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PC Summary 02-23-2016 I City of Cupertino 10300 Torre Avenue �A Cupertino,CA 95014 (408) 777-3308 ���E��„��� FAX (408) 777-3333 Community Development Department ; To: Mayor and City Council Members From: Aarti Shrivastava,Assistant City Manager �� Date: February 23,2016 Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE February 23,2016 Chapter 19.12.170 of the Cupertino Municipal code provides for i appeal of decisions made by the Planning Commission 1. A��lication R-2015-08, IZM-2015-08, Jing Quan (KingKay Capital, LLC), applicant and Matthew and Angela Miller, appellant, 21900 Oakview Lane Appeal of a Director's approval of a Two-Story Permit to allow the construction of a 5,140 sqaure foof single family residence and a Minor Residential Permit to allow a second story balcony on the new residence Action The Planning Commission approved the application(s) on a 5-0-0 vote. Enclosures: Pl�-inv.lg Commission Report February 23-2016 Planning Coininission Resolution(s) 6798 and 6799 g:planning/I'ost Hearing/su�nman�to cc022316 � � OFFICE OF COMMUNITY DEVELOPMENT ' �� CITY HALL 10300 TORRE AVENUE • CUPERTINO,CA 95014-3255 ���.��,„�,,,��� (408)777-3308 • FAX(408)777-3333 • plannin�@cu�ertino.or� PLANNING COMMISSION STAFF REPORT Agenda Item No. Agenda Date: Februarv 23, 2016 SUBJECT: Consider an appeal of Two-Story Permit (R-2015-08) to allow the construction of a new 5,140-square-foot single-family residence and a Minor Residential Permit (RM-2015-08) to allow a second story balcony on the new residence. (Application No. R-2015-08 and RM- 2015-08; Applicant: WEC & Assoc. (Kingkay Capital, LLC)); Appellant: Matthew and Angela Miller; Location: 21900 Oakview Lane; APN: 326-19-105) RECOMMENDATION: Staff recommends that the Planning Commission deny the appeal and uphold the Community Development Director's decision to approve the project in accordance with the draft resolutions (see Attachment 1 and 2). PROJECT DATA: General Plan designation Low Densi (1-5 DU/Ac.) ' Zoning designation R1-10 ' Environmental review Cate oricall Exem t from CEQA under Section 15303 ', Net lot area 11,425 s uare feet Project consistency with: General Plan Yes Zonin Yes Allowed Proposed Lot coverage 5,713 square feet (45% +5% for 3,557 square feet (31.13%) eaves/roof overhangs and covered atios) FAR 5,141 s uare feet (45%) 5,140 s uare feet(44.98%) Height 28' 25' —4" �� � R-2015-08& Appeal of a Two-Story Permit and February 23,2016 RM-2015-08 a Minor Residential Permit 3. "The project can't be granted since it will result in a condition that is detrimental to the the quality of the outdoor life of the owners of the houses around this new project and their insurance of privacy, sunlight in their back yards, swimming pool, solar panels, garden sun light, vegetable garden sunlight, a pollution view from the size of this construction plan." One of the principal purposes of the R-1 Ordinance is to ensure provisions of light, air and a reasonable level of privacy to individual residential parcels. These are implemented through the setbacks, daylight plane and privacy planting requirements, and other prescriptive requirements incorporated within the R-1 Ordinance. The daylight plane established for the single story portion of the pYoject ensures light and air at the single story level while increased setback requirements on the second level ensure that a reasonable level of sunlight and air is available for neighbors. In addition, all second story windows that are not exempt from privacy plantings are required to provide trees or shYubs in an area bounded by a thirty-degree angle measured from the edges on each side window jamb. The applicant proposes such plantings on all applicable windows, but pursuant to a request by the property owner to the east, eliminated the proposed privacy plantings on the eastern property line. The size of the home is based on the allowable Floor Area Ratio (FAR). In the case of property zoned R-1, the allowable FAR is 45% of the net lot area with no maximum house size limitations. This means that a larger lot could have a larger home developed on the site while a smaller lot would have a smaller home. The proposed FAR maximizes the amount of development � on the property, but does not exceed the allowable FAR. 4. "The proposed project is not harmonious in scale on adjoining properties or the other neighbors in front of this project or the many houses in the cul-de-sac street." See response #1 and #3 regarding the size and scale of the home. The proposed project conforms to the requirements of the R-1 Ordinance and does not seek any exceptions from it. 5. "The granting of the permit for this project will result in a condition that is detrimental and injurious to property or improvements in the vicinity because we won't have sun on our swimming pool around 3:30 PM during summer time. We won't be able in the future to stall solar voltaic on our house according to our plans because the shadow this project will create on our roof and backyard. Then neighbor on the other side will have no sun light on his side yard at least unti11:00 PM and look which will have an impact in his garden and property. He also will a have massive wall with windows against his property. This will be a visual impact on his side." See Yesponse #3. r�J �1 R-2015-08& Appeal of a Two-Story Permit and February 23,2016 RM-2015-08 a Minor Residential Permit 6. "Adverse visual impacts on adjoining properties can't be reasonably mitigated because the damages, I mention above, this new project will cause in the neighborhood. We want to clarify here the word neighborhood also means— 'Quality or condition of being neighbors.' The size of this project is not harmonious on this street." The R-1 Ordinance requires mitigation of views from the proposed project in to side and rear yards of other existing residential properties. It does not require mitigation of the visual impacts of the proposed project from neighboring properties. In compliance with the R-1 Ordinance, the applicant will be required to plant a 24-inch box front yard tree to mitigate the second story mass from the street. The applicant has also complied with the R-1 Ordinance by proposing to plant all the required privacy planting to ensure that visual impacts in to the neighbor's side and rear yards are mitigated. During the comment period, the appellant (eastern property owner at 21884 Oakview Lane) voiced their concerns to the applicant regarding the existing trees and the proposed privacy trees limiting sun exposure and the potential increase in yard maintenance. In response the applicant agreed to remove eight Italian Cypresses and the appellant agreed to waive any additional privacy protection measures that the applicant would have had to plant. 7. "Many inconsistencies have been found in this project because there was no study done by the owner or by the city for this project about the future consequences, which I mentioned before. The City Code mention. (sunlight, the damage in receiving the sun light on the pool of 21884 Oakview Lane and solar panels efficiency, the future lost of vegetable garden this neighbor have, the visual impact from neighbors both sides, back and in front of this project, not harmonious construction, the wrong design for this part of the neighborhood, privacy issues because windows and balcony from this project, the second floor height will impact our quality of life in using our swimming pool, backyard, etc.)." The R-1 Ordinance does not require the applicant to furnish studies on light impacts to adjacent properties or to existing theYmal panels if all prescriptive regulations regarding the first floor building envelope, overall building height, and first and second story setbacks are met. These prescriptive requirements are deemed adequate to address light, and privacy issues. See response #3. 8. "It will have a significant adverse visual and privacy impacts as viewed from a11 four adjoining properties and in front the neighbors's house which can't be mitigated to the maximum extent possible because the height of the second floor construction, windows and balcony taking out our privacy and other issues I already mention above." See previous response #3 and #6 regarding visual and privacy impacts. In addition, the R-1 Ordinance allows a maximum height of 28 feet (no more than two stories) for principal �J � � R-2015-08& Appeal of a Two-Story Permit and February 23,2016 RM-2015-08 a Minor Residential Permit dwellings on the site. The proposed building is 25 feet 4 inches in height and therefore, under the maximum allowed height in this zoning district. 9. "I already explain in the beginning this letter this project will injurious to the neighbors in different matters." Refer to response #3 through #8. 10. "The exception to be granted is one that will require a modification in the design to a one story house." Since the subject property is not located in a Single Family Residential District Restricted to One Story (indicated with the "i" suffix), a pYoposed project on the site cannot be required to be limited to a single story. The subject property's zoning (R1-10) permits the applicant to construct up to a two-story home provided that all development regulations regarding two-story developments (floor area ratios, setbacks, second-to first floor ratio, etc.) are met. 11. "The proposed design will result in significant impacts as viewed from four abutting properties and front neighbors. The size of the house, the privacy with the windows and balcony in the second floor, the intrusive design of the chimney in the side of the house will have an impact on our view and architectural in the neighbor backyard of 21884 Oakview Lane, the enormous wall on the side of the neighbor at 21917 Oakview Lane. The windows and balcony also with clear view of the sides and back neighbors. The neighbors don't want trees to be plant because they will shade more their house, the roots will cause future problems on the fences, the leaves during winter in their backyards, swimming pool, gutters and roofs." See response #3 regarding the size of the home. See response #3 and #6 regarding privacy and visual impacts. The proposed fireplace and chimney, adjacent to the eastern propeYty line, encroaches less than one foot into the required five foot side yard setback. Architectural features, such as fireplaces, cornices and eaves, are permitted to encroach up to three (3)feet into a required yard setback and are exempt fi�om daylight plane restrictions per the R-1 Ordinance. The applicant addressed staff concerns about unarticulated walls (in particular the wall facing 21917 Oakview Lane) by adding architectural trims to denote the separation of first and second floors. 12. "This project violates all the Municipal Code 19.28.140 (A), (B), (C), (D), which we have been seen over and approved by the planning commission is this neighborhood. This project must be modify to a one store house. This project is not harmonious with this part of the street. We are sure, anyone that visits the site will see that." � {� R-2015-08& Appeal of a Two-Story Permit and February 23,2016 RM-2015-08 a Minor Residential Permit The project meets the findings listed in Sections 19.28.140 (A) and (B). However, Sections 19.28.140 (C) and (D) do not apply to the proposed project. The requested peYmits were approved at an administrative level in compliance with the requirements of the Municipal Code. See response #2 regarding the size and scale of the home. 13. "People who have lived here for decades have been discuss with the action of the city plan commission in transforming this city in a polluted vision of construction, traffic, more air pollution, less water and loose the quality of life. The planning commission continue ignore complaints and our inputs from the tax payers. We need to pay a high cost city appeal when this is our rights to have it without no cost. In many of the cases we have been seen the abuse of the power from planning commission and the city council to approve this high density constructions." The proposed project is an allowed use within the zoning district that it is proposed in and meets all the prescriptive requirements outlined in the R-1 Ordinance as adopted by the City Council. The City Council set the appeal fee at$182, much below the actual costs of processing and taking an application through the appeal process, recognizing that appellants should not be priced out of appealing a project, and that this would only cover a small portion of administrative, staff, and processing time associated with appeals. 14. "This land for this project is big enough to built a one store house for a family of six people." See response #10. 15. "The owner from this new project have many cypress pine trees in his property. These kind of trees attract rats, garden snakes, damage the paint of our cars, fill the gutters from our houses with pines, damage our plants, the yellow powder came from the trees cause a lot allergies to the neighbors during spring time, dust in our houses. These trees must be cut in both sides of this property as soon as possible before construction start. These trees are detrimental for the neighbors. These cypruss trees hidden the real impact of this construction in adjoining properties and already make shade in our solar panels." See response #3 regarding privacy protection trees. Although the appellant stresses that these trees be cut on both sides of the property, the western property owner (21917 Oakview Lane) has stated his concerns regarding privacy, therefore no trees are proposed to be removed along the western property line. 16. "We need to know the time of duration for this construction will be in any case of the projects be approved or modify because in three occasions in this street we have � o R-2015-08& Appeal of a Two-Story Permit and February 23,2016 RM-2015-08 a Minor Residential Permit neighbors built or remodel their houses and took more time than the normal period necessary for it. A lot problems of dust, noise, traffic of big trucks, construction people which we don't know looking over our house, damage our front yard and healthy issues because the dust. What kind the fence will be add around construction and hight to protect us from all these factors. The neighbors would have a communication when the house will be demolish and how long will take it." The timeline of construction will be determined by the applicant, but constYuction will need to be initiated prior to the expiration dates of the two planning permits. The applicant has one year from the date of final decision on the project (i.e., from the date of decision on all appeals) to apply for building permits. Once a building permit is issued, the applicant must have inspections every 180 days in order to ensure that the building permit does not expire. The Building Department requires a temporary construction fence at least five feet in height at the front of the property. The building permit will also be subject to all Best Management Practices (BMP's�for construction to minimize dust, runoff, and other construction impacts. 17. "We need to know all measurements the owner this project will take to protect, clean, avoid the dust in the swimming pool, solar panel at the neighbor's house of 21884 Oakview Lane and other neighbors." See response #16 regarding Best Management Practices. In addition, the applicant has offered to provide monthly pool cleaning to the appellant (eastern property owner at 21884 Oakview Lane), which was acceptable to them prior to appealing the project. 18. "Our neighbor Jan Kucera was inform this project was going to have the decision from the planning commission on February/2016. He has the intent to have a CAD design to show better the impact this project. Mr. Jan Kusera was surprise when we send an e- mail to him with the short time to appeal. He is traveling and the planning deparhnent new about it. This action from the planning commission it is not fair because he don't have the chance to appeal the way he was planning to do it. The city action is not fair with the ones already have been express their opinion against this project and deny time for appeal which can be discuss in court because wrong informations. We feel it is not time the year this project can be approved or not since many of the neighbors which . call the city didn't received the letter of the appeal rights. " Staff met with Mr. Jan Kucera and spoke with him on the phone on several occasions to clarify and provide supplemental information. In addition, the comment period letter dated December 8, 2015 and the notice of decision letter dated January 8, 2016 were mailed to him. Staff has been available during both the comment and appeal periods to receive comments and provide assistance. Aside from the comments received prior to the comment period by concerned adjacent neighbors, staff received two additional letters from Mr. Kucera (the western property l� � R-2015-OS& Appeal of a Two-Story Permit and February 23,2016 RM-2015-08 a Minor Residential Permit owner) during the comment period. No other communication was received from any otheY concerned parties. 19. "We want to make clear we are not against some two floor constructions but this must happen when have harmony of size of project with side, front neighbors and street ' house constructions, the law is respected, privacy between neighbors, don't damage the quality of outdoor life or healthy." � Please see previous responses #1, #3, #4, #6 and #10. 20. "The sign for this project is very far from the street and very clear. The neighbors feel uncomfortable to go and see the project plan because is too much inside the property and have renters is this property. The desin from this project must be more in front the house and the period for analyses from the neighbors be extended." The original sign was located in a bare planting area adjacent to a paved walkway deemed appropriate by staff for the notice board notifying the public of the comment period. The comment period noticing letter included a site plan and elevation drawings of the proposed project in compliance with the requirements of the Municipal Code. In addition, the letter also indicated that a full set of plans of the proposed project would be available for review upon request, also in confoYmance with the requirements of the Municipal Code. 21. "We also want some studies to be done by the owner or by the city from the soil erosion and contamination from this property, since the septic tank has been liking for many years and the suspicious previous owner this property has dump some kind of products not identify in the soil and had a not permit construction in the side the house where he uses to stuck many chemical products." The applicant will remove the existing septic tank and connect to existing sewer systems. The removal of septic tanks is under the authority of the Santa Clara County Environmental Health Department which will review the proposed removal for compliance with their requirements. As with any building peYmit, the applicant will be required to provide documentation of having received these permits to Cupertino's Building Division prior to permit issuance. 22. "We also want alert the city and the new owner this new project in the pass this land was an old indian cemetery. Many years ago when the house at 21901 Oakview Lane (in front of this new project) was remodel the construction was stopped for many days because was found indian bones in this site. The indian tribe needs to give permission for these bones be removed from that site. Delay the remodel for many days." Building records do not indicate stopped work due to Native American remains found on site for any remodel projects at 21901 Oakview Lane. _ � � � � � R-2015-08& Appeal of a Two-Story Permit and February 23,2016 RM-2015-08 a Minor Residential Permit As a matter of course, should Native American remains be found, the City has to be notified and theYe are special procedures for handling any remains or burial sites found. These are implemented through the Building Department during the construction period. 23. "It is not fair we spent $182.00 to appeal this decision when we had a miss information from the planning department about the way this is done. The date this project was going to be decided, the appeal process be charged never was explain ton us. We didn't even knew until we received a e-mail from the assistant from this project our concerns will be not consider before the appeal since the planning commission didn't see the plan before appeal." See response #13. The appeal process and requirements are codified in the Municipal Code. Aside from staff voluntarily notifying the concerned neighbors and appellant with the status of the project prior to a decision on the project, the comment period letter dated December 8, 2015 states that the project would receive "approval by the Director of Community Development" and that "any interested party may appeal the decision of the Director within fourteen (14) days of the mailing of the notice of decision." The notice of the decision letter dated January 6, 2016 was also sent to all persons who commented on the project as required by the Municipal Code and the same language was reiterated. 24. "In this time of water short supply we don't need big constructions where will spend more water in trees, gardens which don't produce anything and more space to clean with water." The City has established restrictions on water usage around the city in Chapter 15.32 and landscaping water usage in Chapter 14.15 of the Cupertino Municipal Code. In addition, the California Building Code has codified requirements about the types of fixtures and other such requirements to limit the amount of water used within the project. The applicant will be required to comply with all current California Building Code requirements. ENVIRONMENTAL ASSESSMENT The project is categorically exempt from the California Environmental Quality Act (CEQA) per section 15303 (New construction or conversion of small structures) of the CEQA Guidelines. �� b ,_J R-2015-08& Appeal of a Two-Story Permit and February 23,2016 RM-2015-08 a Minor Residential Permit PUBLIC NOTICING & OUTREACH The followin table is a brief summar of the noticin done for this ro'ect: �� , ; .rNotxce,of'1'ublrc Heai�ng,:Site:Sx a� e,8�:Lega�Ad Agend,a � � ; �T���� ;k . � � � ■ 9 public hearing notices mailed to property owners ■ Posted on the City's official adjacent to the project site (19 days prior to hearing) notice bulletin board (one ■ Legal ad placed in newspaper (at least 10 days pYioY to week prior to hearing) hearing) ■ Posted on the City of ■ Site Signage (City-provided appeal signage placed on site Cupertino's Web site (one 12 da s rior to hearin ) week rior to hearin ) PERMIT STREAMLINING ACT The appeal is subject to the Permit Streamlining Act (Government Code Section 65920 — 65964). The City has complied with the deadlines found in the Permit Streamlining Act. Project Received:March 20, 2015;Deemed Incomplete:Apri116, 2015 Project Resubmittal:July 1, 2015; Deemed Incomplete:July 23, 2015 Project Resubmittal:September 20, 2015;Deemed Incomplete:September 21, 2015 Project Resubmittal: October 26, 2015;Deemed Complete: October 30, 2015 NEXT STEPS AND CONCLUSION I� The Planning Commissiori s decision on this project is final unless appealed within 14 days of the decision. If appealed, the City Council will hear the final appeal on this project. Since the proposed project complies with all aspects of the R-1 Ordinance, staff recommends that the Planning Commission deny the appeal and uphold the Community Development Director's decision to approve the Two-Story and Minor Residential Permits. Prepared by: Ellen Yau, Assistant Planner Reviewed by: Approved by: /s/Piu Ghosh /s/Aarti Shrivastava Piu Ghosh Aarti Shrivastava Principal Planner Community Development Director ATTACHMENTS: 1 —Draft Resolution for R-2015-08 � 2—Draft Resolution for RM-2015-08 3—Plan Set � � l� � � �' R-2015-08& Appeal of a Two-Story Permit and February 23,2016 RM-2015-08 a Minor Residential Permit 4-Two-Story and Minor Residential Permits (R-2015-08 and IZM-2015-08) action letter dated January 8, 2016 5-Appellant's letter and images R-2015-08 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6798 I� OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO DENYING AN APPEAL AND UPHOLDING THE DIRECTOR OF COMMUNITY DEVELOPMENT'S DECISION TO ALLOW THE CONSTRUCTION OF A NEW 5,140 SQUARE FOOT SINGLE FAMILY RESIDENCE AT 21900 OAKVIEW LANE SECTION I: PROTECT DESCRIPTION Application No.: R-2015-08 Applicant: WEC &Assoc. (Kingkay Capital, LLC) Appellant: Matthew and Angela Miller, 21884 Oakview Lane Location: 21900 Oakview Lane. (APN 326-19-105) SECTION II: FINDINGS FOR A TWO STORY PERMIT: WHEREAS, the City of Cupertino received an application for a Two-Story Permit as �� described in Section I of this Resolution; WHEREAS, the necessary notices were given and the comment period for the application was provided as required by the Procedural Ordinance of the City of Cupertino; WHEREAS, the City was able to make the findings required under Section 19.28.140 (B) and the application was approved with conditions on January 8, 2016; and WHEREAS, the notice of decision was mailed to the appropriate parties, including the applicant and any person who contacted City staff with comments during the comment period, notifying them about the possibility of appealing a project; and WHEREAS, the Planning Commission of the City of Cupertino received an appeal for the ' Community Development Director's approval of the Two-Story Permit; and �, WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held at least one , public hearing in regard to the appeal; and Resolution No.6798 R-2015-08 February 23,2016 WHEREAS, the appellant has not met the burden of proof required to support said appeal; and WHEREAS, the project is determined to be categorically exempt from the California Envirorunental Quality Act (CEQA); and WHEREAS, the Planning Commission finds as follows with regard to this application: a) The project is consistent with the Cupertino General P1an, any applicable specific plans, zoning ordinance and the purposes of this title. The project is consistent with the regulations and intent of the Cupertino General Plan and Single-Family Residential (R-1) Ordinance. The pYoject complies with all established and required setbacks, floor area ratio limitations, privacy pYotection planting requirements and other Municipal Code requirements. In addition, the proposed development meets all prescriptive development requirements of the Parking, Landscape, and Fence ordinances; and the two-story non-discretionary permit procedural requirements in the R-1 ordinance. b) The granting of the permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. The granting of the permit will not result in a condition that is detrimental or injurious to property improvements in the vicinity, and will not be detrimental to the public health, safety or welfare as the projects is located within the R1-10 (Single Family Residential) zoning district, and will be compatible with the surrounding uses of the neighborhood. The purpose of the R-1 ordinance is to pYovide light, air and a reasonable level of privacy to individual residential parcels, ensure a reasonable level of compatibility in scale of structures within the neighborhood and reinforce the predominantly low-intensity setting in the community through setbacks, daylight plane and privacy planting requirements, and other prescriptive requirements incorporated within the R-1 Ordinance. The neighborhood is in transition and there is a healthy mix of single-story and two-story homes in the general area making the proposed project compatible with the neighborhood. c) The proposed project is harmonious in scale and design with the general neighborhood. The proposed project is located in a residential area consisting of single family homes with a mix of single-story and two-story homes. There are three other two-story homes on the street and several other newer and older two-story homes in the general neighborhood. Overall, the proposed project maintains the single family home scale found compatible with the general neighborhood. Resolution No.6798 R-2015-08 February 23,2016 d) Adverse visual impacts on adjoining properties have been reasonably mitigated. Any potential adverse impacts on adjoining properties have been reasonably mitigated through the privacy protection plantings and installation of a front-yard tree as required. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2 thereof, the appeal of an application for a Two-Story Permit, Application no. R-2015-08 is hereby denied and the Director of Community Development's approval of the Two-Story Permit is upheld; 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. R-2015-OS as set forth in the Minutes of Planning Commission Meeting of February 23, 2016, and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PRO,TECT This approval is based on a plan set entitled, "New Residence 21900 Oakview Lane, Cupertino CA" consisting of eleven sheets labeled "A.1 to A.10 and a topographic survey", dated "Received January 6, 2016" except as may be amended by conditions in this resolution. 2. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the building plans. 3. ACCURACY OF THE PROTECT PLANS The applicant/property owner is responsible to verify all pertinent property data including but not limited to property boundary locations, building setbacks, property size, building square footage, any relevant easements and/or construction records. Any misrepresentation of any property data may invalidate this approval and may require additional review. 4. CONCURRENT APPROVAL CONDITIONS The conditions of approval contained in file no. RM-2015-08 shall be applicable to this approvaL I Resolution No.6798 R-2015-08 February 23,2016 5. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the Public Works Confirmation form includin but not limited to dedications easements ff- i , g, , , , o s te improvements, undergrounding of utilities, all necessary agreements, and utility installations/relocations as deemed necessary by the Director of Public Works and , required for public health and safety. The Public Works Confirmation is a preliminary review, and is not an exhaustive review of the subject development. Additional requirements may be established and implemented during the construction permitting process. The project construction plans shall address these requirements with the construction permit submittal, and all required improvements shall be completed to the satisfaction of the Director of Public Works prior to final occupancy. 6. GEOTECHNICAL PLAN REVIEW The applicant's geotechnical consultant shall inspect, test, and approve all geotechnical aspects of the development plans to ensure that their recommendations have been incorporated. The Geotechnical Plan Review should be submitted to the City for review by the City staff prior to issuance of permits. 7. GEOTECHNICAL CONSTRUCTION INSPECTIONS The applicant's geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements and excavations for foundations and retaining walls prior to the placement of steel and concrete. The following shall specifically be performed: The applicant's geotechnical consultant shall inspect all foundation excavations to ensure that the subsurface conditions are as anticipated, and that footings are embedded sufficiently into competent earth materials. The results of these inspections and the as-built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the City Engineer for review prior to final project approval. 8. PRIVACY PLANTING The neighbors on the east side stated they will waive the privacy tree requirement in order to gain sun exposure to their property, therefore those privacy plantings are not indicated on the plans. Prior to building permit issuance, the applicant shall submit the waiver and the final privacy-planting plan (of all required privacy planting) for review and approval from the Planning Division. The variety, size, and planting distance shall be consistent with the City's requirements. Should a waiver not be obtained, the Resolution No.6798 R-2015-08 February 23,2016 applicant shall plant all required privacy planting in compliance with the R-1 Ordinance. 9. PRIVACY PROTECTION COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures and tree protection requirements consistent with the R-1 Ordinance, for all windows with views into neighboring yards and a sill height that is 5 feet or less from the second story finished floor. The precise language � will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 10. LANDSCAPE PROJECT SUBMITTAL: The applicant shall submit a full landscape project submittal, per sections 490.1, 492.1, and 492.3 of the Department of Water Resources Model Water Efficient Landscape Ordinance, for �rojects with landsca�e area more than 500 sc�uare feet; the applicant shall submit either a full landscape project submittal or submit the Prescriptive Compliance Checklist per Appendix D of the Department of Water Resources Model Water Efficient Landscape Ordinance for projects with landscape area more than 500 square feet and less than 2,500 square feet. The Landscape Documentation Package or Prescriptive Compliance Checklist shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits. 11. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 12. EXTERIOR BUILDING MATERIALS/TREATMENTS Final building exterior treatment plan (including but not limited to details on exterior color, material, architectural treatments and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. The final building exterior plan shall closely resemble the details shown on the original approved plans. Any exterior changes determined to be substantial by the Director of Community Development shall require a minor modification approval with neighborhood input. 13. INDEMNIFICATION Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless � the City, its City Council, and its officers, employees and agents (collectively, the Resolution No.6798 R-2015-08 February 23,2016 "indemnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or void this Resolution or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in defense of the ' litigation. The applicant shall pay such attorneys' fees and costs within 30 days following receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. 14. 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 23Td day of February, 2016, Regular Meeting of the Planning Commission of the City of Cupertino, State of California,by the following roll call vote: n n P lsen Lee II AYES: COMMISSIONERS: Chair Takahashi, Vice Chair Go g, Su , au , NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: none ATTEST: APPROVED: !� /s/Piu Ghosh /s/Alan Takahashi Piu Ghosh Alan Takahashi Principal Planner Chair, Planning Commission , RM-2015-08 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6799 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO ' DENYING AN APPEAL AND UPHOLDING THE DIRECTOR OF COMMUNITY DEVELOPMENT'S DECISION TO ALLOW THE CONSTRUCTION OF A SECOND- STORY BALCONY ON THE NEW RESIDENCE AT 21900 OAKVIEW LANE I SECTION I: PROTECT DESCRIPTION I Application No.: RM-2015-08 Applicant: WEC &Assoc. (Kingkay Capital, LLC) Appellant: Matthew and Angela Miller, 21884 Oakview Lane Location: 21900 Oakview Lane. (APN 326-19-105) SECTION II: FINDINGS FOR A MINOR RESIDENTIAL PERMIT: WHEREAS, the City of Cupertino received an application for a Minor Residential Permit as described in Section I of this Resolution; WHEREAS, the necessary notices were given and the comment period for the application was provided as required by the Procedural Ordinance of the City of Cupertino; WHEREAS, the City was able to make the findings required under Section 19.28.140 (A) and the application was approved with conditions on January 8, 2016; and WHEREAS, the notice of decision was mailed to the appropriate parties, including the applicant and any person who contacted City staff with comments during the comment period, notifying them about the possibility of appealing a project; and WHEREAS, the Planning Commission of the City of Cupertino received an appeal for the Community Development Director's approval of the Minor Residential Permit; and WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to the appeal; and I Resolution No.6799 RM-2015-08 February 23,2016 WHEREAS, the appellant has not met the burden of proof required to support said appeal; and WHEREAS, the project is determined to be categorically exempt from the California Environmental Quality Act (CEQA); and WHEREAS, the Planning Commission finds as follows with regard to this application: a) The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinance and the purposes of this title. The project is consistent with the regulations and intent of the Cupertino General Plan and Single-Family Residential (R-1) Ordinance. The project complies with all established and , required setbacks, privacy protection planting requirements and other Municipal Code ' requirements. In addition, the second story balcony and privacy protection requirements of the R-1 Ordinance are met. b) The granting of the permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. The granting of the permit will not result in a condition that is detrimental or injurious to property improvements in the vicinity, and will not be detrimental to the public health, safety or welfare as the projects is located within the R1-10 (Single Family Residential) zoning district, and will be compatible with the surrounding uses of the neighborhood. The purpose of the R-1 ordinance is to provide light, air and a reasonable level of privacy to individual residential parcels, ensure a reasonable level of compatibility in scale of structures within the neighboYhood and reinforce the predominantly low-intensity setting in the community through prescriptive requirements incorporated in the R-1 ordinance. The neighborhood is in transition and there is a healthy mix of single story and two story homes in the general area making the proposed project compatible with the neighborhood. c) The proposed project is harmonious in scale and design with the general neighborhood. The proposed project is located in a residential area consisting of single family homes with a mix of single-story and two-story homes. The proposed project maintains the single family home scale found compatible with the general neighborhood. Resolution No.6799 RM-2015-08 February 23,2016 d) Adverse visual impacts on adjoining properties have been reasonably mitigated. Any potential adverse impacts on adjoining properties have been reasonably mitigated through the privacy protection plantings required to reasonably obscure the viewsheds of the second story balcony. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2 thereof, the appeal of an application for a Minor Residential Permit, Application no. RM-2015-08 is hereby denied and the Director of Community Development's approval of the Minor Residential Permit is upheld; 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. IZM-2015-08 as set forth in the Minutes of Planning Commission Meeting of February 23, 2016, and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PROTECT This approval is based on a plan set entitled, "New Residence 21900 Oakview Lane, Cupertino CA" consisting of eleven sheets labeled "A.1 to A.10 and a topographic survey", dated "Received January 6, 2016" except as may be amended by conditions in this resolution. 2. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the building plans. 3. ACCURACY OF THE PROTECT PLANS The applicant/property owner is responsible to verify all pertinent property data including but not limited to property boundary locations, building setbacks, property size, building square footage, any relevant easements and/or construction records. Any misrepresentation of any property data may invalidate this approval and may require additional review. 4. CONCURRENT APPROVAL CONDITIONS The conditions of approval contained in file no. R-2015-08 shall be applicable to this approvaL Resoluiion No.6799 RM-2015-08 February 23,2016 5. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the Public Works Confirmation form, including, but not limited to, dedications, easements, off-site improvements, undergrounding of utilities, all necessary agreements, and utility installations/relocations as deemed necessary by the Director of Public Works and required for public health and safety. The Public Works Confirmation is a preliminary review, and is not an exhaustive review of the subject development. Additional requirements may be established and implemented during the construction permitting process. The project construction plans shall address these requirements with the construction permit submittal, and all required improvements shall be completed to the satisfaction of the Director of Public Works prior to final occupancy. 6. GEOTECHNICAL PLAN REVIEW The applicant's geotechnical consultant shall inspect, test, and approve all geotechnical aspects of the development plans to ensure that their recommendations have been incorporated. The Geotechnical Plan Review should be submitted to the City for review by the City staff prior to issuance of permits. 7. GEOTECHNICAL CONSTRUCTION INSPECTIONS The applicant's geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements and excavations for foundations and retaining walls prior to the placement of steel and concrete. The following shall specifically be performed: The applicant's geotechnical consultant shall inspect all foundation excavations to ensure that the subsurface conditions are as anticipated, and that footings are embedded sufficiently into competent earth materials. The results of these inspections and the as-built conditions of the project shall be � described by the geotechnical consultant in a letter and submitted to the City Engineer for review prior to final project approval. 8. PRIVACY PLANTING The neighbors on the east side stated they wi11 waive the privacy tree requirement in order to gain sun exposure to their properiy, therefore those privacy plantings are not indicated on the plans. Prior to building permit issuance, the applicant shall submit the waiver and the final privacy-planting plan (of all required privacy planting) for review and approval from the Planning Division. The variety, size, and planting distance shall be consistent with the City's requirements. Should a waiver not be obtained, the , � Resoluiion No.6799 RM-2015-08 February 23,2016 applicant shall plant all required privacy planting in compliance with the R-1 Ordinance. 9. PRIVACY PROTECTION COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures and tree protection requirements consistent with the R-1 Ordinance, for all windows with views into neighboring yards and a sill height that is 5 feet or less from the second story finished floor. The precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 10. LANDSCAPE PROTECT SUBMITTAL: The applicant shall submit a full landscape project submittal, per sections 490.1, 492.1, and 492.3 of the Department of Water Resources Model Water Efficient Landscape Ordinance, for �rojects with landsca�e area more than 500 sc�uare feet; the applicant shall submit either a full landscape project submittal or submit the Prescriptive Compliance Checklist per Appendix D of the Department of Water Resources Mode1 Water Efficient Landscape Ordinance for projects with landscape area more than 500 square feet and less than 2,500 square feet. The Landscape Documentation Package or Prescriptive Compliance Checklist shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits. 11. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 12. EXTERIOR BUILDING MATERIALS/TREATMENTS Final building exterior treatment plan (including but not limited to details on exterior color, material, architectural treatments and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. The final building exterior plan shall closely resemble the details shown on the original approved plans. Any exterior changes determined to be substantial by the Director of Community Development shall require a minor modification approval with I neighborhood input. Resolution No.6799 RM-2015-08 February 23,2016 13. INDEMNIFICATION Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or void this Resolution or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in defense of the litigation. The applicant shall pay such attorneys' fees and costs within 30 days following receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. 14. 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 approvaT 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. 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RECORDER Or'SANTA CLARA COUNiY,STATE � Eup.12 31 15 � 3r�.o • p � OF CAIJFORNIA,IN BOOK 54-0F MAPS AT N0.L8235 Q 3 : 3�`' O �3'S'' PAGE 31,WAS USED AS THE BASIS OF `TT `P � : . go.., • • �g9 c. .' �O' � BFARWGS SHOWN ON THIS MAP. qTF��Fo� �, � " .. . � ' 'o�� . � � �.6,p . . C •$� /� .. . � . � . .. � � � M . v� 4 G��.�• . Q . : �j�j '� .. . . . . - <j. �y�� . _ � - . � �... . 11 �y - �,�4�'a � F-c �G y'I 'h�� � � � • h' ,a'. ���• • � ,�� L�Sf��71����1��� � o . ��,�2 �1� � � 3 �`.' �3�� o .���: 3� �� TBM ELEV=333.00(ASSUMED) ISSUED � � 3 i-�'g�`1$ ao'�3�� ^�3 6w'. . �t MH No. Descriprion Date o g � 21900 OAKVIEW LANE �� � `� ��DE3.5° � r�oN . � #� 6•' EXISi1NG HOUSE '�� . II 5T0 ASH 1� �����• � 5.7"(?f�• 3 ' FF=334.98 �'2 �3a 1BM � UNDERGROUND UTiLfTIES. 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