R-2012-36b 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�a cupertino.org
November 15, 2012
Subramani Ramalingham
20118 Forest Ave
Cupertino, Ca 95014
SUBJECT: TWO STORY PERMIT ACTION LETTER—Application R-2012-36
This letter confirms the decision of the Director of Community Development, given on November 15,
2012; approving a Two-Story Permit to allow a 386 square foot first floor addition and a 1,170 square foot
second floor addition to an existing 1,990 square foot, single family residence, located at 20118 Forest
Avenue, with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "New Second Story Addition and Remodel, 20118
Forest Street, Cupertino CA" consisting of 12 sheets dated February 15, 2012, 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. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division prior to
issuance of building permits.
5. 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.
Two-Story Permit Action Letter Page 2
R-2012-36
6. LANDSCAPE AND IRRIGATION PLAN
If the project is subject to a Landscape Project Submittal per Section 14.15.020, then detailed
landscape and irrigation plans in conformance with Chapter 14.15, Landscape Ordinance, shall be
submitted prior to building permit issuance. 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.
7. 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 if the project requires a
Landscape Project Submittal per Section 14.15.020. 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."
8. 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 if the project requires a Landscape Project Submittal per Section
14.15.020.
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.
9. 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 if the project requires a Landscape Project
Submittal per Section 14.15.020. 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.
Two-Story Permit Action Letter Page 3
R-2012-36
10. 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 with a
separate line style.
11. 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.
12. 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. T'he 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.
13. 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 be aware that if this permit is not used within one year, it shall expire on November 15, 2013.
Staff received comments from an adjacent neighbor concerned about the impacts of the new two story
home. The concerns included privacy impacts of the two story home, construction noise, construction
waste, repair of existing fence, and relocating the satellite dish on the existing game room roof. The
applicant has proposed planting new privacy protection trees as per city's requirements in conjunction
with this project.
Staff has encouraged the applicant to coordinate with the neighbor for the repair or replacement of a
good neighbor fence. All proposed fences must be in compliance with the City's development
regulations. Staff has also encouraged the applicant to relocate the satellite dish on the existing game
room roof to avoid the visual impact on to adjacent neighbors.
Staff has made all the findings that are required for approval of a Two-Story Permit as required by the
Cupertino's Municipal Code, Chapter 19.28.140 (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.
Two-Story Permit Action Letter Page 4
R-2012-36
Sincerely,
_ ��'
iana Pancholi
Interim Assistant Planner
City of Cupertino
408-777-3319
dianap@cupertino.org
Enclosures:
Approved Plan Set
cc:Poulin Kao,20117 Chavoya Dr,Cupertino,CA 95014
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THE DEDICATION F O R E S T A V E N U E
E)(ISTING AREAS:
MAIN RESIDENCE FLOOR AREA = 1,558.7 S.F.
GARAGE FLOOR AREA = 430.7 S.F.
GAME ROOM FLOOR AREA = 787.8 S.F.
TOTAL FLOOR AREA = 2,777.2 S.F.
NOTE:
1. GREEN BUILDING CODE COMPLIANCE FOR
NEW CONSTRUCTION AS REQUIREO.
2. GRADING IS EXISTING. NO WORK.
3. LANDSCAPE CHECK LIST SUBMITTAL WILL BE
PROVIDED PRtOR TO ISSUANCE OF BUILDING
PERMIT.
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LOT AREA (NET) 9,307 S.F. �
R�,nor�n+
FLOOR ARFJ� RATIO (F.A.R.) CALCULATION: SHEET INDEX
REVISIO
IXISTING FlRSf F100R AREA - 1,558.7 S.F. SCOPE aF YYORK
D(ISTING GARF:,:� FLOOR AREA = 430.7 S.F. SITE PLANS A-'I REVISION 2
FIRST FLOOR :tD01TiON FLOOR AREA = 385.6 S.F. 1. FIRST FLOOR RENOVAiION AND ADDI110N ANO
NEW FIRST FLt�R AREA � 2,375.0 S.F. NEW SECOND FLOOR ADDITION. FIR3T FLOOR PLAN A-2 REYISION9
SECONO FLOOft ADDITION FLOOR AREA = 1,170.0 S.F. 2. NEW PRIVACY SCREEN TREES. SECOND FLOOR PLAN A-.3 REVISIONrt
TOTAL IrWN RE:510ENCE f'LOOR AREA - 3,545 S.F. 3. CONVERT EXISTING ONE STORY GAME ROaM TO
SECONO DWEL:.�NG UN(T FLOOR AREA � 640 S.F. SECOND OWEIlING UNIT. EXISTING PLAN,ELEVATION A-4.1 REVISION 5
TOTAL FLOOR NiEA = 4,185 S.F. FAR=451�) EXISTING PLAN,ELEVATION A-4.2 F.EVISION 6
FIRST FLOOR f�.AVES AREA = 197 S.F. FAR=27L)
TOTAL AREA = 4,382 S.F. • �
, � . NEW ELEVATIONS A-5.1
TOTAL F . _= 477. S.F. �� . ;,.. �- rr (J�,,��• ' JoB NO.
�t.u�/�,.'�,/ �• ` "_ _ : NEW ELEr/ATIONS A-5.2 1225�1
IXISTING LANDS- CAPe°1�REA TO REMAIN - 3,985 S.F. �;` ' ' os�'r�
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LOT COVERAGE C CULATION: it,.,ra r, , _.< L,. , oR�wN Bv
NEW TOTAL AREA OF FlRST FLOOR dc GARAGE � 2.375 S.F. ���`p� � „ ':�.� ( �r�:./ �(�., _,SECTIONS A.7 RTC
SECONO DWEUJNG UNR CONVERSION FLOOR AREA � 640 S.F. �i+"§. +� �-- ��' SHEE7 NO.
,,,���3�r ��;; ; PRI VACY PROTECTI ON PLAN A-8
LOT COVER/1GE � 3,015 S.F. (33x) . .
'""` ' �• � ? r ;���f�i �, FLOOR AREA CALCULATIONS A-9 A_1
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JOB NO.
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DATE
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DRAWN BY
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DATE
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DRAWN BY
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EXISTING RESIDENCE FLOOR PLAN
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SCALE: 3/16"- 1'-0"
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REVISION 2
REVISIOfV 3
REVISION i1
REVISION 5
P.EVISION 6
,IOB NO.
122511
DATE
02/15/12
DRAWN BY
RTC
SHEE7 NO.
A-4.1
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GAME ROOM FLOOR PLAN
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REVISION 2
REYISION 3
REVISION i1
REVISION 5
P.EVISION 6
JOB NO.
122511
DAT�
02/1�/12
DRAWN BY
RTC
SHEE71V0.
A-4.2
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- : REV�SION 2
-.---- ---------------- REVISIOfV 9
-------- ��-�--�---�--��--- REVISION ti
REVISION 5
P,EVISION 6
JOB NO.
122511
DATE
02/1�/12
DRAWN BY
RTC
NORTH ELEVATION SHEE7N0.
SCALE: t/4"-1'-0"
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REYISIOIV 9
REVIStON i1
REVISIOfV 5
P.EVISION 6
JOB NO.
122511
DA7E
a2/15/12
DRAWN BY
RTC
SHEET NO.
A-5.2
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REF,NORTN
ASP{IALT 91NQES OYEN J0�FELT
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FIRST FLOOR ROOF PLAN
SCALE: 3/16"- 1'-0"
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REF,NORTH
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REVISION 2
REV�SION 3
F.EVISION i1
REVISIOfV 5
P.E171SION 6
JOB NO.
122511
DA7E
02/15/12
DRAWN BY
RTC
SHEE71V0.
A-6
SECTION C-C
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REVISION 2
REVISION 3
F.EVISION iG
REVIS�OfV 5
P.EVISION 6
JOB NO.
122511
DF7E
02/15/12
DRAWN BY
RTC
SH�ET NO.
A-7
- /�-���� - ���
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NEW EVFRCRE.EN iREES.FOR
PRIVATE SCR�pWNC(ALEPPO
PINE�EES O 10'-d�O.C.)
8'-0"MIN HT.
A�TERNATE:
wavER�r►�FaoM
E%ISTING MAGNOUA TREE 10' ��A��T NEICNBOR
OIA.TRUNK.
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a�-0"MIN HT. � �.:.�\\ . �x� �}/•
ALTERNATE: �� � � �.
WAIVER LETTER FROM ��--- \I I.,/
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REF.NORTH
PRIVACY PROTECTION PLAN
SCALE: 3/32�� 1'-0"
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REVISION 2
REVISIOIV 3
P.EVISION rt
REVISION 5
P.EVISION 6
JOB NO.
122511
DATE
02/1�112
o�wN sr
RTC
SHEET NO.
A-8
F�
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SECOND FLOOR AREA = 1,170 S.F.
509� OF FIRST FLOOR
SECOND FLOOR AREA DIAGRAM
SCALE: 3/i6"-1'-0�
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REF,NORTH
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7g'-Y 1p'-9' 20'-!•
FIRST FLOOR AREA = 2,375 S.F.
FIRST FLOOR AREA DIAGRAM
SCA�E: 3/16"- 1'-0'
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REF.NOF2TH
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REVISION 2
REVISION 3
REVISION it
REVISION 5
P,EVISION 6
JOB NO.
122511
DATE
02115l12
�RAWN BY
RTC
SHEET NO.
A-9
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