DRC Summary 12-20-07
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To:
Mayor and City Council Members
Planning Commissioners
From:
Steve Piasecki, Director of Community Development
Date:
December 21, 2007
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
December 20, 2007.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi n Review Committee
1. Application
ASA-2007-17; Keith Kolker (Cupertino Development Corp), 10855 N Stelling Rd
(Las Palmas)
Description
Architectural and Site Approval for final building and landscaping plans for an
approved residential development
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective December 20,2007. The fourteen-calendar day appeal will expire on
January 4, 2008.
Enclosures:
Design Review Committee Report of December 20, 2007
. Resolution No. 263
Approved Plan Set
G:planning/Drc/122007 summaryletter.doc
To:
From:
Subject:
Location:
Design Review Committee
Gary Chao, Senior Planner
Application: ASA-2007-17
10855 N. Stelling Road
Date: December 20,2007
PROJECT DESCRIPTION: Architectural and site approval for final building and
landscaping plans for an approved residential development
RECOMMENDATION:
Staff recommends approval of the architectural and site approval permit file no. ASA-
2007-17 with the staff suggested conditions.
BACKGROUND:
On July 17, 2007, the City Council approved the residential development located at the
corner of North Stelling Road and Highway 280. The project consists of 12 attached
townhouses and 8 detached single family residence with one common area. As part of
the approval, the City Council directed that the Design Review Committee review and
approve the following items:
1. Landscaping plan.
2. Realignment of street curb.
3. Architectural enhancements.
4. Building material and color.
5. Common area gazebo.
6. Site access.
DISCUSSION:
Landscaping Plan: The applicant has submitted a detailed landscaping plan (see sheet
L1.0 of the attached plans). The project is proposing 26 new trees and a significant
number of shrubs/vegetation throughout the site. The plans also indicate the
preservation of two existing specimen Oaks and the relocation of one existing specimen
Oak to the new common plaza area. The proposed four Arbutus Marina trees along the
southerly property boundary are planted in planter boxes due to the main sewer line
running across the entire span of the property boundary. A double row of Chinese
Pistache trees is proposed alternating along the meandering sidewalk along Stelling
Road. Staff only has the following requirement:
~ Climbing vines shall be provided along the exterior of the perimeter masonry
sound wall to prevent vandalism. The landscaping plans shall be revised and
approved by the Planning Department prior to issuance of building permits.
ASA-2007-17
December 20, 2007
Page 2
Realignment of street curb: The applicant has revised the sidewalk plan by providing a
new detached sidewalk that meanders around the existing Oak tree, with new trees
being proposed along N. Stelling Road (see sheet LI.O of the attached plans).
Architectural enhancements/building materials and color: One of the conditions of
approval from the City Council was to require pedestrian scaled trellises/ arbors/light
features at several of the key common entry points to the court yards to better delineate
these entrances and to de-emphasize the verticality of the buildings and enhance the
public experience of the project at the pedestrian level. The applicant has considered
this but has decided not to incorporate any pedestrian scale architectural features at
these entry areas. Instead, landscaping is being proposed at several of these entrances.
In order to adhere to the Council's intent, staff recommends the following changes:
~ The plans shall be revised to indicate pedestrian scaled architectural features
(trellis, arbor or appropriate lighting apparatus) at all of the entry area to the
interior court yard areas. The plans shall be revised and approved by the
Planning Department prior to issuance of building permits.
Staff supports the proposed building materials and color combination and light features
(see Exhibit C).
Gazebo: The applicant has submitted a gazebo design that mimics the design of the
historic residence on the site. In fact, actual materials from the existing residence will be
used on the Gazebo (see the exhibit B). In addition, a commemorative informational
plaque will be constructed with a picture or imagine of the existing residence. The
applicant will be working with Whole House of Palo Alto (professional building
salvage and recycling company) to salvage and reuse as much of the existing home as
possible.
~ The final commemorative plaque design shall be reviewed and approved by the
Planning Department prior to issuance of building permits.
Site access: The City Council directed that there be pedestrian access between the
project and the adjacent church site. The proposed plans indicate an ingress/egress
easement that will be recorded on the project site to facilitate a gated access to the
church property ~
~ The access easement shall be recorded on the property prior to final occupancy of
the residential units. Said easement shall also be recorded on the Covenants
Codes and Restrictions on the project site.
Miscellaneous: When this project went through the Planning Commission and City
Council review process, it was understood that the interior driveway system will be
ASA-2007-17
December 20, 2007
Page 3
paved with interlocking semi-pervious pavers or similar semi-pervious paving
materials. Staff recommends that a condition be added to this approval to formalize
this requirement.
~ The revised driveway paving plans shall be reviewed and approved by the
Planning Department prior to issuance of building permits.
Prepared by:
Approved by:
Gary Chao, Senior Planner ~..
Ciddy Wordell, City Planner ~UU; -a;(,~
Enclosures:
Model Resolution
Exhibit A: City Council Conditions of Approval
Exhibit B: Gazebo Plan
Exhibit C: Color, Material and Light Feature Plan
Plan Set
G: \ Planning\ DRC\ staff rep \ 2007\ ASA-2007 -17 SR.doc
ASA-2007-17
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING
AN ARCHITECTURAL AND SITE APPROV AL FOR FINAL BUILDING AND
LANDSCAPING PLANS FOR AN APPROVED RESIDENTIAL DEVELOPMENT
SECTION I: PROTECT DESCRIPTION
Application No.: ASA-2007-17
Applicant: Keith Kolker (Cupertino Development Corp.)
Location: 10855 N. Stelling Road (Las Palmas)
SECTION iI: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for an Architectural and Site Approval, as described in Section I 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 Design Review Committee 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 proposal is consistent with the General Plan, Zoning Ordinance and the
prior approved Use Permit.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Architectural and Site Approval is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. ASA-2007-17 as set forth in the Minutes of the Design Review Committee Meeting
of December 20, 2007, and are incorporated by reference as though fully set forth herein.
Resolution No.
Page 2
ASA-2007-17
December 20, 2007
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits submitted by the Dahlin Group, titled: "Las
Palmas, 10855 N. Stelling Road for Cupertino Development Corp. in Cupertino,
CA," consisting of 27 pages and a colored rendering of the project color and
material and gazebo plan, except as may be amended by the Conditions
contained in this Resolution.
2. VINES ON PERIMETER WALLS
Climbing vines shall be provided along the exterior of the perimeter sound
masonry sound wall to prevent vandalism. The landscaping plans shall be
revised and approved by the Planning Department prior to issuance of building
permits.
3. ARCHITECTURAL ENHANCEMENTS
The plans shall be revised to indicate pedestrian scaled architectural features
(trellis, arbor or appropriate lighting apparatus) at all of the entry areas to the
interior court yard areas. The plans shall be revised and approved by the
Planning Department prior to issuance of building permits.
4. HISTORIC PLAQUE
The final commemorative plaque design shall be reviewed and approved by the
Planning Department prior to issuance of building permits.
5. ACCESS EASEMENT
The access easement shall be recorded on the property prior to final occupancy of
the residential units. Said easement shall also be recorded on the Covenants
Codes and Restrictions on the project site.
6. SEMI-PERVIOUS DRIVEWAY SYSTEM
All of the interior driveway system shall be paved with semi-pervious
interlocking pavers or similar semi-pervious paving material. The revised
driveway paving plans shall be reviewed and approved by the Planning
Department prior to issuance of building permits.
7. LIGHT COLORS
The final project light colors (pole and bollard) shall be reviewed and approved
by the Planning Department prior to issuance of building permits.
Resolution No.
Page 3
ASA-2007-17
December 20, 2007
PASSED AND ADOPTED this 20th day of December 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: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST:
APPROVED:
Ciddy Wordell
City Planner
Marty Miller, Chair
Design Review Committee
G: IPlanninglPDREPOR11RES\20071ASA -2007-1 7. doc
Exhibit A
OFFICE OF THE CITY CLERK.
CUPERTINO
CITY HALL
10300 TORRE AVENUE' CUPERTINO, CA 95014-3255
TELEPHONE: (408) 777-3223 . FAX: (408) 777-3366
July 18, 2007
Lawrence Guy
20120 Orchard Meadow Dr.
Saratoga, CA 95070
Re: Consider Application Nos. U-2006-13, ASA-2006-22, TM-2007-02, Z-2006-05 (EA-2006-
18), Lawrence GUY, 10855 N. Stelling Road, APN 326-07-037:
a) Use Permit and an Architectural Site Review to construct 20 attached and detached
single-family residential units on a 1. I-acre site (northwest comer of Stelling Road
and 1-280)
b) Tentative Map to subdivide a I. I-acre parcel into 20 parcels and one common parcel
c) Rezoning ofa l.I-acre parcel from BQ (Quasi-Public) to P-Res (Planned
Residential)
First reading of Ordinance No. 07-2007: "An Ordinance of the City Council of the
City of Cupertino Rezoning 1.1 acres of property located at 10855 N. Stelling Road
from BQ (Quasi-Public) To P-Res (Planned Residential Zoning District Application
Z-2006-05."
Dear Mr. Guy:
At its July 17, 2007 meeting, the Cupertino City Council approved the project with the following
additional conditions:
· 12 attached and 8 detached units with one common area
· Eliminate on-street parking and have all 56 parking spaces be on-site
The Use Permit conditions are as follows:
SECTION. III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
U-2006-13
July 18, 2007
2
The recommendation of approval is based on Exhibits by the Dahlin Group, titled Las
Palmas, 10855 N. Stelling Road for Los Gatos Trade Line Corp. Single Family and
Townhouse, dated May 10, 2007, consisting of 16 sheets, except as may be amended by the
Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct 10 small lot single-family homes and 10 attached town
homes on 20 residential parcels. with one common parcel. The project parcel is also
approved to be rezoned from BQ to peRES). The final zoning plat map shall be revised to
reflect the zoning area to the center of the street.
3. LANDSCAPE PLAN
The applicant shall submit a comprehensive landscape plan to be reviewed and approved by
tlle Director of Community Development to provide the following:
a. Tree replacement strategies ensuring that the appropriate number, specie and size of
mitigation trees are provided at the appropriate locations per the City Arborist's
recommendations.
b. Tree preservation measures per the City Arborist's recommendations.
c. More screen trees along the souther~y property line;
d. New street trees in the new park .strip area in front of the project property;
e. Bio-swales along the southerly property line to the maximum extent possible.
f. Plant vines on and through the sound wall to discourage graffiti.
4. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must 1:>e submitted to the City for review and
approval prior to issuance of grading and building permits addressing the following:
~ Staging area
~ Tree protection
~ Construction hours and limits
~ Construction vehicle and truck routes
~ Dust and erosion control
~ Garbage and debris container location and pick up schedule
~ Signage advising contractors of the restrictions
~ Construction equipment and construction vehicle parking locations\
5. BUILDING MATERIAL RECYCLING
The applicant shall show proof that all of the existing building materials are recycled to the
maximum extent possible. Proof of recycling shall be submitted to the City for review and
approval prior to final occupancy.
6. HISTORIC PRESERVATION
. The applicant shall use elements from the existing home to construct a trellis or
gazebo structure at the common plaza area.
U-2006-13
July 18, 2007
3
· The applicant is required to work with a professional building salvage company (i.e.,
Whole House of Palo Alto) to salvage and reuse as much of the existing home as
possible.
7. PEDESTRIAN CROSSING ENHANCEMENTS
The applicant shall contribute $25,000 for enhancements to the pedestrian walkway along
the west side of the N. Stelling Road bridge that crosses over Interstate 280 located south of
the project site. The city shall use the money to add pedestrian scaled lighting, paving
materials, railings and/or repainting of the pedestrian facilities of the west side of the bridge.
8. SITE ACCESS AND ARCHITECTURAL ENHANCEMENTS
. The common entry points to the court yard areas shall be decorated with
trellises/arbors and lighting features or with similar architectural elements. In
addition, the common plaza area shall be decorated with pedestrian scale lighting
and benches.
. Pedestrian connection/access shall b~ provided along the northerly property line
between the project site and the adjacent church property. A reciprocal access
easement allowing such access shall be recorded on the property.
. The two detached units along N. Stelling Road shall be attached.
9. REALIGNMENT OF STREET CURB
Revised curb plan shall reflect the realignment of the existing curb (straightening and extend
northerly and terminating prior to the adjacent church driveway) along the project frontage
. in order to facilitate a new detached park strip thereby enhancing the pedestrian experience
with new street trees and landscaping area with double rows of street trees. The plans shall
be reviewed and approved by the Design Review Committee prior to final map approval.
10. NOISE MITIGATION
To meet the City of Cupertino residential noise criteria, the following design measures must
be met:
. Windows: windows in units adjacent to and with a view ofI-280 shall have STC
(Sound Transmission Class) of at least 33 dB. Special acoustical windows, with
larger air spaces between panes, or with a thin plastic laminate layer between glass
layers, can be obtained with STC ratings of 33-38 STC. A STC rating of 29-30
would be acceptable for units located away from 1-280. High quality double-glazed
thermal window, with two 1/8" lights separated by a 3/8" to %" air space, and good
weather seals if openable, have ratings of27-30 STC.
. Party Wall Assemblies: for minimizing noise transmitted between attached
residential units, the party wall assembly should have several inches of air space,
fiberglass insulation and minimal structural connections, and generally resilient
channel (RC) attached to one side of the party wall, in order to meet the 50 STC
requirements. In addition, any fire stop between units should not provide a strong
structural connection. That is, they should be of light weight material, such as sheet.
metal or fiberglass that cannot conduct low frequency sound and vibration between
units.
U-2006-13
July 18, 2007
4
· Exterior Doors: Entrance doors and sliding glass doors should meet an STC rating
of at least 25-27 dB.
· Ventilation: All units must have a ventilation system that provides a habitable
interior environment with the windows closed, regardless of outside temperature. .
· An eight-foot sound wall shall be er~cted along the entire southerly and westerly
property line.
Detailed noise mitigation program shall be submitted for review and approved prior to
issuance of building permits.
11. AFFORDABLE HOUSING
Per the City's Below Market Rate (BMR) requirements, 15% of the new units are required
to be allocated as BMR units. Based upon a total of 20 new residential units, the BMR
requirement for the project is 3 units.
12. TREE PRESERVATION
The recommendations of the City Consulting Arborist in his report dated April 17, 2007 and
his email dated May 19, 2007 shall be followed. Prior to construction, the City Consulting
Arborist shall review and sign off all of the protection measures. A letter from the City
Consulting Arborist shall be provided confirming that all of the protected and new trees are
in good standing prior to final occupancy. A tree bond in the amount of $30,000 shall be
submitted to the City prior to issuance of any building permits to ensure the preservation of
the three specimen Oaks on the project site. In the event that a protected tree must be
removed or dies during construction, the Director of Community Development has the
discretion to approve replacement trees or forward to the Planning Commission for
additional review.
13. FINAL BUILDING MATERIAL AND COLOR
The final building material and color (along with other site and architectural enhancements
described in the above conditions) shall be reviewed and approved by the Design Review
Committee prior to issuance of building permits.
14. GREEN BUILDING MEASURES
The applicant shall submit a green building design program to the City for review and
approval prior to issuance of building permits. Green building design principles shall be
incorporated into the project to the maximum extent possible. At the minimum, the project
shall satisfy the following measures
· The project shall use tankless water heaters through out the project. Tankless water
heaters are 20 to 30% more efficient than traditional water heaters.
· The project shall use gas furnaces that have minimum efficiency ratings of 80% or
equivalent.
· The applicant shall design the roofs of all residential units to be able to structurally
facilitate future solar panel systems to account for the weight and wind loading ,
factors. Final roof plans shall be reviewed and approved by the Building Official.
U-2006-13
July 18, 2007
5
· Non-formaldehyde building insulation shall be used through out the project.
· Lighter shades of roofing colors shall be used throughout the project in order to help
reflect sunlight and to achieve cooler roof temperatures.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT.
15. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance with City
Standards and specifications and as required by the City Engineer.
16. 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.
17. 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.
17a TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
18. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type approved by
the City in accordance with Ordinance No. 125.
19. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 40 l' Certifications and 404 permits maybe required.
Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as
appropriate.
20. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer.
Pre and Post-development calculations must be provided to identify if storm drain
facilities need to be constructed or renovated.
.21. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
22. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and shall
coordinate with affected' utility providers for installation of underground utility devices.
Ordinance No. 331 requires all overhead lines to be underground whether the lines are new or
existing. The developer shall submit detailed plans showing utility underground provisions.
U-2006-13
July 18, 2007
6
Said plans shall be subject to prior approv'l1 of the affected Utility provider and the City
. Engineer.
23. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees,
storm drain fees, park dedication fees and fees for undergrounding of utilities. Said agreement
shall be executed prior to issuance of construction permits.
Fees:
a. Checking & Inspection Fee Permit: Greater of$3,540.00 min. or 6% of Imp.Cost
b. Grading Permit: Greater of$2,060.00 min. or 6% of Imp. Cost
c. Development Maintenance Deposit $ 3,000.00
d. Storm Drainage Fee: $ 1,419.00
e. Power Cost: **
f. Map Checking Fees: $ 6,750.00
. g. Park Fees: $ 153,000.00
Bonds:
a. On & Off.,.Site Improvements Bond: 100% Labor/Material Bond, 100% Performance
Bond
-The fees described above are imposed based upon the current fee schedule adopted by the
City Council. However, the fees imposed h~rein 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.
** Developer is required for one-year power cost for streetlights
24. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall
be screened with fencing and landscaping or located underground such that said equipment is
not visible from public street areas.
25. NPDES CONSTRUCTION GENERAL PERMIT
The applicant must file for a NOr (Notice of Intent) and must prepare a Storm Water
Pollution Prevention Plan with the State Water Resources Control Board. The city must
obtain documentation that the process has been completed.
For copies of the Construction General Permit, the Nor and additional permit information
consult the state Water Resources Control Board web site at:
http :/www.swrcb.ca. gov/ stormwtr/ construction.html
26. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP)
REQUIREMENTS
a. Permanent Stormwater Quality BMPs Required
U-2006-13
July 18, 2007
7
In accordance with chapter 9.18, Stormwater Pollution Prevention and Watershed
Protection, of the City Code, all development and redevelopment projects shall include
permanent BMPs in order to reduce the water quality impacts of stormwater runoff from
the entire site for the life of the project.
b. Stormwater Management Plan Required
The applicant shall submit a Stormwater Management Plan for this project. The
permanent storm water quality best management practices (BMPs) included in this plan
shall be selected and designed in accordance with chapter 9.18, Stormwater Pollution
Prevention and Watershed Protection, of the City Code.
c. BMP Agreements
The applicant and the City shall enter into a recorded agreement and covenant running
with the land for perpetual BMP maintenance by the property owners(s). In addition, the
owner(s) and the City shall enter into a recorded easement agreement and covenant
running with the land allowing City ~ccess at the site for BMP inspection.
27. MAINTENANCE AGREEMENT
The applicant will be required to maintain all items, which are non-standard within the City's
right of way. The applicant and the City must enter into a recorded agreement for this
aforementioned work. .
28. ENVIRONMENTAL PROGRAMS
The developer must comply Refuge Truck access radius requirements throughout the
proposed subject development.
Trash and recycling cart locations shall be identified on-site during homeowners use as well as
for pickup situations.
29. TRAFFIC IMPACT ANALYSIS
A Traffic Impact Analysis (TIA) will be required to determine mitigation and fees as a result of
this development. Once the study has been 'completed, the traffic department will provide
additional comments towards the project.
Improvements to traffic signals; bicycle, pedestrian and vehicular facilities maybe included as
requirements.
The Architectural and Site Approval conditions are as follows:
SECTION. III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
18. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits by the Dahlin Group, titled Las
Palmas, 10855 N. Stelling Road for Los Gatos Trade Line Corp. Single Family and
Townhouse, dated May 10, 2007, consisting of 16 sheets, except as may be amended by the
Conditions contained in this Resolution.
U-2006-13
July 18, 2007
8
19. DEVELOPMENT APPROVAL
Approval is granted to construct 10 small lot single-family homes and 10 attached town
homes on 20 residential parcels with one common parcel. The project parcel is also
approved to be rezoned from BQ to peRES). The final zoning plat map shall be revised to
reflect the zoning area to the center of the street.
20. LANDSCAPE PLAN
The applicant shall submit a comprehensive landscape plan to be reviewed and approved by
the Director of Community Development to provide the following:
a. Tree replacement strategies ensuring that the appropriate number, specie and size of
mitigation trees are provided at the appropriate locations per the City Arborist's
recommendations.
b. Tree preservation measures per the City Arborist's recommendations.
c. More screen trees along the southerly property line;
d. New street trees in the new park strip area in front of the project property;
e. Bio-swales along the southerly property line to the maximum extent possible.
f. Plant vines on and through the sound wall to discourage graffiti.
21. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for review and
approval prior to issuance of grading and building permits addressing the following:
~ Staging area
~ Tree protection
~ Construction hours and limits
~ Construction vehicle and truck routes
~ Dust and erosion control
~ Garbage and debris container location and pick up schedule
~ Signage advising contractors of the restrictions
~ Construction equipment and construction vehicle parking locations\
22. BUILDING MATERIAL RECYCLING
The applicant shall show proof that all of the existing building materials are recycled to the
maximum extent possible. Proof of recycling shall be submitted to the City for review and
approval prior to final occupancy.
23. HISTORIC PRESERVATION
. The applicant shall use elements from the existing home to construct a trellis or
gazebo structure at the common plaza area.
. The applicant is required to work with a professional building salvage company (i.e.,
Whole House of Palo Alto) to salvage and reuse as much of the existing home as
possible.
24. PEDESTRIAN CROSSING ENHANCEMENTS
U-2006-13
July 18, 2007
9
The applicant shall contribute $25,000 for enhancements to the pedestrian walkway along
the west side of the N. Stelling Road bridge that crosses over Interstate 280 located south of
the project site. The city shall use the money to add pedestrian scaled lighting, paving
materials, railings and/or repainting of the pedestrian facilities of the west side of the bridge.
25. SITE ACCESS AND ARCHITECTURAL ENHANCEMENTS
. The common entry points to the court yard areas shall be decorated with
trellises/arbors and lighting features or with similar architectural elements. In
addition, the common plaza area shall be decorated with pedestrian scale lighting
and benches.
. Pedestrian connection/access shall be provided along the northerly property line
between the project site and the adjacent church property. Areciprocal access
easement allowing such access shall be recorded on the property.
. The two detached units along N. Stelling Road shall be attached.
26. REALIGNMENT OF STREET CURB
Revised curb plan shall refleCt the realignment of the existing curb (straightening and extend
northerly and terminating prior to the adjacent church driveway) along the project frontage
in order to facilitate a new detached park strip thereby enhancing the pedestrian experience
with new street trees and landscaping area with double rows of street trees. The plans shall
be reviewed and approved by the Design Review Committee prior to final map approval.
27. NOISE MITIGATION
To meet the City of Cupertino residential noise criteria, the following design measures must
be met:
. Windows: windows in units adjacent to and with a view ofI-2~0 shall have STC
(Sound Transmission Class) of at least 33 dB. Special acoustical windows, with
larger air spaces between panes, or with a thin plastic laminate layer between glass
layers, can be obtained with STC ratings of33-38 STC. A STC rating of29-30
would be acceptable for units located away from 1-280. High quality double-glazed
thermal window, with two 118" lights separated by a 3/8" to %" air space, and good
weather seals if openable, have ratings of27-30 STC.
. Party Wall Assemblies: for minimizing noise transmitted between attached
residential units, the party wall assembly should have several inches of air space,
fiberglass insulation and minimal structural comlections, and generally resilient
channel (RC) attached to one side of the party wall, in order to meet the 50 STC
requirements. In addition, any fire stop between units should not provide a strong
structural connection. That is, they should be of light weight material, such as sheet
metal or fiberglass that cannot conduct low frequency sound and vibration between
units.
. Exterior Doors: Entrance doors and sliding glass doors should meet an STC rating
of at least 25-27 dB.
U-2006-13
July 18, 2007
10
· Ventilation: All units must have a ventilation system that provides a habitable
interior environment with the windows closed, regardless of outside temperature.
· An eight-foot sound wall shall be erected along the entire southerly and westerly
property line.
Detailed noise mitigation program shall be submitted for review and approved prior to
issuance of building permits.
28. AFFORDABLE HOUSING
Per the City's Below Market Rate (BMR) requirements, 15% of the new units are required
to be allocated as BMR units. Based upon a total of 20 new residential units, the BMR
requirement for the project is 3 units.
29. TREE PRESERVATION
The recommendations of the City Consulting Arborist in his report dated April 17, 2007 and
his email dated May 19, 2007 shall be followed. Prior to construction, the City Consulting
Arborist shall review and sign off all of the protection measures. A letter from the City
Consulting Arborist shall be provided confirming that all of the protected and new trees are
in good standing prior to final occupancy. A tree bond in the amount of $30,000 shall be
submitted to the City prior to issuance of any building pennits to ensure the preservation of
the three specimen Oaks on the project site. In the event that a protected tree must be
removed or dies during construction, the Director of Community Development has the
discretion to approve replacement trees or forward to the Planning Commission for
additional review.
30. FINAL BUILDING MATERIAL AND COLOR
The final building material and color (along with other site and architectural enhancements
described in the above conditions) shall be reviewed and approved by the Design Review
Committee prior to issuance of building pennits.
31. GREEN BUILDING MEASURES
The applicant shall submit a green building design program to the City for review and
approval prior to issuance of building pennits. Green building design principles shall be
incorporated into the project to the maximum extent possible. At the minimum, the project
shall satisfy the following measures
· The project shall use tankless water heaters through out the project. Tankless water
heaters are 20 to 30% more efficient than traditional water heaters.
· The project shall use gas furnaces th!it have minimum efficiency ratings of 80% or
equivalent.
· The applicant shall design the roofs of all residential units to be able to structurally
facilitate future solar panel systems to account for the weight and wind loading
factors. Final roof plans shall be reviewed and approved by the Building Official.
· Non-formaldehyde building insulation shall be used through out the project.
· Lighter shades of roofing colors shall be used throughout the project in order to help
reflect sunlight and to achieve cooler roof temperatures.
U-2006-13
July 18, 2007
11
The Tentative Map conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
32. APPROVED EXHmITS
The recomm"endation of approval is based on Exhibits by the Dahlin Group, titled Las
Palmas, 10855 N. Stelling Road for Los Gatos Trade Line Corp. Single Family and
Townhouse, dated May 10, 2007, consisting of 16 sheets, except as may be amended by the
Conditions contained in this Resolution.
33. PUBLIC ACCESS EASEMENT
Applicant shall work with the City to record a public access easement over the sidewalks
around the building, driveway to the south and the rear of the property and the parking areas.
The. agreement shall be recorded in conjunction with recordation of the final map, and shall
be subject to prior approval as to form and content by the City Attorney.
34. 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 e:x.actions.
35. CONFORMANCE WITH PRIOR APPRO V ALS
The Director of Community Development shall confirm that the subdivided parcels conform
to prior approvals for this site.
The rezoning conditions are as follows:
SECTION II: FINDINGS FOR REZONING
WHEREAS, the Planning Commission of the City of Cupertino received an application for the
rezoning of property, as described on 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 Planning Commission finds that the subject rezomng meets the following
requirements:
1) That the rezoning is in conformance with the General Plan of the City of Cupertino.
U-2006-l3
July 18, 2007
12
2) That the property involved is adequate in size .and shape to conform to the new zonmg
designation.
3) That the riew zoning encourages the most appropriate use of land.
4) That the proposed rezoning is otherwise not detrimental to the health, safety, peace, morals and
general welfare of persons residing or working in the neighborhood of subject parcels.
5) That the rezoning promotes the orderly development of the city.
Please review conditions carefully. If you have any questions regarding the conditions of
approval, please contact the Department of Community Development at 408-777-3308 for
clarification. Failure to incorporate conditions into your plan set will result in delays at the
plan checking stage. If development conditions require tree preservations, do not clear the
site until required tree protection devices a.re installed.
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, and other exactions, pursuant to Gov.ernment 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.
Any interested person, including the applicant, prior to seeking Judicial .review of the city
council's decision in this matter, must first file a petition for reconsideration with the city clerk
within ten days after the council's decision. Any petition so filed must comply with municipal
ordinance code S2. 08. 096.
Sincerely:
~~ff
Grace Schmidt
Deputy City Clerk
cc: Community Development
Douglas Rossom
9158 Wooded Hill Dr.
Corona, CA 92883
ASA-2006-22
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6474
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL FOR 12 NEW ATTACHED AND 8 DETACHED
RESIDENTIAL UNITS
---------------------~-----------------------------------------
---------------------------------------------------------------
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for an Architectural and Site Approval, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Architectural and Site Approval is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. ASA-2006-22 as set forth in the Minutes of the Planning Commission Meeting of
June 26, 2007, and are incorporated by reference as though fully set forth herein.
Resolution No. 6474
Page 2
ASA-2006-22
June 26, 2007
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-22
Lawrence Guy
10855 N. Stelling Road'
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits by the Dahlin Group, titled Las
Palmas, 10855 N. Stelling Road for Los Gatos Trade Line Corp. Single Family and
Townhouse, dated May 10, 2007, consisting of 16 sheets, except as may be amended by
the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct 8 small lot single-family homes and 12 attached town
homes on 20 residential parcels with one common parceL The project parcel is also
approved to be rezoned from BQ to P(RES). The final zoning plat map shall be revised
to reflect the zoning area to the center of the street.
3. LANDSCAPE PLAN
The applicant shall submit a comprehensive landscape plan to be reviewed and
approved by the Director of Community Development to provide the following:
a. Tree replacement strategies ensuring that the appropriate number, specie and
size of mitigation trees are provided at the appropriate locations per the City
Arborist's recommendations.
b. Tree preservation measures per the City Arborist's recommendations.
c. More screen trees along the southerly property line;
d. New street trees in the new park strip area in front of the project property;
e. Bio-swales along the southerly property line to the maximum extent possible.
f. Plant vines on and through the sound wall to discourage graffiti.
4. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for review
and approval prior to issuance of grading and building permits addressing . the
following:
~ Staging area
~ Tree protection
~ Construction hours and limits
~ Construction vehicle and truck routes
~ Dust and erosion control
~ Garbage and debris container location and pick up schedule
~ Signage advising contractors of the restrictions
~ Construction equipment and construction vehicle parking locations \
Resolution No. 6474
Page 3
ASA-2006-22
June 26, 2007
5. BUILDING MA TEIDAL RECYCLING
The applicant shall show proof that all of the existing building materials are recycled to
the maximum extent possible. Proof of recycling shall be submitted to the City for
review and approval prior to final occupancy.
6. HISTORIC PRESERVATION
· The applicant shall use elements from the existing home to construct a trellis or
gazebo structure at the common plaza area.
· The applicant is required to work with a professional building salvage company
(Le., Whole House of Palo Alto) to salvage and reuse as much of the existing
home as possible.
7. PEDESTRIAN CROSSING ENHANCEMENTS
The applicant shall contribute $25,000 for enhancements to the pedestrian walkway
along the west side of the N. Stelling Road bridge that crosses over Interstate 280 located
south of the project site. The city shall use the money to add pedestrian scaled lighting,
paving materials, railings and/ or repainting of the pedestrian facilities of the west side
of the bridge. '
8. SITE ACCESS AND ARCHITECTURAL ENHANCEMENTS
· The common entry points to the court yard areas shall be decorated with
trellises/ arbors and lighting features or with similar architectural elements. In
addition, the common plaza area shall be decorated with pedestrian scale
lighting and benches.
. Pedestrian connection/ access shall be provided along the northerly property
line between the project site and the adjacent church property. A reciprocal
access easement allowing such access shall be recorded on the property.
. The two detached units along N. Stelling Road shall be attached.
9. REALIGNMENT OF STREET CURB
Revised curb plan shall reflect the realignment of the existing curb (straightening and
extend northerly and terminating prior to the adjacent church driveway) along the
project frontage in order to facilitate a new detached park strip thereby enhancing the
pedestrian experience with new street trees and landscaping area with double rows of
street trees. The plans shall be reviewed and approved by the Design Review
Committee prior to final map approval. The proposed parking stalls along N. Stelling
Road shall be relocated to on-site locations.
10. NOISE MITIGATION
To meet the City of Cupertino residential noise criteria, the following design measures
must be met:
· Windows: windows in units adjacent to and with a view of 1-280 shall have STC
(Sound Transmission Class) of at least 33 dB. Special acoustical windows, with
larger air spaces between panes, or with a thin plastic laminate layer between
glass layers, can be obtained with STC ratings of 33-38 STC. A STC rating of 29-
30 would be acceptable for units located away from 1-280. High quality double-
Resolution No. 6474
Page 4
ASA-2006-22
June 26, 2007
glazed thermal window, with two 1/8" lights separated by a 3/8" to 3,4" air
space, and good weather seals if openable, have ratings of 27-30 STC.
· Party Wall Assemblies: for minimizing noise transmitted between attached
residential units, the party wall assembly should have several inches of air space,
fiberglass insulation and minimal structural connections, and generally resilient
channel (RC) attached to one side of the party wall, in order to meet the 50 STC
requirements. In addition, any fire stop between units should not provide a
strong structural connection. That is, they should be of light weight material,
such as sheet metal or fiberglass that cannot conduct low frequency sound and
vibration between units.
· Exterior Doors: Entrance doors and sliding glass doors should meet an STC
rating of at least 25-27 dB.
· Ventilation: All units must have a ventilation system that provides a habitable
interior environment with the windows closed, regardless of outside
temperature.
· An eight-foot sound wall shall be erected along the entire southerly and westerly
property line.
Detailed noise mitigation program shall be submitted for review and approved prior to
issuance of building permits.
11. AFFORDABLE HOUSING
Per the City's Below Market Rate (BMR) requirements, 15% of the new units are
required to be allocated as BMR units. Based upon a total of 20 new residential units,
the BMR requirement for the project is 3units.
12. TREE PRESERV AnON
The recommendations of the City Consulting Arborist in his report dated April 17, 2007
and his email dated May 19, 2007 shall be followed. Prior to construction, the City
Consulting Arborist shall review and sign off all of the protection measures. A letter
from the City Consulting Arborist shall be provided confirming that all of the protected
and new trees are in good standing prior to final occupancy. A tree bond in the amount
of $30,000 shall be submitted to the City prior to issuance of any building permits to
ensure the preservation of the three specimen Oaks on the project site. In the event that
a protected tree must be removed or dies during construction, the Director of
Community Development has the discretion to approve replacement trees or forward to
the Planning Commission for additional review.
13. FINAL BUILDING MATERIAL AND COLOR
The final building material and color (along with other site and architectural
enhancements described in the above conditions) shall be reviewed and approved by
the Design Review Committee prior to issuance of building permits.
14. GREEN BUILDING MEASURES
The applicant shall submit a green building design program to the City for review and
approval prior to issuance of building permits. Green building design principles shall
Resolution No. 6474
Page 5
ASA-2006-22
June 26, 2007
be incorporated into the project to the maximum extent possible. At the minimum, the
project shall satisfy the following measures
. The project shall use tankless water heaters through out the project. Tankless
water heaters are 20 to 30% more efficient than traditional water heaters.
. The project shall use gas furnaces that have minimum efficiency ratings of 80%
or equivalent.
. The applicant shall design the roofs of all residential units to be able to
structurally facilitate future solar panel systems to account for the weight and
wind loading factors. Final roof plans shall be reviewed and approved by the
Building Official.
. Non-formaldehyde building insulation shall be used through out the project.
. Lighter shades of roofing colors shall be used throughout the project in order to
help reflect sunlight and to achieve cooler roof temperatures.
PASSED AND ADOPTED this 26th day of June 2007, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chairperson Giefer, Vice Chair Chien, Miller, Kaneda
COMMISSIONERS: Wong
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
Is/Steve Piasecki
Steve Piasecki
Director of Community Development
Is/Lisa Giefer
Lisa Giefer, Chair
Planning Commission
G: \Planning \PD REPO RT\RES \2006\ASA -2006-22.doc
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Exhibit B
ASA-2007-17
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 263
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING
AN ARCHITECTURAL AND SITE APPROVAL FOR FINAL BUILDING AND
LANDSCAPING PLANS FOR AN APPROVED RESIDENTIAL DEVELOPMENT
SECTION I: PROTECT DESCRIPTION
Application No.: ASA-2007-17
Applicant: Keith Kolker (Cupertino Development Corp.)
Location: 10855 N. Stelling Road (Las Palmas)
SECTION iI: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for an Architectural and Site Approval, as described in Section I 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 Design Review Committee 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 proposal is consistent with the General Plan, Zoning Ordinance and the
prior approved Use Permit.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Architectural and Site Approval is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. ASA-2007-17 as set forth in the Minutes of the Design Review Committee Meeting
of December 20, 2007, and are incorporated by reference as though fully set forth herein.
Resolution No. 263
Page 2
ASA-2007-17
December 20,2007
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits submitted by the Dahlin Group, titled: "Las
Palmas, 10855 N. Stelling Road for Cupertino Development Corp. in Cupertino,
CA," consisting of 27 pages and a colored rendering of the project color and
material and gazebo plan, except as may be amended by the Conditions
contained in this Resolution.
2. VINES ON PERIMETER WALLS
Climbing vines shall be provided along the interior of the perimeter sound
masonry sound wall (along Hwy. 280) to prevent vandalism. The landscaping
plans shall be revised and approved by the Planning Department prior to
issuance of building permits.
3. ARCHITECTURAL ENHANCEMENTS
The plans shall be revised to indicate pedestrian scaled architectural features
(trellis, arbor or appropriate lighting apparatus) at all of the entry areas to the
interior court yard areas. The plans shall be revised and approved by the
Planning Department prior to issuance of building permits.
4. HISTORIC PLAQUE
The final commemorative plaque design shall be reviewed and approved by the
Planning Department prior to issuance of building permits.
5. ACCESS EASEMENT
The access easement shall be recorded on the property prior to final occupancy of
the residential units. Said easement shall also be recorded on the Covenants
Codes and Restrictions on the project site.
6. SEMI-PERVIOUS DRIVEWAY SYSTEM
All of the interior driveway system shall be paved with semi-pervious
interlocking pavers or similar semi-pervious paving material. The revised
driveway paving plans shall be reviewed and approved by the Planning
Department prior to issuance of building permits.
7. LIGHT COLORS
The final project light colors (pole and bollard) shall be reviewed and approved
by the Planning Department prior to issuance of building permits.
Resolution No. 263
Page 3
ASA-2007-17
December 20, 2007
PASSED AND ADOPTED this 20th day of December 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: COMMISSIONERS: Chairperson Miller, Kaneda
NOES: COMMISSIONERS: none
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS: none
ATTEST:
APPROVED:
/s/Ciddy Wordell
Ciddy Wordell
City Planner
/ s/Marty Miller
Marty Miller, Chair
Design Review Committee
G: \PlanningIDRC\ResolutionsI2007\ASA -2007 -1 7. doc
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THESE DRAWINGS AND SPECIFICATIONS A.RE: THE PROPERTY AND COPYRIGHT OF" JMH WEISS, INC. AND SHAl.-L NOT BE USED ON ANY OTHER WORK EXCEPT BY AGREEMENT WITH JMH WEISS, INC.
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