R-2011-10b 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 • planning @cupertino.orq
May 9, 2011 ,
Mike Chen
H.M.0 Associates
12280 Saratoga Sunnyvale Rd. # 209
Saratoga CA 95070
SUBJECT: RESIDENTIAL DESIGN REVIEW ACTION LETTER - Application R-2011-10:
This letter confirms the decision of the Director of Community Development, given on May 9, 2011;
approving a new 4,387 square feet, two-story single family residence located at 20671 Rodrigues Avenue,
with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Proposed Residence at 20671 Rodrigues Avenue,
Cupertino, CA 95014" consisting of eight (8) sheets dated April 12, 2011; and the color and material
sheet dated March 31, 2011, except as may be amended by conditions in this resolution.
2. 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.
3. HOLD HARMLESS AGREEMENT FOR ENCROACHMENT INTO LIGHT AND AIR EASEMENT
Prior to issuance of building permits, the property owner shall record a covenant on this property to
acknowledge the fact that the house is proposed in the 25 foot light and air easement originally
recorded on the property, but in conformance with the City's ordinances. In the event that the
encroachment is challenged, the property owner and his or her subsequent property owner shall
agree to hold the City of Cupertino harmless from any lawsuits relating to the easement
ti� encroachment issue. '
4. LANDSCAPING PLAN
The final landscaping plan shall be reviewed and approved by the Planning Division prior to
issuance of building permits. If the landscaping area (defined by section 14.15.030) is greater than
2,500 square feet, then a full landscape project submittal per section 14.15.040 is required prior to
issuance of building permits.
Residential Design Review Action Letter Page 2
R-2011-10
5. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division prior to
issuance of building permits. If existing tree(s) is used for privacy screening, a letter from a certified
arborist shall be submitted confirming that the tree(s) is in good condition and is appropriate privacy
protection in any season.
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. 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. 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.
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.
Staff received comments from three neighbors on the project. The neighbor comnients are summarized
as follows:
One neighbor requested that the second floor rear-facing bay window adjoining the master bedroom be
deleted due to privacy concerns. The neighbor also requested that the 22" Prunus Caroliniana on the
applicant's property be pruned due to it blocking sunlight into the neighbor's property.
STAFF RESPONSE: Staff feels that the overall design is compatible with the intent of the R1 Ordinance.
The property owner appreciated the concern about the bay window but does not choose to delete it. The
owner will work with the neighbor on a future pruning of the tree.
Residential Design Review Action Letter Page 3
R-2011-10
One neighbor requested that the four (4) new privacy Italian Cypress shrubs proposed along the east
property line be replaced with a different species. The neighbor also wanted to ensure that the Palmer
Oak was to remain. Lastly, the neighbor inquired as to whether the existing front yard fruit trees were to
remain or if proposed for removal, whether they could be returned to the previous owner.
STAFF RESPONSE: The owner will work with the neighbor to propose a different species of privacy
tree/shrub. The final privacy protection plan will be reviewed by staff prior to issuance of building
permits. The Palmer Oak is to remain and will be protected during construction. The owner agreed to
return half of the fruit trees to the original owner.
One neighbor requested that construction hours be limited to 8am-4:30pm and not occur on Sundays.
The neighbor had questions on the maintenance and responsibility of the boundary fence and the
proposed setback of the house and carport from the west side property line.
STAFF RESPONSE: The City allows construction hours to occur Monday through Friday from 7am to 8
pm and on weekends from 9am to 6pm. However, the owner is willing to work with the neighbor to try
and accommodate her request as best as possible. The City does not get involved in fence maintenance
issues and the property owner is willing to work with the neighbor on the issues related to the boundary
fence. The side setback of the closest portion of the first floor and carport is 7'6" to the west side property
line.
Staff has made all the findings that are required for approval of a Two-story Residential Permit as
required by the of Cupertino's Municipal Code, Chapter 19.28.100 (D). 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,
��
George Schroeder for Aparna Ankola
Planning Division
City of Cupertino
408-777-7601
georges@cupertino.org
Enclosures:
Approved Plan Set
Color and Material Sheet �'
Cc: Ronald Wong, 10067 Bianchi Wy, Cupertino, CA 95014
Virginia Lewis, 20657 Rodrigues Ave, Cupertino, CA 95014
Kay Thomson, 20685 Rodrigues Ave, Cupertino, CA 95014
Judy Shyu, 20682 Sunrise Drive, Cupertino, CA 95014
G:\Planning\Minor Residential\R1 Approz�als\2011 \R-2011-10 Actionletter.doc
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GENERAL NOTES: ABBREVAITIONS AND INDICATIONS DRAWING INDEX PROJECT DATA:
L TFE ARCNI7ECTURAL SITE PLAN IS PROVIDED idt BUILDING A.H, ANCNOR BOLT NTS NOT TO SCALE T-1. TITLE SHEET
AND SITE VdlK LAY�UT QILY� TME CONTRACTOt SHALL VERIFY �1 A/C ASPHALTIC CONCRETE NOM NOI�IINAL
tITE ALL GRADES, EXISTMG if*ROVEMENTS, PR�ERTY LINES ACC, ACCOUS7IC 0/C ONCENI'ER A-1, SITE PLAN 1, LOT SIZE: 9,7SO S.F.
EASEMENTS, SETeApcS uTU.iflES ANn Su�STRUCTUitES� ALL ALUM ALUAqNUM 0�, oPEMNa A DEMOLITIONPLAN 2. ZONING: R1
DISCREPANCiES SHALL �E IM�EDIATELY DISCUSSED VITM ARCN[TECT, BLK HLOCK LAM PLA5 LAIrIINATED PLASTfC
8, FI�IISH GRADE SHAI.L PROVIDE POSITIVE DRAINAGE AVAY FRQI c��� cot,D �ow�r PL dL PLATE aLAS3 A-2.0 1 ST FLOOR PLAN 3. CONSTRUCTiON TYPE: VB W FIRE SPRINKLER)
fUILDMG. CotvC CONCRETE PLY PLYWOOD A-2.1 2ND FLOOR PLAN OCCUPANCY GROUP: R—�/G
COniT CoN'�'avUOUS xnwD REDWOOD A-3,1 ELEVATIONS 4. BUILDING CODES: 2010 CBC
3� PAD GRADE IN�IDER DtJILDING SMALL NAVE POSITIVE SLOPE TO A C.I, CAST IRON RWL MIN WATER LEADER A-3. ELEVATfON & SECTIONS 5 . BLDG AREA:
MINiMUM ��IE AREA DRAIN MNICFI SHALI. 8E PIPED T11 STREET, DF DOUC3LAS FIR S1M SIMILAR A-4.0 ROOF PLAN 1 ST FLR UVING AREA: Z� SF
4 � I�IGATI�I SYSTEM SNALL �E DESIGNED TO PREVENT SATURAT[ON OF ELEV ELEVAT(ON TEMP C3L TEI�ERED (3LAS6 GARAGE 454 SF
SOIL ADJACENT TO �UA.D0i6� (E) EX1S'IiNCi T&C3 TONaUE AND (3ROOVE
EX1ST Ex�s'nrva T.o.C TOP OF CURB 2ND FLR LIVING AREA: 1.381 SF ( INGLDE HIGH CEIIJNG)
S� ALL COISTRUCTION SFIALL EXCEED THE LATEST EDITI�I� OF CODES E7{T EXTERIOR T.O.P. TOP OF PLATE TOTAL BLDG AREA 4 ,387 SF
ADGPTED !Y LOCAL SLDG �PICIAI.� TFESE SHALL �UDE� TF� F.E, FIRE EXTIN(iU1SHER TYP TYPICAL PORCH: 352 Sf
lll'IIFORM 'UtLDING CODE, NATIOI�IAL ELECTRIC CODE, UNtFORM FIN FINISH UON UNLESS OTHERWISB NOTED CARPORT: 171 SF
PLI�IHING CODE, ANn ALL OTNER HEALTH ANa SAFETY CODES, F.O.C. FACE OF CONC Vt3DF VERTICAL (iRA[N DOUC3LAS FIR
QtDINANCES AND REG�J�ITS ADCPTED HY GOVERN[NG AGENCIES� F.O.B. FACE OF BLOCK W! WT1�i
f�OTIFY TFE ARCHITECT ANY VIOLATIO�I � CODE I�DIATELY, F.O.S. FACE OF STUD WC WA78R CLOSET . 6. F.�1.R. 4 ,387/ 9 ,7� $F � 44 .99�
FLOOR AREA CALCULATION N.r.s,
6� TNESE PLANS ARE FOR �RAL CDNSTRUCTIOd PURPGSES OI�Y. 111�Y FDN FUNDATlON WWF WELDED WIRE FABRIC ' 7 2ND FL TO 1 ST FL AREA RATIO 1 �381 /3 �028� 44 .98X
ARE POT EX4IAUSTIVE�Y DETAILED NOR FULLY SPECIi�ED, IT IS TFE � F�T�a 't'F1 TFIItESHOLD 8. LOT COVERAGE: 3,549 / 9�750 SF � 36.4X
RESPdrSISiL,TTY � TNE CONTRACTO! TO ZELECT, VERIiY, REtOLVE, �ALV CiALVINIZED CONCRETE 9. APN 395 � O—"S�
AND tNSTALL ALL MATFRIALS M1D E�IJI�NT, a, I. C3ALVINIZED tRON QRAVEL 10. EX. HOUSE 1165 SF dc GARAGE 468 SF TO 8E REMOVED
C3YP.BD, dYPSUM BOARD EARTH 11 CITY CONTACT: APARNA ANKOLA CITY PLANNER
7� 1'FE AI�Fi�TECT VILL NOT 'E OSSERVING T4E CQ�,STRUCTIDN � TN[S H.H, HOSE HIBH (}YPSUM 90ARD TE� E—MAIL: i►PARNAA�CUPRETINO.ORG
PROJECT. fl�E CONTRACT�t IS SO�EI.Y RESP�ISIiLE FD! THE QUALITY INSUL iNSULATION MSCJLATION
C�NTRQ ANti CONSTRUCTI�1 STANDMtDS PQt THiS PROJECT � ��oR 12 THE DEADUNE FOR THE SUBMISSION OF PUBUC COMMENTS
INV II�IVERT METAL
a� su�-c��craes sw�.� no r�t� �sT ��Easmru►uY ra , II d MASONRY SHALL BE TWO WEEKS AFTER THE DATE OF THE NOTICE
C�RDINATE 1'FEIR VQiICS MITH EACN OTNEIi� (�TIFY GEt�RAL G�' M,H. MACF�IINE BOLT .. MORTAR, t9R0UT, CEM PLASTER � �� POSTED( � ZO � ��.
CONTRACTOR ANY DISCREPANCY 1� DZF'FICI�TY� M,C, MEDICINE C�ST ELGOR PL�t�I iAE� ru en n�rp�,�.
MIN. MINIMUM FLYWOOD,
FINISH WUOD
9� VHERE CpNSTRUCTIQ�I DETAILS ARE f�T SF�V at NOTED FGR ANY MTL. ME'I'Al. RO(7aH WOOD �� �� �
SAR�� ��1dORK� TNE DETAILS SHALL 8E TFE SAME AS FOR OTHER N,t.C, NOTINCON'TRACT � �� �� J VI�IlCITY MAP
10� TRADE NAME AND MANIJPACTURERS REFERRED TO ARE FOR QUALITY ° � e41�o.� �,� �)
��AN�RS LNLY� SU�STITUTIONS VILL iE PERM[TTED AS APPROVED � B „ � -�• •- - ,.,
ii, VRITTEN DIMENSIOMr TAKE PRECEDENCE OVER SCALED DIMENSIONS� � DETA1LiND1CATlON � ��' � 2ND iL�i Pt.AM �,�f .,r. �`'* �"� �".. •""�� M � _,� � :
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F I E L D V E R I F Y A L � C A i p i E T S P A C E A N D F I X E D G L A S S S I Z E S, r �
APPLIANCE, PIXTt�tES, EQUIPMENT ETC� CLEAftANCES. O DOOR INDICATION G
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1� TF� SOIL REPORT IS A PART � THIS DRAVINGS� ALL SPECS 6 O WINDOW IiVDICATION lW-10TM. tsT /tr0011 MG �0�71 M ^ „��.,• � K• ..,......., c��+� .�..,�..�..' : ..,.,,
DETAILS � THIS REPQtT TAKE PRECEDENCE OVER THiS SPECS � N +ts� �� �� «„ �,"- �
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DETAILS OF THIS DRAWiNGS. i a �� � � ^....t j "_.,_ �
13� DURII�i CONSTRUCTION STAGE, 1F ANY ADDITIaIAI. EQUIPNENT TO � ,� �� H � � ,� """" t �=�'� �
iNSTALi,ED OF CHMrGE 01lDERS REQUESTED 'Y 01�R, THE �,
CONTRACTOR SHALL NOTIFY TNE ARCI�ITECT OR ENGINEERS K +t � � �+.�,,� 1 j
u�r�ar�ra.Y,
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14, Ca1TRACTOR'S PR�OSAL INCLUDES ON TNE SITE PRGJECT f�Mt�N1GEMENT �'� ��� t� � ' ^�•• .'"."
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AND PI0.D SUPERVISI�I AS REOUIRED TO MAINTAIN A SAFE AND ��� �,� �` ,;...�► �° f �`''''-,;:,
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RODRIGUES
10 0 10 20 30
----�E}T�-0E—$FRE�E�------------------------
-----------------
11 PRIVACY SCREENINO MATERIALS
I. NON-DECIDUOUS TREES
Plentina
H ,�;g�1, Dbtanoe • Max
A. Codru� Deoden • Doodero Ceder to B 40' ��ound 20'
B. Melelouce Linarifoli� - Flsxloef Pspor bedc 30' 12•15' 6'
C. Piau� Hellpond� - Akppo Pine 40-60' 20•2!' 10'
D, Euoelyptu� Polymd�mo� • Silvordollu 20-60' 10• 19 !'
E. Cinnemomom Csmphore • Camphor 30' SO' 20'
F. qrbypu Merh�e 40' 31' 1 S'
d. M�anotit (3readlflon • Southem Meanolin BO' 40' 20'
The miaimum troe du ihall be 24" box minimum and e minimum of 8' hiah plentod haiaht.
II. NON SF�iUSS
A. Pitto�porum EuQonoido� aa za s�
B. Pittaporum Temd!'olinm 40' 20' J'
C. Pittaporum Crnnifollum 23' 1 S•20' B'
D. Plttwporum Undulatutn • Viatorlen Box 15-40' 15-40' B'
E. Cupro��w 9t+mperviroro • IWisa Cyproo 60' 3-6' S'
F, podocupu� precilior . Fern Plno 60' 20' 10'
d. prlvot LiQu�wm • Cilouy Prfvot 33-40' 20' !d
H Lauru� NobtW •(3rooLn Leurel 13-40' 20' !0'
I. Rhw Lanele • Afticen Sumec 23' 20' 10'
The minlmum �twb �izo �ha11 be 1! Qellon mWmum and s mWmum of 6' hi�h plented heiaht,
Notet;
Other �pocio� then thore li�ted ebovo mey be urod rubjoat w epprovel by d�o Community
Dovolopment Doperiment, Applicent �hel( be roquirod ro rubmk edoquelo documentedon In
order for approvd of other plsndnp m�tariaL. Doaumentstlon rhell include e buor S�om an
Intomationetly Cortifled Arborin m Lend�capo Arohitoot pedea thst d�o ms6orWi proporod will
meet or oxcaod hei�t, �proed cdtar[e end �rowth rate of Wrod memrleL end thet thoy ero
roitable for ptennin� on the sppUcent'� proporty. Tl�e poal i� 10 provido � psrde! wroonina eflor 3
yeen �owth followinB P��i�
Prlvscy Notar,
1. Plentina the treo� a� ihown on pfen dt por Ciq� nanderd.
2. Oweer �hail wloct the tree l�om the troe Wt spproved by du Clty.
3, Tbe propo�ed reroen treo� msy not be inrtailod if ei re4irted landreepo erchiteot or �rboii�t
certitied tNe exin aeo� am be roplecod the propored icreoa treo�,
4. Upon tha finel Gupeadoe, a roabtod lsnd�oapo arohiteot, or erbo�itt �he11 preparo s fleW
r0port to City,
CITY STREET LIST:
1. TRISTANIA LAURINA
2. St. Mary Magnolia*
3. ARISTOCRAT'FLOWING PEAR'
4. CHINESE PISTACHE
5. Crape Myrtle
6. GINGKO 'AUTUMN GOLD'
7. CHINESE HACKBERRY
8. EASTERN REDBUD
9. Flowering Plum
Contract shall obtain the City's approval
before installing the street trees.
� � : .•
SYMBOL DESCRIPTION 1RRlCATiON AREA
''' TURF AREA YES 814 SF
•� PLAN?NIG AREA NO 1208 SF
PLANTING AREA YES 688 SF
TOTAL LANDSCAPE AREA 2488 SF
� 16"X18"X2" CONC. PAVER NO 1830 SF
� BLDG/ CARPORT/ PORCH 3274 SF
� GRAVEL AREA 520 SF
� PAVING AREA 2060 SF
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1. Appr+oval a tha. plan. do« noc nao.. sh. o�n.�r aia/a conrroobo. or fn.
�pomlbNit�r /or tM oon�oFbrn d mhk�a�, �rror� or anl4ern oonlakNd
tl�nM�. If duAnq fM oourn of oon�tnioHon hnprvw�nb� pubYo Int�wt
npWn� e modMeoden of/a a Mom IM Cf�r ed CuPMlno �p�oMlootlon
a thu. Nnpnoir«rnnc plrnn, t1a�ErqMNr .hoN how �h. oulho�lhi to hq�dn
.uoh �nodKloolfon or e�pertun ond �oty !M nann�r �n wMoh tFw �an� b to
��P�d� at 1ANOl� � or tIN Owrnr ond/or Controotor.
Z. ���� �)777-3104, fer 1n�p�otlon or qrodtnq, �lorm drolnaq�,
4 . C�o�a�ota b� fer�dwt� oon�trel��end �nwrleq �edJanant to t!N
wak b IMt M a aNan aonatlon.
6. Controolor d+aM rwl�r q�r d�kaN 6-4 en M� prot�otlon plor b 0000enpN�hinq
M
anY NoAc a nmeNrq anr trw�.
6. UtNi� But p�p� (BYP'�)� o�n�And bp tlw Slab Wobr
RNOUro� Control�� /or AN1r aotlNqr� wfiba dliturM UN �oll,
7. A wo�ic �oh�duN d qrodMq and E�oden ��dlnhnt Control Plan lheU b�
Provid�d to tM Gqr r�qln� by AuquK, No hlp Nd� 9r�odinq�haN b�
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p�rqorm�d b�lw�n Ootob�r 1 fo AprN 16.
e. AN n� d�otrloal wnAor(porra� and/or oabh) N�oq b�un�� n�d.
9. To lntlab rM�oM of bond�, a e�ok � Pubib N�ab indp�obor lor 11na1 Inp�etlon.
10. AN dowrnpout� t0 br rrNoNd to !FN Ofound wufooti dlnot�d o�l from
buNdNq foundatlon and dkrobd �o land�eap�d e�se.
FILTER FAHRFC
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