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Title:
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File #: 2016-7384
Location: 1092 Rembrandt Drive (APN:211-29-010)
Zoning: R-0
Proposed Project:
DESIGN REVIEW: To allow an addition of 1,129 square feet (276 s.f. at first floor and a new 853 s.f. second story) to an existing 2,129 square foot one-story single family home resulting in a total of a 3,258-square foot two-story home (2,782 s.f. living area, 443 s.f. garage and 33 s.f. front porch) resulting in 54% FAR (Floor Area Ratio).
Applicant / Owner: GP Residential Designs / Madhusudan Kashyap
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
Due to lack of a quorum of the Planning Commission on February 13, 2017, this item was rescheduled to the Planning Commi...
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REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2016-7384
Location: 1092 Rembrandt Drive (APN:211-29-010)
Zoning: R-0
Proposed Project:
DESIGN REVIEW: To allow an addition of 1,129 square feet (276 s.f. at first floor and a new 853 s.f. second story) to an existing 2,129 square foot one-story single family home resulting in a total of a 3,258-square foot two-story home (2,782 s.f. living area, 443 s.f. garage and 33 s.f. front porch) resulting in 54% FAR (Floor Area Ratio).
Applicant / Owner: GP Residential Designs / Madhusudan Kashyap
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
Due to lack of a quorum of the Planning Commission on February 13, 2017, this item was rescheduled to the Planning Commission hearing of February 27th, 2017.
Report
REPORT IN BRIEF
General Plan: Residential Low Density
Existing Site Conditions: One-story single family home
Surrounding Land Uses
North: Single family residential
South: Single family residential
East: Single family residential
West: Single family residential (across Rembrandt Ave)
Issues: FAR and neighborhood compatibility
Staff Recommendation: Approve the Design Review subject to recommended conditions of approval in Attachment 4.
BACKGROUND
Description of Proposed Project
The subject lot is 6,000 square feet in size and is currently developed with a 2,129-square foot one story single family home at 35% FAR. The applicant proposes to add 1,129 square feet of floor area to this existing home that will result in a 3,258-square foot home at 54% FAR. The addition includes a 276-square foot addition on the first story which mainly occurs in the front and a new 853 square foot second story. The proposal also includes a 33 square-foot front porch which is not included in the FAR calculation.
Design Review is required for construction of a new second story 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. The proposal at 54% FAR requires Planning Commission review/approval.
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 2,129 square foot one-story single family home was constructed in 1963.
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 62 feet wide and 96'8" feet deep and 6,000 square feet in size. An existing two-car garage and a driveway will continue to serve the site. The first story addition occurs adjacent to the garage and fills in the courtyard-like area in the front while the new second story is located over the central portion on the first floor.
* Lot Coverage: The proposal results in 40% lot coverage to conform to the maximum 40% allowed for two-story homes.
* Parking/Circulation: The project will continue to provide 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 contains 4 "protected trees" (tree trunk measuring 38 inches or more in circumference); and has two smaller trees (32 inches circumference); of which one small tree in the front yard is proposed to be removed to allow the addition.
* 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 1.3% in the AM and 2.5% in the PM of the roof area of the adjacent one-story home (at 1088 Rembrandt) on it's the north 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 a few Eichler homes. The existing home at the site is a typical one-story ranch-style home with a recessed entry and horizontal siding. The proposed home would be of a contemporary Mediterranean styled architecture with an arched entryway and stucco exterior (Attachment 6 - Site and Architectural Plans). The proposal fills in the recessed entry and includes an entrance porch. The proposal also includes remodeling of the interior of the house.
Setbacks: The addition in the front is setback at 23'6"; the existing garage continues to remain at the required 20-foot front yard setback and the existing rear yard setback of 24 feet continues to be maintained. The new second story will be setback 25 feet from the front property line and 31 feet from the rear property line. The first and second story setbacks meets the minimum setback requirements: the combined sideyard of 15 feet for the first story and 18 feet for the second story for the 62-foot-wide lot. The proposed minimum sideyard requirements for the first (4 feet) and second story (7 feet) meets requirements. Specific setback information for the project is in the Project Data Table (Attachment 2).
Heights: The proposed height of the two-story home will be 22'2" measured from Top of Curb. The plate height for the first-floor addition will be 8 feet to match the existing plate height of the house and the new second floor will also be 8 feet. These plate heights are similar to homes in this neighborhood.
Second Floor Area to First Floor Area Ratio: The Single-Family Design Techniques note that for the purposes of assessing neighborhood character and scale, the "neighborhood" is defined as both sides of the street within the same and immediately adjacent blocks. Section 3.4.A states: "The area of the second floor should not exceed the common standard of the neighborhood. For new second stories in predominantly one-story neighborhoods, the second floor area should not exceed 35% of the first floor area (including garage area)." The neighborhood for this site is composed of predominantly single-story homes (less than 10% of homes are two-story homes). The proposed 853 s.f. second story has a second story to first story ratio of 35% and conforms to the Design Techniques. The greater neighborhood beyond the adjacent blocks of this street has several two-story homes on Robbia, Chopin, Rousseau and Sargent Drives.
Floor Area Ratio: The proposed 1,129 square foot addition results in a 3,258-square foot home at 54% FAR and exceeds the 45% FAR review threshold (to be a staff-level review and approval) and requires Planning Commission approval. A new 33-square foot front porch is exempt from FAR calculation. The difference between a 45% FAR (2,700 s.f.), and the proposed 54%FAR in this project is 525 square feet of floor area. The 2-block neighborhood on Rembrandt Drive is composed of one and two-story single family homes with an average FAR of 33%. Three other homes are in the 40%-46% FAR range. The proposed 54% FAR would be the highest FAR for this 2-block neighborhood along Rembrandt Drive. The larger neighborhood beyond the two adjacent blocks on Rembrandt Drive and that which is within the 300 foot radius of the subject property includes several two-story homes with higher than 45% FARs and the highest at 57% FAR (at 1087 Robbia Dr). 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 of the existing two-story homes in this neighborhood.
Privacy Impact: The proposed house has several second story windows facing the side yards. These windows have high sill (clerestory windows) to minimize privacy impacts on the neighboring properties. Staff has included a Condition of Approval that notes that only those windows needed for egress purposes that cannot be relocated to other sides may overlook the sideyards.
Neighborhood Compatibility: The proposed home is compatible in design and scale with this neighborhood which has a mix of original one story ranch and Eichler homes and some two-story homes. The proposed two-story home 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 includes 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
*?130 notices mailed to property owners and residents (includes the SunnyArts Neighborhood Association) 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 several correspondence/phone calls from neighbors. Neighbors have expressed their concerns/support for the project (Attachment 6)
FINDINGS
Staff is able to make the required Design Review Findings (Attachment 3).
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
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. Neighborhood FARs and existing two-story homes
6. Public Comments Received|109|Proposed Site and Architectural Plans (booklet for PC)