.01 DIR-2010-30 appeal OFFICE OF COMMUNITY DEVELOPMENT
��.
CTTY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
C U P E RT 1 N O (408) 777-3308 • FAX (408) 777-3333 • planning{�3cupertino.org
PLANNING COMMISSION STAFF REPORT
Agenda Item No. � Agenda Date: December 14, 2010
Application: DIR-2010-30 Appeal
Applicant: Linda Shen-Jung, GLSAA, LLC
Appellant: ' Erwin Wolf
APPLICATION SUMMARY
Appeal of a Director's Minor Modification decision to allow paving in the front yard of
an existing duplex for the purpose of a parking stall at 967 Miller Avenue.
RECOMMENDATION
Staff recommends that the Commission uphold the Director's decision per the attached
resolution (see Attachment 1).
BACKGROUND
On September 23, 2010, the Director of Community Development approved a Director's
Minor Modi�ication to allow the replacement of an 11 foot by 17 foot turf area with
pervious stone pavers in the front setback of an existing duplex for parking purposes
(see Attachment 2). The Planning Commissioners, Council Members and adjacent
property owners were mailed notices of the Director's action. An appeal was filed on
October 5, 2010 by Mr. Erwin Wolf (see Attachment 3). Mr. Wolf owns the adjacent
duplex to the north (957, 959 Miller Avenue), which shares a common driveway with
the applicant's duplex. -
The duplexes were developed in San Jose before they were later annexed to the City of
Cupertino in 1979. At the time, San Jose required four parking spaces per duplex;
Cupertino's parking code requires six parking spaces per duplex. There is a wide swath
of landscaping in the front yard. The project was approved since the proposed parking
area was consistent with other sites in the neighborhood and served as an added vehicle
maneuvering area to improve the vehicular circulation and safety when entering or
exiting the driveway.
DISCUSSION
The appellant's appeal is based on the following points (staff responses to each of the
points are in italics):
1-1
DIR-2010-30 appeal December 14, 2010
965, 967 Miller Avenue Page 2
1) Safety - at present it is difficult to exit driveway into busy Miller Ave. With
proposed chan�es and a car or SW parked therein, it is impossible to see the
sidewalk foot and bicXcle traffic, accidents will happen.
Staff does not believe that vehicle parking in the front setback poses a signiftcant safety risk.
If anything, the newly created stone paver area provides more vehicle maneuvering area that
would enhance circulation. While this pair of duplexes and several others in the area have
their parking sited toward the middle of their lots, many more duplexes in the Miller Avenue
area have garages and driveway aprons (in the front setback) that front directly on Miller
Avenue. There are no reports of vehicular/pedestrian/bicyclist accidents in this area because
of vehicle parking in the front setback.
2) Proposed �arkin� area does not belong on the setback area without direct access to
it It also de�rades the appearance of the properties.
This particular duplex has been designed with rear parking (one garage space and one
driveway apron space per residential unit) and a shared driveway with the ac�jacent duplex.
The design arrangement creates a larger than normal landscaped front setback. Certainly,
parking is not prohibited in the front setback as evidenced by the numerous duplexes in the
area with garages that front on Miller Avenue. The proposed parking stall will take up 22 %
of the front landscape area and has direct access to the main driveway. Further, the use of
pervious stone pavers complements the existing front landscaping scheme and also retains
onsite storm water runoff.
Prepared by: Colin Jung, AICP, Senior Planner
Reviewed by: Approved by:
Aarti Shrivastava
City Planner Community Development Director
�y
ATTACHMENTS
Attachxnent 1: Model Resolution
Attachment 2: Director's Minor Modification Memorandum dated September 23, 2010
Attachment 3: Appellent's Appeal Form dated October 5, 2010
G:planning/pdreport/Appeals/2010/DIR- appeal pc.doc
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ATTACHMENT 1
DIR-2010-30
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING DENIAL OF AN APPEAL OF A DIRECTOR'S
MINOR MODIFICATION ALLOWING PAVING IN THE FRONT YARD OF AN EXISTING
DUPLEX FOR THE PURPOSE OF A PARKING SPACE AT 965 & 967 MILLER AVENUE
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an appeal of a
Director's Minor Modification application, file no. DIR-2010-30, as described in Section II of
this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more
public hearings on this matter; and
WHEREAS, the project changes are deemed minor in nature; and
WHEREAS, allowing a vehicle to park in the front setback of the duplex, as it typically occurs
with duplex development in this area will not significantly increase safety hazards for
pedestrians and bicyclists; and
WHEREAS, parking is not prohibited in the front setback area; and
WHEREAS, the design of the subject duplex and its neighbor provides a large landscaped
front setback and the extra parking space will take up just 22% of the property frontage and
be directly connected to the main driveway;
NOW, THEREFORE, BE IT RESOLVED:='
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the appeal of Director's Minor Modification, file no. DIR2010-30 is
hereby recommended for denial; 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 No. DIR-2010-
30 as set forth in the Minutes of the Planning Commission Meeting of December 14, 2010, and
are incorporated by reference as though fully set forth herein.
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SECTION II: PROTECT DESCRIPTION
Application No.: DIR-2010-30 (appeal)
Applicant: Ms. Linda Shen-Jung
Property Owner: GLSAA, LLC
Location: 965 & 967 Miller Avenue
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Director's Minor Modification Approval Memorandum, file no. DIR-2010-30 with
Attachment 1(plan set).
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.
PASSED AND ADOPTED this 14th day of December 2010, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
Aarti Shrivastava Paul Brophy, Chair
Director of Community Development Cupertino Planning Commission
G/planning/pdreport/res/2010/DIR-2010-30 res appeal.doc
2
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ATTACHMENT 2
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Commissioners
From: Aarti Shrivastava, Director of Community Developmen . �a ✓�
Prepared by: Piu Ghosh
Date: September 23, 2010
Subject: Director's Minor Modification, DIR-2010-30, to allow paving in the front yard
of an existing duplex for the purpose of a parking space.
Chapter 19.132 of the Cupertino Municipal Code allows for administrative
approval of minor changes in a project. The Director reports his decision
. to the City Council and Planning Commission in time to allow an appeal
of the decision within fourteen calendar days.
DISCUSSION
The project is located in a P(R2) - Planned Development Duplex zoning district.
According to Chapter 19.48 of the Municipal Code, any modifications to the project site
would require an approval from the Director of Community Development with a
Director's Minor Modification.
The applicant is proposing to resurface approximately 187 square feet of existing turf in
the front yard setback area with pervious stone pavers for parking purposes (see
Attachment 1 - Plan set).
ACTION
The Director of Community Development deems the modification minor and approves
the plan set (Pages 1-4) with the following conditions of approval:
1. PAVING MATERIALS
The paving materials for the proposed parking space shall be permeable pavers
on an aggregate base as shown on the plans.
This approval of the modification is effective September 23, 2010. The fourteen calendar
day appeal period will expire on October 7, 2010,
Enclosures:
Attachment 1: Plan Set
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4 ' �' Concrete Pavers Sand Joint *Design Depth `�°*-j=�
_" Excavate to the proper design depth (see diagram ;�=�'
���4�-- i at top right*). Remove all surplus unsuitabie sub-base 0 '
v. �:
�� �,� material. Compact the area which has been cleared. 23ig ;��
Then spread and compact the area with Class II 3/4" Edge 't.
"� minus aggregate for base material. The depth of the Restraint 1- 1 1/2
� ` Sand Bed �
�Several .., . � o �- . �
base should be 3 to 12 inches, depending on anticipated Types • . .• �..' �• �
3-12" �
traffic, native soil conditions or as otherwise directed by Available . �• -•o� _ .• ��• : : • . . .o Base -�
' o '
Site Engineer, Architect or Landscape Architect. �� � ��� Existin� Soil Sub-Base ,��� _��
,,, ,,, ��
Compact base in lifts to 95% proctor density. ..
;
=>��' �� Installation Tip: Calstone recommends a minimum of
;y-:.� , !�a
�w„
,:��" � 6 to 8 inches of compacted base in residential vehicular Troweled Concrete `
�. ,
�.`�a;,. , conditions. 3 to 4 inches in pedestrian only areas . Concrete Pavers � 4
:,',`: � ' �.,�`
�+ � i I ` i k`'�r; ":.
. �
, �\ /�
Spread concrete sand evenly over the base and �� ,. , Sand �. :�
screed to a uniform depth of 1 to 1 1/2 inches up to t `��`� �..:o: -_' ..� �°. ���. -�
. � �' . o� �
he edge. (Edge restraints can be of various types, e.g. �� � ;' ��` sase K: �. ;
�i , � ll �\ �� �/ \\ � Il Material ;`,1.,`;
PVC (Snap Edge/PaveEdge), concrete, wood, aluminum, � ;`,.,�,�
etc.). The screeded sand should not be pre compacted Soil Sub Base E ��_
,..
'�,��-�
3. Plastic Edging � , ��;Y{
Install the Paving Stones hand tight in the desired Metal Pin Concrete Pavers F.�.�
pattern 1/4 inches to 3/8 inches above final grade. ,,�„�� ,,� ,��, ��:T:�,�'
: The joints between the units should be approximately ii �� �� Q^ Sand '�'�'�'
�. :
�'S 1/16 to 1/8 inches wide. Most pavers are made with ,,, 1 � � .•�. o • �-' �Y�
spacer bars to create a minimum joint width. These . � '�°��� - � . � : �� • �"���
� �� .,:
spacer bars will provide the minimum joint necessary \,� �� ���. � �► �� `/�� �� � Material •� ��
. i� �, \\ �� i � .y;
for sand to enter. - ����;�
� � Soil Sub Base � ��
r `�`��
4 ' Installation Tip: One of the most attractive features of '""s- �
Cut the Paving Stones when required with a paver ��:.��:.
� splitter or saw to fit accurately and neatly. a Calstone paving stone is the elegant finish achieved ;�`:� `
,�� Y� through the Duraface process. Care should be taken to :�
., , ; .,
,��' Installation Tip: When saw cutting, be careful to not preserve this finish during installation. Most vibratory ;,,u�
allow cutting residue (wet or dry) to land on the pavers. plate manufacturers offer impact pads designed ��;
specifically for paving stone installations. If this is ��'
The residue will permanently dull the appearance of the not available, the installer should use some other
,.�: paving stones. This type of staining is extremely, if not form of intermediate media such as thin I wood, ��`�;����
impossible to remove. Saw cut pavers should be rinsed p y --.��
carpet, cardboard, landscape fabric, etc. y
.
thoroughly before placing them into the laying field. �
This added protection is not necessar in our :� ���
: 5 y
�� �:`� ' River Rock and Quarry Stone product lines. �
:=.� � Once an area is installed, compact the pavers 2-3 . '
passes into the bedding sand with a plate vibrator. "�
_�
� This piece of equipment should be capable of 3000 6 ' ��'��:�
Then sweep a dry sand over the, pavers and into ���'� °•
to 5000 Ibs. centrifugal compaction force, and operate T
at a fre uenc of 80 to 90 hertz. the joints. Make 4-S passes with the plate vibrator ;���;�,
a y across the surface or until the joints are full of sand. �
,.�
^k •
/ • -`�
� 1�`���� ��� . Sweep off excess sand and wash down completed
f�� :;. U.��� � � . project. The paver surface is now ready for use.
�" ����'�' E� ---�T �- --�� --� If using polymeric joint sand, read and follow �
,1 ,.., _ ...�
� - �
� j �� � - -- - --�"`=`�� -- =- ; manufacturer's directions.
=� . . . ��; ,_ _ �
�
a �
� _ -.w, z . » _ , ��-- - - - - r - - _ ' .,,,,,. -:� � � �„� ' - . 3 7
. . .. . .. . . - �' - ..,-.---- - - � , .-.. � � .r � •�`-• _.. .
TTACHMENT 3
�}- � � I� G� r �/ �',C,C 1.�
City of Cupertino D � � � � � �
10300 Torre Avenue
C U P E RT I N O Cupertino, CA 95014 �� ���
(408) 777-3223
APpEAL CUPERTINO GiTY GLERK
..�. ( � �c� � a -� c�
1. Application No. ✓
2. Applicant(s) Name:
3. Appellant(s) Name: � � � � l.V � �
Address �� ,3� V � �`i ( N � /�1 �� � l�J t��L l�'� �
Phone Number �o� ��� 7 � �`(�
Email
4. Please check one: .
� Appeal a decision of Director of Community Development
0 Appeal a decision of Director of Public Works
� Appeal a decision of Planning Commission
❑ Appeal a decision of Design Review Committee
❑ Appeal a decision of Code Enforcement
� 5. Date of deternunation of Director or mailing of notice of City decision:
�2_3 �
6. Basis of appeal:
�
f . _
r ���. _
signature(S) G�� /
Please complete form, include appeal fee of $162.00 pursuant to Resolution No. 10-072
($15 5.00 for massage application appeals), and return to the attention of the Ciiy Clerk,
10300 Torre Avenue, Cupertino, (408) 777-3223 ,
1-10
Application No. DIR 2010-30
1. Safety - at present it is dif�'icult to exit driveway into busy Miller Ave.
With proposed changes and a car or SUV parked therein it is impossible to
see the sidewalk foot and bicycle traffic , accidents will happen.
2. Proposed parking area does not belong on the setback area without direct
access to it. It also degrades the appearance of the properties.
Erwin Wolf
` �T/ -
�
rs f°
1-11