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DRC Summary 070705 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: July 18, 2005 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE July 7, 2005. Chapter 19.136 of the Cupertino Municipal code provides for A eal of decisions made b the Desi Review Committee 1. Application R-2005-13, RM-2005-13; Louie Leu Gain residence), 10397 Amistad Court Description Residential Design Review of a 1,570 square foot first and second story addition and an exception for the first to second story ratio. Minor Residential Permit for a second-story deck. Action The Design Review Committee approved the application on a 2-0 vote. This is effective July 7, 2005. The fourteen-calendar day appeal will expire on July 21, 2005. Enclosures: Design Review Committee Report of July 7, 2005 Resolution No. 215 Approved Plans 2. Application R-2005-14; Safwat Malek (Klages residence), 10488 Chace Drive Description Residential Design Review for a 288 square foot second-story addition to an existing 4,120 square foot residence. Action The Design Review Committee approved the application on a 2-0 vote. This is effective July 7, 2005. The fourteen-calendar day appeal will expire on July 21, 2005. Enclosures: Design Review Committee Report of July 7, 2005 Resolution No. 217 Approved Plans 3. Application R-2005-17, RM-2005-15; Guillermo Prado (Patchipala residence) 10455 Byrne Avenue Description Residential Design Review for a new two-story 2,700 square foot residence and an exception for 5-foot side yard setbacks. Minor Residential Permit for a second-story balcony on a new two-story 2,700 square foot residence. Action The Design Review Committee approved the application on a 2-0 vote. This is effective July 7, 2005. The fourteen-calendar day appeal will expire on July 21, 2005. Enclosures: Design Review Committee Report of July 7, 2005 Resolution No. 216 Approved Plans G:planninglDrcj070705 summaryletter.doc To: From: Subject: Location: Design Review Committee Gary Chao, Associate Planner Application: R-2005-13, RM-2005-13 10397 Amistad Court Date: July 7, 2005 Proiect Description: Residential design review of a 1,570 square foot first and second story addition, an exception for the first to second story ratio and the 50% of the second story exterior walls having visible heights greater than6 feet, and a minor residential permit for a second story deck. RECOMMENDATION: Staff recommends that the Design Review Committee approve R-2005-13 and RM-2005-13 subject to the model resolution. BACKGROUND The applicant is proposing a second story addition to the property located at 10397 Amistad Court. There currently exists a 2,904 square foot two-story home on project site with a 77.3 percent second floor to ground floor ratio and a total Floor Area Ratio (F.A.R.) of 30.1 percent. The applicant proposes to add approximately 1,028 square feet to the first story and 542 square feet to the second story. The F.A.R. after the proposed addition will be 39.5 percent. DISCUSSION Second Story Floor Area: According to Section 19.28.060(B)(2) of the Zoning Ordinance, the floor area of a second story shall not exceed 45% of the existing or proposed first story or seven hundred and fifty square feet, whichever is greater. The proposed second floor area is 67.8 percent of the proposed first floor area. The intent of the 45% rule is to control the apparent mass of the second floor and provide articulation from the ground floor. The existing second story is already over 45 percent of the first floor. The proposed addition alleviates this ratio and reduces it from 77.3 percent to 67.8 percent. Additionally, the proposed addition provides more wall articulation and architectural interest to the existing house. Visible Wall Heif?hts: According to Section 19.28.060(G)(3) of the Zoning Ordinance,50% of the total perimeter of second story walls shall not have exposed wall heights greater than six feet. The existing house has 100 percent exposed second story walls over six feet in height. The proposed addition reduces this percentage to 92.5%, thereby, improving the nonconformity. Staff is in support of this exception since it is in keeping with the design of the existing house. I-I June 16, 2005 R-200S-13, RM-200S-13 Page 2 of 2 Findings for Exception Per Section 19.28.110 (D) (2) of the Rl Ordinance, the Design Review Committee may grant an exception based upon the following findings: A. That the literal enforcement of the provisions of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter. The purpose of the zoning ordinance section 19.28.060 (B)(2) & (G)(3) is to ensure that the second story will not be overly massive and that its apparent mass will not impact the neighborhood. In staff's opinion, the proposed project is consistent with the intent of the ordinance and will not impact the neighborhood since the house is alleviating the second to first floor ratio and reducing the amount of second story wall heights over six feet exposed. B. The granting of the exception will not result in a condition that is materially detrimental to the public health, safety, or welfare. The proposed project should not have negative impacts on the public health, safety and welfare. C. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose. The applicant's request will not make the house more non-conforming. In fact, the project will improve the nonconformity of the existing house. D. The proposed exception will not result in significant visual impact as viewed from abutting properties. The proposed project does not have significant negative visual impacts as viewed from the abutting properties. Additionally, the applicant is required to plant City approved privacy protection trees. Second StoTlj Deck: As part of this project, the applicant also proposes a second story deck along the front elevation. The deck enhances the articulation and architectural interest of the house. Privacy screening trees will be planted to screen any potential views into the neighbor's property. Prepared by: Approved by: Gary Chao, Associate Planner '. _ Ciddy Wordell, City Planner (!/Lil(1 Z(.)t!1__i'U!_~/' Attachments: 1. Model Resolution 2. Plan Set 2 I-Q.; R-2005-13, RM-2005-13 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A RESIDENTIAL DESIGN REVIEW OF A 1,570 SQUARE FOOT FIRST AND SECOND STORY ADDITTION AND EXCEPTIONS TO ALLOW THE SECOND FLOOR TO EXCEED 45% OF THE FIRST FLOOR AND TO HAVE MORE THAN 50% OF SECOND STORY EXTERIOR W ALLS HAVING VISIBLE HEIGHTS GREATER THAN 6 FEET AND A MINOR RESIDENTIAL PERMIT FOR A SECOND STORY DECK IN ACCORDANCE WITH CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION II: PROTECT DESCRIPTION Application No.: Applicant/ Owner: Location: R-2005-13, RM-2005-13 Vivek and Jyotsana Jain 10397 Amistad Court SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a 1,570 square foot first and second story addition and exceptions to allow the second floor to exceed 45% of the first story and to have more than 50% of the second story exterior walls have visible heights greater than six feet and a second story deck, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following exception and second story deck findings can be met; 1. That thc litcral enforcement of the provisions of this will result in restrictions inconsistent with the spirit and intent of this title in that the proposed project is consistent with the spirit and intent of the zoning ordinance and will not impact the neighborhood since the project is alleviating the second to first floor ratio and it is also alleviating the percentage of second story walls that are taller than six feet. 1-3 Resolution No. Page 2 R-2005-13, RM-2005-13 July 7, 2005 ================================================================ 2. The granting of the exception will not result in a condition that is materially detrimental to the public health, safety, or welfare. The proposed project should have no negative impacts on the public health, safety and welfare. 3. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose. The applicant's request will not make the house more non-conforming. In fact, the project will improve the nonconformity of the existing house. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. Additionally, the project is required to plant City approved privacy protection trees. 5. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. 6. The granting of the permit will not result in a condition that is detrimental or injurious to the property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. 7. The proposed project is harmonious in scale and design with the general neighborhood. 8. Adverse visual impacts on adjoining properties have been reasonably mitigated. NOW, THEREFORE, BE ITRESOL VED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the applications no. R-2005-13 and RM-2005-13, are hereby approved; and That the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Applications R-2005-13 and RM-2005-13 as set forth in the Minutes of the Design Review Committee Meeting of July 7, 2005, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Jain Residence Remodel, 10397 Amistad Court, Cupertino, CA 95014" Consisting of eleven sheets labeled: A-O.O - A-6.1 dated May 10, 2005 and "Survey Plot Map and Topographic Map" dated December 05, 2004, and submitted to the DRC on June 16, 2005, except as may be amended by conditions contained in this resolution. 1-4 Resolution No. Page 3 R-2005-13, RM-2005-13 July 7, 2005 ================================================================ 2. PRIVACY PROTECTION PLANTING The applicant/ property owner shall plant City approved privacy protection screen trees/shrubs along the southeast and northeast property lines to properly screen the two second story decks proposed along the rear elevation of the house. Revised landscaping plan shall be submitted to the Planning Department for review and approval prior to issuance of building permits. 3. 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 of Planning staff. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. 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 7th day of July 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: Ciddy Wordell City Planner Marty Miller, Chairperson Design Review Committee )-5 R-2005-13, RM-2005-13 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 215 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A RESIDENTIAL DESIGN REVIEW OF A 1,570 SQUARE FOOT FIRST AND SECOND STORY ADDITION AND EXCEPTIONS TO ALLOW THE SECOND FLOOR TO EXCEED 45% OF THE FIRST FLOOR AND TO HAVE MORE THAN 50% OF SECOND STORY EXTERIOR WALLS HAVING VISIBLE HEIGHTS GREATER THAN 6 FEET AND A MINOR RESIDENTIAL PERMIT FOR A SECOND STORY DECK IN ACCORDANCE WITH CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION II: PROTECT DESCRIPTION Application No.: Applicant/Owner: Location: R-2005-13, RM-2005-13 Vivek and Jyotsana Jain 10397 Amistad Court SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a 1,570 square foot first and second story addition and exceptions to allow the second floor to exceed 45% of the first story and to have more than 50% of the second story exterior walls have visible heights greater than six feet and a second story deck, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following exception and second story deck findings can be met; . 1. That the literal enforcement of the provisions of this will result in restrictions inconsistent with the spirit and intent of this title in that the proposed project is consistent with the spirit and intent of the zoning ordinance and will not impact the neighborhood since the project is alleviating the second to first floor ratio and it is also alleviating the percentage of second story walls that are taller than six feet. 2. The granting of the exception will not result in a condition that is materially detrimental to the public health, safety, or welfare. The proposed project should have no negative impacts on the public health, safety and welfare. Resolution No. 215 Page 2 R-2005-13, RM-2005-13 July 7, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- 3. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose. The applicant's request will not make the house more non-conforming. In fact, the project will improve the nonconformity of the existing house. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. Additionally, the project is required to plant City approved privacy protection trees. 5. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. 6. The granting of the permit will not result in a condition that is detrimental or injurious to the property or improvements in the vicinity, and will not be detrimental to the public health, safety or weIfare. 7. The proposed project is harmonious in scale and design with the general neighborhood. 8. Adverse visual impacts on adjoining properties have been reasonably mitigated. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the applications no. R-2005-13 and RM-2005-13, are hereby approved; and That the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Applications R-2005-13 and RM-2005-13 as set forth in the Minutes of the Design Review Committee Meeting of July 7, 2005, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Jain Residence Remodel, 10397 Amistad Court, Cupertino, CA 95014" Consisting of eleven sheets labeled: A-O.O - A-6.1 dated May 10, 2005 and "Survey Plot Map and Topographic Map" dated December 05, 2004, and submitted to the DRC on June 16, 2005, except as may be amended by conditions contained in this resolution. 2. PRIVACY PROTECTION PLANTING The applicant/property owner shall plant City approved privacy protection screen trees/ shrubs along the southeast and northeast property lines to properly screen the two second story decks proposed along the rear elevation of the house. Revised Resolution No. 215 Page 3 R-2005-13, RM-2005-13 July 7, 2005 ---------------------------------------------------------------- ----------------~----------------------------------------------- landscaping plan shall be submitted to the Planning Department for review and approval prior to issuance of building permits. The row of existing Eucalyptus trees along the southerly boundary must be removed and the applicant should work with the neighbor to plant a row of City approved screening trees or shrubs. Trees or shrubs that are NOT on the City approved list can be used if the adjacent neighbor(s) sign the privacy waiver form. 3. 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 of Planning staff. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. 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 7th day of July 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 Wong and Acting Chairperson Giefer COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Chairperson Miller ATTEST: APPROVED: I sl Steve Piasecki Steve Piasecki Community Development Director I sl Lisa Giefer Lisa Giefer, Acting Chairperson Design Review Committee z ~ -< . ...l , i:l-o ~ ,I A'I '\l ~~ - J "'--i JJJJ ~, --""_\(_r' ~- I 8 ~l il ~l ' '. ~l Eo-' , '9 / ~O -' r 'l ,- 'l gi \ eIl~ . -, , g,; g Bill go , " ~ \ ~ ) ! 'l t> ~ J. . '" . ! , " i~ '. ,~ " " , ." \. ~ '\" Ii "~j" ~ -v-v- ~ )"-./' '-~\." ~2: ,,'... \.-'\.---'-" 1::" -,"-' \.--~v-v-,,_ s~ , '+ _~______,_____:~,__ .__,' __ N'm8~_i------"'__ I i Ii 10. 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"-' _ dY//,/ :m.;d 'v'~ ~OdQl ~.='_!, ~_,J::.Q -, d _..!' 3.'" ct (\~ ~~:)~.'L~tJ!Jl~) '!l..t:::_~J ~- . ...----- I -' M ~~ ~ ~ ~/~ ~ili== ~ 19l c-o~<f.:1. \>-~\~;~~~ la'" ~ III i ll,llIUtll.ltiJ,~t,P...~:J To: From: Subject: Location: Design Review Committee Piu Ghosh, Assistant Planner Application: R-2005-14 10488 Chace Drive Date:July 7, 2005 Project Description: Residential design review of an exception to have more than 50% of the second story exterior walls with exposed visible heights greater than 6 feet. RECOMMENDATION: Staff recommends that the Design Review Committee approve R-2005-14 subject to the model resolution. BACKGROUND The applicant is proposing a second story addition to the property located at 10488 Chace Drive. There currently exists a 4,120 square foot two-story home on project site with a 35.4 percent second floor to ground floor ratio and a total Floor Area Ratio (F.A.R.) of 19.1 percent. The applicant proposes to add 288 square feet to the second story. The second floor to ground floor ratio after the proposed addition will be 44.8% and the F.A.R. after the proposed addition will be 20.4 percent. DISCUSSION Visible Wall Heights: According to Section 19.28.060(G)(3) of the Zoning Ordinance, 50% of the total perimeter of second story walls shall not have exposed wall heights greater than six feet. The existing house has 70 percent exposed second story walls over six feet in height. The proposed addition reduces this percentage to 67.1 %, thereby, improving the nonconformity. Staff is in support of this exception since it is in keeping with the design of the existing house. Additionally the second story exposed walls are not visible from the street (as seen in the second photograph below) and are located at the rear of the house. The addition is also not visible by any of the neighbors due to the presence of large trees on the property. Area of addition 1,.,.,:1 . f.c::""",';;;;~,~';";;,::'~c":';;'lP:~""~ I EXISTING 3-1 July 7, 2005 R-2005-14 Page 2 013 Image is a digitized rendering of how the addition on the second story will affect the front elevation. On front elevation, second story wall heights are at 5'6". -', '~__...C-,-'-'_~___"'_'''''" ! \)~i>it ,': ,......~::.;.;.;~,.'ii,i;i; I PROPOSED I Findings for Exception Per Section 19.28.080 of the Rl Ordinance, the Design Review Committee may grant an exception based upon the following findings: A. That the literal enforcement of the provisions of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter. The purpose of the zoning ordinance section 19.28.060 (B)(2) & (G)(3) is to ensure that the second story will not be overly massive and that its apparent mass will not impact the neighborhood. In staff's opinion, the proposed project is consistent with the intent of the ordinance and is consistent with the existing design of the house. B. The granting of the exception will not result in a condition that is materially detrimental to the public health, safety, or welfare. The proposed project will have no negative impacts on the public health, safety and welfare. C. Least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. The proposed project is an addition to the second story on a property that already has 70 percent exposed second story walls over six feet in height. This addition lowers this percentage while allowing the applicant to make the addition. Thus, minimum variance from the prescribed regulations is required to accomplish the addition. D. The proposed exception will not result in significant impacts to neighboring properties. The proposed addition is not creating any visible second story exposed walls over 6' in height. The second story exposed walls over 6' are located to the rear and the sides of the house. Thus, the project will not result in significant impacts to neighboring properties. G.. IPlanninglDRClstaff rep\20051R -2005- J 4SR.dac 2 3-.;L July 7, 2005 Prepared by: Approved by: R-2005-14 Piu Ghosh, Assistant Planner Ciddy Wordell, City Planner Attachments: 1. Model Resolution 2. Plan Set G. IPlallllillglDRClstajJ repl20051R -2005-14SR.doc Page3of3 .o) /.<<' 'i ~" /_.-c'_~;, ( c.:--:::~~-cC":':</- 3 3-3 R-2005-14 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING EXCEPTIONS TO HAVE MORE THAN 50% OF SECOND STORY EXTERIOR WALLS HAVING VISIBLE HEIGHTS GREATER THAN 6 FEET IN ACCORDANCE WITH CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION II: PROTECT DESCRIPTION Application No.: Applicant! Owner: Location: R-2005-14 Safwat Malek (Klages Residence) 10488 Chace Drive SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for Exceptions to have more than 50% of the second story exterior walls have visible heights greater than six feet, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following exception findings can be met; 1. That the literal enforcement of the provisions of this will result in restrictions inconsistent with the spirit and intent of this title in that the proposed project is consistent with the spirit and intent of the zoning ordinance. In staff's opinion, the proposed project is consistent with the intent of the ordinance and is consistent with the existing design of the house. 2. The granting of the exception will not result in a condition that is materially detrimental to the public health, safety, or welfare. The proposed project should have no negative impacts on the public health, safety and welfare. 3. Least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. The proposed addition is alleviating the percentage of walls that are taller than 6 feet while allowing the applicant to add square footage to his home. 4. The proposed exception will not result in significant impacts to neighboring properties. The proposed addition is not creating any visible second story exposed walls over 6' in height. The second story exposed walls over 6' are 3-t Resolution No. Page 2 R-2005-14 July 7, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- located to the rear and the sides of the house. Thus, the project will not result in significant adverse visual impacts to neighboring properties. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application no. R-2003-13, is hereby approved; and That the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application R-2005-13 as set forth in the Minutes of the Design Review Committee Meeting of June 16,2005, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Proposed: Addition to Mr. And Mrs. Kalges Residence, 10488 Chace Drive, Cupertino, CA 95014" consisting of four sheets labeled: A-I - A-4 dated May 5, 2005 and submitted to the DRC on July 7, 2005, except as may be amended by conditions contained in this resolution. 2. PRIVACY PROTECTION PLANTING PLAN A detailed privacy-planting plan shall be submitted to the Planning Department for review and approval prior to issuance of the building permits. The plan shall be consistent with the privacy screening provisions in the Chapter 19.28 of the Zoning Ordinance. 3. 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 of Planning staff. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. 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. G: \Plallllillg\DRC\res \2005\R-2005-14 res.doc 3---5 Resolution No. Page 3 R-2005-14 July 7, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- PASSED AND ADOPTED this 7th day of July 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: Ciddy Wordell City Planner Lisa Giefer, Chairperson Design Review Committee G: IPlall1lillglDRC\res 12005 IR-2005-14 res. doc 3-(c R-2005-14 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 217 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING EXCEPTIONS TO HAVE MORE THAN 50% OF SECOND STORY EXTERIOR WALLS HAVING VISIBLE HEIGHTS GREATER THAN 6 FEET IN ACCORDANCE WITH CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION II: PROTECT DESCRIPTION Application No.: Applicant/ Owner: Location: R-2005-14 Safwat Malek (Klages Residence) 10488 Chace Drive SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for Exceptions to have more than 50% of the second story exterior walls have visible heights greater than six feet, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following exception findings can be met; 1. That the literal enforcement of the provisions of this will result in restrictions inconsistent with the spirit and intent of this title in that the proposed project is consistent with the spirit and intent of the zoning ordinance. In staff's opinion, the proposed project is consistent with the intent of the ordinance and is consistent with the existing design of the house. 2. The granting of the exception will not result in a condition that is materially detrimental to the public health, safety, or welfare. The proposed project should have no negative impacts on the public health, safety and welfare. 3. Least modification of the prescribed regulations and the minimum variance that will accomplish the purpose. The proposed addition is alleviating the percentage of walls that are taller than 6 feet while allowing the applicant to add square footage to his home. 4. The proposed exception will not result in significant impacts to neighboring properties. The proposed addition is not creating any visible second story exposed walls over 6' in height. The second story exposed walls over 6' are Resolution No. 217 Page 2 R-2005-14 July 7, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- located to the rear and the sides of the house. Thus, the project will not result in significant adverse visual impacts to neighboring properties. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application no. R-2005-14, is hereby approved; and That the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application R-2005-14 as set forth in the Minutes of the Design Review Committee Meeting of July 7, 2005, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Proposed: Addition to Mr. And Mrs. Kalges Residence, 10488 Chace Drive, Cupertino, CA 95014" consisting of four sheets labeled: A-I - A-4 dated May 5, 2005 and submitted to the DRC on July 7, 2005, except as may be amended by conditions contained in this resolution. 2. PRIVACY PROTECTION PLANTING PLAN A detailed privacy-planting plan shall be submitted to the Planning Department for review and approval prior to issuance of the building permits. The plan shall be consistent with the privacy screening provisions in the Chapter 19.28 of the Zoning Ordinance. 3. 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 of Planning staff. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. 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. G: \Planning\DRC\res \2005 \R-2005-14 res.doc Resolution No. 217 Page 3 R-2005-14 July 7, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- PASSED AND ADOPTED this 7th day of July 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 Wong and Acting Chairperson Giefer COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Chairperson Miller ATTEST: APPROVED: I sl Steve Piasecki Steve Piasecki Community Development Director I sl Lisa Giefer Lisa Giefer, Acting Chairperson Design Review Committee G: IPlanninglDRClres 12005IR-2005-14 res.dac \u -i- ..O-.~v \ '0 \ .'" '0 '" \ .'" 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" " " ) o A Z V _.~.::, ~ c~ I (ij I l~- 30N301&3b1 530'....>1 , ~ . f- III ~ W z o f- ~ > W J W " , , o . .' . \ " .' .\./i .ts'1. i?; .~ UI "" ,A ~ ;.9j tl~ r:1" "' v, I ~ u' " ," ,v o z , I , " > o ..-..l'h6 ..~,i~+Aj; ~ MI ~ I; ~ I i 0 Z . , I ~ . i " v~ I ~ ....,.,.r'''(! !!~ ~~ ~..,. ~" ------- '. ~ " ~!~--.::::::- . --- ----- a~ ,'.q1-' ..' .L-,Ol SNOI.L'7^3--' ., , ( " " o ~ ~ ~ ~ ~ ~ ~ ~ .': & 0 .... ,gc; t ~ ;::~.1; ~ ~ -<i. :ltl~ ~ ~ ...- ow'" ",.. 0 ~~;:-::- ~ .t o~gg.!, Q - ;; .'e- ._ 0 ~ ~ U, ~' , " z og cr" _ z >'" z~ Lel Z , o 'I' - 0 o , o. , , A ~ " , J o I ^ " V ^ " V I U , , , o , , o o , " , , I , > m ~ z o ~ 5 w ~ ~ ~ To: From: Subject: Location: Design Review Committee Gary Chao, Associate Planner Application: R-2005-17, RM-2005-15 10455 Byrne Avenue Date: July 7, 2005 Project Description: Residential design review for a new two-story 2,700 square foot residence and an exception for 5-foot side yard setbacks and a minor residential permit for a second story deck. RECOMMENDATION: Staff recommends that the Design Review Committee approve R-2005-17 and RM-2005-15 subject to the model resolution. BACKGROUND The applicant is proposing a new 2,700 square foot two story residence on a 6,000 square foot property located at 10455 Byrne Avenue. The project is maximizing the second floor to ground floor ratio (45%) and the allowable total floor area ratio (45% FAR). DISCUSSION Side Yard Setback: According to Section 19.28.060 D (2) of the Zoning Ordinance, ground floor side yard setbacks must be a combination of 15 feet with a minimum of five feet on one side. Currently, the ordinance only allows properties located in the Rl-5 district to have a minimum of five-foot side yard setbacks on both sides. The intent of this rule is to require more side setbacks on larger and wider lots with bigger homes while smaller and narrower lots may have less side yard setbacks, allowing more flexibility to construct a reasonable and balanced floor plan. Under the previous Rl Ordinance (prior to March 1, 2005), lots 6,000 square feet or less in size and 60 feet or less in width were allowed five-foot side yard setbacks on both sides. The project lot fits this parameter and would have been permitted without a side yard exception. Although this default allowance no longer exist under the new Rl Ordinance, the Design Review Committee still has the ability to approve an exception to allow the five-foot side yard setbacks on small and narrow lots. The proposed lot is small (6,000 square feet) and extremely narrow (50 feet wide). The applicant is requesting the five-foot side yard exception only along the first half of the right side of the house in order to satisfy the two-car garage requirement and still have enough building area to balance the front elevation. Staff supports the exception and recommends the Committee's approval. -?- I July 7, 2005 R-2005-17, RM-2005-15 Page 2 013 Findings for Exception Per Section 19.28.110 (D) (2) of the R1 Ordinance, the Design Review Committee may grant an exception based upon the following findings: A. The literal enforcement of the provisions of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter. In staff's opinion, the proposed project is consistent with the intent of the ordinance and will not impact the neighborhood. The five-foot side yard setback is appropriate in order to allow for a functional floor plan and a balanced front elevation on an extremely narrow lot. B. The proposed development will not be injurious to property or improvements in the area, nor be detrimental to the public safety, health and welfare. The proposed project should not have negative impacts on the public health, safety and welfare. C. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose. The applicant is requesting the five-foot side yard exception only along the first half of the right side of the house in order to satisfy the two-car garage requirement and still have enough building area to balance the front elevation. D. The proposed exception will not result in significant visual impact as viewed from abutting properties. The proposed project does not have significant negative visual impacts as viewed from the abutting properties. Neighbor Concerns Staff received informal verbal comments from a neighbor that the proposed house size and the second story ratio are not appropriate for the neighborhood. In addition, the adjacent neighbor located at 10465 Byrne Avenue stated that the proposed project setbacks and second floor would negatively impact his house in terms of privacy intrusion and shadows. No formal letters of concern have been submitted to the City regarding this project. Staff response: The project is within the ordinance in terms of the floor area ratio, lot coverage and the second floor to ground floor ratio. The proposed second floor is placed near the center of the parcel and has ample second story setbacks from all sides. In addition, the second story walls are well articulated and there will not be any second story bedroom windows facing the adjacent 2 5-;t, July 7, 2005 R-2oo5-17, RM-2005-15 Page 3 of 3 of privacy complainant's property (10465 Byrne Avenue), eliminating any possibilities intrusion. As a comparison, the proposed two-story house is approximately 2,700 square feet while the adjacent single story house (10465 Byrne Avenue) is approximately 2,696 square feet in size. Currently, there are no provisions in the ordinance that requires the applicant to address shadow impacts or privacy issues from ground floor living areaa. Second Story Deck: As part of this project, the applicant also proposes a second story deck along the front elevation. The deck is well designed and hidden by the single story roof below. Privacy screening trees will be required to screen any potential views into the neighbor's property. The privacy protection plan will be submitted at the meeting. Prepared by: Approved by: Gary Chao, Associate Planner Ciddy Wordell, City Planner /1",. '-,-(~I..--dA.! 'r^ (~/C'-L--( C/.(' Attachments: 1. Model Resolution 2. Plan Set 3 5,:' R-2005-17, RM-2005-15 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A RESIDENTIAL DESIGN REVIEW FOR A NEW 2,700 SQUARE FOOT RESIDENCE AND AN EXCEPTION FOR FIVE-FOOT SIDE YARD SETBACKS AND A MINOR RESIDENTIAL PERMIT FOR A SECOND STORY DECK IN ACCORDANCE WITH CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION II: PROTECT DESCRIPTION Application No.: Applicant/ Owner: Location: R-2005-17, RM-2005-15 Sesharao Patchipala 10455 Byrne Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a new two-story 2,700 square foot residence and an exceptions for five- foot side yard setbacks and a minor residential permit for a second story deck, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following exception and second story deck findings can be met; 1. That the literal enforcement of the provisions of this will result in restrictions inconsistent with the spirit and intent of this title in that the proposed project is consistent with the spirit and intent of the zoning ordinance and will not impact the neighborhood. 2. The granting of the exception will not result in a condition that is materially detrimental to the public health, safety, or welfare. 3. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose. 5-4 Resolution No. Page 2 R-2005-17, RM-2005-15 July 7, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. 5. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. 6. The granting of the permit will not result in a condition that is detrimental or injurious to the property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. 7. The proposed project is harmonious in scale and design with the general neighborhood. 8. Adverse visual impacts on adjoining properties have been reasonably mitigated. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the applications no. R-2005-17 and RM-2005-15, are hereby approved; and That the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Applications R-2005-17 and RM-2005-15 as set forth in the Minutes of the Design Review Committee Meeting of July 7, 2005, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Patchilpala Residence, 10455 Byrne Avenue, Cupertino, CA" Consisting of three sheets labeled: A-I - A-3 dated June 28, 2005, except as may be amended by conditions contained in this resolution. 2. PRIVACY PROTECTION PLANTING The applicant/ property owner shall plant City approved privacy protection screen trees/shrubs along the southeast and northeast property lines to properly screen the two second story decks proposed along the rear elevation of the house. Revised landscaping plan shall be submitted to the Planning Department for review and approval prior to issuance of building permits. 3. 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 of Planning staff. 5-5 Resolution No. Page 3 R-2005-17, RM-2005-15 July 7, 2005 ================================================================ Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 4. REVISIONS TO THE ELEVATION DRAWINGS The elevations must be revised to show correct project setback. The building envelope must be revised as well to be consistent with the Rl Ordinance. Revised plans shall be submitted to the Planning Department prior to issuance of building permits for approval. Any deviation from the Rl Ordinance will either invalidate this approval or require additional approval. 5. SECOND FLOOR SETBACK The second floor setbacks shall be consistent with the Rl Ordinance. The plans submitted to the Design Review Committee had a minor error on it that will need to be corrected with regards to the second floor setback surcharge. Revised plans shall be submitted to the Planning Department prior to issuance of building permits for review and approval. 4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. 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 7th day of July 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: Ciddy Wordell City Planner Marty Miller, Chairperson Design Review Committee 5-0 R-2005-17, RM-2005-15 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 216 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A RESIDENTIAL DESIGN REVIEW FOR A NEW 2,700 SQUARE FOOT RESIDENCE AND AN EXCEPTION FOR FIVE-FOOT SIDE YARD SETBACKS AND A MINOR RESIDENTIAL PERMIT FOR A SECOND STORY DECK IN ACCORDANCE WITH CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION II: PROTECT DESCRIPTION Application No.: Applicant/ Owner: Location: R-2005-17, RM-2005-15 Sesharao Patchipala 10455 Byrne Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a new two-story 2,700 square foot residence and an exceptions for five- foot side yard setbacks and a minor residential permit for a second story deck, as described in this Resolution; and WHEREAS, the Design Review Committee finds that the changes are beneficial and compatible with the surrounding area and the following exception and second story deck findings can be met; 1. That the literal enforcement of the provisions of this will result in restrictions inconsistent with the spirit and intent of this title in that the proposed project is consistent with the spirit and intent of the zoning ordinance and will not impact the neighborhood. 2. The granting of the exception will not result in a condition that is materially detrimental to the public health, safety, or welfare. 3. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose. Resolution No. 216 Page 2 R-200S-17, RM-200S-1S July 7, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. 5. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. 6. The granting of the permit will not result in a condition that is detrimental or injurious to the property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. 7. The proposed project is harmonious in scale and design with the general neighborhood. 8. Adverse visual impacts on adjoining properties have been reasonably mitigated. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the applications no. R-2005-17 and RM-2005-15, are hereby approved; and That the sub conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Applications R-2005-17 and RM-2005-15 as set forth in the Minutes of the Design Review Committee Meeting of July 7, 2005, and are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on a plan set entitled: "Patchipala Residence, 10455 Byrne Avenue, Cupertino, CA" Consisting of three sheets labeled: A-I - A-3 dated June 28, 2005, except as may be amended by conditions contained in this resolution. 2. PRIVACY PROTECTION PLANTING The applicant/property owner shall plant City approved privacy protection screen trees/shrubs along the southeast and northeast property lines to properly screen the two second story decks proposed along the rear elevation of the house. Revised landscaping plan shall be submitted to the Planning Department for review and approval prior to issuance of building permits. 3. 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 of Planning staff. Resolution No. 216 Page 3 R-2005-17, RM-2005-15 July 7, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 4. REVISIONS TO THE ELEVATION DRAWINGS The elevations must be revised to show correct project setback. The building envelope must be revised as well to be consistent with the Rl Ordinance. Revised plans shall be submitted to the Planning Department prior to issuance of building permits for approval. Any deviation from the Rl Ordinance will either invalidate this approval or require additional approval. 5. BATHROOM WINDOW The second story bathroom window facing south shall be frosted or obscured. 6. GARAGE DIMENSION The minimum interior garage clear shall be 20 feet by 20 feet (measured from interior walls). 7. SECOND FLOOR SETBACK The second floor setbacks shall be consistent with the Rl Ordinance. The plans submitted to the Design Review Committee had a minor error on it that will need to be corrected with regards to the second floor setback surcharge. Revised plans shall be submitted to the Planning Department prior to issuance of building permits for review and approval. 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 7th day of July 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 Wong and Acting Chairperson Giefer COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: Chairperson Miller Resolution No. 216 Page 4 R-2005-17, RM-2005-15 July 7, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- ATTEST: APPROVED: /s/ Steve Piasecki Steve Piasecki Community Development Director / s/ Lisa Giefer Lisa Giefer, Acting Chairperson Design Review Committee l=~ 101d-133HS SrXtrZ ./'1 t't " ':!:: '2::' 0 C ,( e C , of U'.{l '.f'?8 /I rp-,J 'Jt; --- 1 i I ~ ~ ~ ....... i8 l:! ~!. I . 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