R-2014-43b 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•planninqC�cupertino.org
February 10, 2015
HMC Associates, LLP
Attn: Mike Chen
12280 Saratoga-Sunnyvale Rd #209
Saratoga, Ca. 95070
SUBJECT: T'WO STORY PERMIT ACTION LETTER—Application R-2014-43:
This letter confirms the decision of the Director of Community Development, given on February 10,
2015, approving a Two Story Permit to allow the construction of a new 2,699 square foot single family
residence, located at 6630 John Avenue,with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Ko Residence, 6630 John Dr., Cupertino CA 95014"
consisting of a total six sheets labeled "A-1.1", dated Received February 5, 2015, and "A-1.1 to A-4.0
and C-1", dated Received November 25, 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 PROJECT PLANS
T'he 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 form,
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,
Two Story Permit Action Letter Page 2
R-2014-43
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 February 10, 2016.
Staff received comments from three adjacent neighbors during the comment period identifying concerns
related to the site's two-story build-out in a historically one-story neighborhood, potential privacy
impacts of the second-story windows, and the growth rate and spread of the selected privacy plantings.
The property owners personally addressed the neighbors who provided their contact information and
resolved concerns by increasing the sill height of a window that would require privacy planting,
maintaining an existing mature tree to offset immediate privacy impacts, and selected privacy screening
materials agreeable with the affected neighbors.
Two Story Permit Action Letter Page 3
R-2014-43
City staff has determined that the proposed project is in compliance with the provisions of Chapter
19.28.140 (B) of the Cupertino Municipal Code. Therefore, no conditions of approval are required in
order to address the comments raised during the noticing period.
1. The project is consistent with the Cupertino General Plan, any 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
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 vicinity, and will not be detrimental to the public health, safety 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 of the 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. T'he
proposed project maintains the single family home scale found compatible with the general
neighborhood.
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 plantings 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.
Sincerely,
Ellen Yau
Assistant Planner
(408) 777-1360
elleny@cupertino.org
Enclosures:
Approved Plan Set
CC:Esther or Betty Ko,128 Monroe Dr,Palo Alto,Ca. 94036
Jianguo Ying and Wei Wang-19875 Lindenbrook Lane,Cupertino,CA 95014
Pamela Ailes-19887 Lindenbrook Lane,Cupertino,CA 95014
Liao Chinghsien and Chang Chingfang-6616 John Drive,Cupertino,CA 95014
KO RESI DE �I CE
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DRAWING INDEX
A-1.0 SITE/LANDSCAPE PLAN
A-1.1 DEMOLITION PLAN
A-2.0 FLOOR PLANS
A-3.0 ELEVATIONS
A�.O SECTIONS&ROOF PLAN
C-1.0 GRADING PLAN
SCOPE OF WORKS:
1.EX.BUILDINGS AI�iD IMPROVEMENT TO REMOVE(UNDER SEPARATE
PERMIT).
2.PROPOSED A NEW STORY SINGLE FAMILY DWELLING W/ATTACHED
GARAGE.
Impervinus Surface Nntes:
all detached single famil}'homes whith create oe replace 2,500 sf or more of impervious surEace
are required to ic�sW II one or more of the following desigi measuxes:
a.Direct roof runoff oMO vc�etated aeeas
b. Direct roof runoH iMO dstems or rain barrels for rnuse;
c Direct cunoff fran sidewalks,walkways,ard/or patios onro vegerated areas;
d. Direct rww(E frum driveways and/or uncovered pazking luts untu vegetated arcas.
e. Construct side�valks,walkways and/or patios witli permeable surfaces
am sm_,�wea�cnow wo�
rr..�«�w�.o.r.a,r.a re.a aoaet.a a.«tia�arq,a.ea a�a ay+�q w».
No..r..e�«r�moral r.w an net darO.e for d.ne a....
ProbeGd Tnw
A MHtoq�tr�In d mnYp dwlAeta
B. AM tr'�M N��d�IOM 11q�11011/O 111111Y�NN11 1M1�-�/Wllt A�K M:MI YIChM
�e o��+�.r.�j�.�a;-,"'�mMC r���d zo na�..(ss-tia,
t. Ouwow(natM oak trw�p�aN�%indudin;
a Q�rw�oprMolk(Coa�t l.M Oek)
b. Ouvw�labato:VdMY�i
� OuvaN IaMoqqt(Blaic Oak)
d Owrcu�dabo�(!W�Oak)
a o,«a,..rlWnl(r�tala.ur.odc)
2 MwLiw odikmba iCdifomb 9uds�)
1 Adr rnoeaph�lk�^�Biq Ise�M�I�i
4. C�A�u�dweao(D�odar C�dar)
S C�dru�otlantlaa'flauaa'(Blw Atbt Gdor)
d. UrMdhAQb eadfamlee(Bay LwM or Calltank 8oY)
7. aacaw..ae.no.o(NMl.m Sroam«�)
G My trw nquind to b�pimt�d v r�tdn�d w pat M an appov�d d�nlapnNnt
�.euraYq y.ndt,a..r.no.d pwmlt er eoe..nro.o.n«,t octbn Y�a mnrq
a �vwowa a►tioer arot.etbn panu�o In rt-�:onrq a.trkta
11 PRIVACY SCREENING MATERIALS
1.NO'J-DECIDUOUS TREES
Planting
Hei¢ht Soread Dictance-Mux
A. Cedrus[kodars-Deodare Cedar ro 8U' 40'(a;Krcwi�d?0'
B. Melaleuca Linarifnlia-FlazleafPaper bark 30' 12-IS' fi'
C. Pinua Hclipemi�-Alcppu I'ine 40-60' 20-25' I U'
D. Eucal��pms Polyan�hemos-Sih�erdoliar 20fi0' 10.15' S'
E. Cmnamomom CampMn-Cunphor 50' SlY ?0'
F. ArbutusMarina 40' 35' IS'
G� Magnolia Granditlora-Sou�hem Magnolia BO' 40' ?0'
The minimum iree size shall be 24"box minimum and a minimum oC R'hieh planted heiy�i.
II.VON-DECIDUOI;S SHRUBS
.4. Pittosporum Eugenoidea 40• ?U' S'
B. Piuosporum Tenuifolinm 4fY ?0' t'
C. PirtospmumCrassifolium 2s• �t_z�� g�
D. Piltosporum UndulaNm•Vic�orian Box I?-0ll' I5�0' R'
E. Cupressus Sempen�irens•Ifalian Cypress 61Y 3fi' S'
F. pp�jp�arpusGracilior-FemPine (�' ?(1' I(1'
G� Pri��ctLiguswm-(ilossyPn.�ct 35�1Y ?0' IU'
H� Laurus!�obil�s-GrccianCaurel 154(1' ?fY 10'
�� Rhus Lancia-African Sumac 25' ?0' IU'
The minimum shrub size shall be I S gallon minimum and a minimum of 6'high planled height.
i�'otes:
Other species than those lisied above may be used subject w approval by the Communiry
Dc�riopmcnt Dcparm�cm.Applicant shall bc rcquircd to submit adcquatc documcntatioo in
order frn approval of nthcr planting materials.Documrnlacion shall irklude a lener finm an
Intemu�ionally CertifieJ Alburist or Lnt3�cnpe Archi�e�t au�mK iha�ihe me�eriala p'upoaed rill
mett or cxceed height,sprcad criteria and growth rarc of listed materials and rhat they are
suitable(or rlanning on the applicant'c pro�erty.The goal is to provide a panial ccreening after 3
yean gruelh follou�ing plunting.
L.m3x.n�no��:
!.Pric+r�n ix�urnnce of hldg�+ermn ihe Land.cape N'ntrr•ERcierc�Checklist in.1ppenAin
A of Chaptt 14.15 will neeJ tu bc filled uut A full lu�dxrpc pr jcct>ubminal per
ucnun 14.15 010 will be rcquired(yrim�o issurence uf bldg permiu)if thc uwal
la�dsc:rc arca is 2,500 sq fl,rn inore.
2.A firwl landuapc insulluion rep�n and covrnant wili be requned b be recordcd on ihc
D�oPMY Pnor�o fwl occupao�y.
rri��acv rtnmine Nu�e.:
1.Planung tlu ireec as�hn�m on plan d�er Ciry ctaridard.
?.Umer shall ukci ihc ira fium fie troe lis�appu.�al by thc Ciry.
3.7M pfopoud scrern trea may nu�be insulled if as registed lendscape architM w arbonst
cer�ified�he exis��.ees cen he repleced the pmpe�sod u�reen trecc.
4.A privac�proicenon w�rnant will be rcquired�o be rtcurded on�he piopem'pria w fnal
accurency.The cavenam w�ll requirc�M1e exicting and Mqw�.ced treec he re�lned on�he
prupTy
PROJECT DATA:
0. APN 369-23-011 6630 JOHN DR.
i. LOT SIZE: 6,003 SF
2. ZONING: R1-6, (2ND FLOOR SET BACK: 15ft MIN.)
3. CONSTRUCTION 7YPE: V-Bf W/ FIRE SPRINKLER)
OCCUPANCY GROUP: R-3 U
4. BLOG CODES: 2013 Califomio Residential Codes
5. BIDG AREA:
2ND FL. AREA: 833 SF A
1 ST FL AREA: 1,436 SF 8
RAG 430 F C
TO AL BLDG AREA: 2,699 F D
PORCH : (52+136+123+368): 679 SF(E)
1ST FL. 24� EAVE ARE4 434 SF(F)
6. 2ND FL TO 1ST FL AREA RATIO: (B+C)=44.67G
7 LOT COVERAG� • 2,979(B+C+E+�y6,003 = 49.62X
8. FAR: 2,699 6,003= �4.96X
9. FRONT YARD IMPERVIOUS AREA RAT10:
37.097G (SEE FRONT YARD CAIS)
10.EX. HOUSE (1248 SF) dt GARAGE(500 SF� (1958 BUIL�
EX.FAR.: 29.12X, EX. COVERAGE:(1748+84)/6003=30.52X
EX. SETBACKS: FRONT:23�-7', REAR:21�-4', SIDES:7'-7"/5�-4'
1 t.CfTY CONTACT: ELLEN YAU
TEL•408-777-1360, E-MAIL: ellenyOcupertino.org
AN ELEC. COPY OF THE PIANS IS AVAILABLE BY REQUEST.
12.THE DEADLINE FOR THE SUBMISSION OF PUBUC COMMENTS
SHALL BE 1W0 WEEKS AFTER THE DATE OF THE NOTICE
IS POSIED( , 2014).
VINICITY MAP
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CITY STREET LIST:
I.TRISTAN[A LAURA'A
2.Sl.Muy M�nolia•
).ARISTOCRAT'PI,OWING PCAR'
4.CHINESE PISTACHE
S.(:rape Myrtle
6.GMGKO'AUNMtJ GOLD'
7.C}iINESE HACKBERRY
8.EAS7ERT�REDB��
9.Flowering Plum
Contncl shall obtain the Citys approval
beforc insialling ik�e sveei iroes.
_EGEN�:
N
NOTES:
1. Calgreen checklist shall be included os a port of construction dceuments.
2. Prior to isauance of bldg permit, the Landacope Wate►-E�ciency Checkliat in
Appendix A of Chapter 14.15 will need to be filled out.
3. Landing in the side yord shall ot exceed 18" above the finish grade.
4. Prior to iasurance of ftnol xcuponcy, the property owner shall record a
convenont restricting the future endosure of porch.
6630 JOHN AVE.
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1 ST FLOOR AREA CALCULATION: 2ND FLOOR AREA CALCULATION:
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SECTION DIMENSIONS AREA
A 14X2.5 35
g 22.5X5.5 123.75
C 25.5X18.5 471.75
D 22.5X9 Z02.5
2nd FLOOR AREA 833 8.�.
E 2Z.33X1 Z2.33
F 42.83X21 899.43
G 38X23.5 $g3
H 25.5X2 51
1st FLOOR AREA 1,866 S.F.
TOTAL FLOOR AR�A 2�ggg$,F,
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FRONT YARD PAV'G CAL3:
FroM Yard Aroa:
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P�vinp Mea:
400+5.9+9,1�7.1+8.2=430.3 M
Pwinq ratlo N Front Yard:
430.3/1,180■37.09 96
/ v�v«Y27'-4'
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LANDSCAPE AREA CALS:
SECTION AREA
A 470
LAWN AREA 470 3.F.
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D 7
E 404
F 11b
G �16p
PLANTINt3 AREA 2,018 8.F.
TOTAL LANDSCAPE AREA Z,4gg g,p,
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2nd
EX. GRA�—J
ELEV�Tit�l I�TESi
Ol ROOF: CONC. 71LE ROOF('MOMER UFETILE'ESR1847-ICC ES C0.GR
APPRO. EQ.)ON 30 l8 a.DO if1.T OV[R PLYWOOD lFIEA11N0.
� S' Z6 GA. G.t.PROFILE OUT1Eft GN 2X�S43�ACE FASqA 80AR0
IMTH DOMMSPdJT AT PROPER LOCATIONS(ALL ROOF DRAMS sF1ALL
8E ORANiED TO STREET OIRECILI�
Q ooue�auzeo wa�oows(�.)
Q� cusra�so�ro co�000RS.
Q a-oo�T ca�T Pus�n� »c�. stucco r�rnrw oN z u�es
oanoE'o'e�.co P�.�wn�n ci�. ai. �z'Fus►�w�T�
�co�oF e�.00 P�oe).
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Q s� v�r w�n� �/4•wueEO�+(�.)
Q w�sc�m(�.)
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� TUSCANY STYLE PRECAST C.OLUMN,
� srucca ca�u�
� CHIIMrEY V/ SPARK ARRESTQt
f�OTE�C�ITRACTOR SHALL OaTAIN THE APPROVED COLQt AND
MATERIAL BOARD FRQI THE OVAER �EFORE STARTING fl# M►�KS.
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EAST ELEVATI�N
EX, GRA�
S�UTH ELEVATI�N s� ii4•=i--o•
Note:
1. The property owner shall record a covenant on the property
for the new and existing privacy trees and the required
front yard tree.
2.Following completion of construction,an affadavit from an
ISA-certified arborist shall be provided confirming that the
new trees have been pianted properly and according to plan,
and that the existing trees to remain are in good health.
3. A planning Divisioninspectio is required to verify exterior
material/finishes,trees,landscaping and site work.
Note:
Any proposed chaanges to the approved colors and matena(s
on this subject shall be reviewed by the City of Cupertino
Planning Division prior to installation/application.
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Comm�rclol mM t0' mM J2'
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Indurtrlel min 24' min 30'
maM J!� TOY 4a'
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IndwtNa:ona wn�n��a�Ma�K�no�consauaad.
2, Seon mak�not to�■o��d 4'-0"O.C. UH
m�chariicai�porator ak�vKy oth�r uon mark,
3. flnirh to b�Coan�Sru�h Finf�h
♦, $Id�wWk to b•npload wMn n�w drlw—
woy is pound.
S, Edp�o(drlwway rholl b�a minlmum o1
4'hom prop�rty Hn�,
2' �'
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Ilu�h xith llp oP pw � or Indusklol
putt�r to��I+ � rt�l�co E�nLfact
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NCTION/�•A
DRIVEWAY DETAIL -MONOLITNIC 81DEWALK
� _ REVISED MAR 2000
CITY OF CUPERTINO � APPROVED Q
STANDARO OETAILS
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iT��as a.,�.e,a��
a�ao a wrrEa !•�,e.�,c�Eae't���t�
NGINE �— OATE;�__,� 1-21
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{"�I.A35 Il I66AE6ATE�AlrE �TM�A 00761�LA rsVE
1NtTH A 4SX�LA:iNt COn1�PAC'ZON
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PAAK S�. t"�.R,C R�.SLOPM''.�4 — �+I/MlIES
sTAN�ARD D'Pt.C.C J�CfAL 6 L1�1J31R
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• �a^anss u,ws+��e�se
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ao�+o�cr_ow
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DETAC�b SIdEWJ11lC
NOT�S:
1.�riveway concrate thfeknstr.Rse'dartial-4",Cen�nu�r�,!p�I►�td�lri+al-�"wl#i4
rsbar 2�"D.C,both wQys,
Z.One pa:nd oi diipersirg bJack�hat!bs rhixed w►tl�aoeh:uble yard a}eoncrete a1 the
bctch pbnt.�
J.S�dewniks,c�bS oMd g�.ttlrs shaA bre Class"�l"(6�ockt per atb k ya�0s per+5tandard
Sp�eMueef�en cnd tkaN etto►n a rr:v,rpth 3,000 paJ.�n 2a doyr:,
4,Sldswnik fMibh shdi bs I�yht broom,
a�wux��.s �'
ncv�a aoo
C11Y O�C'UI'N.It'I'I�I) � �,
sTn:v�N+A DSTAII.S
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STREET TREE NOTES:
1.OWNER WILL CONTACT CITY SERVICE CENTER NEAR COMPLETfON OF PROJECT TO
SCHEDULE PLANTING OF STREET TREE,THE CITY ARBORIST WILL SELECT THE TREE.
NOTES FROM PUBLIC WORKS CONFlRMATION:
1. ON—SITE ORAINAGE SHALt. BE CONVEYED THRU LANOSCAPE BEFORE ENTERING THE
STORM SYSTEM.
2. REMOYE� REPLACE OR GRINO RA{SED OR SETTLEO SIDEWALK/ CURB GUTTER PER
THE DIRECTtON OF THE P.W. INSPECTOR IN THE FILED. ENSURE CdtG PR�IDE A
POSITIVE DRIUN FROM ADJ.PROPERTIES.
GENERAL REOUIREMENTS :
1. Approval ot these plans does not release th� Owne� and/or Contractor of th�
reponsibility tor the coRections of miatckss� ercoro or omissions contained
therei�. If durinq the coune of construction improv�ments� public intereat
requiros o modification ot/or a depa�ture from the City od Cupertino apecification
of tfieae Improvement pians� the City Enqlneer shall have the outho�ity to roqui�e
such modificetion o� departuro and to �pecify th� ma�ner in which the eams is to
be completed, at thesole expense of the Owner and/or Cont�cctor.
2. Contact Public Works. (408)777-3104, for inspection or qrodinq, storm droina9e,
and public improvement.
3. All public improvements must be completed prior to occuponcy.
4. Contactor 1s reponsibl� for dust control and insurinq th� aroa adjancent to the
work is left tn a clecn condition.
5. Contracto� shall review City detai! 8-4 on troe protection prior to accomplishinq
any woric or nmovin9 any treea.
6. Utitize 8est Manaqemer�t practiced(8MP'a), as requ(red by the State Weter
Resource Control Board, for MIY activity, which disturbs the soil.
7. A worlc schedul• of qradinq and Erosion dc S�dim�nt Controi P1on Shafl b�
provided to the City En9ineer by Auqust. No hill side qrcdinqshali be
perqormed between October 1 to Ap�il 1 S.
8. Ail n�w •lect�icat �ervic�(powe�� phone, and/or cabie) shali be underq�ound�d.
9. To Intiate retea�e of bonds� contact the Public Works Indpector for Flnol Inspsction.
10. All dowrt�pouts to b� releaaed to th� 9round surfoce� dirscted away from
buildlnq foundction and dirocted to londscaped ar�c.
12, P�ior to beqinin9 any work within the Public Ri9ht of Woy, the Cont�cctor will be
responstble for putiin9 Qn encrocchment perrnit irom th� Public Works D�pt.
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GRADING PLAN ,M�,o�—o„
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H.M.C. A880CWTE8.LLP
ARCHITECTURAL AND PLANNING
171/OUMTOOA�UNNYVALt�D,Y701{AMTWtiCAY1070
TfL;10�M4M11 /AX:/01 tl410N
10 0 10 20
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NOV 2 5 2014
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PROPOSED RESIDENCE
6630 JOHN DRNE
CUPERTINO,CALffORIVIA
GRADING PLAN
& NOTES * *
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