R-2001-17b
10300 Torre Avenue
Cupertino, California 95014
Telephone: (408) 777-3308
FAX: (408) 777-3333
COMMUNITY DEVELOPMENT
CITY Of
CUPERJ~~lO
June 6, 2002
Mr. Dennis Norton
4315 Capitola Road
Capitola, CA 95010
SUBJECT: DESIGN REVIEW COMMITTEE ACTION LETTER - Application R-2001-17
This letter confirms the decision of the Design Review Committee, given at the meeting
of June 5, 2002, approving a new 2Al1 square foot, two-story residence with a basement
resulting in a floor area ratio of 45% and an exception for a second story deck, according
to Design Review Resolution No. 80.
Please be aware that if this permit is not used within one year, it shall expire on
June 5,2003.
Also note that an appeal of this decision can be made within 14 calendar days of the
decision. If this occurs, you will be notified of a public hearing which will be scheduled
before the Planning Commission.
7$;jJj,
Peter Gilli
Associate Planner
Enclosures:
Resolution No. 80
Cc: Papken Der Torossian, 21978 Via Regina, Saratoga, CA 95070
gplll/wing/ORe COll1mit.teej octionletfer R-2001-17.doc
Pnnted on Recycled Paper
R-2001-17
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 80
OF THE DESIGN REVIEW COMMITTEE APPROVING A NEW 2,411 SQUARE FOOT TWO-
STORY RESIDENCE WITH A BASEMENT RESULTING IN A FLOOR AREA RATIO OF 45%
AND AN EXCEPTION FOR A SECOND STORY DECK.
SECTION I: PROJECT DESCRIPTION
Application No.:
Applicant:
Location:
R-2001-17
Papken Der Torossian (Dennis Norton)
10430 Stern 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 not met the burden of proof required to support said
application; and has not satisfied the following requirements:
1. The project is with the Cupertino Comprehensive General Plan, the zoning ordinance,
and the purposes of this title.
2. The granting of this permit will not result in a condition that is detrimental or
injurious to property or improvements in the vicinity.
3. The proposed residence will be in scale and harmony with the general neighborhood,
since the second story has sufficient transition from single-story to two-story elements
and the proposed residence as conditioned with use materials that are compatible with
the predominant neighborhood pattern.
4. The proposed residence is consistent with the design guidelines approved by the City
Council. The project provides adequate transition from one-story elements to two-
story elements where the neighboring homes are single-story.
5. The proposed residence will not result in significant adverse visual impacts as viewed
from adjoining properties.
6. The deck design is such that it decreases privacy intrusion to adjoining properties to
the greatest extent, due to the small size of the deck and the privacy planting
proposed.
Resolution No. 80
Page 2
R-2001-17
June 5, 2002
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the request for design review and a deck exception is hereby
approved; and
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application R-2001-17 set
forth in the Minutes of the Planning Commission meeting of, June 5, 2002, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROJECT
This approval is for a new 2,411 sq. ft., two-story residence with a second story deck
based on the plan set entitled "Der Torossian Residence" by Dennis Norton, Home Design
and Project Planning, last updated May 6, 2002, as amended by this resolution.
2. WOOD TRIM
Wood trim and sills shall be used around all windows and doorways. The trim and sills
shall not be painted to match the stucco wall exterior.
3. BASEMENT
The design of the lightwellj stairwell serving the proposed basement shall comply with
Section 19.28.060 of the Cupertino Municipal Code, to the satisfaction of the Director of
Community Development, prior to the issuance of building permits.
4. GARAGE
The visual alignment of elements along the garage fa<;:ade shall be improved, to the
satisfaction of the Director of Community Development, prior to the issuance of building
permits.
5. PRIVACY TREES
The approved privacy plan proposes 12' tall Cypress trees in the southeastern corner of
the property. In the event that the applicant is unable to acquire 12' Cypress trees, the
tree species may be substituted with another species enumerated in Chapter 19.28 of the
Cupertino Municipal Code. The substituted specimens must be at least 12' tall when
planted.
6. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property
owners of the privacy protection measures and tree protection requirements. The precise
language will be subject to approval by the Director of Community Development. Proof
Resolution No. 80
Page 3
R-2001-17
June 5, 2002
of recordation must be submitted to the Community Development Department prior to
final occupancy of the residence.
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) (I), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other
exactions. You are hereby further notified that the 90-day approval period in which you
may protest these fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-
day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
APPROVED this 5th day of June 2002, at a Regular Meeting of the Design Review Committee
of the City of Cupertino, State of California, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Commissioner Saadati and Chairperson Auerbach
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Isl CiddyWordell
Ciddy Wordell
City Planner
I sl Marc Auerbach
Marc Auerbach, Chairperson
Design Review Committee
G: \ Planning \ DRC\ res\R-2001-17 res,doc
o
e
I
T
o
"'.u.""",,,"u.COI<~.""''''tV.M_'-'1!'''"m'''''I'''').''''''-'''''~''''lt,O''''s.
.,-"""..,""""""-,.""~
'_OONm.,"""""-'""'."'.""....y""-"n.JlU"""~_
~~~f;~E~o~~;;;~.::::_. _0"'",
,. NO ,,"$Ct< ." ". "'''' lIIY~" ""'>NT""''''' """''''' C'HER no.... ~"" ",-..~Ot< ""
,ro."TI<"'-~'~_..08Tv...."""""".""'""'1.l mBO ""<<,""SIP","",,,,,.'li:<JI! "...............'" D!l't
,."'-'-~"""'"oct<N<C_"1l<..,.."""."...Cn>o<~n,~"".ll;'....'*','()J'TH<llllL.
_"..."'TOI..1IC~""....,liU'...""<61""""""'"t~"I'"""'~><S!:<mc,""""O,
, .0 ,,,"'''' "..,.,., ...... ""Ill 'TIll OC\jp^,,,,,,, '" """ ""''''''".. oct<S'1llUC1101l ,,:~.mn ""1:"
"."", OS _~ ''JJ.Jl.OlJl:C 'm.~"'. '" ...._"OF"'-" w<lER ""'OO>EO .'- c"" ",,-.rr _."'< <><n
~.::.~~,,=~~__DOIIE~_N.l.a.-
hlECHANICAl:
.,.,t..)""u~"JV'"""""""'-f'L'-'-;;~"""""~.v....:~
~;
~4
~.wtfi:)
-O~Al. _CT C:O'iE:~A(;C
?: ,-0, COVERAGE ~4.7% L~T COIil:'<AGE
LQUR ~RU R~"fC- = 2Ll"
, .. - 'j:"':";" ~ II
S 0 f n I ,;~,-~
~ AII"~M. 0 -CJCY::;' \.. \ 1- I ~ ;'~:':: :,
~ I' '"""~III"'A;;;;;;;;;N~~7rnwM'"~m" I
DR<<:: lj)lw~~ l,f ~J ER =SSA
---~-~-----f ""'f'E/. 0 "';,~j ~_'",_o,",' 'i!i~,V"'C: ','
r'^,~ _:...._--.: ',l~\laIfImllm -J~~,t74~., ---,"'- '
~__~ sm:~'<<<'0I.)>< _~ C~L,e M<l.n,i!g~r
",-,V'""""
'0....."".
~o ;;;;.
"-ll"'""''''
12,T_" ~
I 0
S
~
unU'lES CONTACT-
F~CifIC 031\::; ANU E~ECTRIC
FACIFIC9ELl
~\_~..=
~ K~
~.......-
i:<..>:<~....,_"""-f2
.......,..=. rFf1
---
....."",,"- "'" "',.1ITh
.......
~~:~:% ~;;~ ~:;~::;;
1I.l.UII"'-'tO....,__IO_I'CT'lI'.
~~_~__"':' _ E:_~__
fRAI,llHG.F1NISliEs,m.:
lRtJSSE5/STR\JCT\.JRAL:
D,8OI.ThS;""""""_TO..."'.3f)'u~..,1WnT1-""""'.N.L""!>~N.L'.TI"'H"'..
",...._'1.AWI""'~_'"l't.'on_orn,.,',:;"''''''''''-'''''"'''"''JIlIl,'''
....""'Tllv...__..._"""'""""""..-""""..., ""<1H'~...=""0II.L
t~~~~~r~~:i;:'L.::='!i$l<~ ~~ ~~."'~"'~ ~;:'tJ.',~'"
,.. cae......""'""'........ ,"",. "~""" "" .'_C' >....uc.. ,"0 ill'""""'''!II "" "'" 1>'" fO--" "^'....
"""""<SO"""..oLNUroll......."'''''" PI"rn>>W.l.>'o:CI/R""'" ,S1\.O
1.,..... OR.ott S>L<u. Sl"" ("~IIIl\J" U:' ....."'''' """"""""
~.....""""""''''''''''"!tOT.......'-'''~'lAN.'''iIEREVEG<r~''''''H''"^"\C'''...$(S
.. ,.,...."",....- <<_.. _ ........_,,"" """"""..,. __ "''''...."" K
""~1E'."...""_""'.."'...""'"":;.
~
>
Z <( C
<( z
" '" Z
W
.,. e- "-
,n "
::r 0
0 "
e- +
0
ct ~
W
0
.
; I
z = :
000
~ ~~ i
o zZ .
Z ~j i
:'
rJ) at)
Z ~j .
Q J:~ i
0
c..
LL
erO
w
>c
CI L'
UW
U
W
J
I
I
I~sl'
-.... C~N
'1:- :'~::/~II
IQ1l
~
IlPPIIOVJl\l,
lIRC
lJllll1~III!i'll
l
, I
t....~::---------'.--+---.------t. ~L -l \
,~\ '_0' / =+= m" ----- ..____________!______u_~u.
r--=~/' I - ......(~~~~~ l I
r~.I~Lt ~~ ,~(llll'. ~----l
\ . I ll;~" -", ff-L ' i
''''I""' ,.1.:....... / ,~... ...., i.. . r '
''\ ~~~/. ; .......... .__1 . u.-+
\ \y/.'~I'~-"'! ~ i
\---------T~:~:.. m n~~\__~.!~..------------l---u-
\ ".co" 1"'_1 0
I ~ Sf€!) ~
\ ~, ---~.;
I~-~-~
,"REA MAP
__ __?~TE _PLAI'-J
LOT SIZE 5353 sq.ft.
0.:
w
o
.
~ I
z ".-. ..'
I ~ ~~
Ir-(z j
~~j ~
~fL ~
~~~ ~
~ ~~ i
~ If!. i
wZ
I <{
- ~
u: 0..
j@""'''
.... DRN
~C'B
11- lZ;'8/001
wi
:::RIVEWAV
__-c+
56 ------ \
N
>
~
Z
~
'0
I!I'"'~~.'
'!-,)57:=>;: L
I'n'~.'"'.."
1Jf30 T~;~~S1~~
UPERTINO, C'"
ARfA M~
FAMILY
9'-<!"CElU"G
,,~
t-H-
~....--1-.._. -
'."""'... ."'-1.'"
; ~
L ,,',
'.u"._..,_~
~, '5.-6'~
Up:::-~EF-'<
~s.,: LC\^/E?
~'=:_2__Q_~___~= ~.~,.:
DC
LLJ Vi
'5:2
8<(
-.J .._1
c...
cD
DC
Cr::8
W CJ
Q.-.J
[L
1- ,0Moo'
- lJ"r>:
_10>. STERN
!I- 'U;9/ool~
r 3 I
I.. -I
(F) ~;.j.~ii~?_ ~1.~P"5 .\N~LL
@ ~~,LE~~~~~~:"JO:ST
@ :;'~f'A~'T~N}'fER;t:~"(;;;;'"
, " O'e~'~"'H
~!
:~~:u -,' ),?~ : ; ~f~m
'" ~I 'fe'CO"I.
il lr---~.' I
.
c.
CD ~~M~4:~~_~
2~~ S1\!D ~AU
GA,R A8~
__ ~/8. 1'rI't")r' s.;~TIlo.:~ TO ~A."'IEllS
~~~:~~~~~tf~~"'
~:'~:'g/~ ~~?!~C<~
!"w;.,.i cr
L .
-;.."",/~-
':A'Wc~~~~i35LJ>J3 STE"'DOWN
~;~:""'1!Pil;:;:;>\:\\
'. /-i-~~~~~';.~tF."
-+----- Y'jl .:::;:::. .m. "., oc
'I /~"'~,.:
:l ~m;-. .":"~.
---+
(13) ~;~ ~"'~' ~~t:~
=v'''e~.rM:<Ct<-..,
'O"~""""""'O"
"',-,"I'I<!.OI"NO""'"
"""",CNfCoI'CC'\'"
TG'~"- -.'.~.Ol",
cg ~~I~~~~;:~~ALL
"'~
Z <0
~ ~~ ~
n (flu::: <(
@; g~
,--- ~i:::'
"'
L.u
'"
i
Z
wz
2<1:
W.I
IJJ[L
<(
CD
BASEMEN- P~p.,N
-.. OO'-L<, v.- ~ ,..-,,-
I
-s.s~rDER.1
.... "" I
aID. STERN
I: w" II
t.4_11
,-
_._'----'---~--,---=~
r~- .-~=f CB:~ r~~G<'<.S
--... / R~~""
_ >h-.J/CC'C?) :2,E,~-"" R' ,>,
--------===-~.. I ,/ /"""'~ ,-
01 r'~ l1'f I:; 7=e_,~ 1,
Lu] :!~ It H ml~ :~"
~ i .. \' I ,~I ~ I=~
I
'-'~~~~~
, -:'O/;':~lii":':F-
_.-=~'''''
,....T'-f".~
MonTH
_ ~IIL_
./~~.o~"
// 2~~ CQ~:)
, .
I //~_~~~~
~~
_v.l""'" "'
42~M ;I':
72o'M\
\2.--!o:;;K",,'"
I 5-20>-'
[ .111\\
"
I ~ 0' . :,!
I-Z2:"
U:oC Z ..~
! 0 z~'"
Z!.l ,<S
.. '
. ,
III (lr ~
... 0 ~
illll r'_
Z !il:. I
w"u
o .-~
',~J V
w
>->
~
~
c::i
W
t;j
,
~
<'1
~:
~n
~
~
I-
:;:
UJ
Fd
5>
17-R-01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 69 Denial
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO DENYING A NEW
2,605 SQUARE FOOT TWO-STORY RESIDENCE WITH A BASEMENT RESULTING IN A
FLOOR AREA RATIO OF 45% AND AN EXCEPTION FOR A SECOND STORY DECK.
SECTION I: PROJECT DESCRIPTION
Application No.:
Applicant:
Location:
17-R-01
Papken Der Torossian (Dennis Norton)
10430 Stern Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more public
hearings on this matter; and
WHEREAS, the applicant has not met the burden of proof required to support said application; and has
not satisfied the following requirements:
1. The project is not consistent with the Cupertino Comprehensive General Plan Policy 2-19
regarding neighborhood protection from visually intrusive effects with adequate site design; the
zoning ordinance Section 19.28.060(E)(5)(b) requiring second story offsets, and the purposes
of this title.
2. The granting of this permit will result in a condition that is detrimental or injurious to property
or improvements in the vicinity.
3. The proposed residence will not be in scale and harmony with the general neighborhood, since
the second story does not have a sufficient transition from single-story to two-story elements
and the proposed residence uses materials that are not compatible with the predominant
neighborhood pattern, nor does the proposed residence achieve a high level of neighborhood
com pati bili ty.
4. The proposed residence is not consistent with the design guidelines approved by the City
Council. The project fails to provide an adequate transition from one-story elements to two-
story elements at the leftmost edge of the front elevation, which abuts an existing single-story
residence.
5. The proposed residence will result in significant adverse visual impacts as viewed from
adjoining properties, particularly the property to the north of the subject site, due to insufficient
transitioning from single-story to two-story elements.
Resolution No. 69 Denial
Page 2
17-R-01
December 19, 2001
6. Since the proposed residence is not consistent with the zoning ordinance and design guidelines,
the finding cannot be made that the deck design is such that it decreases privacy intrusion to
adjoining properties to the greatest extent.
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 and second story deck exception is hereby denied; and
That the subconc1usions upon which the findings and conditions specified in this resolution are based
and contained in the public hearing record concerning Application 17-R-01 set forth in the Minutes of
the Design Review Committee meeting of, December 19, 2001, and are incorporated by reference as
though fully set forth herein.
DENIED this 19th day of December 2001, at a Regular Meeting of the Design Review Committee of
the City of Cupertino, State of California, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chen and Chairperson Auerbach
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Isl Ciddv Wordell
Ciddy Wordell
City Planner
Isl Marc Auerbach
Marc Auerbach, Chairperson
Design Review Committee
g/planningldrc/17-R-Ol reso.doc