Loading...
18630 Crabtree Ave Action Letter Comm . F lopme t De+jU,16Nij�4ITY DEVELOPMENT DEPARTMENT PI ' sion — upeFfANNING DIVISION cuPeRTino 4RPROVE CITY HALL Case # -008 1 10300 TORRE AVENUE • CUPERTINO, CA 95014-3255 Numbers TELEPHONE: (408) 777-3308 • FAX: (408) 777-3333 CUPERTINO CUPERTINO.ORG Approval Body: Director/ Staff Approval Date 11/01/23 Signature Danielle Condit NovemWf N;a3 Jenny J.Li 7068 Golden Gate Drive. San Jose,CA 95129 li iingjing@yahoo.com cc' fu333@yahoo.com SUBJECT: TWO-STORY-Application R-2023-008 This letter confirms the decision of the Director of Community Development, given on November 3, 2023, approving a Two-Story Permit (R-2023-008) to allow the construction of a new two-story single-family residence,with an attached two-car garage and Attached Accessory Dwelling located at 18630 Crabtree Avenue, with the following conditions: 1. APPROVED EXHIBITS The approval is based on a plan set entitled "LHT Investment Rebuild 18630 Crabtree Avenue, CA 95014", consisting of nineteen (19) sheets labeled "A1.1, A1.2, A2.0, A2.1, A2.2, A3.1 to A3.6, A2.0.1, C1, CALG, CBR, SV, A, B, and C" except as may be amended by conditions in this resolution. 2. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the building plans. 3. ACCURACY OF THE 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 property data may invalidate this approval and may require additional review. 4. 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. 18630 Crabtree Avenue Page 2 of 8 Comm Uhjy 3MM elopment Department PI5nnW?DMiblhi tIMTdBLIC WORKS CONFIRMATION FORM c U PE RT,N Q The propptR dV@Dcomply with the requirements indicated on the Public Works Case # Con rrLoot�nBbgm, including, but not limited to, dedications, easements, off-site im K9M]A b,M;) ergroun mg of utilities, all necessary agreements, and utility installations/relocations as deemed necessary by the Director of Public Works and Approval Body�eqk qr�� is health and safety. The Public Works Confirmation is a preliminary Approval DaterevQA/0Idi?J is not an exhaustive review of the subject development. Additional Signature MqMgWfM# may be established and implemented during the construction permitting processcanject construction plans shall address these requirements with the construction permit submittal, and all required improvements shall be completed to the satisfaction of the Director of Public Works prior to final occupancy. 6. WINDOWS: Windows with a sill height greater than 5' as measured from the finished floor shall be deemed as privacy windows.Future changes to privacy windows are subject to approval by the Director of Community Development. 7. PRIVACY PLANTING The final privacy planting plan shall be reviewed and approved by the Planning Division prior to issuance of building permits. The variety, size, and planting distance shall be consistent with the City's requirements. 8. PRIVACY PROTECTION COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures and tree protection requirements consistent with the R-1 Ordinance, for all windows with views into neighboring yards and a sill height that is 5 feet or less from the second story finished floor. The precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 9. FRONT YARD TREE The applicant shall indicate on site and landscape plans the location of a front yard tree (existing Cedar to remain) to be located within the front yard setback area in order to screen the massing of the second story. The front yard tree shall be a minimum 24-inch box and 6 feet planted height and otherwise be consistent with the City's requirements. 10. FRONT YARD TREE COVENANT The property owner shall record a covenant on this property with the Santa Clara County Recorder's Office that requires the retention and maintenance of the required front yard tree. The precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 11. LANDSCAPE PROTECT SUBMITTAL 18630 Crabtree Avenue Page 3 of 8 Comm Uhjy 3Melopment Department P1J'hWng(Diisiaaimmre-UJOeA ing permits, the applicant shall submit a full Landscape c u PE RT,N o Docum plp ME[)pkage, per sections 14.15.050 A, B, C, and D of the Landscape Case # Ordoann J(Y6Mojects with landscape area 2,500 square feet or more. The Landscape oQ r � )p � age shall e reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits, and additional Approval BodyieRM W4 fsections 14.15.050 E, F, G, H, and I will be required to be reviewed and Approval Datea 212MML�r3i'or to final inspections. Signature Danielle Condit 12. FENGESianager The location of all fences on the site shall be indicated on building permit plans, comply with Chapter 19.48, Fences, of the Cupertino Municipal Code, and must be reviewed and approved prior to issuance of building permits. 13. STANDARD ENVIRONMENTAL PROTECTION REQUIREMENTS Prior to issuance of any grading or building permits, the project applicant shall demonstrate compliance with Chapter 17.04 (Standard Environmental Protection Requirements) of the Cupertino Municipal Code, to the satisfaction of the Planning Director or his or her designee. All applicable environmental protection requirement measures shall be included in the applicable construction documents. 14. Bay Area Air Quality Management District(BAAQMD) Applicants for residential and/or other sensitive land use projects (e.g., hospitals, nursing homes, day care centers) must state in the applicable construction document where the site is located on the Bay Area Air Quality Management District(BAAQMD) Planning Healthy Places Map, as subsequently revised, supplemented, or replaced. This property is located in the"Implement Best Practices," area of the BAAQMD map. The project applicant shall implement, and include in applicable construction documents,the following best practices identified in the BAAQMD Planning Healthy Places Guidebook: a. Install air filters rated at a MERV 13 or higher. b. Locate operable windows,balconies, and building air intakes as far away from any emission source as is feasible. c. Incorporate solid barriers or dense rows of trees in a minimum planter width of 5 feet per row of trees between the residential and/or sensitive land use,and the emissions source into site design. d. Do not locate residential and/or sensitive land use on the ground floor units of buildings near non-elevated sources (e.g., ground level heavily traveled roadways and freeways). The project applicant shall include the applicable measures identified above, in the applicable construction documents prior to approval of the project. Specifically, the air intake design and MERV filter requirements shall be included on all applicable construction documents submitted to the City and verified by the City's Planning Division. 18630 Crabtree Avenue Page 4 of 8 Comm Uhjy 3MM elopment Department P l d f nMQ1[5K(MFJ)-I MW PERMIT REQUIREMENTS c u PE RT,N o At lWppFfbVF1Dprior to the start of any demolition,ground disturbing,or construction Case # zKtijd roject applicant shall send notices of the planned activity by first class i t- Wei For projects on sites less than 0.25 acres or one residential unit,the notices shall be sent Approval Body: Dk V&f10§ire%§#messes and residents within 100 feet of the project site. The notification Approva I Date soh Q1i?Aude a brief description of the project, the activities that would occur, the Signature Dania%i( Yby�i n activity would occur, and the construction period's overall duration.The notidiceaongshould include the telephone numbers of the contractor's authorized representatives that are assigned to respond in the event of a noise or vibration complaint.The project applicant shall provide the City with evidence of mailing of the notice, upon request. If pile driving, see additional noticing requirements in subsection 3(b)below. a. At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, which includes permitted construction days and hours, as well as the telephone numbers of the City's and contractor's authorized representatives that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor's representative receives a complaint, they shall investigate,take appropriate corrective action,and report the action to the City within three business days of receiving the complaint. 16. AVOID NESTING BIRDS DURING CONSTRUCTION Prior to issuance of the any demolition, grading and building permit, indicate the following on all construction plans: Demolition, construction, ground-disturbing, and tree removal/pruning activities shall be scheduled to be completed prior to nesting season (February 1 through August 31), if feasible. If demolition, construction, ground-disturbing, or tree removal/pruning activities occur during the nesting season(February 1 and August 31), preconstruction surveys shall be conducted as follows: No more than 7 days prior to the start of demolition,construction,ground-disturbing, or tree removal/pruning activities, in order to identify any active nests with eggs or young birds on the site and surrounding area within 100 feet of construction or tree removal activities. Preconstruction surveys shall be repeated at 14-day intervals until demolition, construction, ground-disturbing, or tree removal/pruning activities have been initiated in the area,after which surveys can be stopped.As part of the preconstruction survey(s), the surveyor shall inspect all trees and other possible nesting habitats in, and immediately adjacent to, the construction areas for active nests, while ensuring that they do not disturb the nests as follows: 18630 Crabtree Avenue Page 5 of 8 Comm Uhjy 3MM elopment Department P I a n nFng IP i oj9i6sit-haf upgwti'n(bhe demolition or construction one single-family residence, c U P E RT,N Q groiAppAieJVL16ng activities affecting areas of up to 500 square feet,or the removal of Case # tq '- rees, the property owner or a tree removal contractor, if necessary, is 4%iU ,R,Rqnduct Me preconstruction surveys to identify if there are any active nests. If any active nests with eggs or young birds are identified, the project applicant Approva I Body: D I%Va&#fi ualified ornithologist or biologist to identify protective measures. Approva I Date PN0aV &her demolition, construction and ground disturbing activity or the removal Signature Dan@figg 3 6nr more trees, a qualified ornithologist or biologist shall be retained by the projwb appakeant to conduct the preconstruction surveys. If the preconstruction survey does not identify any active nests with eggs or young birds that would be affected by demolition, construction, ground-disturbing or tree removal/pruning activities, no further mitigating action is required. If an active nest containing eggs or young birds is found sufficiently close to work areas to be disturbed by these activities,their locations shall be documented,and the qualified ornithologist or biologist shall identify protective measures to be implemented under their direction until the nests no longer contain eggs or young birds. Protective measures may include, but are not limited to, establishment of clearly delineated exclusion zones (i.e., demarcated by identifiable fencing, such as orange construction fencing or equivalent) around each nest location as determined by the qualified ornithologist or biologist, taking into account the species of birds nesting, their tolerance for disturbance and proximity to existing development. In general, exclusion zones shall be a minimum of 300 feet for raptors and 75 feet for passerines and other birds. The active nest within an exclusion zone shall be monitored on a weekly basis throughout the nesting season to identify signs of disturbance and confirm nesting status. The radius of an exclusion zone may be increased by the qualified ornithologist or biologist,if project activities are determined to be adversely affecting the nesting birds. Exclusion zones may be reduced by the qualified ornithologist or biologist only in consultation with California Department of Fish and Wildlife. The protection measures and buffers shall remain in effect until the young have left the nest and are foraging independently or the nest is no longer active. A final report on nesting birds and raptors, including survey methodology, survey date(s), map of identified active nests (if any), and protection measures (if required), shall be prepared by the qualified ornithologist or biologist and submitted to the Director of Community Development or his or her designee, through the appropriate permit review process (e.g., demolition, construction, tree removal, etc.), and be completed to the satisfaction of the Community Development Director prior to the start of demolition, construction, ground-disturbing, or tree removal/pruning activities. 17. EXTERIOR BUILDING MATERIALS/TREATMENTS 18630 Crabtree Avenue Page 6 of 8 Comm Uhjy 3MM elopment Department P I ffirbn i H&D iIv i.i;i1d fi1g&10,rt'i*n shall closely resemble the details shown on the original c u PE RT,N Q approvo pk0sj EF©nal building exterior treatment plan (including but not limited to Case # detakn2T'668r color, materials, architectural treatments, doors, windows, lighting ix �M6tN Wb,-VW e is men s shall be reviewed and approved by the Director of Community Development prior to issuance of building permits to ensure quality and Approval Bod%kopkWAWyl ST@ffy exterior changes determined to be substantial by the Director of Approval DateCordNg , Development shall either require a modification to this permit or a new Signature pggg &won the extent of the change. Case Manager 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. DARK SKY COMPLIANCE Prior to issuance of Building Permits, the applicant/property owner shall submit final plans in compliance with the approved lighting plans to comply with development standards of Cupertino Municipal Code Section 19.102.040 Outdoor Lighting Requirements. In the event changes are proposed from the approved plans, said changes must be reviewed and approved by the Director of Community Development or their designee.The applicant shall provide all documentation required to determine compliance with the Municipal Code. 20. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS a. All grading activities shall be limited to the dry season(April 15 to October 1), unless permitted otherwise by the Director of Public works. b. Construction hours and noise limits shall be compliant with all requirements of Chapter 10.48 of the Cupertino Municipal Code. c. Grading, street construction, underground utility and demolition hours for work done more than 750 feet away from residential areas shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 18630 Crabtree Avenue Page 7 of 8 Comm Uhjy 3MM elopment Department Planning D i v rs Om--4TitaO i rsdreet construction, demolition or underground utility work c U PE RT,N o A p pRi6*i g a50 feet of residential areas shall not occur on Saturdays, Sundays, Case # R-202�o868ys,and during the nighttime period as defined in Section 10.48.053(b)of Applicatio�PMIE}Mpall CoEle. d. Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 Approva I Body: Director affid Saturday and Sunday,9 a.m.to 6 p.m. Construction activities are not Approval Date 11/01/2allowed on holidays as defined in Chapter 10.48 of the Municipal Code. Signature Danielle CorNiighttime construction is allowed if compliant with nighttime standards of Case fm® n 10.48 of the Cupertino Municipal Code. e. Rules and regulations pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of an applicant appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. f. The applicant shall be responsible for educating all contractors and subcontractors of said construction restrictions. The applicant shall comply with the above grading and construction hours and noise limit requirements unless otherwise indicated 21. INDEMNIFICATION Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or void this Resolution 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 applicant shall pay such attorneys' fees and costs within 30 days following receipt of invoices from City.Such attorneys'fees and costs shall include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. 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. Please note that if this permit is not vested within a year of the approval date on this letter the permit will expire. 18630 Crabtree Avenue Page 8 of 8 Comm Uhjy 3MM elopment Department P16ltrrfiHgaDiv m14-tiu {i-nps that are required for approval of a Two-Story Permit and C U PE RT,N Q a MinorA,'pqs Permit as required by Cupertino's Municipal Code,Chapter 19.28.140 Case # (B)- R-2023-008 Application Number(s) 1. The project is consistent with the Cupertino General Plan, any applicable specific plans, Approval BodyioP!iRr@Wrrja&4nd the purposes of this title. Approval DateThe JA(Qed project is consistent with the General Plan as the project is within the Low Signature s1 WddpAtuse area. There are no applicable specific plans that affect the project. The project ilmisl%bmeotfound to be consistent with the requirements of Cupertino Municipal Code Chapter 19.28 Single Family(R-1) Residential. 2. The granting of the permit will not result in a condition that is detrimental or injurious to property improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. The granting of the permit will not result in a condition that is detrimental or injurious to property improvements in the vicinity, and will not be detrimental to the public health, safety or welfare as the projects is located within the R1-10 (Single Family Residential) zoning district, and will be compatible with the surrounding uses of the neighborhood. 3. The proposed project is harmonious in scale and design with the general neighborhood. The proposed project is located in a residential area consisting of single family homes.The proposed project maintains the single family home scale found compatible with the general neighborhood. 4. Adverse visual impacts on adjoining properties have been reasonably mitigated. Any potential adverse impacts on adjoining properties have been reasonably mitigated through adherence to the privacy protection measures of the R-1 Ordinance. Also, please note that an appeal of this decision can be made within fourteen (14) calendar days from the date of this letter (November 17, 2023, at 5:00 p.m.). If this happens, you will be notified of a public hearing, which will be scheduled before the Planning Commission. Sincerely, Danielle Condit Associate Planner Enclosures: Approved Plan Set CC:Attn:Jack Lin,Drafter&Design,6805 Westmoor Way,San Jose CA 95129