.03 U-2007-05, ASA-2007-09, TM-2007-10 Brown/Hu
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: U-2007-05, ASA-2007-09, TM-2007-10,
Applicant (s): Terry Brown
Owner: Diana Hu
Property Location: 10217 Pasadena Ave
APPLICATION SUMMARY:
Use Permit, Architectural and Site Approval and Tentative Map application to
· Demolish three existing residential units
· Construct two single-family residential units with attached two-car garages and
four bedrooms each.
· Subdivide the property into two lots..
Agenda Date: August 14, 2007
RECOMMENDATION:
Staff recommends that the Planning Commission approve the
· Use permit application, U-2007-05,
· Architectural and site approval application, ASA-2007-09, and
· Tree removal application, TM-2007-10, in accordance with the model resolution.
Project Data: .
General Plan Designation:
Zoning Designation:
Acreage ( Gross):
Density:
Height:
Stories:
Parking:
Project Consi~tency with:
Environmental Assessment:
Residential (4.4-12 DUjGr. Ac.)
P (Res)
Planned (Residential)
0.36 Acres (15,840 sq. ft.)
Project=5.5 D.U.jGr.Ac.
30 ft allowed (Project Max. = 26 ft)
2 stories (and basement)
Required Parking
Proposed Parking
4 spaces per unit
4 spaces per unit
General Plan: Yes
Zoning: Yes
Categorically Exempt
BACKGROUND:
SITE DESCRIPTION:
This project is located on one 15,840 + square foot lot on Pasadena Avenue with three
existing residential units. To the west of the subject property are properties with single-
family homes with a zoning designation of Rl-7.5. The property is surrounded by
single-family homes, duplexes and town homes.
PROJECT DESCRIPTION:
The applicant is proposing to construct two single-family residences on the subject site.
Each home equals 2,808 square feet with 4 bedrooms and 3.5 baths and a roughly 750
3 -1
Use Permit, Architectural and Site Approval and Tentative Map for 10217 Pasadena Ave
U-2007-05; ASA-2007-09 and TM-2007-10
August 14, 2007
Palle 2 of 2
square foot basement. The square footage of the basement is not included in the Floor
Area Ratio. Each unit has an attached two-car garage with a two-car driveway.
DISCUSSION:
GENERAL PLAN CONFORMANCE:
General Plan residential density is calculated on the gross .acre basis. The maximum
allowable dwelling unit yield for this site is 3.53 units. The applicant is proposing 2
units~ which is consistent with the General Plan density.
SITE DESIGN, ARCHITECTURE AND SETBACKS:
The Floor Area Ratio of the project is just under 45 %, which is the maximum allowable
floor area ratio under the Rl single-family ordinance. The applicant has tried to meet
the; Rl design guidelines to ensure that the homes are similar to the adjacent buildings.
The architecture of the project is detailed with well-articulated designs that utilize
siding materials. The project site is close of the area where th~ Monta Vista Design
Guidelines are applied. The proposed project mimics some of the design criteria from
these guidelines as well with the use of siding materials etc. The buildings have porches
that front the street and one house has stone veneer in certain parts. Trellises have been
used to provide architectural articulation to the front elevation.
TREES
David Babby of Arbor Resources has prepared an arborist report for the trees on the.
property (Exhibit B). None of the trees on the property are protected by the City's
Protected Tree Ordinance. However, there are three large trees on the property; one
Douglas fir and two coast redwood trees. The applicant is preserving the two redwood
trees and will remove the Douglas-fir tree. In his report, David Babby states that the tree
has two leaders. He states that the structural.formation of the tree is not ideal and if this
is left uncorrected, it can contribute to. the loss of one or both the leaders. He also states
that if the project is built as proposed, the tree will likely not survive. If the tree does
survive construction, there will be conflict in the future with the house since Douglas
firs grow to be of a very large size.
The landscaping/ privacy protection planting plan that has been proposed is not
adequate. Staff has added a condition of approvciI for the applicant to provide revised
privacy protection planting plans fOf staff approval prior to. issuance of building
permits and to incorporate the existing redwoods to ensure they are retained.
ENCLOSURES:
Model Resolution
Exhibit A: Consulting Arborist's report
Plan Set
Tentative Map
Submitted by: Piu Ghosh, Assistant Planner. C;::---fl
Approved by: Steve Piasecki, Director of Community Develop~_
3-2
TM-2007-10
CITY OF CUPERTINO
. 10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
TENTATIVE MAP TO CREATE TWO PARCELS, 6,240 SQUARE FEET EACH, AT
10217 PASADENA AVE
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Tentative Parcel Map, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with. the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements: ' '
1) That the proposed subdivision map is consistent with the City of Cupertino
General Plan.
2) That the design and improvements of the proposed subdivision are consistent
with the General Plan.
3) That the site is physically suitable for the type and intensity of development
contemplated under the approved subdivision.
4) That the design of the subdivision or the proposed improvements are not
likely to cause substantial environmental damage nor substantially and
unavoidable injure fish and wildlife or their habitat.
5) That the design of the subdivision or the type of improvements associated
there with is not likely to cause serious public health problems. .
6) That the design of the subdivision and its associated improvements will not
conflict with easements acquired by the public at large for access through or
use of property within the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in'this matter, the application for Tentative Parcel Map 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 base.d and contained in the public hearing record concerning Application
No. TM-2007-10 as set forth in the Minutes of the Planning Commission Meeting of
August 14,2007, and are incorporated by reference as though fully set forth herein.
3-3
Resolution No.
Page 2
TM-2007-10
August 14,2007
SECTION II: PROTECT DESCRIPTION
Application No.: TM-2007-10
Applicant: Terry Brown (Diana Hu)
Location: 10217 Pasadena Ave
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on the Plan Set labeled, "Tentative Map,
Lands of 'Hu, 10217 Pasadena Ave, Cupertino, CA 95014" consisting of 1 page
labeled Page 1 of 1, stamped "Received Jun 26, 2007" except as may be amended by
the Conditions contained in this Resolution.
2. PROTECTED TREES
The two redwood trees, one 22" redwood and one 10" redwood, in the southwest
corner of the property shall be retained as protected trees. .
3. TREE PROTECTION
As part of the demolition or building permit drawings, a tree protection plan shall
be prepared by a certified arborist for the trees to be retaine& In addition, the
following measures shall be added to the protection plan:
~ For trees to be retained, chain link fencing and other root protection shall be
installed around the drip line of the tree prior to any project site work.
~ No parking or vehicle traffic shall be allowed under root zones, unless using
buffers approved by the Project Arborist.
~ No trenching within the critical root zone area is allowed. If trenching is needed
in the vicinity of trees to be' re~ained, the City's consulting arborist shall be
consulted before any trenching or root cutting beneath the drip line of the tree.
~ Wood chip mulch shall be evenly spread inside the tree projection fence to a
four-inch depth.
~ Tree protection conditions shall be posted on the tree protection barriers.
~ Retained trees shall be watered to maintain them in good health.
~ A covenant on the property shall be recorded that identifies all the protected
trees, prior to final occupancy.
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews prior to issuance of
demolition, grading or building permits. A report ascertaining the good health of
the trees mentioned above shall be provided prior to issuance of final occupancy.
4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant
to Government Code Section 66020( d) (1), these Conditions constitute written notice
of a statement of the amount of such fees, and a description of the dedications,
3-4
Resolution No.
Page 3
TM-2007-10
August 141 2007
reservationsl and other exactions. You are hereby further notified that the 90-day
approval period in which you may protest these feesl 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:
DEPARTMENT
5. 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.
CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
6. GRADING
Grading shall be as approved and required by the City Engineer in accordance with
Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits
maybe required. Please contact Army Corp of Engineers and/ or Regional Water
Quality Control Board as appropriate.
7. DRAINAGE
Drainage shall be provided to the satisfaction of the City En~eer.
*Pre and Post-development calculations must be provided.
8. 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.
9. 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 dedicatio:n fees and fees for under grounding
of utilities. Said agreement shall be executed prior to issuance of construction
permits.
Fees:
a. Grading Permit Fee: $ 6% of On Site Improvement Costs or
$ 2,163.00 minimum
3-5
Resolution No.
Page 4
TM-2007-10
August 14,2007
b. Checking and Inspection Fee:
$ 5 % of Off Site Improvement Costs or
$ 2,304.00 minimum
$ 1,000.00
$ 369.59
To be Determined **
$ 3,515.00
N/A
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
Bonds (Required):
1. On-Site Improvements Bond: 100% Performance Bond
2.. 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 .
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 for one-year power cost for streetlights
10. UTILITY LETTER .
The applicant must obtain a will serve letter from each utility company (PG&E,
California Water, C;upertipo Sanitary District, SBC), Santa Clara County Fire and
City of Cupertino prior to parcel map recordation; .
11. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board'. for construction activity, which disturbs soil.
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 14th day of August 2007, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
3-6
Resolution No.
Page 5
TM-2007-10
August 14, 2007
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki, Director
Community Development Department
Lisa Giefer, Chairperson
Planning Commission
G: \Planni1lg \ PDReport \ Res \ 2007\ TM-2007-1 O.doc
3-7
U-2007~05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
USE PERMIT TO CONSTRUCT TWO SINGLE FAMILY RESIDENTIAL UNITS AT
10217 PASADENA AVE
. SECTION I: PROTECT DESCRIPTION
Application No.: U-2007-05
Applicant (s): Terry Brown (Diana Hu)
Property Location: 10217 Pasadena Ave
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1. The proposed use, at the proposed location, w:ill not be detrimental or injurious to
property or improvements in the vicinity,. and will not be detrimental to the public
health, safety, general welfare, or convenience;
2. The proposed use will be located and conducted in a manner in accord with the
Cupertino General Plan, the Vallco Development.Agreement and the purpose of this
~e. .
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, application no. U-2007-05is hereby approved; and
That the subconclusions upon which the .findings and conditions specified in this
Resolution are based .and contained in the Public Hearing record concerning
Application U-2007-05, as set forth in the Minutes of the Planning Commission Meeting
of August 14, 2007 and are incorporated by reference herein.
3-8
Resolution No.
Page 2
U-2007-05
August 14, 2007
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPARTMENT
:1. APPROVED EXHIBITS
Approval is based on plan set "10217 Pasadena Ave, Cupertino, CA 95014" stamped
"Received August 7, 2007", consisting of 11 pages labeled 0.1, 2 of 12,3 of 12,4 bf 12,
5 of 12, 6 of 12, 7 of 12,8 of 12,9 of 12, 10 of 12, 11 of 12, except as amended by the
Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct 2 units.
3. PRIVACY PROTECTION
The Privacy Protection Plan shall be revised to satisfy the requirements as outlined
by the Cupertino City Ordinance. Final Privacy Protection Plan shall be reviewed
and approved by the Director of Community Development prior t~ issuance of
building permit~.
4. PROTECTED TREES
The two redwood trees, ~ne 22" redwood and one 10" redwood, in the southwest
corner of the property shall be retained as protected trees.
5. TREE PROTECTION
As part of the demolition or building permit drawings, a tree protection plan shall
be prepared by a certified arborist for the trees to be retained. In addition, the
foUowing measures shall be added to the protection plan:
~ For trees to be retained, chain link fencing and other root protection shall be
installed around the drip line of the tree prior to any project site work.
~ No parking or vehicle traffic shall be allowed under root zones, unless using
buffers approved by the Project Arborist.
~ No trenching within the critical root zone area is allowed. If trenching is
needed in the vicinity of trees to be retained, the City's consulting arborist
shall be consulted before any. trenching or root cutting beneath the drip line
of the tree.
~ Wood chip mulch shall be evenly spread inside the tree projection ,fence to a
four-inch depth.
~ Tree protection conditions shall be posted on the tree protection barriers.
~ R~tained trees shall be watered to maintain them in good health.
~ A covenant on the property shall be recorded that identifies all the protected
trees, prior to final occupancy.
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance. of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews prior to issuance of
demolition, grading or building permits. A report ascertaining the good health of
the trees mentioned above shall be provided prior to issuance of final occupancy.
3-9
Resolution No.
P~ge 3
U-2007-05
August 14,2007
6. FRONT YARD TREE
One tree shall be planted on each homes front yard.
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 l?egun. If you
fail to file a protest within thIs 90-day period complying with all of the requirements
~f Section 66020, you will be legally barred from later challenging such exactions.
SECTION IV:
DEPARTMENT
8., 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. '
CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
9. 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.
10. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer.
*Pre and Post-development calculations must be provided.
11. 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
detaned plans showing utility underground provisions. Said plans shall be subject
to prior approval of the affected Utility provider and the City Engineer.
3 -10
Resolution No.
Page 4
U-2007-05
August 14, 2007
12. 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, stonn 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. Grading Permit Fee:
b. Checking and Inspection Fee:
$ 6 % of On Site Improvement Costs or
$ 2,163.00 minimum
$ 5 % of Off Site Improvement Costs or
$ 2,304.00 minimum
$ 1,000.00
$ 369.59
To be Determined **
$ 3,515.00
$NjA
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
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
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 for one-year power cost for streetlights
13. UTILITY LETTER
The applicant must obtain a will serve letter from each utility company (PG&E,
California Water, Cupertino Sanitary District, SBC), Santa Clara County Fire and
City of Cupertino prior to parcel map recordation.
14. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil.
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
3 - 11
Resolution No.
Page 5
U-2007-05
August 14, 2007
PASSED AND ADOPTED this 14th day of August 2007, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Lisa Giefer, Chairperson
. Planning Commission
. .
G: \ Planning \ PDReport \ Res \2007\ U-2007-01.doc
3 -12
ASA-2007 ~09
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING
AN ARCHITECTURAL AND SITE REVIEW FORTWO NEW SINGLE FAMILY
RESIDENTIAL UNITS AT 10217 PASADENA A VB
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2007 -09
Terry Brown
10217 Pasadena Ave
. SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Plan~1ing 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 proposal, at the proposed location, will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of this chapter, the General Plan, and
zoning ordinance;
3. The proposal will use materials and design elements. such as horizontal siding,
composition roof and simplified building forms that compliment the existing and
neighboring structures;
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application 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 ASA-2007 -09
set forth in the Minutes of the Planning Commission meeting of August 14, 2007, and are
incorporated by reference as though fully set forth herein.
3 -13
Resolution No.
Page 2
ASA-2007 -09
August 14, 2007
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
Approval is based on plan set "10217 Pasadena Ave, Cupertino, CA 95014" stamped
"Received August 7, 2007", consisting of 11 pages labeled 0.1, 2 of 12~ 3 of 12, 4 of 12, 5
of 12, 6 of 12, 7 of 12, 8 of 12, 9 of 12, 10 of 12,11 of 12, except as amended by the
Conditions contained in this Resolution.
2. 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 coristitute 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 14th day of August 2007, at a Regular Meeting of the Plamling
Commission of the City of Cupertino, State of California, by the following roU call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Lisa Giefer, Chairperson.
Planning Commission
. G: \ Planning \PDREPORT\RES \ 2007\ASA-2007-09 res.doc
3 -14
ARBOR RESOURCES
ExhlbU A
Professional Al'bol'icultztral Consulting & Tree C
A TREE INVENTORY AND REVIEW OF
THE PROPOSED DEVELOPMENT AT
10217 PASADENA AVENUE
CUPERTINO, CALIFORNIA
Submitted to:
Piu Ghosh
Community Development Department
City of Cupertino
10300 Torre Avenue
Cupertino,CA 95014-3255
Prepared by:
David L. Babby, RCA
ASCA Registered Consulting Arborist #399
ISA Certified Arborist #WE-4001A
August 3, 2007
P.O. Box 25295, San Mateo, California 94402 . EmaiI: arborresources@comcast.net
Phone: 650.654.3351 . Fax: 650.240.0777 . Licensed Contractor #796763
3 -15
David L. Babby, Registered Cons1,llting Arborist
August 3, 2.007
TABLE OF CONTENTS
SECTION
TITLE
PAGE
1.0
INTRODUCTION. .............. ..... ...... ... ....... .... ...... ....... ...... 1
2.0
TREE COUNT AND COMPOSITION ..................................1
3.0
PROJECT REVIEW... ...... .... .............. ......... ....... ...... ......... 2
4.0
4,1
4.2
RECOMMENDATIONS................................ ...... ............. 4
Design Guidelines..,.. ......"...,...,..,......,.. .',.....,...,......"..4
Protection Measures Before and During Construction. . ". , , ,.. .. 6
EXHIBITS
EXHIBIT
TITLE
A
'TREE INVENTORY TABLE
B
SITE MAP
c
PHOTOGRAPHS (includes photo index)
i
3 -16
David L. Babby, Registered Consulting Arborist
August 3, 2007
1.0 INTRODUCTION
I have been retained by the City of Cupertino Community Development Department to
review the proposal to demolish the existing three units' and construct two single-family
residences at 10217 Pasadena Avenue, Cupertino. Tasks performed for this review are as
follows:
· Identify all trees on-site, as well as those overhanging the site from neighboring
properties.
· Estimate or measure their trunk diameters at approximately 54 inches above grade
or as appropriate to obtain the most representative sample of trunk size.
· Estimate canopy spread, and ascertain the trees' health and structural integrity.
· Determine the trees' suitability for preservation (e.g. high, moderate or low).
· Review the Site Plan (Sheet 2) by Ray Rooker, Architect, dated 7/25/07.
· Assign numbers to each tree, and plot these numbers on the map presented in
Exhibit B (this map is a copy of the aforementioned Site Plan).
· Prepare a written report containing the above information, and provide measures to
help avoid or mitigate anticipated impacts.
2.0 TREE COUNT AND COMPOSITION
Six trees were inventoried for this report. They are sequentially numbered 1 thru 6, an~
are as follows: one olive tree (#1), one Douglas-fir (#2), two coast redwoods (#3 and 4),
one sweet bay (#5), and one persimmon (#6). Specific .data recorded for each tree can be
viewed in Exhibit A (Tree Inventory Table).
The trunks of trees #5 and 6 are situated on the northern neighboring property and are not
shown on the current Site Plan. Their approximate locations have been plotted by me on
the map in Exhibit B and should not be construed as being surveyed.
10217 Pasadena Avenue, Cupertino
City o/Cupertino Community Development Department
Page 10/8
3 -17
David L. Babby, Registered Consulting Arborist
August 3, 2007
Tree #1's trunk is situated within the public right-of-way (i.e. a "street tree") and in front
of the home on the northern neighboring property.
None of the inventoried trees are listed within Section 14.18.035(B) of City Code. As
such,. they could only be defmed (per City Code) as "protected trees" if their retention is
required as part of the approved application.
There is one tree shown on the Site Plan but does not exist. It is situated immediately
northwest of tree #1 and should be removed from the plan (see map in Exhibit B).
3.0 REVIEW OF TREES AND POTENTIAL IMPACTS
Based 011 my review of the Site Plan, all trees but #2 can be retained. To achieve their
protection, however, recomnlendations presented in the next section must be carefully
followed and incorporated into the project design.
Regarding tree #2, implementation of the proposed design would result in its removal.
This tree is a Douglas-fir with a trunk diameter of 15 inches, a height of about 35 feet,
and a canopy that spreads approximately 40 feet across (furthest distance). It is
relatively young, and appears in vigorous and healthy overall good condition.
If tree #2 was expected to survive the project, I recommend the following setbacks are
incorporated into the project design:
· The home's first floor, basement, nearest lightwell, and porch should be setback
by at least 10 feet from the trunk (closest edge).
· Consider establishing the nearest lightwell possibly ~eyond 10 feet from the
trunk, such as 15 or more feet to increase light to the basement. However, note
that there' may inadequate amounts of light available to penetrate the basement
even at these distances, amounts that will become lessened as the tree continues
to grow.
10217 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page 20f8
3 -18
David L. Babby, Registered Consulting Arborist
August 3, 2007
.
Any trenching, overcut or fill should be restricted to 24 inches from the porch,
first floor, basement and lightwell where within 15 feet from the tree's trunk.
Where necessary, soil nailing and shotcrete construction should be employed for
excavation of the basement and lightwells.
The proposed home on lot 2 must require no more than 3D-percent of the tree's
canopy being pruned to allow clearance from the home, as well as adequate
space ror construction personnel.
.
Note that Douglas-fir trees are relatively very fast-growing and can become extremely
large over time, reaching potential heights in excess of 150 feet. Consequently, this
tree may potentially damage or present a. serious threat to the future home, a situation
that may eventually warrant the tree's removal. The setbacks I provide certainly
minimize the risk of this occurring for the short-term future. However, for the long-
term, the distance may not be sufficient.
Tree #2' s structure is formed by a main trunk that divides into two leaders at about 20
feet high; both are sufficiently spaced apart to seemingly allow for a stable attachment.
One leader originates from the east side of the main trunk and forms what is essentially
the tree's central top. The other leader originates from the west side of the main trunk
and grows towards the west, then sweep upwards towards the top, nearly reaching the
same height as the eastern leader. Note that this type of structural formation is not
ideal, and if left uncorrected, can contribute towards the loss of one or possibly both
leaders. To minimize the risk of this occurring, I recommend the height of the western,
less dominant leader is reduced.
10217 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page 3 of8
.3 -19
David L. Babby, Registered Consulting Arborist
August 3, 2007
4.0 RECOMMENDATIONS
RecQmmendations presented within this section serve as guidelines for achieving adequate
protection of trees that will be. retained. Should plans be revised, they are subject to
modification.
4.1 Design Guidelines
1. Trees #5 and 6 should be added to the Site Plan. Also, the accurate canopy dimensions
should also be displayed for all trees (whether obtained from the field or Exhibit B).
2. If tree #2 is to be retained, recommendations presented in Section 3.0 of this report
should be followed and incorporated into the project design.
3. All underground utilities and services should be established beyond the trees' canopies.
I should be consulted in the event this is not feasible.
4. The sections of walkway and porches proposed beneath a tree's canopy should require
no more than a six-inch deep soil cut, including base materials, edging and forms (i.e. a
no-dig design). Additionally, direct compaction of the existing soil surface (Le.
sub grade ) should be avoided; the subbase materials can be compacted but should not.
exceed an 85-percent density.' Soil fill can be used to sharply bevel the top of a
walkway and patios to existing grade.
5. The proposed planting design shown on Sheet 2 requires revision to accommodate a
suitable landscape that will serve as a long-term amenity for the site and neighboring
properties. Concepts that should be incorporated into the design include [1] evergreen,
upright, and slow-growing trees along the perimeter of the existing site (for screening
purposes); [2] trees with non-invasive root systems where planted within 15 feet from a
home or hardscape area; [3] minimum setbacks of about 10 feet between trees to allow
them to achieve their natural form; [4] trees not planted between the proposed
lightwells and property lines (inadequate space for root growth); and [5] upright,
10217 Pasadena Avenue, Cuper.tino
(;ity o/Cupertino Community Development Department
Page 40/8
3 - 20
David L. Babby, Registered Consulting Arborist
August 3,2007
moderately-growing trees (deciduous. or evergreen) along the proposed; adjoinirig
property line. I also suggest the Eucalyptus trees are omitted, and consideration is
given to also omitting the maytens and palm trees. Further suggestions can be
provided upon request.
6. The following additional guidelines should also be followed:
a. Trenching for irrigation or lighting should be avoided beneath the canopies. If
necessary, they should be routed in a radial direction to the trunks.
b. Stones, mulch and fencing should not be placed against the trunks of existing or
, new trees. Plastic ground cover should also be avoided beneath canopies.
c. Tilling beneath canopies should be avoided, including for weed control.
d. Bender board or other edging material proposed beneath the canopies should be
established on top of existing soil grade (such as by using vertical stakes).
e. Any new trees being installed must be double-staked with rubber tree ties, and all
forms of irrigation shall be of an automatic drip or soaker hose system placed on
the soil surface and not in a sleeve: Additionally, to achieve the greatest assurance
of proper installation, all new trees shall be installed, including necessary irrigatio~,
by an experienced state-licensed landscape contractor (or a professional tree
company) and performed to professional industry standards.
7. Table A of Section 14.18.185 of the City Code should be used as the basis for
determining the minimum size and amount of replacement trees to ,mitigate any
existing tree approved for removal.
8. Upon availability, the following plans should be reviewed for tree-related impacts:
grading and drainage, building el~vations, and landscaping.
9. This report and any supplemental letters shall be incorporated into the fmal set of
project plans, titled Sheets T-l, T-2, etc. (Tree Protection Instructions), and referenced
on all site-related plans (i.e. site plans, grading and drainage plan, and landscape plans). .
10217 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page 50f8a
3 - 21
David L. Babby, Registered Consulting Arborist
August 3, 2007
4.2 Protection Measures before and during Development
10. Due to the close proximity of activities among trees, a "project arborist"l should be
retained by the applicant or owner to assist in implementing and achieving compliance
with all tree protection measures.
11. Prior to any demolition, grading, trenching or site clearing work, a pre-construction
meeting shall be held on-site with the contractor and project arborist to discuss work
procedures, protection fencing locations, limits of grading, staging areas, routes of
access, supplemental watering, mulching, locations for equipment washing, and other
tree protection measures.
12. Tree protective fencing shall be installed prior to any demolition, grading, trenching or
site clearing work, and its precise location must be determined and its placement
approved by the project arborist prior to the issuance of any grading or construction
permit. It shall be comprised of six-foot high chain link mounted on eight-foot ta~l,
two-inch diameter steel posts that are driven 24 inches into the ground and spaced no
more than 10 feet apart., If installed on hardscape, the chain link fence can be
supported by metal or concrete stands. Once esta1;>lished, the fencing must remain
undisturbed and be maintained th..I'oughout construction until final inspection.
13. Unless otherwise approved, all development activities must be conducted outside the
fenced areas (even after fencing is removed) and off unpaved areas beneath the
canopies of Ordinance-size trees inventoried and not inventoried for this report. These
activities include, but are not limited to, the following: demolition, grading, stripping
of topsoil, trenching, equipment cleaning, stockpiling/dumping of materials, and
equipment/vehicle operation and parking.
14. Any approved digging or trenching beneath a canopy shall be manually performed
under the direction of the project arborist. In the event roots of two inches and greater
1 The "project arborist" refers to an individual that is certified by the International Society of Arboriculture
(ISA) and/or is a member of the American Society of Consulting Arborists (ASCA).
10217 Pasadena Avenue, Cupertino
City o/Cupertino Community Development Department
Page 60/8
3 - 22
David L. Babby, Registered Consulting Arb01~ist
August 3, 2007
in diameter are encountered during the process, the arborist shall be consulted for
appropriate action.
15. Prior to grading or excavating soil beyond 10 feet from a tree's canopy, a one-foot
wide trench should be manually dug along the perimeter of a foundation for the entire
distance. The trench should be dug to at least three feet below grade or the required
depth, whichever ~s greater, and shall occur where excavation will occur closest to the
trunk. Any roots encountered during the process should be cleanly severed against the .
soil cut. Roots with diameters of two inches and greater should be treated according to
the project arborist.
16. Where beneath a tree's canopy, any approved excavation for a foundation or utility
trench must not require an overcut of more than 18 to 24 inches.
17. Prior to construction, I recommend a four-inch layer of coarse wood chips (~- to"%-
inch in size) is manually spread beneath the trees' canopies. These chips must not be
placed against the trees' trunk, should remain throughout construction, and can be
obtained from a tree service company and/or by contacting www.reuserinc.com.
18. All existing, unused lines or pipes beneath the canopies of retained trees should be
abandoned and cut off at existing soil grade.
19. Each recommendation that is presented within Section 4.1 of this report and IS
applicable to actual development of the site shall be followed.
20. Throughout development, supplemental water must be supplied to the retained trees;
the project arborist shall determine the specific trees, intervals, amounts and
application methods. I recommend water continues being supplied to trees #3 and 4
(and #2, if retained) beyond the development.
10217 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page 70f8
3 - 23
David 1. Babby, Registered Consulti.".g Arborist
August 3, 2007
21. The pruning and removal of trees shall be performed per the project arborist's scope of
~ork and under the supervision of an individual certified by the ISA (and not
performed by construction personnel). Any tree stumps being removed beneath or near
canopies of retained trees should be ground below grade rather than pulled up with an
excavator.
22. All equipment shall be positioned to avoid the trunks and branches of trees. Where a
conflict arises, the project arborist must be contacted to help address the situation.
23. All ivy should be removed off and at least two feet from the trees' trunks. This work
should be manually performed.
24. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited
beneath canopies or anywhere on site that allows drainage beneath canopies..
Herbicides should not be used beneath the trees' canopies; where used on site, they
should be labeled for safe use near trees.
Prepared By:
~.
Date: August 3. 2007
David L. Babby, R:
10217 Pasadena Avenue, Cupertino
City of Cupertino Community Developmem Department
Page 80f8
3 - 24
David L. Babby, Registered Consulting Arborist
EXHIBIT A:
August 3,2007
TREE INVENTORY TABLE
10217 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
3 - 25
TREE INVENTORY TABLE
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Comments:
Site: 10217 Pasadena Avenue, Cupertino
Prepared for: City of Cupertino Comm. Develop. Depart.
Prepared by: David L; Babby, RCA
August 3, 2007
3 - 26
David L. Babby, Registered Consulting Arborist
August 3, 2007
EXHIBIT B:
SITE MAP
10217 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
3 - 27
10217 PASADENA AVENUE, CUPE.RTINO
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August 3, 2007
EXHIBIT C:
PHOTOGRAPHS
Photo Index
rage C-l: Tree #1
Page C-2: Tree#2
Page C-3: Trees #3 and 4
10217 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
3 - 29
David L. Babby, Registered Consulting Arborist
August 3, 2007
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10217 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page C-l
David 1. Babby, Registered Consulting Arborist
August 3, 2007
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10217 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page C-2
3 - 31
David L. Babby, Registered Consulting Arborist
August 3, 2007
10217 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page C-3
RECEIVE'
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PROJECT BENCHMARK:
NAIL & SHINER
ELEV.=100.00
(ASSUMED)
PROJECT INFORMATION
OWNER:
DIANA HU
20375 STEVENS CREEK BLVD,
CUPERTINO
CALIFORNIA 95014
408-366-6030
APPLIC.4NT:
TERRY BROWN
10491 SCENIC BLVD.
CUPERTINO
CALIFORNIA 95014
408-691-3007
ENCINEER:
MARIUS E. NELSEN. R.C.E. 20597, EXP. 9/07
NELSEN ENGINEERING
21801 STEVENS CREEK BOULEVARD
CUPERTINO, CALIFORNIA. 95014
TEL. (408) 257-6452 FAX: (408) 257-6821
PROPERTY ADDRESS .4ND APN:
10217 PASADENA AVE.
CUPERTINO. CALIFORNIA
APN: 357-18-025
PROPOSED NUMBER OF LOTS: 2
PROJECT ARE.A: 12,480 SQ. FT. (0.29 AC)
UTILITIES:
ELECl'RIC AND GAS. P.G. & E.
WATER. SAN JOSE WATER COMPANY
TELEPHONE, SBC
SEWER. CUPERTINO SANITARY DISTRICT
EXISTINC LAND USE: SINGLE FAMILY RESIDENTIAL
PROPOSED LAND USE: SINGLE F'AMIL Y RESIDENTIAL
SOURCE OF CONTOUR:
TOPOGRAPHIC FIELD SURVEY BY
NELSEN ENGINEERING
GRANADA AIlE.
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Job:
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SHRUBS... 1-15 gallon size, typical
Typical shrubs include Rose, Agapanthus, Bird of Paradise, Hydrangea, Gardenia,
Hibuscus. and Australian Tree Fern.
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PROJECT LOCATION
PROJECT DATA
( Residence U1 & #2 are essentiallv the same size)
P (RES)
6,240. SF.
1,407. SF.
939. SF.
462. SF.
2,808. SF.
1,869. SF.
747. SF.
3,093 SF.
EXISTING ZONING
PROPOSED LOT SIZE
FIRST FLOOR
SECOND FLOOR
GARAGE
TOTAL FLOOR AREA (Including Garage.45 FAR)
COVERAGE (30%)
BASEMENT
TOTAL LIVING AREA
PROJECT NOTES
1.
Project is the subdivision of an existing lot (nto two lots for the construction of two
new residences.
Each lot is essentially flat and no change to the existing topography or drainage is
anticipated.
Ught wefls serving the Basement living areas shall have floor drains with sump
pumps and shall be connected to a new storm drain system.
Public improvements at the street shall be completed accordinS) to the requirements
of the dty of Cupertino. including curb, gutter. sidewalk, street light, and street trees.
Existing and new utilities shall be provided via underground service per the city of
Cupertino.
6. Project shall utilize Best Management Practices as required by the State Water
Resources Control Board for construction activity which disturbs the soil.
2.
3.
4.
5.
INDEX OF DRAWINGS
1. STREET ELEVATION FOR THE PROJECT
2. SITE PLAN & NOTES
3. RES. #1 -
4.
5.
6.
7. RES. #2-
8.
9.
10.
11. RES. #1-
FIRST FLOOR PLAN, BASEMENT
SEC. FLOOR PLAN, ROOF PLAN
ELEVATIONS AND SECTION
ELEVATIONS AND SECTION
FIRST FLOOR PLAN, BASEMENT
SEC. FLOOR PLAN, ROOF PLAN
ELEVATIONS AND SECTION
ELEVATIONS
SECTION
12. EXISTING SITE SURVEY
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