DRC Summary 092404
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:
September 28, 2004
Subj:
REPORT OF THE DESIGN REVIEW COMMITTEE FINAL DECISIONS
MADE at a special meeting held September 24, 2004
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
R-2004-32; Bhopinder Matharu, 21828 Alcazar Avenue
Description
Residential Design Review of an exception for a single-story addition to an
existing residence and a new second story with a 47% floor area ratio.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective September 24, 2004. The fourteen-calendar day appeal will expire on
October 8, 2004.
Enclosures:
Design Review Committee Report of September 24, 2004
Resolution No. 174
Plan Set
G:planning/Drcj092404 summaryletter.doc
To:
From:
Subject:
Location:
Design Review Committee
Gary Chao, Assistant Planner
Application: R-2004-32
21828 Alcazar Avenue
Date: September 24, 2004
Proiect Description: Residential Design Review for an exception to allow a previously
approved two-story house to have a floor area ratio exceeding 45%.
RECOMMENDATION:
Staff recommends that the Design Review Committee take the following action:
1. Approve R-2004-32 subject to the model resolution.
BACKGROUND
On March 17, 2004, the Design Review Committee (DRC) approved a two-story house
addition (R-2004-05). The approval was based on the submitted architectural drawings that
did not reflect a 5-foot street improvement dedication required by Public Works Department.
A 5-foot dedication would require reducing the overall lot size by 500 square feet plus setting
back the house another 5 feet to satisfy the required 20-foot front yard setback rule. A building
permit was issued in August 2004 without requiring the lot size reduction and front yard
setback. Since the permits have been issued and the applicant is ready for construction, staff is
expediting the DRC process in order to rectify these issues.
DISCUSSION
FrontjRear Yard Setback
The applicant has revised the plans to set the house back another five feet in order to meet the
required front yard setback. The rear yard setback is reduced from 20 to 19 feet. According to
R1 Ordinance (19.28.060D3), the minimum rear yard setback (20 feet) may be reduced to 10
feet provided that the usable rear yard is not less than the required front yard area (20 times
the lot width measured from the front setback line). The project provides a 30-foot wide side
yard area along the left side of the house. Functionally, based on the floor plan, a large portion
of this area is usable yard and can be counted toward the total usable rear yard area. This is
enough to allow for the 19-foot rear yard setback.
Floor Area Ratio
The lot area has been reduced from 9,100 square feet to 8,600 square feet by the 5-foot
dedication. A total of 91 square feet have been deleted from the project and an exception
application is being request to allow for a 46.5% floor area ratio. According to the R1
Ordinance, the Floor Area Ratio (FAR) is intended to ensure that residential homes are
appropriately proportioned and are visually compatible in scale with the surrounding
neighborhood. Previous exceptions to exceed the maximum FAR have been granted when the
additions did not negatively impact the visual mass and scale of the homes. The project
provides an unusually large left side usable yard, allowing the propose house to be setback 30
feet from the neighboring property. This large separation ensures excellent visual transition of
mass from the proposed house to the neighboring home to the left. In addition, the proposed
I-I
R-2003-32 Staff Report
Page 2 of 2
scale and design of the residence are consistent with the neighboring homes and have not
changed from the previous approval. Staff believes the proposed house size is acceptable, and
the exceptions can meet the following findings:
1. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of this title.
The purpose of the zoning ordinance section 19.28.060B2 is to ensure that homes will not be
overly massive and that its apparent mass and scale will not impact the neighborhood. In
staff's opinion, the proposed project is consistent with the intent of the ordinance and will not
impact the neighborhood since it provides ample setbacks from existing home to the left. In
addition, the visual mass and scale is comparable to the surround neighborhood.
2. That the approval of the exceptions will not result in a condition that is materially
detrimental to the public health, safety, or welfare.
The proposed project is an allowed use and is compatible with the surrounding neighborhood
in terms of setbacks, height, mass, scale, style, and design.
3. That the exceptions to be granted are ones that will require the least modification of the
prescribed regulations and the minimum variance that will accomplish the purpose.
The applicant has tried to reduce the house size to the maximum extent possible without major
structural changes. The proposed FAR is 1.5% over the allowable without any visual impacts.
4. The proposed exception will not result in significant visual impact as viewed form
abutting properties.
The proposed project meets the intent of the prescribed by the Zoning Ordinance in that it is
compatible with the surround neighborhood in its visual mass and scale.
Attachments:
Model Resolution
Revised Site Plan
Previously Approved Plans
Prepared by:
Approved by:
Gary Chao, Assistant Planner
Ciddy Wordell, City Planner (-> (~F'~¿Z<2Ç'.?7
G:\Planning\DRC\staff œp\2004\R-2004-32 SRdoc
I-~
R-2004-32
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
EXCEPTION TO ALLOW A PREVIOUSLY APPROVED TWO-STORY HOMES TO HAVE A
FLOOR AREA RATIO EXCEEDING 45%.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
R-2004-32
Bhopinder Marharu
21828 Alcazar Avenue
SECTION II: FINDINGS
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 literal enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
2. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
3. The exception granted is one that will require the least modification of the prescribed
design regulation 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 design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
1-3
Resolution No.
Page 2
R-2004-32
September 24, 2004
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application R-2004-32 set
forth in the Minutes of the Design Review Committee meeting of, September 24, 2004, and
are incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a 2,047 square foot first and second story addition, and exception for
the house to exceed the 45% Floor Area Ratio, for a total house size of 4,002 square feet,
based on the revised site plan as attached in the September 24, 2004 DRC staff report,
except as may be amended by conditions in this resolution.
2. PRIVACY 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. PRIVACY SCREENING TREES
A detailed landscaping plan shall be submitted to the Planning Department for review
and approval prior to issuance of building permits. The landscaping plan shall indicate
City's approved privacy protection trees to screen views from new second story windows
and decks in accordance with the R1 Ordinance.
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 Design
Review Committee.
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.
1-+
Resolution No.
Page 3
R-2004-32
September 24, 2004
PASSED AND ADOPTED this 24th day of September 2004, 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:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Ciddy Wordell
City Planner
Gilbert Wong, Chairperson
Design Review Committee
G: \Planning\DRC\ res \2004 \ R-2004-32 res.doc
1-5
R-2004-32
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 174
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
EXCEPTION TO ALLOW A PREVIOUSLY APPROVED TWO-STORY HOMES TO HAVE A
FLOOR AREA RATIO EXCEEDING 45%.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
R-2004-32
Bhopinder Marharu
21828 Alcazar Avenue
SECTION II: FINDINGS
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 literal enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
2. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
3. The exception granted is one that will require the least modification of the prescribed
design regulation 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 design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
Resolution No. 174
Page 2
R-20Q4-32
September 24, 2004
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application R-2004-32 set
forth in the Minutes of the Design Review Committee meeting of, September 24, 2004, and
are incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a 2,047 square foot first and second story addition, and exception for
the house to exceed the 45% Floor Area Ratio, for a total house size of 4,002 square feet,
based on the revised site plan as attached in the September 24, 2004 DRC staff report,
except as may be amended by conditions in this resolution.
2. PRIVACY 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. PRIVACY SCREENING TREES
A detailed landscaping plan shall be submitted to the Planning Department for review
and approval prior to issuance of building permits. The landscaping plan shall indicate
City's approved privacy protection trees to screen views from new second story windows
and decks in accordance with the R1 Ordinance.
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 Design
Review Committee.
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.
Resolution No. 174
Page 3
R-2004-32
September 24, 2004
PASSED AND ADOPTED this 24th day of September 2004, 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: Commissioner Miller and Chairperson Wong
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
/s/ CiddyWordell
Ciddy Wordell
City Planner
/s/ Gilbert Wong
Gilbert Wong, Chairperson
Design Review Committee
G:\ Planning\DRC\ res\2004 \R-2004-32 res.doc
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