02. DIR-2005-20 Appeal
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Owner:
Property Location:
Appeal of DIR-2005-20
Horst Von Bloes
Fred and Rose Fry
21161 Canyon Oak Way
Agenda Date: November 22, 2005
Application Summary:
Appeal of a Design Review Committee (DRC) denial of a Director's Minor Modification
application, DIR-200S-20, requesting approval of an attached accessory structure that
would exceed the allowable Floor Area Ratio (FAR) on the property.
Recommendation:
The Planning Commission has the option of making either recommendation to the City
Council:
1. Deny the appeal and uphold the Design Review Committee's decision, or
2. Uphold the appeal and deny the Design Review Committee's decision
Background:
This item was continued from the September 27, 2005 and October 25, 2005 Planning
Commission meetings. The remainder of the staff report is the same as presented to the
Planning Commission on September 27 and October 25.
On July 12, 2005, the applicant submitted an application for a Director's Minor
Modification for a 169 square foot, 9 foot 7 inch high greenhouse structure that was
proposed to be attached to the rear of the existing single-family residence in the Oak
Valley Planned Development Area and would exceed the allowable FAR on the subject
property. Staff reviewed the application and was not supportive of the request to
exceed the allowable FAR, and subsequently referred the application to the Design
Review Committee for a determination.
On August 4, 2005, the Design Review Committee (DRC) denied the Director's Minor
Modification application for the greenhouse structure as recommended by staff.
The property owners requested approval of the greenhouse to allow them to grow and
provide flowers and organic herbs for their private use, to provide protection from deer
and other animals, and to provide passive solar heat to the residence.
/1
AppealofDIR-2005-20
November 22, 2005 Page 2
Upon reviewing the application, the DRC was not able to make the following findings
to allow the greenhouse and the FAR to be exceeded on the property:
1. The proposal, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience; and
2. The proposal is consistent with the Cupertino General Plan, zoning ordinance,
and the purposes of this title; and
3. The proposal is consistent with the requirements of the Oak Valley Planned
Development Area; and
4. The proposal is harmonious in scale and design with the general neighborhood;
and
S. Adverse visual impacts on adjoining properties have been reasonably mitigated.
On August IS, 2005, the applicant filed an appeal (Exhibit C) stating the basis for the
appeal is that the project meets the finding that the proposal, at the proposed location,
will not be detrimental or injurious to property or improvements in the vicinity, and
will not be detrimental to the public health, safety, general welfare or convenience.
Discussion:
The subject property is located within Neighborhood 3, Unit 2 of the Oak Valley
Planned Development Area, which allows for a maximum FAR of 40% for the first
10,000 square feet of lot area, and 59.59 square feet for each 1,000 square feet over 10,000
square feet.
Based upon the lot size of the subject property at 20,S04 square feet, the maximum
allowable FAR for the subject property was calculated at 4,644 square feet. The existing
house built in 2003 is already constructed at this maximum FAR. Therefore, allowing
the greenhouse would also allow the FAR to be exceeded on the property.
The applicant also requested approval of an aluminum frame exterior with baked-on
paint finish and clear glass windows as the building materials for the greenhouse.
Although the greenhouse would be painted a color matching the residence, the exterior
materials are not consistent. The residence has a stucco exterior. Further, the
greenhouse would be somewhat visible from surrounding properties to the north and
the adjacent hillside to the east since the rear yard of the subject property slopes
downward towards the north.
Staff is not supportive of allowing the greenhouse given that it may set a precedent for
allowing future exceptions to exceed the allowable FAR on properties within the area.
In July of 2004, the DRC approved a Director's Minor Modification to allow an
office! storage building to exceed the allowable square footage on a property on
Hammond Way in the Oak Valley Planned Development Area; however, the
circumstances were different since the structure was proposed in an isolated area at the
/-;),
AppealofDIR-2005-20
November 22, 2005 Page 3
rear of the subject property, adjacent to the open space area of the hillsides.
Additionally, it was the intention that no subsequent proposals in this area would be
recommended to exceed the allowable FAR, unless they were in similar, isolated
locations. The proposed greenhouse is not within a similar, isolated location.
Submitted by: Aki Honda, Senior Planner ~ ^ .
Approved by: Steve Piasecki, Director of Community Developme~
Enclosures:
Exhibit A: Design Review Committee Resolution No. 220
Exhibit B: Staff Report to DRC dated August 4,2005
Exhibit C: Appeal form
g :jplanning/pdreportl AppealsjD IR -2005- 20 Appeal. doc
1- 3
DIR-200S-20
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
EXHIBIT A
RESOLUTION NO. 220
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
DENYING A DIRECTOR'S MINOR MODIFICATION FOR THE CONSTRUCTION OF AN
A TT ACHED ACCESSORY STRUCTURE TO AN EXISTING SINGLE-F AMIL Y RESIDENCE
LOCATED AT 21161 CANYON OAK WAY.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
DIR-2005-20
Horst Von Bloes (Fry residence)
21161 Canyon Oak Way
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Comnúttee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has not met the burden of proof required to support said
application; and has not satisfied any of the following requirements:
1. The proposal, at the proposed location, will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
2. The proposal is consistent with the Cupertino General Plan, zoning ordinance and the
purposes of this title;
3. The proposal is consistent with the requirements of the· Oak Valley Planned
Development area;
4. The proposal is harmonious in scale and design with the general neighborhood; and
S. Adverse visual impacts on adjoining properties have been reasonably mitigated.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the Director's Minor Modification application is hereby
recommended for denial; and
I ~tf
Resolution No. 220
Page 2
DIR-2005-20
August 4, 2005
That the subconclusions upon which the findings specified in this resolution are based are
contained in the public hearing record concerning Application DIR-200S-20 as set forth in the
Minutes of the Design Review Commitiee meeting of, August 4, 2005, and are incorporated
by reference as though fully set forth herein.
PASSED AND ADOPTED this 4th day of August 2005, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call
vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Commissioner Giefer and Chairperson Miller
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
/s/ CiddyWordell
Ciddy Wordell
City Planner
/s/ Marty Miller
Marty Miller, Chairperson
Design Review Committee
G:\Planning\DRC\ res \ DIR-2oo5-2o res.doc
f '"5
EXHIBIT B
To:
From:
Subject:
Location:
Design Review Committee
Aki Honda, AICP, Senior Planner
Application: DlR-2005-20
21161 Canyon Oak Way
Date: August 4, 2005
Project Description: Director's minor modification to permit the construction of an
attached accessory structure to an existing single-family residence that would exceed
the allowable floor area ratio (FAR) for the subject property per the requirements of this
neighborhood (Neighborhood 3, Unit 2, Oak Valley Planned Development).
RECOMMENDATION:
Staff recommends denial of DIR-2005-20 given that findings cannot be made to allow
the FAR to be exceeded, based onthe model resolution.
BACKGROUND:
In December of 1997, the City of Cupertino approved a Development Agreement with
associated Use Permit, Tentative Subdivision Map, and Re-zoning of a 212 acre
property known as the Lands of Dioce'se of San Jose. Per the agreement, 67 acres of this
land was subdivided to allow residential development as part of the Oak Valley
Planned Development area. Specific development standards were also approved for
the Oak Valley Planned Development area as part of this agreement, including
minllnum lot areas, lot widths, lot coverage, F ARB, setbacks, and building heights.
On July 18, 2001, an architectural and site approval (17-ASA-01) was granted by the
Design Review Committee for the construction of a two-story, single-family residence
on the subject property that is located within the Oak Valley Planned Development
area. The approval granted a 4,644 square foot residence in accordance with the
development standards for this neighborhood.
DISCUSSION:
The applicant is requesting approval to construct a 9 foot 7 inch high, 169 square foot
attached accessory structure at the rear of the existing single-family residence. The
accessory structure is proposed to be used as a greenhouse that will consist of an
aluminum frame exterior with baked-on paint finish to match the residence and clear
glass windows. Additionally, the structure will be placed over a concrete slab with
footings.
Upon review of the application, staff has determined that the existing residence was
built to the maximum allowable FAR on this property in accordance with the
development standards for this neighborhood. As a residence within Neighborhood 3,
Unit 2 of the Oak Valley Planned Development area, the maximum allowable FAR is
40% for the first 10,000 sf of lot area, and 59.59 sf for each 1,000 sf over 10,000 sf. The
{-/p
Au¡mst 4. 2(
DIR-2005-20
Page 2 on
existing residence consists of 3,889 square feet of living area (2,155 sf on the first floor
and 1,734 sf on the second floor) and an attached 755 square foot garage. The total
existing square footage on this lot is 4,644 sf. Based upon a lot area of 20,S04 square feet
and using the maximum allowable FAR calculations, the maximum square footage
permitted on this lot is 4,644 sf. Therefore, any further additions, including the
greenhouse, would exceed the allowable FAR on this property.
First 10,000 sf x 40%
(Remaining 10,804 sf /1,000 sf x 59.59)
Total Allowable FAR
FAR Calculation
= 4,000 sf
= 644 sf
4,644 sf
In addition to the FAR requirements, the greenhouse will not be consistent with the
existing stucco exterior of the. residence since it will be constructed of aluminum
franùng. Further, the greenhouse would be located at the rear of the residence, which
would be somewhat visible from surrounding properties to the north and on the
adjacent hillside to the east since the rear yard of the subject property slopes downward
towards the north. Properties to the north are also located on a downward slope from
the subject property.
The applicant has submitted. a letter (see attached) dated received July 11, 2005,
requesting approval to exceed the maximum allowable FAR for construction of the
greenhouse in order to grow and provide flowers and organic herbs for consumption
by the residents, to provide protection frorn deer and other animals, and to provide
passive solar heat to the residence.
Staff received a phone call on July 26, 2005 from a neighbor on Serra Street who wanted
to voice her concern about the project and requests that the City require the applicant
not be permitted to exceed the allowable FAR requirements of the neighborhood.
Prepared by:
Approved by:
Aki Honda, AlCP, Senior Planner c:::::::=--- ^
Steve Piasecki, Community Development Diiect~
Enclosures:
Model Resolution
Applicant's Letter
Photo Simulations
Plan Set
1~1
SUNROOMS . CONSERVATORIES' PATIO ROOMS
GLASS ANO SCREEN ENCLOSURES' SKYLIGHTS
¡tdoot' Living....lndooys""
1029 Blossom Hill Rd., San Jose, CA 95123 . (408) 255-8000 . Fax: (40B) 255-8058
2S7B Prune Ave., Fremont CA 94539 . (510) 440·9850' Fax: (510) 490·0255
www.fourseasonson!ine.t:om
AM!;RICAN BRANDS CORPORATION
RECETVED
JUL 1 1 2005
BY:
To: City of Cupertino Planning and Development
RE: Variance request
Fry Residence
21161 Canyon Oak Way
Cupertino
Scope of Work:
. Attach an ICC approved greenhouse to the rear of the residence on a concrete slab
with footings.
The exceptional conditions that apply to this request for the greenhouse are:
s To be able to grow and provide flowers and organic herbs for consumption by
residents only. The greenhouse would provide year-round growing opportunity
. protected from deer and óther animals that would otherwise have detrimental
access to plants were they to be grown outdoors.
s To provide passive solar heat to the residence.
The granting of this application would allow the property owners to enjoy an attractive
greenhouse addition to the home for the purposes mentioned above. The alternative to
gardening in the relative privacy of a greenhouse would be making a garden outdoors
with protective fencing, which, mayor may not be appealing to adjacent homeowners.
The greenhouse design is complementary to the design of the home and would be an
asset to the aesthetic value of the home.
The granting of this application will not under any circumstances adversely affect the
health or safety of persons residing or working in the neighborhood. The greenhouse
constitutes 169 square feet of space attached to the rear of the residence. The greenhouse
will be 98 feet from a public throughway and 50 feet from the nearest adjacent property.
Because the greenhouse is of passive nature, additional plumbing will not be used and
will not add to water runoff or sewer load.
The greenhouse will not be materially injurious to public welfare. The building materials
are architectural aluminum and tempered safety glass. The concrete slab is sh'Ucturally
and materially built to California Building Code.
1-6
141 001/00~
09;08/2005 14:23 FAX 408265801
EXHIBIT C
City of Cupertino
10300 TOffe Avenue
Cupertino, CA 95014
(408) 777-3223
fO)~(G~DwœfF¡)
UìJI AU' ¡ 3 æ~ .~
CUPERTINO CITY CLERK
CITY
CUPElQ1NO
APPEAL
1.
Application No. U \.(1, - J-o ð f - 'J.. tJ
Applicant(s) Name: \-\0« i\ VO\f\ ÇJLo{¿> &«- y \[..es'CC;/Lc:.e-)
Appellant(s) Name: ~aõ--C \JO<.l'- I(¡lD ef
2.
3.
Phone Number
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Address
Email
4. Please check one:
V1\Ppeal a decision of Director of Community Development
Appeal a decision of Planning Commission
5. Date of detennination of Director or mailing of notice of City decision:
Au..~u..,>\ '-\~ 1..oo'{
6. Basis of appeal: \\..u!.. ~íDl(oS.kt...1 ¡;..,,\:~e... ~'O~Qse-~ \...o~F>-.""/\.r
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Signature(s) ((jt:----L,-,>f71l.vJ
Please complete form, include appeal fee of$145,00, and return to the attention of the
City Clerk, 10300 Torre Avenue, Cupertino, (408) 777-3223.
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