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.01 DIR-2009-04 Daryl Harris (appeal)CITY OF CUPERTINO City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3308 FAX (408) 777-3333 Community Development Department SUMMARY Agenda Item No. ~ Agenda Date: Tuly 28, 2009 Application: DIR-2009-04 Applicant (s): Mr. Daryl Harris on behalf of Mr. & Mrs. Roy and Andrea Hong Property Location: 10928 Sycamore Drive Application Summary: Consider an appeal of a Director's Minor Modification to allow a 562 square foot addition to an existing single-family residence in the Oak Valley Planned Development District. RECOMMENDATION: The Planning Commission has the option to make the following recommendation to the City Council: a) Uphold the Director of Community Development's decision; or b) Uphold the appeal; or c) Uphold the appeal with modifications. BACKGROUND: The applicant, Roy and Andrea Hong, are requesting a Director's Minor Modification to construct a 562 sq. ft. first floor addition to an existing two story single-family residence located at 10928 Sycamore Dr. within the Oak Valley planned residential neighborhood. A two-story residence currently exists on the parcel. Single-family residential parcels surround the subject site. Please see aerial photo below. 1-1 DIR-2009-04 July 28, 2009 10928 Sycamore Drive Pale 2 Aerial Photo DISCUSSION: 40wner} The project proposes adding two areas on the first floor. A 48 square foot addition is located along the southern side of the house, maintaining the existing 10-foot side yard setback and is not being contested by the appellant. Tl1e remaining 514 square foot addition is to be located at the rear of the existing residence, along the northern side with a proposed side yard setback of 5 feet. The existing wall on the northern side is currently set back 12-feet. The addition will accommodate a new great room and enlargement of the existing kitchen. The residence is currently 3,668 square feet, including the existing garage, and has an FAR of 24%. The new addition would increase the FAR to 28%. The property is allowed a maximum FAR of 40%. The proposed project is consistent with all of the prescribed development standards in the Oak Valley Plaruling District (See Attachment 1). See summary table below: 1 Q938 Sycamore Drive (Appeffant~ 1-2 DIR-2009-04 July 28, 2009 10928 Sycamore Drive Page 3 LOT COVERAGE FAR MIN. SIDE SETBACK MIN. REAR SETBACK HEIGHT Required 40% 40% 5' ONE SIDE, 10' 25' 28' by OTHER SIDE, 6-U-97 FIRST FL Proposed 19% 28% 5' NORTHERN 110.4' FROM REAR 15'-6" AT TOP SIDE, PROPERTY LINE, (9.5' OF RIDGE 10' SOUTHERN FROM PRIVATE OPEN (FIRST FL SIDE, SPACE EASEMENT) ADDITION) FIRST FL Appellant The neighbor whose property immediately abuts the subject property to the north is appealing the Director of Community Development's decision based on the following reasons (see Attachment 2): 1. Although the addition is limited to the first floor, the neighbor's property is 7- feet lower then the subject property. The addition would block scenic views of the surrounding Cupertino hills, which the appellant believes would decrease property values, violate their assumption that the views from their property would be maintained, and violate the open space design principles of the neighborhood. . 2. Concerns that the new chimney along the northern side of the addition would be a fire hazard to the oak tree immediately adjacent to the chimney, their residence, and the Rancho Antonio open space. The project applicant's responses to the appeal comments are provided in Attachment 3. Staff The Director of Community Development approved the addition based upon the following findings: 1. The R1 Ordinance does not protect views from single story projects, and typically single story projects do not require a planning application. However, because the project is part of a planned development approval, planning review is triggered to ensure compatibility of architectural design and consistency of development standards. The original use permit for the development does not have any provisions that prohibit an addition as long as the addition met the development regulations. Consistent with the R1 Ordinance, the original use permit does not have any provisions that protect views from single story projects. 2. The design of the addition will be consistent with the existing residence in style, material(s) and color. 3. The new fire place will be gas burning, and meet all building health and safety requirements, and planning development regulations. 1-3 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION No. OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING THE DENIAL OF AN APPEAL AND TO UPHOLD THE COMMUNITY DEVELOPMENT DIRECTOR'S APPROVAL OF A DIRECTOR'S MINOR MODIFICATION FORA 562 SQUARE FOOT ADDITION AT 10928 SYCAMORE DRNE IN THE OAK VALLEY PLANNED DEVELOPMENT DISTRICT SECTION I: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an appeal to deny the approval of a Director's Minor Modification application, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; and 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan and the purpose of the Architectural and Site Review Chapter of the Cupertino Municipal Code; and NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the appeal of the Director's Minor Modification approval is hereby recommended for denied, 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. DIR-2009-04 as set forth in the Minutes of the Planning Commission Meeting of July 28, 2009, and are incorporated by reference as though fully set forth herein. SECTION II: PROTECT DESCRIPTION Application No.: DIR-2009-04 Applicant: Daryl Harris (Hong Residence) Location: 10928 Sycamore Drive 1-5 Resolution No. DIR-2009-04 July 28, 2009 Page 2 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on submitted plan set entitled, "A Proposed Remodel & Addition For: Roy & Andrea Hong"" consisting of 4 pages, dated May 20, 2009, except as may be amended by conditions contained within. Colors may vary as long as it is a closely related color and does not exceed the light reflectivity value requirements stated in Use Permit 6-U-97's Design Guidelines. 2. GREEN BUILDING MEASURES The City recommends that the applicant incorporate green building measures into the project. The green building measures may include but not be limited to: low VOC paints, maximizing recycled building materials, solar efficiency/ energy, energy efficient windows/appliances/mechanical equipments, maximizing onsite water retention, and draught tolerant and pest resistant landscaping. 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 APROVED this 28th day of July 2009, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSTAIN: COMMISSIONERS: ABSENT: COMMISSIONERS: ATTEST: Aarti Shrivastava Director of Commuruty Development APPROVED: Lisa Giefer, Chair Planning Commission G: IPlanninglPDREPORTIRES120091DIR-2009-04. doc ~-6 ITEM 1.00 1.10 1.20 1.21 1.22 _ 1.30 1.40 _~o.. 1.51 1.52 _1.53 _ 1.54 1.55 1.56 1.57 2.00 2.10 2.20 3.00 3.10 3.11 3.12 3.13 . EXHIBIT 14A DIOCESE OF SAN JOSE PROPERTY, 212 ACRES • CUPERTINO~ CALIFORNIA• • PLANNED DEVELOPMENT ZONING DISTRICT tIPTION TMlPD DEVELOPMENT PLAN Nelgliborl~ood Area .. . _ • .-- s _ -._ ~ -...._ _. ~_ 2 r-.. -- 3 --. _ot Dimensions Lot Areas (minimum) ° 10,000 sf Lot Widths ~ -- ---•--- .....-- - • - Rectangular Lols (minimum at Iront selbeck 70 feet Ilnel •- •---• • ... __. - - Ple Shaped Lols on Cul-de-secs or 70 feet Knuckles (al front selbeck line) ._.• . __ _._. _ . _ . .. __... Lot Coverage Smaximum~ •• . • __._.._ _ ___ _, ._ _.. 40% •_ Floor Area Rallo (maximum) Setbacks (minimum to property line~_~ - _ Front, l st Floor (porches end bay windows . __ can encroach In setback) Side, 1st Floor (fire places and bay windows can encroach In selbeck) Street Side11 st Floor Corner Lot _ •_ . _ __ Rear .. ._..._• ---- - •-- -- Front, 2hd Floor . _, __._ _.. __ Side, 2nd Floor (fire places and bay _ windows can.encroach in setback) Street Side, 2nd Floor Corner Lol_ - _ Building _.... Number of Stories (maximum) Height (maximum from proposed lot elevatlon_~ Street Dimensions Neighborhood Collector: ___ Public Access and Utility Width Roadway Width ~ _ ._. _.. Linear Park Widlh~minimum): _ Sidewalk Side 40% 30 feet _ 20,000 sf ~ 20,000 sf • 70 feel 70 feel 70 feet 70 feet .. _.40% ~ .. 4U% .._ . _.... .. . - -- ~40%for 1st 10,000st, ~ 40% for 1st 10~,000sf, 59.59si for each 59.59s1 for each __ 1000sI.over,1.0,000sf ; 1000sf over 10,OOOsf. .. 30 feet . ~ 30 feel •. .. ~ 5 feel one side, 10 10 feel both sides ' feel other side i 20 feet •• ~ 2U_feet i _ _ 25 feet _, _ _ _. 30 feet _ 35 feel __ _ _ 35 feet _ _ _ 10 feet one side, 15 15 feel feet other side • 20 feel 20 feet two, except lots 1-22, one (or lots 2-1 1-23, 1-25 to 1-30 and • through 2-5 and 12, 1-_64 to 1-71 , . ,.selit level for res_ t _ _,_ _ .._.. 28 (eel 30 Feet _ . , 60 feet 60 feel - _ .28 teal ~ 28 feet 20 teat 20 feel October 30, 1997 10,000 sf 70 feet 70 feel 4 0% _ 40%' 30 feel Attachment ~ Below Market Rate Duet3 8,000 sf total for the I duet 70 feel 70 (eel 4 0% 45% 30 feel 20 teat on garage side, 10 feet other side _ 15 feel 20 feet 30 teal 10 (eel 15 teal I 5 feet one side, 10 t0.feet both sides ~ feet other side 20 feet ~ _ 20 feet - 30 feet- - ~ - 25 feet -~ - _ 35 (eel--- - 35 teal _ _ ~ _ 10 teat one side, 15 15 (eet feel other side 20 feet ~ 20 teal .. , two, except one for two lots 3-1, 3-2, & 3-19 ~ •- - 30 (eel 28 teal . _ -~=1~== ..__. 60 feel 60 feel 28 teal 28 teal 27 feel 2 20 feel ! 27 teal `' two 2B leel• EXHIbI f 14A DIOCESE OF SAN JOSE PROPERTY, 212 ACRES CUPERTINO~ CALIFORNIA PLANNED DEVELOPMENT ZONING DISTRICT ITEM • DESCRIPTION TMIPI~ DEVELOPMENT PLAN • Neigftborltood Area • Below Market Rate u et s D • Communi Areas 1 2 3 4 - __ _ _ _ _ __ _ Non-Sidewalk Side 12 feet 12 feet 5 feet 2 • 12 feet / 5 feet ~ 3.20_ Neighborhood CuI:De-Sac: _ ___ __ - - -- •- 3.21 Public Access and lJlilily Width _ .50 (eat 50 feet 50 feet 50 feel 3.22 _ Roadwa Width Y _ 28 feet 28 feel ~ 28 feet 28 feet _ 3.23 _ _ ... .._. -- Linear Park Width: -•--...--------- _ ___ -- - __ __ __ __ Sidewalk Slde 14 feet 14 feet 14 feet 14 feet _•• ••-. •- _ Non-Sidewalk Side • ___ 8 feet 8 feet _ a feet _ 8 feet _ __ _ _ • •~ Note ~ In the interest of retaining or increasing the setback from an existing tree proposed for retention, It recommended by the project arborist, staff may approve up to a 5-foot reduction In a minimum setback In a mexlmum of 3 cases. 2 The linear park on the sidewalk stile Is widened along the southwesterly stiles of areas 3 and 4 to preserve 30 existing Monterey Pine trees and to accommodate ,the PG3E berm. ~ .' ~ s The front selbaek must beat least 20 feet from the back of the linear park. Aside comer setback shall be a minimum of 12 feel. ,Regardless of lot size, mexlmum house size Is 6500 square feet a Tho Intent of the zoning dlstrlct Is to meet or exceed the eriterla for R-1 development regulallone in Areas 1 and 4 and to the RHS standards for Areas 2 end 3. The site will be master graded to create flat building pads which pads shall establish building heights, The above PD development standards shall supercede requirements relating to Slope Density, Site Grading, Downhill setbacks end Ridgeline reslrictitfons. The lot areas include linear parks and private open space. October 30,1997 Attachment 2 ClJPEtgTINO City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3223 APPEAL 1. Application No 2. Applicant(s) Name: o`f e,h ~ ,tea ~ ~ ~ ~ ~~~~~~ J U ~! - 9 2009 . f C!lFE~TlNO CITY CLERK on 3. Appellant(s) Name: ~c~.;r,rc~ ~~ d-aS S ~ Address ~ ~ ~ ~ 2S S~ L awe cam. ~ :''- ~ G..t~.~[~h v; U~ ~ Sd t y Phone Number ~ 0 ~ ~-= ~ 1 ~ - ~, ~ `~ Email ,r-jr'a `~3 ~ ~ ;rY10. ~ ~- ~ C~,n-. 4. Please check one: ppeal a decision of Director of Community Development °1 Appeal a decision of Director of Public Works Appeal a decision of Planning Commission Appeal a decision of Code Enforcement ' 5. Date of determination of Director or mailing of notice of City decision: 6. Basis of appeal: - M y ~~'u~~' [) r ~- ~e.e.{ i.i ~,,-~, t~,r ASP I~'c:.,`~" ~S ~~?.~ y~ , T1~~ .5 ~t~ ~ o-„.p w ; ~ 4 ~o*'w ~ `13Lz,'~K \/j eHl ~ird~.-. _'~2.i'r 5i ~ v ~t- ~Y ~1.'b~~k . ~~~Tc~'c ~PP(r~ ~~;~ wQY•~ -h, b~~`L~ ~ ~-~t'rc .p1-1~ ~~~°' C~f""~ ~-- (h a~ a n Signature(s) ~3 q ~ (~ ~, 1, ~-~ '~~ ~ ~k ~ Please complete form, include appeal fee of $156.00 pursuant to Resolution No. 07-056 ($150.00 for massage application appeals), and return to the attention of the City Clerk, 10300 Torre Avenue, Cupertino, (408) 777-3223. 1-9 . Attachment 3 assoclaT~s architect s July 10, 2009 City of Cupertino Planning Commission Community Development Department 10300 Torre Avenue Cupertino, CA 95014-3255 RE: Response to appeal of approved project DIR-2009-04, 10928 Sycamore Drive Dear Commissioners, As the architect, for the project, I wanted to respond to the items listed in the "basis of appeal" filed by the side yard neighbor & appellant, Farro Agdassi, of 10938 Sycamore Drive. Backround: As with many families, the current homeowner's space needs and requirements for their house have changed over the years as their family has grown. So rather than selling their home and buying another, they have chosen to expand their existing home as provided for within the City and Community development guidelines to meet their current needs. The Community Development Director reviewed this proposed one-story addition and deemed the project to be minor and approved it on June 3, 2009. It was noted in the approval letter that the addition complied with ALL of the development standards of the City of Cupertino & the Oak Valley Planned Development. - the appellant states, that Since his lot i5 Stepped down 7 feet lower, than the applicant 5 lot, the approved addition will block his views and as Such adversely affect is property value. The appellant rec~uestS, that the wall heights of the approved addition be lowered by 7 feet to reduce the blocking affects. Neither the City nor the Oak Valley development standards provides for preservation of distant side yard views across neighboring properties. By the very nature of the existing stepped building pads between these properties, it would be impossible to have a side yard view from the first floor over an 6-8 foot high fence that sits on top of a 7 foot cut of dirt at the property line. The appellant's second floor plan has secondary bedrooms on the side near the approved addition which have their larger view windows facing the rear yard, not the side yard. The 'OJ91 streater road,suite .3 auburn, ca 95602 phone (530) 268-3055 fax {530; 268-2027 rhassac@sbcrlebal.nei 1-1 1 appellant's master bedroom is on the second floor but is unaffected since it is located on the opposite side of the house. The one-story walls, of the approved addition, presents a minimum amount of massing to the adjacent property and the one story windows protect the privacy of the appellant's rear yard. the appellant states that our proposed fireplace i5 too close to his existing oak tree and presents a direct threat of >ire to his house & the bordering Rancho San Antonio Open Space. The proposed fireplace will be a "gas only" fireplace and does not present any fire issues. - the appellant states that the existing house & the approved one-story addition are located in the Private Open Space Easement. The site plan for the project shows that neither the original house nor the approved addition is located in the Private Open Space. In my opinion, this appeal should have never been accepted by the City without some prior validation of the appellant's issues. I feel our client is being unfairly penalized with the time delays necessary for the City to process this appeal. Respectfully submitted, Daryl V. Harris, AIA 1-12 Attachment 4 CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council members Chair and Planning Commissioners From: Aarti Shrivastava, Director of Community Development Prepared by: Heather Phillips, Assistant Planner Date: June 3, 2009 Subject: Director's Minor Modification (DIR-2009-04) fora 562 sq. ft. one-story addition to the rear an existing single-family residence at 10928 Sycamore Dr. Chapter 19.132 of the Cupertino Municipal Code allows for administrative approval of minor changes in a project. The Director reports his decision to the City Council and Planning Commission in time to allow any Council member or Planning Cornmissioner to appeal the decision within I, fourteen calendar days. BACKGROUND: The applicant, Roy and Andrea Hong, are requesting a Director's Minor Modification to construct a 562 sq. ft. first floor addition to an existing two story single-family residence within a P (Res) zoning district at 10928 Sycamore Dr. The subject property is located in the planned development residential neighborhood in the Oak Valley area. DISCUSSION: The proposed addition will be located along rear side of the existing residence and will have a 5-foot side yard setback on the north side and a 10-foot side setback on the south side. The addition will accommodate a conversion of a library to a guest room, and a new great room off the back and enlargement of the existing kitchen. The residence is currently 3668 square feet including the existing garage, and has an FAR of 24%. With the new addition, the FAR will be 28%. The property is located in Neighborhood 1 of the Oak Valley area, which allows for a maximum FAR of 40%. The project complies with the FAR and all other development standards for the Oak Valley planned development. ACTION: The Community Development Director deems the project minor and hereby approves the modification effective June 3, 2009. The fourteen-calendar day appeal period will expire on June 17, 2009. Enclosure: Plan Set G: \ Plaiululg\ PD REPORT\ DIRreports\ 2009\ DIR-2009-04. doc 1-13 Attachment 5 City Hall _ 10300 Torre Avenue Cupertino, CA 95014-3255 Telephone: (408) 777-3223 _ of ~ ~ - FAX: (408) 777-3366 Cupertino ~ _ ' ~ ~ OFFICE OF THE CITY CLERK December 17, 1997 Steve Zales O'Brien Crroup 2001 Winward Way, Suite 200 San Mateo, California 94404 CITY COUNCIL ACTION. -APPLICATIONS 6-U-97, 4-TM-97, 5-Z-97, 2-DA-97 AND 15-EA- 97 -STEVE ZALES/O'BRIEN GROUP (DIOCESE OF SAN JOSE) -PUBLIC HEARING TO CONSIDER A DEVELOPMENT AGREEMENT FOR THE FOLLOWING: USE PERMIT TO CONSTRUCT 178 RESIDENTIAL UNTTS AND ANCILLARY IlVIPROVEMENTS ON APPRO~IIlVIATELY~ 67 ACRES OF THE 212 ACRE PROPERTY; TENTATIVE MAP TO SUBDIVIDE APPROXIMATELY 67 ACRES OF THE 212 ACRE PROPERTY INTO 178 LOTS; REZONING APPROXIMATELY 67 ACRES OF THE 212 ACRE PROPERTY FROM AGRICULTURE (A) ZONE AND QUASI-PUBLIC (BQ) ZONE TO PLANNED DEVELOPMENT/RESIDENTIAL IP/RES) ZONE AND 145 ACRES FROM AGRICULTURE (A) TO PUBLIC PARK OR RECREATION (PR)' ZONE; PROPERTY IS LOCATED SOUTH OF I-280 AND WEST OF FOOTHII~L BOULEVARD AND RANCHO SAN ANTONIO COUNTY PARK AND STEVENS CREEK BOULEVARD (APNS 342-05-054, -056, -059, -060 AND 342-52-003 At the regular meeting of December 1, 1997, the Cupertino City Council granted a mitigated negative . declaration and approved these applications per Planning Commission Resolution Nos. 4849, 4850, 4851, and 4852, with amendments. A minute order was approved which directs staff to contact the City of Los Altos to ask for consideration of providing improved emergency access for ambulances and reconsideration of their decision regarding opening St. Joseph Avenue to through traffic. Council stated that the developer must agree not to impede the City's attempts to come to an agreement with the City. of Los Altos. Copies of the minute order and applicable ordinances aaze enclosed. The conditions of approval ate as ~nllows: _ -- Analication No. 2-I~~-97: SEC'TION~III• CONDTTIQNS OF APPROVAL 1. Section 13.2 shall be removed. 1-14 Printed on Recycled Paper ADOlication No. 4-TM-97: SECTION III: CONDITIONS ADMINISTERED BY THE COIVLVIUNITY DEVELOPMENT DEPT. 1. APPROVED EXFIIBITS The recommendation of approval is based on Sheet 1 doted November 3, 1-997, Sheet 2 dated .June 4, 1997, and Sheet 3-19 dated November 3, 1997, except as may' be amended by the 'conditions contained in this resolution. 2. NOTICE OF FEES, DEDICATIONS. RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code . Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of , such fees, and a description of the dedications, reservations, and other exactions. You are hereby . further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If • ~ you fail to file a pFOtest 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. GRADING TO FOLLOW EXISTING CONTOURS Tops and bottoms of all slopes shall be rounded to blend with the existing contours. 4. TREE PROTECTION The applicant is required to retain trees as shown on Sheets L8-L14 dated June 1997. A bond in the amount of $100,000 shall be placed to assure maximum protection of said tress during construction. $50,000 shall be retained specifically for oak tree protection, and $50,000 for all others. The Tree Protection Plan as described by HortScience's March 1997 Tree Report shall be implemented. The Tree Protection Plan will include an oak management plan for the individual property owners, which will be incorporated into CC&Rs. An internationally certified arborist - - shall be retained to supervise tree protection. The arborist shall submit two reports to staff assuring that 1) tree protection devices are adequate prior to issuance of any demolition, grading or building permit; 2) trees were adequately protected during construction prior to issuance of final occupancy permits. Prior to issuance of a final occupancy permit of the first home in each area, an internationally certified arborist shall conduct a site visit to observe the protected tress. The bond may be released upon staff review of the final arborist report. - •• 5. PARK MITIGATION __ Park mitigation will be consistent with the Development Agreement. 6. INGRESS/EGRESS EASEMENTS The applicant shall provide an appropriate recorded ingress/egress easement, subject to approval of the City Attorney, for all roadways, including emergency access roads, which traverse properties in separate ownership. The emergency road crossing at Stevens Creek Blvd. shall be 'at grade. The applicant shall use reasonable best efforts to secure a formal agreement for crossing of the railroad right of way. 1-15 7. EMERGENCY VEHICLE/PEDESTRIANBICYCLE ACCESS A deed restriction shall be recorded for all emergency vehicle, pedestrian and bicycle access easements which limits access to these uses. Continued access to the cemetery corporation yard via Stevens Creek Boulevard shall also be permitted. The Stevens Creek Boulevard access shall be constructed as part of the initial development phase. The two other emergency accesses shall be constructed at the time of development of Areas 1 an~4, respectively. Pedestrian and bicycle access to the emergency access road between Cristo Rey Drive and Area 4 shall be added. All emergency access roads will be maintained by the City of Cupertino, except through the cemetery . and through the Forum development. All emergency access gates shall comply with fire department requirements 8. UTILITY EASEMENTS Utility. easements for the project shall be provided on the dedicated park lands. 9. DETENTION BASINS . The detention basin in Area 1 will be located in the panhandle area, unless an alternate location is .selected agreeable to the City and County prior to recordation of the final map. The applicant will solicit comments from Santa Clara County Parks and the Midpeninsula Regional Open Space District prior to submittal of final designs of the detention basins not currently in County Parks ownership. The City will have the ultimate decision making authority on the design.. Any basin proposed on County Parks land will be approved by County Parks. All basins will be maintained by the City. 10. GEOTECHNICAL REQUIREMENTS The recommendations of City's geologist, as stated in their letter of May 28, 1997, shall be performed prior to issuance of grading or building permits. • 11. WII~LL4MSON ACT CANCELLATION The Williamson Act contract shall be canceled on the affected parcels prior to issuance of building permits and recordation of a final map affecting those areas. 12. ARCHAEOLOGICAL RESOURCES In the event any buried prehistoric materials are uncovered, work in the general vicinity shall stop until the discovery has been inspected and evaluated by a qualified archaeologist. , 13. CONSTRUCTION HOURS The first houses constructed shall generally be the houses next to the Forum. The construction (as defined in Chapter 10.48 of the Cupertino Municipal Code, but including demolition) hours for those homes which have construction that generates noise off-site shall be_8:00 a.m. to'6:00 p.m. on weekdays and 10:00 a.m. to 6:00 p.m. on weekends for the first row of houses near the Forum seminary, except as needed for the performance of emergency work. For all other construction, including the homes next to the Forum, the hours shall be 7:00 a.m. to 8:00 p.m. on weekdays and 8:00 a.m. to 8:00 p.m. on weekends. Deliveries shall be limited to construction hours and the developer shall provide a telephone number where residents may phone in complaints. These construction hours will be reviewed as necessary and may be modified. 14. VESTING TENTATIVE MAP NOT APPLICABLE Any approved sheets referred to as "vesting tentative map" shall be considered "tentative map." 1-16 15. PHASING OF DEVELOPMENT ~~ L?evelopment/final map recording may be processed individually for Areas 1 (two phases), 2, 3, and 4. 16. PRIVATE OPEN SPACE AND LINEAR PARKS -. . Use of private open space azeas shall be restricted through CC&Rs in the following manner: No structures (e.g., buildings, pools, sport courts, retainin walls) are allowed. Landscaping approved as part of the development approval shall be retained and maintained by the property owner. The landscaping plan shall be modified to consider the substitution of native for some non-native plants. The final plan shall be approved by City staff. The applicant shall fund a landscape consultant selected by the City to assist in the review of the modified landscape plan. Additional native trees or plant material may be installed by the homeowner in private open space azeas if they are native, drought tolerant, will not create a fire hazard and aze not invasive. An approved list of plant materials proposed by the applicant's landscape architect will be zcluded in the CC&R.s. If imgation is used, it shall be drip or bubbler irrigation. Open spaces adjacent to park lands in Areas 3 and 4 adjacent to grasslands shall consist of a 30 foot fire break area, to be maintained by the property owner. The fire breaks will be a continuous band, free of any structures or fencing. The Santa-Clara County Fire Marshal's office will perform weed abatement services -in the fire break azeas on a schedule to be determined by the Fire Marshal. Funding- of.the services will be provided by the benefiting private property owners, through a method to be determined by staff. No gates are permitted between the private and public open space, unless agreed to by Santa Clara County pazks. If not agreed to, no landscape screening outside the fences is required. In azeas with open perimeter fencing, no solid reaz yard fencing or solid landscaping is allowed to demarcate the boundary between the developed yard and private open space. Only open fencing is allowed between the developed yard and private open space, perpendicular to perimeter fencing. All open fencing shall be painted with dark, flat paint. No penned animals shall be kept in the private open space. The applicant shall dedicate development rights in the private open space areas to the City of Cupertino, the document to be prepared by the applicant and approved by the City Attorney prior to final map recordation. The linear pazks aze included in the individual lots, not in the right of way. The right-of--way shall be 28'. The applicant shall insert into the CC&Rs the following language: "A public access easement is hereby dedicated to the City. The property owner is solely responsible for maintaining the landscaping and sidewalk on the lot, which shall be maintained consistent with the street tree plan." If any property owner fails to maintain the landscaping and sidewalk consistent with the street tree plan, then any other property owner in the development may maintain it and shall be reimbursed from the other property owner for the costs of said maintenance. T-he enforcement of these landscaping requirements and the collection of any reimbursement thereunder shall not be the responsibility of the City. . 'F - 17. PUBLIC OPEN SPACE - Areas designated as public open space and proposed as alternative neighborhood pazk shall be transferred to Santa Clara County, Pazks and Recreation Department. An agreement regazding .said dedication of open space shall be executed so that the transfer may occur after recordation of the final map. The County, the developer and the City shall enter into this agreement regarding acceptance of the dedicated open space prior tQ~he recordation of the first phase of the final map. Acceptance of dedication of the public open space lands by the County will occur upon complete implementation of the Phase One Hazardous Materials Assessment Remediation and as follows: First -phase: Cemetery area, west hillsides (Area A) on attached site plan, accepted after recording of first phase of subdivision map; upon fencing of new cemetery boundary, corporation yard, Snyder house (fencing to meet same standard as current cemetery fencing); upon demolition of the barn west of the cemetery property; upon completion of regrading of the northwest area within the cemetery to be used for future cemetery; and upon written agreement regazding utility and access easements. Second phase: Adjacent to development Area 1 (Area B) on attached site plan, accepted upon demolition of bunk house, determination of location of detention pond in that azea, installation of applicant proposed fences (7' high, 4x4 wire) at mutual boundaries, except that asplit-rail type fence may be located along the access road between Cristo Rey Drive and Area 1; upon installation of new fencing at new pazk boundaries; and upon written agreement regazding utility and access easements. Third phase; Adjacent.to development Areas 3 and 4 (Area C) on attached site plan, accepted availability of water for fire protection and securing of the development perimeter with applicant proposed fences (7' high, 4x4 wire); and upon written agreement regarding utility and access easements. The areas designated as `2leighborhood Park" shall be included in the lands dedicated to the County. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT 18. STREET WIDENING Street widening, improvements and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. All cul-de-sac radii shall be 36 feet. 19. CURB AND GUTTER IlVIPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 20. 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. 21. FIRE HYDRANT . Fire hydrants shall be located as required by the City. 22. .TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 1-18 23. GRADING Cnading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. Rough grading of all roads and individual lots, and the ' installation of erosion control measures, shall occur prior to road acceptance. 24. DRAINAGE ~ ~ - Drainage shall be provided to the satisfaction of the City Engineer. Surface flow across public ' ~ sidewalks may be allowed. Development shall be served by on site storm drainage facilities connected to the City storm drainage system. ' 25. 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. 26. IlVIPROVEMENT AGREEMENT . The project developer shall enter into an ~ improvement 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. a. Checking & Inspection Fees: b. Development Maintenance Deposit: c. Storm Drainage Fee: d. Power Cost: e. Map Checking Fees: f. Reimbursement Fee: g. Park Fees: $ 5.% of Improvement Cost or $1,744.00 minimum $3,000.00 $1,290 x 79.9 Ac. _ $103,071.00 $75.00 per street light $419 +[(178-4)*(9)] _ $ 1,985.00 To be determined prior to recordation of final map Per Development Agreement _. The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the amount of 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. Reimbursement fees to be determined prior to recording of final map. 27. REIlVIBURSEMENT AGREEMENT WITH FORUM Prior to recordation of the final map, the Director of Public Works shall determine an amount to reimburse Forum for improvements p»rs~t to the Reimbursement Agreement between the Forum and the City executed May 16, 1990. Payment shall be made prior to issuance of the first residential building penuit. Should the affected parties disagree with the determination, the applicant shall pay the amount determined and the City immediately will file legal action with the Courts to determine the proper amounts of distribution. The amount will include reasonable offsets for benefits provided to the Forum. 1-19 28. TRANSFORMERS - Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and/or landscaping or located underground such that said equipment is not ' visible from public street areas, subject to staff approval. 29. DEDICATION OF WATERLINE - The developer shall execute a quitclaim deed for underground water rights to Cupertino Water ' and shall reach an agreement with Cupertino Water for water service to the subject development. 3Q. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMPs), as required- by the State Water Resources Control Board, for construction activity which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Provide Sediment & Erosion Control Plan along with the specifications for re-vegetation. 31. NOTICE OF INTENT The applicant must file a Notice of Intent (NOI), as required by the State Water Resource Control Board, for all construction activity disturbing 5 acres or more of soil. The permit requires the development and implementation of a Storm .Water Pollution Prevention Plan (SWPPP) and the utilization of storm water BMPs. Application No. 5-Z-97: SECTION III: CONDITIONS ADMINISTERED BY THE COMMIT.~KITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS . Recommendation of approval is based on Zoning Plat Map (Exhibit A) except as may be amended by the conditions contained in this resolution. 2. OPEN SPACE "Neighborhood Park" shall be "Public Open Space." 3. COMPLIANCE WITH ACCESSORY STRUCTURE ORDINANCE Modifications to the approved plans are allowed if in compliance with the accessory structure ordinance and do not conflict with other provisions in the use permit or tentative map. 4. PERMITTED AND CONDITIONAL USES Permitted and conditional uses found in the R-1 ordinance shall pertain to this development. Application No. 6-U-97: SECTION III: CONDITIONS ADMIlVISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXIBITS The recommendation of approval is based on Sheet 1 dated November 3, 1997, Sheet 2 dated June 4, 1997, and Sheets 3-19, dated November 3, 1997; House Plans 1 through 6 and BMR Plan dated 6/9/97 and as revised with 33' deep garage, Plan 7 dated 6/18/97; Material Board and Color 1-20 Board dated 7/28/97; and Landscaping Plans L-1 through L-7 dated June 4, 1997, and L-8 through L-14 dated June, 1997, except as may be amended by the conditions contained in this resolution. 2. NOTICE OF FEES. DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions. of Project Approval. set forth hereim 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(x), 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. GRADING TO FOLLOW EXISTING CONTOURS .Tops and bottoms of all slopes shall be rounded to blend with the existing contours. 4. ~ TREE PROTECTION The applicant is required to retain trees as shown on Sheets L8-L 14 dated June 1997. A bond in the amount of $100,000 shall be placed to assure maximum protection of said trees during construction. $50,000 shall be retained specifically for oak tree protection, and $50,000 for all others. The Tree Protection Plan as described by HortScience's Mazch 1997 Tree Report shall be implemented. The Tree Protection Plan will _include an oak management plan for the individual property owners, which will be incorporated into CC&Rs. An internationally certified arborist shall be retained to supervise tree protection. The arborist shall submit two reports to staff . assuring that 1) tree protection devices are adequate prior to issuance of any demolition, grading or building permit; 2) trees were adequately protected during construction prior to issuance of final occupancy permits. Prior to issuance of a final occupancy permit of the first home in each area, an internationally certified arborist shall conduct a site visit to observe the protected trees. The bond may be released upon staff review of the final azborist report. . 5. COVENANTS. CONDITIONS AND RESTRICTIONS DOCUMENTS Covenants, conditions and restrictions documents shall be created to implement all conditions of approval which affect individual property owners. The document shall be approved by the City Attorney and recorded prior to recordation of the final map. 6. WILDLIFE PROTECTION A qualified ornithologist will conduct a survey for nesting raptors prior to construction during the raptor nesting season (February through July). The ornithologist will determine the extent of zones around active raptor nests, within which no construction activities, including tree removal, will take place during nesting season. The United States Fish and Wildlife Service and California Department of Fish and Game will be notified of any raptor nests identified in the survey. The mitigation measures proposed in LSA Associates, March 26, 1997 "California Red-Legged Frog Mitigation Plan" shall be implemented, except that the requirement for a solid base to rear yazd fences is eliminated and an informational brochure will be prepared regarding the importance of protecting the frog and its habitat. 1-21 7. PRIVATE OPEN SPACE AND LINEAL PARKS Use of private open space areas shall be restricted through CC&Rs in the following manner: No structures (e.g., buildings, pools, sport courts, retaining walls) are, allowed. Landscaping approved as part of the development approval shall be retained and maintained by the property owner. The landscaping plan shall be .modified to consider the substitution of native for some .non-native plants. The final plan shall be approved by City staff. The applicant shall fund a landscape consultant selected by the City to assist in the review of the modified landscape plan. Additional native trees or plant material may be installed by the homeowner in private open space areas if they are native, drought tolerant, will not create a fire hazard and are not invasive. An approved:Iist of plant materials proposed by the applicant's landscape architect will be included in the CC&R.s. If irrigation is used, it shall be drip or bubbler imgation. Open spaces adjacent to pazk lands in Areas 3 and 4 adjacent to grasslands shall consist of a 30 foot fire break area; to be maintained by the property owner. The fire breaks will be a continuous band, free of any structures or fencing. The Santa Clara County Fire Marshal's office will perform weed .abatement=.services in the fire break areas on a schedule to be determined by the Fire Marshal. . Funding of the services will be provided by the benefiting private property owners, through a method to be determined by~ staff. No gates aze permitted between the private and public open space, unless agreed to by Santa Clara County parks. If not agreed to, no landscape screening outside the fences is required. In areas with open perimeter fencing, no solid rear yard fencing or solid landscaping~is allowed to demarcate the boundary between the developed yard and private open space. Only open fencing is allowed between the developed yard and private open space, perpendicular to perimeter fencing. All open fencing shall be painted with dark, flat paint. No penned animals shall be kept in the private open space. The applicant shall dedicate development rights in the private open space areas to the City of Cupertino, the document to be prepared by the applicant and approved by the City Attorney prior to final map recordation. The linear parks are included in the individual lots, not in the right of way. The right-of--way shall be 28'. The applicant shall insert into the CC&Rs the following language: "A public access easement is hereby dedicated to the City. The property owner is solely responsible for maintaining the landscaping and sidewalk on the lot, which shall be maintained consistent with the street tree plan." If any property owner fails to maintain the landscaping and sidewalk consistent with the street tree plan, then any other property owner in the development may maintain it and shall be reimbursed from the other property owner for the costs of said maintenance. The enforcement of these landscaping requirements and the collection of any reimbursement .thereunder shall not be the responsibility of the City. S. PARK NIITIGATION Park mitigation will be consistent with the Development Agreement. 9. TOT LOTS The two tot lots will be designed and built by the applicant and each shall be completed prior to occupancy of 50% of the homes in Area 1 and Area 4, respectively. The developer will pay for any maintenance of the tot lots until there is 50% occupancy. Development plans shall be approved by the City's Director of Parks and Recreation. They shall be designed primarily with 1-22 landscaping and play areas for children 10 years and younger and will not have rest rooms, sport courts or fields, barbecue areas or picnic tables. Each tot lot shall be designed to include the following elements: Appropriate combination of turf and plant material - Bike rack - Automated irrigation - Benches - Pathways ~ Trash containers Drinking fountain - • Play structures: Each tot lot shall include a play structure appropriate for elementary aged children. To the extent possible, a separate structure or apparatus for pre-school aged children shall be included. At a minimum, each structure should include opportunities for climbing, sliding and swinging. -Each structure shall be ADA, CPSC and ASTM compliant. The City shall maintain them at its cost, up to the standards of other public city neighborhood park facilities. - - 10. INGRESS/EGRESS EASEMENTS The applicant shall provide an appropriate recorded ingress/egress easement, subject to approval of the City Attorney, for all roadways, including emergency access roads, which traverse properties in separate ownership. The emergency road crossing at Stevens Creek Blvd. shall be at• grade. The applicant shall .use reasonable best efforts to secure a formal agreement.for crossing • of the railroad right of way. 11. EMERGENCY VEHICLE/PEDESTRIAN/BICYCLE ACCESS A deed restriction shall be recorded for all emergency vehicle, pedestrian and bicycle access easements which limits access to these uses. Continued access to the cemetery corporation yazd via Stevens Creek Boulevard shall also be permitted. The Stevens Creek Boulevard access shall be constructed as part of the initial development phase. The two other emergency accesses shall be constructed at the time of development of Areas 1 and 4, respectively. Pedestrian and bicycle access to the emergency access road between Cristo Rey Drive and Area 4 shall be added. All . emergency access roads will be maintained by the City of Cupertino, except through the cemetery and through the Forum development. All emergency access gates shall comply with fire department requirements 12. STREET PARING Pazking on internal streets is permitted on one side of the street. On-street parking regulations will be strictly enforced to reduce impacts from increased park use by providing appropriate no parking signs and by patrolling, especially on weekends. 13. SINGLE STORY AND SPLIT LEVEL HOMES Lots 1-64 to 1-71, lots 1-22 -23, 1-25 to 1-30, and Lots 3-1, 3-2 and 3-20 shall consist of single story homes. -All lots in Area 2 shall consist of single story or split level homes, except Tots 2-1 to 2=5 and 2-12 shall consist of single story, flat pad development. 14. DEVELOPMENT STANDARDS - Minimum development standazds shall be those shown in Exhibit 14A. Modifications to the approved plans are permitted if in conformance with these standards. 1-23 EXHIBIT 14A DIOCESE OF SAN JOSE PROPERTY, 212 ACRES CUPERTINO' CALIFORNIA • PLANNED DEVELOPMENT ZONING DISTRICT ITEM 1.00 II 1.10 1.20 1.21 1.22 .1.30 DESCRIPTION ay I - -~- ~~ -...._ - TM1PD DEVELOPMENT PLAN • Betow Market Rate Neigliborliood Area Duet3 _ -__ 2 • .--~- - -- 9 --. ---- 4 _ --- - -- - ----- _ . otDimenslons - -- - --•--- ._---- .~ ..... -•--------- - ~---- - . ~-• --•- ° 000 sf 10 20,000 sf ~ 20,OOD sf 10,000 sl _ - Lot Areas (minimum) , - - _- Lot Widths _ Rectangular Lols (minimum at front setback 70 feel ~ 70 feet ~ 70 feel 70 (eel ___ line) Pla Shaped Lola on Cul-de-sacs or ~ ~ 70 feel 70 (eel ~ 70 feel 70 teat Knuckles (at front setback line) .. __.. 40 / -~ --- • - 40 /° ~ - -~•-- - °- -~ - - _ .._ . -"--" Lot Coyerege (meximum~ '~ ~ ~ '-~~'"- - -"- ° ._ . -~ •- -~ ~ ---•~ ~~ _-._. • _ .- , __ ••-_.._. 40% for 1st 10,000sI, ~ --_ ~ 40% for 1st 10,000sf, Floor Area Ratio (maximum) 40% 59.59si for each 59.59sf for each 40%~ __ 1000s(.over.1.0,000s1 ~ .1000st aver 10,OOOs(. __.. _ _ Setbacks (minimum to property line) ~~~ _ _ _ _ _ _ .. ... .. -- ~ -• ~ • ~ -- - - ~ •-~ -~- Front, 1st Floor (porches end bay windows 30 feet 30 feel . 30 feet 30 teal h In setback) ~ • ~ ~ 1.40 rt~60 ~-- 1.51 1.52 _1.53 _ 1.54 1.55 1.56 1.57 2.00 2.10 -2.20 3.00 3.10 3.1 { 3.12 3.13 __ can encroac__ _,. ___- - Side, 1 sl Flaor (fire places and bay windows can encroach in setback) Street Side 1 sl Floor Corner Lot - . __ . _ __ _ Rear •-• .. ---- - •-- -- Front, 2hd Floor . _• _ __._ _.. __ Side, 2nd Floor (tire places and bay _ windows can encroach in setback) Street Slde, 2nd Floor Corner Lol_ .. _ Building _.... . . Number of Stories (maximum) 5 feel one side, 10 10 feet both sides (eel other side - -20 feet ~20_(eet ~ _ 25 feet , 30 feet . _ _ - _ 35 feet _ " _ _ 35 feet _ _ 10 feet one side, 15 15 feet feet other side _ .. • 20 feet 201eet • two, except lots 1-22, ~ one for lots 2-1 1-23, 1-25 to 1-30 and through 2-5 and 12, 1-64 10.1-71 . . ,. selit level. (or. rest Height (maximum From proposed lot elevatlonl - _ • _ _ 28 feet 30 Feet 5lreet Dimensions - ... _ Neighborhood Collector: __ Public Access and Utility Width 60 feet Roadway Width ~ _ •_• __ _ _ • 28 1ee1 Linear Park Widlh~minimum): _ ._ ._- _ ._ Sidewalk Side 20 teal 60 feel 29 feel . 20 feel October 30, 1997 i 8,000 s( total for the duet 70 feet 70 feet 40% 45% 30 feel 20 teal on garage side, 10 feet other Side 15 feet 20 (eel 30 teal t0 teat 15 teal I 51eet one side, 10 10.feet both sides I I feel other side - 20 feet - 20 feel - _ _ 30 teal _ 25 teat _ __ _ 35 teat 35 feel _ _ _ 10 teat one side, 15 15 feet (eel other side 20 feet ~ 20 feel , two, except one for two lots 3-1, 3-2, & 3-19 ~ ~- - 30 (eel 28 feet .. .._ =-=1--_ _ 60 feel 60 teal 28 teal 28 feel 27 teal ~ 20 teal 127 feel ` two 28 leel• EXHIbt f 14A DIOCESE OF SAN JOSE PROPERTY, 212 ACRES CUPERTINO, CALIFORNIA PLANNED DEVELOPMENT ZONING DISTRICT ITEM • DESCRIPTION TMIPI~ DEVELOPMENT PLAN , Neigl~borl~ood Area Bolow Market Rate D e u ts • Communl Areas 1 2 3 4 _ __ _ _ _ __ __ _ Non-Sidewalk Side 12 feet 12 feet 5 feet ~ . 12 feet / 5 feel ~ 3.20_ _ _ Nellhborh_ood Cul:_De-S_ac: __ _ _ __ ~ - -• -- 3.21 ~ Public Access and Ulility Width .50 feet 50 feet 50 feet 50 feet _3.22 _ _ _ Rosdway Wlditt ~~~ ^-~ _ _•__ 28 feet 28 feet 28 feet 28 feel - -- 3.23 _ _ __ _ Linear Park Width: • ••--• - ~ ~• ~- ~ ~ ---- - ____ • ••--~---~--_ ~-- -• ___--- --- - - - -- -- - •-- Sidewalk Slde 14 feet _ 14 feet 14 feel _ _ 14 feet -- - ~~~ ~ - __ _•• _ . . _ Non-Sidewalk Side . _• 8 feet 8 Feet _ 8 feet a feet _ __ _ Note ~ In the interest of retaining or increasing Iha setback from an existing Tree proposed for retention. it recommended by the project erborlst, staff may approve up l0 8 5-foot reduction in a minimum setback in a maximum of 3 cases. 2 The linear park on the sidewalk side Is widened along the southwesterly sides of areas 3 and 4 to preserve 30 existing Monterey Pine ~ trees and to accommodate the PG3E berm. ~ .~ ~ ~ The front setback must beat least 20 feel from the back of the linear park. Aside comer setback shell be a minimum of 12 feet. Regardless of lot size, maximum house size Is 6500 square teat . ° Tho Intent of the zoning dl~trlct Is to meet or exceed the criteria for R-1 development regulaliona In Areae 1 and 4 and to the RHS standards (or Areas 2 and 3. The site will be master graded to create flat building pads which pads shall establish building heights. The above PD development standards shall supercede requlremenls relaling to Slope Density, Slte Grading, Downhill setbacks and Rtdgeline reslric~tllons. The lot areas include linear parks and private open space. October 30, 1997 15. DESIGN GUIDELINES All residences shall conform to the Design Guidelines (Exhibit 15A), except that Areas 2 and 3 aze not limited to the designs described in Section B1, Architectural Design. All custom built • residences (Areas 2 and 3) aze subject to Architectural and Site Approval (ASA) by the Planning Commission. 16. OUTDOOR LIGHTING • All outdoor lighting sources within the subdivision lots shall be shielded to prevent looking directly into a light source; therefore low-intensity uplighting or downlighting will be required for all outdoor lights. Fixtures shall be located to minimize glare on adjacent property and streets. 17. HISTORIC SNYDER HOUSE • A separate pazcel, of approximately 1 acre, and provided with access, shall be created for the historic Snyder house prior to transmittal of the publicly dedicated lands to Santa Clara County. Ownership shall be retained by the current property owner for two yeazs from date of recordation • of first final map. The two-year period provides an opportunity for interested parties to pursue retaining the house on-site or moving it off-site. The house will be demolished upon expiration of the two-year period if retaining or moving it are not successful, at which time the property will be transmitted to Santa Clara County. The applicant shall post a bond of $50,000 to assure demolition, if demolition is necessary.' • 18. PUBLIC OPEN SPACE Areas designated as public open space and proposed as alternative neighborhood park shall be transferred to Santa Clara County, Parks and Recreation Department. An agreement regarding said dedication of open space shall be executed so that the transfer may occur after recordation of the final map. The County, the developer and the City shall enter into this agreement regarding acceptance of the dedicated open space prior to the recordation of the first phase of the final map. Acceptance of dedication of the public open space lands by the County will occur upon complete implementation of the Phase One Hazardous Materials Assessment Remediation and as follows: First phase: Cemetery azea, west hillsides (Area A) on attached site plan, accepted after recording of first phase of subdivision map; upon fencing of new cemetery boundary, corporation yazd, Snyder house (fencing to meet Same standard as current cemetery fencing); upon demolition of the barn west of the cemetery properly; upon completion of regrading of the northwest area within the cemetery to be used for future cemetery; and upon written agreement regarding utility and access easements. Second phase: Adjacent to development Area 1 (Area B) on attached site plan, accepted upon demolition of bunk house, determination of location of detention pond in that area, installation of applicant proposed fences (7' high, 4x4 wire) at mutual boundaries, except that asplit-rail type fence may be located along the access road between Cristo Rey Drive and Area 1; upon installation of new fencing at new park boundaries; and upon written agreement regarding utility and access easements. Turd phase; Adjacent to development Areas 3 and 4 (Area C) on attached site plan, accepted availability of water for fire protection and securing of the development perimeter with applicant 1-26 Exhibit 15A City of Cupertino Lands of the Diocese of San Jose Design Guidelines for - General Plan Compliance . The following guidelines and considerations are intended to assist project applicants in conforming with the "Visual Considerations" requirements, page 2-18, of the General Plan. . A. Site Development 1. Considerations - In order to "blend into the natural surroundings," site development must begin with an analysis of: . • • Site drainage _ .. • .Topography . • Existing vegetation (both on-site and background) - • Views from the site. • Views from adjacent properties and streets • Design relationships to nearby properties - 2. ~ - • Utilize contour grading to blend into landforms rather than significant padding or terracing. • • Avoid building designs which require extensive grading. B. Architectural Design 1. Style • A minimum of 70% of the residences shall be Cra$sman, Prairie, Cottage, Farmhouse, Shingle and- Carpenter Gothic styles as presented by the Developer. • A maximum of 20% of the residences may be Bungalow, Spanish, Spanish Villa, Spanish Eclectic, Monterey Colonial. - • A maximum of 10% of the residences shall be Timbered Cottage and Country Manor. ~. • Architectural styles shall be carefully grouped in order to achieve diversity and avoid monotony. -- 2. Buildine Mass • inimi~E impacts of large "flat" elevations by the use of bays, varied roof lines, elevation offsets, change of materials, or other techniques which produce shadow patterns. • Individual structures or groups of structures should be subordinate to the existing land form, that is the visual impact of the home should not overwhelm the site. 1-27 3. Materials and Colors • ".Traditional" or natural materials such as wood siding, fieldstone, shingles and shakes are encouraged. Manufactured.materials such as stucco should be used sparingly and should not visually dominate. • Exterior colors for roof and siding materials shall blend with the surrounding natural .landscape. The use of "earth tones" or natural finishes is encouraged. (.Accent colors may be used for building trim, facia, etc.). • Avoid reflective materials and colors (reflectivity value less than 60) for roof and .primary field colors.. Trim and accent colors comprising less than 5% of visible surfaces per house on any elevation may exceed 60 with a maximum of 77. . C. Outdoor Li~htin~ ~• Use only low lighting intensities in order to retain the.azea's unique rural chazacter. • Use fixtures which provide a shielded light source (i.e., up or down lighting) in order to eliminate glare onto adjacent properties and streets. D. Fences • The use of low, "open" fencing is preferred within front yard setbacks. • Fence materials and colors should harmonize with the natural surroundings. E. Landscaping • Use landscaping to minimise visual impacts of buildings and fences. • Plant in random groupings to reflect vegetation on adjacent properties and open space areas. • Avoid formal geometrical on lineaz patterns. • Within linear parks, plant materials and patterns shall smoothly blend with front yard landscaping. • Use native, drought tolerant plant materials. 1-28 proposed fences (7' high, 4x4 wire); and upon written agreement regarding utility and access easements. The azeas designated as `2leighborhood Park" shall be included• in the lands dedicated to the County. 19. PARK SIGNAGE A sign shall be placed ~in the traffic rotary providing directions to the pazk entrance. The location shall be determined by the City's traffic engineer. 20. DE ANZA KNOLL MONUMENT The applicant pledged $1,000 toward a historical monument to mark the Anna. historic site, payable to the Amigos de Anza prior to recordation of the final map. 21. PERIlVIETER FENCING Landscaping and irrigation shall be installed in front of any solid wood fencing on the perimeters of the development areas, except adjacent to developed areas consisting of Forum, the PG&E berm and the cemetery.: Sheet L-2 shall be modified to eliminate solid wood fencing on parcels 4-7, 4-14 and I5, 422 and 23, and 4-30 to 33. Dense shrubbery may be substituted to provide the privacy sought by the solid fencing. . 2Z: DEMOLITION OF EXISTING BUILDINGS The existing bunkhouse and bam will be demolished prior to issuance of a grant deed to Santa Clara County. In the event a survey determines pallid bats are present in the Seminary building, demolition shall occur as directed by a biologist with expertise in their behavior. 23. UTILITY EASEMENTS Utility easements for the project shall be provided on the dedicated park lands. 24. DETENTION BASINS The detention basin in Area 1 will be located in the panhandle area, unless an alternate location is selected agreeable to the City and County prior to recordation of the final map. The applicant will solicit comments from Santa Clara County Parks and the Midpeninsula Regional Open Space District prior to submittal of final designs of the detention basins not currently in County Parks ownership. The City will have the ultimate decision making authority on the design. Any basin proposed on County Parks land will be approved by County Parks. All .basins will be maintained by the City. 25. WATER TANK __ . The applicant shall construct a 2 million gallon water tank, on the location shown on the site plan. It will be built when 25% of the houses secure final occupancy permits or in accordance with safety/fire protection concerns related to water flow, whichever comes first. Construction of the water tank will occur during the dry season (April 16 to September 30). ~ Recommended actions of the City's geologist, as described in their May 21, 1997 letter, shall be implemented prior to approval of building and grading permits. Additional landscape screening (on the south .and west sides of the tank that are visible from the internal portions of the park) and temporary 1-29 irrigation system (until landscaping is established) shall be provided to reduce visual impacts from the surrounding area. The surface of the tank shall be painted with anon-reflective earth tone color to blend with the natural viewing background. The Santa Clara. County Parks Dept. has the authority to review and approve the .construction of the .tank. The water tank will be maintained by the City. The City will reimburse fora 1 million gallon size tank as determined.by the Director of Public Works. ~ - The old water tank shall be crushed in place and the hillside restored to a natural state within 90 days of the new tank's being operational. The Santa Clara County Parks Dept. shall approve the demolition permit. The easement between the old and new tanks shall be relinquished subsequent to demolition. 26. GEOTECHNICAL REOUIItEMENTS The recommendations of City's geologist, as stated in their letter of May 28, 1997, shall be performed prior to issuance of grading or building permits. 27. WILLIAMSON ACT CANCELLATION The Williamson Act .contract shall be canceled on the affected parcels prior to issuance of building permits and recordation of a final map affecting those areas. 28. ARCHAEOLOGICAL RESOURCES In the event any buried prehistoric materials are uncovered, work in the general vicinity shall stop until the discovery has been inspected and evaluated by a qualified archaeologist. 29. CONSTRUCTION HOURS . The first houses constructed shall generally be the houses next to the Forum. The construction (as defined in Chapter 10.48 of the Cupertino Municipal Code, but including demolition) hours for those homes which have construction that generates noise off-site shall be 8:00 a.m. to 6:00 p.m. on weekdays and 10:00 a.m. to 6:00 p.m. on weekends for the first row of houses near the Forum seminary, except as needed for the performance of emergency work. For all other construction, including the homes next to the Forum, the hours shall be 7:00 a.m. to 8:00 p.m. on weekdays and 8:00 a.m. to 8:00 p.m. on weekends. Deliveries shall be limited to construction. hours and the developer shall provide a telephone number where residents may phone in complaints. These construction hours will be reviewed as necessary and may be modified. 30. VESTING TENTATIVE MAP NOT APPLICABLE Any approved sheets referred to as `besting tentative map" shall be considered "tentative map." 31. PHASING OF DEVELOPMENT ~ -- Development/final map recording may be processed individually for Areas 1 (two phases}, 2, 3, and 4. 32. PERNIITTED AND CONDITIONAL USES Permitted and conditional uses found in the R-1 ordinance shall pertain to this development. 1-30 SECTION TV: CONDITIONS ADNIINISTERED BY THE PUBLIC WORKS DEPARTMENT 33. STREET WIDENING Street widening, improvements and dedications shall be .provided in accordance with City Standards and specifications and as required by the City Engineer. All cul-de-sac radii shall be 36 feet.. ~ - 34. ~ ~ 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. 35. 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 foams 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. - 36. FIRE HYDRANT Fire hydrants shall be located as required by the City. 37. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 38. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. Rough grading of all roads and individual lots, and the installation of erosion control measures, shall occur prior to road acceptance. 39. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Surface flow across public _ __ sidewalks may be allowed. Development shall be served by on site storm drainage facilities connected to the City storm drainage system. 40. 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. _ _ 41. IlViPROVEMENT AGREEMENT The project developer shall enter into an improvement 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. 1-31 a. Checking & Inspection Fees: . b. Development Maintenance Deposit: c. Storm Drainage Fee: d. Power Cost: e. Map Checking Fees: f. Reimbursement Fee: g. Park Fees: $ 5% of Improvement Cost or $1,744.00 minimum $3,000.00 $1,290 x 79.9 Ac. _ $103,071.00 $75.00 per street light . $419 +[(178-4)*(9)] _ $ 1,985.00 . To be determined prior to recordation of final map Per Development Agreement The fees described above are imposed based upon the current fee schedule adopted by the City Council: However, the amount of 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. Reimbursement fees to be determined prior to recording of Final Map. 42. REIMBURSEMENT AGREEMENT WITH FORUM Prior.to recordation of the final map, the Director of Public Works shall determine an amount to reimburse Forum for improvements pursuant to the Reimbursement Agreement between the Forum and the City executed May 16, 1990. Payment shall be made prior to issuance of the first residential building permit. Should the affected parties disagree with the determination, the applicant shall pay the amount determined and the City immediately will file legal action with the Courts to determine the proper amounts of distribution. The amount will include reasonable . offsets for benefits provided to the Forum. 43. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and/or landscaping or located underground such that said equipment is not visible from public street areas, subject to staff approval. 44. DEDICATION OF WATERLINE The developer shall execute a quitclaim deed for underground water rights to ,Cupertino Water . and shall reach an agreement with Cupertino Water for water service to the subject development. 45. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity which disturbs soil. BMP plans shall be included in your grading and street improvement plans. Provide Sediment & Erosion Control Plan along with the specifications for re-vegetation. 46.. NOTICE OF INTENT ~ -- The applicant must file a Notice of Intent (NOI), as required by the State Water Resource Control Board, for all construction activity disturbing 5 acres or more of soil. The permit requires the development and implementation of a Storm Water Pollution Prevention Plan (SWPPP) and the utilisation of storm water BMPs. Please review conditions carefully. If you have any questions regarding the conditions of approval, please contact the Department of Community Development staff members for clarification. Failure to incorporate conditions into your plan set will result in delays at the plan 1-32 checking stage. If development conditions require tree preservations, do not clear the site until required tree protection devices are installed. The' expiration date for the use permit is December 1, 1999. (Section 6.4 of Ordinance No. 652 as revised by Ordinance No. 1136). ~ ~ ~ . The expiration date for the tentative map is December 1, 2000. (Section 66452.6 of the Subdivision Map Act). ~ . Sincerely, KIlVIBERLY S , CMC CITY CLERK KS/cs cc: Department of Community Development . Department of Public Works Phillip Savio Cupertino Sanitary District 20065 Stevens Creek Blvd. Cupertino, CA 95014 Chuck Corr . Cupertino Union School Dist. 10301 Vista Dr. Cupertino, CA 95014 City Of Los Altos Gene Longinetti Attn: ~ Jim MacKenzie, Planning Dept. Fremont Unified HS District 1 N. San Antonio Road P. O. Box F Los Altos, CA 94022 Sunnyvale, CA 94087 Nancy Burnett C.U.R.B. 729 Stendhal Lane Cupertino, CA 95014 Kindel Blau OAKS 23005 Standing Oak Ct. Cupertino, CA 95014 Donald Skinner 137-C Redding Road Campbell, CA 95008 Midpeninsula Reg. Open Space Dist. 330 Distel Circle Los Altos, CA 94022 Mike Bruner Sobrato Development 10600 N. De Anna Blvd. Cupertino, CA 95014 Nadine Grant 10463 Heney Creek Rd. Cupertino, CA 95014 Greenbelt Alliance 1922 The Alameda San Jose, CA 95126 Donald Woolfe 1715 Valley View Belmont, CA 94002 1-33 Ann Martin Deborah Jamison 890 Helena Dr. 21346 Rumsford Sunnyvale, CA 94087 Cupertino, CA 95014 Leon Pirofalo. ~ Joe Tembrt~ck Planning Resource Assoc. FAIR 260 State St., Ste. 105 20791 Scofield Dr. Los Altos, CA 94022 Cupertino, CA 95014 Betty Thysen Ruth Shriber 23800 Amapola Ct. #V5 Parks Dept. Cupertino, CA 95014 398 Garden Hill Dr. Los Gatos, CA 95030 Howard Sun Craig Breon 1426 Kring Way . ~ 22221 McClellan Road Los Altos, CA 94022 Cupertino, CA 95014 County of Santa Clara. Historical Heritage Commission Planning Dept. ~ County of Santa Clara. 70 W. Hedding St., 6~' Floor 70 W. Hedding St. . San Jose, CA 95110 - San Jose, CA 95110 Cupertino Chamber of Commerce Bill Hawkes 20455 Silverado Ave 10454 Scenic Ct. Cupertino, CA 95014 Cupertino, CA 95014 Stephen Haze ~ ~ Mrs. ~Smita Patel 22681 San Juan Road 22459 Palm Ave. Cupertino, CA 95014 Cupertino, CA 95014 Planning Dept. Brian Kelly Town of Iros Altos Hills Kelly Gordon Development 26379 Fremont Road 12241 Saratoga-Sunnyvale Road Los Altos Hills, CA 94022 Saratoga, CA 95070 Barbara & Dennis West Dept. of Fish & Game 10670 Cordova Road P. O. Box 47 __ Cupertino, CA 95014 Yountville, CA 94599 U. S. Dept. of the Interior Robert Masuoka Fish & Wildlife Serv.-Peter Cross PG & E 3310 El Camino Ave., #130 245 Market St., Room 1049A-N10A Sacramento, CA 95821-6340 San Francisco, CA 94105 1-34 Los Altos Garbage Co. State Clearinghouse 1285 Pear Ave. 1400 Tenth St. Mt. View, CA 94043-1493 ~ .Sacramento, CA 95814 Bay Area Air Quality Mgmt. Dist. CalTrans District 939 Ellis St. 1 l~ Grand Avenue San Francisco, CA 94109 ~ Oakland, CA 94612 Jennie Micko Dept. of Housing & Community Dev. Santa Clara Valley Water Dist. P. O. Box 952053 5750 Almaden Expy. ~ 1800 Third St. San Jose, CA 95118 Sacramento, CA 94252 City of Saratoga James Lucas Planning Dept. De Anna Community College 13777 Fruitvale Ave. 21250 Stevens Creek Blvd. Saratoga, CA 95070 ~ Cupertino, CA 95014 Rick Steele ~ Dirk Matters California Water Service Central Fire District 1555 Miramonte 14700 Winchester Blvd. Los Altos, CA 94022 Los Gatos, CA 95030-1818 James Huber Evergreen Resource Santa Clara Co. Sheriffs Dept. Conservation District 14374 Saratoga Ave. 888 N. First St. Saratoga, CA 95070 San Jose, CA 95112 The Reverend Michael Mitchell Diocese of San Jose 900 Lafayette Street, Suite 301 Santa Clara, CA 95050-4966 1-35 1. /.~ .. r. w•r•rf rr• wr•wl• .r. ••• ~ ~i~/ ) J 1 wl •.• •w ••M ~~ J. . ~ ~ ~ ,~~ ~~~ ...• .a•.. ......• ~ •w•u \ \~a ,I • I •• :.; /~ .~ .._.~ ~ ` I ~ I ~ ~.r\ Ct/ ~ f "' r _ ~_... ~~ .~..~.~ ~ 't `; •~.+~)7 •. ~ ...~--^- ~' ....: ( ~' ~ • rte.. ~ r;;,f ~ • ~ '~~' rw .. ~ • ~ ~ 1, r '•. . 155.. ~~ ._.... • i .,, ]~ .. .. \\\ \~.\ ~ f ~ ~ •.ra •. .••.~. s•w•. ~•z 1~1{ ~ l~l ......... \ \ \ .vr, ~~' ~ .~ ~: n~•~ •w ••. ~~ ^ a•~.{~ .ti 111 ~~'j ~'° ~: .!~ ' \ ~:~`~ ., .: , ,~ /mar .y r.. .h` /•. ..~~•. f ~.. r -. ` ... r. r 1.~ ~ a •... . A~~+ C ~ . : _ Brian Kangas fwlk o.p,,.... s«...«.. n.ww.r. NOIE: DIOCESE OF SAN JOSE PROPERTY, 212 ACRES . oe ~ ~~i~o ~nui°ocer,`~, "" VESTING TENTATIVE MAP: SITE PLAN _. clrlwl.a s.rrl• a•w• cowl. c...•v.a. ' SNEEf ~T• le 10 EXISTNIG ~ • UNIT 5 ELOCK WALL 'E 31-43 _ _ _ E35'0{'19'E ---------1-- 39.19' I I Attachment 6 AREA SCHEDULE LOT AREA 1533{ S.P. LIVAEIE AREA EXIETING MAIN FLOOR UPPER FLOOR IJ51 E.F. 1,434 B.P, TOTAL 3J85 S.P. N A M IN FLOOR 5{1 S.P. UPPER FLOOR 0 E.P. TOTAL 5{1 S.P. PROroseD MAIN fL00R 7313 6.P. UPPER FLOOR 1,434 E.P. TOTAL 3J415.P. GARAGE EXISTING 4E3 E.P. ~RO POEED 1E3 E.P. COVERED PORCH EXIETING 3{ 5.F. L I PROPOSED S E P. COVERAGE ALLOWED 146%) EXIETING { 901 E.P. 1,10 E.F. PROPOSED fl1%) 1,957 S.P. FLOOR AREA ALLOWED 145%) {,101 S.P. EXIETING 3A{W E.P! PROPOSED (1W%) 4,130 E.P. PROJECT INFO OWNER: ROY 1 ANDREA HONG 10171 SYCAMORE DRIVE CUPERTINO, CA 15014 JOE ADDREfiS: 10171 SYCAMORE DRIVE CUPERTNIO, CA 1501f EUEdNG OCWPAXCY R-3N GROUPS: TYPE9 OP Y-6 COXSTRUCmON: OCOPANCY 8 CATEGORY: A.P.N.: 347-5{-031 &TE AREA: R3{{ 8.9. 1.35 ACREEI EUIdNG AREA: 1730 E.F. FAR: 71% ETORIEfi: 7 HEIGHT: 7{'-3' PARKING: 7 COVERE0.1 UNCOVERED ZONING: RI PROJECT ONE-STORY AOdmOX AND DESCRIPTKN4 COYERED PORCH ADgTN)N TO REAR OF EJOETING TWO-STORY RE&DENCE INDEX OF DRAWINGS AI SITE PLAN = _ VICINITY nAP = F POLAN CTIONS R ASSOCIATES OO arc~i e~cfs A4 EXISTING WAIN FLOOR PLAN EXISTING UPPER FLOOR PLAN 10091 sheehr r4 sla 3 A3 PROPOSED MAIN FLOOR PLAN aubWrn, ca 95802 PROPOSED UPPER FLOOR PLAN 530-268-3055 Aq EXTERIOR ELEVATIONS ronald h, hams daryl v. harris, a,la, Na i i 5 t31 L - w 1 ~ iQ-aoa?-off DIRECTOR'S AP2RQVAL DATE: lo'3-0r1 /l SIGiJATURE• BWLDING SECTION 1 ~'~ a E 5 a "'+re~„ moax"vrtc VICINITY MAP NO SCALe NORTH ~_ 0 ~~ ~~~ ~~~ o~ <~~ SITE PLAN SECTIONS ROOF PLAN 18gG i- MaR ~_~ E DR --__ IVE -- I naY soo9 ehaei rwmber 0 of aheete -- ~~r13_orE ~--- _ 31.05' I I COMMUNI~-BEV. DIR. ~, ro' J da ~ ° 4 6 d ~'~ 'q. ~ ~ J o r fi SITE PLAN - - -/@~, ~B1 BUILDING SECTION I/B' I'-O• NORTH -mil Ai ,.,. - ,.-o• pl.~ ~Q i~ECTORe App~aYp~, ASSOCIATES ® arc ltects _~~ 10091 sbeeter rd, ste, l3 Dl~~E: .S~Ci'aA~U~~: r-e' z-°' 1r- • ,-e' '-p 1 ~_4. auburn, ca 95602 P~~~U Y DEV. DAR. 530 268 3055 o ronald h, harris daryl v, hams, aJ,a. Na C 15{31 4 r-a r - - - - - - - - - - - 7 o b x 5 ~ ~ - 4 \ - -, ~_ I I I ~ 0 ~ ~ '~ i ~ 0 - I MASTER BEDROOM ~ X ~ ~ ~ 4 ------------- I I ~ O _ _ , ~I ~ r I '~, ------------- ----------- ~ Q , ~ ~ , , ---- ----------- ~ MI Q b 4 M. 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