TR-2011-08b 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 �cupertino.org
April 19, 2011
David Perng
10268 Bandley Drive # 102
Cupertino, CA 95014
SUBJECT: RESIDENTIAL DESIGN REVIEW AND RETROACTIVE TREE REMOVAL PERMIT
ACTION LETTER - Application R-2011-07 and TR-2011-08:
This letter confirms the decision of the Director of Community Development, given on Apri118,
2011; approving a new 3,538 square foot, two-story, single family r.esidence; and retroactive tree
removal permit for the removal of one (1) Coast Live Oak on private property and six (6) Coast
Live Oak trees on City property located at 10566 Santa Lucia Road, with the following
conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Pendyala's Residence, 10566 Santa Lucia Rd.,
Cupertino, CA 95014," drawn by Professional Design consisting of seven (7) sheets dated
March 21, 2010 and November 15, 2010; the project color and material sheet; and the City
Arborist's report entitled, "Removed Coast Live Oak, 10566 Santa Lucia Rd.," dated
September 17, 2010 except as may be amended by conditions in this resolution.
2. 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.
3. PLAN SET REVISIONS
The construction plans shall indicate the foliowing plan set revisions:
a) Clearly note that the replacement trees are 24-inch box Coast Live Oak trees.
b) The landscape plan shall provide the square footage of the total landscape area. If it is
over 2,500 square feet, then a full landscape project submittal per the Landscape
Ordinance (Chapter 14.15) shall be provided.
4. REMAINING RETROACTIVE TREE REMOVAL PERMIT FEES
Payments on the remaining $13,457 balance of the retroactive tree removal permit fees shall
be paid to the City prior to building permit issuance and final occupancy. At least $7,755
Residential Design Review and Retroactive Tree Removal Permit Action Letter Page 2
R-2011-07, TR-2011-08
shall be paid prior to building permit issuance and $5,702 or the remaining balance shall be
paid prior to final occupancy.
5. TREE REPLACEMENTS
The property owner shall plant two (2) 24-inch box Coast Live Oak replacement trees on
site. The replacement trees shall be planted in accordance with the tree planting plan and
the recommendations in the City's Consulting Arborist's report dated February 11, 2011.
The required replacement trees shall be planted and verified by the City's consulting
arborist prior to final inspection.
6. IN-LIEU TREE REPLACEMENT FEES
Prior to final inspection, the property owner shall pay in-lieu tree replacement fees for the
remaining six (6) replacement trees based upon the purchase and installation cost of the
replacement trees as deemed appropriate by the Director of Community Development.
7. TREE PROTECTION MEASURES
Tree protection measures per the City's Consulting Arborist's report entitled, "An
Evaluation of Trees at the Pendyala Property, 10566 Santa Lucia Road, Cupertino,
California," dated December 22, 2010 shall be shown on the construction plans. The owner
shall consult the arborist to verify that the tree protection measures are in place prior to
issuance of demolition/building permits and report on the health of the trees following
construction.
8. GEOLOGIC AND GEOTECHNICAL REVIEW
The project shall incorporate all recommendations set forth in the engineering geologic
investigation prepared for the development by Murray Engineers Inc., dated November 22,
2010.
In addition, the project shall incorporate all the following conditions set forth in the geologic
and geotechnical peer review conducted by Cotton, Shires and Associates, Inc., dated
December 2, ZO10:
a) Structural Foundation Plans. Prior to issuance of building permits, foundation plans
shall be prepared that are in conformance with the recommendations of the Project
Engineering Geologist.
b) Geologic and Geotechnical Plan Review. Prior to issuance of building permits, the
applican�s geotechnical consultant shall review and approve all geologic and
geotechnical aspects of the development plans (i.e. site preparation and grading, site
drainage improvements and design parameters for foundations, drainage, pavement,
and retaining walls) to ensure that their recommendations have been properly
incorporated. The structural plans as mentioned in condition 8a and geologic and
geotechnical plan review shall be submitted to the City for review and approval by City
staff prior to approval of building permits.
c) Geotechnical Construction Inspection. Prior to final (as-built) project approval, the
geotechnical consultant shall inspect, test (as needed), and approve all geotechnical
Residential Design Review and Retroactive Tree Removal Permit Action Letter Page 3
R-2011-07, TR-2011-08
aspects of the project construction. The inspections shall include, but not necessarily be
limited to: site preparation and grading, site surface and subsurface drainage
improvements and excavations for foundations and retaining walls prior to the
placement of steel and concrete. The results of these inspections and the as-built
conditions of the project shall be described by the geotechnical consultant in a letter and
submitted to the City Engineer for review prior to final project approval.
9. LANDSCAPING PLAN
The final landscaping plan shall be reviewed and approved by the Planning Division prior
to issuance of building permits. If the landscaping area (defined by section 14.15.030) is
greater than 2,500 square feet, then a full landscape project submittal per section 14.15.040 is
required prior to issuance of building permits.
10. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division
prior to issuance of building permits. The property owner shall either obtain a waiver
from the rear neighbor at 10530 Santa Lucia Road, have the project arborist confirm that
the existing 24" diameter Coast Live Oak on the 10530 Santa Lucia Road property
provides adequate screening or plant additional privacy tree(s) to screen the views from
the second story windows at bedroom #2 as noted on the plans.
11. 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.
12. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard
to the proposed project for additional conditions and requirements. Any misrepresentation
of any submitted data may invalidate an approval by the Community Development
Department.
13. EXTERIOR BUILDING MATERIALS/TREATMENTS
Final building exterior treatment plan (including but not limited to details on exterior color,
material, architectural treatments and/or embellishments) shall be reviewed and approved
by the Director of Community Development prior to issuance of building permits. The final
building exterior plan shall closely resemble the details shown on the original approved
plans. Any exterior changes determined to be substantial by the Director of Community
Development shall require a minor modification approval with neighborhood input.
14. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Residential Design Review and Retroactive Tree Removal Permit Action Letter Page 4
R-2011-07, TR-2011-08
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 two years, it shall expire on April 18, 2013.
Staff received a comment from a neighbor inquiring about whether the applicant/owner had
hired a licensed land surveyor to survey the property and if so, whether it was recorded with
the County. The neighbor noted that there was a history of survey issues in the Inspiration
Heights area and wanted to ensure that the property boundaries are properly surveyed.
The applicant/owner had a licensed land surveyor survey the property on October 8, 2010 and
a copy of the survey was provided to the neighbor. The survey was not recorded with the
County. The property owner will be required to dedicate the firs� 10 feet of the property to the
City for a future right of way/street expansion and also install a new curb and gutter. The City
does not require that monuments be placed at the property corners, however, the homeowner
may choose to do so at their discretion. The licensed land surveyor may also be required to
show the distance from the existing street monument to the property lines. The City will require
a building pad certification from the licensed land surveyor prior to being able to pour
foundation to ensure that the house is sited on the lot exactly according to plan.
Staff has made all the findings that are required for approval of a Two-story Residential Permit
as required by the of Cupertino's Municipal Code, Chapter 19.28.100 (D). 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.
Sinc ly,
�i���
George Schroeder
Assistant Planner
City of Cupertino
408-777-7601
georges@cupertino.org
Enclosures:
Approved Plan Set
Color and material sheet
City Arborist's report dated September 17, 2010
Cc: Sudha Pendyala, 10474 Dempster Avenue, Cupertino, CA 95014
John Kolski, 10540 Santa Lucia Road, Cupertino, CA 95014
G:\Planning\Minor Residential\R1 Ayprovals\2011\R-2011-07, TR-2011-OS Actionletter.doc
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George Schroeder "���� '���d���� �� 1 l�- � , _
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City of Cupertino
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10300 Torre Ave. ����� � - � - � �
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Cupertino, CA 95014 �
RE: Removed Coast Live Oak
10566 Santa Lucia Rd.
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You have asked me to report on the site •�.� �:�, ��� �,� �;.;: �,�a
conditions at 10566 Santa Lucia Rd. °°� �-: �•-
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ertainin to the a arent removal of 'H •fx� � ��� �:r:
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several Coast live oak trees (Quercus �..:.-i�`'� �:� �'�; ' F �
agrifolia). Y� �.� �`�� �� A - � _
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Observations '�: " -
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The site in question had seven � :� � � � -�-, � �,F � � �
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Coast live oak fresh cut tree stumps. Two �, �„�, � �� �'� Y�°��' ��� __^ _,,,�
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of which were partially ground by a stump
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grinding machine. The city easement for ��-�a --��° t�� - -�- -�- ��- � -� �
the property in question is 8 feet from the ��
face of the curb. I measured only one -
stump greater than 8 feet from the face of
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the curb. I estimate the diameter at breast hight (DBH) to be approximately 12-14
inches which according to Ordinance No 07-2003 Section 14.18.035 this is a protected
tree.
The 6 remaining trees that were removed were all city owned trees and any
maintenance and removal is to be requested through the city tree maintenance
department. Measurements are as followed.
Stump # Distance from curb face to center of stump Estimated DBH of tree
1 7'4" 12 -14"
2 5' 1 " 5-6"
3 6' 6" 12 -14"
4 6'6" 8-10"
5 7' 2" 14 -16"
6 6'0" 2-3"
A
Stump 1 Stump 2 Stump 3
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Conclusion and Recommendations
It is my recommendation that Ordinance No. 07-2003 Section 14.18.185 Table A
is reviewed when making a decision of tree replacement.
This Concludes my report, If I can be of further assistance feel free to contact me
directly at (408)515-1839.
Sincerely,
Jonathan P. Ferrante
ISA Certified Arborist #WE-8676A
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SITE PLAN s� 1••,0�-0•
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SHEET INDEX
A-1 TRLE SHEEf AND SITE PLAN
A-2 FLOOR PLAN
A-3 ROOF PLAN AND SECTIONS
A-4 ELEVATIONS
A-5 ELEVAl10NS
A-6 6' H. WALL 0 2ND FL AND AREA CALCUUnON.
A-7 STREE�SCAPE ELEVATION AND (�NCEFTl1AL UWDSCAPE.
VI C I N ITY MAP
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