Zoning Administrator Hearing

City of Sunnyvale Meeting Minutes Zoning Administrator Hearing Wednesday, August 27, 2014 2:00 PM West Conference Room, City Hall, 456 W. Olive Ave., Sunnyvale, CA 94086 CALL TO ORDER In attendance: Nitin Srivastava, Owner/Applicant; Chad Engstrom, Applicant's Designer; Andrew Miner, Zoning Administrator; Tim Maier, Project Planner; Joey Mariano, Recording Clerk. Adrew Miner, Zoning Administrator, called the meeting to order at 2:00 p.m. He summarized the public hearing process. PUBLIC HEARINGS 14-0781 File #: 2014-7585 Location: 1070 Manhattan Court (APN: 198-35-047) Applicant / Owner: Nitin Srivastava Proposed Project: VARIANCE to allow one covered parking space where two covered parking spaces are required for a 386 square-foot addition, resulting in gross floor area greater than 1,800 square feet Reason for Permit: A Variance is required for deviation from Sunnyvale Municipal Code (SMC) Section 19.46.060, which requires that two covered parking spaces be provided when an addition results in a home in excess of 1,800 square feet gross floor area or four or more bedrooms. Project Planner: Timothy Maier, (408) 730-7257, tmaier@sunnyvale.ca.gov Issues: Covered parking and neighborhood compatibility Recommendation: Approve with conditions Tim Maier, project planner, presented the report and provided a brief overview. He noted staffs recommendation is Alternative 1, to approve the Variance with recommended Conditions in Attachment 2. He said the application is for a Variance at 1070 Manhattan Court is to retain one covered parking space where two are required for a residential addition resulting in a home greater than 1,800 square feet and of four bedrooms in size. The Variance is needed for a proposed deviation from City of Sunnyvale Municipal Code provision which requires two City of Sunnyvale Page 1 Zoning Administrator Hearing Meeting Minutes August 27, 2014 covered parking spaces for homes that are 1,800 square feet or greater, or has four or more bedrooms. He stated that the applicant proposes an addition of approximately 386 square feet to accommodate a new formal dining room and allow the expansion of two existing bedrooms. The resulting home would be a four bedroom with approximately 2,184 square feet, and a one-car garage. He noted that the home currently has four bedrooms. He noted that several options were considered to meet the Sunnyvale Municipal code parking requirement: (Option 1) Expand existing garage to accommodate two cars. This option was found to be infeasible, as it would require a major reconfiguration of the home’s layout and would significantly alter the appearance of the front of the home. The existing side setbacks provide very little room for expansion of the home to either its left or right side.(Option 2) The addition of a covered parking space in the rear yard. He said the property has a rear yard large enough to contain a detached covered parking structure; however, the home’s side setbacks are inadequate to provide clearance for a required 10-foot wide driveway. (Option 3)To add a driveway parking space. He noted that due to the impracticality of options 1 and 2, the applicant proposes to modify the driveway to accommodate two cars. He said that this option would not meet the code requirement for covered parking, but it can be considered as a Condition of Approval if the Zoning Administrator is able to support the Variance request. Mr. Maier further noted that the preferred alternative is to add one uncovered parking space and would result in a parking configuration consistent with neighborhood pattern. Noting that most homes within the neighborhood have single-car garages while a few homes provide no covered parking. In addition, he said that staff have no concern related to the proposed design of the rear-yard addition. He pointed out that, In recent years, several variances have been granted similar to the proposed variance; therefore, staff have made findings to support the proposed variance. He stated that he has recieved a letter of support from the adjacent neighbor related to the proposed variance and staff's support to approve the requested variance with the Conditions of Approval as recommended in the staff report. Nitin Srivastava, owner, noted the he read the staff report and reviewed staff's recommendation. Chad Engstrom, designer, asked if staff was okay with the proposed design. Mr. Maier, Assistant Planner, responded in the affirmative. Mr. Miner asked about bedroom 1 and 2, regarding the closet and entry ways. City of Sunnyvale Page 2 Zoning Administrator Hearing Meeting Minutes August 27, 2014 Mr. Srivastava noted that the closet can be opened into one room, or divided into 2 separate rooms when needed. He noted the entry is adjacent to the garage. Mr. Miner clarified that street parking is limited in that location, as it is in the end of the cul de sac. He noted that their lot size seems large enough to add an additional parking space, noting an example of using pavers in the front yard to allow 1 more space while keping the landscape. He discussed the proposal and asked Mr. Srivastava if there was anything unique with the proposed addition, such as a gas line or utilitiies that may need to be accessed in the future. Mr. Miner stated that although previous variances have been approved to allow less parking spaces, the specific location has limited street parking. He said that he will taking this proposal under advisement as he would like him to work with staff to seek further options to add an additional parking space or a 2 car garage. Mr. Srivastava discussed options and reviewed the site plans with staff to and asked what area could to add an extra parking space. They discussed options and reviewed the site plans. Mr. Miner noted that their lot size may be large enough to add future additions, such as an accesory living unit, an extra parking space would allow the owner to make additions. Ms. Srivistava noted a curb side parking space in front oftheir home. Mr. Miner responded that street parking does not accomodate single family home parking requirements. Mr. Maier noted that an additional curb cut may be an issue with Public Works Department. Ms. Srivastava asked what would determine a denial. Mr. Miner responded that the situation does not grant him the ability to approve the variance based on the findings. He noted that he is not leaning for approval or denial at this time. He asked the owners to find other options to possibly accomodate a parking space as the lot size may make this possible. He noted that adding a parking space would make it possible to add future additons. Mr. Miner took the proposal under advisement to Wednesday, September 3, 2014. City of Sunnyvale Page 3 Zoning Administrator Hearing Meeting Minutes August 27, 2014 He noted for staff to work with the applicants to find possible options for an additional parking space. ADDENDUM Mr. Miner have approved the Variance application on September 3, 2014 for the two-covered parking space requirement based on the revised site plan submitted on September 2, 2014. He noted a third uncovered parking space on the property provides the opportunity for four cars to be parked off-street, which is a key element of the two covered and two uncovered car parking requirement. Mr. Miner stated that the decision is final unless appealed to the Planning Commission with payment of the appeal fee within the 15-day appeal period. ADJOURNMENT The meeting adjourned at 2:31 pm. City of Sunnyvale Page 4