DRC Summary 11-06-08
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To:
Mayor and City Council Members
Planning Commissioners
From:
Steve Piasecki, Director of Community Development
Date:
~ovember10,2008
Subj:
REPORT OF DESIG~ REVIEW COMMITTEE FI~AL DECISIO~S MADE
~ovember 6, 2008
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
EXC-2008-16; Quynh Tran (Vazindel residence), 18861 Barnhart Avenue
Description
Exception request to construct a one-car garage where a two-car is required by
the Ordinance at an existing single family residence
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective ~ovember 6, 2008. The fourteen-calendar day appeal will expire on
~ovember 24, 2008.
Enclosures:
Design Review Committee Report of ~ovember 6, 2008
Resolution ~o. 283
Plan set
G:planning/Drcj110608 summaryletter.doc
To:
Froln:
Subject:
Location:
Design Review Committee
Leslie Gross, Assistant Planner
Application: EXC-2008-16
18861 Barnhart Avenue
Date: November 6, 2008
Project Description: Exception to construct a one-car garage where a two-car garage is
required by ordinance at an existing single-family residence.
RECOMMENDATION:
Staff recommends the Design Review Committee approve EXC-2008-16, based on th~
model resolution.
BACKGROUND:
The project parcel is located along the north side of Barnhart Avenue between Moretti
Drive and Wunderlich Drive. The existing single story home consists' of approximately
960 square feet and a substandard single-car carport. According to the applicant, more
than half of the original carport was illegally converted into living space, leaving only a
small portion as an open parking area. The applicant is requesting an exception to
restore the original carport parking area and construct an enclosed one-car garage when
a two-car garage is required by the Ordinance. The project also proposes a 374 square
foot master suite addition at the rear of the residence.
November 6,2008
EXC-2008-16
DISCUSSION:
The parking ordinance requires four off-street parking spaces (two covered and two
open) for each single-family home. The intent of this ordinance is to free up parking
capacity along the street and to minimize street congestion. However, the City has in
the past approved exceptions to allow single car garages within neighborhoods with
predominate patterns of single car garages and/ or if there are special physical
constraints that preclude the construction of a two-car garage.
The proposed project is located in a neighborhood with a predominate pattern of single
car garages/ carports. Further, to construct a new' two car garage would require the
following:
. Significant reconfiguration of the existing floor plan
. Relocation of the existing front entrance to the house
. The removal of an existing mature street tree
Consequently, the applicant has deemed the two-car garage option to be impractical
and economically infeasible. For these reasons, staff supports the exception request.
Findings for Exception
Per Section 19.28.110 of the R1 Ordinance, the Design Review Committee may grant an
exception based upon the following findings:
A. Literal Enforcement of the provisions of this chapter will result in restrictions inconsistent
with the spirit and intent of this chapter
The proposed single-car garage is consistent with the neighborhood pattern. In
addition, the project will mitigate the existing illegal non-conforming garage
conversion.
B. The granting of the exception will not be injurious to property or improvements in the area,
nor detrimental to the public health, safety, or welfare
The proposed single-car garage is compatible with the established single car
garage/ carport pattern of the neighborhood and will enhance the look of the
neighborhood.
C. The exception to be granted is one that will require the least modification of the prescribed
regulation and the minimum variance that will accomplish the purpose
See A & B.
2
November 6, 2008
EXC-2008-16
D. The proposed exception will not result in significant impacts to neighboring properties
See A & B.
Approved by: Gary Chao, City Planne~
Prepared by: Leslie Gross, Assistant P~r -,
Enclosures:
Model Resolution
II" X 17" Plan Set
3
EXC-2008-16
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 283
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
TO CONSTRUCT A ONE-CAR GARAGE WHERE A TWO-CAR
GARAGE IS REQUIRED BY ORDINANCE AT AN EXISTING SINGLE-
FAMILY RESIDENCE.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2008-16
Bahram Baron Vazindel
18861 Barnhart Avenue
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application to construct a one-car garage where a two-car garage is required by
ordinance at an existing single-family residence.
WHEREAS, the Design Review Committee finds that the changes are beneficial and
compatible with the surrounding area;
1. Literal Enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter
The proposed single-car garage is consistent with the neighborhood pattern. In
addition, the project will mitigate the existing illegal non-conforming garage
converSIon.
2. The proposed development will not be iniurious to property or improvements in the area,
nor detrimental to the public health, safety, or welfare
The proposed single-car garage is compatible with the established single car
garage/ carport pattern of the neighborhood and will enhance the look of the
neighborhood.
3. The exception to be granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose
Resolution No. 283
Page 2
EXC-2008-16
November 6, 2008
See A & B.
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties
See A & B.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the Application No. EXC-2008-16, is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this
Resolution are based and contained in the public hearing record concerning Application
EXC-2008-16 as set forth in the Minutes of the Design Review Committee Meeting of
November 6, 2008, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on the plan set submitted by the applicant titled "Vazindel
Residence, Master Bed Room & Garage Addition, 18861 Barnhart Avenue,
Cupertino CA 94306-2439", consisting of six sheets, dated "September 15, 2008",
except as may be amended by the Conditions contained in this Resolution.
2.
3. EXCEPTION APPROVAL
Approval is hereby granted for the construction of a one-car garage where a two-
car garage is required by ordinance at an existing single-family residence.
4. SINGLE CAR GARAGE COVENANT
The property owner shall record a covenant on this property to inform future
property owners that the approval of the single car garage is limited to Application
No. EXC-2008-16, and shall not apply to any future development proposals on site.
The precise language will be subject to approval by the Director of Community
Development. Proof of recordation must be submitted to the Community
Development Department prior to final occupancy of the residence.
5. INTERIOR GARAGE CLEARANCE
The enclosed single car garage shall consist of an internal area encompassing one
parking space measuring 10 feet by 20 feet, and shall provide an unobstructed area
between six inches from finish floor up to six feet from finished floor. Relocation of
the water heater into the single car garage shall meet proper clearance and building
code requirements.
Resolution No. 283
Page 3
EXC-2008-16
November 6, 2008
6. EXTERIOR MATERIALS
All new exterior materials shall match the existing residence in type, style, finish
and color.
7. NOTICE OF FEES, DEDICATIONS, RESERV A TIONS 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) (I), 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.
PASSED AND ADOPTED this 6th day of November 2008, at a Regular Meeting of the
Design Review Committee of the City of Cupertino, State of California, by the following
roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chairperson Giefer, Rose
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
I s I Gary Chao
Gary Chao
City Planner
I s/Usa Giefer
Usa Giefer, Chair
Design Review Committee
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