DRC Summary 07-03-08
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:
July 7, 2008
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
July 3, 2008
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi n Review Committee
1. Application
R-2008-19, EXC-2008-12; Mohsen Jalili, 10310 Moretti Drive
Description
Residential Design Review for a new two-story 2,385 square foot single family
residence and an Exception to the Single Family Residential Development
regulations to reduce the required 10 foot surcharge to 4.5 feet at the new
residence
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective July 3, 2008. The fourteen-calendar day appeal will expire on July 21,
2008.
Enclosures:
Design Review Committee Report of July 3, 2008
Resolution No. 275
Approved Plan Set
G:r:/anning/Drc/070308 Sllllllllanj/etter.doc
To:
Fro 711:
Subject:
Location:
Design Review Committee
Leslie Gross, Assistant Planner
Application: EXC-2008-12, R-2008-19
10310 Moretti Drive
Date: July 3, 2008
Project Description: Single family Reside11tial Exception to reduce the required te11 (10)
foot second story setback surc11arge from te11 feet to four feet six inches.
RECOMMENDATION:
Staff recommends the Design Revievv Committee approve EXC-2008-12 based on the
Inodel resollitiol1.
BACKGR"OUND:
The project parcel is located along l11e east side of Moretti Court 11ear its terminus (see
diagraI.n belovv). The applicant is proposing a nev\T 2,385 square foot h~To-story home 011 a
5r301 square foot lot (450/0 floor area ratio). Also as part of t11e project, the applicant is
requesting an exceptiol1 to reduce the required te11 (10) foot second story setback surd1arge
due to the irregular widt11 of the project parcel (see S11eet A-2 of t11e site .plan).
July 3, 2008
EXC-2008-12, R-2008-19
DISCUSSION:
The R1 Ordinance requires an additional setback distance equal to ten feet be added in
whole or in any combination to the front and side-yard second story setback requirements.
Lots with irregular width have been allowed to decrease the surcharge because it creates
unreasonable design constraints. The project lot width decreases from 53 feet at the front
property line to 34 feet at the rear property line. The shape of the lot does not allow
reasonable use of the second story, and almost any second story will extend into the
surcharge area. The purpose of the surcharge is to allow greater diversity of design within
a neighborhood, while being reasonably compatible with predominant neighborhood
pattern. Because the lot is irregularly shaped, and the second story has already been
articulated along the front and sides, the design is nnique to the site, while being
compatible is scale, massing, and form.
The applicant is requesting an exception to permit a five-foot, five-inch reduction of the
required ten-foot surcharge. Staff supports the exception for the following reasons:
.
The intent of the ordinance is addressed. The lot is irregular in shape, and the
second story has already been articulated along the front and sides, the design is
unique to the site, while being compatible is scale, massing, and form.
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
tIre spirit and intent of this chapter
The intent of the ordinance is addressed. The lot is not typical in width, resulting in
unreasonable restrictions that limit the use of the lot.
B. The proposed development will not be injurious to property 07' improvements in the area, nor
detrimental to the public health, safety, or welfare
The proposed design is consistent with the neighborhood pattern and will not create
public health, safety or welfare issues.
C. The exception to be granted is one that will require the least 71lOdification of the prescribed
design regulation and the minimum variance that will accomplish the purpose
Historically, the majority of the proposed surcharge exceptions are proposed along
portions of a parcel that is non-conforming in width or shape. The subject lot 'ividth
decreases from 53 feet at the front property line to 34 feet at the rear property line. The
width of the lot doesn't allow reasonable use of the second story, and any second story
would extend into the surcharge area.
2
July 3, 2008
EJ<C-2008-12,R-2008-19
D. The proposed exception will not result in significant vislfal impact as viewed from abutting
properties .
The proposed second story setbacks are compatible with neighboring buildings and
will not result in significant visual impacts.
Approved by: Steve Piasecki, Director, Community Developme~-
Prepared by: Leslie Gross, Assistant Planner
Enclosures:
Model Resolution
11" X 17" Plan Set
3
EXC-2008-12, R-2008-19
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 275
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
TO REDUCE THE REQUIRED TEN (10) FOOT SECOND STORY
SETBACK SURCHARGE FROM TEN FEET TO FOUR FEET SIX INCHES
ON AT NEW TWO-STORY 2,385 SQUARE FOOT SINGLE FAMILY
RESIDENCE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2008-12, R-2008-19
Mohsen J alili
10310 Moretti Drive
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application to reduce the required ten (10) foot second story setback surcharge from ten
feet to four feet six inches.
WHEREAS, the Design Review Committee finds that the changes are beneficial and
compatible with the surrounding area;
1. 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 width, resulting in
unreasonable restrictions that limit the use of the lot.
2. The proposed development will not be iniurious to property or improvements in the area,
nor detrimental to the public health, safety, or welfare
The proposed design is consistent with the neighborhood pattern and will not create
public health, safety or welfare issues.
3. 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
Resolution No.275
Page 2
EXC-2008-12, R-2008-19
July 3, 2008
Historically, the majority of the proposed surcharge exceptions are proposed along
portions of a parcel that is non-conforming in width or shape. The subject lot width
decreases from 53 feet at the front property line to 34 feet at the rear property line.
The width of the lot doesn't allow reasonable use of the second story, and any
second story would extend into the surcharge area.
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties
The proposed second story setbacks are compatible with neighboring buildings and
will not result in significant visual impacts.
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-2008-12 and R-2008-19, 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-2008-12 and R-2008-19 as set forth in the Minutes of the Design Review Committee
Meeting of July 3, 2008, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set titled "New Custom Home, Mr. & Mrs. Jalili, 10310
Moretti Drive, Cupertino, CA" consisting of nine pages, dated March 20, 2008, except as
may be amended by conditions in this resolution.
2. PRIV ACY PLANTING
The final privacy planting plan shall be reviewed and approved by the Planning
Department prior to issuance of building permits. If existing tree(s) is used for
privacy screening, a letter from a certified arborist shall be submitted confirming
that the tree(s) is in good condition and is appropriate privacy protection in any
season.
3. 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, consistent with the R-l Ordinance, for all windows with views into
neighboring yards and a sill height that is 5 feet or less from the second story
finished floor. The precise language will be subject to approval by the Director of
Resolution No.275
Page 3
EXC-2008-12, R-2008-19
July 3, 2008
Community Development. Proof of recordation must be submitted to the
Community Development Department prior to final occupancy of the residence.
4. EXCEPTION APPROVAL
Approval is hereby granted for the construction of two-story single-family
residence to reduce the required ten (10) foot second story surcharge.
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 3rd day of July 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:
ABST AIN:
ABSENT:
COMMISSIONERS: Chairperson Giefer, Brophy
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
I s/Steve Piasecki
Steve Piasecki
Director, Community Development
I s I Lisa Giefer
Lisa Giefer, Chair
Design Review Committee
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RAHMANI & ASSOCIATES, INC.
Consulting Engineers
1870 Hamilton Avenue
San Jose, California 95125
Tel: (408) 377-4000 Fax: (408) 377-4001
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