Loading...
R-2021-006, RM-2021-004 Action Letter CITY OF COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY HALL 10300 TORRE AVENUE • CUPERTINO, CA 95014-3255 TELEPHONE: (408) 777-3308 • FAX: (408) 777-3333 CUPERTINO CUPERTINO.ORG July 20, 2021 Henry Yeung 1208 Vincente St San Francisco, CA 94116 SUBJECT: RESIDENTIAL DESIGN REVIEW PERMIT AND MINOR RESIDENTIAL PERMIT ACTION LETTER—Application R-2021-006, RM-2021-004 This letter confirms the decision of the Director of Community Development, given on July 20, 2021 approving a Residential Design Review Permit (R-2021-006) to allow for a new 2,700 square-foot two-story residence with a second-story setback less than 15' and an attached 772 square-foot attached accessory dwelling unit; and a Minor Residential Permit (RM-2021-004) to allow for a second-story balcony located at 830 Betlin Avenue, with the following conditions: 1. APPROVED EXHIBITS The approval is based on a plan set entitled "830 Betlin Avenue", consisting of 26 sheets labeled "A1.0, A1.1, A1.2, A2.0, A2.1,A2.2, A2.3,A2.4, A2.5,A2.6, A2.7,A3.0, A3.1, A3.2, A4.0, A4.1, G1.0, L0.1, L0.2, L1.0, L2.0, L3.0, L3.1, L3.2, P1.0, P1.1," except as may be amended by conditions in this resolution. 2. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the building plans. 3. ACCURACY OF THE PROTECT PLANS The applicant/property owner is responsible to verify all pertinent property data including but not limited to property boundary locations, building setbacks, property size, building square footage, any relevant easements and/or construction records. Any misrepresentation of property data may invalidate this approval and may require additional review. 4. BALCONY WALL/RAILING In response to the public comment received for the project, the property owner/applicant has agreed to replace the glass wall/railing for the second-story balcony with a material that provides additional privacy mitigation,such as a stucco pony wall and/or railing.The 830 Betlin Avenue Page 2 of 9 R-2021-006,RM-2021-004 balcony wall/railing shall be compatible and appropriate with the approved design and color palette of the residence. The final balcony wall/railing material shall be reviewed and approved by the Planning Division prior to building permit issuance. 5. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the Public Works Confirmation form dated September 10, 2020, including, but not limited to, dedications, easements, off-site improvements,undergrounding of utilities, all necessary agreements, and utility installations/relocations as deemed necessary by the Director of Public Works and required for public health and safety.The Public Works Confirmation is a preliminary review and is not an exhaustive review of the subject development. Additional requirements may be established and implemented during the construction permitting process. The project construction plans shall address these requirements with the construction permit submittal, and all required improvements shall be completed to the satisfaction of the Director of Public Works prior to final occupancy. 6. 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 Community Development Department. 7. DUST CONTROL The following construction practices shall be implemented during all phases of construction for the proposed project to prevent visible dust emissions from leaving the site: a) Water all exposed surfaces areas (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) at least twice daily and more often during windy periods to prevent visible dust from leaving the site; active areas adjacent to windy periods; active areas adjacent to existing land uses shall be kept damp at all times, or shall be treated with non-toxic stabilizers or dust palliatives. b) All haul trucks transporting soil, sand, or other loose material off-site shall be covered. c) All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. d) All vehicle speeds on unpaved roads shall be limited to 15 mph. e) All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f) Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. 830 Betlin Avenue Page 3 of 9 R-2021-006,RM-2021-004 g) All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h) Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. i) The applicant shall incorporate the City's construction best management practices into the building permit plan set. 8. EXTERIOR BUILDING MATERIALS/TREATMENTS The final building exterior plan shall closely resemble the details shown on the original approved plans. Final building exterior treatment plan (including but not limited to details on exterior color, materials, architectural treatments, doors, windows, lighting fixtures, and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits to ensure quality and consistency. Any exterior changes determined to be substantial by the Director of Community Development shall either require a modification to this permit or a new permit based on the extent of the change. 9. FENCES The location of all fences on the site shall be indicated on building permit plans, comply with Chapter 19.48,Fences, of the Cupertino Municipal Code, and must be reviewed and approved prior to issuance of building permits. 10. FRONT YARD TREE The applicant shall indicate on site and landscape plans the location of a front yard tree to be located within the front yard setback area in order to screen the massing of the second story.The front yard tree shall be a minimum 24-inch box and 6 feet planted height and otherwise be consistent with the City's requirements. 11. FRONT YARD TREE COVENANT The property owner shall record a covenant on this property with the Santa Clara County Recorder's Office that requires the retention and maintenance of the required front yard tree. 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. 12. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS a) All grading activities shall be limited to the dry season (April 15 to October 1), unless permitted otherwise by the Director of Public works. b) Construction hours and noise limits shall be compliant with all requirements of Chapter 10.48 of the Cupertino Municipal Code. c) Grading, street construction, underground utility and demolition hours for work done more than 750 feet away from residential areas shall be limited to Monday 830 Betlin Avenue Page 4 of 9 R-2021-006,RM-2021-004 through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Grading, street construction, demolition or underground utility work within 750 feet of residential areas shall not occur on Saturdays, Sundays, holidays, and during the nighttime period as defined in Section 10.48.053(b) of the Municipal Code. d) Construction activities shall be limited to Monday through Friday,7 a.m.to 8 p.m. and Saturday and Sunday,9 a.m.to 6 p.m. Construction activities are not allowed on holidays as defined in Chapter 10.48 of the Municipal Code. Night time construction is allowed if compliant with nighttime standards of Section 10.48 of the Cupertino Municipal Code. e) Rules and regulations pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of an applicant appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. f) The applicant shall be responsible for educating all contractors and subcontractors of said construction restrictions. The applicant shall comply with the above grading and construction hours and noise limit requirements unless otherwise indicated. 13. LANDSCAPE PROTECT SUBMITTAL Prior to issuance of building permits, the applicant shall submit a full Landscape Documentation Package, per sections 14.15.050 A, B, C, and D of the Landscape Ordinance, for projects with landscape area 500 square feet or more or elect to submit a Prescriptive Compliance Application per sections 14.15.040 A, B, and C for projects with landscape area between 500 square feet and 2,500 square feet. The Landscape Documentation Package or Prescriptive Compliance Application shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits, and additional requirements per sections 14.15.040 D, E, F, and G or 14.15.050 E, F, G, H, and I will be required to be reviewed and approved prior to final inspections. 14. PRIVACY PLANTING The final privacy planting plan shall be reviewed and approved by the Planning Division prior to issuance of building permits. The variety, size, and planting distance shall be consistent with the City's requirements. 15. 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 consistent with the R-1 Ordinance, for all windows with views into neighboring yards and a sill height that is 5 feet or less from the second story finished floor. 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. 830 Betlin Avenue Page 5 of 9 R-2021-006,RM-2021-004 16. INDEMNIFICATION As part of the application,to the fullest extent permitted by law,the applicant shall agree to indemnify, defend with the attorneys of the City's choice, and hold harmless the City, its City Council, and its officers, employees, and agents (collectively, the "indemnified parties") from and against any liability, claim, action, cause of action, suit, damages, judgment, lien, levy, or proceeding (collectively referred to as "proceeding") brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant related to any Ordinance, Resolution, or action approving the project, the related entitlements, environmental review documents, finding or determinations, or any other permit or approval authorized for the project. The indemnification shall include but not be limited to damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys' fees, and other costs, liabilities, and expenses incurred in connection with such proceeding whether incurred by the Applicant, the City, or the parties initiating or bringing such proceeding. The applicant shall agree to (without limitation) reimburse the City its actual attorneys' fees and costs incurred in defense of the litigation. Such attorneys' fees and costs shall include amounts paid to the City's outside counsel and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. The applicant shall likewise agree to indemnify, defend, and hold harmless the indemnified parties from and against any damages, attorneys' fees, or costs awards, including attorneys' fees awarded under Code of Civil Procedure section 1021.5, assessed or awarded against the indemnified parties. The Applicant shall cooperate with the City to enter a Reimbursement Agreement to govern any such reimbursement. The Applicant shall agree to (without limitation) reimburse the City for all costs incurred in additional investigation or study of, or for supplementing, redrafting, revising, or amending, any document (such as an Environmental Impact Report, negative declaration, specific plan, or general plan amendment)if made necessary by proceedings challenging the project approvals and related environmental review, if the applicant desires to continue to pursue the project. The Applicant shall agree that the City shall have no liability to the Applicant for business interruption, punitive, speculative, or consequential damages. 17. 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 830 Betlin Avenue Page 6 of 9 R-2021-006,RM-2021-004 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. Please note that if this permit is not vested within a year,it shall expire on July 20,2022. Staff received following public comments from an adjacent property owner (staff's response is in italics): • Comment: The second-story balcony spans nearly the entire width of the second floor and is quite large compared to other balconies in the neighborhood. Additionally, the balcony is open and may have more privacy impacts due to the proposed glass railing. The commenting property owner requested for the balcony to be reduced in size in order to make the balcony more compatible with the neighborhood; and to replace the glass railing with a less intrusive option, such as stucco walls. Staff recorded the public comment, shared the comment with the subject property owners/applicant,and responded to the commenter. While the subject property owners are unable to reduce the size of the balcony in order for the space to be accessible from both rear second-story bedrooms, they are willing to revise the glass balcony wall with a material that is less intrusive,such as a stucco pony wall and/or railing. This change has been added as a condition of approval for the project. The revised balcony wall/railing shall be compatible with the approved design and be reviewed and approved by the Planning Division prior to building permit issuance. Staff also informed the commenter that as proposed, the second-story balcony complies with the regulations of the Single-Family Residential(R-1) Ordinance(Chapter 19.28 of the Cupertino Municipal Code)for rear and side-yard setbacks. The R-1 Ordinance does not regulate the square footage or size of unenclosed balconies, as long as they meet the minimum setback requirements.Additionally,per the conditions of approval, the project shall adhere to the privacy screening regulations of the R-1 Ordinance by installing City-approved privacy screening plantings within the viewshed of the balcony prior to final occupancy. Required privacy screening plantings are considered protected trees by the Protected Trees Ordinance (Chapter 14.18 of the Cupertino Municipal Code)and are protected as such through a covenant recorded with the Santa Clara County Recorder's Office prior to final occupancy. • Comment: The existing fence located along the shared property line between 830 Betlin and 838 Betlin is approximately 5'-6" in height. The commenting property owner requested that the fence height be increased to 8' along the shared property line to provide additional privacy mitigation. 830 Betlin Avenue Page 7 of 9 R-2021-006,RM-2021-004 Staff recorded the public comment, shared the comment with the subject property owners/applicant, and responded to the commenter. The subject property owners have indicated that they are amenable to increasing the fence height to 8' along the shared property line. Per the conditions of approval, fences shall adhere to the Fence Ordinance (Chapter 19.48 of the Cupertino Municipal Code). The Fence Ordinance allows for fences of up to 8'in areas where a 6'fence is allowed, subject to a building permit and receipt of a Fence Approval form signed by the affected property owner(s). Both property owners have been made aware that fences are a civil matter and should coordinate with one another accordingly. • Comment: The commenting property owner requested confirmation that the south-facing windows are fixed and obscured. Staff recorded the public comment, shared the comment with the subject property owners/applicant, and responded to the commenter. Staff informed the commenting property owner that the second-story windows on the south elevation are proposed as obscured and non-operable (e.g.,fixed), and therefore exempt from privacy plantings per the Single-Family Residential (R-1) Ordinance (Chapter 19.28 of the Cupertino Municipal Code).As a condition of approval, the project shall comply with the privacy protection requirements of the R-1 Ordinance. • Comment: The commenting property owner requested that the context map for the existing site plan (A1.1) and proposed site plan (A1.2) is revised to accurately show the current layout of the existing residence to the south, located at 838 Betlin Avenue. Staff recorded the public comment, shared the comment with the subject property owners/applicant,and responded to the commenter. The applicant/property owner has agreed to update the context map prior to building permit submittal. Staff has made all the findings that are required for approval of a Residential Design Review Permit and a Minor Residential Permit as required and no additional conditions were placed as a condition for approval by Cupertino's Municipal Code, Chapter 19.28.140 (A) and (C). 1. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. The proposed project is consistent with the General Plan as the project is within the Low Density land use area. There are no applicable specific plans that affect the project. The project has been found to be consistent with the requirements of Cupertino Municipal Code Chapter 19.28 Single Family(R-1) Residential. 830 Betlin Avenue Page 8 of 9 R-2021-006,RM-2021-004 2. The granting of the permit will not result in a condition that is detrimental or injurious to property improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. The granting of the permit will not result in a condition that is detrimental or injurious to property improvements in the vicinity, and will not be detrimental to the public health, safety or welfare as the projects is located within the R1-6 (Single Family Residential) zoning district, and will be compatible with the surrounding uses of the neighborhood. 3. The proposed project is harmonious in scale and design with the general neighborhood. The proposed project is located in a residential area consisting of single-family homes. The proposed project maintains the single-family home scale found compatible with the general neighborhood. 4. The project is consistent with the two-story design principles and generally consistent with the single-family residential design guidelines. The proposed project is consistent with the two-story design principles as well as the single-family residential design guidelines through the identification of an architectural style and incorporation of fagade articulation, high quality materials, and appropriate design features. 5. Adverse visual impacts on adjoining properties have been reasonably mitigated. Any potential adverse impacts on adjoining properties have been reasonably mitigated through the privacy protection plantings and the installation of a front-yard tree as required by the R-1 Ordinance. Also, please note that an appeal of this decision can be made within fourteen (14) calendar days from the date of this letter(Tuesday,August 3,2021 at 5:00 p.m.). If this happens,you will be notified of a public hearing,which will be scheduled before the Planning Commission. Please find a copy of the appeal form attached for your convenience and to ensure your health and safety during the COVID pandemic (also available online at: www.cul2ertino.org/121anningforms.) The completed appeal form and filing fee must be received by the deadline to appeal and may be submitted in one of the following ways: 1. Preferred:Email the completed form to cityclerk@cupertino.org and call(408) 777-3223 between 7:30AM-5:30PM (M-Th) and 7:30AM-4:30PM(F) to arrange for payment by credit card. 2. Other options: a. Mail the completed form and a check in the amount of$325 to Attn: City Clerk, City of Cupertino, 10300 Torre Avenue, CA 95014. b. Obtain an appointment to file the appeal by contacting the City Clerk by email or phone (see contact information above). Please contact the City Clerk's office for additional guidance and instructions on how to file. 830 Betlin Avenue Page 9 of 9 R-2021-006,RM-2021-004 Sincerely, C Erika Poveda Associate Planner City of Cupertino Enclosures: Approved Plan Set CC: Tan Tseng,830 Betlin Avenue,Cupertino,CA 95014 Guilin and Su Chen,838 Betlin Avenue, Cupertino,CA 95014