RM-2013-25b „ .
OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE•CUPERTINO, CA 95014-3255
C U P E RTI N 0 (408) 777-3308 • FAX(408) 777-3333•elanning(a�cupertino.org
October 9, 2013
Rong Zhao
1186 Crestline Dr
Cupertino, CA 95014
SUBJECT: MINOR RESIDENTIAL PERMIT ACTION LETTER—Application RM-2013-25:
This letter confirms the decision of the Director of Community Development, given on
October 9, 2013, approving a Minor Residential Permit to allow a portion of a 466 square foot
addition to encroach 10 feet into the required 20 foot rear yard setback, located at 1186
Crestline Drive, with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Rong Zhao Residence, 1186 Crestline Drive,
Cupertino, CA 95014” consisting of six sheets labeled "A1 to A6", received September 13,
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 tr�
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. 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.
2
5. COMPLIAI`TCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Works Confirmation form
dated 7/5/2013, including, but not limited to, dedications, easements, off-site improvements,
undergrounding of utilities, all necessary agreements, and utility installations/relocations as
deemed necessary by the Director of Public Works and required for public health and safety. The
Public Works Confirmation is a preliminary review, and is not an exhaustive review of the subject
development. Additional requirements may be established and implemented during the
construction permitting process. The project construction plans shall address these requirements
with the construction permit submittal, and all required improvements shall be completed to the
satisfaction of the Director of Public Works prior to final occupancy.
6. CONSTRUCTION PLAN SET REVISIONS/CLARIFICATIONS
Prior to issuance of building permits, the construction plan shall include the following
information and revisions:
a. The wall plate height of the addition within the 20' rear yard setback shall be revised
to 9' high. This requirement may be waived or modified by the affected property
owner.
7. 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.
8. 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.
9. 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-
3
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 a year, it shall expire on October 9, 2014.
Staff received a comment from a neighboring property owner during the public comment
period. The neighboring owner noted concerns about the size of the proposed addition into
the rear yard setback and its potential privacy and drainage impact given the grade
differential between the two lots (project property owner's lot is higher ir. elevation). The
neighboring property owner also noted the proposed rear yard planting could grow to block
sunlight, but welcome smaller plantings.
The proposed project is consistent with the R1 ordinance and provides more than the
required useable rear yard open space needed for the encroachment into the 20' rear yard
setback. In order to help mitigate the neighbors concerns, the project property owner has
voluntarily agreed to lower the wall height to 9' for the portion of the addition in the rear
yard setback area. This agreement has been reflected in the conditions of approval. Also, the
proposed rear yard planting is a voluntary effort by the project property owner to address
the privacy concerns and is not regulated by this project approval. The property owner may
work with the neighbor to propose mutually acceptable plantings. Lastly, the project will be
required to retain drainage onsite and not drain to neighboring properties.
Staff has made all the findings that are required for approval a Minor Residential Permit as
required by the of Cupertino's Municipal Code, Chapter 19.28.140 (A). 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 bef��e
the Planning Commission.
Sincerely, ,
Diana Pancholi
Assistant Planner
City of Cupertino
408-777-3319
dianapC�cupertino.org
Enclosures:
Approved Plan Set
cc: Mike and Charoen Kosolcharoen. 10281 West acres Drive Cupertino,CA-95014
GENERAL NOTES
1. THIS CONSTRUCTION SHALL COMPLY WITH THE 2001 CALIFORNIA
BUILDING CODE, CALIFORNIA PLUMBING CODE AND CALIFORNIA
MECHANICAL CODE AND THE 2010 CALIFONIA ELECTRICAL CODE.
(SEE ALL GOVERNING CODES BELOW AT BOTTOM)
2. ANY DESCREPANCY DISCOVERED BETWEEN THESE PLANS AND ACTUAL
FIELD CONDITIONS SHALL BE EROUGHT TO THE ATTENTION OF THE
DESIGNER PRIOR TO THE START OF ANY RELATED WORK. THE
CONTRACTOR SHALL VERIFY ALL EXISTING CONDTIONS AND DIMENSIONS
ON SITE PRIOR TO CONSTRUCTION�
3. THE CONTRACTOR ASSUMES REPONSIBILITY FOR THE JOB-SITE
CONDITIONS DURING THE COURSE OF CONSTRUCTION, INC�UDING SAFETY
OF ALL PERSONS AND PROPERTY. THE CONTRACTOR SHALL DEFEND,
INDEMNIFY AND HOLD THE OWNER AND THE DESIGNER HARMLESS FROM
ANY LIABILITY IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS
PROJECT, EXCEPT FOR LIABIUTY ARISING FROM SOLE NEGLIGENCE OF THE
OWNER OR DESIGNER.
4. THE CONTRACTOR SHALL REVIEW ALL DETAILS & PLANS AND VERIFY ALL
DIMENSIONS AND FIELD CONDITIONS AND SHALL CONFIRM THAT WORK IS
BUILDABLE AS SHOWN. ANY CONFLICTS OR OMISSIONS SHALL BE
REPORTED TO THE DESIGNER FOR CLARIFICATION PRIOR TO THE START OF
ANY RELATED WORK.
5. SHOULD CONFLiCTS OCCUR IN OR BETWEEN DRAWINGS OR WHERE
DETAIL REFERENCES ON CONTRACT DRAWINGS HAVE BEEN OMITTED,
CONTRACTOR IS DEEMED TO HAVE ESTIMATED THE MOST EXPENSIVE
MATERIALS AND CONTRACTOR INVOLVED UNLESS HE SHALL HAVE ASKED
FOR AND OBTAINED WRITTEN DECISION FROM DESIGNER OR OWNER AS TO
WHICH METHOD OR MATERIALS WILL BE REQUIRED.
6. ALL MATERIAL STORE ON THE SITE SHALL BE PROPERLY STACKED AND
PROTECTED TO PREVENT DAMAGE AND DETERIORATION UNTIL USE.
7. NO PORTION OF THE WORK REQUIRING A SHOP DRAWING OR SAMPLE
SUBMISSION SHALL BE COMMENCED UNTIL THE SUBMISSION HAS BEEN
REVIEWED AND ACTED UPON BY THE DESIGNER.
8. DO NOT SCALE DRAWINGS. DIMENSIONS NOT GIVEN ARE TO BE
CALCULATED IN THE FIELD FROM AVAILABLE DATA ELSEWHERE IN THESE
SET OF PLANS OR MANUFACTURER'S SPECIFICATIONS.
9. THESE DRAWINGS ARE THE SOLE PROPERTY OF THE DESIGNER. ANY
REPRODUCTION, COPYING, ALTERATION OR USE OF THESE DRAWINGS
WITHOUT THE EXPRESSED WRITTEN CONSENT OF THE DESIGNER IS
PROHIBITED.
DEMOLITION, BRACING AND SHORING NOTES
1. DEMOLITION WORK CONSISTS OF FURNISHING ALL MATERIAL,
SUPPLIES, EQUIPMENT, TOOLS, TRANSPORTATION, AND PERFORMING ALL
LABOR AND SERVICES NECESSARY FOR, REQUIRED IN CONNECTION WITH
OR PROPERLY INCIDENTAL TO PERFORMING THE DEMOLITION DRiLLING,
SAWCUTING, BRACING AND SHORING, FOR STRUCTURAL MEMVERS TO
PREVENT THE STRUCTURE FROM BECOMING UNSAFE DURING DEMOLITION
AS SHOWN ON THE ACCOMPANY DRAWINGS.
? ruE CON?R�4C?OR SHALL TAKE ?HE FOLLOWING P�ROr�rT1�i�
MEASURES FOR DEMOLITION OF THE STRUCTURE:
A. PROVIDE, ERECT AND MAINTAIN LIGHTS, BARRIERS, WEATHER
PROTECTION AND OTHER ITEMS AS REQUIRED FOR PROTECTION
OF WORKMEN ENGAGE IN DEMOLITION OPERATION AND ADJACENT
RESIDENCE OCCUPANTS.
B. DO NOT CLOSE OR OBSTRUCT STREETS OR SIDEWALKS WITHOUT
PROPER PERMITS
C. PROTECT PRIVATE PROPETY ADJACENT TO OR ON JOBSITE,
INCLUDING VENTS, UTILITY LINES, SIDEWALKS, MAIL BOXES.
D. PROTECT AND MAINTAIN TEMPORARY PROTECTION OF EXISTING
STRUCTURE DESINATED TO REMAIN WHERE DEMOUTION AND
REMOVAL WORK IS BEING DONE.
3. CONDUCT DEMOUTION TO MINIMIZE INTERFERENCE WITH ADJACENT
STRUCTURE AND THE SURROUNDING AREAS TO REMAIN.
4. SPECIAL CARE SHALL BE EXCERSICED TO PREVENT DAMAGE TO
EXISTING UNDERGROUND UTILITIES WHICH ARE TO REMAIN DURING
EXECUTION OF THIS WORK. ANY DAMAGE SHALL BE REPAIRED TO NEW
CONDITION BY THE CONTRACTOR AT NO COST TO THE OWNER.
5. REMOVE DEMOUSHED MATERIAL FROM SITE. CLEAN UP ALL WORK
RELATED TO DEMOTION. LEAVING THE PROPERTY AND ADJACENT AREAS IN
A CLEAN CONDITION.
6. THE STABILITY AND INTEGRITY OF THE EXISTING STRUCTURE DURING
CONSTRUCTION SHALL BE MAINTAINED AT LEVELS GENERALLY ACCEPTABLE
WITHIN THE CONSTRUCTION INDUSTRY BY THE USE OF BRACING, SHORING
AND UNDERPINNING UNTIL THE PROPOSE STRUCTURE MODIFICATIONS ARE
COMPLETED. IN NO CASE SHALL THE EXISTING STRUCTURE BE ALLOWED
TO BECOME UNSAFE DURING CONSTRUCTION.
7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TEMPORARY
LOADING CONDITIONS DURING CONSTRUCTION AND SHALL DESIGN AND
PROVIDE TEMPORARY BRACING AND SHORING AS REQUIRED DURING
CONSTRUCTION.
GOVERNING CODES:
2010 CALIFORNIA BUILDING CODE(BASED ON THE 2009 INTERNATIONAL BUILDING CODE)
2010 CALIFORNIA RESIDENTIAL CODE(BASED ON THE 2099 lNTERNATIONAL RESIDENTIAL CODE)
2010 CALIFORNIA PLUMBING CODE(BASED ON THE 2009 UNIFORM PLUMBING CODE)
2010 CALIFORNIA MECHANICAL CODE(BASED ON THE 2009 UNIFORM MECHANICAL CODE)
2010 CALIFORNIA ELECTRICAL CODE(BASED ON THE 2009 INTERNATIONAL ELECTRICAL CODE)
2010 CAUFORNIA ENERGY CODE
2010 CALIFORNIA GREEN BUILDING STANDARDS CODE
CUPERTINO MUNICIPAL CODE
RONG ZHAO RESIDENCE, 1186 CRESTLINE DRIVE , CUPERTINO, CA 95014
REAR YARD NOTE:
REQUIRED REAR YARD AREA = 20' X 58.25' = 1165 SF
ACTUAL REAR YARD AREA = (10' X 58.25') + (25' X 26.25') = 582.5 SF + 656.25 SF = 1238.75 SF
THEREFORE, ACTUAL REAR YARD AREA > REQUIRED YARD AREA
NEW ONE-STORY ADDI1
SHOWN HATCI
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REQUIRED PLANTING:
VICTORIAN BOX OR GRECIAN LAUREL
SHRUB SHALL BE PLANTED AT THE REAR
PROPERTY LINE ALONG THE BACK
FENCE.THIS SHRUB GROWS TO 15-d0 FEET
TALL AND SHALL BE PLANTED AT MAX�MUM
8 FEET APART.MINIMUM SHRUB SIZE
SHALL BE 15-GALLON AND A MINIMUM OF 6'
HIGH PLANTED HEIGHT.
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NEW ONE-STORY ADDITION
SHOWN HATCHED
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NOTE:
NO TREES ARE PROPOSED FOR REMOVAL
FOR THE NEW ADDITION WORK
SCOPE OF WORK
REMODELING AND ADDITION TO EXISTING HOUSE. 1047 SQUARE FOOT WILL BE
ADDED. HOUSE IS ONE-STORY. THE MAJOR REMODELING WORK IS LISTED BELOW:
1. ADD NEW MASTER BEDROOM AND MASTER BATH AT REAR
2. ADD NEW KITCHEN AND NOOK AT REAR.
3. ADD NEW FRONT LIVING ROOM AREA AT FRONT
4. CONVERT PART OF EXISTING GARAGE INTO KITCHEN AREA
VICINITY MAP
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PROJECT INFORMATION
ASSESSOR'S PARCEL NO.: 362 24 039
ONE-STORY WOOD-FRAMED HOUSE WITH STUCCO FINISH
AND COMP, SHINGLE RpOF
OCCUPANCY GROUP: R3 and U
TYPE OF CONTRUCTION: VB
BUILDING CODES: 2010 CBC
BUILDING HEIGHT: 17'-6" ABOVE GRADE
FLOOR AREA BREAKDOWN
LOT SIZE: 6014 S0. FT.
EXISTING NEW TOTAL
1ST FLOOR 1195 SF 1090 SF 2285 SF
GARAGE 450 SF -39 SF 411 SF
FLOOR AREA RATIO = 2285+411 /6014 = 0.4482 OR 44.82 �
(SEE SHEET A2 FOR MORE DETAILS)
PROJECT CONTACTS
OWNER
RONG ZHAO (408)-821-6908
DESIGNER
KET LE
793 KYLE STREET, SAN JOSE, CA 95127
(408) 209 - 8775 CELL
(408) 258 - 4614 OFFICE / FAX
STRUCTURAL ENGINEER
KET LE
793 KYLE STREET, SAN JOSE, CA 95127
(408) 209 - 8775 CELL
(408) 258 - 4614 OFFICE / FAX
SHEET INDEX
A1- NEW SITE PLAN / PROJECT INFORMATION
A2 - EXISTING SITE PLAN AND FLOOR AREA CALC
A3 - EXISTING FLOOR PLAN
A4 - NEW FLOOR PLAN
AS - NEW ELEVATIONS
A6 - NEW ROOF PLAN
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JOB N0.
SHEET
A1
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, 58'-3" ,
EXISTING SITE PLAN
1/8" = 1'-0"
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EXISTING LNING FLOOR AREA
E1=(27'-00" X 31'-5") = 848.25 SF
E2=(25'-1" X 13'-5") = 556.53 SF
E3=(2'-0" X 5'-0"� = 10.00 SF
TOTAL= 1194.78 SF
EXISTING GARAGE FLOOR AREA
EG1=(24'-00" X 16'-11") = 406.00 SF
EG2=(13'-5" X 1'-11") = 25.72 SF
EG3=( 8'-2" X 2'-3� = 18.38 SF
TOTAL = 450.09 SF
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FLOOR PLAN CALCULATIONS
1/8" = 1'-0"
NEW ADDITION FLOOR AREA CALCULATIONS:
A1=(27'-00" X 17'-3") = 465.75 SF
A2=( 7'-7" X 3'-0") = 22.75 SF
A3=(10'-7" X 2'-7") = 27.34 SF
A4=(15'-7" X 16'-3") = 253.23 SF
A5=(16'-7" X 11'-2") = 185.18 SF
A6=( 8'-2" X 8'-2") = 66.69 SF
A7=(2'-00" X 2'-00") = 4.00 SF
A8=(8'-00" X 2'-00") = 16.00 SF
A9=(5'-00" X 2'-00") = 10.00 SF
A10=(2'-4" X 16'-11") = 39.47 SF
TOTAL = 1090.42 SF
NEW GARAGE AREA CALCULATIONS:
G1=(13'-06" X 18'-10") = 254.25 SF
G2=(8'-2" X 19'-2") = 156.53 SF
TOTAL = 410.78 SF
NEW FLOOR AREA CALCULATIONS:
1194.78 + 1090.42 + 410.78 = 2695.98 SF
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