R-2014-06b 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•planninq(q�cupertino.orq
Apri130, 2014
Anthem&Williams Design
Attn: Keith Williams
715 N First St. #34
San Jose, Ca. 95112
SUBJECT: TWO STORY PERMIT ACTION LETTER—Application R-2014-06:
This letter confirms the decision of the Director of Community Development, given on April 30, 2014,
approving a Two Story Permit to allow the construction of a new 2,932 square foot, two-story single
family residence, located at 1102 Steeplechase Lane, with the following conditions:
1. APPROVED PROJECT
This approval is based on a plan set entitled, "A New Home For: Raju Residence, 1102 Steeplechase
Ln, Cupertino CA" consisting of seven sheets labeled "1 to 7", dated "March 4, 2014", 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. CONSTRUCTION PLAN SET REVISIONS/CLARIFICATIONS
Prior to issuance of building permits, the construction plan submittal shall include the following
information:
a. Exterior house color and trim details shall be a lighter color to match the existing neighborhood.
b. The roofing material shall be changed from title roofing to shingle roofing.
c. Plant one additional tree on the corner of Steeplechase and Rollingdell to minimize the bulk of
the second story.
d. Plant additional privacy screening per the city's requirements along the southern property line.
e. The front yard area (measured from the front lot line to 20 ft back, extending the width of the lot)
is limited to 50% impervious surface area (e.g., concrete, asphalt, etc.). The remaining area must
be semi-pervious or pervious. Please include impervious surface area diagram illustration and
calculation.
Two Story Permit Action Letter Page 2
R-2014-06
5. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Works Confirmation form
dated 1/16/2014, 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 prelixninary 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. 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.
7. PRIVACY PROTECTTON 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. LANDSCAPE PROLECT 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 if more than 2,500 square feet of
landscaping area is proposed. 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.
9. 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.
10. 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.
Two Story Permit Action Letter Page 3
R-2014-06
11. 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 claixn,
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.
12. 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 Apri130, 2015.
During the public review period, staff received responses from the public expressing concerns on the
proposed project. The concerns focused primarily on the following:
• Construction of a new two story home
• Mass and bulk of proposed home
• Compatibility with existing neighborhood
• Blockage of views
• Privacy screening
The zoning in the neighborhood allows for two-story development and the project meets all the
prescriptive requirements of the R1 Ordinance, including but not limited to, floor area ratio, height,
setbacks, and privacy protection. Though not required to do so, the applicant has made modifications to
the plans in order to address many of these concerns including changing the exterior finishes to match
the existing neighborhood and increasing the amount of privacy screening along the southern property
line. Additionally, the project is compatible with other recently approved homes in the neighborhood
and is consistent with the Rl Ordinance.
Staff has made all the findings that are required for approval a Two Story 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 before the Planning Commission.
Two Story Permit Action Letter Page 4
R-2014-06
Sincerely,
. GL_ ��
Ka' 'e roeneweg
Assistant Planner
408-777-3257
kaitieg@cupertino.org
Enclosures:
Approved Plan Set
cc:Karthik Raju,1102 Steeplechase Ln,Cupertino,Ca.95014
Stephen McGarry,1106 Steeplechase Lane,Cupertino,CA 95014
Margaret Bradford,7425 Rollingdell Drive,Cupertino,CA 95014
Luo Yong,7417 Rollingdell Drive,Cupertino,CA 95014
G:\Planning\Minoi ResiAential\RM,Rf>RM Ayprovals\2014\R-2014-06 Actionletter.doc
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PROJECT INFORMATION
APN 359-31-038
ZONING R-1
LOT AREA 6,537
PROPOSED ist FLOOR SPACE(Includin Gara e) �
PROPOSED 2nd FLOOR SPACE
TOTAL LIVING SPACE 2,940
LOT COVERAGE 2227
LOT COVERAGE PERCENTAGE .060
F.A.R. 4. e
LANDSCAPING AREA 2,223
SECOND FLOOR & FIRST FLOOR RATIO ,4%
TOTAL FIRST FLOOR ROOF AREA 22Z7
ROOF OVERHANG AREA 307
�OF ROOF OVERHANG 4.717
SCOPE OF WORK
BUI�DING A NEW TWO STORY HOME
WITH 2 GARAGE.
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AREA �OR ROOF OVERHANG
TOTAL FIRST FLOOR ROOF AREA 2227 sq.ft
FIRST FLOOR AREA 1920 sq.ft
LOT AREA 6537 sq.ft
ROOF OVERHANG AREA 307 sq.ft
5� OF LOT AREA 326.5 sq.ft
� OF ROOF OVERHANG 4.71%
ROOF OVERHANG AREA < 5� OF LGT AREA
Block AREA
Letter in Sft.
A 713 Sft.
B 312 Sft.
C 314 Sft.
D 154 Sft.
E 435 Sft.
Total 1928 Sft.
FIR. �,O�R F A R BL[JCK DIAGRAM
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B 900 Sft.
C 226 Sft.
D 998 Sft.
E 61 Sft.
F 39 Sft.
Total 2227 Sft.
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�etter in Sft.
A 371 Sft.
B 180 Sft.
C 204 Sft.
D 75 Sft.
E 182 Sft.
Total 1012 Sft.
SECpND F�OOR F.A.R BLOCK DIAGRAM
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DATE 3/4/14
CHECKED
SCALEAS SHOWN
SHEET#
7