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DRC Summary 011905 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: January 24, 2005 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE January 19, 2005. Chapter 19.136 of the Cupertino Municipal code provides for A eal of decisions made b the Desi n Review Committee 1. Application R-2004-35; Frank Ho (Tran residence), 19065 Pendergast Avenue Description Residential Design Review of a new, two-story 2,884 square foot residence. Action The Design Review Committee approved the application on a 2-0 vote. This is effective January 19, 2005. The fourteen-calendar day appeal will expire on February 2, 2005. Enclosures: Design Review Committee Report of January 19, 2005 Resolution No. 192 Plan Set 2. Application R-2004-41; Mike Chen (Wang residence), San Leandro Avenue Description Residential Design Review of a new, two-story 4,507 square foot residence with an exception for a 1,287 square foot second-story exceeding 35% of the first story. Action The Design Review Committee approved the application on a 2-0 vote. This is effective January 19, 2005. The fourteen-calendar day appeal will expire on February 2, 2005. Enclosures: Design Review Committee Report of January 19, 2005 Resolution No. 193 Plan Set 3. Application EXC-2004-16; Conor Malone, 10584 Santa Lucia Road Description Fence Exception for an electronic gate. Action The Design Review Committee denied the application on a 2-0 vote. This is effective January 19, 2005. The fourteen-calendar day appeal will expire on February 2, 2005. Enclosures: Design Review Committee Report of January 19, 2005 Resolution No. 194 denial G:p/anninglDrc¡'01190S summary/etter.doc -----. ------~--~-~------~"- To: From: Subject: Location: Design Review Committee Gary Chao, Assistant Planner Application: R-2004-35 19065 Pendergast Ave. Date: January 19, 2005 Proiect Description: Residential Design Review for a new two-story 2,884 square foot residence. RECOMMENDATION: Staff recommends that the Design Review Committee take the following action: 1. Approve R-2004-35 subject to the model resolution. DISCUSSION The project is located on a 6,536 square foot site that allows a 2,941 square foot house. The proposed new house is approximately 2,884 square feet in size (44 % FAR - not counting the basement which is exempt), and is within the required building envelope. The project conforms to every aspect of the R1 ordinance. Staff and the City's architectural consultant have reviewed and recommend approval of the project. Garage Elevation Ideally, staff prefers a design that does not emphasize the garage. Given the narrow lot frontage, the proposed design is acceptable especially with the amount of excellent architectural treatments provided on the house. In addition, the applicant has proposed a decorative stone wall immediately right of the house to help offset the garage and provide a more balanced front elevation. PRIVACY PROTECTION A privacy planting plant is shown on sheet A1.0 indicating three new camphor trees along the rear and right property lines. These trees will be recorded on the property as a covenant to ensure their preservation and maintenance. Attachments: Model Resolution Plan Set Prepared by: Approved by: Gary Chao, Assistant Planne.l\ß.- Peter Gilli, Senior Planner ~(J!¿-"\ G\Planning\DRC\staff rep\2004\R-2004-35 SRdoc I-I R-2004-35 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 MODEL RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A NEW, TWO-STORY 2,884 SQUARE FOOT RESIDENCE SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-35 Frank Ho 21811 San Fernando 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 project will be consistent with the Cupertino Comprehensive General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. 2. The granting of the special permits will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. 3. The proposed home is harmonious in scale and design with the general neighborhood. 4. The proposed home is generally consistent with design guidelines developed by the Director of Community Development. 5. 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 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-2004-35 set -óL Resolution No. Page 2 R-2004-35 January 19, 2005 forth in the Minutes of the Design Review Committee meeting of, January 19, 2005, 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 based on a plan set entitled, "Tran Residence, New House, 19065 Pendergast Ave., Cupertino, CA 95014" dated September 27, 2004, consisting of six sheets (A1-A3.2), except as may be amended by conditions in this resolution. 2. CONSULTATION 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. 3. BUILDING PERMIT SUBMITTAL This approval is valid only if the applicant submits a complete building permit application package to the Building Department for the prior to March 1, 2005. 4. 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. 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 19th day of January 2005, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: I-~ Resolution No. Page 3 AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: Ciddy Wordell City Planner R-2004-35 APPROVED: Gilbert Wong, Chairperson Design Review Committee January 19, 2005 1--4- R-2004:-35 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 192 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A NEW, TWO-STORY 2,884 SQUARE FOOT RESIDENCE SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-35 Frank Ho 19065 Pendergast 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 project will be consistent with the Cupertino Comprehensive General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. 2. The granting of the special permits will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. 3. The proposed home is harmonious in scale and design with the general neighborhood. 4. The proposed home is generally consistent with design guidelines developed by the Director of Community Development. 5. 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 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-2004-35 set Resolution No. 192 Page z R-2004-35 January 19, 2005 forth in the Minutes of the Design Review Committee meeting of, January 19, 2005, 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 based on a plan set entitled, "Tran Residence, New House, 19065 Pendergast Ave., Cupertino, CA 95014" dated September 27, 2004, consisting of six sheets (A1-A3.2), except as may be amended by conditions in this resolution. 2. CONSULTATION 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. 3. BUILDING PERMIT SUBMITTAL This approval is valid only if the applicant submits a complete building permit application package to the Building Department for the prior to March 1, 2005. 4. 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. 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 19th day of January 2005, at a Regular Meeting of the Design Review Committee of the City of Cupertino, State of California, by the following roll call vote: Resolution No, 192 Page 3 R-2004-35 January 19, 2005 AYES: NOES: ABSTAIN: ABSENT: ATTEST: COMMISSIONERS: Commissioner Saadati and Acting Chairperson Miller COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Chairperson Wong APPROVED: 151 Ciddy Wordell Ciddy Wordell City Planner I sl Marty Miller Marty Miller, Acting Chairperson Design Review Committee ... I : II : LlJ . DLlJ ~ z> LlJ4: ~4~ ., < 0 ---() ~...J 'è: "- ~ z~" ~h !g '...,..~, I , § U) to II I'{) Ii to ~ I ~ .(jt~-:-C~·'l&"f.4A.""" ¡ " .. !. m ~ "- LL o o a: a: w "- "- :::¡ " " '" ·.1" (I : ;, ~¡ !¡ ~ ~ I ~i ( i ~ ~ , dli Ii Ii~ . 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I @! ~1~1a:1a:1a:1!11 I ~ IIII ~I ~~¡II I ~ ~ 3snOH M3N 3~N30IS3~ N"~.L To: From: Subject: Location: Design Review Committee Gary Chao, Assistant Planner Application: R-2004-41 San Leandro Avenue (APN 357-05-046) Date: January 19, 2005 Proiect Description: Residential design review of a new, two-story 4,507 square foot residence with an exception for a 1,287 square foot second-story exceeding 35% of the first story. RECOMMENDATION: Staff recommends that the Design Review Committee take the following action: 1. Approve R-2004-41 subject to the model resolution. BACKGROUND The project is located on a 10,024 square foot site that allows for a 4,510 square foot house. The proposed new house is approximately 4,507 square feet and is within the allowable building envelope. DISCUSSION The project conforms to all of the prescriptive regulations in Section 19.28.060 in terms of size, setbacks, height and second story articulations with the following exceptions: 35% Second Floor to First Floor Ratio: According to Section 19.28.060(B3) of the Zoning Ordinance, the floor area of a second story must not exceed 35% of the existing or proposed first story or six hundred square feet, whichever is greater. The proposed second floor area will be 40% of the ground floor area. The intent of this rule is to control the apparent mass of the second floors and provide articulation from the ground floor. The proposed two-story residence is well designed and ample second floor setbacks are provided on all sides. In addition, the applicant is agreeable to the following exterior treatments suggested by staff · Wood trim board at wall tops · Exposed rafter tails · Stone base · Wood trellis over garage doors and family room deck All of these elements are important in contributing to a visually less massive and bulky house. Staff is in support of the exception to allow the proposed second floor to exceed 35% of the ground floor given its design and that the apparent mass and bulk concerns relative to the neighboring houses are addressed with additional exterior treatments. ;7- \ January 19, 2005 R-2004-41 Page 2 of2 Staff believes the proposed second story addition 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 19.28.060 (B3) is to ensure that the second story will not be overly massive and that its apparent mass will not impact the neighborhood. The proposed project is consistent with the intent of the ordinance and will not impact the neighborhood due to its ample setbacks/articulations and compatible plate heights. 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 neighborhoods in terms of setbacks, height, mass, 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 proposed second floor meets all of the articulation and setback rules and its design is consistent with the intent of the ordinance. The exception of a 40% second floor to first floor ratio requires the least modification to the prescribed regulations in order to accomplish the expansion. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The proposed design, style and visual appearance of the proposed house is compatible with the surrounding residential neighborhood. There will not be any significant visual impacts to the adjoining properties. Privacy The project will be required to plant privacy protection trees per the R1 Ordinance. The applicant will present the privacy planting plan at the meeting. Prepared by: Approved by: Gary Chao, Assistant Plannem Peter Gilli, Senior Planner tztv Attachments: 1. Model Resolution 2. Plan Set G: \Planning\DRC\staff rep \2004 \R-2004-02.doc 2 ;; -;;( R-2004-41 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 182 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A NEW, TWO-STORY 4,507 SQUARE FOOT RESIDENCE WITH AN EXCEPTION FOR A 1,287 SQUARE FOOT SECOND-STORY EXCEEDING 35% OF THE FIRST STORY SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-41 Mike Chen San Leandro Avenue (357-05-046) 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. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title. 2. That the approval of the exceptions will not result in a condition that is materially detrimental to the public health, safety, or welfare. 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. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. 5. The project will be consistent with the Cupertino Comprehensive General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. 6. The granting of the special permits will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. 7. The proposed home is harmonious in scale and design with the general neighborhood. d-3 Resolution No. Page z R-2004-41 January 19, 2005 8. The proposed home is generally consistent with design guidelines developed by the Director of Community Development. 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- 2004-41 set forth in the Minutes of the Design Review Committee meeting of, January 19, 2005, 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 based on a plan set entitled, "Proposed Residence San Leandro Ave., Cupertino, CA, APN# 357-05-046" dated December 18, 2004, consisting of eight sheets (Tl, AI-AS), except as may be amended by conditions in this resolution. 2. CONSULTATION 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. 3. BUIDLING PERMIT SUB MITT AL This approval is valid only if the applicant submits a complete building permit application package to the Building Department for the prior to March 1, 2005. 4. 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. 5. ARCHITECTURAL CHANGES The applicant shall revised the proposed plans to reflect the following changes: · Wood trim board at wall tops · Exposed rafter tails · Stone base · Trellis over the garage doors and family room deck .9-4 Resolution No. Page 3 R-2004-41 January 19, 2005 6. PARTIAL PERVIOUS PAVING MATERIAL As agreed by the applicant, the driveway shall be partially covered with pervious materials (20 feet AC Concrete and 5 feet pavers). Revised plans shall be reviewed and approved by the Planning Department prior to issuance of building permits. 7. NOnCE OF FEES, DEDICA nONS, RESERV A nONS 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 19th day of January 2005, 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: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Ciddy Wordell City Planner Gilbert Wong, Chairperson Design Review Committee d-5 R-200441 CITY OP CUP£RTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 193 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A NEW, TWO-STORY 4,507 SQUARE FOOT RESIDENCE WITH AN EXCEPTION FOR A 1,287 SQUARE FOOT SECOND-STORY EXCEEDING 35% OF THE FIRST STORY SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2004-41 Mike Chen San Leandro Avenue (357-05-046) 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. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title. 2. That the approval of the exceptions will not result in a condition that is materially detrimental to the public health, safety, or welfare. 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. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. 5. The project will be consistent with the Cupertino Comprehensive General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. 6. The granting of the special permits will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. 7. The proposed home is harmonious in scale and design with the general neighborhood. Resolution No. 193 Page 2 R-2004-41 January 19, 2005 8. The proposed home is generally consistent with design guidelines developed by the Director of Community Development. 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-2004-41 set forth in the Minutes of the Design Review Committee meeting of, January 19, 2005, 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 based on a plan set entitled, "Proposed Residence San Leandro Ave., Cupertino, CA, APN# 357-05-046" dated December 18, 2004, consisting of eight sheets (Tl, AI-AS), except as may be amended by conditions in this resolution. 2. CONSULTATION 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. 3. BUIDLING PERMIT SUBMITTAL This approval is valid only if the applicant submits a complete building permit application package to the Building Department for the prior to March 1, 2005. 4. 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. 5. ARCHITECTURAL CHANGES The applicant shall revised the proposed plans to reflect the following changes: · Wood trim board at wall tops · Exposed rafter tails · Stone base · Trellis over the garage doors and family room deck Resolution No. 193 Page 3 R-z004-41 January 19,2005 6. PARTIAL PERVIOUS PAVING MATERIAL As agreed by the applicant, the driveway shall be partially covered with pervious materials (20 feet AC Concrete and 5 feet pavers). Revised plans shall be reviewed and approved by the Planning Department prior to issuance of building permits. 7. 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 19th day of January 2005, 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: Commissioner Saadati and Acting Chairperson Miller COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Chairperson Wong APPROVED: Is/ CiddyWordell Ciddy Wordell City Planner Isl Marty Miller Marty Miller, Acting Chairperson Design Review Committee --_..,._-~--_. . ~X ""r.:"JW "'~' ,; O~< tl ~. " q>O: ." ,,-,.J¥ C" ",::'>0 ìr"'> ~gË ZQt. DZ.. U"L.. Z L..JW", [[:3 :J ,W <:3IJ:Z L.J~~ <i~w < . ~ t.; ~~ ~~~ <I;';;t:: >W:r Z:::JU <I'jCIC w< ~aoL.J "' Co;''''>- ,~ '.oJ .p> .-"'.. "D- 7·..JD r;1','Z "/ t,J-3 _)u<l " ' ... l~ '" ~(,Jrr:"; oL,':Jd UW~>- ~~gš &i~!¡;:jJ! :;)ZD;¡¡:' Q_U.~ " , " " X ~ X . w" ~~ O¡; 0" W" . 5~~ '" :i L";Q~ Ê;<:¡ we, uZu Z<I,_ W '" Ow L,'Ut- w<x c.J"- W [::'~ \;!';¿i5 <-w >-'4. 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CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: Applicant/Owner: Property Location: EXC-2004-16 Conor and Laura Malone 10584 Santa Lucia Road Agenda Date: January 19, 2005 Application Summary: Fence Exceptions to convert an existing, unpermitted manual gate to an electronic gate and to allow a 6' 10" fence in the front setback where 3 feet is the maximum. Recommendation: Staff recommends that the Design Review Committee deny EXC-2004-16 per the model resolution. Background: In 2001, the applicant constructed an electronic gate more than six feet tall in the front setback of his flag lot on Santa Lucia Road without obtaining a building permit. They request permission to retain and legalize this existing, 6-foot, 10-inch tall, electronic gate that was built in the front setback area of the lot (Exhibit A). According to the applicant, an electronic gate is necessary because: 1) The residence is secluded, being located on a flag lot and shielded by the house on the front lot 2) The gated driveway provides additional secured play area for their children. 3) Allow them to control access remotely from the house, which is about 109 feet away from the gate. 3-/ EXC-2004-16 Page 2 Discussion: Section 16.28.045 of the Fence Ordinance (Exhibit B) specifies the conditions under which vehicular electronic security gates may be approved by the City. The development needs to meet anyone of the following conditions: 1) The project is a mixed use development, where the parking for different uses needs to be separated to assure availability of parking for each use; 2) The project includes a below-grade parking structure, where the gates are required to secure the below-grade parking; 3) The electronic gates are required to obtain federal or state funding; 4) The development is secluded; 5) The electronic gates are needed for demonstrated security reasons, meaning there have been past sheriff's reports of vandalism, trespassing or burglary; or 6) The electronic gates were in existence prior to September 20,1999. Conditions #1, 2, 3 and 6 are clearly not relevant to this development. With respect to condition #4, the development is not secluded, that is, hidden from public view. The house is clearly visible from the street. The house is not secluded from other residences. It is completely surrounded by similarly situated flag lot houses as shown in the photo below. . Subject Residence I Approximate Location of Electronic Gate 3-~ EXC-2004-16 Page 3 With respect to allowing a fence taller than 3-feet in the front setback area, staff is also recommending denial. The City has consistently applied the three-foot limit to all front yard fences regardless of whether the lot is a flag lot or a regular lot. Based on the required findings, there are no extenuating circumstances that justify the height exception in the front setback area. As the gate was installed without a building permit or City review, it probably lacks the override controls needed by police and fire to enter the property in the event of an emergency. General Plan Policy #6-17 regarding Private Residential Entry Gates states: " Discourage the use of private residential entry gates which act as a barrier to emergency service personnel. " Submitted by: Colin Jung, Senior Planner Approved by: Ciddy Wordell, City Planner Enclosures: Model Resolution Exhibit A: Applicant's Justification for a Fence Exception Exhibit B: Fence Ordinance, CMC Section 16.28 G: \ Planning \ DRCI staff rep \ EXC-2004-16.doc 3-3 Exh;'b ì+: A Conor and Laura Malone 10584 Santa Lucia Rd. Cupertino, CA 95014 October 14, 2004 City of Cupertino Planning Department 10300 Torre Ave. Cupertino, CA 95014 To Whom It May Concern: Weare applying for a fence exception as we were recently notified that the electric gate at the end of our driveway does not conform to the City's Fence Ordinance. We purchased our house in March of 1999 with every intention of adding a gate at the end of our very long driveway. We had no intentions of violating city code and did not realize that the law governing fences changed in September of 1999. Had we known that these types of gates were not permitted, we would have surely purchased a different home. We began work on this project shortly after purchase and after bidding, designing, and waiting for good weather, the gate was finally installed in July of2001. The Fence Ordinance regarding Vehicular Electronic Security Gates (16.28.045) provides a variety of situations that would qualifY for a fence exception. These include "if the development is secluded" and "if the electronic gates are needed for demonstrated security reasons." The very nature of the shape of our property meets the criteria for the seclusion exception. We live on a flag lot and our house is almost completely shielded from the street by the house in front of us. It is approximately 133 feet from the road to the side of our house and an additional 42 to feet to our front door. Although we need to meet only one of the conditions for a fence exception, we also meet the criteria for demonstrated security reasons. Because of the flag lot and the fact that we are located on the very edge of Cupertino, our house makes for an ideal burglary target. Weare very much lacking the visibility from the street and neighbors that would normally act as a deterrent. Also, the neighborhood appears to have been previously unincorporated as the streets are very narrow and there are no sidewalks. This poses a safety hazard for our 4 young children that is alleviated by providing a long, gated driveway for them to play on. Prior to the gate being installed, we had problems with cars pulling into our driveway to turn around. We previously considered installing a gate with no electric motor and no telephone entry system but this seemed to be infeasible and still left the safety and security issues unresolved. It is very impractical to manually open and close a gate that is 175 feet from the front door, especially when you do not even have visibility of the gate from the house. Additionally, deer are frequent visitors to our neighborhood and would often make the long trek down our driveway only to be frightened and thus bolt from approaching vehicles. The gate protects both the deer and drivers from potential injury. Thank you for reviewing our application for this fence exception. ß~ Laura Malone Sincerely, ~~ Conor Malone 3-1- E")c\\; ~í+: ß 1(j,28,010 CHAPTER 16,28: FENcrs* Section 16.28.010 16.28.020 16.28.030 Purpose. Definitions. Fence location and height for zones requiring site review. Fence location and height for zones not requiring site review. Vehicular electronic security gates. Proximity of plants and fences to public streets. Exceptions. Temporary fences for construction. Violation-Penalty. 16.28.040 16.28.045 16.28.050 16.28.060 16.28.065 16.28.070 * For statutory provisions making fences taller than ten feet a nuisance, see Civil Code § 841.4. Prior ordinance history: Ords. 112, 686, 852, 1179,1630, 1637 and 1771. 16.28,010 Purpose, The purpose of this chapter is to regulate the location and height of fences and vegetation in yards of all zoning districts in order to protect the safety, privacy, and property values of residents and resident/property owners of the city. (Ord. 1788, § 1 (part), 1998) 16.28.020 Definitions, The words and terms used in this chapter shall have the following meanings unless the context clearly indicates otherwise: A. "Fence" means a man-made structure which is designed, intended or used to protect, defend or obscure the interior property of the owner thereof from the view, trespass or passage of others upon that property. B. "Fence height" means the vertical distance from the highest point of the fence (excluding post caps) to the ftnish grade adjoining the fence. In a case where the finish grade is different for each side of the fence, the grade with the highest elevation shall be utilized in determining the fence height. C. "Plant" means a vegetative matter. D. ·"Setback area, required front" means the area extending across the front of the lot between the front lot line and a line parallel thereto. Front yards shall be measured either by a line at right angles to the front lot line, or by the radial line in the case of a curved front lot line. The front of the lot is the narrowest lot line from a public street. E. "Setback area. required rear" means the area extending across the full width of the lot between the rear lot line and the nearest line or point of the main building. F. "Sethack area, required side" means the area between the side lot line and the nearest line of the building. and extending from the front setback line to the rear setback line. (Ord. 1788, § 1 (part), 1998) 16,28,030 Fence Location and Height for Zones Requiring Site Review. A. The Design Review committee, Planning Commission and City Council shall have the autbority to require. approve. or disapprove wall and fencing plans including location. height and materials in all zones requiring design review. B. The basic design review guidelines for the review of fences and walls are as follows: 1. Fences and walls separating commercial. industrial, offices. and institutional zones from residential zones shall be constructed at a height and with materials designed to acoustically isolate part of or all noise emitted by future uses within the commercial, industrial, offices, or institutional zones. The degree of acoustical isolation shall be determined during the design review process. 2. Fences and walls separating commercial, industrial. offices. and institutional zones from residential zones shall be constructed at a height and with materials designed to ensure visual privacy for adjoining residential dwelling units. The degree of visual privacy shall be determined during the review process. 3. Fences and walls shall be designed in a manner to provide for sight visibility at private and public street intersections. (Ord. 1844, § 1 (part), 2000; Ord. 1788, § 1 (part), 1998) 39 3-::, 16.28.030 Cupertino - Buildings and Construction 40 16,28,040 Fence Location and Height for Zones Not Requiring Site Review. A. In the case of an interior residential lot. a maximum six-foot-high fence shall be permitted in the rear yard sethack area and in the side yard setback areas. A maximum three-foot-high fence. measured from finish grade. shall be permitted in the front yard sethack area. B. In the case of a comer residential lot. a maximum six-foot-high fence shall be permitted in the required rear yard setback area and on the side yard lines, excepting that fence heights within the side yard sethack area adjacent to a public street shall be regulated as described below. No portion of a fence shall extend into the front yard sethack area or forty-foot comer triangle. 1. Situation in which the rear property line adjoins a rear property line: The minimum side fence sethack line for a six-foot-high fence shall be five feet from the property line. 2. Situation in which the rear property line adjoins the side property line of a key lot: The minimum side fence sethack line shall be five feet from the property line, except that the setback line within ten feet of an adjacent side property line shall be maintained at twelve feet. 3. A fence not exceeding three feet in height measured from finish grade can be constructed on any location within a required yard except the forty-foot comer triangle. C. Where a six-foot fence is allowed, an eight-foot- high fence can be constructed in lieu thereof subject to building permit approval and upon receipt of written approval from property owners. D. In the case of parcels zoned residential hillside (RHS) or open space (OS), the fences shall be governed by Section 19.40.080. 16.28,045 Vehicular Electronic Security Gates. Vehicular electronic security gates may be approved through a fence exception if the development meets anyone of the following conditions: is a mixed-use development, where the parking for different uses needs to be separated to assure availability of parking for each use: if a development includes a below-grade parking structure, where the gates are required to secure the below grade parking; if gates are required for a development to obtain federal or state funding; if the development is secluded; if the electronic gates are needed for demonstrated security reasons: or if the electronic gates were in existence prior to September 20. 1999. (Ord. 1833, 1999; Ord. 1802, (part), 1999) 16.28,050 Proximity of Plants and Fences to Puhlic Streets, The proximity of plants and fences to public streets shall be controlled by the provisions ofChaptcr 14.08 of the Municipal Code. (Ord. 1788, § 1 (part), 1998) 16.28.060 Exceptions. Where practical difficulties, unnècessary hardships, or results inconsistent with the purpose and intent of this chapter result from the strict application of the provisions hereof, exceptions may be granted as provided in this section. A. Application and Fee. Application shall be made in writing to the Design Review Committee on a form prescribed by the Director of Community Development. The application shall be accompanied by a fee as prescribed by City Council resolution. B. Public Hearings. Upon receipt of an application for exception, the Director of Community Development shall set a time and place for a public hearing before the Design Review Committee and order the public notice thereof. Mailed written notice of the hearing on the fence exception shall be given by the Director of Community Development to all owners or record of real property (as shown in the last assessment roll) which abut the subject property, as well as property and its abutting properties to the left and right, directly opposite the subject property and located across a street, way, highway or alley. Mailed notice shall include owners of property whose only contiguity to the subject site is a single point. Said notice shall be mailed by first class mail at least ten days prior to the Design Review Committee meeting in which the application will be considered. The notice shall state the date, time and place of the hearing. A description of the fence exception shall. be included in the notice. 1f the Director of Community Development believes the project may have negative effects beyond the range of the mailed notice, particularly negative effects on nearby residential areas, the Director, in his discretion, may expand noticing beyond the stated requirements. Compliance with the notice provisions set forth in this section shall constitute a good-faith effort to provide notice, and failure to provide notice, and the failure of any person to receive notice, shall not prevent the city from proceeding . to consider or to take action with respect to an application under this chapter. The Design Review Committee shall hold a public hearing at which time the committee may grant the exception based upon the following findings: 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 the exception will not result in a condition which is materially detrimental to the public health, safety or welfare. 3":(0 41 Fences 16,28.060 3, The exception to be granted is one that will require the least modification of the prescribed regulation and the m;n;mIl111 variance that will accomplish the purpose. 4. The proposed exception will not result in a hazardous condition for pedestrian and vehicular traffic. S. The proposed development is otherwise consistent with the city's General Plan and with the purpose of this chapter as described in Section 1/j.28.0 10. 6. The proposed development meets the requirements of the Santa Clara Fire Deparnnent and Sheriff's Deparnnent, and if security gates are proposed, that attempts are made to standardize access. After closing the public hearing, the Planning Commission may approve, conditionally approve or deny the application for exception. C. Appeals. Ally application for exception which received final approval or disapproval by the Design Review Committee may be appealed to the Planning Commission as provided by Section 19.136.060 of this code. (Ord. 1844, § 1 (part), 2000; Ord. 1822, (part), 1999; Ord. 1802, (part), 1999; Ord. 1788, § 1 (part), 1998) 16,28'()65 Temporary Fences for Construction. The Chief Building Official may require persons constructing strucwres in the city to erect and maintain temporary fences around all or a portion of the construction site in order to secure the site from entry by the general public. (Ord. 1777, (part), 1998) 16,28,070 Violation-Penalty, Ally person who violates the provisions of this chapter shall be guilty of an infraction and upon conviction thereof shall be punished as provided in Chapter 1.12. (Ord. 1788, § 1 (part), 1998) 3>-7- EXC-2004-16 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 194 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO DENYING FENCE EXCEPTIONS FOR AN ELECTRONIC SECURITY GATE AND ALLOWING A GREATER THAN 3-FooT TALL FENCE IN THE FRONT SETBACK AREA, IN ACCORDANCE WITH CHAPTER 16.28 OF THE CUPERTINO MUNICIPAL CODE FOR 10584 SANTA LUCIA ROAD --------------------------------------------------------------- --------------------------------------------------------------- SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: EXC-2004-16 Conor & Laura Malone 10584 Santa Lucia Road SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for exceptions to the Fence Ordinance, as described in this Resolution; and WHEREAS, the applicant has not met the burden of proof required to support said application; and has not satisfied any of the following requirements: That with respect to the issue of an electronic gate: a) That the development is mixed-use, and parking for different uses needs to be separated to assure availability of parking for each use; or b) That the development includes below-grade parking structure that needs to be secured with a gate; or c) That the development requires an electronic gate to obtain federal or state funding; or d) That the development is secluded-- the house is partially visible from the public right-of-way and the house is surrounded by other houses on similarly situated and configured flag lots; or e) That the gates are needed for demonstrated security reasons-there are no reports of vandalism, trespass or burglary. The gates can be secured to provide a secured play area for children, without placing electronic motor controls on the gate; or Resolution No.194 Page 2 EXC-2004-16 January 19,2005 f) That the electronic gates were present on the site prior to September 20,1999. The gates were installed in year 2001 without a building permit. That with respect to the issue of the greater than 3-foot tall fence in the front setback: a) That the literal enforcement of the provisions of this title will result in restrictions inconsistent with spirit and intent of this title; b) That the approval of the exception will result in a condition which is materially detrimental to the public welfare by creating development incongruities that are not compatible with the neighborhood; and c) That the exception to be granted is one that will require the least modification of the prescribed regulations and the minimum variance that will accomplish the purpose; d) That the proposed development does not meet the requirements of the Santa Clara Fire Department and Sheriff's Department, by providing standardized emergency access when security gates are proposed. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the exception to the fence ordinance is hereby recommended for denial. 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-2004-16, as set forth in the Minutes of the Design Review Committee Meeting of January 19, 2005, and are incorporated by reference herein. PASSED AND ADOPTED this 19th day of January 2005, at a Regular Meeting of the Design Review Committee of the City of Cupertino by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: COMMISSIONERS: Commissioner Saadati and Acting Chairperson Miller COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Chairperson Wong ATIEST: APPROVED: Isl CiddyWordell Ciddy Wordell City Planner /sl Marty Miller Marty Miller, Acting Chairperson Design Review Committee g: / planning/ pdreport/ res / EXC -2004-16denial.doc