R-2011-21b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE•CUPERTINO, CA 95014-3255
G U P E RT I N t7 (408) 777-3308• FAX(408)777-3333•planninq�cuqertino.org
December 12,2011
Dick Fang
Fang Design
868 South Blaney Avenue
Cupertino,CA 95014
SUBJECT: TWO-STORY PERMIT ACTION LETTER- Application R-2011-21:
This letter confirms the decision of the Director of Community Development, given on December 12,
2011; approving a Two-Story Permit for a new 4,829 square foot, two-story single-family residence
located at 21820 Monte Court,with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "A New Residence for Mrs. Martha Kang, 21820 Monte
Court, Cupertino, California;' drawn by Fang Design; consisting of 6 sheets labeled A1, A2, A3, A4,
A5,A6, and L1 dated November 15,2011;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. PLAN SET REVISIONS
The applicant shall include the following information for Planning Division review prior to building
permit issuance:
a. Specify the height and planting box size of the new trees/shrubs.
b. The A/C units along the street shall be screened by landscaping and/or fencing.
c. Clearly show the full extent of all fencing onsite and show the setback dimension of the fence to
the street side property line.
d. Change the Camphor privacy trees along the rear property line to a Pittosporum shrub variety,or
other species with neighbor consultation and City approval. The variety, size, planting distance
shall be consistent with the City's requirements.
Residential Design Review Action Letter Page 2
R-2011-21
5. LANDSCAPE AND IRRIGATION PLAN
Prior to issuance of building permits, detailed landscape and irrigation plans in conformance with
the landscape project submittal requirements of Chapter 14.15, Landscape Ordinance, shall be
submitted. The landscape plan shall include water conservation and pesticide reduction measures in
conformance with Chapter 14.15, and the pesticide control measures referenced in Chapter 9.18,
Stormwater Pollution Prevention and Watershed Protection,of the Cupertino Municipal Code.
6. LANDSCAPE AND IRRIGATION INSTALLATION REPORT
Prior to final inspection, a landscape installation audit shall be conducted by a certified landscape
professional after the landscaping and irrigation system has been installed. The findings of the
assessment shall be consolidated into a landscape installation report.
The landscape installation report shall include, but is not limited to: inspection to confirm that the
landscaping and irrigation system are installed as specified in the landscape and irrigation design
plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that
causes overland flow,and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: "The landscape and
irrigation system have been installed as specified in the landscape and irrigation design plan and
complies with the criteria of the ordinance and the permit."
7. LANDSCAPE AND IRRIGATION MAINTENANCE SCHEDULE
Per the Landscape Ordinance (Chapter 14.15), a maintenance schedule shall be established and
submitted to the Director of Community Development or his/her designee, either with the landscape
application package, with the landscape installation report, or any time before the landscape
installation report is submitted.
a. Schedules should take into account water requirements for the plant establishment period and
water requirements for established landscapes.
b. Maintenance shall include, but not be limited to the following: routine inspection; pressure
testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas;
replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and
removing obstructions to emission devices.
c. Failed plants shall be replaced with the same or functionally equivalent plants that may be size-
adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall
either be replaced or be revived through appropriate adjustments in water,nutrients, pest control
or other factors as recommended by a landscaping professional.
8. LANDSCAPE AND IRRIGATION MAINTENANCE AGREEMENT
Prior to final inspections and final occupancy, the owner(s) of the property shall enter into a formal
written landscape maintenance agreement with the City. The City shall record this agreement,
against the property or properties involved, with the County of Santa Clara Recorder's Office and it
shall be binding on all subsequent owners of land served by the proposed landscape. The landscape
maintenance agreement shall require that modifications and maintenance activities not alter the level
of water efficiency of the landscape from its original design, unless approved by the City prior to the
commencement of the proposed modification or maintenance activity.
Residential Design Review Action Letter Page 3
R-2011-21
9. 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.
10. 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.
11. FENCE CONSTRUCTION
All fences constructed in the R1 Zoning district must conform to the Fence Ordinance,Chapter 19.48.
The location of all existing fences and new fence shall be indicated on the building plans.
12. 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.
13. 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.
14. 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 a comment from a neighbor regarding concerns about the potential problems associated
with the proposed Camphor privacy screening trees along the rear property line. The applicant and
property owner worked with the neighbor to change the proposed plantings to Pittosporum shrubs. This
change will be reflected on the construction plans, and is addressed under condition of approval#4d.
Residential Design Review Action Letter Page 4
R-2011-21
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 19.28.150 (B). 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.
Sin rely,
---�
George Schroeder
Planning Division
City of Cupertino
408-777-7601
georges@cupertino.org
Enclosures:
Approved Plan Set
Cc: Martha Kang,20874 Hanford Drive,Cupertino,CA 95014
Linda Roy,21821 Gardenview Lane,Cupertino,CA 95014
G:�Planning�Minor IZesidential�R1 Approvals�2011�R-2011-21 Actionletter.doc
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I. BuildingArea: 3006.00Sf
2. Fireplace: lQ�lO Sf
3. Driveway: 875,�10 Sf
4. Front Porch: 45.00 Sf
5. Front Walk Way: 225.00 Sf
6. Concrete Pationu Back Yard: 1295.00 Sf
7. Concrete Left Walk Way: 222.00 Sf
8. Concrote Right Walk Way: 211.00 Sf
9. Porch: �66.00 Sf
TOTAL: 6155,(!0 Sf
Total LandscapingArea:�0760Sf— 6135 Sf= 4605 Sf
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