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.03 R-2007-01 Chia-Lun Ferng CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: R-2007-01, RM-2007-29 Applicant: Chia-Lun Ferng Property Location: 21410 Vai Avenue Agenda Date: January 7,2008 APPLICATION SUMMARY: City Council Referral to the Planning Commission regarding modifications to Residential Design Review for a new, two story residence with a 35% floor area ratio and Minor Residential Permit to construct front and rear second story decks. RECOMMENDATION Staff recommends that the Planning Commission approve the revised plans per the model resolution. BACKGROUND On August 28, 2007 and October 9, 2007 the Planning Commission considered and approved the project. The Planning Commission's decision was appealed (by both the applicant and the neighbors) to the City Council. On November 20,2007, the City Council considered the appeals and remanded the project back to the Planning Commission to reduce the total house size to 35% of the lot area. DISCUSSION Council Direction After considering testimonies from both appeal parties (neighbors and applicant) and the facts presented at the hearing, the Council directed the applicant to reduce the . house size to not exceed 35 % of the lot size in order to be more compatible with the neighboring homes. The Council did not provide any directions on architectural or front yard setback issues, instead noted that the project should be limited to a 35 % FAR (not including. basement) with all other design element complying with the R1 Ordinance. " . Revised Plans The applicant has revised the drawings and reduced the proposed house from 6,677 sq. ft. (45% FAR) to 5,215 sq. ft. (35% FAR). In the process, a new 1,092 sq. ft. basement is proposed. Other miscellaneous changes to the plans are as follows: · The re-introduction of a second story stair turret element. · The front yard setback is kept at 20-feet to the entry canopy columns and 25-feet to the main house, which conforms to the average front yard setbacks of the neighborhood. . Light wells associated with the basement. 3-1 R-2007-01, RM-2007-29 Page 2 January 7, 2008 · Minor relocation of the second story windows as result of the reconfiguration of the 2nd floor. The project conforms to all aspects of the Rl Ordinance and staff recommends the Planning Commission approve the project per the model resolution. Submitted by: Gary Chao, Senior Planner ~ J Approved by: Steve Piasecki, Director of Community Developme~ ENCLOSURES Model Resolution Exhibit A: City Council Staff Report, November 20,2007 (with attachments) Revised Plan Set 3-2 R-2007-01, RM-2007-29 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A DIRECTOR'S REFERRAL OF A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO STORY 5,215 SQUARE FOOT SINGLE FAMILY RESIDENCE AND A MINOR RESIDENTIAL PERMIT TO CONSTRUCT FRONT AND REAR SECOND STORY DECKS ON THE NEW RESIDENCE SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2007-01, RM-2007-29 Chia-Lun Ferng 21410 Vai Avenue SECTION II: FINDINGS WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the 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 project is consistent with the Cupertino General Plan, and applicable specific plans, zoning ordinance and the purposes of this title; 2. The granting of the special permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare; 3. The proposed home is harmonious in scale and design with the general neighborhood; 4. Adverse visu;li impacts on adjoining properties have been reasonably mitigated. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the design review application is hereby approved subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application R-2007-01, RM- 2007-29 set forth in the Minutes of the Planning Commission meeting of, January 7, 2008, and are incorporated by reference as though fully set forth herein. 3-3 Resolution No. Page 2 R-2007-01, RM-2007-29 January 7, 2008 SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBIT Approval is based on the plan set titled "Femg Residence, 21410 Via Avenue, Cupertino Ca 95014" dated 12/18/2007, consisting of 11 pages, except as amended by the Conditions contained in this Resolution. 2. PRIVACY PROTECTION The project is required to submit a final privacy protection planting plan consistent with the Rl privacy protection ordinance. The required privacy screening trees or shrubs shall be recorded on the property as a covenant to be preserved and maintained. Said covenant shall be recorded prior to issuance of final building occupancy. The applicant shall work with staff to revise the privacy protection trees along the rear property line to use either Arbutus Marina Trees or Pittosporum Tenuifolium (tree version). Revised landscaping plans shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 4. FRONT YARD TREE Any trees required by the Planning Commission shall be recorded on the property as a covenant to be preserved and maintained. The ash tree located at the north east corner of the front yard shall be evaluated by a professional arborist. If the arborist determines that the tree is in decline health or dead, then it shall be replaced by a similar tree minimum 24 inch box. ; 5. PRESERVATION OF THE OAK TREE The Oak trees erroneously noted on the plans as a 12" Ash tree shall be preserVed. A professional arborist shall provide recommendations on specific protection measures that will be required to be carried out prior to the approval of the demolition permit. 6. APPROVAL EXPIRATION Unless a building permit is filed and accepted by the City (fees paid and control number issued) within one year of the Two Story Permit approval (by October 9, 2008), said approval shall become null and void unless a longer time period was specifically prescribed by the conditions of approval. In the event that the building permit expires for any reason, the Two-Story Permit shall become null and void. The Director of Community Development may grant an one-year extension, without a public notice, if an application for a Minor Modification to the Two-Story Permit is filed before the expiration date and substantive justification for the extension is provided. 7. BASEMENT LIGHT WELL The width of the light well shall be no larger than the minimum building code requirements. Light wells shall not exceed 3 feet in width. Revised plans shall be submitted to the Planning Department for review and approval prior to issuance of any building permits. 3-4 Resolution No. Page 3 R-2007-01,~-2007-29 January 7, 2008 8. FRONT YARD SETBACK The front yards setback shall be at least 25 feet as measured from the front property line to the main house. 9. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90- day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 7th day of January 2008, 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: COMMISSIONERS: COMMISSIONERS: APPROVED: Steve Piasecki Director of Community Development Lisa Giefer, Chairperson Planning Commission 3-5 City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3308 Fax: (408) 777-3333 CUPERTINO Community Development Department Summary Agenda Item No. _ Agenda Date: November 20, 2007 Application: R-2007-01, RM-2007-29 Applicant: Chia-Lun Femg Property Location: 21410 Vai Avenue APPLICATION SUMMARY Consider two appeals of the Planning Commission's decision to approve a Residential Design Review for a new two-story 6,677 square foot residence and a Minor Residential Permit to construct front and rear second story decks on the new residence, Planning Commission Resolution No. 6488: A) The appellants are numerous neighbors appealing the following issues: front yard setback, building material, building height, building size, and privacy mitigation measures (appellants are requesting a continuance to the next Council meeting- see attached email request). B) The appellants are the applicants and residents, Chia-Lun & Hsiao-Chen Femg, appealing the following issues: front yard setback and entry/living room plate height RECOMMENDATION The City Council has the following options: 1. Uphold the Planning Commission's decision and deny both appeals; or 2. Uphold appeal A and deny appeal B; or 3. Uphold appeal B and deny appeal A; or 4. Uphold both appeals with modifications. BACKGROUND Generally two-story permits are approved by the Community Development Director. However, the project was forwarded to Planning Commission due to the number of concerns received during the public review period. On August 28, 2007, the Planning Commission considered this project and directed the applicant to revise the plans in 3-6 R-2007-Dl, RM-2007-29 Page 2 November 20, 2007 order to reduce the visual impacts of the proposed house and be more compatible with the immediate neighborhood. On October 9, 2007, the Planning Commission reviewed the revised plans and approved the project with conditions. Both the neighbors (Appellants A) and the applicant (Appellants B) are appealing the Commission's decision (see Exhibit A & B) for different reasons. Please refer to the attached Planning Commission staff reports for a detailed project background and issues. DISCUSSION Planning Commission In response to the neighborhood input, the Planning Commission focused on measures that will help reduce the visual mass and height of the proposed house, de-emphasize architectural elements that are different from the predominate neighborhood and enhance the privacy protection to the adjoining neighbors. The Planning Commission approved the project (2-1-1 vote; Wong/Miller voted yes - Giefer voted no - Kaneda abstained) with the following key conditions: .:. Delete the second floor rear facing balcony. .:. The entry canopy and adjacent living room plate shall be lowered by I-foot. .:. The front yard setback shall be pushed back an additional five feet so that the minimum setback is 30 feet (measured from the property line to the entry canopy feature). .:. The rear yard privacy protection plan shall be revised to reflect the request of the neighbor to the rear. It should be noted that prior to the October 9, 2007 Planning Commission approval, numerous other changes have already been made to the project by the applicant in response to the Commission's prior directions. Please refer to the attached October 9, 2007 and August 28, 2007 Planning Commission staff reports for the detailed report (Exhibit C) Two of the Planning Commissioners recognized that the house is significantly larger than the rest of the neighborhood. However, the same Commissioners also acknowledged that the project is located in a neighborhood with relatively larger lots, therefore the potential for larger homes exist for everyone with similar lot sizes. The majority of the Commission felt that with the changes made in conjunction with the added conditions, the visual impacts from the project will be minimized to a reasonable level. Commissioner Giefer could not support the project because of concerns on neighborhood compatibility. Appeal from the Neighbors (Appellant A) 14 neighbors signed a petition to appeal the Planning Commission decision to approve the project. A summary of the appellant's concerns are as follows: 3-7 R-2007-o1,~-2007-29 Page 3 ~oveTInber20,2007 .:. The Vail Columbus neighborhood has a distinct rural feel. . .:. The look and feel of the neighbor is under assault with the approval of the project. .:. The project does not fully comply with the spirit of the Rl Ordinance. .:. A proposed house is too large. .:. The proposed house is out of character with the rest of the neighborhood. .:. The project will decimate the sense of privacy, light and air that currently exist. .:. The proposed house is not appropriate for the neighborhood. .:. The project does not preserve nor does it enhance the area suitable for detached dwellings. The appellants also recommended several specific changes to the front setback, house size, roof material, siding material, height, privacy planting timing and appropriate window sizes of the proposed house (see Exhibit A) to address their concerns. The . Council should evaluate these suggestions and decide if additional changes should be made to the proposed house. The appellants also submitted additional letters with signatures from the neighborhood (see Exhibit A) An email was received from Linda Gohl, representing the concerned neighbors requesting a continuance of this item to the Council's next meeting. The reason is that some of the neighbors will not be able to make it to the ~ovember 20, 2007 Council hearing. Appeal from the Property Owners (Appellants B) The property owners are also appealing the Planning Commission's decision. A summary of the specific items that the property owners are requesting further consideration are as follows: 1. Front yard setback. 2. Entry canopy and living room plate height. Appellants B would like to request that the proposed front yard setback be maintained at 25 feet (measured from the front property line to the front entry feature) as oppose to 30 feet required by the Planning Commission to retain theIr size of their rear yard. Also, the appellants would like to maintain the proposed entry canopy and living room plate height for aesthetic and interior functional reasons. The appellants believe that they have worked with the City and Planning Commission and have already made significant changes to the project beyond the requirements of the Rl Ordinance. CONCLUSION The Council should evaluate and weight each of the appellant's concerns and suggestions and decide if additional changes should be made to the project. Staff supports the Planning Commission's decision. 3-8 R-2007-01, RM-2007-29 Page 4 November 20, 2007 Prepared by: Gary Chao, Senior Planner ~ Approved by: ~p City Manager Steve Piasec 1 Director, Community Development ENCLOSURES Planning Commission Conditions of Approval with the approved plans Request for Continuance, Linda Gohl, October 25, 2007 Exhibit A: Appellant's (neighbors) appeal and associated documents Exhibit B: Appellant's (applicant) appeal and associated documents Exhibit C: Planning Commission Staff Report October 9, 2007 (Planning Commission Staff Report August 28, 2007 as an attachment) 3-9 A~,I .~' ffj"''^ /:?i. : ..ir~': '!l,. .,. :,...'" . ";",,,,.,,,. c' I ~ 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3308 FAX. (408) 777-3333 Communrty Development Department CITY OF CUPEIUINO October IS, 2007 Chia-Lun Femg 21410 Vai Avenue Cupertino, CA 95014 SUBJECT: PLANNING COMMISSION ACTION LETTER - R-2007 -01, RM-2007-29 This letter confirms the decision of the Planning Commission, given at the meeting of October 9, 2007, approving a Director's Referral of a Residential Design Review for a new two story 6,677 square foot single family residence and a minor residential permit to construct front and rear second story decks on the new residence, according to Planning Commission Resolution No. 6488. Please be aware that if this permit is not used within a two-year period, it shall expire on October 9, 2009. 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, C;~~/cw- Gary Chao Senior Planner Enclosure: Resolution No. 6488 Cc: Tuan Cao, 1515 Tenaka Place, Sunnyvale, CA 94087 3-10 Printed on Recycled Paper R-2007-01,~-2007-29 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6488 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A DIRECTOR'S REFERRAL OF A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO STORY 6,677 SQUARE FOOT SINGLE FAMILY RESIDENCE AND A MINOR RESIDENTIAL PERMIT TO CONSTRUCT FRONT AND REAR SECOND STORY DECKS ON THE NEW RESIDENCE SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2007-01,~-2007-29 Chia-Lun Femg 21410 Vai Avenue SECTION II: FINDINGS WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the 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 project is consistent with the Cupertino General Plan, and applicable specific plans, zoning ordinance and the purposes of this title; 2. The granting of the special permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare; 3. The proposed home is harmonious in scale and design with the general neighborhood; 4. Adverse visual impacts on adjoining properties have been reasonably mitigated. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the design review application is hereby approved subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof; and That the sub conclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application R-2007-0l,~- 2007-29 set forth in the Minutes of the Planning Commission meeting of, October 9, 2007, and are incorporated by reference as though fully set forth herein. 3-11 Resolution No. 6488 Page 2 R-2007-o1,~-2007-29 October 9, 2007 SECTION III. CONDmONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXIDBIT Approval is based on the plan set titled "Ferng Residence, 21410 Via Avenue, Cupertino Ca 95014" dated September 21, 2007, consisting of 11 pages, except as amended by the Conditions contained in this Resolution. 2. PRIVACY PROTECTION The project is required to submit a final privacy protection planting plan consistent with the R1 privacy protection ordinance. The required privacy screening trees or shrubs shall be recorded on the property as a covenant to be preserved and maintained. Said covenant shall be recorded prior to issuance of final building occupancy. The applicant shall work with staff to revise the privacy protection trees along the rear property line to use either Arbutus Marina Trees or Pittosporum Tenuifolium (tree version). Revised landscaping plans shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 3. REARSECONDSTORYBALCONY The plans shall be revised to delete the second story rear facing balcony. 4. FRONT YARD TREE Any trees required by the Planning Commission shall be recorded on the property as a covenant to be pr~served and maintained. The ash tree located at the north east corner of the front yard shall be evaluated by a professional arborist. If the arborist determines that the tree is in decline health or dead, then it shall be replaced by a similar tree minimum 24 inch box. 5. PRESERVATION OF THE OAK TREE The Oak trees erroneously noted on the plans as a 12" Ash tree shall be preserved. A professional arborist shall provide recommendations on specific protection measures that will be required to be carried out prior to the approval of the demolition permit. 5. ENTRY CANOPY & LIVING ROOM PLATE The Planning Commission approved applicant's option A. I addition, the entry canopy and the living room plate shall be reduced by 1 foot. The applicant shall work with the Planning Department to further simplify the design of the entry feature. Revised plans shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. 5. APPROVAL EXPIRATION Unless a building permit is filed and accepted by the City (fees paid and control number issued) within one year of the Two Story Permit approval (by October 9, 2008), said approval shall become null and void unless a longer time period was specifically 3-12 Resolution No. 6488 Page 3 R-2007-01,~-2007-29 October 9, 2007 prescribed by the conditions of approval. In the event that the building permit expires for any reason, the Two-Story Permit shall become null and void. The Director of Community Development may grant an one-year extension, without a public notice, if an application for a Minor Modification to the Two-Story Permit is filed before the expiration date and substantive justification for the extension is provided. 6. FRONT YARD SETBACK The proposed house shall be pushed back an additional five feet so that the minimum setback measured from the front property line to the entry canopy is 30'-0". 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 9th day of October 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: Vice Chair Wong, Miller COMMISSIONERS: Chairperson Giefer COMMISSIONERS: Kaneda COMMISSIONERS: none ATTEST: APPROVED: . Is/Steve Piasecki Steve Piasecki Director of Community Development Is/Lisa Giefer Lisa Giefer, Chairperson Planning Commission 3-13 Appeal to City Council Letter Signatures, Continued: . ~ L.IL{I/ J41 A..:I-JJ'L- 'd sg.~ 21\t11 V:,: f'\^-: ~ !]~ ='J371 V~ -Z\13~ v 0.,,; ~~ . ~~ >l2-f,l lrUu-.bUS h > ~+-Yu-I& 2/~Sl ~I'A(/t, o ~ 10 f/ I Vi!, .f!../ '/ c?; 0 t/lYl1H' (;f ~c'il-(j~ / 2-t 't C;/ v~ J4-u-e . d/97/ 2/?U' ~ . d ~~ :< /150 va:. /Jv.t. Or ~?~ ,;;\/3 70 ~ &. ;N~'tAlCv~ 2-\ l-) 11 u.~"^~ hve ~~ ?~ ~o()e~-(~~A~~rl\S J\3\\ tf)LvHf>v~ AvE. ~ -.. Z-\3g-~ k'V:Z-IC~ plO-c:..e 3-14 November 13,2007 r5J~~~~W~rR\ lr\l NOV 1 3 2007 l!J) Linda Gohl 21411 Vai Avenue Cupertino, CA 95014 CUPERTINO CITY CLERK City Council Members City of Cupertino, 10300 Torre Avenue Cupertino, CA 95014 Re: Planning Commission Resolution No. 6488, Application Nos. R-2007-01, RM-2007-29, 21410 Vai Avenue Dear Mayor Kris Wang and City Council Members, Please find enclosed a petition, which we have circulated to Cupertino residents. This petition is asking the City Council to enforce all parts of the Rl ordinance including the following aesthetic measures that have been overlooked in the past. The Cupertino residents who have signed our petition believe that and we ask that the City Council behave responsibly in interpreting the Rl ordinance, which includes the following: To comply with Rl guidelines a home must: · Enhance the identity of the residential neighborhood. · Ensure the provision of light, air, and a reasonable level of privacy to individual parcels; and... · Ensure a reasonable level of compatibility in scale of structures within residential neighborhoods. What we have learned in this process is that many residents of Cupertino are concerned about the construction of overly large homes in established neighborhoods where the size is incompatible with the existing homes. Judging from the number of recently constructed homes we see in our city, that stand out in stark contrast to surrounding homes, we feel that the city is not upholding the spirit of the Rl ordinance. We are enclosing a petition asking the City Council to not only enforce the prescriptive nature of the Rl Ordinance but also the aesthetic guidelines, as stated above. We feel that this portion of the Rl Ordinance has been constantly ignored and plans for new and remodeled homes have been approved without regard to compatibility in scale. The proposed 6,675 square foot home on Vai A venue is on a street where the average home size is 2,482 square feet does not comply with the Rl Ordinance. We ask that the home be reduced in size so that it ensures a reasonable level of compatibility and scale with the existing neighborhood. L ,,,-~ A.. ~~ ~\3-15 We, the residents, taxpayers, and voters of Cupertino do not believe that a home that is 273 % larger than the average home in our neighborhood is "reasonable" nor" compatible" . We ask that the City Council take appropriate action to prevent "trophy mansions" from destroying the look and feel of our neighborhoods. Si ature Printed name Address /~~ 1 ~{~ ~IlL&I1(C \} ~ l~ Ke~ u(ZA 2..\"3"10 \j; .. Are.. ~E.tV Cr\~tJ~ ~ iltfer L n '3 "yQ/ Ii-. L- ( N OR (j-v I-tL t-Ivrf Ve-: ~ \<.o~~t.\ ? RAtJ\\S ~k t.eJ J"S . Ix. E(, ks ~/3sl vor' e 3-16 We, the residents, taxpayers, and voters of Cupertino do not believe that a home that is 273 % larger than the average home in our neighborhood is "reasonable" nor" compatible" . We ask that the City Council take appropriate action to prevent "trophy mansions" from destroying the look and feel of our neighborhoods. Si ature Printed name ~. M,s, CHkt-J~'?If;:1<.>>A-i<A Address ~ 1 ~, 6 V4-L A--v1;- . 21') D \ Co tvtfl\~l( ~ . -S u;v 0 R. NA~rJ <I. ,.../ 2/32/ CoJ~~ /6 eft: . Chc:t h 21 '$1f-1 Co/JAJnbl/V\J [((,e JvoR~AJ '2.,)3~ COLu/'l~V) cJ a 1350 3 0 & /t(hJ~~~ /Jvtr l-"Nbtt' d (1 d ( ue ;(/lf7o ,!I 2-/ ~J / (~4h7h.J Ii c;]j? f )) 'friI- W,l/;41J I 2-1 f.t 1/ CoOt J/-{J, 3-17 We, the residents, taxpayers, and voters of Cupertino do not bel ieve that a home that is 273 % larger than the average hoole in our neighborhood is "reasonable" nor "compatible". We ask that the City Council take appropriate action to prevent "trophy mansions" from destroying the look and feel of our neighborhoods. Si nature Printed name Address f~# . f~ vt CG.- '""- L--<-' L( J C( r 1(</2..- c ( ~ I. J/PL sJ,~{;, 3-18 We, the residents, taxpayers, and voters of Cupertino do not bel ieve that a home that is 273% larger than the average honle in our neighborhood is "reasonable" nor "compatible". We ask that the City Council take appropriate action to prevent "trophy nlansions" from destroying the look and feel of our neighborhoods. ~ f~O ),'~J Printed name Address ,,^t..\~S~ ~ b( s~~\~ I? 0 b..tl+ D. '(-1t07ttlh tJkN 0 1(06 I ~~Gtf.~4..1wr s ". DY'. ~ S/lNlA ~M{~.\~\WfrV 2..\5<\ 7- t(YCid.-1 ' ~~~_ ;b~ .21'1orVrL.?::-I' rL 4~a.{~ NO? ~~J~ 'cf2/;lftL 1 'tI-: ).J.ft:) 8' )::1..7-1 cH PLA cz /L,~ CH .fL,4(cE' 3-19 We, the residents, taxpayers, and voters of Cupertino do not believe that a home that is 273 % larger than the average home in our neighborhood is "reasonable" nor "compatible". We ask that the City Council take appropriate action to prevent "trophy mansions" from destroying the look and feel of our neighborhoods. v- ev-Go", , Address "7.) L.()l '10-.1' Ave. .{V+; \11 CJ L,... (Je 3-20 We, the residents, taxpayers, and voters of Cupertino do not believe that a home that is 273% larger than the average hOlne in our neighborhood is "reasonable" nor "compatible". We ask that the City Council take appropriate action to prevent "trophy mansions" from destroying the look and feel of our neighborhoods. . fl. (~ l- I ~ Printed name Address "41)1 . ;~ P). ,"c, II f't , et&-ZA8~~1lO ~I"'I' I( 3-21 I ,.-..~".....I'. ,;I'ilfi~~.\, -;it," , ';~. ;;f -:~;f '.~i:'".",. _f/':""f::_~y..r .~ ~ .CITY OF CUPEIQ"INO 1. Application No. 2. Applicant(s) Name: 3. Appellant(s) Name: Address Phone Number Email 4. Exhibit B City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3223 OCT " - r.",7 ~ ~.,' t... .,'1 CUPERTINO c.r:Y CLERK -.-..-- APPEAL >>-2oo?-o/, Rli~2{)D7-E1 f 'l /) a- / / t (7/0. - C(-' Y1 r.eyYJ f . th'd-/m'ry"J) !lfl4-" -~ FeJ/j ->-I(j,(b lk" /Jve {;r-eyf,'ml Cl-OJ>- ~-? - 3 iP -6 ~ . . 3em3 C C @ ~()hOD. C.OYJL Please check one: Appeal a decision of Director of Community Development rA.ppeal a decision of Planning Commission 5. Date of determination of Director or mailing of notice of City decision: t)t':;t - 10 - / 6. Basis of appeal: ~') / 5<2" ct.{&.ehevi (.efiev._,) f4btbS Ur~uj. Signature(s) 1) Please complete form, in~lude appeal fee of$156.00 pursuant to Resolution N6. 07-05 ($150.00 for massage app 'cation peals), and return t<:> the attention of the City Clerk, 10300 Torre Avenue, Cupe , (408) 777-3223. 3-22 Dear all City Council members, After eight months spent on the second design of our house, we are so pleased that it has been favorably considered and approved by the City Planning Commission in the second public hearing as evidenced in Resolution No. 6488 on October 9, 2007. Section II of the resolution has rightly stated: The proposed design has satisfied the following requirements: 1. The project is consistent with the Cupertino General Plan,. and applicable specific plans, zoning, ordinance and the purposes of this title; 2. The granting of the special permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare; 3. The proposed home is harmonious in scale and design with the general neighborhood; 4. Adverse visual impacts on adjoining properties have been reasonably mitigated. We are in the process of making the necessary revisions to the plans to reflect most of the final directions from the Planning Commission in the resolution. However, there are two items that we wish to be reconsidered: 1. The 25 feet front setback; 2. The Entry top of plate is 12'-9"; the top rafter of the Living Room is 15'-0". We are aware of the fact that we are proposing a large house, so we agree to make the 25 feet front setback instead of 20 feet as allowed in the Cupertino City single family R 1 ordinance. Also, we have decided to locate the Entry top of plate at 12'-9" height instead of the ordinance allowable 14'-0" and the top rafter of the Living Room at 15'-0" instead of the ordinance allowable 16'-0". We believe the long list of changes as requested in the most recent neighbors appeal has gone far beyond the requirements in the single family R 1 ordinance, seriously intervening in the enforcement of previously set regulations, and will negatively impact the smooth development of the area to the detriment of all concerned. Thank you for your kind consideration of our proposals. We are confident that your favorable decision will give the future of our city a boost that may improve the general appearance of the neighborhood and enhance the property value of the whole area. 3-23 21471 VAt AVENUE VA' AVENUE ,,/ ? ~ ~. tift ......, ,\1 ~... _ ...:...______ ~.. ",:~,~":};:~;~'::;'?;t~i~f;J;~~;'iii:;;~~~~~;:i~:~~~~~~"".~ -1 3-~4 . ~.~.~ - . - - -...:.--'-:- -~ ',. ~ ...- ~=-'~..;:; ,,' , ri"" " ". ", ~ , .,," .~;~~~J.Y'_:-~, ~l. ~ --:..:::::,~ "";;~~''; ~ - " _. .-.\.. ";":::~_'1~ \ I... .I~<l- ... .' ::..~.~ . :: ' -' .: ~':~J/:... .,... -..;;.._~" .. ~.~". ~'~-~.1 . ~ j;"~:~~~~'-~: ~,~~,~' ~~ -!, ~. - ~"-"- ...... ...~...._- ...---- ....- ...,---: . ~-~~---- :~-.. -~* - - I ,,;~";;,'~r.. -- ':;;".l~ . _ ,...~t-.__ -.,>:~~~~~~.E.""~'~ ;.,1.,.f~ "" ",- 1 -~;-1 ~ ..:. ~ I ~ .~., i/t .~ ~ B.",:l b CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Exhibit C Application: R-2007-01, RM-2007-29 Applicant: Chia-Lun Ferng Property Location: 21410 Vai Avenue Agenda Date: October 9, 2007 APPLICATION SUMMARY: Director's referral of a Residential Design Review for a new, two-story 6,677 square-foot residence and a Minor Residential Permit to construct a front and rear second story deck. RECOMMENDATION Approve either one of the options provided by the applicant (Option A or B) with the staff suggested conditions of approval. Alternatively, the Commission may require additional changes and incorporate them into the conditions of approval. BACKGROUND On August 28, 2007, the Planning Commission considered this project and directed the applicant to revise the plans in order to reduce the visual impacts of the proposed house and be more compatible with the immediate neighborhood. The details of the applicant's revised plans are discussed below. DISCUSSION PLANNING COMMISSION In response to the neighborhood input received at the August 28, 2007 hearing, the Commission directed the applicant to further revise the proposed plans primarily to address visual mass, neighborhood compatibility and privacy impact concerns. The Commission's directions were as follows: Visual Mass 1. Delete the second story stair turret element. 2. Push the house back so that the front setback is increased from the proposed 23'- 6" to 30'-0" from the front property line. 3. Plant additional trees to screen views of the house. 4. Lower the entry feature and living roorr:t plate by 1 foot. Neighborhood Compatibility 5. Revise the front entry canopy columns to be more consistent with the semi-rural character of the neighborhood (material and style). 3-27 R-2007-o1,~-2007-29 Page 2 October 9, 2007 Privacy Impact 6. Provide privacy screening plan according to the R1 Ordinance. The Commission also asked the applicant to consider reducing the size of the home. APPliCANT'S REVISED PLANS The applicant has revised the drawings and provides the Planning Commission with two options on entry colwrin design and garage trimming treatment. The revisions are summarized as follows: Visual Mass Second Story Turret The second story stair turret feature has been deleted from the plans. As a result the maximum building height has been reduced from 27'-10" to 25'-8". ~--' ...... ..~- "r II._~~ Revised Elevation Front Setback The house has been pushed back another 2'-6" (from 23'-6" to 25'-0" - measured from the front property line to the entry element or from 28'- 8" to 30'-4" - measured from the front property line to the nearest wall plane). The project architect has confirmed that the homes immediate to the west (right) and east (left) have front setbacks of 20'-9" and 38'-0" respectively. So the proposed house is position in between the two (at 25'- 0") as a compromise based on the directions from the Planning Commission (see diagram to the right). i Scth::ack Li e ~ =fi:Wj:lt"k. "Home to:U e est f ! ~ ~ '_.-,r" <lC/ I~"" I j' '.... [ , ~ i- i- ; I I . I ,j='"",!" q I I ! i I . ~=-;.:~.~~~~_.:._._~~~ .. !!l ili 'I :1 'il ......------:---......---.. ,....--..--...- +- .'-') 3-28 R-2007-o1,~-2007-29 Page 3 October 9, 2007 Staff Comments: If the Commission wishes, it could require more front yard setback with a condition of approval requiring that the revised plans be approved by the City prior to issuance of building permits. Front Yard Landscaping A revised landscaping plan is provided indicating five new junipers (IO-gallon) along the northwest corner of the front yard. The junipers may grow up to 10-20 feet in height and will help screen some views to the garage. In addition, the applicant is proposing rose bushes in front of the living room and dining room area. The applicant explains that there are really no other areas to fit more trees and that there are already several existing trees in the front yard (three on the project property and four in the public right of way) that they wish to preserve. Also, the applicant does not want to plant a tree that will block views to the front entry of the home. ~ -- Staff comments: If the Commission desires more trees, it could require the removal of smaller trees located near the northeast corner of the front yard and replace them with one or two larger trees with potentially large canopies. In addition, the Commission may consider requiring a tree to be planted in the front yard area in front of the living room. Entry Feature Height The applicant is requesting that the entry canopy and the living room plate not be lowered further. The applicant feels that with all of the other issues responded to, that the intent of the Commission's directions has been met and that the house has been simplified to the maximum extent possible. Staff comments: If the Commission wishes, it could require that the entry canopy and living room be lowered by six inches to one foot with a condition of approval that the revised plans reflecting the change be approved by the City prior to issuance of building permits. Neighborhood Compatibility Front Entry Canopy Design The applicant provides two options on the entry feature design: 3-29 R-2007-0l, RM-2007-29 Page 4 October 9/ 2007 Option A (preferred by the applicant) - simplifies the original two triple circular column configuration to a two double circular column configuration as shown by the illustrations below. Option A has shows a slightly different garage trimming design (arched banding with a keystone at the center). ,.... ." I ; ---~---------------- 'I ~ <i.~. ~ ~ Option B - further simplifies the columns to two single squared column configuration (see illustrations below). Option B provides a more simplified garage banding design that may be more in keeping with the neighborhood. f' - "', = ~~ = .. .. - .. ~- - .. ,~.....- ".-,,- ~~ ~1r Staff comments: The Commission may choose either one of the options or direct additional modifications as conditions of the project. Privacy Impact Privacy Screening Planting Plan The applicant has submitted a revised landscaping plan indicating the required cone of vision from the new second story windows and balconies. J ~ 3-30 R-2007-0l, RM-2007-29 Page 5 October 9, 2007 The trees shown on the privacy screening planting plan will be required to be planted prior to the release of final occupancy of the home. In addition, a covenant will be recorded on the property that Other Changes Window Changes In addition to the privacy plantings, the applicant has voluntarily decided to reduce the size and raise the sill height on one of the windows along the right (east) elevation to minimize privacy impact to the adjacent neighbor (see diagram below). After further discussion with staff, the applicant now has voluntarily decided to either eliminate or raise the other bedroom window on the right (east) elevation so that it will . not have any privacy impact concerns (see diagram below). The revised window design will be submitted to the City for review and approval prior to issuance of building permit as a condition of this project. Decorative Architectural Enhancements The applicant is showing additional corbel or bracket features underneath the first story roof eave along the entire front elevation and portions of the side elevations. This feature is intended to add architectural interest and at the same time visual help soften 3-31 R-2007-01,~-2007-29 Page 6 October 9, 2007 the look for house. The Planning Commission should consider this as an optional feature because the applicant prefers not to have it. House Size The applicant did consider further reducing the size of the home but decided not do due to their functional needs for the proposed house area. According to the applicant, they bought the property at a premium over other smaller lots with the understanding that it could allow a larger house to accommodate their family. Submitted by: Gary Chao, Senior Planner ~ . Approved by: Steve Piasecki, Director of Community Developme r . ~~,' ENCLOSURES Model Resolution Exhibit A: Response Letter from the Project Architect dated October 1,2007. Exhibit B: Planning Commission Staff Report August 28, 2007. Exhibit C: Revised Plans - Option A (preferred by the applicant) Exhibit D: Revised Plans - Option B 3-32 R-2007-01,~-2007-29 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A DIRECTOR'S REFERRAL OF A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO STORY 6,677 SQUARE FOOT SINGLE FAMILY RESIDENCE AND A MINOR RESIDENTIAL PERMIT TO CONSTRUCT FRONT AND REAR SECOND STORY DECKS ON THE NEW RESIDENCE SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2007-01,~-2007-29 Chia-Lun Ferng 21410 Vai Avenue SECTION II: FINDINGS WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the 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 project is consistent with the Cupertino General Plan, and applicable specific plans, zoning ordinance and the purposes of this title; 2. The granting of the special permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare; 3. The proposed home is harmonious in scale and design with the general neighborhood; 4. Adverse visual impacts on adjoining properties have been reasonably mitigated. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits; testimony and other evidence submitted in this matter, the design review application is hereby approved subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof; and That the sub conclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application R-2007-01, RM- 2007-29 set forth in the Minutes of the Planning Commission meeting of, October 9, 2007, and are incorporated by reference as though fully set forth herein. 3-33 Model Resolution Page 2 R-2007-01,RM-2007-29 October 9, 2007 SECTION III. CONDmONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBIT Approval is based on the plan set titled IIFerng Residence, 21410 Via Avenue, Cupertino Ca 95014" dated September 21,2007, consisting of 11 pages, except as amended by the Conditions contained in this Resolution. 2. PRIVACY PROTECTION The project is required to submit a final privacy protection planting plan consistent with the Rl privacy protection ordinance. The required privacy screening trees or shrubs shall be recorded on the property as a covenant to be preserved and maintained. Said covenant shall be recorded prior to issuance of final building occupancy. 4. FRONTYARDTREE Any trees required by the Planning Commission shall be recorded on the property as a covenant to be preserved and maintained. 5. APPROVAL EXPIRATION Unless a building permit is filed and accepted by the City (fees paid and control number issued) within one year of the Two Story Permit approval (by October 9, 2008), said approval shall become null and void unless a longer time period was specifically prescribed by the conditions of approval. In the event that the building permit expires for any reason, the Two-Story Permit shall become null and void. The Director of Community Development may grant an one-year extension, without a public notice, if an application for a Minor Modification to the Two-Story Permit is filed before the expiration date and substantive justification for the extension is provided. 6. ADDmONAL CHANGES The applicant shall make the necessary revisions to the plans to reflect the final directions from the Planning Commission. The revised plans shall be reviewed and approved by the Planning Department prior to issuance of any building permits. 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. 3-34 Model Resolution Page 3 R-2007-Dl,RM-2007-29 October 9, 2007 PASSED AND ADOPTED this 9th day of October 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 Giefer, Chairperson Planning Commission 3-35 AT Home Design 1616 Tenaka Place - Sunnyvale, CA. 94087 Tel: (408) 702-8162 * Fax; (408) Z45-8594 E-mail: Arcl.!ituan@sbcglobal.net ARCHITECTURAL RESPONSE LETTER For 21410 Vai Avenue. Cupertino, CA 95014 Date: October, 01 st, 2007 To: City of Cupertino, Planning Department 10300 Torre Avenue. Cupertino, CA 95014 Re: New single family home 21410 Vai Avenue. Cupertino, CA 95014 Dear Gary Chao: The following itemized responses are corresponding to the Hearing comments dated on August 28th, 2007. The re-submittal includes: one (01) set of complete and revised documents with <<;311 revisions clouded. ARCHITECTURAL PLANNING COMMENTS: 1. The project is required to submit a final privacy protection-planting plan consistent with the R 1 privacy protection ordinance. The privacy protection plan is provided and shown on sheet L.1 with Planting plan. 2. Introduce natural building siding materials along the front elevation and portions of side elevations that will be visible from Vai Avenue. The materials are provided and shown on sheet A5.1 with North elevation. 3. Revise the design of front entry canopy columns to be more consistent with the rural character of the neighborhood in terms of shape, size and/or material. a. The top of plate at the front entry canopy is 12'.9"<14'.0" and shown on sheet A4. 1 with Section. b. The natural stone veneer is used around the columns base and shown on sheet A5. 1 with North Elevation. c. Reduced two columns and shown on sheet A5.2 with East and West elevation. 3-36 4. Provide additional projecting architectural elements such as wood trellis, corbels, reveals, and trims that are made of wood or hardi-wood to help soften the look of the building. Additional projecting architectural elements such as keystone, trim, corbel are provided and shown on sheet AS. 1, AS.2. 5. Delete the turret stair element. The functional turret stair element is removed and replaced with two skylights. 6. Set the house back another 10 to 15 feet to be consistent with the setback pattern of the neighborhood. The 12' width front entry canopy setback is 25'; the rest pf the house first floor setback is 30'.4" at pining room/Living room and 38'-4" at Garage; the second story setback is 37'-4" at Master bedroom and 64'. 10" at Study room. Also, the rear setback is 34'.9" at the Patio. the neighbor who live in the rear of this house does not want this new house is too close to her house. All dimensions are shown on sheet A 1.1 with Site plan and sheet AD with Floor Area Ratio - Lot Coverage. 1f you have any question regarding these responses, please call me at (408) 702-8162. We appreciate your time and effort in checking our design and expecting the permit issuance process. Sincerely yours, 71 Tuan Anh Cao, AAIA 3-37 CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: R-2007-01 Applicant: Chia-Lun Ferng Property Location: 21410 Vai AVenue Agenda Date: August 28, 2007 APPLICATION SUMMARY: Director' s referral of a Residential Design Review for a new, two-story 6/677 square-foot residence RECOMMENDATION Approve the project with the staff recommended changes. BACKGROUND The applicant (Chia-Lun Ferng) is proposing to construct a 6/677 square foot, two-story residence on a 14,900 square foot lot located along the south side of Vai Avenue. The immediate neighborhood is predominately ranch style, single story homes with some two story additions and a newer two-story home (see pictures below). Most of the homes in the project area are located on large lots (10/000 to 18/000 sq. ft.) with relatively lower house size to lot ratio (FAR). The neighborhood has a semi-rural character without any sidewalks or street lights. . Generally, two-story permits are approved by the Community Development Director. However, this project is being forwarded to the Planning Commission for final consideration due to the number of concerns raised by the neighborhood regarding the proposed home. . DISCUSSION Neighborhood Concerns Staff has received email of concerns from four neighbors. In addition a petition was submitted by 24 neighbors expressing concerns about the project. The neighborhood concerns are summarized as follows: . . . .:. The proposed house is too big. .:. The proposed house is inconsistent with the rural style and character of the neighborhood. .:. The proposed house is located too close to the street. , .:. The proposed house will be too imposing to the street and to the neighborhood. .:. Views will be blocked and the proposed house will cast shade onto the adjacent homes. .:. Concerns that the mechanical equipment from the house will be too loud. 3-38 R-2007-0l Page 2 August 28, 2007 Please refer to exhibit A & B for additional details on the neighbors' concerns. Neighborhood Compatibility One of the principle purposes of the R1 Ordinance is to ensure a reasonable level of compatibility in scale of structures within a residential neighborhood. This is basically achieved by having developments adhere to a set of specific development parameters (i.e., maximum lot coverage, floor area ratio, building height, second floor to ground floor ratio, building setback, building envelope) to curtail development intensity to a level generally accepted by the community. Typically the City has allowed new homes to be maximized within the approved frame work of the R1 Ordinance provided that the design and the style of the home are consistent and/ or compliment the neighborhood. New homes are expected to reduce mass and scale to the maximum extent possible without undermining the property owner's functional needs. The City has not in the past required new homes in an R1 zoning district to match the average size or be reduced to a single story home in order to match the general pattern of the neighboring homes. The proposed home is within the allowable maximum perimeter of the R1 ordinance in terms of size, height and building setbacks. However, the following is a list of some very simple architectural solutions that could be made to make the project more in line with the style and character of the neighborhood: .:. Introduce natural building siding materials (Le., wood or hardi-plank) along the front elevation and portions of sid~ elevations that will be visible from Via Avenue. .:. Revise the design of front entry canopy columns to be more consistent with the rural character of the neighborhood in terms of shape, size and/ or material. .:. Provide additional projecting architectural elements such as wood trellis, corbels, reveals, and trims that are made of wood or hardi-wood to help soften the look of the building. .:. Delete the turret stair element. .:. Push the house back another 10 to 15 feet to be consistent with the setback pattern of the neighborhood. This was suggested by numerous neighbors to lessen the perceptive mass and scale of the proposed home from street in short of significantly reducing the size of the home. .:. The third car garage (the garage bay closest to the front entry) should be setback at least one to two feet further from the rest of the garage wall plane (this is a requirement of the R1 Ordinance and has been added as a condition of the project). Staff recommends that the above measures be added as conditions of the project and the revised plans reflecting these changes shall be reviewed and approved by the Director of Community Development prior to issuance of any building permits. 3-39 R-2007 -01 Page 3 August 28, 2007 Privacy Protection The project will be required to adhere to the required privacy protection plan outlined in the Rl Ordinance. There are no second story bedroom windows facing either of the side yards. Submitted by: Gary Chao, Senior Planner __ Approved by: Steve Piasecki, Director of Community Developmenb ')~ ~ ENCLOSURES. ~ I Model Resolution Exhibit A: Emails of Concern from the neighbors Exhibit B: Neighborhood Petition Color Rendering Pictures of Neighboring Homes 3-D Model will be Available at the Public Hearing Plan Set 3-40 R-2007 -01 CTIY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION OF TIIE PLANNING COMMISSION OF TIIE CTIY OF CUPERTINO APPROVING A DIRECTOR'S REFERRAL OF A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO STORY 6,677 SQUARE FOOT SINGLE F Al\.1IL Y RESIDENCE SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2007-01 Chia-Lun Ferng 21410 V ai Avenue SECTION II: FINDINGS WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino,' and the 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 project is consistent with the Cupertino General Plan, and applicable specific plans, zoning ordinance and the purposes of this title; 2. The granting of the special permit will not result in a condition that is detrimental or injurious to.property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare; 3. The proposed home is harmonious in scale and design with the general neighborhood; . 4. Adverse vj,sual impacts on adjoining properties have been reasonably mitigated. NOW, TIIEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the design review application is hereby approved subject to the conditions which are enumerated in this Resolution beginning on page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application R-2007-0l 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. 3-41 Model Resolution Page 2 R-2007-01 August 28, 2007 SECTION III. CONDmONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBIT Approval is based on the plan set titled "Ferng Residence, 21410 Via Avenue, Cupertino Ca 95014" dated May 21, 2007, consisting of ten pages labeled AO to AS, except as amended by the Conditions contained in this Resolution. 2. PRIVACY PROTECTION The project is required to submit a final privacy protection planting plan consistent with the R1 privacy protection ordinance. The required privacy screening trees or shrubs shall be recorded on the property as a covenant to be preserved and maintained. Said covenant shall be recorded prior to issuance of final building occupancy. 4. FRONTYARDTREE A minimum 24 inch box tree shall be planted in the front yard. 5. APPROV AL EXPIRATION Unless a building permit is filed and accepted ]:>y the City (fees paid and control number . issued) within one year of the Two Story Permit approval (by August 28, 2008), said approval shall become null and void unless a longer time period was specifically prescribed by the conditions of approval. In the event that the building permit expires for any reason, the Two-Story Permit shall become null and void. The Director of Community Development may grant an one-year extension, without a public notice, if an application for a Minor Modification to the Two-Story Permit is filed before the expiration date and substantive justification for the extension is provided. 6. ADDmONAL CHANGES a. Introduce natural building siding materials (i.e., wood or hardi-plank) along the front elevation and portions of side elevations that will be visible from Via Avenue. b. Revise the design of front entry canopy columns to be more consistent with the rural character of the neighborhood in terms of shape, size and/ or material. c. Provide additional projecting architectural elements such as wood trellis, corbels, reveals, and trims that are made of wood or hardi-wood to help soften the look of the building. d. Delete the turret stair element. e. Set the house back another 10 to 15 feet to be consistent with the setback pattern of the neighborhood. f. The third car garage (the garage bay closest to the front entry) shall be setback at least one to two feet further from the rest of the garage wall plane. 3-42 Model Resolution Page 3 R-2007-01 August 28,2007 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: ATIEST: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: APPROVED: Steve Piasecki Director of Community Development Lisa Giefer, Chairperson Planning Commission 3-43 Gary Chao From: CSent: To: Subject: Beth Ebben on behalf of City of Cupertino Planning Dept. Wednesday, August 22, 2007 7:48 AM Gary Chao. FW: Notice of Publi Hearing on the new construction on 21410 Via Ave Comment on your application #R-2007-0~.... -----Original Message----- From: fan jiao [mailto:f_jiao@yahoo.com] Sent: Tuesday, August 2~, 2007 9:28 PM To: City of Cupertino Planning Dept. Subject: Re: Notice of Publi Hearing on the new construction on 21410 Via Ave Hello, We don't have much concerns except: - Has this additional demand of electric capacity (roughly extra 3 normal houses in the neighborhood) been considered not only by the city but also by P G & E? Has P G & E been informed? Mr. Fan Jiao of Krzich Place, Cupertino 3-414' - Gary Chao From: Sent: To: Cc: Subject: Bryan Lanser [bryan@museresearch.com] Tuesday, October 31, 2006 10:24 AM Gary Chao garyc@cupertino.gov Setbacks along Vai Avenue Hi Gary Bryan Lanser here. We spoke on the phone a few weeks ago after I complained about the story board that was erected on 21410 Vai Avenue. You had said at the time there were no approved plans, yet the developer who purchased the property has already listed it for sale. It is obviously a spec project, as it has been listed as a 5 bedroom, 4 bath, B072 square foot (yes, over BK square feet, 5 times larger than the average home on the street) two story home (the . existing home was/is single story) with Alain Pinel for $3,750,000. That's an asking price of over $2 million of what the home sold for a couple of months ago. I am angry and upset that a qeveloper can corne in and propose such a monstrous house on our street, and in addition, this behemoth of a home is being proposed way too close to the street. Such a structure will be imposing and will destroy the neighb9rhOod! .As you know, vai has very large lots, but the homes are all set back quite deep on the lots. This allows the street to have a very rural feel, with large. front gardens that truly add a great deal to the look and feel of the neighborhood. Its almost like living in the country, with a wide, open street, large front yards, and homes that are set back to the middle of the lots. This is what attracted us to this street in the first place, and I am prepared to fight to preserve the rural look and feel we hold so dear. This developer obviously does not care at all about the existing homes- on the street, proposing to move this new structure 20 feet closer to the street tha~ the home that is currently on the lot. And looking at the story board in the back, this developer has chosen to sacrifice the front yard and preserve nearly all of the current back. yard, following the current trend to RcoccoonR the family and keep them from engaging with the rest of the neighborhood. This is not acceptable, and I hope the planning commission will influence this project so that it is more in line with the rest of the neighborhood. Just to gather some data, I measured the set back of many of the homes on our street. Below is a list of some of the current set backs off the edge of the street (which includes the large public right away along our street, about 8 feet wide) . 21351: 44 feet 21350: 45 feet 4 inches 21330: 47 feet 5 inches 21371 49 feet 4 inches 21370: 47 feet 7 inches 21391: 50 feet 5 inches 21390: 76 feet 2 inches 21411: 51 feet 3 inches 21410: 59 feet 5 inches (currently) proposed: 39 FEET!! 21431: 51 feet 5 inches. Gary, I really hope the city will help preserve our neighborhood.. I am really distressed and disappointed that speculative real estate profiteers are allowed to corne into a neighborhood, erect an ugly, faux-mediterranean elephant of a house, pocket huge profits, and leave the neighborhood damaged for evermore. Let me know if there is something else I need or can do to stop this project in its tracks. It is unfair to the people who make their homes here to have someone come in and erect a monstrosity with no regard to the rural feel.our street has. 1 3-45 Would a petition from the ~_~t of the neighborhood help thi~ cause? I am happy to circulate such a device if you think it will help reinforce the fact that I know I am not alone in my perspective on this. I hope I have your support on this. All the best Bryan Lanser Resident, vai Avenue. " ", 3-4~ .of Hello Gary and to those concerned, Officialty I am against such a large house. The height will impact my Western view of the skyline and "Sunset", as well as the hours of direct sunshine that my property receives. The sense of privacy I enjoy now will be impacted negatively. The shifting of this structure back on the lot would increase these negative impacts to my.property The overall height of the roofline and structure does not match neighboring homes (Elevation front neighbors). The height and appearance of this structure will be obtrusive from every angle. I am Concerned there will be unacceptable noise from this new structures AlC systems (3) as they are shown behind the garage, adjacent to my side of the house. I would like the choice of equipment reviewed and an engineering study (for relocation and additional "acoustical treatments) with the goal of preventing any noticeable noise in my yard or house during that equipments operation! Note: the Ale units are not shown on the Rear Perspective drawing. Also if . under an overhang (in locatiofl shown on the First Floor Plan) they will produce additional r~f1ected noise (as well as inefficient operation). .~ . I know this project will significantly lower my property values, aesthetically and financially! Please share the attached photos, which can only show a fraction of the impact this new structure will make. Additional concerns as to cRanges in the character of the neighborhood need to be voiced. For 20 years I have enjoyed coming home to this street. After turning off Bubb Rd a calm feeling comes over me. As large new houses have been built, the feeling is chan1)ing. A sidewalk and streetlight with a massive formal house appears, where one there was a ranch style home only separated from the street by a hedge. The petition and local protest were somehow lost, (to prevent the sidewalk and streetlight), I was not aware of how large the house would look until it was built. The continuation of "out of character" growth is forever changing the feel of the neighborhood in a negative fashion (from my perspective). . Will this new construction also require a sidewalk and streetlight? Put in a request for me to not have a side walk or.streetlight! What other insults to the character of the neighborhood will ~eforthcoming, forever changing what I and most of the residents moved h~re to enjoy? Thank you for any efforts you can make to educate and inform others. Please help to resolve this conflict. tiook forward ~9 the Officers of the City of Cupertino taking affirmative action to support our community! Rick Bolander 21390 Vai Ave. (408) 255-1225 j:-.. j c -. ..- c.... 3-47 Page 1 of2 From: Lisa Giefer [Igiefer@sbcglobal.net] Sent: Thursday, January 18, 20074:46 PM To: Ciddy Wordell Subject: FW: 21410 Vai Avenue Contruction Plans Ciddy Wordell Hi Ciddy, Who is the planner on this? I've asked Matangi if she wants the plans mailed to her or if she would like to come to planning. Can you forward this to the right staffer and ask them to get back to me if this is conforming or non- conforming? . Thanks in advance, Lisa From: Matangi [mailto:matangir@comcast.net] Sent: Thursday, January 18, 2007 8:09 AM To: Igiefer@sbcglobal.net Subject: Fw: 21410 Vai Avenue Contruction Plans Hi Lisa, I am trying to get info about a house that is being built behind my house. The address is 21410 Vai Avenue. Dolly Sandovol said that Steve Piasecki is the guy to talk to, but he has not reponded to my email. What is another way that I can find out about the plans? It looks like a MONSTROSITYI The plans in the front shows what the front is going to look like, but I can't figure out the gibberish next to it. Alii can figure out is that it's going to be close to 7,000 sq. ft, 2100 of which is the upstairs. Why oh why oh why? Thanks for you help, Lisa! Cheers, Matangi - Original Message - From: Matanqi To: stevep(Q>.cupertino.org Sent: Monday, January 15, 200712:53 PM Subject: 21410 Vai Avenue Contruction Plans Hi Steve, I spoke to Dolly Sandovol at the Block Leader dinner last week about the house being contructed behind my home. She said you would be the person to contact regarding the plans. The house address is 21410 Vai Avenue. It seems to be on the market currently, and the plans are posted in front of the house. I can't tell what it's going to look like in the back. I was concerned about the impact on our privacy, which we've enjoyed the last 3-48 1 11 0 In"? ' We, the undersigned residents of Vai A venue in CupertiQll, respectfully ask that the Planning Department of the City of Cupertino deny permission to the proposed house planned being built on speculation at 21410 Vai Avenue on the following grounds: L At over 6000 total square feet, the proposed home is much larger than the average 1500 - 2500 square foot home size on our street and presents an officious and imposing fa~ade, negatively impacting the look and feel of the neighborhood. 2. The "Mediterranean Mansion"architectural design of the home is in stylistic conflict with the prevailing ranch and cottage style of the rest of the street. 3. They proposed home is built too close to the street, further exacerbating the imposing fa~de and grand entrance, degrading the rural feel of the neighborhood. 4. Other reasons listed in comments below. We respectfully ask that the City review the proposed design of the house and suggest scaling back the home and placing it farther back on the lot so that the neighborhood is not so drastically and negatively impacted by this project. We thank you for taking into consideration the opinions of our neighborhood and community. Name Street # Comments -g fl..-'-( f'r:IJ 7"" t/(r ! !/1tIJS e-?- Z 13D rQO~Laft?( \\~~ ck;~o 2-l3>~~ -, ~p cJ "'-'2.- 21 ~53 l-=-C::> e-(...:>...c..-4-"" .s -r., <.-c....-t ~~c4 2)sS-1 Too 4,... -Fo r /,,() Ii ,..eI 2/ B 5{) 1f',cd 'Ckvelo~" hbUJe.{fob,q 1-0 ;e...) ~~ ...4- ci.J ~ Ju,fJe: 13 IA..:TTe,A N ~ - VR'Mr~ 5 RvT1ClttvE. rnD~ka.{ Ct dlJl rJv- a.. I 3 7 / J. rT)~~ ;.(J7/ :(1 ?;+-O 3-49 ~ e:- .5'/fr FtvJtJtL."C>J ~ 2/1"0..tJQ..l'4uc f?c~~lrj &/~H~'- ~ JA-CJL c.'\tZ..~c2.- I./,;:- .(!..Iel}y. ~"L, N~ ~"""c-..~ .rlll,.)"C '?-C"'*h\V'i'~ ~I.).... 2-1'-\ l ( JA \ AsJ<i.. 16 \) <3, for "fD c..... . ..s'alrft go~~t:O ''''2 ~t"- A(S.. 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