DIR-2012-37b CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Commissioners
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From: Aarti Shrivastava, Director of Community Development �
Prepared by: George Schroeder, Assistant Planner
Date: October 31, 2012
Subject: Director's Minor Modification, DIR-2012-37, to a previously approved Use Permit (U-
1976-06), to allow the conversion of 151 square feet of existing attic space to habitable
space and a 37 square foot second floor porch overhang at an existing residence in a
Planned Development zoning district located at 10163 Miner Place.
Chapter 19.132 of the Cupertino Municipal Code allows for administrative
approval of minor changes in a project. The Director reports his decision to the
City Council and Planning Commission in time to allow an appeal of the
decision within fourteen calendar days.
DISCUSSION
The applicant, John McGuigan, is requesting approval to convert approximately 151 square
feet of existing high-volume attic space to habitable living space, as well as extend the front
attic wall to create a front porch overhang. The existing high-volume single-story homes on
Miner, Parlett, and Virginia Swan Place were originally approved by the City in 1976 as part of
a planned development rezoning (Z-1976-09), tentative map (TM-1976-10), and use permit (U-
1976-06). There have been a few applications over the years in this planned development
neighborhood to convert high volume attic space into habitable space. The applicant
previously obtained a Director's approval in 1997 (DIR-1997-14) to add 56 square feet to the
rear of the first floor and convert 367 square feet of attic space to habitable space.
Floor Area
The project proposes to infill an existing attic area to accommodate additional habitable space
primarily for storage purposes. The existing front attic wall is proposed to be extended
approximately four feet forward to create a front porch overhang, which will not be accessible
from the converted attic area. Other than this proposed exterior modification, the height and
bulk of the residence will remain the same.
DIR-2012-37
10163 Miner Place Page 2
The site is located in a Planned Development zone with R1 intent. Since 2005, first floor
interior areas higher than 16 feet (measured from finish floor to top of roof rafters, regardless
whether there is a ceiling between) are counted twice towards floor area in the R1 zoning
district. The converted attic area is not double-counted given that the property is in a Planned
Development zoning district, the overall height and bulk is not being increased (other than the
front attic wall overhang, which is counted towards floor area), and the homes in this area
were built prior to this particular regulation taking effect. The existing and proposed floor area
ratio for the project is less than 45 percent of the net lot area.
The site and elevation plans were circulated to the adjacent property owners for a two-week
review period. No comments were received by the City. This neighborhood does not have a
homeowner's association.
ACTION
The Director of Community Development deems the modification minor and approves the
project with the following conditions of approval:
1. APPROVED EXHIBITS
Approval is based on exhibits titled: "Addition To/Remodel Of: The McGuigan Residence,
10163 Miner Place, Cupertino, CA 95014," prepared by John McGuigan, and consisting of
sheets 1, 2, 3, and 4, respectively; except as may be amended by the conditions contained in
this resolution.
2. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain the necessary building
permits for the installation of the aerials and associated equipment.
3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other exactions.
You are hereby further notified that the 90-day approval period in which you may protest
these fees, dedications, reservations, and other exactions, pursuant to Government Code
Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying
with all of the requirements of Section 66020, you will be legally barred from later
challenging such exactions.
DIR-2012-37
10163 Miner Place Page 3
T'his approval of the modification is effective October 31, 2012. The fourteen calendar day appeal
period will expire on November 14, 2012.
Enclosure:
Plan set
G:\Planning\PDREPORT\DIRreports\2012\DIR-2012-37.doc
Date:09/2012
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J.MeCsU1CsAN-OWNER � GOVER
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Date:09/2012
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This Area Was Not Previously Permitted. It Was Built As A Work Area And
To Hold Construction Materials During The Addition Of The 2 Existing Work
Rooms Added In 1997. The Floor Joists And Plywood Sub-Flooring Are An
Extension Of The Identical Structure Under The Two Previously Permitted
Work Rooms,And Were Viewed During Inspections.
This Fixture To Be Added.
The Other 3 Fixtures Need To �
Be Relocated After New Ceiling
Joists And Sheetrock Are Added.
The Other 3 Light Fixtures,Switch
and The Outlet are"As Build"
and Not Previously Permitted.
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Finished Attic Addition 7'-6"+Ceilinq Height=150.5 Sq. Ft.
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1 st Floor ' 9 '
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itops At Livingroom Ridgeline
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' Window Added ere ; A � Existing ;
, � Existing Front Overhead Stora e
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;I,; ' of Attic Is Here Area Inside The !
! �,New Front Garage. This Will ��,
�;I of Attic Is Here. i'Existing Plumbing Vent Be Sealed With A
� !�,All Siding and Architectural�From Garage Sink. This 1 Hour Membranr(here) �'
�— ----- - -Features To Be IdenticaL i Does Not Move. No Other In The Garage. It �
IPlumbing To Be Installed In Will Be Accessable �,
Finished Attic Space From Finished Attic I�
;! Space
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10°�X 151 SQ�T.=15'SQF7,LIG�+?REQJIREp d 9 5Q�1.vENTILATIGN REQUfRED.
2X5 OPERABLE BKYLIGHT.2X�=�XEC 5K7UCsHT=I�SQ-T.LIGNT
AtiD IC SQ.F?,vEN?ILA'iON.
Date:09l2012
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