PC Summary 05-27-2014 City of Cupertino
, 10300 Torre Avenue
Cupertino,CA 95014
(408) 777-3308
C U P E RT 1 N C> FAX (408) 777-3333
Community Development Department
To: Mayor and City Council Members
From: Aarti Shrivastava,Assistant City Manager
Date: May 28, 2014
Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE May 27, 2014
Chapter 19.32 of the Cupertino Municipal code provides for
appeal of decisions made by the Planning Commission
1. A�plication
DIR-2014-08, Cynthia Cheung (Lim residence), 11813 Trinity Spring Ct
Appeal of an approval of a Director's Minor Modification (DIR-201408) to allow the addition of a
130 square foot living room area to a single story residence located in a Planned Residential Zoning
District
Action
The Planning Commission denied the appeal and upheld the approval on a 5-0-0 vote.
Enclosures: Planning Commission Report May 27, 2014
Planning Commission Resolution(s) 6739
Plan Set
2. A�plication
DP-2014-01, ASA-201401, TR-2014-18, Mike Ducote(Biltmore Apartments), 10159 S Blaney Ave
Development Permit to allow the demolition and reconstruction of a clubhouse and seven new
apartment units at an existing apartment complex;
Architectural and Site approval for the construction of a clubhouse, seven apartment units including
parking lot, landscaping and other site modifications at an existing apartment complex;
Tree Removal Permit to allow the removal and replacement of 45 trees to facilitate the construction
of an expansion at an existing apartment complex
Action
The Planning Commission approved the applications on a 5-0-0 vote.
Enclosures: Planning Commission Report May 27, 2014
Planning Commission Resolution(s) 6740, 6741 &6742
Plan Set
g:planning/Post Hearing/summary to cc052714
OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO,CA 95014-3255
C U P E RT I N O (4os)777-33os • FAX(408)777-3333 • pianning@cupertino.or�
PLANNING COMMISSION STAFF REPORT
Agenda Item No. � Agenda Date:Ma�27, 2014
Application: DIR-2014-08
Applicant: Cynthia Cheung/Lik Seng Lim
Appellant: Xin Wang, 11803 Trinity Spring Court
Location: 11813 Trinity Spring Court(APN 366-53-029)
APPLICATION SUMMARY:
Consider an appeal of the Community Development Director's Minor Modification (DIR-2014-08) to
allow the addition of a 130 square foot living room area to a single story residence located in a Planned
Residential Zoning District.
RECOMMENDATION:
Staff recommends that the Planning Commission deny the appeal and uphold the Community
Development Director's approval in accordance with the draft resolution (see Attachment 1).
PROJECT DATA:
General Plan desi nation Ver Low Densi Residential (Slo e Densi Formula)
Zonin desi nation P(Res)—Planned Residential Develo ment
Environmental review Cate oricall Exem t from CEQA
Net lot area 4,972 s uare feet(0.11 acres)
Pro'ect consistenc with:
General Plan Yes
Zonin Yes
Existin Pro osed
Lot coverage 1,218 s uare feet(24%) 1,348 s uare feet(27%)
FAR 41% 43.6%
Bedrooms 3 3
Hei ht 24' —1.3" 24' —1.3"
BACKGROUND:
Proposed Project
On February 2, 2014, Cynthia Cheung and Lik Seng Lim applied for a Director's Minor Modification to
allow a single story expansion of 130 square feet of living and dining room area to the rear of the first
story of an existing two-story home located within the Sevens Springs Planned Residential Development
at 11813 Trinity Spring Court. ModificaHons to homes within a Planned Residential Development
19
DIR-2014-08 Appeal of a Director's Minor Modification at 11813 Trirury Spring Court May 27,2014
require review and approval from the Homeowner's Association and is subject to the review of the
Director of Community Development.
The proposed project increases the Floor Area Ratio (FAR) of the existing house from 41% to 43.6%,
which is within the City's standard FAR limitation for single family homes. The first floor addition is
consistent with the existing design of the home and scaling of the house. The overall height will not be
increased and only the existing side and rear wall lines will be extended, not encroaching further into
any setback area. See the images below. No adverse impacts on surrounding neighbors are expected
with the proposed addition and the applicant obtained approval from the Home Owner Association.
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Existing first floor plan
with addition. Existing and proposed elevations from the
appellant's perspective.
The project was approved by the Community Development Director on March 7, 2014 (see Attachment
2). Xin Wang, the property owner to tl�e north of the project site, appealed the Director's approval on
March 21, 2014 (see Attachment 3). The Planning Commission's decision is final unless appealed within
14 calendar days to the City Council.
DISCUSSION:
Basis of the Appeal
The appellant's basis of appeal is summarized below. Where appropriate, staff's responses are in it�lics.
1. The proposed project will have negative impacts to the adjacent home because of the following
issues:
• Architectural design
20
DIR-2014-OS Appeal of a Director's Minor Modification at 11813 Trirury Spring Court May 27,2014
• Views, light and air
• Sound and sight buffers
� Water and drainage
The project conforms to all aspects of the original Planned Development provisions and the underlying zoning
district in terms of building setbacks, height, and size. The project will also be required to meet the City's
building and fire codes. The proposed addition will not substantially change the water or drainage pattern £�
infrastructure of the existing home.
2. There is an oversight by the Seven Springs Home Owner Association (HOA) and its interpretation of
the Seven Springs' community's architectural guidelines. The appellant is dissatisfied with the
HOA's review and approval process.
The applicant has provided the proper documentation that the Seven Springs Home Owner Association has
reviewed and authorized the proposed project (see Attachment 3). While the City has the final discretionary
approval authority through the City's development review process, the City does not have the ability to
interpret or be involved in any decisions made by a private home owner association.
3. The proposed project will negatively impact the appellant's library and dining rooms due to
blockage of light, views, and privacy concerns.
The City's Municipal Code does not prescribe any specific development standards pertaining to view
preservation or sunlight. The proposed addition is extending the existing side and rear wall lines and will not
be encroaching further into an�setback area or increase the height of the existing house.
4. The proposed single story windows of the project will provide views for the property owner to trees
and the community.
The City's Municipal Code does not have any provisions to protect views to the trees or the community.
Privac�protection screenings are typically not required for single story windows.
ENVIRONMENTAL ASSESSMENT
The project is categorically exempt from the California Environmental Quality Act(CEQA) per section
15303 (New construction or conversion of small structures) of the CEQA Guidelines.
OTHER DEPARTMENT/AGENCY REVIEW
The City's Public Works Department and Building Division have reviewed the project and have no
objections. Their pre-hearing comments have been incarporated as conditions of approval.
21
DIR-2014-08 Appeal of a Director's Minor Modification at 11813 Trirucy Spring Court May 27,2014
PUBLIC NOTICING &OUTREACH
The followin table is a brief summar of the noticin done for this ro"ect:
Notice of Public Hearin and Intent&Le al Ad A enda
■ 7 public hearing notices mailed to property ■ Posted on the City's official notice bulletin
owners adjacent to the project site (10 days board (one week prior to the hearing)
prior to the hearing) ■ Posted on the City of Cupertino's Web site (one
■Legal ad placed in newspaper week prior to the hearing)
(at least 10 da s rior to the hearin )
PERMIT STREAMLINING ACT
The appeal is subject to the Permit Streamlining Act (Government Code Section 65920—65964). The City
has complied with the deadlines found in the Permit Streamlining Act.
Appeal Received:March 21, 2014
Deemed Complete:March 27, 2014
The Planning Commissiori s decision on this project is final unless appealed within 14 days of the
decision.
CONCLUSION
The proposed project is consistent and compatible with the neighboring homes located within the Seven
Springs development. Staff recommends that the Planning Commission deny the appeal and uphold the
Director's decision to approve the Director's Minor Modification.
Prepared by: Gian Paolo Martire, Assistant Planner
Reviewed by: Approved by:
/s/Gar�Chao ls/Aarti Shrivastava
Gary Chao Aarti Shrivastava
Assistant Community Development Director Community Development Director
ATTACHMENTS:
1 -Draft Resolution
2-Director's Minor Modification (DIR-2014-08) action letter dated March 7, 2014
3-Seven Springs Owners Associations letter of approval dated January 28, 2014
4-Appellant's letter
5-PlanSet
22
DIR-2014-08
CITY OF CUPERTTNO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6739
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO DENYING AN
APPEAL AND UPHOLDING THE COMMUNITY DEVELOPMENT DIRECTOR'S
DECISION TO ALLOW THE ADDITION OF 130 SQUARE FEET TO A SINGLE-FAMILY
RESIDENCE AT 11813 TRINITY SPRING COURT
SECTION I: PROJECT DESCRIPTION
Application No.: DIR-2014-08
Applicant: Cynthia Cheung/Lik Seng Lim
Appellant: Xin Wang, 11803 Trinity Spring Court
Location: 11813 Trinity Spring Court(APN 366-53-029)
SECTION II: FINDINGS FOR A DIRECTOR'S MINOR MODIFICATION:
WHEREAS, the Planning Commission of the City of Cupertino received an appeal for the Community
Development Director's approval of a Director's Minor Modification as described in Section I. of this
Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of
the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to
the appeal; and
WHEREAS, the appellant has not met the burden of proof required to support said appeal; and
WHEREAS, the Planning Commission finds as follows with regard to this application:
a) The proposed development, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public health, safety,
general welfare, or convenience;
Given that the project is consistent with the General Plan and Zoning Ordinance; and has been designed to
be compatible with and respectful of adjoining residences; the project will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public health, safety, general
welfare, or convenience.
b) 'I'he proposed development will be located and conducted in a manner in accord with the
Cupertino General Plan and the purpose of the City's zoning ordinances.
The proposed addition is in conformance with the General Plan Land Use Map of the City of Cupertino,
since it is consistent with the existing land use designation (Planned Residential Development P(Res)) and
the adjacent single family residences. The location, height, and massing of the buildings are compatible with
the adjacent and surrounding residences. The proposed project format is consistent with the City's General
Resolution No.6739 DIR-2014-OS May 27,2014
Plan Policy 2-16, which requires that new residential development preserve the character of residential
neighborhoods by being compatible with the existing neighborhood.
c) Abrupt changes in building scale should be avoided. A gradual transition related to height and
bulk should be achieved between new and existing buildings.
The project conforms to all aspects of the original Planned Development provisions and the underlying
zoning district in terms of building setbacks, height, and size. The scope of the project is not increasing the
height of the residence and the addition is limited to the first floor. The roof of the addition has a seemless
connection with the existing roof.
d) In order to preserve design harmony between new and existing buildings and in order to preserve
and enhance property values, the materials, textures and colors of new buildings should
harmonize with adjacent development by being consistent or compatible with design and color
schemes, and with the future character of the neighborhood and purposes of the zone in which
they are situated. The location, height and materials of walls, fencing, hedges and screen planting
should harmonize with adjacent development. Unsightly storage areas, utility installations and
unsightly elements of parking lots should be concealed. The planting of ground cover or various
types of pavements should be used to prevent dust and erosion, and the unnecessary destruction
of existing healthy trees should be avoided. Lighting for development should be adequate to meet
safety requirements as specified by the engineering and building departments, and provide
shielding to prevent spill-over light to adjoining property owners.
The materials, textures, and colors of the project are consistent to the existing residence and the neighboring
residences of the Seven Springs development. Staff supports the Seven Springs Home Owner Associations'
authorization of the proposed project and that it is architecturally compatible with the development. No
futher changes to the parcel are anticipated beyond the proposed addition.
e) With respect to new projects within existing residential neighborhoods, new development should
be designed to protect residents from noise, traffic, light and visually intrusive effects by use of
buffering, setbacks, landscaping, walls and other appropriate design measures.
The project scope is limited to a minor addition to the first floor of the residence without increasing the
overall height of the structure. The addition is limited to the extension of the existing walls and thus not
encroaching into any existing setback areas. No new bedrooms are being proposed and no subsequent noise,
traffic, light, and/or other visually intrusive effects are anticipated from the addition.
NOW,THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this
matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2 thereof,
the application for a Director's Minor Modification, Application no. DIR-2014-08 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. DIR-2014-08 as set forth in the
Minutes of Planning Commission Meeting of May 27, 2014, and are incorporated by reference as though
fully set forth herein.
Resolution No.6739 DIR-2014-08 May 27,2014
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on exhibits entitled: "Lim Lik Seng & Cheung Fung Mui" prepared by Anat
Shmariahu of ANAV Design, received February 7, 2014, and consisting of eight (8) sheets; except as
may be amended by the conditions contained in this resolution.
2. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the
building plans.
3. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain the necessary building permits
for the addition.
4. BUILDING ELEVATIONS
The addition shall substantially match the existing residence in color, material, and style.
5. CONSTRUCTION PLAN SET REVISIONS
The following revision(s) shall be made on the construction plan set prior to building permit
issuance:
a. Scale: Revise scale to accurately depict dimensions on all sheets.
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. INDEMNIFICATION
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City
Council, its officers, employees and agents (the "indemnified parties") from and against any claim,
action, or proceeding brought by a third party against the indemnified parties and the applicant to
attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project,
including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in
defense of the litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice.
8. NOTICE OF FEES,DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservatio n 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.6739 DIR-2014-08 May 27,2014
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 27� day of May, 2014, Regular Meeting of the Planning Commission of
the City of Cupertino, State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Brophy, Vice Chair Lee, Sun, Gong, Takahashi
NOES: COMMISSIONERS:none
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS: none
ATTEST: APPROVED:
/s/Aarti Shrivastava /s/Paul Bro�h,y
Aarti Shrivastava Paul Brophy, Chair
Assistant City Manager Planning Commission
_____._.___. . _ .
_____ _ _.
LOCATION
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1 � 1/4" - 1'-0'� -- ----- ---- _ __ _ __ - ---- _--_ -..
, 1.ALL DIMENTION AND EXITING CONDIT�ON 12.GENERAL CONTRACTOR IS ADVISED THAT THE
� SHALL BE CHECKED AND VERIFIED BY THE ARCHITECT HAS NOT BEEN RETAINED FOR
' � CONTRACTOR BEFORE PROCEEDING WITH THE CONSTRUCTION ADMINISTRATION SERVICES BV THE
' � � WORK. OWNER.ANY CHANGES OR MODIFICATIONS TO THE
� ', 2.DO NOT SCALE THE DROWINGS. WORK WHICH IS NOT REFLECTED IN THESE
, 3.DIMENTION ON PLANS ARE TO FACE OF DOCUMENTS IS THE RESPONSIBILITY OF THE
, ; ', SHEETROCK UNLESS OTHERWISE NOTED. GENERAL CONTRACTOR.
�I ALL OTHER DIMENTIONS ARE TO POINTS SHOWN. 13.ALL CONSTRUCTIONS SHALL CONFORM TO
' � ' 4 ALL WOOD IN CONTACT WITH CONCRETE SHALL BE THE UNIFIED BUILDING CODE AND SHALL
I PRESSURE PRESERVATIVE TREATED OR E�UIVALENT. BE COMPLETED IN STRICT ACCORDANCE
' I 5.SMOOTH PAINTED GYP. WITH ALL LOCAL AND STATE BUILDWG
' , !� 6.ALL INSULATION SHALL COMPLY WITH CBC. CODES AND REQUIRMENTS.
� �� 7.COORDINATE ALL MECHANICAL,PLUMING, 14.THE CONTRACTOR SHALL NOT TAKE
' ELECTRICAL DEVICES WITH ARCHITECTURAL ADVANTAGE OF ANY UNINTENTIONAL ERROR OR
� , INTERIOR ELEVATIONS AND REFLECTAD CEILIG PLANS. OMISSION IN THE DRAWINGS OR SPECIFICATIONS.
, B.WEATHER PROTECTION SHALL CONFORM TO CBC. THE CONTRACTOR IS RESPONSIBLE TO BRING ANY
I WEATHER RESISTIVE BARRIERS SHALL CONFORM TO DISCREPANCIES TO THE ATTENTION OF THE
, : CBC STANDART N0.14-t FOR KRAFT PAPER AND ARCHITECT IN WRITING.
' I ; ASPHALT STATURATED RAG.
� 9.ALL PIPING,VENTS AND FLUES THAT PENERATE 15.ALL LABOR,MATERIAL AND EUIPMENTS
' � THE ROOF AND EXPOSED TO VIEW ARE TO BE SHALL BE GUARANTEED FOR MIN PERIOD OF
' LOCATED PER THE ROOF PLAN AND AS APPRAVED 1 YEAR FROM ACCEPTANCE AGAINST DEFECTS
�' ' BY THE ARCHITECT.VERIFY LOCATION PRIOR TO IN WORKMANSHIP AND OR MATERIALS.
' WSTALATION. 16.CONTRACTOR SHALL BE RESPONSBLE FOR
10.SLOPE GRADE A MIN OF 2%ALWAYS FROM THE REMOVAL AND DISPOSAL OF ALL CONSTRUCTION DEBRIS
I FOUNDATION AND ADJACENT PFOPERTIES LINES AT COMPLETION,HOUSE SHALL BE PROFESSIONALLY
', DIRECT ALL WATER RUN-OFF TO STREET. CLEAND.
, 11.DOWNSPOUT-BUILDING SHALL CONTAIN FAIN WATER
LEADERS FOR ROOF DRAINAGE.INSTALL 24"MIN CONC.
SPLASH CLOCKS TO DIRECT WATER AWAY FROM
FOUNDATION.WHERE RAIN WATER LEADERS TERMINATE AT
' CONCRETE PORCHES AND PATIOS,WATERSHAL�BE
DIRECTED THROUGH PIPE EMBEDDED IN CONCREF AWAY
, FROM PATIO TOWARDSDRAINAGE SWALES.
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REMODELING
OWNER:
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11813 TRI N ITY SPRI NG CT.
,CUPERTINO ,CA 95014
tel: 925-639-5138
Design '
Anat Shmariahu
ANAV Design '
408-206-5992 '
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Owner
Lim Lik Seng :
; SITE DATA & cheung
DRAWING OUTLINE Fun Mui
JOB LOCATION 11813 TRINITY SPRING CT ' C.1 Cover Sheet g
' JURISDICTION CUPERTINO, CA 95014 I, P,1 Plot Plan 11813 Trinity ',
! ASSESSORS PARCEL NUMBER 366 53 029 ' Spring Ct, �
�' NUMBER OF LOTS � A.0 Existing + Demolition First floor Plan. Cupertino,
' LOT SIZE 4,792 SF 95014 '
' LIVING AREA SIZE 1515+ 130= 1,645 SF � A0.1 Existing + Demolition Second floor Plan.
' GARAGE SIZE 446 SF �
A1 Proposed First and Second Floor Plan.
,, TOTAL EXISTING FLOOR AREA 1515 +446+ 36 (PORCF� =1,997SF';
' TOTAL PROPOSED FLOOR AREA 1,997+ 130=2,127 SF ;f '� � Existing and proposed Roof Plan.
r"'
' ZONING P (RES) � �� ` ' A3 Existing and Proposed Exterior Elevations.
ALL WORK SHALL COMPLY WITH THE FOLLOEING APPLICABLE
CODES 2013 CRC,CPC, CBC,CMC,CPC, CEC 2013, CAL GREEN, A4 Building Sections.
2008 CA ENERGY CODE AND CUPERTINO MUNICIPAL CODE (SMC) '
. ' C�NSULTANT
SCOPE O� WORK ,
BUILDING ENGINEER
ADDITION IN A FESIDENTIAL TWO STORY HOUSE.
t.ADDITION OF 130 SF TO THE FIRST F'.00R ON THE BACK YARD.
2. DEMOLISION OF ONE WINDOW ON-;HE NORTH EAST ELEVATION.
3. TWO NEW WINDOWS AT THE NORTF WEST ELEVATION
' CA TITLE 24
3
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JOB NO
13-2
DATE
October 2
REVISIONS
C.1
GENERAL NOTES
t.ALL DIMENSION AND EXITING CONDITION 12.GENERAL CONTRACTOR IS ADVISED THAT THE
SHALL BE CHECKED AND VERIFIED BY THE ARCHITECT HAS NOT BEEN RETAINED FOR
CONTRACTOR BEFORE PROCEEDING WITH THE CONSTRUCTION ADMINISTRATION SERVICES BY THE
OWNER.ANY CHANGES OR MODIFICATIONS TO THE
2.DO NOT SCALE THE DRAWINGS. WORK WHICH IS NOT REFLECTED IN THESE
3.DIMENSION ON PLANS ARE TO FACE OF DOCUMENTS IS THE RESPONSIBILITY OF THE
SHEETROCK UNLESS OTHERWISE NOTED. GENERAL CONTRACTOR.
ALL OTHER DIMENSIONS ARE TO POINTS SHOWN. 13.ALL CONSTRUCTIONS SHALL CONFORM TO
4 ALL WOOD IN CONTACT WITH CONCRETE SHALL BE THE UNIFIED BUILDING CODE AND SHALL
PRESSURE PRESERVATIVE TREATED OR E�UIVALENT. BE COMPLETED IN STRICT ACCORDANCE
5.SMOOTH PAINTED GYP. WITH ALL LOGAL AND STATE BUILDING
6.ALL INSULATION SHALL COMPLY WITH CBC. CODES AND REDUIRMENTS.
7.COORDINATE ALL MECHANICAL,PLUMING, 14.THE CONTRACTOR SHALL NOT TAKE
ELECTRICAL DEVICES WITH ARCHITECTURAL ADVANTAGE OF ANY UNINTENTIONAL ERROR OR
INTERIOR ELEVATIONS AND REFIECTAD CEfLIG PLANS. OM�SSION IN THE DRAWINGS OR SPECIFICATIONS.
B.WEATHER PROTECTION SHALL CONFORM TO CBC. THE CONTRACTOR IS RESPONSIBLE TO BRING ANY
WEATHER RESISTIVE BARRIERS SHALL CONFORM TO DISCREPANCIES TO THE ATTENTION OF THE
CBC STANDART NO.14-1 FOR KRAFT PAPER AND ARCHITECT IN WRITING.
ASPHALT STATURATED RAG.
9.ALL PIPING,VENTS AND FLUES THAT PENERATE 15.ALL LABOR,MATERIAL AND EUIPMENTS
THE ROOF AND EXPOSED TO VIEW ARE TO BE SHALL BE GUAFANTEED FOR MIN PERIOD OF
LOCATED PER THE ROOF PLAN AND AS APPRAVED 1 YEAR FROM ACCEPTANCE AGAINST DEFECTS
BY THE ARCHITECT.VERIFY LOCATION PRIOR TO �N WORKMANSHIP AND OA MATERIALS.
16.CONTRACTOR SHALL BE RESPONSIBLE FOR
t0.SLOPE GRADE A MIN OF 2%ALWAYS FROM THE REMOVAL AND DISPOSAL OF ALL CONSTRUCTION DEBRIS.
FOUNDATION AND ADJACENT PROPERTIES LINES. AT COMPLETION,HOUSE SHALL BE PROFESSIONALIY
DIRECT ALL WATER RUN-OFF TO STREET. ECLEAND.
11.DOWNSPOUT-BUILDING SHALL CONTAIN RAIN WATER
LEADERS FOR ROOF DRAINAGE.INSTALL 24"MIN CONC.
SPLASH CLOCKS TO DIRECT WATER AWAY FROM
FOUNDATION.WHERE RAIN WATER LEADERS TERMINATE AT
CONCRETE PORCHES AND PATIOS,WATERSHALL BE
DIRECTED THROUGH PIPE EMBEDDED IN CONCRER AWAY
FROM PATIO TOWARDSDRAINAGE SWALES.
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LOT CALCULATION
EXISTING LIVING AREA FIRST FLOOR: 772 SF
EXISTING LIVING AREA SECOND FLOOR 743 SF
TOTAL EXISTING LIVING ARE 772+743= 1,515 SF
EXISING GARAGE 446 SF
ADDITION FIRST FLOOR 130 S
PROPOSED LIVING AREA 772+130= 902 SF
TOTAL PROPOSED LIVING AREA 902+743=1,645 SF
TOTAL EXISTING BACK YARD 943 SF
TOTAL PROPOSED BACK YARD 813 SF
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, Cupertino,
I 95014
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I' 13-2
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II DATE
' October 2
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_ - _; Cupertino,
_ _ I 95014
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' 13-2
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Demolition First floor ''
� Existin�First floorplan _ _ _ _ �- plan REVisiorvs
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ANAV Design
408-206-5992
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11813 Trinity
Spring Ct,
Cupertino,
95014
JOB N0.
13-2
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AS INDICATED ON PLANS BY 1 `^, Dining room iv �
ALL DIMENSIONS ARE TO FACE OF SHEETROCK UNLESS OTHERWISE NOTED "^ 2'-0'/ 8'-5" N ' 6'-1 1/2" r
STUDS ARE 2X4(3 1/2") 10'-5 3/4" � o
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1.GENERAL ��� � '
DRAWINGS OF EXISTING FACILITIES ARE,W GENERAL,DIAGRAMMATIG Family room Addition
CON7RACTOR SHALL FIELD VERIFY EXACT LOCATIONS.ACTUAL ARRANGMENT \ \
OF THE WORK SHALL FOLLOW LOCATIONS SHOWN ON THE DRAWINGS WITHIN ,\ \
THE CONSTRAINTS OF EXISTING EQUIPMENTS AND CONSTRUCTIONS.DIMENSIONS � °
SHALL GIVEN THESE DRAWINGS AND THEY ARE NOT TO BE SCALLED. " "�
CONSRACTOR SHALL COORDINATE WITH ALL TRADES TO PROVIDE COMPLETE � � ��
SYSTEM. _ Living room
Kitchen � 2�-4 1/2" °
ALL MATERIALS,DETAILS,CO�ORS.TRIM SIZE MATCHING THE EXISTING. � I I � 14'-6 1/2" �
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2.WALLS "' �
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ALL WALLS SHALL BE SHOWN ON STRUCTURAL DRAWINGS. N� �� �
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ALL INTERIOR PARTITIONS SHALL BE TO CEILING,FINISHED WITH 5/8"GYP. � �
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UNLESS OTHERWISE NOTED. �* r'� J
3.INSUI.ATION. � �-_- uP
- Entrance
ALL THERMAL INSULATION SHALL BE AS SHOWN ON TITLE 24.
4.EXISTING ELECTRIC PANEL � '� �
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5.EXISTING 3/4"GAS METER � °A�
6.ATTIC ACCESS 22X30. p �p
6'-10 3/4"
7.EXISTING FURNACE � �
ALL MANUFACTURER'S INSTALLATION INSTRUCTIONS WILL BE �
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PROVIDE TO THE FIELD INSPECTOF.
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9.5MOKE DETECTORS 8'-1" � �
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SHALL BE INSTALLED IN ALL SLEEPING ROOMS AND HALLS Garage N
AS PER CRC 314 SEE ELEC DRAWINGS.
EXISTING LIVING AREA FIRST FLOOR: 772 SF
EXISTING LIVING AREA SECOND FLOOR 743 SF
10.AS PER CRC 314 SEE ELEC DRAWINGS. tOTAL EXISTING LIVING AFiE 772+743= 1,515 SF
EXISING GARAGE 446 SF
ADDITION FIRST FLOOR 130 SF
PROPOSED LIVING AREA 772+t30= 902 SF
TOTAL PROPOSED LNING AREA 902+743= 1,645 SF
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INDICATES TEMPERED GLASS.
2 X 4 STUD WALL W/2 X 4 STUDS @ 16"0/C
NEW 2 X 4 STUD WALL W/2 X 4 STUDS�a 16"O/C
12'-10 3/4"
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ANAV Design
408-206-5992
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Fung Mui
11813 Trinity
Spring Ct,
Cupertino,
95014
JOB NO.
13-2
DATE
October 2
REVISIONS
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Addition
Composite roof
shingles
!ontinuing the existing
gutter+new downspout
Vents to be sized and
located by contractor
Composite roof
shingles
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Design
Anat Shmariahu
ANAV Design
408-206-5992
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11813 Trinity
Spring Ct,
Cupertino,
95014
JOB NO.
13-2
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� Oct ber 2
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2 Section 2
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second floor�
10'-0"
first tloor�
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3 Section 3
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slab first floor`
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Design
Anat Shmariahu
ANAV Design
408-206-5992
second floor�
10'-0"
first floor�
0'-0"
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Lim Lik Seng
& Cheung
Fung Mui
11813 Trinity
Spring Ct,
Sections Keynotes Cupertino,
95014
ALL DIMENSIONS ARE TO FACE OF SHEETROCK UNLESS OTHERWISE NOTED
t.GENERAL
JOB NO.
DRAWINGS OF EXISTING FACILITIES ARE,IN GENERAL,DIAGRAMMATIC.
CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS.ACTUAL ARRANGMENT 13_2
OF THE WORK SHALL FOLLOW LOCATIONS SHOWN ON THE DRAWINGS WITHIN
THE CONTRAINTS OF EXISTING E�UIPMENTS AND CONSTRUCTIONS.DIMENSIONS
SHALL GIVEN THESE DRAWINGS AND THEY ARE NOT TO BE SCALLED.
CONTRACTOR SHALL COORDINATE WITH ALL TRADES TO PROVIDE COMPLETE
SYSTEM.
ALL MATERIALS,DETAILS.COLOFS,TRIM SIZE MATCHING THE EXISTING. DATE
-Existing and addition concrete slab
-Insulation walls and ceiling see title 24.
-Roof material-composite roof shingles . .—. . ,..��,,,_�„�,., j.
-Fascia as existing-2x10. �'ej �� ' ctober 2
-Exterior finish over insulation board.
-5/8 typ x GYP.BD t
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JOB NO.
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October 2
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COMMUNITY DEVELOPMENT DEPARTMENT
CITY HALL
10300 TORRE AVENUE • CUPERTII�(O,CA 95014-3255
(408)777-3308 • FAX(408)777-3333
CUPERTINO
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 3 Agenda Date: Ma�27, 2014
Applications: DP-2014-01, ASA-2014-01, TR-2014-18
Applicant: Mike Ducote (Biltmore Apartments)
Location: 10159 Blaney(APN 369-03-008)
APPLICATION SUMMARY:
1. Development Permit (DP-2014-01) to allow the demolition and reconstruction of a clubhouse and
seven new apartment units at an existing apartment complex; and
2. Architectural and Site Approval (ASA-2014-01) for the construction of a clubhouse, seven apartment
units including parking lot, landscaping and other site modifications; and
3. Tree Removal Permit (TR-2014-18) to allow the removal and replacement of 48 trees to facilitate the
construction of an expansion at the apartment complex.
RECOMMENDATION:
Staff recommends that the Planning Commission approval the following:
1. Development Permit(DP-2014-02), in accordance with the draft resolution (Attachment 1)
2. Architectural and Site Approval (ASA-2014-02), in accordance with the draft resolution (Attachment
2)
3. Tree Removal Permit(TR-2014-08), in accordance with the draft resolution(Attachment 3)
PROJECT DATA:
General Plan Designation Medium/Hi h Densi (10-20 DU/Gr.Ac.)
Conce tual Plan Heart of the Cit S ecific Plan
Zonin Desi nation P(R-3)10-20
Gross lot area (includes up to 479,604 s.f. (11.01 acres)
30' of street area)
Net lot area 440,827 s.f. (10.21 acres)
Environmental Assessment Cate oricall Exem t er Section 15332 (In-Fill Develo ment Pro'ects)
Existin Pro osed Allowed
Density Calculation 185 units 192 units 220 units
(Allowed: 220 units)
Height of Structures 30' 29' 45'
Re uired Setbacks
Front +/- 190' 170' 0" 35'
43
10159 S.Blaney Ave. Biltmore Clubhouse May 27,2014
Side +/-300' 296' 5" 1/z bldg.height or 10'
min
Street(Rodrigues) +/-250' 243' 3" '/z bldg.height or 10'
min
Rear +/-470' 448' 0" 1'/z bldg.height or 20'
min
Buildin Area Existin Proposed
Clubhouse 3,000 5,190
Unit 1C-1 n/a 731
Unit 1A (706 x 2) n/a 1,412
Unit 1B (740 x 2) n/a 1,480
Unit 1C n/a 713
Unit 1D n/a 687
Outdoor/Misc. n/a 687
Pool House n/a 378
Total 3,000 11,278
Lot Covera e 28% 29%
Floor Area Ratio 60% 61%
Number of Em lo ees 2 3
Hours of Operation 9am—6 m 9am—6 m
Parking
Total er unit 1.8 1.82
Provided 467 483
Project Consistenc with:
General Plan: Yes
Zonin : Yes
BACKGROUND:
Existing Site and Surroundings
The project area is located at the corner of South Blaney and Rodrigues Avenue. The project is
surrounded by a variety of commercial, office, quasi public and residential uses and is located within the
Heart of the City Specific Plan Area. The site currently consists of approximately 11.01 acres and has 185
existing apartment units.
Previous Approvals
The Biltmore Apartments have been in operation since the 1970s and have gone through prior
updates/renovations in 1999 and 2011. In 2011, a Development Permit was approved to allow the
addition of 6 new apartment units to the existing complex along the northerly property line and
associated site alternations including deletion of parking garages, new open parking stalls, enhanced
vehicular circulation, and new landscaping features.
DISCUSSION:
Biltmore Clubhouse Expansion
44
10159 S.Blaney Ave. Biltmore Clubhouse May 27,2014
The applicant, Mike Ducote, representing Prometheus Development, is requesting approval to redevelop
approximately 0.83 acres within the Biltmore Apartment Complex. The project will replace an existing,
two-story clubhouse and leasing office with a new 11,278 square foot, two-story building that will house a
new clubhouse, leasing office and seven studio apartments. A new driveway from South Blaney Avenue
and a new surface parking lot will also be constructed as part of the project. In addition to the main
building, other site improvements are proposed including, but not limited to, a new pool house, fence,
pathways, and play area.
Additional Building Details and Unit Types
The proposed building will be located in the center of the existing apartment complex. It will be 29' feet
tall and consist of a total building area of 11,278 square feet with 5,023 square feet of residential area. The
seven studio apartment units will be located throughout the first and second floars of the building. The
studio apartments will range in size from 687 to 740 square feet. Each apartment is divided into living,
dining, kitchen and bedroom areas, with separate bathrooms, closet space, and an in-unit washer/dryer.
All units will have private outdoor space in the form of balconies or porches in conformance with the
Heart of the City Specific Plan requirements. The units within the clubhouse will have exterior individual
access.
Compliance with General Plan, Zoning and Heart of the City Specific Plan
The proposed project complies with the City's density requirements and the General Plan Housing
Element. The parcel permits a maximum of 220 units. The project proposes adding 7 new units to the
complex resulting in a total of 192 units, and complies with the maximum allowed density of 20 units per
acre. The project also complies with the Heart of the City requirements for landscaping, common open
space, private outdoor space, access, streetscape, setbacks,height,building bulk, and design.
Development Allocation
The project will draw from the Heart of the City's residential balance of 228 available residential units. A
remaining balance of 221 (228- 7) residential units is still available if the proposed project is approved.
Architectural Review
The proposed residences are designed in a modern architectural theme with wood cladding and wide
window bays and entrances. The new contemporary design will update the project and connect the new
apartment designs with the other recently approved units within the project. The location, height, and
massing of the buildings are compatible with the adjacent and surrounding developments. The project
provides ample setbacks being that it is located in the center of the existing development; the proposed
setbacks are consistent with the pattern in the existing area and the Heart of the City Specific Plan.
The City's Architectural Consultant has reviewed the site and architectural details and supports the
design. The applicant has worked with staff to incorporate all of the comments from the architectural
consultant. Generally, the proposed building's exterior features high quality materials such as fiber lap
siding, cement plaster, and metal/glass elements. The City's Architectural Consultant recommendations
are summarized as follows and have been incorporated into the project:
� Adjust parking lot circulation
• Incorporate pervious decorative pavers
• Decrease the second floor massing
• Provide high quality building materials
• Utilize contemporary design elements
45
10159 S.Blaney Ave. Biltmore Clubhouse May 27,2014
• Reduce the width of the lobby entrance on the east elevation
Site and Off-Site Improvements
The project proposes to implement a series of on-site improvements intended to enhance the pedestrian
environment and maximize landscaping and onsite permeability. The onsite improvements continue the
pedestrian-oriented streetscape concept with an ADA-compliant walkway connecting the clubhouse and
common space area to Blaney Avenue. Decorative paving in the common driveway visually soften the
paving area. The hardscape areas are designed to provide more efficient storm water control measures,
such as pervious pavement.
The project proposes extensive site improvements to enhance the pedestrian experience, with paved
walkways and sidewalks that interconnect buildings, outdoor furnishings and equipment for residents.
The proposed landscape plan features a varied and extensive plant palette throughout the site, including
landscape buffers, fingers islands, trees, shrubs, groundcovers, and common open space.
Traffic, Circulation and Parking Analysis
Hexagon was retained by the City to analyze the project to ensure that the proposed parking
arrangement is adequate and that there are no significant traffic impacts to the surrounding
neighborhood or adjacent uses. Please refer to the Attachment 4 for the full Transportation Impact
Report. The report concludes that the project provides sufficient amount of parking and that there are no
significant traffic impacts.
A trip generation analysis was conducted based on the existing and proposed site conditions, applying
the trip generation rates per the ITE Trip Generation manual. The project is estimated to generate only 4
trips during the AM peak hour and 5 trips during the PM peak hour. Since the trip generation for the
project is low,no operational issues are expected to occur at the project driveway and Blaney Avenue.
As part of the study, a site access and parking analysis was performed by Hexagon. The project proposes
to provide a 24 foot wide drive aisle providing sufficient space for vehicles to maneuver the 90 degree
parking spaces. In addition, a turnaround area is provided at the end of the parking lot to assist with
three-point turns in the case that the lot is full. The report concludes that the proposed driveway and
drive aisle width would be adequate to serve the project.
The City's Parking Ordinance requires the project to provide 2 off-street parking spaces per apartment
unit, or a total of 14 parking spaces. The project proposes 16 parking spaces, which would satisfy the
parking needs of the 7 apartment units and provide 2 additional spaces to serve the leasing office. Public
parallel on-street parking is currently allowed on Blaney Avenue, which will serve as overflow parking.
Tree Removals, Replacements, and Protection
The project proposes to remove 32 trees and transplant 16 trees onsite in order to facilitate the proposed
building and site improvements. It should be noted that none of the trees removed are specimen trees, as
they are not on the City's protected species list. The City's Consulting Arborist reviewed and concurred
with the project's removal request.
In order to mitigate the trees being removed, the project proposes to plant 43, 24 and 36-inch box trees in
the parking lot and common open space, consistent with the replacement requirements of the Protected
Tree Ordinance. The replacement plantings satisfy the City's tree replacement requirements and the final
46
10159 S.Blaney Ave. Biltmore Clubhouse May 27,2014
location and species of the tree replacements will be reviewed by staff in conjunction with the building
permit review.
ENVIRONMENTAL ASSESSMENT
The project is Categorically Exempt for Environmental Review pursuant to Section 15332 (In-Fill
Development Projects) of the California Environment Quality Act(CEQA).
OTHER DEPARTMENT/AGENCY REVIEW
The City's Public Works Department, Building Division, the Santa Clara County Fire Department, the
Cupertino Sanitary District, PG&E, San Jose Water, Cupertino School Districts, and Recology reviewed
the project and have no objections. Their pre-hearing comments have been incorporated as conditions of
approval in the draft resolutions.
PUBLIC NOTICING &OUTIZEACH
The followin table is a brief summar of the noticin done for this ro'ect:
NoHce of Public Hearing and Intent, Site Notic Agenda
&Le al Ad
■ 138 public hearing notices mailed to property ■ Posted on the City's official notice bulletin
owners within 300 feet of the project site (10 board (one week prior to the hearing)
days prior to the hearing) ■ Posted on the City of Cupertino's Web site
■ Site Signage (one week prior to the hearing)
(14 days prior to the hearing)
■ Legal ad placed in newspaper
(at least 10 da s rior to the hearin )
PERMIT STREAMLINING ACT
This project is subject to the Permit Streamlining Act(Government Code Section 65920-65964). The City
has complied with the deadlines found in the Permit Streamlining Act.
Project Received:January 7, 2014
Deemed Incomplete:March 27, 2014&January 30, 2014
Deemed Complete:May 14, 2014
The Planning Commission's decision on this project is final unless appealed within 14 days of the
decision.
CONCLUSION
Staff recommends approval of the project since the project and conditions of approval address all
concerns related to the proposed development and all of the findings for approval of the proposed
project, consistent with Chapter 19.168 of the Cupertino Municipal Code, may be made.
Prepared by: Kaitie Groeneweg, Assistant Planner
47
10159 S.Blaney Ave. Biltmore Clubhouse May 27,2014
Reviewed by: Approved by:
/s/Gary Chao /s/Aarti Shrivastava
Gary Chao Aarti Shrivastava
Assistant Director of Community Development Assistant City Manager
ATTACHMENTS:
1 —DP-2014-01 Draft Resolution
2—ASA-2014-01 Draft Resolution
3—TR-2014-18 Draft Resolution
4—Traffic Memo prepared by Hexagon, dated May 7, 2014
5—Architectural Consultant Report, dated Apri121, 2014
6—Plan set
G:\Planning\PDREPORT\pc DP reports\2014 DP Reports\DP-2014-01,ASA-2014-01, TR-2014-18_5-27-2014.docx
48
DP-2014-01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6740
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
DEVELOPMENT PERMIT TO ALLOW THE DEMOLIT'ION AND RECONSTRUCTION
OF A CLUBHOUSE AND SEVEN NEW APARTMENT UNITS AT AN APARTMENT
COMPLEX LOCATED AT 10159 S BLANEY AVENUE, (APN: 369-03-008)
SECTION I: PROTECT DESCRIPTION
Application No.: DP-2014-01
Applicant: Mike Ducote
Property Owner: Biltmore Apartments
Location: 10159 S Blaney Avenue (APN: 369-03-008)
SECTION II: FINDINGS FOR DEVELOPMENT PERMIT:
WHEREAS, the Planning Commission of the City of Cupertino received an application for a
Development Permit as described in Section I. of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of
the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to
the application; and
WHEREAS, the applicant has met the burden of proof required to support said application; and
WHEREAS, the Planning Commission finds as follows with regard to this application:
a) The proposed development, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public health, safety,
general welfare, or convenience;
Given that the project is consistent with the General Plan and Zoning Ordinance; has been designed to be
compatible with and respectful of adjoining land uses; will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or
convenience.
b) The proposed development will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of the City's zoning ordinances.
The proposed development is in conformance with the General Plan Land Use Map of the City of Cupertino,
since it is consistent with the existing land use designation (Medium/High Density(10-20DU/Gr.Ac.)). The
location, height, and massing of the building is compatible with the adjacent and surrounding developments.
Resolution No.6740 DP-2014-01 May 27,2014
NOW,THEREFORE, BE IT RESOLVED:
That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in
this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2
thereof,:
The application for a Development Permit, Application no. DP-2014-08 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 no. DP-2014-08 as set forth
in the Minutes of Planning Commission Meeting of May 27, 2014, and are incorporated by reference as
though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set dated May 16, 2014, consisting of 19 sheets labeled G0.0, SP1.0,
SP1.1, SP1.3, A2.1, A2.2, A3.1, A4.0, A4.1, A5.1, A5.2, C-1.0, L-0.1, L-0.2, L-1.1, L-1.2, L-2.1, and L-2.2,
entitled, "Biltmore Clubhouse, 10159 S Blaney Avenue, Cupertino, CA" prepared by Studio T;
Architecture, Planning&Urban Design, except as may be amended by conditions in this resolution.
2. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. ASA-2014-01 and TR-2014-18 shall be applicable to
this approval.
3. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the
building plans.
3. ACCURACY OF 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.
4. DEVELOPMENT ALLOCATION
The City shall deduct seven residential units in the General Plan allocation from the Heart of the
City area.
5. DEVELOPMENT APPROVAL AND PROJECT AMENDMENTS
Development Permit approval is granted to allow the demolition of 3,000 square feet of existing
building area and the construction of an 11,278 square foot building that will include seven
residential units, a clubhouse, and leasing office.
T'he Planning Commission shall review amendments to the project considered major by the Director
of Community Development.
6. HOUSING MITIGATION
For residential projects, a housing mitigation fee of $2.94/square feet is required and must be paid
prior to building permit issuance. A preliminary estimate of the required housing mitigation fee is
Resolution No.6740 DP-2014-01 May 27,2014
$14,768 ($2.94 x 5,023). Please note that a change in the amount of square footage or change in fee
per square foot will alter the final amounts.
7. SCHOOL IMPACT FEES
The project shall pay the applicable school impact fees assessed by the school districts prior to the
issuance of building permits.
8. CONDOMINIUMIZATION
Please note that the condominiumization of spaces is not approved as part of this project. Any
proposed changes to the map shall require further City review and approval.
9. PARKING PLAN
A detailed parking plan shall be finalized prior to final building occupancy, and shall include but
not be limited to: parking assignments or reserved spaces, allocation of leasing office and residential
parking,hourly restrictions, signage, etc.
10. BICYCLE PARKING CLASS
All provided bicycle parking shall be identified as Class 1 bicycle parking and be consistent with the
City's requirements to the satisfaction of Director of Community Development.
11. ROOFTOP EQUIPMENT AND OTHER ABOVE-GROUND EQUIPMENT SCREENING
All mechanical and other equipment on the building or on the site shall be screened so they are not
visible from public street areas or adjoining developments. The height of the screening shall be
taller than the height of the mechanical equipment that it is designed to screen. A line of sight plan
may be required to demonstrate that the equipment will not be visible from any public right-of-way.
The location of the equipment and necessary screening shall be reviewed and approved by the
Director of Community Development prior to issuance of building permits.
12. 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.
13. REPLACEMENT PLANTING PLAN
The final replacement planting plan shall be reviewed and approved by the Planning Division prior
to issuance of building permits. The variety, size, planting distance shall be consistent with the
City's requirements.
14. ARBORIST REVIEW OF EXISTING AND NEW SITE TREES
The applicant shall plant replacement trees in accordance with the replacement requirements of the
Protected Tree Ordinance. The trees shall be planted prior to final occupancy of site permits. All
trees to remain shall be protected according to the City's standard tree protection measures during
construction. An ISA Certified Arborist shall irispect and confirm the existing trees good health
following construction. Corrective measures shall be taken, if necessary.
Resolution No.6740 DP-201401 May 27,2014
The final planting plan shall be reviewed and approved by the Director of Community
Development prior to issuance of building permits. The Director of Community Development shall
have the discretion to require additional tree replacements as deemed necessary. An ISA Certified
Arborist shall confirm that the replacement trees were planted properly and according to plan prior
to final occupancy.
15. PRE-CONSTRUCTION MEET'ING AND CONSTRUCTION MANAGEMENT PLAN
A demolition and construction management plan shall be submitted and reviewed prior to building
permit issuance. Prior to commencement of construction activities, the applicant shall arrange for a
pre-construction meeting with the pertinent departments (Building, Planning, and Public Works) to
review the prepared construction management plan, to ensure that construction complies with the
conditions of approval, staging of construction equipment is appropriate, tree protection measures
are in place, public access routes are identified is defined, and noise and dust control measures are
established.
16. CONSTRUCTION HOURS
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. The developer shall be
responsible for educating all contractors and subcontractors of said construction restrictions. Rules
and regulation pertaining to all construction activities and limitations identified in this permit, along
with the name and telephone number of a developer appointed disturbance coordinator, shall be
posted in a prominent location at the entrance to the job site.
17. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible subject
to the Building Official. The applicant shall provide evidence that materials were recycled prior to
issuance of final demolition permits.
18.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 active construction areas 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) Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at
least 2 feet of freeboard;
c) Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers on all unpaved
access roads, parking areas and staging areas at construction sites.
d) Sweep streets daily, or more often if necessary (preferably with water sweepers) if visible soil
material is carried onto adjacent public streets.
e) The applicant shall incorporate the City's construction best management practices into the
building permit plan set.
19. 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.
Resolution No.6740 DP-2014-01 May 27,2014
20. MODIFICATION OF APPROVED PLANS
The Director of Community Development is empowered to review and approve amendments to the
project considered minor per section 19.12 Administration—of the Zoning Ordinance.
21. INDEMNIFICATION
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City
Council, its officers, employees and agents (the "indemnified parties") from and against any claim,
action, or proceeding brought by a third party against the indemnified parties and the applicant to
attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project,
including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in
defense of the litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice.
22. 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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
1. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and
standards as specified by the City Engineer. The developer will be required to resurface Blaney
Avenue to the satisfaction of the City Engineer should the construction of the proposed right of way
improvements fall within the street moratorium.
2. PEDESTRIAN AND BICYCLE IMPROVEMENTS
Developer shall provide pedestrian and bicycle related improvements consistent with the Cupertino
Bicycle Transportation Plan and the Pedestrian Transportation Guidelines, and as approved by the
City Engineer.
3. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures
shall be positioned so as to preclude glare and other forms of visual interference to adjoining
properties, and shall be no higher than the maximum height permitted by the zone in which the site
is located.
4. 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.
Resolution No.6740 DP-2014-01 May 27,2014
5. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-
development hydraulic calculations must be provided to indicate whether additional storm water
control measures are to be constructed or renovated. The storm drain system may include, but is
not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins,
vegetated swales, and hydrodynamic separators to reduce the amount of runoff from the site and
improve water quality. The storm drain system shall be designed to detain water on-site (e.g., via
buried pipes, retention systems or other approved systems and improvements) as necessary to avoid
an increase of the ten percent flood water surface elevation to the satisfaction of the City Engineer.
Any storxn water overflows or surface sheeting should be directed away from neighboring private
properties and to the public right of way as much as reasonably possible.
6. UNDERGROUND UTILITIES
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. 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.
7. BICYCLE PARKING
Developer shall provide bicycle parking consistent with the City's requirements to the satisfaction of
the City Engineer.
8. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees, storm
drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be
executed prior to issuance of construction permits.
Fees:
a. Checking&Inspection Fees: $Per current fee schedule($2,707 or 5%)
b. Grading Permit: $Per current fee schedule($2,542.00 or 6%)
c. Development Maintenance Deposit: $ 1,000.00
d. Storm Drainage Fee: $TBD
e. Power Cost: '�'�
f. Map Checking Fees: $Per current fee schedule($8,213.00)
g. Park Fees: $Per current fee schedule($9,000 per unit)
h. Street Tree $338 per tree to be installed by City
** Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
Faithful Performance Bond: 100%of Off-site and On-site Improvements
Labor&Material Bond: 100% of Off-site and On-site Improvement
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
Resolution No.6740 DP-201401 May 27,2014
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.
9. TRANSFORMERS
Electrical transformers, telephone cabinets and similar equipment shall be placed in underground
vaults. The developer must receive written approval from both the Public Works Department and
the Community Development Department prior to installation of any above ground equipment.
Should above ground equipment be permitted by the City, equipment and enclosures shall be
screened with fencing and landscaping such that said equipment is not visible from public street
areas, as determined by the Community Development Department. Transformers shall not be
located in the front or side building setback area.
10. WATER BACKFLOW PREVENTERS
Domestic and Fire Water Backflow preventers and similar above ground equipment shall be placed
away from the public right of way and site driveways to a location approved by the Cupertino
Planning Department,Santa Clara County Fire Department and the water company.
11. 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.
12. NPDES CONSTRUCTION GENERAL PERMIT
When and where it is required by the State Water Resources Control Board (SWRCB), the developer
must obtain a Notice of Intent (NOI) from the SWRCB, which encompasses preparation of a Storm
Water Pollution Prevention Plan(SWPPP),use of construction Best Management Practices (BMPs) to
control storm water xunoff quality, and BMP inspection and maintenance.
13. C.3 REQUIREMENTS
C.3 regulated improvements are required for all projects creating and/or replacing 10,000 S.F. or
more of impervious surface (collectively over the entire project site). The developer shall reserve a
minimum of 4% of developable surface area for the placement of low impact development
measures, for storm water treatment, on the tentative map, unless an alternative storm water
treatment plan, that satisfies C.3 requirements, is approved by the City Engineer.
The developer must include the use and maintenance of site design, source control and storxn water
treatment Best 1VTanagement Practices (BMPs), which must be designed per approved numeric
sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement Agreement,
Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing
operation and maintenance of treatment BMPs are each required.
All storm water management plans are required to obtain certification from a City approved third
party reviewer.
14. EROSION CONTROL PLAN
Developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan
should include all erosion control measures used to retain materials on site. Erosion control notes
shall be stated on the plans.
Resolution No.6740 DP-2014-01 May 27,2014
15. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all
grading/erosion control work in conjunction with this project.
16. OPERAT'IONS&MAINTENANCE AGREEMENT
Developer shall enter into an Operations & Maintenance Agreement with the City prior to final
occupancy. The Agreement shall include the operation and maintenance for non-standard
appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk,
pavers, and street lights.
17. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer to be approved by
the City. The plan shall include a temporary traffic control plan for work in the right of way as well
as a routing plan for all vehicles used during construction. All traffic control signs must be reviewed
and approved by the City prior to commencement of work. The City has adopted Manual on
Uniform Traffic Control Devices (MUTCD) standards for all signage and striping work throughout
the City.
18. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
19. FULL TRASH CAPTURE SYSTEM
The developer will be responsible for installing a full trash capture system/device to capture trash
from the onsite storm drain before the storm water reaches the City owned storm drain system and
storm inlets in the street adjacent to the project, to the satisfaction of the City Engineer. A full
capture system or device is a single device or series of devices that traps all particles retained by a 5
mm mesh screen and has a design treatment capacity of not less than the peak flow rate Q resulting
from a one-year, one-hour storm in the sub-drainage area (see the Municipal Regional Permit
section C.10 for further information/requirements).
20. TRASH ENCLOSURES
The trash enclosure plan shall be submitted and must be designed to the satisfaction of the
Environmental Programs Manager and the City of Cupertino Trash and Recycling Enclosure
Guidelines. Clearance by the Public Works Department is needed prior to obtaining a building
permit.
21. REFUSE TRUCK ACCESS
Developer must obtain clearance from the Environmental Programs Manager in regards to refuse
truck access for the proposed development.
22. STREET TREES
Street trees shall be planted within the Public Right of Way to the satisfaction of the City Engineer
and shall be of a type approved by the City in accordance with Ordinance No. 125.
23. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
Resolution No.6740 DP-2014-01 May 27,2014
24. SANTA CLARA COUNTY FIRE DEPARTMENT
A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department
prior to issuance of building permits. Clearance should include written approval of the location of
any proposed Fire Backflow Preventers, Fire Department Connections and Fire Hydrants (typically
Backflow Preventers should be located on private property adjacent to the public right of way, and
fire department connections must be located within 100' of a Fire Hydrant).
25. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as
needed.
26. SANTA CLARA WATER DISTRICT CLEARANCE
Provide Santa Clara water district approval before issuance of a building perxnit. T'he developer
shall pay for and obtain Water District permit for activities or modifications within the District
easement or fee right of way or affecting District facilities.
27. CALIFORNIA WATER SERVICE COMPANY CLEARANCE
Provide California Water Service Company approval for water connection, service capability and
location and layout of water lines and backflow preventers before issuance of a building permit
approval.
28. DEDICATION OF WATERLINES
Developer shall dedicate to the City all waterlines and appurtenances installed to City Standards
and shall reach an agreement with California Water Services Company for water service to the
subject development.
29. DEDICATION OF UNDERGROUND WATER RIGHTS
Developer shall "quit claim" to the City all rights to pump, take or otherwise extract water from the
underground basin or any underground strata in the Santa Clara Valley.
30. SANITARY DISTRICT
A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to
issuance of building permits.
31. UTTLITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including PG&E, AT&T,
and Water Company, and/or equivalent agencies) will be required prior to issuance of building
perxnits.
Resolution No.6740 DP-2014-01 May 27,2014
PASSED AND ADOPTED this 27� day of May, 2014, Regular Meeting of the Planning Commission of
the City of Cupertino, State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Brophy, Vice Chair Lee,Sun, Gong, Takahashi
NOES: COMMISSIONERS: none
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS: none
ATTEST: APPROVED:
/s/Aarti Shrivastava /s/Paul Bro�hy
Aarti Shrivastava Paul Brophy, Chair
Assistant City Manager Planning Commission
G:�Planning�PDREPORT\RES�2014\DP-2014-01 res.doc
ASA-2014-01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6741
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL
OF AN ARCHITECTURAL AND SITE APPROVAL PERMIT TO ALLOW FOR THE CONSTRUCTION
OF A CLUBHOUSE AND SEVEN APARTMENT UNITS INCLUDING PARKING LOT,
LANDSCAPING AND OTHER SITE MODIFICATIONS AT AN EXISTING APARTMENT COMPLEX
LOCATED AT 10159 S BLANEY AVENUE (369-03-008)
SECTION I: PROTECT DESCRIPTION
Application No.: ASA-2014-01
Applicant: Mike Ducote
Property Owner: Biltmore Apartments
Location: 10159 S Blaney Avenue (APN: 369-03-008)
SECTION II: FINDINGS FOR AN ARCHITECTURAL AND SITE APPROVAL PERMIT:
WHEREAS, the Planning Commission of the City of Cupertino received an application for an
Architectural and Site Approval Permit as described in Section I. of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of
the City of Cupertino, and the Planning Comrnission has held at least one public hearing in regard to
the application; and
WHEREAS, the applicant has met the burden of proof required to support said application; and
WHEREAS, the Planning Commission finds as follows with regard to this application:
1. T'he proposal, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general
welfare, or convenience;
Given that the project is consistent with the General Plan and Zoning Ordinance and has been designed to be
compatible with and respectful of adjoining land uses, the project will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public health, safety, general
welfare, or convenience.
2. The proposal is consistent with the purposes of Chapter 19.168, Architectural and Site Review, of the
Cupertino Municipal Code, the General Plan, any specific plan, zoning ordinances, applicable
planned development permit, conditional use permits, variances, subdivision maps or other
entitlements to use which regulate the subject property including, but not limited to, adherence to
the following specific criteria:
Resolution No.6741 ASA-2014-01 May 27,2014
a. Abrupt changes in building scale have been avoided. A gradual transition related to
height and bulk has been achieved between new and existing buildings.
The project is compatible with the scale of the surrounding residential buildings and streetscape in
terms of height, bulk, and form. The proposed two-story height would generally be about the same
height as the surrounding apartment complexes.
b. Design harmony between new and existing buildings has been preserved and the
materials, textures and colors of new buildings harmonize with adjacent development
with design and color schemes, and with the future character of the neighborhood and
purposes of the zone in which it is situated. The location, height and materials of walls,
fencing, hedges and screen planting harxnonize with adjacent development. Unsightly
storage areas, utility installations and unsightly elements of parking lots have been
concealed. Ground cover or various types of pavements have been used to prevent dust
and erosion, and the unnecessary destruction of existing healthy trees has been avoided.
Lighting for development is adequate to meet safety requirements as specified by the
engineering and building departments, and shielding to adjoining property owners.
The project is designed in a modern architectural theme to update the project and connect it with
other recently approved units within the complex. The location, height, and massing of the
buildings are compatible with the adjacent and surrounding developments. All above ground
utility installations are required to be screened from public view. The number, location, color, size,
and height of proposed landscaping has been planned to conform to the Protected Tree Ordinance
standards and shall positively affect the appearance of the site, and harmonize with the existing
development.
c. The number, location, color, size, height, lighting and landscaping of outdoor advertising
signs and structures have been designed to minimize traffic hazard, positively affect the
general appearance of the neighborhood and harmonize with adjacent development.
If signage is requested, the project is required to submit a master sign program in order to ensure
that exterior signage is designed and located to minimize traffic hazards, positively affect the
general appearance of the neighborhood, and harmonize with adjacent development.
d. This new development has been designed to protect residents from noise, traffic, light
and visually intrusive effects by use of buffering, setbacks, landscaping, walls and other
appropriate design measures.
The project has been designed to protect residents from noise, traffic, light and vfsually intrusive
effects by use of setbacks, landscaping, walls and other appropriate design measures.
NOW, THEREFORE,BE IT RESOLVED:
That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in
this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2
thereof,:
T'he application for an Architectural and Site Approval Permit, Application no. ASA-2014-01 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
no. ASA-2014-01 as set forth in the Minutes of Planning Commission Meeting of May 27, 2014, and are
incorporated by reference as though fully set forth herein.
Resolution No.6741 ASA-2014-01 May 27,2014
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set dated May 16, 2014, consisting of 19 sheets labeled G0.0, SP1.0,
SP1.1, SP1.3, A2.1, A2.2, A3.1, A4.0, A4.1, A5.1, A5.2, C-1.0, L-0.1, L-0.2, L-1.1, L-1.2, L-2.1, and L-2.2,
entitled, "Biltmore Clubhouse, 10159 S Blaney Avenue, Cupertino, CA" prepared by Studio T;
Architecture, Planning&Urban Design, except as may be amended by conditions in this resolution.
2. ACCURACY OF 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. CONCURRENT APPROVAL CONDITIONS
T'he conditions of approval contained in file nos. DP-2014-01 and TR-2014-18 shall be applicable to
this approval.
4. FINAL BUILDING DESIGN
The final building design and exterior treatment plans shall be reviewed and approved by the
Director of Community Development prior to issuance of building permits. The Director of
Community Development may approve additional designs or make minor variations as deemed
appropriate. 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 modification approval.
5. FINAL ARCHITECTURAL, SITE, AND LANDSCAPING DETAILS
Prior to building permit issuance, the final architectural, site, and landscaping de tails shall be
reviewed and approved by the Director of Community Development, including,but not limited to:
a. Building design and exterior treatments
b. Frontage details
c. Paving details
d. Landscaping and tree selection and arrangement
e. Private common open space area
f. Fencing and lighting details
6. REPLACEMENT PLANTING PLAN
The final replacement planting plan shall be reviewed and approved by the Planning Division prior
to issuance of building permits. The variety, size, planting distance shall be consistent with the
City's requirements
7. ROOFTOP EQUIPMENT AND OTHER ABOVE-GROUND EQUIPMENT SCREENING
All mechanical and other equipment on the building or on the site shall be screened so they are not
visible from public street areas or adjoining developments. The height of the screening shall be
taller than the height of the mechanical equipment that it is designed to screen. A line of sight plan
may be required to demonstrate that the equipment will not be visible from any public right-of-way.
The location of the equipment and necessary screening shall be reviewed and approved by the
Director of Community Development prior to issuance of building permits.
Resolution No.6741 ASA-2014-01 May 27,2014
8. 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.
9. MODIFICATION OF APPROVED PLANS
The Director of Community Development is empowered to review and approve amendments to the
project considered minor per section 19.12 Administration—of the Zoning Ordinance.
10. INDEMNIFICAT'ION
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City
Council, its officers, employees and agents (the "indemnified parties") from and against any claim,
action, or proceeding brought by a third party against the indemnified parties and the applicant to
attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project,
including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in
defense of the litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice.
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 Govern ment 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 27th day of May, 2014, Regular Meeting of the Planning Commission of
the City of Cupertino, State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Brophy,Vice Chair Lee, Sun, Gong,Takahashi
NOES: COMMISSIONERS:none
ABSTAIN: COMMISSIONERS:none
ABSENT: COMMISSIONERS: none
ATTEST: APPROVED:
/s/Aarti Shrivastava /s/Paul Bro�hy
Aarti Shrivastava Paul Brophy, Chair
Assistant City Manager Planning Commission
G:\Planning\PDREPORT\RES\2014\ASA-2014-01 res.doc
TR-2014-18
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6742
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING
A TREE REMOVAL PERMIT TO ALLOW THE REMOVAL AND REPLACEMENT OF 48 TREES TO
FACILITATE THE CONSTRUCTION OF AN EXPANSION AND ASSOCIATED SITE
IMPROVEMENTS LOCATED AT 10159 S BLANEY AVENUE (369-03-008)
SECTION I: PROJECT DESCRIPTION
Application No.: TR-2014-18
Applicant: Mike Ducote
Property Owner: Biltmore Apartments
Location: 10159 S Blaney Avenue (APN:369-03-008)
SECTION II: FINDINGS FOR TREE REMOVAL PERMIT:
WHEREAS, the Planning Commission of the City of Cupertino received an application for a Tree
Removal Permit as described in Section I. of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of
the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to
the application; and
WHEREAS, the applicant has met the burden of proof required to support said application; and
WHEREAS, the Planning Commission finds as follows with regard to this application:
a) That the trees are irreversibly diseased, are in danger of falling, can cause potential damage to
existing or proposed essential structures, or interferes with private on-site utility services and
cannot be controlled or remedied through reasonable relocation or modification of the structure or
utility services;
The City's consulting arborist has determined that the trees proposed for removal are all in conflict with the
proposed new building and site improvements.
b) That the location of the trees restricts the economic enjoyment of the property by severely limiting
the use of property in a manner not typically experienced by owners of similarly zoned and situated
property, and the applicant has demonstrated to the satisfaction of the approval authority that there
are no reasonable alternatives to preserve the tree(s).
The City's consulting arborist has determined that the trees proposed for removal are all in conflict with the
proposed new building and site improvements.
Resolution No.6742 TR-2014-18 May 27,2014
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in
this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2
thereof,:
The application for a Tree Removal Permit, Application no. TR-2014-18 is hereby recommended for
approval 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 no. TR-2014-18 as set forth
in the Minutes of Planning Commission Meeting of May 27, 2014, and are incorporated by reference as
though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set dated May 16, 2014, consisting of 19 sheets labeled G0.0, SP1.0,
SP1.1, SP1.3, A2.1, A2.2, A3.1, A4.0, A4.1, A5.1, A5.2, C-1.0, L-0.1, L-0.2, L-1.1, L-1.2, L-2.1, and L-2.2,
entitled, "Biltmore Clubhouse, 10159 S Blaney Avenue, Cupertino, CA" prepared by Studio T;
Architecture,Planning&Urban Design,except as may be amended by conditions in this resolution.
2. ACCURACY OF 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. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the
building plans.
4. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. ASA-2014-01 and DP-2014-01 shall be applicable to
this approval.
5. TREE PROTECTION
The existing trees to remain shall be protected during construction per the City's Protected Tree
Ordinance (Chapter 14.18 of the municipal code). The City's standard tree protection measures shall
be listed on the plans, and protective fencing shall be installed around the trees to remain prior to
issuance of building permits. A report ascertaining the good health of these trees shall be provided
prior to issuance of final occupancy.
6. REPLACEMENT PLANTING PLAN
The final replacement planting plan shall be reviewed and approved by the Planning Division prior
to issuance of building permits. The variety, size, planting distance shall be consistent with the
City's requirements.
Resolution No.6742 TR-2014-18 May 27,2014
7. ARBORIST REVIEW OF EXISTING AND NEW SITE TREES
The applicant shall plant replacement trees in accordance with the replacement requirements of the
Protected Tree Ordinance. The trees shall be planted prior to final occupancy of site permits.
The final planting plan shall be reviewed and approved by the Director of Community
Development prior to issuance of building permits. The Director of Community Development shall
have the discretion to require additional tree replacements as deemed necessary. An ISA Certified
Arborist shall confirm that the replacement trees were planted properly and according to plan prior
to final occupancy.
8. 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.
9. INDEMNIFICATION
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City
Council, its officers, employees and agents (the "indemnified parties") from and against any claim,
action, or proceeding brought by a third party against the indemnified parties and the applicant to
attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project,
including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in
defense of the litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice.
10. 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.6742 TR-2014-18 May 27,2014
PASSED AND ADOPTED this 27th day of May, 2014, Regular Meeting of the Planning Commission of
the City of Cupertino, State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Brophy, Vice Chair Lee, Sun, Gong, Takahashi
NOES: COMMISSIONERS:none
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS:none
ATTEST: APPROVED:
/s/Aarti Shrivastava /s/I'aul Bro�hy
Aarti Shrivastava Paul Brophy, Chair
Assistant City Manager Planning Commission
G:\Planning\PDREPORT\RES\2014\TR-2014-18 res.doc
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10159 S BLANEY AVE., CUPERTINO, CA
PROJECT DIRECTORY
OWNER
PROMETHEUS REAL ESTATE GROUP
1900 SOUTH NORFOLK ST.,#150
SAN MATEO,CALIFORNIA 94403
CONTACT PERSON:MICHAEL DUCOTE
650.931.3457
LANDSCAPE:
THUILOT ASSOCIATES.
2245 5TH STREET
BERKELEY,CALIFORNIA 94710
CONTACT:JACOB TOBIAS
510.848.3200
CML
BKF
4670 WILLOW ROAD
PLEASANTON,CALIFORNIA 94588
CONTAGT PERSON:ALEXIS MATUSEK
925.396.7700
ARCHITECT:
STUDIO T-SQ.,INC.
304 12TH STREET,SUITE 2A
OAKLAND,CALIFORNIA 94607
CONTACT:RAY WELTER
S 10.451.2850
_ARBORISTg
ARBORWELL
2337 AMERICAN AVENUE
HAYWARD,CALIFORNIA 94545
CONTACT;SAM OAKLEY
888.969.8733
SCOPE OF WORK
DEMOLITION OF THE EXISTING CLUBHOUSE/LEASING OFFICE,ENTRY
PATH,POOL DECK AND PLAY AREA.NEW CONSTRUCTION WILL BE A
NEW CLUBHOUSE/LEASING OFFICE WITH 7 NEW RESIDENTIAL UNITS,
NEW ENTRY COURT/PARKING AREA;NEW POOL DECK AND FENCE;NEW
PLAY AREA;NEW LANDSCAPING
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SHEET INDEX
TITLE
G0.0 TITLE SHEET
ARCHITECTURAL
SP1.0 EXISTING CONDITIONS
SPl.l OVERALL SITE PLAN
SP1,2 ENLARGED SITE PLAN
SP1.3 DEMOLITION PLAN
A2.1 FIRST FLOOR PLAN
A2,2 SECOND FLOOR PLAN
A3,1 ELEVATIONS
A4,0 SITE SECTIONS
A4.1 SECTIONS
A5.1 PERSPECTNES
A5.2 PERSPECTNES
CIVIL
C-1.0 GRADING AND STORMWATER MANAGEMENT PLAN
LANDSCAPE
L0.1 EXISTING TREE DISPOSITION PLAN
L0.2 EXISTING TREE DISPOSITION NOTES
Ll.i ILLUSTRATNE PLAN
L1.2 ILLUSTRATNE PLAN ENLARGEMENT
L2.1 PLANTING PLAN
L2.2 PLANTING NOTES AND LEGEND
PROJECT SUMMARY
PIiOJECT SUMMARY{existing Biltmo�e Apartrnents site only}
EXISTING PROPOSED
GENERAI PIAN DESIGNA710H I I.ah ot T�c Cit�Spc�it�c Flan Arca I I;art ut Thc Cit�S ccitic Plan Arca
ZONING DE516NAllON Central Stevens Crrek P R-3}10-20 Centr�l Stevens Creek P(R-i 10-20
SITE AREA
r,e�n���;�..n�„�c�w.i a4oi�rs iii��>>�c mOA�rs<.n��n.�iac.
Gros:.Rrca�sq.tt&xre<j 479.G04s.tt. L1.Ul�t. 479G04s.ic'11.01ac
DENSfTY CALCUTATtON
[��vel li ng Units Per Type
Stutlin 0 7
]Octlroom 77 ?7
28rdroom 1170 100
3 Brdroom tl B
AI lowahle da�sity:Z2�uniL�
11.01 x 20 185 192
MEIGHT OF STRUCiU1�5
M�xiniurt�HN�i};l�� ip'•I)" 7�f'-0"
NuniB�r nf Stc�ries 2 2
REQUIqED SET8ACK5
Front 35'•0" 17�'�0"
$idr 1�?bld�.h�l.Ur 10'miri. 79(--'.>"
5[mM(ROdriquci) 1 2 bld h .or LO'mi n. 243�3"
Re�r 1-1/2bld.n .or.t7'min. 448'�(1"
BUILDING AREA
f.l��bho��.r :i.000..fi !,t'lp..fi.
Unit 1C 1 N A 731s.tt.
FirsiFloorTotal 3,OOOs.ft. 5,921s.ft.
Unit lA j10Gx2� N/A 1 112 sq.h.
Unit1B 710x2 N A 1.4ROz.ft.
Unit 1C N/A 713sq.ft.
Unil_ti) N/A l�R;y�q.YI.
Outdxr/Mist. N/A dRJ: ft
Second Flooriotal N/A 4,979 sq.ft.
POOIHpuf! Nfrl ;lK�;.fl.
@uildin r•�t�i 3000s.tt. 11,278s.h.
IATCOVERAGE zr.�n,ilza,:ioasa.k.ra�u?,xt�;:q.k.) 29)6 127,(iU3s.ft./44t!,'S27,q.ft.J
FLOOR AI�A RATIO 0.G Q.61
BUII�NG PADELEVATION 210.4 210.4
CURB EIEVATIO N 2V4.�5 2W.�5
NUMBER OF EMVIO�EES ) 3
PARKING Resfdantial ind.StQVansCroQkSitQ
Totalperdtiyellin unit 1.H 1.E2
Providrd 4ti7 4b5
Uni-sixe 160 d77
ActeSZihlc 7 8
NOURSOFOPERAl10N 9am- m 4am• m
USE Clubhousr and lrnsing Uffice flubhousellrasing
�i}iCP RRSIf�PR[IAI UfiIIC
PAVNJG ARFA
Sq�arr Foota e 146,D77 s,ft.(incl. ool deck 152,629s.ft.incl. I deck
a�<�i��.�i���a�rtl ��,�o� ac m,�
1AN06tAPEAREA
5 �re fooW e 260 421 .ft. 250,614 s.h.
�,of r�et lot area 44.709h a3.10%
CpHN�CN pPEN SVACE
6]671 s.ft.27 750s.h.requircd 61 B71 s it.28 800s.ft.rc ired
COI�MAON MARDSCAPESPACE
5,417�.ft S.SSU s.k.re u ired 5,�l25�.it.S.TriU�.k.�r ui rrd
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: (510) 451-2650
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: (510) 451-2850
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IN CONKIDENCE FOR iHE LIMITED PURPOSE OF
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Perspectives
Job No. 13015
Date: 5/16/2014
Scale: N.T.S.
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1. ALL NEW HARDSCAPE SURFACE FLOWS TO
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2. RUNOFf FROM THE NEW PLAY AREA AND
SURROUNDING NEW LANDSCAPE PATHS SURFACE
FLOWS INTO ADJACENT LANDSCAPING FOR
1REATMENT.
� BIORETENTION AREA TABLE
PROPOSED REQUIRED POTENTIAL EXCESS
IMPERVIOUS AREA BIORETENTION BIORETENTION BIORETENTION
SF 2 AREA SF� AREA(SF) AREA(SF)
21,420 857 1,035 178
I NOTES:1.REQUIRED TREATMENT AREA IS CALCULAlED AS 4°k OF THE
PROPOSED IMPERVIOUS AREA
2.PROPOSED IMPERVIOUS AREA DOES NOT INCLUDE?HE NEW
PLAY AREA SURFACE AND SURROUNDING PATHS,WHICH DRAIN
INTO ADJACENT LANDSCAPE AREAS
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DETAIL NOTES:
1. PLACE 4" MIN. DIA. APPROVED NOYO C068LE (OR APPROVED EQUIVALENT)
FLUSH WITH CHANNEL SURFACE AROUND ALL STRUCTURES WITHIN BIORETENTION
AREA (DRAINAGE BUBBLERS, OVERFLOW DRAINS, SIGNS, LIGHT POSTS, IRRIGATION
BOXES, ETC.), EXTENDING 12" FROM EDGE OF STRUCTURE.
2. TREATMENT SOIL TO BE UNCOMPACTED AT FINAL CONDITION. KEEP HEAVY
EQUIPMENT OUT OF TREATMENT AREAS.
3. STRUCTURAL BIORETEN110N RETAINING WALL WITH FOOTING OR CROSS-BRACING
REQUIRED AT ALL LOCATIONS WHERE BIORETENTION BASINS ARE LESS THAN 3'
FROM CURB OR WALL.
BIORETENTION AREA DETAIL
NTS
: Architecture
: Planning
: Urban Design
: 304 12th Street,Suite 2A
: Oakland,Califomia 94607
: (510) 451-2850
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARV TO STUDIO T-S0,INC.Aryp IS FURNISHED
IN CONFIDENCE FOR 1HE LIMITED PURPpSE OF
EVALUATION OR REVIEW.THIS DOCUMENT OR ITS
CONTENTS MAV NOi BE USED FOR ANY pTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF SNDIO T-5�.,INC.ALL PoGHTS RESERVED,
COPVRIGMT 2070.
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Job No. 13015
Date: 5/16/2014
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TREE DISPOSITION
� REMOVE DUE TO DESIGN IMPACTS
x REMOVE DUE TO CONDITION
QT TRANSPLANT
Q PRESERVE
ALL TREES NOT OTHERWISE
INDICATED SHALL BE PRESERVED.
NOTES:
1.THE NUMBERS AT EACH TREE REFER TO
THE TAG NUMBER LISTED IN THE"BILTMORE
APARTMENT TREE INVENTORY&
ASSESSMENT"DATED DEC.6,2013. REFER
TO THAT DOCUMENT FOR FURTHER
INFORMATION ABOUT THE TREES INDICATED.
2.REFER TO SHEET L-0.2 FOR TREE
INVENTORY DATA.
3.REFER TO THE PLANTING PLAN,SHEET
L-2.1,FOR THE PROPOSED LOCATIONS OF
THE TREES TO BE TRANSPLANTED.
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ASSOCIATI
LANDSCAPE ARCHITECT
2245 5th Street
Berkeley,CA 94107
510-848-3200
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1.TREE-PROTECTION REQUIREMENTS SHALL BE INCLUDED IN THE
TECHNICAL SPECIFICATIONS OF THE CONSTRUCTION DOCUMENTS.
2.TREE PROTECTION ZONES SHALL BE ESTABLISHED FOR ALL TREES NOT
INDICATED TO BE REMOVED OR TRANSPLANTED(WITHIN OR OUTSIDE OF
THE LIMIT-OF-WORK)THAT MAY BE IMPACTED BY CONSTRUCTION
ACTIVITIES. THE TREE PROTECTION ZONES WILL BE INDICATED IN THE
CONSTRUCTION DOCUMENTS. A PRE-CONSTRUCTION MEETING WITH A
CERTIFIED ARBORIST WILL BE HELD TO VERIFY THE TREE-PROTECTION
ZONES.
3.TREE PROTECTION ZONES SHALL BE DELINEATED BY FENCING ALONG
THE DRIPLINE OF THE TREES,OR AS OTHERWISE APPROVED BY THE
CERTIFIED ARBORIST.
3.TREE FENCING SHALL BE ERECTED PRIOR TO DEMOLITION,GRADING OR
CONSTRUCTION AND REMAIN IN PLACE UNTIL FINAL INSPECTION.
4.THE TREE PROTECTION ZONE SHALL BE MULCHED TO A 6-INCH DEPTH,
UNLESS MULCH WOULD BE DELETERIOUS TO EXISTING PLANTING THAT IS
INDICATED TO REMAIN.
5.THE FOLLOWING SHALL BE PROHIBITED WITHIN THE TREE PROTECTION
ZONE:VEHICLES AND CONSTRUCTION EQUIPMENT,MATERIALS
STOCKPILING,RUNOFF AND SPILLAGE OF CHEMICALLY INJURIOUS
MATERIALS,EROSION,FLOODING,EXCESSIVE WETTING OR DRYING.
6.EXISTING TREES SHALL BE WATERED AS NECESSARY TO MAINTAIN
THEIR HEALTH FOR THE DURATION OF THE CONSTRUCTION PERIOD.
7.ANY CONSTRUCTION WORK THAT IS INDICATED TO TAKE PLACE WITHIN
THE TREE PROTECTION ZONE SHALL BE APPROVED AND SUPERVISED BY
A CERTIFIED ARBORIST. WHERE NECESSARY,ROOTS SHALL BE PRUNED
WITH CLEAN,SHARP TOOLS AND SHALL BE PROTECTED FROM DRYING.
EXCAVATION WITHIN THE TREE PROTECTION ZONES SHALL BE DONE BY
HAND. WHEREEVER POSSIBLE,UTILITIES SHALL BE INSTALLED BY BORING
UNDER EXISTING ROOTS LARGER THAN 1",RATHER THAN TRENCHING
WITHIN THE TREE PROTECTION ZONE.
8.TREES SHALL BE PRUNED ONLY UNDER THE APPROVAL AND
SUPERVISION OF A CERTIFIED ARBORIST.
9.FOR ADDITIONAL TREE-PROTECTION REQUIREMENTS,REFER TO THE
"BILTMORE APARTMENT TREE INVENTORY&ASSESSMENT"DATED DEC.6,
2013,PREPARED BY ARBORWELL.
TREE REPLACEMENT QUANTITIES
SIZE
DISPOSITION <12" 12"-18" 18"-36" >36"
REMOVE DUE TO CONDITION 5 2 6 1
REMOVE DUE TO DESIGN 13 3 2 0
REPLACEMENTS REQUIRED: (22)24"-BOX&(9)36"-BOX
PROPOSED TREES:(17)24"-BOX&(19)36"-BOX
11\LLIIYVLIYIVI\1 V/11/'�
a�,�c�► ►�i`nc Wfdth
Ta Common Name Specles Inches) (feet) (feet) Health Structure Acdon Notes
300 Coast Redwood Sequaa sempervirens 31 60 25 Good Good Preserve
305 Coast Redwood Sequoia sempervirens 30 60 25 Good Good Preserve
306 Coast Redwood Sequaa sempervirens 30 60 25 Good Good Preserve
307 Sweetgum [ipuidombor styrocifluo 26 40 25 Fair Marginal Remove Poor Structure l
311 Crape Myrtle Loyerstroemia indica 4 20 10 Good Good Transplant
312 Crape Myrtle logerstroemia indico 7 25 20 Good Good Transplan[
313 Sweetgum Liquidambarstyraciflua 20 40 25 Fair Marginal Remove �
314 Coast Redwood Sequoia sempervirens 25 60 30 Good Good Vreserve
316 Coazt Redwood Sequoia sempervirens 37 70 30 Good Good Preserve
317 Sweetgum Liquidambor sryroci/lua 22 4 25 Fair Marginal Remove �nduded bark and branch �
tailures
319 Sweetgum Cipuidombor styraciJlua ]0 30 15 Fair Poor Remove Failed top;Included bark �
323 Dracaena Cordyline australis 20@ 20 10 Fair Fair Remove due to Too dose to structure /
design impacts
325 Olive Olea euopaeo 36@ 20 30 Fair Fair Transplant
335 Brisbane Box Tristoniopsis laurina 13@ 15 15 Good Good Transplant
336 Brisbane Box Tristoniopsis laurino 6 15 10 Good Good Preserve
345 Crape Myrtle Logerstrcemia rndico 9@ 10 10 Good Good Transplant
346 Brisbane Bo� Tristoniopsis laurina IS@ 20 10 Good Good Transplant
347 Crape Myrtle Lagerstrcemio indica 12@ 10 10 Good Good Transplant
348 Brisbane BoK Tristaniopsis laurina 6 10 10 Good Good Remove due to �
design impacts
Remove due to /
349 Evergreen Pear Pyrus kowakomii 9 15 15 Fair Fair design impacts Leaning
350 Evergreen Vear Pyrus kawakomii 10@ 10 15 Fair Fair Remove due ro
design impacts �
Remove due ro �
351 Evergree�Pear Pyrus kowakomir 10@ 10 10 Fair Fair design impacts DBH approximated
352 Crape Myrtle Logerstroemia indiro 3 10 5 Good Good Transplant
353 Swee[gum liquidamborsryraciflua S 20 10 Fair Fair Remove due[o �-
design impacts
Remove due to
354 Sweetgum Liquidamborsryrociflua 7 25 10 Fair Fair design impacts �
355 Sweetgum Liquidambar sryracifluo 12 30 20 Fair Fair Remove due to �
design impacts
356 Sweetgum Liquidombarsryraciflua 12 30 25 Fair Marginal Remove Poor strucuture;Visible �
decay on branches
363 Red Ironbark Eucatyptus sideroxylon 12 30 20 Fair Marginal Remove Included bark '
364 Crepe Myrtle LogersVOemia indico 5 20 15 Good Good Transplant
365 Crape Myrtle Logerstroemia indica 4 15 15 Good Good Transplant
366 Crape Myrtle Logentroemia indica 4 15 15 Good Good Transplant
367 Chinese pistache Pistocia chinensis 5 20 15 Fair Fair Remove due to „
design impacts
368 Crape MyRle Logerstroemia indica 4 15 10 Good Good Transplant
369 Sweetgum Liquidombarstyrociflua 11 30 20 Fair Marginal Remove Poorstructure �
370 Sweetgum Liquidombar styrociflua 10 30 20 Fair Marginal Remove Poor structure /
371 Evergreen Pear Pyrus kowakamii 18� 15 15 Fair Fair Remove due to f
design impacts
372 Evergreen Pear Pyrus kowakomii 13@ IS 15 Fair Fair Remove due N /
design impacts
383 Evergreen Pear Pyrus kawakomii 9 15 15 Fair Fair Remove due to O�d trunk wound �
design impacts
384 Red Ironbark Euca/yptus sideroxylon 19 40 25 fair Marginal Remove Poor structure .-
385 Crape Myrtle laqerstroemia indico 4� 8 5 Good Good Remove due to ,
design impacts
386 Canary Island Pine Pinus connariensis 36 60 30 fair Poor Remove Severe iean over �
s[ructure/codominant rop
387 Monterey Pine Vinus radiata 21 40 25 fair Marginal Remove Vine pitth canker infection �
388 Canary Island Pine Pinus cannariensis 24 60 25 fair Marginal Remove Excessively pruned;Low
crown diamteter ratio
389 Crape Myrtle Logerstrcemio indica 8� 10 10 Good Good Remove due to
design impacts
390 Crape Myrtle lagerstrcemia indico 13@ 10 10 Good Good Aemove due to
design impads
391 Olive Olea euopaeo 12 20 30 Fair Fair lransplant
392 Olive Olea euopoea 25 20 30 Fair fair Transplant
393 Sweetgum liquidambar styraciflua ll 40 15 Fair Marginal Remwe Crooked trunk;Poor y
structure
394 Olive Ofea euopoeo 34@ 35 30 Fair Fair Trensplant
395 Sweetgum LiquidombarstyraciJlua S 15 10 Fair Poor Remove Stuntedgrowth
Remove due to
396 Evergreen Pear Pyrus kowokomii 8 25 15 Fair Fair .
design impacts
a Sweetgum Liquidambar styraci/lua 19 SO 25 Fair Fair Remove due to .
design impacts
6 Red Gum Eucalyptus Eucalyptus comoldulensis 36 100 60 Voor Poor Preserve
c Red Gum Eucalyptus Eucalyptus comoldulensis 37 90 60 fair Fair Preserve
d Weepi�g Bottlebrush Callistemon viminalis 11 35 25 Fair Fair Preserve
SOURCE:
"BILTMORE APARTMENT TREE INVENTORY�ASSESSMENT"DATED DEC.6,2013,PREPARED BY ARBORWELL.
TREES LISTED IN THE INVENTORY DOCUMENT THAT ARE NOT LISTED ABOVE ARE OUTSIDE OF THE LIMIT OF WORK.
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ASSOCIATI
LANDSCAPE ARCHITECT
2245 5th Street
Berkeley,CA 94107
510-848-3200
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PRELIMINARY LIGHTING LEGEND
� POLE LIGHT
• BOLLARD LIGHT
� IN-GROUND PATH LIGHT
� LIGHTING FOR SIGNAGE
T SCONCE MOUNTED TO COLUMNS,8
HIGH
SEASONAL DECORATIVE LIGHTING,
TIVOLI STRING LIGHTS
NOTES: �
1.ALL LIGHTING SHALL BE DARK SKY COMPLIANT WITH FULL CUTOFF �
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� ILEX CRENATA'SOFT TOUCH' M
� PITTOSPORUM TOBIRA'WHEELER'S DWARF' M
� WESTRINGIA FRUTICOSA'MORNING LIGHT' �
� RHAPHIOLEPIS tNIDICA'CLARA' �
� YUCCA FLACCIDA"YELLOW STRIPE' �
� HEMEROCALLIS'BY MYSELF' M
� ANIGOZANTHOS'ORANGE CROSS' �
� HEMEROCALLIS'HEARTS A FIRE' M
� DASYLIRION LONGISSIUMUM VL
� AGAPANTHUS'MOOD INDIGO' M
2 ILEX CRENATA'SOFT TOUCH' M
2 RHAPHIOLEPIS UMBELLATA'RUTRHALP' �
2 AGAPANTHUS'GOLD STRIKE' M
2 SESLERIA GREENLEES ITYBRID M
2 DIETES BICOLOR �
2 LOMANDRA LONGIFOLIA BREEZE M
3 DIETES BICOLOR �
3 YUCCA FLACCIDA"YELLOW STRIPE' �
3 SESLERIA GREENLEES ITYBRID M
3 LOMANDRA LONGIFOLIA BREEZE M
3 CAREX DIVULSA M
3 MUHLENBERGIA DURIA �
3 CHONDROPETALUM TECTORUM H
4 ROSA'ICEBERG' M
4 ANIGOZANTHOS'PINK JOEY' �
4 CAREX DIVULSA M
4 LOMANDRA LONGIFOLIA BREEZE M
4 DASYLIRION LONGISSIUMUM VL
4 TEUCRIUM CHAMAEDRYS �
4 CALLISTEMON CITRUS'LITTLE JOHN' �
4 WESTRINGIA FRUTICOSA'MORNING LIGHT' �
4 CHONDROPETALUM TECTORUM H
4 AGAPANTHUS'STORM CLOUD' M
4 HEMEROCALLIS ITYBRID'RED' M
4 HEMEROCALLIS ITYBRID'YELLOW' M
4 AGAPANTHUS ORIENTALIS'TINKER BELL' M
5 JUNCUS PATENS H
5 CAREX PRAEGRACILIS M
5 CAREX TUMILCOLA M
5 IRIS DOUGLASIANA �
SIZE
24"BOX
24"BOX
24"BOX
36"BOX
24"BOX
N/A
24"BOX
PLANTING DESIGN CRITERIA NOTES
1.WATER REQUIREMENTS ARE BASED ON WUCOLS III MANUAL
2.SEE L-0.1 AND L-0.2 FOR EXISTING TREE INFORMATION.
3.SEE L-2.2 FOR LANDSCAPE NOTES AND LEGEND.
4.ALL NEW PLANT MATERIAL WITHIN PROPERTY LINE SHALL BE MAINTAINED BY THE OWNER FOLLOWING INDUSTRY STANDARDS.
5.REFER TO CIVIL PLANS FOR GRADING,DRAINAGE AND STORMWATER MANAGEMENT DETAILS.
6.ALL PLANTING AREAS SHALL HAVE AMENDED TOPSOIL AND 3"BARK OR WOOD-CHIP MULCH.
7.ALL PLANTING WILL BE ARRANGED BY HYDROZONES BASED ON WATER NEEDS.
IRRIGATION DESIGN CRITERIA
1.IRRIGATION DESIGN TO COMPLY WITH AB-1881 REQUIREMENTS,
FOLLOWING STATEWIDE MODEL ORDINANCE DESIGN GUIDELINES
AND CITY REQUIREMENTS FOR WATER-EFFICIENT PLANTING AND
IRRIGATION.
2.ALL PLANTING AREAS SHOWN WILL BE IRRIGATED BY AN
AUTOMATIC IRRIATION SYSTEM.
3.HYDROZONES SHALL BE ON SEPARATE VALVES.
4.IRRIGATION SYSTEMS SHALL EMPLOY THE FOLLOWING
WATER-CONSERVATION FEATURES: (A)CONTROLLERS CAPABLE
OF RESPONDING TO ON-SITE WEATHER CONDITIONS;(B)
CONTROLLERS WITH MULTIPLE PROGRAMS;(C)WATERING
SCHEDULES WITH SHORT CYCLES;(D)RAIN SHUT-OFF DEVICES;(E)
DRIP AND BUBBLER IRRIGATION WHERE APPLICABLE.
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ASSOCIATES
LANDSCAPE ARCHITECTURE
2245 Slh Street
Berkeley,CA 94107
510-84&3200
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Legend
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L-2.2