REPORT TO PLANNING COMMISSION
SUBJECT
Title
CONTINUED FROM AUGUST 26, 2019
Proposed Project:
DESIGN REVIEW: To construct a first-story addition of 688 square feet of living area and 557 square feet of covered patio in the rear of an existing one-story, single-family residence resulting in 3,674 square feet (2,297 square feet living area, 418 square feet existing accessory dwelling unit, 557 square feet covered patio in the rear, and 402 square feet garage) and 44.4% floor area ratio (FAR).
Location: 1713 Heron Ave. (APN: 316-04-008)
File #: 2019-7198
Zoning: R-0 (Low Density Residential)
Applicant / Owner: Prashant Jain (applicant-owner)
Environmental Review: A Class 1 (e) (1) Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions.
Project Planner: Teresa Zarrin, (408) 730-7429, tzarrin@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Low Density Residential (RLO)
Existing Site Conditions: One-Story Single-Family Home
Surrounding Land Uses:
North: One-Story Single-Family Home
South: One-Story Single-Family Home
East: One-Story Single-Family Home
West: One-Story Single-Family Home
Issues: Neighborhood Compatibility, Compliance with Single Family Home Design Techniques
Staff Recommendation: Approve the Design Review with the recommended conditions in Attachment 4.
BACKGROUND
Description of Proposed Project
The project site is 8,275 square feet in size and is currently developed with a 2,825 square foot single-story, single family home including a 418 square feet accessory dwelling unit (ADU). The applicant proposes to add 688 square feet of living area and 557 square feet covered patio to the rear of the house resulting in 3,674 square feet and 44.4% floor area ratio (FAR). The project includes bringing the front yard paving into compliance with the 50% maximum paving allowed and removing a 396 square foot covered patio. The project requires Planning Commission review because the proposed gross floor area exceeds 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.
Previous Actions on the Site
Design Review #2016-7874 for a 383 square feet single-story addition to an existing single-story home resulting in 2,832 square feet (1,609 square feet living area, 418 square feet ADU, 415 square foot garage, and 390 square feet of covered rear porch) and 34.3% FAR was approved by staff on August 2, 2017. The Building Permit #2018-3302 for the project was finaled on July 5, 2018.
Tree Removal Permit #2019-7564 for the removal of two trees in the rear yard was approved on July 22, 2019.
EXISTING POLICY
Applicable Design Guidelines: The Sunnyvale Single Family Home Design Techniques provide recommendations for neighborhood compatibility, site layout, architecture, and design. These guidelines are referenced in the discussion and analysis below.
ENVIRONMENTAL REVIEW
A Class 1 (e) (1) Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions that include minor addition to an existing single-family residence (CEQA Section 15301).
DISCUSSION
Present Site Conditions
The existing site is developed with a 2,825 square foot one-story, single-family home. The property is located just west of the intersection of E. Homestead Road and S. Wolfe Road in a neighborhood consisting of mostly one-story, Ranch-style homes built in the late 1950s and early 1960s.
After the last building permit was finaled the property owner paved 79% of the front yard. The proposal includes bringing the front yard pavement into compliance with the 50% maximum requirement.
Architecture and Site Layout
The existing house is a Ranchstyle house with Mediterranean detailing, including a wide, stone-arched entry and an attached ADU on the front, right side of the house that were approved by prior Design Review #2016-7874. The proposed addition is to the back of the existing house, which includes an addition of 688 square feet of living area and 557 square feet of covered patio across two thirds of the rear of the house. The roof and stucco exterior of the rear additions match the existing roof and stucco of the main house. The three supporting columns of the new rear patio are the same stacked stone used on the front entry. The existing front façade remains unchanged.
Floor Area and Floor Area Ratio
Typical properties in the R-0 zone are approximately 6,000 square feet in size. Lots in this neighborhood are larger than the typical R-0 lots. The subject property is 8,275 square feet in size and the average lots size of the neighborhood is approximately 8,159 square feet (see Attachment 5).
The homes in the neighborhood range in size from 1,986 square feet to 4,063 square feet with an average of 2,381 square feet See Attachment 5 - Heron Ave. Neighborhood Data. While the house is approximately 1,300 square feet larger than the average house size, the proposed house is within the range found in the neighborhood and is under 45%. Therefore, staff finds that the large lot can support a larger home with minimal impact on the streetscape.
Development Standards
The proposed project complies with the applicable development standards as set forth in the Sunnyvale Municipal Code (SMC), such as setbacks, lot coverage, parking and height. The Project Data Table for the proposed project can be found in Attachment 2.
Plate Height
The only portion of the addition that is visible from street is on the left side of the house (behind the garage to the rear) due to the increase in plate height from 8 feet to 10 feet. The new hip roof of the left side of the addition has a flat portion on the outer 2-foot edge, slopes away from the left property line, and has a 7 foot 6 inch setback which minimizes the impact of the added plate height on the left neighbor. The overall height of the house is a reasonable 14 feet 9 inches which is compatible with the mostly 14-15 feet high single-story homes in the neighborhood.
The left elevation with the 10-foot plate height has three new windows with the top of the window 9 feet above grade level that will show above the exiting fence 7 foot high fence. The left neighbor’s garage and a storage shed is adjacent to the left elevation so privacy should not be an issue.
Neighborhood Impacts
Staff does not expect privacy or noise impacts to result with approval of the project. The addition is not visible to the street except the minor increase in plate height on the left side of the house. The 10-foot plate height on the left will have a minimal impact on the left neighbor because of the design of the roof, increased setback from the minimum, and it is adjacent to the neighbor’s garage and storage shed.
The proposed project is consistent with the adopted Single-Family Home Design Techniques. The recommended Findings can be found in Attachment 3.
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
• 51 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 website
• Posted on the City’s official notice bulletin board
Public Contact: As of the date of staff report preparation, staff has received no comments from the neighbors.
ALTERNATIVES
1. Approve the Design Review with the Conditions of Approval 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.
STAFF RECOMMENDATION
Recommendation
Alternative 1: Approve the Design Review with Conditions of Approval in Attachment 4.
Staff
Prepared by: Teresa Zarrin, Associate Planner
Approved by: Noren Caliva-Lepe, Principal Planner
ATTACHMENTS
1. Vicinity and Noticing Maps
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Heron Ave. Neighborhood Data
6. Site and Architectural Plans