DRC Summary 081804 City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Planning Coirunissioners
From: Steve Piasecki, Director of Community Development
Date: August 20, 2004
Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
August 18, 2004
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
R-2004-19; Mike Amini (Mazeni residence),10580 San Leandro Avenue
Description
Residential Design Review of a new two-story house with a 45% floor area ratio,
an exception to the Rl Ordinance for a second story that is 41 % of the first story,
second story wall offsets and a second story deck exception.
Action
The Design Review Coinmittee approved the application on a 2-0 vote. This is
effective August 18, 2004. The fourteen-calendar day appeal will expire on
September 1, 2004.
Enclosures:
Design Review Committee Report of August 18, 2004
Resolution No.166
Plan Set
2. Application
R-2004-21: Sugi Loganathan,10609 Morengo Drive
Description
Residential Design Review for a new, two-story 2,362 square foot residence.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective August 18, 2004. The fourteen-calendar day appeal will expire on
September 1, 2004.
Enclosures:
Design Review Committee Report of August 18, 2004
Resolution No. 167
Plan Set
3. Application
R-2004-22: Jim Yang (Tsai residence),10410 Stokes Avenue
Description
Residential Design Review for a first and second story addition, for a total house
size of 3,144 square feet and an exception for two-story wall planes without
offsets.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective August 18, 2004. The fourteen-calendar day appeal will expire on
September 1, 2004.
Enclosures:
Design Review Committee Report of August 18, 2004
Resolution No. 168
Plan Set
4. Application
R-2004-24: Wei Jung,10370 Stern Avenue
Description
Residential Design Review of a 1,281 square foot first and second story addition
to an existing residence and an exception for the second story to exceed 35% of
the first story.
Action
The Design Review Comxnittee approved the application on a 2-0 vote. This is
effective August 18, 2004. The fourteen-calendar day appeal will expire on
September 1, 2004.
Enclosures:
Design Review Committee Report of August 18, 2004
Resolution No. 169
Plan Set
5. Application
R-2004-25; Dick Fang (Agastya residence), 20902 Hanford Drive
Description
Residential Design Review far a new, two-story 4,767 square foot residence and
an exception for the second story to exceed 35 % of the first story.
Action
The Design Review Cominittee approved the application on a 2-0 vote. This is
effective August 18, 2004. The fourteen-calendar day appeal will expire on
September 1, 2004.
Enclosures:
Design Review Committee Report of August 18, 2004
Resolution No.170
Plan Set
G:planning/Drc/081804 summaryletter.doc
To: Design Review Committee Date: August 18, 2004
From: Gary Chao, Assistant Planner
Subject: Application: R-2004-19
Locah'on: 10580 San Leandro Avenue
Project Description: Residential design review of a new two-story house with a 45% floor area
ratio, an exception to the R1 Ordinance for a second story that is 41 % of the first story and a
second story deck exception.
RECOMMENDATION:
Staff recommends that the Design Review Committee take the following action:
1. Approve R-2004-19 subject to the model resolution.
BACKGROUND
The project is located on a 9,000 square foot site that allows for a 4,050 square foot house. The
proposed new house is approximately 4,050 square feet (45% floor area ratio) and is within the
allowable building day light plane. The project has been reviewed and approved by the City's
Architectural Consultant.
DISCUSSION
The project conforms to all of the prescriptive regulations in Section 19.28.060 in terms of size,
setbacks, height and articulation with the following exception:
35 % Second Floor to First Floor Ratio:
According to Section 19.28.060(B3) of the Zoning Ordinance, the floar area of a second story
must not exceed 35% of the existing or proposed first story or six hundred square feet,
whichever is greater. The proposed second floor area will be approximately 41 %(1,178 S.F.)
of the ground floor area. The intent of this rule is to control the apparent mass of the proposed
second floor and provide articulation from the ground floor. The proposed house provides
excellent exterior azchitectural treatment and detailing. In addition, the proposed design and
wall articulations exceed homes that are normally within the R1 Ordinance. Lastly, the
proposed house fits in well with the existing homes of the neighborhood in terms of style and
architecture. Staff supports the exception to allow the proposed second floor to exceed 35% of
the ground floor given its exceptional design and that the apparent mass and bulk concerns
relative to the neighboring houses are addressed. Staff believes the proposed second story
addition is acceptable, and the exceptions can meet the following 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.
The purpose of the zoning ordinance section 19.28.060 (B3) &(E5a) is to ensure that the second
story will not be overly massive and that its apparent mass will not impact the neighborhood.
In staff's opinion, the proposed project is consistent with the intent of the ordinance and will
not impact the neighborhood since it provides excellent design and second story articulation.
I-~
August 18, 2004 R-2004-19 Page 2 of 3
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 proposed project is an allowed use and is compatible with the surrounding neighborhood
in terms of setbacks, height, mass, style, and design.
3. That the exceptions to be granted aze ones that will require the least modification of the
prescribed regulations and the minimum variance that will accomplish the purpose.
The proposed second floor meets all of the setback rules and its design is consistent with the
intent of the ordinance. The exception of a 41 % second floor to first floor ratio requires the
least modifications to the prescribed regulations in arder to accomplish the expansion.
4. The proposed exception will not result in a hazardous condition for pedestrian and
vehicular traffic.
The proposed project is away from any public streets and will not affect vehicular traffic.
5. The proposed development is otherwise consistent with the City's General Plan and with
the purpose of this Chapter as described in Section 19.25.010.
The project is consistent with the General Plan and zoning in that it is a single-family use. In
addition, the proposed project is within the allowable square footage and meets the intent of
the prescribed by the Zoning Ordinance.
Second Storv Decks
A total of five second story decks are proposed as part for this project. Four decks will face the
street (one being inoperable or decorative) and one deck will face the rear yard. The proposed
decks compliment the design of the house and provide more articulation and interest to the
second floor.
I'rivacv
The applicant is required to plant privacy protection trees along the left and rear property
lines. A final landscaping plan indicating city approved screening trees must be submitted to
the Planning Departtnent for approval prior to issuance of building permits. All of the privacy
protection trees will be recorded as a covenant on the property and the final landscaping plan
must be reviewed and approved by the Planning Department prior to issuance of building
perxnits.
Neighbor Concerns
The Planning Departrnent has received a letter from Mr. Gerry Brown residing at 10580 San
Leandro expressing concerns about the second story exception being requested. Mr. Brown
indicated that the exception would negatively impact the views from his property.
2 f ~
~ OL/
August 18, 2004 R-2004-19 Page 3 of 3
Staff: The Zoning Ordinance does not have provisions to protect views from single-family
homes. As mentioned previously, the proposed house design and wall articulations exceed
homes that are normally within the R1 Ordinance. Any privacy concerns will be addressed by
privacy planting as a condition of the project.
Prepared by: Gary Chao, Assistant Planner
Approved by: Ciddy Wordell, City Planner G~,(J
;
Attachments:
1. Model Resolution
2. Plan Set
3. Letter of Concern from Gerry Brown, 10580 San Leandro Avenue, Cupertino
G:\Planning\DRC\staff rep\R-2004-19.doc
3 ~ _ ~
R-2004-19
CITY OF CUPERTINO
10300 Tarre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
NEW, TWO-STORY HOUSE WITH A 45% FLOOR AREA RATIO, AN EXCEPTION TO THE
R1 ORDINANCE FOR A SECOND STORY THAT IS 41 % OF THE FIRST STORYAND A
SECOND STORY DECK EXCEPTION.
SECTION I: PROTECT DESCRIPTION
Application No.: R-2004-19
Applicant: Mike Amini (Moazeni residence)
Location: 10580 San Leandro Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee 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 project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this perxnit wili not result in a condition that is detrimental or
injurious to property or unprovements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed home is harmonious in scale and design with the general neighborhood;
4. The proposed home is generally consistent with design guidelines developed by the
Director of Community Development;
5. The proposed home will not result in significant adverse visual impacts as viewed
from adjoining properties.
~ -4
Resolution No. R-2004-19 August 18, 2004
Page 2
6. The literal enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
7. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
8. The exception granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose;
9. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
10. The proposed second story decks are designed to decrease privacy intrusion to
adjoining properties to the greatest extent.
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 R-2004-19 set
forth in the Minutes of the Design Review Committee meeting of, August 18, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a new, two-story house with a 45% floor area ratio, an exception to
the R1 Ordinance for a second story that is 41 % of the first story, second story wall offsets
and a second story deck exception, based on the plan set entitled "Moazeni Residence,
10580 San Leandro Avenue, Cupertino, CA" dated 6/24/04, consisting of 6 pages, except
as may be amended by conditions in this resolurion.
2. PRIVACY PLANTING PLAN
A detailed privacy planting plan shall be submitted to the Planning Department for
review and approval prior to issuance of the building permits. The plan shall be
consistent with the privacy screening provisions in the Chapter 19.28 of the Cupertino
Municipal Code.
3. 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. The precise
~-5
Resolution No. R-2004-19 August 18, 2004
Page 3
language will be subject to approval by the Director of Community Development. Proof
of recordation must be submitted to the Community Development Department prior to
final occupancy of the residence.
4. GARAGE COLUMNS
The columns on the sides of the garage shall be shifted forward slightly so more gaps are
between the columns and the wall. Revised plans shall be review and approved by the
Planning Department prior to issuance of building permits.
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.
PASSED AND ADOPTED this 18~ day of August 2004, at a Regular Meeting of the Design
Review Cominittee of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Cominittee
G ~ P(pnning~ DRC~ res ~ R-2004-19 res.doc
~
R-2004-19
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION N0.166
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
NEW, TWO-STORY HOUSE WITH A 45% FLOOR AREA RATIO, AN EXCEPTION TO THE
Rl ORDINANCE FOR A SECOND STORY THAT IS 41 % OF THE FIRST STORYAND A
SECOND STORY DECK EXCEPTION.
SEC'TION I: PROTECT DESCRIPTION
Application No.: R-2004-19
Applicant: Mike Amini (Mazeni residence)
Location: 10580 San Leandro Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee 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 project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this permit will not result in a condition that is detrunental or
injurious to property or improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed home is harmonious in scale and design with the general neighborhood;
4. The proposed home is generally consistent with design guidelines developed by the
Director of Community Development;
5. The proposed home will not result in significant adverse visual impacts as viewed
from adjoining properties.
Resolution No.166 R-2004-19 August 18, 2004
Page 2
6. The literal enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
7. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
8. The exception granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose;
9. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
10. The proposed second story decks are designed to decrease privacy intrusion to
adjoining properties to the greatest extent.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testunony 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 R-2004-19 set
forth in the Minutes of the Design Review Committee meeting of, August 18, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION IIL CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a new, two-story house with a 45% floor area ratio, an exception to
the Rl Ordinance for a second story that is 41 % of the first story, second story wall offsets
and a second story deck exception, based on the plan set entitled "Mazeni Residence,
10580 San Leandro Avenue, Cupertino, CA" dated 6/24/04, consisting of 6 pages, except
as may be amended by conditions in this resolution.
2. PRIVACY PLANTING PLAN
A detailed privacy-planting plan shall be submitted to the Planning Department for
review and approval prior to issuance of the building pernuts. The plan shall be
consistent with the privacy screening provisions in the Chapter 19.28 of the Cupertino
Municipal Code.
3. 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. The precise
Resolution No.166 R-2004-19 August 18, 2004
Page 3
language will be subject to approval by the Director of Community Development. Proof
of recordation must be submitted to the Community Development Department prior to
final occupancy of the residence.
4. GARAGE COLUMNS
The columns on the sides of the garage shall be shifted forward slightly so more gaps are
between the columns and the wall. Revised plans shall be review and approved by the
Planning Department prior to issuance of building permits.
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.
PASSED AND ADOPTED this 18~ day of August 2004, at a Regular Meeting of the Design
Review Cominittee of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS: Commissioner Miller and Chairperson Wong
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
/s/ Ciddy Wordell /s/ Gilbert Wong
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Committee
G: ~ Plqnning ~ DRC ~ res ~ R-2004-19 ies.doc
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To: Design Review Committee Date: August 18, 2004
From: Gary Chao, Assistant Planner
Subject: Application: R-2004-21
Location: 10609 Morengo Drive
Project Description: Residential Design Review of a new, two-story 2,362 square foot
residence.
RECOMMENDATION:
Staff recommends that the Design Review Committee take the following action:
1. Approve R-2004-21 subject to the model resolution.
DISCUSSION
The project is located on a 5,250 square foot site that allows for a 2,362 square foot house. The
proposed house is maximizing the allowable 45% floor area ratio (2,362 sq. ft.). A 622 square
foot basement is also proposed that will not count toward the total square footage of the
project. The design conforms to the Rl ordinance. Both staff and the City's architectural
consultant have reviewed and recommend approval of the project. The only change staff is
recommending is that a wall offset of at least two feet deep by six feet wide must be provided
on the second story wall plane along the right elevation. The applicant is in agreement with
this change and will revise the plans prior to issuance of building permits.
According the applicant, one avocado tree located in the proposed building footprint will be
removed as part of the project. Since the City does not protect fruit trees, no replacement trees
are required. The applicant will also be required to plant new City approved privacy
protection trees to screen all new second story windows will a sill height of 5 feet or under. A
detailed privacy tree planting plan shall be approved by the Planning Department prior to
issuance of building permits and the trees shall be recorded as a covenant on the property
prior to final occupancy of the residence.
Attachments•
Model Resolution
Plan Set
Prepared by: Gary Chao, Assistant Planner
Approved by: Ciddy Wordell, City Planner ~~~;~~~~'£'~,c
G:\Plantivig\DRC\staff rep\R-2004-21 SR.doc
V ~ I
R-2004-21
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
NEW 2,362 SQUARE FOOT TWO-STORY RESIDENCE.
SECTION I: PROTECT DESCRIPTION
Application No.: R-2004-21
Applicant: Sugi Loganathan
Location: 10609 Morengo Drive
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee 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 project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this permit will not result in a condition that is detrunental or
injurious to property or improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed home is harmonious in scale and design with the general neighborhood;
4. The proposed home is generally consistent with design guidelines developed by the
Director of Community Development;
5. The proposed home will not result in significant adverse visual impacts as viewed
from adjoining properties.
a-a,
Resolution No. R-2004-21 August 18, 2004
Page 2 ~
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review applicaHon 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 R-2004-21 set
forth in the Minutes of the Design Review Cominittee meeting of, August 18, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a new two-story residence with a floor area ratio of 45% based on the
plan set entitled "10609 Morengo Drive, Cupertino, CA." except as may be amended by
the conditions of this resolution.
2. PRIVACY PLANTING PLAN
A detailed privacy planting plan shall be submitted to the Planning Department far
review and approval prior to issuance of the building perxnits. The plan shall be
consistent with the privacy screening provisions in the Title 19.28 of the Zoning
Ordinance.
3. 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. The precise
language will be subject to approval by the Director of Community Development. Proof
of recardation must be submitted to the Community Development Department prior to
final occupancy of the residence.
4. SECOND STORY FLOOR PLAN
The applicant shall revise the second story plan to indicate a recess at least two feet deep
by six feet wide along the right elevation to break up the second story wall over 24 feet
wide. Revised plans shall be reviewed and approved by the Planning Department prior
to issuance of building permits.
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 constiiute 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
a-3
Resolution No. R-2004-21 August 18, 2004
Page 3
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 18~ day of August 2004, at a Regular Meeting of the Design
Review Coinmittee of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Committee
G: ~ Planning ~ DRC ~ res ~ R-2004-21 ies.doc
a- ~
R-2004-21
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION N0.167
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
NEW 2,362 SQUARE FOOT TWO-STORY RESIDENCE.
SECTION I: PROTECT DESCRIPTION
Application No.: R-2004-21
Applicant: Sugi Loganathan
Location: 10609 Morengo Drive
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee 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 project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this permit will not result in a condition that is detrunental or
injurious to property or improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed home is harmonious in scale and design with the general neighborhood;
4. The proposed home is generally consistent with design guidelines developed by the
Directar of Community Development;
5. The proposed home will not result in significant adverse visual impacts as viewed
from adjoining properties.
Resolution No.167 R-2004-21 August 18, 2004
Page 2
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 R-2004-21 set
forth in the Minutes of the Design Review Coinmittee meeting of, August 18, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a new two-story residence with a floor area ratio of 45% based on the
plan set entitled "10609 Marengo Drive, Cupertino, CA." except as may be amended by
the conditions of this resolution.
2. PRIVACY PLANTING PLAN
A detailed privacy-planting plan shall be submitted to the Planning Department for
review and approval prior to issuance of the building permits. The plan shall be
consistent with the privacy screening provisions in the Title 19.28 of the Zoning
Ordinance.
3. 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. The precise
language will be subject to approval by the Director of Community Development. Proof
of recordation must be submitted to the Community Development Department prior to
final occupancy of the residence.
4. SECOND STORY FLOOR PLAN
The applicant shall revise the second story plan to indicate a recess at least two feet deep
by six feet wide along the right elevation to break up the second story wall over 24 feet
wide. Revised plans shall be reviewed and approved by the Planning Department prior
to issuance of building permits.
5. NOTICE OF FEES DEDICATIONS RESERVATIONS OR OTHER EXACTIONS
The Condirions 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
Resolution No.167 R-2004-21 August 18, 2004
Page 3
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 18w day of August 2004, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS: Commissioner Miller and Chairperson Wong
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
L/ Ciddy Wardell /s/ Gilbert Wong
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Committee
G: ~P(anning~DRC~ies~R-2004-21 res.doc ~
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To: Design Review Committee Date: August 18,2004
From: Gary Chao, Assistant Planner
Subject: Application: R-2004-22
Location: 10410 Stokes Avenue
Project Description: Residential design review of a first and second story addition, for a total
house size of 3,144 square feet and an exception for two-story wall pianes without offsets.
RECOMMENDATION:
Staff recommends that the Design Review Committee take the following action:
1. Approve R-2004-22 subject to the model resolution.
BACKGROUND
The project is located on a 7,910 square foot site that allows for a 3,559 square foot house. The
proposed new house is approximately 3,144 square feet (40% floor area ratio) and is within the
allowable building day light plane. The project has been reviewed and approved by the City's
Architectural Consultant.
DISCUSSION
The project conforms to all of the prescriptive regulations in Section 19.28.060 in terms of size,
setbacks, and height with the following exceptions:
Second Floor Wall Offsets
According to the Zoning Code, any second story wall plane over 24 feet in width must have a
wall offset of two feet deep by six feet wide intended to break up the mass of second story wall
plane and by providing addition articulation. It is the applicant's desire to add onto the
existing house while preserving the majority of the existing single story roof. Given the simple
and straight forward style and design of the existing house, additional articulation (i.e., recess
or bump outs) will appear awkward and unfitting. Therefore staff supports the exceprion
since the proposed second floor is in keeping with the existing house design.
Privacv
The applicant is required to plant privacy protection trees along the rear property lines. A
final landscaping plan indicating city approved screening trees must be submitted to the
Planning Departrnent for approval prior to issuance of building permits. All of the privacy
protection trees will be recorded as a covenant on the property and the final landscaping plan
must be reviewed and approved by the Plaruling Department prior to issuance of building
permits.
Prepared by: Gary Chao, Assistant Planner
Approved by: Ciddy Wardell, City Planner /~j~,
Attachments:
1. Model Resolurion
2. Plan Set G:\Plazudng\DRC\srafFrep\R-z004-22.doc
3-I
R-2004-22
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
FIRST AND SECOND STORY ADDITION, FOR A TOTAL HOUSE SIZE OF 3,144 SQUARE
FEET AND AN EXCEPTION FOR TWO-STORY WALL PLANES WITHOUT OFFSETS.
SECTION I: PROTECT DESCRIPTION
Application No.: R-2004-22
Applicant: Jim Yang (Tsai residence)
Location: 10401 Stokes Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Coinmittee 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 literal enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
2. The granting of this exception will not result in a condition that is rnaterially
detrimental to the public health, safety and welfare;
3. The exception granted is one that will require the least modification of the prescribed
design regulation 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.
5. The project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
3-a~
Resolution Na R-2004-22 August 18, 2004
Page 2
6. The granting of this 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;
7. The proposed addition/home is harmonious in scale and design with the general
neighborhood;
8. The proposed addition/home is generally consistent with design guidelines
developed by the Director of Community Development;
9. The proposed addition/home will not result in significant adverse visual impacts as
viewed from adjoining properties.
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 R-2004-22 set
forth in the Minutes of the Design Review Cominittee meeting of, August 18, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a first and second story addition, for a total house size of 3,144 square
feet and an exception for two-story wall planes without offsets, based on the plan set
entitled "Residence Addition, 10410 Stokes Ave, Cupertino, Ca." except as may be
amended by conditions in this resolution
2. PRIVACY PLANTING PLAN
A detailed privacy-planting plan shall be submitted to the Planning Department for
review and approval prior to issuance of the building pernuts. The plan shall be
consistent with the privacy screening provisions in the Chapter 19.28 of the Zoning
Ordinance.
3. 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. 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.
3-3
Resolution No. R-2004-22 August 18, 2004
Page 3
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 Secrion 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 18~ day of August 2004, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Committee
G: ~ Planning~ DRC~ res ~ R-2004-22 res.doc
3-~1-
R-2004-22
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION N0.168
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
FIRST AND SECOND STORY ADDITION, FOR A TOTAL HOUSE SIZE OF 3,144 SQUARE
FEET AND AN EXCEPTION FOR TWO-STORY WALL PLANES WITHOUT OFFSETS.
SECTION I: PROTECT DESCRIPTION
Application No.: R-2004-22
Applicant: Jim Yang (Tsai residence)
Location: 10401 Stokes Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee 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 literal enfarcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
2. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
3. The exception granted is one that will require the least modification of the prescribed
design regulation and the minunum variance that will accomplish the purpose;
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
5. The project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
Resolution No.168 R-2004-22 August 18, 2004
Page z
6. The granting of this 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;
7. The proposed addition/home is harmonious in scale and design with the general
neighborhood;
8. The proposed addition/home is generally consistent with design guidelines
developed by the Director of Community Development;
9. The proposed addition/home will not result in significant adverse visual impacts as
viewed from adjoining properties.
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 R-2004-22 set
forth in the Minutes of the Design Review Coinmittee meeting of, August 18, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a first and second story addition, for a total house size of 3,144 square
feet and an exception for two-story wall planes without offsets, based on the plan set
entitled "Residence Addition, 10410 Stokes Ave, Cupertino, Ca." except as may be
amended by conditions in this resolution
2. PRIVACY PLANTING PLAN
A detailed privacy-planting plan shall be submitted to the Planning Department for
review and approval prior to issuance of the building permits. The plan shall be
consistent with the privacy screening provisions in the Chapter 19.28 of the Zoning
Ordinance.
3. 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. 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.
Resolution No.168 R-2004-22 August 18, 2004
Page 3
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 18~' day of August 2004, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS: Commissioner Miller and Chairperson Wong
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
/s/ Ciddy Wordell /s/ Gilbert Wong
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Committee
G: ~ Planning ~ DRC~ ies~ R-2004-22 res.dac
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To: Design Review Committee Date: August 18,2004
From: Gary Chao, Assistant Planner
Subject: Application: R-2004-24
Location: 10370 Stern Avenue
Project Descrivtion: Residential design review of a 1,281 square foot first and second story
addition to an existing residence and an exception for the second story to exceed 35 % of the
fist stary.
RECOMMENDATION:
Staff recommends that the Design Review Committee take the following action:
1. Approve R-2004-24 subject to the model resolution.
BACKGROUND
The project is located on a 5,568 square foot site that allows for a 2,505 square foot house. The
proposed new house is approximately 2,354 square feet (42.4% floor area ratio) and is within
the allowable building day light plane. The project has been reviewed and approved by the
City's Architectural Consultant.
DISCUSSION
The project conforms to all of the prescriptive regulations in Section 19.28.060 in terms of size,
setbacks, height and second story articulations with the following exceptions:
35 % Second Floor to First Floor Ratio:
According to Section 19.28.060(B3) of the Zoning Ordinance, the floor area of a second story
must not exceed 35% of the existing or proposed first story or six hundred square feet,
whichever is greater. The proposed second floor azea will be approxunately 40% (668 S.F.) of
the ground floor area. The intent of this rule is to control the apparent mass of the proposed
second floor and provide articulation from the ground floor. The proposed house provides
exceilent exterior azchitectural treatment and detailing. In addition, the proposed design and
articulation exceeds homes that are normally within the ordinance which addresses the mass
and bulk concerns. Lastly, the proposed house fits in well with the existing homes of the
neighborhood in term of style and architecture.
Staff supports the exception to allow the proposed second floor to exceed 35% of the ground
floor given its exceptional design and that the apparent mass and bulk concerns relative to the
neighboring houses are addressed. Staff believes the proposed second story addition is
acceptable, and the exceptions can meet the foliowing 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.
The purpose of the zoning ordinance section 19.28.060 (B3) &(E5a) is to ensure that the second
story will not be overly massive and that its apparent mass will not impact the neighborhood.
~~I
August 18, 2004 R-2004-24 Page 2 of 2
In staff's opinion, the proposed project is consistent with the intent of the ordinance and wi11
not impact the neighborhood since it provides excellent design and second story articulation.
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 proposed project is an allowed use and is compatible with the surrounding neighborhood
in terms of setbacks, height, mass, style, and design.
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.
The project property allows for a 2,505 square foot home. The applicant chooses not to
maximize the allowable floor area ratio and requests a slightly larger second floor instead.
The proposed second floor meets all of the articulation and setback rules and its design is
consistent with the intent of the ordinance. The exception of a 40% second floor to first floor
ratio requires the least modifications to the prescribed regulations in order to accomplish the
expansion.
4. The proposed exception will not result in a hazardous condition for pedestrian and
vehicular traffic.
The proposed project is away from any public streets and will not affect vehicular traffic.
5. The proposed development is otherwise consistent with the City's General Plan and with
the purpose of this Chapter as described in Section 19.28.010.
The project is consistent with the General Pian and zoning in that it is a single-family use. In
addition, the proposed project is within the allowable square footage and meets the intent of
the prescribed by the Zoning Ordinance.
Privac
The applicant is required to plant privacy protection trees along the rear (east) property line.
The two proposed screening trees along the rear property line are not enough to cover the
entire cone of vision from the second story windows. A revised planting plan showing
additional trees must be submitted to the Planning Department for approval prior to issuance
of building permits. All of the privacy protection trees will be recorded as a covenant on the
property and the final landscaping plan must be reviewed and approved by the Planning
Deparfinent prior to issuance of building permits.
Prepared by: Gary Chao, Assistant Planner
Approved by: Ciddy Wordell, City Planner ~%(~~~~/~sZ/
Attachments
1. Model Resolution
2. Plan Set
2 ~ ~ '"1
OL/
R-2004-24
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CTTY OF CUPERTINO APPROVING A
1,281 SQUARE FOOT FIRST AND SECOND STORY ADDITION TO AN EXISTING
RESIDENCE AND AN EXCEPTION FOR THE SECOND STORY TO EXCEED 35% OF THE
FIRST STORY.
SECTION I~ PROTECT DESCRIPTION
Application No.: R-2004-24
Applicant: Wei Jeng
Location: 10370 Stern Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee 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 project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this permit will not result in a condition that is detrimental or
injurious to property ar improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed addition/home is harmonious in scale and design with the general
neighborhood;
4. The proposed addition/home is generally consistent with design guidelines
developed by the Director of Community Development;
5. The proposed addition/home will not result in significant adverse visual impacts as
viewed from adjoining properties.
5-3
Resolution No. R-2004-24 August 18, 2004
Page 2
6. The literal enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
7. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
8. The exception granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that wili accomplish the purpose;
9. 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, 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 R-2004-24 set
forth in the Minutes of the Design Review Committee meeting of, August 18, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for 1,281 square foot first and second story addition to an existing
residence and an exception for the second story to exceed 35% of the first storys and a
second story deck exception, based on the plan set entitled "Jeng Residence, 10370 Stern
Avenue, Cupertino, CA" dated 4/12/04, consisting of 4 pages, except as may be amended
by conditions in this resolution.
2. PRIVACY PLANTING PLAN
A detailed privacy planting plan shall be submitted to the Planning Department for
review and approval prior to issuance of the building permits. The plan shall be
consistent with the privacy screening provisions in the Title 19.28 of the Zoning
Ordinance.
3. 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. 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.
5-4
Resolution No. R-2004-24 August 18, 2004
Page 3
4. SECOND STORY SETBACKS
A revised site plan indicating accurate second floor setbacks must be submitted for
review and approval prior to issuance of building permits. The second story setbacks
must conform to the R1 Ordinance.
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 Goverrunent
Code Section 66020(d) (1), these Conditions constitute written notice of a sfiatement 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 18~ day of August 2004, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Coinmittee
G: ~ Planning\ DRC~ res ~ R-2004-24 res.doc
5-5
R-2004-24
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION N0.169
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
1,281 SQUARE FOOT FIRST AND SECOND STORY ADDITION TO AN EXISTING
RESIDENCE AND AN EXCEPTION FOR THE SECOND STORY TO EXCEED 35% OF THE
FIRST STORY.
SECTION I: PROTECT DESCRIPTION
Application No.: R-2004-24
Applicant: Wei Jeng
Location: 10370 Stern Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Coinmittee 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 project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this permit will not result in a condirion that is detrimental or
injurious to property or improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed addition/home is harmonious in scale and design with the general
neighborhood;
4. The proposed addition/home is generally consistent with design guidelines
developed by the Director of Community Development;
5. The proposed addition/home will not result in significant adverse visual impacts as
viewed from adjoining properties.
Resolution No.169 R-2004-24 August 18, 2004
Page z
6. The literal enforcement of the provisions of this chapter will result in restricrions
inconsistent with the spirit and intent of this chapter;
7. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
8. The exception granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose;
9. 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, 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 R-2004-24 set
forth in the Minutes of the Design Review Committee meeting of, August 18, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for 1,281 square foot first and second story addition to an existing
residence and an exception for the second story to exceed 35% of the first story and a
second stary deck exception, based on the plan set entitled "Jeng Residence, 10370 Stern
Avenue, Cupertino, CA" dated 4/12/04, consisting of 4 pages, except as may be amended
by conditions in this resolution.
2. PRIVACY PLANTING PLAN
A detailed privacy planting plan shall be submitted to the Planning Department for
review and approval prior to issuance of the building pernuts. The plan shall be
consistent with the privacy screening provisions in the Title 19.28 of the Zoning
Ordinance.
3. 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. 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.
Resolution No.169 R-2004-24 August 18, 2004
Page s
4. SECOND STORY SETBACKS
A revised site plan indicating accurate second floor setbacks must be submitted for
review and approval prior to issuance of building permits. The second story setbacks
must conform to the R1 Ordinance.
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.
PASSED AND ADOPTED this 18~ day of August 2004, at a Regular Meeting of the Design
Review Coirunittee of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS: Commissioner Miller and Chairperson Wong
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
/s/ Ciddp Wordell /s/ Gilbert Won~
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Coinmittee
G: ~Planning~DRC~res~R-2004-24 res.doc
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To: Design Review Cotninittee Date: August 18,2004
From: Gary Chao, Assistant Planner
Subject: Application: R-2004-25
Location: 20902 Hanford Drive
Project Description: Residential design review for a new, two-story 4,767 square foot
residence and an exception for the second story to exceed 35% of the first story.
RECOMMENDATION:
Staff recommends that the Design Review Committee take the following action:
1. Approve R-2004-25 subject to the model resolution.
BACKGROUND
The project is located on an 11,412 square foot site that allows for a 5,135 square foot house.
The proposed new house is approximately 4,271 square feet (43% floor area ratio) and is
within the allowable building day light plane. The project has been reviewed and approved
by the City's Architectural Consultant.
DISCUSSION
The project conforms to all of the prescriptive regulations in Section 19.28.060 in terms of size,
setbacks, height and articulation with the following exceptions:
35 % Second Floor to First Floor Ratia
According to Section 19.28.060(B3) of the Zoning Ordinance, the floor area of a second story
must not exceed 35% of the existing or proposed first story or six hundred square feet,
whichever is greater. The proposed second floor area will be approximately 40% (1,422 S.F.)
of the ground floor area. The intent of this rule is to control the apparent mass of the proposed
second floor and provide articulation from the ground floor. The proposed house provides
excellent exterior architectural treatment and detailing. In addition, the proposed design and
articulation exceeds the minimum expectation of a regular Rl home in addressing the mass
and bulk issues. Lastly, the proposed house fits in well with the existing homes of the
neighborhood in term of style and architecture.
Staff supports the exception to allow the proposed second floor to exceed 35 % of the ground
floor given its exceptional design and that the apparent mass and bulk concerns relative to the
neighboring houses are addressed. Staff believes the proposed second story addition is
acceptable, and the exceptions can meet the following 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.
The purpose of the zoning ordinance section 19.28.060 (B3) &(E5a) is to ensure that the second
story will not be overly massive and that its apparent mass will not impact the neighborhood.
~-I
AUgust 18, 2004 R-2004-25 Page 2 of 2
In staff's opinion, the proposed project is consistent with the intent of the ordinance and will
not impact the neighborhood since it provides excellent design and second story articulation.
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 proposed project is an allowed use and is compatible with the surrounding neighborhood
in terms of setbacks, height, mass, style, and design.
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.
The proposed second floor meets all of the setback rules and its design is consistent with the
intent of the ordinance. The exception of a 40% second floor to first floor ratio requires the
least modifications to the prescribed regulations in order to accomplish the project.
4. The proposed exception will not result in a hazardous condition for pedestrian and
vehicular traffic.
The proposed project is away from any public streets and will not affect vehicular traffic.
5. The proposed development is otherwise consistent with the City's General Plan and with
the purpose of this Chapter as described in Section 19.28.010.
The project is consistent with the General Plan and zoning in that it is a single-family use. In
addition, the proposed project is within the allowable square footage and meets the intent of
the prescribed by the Zoning Ordinance.
I'rivacv
The applicant is required to plant privacy protection trees along the left, right and rear
property lines. A detailed landscaping plan has been provided indicating City approved
privacy protection trees screen all views from the new second story windows. All of the
privacy protection trees will be recorded as a covenant on the property and the final
landscaping plan must be reviewed and approved by the Planning Department prior to
issuance of building permits.
Prepared by: Gary Chao, Assistant Planner
Approved by: Ciddy Wordell, City Planner ,%'C~%u~C~Q~
Attachments
1. Model Resolution
2. Plan Set
G:\Plannulg\DRC\staff rep\R-2004-25.doc
2 lL ~ ~
R-2004-25
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
NEW, TWO-STORY 4,767 SQUARE FOOT RESIDENCE AND AN EXCEPTION FOR TI-IE
SECOND STORY TO EXCEED 35% OF THE FIRST STORY.
SECTION I: PROTECT DESCRIPTION
Application No.: R-2004-25
Applicant: Dick Fang (Agastya residence)
Location: 20902 Hanford Drive
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accardance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Coirunittee 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 project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this permit will not result in a condition that is detrunental or
injurious to property or improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed addition/home is harmonious in scale and design with the general
neighborhood;
4. The proposed addition/home is generally consistent with design guidelines
developed by the Director of Community Development;
5. The proposed addition/home will not result in significant adverse visual impacts as
viewed from adjoining properties.
lo -3
Resolution No. R-2004-25 August 18, 2004
Page z
6. The literal enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
7. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
8. The exception granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose;
9. 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, 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 R-2004-25 set
forth in the Minutes of the Design Review Committee meeting of, August 18, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROiECT
This approval is for a new, two-story 4,767 square foot residence and an exception for the
second story to exceed 35% of the first story, based on the plan set entitled "A New
Residence for Mr. & Mrs. Harish Agastya, Cupertino, CA" dated 8/2/04, consisting of 6
pages, except as may be amended by conditions in this resolution.
2. 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. The precise
language will be subject to approval by the Director of Community Development. Proof
of recordation must be submitted to the Community Development Deparhnent prior to
final occupancy of the residence.
3. 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
(D ~
Resolution No. R-2004-25 August 18, 2004
Page 3
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 compiying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
PASSED AND ADOPTED this 18w day of August 2004, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Committee
G: ~ Planning~ DRC~ res ~ R-200425 res.doc
V~~
R-2004-25
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION N0.170
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
NEW, TWO-STORY 4,767 SQUARE FOOT RESIDENCE AND AN EXCEPTION FOR THE
SECOND STORY TO EXCEED 35% OF THE FIRST STORY.
SECTION I: PROTECT DESCRIPTION
Application No.: R-2004-25
Applicant: Dick Fang (Agastya residence)
Location: 20902 Hanford Drive
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee 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 project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this 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;
3. The proposed addition/home is harmonious in scale and design with the general
neighborhood;
4. The proposed addition/home is generally consistent with design guidelines
developed by the Director of Community Development;
5. The proposed addition/home will not result in significant adverse visual impacts as
viewed from adjoining properties.
Resolution No.170 R-2004-25 August 18, 2004
Page 2
6. The literal enforcement of the provisions of this chapter wIll result in restrictions
inconsistent with the spirit and intent of this chapter;
7. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
8. The exception granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose;
9. 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, 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 R-2004-25 set
forth in the Minutes of the Design Review Committee meeting of, August 18, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION IIL CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a new, two-story 4,767 square foot residence and an exception for the
second story to exceed 35% of the first story, based on the plan set entitled "A New
Residence for Mr. & Mrs. Harish Agastya, Cupertino, CA" dated 8/2/04, consisting of 6
pages, except as may be amended by conditions in this resolution.
2. 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. 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.
3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXAC'TIONS
The Condirions 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 CondiHons constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservarions, and other
exactions. You are hereby further notified that the 90-day approval period in which you
Resolution No.170 R-2004-25 August 18, 2004
Page 3
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 18~ day of August 2004, at a Regular Meeting of the Design
Review Cominittee of the City of Cupertino, State of California, by the following roll call
vote:
AYES: COMMISSIONERS: Commissioner Miller and Chairperson Wong
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
~s/ Ciddy Wordell /s/ Gilbert Wong
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Committee
G ~ Planning ~ DRC ~ res ~ R-2004-25 res.doc
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