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R-2015-11b 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•planninq�a�cupertino.org June 9,2015 HMC Associates,LLP Attn: Mike Chen 12280 Saratoga-Sunnyvale Rd#209 Saratoga, Ca 95070 SUBJECT: TWO STORY PERMIT ACTION LETTER—Applications R-2015-11 This letter confirms the decision of the Director of Community Development, given on June 9, 2015; approving a Two-Story Permit (R-2015-11) to allow the construction of a new 4,242 square foot, two- story single family residence located at 20852 Cherryland Drive,with the following conditions: 1. APPROVED PROJECT This approval is based on a plan set entitled, "Cherryland LLC, Lot 3, 20852 Cherryland �. Dr, Cupertino, CA 95014" consisting of eight sheets labeled "T-1.0, A-1.0 to A-4.0, C-0 and C-1", except as may be amended by conditions in this resolution. 2. 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, any relevant easements and/or construction records. Any misrepresentation of any properfy data may invalidate this approval and may require additional review. 3. PRIVACY PLANTING The final privacy-planting plan shall be reviewed and approved by the Plazznulg Division prior to issuance of building permits. The variety, size, planting distance shall be consistent with the City's requirements. 4. 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. 5. 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 Two-Story Permit Action Letter Page 2 R-2015-11 approved to the satisfaction of the Director of Community Development prior to issuance of building permits. 6. 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. 7. EXTERIOR BUILDING MATERIALS/TREATMENTS Final building exterior treatment plan (including but not limited to details on exterior color,material, architectural freatments 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. 8. 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 indeinnified 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. 9. NOTICE OF FEES,DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Condifions 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 note that if this permit is not vested within a year,it shall expire on June 8, 2016. Staff received comment from an adjacent property owner Iocated to the southwest of the project at 7596 Erin Way. The property owner was concerned about the possibility of plantings uprooting the fence. The property owner indicated that the only way this would not occur is if a concrete wall was installed. This is not a requirement of the Municipal Code and all new fences will be reviewed by the Building Department for conformance with the California Building Code. No additional conditions are required. Staff also received comment from 7596 Erin Way suggesting a reduction of the west windows on the south side of the second floor to reduce the viewing zone. The property owner has decided not to reduce the size of the window. Per Cupertino Municipal Code Section 19.28.120 Two-Story Permit Action Letter Page 3 R-2015-11 (C) (2), privacy plantings are required for new second story windows in second-story homes. The proposed privacy planting pIan has met the requirements by planting four (4) Arbutus Marinas along the rear year yard in the view shed; therefore, no additional conditions are required. Staff also received comment from a property owner at 20810 McClellan Place regarding impact to their solar panels. The Single Family Residential ordinance places limitation on height, setbacks, and daylight planes to ensure adequate light and air between two properties. The project complies with these requirements; therefore, no additional conditions are required. Staff has made all the findings that are required for approval of a Two-Story Permit as required by Cupertino's Municipal Code, Chapter 19.28.140 (B). 1. The project is consistent with the Cupertino General Plan, an�applicable specific plans,zoning ordinances 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 propert� improvements in the vicinih�, and will not be detrimental to the public health, safet�or welfare. 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 detrimental to the public health, safety or welfare as the projects is located within the R1-7.5 (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 witli 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. 4. Adverse visual impacts on adjoining properties have been reasonabl�mitigated. Any potential adverse impacts on adjoining properties have been reasonably mitigated through the privacy protection plantings waivers and installation of a front-yard tree as required. 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 wi11 be scheduled before the Planning Commission. Sincer , Erick Serrano Assistant Planner Two-Story Permit Action Letter Page 4 R-2015-11 City of Cupertino Enclosures: Approved Plan Set CC:Cherryland,LLC,Attn:SueJane Han,20846 Dunbar Dr,Cupertino CA 95014 Larry Yee,20810 McClellan Place,Cupertino CA 95014 Bhoomaiah Alishetti,7595 Erin Way,Cupertino CA 95014 Digant Dave,864 Kim Street,Cupertino CA 95014 .. _ _ _ _ � . ;., . � � ��� �i�����f` . . i r•,�I�I�j�/ ������;�;�� � •� 1, �,��� � � ■ ..� . � 1�;j�I � � i��� �S ...5. ::��i, ■ I` ,� � : � ■ . . � • I\ /\ , /� I\1 ■ ��'�� �i \I �i \J 1 / ■ - ■ss� - ■ � .. .�■�. ,�: ■ ����.� �.�.. ... ��. ■ �. ,. :.. .� \ ' " �' . � '� �'?�`'` - • . • �♦ . � . ♦ .:• . i � . � x v � • `` , ,�� / :�.: /;.. 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