ALAMEDA COUNTY COMMUNITY DEVELOPMENT AGENCY PLANNING DEPARTMENT. TO Castro Valley Municipal Advisory Council (CVMAC) HEARING DATE August 25, 2014

Transcription

1 GENERAL INFORMATION ALAMEDA COUNTY COMMUNITY DEVELOPMENT AGENCY PLANNING DEPARTMENT STAFF REPORT TO Castro Valley Municipal Advisory Council (CVMAC) HEARING DATE August 25, 2014 PLANNING FILE # PLN OWNER Esef and Suada Abdic APPLICANT Charles Huddleston PROPOSAL To allow conversion of a one car attached garage into habitable space. LOCATION & SIZE OF PARCEL President Drive, unincorporated Castro Valley The property is 5,750 sq. ft. in size. APN The property bears Assessor s Parcel Number: 80A ZONING DISTRICT This property is located in an R-1-RV (Single Family Residential, Recreational Vehicle) district. GENERAL PLAN DESIGNATION ENVIRONMENTAL REVIEW This parcel is located within the boundaries of the Castro Valley General Plan and designate as Hillside Residential with a density of 4-8 du/ acre. This Castro Valley General Plan was adopted March Categorically exempt from the requirements of the California Environmental Quality Act, Section 15303, Class 3, example a. STAFF RECOMMENDATION The recommendation is to approve the application PLN for a garage conversion into habitable space subject to 4 Conditions of Approval. AUGUST 25, 2014 CVMAC STAFF REPORT PLN

2 PARCEL ZONING HISTORY On May 12, 1954, Zoning Unit, ZU 54 approved the R-1 Single Family Residence district. On May 7, 1988, Zoning Unit, ZU 1695, approved changing R-1 (Single Family Residence) district to R-1-CSU Single Family Residence, Conditional Secondary Unit district and R-S (Residential Suburban) to R-S-CSU Residential Suburban, Conditional Secondary Unit district. On June 9, 1988, Zoning Unit, ZU 1812, approved changing the R-1-CSU (Single Family Residence, Conditional Secondary Unit) district to R-1-CSU-RV (Single Family Residence, Conditional, Secondary Unit, Recreational Vehicle) district and R-S-CSU (Residential Suburban, Conditional Secondary Unit) district to R-S-CSU RV (Residential Suburban Conditional Secondary Unit, Recreational Vehicle) district. On April 5, 1995, Zoning Unit 2008, approved changing the R-1-CSU-RV (Single Family Residence, Conditional, Secondary Unit, Recreational Vehicle) district to R-1-RV (Single Family Residence, Recreational Vehicle) district and R-S-CSU RV (Residential Suburban, Conditional Secondary Unit, Recreational Vehicle) district to R-S RV (Residential Suburban Recreational Vehicle) district. SITE AND CONTEXT DESCRIPTION This is a 5,750 sq. ft. rectangular property on President Drive between Camino Dolores Avenue and 174 th Avenue located in an R-1--V Single Family Residence, Recreational Vehicle district. A one story single family house with a one car attached garage and an accessory structure at the southeast corner occupy the property. Vehicle access is from President Drive up a long driveway. The property slopes upward from President Drive. Landscaping is provided in the west corner of the front yard. The project is directly surrounded by single family homes with similar sized lots. Residential uses extends are in all four directions from this site. PROJECT DESCRIPTION The proposal is to convert a 220 sq. ft. attached one garage car into habitable space, add a new bedroom and construct of a new one car garage to a single family residence. The existing one car garage will be converted into a bathroom, laundry, closet and hallway to connect the house. The 168 sq. ft. new bedroom will be added behind the existing garage connected by a hallway. A new replacement one garage car (312 sq. ft.) with 375 cubic ft. of storage space will be construction in front of the existing garage with a 20 front yard setback. The reconfiguration of the front entry will allow for the construction of a new one garage. Vehicle access is provided from President Avenue. 2

3 There will be no increase in building height. The building s highest point at the west elevation is 18 in height. All exterior building materials and colors will match existing. Internal connection is clearly shown on the proposed floor plan (p. A.3) from the converted garage and new bedroom to the original sections of the house. There is 80 sq. ft. accessory structure located in the southeast corner of the property. Existing and Proposed House & Garage Square Footage Existing Habitable Space: 1,042 sq. ft. Total Proposed Habitable Space: 1534 sq. ft Garage Conversion to Habitable Space: 220 sq. ft. Proposed New Habitable Space: 492 sq. ft. Replacement one car garage attached garage: 312 sq. ft. Lot size: 5,750 sq. ft. Year House Built: PRESIDENT DRIVE, CASTRO VALLEY 3

4 REFERRAL RESPONSES On June 18, 2014, the Alameda County Public Works Department responded with no comments. On June 18, 2014, the Alameda County Fire Department responded with no comments. On June 13, 2014, the Alameda County Grading Department responded with no comments. On June 25, 2014, the Alameda County Building Department responded with no comments. STAFF ANALYSIS CONFORMANCE WITH GENERAL PLAN Garage conversions are permitted in an R-1 district with a Site Development Review. The Alameda County Zoning Ordinance, Sections , , and refer to garage conversions. Complying with Zoning Ordinance Development Standards The building additions for the one garage and bedroom will continue the building line at the north elevation with a 5 side yards setback where 5 is required. The new one car garage will be added to the front of the existing garage with a 20 setback, where 20 is required. Attached behind the existing garage is the new bedroom with a 42 rear yard setback where 20 is required. The new additions will comply with the requirements in the R-1-RV district Replacement parking is provided with by an attached one car garage at a one-to one ratio. CONFORMANCE WITH THE ZONING ORDINANCE Garage Conversions apply to Alameda County Zoning Ordinance, Section requires: A. These regulations apply in all zoning Districts except for parcels larger than one acre in the A District. The property is located in an R-1-RV Single Family Residence, Recreational Vehicle district. Therefore, the regulations do apply. 4

5 B. The garage conversion is found to be architecturally consistent with the rest of the primary structure(s) located on the property and surrounding neighborhood to the extent a pattern exists in the area; The building exterior alterations are minimal since the height, massing and color will remain unchanged. The addition matches the architectural style of the house and other homes in the neighborhood. C. The converted garage, if attached to the primary structure, includes an internal connection to the rest of the primary structures. The floor plan shows direct internal connection from the proposed habitable space to integrate the entire house to act as one unit. D. Other conforming on-site parking space(s)is (are) available at a one-to-one ratio for the number of on-site parking spaces being removed as part of the conversion, such parking spaces to include: uncovered but on a paved surface, or covered by a structural carport with a design consistent with the existing structure and neighborhood character, or enclosed within a new garage, and all such spaces must meet the zoning ordinance required minimum dimensions are area and be located outside of required yards. The parking requirement is met with a one-to one ratio by an attached one car garage to a new attached one car garage in front of the existing garage. The new one car garage is located 20 from the front property line and 5 side property line, thus meeting the required yard setback standards in an R-1 Single Family Residence district. E. There is evidence in the public record that all required conforming on-site replacement parking will be continuously maintained using materials such as asphalt, concrete, pavers, or similar permanent improvements and readily accessible from the public right-of-way. A curb cut on President Drive and long paved driveway allow direct access to the proposed garage are existing with no proposed changes. The project was referred to the Alameda County, Public Works Department, Fire Department and Building Department with no objectives or comments to the replacement parking. F. Conforming enclosed storage space of at least 800 cubic feet is provided such space to be located in a garage, shed, or other structure on the property. The required storage space calculation is shown on page one of the drawings. The existing accessory structure (478 cubic feet) and 375 cubic ft. of new garage storage = 850 cubic feet where 800 cubic feet is required. 5

6 G. The replacement storage space complies with the Neighborhood Preservation Ordinance standards. (Chapters 6.64 and 6.65 of the Alameda County General Ordinance Code). The existing shed and new garage storage space provide the required storage space to comply with the Neighborhood Preservation Ordinance. GENERAL DISCUSSION The proposed garage conversion into habitable space and new bedroom (492 sq. ft.) meets the development standards for the R-1 Single Family Residence district and Garage Conversion requirements under the Alameda County Zoning Ordinance. The one car attached garage will be converted into a laundry room, bathroom, closet and hallway with the new bedroom added directly behind the current garage. Required parking is shown on the proposed floor plan page A.3 at a one-to one replacement ratio as an attached single car garage in front of the current garage. The building height, massing and architectural style will match the existing house, since the height will remain the same and the addition will continue the building line at the front and back of the house. The new front entry changes from the north elevation to the west elevation which provides a greater presence on the street. Building additions are modest: a new bedroom, larger front entry and one-car replacement garage. Major building changes are to the floor plan that shows clear, easy accessible connection from the new habitable space to main house. Vehicle access is provided from President Drive onto an existing driveway. The required 800 cubic ft. storage space for garage conversions is provided in the new garage and existing shed. This project meets the development standards for the zoning district for height, required yard setbacks and parking. CONCLUSION The request for Site Development Review to allow a garage conversion into habitable complies with the Alameda County Zoning Ordinance (Sections , , and ) and R-1 Single Family Residence district (Section 17.08). All received Alameda County Departments referrals commented with no response. 6

7 PRE-HEARING RECOMMENDATION Staff recommends approval of the application based on Exhibit A dated June 10, 2014 on file with the Planning Department, and subject to the following conditions: 1. Approval of this Site Development Review application authorizes the conversion of a 231 sq. ft. attached garage to a habitable space (full bathroom, laundry room, closet), new bedroom and entry and 312 sq. ft. attached garage on Exhibit A received on June 10, This permit allows 492 sq. ft. of new habitable space and a 312 sq. ft. attached one car garage. 2. Internal connection must be maintained from the converted garage to the main structure. 3. The detached garage is prohibited from being converted into an additional unit without required Alameda County approval. 4. Public Agency Approval: Maintain compliance with the requirements of the following agencies: a. Alameda County Public Works Agency, Building Inspection Department b. Alameda County Public Works Department c. Alameda County Fire Department H:\Zoning\PLN2014\PLN ATTACHMENTS Referral Responses Photographs PREPARED BY: Carole Kajita REVIEWED BY: Phil Sawrey-Kubicek PLANNER SENIOR PLANNER 7