DRC Summary 102004
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:
October 26, 2004
Subj:
REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
October 20, 2004.
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
R-2004-34; Shahrokh Deilami, 10614 Randy Lane
Description
Residential Design Review for a new, two-story 3,422 square foot residence in the
RI-A zoning district.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective October 20, 2004. The fourteen-calendar day appeal will expire on
November 3, 2004.
Enclosures:
Design Review Committee Report of October 20, 2004
Resolution No. 181
Plan Set
G:planningIDrc/l 02004 summaryletter.doc
To:
From:
Subject:
Location:
Design Review Committee
Peter Gilli, Senior Planner
Application: R-2004-34
10614 Randy Lane
Date: October 20, 2004
Project Description: Residential design review for a new two-story 3,422 square foot
residence in the R1-a zoning district.
RECOMMENDATION:
Staff recommends that the Design Review Committee:
1. Approve R-2004-34, subject to the model resolution.
BACKGROUND
On November 17, 2003, the City Council enacted an ordinance that rezoned the Linwood
Acres neighborhood from Al to Rl-a. The Linwood Acres neighborhood consists of 68
single-family residential homes in Randy Lane and Larry Way between Merritt Drive and
Lucille Avenue. This application is the first two-story residence proposed in the
neighborhood since the Rl-a zoning was enacted.
The subject site has a new two-story house to the north, single-story homes across Randy
Lane to the west, and single-story homes to the south. A church parking lot is located to the
rear of the subject site. Less than 15% of the homes in the Linwood Acres neighborhood are
two-story.
DISCUSSION
Floor Area
The new house is approximately 3,900 sq. ft. in area, which is floor area ratio of about 40%.
The applicant could have built up to 4,400 sq. ft.
Second Floor Area
The Rl-a district allows a second-story to be up to 40% of the first story with a maximum of
1,100 sq. ft. The proposed second story is 1,112 sq. ft. in area. As a condition of approval, the
applicant must reduce the second story by 12 sq. ft. Despite having a large amount of
underutilized space in the middle of the second story, the proposed second story easily
accommodates two bedrooms and a large master suite.
Side Setback
The original Al zoning required a side setback of 20 feet from both property lines. This
would have resulted in the owner having to keep one of the existing walls of the old house
and extend it. The Rl-a zoning reduced the side setback to 10 feet on both sides, which
allows the owner to completely demolish the original house and build a new structure.
I-I
R-20Q4-34
October 20. 2004
Page 2 of3
Landscaping
The Rl-a district requires a landscaping plan for all additions to ensure that landscaping
improvements are provided with home improvement projects. The landscaping plan is
provided on Sheet A.2. The intent of this requirement is not to review the contents of the
landscaping plan, but to ensure that some landscaping improvements will be made.
Privacy
The Rl-a district has a guideline that calls for side facing second-story windows to have sill
heights of at least five feet, or be obscured and unopenable. The proposed house meets this
guideline. All side facing second story windows have sill heights of at least five feet.
One or two privacy trees will be required in each of the back corners of the lot to screen
views from the circular windows in the sitting area. A condition of approval has been added
to the model resolution to that effect.
Heights
The total height is 25' -3", well below the maximum height of 28'. The first and second story
plate heights of the house are 8'6" and 8'. In the rear half of the house, the first and second
story plate heights are 9' and 9'. The master bedroom on the second story utilizes a vaulted
ceiling to achieve an area with a 10' plate height. The design achieves the goal of reducing
the neighborhood's perception of mass and bulk while still having a taller plate height in
many of the rear rooms.
Porch
The Rl-a district encourages front porches by allowing them to encroach into the front
setback because porches, instead of entry features, provide a friendlier façade to the
neighborhood. This design encroaches two feet into the required thirty-foot front setback.
To emphasize the entry, a taller gable element is used. The height of this element relates well
to the eave line of the porch.
Detailing and Materials
The exterior of the house will be stucco with a concrete tile roof. A wood trellis is proposed
above the garage door, supported by two columns that are used in the front porch design.
Most of the windows will have a heavy trim and sills, which are part of the Mediterranean
style. To add a level of interest to the base of the second story wall, a trim piece has been
added.
Second Story Wall Offsets
The R1-a zoning regulations include a guideline that requires second story wall offsets every
twenty-four feet. These offsets should be at least four feet deep and ten feet wide. Along the
right side elevation, there is a span of nearly thirty feet without a four-foot deep offset,
instead using a two-foot offset. Staff believes that given the overall design, the right side
elevation is sufficiently articulated and the intent of the guideline is met.
I-.;L
R-2004-34
October 20, 2004
Page 3 of 3
Second Story Wall Perimeter
The standard Rl regulations require 50% of the perimeter of the second story walls to have
visible wall heights of less than six feet in height, and that these walls need to be offset at
least four feet from the first story wall plane. This regulation discourages two-story wall
planes and wall planes that are not sufficiently offset from the first story.
The R1-a district considers this regulation as a guideline. The entire front elevation of the
proposed project has visible wall heights of six feet or less. Most of the rear elevation has
visible heights over six feet, but there are no residences to the rear of the site. Overall, staff
believes that by reducing the wall heights on the front, the applicant has met the general
intent of the regulation.
Approval Findings
In order to approve this project, the Design Review Committee must make all of the
following findings (staff recommendations are included for each):
a. The project is generally compatible with the established pattern of building forms,
building materials and designs of homes in the neighborhood.
The applicant has taken every reasonable effort to make the home compatible with the
established pattern of homes in the neighborhood by not utilizing exaggerated wall
and entry heights.
b. The project is consistent with the City's single-family residential design guidelines
and the guidelines in this chapter and any inconsistencies have been found to not
result in impacts on neighbors.
As stated in the report, the project conforms to the design guidelines. Staff believes
that the areas where the project is somewhat inconsistent with the guidelines,
including visible second-story wall heights and wall offsets, do not cause impacts on
neighbors.
c. Significant adverse visual and privacy impacts as viewed from adjoining properties
have been mitigated to the maximum extent possible.
Privacy impacts have been reduced to the maximum extent. Except for the views from
the sitting room window into the rear corner of neighboring yards, there are no direct
views from second story windows into neighboring yards. Visual impacts have been
reduced to the maximum extent possible by the use of moderate plate heights and
sufficient detailing on the building.
Prepared by: Peter Gilli, Senior Planner r::t::.
Attachments:
Model Resolution
Plan Set
1-3
R-2004-34
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN
NEW TWO-STORY RESIDENCE IN THE R1-A ZONING DISTRICT.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
R-2004-34
Shahrokh Deilami
10164 Randy Lane
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 project is consistent with the Cupertino General Plan and Title 19 of the Cupertino
Municipal Code.
2. The granting of this permit will not result in detrimental or injurious conditions to
property or improvements in the vicinity, or to the public health, safety or welfare.
3. The project is generally compatible with the established pattern of building forms,
building materials and designs of homes in the neighborhood.
4. The project is consistent with the City's single-family residential design guidelines and
the guidelines in this chapter and any inconsistencies have been found to not result in
impacts on neighbors.
5. Significant adverse visual and privacy impacts as viewed from adjoining properties
have been mitigated to the maximum extent possible.
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
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-2004-34 set
forth in the Minutes of the Design Review Committee meeting of, October 20, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
[-1
Resolution
Page 2
R-2004-34
October 20, 2004
1. APPROVED PROTECT
The proposed two story house is approved, based on the conceptual plans entitled
"Custom Home: Owner: Mr. Deilami / Mrs. Barnia: Address: 10614 Randy Lane
Cupertino, California," by Glush Design Associates dated March 2004 last updated
September 9, 2004, except as amended by this resolution.
2. PRIVACY TREES
One to two privacy trees will be required in each rear corner of the lot, subject to Planning
staff approval. A covenant shall be recorded on the property to ensure the preservation of
these trees. The language of the covenant will be subject to Planning staff approval.
3. LANDSCAPING PLAN
The applicant may adjusted the landscaping plan to remove proposed trees in the side
yards in areas where privacy planting is not required, subject to Planning staff approval.
3. SECOND STORY AREA
The maximum second story area shall be 1,100 sq. ft.
4. 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. lf 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 20th day of October 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:
ATTEST:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
APPROVED:
Ciddy Wordell
City Planner
Gilbert Wong, Chairperson
Design Review Committee
I-~
R-2004-34
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 181
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
NEW TWO-STORY RESIDENCE IN THE RI-A ZONING DISTRICT.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
R-2004-34
Shahrokh Deilarni
10614 Randy Lane
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 project is consistent with the Cupertino General Plan and Title 19 of the Cupertino
Municipal Code.
2. The granting of this permit will not result in detrimental or injurious conditions to
property or improvements in the vicinity, or to the public health, safety or welfare.
3. The project is generally compatible with the established pattern of building forms,
building materials and designs of homes in the neighborhood.
4. The project is consistent with the City's single-family residential design guidelines and
the guidelines in this chapter and any inconsistencies have been found to not result in
impacts on neighbors.
5. Significant adverse visual and privacy impacts as viewed from adjoining properties
have been mitigated to the maximum extent possible.
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
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-2004-34 set
forth in the Minutes of the Design Review Committee meeting of, October 20, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
Resolution No. 181
Page 2
R-2004-34
October 20, 2004
1. APPROVED PROTECT
The proposed two story house is approved, based on the conceptual plans entitled
"Custom Home: Owner: Mr. Deilami / Mrs. Barnia: Address: 10614 Randy Lane
Cupertino, California," by Glush Design Associates dated March 2004 last updated
September 9, 2004, except as amended by this resolution.
2. PRIVACY TREES
One to two privacy trees will be required in each rear corner of the lot, subject to Planning
staff approval. A covenant shall be recorded on the property to ensure the preservation of
these trees. The language of the covenant will be subject to Planning staff approval.
3. LANDSCAPING PLAN
The applicant may adjusted the landscaping plan to remove proposed trees in the side
yards in areas where privacy planting is not required, subject to Planning staff approval.
3. SECOND STORY AREA
The maximum second story area shall be 1,100 sq. ft.
4. 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. lf 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 20th day of October 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:
Isl Ciddy Wordell
Ciddy Wordell
City Planner
I sl Gilbert Wong
Gilbert Wong, Chairperson
Design Review Committee
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