DRC Summary 06-21-07
To:
From:
Date:
Subj:
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
Mayor and City Council Members
Planning Commissioners
Steve Piasecki, Director of Community Development
June 28, 2007
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
June 21, 2007.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi n Review Committee
1. Application
R-2007-23, RM-2007-14; Reza Rafii, 10484 Byrne Avenue
Description
Approving a residential design review for a new two-story (approximately) 1,794
square foot residence and a minor residential permit for a second story rear yard
deck on the new residence and exceptions to allow 5 foot side yard setbacks
instead of a combination of 15 feet, an exception from the 10 foot second floor
setback surcharge requirement and an exception to allow more than 50 percent of
the second story perimeter walls to have over six feet of exposed wall heights
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective June 21, 2007. The fourteen-calendar day appeal will expire on July 12,
2007.
Enclosures:
Design Review Committee Report of June 21, 2007
Resolution No. 257
Approved Plan Set
To:
From:
Subject:
Location:
Design Review Committee
Gary Chao, Senior Planner
Application: R-2007-23, RM-2007-14
10484 Byrne Avenue
Date: June 21, 2005
PROJECT DESCRIPTION:
Residential design review for a new, two-story 1,794 square foot residence with exceptions to
allow five foot side yard setbacks instead of a combination of 15 feet, exception to allow a
combined second story side yard setback of 23 feet instead of 25 feet, exception from the 10
foot second floor setback surcharge requirement and exception to allow more than 50 percent
of the second story perimeter walls to have over six fee exposed wall heights. Also, a minor
residential permit for a second story rear balcony.
RECOMMENDATION:
Staff recommends that the Design Review Committee approve the project (R-2007-23 and RM-
2007-14) subject to the model resolution and deny the following requests:
1. Exception to allow a combined second story side yard setback of 23 feet instead of 25 feet;
and
2. Exception from the 10 foot second floor setback surcharge requirement.
BACKGROUND
The project is located on a substandard parcel approximately 44 feet in width and 3,987 square
foot in size zoned Rl-7.5. The project site is surrounded by predominately larger and wider
residential parcels. The proposed new house is approximately 1,794 square feet (45% FAR)
and is within the required building envelope. The applicant is requesting several exceptions
relating to side yard setbacks and second floor wall heights due to the constraints of the
substandard width and size of the parcel.
DISCUSSION
Ground floor side yard setback
According to the R-1 Ordinance (19.28.060D2), the combination of the two side yard setbacks
shall be 15 feet, except that no side yard setback shall be less than five feet. The purpose of this
regulation is to ensure sufficient side yard setbacks from adjacent buildings on lots with at
least 60 feet in width and larger than 6,000 square feet in size. In the Rl-5 zoning district, the
side yard setbacks are five feet on both sides because the ordinance recognizes the physical
constraints on narrow and small lots, and therefore provides more flexibility with less ground
floor side yard setbacks to facilitate reasonable floor plans. The proposed project site is
extremely narrow and small, but it is not located in a Rl-5 zoning district. Therefore, the
applicant is requesting an exception to allow five foot side yard setbacks instead of a
combination of 15 feet. Staff supports this exception since it is consistent with the intent of the
ordinance, and the Design Review Committee has approved similar requests in the past.
/-1
June 21, 2007
R-2007-23, RM-2007-14
Page 2 of 4
Second floor side yard setback
Similar to the ground floor setback requirement, the R-l Ordinance (19.28.060E2) specifies that
the combination of the two second floor side yard setbacks shall equal 25 feet, except that no
second floor side yard setback shall be less than 10 feet. Again, the rationale behind this
requirement is to ensure sufficient separation from the adjacent properties and that proper
recess is given to the second floor from the ground floor to minimize the visual mass of the
second floor.
The applicant is requesting an exception to allow a combined second story side setback of 23
feet (10 feet and 13 feet) instead of a combined 25 foot setback. The City has not in the past
approved exceptions from the second floor setback requirements because of the sensitivity
level of the second floor mass and scale. Also, there are usually other development options
than to encroach into the required second floor side yard areas. In this case, staff does not
support the two foot exception request for the second floor setback based on the following
reasons:
1. The second story master bedroom (19'-0" by 13'-0") could simply be reduced to 17' -0"
by 13'-0" in order for the project to meet the required combined second story side yard
setback of 25 feet.
2. Alternatively, the applicant has the ability to locate one of the second floor bedrooms on
the ground floor toward the rear of the house. The applicant chooses not to.
In light of the available development options, staff recommends that the plans be revised to
meet the 25 foot combined second story side yards requirement.
Second floor setback surcharge
The R-l Ordinance (19.28.060E3) requires all new second stories to provide 10 feet of
additional second story setback (along the sides and/ or front, or a combination thereof) in
addition to the base requirement. Since the proposed home does not meet the required
combined side yard of 25 feet, naturally it will not be able to meet the required 10 foot
surcharge. The applicant is requesting an exception from the 10 foot surcharge requirement.
Due to width of the project lot, the applicant can not provide additional second floor setbacks
in addition to the base requirement while designing a reasonable floor plan. Staff supports
this exception provided that the minimum requirements are met.
Second story exposed perimeter walls
According to Section 19.28.060 G3 of the R.l Ordinance, 50% 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 structural and shall be offset a minimum of four feet from the first story
exterior wall plane. The intent of this rule is to provide sufficient visual second story offsets
from the ground floor wall planes and to help minimize the visible wall mass of the second
story perimeter walls.
2
I-~
June 21, 2007
R-2007-23, RM-2007-14
Page 3 of 4
Portions of the proposed second story walls along the right and left elevations have visible
walls less than 6 feet tall exposed; however they are overlapped by adjoining first story non-
structural arcades or covered porch features. While this does not meet the letter of the
ordinance, it does meet the spirit in that the second story perimeter walls are well offset from
the ground floor roofs and the exposed second story visible walls are not overly massive. Staff
supports this exception.
Entry Feature
Given the narrowness of the project parcel, all of the vertical features on the project will be
accentuated and appear taller. In addition, there is an abrupt change in plate height between
the garage and the entry feature (approximately 2 feet of differential). Staff recommends that
the entry feature and the adjacent porch roof be lowered in height by a foot in order to lower
the apparent mass of the entry feature.
Second story balcony
The applicant is applying for a minor residential application (RM-2007-14) to allow for a
second story rear facing balcony. The size and general location of the deck is appropriate and
will not cause significant privacy concerns for the neighbors to the rear and right (south) side.
However, according to the R-l Ordinance, the side yard setback for the second story balcony is
15 feet. The right side yard setback of the proposed balcony appears to be approximately 14
feet to the property line. Staff recommends that the plans be revised so that at least 15 feet of
setback is provided. A detailed privacy protection planting plan shall be provided by the
applicant prior to issuance of building permits indicating appropriate landscaping screening
within the cone of vision from the applicable new second story windows and the balcony.
FINDINGS
Staff believes the project satisfies the required approval findings:
Exceptions
1. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of this title.
The purpose of the sections 19.28.060D2 (ground floor side yard setback), 19.28.060E3
(second floor setback surcharge) and 19.28.060G3 (exposed perimeter second story
perimeter wall rule) are to ensure sufficient building separation are provided to the
adjacent neighbors (ground floor and second floor), sufficient wall offsets are provided on
the second story walls from the ground floor walls and the visual mass of the second story
perimeter walls are minimized. The project as proposed with the changes suggested by
staff will sufficiently address the spirit and intent of the above mentioned ordinances.
2. That the approval of the exceptions will not result in a condition that is materially
detrimental to the public health, safety, or welfare.
The exceptions should not cause any negative impacts to the neighbors or the public.
3
1--3
June 21, 2007
R-2007-23,R11-2007-14
Page 4 of 4
3. That the exceptions to be granted are ones that will require the least modification of the
prescribed regulations and the minimum variance that will accomplish the purpose.
Due to the constraints of the width and size of the lot, the proposed exceptions are
necessary to facilitate a reasonable house plan with the least amount of modifications to the
prescribed R-1 regulation.
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
The exceptions should not cause any significant visual impacts to any neighbor.
Second story balcony
5. The project is consistent with the Cupertino General Plan, any applicable specific plans,
zoning ordinances and the purpose of this title.
The proposed balcony is consistent with the General Plan and the R-1 Ordinance.
6. The granting of the permit will not result in a condition that is detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the public
health, safety or welfare.
The proposed balcony will not be detrimental to the public health, safety or welfare.
7. The proposed project is harmonious in scale and design with the general neighborhood.
The proposed balcony is modest in size and located at a reasonable location consistent with
the general pattern of the neighborhood.
8. Adverse visual impacts on adjoining properties have been reasonably mitigated.
Privacy impacts will be reasonably mitigated by the requirements of privacy screening
trees or shrubs.
Prepared by:
Approved by:
Gary Chao, Senior Planner
Ciddy Wordell, City Planner M~
Attachments:
1. Model Resolution
2. Letters of support from the neighborhood
3. Plan Set
4
1-4
R-2007-23
RM-2007-14
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING
A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO-STORY 1,794 SQUARE FOOT
RESIDENCE AND A MINOR RESIDENTIAL PERMIT FOR A SECOND STORY REAR
YARD DECK ON THE NEW RESIDENCE AND EXCEPTIONS TO ALLOW FIVE
FOOT SIDE YARD SETBACKS INSTEAD OF A COMBINATION OF 15 FEET, AN
EXCEPTION TO ALLOW A COMBINED SECOND STORY SIDE YARD SETBACK OF
23 FEET INSTEAD OF 25FEET, AN EXCEPTION FROM THE 10 FOOT SECOND
FLOOR SETBACK SURCHARGE REQUIREMENT AND AN EXCEPTION TO ALLOW
MORE THAN 50 PERCENT OF THE SECOND STORY PERIMETER WALLS TO HAVE
OVER SIX FEET EXPOSED WALL HEIGHTS.
SECTION II: PROTECT DESCRIPTION
Application No.: R-2007-23
Applicant/ Owner: Reza Rafii
Location: 10484 Byrne Avenue
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a new, two-story 1,794 square foot residence with exceptions to allow
five foot side yard setbacks instead of a combination of 15 feet, exception to allow a
combined second story side yard setback of 23 feet instead of 25 feet, exception from the
10 foot second floor setback surcharge requirement and exception to allow more than 50
percent of the second story perimeter walls to have over six fee exposed wall heights.
Also, a minor residential permit for a second story rear balcony, 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 findings for the exceptions can
be met;
1. That the literal enforcement of the provisions of this title will result in
restrictions inconsistent with the spirit and intent of this title.
The purpose of the sections 19.28.060D2 (ground floor side yard setback),
19.28.060E3 (second floor setback surcharge) and 19.28.060G3 (exposed perimeter
second story perimeter wall rule) are to ensure sufficient building separation are
provided to the adjacent neighbors (ground floor and second floor), sufficient
/-5
Resolution No.
Page 2
R-2007-23 & RM-2007-14
June 21, 2007
----------------------------------------------------------------
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wall offsets are provided on the second story walls from the ground floor walls
and the visual mass of the second story perimeter walls are minimized. The
project as proposed with the changes suggested by staff will sufficiently address
the spirit and intent of the above mentioned ordinances.
2. That the approval of the exceptions will not result in a condition that is
materially detrimental to the public health, safety, or welfare.
The exceptions should not cause any negative impacts to the neighbors or the public.
3. That the exceptions to be granted are ones that will require the least
modification of the prescribed regulations and the minimum variance that will
accomplish the purpose.
Due to the constraints of the width and size of the lot, the proposed exceptions
are necessary to facilitate a reasonable house plan with the least amount of
modifications to the prescribed R-1 regulation.
4. The proposed exception will not result in significant visual impact as viewed
from abutting properties.
The exceptions should not cause any significant visual impacts to any neighbor.
WHEREAS, the Design Review Committee finds that the changes are beneficial and
compatible with the surrounding area and the following findings can be met to approve
the minor residential permit for the second story balcony;
5. The project is consistent with the Cupertino General Plan, any applicable
specific plans, zoning ordinances and the purpose of this title.
The proposed balcony is consistent with the General Plan and the R-1 Ordinance.
6. The granting of the permit will not result in a condition that is detrimental or
injurious to property or improvements in the vicinity, and will not be
detrimental to the public health, safety or welfare.
The proposed balcony will not be detrimental to the public health, safety or
welfare.
7. The proposed project is harmonious in scale and design with the general
neighborhood.
The proposed balcony is modest in size and located at a reasonable location
consistent with the general pattern of the neighborhood.
8. Adverse visual impacts on adjoining properties have been reasonably
mitigated.
Privacy impacts will be reasonably mitigated by the requirements of privacy
screening trees or shrubs.
r-0
Resolution No.
Page 3
R-2007-23 & RM-2007-14
June 21, 2007
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NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, application no. R-2007-23 and RM-2007-24, are hereby
approved; and that the sub conclusions upon which the findings and conditions
specified in this Resolution are based and contained in the public hearing record
concerning applications R-2007-23 and RM-2007-14 as set forth in the Minutes of the
Design Review Committee Meeting of June 21, 2007, 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: "Proposed Two Story W /. Basement
Dwelling Unit, Reza Rafii, 10484 Byrne Avenue, Cupertiho, CA 95014" Consisting of
five sheets received April 20, 2007, except as may be amended by conditions
contained in this resolution.
2. SECOND STORY SIDE YARD SETBACK
The combination of the side setbacks shall be twenty five feet, except that no second
story side setback may be less than then feet. The project shall be revised
accordingly. Revised plans shall be submitted to the Planning Department for
approval prior to issuance of any building permits.
3. PRIVACY PLANING
The project shall be consistent with the privacy planting requirements specified by
the R-1 Ordinance. A detailed landscaping plan shall be submitted to the Planning
Commission for approval indicating appropriate privacy screening trees or shrubs
prior to issuance of any building permits. Said trees or shrubs shall be recorded on
the property as a covenant to be preserved and maintained prior to the final
occupancy of the project.
4. ENTRY CANOPY
The entry canopy and the adjacent front porch roof element shall be lowered in
height by 1 foot. Revised plans shall be submitted to the Planning Department for
approval prior to issuance of building permits.
5. BASEMENT COVENANT
The ~pplicant shall record a covenant running with the land that precludes the new
basement from being used or converted into a second dwelling unit.
,-1
Resolution No.
Page 4
R-2007-23 & RM-2007-14
June 21, 2007
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6. SECOND STORY BALCONY
The required side yard setback of second story balcony is 15 feet. A revised balcony
plan shall be submitted to the Planning Department for approval confirming
compliance to the 15 foot side yard setback requirement.
7. 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 21st day of June 2007, 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:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Ciddy Wordell
City Planner
Cary Chien, Chairperson
Design Review Committee
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TO: City Consul of Cupertino
Name: Ro beJe T Se.J2 J ()
Address: / D </ t, C: t:J 71eN e... .4 (; E
I have seen and reviewed the plan for new house in 10484 Byrne Ave Cupertino Ca 95014
I approve and support the plan.
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-I- Sincerely,
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TO: City Consul of Cupertino
Name: ~(\(\ {DC\/\ O,J\d U MOv ~VU ct.J1,'t.lAtt {Iv<. /l
Address: IlJ4% B\jYN- ~ (lA-pt~-l-uQ; (A-qsvl~
I have seen and reviewed the plan for new house in 10484 Byrne Ave Cupertino Ca 95014
I approve and support the plan.
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Sincerely,
-
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TO: City Consul of Cupertino
Name: Q':\.0\.J. .:1 Tt:>.....~f'S
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Address: I t)~'\5 @,.tt"lIlt l\v.cc......,~....~ '
I have seen and reviewed the plan for new house in 10484 Byrne Ave Cupertino Ca 95014
I approve and support the plan.
C" m r'Yl e..i1t ·
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Sincerely,
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TO: City Consul of Cupertino .
Name: ~' If ,J}eL e_5 'I Pe rJ I\J j C Ii I~j c-
Adilless: I 0 '-17 ~ _/3 y ~Ne 'fl ~ e
C v f e tC ( tAl () ) C ri q ~ 0 I ~
I have seen and reviewed the plan for new house in 10484 Byrne Ave Cupertino Ca 95014
I approve and support the plan.
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Sincerely,
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R-2007-23
RM-2007-14
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 257
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING
A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO-STORY APPROXIMATELY
1,794 SQUARE FOOT RESIDENCE AND A MINOR RESIDENTIAL PERMIT FOR A
SECOND STORY REAR YARD DECK ON THE NEW RESIDENCE AND EXCEPTIONS
TO ALLOW FIVE FOOT SIDE YARD SETBACKS INSTEAD OF A COMBINATION OF
15 FEET, AN EXCEPTION FROM THE 10 FOOT SECOND FLOOR SETBACK
SURCHARGE REQUIREMENT AND AN EXCEPTION TO ALLOW MORE THAN 50
PERCENT OF THE SECOND STORY PERIMETER WALLS TO HAVE OVER SIX FEET
EXPOSED WALL HEIGHTS.
SECTION II: PROTECT DESCRIPTION
Application No.: R-2007-23
Applicant/Owner: Reza Rafii
Location: 10484 Byrne Avenue
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a new, two-story approximately 1,794 square foot residence with
exceptions to allow five foot side yard setbacks instead of a combination of 15 feet,
exception to allow a combined second story side yard setback of 23 feet instead of 25
feet, exception from the 10 foot second floor setback surcharge requirement and
exception to allow more than 50 percent of the second story perimeter walls to have
over six fee exposed wall heights. Also, a minor residential permit for a second story
rear balcony, as described in this Resolution; and
WHEREAS, with the exception of the request for a second story combined side yard
setback of 23 feet, the Design Review Committee finds that that all other requests are
beneficial and compatible with the surrounding area and the following findings for the
exceptions can be met;
1. That the literal enforcement of the provisions of this title will result in
restrictions inconsistent with the spirit and intent of this title.
The purpose of the sections 19.28.060D2 (ground floor side yard setback),
19.28.060E3 (second floor setback surcharge) and 19.28.060G3 (exposed perimeter
second story perimeter wall rule) are to ensure sufficient building separation are
provided to the adjacent neighbors (ground floor and second floor), sufficient
Resolution No. 257
Page 2
R-2007-23 & RM-2007-14
June 21, 2007
----------------------------------------------------------------
----------------------------------------------------------------
wall offsets are provided on the second story walls from the ground floor walls
and the visual mass of the second story perimeter walls are minimized. The
project as proposed with the changes suggested by staff will sufficiently address
the spirit and intent of the above mentioned ordinances.
2. That the approval of the exceptions will not result in a condition that is
materially detrimental to the public health, safety, or welfare.
The exceptions should not cause any negative impacts to the neighbors or the public.
3. That the exceptions to be granted are ones that will require the least
modification of the prescribed regulations and the minimum variance that will
accomplish the purpose.
Due to the constraints of the width and size of the lot, the proposed exceptions
are necessary to facilitate a reasonable house plan with the least amount of
modifications to the prescribed R-1 regulation.
4. The proposed exception will not result in significant visual impact as viewed
from abutting properties.
The exceptions should not cause any significant visual impacts to any neighbor.
WHEREAS, the Design Review Committee finds that the changes are beneficial and
compatible with the surrounding area and the following findings can be met to approve
the minor residential permit for the second story balcony;
5. The project is consistent with the Cupertino General Plan, any applicable
specific plans, zoning ordinances and the purpose of this title.
The proposed balcony is consistent with the General Plan and the R-1 Ordinance.
6. The granting of the permit will not result in a condition that is detrimental or
injurious to property or improvements in the vicinity, and will not be
detrimental to the public health, safety or welfare.
The proposed balcony will not be detrimental to the public health, safety or
welfare.
7. The proposed project is harmonious in scale and design with the general
neighborhood.
The proposed balcony is modest in size and located at a reasonable location
consistent with the general pattern of the neighborhood.
8. Adverse visual impacts on adjoining properties have been reasonably
mitigated.
Privacy impacts will be reasonably mitigated by the requirements of privacy
screening trees or shrubs.
Resolution No. 257
Page 3
R-2007-23 & RM-2007-14
June 21, 2007
================================================================
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, application no. R-2007-23 and RM-2007-24, are hereby
approved; and that the sub conclusions upon which the findings and conditions
specified in this Resolution are based and contained in the public hearing record
concerning applications R-2007-23 and RM-2007-14 as set forth in the Minutes of the
Design Review Committee Meeting of June 21, 2007, 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: "Proposed Two Story W /. Basement
Dwelling Unit, Reza Rafii, 10484 Byrne Avenue, Cupertino, CA 95014" Consisting of
five sheets received April 20, 2007, except as may be amended by conditions
contained in this resolution.
2. SECOND STORY SIDE YARD SETBACK
The combination of the side setbacks shall be twenty five feet, except that no second
story side setback may be less than then feet. The project shall be revised
accordingly. Revised plans shall be submitted to the Planning Department for
approval prior to issuance of any building permits.
3. PRIVACY PLANING
The project shall be consistent with the privacy planting requirements specified by
the R-1 Ordinance. A detailed landscaping plan shall be submitted to the Planning
Commission for approval indicating appropriate privacy screening trees or shrubs
prior to issuance of any building permits. Said trees or shrubs shall be recorded on
the property as a covenant to be preserved and maintained prior to the final
occupancy of the project.
4. ENTRY CANOPY
The entry canopy and the adjacent front porch roof element shall be lowered in
height by 1 foot. Revised plans shall be submitted to the Planning Department for
approval prior to issuance of building permits.
5. BASEMENT COVENANT
The applicant shall record a covenant running with the land that precludes the new
basement from being used or converted into a second dwelling unit.
Resolution No. 257
Page 4
R-2007-23 & RM-2007-14
June 21, 2007
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----------------------------------------------------------------
6. SECOND STORY BALCONY
The required side yard setback of second story balcony is 15 feet. A revised balcony
plan shall be submitted to the Planning Department for approval confirming
compliance to the 15 foot side yard setback requirement.
7. ARCHITECTURAL PROTECTIONS
All architectural projections including but not limited to bay windows shall not
project more than 3'-0" into the required side yard setback and must maintain at
least 3'-0" from any property line (measured from the edge of an eaves). Bay
windows as referenced here shall be cantilevered off the ground and/ or do not have
any foundations.
8. 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 21st day of June 2007, 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:
ATTEST:
COMMISSIONERS: Miller, Kaneda
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: Chairperson Chien, Wong
APPROVED:
/s/Ciddv Wordell
Ciddy Wordell
City Planner
/s/Martv Miller
Marty Miller, Commissioner
Design Review Committee
GENERRIL
I-All finish grading shall 510'" _ay from plil.lng to
provide a positive drainage to the 5troot. slope shllll pe
27. min. at 5tructure an. 17. min. to public way.
2- ProvtJe cr055 ct:mnectfon deyfce at hose bibb pt:r urc.
.3- Smoke aetectcrs 5hall be hardwlrt: & lf1terc;of1l1~ &
equlppcd w/ pattery psckup.
4- The roof shall pc flrc - stop".. to preclude entry of
ffsme or ember6 under roof coverln8-
5-Usc uftra low flush (106 gill / flaush) toilets.
6-Exha_ fan shall provide: min. 5 IlIr ch_ ".r hour with
psckdraft dampers & point of discharge shllll pe at 1085t
3' 0" from af7y optmfngs.
7- 205 gal/min. faucot and shower head. If O'fulp".d with
flaw re6trlctcr must n mechanlcatty retllll7ea.
[Hnstallstlon of automatic sotpsck thermostat.
S-Water hester tank Insufatlon to Include 5 feot of hot and
cold piping.
10~Pr()vlde fJoure5ceht lamp ftxtures/n bllthrooms, kltch~.
ctc.
11-ProvMe helltlng duct seal/clamp tlnd tapIng.
12-f'rovlde caulking ~ sole plate and top plstos.
13-1/15tallatfon of tile roaffng shall be In lfCcordllhce with
U8C 5tandard /5-5 and table 15-[) _, and 2.
14- Valloyflashlng shall pemln. no. 2l7G.5.M.. IT" min.
-extenJ$ from center line.
15- Provide amI - scald valv~ at tub flxturt:'5.
16- Reof an. vertical walls shllil pe flashed and counter
flash"" with no. 26 G.5.M. ".r section I5OS.
17- Provide al1tl- scald vs/ves lift tub fixtures.
15- Water- res/stant gyp. board 5hll/I be ugeti on tub '5 willI.
20- Thersho!J$ drop at (;)(terlor da",. 5hll/I not be more
than 13" (for In swIngIng doors, and 1" for, out - swfgfng
doors) below Inside flnlsht:J floor.
21. W.tter heater tank to have two sefsmlc strap. 18" IIbove
gllrllge floor IInd pIpe prY 111ft!: tc outs/Je.
" ,,\~...,,".
:~'.-"-.."'~.'" -
~
APPROVAL
"
NOTES CDNT_
,.,...
I - Typic," roof sI_ &"2.
2 . TypIc'" CDm:. nit rtHIftlle fa P$M. frUI)(.
wor 30" HJr. ,.".,- .....p1yw..J
.~ "'- "A"
3-""'tMM~ft_hl",IItIl({t'IIiIt:Ys
MuI rttqf tIJ willI cDhl7et::!tlf'1fJ.
4-. All "Dt1f~ tel 1H:12- ~ typfCAI
5 - (V.s.)lnJi_ 2"-Y~' - typo
6-Attlc Vt:I1'tIlItIDn ~
uf the ,.,'-;; JI be tn/"t1U the tJ6e Df
(3) 2" JIs. hDI.. In frl....l1I.dIfng t>a...."
r6ftet- space.
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VICINITY MAP
"II,;
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in ____
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proporty IIno 44. 30'
LAWN
12"0'
19'4"
13'0'
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10484 BYRNE AVENUE
SITE PLAN
SCALE: ///8 " = 1'-0"
430.56 5Cl.FT.
574.5 SG.FT. :=:0
~C!; "
d\
10~.5 S<l.FT. E "
>~ <n
'l> "<n
56.~ SCl.FT. " ~ . lii
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I-
CODES AND SAFETY
1. All CONSTRUCTION AfI,lD INSTALLATION SHALL CONfOR:M TO THE FOllOWING CODES:
2001 UNIFORM eutLDrNG CODE (U~
2001 UNIF'OR:M MeCHANICAL CODe (UMC)
2001 UNIFORM rt.U1M61NG CODe (UP'C)
2001 UNIFORM FlR.e: CODe (liFe)
2004 NAnONAL ELEen!c CODE (NEe)
TlTlE 19 CAUFORNIA ADMNsrkAnvE CODE
ME 24 C^L1FO~N1A ADMlNI5fRAnYE CODE
AND Am OTHER GOVERNING CODES. OR.DlNANCES AND ALL OTHERI{EGlll.AnoNS
OF weAL AGENCIES AND/~ O1HER. GUYER:NMENf~ AGENCIES HAVING JUR.ISDICnON.
THE CO~CTOR SHALL FUR.NleH ALL LA&OR: ANt> MAfERWh A5 NECESSARY TO COMn y
WI1H SUCH CODES At-V ItEGUl.A1l0NS. WHETHER. Ok NOr SHOWN ON THE cON'fRACf DOCUMENTS
Wr1'Hour AN'Y ADDITlONAL. CHAIWE TO THE COt.m:ACf 5UM
INn-lE EYENT OF CONR.ICi. THE MOST SiRtNGENf REQUtf{~ENT5 SHAl.L APPLY.
SITE DATA
R P_ N. 357-14-013
10484 BYRNE RVENUE CUPERTINO, CR
ZONE g A1-7.5
GROSS LOT SIZE. 4.-+3.00 SG.FT. NET LOT SIZE. 3,987.00 SQ.FT BY
MAXIMUM FLOOA AREA I 1.794.15 SQ.FT.
HWID LIIIHG I-F.fA
ONCWDlNGWALl.S) -(1.752 SG.fT.) -1 FIR5T FlOOR: 702.1 S<l.FT. -1.:363.4 SG.FT.
(TD BE DE~OU5H) I SECOND FLOOR: 661.3 SCl.FT.
lWO CI-F. G/!AAGE
HEATED LIIIHG I-F.EA ~1.5~ENT
ONClUlllNG WAlLS}
~I.5MENT UGHlWEu.5
(lNCI.lIDINGWAlLS)
430.56 SCl.FT.
574.9 SG.FT.
10~.5 S<l.FT.
cava rORCH WI.5f~RE5
56.& S<l.FT.
152.9 S<l.FT.
COVEIt rATIO-.~.
(lNCWD1IIGWAu.5)
F. A. R.:
lDT COVRAGE :
(lNClUlllNG OVERHANGS)
SECOND FLOOR PERIMETER WALL . 12~' tJ"
SECOND FLOOR VIS1!5LE WALL OVER 6'0" HIGHT: _:62"""< 64'4"
(......55~)
(......M~)
-..
DO NOr OCAll': tHE D1<AW~
MlIlelrt vtII"IflcM;.leln Df
4Imeru",,"'.I5 MlllIl"H.
ThII fOt'W.t c:Ol1trtWtor 5h.U
~,*I:... vorlfy .n lovel., heLm9
~ 4l11C1h.tDttIl at1d !than ro"M't
-1Tf"" IIU aTeI'. IItW omfM1c11
to''tI1o_rllher~fIltoLy.
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QDI'IJlJ'let(tIt'lwtthlltrLlt'ttrfi.
m&:hariCIII....,/e1etltrlo.I."rJ/fJr
"Y ttther CDl'\IlIIL~:t..'t8 ,jrllWll'tg1ll
tn~ Ny loe .."p1r~.~
~~~,~t~~~,;w;,J
fl'Wt Mat ~~"~cd wltnoiL
hI. wr!tten permlHlalt.
CEIVE
APR 2 0 Z007
m
'"
INDEX SHEET " I ~
~ 't
:;:;: ~
::)
A-l- SITE PLAN, INDEX SHEET, VICINITYMAP, SITE DATA ~ ~
-> ~
A- 2- PROPOSED FLOOR PLRN. liJ
A-3- EXTERIOR ELEVRTIDNS. :s:
C>
A-4- SECTIONS, ROOF PLRN, FLOORS AREA CRLCULATION. \-- ft l1J:1
~ :J(J
A- 5- BUILDING DETAILS. ~ " ~~
\I) t-< :>.
~ ,,-<
GENERAL LEGEND II N l1J\.:l
:-.: <:
;s: lti ~~
~A-~NEW ~lt-CJICATES" NEW WALL II )... t-< 1Cli::
l\,( ~~
(E) -INDICATES EXISTINCi :2
eN) -INDICATES NEW \I) ~:J
C) ~\.:l
~ I- '.
GENERAL NOTES II <:1-
~ ~::
\I) ~<:
"ENERGY Fo.RM CF-6R THE INSTALLATlo.N AND INSULATlo.N /I l2 ",llJ
CERTIFICATES SHALL BE Po.STED o.N THE Jo.B SITE DURING <:) l1J~
Co.NSTRUCTlo.N o.F THE PRo.JECT." It: \l)~
~<:J
FIRE SPRINKLERS WILL BE INSTALLED PER MUNICIPAL o.RDINANCEl1 ~ <:Jft:
t~
"ALL Wo.RK A T PUBLIC AREA SHALL REQUIRED:
A SEPARATE PERMIT AND SHALL Co.MPLY WITH ALL APPLICABLE
REGULATlo.NS Co.DES BY PUBLIC Wo.RKS DEPARTMENT o.F
CUPERTINO. CITY."
D^TE:
!,4..c:h~
MO.
R..'~CXJ 7' -:8~7<M -~oo7 ;t+
Application Number '
,,:2/ ,.. 0
-----,.
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__ 00-145
SHEET NO.
j~=2
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0-~'O'XgS' - 2S.3Sf
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0-'5'S'Xl7'2' - 270,4Sf
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I 1
rorAL FLOORS: 1'T9!J.96 / 3,987.00 6aFT.= (#.99 %)
FLOOR AREA CALCOLATlON
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NOTE, U5E 114" 5TOVE /?>OLT5
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11
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.- 06-145
SHEEf NO.
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OF ftvt; eHEf'1'&