R-2012-23b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE •CUPERTINO, CA 95014-3255
C U P E RT 1 N t� (408) 777-3308• FAX(408) 777-3333•planning�a cupertino.orq
June 14, 2012
AVA Construction
Attn: Hamed Balazadeh
21060 Homestead Rd
Cupertino CA 95014
SUBJECT: RESIDENTIAL DESIGN REVIEW AND MINOR RESIDENTIAL PERMIT ACTION LETTER -
Applications R-2012-23 and RM-2012-16:
This letter confirms the decision of the Director of Community Development, given on June 14, 2012;
approving a Residential Design Review for a 430 square foot first floor addition and a 1,096 second floor
addition to an existing 2,044 square foot single family residence with second floor side setbacks of 12'6"
and 14'6"; and a Minor Residential Permit to allow a side and rear facing balcony on the new second
story addition, located at 21700 Alcazar Avenue,with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Addition & Remodeling for Akhil & Neha, 21700
Alcazar Ave, Cupertino, CA 95014;' consisting of 8 sheets labeled A-0, A-1, A-2, A-2a, A-3, A-3a, A-4,
and L2, dated Apri12012; 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 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.
4. ARCHITECTURAL REVIEW COMPLIANCE
The project shall remain in substantial conformance with the recommendations outlined in Cannon
Design Group's architectural review letter dated May 8, 2012. These recommendations shall be
shown on the construction plans prior to issuance of building permits and verified prior to final
occupancy.
5. FRONT YARD TREE
The applicant shall plant a new 24-inch box front yard tree in front of the second story. The Director
of Community Development may waive this condition based on a report from an ISA-certified
arborist citing conflict with existing mature tree canopies onsite or in the public right-of-way.
6. 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, planting distance shall be consistent with the City's
requirements.
Residential Design Review Action Letter Page 2
R-2012-23 and RM-2012-16
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.
Please note that if this permit is not vested within two years, it shall expire on June 14, 2014.
Staff received comments from several neighbors on the project. One neighbor had concerns about
contractors working outside of the approved construction hours. Per the City's Community Noise
Control Ordinance, Chapter 10.48, construction is allowed between the hours of 7am and 8pm Monday
through Friday and between 9am to 6pm on weekends. Construction is not allowed on holidays. The
City or Santa Clara County Sheriff's Department can be contacted if any potential violations occur.
One neighbor requested that two existing trees along the east property line be trimmed or removed since
they are damaging the good neighbor fence. The property owner has spoken to the neighbor about this
matter with the neighbor and will work with them to remediate it.
One neighbor had concerns about the potential privacy impacts from new second story addition and
second story balcony at the rear of the house. The concerns were forwarded to the applicant, however
the owner does not propose to remove the second story addition and balcony from the project. The
proposed second floor and second floor balcony complies with the R1 Ordinance. In addition, privacy
protection planting is required to screen the views from the balcony and second story windows.
Staff has made all the findings that are required for approval of a Residential Design Review and Minor
Residential Permit as required by the of Cupertino's Municipal Code, Chapter 19.28.150 (A and C). Also,
please note that an appeal of this decision can be made within 14 calendar days from the date of this
Residential Design Review Action Letter Page 3
R-2012-23 and RM-2012-16
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
408-777-7601
georges@cupertino.org
Enclosures:
Approved Plan Set
cc: Steve Malan,10361 Imperial Ave,Cupertino CA 95014
Virginia Sun,21690 Alcazar Ave,Cupertino CA 95014
Jan Panell,21686 Noonan Ct,Cupertino CA 95014
1�IGINITY MA�P:
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Pi�OJEGT DA�TA�:
A55E550R'S PARGEL NUMBER: 35?-19-t09
PROJEGT TYPE: ADDITION 8 REMODELING
PROJEGT LOGATION: 21?00 Alcazar Ave.,
Gpertino,GA 95014
OGGUPANGY GROUP: R1-"1.5
GONSTRUGTION TYPE: V-B
NUMBER OF FLOORS TWO (2) STORY
FIRE PROTEGTION: NOT SPRINKLERED
GODE EDITIONS:
A.GALIFORNIA BUILDING: 2010 EDITION
B.GALIFORNIA MEGHANIGAL: 2010 EDITION
G.GALIFORNIA PLUMBING: 2010 EDITION
D.GALIFORNIA ELEGTRIGAL: 2010 EDITION
E.GALIFORNIA ENERGY: 2010 EDITION
F.GALIFORNIA FIRE: 2010 EDITION
6.ANY OTHER APPLIGABLE LOGAL AND STATE LAWS AND
RE6ULATIONS.
�RE�S GA�LGULA�TION:
EXISTING LIVING AREA 1638 5QF
GARAGE 406 SQF
TO BE DEMOLISF+ED LIYING AREA 1st FLR. -200 5QF
ADDITION LIVING AREA 15t FLR. 593 SQF
NEW LIYING AREA 1st FLOOR 2031 5QF
NEW LIVING AREA 2nd FLOOR 1096 5QF
NEW BALGONY c3sivesoven�wiri+ouraooF� ll SQF
GARAGE ADDITION 3l SQF
LOT AREA ?936.i5 SQF
2nd TO 1 st FLOOR RATIO:1096/24?4=0.44
FLOOR AREA RATIO (FAR)_(3510/"1936."f5)X 100=44.98%
FRONT GOVERED PORGH 162 5QF
1st FLOOR ROOF EAVE 328 SQF
LOT GOVERAGE_(2964/'f936.?5)X 100=31%
D R�l�ll N G I N D EX:
AO GOYER SHEET 8 SITE PLAN
T01 TOPO AND SURVEYING MAP
L2 LANDSGAPE AND PRIVAGY PLAN
A1 EXI5TIN6 FLOOR PLAN
A2 PROP05ED 1st FLOOR PLAN
A2a PROPOSED 2nd FLOOR PLAN
A3 PROPOSED ELEVATIONS/MATERIAL SHEET
A3a PROPOSED ELEVATIONS
A4 PROPOSED SEGTIONS
SGOPE OF Y�IORK:
1. ADDITION AND REMODELING AT REAR SIDE OF THE HOUSE TO
FfAVE A NEW FAMILY ROOM AND A NEW KTGHEN.
2. ADDITION AND REMODELING AT FRONT SIDE OF THE FfOUSE TO
ADD A NEW GUEST SUIT,NEW LIVING ROOM AND ENTRY.
3.ADDITION AT 5EGOND STORY TO HAVE A NEW MASTER SUIT,2 NEW
BEDROOMS AND A FULL BATI-I.
4. REMODELING TO F+AVE A GUEST SUIT ISTEAD OF EXSTING
BEDROOMS.
FLOOR AREA DIAGRAM:
SCALE:1/16":1'
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FLOORS SPACES SIZES AREAS�SQF) TOTAL
A 32'-4"X 33'-1 1" 1096
2nd B N/A N/A �096
FLOOR C N/A N/A
p N/A N/A
E 41'-6"X 37'-0" 1535
f 2T-3"X 11'-4" 308.8
c ��2'-ta�xs•-a���/z sa2
FLOOR H 11'-10"X 5'-a" 63.1 ��S
I 6'-S"X 13'-5" 89.4 (2031)
,j N/A N/A
K N/A N/A
GARAGE l 20'-11"X21'-7' 442J 442.7 443
TOTAL ss�o
NOTES:
A-THE FINISH GRADE WITHIN 10'OF
HOUSE SHALL HAVE A 5%SLOPE AWAY
FROM FOUNDATION.
B-(E)DRAINAGE SHALL REMAIN
THROUGHOUT CONSTRUCTION.
C-ENGINEER OF RECORD TO OBSERVE
EPDXY OF HOLDOWN.
PR�OP05ED 51TE PLf�N
LEGEND:
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—- BLDG FOOTPRINT LINE
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NOT ES:
WINDOWS IN ALL SLEEPING ROOMS TO HAVE A MIN.CLEAR
OPENING OF 5.7 SF(GRADE-FLOOR OPENINGS SHALL BE MIN.5 SF�;
MIN.NEf CLEAR OPENING HEIGHT OF 24 INCHES;AND MINIMUM
NEf CLEAR OPENING WIDTH OF 20 IN�HES.BOTfOM OF CLEAR
OPENING TO HAVE NOT MORE THAN 44 INCHES ABOVE THE FLOOR
AND OPENS DIRECTLY TO STREET,PUBLIC ALLEY,YARD OR COURT
THAT OPENS TO PUBLIC WAY.CBC 1026
FOR KITCHEN,A CLEAR PASSAGEWAY OF NOT LESS THAN 3-FEET
BEfWEEN THE COUNTER FRONTS AND APPLIANCES OR COUNTER
FRONTS AND WALLS.CBC 1208.1
THE TUB/SHOWER WALLS TO BE A SMOOTH,HARD NONABSORBENT
SURFACE OVER A MOISTURE UNDERLAYMENT TO A HEIGHT OF 70"
ABOVE THE DRAIN INLET PER CBC 1210.3.
THE DOOR BETWEEN GARAGE AND ENTRY REQUIRED TO BE SELF
LATCHING AND SELF CLOSING,SOLID CORE DOOR NOT LESS THAN
1-3/8 INCH THICK. �
THE MAXIMUM RISER HEIGHT CAN BE 7.75-INCHES.MINIMUM TREAD
DEPTH CAN BE 10-INCHES.FOR ANY TREAD DEPTH LESS THAN 1 1-
INCHES,A NOSING OF NOT LESS THAN 0.75-INCHES,BUT NOT MORE
THAN 1.25-INCHES SHALL BE PROVIDED.
DOORS AND PANELS OF SHOWER AND BATHTUB ENCLOSURES
SHALL BE FULLY TEMPERED,LAMINATED SAFETY GLASS OR
APPROVED PLASTIC.CBC 2406.3.
GLAZING IN SHOWERS OR BATHTUB ADJACENT WALL OPENINGS
WITHIN 60 INCHES ABOVE A STANDING SURFACE AND DRAIN INLET
S H A L L B E F ULLY TEMPERED,LAMINATED SAFETY GLASS OR
APPROVED PLASTIC.CBC 2406.3,#5
GLAZING IN AN INDIVIDUAL FIXED OR PORTABLE PANEL ADJACENT
TO A DOOR WHERE THE NEAREST EXPOSED EDGE OF THE GLAZING
IS WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR
IN A CLOSED POSITION AND WHERE THE BOTfOM EXPOSED EDGE
OF GLAZING IS LESS THAN 60-INCHES ABOVE THE WALKING
SURFACE SHALL BE FULLY TEMPERED,LAMINATED SAFETY GLASS OR
APPROVED PLASTIC(I.E.SIDE LIGHT AT NEW MAIN ENTRY DOOR) .
CBC 2406.3,#6
MINIMUM 36"DEEP LANDING IN THE DIRECTION OF TRAVEL AT NEW
EXTERIOR DOORS SHALL BE PROVIDED.LANDING TO BE NOT MORE
THAN 7-'/,INCHES LOWER THAN THE DOOR'S THRESHOLD FOR IN-
SWINGING AND SLIDING GLASS DOORS AND NOT MORE THAN 7"
FOR IN-SWINGING AND MAIN ENTRY DOOR.
NEW ENTRY DOOR SHALL BE OPENABLE FROM THE INSIDE OF THE
DWELLING WITHOUT USE OF KEY,SPECIAL KNOWLEDGE OR EFFORT
CRC SEC.R31 1.2
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GARAGE DOOR II GLOPAY
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PRODUGT NO.:46'IS OR EQUAL
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Molding 002-6 1/4"Height x 2 5/8"Depth
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Lakewood 12 in.x 96 in.
TUSGANY/SUNGOAT M,�C/3D MAX 50UTH ENERGY PAGKAGE
GOLOR
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S�MPLE NO.
NOTE : PROVIDE GLA55 A ROOFING,PER GUPERTINO MUNIGIPAL GODE
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NOTE : �HTIRE ROOF MATERIAL WILL SE REPLAGED WITH NEW
GLA55 A TILE ROOFING.
NOTE : ALL THE NEW EXTERIOR YVALL MATERIAL WILL BE STUGGO
WITH?/8 INGH THIKNE55 8 TWO LAYERS GRADE D PAPER OVER
TFfE PLYWOOD.
GRAWL SPAGE YENTILATION GALG.:
NEW LIVIN6 AREA:1991 SF.
VENT DIMENSION:(6"X 16")=0.661 SF.
FORMULA:AREA(1991)/150=REQUIRED VENTILATION AREA(13.31 SQF)
YENT NUMBERS=VENTILATION RREA(13.31)I VENT AREA(O.bbl)=19.95(20)
A�TTIG VENTILATION G�LG.:
FLAT GEILING AREA:2091 SP.
FORMULA:AREA(1991)/150=REQUIRED VENTILATION AREA(13.31 SF.)
50%OF REQUIRED VENTILATION AREA(13.31 SF)=6.66 SF.
50%OF THE YENTILATION TO OGGUR AT EAVE/GORNIGE LINE,PER SEG.1203.2 OF
200T GBG.
METHOD A:ATTIG VENT(GIRGULAR VENT)
VENT DIMENSION:(�2")=0.022 SF.
VENT NUMBERS=VENTILATION AREA(6.66)/VENT AREA(0.022)=303
50%OF THE VENTILATION TO OGGUR AT A LEYEL 3-FEET ABOVE THE EAVE/
GORNIGE LINE,PER SEG.1209.2 OF 2001 GBG.
METHOD B:RIDGE VENT(EYEBROW VENT)
VENT DIMENSION:18 SIN.PER LINEAR FODT=0.125 SF.
VENT LiNEAR=VENTILATION AREA(6.66)/VENT AREA(0.125)=53.28 FT.
NOTE : BOTH METHODS A 8 B SHOULD BE DONE BY GONTRAGTOR.
NOTE : NEW VENTS IN GRAWL SPAGE DOES NOT INTERFERE WITH
ANY BRAGE WALLS/SHEAR PANELS.
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