R-2011-01b ,�.
OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
�(„j Q��,"'(' � N Q (408) 777-3308 • FAX (408) 777-3333 • planning@cupertino.org
February 22, 2011
Ali Zamani
681 E. Brokaw Road
San Jose, Ca 95131
SUBJECT: RESIDENTIAL DESIGN REVIEW ACTION LETTER - Application R-2011-01:
This letter confirms the decision of the Director of Community Development, given on February
22, 2011; approving a new 2,250 square foot, two-story, single family residence located at 10385
Stern Avenue, with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "New Single Family Residence, 10385 Stern
Avenue, Cupertino, CA 95014, APN 375-10-056," consisting of nine (9) sheets dated
November 10, 2010 with a revision date of January 20, 2011; and color and material sheet,
except as may be amended by conditions in this resolution.
2. ACCURACY OF THE PROTECT 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. PERVIOUS PAVING MATERIAL FOR DRIVEWAY
Prior to issuance of building permits, the constructiori plans shall be revised to show
pervious/porous paving material for the driveway to the satisfaction of the Director of
Community Development.
4. TREE PROTECTION FOR INCENSE CEDAR TREE
Prior to issuance of building permits, an ISA-certified arborist shall confirm in writing that
the tree protection measures for the rear Incense Cedar are in place according to the tree
protection guidelines contained in the ISA-certified arborist report by Area Custom Tree
Service, Inc. A report ascertaining the health of the tree shall be provided prior to issuance
of final occupancy.
5. LANDSCAPING PLAN
The final landscaping plan shall be reviewed and approved by the Planning Division prior
to issuance of building permits. If the landscaping area (defined by section 14.15.030) is
Residential Design Review Action Letter Page 2
R-2011-01
greater than 2,500 square feet, then a full landscape project submittal per section 14.15.040 is
required prior to issuance of building permits.
6. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division
prior to issuance of building permits. If existing tree(s) is used for privacy screening, a letter
from a certified arborist shall be submitted confirming that the tree(s) is in good condition
and is appropriate privacy protection in any season.
7. 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.
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. 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.
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.
Residential Design Review Action Letter Page 3
R-2011-01
Please be aware that if this permit is not used within iwo years, it shall expire on February 22,
2013.
Staff received a comment from a neighbor regarding the chimney's proposed projection into the
required five (5) foot side setback and the potential access constraints it creates for PG&E. Per
section 19.28.080 (B), chimneys and other appurtenances are allowed to project a maximum of
three (3) feet into a required setback, but not closer than three (3) feet to a property line. The
proposed chimney encroaches two (2) feet into the required five (5) foot setback and is located
three (3) feet five (5) and one eighths ( inches from the north side property line. Therefore,
the proposed chimney setback is in compliance with section 19.28.080 (B). The proposed
chimney does not encroach onto any known easements. Furthermore, the property is served by
a five (5) foot wide public utility easement along the rear, which is kept clear of structures.
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,
George Schroeder
Assistant Planner
City of Cupertino
408-777-7601
georges@cupertino. org
Enclosures:
Approved Plan Set
Color and material sheet
Cc: Prakash Nayak,1400 Birchmeadow Lane, San Jose, CA 95131
G: � Planning�Minor Residential � R1 Approvals �2011 � R-2011-01 Actionletter.doc
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oES�GNER: � Rahmani & Associates, Inc TITLE:
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1870 Hamilton Avenue Tel: (408) 377-4000 �����
San Jose, CA 95125 Fax: (408) 377-4001 ,���� ����� ���•�
Email: mrahmani�rahmanidesign.com � � � � � �I I �� �� � 1� I � � � � � � � �
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NEW SINGLE FAMILY HOVSE
10385 STERN AVE.
CU PERTI NO, CA 95014
APN: 375-10-056
PROJECT DATA
AS3ESSOR'S PARGEL NUMBER: 375-10-056
r�rao�ecT rr�:
PROJEGT LOGATION Ifd385 STERN AvE., GUPERTINO, GA 95014
OU�IER'8 NAME: MR E MRS. NAYAK
ZONINCs DISTRIGT: R-I-5
NUMBER OF FLOOR3: T11J0 l2) STORT
FIRE PR07EGTION: NOT St'RINIGLERED
APPLICABL� COpES:
A. CALIFORNIA FIt�E CADE 2�07 EDITION (2�0 l�G)
B. GALIP013�1IA SUILDINCs CADE 2007 EDITION C2006 ISG)
G. GALIFOIa"'I�IIA hfEGNArIIGAL GODE 20m7 EDITION 12006 UMG)
p. CALIFOI�'NIA PLUMBIIJCs CODE 2007 EDITION (2006 UPC)
E. GALIFOFaVIA ELEGTRIG GODE: 2�7 GALIFOrd�IIA
ENERG7 GODE
F. CALIFOrd�IIA ENERCsY CODE 2007 GALIPOFd�IIA
G. ANT 07HER APPLICABLE LOCAL AND STATE
LAWS AND �CsULATIONS.
REQUIRED SETBAGKS
REC1UIf�D PROVIDED
FIRST SEGOND FIRST SECOND
FRONT 20'-fd �5 22'-9�� 36�-9��
�AR 2fd'-0" 25'-0 �b�-9�" Z9�-����
RICsHT g�.m�� ccMBtN,4T�ad 5 �5
MAL 75�-0" BUT NOT
LEFT 5'-0" Leee tta.4tv im'-m" 5'-I" IO'-0"
A°.�ETBAGK DISTANGE EQIJAL TO TEN FEET 3HALL BE
ADDED IN UIHOLE OR IN ANY GOMBINATION TO THE
FRONT AND SIDE-YARD SETBACK �QIJIREMENTS.
AREAS
GARAGE AREA • 46597 SQ FT
FLOOR ARPA RATIO:
FIRST FLDOR AS ABOVE = 1,70934 SQ. FT. = 34J9 �
SEGOND FLOOR AREA: (LESS TNAN '� IS7 FLOOiv = 539.40 SQ. FT. = 1m.79 �
TOTAL Ptc'OVIDED FLOOR AREA • 2�48.74 SQ. FT. = 44.98 �
MAXIMUM FLOOf2 AREA R.QTIO .�45 x 5�00 = 2z50 SQ. FT.
LOT COVERACsE:
FIRST FLOOR AS ASOVE = 1,70934 SQ. FT. = 3dJ8 �
ROOF EAVES • 288.75 SQ. F7. = 5.77 9t
GOVERED PORGH. 53.91 SQ. FT. • 1.07 9t
TOTAL PROYIDED LOT GOVERAfsE • 2jd52 SQ. FT. . 41�2 �
MAXII"IlN1 ALLOWABLE LOT GOVERAfsE _�t45 x 5jd00 • 2�50 SQ. FT.
DRAWING INDEX
SNEE7 I A0 GOVER SNEET, EXISTINCs ,aND PROPOSED SITE PLANS.
SNEET 2 I BOUNpARY/TOPOCsR.4P4-IIG SITE PLAN
SNEET 3 AI FIRST FLOOR PLAN
SHEET 4 A2 SEGOND FLOOR PLAN
SNEET 5 A3 ROGF PLAN AND Bl1ILDINCs SEGTIONS
SNEET 6 A4 EXTERIOR ELEvAtIONS AND MATERIAL BOARD
SNEET 7 A5 AREA AND WALL HEIGHT GALGULATIONS
SNEET 8 Ab PRIVAGT PROTEGTION PLAN
SN£ET 9 U LANDSGAPE PLAN
PLEASE FOR ADDED TREES SEE SI-IEET °LI" 10375 StEi�l AvENUE
� GUPER7IN0, CA 98014
APN 375-Im-fd55
LOT 281, TRAC7 NO. 1�04
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TOTAL FIRST FLOOR AREA: 1,70934 SQ FT. � ' � ' . . . . — � 0 , ` O� ... - -- ,
`,,,� � � l � s 7 `.., ' I ;
SE FLOO AREA: (LESS tl-IAN �� IST FLOOR) • 539.4 SQ. FT. , , _ , ; : ,. f � , `, ;..
TOTAL RST F AREA: 2�4888 SQ. FT. .. . --- �. �_ __ ._ .�.. a-_:-E,.t r4 .�_�..�
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2ND FLOOR 539.4 SGZ. F7. : 3155 q ' i,1 i ,. ; C,, ' ,! '� , � , - . . ...� ,.., � ,. -
FIRST FLOOR 1,70934 °.rQ. FT. � - �
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PROYlAED Bl1ILDINCs NEICsNt = 22'-8�%"
ELEGtRICAL
1'�TER -�
CO1�1S1���"�4N�'S
p�SI���R= 1870 1-IAh'IILTON AvENUE, � I OSE, GALIFORMIA 9SI25
Tel: 1408) 377-d000 Fax: (408) 377-40�1
STRUCTUR,4L ENC�INEER:
- GIVIL ENC�zINEER:
7ITLE 2�:
BAY LAND GON3ULTINCs
2005 DE LA CRUZ BOULEvARD, SUI7E 230, SANTA GLAR.4, GA 98050
Ph: (408J 296-6000 FAX: l408J 404-5579
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1ND T. P. 71� T. P.
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2ND F. F_ �� _ 2ND F_P._
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TYP. UN.O.
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FINISNINCx ON EXTERIOR WALLS :
-THREE CAAT, 1 �b ° MIN• THK STUGGO O/ 2 LAYERS OF CiR.QDE 'b" PAPER
WFIERE OGGURS O/ PLYWD. SN?'Cs. IT HAS ALSO 26 CsA CsALvANIZED
11�EP SGREED A? FOUNDATION PLATE LINE AT LEAST 8" ABOVE
CsRADE. ITS GOLOR I5 ICELLY-MORE (SWISS GOFFEE 23) .
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BOX � � � � � � � � � � y � � � ELEG. GA9
T ME1ER hETER
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ROOF MA7ERIAL:
- WNOLE ROOF ADDITION IUPf'ER ROOF) IS LICsHT WEIGNT TILE AND
� I7S COLOR IS BRIJNT GLAY, TYP., UN.O.
c CzUTTERS :
- PAINTED CsALVANIZED METAL GUTTER MATGH GOLOR W/ EX?ERIOR
WALLS GOLOR, TYP. UN.O.
1�.94 � 100.75
NATURAL GRADE LAIE
ROCF MAtERIAL
PER ROOF PLNd
TYP. UN.O. �
—�—� ��� 1—�
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PROPOSED AREA GALGULAtION
AREAS SPAGES SIZES AREAS ISC.L. FTJ ?OTAL
�3L�R�3� A 2?'-II"x 2m'-4" 465.97 465.97
B 2Z'-7"x 2T-0" 59850
LIVING G 14'-8"x 10'-4" 15155
AR�A A p �r-u°x n�-m• sa9sa
FIRST ��4337
E 10'-8"x 3'-I" 37BB
EI 8- � � 5- �� x ��-b� 375
���� F 15'-4"x 3'-d" 51JI
G 5'-0"x 2'-0" 10
41 15'-10"x 10'-8" 168.88
LIVINCs I m�-�m•x z�-b^ z�e
AREA AT � 4'-0"x 3'-b" 14
SECOND K I0'-10"x 2'-4" Z527 53'i4
FLOOR � 4'-I"x 6'-1" 2484
M 15'-!D"x 19'-5" 291�5
N I�-0 13�-I" 13�8
TOTAL 7148.74
LECzEND: -
��������������� TF4E AREA OF EXPOSED
�iiiiiiiiiiiii�i UTALLS CsREATER TNAN
_ 6'-0" NT.
e�.eva. ru� �tN uu�.� uT. e�a�R
OF THE IU�+LL Tµeld b•_m"
FRONT YS�-B" 4'-HNi�
� LEPT 31'-Im" 19'-Im"
REAR 23'-5" 17'-9�S'
RICaNT 31�-I0" ]�-9Uj�
TOTAL 114'-6' 40'-14y"
�_
WALL I-It. DATA :
- 2ND FLOOR PE�TEI� p4'-b'
- MAX ALLOUWBLE LENG?H
FoR Exr�oBED WALLB
GREATER THAN 6'-m' HT. : 87�-3"
- r�aovrom �na
POR ExPbBED WALLB
CaREATER TNAN b'-m' 41T. � 40'-14y'
REvISIONS B
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DATE umm��
3GALE � SF ��
DR.4lLN B!C
�� 2010-61
9NEET
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OF SNEETS
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sc: �, = i'-m„
I.U�ST �L���4�I01�1
CJ'C: 1/g�� = ��-0��
SOU�"N ����,4TION
�: I/ _ �-���
NOiz�'I-� E L � �,4�'I ON
[`'JC: I/ _ ��-0��
PLANTINCs
NON DEGIDUOUS 7REE5 NEICsI-IT SPREAD DIS7ANCE
MAXIMUM
A GEDFdJB DEODARA - DEODAR.4 GEDAR t0 80� 4d .47 70'
B. hffLALEUCA L1NARtFOLIA - FLAXI.E,AF PAP£RBAK 3m' IY-15� 6�
C. PIIdUB NELIPEN818 - ALEPPO PINE 40�-6m' 2m'-�B' ID'
D. EUCALYPIUB POLYANTHEi'108 - SILVERDOLLAR 20'-60' Im'-15' 5'
E. C11J.41'101'lOH CAI'IPFIORA - G.41'11'41012 50� 50' Ym'
F. ARBUM9 MAI�INA 40' 35' 15'
G. MAGNOLIA GRANDIRORA - SOUtHEI�I MAGJJOL2A 80' 40' 40'
NOTE: tHE MRNII"R1M TREE SIZE SHALL BE 24"
BOX MINIMIJM AND A MINIMIA'1 OF 8' HIGH
PLAN7ED NEIGHT.
PLANTINCs
NON DEGIDUOUS SNRUBS NEICsI-IT SPREAD DISTANCE
MAXIMUM
H. PITT08POR1J'I EIXaENOIDEB A0' 20' 5�
i. PITT08PORJ'1 TEN11FOlI1J'I 40' Tm' 5'
J. PI7T08F�Ofal'I CR�43BIFOLIII'1 25� 15'-70� E�
K P[T108POlal'1 WDULATIJ`i -V[GTOfaAN BOX 15�-4m' 6�-40� 9
L CUPRE98U8 BEMPERV[RETlS - ITALIAN Cl'PREBB 60' 3��6� 5�
M. PODOGARPU3 GRAC'.ILIOR - FEI3�t PINE b� 20' Im'
K PI3VET LIGUSTRIa'1 - GL088Y PIaVET 35�-40' 2m' 10'
O. LAU17118 MOBILIS - CaREGlAN LAUREL M3'-4m' 2m' 10'
P. RFN18 LANGIA - AF�GAN 9l)MAG 25' 40' Im'
NOTE: THE MiNIMIJM SNRUB BIZE 9HALL BE 15
CsALLON MINIMRJM AND A M1NIMlR`1 OF 6' HIGN
PLANTED 1-IEICr�1T.
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I- SEE SGHEDULE A80VE FOR SPEGIEB NJD GANOPY DIAME?ER
1-THE OLLNER MAT GHANGE THE TREES AND 5NR4JBS AGGORDITJG TNE SCHEDl1LE.
I- GONTAGT PlJBL1C U10fdG9 AT 777-3104 FOR
DRAiNAGE AND FINAL GRADE INSPEGTION,
WNIGN INGLUDES DRAIN LINES AND RDOF
DRAINS/ DOIW 5POU75_
Z-TFIE CONTRAGTOR I8 R£SPONSIBLE POR
DU3T GON71aOL NJD 1N3URINCs TNE AREA
ADJAGEN7 TO TNE WORlG IS LEFT IN A GLEAN
CONDITIOr1
3-TNE r•ON?RAGTOR SNALL R£VIEW S?D.
DETAIL 6-4 ON TREE Pf20TEGTION PRIOR TO
ACCOMPLIBNINCs ANY LLlOfalC OR �MOVING
ANY T�ES.
4UTILIZE BEST MANAGEI'1EN? PR4GTfGEB
IBMP'e) AS REQUIRED BT THE 9?ATE WATER
RESOURGES GONTROL BOARD. FOR ANY
acnv►r- WHIGH DISTUR88 30lL.
5-ALL ROOF DR.41N8 AND/OR DOIW 3POUT8
SNALL HE DRAINED FLOW 2% AWAY FROM THE
BUILDINCs 11ND MAYHE GOLLECTED BY
DRAINAGE INLET G0�9�lEGTED TO PUBLIC
STORI'1 DRAIN FAGILITY. IF AND ONLY IF THE
DRAINAGP IS IN THE NILLSIDE AREA GAN TNE
WATER BE DIRECTLY GOrNEGTED TO TNE
PUBLIG BTOFII'1 DRAM
b-THE MINIMIA"I NIEGHT FOR TR�E T7P� "G"
BHALL BE 15'-0" Tl'P. UNA.
PRIVAGT MYASION
� MITICsATION REGYJIRED [N
' SNADED AREA
10'-0� O.G. 10�-0" OL. 10'-0 O.G.
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Lands��p� Infi�rm�tian:
Hardscape Area = Patios + VIl�Ikw�y + Driv� Way + Paved Are�s
- P + �/VW + Di�l! + � PA 1 + P�2 �
=��+51+396+��50+3�}
� �83 sft
�u� Area = T� + T� + T� + T4
= 80� + �25 + �2Q+45
������l�a�� ���s� � = � ��a �ft
Landscape Area = Hardscape Area + Tu�fi Area
= �83 - � '1 'l 9D = 'f 873 sft
t�on Turf Are� = Loc�l �I�n�stpl�ht� with lov,r w�te� needs
��� T - NT� -� NT2 + NT3 + NT� + NT�
_ = 75 + �5 + 5 + �t� f 5�
N2�
N � - 245 sft
�� Tota! Landsc� e Area �including non-turf ar�a� = Lan�scape Ar�a -� Non T�r# A�ea
P
_� ST 3+ 24� = 21 '[ S sft
1�llaod Fence = VIfF1 + V�lF2 + 1�VF3 = 50' + 75' + 75 `= 200 �eet
Hedge �2'-3' hei�ht� = H1 + H� + H3 = 25' + 25' + 25' = 75 ffet
��
Followin� trees will be added, Each wil� be 8' height �rh�l� planting:
1, Pri�rac Protection Trees IVor�h Sfaf� ��?,1V2, N3 ai�d IV4�:
�
= 4 Puc�u���I•[�t�ti �ra�ilir�i'
2. Pr�i�ra�y �'rot�ction �ree� Soc�th Srd� �S�. ��, S3 and S4}:
= 4 C�ree��n i� c�Ui'�� (I_�illl'lIS N����I�l��
3. P�ivacy Prafect�or� �ree� Wesf Si�e �1N�, _.��
��T�1 .... ���t�� �th� bcxcF� ��r�c�. �
� A row (7-8} of �ng�,ish iaureLs
_ _ - NT3
N�
-- - F
�. Front .�i�e of �he house ���
_ .� Rlue ;�.tl�.js +C,�cj�r•
Fo3l�wing trees will b� rernoved:
1. �A} - Canary Island Pine
2. (X1) - Fruitless Fear
3. �Y1) - Plum
Fo1l�wing trees will b� prot��t�ed:
1. (6) - Incense Cedar
�lo�e- 01 and �2 -�p�n areas under privacy prot�c�ion tree�.
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