PC Summary 11-10-2014 City of Cuperkino
, 10300 Torre Avenue
'� Cupertino,CA 95014
(408) 777-3308
C U P E RT 1 N O FAX (408) 777-3333
Community Development Department
To: Mayor and City Council Members
From: Aarti Shrivastava, Assistant City Manager
Date: November 13, 2014
Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE November 10, 2014
Chapter 19.32 of the Cupertino Municipal code provides for
appeal of decisions made by the Planning Commission
1. A�vlication
R-2014-13, Hamed Balazadeh(Jalili residence), 10558 Sterling Boulevard
Appeal of a Director's approval to allow the construction of a new 2,872 square foot single family
residence
Action
The Planning Commission denied the appeal and upheld the Director's decision on a 5-0-0 vote.
Enclosures: Planning Commission Report November 10, 2014
Planning Commission Resolution(s) 6767
Plan Set
g:planning/L'ost Hearing/summary to cc111014
OFFICE OF COMMUNITY DEVELOPMENT
' '� CITY HALL
10300 TORRE AVENUE • CUPERTINO,CA 95014-3255
�u P��.T�N� (408)777-3308 • FAX(408)777-3333 • �lanningC�cupertino.org
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 3. Agenda Date: November 10,2014
Application: 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)
APPLICATION SUMMARY:
Consider an appeal of Two-Story Permit(R-2014-13) to allow the construction of a new 2,872 square foot
single-family residence.
RECOMMENDATION:
Staff recommends that the Planning Commission deny the appeal and uphold the Community
Development Director's decision to approve the project in accordance with the draft resolution.
PROJECT DATA:
General Plan desi nation Low Densi (1-6 DU/Gr. Ac.)Rancho Rinconada
Zonin desi nation R1-7.5
Environmental review Cate oricall Exem t from CEQA
Gross lot area 8,623 s uare feet
Net lot area 6,383 s uare feet
Pro'ect consisten with:
General Plan Yes
Zonin Yes
Allowed Pro osed
Lot covera e 2,872 s uare feet(45%) 2,242 s uare feet(35.1%)
FAR 2,872 s uare feet(45%) 2,872 s uare feet(45%)
Hei t 28' 24' —2„
Setbacks: First Floor Second Floor First Floor Second Floor
Side Combined 15' Combined 25' Combined 15'5" 30'
Front 20' 25' 20' 25'
Rear 20' 25' +/-75' +/-80'
R-2014-13 Appeal of a Two-Story Permit November 10,2014
BACKGROUND:
Proposed Project
On April 30, 2014, Mohsen Jalili applied for a Two-Story Permit to allow a new 2,872 square foot single-
family residence located at 10558 Sterling Boulevard. The project property is located in a standard Rl
zoning district that permits two-story homes up to 28 feet in height. The project is consistent with all
aspects of the Single-Family Residential(R1) Ordinance and other pertinent City ordinances. In addition,
the project is not subject to design review requirements since the proposed second floor is less than 66%
of the square footage of the first floor and provides at least 15-foot side yard setbacks on either side of
the second floor.
During the public review period, Amitava Biswas, the property owner to the north of the proposed
project, expressed the following concerns on the project:
• The compatibility of the proposed two-story residence in a predominantly single-story neighborhood
• The apparent bulk,mass, and height of the residence
• Light and air impacts
After considering the neighbor's concerns, the applicant offered to eliminate privacy planting along the
northern(left)property line to minimize shading the neighbor's property.
The project was approved by the Community Development Director on September 23, 2014. Amitava
Biswas, the property owner to the north and Patricia Kornesczuk, the property owner to the south of the
project site, appealed the Director's approval on October 6, 2014.
DISCUSSION:
Basis of the Appeal
The appellant's basis of appeal is summarized below. Where appropriate, staff's responses are in italics.
1. "The site is prone to seismic risks as mentioned in the seismic hazard report, and this oversized
building construction poses risk to adjacent properties, during construction and after that."
As part of the formal planning application, the applicant was required to prepare a Soils and Foundation
Investigation providing geotechnical design recommendations for the development appropriate for the identified
site conditions. This report was peer reviewed by the City's consulting geologist who provided additional
recommendations to further mitigate any risks associated with the construction of a new two-story home. These
recommendations have been added as conditions of approval in the draft resolution. During the building plan
check stage, the proposed home will be reviewed against relevant building codes and the recommended
geotechnical measures prescribed by the project geotechnical engineer and the City's geologist.
2. "The section 19.28.110 Single Family Residential Design Guidelines and Principals of R1, clearly
states that; "The mass and bulk of the design should be reasonably compatible with the predominant
neighborhood pattern. New construction should not be disproportionately larger than, or out of scale
with, the neighborhood pattern in terms of building forms, roof pitches, eave heights, ridge heights,
and entry feature heights.""
One of the principal purposes 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
R-2014-13 Appeal of a Two-Story Permit November 10,2014
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.
The proposed project conforms to all aspects of the R1 Ordinance. 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.,
Barnhart Ave., 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.
3. "Section 19.28.070, pg. 10, of R1 Regulations implies protection of solar rights of the neighbors. The
insufficient setback of the top story does infringe upon the rights of the 10550 Sterling Blvd."
The proposed home conforms to the prescriptive building envelope, height and setback requirements of the
City's R1 Ordinance. The proposed combined 15'5"first floor side yard and 30'second floor side yard setbacks
provide ample clearance and distances from neighboring homes consistent with the intent of the R1 Ordinance.
Additionally, the proposed total building height of 24 feet is under the total allowed building height of 28 feet.
4. "The contractor/developer has failed to follow normal and customary procedure and those
authorized by City Code. In this regard, the contractor/developer attempted to have us sign a
"waiver" without submitting a full sized set of plans for our review"
The appellant is referring to the privacy-planting waiver as prescribed by the R1 Ordinance. The applicant was
sensitive to the appellant's concerns regarding shading impacts and has offered to eliminate privacy planting
from the project, which requires a waiver to be signed by both parties. Since the appellant has not signed the
waiver, privacy planting will still be required as part of this project.
5. "We have not received documents or response addressing my objects or proposed resolutions; we
have not received notice of hearings addressing those objections."
Two-Story Permits are approved at an administrative level and do not require a public hearing. The concerns
raised by the appellant were considered by the Community Development Director prior to approving the
project and were noted in the administrative record and action letter. Prior to approval, staff corresponded with
the appellant and the concerns from the appellant have reviewed and considered by the applicant.
6. "The City has failed to comply with its own procedural requirements by providing adequate notice
and opportunity to be heard and allowing affected neighbors to participate in a meaningful way"
a. "failed to provide notice of hearings and notice of decisions, including the decision of the
Director of Community Development on September 23, 2014 to all the neighbors."
The action letter was sent out on September 23, 2014 and a copy of the action letter was emailed to the
concerned neighbor on October 6, 2014. Neighbors that express concern andlor send in comments
during the public notice period are sent a copy of the action letter. In addition to the action letter and
public notice letter, the applicant posted a notice board on the site during the two week public comment
period, prior to the Community Development Director's decision.
R-2014-13 Appeal of a Two-Story Permit November 10,2014
b. "failed to provide material information about the seismic risks"
Information on the seismic risks is available to the public at City Hall. A copy of the Soils and
Foundation Investigation prepared by the projects geotechnical engineer was sent to the concerned
neighbor upon request during the comment period. A copy of the City's Geotechnical Peer Review
which outlines mitigations measures for the site was included with the Soils and Foundation
Investigation. The mitigation measures are also included as conditions of approval in the action letter.
c. The city did not provide the complete plan dated September 5, 2014.
Complete plan sets are available to the public for review at City Hall. PDF copies of the complete plan
set are available by email upon request. The project site plan and elevations were mailed to all the
adjacent neighbors during the comment period. A copy of the Soils and Foundation Investigation and
Geotechnical Peer Review was emailed to the concerned neighbor during the comment period upon
request.
ENVIRONMENTAL ASSESSMENT
The project is categorically exempt from the California Environmental Quality Act(CEQA)per section
15303 (New construction or conversion of small structures) of the CEQA Guidelines.
PUBLIC NOTICING &OUTREACH
The followin table is a brief summ of the noticin done for this ro'ect:
���'#r�������#r��� ��� �i���,�� ����, g�x,��R 9/ S � � v: � �.��` �°� ;Y��✓�s��f����,
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■ 7 public hearing notices mailed to property ■ Posted on the City's official notice bulletin
owners adjacent to the project site (10 days board (one week prior to the hearing)
prior to the hearing) ■ Posted on the City of Cupertino's Web site(one
■Legal ad placed in newspaper week prior to the hearing)
(at least 10 da s rior to the hearin )
PERMIT STREAMLINING ACT
The appeal is subject to the Permit Streamlining Act (Government Code Section 65920—65964).The City
has complied with the deadlines found in the Permit Streamlining Act.
Project Received:Apri130, 2014
Deemed Incomplete:May 30, 2014
Deemed Complete:June 10, 2014
The Planning Commission's decision on this project is final unless appealed within 14 days of the
decision.
CONCLUSION
Since the proposed project complies with all aspects of the R1 Ordinance, staff recommends that the
Planning Commission deny the appeal and uphold the Community Development Director's decision to
approve the Two-Story Permit.
R-2014-13 Appeal of a Two-Story Permit November 10,2014
Prepared by: Kaitie Groeneweg, Assistant Planner
Reviewed by: Approved by:
/s/Gary Chao /s/Aarti Shrivastava
Gary Chao Aarti Shrivastava
Assistant Community Development Director Community Development Director
ATTACHMENTS:
1 -Draft Resolution
2—Two-Story Permit(R-2014-13) action letter dated September 23, 2014
4-Appellant's letter
5-Plan Set
R-2014-13
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6767
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO 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 applfcant 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) T'he 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, exhibits, 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 Perxnit, 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 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 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 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
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 perxnitted 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,y
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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-- - BLDG lst FLOOR FOOTPRINT LINE
- BLDG 2nd FLOOR FOOTPRINT LINE
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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OWNER: BAP CONSTRUCTION A0: COVER SHEET 8,SITEiPLAN&PROPOSED FLOOR AREA DIAGRAM �/�
(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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REVISIONS BY
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THESE PLANS nRE iNTENDED ONLV FOR'HE
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21060 HOMESTEAD RD.,SUITE 130
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[ �j • �^,—�� THESE PLANS ARE INTENDED ONLY FOR THE
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-HESE F'�a:^.S�:RE`.TE�;DEC O�`�L�'�OR rl-E
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EMAIL: contact@bod-e.com
THESE PLANS ARE INTENDED ONLY FOR THE
ORIGINALSITE FOR WHICH THEY 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 WRITTEN
CONSENT OF B.O.DESIGN.ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED W�THOUT
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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
THE CONSENT OF B.O.DESIGN.ANY
DISCREPANCY DISCOVERED ON THESE PLANS
SHALL PRIOR TO COMMENCEMENT OF THE
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10558 STERLING BLVD.
CUPERTINO,CA 95014
DATE:
SCALE:
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JOB NO:
SHEET:
September 2014
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CUPERTINO,CA 95014
Tell:(408)771-5935
EMAIL: contact@bod-e.com
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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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�IdC�a�l���� cz���� =�---�-
l� --
(Case Manage,j
8
SIDEWALK
UP OF GUITER�
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c� l
10 30 50
0 ._20 .. 4(0�p�/� ..f 00
—'i'_�
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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