HomeMy WebLinkAbout04-036 Cuellar Garage Conversn
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: MARCH 22, 2005
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
PROJECT DESCRIPTION:
PUBLIC HEARING - P A 04-036, Cuellar Garage Conversion
Conditional Use Permit for the property at 7697 Canterbury
Lane rvf ~
(Report prepared by: Jeff Baker, Associate Planner)~
1.
2.
3.
4.
5.
Site Plan
Floor Plan
Elevations
Applicant's written statement
Resolution approving a Conditional Use Permit to allow the
conversion of a garage to residential living space for property
at 7697 Canterbury Lane
1.
2.
3.
4.
5.
Open public hearing
Receive Staff presentation
Receive Public Testimony
Close public hearing and deliberate.
Adopt Resolution (Attachment 5) approving a Conditional
Use Permit to allow the conversion of a garage to residential
living space for property at 7697 Canterbury Lane.
The Applicant requests approval of a Conditional Use Permit to convert the existing attached garage to
residential living space. The converted space will be remodeled to include bedroom and bathroom to
accommodate the applicant's growing family (Attachment 2). The proposed project will include two
unenclosed parking spaces in the existing driveway (Attachment 1).
BACKGROUND:
The project site is located at 7697 Canterbury Lane. The property is zoned Single-Family Residential (R-
1) and has a General Plan Land Use Designation of Single-Family Residential. The 9,341 square foot
(s.f.) lot has been improved with a 2,245 s.f. residence.
The City of Dublin Zoning Ordinance contains off-street parking requirements by use type. A single-
family residence is required to provide two parking spaces within an enclosed garage (Chapter
8.76.080.B). However, the Zoning Ordinance (Section 8.76.070.A.14.a.l) allows the conversion of an
existing garage to residential living space by way of a Conditional Use Permit as long as two unenclosed
parking spaces can be provided elsewhere on the lot. The applicant has proposed to provide two
unenclosed parking spaces in the existing driveway (Attachment 1). Condition 4 has been provided to
ensure that two parking spaces are provided in the driveway. If this Conditional Use Permit request is
approved, the Applicant will be required to submit a building permit application for the work associated
with the garage conversion.
The original request included a carport along the north side of the residence with concrete tire guides to
provide vehicle access (Attachment 1). Staff raised concern with the appearance of these elements and the
compatibility with the surrounding residences. Based on these concerns, the Applicant has eliminated the
proposed carport and tire guides from the project.
G:\P A#\2004\04-036 Cuellar Garage Conversion \PCSR 3-22-05.doc
COPIES TO:
Applicants/Property Owner
PA File
ITEM NO. 7). \
ANALYSIS:
Consistency with Required Findings for a Conditional Use Permit
Chapter 8.100.060 of the City of Dublin Zoning Ordinance requires that findings be made in order to
approve a Conditional Use Permit. The required findings are listed below in italicized hold text and are
followed by an evaluation.
1. The proposed use and related structure is compatible with other land uses, transportation and
service facilities in the vicinity.
The conversion of garage space to living space does not change the primary use of the structure as
a single-family home, which is in a traditional neighborhood comprised of the same.
2. 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.
The Zoning Ordinance parking requirements aim to provide "safe, attractive, and convenient off-
street parking." Whether vehicles are parked in the garage or on the driveway, they are parked off-
street, which meets the intent of the ordinance. Whether cars parked outside of the garage is safe,
attractive, and convenient is a matter of opinion. However, the Zoning Ordinance does not require
vehicles to be parked in the garage, it only requires that the enclosed parking spaces exist, except
in the case of a garage conversion. In many instances where a garage is provided, cars are parked
in the driveway and the garage is used for storage.
3. 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.
The conversion of the garage to living space does not change the provision of public utilities and
services to the site.
4. The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed.
The conversion of the garage space will not materially change how this particular property is being
used. Although the garage will be converted into living space, which will prohibit a vehicle from
being parked in the space, there will still be two parking spaces in the driveway, and the property
will still be used as a single-family home.
5. 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.
The property is zoned Single-Family Residential (R-l). The purpose of the R-l Zoning District is
to "provide land to accommodate housing units which meet the diverse economic and social needs
of the residents". The intent of the R-l Zoning District is "to provide for and protect
neighborhoods comprised of detached, single-family homes and residential use types compatible
with a quiet, family-living environment." If the garage space is converted to living space, the
property would continue to be used as a detached, single-family home and would continue to be
compatible with a quiet, family-living environment. The project site is not located within a
specific plan area.
Page 2
6. The proposed use is consistent with the Dublin General Plan and with any applicable Specific
Plans.
Staff finds that the approval of this Conditional Use Permit would be consistent with the Dublin
General Plan as it would not effect or alter the use of the property as a single family residence.
7. 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 adjacent buildings,
neighborhoods, and uses.
The applicant has proposed to replace the existing garage door with double hung windows that are
consistent with existing windows and with the architectural character of the surrounding
residences. The Building Division has reviewed the proposed conversion for conformance with
current building code requirements. The proposed windows do not appear to meet minimum
egress standards. The size of these windows may need to be increased to meet egress standards.
Therefore, Condition 10 has been included which requires review and approval of the revised
window specifications by the Community Development Director to ensure that the windows are
consistent with the architectural character of the residence.
As previously stated, the plans show a carport and dual concrete tire tracks on the north side of the
residence. The applicant has withdrawn these elements from the project at Staffs request. The
Zoning Ordinance (Section 8. 76.070.A.14.a.l) states that no parking is permitted in the front yard
of a single-family home. The concrete tire tracks would have facilitated parking vehicles in this
area of the front yard. Additionally, Staff does not believe that the tire guides and carport are
consistent with the character of the surrounding residences.
ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) Guidelines list those projects that are Categorically
Exempt from environmental review. Section 15301(e)(2) exempts minor alterations of existing facilities.
Therefore, the project is considered categorically exempt ÍÌ'om the provisions of CEQA pursuant to
Section 15301(e)(2) ofthe State CEQA Guidelines.
CONCLUSION
Staff concludes that this application meets the minimum findings required to approve the Conditional Use
Pennit, as stated on the attached resolution (Attachment 5).
RECOMMENDATION
Staff recommends that the Planning Commission (1) open public hearing, (2) receive Staff presentation,
(3) receive public testimony, (4) close public hearing and deliberate, and (5) adopt Resolution
(Attachment 5) approving a Conditional Use Permit to allow the conversion of a garage to residential
living space for the property at 7697 Canterbury Lane, subject to the Conditions of Approval.
Page 3
GENERAL INFORMATION:
PROPERTY OWNER/APPLICANT:
LOCATION:
ASSESSORS PARCEL NO.:
EXISTING ZONING:
GENERAL PLAN DESIGNATION:
ENVIRONMENTAL REVIEW:
Luis Cuellar
7697 Canterbury Lane
941-0176-019
Single Family Residential (R-l)
Single Family Residential (0.9-6.0 units/acre)
The California Environmental Quality Act (CEQA)
Guidelines list those projects which are Categorically Exempt
ITom environmental review. Section 15301(e)(2) exempts
minor alterations of existing facilities of 10,000 square feet
or less. Therefore, the project is considered categorically
exempt from the provisions of CEQA pursuant to Section
15301(e)(2) of the State CEQA Guidelines.
Page 4
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ATTACHM
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ReC~IVED
NO V",O-1-c2G04
DUBLIN PLANNING
---
Dublin, May 4th , 2004
City of Dublin
Building Permit Division
100 Civic Plaza
Dublin, Ca. 94568
Re: Conditional USE Permit for Garaee Conversion
7697 Canterbury In
Dublin Ca 94568
Dear Sirs:
We have been very proud & happy citizens of the great city of Dublin for the past two years.
When we purchased our house here it was because of the peacefulness and clean environment
Dublin continues to offer.
Over the past two years our family has grown and we need more living space.
We would like to convert our garage to an additional bedroom and full bath.
Thank you for your assistance to this matter
7
I
Sincerely,
Luis F . C
,~~CJ;'''@D
1111
. ~ 1 :3 20D4 P '1- .. j. \2 L
"ff CBlIN PLAN f [I - (J~J
N/Nn
ATTACHMENT Lf-
RESOLUTION NO. OS -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW THE
CONVERSION OF A GARAGE TO RESIDENTIAL LIVING SPACE FOR THE PROPERTY
AT 7697 CANTERBURY LANE (APN 941-0176-019)
P A 04-036
WHEREAS, Luis Cuellar, Property Owner and Applicant, has requested approval of a
Conditional Use Permit to allow the partial conversion of a garage to residential living space for property
at 7697 Canterbury Lane in a Single Family Residential (R-1) Zoning District; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Community Development Department; and
WHEREAS, the Applicant has submitted project plans dated received November 1, 2004; and
WHEREAS, the Project is Categorically Exempt from the provisions of the California
Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental
Guidelines, under Section 15301(e)(2), Class 1, as the project is an addition to an existing facility where
the net increase in area is no more than 10,000 square feet and all services are available; and
WHEREAS, a Staff Report was submitted outlining the issues surrounding the request; and
WHEREAS, the Planning Commission did hold a public hearing on said project application on
March 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 hereinabove set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of
the City of Dublin does hereby make the following findings and determinations:
A. The site, as conditioned, will have two (2) full-size (20' x 20') unenclosed parking spaces located
in the driveway that can be used for parking vehicles.
B. The proposed use and related structure, as conditioned, is compatible with other land uses,
transportation and service facilities in the vicinity, as the conversion of garage space to living
space does not change the primary use of the structure as a single-family home, which is located in
a neighborhood comprised of the same.
C. The proposed use, as conditioned, 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. The Zoning Ordinance parking
requirements aim to provide "safe, attractive, and convenient off-street parking." Whether
ATTACHMENT 5
vehicles are parked in the garage or on the driveway, they are parked off-street, which meets the
intent of the ordinance.
D. There are adequate provisions for public access, water, sanitation, and public utilities and services
to ensure that the proposed use and related structures, as conditioned, would not be detrimental to
the public health, safety, and welfare. The conversion of garage space to living space does not
change the need for public utilities and services to the site.
E. The subject site is physically suitable for the type, density and intensity of the use, as no new
structures are being proposed, and the conversion of the garage space will not materially change
how this particular property is being used. Although the garage will be converted into living
space, which will prohibit vehicles from being parked in the space, the property will continue to be
used, as a single-family home, so there is no change to the intensity ofthe use at the site.
F. 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. The property is
zoned Single-Family Residential (R-l). The purpose of the R-l Zoning District is to "provide
land to accommodate housing units which meet the diverse economic and social needs of the
residents," and the intent of the R-l Zoning District is "to provide for and protect neighborhoods
comprised of detached, single-family homes and residential use types compatible with a quiet,
family-living environment." If garage space is converted to living space, the property would
continue to be used as a detached, single-family home and would continue to be compatible with a
quiet, family-living environment.
G. The approval of this Conditional Use Permit would be consistent with the Dublin General Plan as
it would not effect or alter the use ofthe property as a single-family residence.
H. The garage conversion relates architecturally to the site and is compatible with the character of
adjacent buildings, neighborhoods, and uses.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said
application, P A 04-036, a request for a Conditional Use Permit to allow the conversion of a garage to
residential living space for property at 7697 Canterbury Lane, subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subiect to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: fPLJ Planning, [Bl Building, [POl Police, [PWl Public Works
[ADMl Administration/City Attorney, [FINl Finance, fF] Alameda County Fire Department, rDSRSDl
Dublin San Ramon Services District, fCO] Alameda County Department of Environmental Health.
2
GENERAL CONDITIONS
1. Permit Validity. This Conditional Use Permit shall be
valid for the remaining life of the approved structure so
long as the operators of the subject property comply with
the project's conditions of approval.
Permit Expiration. Construction or use shall commence
within one (1) year of Permit approval or the Permit shall
lapse and become null and void. Commencement of
construction or use means the actual construction or use
pursuant to the Permit approval or, demonstrating
substantial progress toward commencing such construction
or use. If there is a dispute as to whether the Permit has
expired, the City may hold a noticed public hearing to
determine the matter. Such a determination may be
processed concurrently with revocation proceedings in
appropriate circumstances. If a Permit expires, a new
application must be made and processed according to the
re uirements of this Ordinance.
Time Extension. The original approving decision-maker
may, upon the Applicant's written request for an extension
of approval prior to expiration, and upon the determination
that any Conditions of Approval remain adequate to assure
that applicable findings of approval will continue to be met,
grant a time extension of approval for a period not to
exceed six (6) months. All time extension requests shall be
noticed and a public hearing or public meeting shall be held
as re uired b the articular ermit.
Parking. Two, full-size (20' x 20') parking spaces shall
remain available and accessible on the existing driveway
for the arkin ofvehic1es.
Property Maintenance. The property shall be maintained
in accordance with Section 5.64, Property Maintenance of
the Dublin Munici al Code.
Permit Revocation. This Conditional Use Permit will be
revocable for cause in accordance with Section 8.96.020.1
of the Dublin Zonin Ordinance.
Building Codes and Ordinances. All project construction
shall conform to all building codes and ordinances in effect
at the time of build in ermit.
2.
3.
4.
5.
6.
7.
3
PL
Ongoing
Standard
PL
Ongoing Standard
PL
Ongoing Standard
PL
Ongoing Standard
B
Ongoing Standard
PL
Ongoing Standard
B
Through UBC
Completion
8.
Building Permits. To apply for building permits, the
Applicant shall submit five (5) sets of construction plans to
the Building Division for plan check. Each set of plans
shall have attached an annotated copy of these Conditions
of Approval. The notations shall clearly indicate how all
Conditions of Approval will or have been complied with.
Construction plans will not be accepted without the
annotated resolutions attached to each set of lans.
Construction Drawings. Construction plans shall be fully
dimensioned (including building elevations) accurately
drawn (depicting all existing and proposed conditions on
site).
Any change in the design or materials used for the windows
shall first be subject to review and approval by the
Communit Develo ment Director.
PL
B
9.
B
10.
PASSED, APPROVED AND ADOPTED this 22nd day of March 2005.
AYES:
NOES:
ABSENT:
Prior to CUP
issuance of
Building
Permits
Prior to CUP
issuance of
Building
Permits
On-going Planning
Planning Commission Chairperson
ATTEST:
Planning Manager
G:\PA#\2004\04-036 Cuellar Garage Conversion \PC Reso.doc
4