PC Summary 06-27-06
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:
June 28, 2006
Subj:
REPORT OF PLANNING COMMISSION DECISIONS MADE
June 27, 2006
Chapter 19.32 of the Cupertino Municipal code provides for
a eal of decisions made b the Plannin Commission
1. Application
TR-2006-10; Carl Payne Goseph Court HOA), Joseph Circle
Description
Tree removal for six redwood trees and replanting at a planned residential
development
Action
The Planning Commission approved the application on a 4 - 0 vote.
The ten-calendar day appeal will expire on July 7, 2006.
Enclosures:
Planning Commission Report of June 27, 2006
Planning Commission Resolution No. 6399
2. Application
U-2006-07, ASA-2006-10; Wayne Aozasa, Greenleaf Court
Description
Use Permit and Architectural and Site approval for three, two-story single-family
residences in a planned development zoning district
Action
The Planning Commission approved the application on a 4 - 0 vote.
The fourteen-calendar day appeal will expire on July 11, 2006.
Enclosures:
Planning Commission Report of June 27, 2006
Planning Commission Resolution No. 6400 & 6401
Approved Plan Set
g:planning/Post Hearing/summary to cc062706
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Owner:
Property Location:
TR-2006-10 Agenda Date: June 27, 2006
Carl Payne (Joseph Circle Home Owners Association)
Joseph Circle Home Owners Association
20182 - 20233 Joseph Circle, APN: 316-24-048 through 316-24-058
Application Summary:
TREE REMOV AL
1) Retroactive approval for the past removal of:
a) Six coast redwood trees that were planted as part of the required
landscape plan for the construction of the Joseph Circle townhouses in
1991.
2) Request to replace the removed trees with one 15-gallon fern pine tree and two
24-inch box Australian willow trees.
RECOMMENDATION:
Staff recommends that the Planning Commission:
1. Approve the tree removal that has already occurred and require 24-inch box
Australian willow trees or hybrid laurel trees as the replacement trees as
recommended by staff in accordance with the model resolution.
BACKGROUND:
In January of 2006, the City received a complaint that existing coast redwood trees were
removed from the rear and side yards of the Joseph Circle townhouse complex located
at 20182 - 20233 Joseph Circle. As a result, staff contacted Carl Payne, president of the
Joseph Circle Home Owners Association, at which time he verified that the trees had
been removed. Mr. Payne explained that he had attempted to contact City staff during
the week prior to the City's office closing for the holidays in December; however, staff
was unable to respond to Mr. Payne's email prior to the City's holiday office closing.
At this time, the Joseph Circle HOA also contacted a tree removal company at which
time the HOA asked the tree removal company to verify the City's requirements for
tree removal. The tree removal company reviewed the City's requirements and
incorrectly made the assumption that the trees could be removed. As a result, the trees
were removed during the City's holiday closure time. The City was notified of these
tree removals at the time City offices were re-opened in early January.
)...1
TR-2006-10
Page 2
June 27, 2006
DISCUSSION:
In early January, staff conducted an inspection of the site and verified the complete
removal of the six coast redwood trees upon comparison with the approved landscape
plan for the complex. Staff contacted Mr. Payne and met with members of the HOA on
January 25, 2006. Staff explained that the six coast redwood trees were planted as part
of the approved landscape plan in conjunction with the construction of the townhouses
in 1991. Four of the redwoods were planted as 15-gallon trees along the north and
south side yards of the complex. Two of the redwoods were planted as 24-inch box
trees along the rear (east) yard of the complex.
According to the applicant's statement (See Exhibit A), the trees were removed due to
maintenance issues raised during the November 2005 HOA board meeting. It was noted
that the trees were causing damage to the homes, sidewalks and fences of the
townhouse complex. The applicant is proposing to replace the removed trees with one
15-gallon fern pine tree along the rear yard of the complex (Location II A") and one 24-
inch box Australian Willow tree each in Locations liB" and "C."
According to Section 14.18.020(1)(2), all trees that are part of a City-approved landscape
plan by an approved development application are considered protected and require a
city permit before they can be removed. The only situations in which this process can
be bypassed include a determination that the tree removal is needed as a result of an
emergency situation or a utility clearance action conducted by PG&E.
The City Arborist was not contacted to review this application because the trees have
been completely removed and an arborist report is not typically required for the sole
purpose of replacement calculation where no measurements of the trees can be made.
However, the City does have a report from the City Arborist from 2003 (See Exhibit B)
that provides a list of trees that may be planted near paved surfaces to avoid the types
of hard surface damage that the HOA felt the redwoods created.
Staff has reviewed the list and recommends that either 24-:-inch box hybrid laurel trees
(Laurus Saratoga) or the applicant's proposed Australian willow trees be the
replacement trees for the removed redwoods. Both of these trees are evergreen trees
that can be accommodated within the 7-foot wide, 27-foot long planter areas where the
redwoods were removed. The hybrid laurel has a fast growth rate. The Australian
willow has a moderate growth rate. The hybrid laurel is listed as a tree that has a low
potential to cause hard surface damage. Although the Australian willow is not
included in the list, it is known for its deep, non-invasive roots. The proposed fern pine
tree is not considered an acceptable alternative as it is a slow growth tree and is not
included on the list of trees with low potential to cause hard surface damage.
Prepared by: Aki Honda, Senior Planner ~
Approved by: Steve Piasecki, Community Development Director ~
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TR-2006-10
Page 3
June 27, 2006
Enclosures:
Model Resolution
Exhibit A: Joseph Circle HOA Statement
Exhibit B: List of trees for use near paved surfaces from Barrie D. Coate &
Associates
G: \ Planning \ PDREPORT\pcTRreporls \ 2006 \ TR-2006-10.doc
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TR-2006-10
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING
THE REMOVAL OF SIX COAST REDWOOD TREES AT 20182-20233 JOSEPH CIRCLE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
TR-2006-10
Carl Payne on behalf of the Joseph Circle Home Owners
Association
20182-20233 Joseph Circle
Location:
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
to retroactively approve the removal of six (6) coast redwood trees; 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
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, application for Tree Removal is hereby approved 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 TR-2006-10, as set forth in the Minutes of the Planning Commission
Meeting of June 27, 2006 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVAL ACTION
Approval is based upon the applicant's statement submitted as Exhibit A of the staff
report dated June 27, 2006 for this project, except as may be modified by the .
conditions contained in this resolution.
) .~I
Resolution
Page 2
TR-2006-07
May 9, 2006
2. TREE REMOV AL & REPLACEMENT
The retroactive approval allows for the removal of six coast redwood trees as
indicated on Exhibit A in Locations A, Band C. The removed coast redwood trees
shall be replaced by one 24-inch box Australian willow tree or 24-inch box hybrid
laurel tree (laurus Saratoga) in each of the Locations A, Band C.
3. TREE PROTECTION BOND AND TREE MONITORING:
A tree protection bond in the amount of the value of the new trees to be planted and
the associated planting of trees shall be provided. The applicant shall contracted
with a ISA certified arborist to monitor the health of the new trees and provide an
annual report to the Community Development Director for a two year period after
planting. The tree bond will be released if the trees remain healthy after the two
year period.
4. 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 27th day of June 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
AYES:
NOES:
ABST AIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Cupertino Planning Commission
G: \ Planning \ PDREPORT\ RES\2005\ TR-2006-1O res.doc
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Joseph Park Home Owners Association
March 6, 2006
Tree Removal Justification Statement
On November 29th 2005, the Joseph Park Home Owners Association conducted its annual budget
and board election meeting. The issue of tree maintenance was raised, and it was noted that the six
interior Redwood trees were causing damage to homes, sidewalks and fences. Since these trees
would continue to grow at a fast rate and were crowding homes, the meeting participants voted to
replace the six redwoods that are inside the complex with smaller, more manageable trees. Money
was budgeted for the removal and replacement of these six trees and the pruning of the other
Redwood, Flowering Plum, flowering Pear, Deodra Cedar and Crape Myrtle trees in the complex as
well as on the street strip. All homeowners, including those who were not able to attend the meeting,
were notified of the plans through the minutes of the meeting, and were given an opportunity to
respond to the plan.
We tried to contact the Cupertino City planners Mr. Chao and Ms. Honda via email to discuss any
necessary city requirements in December and received no reply. The Board had also made contact
with "Bartlett Tree Experts", a nationwide corporation that is experienced in performing large tree
maintenance and removal. The Bartlett representative (John Steinbach) came to our complex and
reviewed our situation. He then reviewed the City requirements for permits and indicated to us that
none was needed. We proceeded with the removal of the six redwood trees. (see enclosed landscape
plan locations labeled "A" "B" "C") As we were exploring our tree replacement options, Senior
Planner Aki Honda informed us of the need for a permit. Senior Planner Aki Honda later came to
inspect the site and indicated that she had received our initial email but didn't have time to respond
prior to receiving a complaint.
We feel that the Joseph Park Homeowners' Association did its due diligence to properly handle the
tree removal situation. As such, we would appreciate the city's consideration of a wavier or reduction
of the permit fee, given our intent and attempted follow-through to comply with city policies and the
limited resorces of our small association.
The board has contacted our landscaper, The Tree Experts and spoken with Nurseries in order to get
advice on tree selection for our location and needs. We then took a vote of Homeowners on the
suggested possible trees. We currently have plans to plant one Fern Pine (podocarpus gracilior) at
location labeled "A" on the landscape plan. In addition, we are planning to plant one Australian
Willow (Geijera parviflora) in each of the locations labeled "B" and "C" on the landscape plan.
Please advise us on how to proceed with obtaining any necessary permits for the tree removal and
replanting.
Thank you
Carl Payne pres. Josep? Co~OA
! ./ /' 2 --~.
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Enclosed ~~ several photos ~cribing the replacement trees and documenting the interior redwood
tree growth and damage, prior to removal:
1. Description of replacement trees.
2. Original complex sales brochure showing no Redwood trees.
3. Pre removal photo of Redwood trees at location "A" on landscape plan.
4. Pre removal photo of Redwood trees at location "B" on landscape plan.
5. Pre removal photo of Redwood trees at location "C" on landscape plans.
6. Damage to Homes at "B" on landscape plan.
7. Damage to Fence at "A" on landscape plan.
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Original complex sales brochure showing no Redwood trees
Pre removal photo of Redwood trees at location "A" on landscape plan
Pre removal photo of Redwood trees at location "B" on landscape plan.
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Pre removal photo of Redwood trees at location "B" on landscape plan
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PodocarpllS J(racilior
P. e;racilior (Afrocarpus graciIior). FERN Pll>;"E, Tree, often grown as
espaliered line, even as hanging basket plant. Zones 8, 9, 12 (warmest
.areas), 13-24, Native to east Africa, where it grows to 70 ft Old lree~ in
r.~lifomi:t reach 60 ft. tall.
Habit and foliage vary with age of plant and method of propagation.
Leaves on mature wood are closely spaced, soft gl'll}ish or bluish green,
1-2 in. long, narrow. Plants grown from cuttings or grafts taken from such
wood have Umber branches, are slow to make vertical growth, and have
short bluish or grayish leaves. Such plants are often sold as P. elollgatlls.
They are excellent for espaIierin~ or for gro\\ing as vines along fences or
eaves. With age they will become trees with single or multiple stems. Stake
well to support heavy foliage masses.
The leaves of seedlings, vigorous young plants, and unusually \igorous
shoots of mature plants differ from those on plants grown from cuttings or
grafts: they are twice as long, more sparsely set on branches, and dark
glossy green. hI addition, seedlJngs are more upright in growth than plants
grown from cuttings or grafts, and their branches will be less pendulous,
more evenly spaced. Plants ~rown from seedlinw; are usually sold as
P. gracilior. Stake these plants until strong trunk develops. With age,
foliage will become more dense, and the leaves will be shorter and bluish
or grnyish green in color,
This is among the cleanest and most pest-free choices for street or lawn
tree, patio or flower bed tree, espalier, hedge, big shrub, or container
plant Choice entryway plant or indoor/outdoor plant Young plants some-
times used in dish gardens.
PODOCARPUS
Podocarpaceae
EVERGREEN SHRUBS OR TREES
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ZONES VARY BY SPFl':IFS
SUN OR PARTIAL SHADE
.--....-----.----.-.----.---.--- -----_.--- -->--
BEST WITH REGULAR WATER
G!~JERA_~~v~~~
AUSTRALIAN WILLOW, WILGA
Rutaceae
EVERGREEN TREE
ZONES 8, 9. 12-24
________ _._~.__._._~_._..__.__n.
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._ SUMMER WAl!~PEEDS GROwr~_ _ ...._ ~'..
f~. !~r~~~i
raceful, fine textured, to 25-30 ft. high, 20 ft. \,:\~',:lr!}.
wide. Main branches sweep up and ont, little',~~:~
branches hang down. Distant citrus relative; called .~
6 I Ge!;era pnn'ifIora
Australian ,,,illow because its 3- -in.- ong, nar-
row, medium grecn, drooping leaves give a kind of weeping willow effect.
With age, produces loose clusters of unimportant small, creamy while
/Jowers in early spring, early fall. Well-drained soil, Needs pruning only to
correct fonn (much less pruning than willow). Quite pest free.
Has much of the willow's grace and the eucalyptus's toughness, Moder-
ate ~rowth rate; deep, noninvasive roots. Caste; light shade, PI:!nt singly as
patio or street tree, or in colonies for attractive grove effect.
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BARRIE D. COATE AND ASSOCIATES
Horticultural Consultants
(4-08) 353-1052
Fax (408) 353-1238
23535 Summit Rd. Los Gatos, CA 95033
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TREES FOR USE NEAR PAVED SURFACES
This subject can be addressed from several viewpoints but the most common view is that
of avoiding hard surface damage by tree roots.
Another view is strictly aesthetic, as the City of Alameda which values the beauty of its
80-foot tall American sweetgum boulevards far beyond the public liability and severe
pavement damage caused by the sweetgum roots,
This attitude allows the development and maintenance of the tall, massive canopy which
gives such a community the air of permanence and stability which only comes with age
and consistent respect for tree canopy, a concept expressed far more frequently in the
eastern United States than in California.
However, since it is necessary, in practical terms, in most locations to be concerned about
pavement damage by roots, both because of liability and cost of repair, most decisions are
made in favor of use of trees which will not cause root damage, without reference to the
other characteristics they offer. Unfortunately, this mind set usually results in installation
of small trees, which will never create the majestic sweetgum canopy of which Alameda
is so proud.
We must usually consider the likelihood of root damage by species which would be used
near pavement or structures as a primary criteria. Where it is possible to have large
canopies without root damage, that potential should always be pursued. The City of Palo
Alto, as example, has been an innovator in use of a broad range of street tree species,
including many which will provide a tall, broad canopy over time. .
When selecting trees one must not assume that an unfamiliar species of a genus will have
similar root characteristics as other more familiar members of the same genus.
As example, holly oak (Quercus ilex) is one of the most consistent destroyers of adjacent
pavement as any common street tree while most other oak species roots are relatively
benign.
In contrast, most members ofthe elm family, including Zelkova, and Celtis will destroy
nearby (and not so nearby) pavemell1t.
In the extreme, the damage done by riparian plants, whose job after ail, is to plaster
stream banks with roots, is wen known and predictable.
,) I'
Trees For Use Near Paved Surfaces
July 2001
continued
We found Fremont cottonwood roots 170 feet from the closest cottonwood specimen,
across a lot, a public street and in the next lot. This should not be a surprise since it is
characteristic of poplars,
Fortunately, there are many more options than the species usually employed, and of
course the astute plant person will select for many more characteristics than the trees root
perfonnance characteristics.
The first criterion should always be adaptability to the site soil chemistry and
permeability,
If the tree species is not adaptable to the soil chemistry, it will probably not serve any of
the functions for which it was installed, including provision of shade and aesthetic
beauty.
As example Chinese hackberry, (CeltiS sinensis) is intolerant of alkaline soils, especially
those high in calcium while common hackberry (CeltiS occidentalis) is quite tolerant of
the same condition,
The following list of trees is composed of those which, in my experience, are less likely
in any given condition to cause pavement damage than other species,
Of course, if your site has a very shallow topsoil, underlain by an impervious sub soil,
many of these species will make a liar of me.
Prepared by: Barrie Do Coate, Consulting Arborist
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TR-2006-10
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6399
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING
THE REMOVAL OF SIX COAST REDWOOD TREES AT 20182-20233 JOSEPH CIRCLE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
TR-2006-10
Carl Payne on behalf of the Joseph Circle Home Owners
Association
20182-20233 Joseph Circle
Location:
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
to retroactively approve the removal of six (6) coast redwood trees; 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
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, application for Tree Removal is hereby approved 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 TR-2006-10, as set forth in the Minutes of the Planning Commission
Meeting of June 27, 2006 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPRO V AL ACTION
Approval is based upon the applicant's statement submitted as Exhibit A of the staff
report dated June 27, 2006 for this project, except as may be modified by the
conditions contained in this resolution.
Resolution 6399
Page 2
TR-2006-10
June 27, 2006
2. TREE REMOV AL & REPLACEMENT
The retroactive approval allows for the removal of six coast redwood trees as
indicated on Exhibit A in Locations A, Band C. They shall be replaced by one 24-
inch box Australian willow tree or 24-inch box hybrid laurel tree (laurus Saratoga) in
each of the locations where the redwood trees were removed (Locations A, Band C
as specified on the landscape plan) and three (3) additional trees, for a total of 6
replacement trees. The three additional trees shall either be planted elsewhere
within the common area of the Joseph Circle townhouse complex or may be offered
to the City and accepted by the City as determined by the Public Works Department.
The size of the three additional trees may be less than 24-inch box trees.
3. TREE PROTECTION BOND AND TREE MONITORING:
A tree protection bond in the amount of the value of the new replacement trees to be
planted and the associated planting of trees shall be provided. The applicant shall
contracted with a ISA certified arborist to monitor the health of the new trees and
provide an annual report to the Community Development Director for a two year
period after planting. The tree bond will be released if the trees remain healthy after
the two year period.
4. 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 27th day of June 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chairperson Miller, Saadati, Wong, Chien
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: Vice-Chair Giefer
ATTEST:
APPROVED:
I s/Steve Piasecki
Steve Piasecki
Director of Community Development
I s I Marty Miller
Marty Miller, Chairperson
Cupertino Planning Commission
G: \ Planning \ PDREPORT\ RES \2006\ TR-2006-10 res,doc
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: U-2006-07, ASA-2006-10
Applicant: Wayne Aozasa
Property Location: Greenleaf Court
Agenda Date: June 27, 2006
Application Summary: Use Permit and Architectural and Site Approval for three
two-story single family residences in a planned development zoning district.
RECOMMENDATION
Staff recommends the Planning Commission take the following action:
. Approve U-2006-07 and ASA-2006-10 subject to the model resolution.
BACKGROUND
The project is located near the terminus of Greenleaf Drive and is surrounded by
commercial uses to the east and south and single-family uses to the north and west.
On January 15, 2002, the Planning Commission approved a subdivision application
to allow three new single family homes sites on the property with a remainder
parcel that the encompasses the California Water Service's pumping station for the
City.
DISCUSSION
Rl Ordinance Compliance
The applicant is proposing to build three new two-story homes that conform to the
Rl Ordinance (please see summary table below):
R1 House 1 (Lot 1) House 2 (Lot 2) House 3 (Lot 3)
Ordinance
Req.
F.A.R. 45% Max. 45% 43% 45%
Lot 45% Max. 32% 30% 32%
Coverage
2nd/1st Ratio 45% Max. 40% 40% 41%
Amount of 50% Max. 10% 23% 27%
2nd floor wall
over 6' -0"
exposed
Max. Height 28' -0" Max. 25' -0" 24' -10" 23' -6"
Design
The designs of the homes are simple and consistent with the design guidelines of
the Rl Ordinance. The homes consist of brick or stone base with painted stucco or
3 --'/
U-2006-07, ASA-2006-10
2
stained wood siding. All of the windows are trimmed with wood. The entry
elements are modest in appearance and are incorporated into the first story roof.
Lots 2 and 3 have a small covered porch element in the front. The color and
material on the proposed homes are in keeping with the surrounding neighboring
homes. Staff supports the design of the proposed homes but suggests that the
following revisions be incorporated into the final development plan prior to
issuance of building permits:
The proposed garage for Lot 1 is located at the corner of the private entrance
drive and Greenleaf Drive. This is not an ideal location for cars to back out
onto the street due to the potential conflict of movements between vehicles
entering or exiting the cul-de-sac. Staff recommends that the garage be
relocated further away from the entrance of the private drive (further south) to
minimize any potential unsafe
vehicular movements. This also
allows a living space to be located at
the corner of the building which will
enhance the opportunity for
providing a more interesting and
decorative corner fa<;ade. The
applicant should work with staff to
provide addition corner architectural
elements, such as wrap around
porches and/ or trellis features (or
other similar architectural features) to
enhance the corner fa<;ade.
1.
Greenleaf Drive
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Many of the second floor windows appear to be misaligned with the windows
on the ground floor due to position and size. In order to improve the visual
symmetry and proportion of the
homes (especially along the publicly
visible side and front elevations), the
applicant should work with staff to
adjust the positions and sizes of the
proposed ground floor and second
floor windows of the homes prior to
issuance of building permits.
2.
The applicant is agreeable to these changes.
ill.!!! 1111
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U-2006-07, ASA-2006-10
3
Setbacks
The proposed homes conform to the setback requirements prescribed in the Rl
Ordinance. According to Section 19.28.060D(3)(a), rear yard setback may be
reduced to 10 feet provided that the usable rear yard is not less than twenty times
the lot width as measured from the front setback line. Homes 2 and 3 (lots 2 and 3)
will be using this rule to reduce their rear yard setbacks to 13' -8" and 15'-5"
respectively (please see diagram below).
_ _ ~}:1d::: _ :G..:..l12.1:
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Landscaping
Currently, there are 72 trees onsite, 41 trees are proposed to be removed and 5 are
being transplanted. None of the trees removed are specimen sized trees as defined
in the tree ordinance. The City Arborist has reviewed the proposed conceptual
landscaping plan. The specific tree preservation and replacement measures
recommended by the City Arborist in a report dated June 15, 2006 will be
conditions of the project. The final landscaping plan indicating the exact locations
of the transplanted trees, new replacement trees, tree preservation measures and
privacy screening measures shall be reviewed by the City Arborist and approved
by the Director of Community Development prior to issuance of building permits.
Submitted by: Gary Chao, Associate Planner ,
Approved by: Steve Piasecki, Director of Community Developme~_
Enclosures:
Model Resolution U-2006-07
Model Resolution ASA-2006-10
Exhibit A - Arborist Report, prepared by Barrie Coate on June 15, 2006
Exhibit B - Material and Color Plans
Exhibit C - Colored Landscaping Plan and Renderings
Plan set
G:\PDREPORT\pcUreports\2006ureports\ U-2006-07, ASA-2006-10.doc
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U-2006-07
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF A USE PERMIT FOR THREE TWO-STORY
SINGLE F AMIL Y RESIDENCES IN A PLANNED DEVELOPMENT ZONING
DISTRICT.
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, 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 applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, 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 proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; 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. U-2006-07 as set forth in the Minutes of the Planning Commission Meeting of June
27,2006, and are incorporated by reference as though fully set forth herein.
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Resolution No.
Page 2
U-2006-07
June 27, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-07
Wayne Aozasa
Greenleaf Court
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by Sarah
Robinson Architect, dated May 15, 2006, consisting of 16 sheets, except as may be
amended by the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct three new two-story single family dwellings on
three previously approved residential parcels.
3. LANDSCAPE PLAN
The applicant shall submit a comprehensive landscape plan to be reviewed and
approved by the Director of Community Development to provide the following:
a. Privacy screen trees as prescribed by the Rl Ordinance;
b. Tree replacement strategies ensuring that the appropriate number, specie
and size of mitigation trees are provided at the appropriate locations per
the City Arborist's recommendations.
c. Tree preservation measures per the City Arborist's recommendations.
4. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for
review and approval prior to issuance of grading and building permits
addressing the following:
~ Staging area
);> Tree protection
);> Construction hours and limits
);> Construction vehicle and truck routes
);> Dust and erosion control
);> Garbage and debris container location and pick up schedule
);> Signage advising contractors of the restrictions
);> Construction equipment and construction vehicle parking locations
J,j
Resolution No.
Page 3
U-2006-07
June 27, 2006
PASSED AND ADOPTED this 27th day of June 2006, 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:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Planning Commission
],t:
ASA-2006-10
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROV AL OF AN ARCHITECTURE AND SITE APPROVAL
FOR THREE TWO-STORY SINGLE F AMIL Y RESIDENCES IN A PLANNED
DEVELOPMENT.
---------------------------------------------------------------
---------------------------------------------------------------
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for an Architectural and Site Approval, 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 applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, 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 proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Architectural and Site Approval is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; 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. ASA-2006-10 as set forth in the Minutes of the Planning Commission Meeting of
June 27, 2006, and are incorporated by reference as though fully set forth herein.
3 -~1
Resolution No.
Page 2
ASA-2006-10
June 27, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-10
Wayne Aozasa
Green Leaf Court
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by Sarah
Robinson Architect, dated May 15, 2006, consisting of 16 sheets, except as may be
amended by the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct three new two-story single family dwellings on
three previously approved residential parcels.
3. WROUGHT IRON FENCE
The open wrought iron fence along the private cul-de-sac (Greeneleaf Court)
shall wrap around the Lot 3 along the first 20 feet of the front yard. Final fence
plan shall be reviewed and approved by the Planning Department prior to
issuance of building permits.
4. DESIGN REVISIONS
a. The proposed garage for Lot 1 is located at the corner of the private entrance
drive and Greenleaf Drive. This is not an ideal location for cars to back out
onto the street due to the potential conflict of movements between vehicles
entering or exiting the cul-de-sac, The garage shall be relocated further away
from the entrance of the private drive (further south) to minimize any
potential unsafe vehicular movements. This also allows a living space to be
located at the corner of the building which will enhance the opportunity for
providing a more interesting and decorative corner fa<;ade. The applicant
shall work with staff to provide addition corner architectural elements, such
as wrap around porches and! or trellis features (or other similar architectural
features) to enhance the corner fa<;ade.
b. Many of the second floor windows appear to be misaligned with the
windows on the ground floor due to position and size. In order to improve
the visual symmetry and proportion of the homes (especially along the
publicly visible side and front elevations), the applicant shall work with staff
to adjust the positions and sizes of the proposed ground floor and second
floor windows of the homes.
3 --t.
Resolution No.
Page 3
ASA-2006-10
June 27, 2006
The final revised architectural and site plan shall be reviewed and approved by
the Director of Community Development prior to issuance of building permits.
5. LANDSCAPE PLAN
The applicant shall submit a comprehensive landscape plan to be reviewed and
approved by the Director of Community Development to provide the following:
a. Privacy screen trees as prescribed by the Rl Ordinance;
b. Tree replacement strategies ensuring that the appropriate number, specie
and size of mitigation trees are provided at the appropriate locations per
the City Arborist's recommendations.
c. Tree preservation measures per the City Arborist's recommendations.
PASSED AND ADOPTED this 27th day of June 2006, 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:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chair
Planning Commission
G: \ Planning \ PDREPORT\ RES \ 2006 \ AsA-2006-05,doc
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Michael L. Bench
Consulting Arborist
7327 Langley Canyon Road
Prunedale, CA 93907
Memorandum
Office: (831) 663-5222
FAX: (831) 663-0373
To: Gary Chao, Associate Planner
Company: City of Cupertino
Date: 6-15-06
Subject: Greenleaf Drive Sub-Division
This is written in response to your Memorandums of 5-30-06 and 6-14-06.
1. Please confirm that #14 is able to be transplanted?
Tree # 14 is dual stem coast live oak (Quercus agrifolia) with excellent
health and structure. The stems are 5 and 4 inches DBH (Diameter at
BreastHeight, which is at 54 inches above grade). This tree is an excellent
candidate for transplant. If this tree would be well irrigated for at least 2
years following transplant, it would have an excellent chance of surviving
with minimal decline ( almost all trees, except for seedlings, decline a little
as a result of transplant). The best method of transplanting a tree of this
size would be with a large tree spade. John Arnaz Tree Movers (408) 266-
1717, has a 90 inch diameter tree spade, which would be excellent for this
speCImen.
2. Can trees 22 and 23 be transplanted?
Tree # 22 is a dual stem (7/5 inch diameters DBH) deodar cedar (Cedrus
deodara) and Tree 23 has a 7 inch diameter DBH single leader. Both of
these trees have excellent health and structure. Because these are
relatively small (and young), they would be excellent candidates for
transplant, especially with a large tree spade,
3. Please advise on whether if #2, #6 and #39 can be preserved. #2 is located
in the proposed island pork chop, #6 is close to the proposed house (Lot
1) and #39 is close to the driveway/garage (Lot 3).
The revised plans show Tree # 2 would be located in a triangular island in
the middle of the new roadway, Tree # 2 is a 9 inch diameter DBH deodar
cedar (Cedrus deodara) in excellent condition, The soil cut for the curb on
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both the east and west sides of the trunk would be approximately 2 - 3 feet
from the trunk of Tree # 2. This would result in severe root loss that this
tree would not likely survive. A minimum distance of 7 feet from the
trunk would be required on all 4 sides to be preserved undisturbed for
Tree # 2 to survive. However, this tree could be transplanted. In this
event, I recommend a 90 inch diameter tree spade. Mulch of 6 inches and
irrigation for a minimum of 2-3 years would be required if transplanted.
Tree # 6 would be located approximately 6-7 feet from the residence on
Lot 1. Tree # 6 is a 6 inch diameter DBH deodar cedar (c. deodara) in
excellent condition. This tree should survive the root damage caused by
trenching for the footing of the residence, provided:
. No other trenches or excavation would be done within 8 feet
of the trunk (i.e., for utilities, storm drain, etc. )
. This tree would be irrigated for a minimum of 2 years. We
recommend 10 gallons of water for each inch of trunk
diameter (this would be 60-70 gallons of water) every two
weeks during the dry months of the year.
. This tree would be mulched with wood chips to a depth of 6
inches, which typically settles to about 4 inches 'in depth,
which we consider adequate. Mulch must cover the entire
root ball, which I calculate to be a full cubic yard of mulch.
Tree # 39 would be located approximately 1-2 feet from the garage. Tree #
39 is a 6 inch diameter DBH deodar cedar (c. deodara) in fairly good
condition. If the footing for the garage would be done by a pier and beam
design (a discontinuous footing) and if the floor of the garage would be
poured on top of the existing soil grade without a soil cut whatsoever,
Tree # 39 would likely survive. However, with time, the buttress roots of
this tree would in all likelihood heave the footing and the garage floor. I
recommend that Tree # 39 be transplanted in order to avoid structural
damage, which would usually result in the tree's removal, in a few years
(15-20 estimated).
4, Please provide replacement recommendations by account for all of the
trees proposed to be removed. Provide number, specie, size and location
recommendations, Or, please confirm if the proposed replacement
landscaping plan sufficiently mitigates all of the removed trees in terms of
value.
Using the information from your memo, there would be 23 trees planned
to be preserved as they exist, as follows:
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21 deodar cedars (Cedrus deodara)
2 pink ironbark (Eucalyptus sideroxylon)
Also, Trees # 13 and 14 would be transplanted, and, thus, preserved.
Transplanted trees must be mulched and irrigated thoroughly and regularly for at
least 2-3 years. The root balls must not be allowed to dry out at any time for at
least 2-3 years.
The trees to be removed, including those already approved and those additionally
planned to be removed, would be a total of 46 total trees to be removed:
16 deodar cedar (Cedrus deodara)
30 pink ironbark ( Eucalyptus sideroxylon)
If Trees # 22 and 23 (both deodar cedars) would be transplanted, the number of
removed trees would be reduced to a total of 44.
Because of the risk of limb drop associated with the pink ironbark species (E.
sideroxylon), this is not a desirable species for a frequently used area. This
species is a good plant for screening in .an area that would not be regularly used.
I suggest that these planned adjacent to thenew residences or well used areas be
removed and/or replaced.
Because the deodar cedar cedar is a highly regarded species in the City of
Cupertino (and as such, it is one of the protected species), I recommend that
the replacement trees for those 16 removed deodar cedars at this site, must be of
a species that is protected by the city ordinance, such as deodar cedar
(Cedrus deodara) or coast live oak (Quercus agrifolia),
In my opinion, flowering pear (Pyrus calleryana 'Chantecleer') or crepe myrtle
(Lagerstromia indica), the two primary species proposed on the landscape plan, are not
acceptable species as replacement specimens for removed deodar cedars. One reason is
that flowering pear (Pyrus calleryana 'Chantecleer') or crepe myrtle ( Lagerstromia
indica) are often problematic species for this area in years that favor diseases that attack
these trees.
Our practice has been to recommend the replacement of deodar cedars (and the
other trees protected by the city ordinance) on the basis of their value. The two most
common trunk diameter measurements of the 16 deodar cedars are 6 inches and 9 inches
DBH. There are 10 of these trees with trunk diameters at or near 9 inches, There are 6 of
these trees that are approximately 6 inches in diameter. I have calculated values of each
of these (6 inch and 9 inch diameter) trees for this project are addressed according to ISA
(International Society of Arboriculture) standards, 9th Edition, Trunk formula method,
Each of the 10 deodar cedar trees with an average trunk diameter of9 inches has an
appraised value of $ 3700, This value is approximately equivalent to a 60 inch boxed
tree. If 60 inch boxed specimens are not available, I recommend 54 inch or 48 inch boxed
replacement specimens.
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Each of the 6 deodar cedar trees with an average trunk diameter of 6 inches has an
appraised value of $ 1700, which is approximately equivalent to a 36 inch boxed tree.
Trees in this size are commonly available.
In the event that coast live oak (Q. agrifolia) or deodar cedar (c. deodara) would be used
as replacement species, the replacement trees must be irrigated regularly for at least 2-3
years until adequately established. In addition, there must be no permanent sprinkler
irrigation within 15 feet minimum of the trunks of these trees.
Of the trees potentially to be removed, Tree # 43 is the only "Specimen Tree," as defined
by city code. Tree # 43 is a 12 DBH Deodar cedar ( Cedrus deodara). I suggest that this
tree be preserved. However, if it would be removed, I recommend that it be replaced
according to its appraised value. The value of Tree # 43 is addressed according to ISA
(International Society of Arboriculture) standards, 9th Edition, Trunk formula method. By
this method, the appraised value of Tree # 43 is $ 6900. This value is approximately
equivalent to 2 - 60 inch boxed native trees. I suggest replacement specimens be either a
deodar cedar (Cedrus deodara) or coast live oak ( Quercus agrifolia), because these are
protected species and because they are evergreen. I suggest evergreen specimens because
the Landscape Plan calls for almost all deciduous species.
The trees protected by city regulation are: Trees # 42, 43,59,60,61,63,64,65,66,68,
69, 70, and 72.
The Pink Ironbark (Eucalyptus sideroxylon) species is a good .choice as a large screening
plant in areas that would be essentially unused, such as this water pumping station.
However, this species is highly prone to limb drop. Those existing Pink Ironbark trees
that would be located adjacent to one of the new residences would pose a moderate level
of risk to the new home and to the residents in frequently used areas. In my opinion, it
would be preferable to remove or replace Pink Ironbark specimens near residences.
The plans show that the roadway would be constructed by typical methods and materials
at a distance of about 10-11 feet from the trunk of Tree # 59. A sidewalk is proposed
approximately 6 feet from the trunk of Tree # 59. These features may result in significant
ifnot severe root loss to Tree # 59. If Tree # 59 would be expected to survive in good
condition,
1. It would be essential that the cut for the roadway, including the curb, must be a
minimum of 12 feet from the trunk of Tree # 59, and
2. The sidewalk within a distance of 15 feet of the trunk must be constructed on top
ofthe existing soil grade without a soil cut of even a few inches. Ifheaving of the
concrete would be a concern, I suggest that sufficient steel reinforcement must be
added to the poor to minimize this risk. To integrate the sidewalk surface with the
existing soil grade, fill soil may be used to bevel the edge of the shoulder (a
miximum of2 feet from the concrete edge).
Also, the Landscape Plan shows that a wrought iron fence would be installed adjacent to
the sidewalk approximately 5 feet from the trunk of Tree # 59. If a footing would be
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required to construct this fence, Tree # 59 would likely suffer severe root loss. In this
event, the footing must be a pier and beam design and piers nearest the trunk must be a
minimum of 12 feet from the trunk.
With regard to replacement strategies, I recommend that:
. The removal of deodar cedar trees be replaced with deodar cedar trees
(Cedrus deodara) or coast live oak (Quercus agrifolia).
. The replacement specimens should be located in prominent locations, at
the front of new residences or for screening been properties.
. Replacement trees must be planted so that the base of each tree would be
on a slight mound of 8-10 inches above the existing soil grade.
. Replacement trees must be irrigated with drip or soaker hose irrigation
for a minimum of 2 years.
. The root balls of replacement trees must be thoroughly mulched, I
calculate that at minimum of 1 cubic yard of mulch would be required
for each tree.
. The understory planting of both of these two species (C. deodara and Q.
agrifolia) must be compatible with the cultural conditions of coast live
oak species.
Recommendations
1. The existing deodar cedar (Cedrus deodara) trees that would be preserved must be
given cultural conditions similar to other drought tolerant species. For at least the
area inside the drip line, the following conditions must be achieved:
. Deodar cedars must be irrigated by drip irrigation and on irrigation valves
separate from lawn or other frequently irrigated areas.
. The surface soil inside the drip line must not be significantly excavated or
rototilled. Thus, the planting must be a minimum of 6 feet o.c. apart, and
the planting holes must be done with minimal excavation (for this reason,
1 gallon size plants preferred).
. Plants inside the drip line must be of compatible species (i.e., relatively
drought tolerant ).
. Irrigation must be a drip type or by soaker hoses.
I recommend that the Landscape Plan be revised to reflect these conditions
essential for the survival of the existing deodar cedar trees to be preserved,
2. I recommend that the nearest soil cut in relation to Tree # 59 must be a minimum
of 12 feet from the trunk. This includes the grading of the driveway, the trenching
for the curb, the piers for the wrought iron fence, for any utilities, etc. This means
the alignment of the roadway must be moved toward the west by about 3 feet.
3. I recommend that the portion of the sidewalk within 15 feet of Tree # 59 must be
constructed on top of the existing soil grade without a soil cut.
4. I recommend that Tree # 13 be transplanted as follows:
3,/4
. by a tree spade
. that it be located in a prominent location
. it must have a minimum distance of 12 feet from the trunk (radius) in
which there must be no sprinkler irrigation or over spray into this area
. it must be irrigated by a soaker hose or drip irrigation for a minimum of 3
years after transplant.
. Plants in the 12 foot radius must be of compatible species
. Mulched with course wood chips, 6 inches in depth at installation, which
will settle to about 4 inches in depth - the maintenance depth for 3 years
mInImum.
5. I recommend that the "footing" for wrought iron fence must be a pier and beam
design, at least within 15 feet of the trunk of Tree # 59, and the nearest pier must
be a minimum of 12 feet from the trunk. If this is not feasible, the city arborist
must be consulted, for alternative procedures.
6, With regard to replacement strategies, I recommend that:
. The removal of deodar cedar trees be replaced with deodar cedar trees
(Cedrus deodara) or coast live oak (Quercus agrifolia).
. The replacement specimens should be located in prominent locations, at
the front of new residences or for screening been properties.
. Replacement trees must be planted so that the base of each tree would be
on a slight mound of 8-1 0 inches above the existing soil grade.
. Replacement trees must be irrigated with drip or soaker hose irrigation for
a minimum of 2 years.
. The root balls of replacement trees must be thoroughly mulched. I
calculate that at minimum of I cubic yard of mulch would be required for
each tree.
. The understory planting of both of these two species (c. deodara and Q.
agrifolia) must be compatible with the cultural conditions of coast live
oak species.
7. I recommend that protective fencing must:
. Consist of chain link fencing and having a minimum height of 6 feet.
. Be mounted on steel posts driven approximately 2 feet into the soil.
. Fencing posts must be located a maximum of 10 feet on center.
. Protective fencing must be installed prior to the arrival of materials, vehicles,
or equipment.
. Protective fencing must not be moved, even temporarily, and must remain in
place until all construction is completed.
8. There must be no grading, trenching, or surface scraping inside the driplines of
protected trees, unless specifically described in another section of this report.
9. Trenches for any utilities (gas, electricity, water, phone, TV cable, etc.) must be
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located outside the driplines of protected trees, unless approved by a certified
arborist.
10. I recommend that all preserved trees must be irrigated throughout the entire
construction period during the dry months (any month receiving less than I inch
of rainfall ). Irrigate a minimum of 10 gallons for each inch of trunk diameter
every two weeks. A soaker hose or a drip line is preferred for this purpose.
11. I recommend that the entire area inside the drip lines of preserved trees must be
mulched to the extent feasible. Mulching consists of a protective material (wood
chips, gravel) being spread over the root zone inside the drip line. This material
must be 4 inches in depth after spreading, which must be done by hand. I prefer
course wood chips because its organic, and degrades naturally over time. Wood
chips must be y,. to % inch in diameter primarily. One supplier is Reuser, Inc., 370
Santana Dr., Cloverdale, CA 95425, (707)894-4224.
12. Materials must not be stored, stockpiled, dumped, or buried inside the driplines of
preserved trees.
13. Excavated soil must not be piled or dumped, even temporarily, inside the driplines
of preserved trees.
14. Any pruning must be done by an arborist certified by the ISA (International
Society of Arboriculture) and according to ISA, Western Chapter Standards,
1998.
15. Any pathways or other hardscape inside the drip lines of protected trees must be
constructed completely on top of the existing soil grade without excavation. Fill
soil may be added to the edge of finished hardscape for a maximum distance of
approximately 2 feet from the edges to integrate the new hardscape to the natural
grade.
16. The sprinkler irrigation must not be designed to strike the trunks of trees.
17. Landscape irrigation trenches must be a minimum distance of 10 times the trunk
diameter from the trunks of protected trees,
18. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be
installed directly in contact with the bark of trees because of the risk of serious
disease infection,
19. The plants that are planted inside the drip lines of oak trees must be of species that
are compatible with the environmental and cultural requirements of oaks trees. A
publication about plants compatible with California native oaks can be obtained
from the California Oak Foundation, 1212 Broadway, Suite 810, Oakland 94612.
3//("
Respectfully submitted,
MLB/BDC
3- 1'-'
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lOT 2 - COLOR BOARD
ROOF TILE:
Optional Roofina Material
40 year Composition Shingle
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Bel Air I Product No: 4697
Name: Slate Range
Description: Charcoal Range
Category: RANGE ***
Styles: Ma/ibu, Bel Air, Ponderosa, Double Eagle Ponderosa.
Double Eogle Bel Air, Golden Eagle
EXTERIOR COLORS:
MAIN ACCENT
Graystone ~ Villita #196
230 Graystone
MASONRY ACCENT:
TRIM
Wood Moss #197
OASIS STONE COMPANY
ASPEN GROVE & MOUNTAIN ASH BLEND
Aspen Grove & Monntain Ash
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LOT 1 - COLOR BOARD
Camino I Product No: SMC8403
Real Name: Santa Bar'oaro
. Description: Light. Dark Terrocotta, Mauve. Dark Beige Blend
I Category: BRAND
Styles; Capistrano
EXTERIOR COLORS:
MAIN
SpanisIt Sand #231
231 Spanish Sand
ACCENT
Sand Pebble #171
TRIM
Highland Grass #3974-2
KM3972- 2 Earth Stone
KM3973-2 Westover Hills
MASONRY ACCENT:
PACIFIC CLAY PRODUCTS
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:...~::.~' <-':;',;~:J;' l0.I.
SUMMER GIAUElt
Applicant:
Wayne Aozasa
"J _./{)
:,) I
YOSEMITE
LOT 3 - COLOR BOARD
ROOF TILE:
Ootional Roofina Material
40 year Composition Shingle
Similar color
Pondcrosu I' Product No: 5552
Nome: Canyon Gray
, Description: Fawn Gray. Purple. Gray Streaks
Category: STANDARD INTEGRAL * *
Styles: Pondelosa
....,
EXTERIOR COLORS:
WUUN ACCENT
Femcliffe #3996-2 Full Sun #168
TRIM
Mountain Pine #3871-3
KM3996-2 Ferncliffe
168 Full Sun
OASIS STONE COMPANY
SHADOW RIDGE
'! (,,'( '!'-;\/(-:ljl
II "i i I
I
I
...--~-d
j ';){i
U-2006-07
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6400
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROV AL OF A USE PERMIT FOR THREE TWO-STORY
SINGLE F AMIL Y RESIDENCES IN A PLANNED DEVELOPMENT ZONING
DISTRICT.
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, 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 applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, 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 proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; 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. U-2006-07 as set forth in the Minutes of the Planning Commission Meeting of June
27,2006, and are incorporated by reference as though fully set forth herein.
Resolution No. 6400
Page 2
U-2006-07
June 27, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-07
Wayne Aozasa
Greenleaf Court
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by Sarah
Robinson Architect, dated May 15, 2006, consisting of 16 sheets, except as may be
amended by the Conditions contained in this Resolution.
2. DEVELOPMENT APPROV AL
Approval is granted to construct three new two-story single family dwellings on
three previously approved residential parcels.
3. LANDSCAPE PLAN
The applicant shall submit a comprehensive landscape plan to be reviewed and
approved by the Director of Community Development to provide the following:
a. Privacy screen trees as prescribed by the Rl Ordinance;
b. Tree replacement strategies ensuring that the appropriate number, specie
and size of mitigation trees are provided at the appropriate locations per
the City Arborist's recommendations.
c. Tree preservation measures per the City Arborist's recommendations.
4. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for
review and approval prior to issuance of grading and building permits
addressing the following:
>- Staging area
>- Tree protection
>- Construction hours and limits
>- Construction vehicle and truck routes
>- Dust and erosion control
>- Garbage and debris container location and pick up schedule
>- Signage advising contractors of the restrictions
>- Construction equipment and construction vehicle parking locations
Resolution No. 6400
Page 3
U-2006-07
June 27, 2006
PASSED AND ADOPTED this 27th day of June 2006, 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, Saadati, Chien, Wong
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: Vice Chair Giefer
ATTEST:
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
/ s / Marty Miller
Marty Miller, Chairperson
Planning Commission
ASA-2006-10
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6401
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROV AL OF AN ARCHITECTURE AND SITE APPROV AL
FOR THREE TWO-STORY SINGLE F AMIL Y RESIDENCES IN A PLANNED
DEVELOPMENT.
---------------------------------------------------------------
---------------------------------------------------------------
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for an Architectural and Site Approval, 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 applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, 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 proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Architectural and Site Approval is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; 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. ASA-2006-10 as set forth in the Minutes of the Planning Commission Meeting of
June 27, 2006, and are incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-10
Wayne Aozasa
Green Leaf Court
Resolution No. 6401
Page 2
ASA-2006-10
June 27, 2006
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by Sarah
Robinson Architect, dated May 15, 2006, consisting of 16 sheets, except as may be
amended by the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct three new two-story single family dwellings on
three previously approved residential parcels.
3. WROUGHT IRON FENCE
The open wrought iron fence along the private cul-de-sac (Greeneleaf Court)
shall wrap around the Lot 3 along the first 20 feet of the front yard. Final fence
plan shall be reviewed and approved by the Planning Department prior to
issuance of building permits.
4. LANDSCAPE PLAN
The applicant shall submit a comprehensive landscape plan to be reviewed and
approved by the Director of Community Development to provide the following:
a. Privacy screen trees as prescribed by the Rl Ordinance;
b. Tree replacement strategies ensuring that the appropriate number, specie
and size of mitigation trees are provided at the appropriate locations per
the City Arborist's recommendations.
c. Tree preservation measures per the City Arborist's recommendations.
PASSED AND ADOPTED this 27th day of June 2006, 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:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
/ s / Marty Miller
Marty Miller, Chair
Planning Commission
G: \ Planning \ PDREPORT\ RES \ 2006 \ AsA-2006-05.doc
L
--
CIPlIICIIl @tl __.wMIEf
CL.
CLR.
CONe.
CONST,
CONT,
COUN.
D.
DBL
DET.
DIM.
DISP,
DR,
Drl.
DHe.
DHR.
(I;:)
ELfC,
EQ,
EXT.
FIN.
FLR.
F.o.c.
F.oF,
F.o.s.
GL
GYP. 00.
HB.
HDR.
Gypsum Board
Hose Bitt>
Header
Existing
Electrical
Eqval
Exterior
Finish
Floor
Face of Conaete
Face of Finish
Face of Stvd
Glass
DishJ..lasher
Drawing
Drawer
rID.
rlDH.
rl.P.
Unless Noted
Vertical
l^Ia5hing Machine
Hater Closet
Hood
Hindow
Haterproof
FIRST FLOOR
SECOND FLOOR
TOTAL FLOOR AREA
ALLOHABLE FAR.
AC l1JAL FAR.
SECOND FLOOR TO
FIRST FLOOR RATIO
405%
2414 SQ, FT,
q1q SQ, FT,
33q3 SQ, FT.
45% (3,425
445%
so
FT)
A
- 1
H.
H,C,
U,N.o.
VERT.
STRUCT.
T,
T,B,
1EHP.
T 4 G.
TP .H.
TYP,
OPP. HAND
P.4 SH.
P,LAM
PL YrID,
(R)
R.
REF,
REINF,
REQ.
SB.o,
SIM,
STL,
INSlL
MAX.
HECH,
HEMS.
MIN,
otherwise
Tempered
Tongve 4 6roove
ToTlet P~ Holder
T!plc.al
Steel
Strvdvral
Tread!;
Towel Bcr
L-
L-2
S TRIX- WRAL
SITE PLAN
PLANTIN6 PLAN
LOT #3
AREA
FIRST FLOOR
SECOND FLOOR
PERCENT A6E
TOTAL FLOOR AREA
ALLOHABLE FAR.
ACTUAL FAR,
SECOND FLOOR TO
FIRST FLOOR RA no:
1612
22462 SQ. FT,
8q8 SQ, FT,
315%
3144 SQ, FT,
45% (3,151 SQ, FT.)
44,8%
SQ,
3Cl%
FT,
FIRST FLOOR
SECOND FLOOR
TOTAL FLOOR AREA
ALLOHABLE FAR,
ACTUAL FAR,
SECOND FLOOR TO
FIRST FLOOR RATIO:
40%
2484 SQ, FT,
1015 SQ, FT,
34QCl SQ, FT.
45% (3,bq8 SQ,
425%
FT.)
TITLE SHEET
INDEX, SITE
PlAN &
PROJECT DATA
DATE: MAY'S, 2006
SCALE: 118"' ,'q
DRAWN BY; SR
JOB NO;
Dovble
Detail
Dimension
Disposal
Door
Reqvired
Svpplled By Others
Similar
A.D.
ADDN,
ADJ.
ARGH.
BLDG.
BLK6,
BOT,
CAB,
c.ER.
GLG,
Covnter
Dryer
Construct ion
Continvovs
Area Drain
Addition
Ad jv5table
Architect or Archltectvral
BliTlding
Blocking
Bottom
Cabinet
Ceramic
Ceiling
Closet
Clear
Concrete
N.T.5.
O.C,
MIRR,
MTL,
(N)
NJ.G.
Risers
Refrigerator
Reinforced
In
Not to
On Center
Opposite Hand
Insvlation
Haxlmum
Hechanlcal
Herrb-ane
Hinimvrn
Plywood
Re located
Pole 4
Plastic
Hirror
Hetal
New
Not
Shelf
Laminate
Contract
SGale
A-I
A-IB
A-2
A-3
A-4
A-5
A-6
A-1
A-8
A-Cl
A-IO
A-II
A-12
A-13
LANDSCAPE
LOT #2 ROOF PLAN/SECTIONS
LOT #3 FLOOR PLANS
LOT #3 EAST ~ !^EST ELEVATIONS
LOT #3 NORTH ~ SOIJTH ELEVATIONS
LOT #3 ROOF PLAN/SECTIONS
LOT #1
AREA
PROJECT DATA
1004 SQ,
FT.
LOT #2
AREA
8218 SQ.
FT,
LOT #1 FLOOR PLANS
LOT #1 NORTH ~ SOIJTH EXTERIOR ELEVATIONS
LOT #1 EAST ~ !^EST ELEVATIONS
LOT #1 ROOF PLAN/SECTIONS
LOT #2 FLOOR PLANS
LOT #2 EAST ~ HEST ELEVATIONS
LOT #2 NORTH SO\JTH ELEVATIONS
ARCHITECl1JRAL
TITLE SHEET, SITE PLAN
AREA DIA6RAMS
NDEX TO DRAW
A
S TRlJC. T\JRAL 6RID L1t-lES
~
PROJECT DATA
NGS
~
io
o
N
o
b
o
z
.0
o::i
10
J
I
I ~.:.s2'24~~__ ,_
I" h!
I f'
I
n
I-~
.~
--
5-4'..,.
-----
-...z____.
_6_._".
------''''.
SCALE:
/
/
/
',.,...--...._-,--~ ,//
......................- ~ t~ _L---
---1:ri.~
;;;8
'" -
- - - 208.56'
GREENLEAF COURT
1/16
I'
-0'
--
-
~ -
-----
----_.
_...,._",.
_____IP.
~
.w
io
o
.N
o
o
o
Vl
'....
on
u:i
-:;-0)
--
--
-
--
--
...,
152 HILLSIDE AVE,
KENTFILED, CA
94904
SARAH
ROBINSON
ARCHITECT
~11'"€'
-
ABBREVIAT
TY MAP
VIC,
SJ[\I(NS CREEK BL\(J.
~
WAAJAHI DR
ONS
~
NORTH
00
-100'-
NEil
---Q
/////////////.
-------
-------
l'lbl'>lil\JlJ'>AN))./V\
o
o
~
_n_'-ft
(N) CONTOUR ELEVATIONS
SYMBOLS
(E) CONTOUR ELEVATIONS
SPOT ELEVATIONS
GEN1ER
PROPERTY LINE
DAl1JM
DOOR
NINDOH SYH!3OL
ACOUSTIC
EXISTING TO BE
EXISTING
NEN CONCRE1E
NEN
SYMBOL
LINE
INSULATION
REHOVED
!---
I
,
i
;...
to
a:i
0>
PrSfl-.Q~rIO \
~ U -2c;d;, - D~l I
I----~~-~---------~-C ------1,_
I " ";2 7"'D~ t~
I
~Ci%V1.tL:L- !
I ~ REMAINDER LOT -~
LOT 4 1 on
I .... 1 jt-oo
I "!
I \'oR' T UlON FENCE ~
. . .~ t~PE PLAN ~ ."
FOR MORE DETAIL Y
.4~
,/,
4.5'
SIDEWALl<
N
~
o
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()
0..
SITE
PLAN
'"
on
ci
COMMON OWY.
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~
ci
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;-,
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OWY
--
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-
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63.54'
;...
to
o::i
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CUPERTINO, CA
GREENLEAF
COURT
L
--
@_INWI~I<<JIIECI'
1 ~ 13
~
--
J ~ -1~
LOT #1 - SECOND FLOOR LEVEL
SGlUARE FOOT,o,ee.
A '" 20'-10- X 20'-10. a 434 SF.
e. I: '1'..0- X 20'..q- :: 145 SF.
e. .. 2'-0- X 10'-10. .. 21.0 SF.
D .. 16'-10. X 18'-10" . 3n.o So,F.
E .. 2'-0" X 15....q. .. 31.5 5o.F.
F. =10'-4" X 35'-4" = 365J SF.
S I: 10'-4" X 2'-0" .. 20.1 SF.
H =36'-1- X 22'-4" .. ecs.e, SF.
I . ('-0- X 20'-;- . 205 SF.
J I: 5'-~. X ~'-5. I: 83.1 SF.
TOTAl. AREA FI~T LEVB..-
2244
I I: 3'-10. X ;'-2" .. 21.4 SF.
J . ;"-0" X 3....0. . 21.0 SF.
t:::. I: 2'-3" X &'-2'" .. 18'.s SF.
L :: 6'-5" X 18'-3" 10: InJ SF.
M I: nt-II" x 50'-10" ., 552.43 So.F.
H I: ~'-IO" x e'-i" I: 121.3 SF.
o '"' 6'-0" X 2'-0- . 12.0 SF.
PI: 2'-'3" x 10'-0" =2.2.5 SF.
TOTAL AREA
SEGOND FLOOR LEVa. . 1>"&
Sr.
LOT ttt - TOTAl Fl.OOR AREA;
3142
~-~
-
...-
"""'.
_.
~-
~
~-
...-
-
LOT
#2
SECOND
>-
LEVEL
FLOOR
PLAN
I( .. 4'-3" X 13'-4" a 5b.b SF.
L I: 15'-0" X 21'..4:(" I: 326.25
TOTAL AREA
5EGOND FLOOR l..EVB... :: 1015
S.F.
LOT "2 - TOTAL R...OOR AREA::
~
Q
NOre.
MIHlt1..t'I SARA6f ~ 15
20'-0" X 20'-0" FROM INSIDE
FAGE OF HAU TO II6IDE FAGE
OF HALL, TYPIC.Al AU. TlfREf
R51DENG.eS.
ALL SAY" HlNDOWS ARE
INGlIDED IN FLOOR AREA
c.ALc.t.LA TlONS.
5GUARE FOOTA6E.
A. :. 045'-W X 16'-6- :. ~.4 SF.
B. .. 2'..0- X '04'-3- " 265 SF_
e;. ., 34'-;:5" X 204'006" ,., ~.J SF.
D :36'-4" X 20'-5" . 141.b SF.
E. =2'-"''' X 6'-5- :: 21.1 S.F.
F " 4'-0" X 10" .. 3.3 SF.
TOTJl.L AREA FIRST l..EYEL:
24b4
6 .. tq'-lI" X (5'-5" '" 301 S.F.
H = 16'-3- X 10'-0" :: 2b~.1 S.F.
SGlUARE FOOT!>.SE.
A. .. ~~'-e:t" X 18'-6" :: bbl.3 SF.
6. ., 14'-5" X 2'-0- .. 2t>b SF.
e .. 10'-0. X 2'-~" .. 263 SF.
D .. 2O'-e:t" Xlb'-IO" :: ceo.q SF.
E =27'-j" X 3;:5'-q" " 1eo.1 SF.
F. "':5'..q" X 04'-"''' :. ;41.25 SF.
TOTAL AREA FIRST L.EVEL" 24+4
6 :. le'-e" X (5'-5" s: 2ei.1 SF.
H ., 13'-10" X 15'-4" " 212.1 SF.
I ,., 5'-to" X 6'-4" ,., TJ.1 SF.
.J .. "-i" X 1'-10" .. 65 SF.
" .. ;2'-0" X "-2- " 2.3 SF.
L :. ;'-6" X 5'-11" .. 443 S.F.
M :. n'-o" X 20'-6" =34b.5 SF.
TOTAL AREA
SEc.oNI:> FLOOR LEVEL = c:nq SF.
LOT *':5 -TOTAL FLOOR AREA=-
!l3'l3
t
~
-'
LOT #3 - SECOND LEVEL FLOOR PLAN
-
"""
Q
LOT
Sipture klt-c/ f:/z1/7 ~'-
C... ....It&t'
-"
ArrROVA
PIIIII.II", C
--~-...-_._-_.---
A-Sfi. - ~Io'-IO
t. U -Jrcfr., "o~r
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~
.
.
----
,
~
.
,,,,mlsslo. lp":11 'O~
.. ~
~
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,
I
,
J
#1
RST
FLOOR
LEVEL
-
'-
'~ 1
T
.
1"
D
0/ ,ARA - t
~ -
c:J
--
LOT #2 - FIRST LEVEL FLOOR PLAN
LOT
#3
--
.-
{
FIR S T
LEVEL
FLOOR PLAN
~
1
!2
GREENLEAF
COURT
CUPERTINO. CA
SARAH
ROBINSON
ARCHITECT
152 HILLSIDE AVE.
KENTFILED. CA
94904
DATE: MAY'S, 2006
SCAl.E; '18"" ,'..(1"
DRAWN BY: SR
JOB NO.:
AREA
DIAGRAMS
A -18
L
~-
t::> _ _.....1oJlDII1Cl'
NORTH
ffi
LOT
:j::j:
F
R S T
FLOOR
2a-10"
-
)'-0. G1.
6/\RAGE
- J
- -
r---' -
[ -
f
-
I
I
L-- -
BREAKFAST
FAMIL Y
ROOM
.,
N
N
LEVEL
13'-10"
LOT
:j::j:
SECOND
FLOOR
LEVEL
';<
~
~
"
~
'\l
;"
BEDROOM #2
BEDROOM
DiNIN6
ROOM
#i
9
fu
9
~
~
o
'"
.n.:,
"
:9
~
'\'
:9
20'-6'
tq'-S"
.:...
j
N
SARAH
ROBINSON
ARCHITECT
152 HILLSIDE AVE.
KENTFILED, CA
94904
.E: MAY15,201l6
~ 118"=1'.0'
\WN BY: SR
NO.: .
LOT #1
FLOOR PLANS
- -
A 2
9
~
a
.,
o
N
44'-,5"
1
I
" I //
" 1 /
" I /
" I /
'\. I //
",t' //
.,j,/
: VAULTED
1 GElLING
I
I
I
I
I
I
I
I
1
I
I
I
__1____
10'-0.
~
:c
9
<J
Mtl
':'
<l
o
10'eo!'>'
-1'-10.
BEDROOM
#3
10'-0'
----"
I) Sf!- -~cCJb' 10
U -!J.fM .-a .'1
.......... ......
P'anlt'"' C.....alsslott ~ -Q L -010
...
,?!. l-liJl~ ,:{C---
c.. ..,...en
APrROV"'4
Siana'ure
1 CUPERTINO, CA
GREENLEAF
COURT
L
--
Cl_IIMI......~
~
. "'
~~
l!.l~
~
SEWlV LEva PlATE IE
~
~~
'" -'
~
~
. "' SEWlV LEva FlOOR
2~
"'~ ~ FIRST lEVEL GEllING
~
i\'
I"
0(
0:' '9
~ iT
:;;
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;r: 234b'
~ RRST LEva FlOCl'lH. FlR ,
~
~ 2323'
r PADLEYB.. PAD~
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PllIn"IIII COIIJIftiJsIM I.u -;2 7 - ()lp LOT it
....
Signature U
ea.. .....'
~
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~
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5fGOlID LEva PlATE HEI6IfT
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W
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5fWND LEVEl flOOR
r -
2341>'
FIRST LEva FLOOR FIH.FlR
2323'
- PAD
PAD LEVEl
_____T1U' ROOF, Tl'P.
pAJIfTID ~ TRIM
PAIIf11'DSlllXO
IBOl7r COLOR!
138'-5'
TILE ROOF, Tl'P.
PAI>CTED HXlD TRIM
PAlfotffi) 5=
!BODY COlOR)
:#
';<
<>
LOT
4,12
r--
NORTH
SOUTH
ELEVAT
ELEVAT
ON
ON
TOTAl UtEAJ. FEET AT 5ECOII) lEVEL .
TOTAllltEAJ. FEET OVER 6 FEET. 14'-5'
PAI>CTED 5=
iB(;V( COLORI .
!lRIGK
5Er SAMPLE-
BOARD
tflAl FASTENERS
AIo[) varrs
AS REGIJIRfl?
PAINTED H?OD WEll.!5
PAlmeD H:XXJ TRIH
6RlC.K ElA5E
A
n'"'!'
-.{.
5
lfJ~
->
~~
~
'9
51
!l!
:J
?:
~!~
-'/
A) BRICK BASE DETAIL
4'
GREENLEAF
COURT
CUPERTINO, CA
SARAH
ROBINSON
ARCHITECT
152 HILLSIDE AVE.
KENTFILED, CA
94904
DATE: IIAY 15,2Illl6
8C.6LE: 11r. Nr
DRAWN BY: SR
JOB NO"
LOT #1
NORTH & SOUTH
aEVATIONS
- -
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SARAH
ROBINSON
ARCHITECT
152 HILLSIDE AVE.
KENTFILED, CA
94904
DATE: MAY 15, 2006
SCALE: 118"' ,'.(1"
DRAWN BY: SR
JOB NO.:
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KENTFILED, CA
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'\' KENTFILED, CA
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126 94904
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PIan"lng C"nmrll$Um ~-& 7 - D~. 152 HILLSIDE AVE.
... KENTFILED, CA
Signature, dtc-t ^ #Y! p~ 94904
ea.. .....r
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SCAL.E: 1W. 1'.(J"
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GREENLEAF
COURT
CUPERTINO. CA
SARAH
ROBINSON
ARCHITECT
152 HILLSIDE AVE.
KENTFILED, CA
94904
DATE: MAY 15, 2Oll6
SCALE: 1,l4- ~ 1'..0-
DRAWN BY: SR
JOB NO,
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GREENLEAF
COURT
CUPERTINO, CA
SARAH
ROBINSON
ARCHITECT
152 HILLSIDE AVE.
KENTFILED, CA
94904
DATE: MAY 15, 2006
SCAlE: 114-.1'-0"
DRAWN BY: SR
JOB NO.:
lOT #2
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DATE; MAY
SCALE: 1
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152 HILLSIDE AVE.
KENTFILED, CA
94904
SARAH
ROBINSON
ARCHITECT
5.2006
1'~
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CUPERTINO, CA
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GREENLEAF
COURT
CUPERTINO, CA
10 I
<J I SARAH
ROBINSON
ARCHITECT
152 HILLSIDE AVE.
KENTFILED, CA
94904
I
DATE: MAY 15, 2006
SCALE: 114- . ,'q
DRAWN BY: SR
JOB NO.: .
LOT #3
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9
GREENLEAF
COURT
CUPERTINO, CA
SARAH
ROBINSON
ARCHITECT
152 HILLSIDE AVE.
KENTFILED. CA
94904
DATE: MAY 15, 2Oll6
SCAlE: 114'. 1'.0"
DRAWN BY: SR
JOB NO,
LOT #3
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SOUTH
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Signature
GREENLEAF
COURT
CUPERTINO, CA
SARAH
ROBINSON
ARCHITECT
152 HILLSIDE AVE.
KENTFILED, CA
94904
DATE: MAY 15, 2006
SCALE: 114'. 1'.(1"
DRAWN BY: SR
JOB NO.: .
LOT #3
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EMERY ROGERS and ASSOCIA11lS
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678 Morse St SanJosc CA 95126
1EL 40112883040 FAX 408 2883049
EIlondA@sbqOobsLnet RLA 1614
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