PC Summary 07-22-08
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To:
Mayor and City Council Members
From:
Steve Piasecki, Director of Community Development
Date:
July 24, 2008
Subj:
REPORT OF PLANNING COMMISSION DECISIONS MADE
July 22, 2008
Chapter 19.32 of the Cupertino Municipal code provides for
appeal of decisions made by the Planning Commission
1. Application
R-2008-14, RM-2008-16; Chia-Ching Lin (Krishnapura res), 21947 Lindy Lane
Description
Director's referral to the Planning Commission the approval of a Residential Design
Review for a new 4,491 square foot, two-story single family residence with a basement
and a
Minor Residential Permit for a side facing second story balcony on the new residence
Action
The Planning Commission approved the application on a 4-0 vote.
The fourteen day-calendar day appeal will expire on August 7,2008.
Enclosures:
Planning Commission Report of July 22, 2008
Planning Commission Resolution No. 6522
Plan Set
g:planning/Post Hearing/summan; to cc07220S
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: no applications (see Discussion, first paragraph)
Applicant: Chia-Ching Lin
Property Location: 21947 Lindy Lane, APN 356-25-029
Agenda Date: July 22,2008
APPLICATION SUMMARY: J
Director's referral of architectural and site plans for a new, two-story 4,499 square-foot
single-family residence with basement
RECOMMENDATION
No recommendation
PROJECT DATA:
Lot Area: 20,473 square feet
Existing Zoning: Rl-20 (Single-Family Residential, minimum lot size 20,000 sq. ft.)
Basement Area: 1,977 sq. ft.
First Floor Area: 2,040 sq. ft. (w /0 garage)
Garage Area: 541 sq. ft.
Second Floor Area: 1,918 sq. ft.
Total Floor Area (w /0 basement): 4,499 sq. ft.
Total Floor Area (w / basement): 6,476 sq. ft. (basement not countable toward building area)
Maximum Floor Area: 5,500 sq. ft. (not FAR-based, restricted by property covenant)
Floor Area Ratio: 22%
% of 2nd Floor to 1st Floor
1 st Story Front Setback:
1 st Story Side Setbacks:
1 st Story Rear Setback:
2nd Story Front Setback:
2nd Story Side Setbacks:
2nd Story Rear Setback:
Grading Quantity (cubic yards):
Cut and fill, basement grading excluded.
On-Site Parking:
Proposed
74.3%
56' - 4"
9',14'-11"
80' - 9"
56' - 4"
10'- 4",32'-6"
90'
1,268
Minimum Required (Maximum Limit)
not limited, (but FAR~45%)
20'
combination of 15', no side less than 5'
20'
25'
combination of 25', no side less than 10'
25'
(2,500)
2 enclosed 2 enclosed
4+ unenclosed 4 unenclosed
BACKGROUND
The applicant (Chia-Ching Lin) is proposing to construct a 4,499 square-foot, two-story
residence with basement on a 20,473 square foot lot located along the north side of
Lindy Lane. The immediate neighborhood is predominately older, ranch style, one to
2-1
Arch. Plans for 21947 Lindy Lane
Page 2
July 22, 2008
two story homes. Newer dwellings are all larger, two-story homes with a variety of
architectural styles and building finishes. Most of the homes in this northerly Lindy
Lane area are on lots of 20,000 square feet or more. The neighborhood has a semi-rural
character without any sidewalks or street lights.
The neighborhood of homes on the south side of Lindy Lane are also largely, ranch
style, two-story dwellings with a more suburban character because of the regimentation
of 10,000 square foot lots along the toe of the slope and larger lots upslope.
History
The property is Lot 2 (middle lot) ofa 1.6-acre, 3-lot subdivision on Lindy Lane,
commonly known as the "Moxley Property", that was approved by the Planning
Commission on July 9, 2001.
In 2004, the City Council subs~quently approved the final map and subdivision
improvement plans. The subdivision created three lots of slightly over 20,000 square
feet each. In that same year, the Planning Commission expressed concern about the size
of the houses that could be built on the three lots, and discussed the possibility of
rezoning the property from its current Rl-20 designation to Residential Hillside. In lieu
of the rezoning, Mr. Moxley agreed to a covenant to limit the size of all structures to
5,500 square feet on each lot.
The three lots were subsequently sold to different property owners. The owners of Lots
1 and 3 (21949 and 21943 Lindy Lane) were issued building permits for roughly 5,500
square foot homes in 2005 before generally more restrictive R1 zoning ordinance
amendments went into effect. Thus, none of the newer homes on Lindy Lane: 21949,
21943 and the adjoining 21951 (building permit issued in 2003) had discretionary single-
family design review because all fell below the planning permit thresholds in effect at
the time. The construction of each house has been controv~rsial with some neighbors.
As a result of site preparation for Lot #2 conducted by the subdivider, five specimen
size oaks were removed from Lot #2-four approved for removal, one not. The
replacement requirement in the tentative map was one-for-one with the replacement
being a 36" box oak. The five new oaks were planted in 2007 and are shown on the plan
set.
DISCUSSION
Neighborhood Concerns
In May 2008, the applicant erected story poles and staff mailed a notice and plans to
surrounding property owners within a 300 feet radius, notifying them of the pending
residential development. Because of the level of concern about the project, staff
continued to refine the design with the applicant and try to address neighbor concerns.
2-2
Arch. Plans for 21947 Lindy Lane
Page 3
July 22, 2008
Because of the past history of controversy and the enclosed submitted comments
(Exhibit A), the Director elected to refer the plans to the Planning Commission for
review and decision.
Staff has received letters,emails and telephone calls from nine neighbors with one email
of support. The neighborhood concerns are summarized below:
.:. Protect redwood trees on property. (Note: There are no redwood trees on this
property)
.:. Address construction impacts on the neighborhood.
.:. Relocate house to protect valley views of house on upper lot (Lot #1).
.:. A stepped foundation would conform better to the slope of the land, rather than,
the cut and fill that creates a flat pad.
.:. Not fond of stone exterior for the entrance.
.:. Privacy protection plan should include the front yard to screen views of the
house from the south side of Lindy Lane and Lindy Place.
.:. Discrepancies in the location of the easterly sideyard retaining wall and the
overall wall height is too tall.
.:. The proposed house appears to be inconsistent with the letter and intent of the
Rl zoning ordinance, which is to enhance the identity of residential neighbors;
ensure provision of light, air and a reasonable level of privacy; ensure a
reasonable level of compatibility in scale of structures within neighborhoods;
and reinforce the predominantly low-intensity setting in the community.
.:. Second floor and balcony shall be consistent with the requirements from the
Residential Hillside (RHS) zoning district.
.:. Project creates significant and adverse impact to passive solar design and natural
lighting.
.:. Project will block views of the valley, and sunrise views (from the first floor)
during certain times of the year.
.:. Project encroaches into the required one-story building envelope, which is
measured from natural grade, not finished grade.
.:. The mass of the second story is much larger than the second story mass of the
adjacent residences and is not compatible.
.:. Retaining walls are proposed less than 5 feet from the property line and
potentially threaten existing support piers for the uphill property.
Please refer to exhibit A for additional details on the neighbors' concerns.
Neighborhood Compatibility
One of the principal purposes of the Rl Ordinance is to ensure a reasonable level of
compatibility in scale of structures within a residential neighborhood. This is basically
achieved by having developments adhere to a set of specific development parameters
(i.e., maximum lot coverage, floor area ratio, building height, second floor to ground
floor ratio, building setback, building envelope) to curtail development intensity to a
2-3
Arch. Plans for 21947 Lindy Lane
Page 4
July 22,2008
level generally accepted by the community. Typically the City has allowed new homes
to be maximized within the approved framework of the R1 Ordinance provided that the
design and the style of the home are consistent and/ or compliment the neighborhood.
Building permits were issued in 2005 for the Lot 1 (upslope) and Lot 3 (downslope)
homes. Both owners elected to build up to the maximum, which is 5,500 square feet
and their second-stories were limited to 35% of the first story, which were the zoning
rules in effect at the time of construction. The zoning regulations for this area changed
in November 2007 and the owner of Lot 2 has elected to build a smaller house (4,500
square feet), set it back from the front driveway, and build a larger second story (74.3%
of the first floor), which is allowed by the new zoning amendments.
The applicant has modified the design to eliminate its previously heavy appearance and
to achieve greater neighborhood compatibility between the older, smaller ranch-style
homes and the newer, larger homes of mostly European and modern architectural
styles. The concrete tile roof was changed to a lighter slate or clay tile roof. The roof
veneer was removed from the turrets and entrance and limited to just the base of the
house. Thick balcony balustrades were replaced with the thinner iron-steel railings.
The applicant will also be adding fenestrations to the windows to break up overall
window sizes. Overall staff believes the applicants will be creating an acceptable
balance between the older and newer residences in the neighborhood.
Retaining Wall Height & Location
The applicant has lowered the building pad three feet to reduce the height of the
retaining wall facing the downslope property to 6 feet or under. Retaining walls meet
property line setback regulations and will be reviewed, along with the basement and
foundation, by the applicant's geotechnical engineer and the City's geologist prior to
building permit approval. Lowering the building pad, raises the height of the upslope
retaining wall by three feet, but that wall is not visible to the upslope property owner.
The R-1 ordinance requires retaining walls in excess of five feet to be screened with
landscaping or faced with decorative materials.
Construction Activities
A construction management plan should be required as part of a building permit
application. Construction activities must meet the City noise ordinance and required
construction hours. The applicant will address this at the hearing.
Light and Air, Obstruction of Passive Solar House Design and Obstruction of Views
Compliance with the R-1 building setbacks and building envelopes is by definition
providing adequate air and light to adjacent residential parcels. Building separations
between Lot 2 and Lot 1 (upslope) is even generally greater than the minimum building
setbacks with most of the proposed second story wall length 14 to 17 feet away from the
property line and 27-30 feet away from the upslope residence wall. In reviewing Sheet
2-4
Arch. Plans for 21947 Lindy Lane
Page 5
July 22, 2008
A-8, the elevation of the second floor of the proposed residence is below the elevation of
the first floor of the Lot 1 (upslope) residence. The view from the Lot 1 residence is
essentially that of a recessed one-story dwelling.
The solar design aspects of the Rl zoning ordinance have been misinterpreted by the
neighbors (Exhibit B). While the City may allow variances to setback and height to
accommodate passive or active solar equipment or house design, no such modified
structure shall infringe upon solar easements or adjoining property owners. There are
no solar easements on the properties.
The City does not regulate the protection of views in hillside areas (Exhibit C: CMC
section 19.40.050(L)). As the plans are proposed the Lot 2 house occupies a middle
elevation that maintains or creates a second story view for each of the three adjacent
lots. There are no viewshed easements on the properties.
Privacy Protection
The project is screened from Lindy Lane by the presence of the mature trees downslope
from the property and the existing house on Lot 3. The project will be required to
adhere to the required privacy protection standards outlined in the Rl Ordinance,
which include screening of second story window and balcony views into adjacent side
and rear yards. Landscape screening was not required for rear yard views because the
rear yard property owner is at a grade elevation above the second floor of the proposed
house. The ordinance allows adjacent property owners to waive or modify those
landscaping requirements in writing in the event that privacy landscaping is not
wanted.
Submitted by: Colin Jung, Senior Planner .~ I
Approved by: Steve Piasecki, Director of Community Developm~
ENCLOSURES
Model Resolution for approval
Model Resolution for denial (available at hearing)
Exhibit A: Neighbor comments
Exhibit B: Excerpt from solar provisions of Rl Ordinance
Exhibit C: Excerpt from Views and Privacy provisions of RHS Ordinance
Plan Set
HCuptNtjPlanningjPdreportjpcReportsj2007j2007 Arch Plans 21947 Lindy Lane.doc
2-5
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6522
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING
A RESIDENTIAL DESIGN PERMIT FOR A NEW 4,499 SQUARE FOOT, 2-STORY SINGLE
F AMIL Y RESIDENCE AT 21947 LINDY LANE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
2008 Site and Architectural Plans for a residence at 21947 Lindy Lane
Chi a-Ching Lin (Krishnapura & Minasandram Residence)
21947 Lindy Lane
SECTION II: FINDINGS
WHEREAS, 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 applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The proposal, at the proposed location, will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of this chapter, the General Plan, and
zoning ordinance;
3. The proposal will use materials, design elements and simplified building forms that
compliment the existing and neighboring structures that make it harmonious in scale
and design with the general neighborhood;
4. Adverse visual impacts on adjoining properties have been reasonably mitigated in that
the building pad was lowered three feet and the height of the garage was reduced to
reduce the height of the retaining wall and garage wall facing the downslope
residence. The lowered pad height also reduced the perceived height of the proposed
house facing the upslope residence such that the view from upslope is that of just a
recessed, single-story residence.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the architectural and site plans are hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
Resolution No. 6522
Page 2
2008 Arch. & Site Plans for 21947 Lindy Lane
July 22, 2008
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning the residential design
permit for 21947 Lindy Lane set forth in the Minutes of the Planning Commission meeting of
July 22, 2008, and are incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
Approval is based on plan set titled: "New Residence for Sheshaprasad Krishnapura &
Malini Minasandram, 21947 Lindy Lane, Cupertino, CA 94043" consisting of 13 sheets
labeled A-O through A-8, A1.1, C-l, C-2 and L-l, dated April 4, 2008, except as
amended by the Conditions contained in this Resolution.
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.
3. GEOTECHNICAL REVIEW
Prior to building permit approval, basement, retaining walls, grading and drainage
shall be evaluated and designed by the applicant's geotechnical engineer and
reviewed and approved by the City Geologist and City.
4. CONSTRUCTION MANAGEMENT PLAN
In conjunction with the building permit review, the applicant shall submit a
construction management plan to address staging of construction materials, loading
and unloading areas and parking for construction vehicles. The Director of
Community Development shall review and approve that plan.
5. REPLACEMENT OF DEAD COAST LIVE OAKS
The two dead coast live oaks shall be replaced with two, new 36" box oaks prior to
occu pancy.
6. EASTERLY RETAINING WALL SETBACK
The easterly retaining wall shall be set back eight (8) feet from the side property line in
locations where privacy landscaping is required.
Resolution No. 6522
Page 3
2008 Arch. & Site Plans for 21947 Lindy Lane
July 22, 2008
PASSED AND ADOPTED this 22nd day of July 2008, at a Regular Meeting of the Planning
Commission of the City of Cupertino, State of California, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chairperson Miller, Brophy, Kaneda, Rose
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: Vice Chair Giefer
ATTEST:
APPROVED:
I sl Steve Piasecki
Steve Piasecki
Director of Community Development
I s I Marty Miller
Marty Miller, Chairperson
Planning Commission
G:Cuptntjplanning/Pdreport/Resj2008/under R-2008-14, RM-2008-16 res.doc
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21947 LINDY LANE
CUPERTINO, CA 95014
THE KRISHNAPURA'S
NEW RESIDENCE
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CHIA-CHING LIN
45741 CHABLIS COURT
FREMONT CA 94539
TEL: (510)-623-0681
FAX: (510)-623-0681
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