DRC Summary 07-17-08
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
Subj:
July 24, 2008
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
July 17, 2008
Date:
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
ASA-2008-03; Mike Ducote (Villa Serra), 20800 Homestead Rd
Description
Architectural and Site approval of a landscape tree improvement plans and final details
of the Green Building measures according to the conditions of approval as directed by
the City Council at their meeting of July 3,2007
Action
The Design Review Committee approved the application on a 2-0 vote. This is effective
July 17, 2008. The fourteen-calendar day appeal will expire on August XX, 2008.
Enclosures:
Design Review Committee Report of July 17, 2008
Resolution No. 276
Approved Plan Set
The final approval documents for this application will be scanned
and emailed to you at a later date
2. Application
EXC-2008-13; Breanna Cahmberlin (Li residence), 21124 Greenleaf Drive
Description
Residential Design Exception for a portion of a 910 square foot single story addition to
encroach into the required front yard setback
Action
The Design Review Committee approved the application on a 2-0 vote. This is effective
July 17, 2008. The fourteen-calendar day appeal will expire on August 1,2008.
Enclosures:
Design Review Committee Report of July 17, 2008
Resolution No. 277
Approved Plan Set
3. Application
DIR-2008-13; Jay Swartz (Luo residence), 11535 Murano Court
Description
Director's referral to the Design Review Committee for approval of a 200 square foot
sunroom addition to the south side of an existing single family residence
Action
The Design Review Committee denied the application on a 2-0 vote. This is effective
July 17, 2008. The fourteen-calendar day appeal will expire on August 4,2008.
Enclosures:
Design Review Committee Report of July 17, 2008
Resolution No. 278
G:p/anning/Drcj07170B summary/etter.doc
To:
Fro711:
Subject:
Location:
DesigI1 Review Committee
ElizabetI1 pettis, Assistant Plaru1er
Application: EXC-2008-13
21124 Greenleaf Drive
Date: June 17, 2008
Project Description: Residel1tial Design Exception for a portion of a 910 square foot single-
story additio11 to encroach into t11e required fro11t yard setback.
RECOMMENDA TION:
Staff recoll1.mends tI1e DesigI1 Review Committee approve EXC-2008-13, based 011 the
model resolution.
BACKGROUND:
The project parcel is loc.ated alo11g the south side of Gree1lleaf Drive across tIle street from
Garden Gate Elelnentary School (see diagrams below). The applicant is proposing to add
approximately 910 square feet to the existil1g sU1gle story Ilome (approximately 360/0 floor
area ratio). As part of tI1e project, t11e applicaI1t is requestu1g an exception to allo\,y
portiolls of the addition to encroach into the required front yard setback area due to the
irregular s11ape of tI1e project parcel (see S11eet A-I of tI1e site plan).
DISCUSSION:
According to the R1 Ordinance, tI1e front yard setback for a single-fall1ily 110111e s11all be 20
feet. Tl1e u1te11t of tIlis rule is to e1lsure Ul1iformity of building placement along the street
and t11at sufficiel1t visual/landscaping clearance are provided. The project is located on a
triallgular lot \,yit11 olLly three sides, which makes it difficult to desigr1 a 110me with a
c011ventional floor plan tI1at is predomu1aI1t (011 rectangular lots) ll1 tI1is 11eighborhood. Ii1
addition, it is virtually impossible to build a 450/0 floor area ratio sll1g1e-story home at t11e
same ti111e lneet the setback requiremel1ts prescribed in the Ordu1a11ce..
3-1
July 17, 2008
EXC-2008-13
The Design Review Committee has granted previous setback exceptions for lots with
irregular shapes. The existing house is currently setback approximately 13 feet from the
front property line. The applicant is requesting an exception to reduce the front yard
setback to 11 feet. Staff supports the exception for the following reasons:
=> The irregular shape of the parcel precludes the applicant from reasonable use of the
land compared to other similar Rl parcels in the immediate neighborhood.
=> Given the orientation of the project parcel, the proposed setback reduction will not
create any visual impacts or building alignment issues to the neighborhood.
Findings for Exception
Per Section 19.28.110 of the Rl 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 proposed addition is not encroaching further into the side yard setbacks, thereby
eliminating massing impacts onto the adjacent properties.
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 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 displays reasonable measures to decrease the amount of
encroachment into the front yard.
D. The proposed exception will not result in significant visual impact as viewed from abutting
properties
There are no homes directly across the street from the subject site; therefore, the
addition will not result in significant visual impacts from the front.
Approved by: Steve Piasecki, Director of Community Developme~
Prepared by: Elizabeth Pettis, Assistant Planner
Enclosures:
Model Resolution
11" X 17" Plan Set
2
3-2
EXC-2008-13
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 277
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
FOR A PORTION OF A 910 SQUARE FOOT SINGLE-STORY ADDITION
TO ENCROACH INTO THE REQUIRED FRONT YARD SETBACK.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2008-13
Breanna Chamberlin (Alan and Mu Li residence)
21124 Greenleaf Drive
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a portion of a 910 square foot single-story addition to encroach into the
required front yard setback.
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 shape, resulting
in unreasonable restrictions that limit the use of the lot.
2. The proposed development will not be in;urious to property or improvements in the area,
nor detrimental to the public health, safety, or welfare
The proposed addition is not encroaching further into the side yard setbacks,
thereby eliminating massing impacts onto the adjacent properties.
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
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
Resolution No. 277
Page 2
EXC-2008-13
July 17, 2008
triangular in shape, and the addition displays reasonable measures to decrease
the amount of encroachment into the front yard.
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties
There are no homes directly across the street from the subject site; therefore, the
addition will not result in significant visual impacts from the front.
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-2008-13, 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-2008-13 as set forth in the Minutes of the Design Review Committee Meeting of
July 17, 2008, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on the plan set submitted by the applicant titled: " Addition
& Remodel for: Alan & Mu Li, 21124 Greenleaf Drive, Cupertino CA 95014",
consisting of 7 pages, dated "May 30, 2008", except as may be amended by the
Conditions contained in this Resolution.
2. INTERIOR AREAS
Interior areas measured from the finished first floor to the top of the roof-rafters
shall not exceed sixteen feet. In the event that any interior area measures above
sixteen feet in the building set plans, this area shall be counted as floor area.
3. NOTICE OF FEES, DEDICATIONS, RESERV A TIONS 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.
Resolution No. 277
Page 3
EXC-2008-13
July 17, 2008
PASSED AND ADOPTED this 17th 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:
ABSTAIN:
ABSENT:
ATTEST:
COMMISSIONERS: Chairperson Giefer, Rose
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director, Community Development
/ s / Lisa Giefer
Lisa Giefer, Chair
Design Review Committee
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To:
Fron1:
Subject:
Location:
Design RevievV" Comlnittee
Leslie Gross, Assista11t Planner
Application: DIR-2008-13
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11535 Murano Court
Date: July 17/ 2008
PROJECT DESCRIPTION:
Director's Minor Modificatio11 to a Use Permit (U-2003-02) to construct a SUllIoom 10'-
0" from the rear property lU1e.
RECOMMENDATION:
Staff recommends that the Design Revievv Committee:
v
1. Approve the Director's Minor Modification to allow the C011structioll of a
SUllToom 10'-0" froln the rear property line.
BACKGROUND:
On July 7, 2003, tIle City COimcil approved a use permit (U-2003-02) to construct 55
single-family residellces 011 a 4.03-acre parcel. Comments received during
neig11borhood outreacll meetlllgs prompted site developmellt c11anges by the developer.
One of tI10se cha11ges ll1cluded ll1creasing the setbacks to 20'-0" aI1d providu1g privacy
protection landscaping for three of the 110111es abutting the existing reside11tial
properties alo11g the soutllern border. The intent was focused on minimizing visual and
privacy impacts from the proposed second floor. C011seque11tly, tI1ese three homes Il~ve
larger useable rear yard area compared to the rest of tIle 110mes Ul the development.
11/' III II.
4-1
DIR-2008-13
July 17, 2008
Page 2
T11e OW11er of 11535 Murano Ct. (one of tl1e tl1ree 110mes with 20'-0" rear yard) is
proposing tl1e construction of a 200 square foot single story attached SUl1rOOll1 within
their useable rear yard. The sunroom vv-ill match tl1e existing residence ll1 material aJ.1d
color aI1d the existing privacy protection landscapll1g and 8'-0" privacy fence "Vvould
remain. The Mural10 Homeowners Association has reviewed al1d approved the project.
Typically the Director l1as tl1e discretion to approval sucl1 request, however it is being
for\t\Tarded to t11e Desigr1 Review Committee due to expressed concerns received from
the adjacel1t neighbor.
DISCUSSION:
AI1 existing Oak tree, located ll1 the rear yard area
along the soutl1ern bOUl1dary, was preserved as part
of the original development because of the species
type, and to preserve the existing screening. An
arborist report was prepared by t11e City Arborist,
statu1g that the preferred minimum setback be 6'-5"
from tl1e trUl1k to achieve a reaso11able assurance of ...
the tree's survival. Tl1e specific mitigation measures
prescribed by t11e City Arborist 11ave bee11
incorporated as conditio11s of the project.
C0771771unity C07717nents .
The neighbor immediately abutting the subject I
property to t11e south contacted staff \t\Tit11 C011cer11S
t11at t11e SWlIoom would create privacy, noise and
odor impacts. II1 additiol1, tl1e neighbor requested
that the existu1g 20'-0" setback be retau1ed, due to the origll1al agreement by t11e
developer to setback the residence 20'-0" to minimize privacy concerns at that time.
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4-2
DIR-2008-13
July 17, 2008
Page 3
Staff recommends that the Design Review Committee allow the construction of the
proposed sunroom 10'-0" from the rear property line for the following reasons:
1. Significant privacy impacts are not evident because the proposed sunroom is
single story, starting at 8'-4" high slop roof, not exceeding 11'-0" at the point of
attachment to the residence, privacy landscaping would be preserved, and the
adjoining privacy fence is 8'-0" high. The height of the sunroom windows do not
offer views into the adjoining property, and the sunroom would be used as
gathering space for the homeowners, which would not create any additional
noise or odors other then those typical of residential activities.
2. The original use permit for the development did not have any provisions that
prohibit the addition of a sunroom. In addition, the applicant has obtained
approval from the Home Owners Association.
3. The design of the sunroom will be consistent with the mam residence m
material(s) and color.
Approved by: Steve Piasecki, Director, Community Developme~
Prepared by: Leslie Gross, Assistant Planner
Enclosures:
Model Resolution
Arborist Report, June 11, 2008
Letter from Murano Homeowners Association, November 6, 2007
City Council Minutes, July 7, 2003
Planning Commission Resolution No. 6188
Planning Commission Minutes, May 27, 2003
Plan Set
4-3
DIR-2008-13
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 278 (denial)
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
DENYING A DIRECTOR'S MINOR MODI FICA TION TO APPROVE THE
CONSTRUCTION OF A SUNROOM TEN FEET FROM THE REAR
PROPERTY LINE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
DIR-2008-13
Jay Swartz (Luo residence)
11535 Murano Court
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for a Director's Minor Modification, as described in 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 not met the burden of proof required to support said
application; and has not satisfied the following requirements:
1. The proposal is consistent with the original intent of the Use Permit (U-2003- 02).
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. DIR-2008-13, is hereby denied; 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
DIR-2008-13 as set forth in the Minutes of the Design Review Committee Meeting of
July 17, 2008 are incorporated by reference herein.
Resolution No. 278 (denial)
Page 2
DIR-2008-13
July 17, 2008
PASSED AND ADOPTED this 17th 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:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chairperson Giefer, Rose
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
I s/Steve Piasecki
Steve Piasecki, Director
Community Development Department
I s/Usa Giefer
Usa Giefer, Chair
Design Review Committee