.01 M-2008-01 Jennifer Jodoin
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Owner:
Property Location:
M-2008-Ol, TR-2008-09
Jennifer Jodoin
Janet M DeCarli
11640 Regnart Canyon Road
Agenda Date: June 10,2008
Project Data:
General Plan Designation: Residential, Very Low Density, 5-10
Slope Density Formula
Zoning Designation: RH5-120
Gross Acres: 4.1 acres
Existing Residence/Garage: 6,171 square feet
Existing storage shed (To be removed): 120 square feet
Proposed Addition: 328 square feet
Total Proposed SF: 6,499 square feet
Maximum Allowable FAR: 6,500 square feet
Maximum Height: 23 feet, 9 inches
Average Slope: 31.7%
Project Consistency with: General Plan Yes Zoning Yes
Environmental Assessment: Categorically Exempt
Application Summary:
Hillside Exception to construct a 328 square foot second-story addition to an existing
residence for a total floor area ratio of 6,499 square feet on a prominent ridgeline and a
Tree Removal application to remove two Monterey Pines to accommodate the addition.
RECOMMENDATION:
Staff recommends that the Planning Commission approve file no. M-2008-01 and
TR-2008-09 subject to the model resolution.
BACKGROUND:
In January 2007, the property owner submitted an application for a hillside exception to
request approval of an addition to the residence on the subject property that- would
exceed the maximum allowable floor area ratio of 6,500 square feet on the property in
the Residential Hillside zone. An exception was also requested since the addition
proposed was on property that is located on a prominent ridgeline. The Planning
Commission denied the exception following which the applicant appealed the Planning
Commission's decision with the City Council. The Council denied the applicant's
appeal and upheld the decision of the Planning Commission.
The direction of the Council was that they did not want to set a precedent of approving
1-1
M-2008-01
Page 2
June 10, 2008
homes with a Floor Area Ratio that was more than the Inaximum allowed for the RHS
zoning district. The applical1t l1as applied again for a l1illside exception to add to the
existu1g house on a prominent ridgeline but they are keepu1g the floor area ratio under
the maximum allowable floor area ratio of 6,500 sq. ft.
A previous hillside exception (16-EXC-98) was gral1ted by Plalming COlnmissiol1 on the
subject property on Jal1uary II, 1999, allowll1g a two-story additiol1 to the residel1ce.
The exception was required because of the property's location on a prominent ridgelu1e.
Tl1e addition consisted of a 537 square foot works11op/utility room 011 t11e first floor and
a 1,544 square foot living and deck additiol1 011 tl1e second floor, for a total of 6,171
square feet.
DISCUSSION:
T11e addition is proposed 011 t11e second floor of the residence along the 110rth side of the
property al1d will extend over area that is currel1tly developed with a paved walkway
t11at provides access around tl1e north end of the residence and a sloped landscape area
that is stabilized by a retaining wall. The area below t11e proposed secol1d floor
additio11 will be left open and ul1enclosed. This area will COl1sist of support piers for the
second floor al1d maintel1al1ce of t11e paved walkway that provides access to the storage
rooln 011 tl1e 110rth side of the property adjacent to the garage.
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Paved Walkway
The 328 square foot additio11 will COl1sist of a master bedroom and one walk-u1 closet.
Tl1e existu1g second story will be remodeled to create a11 additio11al bedroom, one
batl1room al1d another walk-in closet. The applicant is also proposing to add a second
story balcony alol1g the western edge of t11e addition. The architectural desig11 of the
additiol1 is proposed to n1atch the existing residence with a stucco exterior, gable roof
1-2
M-2oo8-01
Page 3
June 10, 2008
and matching colors. The applicant is also proposing the removal of two Monterey Pine
trees in order to accommodate the addition.
The Residential Hillside Ordinance permits a maximum floor area ratio (FAR) of 4,500
square feet for lots with more than'1O,OOO square feet of net lot area, plus 59.59 square
feet for every 1,000 square feet over 10,000 square feet, up to a maximum floor area ratio
of 6,500 square feet. This property has a net lot area of 178,596 square feet and is
permitted the maximum floor area ratio of 6,500 square feet. The applicant is proposing
to keep the floor area of the house at 6,499 square feet.
Prominent Ridgeline:
The applicant is requesting approval of a hillside exception to add onto property that is
located on a prominent ridgeline. The proposed addition will be located on the western
side of the north elevation of the residence, which is less visible from the valley floor
than the existing eastern side of the residence. The existing eastern side of the residence
is the most visible portion of the residence as it is located on the prominent ridgeline
facing the downward slope that is visible from the valley floor.
Landscaping and Tree Removal:
The applicant is proposing the removal of two Monterey Pine trees in order to construct
the addition. They are proposing to replace the two trees with two 36" box Deodar
Cedar; one on the northeastern downhill elevation and one on the eastern downhill
elevation to mitigate visual impacts. Staff has also added a condition of approval
prohibiting the topping of these and the other newly planted vegetation on the eastern
and southern downhill elevations of the property.
When the previous hillside exception was denied, Planning Commission and the City
Council had directed staff to follow up to ensure that the applicant conforms to the
approved landscaping plan when they were approved for their original hillside
exception to build on a prominent ridgeline. At this time, the applicant has complied
and planted the trees required. Staff has verified this (See Exhibit C.)
It also appears that the property owner has topped existing mature landscaping along
the southeastern downhill elevation in order to enhance their views. Staff recommends
that additional trees be planted along this and the northeastern, eastern and
southeastern elevation to screen the house from the valley floor. Staff recommends that
these trees be replaced on a 1 to 1 basis with 24" box deodar cedars and/or blue atlas
cedars.
Geological:
The applicant states that an updated geo-technical report has not yet been prepared for
the addition at this time. However, the applicant intends to have the updated report
1-3
M-2008-01
Page 4
June 10, 2008
prepared and subml.tted to the City for review and approval prior to issuance of
building permits, if the Planning Commission approves the hillside exception.
Staff has no objection to the applicant submitting an updated geo-technical report prior
to issuance of building permits, since the previous geo-technical report prepared for this
property in 2000 in conjunction with the previous addition did not find any significant
geotechnical problems on site and concluded that any geotechnical issues could be
mitigated by construction techniques recommended in the report.
Staff recommends that a condition be required for the applicant to submit an updated
geo-technical report prior to issuance of building permits if the Planning Commission
approves the exception.
Submitted by: Piu Ghosh, Assistant Planner ~ J _
Approved by: Steve Piasecki, Director of Community Developmen~
Enclosures:
Model Resolution of Approval
Exhibit A: Letter from Applicant dated May28, 2008
Exhibit B: Confirmation em ail from Colin Jung, Senior Planner re: landscaping
Plan Set
G: \Planning \PD REPO RT\pcMreports \M-200Breports \M-200B-Ol.doc
1-4
EXHIBIT A
May 28, 2008
City of Cupertino
Community Development Department
10300 Torre Avenue
Cupertino, CA 95014
Re: 11640 Regnart Canyon Drive,
Cupertino, CA
To Whom It May Concern:
Please use this letter as our Statement of Justification for the Tree Removal Permit
Application Form for the above referenced project.
Two trees will need to be removed to allow construction of a 328 square foot second
story addition to an existing residence.
The replacement for these trees will be 2-36" Deodar Cedar trees planted on the
northeastern and eastern downhill elevation of the house.
Sincerely,
~~
Jennifer Jodoin
Applicant for Janet De Carli
21710 Stevens Creek Blvd, Suite 200
Cupertino, CA 95014
408-257-2100
1-5
Piu Ghosh
EXHIBIT B
From: Colin Jung
Sent: Friday, May 02,200810:50 AM
To: Piu Ghosh
Subject: FW: Landscaping for 11640 Regnart Canyon Drive
FYI
-----Original Message-----
From: Jennifer Jodoin [mailto:jlhn21@yahoo.com]
Sent: Monday, April 14, 2008 3:42 PM
To: Colin Jung
Subject: Re: Landscaping for 11640 Regnart Canyon Drive
Thanks Colin!
Jennifer
Colin Jung <ColinJ@t:upertino.org>wrote:
Jennifer:
I have reviewed what was planted and have determined that it satisfactorily complies with the
previously approved landscape plan. Please note that the next deadline for hillside exception
applications is Wednesday, April 30th.
Colin Jung
Senior Planner
City of Cupertino
- Life is not measured by the number of breaths we take, but by the moments that take our breath away.-
6/5/2008
1-6
M-2008-01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A IDLLSIDE EXCEPTION TO ALLOW A 328 SQUARE FOOT SECOND
STORY ADDITION TO AN EXISTING RESIDENCE IN THE IDLLSIDE ZONE ON A
PROMINENT RIDGE LINE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Property Owner:
Location:
M-2008-01
Jennifer Jodoin
Janet M. DeCarli
11640 Regnart Canyon Road
SECTION II: FINDINGS FOR EXCEPTION
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Hillside Exception, as described on Section II of this Resolution; and
WHEREAS, the necessary 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 this
application, and has satisfied the following requirements:
1. The proposed development will not be mJunous to property or
improvements in the area nor be detrimental to the public health and safety.
2. The proposed development will not create a hazardous condition for
pedestrian or vehicular traffic.
3. The proposed development has legal access to public streets and public
services are available to serve the development.
4. The proposed development requires an exception, which involves the least
modification of, or deviation from, the development regulations prescribed in
this chapter necessary to accomplish a reasonable use of the parcel.
5. All alternative locations for development on the parcel have been considered
and have been found to create greater environmental impacts than the
location of the proposed development.
6. The proposed development does not consist of structures on or near known
geological or environmental hazards that have been determined by expert
testimony to be unsafe or hazardous to structures or persons residing therein.
(See General Plan Policies 2-48.)
1-7
Model Resolution
Page 2
M-2008-01
June 10,2008
7. The proposed development includes grading and drainage plans that will
ensure that erosion and scarring of the hillsides caused by necessary
construction of roads, housing sites, and improvements will be minimized.
(See General Plan Policies 2-53, 2-54 and 2-57.)
8. The proposed development does not consist of structures which would
disrupt the natural silhouette of ridgelines as viewed from established
vantage points on the valley floor unless either:
a. The location of a structure on a ridge line is necessary to avoid greater
negative environmental impacts; or
b. The structure could not otherwise be physically located on the parcel
and the size of the structure is the minimum that is necessary to allow
for a reasonable use of the parcel. (See General Plan Policies 2-46, 2-47
and 2-49.)
9. The proposed development consists of structures incorporating designs,
colors, materials, and outdoor lighting which blend with the natural hillside
environment and which are designed in such a manner as to reduce the
effective visible mass, including building height, as much as possible without
creating other negative environmental impacts. (See General Plan Policies 2-
46,2-50,2-51 and 2-52.)
10. The proposed development is located on the parcel as far as possible from
public open space preserves or parks (if visible therefrom), riparian corridors,
and wildlife habitats unless such location will create other, more negative
environmental impacts. (See General Plan Policies 2-55, 5-14 and 5-28.)
11. The proposed development includes a landscape plan that retains as many
specimen trees as possible, which utilizes drought-tolerant native plants and
ground covers consistent with nearby vegetation, and which minimizes lawn
areas. (See General Plan Policies 2-54, 5-15 and 5-16.)
12. The proposed development confines solid fencing to the areas near a
structure rather than around the entire site. (See General Plan Policy 5-17.)
13. The proposed development is otherwise consistent with the City's General
Plan and with the purposes of this chapter as described in Section 19.40.010.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, application no. M-2008-01 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 No. M-2008-01, as set forth in the Minutes of the Planning Commission
Meeting of June 10,2008, and are incorporated by reference herein.
1-8
Model Resolution
Page 3
M-2008-01
June 10, 2008
SECTION Ill: CONDmONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXlllBITS
Approval is based on the plan set titled: "DeCarli Residence Interior Remodel"
dated received May 30, 2008 and consisting of eighteen pages labeled A-(0-9), E-
I, S-(0-4), SW2, T24, and L-l, except as may be amended by this resolution.
2. MAXIMUM ALLOWABLE FLOOR AREA RATIO (FAR)
Approval is based upon a 328 second-story square foot addition to the existing
6,171 square foot residence, bringing the total maximum allowable floor area
ratio to 6,499 square feet, including the existing residence and attached garage
and not including the unenclosed shed structure.
3. TREE PROTECTION
Existing trees not proposed to be removed shall be protected during grading and
construction with chain-link fencing around the drip-line. The City Arborist will
review and approve the final landscape plan prior to issuance of building
permits. A bond in the amount of $10,000 shall be submitted to ensure tree
protection. The bond may be released following receipt of a report by an
internationally certified arborist that the trees have been adequately protected
during development and are expected to survive.
4. LANDSCAPE PLAN
A landscaping plan shall be submitted for review and approval by the Planning
Department prior to issuance of building permits. In addition to the existing
trees to be maintained, the landscaping plan shall also include the planting of
two (2) 36-inch box Deodar Cedar trees; one on the northeastern downhill
elevation and one on the eastern downhill elevation to replace the proposed
removal of two (2) Monterey Pine trees to accommodate the addition.
5. TREE REPLACEMENT FOR TOPPED TREES
Any existing trees that have been topped shall be replaced on a 1 to 1 basis with
24-inch box Deodar Cedars and/or Blue Atlas Cedars planted along the
northeastern, eastern and southeastern downhill slopes in order to screen the
house from the valley floor. An updated landscaping plan shall be provided to
staff for review and approval to the satisfaction of the Director of Community
Development prior to issuance of building permits.
6. TREE TRIMMING
The applicant is responsible for proper tree maintenance including pruning. No
more than 25 percent of the functioning leaf and stem area of a protected tree
may be removed in a 12-month period. In addition, the two newly planted 36-
inch box Deodar Cedar trees and other newly planted vegetation on the eastern
1-9
Model Resolution
Page 4
M-2008-01
June 10, 2008
and southern downhill elevations of the property may not be topped (severely
pruned back).
7. SANITARY DISTRICT
If there is any intent for annexation into the Cupertino Sanitary District, both the
subject property and a portion of Regnart Canyon Road shall be annexed into the
sanitary district to provide service to the property.
8. GEO- TECHNICAL REPORT
Prior to issuance of building permits, the applicant shall submit an updated geo-
technical report of the proposed addition on the subject property to be reviewed
and approved by the City. The applicant shall be required to implement the
requirements of the updated geo-technical report as determined by the City.
9. 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:
DEPARTMENT
10. GRADING
Grading shall be as approved and required by the City Engineer in accordance
with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404
permits maybe required. Please contact Army Corp of Engineers and/or
Regional Water Quality Control Board as appropriate.
CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
11. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre- and
.
post- development calculations must be provided to indicate whether additional
storm water control measures are to be installed.
12. UNDERGROUND UTILmES
The developer shall comply with the requirements of the Underground Utilities
Ordinance No. 331 and other related Ordinances and regulations of the City of
Cupertino, and shall coordinate with affected utility providers for installation of
underground utility devices. The developer shall submit detailed plans showing
1-10
Model Resolution
Page 5
M-2008-01
June 10,2008
utility underground provisions. Said plans shall be subject to prior approval of
the affected Utility provider and the City Engineer.
13. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP
plans shall be included in grading and street improvement plans.
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site
Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be modified
at the time of recordation of a final map or issuance of a building permit in the
event of said change or changes, the fees changed at that time will reflect the then
current fee schedule.
14. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP)
REQUIREMENTS
a. Permanent Stormwater Quality BMPs Required
In accordance with chapter 9.18, Stormwater Pollution Prevention and
Watershed Protection, of the City Code, all development and redevelopment
projects shall include permanent BMPs in order to reduce the water quality
impacts of stormwater runoff from the entire site for the life of the project.
b. Stormwater Management Plan Required
The applicant shall submit a Stormwater Management Plan for this project.
The permanent storm water quality best management practices (BMPs)
included in this plan shall be selected and designed in accordance with
chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of
the City Code.
c. BMP Agreements
The applicant and the City shall enter into a recorded agreement and
covenant running with the land for perpetual BMP maintenance by the
property owners(s). In addition, the owner(s) and the City shall enter into a
recorded easement agreement and covenant running with the land allowing
City access at the site for BMP inspection.
d. Hydromodification Plan (HMP) Required
The applicant must provide a comprehensive plan to control any combination
of on-site, off-site and in-stream control measures incorporated into specific
redevelopment projects in order to reduce stormwater runoff so as to not
1-11
TR-2008-09
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROV AL OF A TREE REMOV AL REQUEST TO REMOVE
AND REPLACE 2 TREES IN CONJUNCTION WITH A PROPOSED MODIFICATION
TO A HILLSIDE EXCEPTION (M-2008-01)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TR-2008-09
Jenifer Jodoin
11640 Regnart Canyon Road
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for the removal and replacement of 2 trees in conjunction with a proposed modification
to a hillside exception (M-2008-0l); and
WHEREAS, the 2 trees are part of an approved landscape plan, subject to Chapter 14.18
of the Municipal Code, pertaining to Heritage and Specimen 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, the application for tree removal is hereby recommended for
approval; and
That the subconc1usions upon which the findings and conditions specified in this
Resolution are based and contained in the Public Hearing record concerning
Application TR-2008-09, as set forth in the Minutes of the Planning Commission
Meeting of June 10, 2007 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVAL ACTION
The applicant is approved to remove two trees on site in accordance with the
applicant's tree survey/removal plan identified on page A-4 dated 5/30/08 in
1-13
Resolution No.
Page 2
TR-2008-09
June 10, 2008
the approved plan set titled: " DeCarli Residence Interior Remodel", except as
may be amended by the conditions of this Resolution.
2. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in the amount of $25,000 to
ensure protection of trees slated for preservation prior to issuance of grading,
demolition or building permits. The bond shall be returned after completion of
construction, subject to a letter from the City Arborist indicating that the trees are
in good condition.
3. TREE REPLACEMENTS
The applicant shall prepare a revised landscape plan at the building permit stage,
substituting native trees for the proposed replacement trees where appropriate
and feasible. That revised landscape plan shall include the locations of two (2)
36-inch box Deodar Cedar trees that will replace two large Monterey Pine trees
that are proposed to be removed to accommodate a second-story addition. The
revised plan shall be approved by the Director of Community Development.
For any additional trees that are removed due to hazardous conditions or are
considered dead, the applicant shall be required to replace these trees in
accordance with the Protected Trees Ordinance. Species and size of replacement
trees shall be reviewed and approved by the Community Development
Department.
4. TREE TRIMMING
The applicant is responsible for proper tree maintenance including tree-
trimming. No more than 25 percent of the functioning leaf and stem area of a
protected tree may be removed in a 12-month period. In addition, the two newly
planted 36-inch Deodar Cedar trees and other newly planted vegetation on the
eastern and southern downhill elevations of the property may not be topped
(severely pruned back).
5. 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.
1-14
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