DIR-2013-12b CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Commissioners
From: Aarti Shrivastava, Director of Communit Develo me ' �
Y p
Prepared by: Stephen Rose, Associate Planner
Date: July 22, 2013
Subject: Director's Minor Modification, DIR-2013-12, to allow new second-story windows on an
existing two-story residence located at 1195 Yorkshire Court.
Chapter 19.164 of the Cupertino Municipal Code allows for administrative approval of
minor changes in a project. The Director reports his decision to the City Council and
Planning Commission in time to allow an appeal of the decision within fourteen calendar
days.
DISCUSSION
The applicant, Aditi Mukherjee, is requesting approval of seven (7) new second-story windows on an
existing two-story residence. In accordance with the R1 ordinance, new second story windows that
increase privacy impacts on neighboring residents are required to be approved with a Director's Minor
Modification.
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Figure 1
To address privacy protection/planting requirements, an evaluation of the existing vegetation on site
was conducted to note the existing species, number, and height and to identify locations where
additional privacy planting would be required to meet screening requirements. The results of this
assessment have been summarized into the attached report produced by Michael L. Bench, (#WE 1897A).
The project plans incorporate tl�e findings of this report and propose new Strawberry, Olive, and Pine
Trees to fill the identified gaps in privacy screening.
DIR-2013-12 1195 Yorkshire Court Page 2
In response to the public noticing, Staff received additional privacy concerns from an affected property
owner regarding windows four and five as identified in Figure 1. In response, the owners proposed to
mitigate the concern by voluntarily obscuring the aforementioned windows, as well as windows six and
seven(for consistency) up to five feet from finished floor.
ACTION
The Director of Community Development deems the modification minor and approves the project with
the following conditions of approval:
1. APPROVED EXHIBITS
Approval is based on exhibits titled: "Modification to the Residence of Punit & Meghana Jain 1195
Yorkshire Court Cupertino, California," prepared by Aditi Mukherjee, dated May 15, 2013
consisting of nine sheets labeled A0, A1.1, A2, A3, A3.1, and A4 through A9 and sheets A5 and A7
dated July 9, 2013; except as may be amended by the conditions contained in this resolution.
2. ACCURACY OF THE PROTECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including but not
limited to property boundary locations, building setbacks, property size, building square footage,
any relevant easements and/or construction records. Any misrepresentation of any property data
may invalidate this approval and may require additional review.
3. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain the necessary building permits.
4. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property owners of the
privacy protection measures and tree protection requirements consistent with the R-1 Ordinance, for
all windows with views into neighboring yards and a sill height that is 5 feet or less from the second
story finished floor. The precise language will be subject to approval by the Director of Community
Development. Proof of recordation must be submitted to the Community Development Department
prior to final occupancy of the residence.
5. NOTICE OF FEES,DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code Section
66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and
a description of the dedications, reservations, and other exactions. You are hereby further notified
that the 90-day approval period in which you may protest these fees, dedications, reservations, and
other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a
protest within this 90-day period complying with all of the requirements of Section 66020, you will
be legally barred from later challenging such exactions.
This approval is effective July 22, 2013. The fourteen calendar day appeal period will expire on August
5, 2013. Please note that if this permit is not vested within a year, it shall expire on July 22, 2014.
G:\Planning\PDREPORT\DIIZreports\2013\DIR-2013-12.doc
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�`„I�� Michael L.Bench (��t�'��%�3 �,,�
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An Evaluation of the Screening Plants at ���j MAY 0 6 2013 � " i
1195 Yorkshire Court �j I '�
_. , �
Cupertino, California BY____ ti'1 It
__------==o::��---�.��
Assignment
I was asked by Mr. Stephen Rose, Planner, City of Cupertino, to identify and to evaluate
the screening plants in the line of site of proposed new second story windows at 1195
Yorkshire Court, Cupertino, California.
Observations
I visited the site on May 1, 2013.
I have inade a list of the screening plants, which is titled the Field Data Sheet. This is
attached along with a mark-up of the site plan, prepared by Architect Aditi Mukherjee,
Cupertino, California.
The Field Data Sheet lists the approximate heights of the plants and I have indicated each
plant(or group of plants) estimated density. For example, Tree #2, a Fruitless white
mulberry(Morus alba) is quite sparse for a species that is usually very dense this time of
year. The Morus alba is a deciduous species, which of course is bare in our winter period,
typically(but varies year to year) November-March.
The neighboring American sweet gum (Liquidambar styraciflua), Tree# 13, is a one
sided specimen. There is very little canopy(and thus screening) on the east side of its
trunk.
The location of the trunk of the large coast live oak (Quercus agrifolia), Tree# 6, was
incorrectly located, which revised on my mark-up map. This is relatively unimportant, as
Tree# 6 is quite dense overall, providing a dense screen.
I have revised the canopies of some of the plants as noted on the attached map. In iny
opinion there are 3 gaps in the screening. I have estiinated the approximate width of each
of these gaps on the map.
The gap in the direction of Tree#2 has a view of the neighbor's back yard but does not
appear to have a view of the neighbor's residence. However, the neighbor may desire
screening in this direction regardless. There exists a concrete slab on this property
adjacent to the fence. The concrete slab would require removal in order to provide a
space for the planting of screening plants.
Prepared by Michael L. Bench, Consulting Arborist 1
Recommendations
To fill the gap between Plants # 13 and# 14, I recommend 2 of the following plants.
To fill the gap between Plants # 11 and# 12, I recominend 1 of the following plants.
To fill the gab between Plants # 1 and# 3, I recommend 2 of the following plants.
Recommended Evergreen Species for Screening
English holly(Ilex aquafolium)
Strawberry tree(Arbutus unedo)
Fern pine (Podocarpus gracilior)
Sweet olive(Osmanthus fragrans)
Tawhiwhi (Pittosporum tenuifolium)
Hollywood juniper(Juniperus chinensis `Kaizuka')
Respectfully submitted,
.-----•--.:�r�! e.�._
Michael L. Bench, Consulting Arborist
International Society of Arboriculture Certification#WE 1897A
American Society of Consulting Arborists Member
Prepared by Michael L. Bench, Consulting Arborist 2
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Screening Plant List I195 Yorkshire Ct. Cupertino
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I 1 `Wax-Leaf privet E 8-10 High 'Row of 6 or 7
, ,(Ligustrum japonicum
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'2 Fruitless white mulberry D 25 Low Sparse Canopy
' (Morus alba)
___ _ _ __
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,3 Monterey pine E 45 High
;(Pinus radiata)
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'4 Tawhiwhi E 15 Med-
(Pittosporum tenuifolium) : High
_ _ __ , _
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5 Tawhiwhi E 20 Med-
'High
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6 Coast live oak E 25 ,High Canopy above Power Line ;
;(Quercus agrifolia)
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7 Pine species E 40 ;High
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_ ....._. . ... _.__...... __ __ _..
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',8 Pine species E 40 ,High
_ _ . __ _
,9 Australian brush cherry E 12 ;High
I ;(Syzygium paniculatum) ;
__ ___ _. _ __.
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!0 Wild plum D 15 High
;(Prunus cerasifera)
_ ___. __
11 ;Tawhiwhi E 12-15 High ;
_ . _ _ _ __.. __
12 Bottlebrush E 15 ;High ;
`;(Callistemon citrinus)
:.... .....___. __. _ �... ... :...... . ..._.... _....... .
'13 American sweet gum D ;60 ;Low-Med Sparse on East side
!,(Liquidambar styraciflua) ;
_... _ ... __... �.... _ _... . _ __ _ _ _.:
74 Tawhiwhi E 15 High
_ ' __ __ _.__.... ;
95 .Monterey pine E 35 High Pruned for Line Clearing
�. _. .... __. __ ___..__._ __.._
16 ;Shiny xylosma E 10-15 ;High 3 Large Shrubs
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D=Deciduous Species ;
E=Evergreen Species
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Prepared by
Michael L.Bench Consulting Arborist May 2,2013
'RO�ECT DATA
tOJECT ADDRESS
PN
�xtNr,nrs�tc-r
REA CALCULATION
71'AREA
LLOWABLE FLOOR AREA
LLOWABI,E LOT COVERAGE
LOOR AREA SUMMARY
{ISTING FIRST FLOOR
rric nxov��r-r.
{IST►NG SECOND FLQOR
�TAL LN[NG AREA
{ISTING 2 CAR GARAGE
�(ISTING TnTAI.FLnOR ARF.A
EMAINS UNCHANGED
AREA SUMMARY
LOTCOVERAGE SUMMARY
F,XiSfINf,FIRtiT FI.�()R 159A_S S.F.
1195 YORKSHIRE COURT.CUPERTINO
362-11-009 EXISfING FRO�T PORCH 40.7 S.F.
R1
EXISf1NG BREEZE4VAY 77.0 S.F.
14000 S.F. EXiSfING 2 CAA GARAGE 4701 SF.
6300 S.F.(45 96) EXISfING EAVE 525.0 S.F.
7000 S.F.t S�?`/:J
EXISTING TOTAL IATCOVERAGE 2711.4 S.F.(19.36%)
RF.MAINS 1JNf:HANf.F.D
1598.5 S.F.
u.o s.r•.
1639.2 S.F.
3237.7 S.F.
470.2 S.F.
3707.9 S.F.(26.4 q6)
AERIAL VIEW
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BUILDING OCCUPANCY GROUP R3&U
'TYPE OF CONSTRUCTION V-B
STORIES 2 W/O BASEMENT
AUTOMATIC SPRINKLERS NONE
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NOTE: EXISTING TREE #
1,2,4,5,6,9,10,11,12, 24 & 25 TO BE
PRESERVED FOR PRIVACY PROTECTION.
ADDITIONAL PRIVACY PROTECTION TREES
TO BE PLANTED IN SPECIFIC LOCATION
AS INDICATED IN THIS PLAN SET. �
PLEASE REFER TO THE NEW TREE LIST
FOR SIZE, QUANTITY & SPECIES.
oarnNc
FEHCE
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f1EN'SECONO
EDCE OF DUSTNC fL00R N'IND01r5
SECOPID FLOOR �1'P.
EXISTING TWO STORY
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SCOPE OF WORK \
AT FIRST FLOOR: UPGRADE FIXTURES AT BATH 1&A NEW WIN�OW ADDITION
AT SECOND FLOOR:INTERIOR MODiFICATIONS AT 2N�.FLOOR TO i.ONVERT EXISTING
BEDROOM 5,CLOSET 5&DEN iNTO NEW M,ASTER SUITE&GUEST
BEDROOM.NEW 2ND.STORY WINDOW ADDTION AT THiS AREA OF
WORK.
BUILDING FOOTPRINT&FLOOR AREA REMA[N UNCHANGED
RXISTIN.FRONT YARD IMP.RVIOL�C RRA C I.C[ILATiON RGMAINS U1tI1AltGCD
TOTA[.AREA W[TH1N 20 Ff.OFFRONT PROPERTY L[NE 643 S.F.
TOTAL IXISfING DRIVEWAY ARFA 310 S.F.(49.Iqlo)
WITHIN FIRSI'20 Ff.OF FRONT PROPERIY L[NE
REMAINSUNCHANGED
SITE PLAN
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SYb�OI LATiN NAME COMp4tON NAME 51� �t1ANTin
T1 ARBUTUS UNEDO STRAWBERRY TREE 15 GAL 2.0
T2 OSMANTHUS FR4GRANS SWEETOLNE t5 GAL 1
T3 PODOCARPUS GRACiLIOR FERN PINE 15 GAl 2
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;Frui�ess whi�mulberry D Sp py ;
;;,(Morus alba)
__. ____. __...._
� Monierey pine 'E 45 'Hgh
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Tawhiwhi E 20 Med-H�gh;
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�'� Cbast live oak E 25 H h Cano above Power Line
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_ ;. _ _... _. _.._ _. ,
,; ;Pine species ;E ;40 High
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€�P'ine species E 40 Hgh ,. ,
_._... ... _... >...... .. ....... _......._...._._ ...
; �Austalian brush cherry E 12 Hgh _ _
;;(Syrygium paniculalum) , E�ST.
... !15 H' h
�':Wild plum ,D �9 NUMBER
,.>,(Prunus cerasifera) ;
� , Tawhrvvhi _ E 1215 High _ 17
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2 ;Boilebrush E 15 ,High 18
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..... ... ... .. ... .. „,.....,_.,....
3 American sweetgum D 60 Law-Med Sparse on Eastside 19
(Vqwdambar styraciflu� ............................................. 20
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. ;
. _ 21
. . ...._. . ......
�� Mon�rey pine E ;35 High Pruned br Line Clearing
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,
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';;(Xylosma congesh�m) 23
.._... ;. ... ....._ . ......... ........ _.
D Deciduous Spec�es , ',
;E=Evergreen Species ', 24
', 25
:.::.... . . . . ...................:........................._.................................................._.
PREPARED BY PROJECT ARBORIST - MICHAEL L BENCH
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TO BE PLANTED IN SPECIFIC LOCATION
AS INDICATED IN THIS PLAN SET.
PLEASE REFER TO THE NEW TREE LIST
FOR SIZE, QUANTITY & SPECIES. �
_. _..._ __.. _ __._...
G TREE SCHEDULE IN FRONT YARD
COMMON NAME APPROXSIZE
ORNAMEMTAL MAPLE CLUSTER 8",6",6"
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A 2�.b0 31.2� 78�.d0
B 9.50 26.91 255.65
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EXISTL1tG FIRST FLOOR AREA ��8_�
E 52 54 31.20 1638.25
TOTAL LIVL'vG AREA
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TOTAL EXIS1'ING FLOOR AREA �47_�
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THE GLASS SKYLIGHT SHALL COMPLY WITH,FFIE FOLLOWING:
A.EACH PANE Of GLASS IS 16 SQUARE fEET OR LESS.
B.iHE HIGHEST POINT OF GLA55 SHALL BE WITHIN 12-FEET OF THE WALKING
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C.GIASS MUST BE TMEPERED AND LESS THAN i{a THICK OR LAMINATED. /
D.UNIT SKYLICHTS ARE TESTED AND LABELED AS COMPLYING WITH ONE OF
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E.IF THE PITCH OF THE ROOF IS LESS THAN 3:12 A 4'CURB IS REWIRED/
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NOTE: LAMINATED GLASS AT SKYUGHT SHA�L BE MIN.30 MI�YVINYL
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