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DRC Summary 020405 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: February 4, 2005 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE February 2, 2005. Chapter 19.136 of the Cupertino Municipal code provides for A eal of decisions made b the Desi n Review Committee 1. Application EXC-2005-01; Jimbo Schwalb (Swamy residence) 10655 Santa Lucia Road Description Fence Exception for an electronic security gate for an existing single-family residence. Action The Design Review Committee denied the application on a 2-0 vote. This is effective February 2, 2005. The fourteen-calendar day appeal will expire on February 16, 2005. Enclosures: Design Review Committee Report of February 2, 2005 Resolution No. 195 2. Application EXC-2005-02; Brian Connolly (Alexander's Steakhouse), 10330 N. Wolfe Road Description Sign Exception to locate a sign on the roof, to have a second wall sign and to allow the logo to exceed the allowed height. Action The Design Review Committee approved the application on a 2-0 vote. This is effective February 2, 2005. The fourteen-calendar day appeal will expire on February 16, 2005. Enclosures: Design Review Committee Report of February 2, 2005 Resolution No. 196 Plan Set 3. Application R-2005-01; Krishna Kidambi, 10060 Carmen Road Description Residential Design Review for an exception to the second-story wall offsets for a previously approved new residence (R-2004-27). Action The Design Review Committee approved the application on a 2-0 vote. This is effective February 2, 2005. The fourteen-calendar day appeal will expire on February 16, 2005. Enclosures: Design Review Committee Report of February 2, 2005 Resolution No. 197 Plan Set 4. Application R-2005-02; Steve Nelson (Wu residence), 11150 Bubb Road Description Residential Design Review for an exception for 1,622 square foot second-story addition to exceed 35% of the first story. Action The Design Review Committee approved the application on a 2-0 vote. This is effective February 2, 2005. The fourteen-calendar day appeal will expire on February 16, 2005. Enclosures: Design Review Committee Report of February 2, 2005 Resolution No. 198 Plan Set G:planninglDrc/020205 summaryletter.doc CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: Applicant/Owner: Property Location: EXC-2005-01 Sanjay Swarny 10655 Santa Lucia Road Agenda Date: February 2, 2005 Application Summary: Fence Exception request to convert an existing, permitted, 7-foot tall manual gate to an electronic gate. Recommendation: Staff recommends that the Design Review Committee deny EXC-2005-01 per the model resolution. Background: In 2004, the applicant obtained a building permit to construct a gate across his flag lot driveway for his tenants residing at 10655 Santa Lucia Road. He obtained approval from the affected neighbor to increase the fence height to about 7 feet. He is requesting permission to install motorized controllers on the gate so it can be opened automatically. This requires a City fence exception (Exhibit A). According to the applicant, an electronic gate is necessary because: 1) The driveway is steep, and parking the vehicle to manually open and close the gate could be hazardous to property and pedestrians if the vehicle accidently rolled down the hill, 2) The children may run into the street and an automatic gate across the driveway will prevent that, 3) The gate is 100 feet away from the house and it is very inconvenient to manually open and close the gate several times a day. I-I EXC·2005·01 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. e Subject Property F Flag Lot 1-.;0 EXC-200S-0l Page 3 Staff does not see a security issue. There have been no police reports. The parents can close the gate to prevent the children from running out to the street. 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 \ DRC\ staff rep \ EXC-2005-01_SR.doc 1-~ EXC-2005-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO DENYING A FENCE EXCEPTION FOR AN ELECTRONIC SECURITY GATE IN ACCORDANCE WITH CHAPTER 16.28 OF THE CUPERTINO MUNICIPAL CODE FOR 10655 SANTA LUCIA ROAD --------------------------------------------------------------- --------------------------------------------------------------- SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: EXC-2005-01 Sanjay Swarny 10655 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 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 1-4 Resolution No. Page 2 EXC-2005-01 February 2, 2005 f) That the electronic gates were present on the site prior to September 20, 1999. The gates were installed in year 2004 with a building permit. 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-2005-01, as set forth in the Minutes of the Design Review Committee Meeting of February 2, 2005, and are incorporated by reference herein. PASSED AND ADOPTED this 2nd day of February 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: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Ciddy Wordell City Planner Marty Miller, Chair Design Review Committee g: j p1anningj pdreportj res jEXC-2005-01 denial. doc 1-5 þ,'¡\\ 'B 1\: Pj The City Of Cupertino Review & Design Committee Cupertino, California 3rd January 2005 Subject: Request To Automate Gate At property 10655 Santa Lucia Road, Cupertino Dear Sirs, We have at the moment a manual functioning gate at the above-mentioned property. However we are facing several problems that are causing serious inconveniences to our tenants. The tenants have requested an automatic gate for the following security reasons. l.The driveway of the house is very steep at an inclination of approximately 25 degrees. Now as a manual gate is in place it is exceeding difficult as they have first put their vehicle in Park, open the gate manually drive into the drive way, again put the vehicle in Park close the gate and then get into the garage. This is very inconvenient and also a safety risk as the driveway is very steep. In the event of a slight parking error the vehicle can roll down into the street causing major person and property hazards There is also the danger that when the parent gets down to open the gate manually, the little children are left behind in the car. Should they meddle with the car controls this could result in a serious accident. At present children living at the property are aged II & 6. 2. Concems of the children on the property running down towards the road and on to the street are always a concern and the occupants are really very worried about this. The yard of the house is in three levels, when the children are playing in the bottom most level they cannot be seen clearly from the main house, so an automatic gate will be very useful for the safety of the children. 3. The distance from the gate to the garage is 100 feet each way. As several trips are made everyday in and out of the premises, it is very difficult to open & close the gate every single time. This is highly inconvenient. We hope that you will consider our case for an automated gate favorably. Regards, SANJA Y SW AMY 10655 Santa Lucia Road Cupertino CA 95014. 1-0 .. Ðt-\-\\ßi\: ß 16.28.010 CHAPTER 16.28: FENCES* Section 16.28.010 16.28.020 16.28.030 Purpose. Definitions. F= 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.OSQ 16.28.060 16.28.065 16.28.070 * For statutory provisions making fences taller than ten feet a nni.."...e. see Civü Code § 841.4. Prior ortlinsmre history: Ords. 112, 686, 852, 1179, 1630, 1637 and 1777. 16.28.010 Purpose. The purpose of thi8 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 residentlproperty owners of the city. (Ont. 1788, § 1 (part), 1998) 16.28.020 Deftuitions. The words and terms used in thi8 chapter shall have the following meauings unless the context clearly indicates otherwise: A. "Fence" means a man-made strUCture which is designed, inænð"" or used to protect, defend or obscure the interior property of the owner thereof from the view, tresp8BS or passage of othen upon that property. B. "Fence height" means the vertical distance from the highest point of the fence (excluding post caps) to the finish 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."Sethack 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. B. "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. "Setback 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 Feuee 1.o-6nn IIIICI HeI¡bt for Zones Requiring Site Review. A. The Design Review committ"", Planning Commission and City Council shall have the authority 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 guide1ines for the review of fences and walls are as folloWs: 1. Fences and walls separating c:ommercial, industrial, offices, and institutional zones from residential zones shall be constrUCted at a height and with materials designed to acoustica1ly 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 \--=t- 16.1U30 Cupertino. Buildinp and CoDStructloD 40 U'.28.040 Feaee Loc:ation and Hei&ht for Zones Not Reqllirlq Site Review. A. In the case of an interior residential lot. a l1187imllm six-foot-high fence shall be permitted in the rear yard setback 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 setback area. B. In the case of a comer rP<;d....ri.llot, 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 setback area adjacent to a public street shall be regulated as cIescn'bed below. No portion of a feœe shall exteod into the front yard setback area or forty-foot comer triangle. 1. Situation in which the rear property line adjoins a rear property line: The m;n;mllm side fence setback 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 Jot: The m;n;mllm side fence setback 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 m.;nt.;""" at twelve feet. 3. A fence not exceeding three feet in height measured from finish grade can be constructed on any locatioo 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 coostructed 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 opeD space (OS), the fences shall be governed by Section 19.40.080. 16.28.045 VebicuIar Electronic SecurIty Gates. Vebicular electroDic 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 diffen:ot uses needs to be separated to assure availability of parking for each use: if a development includes a below-grade parking SlIUCture, 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: Ont. 1802, (part), 1999) 16.28.050 Proximity of Plants and Fences to Public Streets. The proximity of plants and fences to public streets shaI1 be controlled by the provisions of Chapter 14.08 of the Muoicipal Code. (Ord. 1788, § I (part), 1998) 16.28,060 ExceptioDs. Where practical difficulties, 1Jnr-~ary hardshipS, or resu1ts inconsistent with the purpose and intent of this chapter result from the strict app1ieatioo 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 00 a form prescn'bed by the Director of Commllnity Development. The application shall be accompanied by a fee as presen'bed by City Council resolution. B. Public Hearings. Upoo receipt of an applicatioo for exception, the Director of ColIIDIUIIÍty Development shall set a time and place for a public bearing before the Design Review Committee and order the public notice thereof. Mailed written notice of the bearing 00 the fence exception shall be given by the Director of Community Developmeot to all owners or record of real P10perty (as shown in the last asses""""'t 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 ootice 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 applicatioo 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. If 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 persoo to receive notice, shall not prevent the city from proceeding . to consider or to take action with respect to an app1ication under this chapter. The Design Review Committee shall bold 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. -D 41 Fences 16.28.060 3. The exception to be granted is one that will require the 1east modification of the prescribed regu1ation and the m;n;ml1m variaDce!bat will accomplish the purpose. 4. The proposed exception will DOt result in a hazardous condition for pedestrian and vehicular traffic. 5. The proposed development is otherwise consistent with the city's Geoeral Plan and with the purpose of this chapter 88 described in Section 16.28.010. 6. The proposed development meets the requirements of the Santa Clara Fire Department and Sberiff's Department, and if security gates are proposed, !bat attempts are made to standardize sccess. After closing the public hearing, the Planning Commission may approve, conditiooally approve or deny the app1ication for exception. C. Appeals. AAy app1ication for exception which received final approval or disapproval by the Design Review Committee may be sppea1ed to the Planning Commission 88 provided by Section 19.136.060 of this code. (Ord.I844, I 1 (part), 2000; Ord. 1822, (part). 1999; Ord. 1802, (part), 1999; Ord. 1788, I I (part), 1998) 16.28.065 Temporary Fences for COnstructiOD. The Chief Building Official may require persons constructing structures in the city to erect and m.;nt.;n tempOrary fem:es around all or a portion of the construction site in order to secure the site from entry by the geoeral public. (Ord. 1m, (part), 1998) 16.28.070 Violatknt-PeDalty. AAy person who violates thé provisions of this chapter shall be guilty of an infraction and upon conviction thereof shall be punished 88 provided in Chapter 1.12. (Ord. 1788, I 1 (part), 1998) )-cr EXC-2005-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 195 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO DENYING A FENCE EXCEPTION FOR AN ELECTRONIC SECURITY GATE IN ACCORDANCE WITH CHAPTER 16.28 OF THE CUPERTINO MUNICIPAL CODE FOR 10655 SANTA LUCIA ROAD --------------------------------------------------------------- --------------------------------------------------------------- SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: EXC-2005-01 Sanjay Swamy 10655 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 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. 195 Page 2 EXC-2005-0l February 2, 2005 f) That the electronic gates were present on the site prior to September 20, 1999. The gates were installed in year 2004 with a building permit. 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-2005-01, as set forth in the Minutes of the Design Review Committee Meeting of February 2, 2005, and are incorporated by reference herein. PASSED AND ADOPTED this 2nd day of February 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 Giefer and Chairperson Miller COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Isl Ciddy Wordell Ciddy Wordell City Planner I sl Marty Miller Marty Miller, Chairperson Design Review Committee g: / planningl pdreport/ res I EXC- 2005-01 denial.doc To: From: Subject: Location: Design Review Committee Gary Chao, Assistant Planner Application: EXC-200S'-02 10330 N. Wolfe Road Date: February 2, 2005 Proiect Description: Sign exception to locate a sign on the roof, to have a second wall sign and to allow the logo sign to exceed the allowed height. RECOMMENDATION: Staff recommends approval of EXC-2005-02, based on the model resolution. BACKGROUND: On April 21, 2004, the Design Review Committee approved an Architectural and Site approval (ASA-2004-04) to allow the applicant (Alexander's Steak House) to modify the exterior of the existing restaurant building. The Design Review Committee encouraged the applicant to submit a sign exception application for the roof sign, given the building's unusual orientation and design. Alexander's Steak house is proposing to locate: . A wall sign on an existing mechanical equipment parapet wall on top of the roof (north elevation) . A logo sign on top of the entry canopy (north elevation) .. A ground sign (within the allowable size and height requirements) along Wolfe Road replacing an existing ground sign. There is another wall sign on the east elevation completely facing the interior driveways (not visible from the public streets) that is exempt from the sign ordinance and is not part of this approval. The Sign Ordinance prohibits roof-mounted signs, permits only one wall sign, and allows a maximum 18-inch sign height. The proposed logo sign is considered a second wall sign and it is approximately 46 inches in height. These signs will only be partially visible from southbound traffic on Wolfe Road. Due to the unusual orientation of the restaurant building and its unusual architectural design, staff recommends approval of the sign exception because of the ability to make the exception findings. DISCUSSION: Findings for Exception Per Section 17.44.040 of the Municipal Code, the Design Review Committee may grant an exception based upon the following findings: 4-1 February 2, 2005 EXC·200S-02 A. Literal Enforcement of the Sign Regulations will result in restrictions inconsistent with the spirit and intent of this title. The intent of the Sign Ordinance is to "provide architectural and aesthetic harmony of signs as they relate to building design" and to "provide [sign regulations] that will allow for good visibility for the public and the needs of the business ...." The existing rooftop parapet wall was designed to not only screen the mechanical equipment but to facilitate a wall sign. The parapet wall would appear awkward and not harmonious with the rest of the building without the proposed wall sign. The logo sign could be an exempt sign if it were reduced to 4 square feet in area. However, the proposed logo size and height are better proportioned with the size of the entry canopy. In addition, given the fact that both of the signs mostly face Highway 280, having two signs and a larger logo provide better visibility to the traffic on Wolfe Road. B. The granting of the exception will not result in a condition which is materially detrimental to the public health, safety, or welfare. The signs do not create any health or safety problems. C. Least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. The maximum height and the length of the rooftop wall sign are consistent with the ordinance. The combined square footage of all of the signs is also consistent with the ordinance. Two wall signs (rooftop sign and logo sign) facing Highway 280 will provide reasonable visibility to both directions of traffic. Lastly, the larger logo sign is better proportioned with the size of the entry canopy. Enclosures: Model Resolution Plan Set Prepared by: Gary Chao, Assistant Planner¡ Approved by: Ciddy Wordell, City Planner {!.u/~ G: \Planning\ DRC\staff rep \2004\EXC-2005-02.doc 2 4-cV EXC-2005-02 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO FOR A SIGN EXCEPTION TO LOCATE A SIGN ON THE ROOF, TO HAVE A SECOND WALL SIGN, AND TO ALLOW THE LOGO SIGN TO EXCEED THE ALLOWED HEIGHT SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: EXC-2005-02 Brian Connolly (Alexander's Steakhouse) 10330 N. Wolfe Road SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a Sign Exception, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area; 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 granting of the exception will not result in a condition which is materially detrimental to the public health, safety, or welfare; and 3. 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. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application no. EXC-2005-02, is here by approved; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application EXC-2005-02 as set forth in the Minutes of the Design Review Committee Meeting of February 2, 2005, and are incorporated by reference herein. -4-3 Resolution No. Page 2 EXC-2005-02 February 2, 2005 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: " Alexanders Steakhouse, Building Signage, 10220 N. Wolfe Road, Cupertino, CA" received January 12, 2005, except as amended by this resolution. 2. 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 Goverrunent 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 Goverrunent 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 2nd day of February 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: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Marty Miller, Chairperson Design Review Committee Ciddy Wordell City Planner 4-+ EXC-2005-02 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 196 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO FOR A SIGN EXCEPTION TO LOCATE A SIGN ON THE ROOF, TO HAVE A SECOND WALL SIGN, AND TO ALLOW THE LOGO SIGN TO EXCEED THE ALLOWED HEIGHT SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: EXC-2005-02 Brian Connolly (Alexander's Steakhouse) 10330 N. Wolfe Road SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a Sign Exception, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area; 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 granting of the exception will not result in a condition which is materially detrimental to the public health, safety, or welfare; and 3. 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. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application no. EXC-2005-02, is here by approved; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application EXC-2005-02 as set forth in the Minutes of the Design Review Committee Meeting of February 2, 2005, and are incorporated by reference herein. Resolution No. 196 Page 2 EXC-2005-02 February 2, 2005 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: " Alexander's Steakhouse, Building Signage, 10220 N. Wolfe Road, Cupertino, CA" received January 12, 2005, except as amended by this resolution. 2. 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 2nd day of February 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: COMMISSIONERS: Commissioner Giefer and Chairperson Miller COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Isl CiddyWordell Ciddy Wordell City Planner I sl Marty Miller Marty Miller, Chairperson Design Review Committee I ¡ i mill - ~II III:J CD Z% i~ · I - 0(Ilol: · ." - " )(ooC '" ;::- 111111 ~ oJ... 0(. · ~ ~ >< ~ " ~~ U II ~~ II II 1J1 ~!t ·H1 r .I.. -eh H'~ ~ho¡ ll~H g111:fP'1fl z Hi ctn ¡·¡Jllt IHd ö IB.~.t î 80 ..~ ~J Ü. g ~ c ~ 9 c ~ g ~ « . ~ " ~ => u ib ;i; ¡.,¡- ~~< .... ~..=;Ý I 1"1 g ~ ~ ~. ~ f j ~IIII i !! i ~ ~ I ~ ~ ~ if~~~ I i § j !3 ¡ ¡ ¡ I ¡ i ! ~ J ~ I 15 . 110 "SI_ · æ -: ê i lit I ; j I ~ I ~ 1 ~ ¡.., '!! j ~ '" ~ a ~ . - cri '? t: 7 It . "I ~ Ii i i I -""'!l'II:.-'" ~ i! ... õi 0:: i= ð-s 0:: co .. 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C ta To: From: Subject: Location: Design Review Committee Gary Chao, Assistant Planner Application: R-2005-01 10060 Carmen Road Date: February 2, 2005 Proiect Description: Residential design review of an exception to the second-story wall offsets for a previously approved new residence (R-2004-27) RECOMMENDATION: Staff recommends that the Design Review Committee take the following action: 1. Approve R-2005-0l subject to the model resolution. BACKGROUND On September 15, 2004, the Design Review Committee approved a new house (R-2004-27) with a condition that the second story wall along the right side elevation must provide a wall offset that is consistent with the Ordinance. The applicant is requesting an exception to the wall- offset rule. DISCUSSION According to Section 19.28.060 E(5)(b) of the Zoning Ordinance, all second story wall heights greater than six feet in height must provide a building wall offset, at least 2 feet deep by 6 feet wide every twenty-four feet. The proposed second story wall along the right elevation is over 24 feet in width. However, enough of the second story wall is hidden behind the single story roof so it should not present any adverse visual impacts. Staff believes the project satisfies the required approval 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 section 19.28.060 E(5)(b) is to ensure that exposed second story walls are sufficiently articulated so that the apparent mass is reduced to an acceptable level. The applicant can provide the offset, but it will not result in a significant reduction in building mass. 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 exception should not cause any negative impacts to the neighbors or the public. 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 story wall is twenty-six feet long, which is only two feet more than the ordinance requirement. / 5-1 February 2, 2005 R-2005-01 Page2of2 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The exception should not cause any significant visual impacts to any neighbor. Prepared by: Approved by: Gary Chao, Assistant Plann~ 11- Peter Gilli, Senior Planner \~ Attachments: 1. Model Resolution 2. Plan Set 2 5-óU R-2005-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN EXCEPTION TO THE SECOND STORY WALL OFFSET FOR A PREVIOUSLY APPROVED NEW RESIDENCE (R-2004-27) SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2005-01 Krishna Kidambi 10060 Carmen Road 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. 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-2005-01 set forth in the Minutes of the Design Review Committee meeting of, February 2, 2005, and are incorporated by reference as though fully set forth herein. 5-3 Resolution No. Page 2 R-2005-01 February 2, 2005 SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PROTECT This approval is based on a plan set entitled, "New Residence, 10060 Carmen Road, Cupertino, CA," consisting of ten sheets previously approved by the DRC on September IS, 2004, except as may be amended by conditions in this resolution. 2. 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 2nd day of February 200S, 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 Marty Miller, Chairperson Design Review Committee 5-1 R-2005-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 9S014 RESOLUTION NO. 197 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN EXCEPTION TO THE SECOND STORY WALL OFFSET FOR A PREVIOUSLY APPROVED NEW RESIDENCE (R-2004-27) SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2005-01 Krishna Kidambi 10060 Carmen Road 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 sqid 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. 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-200S-01 set forth in the Minutes of the Design Review Committee meeting of, February 2, 2005, and are incorporated by reference as though fully set forth herein. Resolution No. 197 Page 2 R-2005-01 February 2, 2005 SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PROTECT This approval is based on a plan set entitled, "New Residence, 10060 Carmen Road, Cupertino, CA," consisting of ten sheets previously approved by the DRC on September IS, 2004, except as may be amended by conditions in this resolution. 2. 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 2nd day of February 200S, 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 Giefer and Chairperson Miller COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: APPROVED: /s/ Ciddy Wordell Ciddy Wordell City Planner /s/ Marty Miller Marty Miller, Chairperson Design Review Committee i. '. 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':( (H-f"Ifl!l'--' ~ ~ To: From: Subject: Location: Design Review Committee Gary Chao, Assistant Planner Application: R-2005-02 11150 Bubb Road Date: February 2, 2005 Proiect Description: Design review for an exception for a 1,622 square foot second floor exceeding 35 % of the first story RECOMMENDATION: Staff recommends that the Design Review Committee take the following action: 1. Approve R-2005-02 subject to the model resolution. BACKGROUND The project is located on a 16,590 square foot site that would allow at most a 7,465 square foot house. The proposed new house is approximately 4,960 square feet in area (30% FAR) and is within the required building envelope. The applicant is not maximizing the FAR but would like to have a larger second floor (5% more than 35%) to accommodate a 3rd bedroom. DISCUSSION The site has some slope at the northeast corner. The applicant has stepped the house down in this area in order to contour with the slope. The apparent mass of the house in plan view along Bubb Road (front elevation) does not reflect of the width of the lot (126 feet). After the house is constructed, it will be proportionate to the width of the lot. On the side elevation (Krzich Place), the house is modest in scale and visually in keeping with the rest of the homes along Krzich Place. The City Architectural Consultant has reviewed the project. The applicant has addressed all of the City Architectural Consultant's comments. 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 exception: 35% Second Floor to First Floor Ratio, 19.28.060 B(3): According to the Zoning Ordinance, the floor area of a second story may 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 floor 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 project provides excellent exterior detailing and treatment (i.e., stone veneer and decorative rafter tails). All of these elements mitigate the visual impact of the second story mass. 0/-1 February 2, 2005 R·2ooS-02 Page 2 of 2 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 B(3) is to limit the mass and bulk of two story Structures. The design and the ample second floor setbacks reduce the mass and bulk of the second story. In addition, the excellent exterior treatments further mitigate the 5% increase in the second floor area meeting 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. The home will not cause any 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. 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. The second floor plan is designed and utilized efficiently and the second story bedrooms and closets are modest in size, which contributes to only an 5% increase of the second floor area. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The home will not cause any significant visual impacts to the neighbors given its excellent design and exterior treatments. In addition, the proposed front and rear yard area are larger than required and privacy trees are planted to ensure additional privacy screening. PRIVACY PROTECTION A preliminary privacy planting plant is shown on sheet 4 indicating new and existing privacy projection trees/ shrubs. A certified arborist shall confirm the trees/ shrubs are appropriate for privacy protection purposes. Both the new trees and the existing privacy screening tree/ shrubs shall 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 Pl~ Peter Gilli, Senior Planner filt-, (P-õ0 R-2005-02 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RFSOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN EXCEPTION FOR A 1,622 SQUARE FOOT SECOND-STORY EXCEEDING 35% OF THE FIRST STORY SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-2005-02 Steve Nelson (Wu) 11150 Bubb Road 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. NOW, THEREFORE, BE IT RFSOL VED: 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-200S-02 set forth in the Minutes of the Design Review Committee meeting of, February 2, 2005, and are incorporated by reference as though fully set forth herein. 0-3 Resolution No. Page 2 R-2005-02 February 2, 2005 SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PROTECT This approval is based on a plan set entitled, "A Proposed New Second Floor Addition for: Tin Wu and Liz Yenli Chu, 111S0 Bubb Road, Cupertino, CA", consisting of ten sheets, except as may be amended by conditions in this resolution. 2. CONSULT ATIONWITH 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. BUILDINGPERMlTSUBMITTAL 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, 200S. 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. S. 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 2nd day of February 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: COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: COMMISSIONERs: (0-4- Resolution No. Page 3 ATTEST: R-200S-02 APPROVED: Ciddy Wordell City Planner February 2, 2005 Marty Miller, Chairperson Design Review Committee (0-5 AllCf!'!'1"I!Ç''V1tP; J>LANNINC URBAN D¡;S(;N December 7, 2004 Mr. Gary Chao Community Development Department City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 RE: 11150 Bubb Road Dear Gary: I reviewed the design drawing that you forwarded. Generally, I think the house is well designed. I have only a few suggestions as follows: 1. The addition of the third garage and design ofthe driveway seems to create a lot of pavement at the front of the house, and it leaves very little space for landscaping at the corner· generally a very important neighborhood visual element for a corner lot. I think there are perhaps three alternatives. Alternative A: Eliminate the third garage and access the 2 car garage from Krzich Place similar to the house across Krzich Place from this site. The 2 car garage format would seem to be in keeping with the immediate neighborhood. A_ fram Krzlclt Plllce Site Alternative A 11![., 41s'531.3795 FAX: .15331.3797 180 IWIBOIDItM!.SUITI! 2t9.SAlISMJTO.~ 0-0 19065 Pendergast Avenue Design Review Comments August 30, 2004 Page 2 Alternative B: Reduce the amount of paving at the corner by narrowing the driveway and provide a narrow driveway exit to Krzich Place. Land_pelf comer Site Alternative B Alternative C: Provide a more direct driveway to the 2 car garage element and provide a narrow driveway exit to Krzich Place. This would add more landscaping at the corner and in front of the entry. .. ....' ... :<,,~,," Land_peel comer Site Alternative C CANNoN DESIGN GROUP UIO IWIBOIIDItIVE.5UI11! n9.SAus.wro.CI\9496S {o-1 19065 Pendergast Avenue Design Review Comments August 30, 2004 Page 3 2. The elevations look good. However, the predominant neighborhood pattern seems to be low eaves with entries accommodated under those eaves. The taller gable form at the projecting entry is very much out of place with that pattern. The use of a hip roofform at the entry would fit better with the surrounding neighborhood, even ifleft taller than the eave line. There is a similar concern with the second floor roof. The gable roof form tends to draw more attention to the second floor. and makes it seem taller because ofthe increased wall height at the gable front. Suggested minimum changes are shown on the Alterna- tive Front Elevation #1 below. 3. The other elevation concern is the extensive use of stone on the front elevation. A limitation ofthe stone to a base element, similar to some other houses in the neighborhood, would blend the house into the neighborhood better. By using this stucco on the first floor would also relate it better to the second floor addition, and keep the second floor from appearing so different as a result of using another wall mate- rial from the first floor. This change is shown on the Alternative Front Elevation #2 below. Hip roofs Gary, please let me know if you have any questions, or if there are specific issues of concern that I did not address. Sincerely, CANNON DESIGN GROUP ~~ Larry L. Cannon AlA AlCP President CANNoN Df:!ITGN GIlOUP Il1O IWIBOII. DIIIV£.SU!11! 219. s.t.us.wro.CA\Þ4!16S &-5 R-2005-02 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 198 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN EXCEPTION FOR A 1,622 SQUARE FOOT SECOND-STORY EXCEEDING 3S% OF THE FIRST STORY SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: R-200S-02 Steve Nelson (Wu) 111S0 Bubb Road 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. 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-200S-02 set forth in the Minutes of the Design Review Committee meeting of, February 2, 200S, and are incorporated by reference as though fully set forth herein. Resolution No. 198 Page 2 R-2005-02 February 2, 2005 SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PROJECT This approval is based on a plan set entitled, "A Proposed New Second Floor Addition for: Tin Wu and Liz Yenli Chu, 11150 Bubb Road, Cupertino, CA", consisting of ten sheets, 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. ADDITIONAL PRIVACY PLANTING Additional privacy planting (in addition to existing vegetations) shall be provided along the rear (east) property boundary in a manor satisfactory to the Director of Community Development. The applicant is encouraged to work with the adjoining neighbor and come up with the appropriate number and type of additional trees or shrubs (from the City approved tree list). In the event an agreement can not be met, appropriate plantings shall be determined by the Director of Community Development. 6. DRAINAGE The applicant must work with Public Work staff to address drainage issues and minimize drainage impacts of this project. A detailed drainage plan shall be reviewed and approved by the Public Works Department prior to issuance of Building Permits. The drainage design must maximize onsite water retention and provide measures to prevent water flowing on to the adjacent neighbor's property. 7. DRIVEWAY DESIGN & MATERIAL The applicant shall revise the driveway design to numnuze the amount of paving materials and the width of the driveway must be kept to a standard two-car width cut. The driveway can be flared out (pork chop design) to accommodate the third stall. Pervious pavers or turf blocks shall be used instead of asphalt or concrete. The revised Resolution No. 198 Page 3 R-2005-02 February 2, 2005 driveway design and materials shall be reviewed and approved by the Planning Department prior to issuance of building permits. 8. 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 2nd day of February 200S, 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 Giefer and Chairperson Miller COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: /s/ CiddyWordell Ciddy Wordell City Planner /s/ Marty Miller Marty Miller, Chairperson Design Review Committee ! , ¡ , ~. 1 T "",' '.- ' . "~l í --j\1 ) ti 0 I ~i , \ ú) ~ ¡¡ " I 0 I i «¡ t II 1E'ò i i J ! ~ L-~!~~, Ii ~ ~ ~ "I i L ¡ Q.. 'I ¡ ì <{ ; !!.... ~ ..~,I- I II ¡ ¡ i ç 81 !! - § § " n' If.. ·z' ìli III If ~ ,\ ~t" jªtli ,.- · !ih~ t~~¡! Id;B¡ Imil ! ¡ '~'I' " i ì ì ; I ì Q ,,~ , ' i i H .- :~[.gÆ: ~ Z l- LL -<{ œ -n ~ a <GO a ()O"Q z æú)"Q -<{ .¥ (1 ~ z 0) .Ú) ill 0) <[ ..l. _ ... 0 r- ú) 0 '(1) W -'", a 2'0)~ .J QJ)() <{ ." Ü. "<t - ... E '- I- '<t1O m (1)0 a ·iß· œ i'¡ti ·1 t"-"'fit;'f I ~"":Ì'.':-'.¡ I ~:,:j:::, . : <{, II ' ~Qld{11 * Ii . 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