R-2019-021 Action Letter SignedCITY OF
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
CUPERTINO
CITY HALL
10300 TORRE AVENUE - CUPERTINO, CA 9501 4-3255
TELEPHONE: (408) 777-3308 - FAX: (408) 777-3333
CUPERTINO.ORG
February 21, 2020
Chelsea Bright
255 Shoreline Drive, #428
Redwood City, CA 94065
SUBJECT: TWO STORY PERMIT ACTION LETI'ER - Application R-2019-021
This letter confirms the decision of the Director of Cornrnunity Development, given on
February 21, 2020 approving a Two-Story Permit (R-2019-021) to allow for a new 2,503
square-foot two-story residence located at 10272 Menhart Lane, with the following
conditions:
1. APPROVED EXHIBITS
The approval is based on a plan set entitled 1110272 Menhart Lane, Cupertino, CA 95014,"
consisting of 8 sheets labeled IITI.O, AI.O, AI.I, A2.0, A2.1, A3.0, A3.1, A4.0," a
topographic survey entitled /110272 Menhart Lane, Topographic and Boundary Survey,"
consisting of one sheet labeled l'l," and landscape plans entitled /110272 Menhart Lane,"
consisting of 5 sheets entitled, ILL-1, L-2, FD-1, TP-I," 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/properXy owner is responsible to veri% all pertinent properff 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 property data may invalidate this approval and may require
additional review.
4. CONSULT ATION WITH OTHER DEP ARTMENTS
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.
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R-2019-021
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5. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Works
Confirmation form dated October 15, 2019, 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 constmction permitting
process. The project constt'uction plans shall address these requirements with the
construction permit submittal, and an required improvements shall be completed to the
satisfaction of the Director of Public Works prior to final occupancy.
6. LANDSCAPE PROJECT SUBMITTAI,
Prior to issuance of building permits, the applicant shan submit a full Landscape
Documentation Package, per sections 14.15.050 A, B, C, and D of the Landscape
Ordinance, for projects with landscape area 500 square feet or more or elect to submit a
Prescriptive Compliance Application per sections 14.15.040 A, B, and C for projects with
landscape area between 500 square feet and 2,500 square feet. The Landscape
Documentation Package or Prescriptive Compliance Application shall be reviewed and
approved to the satisfaction of the Director of Community Development prior to issuance
of building permits, and additional requirements per sections 14.15.040 D, E, F, and G or
14.15.050 E, F, G, H, and I will be required to be reviewed and approved prior to final
inspections.
7. FRONT YARD TREE
The applicant shall indicate on site and landscape plans the location of a front yard tree
to be located within the front yard setback area in order to screen the massing of the
second story. The front yard tree shall be a minimum 24-inch box and 6 feet planted height
and otherwise be consistent with the City's requirements.
8. FRONT YARD TREE COVENANT
The property owner shan record a covenant on this property with the Santa Clara County
Recorder's Office that requires the retention and maintenance of the required front yard
tree. '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.
9. PRIVACY PLANTING
The final privacy planting plan shan be reviewed and approved by the Plag Division
prior to issuance of building permits. The variety, size, and planting distance shan be
consistent with the City's requirements.
10. PRIV ACY 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
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R-2019-021
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with the R-1 0rdinance, 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.
11. EXTERIOR BUILDING MATERIAL,S/TREATMENTS
The final building exterior plan shall closely resemble the details shown on the original
approved plans. Final building exterior treatment plan (including but not limited to
details on exterior color, materials, architectural treatments, doors, windows, lighting
fixtures, and/or embellishments) shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits to ensure quality and
consistency. Any exterior changes determined to be substantial by the Director of
Community Development shall either require a modification to this permit or a new
permit based on the extent of the change.
12. FENCES
The location of all fences on the site shall be indicated on building permit plans, comply
with Chapter 19.48, Fences, of the Cupertino Mcipal Code, and must be reviewed and
approved prior to issuance of building permits.
13. DUST CONTROt
The fonowing constnuction practices shan be implemented during all phases of
construction for the proposed project to prevent visible dust emissions from leaving the
site:
a. Water all active construction areas at least twice daily and more often during
windy periods to prevent visible dust from leaving the site; active areas
adjacent to windy periods; active areas adjacent to existing land uses shall be
kept damp at all titnes, or shall be treated with non-toxic stabilizers or dust
palliatives.
b. Cover all trucks hauling soil, sand, and other loose materials or require an
tmcks to maintain at least 2 feet of freeboard;
c. Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers
on an unpaved access roads, parking areas and staging areas at construction
sites.
d. Sweep streets daily, or more often if necessary (preferably with water
sweepers) if visible soil material is carried onto adjacent public streets.
e. The applicant shan incorporate the City's construction best management
practices into the building permit plan set.
14. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS
a. All grading activities shall be limited to the dry season (April 15 to October 1),
unless permitted otherwise by the Director of Public works.
b. Constniction hours and noise limits shall be compliant with all requirements
of Chapter 10.48 of the Cupertino Municipal Code.
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c. Grading, street constmction, underground utility and demolition hours for
work done more than 750 feet away from residential areas shall be limited to
Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to
6 p.m. Grading, street constmction, demolition or underground utility work
within 750 feet of residential areas shall not occur on Saturdays, Sundays,
holidays, and during the nighttime period as defined in Section 10.48.053(b) of
the Municipal Code.
d. Construction activities shall be limited to Monday through Friday, 7 a.m. to 8
p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Constmction activities are not
allowed on holidays as defined in Chapter 10.48 of the Municipal Code. Night
time construction is allowed if compliant with nighttime standards of Section
10.48 of the Cupertino Municipal Code.
e. Rules and regulations pertaining to all constmction activities and limitations
identified in this permit, along with the name and telephone number of an
applicant appointed disturbance coordinator, shall be posted in a prominent
location at the entrance to the job site.
f. The applicant shall be responsible for educating all contractors and
subcontractors of said constnuction restrictions.
Theapplicantshallcom l withtheabove andconstructionhoursandnoiselirnit
requirements unless otherwise indicated
15. INDEMNIFICATION
Except as otherwise prohibited by law, the applicant shan indemnify and hold harmless
the City, its City Council, and its officers, employees and agents (collectively, the
Ilindemnified parties") from and against any claim, action, or proceeding brought by a
third party against one or more of the indemnified parties or one or more of the
indemnified parties and the applicant to attack, set aside, or void this Resolution 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 applicant shan pay such attorneys' fees and costs within 30 days following
receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to
counsel not otherwise employed as City staff and shall include City Attorney time and
overhead costs and other City staff overhead costs and any costs directly related to the
litigation reasonably incurred by City.
16, NOTICE OF FEES, DEDICATIONS, RESERV ATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Govemment
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 win be legally
barred from later challertging such exactions.
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Please note that if this permit is not vested within a year, it shall expire on February 21,
2021.
Staff received two (2) public comments from residents. One resident expressed concerns
that the location of the proposed driveway may cause vehicles to exist onto a busy street
and be prone to accidents. Staff assured the resident that the project meets all required
visibility regulations for a corner lot to ensure maximum safety and visibility for
pedestrians and motorists using the public right-of-way.
Another resident expressed concerns regarding (1) potential conflict between the
proposed second story and the existing street tree, (2) potential interference of the existing
storm drain by the proposed driveway and (3) architectural design comments regarding
the chimney height and north elevation. Staff responded by coordinating with the Public
Works Department to ensure that the street tree would be preserved and any potential
trimming to mitigate conflict between the home and the tree will require Public Works
approval. Public Works staff also confirmed that the location of the proposed driveway
would not conflict with the storm drain or the existing drainage pattern. While the
proposed design complies with the Single-Family Residential Ordinance, the architect has
offered to lower the chimney height and incorporate additional design features to
eva on. e minor estgn ges upon e o
building permit submittal.
Staff has made an the findings that are required for approval of a Two-Story Permit as
required and no additional conditions were placed as a condition for approval by
Cupertino's Municipal Code, Chapter 19.28.140 (B).
1. The project is consistent with the Cupertino General Plan, any applicable specific p7ans,
zoning ordina;nces 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 detrimenta7 to the public health, safety or
welfare.
The granting of the permit win not result in a condition that is detrimental or injurious to
property improvements in the vicinity, and win not be detrimental to the public health,
safety or welfare as the projects is located within the Rl-5 (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.
The proposed project maintains the single-family home scale found compatible with the
general neighborhood.
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4. Adverse visual impacts on adjoining properties have beert reasonably mitigated.
Any potential adverse impacts on adjoining properties have been reasonably mitigated
through adherence to the privacy protection measures and installation of a front-yard tree
as required by the R-I Ordinance.
Also, please note that an appeal of this decision can be made within fourteen (14)
calendar days from the date of this letter (Friday, March 6, 2020 at 5:00 p.m.). If this
happens, you will be notified of a public hearing, which will be scheduled before the
Planning Commission.
Sincerely,
Erika Poveda
Associate Planner
City of Cupertino
Enclosures:
Approved Plan Set
CC: SF19G, LLC, 26940 Aliso Viejo Parkway, Aliso Viejo, CA 92656
Marsha Trask, 10295 CaIvert Drive, Cupertino, CA 95014
Jennifer Griffin, 10315 Calvert Drive, Cupertino, CA 95014