The proposed addition will expand the front two bedrooms by 67 square feet. The addition will not add any new bathrooms or bedrooms.
Architecture: The home is an Eichler home and located in the Rancho Verde neighborhood. The proposed addition will be located underneath the existing roof eave along the front/right side of the home. There will still be a portion of the eave overhang remaining and the roofline will not be modified. The pushed out wall is intended to mimic the existing wall and will have a minimal visual change as seem from the street.
Primary exterior materials include vertical wood siding (typical Eichler siding) and glass windows of similar size, shape, and placement as the originals. New wall colors and materials will match the existing home. No additional exterior modifications are proposed to the remaining home.
Variance Justification: In the Variance application letter, the applicant outlines a number of issues and points associated with the project. In summary the applicant noted the following:
· The home is located on a curve which decreases the front setback. Other neighboring homes on the same curve are in a similar situation.
· The home was originally built with the front setback closer to the street to keep the front of the homes in the neighborhood aligned.
· The proposed addition is attempting to maintain the Eichler character and still conforms to the Eichler design guidelines.
Neighborhood Impacts / Compatibility: The 67 square foot addition to the front bedrooms has minimal impact on the character of the home and the neighborhood. Staff does not find the proposed addition to be detrimental to the neighborhood as the existing and proposed elevations show no difference in aesthetics.
Public Contact: 81 notices were sent to surrounding property owners and residents adjacent to the subject site in addition to standard noticing practices, including advertisement in the Sunnyvale Sun Newspaper and on-site posting. No letters or calls were received from the public by staff.
Environmental Determination: A Categorical Exemption Class 1 (minor alterations to existing structure) relieves this project from CEQA provisions.
FINDINGS
In order to approve the Variance the following findings must be made:
1. Because of exceptional or extraordinary circumstances or conditions applicable to the property, or use, including size, shape, topography location or surroundings, the strict application of the ordinance is found to deprive the property owner or privileges enjoyed by other properties in the vicinity and within the same zoning district. (Finding Met)
Although the subject property size and shape is not unique to the neighborhood or the R-1 zoning district, the existing home was built in 1959 with a reduced front yard setback. The home is located along a curve in the road and the reduced setback was intentionally used to maintain the rhythm and pattern in the neighborhood. The existing setback is limiting the possibility of an extension in the front of the home.
2. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property, improvements or uses within the immediate vicinity and within the same zoning district. (Finding Met)
The proposed addition to the home respects the character, size, and bulk of the other homes in the neighborhood. The addition is also designed to meet the City's Eichler design guidelines. The exterior colors and materials of the addition will match the existing house and the character of the neighborhood.
3. Upon granting of the variance, the intent and purpose of the ordinance will still be served and the recipient of the Variance will not be granted special privileges not enjoyed by other surrounding property owners within the same zoning district. (Finding Met)
Approval of the variance will not grant special privileges not enjoyed by other surrounding property owners or within the same zoning district. Several of the Eichler homes in the area were originally built with similar nonconforming setbacks.
ALTERNATIVES
1. Approve the variance permit with recommended Conditions in Attachment 2.
2. Approve the variance permit with modifications.
3. Deny the variance Permit.
RECOMMENDATION
Recommendation
Alternative 1. Approve the variance permit with recommended Conditions in Attachment 2.
Staff
Prepared by: Jonathan Caldito, Project Planner
Approved by: Gerri Caruso, Principal Planner
ATTACHMENTS
1. Vicinity and Noticing Maps
2. Standard Requirements and Recommended Conditions of Approval
3. Site and Architectural Plans
4. Letter from the Applicant