DRC Summary 110304
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:
November 5, 2004
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
November 3, 2004.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
EXC-2004-14; Alan Ford (Pick Up Stix), 20530 Stevens Creek Boulevard
Description
Exception to the sign ordinance to allow a sign that is 3 feet, 4 inches in height
when 2 feet in height is allowed (Crossroads Shopping Center).
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective November 3, 2004. The fourteen-calendar day appeal will expire on
November 17, 2004.
Enclosures:
Design Review Committee Report of November 3, 2004
Resolution No. 183
Plan Set
2. Application
R-2004-36; Louie Leu (Iqbal residence), 1358 S. Stelling Road (Lot 2)
Description
Residential Design Review for a new, two-story 3,980 square foot residence.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective November 3, 2004. The fourteen-calendar day appeal will expire on
November 17, 2004.
Enclosures:
Design Review Committee Report of November 3, 2004
Resolution No. 184
Plan Set
G:planning/Drc/110304 summaryletter.doc
To:
From:
Subject:
Location:
Design Review Committee
Gary Chao, Assistant Planner
Application: EXC-2004-14
20530 Stevens Creek Blvd.
Date: November 3, 2004
Proiect Description: Exception to the sign ordinance to allow a sign that is three feet
and four inches in height when two feet is height is allowed (Crossroads Shopping
Center).
RECOMMENDATION:
Staff recommends approval of EXC-2004-14, based on the model resolution.
DISCUSSION:
The intent of the Sign Ordinance is to "provide architectural and aesthetic harmony of
signs as they relate to building design" and to "provide [sign regulations] that will
allow for good visibility for the public and the needs of the business."
Sign Height
According to the Sign Ordinance, the maximum allowable wall sign height is 24 inches
(two feet) provided that the building is set back at least 50 feet from the property line.
The applicant could choose to design the sign to fit the height limit, but the sign will not
be proportioned to the signage band and other wall signs in the center. In fact, the
applicant has already installed a wall sign that conforms to the maximum sign height of
two feet to illustrate. (Please see pictures below)
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October 27, 2004
EXC-2004-14
Page 2 of 2
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At two feet tall the conforming sign creates a blank area on the signage band. Not only
does this look out of proportion, it does not provide good visibility to the public and for
the needs of the business. The applicant is requesting an exception to allow for the sign
height to be three feet and four inches. In the past, exceptions have been granted to
walls signs that are stacked vertically (due to corporate design) instead of taking up the
entire allowable 70% of the store frontage horizontally. The requested sign only takes
up approximately 40% of the width of the store frontage. In staff's judgment, better
sign proportions and better visibility are achieved with the requested exception;
therefore, the literal enforcement of the regulations is inconsistent with the intent of the
regulations.
Enclosures:
Model Resolution
Plan Set
Prepared by: Gary Chao, Assistant Planner
Approved by: Ciddy Wordell, City Planner
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EXC-2004-14
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
FOR A SIGN EXCEPTION TO THE SIGN ORDINANCE TO ALLOW A
SIGN THAT IS 3 FEET, 4 INCHES IN HEIGHT WHEN 2 FEET IN
HEIGHT IS ALLOWED (CROSSROADS SHOPPING CENTER)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2004-14
Alan Ford (Pick Up Stix)
20530 Stevens Creek Blvd.
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a Sign Exception, as described in this Resolution; and
WHEREAS, the Design Review Committee finds that the changes are beneficial and
compatible with the surrounding area;
1. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of this title;
2. That the granting of the exception will not result in a condition which is
materially detrimental to the public health, safety, or welfare; and
3. That the exception to be granted is one that will require the least modification of
the prescribed regulations and the minimum variance that will accomplish the
purpose.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. EXC-2004-14, is here by approved; and
That the subconclusions upon which the findings and conditions specified in this
Resolution are based and contained in the public hearing record concerning Application
EXC-2004-14 as set forth in the Minutes of the Design Review Committee Meeting of
November 3,2004, and are incorporated by reference herein.
] - s
Resolution No.
Page 2
EXC-2004-14
November 3, 2004
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Pick Up Stix, Cupertino Crossroads
Center, 20530 Stevens Creek Blvd., Cupertino, CA" dated August 30, 2004, except
as amended by this resolution.
2. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant
to Government Code Section 66020( d) (1), these Conditions 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 3rd day of November 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
) -1
EXC-2004-14
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 183
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
FOR A SIGN EXCEPTION TO THE SIGN ORDINANCE TO ALLOW A
SIGN THAT IS 3 FEET, 4 INCHES IN HEIGHT WHEN 2 FEET IN
HEIGHT IS ALLOWED (CROSSROADS SHOPPING CENTER)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2004-14
Alan Ford (Pick Up Stix)
20530 Stevens Creek Blvd.
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a Sign Exception, as described in this Resolution; and
WHEREAS, the Design Review Committee finds that the changes are beneficial and
compatible with the surrounding area;
1. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of this title;
2. That the granting of the exception will not result in a condition which is
materially detrimental to the public health, safety, or welfare; and
3. That the exception to be granted is one that will require the least modification of
the prescribed regulations and the minimum variance that will accomplish the
purpose.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. EXC-2004-14, is here by approved; and
That the subconclusions upon which the findings and conditions specified in this
Resolution are based and contained in the public hearing record concerning Application
EXC-2004-14 as set forth in the Minutes of the Design Review Committee Meeting of
November 3,2004, and are incorporated by reference herein.
Resolution No. 183
Page 2
EXC-2004-14
November 3, 2004
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Pick Up Stix, Cupertino Crossroads
Center, 20530 Stevens Creek Blvd., Cupertino, CA" dated August 30, 2004, except
as amended by this resolution.
2. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant
to Government Code Section 66020(d) (1), these Conditions 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. 1£ 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 3rd day of November 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:
/s/ Ciddy Wordell
Ciddy Wordell
City Planner
/s/ Gilbert Wong
Gilbert Wong, Chairperson
Design Review Committee
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To:
From:
Subject:
Location:
Design Review Committee
Gary Chao, Assistant Planner
Application: R-2004-36
1358 S. Stelling Road
Date: November 3, 2004
Proiect Description: Residential Design Review for a new two-story 3,980 square foot
residence.
RECOMMENDATION:
Staff recommends that the Design Review Committee take the following action:
1. Approve R-2004-36 subject to the model resolution.
BACKGROUND
The project is located on an 8,860 square foot site and the proposed house is 3,980 square feet
(44.9% FAR) and the second floor is approximately 34% of the ground floor. The surrounding
neighborhood is a mixture of one and two-story homes on similarly sized lots. The project
architect designed an approved two-story home on Mira Vista Avenue (File No. RDRC-2000-
06) and the project's design mirrors the Mira Vista home. Since the site not in the same
vicinity, staff is not concerned with the similarity.
DISCUSSION
Ordinance Conformance
The project conforms to all aspects of the R1 Ordinance. The proposed second story area is
within the allowable 35% second story to ground floor ratio and the amount of the second
story exposed walls over six feet tall is under 50% of the total combined perimeter walls. In
addition, effective wall offsets and articulations are provided on the second story walls
exceeding the minimum required by the R1 Ordinance.
Guideline Conformance
The Ordinance requires that the Design Review Committee make findings that the project
conforms to the residential design guidelines. The project conforms to the City's residential
design guidelines in that the building forms, roof pitches, eave heights, ridge heights, and
entry feature heights are all compatible with the existing homes in the neighborhood. The
single story exterior wall heights along the sides are well scaled compared to the immediate
neighbors. Also, ample second story setbacks are provided from all sides to provide smooth
transitions from adjacent single-story homes. Lastly, the building materials proposed are well
suited for the design and compatible with the neighboring homes. The City's architectural
consultant has reviewed and recommends approval of the project.
Attachments:
Model Resolution
Plan Set
Prepared by:
Approved by:
Gary Chao, Assistant Pla~J..¡;:L
Peter Gilli, Senior Planner i ZW
;2-1
R-2004-36
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 3,980 SQUARE FOOT RESIDENCE.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant/ Owner:
Location:
R-2004-36
Louie Leu/Khurram Iqbal (Eden Homes)
1358 S. Stelling Road
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, the
zoning ordinance and the purposes of this title.
2. The granting of this permit will not result in a condition that is detrimental or
injurious to property or improvements in the vicinity.
3. The proposed residence has been designed to be in scale and harmonious with
the general neighborhood.
4. The proposed residence is consistent with design guidelines developed by the
Director of Community Development.
5. The proposed residence will not result in significant adverse visual impacts as
viewed from adjoining properties.
d-'d-
Resolution No.
Page 2
R-2004-36
November 3, 2004
----------------------------------------------------------------
----------------------------------------------------------------
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. R-2004-36, is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this
Resolution are based and contained in the public hearing record concerning Application
R-2004-36 as set forth in the Minutes of the Design Review Committee Meeting of
November 3, 2004, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Stelling Road Residence, 1358 S. Stelling
Road, Lot 2, Cupertino, CA 95014," dated October 28, 2004, except as amended by
this resolution.
2. PRIVACY PROTECTION PLANTING
The applicant shall submit a final privacy protection plan indicating the planting of
City approved trees to screen all new second story windows in accordance with the
City's R1 Ordinance. This plan shall be submitted for review and approval prior to
issuance of the final occupancy. Only evergreen existing trees could be used as
privacy protection trees. Also, a letter from a certified arborist shall be submitted for
review and approval stating the health! specie of the existing tree and also that it is
appropriate for privacy screening purposes.
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 unless waivers are obtained from adjacent property owners. The
precise language will be subject to approval of Planning staff. Proof of recordation
must be submitted to the Community Development Department prior to final
occupancy of the residence.
4. CONSULT A TION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and! or agencies with
regard to the proposed project for additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the Design
Review Committee.
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
:;<-3
Resolution No.
Page 3
R-2004-36
November 3, 2004
----------------------------------------------------------------
----------------------------------------------------------------
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 3rd day of November 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
d-4-
R-2004-36
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 184
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING
A NEW, TWO-STORY 3,980 SQUARE FOOT RESIDENCE.
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant/ Owner:
Location:
R-2004-36
Louie Leu/Khurram Iqbal (Eden Homes)
1358 S. Stelling Road
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, the
zoning ordinance and the purposes of this title.
2. The granting of this permit will not result in a condition that is detrimental or
injurious to property or improvements in the vicinity.
3. The proposed residence has been designed to be in scale and harmonious with
the general neighborhood.
4. The proposed residence is consistent with design guidelines developed by the
Director of Community Development.
5. The proposed residence will not result in significant adverse visual impacts as
viewed from adjoining properties.
Resolution No. 184
Page 2
R-2004-36
Novernber3,2004
================================================================
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. R-2004-36, is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this
Resolution are based and contained in the public hearing record concerning Application
R-2004-36 as set forth in the Minutes of the Design Review Committee Meeting of
November 3,2004, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Stelling Road Residence, 1358 S. Stelling
Road, Lot 2, Cupertino, CA 95014," dated October 28, 2004, except as amended by
this resolution.
2. PRIVACY PROTECTION PLANTING
The applicant shall submit a final privacy protection plan indicating the planting of
City approved trees to screen all new second story windows in accordance with the
City's R1 Ordinance. This plan shall be submitted for review and approval prior to
issuance of the final occupancy. Only evergreen existing trees could be used as
privacy protection trees. Also, a letter from a certified arborist shall be submitted for
review and approval stating the health/ specie of the existing tree and also that it is
appropriate for privacy screening purposes.
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 unless waivers are obtained from adjacent property owners. The
precise language will be subject to approval of Planning staff. Proof of recordation
must be submitted to the Community Development Department prior to final
occupancy of the residence.
4. CONSULT A TION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/ or agencies with
regard to the proposed project for additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the Design
Review Committee.
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
Resolution No. 184
Page 3
R-2004-36
November 3, 2004
----------------------------------------------------------------
----------------------------------------------------------------
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 3rd day of November 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:
/s/ Ciddy Wordell
Ciddy Wordell
City Planner
/s/ Gilbert Wong
Gilbert Wong, Chairperson
Design Review Committee
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