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R-2012-51b �,, OFFICE OF COMMUNITY DEVELOPMENT CITY HALL 10300 TORRE AVENUE•CUPERTINO, CA 95014-3255 C U P E RT 1 N Q (408)777-3308• FAX(408)777-3333•planninq�a�cupertino.org February 13, 2013 Professional Design Attn: David Perng 10268 Bandley Dr. #102 Cupertino, CA 95014 SUBJECT: REVISED TWO STORY PERMIT ACTION LETTER—Application R-2012-51 This letter confirms the revised decision of the Director of Community Development, given on February 12, 2013; approving a Two-Story Permit for the construction of a 4,270 square foot single family residence, located at 18655 Ralya Court, with the following conditions: 1. APPROVED PROTECT This approval is based on a plan set entitled, "Chou's Residence, 18655 Ralya Ct., Cupertino, Ca. 95014" consisting of 7 sheets dated Received February 11, 2013, 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 first page of 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. CONSTRUCTION PLANS SET REVISIONS/CLARIFICATIONS Prior to issuance of building permits, the construction plan submittal shall include the following information and revisions: a. The language indicating the front yard tree as a "Street Tree" shall be removed. This tree is to be privately maintained. b. The Project Data on sheet A-1 of the plans shall be expanded to include the entire calculation leading to the determinations, and the abbreviation reading A.F.A. shall be revised to read F.A.R. or be spelled out. c. Please label the two dashed lines indicating the 30-degree angle on the farthest side window jambs as such. d. Please label the arrows indicating runoff being directed onto vegetated areas. Two-Story Permit Action Letter Page 2 (Revised)R-2012-51 e. Please show the path of the underground electrical. If overhead electrical is to be used, please show its path and point of connection. Please note that overhead electrical connecting to the front of the property will not be permitted. f. The placement/location of the HVAC units shall be relocated to the rear of the property, to the satisfaction of the Planning Division. 5. SETBACKS The setbacks along the east property line shall be maintained as shown on the plans. Any reduction in setbacks along the east property line, meeting the development standards of the zoning district, shall require a new discretionary permit and/or a notarized waiver of this requirement from the adjoining property owner. 6. SUPERSEDE The prior, January 31, 2013, action on R-2012-51 is hereby null and void and superseded in its entirety by this approval. 7. LANDSCAPE PROTECT SUBMITTAL: Prior to issuance of building permits, the applicant shall submit a full landscape project submittal per sections 14.15.040 A, B, C, and D of the Landscaping Ordinance. The Water- Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits. 8. LANDSCAPE INSTALLATION REPORT: Prior to final inspection, a landscape installation audit shall be conducted by a certified landscape professional after the landscaping and irrigation system has been installed. The findings of the assessment shall be consolidated into a landscape installation report. The landscape installation report shall include, but is not limited to: inspection to confirm that the landscaping and irrigation system are installed as specified in the landscape and irrigation design plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that causes overland flow, and preparation of an irrigation schedule. The landscape installation report shall include the following statement: "The landscape and irrigation system have been installed as specified in the landscape and irrigation design plan and complies with the criteria of the ordinance and the permit." 9. FENCING/GATES: Fencing is not reviewed or approved as part of this application. Where fencing occurs on a common property line, coordination with the adjoining property owner is highly recommended. 10. LANDSCAPING MAINTENANCE SCHEDULE: Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall be established and submitted to the Director of Community Development or his/her designee, either with the landscape application package, with the landscape installation report, or any time before the landscape installation report is submitted. Two-Story Permit Action Letter Page 3 (Revised)R-2012-51 a) Schedules should take into account water requirements for the plant establishment period and water requirements for established landscapes. b) Maintenance shall include, but not be limited to the following: routine inspection; pressure testing, adjustment and repair of the irrigation system; aerating and de- thatching turf areas; replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and removing obstructions to emission devices. c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size-adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall either be replaced or be revived through appropriate adjustments in water, nutrients, pest control or other factors as recommended by a landscaping professional. 11. LANDSCAPING MAINTENANCE AGREEMENT: Prior to final inspections and final occupancy, the owner(s) of the property shall enter into a formal written landscape maintenance agreement with the City. The City shall record this agreement, against the property or properties involved, with the County of Santa Clara Recorder's Office and it shall be binding on all subsequent owners of land served by the proposed landscape. The landscape maintenance agreement shall require that the installed landscape not be modified and that maintenance activities not alter the level of water efficiency of the landscape from its original design, unless approved by the City prior to the commencement of the proposed modification or maintenance activity. 12. 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. 13. 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. 14. DEMOLITION REQUIREMENTS All demolished building and site materials shall be recycled to the maximum extent feasible subject to the Building Official. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 15. DUST CONTROL The following construction practices shall be implemented during all phases of construction for the proposed project to prevent visible dust emissions from leaving the site: Two-Story Permit Action Letter Page 4 (Revised)R-2012-51 a) Water all active construction areas at least twice daily and more often during windy periods to prevent visible dust from leaving the site; active areas adjacent to windy periods; active areas adjacent to existing land uses shall be kept damp at all times, or shall be treated with non-toxic stabilizers or dust palliatives. b) Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least 2 feet of freeboard; c) Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. d) Sweep streets daily, or more often if necessary (preferably with water sweepers) if visible soil material is carried onto adjacent public streets. e) The applicant shall incorporate the City's construction best management practices into the building permit plan set. 16. GRADING AND CONSTRUCTION HOURS All grading activities shall be limited to the dry season (April 15 to October 15). Grading hours shall be limited to Monday through Friday, 7 a.m. to 8 p.m. Grading, street construction, demolition or underground utility work shall not occur on Saturdays, Sundays and holidays, and during the nighttime period as defined in Section 10.48.053(b) of the Municipal Code. Construction activities shall be limited to Monday through Friday, 8 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on holidays. The developer shall be responsible for educating all contractors and subcontractors of said construction restrictions. Rules and regulation pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of a developer appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. 17. INDEMNIFICATION To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. 18. 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 Two-Story Permit Action Letter Page 5 (Revised)R-2012-51 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 February 13, 2014. Staff received comments from a neighboring resident, identifying concerns with the proposed setbacks, compatibility of the mass/size of the new structure with the neighborhood, noise, and the increase of shade cast on the affected property. As a result of ineetings and conversations, the applicant agreed to relocate the HVAC equipment to the rear of the property and increase setbacks along the east property line which have been included as Conditions of Approval. Staff has made all the findings that are required for approval of a Two-Story Permit as required by the of Cupertino's Municipal Code, Chapter 19.28.150 (B). 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, ly) n Rose Associate Planner 408-777-3286 stephenrC cupertino.org Enclosures: Approved Plan Set Cr. Kevin Chou,18655 Ralya Court,Cupertino Ca.95014 James Pan,18645 Ralya Court,Cupertino Ca.95014 PUBLIC WORKS COI�TFTRMATION FORM Public Works Departmenf 10300 Torre Avenue (408)777-3354/Fax(408)777-3333 Cupertino,CA 95014 publicworks�cupertino.org CUisE.RTINO • http://www.cupertino.org/publicworks A Public Works confirmation form,if required,must be completed prior to proje�t submittal to#he Plaruting Departrnent. The fee for the confirmation is$263.00. The purpose�of this confirmation is to identify preliminary Public Works issues, which may adversely affect the application. Please submit this forrn, the fee, and a copy of the site plan to the Public Works Department for review. The�Public Works Department can be reached at(408)777-3354. Proje�t Address: �BC�� "RF1�.'��1 CT. _ Email Address: ��i''t��C��t�[�otr� Applxcant Name: I�+�V i D ��E�- Pho ne No: (¢�8�)�f�6•-7`i'8�i *'"'"For Public Works Department Use Only*** PW Conftrmalion Required($263) �S��p�� PW Confir�afion IVot Required e ��' Addition: Single Family Dwelling Flood Zone: otzgr Requ�irementa: �J Dedicate Right-of-way(road): ❑ Easement(streetlight): � ❑ Offsite improvements required(circied):sidewalk,curb and gutter,curb ra�np,driveway, pavement,street light,street tree Q Registered civil exi.gineer required to design grading plans or improveznent plans �Clearly show aIl utility lines froxn the house/project site to the street(electric,electric paiYel,gas,water,sewer). Indicate as ne�w{N)or existu�g(E) Cl Underground all overhead utility service to new house or new electric panel Ig' Sho�cv onsite drainage on site plan with direction and slope percentage Cl Include relevant City Standard notes and Detaiis on plans D Encroachment permit or Development Agreement ❑ Streamside Permit 0 Soils letter/report ✓ Submit preliminary title report and Quitclaim undergrouYld water ri�hts Comments A c��Y s�RNY�A�D a�e��E��y �,�p��g<� /�+�Y 1�C-�NS7,�1l,C�D AT aw��Cl pas c�E�dN ,4�,�- f o,U s i 7E ,�XAirv,��F 7'A,?a��H G�t�rs s�,.�c FS To SrIEF� �' �` c r��c ��F i�v Ec',� t r1 r 5�r2 Signature Title Date Page 6 of 6. R App 2012 July!Revised 7/!/2012 �� io � � n �.>: -�� $ � � � . ��))R � � N �J,j b `y� N �.; � a iA � � � � � � � • • � . • � � • � , � � ' t -�c�.�—,51 ` ` ,� �_4 �� . � ► � � '�7�. '7' F :�� .� - i • _� .�iiii� 1 i��■ /'��\�� I � ■��■ � ' ��iiii �,sft��•��/��\��\��r r� � ��Y'' •��■ ■�1 �� y'i��ii�� - i �li 1�............ .■■■■.■■■■■■ � �1�'��siiiiiiiiii��■ ■■ �ri ►!��..-----��■ (N)e'�aw r�w/c�� I �� — � >'i�` � � �=? �� ,"a-� � •.ii 1� / ��► '/� '►_ 1��\. I�/��\ t I 1�v� I��//�\/ �J, I��\//��'. ► �11�'(�.r.. �-- -----�� I � I \ IXISTING PAT10 TO BE REMOVED � � � D(ISTING 3-2'� �� PEACH TitEE TO� � � BE REMpVED �� i� ��` \ IXISTING HOUSE � �� p(ISTING�GARAGE TO BE REMOVED� � TO BE RENOVED i � I i � � i D(IS11NG 4'y �� FRU TREE TO `� �� BE OVED �\ �� ` �� / � � �� LANDING MAX. 6' � FROM GRADE. DEM❑LITION SITE PLAN s� i•=2o�-0• I I I I I I I I�I ��:�;�� - -STORY �;;�� :� �� .�a��:�:..�: ��,�. '� �`�; r'' • �� /GTE 4. '- .y.� . .".• � .: ..f...•.. �: :... ' :. • %' '::•�•;••;,,';�-' :• y,i . . '.�.. � � . ��•.•«�; �:.. �.,`.�'.•'•;�:` _ \/ / ' . 4 •� . . . . . _ ••"'�t • �s��: : .!•.4'.,•t`: .� . . . . 'J�. • . Awa`�RE�i •�"��e'aYa.� .* '.:,'�. :.,• ��y _ _ .`'o. - .�• 10; - ��. * .:�K� . �• ',••�+r•,�� - _ . _ '�j 1 •.. '. .1.,..�� . 1_ '.•.,..r� ,4• %" ' •. �r ••*;S'•.. ?.��.LAWN AREA . 0 �� •� S•`S'Q •j �• , � •i.„�.+�` ':�..�,. O.�. - . _ SBS SF.� ��/�`. � � ��$�� .j.•�!•A:..y':.` �..`�.��v. '�; �i: --- - ; '_` '. � ` . i� •�� , . .s• L-40.00 d � ';'�:, ";.:�`�'., .� - � .� • :. S � '••;�:�.: .: •. �: c. ;. ' `� ��:' A=50'5546 . �� :�: ,y;. ':c ..: 'R=45.00 . . . .PER CrtY, j?•? $�� •.' ,f..'•�� •.':':., ;'� .' . . - � 4 BOXED,8 TALL .. 9g "• '..�. ,.. •.;•,••t •'•. . .. l� (Si. MARY MAGONOUA) \ � RUNOFF MEASURES NOTES ?3 �' •.''�,.'. .. �.R.. .}::•.��;'' \ .'� •'.••' ' .i.•,• .._:� .,, .s� ... .,, � o)DIRECi ROOF RUNOFF ONTO VEGETATED AREAS. �••'•:'•., `�•�;:`��. N b)a�cr Rur�o��s�oEwNxs.wNxw�YS oNro vEC�u�o u�s. �..� c�a�cr Rurro��o�w�YS oHro vECEr��n�.s. RALYA CT. SITE PLAN see A-7 for conceptual landscape plan, s� i•=io�-o• 53. ,:••� �•\ ;•w ••CONC.�.` ' .:.••PAVING .,�. �, . ��..' +/��: • . � S:F.:•'.� �.` �� CONC. �'r\ PAVING AREA: �• •�� 72 S.F. �'..; �t\ \ .• ao' FRONT YARD AREA: 0.5•(40'+53.75')*20' =>937.5 S.F. (234+72)/937.5 =>32.6X <50X O.K. FRONT YARD PAVING CALCULATI❑N A-1 A-2 A-3 A-4 A-5 A-6 A-7 SHEET INDEX TITLE SHEET AND SITE PLAN 1 ST FLOOR PI�N 2ND FLOOR PLAN ROOF PLAN & SECTION ELEVATIONS ELEVATIONS CONCEPTUAL LANDSCAPE PLAN AND AREA BLOCK CALCULATION SCOPE 0� WORK �k TWO STORY NEW MAIN HOUSE W/ ATTACHED THREE-CAR GARAGE. UI C I N ITY MAP A ��4C� � � Z J � RALYA CT. W H H } a x W W U z W � ¢ J NORTH P R OJ ECT DATA [� C� �� ;'� � '� ,D j APN: 375-25-008 I ADDRESS: 18655 RALYA CT. � �E g 1 �. �p�3 � ZONE: R1-5 — OCCUPANCY: R-3 dc U TYPE OF CONST.: VB y._ --- ---- LOT SIZE: 9.493 S.F. BLDG. AREA: 1 ST 2ND 2.325+645 (GAR) 1.300 TOTAL• 3.625+645 (GAR) A.FA: 4.270/9,493=>459L 2nd/1st FLOOR RATIO: 1.300/2.970=43.8X SITE COVERAGE: 2.970+123 (porch)+569(eave)/9.493=38.6R BLDG. HT.: 25'-9' FRONT YAER AREA: 937 S.F. 306/937=32.667L S.F. PROJECT WILL INCORPORATE GREEN BUILDING ASPECT TO MAX. EXTENT POSSIBLE. REVISIONS BY Qrevk� DP 02-09-13 �� ^^� 1� Ff M � Y �N� � ��o �� Z � � (f� d � W U � o � J v Q � z � O _I � I Cl) � W ,.� � � O v � � Z W � W � = w � ~ W � � � � Q � O W � U � Z U W � Q U � Q O � Z � � � W Oc�pO.- 2 00 � U � U uon os/o�/�2 Scob AS SHOWN � DP Job PD233—CHO sn.�t �°- �� a J�°vC(�/� —� j .�-/.� � � �_ �� 1 ST FLOOR PLAN s: ,�4-_,'-o• AREM2,325+645 (GAR)�2,970 S.F. JVUING FROM REVISIONS BY �revlew DP 02-09-13 �.�� '^�' � �� Y � � �� # z C� � (n d ' W U � 0 � J v Q � Z � � � � � W � � � O �- � � Z g � � 0 0 J LL � � O W � U � Z � 0 U U Q � Q O � Z � � '� w o � � = oo � U r- U u�►. os/o�/�2 Scab AS SHOWN � DP Job PD233—CHO � �° o� a 2ND FLOOR PLAN s: ,�4--,'-o- AREM1.300 s.f. REVISIONS BY Qrevkw DP 02-09-13 �� ^^�� Ff M � r '6`�'�, � �� * Z V � (n d � W U � 0 � J v Q LL Z � � � � � � � W „ � � O v � � Z J � �' � � J L.� � Z N �' � O W � U � Z � 0 U U Q � Q O � Z � � � W O c,�p 0- 2 00 � U � U o�t. os/o�/�2 Soob AS SHOWN � DP Job PD233—CHO ��.+ Qo� a ROOF PLAN s: ,�4-=,'-o- ��,�_ �� . SECTION A—A s: ,�4•=,'–o- SECTION B—B s: ,�4-_,�–o- REVISIONS BY r M� �Q�°'� ;1�Q. �f M � �y �D N � �� V � � � � v� U � W 0 � � v Q � Z � � CA � � � � W � � � O v � � � Z � � U w � � Z Q Z � � � 0 0 � � � 0 w � U � Z � � U U Q � Q � � z � � � w o � � _ � � U � U n�r. os/o�/�2 ScaN AS SHOWN � DP Job PD233—CHO � Qo� � � � 1 3/4"T}K.S.C.QN(DOOR � 2a c,�.cxv.rt�amQt e�— DOWNSPOIl�,PRIAED�PANdTTED 0/ 2X FASCIA BD.PNMID TYP. NA7URE Sf01rE VE1rffR •��- -c�oNC.,xF Hoo�c o� �u,��T oi 1/2'EXf.SIRUCf.PLYWD 7YP. -ia-23�.sa�siu+o• �/e•�c.s ca►rs snxco o/ s u�t cx�'o'ei.uc.P�rt o/ � a/e•exr.sr�x,�r.��n�. �� \ \ SOUTH ELEVATION s: ,�4--,�—o- WEST ELEVATION s: ,/4•-,�-o- � ..�c:i�-,�� /3 �- a REVISIONS Qrevkw 02-09-13 ��`'� �'�'�. 4 ii r7 � r °�� i �� * Z V � � d � W U � � � v Q � Z � 0 � � � � � W ,., � � O v � � � z 0 a � J W � � O . O) Z F— 0 U Q � Q U � Q O Q � Z H � � W Oc�p � 2 00 � U � U oar. os/o�/�2 s�ow ns sHOwr � DP Jcb PD233—CH01 ShNf L;�°� � se�r,�v.ww cx�r��— DOINNSPOUT.PFtlYED dt PANiiED 0/ 2X F/►SCIA BD.PIWIm 7YP. IMTIIRE SiOfE VQ�IIt EAST ELEVATION i� �. .__. Ii 1� .——. � ��o��- ONE uYER 30j FELT 0/ �/Y ocr.srt�ucr.��rw�n�. DBL PMlE GIAZMIG SET �vwn�wu��w. � � � � � � — — �4.5 �o I d 'KM-231.SPANISH SAND' 7/8'7HK.3 CQA75 SRJCCO 0/ 2 UYER CRADE'D'�DC.PIIPER 0/ 'o� � 3/8'IXf.SIRl1C'f.PLl'WD TYP. m I n � F.F.(2nd) .� �� s: ,�4•-,�-o• a � F.F.(tst)� F.G. � N.G. ,��c�,�-5� �i3 -i _..�--- ,,.�-�-�...-:------:Y - �« NORTH ELEVATION s: ,�4•_,�—o- REVISIONS BY revk� DP 02-09-13 �� ^`�' � Ff M � ,, b N �o � � �� * � V � (f� d ' W U � � � J " Q � Z � � � � � W � � � O v � � � Z 0 a � � w �- � 0 . o� z � � U Q H Q U � Q O Q � Z F— � � W Oc�o � 2 00 � U � U uor. os/o�/�2 Scaw AS SHOWN Drorm DP Job PD233—CHO Sh�rt L�°� O(4.16+10)X2.92 = 21 —� Ob 10X3 = 30 O 35.66x 13.5 = 482 O ��.66X��.83 = �26 O(6.5+11.5)X2.5 = 23 �� O 5x2 = 10 O (5.83+9.83)X2_ � � �� 4 Oh 20x24.66 = 493 O 33.83x22.66 = 767 O 13.66x 13 = 177 kO 11.16x8.33 = 93 lO 13.66x5.16 = 71 Om 22x2 = 44 On 21 x20.5 = 430 Oo 18.8x 10 = 188 TOTAL=2,970 S.F. PORCH: 102 S.F. EAEV: 637 S.F. Op 27.33x9.66 = 264 O 5.33x 10.33 = 55 O 44.66x8.66 = 387 sO 19.5x 12 = 234 {�(5.66+9.66)X2- �5 —� O 18.5x 17.83 = 330 O �X2 = �4 TOTAL= 1,300 S.F. 1 ST FLOOR AREA BLOCK CALCULATION S: ��8•=�,_o- AREA=2,325+645 (GAR)=2,970 S.F. �� . 2ND FLOOR AREA BLOCK CALCULATION AREA=1,300 s.f. S: 1/8"=1'-0" i '� I ,-, o ' O I 0 � � w � � � 0 N b N � /�- �L��l � ��.3-i3 ,.---- __.__--. ,,��'``� �_,- '39'45"E 7 ' _ � -, .� - > � ��-, �) ��-, �) r ��-� � � � � � � �� s�� `_v�v�cr t�x�cmr.24• i BO�D.8'TALI., 20'o.c. 'o (CEDTUS DEOQARA)7YP. � � 20' R.S,B, Clst> 25' R,S,B. C2nd> �f',�n''"� � � V R� �r�� I �fl�l��::: � �� I ,1� � �.sw� j r;i I . '_ �;�. ��,� :.:��-. I I .�'.. .�.• •�rr,: � •� •p, I � �t`s�..� k�,`i j1 ��..: •.'��c- � � � � \ � (N) 6' HK�H RWI �w/c�� 2-STO RY .�.�� ;,, �� Y��^n� � ��j � � � I �/�� . �� ....fx \ HOUSE AREA = 3,093 CONCRETE AREA = 1,703 LANDSCAPE AREA= 4,697 �► • .• . . . . � '' �.• \ • � '+�% ''��'�� .�' �. •- �� :� �1 �� ►. � � �• � . TOTAL =9,493 S.F. � .. . • •.. HIGH RWD. •� .: S�• �. y.4'�'.�• �,r '• . � 4 w�� , ,, .. '„r., . �• �� ,� _� � ' � . - • �. .; • '• .. . _ •` i y v- �•�i •••�•��•�� .�• � �•�•..'. ,v � ._ .r •�,' ` - �� •.:� . , '..�.�;,': :; ;-.. . _ . _ ;�. _ . _.. .� ''� a.�`•.�'• '�� ' � �. _ _`_ '�^ '� � ;,. ?''' '•• j� � .�•: �� ' ,.�"� .. . - , 'f:�'� • . �WN�F�f�EA ''''.'•:��`��•�, ', ' '•� ' � �' �1� � . _ `'o' . _ : , . . •. . _ � � 158 S.F.� • • .•••.�.248.S.F: • • :•" • � � � � � �. •. . . . . • '� x''•� •,: '. . •.. '� .'..'f'•�,��' �S'�'_LAWN AREA ,;y V... Oti� ��`�'.` i.�. , • • , _ . 588 S.F.4 • � �,�� , $e .'••- �'�•.j' ':." • �•.• ' ,,.: , : ��c :�'` ? �•, �+�" .`��. �'1 ,.t��f,;4 3� .. :• ..:� .. 20 _ _ _ . � . . _ _ '� . .•• , �� ;� .. :�••�.• ,� �1�a; `�.�' h++' : �. •.y :., . . .. • . .:` � . _ _ . _ . W . _ o ,'�t �. + ,�.,+.� .: ` � � O� , ��;�;:. ;.,�..� ..., .• � �w .'`�� `�;. ` L=40.00 ° ' � � '' '...'. y.�•• •.:'°: '�� '. � .•�' +A=50'55'46"�-W Er�s�cmr. S �2.?0, .'�. �;;:f. ;��.':. ;_: •; `:"��,*..:: R=45.00'.` . � g�z�eoxm,e' ) 54„f �� •:.;•�.:�:.:..�.• . : .•. :. ,�� .. _ _ . 9g? '. , .:..' ..: '•�.'4' r .' . . � �c• 3. _ •-' : . �. . .; � �•� ••.: � �" ,...�� . , 't� . �•� ..:• l .; �' r�':4 . ��! • .�� ,'y . ;�. /'� � � .��",' �• •� , ��`•�• • \ � •.. ., • �• � : \! .,� -�.. � N \ 3 .' ' "� \"`'•"'. � � � � �+ � � � �P CONCEPTUAL LANDSCAPE PLAN S: 1/8"-1'-0" REVISIONS BY Qrevkw DP 02-09-13 .�t'(�' #n r-tl� �� ;,��. Ff M � y �N� � �� Z V � � � � � U � W � � J " Q � Z � � � � � � � � � O v � � z � � � � w � � � Q W U U � Z � Z o � d- 0 � Z �- � O D U Q � Q O � �/ Z � � � W 0 0 � = 00 � U �— U oor. os/o�/�2 Scab AS SHOWN Drawn DP bb PD233—CHO ShNt �° o� a _H __sr� OFFICE OF COMMUNITY DEVELOPMENT CITY HALL 10300 TORRE AVENUE• CUPERTINO, CA 95014-3255 C U P E RT 1 N O (408)777-3308• FAX(408)777-3333•planning(c�cupertino.org January 31, 2013 Professional Design Attn: David Perng 10268 Bandley Dr. #102 Cupertino, CA 95014 SUBJECT: TWO STORY PERMIT ACTION LETTER—Applicatio -2012-51 This letter confums the decision of the Director of Communi Development, given on January 31, 2012; approving a Two-Story Permit for the constructi of a 4,27 square foot single family residence, located at 18655 Ralya Court, with the following conditi s: 1. APPROVED PROJECT This approval is based on a plarr set e d, " hou's Residence, 18655 Ralya Ct., Cupertino, Ca. 95014" consisting of 7 sheets dated ive ecember 20, 2012, except as may be amended by conditions in this resolution. 2. ANNOTATION OF CON I S APPROVAL The conditions of ap ro al set sh be incorporated into and annotated on the first page of the building plans. 3. ACCURACY OF TH O E P ANS The applicant/proper wner i esponsible to verify all pertinent property data including but not limited to property bou ary ocations, building setbacks, property size, building square footage, any relevant easements a r construction records. Any misrepresentation of any property data may invalidate this approv and may require additional review. 4. CONSTRUCTION PLA SET REVISIONS CLARIFICATIONS Prior to issuance of b lding permits, the construction plan submittal shall include the following information and revi ons: a. The language ' dicating the front yard tree as a "Street Tree" shall be removed. This tree is to be priv ly maintained. b. The Project ata on sheet A-1 of the plans shall be expanded to include the entire calculation leading to e determinations, and the abbreviation reading A.F.A. shall be revised to read F.A.R. or be sp ed out. c. Please bel the two dashed lines indicating the 30-degree angle on the farthest side window jambs as such. d. Please label the arrows indicating runoff being directed onto vegetated areas. e. Please show the path of the underground electrical. If overhead electrical is to be used, please show its path and point of connection. Please note that overhead electrical connecting to the front of the property will not be permitted. Two-Story Permit Action Letter Page 2 R-2012-51 f. The placement/location of the HVAC units shall be relocated to the rear of the property, to the satisfaction of the Planning Division. 5. LANDSCAPE PROJECT SUBMITTAL: Prior to issuance of building permits, the applicant shall submit a full landscape project submittal per sections 14.15.040 A, B, C, and D of the Landscaping Ordinance. The Water-Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits. 6. LANDSCAPE INSTALLATION REPORT: Prior to final inspection, a landscape installation audit shall be conducted a certified landscape professional after the landscaping and irrigation system has been ins ed. The findings of the assessment shall be consolidated into a landscape installation report. The landscape installation report shall include, but is not limited t inspection to confirm that the landscaping and irrigation system are installed as specified in landscape and irrigation design plan, system tune-up, system test with distribution uniformi reporting overspray or run-off that causes overland flow, and preparation of an irrigation sched . The landscape installation report shall include the fo wing statement: "The landscape and irrigation system have been installed as specified in landscape and irrigation design plan and complies with the criteria of the ordinance and the per it." 7. FENCING/GATES: Fencing is not reviewed or approved as part of is application. Where fencing occurs on a common property line, coordination with the adjoining roperty owner is highly recommended. 8. LANDSCAPING MAINTENANCE SCHE LE: Per the Landscape Ordinance (CMC, Ch ter 14.15), a maintenance schedule shall be established and submitted to the Director of Communi Development or his/her designee, either with the landscape application package, with the lan cape installation report, or any time before the landscape installation report is submitted. a) Schedules should take into a ount water requirements for the plant establishment period and water requirements for esta ished landscapes. b) Maintenance shall inclu , but not be limited to the following: routine inspection; pressure testing, adjustment and epair of the irrigation system; aerating and de-thatching turf areas; replenishing mulch; f ilizing; pruning; replanting of failed plants; weeding; pest control; and removing obstructio to emission devices. c) Failed plants shall replaced with the same or functionally equivalent plants that may be size- adjusted as appr riate for the stage of growth of the overall installation. Failing plants shall either be replac or be revived through appropriate adjustments in water, nutrients, pest control or other facto as recommended by a landscaping professional. 9. LANDSCAPI MAINTENANCE AGREEMENT: Prior to fin inspections and final occupancy, the owner(s) of the property shall enter into a formal written 1 dscape maintenance agreement with the City. T he City shall record this agreement, against the property or properties involved, with the County of Santa Clara Recorder's Office and it shall be binding on all subsequent owners of land served by the proposed landscape. The landscape maintenance agreement shall require that the installed landscape not be modified and that Two-Story Permit Action Letter Page 3 R-2012-51 maintenance activities not alter the level of water efficiency of the landscape from its original design, unless approved by the City prior to the commencement of the proposed modification or maintenance activity. 10. 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 Developmen epartment prior to final occupancy of the residence. 11. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or a cies with regard to the proposed project for additional conditions and requirements. Any isrepresentation of any submitted data may invalidate an approval by the Community Devel ent Department. 12. DEMOLITION REQUIREMENTS All demolished building and site materials shall be recycled t the maximum extent feasible subject to the Building Official. The applicant shall provide evide e that materials were recycled prior to issuance of final demolition permits. 13. DUST CONTROL The following construction practices shall be impl ented during all phases of construction for the proposed project to prevent visible dust emissio from leaving the site: a) Water all active construction areas at least ice daily and more often during windy periods to prevent visible dust from leaving the site• active areas adjacent to windy periods; active areas adjacent to existing land uses shall be k t damp at all times, or shall be treated with non-toxic stabilizers or dust palliatives. b) Cover all trucks hauling soil, sand and other loose materials or require all trucks to maintain at least 2 feet of freeboard; c) Pave, apply water at least thre times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and s ging areas at construction sites. d) Sweep streets daily, or mo often if necessary (preferably with water sweepers) if visible soil material is carried onto adjac t public streets. e) The applicant shall ' rporate the City's construction best management practices into the building permit plan set. 14. GRADING AND CO TRUCTION HOURS All grading activiti shall be limited to the dry season (April 15 to October 15). Grading hours shall be limited to Mo day through Friday, 7 a.m. to 8 p.m. Grading, street construction, demolition or underground 'lity work shall not occur on Saturdays, Sundays and holidays, and during the nighttime p od as defined in Section 10.48.053(b) of the Municipal Code. Construction activities shall be limited to Monday through Friday, 8 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on holidays. The developer shall be responsible for educating all contractors and subcontractors of said construction restrictions. Rules and regulation pertaining to all construction activities and limitations identified in this permit, along with the name Two-Story Permit Action Letter Page 4 R-2012-51 and telephone number of a developer appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. 15. INDEMNIFICATION To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys' fees and sts incurred in defense of the litigation. T'he City may, in its sole discretion, elect to defend an such action with attorneys of its choice. 16. NOTICE OF FEES DEDICATIONS RESERVATIONS OR OTHER EXAC S The Conditions of Project Approval set forth herein may inclu ''e certain fees, dedication requirements, reservation requirements, and other exactions. Pursu t to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statem t of the amount of such fees, and a description of the dedications, reservations, and other exact' 's. You are hereby further notified that the 90-day approval period in which you may protest t se fees, dedications, reservations, and other exactions, pursuant to Government Code Section� 020(a), has begun. If you fail to file a protest within this 90-day period complying with all o�he requirements of Section 66020, you will be legally barred from later challenging such exactior}�:� , �r'� Please be aware that if this permit is not used within�,qne year, it shall expire on January 31, 2014. �'� Staff received comments from a neighboring resi ent, identifying concerns with the proposed setbacks, compatibility of the mass/size of the new s ture with the neighborhood, noise, and the increase of shade cast on the affected property. As a re � lt of ineetings and conversations, the applicant agreed to relocate the HVAC equipment to the rear�f the property, which has been included as a Condition of Approval. Staff has made all the findings that ar required for approval of a Two-Story Permit as required by the of Cupertino's Municipal Code, Chapt 19.28.150 (B). Also,please note that an appeal of this decision can be made within 14 calendar days om the date of this letter. If this happens,you will be notified of a public hearing,which will be s eduled before the Planning Commission. Sincerely, __. -- � Ste h e Associate Pl er 408-777-328 stephenr@cupertino.org Enclosures: Approved Plan Set Two-Story Permit Action Letter Page 5 R-2012-51 Cc: Kevin Chou,18655 Ralya Court,Cupertino,CA 95014 James Pan,18645 Ralya Court,Cupertino,CA 95014 • � , � � 1 � • • � D o O � O d � ❑ %��-'�G��-�� _.�___-----�..� _ "i '�73. '7' M � :�� . � �� • � . .. t . , � .�ii ��,►�..::::� � �1�,�r,,.:::::::1 ,�,a.f��..��\/��1 � � �� `�.�iiii�� '�II��iiiiii�� \��■� �1I1�� .j !`/��:::::::::::: ��■::::::::;:::i ��iiiiii�?��`�� ,c�!:�...-_. ..In�■. � �� r+c�w/c�►� —STORY � ' �� 1 .f�� -- �- .a'�� 1..�::':?�i�, j;.,� " ' /�!�':i��`1 ./ i��' ��:iiiiiii.' � ii:: ►,�'i iiiiii:::!:�'11''��:.. �`',4.. :'�' v• .t•iV,�:�� IG MAX. 6' GRADE. � � :•' " �-�• ..•�;� , wa�awc. 4� .,•�: .r '• .. • Pq. \QI►h ,• .t .,�.: . :.,. .� • _�_ •: •. . a� yy� • ,.� •: •i.��;•��• /. � •+y� \ _•.'- .'� �,`�;''':• •��,L •; .••,'• '%�j .'.-_ •: . . . ''�• ; '�.' .• .!�•.�.:.•'.+y.;� �.�j ° �� - � '':�%• \ NWN W 91�6A ' �eONO.e ,�.,'•',y:.;;'.r. :�� ltiy� _ . �� "•• �-y- - 16S S.F. ' .:r.?� .. .,�;:,�; : _ . . . �.' �_ • �O'S` + +++}; � ��• ;! •• ��:r,5�'��?�,.LAWN..AREA . ��° SB • •• ��~•�� %�".� •�•i�;•_%•r�.. � .��• t f ' �• ; •�°••,.':i;,;;:y�..'•4��• ��"'� , 2� . . .' ,` •-.` ► • . � .'s• L=40.00 i � .%+� +•.::' :;��'.. �A-50'55'46"�• :. �----- -----� � �� •D(IS11NG PA \ 8E R D � � IXISTiNG 3-2'� �� \ PEACH TREE TO \ BE REMCNED_ `� �� BE � BE R HOU � �� p(ISTING\GARAGE � � TO BE RENOVED / ` \ i � � � � � � �� i TO � �. �� \ � i � �� , , ��, ,� \� / � � � DEM❑LITION STTE PLAN s� i•=2o�-0• .. .r. : •q. r�.� '��:�'•��'�= ��'�:�� •� �' •- ;.+..: , -R=�.00�-.-.- .�«rY. ?OS¢'� r•'��''�'�..'", :«y°:. �••- `:s : . . . �' 4'BOXED.S TALL y ... � ..;.,.' • ' � (sr.w�r w�conou� 9 23. '.�t.• •-' . , ..,?: ��y;e•,•. RUN❑FF MEASURES NOTES � �"' � � . � �'��''� � .�� •� ��. •.J'�:. .._ •y �..• ;�.,.:..,�:. ,` N a)ar�cr RooF Rur�o�a�rto vEC,�r��u�s. �' ' :•. ..,.•;••,• b)DIRECi RUNOFF FROM SIDEWALKS.WNJ(WAl"5 ONTO VEGETATED AREAS. � �•'•� ....• c)a�cr Rur�or��o�w�rs orrro vEC�r��o�►s. RALYA CT. S I T E P L A N s� i•=io--o• see A-7 for conceptual landscape plan, 53.75' ,.•'��J�•� ... .•coNC.�.� '' .••P•A�VcI.N.G ....• 1 �1..� :/y�[J� • �\„S.F.'••'./ �` '� � CONC. ��'\ PAVING �• AREA: 72 S.F. � \� \f� � .• ao' FRONT YARD AREA: 0.5*(40'+53.75')*20' =>937.5 S.F. (234+72)/937.5 =>32.6X <50X O.K. FR�NT YARD PAVING CALCULATI�N SHEET INDEX A-1 TITLE SHEET AND SITE PLAN q-2 1 ST FLOOR PLAN A-3 2ND FLOOR �LAN A-4 ROOF PLAN �3c SECTION A-5 ELEVATIONS A-6 ELEVATIONS A-7 CONCEPTUAL � PE PLAN AND ARFJ� BLOC CUI�TION SCOPE 0� WORK �k TWO STORY NE'�l MAIN HOUSE W/ ATTACHED THRE�.—CAR GARAGE. VI C I N ITY MAP A ��4� � � Z � � RALYA CT, W F y } a x W W U Z W � a J NORTH P R 0 J E C T D ATA � ,� _ .�-��:�: APN: 375-25-008 'j � t' `� ;; __ � � � , , i ' �Lr; (� �t! !� �� ADDRESS: 18655 RALYA CT. ' � � � !i ZONE: R1-5 �_ �� ;; � OCCUPANCY: R-3 & U � ��--` �` '� � _,:�= TYPE OF CONST.: VB � LOT SIZE: 9.493 S.F. BLDG. AREA: 1 ST 2ND B Y—C --.�. ._ _ _ -.�+a..a..s,.:......:. . .... 2�325+645 (GAR) 1.300 � TOTi1L: 3.625+645 (GAR) A.FA: 4,270/9.493=>459L �,d/��t�oat w►no: �,3oo/z.970=43.sz SITE COVERAGE: 2,970+123 (porch)+569(eave)/9.493=38.69G BLDG. HT.: 25'-9" FRONT YAER AREA: 937 S.F. 306/937=32.669L S.F. PROJECT WILL INCORPORATE GREEN BUILDING ASPECT TO MAX. EXTENT POSSIBLE. I REVISIONS M � � � Z � � � � d � W U � 0 � v Q � z � O _ � cn � , � � W ,., � � 0 v � � � Z � � W � = W � � W � � Z �" Q 1 �- O W � U � Z ~ � U U 9 Q L.L � O � Z F- � � W Oc�oO- 2 00 � U � U Dal� 09/07/12 Scal� AS SHOWN D►awe DP �kb PD233-CHOU � LQ�i] 1 ST FLOOR PLAN s: ,/4•—,�—o• AREA�2,325+845 (CAR)-2,970 S.F. IANDING 6" FROM REVISIONS BY ��*�� f M .� �y �N� h� �� V � � � � � V� U � W 0 � � v Q � Z � � � � � i � � W � � � � `-' � � � Z � � � O O J Li d' � O W � U � H Z U � U Q � Q O � Z � � � w Oc�oo- 2 00 � U �- U u�. os/o�/�2 ScaN AS SHOWN Drowe DP Job PD233—CHO � Qo� a si,..�. � 2ND FLOOR PLAN s: ,/+•—,'—o• AREM1,300 s.f. REVISIONS BY ��°'�*��. �� r '6 c�� °��v �� Z V � � (f� d � W U � � � J v Q � Z � � �� W � � � 0 v � � � z g � � 0 0 � � 0 z N � � O W � U � Z � w U Q � Q U � Q O � Z �- � � w Oc�oa. 2 00 � U � U oar. os/o�/i 2 Scde AS SHOWN Drown DP Job PD233—CHO sn..r Q�� a sn..� SECTION IJ�U 'S' �/4��0� REVISIONS BY �� ^^�' � �M� �Y °6 N� h� �� V � � (f� d � W U � 0 � J v Q � Z � 0 �� W � � � 0 y � � � � z 0 �-_ U W � � Z Q Z � � li O O � d- � O W � U � Z �" � U U Q � Q O � Z � � � W Oc�o �- = 00 � U � U �r. os/o�/�2 Soa� AS SHOWN Drawn DP Job PD233—CHO �� QO� a �'��1�-S f cw�rtq c�ws�r�o�e�e�o�o�r e�o- WEST ELEVATION s: ,�+•_,�_o- REVISIONS BY ��*^^�. �1� n M � �y �N� O g� �� o�� # � V Q7 � — � I � U � � � J " Q � Z � � � � � � � � W ,., � � 0 v � � � � z 0 a � � w �- � 0 � . o� z i— � U Q � Q U � Q O Q � Z � � � w O � � = op � U � U o�r. os/o�/�2 Scale AS SHOWN Drawn DP �kb PD233—CHO Sh�t Qo� a sn«� �—��y2—.�/ l °� ._--_._... NORTH ELEVATION S: ,/+•=,'-o- REVISIONS BY �� "�� Y �� Z � � � (f� d � W U � 0 � J " Q � Z � 0 � � � � � W ,., � � � v � � � � z 0 a � � w �r � 0 � . v� z i-- � U Q � Q U � Q O Q � Z � � 'n w Oc�o � = op � U � U ooa os/o�/�2 SoaN AS SHOWN D� DP ,kb PD233—CHO ShMt Q°� a O(4.16+10)X2.92 =21 —� Ob 10X3 = 30 O 35.66x 13.5 = 482 d� ��.66X��.83 = �26 O(6.5+11.5)X2.5 =23 �— O 5x2 = 10 O (5.83+9.83)X2_ �6 � �— hO 20x24.66 =493 O 33.83x22.66 = 767 O 13.66x13 = 177 kO 11.16x8.33 =93 lO 13.66x5.16 = 71 Om 21 x22.5 = 472 On 19x10 = 190 TOTAL= 2,970 S.f PORCH: 102 S.F. EAEV: 637 S.F. Op 27.33x9.66 = 264 O 5.33x 10.33 = 55 O 44.66x8.66 = 387 sO 19.5x 12 = 234 {�(5.66+9.66)X2- �5 �� O 18.5x 17.83 = 330 O 7x2 = 14 TOTAL= 1,300 S.F HOUSE AREA = 3,093 2ND FLOOR AREA BLOCK CALCULATION s: �/s"=�'-o" AREA=1,300 s.f. CONCEPTUAL LANDSCAPE PLAN S: 1/8"-1'-0" r. I REVISIONS BY �� ^^�e' 1� �i M � � �N� n''v �s��" * Z V � � � � i W U � 0 � � v Q � Z � 0 � � i � � W ,.� � � O `.' � � � Z � � a.. � w � � � Q W U U � Z � Z o g d- O � Z F- � O D U Q � Q O Q � Z � � � W Oc�p � 2op � U � U u�t. os/o�/�2 Scab AS SHOWN D� DP bb PD233—CHO �� Q�� a sn..�