R-2009-08bCUPERTINO
November 12, 2009
Fred Dabir
6572 Northridge Drive
San Jose, Ca. 95120
10300 Torre Avenue
Cupertino, California 95014
Telephone: (408) 777-3308
FAX: (408) 777-3333
COMMUNITY DEVELOPMENT
SUBJECT: RESIDENTIAL DESIGN REVIEW ACTION LETTER -Application R-2009-08:
This letter confirms the decision of the Director of Community Development, given on
November 12, 2009; approving the construction of a new 2,829 square foot, two story single
family residence, located at 10400 Pineville Avenue, with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Custom Home, Owner: Mr. & Mrs.
Bhatia, Address: 10400 Pineville Avenue, Cupertino, California" consisting of eleven
sheets dated "September 1, 2009"except as may be amended by conditions in this
resolution.
2. SECOND STORY WINDOWS ON SOUTH ELEVATION
The laundry room window and the bathroom window on the southern elevation of
the second story shall have a window sill height that is more than 5 feet from the
floor and shall be glazed with obscure glass. Privacy planting shall still be required to
screen views from these windows.
3. FRONT YARD TREE
A new 24-inch box tree will be required to be planted in the front yard to meet
landscaping requirements. This tree shall be planted in a location that will eventually
minimize the visual impact of the second story. The species of the tree to be planted
and the location of the trees shall be reviewed "and approved by the Director of
Community Development.
4. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning
Department prior to issuance of building permits. If existing tree(s) or trees other
than one from the City's privacy tree list is(are) used for privacy screening, a letter
from an ISA certified arborist shall be submitted confirming that the tree(s) is(are) in
good condition and provide appropriate privacy protection in any season.
5. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future
property owners of the privacy protection measures and the tree protection
requirements, consistent with the R-1 Ordinance, for all windows with views into
neighboring yards and a sill height that is 5 feet or less from the second story finished
floor. The precise language will be subject to approval by the Director of Community
Development. Proof of recordation must be submitted to the Community
Development Department prior to final occupancy of the residence.
6. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with
regard to the proposed project for additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
7. EXTERIOR BUILDING MATERIALS/TREATMENTS
Final building exterior treatment plan (including but not limited to details on exterior
color, material, architectural treatments and/or embellishments) shall be reviewed
and approved by the Director of Community Development prior to issuance of
building permits. The final building exterior plan shall closely resemble the details
shown on the original approved plans. Any exterior changes determined to be
substantial by the Director of Community Development shall require a minor
modification approval with neighborhood input.
8. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant to
Government Code Section 66020(d) (1), these Conditions constitute written notice of a
statement of the amount of such fees, and a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90-day
approval period in which you may protest these fees, dedications, 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 be aware that if this permit is not used within one year, it shall expire on November
12, 2010.
Staff received comments from two neighbors regarding this project. One neighbor was
concerned about views from the second story windows on the south side. The applicant
agreed to make changes to the glazing and the sill height of these windows to provide
additional privacy to the neighbors. Another neighbor commented on the design of the
home, property values, views of the valley and compensation in lieu of the blockage of
views. The design of the home is a California Mediterranean style home which has been
regularly approved in the city for homes with a second floor to first floor ratio less than 45%.
The Two Story Permit process does not evaluate views of the valley, property values or
compensation.
The neighbor also commented on the choice of privacy trees. The R1 ordinance provides a
list of privacy trees the applicant can pick from that specifies spread and maximum planting
distances. The proposed privacy trees are from the City's pre-approved privacy tree list.
Changes to the privacy planting plan may be made up to the issuance of Building permit as
long as the trees are either picked from the pre-approved privacy tree list or is certified by an
ISA certified arborist as being appropriate for privacy screening.
Staff has made all the findings that are required for approval of a Two-story Residential
Permit as required by the of Cupertino's Municipal Code, Chapter 19.28.100 (D). Also, please
note that an appeal of this decision can be made within 14 calendar days from the date of this
letter. If this happens, you will be notified of a public hearing, which will be scheduled
before the Planning Commission.
Sincerely,
~_
Piu Ghosh
Associate Planner
City of Cupertino
Enclosures:
Approved Plan Set
CC: Mr. & Mrs. Rajinder Bhatia,10400 Pineville Ave, Cupertino, CA 95014
Jack & Marie Sparks, 10411 E. Estate Drive, Cupertino, CA 95014
Mr. & Mrs. Mark De Laurentis, 10410 Pineville Ave, Cupertino, CA 95014
INDEX
ARCNITECTURA.L
A.i-COVER SHEET
A.~- SITE PLAN
A.3• FLOOP, PLAN
A,4- SECOND FLGCR. PLAN
A.5-ROOF PLAN
R.6-ELEVATIONS
A.~ -ELEVATIONS
A,8-SECTIONS
A.9- SOF - CALCULATION
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CUSTOM HOME THESE DRAWINGS ANE THE PROPERTY OF THE DESIGNER AWY ~ I II i I I I V ~
NOT BE USED PoR ANY PROJECT E%CEPi AS INDICATED ~, (,~ ~ i ~ ~ ', Sl ' ~ ,
OWNER: MR .8c MRS. BHATIA HEREONIRiESSPERMISSIONISGIVENBYTFiEDESIGNER l' ~' GLUSH DESIGN ARCHITECTS INC. i ~ ~ \~'~ b
WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE 1 > I
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CONDtfIDN6ONTHEJ0B AND TNIS OFFICE MUST BE
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LEGEND & ABBREVIATION
- - - STREET CENTER L1NE
- - - - PROPERTY LINE
- EXISTING LOTS
____._...._...._. .. EASEMENT IJNE
O P
OVIER POLE
D° WATER VALVE
- cH ELECTRIC OVERHEAD IJNE
-~ ^ W000 FENCE
- ~ - STORM DRAIN LINE
i^~
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I O
Y TREE W/ SIZE & ELEVATION
~` / (TYPE NOT SPECIFlED)
C&G CURB AND GUTTER
CO SEWER ClEANOUT
ELECT. ELECTRIC BOX
FH FlRE HYDRANT
GM GAS METER
PP POWER POLE
P.U.E PUBIJC UTILITY EASEMENT
SDMH STORM DRAINAGE MANHOLE
SSMH SANITARY SEWER MANHGIE
Wid WATER METER
W.C.E, W1RE CLEARANCE EASEMENT
N07ES:
1. ALL OIMENSICYS ARE GIVQJ IN FEET AND DECRdALS THEREOF.
2 1HE SURVEY VYAS BASED ON A GRANT D® BY SIEWART 11TLE OF CAUFptNIA
DOG NQ 24429365 RECORDED MSANTA CLARA COUNTY, DAZED AFAIL 24, 2001.
3. THE GROSS AREA OF LUTO Cf RECORD 45 6,300 S0. FT.
4. ALL F39571NG BUILDINGS AAE W000.
5. FOR PREdSE SPECIES OF TREES A CERTIFlED ARBORIST SHALL fE CONSULTED.
SNP ENCHNEDlS OR 115 OFTICEAS OA AGENTS 9iALL NOT BE RESPdLSIBtE FOR 1HE
ACd1RAC'Y OR CCiPLElENE55 aF EfEC1AC4dC COPIES OF 1H15 FLW.
NOTE:
1HIS NAPUIP REPRE~.N15 TOPOGRPPHY OF THE SURFACE FEANRES OMY. UNLESS
SPEdFlm QV RNS NAP, LOCARONS Of THE UNDERGRWND UTNJIFS AFE NEOHDE
RREN0E0 NOR IMPUE0. FOR THE LOCARONS aF UNOERGRdJND U7NJ11LS CALL 'USA'
(1-00D-B41-2444). 9gtFAd: FFANRES ARE LOCATED 6Y NENIS Cf A SiAiIdV AND
OFFSET FRON 1HE WNIR0. UNE
BASIS OF BEARINGS:
THE 6vARDlC R iT42'31' E CF THE C011rr~llNE OF fiNEMLtE A14, AS SHO4M DV CERTAN
TRACT NQ 2153, RECORDED W BOd( 980E HAPS AT PACES 28 AND 29, WAS TAKTDL
AB BASS OF BEPA0165 Fdt ifRS SUR4EY'.
BENCHMARK:
TQP CF SAWTARY SEWtR NANHCLE LOCATED Ai PINEYAIE AYE, dSTANT 1473 Fr'ET
Sd11HWEATDLLY OF MOST Yrt-SIERLY PR~FRtt CORNER EL.: IOO00
THIS DRAWING REPRESENTS A TOPOGRAPHIC SURVEY PREPARED IN CONFORMANCE PATH
THE REQUIREMENTS OF THE LAND SURVEYORS ACT. THE PROPERTY LINES SHOWN HEREON
ARE COMPLIED FROM RECORD DATA AND REPRESENT THE BEST GRAPHICAL FIT BETWEEN
RECORD INFORMATION AND THE TOPOGRAPHICAL FEATURES SURVEYED AND SHOULD NOT
DE RELIED UPON OR USED FOR ANY OTHER PURPOSES. PURSUANT TO THE CLIENT'S
DIRECTION A BWNDARY SURVEY WAS NOT PERFORMED AT THIS TIME WHICH MAY HAVE
DETERMINED THE ACTUAL PROPERTY LINES.
LANDS OF BHATIA SNIP ENGINEERS '• s'°~
P,~o~ea op
10400 PINEVILLE AVE. S.P. TOPOGRAPHIC MAP
CIVIL ENGINEERS•LAND SURVEYORS cneceea hY
CUPERTINO, CA S.R.
1534 Carob Lane Las Altos, CA 94024 o°te:
Tel. 650 941-6055 Fax MARCH 19, 2009 emsaus DE~cN OE~9r~.v A~ a wrz
APN: 369-13-042 ( ) (650) 941-6755 rfOA°I
5h,e1 N°: T-1
2926
CITY OF CUPERTINO