RM-2006-22
City Hall
10300 Torre Avenue
Cupertino, CA 95014-3255
Telephone: (408) 777-3223
FAX: (408) 777-3366
OFFICE OF THE CITY CLERK
November 14, 2006
Kevin Chiang
44896 Osgood Road
Fremont, CA 94539
Re: Appeal of the Planning Commission decision regarding Application No. R-2006-27, Liao
Residence, 10535 Cypress Ct.
Dear Mr. Chiang:
The appeal for the above item has been withdrawn per the attached Privacy Mitigation
Agreement signed by Hwang Ching and Steven Liao.
Sincerely,
~(}j-
Grace Schmidt
Deputy City Clerk
end: Privacy Mitigation Agreement
cc: Planning Dept.
Printed on Recycled Paper
Privacy Mitigation Agreement
November 3,2006
Re: Privacy Mitigation Measures for the new two-story home located at 10535 Cypress
Court (R-2006-27).
The following privacy mitigation measures shall be in place and completed prior to the
final occupancy of the proposed new 2-story house at the above referenced address:
.:. A minimum 8-foot tall property fence (7 foot solid good neighbor fence plus 1
foot lattice/trellis on top) starting at the right side yard gate of the property
located at 10521 Cypress Drive along the entire remainder of the joint property
line to the north shall be installed. The remaining portion ofthe property fence
from the above referenced side yard gate to the front property line of 10521
Cypress Drive shall be minimum 6 feet tall. The final design of the fence shall
be reviewed and approved by the Planning Department. The cost ofthe fence
shall be paid by the property owner of 10535 Cypress Court.
.:. The second story bedroom window along the rear elevation shall be obscured of
views to the neighboring home (10521 Cypress Drive) in form of decorative
stained glass or other similar obscured glass/window design. The final design
of said window shall be reviewed and approved by the Planning Department.
The remaining bathroom windows along the same rear elevation shall be frosted
to also obscure views. A covenant shall be recorded on the property (10535
Cypress Ct.) requiring the obscured bedroom window to be preserved and
maintained.
.:. 8 - Italian Cypress Trees (minimum 15 gallon, 6 feet tall at the time of planting)
shall be planted along the rear property line ofthe project along the portion of
the property as delineated on the attached site plan (see exhibit 1). Said Italian
Cypress trees shall be recorded on the property (10535 Cypress Ct.) as covenant
to be maintained and preserved.
The above mitigation measures have been agreed upon by both the property owner,
Ching Hwang, 10521 Cypress Drive; Steven Liao, 10535 Cypress Court. As a result of
this agreement, any nlrther appeals on the project file with the City of Cupertino (R-
2006-27) are withdrawn.
Ching, Hwang
10521 Cypress Drive
t4f-y
Steven Liao
10535 Cypr
Attachment:
Exhibit 1: Cypress Planting Plan
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City Hall
10300 Torre Avenue
Cupertino, CA 95014-3255
Telephone: (408) 777-3223
FAX: (408)777-3366
OFFICE OF THE CITY CLERK
October 30, 2006
Kevin Chiang
44896 Osgood Road
Fremont, CA 94539
Re: Appeal of the Planning Commission decision regarding Application No. R-2006-27, Liao
Residence, 10535 Cypress Ct.
Dear Mr. Chiang:
Ching Hwang has filed an appeal of the above stated item. A copy of the appeal letter is
enclosed.
The above stated item is scheduled for the December 5, 2006 City Council meeting. Council
meets at 6:45 p.m., Council Chamber, Community Hall, 10350 Torre Avenue, Cupertino,
California. Interested parties are invited to attend and be heard.
Council will receive written information from staff. Any printed material you would like Council
members to receive prior to the meeting should be submitted to this office no later than Tuesday,
November 28. We will duplicate and deliver it to Council members.
If you have any questions regarding the process, please feel free to call our office at 777-3223.
If you wish to challenge the City Council's action in court, you may be limited to raising only
those issues you or someone else raised at the public hearing described in this notice, or in
written correspondence delivered to the City of Cupertino City Hall at, or prior to, the public
hearing.
Sincerely,
~VudJ-
Grace Schmidt
Deputy City Clerk
cc: Steven Liao
10535 Cypress Court
Cupertino, CA 95014
Planning Dept.
Printed on Recycled Paper
--
-
CUPERJINO
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
(408) 777-3223
fB) IE rc IE a IYI EIn1
IJl} OCT 2 42006 ~
CUPERTINO CITY CLERK
APPEAL
1.
Application No.
R-2006-27
2.
3.
Applicant(s) Name:
Appellant(s) Name:
Kevin ChianglLiao Residence. 10535 Cypress Court
Ching Hwang
Address
10521 Cypress Dr. Cupertino
Phone Number
650-559-8168
Email
_ chwang_ 02@yahoo.com
4. Please check one:
o Appeal a decision of Director of Community Development
X Appeal a decision of Planning Commission
5. Date of determination of Director or mailing of notice of City decision:
_October 10,2006_
6. Basis of appeal:
The "direct line of sight" from the proposed second-floor windows to the adjoining one-
story property's bedrooms is an intrusion of privacy. The Planning's current approval of
the plan cannot be supported by the Single Family Residential (R1) Zones, 19.28.1 00
Development (R1), specifically:
Paragraph D.4: "Adverse visual impacts on adjoining properties have been
reasonably mitigated."
Paragraph D.3: "The proposed project is harmonious in scale and design with the
general neighborhood."
Its relatively huge size (twice the average of the neighborhood) compounded with the
Minor Residential Permit (that reduces the setback in its backyard) has contributed to the
intrusion of privacy of the existing property adjacent to its backyard. The current plan's
proposed use of screening trees cannot mitigate such intrusion of privacy.
Signature(s)
Please complete form, include appeal fee of $14 .00, and return to the attention of the
City Clerk, 10300 Torre Avenue, Cupertino, (408) 777-3223.
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10300 Torre Avenue
Cupertino, CA 95014
(408) 777-3308
FAX (408) 777-3333
Community Development Department
CITY OF
CUPEIUINO
October 12, 2006
Kevin Chiang
11896 Osgood Road
Fremont, Ca. 94539
SUBJECT: PLANNING COMMISSION ACTION LETTER - R-2006-27, RM-2006-22
This letter confirms the decision of the Planning Commission, given at the
meeting of October 10, 2006, denying the appeal of an approved Residential
Design Review for a new 3,725 square foot, two-story residence and a Minor
Residential Permit for a 12'6" rear yard setback for the single story portion of the
residence, located at 10535 Cypress Court, according to Planning Commission
Resolutions Numbered 6420 and 6421.
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,
Gary Chao
Associate Planner
Enclosure:
Resolutions 6420 & 6421
Cc: Wen-ting Lai, 10535 Cypress Court, Cupertino, CA 95014
Printed on Recycled Paper
R-2006-27
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6420
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
DENYING AN APPEAL OF A RESIDENTIAL DESIGN REVIEW APPROVAL FOR
A NEW, TWO STORY RESIDENCE LOCATED AT 10535 CYPRESS COURT
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received a referral of a
Director's Minor Modification permit, 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.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the applica,tion for R-2006-27 is hereby recommended for approval,
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. R-2006-27
as set forth in the Minutes of the Planning Commission Meeting of October 10, 2006 and are
incorporated by reference as though fully set forth herein.
Resolution No. 6420
Page 3
R-2006-27
October 10, 2006
PASSED AND ADOPTED this 10th day of October 2006, 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 Miller, Saadati, Wong, Chien
COMMISSIONERS: Vice Chair Giefer
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
/ s / Steve Piasecki
Steve Piasecki
Director of Community Development
/ s/Marty Miller
Marty Miller, Chair
Planning Commission
g:/ planning/ pdreport/ res / R-2006-27
RM-2006-22
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6421
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
DENYING AN APPEAL OF A RESIDENTIAL DESIGN REVIEW APPROV AL FOR
A MINOR RESIDENTIAL PERMIT FOR A TWELVE FOOR SIX INCH REAR YARD
SETBACK FOR THE SINGLE STORY PORTION OF A NEW, TWO STORY RESIDENCE
LOCATED AT 10535 CYPRESS COURT
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received a referral of a
Director's Minor Modification permit, 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.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for RM-2006-22 is hereby recommended for approval,
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. RM-2006-22
as set forth in the Minutes of the Planning Commission Meeting of October 10, 2006 and are
incorporated by reference as though fully set forth herein.
Resolution No. 6421
Page 2
RM-2006-22
October 10,2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
RM-2006-22
Kevin Chiang (Lai residence)
10535 Cypress Court
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is based on a plan set entitled, "New Liao residence, 10535 Cypress
Court, Cupertino CA" consisting of two sheets dated received March 9,2006 except as
may be amended by conditions in this resolution.
2. PRIV ACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property
owners of the privacy protection measures and tree protection requirements. The
precise language will be subject to approval by the Director of Community
Development. Proof of recordation must be submitted to the Community
Development Department prior to final occupancy of the residence.
3. PRIV ACY PROTECTION PLAN
If existing trees are being proposed to serve as privacy screening, the City Arborist
must confirm that the existing trees are appropriate for screening purposes in terms of
specie, size and health. The deemed appropriate, the existing trees will be recorded
on the property as protected trees along with the new privacy trees.
4. CONSULT ATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/ or agencies with
regard to the proposed project for additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
5. NOTICE OF FEES. DEDICATIONS. RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant to
Government Code Section 66020(d) (I), these Conditions constitute written notice of a
statement of the amount of such fees, and a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90-day
approval period in which you may protest these fees, dedications, reservations, and
other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail
to file a protest within this 90-day period complying with all of the requirements of
Section 66020, you will be legally barred from later challenging such exactions.
Resolution No. 6421
Page 3
RM-2006-22
October 10, 2006
PASSED AND ADOPTED this 10th day of October 2006, at a Regular Meeting of the Planning
Commission of the City of Cupertino, State of California, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
COMMISSIONERS: Chairperson Miller, Saadati, Wong, Chien
COMMISSIONERS: Vice Chair Giefer
COMMISSIONERS: none
COMMISSIONERS: none
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
g:/ planning/ pdreportj res/RM-2006-22
APPROVED:
/ s/Marty Miller
Marty Miller, Chair
Planning Commission
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CITY OF
CUPERJINO
-
10300 Torre Avenue
Cupertino, California 95014
Telephone: (408) 777-3308
FAX: (408) 777-3333
COMMUNITY DEVELOPMENT
June 16, 2006
Kevin Chiang
44896 Osgood Road
Fremont, CA 94539
SUBJECT: RESIDENTIAL DESIGN REVIEW ACTION LETTER - Application R-2006-27
and RM-2006-22:
This letter confirms the decision of the Director of Community Development, given on
June 16, 2006; approving a Residential Design Review for a new 3,725 square foot, two
story residence and a Minor Residential Permit for a 12'-6" rear yard setback for the
single story portion of the residence, located at 10535 Cypress Court, with the following
conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "New Liao residence, 10535
Cypress Court, Cupertino CA" consisting of two sheets dated received May 31,
2006 except as may be amended by conditions in this resolution.
2. PRIV ACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future
property owners of the privacy protection measures and tree protection
requirements. The precise language will be subject to approval by the Director of
Community Development. Proof of recordation must be submitted to the
Community Development Department prior to final occupancy of the residence.
3. PRIV ACY PROTECTION PLAN
If existing trees are being proposed to serve as privacy screening, the City
Arborist must confirm that the existing trees are appropriate for screening
purposes in terms of specie, size and health. The deemed appropriate, the
existing trees will be recorded on the property as protected trees along with the
new privacy trees.
4. CONSULT A TION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/ or agencies
with regard to the proposed project for additional conditions and requirements.
Any misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
-
-
5. 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.
Several neighbors have expressed concerns regarding the compatibility of the size and
the architecture of the home to the neighborhood and the potential privacy impacts
from the second story bedroom window facing the rear of the property.
The project site is located in the R1 zoning district that allows two story homes with a
floor area ratio of 45 % to the lot size. The R1 zoning district also prescribes specific
privacy mitigation measures via planting of pre-approved screening trees/shrubs or
raising the windowsill heights to over 5 feet (measured from the floor). The
architectural style and the building materials/colors of the proposed home are
consistent with the surrounding homes. The project is within the maximum 45 % floor
area ratio and under the allowable height limitation. The project has met all of the
required findings of approval for a Two-story Residential Permit and the Minor
Residential Permit as required by the of Cupertino's Municipal Code, Chapter 19.28.090
(B) and 19.28.100 (D). In addition, the project is proposing to plant privacy protection
trees along the rear property line to screen any potential views from the second story
bedroom window and the applicant has agreed to raise all of the sill heights of the
second floor rear facing bathroom windows to over 5 feet in height to minimize privacy
intrusions.
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 Planning Commission.
Please be aware that if this permit is not used within one year, it shall expire on
June 16, 2007.
Sincerely,
_.~.--
(
\--Ga'ry Chao
Associate Planner
City of Cupertino
-
-
Enclosures:
Approved Plan Set
Cc: Wen-Ting Lai, 10535 Cypress Court, Cupertino, CA 95014
Anna Ullman, 10555 Deodara Drive, Cupertino, CA 95014
Edna Hansen, 10546 Cypress Court, Cupertino, CA 95014
Richard Mcgrath, 10571 Deodara Drive, Cupertino, CA 95014
G:\Planning\Minor Residential \ 2006 \ R-2006-27, RM-2006-22 action letter.doc
DRAWING PLAN INDEX:
Cf
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f'ZZJ [~~:~~.. 2570 sr.
E&EJ ~~:~=l- 115551".
@ fRONT AA.U. .. 'A~20" 1540 ~F.
@ R.fMAAr.A... 21 2G 91".
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GROUND FL00R ... 2.120 S.F.
SECOND FLOOR - 1,155 S.F,
GARAGE = 450 S.F,
TOTAL BUILDING = 3,725 S.F.
FLOOR AREA
@GROUND FLOOR
~ DIAGRAM
W @SCALE: 1/16"=]'-0"
~ ~ EXPOSED EXTERIOR WALL OF ~ EXPOSED EXTERIOR WALL OF
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I. TOTAL LINEAR EXPOSED EXTERIOR WALL OF 2ND FLOOR = 147'-0'
2. TOTAL LINEAR EXPOSED EXrolIOR: WALL OF 2ND FLOOR MORE THAN 6' HT. _ 71'-0'
3. TOTAL LINEAR EXPOSED EXTERIOR: WALL OF 2ND FLOOR LESS THAN 6' HT. = 76'-0".
4. RATIO OF LINEAR E)<POSED tXlERIOR WALL OF 2N~ FLOOR MORE THAN 6' HT.
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PROJECT INFORMATION
THIS IS A BUILDING PERMIT APPLICATION F"O~ A NEW TWO-STORY SINGLE FAMILY HOUSE TO REPLACE AN
txlSTlNG .0NE-STOIR'( OLD BUILDING.
1. LOT SIZE ~ %8,275 S.F, APN#
2. BUILDfNG HEIGHT = TWO-STORY, MAX. 28' Hr. + T..J ---
3, TOTAl GROUND.I< 2ND FLOOR LMNG AREA - 3,06S S.F. GAR El,;,~~.Ff"'T-,i~r'rR
TOTAL GROUND FLOOR W! LMNG &0 GARAGE AREA - 2,570 S.F, . '., ~
4. BUILDING FLOOR AREk GROUND FLOOR ~ 2,120 S.F.
SECOND FLOOR - 1,155 s.r.
GARAGE "" 450 S.F.
TOTAL = 3,725 S.F.
S. A. FLOOR AREA RATIO (FAR) = 3,725 S.F./B,275 S.F. ~ 4511 LBY:
B. BUILDING COVERAGE = 2,570 S.F./B,27S S.F. ~ 3111
C. 2ND FtR. OVER GRO. FLR. RATIO = 1,' 55 S.F./(2120+450) SF, _ 4511
O. 0) FRONT YARD AREA - , 540 SF,
b) DRIVEWAY ':ONC. COVER"" DRIVEWAY SF. + ENT. PATIO SF = 632 + 51 = 683 SF.
c} llAno OF HARD SURFACE - hie "" 683 + 1540 = 44:; < 50~ "" OK.
6. SEllBACK LINES:
FRONT:
REAR:
TO- NEIGHBOR:
TO, STREET:
GROUND FlOOR'
25'-0"
16'-6"
9'-6"
12'-0.
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25'-0"
25'-0"
26'-0'
22'-6"
7. APPLICABLE CURRENT CODts .I< REGULATIONS:
1997 uae. 1999 NATIONAl ElECTRICAL CODE. 2000 PLUMBING AND MECHANICAL CODE, AND STATE
tNtRGY CONSERVATION STANDARDS AS CONTAINED IN THE 2001 STATE BUILDING CODE. TITLE 24,
CALlFCRNIA ADMINISTRATIVE CODE AND APPLICABLE MUNICIPAL REGULATIONS.
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f'ZZJ ~~~~~~ ". 2570 SF.
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