R-2011-14b �,.
OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
C U P E RT 1 N ta► (408) 777-3308 • FAX (408) 777-3333 • planninqCa�cupertino.org
July 25, 2011
Mike Chen
12280 Saratoga-Sunnyvale Rd #209
Saratoga, CA 94070
SUBJECT: RESIDENTIAL DESIGN REVIEW ACTION LETTER - Application R-2011-14:
This letter confirms the decision of the Director of Community Development, given on July 25, 2011;
approving a new 4,268 square foot, two-story single-family residence located at 10382 Palo Vista Road,
with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Proposed Hung Residence, 10382 Palo Vista Road,
Cupertino, CA 95014" consisting of 8 sheets dated June 6, 2011; except as may be amended by
conditions in this resolution.
2. 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 any property data
may invalidate this approval and may require additional review.
3. PLAN SET REVISIONS
The construction plans shall indicate the following plan set revisions:
a. Please note that the maximum fence height is 6' in the side and rear yard setback areas and 3' in
the front yard setback areas. Please indicate all existing fence heights.
b. Please swap out the front yard, 24" box-size tree (Crape Myrtle) with another appropriate variety
from the following list:
Minimum planting distance from another City Tree
i. St. Mary Magnolia 10'
u. Aristocrat Flowering Pear 15'
iu. Flowering Plum 15'
iv. Eastern Redbud 15'
v. Brisbane Box 20'
vi. Chinese Pistachio 25'
vii. Gingko 25'
viii. Chinese Hackberry 25'
Ensure that the new selected species adheres to the minimum planting distance to another City
Tree in the above table and include the distance on the revised plans. T'he nevv front yard tree
may need to be relocated to accommodate tree species requiring larger m;n;mum distances.
Residential Design Review Action Letter Page 2
R-2011-14
c. Please indicate on the site plan if the two Chinese Pistachio trees in the public-right-way will be
removed and replaced. See Condition #4.
4. EXISTING PUBLIC RIGHT-OF-WAY TREE
The existing Chinese Pistachio trees within the public right-of-way may be replaced per our Public
Works Supervisor, Jonathan Ferrante. Please indicate on the site plan (Sheet A-1.0) whether or not
they will be replaced. The replacement trees shall be of the same species (Chinese Pistachio), within
the right-of-way of fronting the subject property, and at least 24" box-size. Observe the minim�
planting distances from City Trees and the front yard tree referenced in Condition #3(b).
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 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. �ONSULTATION 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. T'he 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
T'he 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
Residential Design Review Action Letter Page 3
R-2011-14
other exactions, pursuant to Goverrunent 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.
Staff has received two comments from concerned neighbors with regard to privacy trees and the size of
the new two-story home:
One neighbor felt that the trees proposed for privacy planting in the rear yard (Arbutus Marina) were
not sufficient in size. The City's requirement is to install 24" box-size, 8' high privacy planting for non-
deciduous trees, which the applicant has agreed to do. The intent is to provide substantial screening
within three (3) years of installation. It is also noted that the proposed privacy trees must be properly
maintained by the property owner and replaced within thirty (30) days) if they happen to die.
One neighbor was concerned with the size of the new home, expressing concerns that it was too large for
a lot of that size. Per the City's R1 Ordinance, the maximum Floor Area Ratio (FAR) allowed for all
structures in the R1 Zoning District is 45% of the lot area. The subject lot is 9,487.5 square feet, and the
maximum allowed would be 4,269 square feet, whereas the proposed home is 4,268 square feet—within
the maximum requirement. In addition, the City requires that the floor area of the second-story must not
be more than 45 % of the floor area first-story, which is designed to reduce the perceived mass, bulk, and
size of the home.
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,
Simon Vuong
Assistant Planner
City of Cupertino
408-777-1356
simonv@cupertino.org
Enclosures:
Approved Plan Set
Cc: Fred Hung, 21871 Dolores Ave, Cupertino, CA 95014
Steve Swen,10387 Mira Vista Rd, Cupertino, CA 95014
Christina Armstrong,10311 Palo Vista Rd, Cupertino, CA 95014
G: � Planning � Minor Residential � R1 Approvals � 2011 � R-2011-14 Actionletter.doc
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GENERAL NOTES:
1, TFE ARCIIITECT�NlAL SITE I�AN TS PROVID[D /OR �UILDING
AND StTE WORK LAYpUT OI�Y, TNE CQiTRACTOR SFIAL� yER�Y QI
SITE ALL 6RADES, EXISTIN6 prpROVE1�NT=, IMtppERTY �iNES
�_ �PM'�C�S T ZNALL � I �IMIEDIATE�I' DI �D Vi �ARCHITECT�
� /fNISH GRADE tF1A�L pRpVIDE POSITIVE DRAINAGE AWAI' FRQM
1UILDING�
� PAD GRADE UNDER IUILDING iF1ALL HAVE POSITIVE SL�E TO A
MINIMUM, OF ONE AREA DRAIN yHIp� SNAL� � I�I�ED TO DRYVEU.,
4 � IRRIGATI�1 sYST[M SHALI �E DESIC�IED TO PREVCNT SATURATipd �
SOIL ADJACENT TO 11,IILDI►dG, V N
3� ALL COHSTRtJCTip�l SNALL E%CECD TME U1TEtT [DITi�I � CODES
ADOrTED �Y �OCAL 1LDG ��ICIAL, TMESE iNALL 1NClUDE� TME
UI�IIFOlN �U0.DING CODE, NATIONAL ELECTRiC CODE, UHIFORM
O�RDINA��ICES�A�ND � RE EN� �Y AGENCiES�
NOTIiY TF[ ARCHiTECT ANY ViOLATIa1 Oi CODE iMIEDiATELY,
i� TF[SE rl.1WS ARE FO! GEf�ERAL CONSTRtJCTI�I ��JRPOSES OMLY� TIEY
R ESPO SI�ILITY T1�� CddTRI C SELE CT�, VER�Y, I R T E� y E
AND INSTALL ALL MATERIALi ANa [QUIPN[NT�
7� TFE ARp�IITECT WI�L
ARp
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9�
10.
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13.
!4�
PI�.JECT� TI# CONTRACTat ��tOLE Y RES�Ii�C i01l f�xJALITY
CadTROL, AND CONSTRtJCTION STANnARDi �OR THIS Mlp,JECT.
AR
�LL SU�'C01�1TRACTORS SHN.L DO TH[IR IEiT 1, MI�ESSIQIALLY TO
C�tDINATE TNEIR V�KS VITN EACFI pT►�R, NpTIi'Y GEI�RA�,
CaITRACTQt ANY DISCREPANCY i� DIFRICU�TY
�AR ��TNE�VORK TI# T DETAIL� S �1L1 I�E TI� i�E AS � OTHER
siN:�� va�c,
iTAN�DAR i1l� ITUTI�ONS V0.L X a �F'.I�tl�II A TT�ED�ilt �ROVED
IY OVNER,
VRITTEN DINENSI�IS TAKE INlECEDENCE py�R �µ�D DIMENStONi.
iIE�D VERif'Y ALL CA�If�T SPACE AND i'1XE0 GLASS SIZES,
Al�LtANCE, FIXTtJRES, EOUIM�ENT ETC. CLLARANC[t.
DETAI L��THRi REPORT�AKEPRE�DENCE OV[R�TFIIS��S i
DCTAILS � THIi DRAWINGi�
DINtZN6 COdtTRUCTial tTAGE, ii ANY ADDITtONAL EQUIPMENT TO �E
iNSTALLCn � CMANC�E alDERt REOUEiTED �V OVtiR, TF[
C�lTRACTOt iHAL.� I�qTI/1r TF� AR�NITECT OR pdGINEERs
IINIEDIATELY�
��C�t's rROrOSAL INCLUDES ON TI# SITE rROJECT NANAG[f�NT
AND FiEID S�[RVISION AS REQUIRED TO MAINTAIN A SAI'E AND
[F'FtCI[NT VORK rLACE�
�
A88REVAITIONS AND INDICATiONS
A,B. ANCHOR BOLT
A/C ASPHALTlC CONCRETE
ACC, ACCOUSTIC
ALUM ALUMINUM
BLK BLOCK
C.J, COLD 10RVT
CONC CONCRETE
CONT CONTINUOUS
C.l, CAST IRON
DF DOUOLAS F1R
e�ev et,ev�noN
(E) EXIST[NO
EXIST EXIS7'INQ
EXT BXTERlOR
F.E, FIRE EXTlN0U1SHER
PIN PIN(SN
F,O.C, FACB OP CONC
F.0.8, PACE OF BLOCK
' F.O,S. PACB OP STUD
FDN PUNDATION
PTO F0077NCy
aALV OALVINIZED
0•1, QALVINIZED IRON
(3YP.BD. aYPSUM BOARD
H.B, HOSB BIBB
lNSUL INSULATlON
INT INTERIOR
INV INVERT
M,B. MACHINE BOLT
M.C, MEDICINE CHEST
M[N, MINIMUM
MTL. METAL
N.I.C, NOT IN CONTRACT
NTS NOT TO SCALE
NOM NOMlNAL
0/C ON CBNTER
OPO. OPENlNO
LAM PLAS LAMINATBD PLASTIC
PL aL PLATB (}LASS
PLY PLYWOOD
RDWD REDWOOD
RWL RAIN WATER LSADER
SIM 91M1LAR
TEMP OL TEMPERED OLASS
T&A TONQUE AND dR00VE
T,O,C. TOP OF CURB
T,O,P, TOP OF PLATE
7YP TYPICAL
UON UNLESS OTH�RWISE NOTED
VCiDF VERTiCAL ORAIN DOUQLAS FIR
wi wtn{
WC WATERCLOSET
WWF WELDED WIRB PABRIC
71'� THRESHOLD
CONCRETE
OMVBL
EARTH
OYPSUM BOARD
INSULATION
METAL
MASONRY
� • MORTAR, OROUT, CEM PLASTER
PLYWOOD
FINISH WOOD
ROUQH WOOD
�
� �ILDINQ SECTION
� OETAIL INDlCATION
O DOOR INDICATION
1O WINDOW INDICATION
DRAWING INDEX
T-1.0 TITLE SHEET
A-1.1 SITE PLAN 3 LANDSCAPE PLAN
A-1,2 DEMOLITiON PLAN
A-2.1 1 ST 6 2N0 FLOOR PLANS
A-3,1 ELEVATIONS
A-4.0 ELEVATION & SECTION3
A-6.0 ROOF PLAN
C-1.0 ORApINO PLAN
FLOOR AREA CALCUL.ATION:
N.T.S.
PROJECT DATA:
1. LOT SIZE: 9,487.5 S,F. APN 357-02-50
2. ZONING: R 1-10
3. CONSTRUCTION TYPE: V-8(W/ FIRE SPRINKLER)
OCCUPANCY GROUP: R-3/U
4. BLDG CO�ES: 2010 California Reaidenticl Codes
S. BLDG AREA;
2ND FL. AREA; 1,320.0 SF
1 ST FL. AREA: 2,448.0 SF
GARAGE ; 504.0 SF
TOTAL BLDC AR ; 4,2 .0
FRONT PORCH: 272 SF, REAR PORCH; 255 SF
1ST FL. 24" EAVE ARE4 534 SF
6. 2ND FL. TO 1 ST FL. AREA RATIO; 44,78X
8. FAR: 4�268 � 9,48`I� 5 9 �4 99X � 42.22R
9, FRONT YARO IMPERVIOUS AREA RATI0:470/1500�31.337i
10. EX. HOUSE (1114 SF) dc GARAGE(441 SF) (1954 BUILT)
11. CITY CONTACT: SIMON VUONG
TEL:408-777-1356, E—MAIL: SIMONVmCUPERTINO.ORG
12. THE OEADLINE FOR THE SUBMISSION OF PUBLIC COMMENTS
SHALL 8E TWO WEEKS �ER THE DATE OF THE NOTICE
IS POSTED(__ 2011 .
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PLANT LEGEND
Sl'M80L ITEM N0� 90TANICAI NAME OOMMON NAME SIZE OUMfTTT1' TYPE
�—}-�} �1 ESCALLONI/► 'f'RADE81�' PINK PRINCESS 6 OAL. Z2 SNRU9
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•wr��l.En's ow�' owwoe
� D ,� AFftlC�INUS ULY OF THE NILE � Q,�, 33 SHRUB
� Q VINCA MINOR OWMI PENIWINKLE iLATS 1 Z'O�C. �R 0
��•+�+• Q wvr�rF+oN n TAIl FESCUE S00 S00 LAWN /
ESC
QPRlVACY 9CRP.l:NINO MAl'hatlAl,B
I� N�)N-DFiCtIx:0Utl71tY1u1
VMWy
�, o�lrv. o.oav.. o..W. c.r ��i pw,e ��
H. ALI.Iw�� LuwifoW . Ylrl�f Yp� br4 1V IYI Y /
C. YuwlWp�w�.AlqpuPur W�10 10.3Y IO
u. r�wrvu.royninaw.uh�.�ww 2u�a �atr f
Il Clnnrnonr�nCun�bv�.Cnphr !O !0' 30'
I. Mhu�u�AWw W J! 11
0, Mymll�aeiYlla�.�aaMnMyroW IU /0 7q
11r n�umun ur rs �U M 11' 60� mainun �d � nJry� d P N�A plwwl Ml�lu.
U. NUN•UP.CIIri:OUtl YI IRUBtl
A puW.par� Yy�uid. W �0 f
n n�a� r.W.n�� a m r
a nw��c�..�ra,� �y i�.w r
D►n�ap��n Uddrrn . Vr�arun Yu� 17�IV I fdo f
[ C�wnr I�nprvvN • I�Nn Cyp�. W JI Y
�. RwMw�ryu�O�rJwr.Y�nYxr W 70 10
u� R,re u�uunun. a�wry rn.. ado w �v
��� Lww NMih� • Or.o�m L.vd Ildq 70 10'
� Rbw Luru . Mwn �w�r 2Y 30 10
1L mx4num �kv► ua� JW I 1. I S pllm �uaunus ud � mN�mun sf Y hyh anl.l h/irk.
Na��:
GUir pwl� Wn Waw prd � mq M ird �ubJwl w qpwd by Ya CwmWry
U.v.iuywm Dqwn.w. Aoyll.� .A�tl M rpu4d w.u6mn uMiuw diwu�rntrbn N
aN. rQ �ry�wr dan.O�.rr� �w,+r� wum.n.aan.n.0 �Mud. � �.rr ewn �
In.iwlaiJly C�uMd Mebt Q Lru�..r� Mhlw wdry �M Ja mw�f.l. yruyw.J wlll
�awd ar uwrd Mi�, qnd mW � n� �nr�h rw d IW,d m�teub n� dwi thry r.
nluu. ar pinudn� a� ur pdrr�r� prarrq. Th. �aa �� �a rn,.w.. o.n�r w.�in� .n.r J
r.ur �nntiA ro�la.�y ��.nury.
r��wr �..,
�. rt�ntlry q. n... �hm�n w am a O. cu� w.urd.
1 Mn� �frll rls� 0� ar dum N� v.i IIN �pyrewi tlw Clry,
�. � PfYPIM� MfN14N Illq' IW �/ �IW VIF� � M I�MJ I�1N�MyM NNI/M Of f1RIM
�wufl�t 4i. a4� uN ws br rql�.d dw pq+rd wnn Nw.
� Upon Yp Ilnl inpeaw � AI�! InJ�wpr wNM�. ar wb�lM �lull p4n � IMId
rqen n �hy.
c�nr s�xE�r LisT;
l, TRISTANIA LAURINA
2. S�� M6f)' �1`�!�lIO�rO�
3. ARISfOCRAT'FLOW[Nd PEAR'
4, CHINESE PiSTACHE
!, Crrpa Mynlo
6, OINaKO'AUTUMN QOLD'
7, CHINESE HACKBERAY
8, EA9TFRN REDBUD
9, Flowarinp Plum
Contr�ct �hall obtain U►o Clty'� opprov�l
befora In�qllin�{ tho �trcot treo�.
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SYMBOL DESCRIPTION IRRIGATION AREA
''' TURF AREA YES 8b0 SF
....
' ' PLANTNIG AREA NO 1309 SF
PLANTING AREA YES 288 SF
TOTAL LANDSCAPE AREA 2446 SF
� 2'X2'X2" CONC. BLOCK & GRAVEL W A 1,974 SF
� BLOG AREA N/ A 2948 SF
��� t;' ���� « ORAVEL WALKWAY N/ A 896 SF
� PAVING AREA N/ A 1,490.6 SF
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GENERA� REQUIREMENTS :
1. Approvol of these plons does not release the Owner and/or Contractor of the
reponsibility for the corrections of mi�takea, errors or omiss�ons contoined
therein. If durinq the couroe of construction improvementa, public intereat
requirea a modification of/or a depa�ture from the City od Cupertino apecification
of these improvement plans, the City Engineer shall have the authority to require
such modificotion or depo�ture and to specify the manner in which the same is to
be completed, at theaole expense of the Owner and/or Contractor.
2. Contact Public Works, (408)777-3104, for in�pection or grading, storm droinege,
and public improvement.
3. All public improvementa mu�t be completed prior to occuponcy.
4. Contactor is reponsible for dust control and insuring the area adjancent to the
work is left in o clean condition.
5. Contractor shall review City detail 6-4 on tree protection prior to accomplishfng
any work or removing any trees.
6. Utilize Best Manogement practiced(BMP's), as required by the State Water
Resource Control 8oard, for ANY octivity, which diaturba the soil.
7. A work schedule of grading ond Eroaion dc Sediment Control Plan Shall be
provided to the City Engineer by August. No hill side grodingshall be
pergormed between October 1 to April 15.
8. All new electrical service(power, phone, and/or cable) shall be undergrounded.
9. To intiate release of bond�, contact the Public Works Indpector for Final In�pection.
10. All downspout� to be released to the ground surface, directed oway from
building foundation and directed to landscaped area.
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CHRISTY U21
W/LIGHT DUTY
CAST IRON GRATE
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DRY WELL DETAIL•