101-CC Staff Report.pdf COMMUNITY DEVELOPMENT DEPARTMENT
CITY HALL
10 10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
TELEPHONE: (408) 777-3308 www.cupertino.org
CITY COUNCIL STAFF REPORT
Meeting: July 5, 2011
Six lot subdivision with four new, two-story, single family homes proposed on Cleo Avenue
(APN 362-31-004) by Habitat for Humanity
Subject
The Planning Commission recommended that the City Council approve the tentative subdivision
map, development permit, architectural and site approval, and parking exception for four, two-
story single-family homes on Cleo Avenue.
Recommended Action
Applications: TM-2011-01, DP-2011-02, ASA-2011-06, EXC-2011-06
Description
Applicant: Chris Weaver (Habitat for Humanity)
Property Owner: City of Cupertino/Habitat for Humanity Silicon Valley
Location: Terminus of Cleo Avenue (APN 362-31-004)
Application Summary:
1. Tentative Map (TM-2011-01) to allow the subdivision of 0.3 acre into four lots and two
common area lots for a single family residential development,
2. Development Permit* (DP-2011-02) to allow the development of four single-family
residences on 0.3 acre,
3. Architectural and Site Approval (ASA-2011-06) for four, two-story single-family dwellings
on 0.3 acre,
4. Parking Exception (EXC-2011-06) to allow a parking ratio of two open stalls per dwelling, in
lieu of the required 2.8 stalls (garage and open) per dwelling, based on a small lot, single-
family residential development.
*One of the required planning permits for residences in the planned development residential
zoning district is the development permit, not a use permit. The Planning Commission resolution
was corrected to fix this oversight.
Project Data:
General Plan Land Use Designation Medium Density Residential (10-20 dwellings/ acre)
Zoning Designation P(Res) – Planned Residential Development
Environmental Assessment Categorically Exempt
Lot Size 13,212 square feet, 0.3 acre
Existing Land Use Vacant
Proposed Land Use Single-Family Residential
Proposed Residential Density 13.33 dwellings/acre
Proposed Parking 8 spaces
Required Parking (2.8/dwelling) 8 garage spaces+4 open spaces=12 spaces
Building Height 2 stories, 26 feet
Private Lots Common Area Lots
Lot Designation 1 2 3 4 A B
Lot Size (sq. ft.) 1,483 1,633 1,511 1,394 5,134 2,057
Dwelling Plan # 1 2 2 1 - -
Dwelling Size (sq. ft.) 1,009 972 972 1,009 None None
Total Floor Area Ratio 30%
Background
Discussion
In 2005, the City acquired CALTRANS-owned, excess property on Cleo Avenue in order to
develop an affordable housing project. The City used Housing Mitigation fees to pay for the
property. In 2007, the City issued a Request for Proposals to affordable housing developers and
selected Habitat for Humanity Silicon Valley to construct four single-family homes for low to
very low income Cupertino households. The City rezoned the property and set aside Community
Development Block Grant funds to fund predevelopment costs.
Planning Commission
On June 14, 2011, the Planning Commission reviewed and unanimously recommended approval
of the four unit, single-family residential development (Attachments A, B & C). Key Planning
Commission topics of discussion are summarized as follows:
• Fire engine access
• Refuse pick up logistics
• Impacts on adjacent properties
• Common area maintenance program
• Buyer selection process for the homes
• General parking considerations
For additional details, please refer to Attachment C for the draft Planning Commission hearing
minutes.
Parking Considerations
The applicant requests a parking exception to reduce the parking requirement from 2.8 stalls per
unit (12 stalls: 8 enclosed, 4 open) to 2.0 stalls per unit (8 open). The Planning Commission
agreed with the applicant that the size and shape of the lot, and CALTRANS easement across the
property, prohibit the addition of more parking without cutting into the landscape areas needed to
buffer the homes from the parking lot and screen the parking lot from Cleo Avenue.
The City has approved projects with less parking stalls per unit that are commensurate with the
smaller unit sizes. In addition, parking requirements for other cities (San Jose and Mountain
View) are also set at two or less stalls per unit for small lot single-family developments,
townhomes, and 2-bedroom dwellings.
The Planning Commission supports the applicant’s request and recommends that the Council
approve the project as proposed. Please review Attachments B (Planning Commission Staff
Report) and C (Draft Commission Meeting Minutes) for more detailed discussion.
Public Comments
A member of the public stated that the project should provide the full, code-required parking on
the property if there is space on the property to accommodate it. The development will have
guest parking demands and should not rely on street parking.
Public Outreach & Notification
In addition to the City’s public hearing noticing, the applicant held two neighborhood meetings
for property owners within a 300-foot radius and other interested parties.
Environmental Review
The project is categorically exempt from the California Environmental Quality Act (CEQA) and
the National Environmental Policy Act (NEPA) as a small, infill project. Project does not result
in any significant effects related to traffic, noise, air quality, hazardous materials or water
quality. Construction materials will ameliorate interior noise to City standards.
_____________________________________
Prepared by: Colin Jung, AICP, Senior Planner
Reviewed by: Gary Chao, City Planner; Aarti Shrivastava, Community Development Director
Approved for Submission by:
Attachments:
David W. Knapp, City Manager
A: Planning Commission Resolution Nos. 6637, 6638, 6639 and 6640
B: Planning Commission Staff Report dated June 14, 2011
C: Planning Commission Draft Meeting Minutes dated June 14, 2011
D: Plan Set