R-2014-13b City of Cupertino
s,> 10300 Torre Avenue
Cupertino,CA 95014
(408) 777-3308
C U P E RT I N C} FAX (408) 777-3333
Community Development Department
November 13, 2014
BO Design Mohsen Jalili
Attn: Hamed Balazadeh 10355 Stern Ave
21060 Homestead Rd #130 Cupertino, Ca. 95014
Cupertino, Ca. 95014
Amitava Biswas Patricia Kornesczuk
10550 Sterling Blvd 10566 Sterling Blvd
Cupertino, Ca. 95014 Cupertino, Ca. 95014
SUBJECT: PLANNING COMMISSION ACTION LETTER—R-2014-13
This letter confirms the decision of the Planning Commission, given at the meeting of November 10,
2014, denying an Appeal an upholding an Approval of a Director's decision to allow the construction of
a new 2,872 square foot single family residence, located at 10558 Sterling Boulevard, according to
Planning Commission Resolution No.(s) 6767.
Please be aware that if this Permit is not used within a one-year period, it shall expire on November 10,
2015.
Also, please note that an appeal of this decision can be made within 14 calendar days from the mailing
of the notice of the decision. If this happens, you will be notified of a public hearing, which will be
scheduled before the City Council.
Sincerely,
--. .
�
Kaitie Groeneweg
Assistant Planner
City of Cupertino
Enclosures: Resolution 6767
R-2014-13
CITY OF CUPERT'INO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6767
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTTNO DENYING AN
APPEAL AND UPHOLDING THE COMMUNITY DEVELOPMENT DIRECTOR'S
DECISION TO ALLOW THE CONSTRUCTION OF A NEW 2,872 SQAURE FOOT SINGLE
FAMILY RESIDENCE AT 10558 STERLING BOULIVARD
SECTION I: PROLECT DESCRIPTION
Application No.: R-2014-13
Applicant: Mohsen Jalili, 10355 Stern Ave.
Appellant: Amitava Biswas, 10550 Sterling Blvd.
Patricia Kornesczuk, 10566 Sterling Blvd.
Location: 10558 Sterling Blvd. (APN 375-23-030)
SECTION II: FINDINGS FOR A DIRECTOR'S MINOR MODIFICATION:
WHEREAS, the Planning Commission of the City of Cupertino received an appeal for the Community
Development Director's approval of a Two-Story Permit as described in Section I. of this Resolution;
and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of
the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to
the appeal; and
WHEREAS, the appellant has not met the burden of proof required to support said appeal; and
WHEREAS, the Planning Commission finds as follows with regard to this application:
a) The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning
ordinance and the purposes of this title.
The project is consistent with the regulations and intent of the Cupertino General Plan and Single-Family
Residential (R1) Ordinance. The proposed development meets all prescriptive development requirements of the
R1, Parking, Landscape, and Fence ordinances; and the two-story non-discretionary permit procedural
requirements.
b) The granting of the permit will not result in a condition that is detrimenta 1 or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare.
The project will not result in conditions that are detrimental or injurious to property or improvements in the
vicinity, and will not be detrimental to the public health, safety or welfare. The proposed project is consistent
with the R1 Ordinance regulations and the applicant has provided supplemental Geotechnical reports to
further ensure that the proposed development is not detrimental to the public health, safety or welfare.
Resolution No.6767 R-2014-13 November 10,2014
,
c) The proposed project is harmonious in scale and design with the general neighborhood.
The proposed project conforms to all aspects of the R1 Ordinance. The purpose of the R1 Ordinance is to
ensure a reasonable level of compatibility in scale of structures within a residential neighborhood. This is
achieved by having developments adhere to a set of specific development parameters (i.e., maximum lot
coverage, floor area ratio, building height, building setbacks) to curtail development intensity to a level
generally accepted by the community. Additionally, the proposed two-story home is not the only two-story
home in the neighborhood. The proposed project consists of a Mediterranean style similar to the existing two-
story homes in the neighborhood on Sterling Blvd. and Cynthia Ave. Further, the project is compatible in
terms of mass and bulk with other two-story homes on Sterling Blvd., Gascoigne Dr. and Cynthia Ave. While
the proposed project may be larger than some of the original one-story, ranch-style tract homes in the area that
were built in the 1960s, it is modestly designed and no larger than most of the recently approved two-story
residences in Cupertino.
d) Adverse visual impacts on adjoining properties have been reasonably mitigated.
The project complies with all the prescriptive development requirements (i.e. setbacks, height,floor area ratio,
privacy screening) of the R1 Ordinance that are intended to mitigate adverse visual impacts to adjoining
properties. In addition, in response to neighbor concerns, the applicant has agreed to make voluntary revisions
to the plans to address potential impacts including proposing to remove the privacy planting trees along the
northern property line, pending neighbor approval.
NOW,THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, e�chibits, testimony and other evidence submitted in this
matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2 thereof,
the application for a Two-Story Permit, Application no. R-2014-13 is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this Resolution are based
and contained in the Public Hearing record concerning Application no. R-2014-13 as set forth in the
Minutes of Planning Commission Meeting of November 10, 2014, and are incorporated by reference as
though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED PROTECT
This approval is based on a plan set entitled, "New Construction for PAB Construction, 10558
Sterling Blvd., Cupertino CA 95014" consisting of eight sheets labeled "A-0 to A-4 and T.O.", dated
Received September 4, 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
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,
Resolution No.6767 R-2014-13 November 10,2014
any relevant easements and/or construction records. Any misrepresentation of any property data
may invalidate this approval and may require additional review.
4. CONSTRUCTION PLAN SET REVISIONS/CLARIFICATIONS
Prior to issuance of building permits, the construction plan submittal shall include the following
information:
a) Remove the screening trees currently proposed in the water/drainage easements. This
easement area shall be kept free from all structures and landscaping.
b) Remove the screening trees along the northern property line per the request of the adjacent
property owner during the comment period.
5. 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.
6. 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,
and all required improvements shall be completed to the satisfaction of the Director of Public Works
prior to final occupancy.
7. 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.
8. LANDSCAPE PROTECT SUBMITTAL:
Prior to issuance of building permits, the applicant shall submit a full landscape project submittal
per sections 14.15.040 A, B, C, and D of the Landscaping Ordinance if more than 2,500 square feet of
landscaping area is proposed. The Water-Efficient Design Checklist (Appendix A of Chapter 14.15),
Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and
approved to the satisfaction of the Director of Community Development prior to issuance of
building permits.
9. 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
Resolution No.6767 R-2014-13 November 10,2014
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.
10. SHORING AND CONSTRUCTION MONITORING PLANS
Basement shoring calculations, plans and details shall be submitted to assure that adjacent
properties are not adversely impacted by the proposed construction. Construction monitoring
plans/details shall also be submitted, and preconstruction surveys shall be considered to help
document preconstruction conditions. If the shoring calculations, plans and details are provided by
the Project Contactor, the Geotechnical Consultant shall review and approve the geotechnical
aspects of these plans and details.
11. GEOTECHNICAL PLAN REVIEW
The applicant's geotechnical consultant shall review and approved all geotechnical aspects of the
development plans (i.e., site preparation and grading, site drainage improvements and design
parameters for foundations, retaining walls, and shoring) to ensure that their recommendations
have been properly incorporated.
The shoring and construction monitoring plans and geotechnical plan review shall be submitted to
the City for review by the City Engineer prior to issuance of building permits. The following shall be
performed prior to final(as-built) project approval:
12. GEOTECHNICAL CONSTRUCTION INSPECTIONS
The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of
the project construction. The inspections shall include, but not be limited to: site preparation and
grading, site surface and subsurface drainage improvements and excavations for foundations and
retaining walls prior to the placements of steel and concrete. The following shall specifically be
performed:
• The geotechnical consultant shall inspect all basement foundation excavations to assure that
the subsurface conditions are as anticipated, and that footings are embedded sufficiently into
the competent earth materials. The Geotechnical Consultant shall monitor the basement
excavation, or if performed by the contractor, shall closely review the monitoring data to
assure the basement excavation does not adversely impact the adjacent property and/or
foundation. The Geotechnical Consultant shall prepare and submit an emergence shoring
plan to be carried out in the event that basement exaction movement is detected.
• The geotechnical consultant shall inspect all foundation excavations to assure that the
subsurface conditions are as anticipated, and that footings are embedded sufficiently into
competent earth material.
The results of these inspections and the as-built conditions of the project shall be described by the
geotechnical consultant in a letter and be submitted to the City Engineer for review prior to final
project approval.
Resolution No.6767 R-2014-13 November 10,2014
13. 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.
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.
PASSED AND ADOPTED this 10'� day of November, 2014, Regular Meeting of the Planning
Commission of the City of Cupertino, State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Brophy,Vice Chair Lee, Gong,Takahashi, Sun
NOES: COMMISSIONERS:none
ABSTAIN: COMMISSIONERS:none
ABSENT: COMMISSIONERS:none
ATTEST: APPROVED:
/s/Gary Chao /s/Paul Bro�h�
Gary Chao Paul Brophy
Assistant Dir. of Community Development Chair, Planning Commission
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PROJECT DATA:
ASSESSOR'S PARCEL NUMBER: 375-23-030
PROJECT TYPE: NEW COSTUME HOUSE
PROJECT LOCATION: 10558 STERLING BLVD.,
CUPERTINO.CA 95014
ZONING: R-1-7.5
OCCUPANCY GROUP: R-3/U
CONSTRUCTION TYPE: V-B
NUMBER OF FLOORS: TWO(2)STORY
FIRE PROTECTION: SPRINKLERED
CODE EDITIONS:
A.CALIFORNIA RESIDENTIAL 2013 EDITION
B. CALIFORNIA BUILDING 2013 EDITION
C.CALIFORNIA MECHANICAL 2013 EDITION
D.CALIFORNIA PLUMBING 2013 EDITION
E. CALIFORNIA ELECTRICAL 2013 EDITION
F. CALIFORNIA ENERGY: 2013 EDITION
G.CALIFORNIA FIRE: 2013 EDITION
H.ANY OTHER APPLICABLE LOCAL AND STATE
LAWS AND REGULATIONS.
AREA CALCULATION:
TOTAL"E"BLDG TO BE REMOVED: 1550 SQF
'N"1 st FLOOR LIVING AREA: 1325 SQF
'N"2nd FLOOR LIVING AREA: 1 1 10 SQF
'N"TOTALLIVING: 2435 SQF
'N"GARAGE: 437 SQF
'N"TOTALBUILDING: 2872 SQF
'N"REAR PORCH: 166 SQF
"N"FRONT ENTRY: 20 SQF
GROSS LOT AREA: 8623 SQF
DRAINAGE EASEMENT: 2240 SQF
NET LOT AREA: 6383 SQF
FLOOR AREA RATIO�FAR)=2872/6383=0.45
2nd TO 1 st FLOOR RATIO:I 1 10/1 762=63%
1 ST FLOOR ROOF EAVE=196X1.5=294
LOT COVERAGE:((294+1325+437+166+20)/6383�=35.1%
LA NDSCA P A REA:6383-1325 1 ST FLOOR
-437 GARAGE
-166 REAR PORCH
-20 FRONT PORCH
-66 WALK WAY
=4396 SQF
GRAPHIC SCALE: ����„-<<t��
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SCOPE OF WORK:
NEW 2 STORY COSTUME HOME
2872 SQ BUILDING AREA INCLUDING S BEDS,4.5 BATHS,1 LAUNDRIES
AND A 2 CAR GARAGE
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(408)499-6595 TO1: TOPO.AND SURVEYING MAP , ���J/1� /�/ �
10558 STERLING BLVD.,CUPERTINO,CA 95014 A1: EXISTING FLOOR PLAN < . �(/ r,�,_l
A2: PROPOSED ist FLO�R PLAN 8,EXTERIOR MATERIAL SCHEDULE
DESIGNER: BOD esign A2.1: PROPOSED 2nd FLOOR PLAN&BASEMENT FLOOR PLAN
(408)771-5935 A3: PROPOSED ELEVATIONS
21060 HOMESTEAD RD.,CUPERTINO,CA 95014 A3.1: PROPOSED ELEVA71QNs
SUITE 130 A4: PROPOSED SECTIONY8,STREETSCAPE ELEVATION °
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SCALE:3/32":I'
FLOORS SPACES SIZE AREAS(SQF) TOTAL
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2nd B IT-3'x31'-1" 535 iiio
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FRONT YARD=20'X 51.05'=1025 SQF
IMPERVIOUS AREA: Walk Way(bb �+Entry Feature(20 )=86/1025=8%<40%
REVISIONS BY
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21060 HOMESTEAD RD.,SUITE 130
CUPERTINO,CA 95014
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EMAIL: contactLbod-e.com
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LEGEND:
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GRAPHIC SCALE: ��:�.,� ,,,��
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REVISIONS BY
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21060 HOMESTEAD RD.,SUITE 130
CUPERTINO,CA 95014
Tell:(408)771-5935
EMAIL: contact@bod-e.com
THESE PLANS nRE iNTENDED ONLV FOR'HE
ORIG��NALSITE FOR WHICHTHEY WERE
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DESIGNED AND ARE THE PROPERTY OF
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21060 HOMESTEAD RD.,SUITE 130
CUPERTINO,CA 95014
Tell:(408)771-5935
EMAII: contact@bod-e.com
THESE PLANS ARE INTENDED ONLY FOR THE
ORIGINALSITE FOR WHICHTHEY WERE
DESIGNED AND ARE THE PROPERTY OF
B.O.DESIGN.THESE PLANS ARE PROTECTED
UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN
PART WITHOUT THE EXPRESSED WRITfEN
CONSENT OF B.O.DESIGN.ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBIiED WITHOUT
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Tell:(408)771-5935
EMAIL: contact@bod-e.com
r��sE�_a�,s a,���.,rE,:o_o or,���FoR�-�_
ORiGINA�.SiT�FOR WHICNTHEY WERE
DESIGNED AND ARE THE PROPERTY OF
B.O.DESIGN.THESE PLANS ARE PROTECTED
UNDER COPYRiGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN
phRT WITHOUTTHE EXPRESSED WRITfEN
CONSENT OF B.O.DESIGN.ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT
TF-E CONSENT OF B.O.DESIGN.ANY
DISCREPANCY DISCOVERED ON THESE PLANS
SHALL PRIOR TO COMMENCEMENT OF THE
WORK IN QUESTION.ALL WRITfEN DIMENSIONS
SHALL TAKE PRECEDENCE OVER SCALED
DIMENSIONS.
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NEW CONSTRUCTION FOR:
PAB
CONSTRUCTION
10558 STERLING BLVD.
CUPERTINO,CA 95014
DATE:
SCALE:
DRAWN BY
JOB NO:
SHEET:
September 2014
1/4"=1'
BOD
D-1403-01
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LEGEND
., ExisnHC corrrouR uHE
——�—— NATURAL GRADE COHTOUR UNE
p. FOUND Cf1Y MONUMENT BOX.OR AS NOTED
BOUNDARY OF PROPERTY SURVEYED
() RECORD INFORMATION
— CENTERLINE
p CURB INLEf
CURB LINE
�� ORNEWAY APRON
� ELECiROLIER
x x x FENCE
b FlRE HYDRANT
■ FlJ1T GRATE INLEf
o.H.a�m OVERHEAD POWER LJNE
o.H re� OVERHEAD TELEPHONE LINE
ss SIWRARY SEWER L1NE
� siwrrnrn s�wwHO�
� SANRARY SEWER CLEANOUT
� s�cN
so STORM DRNN LINE
OO . STORbI DRIJN MANHOLE
o UTILfTY BOX
o UTILfTY POLE
w WATER LINE
. WATER METER
WATER VALVE
O ELECTFtIC MEfER
p WATER HEATER
O GAS
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(Case Manage,j
8
SIDEWALK
UP OF GUITER�
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10 30 50
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THE PAIR OF CfTY MONUMENTS ALONG STERLING BLVD.,BEIWEEN CYNTHIA AVE.
AND BARNHART AVENUE WRH BEARING OF S11'03'18�W dc DISTANCE OF 648.52'
(648.46'CALCULATED PER R1)
NOTES:
1.DISTANCES AND DIMENSIONS ARE SHOWN IN FEET AND DECIMALS THEREOF.
2.THE DISTINCTNE BORDER LINE DENOTES THE BOUNDARY.
3.THE AREA WITHIN THE DISTINCTNE BORDER IS 8,623 S.F.OR 0.198 ACRES, MORE
OR LESS.
REFERENCES:
R1 1R4CT 1183 44-M-13
BENCH MARK
DESCRIPTION: ASSUMED BENCHMARK, EX.HOUSE FlNISH FLOOR:
ELEV.: 100.94'
ABRE1/IATIONS
APN ASSESSOR'S PARCEL NUMBER
BM BENCH MARK
CAN CABLE TELEVISION OVERHEAD
D CURVE DELTA
DRWY DRNEWAY
DS DOWNSPOUT
D� DEED REFERENCE
FL FLOW LINE ELEVATION
IP IRON PIPE
L CURVE LENGTH
M� MAP REFERENCE
M-M MONUMENT TO MONUMENT
O.H. PWR OVERHEAD POWER LINE
O.H.TEL OVERHEAD TELEPHONE L1NE
PCL PARCEL
P.M. PARCEL MAP
PTN PORTION
R RADIUS
SD STORM DR/UN
SS SANRARY SEWER
TC TOP OF CURB ELEVATION
TEMP. TEMPORARY �
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OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE•CUPERTINO, CA 95014-3255
C U P E RT t N O (408)777-3308• FAX(408)777-3333•Qlanninq(a�cupertino.orq
September 23, 2014
BO Design
Attn: Hamed Balazadeh
21060 Homestead Rd. #130
Cupertino, Ca. 95014
SUBJECT: TWO STORY PERMIT ACTION LETTER—Application R-2014-13:
This letter confirms the decision of the Director of Community Development, given on September 23,
2014, approving a Two Story Permit to allow the construction of a 3,277 square foot single family
residence, located at 10558 Sterling Boulevard, with the following conditions:
1. APPROVED PROJECT
This approval is based on a plan set entitled, "New Construction for PAB Construction, 10558
Sterling Blvd., Cupertino CA 95014" consisting of eight sheets labeled "A-0 to A-4 and T.O.", dated
Received September 4, 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 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. CONSTRUCTION PLAN SET REVISIONS/CLARIFICATIONS
Prior to issuance of building permits, the construction plan submittal shall include the following
information:
a) Remove the screening trees currently proposed in the water/drainage easements. This easement
area shall be kept free from all structures and landscaping.
b) Remove the screening trees along the northern property line per the request of the adjacent
property owner during the comment period.
c) Provide the square footage of the second dwelling unit This unit will be limited to a maximum
allowed square footage of 800 square feet.
5. CONSULTATION WITH OTHER DEPARTMENTS
Two Story Permit Action Letter Page 2
R-2014-13
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.
6. 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,
and all required improvements shall be completed to the satisfaction of tlle Director of Public Works
prior to final occupancy.
7. 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.
8. LANDSCAPE PROJECT SUBMITTAL:
Prior to issuance of building permits, the applicant shall submit a full landscape project submittal per
sections 14.15.040 A, B, C, and D of the Landscaping Ordinance if more than 2,500 square feet of
landscaping area is proposed. The Water-Efficient Design Checklist (Appendix A of Chapter 14.15),
Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and
approved to the satisfaction of the Director of Community Development prior to issuance of building
permits.
9. 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.
10. SHORING AND CONSTRUCTION MONITORING PLANS
Basement shoring calculations, plans and details shall be submitted to assure that adjacent properties
are not adversely impacted by the proposed construction. Construction monitaring plans/details
shall also be submitted, and preconstruction surveys shall be considered to help document
preconstruction conditions. If the shoring calculations, plans and details are provided by the Project
Contactor, the Geotechnical Consultant shall review and approve the geotechnical aspects of these
plans and details.
Two Story Permit Action Letter Page 3
R-2014-13
11. GEOTECHNICAL PLAN REVIEW
The applicant's geotechnical consultant shall review and approved all geotechnical aspects of the
development plans (i.e., site preparation and grading, site drainage improvements and design
parameters for foundations, retaining walls, and shoring) to ensure that their recommendations have
been properly incorporated.
The shoring and construction monitoring plans and geotechnical plan review shall be submitted to
the City far review by the City Engineer prior to issuance of building permits. The following shall be
performed prior to final(as-built) project approval:
12. GEOTECHNICAL CONSTRUCTION INSPECTIONS
The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of
the project construction. The inspections shall include, but not be limited to: site preparation and
grading, site surface and subsurface drainage improvements and excavations for foundations and
retaining walls prior to the placements of steel and concrete. The following shall specifically be
performed:
• The geotechnical consultant shall inspect all basement foundation excavations to assure that
the subsurface conditions are as anticipated, and that footings are embedded sufficiently into
the competent earth materials. The Geotechnical Consultant shall monitor the basement
excavation, or if performed by the contractor, shall closely review the monitoring data to
assure the basement excavation does not adversely impact the adjacent property and/or
foundation. The Geotechnical Consultant shall prepare and submit an emergence shoring
plan to be carried out in the event that basement exaction movement is detected.
• The geotechnical consultant shall inspect all foundation excavations to assure that the
subsurface conditions are as anticipated, and that footings are embedded sufficiently into
competent earth material.
The results of these inspections and the as-built conditions of the project shall be described by the
geotechnical consultant in a letter and be submitted to the City Engineer for review prior to final
project approval.
13. 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.
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
Two Story Permit Action Letter Page 4
R-2014-13
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 September 23, 2015.
During the public review period, staff received a response from the public expressing concerns on the
proposed project. `The concerns focused primarily on the following:
• Construction of new two story home
• Mass and bulk of proposed home
• Blockage of views/sunlight
• Construction in a Geologic Hazard zone
The zoning in the neighborhood allows for two-story development and the project meets all the
prescriptive requirements of the R1 Ordinance, including but not limited to, floor area ratio, height,
setbacks, and privacy protection. Additionally, since the project is located in a geologic hazard zone the
applicant was required to provide a geotechnical report which was peer reviewed by the City's
consulting Geologist. Conditions of approval have been including to mitigate any geological concerns.
Though not required to do so, the applicant has agreed to eliminate the privacy screening trees along the
northern property line plans in order to address some of these concerns. The project is compatible with
other recently approved homes in the neighborhood and is consistent with the R1 Ordinance.
Staff has made all the findings that are required for approval a Two Story Permit as required by the of
Cupertino's Municipal Code, Chapter 19.28.140 (A). 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,
��� �
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`Kaitie Groeneweg
Assistant Planner
(408) 777-3257
kaitieg@cupertino.org
Enclosures:
Approved Plan Set
CC:Mohsen Jalili,10355 Stern Ave,Cupertino,Ca. 95014
VICINITY MAP:
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PROJECT DATA:
ASSESSOR'S PARCEL NUMBER: 375-23-030
PROJECT TYPE: NEW COSTUME HOUSE
PROJECT LOCATION: 10558 STERLING BLVD.,
CUPERTINO.CA 95014
ZONING: R-1-7.5
OCCUPANCY GROUP: R-3/U
CONSTRUCTION TYPE: V-B
NUMBER OF FLOORS: TWO(2)STORY
FIRE PROTECTION: SPRINKLERED
CODE EDITIONS:
A.CALIFORNIA RESIDENTIAL 2013 EDITION
B. CALIFORNIA BUILDING 2013 EDITION
C.CALIFORNIA MECHANICAL 2013 EDITION
GRAPHIC SCALE: �.,-,„�
0 I 2 3 4 5 10 15
r-----i
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I I
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-• ••- PROPERTY LINE
---- BLDG lst FLOOR FOOTPRINT LINE
- BLDG 2nd FLOOR FOOTPRINT LINE
SCOPE OF WORK:
NEW 2 STORY COSTUME HOME
2872 SQ BUILDING AREA INCLUDING 5 BEDS,4.5 BATHS,1 LAUNDRIES
AND A 2 CAR GARAGE
D.CALIFORNIA PLUMBING 2013 EDITION
E. CALIFORNIA ELECTRICAL 2013 EDITION .. ..
F. CALIFORNIA ENERGY: 2013 EDITION
G.CALIFORNIA FIRE: 2013 EDITION .. ..
H.ANY OTHER APPLICABLE LOCAL AND STATE
LAWS AND REGULATIONS. '
,
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AREA CALCULATION: � '� �� r�
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TOTAL"E"BLDG TO BE REMOVED: 1550 SQF �� � �x� , ° �� -?. �'
"N"lst FLOOR LIVING AREA: 1325 SQF � �` � �� Y� "
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"N"2nd FLOOR LIVING AREA: 1 1 10 SQF � ����� ,o - "� �;
"N"TOTALLIVING: 2435 SQF �
"N"GARAGE: 437 SQF
'N"TOTALBUILDING: 2872 SQF ,,. _,,._ ,,,. . __ �
'N"REAR PORCH: 166 SQF "' "°�`�""""`"'
'N"FRONT ENTRY: 20 SQF
GROSS LOT AREA: 8623 SQF
DRAINAGE EASEMENT: 2240 SQF
NET LOT AREA: 6383 SQF
FLOOR AREA RATIO(FAR)=2872/6383=0.45
2nd TO 1 st FLOOR RATIO:I 1 10/1762=63%
1 ST FLOOR ROOF EAVE=196X1.5=294
LOT COVERAGE�(294+1325+437+166+20)/6383)=35.1%
LANDSCAP AREA:6383-1 325 1ST FLOOR
-437 GARAGE
-1 bb REAR PORCH
-20 FRONT PORCH
-66 WALK WAY
=4396 SQF
PROJECT CONTACT: DRAWING INDEX:
OWNER: BAP CONSTRUCTION A0: COVER SHEET 8.SITE PLAN&PROPOSED FLOOR AREA DIAGRAM
(408)499-6595 TO1: 70PO.AND SURVEYING MAP
10558 STERLING BLVD.,CUPERTINO,CA 95014 A 1: EXISTING FLOOR PLAN
A2: PROPOSED lst FLOOR PLAN 8.EXTERIOR MATERIAL SCHEDULE
DESIGNER: BOD esign A2.1: PROPOSED 2nd FLOOR PLAN&BASEMENT FLOOR PLAN
(408)771-5935 A3: PROPOSEDELEVATIONS
21060 HOMESTEAD RD.,CUPERTINO,CA 95014 A3.1: PROPOSED ELEVATIONS
SUITE 130 A4: PROPOSED SECTION&STREETSCAPE ELEVATION
CONTACT@BOD-E.COM -- ---
STRUCTURAL:
MECHANICAL:
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FLOOR AREA DIAGRAM:
SCALE:3/32":1'
FLOORS SPACES SIZE AREAS�SQF) TOTAL
A 17'3'n IS-6" 267
2nd e ir-s.3i; s� ���o
FLOOR c iv-a'.is'-i i 3oe
,St D I6-10'xl4'-I.' 266
FLOOR E 2r-z.za-s �eo iazs
F 12'-8'x 3'-Z' 279
GARAGE � �s-a.za-ir aa� aa�
TOTAL BUILDING e'=
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X�86 Im�ervious Surface Area:
FRONT YARD=20'X 51.05'=1025 SQF
IMPERVIOUS AREA: Walk Way(66 �+Entry Feature(20 )=86/1025=8%<40%
REVISIONS BY
BOa esign ---
21060 HOMESTEAD RD.,SUITE 130
CUPERTINO,CA 95014
Tell:(408)771-5935
EMAIL: contact@bod-e.com
TH�SE'LANS 1RE i���"END"rD O^.LY=0P�HF
ORIGINAL S��T�FOR WHICH THEY WERE
�ESIGNED AND ARE THE PROPERTY OF
B.O,DESIGN.THESE PLANS ARE PROTECTED
UhDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN
?ART WITHOUTTHE EXPRESSED WRITTEN
CONSENT OF B.O.DESIGN.ANY USE OF THESE
P_aNS ON OTHER SITES IS PROHIBITED WITHOUT
T��CONSENT OF B.O.DESIGN.ANY
�i�CREPANCY DISCOVERED ON THESE PLANS
S�ALL PRIOR TO COMMENCEMENT Of THE
'�VORK IN QUESTION.ALL WRITfEN DIMENSIONS
��aLL TAKE PRECEDENCE OVEP SCALED
�Ir.iE"J�'�O��1S.
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NEW CONSTRUCTION FOR:
PAB
CONSTRUCTION
10558 STERLING BLVD.
CUPERTINO,CA 95014
DATE:
SCALE:
DRAWN BY
JOB NO:
SHEET:
SepTember 2014
1/8"=1'
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THESE PLANS ARE INTENDED ONLY FOR THE
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CUPERTINO,CA 95014
DATE: September 2014
SCALE: 1/4"=1'
DRAW N BY: BOD
JOB NO: D-1403-01
SHEET:
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LEGEND
�irt'- D(ISTiNG CONfOUR LINE
--�-- NA7lJRl1L GRADE CONTOUR UNE
pp FOUND Cf1Y MONUMENi BOX,OR AS NOTED
BOUNDARY OF PROPERTY SURVEYED
() RECORD tNFORMATION
— CENTERIJNE
� CURB INLEf
CURB UNE
�� DRNEWAY APRON
� ELECTROLIER
x x x FENCE
� FlRE HYDRANT
B MT GRATE iNLEf
a.H.wm OVERHEAD POWER UNE
O.H.TEL OVERHEAD TELEPHONE LINE
� siwrru:r s�uNE
O SIWRARY SEWER MANHOLE
� SANRARY SEWER CLEANOUT
� s�cN
So STORIA DRNN L1NE
pO STORM DR/UN MIWHOLE
o UTILf1Y BOX
o UTILITY POLE
w WATER L1NE
r WATER MEfER
WATER VALVE
O ELEC7RIC MEfER
p WAiER HEATER
O G0.5
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THE PAIR OF CfiY MONUMENTS ALONG STERLJNG BLVD., BETWEEN CYNTHIA AVE.
AND BARNHART AVENUE WRH BEARING OF S11'03'18'W dc DISTANCE OF 648.52'
(648.46'CALCULATED PER R1)
NOTES:
1.DISTANCES AND DIMENSIONS ARE SHOWN IN FEEf AND DECIMALS THEREOF.
2.THE DISTINCTNE BORDER LINE DENOTES THE BOUNDARY.
3.THE AREA WITHIN THE DISTINCTIVE BORDER IS 8,623 S.F.OR 0.198 ACRES,MORE
OR LESS.
REFERENCES:
R1 TRACT 1183 44-M-13
BENCH MARK
DESCRIPTION: ASSUMED BENCHMARK, EX. HOUSE FlNISH FLOOR:
ELEV.: 100.94'
ABREVIATIONS
APN ASSESSOR'S PARCEL NUMBER
BM BENCH MARK
CAN CABLE TEL.EVISION OVERHEAD
D CURVE DELTA
DRWY ORNEWAY
DS DOWNSPOUT
D� DEED REFERENCE
FL FLOW LINE ELEVATION
IP IRON PIPE
L CURVE LENGTH
M/ MAP REFERENCE
M-M MONUMENT TO MONUMENT
O.H. PWR OVERHEAD POWER LINE
O.H.TEL OVERHEAD TELEPHONE LINE
PCL PARCEL
P.M. PARCEL MAP
PTN PORTION
R RADIUS
SD STORM DR/UN
SS SIWRARY SEWER
TC TOP Of CURB ELEVATION
TEIAP. TEMPORARY
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