HomeMy WebLinkAboutDRC Summary 040705
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:
April 8, 2005
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
April 7, 2005.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
EXC-2005-07; Tom Pforsich, Southwest corner of De Anza Blvd. & Rodrigues
Avenue
Description
Sign Exception for the Civic Park Master Sign Program.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective April 7, 2005. The fourteen-calendar day appeal will expire on April 21,
2005.
Enclosures:
Design Review Committee Report of April 7, 2005
Resolution No. 206
Approved Plans
2. Application
U-2004-12, ASA-2004-15, Robert Rickman, 10200 Empire Avenue
Description
Use Permit for a second story and garage addition to an existing one-story,
single-family residence in a P(Res) Planned Development with Residential Intent
zoning district.
Architectural and Site Approval for a second story and garage addition to an
existing one story single-family residence.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective April 7, 2005. The fourteen-calendar day appeal will expire on April 21,
2005.
Enclosures:
Design Review Committee Report of April 7, 2005
Resolution No. 207 & 208
Approved Plans
G:planning/Drcl040705 summary/etter.doc
To:
From:
Subject:
Location:
Design Review Committee Date: April 7, 2005
Peter Gilli, Senior Planner
Application: EXC-2005-07
Southwest corner of De Anza Blvd. and Rodrigues Ave.
Proiect Description: Master sign program for the Civic Park development, including
various sign exceptions.
RECOMMENDATION:
Staff recommends approval of EXC-2005-07, based on the model resolution.
BACKGROUND:
The Sign Ordinance defines Decorative Statuary as any "structure or device of any kind
or character placed solely for aesthetic purposes and not to promote any product or
service." Such items are permitted only with Planning Commission approval.
The Column elements of the Civic Park sign program could be considered as decorative
statuary, but the sign exception process with the Design Review Committee is more
expedient.
Sign Exceptions
Exceptions are needed for the Columns, which are being considered ground signs, due
to their height and the number proposed, and for the Directional Signs that are visible
from the public street.
DISCUSSION:
Columns
Primary Column
The main identifier for the Civic Park development will be Primary Columns, shown on
Page 0.0. There will be seven of these columns, paired at the three primary entrances to
the project area with the remaining column at the corner of Torre Avenue and
Rodrigues A venue, as shown on Sheet 51.1. The design and placement of the Primary
Columns are appropriate for a development of this size.
Secondary Column
A total of eight Secondary Columns are proposed for the secondary entrances to the
project and in the park. The applicant may want to consider using Secondary Columns
on the southern border of the project area, where there are two access points to the
project area from the parking lots of neighboring office buildings. Otherwise, staff has
no concerns about the Secondary Columns.
~-I
EXC-2005-07
The proposed Columns are compatible with the overall development of the site and will
be effective identifiers for the project; both issues are part of the purpose and intent of
the Sign Ordinance.
Since the proposed Columns are only located in key entry points to the development
and around the public park area, staff considers the exceptions for the number of
columns to be the least modification necessary to effectively provide identification for
the Civic Park project.
Directional Signs
The third sheet of the plan set shows the directional signs that will be used. These signs
are located at key pedestrian locations throughout the project, but some of them will be
visible from the public street. Therefore, they technically require exceptions. Staff is
including these signs in the exception request as more of a formality.
/0-.
Enclosures:
Model Resolution
Plan Set
Prepared by: Peter Gilli, Senior Planner
Approved by: Ciddy Wordell, City Planner ¿~~¿.tj k/ ë^~~: ("'þ'
G: \Plamring\ DRC\staff rep \2005\ EXC-2005-07.doc
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EXC-2005-07
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING SIGN EXCEPTIONS FOR THE MASTER SIGN PROGRAM
FOR THE CIVIC PARK DEVELOPMENT.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2005-07
Tom Pforsich
Southwest corner of De Anza Blvd. and Rodrigues Ave.
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-2005-07, 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-2005-07 as set forth in the Minutes of the Design Review Committee Meeting of
April 7, 2005, and are incorporated by reference herein.
;}-3
Resolution No.
Page 2
EXC-200S-07
April 7, 2005
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Civic Park Cupertino," by Ross Luthin
Creative, except as amended by this resolution.
2. SIGN PROGRAM
This document shall be considered the sign program for the Civic Park Master Plan
Area. Specific signage for the R1 and R2 project shall be consistent with this
program and shall be processed without formal review unless deemed necessary by
staff, in which case a Minor Modification will be required subject to approval by the
Director of Community Development. If Sign Exceptions are required for future
signage, they shall be processed consistent with the Sign Ordinance.
3. STOP SIGNS
The number, size and location of stop signs shall be subject to staff approval prior
to installation.
4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant
to Government Code Section 66020(d) (1), these Conditions constitute written
notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified that
the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section 66020(a),
has begun. If you fail to file a protest within this 90-day period complying with all
of the requirements of Section 66020, you will be legally barred from later
challenging such exactions.
PASSED AND ADOPTED this 7th day of April 2005, 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:
ATTEST:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
APPROVED:
Ciddy Wordell
City Planner
Marty Miller, Chairperson
Design Review Committee
;)-4
EXC-2005-07
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 206
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING SIGN EXCEPTIONS FOR THE MASTER SIGN PROGRAM
FOR THE CIVIC PARK DEVELOPMENT.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2005-07
Tom Pforsich
Southwest corner of De Anza Blvd. and Rodrigues Ave.
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-2005-07, 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-2005-07 as set forth in the Minutes of the Design Review Committee Meeting of
April 7, 2005, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
Resolution No. 206
Page 2
EXC-2005-07
April 7, 2005
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "Civic Park Cupertino," by Ross Luthin
Creative, except as amended by this resolution.
2. SIGN PROGRAM
This document shall be considered the sign program for the Civic Park Master Plan
Area. Specific signage for the Rl and R2 project shall be consistent with this
program and shall be processed without formal review unless deemed necessary by
staff, in which case a Minor Modification will be required subject to approval by the
Director of Community Development. If Sign Exceptions are required for future
signage, they shall be processed consistent with the Sign Ordinance.
3. STOP SIGNS
The number, size and location of stop signs shall be subject to staff approval prior
to installation.
4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant
to Government Code Section 66020(d) (1), these Conditions constitute written
notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified that
the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section 66020(a),
has begun. If you fail to file a protest within this 90-day period complying with all
of the requirements of Section 66020, you will be legally barred from later
challenging such exactions.
PASSED AND ADOPTED this 7th day of April 2005, 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:
ATTEST:
COMMISSIONERS: Commissioner Giefer and Chairperson Miller
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
APPROVED:
Isl Ciddy Wordell
Ciddy Wordell
City Planner
I sl Marty Miller
Marty Miller, Chairperson
Design Review Committee
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To:
From:
Subject:
Location:
Design Review Committee
Peter Gilli, Senior Planner
Application: U-2004-12, ASA-2004-15
10200 Empire Avenue
Date: April 7, 2005
Proiect Description: Use Permit and Architectural Site Approval for a second-story
and garage addition to an existing one-story, single-family residence in a P(Res)
Planned Development with Residential Intent zoning district.
RECOMMENDATION:
Staff recommends that the DesignReview Committee:
1. Approve U-2004-12 and ASA~2004-15 based on the model resolutions.
BACKGROUND:
The Design Review Committee reviewed this item at its March 3, 2005 meeting. The
Committee gave the following direction to the applicant:
· Verify that the Floor Area Ratio (FAR) is no more than 55%;
· Provide illustrations to reflect the intended exterior detailing of the house.
DISCUSSION:
Proposed House Compared to DRC Direction
DRC
Plan Set Direction Difference
Site (sq. ft.) 4,750 - -
Total House (sq. ft.) 2,681 2,613 69
- First StOry (sa. ft.) 1,676 - -
- Second Story (sa. ft.) 1,005 - -
FAR 56.4% 55.0% 1.4%
The U-2004-12 model resolution calls for a maximum FAR of 55.0%.
Design
The plan set elevations show the proposed detailing to the exterior. The proposed
detailing will effectively reduce the visual bulk of the taIl wall planes, especially on the
sides. Staff supports the design without any changes.
Prepared by:
Approved by:
Peter Gilli, Senior Planner
Ciddy Wordell, City Planner
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Enclosures:
Plan Set
March 3, 2005 Attachments
Model Resolution (U-2004-12)
Model Resolution (ASA-2004-15)
3-1
ASA-2004-15
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN
ARCHITECTURAL AND SITE REVIEW FOR A TWO-STORY SINGLE-F AMIL Y
DETACHED RESIDENCE IN A P(RES) PLANNED DEVELOPMENT WITH RESIDENTIAL
INTENT ZONING DISTRICT.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2004-15
Robert Rickman
10200 Empire Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The 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. The proposal will use materials and design elements that compliment the existing and
neighboring structures;
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-2004-15
set forth in the Minutes of the Design Review Committee meeting of April 7, 2005, and are
incorporated by reference as though fully set forth herein.
3-~
Model Resolution
Page 2
ASA-2004-15
April?,2005
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROJECT
Approval is based on the plan set entitled: "Rickman Residence" dated March 3, 2005 and
consisting of twelve sheets, except as may be amended by the conditions contained in this
approval.
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 7th day of April 2005, 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
Marty Miller, Chairperson
Design Review Committee
G: \ Planning \ PD REPORT\ RES \ ASA-2004-15 res.doc
3-3
U-2004-12
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT FOR A ONE AND TWO STORY ADDITION TO A SINGLE-
FAMILY RESIDENCE IN A P(RES) PLANNED DEVELOPMENT WITH RESIDENTIAL
INTENT ZONING DISTRICT.
SECTION I: PROTECT DESCRIPTION
Application No(s):
Applicant:
Location:
U-2004-12
Robert Rickman
10200 Empire Avenue
SECTION II: FINDINGS FOR USE PERMIT
WHEREAS, the Planning Commission of the City of Cupertino received an application for a
Use Permit, as described in Section I of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission 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 proposed use, 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 proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby recommended for approval,
subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof;
and
3-4-
Model Resolution
Page 2
U-2004-12
April 7, 2005
That the subconclusions upon which the findings and conditions specified in this resolution
are based are contained in the public hearing record concerning Application No. U-2004-12,
as set forth in the Minutes of the Planning Commission Meeting of April 7, 2005, and are
incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
Approval is based on the plan set entitled: "Rickman Residence" dated February 24, 2005
and consisting of four sheets labeled AI, through A4 by Team2 Architecture and Design,
amended by the hand-drawn, undated building elevations by Robert Rickman, except as
may be amended by the conditions contained in this approval.
2. FLOOR AREA RATIO
The maximum floor area ratio shall be 55.0%.
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. .
PASSED AND ADOPTED this 7th day of April 2005, 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
Marty Miller, Chairperson
Design Review Committee
3-5
To:
From:
Subject:
Location:
Design Review Committee
Peter Gilli, Senior Planner
Application: U-2004-12, ASA-2004-15
10200 Empire Avenue
Date: March 3, 2005
Project Description: Use Permit and Architectural Site Approval for a second-story
and garage addition to an existing one-story, single-family residence in a P(Res)
Planned Development with Residential Intent zoning district.
RECOMMENDATION:
Staff recommends that the Design Review Committee take the following action:
1. Discuss the item;
2. Continue the item for one month.
BACKGROUND:
The Design Review Committee reviewed this item at its February 2, 2005 meeting. The
Committee gave the following direction to the applicant:
· Reduce Floor Area Ratio (FAR) to no more than 55%
· Provide articulation on the north elevation between the first and second story
· Use a stronger dormer element on the front elevation
· Lower the roof pitch of the main roof to reduce the height of the building
The applicant submitted revised plans but indicated that the architectural plans do not
reflect what the final exterior elevations will look like. A pencil drawing of the
preferred elevations is enclosed.
If the applicant provides professionally drawn plans at the March 3 meeting and if the
Committee is satisfied with all of the other aspects of the applicant's proposal, then a
final action is appropriate; otherwise direction should be provided and the item should
be continued for an additional month.
DISCUSSION:
Floor Area
The subject site is 4,750 sq. ft. in area. The applicant proposes a 2,727 sq. ft house, with a
1,685.74 sq. ft. first story and a 971.25 sq. ft. second story with 70 sq. ft. of high volume
area. This results in a floor area ratio of 57.4% and a second-story proportion of 61.8%.
There is recent precedent in this neighborhood to allow a home with a 50% floor area
ratio and for a second-story proportion of 55%. While the Committee indicated support
for a 55% FAR, staff recommends no more than 50%, since that is the maximum size
that has been allowed in the neighborhood. Staff also recommends that the second-
story area be reduced to 55% of the first story, primarily to allow for greater articulation
between the first and second story wall planes.
3-<0
U-2004-12, ASA-2004- L
2
Design
The quality of the design and its compatibility with the neighborhood is staffs primary
basis in its review of the appropriateness of exceeding a 45% FAR or having smaller
setbacks than the R1 Ordinance requires. As proposed, staff has significant concerns
with the design, especially the asymmetrical roof forms with varying roof pitches. Staff
recommends that a new design with more traditional building and roof forms be
u tiIized.
If the Committee approves the design concept proposed, at a minimum, false roof
beams, rafter tails or corbels should be considered to add detail to the roof line and
distract the eye from the undetailed wall planes.
Articulation
The applicant has made minor changes to address the two story wall plans on the side
and rear elevations. Staff recommends that the second-story area be reduced in size so
that there can be wall offsets between the first and second story.
Prepared by:
Approved by:
Peter Gilli, Senior Planner é;'
Ciddy Wordell, City Planner;""'-Z""..¿.¿ý 2ú~~o
Enclosures:
Architectural Plan Set
Hand-drawn Elevations
February 2, 2005 Attachments
Model Resolution (U-2004-12)
Model Resolution (ASA-2004-15)
3--::¡-
To:
From:
Subject:
Location:
Design Review Committee
Peter Gilli, Senior Planner
Application: U-2004-12, ASA-2004-15
10200 Empire Avenue
Date: February 2, 2005
Project Description: Use Permit and Architectural Site Approval for a second-story
and garage addition to an existing one-story, single-family residence in a P(Res)
Planned Development with Residential Intent zoning district.
RECOMMENDATION:
Staff recommends that the Design Review Committee take the following actions:
1. Review the proposed project
2. Receive public input
3. Provide direction to the applicant
4. Continue the application
BACKGROUND:
The subject site is located in the Monta Vista Planning Area, north of Stevens Creek
Boulevard. The neighborhood is a collection of properties of varying size and
dimension, but the predominant pattern is of small, narrow lots. There are a mix of
residential uses in the neighborhood as well, with some duplexes, occasional apartment
buildings and single family residences.
The neighborhood was zoned P(Res) Planned Development with Residential Intent
when incorporated into the City. This zoning allows existing uses to remain, but does
not allow these uses to change. Therefore, a site that is currently a single-family
residence cannot be redeveloped into a duplex, and vice versa.
The zoning allows single-family homes to be constructed without Planning review as
long as it meets the Rl Ordinance. Homes that do not meet the Rl Ordinance are
required to get a Use Permit and Architectural Site Approval from the Design Review
Committee.
The proposed project does not conform to the Rl Ordinance, so special review is
required. The Design Review Committee has the authority to require any reasonable
modifications to the design it deems necessary to fulfill the required approval findings
including, but not limited to, reducing the building area and height or changing the
design scheme.
Staff considers the plans provided by the applicant to be the bare minimum necessary
for analysis. Since this project presents a number of significant issues for the Committee
3-ú
U-2004-12. ASA-2004-I.
2
to judge, staff did not require more complete plans at this time since there is the
possibility that the Committee may want significant changes to the design.
DISCUSSION:
The applicant proposes an interior remodel and first and second story additions to the
existing residence at 10200 Empire Avenue. The project has been reviewed a number of
times by staff and the City's architectural consultant. Fundamentally, the design
concept has not changed significantly since the original review.
Floor Area
The subject site is 4,750 sq. ft. in area. The applicant proposes a 3,285 sq. ft. house, with
a 1,908 sq. ft. first story and a 1,377 sq. ft. second story. This would result in a floor area
ratio of 69.2% and a second-story proportion of 72.2%. There is recent precedent in this
neighborhood to allow a home with a 50% floor area ratio and for a second-story
proportion of 55%. Staff recommends that the second-story area be reduced, which will
also result in a reduction to the overall floor area ratio.
The Design Review Committee has two options for the floor area:
1. Accept the ratios proposed
2. Require the applicant to reduce one or both of the ratios
Setbacks
The project will have the following setbacks:
Front Setback
First Story
Garage
Second Story
Right Side Setback
Garage
Second Story
Left Side Setback
First Story
Second Story
Rear Setback
First Story
Second Story
Provided
20 ft
18 ft
26 ft
Conforms to Rl ?
Yes
No (20 ft)
Yes
3 ft
7 ft
No (5 ft)
No (10 ft min + surcharge)
5 ft
5 ft
Yes
No (10 ft min + surcharge)
26 ft
26 ft
Yes
Yes
Given the constraints of the property and the existing house, staff supports the
proposed first-story setbacks, but recommends that the second-story setbacks be
3-9
U-2004-12. ASA-2004- L
3
increased, not necessarily to match Rl, but enough to provide more separation from
neighbors.
The Design Review Committee has three options for the setbacks:
1. Accept the proposed setbacks
2. Require the applicant to increase particular setbacks
Garage
The house currently has a covered carport. The applicant proposes enclosing this as a
garage. The carport is only set back three feet from the side property line, and the
garage will retain that setback.
Since the applicant is retaining the existing house, there is not sufficient room on the
property to provide a standard twenty-foot wide garage. The proposed garage will
have an interior width of sixteen and a half feet. The Parking Ordinance requires a
minimum of twenty feet. The Parking Ordinance also states it serves only as guidelines
in Planned Development zones. Therefore, the Design Review Committee can allow the
substandard width for this project as part of the Use Permit, without a separate Parking
Exception.
Staff would prefer a twenty-foot width, but will support eighteen-foot widths when
necessary. The width of the proposed garage will not likely be able to fit two cars.
The Design Review Committee has three options for the garage:
1. Accept the substandard width
2. Require the applicant to cut into the existing house to provide a wider garage
3. Require the applicant to utilize a tandem garage
Design
The quality of the design and its compatibility with the neighborhood is staff's primary
basis in its review of the appropriateness of exceeding a 45% FAR or having smaller
setbacks than the Rl Ordinance requires. As proposed, staff has significant concerns
with the design, especially the asymmetrical roof form. Alternative concepts were
proposed to the applicant that used more traditional forms, which are shown in the
attached comments.
While the asymmetrical roof reduces the mass and bulk of the structure from the front,
it creates a highly unusual and somewhat massive appearance from the sides. The side
views will be partially visible from the street as well, so the visual impact of this form
on the entire neighborhood should be considered.
3-10
U-2004-12, ASA-2004-1.
4
In addition to the tall wall planes on the sides, the rear elevation also has considerable
mass. Staff recommends that in conjunction with the reduction in the second story area
referenced above, the project be redesigned to incorporate more traditional forms.
The Design Review Committee has three options for the design:
1. Accept the proposed building forms
2. Require the applicant to make minor adjustments to the proposed building forms
3. Require the applicant to redesign the project to use more traditional building
forms with more articulation between the first and second story walls
Prepared by:
Approved by:
Peter GilIi, Senior Planner .
Ciddy Wordell, City Planner {!!?¿¿/6'-::::¿'C?¿,/
Enclosures:
Proposed Plan Set
Exhibit A: Use Permit and ASA Findings
Exhibit B: Original Elevations
Exhibit C: Larry Cannon concepts, March 29, 2004
Exhibit D: Larry Cannon concepts, July 19, 2004
Exhibit E: Staff comments, not dated
3-1 \
U-2004-12. ASA-2004-1.
5
Exhibit A:
Use Permit Findings
1. The proposed use, 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 proposed use will be located and conducted in a manner in accord with the
Cupertino General Plan and the purpose of this title.
ASA Findings
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,
any specific plan, zoning ordinances, applicable conditional use permits,
variances, subdivision maps or other entitlements to use which regulate the
subject property including, but not limited to, adherence to the following
specific criteria:
a. Abrupt changes in building scale should be avoided. A gradual transition
related to height and bulk should be achieved between new and existing
buildings.
b. In order to preserve the design harmony between new and existing
buildings and in order to preserve and enhance property values, the
materials, textures and colors of new buildings should harmonize with
adjacent development by being consistent or compatible with design and
color schemes, and with the future character of the neighborhood and
purposes of the zone in which they are situated.
c. With respect to new projects within residential neighborhoods, new
development should be designed to protect residents from noise, traffic,
light and visually intrusive effects by use of buffering, setbacks,
landscaping, walls and other appropriate design measures.
3- I ;;V
EXHIBIT B
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3-15
Roofforms at
entry lock good
Place arched windows
closer together
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C¡æ:mIC, should have sane
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Are these meant to
be french doors?
Not sure appropriate
on front of house
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Use gable dormer(s) similar to front
or shed dormer
Roof overhang
conditions shown
differently on side
and front elevations
Exaggerated roof form
severe and out of keeping
w~h neiQhboring house
Carsider slmp/efams
as shown belcwv
This whole area is
open at ground floor
Consider moving some
second floor space
to first floor ~ bedroom #2
as shown on floor plans
is quite large
Provide simple roof forms
!S
Extend length of roof
over side door
artter to use
r eet angul ar
window heads
on bay window
10200 Empire Avenue
Cupertino
Elevation Comments 3-1 ( ~
Cannon Design Group W
March 29, 2004
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" .. ï:=H This works
: ¡ ~ r ' . functionally,
~ - . r· : I but is very tight
'.' I 'I' and not very
" ,,' J1f! pleasant
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What is
this space?
SECOND FLOOR PLAN
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overhang
seems
awkward
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'-______Jr 1--_--_---------------. and front elevations
I
Bay window form is awkward
Suggest changing to rectangular
10200 Empire Avenue
Cupertino
Floor Plan Comments
Cannon Design Group 3> - 1-
March 29, 2004
FIRST FLOOR PLAN
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--.
Gable dormer
to relate to front
facade gables
·
·
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:. I Extend roof
:~ overhang
;-
.
·
Add
column
WEST
Add stone base to match dining
room and garage front
Simplify Dining Room
building form
Inset gable
wall
Shed
dormers
EAST
SUGGESTED ELEVATION CHANGES
10200 Empire Avenue
Cupertino
CANNON DESIGN GROUP
July 19, 2004
SOUTH
Add stone base to match dining
room and garage front
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Is applicant sure that
toilet should be enclosed?
May not be able to enter
space and close door
Doubt if useable
as Reading Loft
Compsre to size
of person
superimposed
on the plan
Ceiling height
uncomfortably low
See section
Normal place
to put washer
and dryer, but
may not be
enough room
FLOOR PLAN COMMENTS
10200 Empire Avenue
Cupertino
CANNON DESIGN GROUP
July 19. 2004
'-r' ~"':R=::" - --~;~~ --1----,;::;----::/1
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seems substandard
in size for major
bedrooms
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Bedroom 3
Bedroom 4
COve Patio
"
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This is a very large space
In which It may be very hard
," to arrange furniture
J
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Room. /' 1- FIÍiiiFíOOiI45i:i;;q, If
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L Simplify form
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If drawing and dimensions are correct,
this is an uncomfortable ceiling height
.
t,r
~
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BUILDING SECTION COMMENTS
10200 Empire Avenue
Cupertino
CANNON DESIGN GROUP
July 19. 2004
3-;;>::z
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RICKMAN
RESIDENCE
10200 EMPIRE AVENUE, CUPERTINO
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RESIDENCE
10200 EMPIRE AVENUE, CUPERTINO
SITE PLAN
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RICKMAN
RESIDENCE
10200 EMPIRE AVENUE. CUPERTINO
PROPOSED
SECOND FLOOR PLAN
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DEC 7TH. 2004-
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RICKMAN
RESIDENCE
10200 EMPIRE AVENUE. CUPERTINO
PROPOSED
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OEe 7TH. 2004-
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RESIDENCE
10200 EMPIRE AVENUE. CUPERTINO
PROPOSED
ELEVATIONS
DEC 7TH, 2004
SCALE 1/8"=1'-0"
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RESIDENCE
10200 EMPIRE AVENUE, CUPERTINO
SEGTIGNS
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DEC 7TIî. 2004-
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1Ó2ÓÓ ÉMPIRE AVÉNUr. ôUpÉRflNO
SECTIONS
DEe 7TH, 20Ó4
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!r33
U-2004-12
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT FOR A ONE AND TWO STORY ADDITION TO A SINGLE-
FAMILY RESIDENCE IN A P(RES) PLANNED DEVELOPMENT WITH RESIDENTIAL
INTENT ZONING DISTRICT.
SECTION I: PROTECT DESCRIPTION
Application No(s):
Applicant:
Location:
U-2004-12
Robert Rickman
10200 Empire Avenue
SECTION II: FINDINGS FOR USE PERMIT
WHEREAS, the Planning Commission of the City of Cupertino received an application for a
Use Permit, as described in Section I of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission 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 proposed use, 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 proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby recommended for approval,
subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof;
and
3-34-
Model Resolution
Page 2
U-2004-12
March 3, 2005
That the subconclusions upon which the findings and conditions specified in this resolution
are based are contained in the public hearing record concerning Application No. U-2004-12,
as set forth in the Minutes of the Planning Commission Meeting of March 3,2005, and are
incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
Approval is based on the plan set entitled: "Rickman Residence" dated February 24, 2005
and consisting of four sheets labeled AI, through A4 by Tearn2 Architecture and Design,
amended by the hand-drawn, undated building elevations by Robert Rickman, except as
may be amended by the conditions contained in this approval.
2. FLOOR AREA RATIO
The maximum floor area ratio shall be 55%.
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.
PASSED AND ADOPTED this 3rd day of March 2005, 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
Marty Miller, Chairperson
Design Review Committee
3-35
ASA-2004-15
CI1Y OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN
ARCHITECTURAL AND SITE REVIEW FOR A TWO-STORY SINGLE-F AMIL Y
DETACHED RESIDENCE IN A P(RES) PLANNED DEVELOPMENT WITH RESIDENTIAL
INTENT ZONING DISTRICT.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2004-15
Robert Rickman
10200 Empire Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The 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. The proposal will use materials and design elements that compliment the existing and
neighboring structures;
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-2004-15
set forth in the Minutes of the Design Review Committee meeting of March 3, 2005, and are
incorporated by reference as though fully set forth herein.
3- 3co
Model Resolution
Paj';e 2
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
ASA-2004-15
March 3, 2005
1. APPROVED PROTECT
Approval is based on the plan set entitled: "Rickman Residence" dated February 24, 2005
and consisting of four sheets labeled AI, through A4 by Team2 Architecture and Design,
amended by the hand-drawn, undated building elevations by Robert Rickman, except as
may be amended by the conditions contained in this approval.
2. FLOOR AREA RATIO
The maximum floor area ratio shall be 55%.
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.
PASSED AND ADOPTED this 3rd day of March 2005, 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:
Marty Miller, Chairperson
Design Review Committee
Ciddy Wordell
City Planner
G: \ Planning \ PDREPORT\RES IASA-2004-1S res.Mc
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3-35
U-2004-12
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 207
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT FOR A ONE AND TWO STORY ADDITION TO A SINGLE-
FAMILY RESIDENCE IN A P(RES) PLANNED DEVELOPMENT WITH RESIDENTIAL
INTENT ZONING DISTRICT.
SECTION I: PROTECT DESCRIPTION
Application No(s):
Applicant:
Location:
U-2004-12
Robert Rickman
10200 Empire Avenue
SECTION II: FINDINGS FOR USE PERMIT
WHEREAS, the Planning Commission of the City of Cupertino received an application for a
Use Permit, as described in Section I of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission 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 proposed use, 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 proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby recommended for approval,
subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof;
and
Resolution No. 207 U-2004-12 April 7, 2005
Page 2
That the subconclusions upon which the findings and conditions specified in this resolution
are based are contained in the public hearing record concerning Application No. U-2004-12,
as set forth in the Minutes of the Planning Commission Meeting of April 7, 2005, and are
incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
Approval is based on the plan set entitled: "Rickman Residence" dated February 24, 2005
and consisting of four sheets labeled AI, through A4 by Tearn2 Architecture and Design,
amended by the hand-drawn, undated building elevations by Robert Rickman, except as
may be amended by the conditions contained in this approval.
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 7th day of April 2005, 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 Giefer and Chairperson Miller
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Isl Ciddy Wordell
Ciddy Wordell
City Planner
I sl Marty Miller
Marty Miller, Chairperson
Design Review Committee
ASA-2004-15
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 208
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN
ARCHITECTURAL AND SITE REVIEW FOR A TWO-STORY SINGLE-FAMILY
DETACHED RESIDENCE IN A P(RES) PLANNED DEVELOPMENT WITH RESIDENTIAL
INTENT ZONING DISTRICT.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location;
ASA-2004-15
Robert Rickman
10200 Empire Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The 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. The proposal will use materials and design elements that compliment the existing and
neighboring structures;
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-2004-15
set forth in the Minutes of the Design Review Committee meeting of April 7, 2005, and are
incorporated by reference as though fully set forth herein.
Resolution No. 208
Page 2
ASA-2004-15
April 7, 2005
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
Approval is based on the plan set entitled: "Rickman Residence" dated March 3, 2005 and
consisting of twelve sheets, except as may be amended by the conditions contained in this
approval.
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 7th day of April 2005, 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 Giefer and Chairperson Miller
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
/s/ Ciddy Wordell
Ciddy Wordell
City Planner
Is/ Marty Miller
Marty Miller, Chairperson
Design Review Committee
G; \ Planning\PDREPORT\RES\ASA-2004-15 res,doc
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EXISTING FLOOR PLAN
- PROPOSED FLOOR PLANS
PROPOSED ELEVATIONS
- SECTIONS
SHEET INDEX
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RICØAN
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10200 EMPIRE AVENUE
CUPERTINO, CA
ROBERT RICKMAN
AREA CALCULATIONS
LOT SIZE
EXISTING FLOOR AREA
PROPOSED 1 ST FLR. AREA
PROPOSED 2ND FLR. AREA
TOTAL PROPOSED AREA
FAR.
2ND STORY PROPORTION
10200 EMPIRE AVENUE, CUPERTINO, CA 95014
TEL NO. 408-446-1445
4750 SF
- 1030 SF
- 1676 SF
- 973 SF
- 2649 SF
- 55%
- 58%
Issue
Date
02-01-2005
02-24...2005
03-03-2005
PlÄNNING REVIEW
PlÄNNING REVIEW
PlÄNNING REVIEW
PROJECT INIO.,
SI"EP~\&
EXST. FLOØIIØLAN
PROJECT DATA
ZONING
APN
TYPE OF CONSTRUCTION
APPLICABLE CODES
- PeRes) / R1
- 326-23-033
- V N
- 2001 CBC AND
AMENDMENTS
Project No: 2004-18 Date: 02-01-05
Drawn: SP Scale: AS NOTED
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