REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2016-7240
Location: 1094 Lily Avenue (APN: 213-29-049)
Zoning: R0
Proposed Project:
DESIGN REVIEW: To allow construction of a new 5,812 square foot, two-story single-family home (4,874sq. ft. living area; 597 sq. ft. garage; 456 sq. ft. of front & rear yard porches) at 49.6% FAR. The proposal also includes a 1,219 square foot basement. The existing house will be demolished.
Applicant / Owner: Perspectives Design, Inc. / Surjit Singh Bedi Trustee & Et Al
Environmental Review: A Class 3 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions. Class 3(a) Categorical Exemptions include construction or conversion of new small structures that includes one single-family residence (CEQA Section 15303).
Project Planner: Sh?tal Divatia, (408) 730-7637, sdivatia@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Residential Low Density
Existing Site Conditions: One-story single family home with
Surrounding Land Uses
North: Single family residential (across Lily Ave)
South: Single family residential
East: Single family residential
West: Single family residential
Issues: Architecture and neighborhood compatibility
Staff Recommendation: Approve the Design Review subject to recommended conditions of approval in Attachment 4.
BACKGROUND
Description of Proposed Project
The project site is 11,470 square feet (0.26 acres) in size and is currently developed with a single family home with a detached garage in the rear. The applicant proposes to demolish the existing home and construct a new, two-story single-family home with a total of 5,812 square feet at 49.6% Floor Area Ratio (FAR). The proposal also includes a 115 square-foot front porch and a 1,219 square foot basement which is not included in the FAR calculation.
Design Review is required for construction of a new home to evaluate compliance with development standards and with the Single Family Home Design Techniques. The Planning Commission is required to review applications exceeding 45% FAR or 3,600 square feet.
See Attachment 1 for a map of the vicinity and mailing area for notices, Attachment 2 for the project Data Table, and Attachment 6 for the proposed plans.
Previous Actions on the Site
The existing 1,600-square foot single-story home was constructed in 1949, and the 600 square foot detached garage was constructed in 1971. Additionally the site has approval for a 7-foot tall sideyard fence and several Tree Removal Permits.
DISCUSSION
Development Standards: The proposed project complies with all applicable development standards including setbacks and parking, as set forth in the Sunnyvale Municipal Code. The following key items are noted below:
* Site Layout: The subject lot is 74 feet wide and 155 feet deep and 11,470 square feet in size. The lot is deeper and larger than the typical lot in this neighborhood. The proposed home would be located near the center of the property to meet or exceed all setback requirements. A two-car garage and a driveway will provide access at the left side of the property's frontage.
* Lot Coverage: The proposal results in 33.2% lot coverage and is below the maximum 40% allowed for two-story homes.
* Parking/Circulation: The project provides a two-car garage and two unenclosed parking spaces in the driveway to meet the minimum of two covered and two uncovered parking spaces as required per SMC 19.46.060.
* Landscaping and Tree Preservation: The existing site does not contain any "protected trees" (tree trunk measuring 38 inches or more in circumference); and has two smaller trees (about 19 inch circumference) in the rear yard; of which one is proposed to be saved. The tree that is proposed to be removed is an orange tree located in the footprint of the proposed structure. The proposed conceptual landscape plan includes plantings of ground cover, shrubs and trees and will meet the City's water efficient landscape requirements.
* 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 (shades 9% of the roof area of the adjacent property one-story home on the west side).
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.
Site Plan and Architecture: The homes in the neighborhood can be categorized into two distinct architectural styles and scale; the original one and two-story ranch homes and the newer two-story, contemporary/Spanish architectural style homes. The existing home at the site can be categorized as a typical ranch-styled home with a detached garage. The proposed home would be of a Spanish styled architecture with an arched entryway, a circular foyer with a conical roof (rotunda), stucco exterior and clay roof tiles (Attachment 6 - Site and Architectural Plans). The proposed residence is located in the central portion of the site and exceeds minimum setback requirements for the R0 zoning district. The residence will be located 25' 9" from the front property line with a covered porch; and a 25 foot tall rotunda setback 38 feet from the front property line. The proposed second story is setback 38 feet 7 inches and is 28 feet 7 inches tall measured from Top of Curb to Top of Ridge.
The applicant has lowered the height of rotunda foyer to provide a better transition from the first and second story roofs and notes that this feature is highly desired by the owners. Staff concurs that this element is in keeping with the Spanish architectural design style but is concerned about the architectural compatibility of this feature with that of this neighborhood. There are several newer homes in the neighborhood with Spanish and contemporary style architecture. None feature a rotunda. Staff has included a Condition of Approval (PS-1c) to require the rotunda foyer be modified to a form and shape for increased compatibility with the neighborhood.
Setbacks: The project meets and exceeds the front setback (with 25 feet 9 inches) and rear yard (42 feet 2 inches) setbacks (where 20 feet minimum is required). The Project Data Table is located in Attachment 2. The increased front yard setback would reduce the visual impact of the structure from the street and the one-story structures located across the street. The required combined sideyard setback for the 74 foot wide lot is 15 feet (first story setbacks) where 18 feet is provided (6'4" on the right side and 11'6" on left side).
Staff recommends that the larger setback of 11'6" currently proposed for the left side be relocated to the right side to provide a greater setback with the adjacent single family home on the east which shares its sideyard with the subject property. The neighbors to the east (right side) are already protected by a rear yard setback. Staff has included a Condition of Approval (No. PS-1a) to move the location of the structure closer to the east property line by swapping the proposed left and right side sideyard setbacks.
The proposed second story setbacks meet/exceed the minimum required for this zoning district. The second story front yard setback is 40 feet 11 inches where a minimum of 25 feet is required. The rear yard setback is 56 feet 2 inches where a minimum of 20 feet is required, and sideyards at 11 feet 6 inches and 13 feet 7 inches (combined is 25 feet) where a minimum of 7 feet and a combined of 21 feet is required. The proposed second story sideyard setbacks would also be modified from the left to the right side when the first story setbacks are modified as recommended.
Heights: The proposed plate height for the first floor is 10 feet; second floor is 9 feet and the basement is 11 feet. The proposed first floor and second floor plate heights are similar to those of the newer homes in this neighborhood. The basement is completely below ground and does not contribute to increased height of the finished first floor height. The proposed structure will appear like a two story home from street view. The rotunda has an 18 foot plate height. The proposed roof pitch is 4 in 12 and is compatible with those in this neighborhood and results in 27 feet 8 inches tall structure; and 28 feet 8 inches tall when measured from Top of Curb.
Second Floor Area to First Floor Area Ratio: The neighborhood for this site is composed of one and two-story homes. The proposed first floor to second story ratio is 52%. This ratio is similar to those of other newer two-story homes in this 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; however, neighborhood compatibility is still a goal.
Floor Area Ratio: The proposed 5,812 square foot single family home at 49.6% FAR exceeds the 45% FAR review threshold and requires Planning Commission approval. The difference between 45% (5,161.5 s.f.), and 49.6%FAR in this project is 650 square feet of floor area. The neighborhood is composed of one and two-story single family homes with an average FAR of 34.6% (prior to project);and 35.4% with the project). The property is adjacent to newer houses on Tamarack Avenue with FARs ranging from 48-55% FARs (house sizes range from 2,000 to 3,500 square feet and the new tract homes on Timberpine Avenue (two blocks east) are developed at 65% FAR (homes are about 3,500 s.f.in size). Although the basement is not counted in FAR, when added to total square feet the proposed home would be 7,031 square feet in size.
The subject lot is significantly larger than the average lot in the R0 or the R1 zoning districts in Sunnyvale. For this R0 zoning district this lot is about the equivalent of two lots; but does not meet the density requirement (12,000 s.f.) to be subdivided into two lots. Staff believes that although the requested FAR results in a large house, the appearance of the house from the street in terms of size and scale is similar to those found of the newer homes in this neighborhood.
Privacy Impact: The proposed house has several second story windows facing the side yards. Some of the windows have high sill (clerestory windows) while some others such as those in the master bedroom and bedroom 2 have regular sized windows overlooking the side yards. Staff suggests that in order to minimize privacy impacts on the neighboring properties, when not required for egress purposes, the proposed second story windows are reduced in size to be clerestory windows with high sill height. Staff has included a Condition of Approval (No. PS-1b) requiring some of the larger windows be reduced like the other high-sill clerestory windows.
Neighborhood Compatibility: The neighborhood is in transition and has a mix of original one and two story ranch homes and newer two-story homes. The newer two-story homes are similar in scale and height as the proposed two-story home that as conditioned, addresses neighbor privacy, solar access requirements, scale and architectural design compatibility. The applicant has made several changes from their original proposal to address neighborhood compatibility and privacy.
ENVIRONMENTAL REVIEW
A Class 3 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions. Class 3(a) Categorical Exemption include construction or conversion of new small structures that includes one single-family residence (CEQA Section 15303).
FISCAL IMPACT
No fiscal impacts other than regular fees and taxes are expected.
PUBLIC CONTACT
Notice of Public Hearing
*?Published in the Sun newspaper
*?Posted on the site
*?47 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 not received any correspondence or phone calls from neighbors at the time of writing of this report.
ALTERNATIVES
1. Approve the Design Review subject to recommended Conditions of Approval in Attachment 4.
2. Approve the Design Review subject to modified Conditions of Approval.
3. Deny the Design Review and provide direction to staff and applicant on where changes should be made.
STAFF RECOMMENDATION
Recommendation
Alternative 1: Approve the Design Review subject to recommended conditions of approval in Attachment 4.
Staff
Prepared by: Sh?tal Divatia, Senior Planner
Reviewed by: Gerri Caruso, Principal Planner
Approved by: Andrew Miner, Planning Officer
ATTACHMENTS
1. Site, Vicinity and Public Notice Mailing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Neighborhood FARs
6. Proposed Site and Architectural Plans (booklet for PC)