R-2014-44b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE•CUPERTINO, CA 95014-3255
C U P E RT I N O (408)777-3308•FAX(408)777-3333•planninq(c�cupertino.orq
January 23, 2015
HMC Associates, LLP
Attn: Mike Chen
12280 Saratoga-Sunnyvale Rd #209
Saratoga, Ca. 95070
SUBJECT: TWO STORY PEIZMIT ACTION LETTER—Application R-2014-44:
This letter confirms the decision of the Director of Community Development, given on January 23, 2015,
approving a Two Story Permit to allow the construction of a new 2,817 square foot single family
residence, located at 7929 Festival Court, with the following conditions:
1. APPROVED PROJECT
This approval is based on a plan set entitled, "Truong Residence, 7929 Festival Ct., Cupertino CA
95014" consisting of six sheets labeled "A-1.0 to A-4 and C-1", dated November 15, 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. 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.
5. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Works Confirmation farm,
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,
Two Story Permit Action Letter Page 2
R-2014-44
and all required improvements shall be completed to the satisfaction of the Director of Public Works
prior to final occupancy.
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 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.
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-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 23, 2016.
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 19.28.140 (B).
1. The project is consistent with the Cupertino General Plan, an�applicable specific plans, zoning ordinances
and the purposes of this title.
The proposed project is consistent with the General Plan as the project is within the Low
Density land use area. There are no applicable specific plans that affect the project. The
Two Story Permit Action Letter Page 3
R-2014-44
project has been found to be consistent with the requirements of Cupertino Municipal Code
Chapter 19.28 Single Family (R-1) Residential.
2. The granting of the permit will not result in a condition that is detrimental or injurious to property
improvements in the vicinit�, and will not be detrimental to the public healtli, safet�or welfare.
The granting of the permit will not result in a condition that is detrimental or injurious to
property improvements in the vicinity, and will not be detrimental to the public health, safety
or welfare as the projects is located within the R1-6 (Single Family Residential) zoning district,
and will be compatible with the surrounding uses and neighborhood.
3. The proposed project is harmonious in scale and design with the general neighborhood.
The proposed project is located in a residential area consisting of single family homes. The
proposed project maintains the single family home scale found compatible with surrounding
homes.
4. Adverse visual impacts on adjoining properties have been reasonably mitigated.
Any potential adverse impacts on adjoining properties have been reasonably mitigated
through the privacy protection waiver farm and installation of a front-yard tree as required.
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.
Sincer�l�,
� �
ic Serrano
Assistant Planner
(408) 777-3205
ericks@cupertino.org
Enclosures:
Approved Plan Set
CC:Jacy Truong,136 N White Rd,San Jose,Ca. 95127
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ma�3e' mo�4!' StOfwALK � _ ., . �. ....,_.T.,_..._._� _�...,.. .,..
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JO�NT t/0"1MOE. � CONSTRUCTTON �~ �; . �'j
Z"DEEP oN e�ac. �P�.• � JaNT ti) �ti� . .. ,, �..:�.�`.'�`.. ._._.._..�_..+� .Sl-. -...k�..,_ .
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�� NOTES: � `
1. Concnt�dNwwoys no!mandotmy In �
InEwtrlol:onq wh�n dd�waikr not eo�tWCt�d. ' '�
2, Scon mak�net fo�rc��d 4'-0"O.C. U� �
i.
• m�eho�lcol�porata at�wry oth�r ua�mork. �
�
3, Ffni�h fo bI Coan�Bru�h Fk�l�h �
4. SId�wWk to b•nplo��d Mh�n��w drtw—
way li pound. � ti • 6� �1 p��
5, Edp�of drlwway�F+all b�o minlmum ol " �� �K �
4'from prop�rly Iln�, ,� . \ 1 r �� �'
1 , � �
� • \� ° r''r
z� e' � �
Pov�rant to bt ; i � o� • � �
Itush rlth Up of Ow �� er indu�trlol � �
putt.r to b�N+ •rN e.ntlal N�11Y � � ��r �
O
wlth qut.�r ,, fM IIOY�IIOt OIIK Ff �1�.78�
.�'�" � � � i �
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a��moNr�ol wlth a
i 95R rNotlw compoctlon �
S�CTION/�-A � �
� ���
DRIVEWAY DETAIL -MONOLITHIC SIDEWALK � � �'
� a�ru�+
' ` '' s�R�►+j�
REVISED MAR Td00 + �� ������ '� O
e ��
CITY OF CUPER11N0 APPROVED� DATE; � i-21 ��� r 4-� �� �b�f ��
STANOARO OETAILS NCIN � � � 8•�1'E Pn�nv uN[ 9o.�t n, � �f �lp �
' , � 1 wr ,�a a �aar w�a'moi' '�q ,`4'
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--�I ,,EOC�a t �
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cvp�a c�vrrEa �•�,�.t.e��t�at�xN. •--
'�� 1.��Nr'ER WILL CONTACT CITY BERVICE CENTER NEAR COMPLETfON OF PROJECT TO " ��w� �
•. tl y� � \
8CHEDULE PLANTINO OF 8TREET TREE,THE CITY ASRBORIBT 1MLL BELECT THE TREE, �a'��
, �� '+ �� ��� y/N/�r r� �
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rr''• �-cu�ss a n�����
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PARK,S�:Y3P 4'A.C.0 Rl,S�M'•AL �+1fARTEs
sTANQARO 0'Pt.t.CC rACZALd�1A�US �
. ��4w**Ea �� GENERAI REOUIREMENTS :
,� �~ �� � � ''��� 'y���` �.� �M„,�r, � �. � 1. Approvol of the�e plans does not release the Owrror and/or Contractor ot the
,.�� ''"�� � reponsibility for the corroct(one of mistakms� ercoro or omiseions contcined
�anss a rb�►te er+se therein. It durinq the coune of construction lmprovements� publk intereet
� * co��i��ia�c�r�-.au��
*��a��,�p� requtret a modification of/or a departure f�om the City od Cupe�tino specification
wn,��nx aeu�cve of these improvement plane, the Ctty Enqineer shall have the authority to require NOTES FROM PUBLIC WORKS CONFlRMATION:
co�w�cr� •uch modification o� departuro and to specify ths manne� in which the sams is to
be completed� at thesols expen�e ot the Ownar and/or Contractor. 1. ON–SlTE ORAINAGE SHAL.L 8E CONVEYED THRU LANDSCAPE BEFORE ENTERING THE
. � aE'TACH�D SIO�W�VLK 2. Co�tact Public Works� (408)777-3104� for inspection or qradinq� storm dratnaqe, STORM SYSTEM.
and public improvsment. 2. REMOVE� REPUCE OR GRIND RAISED OR SETTI.ED SIDEWAU(/ CUR6 GUTTER PER
trto�s: 3. All pubiic tmprovements must be compieted prior to occupancy. THE DIRECTION OF THE P.W. INSPECTOR tN THE F1LED. ENSURE CdcG PROVIOE A
4. Contoctor is nponsible for dust co�trol and insurinq the ar�a adjancent to the POSITIVE DRAIN FROM AOJ.PROPERTIES.
1,Dr+w�ray eoncrste thieknstr Rse'dsrtfal-4".C�eun�r+:in1 p�i ir�l�rr�ol.�wl�t4 work is left in a clecn conditton.
rsbar i�"b.C,both wari. 5. Contractor shall review City detail 6-4 on tree protection prio� to accomplishin9
2,o,�e pa.�nd of d��per�ing biack�hall ba Mix`d w�Fh eaeh eubre ynrd of eax�ste at� ony work or rsmovin9 any trees.
��R�- 6. Utilize Best Mana�em er�t procticed(8MP's), as required by the Stvte Wate� ,a, �
J.stdswaiks,curos and g�.tt�^a shail ba ek�sr"A'(8 aacks per c�k yord}as per standard Resoure� Control Board, for ANY octtvity� whieh disturbs the so(I. PROPOSED RESiDENCE
Speei}ko1�c�►e,r►d skaH etto�n a s�r:wq�th 3,000 paa.jn 2s dayi, 7. A work schsdul• of radinq and Erosion dc Sedim�nt Control Plan Sholl b� 7929 FESTIVAL CT.
4,Sldswolk f�nl�h shaJl ba I braan�, CUPERTINO,CALffORMA
� providad to the City nyineer by Au9ust. No hill s(de qradinqshail be
������ •� • perqormed between October 1 to April 1 S.
8. Afl n�w electrical seroice(power, phone, and/or cable) shail be underqround�d. GRADING PLAN
��0�° 9. To intiate release of bonds, contact the Pubiic Works Indpector for Flrtcl Inspection. & NOTES * ���� *
,�j.�►��,����,�,�.�•i yt� . ,,p 10. Ati dow�spouts to bs nleased to th� qround eu�face� diroct�d away from 011,., ,,o.�, „a, � �o+. - e
A.""R nA'r'�'�Q'''7 �-t� e build(nq foundation and direct�d to tond�ccped ano. H.M.C, A880CIATE8.LLP � ��.
sTA:vn�gA Dgr�,g �y g,� 12, prior to be9inlny arry worlc within the Public Riqht ot Way� the Co�tractor wili be ARCHITECTURAL AND PLANN[NG C-1 Q"' �
rosponslble tor pullinq an encroachment permit from th� Public Works D�pt� �0710/ARAfO0A1lMNYVAWIID.N701.�,�,,,���,� ,�� ���
ra,�a wruu r�x ra awn