.03 R-2007-01 Chia-Lun Ferng
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: R-2007-01
Applicant: Chia-Lun Ferng
Property Location: 21410 Vai AVenue
Agenda Date: August 28, 2007
APPLICATION SUMMARY:
Director's referral of a Residential Design Review for a new, two-story 6,677 square-foot
residence
RECOMMENDATION
Approve the project with the staff recommended changes.
BACKGROUND
The applicant (Chia-Lun Ferng) is proposing to construct a 6,677 square foot, two-story
residence on a 14,900 square foot lot located along the south side of Vai Avenue. The
immediate neighborhood is predominately ranch style, single story homes with some
two story additions and a newer two-story home (see pictures below). Most of the
homes in the project area are located on large lots (10,000 to 18,000 sq. ft.) with
relatively lower house size to lot ratio (FAR). The neighborhood has a semi-rural
character without any sidewalks or street lights.
Generally, two-story permits are approved by the Community Development Director.
However, this project is being forwarded to the Planning Commission for final
consideration due to the number of concerns raised by the neighborhood regarding the
proposed home.
DISCUSSION
Neighborhood Concerns
Staff has received email of concerns from four neighbors. In addition a petition was
submitted by 24 neighbors expressing concerns about the project. The neighborhood
concerns are summarized as follows:
.:. The proposed house is too big.
.:. The proposed house is inconsistent with the rural style and character of the
neighborhood.
.:. The proposed house is located too close to the street.
.:. The proposed house will be too imposing to the street and to the neighborhood.
.:. Views will be blocked and the proposed house will cast shade onto the adjacent
homes.
.:. Concerns that the mechanical equipment from the house will be too loud.
?J, I
R-2007-01
Page 2
August 28, 2007
Please refer to exhibit A & B for additional details on the neighbors' concerns.
Neighborhood Compatibility
One of the principle purposes of the Rl Ordinance is to ensure a reasonable level of
compatibility in scale of structures within a residential neighborhood. This is basically
achieved by having developments adhere to a set of specific development parameters
(i.e., maximum lot coverage, floor area ratio, building height, second floor to ground
floor ratio, building setback, building envelope) to curtail development intensity to a
level generally accepted by the community. Typically the City has allowed new homes
to be maximized within the approved frame work of the Rl Ordinance provided that
the design and the style of the home are consistent and/ or compliment the
neighborhood. New homes are expected to reduce mass and scale to the maximum
extent possible without undermining the property owner's functional needs. The City
has not in the past required new homes in an Rl zoning district to match the average
size or be reduced to a single story home in order to match the general pattern of the
neighboring homes.
The proposed home is within the allowable maximum perimeter of the Rl ordinance in
terms of size, height and building setbacks. However, the following is a list of some
very simple architectural solutions that could be made to make the project more in line
with the style and character of the neighborhood:
.:. Introduce natural building siding materials (i.e., wood or hardi-plank) along the
front elevation and portions of side elevations that will be visible from Via
Avenue.
.:. Revise the design of front entry canopy columns to be more consistent with the
rural character of the neighborhood in terms of shape, size and/ or material.
.:. Provide additional projecting architectural elements such as wood trellis,
corbels, reveals, and trims that are made of wood or hardi-wood to help soften
the look of the building.
.:. Delete the turret stair element.
.:. Push the house back another 10 to 15 feet to be consistent with the setback
pattern of the neighborhood. This was suggested by numerous neighbors to
lessen the perceptive mass and scale of the proposed home from street in short
of significantly reducing the size of the home.
.:. The third car garage (the garage bay closest to the front entry) should be setback
at least one to two feet further from the rest of the garage wall plane (this is a
requirement of the Rl Ordinance and has been added as a condition of the
project).
Staff recommends that the above measures be added as conditions of the project and the
revised plans reflecting these changes shall be reviewed and approved by the Director
of Community Development prior to issuance of any building permits.
J':I
R-2007 ~01
Page 3
August 28, 2007
Privacy Protection
The project will be required to adhere to the required privacy protection plan outlined
in the Rl Ordinance. There are no second story bedroom windows facing either of the
side yards.
Submitted by: Gary Chao, Senior Planner _
Approved by: Steve Piasecki, Director of Community Developmenb'tL.,--e ~ I
ENCLOSURES ~
Model Resolution
Exhibit A: Emails of Concern from the neighbors
Exhibit B: Neighborhood Petition
Color Rendering
Pictures of Neighboring Homes
3-D Model will be Available at the Public Hearing
Plan Set
3'3
R-2007 -01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
DIRECTOR'S REFERRAL OF A RESIDENTIAL DESIGN REVIEW FOR A NEW TWO STORY
6,677 SQUARE FOOT SINGLE F AMIL Y RESIDENCE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
R-2007-01
Chia-Lun Ferng
21410 Vai Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The project is consistent with the Cupertino General Plan, and applicable specific
plans, zoning ordinance and the purposes of this title;
2. The granting of the special permit will not result in a condition that is detrimental or
injurious to.property or improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed home is harmonious in scale and design with the general neighborhood;
4. Adverse visual impacts on adjoining properties have been reasonably mitigated.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; 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 R-2007-01 set
forth in the Minutes of the Planning Commission meeting of, August 28, 2007, and are
incorporated by reference as though fully set forth herein.
~AI
Model Resolution
Page 2
R-2007 -01
August 28, 2007
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBIT
Approval is based on the plan set titled "Ferng Residence, 21410 Via Avenue, Cupertino
Ca 95014" dated May 21, 2007, consisting of ten pages labeled AO to AS, except as
amended by the Conditions contained in this Resolution.
2. PRIVACY PROTECTION
The project is required to submit a final privacy protection planting plan consistent with
the R1 privacy protection ordinance. The required privacy screening trees or shrubs shall
be recorded on the property as a covenant to be preserved and maintained. Said covenant
shall be recorded prior to issuance of final building occupancy.
4. FRONT YARD TREE
A minimum 24 inch box tree shall be planted in the front yard.
5. APPROVAL EXPIRATION
Unless a building permit is filed and accepted by the City (fees paid and control number
issued) within one year of the Two Story Permit approval (by August 28, 2008), said
approval shall become null and void unless a longer time period was specifically
prescribed by the conditions of approval. In the event that the building permit expires for
any reason, the Two-Story Permit shall become null and void. The Director of
Community Development may grant an one-year extension, without a public notice, if an
application for a Minor Modification to the Two-Story Permit is filed before the expiration
date and substantive justification for the extension is provided.
6. ADDITIONAL CHANGES
a. Introduce natural building siding materials (i.e., wood or hardi-plank) along the front
elevation and portions of side elevations that will be visible from Via A venue.
b. Revise the design of front entry canopy columns to be more consistent with the rural
character of the neighborhood in terms of shape, size and/ or material.
c. Provide additional projecting architectural elements such as wood trellis, corbels,
reveals, and trims that are made of wood or hard i-wood to help soften the look of the
building.
d. Delete the turret stair element.
e. Set the house back another 10 to 15 feet to be consistent with the setback pattern of the
neighborhood.
f. The third car garage (the garage bay closest to the front entry) shall be setback at least
one to two feet further from the rest of the garage wall plane.
~s
Model Resolution
Page 3
R-2007 -01
August 28, 2007
7. NOTICE OF FEES, DEDICATIONS, RESERV A TIONS 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 28th day of August 2007, at a Regular Meeting of the Planning
Commission of the City of Cupertino, State of California, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
APPROVED:
Steve Piasecki
Director of Community Development
Lisa Giefer, Chairperson
Planning Commission
;,10
Gary Chao
From:
Sent:
To:
Subject:
Beth Ebben on behalf of City of Cupertino Planning Dept.
Wednesday, August 22,20077:48 AM
Gary Chao
FW: Notice of Publi Hearing on the new construction on 21410 Via Ave
Comment on your application #R-2007-01....
-----Original Message-----
From: fan jiao [mailto:f_jiao@yahoo.com]
Sent: Tuesday, August 21, 2007 9:28 PM
To: City of Cupertino Planning Dept.
Subject: Re: Notice of Publi Hearing on the new construction on 21410 Via Ave
Hello,
We don't have much concerns except:
- Has this additional demand of electric capacity (roughly extra 3 normal houses in the
neighborhood) been considered not only by the city but also by P G & E?
Has P G & E been informed?
Mr. Fan Jiao of Krzich Place, Cupertino
1
3,1
. Gary Chao
From:
Sent:
To:
Cc:
Subject:
Bryan Lanser [bryan@museresearch.com]
Tuesday, October 31,200610:24 AM
Gary Chao
garyc@cupertino.gov
Setbacks along Vai Avenue
Hi Gary
Bryan Lanser here. We spoke on the phone a few weeks ago after I complained about the
story board that was erected on 21410 Vai Avenue. You had said at the time there were no
approved plans, yet the developer who purchased the property has already listed it for
sale. It is obviously a spec project, as it has been listed as a 5 bedroom, 4 bath, 8072
square foot (yes, over 8K square feet, 5 times larger than the average home on the street)
two story home (the
existing home was/is single story) with Alain Pinel for $3,750,000.
That's an asking price of over $2 million of what the home sold for a couple of months
ago.
I am angry and upset that a developer can come in and propose such a monstrous house on
our street, and in addition, 'this behemoth of a home is being proposed way too close to
the street. Such a structure will be imposing and will destroy the neighb9rhood!
As you know, Vai has very large lots, but the homes are all set back quite deep on the
lots. This allows the street to have a very rural feel, with large front gardens that
truly add a great deal to the look and feel of the neighborhood. Its almost like living
in the country, with a wide, open street, large front yards, and homes that are set back
to the middle of the lots. This is what attracted us to this street in the first place,
and I am prepared to fight to preserve the rural look and feel we hold so dear.
This developer obviously does not care at all about the existing homes on the street,
proposing to move this new structure 20 feet closer to the street than the home that is
currently on the lot. And looking at the story board in the back, this developer has
chosen to sacrifice the front yard and preserve nearly all of the current back yard,
following the current trend to "coccoon" the family and keep them from engaging with the
rest of the neighborhood. This is not acceptable, and I hope the planning commission will
influence this project so that it is more in line with the rest of the neighborhood.
Just to gather some data, I measured the set back of many of the
homes on our street. Below is a list of some of the current set
backs off the edge of the street (which includes the large public right away along our
street, about 8 feet wide) .
21351: 4;4 feet
21350: 45 feet 4 inches
21330: 47 feet 5 inches
21371 49 feet 4 inches
21370: 47 feet 7 inches
21391: 50 feet 5 inches
21390: 76 feet 2 inches
21411: 51 feet 3 inches
21410: 59 feet 5 inches (currently) proposed: 39 FEET!!
21431: 51 feet 5 inches.
Gary, I really hope the city will help preserve our neighborhood. I am really distressed
and disappointed that speculative real estate profiteers are allowed to come into a
neighborhood, erect an ugly, faux-mediterranean elephant of a house, pocket huge profits,
and leave the neighborhood damaged for evermore.
Let me know if there is something else I need or can do to stop this project in its
tracks. It is unfair to the people who make their homes here to have someone come in and
erect a monstrosity with no regard to the rural feel our street has.
1
7~g
Would a petition from the rest of the neighborhood help this cause?
I am happy to circulate such a device if you think it will help reinforce the fact that I
know I am not alone in my perspective on this.
I hope I have your support on this.
All the best
Bryan Lanser
Resident, Vai Avenue.
2
3,Q
~..
Hello Gary and to those concerned,
Officially I am against such a large house. The height will impact my Western
view of-the skyline and "Sunset", as well as the hours of direct sunshine that my
property receives. The sense of privacy I enjoy now wiil be impacted
negatively. The shifting of this structure back on the lot would increase
these negative impacts to my.property
The overall height of the roofline and structure does not match neighboring
homes (Elevation front neighbors). The height and appearance of this structure
will be obtrusive from every angle.
I am concerned there will be unacceptable noise from this new structures AlC
systems (3) as they are shown behind the garage, adjacent to my side of the
house. I would like the choice of equipment reviewed and an engineering study
(for relocation and additional acoustical treatments) with the goal of preventing
any noticeable noise in my yard or house during that equipments operation!
Note: the AlC units are not shown on the Rear Perspective drawing. Also if
under an overhang (in locatiofl shown on the First Floor Plan) they will produce
additional reflected noise (as well as inefficient operation).
I know this project will significantly lower my property values, aesthetically and
financially!_
Please share the attached photos, which can only show a fraction of the impact
this new structure will make.
Additional concerns as to changes in the character of the neighborhood need
to be voiced. For 20 years I have enjoyed coming home to this street. After
turning off Bubb Rd a calm feeling comes over me. As large new houses have
been built, the feeling is changing. A sidewalk and streetlight with a massive
formal house appears, where one there was a ranch style home only separated
from the street by a hedge. The petition and local protest were somehow lost, (to
prevent the sidewalk and streetlight), I was not aware of how large the house
would look until it was built. The continuation of "out of character" growth is
forever changing the feel of the neighborhood in a negative fashion (from my
perspective) .
Will this new construction also require a sidewalk and streetlight? Put in a
request for me to not have a side walk or streetlight! What other insults to the
character of the neighborhood will be forthcoming, forever changing what I
and most of the residents moved here to enjoy?
Thank you for any efforts you can make to educate and inform others. Please
help to resolve this conflict. 1100k forward to the Officers of the City of Cupertino
taking affirmative action to support our community!
Rick Bolander
21390 Vai Ave.
(408) 255-1225
l~
/
3 "If)
Page 1 of2
Ciddy Wordell
~A.
~
From: Lisa Giefer [Igiefer@sbcglobal.net]
Sent: Thursday, January 18, 20074:46 PM
To: Ciddy Wordell
Subject: FW: 21410 Vai Avenue Contruction Plans
Hi Ciddy,
Who is the planner on this? I've asked Matangi if she wants the plans mailed to her or if she would like to come
to planning. Can you forward this to the right staffer and ask them to get back to me if this is conforming or non-
conforming?
Thanks in advance,
Lisa
From: Matangi [mailto:matangir@comcast.net]
Sent: Thursday, January 18, 2007 8:09 AM
To: Igiefer@sbcglobal.net
Subject: Fw: 21410 Vai Avenue Contruction Plans
Hi Lisa,
I am trying to get info about a house that is being built behind my house.
The address is 21410 Vai Avenue. Dolly Sandovol said that Steve
Piasecki is the guy to talk to, but he has not reponded to my email.
What is another way that I can find out about the plans? It looks
like a MONSTROSITY! The plans in the front shows what the front
is going to look like, but I can't figure out the gibberish next to it.
Alii can figure out is that it's going to be close to 7,000 sq. ft,
2100 of which is the upstairs. Why oh why oh why?
Thanks for you help, Lisa!
Cheers,
Matangi
----- Original Message ----
From: Matanai
To: steveo@cuoertino.org
Sent: Monday, January 15, 2007 12:53 PM
Subject: 21410 Vai Avenue Contruction Plans
Hi Steve,
I spoke to Dolly Sandovol at the Block Leader dinner last week
about the house being contructed behind my home. She said
you would be the person to contact regarding the plans.
The house address is 21410 Vai Avenue. It seems to be on the
market currently, and the plans are posted in front of the house.
I can't tell what it's going to look like in the back. I was concerned
about the impact on our privacy, which we've enjoyed the last
1/18/07
g'iJ
We, the undersigned residents of Vai A venue in CupertiQll, respectfully ask that the
Planning Department of the City of Cupertino deny permission to the proposed house
planned being built on speculation at 21410 Vai Avenue on the following grounds:
1. At over 6000 total square feet, the proposed home is much larger than the average
1500 - 2500 square foot home size on our street and presents an officious and
imposing fa~ade, negatively impacting the look and feel of the neighborhood.
2. The "Mediterranean Mansion"architectural design of the home is in stylistic
conflict with the prevailing ranch and cottage style of the rest of the street.
3. They proposed home is built too close to the street, further exacerbating the
imposing fa~ade and grand entrance, degrading the rural feel of the neighborhood.
4. Other reasons listed in comments below.
We respectfully ask that the City review the proposed design of the house and suggest
scaling back the home and placing it farther back on the lot so that the neighborhood is
not so drastically and negatively impacted by this project. We thank you for taking into
consideration the opinions of our neighborhood and community.
Name Street # Comments
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~fl'" :.~,:.Il' f. '.1
'L .'~
"
l \
i
...
.. "
"8 ;t2~
, .......
.1'
. -'-.:
ABBREVIATIONS
. .... ..... MA>CIMlN
L lNGlE M.c. MEClCIrIE CABDET
II 1<1' MECK MECHAMCAL
i. CENTEIUE M..... M_
. DIAMETER CftROUN:) MET. METAl.
. POUND ORM.NBER ...... M......AC'MlEIl
lEl EJCIST1N; MH. MANKlU!
MOt M.......
ACOUS. ACCCUSTlCAL MIR MIRRCR
All ...... DRAIN MISe. MISCElJ.AtECUi
Ac.L AD.ll.STA8LE M.o. MASc>>Rr OPENIG
AGGR. AGGOEOA"lE M'11l MCIJN1'EI)
AI.. AlUMIM.N MLL MWlON
APPRO:I(. APPROO4ATE
.... ASBESTOS NlC NOT' IN CONTRACT
AllCH. AAClnECT'1JW. NO. . NUMBER
ASPH. ASPHllLT NOM. ",",IMAL
NTS NOT TO SClU..E
BD. BCWlD
BITtN. BmNlNOOS OA OVERALL
Bt.DG. BIJUllNG CBS. OBBaJRI!
BU<. BLQI]( OIC ON CENTER
BLXG. BLOQCJN; 00 OllT'SlCE DIAMCTEIl
Bar. BarTOM OFF. OfFICE
OPND. OPE.....
CAll. CABINET 0f'P. OPPallTE
CB CATCHBAstN
CER. CERAMIC PI.. PlATE
CL CAST IRON P.lAM. PlA811C lAMMTE
OlD. CSUIG PlA&. PlAS1ER
Olo. CLOSET PLTWD. PLYWOOD
CIA CLEAR PA. PAIR
COt.. COLUMN PT. POINT
CONe. CONCRETE pm PAPER TOWEl.
CONN. CONNECTlON II. "SPENSER
CONST. CONSTRLCTICN PACPERrY LIE
CORR. CORRICOR PReST. PflE.CAST
CTS1(. COUM!"EllSUN< PTN PARTTTION
CNn!. COUNTER Pm PAPER TOWEl.
CTR. CENTER RECEP'1Q.E
OB~ DOUBLE err OUARRY "I1LE
Of. DFINCJNG FOlJITAJN
DET. DETAIl A. RISER
CIA. DIAMETER RAIl. IlAlJUi
0'" ll1MENSION REP. REPERSa
DISP. DISPENSER REPA. REFRIGERATOR
1m DOWN RGTA. III!GISTER
DR. DOOR REIN' . REI~ORCED
DWR. -- REa. REOUIRED
os. . DOWN SPOUT RESIL -.......
DSP. DRY STNmPIPE RM. ROa\I
DWG. DRAMfG RO ROUGH OPEreG
RWll. REOWOOD
""- EACH RWl RAIN WATER LEACER.
E.l. EJCPIANSICWJCJNT
a ELEYA"I1DN sc .OUD CORE
ELEe. ElEG'T'RICAL SCD SEAT a:M!R
aEV. ELEVATOR ..SPENSER
EMER. EMERGENCY ."'ED. .QlEDW!
E>CL ENCLOSURE so SOAP ClSPENSER
EP ElECl1lICAL SECT. .ECTIDN
PANEL .H. SIELP
EQ. EOIJAI. ..... ...""..
EOPT. EaJlPMENr ..... S>EE1"
em EXlSTlNGTO~ SlM. ."lAR
Ewe. ELECTRIC WA'Tal SNO s,..-rARY NAPtaN
COOlER ............
ElCliT. bomN; .... SAIIT__
ElCPO. ElCPOSED IIECEPTICLE
ElCP. EJ<P_ION SPEC. SPECFlCATJON
EXT. EXTERIOR so. sQUARE
Fe FlI<I'..... SOT. STAKESS STEEL
FO FLOalDRAIN os SERVICE SIN<.
FeN. FOUNDAT1ON BTA. SmTlCIt
FE. FIE EXT1NGlISIEll STo. STANWm
FEC FIRE EX11NGlISI-ER ~ STEEL
CABINET STOR. STOIlAGC
FRe. FIRE lIJSE CABIN!T STIlL S1R1JC"TlJRAL
FIN. FINISH SUSP. SUSPErc:eo
PI.. FLOal .m SYMMETRICAl.
FlASH. FLAlll<IIC
FLUOR. FUJORESCENI" "!1lD. TREAD
FIC FACE ~ CCIlICRETE TB TOWEl. .....
FIF FACE OF FlNSH TC TOP Of aJlB
FIS FN:JE. OF ST\Di Ta TElEFIOE
Fl< FDCED TER. TERRAZZO
FS FI.lLSIZE T & G TC>>fGUE AND GROOVE
FT. FOOT OR FEET Tltt. THO<
FTc. FOOTIND TP TCF OF PAVEMENT
F.- FIJIlIIIND TFO TOIl.ET' PAPER
FUT. F""-"E "SPENSER
1V TElEV1S1ON
GO. GAUGE 1W TOP OF WAlL
GALv. GALVAWED "M'. TYP1COL
Go. GRAB.....
G~ GlASS _. _lNIStEl
GND. GROUMD UNO. UN.ESS rorec
GR. GRAIE OTlERWISE
GWB GYPSIJtII WALl BCIARC UR. URINAl.
(MO. Gyp.....
VERr. VERl"ICAI.
H.B. HOSE BIB VEST. VESTlBI.a.E
H.C> HOlLOW COIlE
HIlWD. HARllWDOll WI wm.
.-e. HARDWARE we WAiER.CLOSET'
... HOU.OW METAl. wn WOCO
HtlRIZ. HORIZONTAL W/O WITHOUT
HR. HOUR WP WATERPROOF
HT. HEIGH!" wscr. WAINSCOl"
WT. WEIGHT
..0. INSIDE EJAMETER.
'NSLL INSlLA110N
'Mr. INTEIllDR
JAR JANITOR
JT. JOlMr
1<11". KlTCIEN
LAB. LABORATORY
lAM. lAMINATE
LAV. LAVATORY
UCR. LOCKER
LT. LIGKI"
MATERIALS LEGEND
""""
DESlG:NATJONS BELOW H)ICATE MATEFlAL. TYPES, GeERAl.lY
StIJWNKrDETAD..SCALE
KiC~
[.):>::';/~~<;I
r :.' .4:. '~-::I
Liiii~@!;}t
EARTH (UOSTlJtaEDl
EARrH (BACKRU)
CONCRETE
GRAVEl.
t;:~~%~
SAND:GRCUT':PLASTER
I......~
1><1
w>r~
I ________.1
r?:.~
I I
MASOORr
WOOD FRAMING(Ra.GH)
WOOO(FINISH}.MIl.1.ED
WOOD BLOCKUC
SmNE
PLYWOOll
!Y // // :// ..d
METAl.
GYPSUM BOARD
GLASS
SYMBOL,.S LEGEND
~
f-TRUE1OmI
!!
o
!!I REP
~ EREMcENORTH
DETAIL fEFERBCE
SECTION REFEREN:2
CETAa. REFetEM::E
SI-EETHtJIIBER'MERE
CETAL!S NnCA'TH)
SECTlON LETTER
CORNUMI!ERl
~LEVA'T100N.NBER
1 IN:lICATES DIRECTlON
OF e.eVATlOlIIVlEW
SlEET NlJIo1BERMERE
ELEVA'T1ON IS LOCA'1'EC
ElEVATI~V1EW
REPEREN:E
.-------=
~
REVISEC PORTlON
ElEVATION L.:VB.
ORSECI1CN VIEW)
REVlSIONSYMBa.
(SEE Tm.E.Bloac.: FOR
DATE ANCTYPE. OF
.....""
REFCRENCE (IN ELEVAnoN
TREE PRESERVATION
1. ERECT TEMPORARy FENCE OR BARRICADEARCX.N) lREEUSING MA1BUAL
THAT IS HIGHLY VISIBLE AROUND TREE. POsmoN 1HE FENCE OUTSIDElHE
CANOPY AREA OR AS FAR AS POSSIBlEIPRACTICABlEFRCIItTt-ElRUNKOFlREE.
2. 00 NOT PlACE OR STORE CONSlRUC'TlCIN EQl..IIAAENT. W.191AL. OR
DEBRIS AGAINST THE TRUNK OF THE TREE OR WI1H IN 1HE CN<<::IPY /IREA.
!. KEEP THE TREE FREE OF NAILS. SCREWS .IN) OTHER FASTENING' DEVIces.
4. WATER TREE DURING CONSTRUC11ON.
HOUSE PERSPECTIVE
SET BACK REQUIRED PROVIDED
2nd FLOOR
FRONT: 25'.Q" 35'-2"'
REAR: 25'.Q" 60'-1'
RIGHT: 10'.Q" 15'-lr'
LEFT: 15'-Q" 26'-2'
SECOND FLOOR:
2,048 SF.
SET BACK
1st FLOOR
FRONT:
REAR:
RIGHT:
LEFT:
REQUIRED
PROVIDED
20'-0'
20'-0"
5'-0'
10"-{)"
23'-lr'
46'-9'
11'.8'
11'-10'
FIRST FLOOR:
3,926 sF.+ 703 sO.FT.= 4,629 SF.
FIRST FLOOR:
5,909 SF.
TOTAL:
FAR. AND LOT COVERAGE:
4.629 SF. + 2,048 SF. = 6,677 SF.
6,6n SF : 14,900 SF = 44.81 % FAR < 45 %
5,909 SF : 14,900 SF = 39.65 % LOT COVERAGE < 40 %
~
SECOND FLOOR 1 FIRST FLOOR:
2,048 SF. J 4,629 SF. = 44.24 % < 45%
SECOND FLOOR PERIMETER WALL:
TOTAL LENGHT: 224'-4"
VISIBLE WALL OVER 6 FEET:
14'-o'+2'-10'+6'.8'+13'-7"+36'-{)'+30'-II'=106'-2' J 224'-4' = 47.32% < 50%
1. FLOOR AREA RATIO - LOT COVERAGE
1/32- = 1'-0-
DRAWING INDEX
AD ABBREVlATtCNS, NA'TERlALS LEGENl
SY'MBaE LEGEMD. GE!NERALNOTES. APNMAP.
VICINITY MAP, PlAtNNG DATA. DMWlGINEX
PERSPECl1VE
At.' SnEPLAN
A2..1 FlRSTFLOQRPlAN
A2.2 SECOND FLOOI\ PlAN
A3.1 ElEVA'T1CNS
A3.1b ElEVA'T1CW$-6FEETHEJGHTEXPOSEDW'Al.LS
A3.2 ELEVA'TICWIS
A3.2b ELEVA1lONS ~ 8 FEET HElQfTEXPOSEDWAU.S
M SECTlCNi
AI ROOF PLAN
PLANNING DATA
NEW HClJSE: Da:lF'ANC'f R.3
APMII 38Ml-<I28
ZONE: R1-1D
SITEAREA: 14-BOOs.f.
PROPOSED FlOORAREA:
FIRST FLOOR: 3.92& sa. FT.
SECOfC) FlOOR: 2.1)48 SQ. FT.
TOTAl1.MNG: sm'4 SQ. FT.
GARAGE: 703SQ. FT.
TOTAl :
UT1 sa. FT.
SCOPq OF WORK
DEMtX.lSH AN E}QST!NG ONE - STORY H:lUSE.
BlJLD A NEW TWO- S1't:RYKJUSE.
GENERAL NOTES
CODE REQUIREMENTS:
AU. CC>>IS'T'RUCnONTO CCIIFOAMTOlllE 2D01CSC, CPc. CMC&2DD4CEC
AN:) 2001 CA. ENERGY axE.
-TO PRCMSIONI OF 2005 CALFORNA EN:RGY COCE
~lPANCY c;ROlP R-3 (ADDITION TO RESI~N:E)
TYPE OF CClNSTRUCT1ON: TYPE V, fOI.RA'TED
cmER COD!S: lPc, UMC. tee, LA'TEST ~
2.. DO NOT SCALE 'T1ESE tltAWINGS.
WRIT'TEN DIMENSIONS SHM.L TAKE PRECElENCE OVER SCAJ.B)
DIMEN51ON5 AND SIW..l BE VERlAEDONTIE JCI!I SrTE. NIt
DIS~ANCV SHtd1.I!IE BROOGHTTo TIE ATTENTIC.II CF 1HE
DESIGfER PRIOR TO TtE COMMEPCEMENT OF AIN WCfK
MEREVER DIMENSIONS IN:2ICATE OR CIMEMStcN!ll1E INTO
EXIS1ING WORK. ~ a:tmtACTDRStW..L VEAlFY AU. DMENSlONS,
CCN:ITICHl. ETC. AND SHALl. REPORT AIt( DSSaS'AtC'fT07HE
ARCIfTEcr BEfORE PROCEEDING wmiTIE WORK.
..... REGARI1ESS OF DWENSICNl SHCM'N. ALl fEW WORK SHAll.
AUGNEXAC11..Y wmtTlE EXIS'T1N; WOfIK WITH RESPECr TO FlOOR.
1!~A"nCNS, COWMN CEN'l'Bt. LDES, WAl.1. FACES. ere.
5. ALL MATERIALS M!: NEW l.N..ESS N:)TED EXISTIJlG.
6. OFOI OWNERFlHISHED. ClMERINSTAL1.ED
OFCI OWNER FLRNSHEtI. CONT"RAc:TOR!'ETAlJ.S)
1. PARI"mClllS:
~':':;;;..~:~:,,;r.: NEW WOODT"AANlE WAl.1.S (2J: STUJS G 18" o.c.. 1Q-
GYPSUM BOARD EAOi SIDE}. ORb: S'TUl EXTERIOR WAlL
.'IMIlOlS:
o DOOWWIte:M' SYMBOL SEE SOEIJU.E
~ PARI1T1ONTYPE,SEEINT'ERIORCETAILS
9. ALL REBAR, AJC.IM sa.. 1'8, J.I) BOlTS. AND GROUN:)N;, B.ECTROOE
ARE TO BE IN PlACE ATTIME OF FCJ..N:KT1ON INSPECTION
10. INSTALLAi10N 1B'TRUC'nONS FORAlllJS'l'ED EQlIPMENT SIoW.L BE PROVIDED
TO THE BlJIl.DlfG INSPECTCRAT RDUGHINSPECTlON
11. A'PIi CPENSPACE BElWEENTRIMNIERS ANDWCXXlIXlCRJAMSSHALLBE SCUD
SI4MMED BY A SINGLE PIECE OF WOCXl EXTBI]IN; NJT LESS THEN&' ABOUE
AN)8ELOW TIE STR!ICE PLATE. S'T1IKE PlAiES SHALL BE ATTACHEDTO SCIUD
A weoo MEMBER WI NlTLESS THAN1WO' BK2-1rrMlN. WCXJDSCREWS
11. PROVlCE PRESSLIE BAlANCED VALVES INALLSI-IJVYERS
,3.
EXT'END AlllJrlCER FLOOR a.EAN:nll"S TO EXt'ERlOR OF BLIlLING IF Mc:R:
THM 2D:.o" FROM tEAREST Aa:CSS.
FeR. WA1'ER IEATERS: T&P PIPED TOTtI! EXTERICR, PAN, 2 SBSMIC STRAPS
BI.JUrER 18- ABOVE GARAGE Fl.Ca't.
ts. ALLcunNG. NOTailNG BORED H:)lES SHAU.. COMPLY WI CBC232ll.11.7.9. to.12.4
1&. PROVtCE ATMOSPlERIC VAQJJM BREAKERS ON All. ElCT'ERICR KlSE BIDS.
17. OWN!R OBTAIN AN EN:ROACfoNENT PERMIT FROM PlEUC WORKS
CEPART'MENT IErGIrEERING FCRALL 0fF.SITE IMPROVEMENTS.
18. ANAlJTOMATIC SPRINU.ER SYSTEM WD.l. BE PROVIDED. A UCENSED Al:I1'CfMTIC
SPRlNkLERctfITRACTORSHALL PRCMDE THREE (3) SETS OF SKJP MAWIfGS
FCR REVIEW AND APPRCW'Al. PFlCR TO SPRINQ.ER~
'4.
.:...,:.: ~~~~~.(
~
", ~,~,~ ~ -"....,:: :'0
ti\~~";'"'f"ft~~r
.. \.~\.. ......~...i........~........!. .......
,,::': ...;(,:",'}:, ~f: ;
~",,:~, ,'.. " ~. ~~
',~',,"a:.. ' ~~,~':~.
PROJECT LOCATION:
21410 Vai Avanue
Cupertlno, CA 95014
:..,~i~'I...?
FERNG
Residence
CHIA-Lun Femg &
Hsiao-Chen Femg
21410 Vai Avenue
Cupertino. CA 95014
AT Home Design
1616 Tena. Place
Surmywallt, CA 94067
(408) 7112~1S2
(-401) 24So85M Fa
ArUlllIanGIlbcglcDI.n.
FRINT..,
.;3,-.:..1107
ry.J!l;om
:ir:r.!Jfm'
o:l5.'IUo'o,l1
RE\llSIDNS
TtlS DRAWING AND THE 1NFC:fNA"TtON
ElClOSED HEREIN IS THE PRCFERN
OF ThIo AT IbM o.gn. 2D05 cO
A!!!P.PC:\IIA-:101'E
~YJ.leQUj LE~
ftCATI:fi3AI!l.EtiFNJ
~!::fERAl. NOTF.8
OAAWlNG II'O:X
PLANNlHG[.IATA
Sr."E'PlAlll
lr,CZF<ITV~F,APN~"''''P
P~':":1"'E
CRA'MfC NlMBER
AD
OF - DRAWIfG(S)
PROJECT:
FERw.;: :1=':,
DRAWN BV: 11'11"
DESIGtEDBY: 'i'C
CIECKED BY:
QA-re,
ADJACENT RESIDENCE
PROPERTY LINE
-0-- ----------liP-::~ce;;-FU-----------===~--.-~~~~-l49.ir-
; ....,. list FU I' n_~ / (E) HOUSE TO REMOVE ~
I ,
i "-11' i i ~ 1.,.'SI!l!!r..!!E!""""____ _ _
f ~ + --------------1----------+- __ ____ __
I I I I I
i I I ____L.. _______
i II -------------,---- I
i I r--- I I
! I I I
I I
I I
! I
1 I
i :
! I
! I {E) r '" CITRUS mEEI
! I TO REM
! I
I I
I I
! I
I I
i f (E) lIr" CITRUS
! f lREE TO REM
I I
i I I
wi ~I ~I
~l ~l EI
~!~ ~: ~I
~l~ ~: ~:
li1! il !I
"-I I
I
1
I
I
1
LOPEN TREWS ~
!
I
~E) .. 0 c:mw.
ITREE. TO REMAIN
~
1. SITE PLAN
..,j..
1!Il'-II'
~
S
-., ------.
I 1
I I
I I
I 1
I I
I I
1 I
I I
t--tI
I l- CONCRE'TC
I DRlVE WAY-,
I t
1 (E)(2)..0 MAP~
I TREESTDREMAIN
1
I
I
I
I
L-...-.l
1
I
I I 35'-2' ChI FU
I I 25'....
-t-i
I t : e3'-6' list FU
I I ~ er-ll'
I 1
I w
I z
I ~
I b ~
I g ffi
I ~ "-
I 0
I ~
I "-
I'"
III
:~
,,-
I~
Iii;
h
1-
}
1
eEl 5' 21 RECWtXID
TREE 10 REMAIN
'I
i
i
i
i
i
i
i
~-
38'....
w
~
Z
W
~
~
1/S. = 1'-0"
FERNG
Residence
Chia-Lun Femg &
Hsiao-Chen Femg
21410 Vai Avenue
Cupertino, CA 95014
AT Home Design
181BTenllkaPlaJ::a
SunnyvaIa. CA.94087
(~)102.a182.
(40BJ245-8l594Fa:
ArctllluanGlbcglabll.n1ll
PIONl1NG
1i';lr.)1;Jf
(I;U:;:.llm
J!Y.)Mt;"
li5i1.;r.rr
~!il~lf..!T
RE\llSICNS
TItS DRAWING. AND 'THE INFORMAi1ON
EN:lOSED HEREIN IS TtE PROPERT"Y
OFTtle AT tbTte Design. 2DD50
~ J'!"f: PLAN
DRAWltG NLNBER
A 1.1
OF. DRAWItC(5)
PRQJEl;t:
FERN:; 0307
DRAWNBY: liV
DESlGfED BY: TC
CJ-ECICED BY: f~i
DATE:
7'Y-I1'
~
1'-6'
13'....
j ~'-6' < !S"-I!" J
+~~ f I I
! I I I
I I I '
I I I I
I I I I
, ! I I
I I.
10'-11"
6'''''
-t
i
I
i
I
i
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!
i
t
i
;
; i
r-~-----------~-,
I ' ' I
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: ".0:..)"'1.;':-:"" / :
I . I
I, 'I
IblQbH;Jbl!
I gt:njg I
I \ , I
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! bllJQlJbJ!
L___~_~___J
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11
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,
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"',~"'('~--t-l
j~1 .~-J I I .l-
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HALLWAY
------- C
,.-- -....
,."' .........
ARCH I OPENING
ARCH / OPENING
--l1
I I
II
;.1 I
ill I
! I
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!II I
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-+-~~
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UI'-I'
an d ~
alq ~
3-CAR GARAGE
:l'-IJ~;( z;._~:~.:, -:!~.p ,.,Z'.O.
[::~
r----------------------,
.... ,
,;/ '.....
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( ~/--------", )
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f r-I I\!
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....
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_______ ___4
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----- L.II
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--ARCHioPeNING---- --
------------
PATIO
000
r mlAHD~
~
!
I
I
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I I
______.2!.:!:._._______ .___,~~~
111'-9"
1_ III'-V
1-
1
89'-3"
1. FIRST FLOOR PLAN
1
1"
1
j
I
[1
FOYER
==~HiOPiN~G
r
I
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_________________________J
DINING ROOM
'p'.,'::';< i~.',!:'
10'-9"
24'-6'
1/4" = 1'-0"
FERNG
Residence
Chia-Lun Femg &.
Hsiao-Chen Femg
21410 Vai Avenue
Cupertino, CA 95014
AT Home Design
1616 Tanaka PIal:zl
Sum,..., CA 94D87
(408)702-8111i2
(408)245-8594 Fu
AJehlluanOlbcgIobli!l.net
P,"NT1NG
03lQ1107
.XilColVa;
J:.!1.21i1T
O&!1So'iJoT
::.a.r.:I2i'j1
J51l'i$!.'!i7
1j~1"'7
REVISIONS
ms DRAWING AND lHE 1Nf0000"CN
ac.oseD HEREIN IS nE PROPERTY
OF The AT ltxn8 D_gn, 2005 cO
'Fm7rl.('.;)p.
DRAWING NlHBER
A2.1
OF . DRAWIlG(8J
PROJECT:
r-e-.w.; :)JUr
DRAWHeY: HV
DESIGNED BY: r.::
CI-ECKEC BY: "....
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21410 Vai Avenue
Cupertino, CA 95014
AT Home Design
1818 Tanaka PIIm
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21410 Vai Avenue
Cupertino, CA 950'
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Residence
Chia-Lun Femg &
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21410 Vai Avenue
Cupertino, CA 95014
AT Home Design
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Residence
Chia-Lun Femg &
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21410 Vai Avenue
Cupertino, CA 95014
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tS1S Tanaka Place
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Residence
Chia-Lun Ferng &
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21410 Vai Avenue
Cupertino, CA 95014
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21410 Vai Avenue
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21399 Vai Avenue
21430 Vai Avenue
21410 Vai Avenue
2. ELEVATION - FRONT NEIGHBORS
1. ROOF PLAN
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FERNG
Residence
Chia-Lun Femg &
Hsiao-Chen Femg
21410 Vai Avenue
Cupertino, CA 95014
AT Home Design
1618 Tllnaka PIaca
SumywalD, CA 94DBT
1408}7tI2-81B2
(408) 245-85lM Fa
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