10840 Minette Dr Action LetterComm
PI
CUPERTINO
Case #
opmetupeFfANNING
t De+ljU,1 1�4ITY DEVELOPMENT DEPARTMENT
DIVISION
ROVE
3-016
CUPERTINO
Approval Body: Director / Staff
Approval Date 01/08/24
Signature
Danielle Condit
Januar f 9',16T49or
Hassan Yousefi
10840 Minette Dr
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
TELEPHONE: (408) 777-3308 • FAX: (408) 777-3333
CUPERTINO.ORG
Cupertino, CA 95014
yousefi08@gmail.com
cc' Imashhoodi@gmail.com
SUBJECT: TWO-STORY PERMIT & MINOR RESIDENTIAL PERMIT- Application R-
2023-016, RM-2023-016
This letter confirms the decision of the Director of Community Development, given on
January 9, 2024, approving a Two -Story Permit and Minor Residential Permit (R-2023-016,
RM-2023-016) to allow the construction of a new two-story single-family Residence with
second story balcony, an attached Accessory Dwelling Unit and attached two -car garage
located at 10840 Minette Dr, with the following conditions:
1. APPROVED EXHIBITS
The approval is based on a plan set entitled "New Residents & Attached ADU, 10840
Minette Dr", consisting of thirteen (13) sheets labeled "A1.0, A1.1, A2.0, A2.1, A2.2, A3.0,
A3.1, A3.2, A4.0, A5.0, L-1, L-2 and Survey" 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
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PIaprinirng0i0*-dimi+offup�yrtidunitted data may invalidate an approval by the Community
CUPERTino Develo}Apppt&B®rtment.
Case #
The ' project shall ' comply with the requirements indicated on the Public Works
Approval BodyC(Drifiratatidr5tffiFm, including, but not limited to, dedications, easements, off -site
Approval Dateimp0d-6&ffi24ts, undergrounding of utilities, all necessary agreements, and utility
Signature ET�%gjjgi Jifelocations as deemed necessary by the Director of Public Works and
require pc ea an sa
_- ety. The Public Works Confirmation is a preliminary
review, and is not an exhaustive review of the subject development. Additional
requirements may be established and implemented during the construction permitting
process. The project construction plans shall address these requirements with the
construction permit submittal, and all required improvements shall be completed to the
satisfaction of the Director of Public Works prior to final occupancy.
6. WINDOWS:
Windows with a sill height greater than 5' as measured from the finished floor shall be
deemed as privacy windows along the left (north) side. 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
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PI .ice. i(HglDi,.q torPfoGfupfeirdnadation must be submitted to the Community Development
Depart1AV#Fp,*VE b) final occupancy of the residence.
Case # I I I - - TTAL
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Prior to issuance of building permits, the applicant shall submit a full Landscape
Approval BodyTJQiueatoWi5tefpackage, per sections 14.15.050 A, B, C, and D of the Landscape
Approval DateOrd49dfl8Q4or projects with landscape area 2,500 square feet or more. The Landscape
Signature Raonggg otpAWn Package shall be reviewed and approved to the satisfaction of the Director
ot CorqWMWgJ,)eve1opment prior to issuance of building permits, and additional
requirements per sections 14.15.050 E, F, G, H, and I will be required to be reviewed and
approved prior to final inspections.
12. FENCES
The location of all fences on the site shall be indicated on building permit plans,
comply with Chapter 19.48, Fences, of the Cupertino Municipal Code, and must be
reviewed and approved prior to issuance of building permits.
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
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Plann,ncrg,l3iuiz1nc)in -dceupeWnaubmitted to the City and verified by the City's Planning
Divik�ROVED
Case # R-2023-016,
r- IT REQUIREMENTS
At least 10 days prior to the start of any demolition, ground disturbing, or construction
Approval Body: D4- Rf9, project applicant shall send notices of the planned activity by first class
Approval Date AAW&Ilows:
Signature Dan9% M*ts on sites less than 0.25 acres or one residential unit, the notices shall be sent
to of ito6voinesses and residents within 100 feet of the project site. The notification
shall include a brief description of the project, the activities that would occur, the
hours when activity would occur, and the construction period's overall duration. The
notification should 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,
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Communi y eVe4opmen Department
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P l a n n *r* l3in naf eCyu r6rrt to, the construction areas for active nests, while ensuring
c U P E RT, N Q thatAO R disturb the nests as follows:
Case # lj�j jrj2"�at require the demolition or construction one single-family residence,
r g ac vi ies affecting areas of up to 500 square feet, or the removal of
up to three trees, the property owner or a tree removal contractor, if necessary, is
Approval Body: DowWt4laflonduct the preconstruction surveys to identify if there are any active
Approva I Date PNO/W any active nests witt eggs or young birds are identified, the project applicant
Signature Danoffalk&Oin a qualified ornithologist or biologist to identify protective measures.
For eayKobheerdemolition, construction and ground disturbing activity or the removal
of four or more trees, a qualified ornithologist or biologist shall be retained by the
project applicant 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.
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Communi y eVe4opmen�1bepartment
P I J rF nFnJ�T{jIi[ W& ffi I 66ATERIALS/TREATMENTS
c U PE RT, N Q The finA�pOl[yxterior plan shall closely resemble the details shown on the original
Case # appFRv262Sa0.1.6Final building exterior treatment plan (including but not limited to
det WWNpWollor, materials, architectural treatments, doors, windows, lighting
fixtures, and/or embellishments) shall be reviewed and approved by the Director of
Approval BodyCA{NV lopment prior to issuance of building permits to ensure quality and
Approval Datecons4ANny exterior changes determined to be substantial by the Director of
Signature %qpA jiPevelopment shall either require a modification to this permit or a new
permit baw4caethe extent of the change.
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
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P I a n n i ng D ivNiiom la3Ckbpeuz &'riday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to
c u P E RT I N o A P �RME fjrading, street construction, demolition or underground utility work
Case # R-202-8�iM76 750 feet of residential areas shall not occur on Saturdays, Sundays,
AKIV6Z and during the nighttime period as defined in Section 10.48.053(b) of
the Municipal Code.
Approva I Body: Direqpr ItA@ffuction activities shall be limited to Monday through Friday, 7 a.m. to 8
Approva I Date 01/08/am. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not
Signature Danielle C041owed on holidays as defined in Chapter 10.48 of the Municipal Code.
ca$,-hfigkktime construction is allowed if compliant with nighttime standards of
Section 10.48 of the Cupertino Municipal Code.
e. Rules and regulations pertaining to all construction activities and limitations
identified in this permit, along with the name and telephone number of an
applicant appointed disturbance coordinator, shall be posted in a prominent
location at the entrance to the job site.
f. The applicant shall be responsible for educating all contractors and
subcontractors of said construction restrictions.
The applicant shall comply with the above grading and construction hours and noise limit
requirements unless otherwise indicated
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.
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R-2Y23616 I�M-2023-(q1�
Communi y eVe opmen epartment
PIis not vested within a year of the approval date on this
letter tbAWMTV► Lvd11 expire.
Case #-2023-01 are required for approval of a Two -Story Permit and
A r
a Minor Residential Permit as required by Cupertino's Municipal Code, Chapter 19.28.140
Approval Body(Bpirector / Staff
Approval Date1. 011GWAroject is consistent with the Cupertino General Plan, any applicable specific plans,
Signature 6°ar�i
i geo ipgIp ces and the purposes of this title.
e prqRQV1ARWject is consistent with the General Plan as the project is within the Low
Density land use area. There are no applicable specific plans that affect the project. The
project has been found to be consistent with the requirements of Cupertino Municipal
Code Chapter 19.28 Single Family (R-1) Residential.
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(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 (January 23, 2024, 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
City of Cupertino
Enclosures:
Approved Plan Set
CC: Attn: Leila Porter, Design Development, 19 Peacock Cir., American Canyon CA 94503