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Planners and residents get ready to set guidelines
New building codes could be adopted in coming months
By Daniel Hindin
The Sunnyvale Planning Commission held two community meetings on resident concerns over so-called "monster" homes during the past two weeks. Attendance was minimal compared to the July 19 meeting at the Sunnyvale Public Library. Most of the discussion at the Sept. 7 and Sept. 13 meetings centered on items first discussed at the July meeting.
During the most recent meetings, planning commissioners Diana Peattie and Fred Bell presented the community with a list of 17 'tools' that citizens had suggested at the July meeting.
Of the 17 items, 13 were presented as 'preferred' by the city council and the planning commission. Those 13 items will most likely be the guidelines that staff recommends to the planning commission and council members when they vote to set the guidelines on Oct. 23 and Nov. 14, respectively.
The 17 proposed items are as follows:
* Floor-Area-Ratio (FAR)--Redefine floor area to include vaulted ceilings.
This provision would limit the size of the home in relation to the lot size. With a 45 percent FAR maximum, a house could cover only 45 percent of the total lot area. The calculation of floor area could incorporate vaulted ceilings or second-story 'equivalents.' For example, a home with a vaulted ceiling over 15 feet would need to count the area of the room twice in the floor area calculation.
* First/Second floor ratio of 60 percent.
This item would limit the size of a home's second story in relation to the first story. The calculation would typically be done as a percentage--for example, the second floor may only be 60 percent of the area of the first floor.
* Daylight plane limitations.
This would require a house be set back at a certain angle from the property line.
* Lower allowed building height.
This proposal would decrease the maximum building height allowed from 30 feet to another height.
* Increase second-story, front-yard setback to 30 feet.
This would require the second-story of a home be pushed back an additional 10 feet from the front property line.
* Eliminate second story side-yard setback exception for remodels.
There currently is an exception for remodels that allows a new second story to be built up over existing walls even if it does not meet the second-floor setback requirement. This tool would remove that exception and require all two stories to meet the second-story setbacks.
* Allow rear yard encroachment for first story additions only.
The current code allows additions to encroach in the 20-foot rear yard setback up to 10 feet from the property line. This item would prohibit second stories from being built in the encroachment area.
* Increase second-story, side-yard setbacks.
This would require greater second-story, side-yard setbacks than those in the current code.
* Limit windows along the side-yards or rear-yards.
This provision would limits size, height, number and types of glass in second-story windows.
* Require screening landscaping within 30-degree view cone of second-floor windows.
This proposed item would require screening landscaping (tall trees such as pines, birches, etc.) that would be planted within a view cone created by new second-floor windows.
* Public hearings for second-story additions and new homes.
A proposal that would requires all new additions or new homes to go through a public hearing process. This process typically takes between six to eight weeks and involves notification of adjacent neighbors. Neighbor testimony would be taken and decisions would be subject to appeal.
* Notice for surrounding neighbors.
This would require that neighbors adjacent to a property receive a notice either when a building permit application is received or when the staff-level decision is rendered.
* Appeal rights for neighbors.
Current code allows only the property owner to appeal a single-family design review decision. This tool could allow any community member to appeal a decision, or limit appeals to adjacent neighbors.
* Require story poles for all proposed second-story additions or new homes.
A provision that would require homeowners to install wooden poles and netting in the general shape of the proposed addition. The structure would be installed and maintained throughout the review process.
* Create a single-story overlay zone.
This would create a special zoning district that could be applied to a neighborhood, limiting all the homes in the area to one story. Either the neighborhood or the city council could propose this district.
* Create new single-family design criteria.
This booklet would create a series of illustrative examples of the Citywide Design Guidelines and give examples of typical housing designs in Sunnyvale. It would also discuss in more detail the ways to expand the home while keeping it in character with the neighborhood.
* Architectural review board.
This group would be composed of architectural and design professionals that either live or work in the city of Sunnyvale. They would review and make decisions on all single-family design application.
Of these 17 items, daylight plane limitations, lower allowed building height, increase second-story, side-yard setbacks and story poles are not currently endorsed by the planning commission.
At the meeting, Peattie and Bell went down the list, explaining each one, taking questions from the audience and then having them vote on their preferences on each item.
Most residents in attendance were clearly for the strictest enforcement of each item, but there was a solid contingency of residents who thought that some of the provisions were too restrictive or unrealistic.
Residents who were not able to attend the meetings can voice their opinion on any of the items by calling the Sunnyvale Planning Division at 408.730.7440, or sending an email to planning@ci.sunnyvale.ca.us. The planning commission will hold their public hearing on Oct. 23, at 8 p.m. City council will hold their public hearing on Nov. 14 at 7 p.m.
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Sunnyvale, California Since 1994
