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DRC Summary 12-02-2010 OFFICE OF COMNIUNITY DEVELOPMENT CITY HALL 10300 TORRE AVE:NUE • CUPERTINO, CA 95014-3255 C U P E RT 1 N O (408) 777-3308 • F,aX (408) 777-3333 • pianninctCa�cupertino.org To: Mayor and City Council M embers Planning Commissioners From: Aarti Shrivastava, Director of Community Development Date: December 3, 2010 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE December 2, 2010 Chapter 19.136 of the Cupertino Municipal code provides for A eal of decisions made b the Desi Review Committee 1. Application R-2010-25, EXC-2010-11; Dick Far g(Mimi Tsui),10292 Orange Avenue Description Residential Design Review for a new 2,819 square foot, two-story single family residence; R1 Exception to allow five foot, ground floor, side yard setbacks Action The Design Review Committee a��proved the application on a 2-0 vote. This is effective December 2, 2010. Tht� fourteen-calendar day appeal will expire on December 16, 2010. Enclosures: Design Review Committee Report of December 2, 2010 Resolution No. 297, 298 Plan set OFFICE OF COMD'IUNITY DEVELOPMENT ' ' � CITY HALL 10300 TORRE AVE vUE • CUPERTINO, CA 95014-3255 (408) 777-3308 • FA X(408) 777-3333 • plannin�C�3cupertino.or� CUPERTINO DESIGN REVIEW COrVIMITTEE STAFF REPORT Agenda Item No. � Agenda Date: December 2, 2010 Applications: EXC-2010-11, R-2010-:?5 Applicant: Dick Fang (Mimi Tsui ) Project Location: 10292 Orange AvenuE Application Summary: 1. R1 Exception (EXC-2010-11) reque�t to allow five (5) foot ground floor side yard setbacks; and 2. Residential Design Review (R-2010-25) request for a new 2,819 square foot, two-story, single family residence; RECOMMENDATION: Staff recommends that the Design Review Committee: Approve the R1 Exception (EXC-2010-11) �u1d Residential Design Review (R-2010 25) per the model resolutions. PROJECT DATA: General Plan Desi ation Low Densi1, 1-5 DU/Gross Acre Zoning Desi ation R1-7.5 Lot Size Gross: 6,53�1 s.f. Net: 6,280 s.f. after 5' dedication Pro osed Allowed Lot Covera e 2,273 s.f. 3�i% 2,826 s.f. 45% Floor Area Ratio 2,819 s.f. 4-�.8% 3,495 s.f. 45% 2�a to 1St Floor Ratio 861/1,958 �.f. 44% 45% 15t Floor Building Setbacks Front: 24' Front: 20' Rear: 40' 9" Rear: 20' Side: 5', 5' �needs exce tion Side:15' combined 2na Floor Building Setbacks Front: 45' Front: 25' Rear: 43' Rear: 25' Side:15',1(I" Side: 25' combined Surchar e: 20' Front/Side Surchar e:10' 2na Floor Exposed Walls 59' of wall� higher than 5 50% of exterior walls not 6' / 124.5' ��rimeter 47 % hi her than 6' Hei ht 25' 28' EXC-2010-11, R-2010-25 10292 ()range Avenue December 2, 2010 Page 2 BACKGROUND: The applicant, Dick Fang (representing the property owner), is proposing to construct a 2,819 square foot, two-story home on an existing Jot located at 10292 Orange Avenue. Typically, two- story projects are approved by the Directc r of Community Development. However, due to existing project lot width constraints, the applicant is requesting an R1 exception for the first floor side setback, which is reviewed and ap proved by the Design Review Committee. Existing Lot The project lot was originally located in he County of Santa Clara's jurisdiction and was annexed into Cupertino in 2004. The lot is substandard in width at 50 feet (about 10 feet less than the R1-7.5 zoning district minimum lot width of 60 feet) with a depth of approximately 130 feet. As a condition of the proposed project, the applicant will be required to dedicate the first five (5) feet of the lot and install a new curl�, gutter, and sidewalk. There are currently four (4) units on the lot which are nonconforming in terms of density. The applicant is proposing to demolish all the existing structures on the lot. DISCUSSION: Side Yard Setback Exceptions The project site is located in the Monta Vis� a neighborhood where there are numerous lots that are substandard in width. Consequently, m�ny of the neighboring homes have substandard side yard setbacks as well. T'he project is locatec in a R1-7.5 zone, which requires a combined 15 foot first floor side setback, with no side less than five (5) feet from the property line. Given the project's lot width constraint, applying the c�rdinance-prescribed ground floor side yard setbacks would not allow for a reasonable front elevation. The applicant is requesting to reduce the fir:;t floor side yard setback by five (5) feet to allow a 40 foot wide house in order to facilitate a ntore balanced front elevation. Only the garage is proposed to encroach five (5) feet into the r. orth sicle setback. The rest of the house on the north side is setback 10 feet from the property lin �. Staff supports the exception because the proposed house is consistent with the predominate p,�ttern of the neighborhood both in terms of massing and setbacks. In addition, the Design Review Corrunittee has approved similar requests in the past. House Design The house is a Mediterranean-inspired de� ign sunilar to many of the new homes built in the neighborhood. The applicant is proposing earth tone colors for the exterior stucco walls and concrete tile roof material. A cultured sto�le veneer is proposed along the base of the house frontage and a decorative carriage-style g�rage door is proposed on the front elevation. See Exhibit A for the color and material sheet. To help mitigate the visual impacts of the house to neighboring properties, the applicant has provided a wood trellis at the north side of the house, breaks in the roofline, and wall offsets to reduce visual monotony. Privacy Protection The applicant proposes to plant privacy g rotection trees and shrubs along the rear and side property lines to screen views from second story windows. The plantings will also help screen EXC-2010-11, R-2010-25 10292 (�range Avenue December 2, 2010 Page 3 the higher first floor plate heights. Three �;3) 24-inch box Arbutus Marina trees are proposed along the rear (east) side property line; si;: (6) 15-gallon Italian Cypress shrubs are proposed along the north side property line; and 11 "l5-gallon Italian Cypress shrubs are proposed along the south side property line. Two (2) second story windows on the north elevation have sill heights five (5) feet from the finish floor. All newly proposed landscaping as part of this project will be subject to the requirements of the W�.ter Efficient Landscape Ordinance. Tree Removals Removals of two (2) non-protected tree species towards the front of the property are proposed as part of the project—one (1) 42" Fir tree and one (1) 34" Pine tree. Due to their large size, staff is recommending that a condition be added to replace each with a new 36-inch box tree. EXCEPTION FINDINGS: Staff recommends that the Design Review C�mmittee approve the project based on the following R1 Exception findings (Section 19.28.110): The literal enforcement of the R1 Ordinan�e will result in restrictions inconsistent with the spirit and intent of this chapter; The project is consistent with the intent of tlie R1 Ordinance in that it minimizes visual impacts to adjacent properties and that it is compatit�le in scale of other homes in the neighborhood. The proposed development will not be injur; ous to property or improvements in the area, nor be detrimental to the public safety, health, and welfare; The project will not be detrimental or injuric�us to property or improvements in the vicinity, and will not be detrimental to the public health, ;�afety, or welfare. The exception to be g�ranted is one that will require the least modification of the prescribed design regulations and the minimum varian,:e that will accomplish the purpose; and The side setback exceptions will result in a r ouse that is comparable in design and scale as others in the neighborhood. The proposed exception will not result in .;ignificant visual impact as viewed from abutting properties The project addresses privacy protection to the adjacent side and rear properties and minimizes visual impacts with a front porch taking up more than 50 percent of the front elevation, articulated rooflines, and wall offsets. Prepared by: George Schroeder, Interi �sist lanner Approved by: Gary Chao, City Plann G� Attachments Plan Set Model Resolutions Exhibit A: Color and material sheet R-2010-25 CITY OF CUPERTINO 10300 T��rre Avenue . Cupertino, ��alifornia 95014 RESOLiJ"ION NO. 297 OF THE DESIGN REVIEW COMI�IITTEE OF THE CITY OF CUPERTINO TO ALLOW A TWO-STORY PERnZTT FOR A NEW 2,819 SQUARE FOOT, TWO-STORY, SINGLIi FAMILY RESIDENCE AT 10292 ORANGE AV ENUE (APN 357-19-030) SECTION I: PROTECT DESCRIPTION Application No.: R-2010-25 Applicant: Dick Fang (Mimi Tsui) Location: 10292 Orange Avenue SEC'I'ION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application to allow a Two-Story Permit for a new 2,819 square foot, two-story, single fa�iily residence. WHEREAS, the Design Review Committee finds that: 1. The project is consistent with the Cupertino General Plan an��plicable speci �c �lans, zoning ordinance, and the purposes of the R1 Ordinance; 2. The granti� of the permit will not result in a cond'tion that is detrimental or i�urious to proper or improvements in the vicini and will not be detrimental to the tiuhlic health, safe , or wel are; 3. The proposed project is harmonious in scale and des�gn with the general neighborhood; and 4. Adverse visual im,pacts 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 Application No. R-2010-25, is hereby approved; and That the subconclusions upon which the findings a:1d conditions specified in this Resolution are based and contained in the public hearing record concerning Ap��lication R-2010-25 as set forth in the Minutes of the Design Review Committee Meeting of December 2, 2010, and a re incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THI: COMMUNITY DEVELOPMENT DEPARTMENT 1. APPROVED EXHIBITS Approval is based on the plan set dated October 1�', 2010 with a revision date of November 17, 2010 consisting of seven (7) sheets titled, "A New Residence for Ms. Mimi Tsui, 10292 Orange Avenue, Cupertino, California" except as may be amended by conditions in this resolution. 2. LANDSCAPE PROTECT SUBMITTAL Prior to issuance of building permits, the applicant shall submit a full landscape project submittal per section 14.15.040 of the Landscaping Ordinance. 3. LANDSCAPE INSTALLATION REPORT A landscape installation audit shall be conducted by a certified landscape professional after the landscaping and irrigation system have been installed. The find ngs of the assessment shall be consolidated into a landscape installation report. Resolution No. 297 R-2010-25 December 2, 2010 Page 2 The landscape installation report shall include, but is not limited to: inspection to confirm that the landscaping and irrigation system are installed as specified in the landscape and irrigation design plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that causes overland flow, and preparation of an irrigation schedule. The landscape installation report shall include the following statement: "The landscape and irrigation system have been installed as specified in the landscape and irrigation design plan and complies with the criteria of the ordinance and the permit." 4. LANDSCAPE AND IRRIGATION MAINTENANC E A maintenance schedule shall be established and submitted to the Director of Community Development or his/her designee, either with the landscape applice tion package, with the landscape installation report, or any time before the landscape installation report is subr.iitted. a) Schedules should take into account water re��uirements for the plant establishment period and water requirements for established landscapes. b) Maintenance shall include, but not be limitf�d to the following: routine inspection; pressure testing, adjustment and repair of the irrigation system; �ierating and de-thatching turf areas; replenishing mulch; fertilizing; pruning; replanting of failed plants; we �ding; pest control; and removing obstructions to emission devices. c) Failed plants shall be replaced with the same o�• functionally equivalent plants that may be size-adjusted as appropriate for the stage of growth of the overal t installation. Failing plants shall either be replaced or be revived through appropriate adjustrnents in water, nutrients, pest control or other factors as recommended by a landscaping professional. 5. TREE REPLACEMENTS The property owner shall be required to plant twc� (2) 36-inch box trees on the property. Prior to issuance of building permits, the property owner shall consult the services of the City's consulting arborist to recommend an adequate tree replacement location on the prope rty. 6. PRIVACY PLANTING The final privacy-planting plan shall be reviewed <<nd approved by the Planning Division prior to issuance of building permits. If existing tree(s) is used for privacy screening, a letter from a certified arborist shall be submitted confirming that the tree(s) is in good con3ition and is appropriate privacy protection in any season. 7. PRIVACY PROTECTION COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures and tree protection requireme»ts, consistent with the R-1 Ordinance, for all windows with views into neighboring yards and a sill height that is 5 feet or less from the second story finished floor. The precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Developmen : Departrnent prior to final occupancy of the residence. 8. ACCURACY OF PROTECT PLANS The applicant/property owner is responsible to verify all pertinent property data including but not limited to property boundary locations, building setbacks, pr��perty size, building square footage, any relevant easements and/or construction records. Any misrepresentati�n of any property data may invalidate this approval and may require additional review. 9. CONSULTATION WTTH OTHER DEPARTMENT� The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requireme�its. Any misrepresentation of any submitted data may invalidate an approval by the Community Develop ment Deparhnent. Resolution No. 297 R-2010-25 December 2, 2010 Page 3 10. EXTERI OR BUILDING MATERIALS/TREATMENCS Final building exterior treatrnent plan (includin;; but not limited to details on exterior color, material, architectural treatrnents and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of buil3ing permits. The final building exterior plan shall closely resemble the details shown on the original approved plans. Any exterior changes determined to be substantial by the Director of Community Development shall require a minor modification approval with neighborhood input. 11. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth h��rein may include certain fees, dedication requirements, reservation requirements, and other exactions. I'ursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statemE nt 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, -eservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to fil� a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legaT y barred from later challenging such exactions. SECTION IV: CONDITIONS ADMINISTERED BY TH�'s PUBLIC WORKS DEPARTMENT 12. ST REET DEDICATION The developer shall dedicate to the City the first fiv�� (5) feet of the property along Orange Avenue. 13. CURB GUTTER, AN D SIDEWALK The developer shall install a new sidewalk, curb, +ind gutter along the frontage of the property to match the existing improvements on each side of the propE rty. Curbs, gutters, sidewalks, driveway approaches, and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 14. TOPO GRAPHIC SURVEY A topographic survey by a registered civil enginE�er will be required along the frontage and to the nearest existing curb and gutter on each side of the propert� as well as to the centerline of the road in order to establish the correct curb and gutter location and grade to m<<tch existing flow patterns. 15.STREET TREE A street tree shall be provided in the public right of way to the satisfaction of the Public Works Department. 16. UNDER GROUNDING OF OVERHEAD UTILTTY LINES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related ordinances and regulations of the City of Cupertino, and shall coordinate with the affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected utility provider and City Engineer. The development plans shall clearly show all utiliiy lines from the house to the street (electric, electric panel, gas, water, sewer). Indicate as new (N) or existing (::). 17. DRAINAGE Drainage shall be provided to the satisfaction of he City Engineer. Pre- and post-development calculations must be provided to indicate whether additional storm water control measures are to be installed. Onsite drainage shall be shown on the site plan with direction and slope percentage. Drainage shall be directed to a new dry well. 18. IMPRO VEMENT AGREEMENT The developer shall enter into a development agre��ment with the City of Cupertino providing for payment of fees, including but not limited to checking and ins��ection fees, storm drain fees, park dedication fees, and fees Resolution No. 297 R-2010-25 December 2, 2010 Page 4 for the undergrounding of utility services. Said agreement shall be executed prior to issuance of construction permits. Fees: Faithful Performance Bond =100% of the Cost of th � Improvements within the right of way. Labor and Materials Bond =100% of the Cost of the Improvements within the right of way. Checking and Inspection Fee =$2,468, or 5% of the �ost of the Improvements within the right of way (whichever is greater). Development Maintenance Deposit = $1,000 Storm Drainage Fee =$400 +/- (based on acreage) Park Fee = $15,750/per additional unit Addition fees may include: If grading quantities exceed 100 C.Y.: Grading Bond =115% of the Cost of the ImprovemE�nts for onsite grading and drainage. Grading Permit Fee =$2,217, or 5% of the Cost of tlie Improvements for onsite grading and drainage (whichever is greater). The fees described above are imposed based or the current fee schedule adopted by the City Council. However, the fees imposed herein may be modifiec at the time of building permit issuance. In the event of said change or fees, the fees changed at that time will reilect the current fee schedule. 19. GRA DING AND IMPROVEMENT PLANS The developer shall contact a registered civil enginE er to design grading and improvement plans. PASSED AND ADOPTED this day of December 2, 201�), at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMITTEE MEMBERS: Chairperson Lee, Miller NOES: COMMITTEE MEMBERS: none ABSTAIN: COMMITTEE MEMBERS: none ABSENT: COMMITTEE MEMBERS: none ATTEST: APPROVED: /s/Gary Chao /s/Winnie Lee Gary Chao Winnie Lee, Chairperson City Planner Design Review Committee Exc-2oiail CITY OF CUPERTINO 10300 T� �rre Avenue Cupertino, ��alifornia 95014 RESOLU�'ION NO. 298 OF THE DESIGN REVIEW COMI�[ITTEE OF THE CITY OF CUPERTINO TO ALLOW A R1 EXCEPTION FC�R FIVE-FOOT GROUND FLOOR SIDE SETBACKS FOR A NEW TWO-STOF.Y HOME LOCATED AT 10292 ORANGE AVENUE (.�PN 357-19-030) SEC TION I: PROTECT DESCRIPTION Application No.: EXC-2010-11 Applicant: Dick Fang (Mimi Tsui) Location: 10292 Orange Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee o:= the City of Cupertino received an application to allow an R1 exception for five-foot ground flo��r side yard setbacks for a new two-story home. WHEREAS, the Design Review Committee fir ds that: 1. The literal e�orcement of the R1 Ordinan,e will result in restrictions inconsistent with the spirit and intent of this chapter; The project is consistent with the inte�lt of the R1 Ordinance in that it minimizes visual impacts to adjacent properties and that it is compatible in scale of other homes in the neighborhood. 2. The proposed development will not be ini�srious t�ropertu or improvements in the area, nor be detrimental to the public safehLalth, an � wel are• The project will not be detrimental c�r injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, or welfare. 3. The exception to be granted is one that wi'1 require the least modi cation of the prescribed design reQulations and the minimum variance th��t will accomplish the purpose; and The side setback exceptions will resul t in a house that is comparable in design and scale as others in the neighborhood. 4. The �roposed exc�tion will not result �n significant visual impact as viewed from abutting properties The project addresses privacy protection to the adjacent side and rear properties and minimizes visual impacts with a front porch taking up more than 50 percent of the front elevation, articulated rooflines, and w�ill offsets. Resolution No. 298 F,XC-2010-11 December 2, 2010 Page 2 NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the Application No. EXC-2010-:.1, is hereby approved; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing r��cord concerning Application EXC-2010-11 as set forth in the Minutes of the Design Review C'ommittee Meeting of December 2, 2010, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTF RED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the plan set dated ()ctober 12, 2010 with a revision date of November 17, 2010 consisting of seven ('� sheets titled, "A New Residence for Ms. Mimi Tsui, 10292 Orange Avenue, Cupertino, California" except as may be amended by conditions in this resolution. 2. EXCEPTION APPROVAL R1 Exception approval is hereby granted to allow five-foot ground floor side yard setbacks for a combined first story side setback of :en (10) feet. 3. ACCURACY OF PROTECT PLANS The applicant/property owner is respon�ible to verify all pertinent property data including but not limited to property boundary lo�:ations, building setbacks, property size, building square footage, any relevant eas��ments and/or construction records. Any misrepresentation of any property data may invalidate this approval and may require additional review. 4. TREE REPLACEMENTS The property owner shall be required tc plant two (2) 36-inch box trees on the property. Prior to issuance of building permits, th�� property owner shall consult the services of the City's consulting arborist to recommen3 an adequate tree replacement location on the property. 5. EXTERIOR BUILDING MATERIALS/TREATMENTS Final building exterior treatment plan (in�luding but not limited to details on exterior color, material, architectural treatments and/ oY embellishments) shall be reviewed and approved by the Director of Community Develop ment prior to issuance of building permits. The final building exterior plan shall c1osE ly resemble the details shown on the original approved plans. Any exterior changes determined to be substantial by the Director of Community Development shall require � minor modification approval with neighborhood input. Resolution No. 298 F,XC-2010-11 December 2, 2010 Page 3 6. CONSULTATION WITH OTHER DEPA]ZTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for �,dditional conditions and requirements. Any misrepresentation of any submitted dat�� may invalidate an approval by the Community Development Department. 7. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set Eorth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditic�ns 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 !�0-day approval period in which you may protest these fees, dedications, reservations, ancl 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 Sectio:l 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this day of Decer.lber 2, 2010, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMITTEE MEMBERS: Cha: rperson Lee, Miller NOES: COMMITTEE MEMBERS: nonf� ABSTAIN: COMMITTEE MEMBERS: nonc� ABSENT: COMMITTEE MEMBERS: nonE� ATTEST: APPROVED: /s/Gary Chao /s/Winnie Lee Gary Chao Winnie Lee, Chairperson City Planner Design Review Committee a ��. 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