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DRC Summaries 042006 To: From: Date: Subj: City of Cupertino 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 Mayor and City Council Members Planning Commissioners Steve Piasecki, Director of Community Development April 24, 2006 REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE April 20, 2006. Chapter 19.136 of the Cupertino Municipal code provides for A eal of decisions made b the Desi Review Committee 1. Application RM-2003-11; Chia-ching Un (Ng & Min residence), 21820 Lomita Ave Description Minor Residential Permit for a rear yard setback of 10 feet for a single story addition to an existing residence Action The Design Review Committee approved the application on a 2-0 vote. This is effective April 20, 2006. The fourteen-calendar day appeal will expire on May 4, 2006. Enclosures: Design Review Committee Report of April 20, 2006 Resolution No. 234 (Plan sets will be provided when the R-2003-13 application is approved) To: From: Subject: Location: Design Review Committee Piu Ghosh, Assistant Planner Application: R-2006-13, RM-2006-11 21820 Lomita Avenue Date:April20,2006 PROTECT DESCRIPTION Residential Design Review for an exception to the side yard setback for a total of 10 feet instead of the required 15 feet and for the reduction in the size of the two car garage for a 761 square foot first story addition. RECOMMENDATION: Staff recommends that the Design Review Committee approve R-2006-13 and RM-2006-11, subject to the model resolution. BACKGROUND The project is located on a 4,554 square foot site that would allow a maximum 2,049 square foot house. The proposed addition will create an approximately 1,800 square feet house. All aspects of the project conform to the Rl Ordinance with the exception of the side yard setback and the reduced size of the garage. DISCUSSION According to the R-l Ordinance (19.28.060D2), the combination of the two side yard setbacks shall be fifteen feet, except that no side yard setback shall be less than five feet. The intent of this regulation is to ensure sufficient side yard setbacks from adjacent buildings on conforming lots (with at least 60 feet lot width). In the Rl-5 zoning district, the side yard setbacks are five feet on both sides. The intent of this regulation is to ensure that there is enough flexibility of design on the small and narrow lots in the Rl-5 zoning district. The proposed project parcel is extremely narrow at 50.17'. However, since this is not in the Rl- 5 zone, the applicant is requesting an exception to permit a reduction of the required ten-foot setback along the side yard. The applicant is also asking for an exception for a substandard (20' by 19'4") garage. The Parking Ordinance requires that all single family homes provide two 10 foot by 20 foot covered spaces and two 10 foot by 20 foot open spaces for parking cars. The applicant is planning to retain the foundation of the existing house on the left and right of the garage. In order to facilitate the property owners desire to save as much of the existing house as possible, staff supports this exception. The applicants have worked closely with staff to provide as close to a conforming garage as possible. Findinl!:s for Exception Per Section 19.28.080 of the Rl Ordinance, the Design Review Committee may grant an exception based upon the following findings: A. Literal Enforcement of the provisions of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter In staff's opinion, the proposed project is consistent with the intent of the ordinance and will not impact the neighborhood. The five-foot side yard setback is appropriate in order to I-I January 5, 2006 R-2005-48 Page 2 of 2 allow for a functional floor plan and a balanced front elevation on an extremely narrow lot. The substandard lot width and a literal enforcement of the ordinance will not allow for any flexibility in design. The requirement of having a 20-foot by 20-foot garage is to allow for two cars to be parked in the area. The garage proposed is only 8" smaller along one dimension and will not be a hindrance to park two cars. B. The granting of the exception will not result in a condition which is materially detrimental to the public health, safety, or welfare The proposed setbacks are consistent with the neighborhood pattern and will not create public health, safety or welfare issues. The sub-standard garage as proposed will not create any public health, safety or welfare issues. C. The proposed exception will not result in significant visual impact as viewed from abutting properties The proposed setback and the sub-standard garage will not result in significant visual impacts for the neighboring properties. D. That the exceptions to be granted are ones that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. The proposed project meets the intent of the ordinance and providing for a smaller side setback is the minimum variance that is necessary to provide for a functional home. Additionally, the garage is marginally smaller than the required size and the applicants are asking for the minimum variance from the ordinance that will accomplish their purpose. Attachments: Model Resolution Plan Set Prepared by: Approved by: Piu Ghosh, Assistant Planner fj,. Ciddy Wordell, City Planner C:£.¿}C~ h~ R-2006-13, RM-2006-11 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A RESIDENTIAL DESIGN REVIEW FOR A 781 SQUARE FOOT ADDITION, AN EXCEPTION FOR FIVE-FOOT SIDE YARD SETBACKS AND AN EXCEPTION FOR A 20' BY 19' 4" TWO-CAR GARAGE IN ACCORDANCE WITH CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION II: PROTECT DESCRIPTION Application No.: R-2006-13 Applicant/Owner: Chia-Ching Lin (Ng Residence) Location: 21820 Lomita Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a 781 square foot single-story addition and an exception for five-foot side yard setbacks and an exception for a 20 foot by 19 foot 4 inch two-car garage, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following exception can be met; 1. That the literal enforcement of the provisions of this will result in restrictions inconsistent with the spirit and intent of this title in that the proposed project is consistent with the spirit and intent of the zoning ordinance and will not impact the neighborhood. 2. The granting of the exception will not result in a condition that is materially detrimental to the public health, safety, or welfare. 3. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, application no. R-2006-13 and RM-2006-11, is hereby approved; and that the sub conclusions upon which the findings and conditions I-~ Resolution No. Page 2 R-2006-13, RM-2006-11 April 20,2006 ---------------------------------------------------------------- ---------------------------------------------------------------- specified in this Resolution are based and contained in the public hearing record concerning Application R-2005-35 as set forth in the Minutes of the Design Review Committee Meeting of October 20, 2005, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Addition & Remodel Ng's Residence, 21820 Lomita Avenue, Cupertino, CA 95014" Consisting of four sheets labeled: A-O- A-4 dated March 27, 2006, except as may be amended by conditions contained in this resolution. 2. GARAGE COVENANT A covenant that runs with the land shall be recorded reserving 14 square feet from the maximum Floor Area Ratio to allow for future improvements to the garage in order to conform to the minimum required 20 foot by 20 foot interior clearance per the Parking Ordinance. 2. 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 20th day of April 2006, 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: ATTEST: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: APPROVED: Ciddy Wordell City Planner Lisa Giefer, Chairperson Design Review Committee /..--4 RM-2006-11 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 234 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A MINOR RESIDENTIAL DESIGN PERMIT FOR A REAR YARD SETBACK OF 10 FEET FOR A SINGLE STORY RESIDENCE LOCATED AT 21820 LOMIT A AVENUE SECTION II: PROTECT DESCRIPTION Application No.: RM-2006-11 Applicant/Owner: Chia-Ching Lin (Ng Residence) Location: 21820 Lomita Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a 781 square foot single-story addition and a reduction in the rear yard setback to 11 feet, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes are beneficial- and compatible with the surrounding area and the following exception can be met; 1. That the literal enforcement of the provisions of this will result in restrictions inconsistent with the spirit and intent of this title in that the proposed project is consistent with the spirit and intent of the zoning ordinance and will not impact the neighborhood. 2. The granting of the exception will not result in a condition that is materially detrimental to the public health, safety, or welfare. 3. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, application no. RM-2006-11, is hereby approved; and that the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application R-2006-13 and RM-2006-11 as set forth in the Minutes of the Design Review Committee Meeting of April 20, 2005, and are incorporated by reference herein. Resolution No. 234 Page 2 RM-2006-11 April 20,2006 ---------------------------------------------------------------- ---------------------------------------------------------------- SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. 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 20th day of April 2006, 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: ATTEST: COMMISSIONERS: Chairperson Giefer and Commissioner Chien COMMISSIONERS: COMMISSIONERS: none COMMISSIONERS: Commissioner Saadati APPROVED: Is/Ciddv Wordell Ciddy Wordell City Planner Isl Lisa Giefer Lisa Giefer, Chairperson Design Review Committee f< !;I>!", "" Oþ (I) ...,..¡ ~o'" co co .. ",,,, CJ rn '" 0 '? æ~:¡~ ~~ f< -- o 00 ,011:0 ...... ::s" 10 10 :c~~ ;::- O~r. ~ ~ ADDITION & REMODEL FOR HONG-HIM LIM CALVIN NG REAR YARD AREA CALCULA TlON: 11x50.17+20.42x22.17 = 1004.6 SQ. FT. "-s .,4 «14 H .. .... n <: <: f< 0 ¡¡ Ò 011: ... ... o ~ " 101 CO II, ... p " 0 By ~ r.1 i:\ o :!!r.1 r.10 ~!; 08r.1 i:\ !;"" 011) ""r.1 ¡..~ ""II) i:\ _ ~~ Revisions 21820 LOMITA AVENUE CUPERTINO, CA 95014 ----- OVTUII''''",__ 'to...~ --- ~ BUILDING DATA APN: 367-15-008 ZONE: R-1·5 GROUP OF OCCUPANCY: R·3/U-1 TYPE OF CONSTRUCTION: VN STORIES: 1 LOT AREA: 4554.6 SQ FT (4306.1 SQ. FT) (E) 1ST FLOOR AREA: 827 SQ. FT IW 10 GARAGE) (E) GARAGE AREA: 200 SQ. FT (E) TOTAL FLOOR AREA: 1027 SQ. FT (WI GARAGE) PROPOSED FLOOR AREA: 1384.98 SQ. FT IW 10 GARAGE) PROPOSED GARAGE: 415.1 SQ. FT PROPOSED TOTAL FLOOR AREA: 1800 SQ. FT IW 1 GARAGE) PORCH AREA: 51.24 SQ. FT PATIO AREA: 171.8 SQ. FT FLOOR AREA RATIO (F.A.R.) = 41.8 % IW 1 GARAGE) SCOPE OF WORK: ADDITION AND REMODEL FOR ONE-STORY SINGLE FAMILY RESIDENCE INDEX A·O COVER SHEET & SITE PLAN A·1 EXISTING FLOOR & ROOF PLAN A-2 PROPOSED FLOOR & ROOF PLAN A·3 PROPOSED BUILDING ELEVATIONS A-4 PROPOSED BUILDING ELEVATIONS ~ ~ * ~ ~ i i i i I i i I _-.J ""' , , , , , , \ , , , , , __-"i 11-1· UVUIG AREA GARAGE '14 I i i I i i i I L_ '1-11" L i i i i ~ ~ ~ ~ ~ ~ ~ ~ D,. ...-- ...." ".., (;¡ .<~:";~;\ . ¡ : ! 2001 Edition (2000 UFC) 2001 Edition (1997 UBC) 2001 Edition (2000 UMC) 2001 Edition (2000 UPC) 2001 Edition (2002 UEC) 2005 Edition (Title 24) AlODg with any other applicable local and state laws and regulations. California Fire Code California Building Code California Mechanical Code California Plumbing Code California Electric Code Energy Efficiency Standards ~ NOMITA AVE. '.. \ t~;~~h SITE PLAN SCALE: 1/8~. 1'-0" Job ¡-=-=-=-=-=-=-. , , t:~J________________ ......~ " '¡ -·~._,:~~t:~ I ". ::..::~~ \,_...,~ --.-Jo"'" VICINITY MAP .r"" ;-~:~:';;\~L. .--.,- ""c.,~''''' ".:.:::- E~~~>o:. .... 1010 ",,,, 00 MM "" ",,,, , ' ÕÕ .... !!t!!t ~~ J ~ ." ~ ~ ~ ~ .. - :; ° ° I< ... ¡:: o III " o\ 10 ø.. .. :> " f.) By ~ A-I ~ 10< Zlll", ...:>", ..:10", f.)~ èUJ'" z:¡< "'!!If.) =iìilo< Of.) I< :S~O =~! o ~ r. Drawl Chec Date 3/27/06 Scale NOTED ~ob CNOOl ..:I r.l Q o :ï!r.l r.lO ~Z ~r.l Q Z... 011.1 ...r.l foo~ "'11.1 Q - ~~ Revisions 5'-5" !:!!. -, -+ , . I , 1 , 1 , I- ill r.lJ S BED ROOM ~ ¡ ~ , I EN I )---/" / , I / / o!} I / / I / // I ill /., / / "I ~~AM~___~ ! 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C. .....,~IWIIIIokIoIIon_............h~...... dlJoIaMhdo.tnd.......................-.......,_ 0. ..............-¡""__fllllyalllt.........cnI.... ,......... atat.."'..................iådcIg, but not...... 10, IooaiorI _-.lMlJ..aiItIng.... 1IrI___boch<lod..tho<ntllod. <Iff4/.....-Ior_-....<IIIIIIIIIw_ E. Ccnotnr:tioII.-g_.....Iob~_....._...\JIÕCOI - .--"....-...-...pIcN.-....- Dmonoõon__IIIo...._bt_..,..._flftl/"'lhIdooIJI -, F. 1\IoCOl>lllovdor_..........job..Jo.-..I>IrIllllll<lld~_ .....~.....""""NI>bIIII_...................."""-'IoIL ;, M__totllo_.....}o......___...... It. M",............"-ip...lobo...-IIJIIIo_In....priorto ...- L ¡-.,-.-........CIIIIoD<ao....-...........-_bt 'lllfÓlMlboIonllll1........-.-....WrIcoIIon. ,I, U........3OIIoR............__.............pvoIogIfMI Iholoundollooo................... It u...............¡IaIIog.-.*""""''"'''....................... ... L ~.....'""'........ CU;"",,_al)*IIo_"'-- II. PrWdo_2II"........__-..."".....,.¡...... II. l'nMoIo~oirllil.....pn-Iob...... 0. ~....R-JO.........at.....~..."'W-f>IhdrQC!IIn¡IJIO"'"*'II 01""""_ ...........1t-1~.......atalorior.... ............11-11 ~..fIoor_ " 014 AREA flOOR <D 34.25X23;: 787.75 ø 17.17X13.83: 237.46 Q) 2.92X2.83 ,. 8.25 G> 20.58X17.08 : 351.51 cD'2o.58X20.17 '" 415.1 CI) 17.18X10 ;: 171.8 ø 17.08X3 '= 51.24 TOTAL FL OF UVlNG AREA: 787.75+237.46+8.26+351.51 '= 1384.98 SQ. FT GARAGE AREA: 415.1 SQ. FT. PATIO AREA '= 171.8 SQ. FT. PORCH AREA '= 51.24 SQ. FT. TABULATION OF () r.p. 4::~ '-11' ~ ~ ~ ¡ ... , ! , , , , , , , , r __1___,--,__ L ---I i--f~"I---, - - L ."' /<'1'== )<'1 II I ------." I ,II -{J I : : '" D~NNING :====~~~~~====== -<-¢ 13'-1' 4~"" L_ L ~ KlTC'IEN i /To. / I 'LIVING / I RõõM / ~ I ' 12 ~ ~ -.-:==r : 4[~l'/1 12 rI-T 12 f-rf I I / II / I IN I I ,- / L_.J I / ~ f----- I 'i~ï I \ I~ \ I GARAGi \ I Ii \ ___IM_ _ , ------------ I L .' -~ __- 14 ...____...J 12 ---!!:!.. BED ROOM i1/ / / DAN / / ~ / /- / I. 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"0" .... ..:10* .... ~",,,, cC :z;:;<: r)~ "r "" :I: I- .... , ' õÕ 00 I!: ...... <.-40 ",,,, .. .. :; -- :I:~~ ~~ o..r. I-r. ..:I r.1 e 0 :!r.1 .. r.10 .... ø::z; n oIr.1 :z;8 <: <: I- 0 0(1) ... . ..r.1 :; 0 ¡..ø: o I!: .. ... "(I) l- e _ c ø= ~~ " 101 .. II. ... P " 0 , Revisions By Draw Chec Date 3/27/06 Scale NOTED .Job CNOOl COMPOSITE SINGLE ROOF OR UGHT WI. CONC. TILE 0- -BOOF - - TOP OF PLATE 0----- -!:- ~ " ~ F.FL 0- T.G- 0- -BOOF - - TOP OF PLATE 0----- 'I: ~ ¡ ~"l I I ~Nl I ~ I ~ I r~" // I ~ ~ .¡::7'" I ~ / ~~r I I I I -------.... ~" , ~f§3 ~ " ~ SMOOTH STUCCO FINISH FOAM TRIM ~ '~ ~"l ~,¡ OJ ~p,J:l I " , I ~ I FRONT ELEVATION SCALE: 1/4"=1'-0" OJ / ~ /~ r~" I ~k~~// I I I I " , ~ Potio deck REAR ELEVATION SCALE: 1/4"=1'-0" 7/8" exterior cement plaster (3 coots) over metal lath, 2 loyer grade "0" building paper pi ywood, 2x studs exterior wall ¡.. II:~", ... Oþ (I) r"I1""I ...:Inti) OJOO ....-.t !DID 0",'" 0 '1 ~:3:1 ~ ~ 1-4 S v \Ø \Ø =¡¡¡ ¡.. -,--,- ÇOZ ss II!! 1""1 0 It) It) .....:;1 7:"7:" =~~ ~~ U..1oo ¡"Ioo ~ ~ o :is r.1 .. r.1 U '8 II: II: ~" ., r.1 <: ~ ~ ~ C) II:;¡ ~ _ o f;I1 :;I g ¡:: II: g ¡:: ... rn 0 ~ ~- "oj ~ 0 .... ... ... p ... "C) , ~ ~ --"- ~I ~ ~ ""","",,-,J ~ I -BOOF__-j . ~ : 0- .~'--¡' I --t-~l I ~ I ~ I 1 l COMPOSITE SINGLE ROOF OR LIGHT WI, CONC. TILE / ~ ,./' /~~ TOP OF PLATE 0------ D lIT] 8 'it' ~ deck F,FL 0--",(>-- 11'-0- Po RIGHT ELEVATION SCALE: 1/4"=1'-0" - U - U'ì1"f 8 25'-0" r~"" I i \'~// r~-1- - ~ I - I I I By Revisions ~ ~""l , , ~ , I 0- -BOOF__ I'11'1ï '~ I ~__u~n_~Nl TOP OF PLATE 0----- t I'T ~ , I . ,. F,FL 0-- ",(>-- \ ~ 'ns D,. Chec Date 3/27/06 Scale NOTED Job CROO! . . LEFT ELEVATION SCALE: 1/4"=1'-0' - 25'-0- mOJDJ t~. "'..~., _" __, 0_ metal lath, 2 layer grade "D" building paper plywood, 2x studs exterior wall COMPOSITE SINGLE ROOF OR LIGHT WI, CONC, TILE' m ,./' 1f /~~ r~"" I I ~ ~\' ~ /~ r -1-- ~ I þ T I I 11'-0-