R-2006-24b
10300 Torre Avenue
Cupertino, California 95014
Telephone: (408) 777-3308
FAX: (408) 777-3333
CITY OF
CUPEIQ"INO
COMMUNITY DEVELOPMENT
July 26, 2006
Mike Chen
12280 Saratoga-Sunnyvale Rd. #209
Saratoga, Ca. 95070
SUBJECT: RESIDENTIAL DESIGN REVIEW ACTION LETTER - Application R-2006-24:
This letter confirms the decision of the Director of Community Development, given on
July 20, 2006; approving a residential design review for a new 4,218 square foot
residence, located at 21926 Dolores A venue, with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Proposed Residence, 21926
Dolores Avenue, Cupertino, CA 95014," consisting of seven sheets dated
"Received June 12, 2006", except as may be amended by conditions in this
resolution.
2. PRIV ACY 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 with 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.
3. FRONT YARD TREE
No trees are proposed for removal as part of this approval. A new 24-inch box
tree will be planted in the front yard to meet landscaping requirements.
4. PRIV ACY PROTECTION PLANTING PLAN
The applicant shall submit a new privacy protection planting plan, prior to
issuance of building permits, showing Italian Cypresses planted along the
property line shared with the property owner at 21921 McClellan Road in
numbers and size as required by the R1 ordinance.
5. SECOND STORY WINDOWS
The applicant shall submit plans showing the following prior to issuance of
building permits:
a. The bathroom window on the rear elevation of the house shall have a sill
height more than 5 feet.
b. The width of the master bedroom window on the rear elevation of the
house shall be no wider than 6 feet.
Printed on Recycled Paper
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. 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
July 20, 2007.
Staff received comments on this project from two concerned neighbors. The comments
included concerns about privacy impacts from a two-story home and traffic impacts of
having a driveway on Byrne A venue. The privacy impacts have been mitigated to the
greatest extent possible by raising the bathroom window to be more than 5 feet above
the second floor finished floor and by reducing the size of the master bedroom window
significantly. One of the neighbors also expressed concerns about the kind of tree being
planted as a privacy protection tree along their property line. The kind of trees being
planted has been changed to the neighbors' preference of Italian Cypresses along that
property line. Planning staff has discussed the issue of moving the driveway from
Dolores Avenue on to Byrne Avenue with the Traffic Department and Public Works
Department. Both the departments felt that the relocation of this driveway onto Byrne
Avenue does not create significant traffic impact for the neighborhood.
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,
Ic~~
~~iu Ghosh .
Assistant Planner
City of Cupertino
Enclosures: Approved Plan Set
Cc: Allen & Cindy Hsu, 22360 Santa Paula Ave, Cupertino, CA 95014
G:\P/anningIMinor Residentia/IRI Approva/sIR-2006-24 Action/etter.doc
GENERAL NOTES:
t. THE ARCHITECTURAl. SIIE PI.AN IS PROVIDED FOR BUILDING
AND SIIE WORK LAYDlIT ONLY. THE CONTRACTOR BHALL VERIFY ON BITE ALL GRADEB. EXISTING
IMPROVEMENl8, PROPERlY UNEB
EABEMENTS. BmACKB UT1LIT1EB AND BUB8'lRUCl\JRES. ALL
DI8CREPANCIEB BHALL BE IMMEDIATELY DI8CUBBED WITH ARCHITECT.
~ FINISH ORADE BHALL PROVIDE POBITM DRAINAOE AWAY FROM
BUIlDING AND CRAIN TO B'!lET.
& PAD GRADE UNDER BUILDING BHALL HAVE POSITIVE SLOPE TO A
MINIMUM OF ONE AREA CRAIN WHICH llHALL BE PIPED TO STREET.
4. ~TlON SYBTEM SHALL BE DEBlGNED TO PREVENT SATURATION OF BOIL ADJACENT TO
BUIl.DtNG.
l ALL CONBTRUCTION llHALL EXCEED THE LATEST EDITION OF CODEB
ADOPTED BY LOCAl. BUlG OFFICtAL. THEBE BHALLINCLUOE: THE UNIFORM BUILDING CODE.
NATIONAL ELECTRIC CODE, UNIFORM
PI.lJMBlNG CODE, AND ALL OTHER HEALTH AND WID CODEB.
ORDINANCEB AND REQUIAEMENTB ADOPTED BY GOVERHING AGENClEB.
NOTIFY THE ARCHITECT ANY VlOI.ATlON OF CODE IMMEDIATELY.
e. THEBE PI.AN8 ARE FOR <lENERAl. CON8TRUCT1OH PURPOSES ONLY. THEY
ARE NOT EXHAUBnveL Y DETAILED NOR FULLY SPeCIFIED. IT IS THE RESPONSIBILITY OF THE
CONTRACTOR TO BELECT. VERIFY. RESOLVE,
AND INSTALL ALL MATERIALS AND EQUIPMENT.
7. THE ARCHITECT WlU. NOT BE oeseRVIHG THE CONSTRUCTION OF THIS PROJECT. THE
CONTRACTOR IS BOLEL Y RESPONSIBLE FOR THE QUALITY
CONTROl. AND CONSTRUCTION STANDARDS FOR THIS PROJeCT.
e. ALL BUBCONTRACTORS BHALL DO THEIR BEST . PROFEll8lONAl.L Y TO
COORDINATE THEIR WORKS WITH EACH OTHER. NOTIFY GENERAl. CONTRACTOR ANY
DISCREPANCY' DIFFlCUL TV.
e. WHERE CONBTRUCTION DETAILS ARE NOT SHOW OR NOTED FOR ANY PART OF THE WORK. THE
DETAILS BHALL BE THE SAME AS FOR OTHER SIMI.AR WORK.
10. TRADE NAME AND MANUFACTURERS REFERRED TO ARE FOR QUALITY
STANDARDS ONLY. 8UB8TITUTIONS W11.L BE PERMITTED AS APPROVED
SY OWNeR.
11. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DlMEN8ION8.
FIEI.I) VERIFY ALL CASINET SPACE AND FIXED CILA88 8IZE8. APPtJANCE. FIXTURES. EQUIPMENT
ETC. CLEARANCES.
12. THE SOl REPORT IS A PART OF THIS DRAWINGS. ALL SPECS, DETAILS OF THIS REPORT TAKE
PRECEDENCE OVER THIS SPECS, DETAILS OF THIS DRAWINGS.
13. DURING CDN8TRUCTION STAGE. IF ANY ADllITIONAl. EQUIPMENT TO BE
INSTALLED OF CHANGE ORDERS REQUESTED BY OWNeR. THE CONTRACTOR SHALL NOTIFY THE
ARCHITECT OR ENGINEERS IMMEDIATELY.
14. CONTRACTOR'S PROPOSAL INCLUDES ON THE SIIE PROJECT MANAGEMENT AND FIEI.I)
SUPERVlBlON AS REQUIRED TO MAINTAIN A SAFE AND EFFICIENT WORK PLACE.
PROPOSED RESIDENCE
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APPROVAL 12 -~C00 -s;1f
Application Number
7 -:)0-C&
Date ~
Signature / f (0/;;' ~ -----
i ~ C Manager
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PROJECT DATA:
1. LOT SIZE: 9,375 S.F.
2. ZONING: Rl-l0
3. CONSTRUCTION TYPE: VN
OCCUPANCY GROUP: R-3/U-l
4. U.B.C.: 97 EDITION(2001CBC)
5. BLDG AREA:
1ST FLR LIVING AREA: 2,484.5 SF
GARAGE: 441.5SF
2ND FLR LMNG AREA: 1,292 SF
TOTAL AREA: 4,218 SF
8. MAX. FAR. 9,3758F X 45% . 4,218.75 SF
7. 2nd FL to 1st FL RATIO: 1,292/2,928-44.2% < 45%
8. LOT COVERAGE:
3,882 ( INCULDING ROOF OVERHANG, PORCH & COVERED PATIO AREA)I9,375 = 41.2%
9. APN 357-14-015
10. EX. HOUSE 1,308 SF & DETACHED BLOG 480 SF TO BE REMOVED
11. CITY CONTACT: PIU GHOSH
TEL:408-777-3277, E-MAIL: PlUGCCUPRETlNO.ORG
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