HomeMy WebLinkAbout05-017 Bischoff Garage Conv-CUP
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: November 22, 2005
SUBJECT:
A TT ACHMENTS: 1.
RECOMMENDATION: 1.
2.
3.
4.
PROJECT DESCRIPTION:
Public Hearing - PA 05-017 (Adjudicatory Action) Bischoff Garage
Conversion Conditional Use Permit to convert an existing two-car
residential garage into living space at 7609 Landale Avenue
Report Prepared by, Mamie R. Nuccio, Associate Planner
2.
3.
4.
Resolution denying a request for a Conditional Use Permit to convert
an existing two-car residential garage into living space
Project Plans
Site Photographs
Aerial Photograph
Open the public hearing and hear Staff presentation.
Take testimony from the Applicant and the public.
Close the public hearing and deliberate.
Adopt a Resolution (Attachment 1) denying a request for a
Conditional Use Permit to convert an existing two-car residential
garage into living space at 7609 Landale Avenue.
The Applicant, Michael E. Bischoff is requesting approval of a Conditional Use Permit to allow the
conversion of an existing two-car garage into residential living space at 7609 Landale Avenue. The 20-
foot by 20-foot garage space required by the Off-Street Parking and Loading Regulations of the Zoning
Ordinance would be converted into living space, and the two driveway spaces would be used to
accommodate the required parking.
The residence is a single family detached dwelling located within an R-l, Single Family Residential
Zoning District. Similar single family detached dwellings surround the property to the east, west and
south; Dublin Elementary School is located north of the property (See Attachment 4).
ANALYSIS:
The property at 7609 Landale Avenue is approximately 6,999 square feet (.16 acres) in size. The existing
±1,321 square foot, single story home was constructed in 1960 and has 4 bedrooms, 2 full baths, and an
attached, ±396 square foot two-car garage. The proposed conversion of the existing two-car garage into
living space would include a utility room for a water heater, furnace, washer and dryer; a closet; a
bathroom; and, a kitchen. The remainder of the area would be open and is proposed to be used as a
weight/workout/recreation room and a possible future in-law unit (See Attachment 2). The proposed
COPIES TO: Applicant/Property Owner
File, PA 05-017
ITEM NO.: 8. 2
G:\PA#\2005\05-017 Bischoff Garage Conversion\PC\PCSR JB Comments.doc
Parking Requirements
The City's Zoning Ordinance allows the conversion of a garage to residential living space by way of a
Conditional Use Permit as long as two full-size parking spaces can be provided elsewhere on the lot and
provided the conditional use permit findings can be made. The Applicant proposes to provide two
parking spaces in the driveway.
A full-size parking space is 9-feet in width and 20-feet in length therefore the minimum area required for
two, full-size parking spaces is 18-feet in width and 20-feet in length. The area of the driveway after the
proposed 36 square foot addition would be approximately 22-feet in width and 21-feet in length and
would meet the minimum area required for two, full-size parking spaces.
Architecture
The existing residence is a 1960's, suburban style single family detached dwelling with a red tiled roof
and gable end detailing. The home has a stucco finish, painted white with a rust colored trim on the
eaves, window surrounds and the frame of the garage door. Wood accents on the garage door are also
painted a rust color (Attachment 3).
The proposed changes to the front elevation include the replacement of the existing tilt up garage door
with a solid wall. The exterior wall would be finished and painted to match the existing home. An 8-foot
by 4-foot window would be located in the center of the new wall. This window would provide light and
air to the converted living space and would also act as an emergency egress point. To the west of this
window a smaller window is proposed. This window would be located above a proposed kitchen sink.
A new gabled eave would be constructed over the converted living space to provide shade over the east
facing windows. The roof would be tiled to match the existing residence.
Conditional Use Permit
Chapter 8.12, Zoning Districts and Permitted Uses of Land and Chapter 8.76 Off-Street Parking and
Loading Regulations allow for the conversion of residential garages into living space by means of a
Conditional Use Permit and the Planning Commission is the decision making body for such requests.
In order for the Planning Commission to approve a request for a Conditional Use Permit for a garage
conversion, the Planning Commission must make all of the following findings:
A. The proposed use and related structures is compatible with other land uses,
transportation and service facilities in the vicinity.
B. The proposed use will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and welfare and
will not be injurious to property or improvements in the neighborhood.
C. There are adequate provisions for public access, water, sanitation, and public utilities
and services to ensure that the proposed use and related structures would not be
detrimental to the public health, safety, and welfare.
D. The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed.
E. The proposed use will not be contrary to the specific intent clauses, development
regulations, or performance standards established for the zoning district in which it is
located.
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F. The proposed use is consistent with the Dublin General Plan and with any applicable
Specific Plans.
G. For the conversion of single-family residential garages to living space, architectural
considerations, including the character, scale, and quality of the design, the architectural
relationship with the site and other buildings, building materials and colors, screening
of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project and as conditions of approval in order to ensure
compatibility of the development with the development's design concept or theme and
the character of adj acent buildings, neighborhoods, and uses.
In reviewing the application, it is Staffs opinion that the following finding cannot be made:
G. For the conversion of single family residential garages into living space, architectural
considerations, including the character, scale and quality of the design, the architectural
relationship with the site and other buildings, building materials and colors, screening of
exterior appurtenances, exterior lighting, and similar elements have been incorporated into
the project and as conditions of approval in order to ensure compatibility of this
development with the development's design concept or theme and the character of adjacent
buildings, neighborhoods, and uses.
The proposed conversion of an existing single family residential garage into living space is
not compatible with the design concept of the existing single family dwelling or the
character of adjacent residential dwellings in that the quality of the design, the
architectural relationship with the site and other buildings and the proposed building
materials are inconsistent with single family detached dwellings with attached two-car
garages that make up the character of this neighborhood.
The homes in this residential subdivision were designed with two-car, front-on garages set
back an average of 20 feet from the public right of way with concrete driveways in front.
The proposed conversion of the garage will change the character of the home by the
removal of the garage door and retention of the existing concrete driveway so that it does
not relate well to the site or adjacent properties.
The proposed garage conversion includes the replacement of the existing garage door with
a solid wall with an 8-foot by 4-foot window in the center and a smaller window to the
west. No modifications are proposed to the existing concrete driveway. While the colors
and materials proposed for the new wall and window would match the existing home,
architectural elements have not been incorporated into the design to make it compatible
with the site or adjacent properties. Retaining the garage door would give the home the
appearance that a two car garage still exists making the design more compatible with the
site and adjacent properties. Because two full size parking spaces are proposed to be
provided in the existing driveway the removal of the garage door creates the
incompatibility and warrants architectural detailing to give the appearance that a garage
door still exists. The project does not propose such detailing and as a result does not
relate well to the site or adjacent properties.
Second Unit Regulations
The Project Plans submitted for the proposed garage conversion identify the living space as a future in-
law unit and the floor plan identifies a kitchen within a portion of the converted living space. As such, the
proposed garage conversion also falls within the definition of a Second Unit and must comply with
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Chapter 8.80, Second Unit Regulations. The process for reviewing Second Units is a ministerial process
(i.e. Building Permit), not a discretionary action (i.e. Conditional Use Permit). Because it is a ministerial
process, the proposed Second Unit cannot be considered as part of the action taken on the Conditional Use
Permit for the proposed garage conversion. Should the Applicant wish to establish a Second Unit within
the garage, the Conditional Use Permit request to convert the garage into living space must first be
granted by the Planning Commission; the Applicant would then need to apply for a Building Permit.
Residential Addition
The proposed garage conversion includes a 36 square foot addition to the front of the existing garage.
Additions to residential dwellings are ministerial actions that are reviewed and approved through the
Building Permit process. The proposed residential addition cannot be approved or denied as part of the
Conditional Use Permit request to convert the garage into living space. Should the Planning Commission
decide to approve the request, the Applicant would then need to submit an application for a Building
Permit for the additional square footage.
Environmental Review
This project has been found to be exempt from the requirements of the California Environmental Quality
Act (CEQA) under Section 15270 as CEQA does not apply to projects which a public agency rejects or
disapproves.
CONCLUSION:
Staff concludes that the proposed garage conversion does not meet all the findings required in order to
recommend approval of the Conditional Use Permit request.
RECOMMENDATION:
Staffrecommends that the Planning Commission, I) open the public hearing and hear Staff presentation,
2) take testimony from the Applicant and the public; 3) close Public Hearing and deliberate; 4) adopt
Resolution (Attachment 1) denying a request for a Conditional Use Permit to convert an existing two-car
residential garage into living space at 7609 Landale Avenue.
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GENERAL INFORMATION:
PROPERTY OWNER!
APPLICANT:
LOCATION:
ZONING:
GENERAL PLAN
LAND USE DESIGNATION:
SPECIFIC PLAN/
LAND USE DESIGNATION:
Michael E. Bischoff
7609 Landale Avenue
Dublin, CA 94568
7609 Landale Avenue
R-I, Single Family Residential
Single Family Residential (0.9-6.0 du/ac)
n/a
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
DENYING A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW THE
CONVERSION OF AN EXISTING TWO-CAR RESIDENTIAL GARAGE INTO LIVING
SPACE LOCATED AT 7609 LANDALE AVENUE (APN 941-0169-035)
PA05-017
WHEREAS, Michael E. Bischoff, Property Owner and Applicant, has requested approval of a
Conditional Use Permit to allow the conversion of an existing two-car residential garage into living space
at 7609 Landale Avenue in an R-l, Single Family Residential Zoning District; and
WHEREAS, the Applicant has submitted project plans dated received April 25, 2005; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Community Development Department; and
WHEREAS, the application has been reviewed in accordance with the prOVISions of the
California Environmental Quality Act (CEQA) and has been found to be exempt from the requirements of
CEQA under Section 15270 as CEQA does not apply to projects which a public agency rejects or
disapproves; and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the request and
recommending that the application for a Conditional Use Permit be denied; and
WHEREAS, the Planning Commission held a public hearing on said application on November
22, 2005; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the City of Dublin Planning
Commission, pursuant to Dublin Municipal Code section 8.100.060, does hereby find that:
Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors, screening
of exterior appurtenances, exterior lighting, and similar elements have not been incorporated into
the project nor can conditions of approval be incorporated into the project in order to ensure
compatibility of this development with the development's design concept or theme and the
character of adjacent buildings, neighborhoods, and uses for the following reasons:
The proposed conversion of an existing single family residential garage into living space is
not comvatible with the design concept of the existing single family dwelling or the
character of adjacent residential dwellings in that the quality of the design, the
architectural relationship with the site and other buildings and the proposed huilding
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materials are inconsistent with single family detached dwellings with attached two-car
garages that make up the character of this neighborhood.
The homes in this residential suhdivision were designed with two-car, front-on garages set
back an average of 20 feet from the public right of way with concrete driveways in front.
The proposed conversion of the garage will change the character of the home by the
removal of the garage door and retention of the existing concrete driveway so that it does
not relate well to the site or adjacent properties.
The proposed garage conversion includes the replacement of the existing garage door with
a solid wall with an 8-foot by 4-foot window in the center and a smaller window to the
west. No modifications are proposed to the existing concrete driveway. While the colors
and materials proposed for the new wall and window would match the existing home,
architectural elements have not been incorporated into the design to make it compatible
with the site or ac!jacent properties. Retaining the garage door would give the home the
appearance that a two car garage still exists making the design more compatible with the
site and adjacent properties. Because two full size parking spaces are proposed to be
provided in the existing driveway the removal of the garage door creates the
incompatibility and warrants architectural detailing to give the appearance that a garage
door still exists. The project does not propose such detailing and as a result does not
relate well to the site or adjacent properties.
BE IT FURTHER RESOLVED that the Planning Commission does hereby deny said
application, PA 05-017, a request for a Conditional Use Permit to allow the conversion of a residential
garage into living space at 7609 Landale Avenue.
PASSED, APPROVED AND ADOPTED this nnd day of November, 2005.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
20f2
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