HomeMy WebLinkAbout04-064 Bryceson Garage Conversn
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: March 22, 2005
SUBJECT:
ATTACHMENTS: 1.
RECOMMENDATION: 1.
2.
3.
4.
PROJECT DESCRIPTION:
PUBLIC HEARING: P A 04-064, Bryceson Garage Conversion
Conditional Use Permit for the Property at 7052 Amador Valley
Boulevard
Report Prepared by: Pierce Macdonald, Associate Planner J{'/
2.
3.
4.
Resolution Approving a Conditional Use Permit (PA 04-064) for a
Garage Conversion to Living Area at 7052 Amador Valley
Boulevard (with Project Plans attached as Exhibit A)
Applicants' Written Statement
Site Photographs
Driveway Detail
Open Public Hearing and receive Staff presentation;
Take testimony from the Applicant and the Public;
Close Public Hearing and deliberate; and
Adopt Resolution (Attachment 1) Approving a Conditional Use
Permit (PA 04-064) for a Garage Conversion to Living Area at
7052 Amador Valley Boulevard (with Project Plans attached as
Exhibit A).
The Applicants, Robert and Tonia Bryceson, are requesting approval of a Conditional Use Permit to
allow the conversion of a portion of their enclosed garage space for the addition of a new bedroom or
study to their living area, pursuant to Zoning Ordinance Chapters 8.12, 8.76, and 8.100. According to
the Applicants' Written Statement (included as Attachment 2), the purpose of the project is to increase
the habitable floor area of the home to accommodate the space needs of the Applicants' family (5
children and 2 adults) in the existing three-bedroom home. The new room would be approximately ten
(10) feet by ten (10) feet with a three- (3-) foot by seven- (7-) foot closet for a total of approximately 121
square feet. A new window on the west elevation would provide natural light to the new living area.
Project plans are included as Exhibit A to Attachment 1.
ANALYSIS:
The Bryceson home at 7052 Amador Valley Boulevard is located in a Single-Family Residential (R-1)
Zoning District on a 5,460-square-foot lot. Surrounding the subject property is a standard residential
subdivision with lots of a minimum size of 5,000 square feet.
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COPIES TO:
Applicant
P A File
G:\PA#\2004\04-0M Garage Conversion\PCSR 3-22-05.doc
ITEM NO. ~.. 2-
The project was distributed to all City departments and agencies, and comments were received which
have been incorporated into the project and as Conditions of Approval (included in the Resolution in
Attachment 1). In reviewing the project application, Staff reviewed issues of required parking,
architectural design, health and safety, and compatibility with adjacent land uses as required by Section
8.1 00.060 ofthe Zoning Ordinance. These issues are analyzed in the following sections.
Required Parking:
In the Single-Family (R-1) Zoning District, two (2) enclosed parking spaces are required for each single-
family home pursuant to Zoning Ordinance Section 8.76.080, Parking Requirements by Use Type,
unless two full-size unenclosed parking spaces are permitted elsewhere on the lot. A Conditional Use
Permit may be approved by the Planning Commission to permit the conversion of garage area to
habitable living area, pursuant to Zoning Ordinance Section 8.12.050, Permitted and Conditionally
Permitted Land Uses. As proposed in the project application, two full-size (9 feet by 20 feet) parking
spaces would be provided on the existing driveway of the home to satisfy the off-street parking
requirements of the Zoning Ordinance. In addition, one full-size enclosed parking space would remain
in the existing garage.
Architectural Design:
The Applicants propose to create a new window on the west elevation of the portion of the garage
proposed for conversion. The dimensions of the window are 47 inches by 47 inches or approximately 15
square feet. Under the California Building Code, one of the windows of a bedroom must function as an
egress window, meaning that one window must safely allow an adult or a child to evacuate during an
emergency. As the proposed room may be used as a bedroom, a Condition of Approval (#11) has been
added to Attachment 1 to require the window to have a minimum openable dimension of 5.7 square feet
and a sill height of a maximum of 44 inches pursuant to California Building Code (CBC) Section 310.4.
No potential privacy impacts to other residences were identified, as the new window would be located
near the middle of the lot, and face the existing private walkway and front yard of the subject residence.
No other changes are proposed to the home. The existing garage door will remain on the exterior of the
residence intact and functioning, as shown in photographs of the home included as Attachment 3.
Health and Safety:
Conditions of Approval have been recommended by the City's Building Division and Police Department
to ensure that the project meets health and safety standards. These Conditions of Approval have been
added to the draft Resolution, in Attachment 1, as Conditions 9 to 16.
Compatibility with Adjacent Uses:
The proposed conversion of garage space to living space would not change the primary use of the
structure as a single-family home, which is located in a residential neighborhood consisting of other
single-family homes. Approval of the garage conversion project would not have an adverse impact
on the surrounding neighborhood, as there are no parking restrictions along the section of public
right-of-way adjacent to the property (Amador Valley Boulevard) nor is there an existing parking
deficiency in the neighborhood that may be made worse by the project.
Conditional Use Permit Findings:
Pursuant to the purposes and intent of the Single-Family Residential District, Chapter 8.20, and the
requirements of Conditional Use Permits, Chapter 8.100, the finding that the proposed conversion of
garage area to habitable living area is compatible with the residential uses in the vicinity can be made.
Staff recommends that the proposed use be approved based on the following determinations:
1. The proposed use and related structures is compatible with other land uses,
transportation and service facilities in the vicinity, because the proposed conversion
of garage space to living space would not change the primary use of the structure as a
2
single-family home, which is in a traditional residential neighborhood consisting of
other single-family homes.
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 because two
full-size parking spaces will be provided and because Conditions of Approval have
been added to the project as recommended by City Staff to ensure that the project
meets all health and safety standards.
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 because the provision of public
utilities and services to the site would not be impacted by the small scope of the
proj ect.
4. The subject site is physically suitable for the type, density and intensity of the use and
the addition to the structure being proposed because a minimum of two (2) full-size
parking spaces will be available in the existing driveway consistent with Zoning
Ordinance Chapter 8.76, Off-Street Parking and Loading Regulation, and an
additional enclosed parking space will remain in the garage.
5. The proposed use will not be contrary to the specific intent clauses, development
regulations, or performance standards established for the zoning district or General
Plan designation in which it is located because the property is zoned Single-Family
Residential (R-1) District consistent with the General Plan designation of Single-
Family Residential (0.9 to 6.0 units per acre) and the property will continue to be used
as one, single-family home that is compatible with a quiet, family-living environment.
6. 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 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, because the Applicants have minimized
the scope of exterior changes to the home. The only exterior change consists of a new
47-inch by 47-inch window to be added to the west elevation of the home. The
window will be consistent with existing windows and will not impact privacy of
adjacent homes. The existing garage door will remain intact and functioning.
ENVIRONMENTAL REVIEW:
This project has been found to be Categorically Exempt under Section 15303 (e), Class 3 of the
California Environmental Quality Act (CEQA) Guidelines because the project is a conversion of an
existing small attached structure from a residential garage to a living space, and minor modifications to
the exterior of the structure will be made.
RECOMMENDATION:
Staff recommends that the Planning Commission: (1) open the Public Hearing and receive Staffs
presentation; (2) take testimony from the Applicant and the Public; (3) close the Public Hearing and
deliberate; and, (4) adopt Resolution (Attachment 1) approving a Conditional Use Permit (PA 04-064)
for a garage conversion to living area at 7052 Amador Valley Boulevard (with Project Plans attached as
Exhibit A).
3
GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSORS PARCEL
NUMBER:
EXISTING ZONING:
GENERAL PLAN
DESIGNATION:
Robert and Tonia Bryceson
7052 Amador Valley Boulevard
Dublin, CA 94568
same
7052 Amador Valley Boulevard, Dublin, CA 94568
941-0204-004
Single-Family Residential (R-l) Zoning District
Single-Family Residential (0.9 - 6.0 du/ac)
4
RESOLUTION NO. 05 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT TO ALLOW THE CONVERSION OF A
GARAGE TO RESIDENTIAL LIVING SPACE FOR THE PROPERTY AT 7052 AMADOR
V ALLEY BOULEVARD, P A 04-064
(APN 941-0204-004)
WHEREAS, Robert and Tonia Bryceson, Property Owners and Applicants, have requested
approval of a Conditional Use Permit to allow the partial conversion of a garage to residential living space
for a new 121-square-foot bedroom for property at 7052 Amador Valley Boulevard in an 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 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 15303 (e), Class 3, as the project is a conversion of an existing small structure
from a residential garage to a living space and a minor modification to the exterior of the structure in the
form 0 f a new 47- inch by 47- inch window will be made; 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, a Staff report was submitted recommending Planning Commission approval of the
project; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations,
and testimony hereinabove set forth and used their independent judgment.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of
the City of Dublin does hereby make the following findings and determinations:
1. The proposed use and related structures is compatible with other land uses,
transportation and service facilities in the vicinity, because the proposed conversion of
garage space to living space would not change the primary use of the structure as a
single-family home, which is in a traditional residential neighborhood consisting of
other single-family homes.
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 because two
full-size parking spaces will be provided and because Conditions of Approval have
ATTACHMENT 1-
been added to the project as recommended by City Staff to ensure that the project
meets all health and safety standards.
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 because the provision of public
utilities and services to the site would not be impacted by the small scope of the
proj ect.
4. The subject site is physically suitable for the type, density and intensity of the use and
the addition to the structure being proposed because a minimum oftwo (2) full-size
parking spaces will be available in the existing driveway consistent with Zoning
Ordinance Chapter 8.76, Off-Street Parking and Loading Regulation, and an additional
enclosed parking space will remain in the garage.
5. The proposed use will not be contrary to the specific intent clauses, development
regulations, or performance standards established for the zoning district or General
Plan designation in which it is located because the property is zoned Single-Family
Residential (R -1) District consistent with the General Plan designation of Single-
Family Residential (0.9 to 6.0 units per acre) and the property will continue to be used
as one, single-family home that is compatible with a quiet, family-living environment.
6. 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 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, because the Applicants have minimized the scope
of exterior changes to the home. The only exterior change consists of a new 47-inch by
47-inch window to be added to the west elevation of the home. The window will be
consistent with existing windows and will not impact privacy of adjacent homes. The
existing garage door will remain intact and functioning.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said
application, P A 04-064, a request for a Conditional Use Permit to allow the partial conversion of a garage
to residential living space for property at 7052 Amador Valley Boulevard, as generally depicted on the
plans, labeled Exhibit A, consisting of three (3) sheets, dated received March 1,2005, stamped approved,
and on file with the Community Development Department, subject to the following conditions:
2
NO. CONDITION TEXT RESPON. WHEN SOURCE?
AGENCY! REQ.?
DEPART. (Prior To)
1. Permit Expiration. Construction or use shall commence within PL On-going Z.O.
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 requirements of the Zoning
Ordinance.
2. Time Extension. The original approving decision-maker may, PL On-going Z.O.
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 required by the particular Permit.
3. Permit Validity. This Conditional Use Permit shall be valid for PL On-going PL
the remaining life of the approved structure so long as the operators
of the subject property comply with the conditions of approval for
P A 04-064.
4. Parking. Two, full-size (9' x 20') parking spaces shall remain PL On-going Z.O.
available and accessible on the existing driveway for the parking of
vehicles. Driveway width shall maintained at 18 feet.
5. Property Maintenance. The property shall be maintained in PL On-going Z.O.
accordance with Section 5.64, Property Maintenance of the Dublin
Municipal Code.
6. Permit Revocation. This Conditional Use Permit will be PL On-going Z.O.
revocable for cause in accordance with Section 8.96.020.1 of the
Dublin Zoning Ordinance.
7. Building Codes and Ordinances. All project construction shall B Building B
conform to all building codes and ordinances in effect at the time of Permit and
building permit issuance. On-going
8. Building Permits. To apply for building permits, the Applicant B Building B
shall submit eight (8) sets of construction plans to the Building Permit and
Division for plan check. Construction plans shall be fully On-going
dimensioned (including building elevations) and accurately drawn
(depicting all existing and proposed conditions on site).
9. Addressing. A backlit address shall be installed on the front of the P Building Residential
residence, and addressing shall be visible rrom the Amador Valley Permit and Security
Boulevard public right-of-way. On-going Ordinance/
DMC
10. Residential Security Ordinance. The Applicant shall comply P Building Residential
with all applicable City of Dublin Residential Security Ordinance Permit and Security
Requirements. On-going Ordinance/
DMC
3
11. Minimum Dimension. The Applicant/Developer must provide a B Building eBe
minimum 7-foot clear dimension in any direction in the new room Permit and
(CBC Section 310.6.3). On-going
12. Source of Heat. The ApplicantlDeveloper must provide an B Building eBe
operating source of heat to the new room (CBC Section 310.11). Permit and
On-Iwin2
13. Wall Construction. The Applicant/Developer must construct the B Building eBe
wall between the new room (R - 3 occupancy) and garage (U-l Permit and
occupancy) with 5/8-inch, Type X drywall material on the garage On-going
side (CBC Section 302.4 Exc.3)
14. Electrical. The Applicant/Developer shall ensure that electrical B Building eBe
receptacles are arc fault protected per CEC Section 21 0.12(b), and Permit and
electrical outlet receptacles are spaced per CEC Section 210-52 On-going
(a)(1)(2), and no more than 12 feet apart.
15. Access to New Living Area. The Applicant/Developer shall B Building eBe
provide access to the new room rrom the existing living area of the Permit and
home. No access to the room will be allowed directly rrom the On-going
garage area (CBC 312.4).
16. Smoke Detectors. The ApplicantlDeveloper shall provide B Building eBe
interlocking and hardwired smoke detectors throughout the home Permit and
(CBC Section 310.9). On-going
17. Fire Code. The project shall comply with Unifonn Building and Fire F Building F
Codes as adopted by the City of Dublin. Permit and
On-!!Oin2
PASSED, APPROVED AND ADOPTED this 22nd day of March, 2005.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Manager
G:\P A#\2004\04-064\garage conversion\PC Reso.doc
4
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Rob and Tonia Brvceson
01
7052 Amador Valley Blvd
Dublin, CA. 94568
925-803-9948
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Distance to Street 29'
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Scale: 1 in. = 8 ft.
Property Boundries From Structure
North 29 ft. to street
East - 7 ft to fence
West - 7 ft. to fence
South - 26 ft. to fence
- --
Driveway 19' - - - - -
MAR 0 1 2005
DUBLIN y.,.,-, '<'''EXHIBIT A
Main View Interior
Add two walls to garage interior
Creates room 12' x 6' 8"
Slopped roofline 11' down to 8"
24" studs in walls
Insuiation added in walls
InstaH 32" door \vith entry to house
Build New Entryway Landing step to Garage
Add heating vent
Add Exterior Wmdow To Code 4 7"x4 7"
34" from ground to bottom window sill
15" trom top window siB to ceiling
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Written Statement for Application of CUP
7052 Amador Valley Blvd. Dublin CA.
This is formal request to obtain a conditional use permit for a garage conversion at the
above mentioned address.
Our family is large (5 children and 2 adults) and due to housing costs in the region we
recently bought a home that is slightly small for our needs. We would like to add an
approximate 85 sq ft room in the garage converting the use of some of that space for
living.
The reasons we believe this application should be approved are;
1. There remains adequate parking in the driveway for two vehicles and .. one
additional parking space will still remain in the garage.
2. The parking on the street is always available and there is not a need for two
cars to be constantly parked in the garage. We have lived in this home for over
10 years and NEVER had two cars parked in the garage.
3. Other homes in the area are currently using their garages as living spaces,
recreation rooms, or for storage without parking cars within them. Several
other homes in the area have also been approved use to build out some of their
garage space for living, so precedence already exists.
4. . Housing costs in the area are demanding creative use of existing spaces for
larger families like ours. The ability to purchase affordable housing for a
family of our size was not possible in this area.
5. The change we are proposing will have no effect on the exterior dimensions of
the existing structure no will it increase a traffic flow to and from our home so
no neighbors will be affected by this build out.
6. No businesses will be conducted or established on the premises. The proposal
is simply for a home office of personal use. Therefore no changes will occur
through this conversion of new materials being brought on the premises.
7. No changes will be required to existing zoning laws and regulations. The
home will remain as a primary living residence for a single family.
Thank you for approving our request.
Rob Bryceson
. ;-=G~¡v(Ër)
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ATTACHMENT rL
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Elevation
7052 Amador Valley Blvd. Dublin, CA. 94568
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Property of Rob and Tonia Bryceson
Submitted for CUP Garage Conversion Room addition
RCEIVED
ATTACHN�ENT3
NOV 3 � 2004
DUBLIN PLANNlNt.
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L.,--'r_.3 0 "._ 2004
DUBLIN PLANNING
Rob & Tonia Bryceson
West Elevation
7052 Amador Valley Blvd. Dublin, CA.
For Garage Conversion CUP
Metal window to be added in garage exterior
to be consistent with existing windows.
RECEIVF=f\
MAR 1 5 2005
DUBLIN PLANNING
Driveway Detail for CUP Application
7052 Amador Valley Blvd. Dublin, CA.
Submitted by Rob & Tonia Bryceson
Scale 1 in. = 8 ft.
Garage
Driveway can fit two vehicles
5' wide by 16' long and not
intrude upon the sidewalk.
----------+
Driveway 18' x 22' to sidewalk I
Sidewalk 7' from driveway to street
RECEIVED
c. ¡.-., .J. 'i 2004
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ATTACHMENT 1 ~~;~