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DRC Summary 102005 City of Cupertino 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council Members Planning Commissioners From: Steve Piasecki, Director of Community Development Date: October 24, 2005 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE October 20, 2005. Chapter 19.136 of the Cupertino Municipal code provides for A eal of decisions made b the Desi Review Committee 1. Application R-2005-35; David Wong (Siripole residence), 884 S. Blaney Ave Description Residential Design Review for an exception to have 5-foot sideyard setbacks to construct a new 2,698 square foot single story residence Action The Design Review Committee approved the application on a 2-0 vote to change the side setbacks to 6-feet. This is effective October 20, 2005. The fourteen- calendar day appeal will expire on November 3, 2005. Enclosures: Design Review Committee Report of October 20, 2005 Resolution No. 225 Approved Plan Set G:planning/Drc/102005 summary/etter.doc To: From: Subject: Location: Design Review Committee Gary Chao, Associate Planner Application: R-2005-35 884 S. Blaney Ave. Date: October 20, 2005 PROJECT DESCRIPTION Residential design review for an exception to have 5-foot side yard setbacks to construct a new 2,698 square foot single-story residence. RECOMMENDATION Staff recommends that the Design Review Committee approve R-2005-35 subject to the model resolution. BACKGROUND The Committee considered this item on October 6, 2005 and directed staff to research the side yard setback of adjacent homes. DISCUSSION Setback Comparison: Please refer to the following aerial diagram for a comparison of the side yard setbacks of the adjacent homes. 868 and 876 are newer developments. Staff was not able to find similar side yard exception approvals in the immediate neighborhood. October 20, 2005 R-2oo5-35 Page2ol2 Exception Justification: Based on the size and the width of the lot, the project would have been permitted without a side yard exception under the previous R1 Ordinance (prior to March 1, 2005). Although this default allowance no longer exist under the new R1 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 intent of the exception is to allow 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 floor plan and a balanced front elevation. Staff supports the exception and recommends the Committee's approval. Attachments: 1. DRC Staff report, October 6, 2005 Gary Chao, Associate Planner Ciddy Wordell, City Planner cg~r C,w. Prepared by: Approved by: 2 To: From: Subject: Location: Design Review Committee Alex Stanford, Planning Department Application: R-2005-35 884 S. Blaney Ave. Date: October 6, 2005 Proiect Description: Residential design review for an exception to have 5-foot side yard setbacks to construct a new 2,698 square foot single-story residence. RECOMMENDATION: Staff recommends that the Design Review Committee approve R-2005-35 subject to the model resolution. BACKGROUND The applicant is proposing a new 2,698 square foot single-story residence on a 5,985 square foot property located at 884 S. Blaney Ave. The project is maximizing 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. This property is in the Rl-6 zoning district. 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. The Design Review Committee 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 (5,985 square feet) and narrow (57 feet wide). The applicant is requesting the five-foot side yard exception 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. October 6, 2005 R-2oo5-35 Page 2 of 2 Findinl!.s 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. 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 in order to satisfy the two-car garage requirement and still have enough building area to balance the front elevation. Prepared by: Approved by: Alex Stanford, Planning Department Ciddy Wordell, City Planner Attachments: 1. Model Resolution 2. Photos of adjacent properties 3. Plan Set 2 R-2005-35 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 2,698 SQUARE FOOT RESIDENCE AND AN EXCEPTION FOR FIVE-FOOT SIDE YARD SETBACKS IN ACCORDANCE WITH CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION II: PROTECT DESCRIPTION Application No.: Applicant! Owner: Location: R-2005-35 Chaiyar Siripoke 884 S. Blaney Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a new single-story 2,698 square foot residence and an exception for five- foot side yard setbacks, 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 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. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. Resolution No. Page 2 R-2005-35 October 6, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- 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, application no. R-2005-35, 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-2005-35 as set forth in the Minutes of the Design Review Committee Meeting of October 6, 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: "Siripoke's New Custom Home, 884 S. Blaney Avenue, Cupertino, CA 95014" Consisting of four sheets labeled: A-I - A-4 dated September 8, 2005, except as may be amended by conditions contained 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. Resolution No. Page 3 R-2005-35 October 6, 2005 ---------------------------------------------------------------- ---------------------------------------------------------------- PASSED AND ADOPTED this 6th day of October 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: Steve Piasecki Community Development Director Marty Miller, Chairperson Design Review Committee R-2005-35 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 225 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A RESIDENTIAL DESIGN REVIEW FOR A NEW 2,698 SQUARE FOOT RESIDENCE AND AN EXCEPTION FOR SIX-FOOT SIDE YARD SETBACKS IN ACCORDANCE WITH CHAPTER 19.28 OF THE CUPERTINO MUNICIPAL CODE. SECTION II: PROJECT DESCRIPTION Application No.: Applicant! Owner: Location: R-2005-35 Chaiyar Siripoke 884 S. Blaney Avenue SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for a new single-story 2,698 square foot residence and an exception for six- foot side yard setbacks, 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 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. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. f\ 1'I.T"-V·T'T,-.T'"'""pT"T'T:"r T""I.T'r·'\..rr~^'.'lr'...TC' I~I'I""~~' A·.·T............'..... ....'.'. ..... .·..r.. '..."r.......' Resolution No. Page 2 R-2005-35 October 20,2005 ================================================================ 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, application no. R-2005-35, 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-2005-35 as set forth in the Minutes of the Design Review Committee Meeting of October 20,2005, 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: "Siripoke's New Custom Home, 884 S. Blaney Avenue, Cupertino, CA 95014" Consisting of four sheets labeled: A-I - A-4 dated September 8, 2005, except as may be amended by conditions contained in this resolution. 2. SIDEY ARD SETBACKS The applicant! owner shall maintain the side yard setback of the existing house at 6 feet minimum on both sides. Revised plans reflecting this change shall be submitted to the Planning Department for review and approval prior to issuance of building permits. 3. 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 Resolution No. Page 3 R-2005-35 October 20,2005 ================================================================ fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 20th day of October 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, Chaiperson Miller COMMISSIONERS: COMMISSIONERS: COMMISSIONERS: ATTEST: APPROVED: Is/Ciddv Wordell Ciddy Wordell City Planner Isl Martv Miller Marty Miller, Chairperson Design Review Committee ORC Signatu .- - -- - " -¡r¡6HliiiüÆC -'-'- ì I I " I -------. I ~ I I ~ æ I I F1 4? --rl--- rt - ----- ------ ~ :- ---l ~I I I I I I I I I I I l..-D~~o~'~HJEl1.:..S!.~y_~~ I I I I I I !f!loMN. 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MD2.fJI\bW-.GE CMHP1G.IFAYUIH.,ILIIJNDRI''IIA ill ~ o I ~ o tñ ::J Ü s: ill Z ({) UJ ~ o CL CI: ¡¡j ~~ ~§ ;'Oil w _ zQ ~~ '" ui~ :liB u APPROVALe. - CRC ?<>ðr -- $J "-1Iion Number ?{) .~ ~ ~ 'I> Á B ~ " - CONGo P CONGo PAD M M ~ o IELECT METER - r-------- ----, Î---------------~ I I I I I I I I I I I I I I I MBR I F I I I +9'-6'ClG. I I 15'9)( 14'9 I I I +9'-6"CLG I I I I I I I I L-.___________..J ---------------~ ~ = I 0 DW BR2 K 1'6x10' +8'.tJ'CLG '" o GAS METER - '" ~ D +8'-6"CLG. " '" ~ BR4 Á BR3 11'3x 10' 1'8)(11'3 - - - ] ~ -~ ,: 2-CAR GARAGE = ~ 20'x20'6 = - r------------ì I I I I I LIVING I BR5 I GAS .P. I 16'4)( 12'8 I 9'x 10'4 I +9'-6'ClG. I I I L____________..J CONe ~ , - PI'D ~ , , . ~ 9'·10' - B FLOOR PLAN EB SCALE: 1/4'=1'-0' NORTH "'""'"' '" - - - - " - - " - - '" David Wong -" 9!18M_Do'M! Sor1Jœ:,CAIIO'OO 'OHm·~~ W ~ 0 I ~ 0 ",p: tñ ~~ :J <<5 u ~ - ~ %0 ~~ c: Z ui"' "- en ~a ÜJ ~ 0 CL æ (jj " 9I8;\)5 ~..""'" AS SHOIIYN -~. 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J , SOUTH ELEVATION SCALE: 1 14"= 1 '-()' NEW CONGo TIlE ROOF'G REVISI();\s "' - - - - - - - - III David Wong -, gr,eM_CIr>Jo Slw>Jooç,CAæ.I;,) .œ.w/-?~ Signature CRC APPROVAL - NEW CONG TILE R(XJPG ~TH'G.oI112'CDXPl'\'\W o.2x RAFTERS "-I" ~ , , f>fIOViDE ATTIC VENT 12 1/1SQQFATT1CAFlEA , ... 3-1/2r-: PER UBC 1505.3 ... :r - - - - 'f ~ ~ ~ ~" ,- ,.. - - - ~ '.0 - - - 18'C~ - - - ~ PAOVlDESUBFLR.VENT I 1/150 OF FL.\REA PERUBC223117 SECTION A-A SCALE: 1/4"=1'-(Y' ..... NEWCONC TILEROOf'G ~ , ofSHEATH'G.o/1fZCDXPLY'M) , ol2~RAFTERS r: " PROViDE A TIle VENT 12 1/1500fATTlCAAEA J-1/,2 r-:: PER UBC 15OQ.3 .... - - - - r-:Q<c 0 : : ,- .\Ir1..SP...CE ~ PROVIDE SU8FlR. VENT 1/1SQOF FLAAEA F'ERUBG22317.1 SECTION B-B SCALE: 1/4"=1'-0" REVISIONS " - - - - - - - - - - - - - - t David Wong Qasign 96SM_DrNt 5a1Jœc.ç~ 1Ihl?O '(~.\1II1·P730 W ~ 0 I ~ "j;< f- ~g¡ Cf) ::J <ëJ Ü ~ - ~ "0 ~¡:: '" Z "'~ Cf) ia Cu ð c.. a: ëñ .,.,. 9/"" <C...... AS 5HOV\oN ""'''''''' DW ~ - A-4