DRC Summary 031705
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:
March 18, 2005
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
March 17, 2005.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
EXC-2005-05; Umesh Hiriyannaiah, 18685 Hanna Drive
Description
Parking Exception to allow a two-car tandem garage on a single-family lot.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective March 17, 2005. The fourteen-calendar day appeal will expire on March
31, 2005.
Enclosures:
Design Review Committee Report of March 17, 2005
Resolution No. 205
Approved Plans
G:planninglDrcj031705 summaryletter.doc
To:
From:
Subject:
Location:
Design Review Committee
Colin Jung, Senior Planner
Application: EXC-2005-05
18685 Hanna Drive
Date: March 17,2005
Project Description: Exception to Chapter 19.100 of the Cupertino Municipal Code to allow
a tandem parking garage in an R-l zoning district.
RECOMMENDATION:
Staff recommends approval of EXC-2005-05, based on the model resolution.
BACKGROUND:
The subject site is an irregularly shaped corner lot at Hanna and Wunderlich Drives.
Three sides of this lot face a street. The front and street side yards face Hanna Drive,
and the rear yard faces Wunderlich Drive. The one-story house is situated along the
western interior property line and the oversized, one-car, detached garage is located
directly east with the driveway curb cut on Hanna Drive.
.
Subject
Site
DISCUSSION:
The applicant wishes to demolish the existing garage and build a 515 square foot,
attached, 2-car tandem garage with a bathroom, instead of a standard, two-car wide
garage. Staff supports the tandem garage proposal because the unusual shape of the
buildable portion of the lot places unusual hardships on the homeowner (See Exhibit B).
2
If a 2-car wide garage was situated near the front, the garage wall would be located too
close (6-7 feet away) to the front of the house. If a 2-car wide garage was pushed
toward the rear of the lot, it would further marginalize the rear yard, which is already
diminished by fence regulations and the corner sight triangle. It would also create an
extra long and unnecessary driveway apron.
The Design Review Committee may grant a parking exception to allow a tandem
parking garage if it makes all of the following findings (CMC Section 19.100.060 (B) (1-
4)). Staff comments are in italics.
1. The literal enforcement of this chapter will result in restrictions inconsistent with
the spirit and intent of this chapter.
Response: The purposes of the chapter is to regulate the parking of vehicles which are
unslightly, oversized, or which are detrimental to property values or the peace and enjoyment
of neighboring property owners or residents and establish regulations pertaining to the
design and number of off-street parking spaces for different zoning districts.
A 2-car wide garage would be too close to the front of the house or would create an
unnecessarily long driveway to the garage. (See Exhibit B).
2. 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.
Response: The garage addition will comply with R-l single-family setbacks, safety sight
triangle for uncontrolled intersections and the driveway curb cut will be located at a safe
distance from the intersection.
3. The exception to be granted is one that will require the least modification and the
minimum variance to accomplish the purpose.
Response: The minimum size of a tandem garage should be 41' by 11' (measured exterior wall
to exterior wall). There is adequate space for the proposed garage, which is only one foot
wider than the minimum.
4. The propose exception will not result in significant impacts to neighboring
properties.
Response: The conditions of approval require the applicant to provide a two-car wide
driveway apron in front of the garage. Windows will be required to visually break up the
length of the tandem garage wall and the roof style should match the house.
Enclosures:
Model resolution, Exhibit A: Site Plan
Exhibit B: Alternative locations for a two car-wide garage.
Submitted by: Colin Jung, Senior Planner
Approved by: Ciddy Wordell, City Planner
g:/planning/DRC/staff rep/2005/EX C- 2005-05 _ SR.doc
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PROJECT DATA
Owners: Umesh and Jayan!hi Hiriyannaiah. Address: 18685 Hanna Drive, Cupertio, CA 95014
Assesor's Parcel Number: 375-29-07
Square Foolage: Existing· 297 Sq. FI. Proposed addition: 310 Sq. FI.
LEGEND
PROPERrYLINE
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GRADING NOTES:
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OF WORK - Garage Remodel
Exhibit B
ROJECT DATA
on: l/mesh and Jayanlhl HIIIyamaIah. JIIIIIcfJeI¡s; 186ß5 Hama Drive, CUpeftIo, CA 95014
Parcel Number: 3TS.2i--07
Foolag1l:Exlldng.297Sq.Fl~;dIiIion:31()Sq.fL
LWEND
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2-Car Wide Garage Alternative 1
2-Car Wide Garage Alternative 2
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EXC-2005-05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A PARKING EXCEPTION TO ALLOW A TANDEM
PARKING GARAGE FOR 18685 HANNA DRIVE IN ACCORDANCE
WITH CMC SECTION 19.100.060(B)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2005-05
Umesh Hiriyannaiah
18685 Hanna Drive
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a Parking Exception, as described in this Resolution; and
WHEREAS, the Design Review Committee finds that the changes are beneficial and
compatible with the surrounding area;
1. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of this title, in that a standard two car-wide
garage would be too close to the house or result in an unnecessarily long
driveway;
2. That the granting of the exception will not result in a condition which is
materially detrimental to the public health, safety, or welfare. The tandem
garage will comply with Rl single-family building setbacks, safety sight triangle
for uncontrolled intersections and the driveway curb will be located at a safe
distance away from the intersection; and
3. That the exception to be granted is one that will require the least modification of
the prescribed regulations and the minimum variance that will accomplish the
purpose. There is adequate space for a tandem garage which will be only one
foot wider than the minimum size; and
4. The propose exception will not result in significant impacts to neighboring
properties. As conditions of approval a two-car wide driveway in front of the
Resolution No,
Page 2
EXC-2005-05
March 17, 2005
garage will be required, and windows or architectural features will be required
to visually break up the length of the tandem garage wall.
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-2005-05, is hereby approved; and
That the subconc1usions upon which the findings and conditions specified in this
Resolution are based and contained in the public hearing record concerning Application
EXC-2005-05 as set forth in the Minutes of the Design Review Committee Meeting of
March 17, 2005, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: " Garage Remodel, Umesh and Jayanthi
Hiriyannaiah. Address: 18685 Hanna Drive, Cupertino, CA 95014" dated
2/17/2005, except as amended by this resolution.
2. 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.
3. DRIVEWAY APRON
The applicant shall provide a two-car wide driveway apron.
4. TANDEM GARAGE DESIGN
The applicant shall add windows to the outward facing wall of the garage and the
roof style shall match the house. Garage design shall be reviewed and approved by
staff at the building permit stage.
Resolution No.
Page 3
EXC-2005-05
March 17, 2005
PASSED AND ADOPTED this 17th day of March 2005, 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:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Ciddy Wordell
City Planner
Marty Miller, Chairperson
Design Review Committee
G: PlanningjDRCjResj2005jEXC-2005-05
EXC-2005-05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 205
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A PARKING EXCEPTION TO ALLOW A TANDEM
PARKING GARAGE FOR 18685 HANNA DRIVE IN ACCORDANCE
WITH CMC SECTION 19.100.060(B)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2005-05
Umesh Hiriyannaiah
18685 Hanna Drive
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a Parking Exception, as described in this Resolution; and
WHEREAS, the Design Review Committee finds that the changes are beneficial and
compatible with the surrounding area;
1. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of this title, in that a standard two car-wide
garage would be too close to the house or result in an unnecessarily long
driveway;
2. That the granting of the exception will not result in a condition that is materially
detrimental to the public health, safety, or welfare. The tandem garage will
comply with Rl single-family building setbacks, safety sight triangle for
uncontrolled intersections and the driveway curb will be located at a safe
distance away from the intersection; and
3. That the exception to be granted is one that will require the least modification of
the prescribed regulations and the minimum variance that will accomplish the
purpose. There is adequate space for a tandem garage which will be only one
foot wider than the minimum size; and
4. The propose exception will not result in significant impacts to neighboring
properties. As conditions of approval a two-car wide driveway in front of the
Resolution No. 205
Page 2
EXC-2005-05
March 17, 2005
garage will be required, and windows or architectural features will be required
to visually break up the length of the tandem garage wall.
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-2005-05, 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-2005-05 as set forth in the Minutes of the Design Review Committee Meeting of
March 17, 2005, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: " Garage Remodel, Umesh and Jayanthi
Hiriyannaiah. Address: 18685 Hanna Drive, Cupertino, CA 95014 ", except as
amended by this resolution.
2. 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.
3. DRIVEWAY APRON
The applicant shall provide a two-car wide driveway apron.
4. TANDEM GARAGE DESIGN
The applicant shall add windows to the outward facing wall of the garage and the
roof style shall match the house. The bathroom size shall be limited to
accommodate only a half-bath. The minimum length of the garage shall be 41 feet
measured exterior wall to exterior wall. Garage design and landscaping screening
of garage wall shall be reviewed and approved by staff at the building permit stage.
Resolution No. 205
Page 3
EXC-2005-05
March 17, 2005
PASSED AND ADOPTED this 17th day of March 2005, 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: Commissioner Giefer and Chairperson Miller
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
/s/ Ciddy Wordell
Ciddy Wordell
City Planner
/ s/ Marty Miller
Marty Miller, Chairperson
Design Review Committee
G: Planning/DRC/Res/2005/EXC-2005-05
SCOPE OF WORK - Garage Remodel
Exh,'b;t: A
PROJECT DATA
Owners: Umesh and Jayanthi Hiriyannaiah. Address: 18685 Hanna Drive, Cupertio. CA 95014
Assesor's Parcel Number: 375-29-07
Square Footage: Existing - 297 Sq. Ft. Proposed addition: 310 Sq. Ft.
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LEGEND
PROPERTY LINE
SET BACK
(E) BOARD FENCE
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NO DRAINAGE WORK, ALL EXISTING DRAINAGE TO REMAIN
GRADING NOTES:
24.75' PROPERTY LINE
1. Contact Public Works, 777-3104. for drainage and final grade
inspection, which includes drain lines and roof drains/down spout.
2. Contractor is responsible for dust control and insuring the area
adjacent to the work is left in a clean condition.
3. The contractor shall review standard Detail 6·4 on tree protection
prior to accomplishing any work or removing any trees.
4. Utilize Best Management Practices (BMP's), as required by State
Water Resources Control Board, for ANY activity, which disturbs soil.
5. All roof drains and/or down spouts shall be drained sheet flow 2 %
away from the building and may be collected by drainage inlet connect
to public storm dmin facility. If and only if the drainage is in the
hillside area can the water be directly connected to the public storm
drain.