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.02 U-2006-12 George Adzich CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: TM-2006-11, U-2006-12, ASA-2006-21 George Adzich 21891 Granada Avenue Applicant: Property Location: Agenda Date: December 12, 2006 Application Summary: Tentative Map to subdivide a 19,842 square foot parcel into two lots (Lot 1 - 6,731 and Lot 2 - 9,498 square feet). In addition, the applicant is also requesting a Use Permit and an Architectural and Site approval to construct a new two-story 5,208 square foot residence on Lot 2. Lot 1 will remain vacant pending future development. RECOMMENDATION: Staff recommends that the Planning Commission approve TM-2006-11, U-2006- 10 and ASA-2006-18 with the staff suggested changes subject to the model resolutions. BACKGROUND: The proposed project site is located at the northeast corner of Granada Avenue and Minaker Court in a P(RES 4.4 to 12) - Planned Development Residential zoning district. Residential development in this zoning district is required to comply with the R1 Ordinance. If they do not comply with the R1 Ordinance, a Use Permit and Architecture and Site approval are required. The applicant is requesting a new two story home on Lot 2 with a 57% Floor Area Ratio (FAR) (the maximum allowed FAR is 45 %) and a reduced rear yard setback along the east property line. Currently, Minaker Court is constructed as a half (see diagram), the project will complete the remaining portion of the court, including all of the public infrastructures (sidewalk, curb! gutter and street lighting). Gral1adaAve. . . .. '.. '..;1 ~ .J ~ ~., -.. '; ",;Jl ""Y' ~.j __ .. ..~..I("" =:;:~~ ;1-1 TM-2006-11, U-2006-12, ASA-2006-21 Adzich Subdivision December 12, 2006 DISCUSSION: Aside from the proposed FAR and the rear yard setback, the proposed residence is consistent with all other aspects of the Rl Ordinance. Please refer to the following project summary table: Ordinance Pro losed Notes F .A.R. 45% 57% Covera e 45% 45% 2n~ to 1st Ratio 45% or 750 sq. ft. (whichever 22% is reater) 1" Floor Setbacks- Frollt: 20 Feet 20 Feet Side: Combined Min. 15 Feet (Min. Combined 16 Feet 5 feet on each side) Rear: 20 Feet (On a case of a lot with 5 property boundaries 20 Feet and 5 feet* *Use Permit and there will be two rear ards) ASA Requestedo 2nd Floor Setbacks - Front: 25 Feet 28 Feet Sides: Combine 25 Feet (Min. 10 feet Combine 66+ Feet (6 on each side) feet & 60+ Feet) Rear: 25 Feet (on a case of a lot with 5 property boundaries, there 25 Feet and 13 Feet* *Use Permit and will be two rear yards) ASA Requested. SlIrcharge: 15 Feet exhoa from the front, 44 Feet Exhoa sides or a combination thereof. Floor Area Ratio (FAR) According to the Rl Ordinance, the maximum allowable FAR is 45 %. However, greater flexibility of this rule is provided in a Planned Development Zoning District when developments are compatible with the surrounding neighborhood. The applicant provided a survey of 29 neighboring properties. The F ARs for the 29 homes ranged from 49 to 93 percent, with an average of 65 percent. The immediate adjacent homes that are located on the opposite side of Minaker Court (see diagram right) and to the north of the project site have FAR ranging from 58 % to 90 %. Based on the square footage comparison study and a visual massing study of the surrounding residences, staff is supportive of the proposed FAR of the project. 2 ,;)-::( TM-2006-1l, U-2006-12, ASA-2006-21 Adzich Subdivision December 12, 2006 Rear Yard Setback The majority of single family parcels located in the City of Cupertino consist of four property boundaries (front, two sides and a rear) in forms of rectangular shaped lots. In these cases, the rear yard (20-feet setback) is defined as the yard area most distant from and the most parallel to the street frontage (see right diagram). However, lots that are located at the end of cul-de-sacs often will have five property boundaries (a curved front lot line, two sides and two rear lot lines). As a result, there will be two required rear yards on these properties. The intent of this nile is to ensure that there are sufficient building separations to the adjacent properties to minimize any potential negative impacts. The project property (Lot 2) is located at the end of the cul-de-sac with five property boundaries and based on the above definition, the property has two rear yards (along the northerly and easterly property lines) as illustrated in the diagram to the left. The applicant is requesting that the rear yard along the easterly property line be reduced to 5 feet to match the side yard orientation of the adjacent residence. Staff is supportive of this request since the concept is consistent with the intent of the Ordinance. However the project house will have a 74 foot long wall span along the east elevation that is not well articulated. In addition, the east elevation will present a less than ideal building interface because it will virtually be 5 feet away from the adjacent neighbor's rear yard for a distance of approximately 30 feet. S -----Hn--r.-~_-~~,--'- ----- I, /tear y.,d ---- '1", '. il:SJ .: !~'" ~~,.' !." p,t^ 4\~ iB' ~ ) \_,;,. ""~ I , .c0u~ ~.~~~,~~;,' .., , " ,. ;y. 6R-1'\;,;&OA ...; /E r . -rR;;rIT-l T:"d_L I' . "LLot 1 \ Lol 2 i tf' Lot 3 . . 2-1 , I I .l1::~-l. Stred N t =,"'''=5'''>~(\!1'd~~LJj;;~;t7i' 5,,',-0'1 (. !. ; 1. ----! . - . ., . _ l-H Appn:~. 74 feet 3 ;l-3 TM-2006-11, U-2006-12, ASA-2006-21 Adzich Subdivision December 12, 2006 Even though there are some mature trees on the adjacent property that may offers some screening! staff is still concerned with the unarticulated wall plan and the potential visual impacts from the proposed east elevation. The City Arborist has also suggested that the building be set back further from the east property boundary in order to ensure preservation the mature trees on the neighbor!s yards (see Tree Preservation section of this report). If the Commission finds merit in the applicanf s request! then it has the following design options to help alleviate the above concerns: 1. Additional building articulation (recess or bump out of walls) be provided along the ground floor of the proposed house to help soften the long wall span and provide more architectural interest. 2. A minimum 10 foot single story building setback shall be maintained along the easterly elevation starting from the rear yard of the adjacent property. This will promote a better building interface and reduce potential negative visual impacts to the adjacent neighbor to the east. Tree Preservation The City's Consultant Arborist prepared a tree report for this project on November 21! 2006. According to the report! 4 trees located on the subject property and 8 located on the adjacent properties have been identified to be within the potential sphere of impact of the proposed project. Out of the 12 trees! only 2 are protected specimen species under the Citi s Ordinance (Tree #2 and #3, 48/1 and 32/1 Live Oak! respectively). Both of these trees are in good health but have co-dominant trunks attached at acute angles with imbedded bark (see picture). This structural condition can be managed by the use of cabling and pruning and thin the end weight of the limbs at highest risk. If this work is performed by a tree expert! the trees are expected to survive for many years. Ai~ ~ to. Staff believes that these two concerns may be addressed at the same time by setting the proposed great room another 5 feet away from the easterly property line (at 10 feet setback - please see right diagram). Should the Planning Commission adopt this measure, the revised plans shall be reviewed and approved by the Design Review Committee for approval. "... ':.. ..... . s:~' I . I ' j.I':.~ ~ 4 ;2-4 TM-2006-11, U-2006-12, ASA-2006-21 Adzich Subdivision lJecell1ber12,2006 In addition, the City Arborist raised concerns about the close proximity (10 feet) of the proposed third car garage to the trunk of Oak tree #2. Also concerns were raised that the potential development activities (i.e., trenching, drainage systems and grading) from the project may negatively impact trees #7 to #11. The following tree protection measures are recommended by the City Arborist: Options relating to Tree #2 1. In order for the Oak tree to survive, there must not be any significant root loss within 18 feet of the trunk. 2. Delete the third car garage/shop or recess the third car garage/shop further toward the back (north) of the property in order to provide a minimum of 18 foot setback from the trunk of tree #2 (see diagram below). 3. Any portion of the driveway located within the 18 foot zone shall be paved with porous material over geo-grids to allow water to permeate and minimum amount of soil disturbance. 4. Tree #2 must be cabled and pruned by a certified tree expert prior to the final occupancy of the home (this also applies to tree #3). bi"9 2 810';~f'tl#:~~::~~~;~.lJ~L;_ ,-, . 'f'(,d_,--_,"-_.'~' _-..>>n-r-::. \, ,. . \, \. 'h.~' ~ : i Options relating to Trees #7 -8 1. All drainage, trenching and grading activities must not occur within 3 feet of the easterly property line. 5 ;2-5 TM-2006-1l, U-2006-12, ASA-2006-21 Adzich Subdivision December 12, 2006 2. The proposed building footprint should be relocated further way (8 to 10 feet) from the easterly property line to facilitate more room for the root systems of the trees located on the adjacent property. This is consistent with staff's previous recommendation to require at least a 10 foot building setbacks along the east elevation in the interests of providing more building articulation and better building interface. Additional general tree protection measures that have been specified in the tree report will also be conditions of the project. Architectural Texture and Detailing No color/material board has been submitted for review at the time of the preparation of this staff report. The applicant will provide a color and material board at the Commission hearing. Letters of Support The applicant submitted 10 letters of support from the immediate surrounding neighbors including a letter that is from the adjoining neighbor east of the project property. Submitted by: Gary Chao, Associate Planner c.::::.: I Approved by: Steve Piasecki, Director of Community Development~ Enclosures: Model Resolutions Arborist Report Applicant's Presentation Package (including the property surveys and letters of support) Plan Set (copies of the Tentative Map and Tree Map will be provided at the' hearing) 6 ;L -to U-2006-12 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A USE PERMIT AND AN ARCHITECTURAL AND SITE APPROVAL TO CONSTRUCT A NEW TWO-STORY 5,208 SQUARE FOOT RESIDENCE WITH A REDUED REAR YARD SETBACK IN A PLANNED RESIDENTIAL ZONING DISTRICT SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Use Permit and an Architectural and Site Approval, as described in Section II 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; and 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 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 No. U-2006-12 and ASA-2006-21 as set forth in the Minutes of the Planning Commission Meeting of December 12, 2006, and are incorporated by reference as though fully set forth herein. SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: U-2006-12, ASA-2006-21 George Adzich 21891 Granada A venue J --1-' Resolution Page 2 U-2006-12 December 12, 2006 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on Exhibits titled: "MI'. & Mrs. George Adzich, Cupertino, CA," consisting of 6 pages dated October 16,2006 along with the tree key map and tentative map submitted at the hearing, except as may be amended by the Conditions contained in this Resolution. 2. BUILDING SETBACK & ARTICULATION The applicant shall work with staff to provide additional building articulation (recess or bump out of walls) be provided along the ground floor of the proposed house to help soften the long wall span and provide more architectural interest. In addition, a minimum 10 foot single story building setback shall be maintained along the easterly elevation starting from the rear yard of the adjacent property. This will promote a better building interface and reduce potential negative visual impacts to the adjacent neighbor to the east. Revised plans shall be reviewed and approved by the Design Review Committee prior to issuance of any building permits. 3. TREE PRESERVATION Options relating to Tree #2 . In order for the Oak tree to survive, there must not be any significant root loss within 18 feet of the trunk. . Delete the third car garage/ shop or recess the third car garage/ shop further toward the back (north) of the property in order to provide a minimum of 18 foot setback from the trunk of tree #2 (see diagram below). . Any portion of the driveway located within the 18 foot zone shall be paved with porous material over geo-grids to allow water to permeate and minimum amount of soil disturbance. . Tree #2 must be cabled and pruned by a certified tree expert prior to the final occupancy of the home (this also applies to tree #3). Options relating to Trees #7 -8 . All drainage, trenching and grading activities must not occur within 3 feet of the easterly property line. . The proposed building footprint should be relocated further way (8 to 10 feet) from the easterly property line to facilitate more room for the root systems of the trees located on the adjacent property. This is consistent with staff's previous recommendation to require at least a 10 foot building setbacks along the east elevation in the interests of providing more building articulation and better building interface. The final tree protection, garage, drainage and grading plans shall be reviewed and approved by the City Arborist prior to issuance of building permits. In addition, a bond in the amount of $20,000 shall be provided to the City in the interest of preserving Oak trees #2 and #3 during the duration of the project. 4. PRIVACY SCREENING A detailed privacy screening plan shall be submitted to the City for review and approval prior to issuance of building permits. The required screen trees or shrubs shall be recorded on the property as covenant to be preserved and maintained unless waivers are obtained which releases this requirement. ;}-'b Resolution Page 3 U-2006-12 December 12, 2006 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. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. PASSED AND ADOPTED this 12th day of December 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Marty Miller, Chair Planning Commission J~1 TM-2006-11 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A TENTATIVE MAP TO CREATE TWO PARCELS, APPROXIMATELY 6,731 AND 9,498 SQUARE FEET RESPECTIVELY, AT THE NORTHEAST CORNER OF GRANADA AVENUE AND MINAKER COURT SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Tentative Subdivision Map, as described in Section II 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) That the proposed subdivision map is consistent with the City of Cupertino General Plan. 2) That the design and improvements of the proposed subdivision are consistent with the General Plan. 3) That the site is physically suitable for the type and intensity of development contemplated under the approved subdivision. 4) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and unavoidable injure fish and wildlife or their habitat. 5) That the design of the subdivision or the type of improvements associated there with is not likely to cause serious public health problems. 6) That the design of the subdivision and its associated improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Tentative Subdivision Map is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and d'\O Resolution No. Page 2 TM-2006-11 December 12, 2006 That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. TM-2006-11 as set forth in the Minutes of the Planning Commission Meeting of December 12,2006, and are incorporated by reference as though fully set forth herein. SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: TM-2006-11 George Adzich 21891 Granada Avenue SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on the Plan Set titled, "Tentative Map, Lands of Adzich, 21891 Granada Avenue", dated October 2006, except as may be amended by the Conditions contained in this Resolution. 2. STREET WIDENING Street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 3. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 4. STREET LIGHTING INST ALLA TION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 5. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire as needed. 6. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers and/ or Regional Water Quality Control Board as appropriate. )-1 \ Resolution No. Page 3 TM-2006-11 December 12, 2006 7. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. 8. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City as needed. 9. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 10. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking & Inspection Fees: minimum b. Grading Permit: c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost: f. Map Checking Fees: g. Park Fees: h. Street Tree $ 5% of Off-Site Improvement Cost or $2,194.00 $ 6% of Site Improvement Cost or $2,060.00 minimum $ 2,000.00 $ 480.66 N/A $3,348.00 $15,750.00 By Developer Bonds: a. Faithful Performance Bond: 100% of Off-site and On-site Improvements b. Labor & Material Bond: 100% of Off-site and On-site Improvement c. On-site Grading Bond: 100% of site improvements. -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 11. TRANSFORMERS ) - '^ Resolution No. Page 4 TM-2006-11 December 12, 2006 Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. 12. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and street improvement plans. Erosion and or sediment control plan shall be provided. 13. STORMWATER QUALITY GUIDELINES FOR DEVELOPMENT PROTECTS For a project creating or replacing 10,000 square feet or more of impervious surface, the applicant must fulfill the City's storm water quality requirements, which includes but is not limited to a Storm Water Management Plan/Notice of Intent (NOI), BMP operation and maintenance responsibilities and BMP inspection and reporting. 14. TRAFFIC CONTROL PLAN The developer must submit a traffic control plan by a Registered Traffic Engineer to be approved by the City. The plan shall include a temporary traffic control plan for work in the right of way as well as a routing plan for all vehicles used during construction. All traffic control signs must be reviewed and approved by the City prior to commencement of work. The City has adopted Manual on Uniform Traffic Control Devices (MUTCD) standards for all signage and striping work throughout the City. 15. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Department in regards to refuse truck access for the proposed development. CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF ENGINEERING/SURVEYING CONDITIONS (Section 66474.18 of the California Government Code) I hereby certify that the engineering and surveying conditions specified in Section IV. Of this resolution conform to generally accepted engineering practices Ralph Qualls, Director of Public Works City Engineer CA License 22046 J -\ ~ Resolution No. Page 5 TM-2006-11 December 12, 2006 PASSED AND ADOPTED this 12th day of December 2006, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABST AIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki, Director Community Development Department Marty Miller, Chairperson Planning Commission )-\4 BARRIE D. COATE and ASSOCIATES Horticutural Consultants 23535 Summit Road Los Galas, CA 95033 4081353-1052 EVALUATION OF TREES AT THE ADZICH PROPERTY 21891 GRANADA AVENUE CUPERTINO Prepared at the request of: Gary Chao City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Prepared by: Michael L. Bench Consulting Arborist November 21St, 2006 Job # 11-06-234 d- IS EV ALVA TION OF TREES AT THE ADZICH PROPERTY, 2 I 891 GRANADA A VENUE, CUPERTINO Table of Contents Assignment Summary Observations Comments about Specific Trees Methods Protected Trees Risks to Trees by Proposed Construction Conclusions Recommendations Enclosures Prepared by: Michael L. Bench, Consulting Arborist Page 2 Page 2 Page 2 Page 3 Page 3 Page 3 Page 4 Page 5 Page 6 Page 6 November 21 st, 2006 t:9-\Co EV ALVA nON OF TREES AT THE ADZICH PROPER TV, 2 1891 GRANADA A VENUE, CUPERTINO 2 Assignment We have been asked by Mr. Gary Chao, Planner, City of Cupertino, to evaluate the existing trees located at the Adzich Property, 21891 Granada Avenue, Cupertino, California. The plan provided for this evaluation the Site Plan, prepared by Environmental Innovations, Discovery Bay, California, Sheet AO.I.l, dated 10-23-06. Summary A total of 12 trees are included in this inventory. Of these 12 trees, 4 are located on this property and 8 are located on adjacent properties. All of the 12 trees are identified by species, briefly described here (trunk diameter, height, spread, health, structural integrity) and given an overall condition rating of Excellent, Good, Fair, Poor, Extremely Poor. Of the total 12 trees, 5 are protected by City of Cupertino regulation. These are Trees # 1, 2,3, 7, and 8. Tree # 2, a large coast live oak (Quercus agrifolia) would not likely survive construction as proposed. Trees # 3 and 7-11 (neighboring trees) may also be at risk of significant root loss. Revision of the plans is recommended to assure the survival of Trees # 2-11. Observations There are 12 trees included in this tree survey. Of these trees, 4 are located on this site and 8 are located on neighboring properties. Where the canopies of the neighboring trees extend on to this site, or where the root systems likely extend on to this site, those neighboring trees are included in the inventory. The attached map shows the locations of all trees and their approximate canopy dimensions. No labels were affixed to the trees on neighboring properties. The 12 trees are classified as follows: Tree # 1 - Chinese elm (Ulmus parvifolia) Trees # 2, 3 - Coast live oak (Quercus agrifolia) Trees # 4, 5, 6, 9, 12 - Japanese privet (Ligustrumjaponicum) Trees # 7, 8 - Aptos blue redwood (Sequoia sempervirens 'Aptos Blue ') Trees # 10, 11 - Krauter Vesuvius purple plum (Prunus cerasifera 'Krauter Vesuvius ') Prepared by: Michael L. Bench, Consulting Arborist November 21 S\ 2006 eJ~ \ 1-- EV ALUA TrON OF TREES AT THE ADZrCH PROPERTY, 21891 GRANADA A VENUE, CUPERTINO 3 The particulars of these trees (species, trunk diameter, height, spread, and structure) are included in the attachments that follow this text. Please note that these data sheets rate the health and structure of each specimen separately on a scale of 1-5 (Excellent - Extremely poor), which provides the basis for the overall condition rating of each tree, as follows: Excellent S ecnnens 7,8 Good S ecimens 2,3,5,6,12 Fair S ecimens 1,4,9,10,11 Poor S ecimens Extremely Poor S ecimens Comments about Specific Trees Trees # 2 and 3 are large coast live oak specimens (Quercus agrifolia). Both of these trees have co-dominant leaders attached at acute angles with imbedded bark. This structural condition often results in limb drop at the point of attachment. However, this structural weakness can be managed by the use of cabling and pruning to thin the end- weight of limbs at highest risk. This work requires the expertise of a certified arborist. Trees with this condition that are properly cabled and pruned by an expert can be expected to survive for many years. However, the cables must be inspected periodically and the end-weight thinning must be done every 5-7 years. Methods The trunk measurements of the existing trees are taken using a standard measuring tape at 4 Y:z feet above soil grade, except those specimens whose form does not allow a representative measurement at this height. In those instances, the measurement is done at the most representative location according to the guidelines of the International Society of Arboriculture. The standard measurement is referred to as DBH (Diameter at Breast Height). The height and canopy spread of each tree is estimated using visual references only. The estimated shape of the canopy relative to the other nearby trees has been added to the attached map. The trunk measurements of the neighboring trees were estimated at a distance of about 10 feet. Trees # 1,4,5,6, 7,8,9, 10, 11, and 12 were not shown on the Site Plan provided. These trees have been added using visual references only. Their locations are approximate. Also, the Site Plan provided shows 2 trees on the north side of this property. It appears that these 2 trees are proposed new landscape trees. Protected Trees The City of Cupertino (Chapter 14.18) "finds that the preservation of specimen and heritage trees on private and public property, and the protection of all trees during construction, is necessary for the best interests of the City and of the citizens and the public thereof." The City "finds it is in the public interest to enact regulations controlling Prepared by: Michael L. Bench, Consulting Arborist November 21 st, 2006 J~lV EV ALVA TION OF TREES AT THE ADZICH PROPERTY, 21891 GRANADA A VENUE, CUPERTINO 4 the care and removal of specimen and heritage trees... " A "Heritage Tree" means "any tree or grove of trees which, because of factors, but not limited to, its historic value, unique quality, girth, height or species, has been found by the Architectural and Site Approval Committee to have a special significance to the community." A "Specimen tree" means any of the following: Species Measurement from Single Trunk Multi- Trunk Natural Grade Diameter/Circumference Diameter/C ircu mference Oak trees; 4 Ih feet 10 inches (31 inches C) 20 inches D (63 inches C) California Buckeye Big Leaf 4 V2 feet 12 inches (38 inches C) 25 inches D (79 inches C) Maple; Deodar Cedar; Blue Atlas Cedar Of the total 12 trees, 5 are protected by Ci ty of Cupertino regulation. These are Trees # I, 2,3, 7, and 8. Risks to Trees by Proposed Construction It appears that Tree # 12 would be in conflict with the construction of the new residence nearest Granada Avenue. The proposed new residence located on the north side of this proposed subdivision would construct a workshop within approximately 6-8 feet of Tree # 2, a 48 inch diameter (at 2 feet above grade) coast live oak (Quercus agrifolia). This tree has a canopy approximately 65 feet north to south and approximately 45 feet east to west. This would likely result in severe root loss to Tree # 2. If Tree # 2 is expected to survive in good condition, there must be no significant root loss within 20 feet of the trunk. This distance is 5 times the trunk diameter of this specimen, which is the typical distance that we consider an acceptable safe distance, in our experience. However, this presumes that there would be no other soil work (including grading or trenching) within the remainder of the root zone, which we typically calculate to be 10 times the trunk diameter or 40 feet (radius) from the trunk. The proposed driveway, shop, and garage would cover a large portion of the root zone of Tree # 2 with an impervious surface. This would have the effect of diverting rainfall in this area to the storm system and would limit the exchange of gases between the soil and Prepared by: Michael L. Bench, Consulting Arborist November 21 S\ 2006 o?-\9 EV ALUA nON OF TREES AT THE ADZICH PROPERTY, 21891 GRANADA AVENUE, CUPERTINO 5 the atmosphere, which is vital for survival. The use of pavers for the driveway would not improve this problem, because the sub-soil in a paver area is required to be stabilized. This usually means that 12-14 inches of soil would be removed, including all of the roots, and replaced with compacted base material. Bear in mind that the majority of roots typically exist in the top IS to 24 inches of soil. Trenching, grading, or other soil work does not have to be deep to result in significant, if not severe, root loss. New residential construction requires that "positive grading" be done around the new structure in order to direct run off away from the new residence. This grading would not be feasible within approximately 20 feet of the trunk depending on other soil work that may be done (i.e., for a footing). No civil plans are provided. The grading and drainage required to construct this proposed residence would appear to jeopardize the root systems of Trees # 2, 7, 8, 9, 10, 11, and possibly Tree # 3, a 32 inch diameter (at 3 feet above grade) coast live oak (Quercus agrifolia). Also, Tree # 1, located on the south lot, would appear to be exposed to significant risk of root loss by "positive grading" around the new residence. The trees at this site would likely be at risk of damage by construction or construction procedures that are common to most construction sites. These procedures may include the dumping or the stockpiling of materials over root systems, may include the trenching across the root zones for utilities or for landscape irrigation, or may include construction traffic across the root system resulting in soil compaction and root die back. If any underground utilities are to be replaced or upgraded, it will be essential that the location of trenches be planned prior to construction and those locations are shown on plans, and that the trenches be dug at the locations shown on the plans. Conclusions Trees # 2 and 12 would not be expected to survive without significant plan modification. Tree # 12 would be no great loss, but Tree # 2 would be a major loss to this urban environment. Trees # 7-11 may also be at risk of survival depending on the Grading and Drainage proposed (not currently provided to us). Tree # 3, also a large coast live oak (Quercus agrifolia), may also be exposed to significant risk depending on: (1) the Grading and Drainage Plan, (2) the staging of materials and equipment during construction, and (3) the trenching and excavation associated with landscaping. Prepared by: Michael L. Bench, Consulting Arborist November 21 S\ 2006 ;) - dO EV ALUATION OF TREES AT THE ADZICH PROPERTY, 21891 GRANADA A VENUE, CUPERTINO 6 Recom mendations 1. I recommend that Trees # 2- 11 be preserved, and I recommend that the plans be revised to provide adequate space for the survival of these trees. 2. I recommend that the Grading and Drainage plans be required to be reviewed by the city arborist. Respectfully su ~ Michael L. Bench, Associate ~,f).~ Barrie D. Coate, Principal MLB/sh Enclosures: Assumptions and Limiting Conditions Tree Charts Map Prepared by: Michael L. Bench, Consulting Arborist November 21 st, 2006 J-J \ ~ \ Qj ~ - Tree # I BARRIE D. COATE and ASSOCIATES (400) 353.1052 23535 Summit Road Los Galos, CA 95030 Tree Name 1 Chinese Elm --------------------------------- Ulmus parvifolia Coast Live Oak --------------------------------- Quercus agrifolia Coast Live Oak 2 3 4 ~?Je~_~~~_~Je~~~~!_______________ Ligustrum japonicum ~?Je~_~~~_~Je~_~~!_______________ 5 Measurements f- W W LL ~ ..- ..t @) 0:: W f- W ~ <( (5 I al o I al o I 19: : : :25:35 ----.----~----~---.---~--- I I I I I I I I . I I I 1 I I _____I---...J..-.---L___J_J I I I I I -~~-J-~-~-?~-~---J~~~-~? I I I I I I I I I I I I I I I I I I I I _~?_l_~_t_~~_L___l~QJ_~? I I I I I I I I I 1 I I I I I 8! ! ! : 3D! 25 ----~----r----r---T---~--- I I I I t I I I I I I I I I I I I I . I 10 : : : : 35: 25 ____.____L____L___~___~___ I I I I I I . I I I I I I I I . I I I I . ~?Je~_~~~_~Je~~~~!_______________~-~g-~----~----~---~~~~-~? I I I . I I I I I I I I I I I I I I I I 12: : : :45:20 ____~____L____L___~___~___ I I I I I I I I I I . I I I I 6 ____?____1~!~~_~1~~_~_~9~~~9__________ Sequoia sem ervirens ~ tos Blue' r ____~____ ~Je!~~_~I~~_~_~9~~~9__________ 9 ~?Je~_~~~_~Je~~~~!_______________ ___~_Q___l~!_~~!~!_~~~~~~~~_~J~_~_______ Prunus cerasifera 'Krauter Vesuvius' Job Name: Adzich Property Job #: 11-06-234 Date November 21st, 2006 12 ! ! ! ! 45: 20 ----T----r----r---T---'---- I I I I I I , I I I I I I I I I I I I I 6: : : : 20: 15 ____~____L____L___~___~___ I I I I I I I I I I I I I I I 4 : 4 ! 4! ! 20: 15 ----T----~----~---T---1--- I I I I I I , I I I I I I I I Condition o <( W 0:: Q.. (/) f- 0 I w ~ c.9 f- :> - <( o ~ ~ 0:: 0 0 . z Z aloo _ -=:0 W (/) I W ....J Disposition o I o o . : f- o Z :W <( :> ....J I 0:: Q.. :W (/) :(/) z 0:: ('-. W <( ~ Wo::o:: . W Q.. f- Q.. 0:: 000 f- f- f- Z W W W W c.9 ....J ....J ~ <( al al ~ f- <(.<( 0 a: t:!t: 0 W :J':J'W I (/):(/):0:: ~ o Q) .c Q) Q) en . I I X I I I I I I I I ----~---~----~---~--- . . I I . I I I I I I I ~________---1____J___ ____1___. I I I I X. I I · . 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I-- eg) @) W en 0 S 0 <{ ill ('0. 0:: 0 0 0 0 23535 Summit Road .. 0 0 I-- 0 I-- Z 0 0:: . 0:: 0 -l I-- I-- Los Gatos, CA 95030 0:: 0:: ::>l~ 0 z z 0 -l ~ ill W ill I ill Z W - 0 I-- W <{ I-- I W I-- 0 I 1--'- 0 ill (f) ill ~ 0 <.9 -l -l:~ 1 I-- <{ O:.c (f) I-- (f) 0 <{ III Ill'~ (f) ill I ill I W I-- I..... ill > W 0 <{ (f) ill I-- <{ <{IO w ~ , c:> -l ::> .- 0... -l 0 I-- 0 I-- ~ I:I ~ W 0:: <{ 0::: $ 0... <{ III W W <{ 0 W 0 0:: t: t:!0 I-- III I III <{ 0... W 1--:0 2 w ?5 (f) (f) ill 0 ill 0:: W ?n ?n:~ 0 Tree # Tree Name 0 010 0 I (f) I (f): 0 I Z 0 0 0:: Z 0... I Z I I I 1 11 Krauter Vesuvius Plum 3 3: : 12 12 2 2: 1 1 --------- --------------------------------- ----~----~---- ---~---~--- ___~____L___J____ ---- --- ---- --- ---- ----,---- ----I ---~----~---w(---- -------------------------------- I I I I I I I I , I I 1 , I I I , , , 1 ! : 1 ! 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I I I 1 ! --------------------------------- . ! ! I 1 I l -------------------------------- I I i --------------------------------- , 1 , -------------------------------- I , 1 I 1 I I 1 I I , I Job Name: Adzich Property Job #: 11-06-234 Date: November 21 st, 2006 1 =8est, 5=Worst * CD W/IB = CODOMINANT LEADERS WITH INCLUDED BARK * RECOMMEND: P = PRESERVE, T = TRANSPLANT, R = REMOVE Page 2 of 2 ~, BARRIE D. COATE and ASSOCIATES Hor1l cUlural Consultant$ 23535 Summit Road Los Gatos, CA 95033 400135:> 1 052 ASSUMPTIONS AND LIMITING CONDITIONS 1. Any legal description provided to the appraiser/consultant is assumed to be correct. No responsibility is assumed for matters legal in character nor is any opinion rendered as to the quality of any title. 2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of information provided by others. 3. The appraiser/consultant shall not be required to give testimony or to attend court by reason of this appraisal unless subsequent written arrangements are made, including payment of an additional fee for services. 4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation. S. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person(s) to whom it is addressed without written consent of this appraiser/consultant. 6. This report and the values expressed herein represent the opinion of the appraiser/consultant, and the appraiser's/consultant's fee is in no way contingent upon the reporting of a specified value nor upon any finding to be reported. 7. Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering reports or surveys. 8. This report has been made in conformity with acceptable appraisal/evaluation/diagnostic reporting techniques and procedures, as recommended by the International Society of Arboriculture:' 9. When applying any pesticide, fungicide, or herbicide, always follow label instructions. 10. No tree described in this report was climbed, unless otherwise stated. We cannot take responsibility for any defects which could only have been discovered by climbing. A full root collar inspection, consisting of excavating the soil around the tree to uncover the root collar and major buttress roots, was not performed, unless otherwise stated. We cannot take responsibility for any root defects which could only have been discovered by such an inspection. CONSULTING ARBORIST DISCLOSURE STATEMENT Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like medicine, cannot be guaranteed. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. dJ~~~ Barrie D. Coate I SA Certified Arborist Horticultural Consultant J-d4- Gary Chao City of Cupertino 12-05-06 Subject: Adzich Property 21891 Granada Avenue Cupertino, CA As we discussed today by phone, you requested that I recommend specific strategies that would be feasible for this site in order to preserve the existing trees. 1. In order to preserve Tree # 2, a large coast live oak (Quercus agrifo1ia), in my opinion, I recommend that the proposed garage be reduced to 2 automobiles and that the adjoining workshop be eliminated or relocated to another side of the residence. If this were done, it appears that the comer of the revised garage plan would be approximately 18 feet from the trunk of Tree # 2. Although I stated in the Arborist's Report that a distance of 20 feet would be required, I believe that 18 feet would feasible in this case because of the fact that only the comer of the garage would be closer than 20 feet, instead of the entire side of the garage across the whole root zone. In other words, only a small area inside of 20 feet would be affected. I consider this a feasible alternative. The distance of 20 feet is equal to 5 times the trunk diameter of Tree # 2. This distance of 5 times trunk diameter represents the maximum allowable root loss that a healthy tree would likely be able to tolerate without decline, provided the following conditions would also occur: . Only one side of the tree would suffer root losses. If more than one side of the tree would suffer root losses, this acceptable distance from the trunk must be greater. . The tree must be irrigated for 2 years, which is the period of recovery. . The entire root zone inside the drip line would be covered (mulched) with 4 inches of wood chips or other mulch. In other words, we consider root damage to a maximum of 5 times the trunk diameter of a healthy specimen, such as Tree # 2, quite severe. However, in our experience, this is an acceptable level, from which a healthy tree should survive in good condition provided it would be supported by these three procedures during the recovery period, typically 2 years. This distance of 5 times trunk diameter usually represents approximately 20-25% root loss. This is the standard by which we have been successful for years. In our experience, the risk of survival decreases exponentially when root losses occur inside this area (5x tnmk diameter). You asked about the whether or not roots exist outside the drip line. Researchers have found that for most species, the absorbing root mass typically extends well }-'d5 outside the drip line by as much as twice the diameter of the canopy. 2. I further recommend that the driveway be reduced for a 2 car garage. 3. I recommend that trenching for drainage be a minimum of 20 feet from the trunk of Tree # 2. This would not allow for a drainage trench on the west side of the new building. However, the east side is proposed on the set back limit approximately 5 feet from the existing fence. This means that a trench for drainage would be located within 2-3 feet of the existing fence, posing a severe risk to Trees # 7, 8, 9, 10, and 11. I recommend that the footprint be relocated approximately 8-10 feet from the fence in order for drainage to be done without high risk of root loss to the neighboring trees. If this modification would be done, the neighboring trees could tolerate a drainage trench 8-10 feet from their trunks. Bear in mind that a drainage swale would not reduce the risk to this trees, due to the fact that the overwhelming majority of absorbing roots exist near the soil surface. In my opinion, the possibility of converting the 3rd garage space to a car port would not be feasible, because of the fact that a large portion of the root zone of Tree # 2 would be covered by concrete, an impervious surface. Respectfully submitted, Michael L. Bench, Consulting Arborist ;J - (}<P Page 1 of 1 Gary Chao From: Michael Bench [michaelbench@sbcglobal.net] Sent: Wednesday, December 06,20069:15 AM To: Gary Chao Subject: RE: Adzich Addendum - Revised Gary, I apologize I neglected to include a comment about this. I am trying to do too many things at once. Yes, reclocation of the 3rd Car Garage and the use of a pervious concrete over geo-grid on the existing soil grade for that section of the driveway would be feasible. If you need a more formal statement from me, let me know. Mick Gary Chao <GaryC@cupertino.org> wrote: Michael, In the event that the Planning Commission decides to allow the 3rd car garage, the option of setting it back (at least 18 feet away from the trunk of tree #2) further and allowing the driveway leading up to it provided that porous concrete be used and laid on top of geo-grids without compacting the existing gride is still valid right? Please let me know..thx. Gary -----Original Message----- From: Michael Bench [mailto:michaelbench@sbcgloba1.net] Sent: Tue 12/5/20068:43 PM To: Gary Chao Cc: Barrie & Carol Coate Subject: Adzich Addendum - Revised I believe this answers your questions. 12/7 /2006 J-~1- Q .== ~ ~ ~ V) ~ ~u . ~ ~ ~ ~ ~~ c~ ~ ~ ~ ~ u~ N~ ~oo II ~~ . ~ . ,.". ~ ~ ~ ~ :::: ~ c ~ . ,.". ~ ~..., .~ ~ E ;... E ~ 8 ~ ~ '-J .5 ~ :::: :::: .!:i ~ ;:) , ;;5 ~ ~ ~ Agenda . Description of the Area - Zoning . Analysis of the area . Property Details . Objectives . Building details . Staff Comments . Summary . Appendix - Spreadsheet analysis of subject area - -Detail F.A.R. Breakdown - _2nd Story Exposed Wall Calculation _ -Signed approval letters from all immediate neighbors \)L, \ ~ Description of the Area . Granada Ave _ Intersected on the West side by Byrne Avenue _ Intersected on the East side by Orange Ave. . Zoned as Planned Development with residential 4.4 - 12 dwelling units per gross acre - Enacted on September 15, 1980 . The entire area has been completely developed and the City has established de-facto guidelines as defined by the precedence set by existing structures built after 1980 . My project will be the final development in the area o;;u , ~ - Planned Development (P) Zones . A. The planned development (P) zoning district is intended tq provide a means of guiding land development or redevelopment of the City that is uniquely suited for planned coordination of land uses and to provide for a greater flexibility of land use intensity and design because of accessibility, ownership patterns, topographical considerations, and community design objectives ~ \ V~ ~ Planned Development (P) Zones . B. The planned development zoning district is specifically intended to encourage variety in the development pattern of the community; to promote a more desirable living environment; to encourage creative approaches in land development... . .. . . . . Ordinance 1050 & 1523 - Specific to the subject area . 18. Due to existing lot sizes and/or structure locations, there are no specific zoning requirements relative to setbacks, lot coverage, and parking with the exception of the requirements set forth in the Uniform Building Code. It is intended that the requirements of the zone in which the use is ordinarily permitted will be strived for; however, the City, as part of the Use Permit procedure, may establish lesser setbacks, greater lot coverage, and lesser parking ~ requirements as it deems appropriate. ~ \1') Zoning Requirements . Detailed analysis of every building in subject area to establish working guidelines and standards - R-l does not apply to this area . Sample Group _ All multi-unit developments in the same area - 6 Single Story Structures - 22 Two Story Structures - 28 Total Units . All projects built under the jurisdiction of the City of Cupertino ~ . Detailed Spreadsheet contained in this package , ~ Analysis of the area ~ ~ ~ ~ o .~ r::/J. .~ ;> .~ ~ ~ ~ ifJ --"!iiiI .-.- ............. . . a.a; f Z ;FlOI'(!;' 968J'r3' NV~9 fa 'Gb' ~W"'G6g':~d ]...;;.~~ ~ ..... '. - o ~ 96'I~ I i:, a-: ~ . ~ !lX:l1 . ~I 'U- ~.~ .OJ -m~ l:ffi~~~C~~l~ OJ ~ ~ ~ ~I ~ -:'"EE'J..a- ,.J.., ~ T . <:-J 4i~ · NZ ::E tf) t:) to I I ~I i - lL. ~ I"'\r""\ :J'O ('i4r cO ~- t'c?-; -...... ~, ~. , \'L"",~ oD'\..-!JIl ~ ...., I ~ .... '\1 .c...-'" '?SlW ,v ~~ ~ ~ 1-'0- fi'i-:;'/ ,.~,~ l." ,. ..... .... "'"V I ~ry I "0 .~. Ao..... ..."., '2 ~ ~l:~~: :r€!a U) , _. '" ....Q< C'V./ Ow I o't: -,0 to' ~.- ~ ~ .~~tr> : I I I,rp ~ liD ~..'.'..... ...~.:; ~ V.( f1J I 1m ",J :$ ct>l ( I I I I I .... III .... ~J I trllZl'lL I.!I"J. I~ ~{;s!.f;IZ- r.j IV' 1..'. .....r ..' :~ tJ ~I ::.~: ~: ~. ,~. -;-.. Or--,,: - !o-.....-;;p ,,:,= . , ~6'a~ ~~, ~fl:O~ . ~ \... ~.L9812w \0 -15fH 3- 1 to d. '''lit ~. , 00 ~. ." ~....I ~:N.~ ~l~......'. ~(, ..: .,. ..--..1....... . a). "t"--. ... OJ..- ().,. _Ir--. .......' .m ~,'Oll' ('\l. d i .w ~.,- J)I'~1'5~ - t:~", If) N : ~Fg~;I~'lN~L 1 :~ ~...'.I <f. ~ I .~ f'r), IG ~, .~(h · ~,~ ~'~ '"-:~C)i I~ (J~ ~j ~l .,....... t 'It-. t&1 I I 9Z . S~ L~~~ blJBI~ ~I at- OF6 / if {..~ S. ':6S !' !JI.BIZ- 09Ut iJ ~q- ,(, .". .. .-.. ?6B12 006r Ol61Z .... . 61.W"'i19~~QI . .. i . .u~no..::l. .. . . ~r - ---- 3NHAB 6gnJ.JJ.I.l /g/59b .0510"(1 . 1~'13.' \.J "- )'l~ ......... .a~ SN3^'31.S J-35 ~ . ,...-.\ ~ ~ Q) Q C ~ Q) ~ o ~ ~ ~ ~ o ~ ~ ~-3lo ~ .~ ~ ~ (1) o ~ ~ ~ (1) ~ o ~ ~ ~ o ~ ~ .~ ~ ;), 31- ~ .~ ~ -+-J Q.) o ~ -+-J ~ Q.) ~ o ~ ~ bD ~ .~ ~ .~ o .~ '"'d ~ J., 36 ~ \.N ..1) Objectives . Develop the property for owner's person residence . Establish guidelines for the project based on precedence already established in the area . Strive to stay on the low side of the guidelines _ Meet R-l standards in most areas _ Minimize impact to existing residents _ Minimize impact to environment . Seek approval of overall development _ Two homes and Street improvements . Uphold the highest standards of quality in building and design c;;u ~ o Unit Density . 2 Units _ Calculates to 4.4 Units per Gross acre - Low side of allowable zoning - Less crowded _ Eliminates parking concerns - Larger yards . Zoning Allowance - Up to 5 units ~ ~ Floor Area Ratio (FAR) Comparison . Proposed FAR: .57 (2 Story) - Includes 447 sq. ft. Covered Patio · Open on two sides - Includes 812 sq. ft. Garage Space . Allows for two cars and storage space Includes "Double counting" of the staircase _ Includes 251 sq. ft. of unused "attic" space . Established FAR for the area - Low 49% - High 93% - Median 57% - Average 65% . All these percentages would be higher under today' s stricter guidelines for the calculation of F.A.R. ~ ~ ~ Size of Second Floor . R-l Ordinance _ The maximum floor area of the second story shall be forty-five percent of the existing or proposed first story floor area . Proposal - Secondfloorarea is 21% offirstfloor . Includes "double" counting of the staircase _ Equal square footage for First and Second Floor . Comparison to the area - Only 2 of the 28 homes in the sample group meet this criteria Setbacks \.J I ..h ~ Second Story Exposed Walls . R -1 Ordinance _ Fifty percent of the total perimeter length of second story walls shall not have exposed wall heights greater than six feet, and shall have a minimum two-foot high overlap of the adjoining first story roof against the second story wall. The overlap shall be offset a minimum of four feet from the first story exterior wall plane . Proposal - Project meets this criteria . Actual percentage: 44% . Comparison to the area _ Only 2 of the 28 homes in the sample group meet this criteria ~ .1 VI Building Envelope . R-l Ordinance _ A 10' tall imaginary line drawn at the property line and a line drawn at a 25-degree angle on all four sides of the property define the building envelope. The first story portion of the home, including eves, shouldfit within the building envelope in all directions . Proposal - Meets this requirement . Comparison to the area _ By "approximation ", it appears that very few of the existing structures meet this requirement ~ ..b- E; Articulation . R-l Ordinance _ Subjective guidance to minimize "Blank" walls and a perception of mass . The entire project reflects a great deal of articulation that far exceeds other buildings in the area - Angled exterior walls - Courtyard entrance _ Extensive use of windows and French doors - 3 foot Eves throughout - Complex roof lines and heights ~ I ~ ~ Transition of Plate Heights . R-l Ordinance - Subjective as per Staff . . Proposed project reflects a smooth transition of plate heights from the first floor to the Great room to the Second floor _ No abrupt change from the first floor to the second floor - Provides for further articulation and architectural "interest" of the structure ((j ~ cP Building & Yard interface . R-l Ordinance - Subjective as per Staff . Due to the unique "corner lot" there is some concern by staff as to a section of about 20' on the NorthlEast corner of the building . Proposal _ Side yard will be adjacent to side yard of adjoining properties _ Rear yard will be adjacent to rear yards of existing properties on East and North sides . The inconsistent outline of the adjacent property . presents an obstacle for any design ~ o .~ ~ .~ ~ .~ ~ 0.) Q 0.) ~ .~ ~ c ~ 0.) ~ o ~ ~ ~ ~ o =,1 ~T~!l1 : ~r,~Q,} -0 ' . . ~ . .~-'" . . ,III 10. ...." ! . "",,-,.__ .: " .. .. Ii !I(~la n !11 IQ " ~,l)" ,---.:'" 4 r~! ~. ,_~P'~~~'~' ~. i~J~."14At i:,:F .,i,.... V~,- i j , ~,~ nJt_~" <.if -r't 2".. ~ ~}~ i ~~:i~~: r _ vT; . a. - '~:1t' ~} ih QJ~ At: , !! , _ fi- , .L ~_H - ~ I ,!Il, I.l/i: i:':.... ,.. 1 ' . I ::: :5 EI; ,I lJ.... .' . ' , -=.; al ,a,' ~l.l~ ..'!II "rA . Q 71 - ...1: ., 011 . .'1 ., . .. ...- .. ... ,..... I-I,: " .r-..'~ -.., --,.. .. j .' ...' .,.:-':. II 'a I :s; ; d-4O) \U \ ~ Building & Yard interface (cant.) . Mature trees along the section in question completely shield the proposed structure from view . The owner (Parcel #133) of the adjoining property has reviewed the project and given approval _ Signed approval contained in this package rJJ Q) Q) ~ E-1 Q) ~ ~ ~ 00 ~ .~ ~ rJJ .~ >< ~ ~ o ~ Q) .~ > ~ o ~ ~ ~-5\ . Two unit planned development . Very open look with high ceilings and "open" floor plan . Premium quality appliances and fixtures . Professionally designed colors and finishes - Pennington Studios of Palo Alto . Owner/Builder with proven track record in the area _ Resident of Cupertino for over 40 Years _ Currently living across the street from the property . Built and sold one home in 1990 \J - 21846 Granada Avenue ~ . Built and currently lives in home built in 1999 - 21850 Granada Avenue Type of Development ~ , \1"\ vJ Texture/Exterior Architectural Features . Detailed finish detailed provided _ Smooth. Stucco finish (Old world style) - Recessed windows and doors - Slate and Stone wall accents _ Glass block natural lighting in several areas - 3 foot eves throughout - Superior windows and Doors _ High-end "Wood look" Garage door _ Unique Courtyard entrance (fully landscaped) - All "Hip" roof construction - Multi-level roof planes - Multi-dimensional roof lines ~ ~ .~ ~ Q) ~ ~ ~ bi) ~ .~ >>' ~ ~ ~ ~ ~ Q) >> .~ ~ Q ~ ~ ~ \;j ~ ~ ~ \;j ~ ........ ~ ;..... i--.) ~ C) i--.) ~ ~ ~ \;j ........ V) . ;/-54 \..; , ~ IJ\ Privacy Protection Planting . Numerous mature trees already exist in the area to address all privacy concerns - Including two large Oak tress . No removal of any existing trees on the property . Minimal viewing access from second story to adjoining properties . No objections from neighbors with current proposal _ Approval letters from all adjoining neighbors is contained in this package · 11 total letters ~ l ~ Street Improvements . Complete Minaker Court _ Owner to incur all costs associated with this major improvement to Public property . Provide street improvements on Granada Ave. - Curb, gutter, and sidewalk . This final improvement will complete the entire street improvements for the subject area ~ , ~ Arborist Report . Received on December 6, 2006 _ Not adequate time to prepare a response . This issue will be addressed at the meeting ~ I U\ cc Summary . Seeking approval on overall project and first building as proposed . All guidance and objections have been considered and addressed - No request for changes to the zoning or current ordinances are being made . All the proposed elements are on the low side of the current guidance - We are not "pushing the limits" . Completion of the project will greatly improve the area - Owner is building for personal residence and not maximizing the density for greater profit . This is the final undeveloped property in the subject area _ Completely conforms to the zoning and standards already established in the area >< ~ Q Z ~ ~ ~ < ~ ~ \:3 .~ ~ ~ \:3 ~ ~ ~ ;..... . ~ \:3 ~ \.J ~ .~ ~ ;::s ~ ~ ~ .~ ~ ~ \:3 ~ \:3 ~ ~ ~ ,..s:: ~ \:3 ~ ;..... ~ I ~ ~ \:3 ~ CJ ~ ~ ~ ~ ~ ~ ~ ~ \:3 ~ CJ ;..... ~ \:3 ~ ~ ;..... ~ CJ ~~ ~,..s:: .~, ~ V) .~ I ~ I ~ ;; - 5"Cf DETAILED ANALYSIS OF PLANNED (4.4 -12 units/Gross Acre) DEVELOPMENT AREA ON GRANADA AVE., CUPERTINO Line Parcel # Address Year Built Duet Stories F.A.R. Second Floor % Setbacks 2nd Story Surcharge 2nd Story Exposure Building Envelope Articulation Finish Quality ~ \ ,~ 1 111 10030 Carmona Ct. 1984 No 1 49% N/A Not Compliant w/Rl N/A N/A Not Compliant w/Rl None Basic 2 112 10040 Carmona Ct. 1984 No 1 49% N/A Not Compliant w/Rl N/A N/A Not Compliant w/Rl None Basic 3 114 10031 Carmona Ct. 1984 No 1 49% N/A Not Compliant w/Rl N/A N/A Not Compliant w/Rl None Basic 4 122 21811 Rifredi Ct. 1985 No 2 51% 70% Not Compliant w/R1 Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Minimal Basic 5 123 21801 Ritredi Ct. 1985 No 2 51% 70% Not Compliant w/Rl Not Compliant w/R1 Not Compliant w/Rl Not Compliant w/Rl Minimal Basic 6 109 21820 Rifredl Ct. 1984 No 2 53% 70% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic 7 110 21821 Retredi Ct. 1984 No 2 53% 80% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic 8 115 10025 Orange Ave. 1985 No 2 56% 70% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/R1 N/A Minimal Basic 9 118 21781 Granada Ave. 1985 No 2 56% 70% Not Comoliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Minimal Basic 10 133 21867 Granada Ave. 1989 No 2 56% 45% Complies w/Rl Not Compliant w/Rl Complies w/Rl Not Compliant w/Rl Minimal Basic 11 89 10052 Byrne Ave. 1981 No 1 57% N/A Not Compliant w/Rl N/A N/A Not Compliant w/Rl Minimal Basic 12 92 10022 Byrne Ave. 1981 No 1 57% N/A Not Compliant w/Rl N/A N/A Not Compliant w/Rl Minimal Basic 13 120 21800 Rifredi Ct. 1985 No 2 57% 80% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/R1 Minimal Basic 14 121 21810 Rifredi Ct. 1985 No 2 57% 80% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Minimal Basic 15 19 21891 Granada Ave. 2007 No 2 57% 21% Complies w/R1 Complies w/R1 Complies w/R1 Complies w/R1 High Premium 16 102 21900 Bvrne Ct. . 1984 Yes(w/l03) 2 58% 60% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Minimal Basic 17 103 21892 Byrne Ct. 1984 Yes(w/l02) 2 58% 60% Not Compliant w/Rl Not Compliant w/Rl Not Comoliant w/Rl Not Compliant w/Rl Minimal Basic 18 86 10039 Minaker Ct. 1981 No 1 60% N/A Not Compliant w/R1 N/A N/A Not Compliant w/Rl Minimal Basic 19 116 10035 Oranqe Ave. 1985 No 2 63% 80% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Minimal Basic 20 117 10045 Oranqe Ave. 1985 No 2 63% 80% Not Comaliant w/Rl Not Compliant w/Rl Not Compliant w/R1 Not Compliant w/Rl Minimal Basic 21 113 10021 Carmona Ct. 1984 No 2 65% 80% Not Compliant w/R1 Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic 22 119 21790 Rifredi Ct. 1985 No 2 66% 80% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl Minimal Basic 23 132 21861 Granada Ave. 1989 No 2 67% 45% Complies w/Rl Not Compliant w/Rl Complies w/R1 Not Compliant w/Rl Minimal Basic 24 84 10019 Minaker Ct. 1981 Yes(w/85) 2 93% 90% Not Compliant w/R1 Not Compliant w/R-l Not Compliant w/R1 N/A Minimal Basic 25 85 10029 Minaker Ct. 1981 Yes(w/84) 2 93% 90% Not Compliant w/R1 Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic 26 87 10049 Minaker Ct. 1981 Yes(w/88) 2 93% 90% Not Compliant w/Rl Not Comoliant w/Rl Not Compiiant w/Rl N/A Minimal Basic 27 88 10059 Minaker Ct. 1981 Yes(w/87) 2 93% 90% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic 28 90 10042 Byrne Ave. 1981 Yes(w/91 ) 2 93% 90% Not Compliant w/Rl Not Compliant w/Rl Not Compliant w/R1 N/A Minimal Basic 29 91 10032 Byrne Ave. 1981 Yes(w/90) 2 93% 90% Not Compliant w/R1 Not Compliant w/Rl Not Compliant w/Rl N/A Minimal Basic F.A. R. Low 49% High 93% Median 57% Average 65% Review of Proposed Development at 21891 Granada Ave. Cupertino, Calif., 95014 Description: 2 unit development on 18,845 square foot lot Details as per Preliminary plan revision 1 Adjoining Property ovvner feedback: I have been informed ofthe project and reviewed the preliminary plans. I do not have any objections to the plan as proposed. I reserve the right to add comments at a later time if deemed necessary. Additional Comments: Owner/Resident Name (Print): Jo V1 Cfctr/k J, ?t 0. &1 t-1. tZ... ~ CZWr b Jr~ Owner/Resident Signature: ~ /' Date: ((I2-'1lcJ~ I Address: 10019 Minaker Ct. C . c. ^~^'A Up~ItlIlU, a ';'~)U 1 't ;>~(p' Review of Proposed Development at 21891 Granada Ave. Cupertino, Calif., 95014 Description: 2 unit development on 18,845 square foot lot Details as per Preliminary plan revision 1 Adjoining Property owner feedback: I have been informed of the project and reviewed the preliminary plans. I do not have any objections to the plan as proposed. I reserve the right to add comments at a later. time if deemed necessary. Additional Comments: Owner/Resident Name (Print): Tf tUf, Ci-1/IL.?) vJ ;JJc J Date: d ~ NI/IJ (/j? ~L I OwnerIResident Signature: Address: 10059 Minaker Ct. ,......, .' ,f"'"'"i r\~^"'~ '--Up~HlllU, '--it :/,.)\H't J-(P~ Review of Proposed Development at 21891 Granada Ave. Cupertino, Calif., 95014 Description: 2 unit development on 18,845 square foot lot Details as per Preliminary plan revision 1 Adjoining Property owner teedback: I have been informed of the project and reviewed the preliminary plans. I do not have any objections to the plan as proposed. I reserve the right to add comments at a later time if deemed necessary. Additional Comments: ~J fed C l'lf/fi cflJ 'o/v () Iv hel/,'01,'iu4 11 e/e? J; I tJ r /~E' J J c1. f (( nAIf CI /1/ ;' f 0 tl? e vt/ ise I (Y ()/I,/I~d#~.? ~ 111/401/.1"/ Y I Owner/Resident Name (Print): L ,Sq J /(p / Iv / OwnerlResident Signature: Date: /I / Q.- 1/0 , , / ;Y/q{ Address: 10049 Minaker Ct. '" 4' ,......, ^~^"'A 'vUp~lUllU, 'vLt ';'..)Vl'-t ;J -(p ~ Review of Proposed Development at 21891 Granada Ave. Cupertino, Calif., 95014 Description: 2 unit development on 18,845 square foot lot Details as per Preliminary plan revision 1 Adjoining Property owner teedback: I have been informed of the project and reviewed the preliminary plans. I do not have any obj ections to the plan as proposed. I reserve the right to add comments at a later time if deemed necessary. Additional Comments: ~ Owner/Resident Name (Print): bLI ZA6eTl.-+ CIIGN Owner/Resident Signature: ~ ~-:> ~.. ;- Date: 1/ /.;)...'6 J 0 ~ Address: 10039 Minaker Ct. .n..-,' .~.. ,..., I"\.l"'A1A1 'vUp'CHlllU, 'vLt 7')\} 1 't ;t..1t4 Review of Proposed Development at 21891 Granada Ave. Cupertino, Calif., 95014 Description: 2 unit development on 18,845 square foot lot Details as per Preliminary plan revision 1 Adjoining Property owner feedback: I have been informed of the project and reviewed the preliminary plans. I do not have any objections to the plan as proposed. I reserve the right to add comments at a later time if deemed necessary. Additional Comments: Owner/Resident Name (Print) :\-\-o...-\: \ c....e...- Sa.. ~ \ (\ Owner/Resident Signature: ~ bate: t'2.- I 4 / 2-.0~ b Address: 10029 Minaker Ct. ,..,........~..~__I.~.,.~. -n..- n~^1..A ,",UPtHHlu, '--~ ),')\..'1"t J -{oS Review of Proposed Development at 21891 Granada Ave. Cupertino, Calif., 95014 Description: 2 unit development on 18,845 square foot lot Details as per Preliminary plan revision 1 Adjoining Property owner teedback: I have been informed of the project and reviewed the preliminary plans. I do not have any objections to the plan as proposed. I reserve the right to add comments at a later time if deemed necessary. Additional Comments: Owner/Resident Name (Pri t): ~Sident Signatnre. Date: It I?:J 0 (0 ~ Address: 21875 Granada Ave. Cup~rlinu, Ca 95014 ~-(;(P Review of Proposed Development at 21891 Granada Ave. Cupertino, Calif., 95014 Description: 2 unit development on 18,845 square foot lot Details as per Preliminary plan revision 1 Adjoining Property owner feedback: I have been informed of the project and reviewed the preliminary plans. I do not have any objections to the plan as proposed. I reserve the right to add comments at a later time if deemed necessary. Additional Comments: Owner/Resident Name (Print): M I C- hC(<.-L r tV\<=' ~ ral AJ Owner/Resident Signature: Date: J f ! ~'?/ oG 111 ~ /lILc b ~ Address: 21867 Granada Ave. Cupertino, Ca 95014 ;) -(p r Review of Proposed Development at 21891 Granada Ave. Cupertino, Calif., 95014 Description: 2 unit development on 18,845 square foot lot Details as per Preliminary plan revision 1 Adjoining Property owner teedback: I have been informed of the project and reviewed the preliminary plans. I do not have any objections to the plan as proposed. I reserve the right to add comments at a later time if deemed necessary. Additional Comments: Owner/Resident Name (Print): M cu-'c{e Ly~t\ Smith OwnerlResident Signature: ~OU~ ~nh ~r~ Date: 'bee , l{ ':Loo(P I Address: 21884 Byrne Ct. ~ 4 "...., AC"A",t "-..UP\:;HlllU, "-..<:1, :;t')\H'"t ~/(PB Review of Proposed Development at 21891 Granada Ave. Cupertino, Calif., 95014 Description: 2 unit development on 18,845 square foot lot Details as per Preliminary plan revision 1 Adjoining Property owner feedback: I have been informed of the project and reviewed the preliminary plans. I do not have any objections to the plan as proposed. I reserve the right to add comments at a later time if deemed necessary. Additional Comments: Owner/Resident Name (Print): 1/zt{1 y~ OwnerlResident Signature: wi, G Date: /1-7. rY-Zoo6 Address: 21900 Byrne Ct. Cup\;liiuu, Cct 95014 ).;Gcr Review of Proposed Development at 21891 Granada Ave. Cupertino, Calif., 95014 Description: 2 unit development on 18,845 square foot lot Details as per Preliminary plan revision 1 Adjoining Property o\\-ner feedback: I have been informed ofthe project and reviewed the preliminary plans. I do not have any objections to the plan as proposed. I reserve the right to add comments at a later time if deemed necessary. Additional Comments: GUJV~ ~ ~~ M~ i~S 1-~ bllv/ I A ~ r I ~~ ( (JD!L g-rn oe rr-f d( r ,'S ~s vvo OwnerIResident Signature: CMrL:f Mtt56 rJ OA~ Owner/Resident Name (Print): Date: (( Iv~ (0 ~ I I Address: 21910 Byrne Ct. ~ J" /""'\ Ar'A1 A '-'Up~HIllU, '-'<1 7JV 1 '+ c7-lO t SCALE: 1" = 10' STEVENS CREEK BLVD, r ~ ~ o u 51 ~ ~ X ~ GRANADA AVE. w > ~ w Cl z ~ 0:: o TRACT NO. 6717 1)-/ " ./ N89049'16"E ~J,-<()" _ \.- '" n' _______ '-'o.-:/v 130.40' --------- --~;:: / _ _ _ __ _ ~_ _ _ _ __ _ _ ~.10 .___ 7 GV -------~-- ~ _ _ __ __ _ _ 5' WIDE SIOEWALK /' /' _ _ _ __ = ::00-:= - - - -- -- - ----<<_10(UI7-- :: .--/' 1.8' WlD--: GUTTER] -- - - - MOO': S89049'16"W 215.43' .,-- 1'J0::1 '+::1 10 C ;- ~ - ---"Ull.~_ ---;- - - - - - - - - - - - :71 .~/ I 100.15 30" OAK I ;, I 12J~ "EXISTING BUILDING I TO BE REMOVED FENCE LINE \ I I (\ (+11 / "'j' I <.- -......:: >. VJ r 0 _ j ~ '-J R---! ~. ~ /~-- :+,",+(!J"\' '\ '--7 CJl't-t:L> ! O. I~ OAK \ . ) '-; In ~~ \_-~ \-..J2J'~ I -..............--........ I , \ \ \ N '-J +- 1O II ~I'VJ~~/ / ~~~// '/ :Zs 'N, ~ . ~q!~ ~ ~ I kgL7 II II II U.. / / / ~/ " / ORAINAGE INLET / / EL=99.16 INV.=94.66 /..,..6 / ''-. ~1._ , . ,1" 1101.1,8 PROJECT INFORMATION APPUCANT: GEORGE ADZlCH 21850 GRANADA AVE., UNIT A CALIFORNIA 95014 .(J) Ol'~ o 0 . N o - o ~ _1m Irrf I MARIUS E. NELSEN, R.C.E. 20597, EXP. 9/07 NELSEN ENGINEERING 21801 STEVENS CREEK BOULEVARD CUPERllNO, CALIFORNIA. 95014 TEL (408) 257-6452 FAX: (408) 257-6821 PROPERTY .ADDRESS AND APN: 21891 GRANADA AVE CUPERllNO. CALIfORNIA APN: .357-16-019 PROPOSED NUMBER OF LOTS: 2 PROJECT AREA: 19.842 SQ. fT. (0.46 AC) LOT \. ..u,AREA=\{498.66 EXISTING BUILDING TO BE REMOVED 00.87 ~ '1O .CXl I~ ELECTRIC AND GAS. P.G. & E. WATER. SAN JOSE WATER COMPANY TELEPHONE. SSC SEWER, CUPERllNO SANITARY DISTRICT E~STINC LAND USE: SINGLE F AMIL Y RESIDENllAL PROPOSED LAND USE: SiNGlE FAMILY RESIDENllAL SOURCE OF CONTOUR: TOPOGRAPHIC FIELD SURVEY BY NELSEN ENGINEERING 800'" CON TIROl PT. #5 SPIKE I , l'~." .,. N "E i #' I' i / \.... EXISTING BUILDING TO BE REMOVED LOT 1 ARE A =13 7 31 . 81 I I VJ o (XljlO CXl~O N EXISTING BUILDING TO BE REMOVED IN -~ (j) r'l r' ~~~" 5" TIREE I I ~,oo~ 5' ~DE SIDEWALK --- - - ~ '1-~' WIDE GUTTER t~:NB~~isP;;S:3WI HOLE PUNCH CARANAD A A V~ NU~ REVISIONS Cl Cl Z Z Z 0 ~ ~ 5 ~ ~ ~ (; ~ Iii ~ ~ ..... u :;: <3 cg IUn: "III ....= III \; c: I 0 - N 0 <( LL Ow (J):::J 02 Zw :5~ ..<C 0..0< <(<C( 22 <C wct:~ >0~ - I- ~~C I- (j) L 7 en ( w~: I- N ( Dat e OCTOOER-20 Sea Ie: 1"=10' Ora wn: CAD Job" 116-24 Sheet 1 . ______________________________ FROJE;CT f2UMf.1ARL_ / M'IN' A YER cou:::;,r GR065LOTAREA IOO/5.9Ioqrt(23ACRESi / I, ~,...... I' Nf'TLOTAREA 9496.9Ioqrt C22ACRESi NORTI-I ~ I I r~ ."'. -: --. ".. I I I I I , i Existo_ 2 Storu Residence I _ -7 I 2nd, ROOt" L~ I __________-______________________J 9 ", !&t. Floor Line ~ ~ S :lU -OJ t;: ~ 'if) CU ll:. \} Q.l ~ ..... ..... "<{ o \) ..... ~ ~ J:D ..... <0 'x Lu itl 91 l3'-6L 7-6' if> ~(::> Cc5J CCn~ ~ >l [Q] '~, / ~~/ P i I / ~! / -i '" aj ~ ~ (J ., \) \) ~ ...... ...... 14.45' /' /' / / / / / '" ~/y= ,~~/ ,......~ ~ -'1 / "~~-, , --------- I ; / Exlsts_ Single Stor!:} Residence iL~ ~\:l~ tr~ . <0 . ~ ~ ~ \t rtr<O ~~ (1) (fj~~ _r-:~ l I I I I I I ~ \t -...,)<0 <.-.<fl \)~ ~C'C) - (})Lu ~<<1 ())~ t-\) ~-J -J "<{ Q.l "iij "iij~..., 1l~~ t-:. I() . ,.J ~ ~ ~ \t tr N- <0 <0 \J <fl m~ L() Ul (j <J ~ Ul C'C) I , I I I I I ----------------~ /2 S.S.L 1ST. F'LOOR AR54 299621 oq rt 2ND. FLOOR AREA 952Jb6<jrt rOTALLMNG.AREA 394eoqrt GARAGE AREA812.b8 oq rt II r:>>NGA'JIi'~4i6!6qft EXj~i'g. Ukt'k .t Rol~a Cw-b Gt<088 FA,~ = 4$% Nf'T FAR. 5Ol; / ! Exi~t'g. 2 Stor~ Attached Ffesidentia/ roUETS) I GI'NER.AL PUN DESlGNA 710,";' 4.4-12 UNITS PER ACRE !.Li ~ -<{ d ~ ~ ~ I , I , I I , I I I I , I , I , I I I I I , I I , I I , I , I I I I I I , I , I , I , I - - - ------€I I , I ~ I( '" I( !I\ RE~N8 I ey ...c: .~ ~ "<{ Q.l :! Ii' trl..1 S{ IU~O~ <:~ Qj 0 2l ~~' ~r::e ()lt~8- ~ x ::) L-xlJ "" It ~ IU -J z "<{ 0: ~ (j) I- I- I- IU IU ::t <I) ~! -:tlro J: -J 't I- <0 <: () <: IU~ t:z .. I- <:~!! 't ():l:Llj~>- fl: ~ H~() - ill u! 'I z ). O~8~Z <: III <<Ii OJ_ IU ""Fe DN IOJ23/06 .... ve- .r..a <>-_ Fit\US .lob o;,31OS - AO.U ~. /....... :}..l f~ - [ r r i!' '" ;l} g ~ o ------------~~ ------------ -~ s:g """."" "-"-"-"" -"---""""" T o , , , i- //~ (;;~ ~(b '\.l. ~.., 1- ~ \l> I I 1=.= = ~lJ..O.1:t8l t;l~ ~~ ,'~ ~~ >,;3 ~ ;:lJ" j; !" x' ~~ ! ;3 ; ~ ~ f3 ---------------------- -----. -------------"- ----- -------- o t : )' g '" ~ ENVIRONMENTAL BOB 5Cf-lLUENKE 200s~f"0In\. D..<:D~~C"'~4 ~2$' 240-13'30 INNOVATIONS t~() ,-l ~i\;' .n ~ Cd tJ [g gg ~ o ~JI.... 6lD 5l-iEET TITLE FIRS T FLOOR PLAN OWNER MR. 4 MRS. George Adzich xxxx Minaker Ct. Cupertino, Ca, ':3:'014 ~ ......."" ~ /1' // I', / / I ,,/ / I '( / I I //i""" 1 , ,I, " " I / // ''( / I // I , I // 1 / 1 I / 1 I I I I 1 I 1 I I I I I I I 1 // / I I 4-;-----~,-------------------~ : , " ", I " ~', "- , , , " """"'" ",1- _ __ " , /r' / , / , / , / , / , / /, , / // ", , / // "', "" , " / / / , , , , , "' "' "' , / / / / / / / / / / / / , , , , ---------------~----- .-/' / ~ / /// ?-------------:-"~~---< / / I /"', I "' 1 1 1 , , " , "' , , , /), / / / / / / / -~ .'-~ ----" , , " , , ~~ / ~-------l-------, ,,- - - - - " ,-----------+----------, )- - - - - /1 ;" ': I '/ / ,~" ~/ / 1""- ,,: 1 ~/ / I ,,>;:________m'.: 1 )/ )1/ I ; " ", I / - / ~ : " "I / / I I :" 'I / / ~ : \ ---~,,-----------\.:;r;L----------,~..L------~------- I f ~ ~ // I / I , , , , , , , , " , , , , , , , " '-// I / ~ y ~ ~/ ~ II; , , ~I I , / ~ / ~ ~ , ~ :/// ~ ~_l___________, , , , -----------.---:::. 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George Adzich ~ l\' 200e.C~MPori l>> ~ :-- ~ ~ l>> 0\6e.0....Sl1:I~c...~4 6 D xxxx Hinak.er Ct, ~ ~ I"a2W240--13-9O PLAN Cupertino, Ca. 9S014 INNOVATIONS MEM!lER ~ ff '.' ~ ~ ' ~~ CJ Z -t P1 111 :\ <n ~ :t ffi en -t ~b.i~f~F$ \>l t.. 1; Q f'\)J e; "'" f t:: ~ ~ ~ ~ <:; O() H ~~ ~~ J if r ENVIRONMENTAL 6065CI-IWENKE 2OO!t ep... P<:>II't. Ol.c:>V<<1;I""",C4.~4 r':I2Sl2~13'!)O INNOVATIONS ~ 6lD ,.,.,.....,. , / tb / !jf LJ~ D tp <J - <JJ -=- G -z:j u- ~ J'> Pi> - ~ \7 t> " 17 V ~ -~~ ~! r LJV ~ ~v15? ~ ,# ~ .d <J ~~ t>i\ ~ <J,(j ~ ~V b CV LJ~ '~~ ~ ~ ~/!\I~ ~'5;'VP<lL:\; W & '~~~1 ~eL3~~,giJ}~~ f ~ p ~\fJ&f), ~ - <Jb Z?~~ V'" Ihl, ~ -st ~~t> ~~"'~':> 'W~ ~ ~~ ~~~~ ~~ t> ^AEff ~ /I" V <Jf 76 ijf V ~\) ~ w-<:::J <J~d) \ V 6, <:j v 15- <J Z'b ~p :\ ~""> ~~ t:;':\:;;",.. b,. <J ~ ~ ~ IU G\ 1: -t ~ CJ Z -t p! 111 :\ <n ~ i! o ---- i '10 - ~ ~ ~ wo a D. OWNER MR. .t MRS. George Adzich xxxx Minaker Ct. Cupertino, Ca. ~5014 ~ SI-iEET TITLE EXTERIOR ELEVATIONS ~ r-- ~ -; ~ () z. -; In 111 ~ fff (J) -; ~b..l~~r~~ wI.. - i \.N l\' Q . "' '" ~ @"J1 !!: ~ ~ ~ B ID ENVlf<eONHENTAL BOB 5CI-IUlENKE :OO!> c:.p.- "''*' ~....c....... ~:l:~"'!IO INNO VA TION5 ~_LI_ 6lD .......... IU t\ 1: -; J!! 111 ~ ~ (J) -; \l' ,f > J1 L}~ V7-P:?l /D rf ~ P P>~~ // -=- V v:-- ~ <J <;-/ z:J P ~ <J \7~~ "db g ~ & ~ pj}__::! \7- b ~ If> ~ V~ \6 ~6V~~ ~ ~ f t> rvlQYLJ \:6 r1?~ " t> ';J ~ ^ (A(jj ~ ~ ~ ~J '(J LYb v1P 6 ~ B[>:!if <jD "J L> ~ <j~ t::. [>~-V V \7<b~- \7DG <J~~ ~ \:s,. ......-- LJ t> V~ <\~~ <1 .......... <:'; ~~ b ZJi{j <l ---' <1 <}:7 ft> A\l<J <J~ <J ~-= [> 1 ~<h V ---=- V J> <J Q-~ V v~~ f:& ~ [>V6V~ <JtJ! V <J '3 \P1>~ V6 ~ ~<lDe rscJi! \ \l ~B l>y ~ .3il t>~ />~ I" <jJ v u y t> 7lt ~'J ~ 'Q ~~~ ~<}.:JP C>~ ~ 6, ~ ~~if b,~ ~~-<j6 ~ ~~~~--~ ~ ~ ~ ~ ~~" ..0 '" to [ ,. tD 0 ". [ [ 'iO t [0 \!l ~o SI-IEET TITLE EXTERIOR ELEVATIONS OWNER. MR. .t MRS. George Adzich xxxx Minaker Ct. Cupertino, Ca. ':lS014 ~ ~ .. -< III ~ Al f!J 111 ~ Z ~ =t 16] I-~ OJ ~ ~ \) Z G\ (j) ?i ::j \) Z 1.. c::J c.::=J 0 1 c::J c:::J [] I .--j o o o c::I c=::I C c::::J c:::::::I C IC!!" 10-1" 14CI" --J'" ft - ~ D c::::J [] 1"-0. CJ c::::J [] -j / --) ~ I \ ] c:J c:::::J I] c:::J c:::J 0 c::J c=J D CJ r=::J 0 9'-1" ... 2b-:J. ~h.I~ f r F ~ ENVIRONMENTAL S 1-/ E E T T f T L E OWNER i f~ ~ g BOB eC~UJENKE n EXTERIOR ELEVATION MR. ~ MRS. George Adzich G' >: 200&~"CIlnt 1!! ~ {3 D xxxx Mlnaker Ct. ;-- ~ ~ ~ """""'""'....C4_. \}J ~ ~240-"'B'90 ~ SECTION Cupertino, Ca. ~SOI4 INNOVATIONS - ~