HomeMy WebLinkAboutPC Summary 12-12-06
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To:
Mayor and City Council Members
From:
Steve Piasecki, Director of Community Development
Date:
January 4, 2007
Subj:
REPORT OF PLANNING COMMISSION DECISIONS MADE
December 12, 2006
Chapter 19.32 of the Cupertino Municipal code provides for
a eal of decisions made b the Plannin Commission
1. Application
TR-2006-17, Gaurav Banga, 21140 Grenola Drive
Description
Tree removal of and replacement of six privacy protection trees for an existing single-
family residence
Action
The Planning Commission approved the application on a 4-0 vote.
The ten day-calendar day appeal will expire on December 23, 2006.
Enclosures:
Planning Commission Report of December 12, 2006
Planning Commission Resolution No. 6432
2. Application
U-2006-12, ASA-2006-21, TM-2006-11, George Adzich, 21891 Granada Avenue
Description
Use Permit and Architectural and Site Approval for a two-story, 5,208 square foot
single-family residence in a planned development zoning district.
Tentative Map to subdivide a 19,842 square foot parcel into two parcels, 9,498 square
feet and 6,731 square feet respectively, plus street dedication.
Action
The Planning Commission approved the application on a 5-0 vote.
The fourteen day-calendar day appeal will expire on January 17, 2007.
Enclosures:
Planning Commission Report of December 12, 2006
Planning Commission Resolution No. 6433,6434 and 6435
Approved Exhibits
3. Application
U-2006-11, ASA-2006-23, EXC-2006-11, Janet Lau (Medion Restaurant), 19628 Stevens
Creek Blvd
Description
Use Permit for a full bar at a proposed restaurant at Marketplace Shopping Center.
Architectural and Site Approval for minor exterior changes to provide outdoor seating.
Sign Exception to allow a sign (statue) to exceed the number and height of allowed signs
for a proposed restaurant at Marketplace Shopping Center.
Action
The Planning Commission approved the application on a 5-0 vote.
The fourteen day-calendar day appeal will expire on January 18, 2007.
Enclosures:
Planning Commission Report of December 12, 2006
Planning Commission Resolution No. 6436, 6437 and 6438
Approved Exhibits
g:planning/Post Hearing/summary to cc121206
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Owner:
Property Location:
TR-2006-17
Gaurav Banga
Gaurav Banga
21140 Grenola Drive
Agenda Date: December 12, 2006
Application Summary:
Tree removal of and replacement for six privacy protection trees for an existing single-
family residence.
RECOMMENDATION:
Staff recommends that the Planning Commission:
1. Approve the retroactive tree removal and replacement according to the model
resolution
BACKGROUND:
The Planning Department was contacted in September 2006 regarding removal of
privacy protection trees on the subject property. These trees were identified as part of
the privacy protection trees for a new 6,184 square foot, two-story residence that was
approved in 2003 and subsequently constructed by a previous property owner. The
residence includes a second-story, rear balcony (see Exhibit A, approved plans).
Staff contacted the current property owner, Gaurav Banga, and confirmed the tree
removal. Mr. Banga was not aware that the trees were protected, and states that he was
informed that the trees were unhealthy and in one case, unsafe (see Exhibit B). Mr.
Banga replaced them with 10 Italian Cypress trees (See Exhibit C photographs). Mr.
Banga applied for the tree removal permit, and states he will comply with whatever
additional steps (if any) are necessary.
DISCUSSION:
The six removed trees were:
Two coast redwoods: 12 inches in diameter, 20-foot canopy spread
Four Monterey pines: 14, 16, 22 and 24 inches in diameter, 20, 24, 30 and 50 foot
canopy spreads
The removed trees provided significant privacy protection due to their large canopies
as noted above, and as shown on the aerial (Exhibit D). The photographs of the new
Italian Cypress trees show that they do not provide any privacy protection because they
are narrow and are lower than the fence line. Italian Cypress trees are permitted as
privacy protection trees in the R1 ordinance. Maximum height is stated as 60 feet and
I-I
TR-2006-16
Page 2
~overnber14,2006
spread is 3-6 feet. Planting distance is 5 feet. The City arborist reviewed the tree
removal and replanting and stated that Italian Cypress trees do not produce an effective
screen when planted in a single row, but are effective when planted about 4 feet on
cent~r in two or three rows, alternating between gaps. He also suggests redwood and
deodar cedar as replacement trees (see Exhibit E).
The City arborist's report provides equivalent values of replacement trees, resulting in
four 36" box, six 24" box and three fifteen-gallon replacement trees. Staff recommends
that six - 36" box redwood or deodar cedar trees be replanted in the area where the
trees were removed, instead of the Italian Cypress. Staff does not recommend more
than six due to the eventual height and spread of the replacement trees, and to the fact
that they replace six trees. Deodar cedars have a height of 80 feet at maturity, a spread
of 40 feet and a recommended planting distance of 20 feet. "
Prepared by: Ciddy Wordell, City Planner
Approved by: Steve Piasecki, Community Development Directo~
Enclosures:
Model Resolution
Exhibit A: Approved Plans
Exhibit B: Applicant's site plan and reasons for removing the tree
Exhibit C: Photographs of replacement trees
Exhibit D: Aerial prior to tree removal
Exhibit E: Arborist Report from Barrie D. Coate & Associates dated November 20,2006
G: \ Planning \ PDREPORT\pcTRreports \2006 \ TR-2006-17,doc
1- :;2
TR-2006-17
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING
THE REMOVAL AND REPLACEMENT OF SIX PRIVACY PROTECTION TREES
LOCATED AT 21140 GRENOLA DRIVE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TR-2006-17
Gaurav Banga
21140 Grenola Drive
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
to approve the removal six privacy protection trees; and
WHEREAS, the six trees are specimen protected trees subject to Chapter 14.18 of the
Municipal Code, pertaining to Heritage and Specimen Trees; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, application for Tree Removal 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 record concerning
Application TR-2006-17, as set forth in the Minutes of the Planning Commission
Meeting of December 12, 2006 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVAL ACTION
Approval is granted retroactively for the removal of six privacy protection trees (two
redwood trees, four Monterey pine trees).
1-3
Resolution No.
Page 2
TR-2006-17
December 12, 2006
2. TREE REPLACEMENT
Six 36" -box deodar cedars or redwood trees shall be replanted in the general area of
the six removed trees. The trees shall be planted within 60 days of this approval
date, unless circumstances prevent replanting within 60 days, such as availability of
the tree or weather conditions, as determined by the Director of Community
Development. The property owner shall be responsible for the purchase cost,
installation and warrantee of the replacement tree.
3. TREE COVENANT
A covenant shall be recorded that identifies the replacement trees as a protected tree.
Prior to recordation, the covenant shall be reviewed and approved by the Director of
Community Development.
4. 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) (I), 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 12th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
AYES:
NOES:
ABST AIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Cupertino Planning Commission
G: \ Planning \ PDREPORT\ RES \ 2006 \ TR-2006-17res.doc
I-tf
~~,..'."",'l).;:N",..'..".".:,t,."",:..I""
JII,f'~'L
':'," d}
<~r-'
CITY OF
CUPERJJNO
Exhibit A
10300 Torre Avenue
Cupertino, California 95014
Telephone: (408) 777-3308
FAX: (408) 777-3333
COMMUNITY DEVELOPMENT
December 5, 2003
Memarie Associates, Inc.
12201 Saratoga-Sunnyvale Road, Suite D
Saratoga, CA 95070
SUBJECT: DESIGN REVIEW COMMITTEE ACTION LETTER - Application R-2003-15
This letter confirms the decision of the Design Review Committee, given at the meeting
of December 3,2003, approving a new 6,184 square foot, two-story residence with a 39%
floor area ratio and a second story deck exception, located at 21140 Grenola Drive,
according to Resolution No. 129
Please be aware that if this permit is not used within one year, it shall expire on
December 3, 2004.
Also note that an appeal of this decision can be made within 14 calendar days of the
decision. If this occurs, you will be notified of a public hearing, which will be
scheduled before the City Council.
Sincerely,
.<;J
<<-~2ibv CitL~- / ~t/
Peter Gilli
Senior Planner
Enclosures:
Resolution No. 129
Cc: Mr. and Mrs. Chen, 21140 Grenola Drive, Cupertino 95014
G:planning/DRC Committee/action letter R-2003-15
Printed on Recycled Paper
1-5
R-2003-15
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 129
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING
A NEW 6,184 SQUARE FOOT TWO-STORY RESIDENCE WITH A 39% FLOOR AREA
RA no AND A SECOND STORY DECK EXCEPTION.
SECTION II: PROTECT DESCRIPTION
Application No.: R-2003-15
Applicant/Owner: Memarie Associates (Chen)
Location: 21140 Grenola Drive
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertno received an
application for a special permit and second-story deck exception, 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 findings can be met;
1. The project will be consistent with the Cupertino Comprehensive General Plan,
any applicable specific plans, zoning ordinances and the purposes of this title.
2. The granting of the special 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 addition is harmonious in scale and design with the general
neighborhood.
4. The proposed addition is consistent with design guidelines approved by the City
Council.
5. The proposed addition will not result in significant adverse visual impacts as
viewed from adjoining properties.
6. The proposed second story deck is designed such that it decreases privacy
intrusion to adjoining properties to the greatest extent.
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-2003-15, 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 record concerning Application
I--~
Resolution No. 129
Page 2
R-2003-15
December 3, 2003
----------------------------------------------------------------
----------------------------------------------------------------
R-2003-15 as set forth in the Minutes of the Design Review Committee Meeting of
December 3,2003, 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: "New Two Story House," dated July 25,
2003, except as amended by this resolution.
2. PRIV ACY 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
requirements. The precise language will be subject to approval of Planning staff.
Proof of recordation must be submitted to the Community Development
Department prior to final occupancy of the residence.
3. 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 3rd day of December 2003, 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:
ABST AIN:
ABSENT:
COMMISSIONERS: Commissioner Miller and Acting Chairperson Wong
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS: Chairperson Saadati
ATTEST:
APPROVED:,
. I sl Ciddy Wordell
Ciddy Wordell
City Planner'
I sl Gilbert Wong
Gilbert Wong, Acting Chairperson
Design Review Committee
/-'1
3
Design Review Committee
December 3, 2003
Architectural and Site Approval for exterior building and landscaping changes to
an existing restaurant, including an outdoor patio.
Design Review Committee decision final unless appealed.
Staff Presentation: Colin Jung, Senior Planner, briefly q.escribed the project. Mr.
Caml.on has reviewed the project and additional landscaping will make the area more
attractive. Staff recommends approval.
Commissioner Miller and Acting Chairperson Wong discussed parking and
landscaping. Mr. Jung stated that a parking study has been performed.
Charles Ramm, architect, stated that he has worked with Mr. Jung was available to
answering any questions.
MOTION:
SECOND:
ABSENT:
ABSTAIN:
VOTE:
Commissioner Miller moved to approve ASA-2003-05.
Acting Chairperson Wong
Chairperson Saadati
None
2-0
4.
Application:
Applicant:
Location:
R-2003-15
Memarie Association, Inc.
21140 Grenola Drive'
Residential Design Review of a new, two-story 6,184 square foot two-story
residence and a second story deck exception.
Design Review Committee decision final unless appealed.
Staff Presentation: Peter Gilli, Senior Planner, briefly described the project and stated
that the project conforms to the ordinance. Privacy screening is provided for all twO-
story windows and decks that have views into neighboring yards. Staff recommends
approval.
Mr. Wong asked about the concrete driveway along the side of the four-car garage. Mr.
Cilli explained that the first part of the driveway will be interlocking pavers on
aggregate base and the second part in the back will be concrete.
Jessica Rose, 10410 Ann Arbor Avenue, read a letter regarding her family's concerns
about the size and appearance of the proposed home.
\,-6
4
Design Review Committee
December 3,2003
Discussion continued regarding the bulk and mass of neighboring homes and privacy
protection measures.
MOTION:
SECOND:
ABSENT:
ABST AIN:
VOTE:
Commissioner Miller moved to approve R-2003-15.
Acting Chairperson Wong
Chairperson Saadati
None
2-0
5.
Application:
Applicant:
Location:
R-2003-16
Theodore A. Smith (Houlsby residence)
10255 Mira Vista Road
Residential Design Review for a first and second story addition resulting in a
floor area ratio of 41 %, an exception for visible second story wall heights and a
second story deck exception.
Design Review Committee decision final unless appealed.
Staff Presentation: Peter Gilli, Senior Planner, briefly described the project and
explained that it originally started with building permit review and through the plan
check process certain issues were identified that caused the project to need design
review approval. Mr. Gilli stated that the main concern was how to approach the
enclosure of the deck iri the back of the home.
Mr. Miller asked about the extra planting. Mr. Gilli stated that extra planting might be
needed along the rear and the rear part of the sides. Discussion continued about
privacy protection.
Dennis Houlsby, owner, explained that he submitted to building in July and worked
with Planning in August and removed the deck. Mr. Houlsby stated that if he had
known the recommendations sooner, he could have worked on them sooner.
Regarding the deck, Mr. Houlsby explained that it was designed above the existing
patio as a cover. There is already planting in the back and will plant 6 additional trees if
necessary. He would like the wall and to keep the second story deck to help shield the
heat.
John Klein, 10236 Palo Vista Road, was curious about the project and wanted to look at
the plan set.
Linda Klein, 10236 Palo Vista Road, asked what the side and rear setbacks were for
homes.
I-~
;'-~-::--,- ;:::-::-:-,::0:,,-- -. ~~:;::~-::-::=::,' :"::;,\
I f-'-::: E"'i .t. ,~, 1.1 ~ ',..( ~---I"
.-.. ''''_''''_.'"_ ".. ._' ,J. ~ ,-'d _
! OCT 3 1 2003
[.
NE~ T~O STORY HOUSE
21140 GRENOLA DRIVE
CUPERTINO, CA '15014
~ Pl..ANNIN~ DEPAF(.TMENT
SHEET INDEX
A-~
..0.-"1
A-iZ'2
A-I
..0.-2
..0.-3
..0.-4
A-S
..0.-6
..0.-'
A-ll
..0.-'"
L14>
LI.I
COVER 5I-lEET
AREA CAL.CUL.ATION
SECOND FLOOR WALL CALCUl.A TION
SITE PLAN
FIRST FLOOR F1.AN
SECOND FLOOR PLAN
EXTERIOR ELEvATIONS
EXTERIOR ELEvATIONS
aJILDINa. SECTIONS
aJILDINa. SECTIONS
aJILDINa. SECTIONS
1'<OOF PLAN
PRIVACY PLAN
PLANTING PLAN
o PF(.El..IMINAR'T"
(NOT rOF(. CONSTRUCTION)
~ DE:SI~N REV'E"'" SU6MITTAl.. 0 6Ull..DIN~ DEPAF(.TMENT
o Pl..AN CHECK SU6MITTAl..
D AFPF(.OVE:D rOF(. CONSTRUCTION
CONSUL T ANTS
~ MR . MRS. Cl-EN TEL, (4iZ'!l) 2SS-6SS6
2114e GI<ENOLA DR. FAX, (~ll) 2SS-iZ'662
CUpeRTINO. CA '='S"14
AI'lCI-lITECTURAL., MEMARlE ASSOC. INC. TEL, (4iZ'!l) ",,,,,,-n44
122"1 SARATOGA- FAX, (4iZ'!l) "''''''-1'42
SUNNTvALE RD. STE 'D"
SARATOGoA CA '='S"'"
CIVIL ENarINEEf'!, eMF' ENCioINEERING TEL, (~ll) 314-4!llZ>6
1211 FAI<K AVENUE .2"1l FAX, (~ll) 211'-!l6311')
SAN JOSE CA. '='&126
SOIL ENGINEEf'!, ALLIANCE !:NY. . TEL, (4iZ'!l) ""II')-!l6!lS
SOIL ENCioINEERING TEL, (4iZ'!l) ""II')-!l6!l!;
14lZ>iZ' COLEMAN AYE.
SUIT CI6-F
SANTA CLARA. CA ~II')
LANDSCAPE, REED ASSOCIATES TEL, (~ll) 481-""'211')
LANDSCAPE FAX, (~ll) 4&1-'="'22
ARCI-lITECTURE
4" S. T AAFT'E STREET
SUNNYvALE. CA ~!l6
NET PAI'!CEL SIZE
BUILDINGI SQUARE FOOT AG.E
FIRST FLOOR (INCLUDE GAR.AG.E AND.
ACCESSOR"r STl'<lJCTlJRES) i
SECOND FLOOR (INCLUDE FIRST I
FLOOR AREA W1TI4 CEU_INa. l-Ela.l4TS i
OYER IS FEET) ;
Sf'COND STORT WALL PERIMETER ~
SECOND FLOOR WALLS WIT14 Y1SI6LE.'
WALL I4EIari-lTS OYER 6 FEET ~,
R.l.TIO OF SECOND FLOOR AREA TO FIRST
FLOOR AREA C3~ MAXIMI.M) ~
FLOOR AREA RATIO (4S" MAXIMUM) \:~
4.....:t.;,;;.::J:.::I::.:~ :'::::-;:::'~'i~::: :::~'.- -.::.._~ ;;. '-1'
PROJECT DATA
A.P.N.:
LOT SIZE:
ZONINiS:
MAX. HT.:
ALL.OHA6L.E A~A,
"T'YPE OF OCCUP ANC.,...,
"T'YPE OF CONSTRUCTION,
jSUlLDINiS HEliSHT:
P~-ECT ADD~SS:
9:;;~-2e-060
16,092 S.F.
~-I-IO
2e'-0"
1.:214 S.F.
~S/ UI
Y-N
00'-00"
21140 iS~NOLA DR.
CUPERTINO, CA GfSOl4
EXISTINiS PROPOSI:r2
16-"32 SF.
1,i&'='S.3'" SF. 6.1!l4.33 SF.
l,i&'='S.3'" SF. 4,!>&22'" SF.
NlA 1,i&02.13 SF.
NlA 2iZ'4'-6'
NlA S6'-3'
NlA 34,""'''
",.s.&" 3&,$'"
REc:ilUI~ PROVIDED
211')'-'" 34'-S'
2S'-II')" 4"-6"
2"'-"" 26'-4" MIN.
2S'-II')" 41'-3' MIN.
1"'-11')" 11'-'" MIN.
1"'-01' 3""-"" MIN.
S,-". 16'-4" MIN
IS'-'" 23'-6' MIN.
~ SET6ACK (FIRST FLOOR)
f9;ONT SETBACK (SECOND FLOOR)
REiAR SET6ACK (FIRST FLOOR)
RE,AR SET6ACK (SECOND FLOOR)
~:sI-IT SETBACK (FIRST FLOOR)
Rlr.I4T SET6ACK (SECOND FLOOR)
LEFT SET6ACK (FIRST FLOOR)
UFT SET6ACK (SECOND FLOOR)
\/ICINITY HAP
AFPLICA6L..E CODES:
CAL.IFORNIA FIRE CODE,
CAL.I~IA BUILDINGI CODE,
CAL.IFORNIA MECHANICAL. CODE,
CALIFORNIA PLUMaING CODE,
CAL.IFORNIA ELECTRIC CODE,
ANY OTI-IER AFPLICAeLE LOCAL AND
STATE LAWS AND REGoLILATIONS.
2~1 EDITION (2"~ UFC)
2~1 EDITION (19"" UBC)
2~1 EDITION (2~ UMC)
2~1 EDITION (2~1I') UFC)
2~1 EDITION (19"'''' NEC)
'. :'1":':';"-:::;.'".> ",,-::'::;;::T.X2'~,ZJ;:-="'-=~"""'7>"'.,.c;=""''''''''''"=='''''~'"'!:--:C,C;''Y:'':'; '-:-.".~;::'?'<=~,,-,:~
f I APPROVAL J - e\X)::, - \ S Ii,
Ap~G:r Number
iOL 3 0:;
/Z) Date
Signature b"~ Gt!~> ,/u J
Case Manager
ORe
,:.:~, ..,-,.~,.~.~., ~ '~"_ -I;. .~....\." .;: .",.:.;....... :. I,.'
." MEMAR1EASSOC., INC.
12201 Saraloga.Sunnyvale Rd. Suite. D
Suratoga, CA 95070
Tel, (40&) 996-1744 Fwc (4081 9%-1742
rhc use: or~ plan~ lIf\lI 'JIOCirtclI.I.iom shall Pe rCMlridcd 10 th~
specificsilcfurwlUdtlbey~pr~lUXlpublJcJij("nthc:reuf
shaD be~y limited 10 Alc:b use. .Reose,rerroduc.tion or
publicalioA by my 1Jll,.1bod.. in wbok Of" in ran:. is ptuhrlKt.:d Title
10 !be plarK and lIJlrCiftCatians rem3ills willi Mcnwit Assoc:~ Inc)
Dcsignef withoul prejudice. VillO;l! toDbIcl witt! tbc&c pbll$lInCl
s.r-:cificarians shaJl cunslituu: prima rack cvideuet (If the lllcccpl..;vlCC
oflbereslticti0D5
Client:
Mr. & Mrs. Chen
21 J40 Grenola Dr.
Cupertino. CA 95014
New Two Story House
Mr & Mrs. Chell
21140 Grenola Dr.
(~upcrlino. CA 950J4
Client Revisions
No. Descripliun 0,10
I
-
3
4
,
"
7
,
9
I.
11
11
City Revisions
No. Dcscriptil'lD I_
I
2
,
4
;
6
7
,
1)1Ill::
07/2S103
Scale:
N.T.S.
Drawu By;
KJF
Cbecked B)'.
ON
Sh:el Title:
l
>.
COVER
SHEET
Sheet Nn.:
A-OO
file: J:\Grc:noIa\PlmDiDg\.lD-I(...oo ~ .kID:GnmnIa
~---------------------------- -----"1
, ,
, ,
1 ~------------------l
! i
! !
I I~)
...--------------------i
! '__m_m_
t ------
,
,
,
,
CD
o
(j'
@
i
r (~..~..~~ ~~~.-~~ ~~....~." i
,," '
,," '
,," '
,," '
,," '
,," '
,," '
,," '
,," '
,," '
,," '
" '
"~~T'''=:'':::::=' '._____.m.
[I i
"
" '
" '
" '
" '
" '
"' '
" '
" '
"
" '
" Ii :
r~~~~~--"-.-- ' , ,,__mm.mm
__m---.~ ,," " 'm__ '
___' :,,~~~~::~~m..Jj ______m._____
------
I I
,
,
--,
,
,
,
,
,
,
_____J
@
@
G)
,
I ~r \. I I I
L/ ~ Ii
::::::::::::::::~
, ,
, ,
, ,
, ,
, ,
, ,
, ,
, ,
, ,
, ,
, ,
, I
e
r.('.'
~r
.
.:-:=-::.~:.;;;,_...::'r~~.z:::::":::.::~_::.7_':'".C~'.f~;:;::~:;N.".P:~;~,!"'.::.~.".O:'~i'~~,-:r.~;!:.:r:,~~';i~r
APPROVAL
(Z- ~?:,' \ '?
\ J\iC~O\ ;~er
~ .
tf9~ / " / e-uJ
Case Manager '
~(:.~TION
-- -
,. .....,.,....., -...
... nfl.rJafr4l1 ......
... ,...."....., -...
t ... ......,........1 -...
! ... .....,.~ -...
... t__"'.(W~1 -...
I .. ,.,.....,.0'..., -...
or ,......1.........' -...
I oJ ... trII....,.~ -...
- ,.......,.,...., ......
i: ... t..,4'1.....J .........
or """"""'" -...
.. ....,.~., -...
.... _'.4'"'."""'" -...
.- .. ....... .....1 -...
.... ,...,.1."...-' -...
.". "'4". "'1 -...
! .. GW4'J.....J ... ...
.. -.- .........
W' "....,. "'-'PI ..."...
... ,..,.,....., -...
I .. ",.....tI'4"J -...
... ,.....,. r-.r, -...
.... ,."...,......, -...
... tJ'JIl.~ -...
... .""".",...1 -...
... ,....,.,."..,., ......
1'C:'T,II,L
DRe
_AI.
,
i
.\
i'
{
{
:::: =:,;;,;;.~t~..-ft
Signature
"
,; ~
...-..".
~L ;S:.::;:':::'.:';.~:;';;- :-1':".:,~:..,~:,
. J;-''--:;' ~ -:'~'_~ :Jr'.; ~_~,:,:'_"-~',1.. . -..: ~-'::--: .;.:.,;~:: ,;.~ ~~_~,~,~:;'7i:..7. :.:~.
4~5~.
-...
1,6C:Z.I5U.
.)IW..... u.
", MEMARIEASSOC., INC.
122Al1 ~.-yvoIe M Suile D
Sonlop, CA 9S07O
Tel: (408) 9%-1744 Pox: (<IOS) 9%-1742
11le...fII_.... _............_bo.-......
-...-....--""...........-
.......--..-.......- -....-..
.....-...~_iD_..iD]IIIl.Jo........... 11llo
~~..~ =-..:::=.~
...--__,....__or...._
of..-.
cu.:
Mr. & Mrs. Chen
21140 0Tc00Ia Dr.
Cupertino. CA 95014
P<ojoot
New Two Story House
M.- & Mrs. Chen
21140 Grenola Dr.
Cupertino, CA 95014
CIieDI RevisicmB
No.I~
-
--..
'.'
.
7
.
.
,.
11
12
City RevisicmB
No.1........
-
IMo:
.7!2SIIfJ
...
111"'-1'.0"
-Br-
QdodBr-
-",..
ICE
RIl
AREA
CALCULATIONS
--
A-OJ
PkJ:'aatola\PtmDiII\IG-I6-03 IJab:Ormola
I I I
D''''
..'..,.
~~
;;.~
~_!5..a.I,....oN"r'
'1~
h~
.....
......
r-----'
: ~,
I ~,
L_____.J
...-----.,
I I
I I
I I
L_____.J
~1~1
I I
L_____.J
r-----.,
I I
I I
I I
L_____.J
,~
b~
l..OI"l~
M~OM
.....
..'4"
,,~
.
~.,..
...
~.2
c:>f"eN TO eel.O,l'i
~~
~!
ElEl:'ROOM ~
"'...
......
ElAL.c.ON'1"
~~
D!
"'~
..'..".
,:;::;,"";=::;;~;;-=-~'='3"'''"'<'''~-'''';:'''''-='''''''''''''-'''''='''''''~::;;'='''''''K~'~~lt
.,
f;j
~
.,!
APPROVAL ="",.K - ~::,-- \ 5
Application Number
\;;(\ ~\O~
/;) '~ \
(~T~ b2 ~J
Case Manager
ORe
Signature
l'
,'\
~ ~
1.'\ _:~,.",--c":~_~.-<.,",
,"" .,,"-;...- ..,~.-.,.:","",,",::,.-.':;;:'..;' ,,;
~..~ ''-::;';';'''::'-~':'- .,;..~
<
~
',J
~
it.
4'
;... -::::":.;.jf,~-::"{.'
= WALLS llITIlloElGf.lT MClIOE TI-<AN ..'.r
12'..4'
e'-r
12''''
~'_.'
"'-4'
e'-Ir
TOiAl.., ~
= UIo\Ll..& llITIll<ElGf.lT U!ll$ TI-<AN ..'-r
.,.-It'
IJ'....
12'....
lor""
12'4'
"'-2"
".1lI>'
.'-2"
24.....
25'''-
TOTAL, ~
2e).4.....
8ECQNC> R.OOIO IIW..L f'EIIOII"ETElO,
8ECQNC> I'\..OClR UIo\Ll..& llITIl YlSIa.E
IIW..L 1oElGf.lT8 O>'ER . R!ET,
56'-31
M MEMARIEASSOe., INe.
122/11 Sandop-Sumlyvole ad. SUite D
SonIx>p, CA 9S07O
Tel: (401) 996-1744 p"", (401) 996-1142
'Il>e_or_......_......-_..._....
_....for_..,....__..~-
.........-..-- ---.
~..,.~_............................ 1ldo
...................----_1&1
__-JDlo6o. v____.........
:-.:." ..Oli";~-pdma--or...-
Cioot
Mr. & Mrs. Chen
21140 GrenoIaDr.
cupertino. CA 95014
Project
New Two Story House
Mr & Mrs. Chen
211400Ten0laDr.
cupertino. CA 95014
CIiClIIt bvisiooB
No. I D ..... ~
Dolo
I
.
I.
11
12
City RmsilBl8
No.IIloaIpliao
1
2
3
IloIo
~
.712S1OJ
-
3nti--]'Q
Daooo ."
~."
_'IllIo:
NT
RN
Second Floor
Wall
Calculations
--
A-02
PIe: J:'OaJctGi\PbnDin&:UO-I6-03 'Jab:QnQoIa
/
/
/
."i.r:--~"~'3~:::'":;':;::'=i'~:';.;y':'...;.!.:.~~-""c:'Z~'.l!,:,,-=;z.-,::;t"~t-:"":-:::P;::::;''=~-'''''~;-'~~-:f%..s.:::~-&"~.-~t't~~'Y:'"''':-;'.-:':1"e~,
~~
\Z - 0J0~- \ 5
Application Number
" ~ \~\ 0';
. Date '~
t4/h/ {;~ uJ
Case Manager
.~~
_ MEMARIEASSOC., INe.
12201 s..op.5U1lJl)'VB!e M Suite D
-... CA 95070
Tel: (401) 99&-1744 Fax: (a) _1742
1100....,_...."".............-...-.....
_..lbr_~___"".....--
......---.-..-- -.....-..
pIbIiooIioall,.....-..._....,..,io,....,...... -
......................._. __ JooJ
DooipI'-...... --.-.......
~.::,-;;..~___pima__ot1ll6_
APPROVAL
~
I
k
R
ORe
(];rGr:
Mr. & Mrs. Chen
}
21140 GrenoIaDr,
Cupertino. CA 95014
Signature
I;
. -.' ,:" ""~.:-:- ',::- '<.;'>;.;.::"-,
,_.' :;:- : .#~...:..7:-:..~.. -::-. ~";.-... .~-
...,...,
New Two Story House
Mr & Mno. Chen
21140 GTenolaDr.
cupertino, CA 95014
E>CI5T1NGo mE I
.- " \ L."f'Cll""'"r~ TO BE I'EI'1OVl!P Client Rllviskms
No.I~ I -
". >. /..L 1
2
,
..
l
6
7
..
..
10
11
12
City Rllviskms
No.I~ I -
/
~l
"
"
~91
/
-
o
I11R __
\
GRENOLA DRl Go!?)' WIDE)
_..:. ..J__"."':'~:
....-....-'"
!'--.':',::
p
GRAPHIC SCALE
~.......J : ~ '\' i
( 11"'_ )
1 lDob. - tG ft.
1-=
07125103
-
1"=10'.0-
JlIaInIBr.
KlFINN
Qoob4Br.
_'\ldo:
IUl
SITE PLAN
_No.:
A-l
Plc:l:'&cnola\PllDbq\lD-I6-m IJab:Ormala
5
.~
COURT Y'AfV:J
~
'"!>.MIL. Y' I'itO!2M
I
I /
L/
I
I
I
I
I
I
I
I
1
I
----------------.-t1
----------------~
1 I
11
11
I I
I I
I I
I I
I I
I I
1 I
I I
1 I
ClINlN6 ~
L.IVI~~
______J_________
J)
NOot<;
-----,
I
I
I
_____J
-----,
I
I
I
_____J
-----.,
1
I
I
_____J
-----,
I
I
I
___J
,
,
\
---..I
~
~
!
,...,
H
8
H
!-
"if
FOR"H
II
II
II
11
I
I
I
I
I
~
1 l'
I I
L_"'/
MEClIAfll.OOM
!-
,...,
.
o
I!le~
I
I
I
I
I ~ I
L_____________J
8888
to ID
tJr IJJ
A
5
.A-6.
..;-:;;:':-7f":::'::2'.:;':'T~!Z.~.;;::;;:;:;7-:~:~..Y.:""";:~;.'"~' ;'''''.' ~;:::::;-..-: . ~::,""'.::::~;:.~-7:'~':-~.:..""'-,~ 7"L-.:;; 7~.;~~ ::;::::::::~'{;: :~~ ':::'~:;~~"
P' .~
~
f
APPROVAL
f(-~'3 - \6
Application Number
\ a \ ~ O~
/;) Date. L
(Z12~ 0A ~
Case Manager
7;
t~
~
I
\
!
i
ORe
Signature
H
o
\":::.-:.:~~::':;;.J;?3~,~(f~4~~:;::'.:?:':'~~=-"~'~::""~""'~"~':'l- ~'. ;-. .....~.:r>.
_.__;;:.....::~-.:. '-' :;~.._ -::.~..!r...~~>.l
5
A-6.
111 MEMARIEASSOC., [He.
12201~Rd._D
SanIop, CA 9S07O
rol:(408)996-1744 P..,(408)996-1742
",....of_..... _....--_.._.....
_......-....-...,....t......--
.....~_.._- -.....-....
...-"'...._.._.......11........... TlIk
........................----Jot:J
~-.......... -----....-
~--,....__of..-
of60_
CiooI:
Mr. & Mrs. Chen
21140 GrenoIaDr.
cuportino. CA 95014
Project:
Ncw Two Story Housc
Mr & Mrs. Chen
21140 GrenoJa Dr.
cuportino. CA 95014
No.
ClieDt RevisioDs
.-...-
-
.
9
10
11
12
City RlMsiODB
No.
D 4d
-
~
0712S103
-
3n'--l'.()"
,.....,.
NT
Qoobd.,.
_1ldo:
1tN
FIRST FLOOR
PLAN
--
A-2
Pkl:~iaC\1o-16-03 IJab:OreDaIa
StD'.."-
21'-& 1/4-
f1'..2-
21'-2'
22'-11'
'<I
4t
~-~
.-
16'--'
'1'-3-
14'-~
2&'-iIl "4-
'-3-
lD'-I~
~ ?
APPROVAL ~~ od:r~ -. \ '5
DRe ;;f1\a~\ ~~er
e ~~-/A
Signature 7~ ~ 4-1.-)
Case Manager I
; ~
"
;[~....':'".......
:'.~1;3i:'~'r",~~~.,I~3""-::-::;..:::.':;:.:1~::;. .,i:.;;: ~'''''. ~;.:;:.:, '.:.:,.~.~~,.\ ,;......._,,~,.;. '..:'. .
-~-. .,..........,.. ~ ':'.';'.~.,:.:.":-'~':;[I:;':::"'':'~.'~~;';'-#''"
;!
-'
......,~.,
X MEMARIEASSOC., me.
12201 ~Rd. SuiteD
SIIlIIilp, CA !IS07O
To!: (40&) 996-1744 Pax: (40&) 996-1742
n.....of_...""'~....bo_.....
_ ...tror_......__............-
......--'r-..-- -...............
,...........,..,-. ..-..10................. _
.....................-____&1
~-=r~ v.::==.e-...::....
.c..._
a-
Mr. & Mrs. Chen
21140 Orenola Dr.
Cupertino. CA 95014
Pn>)<ct
New Tv...o StOl)/ House
Mr& ..,.,Chen
21140 Orenola Dr.
Cupertino. CA 95014
ClieDt RmsiODl
No.I~
I
2
,
.
5
.
7
.
.
10
11
11
~
CityRevisioDs
No.I~
-
z-
07125103
--
)/16....}'-O"
-1lJ:
CIIldaod IIJ:
_1ilIe:
NT
101
SECOND FLOOR
PLAN
_No.:
A-3
Pk J:\Chaola\PlaliDJ;\lo..l6-03 'Ja1I:Gnaok
........
--- .......
--- .......
" .....
" .......
" .....
--- .....
---
/'
/'
"
---
---
.--0)
~-
lilll
~' ".
..1-':;7"'.:~:::-""::-:"'~~'l::"'-=~':!J::?:..'1-:::..~;--="-2:-.zr..~ ';;;;.:.~','-~' =-'.::::t.....;:.J"...~~,".;'=;"':':': '-:~::.:':.::.:~~;. .."._~..-..,......~ ~.,....",....,....~:J'c,
~ ~ d\:;I::)"" ,/
APPRO\~^l _ -:, --''-? - \ '?
AppHcation Number
\~\ 0\ o?:>
c?J~~~~/0)
'_3$1 Manager
DRe
Signature
.1
11
~l.
i .'~::.::::'.."::":::':'e?::!..::z:-~~~'~~~..t:""::.'...~.~;;~,;ao..{.
....'7,~::. _::''-~,' ~.,.
'r'~"i,_
ffi3 EEB EEE EEE
~~~~
FRONT ELEVATION
Em Em EEE EEE
~~~~
RIGHT ELEVATION
rEl..eYATION NOTES
,
L 3 COAT"" mex STUCCO
i Pl.A&IlI'G
j. ~ 6PNOK _TOR
... ad. ~ ANI:> ~
5. ad. a.Al"N!Y eN>
'6. ad. ~ AT I'OXI!' TO WALL
,- .."-.~: -- - ,,'-.'"' '1. ~ 11A~ 6EI! ~ I"l.AN
&. 6tuCCO 6OPI'IT
a ATTIC 'Vl!NT _ TO ATTIC 'Vl!NT CAl.C6.
101>. I X.-ooF &T_I6P.
It ~ 2><4 01 2x& ~AeCtA OR BAI'i6E BOAIlO
12. 2x FEI9 1M1
ts. 2K TRIM WI S1UCCO OVl::R
14.. FOT ~ELF 5E~ DEl.All_
IS>. LINE CF CEILIN!:::
16. LINE a= SOFFIT
n. LINE ~ SI<EI.F
1&. 12' PIA. PI'E-FAB COUMl
ta. StuCCO ~
2CZl. W. L RAIL
2l WOOP llIUl'II!1't /NONE ACTl-.E)
22. lIIOOO CORlEL
23. stuCCO 1OECE&6. !lEE ELEvATIGIN ~ J:lEPTI.l
24. stuCCO OYER I'OAM Tl'lIM
26. STNMrnC: STONI!i _ex VI!NEEIOt
26. WOOP oun..oac:ER
21. 6' lllUCCO I'OAM 6ANP
2&. c;QNC. COLlMI
2a I"ET AL GIIT1l!I<
>>. _uv~
31. SKYLIGI-<T
_ MEMARIEASSOe., lNe.
12201 ~Rd. SuitoD
SualDp, CA 9S07O
Tel: (408) 996-17~ Pax: (408) 996-1742
'I1oo_of_....................-..- lo""
-.....-...-.........-....--
oWl..___-..-- _.............
.......-,.,.""-..._arill.........-. _
.................------
___.......... ViIool___,........
...........__,....__at..._
of"_
CIiod:
Mr. & Mrs. Chen
21140 Orenola Dr.
CUpertino. CA 95014
Projcd:
New Two Story House
Mr & Mrs. Chen
21140 GTenoIa Dr.
cupertino. CA 95014
CIieDt Revisions
No.loo.a.;,a.. I -
I
2
3
4
,
.
-;
8
.
,.
II
12
City RevisiODll
No.I~ I ...
IloIot
.7!2S103
-
3116--1'-6"
NT
~a,:
C1000bd a,:
_'DIIo:
RN
EXTERIOR
ELEVATIONS
--
A-4
Plc:J:\Ch&oIa\P_inlUo-l6-0 tJob:Onnaa
... -:::E'.-'. -'_._.~ .~:2.,.-,"'>':'='"~.'!..,-,:.':':"';::;r't:;;;,,;::-'~'~_-::-:~.."'.'.-".'~';i:<';>:':rz':'~'::::;;:i-:~~'-;;:l'"'::,,' ~_.'7~:~':~&~_
.~
"
i'l'\
~
~.Ig""~;" I"e
~r ~ l';..."v..~1
()-. ,'/
,,~, da::;'~- \ ~
~ Application Number
\. 'd\ ":>\ 03
(ih' ~ d.
. ., '~.' ~. 'U.L)
C:2.~. ~'1ana~cr
eLeVATION NOTeS
_ MEMARIEASSOC., INC.
12201 8PWF SaDo:rva1e RAI. 8uilo D
SllIlIlDp, CA 9S01O
ToI:(408)996-17401 Fax:(4OS)_17~
11ac_ot_............-_..._..lIIo
_.... ........6or-.........poWiooIke.-
......~_.._- -...-..
...............,_.........poO.lo..-. _
....,..........._----./acJ
~_pnjadioo. v____,......
~..;"..,~-pdaoa_-llf....-
A\alSe:O'f~g
~.. ~ c = ",""r~
~et"o
E,1n 'y
'.,.;<"~' '; ~<<:: ~.:}::}"~ :,;:~.;,,;/\r::';::~:~":';:';l<
I', ".' .~~ ..._., '" .... ... .... .', .\..... ;.' " '. ",
~';:~~j;~;,tg;;if[;.':t:~~:,;~: ~:
'"
L J COAT '181 No::. 6"T'UCCO
2. I\.A8IoIING
3.~.__TOR
,j 4. <10.1. e.ADDLE ANC> Fl..A5WING
:; ,. <!oJ. QlnEY CAP
1,:' 6. c&1.. A..A6WHCi: AT flIDOF TO u.L4U.
j 1. I'IOc:P MA'Il!RIAI. _ """'" I"UlN
" 6. 6'1\lCCO &c:lFFIT
._.._,:,' ~ Arne Y!!>ll" _ TO Arne: 'vl!NT CALc:&.
loll. I x I'IOc:P 6T_ ~.
Il IllEJ& 2x4 01 2.. FAeClA OR ~ eoAlOl:>
12. 2x Il1EI& TRIM
IS. 2x TRIM WI STUCCO OVC~
1"::;. FOT 5l-IELF see. DET A!L
15. LINE OF ceIL IN!:;
16. LINE Q: SClF'FIT
n. LINE OF SI-lELF
Ie. 12' DI....I'l'lE-FAEl COL.\Ml
'9. &'I\lCCO ICEY
2". Ull ~IL
2L 1IlOOI) 6IUnER (IOIE ACTIYE'
22. UI::>CX> COIlIBl5L
23. 6'1\lCCO~. GEE ELl!YATION FOR DEPTI4
24. &'I\lCCO OYI!R FO.OM 11OlI1
2&. &'l'N'TWET1C &TaEll!Il'Ol<X vENI!I!R
26. IItXIC> ClUT1..OClICEIl
21. 6' &'I\lCCO FOAM I!lAND
26. CONC:. ~
29. METAl. GUTIE1't
,.". Y!!>ll"6 WI SCREEN
3l $IC'I" LICiI4T
Ctioot
~ i
ji
Mr. & Mrs. Chen
. ._~..:....._:':';"~ 2!.:'"7;;1: ..;:.:.....::~.:::\~'.~.'!.,;'::.-!': -.~.;:..:::~..~";--"'[..:.:..;~:.,,. ~.
.~~...;.
21140 Grenola Dr.
cupertino. CA 95014
Project
III
HiT
New Tvv'o Story House
Mr &. MI>. Chon
21140 Greoola Dr.
cupertino. CA 95014
L.EFT EL.EV ATION
o
Clic:Dt Revisicms
No.1 .-.....
-
I
.
10
1l
12
City bvisicms
o
No.!DOocoiptila
1
2
,
.
-
Dolo:
071250<13
-
3n6"'l'..(t"
-IIJ:
NT
~IIJ:
_'l'iiio:
ON
EXTERIOR
ELEVATIONS
REAR EL.EVATION
--
A-5
PIc: J:'OamIa\Pllming\1o.16-0! I.w.:Onnok
~
'''[]
: II
EXISTING Gf'!ADE
EXISTING ~E
SECTION A-A
~
~
....w~.':' -.;' ~'l'I",,;:;t'''';-'' ";-;;"-;''';;::'"'-''~~~:;X.~7!~;:,;;,:~-::~:~~).-'~:::~''''''"::::t.':'':''-'t.:::.,..:-~::~~ -~"",'--.,:.' -_..~. -'-:-""r~*i:i.
APPROVp.L
ORe
Signature
~,
"-
'-~~-- ...
-- -- - !C?DO
- l$lZIJiX)
- ""',."
- ...,."
~
={Z~'a:o~-~ \ S ~ ~
,{~\t~~3 '
\ D ' , r
~_are,' !
~E~/4-uhi
Ca,,,::> Mal ,ager ~
.:~<.:;<:-;.
"
'0".."" _"c",,,,,,,-,,'_",,~C">~--""=""""::";~C',, ~'",,,::c:.,, '-~' >.:.",.",...,;!
R-=
...-
""'-
~,."
EXISTING ~
- - - - - - - - - -~~
SECTION 6-6
c,.
.'
[D]
[D] J ~ mnJ]
~
EXISTING ~
11'1'_,1&1
see TI ON e-c
Ienr
- ...-
-le2_
- 1e><t>_
...-
H MEMARIEASSOC., INC.
12201 Saaiop-SuDDyvaI Rd. _ D
SIIalllp, CA 9S07O
Tel: (408)996-1.744 1'..: (408)996-1742
11le_ot_,.....s.,.......... _..._....
opod&o ......-..,_.......-1_...-_
-...--.-..-- -..............
..............,~.-..lo......~ 1110
....,..............----.-
~-JlIl'ioIltioL ____pa..1IllI
:rd.:'. ~~ __prlma__ot.._
Clloat
Mr. & Mrs, Chen
21140 0reu0Ia Dr.
Cupertino, CA 95014
ProI"'"
New Two Story House
Me &. Mrs. Chen
21140 GrenolaDr,
Cupertino, CA 950J 4
Client ReYisioos
No.IIlrOiilptioo I -
1
2
-
l
.
5
6
7
.
.
I.
11
12
City ReYisioos
No.I~ I -
~
.7125>ll3
-
1116"""1'.0-
1lannl8J;
NT
a.:w8J;
_'DIIc
IUI
BUILDING
SECTIONS
--
A-6
I'II:J:~8tJ\lo.l6-03 IJall:OnIIaIl
.,..,'
."-'~'''''''''
-{x.
~
...-
~ ~,,~,- \:?
ApplicatiOn Number
,;t\ ?:>\O~
/V 'Dt
~e7/./1./ ~/ ~/ ~
Case Manager ~
.~-
APPROVAL
ORe
Signature
f,
H
~t:-!:::Yi",,:,'~:;::J;:= ,?le,',",;':::'"'' = ;;:,,'~, '"",".'~"= - ",..., .''''' c-, ,." ,,~.,-,..,=: ~:';,.; ,..,:..-:c,,=-:';;;'n'''.':'~ 1
-102.00
liT ~:151
-IeJ0C0
- 'Oe1D0
-l)6J?;{!)
EXISTING ~
SECTION D-D
-1<'>2.....
-\f!)f).....
-........
-........
ExiSTING ~c
G
~
I]
- ........
SECTION E-E
M~
~
I IT 1IlIIl.1I I
MEl:'IA I"lOC:lM
I IT _.111
-"':21/X!)
-\f!)f).....
------------
- 'Oe.....
EXISTING Gl't4DE
SECTION F-F
", MEMARIEASSOC., lNe.
12201 ~R4 5uiloD
SaIlIlDp, CA 9S07O
Tel: (408) 9%-1744 Pax: (408) 9%-1742
n.....of_,.. ""'......---...-.....
_....._...,_..--ad~_
......~_......._ -'"",-lI'
.....-..""'_io_lI'io_lI~ _
~.=..~ v=-...===.~
.ti;;" '.~~__pdma__of"'_
CHoat
Mr. & Mrs. Chen
211 <10 Oronola Dr.
Cupertino, CA 95014
Project
New Two Story House
Mr & Mn, Chen
21140 GtenoIaDr,
Cupertino, CA 95014
CIi.ent Revisions
No.1..........
I
2
3
.
S
.
7
a
.
I.
11
12
Dolo
City Revisions
No.IDOiiolplIoa
I
2
3
.
S
.
7
Dolo
~
.7f25/fl3
-
311'--1'.(1"
-IIJ:
CIoolboIIIJ:
_'1llIo:
NT
RN
BUILDING
SECTIONS
_110.:
A-7
Flk:J:\ChIx:lIa\PtmDln&UD-l6-03 IJakOrm-
SEe. TI ON G-G I CHIlD! Revisicms
No.lno..;,a.. I Dodo
1
,
I ~
r-~'~ 12
~~,I,IIIII\rll,JIIIN,I,llflll,I,I,II!I,I,I.IJllllll\I,1,I',',111i,PI .
~ ..
I :
11101 II~I~ ~ - City RmsiCllll
II No.ln-Ipdoa I Dodo
~
c::::::.
1'1'1...."15 IIi;! II 1110
~
6f'Q8QOM #::2
IFF''''.'!; I
01 m
11'&_1
~
PF_.1!;
,N'IRY
~
--------
EXISTING CORADe
SEe. TION H-H
/,~..;;_,_.~:_::;,",::,,:~!:::::~~.r;~.r;!'l'C":""':-"'''''''''4~~r='\:;::':-;.'!'"i''~'':';~";7,,~'e,~,~~.~i::.'~-"'!'''''~.
,-;.-
---..-.--.--..,..,.,.."""
.r::....
~~
~i<
....
f
\.
o "":::l..../.....:"7 - \ 6
,,- ~~ --~=
- Application Number
"\ eX' '3>\()3> " =_ ,
Date A:
d}.T-~ 62~ ~
Case Manager j
APPROVAL
ORe
Signature
r'
!i
I'i
~:\
" :-l,j:t. 7~ j:':~}?='.JC:r,r~~~~'~::';:7''''''';'-Z7.~~:....~.'I''t:''-.:::.,::,,~:~;.'='7::.T.i::''': :<~z :~".:...~ .f~':;.~:>ti.;' .~ ;..~;"~$:"::~: - ,:::?:":r:::;.:<:, .:d
1"2~
,,.,.,,,,,,,
~..,.,
-<\&..,.,
-...."'"
_ MEMARIEASSOe., INe.
1221)1 Sanlop-S~ Rd. Saito D
Sonotop, CA!lS07O
To!: (408) 996-1744 Fax: (408) 996-1742
1>e...o!_..."",~_bo_"'"
_......_....,................~-
..bo~IIaIIIod..__ _.--.
poobIicoIioI................iR_.illpoll,.~ ntIo
.................-_.....__lDcJ
DooIpor_pnjoo6oe. v____...._
.!c;: ',.__pdma__at.._
0Ic0I:
Mr. & Mrs. Chen
21140GrenoIaDr.
Cupertino, CA 95014
Pmjoot
New Two Story House
!\.1r & Mrs. Chen
21140 ilienola Dr.
Cupertino. CA 95014
Dolo:
.7f25103
-
311'....1.-0"
JllDa By.
Nr
QIobdBy.
_'lIIIo:
IlN
BUILDING
SECTIONS
_No.:
A-8
PkJ:\CJrcDDIa'lPialmaUo-l6-03 JJal:r.OraIoIa
H
......
~
A-,
-----------~-----I
I
I
I
I
I
I
I
"
~
TYPICAL. ROOF NOTes
L I'lOOF eLOFeS . 4 112 (TYP) u.oJ-l
2. I'lOOF MA~~AL. ,
eLOPED , 4/12
I'lOOF ~ , ~TE TILE I'lOOF
CONCl<ETE TILE I'<OOF& 61-1ALL NOT eE IN5T AL.LED
ON A I'lOOF I4AYING A eLOfDE LEe6 ~ 3 NOlES
12 INC~S. FE1'! SECTION _.4 AND TABLE
15-D-1 I~ uac.
3_ ALL EAVE& AND RAKES 5~ALL BE 12" 0..1-1
(UNO)
4. F'ROYlDE 26 GA <0.1. VAL.LEY FLA5l-l1NG AT
AL.L I'lOOF VAL.LEY5.
S. F'ROYlDE SADDLE AN::! FLA5l-l1NG AT
Cl-IAeE, TYPICAL
6. ~ 5F'AFlK _STOR
"1. LINE OF I'lOOF OYEI'l!I-IANG
8. LINE OF STl'lUC'lUFe
'!. S" OGEE GJ. GUTTER TO eE FAINTED
1e>. 2" DClU.N 5F'ClUT6 1 TO eE I"AINTED
IL NON- FlEF\..ECTIYE !lIC:YLIGI-4T
r,;'W1\;.;.:z:.-rJ..2',~.:z...:..~~~.rt~~~~~'i"~~::::~':-::"7:'.:'.:::'-";':"~~-~t..l-:~;:......::..:;;."'J;.")"
APPROVAL ~..~?-\?
rication Number
\.7- ~\O~
~\~
.. ~j .~~--u/
Case Manager
~
i
ORe
-"'~'7' -';"10
.>
Signature
.. - ~'~:::;~::-~::~;;~:;~:~~T;~"::;.~~.;..tory=;;:'.:.::::r.-.:..-:.~..,.~
I
I
I
I
I
I
,__
L__
If;..
II
'L
,.
A-'
f
.to.-&.
D
A-,
H
~
~J
.~
~
_....:...::;;.::::.::.....'$'(
'" MEMARIEASSOe., INe.
12201 ~Rd. SuileD
_... CA 9S07O
To\: (408)996-1744 p"", (408) 996-1742
'Ibo_or_,... .............-...--.....
-.....-6oy---.............-
olooIIbc___"__ _.....-..
pab1lcolIoohr__io_..Io.....II..-._
~..:( r.... v=--==.~
..........__pa............or..._
01"'_
a.ot
Mr. & Mrs. Chen
21140 ClTeooIa Dr.
Cupertino, CA 95014
P<oj<<t:
New Two Story House
Mr & Mrs. Chen
21140 Grenola Dr.
Cupertino, CA 95014
\
C1ieDt bvisioDs
DoapIIoD
-
No.
8
9
,.
11
12
City Rllvisioos
No.I!loafploo
I
1
3
-
0.,
070W03
...
3/1'--1'..(1'
-Br-
CIoolIooIBr.
_111Io:
NIl
R>I
ROOF PLAN
_110.:
A-9
PIc: J:\Qreaota\PilnDiDtd 0.16-03 I M:0nn0Ia
MONTEREY PlI
"'I~~
DRIP2~'
------
~
, ~REY PINE
'\ DRIP ]4'
\
\
\ ~REY Plt\E
\ DJlii!:IP SeJ'
\
\
I
I
I
I
, I
$1 \ I
5 }I
1\
I ~REY PINE
I ;O~IP 3cz)'
_ /1 ~ICOT
_ - DRIP Ill'
SA
6
T2\W
.
fJo(:ri"f-
\I;:'<P
$'
.
~
~
T2
.
'/
~.5} f
..
'f:f
'<c,
~
\
If-
::S
I
/
V';-\-
O' 0
-6.<()
-0' -::=
~.
W" ,
,0
/
- ...-- \'
- <>\
.
~./
. /
/
/
h-
/
/
pp
,
\
\
o
\
\
\
"""""
=-
CH..eeE PleT ACl-E
!204"eO f"ILTI-TJIliNC.
,. T
,.. STAHDARD
REED ASSOCIATES
LANIlSCAPIl ARClII'I1lCI'll
OT 1 TAAPFB STlBBT
BUNIIYVALB, CA '4016
".....rala.Dot
!>~
.-
~
.-
~
..-c;;;::
I GAL
..-c;;;::
!..lO!I
I GAL
~
56Al.
(408) 411.'020
(408) 481.'022 FAX
BYT
,",""""''SHY
21140 GRENOLA
CUPERTINO, CA 95014
- -~-_-= J
JASt1INOIDES
.~ o.c..
~.
FO.C:""
2"~ OJ;.
e"O.c.
'WOZ"
CHEN
RESIDENCE
ANA
I PLANT NOTES: //" ., .1.-- .
"
l Tl-E ~TRACTOR e.I-lA1..L VERIFY F'LANT QUANTITIES FROM Tl-E PLANT~
Pl.AN. QUANTITIES 5I-IOllN IN TI-E LEc;END ARE FOR CONvENIENCE ON!. f.
2. NOTIF"r THE LANDSCAPE ARCi-lITECT IM"'EDIATEL Y IN THE EvENT OF .ANT
DI~PANCIE:s ~ ACTUAL. 51TE CONDITIONS AND TI-IE PLANTN::~PL.AN.
..,.....,._..:~::~,Zf-'~:,~~~_~~'Y-~~-
''--~.i:\
APPROVAL
DATE
~
ISSUE
3. PLANT GROUNOCOYER IN 5+-IRUe AREAS AS HOiEOt USE TRIANGUL..AR &1..ACING. DRe
4. a INDICATES PLANT KE'I'
$14
S INDICATES PLANT QUANTITY
Signature
S. SEE DETAI~ AND SPECIFICATION 5I-EETS FOR ADDITIONAL INFOIOt1ATI""';
6. SOD LAUN TO ec DOUBLE-DWARF CHAMF10N I-/Y8RID ~5CUE OR EQUAL.:
"
,. COORDINATE AL.L PLA,to.tT !..OCATlONS UJIT!-l LAND&CAPE ARCHITECT eEF~ PL.AN.TING.
So. FROIR TO ANY OIOON:i. CAU. lJNOERGROUND SERviCE ALERT l~b..ii..2444.
~ TI-E ~ IN Tl-IESE DRAWIt6S AND SPECFICATIONS MAY fltL.t.,I ~L ~::~',~;;,,,.::.::.5;.:-: ';-.,:,::':':t',:.,,::';;.'~=-~.J.~~~'
WITH IJ..I:::)RI( 6Y OTHERS. 'floE L.ANDSCAPE CCNTRACTOR S!-l.A.U.. COORDINATE !-lIS UJOFi!K.
WIT~ O'I'IoER CONIOACTORS.
10. ALL SITE UTILlTIE~ ARE TO BE F'I'!OTECED DUI01NG CONSTUCTION. IN TI-E EVENT OF
CO!'-FL.lCT BETlIEEN TI-IE PLANS ANO UTILITIES T+-IE CONTRACTOR 5l-lAU..
NOTIFY THE ~AN.D5CAF'E ARC+lITECT. AN.'I' DAMACsE TO UTILITIES. STRJCTURES.
OR OTIoER FEATURES TO REMAIN. AND CAU5ED 6"" TI-E LAN.D5CAPE CON'I'R.ACTOR
SI-lAL..l.. BE REP1..ACEC> OR REPAIRED BY Tl-e CONTRACTOR AT NO ExPENSE
TO TIoE OIINER.
,
,
~
~', - -'....:'
II. PFlOvtOE POSITIvE DRAfN.A6E Al1JA,.,.. mOM ALL e..UILDI~ (]% MIN)
12. Tl-ERE UJIl..l. BE NO MATERIALS OR PLANT MATERlAL..S SUBSTITUTIONS> WITl-lOUT
A~vAL 01=- ii-E ou.NER OR TI-IE LANOSCAPE ARCl-iITECT.
OWNERSHIP AND USE OF DOCUMENTS
All DrOWfinqs. Spedf cations and copies thereof furnished by
Reed Assotiates Landscape Arcltil.cture Ofe and sholl remain
Its property. They Ofe to De used only with Jespecl to INs
P'roj.et and are not to be used on any other project.
SUbmil'ston 01' distribution to mee1 offteial requlatory re--
quiremen1s or for purposes in conn.ction with the
Pro;ect is not 10 be eonstlWd as pubflCOlion in clefogotian of
Rtecl Associates landst'ape .....ehileeture. eommon low eoflY'ight
or other reserved rfqhts.
I TREE PROTECTION NOTES: I
F'I'!OTECT EXIST"'" TIOEES (SHOII.N ON Pl.AN TO REMAIN) 6'1' FOLLOWfNG T~ESE INSTRUCTION~
TIoE GRADE BETUEEN TI-E DIOlPLINE AND ROOT CRCllIN OF TIoE TREES 5I-IALL
NO'l' aE CUT AND CAN. aE FI~LED B'I' ~ 'I' 3' EXCEPT U1TI4IN &' CO' T~E TRUNK
lI.II-ERE THE GRADE Si-lAL..L.. NOT ee DIST1JRSED.
Approved
Drown
~
ds
Reviewed
PF
2. IRRI<:;ATION AND """11-I WATER SHAL~ aE ABLE TO DRAIN AllJA'I' FROM THE ROOT
CRCllIN CO' TI-E TREE.
Project No. 03.60
~
Issue Dale 10-22-03
3. DO NOT DRIvE OR PAI<K VEI4ICLES WIT~ IN TI-E DRIPl.1NE AIOEA CO' TI4E TREES
l.NL.ESS tECE&SAR"r TO DO PAvtNCi: GONSTRUCTIClN. IF T~Fi!E HAS eECN ANY
Yet-llCUl.AR TRAPPIC UJITMlN T+-IE DRIPLINE. T+-E GROUND ~L BE s.c..tI.RIFlEO
e..... HAND TO A. DEPTH OF= t2~ TO DE-COMPACT.
PLANTING
PLAN
4. DO NOT AUCIll c:aNTRACT0I05 TO DUMP WA5TE CONCRETE. PLASTER. ETC. UNDER
DRIPLINE Of TREES. DO NOT Al..~CIll PAINTEI05 OR OTHER TO CLEAN
EGlUIf'MENT UNDER DRlF'l.1NE uPl4l~ OF EXISTINe; TREES Ul-IERE NATURAL
DRAIN./lGE WOUl.D CAUSE IllASTE TO IOI,t.I WITHIN DRlPl..INE. DO NOT ~LCIll
ANT WASTE TO BE Dl.J1FlED IN SOil ON SITE.
~. TlIiEES 5f..'AL.J.. NOT BE PRLNEO W1T+-QJT THE URITiEN t=Ef;MISSION OF THE
LANPSCAf'E A~ITECT OR Af<l!lORIST.
ilo. IF IT e NECE5SART TO PRLNE OR CUT ANY ROOTS L.AR.I::i!:R THAN 1- IN
DIAI"ETE"'- THE ROOTS 5IoIAU. BE CUT cLEANL'I' .AND ROOT SEALED. Wf.IERE
EXCAvATION IS REQJIRED AROl.ND TREES n=oR WAU.. PA-VfN:i-, ECTJ THE
REf'l.ACED 501~ 5l-lAU aE 113 SOil. AMENDMENT AND 213 NATIVE SOIL
~".f"
L 1 . 1
1. NO ''''''''''ATION ~ BE IN5TAL~ED W1T~1N S'-fZ>" CO' TI-E TRLN::. NO 5F'RA'I'
SHAU I4IT TI-E Tli!lJIoI::5 OF TIOEE&. AU TRENCHIN(; WIT~IN THE Dli<IPLINE WI~L
BE DCl'lE B'I' I-IAND. AU PIPIN:;o SHAU Rl..!< PERPENDICULA'" TO THE _
IlnT,",'N THE PRtPLiHl!: EXCEPT AT FACE c.: CUf;!e, PLANTER. OFt pAviNG;.
Sheet of
I"1ON1'ElET PINE
.....
DRIP 24'
,
\
\
\ DRIP_
\
\
I
I
I
I
I
\ /
i' \ I
\
I M<:IN1ClOET PINE
024.
/ lDl'<lp ,,,'
I
1/50\
r\jJ'
FOUNTAtI-
. .
. . ", ::
.-
/
~
~
,,:.
:.:.:
\~~
/
ilm1\'i
':;::
j}lUl
<ilQ
~
~
<'ii.
/
/
/
0,
f3~+
C
::::::::
~:j!rdl"
IW~lllt
1"111I
:liftllll J '
if::"
:::I
W'"
56
I
I
.......
2,~M~,!~
'i,;
"V"
,~
;:'::.
.:,"
/
Cr<t-
.~p-;,p
-;.
~
56
8
/
/
/
/
@@^
\:
(,0;,)'
-.0
~
fOP
\
\
\
o
\
\
\
~,
jUi
,......
i"iAL
__~_-L__
I
------=--=:J
8' oc.
'6""ac:
i'OZ"
~
i'02::
I PLANT NOlES: 1--="",==<=-",,,,..-.,
_ ~'r"_. .~--._-.....,-:s-z:-::-~::::!:~;t:':.......--
,. PLANT ~ IN $i-RJe _04$ AS NOTED' U$E TRl_ 5F'ACm
,
i
!
;
a. SEE Dl!TAIL ANC> Sl"ECFIc:ATIClN 6l-lEEl& FOR -'lDDITICNAL ~TIClN. l
6. ll<X> L.AIIN TO M DOleI..E-!:lILWOF Cl-l4I"PION >mMO!ID l'E802 OR EQJAL ,1 Signature
1. COClIilDtlATE ALL PLANT LOCATlGN& UJIT1.I ~ ~ITECT eEFOlO!E P.LANTING.
e. - To ANY P_INi.CALL ~ eE~c:e ALERT ~~i.
\D. ~ W::~~~~:5I-I~kN::I-4IEi~:;:"'2Cf7.J;,,,:,,,.",,:.,,,"=,=''-~,r..7''''''''''~Y_'
lIITJ.l~~OM.
tel. ALL _ UTlLITIEIl _ To BE F'ROT5CEP PIRING CQlSTUC:TIClN. IN Tl-lE EvENT OF
CQIoFLICT _ 'lIE I"LAN$ ANC> UT1L.1T1E& TWE ~OR 5I-IALl.
NC>l1FT TIlE LANP6CA/"E .ARCI-IITECT. ANY DAMAGE TO UTILITIES, S~5.
OR =--l'EA'l\N6 TO Rl!MAIN. ANC> CAU9EC> 15T Tl-lE LANP6CAF'E ~OR
&WALL Ill! l'I!l"'LACED OR IOEJD...RP 15T TI-E ~Ollit AT NO EX!"EN5E
TO'llE~
t TIE ~TOR 6>lALL ve--.- PLANT QJANTlTlE5 ~ TWE PLANTINao ,)
!'LAN. QUANT1T1E6 _ IN TWE LEGENP AIlE FOR CGNYENIENCE a-t. T. t
2. NOT"" TWE LAI'C>8CAI"E ~ITECT iMl"EPlATEL T IN 'lIE EYENT OF ANT .
DI5CASP.<NC1E& ElET1leBoI ACTUAL 5ITE cc:tlP1T1ON6 ANt> T1-lE PLANTING R.\4N.
4.
DRe
~INPJeATE5 PLANT KEY
~Ic:ATE5 PL"'NT <:IJANTITT
It !"IOIDYIPI! I'OllITM< DRAINACle AIIIA T I'!Ol::lM ALL elJlLDlIG5 (2.. MINi
12. 11-ElIlE IIIL.L BE NO I'1A~AL5 "'" PL"'NT 1'1A~AL5 &UeeTlT1JTIQN6 v..TTI<OUT
Af'P'!lll::>vAL OF Tl-lE 0IIN!1't OR Tl-lE LANC>5GAI"E ~ITECT.
I TREE PROlECllON NOTES: I
PRc:>TECT EXISTING TFlEES (_ ON PLAN TO o::EI'1AI-li ElT FOLLOWING 'M;SE INSmJCTlQN6
'lIE GIUPE _ 'lIE P!OIPLINE ANC> I'I::>OT c::lOOIIN OF 'lIE TREE& 6>lALL
NOT M CUT ANC> CAN I!lE PIl..LEP 15T ONL T " E><CEI"T WlTIoIIN $' OF TWE _
_ 'lIE ~ 5I-IALl. NOT M PI&TUlOeEP.
2. IFlf:ll6ATlON ANC> ~ UlATER 5I-IALL ElE AEll..E TO DRAIN AIIloI.T Fl'lOM TIlE I'I::>OT
CIlIl:lIIN Of' TIlE '!lIII!E.
3. DO NOT DI'WE 0IIt ..AIOK YEJ.l1c:l.ES W1T1-1IN 'lIE PRlFLINE Al'lEA OF TI-E TFlEES
LN..ESS NECE8&AR'r TO PO PAYING CQolSTRUC:TIOoL F T1-IEI.e 1oIA6 ElEEN ANY
YEJ.lfQ.l.AI'l TRNI'IC lIIT1-IlN 'lIE PJl!II"LINE. TWE GAO\IND 5I-IALl. eE &c:ARIF1EP
I5T HAND TO A PEl"'1'IoI OF 12. TO DE-c:ol'I"ACT.
4. PO NOT ALLOW ~~ TO DIM" W.46TE CQtolCIlIETE, f'l.A&TER. ETC. lK>ER
P!OIPLINE ClF _ PO NOT ALLOW P__ OR011-IER.TO CLEAN
E<.:IUIPI'ENT IIC:ll!!ft PN"LINE LPIoIlI..I. OF EXl6T1NGo TlOEE6 _ NA~
PAAINACiE IlDI..D CAUSE I1146TE TO ~ WIT1-IIN PRlFLINE. PO NOT ALLOW
ANT _TE TO M DlI'II"eP IN &OIL. c:tl &1lE.
II. ~ES 6>lALL NOT eE I'"IUEP III1'HO.IT TIlE IIRTTEN I"ER'lI66ION OF THE
LAND6CAPE ~ 01'1 ~T.
6. . IT 1& ~ TO _ OR CUT .ANT' IOIOOT& ~ T1-IAN I. IN
~ TIlE IOlOOT& 6>lALL M CUT CLEAHL T AND ROO\' eEALEP. _
E)<CAV...TIClN 1& ~ AI'ICIINP ~ CFOIIt lII4LL. .....VINCi. ECT J TJ.E
IllEl"L.ACl!P &OIl. &IoIALL M II:S IlOIL AMENDI'1El'lf ANC> 2/3 NATI"" &oIL.
,. NO -...TION 6>lALL Ill! INSTALLED UIT1-I1H II'''''' OF TIoIE TIVK NO_T
5I-IALL IoIIT 'lIE TiU'K& OF _ ALL 1'FilENCIoIING IlIT1-IIN 'lIE PI'lIF'LINE UlLL
I!IE DON! llIT HAND. ALL I""II"IN& 6>lALL _ _IClI..AI'l TO TIlE l1U<<
UJITI.lIN 'lIE PI'lIF'LINE E>cCEPr AT FACE OF ClAS. f'LAN1'EI', OR PAVINCi.
~,.w ~
RBBD ASSOCIATES
IANDICAPIl AIluIna;ruu
411 a'....". n..a,
IO..Y'''L., c.. '4016
""".1I1a...t
(401) 411.'020
(401) 411..022 PAl
CHEN
RESIDENCE
21 1 40 GRENOLA
CUPERTINO, CA 95014
-=-~'~'~~:-:r':o.;:;:...-.'~"" ....~:'1.;..::.~":'1~~
~A
'"
DATE
;;
~.
Jr-~.;;ti",-:r.:........."
OWNERSHIP AND USE Of' DOCUMEHlS
... llmlIngo. ~ .... - - - by
ReelI ____ UIMecapI ArcMlIctuN en GIICI IhaI .....
... ...-v. n.." ... .. bo - only """ _ .. ...
Pnitjllct and ... nat to be u.... on any other project.
SubmIIIiOfI at cIItrftw.lHan to m.t orrIciaI ,..U...,. r.-
qu~ or for purpoaw in connRtion with tM
~&.nettoblOllfttlruld.~incllfV9lllianar
- - "'- _........ Iow_
wotMr,........ttght:L
-'9proved pjr
Orawn DGS
Project No. 03.80
SeeN '-.10.
Reviewed pjr
_ Dal. 10/2Z!CJ
PRIVACY
PLAN
L 1 .0
Sheet of
Exhibit B
Planning Department
City of Cupertino
Subject: Tree Removal and Replacement Permit at 21140 Grenola Drive, Cupertino, CA
Dear Sir/Madam,
Please find attached my application for a Tree Removal Permit.
As I have discussed with you before, a number of trees in my backyard were required to
be protected as per the privacy plan approved with the original building permit of my
house (21140 Grenola Drive, Cupertino, CA). Unfortunately, since this plan and permit
were approved and executed before I owned this house, I was unaware of the protection
requirement until after these trees had been removed and replaced.
I purchased this house from the builder in Sept 2005. In 'Oct 2005, I contracted a licensed
landscaper to cleanup and landscape the completely undeveloped backyard. As part of the
bid process, we obtained quotes from 4 licensed contractors before contracting one. Four
trees in the backyard were identified by all bidding parties as "sick". In addition one of
the trees was in danger of falling over towards the house. All contractors recommended
removal of the sick trees and assured me that we did not need a removal permit since
these trees (pines and redwoods) were not on the list of protected species of the City of
Cupertino. Subsequently, 6 trees were removed and then replaced with 10 "Italian
Cypress" trees. I have included plans of the removed trees and their replacements in the
attached application.
In retrospect, I understand that the replacement trees are on Cupertino's list of approved
privacy protection trees, and have been planted in accordance with the privacy protection
standards. As part of this permit process, I would be happy to take whatever additional (if
any) steps are necessary to bring this site up to the city's standards.
Thanks
I ", 0
;;J ll4 0 t:) fle,""l{o\..- ~ J2fL
RECEIVED
OCT 2 3 2006
''':.i.
Removed Trees
BY:
C!>@
.
.
Building
@ Removed RedwOOd
. Removed Monterey Pine
I-II
Current trees in removal site
20'recIwood
Building
36' Eucalyptus
. Replacement Italian
Cypress (15 gal)
l'ld
Exhibit C
1-/3
Basemap Labels
Abc Zoning
Abc Street Names
Basemap
~ Street Centerline
- Freeway Ramps
Parcels
Community Development
C City Boundary
~ Aerials - July 2004
City of Cupertino
Exhibit 0
N
SCALE 1 : 638 A
~ - ~ I I I
50 0 50 100 150
FEET
http://mapguidesvr/Plann ing/home/mapFile. aspx
I-pf
Monday, December 04, 2006 5:31 PM
BARRIE D. COATE
cmd ASSOCIATES
HorocUWmlConsWmn~
23535 Summit Road
Los Gates. I-:;A 95033
4081353-1052
Exhibit E
November 20th, 2006
Ciddy Wordell
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
Subject: Replacement trees at the Banga Proyertv. 21140 Grenola Drive.
CUDertino. California .
1 received your letter requesting an opinion concerning replacements for 6 trees that had
been removed at this property. As stated in your letter; the six trees were:
Coast redwood (Sequoia sempervirens)
Coast redwood (Sequoia sempervirens)
Monterey pine (Pinus radia/a)
Monterey pine (Pinus radiata)
Monterey pine (Pinus radiata)
Monterey pine (Pinus radiata)
12 inches
12 inches
14 inches
16 inches
22 inches
24 inches
Drip 20 feet
Drip 20 feet
Drip 20 feet
Drip 24 feet
Drip 50 feet
Drip 30 feet
I presume the middle column refers to the trunk diameter and that third column refers to
the canopy spread (i.e., dripline)~
It has been our practice to recommend replacement trees based on a tree value
assessment, when possible. We typically use the ISA (International Society of
Arboriculture) trunk formula method because it provides a reasonable assessment based
on the species, the size of the trunk, the condition of the plant, growth rate, adaptability to
the area, site. conditions, and site placement and contribution. With the information that
you provided, I am able to prepare a value assessment of the six trees using this method.
The worksheet is attached.
The aerial photo shows a dense canopy cover over a relatively large area The density of
the overall canopy in this photo suggests that the condition of these 6 trees was at least
fair, but probably relatively good, despite the verbal reports by tree companies. However,
for purposes of a value assessment, I have assigned a condition rating of only "moderate"
(60%) to the two coast redwoods and a condition rating oC'fairly poor" (45%) to the four
, - 15
2
Monterey pines. Judging by the aerial photo, these 6 trees were at least in the condition,
which I have assigned by the percentage given here, but were probably better.
I have assigned a location value of 67% to this site. This is a little below average. A
location value of 70%-75% is considered average. This location value is compared to
sites all over the bay area. Compared to site in the bay area, for example including Palo
Alto or Hillsborough, I consider this site to be in the average range. Certainly average for
the greater San Jose area.
The other variables included in the trunk formula method are set by the ISA, Western
Chapter. "Type 4" is the nursery group assigned to these trees (i.e., slower growing trees
are more costly to produce), and the species percentage addresses the adaptability to the
area.
With these factors in place, the values of the six trees are as follows:
Tree # I - $1,550, which is equivalent to 1- 36" boxed tree and 1-24" boxed tree.
Tree # 2 - $1,550, which is equivalent to 1- 36" boxed tree and 1-24" boxed tree.
Tree # 3 - $ 520, which is equivalent to 1- 24" boxed tree and 1- 15 gallon tree.
Tree # 4 - $ 680, which is equivalent to 2 - 24 inch boxed trees.
Tree # 5 - $1,270, which is equivalent to 1- 36" boxed tree and 2- 15 gallon trees.
Tree # 6 - $1,500, which is equivalent to 1- 36" boxed tree and 1-24" boxed tree.
The equivalent boxed specimens are based on the average wholesale cost of a given size
specimen, plus 2.5 times this value for shipping and installation. Contractors tell me that
this is a base value. Site access and other factors, such as problematic soils (poor
drainage, for example) would likely increase the cost of an actual bid for installation. In
short, these equivalent values are the minimum or base equivalents.
The owner has used Italian cypress (Cupressus sempervirens) trees as a screening plant.
In my experience, this species does not produce an effective screen when planted in a
single row, but does produce an effective screen when planted about 4 feet on center in
two or three rows, alternating between the gaps. In this event, many alternative species
would take up about the same space.
One alternative replacement species could be Aptos blue redwood (Sequoia sempervirens
'Aptos Blue '). This cultivar usually grows tighter and denser than many of the other coast
redwood cultivars. However, the use of the coast redwood species requires copious
quantities of water to establish, and increasing quantities of water as they mature.
A fine alternative to coast redwood would be deodar cedar (Cedrus deodara), because
this species is n10derately drought tolerant once established. However, it is slower
growing and highly variable in character, because they are grown from seed.
/-1 t,
MLB/sh
Enclosures:
Assumptions al)d Limiting Conditions
Value Assessment Chart
.....
Michael L. Bench, AssocIate
~,f)~
Barrie D. Coate, Principal
"l
.)
I-I ~7
Valuc Asscssmcnt
Rcplaccmcnt Trccs at thc Banga Propcrty
21140 Grcnola Drive, Cupertino
T T T T T
A r A r A r A r A r A
r u r u r u r u r u r
e n e n e n e n e n e
a k a k a k a k a k a Un-
Tree Replace Price In. 'BASIC Species Location rounded Rounded
# Species Type DBH 1 2 2 3 3 4 4 5 5 6 6 In. Sq. In. Sq. Sq. VALUE % Condition % % Value Value
'-'- ... -..-.-.- .. .-. .___n --_.. -.-- - -- ~ -..----. ---- -.- ------ ._~----
Sequoia
1 ~~mF?~~~en.~_ . 4 12 113 0 0 0 0 0 113.0 4.75 36.36 $4,283 90% 60% 67% $1,550 $1,550
.-.--- ...._. --..- 1--" - --" --.- ---.- f-- .-- -_.--- -.- ---
Sequoia
2 sempervirens 4 12 113 0 0 0 0 0 113.0 4.75 36.36 $4,283 90% 60% 67% $1,550 $1,550
.- ------ --- --- ---- i-- -.- ---- ---- ---_._. ------ --- ----- --
3 Pinus radiata 4 14 154 0 0 0 0 0 153.9 4.75 36.36 $5,767 30% 45% 67% $522 $520
--
4 Pinus radiata 4 16 201 0 0 0 0 0 201.0 4.75 36.36 $7,480 30% 45% 67% $677 $680
-.- $1,270
5 Pinus radiata 4 22 380 0 0 0 0 0 379.9 4.75 36.36 $13,987 30% 45% 67% $1,265
- $1,503 $1,500
6 Pinus radiata 4 24 452 0 0 0 0 0 452.2 4.75 36.36 $16,613 30%i 45% 67%
Prepared By: Michael L. Bench, Consulting Arborist
~
"
BARRIE D. COATE
and ASSOCIATES
Horo cUlural Consultants
23535 Summit Road
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 Ilot 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.
1 a.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
Inspection.
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.
cifaJdzie ~ ~
Barrie D. Coate
ISA Certified Arborist
Horticultural Consultant
I--,q
TR-2006-17
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6432
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING
THE REMOVAL AND REPLACEMENT OF SIX PRIVACY PROTECTION TREES
LOCATED AT 21140 GRENOLA DRIVE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TR-2006-17
Gaurav Banga
21140 Grenola Drive
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
to approve the removal six privacy protection trees; and
WHEREAS, the six trees are specimen protected trees subject to Chapter 14.18 of the
Municipal Code, pertaining to Heritage and Specimen Trees; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, application for Tree Removal 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 record concerning
Application TR-2006-17, as set forth in the Minutes of the Planning Commission
Meeting of December 12, 2006 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVAL ACTION
Approval is granted retroactively for the removal of six privacy protection trees (two
redwood trees, four Monterey pine trees).
Resolution No. 6432
Page 2
TR-2006-17
December 12, 2006
2. TREE REPLACEMENT
The applicant shall work with city staff to determine appropriate species of either
24" or 35" box trees. The trees shall be planted within 60 days of this approval date,
unless circumstances prevent replanting within 60 days, such as availability of the
tree or weather conditions, as determined by the Director of Community
Development. The property owner shall be responsible for the purchase cost,
installation and warrantee of the replacement tree.
3. TREE COVENANT
A covenant shall be recorded that identifies the replacement trees as protected trees.
Prior to recordation, the covenant shall be reviewed and approved by the Director of
Community Development.
4. 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 12th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati, Chien
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: Wong
ATTEST:
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
/ s/Marty Miller
Marty Miller, Chairperson
Cupertino Planning Commission
G: \ Planning \ PDREPORT\ RES \ 2006 \ TR-2006-17res.doc
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
TM-2006-11, U-2006-12,
ASA-2006-21
George Adzich
21891 Granada Avenue
Applicant:
Property Location:
Agenda Date: December 12, 2006
Application Summary:
Tentative Map to subdivide a 19,842 square foot parcel into two lots (Lot 1 - 6,731
and Lot 2 - 9,498 square feet). In addition, the applicant is also requesting a Use
Permit and an Architectural and Site approval to construct a new two-story 5,208
square foot residence on Lot 2. Lot 1 will remain vacant pending future
development
RECOMMENDATION:
Staff recommends that the Planning Commission approve TM-2006-11, U-2006-
10 and ASA-2006-18 with the staff suggested changes subject to the model
resolutions.
BACKGROUND:
The proposed project site is located at the northeast corner of Granada Avenue
and Minaker Court in a P(RES 4.4 to 12) - Planned Development Residential
zoning district Residential development in
this zoning district is required to comply
with the Rl Ordinance. If they do not
comply with the Rl Ordinance, a Use
Permit and Architecture and Site approval
are required. The applicant is requesting a
new two story home on Lot 2 with a 57%
Floor Area Ratio (FAR) (the maximum
allowed FAR is 45%) and a reduced rear
yard setback along the east property line.
Currently, Minaker Court is constructed as
a half (see diagram), the project will
complete the remaining portion of the
court, including all of the public
infrastructures (sidewalk, curb/ gutter and
street lighting).
;;>-1
TM-2006-11, U-2006-12,
ASA-2006-21
Adzich Subdivision
December 12, 2006
DISCUSSION:
Aside from the proposed FAR and the rear yard setback, the proposed residence
is consistent with all other aspects of the Rl Ordinance. Please refer to the
following project summary table:
Ordinance Proposed Notes
F .A.R. 45% 57%
Coverage 45% 45%
2nd to 1st Ratio 45% or 750 sq. ft. (whichever 22%
is greater)
1st Floor Setbacks-
Front: 20 Feet 20 Feet
Side: Combi11.ed Mill. 15 Feet (Mill. Combilled 16 Feet
5 feet on each side)
Rear: 20 Feet (On a case of a lot
with 5 property boundaries 20 Feet and 5 feet* *Use Permit and
there will be two rear vards) ASA Requested.
2"d Floor Setbacks -
Front: 25 Feet 28 Feet
Sides: Combille 25 Feet (Mill. 10 feet Combille 66+ Feet (6
on each side) feet & 60+ Feet)
Rear: 25 Feet (on a case of a lot with
5 property boundaries, there 25 Feet and 13 Feet* *Use Permit and
will be two rear yards) ASA Requested.
SlIrcharge: 15 Feet exh'a from the front, 44 Feet Exh'a
sides or a combillation
thereof.
Floor Area Ratio (FAR)
According to the Rl Ordinance, the maximum allowable FAR is 45%. However,
greater flexibility of this rule is provided in a Planned Development Zoning
District when developments are compatible with the surrounding neighborhood.
The applicant provided a survey of 29 neighboring properties. The F ARs for the
29 homes ranged from 49 to 93
percent, with an average of 65
percent. The immediate adjacent
homes that are located on the
opposite side of Minaker Court (see
diagram right) and to the north of
the project site have FAR ranging
from 58 % to 90 %. Based on the
square footage comparison study
and a visual massing study of the
surrounding residences, staff is
supportive of the proposed FAR of
the project.
2
;l~::l
TM-2006-11, U-2006-12,
ASA-2006-21
Adzich Subdivision
December 12, 2006
Rear Yard Setback
The majority of single family parcels
located in the City of Cupertino consist of
four property boundaries (front, two sides
and a rear) in forms of rectangular shaped
lots. In these cases, the rear yard (20-feet
setback) is defined as the yard area most
distant from and the most parallel to the
street frontage (see right diagram).
However, lots that are located at the end of
cul-de-sacs often will have five property
boundaries (a curved front lot line, two
sides and two rear lot lines). As a result,
there will be two required rear yards on these properties. The intent of this nile
is to ensure that there are sufficient building
separations to the adjacent properties to
minimize any potential negative impacts. The
project property (Lot 2) is located at the end of
the cul-de-sac with five property boundaries and
based on the above definition, the property has
two rear yards (along the northerly and easterly
property lines) as illustrated in the diagram to
the left.
The applicant is requesting that the rear yard
along the easterly property line be reduced to 5
feet to match the side yard orientation of the
adjacent residence. Staff is supportive of this
request since the concept is consistent with the
intent of the Ordinance. However
the project house will have a 74 foot
long wall span along the east
elevation that is not well articulated.
In addition, the east elevation will
present a less than ideal building
interface because it will virtually be
5 feet away from the adjacent
neighbor's rear yard for a distance of
approximately 30 feet.
'1"'-'-'"
5
----"~"---".'--F:~-:::':..-:.,..::-'-'-"-'
\ J SJ....''''' ."
II to j'
I " '
4'........ ~
a
''C--..,
1'L Side Yard
c[J' . [
~ .; , .' . : .' .
........ '.' . ." ......
" ." .
.. - "
.. "--"" --
",-b}1i..7 ~'h~.,". _~
~I
,
\'':
~
'1
~'~;4..~(!7
r . ---r-R ;';rTT -l
1~_Yar.'!.~ I
· 3 1
I
Lot 1. Lot 2! Lot 3 .
. J
LJ i ) i .
Street
;1<,*!g.2S~~t~~!J:;~~.i~"~_ 5' 0"
,'0__, '::>:/.'
- il-~:':
, 1.;'
~ ;,
.
.."" j4-l'
Appr~~ 74 feet
3
~-3
TM-2006-11, U-2006-12,
ASA-2006-21
Adzich Subdivision
December 12, 2006
Even though there are some mature trees on the adjacent property that may
offers some screening, staff is still concerned with the unarticulated wall plan
and the potential visual impacts from the proposed east elevation. The City
Arborist has also suggested that the building be set back further from the east
property boundary in order to ensure preservation the mature trees on the
neighbor's yards (see Tree Preservation section of this report).
If the Commission finds merit in the applicant's request, then it has the following
design options to help alleviate the above concerns:
1. Additional building articulation (recess or bump out of walls) be provided
along the ground floor of the proposed house to help soften the long wall
span and provide more architectural interest.
2. A minimum 10 foot single story building setback shall be maintained
along the easterly elevation starting from the rear yard of the adjacent
property. This will promote a better building interface and reduce
potential negative visual impacts to the adjacent neighbor to the east.
Tree Preservation
The City's Consultant Arborist
prepared a tree report for this project
on November 21, 2006. According to the report, 4 trees located on the subject
property and 8 located on the adjacent properties have been identified to be
within the potential sphere of impact of the proposed project. Out of the 12
trees, only 2 are protected specimen species under the City's Ordinance (Tree #2
and #3, 48" and 32" Live Oak, respectively). Both of these trees are in good
health but have co-dominant trunks attached at acute angles with imbedded bark
(see picture). This structural condition can be managed by the use of cabling and
pruning and thin the end weight of the limbs at highest risk. If this work is
performed by a tree expert, the trees are expected to survive for many years.
. .
:t""
..' ~:
: .j"
,
Staff believes that these two concerns
may be addressed at the same time
by setting the proposed great room
another 5 feet away from the easterly
property line (at 10 feet setback -
please see right diagram). Should
the Planning Commission adopt this
measure, the revised plans shall be
reviewed and approved by the
Design Review Committee for
approval.
4
01-4
TM-2006-11, U-2006-12,
ASA-2006-21
Adzich Subdivision
December 12, 2006
In addition, the City Arborist raised concerns about the close proximity (10 feet)
of the proposed third car garage to the trunk of Oak tree #2. Also concerns were
raised that the potential development activities (i.e., trenching, drainage systems
and grading) from the project may negatively impact trees #7 to #11. The
following tree protection measures are recommended by the City Arborist:
Options relating to Tree #2
1. In order for the Oak tree to survive, there must not be any significant root
loss within 18 feet of the trunk.
2. Delete the third car garage/shop or recess the third car garage/shop
further toward the back (north) of the property in order to provide a
minimum of 18 foot setback from the trunk of tree #2 (see diagram below).
3. Any portion of the driveway located within the 18 foot zone shall be
paved with porous material over geo-grids to allow water to permeate
and minimum amount of soil disturbance.
4. Tree #2 must be cabled and pruned by a certified tree expert prior to the
final occupancy of the home (this also applies to tree #3).
,_~,>U r (t/> ,'- '~:'I
E'.""-~~~i~8i
:. ?l.':!
-re::" : /: - '"
. "-~f"
;._~?c
",'II"
Options relating to Trees #7 -8
1. All drainage, trenching and grading activities must not occur within 3 feet
of the easterly property line.
5
;l-5
TM-2006-11, U-2006-12,
ASA-2006-21
Adzich Subdivision
December 12, 2006
2. The proposed building footprint should be relocated further way (8 to 10
feet) from the easterly property line to facilitate more room for the root
systems of the trees located on the adjacent property. This is consistent
with staff's previous recommendation to require at least a 10 foot building
setbacks along the east elevation in the interests of providing more
building articulation and better building interface.
Additional general tree protection measures that have been specified in the tree
report will also be conditions of the project.
Architectural Texture and Detailing
No color/material board has been submitted for review at the time of the
preparation of this staff report. The applicant will provide a color and material
board at the Commission hearing.
Letters of Support
The applicant submitted 10 letters of support from the immediate surrounding
neighbors including a letter that is from the adjoining neighbor east of the project
property.
Submitted by: Gary Chao, Associate Planner ~ I
Approved by: Steve Piasecki, Director of Community Developmen~
Enclosures:
Model Resolutions
Arborist Report
Applicant's Presentation Package (including the property surveys and letters of
support)
Plan Set (copies of the Tentative Map and Tree Map will be provided at the'
hearing)
6
;2-fo
U-2006-12
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT AND AN ARCHITECTURAL AND SITE APPROV AL TO
CONSTRUCT A NEW TWO-STORY 5,208 SQUARE FOOT RESIDENCE WITH A REDUED
REAR YARD SETBACK IN A PLANNED RESIDENTIAL ZONING DISTRICT
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application for a
Use Permit and an Architectural and Site Approval, as described in Section II of this Resolution;
and
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more public
hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application; and
has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public
health, safety, general welfare, or convenience; and
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted
in this matter, the application for Use Permit is hereby approved, subject to the conditions which
are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconc1usions upon which the findings and conditions specified in this resolution are
based and contained in the public hearing record concerning Application No. U-2006-12 and
ASA-2006-21 as set forth in the Minutes of the Planning Commission Meeting of December 12,
2006, and are incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-12, ASA-2006-21
George Adzich
21891 Granada A venue
J --1-'
Resolution
Page 2
U-2006-12
December 12, 2006
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Mr. & Mrs. George Adzich, Cupertino, CA,"
consisting of 6 pages dated October 16, 2006 along with the tree key map and tentative
map submitted at the hearing, except as may be amended by the Conditions contained
in this Resolution.
2. BUILDING SETBACK & ARTICULATION
The applicant shall work with staff to provide additional building articulation (recess or bump
out of walls) be provided along the ground floor of the proposed house to help soften the long
wall span and provide more architectural interest. In addition, a minimum 10 foot single story
building setback shall be maintained along the easterly elevation starting from the rear yard of
the adjacent property. This will promote a better building interface and reduce potential negative
visual impacts to the adjacent neighbor to the east. Revised plans shall be reviewed and
approved by the Design Review Committee prior to issuance of any building permits.
3. TREE PRESERVATION
Options relating to Tree #2
. In order for the Oak tree to survive, there must not be any significant root loss within 18 feet
of the trunk.
. Delete the third car garage/ shop or recess the third car garage/ shop further toward the back
(north) of the property in order to provide a minimum of 18 foot setback from the trunk of
tree #2 (see diagram below).
. Any portion of the driveway located within the 18 foot zone shall be paved with porous
material over geo-grids to allow water to permeate and minimum amount of soil disturbance.
. Tree #2 must be cabled and pruned by a certified tree expert prior to the final occupancy of
the home (this also applies to tree #3).
Options relating to Trees #7 -8
. All drainage, trenching and grading activities must not occur within 3 feet of the easterly
property line.
. The proposed building footprint should be relocated further way (8 to 10 feet) from the
easterly property line to facilitate more room for the root systems of the trees located on the
adjacent property. This is consistent with staff's previous recommendation to require at least
a 10 foot building setbacks along the east elevation in the interests of providing more building
articulation and better building interface.
The final tree protection, garage, drainage and grading plans shall be reviewed and
approved by the City Arborist prior to issuance of building permits. In addition, a bond
in the amount of $20,000 shall be provided to the City in the interest of preserving Oak
trees #2 and #3 during the duration of the project.
4. PRIV ACY SCREENING
A detailed privacy screening plan shall be submitted to the City for review and
approval prior to issuance of building permits. The required screen trees or shrubs shall
be recorded on the property as covenant to be preserved and maintained unless waivers
are obtained which releases this requirement.
(}-ro
Resolution
Page 3
U-2006-12
December 12, 2006
5. 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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
PASSED AND ADOPTED this 12th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll call
vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chair
Planning Commission
),'1
TM-2006-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
TENTATIVE MAP TO CREATE TWO PARCELS, APPROXIMATELY 6,731 AND 9,498
SQUARE FEET RESPECTIVELY, AT THE NORTHEAST CORNER OF GRANADA
AVENUE AND MINAKER COURT
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Tentative Subdivision Map, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) That the proposed subdivision map is consistent with the City of Cupertino
General Plan.
2) That the design and improvements of the proposed subdivision are consistent
with the General Plan.
3) That the site is physically suitable for the type and intensity of development
contemplated under the approved subdivision.
4) That the design of the subdivision or the proposed improvements are not
likely to cause substantial environmental damage nor substantially and
unavoidable injure fish and wildlife or their habitat.
5) That the design of the subdivision or the type of improvements associated
there with is not likely to cause serious public health problems.
6) That the design of the subdivision and its associated improvements will not
conflict with easements acquired by the public at large for access through or
use of property within the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Tentative Subdivision Map is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; and
;/-\0
Resolution No.
Page 2
TM-2006-11
December 12, 2006
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. TM-2006-11 as set forth in the Minutes of the Planning Commission Meeting of
December 12, 2006, and are incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TM-2006-11
George Adzich
21891 Granada Avenue
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on the Plan Set titled, "Tentative Map,
Lands of Adzich, 21891 Granada Avenue", dated October 2006, except as may be
amended by the Conditions contained in this Resolution.
2. STREET WIDENING
Street widening and dedications shall be provided in accordance with City
Standards and specifications and as required by the City Engineer.
3. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance
with grades and standards as specified by the City Engineer.
4. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer.
Lighting fixtures shall be positioned so as to preclude glare and other forms of
visual interference to adjoining properties, and shall be no higher than the
maximum height permitted by the zone in which the site is located.
5. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire as
needed.
6. GRADING
Grading shall be as approved and required by the City Engineer in accordance with
Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits
maybe required. Please contact Army Corp of Engineers and/or Regional Water
Quality Control Board as appropriate.
)-1 \
Resolution No.
Page 3
TM-2006-11
December 12, 2006
7. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer.
8. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City
as needed.
9. UNDERGROUND UTILITIES
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 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 the City Engineer.
10. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, induding but not limited to checking and
inspection fees, storm drain fees, park dedication fees and fees for under grounding
of utilities. Said agreement shall be executed prior to issuance of construction
permits.
Fees:
a. Checking & Inspection Fees:
minimum
b. Grading Permit:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
$ 5% of Off-Site Improvement Cost or $2,194.00
$ 6% of Site Improvement Cost or $2,060.00 minimum
$ 2,000.00
$ 480.66
NjA
$3,348.00
$15,750.00
By Developer
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be modified
at the time of recordation of a final map or issuance of a building permit in the
event of said change or changes, the fees changed at that time will reflect the then
current fee schedule.
11. TRANSFORMERS
)- \^
Resolution No.
Page 4
TM-2006-11
December 12, 2006
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located underground
such that said equipment is not visible from public street areas.
12. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in grading and street improvement plans. Erosion and or
sediment control plan shall be provided.
13. STORMWATER QUALITY GUIDELINES FOR DEVELOPMENT PROTECTS
For a project creating or replacing 10,000 square feet or more of impervious
surface, the applicant must fulfill the City's storm water quality requirements,
which includes but is not limited to a Storm Water Management Plan/Notice of
Intent (NOI), BMP operation and maintenance responsibilities and BMP inspection
and reporting.
14. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer
to be approved by the City. The plan shall include a temporary traffic control plan
for work in the right of way as well as a routing plan for all vehicles used during
construction. All traffic control signs must be reviewed and approved by the City
prior to commencement of work.
The City has adopted Manual on Uniform Traffic Control Devices (MUTCD)
standards for all signage and striping work throughout the City.
15. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs
Department in regards to refuse truck access for the proposed development.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV.
Of this resolution conform to generally accepted engineering practices
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
a -\~
Resolution No.
Page 5
TM-2006-11
December 12, 2006
PASSED AND ADOPTED this 12th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki, Director
Community Development Department
Marty Miller, Chairperson
Planning Commission
) ~ \1-
BARRIE D. COATE
and ASSOCIATES
Horticutural Consultants
23535 Summit Road
Los Gatos. CA 95033
4081353-1052
EVALUATION OF TREES AT THE
ADZICH PROPERTY
21891 GRANADA AVENUE
CUPERTINO
Prepared at the request of:
Gary Chao
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
Prepared by:
Michael L. Bench
Consulting Arborist
November 21 st, 2006
Job # 11-06-234
d~l:S
EV ALUA TION OF TREES AT THE ADZICH PROPERTY. 21891 GRANADA A VENUE, CUPERTINO
1
Table of Contents
Assignment
Summary
Observations
Comments about Specific Trees
Methods
Protected Trees
Risks to Trees by Proposed Construction
Conclusions
Recommendations
Enclosures
Prepared by: Michael L. Bench, Consulting Arborist
Page 2
Page 2
Page 2
Page 3
Page 3
Page 3
Page 4
Page 5
Page 6
Page 6
November 21 S\ 2006
~- \ Co
EV ALUA nON OF TREES AT THE ADZICH PROPERTY, 21891 GRANADA A VENUE, CUPERTINO
2
Assignment
We have been asked by Mr. Gary Chao, Planner, City of Cupertino, to evaluate the
existing trees located at the Adzich Property, 21891 Granada Avenue, Cupertino,
California.
The plan provided for this evaluation the Site Plan, prepared by Environmental
Innovations, Discovery Bay, California, Sheet AO.l.l, dated 10-23-06.
Summary
A total of 12 trees are included in this inventory. Of these 12 trees, 4 are located on this
property and 8 are located on adjacent properties.
All of the 12 trees are identified by species, briefly described here (trunk diameter,
height, spread, health, structural integrity) and given an overall condition rating of
Excellent, Good, Fair, Poor, Extremely Poor.
Of the total 12 trees, 5 are protected by City of Cupertino regulation. These are Trees # 1,
2,3, 7, and 8.
Tree # 2, a large coast live oak (Quercus agrifolia) would not likely survive construction
as proposed. Trees # 3 and 7-11 (neighboring trees) may also be at risk of significant root
loss.
Revision of the plans is recommended to assure the survival of Trees # 2-11.
Observations
There are 12 trees included in this tree survey. Of these trees, 4 are located on this site
and 8 are located on neighboring properties. Where the canopies of the neighboring trees
extend on to this site, or where the root systems likely extend on to this site, those
neighboring trees are included in the inventory. The attached map shows the locations of
all trees and their approximate canopy dimensions. No labels were affixed to the trees on
neighboring properties.
The 12 trees are classified as follows:
Tree # 1- Chinese elm (Ulmusparvifolia)
Trees # 2, 3 - Coast live oak (Quercus agrifolia)
Trees # 4,5,6,9, 12 - Japanese privet (Ligustrumjaponicum)
Trees # 7, 8 - Aptos blue redwood (Sequoia sempervirens 'Aptos Blue ')
Trees # 10, 11 - Krauter Vesuvius purple plum (Prunus cerasifera 'Krauter Vesuvius ')
Prepared by: Michael L. Bench, Consulting Arborist
November 21 S\ 2006
o~7,-l :J-
EV ALUA TrON OF 1REES AT THE ADZrCH PROPERTY, 21891 GRANADA A VENUE, CUPERTINO
3
The particulars of these trees (species, trunk diameter, height, spread, and structure) are
included in the attachments that follow this text. Please note that these data sheets rate
the health and structure of each specimen separately on a scale of 1-5 (Excellent -
Extremely poor), which provides the basis for the overall condition rating of each tree, as
follows:
Excellent
S ecnnens
7,8
Good
S ecimens
2,3,5,6,12
Fair
S ecimens
1,4,9,10,11
Poor
S ecimens
Extremely Poor
S ecimens
Comments about Specific Trees
Trees # 2 and 3 are large coast live oak specimens (Quercus agr?folia). Both of these
trees have co-dominant leaders attached at acute angles with imbedded bark. This
structural condition often results in limb drop at the point of attachment. However, this
structural weakness can be managed by the use of cabling and pruning to thin the end-
weight of limbs at highest risk. This work requires the expertise of a certified arborist.
Trees with this condition that are properly cabled and pruned by an expert can be
expected to survive for many years. However, the cables must be inspected periodically
and the end-weight thinning must be done every 5-7 years.
Methods
The trunk measurements of the existing trees are taken using a standard measuring tape at
4 Ih feet above soil grade, except those specimens whose form does not allow a
representative measurement at this height. In those instances, the measurement is done at
the most representative location according to the guidelines of the International Society
of Arboriculture. The standard measurement is referred to as DBH (Diameter at Breast
Height). The height and canopy spread of each tree is estimated using visual references
only. The estimated shape of the canopy relative to the other nearby trees has been added
to the attached map. The trunk measurements of the neighboring trees were estimated at a
distance of about 10 feet.
Trees # 1,4,5,6, 7, 8,9, 10, 11, and 12 were not shown on the Site Plan provided. These
trees have been added using visual references only. Their locations are approximate.
Also, the Site Plan provided shows 2 trees on the north side of this property. It appears
that these 2 trees are proposed new landscape trees.
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
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
Prepared by: Michael L. Bench, Consulting Arborist
November 215\ 2006
J--lE>
EV ALUATION OF TREES AT THE ADZICH PROPERTY, 21891 GRANADA A VENUE, CUPERTINO
4
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 Single Trunk Multi- Trunk
Natural Grade Diameter/Circumference Diameter/Circumference
Oak trees; 4 12 feet 10 inches (31 inches C) 20 inches D (63 inches C)
California
Buckeye
Big Leaf 4 12 feet 12 inches (38 inches C ) 25 inches D (79 inches C)
Maple;
Deodar Cedar;
Blue Atlas Cedar .
Of the total 12 trees, 5 are protected by City of Cupertino regulation. These are Trees # 1,
2,3, 7, and 8.
Risks to Trees by Proposed Construction
It appears that Tree # 12 would be in conflict with the construction of the new residence
nearest Granada Avenue.
The proposed new residence located on the north side of this proposed subdivision would
construct a workshop within approximately 6-8 feet of Tree # 2, a 48 inch diameter (at 2
feet above grade) coast live oak (Quercus agrifolia). This tree has a canopy
approximately 65 feet north to south and approximately 45 feet east to west. This would
likely result in severe root loss to Tree # 2.
If Tree # 2 is expected to survive in good condition, there must be no significant root loss
within 20 feet of the trunk. This distance is 5 times the trunk diameter of this specimen,
which is the typical distance that we consider an acceptable safe distance, in our
experience. However, this presumes that there would be no other soil work (including
grading or trenching) within the remainder of the root zone, which we typically calculate
to be 10 times the trunk diameter or 40 feet (radius) from the trunk.
The proposed driveway, shop, and garage would cover a large portion of the root zone of
Tree # 2 with an impervious surface. This would have the effect of diverting rainfall in
this area to the storm system and would limit the exchange of gases between the soil and
Prepared by: Michael L. Bench, Consulting Arborist
November 21st, 2006
o?-\4
EV ALUA nON OF TREES AT THE ADZICH PROPERTY, 21891 GRANADA A VENUE, CUPERTINO
5
the atmosphere, which is vital for survival. The use of pavers for the driveway would not
improve this problem, because the sub-soil in a paver area is required to be stabilized.
This usually means that 12-14 inches of soil would be removed, including all of the roots,
and replaced with compacted base material.
Bear in mind that the majority of roots typically exist in the top 15 to 24 inches of soil.
Trenching, grading, or other soil work does not have to be deep to result in significant, if
not severe, root loss.
New residential construction requires that "positive grading" be done around the new
structure in order to direct run off away from the new residence. This grading would not
be feasible within approximately 20 feet of the trunk depending on other soil work that
may be done (i.e., for a footing).
No civil plans are provided. The grading and drainage required to construct this proposed
residence would appear to jeopardize the root systems of Trees # 2, 7, 8,9, 10, 11, and
possibly Tree # 3, a 32 inch diameter (at 3 feet above grade) coast live oak (Quercus
agrifolia). Also, Tree # 1, located on the south lot, would appear to be exposed to
significant risk of root loss by "positive grading" around the new residence.
The trees at this site would likely be at risk of damage by construction or construction
procedures that are common to most construction sites. These procedures may include the
dumping or the stockpiling of materials over root systems, may include the trenching
across the root zones for utilities or for landscape irrigation, or may include construction
traffic across the root system resulting in soil compaction and root die back.
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.
Conclusions
Trees # 2 and 12 would not be expected to survive without significant plan modification.
Tree # 12 would be no great loss, but Tree # 2 would be a major loss to this urban
environment.
Trees # 7-11 may also be at risk of survival depending on the Grading and Drainage
proposed (not currently provided to us).
Tree # 3, also a large coast live oak (Quercus agrifolia), may also be exposed to
significant risk depending on: (1) the Grading and Drainage Plan, (2) the staging of
materials and equipment during construction, and (3) the trenching and excavation
associated with landscaping.
Prepared by: Michael L. Bench, Consulting Arborist
November 21S\ 2006
J-'dO
EVALUATION OF TREES AT THE ADZICH PROPERTY, 21891 GRANADA AVENUE, CUPERTINO
6
Recommendations
1. I recommend that Trees # 2- 11 be preserved, and I recommend that the plans be
revised to provide adequate space for the survival of these trees.
2. I recommend that the Grading and Drainage plans be required to be reviewed by
the city arborist.
Respectfully su
~
Michael L. Bench, Associate
~,f)~
Barrie D. Coate, Principal
MLB/sh
Enclosures:
Assumptions and Limiting Conditions
Tree Charts
Map
Prepared by: Michael L. Bench, Consulting Arborist
November 21 st, 2006
d-J\
-
BARRIE D. COATE
and ASSOCIATES
(400) 353-1052
23535 Summit Road
Los Galos, CA 95030
Tree Name
Tree #
----1----1~~!~~-~~-~~-------------------
Ulmus palVifolia
____?____l~~~~~!:iy_~_~_~~________________
Quercus aarifolia
3 I Coast Live Oak
6
~~Je~_~~~_~Je~_~~!_______________
9
~~Je~_~~~_~Je~~~~!_______________
Measurements
f-
W
W
u..
~
..-
,
"<t
@),
0::::
W:
f-'
W:
~:I
<(:CD
0:0
I
CD,
0'
,
@)
0:::
W
f- f-
W I
~ C)
<( -
_ w
o I
o
<(
w
0:::
0..
en
w
0:::
:J
f-
o
:J
0:::
f-
en
f-
I
~ S2
o ~
m:O::: 0
.,0 2
~:o w
.......'
.~: ~ ~
0:0.. <(
0:0 w
,f-.I
Condition
o
w
~
o
o
2
U;len
w f-
..J 0
CD W
<( en
() 2
I
I
o
W
0:::
W
>
o
o
0:::10:::
<( W
~j i
o (f)
f- 0
o W
o w
0::: Z
----1----
,
-1-J--~-t---JL-l~- ____L___.____~________
, , ,
I , I
I , ,
1 1 3 l X !- - --1--+---
---i----t---1"--- --=1=-~~1----t---.----.--------
, , I
1 : 3 I x:
---~----~---~---r----
, , I
, , ,
-?-j--~-i---~---t._---
I , I
I I ,
, , ,
I I I r
1 : 3: :
---1----t---::---t----
I I I
1 i 3 i i
---'----r---~---
I , ,
I I I
, , ,
1 ! 1: :
---~----~---~---
, I ,
, , ,
, , I
1 : 1: :
---1----r---ji---T----
I I ,
I , I
, I ,
2 : 3: :
___~____L___~___
I , I
I I ,
I , ,
~
\
Qj
~
I I I I I to, ,
---~-~--_lt<!-~~!~!-~~~~~~~~-~J~-~-------t-~-l-~-L-~-L---1~9~-!? -?-~--~-L---JL---t----L---i----~---J----
I I I 'I . I I I I I
Prunus cerasifera 'Krauter Vesuvius' ::::: :::
Job Name: Adzich Property
Job #: 11-06-234
Date: November 21st, 2006
. I I I
19: : : :25:35
----.----~----~---.---~---
I I I I I
I I I I I
I I 1 I I
L--l-.l_~
I I I , I
-~~-!-~-~_?~-~---!~~~-~?
I I I I I
I I I I 1
1 I I I I
I I I I I
_~?_1_~_t_~~_L___l~9J_1?
I I I I I
I . I 1 I
I I I . I
8! : ! ! 30:25
----~----r----r---~---,---
I I I I .
I I I I I
I I I I I
I I I I I
10 : : : 135: 25
____~____4____L___~___~___.
I I I 1 I
I I I I I
I I I I I
10: : : :35:25
----T----r----r---~---,---.
I . I I I
I . I . I
I I I I I
I I I I I
12: : : :45:20
____~____4____L___~___~___.
I I I I I
I . I I I
I I I I I
12 ! : : : 45: 20
----~----r----r---~---~---
I I I I I
I I I I I
I I I I I
I I I I I
6: : : : 20: 15
____~____L____L___~___~___
f I I I I
I I I I I
I I I I I
3:
o
Q)
..c
(l)
(l)
en
..
I
f-
..J
<(
W
I
--------~---J----f---l----
---.----f---1----f----r=::
---r--
---r--
1
___1___
I
Disposition
('.
o
W
f-
o
W
f-
a
0:::
0..
w
>
0:::
W
(f)
('.: w
W,O:::
w:o..
0::::0
f-:f-
W1w
C):..J
<('CD
f-:<(
-If-
0::::_
W,:J
Ilen
3:
o
Q)
..c
(l)
(l)
en
..
f-
2
<(
..J
0..
en
2:0:::
<(' .
0:::11-:
f-:o..
0:0
f-:2
W:W
..J:~
CD'~
<(10
t:!O
:JoW
(f) : 0:::
I
x, I
, I
----~---~----~---~---
I I I I
I I I I
I I I I
-'----..1_.1...__ __-L...
I . I I
X. I I I
I I I f
. I I I
----r---'----r---'----
I I I I
I I I I
I I I I
I I I I
X I I I I
I I I I
----~---~----~---~----
. I I I
I . I I
I I I ,
I I I I
I I I I
I I I I
----r---'----r---~---
I I I I
I I I I
. . I I
I I I I
I I I I
I I I I
____L___~____4___~___
I I I .
I I I I
I I I I
I I I I
I I I I
. I I I
----r---'----r---,----
I I I I
I I I I
I I I I
I I I I
X I I I ,
I I I I
____L___~____L___~___
I I I I
I I I I
I I I I
X I I , ,
I I I I
I I I I
----r---'----r---'----
I I I I
I I I I
I I I I
I I I I
. . I I
I I I I
____L___~____L___~___
I I I I
I I I I
I I I I
I I I I
I I f I
I I I I
----r---1----~---~----
I I I I
I I I I
I I I I
. CD W/IB = CODOMINANT LEADERS WITH INCLUDED BARK
. RECOMMEND: P = PRESERVE, T = TRANSPLANT, R = REMOVE
Notes
(f)
f-
2
W
~
::2:
o
o
o
2
<(
en
W
f-
a
2
1 =8est, 5=Worst
Page 1 of 2
,
BARRIE D. COATE
and ASSOCIATES
(408) 353.1052
23535 Summit Road
Los Gato5, CA 95030
Tree #
11 I Krauter Vesuvius Plum
Tree Name
Measurements Condition Disposition I Notes
I I
I I 3=
I I
I I 0
I I
I I I-- Q)
I I ..a
I I Z
I 0 :UJ <( Q) (f)
I-- I
UJ I UJ I> ....J Q) I--
I 0:: '0:: 0.. 1Il Z
UJ J ~
I UJ UJ (f) .. UJ
u.. I 0 I--
I Q) 0 > (f) Z 0:: ~
~ I I
I ..a UJ 0 ('0- UJ <( .-: ~
..- I ~ <.9 I-- 0 UJ 0:: 0::
I I Q) <( 0..: 0
""" I Q) ~ 0:: UJ 0.. I--
I () 0:: ()
I 1Il ('0- 0:: 0
@ !@) UJ 0 <( UJ 0 0
.. 0 0 I-- 0 I-- Z 0
0:: 0:: 0 ....J I-- I--
0:: :0:: ::> cD () z z 0 ....J ~ UJ UJ UJ Z
UJ IUJ 0 I-- -: UJ - (f) UJ ~ 0 I-- <.9 UJ UJ ~ <(
I-- I-- I 0 0 ....J ....J
:1-- <( () .c; (f) I-- (f) () <( III III ~ (f)
UJ I I-- ..... UJ S UJ (f) UJ
~ :UJ <.9 UJ ....J ::> .~ 0.. ....J 0 <( 0 I-- 0 I-- t: <( <( 0 UJ
<( I I:~ jjj 0:: <( 0:: 0.. <( III UJ UJ <( 0 UJ 0 0:: I-- I-- () I--
III Ill'<( 0.. UJ I-- 0 0 UJ <( (f) (f) UJ 0 UJ 0:: UJ ::> ::> UJ 0
0 0 01(') I (f) I (f) () l- I () Z 0 0 0:: Z 0.. I (f) (f) fY Z
I
3 : 3: : : 12 j !ft-?j--~-i.---+---+---+--+---~--------
----t----t----~---i--- .. :: I
: : : :: I I I
T
J I
J J
____L___~____L___~____
I I I I
I I I 1
I I I I
I I I I I
_?__1-~-L-~~-~---1-~QJ-19
I I I I I
I I I I I
I I I I I
I I I I I
I I I I I
I I I I I
----t----t----~---t---i---
I I I I I
I I I I I
___J_~__j~?..e~n~~_e.:_I:'!!~~!_______________
"->
,
~
v\
Job Name: Adzich Property
Job #: 11-06-234
Date: November 21st, 2006
I I I I I
I I I I I
I I I I I
----~----~----~---+---~---
I I I t I
I I I I I
I I I I I
.
I I I I I
I I I I I
I I I I .
----t----t----~---t---i---
I I . I I
I I I I I
I I I I I
I I t I I
I I I I I
I I I I I
----+----~----~---+---~---
. I I I I
I I . I I
I I I I I
1 I J
1 1 3 I J
---1----r---1----+----~---4----~-----------------
I J I
I J I
I I I
I I I
I I I
--- i----t---+--- +- - --~-- -4 -- --~- ------ _h - --,----
I I I
I I I
I I I I
I I . I
I I I I
----~---1----~---~----
I I I I
I I I I
I I I I
I I I I
I I I I
I I , I
----~---i----t---~----
I I I I
I I I I
I
I I I
I I I
---1----r---1----+----~---4----~-----------------
I I I
I I I
. . .
I I I
I I J
---i----~---~----~----~---4----~--------
I I I I
I J J
I I I
. . .
I I I
I I I
-__..l_ -- -r-- -~---+- ---1-- - - ,-- - -I- ________h - --,----
I
I
I I I I
I I I I
I I I I
----~---~----~---~---
I I I I
I I I I
I I I I
I I I I
I I I I
I I I I
----~---I----~---i----~---~----
I I I I
I I I I
I I I I
. . . .
I I I I
I I I I
I I I I
----~---~----~---~----
I I
I
J
I I I I I
I I I I I I
I I J I I I
I I I I I I ----"
I I I
I
I
I
,
I
I I
I I I
I 1 I I
I I I I
I I I I
I I I I
I I I I
I I I
I
I
1
J
I
I
,
I
I
I
.
I
I I I
I I I
I I
I I
I I
* CD WIIB = CODOMINANT LEADERS WITH INCLUDED BARK
* RECOMMEND: P = PRESERVE, T = TRANSPLANT, R = REMOVE
1 =Best, 5=Worst
Page 2 of 2
$'
BARRIE D. COATE
and ASSOCIATES
Hort cUlurel Consultants
23535 Summit Road
Los Gates, 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 ani
purpose by any other than the person(s) to whom it is addressed without written consent 0
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.
1 a.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
Inspection.
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.
c:iJaM-Ze ~ ~
Barrie D. Coate
I SA Certified Arborist
Horticultural Consultant
J-dLf
Gary Chao
City of Cupertino
12-05-06
Subject: Adzich Property
21891 Granada Avenue
Cupertino, CA
As we discussed today by phone, you requested that I recommend specific strategies that
would be feasible for this site in order to preserve the existing trees.
1. In order to preserve Tree # 2, a large coast live oak (Quercus agrifolia), in my
opinion, I recommend that the proposed garage be reduced to 2 automobiles and
that the adjoining workshop be eliminated or relocated to another side ofthe
residence. If this were done, it appears that the comer of the revised garage plan
would be approximately 18 feet from the trunk of Tree # 2. Although I stated in
the Arborist's Report that a distance of 20 feet would be required, I believe that
18 feet would feasible in this case because of the fact that only the comer of the
garage would be closer than 20 feet, instead of the entire side of the garage across
the whole root zone. In other words, only a small area inside of20 feet would be
affected. I consider this a feasible alternative.
The distance of20 feet is equal to 5 times the trunk diameter of Tree # 2. This
distance of 5 times trunk diameter represents the maximum allowable root loss
that a healthy tree would likely be able to tolerate without decline, provided the
following conditions would also occur:
. Only one side ofthe tree would suffer root losses. If more than one side of
the tree would suffer root losses, this acceptable distance from the trunk
must be greater.
. The tree must be irrigated for 2 years, which is the period of recovery.
. The entire root zone inside the drip line would be covered (mulched) with
4 inches of wood chips or other mulch.
In other words, we consider root damage to a maximum of 5 times the trunk
diameter of a healthy specimen, such as Tree # 2, quite severe. However, in our
experience, this is an acceptable level, from which a healthy tree should survive in
good condition provided it would be supported by these three procedures during
the recovery period, typically 2 years. This distance of 5 times trunk diameter
usually represents approximately 20-25% root loss. This is the standard by which
we have been successful for years. In our experience, the risk of survival decreases
exponentially when root losses occur inside this area (5x trunk diameter).
You asked about the whether or not roots exist outside the dripline. Researchers
have found that for most species, the absorbing root mass typically extends well
)-';)5
outside the drip line by as much as twice the diameter of the canopy.
2. I further recommend that the driveway be reduced for a 2 car garage.
3. I recommend that trenching for drainage be a minimum of 20 feet from the trunk
of Tree # 2. This would not allow for a drainage trench on the west side of the
new building. However, the east side is proposed on the set back limit
approximately 5 feet from the existing fence. This means that a trench for
drainage would be located within 2-3 feet of the existing fence, posing a severe
risk to Trees # 7,8,9, 10, and 11. I recommend that the footprint be relocated
approximately 8-10 feet from the fence in order for drainage to be done without
high risk of root loss to the neighboring trees. If this modification would be done,
the neighboring trees could tolerate a drainage trench 8-10 feet from their trunks.
Bear in mind that a drainage swale would not reduce the risk to this trees, due to
the fact that the overwhelming majority of absorbing roots exist near the soil
surface.
In my opinion, the possibility of converting the 3Td garage space to a car port would not
be feasible, because of the fact that a large portion of the root zone of Tree # 2 would be
covered by concrete, an impervious surface.
Respectfully subinitted,
Michael L. Bench, Consulting Arborist
,J - (}<P
Page 1 of 1
Gary Chao
From: Michael Bench [michaelbench@sbcglobal.net]
Sent: Wednesday, December 06,20069:15 AM
To: Gary Chao
Subject: RE: Adzich Addendum - Revised
Gary,
I apologize I neglected to include a comment about this. I am trying to do too many things at once.
Yes, reclocation of the 3rd Car Garage and the use of a pervious concrete over geo-grid on the existing
soil grade for that section of the driveway would be feasible.
If you need a more formal statement from me, let me know.
Mick
Gary Chao <GaryC@Cupertino.org> wrote:
Michael,
In the event that the Planning Commission decides to allow the 3rd car garage, the option of
setting it back (at least 18 feet away from the trunk of tree #2) further and allowing the driveway
leading up to it provided that porous concrete be used and laid on top of geo-grids without
compacting the existing gride is still valid right? Please let me know..thx.
Gary
-----Original Message-----
From: Michael Bench [mailto:michaelbench@sbcgloba1.net]
Sent: Tue 12/5/2006 8:43 PM
To: Gary Chao
Cc: Barrie & Carol Coate
Subject: Adzich Addendum - Revised
I believe this answers your questions.
12/7/2006
J-Jr
Q
.t::
~
~
~
~ ~
~u
~ ....
~ ~
~~
c~
~ ~
~ ~
u~
N~
~oo
~~
~
.,...".
.......
~
~ ~
~ ~
Q ~
.,...".
~ ~...
.~ ~
~ ;....
~ ~
~ ~
~ ~
.,...". ~
~
~
,s
~
.
:.,;' ..'.-'
.~>;:f/:;: ~\/>::'-'<
.
;;,;;5
~
~
~
-
Agenda
. Description of the Area
- Zoning
. Analysis of the area
. Property Details
. Objectives
. Building details
. Staff Comments
. Summary
. Appendix
- Spreadsheet analysis of subject area
- -Detail F.A.R. Breakdown
- _2nd Story Exposed Wall Calculation
- -Signed approval letters from all immediate neighbors
~
~
.
-
Description of the Area
~
\
~
Planned Development (P) Zones
. A. The planned development (P) zoning district is
intended tq provide a means of guiding land
development or redevelopment of the City that is
uniquely suited for planned coordination of land uses
and to provide for a greater flexibility of land use
intensity and design because of accessibility,
ownership patterns, topographical considerations,
and community design objectives
'-\ , ,""..
~ ".
I
~
~
Planned Development (P) Zones
. B. The planned development zoning district is
specifically intended to encourage variety in the
development pattern of the community; to promote a
more desirable living environment; to encourage
creative approaches in land development... ......
. Ordinance 1050 & 1523
- Specific to the subject area
. 18. Due to existing lot sizes and/or structure
locations, there are no specific zoning requirements
relative to setbacks, lot coverage, and parking with
the exception of the requirements set forth in the
Uniform Building Code. It is intended that the
requirements of the zone in which the use is ordinarily
permitted will be strived for; however, the City, as
part of the Use Permit procedure, may establish lesser
setbacks, greater lot coverage, and lesser parking
~ requirements as it deems appropriate.
~
~
,.
Zoning Requirements
Analysis of the area
. Detailed analysis of every building in subject area to
establish working guidelines and standards
- R-l does not apply to this area
. Sample Group
_ All multi-unit developments in the same area
- 6 Single Story Structures
- 22 Two Story Structures
- 28 Total Units
. All projects built under the jurisdiction of the City of
Cupertino
"-.) . Detailed Spreadsheet contained in this package
,
~
~
~
~
~
o
.~
r:fJ.
.~
;>
.~
'""0
~
~
r:/)
-._!iiil----'''''''"'"''''--
-........
OLBfZ
-
9,6Rl~
Tllf7f.r:;.
NVH9
let
Z17 ~W"'G6~'~a
-
..... "'-
. 0 9~'L-"" I
.i;iJ I vl.ZZ'ZL I[J ~
V ".I'i.'.... .L....:::U......'.... 2:._... ~ool ~ i1DtQ....:lt
IrQ l,ro-!:.LfJ/,?-,. ",' "'--CC ~ ~ """
Irt' ~.~. . . ........
. :~ ':'. ~.. '..1 ~.~: I: . ~ -:~I- --~l:5 en
~. t Cll'>.."""'" ...... ..ct:.....~. ..' d -~cn N~t
,;" "-\ ''t;.., .,.- 0"" : W <t '~ ..... ~~ --oot tn
- .~ ;f' :S.., ~". lCl -.1.- -f:!'C~1 O'-....l- T'
- c-6"~.p" ""r:r ~ ~il'O~ . ......... ~ ~.!J) lI:.~..Q I
'^ ~.L9Bl2g ~"',.'I ". iZ:2 . m ~ tOl I
t,()-I'9t/f3- 1 to "WJ ~ . - I.L. '. .~ ~ !t'O N.....
d. , ",,1 '. ' r:;O ~ co. ~_. '.. :t'c?- "';......... ~.
'~~. 'iwi!". ~,.U ,~ ~ .' '. '\~;.er
2.'. ..... il'V".'.-. '..1 <t '.' .I~.. .... ~.' . '.. ...Ii((. ~.'..._.'~ ~ 't'. "... --"':o...~"a--g-..I
... .-.) r+of.-- il '" _ ,.....:. ~ .' . .'~' '.-' I..,....,. ......,...0- i:".. ''''.'-..:..,''''. l.,
..:: "'- "10 ",,-. V~" ... .~ '-J ""4 J 'l.'E. y-
ill . --=Ir"-- ...........'" r i I!!!..... :::: C(). .....1'\1 i
o .. .J "k. "w:"
~ "1 (\J. 0 .~ ;g} ~." ....~-...... II!), V-
ii oro~ Ql"cq ~ .,j. ~....., ;;...1. . ." ""p...~[i-l/~.~ 'to
..... . "~- -~-L~k - r. -.... '-. ".... :...... ~ ~~. 10 CJl~
r(). .m tto.o if.: CO ;; . ..1 _.' z; 'tIr6 orvl
N ~ J'g~N~I~' L ~ L ~ l :~;~ ,-
I :~ !I <t .~ ~I :~~I :~~~<> ~I i~ ~I :$ ~l
~J ~i "f"-,.. I ~ I I
I I I
l.!it".t ~
~.. ';.t:"_
:~. ,~..
!"
I
I
I
l{p
Ie),
I (
I
I
I
.at- I
OWIi:-
o
'q-
In
...4& .-..
3'6BIi!0061.~ 016/ Z
l .n...... .'. 61+W-'ilgJo~a '~N"IB
6~n~;J 1!;/69v .~-.;- ~ ciK
)l33H~
SN3^'31.S
)-35
~
.~
~
~
(l)
o
~
~
(l)
~
o
~
~
~
~
o
~
~
i~~~;~fl
~ -3lo
,...-...l
.~
~
~
Q)
o
~
~
Q)
~
o
~
~
~
o
~
.~
;:s
.........1
.................... '.........:....
'. . ...~.: ..
;),. 3~
~
.~
~
~
(1)
Q
~
~
(1)
~
o
~
~
on
~
.~
~
.~
o
.~
~
<C
>1
J" 35
~
CA
-S)
Objectives
. Develop the property for owner's person residence
. Establish guidelines for the project based on precedence
already established in the area
. Strive to stay on the low side of the guidelines
- MeetR-l standards in most areas
- Minimize impact to existing residents
- Minimize impact to environment
. Seek approval of overall development
- Two homes and Street improvements
. Uphold the highest standards of quality in building and
design
~
.t-
o
,..",.-.-,
-
Unit Density
. 2 Units
_ Calculates to 4.4 Units per Gross acre
- Low side of allowable zoning
- Less crowded
- Eliminates parking concerns
- Larger yards
. Zoning Allowance
- Up to 5 units
'lJ
~
Floor Area Ratio (FAR) Comparison
. Proposed FAR: .57 (2 Story)
- Includes 447 sq. ft. Covered Patio
· Open on two sides
Includes 812 sq. ft. Garage Space
. Allows for two cars and storage space
- Includes "Double counting" of the staircase
- Includes 251sq.ft. of unused "attic" space
. Established FAR for the area
- Low 49%
- High 93%
- Median 57%
- Average 65%
. All these percentages would be higher under today' s stricter
guidelines for the calculation of F.A.R.
~
~
>.J
-
Size of Second Floor
. R-l Ordinance
_ The maximumfloor area of the second story shall be
forty-five percent of the existing or proposed first story
floor area
. Proposal
- Secondfloorarea is 21% offirstfloor
. Includes "double" counting of the staircase
- Equal square footage for First and Second Floor
. Comparison to the area
- Only 20f the 28 homes in the sample group meet this
criteria
Setbacks
. Proposal
- The project meets all R -1 setback requirements for the
First floor
- The project meets all R-1 setback requirements for the
Second Floor
- Second Story Surcharge standard is also in compliance
. Comparison to the area
- Most other projects are less than R-l standards
· Typically 1jz of the R -1 standard
. Several projects have "Zero" lot lines
'U · None of the other structures meet the Surcharge
~ requirement
\J
I
..h
~
" -', ',~' .. . ':'., <.~,: "~
-
Second Story Exposed Walls
. R-l Ordinance
- Fifty percent of the total perimeter length of second
story walls shall not have exposed wall heights greater
than six feet, and shall have a minimum two-foot high
overlap of the adjoining first story roof against the
second story wall. The overlap shall be offset a
minimum of four feet from the first story exterior wall
plane
. Proposal
- Project meets this criteria
· Actual percentage: 44%
. Comparison to the area
- Only 2 of the 28 homes in the sample group meet this
criteria
~
~
\f\
Building Envelope
. R -1 Ordinance
_ A 10' tall imaginary line drawn at the property line and
a line drawn at a 25-degree angle on all four sides of
the property define the building envelope. The first
story portion of the home, including eves, shouldfit
within the building envelope in all directions
. Proposal
- Meets this requirement
. Comparison to the area
_ By "approximation", it appears that very few of the
existing structures meet this requirement
'lJ
~
E;'
-
Articulation
. R-l Ordinance
_ Subjective guidance to minimize "Blank" walls and a
perception of mass
. The entire project reflects a great deal of articulation
that far exceeds other buildings in the area
- Angled exterior walls
- Courtyard entrance
_ Extensive use of windows and French doors
- 3 foot Eves throughout
- Complex roof lines and heights
~
I
.-t>
-tl
-
Transition of Plate Heights
. R-l Ordinance
- Subjective as per Staff .
. Proposed project reflects a smooth transition of plate
heights from the first floor to the Great room to the
Second floor
_ No abrupt change from the first floor to the second
floor
_ Provides for further articulation and architectural
"interest" of the structure
<(j
~
cP
":-:.,-~-_:(..~
-
Building & Yard interface
. R-l Ordinance
- Subjective as per Staff
. Due to the unique "corner lot" there is some concern
by staff as to a section of about 20' on the NorthlEast
corner of the building
. Proposal
_ Side yard will be adjacent to side yard of adjoining
properties
_ Rear yard will be adjacent to rear yards of existing
properties on East and North sides
. The inconsistent outline of the adjacent property
. presents an obstacle for any design
~
o
.~
~
.~
~
.~
~
(].J
o
(].J
~
.~
~
c
~
(].J
~
o
~
~
~
~
o
:.:J1.3 T:;!l1 : ~7, ft qJJ~'. r
I ..' III =11i " '111."
. I . .. ',""" .~-'-~"'.""" .... >. '. I~' 'IiilI .-
. .. I~" .,.'''' ..
''',''f. !I:I~'.! . ~.., 't~;, ,;7'. ,. ~""~'.:F '''' ..," ",'
,. I"; ~ !L!IitII*.!. ' . .,.......!Itll.- . ~.:
.. L "J ~. .ii. i!"- ,..' ..~ ":.#.".i'l.. ~ II
till, _ 'T!J. ~."".I&....r . . .(. AlIi. 1IMI.IJ"!1'!
-I FlI.R"; -...,.. A:"" ",.,
~)~. ~2... 1>>.'."..=_',H.', .!a&......1.1. .r.....1.34...~
"r '11 ~O.J:4At: l:; I ' - ....
; ~;:1J'f i. QJi AU. ! I
""-. . · :z:p- ~ "
I fHJ, IlS - ?"^ -- d
1
. I ::: ,s;
..
II
~ I
~.".' .
~: I
Hl
.
"!I 01' ~ ,I ,a, '. . ,,"1.':1'
n. nB" f3'7I :,M;. ,'"
..< OIl .' . ,. - .. .. ~ ..
.& .. iI ,.... r""Io
"
.r..~ -.,' ..
c9-4G)
~
'">c"'
~
.
Building & Yard interface (cont.)
. Mature trees along the section in question completely
shield the proposed structure from view
. The owner (Parcel #133) of the adjoining property
has reviewed the project and given approval
_ Signed approval contained in this package
rJJ.
(])
(])
~
~
(])
~
~
~
bD
~
.~
.-+-J
rJJ.
.~
><
~
~
o
~
(])
.~
>
.-+-J
o
~
~
;>..- 5 \
. Two unit planned development
. Very open look with high ceilings and "open" floor
plan
. Premium quality appliances and fixtures
. Professionally designed colors and finishes
- Pennington Studios of Palo Alto
. Owner/Builder with proven track record in the area
_ Resident of Cupertino for over 40 Years
_ Currently living across the street from the property
. Built and sold one home in 1990
\J - 21846 Granada Avenue
~ . Built and currently lives in home built in 1999
- 21850 Granada Avenue
Type of Development
~
I
0"'
vJ
Texture/Exterior Architectural Features
. Detailed finish detailed provided
_ Smooth.Stucco finish (Old world style)
- Recessed windows and doors
- Slate and Stone wall accents
- Glass block natural lighting in several areas
- 3 foot eves throughout
- Superior windows and Doors
- High-end "Wood look" Garage door
- Unique Courtyard entrance (fully landscaped)
- All "Hip" roof construction
- Multi-level roof planes
- Multi-dimensional roof lines
~
~
.~
~
C,)
~
~
~
on
~
.~
;>'
~
~
~
~
C,)
;>
.~
~
Q
~
~
~
\:j
~
"\j
~
\:j
~
~
~
~
~
~
~
~
"\j
~
~
~
t/)
.
01-54
'-.J
,
V'
V1
Privacy Protection Planting
. Numerous mature trees already exist in the area to
address all privacy concerns
- Including two large Oak tress
. No removal of any existing trees on the property
. Minimal viewing access from second story to
adjoining properties
. No objections from neighbors with current proposal
_ Approval letters from all adjoining neighbors is
contained in this package
· 11 total letters
~
\
~
Street Improvements
. Complete Minaker Court
_ Owner to incur all costs associated with this major
improvement to Public property
. Provide street improvements on Granada Ave.
- Curb, gutter, and sidewalk
. This final improvement will complete the entire
street improvements for the subject area
~
,
~
-
Arborist Report
. Received on December 6, 2006
_ Not adequate time to prepare a response
. This issue will be addressed at the meeting
\)
I
U\
CJJ
','...,-. ,
-
Summary
. Seeking approval on overall project and first building as
proposed
. All guidance and objections have been considered and
addressed
- No request for changes to the zoning or current ordinances
are being made
. All the proposed elements are on the low side of the
current guidance
- We are not "pushing the limits"
. Completion of the project will greatly improve the area
- Owner is building for personal residence and not
maximizing the density for greater profit
. This is the final undeveloped property in the subject area
_ Completely conforms to the zoning and standards already
established in the area
~- 5"'1
DETAILED ANALYSIS OF PLANNED (4.4 -12 units/Gross Acre) DEVELOPMENT AREA ON GRANADA AVE., CUPERTINO
Line Parcel #
Address
Year Built
Duet
Stories F.A.R. Second Floor %
Setbacks
2nd Story Surcharge 2nd Story Exposure
Building Envelope Articulation Finish Quality
\J
\
,8
- - - -
1 111 10030 Carmona Ct. 1984 No 1 49% N/A Not Compliant w/Rl N/A N/A Not Compliant w/Rl None Basic
2 112 10040 Carmona Ct. 1984 No 1 49% N/A Not Compliant w/R1 N/A N/A Not Compliant w/Rl None Basic
3 114 10031 Carmona Ct. 1984 No 1 49% N/A Not Compliant w/Rl N/A N/A Not Compliant w/R1 None Basic
4 122 21811 Rifredi Ct. 1985 No 2 51% 70% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Minimal Basic
5 123 21801 Rifredi Ct. 1985 No 2 51% 70% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Comoliant w/Rl Minimal Basic
6 109 21820 Rifredi Ct. 1984 No 2 53% 70% Not Compliant w/Rl Not Compliant w/R1 Not Comoliant w/Rl N/A Minimal Basic
7 110 21821 Retredi Ct. 1984 No 2 53% 80% Not Comoliant w/Rl Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic
8 115 10025 Orange Ave. 1985 No 2 56% 70% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic
9 118 21781 Granada Ave. 1985 No 2 56% 70% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Comoliant w/Rl Minimal Basic
10 133 21867 Granada Ave. 1989 No 2 56% 45% Complies w/Rl Not Compliant w/Rl Comolies w/Rl Not Compliant w/Rl Minimal Basic
11 89 10052 Byrne Ave. 1981 No 1 57% N/A Not Compliant w/Rl N/A N/A Not Compliant w/Rl Minimal Basic
12 92 10022 Bvrne Ave. 1981 No 1 57% N/A Not Compliant w/Rl N/A N/A Not Compliant w/Rl Minimal Basic
13 120 21800 Rifredi Ct. 1985 No 2 57% 80% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/R1 Minimal Basic
14 121 21810 Ritredi Ct. 1985 No 2 57% 80% Not Compliant w/R1 Not Compliant w/R1 Not Compliant w/Rl Not Compliant w/Rl Minimal Basic
15 19 21891 Granada Ave. 2007 No 2 57% 21% Complies w/R1 Complies w/R1 Complies w/R1 Complies w/R1 High Premium
16 102 21900 Byrne Ct. . 1984 Yes (w/l 03) 2 58% 60% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Minimal Basic
17 103 21892 Byrne Ct. 1984 Yes(w/l02) 2 58% 60% Not Compliant w/Rl Not Compliant w/Rl Not Comoliant w/Rl Not Comoliant w/Rl Minimal Basic
18 86 10039 Minaker Ct. 1981 No 1 60% N/A Not Compliant w/Rl N/A N/A Not Compliant w/R1 Minimal Basic
19 116 10035 Oranoe Ave. 1985 No 2 63% 80% Not Compliant w/Rl Not Compliant w/Rl Not Comoliant w/Rl Not Compliant w/Rl Minimal Basic
20 117 10045 Oranae Ave. 1985 No 2 63% 80% Not Comoliant w/Rl Not Comoliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Minimal Basic
21 113 10021 Carmona Ct. 1984 No 2 65% 80% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic
22 119 21790 Rifredi Ct. 1985 No 2 66% 80% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Minimai Basic
23 132 21861 Granada Ave. 1989 No 2 67% 45% Complies w/Rl Not Compliant w/Rl Complies w/R1 Not Compliant w/Rl Minimal Basic
24 84 10019 Minaker Ct. 1981 Yes(w/85) 2 93% 90% Not Compliant w/R1 Not Compliant w/R-l Not Compliant w/Rl N/A Minimal Basic
25 85 10029 Minaker Ct. 1981 Yes(w/84\ 2 93% 90% Not Compliant w/R1 Not Compliant w/R1 Not Compliant w/R1 N/A Minimal Basic
26 87 10049 Minaker Ct. 1981 Yes(w/88) 2 93% 90% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic
27 88 10059 Minaker Ct. 1981 Yes(w/87\ 2 93% 90% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic
28 90 10042 Byrne Ave. 1981 Yes(w/91 \ 2 93% 90% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic
29 91 10032 Byrne Ave. 1981 Yes(w/90) 2 93% 90% Not Compliant w/R1 Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic
F.A.R.
Low
49%
High 93%
Median 57%
Average 65%
Review of Proposed Development at
21891 Granada Ave.
Cupertino, Calif., 95014
Description:
2 unit development on 18,845 square foot lot
Details as per Preliminary plan revision 1
Adjoining Property o\\ner feedback:
I have been informed of the project and reviewed the preliminary plans. I do not have any
objections to the plan as proposed. I reserve the right to add comments at a later time if
deemed necessary.
Additional Comments:
Owner/Resident Name (Print):
Jo V\ ayfC
J~f1.t'\(I{ M~ ~t:\..Wr bvc.....
Owner/Resident Signature: ~
/'
Date:
1(1'2...11c)~
I
Address:
10019 Minaker Ct.
Cup~.}til1o, Ca 95014
;;-(p'
Review of Proposed Development at
21891 Granada Ave.
Cupertino, Calif., 95014
Description:
2 unit development on 18,845 square foot lot
Details as per Preliminary plan revision 1
Adjoining Property owner teedback:
I have been informed of the project and reviewed the preliminary plans. I do not have any
objections to the plan as proposed. I reserve the right to add comments at a later: time if
deemed necessary.
Additional Comments:
Owner/Resident Name (Print):
Tt tv1, C~/IL..f) vJ / JJ c J
Date: if r Nt/V C/j?
lilhtd.. -
IV
Owner/Resident Signature:
Address:
10059 Minaker Ct.
Cuptatiuu, Ca 95014
J -(p~
Review of Proposed Development at
21891 Granada Ave.
Cupertino, Calif., 95014
Description:
2 unit development on 18,845 square foot lot
Details as per Preliminary plan revision 1
Adjoining Property owner feedback:
I have been informed of the project and reviewed the preliminary plans. I do not have any
objections to the plan as proposed. I reserve the right to add comments at a later time if
deemed necessary.
Additional Comments:
~Jfed (! )11f/(;Cetf'o/v
ON hll!,'c!,'/VC/ l1e/qhl tJr /~E'
J J ci.
f .If n AI i CI /11 ;' f 0 jlJ e tAl ise I (" (}/l/;' ~d~? ~
f1 //tfOf/Pt/' Y
Owner/Resident Name (Print):
L ,Sq J
/(p / Iv
/
OwnerIResident Signature:
Date: /I /'J <0/0 r;
, /
;Y/~
Address:
10049 Minaker Ct.
,("""1 A. r"\ Ar'A'1...
\"'U~-lllllU, \..,<.1 7.>V 1 '+
,;) -{p ~
Review of Proposed Development at
21891 Granada Ave.
Cupertino, Calif., 95014
Description:
2 unit development on 18,845 square foot lot
Details as per Preliminary plan revision 1
Adjoining Property owner feedback:
I have been informed of the project and reviewed the preliminary plans. I do not have any
obj ections to the plan as proposed. I reserve the right to add comments at a later time if
deemed necessary.
Additional Comments:
~
Owner/Resident Name (Print): bLI ZA6eTl~ ellGN
OwnerIResident Signature:
~-R
Date: II / d.-'t J 010
Address:
10039 Minaker Ct.
f""".. _' .. 6' ,..., t"'\l"'A'" A
x....U~HlllU, x.....~ ~')I.H'i'
~"C?4
Review of Proposed Development at
21891 Granada Ave.
Cupertino, Calif., 95014
Description:
2 unit development on 18,845 square foot lot
Details as per Preliminary plan revision 1
Adjoining Property owner feedback:
I have been informed ofthe project and reviewed the preliminary plans. I do not have any
objections to the plan as proposed. I reserve the right to add comments at a later time if
deemed necessary.
Additional Comments:
Owner/Resident Name (Print):\-\-~-\.\c...e...- So...~ \ (\
Owner/Resident Signature: ~
bate: t'2- I '+ / 2.Do b
Address:
10029 Minaker Ct.
CUpt;Illlio, Ca 95014
J --(05
Review of Proposed Development at
21891 Granada Ave.
Cupertino, Calif., 95014
Description:
2 unit development on 18,845 square foot lot
Details as per Preliminary plan revision 1
Adjoining Property owner feedback:
I have been informed of the project and reviewed the preliminary plans. I do not have any
objections to the plan as proposed. I reserve the right to add comments at a later time if
deemed necessary.
Additional Comments:
O\\-ller/Resident Name (Pri 1):
~Sident Signature.
Date:~ ':1:70 ( 0 ~
Address:
21875 Granada Ave.
Cup~Ilinu, Ca 95014
c1-&(P
Review of Proposed Development at
21891 Granada Ave.
Cupertino, Calif., 95014
Description:
2 unit development on 18,845 square foot lot
Details as per Preliminary plan revision I
Adjoining Property owner feedback:
I have been informed ofthe project and reviewed the preliminary plans. I do not have any
objections to the plan as proposed. I reserve the right to add comments at a later time if
deemed necessary.
Additional Comments:
Owner/Resident Name (Print): M \c.hC{<.-~
tv"tc G ra; AJ
OwnerIResident Signature:
Date: / f ( o..r( 0 ~
171 ~ /lilc b ~
Address:
21867 Granada Ave.
cupertinu, Ca 95014
;) --&/1-
Review of Proposed Development at
21891 Granada Ave.
Cupertino, Calif., 95014
Description:
2 unit development on 18,845 square foot lot
Details as per Preliminary plan revision 1
Adjoining Property owner feedback:
I have been informed ofthe project and reviewed the preliminary plans. I do not have any
objections to the plan as proposed. I reserve the right to add comments at a later time if
deemed necessary.
Additional Comments:
Owner/Resident Name (Print):
M OJ' c.{e L Y t'll\ Sm I +h
Date:
'bee, lj
I
-nz0u~ ~nn
'2-00Cp
~r'd.
OwnerIResident Signature:
Address:
21884 Byrne Ct.
CUp\:lllUU, C1:1 95014
;J/(PB
Review of Proposed Development at
21891 Granada Ave.
Cupertino, Calif., 95014
Description:
2 unit development on 18,845 square foot lot
Details as per Preliminary plan revision 1
Adjoining Property owner feedback:
I have been informed of the project and reviewed the preliminary plans. I do not have any
objections to the plan as proposed. I reserve the right to add comments at a later time if
deemed necessary.
Additional Comments:
Owner/Resident Name (Print):
ku! y~
Owner/Resident Signature:
w:rl'
(j
Date: /1-2 rf-;Zoo6
Address:
21900 Byrne Ct.
r'1 ~ ".-, n.~^1 AI
'vUpvHlllU, 'v<1 ::;IJV1"t
).;C9cr
. Review of Proposed Development at
21891 Granada Ave.
Cupertino, Calif., 95014
Description:
2 unit development on 18,845 square foot lot
Details as per Preliminary plan revision 1
Adjoining Property owner feedback:
I have been informed of the project and reviewed the preliminary plans. I do not have any
objections to the planas proposed. I reserve the right to add comments at a later time if
deemed necessary.
Additional Comments:
GUJVs-e ~
~~
AJ~ (~S ~'(d~ r/~~ L{fDtL 81noe
1- ~ VVO ,"S ~S ~-f ofj r
Owner/Resident Signature:
C!A(L;{ Mlt56 J
O~~
Owner/Resident Name (Print):
Date: (l1-v'V (0 ~
J I
Address:
21910 Byrne Ct.
..-, l r't I"\l"'A....A
\....UJ!\:;.l tlllU, \...tl )!I.)U 1 '+
~-1D
SCALE: 1" = 10'
STEVENS CREEK BLVD.
f-
a:::
:J
o
U
w
>
<(
w
o
z
<(
a:::
o
a:::
~I
;2 X
~ GRANADA
AVE.
TRACT NO.
6717
1;-,
" ./
N89'49'16"E ,--,y).,;(().
- - - - - - - - ...-:;,y'l.:
130.40' --------- --- p \' /
______________ ~'" ~GV
_____~~ 1'.6
5' WIDE SIDEWALK ___ ,./ ./'
- -= - - __::::"~==]===~cr.---,./
1.8' WIDE GUTTER
S89'49'16"W
215.43'
t
FENCE LINE \ ,
,
I\JO~L.j-~ 10 t. ________--:1
---"lIll."- - - - - ~rl
- - 1 00. 1 5' If"'fi'/////////fi'/fiNN/NN//fi'///////H///N//////////////4"////////////////////111 I
I
I
d" L0
? 10
'~ ~i?
~_<]O~~~
I
",--
SSMH
RIM~99.99
INV.= 95.02
,
~ IUl
~~8
~-f'~ '
~ rr{ I
,
I
,
I
@>o." ,
SDMH r CONTROL PT. #3
RIM=10 24 (j>' 3" BRASS DISK WI HOLE PUNCH
INV.=94 ,'"
----.
~'4~
EXISTING BUILDING
TO BE REMOVED
.'00.42
~"'J8
CONTROL PT. #5
SPIKE
19.87
EXISTING BUILDING
TO BE REMOVED
~
/~
EXISTING BUILDING
TO BE REMOVED
...
, --~-
/ ./',./---
'/ / ~
'V-"")/() / ./' ::: ~
~() / /./'
'" . .."'.
Cb <0' / /
//,;; / 1/
0,fZ! / /
I / (1"
I I I
I I II
, \ \ \
\ \ ~~~'
\ \, \ \
\ \j \\
i\ \.~"
\ \ \
, \
,('".\ \ \ \
\ \
\ .~,. \-
i II ~
,Z I II
125'
N C;, II
-...-J 0 I
. N
o ~- I Lj"
~I II
~ I II
I II
I I I
/ ir
/ i!
I "
DRAINAGE INLET
/ / EL=99.16
,/..-", INV.=94.66
/
III 100.45 111100..>>
LOT 1
AREA=13 731.81
EXISTING BUILDING
TO BE REMOVED
I
,
,J."
1,~.88
PROJECT INFORMATION
APPUCANT:
GEORGE ADZlCH
21850 GRANADA AVE.. UNIT A
CALIFORNIA 95014
IUl
0118
o ci
. N
o -
o ~
-I Q)
(
I~
i~
MARIUS E. NELSEN, R.C.E. 20597, EXP. 9/07
NELSEN ENGINEERING
21801 STEVENS CREEK BOULEVARD
CUPER11NO. CALIFORNIA. 95014
TEL (408) 257-6452 FAX: (408) 257-6821
PROPERTY ADDRESS AND APN:
21891 GRANADA AVE
CUPER11NO. CAUFORNIA
APN: 357-16-019
PROPOSED NUILBER OF LOTS: 2
PROJECT AREA: 19.842 SQ. FT. (0.46 AC)
,
I
t''''"''
.'"
ELECTRIC AND GAS, P.G. '" E.
WATER. SAN JOSE WATER COMPANY
TELEPHONE. S8C
SE'lft:R. CUPER11NO SANITARY DISTRICT
E~STING LAND USE: SINGLE F AMIL Y RESIDEN11AL
PROPOSED LAND USE: SINGLE f AMIL Y RESlDEN11AL
SOURCE OF CONTOUR:
TOPOGRAPHIC FlELD SURVEY BY
NELSEN ENGINEERING
I
,
'UJ
o
~o
OJ .
CXJO
N
<..N
-~Q)
fTl
I
I
G.. ~''''~
S" TREE
(A RAN ADA AVfNUf
.'01.2<1
- -- ~ - - - - - - - - - - - - --
5' I'Y1DE SIDEWALK
.S-- -- - - - - -.~- - - - - - - - - - - - - - -
---
---
~ :. WIDE GUTTER
REVISIONS
<:) <:) Z
Z Z 0
ei ~ t
~ ~ ~
(5 :;) Iii
z fI) Z
... 0
.... u
:>
u
cg
tUn:
.nUl
....:=
tU\;
c:;
I
U
N
0
<(
LL
Ow
(f)=>
OZ
Zw
:s~
..<{
(L 0 <
<(<{(
~Z
<{
Wo::~
>~~
- I-
~~C
~ 0) L
W r-:
J- N (
. Date, OCTOOER-20
Scale: 1"= 10'
Drown: CAD
Job" 116-24
Sheet 1
.
-
Exist'g. 2 Stor~ Attached Residential (DUETS)
5' , 5'-0' 5'-0'
"
"
"
"
'\
\
\
y,--
i
~
/
'"
'-
'-
"
'-
Q1
<ii'
....
4)-
"-.)
(J)
.....
~
<.c::
h.
.....
[
ii
- 1-
-------------------------------------------------fioo{' O~--i----"
'-0' 5''-0-
,
1
,
I
~ J!
/l) ? i
~ .Po
7\!
Ill!
~!
()i
~!
Aj!
-.!
I
20 B,S.L
,----
______..L
/
I
/
/
5Ob_OO sq rt
e
fii
{ri
~
I ~
I Ejl-
ff
7i
I ..
1 f
i ~
----------1
,
1
25536C{.ft. Total
50b6C{.ft. Garage
30596C{.ft. Total
/9/b.70 6C{ ft '
7376C{.ft. 2nd. FI.
24236C{.ft. Total
"I
Ill'
~!
1
,
1
I
,
I
L_________________
20B,5.L
__________....J
~ ~ <n G ~
i ~ m ~ ~
~ ~ ~ ~ i
~ R '" (j;
~~~ ;:
h ~ ~ ~
~i~~ ~
! ~ '" ll! ~
t ~ & ii ~
~ !!!
~ ;>;>;;t
b7919/sCf rt
ALLOWABLE .30596C{.ft.
5'-0
GRANADA AVE.
--------------------_-_----1-------------------------------------------------------------
~h.r~fiF~
f ~ ~ ~
-
SI-IEET TITLE
OWNER
MR. 4 MRS. George Adzich
xxxx Minaker Ct.
Cupertino, Ca. ~!;OI4
ENVIRONHENTAL
I!loe SCHWENKE
20Cl&~"''''
"'"""'""'..... c......
",",240-~
INNOVATIONS
A /.1._
6TE>
SITE PLAN
M_
_/
'"
~
'"
0>
J
~
'>'-6'
I
\
I ~
I ~~
r~ I ~ .
Ill. ~
~ l t (J>
~ I~ ~
. I a' <.c'
I ~
I ~
I ~
I (b
1---________
I
I
I
I
,
I
,
1
I
,
1
1
I
I
,
1
,
I
I
1
,
I
,
I~
,~
I'
\P
Ii>
tP'
(J>
~.
(b
(J>
()
<2
~
~
Q
~
Cl
~
~
~
-
, ,
~fi
1O~'
!
~
i:U~
~
'Il
~.,
d)~
D
tl
Cd
~. ~Ilo
{ .
x
t l\
,Q-
;3
.atl&1J...tl8l
~~
J;~
" :'L
~~
",;3
~
g
~!
>t Q-
~ ;3
_____________A- _____________
CQJCQJ
i
o
~}..r .~ f r F ~ ENVIRONMENTAL 5 1-1 E E T TITLE OWNER i
;;; g 6013 5CI-IIlJENI<E * FIRS T FLOOR MR. 4 MRS. George Adzich
i~ ~ ;l:oo&~f',,*,
~ ~ ~ ~ 0W:0~a.,.Cl.~4' 6D xxxx Minaker Ct.
- ~ ~24()..~ PLAN C"pertino, Ca, ':15014
INNOVATION5 .......... ~
-
_/
/
/ ,
/ ,
,
/ ,
/ ,
/ ,
/ ,
~,/ ,
//1', / '"
/ I '\ / "-
/ 1 Y ,
/ / l I '\
/ ,/1'" 1 '
/ "1 ", 1 ,/ '
/ / . /,,// I ", I ,/ '\ "-
/ " ~( ,
/ / / ,/,,/ I ' , ,
/ / ///! ' "
,,/ I - - - - - - - - - - - - - - - '.4 - - - - ':-
1 " /
: / // ///
: f--------------7~~---< / /
I I /',
I 1 ",,'
I 1 ",'
I 1 "
',L__j"" """"""""",_
" ./........"
, -'"
,
,
,
,
,
,~/
\
\
\
\
\
"''''I
"''''- I
- i 1
~//// I I
- 1 1
:..................................) I
"''''1 I I
___ , I 1
) ! ! I I
/ / /' -.i - - - i- - - - - - - - - -- ~ '\ ! / - - - - - - - - ;-- - -/~
/ I: '\. " I / / : // I
~// ,~~--,--J_-----------~',l/-- -----'~r--:
/ " >'_ / ~ I
I / " / I
I / / "" // )
1 / , . / 1
1/ , " // 1
I " ,/', / 1
----t-------f-~~....,---.- J// " / I
I :', /1 " // I
Ii' : " / I
I: '\. // I
\.!', / I
'\ 1 '\. // (
" : " / I
't " // I I
:" "/ 1
! ", ", /// !
\" " / I
1 "'\ '" / r
L---~', i
I /" I
! / / / ", ;
! / / "" i
I / " I
r / "I
l/ ',I
, "I ""',,:
[ " t
I I I " I
------------------------------------------- --------- - ------- - ------- -------- - -- +-------r-------- ' "" !
I I " :
1 I "" :
1 I " :
I I '" :
_____ ___ ______ _____ _____ ___ ______ ________________ - ______ - ____ ___ ___ ___ ___ - _______ - ____ - ___ __ - __~ ____ ___ I __ _ _-"\___ ________ __ ___ ________ _____ _________________ ______ _ _ ___________ _ _____ _ _ ____ __ ____ _ _____~~
1 ,I ,
1 " I " I
------------------------------------------------~---------------------------------------~
/
/
/
/
/
/
/
/
/
/
/
/
/
/
--------1-------,
i'- - - - - - " ,-------..--+----------, .r - - - - 71
i ~ "" l I ~ // // I
I" ,: I 1/ /1
1 '1';;-..---------'\ I ):- 7( 1
I t,,- "I / /~ 1
I 1" 'I / / I, 1
:' 'I / /
: i ---'-,,-----------\.,T?L---------;.L---ht----..- 1
I ! '" // ~
, : / I
1 :
I :
1 '
1
1
I
1
1
1
1
1
I
I
1
/ / I
~~---~~-----------______I
, " '
, , '
, , , , , """""'"
,
,
"
,
,
,
,
,
"
,
,
,
,
,
,
,
,
,
,
,
,
,
//),
""'"
--
--
'"
///'
--
,
,
,
,
"
,
,
,
,
,
,
,
,
,
,
,
_. - - - - - - -;,
;
,
,
,
~I
1
\;l! ,//'
( /
" /
\;l
r
. , \J1
/"
/
,/
//'
/
) J
g
~ h,l r f r F ~ ENVIRONMENTAL 15 1-4 E E T T I T L E OWN E R ~
IN ~ ~ eOB SC~WENKE a SECOND FLOOR MR. 4 MRS. George Adzich ~
Il' 2C>Oe' c.p... POIrt
\l! ~ ~""*\I~c..~4 6D xxx x Mlnaker Ct.
;-- S JIl ~
~ ~ ~ ...,..,240-1300 PLAN Cupertlnc>, Ca. 9&014
INNOVATIONS .......... ~
:S:Sl' .'
U "
~i
~
-J
f!!
111
~
(J)
~
:t
ffi
en
-J
~h.ri~JFi
\.>> ::::: .....
rlJ,)" ~ g
J' !!l ill 1': Ie
::::: ~!ii~~
()()
H
~~
~~
J
a ~
t\
:t
-J 0
~ t'1D
(j f ~
Z ~D
-J r
f!! D' r
111
~
(J)
~
=t
S/-iEET TITLE
I _____
i:;
~
;f
"
&:
f
r
ENVIRONMENTAL
Boe SCI-IWENKE
200& ep... ~""'
""""-..... c........
~:2.40-1HO
INNOVATIONS
~
6lD
/ A--4 ./
W ~ L2~
b 't> <J <JJ -=-
~ <6 /1_ ~
_I> P pL-':, - ~
\7 [> / \7 ~ % -~~
~I r LJP ~ --v1? ~
ff ~ Z\ <J ~~
\:>~ ~ <:J zJ ~ b, 'V
P CV' L:J ~
~~ ~
I \>/jll ~ ~ %;'117 <lL'l; ~ &
'~ta 1 ~e ~ ~ --=~&. ~
f ~ V ~~~ ~- <JDX?~~~
~ % B' "'hL,~~~~\o>
~ ~- ~~ r~:\
:;:z~ [> 6 ~~
~ <J \;<J v& b
<b \/ ~ \76 tif
\ \7\7'\"> 'J "'" ~ ~
<J Z},D ~p
~ ~""> ~~
~I;;;,.",.\:::::"
"""- <J
~
<::::]
OWNER
MR. .t MRS. George Adzich
xxxx Minal<..er Ct.
Cupertino, Ca. ~SOI4
i
-
EXTERIOR ELEVATIONS
~
f 1------;
II
1----' II [ IDWHHtUOQl
I IOUUUJ1JOUUUJ\
U-2006-12, ASA-2006-21
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6433 & 6434
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT AND AN ARCHITECTURAL AND SITE APPROVAL TO
CONSTRUCT A NEW TWO-STORY 5,208 SQUARE FOOT RESIDENCE WITH A REDUED
REAR YARD SETBACK IN A PLANNED RESIDENTIAL ZONING DISTRICT
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application for a
Use Permit and an Architectural and Site Approval, as described in Section II of this Resolution;
and
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more public
hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application; and
has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public
health, safety, general welfare, or convenience; and
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted
in this matter, the application for Use Permit is hereby approved, subject to the conditions which
are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconc1usions upon which the findings and conditions specified in this resolution are
based and contained in the public hearing record concerning Application No. U-2006-12 and
ASA-2006-21 as set forth in the Minutes of the Planning Commission Meeting of December 12,
2006, and are incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-12, ASA-2006-21
George Adzich
21891 Granada Avenue
Resolution No. 6433 & 6434
Page 2
U-2006-12
December 12, 2006
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Mr. & Mrs. George Adzich, Cupertino, CA,"
consisting of 6 pages dated October 16, 2006 along with the tree key map and tentative
map submitted at the hearing, except as may be amended by the Conditions contained
in this Resolution.
2. TREE PRESERVATION
Options relating to Tree #2
. The applicant shall work with staff and the City Arborist to determine the final
location and size of the third car garage/ shop to ensure the survival of tree #2.
. Any portion of the driveway located within the 18 foot zone shall be paved with
porous material over geo-grids to allow water to permeate and minimum amount of
soil disturbance.
. Tree #2 must be cabled and pruned by a certified tree expert prior to the final
occupancy of the home (this also applies to tree #3).
Options relating to Trees #7 -8
. All drainage, trenching and grading activities must not occur within 3 feet of the
easterly property line.
The final tree protection, garage, drainage and grading plans shall be reviewed and
approved by the City Arborist prior to issuance of building permits. In addition, a bond
in the amount of $20,000 shall be provided to the City in the interest of preserving Oak
trees #2 and #3 during the duration of the project.
3. PRIV ACY SCREENING
A detailed privacy screening plan shall be submitted to the City for review and
approval prior to issuance of building permits. The required screen trees or shrubs shall
be recorded on the property as covenant to be preserved and maintained unless waivers
are obtained which releases this requirement.
4. 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.
Resolution No. 6433 & 6434
Page 3
U-2006-12
December 12, 2006
PASSED AND ADOPTED this 12th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll call
vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati, Wong, Chien
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
/ s / Steve Piasecki
Steve Piasecki
Director of Community Development
/ s / Marty Miller
Marty Miller, Chair
Planning Commission
TM-2006-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6435
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
TENTATIVE MAP TO CREATE TWO PARCELS, APPROXIMATELY 6,731 AND 9,498
SQUARE FEET RESPECTIVELY, AT THE NORTHEAST CORNER OF GRANADA
AVENUE AND MINAKER COURT
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Tentative Subdivision Map, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) That the proposed subdivision map is consistent with the City of Cupertino
General Plan.
2) That the design and improvements of the proposed subdivision are consistent
with the General Plan.
3) That the site is physically suitable for the type and intensity of development
contemplated under the approved subdivision.
4) That the design of the subdivision or the proposed improvements are not
likely to cause substantial environmental damage nor substantially and
unavoidable injure fish and wildlife or their habitat.
5) That the design of the subdivision or the type of improvements associated
there with is not likely to cause serious public health problems.
6) That the design of the subdivision and its associated improvements will not
conflict with easements acquired by the public at large for access through or
use of property within the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Tentative Subdivision Map is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; and
Resolution No. 6435
Page 2
TM-2006-11
December 12, 2006
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. TM-2006-11 as set forth in the Minutes of the Planning Commission Meeting of
December 12,2006, and are incorporated by reference as though fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TM-2006-11
George Adzich
21891 Granada Avenue
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on the Plan Set titled, "Tentative Map,
Lands of Adzich, 21891 Granada Avenue", dated October 2006, except as may be
amended by the Conditions contained in this Resolution.
2. STREET WIDENING
Street widening and dedications shall be provided in accordance with City
Standards and specifications and as required by the City Engineer.
3. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance
with grades and standards as specified by the City Engineer.
4. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall .be as approved by the City Engineer.
Lighting fixtures shall be positioned so as to preclude glare and other forms of
visual interference to adjoining properties, and shall be no higher than the
maximum height permitted by the zone in which the site is located.
5. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire as
needed.
6. GRADING
Grading shall be as approved and required by the City Engineer in accordance with
Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits
maybe required. Please contact Army Corp of Engineers and/or Regional Water
Quality Control Board as appropriate.
Resolution No. 6435
Page 3
TM-2006-11
December 12, 2006
7. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer.
8. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City
as needed.
9. UNDERGROUND UTILITIES
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 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 the City Engineer.
10. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking and
inspection fees, storm drain fees, park dedication fees and fees for under grounding
of utilities. Said agreement shall be executed prior to issuance of construction
permits.
Fees:
a. Checking & Inspection Fees:
minimum
b. Grading Permit:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
$ 5% of Off-Site Improvement Cost or $2,194.00
$ 6% of Site Improvement Cost or $2,060.00 minimum
$ 2,000.00
$ 480.66
NjA
$3,348.00
$15,750.00
By Developer
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be modified
at the time of recordation of a final map or issuance of a building permit in the
event of said change or changes, the fees changed at that time will reflect the then
current fee schedule.
11. TRANSFORMERS
Resolution No. 6435
Page 4
TM-2006-11
December 12, 2006
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located underground
such that said equipment is not visible from public street areas.
12. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as requited by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in grading and street improvement plans. Erosion and or
sediment control plan shall be provided.
13. STORMW ATER QUALITY GUIDELINES FOR DEVELOPMENT PROTECTS
For a project creating or replacing 10,000 square feet or more of impervious
surface, the applicant must fulfill the City's storm water quality requirements,
which includes but is not limited to a Storm Water Management Plan/Notice of
Intent (NOI), BMP operation and maintenance responsibilities and BMP inspection
and reporting.
14. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer
to be approved by the City. The plan shall include a temporary traffic control plan
for work in the right of way as well as a routing plan for all vehicles used during
construction. All traffic control signs must be reviewed and approved by the City
prior to commencement of work.
The City has adopted Manual on Uniform Traffic Control Devices (MUTCD)
standards for all signage and striping work throughout the City.
15. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs
Department in regards to refuse truck access for the proposed development.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV.
Of this resolution conform to generally accepted engineering practices
/ s/Raplh Qualls
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
Resolution No. 6435
Page 5
TM-2006-11
December 12, 2006
PASSED AND ADOPTED this 12th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
COMMISSIONERS: Chairperson Miller, Vice Chari Gieger, Saadati
Wong, Chien
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
NOES:
ABSTAIN:
ABSENT:
ATTEST:
APPROVED:
/ s/Steve Piasecki
Steve Piasecki, Director
Community Development Department
/ s / Marty Miller
Marty Miller, Chairperson
Planning Commission
, /" /' /" --- -
"J/ /' /"-
V /() / /" /" ---
-j(),- /'/'
"l::/ / / /'
~~ / //
-..I/o:: / I /
/ / ; 7"
I I I
I I Ii
I I \ \
\ \ ~o\.,
\ \ \ \
, Y ,\
\\
\ \......
~\ \ \
<' ,- \
~' \
o~ \ \ \
0'" \
D I i j~"
IZ I II
\2S'
N 0
:--J 21 II
;6 ~. I kJ"
(J)" I I I
~ I II
I II
I II
,- ^'t / ;i"
,,)1 / /
, " ~')~. / "
N89049 16 E \-." fi~() ~/ DRAINAGE INLET
________ ....?:'/ ~ EL=9916
_ _ ~~40' _ _ _ _ ~-------- ~.",-~~C;; ,..t../> INV=94.66
-----------~- ~ /
_ _ _ _ _ _ S' WIDE SIDEWALK ___ /" /'
_ _ ~ ~ __ _ _ = = = = - -rtQO.1)?- - - - - - - -----1MOO:a'- ___ ~
- -,8~D_:GUTTER] - - - M~':
t
SCALE: 1" = 10'
STEVENS CREEK BLVD.
t-
O:::
~
o
u
w
>
<(
w
CJ
z
<(
0:::
o
0:::
W
::<:
<( IX
~ GRANADA AVE.
TRACT NO.
6717
S89049'16"W
215,43'
I\jO~ '+::1 10 t:.
_ _ -----'1llIP'_ _ _ _ _ _ _ _ _ _ _ _ ---:'I
1 0 O. 1 5 J ~,.r#////#///"""/.rN////////n//h7////////////////////////////Q.r///////////I'///////~ I I
. I
I
I
....
EXISTING BUILDING
TO BE REMOVED
~
>~J!?
/7 g:_I~: ,~
. ~\.~'-j
I
.100.4'
_..25
....-- - -
~~'"
CONTROL PT. 1/5
SPIKE
....,
EXISTING BUILDING
TO BE REMOVED
SSMH
RIM ~ 99.99
INV.~95.02
#
EXISTING BUILDING
TO BE REMOVED
.1QO.45 .100Ji
100.19
LOT 1
AREA=13 731.81
EXISTING BUILDING
TO BE REMOVED
I
~ I(J)
~o
~,~.I
26.1 (J)
~ rr\' I
,
1
G:+
5" TREE
.'00..23
"-
1 ~1.5'
,.- - -vlA1ER METER -
............14_
CONTROL PT. #3
Cf>'.3" BRAS. S OISK wi HOLE PUNCH
1..2
CARANf\DA AV~NU~
I
I
,J."
1,01.88
PROJECT INFORMATION
APPUCANT:
GEORGE ADZlCH
21850 GRANADA AVE., UNIT A
CALIFORNIA 95014
I(J)
0,18
o ci
6 N.
o ~
_ I (J)
Irrf
I
,~
<..0
i~
MARIUS E. NELSEN, R.C.E. 20597, EXP. 9/07
NELSEN ENGINEERING
21801 STEVENS CREEK BOULEVARD
CUPERTINO. CALIFORNIA. 95014
TEL (408) 257-6452 FAX: (408) 257-6821
PROPERTY ADDRESS AND APN:
21891 GRANADA AVE
CUPERTINO. CALlF'ORNIA
APN: 357-16-019
PROPOSED NUMBER OF LOTS: 2
PROJECT.AREA: '9.842 SQ. FT. (0.46 AC)
I
I
l'OU7
.,.
ElECTRIC AND GAS, P.G. & E.
WATER, SAN JOSE WATER COMPANY
TELEPHONE. SSC
SEWER. CUPERTINO SANITARY DISTRICT
EXISTING LAND USE:SINGLE FAMILY RESIDENTIAL
PROPOSED LAND USE: SINGLE FAMILY RESIDENTIAL
SOURCE OF CONTOUR:
TOPOGRAPHIC fiELD SURVEY BY
NELSEN ENGINEERING
'00.&'
I
I
'If)
o
~o
OJ 0
COO
N
1'/11- d()f)b - II, AM - ~Q)I:> -.f.'
APPROVAL ()-:<~ -I;)
(pJ
.~ (J)
fTI
t.rtll<..1n N_
PII..'1:mlng Commisslmr ;.:1-/:)-010
lhoil
1
I
~.~~
{,..--/
_~Ol~ ~ ~~
5' 'MDE SIDEWALK
..5&-- -- -- - - - -.-.1OQ-I4- "--.- --. ~ -- --.- - -~ - - - - - - -
---
- - - ~ 1.8' 'MDE GUTTER
REVISIONS
" " :z
~~:z~
... u
... :;)
:z a:
<5 :;) Iii
:z III Z
... 0
.... u
:;:
U
cg
tUn:
,,1M
...=
IU\;
c:;
I
o
N
o
<(
LL
Ow
(f)=>
02
Zw
::J~
A<(
0..0<
<(<((
LZ
<(
w n::: ~
>~~
- ..
l- C
~ 0; L
'ZCX}C
W-'-
l- (
Date: OCTOBER-20
Scale: 1"0:::10'
Drown' CAD
Jab: 116-24
Sheet
1
.,f 10-0, 20-0' r
' 1
I I
__________~'!'. i I I
PROJECT SiJHMARY
GI'!OSS LOT ~1'!E4, 10015.91 oq " {23 ACI'!ES
NET LOT AI'!Ef 9496.91 ~ ft (22 ACI'!E5'
1ST FLOOF< + 29962/ oq ft
2ND. FLOOF< tEA 952J6.q ft
TOTAL LIV1NCiI\41i?.EA: Je4B &q f't
GARAGE -.ek Blue oq ft
f' A TIO AI'!EA ~119 oqll.
I'!OOF AI'!EA /1/5.96 oqll.
,
TOTAL BUL~ AI'!EA S46O.q ft
J.tj LOTC~ 4256.qf!.=45%
'\.. - D.l'!fVEW4YA~,743.97"'lft-tl%
....>< LANOSCAPE ~I'!EA 4944 oq f!. = 41%
~ GI'!OSSFAR'jss% >/:, "'AI'!-S"",,
'\. 2 S TOI'!Y SlNq-E FAN!.. Y I'!ESIDENCE
~ TOTAL BULOIk>IE!6/-IT,n-6'
,{ STI'!EET~rON36S0tl3oqft
l-.1 ZONlN<il OESldNATION TC4.4-/2
~ UNITS PEl'! AC/<E
_ "l. GEN.."I<ALR NOE5I6NATION
'Z 4.4-12 UNITS f ACI'!E
~ i
~
I
,
I
,
I
I
,
I
---~
I
I
I
I
I
I
I
1\ \1
,1 \ _~~~~~~~~."~
/' \ ..==- u'-'k4Ro'..dC",o ""'_~
~ , ~ ~ Ex.,,~_ ---c-=~ ___ ~_""
/' \\( '\, / /?'<~~-' :~'\ \
'. ,P /' , '.
' ~ / , ,
,,~~-==~~. . \ \
/ ~-~.~.-._-- I ;
;' , d ~""dent/~/ !DUETS!
E ."'ta. 2 Stori.j Attacne .
' XI"".
!
/8'0'
Exist'g. 2 Story Residence
2nd. Roar Lit~
Existg_ Single Story Residence
.---lQ::Q ___.._-+
~ ----
----------------
- - -- ~ - - --. - -:.,..-- -
.' I
!
91
/'"
l
I
,
I
I
,
I
,
I
,..J
~
tr
'Of-,) U)
t.t...,<J'l
tr~
~('()
-
(J)lLt
~(ij
(J)~
t-C)
~-J
-J
"'t
iL<tl
......
~1j~
tr~ '
U) . ~
()~ tr
t= tr U)
, r\ U) ('()
_~ t'" C'\i
m~"t
-- ~
...j
<J;.,
III
~
<::'
\J
..
8
~
()
II)
Q) -
_ ~ '1:l
'1:l ~' ......
1)~~
~~ ~
"-; ~ tr
~tr U)
rf\ ~ <J'l
Ul() ~
~ Ul ('()
I
I
-~-~
I
i
I
i
'--
---. -----.------.-
i2'S.SL
'--
___--1
74.45
/U_ iiiNAKERCOURT--.u----'
P/mlUlng CommlsslDl'
NORT/-I
~
/
/
/
/
I
~I
\)
It
'"
Itl
~ ley
EV1
1V21/06
.
I
-t:
.~
~
"'l
. ~ , I It
Ul~~ Ul
:z: Cl ~ :z:
'> tl
~~ g- ~
(J <I) U ()
t
~
t I
.
Ul I Ul
--J Z --J
>-- "'t I--
I-- it I--
I-- ~ I--
Ul -- Ul
~
Ul Ul
::t: ::t:
U) If)
~I
~IIO
.
.
.
.
--J
"t
I--
:z:
Ill. UJ (J
II _
t Z iI I--
:z: ~ ~ "t
():I:lo:l ::>.
It ~ U~(J
- ll~f'l:Z:
~~aAi:
Ul
--J
'(
I--
:z:
Ul
1::
:z:
()
It
::>.
:z:
Ul
U)
:z:
......
.
'"
ON 10/16/06
.... ve" -1-0
Do-_ fOUl5
.w 20321
-
'"
AO.U
",1"'-'0
,
'-
-
"tl >
~ ""0
- ~~
....
<f.:s
~ <,
>~
r-a
::
s- $:~
s- i~~
- & ~-
- J
- I ~
\0
,
i:; ,
~ ~
IS'- i-
~
D
-t.~
-t.\)
,-J
to fb'
~
\0
~ 0
------------ : ------------ .~ ____u____u________u__,
Gi..~
II;
,.
Gi
&,'
;:!
'~
: :
j !
,
,
,
,
,
o
tI]
'';lJIlo
~ .
x
t ~
.\}
;'I
.ztIS~L.'klln
tJ".
X'~
~~
>,;'1
~
[g
~!
x' ~
~.
-------------0;. _____________
gg
i
o
:h.1i f i F ~ ENVIRONMENTAL <; 1-1 E lE T T I T L lE 0 W N E R i
~ g eoe SCHWENKE a FIRST FLOOR MR. 4 MRS. George Adzich
IN ~ , 200&~Pc:>W. 6D xxxx Minaker Cl
:-- ~ ~ ~ Ie o..c.o~~c..~ PLAN
~ ~240-~ Cupertif1o, Ca. ~SOI4
- INNOVATIONS .......... II
-<
',--
-
''tJ :>
CI.l ~Q
1%" ~
::J -::1
~ ;:::i
rq ~~
~ ~Q)
::
". S
=
-
t; ~
i \
- i 0 .:::::.
.~ I \ I
;t \)
\
~
~ / ,
/ ,
/ ,
,
~-------1-------'
~ - - - - - '- ,----------+----------, r - - - - /1
'" "! I t / /
I ", I / /
,"" ", I ~/ /
I 0:;:-----------,:., I )-::- 71/ I
I :'A" I / /\ I
: i _m --m---~~-'--T: __L~~________yL~~mL----- :
I ~! " ",+,/ // , : ------/,
I ! i / ~ : ___________n____ I "
I : I /
I 1 !
I 1 i
I :
I 1
I :
I :
I :
I
I :
I !
I :
I :
I !
I :
I
!
\
\ //
Y-:_________
/1'
// I', /
/ I ,,/
/ 1 '(
/ I I "
/ / "t" 1 '
/ /' 1 "" I /" , ,
" 1 "I" "
/ 1 Y ,
/ I 1 '"
/ I I '
" I 1 "
,/' 1 I "
/ I I '
1'// I I - - - - - - - - - - - - - - - 4 - - - - '-
I 1 " /
I / // ///
II (-------------~7i'~---< : /
1 (,
1 1 ",'
I 1 ',,'
I 1 ",,"
',luj", """"""'" '
", ", /'/
" ,,,,~ ,......",
,
,
"
,
,
",..--/
\
\
\
\
" , """'"" /' , / /)1
',,, /- I
" ........___'.... 1 I
''', i ///// I :
,,:....................... 1 I
, --t I I
'1// j I :
/-i---~----------' i ------ --~
", / I! ',I // /j
" / I : " I / / i // 1
'i /< <~;:-; - -- - - -- -- -- - ",l/ - -- U U/?i' P
I // ','/ / I
1/ " / // I
I " ,/" / I
----+-------f--:'.::.."....---- 1// // 1
I i "/1 / I
I : : / I
'i " ////// :
" 1 " /
l " / I
:" "/ l
: " " /
: "" "// :
1" " / I
:" '\., / :
I"" :
~----~.~ :
I /" I
i / / ", :
, / "
\ / "-
! / / ", 1
: / ,,:
i/ ',\
'I ""'" i
I 1 : "" :
----------------------- ---- - - ------- ------- - ---- --- - - ----- --- - ------- -- -- -~----+- ------r--- ----- ", I
I I ' l
I I ", I
I I ' l
I I I '" 1
1 _ __ _____ _ __ ___ _____ _ __ __ _____ ____ _____ _ ___________ ____ _ _ _____ _ __ __ ___ _ ___ _ _ _ _ _~_ _ _ _ ___ _ _ __ _ _ ___~ _ ___ __ _ I _._.._ _ _""'\___ _ _ ___ ___ __ ___ _ _____ __ _____ _ ______ _____ _ ___ ____ ____ ______ _ _______ ____ _ _ __ _ _ _____ __ ___ _ _ \~
I ", I ""
I " I " I
------------------------------------------------~---------------------------------------~
/
/
/
/
/
,
,
,
,
"
,
,
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
// ~~/~ 1
~----~------------------(
.......... "" '
..... ",
, "
, "
, "
" ",
" "
, " """"'"
'-
"
,
"
"
/'"
"
,
,
"-
,
"
"
,
"
,
/
///--
//
/
,
,
,
,
/
///
/
/
/
Gl i ,/
( /
x' ~/
Gl '
( '\n
'/
/
//
/
//
"
g
~ hI i r r 0 ~ ;!I
r ENVIRONMENTAL a S I-i E E T T I T L E OWN E R
iN ~ g BOB 5CI-luJENKE SECOND FLOOR MR. .t MRS. George Adzich ~
I\' , 200& ep... PoK
:-- ~ ~ Q '" ~~e.y.C4.~ 6 D xxxx Mlnaker Ct.
~ ~ ,.".,,.,,.,..., PLAN
INNOVATIONS Cupertino, Ca 9&014
....- ~
[] [
I
I
_~ I
~ &1,
Di
Ff
I !
l'1 ! I '
---,
w- !;oOb - / I, 11 S1Cl -~OOb -.;> J
APPROVAL U -~nn6-J~
APfI'<'__W
Pimming COlllmlsslmr / a - /:;, -cWJ
111I1
61 Fd6C;id Guttsr
o 0 0 0 0
1111 rn ~_
---------
. - - 5tucco O;."t!lr 2x4"' Trim
- - ~
5tl./GC.O&~
v,.".,...
FRONr ELEV SOUTHWEST
F
I]@ITI
, I'i
1111 .iil
---------L-L- _.
RIGHT FRONT ELEV SOUTH
SWccc
'"F'"
6' i-#gh I.i.id F~
I
I
1
-
~~<'1
, !f~
m ill~-
~I---
IOJ
------
~
:.---
00000
lZ'.sa GI~ B/~
II 11m] I I I [TIm I i
II lUll illlllllllll ,I
6'I--lighFenc.:s
9..ucco
EXIST'G. RESIDENCE
F=
i
-~ II ---
"=-
v
-=-'7
------
----
::;?://
~
~~
------
IOEv'Il!IONO ey
IV7V06 F<W5
.J:
.~
-ti
"t
ij ::!:
Ik: ~L ~
(,) u (p
II! od
:<: ~ ti u
~~ ~'
~ 'f:;J
()U)x ti
OCxu..
t: x :>
x U
....,.
~
t:
z
$J
II! t-:
-J ~
.... Lu
- irl
....
.... ft
II! ~
II! lfi
::t
</) t-:
@
~I
-<[10
-J
'1: </)
.... :<:
:<: ()
II!~ l:: z . ....
:<: ~ ! '1:
()G~<1~)"
Ik: ., ~' ()
- II pz
;~B ~~
II!
.."...
D... 10/23/06
.... V4' ot-G'
"'- I'<lU5
Job 6310&
......
A3././
.. .3_
v <J
V '
" l\~ 6 t1 <C7 \/
'" ~ 'J b, "v
10' b;~V IL. ~v <!1(p 17 V
"~1 V \J VtP V ~"" 17
,~-ri "J ~i1 S<J ~ Jir LJ....,;p fh L
ivV} / ,..J0, \Z 'J I \7
<\ N<J 1::1 it> d j;
~" v \J J~ f<t \ tlC f 'V~f jjj 17
~ Zl Zl V~\ ~~. \<Ji?LJ ~ 'V J
~.., 1Il4 - '" ' -~ p
_ i]" 4(, v'6 " - ~ Ii
~ ~ "t;,.. ~./ '\:>./
Q. '"
~,
~~'
~ l~.'~.~"
~ '1r All, u
n
1m 111 fl IlWJ
VNZ
REAR ELE . C0 )\lOA A
~dsf ~~~~ <.1
~~ l~ , ' LJ> ~ "ir~
b1 ~~ [MJt ^' '>1
if ,1'/f '-J
r:tJ <J \2: ~! ''V '1''' !5J! i"I, V ~
~Jtt:vrYll> l?Zl~~ i~ ~t-., ~ 'i" ~2:\~~ v~L\;J
i'4 ^ dJ <] Zl ~ rl .J 1\ " /),,~ \ "-l YY9
1i7~ 4X' I~ b' I>~ r v-q .511'[? i7 /J f v; " -:f1""
L'oI7 'Vq I \7 \J \ \ En ~ \/1)J" V f', /J <'J7 d j "" '" S\I~
1>" ~ <117 A" tif' /tV I I> / I 'J {'t; '6. f;;: Ph ~ LJi ~ \/ "" .~..
l v 11:', r v \l7 <.J 4:-J I I '1 "";J v v 1ft cil-,,, 7 "\"'~ ~ 6
\7 ~.M~; };'~\7 to <h !:.,.. r v <J ~\7 'V I>, '<7 l [>. -~ n %1> Ii' i1'7 [? 1,; = =, "rn w,; ~;; ~~ ~l
ii ~ ~ P {JPYI::~'- ~ 7 't" ~M}7~r}t,2,n 'l'..,~~ 'Z '" <(f \7 vI> ";;~ "" v ./ 7~ 1 m I, , II ~ ~' '" ""-v If;f I
:?l\7717 ~~~ ~~~~ l~~ ~~J> ~,<l ZJ<1 ~ I~ .: ~~~.~ ~ ,
" ';.,~, ~ r ~.' :;I''\, " O't! --q \. _ _ -"" ..
~ -:~/V ~~ \ 1K t v (j ~,~~ n41 G. _ _ ~, ;)- "" "", "
~~':y> ~ ~ :tn. 'Hi:, %'f.JL>~ ~_~ ..' _"~' + .......
' 6.1 't- ~ l; Il;;~ 0/i 5d _ I .. . ~ I ~ ',,",,,"
. \ '<-7< " ".m \/ "",< V , I .. II . l" ~ 1""""'_.
'\7 K ~ :;q ;yj ""r..} ~f ~17 j I -.J _ z- L-
v I-<\: ('. \. J '~"":2 I, ~" I , .. ~ _ ~ _ 0
~ .. '\ ^' r.~' -:: f "; ~ ' II [ TnIT I 1 1m '.'1'" I I p\*\'~__-(i1
~~:: "\~ ~ 'T' III-nllll 111111 II ~lllllllml1f II 11111 IU._' -r
6 dcW"e> ~~ II I 'I1I I Ill! IIII, II,III1I IlJ
I Ulll 1111 III III II
~
I r 1ft ~ ..~
I 'Iju~-.
I I I I I ,.1
II".
I i III
I I III i
I, ilillll I I
.L' I I II
111- ~00h -II, ftSItJ-atl:>b.~
APPROVAL U -:;'lX'J-,-~
.....,... .....w
P10lmlng COlllllllss1m, /,!; -/.:l.d)!,
Pol'
lIlI~cr
LEFT FRONT ELEV WE5 T
IIlEY'lelC>&& 18Y
11121106 l'aUJ51
-t:
.~
~
"t
Q) :!
It: n1... ~
IU ~o IfI
z~i J,
:=3 - ~
u)r:~
C)rvX II
~x1L
~ x :3
L..... x 0
"It;/-
~
~
z
~
IU t--:
-J ~
... lU
... td
... ~
IU \)
I1J oc
::r !!l
t-:
<I) X
LLi
dQl
-<{ "0
-J
'<t <I)
... z
Zw C)
lUll _
1: z . ...
Z ~!! '<t
C):J:Liliil).
~ ~ !'~~
). ~ ah z
Z -
IU
......
p-.. IOI2.3/Oh
..... V4" .r-a
"'_ RUJ&
.- "31~
-
A3J.2
of .3_
\
, \
I \
I
11--' I,.
II d
ES ~g] II -=-=~II
c::::J C=:::I!J'
1 . CJ '---'-0' I I
~I.~ =>,i~CI I CJ c=:::JD II
r=:::J 0 II==.::I ~ J . c:J c:::J 0, I "
1-3' I ____ I -/'__~ t LQc=:J d~! ~
-6-C:::::Jol1 r-(7' I 9"r '
D C=:J [J
~
Cf) ''''-.
, ti~. ~
:::l
, / 1'J>...i- ~ ~
d'
~.67! ~~ ~
7g~ ~~ ::
s
S-
-.
~lj ~
, i~
~
] I
=
I ,
AJ -- IL
G\ 8
1:
-;
In
iD
111 iD
:\ rD
~ l
-----------=l-i I I
(J) ~- ~ I I
-;
~~d :~?t- '
- /"" <-
~ C7 61 p '- ;;>~<l
// -=- [? \;<:.-- ~
<J <J zJ!> -."" <J .\7, 7Z~:v.'\
C, ~, &~ p . \\-;;,
,,-/ ")'
L1J ~ r5-, - ~-' V \7-
LY 'I' \'-,
tJ ,,"4;~~~
, ~# It?;;l~ [> ~~}~1 \6 xJ(I3?
> t> <Z} ~ t" t~d~
~ <20 ~ <:] liD
\76 ~ bsf>
V <(L'o ~
"":::;
" <J~ _
I V ~<1J-=- -- '"
~ ~ ____ ..6'
\) V~ ~L\-=
\ \..-., <1 -- -<:;.
.It /L "'-J~
~ - -- "J ~ ;J ~ bL!1./f
r- o""...-i 'VL3~ [7' -.J;L, --- <\ ____~
r=------~ -; :;;- ~/?f'>~ ~ ~ .?J <J <:\-----~~
-::-- -~~(f5J ~V'$: ~ II'L< ~;>; <J ~ v~
-- ~1\k;J O'-------=:;;: if '/'l.. Aj)2r rf1<1't --~ --- ~ =-
-, <, :<-J ~~ .~ pip <l ~
" t ~ ~ ~~".-G-} f(; 17 \/ ~ "'"
~ W r"--,V6,.V ~
'V: l\7/\ ~~p V__
~~ " ~il~ -.>- ~ ~ ~ () ~~ ~
. "'- :J: 9 L :::",!~ 2. vv---vvv>~
:.,'7. ~' v L\ ~
L' ~ ~." "":'~'~<J D 1'5 7S! tM
-. , ~~ ~~ ~~ ;j'~~~ ~L~ y t><J,<:76<f15
~~~ J~ ~~ wtf v \5 ~
~ n :t. ~~ J .. ~J.";!!Jf.J? l?:, ~ ~;J.
f ~U~~~ ~~~ ~~lf
\'v\ ~d~"\\""b. 1\ ~"-J ~ ~L\ - <j 6 ~
I> \>~~ 1.\- A::J '1~ ~ ~ "'- 6.
~W <J~_ ~V'l~
---
--
F--- ;;;;,
r---
t:---
~~ ----- 'I
__ I
____ I,
I I r
P~1
1------.-----4
, ~
~--
"._----~
~ _-=== I
r=--_= II
"--
----
----.--
---
~h.I~~rF~
\>> I.. '" Q
'f ~ ~ i ~
~;-- o:1l^~
~ <l' ~ 'I g
ENVIRONMENTAL
eoe &CI-IWEHKE
"""",,--
~....c.....,.
~ 240-13'bO
INNOVA TION6
~
6Tf5
6~EET TITLE
EXTERIOR ELEVATION
4 SECTION
..........
SJ
Ul
~
~
\)
Z
(0
(J)
~
~
\)
z
h.
OJ
I
01
I 0 I
I I
t--~~---t
PJl[---~-) -l
I / I
r--------.---j
[n[' --, I
I ' " \ i
, I' / i
-- ~/ I
'--J
IL~_
r-~
\
\
h
Ii
~
~ ,
!
D
D
D
CJ
2b-3"
OWNER
MR. 4 MRS. George Adzich
xxxx Minaker Ct.
Cupertino, Ca. ':11;;014
o
o
o
o
/
~"
~ i
!Ii '1
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: U-2006-11, EXC-2006-11, ASA-2006-23
Agenda Date: December 12, 2006
Applicant Janet Lau, Medion Restaurant and Wayne Okubo, Evershine
Owner: Evershine, KCR Development
Location: 19628 Stevens Creek Boulevard, APN 369-06-009
APPLICATION SUMMARIES:
USE PERMIT, SIGN EXCEPTION and ARCHITECTURAL & SITE APPROVAL to
operate a full bar, allow a sign (statue) to exceed the number and height of allowed
signs and architectural site approval for minor exterior changes to provide outdoor
seating at a proposed restaurant.
RECOMMENDATION:
Staff recommends that the Planning Commission:
1. Approve the Use Permit, file no. U-2006-11, based on the model resolution.
2. Approve the Sign Exception, file no. EXC-2006-11, based on the model resolution.
3. Approve the Architectural Site Approval, file no. ASA-2006-23, based on the model
resolution.
Project Data:
General Plan Designation:
Zoning Designation:
Site Area:
Seats:
Project Consistency with:
General Plan: Yes.
Zoning: Yes.
Specific Plan: Yes.
Commercial/ Office / Residential
P (Planned Development)
9.9 Acres (431,494 sq. ft.)
146 Total
Environmental Assessment: Categorical Exemption
BACKGROUND:
The applicant, Janet Lau, on behalf of Medion Restaurant, is requesting a use permit, to
operate a full bar, architectural and site approval for minor exterior building changes to
allow outdoor seating and a sign exception to allow a sign statue to exceed the number
and height of allowed signs for the restaurant. The Medion Restaurant will occupy
4,430 square feet in Building A at the corner of Stevens Creek Boulevard and the
signalized entrance to the Marketplace Shopping Center. The tenant space is located
adjacent to W ahoa' s Fish Tacos. .
g -I
U-2006-11, EXC-2006-11, ASA-2006-23
Page 2
December 12,2006
DISCUSSION:
Use Permit to Allow Full Bar
In accordance with the Cupertino Municipal Code, restaurants with separate bars
require Use Permit approval. Issues related to the. separate bar facility include parking
and the appropriateness of a bar in this location.
Parking
When Evershine VI Ltd. received City Council approval for the construction of Building
C in February 2006 a shared parking plan was approved. The applicant's plan
incorporated shared parking to account for single customers making multiple shopping
trips and sharing of the parking with the proposed office. The city retained a traffic
engineer who documented the current level of activity and recommended a 20% safety
factor due to the extraordinary demand of the Elephant Bar restaurant and his
observation that many customers were circulating to find parking closer to the
restaurant.
The City Council approved a Transportation Demand Management Plan requiring a
traffic engineer to review the parking when the center is 70% occupied or when
building A is occupied, whichever occurs first. Another report must be prepared when
building C is 50% occupied. The remaining tenant spaces cannot be occupied unless the
project can demonstrate that there is sufficient parking supply for the tenants at these
two monitoring periods. A covenant was to be recorded on the property to disclose the
requirements to future tenants and/or property owners prior to the issuance of
building permits for building C. With the shared parking plan and the checkpoints in
place, staff does not believe parking will be an issue at the bar.
Location of Bar
Chili's and Elephant Bar are good examples of restaurants on Stevens Creek Boulevard
with separate bars that are near residential areas. In the case of Chili's, there were
issues regarding the parking lot's proximity to residential uses. The Medion
Restaurant bar is well insulated from neighborhood areas and should not create any
impacts on nearby residents.
Architectural and Site Approval to Allow Patio Seating
The applicant is proposing some minor architectural changes to the fa<;ade of the
building and outdoor patio seating. The changes include metal decorative awning on
the rotunda fa<;ade, wood shutters and a glass canopy at the courtyard entry and gas
tiki torches installed in the patio seating area. The City's architectural consultant, Larry
Cannon, has reviewed the architectural changes and believes the proposed changes are
acceptable. Staff is in agreement and believes the outdoor seating will add to the
overall appeal of the restaurant. Staff's only concern is that the furniture chosen for the
patio appears to be made of a lightweight metal material. In the past with restaurants
such as Le Boulanger and Panera Bread, staff has required high quality, comfortable
furniture for outdoor seating areas. A condition of approval has been added to the
3/~
U-2006-11, EXC-2006-11, ASA-2006-23
Page 3
Decem ber 12, 2006
resolution requiring the outdoor furniture to be of high quality and be approved by
staff prior to installation.
Sign Exception
The applicant is proposing a 14' tall Merlion statue. The statue is comprised of the head
of a lion and the body of a fish. Its name is derived from combing the words mermaid
and lion. The Merlion is a national symbol of Singapore. Since the restaurant will be
serving Singaporean fusion cuisine, the Merlion will be used to advertise the restaurant
of the same name. It is expected that if the restaurant were to vacate the site, the statue
would be removed.
A statue of this nature is treated as a sign exception, instead of public artwork, because
it is virtually impossible to objectively determine when a commercial statue become
public art Commissioners may recall the more obvious examples of commercial
statues, Bob's Big Boy and Big "a" Tires. If the Merlion statue is treated as public art, it
may set a precedent and encourage other commercial establishments to install statues
advertising their business under the pretense of public art. For example, the Elephant
Bar might want a large elephant in front of their restaurant or Chuck E. Cheese's may
want to install a large mouse statue in the Portal Plaza shopping center.
In the case of Medion, staff believes the statue is attractive and an appropriate
"advertisement for the restaurant. Tasteful, attractive statues or murals 'should be
encouraged to add diversity and interest to commercial areas as part of a
comprehensive sign' program.
Staff's major concern with the statue was the height. It was originally proposed at 16
feet tall. The City's architectural consultant, Larry Cannon, suggested that the statue be
9-12 feet in height to achieve more of a human scale. After comparing the statue height
to public art in Cupertino, the statue, now 14' tall, appears appropriate. As a
comparison, the sculpture installed by Menlo Equities at the corner of Stevens Creek
and Wolfe is ten feet tall; the morion (conquistador helmet) at the corner of Torre and
Rodrigues Avenues is 21' and. the Perspectives sculpture at Cali Mill Plaza is 20' in
height.
The Merlion statue will be installed in a concrete fountain with water spraying from the
mouth. On particularly windy days, the water fountain will be turned off to minimize
spray on the restaurant patrons and passing motorists.
Submitted by: Vera Gil, Senior Planner ~ /
Approved by: Steve Piasecki, Director of Community Developme~
Enclosures:
Model Resolution
Exhibit A: Letter from Larry Cannon dated August 29, 2006
3"3
U-2006-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT FOR A FULL SERVICE BAR (U-2006-11) IN A
RESTAURANT
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public
health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the Heart of the City Specific Plan
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-11 as set forth in the Minutes of the Planning Commission Meeting of
December 12, 2006, and are incorporated by reference as though fully set forth herein.
3,,4-
Model Resolution
Page 2
U-2006-11
December 12, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-11
Janet Lau (Merlion Restaurant)
19770 Stevens Creek Boulevard
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits titled: "Outdoor Patio
Layout, Merlion Marketplace Restaurant, Cupertino Marketplace, 19628 Stevens
Creek Boulevard, Building A, Cupertino, CA, Revised November 22,2006"
consisting of 4 sheets, except as may be amended by the Conditions contained in
this Resolution.
2. . PARKING REVIEW
After completion of the project (or earlier if complaints received from neighbors),
the project shall return to Planning Commission for review of parking.
3. RESTAURANT ODOR ABATEMENT
All new and existing restaurants shall install odor abatement system to address the
neighborhood odor concerns as identified in the Initial Study presented to the
Environmental Review Committee on December 14, 2005. The odor abatement
systems in new restaurants shall be installed prior to final occupancy of their
associated tenant spaces. All existing restaurants shall install odor abatement
systems prior to final occupancy of Building C. This condition does not apply
specialty food uses as defined by the Ordinance.
4. REPLACEMENT PALM TREES
As identified in the Initial Study presented to the Environmental Review
Committee on December 14, 2005, the 10 existing Mexican Fan palm trees (lining
up the existing entry drive) removed shall be replaced by 10 new field grown
palms. The applicant shall work will staff and the City Arborist to locate the new
palms along the shopping center entry drive. This may mean some of the existing
roof eaves and/ or concrete work along Building A will need to be modified to
allow sufficient room for the new palms to grow. The replacement palm trees shall
be recorded on the property as heritage trees prior to final occupancy approval.
The existing dead canary island palm shall also be replaced by a field grown palm
in kind.
35
Model Resolution
Page 3
U-2006-11
December 12,2006
7. RECIPRICAL ACCESS AND PARKING EASEMENT
A reciprocal access and parking easement covenant shall be recorded between the
three parcels as part of the shopping center. In addition, the applicant shall record
a deed restriction for necessary reciprocal ingress and egress easement between
the subject property and the abutting shopping center to the east. The easement
language shall be reviewed and approved by the City Attorney prior to issuance of
final occupancy.
8. TRASH AND DELIVERY ACTIVITIES
The applicant must prepare a detailed refuge and truck delivery plan. The plan
shall specify locations of trash facilities, refuge pick up schedules and truck
delivery scnedules and routes. All trash facilities must be screened and enclosed
to the satisfaction of Public Works Department. The final plan shall be submitted
to the City for review and approval prior to issuance of building permits.
9. USE LIMITATION - REAR CORRIDOR
As per use permit 16-U-76, the existing restaurant and specialty food services
involving on-site food preparation which are located adjacent to the gated portion
of the rear corridor may remain; however, new food services involving on-site
food preparation shall not be permitted in this area. The intent of this condition is
not only to prevent an increase in the number of above described food
establishments adjoining the rear corridor, but also, upon termination of
occupancy, to preclude replacement of existing establishments with food services
that require a new use permit. For example, an existing sit-down restaurant could
be replaced by another sit-down restaurant) provided the new restaurant was no
larger than the existing one and had similar operating characteristics), but an
existing sit-down restaurant could not be replaced by a specialty food store.
10. USE LIMITATION - SITE
Uses allowed on-site shall be any such use that is permitted in the CG (General
Commercial) zoning district. The applicant shall provide documentation that
shows sufficient parking is available for any change in use, subject to staff
approval.
11. PATIO FURNITURE APPROVAL
The applicant shall select high quality outdoor furniture and submit the selections
to staff for approval prior to issuance of building permits. Any outdoor furniture,
including umbrellas and heating fixtures, shall also be submitted to staff for
approval.
3 ,-h
Model Resolution
Page 4
U-2006-11
December 12, 2006
12. BICYCLE PARKING
The applicant shall install one secured bicycle device, such as a bicycle rack, for
. every 6,500 square feet of the commercial building floor area throughout the entire
center. In addition, six enclosed bicycle lockers shall be provided for each of the
two-story retail/ office building (buildings A and B).
13. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum
extent feasible subject to the Building Official. The applicant shall provide
evidence that materials were recycled prior to issuance of final demolition
permits.
14. 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.
15. SCREENING
All mechanical and other equipment on the building or on the site shall be
screened so they are not visible from public street areas or adjoining
developments. Screening materials/colors shall match building features and
materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment and
necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
16. SIGNAGE
Signage is not approved with this use permit application. Signage shall conform
to the City Sign Code. Applicant may apply for a sign exception as needed. .
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
17. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance
with City Standards and specifications and as required by the City Engineer.
3---7
Model Resolution
Page 5
U-2006-11
December 12, 2006
18. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed In
accordance with grades and standards as specified by the City Engineer.
19. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer.
Lighting fixtures shall be positioned so as to preclude glare and other forms of
visual interference to adjoining properties, and shall be no higher than the
maximum height permitted by the zone in which the site is located.
20. FIRE HYDRANT
Fire hydrants shall be located as required by the City.
21. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
22. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type
approved by the City in accordance with Ordinance No. 125. The developer shall
submit the proposed tree type to the Corporation Yard for approval.
23. GRADING
Grading shall be as approved and required by the City Engineer in accordance
with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404
permits maybe required. Please contact Army Corp of Engineers and/ or Regional
Water Quality Control Board as appropriate.
24. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post-
development calculations must be provided to identify how much runoff will be directed to
our storm drain facilities.
25. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking
and inspection fees, storm drain fees, park dedication fees and fees for
undergrounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Checking & Inspection Fees:
b. Grading Permit:
$ 6% of Off-Site Imp.Cost or $3,440.00
$ 6% of On-Site Imp.Cost or $2,000.00
3--6
Model Resolution
Page 6
U-2006-11
December 12, 2006
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
Bonds:
a.
b.
Faithful Performance Bond:
Labor & Material Bond:
On-site Grading Bond:
c.
$ 1,000.00
Paid
N/A
N/A
N/A
100% of Off-Site Improvements
100% of Off-Site Improvements
100% of On-Site Improvements.
-The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be modified
at the time of recordation of a final map or issuance of a building permit in the
event of said change or changes, the fees changed at that time will reflect the then
current fee schedule.
26. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located underground
such that said equipment is not visible from public street areas.
27. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed
to City Standards and shall reach an agreement with San Jose Water for water
service to the subject development.
28. FIRE ACCESS LANES
Emergency fire access lanes shall meet Central Fire District standards.
29. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in your grading and street improvement plans. Erosion and or
sediment control plan shall be provided.
30. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental
Programs Department. Clearance by the Public Works Department is needed prior
to obtaining a building permit.
The trash enclosure for the Marketplace Shopping Center at Stevens Creek Blvd
should be able to accommodate all garbage, cardboard and recycling associated
with this site.
3~q
Model Resolution
Page 7
U-2006-11
December 12, 2006
31. MAINTENANCE AGREEMENT
A maintenance agreement between the developer and the City shall be required to
have the applicant maintain the WILLISTON PARK NEIGHBORHOOD GATEWAY
FEATURE and any other non-standard items within the City's right of way.
32. TRAFFIC
The City Council approved a Transportation Demand Management Plan in
February 2006 requiring a traffic engineer to review the parking when the center is
70% occupied or when building A is occupied, whichever occurs first. Another
report must be prepared when building C is 50% occupied. The remaining tenant
spaces cannot be occupied unless the project can demonstrate that there is
sufficient parking supply for the tenants at these two monitoring periods.
A covenant shall be recorded on the property to disclose the requirements to future
tenants and/ or property owners prior to the issuance of building permits for
Merlion Restaurant.
PASSED AND ADOPTED this 26th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABST AIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Planning Commission
G:\ Planning \ PDREPORT\ RES \2005\ U-2005-09 res.doc
'3 "1 D
ASA-2006-23
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING AN ARCHITECTURAL SITE APPROVAL (ASA-2006-23) FOR MINOR
ARCHITECTURAL CHANGES AND OUTDOOR SEATING
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public
health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the Heart of the City Specific Plan
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for an Architectural and Site Approval is hereby
approved, subject to the conditions .which are enumerated in this Resolution beginning
on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. ASA-2006-23 as set forth in the Minutes of the Planning Commission Meeting of
December 12,2006, and are incorporated by reference as though fully set forth herein.
3 -II
Model Resolution
Page 2
ASA-2006-23
December 12, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-23
Janet Lau (Merlion Restaurant)
19770 Stevens Creek Boulevard
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits titled: "Outdoor Patio
Layout, Merlion Marketplace Restaurant, Cupertino Marketplace, 19628 Stevens
Creek Boulevard, Building A, Cupertino, CA, Revised November 22, 2006"
consisting of 4 sheets, except as may be amended by the Conditions contained in
this Resolution.
2. PARKING REVIEW
After completion of the project (or earlier if complaints received from neighbors),
the project shall return to Planning Commission for review of parking.
3. RESTAURANT ODOR ABATEMENT
All new and existing restaurants shall install odor abatement system to address the
neighborhood odor concerns as identified in the Initial Study presented to the
Environmental Review Committee on December 14, 2005. The odor abatement
systems in new restaurants shall be installed prior to final occupancy of their
associated tenant spaces. All existing restaurants shall install odor abatement
systems prior to final occupancy of Building C. This condition does not apply
specialty food uses as defined by the Ordinance.
4. REPLACEMENT PALM TREES
As identified in the Initial Study presented to the Environmental Review
Committee on December 14, 2005, the 10 existing Mexican Fan palm trees (lining
up the existing entry drive) removed shall be replaced by 10 new field grown
palms. The applicant shall work will staff and the City Arborist to locate the new
palms along the shopping center entry drive. This may mean some of the existing
roof eaves and/ or concrete work along Building A will need to be modified to
allow sufficient room for the new palms to grow. The replacement palm trees shall
be recorded on the property as heritage trees prior to final occupancy approval.
The existing dead canary island palm shall also be replaced by a field grown palm
in kind.
6'-/ J
Model Resolution
Page 3
ASA-2006-23
December 12, 2006
7. RECIPRICAL ACCESS AND PARKING EASEMENT
A reciprocal access and parking easement covenant shall be recorded between the
three parcels as part of the shopping center. In addition, the applicant shall record
a deed restriction for necessary reciprocal ingress and egress easement between
the subject property and the abutting shopping center to the east. The easement
language shall be reviewed and approved by the City Attorney prior to issuance of
final occupancy.
8. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant. The
plan shall specify locations of trash facilities, refuge pick up schedules and truck
delivery schedules and routes. All trash facilities must be screened and enclosed
to the satisfaction of Public Works Department. The final plan shall be submitted
to the City for review and approval prior to issuance of building permits.
9. USE LIMITATION - REAR CORRIDOR
As per use permit 16-U-76, the existing restaurant and specialty food services
involving on-site food preparation which are located adjacent to the gated portion
of the rear corridor may remain; however, new food services involving on-site
food preparation shall not be permitted in this area. The intent of this condition is
not only to prevent an increase in the number of above described food
establishments adjoining the rear corridor, but also, upon termination of
occupancy, to preclude replacement of existing establishments with food services
that require a new use permit. For example, an existing sit-down restaurant could
be replaced by another sit-down restaurant) provided the new restaurant was no
larger than the existing one and had similar operating characteristics), but an
existing sit-down restaurant could not be replaced by a specialty food store.
10. USE LIMITATION - SITE
Uses allowed on-site shall be any such use that is permitted in the CG (General
Commercial) zoning district. The applicant shall provide documentation that
shows sufficient parking is available for any change in use, subject to staff
approval.
11. PATIO FURNITURE APPROVAL
The applicant shall select high quality outdoor furniture and submit the selections
to staff for approval prior to issuance of building permits. Any outdoor furniture,
including umbrellas and heating fixtures, shall also be submitted to staff for
approval.
3~/3
Model Resolution
Page 4
ASA-2006-23
December 12, 2006
12. BICYCLE PARKING
The applicant shall install one secured bicycle device, such as a bicycle rack, for
every 6,500 square feet of the commercial building floor area throughout the entire
center. In addition, six enclosed bicycle lockers shall be provided for each of the
two-story retail! office building (buildings A and B).
13. CONSTRUCTION PHASING
The applicant shall prepare a construction phasing schedule, demonstrating
completion of the project within _ years of this approval. The construction
phasing schedule shall detail critical milestones of the construction and shall
provide monetary penalties if the building construction phasing does not comply
with the stated milestone dates. The applicant shall post a cash deposit in the
amount of _ naming the City as beneficiary. If the critical construction phasing
is not completed in accordance with the construction schedule, the City at its own
discretion will assess a penalty that shall be deducted from the deposit. The
applicant shall agree to this condition in writing prior to issuance of building
permits. Staging of construction equipment shall not occur within 250 feet of any
residential property.
14. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum
extent feasible subject to the Building Official. The applicant shall provide
evidence that materials were recycled prior to issuance of final demolition
permits.
15. 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) (I), 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.
16. SCREENING
All mechanical and other equipment on the building or on the site shall be
screened so they are not visible from public street areas or adjoining
developments. Screening materials/colors shall match building features and
3,/t{
Model Resolution
Page 5
ASA-2006-23
December 12, 2006
materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment and
necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
17. SIGNAGE
Signage is not approved with this use permit application. Signage shall conform
to the City Sign Code. Applicant may apply for a sign exception as needed.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
18. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance
with City Standards and specifications and as required by the City Engineer.
19. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed In
accordance with grades and standards as specified by the City Engineer.
20. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer.
Lighting fixtures shall be positioned so as to preclude glare and other forms of
visual interference to adjoining properties, and shall be no higher than the
maximum height permitted by the zone in which the site is located.
21. FIRE HYDRANT
Fire hydrants shall be located as required by the City.
22. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
23. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type
approved by the City in accordance with Ordinance No. 125. The developer shall
submit the proposed tree type to the Corporation Yard for approval.
24. GRADING
Grading shall be as approved and required by the City Engineer in accordance
with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404
permits maybe required. Please contact Army Corp of Engineers and/ or Regional
Water Quality Control Board as appropriate.
25. DRAINAGE
3-/5
Model Resolution
Page 6
ASA-2006-23
December 12, 2006
Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post-
development calculations must be provided to identify how much runoff will be directed to
our storm drain facilities.
26. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking
and inspection fees, storm drain fees, park dedication fees and fees for
undergrounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Checking & Inspection Fees:
b. Grading Permit:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
Bonds:
a.
b.
Faithful Performance Bond:
Labor & Material Bond:
On-site Grading Bond:
c.
$ 6% of Off-Site Imp.Cost or $3,440.00
$ 6% of On-Site Imp.Cost or $2,000.00
$ 1,000.00
Paid
NjA
NjA
NjA
100% of Off-Site Improvements
100% of Off-Site Improvements
100% of On-Site Improvements.
-The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be modified
at the time of recordation of a final map or issuance of a building permit in the
event of said change or changes,. the fees changed at that time will reflect the then
current fee schedule.
27. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located underground
such that said equipment is not visible from public street areas.
28. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed
to City Standards and shall reach an agreement with San Jose Water for water
service to the subject development.
29. FIRE ACCESS LANES
Emergency fire access lanes shall meet Central Fire District standards.
3--/ ,
Model Resolution
Page 7
ASA-2006-23
December 12, 2006
30. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in your grading and street improvement plans. Erosion and or
sediment control plan shall be provided.
31. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental
Programs Department. Clearance by the Public Works Department is needed prior
to obtaining a building permit.
The trash enclosure for the Marketplace Shopping Center at Stevens Creek Blvd
should be able to accommodate all garbage, cardboard and recycling associated
with this site.
32. MAINTENANCE AGREEMENT
A maintenance agreement between the developer and the City shall be required to
have the applicant maintain the WILLISTON PARK NEIGHBORHOOD GATEWAY
FEATURE and any other non-standard items within the City's right of way.
33. TRAFFIC
The City Council approved a Transportation Demand Management Plan in
February 2006 requiring a traffic engineer to review the parking when the center is
70% occupied or when building A is occupied, whichever occurs first. Another
report must be prepared when building C is 50% occupied. The remaining tenant
spaces cannot be occupied unless the project can demonstrate that there is
sufficient parking supply for the tenants at these two monitoring periods.
A covenant shall be recorded on the property to disclose the requirements to future
tenants and/ or property owners prior to the issuance of building permits for
Medion Restaurant.
PASSED AND ADOPTED this 26th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABST AIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
3-/7
Model Resolution
Page 8
ASA-2006-23
December 12, 2006
ATTEST:
Steve Piasecki
Director of Community Development
G: \ Planning \ PDREPORT\RES \ 2005 \ U-2005-09 res.doc
APPROVED:
Marty Miller, Chairperson
Planning Commission
3'18
EXC-2006-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO FOR
A SIGN EXCEPTION TO ALLOW A SIGN (STATUE) TO EXCEED THE
NUMBER AND HEIGHT OF ALLOWED SIGNS
SECTION I: PROJECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-11
Janet Lau (Medion Restaurant)
19770 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for an exception to the Sign Code, as described in this Resolution; and
WHEREAS, the Planning Commission finds the following with regards to this
application:
a) That the literal enforcement of the proVIsIOns of this title will not result in
restrictions inconsistent with the spirit and intent of this title, in that the exposed
neon accent trim does improve the identification of the business and is harmonious
with the design of the building/ signs;
b) That the granting of the exception will not result in a condition which is not
detrimental to public health, safety and welfare; and
c) That the exception to be granted is one that will require the least modification of the
prescribed regulations and the minimum variance that will accomplish the purpose
in that the exposed neon accent is only around the fish logo on the wall signs.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony arid other evidence
submitted in this matter, the exception to the sign ordinance to allow a sign (statue) to
exceed the number and height of allowed signs is hereby approved subject to the
conditions which are enumerated in this Resolution; and
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
3--/1
Model Resolution EXC-2006-11 December 12,2006
Page 2
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits titled: "Outdoor Patio
Layout, Medion Marketplace Restaurant, Cupertino Marketplace, 19628 Stevens
Creek Boulevard, Building A, Cupertino, CA, Revised November 22, 2006"
consisting of 4 sheets, except as may be amended by the Conditions contained in
this Resolution.
2. EXPIRATION DATE OF APPROVAL
This sign exception approval shall be valid for only one (1) year from the date of
approval.
3. 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.
That the subconclusions upon which the findings and conditions specified in this
Resolution are based and contained in the Public Hearing record concerning
Application EXC-2006-11, as set forth in the Minutes of the Planning Commission
Meeting of December 12,2006 and are incorporated by reference herein.
PASSED AND ADOPTED this 12th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chairperson
Cupertino Planning Commission
3,- .;l. ()
'C.,.,D.....G.....
.....';"...-'...:. :'::": .' ',:"
,. c-'- .'
, .' -: '-,',-' '.
,,~,'
CANNON .'
DESIGN,
GROUP'"
ARCHITECTURE PLANNING URBAN DESIGN
August 29,2006
Mr. Gary Chao
Community Development Depm'tment
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
RE: Marketplace Building C and Merlion Restaurant
Dear Gary:
I reviewed the revised drawings for Building C and for the exterior tenant improvements for the
Merlion Restaurant in Building A. My comments and recommendations are as follows:
Building C
The design looks good with one exception. The resolution of the entry element on the south side at the
intersection of the two wings has been a source of concern from the beginning of the review process. The
resolution of the area seemed good on the drawings that I reviewed back in April, but I see the design in
this area has changed again. While the April design seemed very much in scale and character with the rest
of the building and added some visual interest to the structure, the current design seems heavy and not
very sympathetic to the rest of the building with its smaller scale and tile roofs. I would encourage a return
to the version in April.
-":=-'::!r---:::;~;-----'-----' --_. -( .'.L. -'-r~'l-:-~ 'f:~-~::::~':~'::;'::::::-"7"-~i~
-;~
.--'" -:
"-:J.: :~~
2 J
~~
~.-,............_""......... .-
April Submittal
, j
I i I
/ , ! f) / I
""~~~',
I rm!tltIll]] j , "
~\ B\ ..j"..:...,._ .,' "
!.... " ~ \ (. \..-.
Current Submittal
TEL: 415.331.3795 PAX: 415.331.3797
180 HARBOR DRIVE. SUITE 219. SAUSAUTO. CA94965
3 --;7 I
Marketplace Building C and Merlion
Design Review Comments
August 29, 2006 Page 2
Merlion Restaurant
The addition of the awnings at the tower is positive. The drawings are inconsistent in that they call out
wood on some drawings and metal in others. I think they could fit in either as wood or metal.
The sculptural fountain raises several issues. I saw the original in Singapore Harbor back in 1971.
Some of the issues are as follows:
1. I'm not sure how windy it will be at this corner, but the water spout may create some problems during
windy summer days. As I mentioned to you, the original fountain at Ghirardelli Square in San Fran-
cisco had to be replaced when the afternoon winds blew water spray over a significant portion of the
plaza. \Vere it to do so here, it could create a hazard for both pedestrians and motorists.
2. A related issue is the size of the fountain base. In looking for ex-
amples of the fountain on the internet, I noticed that almost all of
the fountains had a rather long throw of water from the Merlion's
mouth. I assume the lion symbol is intended to benefit from a sub-
stantialflow of water, and should not appear to be drooling. Since
this appears to be a multi-location restaurant, you might want to
ask for some photos of the fountains in some of those other locations
to be sure that the size and scale fit in this specific location.
3. In terms of size, it is a real judgement call. The height seems large given the nature ofthe sculpture
which is not high in terms of its artistic qualities or refinement of details. A smaller figure might seem
more comfortable in this location, and might mitigate the wind and water issue noted above. Also, in
terms of the artistic quality of the sculpture, I did find. one example on the internet that seemed to have
a more interesting and refined form. It is shown in the photo below. Perhaps this installation could
contain the basics of the Merlion image, but with more input from an experienced and respected sculp-
tor.
Another issue for the City to consider is what will happen if, for some reason, the Merlion Restaurant
does not remain in this location. Will the fountain stay? Would it be a desirable entry feature absent the
restaurant?
CANNON DESIGN GROUP
.-
\)r~)
~ '.,
180 HARBOR DRIVE. SUITE 219. SAUSAIlTO. CA94965
3-d:J.
Sculpture as Proposed (16 feet)
G A
IANT SICNACE 10
ED U~D[R
'<<Mil
TlVE AW~ ~G_-_
A2
"
SCULPIJRE
:OUrHAIN
::
co
...
Option # 2 (10 feet)
Fountain Sculpture Height Study
Merlion Restaurant
Cupertino
CANNON DESIGN GROUP
October 9,2006
~
I..
C'(')
Option # 1 (12 feet)
~[J-
Option # 3 (9 feet)
;1
-,
~!r~~!~fl~J-[Jt_~LJ~
- ---~~--~'-~r ----f[T7:--rrPli rf11-94-l1f~",
J ___l,~"J:_.:__l L-~-L+L.L...LW..L.
ii:m'fc,1i~[@!li ..1- t:ml~;'--'-~':~ N~,' ",co
-S'--~T--'-~~--~l---'------I-'~ ' IUl
,. :'. 1\ t_ i fl.r ,-. I ' J' " I '-------,
, ,'" ill 'II I~-~-J -"-"9""'" r-~-' I I 'Id I ,n_ 0 I
i 1!: ' !I, : ! ~ ii ~.J ill ! ! i ! l.~ : I i i~ N
'I II 1 I . I. j J ~ I I :!:I . ! ..
II ~ "J.~' I ~__~ ~ ii--~ j! 7--~ ;.+1[.-j ; ~.~.~~
I I II I ill Ij I I . ': I I I Ie
:--'.-'~l_~~-r==L_J "=-i-~_Jll--='J__ --LL!Un-------i L.__ CD
'fffnl u
.~i
:'~:)Ir' 'e-
(E) TREE
(E) BUILDING A
FUTURE TENANT SIGNAGE TO
BE SUBMITTED UNDER
SEPERA TE PERMIT
(N) DECORATIVE AWNING.
SEE SHEET A2 ;~~
:::t!__~_ .......
(N) CONC. SCULPTURE ""\_i' \i_l\
(N) CONC. FOUNTAIN ,X \"J
i j
i
llri
CENTER DRIVE
(El TREE
(El BUILDING A
FUTURE TENANT SIGNAGE TO
BE SUBMITTED UNDER
SEPERATE PERMIT
(N) DECORATIVE AWNING.
SEE SHEET A2 ,
(N) CONC."f~UN-rt~ A"
(N) CONU94LPl1J~~)':.._
~~~~~~; ..
!
VIEW FROM CENTER DRIVE
VIEW FROM STEVE CREEKS BLVD
WATER LEVEL
CONCRETE
SEATING WALL
CHAlAFEREO EDGE
(E) CONC. PATIO
PATIO SIDE
(E) SUBGRADE
Co
.1
STEVEN
CREEKS
BLVD
(E) BLDG
CREESK
BLVD ~"-- _ _
~.-__1_~
~~
(E) BLDG
.[;
8.
l/S"
f - - ----------.,
3
EXISTING SITE PLAN I 100'
-.l
(E) STREET CURB
. -; T
"--:-r_~ /./
i/ - (Elf LANDS~:r--:::::::::'
(~j SlDEWALK<:::
e
"
.---........,~
PROPOsED RESTAURANT -
SUBlAlTTED UNDER SEPARATE PERMIT
RESTAURANT EXIT
6
TYP. FOUNTAIN WALL SECTION 11-1/2"1 5
~ ~
Z ~
~ ~
;:) d
Ii= <( 5)
~ ~MJ]00
(g UJw ~ cd'
~ d@:~
~ 0:: @, ~ 'iF
d W~~I
(g0:3~5~
= (Qb~O
Ii= ~ 00 ..
~ Q. ~ 0
@., ~O~~
(Qb ~~MJ]~
~ Il= @: MJ]
(g 0:: (Qb U @,
(g <(~~B
@ :E~nM
Ii= ZU~
~ 0 MJ]
(g - tE
..J @9)
0:: ~
W ll@
:E ~
12.01.05 PATIO DESIGN REVIEW SUBlllTTAL
05.25.06 ISSUED rOR LANDLORD SUBlllTTAL
07.13.06 ISSUED FOR C.U.P.
11.22.06 Cl8.29.06 DESIGN REVIEW COllllENTS
DATE: 11.15.05
PROJECT NO.: 05-1250
EXTERIOR PATIO PLAN
ffi I Al
2
COPYRIGHT 2006 . STUDIO 02, inc.
CONCEPTUAL IMAGE - METAL AWNING
CONCEPTUAL IMAGE - DECORATIVE WOOD SHUTTER
MODEL TK-1-N I TK-1-P
T
CONSTRIJC11ON
C""..Easo: Spuo_.
18 go. '.043" l!liol<ness)
GAS USAGE
TK.1-N fNnJral GU). Uses
~.-4)4 eru. o.r ho,," r..ilI
T wr.:lf cah.rnn.
TK-1-P (ProOBfle Gas~.
Usu 18.585 BTU. pr ""u,
~ an 1"" water colur.'ll"l.
INSTALLATION
Aaapter: l' bran KI~er
has standard fwmIe pip.
thr&.l::ls for connealon ~o a
r (NP'") rr.aie We "road.
Valve: ;' bray s.hlJl-cr.r
...-.-IYi: irc:tujed.
,--j
t::-+r
'",':;"
1
IGNITION
Manual ign~"'" with
exlendod 19_.
LISTING
CSAiAGA d..ipn ce1i1ied
(CSAcorti_.on p'9C03~
17";19D7) "'al\WIy&, ch&c:il;
wiM :ocal cDdes priDr tD
insbIaIion..
~
+---7.5"-+
+-2"~
lr
III
.,------.------,
: .)~
: -..... , ...........
. BEACHSIDE LIGHTING
;--..,_._,-~......-.
; HUN U L U l U
~~
PI1....;~l1.Fox 1lI8-:l~79S1
www.8NohIidel.igt14ing.c:om
i-1.;'t
TIKI TORCH SPECIFICATION
<t.
,
lD
I
1-1/2" DIAMETER GALV.
STEEL SUPPORT FRAME
<t.
METAL SLATS
1-1/2" DIA.
STEEL SUPPORT
6" METAL FRAME
W / CYLINDRICAL
STEEL TUBE SUPPORT
(N) DECORATIVE WOOD
SHUTTERS, STAINED
(E) STOREFRONT ~ '.
WINDOWS ~
(N) TS/GLASS CANOPY-""
(N) CONC. SCULPTURE
(E) CONCRETE PLANTER
-- 1-1/2" DIAMETER GALV.
SUPPORT FRAME BEYOND
loi~
.90.
+ID'-O" &
ABOVE CONCRETE PATIO
o
I
'"en
- LINE OF BUILDING
4'-0"
* NOTE: ALL EXPOSED METAL PARTS TO BE PAINTED
D
N
I
in
MET AL
3
EXTERIOR ELEVATION - PROPOSED MAIN ENTRY (SOUTHWEST SKEWED)
CONCEPTUAL IMAGE - GLASS CANOPY
METAL CLIPS
4' X 4' DECORATIVE
WOOD SHUTTERS, PAINT FINISH
LINE OF BUILDING WALL
1" METAL ROD.
METAL CLIP SUPPORT, PAINTED
2" TS SUPPORT BEYOND, PAINTED
5/16" CLEAR LAMINATED GLASS
15'-7"
RAISED CHANNEL ~
LETTER AT CENTER BAY
TS FASCIA \ n
PAINT FINISH II
'0
I
.",
D
8
(E) SIDEWALK
(N) CONC. SCULPTURE
(E) PARKING
D
+10'-0' ..lib..
- Cl. OF WD - 'l""
PROVIDE STRUCTURAL SEALANT
AT ALL EDGE, TYP.
3"
EO.
EO.
SEE PtAN
'I
(:,
I
(:,
(:,
I
I ~~
,
o
I
1/4"1 2
PROPOSED
RESTURANT
SUBMITTED UNDER
SEPERA TE PERMIT
4
ENLARGED ENTRY FOUNTAIN PLANll/4"
GLASS CANOPY SECTION
I- ~
Z
~ ~
~
~
:J d
[f= <( ~
d I- Mdl [@
~ fnQJ '"
W~(Q)
~ O::d@f:~
~ @,~'iF'
d W fp ~~
OMdl @
~ <( ~ ~~
~ ..J~~~
~ D.~[@~
~ ~~~~
~ ~~~~
~ 0:: fp 0 Mdl
o @f: QJ @,
~ <( Mdl @2) ~
[Q) :!!J ~ QJ
[f= Z QJ Mdl
d ~
~ g ~
0:: @8)
~
W @
:! @
'iF'
12.01.05 PATIO DESIGN REVIEW SUBt.lITTAL
05.25.06 ISSUED FOR LANDLORD SUBt.lITTAL
07.13.06 ISSUED FOR C.U.P.
11.22.06 08.29.06 DESIGN REVIEW COt.lt.lENTS
DATE: 11.15.05
PROJECT NO.: 05-1250
MAIN ENTRY FOUNTAIN
ffi I A2
COPYRIGHT 2006 . STUDIO 02, inc.
..
...-<L--'"
~
~
PATIO
......
'~
~.,";".':.".
':.
.~
i
~ , ....""'.,,,,. ':!
"'-;(..,.c::". . .--
. ': . ,~- i' .
GII~.-i"I. .
I- ~
Z ~
~ ~
:J cd
F <C ~
d I-woo
A. t/) f!,J ~
QW~[Q)
~ O::dtQb~
~ @,~~
d W [i:= ~ I!@
OWI!JbJ]@
g <C ~ ~~
= ..J @f: (Q f!,J
F ~= ~
~ a..~OOrg
(ill, turg~!
tQb ~~~@f:
[i:=\Q.:,W
g 0:: @f: f!,J @,
g <C~(@~
(Q ::i; ~ f!,J
F Zf!,J~
dO I!JbJ]
g::i ~
0:: ~
W (@)
::i ~
12.01.05
05.25.06
07.13.06
11.22.06
PATIO DESIGN REVIEW SUBMITTAL
ISSUED FOR LANDLORD SUBMITTAL
ISSUED FOR C.U.P.
08.29.06 DESIGN REVIEW COMMENTS
DATE: 11.15.05
PROJECT NO.: 05-1250
RENDERINGS
2
EB I A3
COPYRIGHT 2006 . STUDIO 02, Inc.
1
11
I
I
i
I
l
,
~
I
I
1
i
i
1
1
1
~'
-G-'
.~'. :
.r'
(!
,
,
:1~
f.
J'
-.
.... ,...
r.:::-: ,H_' --- ---- ,'-.
t'l~l4't~'WI~...n.LAC.""UT~UR~
i _
,
.
" -
, " .. 0' ,,. "0'
1'& I, J i ..' ! t ~
. 'JI~ Iii.' I
1 ~ . _ 8 ~
I II -- " . 1
'1 . J I', ·
- .. q
I .' . -I _
I ~ ~ ~ ~ ~ ~ I - - - -
_rr'III.llll
I .
~:r40~
I
!iI. .
U-2006-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6436
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT FOR A FULL SERVICE BAR (U-2006-11) IN A
RESTAURANT
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public
health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the Heart of the City Specific Plan
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-11 as set forth in the Minutes of the Planning Commission Meeting of
December 12, 2006, and are incorporated by reference as though fully set forth herein.
Resolution No. 6436
Page 2
U-2006-11
December 12, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-11
Janet Lau (Medion Restaurant)
19770 Stevens Creek Boulevard
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits titled: "Outdoor Patio
Layout, Medion Marketplace Restaurant, Cupertino Marketplace, 19628 Stevens
Creek Boulevard, Building A, Cupertino, CA, Revised November 22,2006"
consisting of 4 sheets, except as may be amended by the Conditions contained in
this Resolution.
2. PARKING REVIEW
After completion of the project (or earlier if complaints received from neighbors),
the project shall return to Planning Commission for review of parking.
3. RESTAURANT ODOR ABATEMENT
As per City Council request, all new and existing restaurants in the Marketplace
Shopping Center shall install odor abatement system to address the neighborhood
odor concerns as identified in the Initial Study presented to the Environmental
Review Committee on December 14, 2005. The odor abatement systems in new
restaurants shall be installed prior to final occupancy of their associated tenant
spaces. All existing restaurants shall install odor abatement systems prior to final
occupancy of Building C. This condition does not apply specialty food uses as
defined by the Ordinance.
4. REPLACEMENT PALM TREES
As identified in the Initial Study presented to the Environmental Review
Committee on December 14, 2005, the 10 existing Mexican Fan palm trees (lining
up the existing entry drive) removed shall be replaced by 10 new field grown
palms. The applicant shall work will staff and the City Arborist to locate the new
palms along the shopping center entry drive. This may mean some of the existing
roof eaves and/ or concrete work along Building A will need to be modified to
allow sufficient room for the new palms to grow. The existing dead canary island
palm shall also be replaced by a field grown palm in kind. A bond for the value of
installation of the replacement palm trees shall be submitted to the Planning
Department prior to issuance of the building permit for the restaurant. The bond
will guarantee replacement of the palms by June 30,2007 and be released when the
G:\Planning\PDREPORT\RES\2006\ U-2006-11 res. doc
Resolution No. 6436
Page 3
U-2006-11
December 12, 2006
trees have been planted and proof that a covenant identifying the trees as heritage
trees' has been recorded against the property has been submitted.
7. RECIPRICAL ACCESS AND PARKING EASEMENT
A reciprocal access and parking easement covenant shall be recorded between the
three parcels as part of the shopping center. In addition, the applicant shall record
a deed restriction for necessary reciprocal ingress and egress easement between
the subject property and the abutting shopping center to the east. The easement
language shall be reviewed and approved by the City Attorney prior to issuance of
final occupancy.
8. TRASH AND DELIVERY ACTIVITIES
The applicant must prepare a detailed refuge and truck delivery plan. The plan
shall specify locations of trash facilities, refuge pick up schedules and truck
delivery schedules and routes. All trash facilities must be screened and enclosed
to the satisfaction of Public Works Department. The final plan shall be submitted
to the City for review and approval prior to issuance of building permits.
9. USE LIMITATION - REAR CORRIDOR
As per use permit 16-U-76, the existing restaurant and specialty food services
involving on-site food preparation which are located adjacent to the gated portion
of the rear corridor may remain; however, new food services involving on-site
food preparation shall not be permitted in this area. The intent of this condition is
not only to prevent an increase in the number of above described food
establishments adjoining the rear corridor, but also, upon termination of
occupancy, to preclude replacement of existing establishments with food services
that require a new use permit. For example, an existing sit-down restaurant could
be replaced by another sit-down restaurant) provided the new restaurant was no
larger than the existing one and had similar operating characteristics), but an
existing sit-down restaurant could not be replaced by a specialty food store.
10. USE LIMITATION - SITE
Uses allowed on-site shall be any such use that is permitted in the CG (General
Commercial) zoning district. The applicant shall provide documentation that
shows sufficient parking is available for any change in use, subject to staff
approval.
11. FIXTURE AND FINAL WATER FEATURE APPROVAL
The applicant shall select high quality metal or wood outdoor furniture and
submit the selections to staff for approval prior to issuance of building permits.
Any outdoor furniture, including umbrellas and heating fixtures, shall also be
submitted to staff for approval. The applicant shall also submit final details for the
G: \ Planning \ PDREPORT\ RES \ 2006 \ U-2006-11 res.doc
Resolution No. 6436
Page 4
U-2006-11
December 12, 2006
water feature base to staff for review. The base shall be of stucco or colored
concrete to blend in with the building.
12. BICYCLE PARKING
The applicant shall install one secured bicycle device, such as a bicycle rack, for
every 6,500 square feet of the commercial building floor area throughout the entire
center. In addition, six enclosed bicycle lockers shall be provided for each of the
two-story retail/ office building (buildings A and B).
13. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum
extent feasible subject to the Building Official. The applicant shall provide
evidence that materials were recycled prior to issuance of final demolition
permits.
14. 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.
15. SCREENING
All mechanical and other equipment on the building or on the site shall be
screened so they are not visible from public street areas or adjoining
developments. Screening materials/colors shall match building features and
materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment and
necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
16. SIGNAGE
Signage is not approved with this use permit application. Signage shall conform
to the City Sign Code. Applicant may apply for a sign exception as needed:
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
G:\ Planning \ PDREPORT\RES\2006\ U-2006-11 res.doc
Resolution No. 6436
Page 5
U-2006-11
December 12, 2006
17. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance
with City Standards and specifications and as required by the City Engineer.
18. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed In
accordance with grades and standards as specified by the City Engineer.
19. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer.
Lighting fixtures shall be positioned so as to preclude glare and other forms of
visual interference to adjoining properties, and shall be no higher than the
maximum height permitted by the zone in which the site is located.
20. FIRE HYDRANT
Fire hydrants shall be located as required by the City.
21. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
22. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type
approved by the City in accordance with Ordinance No. 125. The developer shall
submit the proposed tree type to the Corporation Yard for approval.
23. GRADING
Grading shall be as approved and required by the City Engineer in accordance
with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404
permits maybe required. Please contact Army Corp of Engineers and/ or Regional
Water Quality Control Board as appropriate.
24. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post-
development calculations must be provided to identify how much runoff will be directed to
our storm drain facilities.
25. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking
and inspection fees, storm drain fees, park dedication fees and fees for
undergrounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
G:\ Planning\PDREPORT\RES\2006\ U-2006-11 res.doc
Resolution No. 6436
Page 6
U-2006-11
December 12, 2006
Fees:
a. Checking & Inspection Fees:
b. Grading Permit:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
Bonds:
a.
b.
Faithful Performance Bond:
Labor & Material Bond:
On-site Grading Bond:
c.
$ 6% of Off-Site Imp.Cost or $3,440.00
$ 6% of On-Site Imp.Cost or $2,000.00
$ 1,000.00
Paid
N/A
N/A
N/A
100% of Off-Site Improvements
100% of Off-Site Improvements
100% of On-Site Improvements.
-The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be modified
at the time of recordation of a final map or issuance of a building permit in the
event of said change or changes, the fees changed at that time will reflect the then
current fee schedule.
26. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located underground
such that said equipment is not visible from public street areas.
27. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed
to City Standards and shall reach an agreement with San Jose Water for water
service to the subject development.
28. FIRE ACCESS LANES
Emergency fire access lanes shall meet Central Fire District standards.
29. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in your grading and street improvement plans. Erosion and or
sediment control plan shall be provided.
30. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental
Programs Department. Clearance by the Public Works Department is needed prior
to obtaining a building permit.
G: \ Planning \ PDREPORT\RES\2006 \ U-2006-11 res.doc
Resolution No. 6436
Page 7
U-2006-11
December 12, 2006
The trash enclosure for the Marketplace Shopping Center at Stevens Creek Blvd
should be able to accommodate all garbage, cardboard and recycling associated
with this site.
31. MAINTENANCE AGREEMENT
A maintenance agreement between the developer and the City shall be required to
have the applicant maintain the WILLISTON PARK NEIGHBORHOOD GATEWAY
FEATURE and any other non-standard items within the City's right of way.
32. TRAFFIC
The City Council approved a Transportation Demand Management Plan in
February 2006 requiring a traffic engineer to review the parking when the center is
70% occupied or when building A is occupied, whichever occurs first. Another
report must be prepared when building Cis 50% occupied. The remaining tenant
spaces cannot be occupied unless the project can demonstrate that there is
sufficient parking supply for the tenants at these two monitoring periods.
A covenant shall be recorded on the property to disclose the requirements to future
tenants and/ or property owners prior to the issuance of building permits for
Medion Restaurant.
PASSED AND ADOPTED this 12 day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati
Wong, Chien
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
NOES:
ABSTAIN:
ABSENT:
ATTEST:
APPROVED:
/ s / Steve Piasecki
Steve Piasecki
Director of Community Development
/ s / Marty Miller
Marty Miller, Chairperson
Planning Commission
G: \ Planning \ PO REPOR T\ RES \ 2006 \ U-2006-11 res.doc
EXC-2006-11
CITY OF CUPERTINO
10300 T orre Avenue
Cupertino, California 95014
RESOLUTION NO. 6438
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO FOR
A SIGN EXCEPTION TO ALLOW A SIGN (STATUE) TO EXCEED THE
NUMBER AND HEIGHT OF ALLOWED SIGNS
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2006-11
Janet Lau (Merlion Restaurant)
19770 Stevens Creek Boulevard
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for an exception to the Sign Code, as described in this Resolution; and
WHEREAS, the Planning Commission finds the following with regards to this
application:
a) That the literal enforcement of the prOVIsIons of this title will not result in
restrictions inconsistent with the spirit and intent of this title, in that the Merlion
statue does improve the identification of the business and is harmonious with the
design of the building/ signs;
b) That the granting of the exception will not result in a condition which is not
detrimental to public health, safety and welfare; and
c) That the exception to be granted is one that will require the least modification of the
prescribed regulations and the minimum variance that will accomplish the purpose
in that the exposed neon accent is only around the fish logo on the wall signs.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the exception to the sign ordinance to allow a sign (statue) to
exceed the number and height of allowed signs is hereby approved subject to the
conditions which are enumerated in this Resolution; and
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
Resolution No. 6438 EXC-2006-11 December 12, 2006
Page 2
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits titled: "Outdoor Patio
Layout, Medion Marketplace Restaurant, Cupertino Marketplace, 19628 Stevens
Creek Boulevard, Building A, Cupertino, CA, Revised November 22, 2006"
consisting of 4 sheets, except as may be amended by the Conditions contained in
this Resolution.
2. EXPIRATION DATE OF APPROVAL
This sign exception approval shall be valid for only one (1) year from the date of
approval.
3. 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.
That the subconclusions upon which the findings and conditions specified in this
Resolution are based and contained in the Public Hearing record concerning
Application EXC-2006-11, as set forth in the Minutes of the Planning Commission
Meeting of December 12, 2006 and are incorporated by reference herein.
PASSED AND ADOPTED this 12th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
AYES:
COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati
Wong, Chien
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
NOES:
ABSTAIN:
ABSENT:
ATTEST:
APPROVED:
/ s / Steve Piasecki
Steve Piasecki
Director of Community Development
/ s / Marty Miller
Marty Miller, Chairperson
Cupertino Planning Commission
ASA-2006-23
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6437
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING AN ARCHITECTURAL SITE APPROV AL (ASA-2006-23) FOR MINOR
ARCHITECTURAL CHANGES AND OUTDOOR SEATING
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public
health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
3) The proposed development is consistent with the Heart of the City Specific Plan
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for an Architectural and Site Approval is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. ASA-2006-23 as set forth in the Minutes of the Planning Commission Meeting of
December 12, 2006, and are incorporated by reference as though fully set forth herein.
Resolution No. 6437
Page 2
ASA-2006-23
December 12, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-23
Janet Lau (Merlion Restaurant)
19770 Stevens Creek Boulevard
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits titled: "Outdoor Patio
Layout, Merlion Marketplace Restaurant, Cupertino Marketplace, 19628 Stevens
Creek Boulevard, Building A, Cupertino, CA, Revised November 22, 2006"
consisting of 4 sheets, except as may be amended by the Conditions contained in
this Resolution.
2. PARKING REVIEW
After completion of the project (or earlier if complaints received from neighbors),
the project shall return to Planning Commission for review of parking.
3. RESTAURANT ODOR ABATEMENT
As per City Council request, all new and existing restaurants in the Marketplace
Shopping Center shall install odor abatement system to address the neighborhood
odor concerns as identified in the Initial Study presented to the Environmental
Review Committee on December 14, 2005. The odor abatement systems in new
restaurants shall be installed prior to final occupancy of their associated tenant
spaces. All existing restaurants shall install odor abatement systems prior to final
occupancy of Building C. This condition does not apply specialty food uses as
defined by the Ordinance.
4. REPLACEMENT PALM TREES
As identified in the Initial Study presented to the Environmental Review
Committee on December 14, 2005, the 10 existing Mexican Fan palm trees (lining
up the existing entry drive) removed shall be replaced by 10 new field grown
palms. The applicant shall work will staff and the City Arborist to locate the new
palms along the shopping center entry drive. This may mean some of the existing
roof eaves and/ or concrete work along Building A will need to be modified to
allow sufficient room for the new palms to grow. The existing dead canary island
palm shall also be replaced by a field grown palm in kind. A bond for the value of
installation of the replacement palm trees shall be submitted to the Planning
Department prior to issuance of the building permit for the restaurant. The bond
Resolution No. 6437
Page 3
ASA-2006-23
December 12, 2006
will guarantee replacement of the palms by June 30, 2007 and be released when the
trees have been planted and proof that a covenant identifying the trees as heritage
trees has been recorded against the property has been submitted.
7. RECIPRICAL ACCESS AND PARKING EASEMENT
A reciprocal access and parking easement covenant shall be recorded between the
three parcels as part of the shopping center. In addition, the applicant shall record
a deed restriction for necessary reciprocal ingress and egress easement between
the subject property and the abutting shopping center to the east. The easement
language shall be reviewed and approved by the City Attorney prior to issuance of
final occupancy.
8. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant. The
plan shall specify locations of trash facilities, refuge pick up schedules and truck
delivery schedules and routes. All trash facilities must be screened and enclosed
to the satisfaction of Public Works Department. The final plan shall be submitted
to the City for review and approval prior to issuance of building permits.
9. USE LIMITATION - REAR CORRIDOR
As per use permit 16-U-76, the existing restaurant and specialty food services
involving on-site food preparation which are located adjacent to the gated portion
of the rear corridor may remain; however, new food services involving on-site
food preparation shall not be permitted in this area. The intent of this condition is
not only to prevent an increase in the number of above described food
establishments adjoining the rear corridor, but also, upon termination of
occupancy, to preclude replacement of existing establishments with food services
that require a new use permit. For example, an existing sit-down restaurant could
be replaced by another sit-down restaurant) provided the new restaurant was no
larger than the existing one and had similar operating characteristics), but an
existing sit-down restaurant could not be replaced by a specialty food store.
10. USE LIMITATION - SITE
Uses allowed on-site shall be any such use that is permitted in the CG (General
Commercial) zoning district. The applicant shall provide documentation that
shows sufficient parking is available for any change in use, subject to staff
approval.
11. FIXTURE AND FINAL WATER FEATURE APPROVAL
The applicant shall select high quality metal or wood outdoor furniture and
submit the selections to staff for approval prior to issuance of building permits.
Any outdoor furniture, including umbrellas and heating fixtures, shall also be
submitted to staff for approval. The applicant shall also submit final details for the
Resolution No. 6437
Page 4
ASA-2006-23
December 12, 2006
water feature base to staff for review. The base shall be of stucco or colored
concrete to blend in with the building.
12. BICYCLE PARKING
The applicant shall install one secured bicycle device, such as a bicycle rack, for
every 6,500 square feet of the commercial building floor area throughout the entire
center. In addition, six enclosed bicycle lockers shall be provided for each of the
two-story retail/ office building (buildings A and B).
13. CONSTRUCTION PHASING
The applicant shall prepare a construction phasing schedule, demonstrating
completion of the project within _ years of this approval. The construction
phasing schedule shall detail critical milestones of the construction and shall
provide monetary penalties if the building construction phasing does not comply
with the stated milestone dates. The applicant shall post a cash deposit in the
amount of _ naming the City as beneficiary. If the critical construction phasing
is not completed in accordance with the construction schedule, the City at its own
discretion will assess a penalty that shall be deducted from the deposit. The
applicant shall agree to this condition in writing prior to issuance of building
permits. Staging of construction equipment shall not occur within 250 feet of any
residential property.
14. DEMOLITION REQUIREMENTS
All demolished building and site materials, shall be recycled to the maximum
extent feasible subject to the Building Official. The applicant shall provide
evidence that materials were recycled prior to issuance of final demolition
permits.
15. 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.
Resolution No. 6437
Page 5
ASA-2006-23
December 12, 2006
16. SCREENING
All mechanical and other equipment on the building or on the site shall be
screened so they are not visible from public street areas or adjoining
developments. Screening materials/colors shall match building features and
materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment and
necessary screening shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits.
17. SIGNAGE
Signage is not approved with this use permit application. Signage shall conform
to the City Sign Code. Applicant may apply for a sign exception as needed.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
18. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance
with City Standards and specifications and as required by the City Engineer.
19. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed In
accordance with grades and standards as specified by the City Engineer.
20. STREET LIGHTING INST ALL A TION
Street lighting shall be installed and shall be as approved by the City Engineer.
Lighting fixtures shall be positioned so as to preclude glare and' other forms of
visual interference to adjoining properties, and shall be no higher than the
maximum height permitted by the zone in which the site is located.
21. FIRE HYDRANT
Fire hydrants shall be located as required by the City.
22. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
23. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type
approved by the City in accordance with Ordinance No. 125. The developer shall
submit the proposed tree type to the Corporation Yard for approval.
24. GRADING
Grading shall be as approved and required by the City Engineer in accordance
with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404
Resolution No. 6437
Page 6
ASA-2006-23
December 12, 2006
permits maybe required. Please contact Army Corp of Engineers andj or Regional
Water Quality Control Board as appropriate.
25. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post-
development calculations must be provided to identify how much runoff will be directed to
our storm drain facilities.
26. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking
and inspection fees, storm drain fees, park dedication fees and fees for
undergrounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Checking & Inspection Fees:
b. Grading Permit:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
Bonds:
a.
b.
Faithful Performance Bond:
Labor & Material Bond:
On-site Grading Bond:
c.
$ 6% of Off-Site Imp.Cost or $3,440.00
$ 6% of On-Site Imp.Cost or $2,000.00
$ 1,000.00
Paid
NjA
NjA
NjA
100% of Off-Site Improvements
100% of Off-Site Improvements
100% of On-Site Improvements.
-The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be modified
at the time of recordation of a final map or issuance of a building permit in the
event of said change or changes, the fees changed at that time will reflect the then
current fee schedule.
27. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located underground
such that said equipment is not visible from public street areas.
Resolution No. 6437
Page 7
ASA-2006-23
December 12, 2006
28. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed
to City Standards and shall reach an agreement with San Jose Water for water
service to the subject development.
29. FIRE ACCESS LANES
Emergency fire access lanes shall meet Central Fire District standards.
30. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in your grading and street improvement plans. Erosion and or.
sediment control plan shall be provided.
31. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental
Programs Department. Clearance by the Public Works Department is needed prior
to obtaining a building permit.
The trash enclosure for the Marketplace Shopping Center at Stevens Creek Blvd
should be able to accommodate all garbage, cardboard and recycling associated
with this site.
32. MAINTENANCE AGREEMENT
A maintenance agreement between the developer and the City shall be required to
have the applicant maintain the WILLISTON PARK NEIGHBORHOOD GATEWAY
FEATURE and any other non-standard items within the City's right of way.
33: TRAFFIC
The City Council approved a Transportation Demand Management Plan in
February 2006 requiring a traffic engineer to review the parking when the center is
70% occupied or when building A is occupied, whichever occurs first. Another
report must be prepared when building C is 50% occupied. The remaining tenant
spaces cannot be occupied unless the project can demonstrate that there is
sufficient parking supply for the tenants at these two monitoring periods.
A covenant shall be recorded on the property to disclose the requirements to future
tenants and! or property owners prior to the issuance of building permits for
Merlion Restaurant.
PASSED AND ADOPTED this 12th day of December 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
Resolution No. 6437
Page 8
ASA-2006-23
December 12, 2006
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Saadati
Wong, Chien
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
G: \ Planning \ PDREPORT\ RES \ 2006 \ ASA-2006-23 res. doc
APPROVED:
/ s / Marty Miller
Marty Miller, Chairperson
Planning Commission
~
.
<D
nl"
Signature
,I
..
CENTER DRIVE
b-.
~
- "'-
.~
....,
':J
(
ACTUAL PHOTO OF MERLlON STATlIE TO BE INSTALLED
TN.S T 6
(E) TREE
(E) BUILDING A
FUTURE TENANT S~AGE TO
BE SUBt.lITTED UNDER
SEPERATE PERt.l1T
(N) DECORATIVE AWNING.
SEE SHEET A2
(N) CONC.F:i'>,uMT+~..
(M) CO~<;',.J~uLP~D~l~:'~
'", ":;""\'l":'f-~
.j~~i}~j,;~~_~,:,_.,
-- ! -
STEVEN CREESK BLVD _ _ _ ~ '- _____ _
\- -, . . . . . ~
~
L .
~~)I
...J~
-c
~ ~
: ~ (E) 'LD'/'l[; ~
) ilIi;""" \;;=;=l-- ,'" (J ~"'" fI if
[JDCJ~DDDD8 V
'\
\ - ,.
i; .~.:~ ~
. ,.'....
....,
rr;~
"'-
STEVEN
CREEKS
BLVD
(E) BLOG
D
o
o
d
o
o
[]
.
(E) BLOG
I
~
TYP. FOUNTAIN WALL SECTION '11-1/21 5
,-""
(M) DECORATIVE AWNING.------ -_,
SEE SHEET A2 _~ ':
RESTAURANT EXIT
ENLARGED PATIO PLAN 2
#'
ll=
~
(g
~
~
d
(g
=
ll=
~
(Q1,
@b
(g
(g
(Ql
ll=
~
(g
..... ~
z ~
~ ~
:;) g
~wi
(/)~ci
Wd~~
a::@,~~
W ~ w@)
o~~~
~!i2~
Q. ~ ~~
.....W (d) w ~
~wOC
~ ~ OCw
a:: OC 0 @,
c(WWJd)
II: @, ~o
'::d)1!J!JJ
zo~
o ~
- WJ
..oJ @Q)
a:: ~
W @)
:E v='
VIEW FROM CENTER DRIVE 1/8" 3 , r --.., t' -.,
EXISTING SITE PLAN 100' 1
. OO~ ~
Calc Mllnltl:cr (E) BUILDING A .
ru RE TEMANT SIGNAGE
BE UBIolITTEO UNDER
SE RATE PERMIT
~.., _.........._._..... aU.............
(N) CONC. FOUNTAIN"\
T.- Itt=-
LI
-
VIEW FROM STEVE CREEKS BLVD
WATER LEVEL
CONCRETE
SEATING WALL
CHAt.lFERED EDGE ~ '
(E) COMC. PATIO I _ ~
PATIO SIDE I I
''f PROPOSED RESTAURANT -
(E) SUBGRADEl \'_ SUBt.lITTED UNDER SEPARATE PERt.lIT
12.01.05 PATIO DESIGN REVIEW SUBIolITTAL
05.25.06 ISSUED FOR LANDLORD SUBMITTAL
07.13.06 ISSUED rOR C.ll.P.
11.22.06 08.29.06 DESIGN REVIEW COMMENTS.
DATE: 11.15.05
PROJECT NO.: 05-1 250
EXTERIOR PATIO PLAN
ffi I Al
COPYRIGHT 2006 . STUDIO 02, inc.
.I
~
r
If
[II
CONCEPTUAL IMAGE - METAL AWNING
CONCEPTUAL IMAGE - DECORATIVE WOOD SHUTTER
MODEL TK-1-N I TK-1-P
T
CONSTRIJClION
COO.IB._: Sp.Jf'l copper.
18 ga.l.043" thickn...)
GAl USAGE
TK.1-H iNnJraI Ga~). Us.es
23,.404 BTUs pv l1o~ .: .iIII
r \llmW CDb.mn.
TK.1.p (PI'ON"e Gas~.
UIu 18..585 BTl15 per 'lOUr
atanl.,'w_rcotur.rl.
,--.
r
1+-,.,-+
+:-n r
1',,s'
1
INSTALLO.TIOII
....apt...: l' bra.. odiIpI...
Iwi __.pipe
.,raacII for connKlian 10 a
r (NP"') ""'. pipe tt"oad.
Valve: ~. brass Ylu1-oII
valve irclud8d.
IllNTIOIl
MonuaI ignl"" _
_dl~.
LIITlIIG
CSAlAGA cIuIgn ",1_
iCSAoMifto8tlon .'OC03~
17~1QD7) "alwaYl chKk
...... !ocaI codes prior tc
in$UIMiotl
~
+1.S't
'f---.i' ~._-- --,
~ ............ . t ..........
~E~~~ L~~
.~~
Phano: lIOMtI3--5711' Fax: 111-2113-79$1
WWlW.BNohsidIUghIing.Com
TIKI TORCH SPECIFICATION
._~ 1-1/2" DIAMETER GALV.
STEEL SUPPORT FRAME
<i.
- 1-1/2" DIAMETER GALV.
SUPPORT FRAME BEYOND
<i.
'- LINE OF BUILDING
4'-0"
* NOTE: ALL EXPOSED METAL PARTS TO BE PAINTED
f1~ - ~ool:> -.:? 9, 6rC-40~
APPROVAL U-dodo-il
AptoIlt'lloe N_~
METAL SLATS
1-1/2" D1A.
STEEL SUPPORT
flmmi:;c CumminltJII //2 -/dI-ofo
/ J lid.
Sign,'"", W~>>
6" METAL FRAME ~
W / CYLINDRICAL
STEEL TUBE SUPPORT
(N) DECORATIVE WOOD
SHUTTERS, STAINED
(E) STOREFRONT
WINDOWS
(N) TS/GLASS CANOPY
(N) CONC. SCULPTURE
(E) CONCRETE PLANTER
==
==
==
==
==
==
==
L I 0
+10'-0" &
ABOVE CONCRETE PATIO
.
o
I
'"
.
CD
.1
CIIIQ "llIa_ltr
I
I
b
1
,iD
~I .
0
. I
~
~
METAL
3
EXTERIOR ELEVATION - PROPOSED MAIN ENTRY (SOUTHWEST SKEWED)
1/4"1 2
.
N
I
in
I
I
I
I
I
-"t~~-
D
CONCEPTUAL IMAGE - GLASS CANOPY
METAL CLIPS
4' x 4' DECORATIVE
WOOD SHUTTERS, PAINT FINISH
LINE OF BUILDING WALL
1" METAL ROD.
METAL CLIP SUPPORT, PAINTED
2" TS SUPPORT BEYOND, PAINTED
5/16" CLEAR LAMINATED GLASS
RAISEO CHANNEL ~
LETTER AT CENTER BAY
TS FASCIA \
PAINT FINISH
3"
PROVIDE STRUCTURAL SEALANT
AT ALL EDGE, TYP.
EO.
EO.
(E) SIDEWALK
(N) CONC. SCULPTURE
(,) "'''''~ --
EB
+10'-0' ~
"CL.orwo"'JI"'"
SEE Pt.AN
GLASS CANOPY SECTION
4
ENLARGED ENTRY FOUNTAIN PLANI1/4"
PROPOSED
RESTURANT
SUBMITTED UNDER
SEPERA TE PERMIT
15'-7"
b
I
;..,
D
D
12.01.05
05.25.06
07.13.06
11.22.06
[}=
d
(Q)
~
~
d
(Q)
=
[}=
~
@"
(Qb
(Q)
(Q)
(Q)
[}=
d
(Q)
... ~
Z ~
~ ~
:J ~
<( d
...~(@
(J)(\J)ci
W:s~~
a::@,~~
W~~~
O~~~
<( ~ Q)(\J)
~;(@6
... ~~
WQ)~~
~~~~
.. ~ ~~
a::~(\J)@,
<( ~ (@d
1IIIIli:@,~(\J)
IIIIIl::d~
Z(\J)~
o ~
- (@
..J
a::
W
:E
00
~
C1@
@iJ
v=
PATIO DESIGN REVIEW SUBMITTAL
ISSUED FOR LANDLORD SUBMITTAL
ISSUED FOR C.U.P.
08.29.06 DESIGN REVIEW COMMENTS
DATE: 11.15.05
PROJECT NO.: 05-1250
MAIN ENTRY FOUNTAIN
(1) I A2
COPYRIGHT 2006 . STUDIO 02, inc.
,I
STATUE FROM
---~~~"'~~~
..-" ---~ .' ::-
-. ..-.
< -
.- --' --
-~-_. - . --
--- ....-
- .
VIEW OF BACK PATIO
,'. ~~~, .-~.' -
.i .....,.~~f!,.._.,.. c,",.
"W.",.,. .
2
FRONT ENTRY APPROACH
t-
Z
~
::) d
<( ~
t-!lliJ](QQ)
tngr6
W~l!::!J
"'d[Qb~
~@,~~
Wp"""'[Ug
O!lliJ]~@>>
.A ~ ~~
~ [Qb ~g
...~~ '"
D.~OO~
t- ~~
W~!lliJ]~
I(Y" ~ ~ !lliJ] [Qb
l!:::!!::::J "p[Qb!lliJ]
(Q) ~ [Qb g @,
(Q) <(~W)B
(Q) ::E ~ m
[}= zg~
d 0 MdJ
(Q) - ~
.J
~ ~
W @
::E ~
~
~
~
~
[}=
d
(Q)
~
~
d
(Q)
=
[}=
~
(Qb
12.01.05 PATIO DESIGN REVIEW SUBMITTAL
05.25.06 ISSUED FOR LANDLORD SUBMITTAL
07.13.06 ISSUED FOR C.U.P.
11.22.06 08.29.06 DESIGN REVI
flSfJ- d)oo(p-;2~ 6'!-c, '';?ODb-1 J
APPROVAL U-:;{nOb-I/
",...._ N......
l'immkg c""'~rSl..t I!J -::. ,g- O/"
Si.",:",e 12M U
CIIII: t.lltnl;er
DATE: 11.15.05
PROJECT NO.: 05-1250
ffi I A3
COPYRIGHT 2006 . STUDIO 02. Inc.
. .
l
1 I
I
I
I
j
I
J
i
1.
I
,
j
t.~
C::Z'
::l
~
.~
o
~
;I
:II"
-
.
.
"
..
..
.'
..
.~..,
~r ~ ~
(i;l 0 (j)
< j) .
h") > \
.... ~ n:.
~ . ~
tf .. ~ ~
~ I ~ \
- r 0 ~
~!~ f ~ ~
"...... '<----
l; (). "
" ....,..\'>-
I \
~
C
~
,
......
~.
~'. ;
.;'
I
'.
. "
.
I
l~
f.
J
i
i 0"
,
I
1",.1. Ji'" It ~
1 .. ~. . I :~ . I
11 J .' '. . I
'1 . J I. . .. ~
I .' · .
I ~ ~ ~ ~ ~ ~ I - - - -
irflll1.1111
./
:-W~d'~." . .". .
~. ". ,',
. . ". ,."", .'
'.. ........... ." '. '..... '.
"'~..-'\It.,.... ..
o.
r.=-:' .-..'" .....-....,-..--..........;.' ....., ~___.u "--'''::{j
(~~~.M~Ir1'PLACllIIiIIIrr~~jj
r_ ...
.' '
I
!II.