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PC Summary 08-28-07 City of Cupertino 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council Members From: Steve Piasecki, Director of Community Development Date: September 19,2007 Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE August 28, 2007 Chapter 19.32 of the Cupertino Municipal code provides for a eal of decisions made b the Plannin Commission 1. Application EXC-2007-09, TR-2007-04, Kathy Yates, 22292 Regnart Road Description Hillside Exception to construct a 5,188 square foot residence, with a 2,625 square foot basement, on slopes greater than 30% slope and to decrease the setback of the second- story downhill-facing wall plane Tree Removal to remove two oak trees Action The Planning Commission approved the application on a 3-1 vote. The fourteen day-calendar day appeal will expire on September 13, 2007. Enclosures: Planning Commission Report of August 28, 2007 Planning Commission Resolution No. 6480, 6481 2. Application V-2007-03, TM-2007-03, Tracy Hsu, 21871 Dolores Ave Description Variance for substandard lot widths on a proposed two-lot subdivision Tentative Map to subdivide a .46-acre parcel into two parcels, 8,375 square feet and 11,470 square feet respectively Action The Planning Commission approved the TM application on a 4-0 vote. The Planning Commission denied the V application on a 4-0 vote. The ten day-calendar day appeal will expire on October 9, 2007. Enclosures: Planning Commission Report of August 28, 2007 Planning Commission Resolution No. 6482, 6483 3. Application DIR-2007-27, Gregg Bunker, 1375 S DeAnza Blvd Description Director's Referral of a Minor Modification to a Use Permit (U-2003-03) to phase an approved mixed-use development (Wolfe Camera) Action The Planning Commission approved the application on a 4-0 vote. The ten day-calendar day appeal will expire on October 8, 2007. Enclosures: Planning Commission Report of August 28, 2007 Planning Commission Resolution No. 6484, 6486 4. Application RM-2007-14, Reza Rafii, 10484 Byrne Ave Description Consider an appeal of a Minor Residential Permit for a second-story rear deck on a new 1,794 square foot residence. Action The Planning Commission denied the appeal on a 4-0 vote. The fourteen day-calendar day appeal will expire on September 24, 2007. Enclosures: Planning Commission Report of August 28, 2007 Planning Commission Resolution No. 6485 g:planning/past Hearing/summary ta cc082807 CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: Applicant: . Property Owner: . Property Location: EXC-2007-09i TR-2007-04 Kathy Yates Kathy and Michael Yates 22292 Regnart Road Agenda Date: August 28, 2007 Application Summary: Hillside Exception to. demolish an existing house and construct a new 5,188 square foot residenc~ with a 2,625 basement on slopes greater than 30% and to decrease the setback of the second story downhill-facing wall plane. . Tree Removal request to remove two oak trees with 10" and 14" diameters. RECOMMENDATION: Staff recommends that the Planning Commission approve file no. EXC-2007 -09 and TR- 2007-04 subject to the model resolution. PROJECT DATA: Existing Zoning District: RHS-175 (Residential Hillside Zoning) Proposed Ordinance Allowed Residence Square Footage: 1st & 2nd Floors Garage( semi-de~ached) Basement (not counted as sq.ft.) 5,188 sq. ft. 842sq.ft. 2,625 sq.ft. 6,030 sq.ft. 6,500 sq.ft. Setbacks: Front Sides Rear From Creek 92 feet 80 feet.min. 40 feet 100 feet 1st Floor 2nd Floor 20 feet 25 feet 10 feet 15 feet 20 feet 25 feet 100 feet Building Height: Grading Quantity 26'4" 641 cubic yards 30 feet 2,500 cubic yards Env1.ronmental Review: Categorically Exempt, Class 32: infill development 1 -1 EXC-2007-09, TR-2007-04 August 28, 2007 Page 2 BACKGROUND: The subject lot is situated at the southern reaches of Regnart Canyon bordered on the north by Regnart Road, to the east by Regnart Creek and lands of the Midpeninsula Regional Open Space District, and to the south ~d west by other RHS-zoned properties. The existing residence is accessed via a ISO-foot long paved driveway from Regnart Road. The residence occupies the most westerly bench of three benches on the property that are separated from each other by a band of steeper slopes. From this ' upper bench the property declines to the east toward Regnart Creek. The property is not on a prominent ridgeline. DISCUSSION: Zoning Consistency The proposed dwelling complies with the RHS zoning regulations with respect to most setbacks, building height, square footage, and grading quantity (See Project Data). Hillside exceptions are being requested for building features that do the meet zoning regulations as discussed below. Exception for Developments ,on Slopes Greater Than 30 % The RHS- Hillside Ordinance prohibits any structures or improvements over 500 square feet in area to occur on slopes greater than thirty percent unless an exception is granted. The proposed house is larg~ly located on the flat, upper bench; however, to the south, a portion of the house, basement lightwell, outdoor patio,. and several stairwells encroach on steeper (over 30 % ) slopes. In addition, about half of the new leachfield lines are on the steeper slopes. Cumulatively, the area of development on'steeper slopes requires an exception. Exception for Setback of Second Story Oownhill Facing Wall Plane The RHS~Hillside Ordinance specifies that at least 75% of the second story downhill- facing wall plane shall be set back an average of 7.5 feet and in no case less than 5 feet from the first story wall plane. The policy is intended to address highly visible and unarticulated wall masses facing downhill slopes. The northeastern (rear) building elevation faces the priinary downhill slope (Sheet A-5 of the plan set). Thirty-two feet (45 %) of the second story wall plane has sufficient setback. The applicant has sought to break-up the visual impact of the two-story tall wall plane by introducing a shed roof above the kitchen wall and placing a redwood arbor over the eastern terrace. Given the residence's placement in a less visible hillside location, staff feels this is an acceptable solution that could be, improved by continuing the shed roof across the two , story wall plane. This design change is incorporated in the model resolution. 1 -22 EJC<:-2007-09, 11R-2007-04 August 28, 2007 Page 3 Geological Review The City Geologist, Cotton Shires Associates, has reviewed the geotechnical report submitted by the project geologist, UPP Geotechnology, Inc., and concludes that the project is geotechnically feasible (Exhibit A & B). The City Geologist recommended that a grading and drainage plan be prepared and that isolated; saturated ground conditions, observed during a site visit, be investigated. A grading and drainage plan has been prepared and is in the plan set. It depicts the location of the' storm drain lines away from the septic leachfields. Staff walked the property and found no saturated ground conditions. The applicant believes he . overwatered the lawn area, leading to the temporary, saturated conditions. .The City Geologist's recommendations are incorporated in the model resolution. . Tree Removal The project site is heavily wooded. The tTee survey was prepared by City Arborist, David Babby using the new City tree ordinance,. and was confined to that area immediately in the vicinity of the proposed residence. In the project vicinity, 62 trees of 15 species were surveyed (Exhibit C). Of these trees,'only nine are considered. IIprotected trees" - all of them Coast Live Oaks. Forty -four trees conflict with the proposed house design and new'leachfield, and will require removal; only two of them are considered protected trees: tree #23 (a 14" oak) and tree #18 (a 10" oak). The remainder slated for removal are mainly Monterey Pines (24 trees), fruit and nut- bearing trees (5 trees), and small diameter Douglas Firs (3 trees). The applicant states that he would like to retain the oaks, but the oaks are located in the new leachfield area and the'leach lines cannot be. setback 15 feet from the trunks as recommended by the City Arborist. Staff is recommending removal and replacements of three 24" boxed native trees. Submitted by: Colin Jung, Senior Planner ~ Approved by: Steve Piasecki, Director of Community Develop~ Enclosures: Model Resolution Exhibit A: Supplemental Geologic Review Letter by Cotton Shires & Associates, dated July 2, 2007 Exhibit B: Geotechnical Investigation, New Single-Family Residence, Yates Property, 22292 Regnart Road, Cupertino, California, prepared by Upp Geotechnology, Inc. and dated March 11,2004. 1 -3 3 EXC-2007-09, TR-2007-04 August 28, 2007 Pag~ 4 Exhibit C: A Tree Inventory and Review of the Pro"posed Development at 22292 Regnart Road, Cupertino, California, prepared by Arbor Resources and. dated June 22, 2007. Plan Set G: \Planning\PDREPORT\pcEXCreports\ 2007excreports\EXC-2007-09.doc 1~ EXC-2007 -09 OTY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A lllLLSIDE EXCEPTION FOR A NEW 6,030 SQUARE FOOT RESIDENCE ON SLOPES GREATER THAN 30% AND EXCEPTION TO THE SETBACK OF THE SECOND-STORY, DOWNHILL-FACING WALL PLANE AT 22292 REGNART ROAD. SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: EXC-2007 -09 Kathy Yates 22292 Regnart Road SECTION II: FINDINGS FOR EXCEPTION WHEREAS, the Planning Commission of the City of Cupertino received an application for a Hillside Exception, as described on Section II of this Resolution; and WHEREAS, the necessary 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 this application, and has satisfied the following requirements: 1. The proposed development will not be IDJunous to property or improvements in the area nor be detrimental to the public health and safety. 2. The proposed development will not create a hazardous condition for pedestrian or vehicular traffic. 3. The proposed development has legal access to public streets and public services are available to serve the development. 4. The proposed development requires an exception which involves the least modification of, or deviation from, the development regulations prescribed in this chapter necessary to accomplish a reasonable use of the parcel because the residence is not visible from City established vantage points, the hou.se design as revised minimizes any negative visual impacts. 5. All altemative locations for development on the parcel have been considered and . have been found to create greater environmental impacts than the location of the proposed development. 6. The proposed development does not consist of structures on or near known geological or environmental hazards that have been determined by expert testimony to be unsafe or hazardous to structures or persons residing thereim Resolution No. Page 2 EXC-2007-09 August 28, 2007 7. The proposed development includes grading and' drainage plans that will 'ensure that erosion and scarring of the hillsides caused by necessary construction of the housing site and improvements will be minimized. 8. The proposed development.consists of structures incorporatfug designs, colors, materials, and outdoor lighting which blend with the natural hillside environment, and which are designed in such a manner as to reduce the effective visible mass, includirig building height, as much as possible without creating other negative environmental impacts~ , 9. The proposed development is located on the parcel as far as possible from public open space preserves or parks (if visible therefrom), riparian corridors, and wildlife habitats unless such location will create oth~r, more negative environmental impacts. . 10. The proposed development is otherwise consistent with the Citis General Plan and with the purposes of this chapter as described in Section 19.40.010. NOW, THEREFORE, BE IT RFSOL VED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, application no. EXC-2007-09 is hereby approved; and That the subconclusions upon which the findings and conditions ,specified in this Resolution are based and contained in the Public Bearing record concerning Application EXC-2007-09, as set forth in the Minutes of the Planning Commission Meeting of August 14, 2008, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED' BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the plan set titled: "Yates Residence, 22292 Regnart Road, Cupertino, Calif." dated 7-07-07 and consisting of 11 sheets labeled Al through A9, l,and C2 and the material board, except as may be amended by this resolution. 2. DESIGN REVISION The shed roof on the rear elevation shall be extended across the two-story wall to . the satisfaction of the Director of Community Development. 3. GEOTECHNICAL REVIEW Prior to building permit approval, the applicant shall comply with the recommendations outlined in the Cotton Shires & Associates,' In,c. Supplemental Geologic Review Letter dated July 2, 2007 and pertaining to the proposed development. 1 -62 Resolution No. Page 3 EXC-2007-09 August 28, 2007 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. ' , , 5.' TREE PROTECTION & REPLACEMENT Prior to building permit approval, the applicant shall comply with' the recommendations stated in the Arbor Resources report, dated June 22, 2007, for the trees slated for retention. ' The two, specimen-size Coast Live Oak trees approved for removal shall be , , replaced with three 24" box native trees. 'Exact locations to be approved by the Director of Community Development. SECTION N: DEPARTMENT CONDITIONS ADMINISTERED BY THE PUBLIC WORKS q. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 7. 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. 8. STREET LIGHTING INSTALLATION 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. 9. TRAFFIC SIGNS Traffic control signs sh~ be placed at locations specified by the City. 1 -73 Resolution No. Page 4 EXC-2007-09 August 28, 2007 10. STREET TREES S~eet trees shall be planted within the Public Right of Way and shall be of a type approved by the City in accordance with Ordinance No. 125. 11. 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. All new retaining wall work requires calculations and details included within grading plan set. All grading pl~ must include an erosion control plan. . If site grading (excluding the building envelope) exceeds 1000 cubic. yards, then the applicant must pursue a Supervised Grading Permit with the City as described in Cupertino Mu,nicipal Code 16.08.230. 12. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post-development calculations must be provided to identify if storm drain facilities need to be constructed or renovated. . 13. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City and Santa Oara County Fire Department 14. 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. Ordinance No. 331 requires all overhead lines to be underground whether the lines are new or existing. 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. . 15. 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 undergrounding of utilities. Said agreement shall be executed prior to issuance of construction permits. 1-8J. Resolution No. Page 5 EXC-2007-09 August 28, 2007 Fees: a. Grading/ Retaining Wall Permit: Greater of $2,163.00 min. or 6% of Imp. Cost b. Development Maintenance Deposit $ 1,000.00 c. Storm Drainage Fee: $ 3,083.10 Bonds: a. On & Off-Site Improvements Bond: 100% Performance'Bond -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 ~ building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 16. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. PASSED AND ADOPTED this 28th day of August 2007, at a Regular Meeting 'of the Planning Commission of the City of Cupertino by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Steve Piasecki Director of Community Development Cary Chien, Vice Chair Cupertino Planning Commission G: \ Planning \ PDREPORT\ RES\ EXC-2007-09res.doc 1-95 TR-2007-04 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COM:MISSION OFTHE CITY OF CUPERTINO APPROVING A TREE REMOVAL PERMIT TO REMOVE TWO SPECIMEN SIZE COAST LIVE OAK TREES AT 22292 REGNART ROAD SECTION I: FINDINGS WHEREAS, the Planning CorIunission of the City of Cp.pertino received an application for a Tree Removal, as described in Sectio~ II of this Resolution; and WHEREAS, the necessary public notices have been given' in accordance with the Procedural Or~inance of the City of Cupertino, and the.Planning Commission has held qne 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 location of the tree~ restricts the economic enjoyment of the property by severely limiting the use of property in a manner not typically experienced by owners of similarly zoned and situated property. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Tree Removal 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 TR-2007-04 as set forth in the Minutes of the Planning Commission Meeting'of August 14,2007, and are incorporated by reference as though fully set forth herein. SECTION II: PROTECT DESCRIPTION Application No.: TR-2007-04 Applicant: Kathy Yates Location: 22292 Regnart Road 1 -10 Resolution Page 2 TR-2007-04 August 28, 2007 SECTION ITI: CONDmONS ADMINISTERED' BY THE COMMUNITY DEVELOPMENT DEPT. 1. TREE REMOVAL The applicant is authorized to remove two coast live oak trees of 10" and 14" in diameter and identified as trees nos. 18 and 23, respectively, in an arborist report prepared by Arbor Resources for the subject development at 22292 Regnart Road, and dated June 22, 2007. 2. TREE REPLACEMENT To mitigate the loss of the subject oaks, the applicant shall plant three (3) 24" box native trees. Specific planting locations are subject to the approval of the Director of Community Development. 3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requireJ;Ilents, 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. PASSEl! AND ADOPTED ,this 28th day of August 2007, 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: ATTEST: COMMISSIONERS: COMMISSIONERS: COMI\1ISSIONERS: COMI\1ISSIONERS: APPROVED: Steve Piasecki Director of Community Development G:\Planning\PDREPOR1\RES\2007\1R-2007-04 res.doc Cary Chien, Vice Chair Planning Commission 1 -11 r~COTTON, SHIRES & ASSOCIATES, INC. ~ CONSUl.TING ENGINEERS AND GEOLOGISTS Exhibit A July 2, 2007 COO44A TO: ColinJung Planning Deparbnent CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 SUBJECT: RE: Supplemental Geologic Review Yates, Proposed Residence , 22292 Regnart Road At your request, we have completed a supplemental geologic review of the permit application for a new iesiden,ce using the following documents: . Septic System Design (1 sheet, 20-scale), prepared by Armand Louie, REHS, dated March 14,2007; and .. Architectural Plans, in~uding: Site, Floor, an,~, Basement Plans, Sections an,d Elevations (9 sheets, 1.6- and4-scales), prepared'by Rohirt A~es Design, dated Apri17, 2007." ' Documents Previously Submitted for Our Review: . Geotechnical fuvestigation (report), prepared by Upp Geotechnology, Inc., dated March 11, 2004; . Architectural Plans, including: Site, Floor, and Basement Plans, and Elevations (7 sheets, 16- and 4-scales), prepared by Robert Aviles Design, undated; and . Topographic Map (1 sheet, 16-scale), prepared by Ward Surveying, dated February 21, 2002. In addi,tion to evaluation of the above referenced documents, we have reviewed pertinent ,te~~al doC1rinents from our office .fil~s. 'and y~rfopne<;l a rece:Ilt site inspection. ' ' . . Northern California Office 330 Village Lane Los Gatos, CA 95030-7218 (408) 354..5542 . Fax (408) 354,..1852 e-mail: losgatos@cottonshires.com www.cottonshires.com Central California OffiCE 6417 DOgtoWTI Roac San ^'~, CA 95249-964( (209) 736-4252 . Fax (209) 736-121: e-mail: cottonslilies@starband.ne Colin Jung Page 2 July 2/ 2007 COO44A DISCUSSION It is our understanding that the applicant proposes to demolish the existing residential structure and construct a new residence in approximately the same general vicinity as the existing residence. The new development is to include a basement level/. ground level, second story/ and detached garage. Access to the new development will be via the existing driveway alignment. In our previous review report, dated April 22/ 2004/ we concluded that the project appeared feasible; however, it was unclear at the time how much grading would be performed or the method of septic discharge. We recommended that a grading and drainage plan be developed and that the method of septic discharge be specified, and that architectural and structural plans be developed that include the recommendations of the Project Geoteclmical Engineer. CONCLUSIONS AND RECOMMENDED ACTION The proposed development is potentially constrained by steep slopes, expansive surficial soil materials, surficial soil creep and shallow land.sliding, shallow groundwater, non-engineered fill with the potential for settlement and creep, and the susceptibility of the site to very strong seismic ground shaking. The Project Geotechnical Consultant has performed a geotechnical investigation at the project site and provided design criteria that, in general, appear appropriate for the site conditions. These recommendations include founding the residence and retaining walls on a pier and grade beam foundation system with minimum 16-inch diameter piers embedded a minimum of 8 feet into bedrock. Foundation recommendations also include incorporating a foundation subdrain and constructing the foundation grade beam with a 3-inch void (beneath the beam). Recommendations have been provided that include removing all non-engineered fill in the vicinity of newly proposed structures and replacing these materials with engineered fill. The submitted documents do not include a Grading and Drainage Plan, as recommended in our April 22/ 2004 letter. A Septic System Design Plan has been su bmitted that includes the proposed septic system layout. A new leachfield appears .to be proposed for the first graded bench below the proposed residence. During our recent site reconnaissance, we noted saturated ground conditions on this graded pad, near SP!: The Project Geotechncial Consultant should evaluate this area and d~termine the source of the water and ramifications on septic leachfield performance. We do not have geotechnical objections to the basic proposed development concept; however, a detailed grading and drainage plan has not been submitted. Due to shallow groundwater, the proximity to Regnart Creek, and the septic system layout, a detailed drainage plan should be developed illustrating how surface water will be directed away from the septic leachfields. We recommend that the following items be satisfactorily addressed prior to issuance of construction permits: 1 -13 COTTON, SHIRES & ASSOCIATES, INC ColinJung Page 3 July 2, 2007 C0044A 1. Grading and Drainage Plan - A grading and drainage plan should be subinitted that depicts all proposed excavation and fill areas. Gra~g quantities should be provided. All surface and subsurface . drainage p~thways and discharge points sho~d be identified. 2. Development Plans - Structural. and Architectural Plans should be generated that include the .recommendations of the Project Geotechnical Engineer. 3. Geotechnical Report Update and Plan Review - The applicant's geotechnical consultant should review and approve all geotechnical aspects of the development. plans (i.e., site preparation and grading, site drainage improvements and design pararnetE7Is for foundations and retaining walls) to ensure. that their recommendations have been properly incorporated. Since approximately 3 years has elapsed since the Geotechnical Report was generated, the consultant should provide an update of their original investigation, as necessary. . The I;'rojed Geotechnical Consultant should evaluate the saturated bench area and determine the source of the water and ramifications on future septic leachfield performance. . Geotecluucal recommendations have been provided that indicated th.at materials excavated from the site can be re-used for engineered fill. However, the surficial soils at the site have.been shown to be potentially expansive. Consequently, the Project Geotechnical Consultant should consider providing recommendations that include removing the potential expansive soils from the builc;ling si~e, or effectively mixing these soils with. non-expansive materials. The geotechnical consultant should. be onsite during the grading operations. The results of the Geotechnical Plan Review should be summarized in a letter and submitted to the City for review by. the City Engineer. The following item should be performed prior to final project approval: 4. Geotechnical Field Inspection - The geotechnical consultant should inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage . improve~ents and excavations for foundations and retafuing walls prior to the placement of steel and concrete. 1 -14 COTTON, SHIRES & ASSOCIATES, INC ColinJung Page 4 July 2, 2007 COO44A The results of these inspections and the as-built conditions of the project should be described by the geotechnical consultant in a letter and submitted to the Town Engineer for .review prior to final project approval. LIMITATIONS This review has been performed to provide technical advice to assist the City with discretionary permit decisions. Our serVices have been limited to review of the documents previously identified, and a: visual review of the property. Our opinions and conclusions are made in accordance with generally accepted principles and practices of the geotechnical profession. This warranty is in lieu of all other warranties, either expressed or implied. Respectfully submitted, CorrON, SIDRES AND AsSOCIATES, INe. CITY GEOLOGIC C NSULT ANT ~ Jo M. Wallace Principal Engineering Geologist CEG 1923 Patrick O. Shires Senior Principal Geotechnical Engineer GE 770 POS:JMW:st 1 -15 COTTON, SHIRES & ASSOCIATES, INC. '. I I I I I I I I I I I. I I I I I I I I GEOTECHNICAL INVESTIGATION NEW SINGE-FAMILY RESIDENCE YATES PROPERTY 22292 REGNART ROAD CUPERTINO, CALIFORNIA PREPARED FOR MR. AND MRS. MICHAEL YATES 22292 REGNART ROAD CUPERTINO, CALIFORNIA MARCH 11, 2004 Exhibit B This document is protected under Federal Copyright Law. Unauthorized use or copying of this document Is strictly prohibited. See' "APPLICATION FOR AUTHORIZATION TO USE" located at the end of this document if use or copying is desired by anyone other than the cllent(s) and for tbeproJect Identified above. ~ Ill!' Upp GEDrECHNOLOGY. INC. U Engineering Geology. Geotechnical Engineering 1 -16 ,I I I I I I I I I I I I I I I I I I I upp GEOTECHNOLOG~ INC. Engineering Geology · ~eotechnical ~ngineering March 11, 2004 Project No. 2711.IRl Serial No. 12114 Mr. and Mrs. Michael Yates 22292 Regnart Road Cupenino,C1\ 95014 SUBJECT: GEOTECHNICAL INVESTIG1\TION NEW SINGLE-FAMlL Y RESIDENCE Y 1\TES PROPERTY 22292 REGNAAT ROAD CUPERTINO, CALIFORNIA Dear Mr. and Mrs. Yates: 1\8 you requested, we have performed a geotechnical investigation for the construction of a new single-family residence on your property located at '22292 Regnart Road in Cupertino, California. The accompanying report presents the results of our investigation and testing, and our conclusions and recommendations concerning the geotechnical engineering aspects of the project. The fmdings and recommendations presented in this report are contingent upon our review of the final grading, foundation and drainage control plans and our observation of the grading and the installation of the foundation and drainage control systems. upp G OT , r~lGY, INC. 'stop er, .Z~~ . Project Geologist Registered Geologist 7524 CRH/RRU:jc Copies: 1\ddressees (5) 7 SO Ca".1den Avenue. Suite A . Campbell. CA 95008 , (408) 866-5436 . FAX: (408) 866-9436 1 -17 I I I I I I 01 I I I I I I I I" I I I I INTRODUCTION Th~s report presents the results of our geotechnical investigation for the constrnction of a new single-family residence on the Yates property located at 22292 Regnart Road in Cupertino, California (see Figure 1, Site Location Map). The purpose of our investigation was to explore the soil and geologic conditions on the subject property and to develop findings and recommendations for the earthwork and foundation engineering aspects of the proposed development. We understand that you are planning to raze the existing one- and two-story home, and cqnstruct a new two-story residence with a partial basement in approximately the same location on the property. We also understand that you are planning to constrnct a new, detached three-car garage. SCOPE OF SERVICES Our scope of services for this investigation included a review of geologic literature and aerial . photographs of the site vicinity; engineering geologic reconnaissances and mapping; preparation of two slope profiles; subsurface exploration; field "and laboratory testing; geotechnical engineering analyses of collected data; and the preparation of this report. This report has been prepared as a product of our service for the exclusive use of Mr. and Mrs. Michael Yates for the construction of the proposed residence and garage. This report must not be used by other parties or for other purposes without prior written authorization from Upp Geotechnology, Inc. This investigation has been conducted in accordance with the scope and conditions presented in our proposal dated December 5, 2003. No other warranty, either expressed or implied, is made. Copyright - Upp Geotechnology, lnc. upp GEOTECHNOLOGY.. INC- 1 -18 I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 2 of 29 Because of possible future changes in site conditions or the standards of practice for geotechnical engineering and engineering geology, the findings and recommendations of this report may not be considered valid beyond three years from the report date, without review by Upp Geotechnology, Inc. In addition, in the event that any changes in the nature or location of the proposed improvements are planned, the conclusions and recommendations of this report may not be considered valid unless such changes are reviewed, and the conclusions and recommendations presented in this report are modified or verified in writing, by this firm. METHOD OF INVESTIGATION Geologic maps and aerial photographs were reviewed as part of our reconriaissance investigation to evaluate the prevailing geologic conditions on the site and in the vicinity. An initiaJ site reconnaissance was made by our project geologist on December 1, 2003. Subsequently, several additional site visits were performed by our project geologist and staff engineer' to conduct additional engineering geologic mapping and prepare slope profiles using tape, compass, and hand- level techniques. Subsurface conditions were investigated on January 16,2004 by excavating four test borings using both a truck-mounted drill rig and portable drilling equipment. The locations ofthe test borings are shown on Figure 3, Partial Site Plan and Engineering Geologic Map. Tbe boring locations were approximately determined by measuring distance and bearing from mown points on the supplied Copyrighl- Upp Geolechllology. IIIe. UPPGEOTECHNOLOG~'N~ 1 -19 ..I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 3 of 29 site plan and should be considered accurate only to the degree implied by the mapping technique used. The test borings were logged by our staff engineer in general accordance with the Unified Soil Classification System described on Figure 6, Key to Logs. A Summary of Field Sampling Procedures is presented on Figure 7. The boring logs are presented on Figures 8 through 11. The logs show our interpretation of the subsurface conditions at the locations and on the dates indicated. and it is riot warranted that they are representative of the subsurface conditions at other locations and times. Soil samples obtained from the borings were retained for laboratory classification and testing. The results of moisture content, dry density, and shear strength tests are presented on the logs. The results ofthe plasticity tests are presented on Figure 12, Plasticity Chart. GEOLOGY AND SEISMICITY Geoloev The subject property is located along the east side of the central Santa Cruz Mountains, a northwest- trending range within the California Coast Ranges geomorphic province. According to the Geologic Map of the Sargent-Berrocal fault zone between Los Gatos and Los Altos Hills (Sorg~ D. H. and McLaughlin, R. J., 1975), the site is in an area underlain at depth by Santa Clara Formation bedrock. The Santa Clara Formation is generally described as Pliocene to Pleistocene age (approximately 5.3 Copyright - Upp Geo/ecJmology. Inc. upp GEOTECHNOLOGY,. INC. 1 -20 I I I I I I I I I I I I I I I I I I' I Yates - Geotechnical Investigation March 11, 2004 Page 4 of 29 million years old to 11,000 years old), yellowish-orange to reddish-brown, moderately consolidated to well-consolidated stream deposits consisting of pebble and cobble gravels with lesser amounts of sand, silt, and clay. The bedrock is overlain by slope debris (colluvial soil) on the subject property and across most of the hillside areas in the site vicinity. Where the colluvh\l soil is located on moderate to steep slopes, it is' subject to downhill creep, a process by which the soil moves downslope at an imperceptibly slow rate as a result of gravity (see Figure 2, Local Geologic Map). Seismicitv The greater San Francisco Bay Area is recognized by geologists and seismologists as one of the most active seismic regions in the United States. The three major faults that pass through the Bay Area in a northwest direction have produced approximately 12 earthquakes per century strong enough to cause structural damage. The faults causing such earthquakes are part of the San Andreas fault system, a major rift in the earth's crust that extends for at least 700 miles along the California Coast, which includes the San Andreas, HaYward, and Calaveras fault zones. The main trace of the active San Andreas fault is located approximately 2% southwest of the subject property. The Hayward and Calaveras faults are loc'ated approximately 13 ~ and 17'Y2 miles northeast of the site, respectively. In addition, nearest trace of the potentially active Monte Vista Fault is located approximately % mile northeast of the subject site. . The Monte Vista Fault is characterized as a sinuous, southwest dipping thrust fault that, in this area, h~s thrust older Monterey Formation bedrock above younger Santa Clara Formation bedrock and Copyright- Upp Geotechnology. Inc- upp GEOTECHNOLOGY,. INC. 1 -21 I I I I I I I I I I I I I I I I I I I. Yates - Geotechnical Investigation March 11, 2004 Page 5 of 29 you.nger alluvium. According to the City's Geotechnical Hazards Map, the site is located in an F-l zone. An F-l zone indicates that the site could experience strong ground shaking and ground failure Oandsliding) during an earthquake along the Monte Vista Fault. Based on analyses by the U.S. Geological Survey's Working Group on California Earthquake ~robabilities (2003), the San Francisco Peninsula segment of the San Andreas fault is estimated to have a 21 % probability of producing an earthqu~e with a magnitude of 6.7 or greater by the year 2032. The magnitude of an earthquake is a measure of the amount of energy released during a seismic event, as determined by seismographic measurements. The probability of at least one magnitude 6.7 or greater earthquake on one ofthe active faults in the San Francisco Bay area by the year 2032 is estimated to be 62%. The intensity of an earthquake differs from the magnitude in that intensity is a measure of the effects of an earthquake rather than a measure of the energy released. These effects can vary considerably based on the earthquake magnitude, distance from the earthquakes epicenter, and site geology. Because of the site's proximity to the San Andreas fault and the site geology, maximum anticipated ground shaking intensities, given a large earthquake on the fault in the site vicinity, are characterized as very strong and approximately equal to a Modified Mercalli intensity of VIII (Borcherdt, et. al., 1975). A Modified Mercalli intensity of VIII typically could cause slight damage to specially designed earthquake-resistant structures, considerable damage in well built ordinary Copyrlght- Upp Geotechn%gy, Inc. upp GEOTECHNOLOGY.. INC. 1 -22 I I I I I I I I I I I I I I I I I I I Yates -" Geotechnical Investigation March 11, 2004 Page 6 of29 structures, and partial collapse in poorly built or designed structures (Yanev, 1974) (see Table I, Modified Merc~l1i Scale of Earthquake Intensities). Aerial Photol!raph Review Two sets of stereo graphic aerial photographs were reviewed to evaluate the historic site changes and to aid in identifying faults and landslides. The first photograph set was taken in 1965 and the second was taken in 1982. The 1965 photo shows that site grading was being performed at that time to create the level pad for the existing residence~ The 1982 photo shows the existing residence on the building pad. In addition, it appears that Regnart Road was realigned at some time between the two photographs. We did not observe any evidence of faulting or photo-lineament on either set of photographs witIlln the subject property. In addition, no evidence of landsliding was observed in the imniediate site vicinity in either set of photographs. SITE CONDITIONS Site Description The irregularly shaped property is situated on a northeastern facing slope near the base of a large north-trending drainage on the eastern flank of the central Santa Cruz Mountains. The subject property is bounded to the north by Regnart Road, to the south and east by open-space district, and to the west by a private developed property, Copyrighl- Upp Geolechnology, Inc. upp GJEOTJECHNOLOGY.. INC. 1 -23 I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 7 of 29 A private shared driveway leads from Regnart Road along the northern property boundary to a short private driveway that extends uphill to the south to the existing residence. The residence is a two- story, wood framed structure located in the central portion of an existing cut-fill pad. A short cutslope is located on the west (uphill) side of the driveway on the uphill side of the pad. Grading to create the pad has resulted in a fill slope on the south and east sides of the pad. Based on our. observations, it appears that fill was also placed in the southwest portion of the pad to fill in a natural drainage swale (see Figure 3). Gradients of the fill slope are approximately 2:1 (horizontal to vertical). A chicken coup and pen are currently located in this area. A narrow path also constructed using cut/fill techniques leads from this southwest comer of the pad and trends southeast off the property. Below the fill slope is a cut slope with a gradient of approximately 2~: I, located on the uphill side of a second cut-fill pad. A similar fill slope is located on the downhill side of this pad. Again, it appears that fill has been placed in the southwest comer of this second pad toinfill a portion of the native drainage swale. J'wo small sheds are located on this pad. Drainage across the site. is generally characterized as uncontrolled sheet flow to the east and northeast to the property boundary. Vegetation on the site consists predominantly of mature pine and oak trees with various. planted fruit trees and landscaping around the home. Copyrighl- Upp Geolech1lO1ogy. Inc. upp GEO:rECHNOLO~ INC. 1 -24 I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 8 of 29 Subsurface Four test borings were excavated on the existing cut-flil pad in the areas of the proposed residence and garage, at the approximate locations shown on Figure 3. Boring 1 encountered approximately 4 feet of dark yellowish brown, clayey silt artificial fill underlain by approximately 3 feet of yellowish brown clayey silt colluvium. Beneath the colluvium we encountered weathered sandstone and siltStone bedrock of the Santa Clara Formation that persisted to the bottom of the boring at a depth of approximately 16Yz feet (see Figure 8, Log of Boring 1). Boring 2 encountered approximately 3 feet of stiff, yellowish broWn clayey silt colluvium underlain by weathered, very dense sandstone and siltstone bedrock of the Santa Clara Formation. The Santa Clara Formation materials persisted to the bottom of the boring at a depth of approximately 17 feet (see Figure 9, Log of Boring 2). Boring 3 encountered approximately 4 feet of dark yellowish brown, clayey silt artificial fill underlain by approximately 5 feet of dark brown silty clay colluvium. The' colluvium 'is underlain by very dense sandstone and siltstone bedrock that persisted to the bottom of the boring at a: depth of approximately 16Yz feet (see Figure 10, Log of Boring 3). Boring 4 encountered approximately 2Yz feet of dark brown silty clay colluvium underlain by dense to very dense, weathered siltstone and sandstone bedrock of the Santa Clara Formation. These materials persisted to the bottom of the boring at a depth of approximately 15~ feet (see Figure 11, Log of Boring 4). Copyright - Upp Geotechnology. Inc. upp GEOTECHNOLOGY,. INC. 1 -25 I I 'I I I I 'I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 9 of 29 Our interpretation of subsurface conditions, is presented on Figures 4 and 5, Geologic Cross.,. Sections A-A' and B-B'. Based on the results of a Plasticity Index test on a sample of the native colluvium, we determined that these materials are moderately to highly expansive, with a Plasticity Index (PI) of 31 % (see Figure 12). Groundwater Stabilized free groundwater was encountered at a depth of approximately 5~ feet in Boring 3.. Groundwater was not encountered in any of the other test borings. However, it should be noted that fluctuations in the level of subsurface water could' occur due to variations in rainfall, temperature, and other factors not evident at the time our observations were made. FINDINGS Based upon the results of our investigation, it is our opinion, from a geotechnical engineering perspective, that the proposed residence and garage may be constructed as planned, provided that the recommendations presented in this report are incorporated into their design and construction. In our opinion, the primary constraints to the" proposed development include the thick layer of non- supportive topsoil and artificial, fill that mantle the property, and the proximity of the potentially active Monte Vista fault and the active San Andreas fault. Copyrlghl- Upp Geolechnology. Inc. upp GEOTECHNOLOGY.- INC. 1 -26 I I I I I I I I I I I. I I I I I I , I Yates - Geotechnical Investigation March 11, 2004 Page 10 of29 Based on our subsurface investigation, we found that the downhill portions of the existing building pad are underlain by a thick sequence of artificial fill and native colluvium mantling very dense highly weathered to less weathered bedrock. In our opinion, the highly weathered and less weathered bedrock of the Santa Clara Formation should provide adequate support for the foundations of a proposed resi~ence and associated improvements. Landslidine: Based on our investigation, we observed no evidence of recent landsliding within the subject property in the area. of the proposed residence and garage. However, as described above, large Quaternary age landslide deposits are located north and west of the subject property. Based on the location and geometry of these landslides, it is our opinion that these features do not pose a significant threat to the proposed residence and garage. Because of the moderate slopes and the layer of non-supportive colluvial soil that blankets the proposed building site, the occurrence of a new shallow landslide within or adjacent to the subject property cannot be exCluded. A new shallow landslide in this area could be triggered by excessive precipitation or strong ground shaking associated with an earthquake. In our opinion, a landslide of this nature should not constitute an immediate threat to the integrity of the proposed residence and associated improvements, provided that they are designed and constructed in accordance with the recommendations of this report. Copyright - Upp Geotechnology, Inc- upp GEOTECHNOLOG'Y, INC- 1 -27 I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 11 of29 The long-term stability of many hillside areas is difficult to predict. .A hillside will remain stable only as long as the existing slope equilibrium is not disturbed by natural processes or by the acts of Man. Landslides can be activated by a nu~ber of natural processes, such as the loss of support at the . bottom of a slope by stream erosion or the reduction of soil strength by an increase in groundwater level from excessive precipitation. Artificial processes caused by Man may include improper grading activities; or the introduction of excess water through excessive irrigation, improperly designed or constructed leachfields, or poorly controlled surface runoff. It should be noted that although our knowledge of the causes and mechanisms of'landslides has greatly increased in recent years, it is not yet possible to predict with certainty exactly when and where all landslides will occur. At some t~e over the span of thousands of years, most hillsides will experience landslide movement as mountains are reduced to plains. Therefore, a small, but unknown, level of risk is always present to structures located in hilly terrain. Owners of property located ill these areas must be aware of, and willing to accept, this unknown level of risk. Seismicity Our reconnaissance and our review of published geologic maps and aerial photographs r~vealed that no known active or potentially active faults pass through the subject property. However, it is reasonable to assume that the site will be subjected to very strong ground shaking from a major earthquake on at least one of the nearby active faults during the design-life of future improvements. Copyright- Upp Geotechnology. Inc. upp GEOTECHNOLOGY,. INC.. 1 -28 I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 12 of 29 During such an earthquake, it is our opinion that the danger from fault offset through the site is negligible. RECOMMENDATIONS The following recommendations must be incorporated into all aspects of future development: Location of Proposed Improvements The proposed improvements must be confined to the approximate building area shown on Figure 3. Construction of improvements outside of this generalized area is not recommended without written approval from this firm. In addition, if other structures are planned in the future,. we should be contacted to evaluate their location and to provide appropriate geotechnical engineering design . criteria. Seismic Desien Criteria We recommend that the project structural design engineer provide appropriate seismic design criteria for proposed foundations and associated improvements. The following information is intended to aid the project strQ.ctural design engineer to this end and is based on criteria set forth in Chapter 16 of the 2001 California Building Code (CBC) (International Conference of Building Officials, 2002). Copyright - Upp Geotechnology, Inc. upp GEOTECHNOLOGY.. INC. 1 -29 I I I I I I I I I I "I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 13 of 29 The subject property is located within Seismic Zone 4, as depicted in Figure 16A-2 of the 2001 CBC. "Based on Table 16A-J and the definitions presented in Section 1636A of the 2001 CBC, in our opinion, Soil Profile Type Sc must be used for structural analyses. Based on Appendix A of the "report, entitled "Probabilistic Seismic Hazard Assessment for the State of California" (CDMG and USGS, 1996), an~ Table 16A-U of the 2001 CBC, the San Andreas fault ~s classified as a Seismic Source Type A fault and is located approximately 4.4 kIn from the subject property and the Monte" Vista Fault is classified as a Seismic Source Type B fault, and is located approximately 1.2 Ian from the subject property. Experience has shown that earthquake-related distress to structures can be substantially mitigated by quality construction. We recommend that the residence and ~sociated improvements be built by a I " qualified and reputable contractor and skilled craftsmen. We also recommend that the construction be monitored by the project structural design engineer and project architect to make sure that their desigIis and recommendations are properly interpreted and constructed. Earthwork We anticipate that a moderate amount of spoils will be generated from the excavations for the residence foundation and basement, and that some or all of these spoils will be placed as engineered fill on the slope behind the northeast comer of the proposed residence. We also recommend that any existing fill located in areas of proposed" structures or flatwork be removed and replaced as Copyrighl- Upp Geotechn%gy. Inc. upp GEOTECHNOLOGY,. INC. 1 -30 I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 14 of29 engineered fill. All engineered fill should be placed in accordance with the recommendations provided below: 1. Clearine- and Site Prenaration Any areas to be graded must initially be cleared of all obstructions, including brush, trees not designated to remain, and debris remaining from the razing of the existing home. Holes or depressions resulting from. the removal of underground obstructions below proposed finished sub grade levels must be cleared, and backfilled with suitable material compacted to the requirements for engineered fill given below. After clearing, the site must be stripped to a sufficien~ depth to remove all surface vegetation imd organic-laden topsoil. At the time of our field investigation, we estimated that a stripping depth of approximately 3 to 4 inches would be required on natural slope areas. This material must not be used as engineered fill; however, it may be used for landscaping purposes. 2. Fill Material . On-site materials having an organic content of less than 3% by volume can be used as engineered fill. Material used for fill must not contain rocks or lumps greater than 6 inches in diameter, and no more than 15% of the fill material must be larger than 2Y2 inches in diameter. Based on our investigation, the subsurface materials. encountered in the borings are suitable for use as fill. Any. required imported fill must have a plasticity index of 15% or less. Copyright - Upp Geolechnology, Inc. upp GEOTECHNOLOGY, INC. 1 -31 I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 15 of29 3. Kevwavs and Benches' Fill placed on slopes in excess of 5:1 must be keyed and benched into the underlying supportive . . . material to provide a firm, stable surface for support of the fill. A keyway, located at the toe of proposed fill, must be excavated a minimum of 3 feet into the supportive material, as measured on the downhill side of the keyway. As a minimum, the keyway must be 8 feet wide at "its base. Benches generally must be a minimum of 8 feet wide and must be excavated entirely into the supportive material. Based on our investigation, temporary" back slopes may be vertically excavated provided they are constructed in the dry season and meet Cal OSHA requirements. Both the keyway and any required benches must be provided with a 2% downslope in the uphill direction to provide resistance to lateral movement and to facilitate proper subdrainage. The I!eotechnical emnneer must evaluate the actual location. size and depth of the reaulred keyway and benches at the time of construction. 4. Sub drains The need for subdrains'must be determined by the geotechnical engineer at the time of construction. In general, fills exceeding 5 feet in depth should be provided with a subdrain. Sub drains must consist of a 4-inch diameter rigid heavy-duty perforated pipe (Schedule 40, SDR 35 or equivalent), approved by the Soil Engineer, embedded in drainrock (crushed' rock or gravel). Flexible corrul!ated pine should not be used. The pipe must be placed with the perforations down on a 2- Copyrighl- Upp Geotechnology, Inc. upp GEOTECHNOLOG~ INC. 1 -32 I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation . March 11, 2004 Page 16 of29 t~ 3-inch bed of drainrock. The drainrock must he separated from the fill and the native material by a geotextile filter fabric, approved by the soil engineer Subdrain pipes must be provided with clean-out risers at their up-gradient ends and at all sharp changes in direction. Changes in pipe direction must be made with "sweep'" elbows to facilitate future inspection and cleariout. Sub drain systems must be provided with a minimum 2% gradient and must discharge onto an energy dissipater at an appropriate downhill location approved by the soil engineer. 5. Como action Procedures Prior to fill placement, the surface to receive the fill must be scarified to a depth of 6 inches, moisture conditioned to approximately the materials' optimum m'oisture content and then compacted as engineered fill. Fill material must be, moisture conditioned to approximately the materials' ,optimum moisture content and then spread and compacted in lifts not exceeding 8 inches in loose thiclrness. In general, fill should be compacted to at le~st 90% relative compaction by the Modified Proctor Test method,' in general accordance with the ASTM Test De~ignation D1557 (latest revision). 6. Permanent Slooes Any proposed cut slopes in the surficial soil and any required fill slopes must have gradients no steeper than 2: 1 (horizontal to vertical). Any proposed cuts in the bedrock may be steeper than 2: 1, Copyrighl- Upp Geotechnology, Inc. 1 -33 upp GEOTECHNOLO~ INC. I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 17 of29 depending on the nature of the bedrock material. If cuts steeper than 2: 1 in the bedrock are planned, we must evaluate the stability of these .cuts during construction. If, based on our evaluation, these bedrock cuts cannot support gradients in excess of 2: 1, then retaining walls may be required. All graded surfaces or areas of disturbed ground must be revegetated prior to the on~et of the rainy season following construction to prevent soil erosion. If vegetation is not established, other erosion control provisions must be employed. Ground cover vegetation, once established, must be properly maintained to provide long-term erosion control. 7. Trench BackfilI - All utility trenches must be backfilled with compacted engineered fill. If on-site soil is used, the material must be placed in lifts not exceeding 8 inches in uncompacted thickness, and must be compacted to at least 90% relative compaction by mechanical means only. Imported sand may also be used for backfilling trenches, if it is compacted to at least 90% relative compaction. Water jetting to obtain the minimum degree of compaction in imported sand backfill is not permitted. ill all pavement areas, the upper 6 inches of all trench backfill must be compacted to at least 95% relative compaction. Foundations Because of the moderately steep slopes and the presence of non-supportive artificial fill and colluvium in the downhill portion of the building pad in the area of the garage and the rear/right side . Copyrighl- Upp Geotechnology, Inc. 1 -34 I,Ipp GEOTECHNOLOG'v, INC. I I I' I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 18 of29 of the proposed residence, we recommend that the proposed residence and associated structures be supported on drilled, cast-in-place, straight-shaft concrete friction piers gaining support in the underlying bedrock. 1. Drilled Piers and Grade Beams We recommend that drilled piers have a minimum diameter of 16-inches and be embedded a minimum of 8 feet into the underlying bedrock or the depth equal to the thickness of non- supportive overburden, whichever is greater. Support should be measured from the point where there is a minimum of 5 feet of horizontal separation between the downhill face of the pier and the surface of the bedrock. Total pier depth will vary across the building site depending on the depth of the non-supportive soil and the extent of prior grading. Base~ on our subsurface investigation and the currently proposed development concept, we anticipated pier depths for the house of approximately 8 feet to 16 feet below the proposed basement level and pier depths of between 14 and 22 feet in'the area ofthe proposed garage. The portion of the piers in the bedrock may be designed using a skin friction value of 400 psf for dead plus live loads, with a 1/3 increase for transient loads, including wind and seismic. Any portion of the piers in the fill and non-supportive colluvial soil and any point-bearing resistance must be neglected for support. Active loads on the upper portion of the piers in the fill and non-supportive colluvial soil must be figured on the basis of an equivalent fluid weight of 45 pcf taken over 2 pier diameters. The depth of Copyright - Upp Geotechnology, Inc. upp GEOTECHNOLOGY,. lNC. 1 -35 I I I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 19 of 29 the active loads will vary across the building site depending on the depth of the non-supportive material. Where the surficial soil and fill is removed by grading or the basement excavation, active loads .will be negligible. However, where proposed structures are built at existing grades, active loads may extend to depths of up to approximately 10 feet. To facilitate construction, it may be appropriate for the structural engineer to prepare a table that provides pier depths and design based on an active zone that could vary from 0 to 11 feet. .Lateralloads can be resisted using a passive pressure equal to an equivalent fluid weight of 350 pcf to a maximum of 3,000 psf may be taken over 1 Yz pier diameters for the length of the piers in the bedrock (below the plane at which there is a minimum of 5 feet horizontal separation between the downhill face of the pier and the surface of the bedrock). The bottoms of the pier excavations must be .free of all loose cuttings and soil fall-in prior to the installation of the reinforcing steel and the placement of the concrete. Any accumulated water in the excavations should also be removed prior to the placement of the steel and concrete. If, because of high groundwater, it is !lot possible to dewater the pier holes, the concrete may be placed underwater by the Tremie method. In this case, the concrete must be placed by a contractor experienced in the tremie method. Because of. high groundwater, the pier holes may be subject to partial collapse before pouring concrete. We recommend that the concrete be poured as soon after drilling as practical. In addition, Copyright - Upp Geotechnology. Inc. upp GEOTECHNOLO~ INC. 1 -36 . I I I I I I .1 I I I I I I I I I I , I Yates - Geotechnical Investigation March 11, 2004 Page 20 of 29 the contractor must be prepared to use other methods, such as removable casing, to keep the hole open until the concrete is poured. Because the surficial soil is moderately expansive, the pier holes must be kept moist prior to pouring concrete to prevent the development of shrinkage cracks. In addition, sono tubes must be used in the tops of the hole to prevent overpour (mushrooming) of the concrete. The bedrock at the site has variable consistency and locally can be very hard. We recommend that a high-powered well-maintained drill rig equipped with rock teeth be used to drill the holes. If drilling refusal is met above the design depth, VOl and the structural design engineer must be contacted to revise the design recommendations. Hard cobbles or even small boulders may be encountered during drilling. The contractor must plan for this condition in choosing the appropriate means and methods of drillin~. Because of the moderately expansive nature of the surficial soil, we recommend that a 3-inch void be created below the grade beams over the soil. During construction, the soil engineer should determine where voids. are required. Degradable cardboard forms or other methods approved by the soil engineer must be used to create the voids. Galvanized flashing or other non-degradable material must be placed on each side of the void to ensure that it remains open for the life of the foundation. Any concrete overpour must be removed before the concrete has achieved its design strength. As a minimum, piers should be reinforced with a cage of four No.5 steel reinforcing bars, provided full length. The actual number, size, location, depth, spacing, and reinforcement of the piers must be Copyright - Upp Geotechnology. Inc. upp GEOTECHNOLOG'Y, INC. 1 -37 I I I I I I I I I I I '1 I I I I I I I . Yates - Geotechnical Investigation March 11,2004 Page 21 of29 determined by the structural design engineer based on the anticipated building loads and the' soil engineering design parameters provided above. To verify that the piers are founded in material of sufficient supporting capacity, are of sufficient depth, and have been properly prepared, it is essential that we observe the Diers as they are beine drilled. Grade beams must be reinforced with top and bottom reinforcement to provide struc~al continuitY and to permit the spanning of local irregularities. In addition, good structural continuity must be provide.d between the grade beam and the piers. The structural design engineer must determine the actual size and reinforcement of the grade beams. 2. Retainine Walls Basement and site retaining walls must be supported on foundations designed in accordance with the recommendations given above for the support of the proposed residence. We recommend that retaining walls be designed to resist both lateral earth pressures and any additional lateral loads caused by surcharge loads on the adjoining ground surface. In addition, we recommend that retaining walls adjacent to living spaces be provided with appropriate waterproof mg. We recommend that unrestrained walls be designed to resist an equivalent fluid pressure of 45 pcf. Restrained walls must be designed to resist an equivalent fluid pressure of 45 pcfphis an additional uniform lateral pressure of 8 H psf, where H = height of backfill above the top of the wall footing in Copyright - Upp Geotechnology. Inc. upp GEOTECHNOLOG'Y, INC. 1 -38 I I I I I I I I I I I I I I I I I , I Yates - Geotechnical Investigation March 11, 2004 Page 22 of 29 feet. Wherever the walls will be subjected to surcharge loads, they must be designed for an additional uniform lateral pressure equal to 1/2 or 1/3 the anticipated surcharge load for restrained or unrestrained walls, respectively. In addition, walls with sloping backfill must be designed for an additional I pef for each 3 degrees of slope inclination. The preceding pressures assume that sufficient drainage is provided behind the walls to prevent the buildup of hydrostatic pressures from ~urface or subsurface water infiltration. Adequate drainage. may be provided by means of a backdrain system consisting of an approximately I-foot thick curtain of drainroek (crushed rock or gravel) placed behind the wall. The drainrock muSt be separated from the backfill by a geotextile filter fabric, such as Mirafi 140 or.an alternate, approved by the soil engineer. A 4-inch diameter heavy-duty rigid perforated sub drain pipe (Schedule 40, SDR 35 or equivalent), approved by the soil engineer, must be placed with the perforations down on a 2- to 3- inch layer of drainrock at the base of the drain. Where subdrain pipes will be buried at depth greater than 10 feet, Schedule 80 or equivalent pipe must be used. Flexible corru2ated pine must not be used. Perforated retaining wall subdrain pipes must be dedicated pipes and must not connect to the surface drain system. The snbdrain pipes should be installed with a positive gradient of at least 1 % and must be provided with clean-out risers at their up-gradient ends and at all sharp changes in direction. Changes in pipe direction must be made with "sweep" elbows to facilitate future inspection and . cleanont. The perforated pipes must be connected to buried solid pipes to convey collected runoff to Copyright - Upp Geotechnology, Inc. 1 -39 upp GEOTECHNOLOGY.. INC. I I I I I I I I I I I I I I I I I I I Yates"": Geotechnical Investigation March 11, 2004 Page 23 of 29 discharge onto an energy dissipater at an appropriate downhill location, approved ~y the geotechnical engineer. Backfill placed behind the walls must be compacted to at least 90% relative compaction~ using light compaction equipment, in accordance with the compaction procedures given above. If heavy compaction equipment is used, the walls should be appropriately temporarily braced, as the situation requires. If backfill consists entirely of drainrock, it should be placed in approximately 2- foot ,lifts and must be compacted with several passes of a vibratory plate compactor. We recommend that annual maintenance of retaining wall backdrain systems be performed. This mainte~ance must include inspection and flushing to make sure that subdrain pipes are free of debris and are in good working order; and inspection of sub drain outfall locations to verify that introduced water flows freely through the discharge pipes and that no excessive erosion has occurred. If erosion is detected, we must be contacted to evaluate its extent and to provide mitigation recommen~tions, if needed. 3. Concrete Slabs It is anticipated that concrete slabs-on-grade may be used for the garage, basement, driveway, patios, and walkways. We recommend that slabs-an-grade be supported on a minimum of 12 inches of non- expansive fill compacted to 90% relative compaction to provide a uniform surface for slab support. Prior to placement of the non-expansive fill, the subgrade must be scarified to a depth of 6 inches Copyright- Upp Geotechnology, Inc. upp GEOTECHNOLOGY,. INC. 1 -40 I I I I I I I I I 'I I I' I I I I I , I Yates..,.. Geotechnical Investigation March 11, 2004 Page 24 of 29 and compacted to 90% relative compaction. Prior to placement of reinforcing steel, the surface of the non-expansive fill should be proof-rolled to provide a smooth firm surface for slab support. In areas where floor wetness is undesirable, 4 inches of free-draining gravel must be placed beneath the floor slab to serve as a capillary barrier between the subgrade soil and the slab. In order to minimize vapor transmission, a heavy-duty, impermeable membrane must be placed over the gravel. The membrane 'should be covered with 2 inches of sand to protect it during construction. The sand should be lightly moistened just prior to the placement of the concrete. The gravel, moisture barrier, and sand may be used in lieu of the upper 6 inches of recommended non-expansive fill. Slab reinforcement must be provided in accordance with anticipated use and loading; but, at a ' minimum, slabs must be reinforced with 6 inch by 6 inch 10/10 gauge wire mesh tension reinforcement sheets (not rolls) placed mid-height in the slab. We recommend that the reinforcing be supported from below on concrete blocks (or similar) during concrete pouring to make sure that it remains mid-height in the slab. To help control cracking, concrete slabs should be grooved at lO-foot intervals or in accordance with the structural engineers recommendations. Drainaee Control of surface drainage is critical to the successful development of hillside properties. The results of improperly controlled rurioff may include foundation heave and/or settlement, erosion, Copyrighl- Upp Geolechnology, Inc. upp GEOTECHNOLOG'Y, INC. 1 -41 .1 I I I I I I I I I I I I I I I .1 I I Yates - Geotechnical Investigation March 11, 2004 Page 25 of 29 gullying, ponding, and potential slope instability. Surface water must be prevented from ponding in pavement areas and adjacent to the foundation of the proposed residence and garage. Pavement areas must be constructed for proper drainage by sloping them away from the resid~nce and by providing area drains. To mitigate ponding water adjacent to the residence, we recommend that the ground surface around the structure be provided with a positive gradient of at least 5% sloping away from structure for a minimum distance of 5 feet or, as an alternative, area drains could be installed to collect surface runoff. We recommend that the proposed structure be provided with roof gutters and downspouts. Water collected in the gutters must not be allowed to discharge freely onto the ground surface adjacent to the foundation and must be conveyed away from the residence via buried closed conduits or lined surfaces. Where downspouts are connected to buried pipes, they must be provided with slip-joint connectors or cleanouts to facilitate maintenance. Because the house will be located on a cut/f1l1 pad adjacent to a naturally occurring swale, there exists a potential for groundwater to surface into any crawlspace beneath portions of the home that extend beyond the limits of the basement. To mitigate this condition, we recommend that a subsurface intercept (foundation) drain be installed along the upgradient sides of the house. We also recommend that a similar foundation drain be installed along the up gradient sides of the detached garage. We recommend that the sub drain consist of a I-foot wide trench dug to a minimum depth of 2 feet and filled with drainrock (crushed rock or gravel). A 3-inch diameter rigid heavy-duty pipe Copyrighl- Upp Geotechnology, Inc. upp GEOTEC:HNOLO~ INC. 1 -42 I' I I I I I I I I I I I I I I I I , I Yates - Geotechnical Investigation March 11, 2004 Page 26 of 29 (Schedule 40, SDR 35 or equivalent) 'approved by the soil engineer, must be embedded in the bottom of the drainrock (crushed rock or gravel). Flexible corrugated pipe must not be" used. The pipe must be placed with the perforations down on a"2- to 3..;inch bed of drainrock. The drainrock must be separated from the soil by a geotextile filter fabric, such as Mirafi 140 or alternate, approved by the soil engineer. Where appropriate, the separate solid surface/downspout drainpipe may be" placed in the upper part of the subdrain trench Subsurface intercept drains must be provided with clean-out risers at their up-gradient ends and at all sharp changes in direction. Changes in pipe direction must be made with "sweep" elbows to facilitate future inspection and clean out. Sub drain systems must be provided with a minimum 1 % gradient and must discharge onto an energy dissipater at an appropriate downhiUlocation approved by the soil engineer. While control of surface drainage and/or the ~ubsurface intercept drain should prevent water from ponding in the crawlspace areas beneath structures, we also recommend that crawlspace areas be graded to slope to on~ or more low areas. These low areas must be provided with area drains to collect any water that may accumulate in the crawlspace. Concentrated surface runoff must not be allowed to flow over the top of any artificial slope. If necessary, the ground surface at the top of the slope should be graded to slope away from the slope, or a berm or lined drainage ditch must be provided at the top of the slope. In addition, surface runoff Copyright- Upp GeotechnoTogy. Inc. upp GEOTECHNOLOGY.. INC. 1 -43 I I I I I I I '1 I I I I I I I I I I I Yates - Geotechnical Investigation March 11, 2004 Page 27 of29 . must not be allowed to pond adjacent to retaining walls. Lined drainage ditches should be provided at the tops of retaining walls located at the base of descending slopes. All collected water must be conveyed away from the residence via buried closed conduit Or hard surfaced drainage way and discharged onto an energy dissipater at an appropriate downslope location approved by the soil engineer. Energy dissipaters may consist of an approximately 6-foot long "T" fitting of perforated rigid pipe placed in a shallow trench and cQvered with a mound of cobbles; Discharge must not be located on or. adjacent to steep: potentially unstable terrain. We recommend that annual maintenance of the surface drainage systems be performed. This maintenance must include inspection and testing to make sure that roof gutters and downspouts are in good working order and do not leak; Inspection and flushing of area drains to make sure that they are free of debris and are in good working ord~r; and inspection of surface drainage outfall locations to verify that introduced water flows freely through the discharge pipes and that no excessive erosion has occurred. If erosion is detected, this office must be contacted to evaluate its extent and to provide mitigation r~commendations, if needed. PLAN REVIEW AND CONSTRUCTION MONITORING We must be retained to review the final grading, foundation, and drainage control plans in order to verify that our recommendations have been properly incorporated into the proposed project. WE MUST BE GIVEN AT LEAST ONE WEEK TO REVIEW THE PLANS AND PREPARE A PLAN REVIEW LETTER. Copyrlghl- Upp Geotechnology, Inc. upp GEOTECHNOLOG'V, INC. 1 -44 I I I I I I I I I I I I I I I I I , I Yates - Geotechnical Investigation March 11, 2004 Page 28 of 29 We also must be retained to observe the grading and the installation of foundations and drainage systems in order to: . Verify that the actual soil conditions are similar to those encountered in our investigation . Provide us with the opportunity to modify the foundation design, if variations in conditions are encountered .. Observe whether the recommendations of our report are followed during construction Sufficient notification prior to the start of construction is essential in order to. allow for the scheduling of personnel to insure proper monitoring. WE MUST BE NOTIFIED AT LEAST TWO WEEKS PRIOR TO THE ANTICIPATED START-UP DATE. IN ADDITION. WE MUST BE GIVEN AT LEAST TWO WORKING DAYS NOTICE PRIOR TO THE START OF ANY ASPECTS OF CONSTRUCTION WHICH WE MUST OBSERVE. The phases of construction to be observed by this firm must include, but are not necessarily limited .to, the following: 1. EARTHWORK: During construction to observe keyway and bench. excavations, to evaluate the need for subdrainage, and to test compaction of engineered fill . 2. DRILLED PIER EXCAVATION: During drilling to evaluate depth to supportive material and fmal pier depths 3. RETAINING WALL BACKDRAIN: During installation, if retaining walls are planned Copyright - UppGeotechnology, Inc. 1 -45 upp GEOTECHNOLOGY.. 'NC. I .1 I I I I I I I I I I I I I I I I I Yates - Geotechnical Investigation March 1.1, 2004 Page 29 of 29 4. RETAINING WALL BACKFIT...L: During backfill to observe and test compaction, if retaining walls are planned 5. SLABS-ON-GRADE: Prior to and during placement of non-expansive fill to observe the subgrade preparation and to test compaction of non-expansive fill 6. SURFACE DRAINAGE SYSTEMS: Near. completion to evaluate installation and discharge locations . ********* . A Bibliography, a List of Aerial Photographs, and the following Figures arid' Table are attached and complete this report: FIGURE NO. SITE LOCATION MAP ........... ............ ....., ............... .... .............. ........:.. I LOCAL GEOLOGIC MAP .................................................................... 2 PARTIAL SITE PLAN AND ENGINEERING GEOLOGIC MAP ...... 3 GEOLOGIC CROSS-SECTION A-A' ................................:.................. 4 GEOLOGIC CROSS-SECTION B-B' ...............;.................................... 5 KEY TO LOGS ..................... ........... ........ ..... .............. ......... ....... ........... 6 SUMMARY OF FIELD SAMPLING PROCEDURES ......................... 7 LOGS OF BORINGS 1 THROUGH 4................................................... 8 - 11 PLASTICITY CHART ............. .................................. .......... ............ ...... 12 TABLE NO. MODIFIED MERCALLI SCALE OF EARTHQUAKE INTENSITIES I 'Copyrighl- Upp Geolechnology, Inc. 1 -46 upp GEOTECHNOLOGY.. INC. I I I I I I I I I I I I I I I I I , I BmLIOGRAPHY BORCHERDT, R. D., J. F. GmBS, and K. R. LAJOIE, 1975, Maps ShowinR: . Maximum Earthquake Intensity Predicted in the Southern' San Francisco Bay Region. California. for Large Earthquakes on. the San Andreas and Hayward Faults, U.S. Geological Survey, Miscellaneous Field Studies Map MF-709. CITY OF CUPERTINO, 1977, Geologic and Seismic Hazards Map, 1:12,000. INTERNATIONAL CONFERENCE OF BUllJHNG OFFICIALS, 2002, 2001 California Building Code, California Code of Regulations, Title 24, Part 2 (Volume 2), ICBO, Whittier, CalifornIa. ROGERS, T. H. and J. W. WILLIAMS, 1974, Potential Seismic Hazards in Santa Clara County. Califoini~ California Division of Mines and Geology, Special Report 107, 39 p., 6 plates. . SORG, D. H., and R. J. MCLAUGHLIN, 1975, Geologic Map of the Sargent-Berrocal Fault Zone between Los Gatos and Los Altos Hills. Santa Clara County. California, . U.S. Geological Survey Miscellaneous Field Studies Map MF-643, 1 :62,500.. U.S. GEOLOGICAL SURVEY, 2003, Understanding Earthquake Hazards in the San Francisco Bay Region, U.S. Geological Survey..Fact. Sheet 039-03. WORKING GROUP ON CALIFORNIA EARTHQUAKES, 2003, Understanding Earthquake Hazards in the San Francisco Bay Region, U.S. Geological Survey Fact Sheet-03 9-03. Y ANEV, P., 1974, Peace of Mind in Earthquake Country: Chronicle Books, San Francisco, California. LIST OF AERIAL PHOTOGRAPHS "BAY AREA TRANSPORTATION STUDY", black and white, dated May 14, 1965, at a scale of I" = 1,000', Aerial Survey Contract No. 67615, Serial Nos. SCL 5-100 and 5-101, State of California Highway Transportation Agency, Division of Highways. . UPP GEOTECHNOLoaY.. INC. 1 -47 I I I I I I I I I I I I I- I I I I I I U.S~GEOLOGICAL SURVEY, black andwhite, dated January 8, 1982, at a scale of 1:20,000, Serial Nos. JSC 7-22 and 7-23. upp GIiOTECHNOLOGY,. INC. 1 -48 I I I I I I I I I I I I I I I I I I I Base: HORIZONS TECHNOLOGY, INC.; 1997 SITE LOCATION MAP upp GEOTECHNOLOGY, INC. YATES PROPERTY 22292 Regnart Road Cupertinor California t.nglntttlng Gl!'O'ogy . Grolr(h,ural ErlgIneerll'19 APPROVED BY . SCALE 1" = 2000' DATE March 2004 Figure 1 PROJECT NO. 2711.1R1 Copyright. Upp Geotech"olog)l, ["c. 1 -49 I I I I I I I I I I I I I EXPLANATION I Qls - Landslide Debris QTs - Santa Clara Formation landslide syncline '" t . -;--... fold axis dotted where concealed arrow show direction of plunge I ~ strike and dip tiliead scarp general direction ) \ of movement I BASE: Geologic Map of the Sargent-Berrocal Fault Zone Between Los Gatos and Los Altos Hills, Santa Clara County, California; Sorg and MCLaughlin; 1975 LOCAL GEOLOGIC MAP I ..-. UPP GE011!CHNO~ INC. U Engineering Geology. GeDleChnlcal Englneerlng YATES PROPERTY 22292 Regnart Road CUpertino, California I SCALE PROJEa NO. DATE APPROVED BY I ( - Copyright - Upp Geolechnology, Inc. March 2004 Figure 2 1 -50 1" = 10001 2711.1R1 #"~:..,.. ~~\" /~ of' ~/"/ /~ ,-' .. " 11/ .,., .r7 A, j' " / , / , / /' , / , / 1 / , / , / ~ j;''; ......... ~. " I.' /1 , /. , "f j / ....,.- "4 EXPLANATION !If QTs - Artificial Fill - Santa Clara FOlD18tion A A' L..-..I - cross-section location :rr - fiU slope :f r - cut slope ~B1. - boring location and number -tfli'l upp GEOTIICHN~LOGY U~_._- Yll!1'IlS PROPERTlC 22292 Regnart Road Cupertino, Califomia SCALE 1" = 301 PROJECT NO. 2711.1R1 DATE ~04 I Figunl 3 I ~.upp-..oIagy."" ~ A - Iv l{ Sf -=:::::... ~~'4. I I 5/0 ~I" AMIl# ,"tAT.'" 01 (PJ U'lIDl'lJts t.. 0:- S <. ... i=: ~ ~ ~ '1'0 i . ~ 8'1. ~ i= <' ... ..... ..:: q,O Bl\5E: Tape, CCIlpaSB, and hand level survey; IlPP GED'l'.I!OINOLO, IN::.; 2-6-04 0, N AI N "Bf-===- SANTA CLARA FORl'llfJ'JoJJ 5AW/)STONE AND SILTf:TONE BfDRO'-/<; Gl!XJU:GIC CRCSS-SEX:TItN A-A' -trliil upp GI!On:CHNOLOGY . ........GellIoW._&.glneafng YJmlS ~ 22292 Regnart Road CUpertino, Callfomia SCALE 1" - 20' PROJECT NO. 2711.1R1 OATE Mal:ch 2004 I Figure 4 I CClpylfghI.upp~..... B -=-N6.3V- nU APPRO't.. LOc.~TID;.J ~~ PI.OPoSgD ItSSJD~Nt..E ~. ! 510 --- '<! <> ;:: ~ "I .... Ill. 41 ::> j:: "'" -! ... '" 'ffO B.1 SANTA (L.ARA FoR.fVJATlOP ~/I1Jp.!OToNE "').ID SILT ~TdNp 6&DR.OC.X 'no. ?-- B' GEDUlGIC amss-s=rn B-B' -trlli'l UPP GEOTECHNOLOGY U Eng-_._-Ing SCALE 1" - 20' BASE: TBpe, C<:tt'p8.Ss, and hand . level survey; tJPP ~, INC.; 2-6-04 u. to) YATES. PRClPERTY 22292 Regnart !load Cupertjno, Califomia Figure . Caprlfghl.UPP_ hie. I I I I I I I I I I ~ g @ z ~ C) -' ~ ~~ l5 i l!j u.. ~ CiS -' z w ~I-Gi a: ~wiii ~~ ...J ~~ ~ PRIMARY DIVISIONS GRAVELS MORE THAN HAlF OF COARSE FRACTION IS LARGER THAN No. 4 SIEVE SANDS MORE THAN HALF OF COARSE FRACTION IS SMALLER THAN NO. 4 SIEVE ClEAN GRAVELS (LESS THAN 5% FINES) GRAVEL WITH FINES CLEAN SANDS (LESS THAN 5% FINES) SANDS WITH FINES SILTS AND CLAYS LIQUID LIMIT IS LESS THAN 50% SILTS AND CLAYS LIQUID LIMIT IS GREATER THAN 50% HIGHLY ORGANIC SOILS GROUP SYMBOL GW GP GM GC SW SP SM SECONDARY DIVISIONS Well graded gl'ilVels, grllWl-sand mixtureS, little or no fines. Poorly graded gravels ar gravel-sand mixtures, little or na fineS. ,. ! ~ 6 (J) ~ l5 ~a: : ~ > ~ ~ ~<no - 0 :ii! ~ iii ;~~ Sl~y gravels. gravel-sand-silt mixtures, non-plastic fines. Clayey gravels. gravel-sand-claY mixtures, plastic fines. Well graded sands, gravelly sands, little or no flnes. Paarly graded sands or gravelly sands, little or no fines, Silty sands, sand-silt mixtures. non-plastic fines. SC ML CL OL MH CH OH Pt Clayey ~nds. sand,...claymixtures, plastic fines. Inor13anlc slits and very fine ~ndS, r~J!l'ur, silt.y or clavev fine sands or clayey slits With snght plastiCity. Inorganic c1a~' af low to~.~edlum plasticity. gravelly clays, sanCty clays, silty clays, lean Clays. Organic 'silts and organic silty clays of low plasticity. lno~ic silts, micaceous or diatomaceous fine sandy or SIlty SOIls, elastic slits. InorganiC clays of high plasticity, fat clays. @ Z ~ C) w z a: Organic clays of me~um ta high plasticity, organic silts. Peat and ather highly organic soils. UNIFIED SOlL CLASSlFICATION SYSTEM 200 U.S. STANDARD SERIES SIEVE 40 10 4 CLEAR SQUARE SIEVE OPENINGS 3/411 311 1211 I SILTS AND CLAYS FINE I I I I SAND I MEDIUM 1 GRAIN SIZES COARSE GRAVEL FINE I COARSE COBBLES BOULDERS . St\NDS AND GRAVELS BLOWS/FOOT t SILTS AND CLAYS STRENGTH t BlD'vVSIFOOT t VERY LOO$E o ~ 4 VERY SOFT 0 - 1/4 0 - 2 LOOSE SOFT 1/4 - 1/2 2 - 4 4 -10 1/2 FIRM - 1 4 - 8 MEDIUM DENSE 10 - 30 STIFF 1 - 2 8 -16 DENSE 30-50 VERY STIFF 2 - 4 16 - 32 VERY DENSE o.tER 50 HARD OVER 4 CNER 32 RELATIVE DENSITY CONSISTENCY -- upp GEOTEC:HNOLOG~ 'MC. EngIneering Geology. Geotechnical &1gJneerlng . t Number of blows of 140-pound hllIllIIler falling 30 iIiches to drive a 2-inch O.D. (1 3/8-inch I.D.) split spoon :J: Unconfined ~pressive strength in tons/sq. ft. as determined by laboratory testing or approximatC:d in general confol.lDllDce with the ~dard penetratiOn test (AS1M 0-1586). pocket: penetrometer. torvane. or visual observation . . SOIL STRENGTH I KEY TO LOGS YATES PROPERTY Cupertino, California PROJECT NO. I DATE 2711.1Rl March 2004 Figure 6 1 -b4 I .1 I I I. I I .1 I I I I I I I. I I I I I , .1 the standard penetration resistance (8Pt) blow counts are Qbtained in general accordance With ASTM1'estPesignation.D1586. The drive weight assembly consists ofa 140-pound weight dropped through ~ 30~inch free fall: A standard 2-inch outer diameter split-barrel sampler is driven 18 inches, . or to practical refUsal, and the number of blows are recorded for each 6-inch penetration interval (see Figure A below), The blows per foot recorded on the boring logs represent the accumulated number otblows required to drive the sampler the final 12 inches. Samples holding 2 x 4-inch (see Figure ~ below) and 2~ x 6-inch liners (see Figure C below) are used to obtain "undisturbed II samples. Blow counts are converted to 8PT counts by the following relation: B =. .OOO51lE D~ - D~ Where: B= Equivalent number of'blows per foot with a SPT H = Number of blows per foot actually recorded. E = Energy in inch-pounds per blow. Do = Outstqe di~~~ter of. the sampler. DL .= .Inside d!att~t~ ot the sampler. Occasionally a portable power driven sampler holding 1 x 6-inch liners is used for field sampling (see Figure D below). Resistance is measured in seconds per foot and does not correlate with the ASTM 8PT. Undisturbed sarnpl~s may also be collected using a Pitcher Barrel sampler (see Figure E below). Material recovered over the length of the sampler is shaded. A measure of resistance is not collected' with this technique. m ~ ~ m ~ 8FT ~ 1< Liner 2.5" Liner l" Liner Pitcher Barrel Figure A Figure B Figure C Figure D Figure E . - Unclist:u..rbed Semple X _. Disbn:bed Semple . Whete qbtained, the' ~hear strength of the soil samples using either Torvane (TV) or Pocket Penetrometer (PP) devices is 'shown on the:boring logs in the far right-hand column. SUMMAR~ OF FIELD ~r.:OO PRoCE:ouREs tI YATES PROPERTY 22292 Regnart Road Cupertino, California U.,... GEOTECHIlfqI.()Cji~ I~C. Engineering Geology' GeotectJilJcaI Engineering PROJECT NO. DATE March'2004 Figure 7 2711.1Rl 1 -55 .1 I I I I I I I I I I I I I I I I I I EQUIPMENT Minuteman - DEPTHTOGROUNOWATER Not Encountered RElATIVE ELEVATION DEPTH TO BEDROCK DESCRIPTION AND CLASSIFICATION DESCRIPTION AND REMAKS CLAYEY SILT; dark yellowish brown; scattered rock fragments up to 0.5"; plastic; moist to wet (Fill) CONSIST. SOIL TYPE Firm ML to to Stiff MH 4981 7.3' DEPTH ~ (FEET) ~ en - 1 . - 2 - :;: OIl 11 ----------......--------- CLAYEY SILT; yellowish brown; 10-15% Stiff ML subrounded scattered rock fragments up to 0.5"; moistto wet (Colluvium) - 5 - :;:~ Very (rock) Dense ..- 8- ~---------------- SANDSTONE & SILTSTONE; brownish yellow siltstone grades to dark yellowish brown sandstone with depth; slightly mottled; trace rock fragments up to 0.5" in the siltsone and 2" or more in the sandstone; sandstone is coarse to medium grained, sub angular, and well sorted (Bedrock) Bottom of Boring = 16.5' *.- .-- U upp GEOTECHNOLOGY;.'NCo E:ngIneerfng Geology . Geoted1n/c31 engineering Copyright. Upp Geolechnology, Inc. .9- -~ LOGGED BY DATE DRILLED C. Reid 1-16-04 -10 - ~"- -11 - - -12 - I--- - -13 - ~- - .14 - - -15 - I-- r-- - -16 - D< -17 - -18. -19- ~~~ I. ~ j!: ~i~ m ~ ~ffi~ m~~ ffiws [IE c U) D..a:e. 26 33 20 113 3.3 . 68 68 15 63 16 -20- LOG OF BORING 1 YATES PROPERTY Cupertino, California PROJECT NO. 1 DATE FIGURE NO. 2711.1Rl I March 2004 8 1 -56 I I I I I I I I I , I .1 I I I I I ~ I EQUIPMENT Minuteman DEPTH TO GROUNDWATER Not Encountered RELATIVE ELEVATION DEPTH TO BEDROCK DESCRIPTION AND CLASSIFICATION DESCRIPTION AND REMAKS CONSIST. 499' LOGGED BY C. Reid 3.2' DATE DRILLED 1-16-04 DEPTH Z:~f2" ~~g ...~~ j: ~ Iz- ~!ii!G:" n.. ~~ 15(1) (FEEl) ~ ffi~ ~8 ~ U)i!1~ '" ",,""- SOIL 'TYPE CLAYEY SILT; yellowish brown; scattered Stiff ML rock fragments up to 0.25"; plastic; moist to wet; scattered rootlets (Colluvium) - 1 - -~. fl -3- ~ ::: ~ -~ . 6 . -------~---~----- 17 SANDSTONE & SILTSTONE; brownish yellow Very (rock) siltstone grades to dark yellowish brown . Dense sandstone with depth; slightly mottled; trace rock fragments up to 0.5" in the siltsone and 2" or more in the sandstone; sandstone is coarse to medium grained, sub angular, and well sorted; weathered to less weathered below 13' (Bedrock) Bottom of Boring = 16.8' tJ upp GEOTECHNOL~ INC. Engineering Geology. Geotechnical Engineering Copyright- Upp Geotechn%gy, Inc. 77 . 7 - - 8 - ~ 9 - -10 - . -11- -12. - - -13- _ ~_ 85 -14 - -15- ::J=: 50/2" -16. Ixr 50/3" - II . .18 - -19- - 20- LOG OF BORING 2 YATES PROPERTY Cupertino, California PROJECT NO. I DATE I 2711.1Rl I March 2004 I 21 101 17 114 FIGURE NO. .9 1 -57 I EQUIPMENT 8-24 Truck Mounted RElA11VE ElEVATION 500' C. Reid . LOGGED BY . . 5.4' 9.0' 1-16-04 I DEPTH TO GROUNDWATER DEPTH TO BEDROCK DATE DRILLED . DESCRIPTION AND CLASSIFICATION Iii ~Ig il~ DEPTH ~ !;: a.. I~g :1 DESCRIPTION AND REMAKS CONSIST. SOIL (FEET) ~ lYPE rn ....I!!e. CLAYEY SILT; dark yellowish brown; scattered Firm ML I rock fragments up to 0.5"; plastic; moist to wet to to - 1 - (Fill) Stiff MH 9 21 104 . 2 . I . 3 . 10 23 105 2.5 . I ----------- - 4 . 6 SILTY CLAY; dark brown; scattered subrounded Firm eH rock fragments up to 0.25"; plastic; scattered . ,to . 5 . I rootlets; wet (Colluvium) Stiff . 6 . 10 22 102 I - 7 . - 8 , I --------------- . 9 . I SANDSTONE & SILTSTONE; brownish yellow Very (rock) siltstone grades to dark yellowish brown Dense -10- sandstone with depth; slightly mottled; trace rock fragments up to 0.5" in the siltsone and 2" or -11- I more in the sandstone; sandstone is coarse to 69 29 100 medium grained, sub angular, and well sorted -12- (Bedrock) I .13 - -14- I -15 - I -16- 75 15 Bottom of Boring = 16.5' -17 . I .18. I -19. I -20- LOG OF BORING 3 .. UPP GEOJ'ECHNOLOGY; DIe. YATES PROPERTY I CUpertino, California Engtneetlng Geology. GeabOChnlcal Engineering PROJECT NO. DATE FiGURE NO. I 271l.1Rl March 2004 10 Copyright. Upp Gtottchnology. Inc. 1 -58 I 8-24 Truck Mounted 500' C. Reid EQUIPMENT RElATIVE ElEVATION LOGGED BY I DEPTH TO GROUNDWATER Not Encountered DEPTH TO BEDROCK 2.7' DATE DRILLED 1-16-04 DESCRIPTION AND CLASSIFICATION zWt: i: DEPTH !:l I~- il~ >-~li:" ~~lJi Co 2l~~ I DESCRIPTION AND REMAKS CONSIST. SOIL (FEET) ~ U5~ ~ ~ TYPE ~~e. '" SILTY CLAY; dark brown; scattered subrounded Very CH . I rock fragments up to 0.25"; plastic; scattered Stiff . 1 . rootlets; moist (Colluvium) 16 21 103 1.3 - . 2 . X I ------------------- . 28 22 106 SANDSTONE & SILTSTONE; brownish yellow Dense (rock) . 3 - - siltstone grades to dark yellowish brown . I sandstone with depth; slightly mottled; trace rock . 4 . ~- 33 fragments up to 0.5" in the silts one and 2" or . more in the sandstone; sandstone is coarse to -- +~ I medium grained, sub angular, and well sorted Very (Bedrock) Dense - 6 . 86 14 120 7.8 I - 7 . . . 8 . I - - 9 . . I .10. -- - .11. ~~ 90 I . -12. . I .13 - . .14. I . .15. 5(1"'""" 50 I 6" 19 I Bottom of Borin'g = 15.5' .16- - .17 - I - -18 - - I -19- - I -20- LOG OF BORING 4 tJ YATES PROPERTY , upp GEO'IECHNOJ.OGY;. 'He. Cupertino, California Englneerfng Geology. Geoteel1rJieal Englneerfng PROJECT NO. I DATE FIGURE NO. I 2711.1Rl T March 2004 11 Copyrighl - Upp Geolechn%gy. Inc. 1 -59 I I I I I . PLASTICITY CHART I I 60 50 - 1ft 40 - ~ c Cl a: ~ 30 0 j:: j 20 c. 10 ...--..-.---.- .Gl: : Ml: . . . . . . . 0 Ml 0 10 20 I CH I I I MH or OH I or Ol 40 50 60 70 LIQUID LIMIT (%) 100 I 80 90 30 I I ~~ :~ .~~:~~:~fj~;i?{;~~~~'~~?f~:;;,~~:~~~~"~ '~'I;~~~~~~~l~i:~: l~~;~~\~:~:r1~;~~~~~;~~]~~j:;~.~'~~~t/;;~t,f~:;;h:~ ',': ; ~l"'J'i;:~~,1 ': '~~:~;~~f~~~i>:,~;,ll'. " : {;ji ~ A~~ ~ ~~,,~';.- r:l _ -'. ~~. . - ll'~__ -., ...:'-JL'II~J:I;;'" ,.rhHr~~':l}',(t ,- - j 'h,lti _c{' .., -::;..... - [r<-~.11IH.' r.. _ 1. l' "~-"1")0~ '~IUI~]"."''''' r7 l-],;,!"~~~I.. .'~l~,I.'~tJ'.::\" --'..:. r~~~~-:~...r".,t:I-" . ,..:~.J :'-;I:J,'::,'. ).1,_1,,": ;-, n' t - 't(',;:,I:t'~~'-~ ~ JJ~"/""l~;." 't,;~!#~:'" ,~,i':'r;;"I~.i\.....I""'" , 'f'~ .'-'." '~'-'},:.r~"'" -~ C '} ".'"-'., l.~ - ~.-z~_' -' ..,~""<-...,v~....,,- ... LE;~,>i4~:.:~~. ,~:t,j.~~:, f~~E~ f~I"}:~~ r~:2:::~';~~~~::';;' '::;'~~/;~~~j~~i.i ":'~ ;:~,:'f{f!.i3J;;;.~f,'Fif;~~:~:~;fL ~;:l~(L . ;"" ,'; ',::t ,: ':~~~~": "&~;:i01~,'.. ~i I 0.07 Cl 31 19 67 CH 21 50 84-1 1.5 I I I PLASTICITY CHART tJ==.~~= YATES PROPERTY cupertino, California PROJECT NO. DATE 2711.1R1 March 2004 Figure 12 Copyright - Upp Geotechn%gy Inc. 1 -60 I I I I I' I 'I I I I I I I I I I I ~ I APPLICATION FOR AUTHORIZATION TO USE COPYRIGHTED DOCUMENT NOTE: TillS APPLICATION MUST BE COMPLETED FOR USE OR COPYING OF THE FOLLOWING DOCUMENT BY ANYONE OTHER THAN THE CLIENT. GEOTECHNICAL lNYESTIGATION NEW SINGLE-FAMILY RESIDENCE YATES PROPERTY 22292 REGNART ROAD CUPERTINO. CALIFORNIA MARCH / I. 2004 PROJECTNO.2711./R/ TO: Upp Geotechnology, Inc. 750 Camden Avenue - Suite A Campbell, CA 95008 FROM: Please clearly identify name and address of PCl'SC!nlentity applying to use or copy this document APPLICANT: hereby applies for permission to use the above referenced document for the following purpose(s): Applicant understands and agrees that the document listed above is a copyrighted document, that Upp Geotechnology, Inc. is the copyright owner and that unauthorized use of copying of the document is strictly prohibited without the express written permission of Upp Geotechnology, Inc. Applicant understands that Upp Geotechnology, Inc. may withhold such permission at its sole discretion, or grant such permission upon such terms and conditions as it deems acceptable, such as the execution of a Hold Harmless Agreement or the payment of a re-use fee. Dated: Signature Title upp GEOTECH"'OLOG~ INC. 1 -61 .......... .. . ARBOR RESOURCES Exhibit C Professional Arboricultural Consulting & Tree Care A TREE INVENTORY AND REVIEW OF THE PROPOSED DEVELOPMENT AT 22292 REGNART ROAD CUPERTINO, CALIFORNIA Submitted to: Colin Jung Community Development Department City of Cupertino 10300 Torre Avenue Cupertmo, CA95014-3255 Prepared by: David L. Babby, RCA ASCA Registered Consulting Arborist #399 ISA Certified Arborist #WE-4001A . JUne 22, 2007 P.O. Box 25295, San Mateo, California 94402 . Email: arborresources@comcast.net Phone: 650.654.3351 . Fax: 650.240.0777 . Licensed Contractor #796763 1 -62 David L. Babby, Registered Consulting Arborist June 22, 2007 SECTION 1.0 2.0 3.0 4.0 5.0 6.0 6.1 6.2 EXlDBIT A B TABLE OF CONTENTS TITLE PAGE IN'TRODUCTION. ... ............ ...... ........ ......... I... .... .... I" ... ~.. 1 TREE COUNT AND COMPOSITION ..................................1 SUITABILITY FOR TREE PRESERVATION ....................... 3 PROJECT REYmW .... ...... ....... II .....1. ...... ... ..... .....1........... 4 TREE REPLACEJ\.1ENTS . ........1. ...... ........1..... ..... ..... ......... 5 RECOl\mENDATIONS ....... ......... I' .... ...... ..... .... ...... .... .... 5' Design Guidelines ....................................................... 5 Protection Measures Before and During Development ........... 7 EXHIBITS TITLE TREE INVENTORY TABLE SITE MAPS i . 1 -63 David L. Babby, Registered Consulting Arborist June 22, 2007 1.0 INTRODUCTION I have been retained by the City of Cupertino Community Development Department to review the following items associated with ~ proposal for the futur~ deve~opment of 22292 Regnart Road, Cupertino: [1] demolish an existing residence, [2] construct a new residence and detached garage, and [3] install an expanded septic leachfield downhill from the home. Tasks performed for this review are as follows: · Identify trees situated within the immediate proximity of the area proposed for development. · Distinguish between ''protected trees" versus not-protected trees (pursuant to Section 14.18,035 of Cupertino's Municipal Code). · Estimate their trunk diameters at approximately 54 inches above grade or as appropriate to obtain the most representative sample of trunk size. · Estimate canopy spread and ascertain the trees' health and structural integrity. · Determine the trees' suitability for preservation (e.g..high, moderate or low). · Review the two survey plans by Ward Surveying, dated 3/14/07. · Assign numbers to each tree and plot these numbers on the two maps presented in Exhibit B (the maps are copies of the survey plan showing the proposed features). · Recommend replacement trees, and comment on planting trees in leachfields. · Prepare a written report containing the aforementioned information, and provide . measures to help avoid or mitigate anticipated impacts to trees that will be retained. 2.0 TREE COUNT AND COMPOSITION Sixty-two. trees of fifteen various species were inventoried for. this report. They are sequentially numbered as 1 thru 25,] and the table presented on the next page identifies their name, number and percentage. Specific information recorded for each tree can be viewed in Exhibit A (Tree Inventory Table). 1 Note that trees #24 and 25 are comprised of separate groves of trees, 16 trees for #24 and 11 trees for #25. 22292 Regnart Road, Cupertino City of Cupertino Community Development Department Page J of9 1 -64 David L. Babby, Registered Consulting Arborist June 22, 2007 Almond 28,29 2 3% AvoGado 26 1 2% California Black Walnut 24 1 2% Chinese Elm 12,33 2 3% Coast Live Oak 1-4, 6, 15-21, 23, 30, 15 24% 31 Douglas-Fir 9-11 3 5% Hollywood Juniper 8,25.27 3 5% Incense Cedars 25 2 3% Italian Cypress 34-37 4 6% Linden 7 1 2% Madrone 13 1 2% Monterey Pines 22,24,25 24 39% Persimmon 32 1 2% Shamel Ash 14 1 2% Wattle 5 1 2% Total 62 100% Nine of the inventoried trees are defined as "protected trees" (Section 14.18.035 of City Code); they include #1-4,15,16,18,23 and 31, all of which are coast live oaks. 22292 Regnart Road, Cupertino City of Cupertino Community Development Department Page 20f9 1 -65 David L. Babby, Registered Consulting Arborist June 22, 2007 Forty-four of the total 62 trees are not shown on the plans; they include #4,6,8-11,13, . . 14, 17-21,23-26,30 and 33-37; note that tree #24 is comprised of 12 trees not shown, and #25 of 11 trees not shown. The roughly approximate locations of these trees are presented on the map in Exhibit B; however, note that they were visually estimated and shall not be construed as accurate or being surveyed. . Two of the inventoried trees, #26 and 32, are fruit-bearing trees. Three additional trees are nut-bearing and include #24, 28 and 29; each is very small in size and are less than 10 inches in trunk diameter. 3.0 SUITABILITY FOR TREE PRESERVATION Each tree has been assigned either a "high," "moderate" or "low" suitability for preservation rating' as a means to cumulatively measure their physiological health, structural integrity, anticipated life span, location, size and specie type. These ratings and applicable tree numbers are pres~nted below; note that the "high" category is comprised of 11 trees (or I8-percent), the "moderate" category 21 trees (or 34-percent), and the "low" category 30 trees (or 48-percent). Hie:h: Applies to trees #2-4,15-19,21,23 and 31. These trees appear in overall good health, seem structurally stable, and have a seemingly high potential of providing a long-term contribution to the site. Moderate: Applies to trees #1, 6-14, ~O, 22, 27, 28, 30, 32-37. These trees require frequent care throughout their remaining life span and provide less significance than those assigned a high suitability. Low: Applies to trees #5, 24 (16 trees), 25 (11 trees), 26 and 29. These trees are predisposed to irreparable health and/or structural problems that are expected to worsen regardless of measures employed. 22292 Regnart Road, Cupertino City of Cupertino Community Development Department Page 3 of9 1 -66 David L. Babby, Registered Consulting Arborist June 22, 2007 4.0 PROJECT REVIEW Forty-four trees are in direct conflict with the proposed design and will require removal; they include #7-11, 13, 14,20,21,23-29,32,34 and 35. One of these, #23, is regarded as a "protected tree" as it is a native oak with a trunk diameter of approximately 14 inches; it appears stable and in vigorous condition. If its long-term survival is expected, the leachfield lines should be established at least 15 feet from its trunk. There' are two additional "protected trees" that would be adversely impacted through implementation of the proposed plans. One includes #18, a 10-inch diameter oak in overall good condition, and the other is #31, a 20-inch diameter oak also in good condition. As for tree #31, the impacts include trenching within its root zone, an activity that can, be easily mitigated through hand-digging where within 15 feet from its trunk. Tree #18, however, will require the leachfield lines be setback by at least 15 feet from its trunk. Tree #5, a fairly large wattle, has a large crack through the middle of the trunk at about 20 feet high where two leaders originate. Consequently, the tree should be removed, regardless of the proposed project, as the top portion is at severe risk of splitting and falling from the tree. , All other trees are expected to survive and be adequately protected provided the recommendations presented in the next section are carefully followed and incorporated into the project plans. 22292 Regnart Road, Cupertino City o/Cupertino Community Development Department Page 40/9 1 -67 David L. Babby, Registered Consulting AThonst June 22, 2007 5.0 TREE REPLACEMENTS I recommend Table A, Sect~on 14.18.185 of the City Code, is used as a basis for determining the size and amounts of replacement trees. Trees planted beyond the . . leachfield (such as 20 feet beyond) should be comprised of any of the following: coast live oak (Quercus agrifolia), valley oak (Quercus lobata), big-leaf maple (Acer inacrophyllym), . and/or California buckeye (Aesculus californica). ~s for trees planted within the leachfield area, significant consideration should be given for small, less-aggressive species due to the risk of woody roots from larger trees clogging and damaging the lines. Several options of trees that may be appropriate include strawberry tree (Arbutus unedo), elegant trlstania (Tristania laurina) and Carolina laurel cherry (Prunus c. 'Bright 'n Tight'); I caution that any tree selected should be slow-growing and not require high-water use. To achieve the greatest assurance of proper installation, all new trees shall be installed, including necessary irrigation, by an experienced and kriowledgeabie state-licensed landscape contractor (or a professional tree company). The work shall be performed to professional industry standards. 6.0 RECOMMENDATIONS. Recommendations presented within this section serve as guidelines for achieving adequate protection of trees that will be retained. Please note that any or all recommendations are subject to revision upon reviewing any revised plans. 6.1 Design Guidelines 1. The pJans should show the location and assigned number of each inventoried tree. 2. The location of trees #4, 18 and 23 should be surveyed to identifY their specific locations on the site (these are three of the "protected trees" not currently shown on the 22292 Regnart Road, Cupertino City of Cupertino Community Development Department Page 50/9 1 -68 , David L. Babby, Registered Consulting Arborist June 22, 2007 plans). I also recommend ~he canopy dimensions of all nine "protected trees" (#1-4, 15, 16, 18,23 and 31) are shown on the plans. 3. In the event trees #18 and/or 23 are to be retained, I recommend a minimum 15-foot setback from their trunks, for any leachfield line. 4: This report should be incorporated into the final set of project plans, titled Sheets T-1, T-2, etc. (Tree Protection Instructions), and referenced on the Site Plan and landscape plans. 5. The permanent and temporary drainage design, including downspouts, should not require water being discharged beneath the trees' canopies. 6. Except as otherwise addressed in this report, all new utilities arid services must be routed beyond the canopies of retained. trees (see Section 6.2 for fencing locations). In the event this is not possible, I should be consulted for alternative installation methods. 7. The proposed landscape design should conform to the following guidelines: a. Turf and plant material should be avoided beneath the oak canopies; as an alternative, I suggest a four-inch layer of coarse wood chips (decorative or from a tree company). b. Irrigation beneath the oak and cedar canopies can impose adverse impacts and should be avoided. If applied, it should be low-volume, applied irregularly (such as only once or twice per week), temporary (such as no more than three years), and not strike within five feet of its trunks. Irrigation should not strike the trunks of any other trees (new or existing). c. In the event trenches for irrigation and/or lighting are required beneath a canopy, they shall be installed in a radial direction to the trees' trunks. If irrigation trenches cannot be routed as such, the work may need to be performed using' a pneumatic air device, such as an Air-Spade@, to avoid unnecessary root damage. 22292 Regnart Road, Cupertino City 'of Cupertino Community Development Department Page 6019 1 -69 David L. Bobby, Registered Consulting Arborist June 22, 2007 4. Stones, mulch and fencing should not be placed against the trunks of existing or new trees. Plastic ground cover should also be avoided beneath canopies. e. Tilling ben~th canopies should be avoided, including for weed control. f. Bender board or other edging material proposed beneath the canopies should be established on top of existing soil grade (such as by using vertical stakes). 5.2 Protection Measures before and during Development 8. Tree protective fencing shall be installed prior to any demolition, grading"trenching or site clearing work. It shall be established to restrict access beneath the canopies of retained trees, and established at least 12 feet southeast from the trunks of trees # 1 thru 4. It must be comprised of six-foot high chain link mounted on eight-foot tall, two- inch diameter steel posts that are driven 24 inches into the ground and spaced no more than 10 feet apart. Once established, all fencing must remain undistui-bed and be maintained throughout construction until final inspection. 9. Unless otherwise approved, all development activities must be conducted outside the fenced areas (even after fencing' is removed) and off unpaved areas beneath the canopies of trees inventoried and not inventoried for this report. These activities include, but are not limited to, the following: demolition,' grading, stripping of topsoil, trenching, equipment cleaning, stockpiling/dumping of materials, and equipment/vehicle operation and parking. 10. ~ll existing, unused lines or pipes beneath the canopies of retained trees should be abandoned and cut off at existing soil grade (versus being dug up and causing , subsequent root damage). 11. Any approved digging or trenching beneath the trees' canopies shall be hand manually performed (i.e. hand dug) using shovels.' Roots exposed with diameters of two inches and greater should remain intact, and if necessary, tunneled' beneath. If an exposed root must be severed, the work should be performed within 24 hours and the' root cut along the tree side of the excavated area. 22292 Regnart Road, Cupertino City o/Cupertino Community Development Department Page 70/9 1 -70 David L. Babby, Registered Consulting Arborist June 22, 2007 12. Excavation for the section of basement within 20 feet of tree #4 should not require more than a 24-inch overcut; to achieve this, soil nailing and shotcrete construction may be necessary'. 13. Any trench dug beneath or near canopies of retained trees should not require more than a 24-inch overcut towards a tree's trunk. 14. Prior to demolition, I recommend a four-inch layer of coarse wood chips (~- to %- inch in size) is manually spread on unpaved soil beneath the canopies of trees #2 thru 4. These chips must not be placed against the trees' trunk, should remain throughout construction, and can be obtained from a tree service company and/or by contacting www.reuserinc.com. 15. Any approved activity required beneath a tree's canopy (within and beyond the designated ,fenced areas) should be performed under the direction of an individual certified'by the International Society of Arboriculture (ISA). 16. Each recommendation that is presented within Section 6.1 of this report and applicable to implementing the project plans shall be followed. 17. Soil extracted from any trench shall not be spread or displaced for more than 48 hours beneath a tree's canopy. 18. Throughout development during the months of May thru October, supplemental water should be provided to retained trees. In doing SO, a substantial amount of water, such as 10 gallons per every inch of trunk diameter, should be applied every three to four weeks on the ground beneath the canopies using soakers hoses or by hand-watering. The focus is to uniformly wet the area to a 24- to 36-inch depth, and permitting the soil to dry between applications. 22292 Regnart Road, Cupertino City o/Cupertino Community Development Department Page 8 0/9 1 -71 David L. Babby; Registered Consulting Arborist June 22, 2007 19. The pruning and removal of trees shall be performed under the supervision of an individual certified by the ISA (and not performed by construction personnel). Any tree stu.mps being removed beneath or near canopies of retained trees should be ground below grade rather than pulled up with an excavator. 20. Great care must be taken by equipment operators to avoid the trunks and branches of trees during operation. 21. The disposal of harmful products (such as chemicals, oil and gasoline) is prohibited beneath canopies or anyWhere on site that allows drainage beneath canopies. Herbicides should not be used beneath the trees' canopies; where used on site, they should be labeled for safe use near trees. Prepared By: I, .-vt .'1./V Date: June 22. 2007 David L. Babby, RC 22292 Regnart Road, Cupertino City of Cupertino Community Development Department Page 9 of9 1 -72 David L. Babby, Registered Consulting Arborist June 22,2007 EXHIBIT A: TREE INVENTORY TABLE 22292 Regnart Road, Cupertino City of Cupertino Community Development Department .1-73 TREE INVENTORY TABLE . ..:'... '.":' --.":,.', .~~ . ". ~.' '.-:'.:.::-.' :~~"~<"" :':.:,:"':>: :<~::' ':.::::::..: :=:)l:::',-:::~:":~~>. ::~.::' :,:}:;'. .:'::: , ,. . ,. "., " , . ., .., .~. .. .:e, ,,,.......... i.. . , . , ........ ';S. .,... ", ,.. ':.".- "'''''~' .'-,', .',:::> ..: ",..,..',:: ;;.-.:,:..'-::.:~....,..~,~'.' :.:.-'i., .:;:~:l':" :~:l :':~".:- :=,..::',.",.,:'~.:.'- .-.'. .....'...' '. .'" '" '," .~., ..... .:. ~''':-'', .c:;~/;..' ',o.Il'.' ,:c::l'~.' :-:e"i:::!:- .,li!'Q'. is.:e:;'~"<'>>"':-J9'. .. . , . '" . "'0 - ., 0 ~ - .tlll.~. . ,Cl.... .. ',:l,.- 11)' . . lll.....! .-. tlIl' , "u' .. ll.c . '. .. ',.'", .... '. ;"'-;.' ~._", .';r,Q...,u_~' .~.g"-""'e' .8.~' $j3",~""u'" ,'s:l". .'. :-::: ::>>: -::>::: : >'.' :'.'.. ;:-:', .::.~-~..' ": "O':~:' :::lj<'>~.1% -:. :~'a l:' :::;ti::: '~:'1l: )3::0 .=:~.< :-:.~:., . ...'..-.....'..'.-........ .".'," '.~.t.".'~.~'... o.t.. ..:'gl't>-,,'g'(,1;<A"":3'~,''-'a:i. .t<]..,.-~, ,"/0'.'. :TREE '. :: ~'.. : . ..: : - :!-"I ~: : ',:a 'Sl:: :-:~~< . : .g:~.> ->fl.'O': :<'~:.:<;i:-. :'~:.::I' :!:l:~: ::..'.~. : :~. : '.'" .: .:.'.,.:..,:.: '';1 .<,.- .... .<: ,'!iL :.....jj 1,...<,~.g,"'..-:iH~:', >M,:S:,' .:.:tH~..-. .~:'t( ..R,e .:-'2:', :-.'0-:'. ,NO, ,. .,.TREEJ'IA1\ffi...,. '/Zl. '~rn' ,.:x:c.'.,'rn'-..;:,.' .e~"'rn"~'-".Elc .s',:l,."'~' "Z' Linden (Tilia cordata) Comments: Hollywood Juniper (Juniperus c. 'Torulosa~ Comments: Douglas-Fir (Pseudotsuga menziesii) Comments: Site: 22292 Regnart Road, Cupertino Prepared for: City of Cupertino Prepared by: David L. Babby, Consulting Arborisf 10f4 June 22, 2007 1 -74 TREE INVENTORY TABLE . " . ..- ...-. ." . -, .., - .... y ., ~ ... . . . - - ,:. .... ."....,. . - .~ ... ~ ,'M '. Douglas-Fir (Pseudotsuga menziesii) Comments: Madrone (Arbutus menzlesii.) Comments: Asymmetrical canopy. Shamel Ash (Fraxinus uhdei) Comments: Coast Live Oak (Quercus agrifolia ) Comments: Coast Live Oak ( ercus agrifolia ) Comments: Coast Live Oak (Quercus agrifolia) Comments: Coast Live Oak (Quercus agrifolia ) 100% 50% Comments: Asymmetrical canopy, at downhill side of staircase. Site: 22292 Regnart Road, Cupertino Prepared for: City of Cupertino Prepared by: David L Babby, Consulting Arborist 20f4 June 22, 2007 1 -75 TREE INVENTORY TABLE , -'. . . ~, -~:':.',,:.:. ' .:.: :,~::: ~: ~~ - " ,';'.".'.~. ~-- :::;::::A:,: ..... >~ ". ::~:: ~:::: :~:::.-S: ;=>.: =:.:;::::~ .~ :::~::= ~: .~:::~_::: :::~:: , ~, - . ~ .. ~.., .I" I ~ '\.,' ... ,- -" -. 'j < ~ .. ... ... \o:e- ... ~ "" ~ ... ~ -' ....-., .. " of ~~ .~ f. ' .....J, ~ ;sr......,. 'k If,. _ . Ji " . 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'.' ~r ....,[..u ~ .s....Q..... - .' ....... " .,.. ".' '.,',,-.'..' .....,.... " -....af-.. '';;~': '.'. "~.'.. '. ~ .' .~, - ',"' .;..; . .' '.u>' '," '., '.,.c:l~. .'r.DL"D .. - . ., .' , _ ., ..' . ~_~' .!"' '._~ 00. _ .. ,0.... _ ~~,.,~. . ,:g I.:l . 0....... tI) , '..~'~~ ..'......:.'rin'.~',.:......,.',._, ','.a .'. "'[-""ifQ.-.'g.g.,. .,~'- ./...s-.gr....,B.t -A"g<....'e. "'o"~ .-~o", ,'.' ,.'. l.I\.I:.CNJ"UVJL' ,..,'..,. -,' . as- - '. 't/),'. " ~ c'. . "tI)~ ,: "'0 .~'. ,", 'tI)>t:;!: ,", .;S' C: "s'p::. ".. ~ .' . ....z .' Coast Live Oak (Quercus agri olia) Comnients: Monterey Pine (Pinus radiata) Comments: Grove of ll1rees Avocado (Persea americana) 75% 25% Comments: Trunk: is about one-foot from existing home. Hollywood Juniper (Juni erus c. 'Torulosa') Comments: Comments: Almond (Prunus amygdalus ) Comments: Site: 22292 Regnart Road, Cupertino Prepared for: City of Cupertino Prepared by: David L Babby, Consulting Arbor/st 30f4 June 22, 2007 1 -76 TREE INVENTORY TABLE \' ..:; .1 _~> ..- ., - >"- ;., ..;"." .;:.:t.:~t:: :;.:::f:;::.;f ;:~t :c::'lli[~t i~~:~: :J{/~\ .:::.~--:8~: : ::';:f.::; :::: (:~: ~:: :: :~~~.>>:~::; ~:~.~:: ~( :?~:: !>;, ::: :li:::~, ,,::.f: ::~ :c~:0~:, :::'~,:,'::: , f'::i' e.. . ',0 ", . , , .:a, 'if. , , , :::"tt, "=.~, i ,.g,. Q " " "'~"+1 . ~Q; ~" ,. 'f"'~' ,0 ,.,Q, " -"..,;.~: ::"d:~> '>K:9:'';''":'';~~.: ;'-Q..=:.<.~;.:...x..:.,o>< :O:'~'>d:< ".:~~.. , .. "0', ~.. ., ;' ":M ~ ., " .'u 11:', ,; , , 'iLJ:Il - .,u '~. ,. '''.1::. 6' ,; ,> "l;ii\ " --tl'..g- . ,. Q'.. " -~ ,~,... .:~");l~>';;'J~l<~;.:~:I~~.'::.~~jt\. ;~J~:,~ o~j{I~:I;.:: :]::1' ~!~[ :~~j.~~ :~'~~~:.. , ..- . " .. ~ ~ -; ;-' ~-, ., ; ~TREE:-' .'.~ :-- :..NO:' ...>::-:tREENAME":':':'; Chinese Elm (Ulmus parvifolia ) Comments: Italian Cypress (Cupressus sempervirens) Comments: Site: 22292 Regnart Road, Cupertino Prepared for: City of Cupertino Prepared by: David L. BSbby, Consulting Arborist 40f4 June 22, 2007 1 -77 David L. Bobby, Registered Consulting Arborist June 22, 2007 EXHIBIT B: SITE MAPS 22292 Regnart Road, Cupertino City of Cupertino .Colllmunity Development Department 1 -78 o z ~ W Q. :l_ o It) .. N C :J <C ~ 0= 0::: U) ....=It 0::: U) <c G) z ~ C>~ W 0:::' N en N N N L /~::::/'CJJ.. -.;S _ ::dO, ~ - _ =r0G3" ", ~~. / _ _ ~OCl:::J (l;~ " . ~~r~~---"-". _. - - \!!/~?y@?,'?- -'-O~ - ~- ~..-~_ ____~_ 0.---- ~ / ~~. ------ ,. - . % .. ~ ---'- "'- -... . : - r' _____ _ _'~ -. -- u' --...: . '" . ______ _ _--'--- _ ._~, ......_ ~ ~"';.\2 / 0 _____ .~_ '., ~ ',' _ 0 N ___ /____ ~__ '. , .'-. 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'~ ,."Yo iSl - '?- 1 -80 '\; EXC-2007-09 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6480 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A HILLSIDE EXCEPTION FOR A NEW 6,030 SQUARE FOOT RESIDENCE ON SLOPES GREATER THAN 30% AND EXCEPTION TO THE SETBACK OF THE SECOND-STORY, DOWNHILL-FACING WALL PLANE AT 22292 REGNART ROAD. SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: EXC-2007-09 Kathy Yates 22292 Regnart Road SECTION II: FINDINGS FOR EXCEPTION WHEREAS, the Planning Commission of the City of Cupertino received an application for a Hillside Exception, as described on Section II of this Resolution; and WHEREAS, the necessary 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 this application, and has satisfied the following requirements: 1. The proposed development will not be InJUrIOUS to property or improvements in the area nor be detrimental to the public health and safety. 2. The proposed development will not create a hazardous condition for pedestrian or vehicular traffic. 3. The proposed development has legal access to public streets and public services are available to serve the development. 4. The proposed development requires an exception which involves the least modification of, or deviation from, the development regulations prescribed in this chapter necessary to accomplish a reasonable use of the parcel because the residence is not visible from City established vantage points, the house design as revised minimizes any negative visual impacts. 5. All alternative locations for development on the parcel have been considered and have been found to create greater environmental impacts than the location of the proposed development. 6. The proposed development does not consist of structures on or near known geological or environmental hazards that have been determined by expert testimony to be unsafe or hazardous to structures or persons residing therein. Resolution No.6480 Page 2 EXC-2007-09 August 28, 2007 -------------------------------------- ------------------------------------------ 7. The proposed development includes grading and drainage plans that will ensure that erosion and scarring of the hillsides caused by necessary construction of the housing site and improvements will be minimized. 8. The proposed development consists of structures incorporating designs, colors, materials, and outdoor lighting which blend with the natural hillside environment and which are designed in such a manner as to reduce the effective visible mass, including building height, as much as possible without creating other negative environmental impacts. 9. The proposed development is located on the parcel as far as possible from public open space preserves or parks (if visible therefrom), riparian corridors, and wildlife habitats unless such location will create other, more negative environmental impacts. 10. The proposed development is otherwise consistent with the City's General Plan and with the purposes of this chapter as described in Section 19.40.010. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, application no. EXC-2007-09 is hereby approved; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application EXC-2007-09, as set forth in the Minutes of the Planning Commission Meeting of August 14, 2008, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the plan set titled: "Yates Residence, 22292 Regnart Road, Cupertino, Calif." dated 7-07-07 and consisting of 11 sheets labeled Al through A9, 1, except as may be amended by this resolution. 2. DESIGN REVISION The shed roof on the rear elevation shall be extended across the two-story wall to the satisfaction of the Director of Community Development. 3. GEOTECHNICAL REVIEW Prior to building permit approval, the applicant shall comply with the recommendations outlined in the Cotton Shires & Associates, Inc. Supplemental Geologic Review Letter dated July 2, 2007 and pertaining to the proposed development. 2 Resolution No.6480 Page 3 EXC-2007-09 August 28, 2007 ----------------------------------------- ---------------------------------------- 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. 5. TREE PROTECTION & REPLACEMENT Prior to building permit approval, the applicant shall comply with the recommendations stated in the Arbor Resources report, dated June 22, 2007, for the trees slated for retention. The two, specimen-size Coast Live Oak trees approved for removal shall be replaced with three 24" box trees. Exact locations to be mutually decided by the Director of Community Development and the applicant. SECTION IV: DEPARTMENT CONDITIONS ADMINISTERED BY THE PUBLIC WORKS 6. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 7. 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. 8. 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. 9. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 3 Resolution No.6480 Page 4 EXC-2007-09 August 28, 2007 ---------------------------------------------- ------------------------------------------- 10. STREET TREES Street trees shall be planted within the Public Right of Way and shall be of a type approved by the City in accordance with Ordinance No. 125. 11. 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. All new retaining wall work requires calculations and details included within grading plan set. All grading plans must include an erosion control plan. If site grading (excluding the building envelope) exceeds 1000 cubic yards, then the applicant must pursue a Supervised Grading Permit with the City as described in Cupertino Municipal Code 16.08.230. 12. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre and Post-development calculations must be provided to identify if storm drain facilities need to be constructed or renovated. 13. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City and Santa Clara County Fire Department 14. 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. Ordinance No. 331 requires all overhead lines to be underground whether the lines are new or existing. 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. 15. 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. 4 Resolution No.6480 Page 5 EXC-2007-09 August 28, 2007 --------------------------------------- ----------------------------------------- Fees: a. Grading/ Retaining Wall Permit: Greater of $2,163.00 min. or 6% of Imp. Cost b. Development Maintenance Deposit $ 1,000.00 c. Storm Drainage Fee: $ 3,083.10 Bonds: a. On & Off-Site Improvements Bond: 100% Performance Bond -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. 16. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMP's), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. PASSED AND ADOPTED this 28th day of August 2007, at a Regular Meeting of the Planning Commission of the City of Cupertino by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: Wong, Kaneda, Miller COMMISSIONERS: none COMMISSIONERS: Chairperson Giefer COMMISSIONERS: none ATTEST: APPROVED: / s/Steve Piasecki Steve Piasecki Director of Community Development / s / Gilbert Wong Gilbert Wong, Commissioner Cupertino Planning Commission G: \ Planning \ PDREPORT\ RES \ EXC-2007-09res.doc 5 TR-2007-04 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6481 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A TREE REMOV AL PERMIT TO REMOVE TWO SPECIMEN SIZE COAST LIVE OAK TREES AT 22292 REGNART ROAD SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for a Tree Removal, 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 location of the trees restricts the economic enjoyment of the property by severely limiting the use of property in a manner not typically experienced by owners of similarly zoned and situated property. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for Tree Removal is hereby approved, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconc1usions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application TR-2007-04 as set forth in the Minutes of the Planning Commission Meeting of August 14, 2007, and are incorporated by reference as though fully set forth herein. SECTION II: PROTECT DESCRIPTION Application No.: TR-2007-04 Applicant: Kathy Yates Location: 22292 Regnart Road SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. TREE REMOVAL The applicant is authorized to remove two coast live oak trees of 10" and 14" in diameter and identified as trees nos. 18 and 23, respectively, in an arborist report prepared by Resolution 6481 Page 2 TR-2007-04 August 28, 2007 Arbor Resources for the subject development at 22292 Regnart Road, and dated June 22, 2007. 2. TREE REPLACEMENT To mitigate the loss of the subject oaks, the applicant shall plant three (3) 24" box trees. Specific planting locations are to be decided by the Director of Community Development and the applicant. 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 28th day of August 2007, 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: Wong, Kaneda, Miller COMMISSIONERS: none COMMISSIONERS: Chairperson Giefer COMMISSIONERS: none ATTEST: APPROVED: I s/Steve Piasecki Steve Piasecki Director of Community Development I sl Gilbert Wong Gilbert Wong, Commissioner Planning Commission G: \Planning\PDREPOR T\RES\2007\ TR -2007 -04 res.doc -"----....- !'.!!L~SURVEY'; IiARDt.URVEHNG 1. 729. SEABRIGHT "V~. STE. " SIINT CRUZ ,C". 95062 PROJ CT NO. 02117 DIITE , 2(211'2002 thru 512001 GEOTfJ!: HN.!CAL~STIGIITIOIl} llPP G OTECHNOLOGY, INC. 750 C MOEN AVE. STE. A CAMP LL,CII.95008 PROJ' T NO. 2711.1R1 SERI NO. 12114 DATE 3/11/2004 \ " '. , " '" "- ',"" '" ."- .J "- '\ \ \ /~ ~~ ;' '", '" '~ "- ',\:l<>'","~e "",o;1RtM1 .--( ,I / I ,:' I ,// ~. ,-~ '-/ '~'> (:J '\ ,/ '. ,~~, , I ;jJ I /'-.. /"^" ~ . " .. ~ I )"..... ,.9 '\~~ \ I",'" ( .r.. .1. \ ~~ . " . e I ~~~ I " ~\...? /)",\, ,,., . \ ,...../1 ~.. ~~ ' \. ....\ .'. 1\ .~'\. \." 1t4~- /o~ :\. '.'),... '\ ----I~.~ J' /', '\", ~ C ~ c,',; / ,"l '...:;;,/' r ~'>/ .~. r\". , ~ ~ \, --1~' . A-~"~" , ::0 ~//) \ ~..... < . _, ~ ,r 0 '\~'<> ,r! ...~ \9''!- I or '-.. -'- ~ 't /Y' "~ Jt. fa;. . /!if!2w ..... 1/1 \ Q! ~,~ ,~_ '" <1- Ii' : \ ~i \.~~~ )} \+ !J' \ \ \ .oJ(:" ", .~-~..... "-..---../ , \ \ e1,Jto)-+ ",...lr t1A~IHUM HoU-:,E SIZ-E. A' (e>-IO.cro)/'cx:o(?').":l~)+-+OOO (Ie?, ')l)Z'lo,cro)/lroo~":f:l.?" (1 72, ~?2). t12..%21. F)<Jh':l: to, ~a...209 1000 +-+,~.()OO MI>.Y-.If-1UM HOW?E::?IZ~ '" 1+,MIP.'J09 ::Y?.FT- "5LWE J>..oJU?TMEJ.JT ,/>,)((H1.o:, ~(t:'-o.t))) 1+, e,(Jc.,.10'3 (1-\ I. '? ",('?O -0.1)) (1-(1.?)( ('2~.'3) ( I -(44-.B'?) t4,eoc...2()3", t43.5:')~ IH'32 <?O C. CA~Z.o;,o~.Ft '" '.:>'X),r)-~,';. ce. ~"",a;: of' I"AVIOM!':llf ,i f / ; / ! I ,J 7 ~ / f '. ., .+,;v \\ \ " \ '0.,: '--, \ [~eo~ ~ ;", TOml>.;[K - .." .'~.. FLOOR AREA SUMMl\Ry: 1. ...... I ------- ------------- 2624.50 sq.ft. (exempt from F.A.R.) 2641.50 sq.ft. .~ .i> BASEMENT LVL, 2. GROUND FLOOR: 3. 2nd FLOOR: a) 2281. 75 sq. ft. (habitable) b) 340.00 sq. ft. (outdoor patio) ------..------.----.------------.------------------- 4. TOTAL FLOOR: 5263.25 sq.ft.{allowed 6500.00 sq.ft.) (7" ''''' 7 -:;i!Q~ 0 ..:... ' REGliAB1----:::-.......--:.. . ~ ~p~ ~li /"' ~l ,..14 ~.u / ~\ / / 1 / I;: I.~' /"> 1 g .Ii J / .. 1 i 1 i , 1 I! -Jf\l '" -.J-' ..0 2.7BAC. NET peL. US.a, s'k/ "'~'i I ~- 41-VblJOT (l.c' . 'r.7fZ1lQ"''!IP~l-w / .140.'5/ .1>S,t,C. ..~ ~iIl:l;Ips of Neu'l$ ~ ~ X- ~\~"IW6 ~ f9..':>f"~ fl)J.. ~",0\l"'L.. r:- ;-:.:J~. v~.O.\'tt._C:H~\MU~K fl(f)Tht.1\Qt-\ ~C'L "--'" THE PROPOSED RESIDENCE AND THE PROPOSED GARAGE SHALL HAVE A RES1DENTIAL FIRE SPRINKLER SYSTEM INSTALLED PER NFPII STANDARD 130 Pf'\F<CEL np>.p M/,::;,,(,-4,-09 ANt> l~ ~r.'O. ~~ \(YSITE. FLf\kl llll}: 11-0:1 /, ,.... "<6>>_-.0, C",~H>>O, -i. <:>o1"t // . Af'H; ~&;c..'''t7-1'!:>*.~'':47,zm. / YI\RC-E.L <&'ZE<.f.1o'ACJ:1CT..9R lez.?~t;,2.00 rt ZONlf,JG~ RH5! AV4.~!_OPE;! )~% I P/'.~C.EL l-/!!'O F'NeCEL I'tI\P -+/Dt..:M-3 ~RBORI~'!'~~Y..2RT l DAVlD L. BABBY, RCA RESOURCES ,OX 25295 TEO,CA.. 94402 6/22/2007 , " / / ~~ dQ'jI!', ga::..... . . C9 / , ~,~~~ +. (0.. '" .j1'O/ SignGJLl;r.~ .....mI_ _........ IIEVIllIOHS IV 7. ~ 10 .0 111 F- 0.,0 cl..o U)D'o- 111 .~ .J.J~~ >11l.J~ <( ::J <(.J1 \S. \.) . . \-O-I's 1'i. \P I1l t- III ~ l)..{"\ :J , (\ t:"' (}-~ ,-,o()G~ .11. -\- If) ~ ~ o ullr- V u.: z ~:i uJa::<C QZV lfH'l .. 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"0 HlbH~r 1'1_1- -- I"-'t' v""","'r ~lAr.. 21- ~ &/ZA17IIJz;. 4 ~t-l.A&1i' rvAN /' / ~// ... __1>1 _ ............--- / I / / - . ..-..- _ tI Sl::Iii.:~.~I'.....""11: .- .:;:P' .....--- -- --..../ ;/ -~ _." ~.w" lloo& ..,.",,!>',,? - r<:;y- Sit;nature Case Mil ~ '\. .\ ~ \ \ \ \ \ \ \. ~ ~1' \ \ \ Y' y .AT~<? ~It>.tla ~:z-z..,z. ~b~r ~"1'l7 ,,"YI"*Tlt-I". C~ .,....,+ t......eu:r T1lI' !&-f,.ffoNn....., ,..,...,. WI 'Y15P~ IW~ I!iNfotItoo'( 171~.....r" t!! ~ ~ """ .. ''''P'W1''( C'2 CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: TM-2007-03, V-2007-03, EXC-2006-14 Jitka Cymbal Sue-Jane Han 21871 Dolores Avenue Agenda Date: August 28, 2007 Applicant: Property Owner: Property Location: Application Summary: TENTATIVE MAP to subdivide a .46 acre lot into two parcels of 9,685 square feet and 9,686 square feet, respectively in a RI-7.5 zoning district. VARIANCE to allow a 50-foot lot width, instead of the required 60-foot width, for the two proposed parcels. RECOMMENDATION: Staff recommends that the Planning Commission approve the tentative map, the variance and the exception in accordance with the model resolutions. *The Planning Commission continued this item from its August 14, 2007 meeting per the applicant's request. Project Data: General Plan Designation: Zoning Designation: Total Acreage (gross): Net Acreage per parcel: Density: Low Density Residential, 1-5 DU/gr. acre RI-7.5 .46 Lot 1- 9,685 sq. ft., Lot 2- 9,686 sq. ft. 4.3 du/ gr. acre. Project Consistency with: General Plan: Zoning: Yes, Policy 2-23 Yes Categorically exempt. Environmental Assessment: BACKGROUND: On January 23, 2007, the Planning commission voted (3-1-1, Saadati absent)) to deny the proposed project. The Commission was concerned about the side-by-side lot design and felt that the project did not match the flag lot pattern of the immediate neighborhood. The Commission had concerns on the requested five foot side yard setback exception. The Commission's decision was appealed to the City Council. On February 20, 2007, the City Council upheld the Planning Commission's decision due to a draw vote (2-2) with one Council member absent. On May I, 2007, the Council considered and denied the applicant's reconsideration request based on the principle ~-2007-03, \'-2007-03 Page 2 August 28, 2007 that procedurally they did not want to go back on a decision that was made by the Council with a quorum even if one Council member was absent during the deliberation. The Council suggested that the applicant has the option to reapply and be heard by the full Council if necessary. The applicant has reapplied for the same project. The project site is located on the north side of Dolores Avenue between BYrne Avenue and Orange Avenue. A main residence, two detached cottages and a detached shed currently exist on the parcel. Single- family residential parcels surround the subject site. The proposal is to demolish all of the structures on the property, subdivide into two lots and build two new single family homes. DISCUSSION: There are two major discussion points for this subdivision: flag lot v. conventional lots and the proposed lot width. Flag lot vs. Conventional lots The parcel is approximately 100 feet wide and 190 feet deep. The lot is not wide enough for two minimum 60 foot widths as required by the R1 Ordinance. The site can be subdivided into two lots with a flag lot in the rear to meet the minimum lot width requirement. Alternatively, the property could be divided down the middle creating two conventional lots, resulting in lot widths narrower than the required 60 feet. General Plan The General Plan (Policy 2-23) specifies that flag lots should be created only when there is no reasonable alternative that integrates with the lot pattern in the neighborhood. This policy discourages new flag lots in the interest of promoting better house to street relationships in residential neighborhoods. Planning Commission The Planning Commission has approved a similar variance request (TM-2005-14, 21988 McClellan Road) allowing the subdivision to conventional lots with substandard lot widths (less than 60 feet) in the interest of better integrating the future residence into the neighborhood. However, in the case of this project, the Commission has previously felt that a flag lot design is more appropriate and consistent with the immediate pattern 1M-2007-03, V-2007-03 Page 3 August 28,2007 of the neighborhood. The applicant contends that the predominate neighborhood pattern is side-by-side lots and that the proposed subdivision design is consistent with the lot pattern and overall lot widths of the entire neighborhood. Please see the data provided by the applicant (exhibit A). Neighborhood Outreach Since the last time the Planning Commission reviewed this project, the applicant has attempted to communicate with many of the immediate neighbors and has obtained ten signatures of support (exhibit B). One of the main concerns previously expressed by the two adjacent neighbors to the east was that there was not sufficient side yard setback proposed (5 foot) along the project's easterly property line. In response to this, the applicant has withdrawn the original five foot side yard setback exception request and has volunteered to provide at least 10 feet of building side yard setback along the easterly property line (see exhibit D). This should be added as a condition of the project should the Commission decide to approve the project. In addition, in order to ensure that the future buildings are designed consistently with the surrounding homes, a condition should be added that requires the design review of the two homes be approved prior to the final reco~dation of the final map. Staff supports the proposed side-by-side lot design and the lot widths primarily because the project is consistent with the intent of the City's General Plan. Furthermore, the project is compatible with the overall established pattern of the neighborhood. It is a fact that there are more flag lots on Dolores Avenue, however the entire neighborhood consists of more narrow side-by-side lots. There are not many lots left in this neighborhood that will be able to physically permit similar subdivisions in the future, so either way the project will not significantly change the pattern of the neighborhood. Tree Removal and Retention: Ten trees are located on the subject property, three of which are significant (Deodar Cedars #1 & #2 .and Coast Redwood #5). Only the two Deodar Cedars are protected by the Tree Ordinance. According to the applicant, the Coast Redwood #5 has already been removed due to its poor condition. Staff recommends that the two Cedar trees be T11-2007-D3, \T-2007-03 Page 4 August 28, 2007 preserved as part of this approval and that one 36 inch box Redwood should be planted to replace the removed redwood. As for the other trees on the property, the applicant has the option of removing them since they are not protected. Staff recommends a condition of approval that requires the existing trees'be retained to the maximum extent possible and that the applicant work with the Director of Community Development to make the final decision on the retention of these trees at the design review stage. The applicant is also required to record a covenant on the property that ensures the preservation and maintenance. of the new replacement trees and any trees that are required to be preserved as part of this approval. Prepared by: Gary Chao, Senior Planner Approved by: Steve Piasecki, Director of Community Development ~~. ~ vIi.v / Enclosures: Model Resolution for TM-2007-03 ~ Model Resolution for V-2007-03 Exhibit A: Neighborhood Data Exhibit B: Petition of Support by Neighbors Exhibit C: Tree Survey & AI.borist Report Exhibit D: Email from the Applicant, received on August 9/2007 City Council Meeting Minutes, May 1/ 2007 City Council Meeting Minutes, February 20/ 2007 Plan Set TM-2007-03 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 SUBDIVIDE A .46 ACRE LOT INTO TWO SIDE-BY-SIDE PARCELS OF 9,685 SQUARE FEET AND 9,686 SQUARE FEET, RESPECTIVELY IN A Rl-7.5 ZONING DISTRICT, AT 21871 DOLORES AVENUE 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 al1,d 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 Resolution No. Page 2 TM-2007-03 August 28, 2007 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-2006-12 as set forth in the Minutes of the Planning Commission Meeting of August 14,2007, and are incorporated by reference as though fully set forth herein. SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: TM-2007-03 Jitka Cymbal 21871 Dolores 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 Hsu and Han, 21871 Dolores Avenue, Cupertino, California", received November 15,2006, except as may be amended by the Conditions contained in this Resolution. 2. TREE PRESERVATION All existing trees must be retained to the maximum extent possible. The applicant must work with the Director of Community Development to make the final decision on the retention of these trees at the design review stage. Revised landscaping plan shall be reviewed and approved by the Director prior to issuance of building permits. 3. COVENANT The two Cedar (#1 & #2) trees shall be preserved as part of this approval and that one 36 inch box Redwood be planted to replace the removed redwood (#5). Prior to issuance of building permits, the applicant is required to record a covenant on the property that ensures the preservation and maintenance of the new replacement trees and any trees that are required to be preserved as part of this approval. 4. VISUAL IMPACT The applicant shall make every effort to work with staff at the Rl Design Review Approval Process to minimize any negative visual or building interface impacts to the adjacent neighbors. Resolution No. Page 3 TM-2007-03 August 28, 2007 SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT. 5. STREET WIDENING Street widening and dedications, shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 6. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed ill accordance with grades and standards as specified by the City Engineer. 7. STREET LIGHTING INSTALLATION 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. 8. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire as needed. 9. 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. 10. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. 11. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City as needed. 12. 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. Resolution No. Page 4 TM-2007-03 August 28, 2007 13. 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: $2,194.00 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 $ 6% of Site Improvement Cost or $2,060.00 minimum $ 2,000.00 $ 593.40 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. 14. TRANSFORMERS 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. 15. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP) REQUIREMENTS a. Permanent Stormwater Quality BMPs Required In accordance with chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the City Code, all development and redevelopment projects shall include permanent BMPs in order to reduce the water quality impacts of stormwater runoff from the entire site for the life of the project. Resolution No. Page 5 TM-2007-03 August 28,2007 b. Stormwater Management Plan Required The applicant shall submit a Stormwater Management Plan for this project. The permanent storm water quality best management practices (BMPs) included in this plan shall be selected and designed in accordance with chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the City Code. c. BMP Agreements The applicant and the City shall enter into a recorded agreement and covenant running with the land for perpetual BMP maintenance by the property owners(s). In addition, the owner(s) and the City shall enter into a recorded easement agreement and covenant running with the land allowing City access at the site for BMP inspection. d. Hydromodification Plan (HMP) Required The applicant must provide a comprehensive plan to control any combination of on-site, off-site and in-stream control measures incorporated into specific redevelopment projects in order to reduce stormwater runoff so as to not increase the erosion potential of the receiving watercourse over the pre-project condition. 16. MAINTENANCE AGREEMENT The applicant will be. required to maintain all items, which are non-standard within the City's right of way. The applicant and the City must enter into a recorded agreement for this aforementioned work. 17. 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. 18. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Department in regards to refuse truck access for the proposed development. Resolution No. Page 6 TM-2007-03 August 28, 2007 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 PASSED AND ADOPTED this 28th day of August 2007, 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 Community Development Department Lisa Geifer, Chairperson Planning Commission v -2007-03 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A VARIANCE TO ALLOW LOT WIDTHS OF APPROXIMATELY 50 FEET INSTEAD OF 60 FEET FOR A PROPOSED TWO-PARCEL SUBDIVISION ON 21871 DOLORES AVENUE, AS REQUIRED BY CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino has received an application for a Variance, 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 at least one Public Hearing on this matter; and WHEREAS, the applicant has meet the burden of proof required to support the application, and has satisfied the following criteria: 1) That there are extraordinary or exceptional circumstances or conditions applicable to the property involved that do not apply generally to properties in the same district. 2) That granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant, and to prevent unreasonable property loss or unnecessary hardship. 3) That granting the Variance will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, and general welfare, or convenience, and to secure the purpose of the title. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, testimony, exhibits and other evidence submitted in this matter, the application for Variance is hereby approved by the Planning Commission of the City of Cupertino; and BElT FURTHER RESOLVED: That the subconclusions upon which the findings specified in this Resolution are based are contained in the public hearing record concerning Application V-2007-03, as set f<?rth in the Minutes of the Planning Commission Meeting of August 14, 2007, and are incorporated by reference as though fully set forth herein. Resolution No. Page -2- v -2007-03 August 28, 2007 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: v -2007-03 Jitka Cymbal 21871 Dolores Avenue SECTION ill: CONDmONS OF APPROVAL 1. APPROVED EXHIBITS The recommendation of approval is based on the Plan Set titled, "Tentative Map, Lands of Hsu and Han, 21871 Dolores Avenue, Cupertino, California", received November 15, 2006, except as may be amended by the Conditions contained in this Resolution. 2. SIDEYARD SETBACK The minimum ground floor side yard setbacks along the westerly and easterly property line shall be 10 feet. 3. DESIGN REVIEW The design review shall be approved by the City prior to the final recordation of the map in order to ensure that the homes are designed consistently with the surrounding homes. PASSED AND ADOPTED this 28th day of August 2007, 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 Lisa Geifer, Chair of Cupertino Planning Commission G:\Planning\PDREPOR T\RES\2007\ V - 2007 -03 res.doc @ STEVEN!; .iEK BOULEVARD ;:l;: at-' -8~ \ () ts '" / i L r...L lp J .~ I:,: STEVENS CREEK @ BOULEVARD ~ " \\8 GRANADA = AVENUE @ @ @ ..'Ia ': :> . ?a I' ~ _ I >. e~: = \~ '1-"'-. IJ;:: ~:I: "',.,a E' !1:'\ :: Q .' ':!I..... ~ 1~~:L,.)j ~ :: ~ rg~, '-:~ ' ,_" ~ "~U~ I~!> "" -r'Jtii", .:,..... - A~~E ~~- ".::i .. : _.. ....i11 "'-p IMW -., 1 :;~':l' ~I ~":I 181"' I"~ 1::'1' p.llll:dt";;;-;..--:"l @ -c~-L- ...... o,~::~ .....>~~~E~___,~...__~; ~~ ,111 J:J',,,iJ ..,..~ ":.~'~j,"~ " :I; i i"- :~- i 1; : : .,;" .''''\ :.~;,~} l2 e 1':. ~' :: ~ '1~ ~ ~\ ~ 113 ~~, ".., , . .' .J ..~ is J"e . ~ @ @ ~ \5' P,.Q.5. 571/4 .J\~.J\d~c.\,,-~ J:O - boB: lll-L S"oft~ S"~ Lot.: ,..~'\ -":+- T ,. _ '00' lV-\\1l!l'Ia:E.STtrI!:- ~~}.".kr_~~11 To: City of Cupeliino I support the lot side by side subdivision at 21871 Dolores Avenue, Cupeliino to allow the exception of 50 foot lot width. Nalne Address signature Date /\\\e.~~ H-Sl-l Z-l q 2-& '170\ ~"e-s k1-ve.~" ~~r:'<-'?, . ~~ ~ ~(~)>D .~~. 9l~~ 17 /., O. () C'. ' '\..'- \{, -~.,(,........-..... ~(-.Io-U! ~ .. ~?\t-... 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OJ[OI7AC : I I I" : 20 I 80.15 20 I 8O.!5 80.15 110 78..!3 50.\ .'" . ..~ !l'fII.ll -- '- 21811 ~ l'l l~tlP.M. 6~5-M 800LORES?M.698'M'2 PM 601/.20 573/37 AVENU~ 21920 R.O.S.<Il412/7 mSI 21810 100.15 tOO 15 100.15 r 100..15' . ~ BO.la ~65[ ^ 66 'I' D. g :,!;l 45 I;l,: 46 ~ ",'!I)' I R.DS. 371/4. ..... U DllMllSFSJ. I' - 01 . 't . "'. IOWI'IfIIS REQ. I 18U_Jl7irll "'. 148 ~ 6 Ii~-~' , 1~7 I 150 I 14';1 I h ,j~...1 151 \ ... ________ ___ _"Lli", -~ --------- 'l'5 100.15 PIN 100.15 15B J 1591 160 68 '~CL' B 16:2: 163 20 :; ew ' ::;~ ^ - 0 ~I I 0 9 {) 2. ~14 U a 48 . 42 ~I pTlJ I Z - I ~"nlfrlEl'/S l1!Il. - ~. ~I 1I~ 2" ~....... l.Jl/HHll I - I 153 -!. ...~;;; <0 I '" -I.&. 80'; 10 15 __uu" u_'~LJ-l--'o-l- 0 h-~io I pm -I PTN 1166~165116 I I PCL A I I I I 17f ~i : ""F ' ,., "i ' '1 I 1 N 5 .'" l!l49 ll, 8 2 II - .. ~ - 0 '" - - -I 1.-,:.... :2 ~I ..... Il2l. I' I ~ Ii c/' : 1~'i>~1 br::lcJ' I I "111Jl 50 lill.l!! 'l." - 21112J ~r$r5 " 21901 -21d~.j :tlUIJj 1 I'&; 1 ~ ROAD~.'''' CLELLAN ~ ..- ------ I ---:- '\. -ALCAZAR ~ 21910 100.''- I IOQ.15 I I I I I , I 136 : 137 -.------.l - -;l;' .~. 72' : ~ I PTN. r 139' : I l~ ~ I gj, _.....~...., .._'....,1'1 1\ '''IVlll,n 'l"1L1 In 32 5/ - ,i7l1~ -t 75.:7)1l IE ;!.I I .. 2; 131 "' W ~-~...~~~--- ::J 147 Z f1 i ~ <C 21828-5 "i1i'o.i5 ..I~ 2 , //Of} I 21SEtJ ;;~- "\:l'.~ 7S N 34 . " M to' :q ci ~H ., '" '" 136 i 135 r3~ 100.1~ - . " 143 11~" LOT 1 I lOT 1 0.26 AC. ~ 0.261 AC. 70 ~ : 74- _ I \ I 1 r I I I !33 : 132 I~~Z IOtf.i'(f pel, 8 pel B E1 . it. li 50 .. "l '" '" ! ~D rt 60 ..~"! "! ~ ~.c___~5~. _ -;: , - 157 P1N W lis: ~ 1~S~~ 11 10 .1l. 100.15 loo,'~ ;I J.' .', ' -.' 0..' . \ /v~'tj f1P1JT5 ~lif'/XJf"L, -t?:rr. Sb 'f"O"O f s, i -e ~\ ~ Stile;> P.M. 428-M-3 , , 5(~tbaii){6~.1 W44 @ ~ -~~- \"s.)J ~ 1" "'" 1 00' LAWRENCE E. STONE - !\Sse CalasllQ mlJl ~r messmenl fXl'Po~ Cl1tPifed unl!--.t R. & 1. Code, S~ Effvc\fvI! Roll Y",r 2001-m<J2 .' ::f(~ " .~ BARRIE D. COA. _ and ASSOCIATES Horti cutural Consultants 23535 Summit Road Los Gatos, CA 95033 4081353-1052 A REVIEW OF THE TREES AT THE LANDS OF HSUIHAN 21871 DOLORES AVENUE CUPERTINO Prepared at the request of: Piu Ghosh City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 Prepared by: Barrie D. Coate Consulting Arborist October 2nd, 2006 Job# 10-06-204 / RECETVED ncr , 1 zaos !3Y:~ . ". =.J HSUIHAN PROPERTY, 21S.,. .JOLORES AVENUE CUPERTINO Assignment On October 200,2006, I met Mrs. Sue Han at the property to prepare an analysis of the trees on the property. The plan used for this analysis is by Westfall Engineers, Inc., titled 'Tentative Map; Lands ofHsu and Han' dated September 2006. At this time we do not have the plans that show the proposed new structures so it is not possible to provide specific recommendations for tree preservation during construction, but the enclosed notes titled "Tree Protection Before, During, and After Construction" should be used as guidelines for tree protection. It will be necessary to install fences to protect at least the two Deodara Cedar trees before any demolition or construction activity begins, The suggested fence locations are drawn into the map I was provided. If those recommended fence locations conflict with proposed construction we should review the construction plans with tree preservation detail in mind. Summary The site has 4 trees on it of a size large enough to be controlled by City Ordinance. The most important ones are two Deodar Cedars (Cedrus deodara) which are near the south side near the front of the property. The majority of the other trees are ofless important species such as Black Locust (Robinia pseudoacacia). There is one Coast Redwood (Sequoia sempervirens) in rather poor condition along the east property line. The Deodara Cedar trees have been severely pruned and over thinned causing them to be very stubbed looking at this point and being of much lesser value than they might have been otherwise. These trees (#1 and # 2) are both healthy but have been damaged by the severe stub- cutting of each of the limbs. It will be necessary over a period of time to re-prune these trees as they respond to the severe pruning they received ,. PREPARED BY BARRIE D. COATE, CONSULTING ARBORIST OCTOBER 2ND, 2006 HSU/HANPROPERTY, 21b.. DOLORES AVENUE CUPERTINO 2 Conclusion There are nine trees on the property and one on the adjacent property to the west in this survey. Of these, only the two Deodara Cedars, one Coast Redwood are significant trees. The three Black Locusts species are brittle and the specimens are poorly formed and of little importance. The rest of the trees are smaller than the size commonly covered by City regulations but are included in this report because they were shown on the plan provided. Respectfully submitted, ~,!)~ Barrie D. Coate BDC/phlg Enclosures: Assumptions & Limiting Conditions Tree Protection Notes Photographs . Map PREPARED BY BARRIE D. COATE, CONSULTING ARBORlST OCTOBER iND, 2006 BARRIE D. COATE. and ASSOCIATES Horticutural Consultants 23535 Summit Road Los Gatos. CA 95033 408/353-1052 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 c~aracter 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. T~e 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. 5. 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. 1 D.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. dfuhJUe ~ ~ Barrie D. Coate ISA Certified Arborist Horticultural Consultant BARRIE D. CuATE AND ASSOCIATES Horticultural Consultants (408) 353-1052 FaK (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 TREE PROTECTION BEFORE, DURING, AND AFTER CONSTRUCTION These are general recommendations And may be superseded by site-specific instructions BEFORE Plan location oftrenching to avoid all possible cuts beneath tree canopies. This includes trenches for utilities, irrigation lines, cable TV and roof drains. Plan construction period fence locations which will prevent equipment travel or material storage beneath tree canopies. Install fences before any construction related equipment is allowed on site. This includes pickup trucks. Inform subcontractors in writing that they must read this document. Require return of signed copies to demonstrate that they have read the document. Prune any tree parts, which conflict with construction between August and January. Except for pines which may be pruned between October-January. Only an ISA certified arborist, using ISA pruning instructions may be used for his work. If limbs are in conflict with the construction equipment before the certified arborist is on-site, carpenters may cut off offending parts of 6" diameter or less, leaving an 18" long stub, which should be re-cut later by the arborist. Under no Circumstances may any party remove more than 30% of a trees foliage, or prune so that an unbalanced canopy is created. DURING Avoid use of any wheeled equipment beneath tree canopies. Maintain fences at original location in vertical, undamaged condition until all contractors and subcontractors, including painters are gone. Clear root collars ofretained trees enough to leave 5-6 buttress roots bases visible at 12" from the trunk. Irrigate trees adjacent to construction activity during hot months (June-October). Apply 10 gallons of water per 1" of trunk diameter (measured at 4 W) once per 2 week period by soaker hose. Apply water at the dripline, or adjacent to construction not around the trunk. Apply mulch to make a 3" deep layer in all areas beneath tree canopies and inside fences. Any organic material which is non toxic may be used. AFTER Irrigate monthly with 10 gallons of water per 1" of trunk diameter with a soaker hose, placed just inside the drip line. Continue until 8" ofrain has fallen. . Avoid cutting irrigation trenches beneath tree canopies. A void rototilling beneath tree canopies since that will destroy the small surface roots which absorb water. Avoid installation of turf or other frequently irrigated plants beneath tree canopies. 31 I I ~ \jj ~ ~I ~ ~ : u. ~ ~ 0 ~ ~ (1)1 i ~ i? ltl ~ S2 ~ 0 ~ ~ ~I Ii .... ,~(/) s: '< 0 ttJQ.~'-; Q 1 I @ I i?1 ~ ~ I ~ ~. ~ 0 ~ ~ 0 I ~ ~ I ~ I ~- 0::: 0:::' ~ ..:1 0 Z z, ::I, :< w z ~ I ~ ~I ~ ~ ~ ~I" iil ~ ~ ti'll! ~ 81 ~ ~ ~ ~ ~I ~II ~ :J: :J: ::e ~ 8: ~I ~ ~ R: '< CD t}j ~ 91 bl fiJ 0 0:: t:: t::i 8 trree # n ~ ~ ~ :J: (I) :J: (I) B' e ~ ~ Z is ~ ~; ~ ~ ~ a a I ~ I --L4~~9-<!~~---___ 20 40 39 1 3' 4 i -il'--- -r-. . ~l p Cedrus Deodars 1 , I, I I 2 lDeodaraCedar 241j 1 145135 113 41 1 ! I I JI .' I.j I piT I --- ----------------- ----r- ---,"---lT~1 -- -.....1'"--- _..J.- ---'-~- -- - -"'---f..! T ....~- --t--"- CedrusDeodara , ! I I I I' i I I I i I 3 ,~t3J!I_Ck b9..C1~t__________ J~-+-~--+25t I, 20 4?- -'tt---- -1-J-i---,..-. r---l-- -LL-t-J R ! _ i I Robinia pseudoacacia I I 1 I, 1 I II! I I ! I I 4 LBlack Locust 111 1 Il ; 25! 30 2 I 3 I 5 i i I I I I I i I i R 'L I I ---rRObinla-;eud;;acaci;----- -TT-i -rt--- ~ ~1--i-- -j- r-t-r--L..-T I --r--T--- -- ---t- 5 'Coast Redwood 171 I I 130t!15 1 2i! 3 I I I I '. . I P I I ; -_L___________ ~1--r. - - t--- --- --t-- --t-. ~--~-~- --t -=;-- -1---- ---t-- Sequoia sempervlrens I I I I I I I I , I I I I i ".t-.illL I 'LlI '! I.' t J. 6 Incense Cedar 8 I ,10 8 1 1 2 I 1 I . , ---4------------------- ,-- , -.;;;.. ,-4-r- -'I ' -1 -T-' -+-- .--t-"-;---- - - ~ --;- Calocedrus decurrens I I -1 I Iii I I I I ___LI~ot T!.~._.__..._..__,_ -4~-~U-f.1~ ~..L~-~~-f- ---!--!.-~--r_ --+- --~- --H-~ --~, --11- Prunus anneniaea I i I I i I i I i I Ii!' i 8 1,~!.TreL___________ 9! I LJ.15tj~ ~111-~~-i.~-- ~L__LTT--L- ii, --' Fro~ama~ Brachychiton populneus I I, ; ! I i I I 9 IBla.ck ~~~______________ E ..i ..!!Jt-- 30 ~ 20 _~!. _~ ltl_ ._. ,_ _~___~__ ~-il- -!.j.--!-t--i-R __+- Robinia pseudoacacia i i I Iii i I ; i I I _tQ.Jt3..Qttle I.~_______________ .2.+-r--~-4~l-JL 1-~..?_L:tL_ -L-+__L~__+. ---t- ---rl ~-+..L-+-- ~ i Brachychiton populneus I I I I I I I I r I ! ; " ,I I I I I MEASUREMENTS CONDITION DISPOSITION BARRIE D. COATE ind ASSOCIATES (41113S3-1l!i2 23535 SIInl. 1M GillS,C'A ,. The Lands of Hsu/Han 21871 Dolores Avenue Cupertino · CD W/IS = CODOMINANT LEADERS WITH INCLUDED BARK ** RECOMMENDED + P = PRESERVE; T=TRANSPLANT; R=REMOVE '" 10-06-204l0ctober 2nd. 2006 NOTES ~ w - ~ I 151 I m I ;~I 1 = Best. 5 + Worst HSUIHAN PROPERTY. 21871 DOLORES AVENUE CUPERTINO ;.'d. , .. ::]:>~ .'"I"t. ..--1 :. '~ -- .. ~ ' ... ~~ ~4'to.;. ~ l""'...._~.... ..... 2. Trees #1 & #2. ~ PREPARED BY BARRIE D. COATE, CONSULTING ARBORlST "'~ ' ., +- 1. Tree # 1. OCTOBER 2ND, 2006 HSUIHAN PROPERTY. 21871 DOLORES AVENUE CUPERTINO ., ~ 3. Tree #3 (note dead branches). ';:'::;"'< : :.' ", ,L, ,:~ ' " ,~> ; i ~t~;~~~l :., ''-':t'>.- :;:~~ ..... ,~ ";'... ,.~~:.._.: 'j ,,".'. . . , I , , . "..;&:"~ ~.. ". . ~ ~ 4. Tree #5. -+ PREPARED BY BARRIE D. COATE, CONSULTING ARBORlST OCTOBER 2ND, 2006 HSUIHAN PROPERTY, 21871 DOLORES AVENUE CUPERTINO ~.."- .. +- 5. Tree #6. ~~'.~-~ .....'.1 . -~-. .'......... ""0" c' ... .' '" .. . ,'"'...., - . ~~-'"-- ! 6. Tree #7. 'f,~ . ~ .if'.~ . .~1~~~~ ~ . -----~ , ' '- PREPARED BY BARRIE D. COATE, CONSULTING ARBORIST OCTOBER 2ND, 2006 HSUIHAN PROPERTY. 21871 DOLORES AVENUE CUPERTINO .!...:'.:-.. .t:; ~: ' ' +- 7. A neighboring tree which should not be affected. ""- ,t" .. \'.1.:. ..' .,"" . ~! i J'I/ ts.'......'.~.t ~' 8. Tree # 8. ~ ~ ~,'" ,~,.~~. '~~~~:,.~.~. , .~,~,..,....,."." -... - "~..,,__~f _ PREPARED BY BARRIE D. COATE, CONSULTING ARBORIST OCTOBER 2ND, 2006 rlSUIHAN PROPERTY, 21871 DOLORES AVENUE CUPERTINO i 9. Cypress along neighbor's property line. PREPARED BY BARRIE D. COATE, CONSULTING ARBORlST OCTOBER 2ND, 2006 Gary Chao Cc: Subject: Tracy Hsu [tracy_hsu@yahoo.com] Thursday, August 09, 2007 10:59 AM Igiefer@sbcglobal.net; mmiller@interorealestate.com; dkaneda@ideasLcom; gwong212 @aol.com; Cary Chien Gary Chao; Suejane Han lot subdivision on 21871 Dolores Ave From: Sent: To: Dear Commissioner, I am writing you this email.for the lot subdivision on 21871 Dolores Ave., Cupertino. Most of you may still remember that our proposal was denied by the planning commission early this year. We appealed the council meeting. It was a 2-2 vote. Unfortunately we didn't realize that we could postpone the meeting, and we didn't give a chance to continue the discussion when one of members is absent. One of council members pointed out that usually the applicant is automatically granted to continue the discussion when one of council members is absent, but we didn't give this opportunity. We feel our case hasn't been treated fairly. After talked to neighbors and city staff, we resubmitted the application. The public hearing is scheduled on Aug. 14. There are two main concerns in last planning commission's public hearing. One concern is the 5-foot side setbacks variance. We have withdrew this variance. We will adhere the R1 Ordiance. The other concern 50-foot front width variance. We understand city tries to avoid variance. But if we look at the entire Monta Vista area, it clearly shows 50-foot front width lot dominates this area. The map shows 26 houses are flag lots, and 77 houses are substandard lot (front width is less than 60 feet). There are 56 out of 77 are 50-foot front width. Our proposal is following the pre-dominant pattern in the Monta Vista area. It's not creating a new pattern. Also the city's general policy is not to create flag lot unless there is no alternative. We fully agree this general policy. In the past several months, we spent a lot of time to talk and work with neighbors. There are 10 houses surrounding the property. We got 5 support, 3 neutral, and 2 against. We have more support than against. In the meantime, we worked with the 2 neighbors which are against the project. One of them, 21909 Dolores Ave., requests us to put 10-foot side setback next to his property. The owner explicitly told me that he is not going to against the project if we put 10-foot side setback next to his property. We have asked our project manager to add this one as a condition to lot subdivision. The other neighbor, 21901 Dolores Ave, is against the project. I visited this neighbor many times. Unfortunately the owner refused to talk to me. Please reconsider our case. I am sure you could make your judgement based on the above facts and owner's preference. Regards, -Tracy Hsu Boardwalk for $500? In 2007? Ha! Play Monopoly Here and Now (it's updated for today's economy) at Yahoo! Games. http://get.games.yahoo.com/proddesc?gamekey=monopolyherenow 1 May 1, 2007 Cupertino City Council Page 7 Sandoval/Lowenthal moved and seconded tp t"'h~~ ;t8. -14. Iftt: mOTIon Carneal unanimou~ lv 15. Consider a Petition for Reconsideration of the City Council's decision to deny a Tentative Map to subdivide a .46-acre parcel into two parcels of 9,685 square feet and 9,686 square feet, respectively, and to deny a variance to allow a 50-foot lot width, instead of the required 60-foot width, for two proposed parcels, Application Nos. EXC-2006-14, TM- 2006-12, V-2007-01, Jitka Cymbal (Westfall Engineers), 21871" Dolores Avenue, APN 357-14-026. The petitioners are Tracy Hsu and Suejane Hail.. Adopt a resolution to either: a) Deny the rehearing, Resolution No. 07-075; or b) Grant the rehearing, Resolution No. 07-076; or c) Approve the application if rehearing is granted, Resolution No. 07-077 Jitka Cymbal, representing the petitioners, commented on the previous discussion concerning flag lots and side-by-side lots and stated that side-by-side lots were more prevalent in the neighborhood than flag lots. She also noted that there were only three lots in the neighborhood that were of a similar size with similar development opportunities. Cindy Hsu and Rachel Chang stated their support of side-by-side lots. J e1.i.nifer Griffin stated her support in this case of a flag lot rather than the creation of two substandard vvidth lots, potentially 30 feet wide and 125 feet long with minimal side . setbacks. If side-by-side homes were approved she recommended the house sizes be constrained. Suejane Han and Tracy Hsu, co-owners of the parcel, commented that a majority of the adjacent neighbors were in favor of side-by-side homes for this subdivision. They further noted that most of the lots in tIns neighborhood were narrow and their design plans included protection of the trees on tIle property. Council discussed the request before them and the City Attorney's report on !lle fl11dings required for reconsideration. The basic question was wl1etIler or not any new evidence had been presented at tIns meeting. Mahoney/Kwok moved and seconded to adopt Resolution No. 07-075, to deny the rehearing. The motion carried 3-2, with Sandoval and Lowenthal voting no; 16. Consider adopting a resolution upholding the City Manager's desi anng . Officer's decision to deny an a eal b J a Kamdar roe issuance of. a Revocable Encroachment Permit by the Direc IC Works for the installation of a , esolution No. 07-078. stributed an email dated April 26 from Jay Kamdar withdrawing ills May 1, 2007 Cupertino City Council Page 8 During Postponements, Kwok/Mahoney moved and seconded to (1) Table this item, since the appellant had withdrawn his appeal; and (1) Direct staff to place an item on the May 10 Council work session to discuss policies and procedures regarding the appeal of administrative decisions. The motion carried unanimously. u,...., < ORDINANCES 17. Conduct the second reading: of Ordinance No', 07-2000: "An Ordinance of the Cupertino City Council Amending Chapter 19.28.050 of the Municipal Code, Single Family Residential. Zones (Rl) Regarding Buildings Proposed on Properties with an Average Slope Equal to ,or Greater than Fifteen Percent, Application No. MCA-2006-01." (Continued from April'17), Patrick Kwok stated for the record that although he was not at the meeting when this was last discussed, he did read the staff report and ,watch the videotape of the meeting. Community Development Director Steve Piasecki noted that at their April 17 meeting CoUncil had continued this item to allow the neighbors to reach some agreement on the Rl hillside zoning issue. Piasecki said that staff had not had the opportunity to fully review their suggestions, but he lllghlighted them and their possible ramifications. Mark Santoro (speaking also for Suzette Pangrle, Sherry Fang, aild Frank Sun) stated that a lot of information had been received from, the neighbors, and the consensus was that they did not want to be separated from the rest 6fthe city; they wanted the issue resolved tonight; they did not want spot zoning; they did not want the matter to go back to the Planning Commission; they wanted to stay RI; and they believed there was confusion regarding the 10% line. They were requesting that Section 19.28.050, Section CI and C2 of the RI ordinance be removed and replaced with the following: The following rules apply to buildings whose slope within the footprint of the proposed building are over 15%: 1) allowable floor area be reduced by 1 % for each percentage of slope over 15% within the building footprint. The maximum floor area reduction shall be 50%. and 2) in order to reduce the footprint of buildings on hillsides the size of the second floor of atwo story building may exceed the 45% RI limit however it sha1lnot exceed 100% of the first floor. Mr. Santoro concluded that the recommendation of the north side (including some members of the south side) was to remove Section 19.28.-050, Sections Cl and C2 from theRI Ordinance. However, they were willing to accept the south side's proposal. James Seay noted that their home was built in 1979 and he currently wanted to do a remodel which would include an elevator. He would be negatively impacted by this ~""~Q.q:linance. ' Bob Rodert questioned what the problem was with the current ordinances. He could not support changes that were not directed at solving specific community-wide problems. He recommended maintaining the current ordinances. -,. February 20,2007 Cupertino City Council Page 3 the Superior Court website to obtain applications and receive further information can be fo on the Cupertino website at www.cupertino.org. Sandoval/Mahoney moved and secon to continue this item to March 6. Ayes: Kwok, Mahoney, Sandoval, and Wang. No . None. Absent: Richard Lowenthal. ort for the year ending June 30, 2006. CONSENT CALENDAR SandovaUKwok moved and seconded to approve the items on the Consent recolllillended, with the exception of item No.8, which was pulled for discussi Mahoney, Sandoval, and Wang. Noes: None. Absent:. Richard Lowenthal. 5. . Approve the minutes from the February 6 City Council meeting. 6. Adopt resolutions accepting Accounts Pavab1e for January , February 2, and February 9, Resolution Nos. 07-030 to 07-032. 7. Adopt a resolution accepting Payroll for February 9, ITEMS REMOVED FROM THE CONSENT CAL 8. PUBLIC HEARINGS 9. C011sider approving a bin 0 ennit renewal :fi.'om De Anza Force Soccer. (Continued from February 6). Kwok/Mallon moved and seconded to approve the bingo pennit renewal for DeAnza The motion carried unanimously with Lowenthal absent. as opened at 7:16 p.m. There were no speakers and the public 7:18 p.m. The public hearing hearing was close 10. an appeal of the Planning Commission's decision to modify the use pennit for offee to allow' an opening time of 5:30 a.m., Applkation No. M-2006-07, Laura Th as (peet's Coffee), 20807 Stevens Creek -Blvd., APN 326-32-051. The appellant is uncil member Richard Lowenthal. Under postponements, this item was continued to March 6 as requested by the applicant. 11. Consider an appeal cif the Planning Commission's decision to deny an exception to allow a 5-foot side yard setback, to deny a Tentative Map to subdivide a .46-acre parcel into two parcels of 9,685 square feet and 9,686 square feet, respectively, and. to deny a variance to allow a 50-foot lot width, instead of the required 60-foot width, for two proposed parcels, Application Nos. EXC-.2006-14, TM-2006-12, V-2007-01, Jitka Febmary 20, 2007 Cupertino City Council . Page 4 .. Cyinbal (Westfall Engineers), 21871 Dolores Avenue, APN 357-14-026. The appellant is Jitka Cymbal. Director of Community Development Steve Piasecki noted that the applicant had withdrawn the appeal for the exception portion of the application, EXC-2006-14. Applicant Jitka Cymbal reviewed the project. The public hearing was opened at 7:50 p.m. Jolllmy Wang said he was concerned about the loss of privacy with a flag lot due to the many windows that would face his house from the side. Rhoda Fry said that she was not in favor of variances and was concerned about the drainage issue. She said. that the lots should be compared to others on the street for . compatibility, rather than the overall neighborhood, and she did not think side-by-side lots would be compatible in this case. She said she would like to see some big trees planted in Monta Vista. Jemufer Griffin said she is .familiar with the problems of small lots, noting that she can hear her neighbor's conversations from her window. She said she was concerned about creating two substandard lots and that homes built side by side would look like mobile homes. She thought flag lots were a better idea in tIus situation, and she also urged Council to preserve the trees. Victoria Gomez said she lives across tile street from the property in question. She noted that the applicant had' already built two houses elsewhere and that they are beautiful. She said she would like to see diversity in tile neighborhood and urged Council to uphold the appeal to build the houses side by side, Cindy Hsu, owner, said that Cupertino is the only city where she has seen flag lots. She said they are not safe because fire department vehicles have difficulty reaching the houses. She asked Council to uphold the appeal. Tracy Hsu, owner, said she was told by CitY staff to avoid flag lots. She noted that the Planning Commission failed to give clear guidelines tq City staff and to the applicant, and that the City should stay with it~ policy of avoiding flag lots. Suejane Han distributed a petition in support of upholding the appeal. She said she counted 76 side-by-side houses vs. 26 flag lots in the Monta Vista area. She believed that that side-by-side lots are safer, and building flag lots is an old practice. r The public hearing was closed at 8:12 p.m. February 20,2007 Cupertino City Council Page 5 Mahoney/Sandoval moved and seconded to continue the item to March 20 and to have the applicant bring back plans of what the lot would look like as a side by side. The motion failed with Patrick Kwok and Kris Wang voting no, Orrin Mahoney and Dolly Sandoval voting yes, and Richard Lowenthal ~bsent. Malloney/Sandova1moved and seconded to uphold the appeal and grant the variance. The motion failed with Patrick Kwok and Kris Wang voting no, Orrin Mahoney and Dolly Sandoval voting yes, and Richard Lowenthal absent. The appeal is denied and the P1anning'Collunission decision is upheld. UNFINISHED BUSINESS 12. Consider a Community Development Director's referral of' a minor m approve the final front plaza design and gateway feature. for Oak Park a e along N. De Anza Boulevard required by a previously approved use pennit iCation (U-2004- 09), Application No. DIR-2007-06, Chuck Bommarito, 10745 e Anza Blvd, APN 326-10-064. Jellllifer Griffin said that the project looked nice on pap , ut the resulting housing is too high and too dense, and creates an oddly shaped ro ne along Highway 280. She urged Council to add lots of trees to the project and no that any artwork put there should be around 5-feet tall and have muted colors in ord 0 keep it looking like a wooded area. Sandoval/Kwok moved and seconded t approve the minor modification to the front plaza design and gateway feature. le motion carried unanimously with Richard Lowenthal absent. a) The evaluati of traffic safety issues ill the tri-school area including Monta Vista . a.y Middle, and Lincoln elementary schools Council recessed from 8:55 p.m. to 9: 13. Receive staffrecOlllillen b) Defer scussion of the reopening the Scenic Circle gate into Blackberry Fann as a te item Rhod ry said that the City should put money into pedestrian safety, especially in the Mo a Vista area. avid Greenstein talked about traffic around the schools and said the best ~olution is to get parent participation and to educate the public about using altemative transportation to get their children to and from school. February 20, 2007 Cupertino City Council Page 6 Joe Walton, member of Bicycle Pedestrian Commission, suggested that the gate access into Monta Vista High School be opened so that bikes could be ridden through and to provide better bicycle parking at the schooL He also suggested a car pool website that parents could utilize. He noted that the commission wanted to work with the Public Works staff further on these issues and encouraged Council to do what it could to help alleviate traffic congestion around the schools. Nonn Donovan said that the Scenic Circle gate should be opened to allow bicycle and pedestrian access to school. Jennifer Griffin and Louise Levy both said that they would like to see school buses as a i.: solution. . Robert Levy noted that the City has no control over the busing issue since the school districts gave them up, but encouraged the City to use its surplus dollars to help WIth traffic congestion. Council discussed having Council member Sandoval continue to work with the neighborhood, schools, and the Valley Transportation Authority (VTA), and to have Mayor Wang go to Sacramento to look into a grant. The Council also discussed having the Bicycle Pedestrian and Public Safety Commissions continue to work with staff on the traffic issue regarding safer routes to school. Mahoney/Kwok moved' and seconded to' accept. staff's recommendations and to iricorporate the discussion of the tri-school area traffic safety issues into the work program. NEW BUSINESS 14. Review and adopt the 2007-08 City Council work program. (Continued from Febmary 6). Kwok/Mahoney moved and seconded to adopt the 2007-08 work program with the following amendments. The motion carried unanimously: · On page 1, delete items 1 and 2 (Dynasty Restaurant and Alexander's Steakhouse) in the Completed section under Status, and strike the comments regarding the 137 Valleo condominiums adding instead, "awaiting application from Valleo" · On page 2, delete the HP Site under Project Goal, Status, and Comments · On page 2, change the Capital Improvements and Plans from number 1 tqnumber 2, and strike the comments for the Mary Avenue Pedestrian Footbridge "',~ · On page 2, add some interim dates under the Status section regarding the Stevens Creek Corridor Park, and strike the comments regarding issues to be resolved for Phase II adding instead, "Resolve issues and begin the grant application process for phase II" EXISTING [:=J . o o . o @ a: @ ~ -G -(i-- -IJ-I,I- o < o lr z < ~ ~ UJ ~ () () ~ I > I > I I ! I II > I I ___ II I ! I --- I I> I y.::: ., i! rl i ! I i . i i ~, ==~= I I ""',1 /f' ~ I I -55- II :> rl',-~ '~ _ SD 345. 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BULDING MONUMENT CURB INLET AREA DRAIN POLE SANIT ARY SEVER MANHOLE STORM DRAIN MANHllLE FIRE HYDRANT \.lATER VALVE STREET UGHT CLEANOUT BOUNDARY LOT LINE CENTERLINE LIMIT OF EASEMENT ------ CURB CURB AND GUTTER EDGE OF PAVEMENT CONTOUR FENCE FLOII LINE SANIT ARY SEilER STORM DRAIN ELECTRICAL GAS IIATER . . @ -= ~ . IMPERIAL A VENUE VICINITY MAP NIl I BY I DATE REVISION :> ..... I Ownc:r ad Subdnider: TI"8C)' Hsu 8Dd SDej-.e HIIlI 21111 doknsAvenoe CupatiDo, CA 950)4 Tel. 464.5030 SCALE Eqmeet: WestfaJ1 Enciocers. Jac. 1~SI3Bi&BasiDWII}' s.at0l.. CA 9S070 Tel. 167-0244 Fax. 867.-626J i EX. HOUSE I L___________.-J Notes: Si&e aea 0."6 ac::ns iBui1diaa ~ (cristiD&) 'Existms use . residential =~~~:oo IPrnposed ZODiuI-R-1-7~OO IGcac:raI pia designation - residential. i UHOOK I L__________~ CHEN WANG J FUNG r- , , IiOO'OO'OO"E_11]3.1f' _ Qi.OCCDAI< ~ 'a~ 1----1 i I I EX. 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HOUSE "" ~'.c. is.. 9< -< , -' 2 9.666 sq. ft. ~I -------':-- ./ --"":~:(. -------- .3&'3.11' '" v. ; 1~--13"':;. 42 i I I ! r I I I I I '"'<,_ _ _ __ ...J36' 30 .~., I L_ _ ... .'Y' --- 0", R'fjoO'OO'OO"E 193.42' -~ ~." "'E~?~ ~Os =. ~ '-;, I' I I J,12 .2 1 '" '" I v. '" 1 EX. HOUSE RADHAKRISHNA PARSAY .3E-2.99 r.------------l I :> I '" '" '" v. '" '" BY I DATE DATE, NOVEMBER 2006 SCAlEI HDR. 1. = 1 O' VERT. DES J GNED, JC CHECKED! KC PROJ. ENGR' JC 4 JOB NO. 2006-133 TENTATIVE LANDS OF HSU MAP AND WESTFALL ENGINEERS} INC. HAN SHEET I or2 BY' KAREL CYMBAL, RCE 34534 DATE, 14593 BIG BASIN WAY, ;ARATDGA, CA 95070 (408)867-0244 21871 DOLORES AVENUE, CUPERTINO V -2007 -03 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6482 (DENIAL) OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO DENYING A VARIANCE TO ALLOW LOT WIDTHS OF APPROXIMA TEL Y 50 FEET INSTEAD OF 60 FEET FOR A PROPOSED TWO-PARCEL SUBDIVISION ON 21871 DOLORES AVENUE, AS REQUIRED BY CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino has received an application for a Variance, 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 at least one Public Hearing on this matter; and WHEREAS, the applicant has not meet the burden of proof required to support the application, and has not satisfied the following criteria: 1) That there are extraordinary or exceptional circumstances or conditions applicable to the property involved that do not apply generally to properties in the same district. 2) That granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant, and to prevent unreasonable property loss or unnecessary hardship. 3) That granting the Variance will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, and general welfare, or convenience, and to secure the purpose of the title. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, testimony, exhibits and other evidence submitted in this matter, the application for Variance is hereby denied by the Planning Commission of the City of Cupertino; and BE IT FURTHER RESOLVED: That the sub conclusions upon which the findings specified in this Resolution are based are contained in the public hearing record concerning Application V-2007-03, as set forth in the Minutes of the Planning Commission Meeting of August 28, 2007, and are incorporated by reference as though fully set forth herein. Resolution No. 6482 Page -2- V-2007-03 August 28, 2007 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: v - 2007 -03 Tracy Hsu 21871 Dolores Avenue SECTION III: CONDITIONS OF APPROVAL 1. APPROVED EXHIBITS The recommendation of denial is based on the Plan Set titled, "Tentative Map, Lands of Hsu and Han, 21871 Dolores Avenue, Cupertino, California", received November 15,2006, except as may be amended by the Conditions contained in this Resolution. 2. SIDEY ARD SETBACK The minimum ground floor side yard setbacks along the westerly and easterly property line shall be 10 feet. 3. DESIGN REVIEW The design review shall be approved by the City prior to the final recordation of the map in order to ensure that the homes are designed consistently with the surrounding homes. PASSED AND DENIED this 28th day of August 2007, 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: Chairperson Giefer, Miller, Wong, Kaneda COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: none ATTEST: APPROVED: I s I Steve Piasecki Steve Piasecki Director of Community Development Is/Lisa Giefer Lisa Geifer, Chair Cupertino Planning Commission G:\Planning\PDREPORT\RES\2007\V -2007 -03 denial res.doc TM-2007-03 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6483 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A TENTATIVE MAP TO SUBDIVIDE A.46 ACRE LOT INTO TWO LOTS (ONE FLAG AND ONE CONVENTIONAL) IN A Rl-7.5 ZONING DISTRICT, AT 21871 DOLORES AVENUE 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 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-2007-03 as set forth in the Minutes of the Planning Commission Meeting of August 28, 2007, and are incorporated by reference as though fully set forth herein. Resolution No. 6483 Page 2 TM - 2007 -03 August 28, 2007 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: TM-2007 -03 Tracy Hsu 21871 Dolores Avenue SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The recommendation of approval is based on the plan set presented at the Planning Commission meeting, except as may be amended by the Conditions contained in this Resolution. The plans shall be revised and approved by the Community Development Director prior to recordation of final map from the side by side design to a flag lot subdivision design based on the Planning Commission approvaL 2. TREE PRESERVATION All existing trees must be retained to the maximum extent possible. The applicant must work with the Director of Community Development to make the final decision on the retention of these trees at the design review stage. Revised landscaping plan shall be reviewed and approved by the Director prior to issuance of building permits. 3. COVENANT The two Cedar (#1 & #2) trees shall be preserved as part of this approval and that one 36 inch box Redwood be planted to replace the removed redwood (#5). Prior to issuance of building permits, the applicant is required to record a covenant on the property that ensures the preservation and maintenance of the new replacement trees and any trees that are required to be preserved as part of this approvaL 4. VISUAL IMPACT The applicant shall make every effort to work with staff at the R1 Design Review Approval Process to minimize any negative visual or building interface impacts to the adjacent neighbors. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT. 5. STREET WIDENING Street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 6. 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. 7. STREET LIGHTING INSTALLATION 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. Resolution No. 6483 Page 3 TM-2007-03 August 28, 2007 8. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire as needed. 9. 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. 10. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. 11. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City as needed. 12. 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. 13. 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: $2,194.00 minimum b. Grading Permit: $ 5% of Off-Site Improvement Cost or c. Development Maintenance Deposit: d. Storm Drainage Fee: e. Power Cost: N / A f. Map Checking Fees: g. Park Fees: h. Street Tree $ 6% of Site Improvement Cost or $2,060.00 minimum $ 2,000.00 $ 593.40 $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. Resolution No. 6483 Page 4 TM-2007-03 August 28, 2007 -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. 14. TRANSFORMERS 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. 15. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP) REQUIREMENTS a. Permanent Stormwater Quality BMPs Required In accordance with chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the City Code, all development and redevelopment projects shall include permanent BMPs in order to reduce the water quality impacts of stormwater runoff from the entire site for the life of the project. b. Stormwater Management Plan Required The applicant shall submit a Stormwater Management Plan for this project. The permanent storm water quality best management practices (BMPs) included in this plan shall be selected and designed in accordance with chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the City Code. c. BMP Agreements The applicant and the City shall enter into a recorded agreement and covenant running with the land for perpetual BMP maintenance by the property owners(s). In addition, the owner(s) and the City shall enter into a recorded easement agreement and covenant running with the land allowing City access at the site for BMP inspection. d. Hydromodification Plan (HMP) Required The applicant must provide a comprehensive plan to control any combination of on- site, off-site and in-stream control measures incorporated into specific redevelopment projects in order to reduce stormwater runoff so as to not increase the erosion potential of the receiving watercourse over the pre-project condition. 16. MAINTENANCE AGREEMENT The applicant will be required to maintain all items, which are non-standard within the City's right of way. The applicant and the City must enter into a recorded agreement for this aforementioned work. 17. 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 Resolution No. 6483 Page 5 TM-2007-03 August 28, 2007 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. 18. 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 Is/Ralph Oualls Ralph Qualls, Director of Public Works City Engineer CA License 22046 PASSED AND ADOPTED this 28th day of August 2007, 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: Chairperson Giefer, Miller, Wong, Kaneda COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: none ATTEST: APPROVED: Is/Steve Piasecki Steve Piasecki, Director Community Development Department / s/Lisa Giefer Lisa Giefer, Chairperson Planning Commission CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: DIR-2007-27 Applicant: Gregg Bunker Owner: Gregg Bunker Location: 1357 South De Anza Boulevard Agenda Date: August 28, 2007 Application Summary: Director's Referral of a Minor Modification to a Use Permit (U-2003-03) to phase an approved mixed-use development (Wolf Camera) RECOMMENDATION: Staff recommends that the Planning Commission approve: 1. The Minor Modification, DIR-2007-27, in accordance with the model resolution, Environmental Assessment: Categorically Exempt BACKGROUND: On July 14, 2003, the Planning Commission approved a use permit (U-2003-03) to construct six residential condominiums and add 1,825 square feet to an existing retail building (Wolf Camera - see attached approved plan set). The condominium portion of the project is currently under construction, and the applicant requests postponing the expansion of the retail building until the condominium units are sold. Based on the original approval, the construction of the retail component is required before occupancy of the condominium units', DISCUSSION: Phasing The applicant, Gregg Bunker, proposes modifying the original approval by building the retail expansion later, so that there would be sufficient funding from the condominium sales to apply to the construction of the retail expansion. The City has not approved many phased projects, because different elements of projects are usually interrelated. Upgrading the retail building and providing screening and transitioning for the residential units were perceived benefits of this project. In addition, surrounding property owners expressed concerns about on-going construction activities. The Proposed Project Schedule The applicant is requesting an additional year to sell the condominium units and one more year to start the retail project after all of the condominium units are sold, It is unclear what would happen to the retail project if the condominiums were not completely sold in a year. Given the current construction status, this could mean that the retail project may not begin until approximately three years from now. Applications: DIR-2007-27 Wolf Camera Mixed-Use August 28, 2007 Staff recommends that the Planning Commission consider a shorter phasing schedule and a back-up plan if the retail expansion does not occur, as described below: .:. The retail project shall commence within in a year from the final occupancy approval of the condominium units. In addition, the applicant shall submit a performance bond in the amount of $100,000, naming the City as beneficiary, prior to the final occupancy approval of the condominium units. The bond will ensure that the applicant carries out the retail project or that there will be enhancements performed on the existing retail building as determined by the Director of Community Development (including but not limited to improvements on the exterior painting, architectural features and additional landscaping to help buffer the condo project from De Anza Blvd.). Street Tree Removal One of the conditions of approval for the project (DIR-2005-03) required for the preservation and protection of a mature ash tree (#15) along the Wildflower Way project frontage. This was a large ash tree, and it served as one of the gateway trees for the residential neighborhood to the west. However, Public Works Service Center staff recently removed tree #15 along with a similar ash tree across the street on Wildflower Way. According to Public Works Department, these two trees had caused continual damage to the adjacent sidewalk, which had to be replaced repeatedly.over the last several years. The Service Center staff performed the tree removal, unaware of the condition placed on Mr. Bunker's development. Public Works Department will replace the removed trees; however, they prefer that the replacement be from the City's approved street tree list, and not an ash tree. Public Works staff will be evaluating the curb and sidewalk alignment in a manner that will provide sufficient room to plant larger replacement trees and at the same time minimize future sidewalk damage. In order to better coordinate ongoing City tree and street maintenance with private development permit conditions and avoid future inadvertent removals, Public Works Department recommends that a standard procedure be instituted for that purpose. Each time such a tree preservation condition is approved, a notice of the condition shall be forwarded to the Public Works Service Center. The Community Development Department will also be working with Public Works Department to identify gateway locations where existing trees are significant element through out the City. 2 '-'"< Applications: DIR-2007-27 Wolf Camera Mixed-Use August 28, 2007 Enclosures: Model Resolution Memorandum from the Public Works Department dated August 21,2007. Previously approved plan set Submitted by: Gary Chao, Senior Planner ._..~ . Approved by: Steve Piasecki, Director of Community Development <;;~ ~~ r'~ _ 1 G:planningjpdreportjDIRj2007 jDIR-2007-27PC-2 L--"" u..J - 3 DIR-2007-27 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING DIRECTOR'S MINOR MODIFICA nON TO A USE PERMIT (U-2003-03) TO PHASE AN APPROVED MIXED-USE DEVELOPENT (WOLFE CAMERA) SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received a referral for Director's Minor Modification, 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; 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 Director's Minor Modification is hereby approved; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. DIR-2007- 27 as set forth in the Minutes of the Planning Commission Meeting of August 28, 2007, are incorporated by reference as though fully set forth herein. SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: DIR-2007-27 Greg Bunker 1375 S. De Anza Blvd Model Resolution August 28, 2007 Page 2 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on plan set titled: "Mixed Use Project, 1375 S De Anza Blvd, Cupertino CA 95014" consisting of thirteen sheets dated 5/21/03 labeled A-O to A-9, C-1, L-1 to L-2, except as may be amended by the conditions contained in this Resolution. 2. PHASING SCHEDULE The retail project shall commence within in a year from the final occupancy approval of the condominium units, In addition, the applicant shall submit a performance bond in the amount of $100,000, naming the City as beneficiary, prior to the final occupancy approval of the condominium units. The bond will ensure that the applicant carries out the retail project or that there will be enhancements performed on the existing retail building as determined by the Director of Community Development (including but not limited to improvements on the exterior painting, architectural features and additional landscaping to help buffer the condo project from De Anza Blvd;). 3. EXPIRATION OF APPROVAL This approval of the modification is effective August 28, 2007. The fourteen calendar day appeal period will expire on September 11, 2007. 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 28th day of August 2007, 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: Model Resolution August 28, 2007 Page 3 ATTEST: Steve Piasecki Director of Community Development F: \ PDREPORT\ RES \ 2007\ DIR-2007-27.doc APPROVED: Lisa Giefer, Chairperson Cupertino Planning Commission MEMORANDUM INTEROFFICE CORRESPONDENCE CUPERTINO DATE: August 21, 2007 TO: Gary Chao, Planning FROM: Glenn Goepfert, Public Works SUBJECT: Bunker Condominium Project, 1375 South De Anza Boulevard at Wildflower Way Public Works Service Center staff recently removed trees along Wildflower Way that had caused sufficient continual damage to the adjacent sidewalk that the sidewalk had to be replaced repeatedly over the last several years. Staff performed the tree removal, unaware of the condition placed upon the Bunker development at 1375 South De Anza Boulevard at Wildflower Way to preserve certain trees along Wildflower Way, including one of those that were removed. Public Works will replace the trees it removed that were to be preserved. The replacement trees will be species from the approved tree list, preferably other than ash, and of appropriate size. We recommend that the sidewalk in the vicinity of the replacement trees be placed in a manner that will give the replacement trees the greatest clear area around the trunks. In order to better coordinate ongoing City tree and street maintenance with private development permit conditions calling for preservation of trees in City right of way, Public VI orks recommends that a standard procedure be instituted for that purpose. Each time such a tree preservation condition is approved, a notice of the condition shall be forwarded to the Public Works Service Center. We also recommend that the Community Development Department identify to the Service Center recognized gateway locations where existing trees are a significant element. DIR-2007-27 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6484 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING DIRECTOR'S MINOR MODIFICATION TO A USE PERMIT (U-2003-03) TO PHASE AN APPROVED MIXED-USE DEVELOPENT (WOLFE CAMERA) SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received a referral for Director's Minor Modification, 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; 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 Director's Minor Modification is hereby approved; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. DIR-2007-27 as set forth in the Minutes of the Planning Commission Meeting of August 28, 2007, are incorporated by reference as though fully set forth herein. SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: DIR-2007-27 Greg Bunker 1375 S. De Anza Blvd SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on plan set titled: "Mixed Use Project, 1375 S De Anza Blvd, Cupertino CA 95014" consisting of thirteen sheets dated 5/21/03 labeled A-O to A-9, C-1, L-1 to L-2, except as may be amended by the conditions contained in this Resolution. Resolution No. 6484 August 28, 2007 Page 2 ---------------------------------------------------------------------------------------- ---------------------------------------------------------------------------------------- 2. PHASING SCHEDULE/ADDITIONAL ENHANCEMENTS The project shall be allowed to phase the project and occupy the condominiums prior to the commencement of the retail building provided that revised plans shall be submitted to the Design Review Committee for review and approval prior to issuance of final occupancy for the condominium building indicating the following: . Additional appropriate architectural features (Le., trellis, arbor or similar features) to screen and enhance the east elevation of the condominium building and the wing walls of the rear facing second floor balcony from the views of De Anza Blvd. . Additional landscaping trees and/or architectural features to help screen the north elevation of the wolf camera building and the north and east elevations of the condominium building. Including but not limited to up sizing (48 inch box and evergreen) the originally proposed landscaping trees along the north side of the condominium building. 3. EXPIRATION OF APPROVAL This approval of the modification is effective August 28, 2007. The ten calendar day appeal period will expire on September 28, 2007. 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 28th day of August 2007, 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: Chairperson Giefer, Miller, Kaneda, Wong COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: none ATTEST: APPROVED: Is/Steve Piasecki Steve Piasecki Director of Community Development Is/Lisa Giefer Lisa Giefer, Chairperson Cupertino Planning Commission F: \PDREPOR T\RES \2007\ DIR -2007 - 27.doc CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6486 (MINUTE ORDER) OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO REGARDING STREET TREES REPLANTING ALONG WILDFLOWER WAY IN FRONT OF THE WOLF CAMERA MIXED-USE PROJECT PROTECT DESCRIPTION Application No.: Applicant: Location: DIR-2007-27 Gregg Bunker 1375 S De Anza Blvd The Planning Commission requests that the Public Works Department replace the two (2) recently removed Ash trees along Wildflower Way with (minimum) 48" box Ash trees. 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UNITS ; ~. tErM GJ:05S: EX1S11NG TO fEIiWN , P'fOPOSEl>; -ia.p1d:I;JNr;.tE~. . \JNlEf t<ON 1dIm> USE : fEr AIL GrOSS,' . fESlOEI<11Al GfOS? ; TOT",": -41r. ,. ^~ING REQUIRED UNDEr MIXEO USE ; kET AD.. GROSS : --2m. REDUCTlON C22Jc20!.-4.4) fESIl>ENTW. GI:llSS ; TOTAl.: TOTAL f"^WNG SPACES ~~: .... PAWN<; STAU. 'IYl'E 5TI1NPN:D: COMI"M:f: HANDICAP: 5. fESlOElmAl. \JNITS tMIT ^ l'1.fST FlOOl<: SECOND Flam: : . TCTAI.. Ll<lTe FlltSi FLOOR. : SECO>D FlOor : LOFT ; TOTAL; tMITC FlRSi FLOOR: SECOII> MOl< ; LOFT; TOTAL: _ TOTAl. fESIOENTlAl.: ~=9.8~ SQ: FT. tt2! ~ 29.9'554 S&. FT. to.SS A.CJ . 6 CONDOMIfOLMS 6~~F1''- ....75 sa. ri.. 182f? SQ.er. 6WO;250-25 . -Sx 2~12 ~0:250"""'21 6, x.2.-12 55 54 1,512.62 SQ. FT. ~~.65 SQ FT. 2,6lI,27 sa, FT. 1.n0.57 Sa. FT. 1.098.65 sa. FT. 498;10511 FT:. 2,707B2 SQ FT. l.549.90 Sll. FT. 1.".94 sa. FT. _.55 sa. FT. 5.220.17 sa. FT. 16.~12'sa. fT. SHEI!T INtlEX 57 e. for Al. ~E5IPEN'1lAL ... ~ET AI. ~,12 SQ. FT. 1.. RES1PEN1IAL GIWSS DENSJTY ~ 1HTS I AC 1b. 'ltES1PENTW. NET DENSl'fY e'LINlTS IN:. e. FAA J:.ESJDE!m^L ~.10 \ fA~~ET.-.n. 2t65~ FAA .tESIDENTlAL + fET An; 16.15 ~ 9. TOTAL OUlLOING l6122.60. sa: FT. 55i>n LB1' COVErAGE '" PlIVEWAY1.OT ~70MSQ.:fT. 1t26\ COVErAGE . . l.AfoI)SCA~AREA 6890.50 Sa. FT. ~.04' f"AVING AkEA ~2.dO sa. FT. 1\.81' REClEATJDNPRlV^TE ~8&t1F"r:. 8.4~' ^RfA CP^TIO Hli9VEl ARCHlTE.CTURAL A-O SHEET IK?EX. ,,"OJECT PEs~ON. V1ctNJi'Y '"'^" . CONSUl~AW'I'~. S~CL.StLEG~. ~~~ ~ TAIlUlJITlONS. ANI? AIl0fEVJATli>ls ,~.:: 51TE.1'l.AN .... . '.' f'~I'1.AN&F~T~RfSUIl.D1NG1.. _, SECoND Fl.OOf 1lU)lllING 1. EX1STJNG ~lJIOING 2. . LOFT_BUlL.DlHG:1... '. ~DPOsEPRET~.-sr?ct.t:'t.IIPtlGZ . ROOF I't.AH IJtE) 5ECTlONS .~,. . A-2 A-5 A-4 A- 5 UNiT -^j Fl.QOl-Pl.AHS A-e lJHI.T-e-Fl..OO<<.PUNs' A-7 Ll<1T 'C" FlOor. PlANS, ^- & PROPOSED ~Ei'AI. SPACE A- 9 ELEVATJONS C-1 I)IUJtW;E 1"i.AN l-1 f'^R1W..I.ANDSCArE ~ l-2 PAATlAl. LAM'SWf I'l:AN ", ~....~'S-cJ-f;) . APPROVAL LA-;)o.~:)'3- 03 . . ..,...-...... 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",110 ~QZ (\.nl- Wr-It XlDr _IR~ X.-\) DATE: OS/21/ 03 SCALE: 114'.T-O" PRAWN IlV ; PL c:HECI:EP IV ; ARCHITECT ;TOM SLOAN ~OJECT NO : 102310 SHEET NO: ,6..-' j'f , i.. ,;. :j:.. . !. ~- . !"'i',; '.:;~! , . ; I' I'. i I I I I I i I I I I I I I ! I I I I I I l i'. ';','. . 1Nt>tG"TE!! ~OG"'TW MECH. UNIT!! 7 / D w-~__~ u...... ... .. .... ; i \. ./ 1U'.!~9M I B "'G L-- l ~- ,,~. "" ~ ,,~-1-' i "~OP'O!lIlCl 1 0.....,11 !lQ. I"T. QTAIL ......GIl ..... .'- l 111 "" .... \~ >- / '\ "''''.('"'.'\! t., f"\. /) - :lO.... 7-o? I., ~ 4\';".1 4~.~ U ':'."j_'~'t.:tM"~_-~~ pp.,.....I...... ""rr::""'J';:"ilj:~ IJ._'U} -07 ... .....a..t;..-~. \_..]"-,,.:, ,",.,,\1... 110'1 _~__ Ib..~~.;.~ ~..- -\-l.- I. -r- w- . -t+1- .rl :! ffilfflB '. .-~ ~J--I ~ ++l- I : . I I !T.dT ! 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DATE: o:s 121/ O~ SCI'ILE : ve- - T-O" DRAWN ~y : DL CHEc:r:.ED ~y : ARCHITECT :TOM SlOM !'ROJECT NO : 10237e SHEET NO: 1--:2 CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: RM-2007-14 Applicant: Reza Rafii Property Location: 10484 Byrne Avenue Agenda Date: August 28, 2007 APPLICATION SUMMARY: Consider an appeal of a Design Review Committee approval of a Minor Residential Permit for a second-story rear deck on a new 1,794 square foot residence. RECOMMENDATION: The Planning Commission has the following options: 1. Uphold the decision of the Design Review Committee; or 2. Uphold the appeal; or 3. Uphold the appeal with modifications. BACKGROUND: On June 21, 2007, the Design Review Committee approved a residential design review for a new, two-story 1,794 square foot residence located along the east side of Byrne Avenue close to the corner of Byrne Avenue and McClellan Road. Due to the extraordinary physical constraints of the site, the Committee also approved several exception (R-2007-23) requests to the R1 Ordinance (ground floor side yard setbacks, second floor setback surcharge and the second floor exposed wall rule). In addition, the approval included a Minor Residential Permit for a second story rear facing balcony. On July 10, 2007, Mr. Fatekh Vergasov, residing at the rear of the project property, filed for an appeal of the Design Review Committee's decision. The appellant's appeal focuses only on the proposed second story balcony. Therefore staff discussion in this report will only reflect that issue. BASIS OF THE APPEAL: The following is a summary of the appellant's justification for the appeal: · Existing privacy will be lost due to the proposed second story balcony. · The proposed balcony will have 100% control over his property. The appellant provided analysis that compared the proposed balcony to a watch tower having views into his property (see exhibit 1). The appellant also suggested that all of the second story windows should be raised to be higher than five feet in sill height and be obscured from any VIews. Staff: The R1 Ordinance Section 19.28.090(H) states, "All new or expanded second story decks 'with views into neighboring residential side or rear yards shall file for a Minor Residential Permit, subject to Section 19.28.090, in order to protect the privacy of adjoining properties. The goal of the permit 5,1 June 21, 2007 R-2007-23,~-2007-14 Page 2 of 2 requirement is not to require complete visual protection but to address privacy protection to the greatest extent 'while still allo'luing the construction and use of an outdoor deck. This section applies to second- story decks, patios, balconies, or any other similar unenclosed features. " The proposed balcony is modest in size and is not excessive in design. The balcony is approximately 24 feet from the rear property line, approximately 23 feet from the left property line and approximately 14 feet from the right property line (the applicant is required to revise the plans to provide at least 15 feet setback from the right property line as required by the Ordinance). In addition, privacy protection trees or shrubs are required to be planted to screen views from the balcony. This vegetation will be recorded on the property as a covenant to be maintained and preserved. The Design Review Committee considered Mr. Vergasov's concerns, but decided to approve the balcony because the privacy mitigation issue has been reasonably addressed consistent with the intent of the R1 Ordinance. It is not uncommon for newer two story homes to have second story balconies. It is also not the intent of the R1 Ordinance to have all possible views screened or eliminated, but rather minimized and curtailed. The project is consistent with the intent of the Ordinance and in staff's opinion all privacy concerns have been sufficiently addressed. If the Planning Commission desires additional modifications or measures to address the appellant's concerns, the following options are proposed: 1. Eliminate the 2nd story balcony. 2. Convert the functional balcony into a faux balcony where it will not be functionally accessible and only be for architectural enhancement to the rear elevation. 3. Consider larger or taller trees at the time of planting. It should be noted that the site line analysis provided by appellant (exhibit 1) that attempts to illustrate the potential angle of views from the proposed balcony into his yard is not to scale. Prepared by: Approved by: Gary Chao, Senior Planner 4 . r. / Ciddy Wordell, City Planner ~-'?//'~----r'" Attachments: 1. Appeal application and justification from Mr. Fatekh Vergasov, dated July 10, 2007. 2. Design Review Committee Meeting Minutes, June 21, 2007. 3. Approved Design Review Committee Conditions of Approval. 4. June 21, 2007 Design Review Committee staff report (with attachments). 2 5~~ CiTVOF CUPEI(fINO 1. Application No. City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3223 ~. IE ~ IE ~ WilE 11nI~. U U~ 10 tfflJ'7 Ill>> L__ J CUPERTINO CiTY CLER~<: 2. Applicant(s) Nmne: APPEAL ;e-Z9V:r-25J ~U-?()O'7~/Y , ~eZ?A RC2rTi/ -:~/t(:2d;;:~/ Clio t?t('4//eY dve. !?e-Lv ~C-t:> CA tf~3 0/ 3. Appellant(s) Nmne: UZJ 1(~S:-5;Z 13 ~. ~y /'1~69 ~tf7/h M, 4/d Please check one: Appeal a decision of Director of Community Development Appeal a decision of Planning Commission v' ge.rr Pt/Je#" ~4w?, Date of determination of Director or mailing of notice of City decision: ch/e 2.8'/~. .~ /.4~ / ;j ;ve;'a4JlJ/2S ~ ~ /7/cr- BasisofappeaJ: cuur 7 tt" I fl , ~ L7 ~ . e-K /ch'u-9 ~.RfJ/62-1!I ~62-Uf"e .-; p LA9-t9 5 e t9-U.R (/ I p. ~kC .t.A// 7'7"",,.e .t.Jco/(Y> tt/h;:d! P /170;6 tW'e..e t:J1tR s ~ ( \().J) . Please nptet form, include appeal fee of$"r-Sc(OO ($150.00 for massage application appeals), and return to the attention of the City Clerk, 10300 Torre Avenue, Cupertino, (408) 777-3223. Address Phone Number Email 4. 5. 6. Signature(s) 6~8 Page 1 of2 10484 Byrne Ave. Cupertino CA 95014 Do we want Watchtower here? !l]A~4~04RktoprJ00.4-i.t1911JUn_~~0M-..-.J I . ,l~. ,'.~~:;'lt~' ."'tii OF.<! """ ""'" ~ ......., 0l03!0 __ "'" ~-:; - .-c': ~-< "'.. ~- ... 'uQJ\"t!3..;4l.L.1i!l /.'/--=40crfZ)-'&~.; >W ""-~,""-~Illl+O'ii!lli~--DLJrr,' av M"';;,;~'S~ 1\llJ:/'ttl ~ai~ .e..c.Frr:;;.,......'O.=j"" f/ ~,;;;(Ul,lii~ '" '...~_< Itl x Ie-=> ~ O~..... ~l!'r '-~ -!i~ ~s:.- ':L~ ~\;'iElpc -~~ ":",",0I;l.~ .] :,n~( ~ ~:..:.-t l:;:. :-!-I1%?r' -0;-6:>'=: :r'~;: rr -i~ 5-""1:'" .::1:;'1 l~~'-\o ~l ~6' .'::S:a-'~ "o!! J:";":::r,~;:"I lie ;:3 ::l!~ ,,.....1). y..c .':;, '1lll'T~. P:;':':~~ w ;:: ~ : I.~ ii M 411 .. " Work .. _~ :' ~.n ~ori._~9' cac.bed viewparts. ~~Dd: ~ )11SE.03. .1)!!'.1 5/8" 0'-0" rsw:P GAt[) 0R1l10 PO'lAR IOSNAP OTRACK tWTIMODEL ....-.- .,-..." .~..~--_. - SQrt . L..H Autode:ik I.rr;... If Planning Department of the City wants to place another Watchtower here, they will approve balcony at this project VIle don't want to loose our existing privacy http://www.pseudology.orgldesign/10484_BymeProblem_Ol.htm 7/10/2007 5~t/ Page 2 of2 io -" or- .... -i 5'.2'" 6' 29' 10414 Byrne 2192111cC1e11an In my AutoCAD Architectural desktop I made situation model of the Mure project with balcony It became clear enough, that all four nearest neighbors will loose they existing privacy, because of said balcony lNhen person will step to said balcony he will get more then 180 degree observation angel both horizontally and vertically That's why we don't want this balcony now and in future too To protect our existing privacy all second floor windows of said project should be placed 5' from second floor level and have blur glazing 21921 McClellan Read www.pseudolagy.org FtL -te-th VeRrflUSO V FVtQ4G G SbcJLohd. pet- ~--~ riD Aefe a4/) ~ ! .~~.~ http://www.pseudology.org/design/10484 _ByrneProblem_~ c-rn_~::..~~ ~ .."" 7/10/2007 5--5 I~ /1fi)~~ ::::::J 10300 Ton'e Avenue Cupertino; Califon1ia 95014 Telephone: (408) 777-3308 FAX: (408) 777-3333 CITY OF CUPEIlTINO CUMMUN11 Y Vb VbLUJ:1MbN'l' June 28; 2007 Reza Rafii 1729 Marich Way Mountain View, Ca, 94040 SUBJECT: DESIGN REVIEW COMMITTEE ACTION LETTER- Application R-2007-23, RM-2007-14 This letter confirms the decision of the Design Review Committee, given at the meeting of June 21, 2007; approving a residential deSIgn review for a new two-story (approximately) 1,794 square foot residence, and a minor residential permit for a second story rear yard deck on the new residence and exceptions to allow five foot side yard setbacks fustead of a combination of 15 feet, an exception from tll.e 10 foot second floor setback surcharge requirement and an exception to allow more than 50 percent of the second story perimeter walls to have over six feet of exposed wall heights, located at 10484 BYrne Av~, according to Resolution No, 257. Please be aware that if this permit is not used within one year, ifshall expire on June 2i, 2007. ' Also, please note that an appeal of this decision can be made within 14 calendar days from the date of this letter. If this happens, you will be notified of a public hearing, which will be scheduled before the City Council. Sincerely, 'y Chao Senior Planner Enclosures: Resolution No. 257 Approve 5,(p Printcrll"U"'l QOf""'II,..lorl D~J""l.o~ Design Review Committee June 21, 2007 Cupertino, CA 95014 (408) 777-3308 ACTION MINUTES OF THE REGULAR MEETING OF THE DESIGN REVIEW COMMITTEE HELD ON June 21, 2007 ROLL CALL Committee Members present: Marty Miller, Commissiner David Kaneda, Commissioner Committee Members absent: Cary Chien Gilbert Wong Staff absent: none p f1 Staff present Gary Chao APPROVAL OF MINUTES: None WRITTEN COMMUNICATIONS: None POSTPONEMENTS/REMOV AL FROM CALENDAR: None ORAL COMMUNICATION: None CONSENT CALENDAR: None PUBLIC HEARING: 1. Application No.(s): Applicant: Location: R-2007-23,~-2007-14 Reza Rafii 10484 Byrne Avenue . Residential Design Review for a new two-story 1,794 square foot residence and a Minor Residential Permit for a second story rear deck on the new residence and exceptions to allow five foot side yard setbacks instead of a combination of 15 feet, an exception to allow a combined second story side yard setback of 23 feet instead of 25 feet, an exception from the 10 foot second floor setback surcharge requirement and an exception to allow more than 50 percent of the second story perimeter walls to have over six feet exposed wall heights. Design Review Committee decision final unless appealed. Staff member Chao explained that the application is for a new house with a basement. The application has several requests for exemptions to the Rl Ordinance because the lot is a very ~"7 . 2 Design Review Committee June 21, 2007 narrow and substandard in size. Staff supports the exemption request for 5 foot side yard setbacks instead of the required combination of 15 feet, the request for exemption from the required 10' second story surcharge and the exemption for exposed walls on the second story. Staff does not support the second story setback exemption request since the second story can be redesigned to meet the setback requirement. If the second story is redesigned, the exemption for the 10' surcharge may also not be necessary. The current design calls for a rear balcony which will need to be moved about l' in order to meet the side yard setback requirements for a rear balcony. The applicant did not ask for an exemption for this aspect of the proposed structure. They will be installing privacy p1antings and perhaps also frosting some of the upstairs windows to further mitigate any privacy concerns. Commissioner Miller asked for clarification on the setback requirements and measurements. He also asked about the existing landscaping. The applicant, Reza Rafti, addressed the committee. He will be living in the proposed house with his family. He has worked very hard with Staff to come up with a design for the lot. He feels that the design is the best it can be considering the lot size and trying to conform to all the City's rules. He said that he intends to keep the existing trees that are already on the site. He is ok with planting more trees if the committee asks him to. Staff member Chao talked about the proposed bay widow. There are several different requirements for bay windows. Commissioner Kaneda asked for clarification on the different R zonings in the area. Staff member Chao explained that the lot would be substandard in any zoning area. Commissioner Miller asked the applicant which re-design option he preferred. The discussion continued about which redesign would be better and still conform. Such as moving the second floor in order to conform to the required second floor setback and surcharge, lowering the entry way and the bay window. The rear balcony will be functional and is very small so it is mostly a decorative feature. The discussion continued about privacy plantings and obscured glass in the upstairs windows. Commissioner Kaneda approved the 5' side yard setback exception and the 10' second story surcharge exception. He clarified that the house would be redesigned; by moving the second floor, lowering the entryway and meeting fire code with a cantilevered bay window. Commissioner Miller concurred. MOTION: Commissioner Kaneda moved to approve R-2007-23 and RM-2007-14 with the above mentioned conditions SECOND: Commissioner Miller ABSENT: none ABSTAIN: none VOTE: 2-0 OLD BUSINESS: None NEW BUSINESS: None Respectfully submitted: Is/Beth Ebben Beth Ebben Administrative Clerk g:planning/DRC Committee/Minutes062107 5.-0 CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: RM-2007-14 Applicant: Reza Rafii Property Location: 10484 Byrne Avenue Agenda Date: August 28, 2007 APPLICATION SUMMARY: Consider an appeal of a Design Review Committee approval of a Minor Residential Permit for a second-story rear deck on a new 1,794 square foot residence. RECOMMENDATION: The Planning Commission has the following options: 1. Uphold the decision of the Design Review Committee; or 2. Uphold the appeal; or 3. Uphold the appeal with modifications. BACKGROUND: On June 21, 2007, the Design Review Committee approved a residential design review for a new, two-story 1,794 square foot residence located along the east side of Byrne Avenue close to the corner of Byrne Avenue and McClellan Road. Due to the extraordinary physical constraints of the site, the Committee also approved several exception (R-2007-23) requests to the R1 Ordinance (ground floor side yard setbacks, second floor setback surcharge and the second floor exposed wall rule). In addition, the approval included a Minor Residential Permit for a second story rear facing balcony. On July 10, 2007, Mr. Fatekh Vergasov, residing at the rear of the project property filed for an appeal of the Design Review Committee's decision. The appellant's appeal focuses only on the proposed second story balcony. Therefore staff discussion in this repot will only reflect that issue. BASIS OF THE APPEAL: The following is a summary of the appellant's justification for the appeal: . Existing privacy will be lost due to the proposed second story balcony. The proposed balcony will have 100% control over his property. . The appellant provided analysis that compared the proposed balcony to a watch tower having views into his property (see exhibit A). The appellant also suggested that all of the second story windows should be raised to be higher than five feet in sill height and be obscured from any VIews. Staff: The R1 Ordinance Section 19.28.090(H) states, "All new or expanded second story decks with views into neighboring residential side or rear yards shall file for a Minor Residential Permit, subject to Section 19.28.090, in order to protect the privacy of adjoining properties. The goal of the permit 5--9 June 21, 2007 R-2007-23,R}J-2007-14 Page 2 of 2 requirement is not to require complete visual protection but to address privacy protection to the greatest extent while still allowing the construction and use of an outdoor deck. This section applies to second- story decks, patios, balconies, or any other similar unenclosed features." The proposed balcony is modest in size and is not excessive in design. In addition, privacy protection trees or shrubs are required to be planted to screen views from the balcony. These vegetations will be recorded on the property as a covenant to be maintained and preserved. The Design Review Committee considered Mr. Vergasov's concerns but decided to approve the balcony because the privacy mitigation issue has been reasonably addressed consistent with the intent of the R1 Ordinance. It is not uncommon for newer two story homes to have second story balconies. It is also not the intent of the R1 Ordinance to have every possible views screened or eliminated but rather minimized and curtailed. The project is consistent with the intent of the Ordinance and in staff's opinion all privacy concerns have been sufficiently addressed. If the Planning Commission desires additional modifications or measures to address the appellant's concerns, you may consider the following options: 1. Eliminate the 2nd story balcony. 2. Convert the functional balcony into a faux balcony where it will not be functionally accessible and only for architectural enhancement to the rear elevation. 3. Consider larger or taller trees at the time of planting. It should be noted that the site line analysis provided by appellant (exhibit A) that attempts to illustrate the potential angle of views from the proposed balcony into his yard is misleading and not to scale. Prepared by: Approved by: Gary Chao, Senior Planner Ciddy Wordell, City Planner Attachments: 1. Appeal application and justification from Mr. Fatekh Vergasov, dated July 10,2007. 2. June 21, 2007 Planning Commission staff report (with attachments including the plan set). 3. Design Review Committee Meeting Minutes, June 21, 2007. 4. Approved Design Review Committee Conditions of Approvals 5. Design Review Committee approved plan set. 2 5~tO R-2007-23 RM-2007-14 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 257 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO-STORY APPROXIMA TEL Y 1,794 SQUARE FOOT RESIDENCE AND A MINOR RESIDENTIAL PERMIT FOR A SECOND STORY REAR YARD DECK ON THE NEW RESIDENCE AND EXCEPTIONS TO ALLOW FIVE FOOT SIDE YARD SETBACKS INSTEAD OF A COMBINATION OF 15 FEET, AN EXCEPTION FROM THE 10 FOOT SECOND FLOOR SETBACK SURCHARGE REQUIREMENT AND AN EXCEPTION TO ALLOW MORE THAN 50 PERCENT OF THE SECOND STORY PERIMETER WALLS TO HAVE OVER SIX FEET EXPOSED WALL HEIGHTS. SECTION II: PROTECT DESCRIPTION Application No.: R-2007-23 Applicant/Owner: Reza Rafii Location: 10484 Byrne Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a new, two-story approximately 1,794 square foot residence with exceptions to allow five foot side yard setbacks instead of a combination of 15 feet, exception to allow a combined second story side yard setback of 23 feet instead of 25 feet, exception from the 10 foot second floor setback surcharge requirement and exception to allow more than 50 percent of the second story perimeter walls to have over six fee exposed wall heights. Also, a minor residential permit for a second story rear balcony, as described in this Resolution; and WHEREAS, with the exception of the request for a second story combined side yard setback of 23 feet, the Design Review Committee finds that that all other requests are beneficial and compatible with the surrounding area and the following findings for the exceptions can be met; 1. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title. The purpose of the sections 19.28.060D2 (ground floor side yard setback), 19.28.060E3 (second floor setback surcharge) and 19.28.060G3 (exposed perimeter second story perimeter wall rule) are to ensure sufficient building separation are provided to the adjacent neighbors (ground floor and second floor), sufficient 5~tI Resolution No. 257 Page 2 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- wall offsets are provided on the second story walls from the ground floor walls and the visual mass of the second story perimeter walls are minimized. The project as proposed with the changes suggested by staff will sufficiently address the spirit and intent of the above mentioned ordinances. 2. That the approval of the exceptions will not result in a condition that is materially detrimental to the public health, safety, or welfare. The exceptions should not cause any negative impacts to the neighbors or the public. 3. That the exceptions to be granted are ones that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. . Due to the constraints of the width and size of the lot, the proposed exceptions are necessary to facilitate a reasonable house plan with the least amount of modifications to the prescribed R-1 regulation. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The exceptions should not cause any significant visual impacts to any neighbor. WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following findings can be met to approve the minor residential permit for the second story balcony; 5. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purpose of this title. The proposed balcony is consistent with the General Plan and the R-1 Ordinance. 6. The granting of the perinit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. The proposed balcony will not be detrimental to the public health, safety or welfare. 7. The proposed proj ect is harmonious in scale and design with the general neighborhood. The proposed balcony is modest in size and located at a reasonable location consistent with the general pattern of the neighborhood. 8. Adverse visual impacts on adjoining properties have been reasonably mitigated. Privacy impacts will be reasonably mitigated by the requirements of privacy screening trees or shrubs. S.;/~ Resolution No. 257 Page 3 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, application no. R-2007-23 and RM-2007-24, are hereby approved; and that the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning applications R-2007-23 and RM-2007-14 as set forth in the Minutes of the Design Review Committee Meeting of June 21, 2007, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Proposed Two Story W /. Basement Dwelling Unit, Reza Rafii, 10484 Byrne Avenue, Cupertino, CA 95014" Consisting of five sheets received April 20, 2007, except as may be amended by conditions contained in this resolution. 2. SECOND STORY SIDE YARD SETBACK The combination of the side setbacks shall be twenty five feet, except that no second story side setback may be less than then feet. The project shall be revised accordingly. Revised plans shall be submitted to the Planning Department for approval prior to issuance of any building permits. 3. PRIVACY PLANING The project shall be consistent with the privacy planting requirements specified by the R-1 Ordinance. A detailed landscaping plan shall be submitted to the Planning Commission for approval indicating appropriate privacy screening trees or shrubs prior to issuance of any building permits. Said trees or shrubs shall be recorded on the property as a covenant to be preserved and maintained prior to the final occupancy of the project. 4. ENTRY CANOPY The entry canopy and the adjacent front porch roof element shall be lowered in height by 1 foot. Revised plans shall be submitted to the Planning Department for approval prior to issuance of building permits. 5. BASEMENT COVENANT The applicant shall record a covenant running with the land that precludes the new basement from being used or converted into a second dwelling unit. 5-13 Resolution No. 257 Page 4 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- 6. SECOND STORY BALCONY The required side yard setback of second story bakony is 15 feet. A revised bakony plan shall be submitted to the Planning Department for approval confirming compliance to the 15 foot side yard setback requirement. 7. ARCHITECTURAL PROTECTIONS All architectural projections including but not limited to bay windows shall not project more than 3'-0" into the required side yard setback and must maintain at least 3'-0" from any property line (measured from the edge of an eaves). Bay windows as referenced here shall be cantilevered off the ground and/or do not have any foundations. 8. 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) (I), 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 21st day of June 2007, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: ATTEST: COMMISSIONERS: Miller, Kaneda COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: Chairperson Chien, Wong APPROVED: AYES: NOES: ABSTAIN: ABSENT: /s/Ciddy Wordell Ciddy Wordell City Planner /s/Marty Miller Marty Miller, Commissioner Design Review Committee 5--,4 To: From: Subject: Location: Design Review Committee Gary Chao, Senior Planner Application: R-2007-23, RM-2007-14 10484 Byrne Avenue Date: June 21, 2005 PROJECT DESCRIPTION: Residential design review for a new, two-story 1,794 square foot residence with exceptions to allow five foot side yard setbacks instead of a combination of 15 feet, exception to allow a combined second story side yard setback of 23 feet instead of 25 feet, exception from the 10 foot second floor setback surcharge requirement and exception to allow more than 50 percent of the second story perimeter walls to have over six fee exposed wall heights. Also, a minor residential permit for a second story rear balcony. . RECOMMENDATION: Staff recommends that the Design Review Committee approve the project (R-2007-23 and RM- 2007-14) subject to the model resolution and deny the following requests: 1. Exception to allow a combined second story side yard setback of 23 feet instead of 25 feet; and 2. Exception from the 10 foot second floor setback surcharge requirement. BACKGROUND The project is located on a substandard parcel approximately 44 feet in width and 3,987 square foot in size zoned RI-7.5. The project site is surrounded by predominately larger and wider residential parcels. The proposed new house is approximately 1,794 square feet (45% FAR) and is within the required building envelope. The applicant is requesting several exceptions relating to side yard setbacks and second floor wall heights due to the constraints of the substandard width and size of the parcel. DISCUSSION Ground floor side yard setback According to the R-l Ordinance (19.28.060D2), the combination of the two side yard setbacks shall be 15 feet, except that no side yard setback shall be less than five feet. The purpose of this regulation is to ensure sufficient side yard setbacks from adjacent buildings on lots with at least 60 feet in width and larger than 6,000 square feet in size. In the RI-5 zoning district, the side yard setbacks are five feet on both sides because the ordinance recognizes the physical constraints on narrow and small lots, and therefore provides more flexibility with less ground floor side yard setbacks to facilitate reasonable floor plans. The proposed project site is extremely narrow and small, but it is not located in a RI-5 zoning district. Therefore, the applicant is requesting an exception to allow five foot side yard setbacks instead of a combination of 15 feet. Staff supports this exception since it is consistent with the intent of the ordinance, and the Design Review Committee has approved similar requests in the past. 0,15 June 21, 2007 R-2007-23, RM-2007-14 Page 2 of 4 Second floor side yard setback Similar to the ground floor setback requirement, the R-l Ordinance (19.28.060E2) specifies that the combination of the two second floor side yard setbacks shall equal 25 feet, except that no second floor side yard setback shall be less than 10 feet. Again, the rationale behind this requirement is to ensure sufficient separation from the adjacent properties and that proper recess is given to the second floor from the ground floor to minimize the visual mass of the second floor. The applicant is requesting an exception to allow a combined second story side setback of 23 feet (10 feet and 13 feet) instead of a combined 25 foot setback. The City has not in the past approved exceptions from the second floor setback requirements because of the sensitivity level of the second floor mass and scale. Also, there are usually other development options than to encroach into the required second floor side yard areas. In this case, staff does not support the two foot exception request for the second floor setback based on the following reasons: 1. The second story master bedroom (19'-0" by 13'-0") could simply be reduced to 17'-0" by 13'-0" in order for the project to meet the required combined second story side yard setback of 25 feet. 2. Alternatively, the applicant has the ability to locate one of the second floor bedrooms on the ground floor toward the rear of the house. The applicant chooses not to. In light of the available development options, staff recommends that the plans be revised to meet the 25 foot combined second story side yards requirement. Second floor setback surcharge The R-l Ordinance (19.28.060E3) requires all new second stories to provide 10 feet of additional second story setback (along the sides and/ or front, or a combination thereof) in ~ddition to the base requirement. Since the proposed home does not meet the required combined side yard of 25 feet, naturally it will not be able to meet the required 10 foot surcharge. The applicant is requesting an exception from the 10 foot surcharge requirement. Due to width of the project lot, the applicant can not provide additional second floor setbacks in addition to the base requirement while designing a reasonable floor plan. Staff supports this exception provided that the minimum requirements are met. Second story exposed perimeter walls According to Section 19.28.060 G3 of the R-l Ordinance, 50% 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 structural and shall be offset a minimum of four feet from the first story exterior wall plane. The intent of this rule is to provide sufficient visual second story offsets from the ground floor wall planes and to help minimize the visible wall mass of the second story perimeter walls. 2 5-11, June 21, 2007 R-2007-23, RM-2007-14 Page 3 of 4 Portions of the proposed second story walls along the right and left elevations have visible walls less than 6 feet tall exposed; however they are overlapped by adjoining first story non- structural arcades or covered porch features. While this does not meet the letter of the ordinance, it does meet the spirit in that the second story perimeter walls are well offset from the ground floor roofs and the exposed second story visible walls are not overly massive. Staff supports this exception. Entry Feature Given the narrowness of the project parcel, all of the vertical features on the project will be accentuated and appear taller. In addition, there is an abrupt change in plate height between the garage and the entry feature (approximately 2 feet of differential). Staff recommends that the entry feature and the adjacent porch roof be lowered in height by a foot in order to lower the apparent mass of the entry feature. Second story balcony The applicant is applying for a minor residential application (RM-2007-14) to allow for a second story rear facing balcony. The size and general location of the deck is appropriate and will not cause significant privacy concerns for the neighbors to the rear and right (south) side. However, according to the R-l Ordinance, the side yard setback for the second story balcony is 15 feet. The right side yard setback of the proposed balcony appears to be approximately 14 feet to the property line. Staff recommends that the plans be revised so that at least 15 feet of setback is provided. A detailed privacy protection planting plan shall be provided by the applicant prior to issuance of building permits indicating appropriate landscaping screening within the cone of vision from the applicable new second story windows and the balcony. FINDINGS Staff believes the project satisfies the required approval findings: Exceptions 1. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title. The purpose of the sections 19.28.060D2 (ground floor side yard setback), 19.28.060E3 (second floor setback surcharge) and 19.28.060G3 (exposed perimeter second story perimeter wall rule) are to ensure sufficient building separation are provided to the adjacent neighbors (ground floor and second floor), sufficient wall offsets are provided on the second story walls from the ground floor walls and the visual mass of the second story perimeter walls are minimized. The project as proposed with the changes suggested by staff will sufficiently address the spirit and intent of the above mentioned ordinances. 2. That the approval of the exceptions will not result in a condition that is materially detrimental to the public health, safety, or welfare. The exceptions should not cause any negative impacts to the neighbors or the public. 3 5 "/7 June 21, 2007 R-2007-23, RM-2007-14 Page 4 of4 3. That the exceptions to be granted are ones that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. Due to the constraints of the width and size of the lot, the proposed exceptions are necessary to facilitate a reasonable house plan with the least amount of modifications to the prescribed R-l regulation. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The exceptions should not cause any significant visual impacts to any neighbor. Second story balcony s. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purpose of this title. The proposed balcony is consistent with the General Plan and the R-l Ordinance. 6. The granting of the permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. . The proposed balcony will not be detrimental to the public health, safety or welfare. 7. The proposed project is harmonious in scale and design with the general neighborhood. The proposed balcony is modest in size and located at a reasonable location consistent with the general pattern of the neighborhood. 8. Adverse visual impacts on adjoining properties have been reasonably mitigated. Privacy impacts will be reasonably mitigated by the requirements of privacy screening trees or shrubs. Prepared by: Approved by: Gary Chao, Senior Planner Ciddy Wordell, City Planner Attachments: 1. Model Resolution 2. Letters of support from the neighborhood 3. Plan Set 4 5#/6 R-2007-23 RM-2007-14 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO-STORY 1,794 SQUARE FOOT RESIDENCE AND A MINOR RESIDENTIAL PERMIT FOR A SECOND STORY REAR YARD DECK ON THE NEW RESIDENCE AND EXCEPTIONS TO ALLOW FIVE FOOT SIDE YARD SETBACKS INSTEAD OF A COMBINATION OF 15 FEET, AN EXCEPTION TO ALLOW A COMBINED SECOND STORY SIDE YARD SETBACK OF 23 FEET INSTEAD OF 2SFEET, AN EXCEPTION FROM THE 10 FOOT SECOND FLOOR SETBACK SURCHARGE REQUIREMENT AND AN EXCEPTION TO ALLOW MORE THAN 50 PERCENT OF THE SECOND STORY PERIMETER WALLS TO HA VB OVER SIX FEET EXPOSED WALL HEIGHTS. SECTION II: PROTECT DESCRIPTION Application No.: R-2007-23 Applicant/Owner: Reza Rafii Location: i0484 Byrne Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a new, two-story 1,794 square foot residence with exceptions to allow five foot side yard setbacks instead of a combination of IS'feet, exception to allow a combined second story side yard setback of 23 feet instead of 25 feet, exception from the 10 foot second floor setback surcharge requirement and exception to allow more than 50 percent of the second story perimeter walls to have over six fee exposed wall heights. Also, a minor residential permit for a second story rear balcony, as described in this Resolution; and ' WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following findings for the exceptions can be met; 1. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title. The purpose of the sections 19.28.060D2 (ground floor side yard setback), 19.28.060E3 (second floor setback surcharge) and 19.28.060G3 (exposed perimeter second story perimeter wall rule) are to ensure sufficient building separation are provided to the adjacent neighbors (ground floor and second floor), sufficient S,/q Resolution No. Page 2 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- wall offsets are provided on the second story walls from the ground floor walls and the visual mass of the second story perimeter walls are minimized. The project as proposed with the changes suggested by staff will sufficiently address the spirit and intent of the above mentioned ordinances. 2. That the approval of the exceptions will not result in a condition that is materially detrimental to the public health, safety, or welfare. The exceptions should not cause any negative impacts to the neighbors or the public. 3. That the exceptions to be granted are ones that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. Due to the constraints of the width and size of the lot, the proposed exceptions are necessary to facilitate a reasonable house plan with the least amount of modifications to the prescribed R-1 regulation. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The exceptions should not cause any significant visual impacts to any neighbor. WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following findings can be met to approve the minor residential permit for the second story balcony; 5. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purpose of this title. The proposed balcony is consistent with the General Plan and the R-1 Ordinance. 6. The granting of the permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. The proposed bakony will not be detrimental to the public health, safety or welfare. 7. The proposed project is harmonious in scale and design with the general neighborhood. The proposed bakony is modest in size and located at a reasonable location consistent with the general pattern of the neighborhood. 8. Adverse visual impacts on adjoining properties have been rea~onably mitigated. Privacy impacts will be reasonably mitigated by the requirements of privacy screening trees or shrubs. 5'~o Resolution No. Page 3 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, application no. R-2007-23 and RM-2007-24, are hereby approved; and that the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning applications R-2007-23 and RM-2007-14 as set forth in the Minutes of the Design Review Committee Meeting of June 21, 2007, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Proposed Two Story W /. Basement Dwelling Unit, Reza Rafii, 10484 Byrne Avenue, Cupertiho, CA 95014" Consisting of five sheets received April 20, 2007, except as may be amended by conditions contained in this resolution. 2. SECOND STORY SIDE YARD SETBACK The combination of the side setbacks shall be twenty five feet, except that no second story side setback may be less than then feet. The project shall be revised accordingly. Revised plans shall be submitted to the Planning Department for approval prior to issuance of any building permits. 3. PRIVACY PLANING The project shall be consistent with the privacy planting requirements specified by the R-1 Ordinance. A detailed landscaping plan shall be submitted to the Planning Commission for approval indicating appropriate privacy screening trees or shrubs prior to issuance of any building permits. Said trees or shrubs shall be recorded on the property as a covenant to be preserved and maintained prior to the final occupancy of the project. 4. ENTRY CANOPY The entry canopy and the adjacent front porch roof element shall be lowered in height by 1 foot. Revised plans shall be submitted to the Planning Department for approval prior to issuance of building permits. 5. BASEMENT COVENANT The ~pplicant shall record a covenant running with the land that precludes the new basement from being used or converted into a second dwelling unit. 5"':21 Resolution No. Page 4 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- 6. SECOND STORY BALCONY The required side yard setback of second story bakony is 15 feet. A revised balcony plan shall be submitted to the Planning Department for approval confirming compliance to the 15 foot side yard setback requirement. 7. 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 21st day of June 2007, 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 Cary Chien, Chairperson Design Review Committee 5--d.:) TO: City Consul of Cupertino Name: /?o be~T Se.J2 J () Address: jD V G C: 13 r ICN e.. ;4..(; E I have seen and reviewed the plan for new house in 10484 Byrne Ave Cupertino Ca 95014 I approve and support the plan. ;f~ )w. 3/t,)J 7 Co;n h1 e.n +- : ~)f>> l.eN--t s '{P'-'in, rCM-tei. f/J sit( f:l4J~&-'.A:f 11-{ L/~'-/~~ i:/~ ~ .. /).11.AI:!-..( /t/'-IF{ S~'I' U '-4 .b-( Il J po sSII:.le Sincerely, )1~vr; V,iteR e&J . /~/f )5 A ,-{:/..:. <. clem &> 2.., f'~.1 /'}.i ~C'.oH /f:.l. 5'23 TO: City Consul of Cupertino Name: ~(\Y\ {DCtf\ c\A.dU MOv ~J\J Cl/ViAlttt ~A411 Address: 1L?4% B\jYN- ~ C_lA.-p(~h vQ) C A -q J-O ( ~ I have seen and reviewed the plan for new house in 10484 Byrne Ave Cupertino Ca 95014 I approve and support the plan. C G7 7'11 YV\ e ill +-. c lmuvlt 1t.~,yJ Sincerely, - WZ '3tLPf(;Vt 'I-k rvvrfed- (Z~ IMlLl rhffyf-UoJ<- 0/- J-i..J.- AM)'A/i.J_ t-0Yl sfw.- d'1Cvt 1/) ~ l:v.J -r: c-on a.o fi01tbl-t, I ~ ~ Mff.cJ'cAoo( du/J1-Ul /-v0rvl .^1o--A4'^- I;~~ /-eL .i-tlkj ~1A'lrc<le.- ClM laL4 d~ LvV\(/\...~LL '1'fu;Lt.~{ (]-LA..- ~.--- 5~4 TO: City Consul of Cupertino Name: Ot'-'J\.d.::r \t>f"Il'e:> \- v-o Co,. o..l)6l-"\ Address: I \)~C\5 €'",Y'li"It l\v"c "c...,-,~-<?~ ~ I have seen and reviewed the plan for new house in 10484 Byrne Ave Cupertino Ca 95014 I approve and support the plan. Co fYl (yJ e..illt · r Sincerely, ~~+-~ '3/&/D 7 \..0"- <u e.. ,,~.'t ~~ "L Q ,,"c' eJ CLlbo0+ +"-t \'''-~ ...d- I,d -f c~ :e '0az:(.H~ +~'--\- eY-\..s.t ~ I.\-\;... --\-\..-.e e.'t're':Jt'-' ujt-,Cl6€li\ 17\'~I'\.lc.~v~e. "f\~u.je. A~\=>~~'~ O-b .$Cvv,- et...s .~oG~\b\f \\, Gt '" \C. '<c\)' r ~. ~ ~C~\J~ ~~. 5"' ;2S TO: City Consul of Cupertino . Name: ~'I/-,jJl!Le_5 ~ PeN /lJ'j CR~L t::;- Address: / 0 '17 ~_ rJy~Ne 11 ~ e C V f e If- ( fA () ) C (1 q ~ () I ~ I have seen and reviewed the plan for new house in 10484 Byrne Ave Cupertino Ca 95014 I approve and support the plan. Co 1YI tYJ M,..J-. ~ Sincerely, [l /(/e~ , o Lv- ~ It ~ ~ IL1 ~~~ c:~. .I,-,~ {/~ " e:-~~~ L. / ',. / . . J L /L '& .-"",.- .;~ 'Ctv/1it!' '~l.' 1l--V/!:.~' l I . ;: ~ .. /'/J . 5'db RM-2007-14 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6485 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO DENYING AN APPEAL OF A MINOR RESIDENTIAL PERMIT TO CONSTRUCT A SECOND STORY REAR YARD DECK ON A NEW, TWO STORY 1,794 SQUARE FOOT RESIDENCE SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an appeal of a Minor Residential Permit approval (RM-2007-14), 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 appellants have not met the burden of proof required to support said appeals; and have not demonstrated that the Minor Residential Permit approval meets the following findings for denial: 1) The proposed use, at the proposed location, will be detrimental or injurious to property or improvements in the vicinity, and will be detrimental to the public health, safety, general welfare, or convenience; 2) The proposed use will be located and conducted in a manner that is not 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 RM-2007-14 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. RM-2007-14 as set forth in the Minutes of the Planning Commission Meeting of August 28,2007 and are incorporated by reference as though fully set forth herein. Resolution No. 6485 Page 2 RM-2007-14 August 28, 2007 SECTION II: PROTECT DESCRIPTION Application No.: Applicant: Location: RM-2007-14 Reza Raffii 10484 Byrne Avenue SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PROTECT This approval is based on a plan set entitled, "Proposed two story w /basement dwelling unit, Reza Raffii, 10484 Byrne Avenue, Cupertino Ca. 95014," consisting of five sheets dated Received April 20, 2007, labeled A-I to A-5, except as may be amended by conditions in this resolution. 2. PRIVACY PROTECTION COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures and tree protection requirements consistent with the R-l Ordinance for all windows and second story balconies with views into neighboring yards and with a sill height that is 5 feet or less from the second story finished floor. The precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 3. PRIVACY PROTECTION PLAN Prior to issuance of building permits, the applicant shall submit a complete privacy protection landscape plan to be reviewed and approved by the Planning Commission that shall include a site plan of the project, the 30-degree cones of vision from each second story window jamb and balconies, and the location, species and canopy diameter of existing and proposed trees and shrubs to satisfy the privacy protection landscaping measures for the project. 4. FRONT YARD TREE A new 24-inch box tree shall be planted in the front yard to meet landscaping requirements. The type and size of tree shall be reviewed and approved by the Public Works and Community Development Departments. 5. BALCONY SIDEY ARD SETBACK The balcony shall be revised to have at least 15 feet of setback from the right property line. Revised plans shall be reviewed and approved by the Planning Department prior to issuance of any building permits. Resolution No. 6485 RM-2007-14 August 28, 2007 Page 3 6. CONSULT A TION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/ or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 7. 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 28th day of August 2007, 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: Chairperson Giefer, Miller, Wong, Kaneda COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: none ATTEST: APPROVED: I s/Steve Piasecki Steve Piasecki Director of Community Development I s/Lisa Giefer Lisa Giefer, Chair Planning Commission g: / planningl pdreportl res IRM-2007 -14 ~ GENERAL NOTES CONT_ I-All flnl.h gesullflg shllll slope IIW"Y from pulltllflg to provide II positive Jrllinllfle to the "reet. slope shllll pe 2); mill. lit gtrue1;ure IInJ 1% min. to puPllc W'lj'. 2- ProyfJe cress c"n"ec'tlDn devIce It hcse bfbb per Uf'C. 3- Smoke Jetector. .hall P. hllrJwlre & lntt:rconn.cteJ & equfpped w/ pllttery plICkup. + The roof .hllll be fir. - "opped to precluJD entry of flame or emberlS under roef eDYer/hg. 5-Use ultrlllow flush (106 gsI / f111U6h) toilets. 6-Exh1lu5t flln shllll provide:: min. 511lr chlln,e per hour with bllCkdrllft Jampers & point of JlschllrgD SMII be lit leII" 3' 0" from any o~nlng5. 7- 205 pi/min. fllucet IInJ show'" hesul. If equfpped with flow restrlctor mU6t be fM(;hanfcafly retsIIneJ. IHnstslllltlon of lIutomlltlc setbllCk thermog1;#t, 9-Wllter hDIIter tsnk Insullltlon to Include 5 filet of hot IInJ cold piping. TO-ProvIde flaut"t:6cetTt f.mp flxtur~ In bsthrooms. kItchen. etc. II-Provide helltlng Juct .elll / clllmp IInd tsplng. 12-Provlde cllulldng (!J sole plllte IInd top pllltes. 13- /n5tA1I1ft1on of 'tile l""Df!nS shall be '1'1 /lCcorJ.,.,ce with UllC StsndarJ 15-51mJ tsble 15-0 _111M 2. 1+ Vlllley f1l1shlng shAll be mill. no. 28 a.5.M. 11" min. -extenels from centr:r line. 1S- !',ovMe lint! - sea'" valves It tub fixtures. 16. Roof IInd vortlcal Willis shllll be f1sshed and counter flllsheJ with no. 26 a.S.M. p.r sec1;/on 1509. 17- Frev/at:.1Tt/. scald valves lit tub fixtures. 18- Water- res/stant gyp. boara shall be 1lSt:t1 on tub '5 wall. 20- Thersholds drop /It cxterfor Joor 5hall net be more than an (for In 5Wlnglng Joors. an" ,.. for. out - swfglng Joors) below Inside flnlsheJ floor. 21- Wster heltt:r tank to havt: two seismic 5trsp. 18H above gllrAgt: floor IInd pIpe pry /111& tD outslJe. """" 1- Typlcll/ roof t1/oper. 51f2. Z - TyplcII/ caire. ".. """'tHe 10 1'51>I. "'"" ""or 30" bUlr. PIlf'D'" DVcrpIywcM ,heltt/htJ. d.- "A- , - f'rtMde"..."".,.,. frM/rmg ..11/1 villi"", tmJ rfHIf tD ruff ""Ift:t;t/tJ".. '" - All roof~ to be12' - typl"'" 5. (p.5.) IhdI.- Z". yo dtnvtwpout. . typo S-Att/(; W:trtn.tlDn 4 cfthe roDi wffI be'throu the,." of (.3) Z" dl& hcles In frl= b/e<l:fng-'" r.rtt:r .pa:;e. ----, ,q1~''"iir';'AI DflJ ~2./.2!;..1~IIL r~ '. ~ i ". ~j ;;.' }!. 5.., kLL., . ..,. i.r;"t"<:- ..!..-e;. :.t\i;;.~...r !!1!:;~ ~'; t :~;~. [,:fnH:H;5'S~J3i 'b-~01 1I.lt ~'!.n""re~I'.'''' ~ It.j '-.:1 use... . .. ...__~.-:t~~.~:.:.:-:."".-"-;~':-'-;~-""'f...~;-...'i;',.....~;.,~"C>::;ol~~'1~ ~~~~'''..!:~~'~':''~~':''':.~-~-'.' ~ .. ~ <t. i- i r t tl i' it t APPROVAL DRe S:rn::'ltl Ire 'ci' "..""~ , \ ?/~ .1Y Case ~::~c~ ...J ~ ..-::~~. r=..... ~ ~~~ ~~ ".r v'"[i: l\l~~ " ~ " l\l " ~ o II ~ " +-21'0. "I II " il " II ~ o~H ioU t VICIINIITY MAP I!Jl .. U1' ""I:l:!I..;2;;;;- -' =.r:!J ";.1 I " I T~L~ "~], .... "'" ; ,'[' J~ ,.... ~ ,I ..... I,. .. property 1111'" 44. :30' ----" LAWN 12'0' "'.. "'0' 10'0. 10'0. o ;t 2<4'''- ~ 0..... _ ,1>#_ Hemul flDlH". --. -, .1 r -J :~ ~~- I, II K 1\'1" I I _1_ , I r o ;. r=Jenc. ~ ~...r .. I . . I COVRPAno ~ ti ~ \) s ~ .. \) "- <l .. "- o.m.J 11_ .howco. _~nur.~ ~<<wfl_ ~~ TW~Ofil.Y (66USF.) @WI."II5MENr M fil.E510ENr ~ ~n.." ~ , ] .2 ;,..J Q (} ti (} hh s ;, il ~ .. \) "- <l .. "- +-9'0. ~ ~ "0' 2/1.' 13'7' "0' o !l 1 f !~ j LAWN Ne:w I prop",rt;y IIl1e 44.:30 I-----'k-- ~nrtelllJew.t ) 1L-;--r ~~~ -."" mJ t 1\ EX151;1118 orope:rty fine: 44. :30' ~ 10484 BYRNE AVENUE SITE PLAN I SCALE: 1/18 "= 1'-0" I CODES AND SAFETY ~, 1. AU.. CON5f!l:ucnON AND INSTALlATION SHAU. C:ONF~M TO THE FOU-OWING CODES: 2001 UNIFORM &UIl..DlNG CODE {U~ 2001 UNlFOtltt MECHANlCALCOPE (LIMe) 2001 UNlFOtt"t f"LUIMIJING CODE (UP') 2001 UNlFote.ltt FlU cope (UFC) 2004 NA110NAL ELE~IC cope (NEe) 1lTlE 19 CAUFO~NIA ADIwtINl5l"lA1lVE CODe nT1.E 2-4 CALIFORNIA ADMlNlST'lAnve CODE AND At'(( OTHER GOVEt"'NG COPES. ~~E5 AND .-J.L OTHEIt It.EGULATION5 OF LOCAL AGENCIES ~/or: OTHEl: GUVEkNMENTAL AC3ENClE5 HAVING JURISDICTION. THE CONTRACTOR: SHALl. FumSH ALLl..A&()k NW MATEt1AL5 A5 NECESSARY TO COt.4rLY WITH SUCH CODES AND JtEGUl.AnON5. WHffiiEl Ok NOT SHOWN ON THE cON'1't.ACf DOCU~ENf5 WrrHour AtoJY ADDmoNAL. CHAJtGE fO THE co~ SUM IN THe EVENT OF CONFUCT. THE hrtOSf 5nINGENT tEQUlREMENT5 SHALL AI"'rLY. '2' S:n:TIE DATA -. H P. N. 357-14-013 10484 BYRNE RVENUE CUPERTINO, CH ZONE : R1-7.5 GROSS LOT SIZE : 4.43.00 SQ..FT. NET LOT SIZE: 3.987.00 SG.FTBYI MAXIMUM FLOOR RREA: 1,794.15 SG.FT. HEAlED lMNG ill.}, QIICLUDlNGWAlLS) _(1.752 SQ.FT.) --jFlRSTFlOOR: 702.1 SG..FT. -1.363.4 SQ..FT. (TO IlE DEMOUSH) I SECOND flOOR: 661.3 SG..FT. 1W0 CAR G,\W;E 430.56 SQ.FT. 430.56 SQ..FT. HEATElllMNG ARF./\ M5MENT QNCLUDlNG WAlLS) DA5MENT UGHlWEIlS QNCUJ1lINGWAlLS) COVElt rOltCH W/.5TAlRE5 COVElt rATIO (lNCLIlD1NG W ALL5) F. A. R.' lOT CMAGI', (lNCLUIlING OVE~H.IIIG5) S74.S SQ.FT. S74.S SQ..FT. 10~.S SQ.FT. 10~.S SQ.FT. S6.~ SQ.FT. S6.~ SG..FT. lS2.S SQ.FT. IS2.S SQ.FT. (44.sS ~) (44.:34 ~) SECOND FLOOR PERIMETER WALL , 12~' 15' SECOND FLOOR VISI15LE WALL OVER 6'0" HIGHT, '-62''''< 64' 4' :n:NDEX SHEET A-1- SITE PlAN, INDEX SHEET, VlCINITYI'IAP, SITE DRTA A- 2- PROPOSED FLOOR PLRN. A-~- EXTERIOR ELEVRTIONS. A-4- SECTIONS, ROOF PLRN, FLOORS AREA CRLCULATION. A-5- BUILDING OETAIlS. GENEAAL LEGEND ~A-I~NEW DWELUHQ f=====:}-INDICRTEs NEW WALL (E> -INDICATES EXISTING (N) -ll'ClICRTES HEW GENEAAL NOTES "ENERGY FORM CF-6R THE INSTALLATiON AND INSULATiON CERTiFICATES SHALL BE POSTED ON THE JOB SITE DURING CONSTRUCTiON OF THE PROJECT." FIRE SPRINKLERS WILL BE INSTALLED PER MUNICIPAL ORDINANCE "ALL WO,l;'K AT PUBLIC AREA SHALL REQUIRED: A SEPARATE PERMIT AND SHALL COMPLY WITH ALL APPLICABLE REGULATIONS CODES BY PUBLIC WORKS DEPARTMENT OF CUPERTiNO CITY." N01l" "\ PO NOr 1lC^",,"!HE ""^W...",,. ~Y<<iRt.uc"t1f Almm"Cl'ne A5l'Qf1lr-M. The fOhlIral crClttt4"aotor ,,1uI11. GheGkatlllllvtrlf)'.n levd..~ ahd .1l'IIIt'l.IDtI. and ,MU rpor't .~ atul .at errar. W C1mh~.Io" to thCl _rener mne.Jr.toly. Thl. Jr...rng r. y, ~ reM I" Cb"JLNtltln wtth wuctll'.lL mGCh.ri_1 .-wi elMtrJo.t ..wJllr ~O'thm-Mft.ttt..rt8"rllWl"t. thilt IMY Lot: ."""1<:..""" ~~'~7.~~MlJ I!UIt Mt. H: ~~CII wttMIL hI. wr.l'ttml pcrmlNkrI\. fCEIVED APR 2 0 2001 "^"" tIkA'NNeY: CHECI:.EP &Y: .- E OJ ....." ~ -= .:>L OJ o E ~o .... "0 ~~ ~< s;:'-' -i~ ,,> "'''' =>- 0" :::;;" '" ...=> _ 0 ll):::;; .... d:l .... ll) ii5 \\) 6 l\l x " "- o<S ~ ~- \ :f ~~~CtJ 7 -,iB-..7<J;t -).007 ;V+ ApplicatiOn Number J ~~:2I' ~ .L:7___~ ~ i " I- ~ ::::s ~ -1 4l S: ~ I- it; ~ U) ~ :-..: ~ >- t>l ~ U) ~ ~ ~ I:) It: ~ ~ 'l- 0\\ Cl 'l- ~ ~ l1J:!: ;:::: ~(} u.: l1J ~ '<C ~ ~ ,,~ :'<C l1J\.l "i <:. i:-! III Cl ..., >- <: ~ Ini:: ~~ ~::J _\.l I- '. <:\- ~~ ~~ CI~ ~~ 2Cl Clt l::~ M..c=h-2007 .0. &EV-.,t1IfJ1 06-145 SHEEr NO. j~ ~ Ifl OF FIVE" SHEETS 2'0. .... """""""" o " ~i~ ~I i: WALJ(JNG - ClOSET N .. ~~2668HD' ~ l>ATH .. ITO ~I I '1 .. '1:< S> o 9 5l " l> ~ ~ !JEf)~OOM i: ~ " -, .>k- ~ " ..... ...,..""""". ,.... "0' 13'1' t~ I !JALC~ fJ'fhS'1I';-ONT II ~ r----------I I I I I I 1 I MAsret 1 I !JW~OOM 1 1 I 1 I 1 I ~I --- ~ -----. i 2866 HP. "\ !JW~OOM ~~il: ~ : I b~2""":~"" I~'-:- RX. lJ'O't/Z'..tIZ" --:.:':-:~;~;~",: ...,.;.:.:.--" ~l :. ., " ie' ORe 10'0' -~:-";'''''.Y'?; :-4- ~ I-+- ~ ~ , , , , , , , , , , 1 'I I' 1 ' 1 ' , 1 , I OPEN \. 1 TO , / !JEUJW , 1 , 1 , 1 , M \ I~ 1 1 1 1 1 1 1!41!2" 13'1' z..... il ii ~'l;.;:o;;o~p.T~'-""'-=------ . I ! _ _-n....'~" .! .,:l.~~:'# SECOND FLOOR: 661.3 SF. SCALE: 1/4" ~ 1'-0" 4 1 [? poJ o .. o !l PO~l o ~~ ~ " l'.l " +-c D ;, lil "0' ro.. ~I, I^ .... 12'&" ,.11111".. (3'O"_) l ftl -d cova. PAno 2-4-'<4. t\ A-5, 14'&. "'.. ,.m.,. (3'6"_) '''''''''''- 1 1, ':;:1 \ I 1 I ~I I I~:~ l--. -- ___~_ \ DE 1N5T~ ra MANUFACTUU"5 5l"ECFICATION& HI) IN!n'WCT1ON5. HEAliH EX'l'EN,IONS,HALL. CONFORM TO CONPl1lON5 OF IJ5TJNCJ AND MAAUFACrulS'S tN5T Al.lA11ON IN5TtilCTIOIe SEC.3705I.l&C. - 1'9. L---J G0"x6'S"5L b -",=>i FAUlL Y ~OOM - _I_!:!':- ~_In I I I 1 1 I 1 iCi I I I 1 I I 1 l-, I I I l_~lfnt: I ~howetl ~fIDtlr 1 I I I j ~~ -!.--~ ~~~ Lr-- ...........:--__-:::::>"~_____ I ;, lil ........ 2JYO~..... l~ TWO CA~ GAI!.AGE I 1 1 I I c.=_~ I --- Il'1.HHt1l_ 16'0. 20'S' "I ~ ~J ~11 M'.... lrv1 ~fWwl. "'0"_,_ S"I'1JIf&S",.MH ~. '----1TTT I typfuI cd"!,, - rrn =1 \CJ ~.. 12" rwr ;,. r.w 6'1' "0' fi A-a i'l, ..0' ~ I-L 1 I 1 I \/rt. ~ ~ I I~ I 1 I \ I \ I \ \1 _J L/VING ~OOM fY7' H- Cl !l'0. EE 6'10' FIRST FLOOR: 1,132.66 SF. I SC},LE: 1/4' ~ 1'-0" I Lpo~ -- q ~ 3 o " ~O' ~ l> ~ 1 t,... I '::lr 1 1 I 1 I \ I ~ \ lilt ~I II ~~ :; 11::1 I 1 I \ , \ Ii I \ I \ ~' - o !> ~ !> ;. l'.l " lil ~ !> ;, " ;, " 2<4.... .... I il ~ III ~EC~AnON ~OOM ~ ~ oj ~ ~ !> III GAME ~00J.i ..0' ..... Arf;~{;J'l A L ~_~~007 -14 1.;.~~t~'l1. ~1lIa.;". I/' ~ 14'&. f-- ~ I lu'~ 3:1'" --L GO' I il ..' ~I . ~ well I _ ;\ "..r I '~I \ I 10 \ ':::::11 ro ~~ I 1 ~ I \ I \ I \ ~r4 FAMILY ~OOM 3'0"x6'8" 5tI(1Jt;Drv:lI6or Wlu/fGiDS",.,LC ,,'~'O"rrw. ~:ll f 306~ ENTl:Y IU 5TO~GE ~";l.'O"07 11,1. ~ ~~1{f!15{:~..!g [laiiE;;;iSStfl;J ~. Sigm~tm;:; liS'; MlInlll::r BASMENT FLOOR m III I I 1 I I I 1 I ~ - .... ~n~~ ~~ SCIILE: 1/4" ~ 1'-0" I ....... DO NOf SCALE 'tHE t1R.AW~ ,.,..,~ "'""~ d tIImll'1lflHtlftntlJrJnuL. ",. ,.ner.t catftr""'" .hIIU d-._nrtf,.u 1lIvo5,~ and AftMItI.r~.,. IIIulU tCI:t&>>rt .tI:lI...l",",r.IltNlIc:m~ to11,.,._1eMt ~. Thle Mftlng rll10G Ire 1"* '" Cd"JIN'tlDfl 'llff;h lItructll'A. mooh.N"4HI1_ el.lIC'tf'uL .nJltlr ~ adIer CDl'IU~ .1""'''88 'thrt IS.Q Ire ,,,,,,1UPIe. ~~'i:ct'k.~:V:n-, must not IJc MF:b~8111 wltM\.t. hi. wrlt'tl=rl permflNllol\, ~~ 1'- cl) E ';0 1'- ~O!) (l) CD ~ --.;s ~'& <I:S -"= :> 6 ",it -"" _u Jl) CD ~s: <!) 0 ~~ ~ E _2: ~ IJ... ~ 01\ ~::J U ~o .. m::!; I- 1 " DAm.: !)lAWN SYI CHECKED IJY: Jeo. 2 " OF APPROVAL ~".~Ot!)7" tl3 RJI1-~O()? .,/tf Application Number i '.:l/-() ~ te ! Signatur ' :<: '<: ~ U, ~ ~ tll "" I- ~ iri ~ " :;r: ).. "" ~ II) ~ ~ II) ~ () t ~ ~ 't ~ ~ lu ~ ~ "-<c lu\J - <: u:: t>l.ci -.::: >-<: II.( 11\j::: ;i ~~ lti '<l-~ II.( ~~ I- ". <:1- ~" ail- \-.~ [i1~ \I)~ ~~ ~t t~ M.rc:h4.oa1 .0. tAAJ 00-145 ,I-lEET NO. j~=2 FIVE etIEETS / ...0. T_~____~~:~~~U~~~. I~ ~~~ o " F ;YB"hI""r~ m lOJ m ~ Cemmt p/Dfer-'=::"" e ~ .......' 'r 'r 'c-S-:S: ~ ~ ~ ~ ~~ ~ ~f l.t1~t~ _ ( .IEa1~!ne _ ~/,!!l~~ o " caver plltl. I U~ELL. ~ I..m ~.I IUD 01 [J] 1111' mII_ ~:::-"'/).. ~--~t M-tme ~ I- ---, AfPROVA1t ~M-~D07-1Jf- 4pfOlc"... -.... LEFT ELEVATION SCALE: r/4" = 1'-0" Planning COI~rlllissiml ...... ...0. 21'0. VTsP/t:wlllltwt:r6'O"hfeht. .. ~ _ _ _ _ _ _ E..d1~!!..tre----;f- g ~i D Inlnl ::::r ""'r .... :, " IDI C~fI!MFter~ _ _ ....f1f!F!me ~::::!... -.;.~", ,:_~~.'fa:",!~~-1' ~:z.:.<:r.!:,-~,:-:;~\:..~.".st...:!:""""~,,,.::;;:, .','~~~.'~:' ;-.... .,--'". j..~^;.' APPROVAL 1\ ,e ~rrl_ ~~. 741-:J~1 ~~R ELEVATION V I ~ \;."-' -/ SCALE: 1/4" = 1'-0" Application umber l ~~- i DRe Signature ~"'''-c:. M~n"'(I""r ) Lr:!!J1fJ!.Ite_ _ _ _ _ _ _ - 21'0. kr 10'0. Vltifble will' IWttr 6'0" hfI/1t. I+-H o " .- ~ ~~~~ c:::J c::::J c:::=J c=:J 1==.1 c:::J c::J c::::J nil c::::J c:::::::I ~ c=:J . [:=:J c::::J c:::::J c:::J r rnn _ _ _ _ _ _ _ _ _ _ _ _1"D!ffIf!!!:~ 25J> ~~tf!!!! ~/nglfM Att- - - - .... odl,::!":" - - - ~ I" R ~ T-o.m""I~ ~ I 0 \!! o ;. (, " {n_rlfM le FRONT ELEVATION 5CALE: V4" = f'-o" .. " F= ~ o .. J :L floor u,!".{.... {. e ...0. _I / ~~ c~pIMJtN~ "'~~~~!~~~~~~~~~~U~~~~' ~~{~~~t ,~mmm}'" TO",!,,,!!"!: ~ ~ ~ _ _ [l~~~~~: 7('- edlt.,O.. _ _ -r:::-r;~ o \!! ..I (, ~ I "0- ""'.... .w. i! .,k- *"...r lL"'_ - - ;...r l 3e hI,M rMI1n&. B08 III. UC;HTWELL ;,ehlghtr.m...-'1 Cmrmt pJ.1Iter ---,.- IXXMXRX RIGHT ELEVATION SCALE: 114" = 1'-0" ELEVATIONS ~~~-- : ""1L-r:'. I) _fl~g"'-J-; - _ edJ!.ngJ!n; I~ :, ., I _ _ _ ~Dt.!(~~ ~ --~ PROJECT NORTH !;CItI.E: 1/4" = "-0" \.J{}t<<11 tl(.1\LE'O-fE~WW!l. "'tUllt; vJrlfl"~ rI MrncmllfD'll_ .... NqIlrM ~~~~k.n, and .1nClI'l.11th. and .hIla re:rDt"t .1'13I....-.[ ..,.-cr. -.d Ol't'i-"'tl t.o1ho_l.rtcr~. Thl. lIIt_", I. 'to .,., r.. I" ~"l~wtthWIlC'tIl" m=k.rfN( 4ItWl aaGtrlc4ll M'!tMfll" ~~l:02ltti.~''r-.1n.. tkat.Nr~.PI'I~ 'Thle ,II".-r,.. '8 the OIl:h"'ve pl"DpOrtyof'the ~ a'WI Ift.wt Mt lte .....be.l W\'t.NM.L kJ.wrlttGnparTtllll8JDl\. :=0 "'~ ';0 E >~ "0) "" ~t3 -.;s <1\ >", ...s::: '" " -'>L '\is;" "" ~'" Cl 5. E ::;;~ ~5 ""6 1!i::;; \- <: "<: 0: t! iij ~ a1 Ol I- ~ ::!; II) ~ " ~ >- Ol ~ II) ~ ~ II) ~ ~ t m <II ~ 't ~ ~------- "T ~ ---------- ruf ".....m____~ ->.: .. ::-::.r#",," __n - U~. ~5 ~IDuD ~ Iu :::) ~ :.. '(..; Iul..l 1i: ~ci '" >-< ~ u,i::: ~ ~~ lti 't-~ ~ $!I..l \-. '. <\-. ~;2 ~~ ~:.:; \l)~ ~~ \)~ ~~ DATE, DkAWN elY; CHEaED ~l Io1I<<CH -2007 ."'" '^" """" 06-145 .....,..... 5 ~ OF RYe SHer& j~ = is ~t--.. III"\J~ '? ~') z _ ~~~ l" ~~. ~J \ ~ ...J ~ o a: a. 0 a. a: <( c ..:..~ ~ .. ( / , '<II><< I I _I ~~ I I I I I I I I /I-, I I '\r' ~ I I I I .-1\. I I '--VI I I I I I I I I I I L I I I _____~ T--- I I __ I I I I I I I I .-1\. I I '--V I 5"Z6GAGJ.A. ~ I ....- wi. 2 lI:&f_.. I I !SD.1"l'? r I ~ 1 ~" I I I , I I I I I I I I I I I I I 1 /I-, I W~ I ~ l--""'Ci I I I I ,,---- I I I I I I : 0 I rot= ------- ------------- - I ~))---~19 t; 4}-- ~~~..,.." '\ ~ ) ~ ~i ~ ... Q) en co c:: co ~ Q) CI) .((1 ~ ~ ! ~ f ! OutteJ lIn(: ~ show willi ~. below. . f i i ~ ~ --------, I I I I I I , , .i (2" TyplClli I I ever-Nt"" ..r~ fa' ; ...l. " ,; - ~. ROOF PLAN ~ Q)-3'0"XS'S' - 2S.3SF @--W7'X7'0' - 6O.1SF @-13'7'X23'2'_ 315.3SF @--15'S'X17'2' - 270.4SF &20' S . X 20' S' - 430.56 SF @-112'3'0'02'0'+6'0"}-27.0SF R \ 1 \ I /( 1 L r v ~ o @ 12} Itl o , , , , 1 , / I' 1 ' , ~Il/ \, lfvl ' @) ~ 0-'3'S'Xl3'I'-17S.&SF @- IS'S'X15'S'-24&.2SF @- J.+'S'XS'I" -133.S7SF @-IO'o'xro' -10.0 SF @-S'7'X!3'4' -74,45F @-3'7")(4'2' -14.33 SF - !3-@)-EI SECONO FLOOf!.: 661.:3 + Flf!.5T FLOOf!. : 11:32.66 SF. I I TOTAL FLOOf!.S: T79:3.86 / 3.557.00 5Q.FT.= (44.55 %) FLOOR AREA CALCOLATION G /,.pr~ROVi\l~ ... 007-/tI - ~---- ----- r!.l,Jl''';ilJ CflUWli:n m ~~ " - - :'5 , , , z:J' I I ~: I t ~ // / / ~~ T SCALE: 1/4" = 1'.0" 8 (i) ~ II \ I \ I ~ 1\ I \ o ~.~ o M~ o o I SCALE: 1/8" = 1'-0" 9 ~"'i!!Ml <, - ~-.c/~ '-'<;.. <, ., W<HNI 1M"- ".c-nw-!!J!e_ lo j ~"iL""~ _ _ _ _ r <,. " ====-, ~I -*-- "r:!"!!.nt:_ _ _ _ 1! 01 '" .,L------ ~ u :: 11== Ch","",>,. Lr--- ~ IQ;)II I mlI L- lJATH X4~/hIt.t 1h~1ItImt. 1= UGHT WeLL h6'O'l<6'S 5LMor -""; fJeO~OOM r:xm I WlY IL FAMlLY ~OOM DD <J- r:xm m UC~CA170N ~OOM J.;~'S" JOD' [J SECTION B-B y 11 - 12 ~ /', pitch I 5 (~, 1 -' I NJO 1>... ~#tIt1If. - fI2iIGy,Nlm&.J. MA5TC~ f}eO~OOM kliCHEN ~n1 12 pftchl5 o cdIJ",lfne ------'.- ~ I I~~ __" flATH d I '1 ~~::.::. o !l -** f 2x4 w_l_ e==- FAMlLY ~OOM o 2'O"Jl4'0"6W, SCALE: 1/4" = 1'-0' 0I::t:: C:J:!;:::"" [ IWIWIWIWI~WIW L~.30~.n fn,u/.r:l"n. HALL --.w;:r ~I~ n III c=== I\lW1I 1m !M ~-f"tJllt't In!lulltt/tJn. WY1I IW DO -l> hl!><4"l' wI. ~.t3I".u/ltftm wI. 112" Gyp6Um l5tMnl. "'. 'h..~A~d WIW L Cd/In, llOA l'O~CH Kov;;t IQ;;I;! LiVlN(; ~1Im f!.OOM ~OOM m IW:J IWl 1c;Q;1 FAMlLY !!.OOM ... fll>~4:tSVd' o ~ 1 ~ nTI\ UH'/ h il.". ""- .>n. )1, SECTION A-A I SCALE: 1/4" = 1'-0" I 7 ~~ &CALEfHE P'UlWp.j~ MI,...t vtI"ffr~ fIf AnmllllJrt. ... ,....ur~ ~al=~~~ .hd "Inlltl"otl~ and _lulU M:I'OI"'C .tlJ:awId,"",n-ndlll'l1'wlott 'tcttho_"l'IOrh'l1u:lll'~. 'ThI....'artittgr.'t4tltel"lM.lrtl u"J~....tthlrt.fuct.tlA. l1'IllGh.n'C4II.... dcctrku1l1f'l1U/)r ~~CGt'Iat~'''''.-wl"II' th.t aay ftI_ppllc.-ble. ~~~:.;~:~~ mtJ8t Mt ~ rcprolll~C4l w1tk&LJ:. hl'wrJt'tal PCl"TlU.Jon. 6 PATIO DtAWNIN': CHECJ;,ED IN'r ..,., \. OF E <D -,;s "" -= -">L <D o E ,,0 ..q- ~~ ~< ;;:U '" ;< -" ..- ,,> 5~ 0" :::!i" '" .q-" _0 (f):::!i ~ r--- (f) Oi ~ 6 III ~ ;i .. u. o!S ;; I- , / ' I I '- --------------~~--+ ~ ~ 't <il ~ ~ ~ ~ \-. ~ ~ ~ " :;:; )... III ~ III ~ fil III ~ <::> t l1J;t :::JC) ~lll :>. ",' l1JG it ~Ii " >-<: III I!\i=:: "N 't f:} Uj <\\11.: III ~:::J _\.J \- '. <:\- ~~ ~~ @~ \l)~ ~I;) I;)~ ~~ WAkCH -20m ... ItEZIoIWII 06-145 9tff:ETNO. j~ - ,;~ FJVE 9HEE'f, 1"- , ,,'.:0-1........ t......-...' -.-.--,-.~. o ~. I ~. I . ! I , i I I j I ~ CD .c E 1'C)1~ ~g t"- ~ \ C'6.~ ~~ \ ~ '-. . I .." ,0""-'>007 /Jf . ~..t 't' ;'.; , . J::t[::1_.f2(,,-* ...___.::-__~_ .r'~:l,.'j..-.j :~.; fd -~:J.8 -{27 Ught Fixturt:6 (St:e Dwner) '" i'l TypiclIl IMIJing 6t:eDWht:rfo,. ff"lIIH1e:ctfDn o 0 "clTfflfes. 518. flYpsrm ;(111""" fTIet4I rf4tiflW f/Hhfne "'-- I.tl~~O~ Optlon.1 c.b/tll:t ToRa p.per holJ(:r ToLl bRr -1 ~ o a: a. a. <( SCALE: 3"=1'-0" vr tlYp511f'l btlr. '--... r-ol1fmh'Jlftllhf/ 9 N b i'l 19 RIDGE DErAIL CROWN MOWING DETAIL 1G SCALE,N.T.5. 13 SCALE:N.T.5. ,..,.11:$ ~ UIf.~/lIymerrt " 1/2" COX pIywJ shQlf;/na. 1TJe'UIfI.sn i4- II , - D ; D l! fa : [J~- ~ . ~I"b i l07'- i' : HInge II I g rfNJffrsmfn, i' fsll=fl;: J 7/B.c-~~ t. '-" "'" .... ya- 9"".-:tlTA/1'l7. o a: o INTERIOR EXTERIOR RAKE DETAIL 2.0 17 DRYWALL CORNERBEAD x.le: T/Z" =1'-0" SCALE: 314"=f-<J" 5EE DETAIL "A" ~ !ll !emlrs/MlI': fDldt:f" Wet" vent btlftlfr:s plpt:("tn1h. I rwf f1Vter/./ ~ (2)-I""",.r ~ 3O"blJ,.p.per 51~e tlDl4er" mt:UIfffnh ttJ bMe #l7eet plywJ tlhutI", l(tlel b.Ht: I- , ~- flAsh shea :t: 2'O"tkftblrt: ~ ~ , -- IN5ULATlON ill ufu:lt:rl"}'merrt MTT5A5 :t: ~EQUIE~ED ~y COOE f.$(;(" NOT COM~USTI~LE I I ..~....~ / I p/J.wd sht:llt/ng PAN WITH APPROPlATE D~. - "' 5T~AP TIE TOP View DETAIL "A" NOTE, U5E Vol" 5TOVE ~OLT5 IF PLUM~R5 STRAP 15 USED. FO~ No. S GAUGE Wl~E. W~AP TIE TH~OUGH P~ED~ILLED HOLE5. LATERAL SUPf'ORTFOR WATER HEATER 18 15 .21 ROOF PENETRATION GUTTER DETAIL SCALE: 3"=I'-<J" SCALE: 314" = 1'-()' SCALE: 3'=f'-()' ~ '" ~ 't II ~ ~ 11 - ~ ~ ~ -.:: ~ -'- \-- 'C~ ~ ill" ~ fi: <: . ~ ~ ~~ " llli:: :s:: ~ ~~ )... II< LU t:::> ~ II<: -" III ~ I-- '. <:1-- ~ ~;::: III ~<: ~ e,ill ~ ill~ ~ \l)~ ~Cl Clt t~ - - PAt'!: 11,;,;J, .200~ DlAWNeY': WOE CHECJ:EP!SY: IW1I .10" 06-145 SHM NO. j-~ = ~); OF .~ SHEeT' C 1/2- CO plywtl rDDf IIhethfne 1Ie:e stf1x;tlrllf pf."s. :.--. K-30 fIf6ui~ftm. 5"26GA GJ. -- 012 - B fllt;t;fll P". 5tJffdP/tn;kIIfg .3-11/2 -t:Jf1l1fL I'eIT'tIlIt'tfDn hl1l~(ell(;h".-y) Ceflttrgfffle. l'ouJrleplllf:.e 518- iJYp6/J1r1 b~rJ tA3 RbergfllSII IMulltIDh P6tts. 2x4 WDDJ "utls lIB 16" O.C. 7'18- rtucCl' fflfish 01 OImet.llffIthOI tlVD J.ym-s grue '0' ply. $ntltg. 012 ~ frlltff!ltg. 1/2- 8Yf"IJITf PDltrJ. TYPICAL EAVE 10 5CALE: 3"=1'-()' '. 24 M GSM vlIlley flllshl"6. ROOP VALLEY DErAIL SCALE: 3"=1'-0" typo fDlllfftrlrn DI'tIrJ,f4pllptJ1". EXTERIOR INTERIOR ~ o"ub/e2x 2X WDDd 6tlJl/$ t/J 16" O.C. :. R-13 Jtt$uiltllH'l ." 112- tJypsum bDllrJ 71P1' CEMENT l"LASTEJ!:. 2.l.AYEIe.S WltE ME '3fe" 51lWcnJRALrLY.. WINDOW SILL DETAIL NOT TO SCALE: ,."." ClO Nor SCAlE rHE DJ:,AWNI35. r~1#rt vm-H'ication af' .tlimm1I1fDnll a. tl!q1.irlUl The pnoral cotl'torutC'r lFl1IlU c;11m;t.ilM verify.U l.voh~..w.U'M IIIhd """,,*,5Iot1lF IIIhd _lulU r.,M1: III"X an.! <<II tlM'Dr. 1II/1ci1 oniHIDI'I to the e.letu:r ~rlrtclly. Tnt. Jr.tWfn, ,. t.a lie ,.".. 11'1 Cl!I'IJIftrtl~ wlth 8tructl.r.~ mech.rlIe.] ~ e1carJc.I.f'wMtlr ...y tttN:r CDn.li~ .lr_"9_ tiurt !MY Pe .ppllc"b1l!:. ~~~:r~t~:r~~ miJI't I'lt1t Irl!ll'l!lpl"l)~ed wtthat.t: Itl. wrl'ttal perml..1D"- E 'l> --.:s <IS ...s:: -'>L 'l> Q E ,.0 .'<1' "0 (i~ ~< ;;U <0 .. _" ~> "'''' :J- 0" ::;;~ '<I':J _0 0)::;; "- <l) "- ll) tii <!l <'> III <!l x .. u. o1S U .... J 1 '-'