DIR-2006-01b
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council members
Chairman and Planning Commissioners
From: Steve Piasecki, Director of Community Developme~
Prepared by: Aki Honda Snelling, Senior Planner
Date: February 5, 2008
Subject: Director's Minor Modification, DIR-2006-01, to allow a 213 square foot
one-story addition and 468 square foot second-story addition to an
existing one-story, single-family residence in an R1C-7.5 zoning district,
10677 Par Three Drive
Chapter 19.132 of the Cupertino Municipal Code allows for
administrative approval of minor changes in a project. The
Director reports his decision to the City Council and Planning
Commission in time to allow an appeal of the decision within
fourteen calendar days.
BACKGROUND:
The subject property is located at 10677 Par Three Drive within a residential
single-family cluster neighborhood in an R1C-7.5 zoning district located at the
northern terminus of Rae Lane, west of Linda Vista Drive. The neighborhood is
also adjacent to McClellan Ranch Park to the north and Deep Cliff golf course to
the west.
The existing residence is a one-story, single-family residence that is attached to
two other single-family residential units, and is developed as a triplex-style
development. The unit that is immediately adjacent and attached to the subject
residence is a two-story unit. There is a mixture of one- and two-story attached
units within this cluster neighborhood.
DISCUSSION:
The proposed project involves a 213 square foot one-story addition at the rear of
the residence that is close to two existing, mature oak trees. This addition will
allow for expansion of the existing living room. The addition will have a 10 foot
setback from the rear property line, and will be approximately 5 feet away from
the trunk of the closest oak tree. The addition will maintain the existing 9 foot 4
DIR-2006-0l
10677 Par Three Drive Page 2
inch setback from the southern property line and one foot setback from the
northern property line. The City Arborist (See Exhibit A) has reviewed the
proposed project and believes that risk to the root system can be mitigated with a
pier and on-grade beam footing construction and additional tree protection
measures. These conditions are included as part of this approval.
A 468 square foot second-story addition is also proposed that will accommodate
two new bedrooms and a bathroom. The second story portion of the residence
was originally proposed to be set back only 5 feet from the adjacent, attached
second-story residence to the south. However, because the applicant was not
able to obtain a written consent for the addition from the adjacent property
owner, the applicant increased the second-story setback to 9 feet 4 inches from
the adjacent, attached second story residence to the south. This larger setback is
closely in keeping with the minimum typical side yard setbacks for second story
additions in standard single-family zoning districts.
The new second-story windows facing the adjacent unit to the south will be
comprised of two staircase windows that will be fixed and obscured to mitigate
privacy impacts onto the adjacent unit. The windows for the two bedrooms will
face the north side elevation that overlooks McClellan Road and the front and
rear yards. The proposed addition will have a similar architectural style as the
existing residence, including wood shake roofing, stucco exterior, gable ends and
colors to match the existing residence.
The applicant has obtained approval from the homeowner's association to allow
the development. However, the applicant was not able to obtain the adjacent,
attached unit's property owner approval. A copy of this report will be
forwarded to the adjacent, attached unit's property owner to notify him of the
application.
The project complies with the requirements of the R1C zoning regulations,
including setbacks, height and site design requirements. The R1C zoning does
not have specific requirements for setbacks other than a distance of 25 feet on
corner lots to the extent that a 40-foot corner triangle is provided. The height is
limited to a maximum of 30 feet. The proposed addition is not changing the
existing street facing setbacks and will have a maximum height of 23 feet.
ACTION:
The Director of Community Development deems the modification minor and
does not affect the general appearance of the area or the interests of owners of
property within or adjoining the development area. Therefore, the Director of
Community Development approves the addition to the residence with the
following conditions of approval:
DIR-2006-01
10677 Par Three Drive
Page 3
1. The construction of the single-story addition at the rear of the residence
shall be a pier and on-grade beam design.
2. The drilling for piers must not sever or injure large roots, including bark
rips or tears. Large roots are defined as 2 inches in diameter or larger. Pier
locations shall be excavated (at least to a depth of about 2 feet) using an air
spade or a water jet spade.
3. There must be no grading, trenching, or surface scraping inside the
driplines of Trees #1 or 2, unless specifically described in another section
of the arborist report.
4. Trenches for any utilities (gas, electricity, water, phone, TV cable, etc.)
must be located outside the driplines of Trees #1 and 2, unless approved
by a certified arborist.
5. Trenching for drainage or irrigation must be located outside the driplines
of Trees #1 and 2, unless approved by a certified arborist.
6. Materials must not be stored, stockpiled, dumped or buried inside the
drip lines of the protected trees.
7. Excavated soil must not be piled or dumped, even temporarily, inside the
drip lines of the protected trees.
8. Any pruning must be done by an arborist certified by the ISA
(International Society of Arboriculture) and according to ISA, Western
Chapter Standards, 1998.
9. Any pathways or other hardscape (if any) inside the driplines of protected
trees must be constructed completely on top of the existing soil grade
without excavation. Fill soil may be added to the edge of finished
hardscape for a maximum distance of approximately 2 feet from the edges
to integrate the new hardscape to the natural grade.
10. The sprinkler irrigation must not be designed to strike the trunks of trees.
11. Landscape irrigation trenches must be a minimum distance of 10 times the
trunk diameter from the trunks of protected trees.
12. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must
not be installed directly in contact with the bark of trees because of the
risk of serious disease infection.
13. The plants that are planted inside the driplines of oak trees must be of
species that are compatible with the environmental and cultural
requirements of oak trees.
14. If any of the above procedures cannot be complied with, the applicant
may be required by the Planning Department to provide an arborist
consultant fee to the City that will allow the City Arborist to recommend
possible alternative solutions.
15. The second-story windows along the south elevation shall be obscured
fixed to mitigate privacy impacts onto the adjacent unit as reviewed and
approved by the Community Development Department.
DIR-2006-01
10677 Par Three Drive
Page 4
This approval of the modification is effective February 5,2008. The fourteen
calendar day appeal period will expire on February 19, 2008.
Enclosure:
Plan Set
Exhibit A: City Arborist report by Barrie D. Coate & Associates dated November 28/ 2006.
CC: Mr. Keith M. NaIl and/ or Current Property Owner, 10697 Par Three Drive, Cupertino,
California 95014
G:planningj pdreportj dir j DIR-2006-01
BARRIE D. COA _ i:.
and ASSOCIATES
Hornc~urnICon~mnffi
23535 Summit Road
Los Gatos, CA 95033
4081353-1052
EVALUATION OF TREES AT THE
SCHWIEBERT RESIDENCE
10677 PAR THREE DRIVE
CUPERTINO
Prepared at the request of:
Aki Honda Snelling
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
Prepared by:
Michael L. Bench
Consulting Arborist
November 28th, 2006
Job # 11-06-242
D 1(; - :;"DOI, -0/
DIRECTORIS APPr:;(>.'}U.
DATE: ~~D~~..
SIGNATURE:-6 " ~CLL:S-
-fit OMMUr tTY DE'!. D~.
EV ALUA nON OF TREES AT THE SCHWIEBERT RESIDENCE, 10677 PAR THREE DRIVE, CUPERTINO
Table of Contents
Assignment
Summary
Observations
Methods
Protected Trees
Risks to Trees by Proposed Construction
Recommendations
Enclosures
Page 2
Page 2
Page 2
Page 2
Page 2
Page 3
Page 4
Page 5
Prepared by: Michael L Bench, Consulting Arborist
November 281\ 2006
EV ALUA TION OF TREES AT THE SCHWIEBERT RESIDENCE, 10677 PAR THREE DRIVE, CUPERTINO
2
Assignment
I was asked by Aki Honda Snelling, Planner, City of Cupertino, to evaluate the risks to
the existing trees located near proposed construction at the Schwiebert Residence, 10677
Par Three Drive, Cupertino, California.
The plan provided for this evaluation the Site Plan, prepared by Max Rogers Design,
Sheet A-I, dated October 2nd, 2006.
Summary
Two trees, both coast live oak (Quercus agrifolia), are included in this evaluation. These
two oak trees are located near the west side property boundary in the back yard.
Trees # I and 2 are currently in good condition, but their root collars are covered above
original grade with soil. Careful excavation of their root collars down to original grade is
suggested to reduce the risk of disease.
The proposed construction appears feasible, but mitigation procedures would be required
if the trees are expected to survive in good condition.
The mitigation procedures required to achieve the construction objective while preserving
Trees # I and 2 in good condition are described here.
Observations
There are 2 trees at this site located near the proposed construction. The attached map
shows the locations of these 2 trees and their approximate canopy dimensions.
Both of the trees are coast live oak (Quercus agrifolia) in good condition.
The particulars about these trees (species, trunk diameter, height, spread, health and
structure) are included in the attachments that follow this text.
The root collars of both trees are covered by soil and rocks. Soil, rocks, and leaf litter
sometimes hold sufficient moisture to foster the growth of root collar diseases, such as
oak root fungus (Armillaria mellea). The risk of infection may be reduced if not
eliminated by the removal of these materials around the root collars of these trees.
Methods
The trunk measurements of the 2 trees are taken using a standard measuring tape at 4 Y2
feet above soil grade, except the form of Tree # 2 does not allow a representative
measurement at this height. The trunk measurement of Tree # 2 is done at approximately
3 feet above grade. The height and canopy spread of each tree is estimated using visual
references only.
Protected Trees
The City of Cupertino (Chapter 14.18) "finds that the preservation of specimen and
heritage trees on private and public property, and the protection of all trees during
DIREC~~;ifjjptbvAL
DATE: a -5-~ .:-/7 . ~
P"p"eJ by Michael L Bench, Cnn,ulting "'bori" $IGNATURE: @I ~.4(~
t^ M UNITY O.EV. .
EVALUATION OF TREES AT THE SCHWIEBERT RESIDENCE, ]0677 PAR THREE DRlVE, CUPERTINO
3
construction, is necessary for the best interests of the City and of the citizens and the
public thereof." The City "finds it is in the public interest to enact regulations controlling
the care and removal of specimen and heritage trees..." A "Heritage Tree" means "any
tree or grove of trees which, because of factors, but not limited to, its historic value,
unique quality, girth, height or species, has been found by the Architectural and Site
Approval Committee to have a special significance to the community." A "Specimen
tree" means any of the following:
Species
Measurement from
Natural Grade
Single Trunk
Diameter/
Circumference
Multi- Trunk
Diameter/
Circumference
10 inches (31 inches C)
20 inches D (63 inches C)
12 inches (38 inches C)
25 inches D (79 inches C)
Both Trees # 1 and 2 are protected by City of Cupertino regulation.
Risks to Trees by Proposed Construction
The plan proposes to construct a second story over the front half of the residence (the east
side). It does not appear that this construction would pose a risk to Trees # I and 2.
The plan also proposes to extend the single story portion of the residence toward the west
by approximately 8 feet. Should this occur, the footing would be located approximately
5-6 feet from the trunk of Tree # I and approximately 15 feet from the trunk of Tree # 2.
If this were done by a standard spread footing, Tree # I may suffer severe root loss and
may be rendered unstable. The risk of root loss to Tree # 2 would be moderate.
The risk to the root system of Tree # I could be mitigated by the use of a pier and on-
grade beam footing for the single story addition. The purpose would be to construct the
foundation without significant root loss to the tree. This would require that the piers be
dug without severing or injuring any large roots (2 inches in diameter or larger). Because
the roots are typically located in the top 15-24 inches of soil, it would be essential that the
excavation for the piers be done using an air-spade or a water jet spade. If this excavation
encounters large roots at the pier site, the pier must be relocated. The excavation by this
method must continue until the pier locations could be dug without damaging large roots.
It must be noted that a pier and beam foundation design may affect the final elevation of
the new floor. It is conceivable that the new floor elevation may not match the elevation
of the existing floor elevation. It would not be feasible to excavate or re-grade the surface
soil to achieve this objective. If this becomes a problem, a ~as.wle alternat}ve, as far as
DIRECTb~"~~OVAL
DATE: a -5; ~ ' "
SIGNATURE: G. '{ IfI#. "'J( h~
~ 0 '(J ol€~ OIR.
Prepared by Michael L Bench, Consulting Arborist
EVALUATION OF TREES AT THE SCHWIEBERT RESIDENCE, 10677 PAR THREE DRIVE, CUPERTINO
4
Tree # 1 is concerned, to construct a slab floor provided the slab would be poured over
the existing soil grade. This presumes the existing concrete patio would be removed. In
this event, a pier and on-grade beam footing may be required as previously described.
Tree # 1 would require the removal of one 10 inch diameter limb, which would be in
conflict with the extended building addition. This would be a significant loss to this tree
but it would not be so severe that it is unacceptable. The estimated canopy loss would be
approximately 15% of the total by the removal of this single limb. This amount of canopy
loss is within the International Society of Arboriculture (ISA) guidelines and, therefore,
would be permissable.
If any underground utilities are to be replaced or upgraded, it will be essential that the
location of trenches be planned prior to construction and those locations are shown on
plans, and that the trenches be dug at the locations shown on the plans.
Trenches for utilities or for drainage must be dug outside the driplines of Trees # 1 and 2.
Recom mendations
1. For the construction of the single story addition on the west side of the residence,
it would be essential that the new footing be a pier and on-grade beam design.
2. The drilling for piers must not severe or injure large roots, including bark rips or
tears. Large roots are defined as 2 inches in diameter or larger. For this reason, I
recommend that pier locations be excavated (at least to a depth of about 2 feet)
using an air spade or a water jet spade. Companies that provide air-spade service
include Urban Tree Service (650-321-0202), Arborwell (888-969-8733), or DPR
Construction ( 408-370-2322). The procedure is described previously in the text.
3. There must be no grading, trenching, or surface scraping inside the driplines of
Trees # 1 or 2, unless specifically described in another section of this report.
4. Trenches for any utilities (gas, electricity, water, phone, TV cable, etc.) must be
located outside the driplines of Trees # 1 or 2, unless approved by a certified
arborist.
5. Trenching for drainage or irrigation must be located outside the driplines of Trees
# 1 or 2, unless approved by a certified arborist.
6. Materials must not be stored, stockpiled, dumped, or buried inside the driplines of
protected trees.
7. Excavated soil must not be piled or dumped, even temporarily, inside the driplines
of protected trees.
Prepared by Michael L Bench, Consulting Arborist
ole-~..!>,
DIRECTOR' -ROVAL
DATE: ~ ~
SIGNATURE: {c~t6A~(~~~
-fVt Of.AM NITY DE'!. Olt)
November 28th, 2006
EV ALUA TrON OF TREES AT THE SCHWIEBERT RESIDENCE, ]0677 PAR THREE DRIVE, CUPERTINO
5
8. Any pruning must be done by an arborist certified by the ISA (International
Society of Arboriculture) and according to ISA, Western Chapter Standards,
1998.
9. Any pathways or other hardscape (if any) inside the driplines of protected trees
must be constructed completely on top of the existing soil grade without
excavation. Fill soil may be added to the edge of finished hardscape for a
maximum distance of approximately 2 feet from the edges to integrate the new
hardscape to the natural grade.
10. The sprinkler irrigation must not be designed to strike the trunks of trees.
11. Landscape irrigation trenches must be a minimum distance of 10 times the trunk
diameter from the trunks of protected trees.
12. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be
installed directly in contact with the bark of trees because of the risk of serious
disease infection.
13. The plants that are planted inside the driplines of oak trees must be of species that
are compatible with the environmental and cultural requirements of oaks trees. A
publication about plants compatible with California native oaks can be obtained
from the California Oak Foundation, 1212 Broadway, Suite 810, Oakland, 94612.
14. If any of the above procedures cannot be complied with, I recommend that a
certified arborist be consulted to recommend possible alternative solutionsi if any.
~
Michael L. Bench, Associate
~$cn4
Barrie D. Coate, Principal
MLB/sh
Enclosures:
Assumptions and Limiting Conditions
Map
Tree Chart
Definition of Tree Chart
D,R -.:loo~-oJ
DIRECTOR'S APPROVAL
DATE: -5:-
SIGNATURE:
~
Prepared by: Michael L. Bench, Consulting Arborist
November 281\ 2006
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BARRIE D. COAT...
and ASSOCIATES
Horti cutural Con&ultsnl$
23535 Summit Roed
Los Gatos. CA 95033
408135~1052
ASSUMPTIONS AND LIMITING CONDITIONS
1. Any legal description provided to the appraiser/consultant is assumed to be correct.
No responsibility is assumed for matters legal in character nor is any opinion rendered as to
the quality of any title.
2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of
information provided by others.
3. The appraiser/consultant shall not be required to give testimony or to attend court by reason
of this appraisal unless subsequent written arrangements are made, including payment of an
additional fee for services.
4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation,
5. Possession of this report or a copy thereof does not imply right of publication or use for any
purpose by any other than the person(s) to whom it is addressed without written consent of
this appraiser/consultant. .
6. This report and the values expressed herein represent the opinion of the
appraiser/consultant, and the appraiser's/consultant's fee is in no way contingent upon the
reporting of a specified value nor upon any finding to be reported.
7 Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are
not necessarily to scale and should not be construed as engineering reports or surveys,
8. This report has been made in conformity with acceptable appraisal/evaluation/diagnostic
reporting techniques and procedures, as recommended by the International Society of
Arboriculture:'
9. When applying any pesticide, fungicide, or herbicide, always follow label instructions.
10. No tree described in this report was climbed, unless otherwise stated. We cannot take
responsibility for any defects which could only have been discovered by climbing. A full root
collar inspection, consisting of excavating the soil around the tree to uncover the root collar
and major buttress roots, was not performed, unless otherwise stated. We cannot take
responsibility for any root defects which could only have been discovered by such an
:nspection.
CONSULTING ARBORIST DISCLOSURE STATEMENT
Arborists are tree specialists who use their education, knowledge, training, and experience to
examine trees, recommend measures to enhance the beauty and health of trees, and attempt to
reduce risk of living near trees. Clients may choose to accept or disregard the recommendations
of the arborist, or to seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree.
Trees are living organisms that fail in ways we do not fully understand. Conditions are often
hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or
safe under all circumstances, or for a specified period of time. Likewise, remedial treatments,
like medicine, cannot be guaranteed.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some
degree of risk. The only way to eliminate all risk associated with trees is.to eliminate all trees.
dJ~"fl ~
Barrie D. Coate
I SA Certified Arborist
Horticultural Consultant
D It(- :;;2cob-(I) I
OmECTO~IS t'.pP~10'J;~L ,
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BARRI E D. COAT
and ASSOCIATES
(408) 353-1052
23535 Summitload
LoI o.loI, CA 95030
DBHl
MULTI-STEM TREE
DBH 2 and DBH 3
HEIGlIT
CANOPY DIAME1ER
HEALTH
STRUcruRE
HAZARD RATING
CONDmON RATING
CROWN CLEANING
CROWN TIDNNlNG
CROWN REDUcnON
CROWN RESTORATION
1
DEFINITION OF TERMS ON TREE EVALUATION CHARTS
Diameter in inches at breast height, or 4 ~ feet.
Check D18Ik if the tree has more than one stem.
Diameter at breast height for the multi-stem trunks, if any.
As explained, listed by feet, approximately.
Canopy diameter listed by feet, approximately.
A judgment of relative health for the species in the subject
area and soil. Number 1 signifies excellent health. A rating of number 5
~presents specimens which are dead or actively dying.
Judgement of relative structure: 1= perfect structure; 2= good to average
structure; 3= potentially hazardous and repairable; 4= actively hazardous, but
repairable; 5= actively hazardous and not repairable.
A proportionate degree of hazard, based on 3 factors.
failure POtential. size of part which would fail, and a
target rating potential 4-12.
A composite of Health and Structure ratings.
Crown cleaning is the removal of dead, dying, diseased,
crowded, weakly attached, and low-vigor branches and watersprouts from a tree
crown.
Includes crown cleaning and the selective removal of branches to increase light
penetration and air movement into the crown. Increased light and air stimulates
and maintain~ interior foliage, which in turn improves branch taper and strength.
Thinning reduces the wind-sail effect of the crown and the weight of heavy
limbs. Thinning the crown can empl1asi7.e the structural beauty of trunk and
branches as well as improve the growth of plants beneath the tree by increasing
, light penetration. When thinning the crown of mature trees, more than one-third
of the live foliage should never be removed.
Used to reduce the height andIorspread of a tree. Thinning cuts are most
effective in maintaining the structural integrity and natural form of a tree and in
delaying the time when it will need to be pruned again. The lateral to which a
branch or trunk is cut should be at least one-half the diameter of the cut being
made.
Can improve the structure and appearance of trees that have been topped or
severely pruned using heading cuts. One to three sprouts on main branch stubs
should be selected to reform a more natural appearing crown. Selected vigorous
sproutS may need to be thinned to a lateral, or even headed, to control length of
growth in order to ensure adequate attachment for the size of the sprout.
Restoration may require several pruuings over a number of years.
D I r2 - ok~b "0'
DIRECTOR'S APPROVAL
DATE: ;J.1LP~ ~" /1 -.'
SIGNATURE:'-c/ . '/;fUl{L;;.,,-{
fh COMMUNITY DEV. DHl.-J
IDS
. " 2
CROWN RAISING
Removes the lower branches of a tree in order to provide clearance for buildings,
vehicles, pedestrians, and vistas. It is important that a tree have at least one-half of
its foliage on branches that originate in the lower two-thirds of its crown to ensure a
well-formed, tapered structure and to uniformly distribute stress within a tree.
When pruning for view, it is preferable to develop "windows" through the foliage of
the tree, rather than to severely raise or reduce the crown.
PRUNING PRIORI1Y The relative importance of the recommended pruning based on the danger created
by the unpruned portions.
REMOVE END-WEIGHT Defined as requiring the removal of the ends of major limbs or major branches in
sufficient quantity to prevent the breakage of the limb in question. This is done by
thinning. Different species will require different amounts of end-weight removal
depending on the inherent structure of the tree. As an example, Elm trees must
not be allowed to develop heavy end-weights, where the same amount of end-
weight on Magnolia may not be dangerous. Possible entries in that column would
be 1 through 5. Number 1 meaning no attention is needed, 5 meaning immediate
attention is needed. '
CABLES NEEDED If support cables are needed, the quantity needed would be noted here.
INSECTS This would define the proportion of insect presence and damage to a tree. A
separate list might accompany this to show what insects might be found in each
different species of tree. The potential numbers listed under this column would be
1 through 5 showing the proportionate severity of the infestation of insects.
Number 1 being no presence visible at the time the survey was taken, 5 being a
very severe case that should be treated immediately.
TREE CROWN DISEASES Defined as the proportion of diseases present in the specimen at the time the
survey was taken. Potential entries in this column would be 1 through 5. Number 1
. signifying very severe disease presence that should be treated. For this column a
high rating may only serve to provide warning for the following year that treatment
for the diseases in question should be planned in advance. Examples are
Anthracnose disease on Modesto Ash. They would have to be sprayed before
foliage is developed far enough for the disease to damage the foliage, usually in
early March.
DEAD WOOD . Self-explanatory. Defines the proportion of dead wood that is in the crown of a tree.
Entries possible in that column would be 1 through 5. Number 1 meaning none
present, 5 meaning a significant quantity of dead parts present. This would usually
be reflected in the health rating for this tree, but not always if the species typically
accumulates dead twigs in the tree, as does Albizia julibrissin.
TRUNK DECAY Trunk decay would signify the proportionate amount of decay in the trunk of the
tree. This is usually a result of removal of large limbs or branches from which decay
travels and is a far more serious problem in some species than in others. Significant
amounts of trunk decay in Elms would be a very serious potential problem, where
the same amount of trunk decay in a Magnolia might not be nearly so dangerous.
Potential entries in that column would be 1 through 5. Number 1 signifying no
decay, 5 signifying so much decay that the tree should be immediately removed.
ROOT COLLAR COVERED When the root collar of many species is covered, Armillaria mel/ea, Phytophthora
cactorum, or otM. r diseases, ~y kill yaS~I~ifl9 that this condition
must be corrected. DIREct: I APPROVAL
DATE: . - %, .
SIGNATURE: / ( ...{,7
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