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DRC Summary 100604 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: October 11, 2004 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE October 6, 2004 Chapter 19.136 of the Cupertino Municipal code provides for A eal of decisions made b the Desi Review Committee 1. Application ASA-2004-17; Kevin Jones (Panera Bread), 20807 Stevens Creek Boulevard Description Architectural and Site Approval for a landscaping plan and minor architectural changes to an approved commercial building. Action The Design Review Committee approved the application on a 2-0 vote. This is effective October 6, 2004. The fourteen-calendar day appeal will expire on October 20, 2004. Enclosures: Design Review Committee Report of October 6, 2004 Resolution No. 175 Plan Set 2. Application R-2004-28; Jeff Jacobs (Centex Homes), 1292 Poppy Way Description Residential Design Review of a new, two-story 3,444 square foot residence 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 October 6, 2004. The fourteen-calendar day appeal will expire on October 20, 2004. Enclosures: Design Review Committee Report of October 6, 2004 Resolution No. 176 Plan Set 3. Application R-2004-29; Jeff Jacobs (Centex Homes), 1282 Poppy Way Description Residential Design Review of a new, two-story 3,444 square foot residence 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 October 6, 2004. The fourteen-calendar day appeal will expire on October 20, 2004. Enclosures: Design Review Committee Report of October 6, 2004 Resolution No. 177 Plan Set 4. Application R-2004-30; Suejane Han, 21811 San Fernando Avenue (Parcel 2) Description Residential Design Review for a new two-story residence with a 45% floor area ratio and an R1 exception for second story area that is more than 35% of the first story area. Action The Design Review Committee approved the application on a 2-0 vote. This is effective October 6, 2004. The fourteen-calendar day appeal will expire on October 20, 2004. Enclosures: Design Review Committee Report of October 6, 2004 Resolution No. 178 Plan Set 5. Application R-2004-31; Tracy Hsu, 21811 San Fernando Avenue (Parcell) Description Residential Design Review for a new two-story residence with a 45% floor area ratio and an R1 exception for second story area that is more than 35% of the first story area. Action The Design Review Committee approved the application on a 2-0 vote. This is effective October 6, 2004. The fourteen-calendar day appeal will expire on October 20, 2004. Enclosures: Design Review Committee Report of October 6, 2004 Resolution No. 179 Plan Set G:planning/Drcjl00604 summaryletter.doc To: From: Subject: Location: Design Review Committee Date: October 6, 2004 Colin Jung, Senior Planner Application: ASA-2004-17 (Kevin Jones, Panera Bread) 20807 Stevens Creek Boulevard Project Description: Architectural & Site Approval for a landscaping plan and minor architectural changes to an approved commercial building (not built yet). RECOMMENDATION: Staff recommends approval of ASA-2004-17, based on the model resolution. BACKGROUND: At its June 7, 2004 meeting, the City of Cupertino approved an ASA approval, use permit and Heart of the City Specific Plan exception to allow the demolition of the vacant Good Earth Restaurant building and the construction of a new 7,100 square foot, one-story retail building and site improvements. The approved Heart of the City Specific Plan exception allowed up to a five-foot reduction in the required front building setback of 35 feet from the face of the curb. A condition of the aforementioned permits was the requirement that the applicant submit a revised site and landscaping plan, detailing the street improvements needed to meet the intent of the Heart of the City Specific Plan landscaping standards for Stevens Creek Boulevard. The revised plan was to be review and approved by the Design Review Committee. In addition to the streetscape improvements, the applicant seeks Committee approval of: 1) the remainder of the landscaping which involves removal of existing trees, and 2) minor building modifications: relocation of some entry doors and building pop- outs to accommodate the restrooms and electrical room for tenant Panera Bread 3) the awnings and building signage. Please note that the signage exceeds code requirements in number of signs and size. and cannot be approved with this application as it needs a Sign Exception. DISCUSSION: The Heart of the City Specific Plan envisions a tree-lined landscaped Stevens Creek Boulevard with buildings that address and front on the street. Outdoor uses/ pedestrian-oriented activities are highly encouraged, particularly in the three activity nodes: Oaks Shopping Center, the Crossroads area and Valko Mall area. The approved building is located in the Crossroads activity node. ì- For new Heart of the City/Stevens Creek Boulevard developments setback far from the street or outside of the activity nodes, the typical landscape profile, starting from the face of the curb and working inward, consists of: a 10-foot wide turf strip with a row of larger boxed trees, followed by a 5-foot sidewalk, and then another 10-foot wide turf strip with a second row of trees (Second tree row required of non-retail developments). There is another 10-feet of building setback, which is commonly used for additional landscaping or parking. The specific plan also allows the last 20 feet of setback to be put in hardscape improvements, such as, pathways to doors, patios for outdoor furniture, pots and planters for other landscaping. The two building tenants are specialty food uses: Peet's Coffee & Tea- a coffee shop and Panera Bread - a bakery deli, that require large outdoor seating areas as part of their business operations. The streetscape improvements reflects this prominent use of outdoor space. Starting from the curb face, there are 7-foot wide landscape islands with a row of Plan-required Flowering Pears, a five-foot wide sidewalk, and an 18-foot to 28-foot wide hardscape improvements consisting of interlocking, colored concrete pavers in a diagonal cobble pattern. The edges of the outdoor seating area are delineated with an accent color paver. The outdoor seating areas are also defined by the shrub and planting areas. The second row of Flowering Pears proposed by the applicant is not required of commercial uses, but is effectively used to add to the Boulevard landscaping, define the outdoor seating areas and provide shade for patrons. The paving treatment is carried out to the sidewalk area with a slightly different design to differentiate it from the seating areas. The use of shrubs, in lieu, of turf will help buffer the outdoor seating areas from the vehicular traffic on Stevens Creek Boulevard. Given the business needs of these tenants for outdoor seating areas and the emphasis in the Heart of the City Specific Plan to create pedestrian areas in the activity nodes, staff believes the proposed streetscape improvements meets the intent of the Heart of the City Plan. Staff does not have any additional concerns with the other proposed changes which includes the window canopies, building popouts and entry door relocation to accommodate the Panera Bread tenant improvements. The remainder of the landscaping changes are also acceptable including the tree removals. The building signage will be brought back under a sign exception application at a later date if needed. Prepared by: Colin Jung, Senior Planner Enclosures: Model Resolution, Plan Set Eg:planningj pdreportjDRCj ASA-2004-17 SR.doc 2 I-~ ASA-2004-17 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN ARCHITECTURAL AND SITE APPROVAL FOR A LANDSCAPING PLAN AND MINOR ARCHITECTURAL CHANGES TO AN APPROVED COMMERCIAL PROJECT (U-2004-04) SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: ASA-2004-17 Kevin Jones (Panera Bread) 20807 Stevens Creek Boulevard 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 proposal, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2. The proposal is consistent with the purposes of this chapter, the General Plan, and zoning ordinance; 3. Abrupt changes in building scale is avoided and a gradual transition related to height and bulk is achieved; and 4. Design harmony between new and existing buildings and structures is protected through the use of consistent or compatible design and color schemes; and 5. The streetscape improvements meet the intent of the Heart of the City Specific Plan landscaping standards in that they provide outdoor pedestrian activities in the Crossroads area activity node. 1-3 Resolution No. Page 2 ASA-2004-17 October 6, 2004 NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the design review application is hereby approved subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application ASA-2004-01 set forth in the Minutes of the Design Review Committee meeting of, February 18, 2004, and are incorporated by reference as though fully set forth herein. SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Good Earth Redevelopment, J. Vokkmann & Associates, 20807 Stevens Creek Boulevard, Cupertino, California", dated Sept. 8, 2004 and consisting of three pages labeled Preliminary Landscape Master Plan, A2 & A3, except as may be amended by conditions in this resolution. 2. SIGN AGE: No signs are approved as part of this application. 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 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. SECTION IV. CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 4. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post- development calculations must be provided to identify if storm drain facilities need to be constructed or renovated. 5. MAINTENANCE AGREEMENT The developer shall enter into a maintenance agreement with the City to maintain all non-standard items in the City's Right-of-way. 1-4 Resolution No. Page 3 ASA-2004-17 October 6, 2004 PASSED AND ADOPTED this 6th day of October 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: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: AJ;'PROVED: Ciddy Wordell, City Planner Gilbert Wong, Chairperson Design Review Committee G: \ Planning \ DRC\ res \ASA-2004-17 res. doc ]-5 ASA-2004-17 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 175 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN ARCHITECTURAL AND SITE APPROVAL FOR A LANDSCAPING PLAN AND MINOR ARCHITECTURAL CHANGES TO AN APPROVED COMMERCIAL PROJECT (U-2004-04) SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: ASA-2004-17 Kevin Jones (Panera Bread) 20807 Stevens Creek Boulevard 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 proposal, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2. The proposal is consistent with the purposes of this chapter, the General Plan, and zoning ordinance; 3. Abrupt changes in building scale is avoided and a gradual transition related to height and bulk is achieved; and 4. Design harmony between new and existing buildings and structures is protected through the use of consistent or compatible design and color schemes; and 5. The streetscape improvements meet the intent of the Heart of the City Specific Plan landscaping standards in that they provide outdoor pedestrian activities in the Crossroads area activity node. Resolution No. 175 Page 2 ASA-2004-17 October 6, 2004 NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the design review application is hereby approved subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application ASA-2004-17 set forth in the Minutes of the Design Review Committee meeting of, October 6, 2004, and are incorporated by reference as though fully set forth herein. SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Good Earth Redevelopment, J. Volckmann & Associates, 20807 Stevens Creek Boulevard, Cupertino, California", dated Sept. 8, 2004 and consisting of three pages labeled Preliminary Landscape Master Plan, A2 & A3, except as may be amended by conditions in this resolution. 2. SIGN AGE: No signs are approved as part of this application. 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 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. 4. LANDSCAPE PLAN MODIFICATIONS The street side row of Flowering Pear trees shall be 36" box size and the inner row of Flowering Pear trees shall be 24" box size. SECTION IV. CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 5. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post- deveIopment calculations must be provided to identify if storm drain facilities need to be constructed or renovated. Resolution No. 175 Page 3 ASA-2004-17 October 6, 2004 6. MAINTENANCE AGREEMENT The developer shall enter into a maintenance agreement with the City to maintain all non-standard items in the City's Right-of-way. PASSED AND ADOPTED this 6th day of October 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: NOES: ABSTAIN: ABSENT: COMMISSIONERS: Commissioner Miller and Chairperson Wong COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Is/ CiddyWordell Ciddy Wordell City Planner Isl Gilbert Wong Gilbert Wong, Chairperson Design Review Committee G: I Planning I DRCI res IASA-2004-17 res. doc ,"> "[fir; ,,,;" J"",,: \ 'lif1;·¡¡d 5U1 "C": ë p," .'.J" c'; ,. ',\ '<C': 'L:IUJ, J'\ !,"P'tl "l.'''J ~O"S ,',C' 8! ¡ I I I I I ~-- ~ ~ ~ i " ~ ' ty' <:::. LL ~ W 0:-- « ~ ¡! ~ . .. ö U 1;j " . ~ ~1~'Ji " ~ ....J c ~ - '" .J: È;j , u::! « : j ~ 'IS" I::;:!1 "~~ I I :"y.;' 1, [~ tiC é:2' lll'" ,"Ii I ~ II II I I I I ~~' i ~I~ : I ~ I I i W II I I I I rrr-- -..11' I ~ ¡ili \ \ :;; ~ ~\ ~o{G W ftQt¡j (.) WCCo{ () ",(§ä: <C ::J",w ...J ~,,~ :$ z~~ ~a:~~t; W~~~·;i a:a:~::i!g UJ8¡:::!;¡:::¡; 0.. 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CE ~ -- ¡¡ ~I~t··þ ~~,~ ;". .'. .' . , ---.:=1 , . - \~' W 00 < m ø 2 ~ Ü W 3 ~ ~ z o 00 2 < ~ x W ~ W " 00 S ~ ----I ¡ ~ " > < " Ü ~- ~ Q z o f- 0:( > UJ -I UJ f- en UJ š: ..;;: , I .\ , , ~';' if ô u. <: UJ 0: ::> >- x 0- >u. ...J>- <DI I ~º IUJ...J ij!o . ü~ UJUJ zl'J Wz >- wz >-~ UJ<C ;;:0: wO -u. >", ...Jz :\0 >-f:: "-<C UJ> OUJ Z...J OW 00 >- a: W u. UJ !!'- _J ~ -.-- .~--------¡ ~-- I i I 1 00 z " " z " ~ I ~ ;¡ ~ W " 00 > 00 ~ W " 00 S . " z W ~ W Ü I ~ W ~ ~ ~ Ü 00 co z < ~ W ~ ~ o " ~ W , ü a: Q ßo ~z ~< ~~ ~> Ø" WOO mW ~~ ~uj Qð 5~ ~~ ~Ü ~" « WÜ OW <ø z< 02 ¡;j~ wOO "ø ~~((j w.1:..;C:: I-wQO OUJO"'" z<~8 T' ~L /00" ~< }~6 !;.[ ~. 0< ( g~ ~æ ,,0 WOO ~>yð \ zw ì W ~ '{IlL 1 -,..I I 00 Z " " W W ø " < ø m S ø ~ ~ ~ trl () J1 i i~:':'··' I -. ! -.. ~ ~ s z o 00 r < m o < " 13 2 ~ o " W " o z < t ø 2 " o o " W " ~ W " W ~ Ü Z o " " W < ~ Ü ~ r Ü W , o ~ < W Ü 2 o y I I ! W Ü 2 o Ü 00 Z -' :::J ø < < ¡;:¡ ::.:: ç¿;¡;: I- c:: Q. W ~ ~ ç ;:: m 4! ci ~ I- I- ~ 0 LJ..I LJ..I Z () W ~:¡; W . W < t :s ;:::2 ~ ~ ~ - " 0 < W Ü Y W W I i r ~ I ' I -- i L_____ l____ N . o ~ ç Z ø ¿¡; ~ W 2 Z < m " z < z W >; ! '. z o f- ~ UJ -I UJ J: f- a:: o z L To: From: Subject: Location: Design Review Committee Gary Chao, Assistant Planner Applications: R-2004-28 & 29 1292 & 1282 Poppy Way Date: October 6, 2004 Proiect Description: Residential design review of two new, two-story 3,444 square feet residences & exceptions for two-story wall planes without offsets. RECOMMENDATION: Staff recommends that the Design Review Committee take the following action: 1. Approve R-2004-28 & 29 subject to the model resolutions. BACKGROUND The proposed two new homes on Poppy Way were originally considered as part of a previous City Council approvaI U-2003-02 - Saron Gardens. Since these two lots are zoned Single Family Residential (R1) and the proposed homes are over 35% total floor area ratio, the Design Review Committee must grant the final approval. The projects are Iocated on two nearly identical lots (7,873 and 7,665 square feet). The homes are approximately 3,444 square feet and are within the allowable building envelope. DISCUSSION The projects conform to all of the prescriptive reguIations in Section 19.28.060 in terms of size, setbacks, and height with the exception of the second story wall offsets. Design The proposed two homes are stylistically similar to the rest of the R1 homes on Poppy Way and have been designed to be compatible with the existing residence in the neighborhood. Even though both homes mirror each other in terms of floor plan and the general building forms, they differ in style and architectural theme, roof treatments and exterior materials. Tract 9547 Lot 2 (1292 Poppy Way) is a stucco home with stone veneer base. Overall the roof features have hip ends, and lightweight flat concrete tile roofing is proposed. Tract 9547 Lot 1 (1282 Poppy Way) is a lap siding home, also with stone veneer base. The overall roof features have gable ends (with decorative attic vents), and asphalt shingle roofing is proposed. Two-story Wall Offsets Section 19.28.060 (5b) states that all second story wall heights greater than six feet, as measured from the second story finished floor, are required to have building wall offsets at least every twenty-four feet, with a minimum two-foot depth and six-foot width. Technically based on the proposed drawings for both homes, additional wall offsets are required on both sides and the front second story elevations. The intent of this rule is to prevent unarticulated second story walls. Instead of two feet deep by six feet wide offsets on the second story elevations, the projects provide four feet deep by four feet wide recesses in between the two dormer-like features in *,ci-¥3-1 October 6, 2004 R-2004-28 & 29 Page 2 of 2 the front. Even though the wall offsets are not as wide, they do satisfy the literal interpretation of the Ordinance because of the depth of the offset. The side elevations are mostly covered by first story roofs and do not require additional articulations. Staff believes the proposed second story wall planes are acceptable, and the offset exceptions can meet the following findings: 1. That the literal enforcement of the provisions of this titIe will result in restrictions inconsistent with the spirit and intent of this titIe. · The purpose of the zoning ordinance section 19.28.060 (5b) is to ensure that the second story walls are articulated. In staff's judgment, the proposed projects satisfy the intent of the ordinance and provide sufficient second story articulation. 2. That the approvaI of the exceptions will not result in a condition that is materially detrimentaI to the public health, safety, or welfare. · The proposed project is an allowed use and is not out of scale 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. 4. The proposed development is otherwise consistent with the City's GeneraI PIan 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. Privacy The applicant is required to plant privacy protection trees to screen views from the second story windows having sill heights of 5 feet or lower. A final landscaping plan indicating the City's approved screening 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 Department prior to issuance of building permits. Prepared by: Approved by: Gary Chao, Assistant Planner Peter Gilli, Senior Planner ,~ Attachments: 1. Model Resolutions 2. Plan Sets 2 d-'f 3 - a, R-2004-28 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 3,444 SQUARE FOOT RESIDENCE AND AN EXCEPTION FOR TWO- STORY WALL PLANES WITHOUT OFFSETS SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-28 Jeff Jacobs (Centex Homes) 1292 Poppy Way 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. c9.y~- .3 Resolution No. Page 2 ~ R-2004-28 October 6, 2004 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 Ieast 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-2004-28 set forth in the Minutes of the Design Review Committee meeting of, October 6, 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 3,444 square foot residence and an exception for the two story wall planes without, based on the plan set entitled "Tract 2, 1292 Poppy Way, Cupertino, CA" dated 7/27/04, consisting of 7 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 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. a..-v 3 -4- Resolution No. Page 3 R-2004-28 October 6, 2004 4. INTERIOR GARAGE DIMENSION The interior garage dimension must be 20' by 20' clear for two car garages and 10' by 20' for single stall garages (inside walls to inside walls). Revised plans must be submitted 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 6th day of October 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: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Ciddy Wordell City Planner Gilbert Wong, Chairperson Design Review Committee G:\Plml1lillg\DRC\ res\2004 \R-2004-28 res.doc ó)-Y 3 - S R-2004-29 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 3,444 SQUARE FOOT RESIDENCE AND AN EXCEPTION FOR TWO- STORY WALL PLANES WITHOUT OFFSETS SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-29 Jeff Jacobs (Centex Homes) 1282 Poppy Way SECTION II: FINDINGS WHEREAS, the necessary public notices have been given in accordance with the ProceduraI 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. a-r3 -(0 Resolution No. Page 2 R-2004-29 October 6, 2004 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 Ieast 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-2004-29 set forth in the Minutes of the Design Review Committee meeting of, October 6, 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 3,444 square foot residence and an exception for the two story wall planes without, based on the plan set entitled "Tract 1, 1282 Poppy Way, Cupertino, CA" dated 7/27/04, consisting of 7 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 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. ;(...y ?::. - '1- Resolution No. Page 3 R-2004-29 October 6, 2004 4. INTERIOR GARAGE DIMENSION The interior garage dimension must be 20' by 20' clear for two car garages and 10' by 20' for single stall garages (inside walls to inside walls). Revised plans must be submitted approved by the Planning Department prior to issuance of building permits. 5. FRONT YARD TREES Three 24-inch box coast live oaks shall be pIanted in front yard of the proposed house along Poppy Way. A revised landscaping plan shall be reviewed and approved by the Planning Department prior to issuance of final occupancy. 6. 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 October 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: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Ciddy Wordell City Planner Gilbert Wong, Chairperson Design Review Committee G:\Plallllillg\DRC\ res\2004 \R-2004-29 res.doc d-'f 3 -5 R-2004-28 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 176 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A NEW, TWO-STORY 3,444 SQUARE FOOT RESIDENCE AND AN EXCEPTION FOR TWO- STORY WALL PLANES WITHOUT OFFSETS SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-28 Jeff Jacobs (Centex Homes) 1292 Poppy Way 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 detrimentaI 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. 176 Page 2 R-2004-28 October 6, 2004 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 carefuI 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 resoIution are based and contained in the public hearing record concerning Application R-2004-28 set forth in the Minutes of the Design Review Committee meeting of, October 6, 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 approvaI is for a new, two-story 3,444 square foot residence and an exception for the two story wall planes without, based on the plan set entitled "Tract 2, 1292 Poppy Way, Cupertino, CA" dated 7/27/04, consisting of 7 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 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. 176 Page 3 R-2004-28 October 6, 2004 4. INTERIOR GARAGE DIMENSION The interior garage dimension must be 20' by 20' clear for two car garages and 10' by 20' for single stall garages (inside walls to inside walls). Revised plans must be submitted 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 fiIe a protest within this 90- day period complying with all of the requirements of Section 66020, you will be Iegally barred from later challenging such exactions. PASSED AND ADOPTED this 6th day of October 2004, at a ReguIar 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: Commissioner Miller and Chairperson Wong COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Is/ Ciddv Wordell Ciddy Wordell City Planner /s/ Gilbert Wong Gilbert Wong, Chairperson Design Review Committee G:\Planning\DRC\ res \2004 \ R-2004-28 res.doc II) w ~ o ::I: X w I- Z w U o z ~ => ~ « z ~ o LL :::¡ « U 6 z t2 w D... ::> U ~o h - - - - ì -.-.-.-.-.-.- ~ . ~, . ¡ i'D z o ¡::: ~ ~ ~ ~ t- :r: Ö ë2 I' æ :1 I I I I, ~ ð~ ~. .~ n I ~ I I I /' \1 , , , , , , , \ ~ \ ~¡;ì \ ìB , u , z 1:;;8 , , , , , , , , , \ , , , , , '.. ª ~~ ____1 r--"'-==~=l- ~l !'J-' -------- I ~----- , , , , , / ¡ ". , ~ ~ ~ h ~ "" '" .. t: . r.i i ~ ~ ~. t;:~g I~ ",tt::$ :;;. ~ ,Ji w '.so ~ ~ H·~ ãS ~~Ii ~ , ~~H ;5 ~¡¡~ ~ ¡; Õi¡"¡ ;5 ~m · ~ œ~ ~ « 5,0' ~ ° h . 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R-2004-29 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 177 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A NEW, TWO-STORY 3,444 SQUARE FOOT RESIDENCE AND AN EXCEPTION FOR TWO- STORY WALL PLANES WITHOUT OFFSETS SECTION I: PROTECT DESCRIPTION Application No.: AppIicant: Location: R-2004-29 Jeff Jacobs (Centex Homes) 1282 Poppy Way 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 GeneraI Plan, any applicable specific pIans, 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 deveIoped 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. 177 Page 2 R-20Q4-29 October 6, 2004 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 ResoIution beginning on page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resoIution are based and contained in the public hearing record concerning Application R-2004-29 set forth in the Minutes of the Design Review Committee meeting of, October 6, 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 3,444 square foot residence and an exception for the two story wall pIanes without, based on the plan set entitled "Tract 1, 1282 Poppy Way, Cupertino, CA" dated 7/27/04, consisting of 7 pages, except as may be amended by conditions in this resoIution. 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. 177 Page 3 R-2004-29 October 6, 2004 4. INTERIOR GARAGE DIMENSION The interior garage dimension must be 20' by 20' dear for two car garages and 10' by 20' for single stall garages (inside walls to inside walls). Revised plans must be submitted approved by the Planning Department prior to issuance of building permits. 5. FRONT YARD TREES Three 24-inch box coast live oaks shall be planted in front yard of the proposed house along Poppy Way. A revised landscaping plan shall be reviewed and approved by the Planning Department prior to issuance of final occupancy. 6. 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 October 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: NOES: ABSTAIN: ABSENT: COMMISSIONERS: Commissioner Miller and Chairperson Wong COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Is/ CiddyWordell Ciddy Wordell City Planner /s/ GiIbertWong Gilbert Wong, Chairperson Design Review Committee G: \ Planning\DRC\ res \ 2004 \R-2004-29 res.doc (/) w o~ zft ~~ :::>~ ~u ~. ~. "I_ h.' Un -« z ~ o u.. :::¡ ð 6 z t2 w a... :> u ". ~ ~ ~ .. ~" ~ ". t ~ i H g t. ô ,~ ~tLt:~ ìI! ~ ,,;~s; ,go. . ~ ~",. ":J~··'~"'U; ~ ~i;1 ~ ~ i~.~ ~ §~h · ~ m~ ~ 9~~2 ~ ~ ~~~~ , ; . 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UW ~t: .....en - - , , , , , , '------------.~--- ~ ~ .-' j , , , , : , , ,- ], ------ 1 -- , , , , , , , t ---------1 : , , , , , , , , , , , , , , , , , , , ~_J , , , , , , , + , , , , , , , , , , T- , ,£ ~ : -' ~ ',b'~ .0 ~le ~ '\ ~ II · "I · · , ·'1-- ~ I ; , , : , , , -~ I-- -- . ~' , ,£ , , , : : , t--~-~ , , , , , , "« - " I- " ù ï~g I I I ',11\ ~I\ I " II .. , , , , , : , t ._~ : , +,.,w. .( I I .--] S 9 -------- . - - . )-- « ~ t- O- D- C) [L .-"... -_..~..._.,- .j :;) 'S c a ëñ " '. ..J ~ o æ 0 a. a: < c ~ ~ ,. ~: ,: ~. · ¡f ~ , ~ " · 1 · 1 , ~ ~ " ~ ~ "1 ~ ' ~ r:;f"E ~~ ~\ I ~~ ã. c)" ~-= \ 0 <:::::L ~' .-<'~' ~:' To: From: Subject: Location: Design Review Committee Gary Chao, Assistant Planner Applications: R-2004-30 & 31 21811 San Fernando (Parcell and Parcel 2) Date: October 6, 2004 Project Description: Residential design review of two new two-story residences with 45% floor area ratio and R1 exceptions for second story area over 35% of the first story area. RECOMMENDATION: Staff recommends that the Design Review Committee take the following action: 1. Approve R-2004-30 & 31 subject to the model resolutions. BACKGROUND On May 10, 2004, the Planning Commission approved a tentative map (TM-2004-03) to subdivide the subject property into two lots. The applicant is requesting approval to construct a new home on each of the lot. Both lots are identical in size (9,694 square feet) and dimension. The homes are approximately 3,843 square feet and are within the allowable building envelope. DISCUSSION The projects conform to all of the prescriptive regulations in Section 19.28.060 in terms of size, setbacks, and height with the exception of the second story area. Design The Planning Commission at its May 10, 2004 meeting expressed concerns regarding two-car garages dominating the front elevations of the homes, since these lots are very narrow. The notion of rear yard detached garages or a shared driveway between the two lots was suggested. After some studies, the applicant decided against a detached garage or shared driveway. Instead, the applicant proposes a courtyard area in front of the garage to soften and balance the front eIevation. Low walls approximately 3'-6" to 7'-0" with verticaI entry trellis or entry gate features delineate the courtyard areas. The courtyard walls are set back 20 feet from the front property line. The garages are set back another nine feet (at 29 feet) and the entry canopies of the houses are approximately set back 35 feet. The lineal widths of the courtyard walls are over 50% of the front elevations. In staff's judgment, the courtyard design with vertical walls/ entry features visually address the Commission's concerns. Please see following illustrations: ~4--vs - October 6, 2004 R-2004-30 & 31 Page 2 of 5 Front Elevation and Site PIan IIIustrating the Appearance and the Location of the Proposed Courtyard Walls (Parcel 2 - R-2004-30) ~ ~ ~ ~ Approx.21'-O" J h SOUTH nEVJmOII WI EII1'RAIICII QATII 'k- Approx.25'·O" ~fr""",, , ! J ... t, ,...~ I , I : ... ..J =, ,: ~ Nle041'11~ SO.11' Ern :1"( ~Øþot ____ -Fj<I~l ---'--__ -=... , \1\ .~ SITE PLAN "'t\. SAN FERNANDO AVDlU& 2 1--4- S ' a.; October 6, 2004 R-2004-30 & 31 Page 3 of 5 Front Elevation and Site Plan IIIustrating the Appearance and Location of the Proposed Courtyard Walls (Parcell - R-2004-31) ~ I l' ~~ A Approx.21'-0" SOUTH ....-- Wi UlTRA GATI , .:. .. ¿J ~ ~ w:æ~ ø-1-"f'I'$ .-~ ____H :1 ..s , ~ NH04T11~ H.11' Er I ~ -. IS\ .. 'M>_<lc.-~._.'--'. r-~'---'-.- ' {I" SITE PLAN c*,M "tI' &AN FERNANDO . 3 +r5-3 October 6, 2004 R-2004-30 & 31 Page 4 of 5 Even though both homes mirror each other in terms of floor plan and the general building form, they differ in style or architectural theme, roof design and exterior material. 35% Second Floor to First Floor Ratio: According to Section 19.28.060(B3) of the Zoning Ordinance, the floor area of the second story must not exceed 35% of the first story, or six hundred square feet, whichever is greater. The proposed second floor area for both homes will be approximately 40% (1,233 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 articuIation from the ground floor. The proposed second floors are well articulated and have ample setbacks all around. In addition, the proposed houses are not out of scale with the existing homes in the neighborhood. 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 titIe will result in restrictions inconsistent with the spirit and intent of this title. · The purposes of the zoning ordinance sections 19.28.060 (B3) & (E5a) are to ensure that the second story will not be overly massive and that its apparent mass will not impact the neighborhood. In staff's judgment, the proposed projects satisfy the intent of the ordinance and are not out of scale with the surrounding homes. 2. That the approval of the exceptions will not result in a condition that is materially detrimentaI to the public health, safety, or weIfare. · 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 Ieast modification of the prescribed reguIations and the minimum variance that will accomplish the purpose. · The proposed second floors meet all of the articulation and setback rules and their designs satisfy the intent of the ordinance. 4. The proposed deveIopment is otherwise consistent with the City's General PIan 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. Privacv The applicant is required to plant privacy protection trees to screen views from the second story windows having sill heights of five feet or lower. All of the proposed second story windows facing adjacent homes along the sides are high windows over five feet sill height; 4 4~s-4 October 6, 2004 R-2004-30 & 31 Page 5 of 5 therefore no planting is required. The applicant has indicated new privacy protection trees in the rear yards and in between the yards of the new homes. 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: Approved by: Gary Chao, Assistant Plann?'lJJ¿ Peter Gilli, Senior Planner' ra..lA Attachments: 1. Model Resolutions 2. Plan Sets 5 440'5-5 R-2004-30 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 RESIDENCE WITH A 45% FLOOR AREA RATIO AND AN R1 EXCEPTION FOR SECOND STORY AREA THAT IS MORE THAN 35% OF THE FIRST STORY AREA. SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-30 Suejane Han 21811 San Fernando Avenue (Parcel 2) 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 pIans, 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. +-¥6-(O Resolution No. Page 2 R-2004-30 October 6, 2004 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 subconcIusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application R-2004-30 set forth in the Minutes of the Design Review Committee meeting of, October 6, 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 based on the plan set entitled" A New Residence For: Mrs. Suejane Han, 21811 San Fernando Avenue, Cupertino, CA (Parcel 2)," dated 9/06/04, 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 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. 4-r 5 -'1- Resolution No. Page 3 R-2004-30 October 6, 2004 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 Iater challenging such exactions. PASSED AND ADOPTED this 6th day of October 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: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Ciddy Wordell City PIanner Gilbert Wong, Chairperson Design Review Committee G: \Plallning\DRC\ res\2004 \R-2004-30 res.doc 4+5-5 R-2004-31 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 RESIDENCE WITH A 45% FLOOR AREA RATIO AND AN R1 EXCEPTION FOR SECOND STORY AREA THAT IS MORE THAN 35% OF THE FIRST STORY AREA. SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-31 Tracy Hsu 21811 San Fernando Avenue (Parcell) 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 PIan, 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. 4-1"6 -1 Resolution No. Page 2 R-2004-31 October 6, 2004 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-2004-31 set forth in the Minutes of the Design Review Committee meeting of, October 6, 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 based on the plan set entitled" A New Residence For: Mr. & Mrs. Fred Hung, 21811 San Fernando Avenue, Cupertino, CA (Parcell)," dated 9/06/04, 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 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. i\.xS- \0 Resolution No. Page 3 R-2004-31 October 6,2004 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 Iater challenging such exactions. PASSED AND ADOPTED this 6th day of October 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: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Ciddy Wordell City Planner Gilbert Wong, Chairperson Design Review Committee G: \Plallllillg\DRC\ res\2004 \R-2004-31 res.doc 4-¥'J-\ \ R-2004-30 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 178 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A NEW, TWO-STORY RESIDENCE WITH A 45% FLOOR AREA RATIO AND AN R1 EXCEPTION FOR SECOND STORY AREA THAT IS MORE THAN 35% OF THE FIRST STORY AREA. SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-30 Suejane Han 21811 San Fernando Avenue (ParceI 2) 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 resuIt 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. 178 Page 2 R-2004-30 October 6, 1004 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 Ieast 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. ~OW, 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 subconcIusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning AppIication R-2004-30 set forth in the Minutes of the Design Review Committee meeting of, October 6, 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 based on the plan set entitled" A New Residence For: Mrs. Suejane Han, 21811 San Fernando Avenue, Cupertino, CA (Parcel 2)," dated 9/06/04, consisting of 6 pages, except as may be amended by conditions in this resolution. 2. PRIVACY PLANTING PLAN A detailed privacy-planting pIan 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 finaI occupancy of the residence. Resolution No. 178 Page 3 R-2004-30 October 6, 2004 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 6th day of October 2004, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of CaIifornia, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: Commissioner Miller and Chairperson Wong COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: /s/ CiddyWordell Ciddy Wordell City PIanner /s/ GiIbertWon\; Gilbert Wong, Chairperson Design Review Committee G: \ Planning \DRC\ res \2004 \R-2004-30 res.doc ~ ~=Ii "'ì ~ ..L···· ~ -- _, '¡'~fr...~.1 ", I '!II' , , , 1 . I',; .; . ¡I-fô; rf~ + , :t,' ,i <I>..~I ,,,"i "...,...::t!-' I~, ,:i.,/:\ ,,"I: .....~: 1! ' I ' '. '" I ,'f; , ,;¡!5,>w-~'~"wi : ~itt"...tft I ,,,' ~r~J~, ~, ,I 'i I '" 1JN'}~~"~ '¡'¡", >I , ~ ., '1 ,..:t't ~I ~ ';' ,'ß, ,1!jl 1'" !!,~ ~ ~ I" u , 1'1 ,~, 'il ~i. . ,ji,fj " , ~ ,tf, ct' I' ~I ~ I ¡¿ '!¡I ,'J ~ .11! 'I t,i+,.I-i h~! '~ ~ 'i~... ~ ~],~'~~. l. 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Ii: .....~;:)' ~ (e ;¡~d)"IM:IO.II'''':) 'OHIi,Y!lcmO antaAY OON'fflYJII NYI ,~~~t NYH BNYt'ilnS ·SI:III '1fC), IOimnQII MD " ~j Ht \ 911 \ \ I E3 S' \ , ,,'I ¡ " :¡ 'i " ~ , K / ."..1'Jt"'........'.. .-. _.--'w.".....,,,~_1 '," OlR'&d NÐIS30 ONY:! I ; · · > · I - -of. '~j = ., A.JMJIfOW3 - ....,A.I·~·r'}. I I I i ¡Ii ",\ ·.t', ',t ' HII "ï f .. :- ,,. :21 ~ ;j ãi c: CI ëi5 ~ D~' (I ~...cIJ 'fIrftIO.ItW~ 'OHI.JJØ4tIJ ....... ~ IiI¥I HilI: . NYH !lNY"". ..... '110>1 NÐIS:la ÐNV:f KìIØCISU MIII'I Y ~.~ ~ ;¡ , i :i 'II , :,,::1 ¡t--t-f¡,' ~il , , [J , , o a: Q ~ ~ o a: a. a. « ''j ,II ,rr I ~ 0 .8 ~ E " , Z c: .2 ~ xli t" IoU'''' a. <C . i . ì I ¡ri i TIB < I" I I I II ~ I ~p--=--+tt' It Iii ~ ~~ Ii i i Î ~ í .,. "') I I \ 'I I - \ \ il- I I IIII I J / ,'i' l ~~í41 o """.- ,.¡ø I IiI (3 ... " '"-"--"""'-"'''**'"~~.. ---.........-...... ,,'íer'~ \1 , I!! :;] iô r:: C) (ij o a: o Oß t.I)~ ~' ~ .2 ~ .9, is. ' a. --- « 0 , ..... <:;;,L ~ ~ o a: a. a. <:( ~ ! ~ ¡: t¡ ¡ !:.< íf"(11 ~.....-.- ........-............. {F '.. ,"'-' -'" , , , " " " " , = .-.-- .----.-- ------ _'n.._ O~ (z ~I ~'"ORWIJdn::I :il'lNiAV OONYNWõI./ NYi ~~I~Z NYH BNYrjlnS 'SHII '110" NOIS30 ONY:I .:HIIGI.... MIN Y' I i ~ R-2004-31 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 179 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A NEW, TWO-STORY RESIDENCE WITH A 45% FLOOR AREA RATIO AND AN R1 EXCEPTION FOR SECOND STORY AREA THAT IS MORE THAN 35% OF THE FIRST STORY AREA. SECTION I: PROTECT DESCRIPTION AppIication No.: Applicant: Location: R-2004-31 Tracy Hsu 21811 San Fernando Avenue (Parcell) 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. 179 Page 2 R-2004-31 October 6, 2004 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-2004-31 set forth in the Minutes of the Design Review Committee meeting of, October 6, 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 approvaI is based on the plan set entitled" A New Residence For: Mr. & Mrs. Fred Hung, 21811 San Fernando Avenue, Cupertino, CA (Parcell)," dated 9/06/04, consisting of 6 pages, except as may be amended by conditions in this resoIution. 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. 179 Page 3 R-2004-31 October 6, 2004 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 approvaI 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 compIying with all of the requirements of Section 66020, you will be Iegally barred from later challenging such exactions. PASSED AND ADOPTED this 6th day of October 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: NOES: ABSTAIN: ABSENT: COMMISSIONERS: Commissioner Miller and Chairperson Wong COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Is / Ciddy Wordell Ciddy Wordell City Planner Is/ Gilbert Wong Gilbert Wong, Chairperson Design Review Committee G:IPlanninglDRCI res 1 2004 IR-2004-31 res.doc ~l 1"1'1'lll1'M c.. -l I I I '" ... ~" 1-,0;7 lid: ¡(i ....,..,...¡. II II. * f'I'\. , or ~. ,~."': ~ «\~'; ,~ :;"_ 'tt: _, ",^ ~¡ .. ~.L).",.·I~., .,'.'. I '.'.'!:., I !i;~r;.~I: ~' 'iìl~L I) ~ .. .... . 1... ~.)j ! it~.~1.¡, '. 1.1., .~. )..'.... . : ".' - 'i"""I.., ,I . I:A.." . ' 1" II'," i!'I"1I"~' '" , , " '. ll'''''~. ", ", I . " .' T' 1 , r", I " I '''~ ,"': lii"";~ '-"~, !, tl I'. ~; ,.1,. . !.,. "'" ' ilt. ". ii', I:. . I. ~ ¡¡ 1>. !"'~ ',., ~, '. ' ri.I~I" ~ "~!i!: I~Jt" i"'" ~. 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