HomeMy WebLinkAbout.01 U-2006-14 Terry Brown
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEP ARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: U-2006-14, ASA-2006-25, TR-2007-01
Applicant (s): Terry Brown
Owner: Bill Marci
Property Location: 10056 Orange Ave
APPLICATION SUMMARY:
Use Permit, Architectural and Site Approval and Tree Removal to
. Demolish an existing single family home with a detached garage at the rear
. Construct two for sale mixed use buildings
o Building A: office space in the basement, commercial space on the first
floor and one two-bedroom unit on the second floor
o Building B: office space in the basement and one two-bedroom unit.
. Construct a detached two-bedroom unit (Building C) at the rear of the property.
. Remove a specimen size big leaf Maple tree and replace it with two oak trees.
Agenda Date: March 13, 2007
RECOMMENDATION:
Staff recommends that the Planning Commission approve the use permit application,
U-2006-14, the architectural and site approval application, ASA-2006-25 and the tree
removal application, TR-2007-01 in accordance with the model resolution.
Project Data:
Acreage (Gross):
Density:
F.A.R.:
Height:
Stories:
Neighborhood Commercial/ Residential
P (CN, ML, Res 4-12)
Planned (Neighborhood Commercial, Light
Industrial and Residential)
0.27 Acres (11,625 sq. ft.)
4-12 D.U.jGr.Ac. (Project=11.06 D.U.jGr. Ac.)
Total F.A.R. - 0.73; Residential F.A.R. - 0.61
30 ft (Project Max. = 28.5 ft)
2 stories
General Plan. Designation:
Zoning Designation:
Parking:
Residential
Lot 1
Lot 2
Lot 3
Non-residential
Commercial (Lots 1 & 2) 1,082 sq. ft 1/250 sq. ft. 4.5 stalls
Office (Lots 1 & 2) 1,264 sq. ft. 1/285 sq. ft. 4.8 stalls
Total Non-Residential Required 9 stalls
Units/sq. ft. Ratio
Required
Proposed
1 unit
1 unit
1 unit
2/unit
2/ unit
2/ unit
2 stalls
2 stalls
2 stalls
2 stalls - lot 3
2 stalls
2 stalls
2 on street
3 on Lot 1
4 on Lot 2
/-1
Use Permit & Architectural and Site Approval for 10056 Orange Ave
U-2006-14, ASA-2006-25 and TR-2007-01
March 13,2007
Page 2 of 5
Project Consistency with:
General Plan: Yes
Zoning: Yes
Monta Vista Design Guidelines: Yes
Environmental Assessment: Categorically Exempt
BACKGROUND:
The applicant is proposing to demolish an existing residence and construct two mixed-
use buildings with two two-bedroom residential units and one detached two-bedroom
unit at the rear of the property. The project has 1,082 sq. ft. of commercial space and
1,264 sq. ft. of office space.
The property to the north has a mixed-use commercialj residential building under
construction. To the west are residences in a Planned Unit Development. The property
to the south is the Abounding Grace Christian Church. To the east is an office building.
The residential units require an allocation from the General Plan Monta Vista
residential category. There are three legal lots on site and the applicant will apply for a
lot line adjustment to accommodate the new configuration of buildings.
DISCUSSION:
This report will summarize this project's conformance with the General Plan and Monta
Vista Design Guidelines, followed by an overview of the commercialj office component,
residential component, building design, traffic impacts, shared parking analysis, public
improvements, and landscaping.
GENERAL PLAN
The General Plan designation for the subject site is Monta Vista Special Planning Area.
The project conforms to the General Plan use, parking and height regulations. In
addition, the project meets the following General Plan Policies (Exhibit A):
Policy 2-24: Monta Vista Design Elements
Parking. Commercial properties or commercial portions of properties may rely
on public parking on Pasadena and Imperial Avenues to meet their offstreet
parking needs within the area bounded by Granada Avenue, Stevens Creek
Boulevard, Orange Avenue and the Union Pacific right of way
Interconnected Access. Individual properties shall have interconnected
pedestrian and vehicle access and shared parking.
Storefront Appearance. Commercial and office buildings shall include a
storefront appearance to the public street, and shall not be separated from the
public sidewalk by extensive landscaping or changes in elevation. Office.
building buildings shall be designed to accommodate future entrances from the
sidewalk for future retail uses.
I"'~
Use Permit & Architectural and Site Approval for 10056 Orange Ave
U-2006-l4, ASA-2006-25 and TR-2007-0l
March 13,2007
Pa~e 3 of 5
The applicant is required to record shared parking and ingress/ egress easements over
each of the three properties as a condition of approval of this project. Additionally, the
project relies on two off-street parking spaces on Orange to meet the parking needs of
the retail portion of the mixed-use building.
MONT A VISTA DESIGN GUIDELINES
The Monta Vista Design Guidelines were developed to guide developments in the
Monta Vista Special Planning Area. The guidelines provide development standards and
design guidelines for various land uses including mixed use residential and
retail/ commercial (Exhibit B). The proposed project conforms to the various
components of the Monta Vista Design Guidelines described below:
Setbacks:
Required Proposed
LotI Lot2 Lot3
Front 5 feet min 5 feet ~18.5 feet 5 feet
Side Left side - None 24 feet 34 feet 2.5 feet
Right side - None 5 feet 7 feet 2.5 feet
Rear None 16 feet 2.5 feet 27 feet
SITE ANALYSIS
Three buildings are being proposed on the site - two mixed-use buildings and one
residential building. The mixed-use building on Orange Avenue, Building A, has
commercial and office uses and one residential unit. The second mixed-use building,
Building B, has office space and one residential unit. The commercial portion of the
project can be accessed directly from Orange Avenue, while the offices can be accessed
by a breezeway off Orange Avenue. These two uses share a stairway for access. The
third residential unit (Building C) is located at the rear of the project site and is a
separate building. The project site is surrounded by similar and compatible land uses.
The site will be accessed by a common driveway; maintenance is shared with the
property owner to the north. The property owners to the north and south and the
applicant have already entered into reciprocal ingress/egress agreements. A 10-foot
dedication is required in order to obtain the requisite public right-of-way on Orange
Avenue. The property owp.ers of the three new buildings shall enter into a maintenance
agreement for the common driveway.
Two of the three residential units are 2-bedroom 2-bath units with attached garages.
Parking for the third unit has been provided in a detached carport at the rear of the
property. There is also a loft level in the attic area of each of Buildings A and C.
1--3
Use Permit & Architectural and Site Approval for 10056 Orange Ave
U-2006-14, ASA-2006-25 and TR-2007-0l
March 13,2007
Pa~e 4 of 5
The following is a table summarizing the project data (in square feet):
Building A Building B Building C Totals
Office (Basement) 858 406 0 1,264
Commercial (1 st Floor) 1,082 0 0 1,082
Garage 0 525 441 966
First Floor Residential 0 420 435 4,252
Second Floor Residential 1,442 972 983
Loft 384 0 155 539
PARKING
The non-residential portion of the project requires nine parking spaces. The Monta Vista
Design Guidelines allow credit for street parking for commercial uses. The applicant
proposes to use two parking spaces on the street for some of the commercial space.
Additionally, seven spaces are being provided on site for the office space and the rest of
the commercial space.
The residential portion of the project has two parking spaces in attached garages for
each of the two residential units in Buildings Band C. A two-car carport is being
provided for the residential unit in Building A.
BUILDING DESIGN
The proposed building architecture is consistent with the Monta Vista Design
Guidelines in regard to building materials, forms and design. It is also compatible with
the existing architectural style of the surrounding neighborhood.
The City's consulting architect has reviewed the plans and most of his
recommendations have been incorporated into the plans. The consulting architect
commented on the possibility of moving Building C to serve as a visual terminus for the
driveway. However, staff reviewed the plans and determined that this would result in a
lack of privacy for the residents of the unit.
Staff also recommends two additional changes to the plans. The first change involves
the addition of a window or other openings on the east elevation of the Building B to
achieve a better balance on the elevation. This elevation looks very stark compared to
the other elevations in the project. Additionally, the loft gable on the west elevation of
Building C looks awkward when viewed from the north. This should be lowered to
present a better elevation from the north.
Staff also recommends that the color of the buildings be reviewed and approved by staff
prior to issuance of building permits. The applicant is aware of these conditions and is
agreeable to the changes. Conditions of approval to address each of the
recommendations above have been added to the model resolution.
1-1
Use Permit & Architectural and Site Approval for 10056 Orange Ave
U-2006-14, ASA-2006-25 and TR-2007-01
March 13, 2007
Page 5 of 5
TREES
The site has two mature trees of significance, a specimen size oak and a specimen size
Big Leaf Maple. The oak tree will be located in the public right-of-way once the
dedication to the city and the sidewalk improvements are completed.
The Big Leaf Maple is located at the rear of the property. The applicant is requesting
removal of this tree. The applicant has worked extensively with staff to design around
the maple tree; however, designing Building B around the tree, limits the use and the
useable area of the building significantly.
The applicant proposes to plant two oak trees on the site in lieu of the big leaf maple -
one 24" box oak tree and one 48" box oak tree. The 48" box tree will be planted in a
planter in the right-of-way and the 24" box oak will be planted in an island planter
located towards the rear of the property close to Building B. The property-owners of
each of the buildings will be responsible for maintenance of the three oak trees.
The arborist has valued the big leaf maple at $2,110, equivalent to one 48" box oak tree
(Exhibit D). The value and the life of the two oaks will far exceed those of the maple
tree. Staff recommends approval of the tree removal request.
Additionally, the recommendations of the arborist need to be addressed with respect to
the construction activity around the oak tree. The Planning and Public Works
Departments will jointly review these recommendations to ensure that they are
implemented. The applicant is required to provide a tree bond in the amount of $25,000
for the oak.
ENCLOSURES:
Model Resolution
Exhibit A: Excerpt from the Cupertino General Plan, Policy 2-24: Monta Vista
Exhibit B: Monta Vista Design Guidelines
Exhibit C: Consulting Architect's comments
Exhibit D: Consulting Arborist's reports
Exhibit E: Comments from neighboring residents
Plan Set dated 08/16/06
Submitted by: Piu Ghosh, Assistant Planner
Approved by: Steve Piasecki, Director of Community Development ~5f;z<-~~) f., /
j(~-a? t:/~ / (}.w
'-5
Use Permit & Architectural and Site Approval for 10056 Orange Ave
U-2006-14, ASA-2006-25 and T-2007-01
March 13,2007
Page 5 of 5
TREES
The site has two mature trees of significance, a specimen size oak and a specimen size
Big Leaf Maple. The oak tree will be located in the public right-of-way once the
dedication to the city and the sidewalk improvements are completed.
The Big Leaf Maple is located at the rear of the property. The applicant is requesting
removal of this tree. The applicant has worked extensively with staff to design around
the maple tree; however, designing Building B around the tree, limits the use and the
useable area of the building significantly.
The applicant proposes to plant two oak trees on the site in lieu of the big leaf maple -
one 24" box oak tree and one 48" box oak tree. The 48" box tree will be planted in a
planter in the right-of-way and the 24" box oak will be planted in an island planter
located towards the rear of the property close to Building B. The property-owners of
each of the buildings will be responsible for maintenance of the three oak trees.
The arborist has valued the big leaf maple at $2,110, equivalent to one 48" box oak tree
(Exhibit D). The value and the life of the two oaks will far exceed those of the maple
tree. Staff recommends approval of the tree removal request.
Additionally, the recommendations of the arborist need to be addressed with respect to
the construction activity around the oak tree. The Planning and Public Works
Departments will jointly review these recommendations to ensure that they are
implemented. The applicant is required to provide a tree bond in the amount of $25,000
for the oak.
ENCLOSURES:
Model Resolution
Exhibit A: Excerpt from the Cupertino General Plan, Policy 2-24: Monta Vista
Exhibit B: Monta Vista Design Guidelines
Exhibit C: Consulting Architect's comments
Exhibit D: Consulting Arborist's reports
Exhibit E: Comments from neighboring residents
Plan Set dated 08/16/06
Submitted by: Piu Ghosh, Assistant Planner
Approved by: Steve Piasecki, Director of Community Development
1-"
U-2006-14
ASA-2006-25
TR-2007 -01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT, AN ARCHITECTURAL AND SITE APPROVAL TO
DEMOLISH ONE SINGLE F AMIL Y RESIDENCE AND CONSTRUCT TWO MIXED
USE BUILDINGS WITH TWO TWO-BEDROOM UNITS AND ONE TWO-BEDROOM
RESIDENTIAL BUILDINGS AND A TREE REMOVAL PERMIT TO REMOVE A
SPECIMEN SIZE BIG LEAF MAPLE
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, an Architectural and Site Approval and a Tree Removal, 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 the Conditional Use
Permits and Variances and the Architectural and Site Review Chapters of the
Cupertino Municipal Code.
3) The location of the tree restricts the economic enjoyment of the property by
severely limiting the use of property in a manner not typically experienced by
owners of similarly zoned and situated property.
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, Architectural and Site Approval
and Tree Removal 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-2006-14, ASA-2006-25 and TR-2007-01 as set forth in the Minutes of the Planning
1- 'I
Resolution
Page 2
U-2006-14, ASA-2006-25, TR-2007-01
March 13,2007
Commission Meeting of March 13, 2007, and are incorporated by reference as though
fully set forth herein.
SECTION II: PROTECT DESCRIPTION
Application No.: U-2006-14, ASA-2006-25 and TR-2007-01
Applicant: Terry Brown (Bill Marci)
Location: 10056 Orange Ave
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Proposed Mixed Use Project for 10056
Orange Ave, Cupertino, CA," consisting of 12 pages stamped "Received Mar 08,
2007, and labeled: A-l and 1 of 11 to 11 of 11, except as may be amended by the
Conditions contained in this Resolution.
2. DEVELOPMENT APPROV AL
Approval is granted to construct 1,082 sq. ft. of office space, 1,264 sq. ft.. of
commercial space and three residential units.
One two-bedroom unit in Building A 1,826 square feet (including 384 sq. ft. loft
space) and a two-car carport, one two-bedroom unit in Building B 1,392 square
feet living area and 525 square feet garage and one two-bedroom unit in Building
C 1,573 square feet living area (including 155 sq. ft. loft space) and 441 square feet
garage, subject to the following condition:
Building C: Applicant shall provide revised plans for approval by Planning Staff
that show a type of foundation that does not involve extensive trenching.
3. STORAGE AREA IN BUILDING B
The applicant shall record a covenant that restricts the use of the space to storage
and prohibits the installation of any kind of opening in the south wall of this
space. The precise language will be subject to approval by the Director of
Community Development. Proof of recordation must be submitted to the
Community Development Department prior to final occupancy of the residence.
4. ARCHITECTURAL CHANGES
The applicant shall modify the following:
a. Add an opening/window on the east elevation of Building B.
b. Lower the gable shown on the right hand side of the south elevation on
Building C. This is inconsistent with the rest of the elevations.
5. PAVERS IN PARKING AREAS
The applicant shall provide staff with revised plans for review and approval
showing pavers used in open parking stalls and the carport prior to issuance of
building permits.
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f- 0
Resolution
Page 3
U-2006-14, ASA-2006-25, TR-2007-01
March 13,2007
6. SIGN PROGRAM
A sign program shall be required for the mixed-use buildings on the subject
property.
7. MONT A VISTA DEISGN GUILDELINES
The applicant shall present plans to the Planning Department for review and
approval prior to issuance of building permits that show the following:
o Exterior lights and parking lot lights (if any are proposed)
o Tree grates
o Exterior trash receptacles
o Details of the type of semi-pervious pavers at all the open parking stalls
and the carport.
8. BUILDING COLORS AND MATERIALS
The applicant shall provide staff with a color and material board for review and
approval of the building colors and materials.
9. MAINTENANCE AGREEMENT
The applicant shall record a maintenance agreement subject to the approval of
the City Attorney for the maintenance of the common driveway by the property
owners of each of the lots.
10. INGRESS/EGRESS EASEMENT
The applicant shall record an appropriate deed restriction and covenant running
with the land, subject to approval of the City Attorney, for all parcels that share a
common private drive or private roadway with one or more other parcels. The
deed restriction shall provide for necessary reciprocal ingress and egress
easement to and from the affected parcels. The easements shall be recorded prior
to issuance of building permits.
11. RECIPROCAL PARKING AND PEDESTRIAN EASEMENT
The applicant shall record a reciprocal parking easement and a pedestrian
easement among the three properties in this project subject to the approval of the
City Attorney prior to issuance of building permits.
12. PARKING SIGN
Parking signs shall be installed at each of the spaces designated for office use
clearly identifying them as such, subject to the approval of the Traffic
Engineering Department.
13. TREE MITIGATION
The applicant shall plant two oak trees as indicated on the plans. One 48-inch
box oak tree in the planter in the right-of-way and one 24-inch box oak tree in the
landscape planter toward the rear of the property, as indicated on the plans. The
applicant shall record a covenant running with the land subject to the approval
of staff to protect the oak tree to be planted on Lot 2.
(-q
Resolution
Page 4
U-2006-14, ASA-2006-25, TR-2007-01
March 13, 2007
The applicant shall provide engineering drawings and plans to accommodate the
arborist's recommendations with regard to the curb, gutter and sidewalk around
the oak tree, subject to review by the Public Works Department.
14. TREE MAINTENANCE
The applicant shall maintain the two oak trees in the city's right-of-way and the
oak tree on the property. The language of this agreement shall be to the
satisfaction of the Director of Community Development and said agreement shall
be recorded prior to issuance of final occupancy.
15. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in the amount of $25,000 to
ensure protection of the oak tree on the site prior to issuance of grading,
demolition or building permits. The bond shall be returned after completion of
construction, subject to a letter from the City arborist indicating that the trees are
in good condition.
16. 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.
17. OFF SITE IMPROVEMENTS
Curbs and gutters, sidewalks, streetlights, street widening and related structures
shall be installed in accordance with grades and standards as specified by the
City Engineer.
If street lighting is required, 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.
18. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City as required.
/-10
Resolution
Page 5
U-2006-14, ASA-2006-25, TR-2007-01
March 13,2007
19. 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.
20. 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.
21. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer.
* Pre and Post-development calculations must be provided to identify if storm
drain facilities need to be constructed or renovated.
22. 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. Ordinance No. 331 requires all overhead lines to be
underground whether the lines are new or existing. 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. .
23. 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:
b. Grading Permit:
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
$6% of On-Site Imp. Cost or $2,060.00 min.
$ 5% of Imp. Cost (Res.) or $2,194.00 min.
$ 6% of Imp. Cost (Comm.) or $3,540 min.
$ 1,000.00
$ 520.33
**
N/A
$ 11,250.00
Bonds (Required):
a. On-Site Improvements Bond: 100% Performance Bond
b. Off-Site Improvements Bond: 100% Performance Bond; 100% Labor/Material
Bond
-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
/-1 I
Resolution
Page 6
U-2006-14, ASA-2006-25, TR-2007-01
March 13, 2007
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.
** Developer is required to pay for one-year power cost for streetlights
24. 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.
25. 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.
26. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil.
27. MAINTENANCE AGREEMENT
The applicant will be required to, maintain all items, which are non-standard
within the City's right .of way. The applicant and the City must enter into a
recorded agreement for this aforementioned work.
28. GARBAGE AND RECYCLING
The applicant will be required to gain approval from the Environmental
Programs Department prior to obtaining a building permit for the overall
garbage and recycling of the subject 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
PASSED AND ADOPTED this 13th day of March 2007, 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:
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Resolution
Page 7
U-2006-14, ASA-2006-25, TR-2007-01
March 13, 2007
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Lisa Giefer, Chair
Planning Commission
G: IPlanningIPDREPORTiRES\2006\ U-2006-14 res. doc
1-(3
2~20
LAND USE/COMMUNITY DESIGN
Exhibit A
~
Manta Vista
Three neighborhoods have special plans
in place. The first is the Monta Vista neigh-
borhood, serving since the late 1800's as an
attractive farming, and
second home community,
and emerging into
Cupertino's primary
neighborhood of historical
interest. It consists of both
commercial and residen-
tial uses. Monta Vista's
commercial area is governed by the Monta
Vista Design Guidelines. The Guidelines pro-
vide a cohesive approach to architecture,
landscaping arld public improvements for that
portion of the Monta Vista area. Additional
planning is proposed to update the Guidelines
and address the whole area.
~ Policy 2-24: Monta Vista
Retain and enhance Monta Vista as a
residential, commercial and industrial
node, with adequate pedestrian and bicy-
cle access. The commercial district
should serve as a neighborhood commer-
cial center for Monta Vista and its
adjoining neighborhoods. Mixed-use
with residential is encouraged. The
industrial area should be retained to pro-
vide small-scale light industrial and serv-
ice industrial opportlmities, while
remaining compatible with the surround-
ing residential and commercial uses.
CITY OF CUPERTINO GENERAL PLAN
Development Intensity. Development
intensity shall be determined in conjunction
with specific development review.
Residential: Up to 12 units per acre.
Commercial (sq. ft.)
2000 Built
Buildout
88,816
99,698
Office (sq. ft.)
2000 Built
Buildout
416,557
456,210
Hotel (rooms)
2000 Built
Buildout2000
Residential (DU)
2000 Built
Buildout
760
902
Design Elements:
1. Interconnected Access. Individual
properties shall have interconnected
pedestrian and vehicle access and
shared parking.
2. Parking. Commercial properties or
commercial portions of properties may
rely on public parking on Pasadena and
Imperial Avenues to meet their off-
street parking needs within the area
bounded by Granada Avenue, Stevens
Creek Boulevard, Orange Avenue and
the Union Pacific right of way (see fig-
ure at left).
3. Storefront Appearance. Commercial
and office buildings shall include a
storefront appearance to the public
street, and shall not be separated from
the public sidewalk by extensive land-
scaping or changes in elevation. Office
building buildings shall be designed to
accommodate future entrances from
the sidewalk for future retail uses.
, -{If'
COMMUNITY DEVELOPMENT
2~21
4. Residential Streets. Residential street
improvements shall maintain a semi-
rural appearance, except that Safe
Routes to School streets, or any others
so designated by the City Council,
shall have sidewalks.
5. Manta Vista Design Guidelines.
Evaluate the Manta Vista Design
Guidelines to determine if revisions are
needed to the architectural and circu-
lation specifications.
Building Heights. Maximum height of 30
feet
Oak Valley
The Oak Valley neighborhood was
developed in the late 1990's as a single family
neighborhood in a natural area. It is nearly
surrounded by Santa Clara County Park and
Mid-peninsula Regional Open Space lands.
The 178 homes are clustered on 67 acres of
the property, and public parkland is designat-
ed on 145 acres. Development was directed
away from steep slopes, view sheds, riparian
corridors and areas of tree cover. Architectural
styles were approved that
complement the natural
setting.
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~ Policy 2-25: Oak
Valley
Retain and enhance
Oak Valley as a unique
neighborhood surrounded by
natural hillside areas and pri-
vate and public open space.
Development Intensity. Development inten-
sity is governed by a development agreement
that includes the use permit and other
approvals. These approvals de~cribe develop-
ment areas, intensity and styles of develop-
ment, public park dedication, tree protection,
access and historic preservation. The theme
of the approvals is to balance development
with environmental protection by clustering
development, setting it back from sensitive
environmental areas and preserving large
areas in permanent open space.
Residential (DU)
2000 Built
Buildout
178
178
CITY OF CUPERTINO GENERAL PLAN
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,MONTA VISTA
DESIGN GUIDELINES
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Exhibit B
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(Monta Vista Design Guidelines)
1.
Description
The Monta Vista Design Guidelines refine and
implement the policies of the Cupertino General
Plan and the Stevens Creek Boulevard Plan Line
(Monta Vista Specific Plan) by outlining building
design details, landscaping treatment, signage
and public improvement details for the Monta
Vista Commercial Area. The guidelines describe
in outline format the responsibility of property
owners and applicants presenting new develop-
ment proposals, redevelopment proposals
(including change of sign face), and public
improvement activity.
The applicant's architect, designer, or sign
professional is expected to address in written
or graphic form all of the applicable points
outlined below in conjunction with an applica-
tion submittal. The section on implementation
outlines activities which will trigger improve-
ment requirements, or conformance with the
standards. In some cases, changes in land use
activity may trigger one or more of the other
improvements related to landscaping, public
improvements, signage improvements, etc.
2.
Location
Manta Vista Commercial Area
"Downtown Manta Vista"
. North and South sides of Stevens
Creek Boulevard from the
Southern Pacific Railroad
right"of-way to Byrne Avenue
(West edge of the Manta Vista
Hardware Center) and;
. From Stevens Creek Boulevard
South to Granada Avenue and
for Orange Avenue to the
Southern Pacific Railroad right-
of-way
Area East of Southern Pacific
Railroad right-of-way (SPRR)
. North and south side of Stevens
Creek Boulevard from the SPRR
to Highway 85
.
Monta Vista Specific Plan (Stevens Creek
Boulevard Plan Line - Action Plan) Adopted
February 21, 1978
Development Activity and Sign Change Requests
City Investments in Public Improvements
. Water Lines
. Railroad Crossing/Landscaping
. Rehabilitation of Residential Structures
~ MONT A VISTA COMMERCIAL AREA
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4.
. DOMINANCE OF THE
AUTOMOBILE (1)
0;, BILLBOARD (2)
. HAPHAZARD BUILDING
AL TERA nONS
_ WALLING IN WINDOWS
_ RNAPPROPRIATE BUILDING
MATERIALS
. MIX OF COMMERCIAL TYPE
"TRADITIONAL DOWNTOWN"
VS. SUBURAN CENTER (3)
. UNSCREENED ROOF EQUIPMENT
. NO.CURB, GUTTER OR
SIDEWALK (4)
KEY:
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5.
. REFREDI'S "MONT A VISTA"
MARKET (1,2)
. MARIUS NELSON BUILDING (4)
. MONTA VISTA COTTAGES (6)
.. WOEFFEL CANNERY (3}
. RENOVATED COTTAGE (5)
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KEY:
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6.
Areaw.ide FOrnl (cont)
B. DEFINED STREET SPACE
D. BUILDING INTENSITY
Achieve a highly defined street space along
Stevens Creek Ball levard by:
.. Building area to net land area ratio per
the Cupertino General Plan
It two story construction with some three-
story elements allowed on the frontage
properties.
. minimal building setbacks from the public
right of way.
. no sideyard setbacks except on side streets
and where used as public pedestrian entrance
to mid-block areas.
. providing curb "kickouts" at pedestrian
crossings per exhibit labeled "Urban Design
Sketch" on page 9.
E. RETENTION OF EXISTING
STRUCTURES
C. BUILDING PLACEMENTS
(SETBACKS)
Existing woodsided cottages may be retained
and used commercially provided they are
renovated to conform with these guidelines
and applicable codes and ordinances.
.
Existing commercial buildings may be retained
if renovated to conform with these guidelines
with following exceptions.
r
~~~;r
. The existing abandoned service station
structures on Stevens Creek Boulevard may
not be utilized as presently configured.
These sites must be redeveloped to conform
with these guidelines.
. Manta Vista Hardware Center (West of Mann
Drive)
- Encouraged to explore complete redevelop-
ment consistent with these guidelines.
- Minor renovation permitted
- No major addition or renovation will be
permitted if inconsistent with these stand-
ards.
. The following concept sketch illustrates
building placement and redevelopment.
.
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(Monta Vista DesignGuidelin~s)
6.. Areawide For'lfifJ! (cont)
URBAN DESIGN CONCEPT
MONTA VISTA DISTRICT
CITY OF CUPERTINO
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7.
Architectural Style &: Materials
(con~ )
D. MATERIALS/COLORS AND ~
ARCHITECTURAL DETAILS ~
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Horizontal woodslding painted in muted
"earth" colors.
. Color Palette (ExalT'ples)
- Beige
- Muted Yellows
- Pale Peach
- Blue grey
- Ochre
- Dusty Rose
. Roof Treatment
- Pitched
- Shed
- Gable
- Hip
_ Smooth surface, smooth shingles or
heavy composition shingle
_ Emphasize ornamental embellishments at
cornices, eave line, window and door
openings, and fascia panels
. Doors, window frames, balustrades and
other features may be painted in a darker,
contrasting tone.
. Avoid
- Flat or mansard roofs
- Overly rustic appearance
...........
.............
Where feasible, provide new pitched, gable or
shed roofs on existing flat-roofed buildings.
Where infeasible to add new roof structure,
utilize continuous covered walkway or awning
over display windows to increase interest of the
major frontage of buildings.
E. RENOV AnON OF EXISTING
STRUCTURES
.
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8.
Landscaping
The landscape concept for the Monta Vista
district is diagrammed below. It identifies a
number of distinct landscape zones for which a
specifIc character and p']anting scheme are
developed,
~ Monta Vista Corridor
A. LANDSCAPE CONCEPT
~
~
Gateways
E2J::::.;.;.:.:.
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Parking Areas
~ Central Commons
~ Secondary Streets
(lJJ!]:D Perimeter
c::;:::J Rural Transition
B. RECOMMENDED TREE SPECIES (BY ZONE)
Landscape Zone
Botanic Name
Common Name
Monte Vista Corridor
Ginkgo Biloba "Fairmount"
Maidenhair Tree
Gateways
Ginkgo Biloba "Fairmount"
Maidenhair Tree
Central Commons
Pyrus Kawakami
Evergreen Pear
Secondary Streets
Pyrus Kawakami
Evergreen Pear
Parking Areas
Quercus Agrifolia
Coast Live Oak
Perimeter
Pinus Radiata
Monterey Pine
Rural Transition
Eucalyptus Sideroxylon
Red Ironbark
Adjacent to Buildings
(characteristic species)
Prunus Cerasifera "Krauter Vesuvius"
pyrus Kawakami
Malus sp.
Purple Leaf Plum
Evergreen Pear
Flowering Crabapple
.
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8.
Landscaping (cont)
E. SECONDARY STREET LAND-
SCAPING
I. Retain informal character tl1at derives from
the large variety of mature tree forms in
irregular arrangement but strengthen iden-
tity of commercial district perimeter.
A. Add street trees in the parkways wherever
they will not conflict with existing
mature trees or driveway entrances.
o Space trees irregularly
o Establish groves where space permits
o Avoid a uniform setback from the curb
o Minimum one tree for every 25 feet of
street f.ron tage
F. PARKING AREA LANDSCAPING
I. Maximize the retention of existing mature
trees in parking areas to retain character and
soften impact from incremental changes to
the district.
A. Protect root zone of existing mature
trees, whenever possible, by retaining a
planted area encompassing the dripline in
accordance with the tree ordinance.
B. Where feasible, incorporate more than
one tree into a single planted area to
minimize disruption of paved surfaces.
2. Add broad crowned canopy trees to
provide additional shading within the park-
ing areas.
.
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(Monta Vista Design Guidelines)
8.
Landscaping (coat)
]. Retain the rural character of the existing
two-lane "country road" as it leaves the
Monta Vista district and drops down into
the Stevens Creek Creek-Side so long as
traffic conditions will permit.
2. If West Stevens Creek is widened to a
four-lane road and a retaining wall is incorp-
orated into the cross-section, minimize
impact of concrete retaining wall hy intro-
ducing vegetation into the street R.O.W.
I. RURAL TRANSITION LAND-
SCAPING
A. Provide a planted median and extend
the Monta Vista corridor street tree
into this zone.
A, Stabilize the existing embankments with
ground covers and tree planting,
B. Soften the distinction of the property
line by extending the same planting
materials and character into the adjacent
properties,
B, Add a row of broad-crowned evergreens
planted in the hardware store parking lot
to provide a cascade of foliage over the
top of the retaining wall.
C. Utilize the rural transition zone to
integrate the Western edge of the district
visually with the adjacent rural setting.
C. Provide vine packets at the base of the
wall to permit foliage to attach to the
face of the wall.
D. Replant the exposed slope on the South
side of the boulevard with informally
massed transition zone trees and ground
cover.
~ REPLANTED EUCALYPTUS AND
GROUND COVER ON SLOPE
GINKGOBILOBA@ IS'O.C.
ROW OF AUSTRALIAN WILLOW 20' O.C.
SIDE TRAVEL IN PARKING LOT TO CASCADE OVER
WALK LAN" ;O'::::~~ ~
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6'.0" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 6'-0"
82'-0" R.O.W.
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9.
Street Sections (cont)
B. IMPERIAL AVENUE/PASADENA
STREET SECTION
1. To discourage through traffic and establish
a unifying focal point for the district, evalu-
ate closing Pasadena Avenue to through
traffic and create a landscaped commons in
the public R.O.W.
RECESSED ENTRY
TYPICAL
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C. ORANGE AVENUE/GRANADA
AVENUE
1. Minimize the amount of paved area, retain
informal residential character, and direct
pedestrian movement into the interior of
the Manta Vista Commercial District.
A. Confine paved section to 40'0" with
parking permitted on both sides of the
street.
.
2. Provide for an informal landscape character
as established for the typical landscaping
adjacent to buildings.
3. Incorporate concrete sidewalk adjacent to
parking bays.
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PASADENA AVE.
IMPERIAL AVE.
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10.
Furniture, Fences & Accessories
(cont)
C. CONTROL OF VEHICULAR
ACCESS
I. Decorative cast iron bollards may be utilized
to control vehicular access across the Central
Commons and may be integrated into
development areas to protect sensitive land-
scapes or apparatus.
2. Orange/Granada closure shall accommodate
emergency access. Evaluate perimeter curb
and turf block to be maintained by Monta
Vista Commercial Area Maintenance District.
1. Maintain continuity in the areawide design
by utilizing the same trash receptacle in
street right-or-ways and in all outdoor
developed areas.
B. All exposed metal shall be primed and
painted to match trim on benches,
"Pioneer Square Green".
D. TRASH RECEPTACLES
B. Provide a variety of gateways through the
fence to the commercial areas.
A. Round, cast concrete form with metal
lid and removeable metal liners.
E. FENCES
1. Maintain continuity in the areawide design
and clarify pedestrian movement patterns
by visually identifying the perimeter pedes-
trian circulation around the parking areas
with a typical decorative fence.
A. Provide a typical 3 '0" high wood picket
fence painted white at edge of developed
areas, separating them from parking areas.
C. Utilize fencing pattern to identify
entrances and paths and enclose outside
activity areas, e.g., outdoor eating
places.
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D. Incorporate signing into fence to mini-
mize need for extraneous vertical elements
as support for signs.
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4X4 REDWOOD POST
CONCRETE FOOTING
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2. Screen trash receptacle areas, outside storage
areas, or other unsightly service areas from
major pedestrian zones with wood fencing
compatible with the architectural style.
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(Moota Vista Design Guidelines)
12.
Lighting
A. STREET LIGHTING
B. EXTERIOR LIGHTING
Illumination intensity and spacing to be
set by city engineer.
I. Interior pedestrian zone lighting shall be pro-
vided by owner and incorporated into the
architecture and fencing to 1ll1l1imize the
addition of unnecessary poles in the land-
scape.
I. Stevens Creek Boulevard street lighting to be
18-foot street lighting fixtures.
A. Lights shall be simple globes at typical
12-foot lighting mount'or indirect lights
and small spots designed to highlight
entrances and signs.
2. Provide low level illumination in parking
areas.
A. In Mature Trees - Incorporate flood
lighting directly into branch structure.
B. In Large Planting Areas Beneath Trees -
Provide direct burial or ground mounted
flood lights to highlight underside of tree
structure and leaves.
.
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paving
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Is any landscape buffering
being provided along this
edge of the driveway?
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This breezeway entry
is only about half this wide
See First Floor Plan
Site Plan Comments
10056 Orange Avenue
Cupertino
CANNON DESIGN GROUP
January 22, 2007
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Eliminate parking space and
add landscaping to break up
large paving expanse
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Widen entry passageway
Suggested Site Plan
Changes
10056 Orange Avenue
Cupertino
CANNON DESIGN GROUP
January 22, 2007
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Modify plan to r---+
allow pedestrian
link to Building C
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Relocate stair to h
open up entry -
Stair could be open
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Suggested plan changes
for Buildings A & B
10056 Orange Avenue
Cupertino
CANNON DESIGN GROUP
January 22, 2007
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This is the only element ~
of the architectural design nnnnn_n___..
that seems out of character :
Modify with gable to match :
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CURRENT WEST ELEVATION
BUILDING B
SUGGESTED CHANGE
BUILDING B
Suggested changes for
Building B West Elev
10056 Orange Avenue
Cupertino
CANNON DESIGN GROUP
January 22, 2007
ARBOR RESOURCES
Exhibit 0
Professional Arboriculfural Consulting & Tree Care
February 19,2007
Piu Ghosh
Community Development Department
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014-3255
RE: BigleafMaple at 10056 Orange Avenue, Cupertino
Dear Ms. Ghosh:
In reference to the big1eaf maple (Acer macrophyllum) at the above-referenced site, you
have asked that I [1] evaluate whether it can be feasibly and successfully relocated, and if
not, prescribe building setbacks for achieving a reasonable assurance of its survival, and
[2] appraise its monetary value. I visited the site on February 14 and 17, 2007, and this
letter presents my observations and recommendations.
Documents considered for my reVIew include [1] the architectural drawings by Ray
Rooker, Architect, dated 2/4/07, and [2] the report by Michael Bench of Barrie D. Coate
and Associates, dated 1/16/07.
Overall Tree Condition
The subject tree is situated along the southern property line, immediately adjacent to a
home ("Building B") being proposed for construction. It is assigned #6 within Mr.
Bench's report and is a "specimen tree" pursuant to Section 14.18.020(1) of the Ordinance.
Its trunk measures a diameter of 18.5 inches (at 54 inches above grade), a height of
approximately 30 feet, and an estimated 45-foot canopy spread.
The tree appears vigorous and in overall excellent condition. Its shoot growth and foliage
density are optimal, its structure appears stable with no apparent defects, and its canopy is
well-balanced. Based on size, it appears relatively young (possibly only 20 to 25 years
old) and can be expected to remain in a viable condition for an additional 50 plus years
(provided the tree is professionally maintained and not adversely impacted).
P.O. Box 25295, San Mateo, California 94402 . Email: arborresources@comcast.net
Phone: 650.654.3351 . Fax: 650.240.0777 . Licensed Contractor #796763
I ~ 33
ARBOR RESOURCES
Professional Arboricllltllral Consulting & Tree Care
February 19,2007
10056 Orange Avenue
page 2 of 4
Discussion Regarding Relocation
Relocation of the subject maple will impose a severe level of impacts and shorten its
anticipated, natural life-span at likely significant levels. When considering its excellent
condition and location at the perimeter of the site, as well as the lack of a sufficient and
suitable growing space for it to be moved, I find that the most prudent and feasible course
of action for conforming to the Ordinance involves retaining and protecting it at the current
location. However, to achieve this with a reasonable assurance, Building B must be
established further from the tree than what is currently porposed.
Recommended Building Setbacks
To achieve adequate protection, I recommend the proposed basement wall for Building B
(including any lightwell and the basement patio between Buildings A and B) is designed to
be at least 12 feet from the property line where within 18 feet from the tree's trunk (this
would place the wall at least 10 feet north from the trunk's closest edge). Additionally,
project plans should specify that existing grade not be disturbed beyond three feet from the
basement wall, including for any soil cuts, fill, trenching or surfacing scraping; this is the
approximate distance between the existing home's foundation and tree trunk.
Regarding the first-floor, it must be designed and engineered so no soil cuts, fill, trenching
or surface scraping occurs within seven feet from the trunk's closet edge (including for any
overcut) and the wall is at least six feet from the trunk's closest edge. Additionally, the
floor and roof must be designed to maintain a reasonable setback from major limbs to
allow for construction of the home without damaging the tree.
P.O. Box 25295, San Mateo, California 94402 . Email: arborresources@comcast.net
Phone: 650.654.3351 . Fax: 650.240.0777 . Licensed Contractor #796763
1- 94-
ARBOR RESOURCES
Professional Arboricultural Consulting & Tree Care
February 19,2007
10056 Orange Avenue
page 3 of 4
As for the second-floor, it will need to be setback 10 feet from the trunk's closest edge to
avoid removing significant limbs. Additionally, the roof must be pitched away from the
tree (as is currently proposed).
Additional Recommendations
In addition to recommendations presented in this letter, as well as those presented in Mr.
Bench's report, I recommend the following are adhered to and incorporated into the project
plans:
1. Any existing pipes or lines below ground and within seven feet from the trunk
should be abandoned and cut at or slightly below existing grade.
2. Demolition of the existing residence must be carefully performed to avoid
damaging the trees' branches during the process, as well as excavating below or
beyond the existing foundation.
3. Pruning of the tree must not remove branches larger than three inches in diameter
and maintain the trees' existing form and balance. All work shall be performed
under the direct supervision of an International Society of Arboriculture (ISA)
certified arborist.
4. The root zone buffer specified on page 6 of Mr. Bench's report should encompass
the area 15 feet east and west, and 7 feet north from the tree's trunk. The wood
chips should not be piled against the trunk.
5. The proposed new sidewalk within 15 feet from the trunk's closest edge should be
poured on top of existing grade with no soil cuts required (i.e. a no-dig design by
possibly using reinforced concrete). Additionally, the soil sub grade should not be
directly compacted during the process.
P.O. Box 25295, San Mateo, California 94402 . Email: arborresources@comcast.net
Phone: 650.654.3351 . Fax: 650.240.0777 . Licensed Contractor #796763
I - 3'~
ARBOR RESOURCES
Professional Arboricultllral Consulting & Tree Care
February 19,2007
10056 Orange Avenue
page 4 of 4
6. To avoid overbuildlovercut for the basement wall, soil nailing and shotcrete
construction must be employed to achieve the setbacks specified within the first
paragraph below the "Recommended Building Setbacks" section ofthis letter.
7. Prior to excavating soil for the basement (including soil nailing), a three- to four-
foot deep trench should be manually dug within one-foot from the future basement
wall. All roots encountered during the process should be cleanly severed along the
tree side of the trench.
Appraised Value
The appraised value of this tree is $2,110 and has been calculated using the Guidefor
Plant Appraisal, 9th Edition, published by the ISA, 2000. This value is roughly equivalent
to one tree of 48-inch box size.
Should you have any questions or would like additional information, please do not hesitate
to contact me at your convenience.
Sincerely,
{~
<0
David L. Babby, RCA
Consulting Arborist
P.O. Box 25295, San Mateo, California 94402 . Email: arborresources@comcast.net
Phone: 650.654.3351 . Fax: 650.240.0777 . Licensed Contractor #796763
J-3&
Page 1 of 1
Piu Ghosh
From: Arbor Resources [arborresources@comcast.net]
Sent: Tuesday, March 06, 200710:16 AM
To: Piu Ghosh
Subject: Re: Oak Trees at Orange Ave
The two feet applies to a 48-inch box size tree. Essentially, for creating a successful opportunity for a
new tree to survive, the planting hole should be twice the width of the tree being planted; for example, a
24-inch box size tree needs one additional foot, whereas a 36-inch box requires 1.5 additional feet. So,
based on the proposed planter sizes, it appears feasible to install one 48-inch box size tree and one 24-
inch box size tree.
David
3/612007
/ ~ 3'7
Page 1 of2
Piu Ghosh
Exhibit E
From: Kiersa Witt on behalf of City of Cupertino Planning Dept.
Sent: Tuesday, February 13, 2007 1:47PM
To: Piu Ghosh
Subject: FW: Comments on new mixed use development at 10056 Orange Avenue: regarding
-----Original Message-----
From: lakshmanan Srinivasan [mailto:laks2@yahoo.com]
Sent: Tuesday, February 13, 2007 11:49 AM
To: City of Cupertino Planning Dept.
Cc: laks2@yahoo.com; nirmalag@yahoo.com
Subject: Comments on new mixed use development at 10056 Orange Avenue: regarding
This email is in response to the letter I received from the City of Cupertino with regards to a public
hearing on the following
APPLICATION NO.: U-2006-14, ASA-2006-25
APPLICANT: Terry Brown
LOCATION: 10056, Orange Avenue
DESCRIPTION: Use Permit and Architectural and Site approval for a new mixed use development:
2500 square feet commercial and three residential units
As we may be unable to attend the event, I would like to express our concerns and comments on the
above on behalf of myself Lakshmanan Srinivasan and my wife Nirmala Gopalan who are the joint
owners of the property at 10025, Orange Avenue
Our property is across on the opposite side of the above property. We want to express that though we
have no concerns on approval for residential units on this site, we feel that allowing to have a combined
commercial along with the residential units would cause further traffic congestion and noise pollution on
the already increased levels of both.
Furthermore, everyday High School and Middle School kids use this road for walking to school.
Increased levels of traffic would only cause more problems for these kids.
Also, the neighborhood has full of residential properties. Allowing to have commercial property in the
middle of a residential neighborhood would not be appropriate for the existing neighbors.
Therefore, I would strongly urge the Cupertino planning commission to take into consideration all the
above points that we strongly feel is a real concern for all the residents in the neighborhood before
taking any decision on granting any approval for the above.
Thanks for giving us the opportunity to express our comments and concerns on this matter
faithfully yours
Lakshmanan Srinivasan
3/8/2007
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GENERAL NOTES
1. The existing site has a small resiclence and detached garage, some smaller trees
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accommodate 1tY~ MW mixed use buiIdi1gs. New property ~ shaR
inClude IeCiprocal ingress.'egess and peI1ck1g arrangements as required.
2. The existing maple tree. palm tree. and lrort oak shall be relai1ed and prolecled
Wi"il CXlIlStrudion.
3. ProjeCt sill is essentially ftal and requires no si!J1ificanI change 10 existing gade and
ctalnage.
4. New consInJCIion shall accommodate a mixed use OCCl4l8ncy per existing zonng
and t/'e Manta VISta Design Guidelines.
5. Projecl shaI irWde a c:onnec::lia1lll t/'e ~ property paIking areas at t/'e rear.
PROJECT DATA
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eN ZONING
9,375. sa. FT. lot area ( gross and net)
1,082.sa. FT. Commercial space
1,264. sa. FT. OIIioe space
525. sa. FT. Storage
4.428. sa. FT. Total Residentiallilling space
1 .002. sa. FT. Residential garage space
8.301. sa. FT. Total enclosed space
.68 FAR (omit 1.789 S.l basement space lor FAR calc.)
2,921. sa. FT Total Coverage (31%)
3,669. sa. FT. Total Paving (39%)
2.785. sa, FT. Total Landscape (30%)
9 Pa~ Spaces Commercial: 1.0821250 = 4.3 spaces
Office: 1.2641285 = 4.4 spaces
Three SlDries max. Includes residential 10ft space and basement space
28.5 . max. height 30' Allowable
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INDEX OF DRAWINGS
1. LOCATION PLAN, PROJECT DATA & NOTES
1a. SITE SURVEY
2. SITE PLAN
3. BLDG. A & B BASEMENT FLOOR PlANS
4. BLDG. A & B FIRST FLOOR PLANS
5. BLDG. A & B SECOND FLOOR PLANS
6 SITE SECTION AT BLDG. A,B. & C
7. BLDG. A & B EXTERIOR ELEVATIONS
8. BLDG. A & B EXTERIOR ELEVATIONS
9. BLDG. A & B EXTERIOR ELEVATIONS
10. BLDG. C FLOOR PLANS
11. BLDG. C EXTERIOR ELEVATIONS
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