.02 R-2006-27 Kevin Chiang
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Owner:
Property Location:
R-2006-27, RM-2006-22
Kevin Chiang
W en- Ting Lai
10535 Cypress Court
Agenda Date: October 10, 2006
Application Summary:
Appeal of a Director of Community Development decision approving a
Residential Design Review for a new 3,725 square foot, two story residence and a
Minor Residential Permit for a 12'-6" rear yard setback for the single story
portion of the residence.
RECOMMENDATION:
Planning Commission options:
1. Deny the appeal and uphold the decision of the Director of Community
Development as proposed; or
2. Uphold the appeal and/ or modify the Director's decision.
BACKGROUND
On June 16, 2006, the Director of Community Development approved application
R-2006-27 & RM-2006-22 based on the plan set entitled, "New Liao Residence, 1-
10535 Cypress Court, Cupertino, CA." The application consisted of a new 3,725.
A minor residential permit is required when the rear-yard setback is less than 20
feet. The appellants, Ching Hwang & Edna Hansen (10521 Cypress Drive and
10546 Cypress Court, respectively) are appealing the Director's decision.
DISCUSSION
Appellants
The appellants are appealing the approval based on the following reasons (see
attached Appeal Form):
1. Size and the style of the architecture represent a major departure and
divergence from the current neighborhood.
2. The direct line of sight from the proposed second story windows to the
adjacent property bedrooms is an intrusion of privacy.
3. The Planning Department's approval can not be supported by Section
19.28.130 of the R1-a Ordinance, specifically:
1
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a. N.1.c - "the project is generally compatible with the established
pattern of building forms, building materials and designs of homes
in the neighborhood,"
b. N.1.e - "Significant adverse visual and privacy impacts as viewed
from adjoining properties have been mitigated to the maximum
extent possible."
Staff
Neighborhood Compatibility
The proposed house is compatible with the neighborhood. Even though the
project maximizes the allowable floor area ratio (45%), the design and the
appearance of the house does not appear overly massive and all four sides of the
house are well articulated. The entry height, roof design, material (wood
siding/ stone/ stucco) and the overall architectural style of the propose house
have been inspired by the existing neighboring homes.
Privacy Intrusion Considerations
According to the R1 Ordinance, all new second story windows with a sill height
of 5 feet or lower shall be screened of potential views into adjacent neighboring
yards with City approved privacy screening trees/shrubs or the windows shall
be fixed with obscured glass. High windows (sill height greater than 5 feet) are
exempt from this requirement. Since the proposed house is a corner lot with two
street frontages, it only has two sides facing adjacent residential homes as
opposed to three potential sides on an interior lot. The applicant has submitted
a privacy planting plan indicating the 30 degree cone of vision from the new
second story windows and City approved privacy screening trees along the rear
and right property lines. As a condition of approval, a covenant will be recorded
on the property to require the preservation and maintenance of these trees.
In addition, the applicant has agreed to reduce and raise three of the rear facing
. bathroom windows to the maximum extent possible to address the appellant's.
concerns (please see attached revised drawings). Staff believes that the proposed
project has met the letter and the intent of the City's Privacy Ordinance and has
mitigated any potential privacy intrusions to the maximum extent possible.
Section 19.28.130 (R1-a)
Section 19.28.130 cited by the appellants in the appeal form pertains to properties
located in R1-a zones only. The proposed project is zoned Rl-7.5
and is governed by the standard R1 regulations and not by the R1-a regulations.
The approval findings that pertain to the proposed project are as follows:
Section 19.28.100 (N)
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1. The project is consistent with the Cupertino General Plan, any applicable
specific plans, zoning ordinance and the purposes of this title.
2. The granting of the permit will not result in a condition that is detrimental
or injurious to property or improvements in the vicinity, and will not be
detrimental to the public health, safety or welfare.
3. The proposed project is harmonious in scale and design with the general
neighborhood.
4. Adverse visual impacts on adjoining properties have been reasonably
mitigated.
Based on the previous discussion in this staff report, the project satisfies all of the
above findings.
Submitted by: Gary Chao, Associate Planner
Approved by: Steve Piasecki, Director of Community Developmenh]~-e ~cA/
ENCLOSURES . ~
Appeal Form with petitions attached
Exhibit A: Petitions of support submitted by the applicant
Exhibit B: Letters of support submitted by the applicant
Approved Plan Set
Revised Plan Set
Color Rendering
3
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Exhibit A
APPEAL
f{i5) IE IC IE B W IE ,/R) .
Ifl]j JUN 3 0 aq U!J
CUPERTINO CITY CLERK
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
(408) 777-3223
CUPElQlNO
1.
Application No.
R-2006-27
2.
3.
Applicant(s) Name:
Appellant(s) Name:
Kevin Chiang/Liao Residence. 10535 Cypress Court
Ching Hwang. Edna Hansen. et al
Address
10521 CYlJress Dr. 10546 CyPress Court. Cupertino
Phone Number
650-559-8168
Email
_ chwang_ 02@yahoo.com
4. Please check one:
X Appeal a decision of Director of Community Development
o Appeal a decision of Planning Commission
5. Date of determination of Director or mailing of notice of City decision:
_June 16, 2006
6. Basis of appeal:
The huge size and ostentatious style of the architecture represent a major departure and
divergence from the current neighborhood. And the direct line of sight from its second-
floor windows to the adjacent property bedrooms is an objectionable intrusion of privacy.
The Planning's current approval of the plan cannot be supported by 19.28.130
Development (Rl-a), specifically:
Paragraph N.l.c: "The project is generally compatible with the established pattern of
building foims, building materials and designs of homes in the neighborhood."
Paragraph N .1.e: "Significant adverse visual and privacy impacts as viewed from
adjoining properties have been mitigated to the maximum extent possible."
n the attached signature sheet
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Please comp ete form, 'nclu appeal fee of$145.00, and return to the attention of the
City Clerk, 10300 Torre Avenue, Cupertino, (408) 777-3223.
tlAf
We the undersigned are hereby making an appeal to the Cupertino City Planning
regarding the plan at 10535 Cypress Court:
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We the undersigned are hereby making an appeal to the Cupertino City Planning
regarding the plan at 1 0535 Cypress Court:
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Petition in support of two story project listed below.
We support the proposed two story project as designed or planned located at
10535 Cypress Ct. Cupertino, CA. 95014 and supports the City's decision in
approving it.
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Petition in support of two story project listed below.
We support the proposed two story project as designed or planned located at
10535 Cypress Ct. Cupertino, CA. 95014 and supports the City's decision in
approving it.
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approving it.
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Petition in support of two story project listed below.
We support the proposed two story project as designed or planned located at
10535 Cypress Ct. Cupertino, CA. 95014 and supports the City's decision in
approving it.
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Petition in support of two story project listed below.
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approving it.
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Exhibit B
To: Cupertino City Council
Re: Permit for Lai residence (Kevin Chiang)
#R-2006-27, RM-2006-22
From:
Heather Cumine
10561 Cypress Ct
Cupertino CA 95014
255 3296
Elizabeth & Sam MacNeal
10571 Cypress Ct
Cupertino CA 95014
252 0781
Date: 10/01/06
Our neighbors, Steve and Tammy with their young daughters Sydney and
Adrienne, are hoping to renovate their forty- six year old residence at Cypress Court.
Sam and Elizabeth have lived here for all of those forty-six years. They have
watched 'many of our neighbors come and go. Heather has been at Cypress Court
for twenty-eight years. We have welcomed and said goodbye to many
Cypress Court residents.
Steve and Tammy have diligently followed he city's planning department
advice and cooperated with them to make changes to their original plans. Our
homes are old and remodeling should be encouraged.
We support the Lais in their efforts to improve our neighborhood. Please
reward Steve and Tammy for their hard work and enthusiasm by approving their
permit.They are our future citizens of Cupertino.
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Sincerely, ,
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RECEIVED 1
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BY:
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Santosh Hambir
10541 Cypress Ct
Cupertino CA 95014
(408) 973-8875
October 1, 2006
Cupertino Planning Commission
Cupertino CA 95014
Sub: House project at 10535 Cypress Ct, Cupertino.
Respected Planning Commission Members,
I support my neighbor's house project mentioned in the subject. I think it is good for the
neighborhood and will improve the same. I request you to do the needful to approve this
project.
Thanking you,
Yours truly,
ktJ.
Santosh Hambir
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To: Cupertino City Planning Commission:
From: Frank Fong
19920 Merritt Dr.
Cupertino, CA 95014
Tel: 242-9439
I am a neighbor of the Lai residence at 10535 Cypress Court. The house project that the
Lai family proposed will improve the beauty and value of the neighborhood. There will
be no negative traffic impact resulted from the project. In long run, it will indirectly
benefIt the whole neighborhood and the city financially. I fully support it and urge your
approval of this project ASAP.
Truly yours
ckA-~'-~.
Frank Fong
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To: Planning Commissioners of City of Cupertino
Dear Commissioners,
I am in support of the construction of the two story home on 10535 Cypress
Ct. Cupertino, CA. 95014
The home is beautifully designed and it uses design elements and materials
that blend with the neighborhood.
I believe it's great for the neighborhood it improve the community and the
city. I urge for your approval of this project.
Thanks You,
Name
Linda Chia
Phone
408.252.5116
address
20010 Forest Avenue
Cupertino, CA 95014
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Attn: Cupertino City Planning Commission
I have known and lived near the Lai family for many years. I have seen and
have had the opportunity to review the proposed house reconstruction
project at 10535 Cypress Court. I strongly feel that the benefits and overall
visual impact to the neighborhood would be dramatic. The plan is well
designed and well thought out. We need more families like the Lai family
taking the initiative to make these vast improvements to their properties thus
positively impacting the entire community.
I strongly support this project and fully recommend the planning
commission's approval.
Regards,
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Kev' Bennett
10247 Will Court
Cupertino, CA 95014
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To: Planning Commissioners of City of Cupertino
Dear Commissioners,
We support the proposed construction of a two story home on 10535 Cypress
Ct. Cupertino, CA, 95014
As a long time resident of Cupertino I see the city is constantly under
development, there are many homes in this area that are being rebuild. The
renovation of this house and approving this project will improve the City of
Cupertino. Please take this petition into your consideration and your support
will be greatly appreciated.
Thank You,
G lendy Shen
20805 Hanford Drive
Cupertino, Ca 95014
(408)318-3064
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To: Planning Commissioners of City of Cupertino
Dear Commissioners,
As a resident of the City of Cupertino, I support the building of Lai's resident
on 10535 Cypress Ct. Cupertino.
I believe resident that want to improve and develop their property should be
encourage and approve.
The home looks beautiful and fit well with the neighborhood. It will help
improve the property value in the area. Neighbors that willing to spend the
time, money and effort in home improvement should be strongly encourage.
I strong urge the commissioners for your approval of this project.
Thanks You,
Hsiu-Mei Shih
/1fli~ ~ %I'l_
408-725-8666
10266 plum tree lane Cupertino, CA 95014
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To: Planning Commissioners of City of Cupertino
Dear Commissioners,
We support the proposed construction of a two story home on 10535 Cypress
Ct. Cupertino, CA, 95014
As a long time resident of Cupertino I see the city is constantly under
development, there are many homes in this area that are being rebuild. The
renovation of this house and approving this project will improve the City of
Cupertino. Please take this petition into your consideration and your support
will be greatly appreciated.
Thank You,
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Naomi Hsueh
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(408) 725-1829
1255 Poppy Way
Cupertino, CA 95014
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To: Planning Commissioners
I'm writing in support of the two story home construction project located at 10535
Cypress Ct. Cupertino, CA. 95014.
As the resident of the City of Cupertino. I'm in favor of neighbors who are building,
remodeling and beautify their residence in the city.
The city is in the transition and most of the homes in the city were built in the 60s' .
Residents that want to rebuild or upgrade their property should be encouraged and
approved.
I ask for the city and the commissioners in support and approving this project.
Thanks You,
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Jerry Shu .
408.666.6872
20379 Bollinger Rd.
Cupertino, CA. 95014
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To: Planning Commissioners of City of Cupertino
Dear Commissioners,
We support the proposed construction of a two story home on 10535 Cypress
Ct. Cupertino, CA, 95014
As a long time resident of Cupertino I see the city is constantly under
development, there are many homes in this area that are being rebuild. The
renovation of this house and approving this project will improve the City of
Cupertino. Please take this petition into your consideration and your support
will be greatly appreciated.
Thank You,
711ti'M"CiJi h lJa-t0
Man-Chii1Hsu
(408)832-3095
1122 Steeple Chase
Cupertino, CA 95014
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DRAWING
ARCHITECTURAL:
PLAN INDEX:
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@ fR.ONT ARt.A ... 'A''l.20 "'" r 540
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REVISIONS
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__""'_M_~_~::-:LJ.!~2L9(~~"=~.,,,_.~....._~ @BLDG,ENVELOPDIAGRAM
/' Q SCALE: 11/16"=1'-0"
104.4
THIS IS A BUILDING PERMIT APPLICATION FOR A NEW lWO-STORY SINGLE FAMILY HOUSE TO REPLACE AN
EXISllNG .ONE-S10RY OLD BUILDING.
1. LOT SIZE a "'B,275 S.F. APNH
2. BUILDING HEIGHT = TWO-STORY, MAX. 28' HT. ~-'~-i'-=~---""",-:-~-,--,~ __ _~.___
3, TOlAl GROUNO '" 2ND FLOOR LMNG AAEA - 3,065 5.F. GAR,.j;E- -'.sil-'s,,: -t:' " T f~'
TOTAL GROUND FlOOR WI LIVING &: GARAGE AREA ... 2.570 S.F. / '
4-. BUllDINIj; FLOOR MEA: GROUND FLOOR "" 2,120 S.F.
SECOND FlOOR ... 1,155 S.F.
GARAGE = 450 S.F.
TOlAL = 3,725 S.F I r
S. A. FLOOR AREA RATIO (FAA) = 3,725 5 F /B,275 SF - 45% LtS-Y-;
B. BUILOING COVERAGE"" 2,570 S.F./B,275 SF", 31~ ......."=<...-:.::;;::;-.:::-:----__
C. 2NO FtR. OVER GRO. FLR. RAllO - 1,155 SF /(2120+450) SF. _ 45% ~
O. 0) FRONT YAAO AREA = 1540 SF.
b) nRNEWAX (:ONC. COVER = DRIVEWAY SF. + ENT. PATIO SF = 632 + 51 .. 683 Sf'.
c:) RATIO OF HARD SURFACE = b/o = 68..3 + 1540 = 44~ < 50~ = OK.
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VICINITY MAP LOCATION MAP
PROJECT INFORMATION
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S. SETBACK LINES,
FRONT:
REAR:
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TO- STREET,
GROUND FLOOR'
25'-0'
16'-6"
9'-6"
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51YRACIFWA (TO RfMAJN)
CYPRESS DRIVE
@AREA ])IAGRAM
7'. APPLICABLE C~RRENT CODES '" REGULAllONS,
1997 uec. 1009 NATIONAL ELECTRICAL CODE. 2000 PLUMBING AND MECHANICAL CODE, AND STATE
ENERGY CONSERVAJION STANOAAOS AS CONTAINED IN THE 2001 STATE BUILOING CODE. TITLE 24.
CALIFORNIA ADMINISTIRATlVE CODE AND APPLICABLE MUNICIPAL REGULA110NS.
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GROUND El.00R ... 2,120 S.F.
SECOND: FLOOR = 1,1-55 S.F.
GARAGE ~ 450 S.F.
TOTAL BUILDING = 3,725 S.F.
FLOO~ AREA
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I. TOTAL UNEAR EXPOSED EXTERIOR WAlL OF 2ND FLOOR = 147'-0'
2. TOTAL UNEAR EXPOSED EXTERIO~ WAlL OF 2NO FLOOR MORETHAN 6' HT. _ 71'-0'
3. TOTAL LINEAR EXPOSED EXTERIOR WAlL OF 2NO FLOOR lESS THAN 6' HT. = 76'-0".
4. !lATIO OF LINEAR EXPOSEO OOERIOR WAlL OF 2NO FLOOR MORE THAN s' HT.
= (2) + (1) = 48.30% <. 50% = OK.
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~. T01.. GflOUNO 4< 2ND FLOOR LMNO ..1:10 . M~S V. (;ARIoGE,.50 S.r,
r01AL CROUNll FLOOR WI LIVING ... CAIlAllE AREA . 2.570 S.F.
.. 8VILtIING FLOOA AIlEA: GRQI,INO FlOOR . 2.120 5.r.
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5. ., fLOOR APEA RAllO (FAll) . 3.725 S.F./U78 s.r. . .5lP;
B. 8V~0ING COVE...GE . U70 5.F./8,275 S.F. . 31lP;
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