105-4. Parking Exception Resolution.pdf
EXC-2011-06
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING
APPROVAL OF AN EXCEPTION TO THE PARKING ORDINANCE, CMC SECTION
19.100, TO ALLOW A PARKING RATIO OF TWO OPEN STALLS PER DWELLING, IN
LIEU OF THE REQUIRED 2.8 STALLS (GARAGE AND OPEN) PER DWELLING, FOR A
SMALL LOT SINGLE FAMILY RESIDENTIAL PROJECT LOCATED AT THE TERMINUS
OF CLEO AVENUE (APN 362-31-004)
SECTION I: PROJECT DESCRIPTION
Application No.: EXC-2011-06
Applicant: Chris Weaver (Habitat for Humanity Silicon Valley)
Location: Terminus of Cleo Avenue (APN 362-31-004)
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application for an Exception
to the Parking Ordinance to allow a parking ratio of 2.0 stalls per dwelling, in lieu of the required 2.8
stalls per dwelling, as described in this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance
of the City of Cupertino, and the Planning Commission has held one or more public hearings on this
matter; and
WHEREAS, the Planning Commission finds the following with regards to this exception application:
a.The literal enforcement of this chapter will result in restrictions inconsistent with the spirit
and intent of this chapter, in that the intent of the parking ordinance is to regulate parking of
vehicles which are unsightly, oversized or which are detrimental to property values or the
peace and enjoyment of neighboring property owners or residents, and provide adequate
amounts of parking for various land use activities. Staff believes parking will be adequate for
the proposed units at 2.0 spaces per unit for the following reasons: 1) The lots and dwellings
are small, about 1,500 square foot lots and 1,000 square foot homes with just 2 bedrooms and
1.5 baths. There is practically no expansion potential for these homes; 2) All of the parking is
open and cannot be converted to storage as might happen in a garage, so there will not be the
potential of any further reduction in parking supply; and Habitat for Humanity’s
development experience with small-size home projects indicates that two parking spaces per
dwelling is an adequate parking ratio for smaller-size homes.
b.The granting of the exception will not be injurious to property or improvements in the area
nor be detrimental to the public safety, health and welfare. Presently, the proposed parking
lot is set back a minimum of 30 feet from the property line and screened from the
neighborhood by a minimum 6-foot wooden fence. Further, since the site planning is
severely constrained on the property, any additional parking will remove landscaped areas
and potentially make the parking lot more visible to Cleo Avenue.
Resolution No. EXC-2011-06 June 14, 2011
c.The exception to be granted is one that will require the least modification and the minimum
variance to accomplish the purpose. The exception request amounts to a difference of only
four stalls for four houses.
d.The proposed exception will not result in significant impacts to neighboring properties. The
project has little potential for increased parking demand and the requested exception
amounts to only four parking stalls. Periodic extra demands by guests of residents can be
accommodated by available street parking in the cul-de-sac.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this
matter, the Exception to the Parking Ordinance is hereby recommended for approval.
That the subconclusions upon which the findings and conditions specified in this Resolution are based
are contained in the Public Hearing record concerning Application EXC-2011-06, as set forth in the
Minutes of the Planning Commission Meeting of June 14, 2011 and are incorporated by reference herein.
PASSED AND ADOPTED this 14th day of June 2011, at a Regular Meeting of the Planning Commission
of the City of Cupertino by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
___________________________
Aarti Shrivastava Winnie Lee, Chair
Director of Community Development Planning Commission
G: /Planning/PDREPORT/RES/2011/EXC-2011-06res.doc