Desk Items ir
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Beth Ebben
����; Erick Serrano �
��,��; Monday, IVovember 13, 2017 3:00 PM
��o Beth Ebben; Benjamin Fu
��p�D��$o FW: 10234 Scenic Blvd
�
Er��k S�rr�r��
Assaciate Planner
City of Cuper�ina
ericks cupertino.or�
{408� 777-32C15
_ _
_ _ _ _ __
���ru�ae Lei Yuan [mailto`.lei:yuan88@gmail.com]
Se�$o Monday, November 13, 2017 2:54 PM
�'�c Erick Serrano<ErickS@cupertino.org>
��e caixing.xie.cz@gmail.com
S�bg���e 10234 Scenic Bivd
Hi Erick,
1VIr. Xie own
er of 10234 Scenic�lvd.,we would like to ask to postpone tomorrow's
lf.of m client , . .
On be ha y ,
'th nei hbors concerns on this ro�ect.
in for takin more time to work wi g P
' ion meet .
mmiss g
I'lannin Co g�
g
Thank you very much.
Lei
Architect
The �'rlobe Architecture LLC
'�'a��l�aa�t�c�i�'�ne1 ����..�.,�,n.m�, L�-
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Beth Ebben
���
�; Anne Ng <anneng@aol.com> ��
����; Sunday, IVovember 12, 2017 11:55 PM
��e City of Cupertino Planning Dept.
��py����; please reconsider agenda item 1
Honorable Planning Commissioners: ..
Please recommend scaling back the development proposal in Agenda Item 1 for your Tuesday meeting from
four to three house,s and no private street,to reduce the encroachment on the"Stevens Creek wildlife corridor,
reduce pavement area, avoid the steeper areas, and perhaps save a few more trees. I can envision three houses,
the third behind the two on the street with just a drivewayleading to it, either at the proposed downhill private
road location or between or above the two houses on the street. 'It seems to me that squeezing in the fourth
house significantly increases the negative environmental irnpact.
Sorry I can't make the meeting. Thanks for serving!
Anne IVg
6031 Bollinger l�oad
Cupertino
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Beth Ebben
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nadine cariton <nadinecarlton2001@yahoo.com> �
g���; Sunday, November 12, 2017 7:08 PIVI
�p�, Geoff Paulsen; City of Cupertino Planning Dept.
��o IVadine Carlton; Alexander Carlton
�������o Re: RE: Several questions about 10234 Scenic Bivd.
Hi Geoff and the Cupertino Planning Dept.,
Tom Trankie does not feel that Gunes is willing to submit papervvork into the public
process on the property line dispute. This is probably because it vuas necessary for him to
i�volve an attorney, and he was told it could cost hirn $20,000 to fight.
However, we ha�e located a picture of the changes they were seeking in the initial sfiudy
docurnent. It is the Engineering Geologic Site Plan, Figure 2, from Nov. 2015 in Appendi� A. It is on
page 186 of the 80Q page document and produced by Romig Engineers. By extending their
property line down the cliff, taking 8000 sq. fifi. of �lackberry Farm land, the setbacks vuould have
allowed a house to be built below the turnaround for parcel 5. Gunes Aybay's property vvas a small
are� at the north-east corner of the 10234 Scenic �Ivd. property, or the southern edge
of Gunes' land. VVe assume the city of Cupertino defended against this property line:dispute.
Nadine and Alex Carlton
On Thursday, November 9, 2017, 12:43:54 PM PST, Geoff Paulsen <GPaulsen@cupertino.org>wrote:
Hi, Nadine
Thanks for your interest in fihis. �
Send your comments to planningCcr�cupertino.org �
` Keep in mind that you can also bring a photo (I think an 8 1/2x11 size print would work best), and ask the clerk to set up
the camera so fhat your picture can appear on the screen of each planning cornmissioner, the screens facing the meeting
attendees, and the video broadcast.
You might also bring ten printouts of your comments to the meeting and check with the clerk before the meeting about
handing them out.
If you have any questions, feel free to call me on my cell phone-(408)480-7509.
Regards, Geoff
From: nadine carlton [nadinecarlton2001 Cc�vahoo.com] '
Sent: Tuesday, Novernber Q7, 2017 10:20 AM
To: Geaff Pauisen
Cc: Nadine Carlton
Subject: Fw: Several questions about 10234.Scenic Blvd.
Hi Geaff, �
I'm looking into getting Gunes Aybay's paperwork through Tom Trankle on Adelheid Ct., and taking pictures of
the cliff above Blackberry Farm where the 10234 Scenic property border exists. In the Meadows HOA,
1
it is best to ask someone on Adelheid Ct. who knows Gunes to ask about it. If Gunes is willing
to submit documentation into the public process, who should I sendlbring it to and should it be sent before the
Planning Commission hearing on the 14th?
Nadine Carlton
I.,o�in
"I'a��l�o��tr€s[�°�e��l �
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Beth Ebben
��.��o , sara arzeno <s.arzeno@gmail.com> �
����; Friday, November 10, 2017 4:55 PM
��� Gian Martire; City of Cupertino Planning Dept.
��py����; R-2017-28, RM-2016-26 2188 Lindy Lane
I�ear Ciian and Cupertino Planning Commission,
We are writing to continue the discussion regarding the very,very, very large hillside home planned for 2188
Lindy Lane.
We are grateful to the Planning Commission for hearing and considering our concerns during the last meeting.
We would like to address the community's concerns regarding the actual construction process.
We would like to be reassuxed that the City will do it's part to enforce building codes.
Lindy Lane must not be used as the basis of operation for this project since in the past this �.pproach has
endangered our community and all who travel this narrow winding portion of Lindy Lane. Over the past years,
we have been subjected to the very disruptive, noisy and invasive construction process during the building of
the four very, very large hillside homes across from our south Lindy Lane homes. We were subjected time and
again to huge equipment being parked for days at a time on this�portion of Lindy Lane plus the cars and trucks
of the construction workers and various vendors. This�ongoing parking lot seenario created a danger zone for
. . 'li of drivers to see be ond
e to the inabi Y
r misses du tY
ral nea
' nessed seve
t
all those drivin in the area and we wi .
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the parked construction equipment. The yellow "curying road" warmng sign at the base of the private road
should be evidence enough to support the "no construction base camp on Lindy Lane" concepf.
In a number of instances, the road was actually blocked off and we were told by construction crews we could
not pass - even to get to our homes!!! Constru�tion equipment and crews frequently showed up before dawn
and idled outside our homes - and continued well into the evening. One Thanksgiving morning we woke to a
5:30 a.m. arrival of a cavalcade of huge trucks with massive trailers and equipment-these vehicles partially
blocked the road for the entire holiday weekend. Visiting family members had to park quite a ways down the
hill - and again- dri�ers/vehicles/wallcers/bikers traveling this narrow portion of the road were put at risk as
they tried to navigate around the equipment without being able to have a clear view of the road beyond.
Many weekends we had to stay inside to avoid the noise, fumes and vibrations ricocheting back and forth on
the hillsides - and some of us with sensitive ears/medical conditions actually had to wear noise-canceling
headphones.
We therefore ask the City to properly enforce construction codes and to address the inevitable infractions in a
timely and meaningful manner and to consider a ''no construction on weekends" policy for this proj ect.
Also in the past we'd been told the construction for projects would last for a certain number of months when in
reality the upheaval; noise, fumes and excessive parked construction vehicles went way beyond the agreed-upon
time frames. We would like to know the start- and end-date for this project.
We also want to confirm that the driveway will be on the private road and not on Lindy Lane. While we
understand the concerns of our neighbors on the private road, these driveway/parking concerns are the result of
overbuilding on the hill and inadequate planning on the part of the Owners and Planning Commission to
1
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accommodate this result of excessive hillside development. We ask the Planning Commission to mandate �
proper driveway planning to accommodate increased traffic, parking, wear and tear etc. as part of the planning
process that each new home builder must accept as their responsibility.
�Ne are grateful to you all for the opportunity to express our concerns and to work together to create a more
equitable approach to neighborhood construction projects that protects the rights of residents.
Thank you again for your consideration.
Kind regards,
Sara
,
.,,�,,,,� ___�� �.o t�,
"�'a3�C�:oa��rc�[�����1
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Dear Chair Person
Cupertino Planning Commission,
Reference Subject: Lindy Lane Monster House Project
Could you please make arrangement for the architect of this project to make a presentation about the
details of the construction and associated construction schedule.
As a civil and structural engineer for more tha.n 50 years, after examining the topography of the parcel
and location of the house in question, I came to the conclusion thatthere will be a significant earth
moving work and construction of a sizable concrete retaining wall. If that may be the case,there will be
long term activities of heavy machinery operatingn on the site. As you would appreciate this will disrupt
the serene environment of the neighborhood as a result of occupation of the Lindy Lane with big trucks
and construction equipment creating traffic problem>and potential hazard.
Therefore as a long time�resident of Lindy Lane I request strongly that the following actions be taken by
the commission.
a. IVo access to the propertv from Lindv Lane.Otherwise residents who have homes on the other
side of the Lindy Lane would be rightfully demanding the same rights to build houses as large as
the proposed house in question.
b. The base camp should be at the construction site not at LindvLane. Especially during the
ground work and construction of the concrete retaining wall .
c. Construction noise should be curtailed.We lived with the construction noise for last ten years_
due to constructions ellowed on the hill side of Lindy lane.We request that no construction, :
especially construction requiring utilization of heavy and noisy construction equipment;should :
not be aflowed Saturday,Sunday and national holidays.
I thank you for your and your council members consideration of such sensitive issues.
_ Uner(Charlie)Taysi
ctaysi@comcast:net
21952 Lindy'Lane
Cupertino, Ca
_ ., p
From: Seema Mittal
Tm; Don Sun;GeofE Paulsen;David Funq;Jer Liu;Alan Takahashi;Gian Martire
Subject: RE:21888 Lindy Lane,Cupertino
�ate: Tuesday,November 14,2017 8:17:52 AM
Respected Planning Commission members,
I am the resident on21949 Lindy Lane, and I live directly across the private drive from the
proposed residence.We have significant concerns with the revised plans as stated below.
�e��Il���y�C������< The proposed home has placed a child's bedroom upstairs directly across
from oux existing windows. We do not want to look into kids' rooms and invade privacy.The
room already has a large front facing window which makes this is a redundant window. See
attached image.We re uest that this window be eliminated.
2<�33[�z����u�s��nvedv�y r����ss �C��n����n: The revised plans still retain the new driveway
entry from our extremely narrow private drive. This poses more risk for accidents, congestion
and lack of passing room for all vehicles including emergency vehicles. Opportunity for
privacy planting is also lost. This lot has over 250' of frontage on Lindy Lane. We rec�uest the
�rivate drive be relocated to Lind ly ane.
3o I�][�ss �.�n�]��nllll�a Other than making the roof pitch shallow,the house still is visible a's a
ll�
�������e��¢��y�n�ss. Garages converted to carports do not reduce mass. Across the s�treet
from us,the house rises a massive full two story. The neighborhood pattern on the private
drive has much larger setbacks with a single story mass facing the priyate street. See attached
image. We reauest that the uatier stor�be nushed back from the lower floor b�at least 5' and
the massive dormer and window be eliminated.
Thanks so much for you for your consideration and time.
Seema Mittal
_ 21949 Lindy Lane.
1'o�tal�ors�rol P�va�l L�-
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From: Shesha Krishnapura
To: Don Sun;Geoff Pauisen;David Funa;Jerry Liu;Alan Takahashi
Cc: SK-Gmail;Malini Minasandram;Gian Martire
Subject: Request-Significant Issues with redesigned 21888,Lindy Ln on the proposed 7,167 sqft single family home with
additional 2nd story balcony,Driveway Cut,and Newly Converted Carports
Datec Monday,November 13,2017 10:06:09 AM
Attachments: 21888 Lindv-2nd Plannina Commission-Krishnapura.pdf
Dear Cupertino Planning Cornnlissioners: (cc: Gian- City I'lanning)
Malini and I are the owners of 21947, Lindy Ln, Cupertino,the iinmediate and most impacted
across:the private street neighbour of the proposed 21888 Lindy Ln design wluch is coming
for second planning comtnission hearing tomorrow (Nov-14-2017). The most impact is due to
, the drive-way cut across my front of the property which is a narrow 72 feet wide. The new
construction will remove all the e�sting redwood and pine fully matured trees that are !
currently screening my property and no new screening is possible with the driveway cut for '
half the visible portion, and another half the portion has no Oak or Redwood/Pine trees shown �
in the plan other than a single fruit tree. My second point is widening street will reduce the �
amount of soil to plant screening trees and their growth to tall and wide. I'lease find below all �
key points of my request, and enclosed in this email is my full presentation as PI�F document. ;
�
�
�
�
�
Significant Bssues with redesigned 21888,]Lindy g,n on the proposed 7,167 sqft single family home with additional 2nd
story balcony;IIDriveway�ut,and 1Vewly�onverted Carports '
L lPrivac :No Privac to 21947 Lindy Ln,the most impacted neighbour on the private street.We see 3 level with
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drivewa
cut in front of our ro e removes that much s ace to lant screenin trees.
d d rs.The g
indows an oo P
man w P
Y Y
P
p rtY
Widening the private road significantly reduces available soil far any privacy wider-taller trees to mature.
]E�equest to Planning�ommission:
� Please move the drive-way to Lindy Ln public street.As 2na alternative,please move the driveway to the �
beginning of the private street—Wider space available between existing Oak trees,where the owner can use
non-foundational blocks for pavers based driveway and not iinpact'any existing Oalc trees.
� Plant more and larger 36"box Oak trees or Redwood/Pine on the line of the private street for screening.
Do not widen private street which will prevent the screening trees that much available soil for growth.
1. Access&Safety:Move driveway to main Lindy Ln from the narrow proposed re-built and well-maintained private
street.No vehicular or people movement on t11e private street during construction.
2: iV%ass&�ulk:No Mass&Bulk Reducfion.Most of the front of the earlier building design is converted into Car
Port.A small reduction in the bacic is not reducing Mass&Bulk.
i
Thanks,
Shesha(408 893 9926-My cell phone)
�"€�t�8 Crsntral �as�e! �ociin '
i'
To:giamm�a cupertino.ora Remove this sender from my allow list
From: � r�i
shesha.krishnapura@gmail.com
Si ni�icant �ssue� with redesi�ned 21�� , Lindy �n o� t�e propos d �,� � sq� si� �� ������
home with ad�itional 2nd story balcony, D�ive ay Cut, and Ne ly Converted Carp�r�s
�m �����cy: i�o P�9������� �� ����,� �����, ��� ��� .���� �������� �������� �_� � ��e�.���� �¢���P���+�
We see �� D��a� with many windows and doors. The driveway cut in front of our property
removes that much space to plant screening trees. Widening the private road significantly
reduces available soil for any privacy wider-taller trees to mature.
Request to Planning Commission:
• Please move the drive-way to Lindy Ln public street. As 2nd alternative, please move the driveway to
beginning of the private street — Wider space available between existing Oak trees, where owner can use
non foundational blocks for pavers based driveway and not impact any existing Oak trees.
• Plant more and larger 36" box Oak trees or Redwood/Pine on the line of private street for screening. Do
not widen private street which will prevent the screening trees that much available soil for growth.
a ����� afet o Move drive way to main Lindy Ln from the narrow proposed re-built and
well-maintained private street. No vehicular or people movement on private street during
construction.
D a�s I : No Mass & Bulk Reduction. Most of the front of the earlier building design is
converted into Car Port. Small reduction in the back is not reducing Mass & Bulk.
Rlov-14-2Q17-Planning Cammission Hearing 1
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No privacy trees for 21947 — No Oak or Redwood proposed
Just 1 Pear 24" tree proposed while they are removing several existing Redwood & Pine mature existing trees
3
Nov-14-2017-Planning Commission Hearing
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• The driveway cut removes that much space to plant screening trees.
o Widening the private road significantly reduces available soil for wider-taller trees to mature
Nov-14-20'17-Planning Commission f-�earing 4
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• The driveway cut removes that much space to plant screening trees.
• Widening the private road significantly reduces available soil for wider-taller trees to mature
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ATT�RNEYS AT L1�W r '
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SAN 7058,CALIFORIVIA 9S I 12 ]�][��+'jC,`IC.�.��IH[1�I��1� �
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website:www.B.ILcnv.com ][�.��gNA 1�1[0�f�ll[�(ri1��D1V
August 21,2012
lPi Gho h � �, 1��� l G�.��9,�Q.�''° �� ,
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Associ�.te 1Pla.nner . ,
�ity of Cupertinfl �.�`� � ��d4 �� � 6!� �� Q I�� �,
10300 �'orre.Av�.
Cupertino, �A 95014-3255 �� ��, ➢ �� �'�� �� � b'',
]�r.M�rk�antoro, lVi(ayor . � �, � � �� � � � � I
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�upertino Ci�.y�=Ia11 �
10300 T�rre Ave. ��40,� : � � �"� �� � ���,� �.��� p�� ��� I
Ct�pertino, �A 95�14-3193
: . �E: �uildi�g l�ermit at • ' j ,
1�661 �ale Place, Cupertina, �A 950.14 ' '
g}ear 11�ay�r �antorm and�'iu Ghosh:
I�r. �ahneinoon has consulted my legal opinion regarding the applacatioz� for building perrnat on 10661 I�ale ;
Plac�. �r,l�a.hnemaon initiated the building permit pracess�a add a new dwelling unitto the existing duplex on I
' 7uly 29,2010. Up ur�til recentil�this applicatxon process k►as been a co�perative effort between Dr, I�ahnemoon, .
the architect team,and the seven architectural plan revisians. '�'his pracess r�vas time cansuming and costly to I�r.
l�ahnem�on. Hovvever,:he was led to believe that:h� anerely had ta go comply witli the details of the �i�'s
. regulations;and the perm�t would be approved. �n fact,he was"pre-�.pprmved"so tha��he�ity had him pay auer
$l U,000 for the permit,and over$2,500 for the Ci�y's architect consultarat to review the�architectural pla�as. From
the be ir�irig mf this�rocess he was told his pro�erty was zonedR-3 and that he could'have three dwellin� '
if the l�t size was`over 9 300 sc�uare feet �e� Sectioa� 19.36.060{A}�1�). The plann.in� department actually
sh�wed l�r:`Rahnennoor�'that specif c xe ug_lati�n. In reliance on the City's characteri�ation of his lot's zoning �
i requirernents,he paid t�ie City architect consultant the r�q�.ired f�e, This is in addition ta his own private architect _ '�. '
r�tThorn he p�.id in reliance on the platu�ing depa�-tment's word that his lat could add a third d�velling unit.
However,within a week�f submit�ing the application�'or the building;pennit,l�r.l�abnemoon was contaated by i
�•t11� �ity�lanming Departtrnent az�d advis�d the applicati�n did not conform'with City Code Secti�n 19.36.060 �
(A}(2). Appar�ntly there is a discrepancy in how to interpret:this cade secti�n, and now the City Plar�sing � '
T�epart:m�nt is interpretxng that c�de section to deny l�r. Rahnemoon the building permit. I
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This letter is a request for the City and/or the City Planning➢3epa.rtrnent to re-analyze their decision. The basis �
� of this �equest is based the fact the code or regulation is confusing and ambiguous such that the City�'lanning
' Depa.rtm�nt's very restrictive interpratation of that code or regixla.tion is contrary to 'the �aws of statutory and
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'; regulatory interpretation. Here is the legal principle� am relying on; :
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]Page 2
August 21, 2012 i
Re:�uildir�g Perra�it
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A statute (law or reguDa�ion} is to be eleair and una�abiguous an its face. The parties interpre�ing the
statu.te sh�.11 use the"glaira tneariis�g�f the statute": 'How�ver,if th�statute is ambiguous or,has multiple �
m�arnirags;'then that statute shall be interpre�ed.to fav�r the proponent. �
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From the outset th� City Planning Departm�nt has known about City Code Section 19.3d.060. Ir� fact, this
��gulati�n�vas axnal�zed by the�ity Plarining I�epartment early an with l�r.l�ahn�rnoaon: At that time,the City
]Plannnng Y��partan�nt advis�d�iirn �hat his lot would b�ab�e to acca�nmodat�this third:dwelling unit per City �
Gade�ectgon 19.36.06(A)(1). �Il��d'�5 IID���QU QDIlD��IlII�•j�D]P�IlIl➢�11IlIIlt�.H�''�l�Il�4D�'9llS��$�IlIl3�CIlII�'�:4➢d������It�Ilb U➢g'��Il�C'a�''
l�lf��n�nnnn� �ID����t°huan�u��;�l��,� Il��°o ��II�IlIIIl�IIDIl�ID�IfO ll°�Illl�� �� ll�if���$ �dll�IlIl�I� �IlIl�Il� 2DIIIl4�!➢1Cllm!lfIl��' QDIIIl $�BQ� IlDII°�����o
�-I�wever, now it s�ems th� �ii,y P'lanning Y�epar�ment is �hoosing to use a �ln������u� �n�erpretatian of the i
regulation to take the position only two dw�lling units are allowed ori the lot. It is my contention that the City � ,
]�lanning ][�epariment must analyze �ity �ode Section 19.36.060 in the rnost favorable interpretatioin for the
applicant, I.�r. �ah�emo�n. That interpretation is how the City Planning T�epartment nuuIl�n�Il�y interpreted the
r�gulation. ��n ��lln�� e�r��°�1� n$ n� nffi� 7��°� u°na��� ��;n�n���t1't��°�� $Ila� �� �C��D� S���n�� n�u ����� �� ]Il�n°a i
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l�.�l�un����� ��ll�fl�����!nn� an�rn�nfl��Ilnc�����nn�Il�p��n�°��v�Il ��°��e���,��ua� �ItIl�m� nun �Ifn����°�irn�ll ��p�����ll ��°����� .
uuu���°�����➢u�.����ne�n��C��l�����n��n n�n�un�e�n�n�°�llgr a�n�f£�n°��tt�ua��n�a�u'$��l��my➢afl��Ifn�g���°�nnn���a��ll��nunn�n� •
�I�}��:a-�an��ii��.Il��ll���s�n�l w�.� ��n���J��°n�a�a .
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My understanding of h�w the planning department ini�ally integpreted�ity Code Section 19.36.060 is as follows:
S�ct�on 19:.36.060(A)(1):T�is seetion advises R-3 zaning districts"shaX1"permit 3 dwelling uinits per lat
size of 9,300 feet(I7r. Rahnemoon's lot is 10,70Q feet). The r�ord "shall"is mandatory. '�"��s n� ��n� �
���ttn��hIln��ila�miirnn�n��I���.Il-�a�u��a�n�nn�n�D��a�i�n���l �.�n�������a�ff��°�Iln��llnn�°a➢�t��IlIln��nauuu�,��m�l�a�a° '
�Iln�4�n°o ���nmi�e�n���n �r��n��l aug���o
Section 19.36.060(A,}(2): There ar�two sentences in this section. 'g'he frst sectian seems to be directly i
' `' in con�ct,rwith th� second sentence �r� that pro�vision, and also with Section 19.36.060{A)(1).
�pecifically, �ectio� 19.36.060�A}(1} ailows 3 dwelling units, and �lie second sentence of Section
19.3b.06�(A)(2)advises to use�eetian 19.36.06�(A){1)if the Gene�al��an al�o�s more than�per acre.
In this case, the �eneral Plan allaws up to �0 per acre. Thus, reading these�wo provisions together,
�ection 19.36.06�(A)(1}shorald apply intlus instance as it is�he most specif c pox�ion of the regulation. +
�f the��neral�'�aaa is to`superceda;then wl�y even have these regulations i�the first plac�as they would ; ;
b�meazaingl�ss if the Gen�ral&�lan was only f�llowed.
As sfated previously,th�s regula�an is tu�itten in a way which provides far multiple interpretations(even by the .
�ity's ovm planrBing departrnemt}. The ir�terpretation th�t seems most logical(and which the pianning department i
originally fallawed}as�rhen you�a��l the following 1����w���� ¢�$1���°���Il$�n��� �
�ection 19.36.�60(A)(2):66�������IlIl�],in no case shall the tatal number af dwelling units per acre in a
multiple-famaly zoning district exeeed th�.e d.ensity provisions of the Gre�neral Plan. ��w�v��°�, the�.-3
zonin�dastrict is applica:ble only to those areas designated in the C�eneral �la� as having an allowable �
derflsiiy range exceeding eight dwelling units per grass acre." �
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Page 2
August 21,2012 ;
Re: �uilding�'ermit ,
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V�Iith this interpretati�n,the mare specif c portxon of the regulation(Sectio��9.36.060(A)(1)}"shall"be fol lowed
so that 3 dwelling units would be a1lQwed. '�'his is haw the City]P1�.nning Department interpreted the Cify�ode �: �
thx�ughout the prelxtrgiriasy process. ��.�ahnein�a�ex�ected the Cnty wc�uld'not a�lter thegr interpreta.tia�aftl�at ',,
Ci�y C�de so he i�svested'time�.nd rrion�y into his propertiy's prospectiv�pro�ect. That project has been ha.lted
becaus�the City is now using a more restrictiv�i�terg�retativn of ar�.ambi�ttous�ity Code. :.
Conciusion: 'l['his lett�r is a�ormal request for the Ci�.y to re-analyze t11e formal Application of�r.Rahnemaon's
proposal to add a third dtivelling unit at 106b1 I�ale Place,�upertino;CA. Ifthe A�plic�atian is a a� in den.ied,this ,
is a reau�st for the'Citv to advise whv durin�the initial�la�nin�sta es�the_plannin�de�partment interpreted the_se
Re ]atioi�s>differentl tlian durin the formal a 'lication roc�ss. Certainl�, the planning department should
hav��ne i�terpretatian of the regula�aans they a�e required to comport with.
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BJI�ET JOHN�O� �
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�]L�ll��l�T�liT�]E SIE��I�T�l�T� ]1ZIE�IG�l�TIES '��
CITY OF CUPERTIlVO ii
10300 Torre Avenue �i
Cupertino, California 95014 ',
DRAFT RESOLUTIOlV
OF THE PLANNING COlVlN�ISSIOIV OF THE CITY OF CUPERTINO
RECOMMENDING THAT THE CITY COUlVCIL ADOPT THE PROPOSED
ORDINAlVCE ADDING CHAPTER 10.84 TITLED "MEDICIlVAL AND ADULT
USE OF MARIJUANA" TO TITLE 10 OF THE CUPERTINO NlUNICIPAL
CODE; AMENDING SECTIOlV 19a08v030 TO REPEAL DEFINITIOlVS RELATED '
TO MARIJUAI�TA;AND AMENDIlVG CHAPTER 19.98 TO REFERENCE THE '
1VEWLY ADOPTED ORDINAlVCE
The Planning Commission recommends adoption of the proposed Ordinance in
substantially the form as shown in Exhibit "A," attached hereto and entitled:
AlV ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTIlVO ADDING �
CHAPTER 10.84 TITLED "MEDICIl�TAL AND ADULT USE OF MARIJUAlVA" TO
TITLE 10 OF THE CUPERTIlVO NTUlVICIPAL CODE;AMENDING SECTION 19.08.030
TO REPEAL DEFINITIOl�TS RELATED TO 1VIARIJUANA; AND AMENDiING
CHAPTER 19.98 TO REFERElVCE THE NEWLY ADOPTED ORDINANCE
PASSED AND ADOPTED this 14th day of November 2017, at a Reguiar Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ASSENT: COMMISSIONERS:
ATTEST: APPROVED:
Benjamin Fu Don Sun, Chair
Assistant Director of Community Development Planning Commission
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14@T]H[]E]L�IEA�, in 1970, Congress enacted the Controlled Substances Act (CSA)
which, among other things,makes it illegal to import,manufacture, distribute, possess or
use marijuana in the United States.; and
1�I�3[lE][Z]E!-��, under the Federal Controlled Substances Act, 21 U.S.C. § 801 et seq.,
the use, possession, and cultivation of marijuana for both medical and recreational uses
are currently unlawful and subject to federal prosecution; and
�TIH[]E][Z]E��, in 1972, California added Chapter 6 to the state Uniform Controlled
Substances Act, commencing at Health and Safety Code section 11350,which established
the; state's prohibition, penalties, and punishments for the possession, cultivation,
transportation, and distribution of marijuana; and
1V�T�33[[]E]]LZ]E��,in 1996,California voters approved Proposition 215 ("CUA"), codified
in Health and Safety Code Section 11362.5 et seq.,which created a limited exception from
criminalliability for seriously ill persons who need marijuana for medical purposes. In
January 2004, the state Legislature enacted the "Medical Marijuana I'rogram" (1VIlVIP),
Health and Safety Code sections 11362.7 to 11362.83, to clarify the scope of the CUA,
establish a voluntary program for identification cards issued by counties for qualified
patients and primary caregivers, and provide criminal immunity to qualified patients
and primary caregivers for certain activities involving medical marijuana, including the
collective or cooperative cultivation of inedical marijuana; and
�T]E�]E]LZ�A�, in January 2016, the Iegislature passed AB 266, AB 243, and SB 643,
collectively 1<nown as the Medical Cannabis Regulation and Safety Act("MCRSA");which
govern cultivation, processing, transporting, testing, and disfribution of inedical
marijuana to qualified patients. MCRSA expressly preserves Iocal control over medical
marijuana facilities and Iand uses, including the authority to prohibit all medical
marijuana businesses and cultivation completely, newly-added Health & Safefy Code
section 11362.777(c)(4) provides that if a city does not have a Iand use regulation or
ordinance regulating or prohibiting marijuana cultivation, either expressly or otherwise
under principles of permissive zoning, or chooses not to administer a conditional permit
program under that section, then commencing March 1, 2016, the state Department of
Food and Agriculture will become fhe sole licensing authority for marijuana cultivation
in that jurisdiction, and
1�T�11[]E][Z]EAS, on February 2,2016,the City Council adopted Ordinance Number 16-
2140, clarifying the City of Cupertino's longstanding prohibition on cultivation,
distribution, sale, and delivery of inedical marijuana in the City to ensure that the City
maintained local control of these issues after passage of the MCRSA; and
1�T]E�]E][�]EA�, California voters on November 8, 2016 approved the Control,
Regulate and Tax Adu1t Use of Marijuana Act("the AUMA"),which legalizes possession,
use, and cultivation of non-medical marijuana for adults. Under this law, cities retained
local control to prohibit or regulate adult-use marijuana through local ordinances,zoning
and land use requirements, and the state will not issue a state license in violation�of local
Iaws; and
�]E�]EII�]EA�, while medical marijuana cultivation and all commercial medical
marijuana uses are prohibited under the City's current zoning regulations, the Cupertino
Municipal Code does not address cultivation and delivery of non-medical marijuana
within its jurisdiction; moreover, the prohibition against transportation of marijuana
through City of Cupertino is not consistent with AUlVIA; and
�V�3[]E][�]E��, SB 94, the Medicinal and Adult-Use Cannabis Regulation and Safety
Act (the "MAUCRSA,") signed into law in June 2017, made significant ehanges to
California's commercial cannabis regulatory structure. SB 94 in effect repealed the
MCRSA(medical marijuana regulations) and incorporated some of its provisions into the
Iicensing provisions of AUlVIA. MAUCRSA effectively set up a new hybrid regulatory
structure and created more operator-friendly standards than under MCRSA;
�TI�3[]E][t]El��, many California communities that have-1egalized recreational or
medical marijuana uses have experienced and reported adverse impacts and negative
secondary effects from marijuana establishments, cultivation sites, processing and
distribution activities including hazardous construction,unsafe electrical wiring,noxious
odors and fumes affecting neighboring properties and businesses, illegal sales and
distribution of marijuana, trespassing, theft, violent robberies and robbery attempts, fire
hazards, and problems associated with mold, fungus, and pests, and the diversion of
medical marijuana to minors; and
��3[lE][i]E��, the Santa Clara County District Attorney's Office issued a May 2014
I
memorandum entitled "Issues Surrounding Marijuana in Santa Clara County," which
outlined many of the negative secondary effects resulting from mariJuana cultivation; a
copy of this memorandum is attached to the staff report presented to the City Council
with this ordinance and on file with the City Clerk; and
lU�IH[]E]L�IEAS, it is reasonable to conclude that medical marijuana dispensaries,
marijuana cultivation facilities, commercial cannabis activities, including marijuana
processing could cause similar adverse impacts on the public health, safety, and welfare
in Cupertino; and
lUQT]H[]E]l�lEl-��, marijuana plants produce a strong odor, offensive to many people,
that may be detectable far beyond property boundaries if grown outdoors.This condition
also creates an attractive nuisance, by alerting persons to the location of the plants, and
creating a risk of burglary, robbery or armed robbery; and
�]H[]E][�]E1�S, when marijuana is grown and/or processed indoors, growing and
processing equipment can have the potential to cause harm to persons or property by
creating fire hazards.Many cities in the state have reported or responded to firesresulting
from marijuana activity. Indoor cultivation operations are frequently unattended and
utilize high wattage grow lamps, generators, or other equipment, or may be illegally
wired to a11ow such equipment to function. This excessive energy use can overload
electrical systems and cause fires; and
�T�II[[�]L�]EAS, state marijuana laws do not confer a Iand use right or the right to
create or mainfain a public nuisance.However,under MAUCRSA the city must adopt an
ordinance establishing laws and regulations on marijuana facilities and activities
otherwise the State may become the licensing authority. The MAUCRSA also requires
delivery 'services to be expressly prohibited by local ordinance, if the City desires to
prohibit delivery. Similarly, the cities have explicit authority to adopt and enforce local
ordinances, including zoning and land use requirements, to regulate marijuana
businesses or to completely prohibit the establishment or operation of such businesses
within the city's jurisdiction.No State license will be approved for a business that violates
Iocal ordinances; and
�T]E�]E]L����, the City Council desires to update the marijuana regulations in the
Cupertino Municipal Code to maintain the City's existing prohibition on commercial
marijuana activities, and expressly malce clear, in light of passage of the AUMA, that all
such uses (whether medical or recreational) continue to be prohibited in all zones
throughout the City, preserve local control over such uses, and protect the public from
the health and safety risks described above; and
IU�T]H[]E][�]EAS, the City Council has determined that express Municipal Code
provision regarding medical marijuana dispensaries, marijuana cultivafion facilities, and
commercial cannabis activities will benefit the public by providing clear guidelines
regarding the scope of prohibited conduct and minimize the potential for confusion
regarding the City's policies, and
�T]H[]EIIZ]El��, the Planning Commission held a duly noticed public hearing on
1Vovember 14, 2017, at which time it considered all evidence presented, both written and
oral, and at the end of the hearing recommended that the Council adopt the
recommended changes to the City's zoning code; and
14�I�3[IEI[�]E��, the City Council held a duly noticed public hearing on this ordinance
on December 21, 2017, at which time it considered all evidence presented, both written
and oral;
�]E�]E]I�IEA�, the City Council of the City of Cupertino is the decision-making body
for this Ordinance; and
�/V][�lEll�]El��, in order to protect the public health, safety, and welfare o£Cupertino
residents and to minimize the negative impacts from commercial marijuana activities,
including the personal cultivation of marijuana, the City Council desires to add
Cupertino 1Vlunicipal Code Chapter 10.84 and to amend Chapters 19.08 and 19.98 to
prohibit, in express terms, most commercial cannabis activities including medical
rnarijuana dispensaries, commercial cultivation of marijuana and outdoor cultivation of
marijuana for personal use and to regulate deliveries, transportation, and indoor
cultivation of marijuana for personal use; and
�lH[l��]EA�, the City has analyzed the actions taken with this proposed Ordinance
and determined that it is not a project within the meaning of section 15378 of the
California Environmental Quality Act ("CEQA") Guidelines because it has no potential
for resulting in physical change in the environment, either directly or indirectly; and
��]][[]E]][g]E1�S, in the event fhat the actions taken with this proposed Ordinance are
found to be a project under CEQA, it is subject to the CEQA exemption contained in
CEQA Guidelines section 15061(b)(3) because it can be seen with certainty to have no
possibility of a significant effect on the environment; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CUPERTINO
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Chapter 10.48, Medicinal and Adult Use of Marijuana, is adopted and
established in Title 10, Public Peace, Safety and Morals, to read as follows:
�Y�f��'�'IEY� �0 �4° l���g��l�T1�� �l�T�➢ 1���LT]L7C �TSE O� I�I�����JA�T�
Sectio�
10.84.010 Pur�ose.
10.84.020 Definitions.
10 84 030 Commercial Mar�uana Activities Pro�ibitec�o
10 84 040 Possession, Delivery, Distribution, and Indoor Cultivation of 1V[ari�uanao
1� �4 050 Enforcen�ent, IZemeclies and �eclaration of Public l�iuisanceo
��o��e�1��➢ �������o
ThT�ose of this Chapter is for t�e Cit� Council to exercise its �olice anci regulator�
powers derived from Section 7 of Article XI of the California Constitution and state law
to �romote the health safet� and �eneral welfare of the residents and businesses of the
Cit� of Cupertino; and to �reserve the Cit�'s land txse powers, b� prohibitin� all
commercial mari�uana activit� within the Cit�'s �urisdictional limits, unless �reem�ted
b� state law or authorized b� this Cha�ter Nothin� in this Chapter is intended to
circumvent com�liance with state law.
10.84.020 Definitions.
FoT�oses of this Chapter, the terms and words in this Section are defined as follows
and in accordance with the relevant provisions of state law, as amendecl from time to
time.
"Accessor�Structures" shall h�v� �lze mear�ir�� set f��tl�in ��te� 19.03, I�efinitions, of
the Cupertino Municipal Codea
"Commercial cannabis activitv" sha11 have the same meaning set forth in California
Business and Professions Code section 26001(k�
"Cultivation" shall have the same meanin� as set forth in California Business and
Professions Code section 26001(1).
"Deliver�" shall have the same meanin� as set forth in California Business and �I,
Professions Code section 26001(p).
"�1S'C11�3t1i1011'" �hall iriean tl�e i�ioc��reirier��, �ale, and tra�ns�olt of �:�nnabis axid canna�is
�roducts between licensees, as defined in California Business and Professions Code
26001 r .
"Identification Card" shall have the same meanin� �� set fo�th ia� st�t� la�vy includin�
�alifornia Health and Safet� Code sections 11362.7(��
"Marijuana or cannabis" shall have the meanin� set fo�rth in California Business and
I'rofessions Code section 26001(f). Mari�uana and cannabis are used interchan�eabl� in
this Code The term "mari�uana' shall also include "medical mari�uana," "medicinal
mari�uana�roduct" and "cannabis product'° as defined in Business and I'�ofession�Code
section 26001�
"Mariivana accessories°` shall hav� tl�� �a�e rneanin�as set ior��1� ir� �a�ifo-rnia �usiness
and Professions Code section 26001(��0
"Mari�uana cultivation" shall have the �arne rrie��in� �s set forth �n C��iforni� �usir�ess
and Professions Code section 26001(1)�
"Mari�uana cultivation site" shall have the sa-r�ee r���nis��__�s s��: tc�rtl� �r� �.alifo�r���
Business and Professions Code section 26001(m�o.
"Marijuana deliver�" shall have the �n��nin�, _��� �ottl� ir� �C�lig��rrai� �-us�t�ess a�c�
Professions Code section 26001(p)o
"Mari�uana dispensar�" means an� business, of�lce sto�e, fc`iClll�> loca�ion, retail
storefront or wholesale com�onent of anv establishment, coo�erative or collective that
delivers, whether mobile or otherwise, dis�enses, distributes, exchanges, transmits,
trans�orts, sells or provides mari�uana to an� �erson for an� reason, including members
of anv medical mar�uana cooperative or collecti-ve c�nsis�ent th� �u�s set forth� in
California Health and Safetv Code section 11362.50 '
"Medicinal mari�uana" and "medicinal mari�uana t�roducts" shall have the san��
meanin� set forth in California Business and Professions Code section 26001(ai)e
"Medicinal mariivana dispensarv" means anv business facilit�, use, establishmen�F
pro�ert� or location, whether fixed or mobile, where medicinal mariivana or medicinal
mari�uana �roduct, is sold, made available, and/or distributed. A "medicinal mari�uana
dispensarv" does not include the followin� facilities that �rovide medical care and
supportive services to a Qualified patient,�erson with an identification card, or emplo�s
a �rimar,� i� ver �rovidin� services to a qualified �patient or t�erson with an �'�
identification card at that facilitv�
ae A clinic licensed�ursuant�a�h������"� �i�i�iision�of�he�ealtl��r�d Safet�Codeo I�I
b. A health care facilit�T lic�-resecl �urs�aant to Chapter 2 of Division 2 of the Health
and Safe , Code;
c. A residential care facilit� foi �ersons wi�� chronic life-th�eatenin i� lln���,
pursuant to Cha�ter 3 01 of Division 2 of the Health and Safetv Code;
�lo A residential care facilitv for the elderl� licensed �ursuant to Cha���� ���. _:
I�ivision 2 of the Health and Safetv Code; or
e. 1� residential hos�ice, or a home health a�enc� licensed �ursuant to Cha�ter � of
Division 2 of the Health and Safet� Codeo
"Mari�uana products" shall have the same meanin��s set forth in California Business and
Professions Code section 26001(i�,
"O�eration" shall have the same�s��ar�i��, s��f'��tl�ir���liforni��usiness and Professions
Code section 26001�a1c�o
"Outdoors" means an� 1oc��i�-r� �k���is ����5�vi��in � �u11� �nelose� ��d sec�r� struct-u��e
"Person" includes an�r individual, firm, co-�artnership, �oint venture, association,
corporation, limited liabilit� com�an�, estate,trustr business trust �eceiver, svndicate, o�
an�v other group or combination acting as a unit.
"Primar� caregiver" shall have the same meanir�� �s.s�i fo���� ir� �h� �alifo�nia �Ieal�h
and Safet�Code section 11362.7.
"Private residence" means a le�al, ����is�� �i����c���n� uni�, acces��rv �wellin� unit o�°
other similar residential dwellin�.
'�ualified �atiei�.t".�l��ll,h�v������i���cr�����in� �� ��t forth �� �ealth ��icl Safef�v Cocle
section11362.7.
"Sale" "Sell " "sale," and "to sell" shali have the s�.3��� �-r�e�r�ir���s ser �c���r� in Califolni�
Business and Professions Code section 26001(as�
10 84 030 Commercial 1Vlarijuana Activities Prohi�ite�lo
ExcT�rovideci in Section 10 84 040 all commercial acfiviti�s i�v�olvirz�rrtari�uana and
all outdoor cultivation of mari�uana (both commercial and for personal use), whether or
not the,�e�c uire a state or local license, are �rohibited in all zones in the Citv. The Citv ,,
will not issue an� �ermit license or othe�° �ntitlement for an� comme�ecial mari'u� ana
activit� o� outdooi cultivation of mari�uan��o ,
10 84 040 Possession, Delivery, Distribution, anc�In�.00r Cultivation of l�ari°r���
Notwithstandin� the prohibitions in Section 10,840030 above, the follo�ving activities ar� I'
allowed under the following restrictionse
Ae Possessio� of mariivana for �e�sonal�.rse is allovve� to the 1irr�it�� extent authorized
�ande�Healt� ancl Safe'cy Cod� section 11357 and. ��362050
Bo I�eliverv of mari�uana is allowed in accordance with the followin� restriction�
�o �nl,�b�Licensees operating with a valid state license and in com�liance v�r-_ - _.
and re�ulations of the local�urisdiction where the Licensee is ph�: _
obtained the license; and
Zo On1v deliveries to the C�t� of ��pe�°tino are allowed; delive�ies ma� �1ot originate
within the Cit�; and
3o Deliveries to a qualified �atient or b� a pT ar� care�iver to his or her qualified
patient are allowe�d� to the extent all�vv�c� b;� ��lifo�°ni� �usiness ancl Professions
Code section 26033a
C. T�e use of the Cit�'s �ublic roads lb� Licensees tra�nsportin�mari��.ana o� mari�uana
�roducts is allowed to the limited e;ctent._authorizedl b� Califo�°nia Business and
Professions Code sections 26080(b)_
D. Indoor ma�uana cultivation for�e-rsonal use is�errni�ted onl�in a Private IZesidence,
to the limited extent authorized under Califorrua Health and Safet� Code sections
11362 1 and 11362.2 and sub�ect to the followin� regulations:.
1a The cultivation activit� shall be incidental to the prima�� use of the Private
IZesidence as a dwellin�;
2, The �ro�ert� shall be the primar� residence of the Person cultivatin� the
mari�uana and the Person shall not�artici��f�i� ��I�iv��iora itt �r�a-�othe� location
within the Citv;
3o If the Private Residence is rental�rT written authorization must be obtained
from the landlord, �ro�ert� owner or �rT, mana�er prior to commencement
of cultivation Nothin�in this section�rohibits a landlord or�ro�ertv owner from
im�osin� more stringent standards than those outlined in this section. No
mari�uana cultivation mav occur in violation of a lease or rental agreement;
4. Anv structure used for indoo� ��,�Iti�ratic�� ���t �e f�xl1� �nclosecl, secure1 ai1d,
locked, as required b� state law; ,,
5o The cultivation area must be within a Private�esidence, or an accessorv structure I
to a Private Residence located enti�el_-t� o��i�roi�crt�o-���Tne� oz le�al' %in�ossession
of the Person doing the cultivatiort; �
�
6, Not more than six �6) mature or irrimat-ix�°e �la�ts are �ermitted �er I�ri-vate i
Residence re�ardless of the number of residents occup�ing thT�erty; I
7. The cultivation area must be a sin l�e designated area not exceeding 36 sc�uare feet
measured b� cano�� or ten 10) linear feet in hei�ht°,,
�e T�1� CI1S�Ic1�7 �T 111� �X�GT101' �V1C�2�11C� Oa ma�°a�uan� cultivatio�, anc�udin� i�ut not
limited to mari�uana plants, stora�e of mari�uana ac: :__ .
y�ro� cessing and curing ec�uipment is strictl� prohibited°..
9� The use, alterations and additions to the Private IZesidence, �ge, ane:
structures, must compl� with all a�plicable building, fire, �lumbin�, electric`,
housin� and zoning codes, includin� re�t���ti�r�� ��l�te�l t� ��� ���r��a�e, set b�.
hei h� t and parkin�rec�uirements;
10, The use of gas products, includin� but not limitec� ta, COz and butane, COZ and
ozone generato�s, o� othe� flammable solvents for eultivation or �rocessin�is
�rohibite�y,
11 o Li�hting for cultivation shall be energv efficient light�ng, such as, light-emittin�
diodes (LEDs�, com�act fluorescent lam��C�'Ls), or fluorescent li�htin,�and shall
not create a fire or safety haza�c�;
12. A ventilation and filtration svstem that meets minimum requirements of the
ado�ted edition of the California Building Standards Code or its ec�uivalent(s), is
reQuired It must be des�ned to ensure that odors from cult�vation are not
detectable bevond the Private Residence or accessor� structure where cultivation
occurs, must prevent mold and humiditv/moisture, and otherwise protect the
health and safet� of the occu�ants and the neighborhood;
13, Cultivation shall not adverselv affect the health or safet� of the occuaants o�
nearb�residents bv creatin dust, lare, excessive li�ht, heat,noise,noxious a� ses,
odor, smoke, traffic, vibration, or other impacts, and shall not be hazardous due to
use, stora�e or disposal of chemicals, materials, p�ocesses, �roducts or waste�.
E. Nothing contained in this Section shall be deemecl to �erm�t �r �-��tharize �n u� s��or
activitv which is otherwis� ���ohi�at����� s'��L� l���va
10.84.050 Violations ancl Re��u��tac���
It shall be unlawful for an��erson ta violate anv of the ��ovisions of this Cha�ter. This I,
Cha�ter shall be enforced in accordance with Chapter 10 of the Oakland Municipal Code
and as provided below.
Violations of this Cha�ter shall constitute a criminal offense, which ma�be �rosecuted
b� the District Attornev as a misdemeanor. Notwithstandin� this Urovision, no criminal
prosecution, arrest or�enaltv inconsistent with or-qrohibited bv Health and Safe ,tv Code
section 11362 5 shall be permitted Violations of this Chapter ma� also be sub�ect to
__, , ;.
ad�ninistrati�ve fines anc� �enalties an� otr� . �
and 1.12 of the Cu�ertino Munici�al �`�.
In addition, 1T1�dCtlOri OT COTlCI1t10T1 C�"i:tS�:v1 �i' �erileiCL�C�i �t�i� �:1�i T1e V3i�lais�bE�r cili'y �;i LYt�
��rovisions of this Cha�ter shall constitute a�ublic nuisance�er se, and is hereb�declared
a public nuisance,which ma�be abated 'u� accordance with state law and this Chapter. A
person who violates the provisions of this Chapter is �uilty of creating, keepin�, and
maintaining a �ublic nuisance, and ma� be sub�ect to abatement, penalties, forfeiture of
the ille�al mari�txana, and an� and all other remedies and penalties allowed bv law. The
public nuisance enforcement under this Chapter shall not be sub�ect to the nuisance
administrative hearing procedures of Cha�ter 1 12 of the Cu�erti.no Munici�al Code.
The provisions of this Section shall not be deemed a limitation upon, nor shall the� �a�
an� le�al eQuitable or summarv remedv to which the Ci mav otherwise be entitled.
The Cit� ma� �ursue a civil action for a violation of this Cha�ter and seek in�unctive
relief, dama„�es and forfeiture, as appro�riate Further, nothin�; in this Section shall be
deemed to�reclude the Cit� from enforcin� or otherwise availin� itself of an� and all
other remedies allowed b;�law In the event of a conflict between the penalties under°this
Chapter and an�penalties set forth in state law, the maximum�enalties allowable under
state law shall �overn.
SECTION 2. Cupertino Municipal Code, Chapter 19.08 of Title 19 is amended to delete
the following definitions:
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SECTION 3. Chapter 19.98, Medical Marijuana, is repealed in its entirety. A new
Chapter 19.98, is hereby amended and adopted as follows:
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10.84, are prohibited uses in all zoning districts in the Cit� of Cupertino, exce�t to fi'-:-
extent t�ermittecl�� state lavv a�d Cha�ter 10e8� c�f the Cupertino 1Vlunicipal Code.
SECTION 4. FINDINGS. The followin findin s are made under Cu ertino Munici al
g g P p
Code section 19.152.030(D):
(1) The proposed Ordinance conforms with the latest adopted general plan for the City
in that a prohibition against marijuana cultivation facilities, medical marijuana
dispensaries, and commercial cannabis act�vities, does not conflict with any allowable
uses in the land use element and does not conflict with any policies or programs in any
other element of the general plan.
(2) The proposed Ordinance will protect the public health, safety, and welfare and
promote the orderly development of the City in that prohibiting marijuana cultivation
facilities,medical marijuana dispensaries, and commercial cannabis activities will protect
the City from the adverse impacts and negative secondary effects connected with these
activities.
(3) The proposed Ordinance is consistent with Municipal Code Title 19, which currently
bans marijuana cultivation facilities, medical marijuana dispensaries, and commercial
cannabis activities under principles of permissive zoning.
(4) The proposed Ordinance is not a project within the meaning of section 15378 of the
California Environmental Quality Act ("CEQA") Guidelines because it has no potential
for resulting in physical change in the environment, either directly or ultimately. In the
event that this Ordinance is found to be a project under CEQA, it is subject to the CEQA
exemption contained in CEQA Guidelines section 15061(b)(3)because it can be seen with
certainty to have no possibility of a significant effect on the environment.
SECTION 5. SEVERABILITY. If any section, subsection, subdivision, sentence, clause,
phrase, or portion of this Ordinance is, for any reason, held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such decision
shall not affect the validity of the remaining portions of this Ordinance. The City Council
hereby declares that it would have adopted this Ordinance, and each section, subsection,
subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any
one or more sections, subsections, subdivisions, sentences, clauses, pllrases, or portions
thereof be declared invalid or unconstit�ztional.
�IE�C'�'��l�T �e ]E]E]E]E�'�'�]E �1�'�'lEe This Ordinance shall take effect and be in force thirty
(30) days from and after adoption as provided by Government Code Section 36937.
�]E��'��l�T '�o �lE][��'�1E��1�'7C��l�To The City Clerk shall certify the adoption of this
Ordinance and shall give notice of its adoption as required by law. Pursuant to
Government Code Section 36933, a summary of this Ordinance may be published and
posted in lieu of publication and posting of the entire text.
IlVTRODUCED at a regular meeting of the City Council of the City of Cupertino the 19th
day of January, 2016 and ENACTED at a regular meeting of the City Council of the City
of Cupertino the of 2016, by the following vote:
Vote: 1Vlembers of the Citv Council
Ayes:
1Voes '
Absent:
Abstain: �
ATTEST: APPROVED:
City Clerk Mayor, City of Cupertino
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�]E�IE� ��IEI� �G��T�� �'�'IEI� #3
I[�����NIE� �1[���l�T�l�TClE
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
DRAFT RESOLUTIOlV
OF THE PLANNING COMMISSIOl�T OF THE CITY OF CITPERTINO
RECOMIVIENDING THAT TI-IE CITY COUNCIL ADOPT AN ORDINANCE
AMENDIlVG CHAPTER 19.08, DEFINITIONS, AlVD CHAPTER 19.112,
ACCESSORY DWELLING UlVITS IN R-1, RHS, A AND A-1 ZONES
(RESIDElVTIAL ZONING DISTRICTS) TO COlVFORM TO NEW STATE LAWS
The I'l�vling Commission having heard this matter on November 14, 2017 during a
regularly noticed public hearing, and after hearing from the public and considering
staff's recommendations; .
NOW, THEREFORE, the Planning Commission of the City of Cupertino hereby
recommends approval of the proposed Ordinance in substantially the form as shotivn in
Exhibit "A," attached hereto.
PASSED AND ADOPTED this 14� day of November 2017, at a Regular Meeting of the
Planrung Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES: COMMISSIONERS:
NOES: . COMMISSIONERS:
; ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
�
ATTEST: APPROVED:
� Benjamin Fu Don Sun, Chair
; Assistant Director of Community Development Planning Commission
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EXHIBIT "A"
Draft Ordinance N�e ���SSSS��
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
AMENDING CHAPTER 19.08, DEFINITIONS AND CHAPTER 19.112,
ACCESSORY DWELLING UNITS IN R-1, RHS, A AND A-1 ZONES
(RESIDENTIAL ZONING DISTRICTS) TO CONFORM TO NEW STATE LAWS
WHEREAS, recent changes in state law require that cities prioritize and allow
ministerial approval of Accessory Dwelling Units to help address the housing crisis, and
the City desires to update its Accessory Dwelling Units ordinance to conform with
Assembly Bill 494 and Senate Bill 229, which are codified in California Government
Code section 65852.2;
WHEREAS, regulations regarding Accessory Dwelling Units are codified in Chapter
19.112 of the Cupertino Municipal Code, and with this proposed ordinance the city
seeks to make appropriate amendments to ensure conformity with the new state laws;
WHEREAS, this Ordinance is determined to be statutorily exempt from the
requirements of the California Quality Act of 1970, together with related State CEQA
Guidelines (collectively, "CEQA") under Public Resources Code section 21080.17
(Application of Division to Ordinances Implementing Law Relating to Construction of
Dwelling Units and Second Units) and CEQA Guidelines Section 15282(h) as the
adoption of an ordinance by a city to implement the provisions of Government Code
Section 65852.2.
WHEREAS, the City Council is the decision-making body for this Ordinance, and based
on its independent judgment determines that the Ordinance is not a project as.defined
by CEQA and is further statutorily exempt from CEQA as stated above;
NOW, THEREFORE, THE CITY COUNCIL OF THE OF CITY OF CUPERTINO
DOES ORDAIN AS FOLLOWS: �I
SECTION 1. Chapter 19.08.030 of Title 19 of the Cupertino Municipal Code is hereby 'I
amended to repeal and add the following definitions:
��C' n-1 „" ,�, ,-e� �-i-,„ ,��� ..� 7 �,.,. „Y,1 „ �, ,it „11',-,�,-, ;€
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"Sin�e famil� residence," for pur�oses of Chapter 19.112, shall mean onl� detached
sin�le familv dwellin�u units that are not detached row-houses, du�lexes, townhouses,
or condominiums or properties that have a shared ownership interest in common open
space or recreational areas.
SECTION 2. The title to Chapter 19.112, "Accessory Dwelling Units in R-1, RHS, A and
A-1 Zones" is hereby amended to be entitled and to -read "Chapter 19.112, Accessory
Dwelling Units."
SECTION 3. Section 19.112.020 of Title 19 of the Cupertino Municipal Code is hereby
amended to be numbered, entitled, and to read as follows:
19.112.020 Applicability of Regulations.
Notwithstanding any provision of this title to the contrary, one accessory dwelling unit:
1. Is permitted on lots in R-1, RHS, A and A-1 zoning districts and, notwithstanding
the underlying zoning, an accessory dwelling unit developed pursuant to this chapter
does not cause the lot upon which it is located to exceed its maximum the allowable
density on the lot, and
2. Is �ermitted on a sin le-� familv lot within a zon� for sin�le famil��use, if the accessorv
clwelling unit is proposed to be contained entirelv within the existin� space of a single
famil� residence or ar�existin� accessor�structure; and
3. Must comply with the site development regulations and guidelines specified in
those zoning districts for dwelling units, including but not limited to, lot coverage, floor
area ratio, height, setbacks, landscape etc. the regulations contained in this chapter,
Chapter 19.100, Accessory Structures/Buildings, Chapter 19.124, Parking, except as
those standards may be modified by this chapter.
SECTION 4. Table 19.112.030 of Section 19.112.030 of the Cupertino Municipal Code is
hereby amended to read as follows:
Table 19.112.030: Site Development Regulations for Accessory Dwelling Units
/tl�'� s'��lTfll �I'!P �W999N99Y1RA X IIAA4�N�N�L'W�RN�T9'W9{I� 9 d/T�'N/��A/l1
3916
l�ew ���a�truct��� �.n�/�x°1�c�clitgons
Conversion of yy
�' q �T!!YA* W!B!V 1�'9 A1'i �!9
JL �u-T�
��➢dC� �3�t1�'���7 O o
��er���vvair��r�i� �rar�
within existing ��������Y f�'O3I� P�'111C1�d� ,
„T., .,,,
structures ��� D�+Te�I1Ti��.Ii�lt
aFf�E� ��
,��,r„�';,��.,,,„r�. Attached to Principal
� Dwelling Unit
A. Size of living space, exclusive of decks
1. Minimum size 150 s.f.
Table 19.112.030: Site Development Regulations for Accessory Dwelling Units
/\1�"�'MloB�RA� A'�IA W+'TWtIV9l�'999�9tl tl fIFAP�X�9"d`_HP�'�TA9T�I' ��.
��—iRrv-7�X�s�x�'���a�icu� �s..�anad 1�'�..IL
I'��� ������u�t��� and/�a'�sldfltfl��s
Conversion of
1\T.,�nr .,.�s�r9�i.vvv $.e
����� �������� �� yey y
�4ATA1l191IT 91911�- ^f91/'Y
within existing ���achec� frorn Princi���.
structures �y�y`���� I)wellin��Jnit
C'iivATl9N�9Fro?9 V9999�'
Er���� G
�BA,�„'���� �„�a�. Attached to Principal
Dwelling Unit
10% of the net lot area, up to a maximum of 1,000 s.f., or 50 percent of
2. Maximum size the existing living space of the principal dwelling unit, whichever is
more restrictive.
Allowed if the unit:
1. Is a conversion of existing second story
Second-story portions of the principal dwelling unit;
B. accessory and Not allowed
dwelling unit 2. Complies with applicable Iandscape
requirements to adjoining dwellings
consistent with Section 19.28.120
C. Parking
One additional off-street parking space shall be
provided, if the principal dwelling unit has less than
the minimum off-street parking spaces for the
applicable residential zoning district in which it is
located, as required in Chapter 19.124 unless the
unit meets the following requirements: ,
1. Parking for a. Is within one-half (1/2) mile of a public transit !
accessory None stop; or
dwelling unit b. Located in an architecturally and historically
significant historic district; or
c. Occupant of the ADU is not allowed/
offered a required on-street parking permit; or
d. Located within one block of a car share vehicle
pick-up location.
Table 19.112.030: Site Development Regulations for Accessory Dwelling Units
�a�-�-.,,.��,� �,� us���-,,�;�,�-u ��Ar�,�y,��.�r�;+ ,r�,�a�.�„�.�.�
IVew C�n��rus�g��a ���/����d�tio�a�
Conversion of
�� liT.�sor .��.���9,�� �,�
s��s� �ritlrel� �„° ` �
within existin ``��'"'"""�91�'��
g �etac�ed frorn.Prir�ci�a�
structures �nTA-�Sc�
9y ��elli��n�t
,�Y4ATd�119'�!tr 999'�9�'
, � ^.�o�..soo�o�� w��e�
�aYA,n��;rn 99YbFA- Attached to Principal '
Dwelling Unit
2. Replacement a. Replacement spaces must be provided for the principal dwelling
parking spaces unit to meet the minimum off-street parking spaces for the applicable
when new residential zoning district in which it is located, as required in Chapter
accessory 19.124.
dwelling unit b. Replacement spaces may be located in any configuration on the
converts existing same lot as the accessory dwelling unit, including but not limited to
covered, covered spaces, uncovered spaces, tandem spaces or by use of
uncovered or mechanical automobile parking lifts.
enclosed parking c. Any replacement parking spaces provided must comply with the
spaces required development regulations for the applicable zoning district in which it is
for the principal located, Chapter 19.124, Parking and Chapter 19.100, Accessory
dwelling unit Buildings/Structures.
1. Independent outdoor access must be provided without going
D.
Direct outside through the principal dwelling unit.
access 2. Where second-story accessory dwelling units are allowed, entry
shall not be provided by an exterior staircase.
E.
Screening from All access to accessory dwelling units shall be screened from a public
public street street.
SECTION 5: Severabiliti�. Should any provision of this Ordinance, or its application to
any person or circumstance, be determined by a court of competent jurisdiction to be
unlawful, unenforceable or otherwise void, that determination shall have no effect on
any other provision of this Ordinance or the application of this Ordinance to any other
person or circumstance and, to that end, the provisions hereof are severable.
�]E��'��l�T �: E�{ective Date. This Ord°u�ance shall take effect thirty days after adoption as
provided by Government Code Section 36937.
�lE�'7['��l�T �e CeYti 'cation. The City Clerk shall certify to the passage and adoption of
this Ordinance and shall give notice of its adoption as required by law. Pursuant to
Government Code Section 36933, a summary of this Ordinance may be published and
posted in lieu of publication and posting of the entire text.
�]E��'��1V �e Continui . To the extent the provisions of this Ordinance are substantially
the same as previous provisions of the Cupertino Municipal Code, these provisions
shall be construed as continuations of those provisions and not as amendments of the
earlier provisions.
�l�T'�][��ll��J�IEIl� at a regular meeting of the Cupertino City Council the � day
of December 2017 and ]El�T��C�']E� at a regular meeting of the Cupertino City Council
on this day of January 2018 by the following vote:
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N�IE�:
�]��IEI�T'�'>
Al���'1�I[l�Ie
ATTEST: APPROVED:
City Clerk Mayor, City of Cupertino
;