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PC Summary 06-10-08 City of Cupertino 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council Members From: Steve Piasecki, Director of Community Development Date: June 16, 2008 Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE June 10, 2008 Chapter 19.32 of the Cupertino Municipal code provides for appeal of decisions made by the Planning Commission 1. Application M-2008-01, TR-2008-04; Jennifer Jodoin (DeCarli residence), 11640 Regnart Canyon Rd Description Tentative Map to create three condominium units, one commercial and two residential, on a previously approved mixed-use development Action The Planning Commission approved the application on a 5-0 vote. The fourteen day-calendar day appeal will expire on June 26, 2008. Enclosures: Planning Commission Report of June 10, 2008 Planning Commission Resolution No. 6514, 6515 g:planning/Post Hearing/summary to cc061008 CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: Applicant: Property Owner: Property Location: M-2008-01, TR-2008-09 Jennifer Jodoin Janet M DeCarli 11640 Regnart Canyon Road Agenda Date: June 10,2008 Project Data: General Plan Designation: Residential, Very Low Density, 5-10 Slope Density Formula Zoning Designation: RH5-120 Gross Acres: 4.1 acres Existing Residence/Garage: 6,171 square feet Existing storage shed (To be removed): 120 square feet Proposed Addition: 328 square feet Total Proposed SF: 6,499 square feet Maximum Allowable FAR: 6,500 square feet Maximum Height: 23 feet, 9 inches Average Slope: 31.7% Project Consistency with: General Plan Yes Zoning Yes Environmental Assessment: Categorically Exempt Application Summary: Hillside Exception to construct a 328 square foot second-story addition to an existing residence for a total floor area ratio of 6,499 square feet on a prominent ridgeline and a Tree Removal application to remove two Monterey Pines to accommodate the addition. RECOMMENDATION: Staff recommends that the Planning Commission approve file no. M-2008-01 and TR-2008-09 subject to the model resolution. BACKGROUND: In January 2007, the property owner submitted an application for a hillside exception to request approval of an addition to the residence on the subject property that- would exceed the maximum allowable floor area ratio of 6,500 square feet on the property in the Residential Hillside zone. An exception was also requested since the addition proposed was on property that is located on a prominent ridgeline. The Planning Commission denied the exception following which the applicant appealed the Planning Commission's decision with the City Council. The Council denied the applicant's appeal and upheld the decision of the Planning Commission. The direction of the Council was that they did not want to set a precedent of approving 1-1 M-2008-01 Page 2 June 10, 2008 110mes with a Floor Area Ratio that was more than the 1naximum allowed for the RHS zoning district. The applica11t 11as applied again for a 11illside exception to add to the existu1g house on a prominent ridgeline but they are keepu1g the floor area ratio under the maximum allowable floor area ratio of 6,500 sq. ft. A previous hillside exceptio11 (16-EXC-98) was gra11ted by Pla1ming C01nmissio11 on the subject property on Ja11uary 11, 1999, allowu1g a two-story additio11 to the reside11ce. The exception was required because of the property's location on a prominent ridgelu1e. Tl1e addition consisted of a 537 square foot works11op/utility room 011 the first floor and a 1,544 square foot living and deck additio11 011 t11e second floor, for a total of 6,171 square feet. DISCUSSION: Tl1e addition is proposed 011 the second floor of the residence along the 110rth side of the property a11d will extend over area that is curre11tly developed witl1 a paved walkway t11at provides access around t11e nort11 end of the residence and a sloped landscape area that is stabilized by a retaining wall. The area below t11e proposed seco11d floor additioI1 will be left open and u11enclosed. This area will COI1sist of support piers for the second floor a11d maintena11ce of t11e paved walkway t11at provides access to the storage rooln 011 t11e north side of the property adjacent to the garage. I / ./'" ~....~t: 'I -~.~ ~'~ . .' , , . ~'1 ~ . 'i '..~r~:: '-- -- Paved Walkway The 328 square foot additio11 will consist of a master bedroom and one walk-u1 closet. Tl1e existu1g second story will be remodeled to create a11 additio11al bedroom, one bat11room a11d another walk-in closet. The applica11t is also proposing to add a seco11d story balcony alo11g the western edge of t11e additio11. The architectural desig11 of the additio11 is proposed to matc11 the existing residence wit11 a stucco exterior, gable roof 1-2 M-2008-01 Page 3 June 10, 2008 and matching colors. The applicant is also proposing the removal of two Monterey Pine trees in order to accommodate the addition. The Residential Hillside Ordinance permits a maximum floor area ratio (FAR) of 4,500 square feet for lots with more than'lO,OOO square feet of net lot area, plus 59.59 square feet for every 1,000 square feet over 10,000 square feet, up to a maximum floor area ratio of 6,500 square feet. This property has a net lot area of 178,596 square feet and is permitted the maximum floor area ratio of 6,500 square feet. The applicant is proposing to keep the floor area of the house at 6,499 square feet. Prominent Ridgeline: The applicant is requesting approval of a hillside exception to add onto property that is located on a prominent ridgeline. The proposed addition will be located on the western side of the north elevation of the residence, which is less visible from the valley floor than the existing eastern side of the residence. The existing eastern side of the residence is the most visible portion of the residence as it is located on the prominent ridgeline facing the downward slope that is visible from the valley floor. Landscaping and Tree Removal: The applicant is proposing the removal of two Monterey Pine trees in order to construct the addition. They are proposing to replace the two trees with two 36" box Deodar Cedar; one on the northeastern downhill elevation and one on the eastern downhill elevation to mitigate visual impacts. Staff has also added a condition of approval prohibiting the topping of these and the other newly planted vegetation on the eastern and southern downhill elevations of the property. When the previous hillside exception was denied, Planning Commission and the City Council had directed staff to follow up to ensure that the applicant conforms to the approved landscaping plan when they were approved for their original hillside exception to build on a prominent ridgeline. At this time, the applicant has complied and planted the trees required. Staff has verified this (See Exhibit C.) It also appears that the property owner has topped existing mature landscaping along the southeastern downhill elevation in order to enhance their views. Staff recommends that additional trees be planted along this and the northeastern, eastern and southeastern elevation to screen the house from the valley floor. Staff recommends that these trees be replaced on a 1 to 1 basis with 24" box deodar cedars and/or blue atlas cedars. Geological: The applicant states that an updated geo-technical report has not yet been prepared for the addition at this time. However, the applicant intends to have the updated report 1-3 M-2008-01 Page 4 June 10,2008 prepared and submitted to the City for review and approval prior to issuance of building permits, if the Planning Commission approves the hillside exception. Staff has no objection to the applicant submitting an updated geo-technical report prior to issuance of building permits, since the previous geo-technical report prepared for this property in 2000 in conjunction with the previous addition did not find any significant geotechnical problems on site and concluded that any geotechnical issues could be mitigated by construction techniques recommended in the report. Staff recommends that a condition be required for the applicant to submit an updated geo-technical report prior to issuance of building permits if the Planning Commission approves the exception. Submitted by: Piu Ghosh, Assistant Planner ~ J _ Approved by: Steve Piasecki, Director of Community Developmen~ Enclosures: Model Resolution of Approval Exhibit A: Letter from Applicant dated May28, 2008 Exhibit B: Confirmation email from Colin lung, Senior Planner re: landscaping Plan Set G: \ Planning \PD REPO R T\pcMreports \M-2008reports \M-2008-01.doc 1-4 M-2008-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6514 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A HILLSIDE EXCEPTION TO ALLOW A 328 SQUARE FOOT SECOND STORY ADDITION TO AN EXISTING RESIDENCE IN THE HILLSIDE ZONE ON A PROMINENT RIDGELINE SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Property Owner: Location: M-2008-01 Jennifer Jodoin Janet M. DeCarli 11640 Regnart Canyon Road SECTION II: FINDINGS FOR EXCEPTION WHEREAS, the Planning Commission of the City of Cupertino received an application for a Hillside Exception, as described on Section II of this Resolution; and WHEREAS, the necessary notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more Public Hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support this application, and has satisfied the following requirements: 1. The proposed development will not be Injurious to property or improvements in the area nor be detrimental to the public health and safety. 2. The proposed development will not create a hazardous condition for pedestrian or vehicular traffic. 3. The proposed development has legal access to public streets and public services are available to serve the development. 4. The proposed development requires an exception, which involves the least modification of, or deviation from, the development regulations prescribed in this chapter necessary to accomplish a reasonable use of the parcel. 5. All alternative locations for development on the parcel have been considered and have been found to create greater environmental impacts than the location of the proposed development. 6. The proposed development does not consist of structures on or near known geological or environmental hazards that have been determined by expert testimony to be unsafe or hazardous to structures or persons residing therein. (See General Plan Policies 2-48.) Resolution No. 6514 Page 2 M-2008-0l June 10,2008 7. The proposed development includes grading and drainage plans that will ensure that erosion and scarring of the hillsides caused by necessary construction of roads, housing sites, and improvements will be minimized. (See General Plan Policies 2-53, 2-54 and 2-57.) 8. The proposed development does not consist of structures which would disrupt the natural silhouette of ridgelines as viewed from established vantage points on the valley floor unless either: a. The location of a structure on a ridgeline is necessary to avoid greater negative environmental impacts; or b. The structure could not otherwise be physically located on the parcel and the size of the structure is the minimum that is necessary to allow for a reasonable use of the parcel. (See General Plan Policies 2-46, 2-47 and 2-49.) 9. The proposed development consists of structures incorporating designs, colors, materials, and outdoor lighting which blend with the natural hillside environment and which are designed in such a manner as to reduce the effective visible mass, including building height, as much as possible without creating other negative environmental impacts. (See General Plan Policies 2- 46,2-50,2-51 and 2-52.) 10. The proposed development is located on the parcel as far as possible from public open space preserves or parks (if visible therefrom), riparian corridors, and wildlife habitats unless such location will create other, more negative environmental impacts. (See General Plan Policies 2-55, 5-14 and 5-28.) 11. The proposed development includes a landscape plan that retains as many specimen trees as possible, which utilizes drought-tolerant native plants and ground covers consistent with nearby vegetation, and which minimizes lawn areas. (See General Plan Policies 2-54, 5-15 and 5-16.) 12. The proposed development confines solid fencing to the areas near a structure rather than around the entire site. (See General Plan Policy 5-17.) 13. The proposed development is otherwise consistent with the Citis General Plan and with the purposes of this chapter as described in Section 19.40.010. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, application no. M-2008-01 is hereby approved; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application No. M-2008-01, as set forth in the Minutes of the Planning Commission Meeting of June 10, 2008, and are incorporated by reference herein. Resolution No. 6514 Page 3 M-2008-01 June 10, 2008 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the plan set titled: "DeCarli Residence Interior Remodel" dated received May 30, 2008 and consisting of eighteen pages labeled A-(0-9), E- 1,5-(0-4), SW2, T24, and L-l, except as may be amended by this resolution. 2. MAXIMUM ALLOW ABLE FLOOR AREA RATIO (FAR) Approval is based upon a 328 second-story square foot addition to the existing 6,171 square foot residence, bringing the total maximum allowable floor area ratio to 6,499 square feet, including the existing residence and attached garage and not including the unenclosed shed structure. 3. TREE PROTECTION Existing trees not proposed to be removed shall be protected during grading and construction with chain-link fencing around the drip-line. The City Arborist will review and approve the final landscape plan prior to issuance of building permits. A tree protection bond in the amount of $10,000 shall be submitted to ensure tree protection. The bond may be released following receipt of a report from the City Arborist at the end of one year after completion of construction that the trees have been adequately protected during development and are expected to survive. 4. TREE REPLACEMENT FOR TOPPED TREES Any existing trees that have been topped shall be replaced on a 1 to 1 basis with six (6) 48-inch box California native Incense Cedars planted along the northeastern and eastern downhill slopes in order to screen the house from the valley floor. An updated landscaping plan shall be provided to staff for review and approval to the satisfaction of the Director of Community Development prior to issuance of building permits. 5. LANDSCAPE PLAN A landscaping plan shall be submitted for review and approval by the Planning Department prior to issuance of building permits. In addition to the existing trees to be maintained, the landscaping plan shall also include the planting of two (2) 48-inch box California native Incense Cedar trees; one on the northeastern downhill elevation and one on the eastern downhill elevation to replace the proposed removal of two (2) Monterey Pine trees to accommodate the addition. The landscaping shall been installed and verified by staff and the City's Arborist, prior to issuance of building permits. Once planting has been verified, staff shall report to the Planning Commission prior to issuance of building permits, on Resolution No. 6514 Page 4 M-2008-01 June 10, 2008 whether the landscaping has been satisfactorily installed and whether it is being adequately maintained. For any additional trees that are removed due to hazardous conditions or are considered dead, the applicant shall be required to replace these trees in accordance with the Protected Trees Ordinance. Species and size of replacement trees shall be reviewed and approved by the Community Development Department. 6. PROTECTED TREES The applicant shall record a covenant and deed restriction running with the land to inform future property owners of the conditions of approval of the application with regard to landscaping. The covenant shall also specify that the trees identified on the approved landscaping plan are protected and may not be topped, severely pruned or removed without approval in the manner prescribed in the Protected Trees Ordinance. 7. TREE TRIMMING The applicant is responsible for proper tree maintenance including pruning. No more than 25 percent of the functioning leaf and stem area of a protected tree may be removed in a 12-month period as prescribed by an internationally certified arborist. In addition, none of the trees identified on the approved landscaping plan for the property may be topped or severely pruned back. 8. GREEN BUILDING REQUIREMENTS The applicant shall work with staff to complete the Build It Green's Single Family Remodeling Checklist to determine which elements of the checklist can be implemented as part of the project. The applicant shall attempt to implement as many items as possible from the checklist to the satisfaction of the Planning Department. 9. SANITARY DISTRICT If there is any intent for annexation into the Cupertino Sanitary District, both the subject property and a portion of Regnart Canyon Road shall be annexed into the sanitary district to provide service to the property. 10. GEO- TECHNICAL REPORT Prior to issuance of building permits, the applicant shall submit an updated geo- technical report of the proposed addition on the subject property to be reviewed and approved by the City. The applicant shall be required to implement the requirements of the updated geo-technical report as determined by the City. 11. 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) (I), these Conditions constitute Resolution No. 6514 Page 5 M-2008-01 June 10, 2008 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. SECTION IV: DEPARTMENT 12. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers and/ or Regional Water Quality Control Board as appropriate. CONDITIONS ADMINISTERED BY THE PUBLIC WORKS 13. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Pre- and post- development calculations must be provided to indicate whether additional storm water control measures are to be installed. 14. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 15. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and street improvement plans. Bonds: a. Faithful Performance Bond: 100% of Off-site and On-site Improvements b. Labor & Material Bond: 100% of Off-site and On-site Improvement c. On-site Grading Bond: 100% of site improvements. -The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. Resolution No. 6514 Page 6 M-2008-01 June 10,2008 16. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP) REQUIREMENTS a. Permanent Stormwater Quality BMPs Required In accordance with chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the City Code, all development and redevelopment projects shall include permanent BMPs in order to reduce the water quality impacts of stormwater runoff from the entire site for the life of the project. b. Stormwater Management Plan Required The applicant shall submit a Stormwater Management Plan for this project. The permanent storm water quality best management practices (BMPs) included in this plan shall be selected and designed in accordance with chapter 9.18, Stormwater Pollution Prevention and Watershed Protection, of the City Code. c. BMP Agreements The applicant and the City shall enter into a recorded agreement and covenant running with the land for perpetual BMP maintenance by the property owners(s). In addition, the owner(s) and the City shall enter into a recorded easement agreement and covenant running with the land allowing City access at the site for BMP inspection. d. Hydromodification Plan (HMP) Required The applicant must provide a comprehensive plan to control any combination of on-site, off-site and in-stream control measures incorporated into specific redevelopment projects in order to reduce stormwater runoff so as to not increase the erosion potential of the receiving watercourse over the pre- project condition. PASSED AND ADOPTED this 10th day of June, 2008, at a Regular Meeting of the Planning Commission of the City of Cupertino by the following roll call vote: AYES: COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Rose and Kaneda COMMISSIONERS: none COMMISSIONERS: Brophy COMMISSIONERS: none NOES: ABSTAIN: ABSENT: ATTEST: APPROVED: / s/Steve Piasecki Steve Piasecki Director of Community Development / s / Marty Miller Marty Miller, Chair Cupertino Planning Commission TR-2008-04 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6515 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROV AL OF A TREE REMOV AL REQUEST TO REMOVE AND REPLACE 2 TREES IN CONJUNCTION WITH A PROPOSED MODIFICATION TO A HILLSIDE EXCEPTION (M-2008-01) SECTION I: PROTECT DESCRIPTION Application No.: Applicant: Location: TR-2008-04 Jenifer Jodoin 11640 Regnart Canyon Road SECTION II: FINDINGS WHEREAS, the Planning Commission of the City of Cupertino received an application for the removal and replacement of 2 trees in conjunction with a proposed modification to a hillside exception (M-2008-01); and WHEREAS, the 2 trees are part of an approved landscape plan, subject to Chapter 14.18 of the Municipal Code, pertaining to Heritage and Specimen Trees; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for tree removal is hereby recommended for approval; and That the subconclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application TR-2008-04, as set forth in the Minutes of the Planning Commission Meeting of June 10, 2007 are incorporated by reference herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROV AL ACTION The applicant is approved to remove two trees on site in accordance with the applicant's tree survey/removal plan identified on page A-4 dated 5/30/08 in Resolution No. 6515 Page 2 TR-200S-04 June 10, 200S the approved plan set titled: " DeCarli Residence Interior Remodel", except as may be amended by the conditions of this Resolution. 2. TREE PROTECTION BOND The applicant shall provide a tree protection bond in the amount of $10,000 to ensure protection of trees slated for preservation prior to issuance of grading, demolition or building permits. The bond shall be returned one year after completion of construction, subject to a letter from the City Arborist indicating that the trees are in good condition. 3. TREE REPLACEMENTS The applicant shall prepare a revised landscape plan at the building permit stage, substituting native trees for the proposed replacement trees where appropriate and feasible. That revised landscape plan shall include the locations of two (2) 4S-inch box California native Incense Cedar trees, one on the northeastern downhill elevation and one on the eastern downhill elevation, to replace two large Monterey Pine trees that are proposed to be removed to accommodate a second-story addition. The revised plan shall be approved by the Director of Community Development. For any additional trees that are removed due to hazardous conditions or are considered dead, the applicant shall be required to replace these trees in accordance with the Protected Trees Ordinance. Species and size of replacement trees shall be reviewed and approved by the Community Development Department. 4. TREE TRIMMING The applicant is responsible for proper tree maintenance including pruning. No more than 25 percent of the functioning leaf and stem area of a protected tree may be removed in a 12-month period as prescribed by an internationally certified arborist. In addition, none of the trees identified on the approved landscaping plan for the property may be topped or severely pruned back. 5. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. 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NAME;_______.___ SIGNATURE:.______ __ -_...__.._,..._~_._--- .. ... \ ,~ 'I) ~ rf;t_igihlniJiIi n f~~i.l!! !~U II p p' > ,fiHtl~~~nc~ fH Ff [i~IP fih f~ i! i ~ Hi IHl~t!~nU:~ ~fi ! im 1; l!l~ ill !j i [ ii~ ~nd ~.a'!~p~ ~~" ~ g'~!i!' ~~ i~r~ qA~ fi ~ ';. ~B il!ii.f!.tnml.U! i!It: fi l'liH in if 11 m ~~~f~~ ~.i! ~e~ 1 ?~.f ~s ~F~ ~ Qf ~ f ;s ~~~n61 ih.!T[ !~~ 5 i'! f ~r ~ <pi ~~~ il t ~ n l. i..JUf lii!l Ii~ .~ ~l~ H i~~ iH ~~ ! 1. 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