DRC Summary 07-17-08 #2
To:
From:
Date:
Subj:
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
Mayor and City Council Members
Planning Commissioners
Steve Piasecki, Director of Community Development
July 29, 2008
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
July 17, 2008
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 12, 2008.
Enclosures:
Design Review Committee Report of July 17, 2008
Resolution No. 276
Approved Exhibits, Plan Set
To:
From:
Subject:
Location:
Design Review Committee
Elizabeth Pettis, Assistant Planner
Application: ASA-200S-03
20800 Homestead Road
Date: July 17,2008
PROJECT DESCRIPTION: Architectural and site approval for a Streetscape Plan along
Homestead and N. Stelling Roads and the final details of the required Green Building
Measures.
RECOMMENDATION:
Staff recommends approval of the architectural and site approval permit file no. ASA-
2008-3, based on the model resolution.
BACKGROUND:
On July 3, 2007, the City Council approved the request to construct 116 additional
apartment units, a public park, a recreational facility, and leasing office within an
existing apartment complex (Villa Serra/The Grove) at the southwest corner of
Homestead Road and Franco Court. The City Council directed the Design Review
Committee to review the final streetscape plan along Homestead Road and N. Stelling
Road, and the final details of the green building measures for the project.
DISCUSSION:
Streetscape Plan:
The applicant has submitted a detailed streetscape plan (see sheet L-7.l, exhibit C)
indicating the realignment of N. Stelling Road and the construction of detached
sidewalks with park-strip treatments along both Homestead and N. Stelling Road. The
majority of the detached sidewalks will be lined with new Ginkgo biloba trees.
Additional Magnolia, Bay Laurel, Japanese Maple, Brisbane Box, Redwood and Western
Redbud trees will also be planted along Homestead and N. Stelling Road to further
enhance the landscaping presence of the project. Staff supports the proposed
streetscape plan with the following changes:
1) Increase the proposed park-strip from 5' to 10' minimum along Homestead Road
by shifting the sidewalk 5' inboard. The intent is to provide sufficient room for
tree growth and to reflect the parkway design at the redeveloped portion of the
shopping center located at the corner of Homestead and N. DeAnza and
developments east of DeAnza Boulevard.
2) Plant a double row of either American Ash or London Plane trees (or similar
species as determined appropriate by the Director of Community Development)
on both sides of the sidewalk along Homestead and Stelling Road.
3) The applicant shall record an easement allowing for public pedestrian access to
any portion of the sidewalk that is located on the applicant's property. The
1-1
ASA-2008-03
July 17, 2008
Page 2
covenant shall be reviewed and approved prior to issuance of a building permit
and recorded prior to final occupancy.
4) The applicant shall record a covenant and deed restriction running with the land
obligating existing and future property owners to maintain all of the landscaping
along the subject site frontages along Homestead and Stelling Road. In addition,
the applicant shall enter into a maintenance agreement with the City of
Cupertino. The agreement and deed restriction shall be subject to approval by
the City Attorney.
S) The final streetscape plan shall be reviewed and approved by the Director of
Community Development prior to issuance of a building permit.
Green Building Measures:
As part of the approval, the City Council required the project to incorporate green
building practices as listed in Exhibit A with the following modifications:
a) Item number one shall be eliminated from the list
b) Item number 22 shall include energy star washers and dyers
c) Item number 29 shall be modified to include a requirement that the applicant
provide a photovoltaic system to carry approximately 100% of the electrical load
of the recreation/leasing office building with the proviso that the cost of the
system is back in ten years with such incentives as energy savings, rebates, tax
credits, state renewable energy incentives, federal tax credits and federal
accelerated depreciation.
The applicant has confirmed that all of the green measures stipulated by the City
Council will be incorporated into the project with the exception of the photovoltaic
system. A solar power analysis has been submitted (see exhibit B) by the applicant that
breaks down the cost and benefit of the photovoltaic system (including applicable
rebate and credits) with an 18-year payback period. The applicant believes that the
project will not benefit from any of the associated tax credits and is requesting that
several other new green measures be proposed in-lieu of the photovoltaic system. The
applicant intends to present their in-lieu proposal at the meeting.
Staff recommends that the in-lieu green measures are either comparable or exceeds the
sustainability or energy saving benefits that would otherwise be provided by the
photovoltaic system.
Prepared by:
Approved by:
Elizabeth Pettis, Assistant Planner c::::::::...~
Steve Piasecki, Director of Community Developm~
1-2
ASA- 2008-03
July 17, 2008
Page 3
Enclosures:
Model Resolution
Exhibit A: Proposed Green Building Practices
Exhibit B: Letter from Prometheus Dated June 13, 2008
Exhibit C: Landscape Planting Plan
Plan Set
G: \Planning\ DRC\staff rep \ 2008\ ASA-2008-03 SRdoc
1-3
ASA-2008-03
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 276
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING AN ARCHITECTURAL AND SITE APPLICATION FOR A
STREETSCAPE PLAN ALONG HOMESTEAD AND N. STELLING
ROADS AND THE FINAL DETAILS OF THE REQUIRED GREEN
BUILDING MEASURES
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2008-03
Mike Ducote
20800 Homestead Road
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an
application for an Architecture and Site, 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 met the burden of proof required to support said
application; and has satisfied the following requirements:
1. The proposal, 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 proposal is consistent with the purposes of this chapter, the General Plan
and zoning ordinance;
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application no. ASA-2008-03, 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
ASA-2008-03 as set forth in the Minutes of the Design Review Committee Meeting of
July 17, 2008 are incorporated by reference herein.
Resolution No. 276
Page 2
ASA-2008-03
July 17, 2008
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on a proposed green building practices labeled "Exhibit A"
consisting of 2 pages, a solar p0wer analysis labeled "Exhibit B" consisting of 3
pages and the plan set titled "Street Frontage Landscape Plan" dated 5/15/2008
consisting of 1 page, except as may be amended by conditions in this resolution.
2. PHOTOVOL TAlC SYSTEM
The applicant shall obtain additional financial analysis regarding the proposed
photovoltaic system. In addition, the applicant has been directed by the Design
Review Committee to do the following:
a) Research/consider different types of solar systems and agreements in order
to achieve a 10-year payback for the cost of the system for the
recreation/leasing building and the pool.
b) Research and consider the following for a solar system: 1) a power purchase
agreement (PP A), 2) leasing or 3) direct installation.
All information and analysis are subject to review and approval by the Design
Review Committee, tentatively scheduled for the October 2nd hearing date.
3. GREEN BUILDING MEASURES
Prior to issuance of a building permit, the applicant shall submit a detailed report
describing how they will implement the proposed green building measures listed
in Exhibit A and clearly illustrate how they are incorporated on all applicable
building set plans. Prior to final occupancy, the developer shall submit a letter
confirming that all of the proposed greens building measures have been
incorporated.
4. P ARK-STRIP ALONG HOMESTEAD ROAD
The park-strip along Homestead Road shall be 10' minimum along Homestead
Road by shifting the sidewalk inboard. The intent is to provide sufficient room for
tree growth and to reflect the parkway design at the redeveloped portion of the
shopping center located at the corner of Homestead and N. DeAnza and
developments east of DeAnza Boulevard.
5. FRONT AGE TREES
The applicant shall plant a double row of California Buckeye trees (Aesculus
californica) along Homestead and N. Stelling Road. In addition the madrone tree
(Arbutus menziesii) shall be used in place of the Magnolia 'Russet' tree.
6. PEDESTRIAN ACCESS EASEMENT
The applicant shall record an easement allowing for public pedestrian access to any
portion of the sidewalk that is located on the applicant's private property. The
Resolution No. 276 ASA-2008-03 July 17, 2008
Page 3
covenant shall be reviewed and approved prior to issuance of a building permit
and recorded prior to final occupancy.
7. MAINTENANCE
The applicant shall record a covenant and deed restriction running with the land
obligating existing and future property owners to maintain all of the landscaping
along the subject site frontages along Homestead and Stelling Road. In addition,
the applicant shall enter into a maintenance agreement with the City of Cupertino.
The agreement and deed restriction shall be subject to approval by the City
Attorney.
8. FINAL STREETSCAPE PLAN
The final streetscape plan shall be reviewed and approved by the Director of
Community Development prior to issuance of a building permit.
9. 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 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/Lisa Giefer
Lisa Giefer, Chair
Design Review Committee
Exhibit A
Villa Serra Apartments
Proposed Green Building Practices
6.19.07
1. Provide public amenities such as open space. Amenities to include swimming
pool, spas, outdoor kitchen, picnic areas, barbeque areas, public park,
clubhouse, fitness facility, theater room.
2. Design for easy pedestrian, bicycle, and transit access.
3. Limit site impacts, preserve existing vegetation and protect soil during
construction.
4. Use native plants that are drought-resistant, create habitat for indigenous
species, and do not require pesticides for maintenance pursuant to the City of
Cupertino's landscape requirements.
5. Maximize onsite stormwater management through landscaping.
6. Install high-efficiency irrigation systems.
7. Provide adequate space for storing and handling recyclables pursuant to the
City of Cupertino's environmental requirements provided by Lavenia Melar.
8. Use spacings, sizes, and modular dimensions that minimize lumber use and
optimize performance. This will be coordinated with the project architect and
framer to ensure that lumber waste is minimized.
9. Use oriented strand board (OSB).
10. Use durable roofing materials.' Similar to the "Certainteed Landmark 30 year"
dimensional comp which was recently installed on the existing buildings and
carports.
11. Use sustainable siding materials such as Hardi Board lap siding and plaster.
12. Provide shading on east, west and south windows with overhangs, awnings, or
deciduous trees.
13. Plan windows and skylights, light shelves, and window treatments to provide
daylight that improves indoor environments.
14. Choose windows, frame materials, and glass coatings to improve energy
performance consistent with applicable Title 24 requirements.
15. Stop air leakage at doors and windows.
16. Reduce pollution entering home from garage by properly sealing the entrance
to the home from the garage.
17. Use water conserving plumbing fixtures such as low flow toilets, shower
heads and faucets.
18. Insulate hot water pipes.
19. Design lighting levels for actual use, and use task lighting to reduce general
lighting levels. Specifically the use of under cabinet task lighting in the
kitchens.
20. Use energy-efficient lamps and lighting fixtures in kitchens and bathrooms
pursuant to applicable Title 24 requirements.
21. Use lighting controls that save energy such as timers or occupancy sensors at
the leasing office, clubhouse, theaterfoom;: fitness facility and' cotninoriarea
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22. Use Energy Star appliances for microwaves, ranges, dishwashers and
refrigerators.
23. Use high-efficiency equipment including fan coil units, hot water heaters and
condensers.
24. Place ductwork within conditioned space, seal joints properly, and clean
before occupancy.
25. Use hydronic systems for increased efficiency, health, and comfort.
26. Use recycled-content, formaldehyde-free fiberglass insulation, cellulose
insulation, or other green insulation products.
27. Thermal mass walls: 5/8 inch Drywall on all interior walls or walls that weigh
more than 40 Ib/cu.ft.
28. Use clean and efficient alternatives to wood-burning fireplaces such as gas
fireplaces.
29. Use solar systems at common areas for swimming pool, and to provide part or
all power to the leasing office, clubhouse, theater room and fitness facility.
30. Use low- or no VOC, formaldehyde-free paints, stains and adhesives.
31. Use recycled content aggregate.
32. Incorporate Green Building details in blueprints to maximize efficiency and
adherence.
33. Develop manual of Green features/benefits to be provided to renters.
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EXHIBIT B
June 13, 2008
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
Villa Serra DRC Submittal/Photovoltaic System
Attn: Gary Chao
To Whom It May Concern:
Pursuant to the "Green Building Requirements" in the Conditions of Approval for the
Villa Serra Apartments project we are submitting to the Design Review Committee our
decision to not provide a photovoltaic system at the recreation/leasing office. Section c
of the Conditions of Approval (under "Green Building Requirements") indicate that
100% of the electrical load for the recreation/leasing office must be sourced from a
photovoltaic system with the provision that the cost of the system be recouped within a
lO year period.
Attached is a solar power analysis prepared for Villa Serra breaking out the cost of the
system (including all applicable rebates, credits, etc.) which shows an 18 year payback. I
will note that Villa Serra is unable to benefit from any tax credits in relation to the
installation of the photovoltaic system. Consistent with our business philosophy we have
decided to not move forward with installing a photovoltaic system at the
recreation/leasing office.
If you have any further questions please feel free to contact me at 650.931.3457.
. c ael Ducote
Senior Development Manager
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