DRC Summary 06-19-08
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:
June 24, 2008
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
June 19, 2008
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi n Review Committee
1. Application
EXC-2008-10; John Jeong (Tay residence), 18725 Tilson Ave
Description
Exception to the Single family Residential Development regulations to reduce the
front yard setback on an irregularly shaped lot by approximately one foot
resulting in an approximately 19 foot front yard setback for a portion of a new
two car garage at an existing home
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective June 19, 2008. The fourteen-calendar day appeal will expire on July 8,
2008.
Enclosures:
Design Review Committee Report of June 19, 2008
Resolution No. 274
Approved Plan Set
G:p/anning/Drcj05190S summary/etter.doc
To:
Fro7n:
. Subject:
Location:
DesigI1 Review Committee
Piu Ghosh, Assista11t Planner
Application: EXC-2008-10
18725 Tilson Ave
Date: J Ul1e 19, 2008
Project Description: Single family Reside11tial Exceptio11 to allow a portion of a garage
additio11 to encroach into t11e front yard setback by approximately 011e foot.
RECOMMENDATION:'
Staff recon1me11ds the Design Review Com1nittee approve EXC-2008-10, based 011 the
model resolution.
BACKGROUND:
The project parcel is located at the nort11east cor11er of t11e intersectio11 of Tilson Ave a11d
Carver Drive U1 the Rl-5 zone. Tl1e applica11t is proposing to add approximately 160
square feet a11d raising the pitch of t11e roof of the existu1g sU1gle story ~1ome. The
applicant is proposing to de1nolish an existi11g non-conformil1g one-car garage al1d
COl1struct a 11ew two-car garage and two bay Wi11dows on the front elevation of the
house. Tl1e Floor Area Ratio of the home after the additio11 vvill be approxi1nately 300/0.
The following is an aerial of the property. ll1e property is a11 odd shaped lot SU1ce it
only has three property IU1es.
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June 19, 2008
EXC-2008-10
DISCUSSION:
According to the definitions section of the Zoning Ordinance (see Exhibit A), for a lot
with only three property lines, the front property line is the entire length of the property
line most parallel to the street. This results in a very large front setback of 20 feet along
the front of the property. The remaining two property lines form the side property lines.
The side setbacks for the subject property are five feet.
Small portions of additions on other projects have been allowed to encroach into
required setbacks as minimally possible in order to allow flexibility for lots that have
portions of the lot that are less than 60 feet wide, or have less then four sides.
The applicant is requesting an exception to permit a partial reduction of the required
front setback for a length of approximately five feet. The most it encroaches in to the
setback is 1'2". Also, the garage is located in about the same place as the existing garage
so that it does not impact the intersection at Tilson Ave and Carver Dr. The applicant
shall also remove portions of the existing driveway that are not necessary after
construction of the garage in order to reduce the width of the driveway curb cut on the
street.
Staff supports the exception because the intent of the ordinance is addressed. The lot is
irregular in shape, and the addition has been designed to minimally encroach into the
front yard.
Findings for Exception
Per Section 19.28.110 of the R1 Ordinance, the Design Review Committee may grant an
exception based upon the following findings:
A. Literal Enforcement of the provisions of this chapter will result in restrictions inconsistent
with the spirit and intent of this chapter
The intent of the ordinance is addressed. The lot is not typical in shape, resulting in
unreasonable restrictions that limit the use of the lot.
B. The proposed development will not be injurious to property or improvements in the area, nor
detrimental to the public health, safety, or welfare
The location of the garage has been proposed so that it is away from the intersection
thereby ensuring that there is no impact to public health, welfare and safety.
C. The exception to be granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose
Historically, the majority of the proposed setback exceptions are proposed along
portions of a parcel that is non-conforming in width or shape. The subject lot is
triangular in shape, and the addition has been designed to minimally encroach into
the front yard.
2
June 19, 2008
EXC-2008-1O
D. The proposed exception will not result in significant visual impact as viewed from abutting
properties
The proposed garage will be located in approximately the same location as the
existing one-car garage. The new garage and associated fac;ade improvement will
improve the curb appeal of the home.
Approved by: Steve Piasecki, Director, Community Developme~
Prepared by: Piu Ghosh, Assistant Planner
Enclosures:
Model Resolution
11" X 17" Plan Set
3
EXC-2008-10
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 274
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO TO ALLOW A
PORTION OF A TWO-CAR GARAGE ADDITION TO ENCROACH INTO THE FRONT YARD
SETBACK BY APPROXIMA TEL Y ONE FOOT.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2008-10
John Jeong (Yu-Chi Tay)
18725 Tilson Ave
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an application for
an Exception to the Single Family Design Regulations;
WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible
with the surrounding area;
1. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of this title;
2. That the granting of the exception will not result in a condition which is materially
detrimental to the public health, safety, or welfare; and
3. That the exception to be granted is one that will require the least modification of the
prescribed regulations and the minimum variance that will accomplish the purpose.
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted
in this matter, the Application No. EXC-2008-10, is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this Resolution are
based and contained in the public hearing record concerning Application EXC-2008-10 as set
forth in the Minutes of the Design Review Committee Meeting of June 19, 2008, and are
incorporated by reference herein.
Resolution No. 274
Page 2
EXC-2008-10
June 19, 2008
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set titled "Tay Residence, 18725 Tilson Ave, Cupertino, CA
95014" consisting of six pages, dated May 10, 2008, except as may be amended by
conditions in this resolution.
2. REMOVAL OF EXCESS CURB-CUT AND DRIVEWAY
The applicant shall remove portions of the driveway that are not directly in front of the
two-car garage and shall also reduce the curb cut at Tilson Ave.
3. LOW-E WINDOWS
All new windows installed as part of this project shall have a low-e specification on them.
Planning Staff shall confirm this prior to issuance of building permits.
4. ROOF TRANSITION
Applicant shall make a best effort to work with Planning Department staff to smoothen the
transition in the roofline between the existing portion of the house over the family room
area and the kitchen area and the new roofline over the new garage.
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.
PASSED AND ADOPTED this 19th day of June 2008, at a Regular Meeting of the Design Review
Committee of the City of Cupertino, State of California, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chair Giefer, Kaneda
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: Rose
ATTEST:
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director, Community Development
/ s/Lisa Giefer
Lisa Giefer, Chair
Design Review Committee
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