1-V-96CITY OF CUP ERTI NO
10300 Torre Avenue, Cupertinno, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: 1-`I-96 Agenda Date: April 9, 1996
Applicant. Dan Askorinam
Property Owner: Dan Askorinam
Property Location: 10496 Byrne Avenue, northeast corner of Byrne and McClellan Rd.
Residential Project Data. -
General Flan Designation: Residential, 0 - 4.4 dwellings/ gr. ac.
P rezoning Designation: pre-RI-7.5
Gross Acres: 0.26 acres (to centerline of street)
Existing Parcel Area.- 79 511 sq. ft.
Public Dedication Area: 1,844 sq. ft.
Net Parcel Area- 5,667 sq.. ft. .
Existing Maximum Building Area (.45 FAR): 2,550 sq. ft.
Proposed Maximum Building Area (o 55 FAR): 3,116 sq. ft.
Environmental Assessment: Categorically Exempt, Class 3-new construction of small
structures
Application Summary: VARIANCE request to allow the construction of a 3,095 square
foot single family residence with`a floor area ratio (FAR) of .55 in lieu of the required .45
FAR
BACKGROUND:
The applicant owns a single-family residence in the unincorporated portion of Monta
Vista. He proposes to demolish the existing drivelling and redevelop the site with a larger
dwelling. Because Morita Vista was subdivided in the county in the late 1900's, the
existing, narrow roadway widths do not meet Cupertino street standards. New
development, like the proposed project, is required to annex to the City and dedicate and
improve sufficient land area to meet the City's street plan for Morita Vista.
Because this is an unimproved corner lot, land dedications are required for the widening
of both McClellan road and Byre Avenue. This dedication amounts to 25% of the
existing parcel area. The request is for a variance from the maximum floor area ratio to
allow a larger dwelling than would. normally be allowed for a lot of this size.
The lot is surrounding by other single-family residences except on the south where there
is a high school across McCllelan Road.
DISCUSSION-.
To grant a variance the approving body must make three State -mandated findings. The
findings are written below in boldface with staff s project comments in italics. The
applicant's response to each finding is depicted in Exhibit A. The applicant's supporting
plat map, site plan and elevations are also included as Exhibits B, C and D.
Application No. 1-V-96 April 9, 1996
page -2
Variance Findings
fo That there are exceptional or extraordinary circumstances or conditions
applying to the land, building or use which do not apply generally to land, buildings
and/or noses in the same district.
Staff response: There is nothing exceptional or extraordinary about this corner lot.
Corner lots exist throughout the City. Unimproved, corner lots are; by their nature,
assumed to grant a greater proportional area for street dedication because they front on
two streets. Exhibit E shows the location of unimproved corner lots in the vicinity and
their potential land dedications. In numerous instances, improved corner lots would he
created with areas equivalent or less than the project lot which demonstrate the
unexceptional circumstances of this lot.
2. That the granting of the application is necessary for the preservation and
enjoyment of substantial property nights of the petitioner.
Staff response:• After dedication, there is a net parcel area of 5, 667 square feet which is
considered a buildable lot area by R-1 zoning standards. The maximum building area of
2,550 square feet can be accommodated within the setbacks and meet all other zoning
standards. This maximum size house would be larger than most houses in the district.
3. That the granting of such application will not, under the circumstances of the
Ak particular case, materially and adversely affect the health and safety of persons
residing or working in the neighborhood of the applicant's property, and will not,
Under the circumstances of the particular case, he materially detrimental to the
public welfare or injurious to property or improvements in said neighborhood.
Staff response: The applicant can comply with all of the other zoning standards: parking,
setback, yarn' area, building coverage, etc. even with the higher FAR of'.55. A new
residence on this lot would be an enhancement to the area and would not detrimentally
affect the health, safety and welfare of the public nor would it be injurious to property or
improvements in the area. Improvement of the lot would improve traffic safety at this
intersection.
RECOMMENDATION:
The application meets only one of the required three findings, so staff recommends
denial of the variance application, 1-V-96.
EncRosurese
Exhibit A: Applicant's Variance Findings Exhibit C`. Site Plans (2)
Exhibit B: Variance Plat Map Exhibit D: Conceptual Elevations
Exhibit E: Area Maps of Unimproved Corner Lots
Prepared by: Colin Jung, Associate Planner
Approved by: Ciddy Wordell, City Planner
EXHIBIT A
FINUNGS FOR A VARIANCE APPLICATi a
APN TO INCREASE THE FAR FROM 0.45 TO 0.55
12
The applicant, Mr. Askari, is proposing to construct a single family residence with a floor area
of 3,095 square feet. For a floor area ratio (FAR) of 0.45, this size structure requires the lot to
have a net area of 6,878 square feet which is less than the parcel's gross area of 7,511 square
feet but more than the net area of 5,667 square feet. Therefore, the applicant is asking for a
variance from the maximum FAR of 0.45 to a FAR of 0.55. The following discussion presents
statements pertaining to APN 357-14-012 that support approval of the applicant's request:
1. The parcel has exceptional conditions that do not apply to other property in the same
district since it is located on the Southeast corner of the intersection of McClellan Rd. and
Byrne Ave. In order to construct a new structure on the parcel, a dedication for public right-
of-way will be required along the frontage of both streets inconjunction with a curved area. at
the street corner. This dedication, 1,844 square feet, results in a significant 25% reduction of
the parcel's area. Other parcels in the area front only on one street; if the dedication were
limited to a strip of land ten feet wide on Byrne Avenue, the reduction in the area would only
be 10%.
2. The granting of the application is necessary for the preservation and, enjoyment of a
substantial property right and to prevent unreasonable property loss or unnecessary hardship
since the applicant is already yielding 25% of his property for a public dedication. With the
price of land in the area at a premium, the only way that he can preserve the property value is
to construct a residence with a floor area of 3,095 square feet. He is not asking fora variance
to the setback requirements nor the allowable lot coverage of 40% of the net lot area.
Therefore, there will be room for a yard area and landscaping.
3. The granting of the application will not be detrimental or injurious to property in the
vicinity and will not be detrimental to the public health, safety and general welfare nor
convenience since the applicant intends to comply with the setback and lot coverage
requirements. All construction will meet the governing building codes and will be connected
to the Cupertino Sanitary Sewer District's facilities and to the Cupertino Water system. The
replacement of the existing structure with the proposed residence will be an enhancement to
the area.
2
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EXISTING STRUCTURE
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APN 357-14-10
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EXISTING STRUCTURE
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RIGHT OF WAY DEDICATION
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10300 Torre Avenue
Cupertino, CA 95014
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o[ (408) 777-3308
�-�ehio FAX (408) 777-3333
Community Development Department
April 11, 1996
Mr. Dan Askorinam
1252 Ridgeline Court
San Jose, California 95127
SUBJECT: DIRECTOR OF COMMUNITY DEVELOPMENT ACTION LETTER I -V-96
This letter confirms the decision of the Director of Community Development, given at the
meeting of April 9, 1996, granting a; variance, according to the enclosed copy of the Director of
Community Development Resolution No. 12.
Please note these conditions carefully. Subsequent submittal of materials for building pen -nits
or other entitlements will be checked for compliance with the conditions listed in the
Resolution; discrepancies may result in processing delays. Please contact our office if you
have questions about this matter.
Please be aware that an appeal of this decision can be made within fourteen calendar days of
the decision. If this occurs, you will be notified of a public hearing which will be scheduled
before the Planning Commission. -
Sincerely, ..
g-7.Colin Jung
Community Development Department
Enclosure
Resolution No. 12
Printed on Recycled Paper
11
CITY OF CUPERTINO
10300 'Torre Avenue, Cupertino, California 95014 (408) 777-3297
To: Chairman and Planning Commissioners
. Mayor and City Councilmembers
From: Robert Cowan, Director of Community Development
Date: April 11, 1996
Subj: REPORT OF TIE REGULAR MEETING OF THE DIRECTOR OF
COMMUNITY DEVELOPMENT
Chapter 19.29 of the Cupertino Municipal Code provides for approval of variances by
the Director of Community Development. The Director reports his decision to the City
Council and Planning Commission in time to allow any Cbuncilmember or Planning
Commissioner to. appeal the decision within fourteen (14) days of the decision.
A\pp➢icationn
Application I-V-96 - Dan Askorinam, 10496 Byrne Avenue.
Des crilptionn
Variance request to allow the construction of a 3,095 sq. ft. single family residence with a floor area ratio
(FAR) of .55 in lieu of the required .45 FAR.
Action
The Director of Community Development granted the variance per the findings in Resolution. No. 12.
Approval is effective April 9, 1996. The fourteen (14) calendar day appeal period will expire on April
23, 1996.
Enclosures:
Resolution No. 12
Staff Report of April 9, 1996
Exhibit A: Applicant's Variance Findings
Exhibit B: Variance Plat Map
Exhibit C: Site Plans (2)
Exhibit D: Conceptual Elevations
Exhibit E: Area Maps of Unimproved Comer Lots
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