PC Summary 05-10-2011 City of Cupertino
, 10300 Torre Avenue
Cupertino, CA 95014
(408) 777-3251
C U P E RT I N O FAX (408) 777-3333
Community Development Department
To: Mayor and City Council Members
From: Aarti Shrivastava, Community Development Director
Date: May 11, 2011
Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE
May 10, 2011
Chapter 19.32 of the Cupertino Municipal code provides for
appeal of decisions made by the Planning Commission
1. Application
R-2011-03, Daryl Harris (Sengupta/Herrera residence), 21150 Grenola Drive
Appeal of an approval of a Residential Design Review for a new 3,683 square foot two-story, single
family residence
Action
The Planning Comxnission denied the appeal and approved the application on a 4-0-1 vote.
Enclosures: Planning Commission Report May 10, 2011
Planning Commission Resolution (s) 6633
Approved Plan Set
g:planning/I'ost Hearing/summary to cc051011
COMMUNITY DEVELOPMENT DEPARTMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
(408) 777-3308 • FAX (408) 777-3333
CUPERTINO
SUMMARY
Agenda Item No. �_ Agenda Date: May 10, 2011
Application: R-2011-03
Applicant: Elena Herrera & Subir Sengupta, 21150 Grenola Drive
Appellant: Homa and Mehrdad Mojgani, 21180 Grenola Drive
Property Location: 21150 Grenola Drive
Application Summary:
Consider an Appeal of the Community Development Director's decision to approve the
Residential Design Review for a new 3,683 square foot, two-story single-family residence
located at 21150 Grenola Drive.
RECOMMENDATION
The Planning Commission may take one of the following actions:
1. Uphold the appeal;
2. Uphold the appeal with modifications; or
3. Deny the appeal and uphold the Community Development Department's decision.
Staff recommends that the P1aruling Commission recommend upholding the Director's decision
as per the attached model resolution (Attachment 1).
PROJECT DATA
Zoning Designation: R1-10
Lot Area: 9,705 Square Feet (.22 Acres)
Floor Area Ratio: 38 %(45 % allowed)
Setbacks: All setbacks are consistent with the R1 Ordinance
BACKGROUND:
On March 14, 2011, the Community Development Director approved a new 3,683 square foot,
Two-Story Single-Family Residence located at 21150 Grenola Drive. (See Attachment 2 for the
approval letter)
On March 28, 2011, the Director's decision was appealed by Homa and Mehrdad
Mojgani, the property owners to the west of the project site (See Attachment 3 for the
detail appeal petition).
R-2011-03 May 10, 2011
21150 Grenola Drive, Cupertino Page 2
DISCUSSION:
Basis of the Appeal
The appellants are appealing the decision of the Director of Community Development
Department based on the reasons listed below. Each appeal issue is followed by staff
discussion in italics.
1. The notice board did not include a three dimensional image.
Staff Response:
a. A three dimensional image is not required by the R1 Ordinance.
b. The image on the project notice board meets the requirements set forth for a'colored perspective'
rendering (See Attachment 4).
c. Typical colored perspectives will show the structure at a slight angle with roofline shadows and
background/surround environment f or context.
2. A complete landscape plan was not available for review for this project and privacy
planting is not provided for the west elevation.
Staff Response:
a. The staggered window sill heights, along a stairway on the second story of the west elevation,
comply with the privacy planting requirement as listed in 19.28.070(A). Consequently no
additional privacy plantings are required along the sides of the house.
b. A conceptual landscaping plan has been provided showing that the relevant cone of visions for
privacy screening have been appropriately delineated.
c. All windows facing the sides have sill heights of 5 feet or taller (measured from the floor) -
consequently no privacy planting required.
d. A condition requires the detailed landscape plan be submitted prior to issuance of building
permits.
3. The proposed home is not compatible with other new homes in the area. Specifically,
the composition roof shingles and shingle siding are not consistent with the
neighborhood. Stucco and tiled roof are preferred.
Staff Response:
The proposed home is compatible with the surrounding neighborhood. Most of the homes in
the project neighborhood were originally designed as ranch-style architecture, with wood
exterior siding and shingle roofing material. Consequently, staff disagrees with the appellants
in that the proposed building roofing/siding materials are compatible with the predominant
neighboring homes and complements the architectural style of the project.
4. The City did not conduct proper notice for the project
Staff Response:
In accordance with the City Ordinance, on February 24, 2011, formal notices of the project
were mailed to neighbors within a 300 feet radius of the project site. All of the mailing
addresses were retrieved by the City from the County Assessor's database. Notices for the
appeal hearing were mailed out on April 20, 2011.
R-2011-03
CTTY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6633
OF THE PLANNING COMMISSION OF THE CTTY OF CUPERTINO
APPROVING A RESIDENTIAL DESIGN REVIEW FOR A NEW 3,683 SQUARE FEET, TWO-STORY RESIDENCE
AT 21150 GRENOLA DRIVE, CUPERTINO
SECTION I: PROTECT DESCRIPTION
Application No.: R-2011-03
Applicant: Darryl Harris
Property Owner: Subir Sengupta and Elena Herrera
Location: 21150 Grenola Drive, Cupertino (APN: 326-28-059)
SECTION II: FINDINGS FOR APPROVAL
WHEREAS, the Planning Commission of the City of Cupertino received an appeal of a Director's Approval of a
Two Story Residence as described in Section I of this Resolution; and
WHEREAS, the project is consistent with the Cupertino Gerieral Plan, and applicable specific plans, zoning
ordinance and the purpose of this Title; and
WHEREAS, the granting of the permit will not result in a condition that is detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety or welfare, and
WHEREAS, any adverse visual impacts on adjoining properties have been reasonable mitigated.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of the plans, facts, exhibits, testimony and other evidence submitted in this matter,
the two story permit approval, application no. R-2011-03 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 recard concerning Application no. R-2011-03 as set forth in the Minutes of Planning
Commission Meeting of May 10, 2011, and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNTTY DEVELOPMENT DEPT.
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Proposed Residence for Subir Sengupta/ Elena Herrera, 21150
Grenola Drive, Cupertino, CA 95014" consisting of seven (7) sheets dated January 2011, except as may be
amended by conditions in this resolution.
2. ACCURACY OF THE PROJECT 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 any property data may invalidate this approval and
may require additional review.
3. LANDSCAPING PLAN
The final landscaping plan shall be reviewed and approved by the Planning Division prior to issuance of
building permits. If the landscaping area (defined by section 14.15.030) is greater than 2,500 square feet, then a
full landscape project submittal per section 14.15.040 is required prior to issuance of building permits.
Resolution No.6633 R-2011-03 May 10, 2011
Page-2-
4. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division prior to issuance of
building permits. If existing tree(s) is used for privacy screening, a letter from a certified arborist shall be
submitted confirming that the tree(s) is in good condition and is appropriate privacy protection in any season.
5. 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.
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. EXTERIOR BUILDING MATERIALS/TREATMENTS
Final building exterior treatment plan (including but not limited to details on exterior color, material,
architectural treatments and/ or embellishments) shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits. The final building exterior plan shall closely
resemble the details shown on the original approved plans. Any exterior changes determined to be substantial
by the Director of Community Development shall require a minor modification approval with neighborhood
input.
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, reservaHons, 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 10th day of May 2011� Regular Meeting of the Planning Commission of the City of
Cupertino, State of California, by the following roll call vote:
AYES: COMMISSIONERS: Vice Chair Miller, Brophy, Sun, Brownley
NOES: COMMISSIONERS: none
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS: Chair Lee
ATTEST: APPROVED:
/s/Gar� Chao /s/Mart,y Miller
Gary Chao Marty Miller, Vice Chair
City Planner Planning Commission
G: � Planning � PDREPORT � RES � 2011 � R-2011-03 res.doc
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AREA SCHEDULE IKDEX OF DRAWINGS ���
LOT AREA 9,�05 S.F. * *
AI SITE PLAN
LIV MAIN E F OOR 1,895 S.F. a� N e� o oi .
VICINITY MAP �
UPT�RALLOOR � s:F: AREA DIAGRAM ��� �\��
GARAGE 4�� S.F. A� MAIN FLOOR PLAN
COVERED PORCH A3 UPPER FLOOR PLAN
FLOOR AREA 200 S.F.
NON-FLOOR AREA 2G8 S.F.
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OVER ic� vowne �s s.F. A5 EXTERIOR ELEVATIONS
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PROPOSED 2.831 S.F.
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ALLOWED (�5%) 1.3G1 S.F.
PROPOSED (38X,) 3.L83 S.F.
SECOND FLOOR AREA
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EXISTING AREA TO BE REMOVED
RESIDENGE 1,20� S.F.
GARAGE 550 S.F.
TOTAL 1.�5� S.F.
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PROJECT INFO
OWNER: SU61R SENGUPTA 1 ELENA HERRERA
21150 GRENOLA DRIVE
CUPERTINO, CA 95014
JOB AODRESS: 21150 GRENOLA DRIVE
CUPERTINO, CA 95014
BUILDING OCCUPANCY R-3/U
GROUPS:
TYPES OF Y-B
CONSTRUCTION:
OCCUPANCY II
CATEGORY:
A.P.N.: 32L-28-OS'1
SITE AREA: 9,105 S.R. (.21 ACRE51
BWLDING AREA: 3.�83 S.f.
FAR: 38�
STORIES: Z
NEIGHT: 1L'-8'
PARKING: 2 COVERED, 1 UNCOYERED
ZONING: RI
PROJECT DEf10LISH EXISTING ONE-STORY
DESCRIPTION: RESIDENCE AND DETACNED GARAGE
AND CON57RUCT NEW CRAFTSMAN
STYLE TWO-STORY RESIDENCE
CIVIL TRANVU
ENGINEER: 52� CALERO AVENUE
SAN JOSE, CA 951Z3
M08) 425-�5�3
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ASSOCIATES
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10091 streeter rd, ste,13
auburn, ca 95602
530-268-3055
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