DRC Summary 09-06-07
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To:
Mayor and City Council Members
Planning Commissioners
From:
Steve Piasecki, Director of Community Development
Date:
September II, 2007
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
September 6, 2007.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
R-2007-29; Ray Chen (Chang residence), 10220 Sterling Blvd.
Description
Residential Design Review for a new two-story 3,438 square foot residence and
an exception to exceed the allowed Floor Area Ratio
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective September 6, 2007. The fourteen-calendar day appeal will expire on
September 25, 2007.
Enclosures:
Design Review Committee Report of September 6, 2007
Resolution No. 260
Approved Plan Set
G:planningIDrcj090607 summaryletter.doc
To:
FraIn:
Subject:
Location:
Design Review Committee
Gary Chao, Se11ior Planner
Application: R-2007-29
10220 Sterling Road
Date: September 6, 2007
PROJECT DESCRIPTION:
Residential design review for a new, two-story 3,438 square foot residence a11d an exceptiol1 to
exceed the allowed Floor Area Ratio (FAR).
RECOMMENDA TION:
Staff recommends that tl1e Design Review Committee approve the project (R-2007-29) subject
to the model resolutiol1.
BACKGROUND
The project is located alol1g the south side of Sterling Road on a 10,659 square foot property.
Ul1der normal circumsta11ce, based on tl1e project lot area, a 4,796 square foot home should be
allowed (10,659 x .45 == 4,796). However, the project property is u11ique in that there is a
watercourse easeme11t (for Saratoga Creek) that takes up nearly half of the pr,operty at tl1e rear
portiol1 of t11e lot. The Santa Clara Valley Water District (SCVWD) has control over this
easement and does not allow any
portio11 of the main house to be
closer than 40 feet to the top of the
creek bank. The Z011iI1g Ordinance
requires the deduction of
watercourse easements from the net
lot area for tl1e purpose of
calculatiI1g allowable floor area
ratio. Based on tl1is easemel1t
condition, t11e applicant is only
allowed to C011struct a 2,567 square
foot house. The applicant is .
proposing to construct a 3,438
square foot house with an exceptio11
request to exceed the allowed FAR.
DISCUSSION
Two-Story House
The proposed two-story home is C011sistent witl1 ,all aspects of t11e R1 Ordinance except size.
The house is well designed a11d is compatible with the adjacent neighborhood.
Floor Area Ratio
Tl1e intent of the R1 450/0 Floor Area Ratio rule is to regulate the visual mass and scale of a
house relative to its pl1ysicallot area. With this concept, a large lot should be proportionally
allowed to construct a large house with t11e theory t11at the 110use will not be overly imposing
September 6, 2007
R-2007-29
Page 2 of 3
and out of scale. The iI1te11t of this provision to exclude watercourse easements from net lot
size is based on tl1e fact that since homes can not p11ysically locate in a watercourse easement
area, reside11tial buildings should be scaled or be proportional to the net lot area (less the
watercourse or drainage easement). Normally watercourse or drainage easements are not over
300/0 of the lot area and are encompassed within t11e required buildiI1g setback area.
111 the case of the project property, the
watercourse easeme11t is almost 500/0 of
the lot area and the house is required
(by SCVWD) to be set back at least 40
feet from the top of the creek top of
bank. By subtracting the watercourse
easement area, the project site will be
reduced from 10,659 square feet to 5,705
square feet 11et. According to t11e City's
Ordinance under t11is condition, the
project is require to reduce the
allowable floor area ratio by
approxiInately 500/0 from what is
normally allowed (from 4,796 to 2,567
square feet.).
Tl1e applica11t is requestiI1g a11 exceptio11 to build a 3,447 square foot two-story home at 600/0 of
the 11et lot area (not counting the watercourse easement area). Even thoug11 this appears to be
a significant iI1crease from the 450/0 maximum FAR, staff supports the request because of the
following reaS011S:
1. Visually, the proposed house will be in scale with t11e lot since t11e project site is
physically over 10,000 square feet iI1 area, which is C011siste11t with the intent of the R1
Ordinance (*3,447 square feet is approximately 340/0 of t11e actual gross lot area).
2. The applicant has offered to
dedicate a triangular piece of the
project property (815 square feet)
to the City for the purpose of a
future public creek trail easeme11t.
The 815 square foot triangle area
is severed from the rest of the lot
by the creek and is unusable to the
property owner (see diagram to
the right, dedicated portion in
blue).
2
September 6, 2007
R-2007-29
Page 3 of 3
Staff believes the project satisfies the required exception findings:
1. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of this title.
As explained in the previously section of the staff report.
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.
Without the easement, the project conforms to the Rl Ordinance in terms of size. Visually,
the proposed house is consistent with the intent and spirit of the Ordinance.
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.
Tree Removal
No trees removed from the site.
Privacy Screening
As a standard requirement, all windows with a sill height lower than 5 feet (measured from
floor to the sill of the window) will be screened with City approved privacy trees or shrubs.
These trees or shrubs are required to be preserved and maintained by the property owner in
form of a covenant running with the land. A detailed privacy protection planting plan will be
available at the public hearing
Prepared by:
Approved by:
Gary Chao, Senior Planner
Ciddy Wordell, City Planner
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Attachments:
Model Resolution
County Assessor Record on the Property
Plan Set
3
R-2007-29
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 260
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
RESIDENTIAL DESIGN REVIEW FOR A NEW TWO-STORY APPROXIMATELY 3,438
SQUARE FOOT RESIDENCE AND AN EXCEPTION TO EXCEED THE ALLOWED FLOOR
AREA RATIO
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant/ Owner:
Location:
R-2007-29
Ray Chen
10220 Sterling Road
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an application for
a new, two-story approximately 3,438 square foot residence with an exception to exceed the
allowed floor area ratio (60%), as described in this Resolution; and
1. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of this title.
2. That the approval of the exceptions will not result in a condition that is materially
detrimental to the public health, safety, or welfare.
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.
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted
in this matter, application no. R-2007-29, 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-2007-29 as set forth in the Minutes of the
Design Review Committee Meeting of September 6, 2007, and are incorporated by reference
herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
Resolution No. 260
Page 2
R-2007-29
September 6, 2007
----------------------------------------------------------------
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1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Residential New Home for: Mr. Chang, 1220
Sterling Blvd., Cupertino, CA 95014" Consisting of four sheets dated "June 25, 2005", except
as may be amended by conditions contained in this resolution.
2. PRIV ACY PLANTING
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.
3. DEDICATION OF LAND
The applicant/property owner shall dedicate the area of the property east of the Saratoga
Creek - approximately 815 square feet as indicated in the Planning Commission staff report)
to the City for the purpose of a future public creek trail. The applicant shall submit plans of
the dedication (including applicable plat and legal descriptions) to the City for review and
approval prior to issuance of building permits.
4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other exactions.
You are hereby further notified that the 90-day approval period in which you may protest
these fees, dedications, reservations, and other exactions, pursuant to Government Code
Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying
with all of the requirements of Section 66020, you will be legally barred from later
challenging such exactions.
PASSED AND ADOPTED this 6th day of September 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: Chairperson Wong, Miller
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
/s/Ciddv Wordell
Ciddy Wordell
City Planner
Is/Gilbert Wong
Gilbert Wong, Chairperson
Design Review Committee
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ARCHI"lECTURAl DESIGN AND
STRUCTURAL ENGINEERING:
RAY CHEN. P.E. TEL: (408)524-5488
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SITE INFORMATION
OWNER: CHUAIUIIN CHANG
ADRESS: 10220 STERUNG BLVD
CUPERTINO, CA9Ii014
A.P.N.#: 37~
SCOPE OF WORK:
NEW CONSTRUCTlON
ZONING:
OCCUPANCY:
CONSTRUCTlON TYPE
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LOT SIZE:
ALLOWABLE FAR (45'10)
BUILDING AAEA.
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DBL COUNT:
TOTAl PROPOSED RESIDENCf: 3438 SF
RATIO OF 2ND FLR TO 1ST FLR 44.9'Ii
PFIOPOSED FAR <<.7%
RAISED FlOOR,
OOUBLE GlAZE, VINYL @All I'/IIIIJOWS
TOTAl 2ND FLR WALLUNE 147.00'
50'10 OF THE WAll PERIMETER 73.5'
7560 SF
3447 SF
1887 SF. 489 SF (GARAGE)
962 SF
99 SF
WAll PERIIIETER WI IIORE THAN 6' EXPOSED HEIGHT AND HAS NO
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