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.05 RM-2007-14 Reza Raffii CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: RM-2007-14 Applicant: Reza Rafii Property Location: 10484 Byrne Avenue Agenda Date: August 28, 2007 APPLICATION SUMMARY: Consider an appeal of a Design Review Committee approval of a Minor Residential Permit for a second-story rear deck on a new 1,794 square foot residence. RECOMMENDATION: The Planning Commission has the following options: 1. Uphold the decision of the Design Review Committee; or 2. Uphold the appeal; or 3. Uphold the appeal with modifications. BACKGROUND: On June 21, 2007, the Design Review Committee approved a residential design review for a new, two-story 1,794 square foot residence located along the east side of Byrne Avenue close to the corner of Byrne Avenue and McClellan Road. Due to the extraordinary physical constraints of the site, the Committee also approved several exception (R-2007-23) requests to the Rl Ordinance (ground floor side yard setbacks, second floor setback surcharge and the second floor exposed wall rule). In addition, the approval included a Minor Residential Permit for a second story rear facing balcony. On July 10, 2007, Mr. Fatekh Vergasov, residing at the rear of the project property, filed for an appeal of the Design Review Committee's decision. The appellant's appeal focuses only on the proposed second story balcony. Therefore staff discussion in this report will only reflect that issue. BASIS OF THE APPEAL: The following is a summary of the appellant's justification for the appeal: · Existing privacy will be lost due to the proposed second story balcony. · The proposed b~lcony will have 100% control over his property. The appellant provided analysis that compared the proposed balcony to a watch tower having views into his property (see exhibit 1). The appellant also suggested that all of the second story windows should be raised to be higher than five feet in sill height and be obscured from any views. Staff: The Rl Ordinance Section 19.28.090(H) states, "All new or expanded second story decks with views into neighboring residential side or rear yards shall file for a Minor Residential Permit, subject to Section 19.28.090, in order to protect the privacy of adjoining properties. The goal of the permit 5,/ June 21, 2007 R-2007-23, RM-2007-14 Page 2 of 2 requirement is not to require complete visual protection but to address privacy protection to the greatest extent while still allowing the construction and use of an outdoor deck. This section applies to second- story decks, patios, balconies, or any other similar unenclosed features. II The proposed balcony is modest in size and is not excessive in design. The balcony is approximately 24 feet from the rear property line, approximately 23 feet from the left property line and approximately 14 feet from the right property line (the applicant is required to revise the plans to provide at least 15 feet setback from the right property line as required by the Ordinance). In addition, privacy protection trees or shrubs are required to be planted to screen views from the balcony. This vegetation will be recorded on the property as a covenant to be maintained and preserved. The Design Review Committee considered Mr. Vergasov' s concerns, but decided to approve the balcony because the privacy mitigation issue has been reasonably addressed consistent with the intent of the R1 Ordinance. It is not uncommon for newer two story homes to have second story balconies. It is also not the intent of the R1 Ordinance to have all possible views screened or eliminated, but rather minimized and curtailed. The project is consistent with the intent of the Ordinance and in staff's opinion all privacy concerns have been sufficiently addressed. If the Planning Commission desires additional modifications or measures to address the appellant's concerns, the following options are proposed: 1. Eliminate the 2nd story balcony. 2. Convert the functional balcony into a faux balcony where it will not be functionally accessible and only be for architectural enhancement to the rear elevation. 3. Consider larger or taller trees at the time of planting. It should be noted that the site line analysis provided by appellant (exhibit 1) that attempts to illustrate the potential angle of views from the proposed balcony into his yard is not to scale. Prepared by: Approved by: Gary Chao, Senior Planner $ . CiddyWordell,CityPlanner G~ /< ;~.-/' Attachments: 1. Appeal application and justification from Mr. Fatekh Vergasov, dated July 10, 2007. 2. Design Review Committee Meeting Minutes, June 21, 2007. 3. Approved Design Review Committee Conditions of Approval. 4. June 21, 2007 Design Review Committee staff report (with attachments). 2 5~~ CiTY 'OF CUPEIUINO 1. Application No. 2. Applicant(s) Name: 3. Appellal1t(s) Name: Address Phone Number Email City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3223 10), IE (C; IE U WI IE rRI", , UU JUL 1 0 2007 llVJ L_ ~Jz CUPERTINO CiTY CLER1<( APPEAL ,e-Z90::r-25I RU-2(;)O~~/V , j?e~A Rcz$/ :/:://t/:::Z;;;:// l/1o ?,,4y~ dve ~v ~.t-t) CA~~3()1 utJ lf~S:-.5;Z13 ~, ~"j/ /t?~6Q~j~M.~ Please check one: Appeal a decision of Director of Community Development Appeal a decision of Planning Commission V ge$'~ )2e.t/Je#" ~4w?, Date of detennination of Director or mailing of notice of City decision: 4. 5. ck#e 2g/~' '/,~~ I J! jVeJ'04JtJ..RS tf!lIU- "e/6'Yf /77~ Basis of appeal: c;uu;( pc/ ',:1 -, \, P , ~ o . 'e1C ;~/r~9 ~.efJ/62-7JI ;tE.eC,' a-ufe 71/ ~5e t9-U~. C/ "I ~P. ~~ "t,A// /..1 M,.e ef d coljl / 4'd/ P ?l #'a Nd? s~ 6. Signature(s) ( \(l;) , Please npl-et form, include appeal fee of $'1-5-600 ($150.00 for massage application. appeals), and return to the attention of the City Clerk, 10300 Torre Avenue, Cupertino, (408) 777-3223. 6~.8 Page 1 of2 10484 Byrne Ave. Cupertino CA 95014 Do we want Watchtower here? I [): F.'::! E:::t '!f.e:.r ~ ~ Oo~ ~ ~$ . - -,.~, :" ... -~ ... J .{ . ~. 1l a ::t -:.:: 0 ...:~ L~ ~ / ,. / ..::: -i!. 0 CJ (' 0 .-' 0..::' ..... -4_~:~~ ~ gg+ Q 'a. 14_ .,:~ .-' _ q L:! r I :t. - -00--- ----..-- '; M ,~ .~ s ~ r.:t H't:t1 "'i' =:i (~ A ~M' fhl:h1:T. I ~.=J ..J.. J ~ r..;:. [f. r:i 19 (. I.~',).f La .:.1':= :0'" ~~ " ~ ~~U'.i:l : 1 :,u" IX M: ~<!e::n::::n ~ ll...'!( III c:r;- 0 ~o/ ~a t.~ -9:W.-'"E!" JJ:"""::::l.~ 5UIE ':"w~..D ::::J.~;;.Cf;:<<: -~~ ,-"o..-.-!" ~ :~..cf ... ~::'-r; :. ;:~ ':~~r .. -0.:- -0 .:: - :~-~~:- : j1'" .;~c:: s.o -'I! ) .~. J::; \,=,"-::;:"1 lle .':= :e~ \ )0;.:0. Y..< ;.'::: '1\m~~ "3~':~- I"~ 8 ..4.., Cl pestor~~g co~ed ~iewpcrtS. ~=and : 531194E'03, -13S'-1 Sill" 0"0" ~ GRID OA1l-iO POL-\R IOSTJI\P ~~ IMODEL _ _...._ _ .-. - - - S~rt " L H A-utode::k :Or::... If Planning Department of the City wants to place another Watchtower here, they will approve balcony at this project We don't want to loose our existing privacy http://www.pseudology.org/design/l0484_BymeProblem_Ol.htm 7 110/2007 5~tJ r Page 2 of2 I i , l -.I 6" -i' 5' -T C> _I 'oc- "P' 29' 1/0484 Byrne 211921 ,,~ In my AutoCAD Architectural desktop 1 made situation model of the future project with balcony It became clear enough, that all four nearest neighbors will loose they existing privacy, because of said balcony V\lhen person will step to said balcony he will get more then 180 degree observation angel both horizontally and vertically That's why we don't want this balcony now and in future too To protect our existing privacy all second floor windows of said project should be placed 5' from second floor level and have blur glazing 21921 McClellan Road . Vv\N\'!l. psaJdolagy .org' F~ .f&th VeRrf~SO V FV /t(Lf6 G) S bCJLo bal~ yet- /)r!D hef!.e cu/) IUd.,1 7/10/2007 5~5 il~..: '.'. J - ~)~~ ::::::J CITY OF CUPEIUINO 10300 Torre Avenue Cupertino.. California 95014 Te:lephone: (408) 777-3308 FAX: (408) 777-3333 June 28.. 2007 Reza Rafii 1729 Marich Way Mountain View.. Ca. 94040 LUMMUNll Y UbV1:.LUJ->MbN'l SUBJECT: DESIGN REVIEW COl\1MITTEE ACTION LETTER '- Application R-2007-23.. RM:-2007-14 This letter confirms the decision of the Design Review Committee, given at the meeting of June 21, 2007; approving a residential design review for a new two-story (approximately) 1,794 square foot residence, and a minor residential permit for a second story rear yard deck on the new residence and exceptions to allow five foot side yard setbacks ii1stead of a combination of 15 feet, anexception from the 10 foot second floor setback surcharge requirement and an exception to allow more than 50 percent of the second story perimeter walls to have over six feet of exposed wall heights, located at 10484 Byrne A v~, according to Resolution No. 25.7. Plei;lSe be aware that if this permit is not used within. one year, it"shall expire on June 2i,2007. ' Also, please note that an appeal of this decision can be made within 14 calendar days from the date of this letter. If this happens, you will be notified of a public hearing, which will be scheduled before the City Council. Sincerely, 'y Chao Senior Planner Enclosures: Resolution No. 257 Approve Cc:F Printt::Jn r-In 1=loro",..IQrl D~nQ'" 5,~ Design Review Committee June 21, 2007 Cupertino, CA 95014 (408) 777-3308 ACTION MINUTES OF THE REGULAR MEETING OF THE DESIGN REVIEW COMMITTEE HELD ON June 21,2007 ROLL CALL Committee Members present: Marty Miller, Commissiner David Kaneda, Commissioner Committee Members absent: Cary Chien Gilbert Wong Staff absent: none p f1 Staff present: Gary Chao APPROVAL OF MINUTES: None WRITTEN COMMUNICATIONS: None POSTPONEMENTS/REMOV AL FROM CALENDAR: None ORAL COMMUNICATION: None CONSENT CALENDAR: None PUBLIC HEARING: 1. Application No.(s): Applicant: Location: R-2007-23, RM-2007-14 Reza Rafii 10484 Byrne Avenue' Residential Design Review for a new two-story 1,794 square foot residence and a Minor Residential Permit for a second story rear deck on the new residence and exceptions to allow five foot side yard setbacks instead of a combination of 15 feet, an exception to allow a combined second story side yard setback of 23 feet instead of 25 feet, an exception from the 10 foot second floor setback surcharge requirement and an exception to allow more than 50 percent of the second story perimeter walls to have over six feet exposed wall heights. Design Review Committee decision final unless appealed. Staff member Chao explained that the application is for a new house with a basement. The application has several requests for exemptions to the Rl Ordinance because the lot is a very ~'7 2 Design Review Committee June 21. 2007 narrow and substandard in size. Staff supports the exemption request for 5 foot side yard setbacks instead of the required combination of 15 feet, the request for exemption from the required 10' second story surcharge and the exemption for exposed walls on the second story. Staff does not support the second story setback exemption request since the second story can be redesigned to meet the setback requirement. If the second story is redesigned, the exemption for the 10' surcharge may also not be necessary. The current design calls for a rear balcony which will need to be moved about l' in order to meet the side yard setback requirements for a rear balcony. The applicant did not ask for an exemption for this aspect of the proposed structure. They will be installing privacy p1antings and perhaps also frosting some of the upstairs windows to further mitigate any privacy concerns. Commissioner Miller asked for clarification on the setback requirements and measurements. He also asked about the existing landscaping. The applicant, Reza Rafti, addressed the committee. He will be living in the proposed house with his family. He has worked very hard with Staff to come up with a design for the lot. He feels that the design is the best it can be considering the lot size and trying to conform to all the City's rules. He said that he intends to keep the existing trees that are already on the site. He is ok with planting more trees if the committee asks him to. Staff member Chao talked about the proposed bay widow. There are several different requirements for bay windows. Commissioner Kaneda asked for clarification on the different R zonings in the area. Staff member Chao explained that the lot would be substandard in any zoning area. Commissioner Miller asked the applicant which re-design option he preferred. The discussion continued about which redesign would be better and still conform. Such as moving the second floor in order to conform to the required second floor setback and surcharge, lowering the entry way and the bay window. The rear balcony will be functional and is very small so it is mostly a decorative feature. The discussion continued about privacy plantings and obscured glass in the upstairs windows. Commissioner Kaneda approved the 5' side yard setback exception and the 10' second story surcharge exception. He clarified that the house would be redesigned; by moving the second floor, lowering the entryway and meeting fire code with a cantilevered bay window. Commissioner Miller concurred. MOTION: Commissioner Kaneda moved to approve R-2007-23 and RM-2007-14 with the above mentioned conditions SECOND: Commissioner Miller ABSENT: none ABSTAIN: none VOTE: 2-0 OLD BUSINESS: None NEW BUSINESS: None Respectfully submitted: Is/Beth Ebben Beth Ebben Administrative Clerk g:planning/DRC CommitteejMinutes062107 6,0 CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: RM-2007-14 Applicant: Reza Rafii Property Location: 10484 Byrne Avenue Agenda Date: August 28, 2007 APPLICATION SUMMARY: Consider an appeal of a Design Review Committee approval of a Minor Residential Permit for a second-story rear deck on a new 1,794 square foot residence. RECOMMENDATION: The Planning Commission has the following options: 1. Uphold the decision of the Design Review Committee; or 2. Uphold the appeal; or 3. Uphold the appeal with modifications. BACKGROUND: On June 21, 2007, the Design Review Committee approved a residential design review for a new, two-story 1,794 square foot residence located along the east side of Byrne Avenue close to the corner of Byrne Avenue and McClellan Road. Due to the extraordinary physical constraints of the site, the Committee also approved several exception (R-2007-23) requests to the R1 Ordinance (ground floor side yard setbacks, second floor setback surcharge and the second floor exposed wall rule). In addition, the approval included a Minor Residential Permit for a second story rear facing balcony. On July 10,2007, Mr. Fatekh Vergasov, residing at the rear of the project property filed for an appeal of the Design Review Committee's decision. The appellant's appeal focuses only on the proposed second story balcony. Therefore staff discussion in this repot will only reflect that issue. BASIS OF THE APPEAL: The following is a summary of the appellant's justification for the appeal: · Existing privacy will be lost due to the proposed second story balcony. · The proposed balcony will have 100% control over his property. The appellant provided analysis that compared the proposed balcony to a watch tower having views into his property (see exhibit A). The appellant also suggested that all of the second story windows should be raised to be higher than five feet in sill height and be obscured from any views. Staff: The R1 Ordinance Section 19.28.090(H) states, "All new or expanded second story decks with views into neighboring residential side or rear yards shall file for a Minor Residential Permit, subject to Section 19.28.090, in order to protect the privacy of adjoining properties. The goal of the permit 5--9 June 21, 2007 R-2007-23,~-2007-14 Page 2 of 2 requirement is not to require complete visual protection but to address privacy protection to the greatest extent while still allowing the construction and use of an outdoor deck. This section applies to second- story decks, patios, balconies, or any other similar unenclosed features." The proposed balcony is modest in size and is not excessive in design. In addition, privacy protection trees or shrubs are required to be planted to screen views from the balcony. These vegetations will be recorded on the property as a covenant to be maintained and preserved. The Design Review Committee considered Mr. Vergasov's concerns but decided to approve the balcony because the privacy mitigation issue has been reasonably addressed consistent with the intent of the R1 Ordinance. It is not uncommon for newer two story homes to have second story balconies. It is also not the intent of the R1 Ordinance to have every possible views screened or eliminated but rather minimized and curtailed. The project is consistent with the intent of the Ordinance and in staff's opinion all privacy concerns have been sufficiently addressed. If the Planning Commission desires additional modifications or measures to address the appellant's concerns, you may consider the following options: 1. Eliminate the 2nd story balcony. 2. Convert the functional balcony into a faux balcony where it will not be functionally accessible and only for architectural enhancement to the rear elevation. 3. Consider larger or taller trees at the time of planting. It should be noted that the site line analysis provided by appellant (exhibit A) that attempts to illustrate the potential angle of views from the proposed balcony into his yard is misleading and not to scale. . Prepared by: Approved by: Gary Chao, Senior Planner Ciddy Wordell, City Planner Attachments: 1. Appeal application and justification from Mr. Fatekh Vergasov, dated July 10, 2007. 2. June 21, 2007 Planning Commission staff report (with attachments including the plan set). 3. Design Review Committee Meeting Minutes, June 21, 2007. 4. Approved Design Review Committee Conditions of Approvals 5. Design Review Committee approved plan set. 2 5~/O R-2007-23 RM-2007-14 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 257 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO-STORY APPROXIMA TEL Y 1,794 SQUARE FOOT RESIDENCE AND A MINOR RESIDENTIAL PERMIT FOR A SECOND STORY REAR YARD DECK ON THE NEW RESIDENCE AND EXCEPTIONS TO ALLOW FIVE FOOT SIDE YARD SETBACKS INSTEAD OF A COMBINATION OF 15 FEET, AN EXCEPTION FROM THE 10 FOOT SECOND FLOOR SETBACK SURCHARGE REQUIREMENT AND AN EXCEPTION TO ALLOW MORE THAN 50 PERCENT OF THE SECOND STORY PERIMETER WALLS TO HA VE OVER SIX FEET EXPOSED WALL HEIGHTS. SECTION II: PROTECT DESCRIPTION Application No.: R-2007-23 Applicant/Owner: Reza Rafii Location: 10484 Byrne Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a new, two-story approximately 1,794 square foot residence with exceptions to allow five foot side yard setbacks instead of a combination of 15 feet, exception to allow a combined second story side yard setback of 23 feet instead of 25 feet, exception from the 10 foot second floor setback surcharge requirement and exception to allow more than 50 percent of the second story perimeter walls to have over six fee exposed wall heights. Also, a minor residential permit for a second story rear bakony, as described in this Resolution; and WHEREAS, with the exception of the request for a second story combined side yard setback of 23 feet, the Design Review Committee finds that that all other requests are beneficial and compatible with the surrounding area and the following findings for the exceptions can be met; 1. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title. The purpose of the sections 19.28.06002 (ground floor side yard setback), 19.28.060E3 (second floor setback surcharge) and 19.28.060G3 (exposed perimeter second story perimeter wall rule) are to ensure sufficient building separation are provided to the adjacent neighbors (ground floor and second floor), sufficient 5/11 Resolution No. 257 Page 2 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- wall offsets are provided on the second story walls from the ground floor walls and the visual mass of the second story perimeter walls are minimized. The project as proposed with the changes suggested by staff will sufficiently address the spirit and intent of the above mentioned ordinances. 2. That the approval of the exceptions will not result in a condition that is materially detrimental to the public health, safety, or welfare. The exceptions should not cause any negative impacts to the neighbors or the public. 3. That the exceptions to be granted are ones that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. . . Due to the constraints of the width and size of the lot, the proposed exceptions are necessary to facilitate a reasonable house plan with the least amount of modifications to the prescribed R-1 regulation. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The exceptions should not cause any significant visual impacts to any neighbor. WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following findings can be met to approve the minor residential permit for the second story balcony; 5. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purpose of this title. The proposed balcony is consistent with the General Plan and the R-1 Ordinance. 6. The granting of the perinit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. The proposed balcony will not be detrimental to the public health, safety or welfare. 7. The proposed project is harmonious in scale and design with the general neighborhood. The proposed balcony is modest in size and located at a reasonable location consistent with the general pattern of the neighborhood. 8. Adverse visual impacts on adjoining properties have been reasonably mitigated. Privacy impacts will be reasonably mitigated by the requirements of privacy screening trees or shrubs. S-"/~ Resolution No. 257 Page 3 R-2007-23 & RM-2007-14 June 21,2007 ---------------------------------------------------------------- ---------------------------------------------------------------- NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this maUer, application no. R-2007-23 and RM-2007-24, are hereby approved; and that the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning applications R-2007-23 and RM-2007-14 as set forth in the Minutes of the Design Review Committee Meeting of June 21, 2007, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXIDBITS Approval is based on a plan set entitled: "Proposed Two Story W /. Basement Dwelling Unit, Reza Rafii, 10484 Byrne Avenue, Cupertino, CA 95014" Consisting of five sheets received April 20, 2007, except as may be amended by conditions contained in this resolution. 2. SECOND STORY SIDE YARD SETBACK The combination of the side setbacks shall be twenty five feet, except that no second story side setback may be less than then feet. The project shall be revised accordingly. Revised plans shall be submitted to the Planning Department for approval prior to issuance of any building permits. 3. PRIVACY PLANING The project shall be consistent with the privacy planting requirements specified by the R-1 Ordinance. A detailed landscaping plan shall be submitted to the Planning Commission for approval indicating appropriate privacy screening trees or shrubs prior to issuance of any building permits. Said trees or shrubs shall be recorded on the property as a covenant to be preserved and maintained prior to the final occupancy of the project. 4. ENTRY CANOPY The entry canopy and the adjacent front porch roof element shall be lowered in height by 1 foot. Revised plans shall be submitted to the Planning Department for approval prior to issuance of building permits. 5. BASEMENT COVENANT The applicant shall record a covenant running with the land that precludes the new basement from being used or converted into a second dwelling unit. yl3 Resolution No. 257 Page 4 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- 6. SECONDSTORYBALCONY The required side yard setback of second story balcony is 15 feet. A revised balcony plan shall be submitted to the Planning Department for approval confirming compliance to the 15 foot side yard setback requirement. 7. ARCHITECTURAL PROTECTIONS All architectural projections including but not limited to bay windows shall not project more than 3'-0" into the required side yard setback and must maintain at least 3'-0" from any property line (measured from the edge of an eaves). Bay windows as referenced here shall be cantilevered off the ground and/ or do not have any foundations. 8. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 21st day of June 2007, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: COMMISSIONERS: Miller, Kaneda COMMISSIONERS: none COMMISSIONERS: none COMMISSIONERS: Chairperson Chien, Wong APPROVED: Is/Ciddv Wordell Ciddy Wordell City Planner Is/Martv Miller Marty Miller, Commissioner Design Review Committee 5-14 To: From: Subject: Location: Design Review Committee Gary Chao, Senior Planner Application: R-2007-23, RM-2007-14 10484 Byrne Avenue Date: June 21, 2005 PROJECT DESCRIPTION: Residential design review for a new, two-story 1,794 square foot residence with exceptions to allow five foot side yard setbacks instead of a combmation of 15 feet, exception to allow a combined second story side yard setback of 23 feet instead of 25 feet, exception from the 10 foot second floor setback surcharge requirement and exception to allow more than 50 percent of the second story perimeter walls to have over six fee exposed wall heights. Also, a minor residential permit for a second story rear balcony. . RECOMMENDATION: Staff recommends that the Design Review Committee approve the project (R-2007-23 and RM- 2007-14) subject to the model resolution and deny the following requests: 1. Exception to allow a combined second story side yard setback of 23 feet instead of 25 feet; and 2. Exception from the 10 foot second floor setback surcharge requirement. BACKGROUND The project is located on a substandard parcel approximately 44 feet in width and 3,987 square foot in size zoned RI-7.5. The project site is surrounded by predominately larger and wider residential parcels. The proposed new house is approximately 1,794 square feet (45% FAR) and is within the required building envelope. The applicant is requesting several exceptions relating to side yard setbacks and second floor wall heights due to the constraints of the substandard width and size of the parcel. DISCUSSION Ground floor side yard setback According to the R-l Ordinance (19.28.060D2), the combination of the two side yard setbacks shall be 15 feet, except that no side yard setback shall be less than five feet. The purpose of this regulation is to ensure sufficient side yard setbacks from adjacent buildings on lots with at least 60 feet in width and larger than 6,000 square feet in size. In the RI-5 zoning district, the side yard setbacks are five feet on both sides because the ordinance recognizes the physical constraints on narrow and small lots, and therefore provides more flexibility with less ground floor side yard setbacks to facilitate reasonable floor plans. The proposed project site is extremely narrow and small, but it is not located in a RI-5 zoning district. Therefore, the applicant is requesting an exception to allow five foot side yard setbacks instead of a combination of 15 feet. Staff supports this exception since it is consistent with the intent of the ordinance, and the Design Review Committee has approved similar requests in the past. 6,15 June 21, 2007 R-2007-23, RM-2007-14 Page 2 of 4 Second floor side yard setback Similar to the ground floor setback requirement, the R-l Ordinance (19.28.060E2) specifies that the combination of the two second floor side yard setbacks shall equal 25 feet, except that no second floor side yard setback shall be less than 10 feet. Again, the rationale behind this requirement is to ensure sufficient separation from the adjacent properties and that proper recess is given to the second floor from the ground floor to minimize the visual mass of the second floor. The applicant is requesting an exception to allow a combined second story side setback of 23 feet (10 feet and 13 feet) instead of a combined 25 foot setback. The City has not in the past approved exceptions from the second floor setback requirements because of the sensitivity level of the second floor mass and scale. Also, there are usually other development options than to encroach into the required second floor side yard areas. In this case, staff does not support the two foot exception request for the second floor setback based on the following reasons: 1. The second story master bedroom (19'-0" by 13'-0") could simply be reduced to 17'-0" by 13'-0" in order for the project to meet the required combined second story side yard setback of 25 feet. 2. Alternatively, the applicant has the ability to locate one of the second floor bedrooms on the ground floor toward the rear of the house. The applicant chooses not to. In light of the available development options, staff recommends that the plans be revised to meet the 25 foot combined second story side yards requirement. Second floor setback surcharge The R-l Ordinance (19.28.060E3) requires all new second stories to provide 10 feet of additional second story setback (along the sides and/ or front, or a combination thereof) in addition to the base requirement. Since the proposed home does not meet the required combined side yard of 25 feet, naturally it will not be able to meet the required 10 foot surcharge. The applicant is requesting an exception from the 10 foot surcharge requirement. Due to width of the project lot, the applicant can not provide additional second floor setbacks in addition to the base requirement while designing a reasonable floor plan. Staff supports this exception provided that the minimum requirements are met. Second story exposed perimeter walls According to Section 19.28.060 G3 of the R-l Ordinance, 50% of the total perimeter length of second story walls shall not have exposed wall heights greater than six feet, and shall have a minimum two-foot high overlap of the adjoining first story roof against the second story wall. The overlap shall be structural and shall be offset a minimum of four feet from the first story exterior wall plane. The intent of this rule is to provide sufficient visual second story offsets from the ground floor wall planes and to help minimize the visible wall mass of the second story perimeter walls. 2 5-lb June 21/ 2007 R-2007-23/~-2007-14 Page 3 of 4 Portions of the proposed second story walls along the right and left elevations have visible walls less than 6 feet tall exposed; however they are overlapped by adjoining first story non- structural arcades or covered porch features. While this does not meet the letter of the ordinance, it does meet the spirit in that the second story perimeter walls are well offset from the ground floor roofs and the exposed second story visible walls are not overly massive. Staff supports this exception. Entry Feature Given the narrowness of the project parcel, all of the vertical features on the project will be accentuated and appear taller. In addition, there is an abrupt change in plate height between the garage and the entry feature (approximately 2 feet of differential). Staff recommends that the entry feature and the adjacent porch roof be lowered in height by a foot in order to lower the apparent mass of the entry feature. Second story balcony The applicant is applying for a minor residential application (RM-2007-14) to allow for a second story rear facing balcony. The size and general location of the deck is appropriate and will not cause significant privacy concerns for the neighbors to the rear and right (south) side. However, according to the R-1 Ordinance, the side yard setback for the second story balcony is 15 feet. The right side yard setback of the proposed balcony appears to be approximately 14 feet to the property line. Staff recommends that the plans be revised so that at least 15 feet of setback is provided. A detailed privacy protection planting plan shall be provided by the applicant prior to issuance of building permits indicating appropriate landscaping screening within the cone of vision from the applicable new second story windows and the balcony. FINDINGS Staff believes the project satisfies the required approval findings: Exceptions 1. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title. The purpose of the sections 19.28.060D2 (ground floor side yard setback), 19.28.060E3 (second floor setback surcharge) and 19.28.060G3 (exposed perimeter second story perimeter wall rule) are to ensure sufficient building separation are provided to the adjacent neighbors (ground floor and second floor), sufficient wall offsets are provided on the second story walls from the ground floor walls and the visual mass of the second story perimeter walls are minimized. The project as proposed with the changes suggested by staff will sufficiently address the spirit and intent of the above mentioned ordinances. 2. That the approval of the exceptions will not result in a condition that is materially detrimental to the public health, safety, or welfare. The exceptions should not cause any negative impacts to the neighbors or the public. 3 6"'/7 June 21, 2007 R-2007-23,~-2007-14 Page 4 of 4 3. That the exceptions to be granted are ones that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. Due to the constraints of the width and size of the lot, the proposed exceptions are necessary to facilitate a reasonable house plan with the least amount of modifications to the prescribed R-1 regulation. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The exceptions should not cause any significant visual impacts to any neighbor. Second story balcony 5. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purpose of this title. The proposed balcony is consistent with the General Plan and the R-1 Ordinance. 6. The granting of the permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. , The proposed balcony will not be detrimental to the public health, safety or welfare. 7. The proposed project is harmonious in scale and design with the general neighborhood. The proposed balcony is modest in size and located at a reasonable location consistent with the general pattern of the neighborhood. 8. Adverse visual impacts on adjoining properties have been reasonably mitigated. Privacy impacts will be reasonably mitigated by the requirements of privacy screening trees or shrubs. Prepared by: Approved by: Gary Chao, Senior Planner Ciddy Wordell, City Planner Attachments: 1. Model Resolution 2. Letters of support from the neighborhood 3. Plan Set 4 5../6 R-2007-23 RM-2007-14 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 9S014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO-STORY 1,794 SQUARE FOOT RESIDENCE AND A MINOR RESIDENTIAL PERMIT FOR A SECOND STORY REAR YARD DECK ON THE NEW RESIDENCE AND EXCEPTIONS TO ALLOW FIVE FOOT SIDE YARD SETBACKS INSTEAD OF A COMBINATION OF IS FEET, AN EXCEPTION TO ALLOW A COMBINED SECOND STORY SIDE YARD SETBACK OF 23 FEET INSTEAD OF 2SFEET, AN EXCEPTION FROM THE 10 FOOT SECOND FLOOR SETBACK SURCHARGE REQUIREMENT AND AN EXCEPTION TO ALLOW MORE THAN SO PERCENT OF THE SECOND STORY PERIMETER WALLS TO HAVE OVER SIX FEET EXPOSED WALL HEIGHTS. SECTION II: PROTECT DESCRIPTION Application No.: R-2007-23 Applicant/ Owner: Reza Rafii Location: 10484 Byrne Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a new, two-story 1,794 square foot residence with exceptions to allow five foot side yard setbacks instead of a combination of IS'feet, exception to allow a combined second story side yard setback of 23 feet instead of 2S feet, exception from the 10 foot second floor setback surcharge requirement and exception to allow more than SO percent of the second story perimeter walls to have over six fee exposed wall heights. Also, a minor residential permit for a second story rear balcony, as described in this Resolution; and ' WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following findings for the exceptions can be met; 1. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title. The purpose of the sections 19.28.060D2 (ground floor side yard setback), 19.28.060E3 (second floor setback surcharge) and 19.28.060G3 (exposed perimeter second story perimeter wall rule) are to ensure sufficient building separation are provided to the adjacent neighbors (ground floor and second floor), sufficient s/}q Resalutian No.. Page 2 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- wall affsets are pravided an the see and stary walls fram the graund flaar walls and the visual mass af the secand stary perimeter walls are minimized. The praject as prapased with the changes suggested by staff will sufficiently address the spirit and intent af the abave mentianed ardinances. 2. That the approval of the exceptions will not result in a condition that is materially detrimental to the public health, safety, or welfare. The exceptions should not cause any negative impacts to the neighbors or the public. 3. That the exceptions to be granted are ones that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. Due to. the canstraints af the width and size af the lat, the prapased exceptians are necessary to. facilitate a reasanable hause plan with the least amaunt af madificatians to. the prescribed R-1 regulatian. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The exceptians shauld nat cause any significant visual impacts to. any neighbar. WHEREAS, the Design Review Cammittee finds that the changes are beneficial and campatible with the surraunding area and the fallawing findings can be met to. apprave the minar residential permit far the see and stary balcony; 5. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purpose of this title. The prapased balcany is cansistent with the General Plan and the R-1 Ordinance. 6. The granting of the permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. The prapased balcany will nat be detrimental to. the public health, safety ar welfare. 7. The proposed project is harmonious in scale and design with the general neighborhood. The prapased balcany is madest in size and lacated at a reasanable lacatian cansistent with the general pattern af the neighbarhaad. 8. Adverse visual impacts on adjoining properties have been rea~onably mitigated. Privacy impacts will be reasanably mitigated by the requirements af privacy screening trees ar shrubs. 5" )}.o Resolution No. Page 3 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, application no. R-2007-23 and RM-2007-24, are hereby approved; and that the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning applications R-2007-23 and RM-2007-14 as set forth in the Minutes of the Design Review Committee Meeting of June 21, 2007, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Proposed Two Story W /. Basement Dwelling Unit, Reza Rafii, 10484 Byrne Avenue, Cupertino, CA 95014" Consisting of five sheets received April 20, 2007, except as may be amended by conditions contained in this resolution. 2. SECOND STORY SIDE YARD SETBACK The combination of the side setbacks shall be twenty five feet, except that no second story side setback may be less than then feet. The project shall be revised accordingly. Revised plans shall be submitted to the Planning Department for approval prior to issuance of any building permits. 3. PRIVACY PLANING The project shall be consistent with the privacy planting requirements specified by the R-1 Ordinance. A detailed landscaping plan shall be submitted to the Planning Commission for approval indicating appropriate privacy screening trees or shrubs prior to issuance of any building permits. Said trees or shrubs shall be recorded on the property as a covenant to be preserved and maintained prior to the final occupancy of the project. 4. ENTRY CANOPY The entry canopy and the adjacent front porch roof element shall be lowered in height by 1 foot. Revised plans shall be submitted to the Planning Department for approval prior to issuance of building permits. 5. BASEMENT COVENANT The ~pplicant shall record a covenant running with the land that precludes the new basement from being used or converted into a second dwelling unit. 5~:2' Resolution No. Page 4 R-2007-23 & RM-2007-14 June 21, 2007 ---------------------------------------------------------------- ---------------------------------------------------------------- 6. SECOND STORY BALCONY The required side yard setback of second story balcony is 15 feet. A revised balcony plan shall be submitted to the Planning Department for approval confirming compliance to the 15 foot side yard setback requirement. 7. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Goyernment Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 21st day of June 2007, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: AYES: NOES: ABST AIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Ciddy Wordell City Planner Cary Chien, Chairperson Design Review Committee 5--J.;) GENERRL I-All flnfsh grading shall slopo away from bufldlng to provldo a posltlvo dralnago to tho stroot. slopo shall bo 2% min. at structuro and 1% min. to public way. 2- Provldo cross conMctlon davlco at hosa bibb por UPC. ,3- Smoko dotootors shall bo hardwlro & Intorconnootod & oqulppod w/ bsttory backup. 4- Tho roof shall bo flro - stoppod to procluJo ontry of flame or ember5 under rof7f covmng. 5-Uso ultra low flush (106 gal / flaush) toilots. 6.ExhtlUst fan shall provldo: min. 5 air chango por hour w/1;h bpckdraft dampt:r5 & pofn-t cf d/schar'le ghs{{ be at least .3' 0" from .ahy open/t;g.5. 7- 205 gal/min. faucot and showor hoad. If equlppod with flow rt:5trfctor must be mt:chanlcally rete/hed. 8-lnstliffltltfon of automatic setback thermostat. B.Wator hoator tank InsulatIon to IncluJo 5 foot of hot and cold piping. 10-Provldo flouroscont lamp flxturosln bathrooms. kltchon. ate. Tf-Provldo hoatlng duct soal / clamp and tapIng. 12-Provldo caulking @ solo plato and top platos. 1,3. Installation of tilo roofing shall bo In aooordanco wIth U/7C Standard 15-5 and tablo 15-D_1 and 2. 14- Valley flashing shall bo mIn. no. 217 G.5.M.. 11" mIn. .extel1ds from center line. 15- Provldo antI - scald valvos at tub flxturos. 16- Roof and vortlcal walls 6hall bo f/ashod and countor flashod with no. 26 G.5.M. por s=on 150B. 17. Provldo antl- scald valvos at tub flxturos. 18- Water- res/stant gyp. bosrd shall be used on tub "5 walf. 20- Thersholds drop at exterIor aoor shall nut be more than 17" (for In swinging doors. and 1" for. out - swlglng doors) bc/ow Il15ldo flnlshod floor. 21- Water heater tank to have two seIsmIc strtfp. 18" above garage floor and pIpe pry fIne to outside. ',- ."..-',,"'0;-',,- '.'r~""'~-"~ '.. .''- ....,.- ~~ * APPROVAL ~ ~. DRe NOTES CONT_ - r - Typfclll r.ut 61.pos: 5lf2. 2 ~ rypfe.t cone. flat rofTftlte fOPSM. msx. .yer JO" blJ,. paper overpIyw..J gheltJng. cln5 irA" .3 - PrtiviJe /1ef;t:S6Rry flll6hJng at 1111 VM/~fj IIhd r"Df tD wlli' ct!JltnectltJns. 4- - AI! Nlof t1Y;"""ng5 ttJ he"fZ. - typk;af 5. (lJ.S.) Indicates 2'. 3" Jown,pout' - typo 6-Attlc vc!itIIJltfon' of the roCiwiil be'throu the U6eof (.3) 2" dls. hD/a; In frIeze block/lTe between raftt;r space. ...,..~-'l",.,...- :';~~~~'_:.~.:.;:::':'~-"--.;..--. i i } " ~:",,,"p'I.: \".0. ~ :; "._<;~,~'.:...!u ;;~~/ ,t ~t 0ase Manager '{ " . l -"~. . . ~ .__.=" - --) VICINITY MRP proporty lInt: 44. 3D' LAWN 12'0' ts'.. 13'0' o i8 o ~ 10'0. 2<4'-4. to'O. o ~ .r=denc~ ~ o '" .N"" r ,.esfJel1ct:. ~ o .. COVEli.PAnO o !l ~~J =::r~ ~ TWO STOteY ~ WI. BA5MEIff ~ teE5/0E1ff ~ ~~::~) . .....9'0.. " " +-2t'O. " a tl '- I> "'- I> '- "'- StKionJ flocr: (661.3 sr.) .. 21 o '" .. .. o il 8 ci !2 I> S I... 5'0. a '- I> "'- I> '- I>. " lil 1:5'7" I... 5'0. 20'0' o !! 1 t H j Now ro"t:r-t;y IIno 44. 30' LAWN ~w~~ ~~ ~ "liG t>U t New ---7 CD~tlbl6w1l!k 10484 BYRNE AVENUE SITE PLAN !!SCALE: 1/18 " ~ 1'-0" CODES RND SRFETY 1. ALL CONSTRUCTION MID INSTALlATION SHALL COt-FORM TO THE FOLLOWING CODES: 2001 UNIFO~" I5Ull.OING CODE (UI5C) 2001 UNlFO~M lAECHmCiII. tODE (U"'C) 2001 UNlFO~M f"LUIlAI5ING CODE (Urc) 2001 UNlF""M flU CODE (UFC) 2004 NATIONAL ElEenlC CODE (NEe) TITLE 19 eNJFO~NlA ADMtNl5TkATlVE COPE TIne 24 CAL1FOItNlA ADMtNlsnATlVE CODE AND At.l'f OTHEIt GOVERNING GOPES. ORDINANCES AND ALL OTHER REGULATIONS OF WCAl AGENCIES AND/OR. OTHER GUVER~ENT AL AGENClES HAVING JURl5DICnON. THE CONT'RACTOt SHAll. FURNISH ill LA50R AND MArERw.s AS NECESSARY TO COMPLY WITH SUCH CODES AND REGULATIONS. WHE'fHER art NOT SHOWN ON THE eONfRAer DOCUMH1fS WITHOUT ANY ADDmONAl CHA~GE TO THE CONT~ACT SUM IN "fHE EVE1-.rr OF CONFl1Cr. n-a;- MOST SrRINGENI REQUIREMENTS SHALL APPLY. SliTIE' DATR R. P. N. 357-14-013 10484 BYRNE AVENUE CUPERTINO, CA. ZONE : Rl-7.5 BU' GROSS LOT SIZE' 4.4:3.00 son NET LOT SIZE' 3,9107.00 SQ.F1 , I. l'IRXIMUt'I FLOOR RRER' 1.794.15 sa.F1. EXISTING HE^TED LMNG ^~fj, ~NCWIllNGWMl.5) _(1.752 ~FT.) -1FIItSTFLOOIt: 70Z.1 sa.FT. _1.:36:3.4 SQ.FT. (TO BE DEMOUSH) I SECOND FLOOIt: 661.:3 SO.FT. ~"U: DO N01' SCN.E THE DleAWlNG5. NlIlI[LlJ&'" retIRe.t"," C7f 4Ilmm6fDn~ A. ~uraM. Th~ phOr.' cDhtr.Gtor 5!u1U c,*1:. ~ verify.n levdlll..~ .11d .lR'Il't'ItotDl16 .11d sluR ro~~ .11)f "11,d "II Jl"l'ar~ at'Id omH'lotl f.D'th" desIgner imtoJfl!tol.y. "'1. .k.....11'If 'S t.D b" r~eI In cDnJlI'k:t1Dtt wtth struct1.l'.1. Il"Il'Chllric:a1 ~ dcctr-~.1 .n~or .-ry .,t.her ~..I.it4r!U "rM1~e tnlllt. rM)' be "ppllc.ilbole. ~~~,~~~~tv;,J m..wt Mt "" repr'D..lu::cd wltnoLt hI. wr!ttcl pCl"'mlNIDl'l. E.C. ~"'-TV'-.'~~ . J::L.b APR 2 I} 2007 TWO C/o1. G/o1.^Gf 4:30.56 SG.FT. 4:30.56 5Q.FT. HE^TED UVING /o1.E^ ~~MEIlT ONCLUDING W~LS) 974.9 SO.FT, 974.9 SG.FT. ::=0 ~c?; l'- ~MMENT UGHlWEl!.5 d:\ ~NCUIIlINGW~ll5) ----- 10e-.5 SQ.FT. 10e-.S SQ.FT. EO l'- ><t ll) 'l) \\Ill) COVElt r01:GH WI.5TAI~E5 96.e- SQ.FT. 96.e- SQ.FT. 'S ~< 1ii l;\S :;:0 \!) J:: 6 COVElt r^TiO -.-..-. 152.9 SQ.FT. 152.9 SQ.FT. -"L " ;: -" II) ONCLUDING W ^l!.5) 'l) ~> \!) a " " x F. A.It., (44.997.) EO ~(i ~ ~ ::;;'E o<l I.OTCOV~, (44.:34 %) <t" (INCLUDING OVE~H/,NG5) ~ 1ii~ u >- SECOND FLOOR PERIMETER WALL: 121?>' tJ . SECOND FLOOIt VI51e>LE WALL OVER 6'0' HIGHT: _.62'6"< &4'4' ][NDEX SHEET R-l- SITE PLAN, INDEX SHEET, VICINITYl'IAP, SITE DATR A- 2- PROPOSED FLOOR PLRN. R-3- EXTERIOR ELEVRTIONS. R-4- SECTIONS, ROOF PLRN, FLOORS RRER CRLCULRTION. R-5- BUILDING DETAILS. GENERAL LEGEND ~k~~~NEW f.=====}-INDtcATES NEW WALL (8 -INDICATES EXISTING; (N) -1t-lDICRTES NEW GENERAL NOTES " ENERGY FORM CF-6R THE INSTALLA TlON AND INSULA TION CERTIFICATES SHALL BE POSTED ON THE JOB SITE DURING CONSTRUCTION OF THE PROJECT." FIRE SPRINKLERS WILL BE INSTALLED PER MUNICIPAL ORDINANCE "ALL WOgK AT PUBLIC AREA SHALL REQUIRED: A SEPARATE PERMIT AND SHALL COMPLY WITH ALL APPLICABLE REGULATIONS CODES BY PUBLIC WORKS DEPARTMENT OF CUPERTINO CITY." ~ '" ~ h ! 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Jrawfl'l9 'Ill 'to lre t&ll.i 'n l>tJnJLl'lGtIDn ....l1h lIt.rtJJ:'tll'A. mo"hat'lD8' ~ electrlc.t .ndJtJt rItT1o'tht:rcDtllllUl'kln1;.tl Jr.-wll1gl!l t.:h.t baY lie _"",,,.wi,,. i:!~,:"'1:".fc=~fV~ ft"Il.I8t Mt ,t; rt;prj)~c.l WItMLt hll!I wrrttc" tlCl"'''nleslDl'\. ,,0 "- .... dJ '~ E 00 "- II ~~ <l) 'l) m -.:s ~< w; ;:'-' \9 _C: E~ 6 _VC If) FAMILY ,,- \9 III 'l) p>- I:OOM II ~ sE x o " ~ <= .~~ ~ .0 ...::> ~ 1 m~ u 3'0"x6'S" 5Df1d core ,u",r w/<elf.ID6"'LC3'~ . v ,,4'0"01'1. rv 3068 ENlF.Y :g '" m 5T01:AeE 1" I I I IfL 1IIIr I I I I <a...._~..1 5I1f1JCltl'#MtlI' ,,/'6dfeJ_ 14'0. -1 =E~~ ~~ -\ SCALE: 1/4" ; 1'-0" I 2 m <II ~ .. <II ~ ~ i .. - ~ ~ lu ~ lu ~ :::J lli ~ III :>. I- "<~ ai lu\.J ~ it :<:, tv.C) -.:: ~ >-:<: lC> 1tIi::: " ~ ~~ ;;; )... lti ~:::J III ~ ~ _\.J II) ~ I- '. :<:1- ..;:"< fij ili~ II) I- lu ~ Cl~ c:::. lulu l::: 11):>. i:C) d:: ~~ PAM Marllh -2D07 """'N iM ...0. CHECKEl) IN: tAAI JOt>. 00-145 SHEET NO. j~=2 OF FIVE SHEET' >dO. ..... Vf6filfe WIlli OVr3 6'0" h1t1ht. II I 1-1\ r"ct/lf!!!. _ _ _ _ _ r _~___ I -'}__ I '" ~ !J.D'!!.IfM_ (;d1~e!!.ne _ 1 o _c.!!1I~!~ Ii "()" (:l1!U1fffI -'typ. ffDl!!lJM _ _ _ ... /"-..... if-JCtfrGJ. ,../'\....... ... ~ '."n:etrI'll1rt./ b-r1 ~ LEFT ELEVATlON SCALE: 1/4" = "-0" I ~.. r , " 2.ro+- 1 y/g(Jrle w6I1 ""'" eo- /1ght. 1W1fl!!!!_ _ -- -- '" ~ o i> _ _ _ _ _ _ gefl!!!e!!...nr: 'E..ufJ!M_ _ _ o " _ _ -1!(U!" J/lflL _c!!ff/'!f.//!!! 8 D n.", well rt6I, .... - """ -, .... o " cernerre pllt6ter ---=::-.. _ _ Jf6J!."~c ~ ~ ~~_~~::-'::'-;:.':"'.:1i-:,::;!:~>"'!'~-1 --;',J:;;"~:;",,,,~,:,~':.'..'4;-O'''!!:'''':;':''~~,,:,; .. ,,;';:::C~"*.:':"-:'~..7'7:" T'"' ,I ~,... ... I' 'i-. APPROVAL ~1 r- R~R ELEVATlON t!JO 7-1.. 5c1tLE:1M"=I'-Q" ( Signature ;. ~. t j ORe " , ---='._JI'IIII=iI""......-r.-:~:.-'':"_~-;-:.... ~4j (;t:illfl~UM --I ~ _ _ cef1htg/lntt fllH1rfffftJ 21'5" r... 10'0. 1 Vf61Jrle w_lIlWef" 6'0" ""glrt. ----------~;f;r~~:------------~~I -~ , 12 pltch\S _,O!:!/fr,r: "'- r"'!!'P'!!>'- - - - - - - _ _ ~~ 'd~'~~ ---~ '" - - -1- -(;&jneflf7~ o ;, ..-:~ .<ementP~ 6~~~ c::::J c=J c:::J c=J c::::J c:::::::J c:::J c=::J c=:J c:::=l c::::J r:=J r "0- m. typ, tt~J; r f._ "'m -typo . " o ;, fI~r1Jpt1_ _ _ ~ ~ FRONT ELEVATION 5CALE: 1M" _ ,'-0" _ _ _ ct!!.'n!-.1fne ;, " _f1~rJ!ne-Jr-. i 3e1!!.I'ft1J!fft: o " Cemelft ptJl.ter ~ fI"Df"/lne - - - - - -~ R.IGHT ELEVATION 5CALE: 1/4" = 1'-0- .._.~ nWJECT NOf{TH ELEVATIONS SCALE: 1/4" ~ 1'-iJ" I,.lUNUI tl(..,I'Il.Ei'HE~WNG5. "'l.......-_ar Alrnen5l"rlD .tIf r~ured. The IIlH1ll1rat OClI1'tu$r s;klU Gheok 0I1d...n!y lllI _,~....". ahd ,<<ml.'I1slotl9 atId .haa ro7M1: .tlJ ~ d CIl"'Y1IU -.d ClltiKlelt1 t.pihD _'Itter ~11. ihle .r.Hfng rs to D~ rtllla lit c.6nJ~ \rtth stfu::wAl. meek.lie.r ..... tlIl!lC:U'lc.t ana/ar .-.y at.hcr "'"......~ ,{rllWfl\1l!l t:krtN:Y~.pr.i~. "'1. ,1r..rn, 18 the ~IUl!!Ifva propmoty ~ tM "e&Jener .III'IllI I1'lIWt rurt" ropro,be,l wtt.""d~ hi. wrtt.'terI peri'rllHlon. ~ ~ (, i> E 'l) --.:s (IS = ~ 'l) C) E ~~ "0 ~~ ~< s;:'-' E~ .,- ,,> SE 0" 2'E -q-:J cd "- <ll "- (l) Oi <\l 6 10 <\l x .. "- o/S -.; I- <: "C ~ lu ~ ill II{ I- ai ~ II) ;ti " ~ )... II{ ~ II) ~ ~ II) ~ o ~ m '" ~ 'l- ~ ~ lu :::J ~ ~ 'C-.( lU'" iI: ~~ 'C >-<: l\<! It\i=: ~ ~~ I.ti 't~ l\<! $2", I- '. <:\- ~~ ~~ ~=< ~~ ~'> '>~ ~~ 'ATE< ot1.WN &Y: CHECUP 1N': ~!001 .... ..... JOe< 06-145 eHEETNO. j~=~ OF FIVE eHEET& tt'--. !'<)I i. ~ ~~~ t' rh~ ~l \ ~ ..J ~ o 0: a. 0... <C (,) t:C Cl I ~ C') lv C W ~ 1ll C !.. <-: r:..: c: I:ll if. / I--.-,~ 1 1 :M~ I I I 1 1 1 1 1 I I I I I , , I -r--- 1 I 1 1 1 I 1 5" 26 "'''J. A. ~ .""- w/.2x&fJl5GUro I I5D.TY,.. I ! 01 ~" I I I I 4-- ~"c. ~ Dott(:d /!M sh()w wall t b~ow. t ; i ~ ~J ~~ 12" TypIc" I I overh.hg. .(-:( fO' !~ I ~ ~ o n @ \ \ \ \ ; \ ; ;\ ; \ ; \ l~ \\ ~ b3-@----EJ 9 ~rtL 1 1 I 1 I I I I I , I I f-! I I I ! , ~! I @ 1~ ;tl . - ~ -- - --I - - , I I I {f : ! , ~PI-: I I 1 I I I I I 9 ...~ ~ :~~ I , I , L I -----"- 1 9 ) I "- I I ! ! I I I , I I I I I I I I :~~ I I I ---------, I I I I I , I I .,------- " 9 z::J 91 9 ~ // / / ~~ I I I 1 L______ 9 9 I~~ 119 '~ll ~ ~-4 I I 9: I , ROOF PLAN I SCALE: 114" = 1'-0" G)--3'O'X.9'9' - 29.3SF 0--8'7''1:1'0" - 6O.1SF @-13'7"X23'2'- 31S.3SF 0-IS'S'XI1'2" - 270ASF @-Z0'9'X20'S"-430.56SF @-II2X3'0'(12'0'+6'0")-27.0SF ~ ~ \ f \ I /t L o 0- 13'S"XI3'1'-179.8SF @)- IS'9'XfS'9"-248.ZSF @- W9"X.9'I" -l33.s7SF @-IO'O'Xl'O" -10.0 SF @-S'7"X13'4'-74ASF @-3'7"X4'2" -14.93 SF @ SECONO FLOOfI: : 661.3 + RR5T FLOOR: 1132.66 SF. TOTAL FLOORS: /783.961 ',887,00 5a.FT.= (#.88 %) If Q) CD o o FLOOR AREA CALCOLA nON I SCALE: 118" = 1'-0" II!III~~ irvl o 8 ~ \ { \ I ~ f \ I \ .d=t .~ ~ 9 ~~ ;:',;::';0 ~. MAX. fI2 plYWDN. ~ 1~.~(.~ - - - -/J "- I I I '-/ ~I _ _ _ _ ~(J,!!/fhe ---""" ~ ~ _ _ ..:,ef/fne Ilfle :1 - - -I' I 0 ~ "'~ II 0 .1 - - ' -~~ 12 pitch I 5 ueHT WEU Ih'o~es 5LM>Dr (temp""') 2'trx4'0" .,W. FAMILY ROOM o J.:">l"S" dDO' RECREATION ROOM I') ~ l ~~ .'"u.. ': ~ L~ SECTION B-B SCALE: 1/4" ~ 1'-0" I 6 ~ ~ @T ~tt, I 1--/ ~;~of'&';:':"". 12 pitch 15 -;f-"e!LInf.1(~ - - - - - a...-, K.~.D.r:t ,Jn6UIlttftln. o >> wi MiTw I W I tl W I W I W I W~ 1e-30l>_ In6fiIlftlDn. - 1I2.Gy1"fIIT~D"rJ. / '" ~"'- _ 1ITffi ".."'- _:: t~1I11 MASTER 6EOROOM HAll 19<;x;i;1J1~-n~ L CdUng /I... IIW ~~ ril ~M ~ B BI_ ~'" ROOM ROOM , o >>1 klrCHEN ~ r"'~~""- - ~ ] ~m1 ~ ~8 [JD FAMJJ.Y ROOM 1m 1m N3S_ In.ulftltm. OJ ." h2><4 wolf wI. K-f.3/nwfllf;lt1" w/. t/2" G;yP611P16t1111'.. IL......______ ~:~w&~~'WAfs,'V....~~.~M.'W.0~::y.4.~A.~"'.~m.'~': ~~... ~ ,. "- rID) "- h :ls'cr "".... -typo ~ SECTION A-A I SCALE: 114" = 1'-0. I 7 N01'EJr. DO Nor OCiILE THE l>1<AW><tl5, ~UAtvertfrr;:~ f:1F" .t1merl1l!if""1li 115 r"'11Jred. 1110. fIthOr.t GOI1tt.~t fh.U """"" .... ..n/y oil _....e..ms .tvI"mm5fO'h~ Md ..lulU "'~DI"t .1'1)(.... d tl"'\"Ors lIIhI:l omwlot'l to tho ..stsncr ~~. 'l'nfe ~l'ftll1g fs ttl ~ tt>>A rn Ctl"JLrlC:ttml \r1th ettuct.l.ul. mtlGhllf'lca' M\J c1carlo.alllndlttt ~ ~ c<<lu.'t8rt.lI' .1'.wfn~1l!l that I:Say bd .",rk:JlbIc. Thl. "1'A'lng f. the ~1U8lvc prDptrty of * acsl""c:r MUI I1'IJI!It I'lDt Itt: rapr6..lt.>>od Mtno\L I'll. wrrttcn pcrmleslon. 0'''' l'lAWN f1'f: CHECKEI' I&Yr ..,., EO 'l) --.;s (IS --'= -'>L 'l) o EO ;:;0 .'l" "0 ~~ ~< :;:'-' ~~ ,,> 5~ 0" ::!;~ 'l"::I _0 Cl)::!; " d:) " Cl) ijj ~ 6 If) ~ x .. U- 05 <i I- .,.'/ /~ - I 9 9 L____ 1- ______.J "t= - {!. m '" ~ 'l' ~ 'l' ~ ~ ~ l- ii} :l;; \l) ~ " :;.:: >- I\( ~ \l) ~ fil \l) ~ <:> ~ lui :::J\i ~m :>., "'~ lu\.l ii: ~c5 '" >-< ~ 1lIi::: ;' ~f:'i tiJ <\Jt( ~ ~~ _\.l \-- '. <\-- :i;:': ~~ ~~ 11):>., ~C) \i~ ~~ MARCH .2OCf1 MOE ItEZA '^'" 06-145 SHEET NO. j-~ = ,;~ OF AVE 9HEEf5 ~ ..:._~ ~ a ~ I ~ .... a ..g c: 1'()1 ~ ~g \ .- ~ 2.~.. O'f5.~ &> ''', ~r{ ...I ~ o 0:: a. 0 a.. a: <C 0 OptIonal cab!lu:t ... .~.;,-':;.":::<.~":"""""",, ;~ ~.~ 9 OJ ..~ . ~ ffYPlCAL 8ATHleOOM ACCESSORIES ~ ;~ ~., ~ ~ _~Ii 'I' to, "FICAL WINDOW & DOOIe SEE DETAIL 'A" ~ TOP VIEW DETAIL "A" NOTE: USE V4" STOVE ~OLTS IF PLUM~ItS STItH IS USED. Fait No. 9 GAUGE WIRE. WItAP TIE THItOUGH PItEDItILLED HOLES. Hlhge o J D ti ui H1ngo 9 5ut.: 1/2" =1'.()" STItAP TIE LATElCAL SUPPORT FOR WATER HEATER Liqht Flxture5 (Seeownt:r) o 0 MIItItOi1. 19 Oelltboft aha strIKe 6trlke /ocl:5 hlmJlc &- bolt:6 ~ b '" 2.0 Ii INSULATION MTTSAS ItEGlUIEItED ~y CODE NOT COMIlUSTIIlLE PAN WITH APPltOf'lATE DItAIN. SCAlE: 314" =1'-0- 21 5/8" eyp51Jm bo~,.d. Jti.' , I J .-lV-- '/?" eYf7SUr.: rNd CROWN MOWING DETAIL SCALE: N. T.S. DRYWALLCORNERBEAD SCALE: 3I4"=1'.()" ~o"'t1I~ (2;' IlIYer of 30" biJg. pllper tnt:talfill6h p/ywJ6heJltfflt ""nger tJutter 'sscl. III GUTTER DETAIL SCALE: :3"=r-o- iG 17 15 ,"""'tiles. tTldII rle/e!:W fl8shfr.g undcr(lIYff/t:tft ;~~--------T i \/! ..- ~/I P(yWd'hC"tfng~~ _' _\1_ rOMlTrfrilJ71lhS___ RIDGE DETAIL SCALE:N.T.S. 13 rouf tl!~6 ,~d<rI"YMent ~ r/2" cox pfywd ~ 6hesrl;//1~ - ~/flllsh rtmffrl1mftI(J _ I 6tUCCD f(r,{sh \0 0/ f"lIm trim , , 7IB.C~f'I~ 2-l.JtyiW W1~_ .3IS.~.ru:tIrIflf'/Y. EXTERIOR RAKE DETAIL lelll1f $/""t: folder oyer vent P'P~ 1" min. rout f1Uft~r".1 sltUve soldetCli to base sheet I~J b5~ f/l.sn sl7et:t 2' 0" 5'fusr~ uhaerlaymeflt '" vcf'ft pJp~ secured tD rcqf frlmlng. ROOF PENETRATION INTERiOR SCALE: :3"=1'-0- 14- SCALE: :;"=1'-0- i5 I / ~~;~:cf~%~'~ 7/8" &tlJ(;"" fInish 0/ O/~JJJlthO/ two l"yr:rs arlde'O' ply. sfrtng. 0/2 . frafT7lhg. TYPICAL EAVE /r- VZ" co plywd "aaf she:thlt7P ,,____ s~ stnx;Wrllf pl,,,s. - te-.30 Jn611~t((m. Solid blacking OOuPle pl;,te 518" eyp611m bOlird R-13 Aberafs56 Insuf.tlen pstt5. _. 2x4 weed studs 1:& 16" O.C. 1/2" gyp5UlT7 boar#l. SCAlE::3"=1'.()" ROOF VALLEY DETAIL SCALE: Y=I'-o" typo fODln trim wen- bI,ig. pAper. EXTERiOR ~ ;. '" 7/e" CEMENT f'lASTER 2. LAYERS WltE MESH 3/8" 511WcruRAL PLY. WINDOW SILL DETAIL NOT TO SCAlE: ryp. sImp~" jDlst h"lJ6er. 1i ODuble 2 x 2X Wood' 6tW& "'6" D.C. 1:,-f3ll1S1J1l1t1on t/'2" Gypsum beltrJ INTERIOR t.lOfriT. DO NOr 5C^", 1'HE Dl'.AWlNG5. rt!lqLe6t v~jfic;stion of Jimmlii!lionll _& requir~ Tho ,6tl~,,1 GCJri1'trIlc:tDr skllU I;hcJGI::. ah.:::l vorlfy .U lovCIIs.lll..eumf "t1d "moh!Ol~s aha stulU rO:~brt al1~ IIn..! .11 error.. lItnd CItlilf91011 t.D thC' dcelener Irrme4f.ct.oly. Thle drft1ne re to lie r~d [1'1 GDI'IJUl'krtrDI1 with 8truct.Lr.L rncthanh::=lIr .,d e1eet.rJc:.1 andlor any C"tner c:orrllulUHte drawltl48 'that. rtuly j,e .pplluPle. 1h16 "I"swf~ III the ~IUI!Ilve prDf)ert;v of t.ht; dClJ1encr .ahd m:JJrt I'lOt Ire repl"'o..u.eJ wtt htl,t1. MIs wrlttett pI2'1t1lIJS!DI'l. 10 :=0 1'- ~~ <\) E 1'- ~a\ <n C\:) cr; --.;:s ~< ~ -l,,) \9 --<:: ~~ 6 -"<: III 'l) ~~ \9 0 r.c x ::J- '" E o '" ll. 2~ o1S ~::J \5 cr;~ I- ~ '" ~ 't ~ 't ~ II) ~ <: -.: ~ \- "'-( ~ lu'0 ~ if: <: . \I) ~~ ;(S '" II.! ll\i:: :-.: ~ 'l\'ll( :;:: ~~ ).. lti ~:::J I\( II.! ::? -'0 \I) ~ i- '. <: \- ~ ~: \I) ~~ ~ c,~ <::> UJUJ ~ 11),,- ~~ ~t ll{~ ll.._ DATE: rI~ -2007 DtAWNIJY: ),tOE CHECKEDn: u.FIl ..- 06-145 5HEEf NO. I~ = V~ rl\. QJ1 OF nW. flHEE1'&