R-2013-45b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE•CUPERTINO, CA 95014-3255
�U P E RT I N O (408) 777-3308 • FAX(408)777-3333•planning�a cupertino.orq
January 15, 2014
MHC Associates, LLP
At1n: Mike Chen
12280 Saratoga-Sunnyvale Rd. #209
Saratoga,Ca. 95070
SUBJECT: TWO STORY PERMIT ACTION LETTER-Application R-2013-45
This letter confirms the decision of the Director of Community Development, given on January 16, 2014;
approving a Two-Story Permit for the construction of a new 2,652 square foot single family residence,
located at 10576 Johnson Avenue, with the following conditions:
1. APPROVED PROLECT
This approval is based on a plan set entitled, "Vecham Residence, 10576 Johnson Ave., Cupertino,
Ca. 95014" consisting of 7 sheets labeled "A-1.0 to A-4.0 and C-1" dated "Received November 18,
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 building plans.
3. 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.
4. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Works Confirmation form
dated 9/17/2013, 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 e�chaustive 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.
Two-Story Permit Action Letter Page 2
R-2013-45
5. 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.
6. 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 floar. 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.
7. 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.
8. 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.
9. 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.
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 a year, it shall expire on January 15, 2015.
Two-Story Permit Action Letter Page 3
R-2013-45
Staff received a comment from a neighbor inquiring about privacy protection and concerns with the
construction of a two story residence. The project is consistent with the R1 Ordinance, and is compliant
with the privacy screening and maximum floor area requirements.
Staff has made all the findings that are required for approval of a Two-Story Permit as required by
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,
6����
Kaitie Groeneweg
Planning Department
408-777-3257
kaitieg@cupertino.org
Enclosures: Approved Plan Set
Cc: Ragini Vecham,Hayward Dixon Street Apartments,LLC,467 Saratoga Ave.#1500,San Jose CA 95129
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DRAWING INDEX PROJECT DATA: o � •' � 2nd Floor '' � �
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A-1.0 SITE/LANDSCAPE PLAN 0, APN 375-28-032 � �� �w;•, �; O
A-1.1 DEMOL(TtON PLAN 1, LOT SIZE. 5,902.8 SF � �j i �� �� J � �
A-2.0 1ST&2ND FLOOR PLAN 2. ZONtNG: R1-5, (2N0 FLOOR SET 8I4Clt: 15ft � �� �''-: �• W °
A-3.0 ELEVATIONS 3. CONSTRUCTION TYPE: V-8 W/ FIRE SPRtNKLER ��� ��;'' �� �
A-4.0 SECTIONS&ROOF PLAN � �� � �
-I•o f�t2�'G► pc.�V OCCUPANCY GROUP: R-3}U � :;;��`,, � � ; �
C 4. BLDG CODES. 2010 Colitornia Residential Codes �i t •�'.•� z � ; � �
5. BLOG AREA: � i 1
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2ND FL. AREA: 829.0 SF(A '.''�` '• '
1 ST FL. AREA: 1,382.0 SF 8 �� i ,;= � \ I t� �
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TOTAL BLDG AREA: 2,652.0 S�D I • � / ��� �.
PORCH • �145+419)� 564 SF(E L '''►� L �
1 ST FL. 24 EAVE AREA 444 SF( ) :*.... .� _ -'�••.•,-,- �� .�-,J:
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SCOPE OF WORKS: 6. 2ND FL. TO 1 ST FL. AREA RAT10; A (B+C}=45.47�i �� � ��
7. LOT COVERAG : 2 831(B+C+E+F)/5,902.8 � 47.96X � � � �j
8. FAR: 2,652 �590�.8= 44.93X
1,EX.BUILDINGS AND IIvIPROYEMENT TO REMOVE(UNDER SEPARATE 9. FRONT YARO IMPERVIOUS AREA RAl'10:
PERMIT). 44.53X (SEE FRONT YARD CALS) (� . \
2.PROPOSED A NEW STORY SINGLE FAMILY DWELLING W/ATTACHED 10. EX. HOUSE (1127 SF) dc GARAGE(264 SF) (1954 BUILT) _ � �OR �p.-s�4��% ) �
GARAGB, 11,CtTY CONTACT: KA(TIE GROENWEG —' _.
TEL:408-777-3257� E-MAIL: kaitiegOcupertino.or / �- ' '- " �_ •
.
12.THE OEADUNE FOR THE SUBMISSION OF PUBUC OMMENTS �
SHALL BE TWO WEEKS AFTER THE DATE OF TIiE NOTICE N2 � � ��E 60.30�
IS POSTED(____, 20t3).
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11 PRIVACY SCREENINQ MATERIALS
I. NON•DECiDUOUS'tREES
Plmting
A. Codru�Deodere-Deodw Cadu W 80' �ground �
H. MaldeuoeLinuifoli�•FbxlafPtperberk 30' 12•t5' 6'
C. Pinw Helipenr�•Aloppo Pine 40�60' 20-25' Id
D. $ucdyptu�Poly�nUbma•9ilvadoller 20-60' 10-IS' S'
E, Cinn�nanam Camphon•Cmtphor SO' SO' 2d
F, Aibutus Meritu 40' 35' 1 S'
a. Maatali�(3rendifton-9outhem M��otie �' 40' 20'
Tho mirtimum tra dne aull be 24"box minimum end r minimum of S'hi�pluned hoi4ht.
II. NON-DECIDUOUS Si�tUBS
A, Pittaporum Eu�enoida 40' 2d S
H. Pittorponun Tenuifolium 4Q' 20' S'
C. PitlorporumCnrrifolium 25' IS•2lY B'
D. Pittoyonun Uidutuum•VicWnen�ox 15-40' 15-40' 8'
E, CuproeAw 9amperviretu-Itelian Cyper 60' 3-6' S'
F. Padoa�pw C3recilior•Fem Pine 60' 2(Y 10'
d• Privet Li4ueRrum-diary Pcivet 35•40' 20' 10'
H. Lnuue Nobilir•Orecian Lwrel 15-41Y 2(Y 10'
i. Rhur Luiou-Afitiou►Sumec 25' 20' 10'
Tbe minimum eivub�iae ehdi be 15�1{on minimum end a minimwn of 6'high ptmtod height.
Notee:
Othor epooie�thui thow tieted�bove cnay be uaed eubje�to approvd by We Commwuty
Devoioprne�Deprttmdnt,Applioun dull be roquirod W ubmit�dec��te dooumaurtion in
order for�ppmv�l M other pleming aute�id�,Doaumentation elu�l ioolude�leper from�n
Intercutiondly Cortifiad Atboriet or Lu�oepe Architeot etating tfiet tbe rtutends p�opo�ed wilt
maet a exoeed heiQht��pre�d critorie end Rowth rate oP ti�tod meteri�s u�d thet they an
witable for plwting on the�ppiicenf�property.'['I�e Qoal is to provide�putial�o�eatina�ftar 3
yeen growth foilowinQ planting.
C1TY STREET LiST;
t.TRISTANtA LAURINA
2.9t,Mary Ma�noli��
3,ARI5TOCRAT'PWWINd PEAR'
4,CHINESE P[STACHE
1,Cnpo Myrtle
6.(3(NOKO'AUTUMN QOLD'
7.CHtNBSE HACKBERRY
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1. Cdq►Mn ah�oWl�t �haM b� lndud�d o�o pa►t of construetion dooum�nb.
2. P►lor to inuane� of bl�pKmit, th�Land�aep� WatK—EMel�ney Ch�cldMt M App�dix A
ot ChaptK 14.15 w� nNd o b� fql�d out.
3. LANdNG IN TNE SIOE YARO SHALL NOT EXCEED is' ABOVE F1N. CRADE.
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2ND FLOOR AREA CALS:
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1 ST FLOOR AREA CALS:
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IDJM�BIf MIOIOIIY AT 146N�OIM011 MRN{IL
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EXISTING SI7E PLAN �
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FL40R PLAN AREA CALS:
SECTION DIMENSIONS AREA
A 11.5XZ 23,00
g 23.58X34.17 806.73
2nd FLOOR AREA 829 8,F.
� 20.5X28.S 543,28
D 17X13.75 233.76
E 8.5X4.33 28.15
F �.��.� 1017.80
1 tt FLOOR AREA 1,823 S.F.
TOTAL FLOOR AREA Z�g�g,p,
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FRONT YARD PAV'O CALS:
f ront Yatd Area:
164.83+56,83� )X 20■1,107 M�
Pavinq Area:
400+'!7+78■493 sf
Pavinp ntio at Front Yard: (
493/1,107■44.5396 _�
FRONT YARD PAV'G CALS .�-�-«
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mow 32' mor 44'
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NOTLS:
t. Coe�cnt�Oriwway�not mondatory M
hduttrlol sona wh�n�id�walk�not aon�Wct�d.
2, Scor�mak�net to�Kaad 4'-0"O.C. UN
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3. Fini�h to b�Coon�Bru�h Finbh
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woy Is pound.
5, fdp�o!drlwwoy M+oll b�a minimum of
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Paven�nt to be
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�{CTION A-A
DRIVEWAY DETAIL-MONOLITHIC sID�1NALK
CITY OF CUPERTiNO
STANDARO DETAILS
GENERAL REQUlREMENTS :
2.
3.
4.
5.
6.
7.
8.
9.
10
APPROVED
REVISED MAR 2000
OATE: � t-21
Approval of th��e plans doet not rslsase the OwnK and/o� Controcto� of the
roponsibility for the corcections ot mistakee, eROn or omiasione contained
theroin. It durtn9 the coune of construction improvements, public interest
requires a modification of/or a depa�tun from the City od Cupe�ttno specification
of these improvement plans, the City Enqineer shol{ have the autho�fty to require
such modificotton or depo�ture and to spec!#y the monner in which the same (a to
b� compteted, at thesole expense of the OwnK and/or Contractor.
Contact Public Works� (408)777-3104� fo� inspection or qradinq, storm droinaqe�
and public improvement.
All public improvem�nt� mu*t be complet�d p�tor to occupancy.
Contactor is roponsibie fo� dust control and insuring the area adJa�cent to the
work is left in a clean condition.
Contractor shall nvi�w City d�taii 6-4 on troe protectio� p�ior to accomplishin9
ony worlc or �emovinq cny trees.
Utilize 8est Manaqement practiced(8MP's)� as required by the State Water
Resource Control 8oard, for ANY activity� which disturbs the soit.
A work schedule of qradinq cnd Ero�ion dc Sediment Control Plan Shvll be
provided to the City Engineer by Au9ust. No htit side qradinqshali be
perqormed betw�en Octob�r 1 to Ap�il 15.
Atl new electrical eervice(power� phone, and/or cabie) ehatl be underq rounded.
To Intiate release of bonds� contact the Public Worlcs indpector for Flnal Inspsction,
. Ail downtpouts to be released to th� qround surface, direct�d away from
buildinq toundation and directed to landscaped area.
SITE PIAN NOTES:
1. REMOVE PRIVATE TREE IN THE PU6UC RIGHT OF WAY.
2. CONSTRUCT A NEW DRIVEWAY PER CITY STANDARD.
3. RETAINING WALL IN THE PUBUC RIGHT OF WAY SHALL BE REMOVED.