.03 U-2006-10 Richard Haro
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Owner:
Property Location:
U-2006-10, . ASA-2006-18
Richard Haro
Emillio Francisco
10130 Santa Clara Avenue
Agenda Date: October 10, 2006
Application Summary:
Use Permit to construct a new two-story 2,131 square foot residence with five
foot side yard setbacks in a Planned Residential zoning district.
RECOMMENDATION:
Staff recommends that the Planning Commission approve U-2006-10 and ASA-
2006-18 subject to the model resolutions.
BACKGROUND:
The proposed home site is located in a P(RES) Zone - Planned Development
Residential zoning district. Homes in this district are required to comply with
the Rl Ordinance. If they do not comply with the R1 Ordinance a Use Permit
and Architecture and Site approval are required. The applicant is requesting
approval of a new two story home with 5-foot single-story side yard setbacks on
both sides.
DISCUSSION:
Aside from the ground floor side yard setback, the project home is consistent
with all aspects of the Rl Ordinance. Please refer to the following project
summary table:
45%
45%
45 % or 750 sq. ft.
(whichever is
eater
20 Feet
* Use Permit
and ASA
requested
Combined Min. 15
Feet (Min. 5 feet on
each side)
Combined 10
Feet* (5 feet on
both sides)
1
3 --I
20 Feet
27.5 Feet
25 Feet
38 Feet +
Combine 25 Feet
(Min. 10 feet on
each side)
Combine 32 Feet
(17.33 & 14.75
Feet)
25 Feet
25 Feet
15 Feet extra from
the front, sides or a
combination
thereof.
20 Feet Extra
Side Yard Setback Exception
The R1 Ordinance only permits five foot side yard setbacks in Rl-5 zones. The
Ordinance recognizes that the typical parcels in the Rl-5 zoning district are small
(around 5,000 square feet) and narrow (less than 60 feet in width). Therefore,
five foot side yard setbacks (on both sides) enable property owners to satisfy the
two-car garage requirement and provide a reasonable floor plan along the front
elevation of the homes. The City has approved yard exceptions in the past for
lots located in other R1 districts when the lot widths or frontages are less than 60
feet in width. Staff believes that the project site (4,750 square feet in size and 50
feet wide) fits the parameters of the Rl-5 zoning district and the proposed use
permit is consistent with the intent of the R1 Ordinance.
Second Story Deck
The project proposes a second story deck along the front elevation facing the
public street with partial views to the side property lines. The proposed deck is
compatible with the design of the home and the applicant has indicated privacy
screening trees along the side yards to screen any potential views into the
neighboring properties.
Privacy Protection
There are seven second story windows that may have views to the neighboring
properties to the north, east and south. The applicant has provided a privacy
screening plan indicating screening trees that are consistent with the City's
privacy protection requirements. The proposed privacy screen trees will be
recorded on the property to be preserved and maintained as a condition of this
approval.
2
9~2
U-2006-10
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT AND AN ARCHITECTURAL AND SITE APPROVAL
TO CONSTRUCT A NEW TWO-STORY 2,131 SQUARE FOOT RESIDENCE WITH
FIVE FOOT SIDE YARD SETBACKS IN A PLANNED RESIDENTIAL ZONING
DISTRICT
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit and 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; and
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-2006-10 and ASA-2006-18 as set forth in the Minutes of the Planning Commission
Meeting of October 10, 2006, and are incorporated by reference as though fully set forth
herein.
SECTION II: PROTECT DESCRIPTION
Application No.: U-2006-10, ASA-2006-18
Applicant: Richard Haro
Location: 10130 Santa Clara Avenue
3;1
Resolution
Page 2
U-2006-10
October 10,2006
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Emilio Francisco, 10130 Santa Clara
Avenue, Cupertino, CA," consisting of 8 pages dated August 24, 2006, except as
may be amended by the Conditions contained in this Resolution.
2. SECOND FLOOR WALL OFFSET
The plans shall be revised to reflect a minimum I-foot wall offset at the master
bedroom on the second floor perimeter walls.
3. PRIV ACY SCREENING
A detailed privacy screening plan shall be submitted to the City for review and
approval prior to issuance of building permits. The required screen trees or
shrubs shall be recorded on the property as covenant to be preserved and
maintained.
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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
PASSED AND ADOPTED this 10th day of October 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:
ATTEST:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chair
Planning Commission
35
ASA-2006-18
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT AND AN ARCHITECTURAL AND SITE APPROVAL
TO CONSTRUCT A NEW TWO-STORY 2,131 SQUARE FOOT RESIDENCE WITH
FIVE FOOT SIDE YARD SETBACKS IN A PLANNED RESIDENTIAL ZONING
DISTRICT
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit and 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; and
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 Architectural and Site request 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-2006-10 and ASA-2006-18 as set forth in the Minutes of the Planning Commission
Meeting of October 10, 2006, and are incorporated by reference as though fully set forth
herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-10, ASA-2006-18
Richard Haro
10130 Santa Clara Avenue
3 ~(,
Resolution
Page 2
ASA-2006-18
October 10, 2006
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Emilio Francisco, 10130 Santa Clara
Avenue, Cupertino, CA/' consisting of 8 pages dated August 24, 2006, except as
may be amended by the Conditions contained in this Resolution.
2. SECOND FLOOR WALL OFFSET
The plans shall be revised to reflect a minimum I-foot wall offset at the master
bedroom on the second floor perimeter walls.
3. PRIVACY SCREENING
A detailed privacy screening plan shall be submitted to the City for review and
approval prior to issuance of building permits. The required screen trees or
shrubs shall be recorded on the property as covenant to be preserved and
maintained.
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) (I), 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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
PASSED AND ADOPTED this 10th day of October 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:
ATTEST:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chair
Planning Commission
jrJ
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PROPOSED SITE PLAN/ ROOF PLAN
10190 SANTA C.LA
AVE
"OYER "OI.E ~
sc.ALE, lie" = 1'-0"
6.
6.
6.
6.
6.
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~~
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IIG7,18
523,39
SF/ FAR
/IG7,18
523.39
~
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SF/COVERAGE
I/G7,18
DE5CRiFTION
1ST FLR
2ND FLOOR
CANTELEVER
TOTAL LIVING
BALCONY
GARAGE
PORCH
LIGHT WELlS
BASEMENT
TOTAlS
CODES,
THIS PROJECT SHALL COMPLY WITH THE 200 I EDITION
OF THE CALIFORNIA BUILDING CODES (CElC).TH/S
PROJECT SHALL COMFLY TO THE LATEST CITY * STATE
ORDINANCES * REQUIREMENTS.
SITE DATA AND ZONING
A,P.N., 32G-24-0 14
LOT SIZE" 4,750 SQ, FT, (50X95)
% LOT COVERAGE= 45% MAX VS;
3G.35 %
% FAR= 45% MAX VS 44.8G%
ZONE, FD (RESIDENTIAU 1<.-1
2ND fLR MAX =750 SF VS 523,39
I G90.57
GG.OO
424.0
17.0
118.37
1077.24
3393,18
424,0
17.0
118.37
424.0
17,0
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SHEET INDEX
I FROPOSED SITE FLAN, SITE DATA, GENERAL NOTES
2 EXISTING SITE FLAN I DEMO PLAN AND SITE DATA
3 FLOOR FLANS, FIRST AND SECOND FLOOR
4 BASEMENT PLAN AND BUILDING SECTION
5 BUILDING ELEVATIONS
G BUILDING ELEVATIONS
7 AREA CALCULATIONS
CONSTRUCTION DATA
BUILDING 1YPE, VN
NUMBER OF STORIES, 2 W/ BASEMENT
OCCUFANCY GROUF, R.3,U I
fiRE SPRiNKLER, NONE
7-15-06
~ / To SI/JIiOO
~
FRANCISCO
SCOPE OF WORK
CONSTRUCTION Of A 2 STORY S,f,D, W/
BASEMENT ANO ATTACHED 2 CAR GARAGE.
1
REMOVE: (E)() "I"RE!:S
AND REFL.ACE AS RfGll..IlReO
FOR PRIVACY
EXISTING SQUARE FOOTAGE
DESCRJPTION
1ST FLR
GARAGE
TOT AL5
DEMOLITION NOTES
L c.o~TO~ SHALL OEMOL.ISH ~ THE C.URRENT cec. AND/OR FER L.OC.A.L
WDE REGUIRfMENTS AND DEMOLISH ONL. "t" THOSE AREAS AFFECTED 6"t" THE ~RK.
2. C.ONTRACTORS SHALL. NOTIFY THE DESI6NER IMMEDIATL Y OF AN'Y' DIsc.~ANc.IES
THAT MA'( AFFECT THe Y'iOFtK PRIOR TO COM\'o1eNc.INlS.
~. c.oNT'RAc.TORS SHALL INFORM De5t~NEflVOI^lNER OF TERMITE OAMA6E, DRY ROT,
OR OTHER OErE:CT5 UNc.O\IEREO BY' OEMOL.ITION V'4ClRK.
AREAS TO 6E
DE:MOL.l5HEO
ARE HATCHEl:'
4. OEMOL.IT10N INGL.iJt'ES ALL PLlJMBING AND CAelNETR.Y R.E:GlJIRED TO BE REMOVEt'.
5. c..oNiltACTOR SHALL F'lllOYIDE F'l'fOF'ER SHORIN6 OF EXISTIN6 STRUC.TURES AS
R!:aIU1RED f'Blt c..ec AND/OR LOCAL c.ooe PRIOR TO ROO!'" AND V'tALL.. REMOVAL.
6. c,oN"'f"RA.CTOR SHALL VERIrY" ,..,lTH PLAN(S) AND A FIELD INSPEc.TION FOR ALL..
YiINDOY'tS, DOORS, AND lI'iAL.LS TO BE R.EMOYED.
,. CON"I"RAC,TOR SHALL FIELD V!:R.lF'1" EXISTING !:U:C:TRICAL, l'o'IECHANIGAL !:aLllFME'NT,
PLUMeINr$o AND REMOVE AS REQUIREt'.
e. ~ HAZARD0U5 MATERIALS MUST 6E DISPOSED OF PER. LOC.AL, STATE AND FeDERAL
Re6VLA TION5.
q. CONTRACTOR SHALL GOVER AND PROTECT EXISTING HAROViOOO FLOORS, PLASTER
V'\AL.LS, ETC, THAT ARE TO REMAIN,
10, GON~TOR SHALL FIELD REV1EY'\ ALL NfYi L.Al'-lDSGAPE AREAS YiITH OJI'iNERS AND
SAVE !:XISTIN6 PLANTS REGUI~ ev OViNER.{S).
iI. CONTRACTOR SHALL SAVE ALL PLiJl'o'IelN6 AND ELECTRICAL FIX'T'l.JRES REat..e5TED BY
OWNER.
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12. CONTRACTOR. SH.ALL R6J5E EXISTIN6 l"\A.ifR liNES AND SANITARY 5eYER LINES UNVER
EX1STINcS- FLOOR IF AT ALL POSSIBLE.
IS. CONTRACTOR :.HAL.1. I='llWYlDE THE DESIGNER/O~ IN I^lFtITIN6 r\ITH A DETAiLED
OUTLINE: Ol"" DEMOLITION F'ROGEVURES P'R10fll TO DEMOLITION ..-.oR.K.
EX HOUSE
149.08 SF.
E:X Y{A TER METER.
OVERHEAD ELEc. TRIC
POYER. LINE
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% FAR= 22.8b%
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