ASA-2012-14b OFFICE OF COMMUNITY DEVELOPMENT
.
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
C U P E RT 1 N 4 (408) 777-3308• FAX(408)777-3333• planning(a�cupertino.org
December 17, 2012
Cornerstone Limited
Attn: Dan Winklebleck
80 Gilman Ave. #29
Campbell, Ca. 95008
SUBJECT: ADMINISTRATIVE HEARING MEETING ACTION LETTER-ASA-2012-14
This letter confirms the decision of the Administrative Hearing Officer, given at the meeting of
December 13, 2012; approving an Architectural and Site Permit to allow a 559 square foot ear
addition to an existing single stary duplex, located at 10838 Maxine Avenue, according to
Resolution No. 9.
Please be aware that if this permit is not used within one year, it shall expire on December 13, 2013.
Also, please note that an appeal of this decision can be made within 14 calendar days from the date
of the mailing of the notification this decision. If this happens, you will be notified of a public
hearing, which will be scheduled before the Planning Commission.
Sincerely,
" ��
Piu Ghosh �
Associate Planner
City of Cupertino
Enclosures:
Resolution No. 9
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino,California 95014
RESOLUTION NO. 9
OF THE ADMINISTRATIVE HEARING MEETING OF THE CITY OF
CUPERTINO FOR AN ARCHITECTURAL AND SITE APPROVAL OF A 559
SQUARE FOOT REAR ADDITION TO AN EXISTING SINGLE STORY DUPLEX
LOCATED AT 10838 MAXINE AVENUE
SECTION I: PROTECT DESCRIPTION
Application No.: ASA-2012-14
Applicant: Dan Winklebleck (Chow Residence)
Location: 10838 Maxine Avenue (APN #362-02-062)
SECTION II: FINDINGS
WHEREAS, the Administrative Hearing Meeting of the City of Cupertino received an
application to allow an Architectural and Site Approval of a 559 square foot rear addition to an
existing single story duplex located in an R2-4.25i zoning district;
WHEREAS,the Administrative Hearing Officer finds:
1. The proposal, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety,
general welfare, or convenience;
2. The proposal is consistent with the purposes of Chapter 19.168, Architectural and Site
Review, of the Cupertino Municipal Code, the General Plan, any specific plan, zoning
ordinances, applicable planned development permit, conditional use permits, variances,
subdivision maps or other entitlements to use which regulate the subject property
including,but not limited to, adherence to the following specific criteria:
a) Abrupt changes in building scale should be avoided. A gradual transition related to
height and bulk should be achieved between new and existing buildings;
b) In order to preserve design harmony between new and existing buildings and in order to
preserve and enhance property values, the materials, textures and colors of new
buildings should harmonize with adjacent development by being consistent or
compatible with design and color schemes, and, with the future character of the
neighborhood and purposes of the zone in which they are situated. The location, height
and materials of walls, fencing, hedges and screen planting should harmonize with
adjacent development. Unsightly storage areas, utility installations and unsightly
elements of parking lots should be concealed. The planting of ground cover or various
types of pavements should be used to prevent dust and erosion, and the unnecessary
Resolution No.9 ASA-2012-14 December 13,2012
Page 2
destruction of existing healthy trees should be avoided. Lighting for development should
be adequate to meet safety requirements as specified by the engineering and building
departments, and provide shielding to prevent spill- over light to adjoining property
owners; and
c) With respect to new projects within existing residential neighborhoods, new
development should be designed to protect residents from noise, traffic, light and
visually intrusive effects by use of buffering, setbacks, landscaping, walls and other
appropriate design measures
NOW,THEREFORE, BE IT RESOLVED:
That after careful consideration of maps,facts,exhibits,testimony and other evidence submitted
in this matter,the Application No. ASA-2012-14,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 ASA-2012-05 as set
forth in the Minutes of the Administrative Hearing Meeting of May 24, 2012, and are
incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPARTMENT
1. APPROVED EXHIBITS
Approval is based on the plan set entitled, "Remodel To: The Chow Residence, 10838
Maxine Ave, Cupertino California 95014, dated Apri118, 2012 with a revision date of Nov.
07, 2012 drawn by Cornerstone Limited, consisting of ten (10) sheets labeled 1 of 10, 3 - 7 of
10, 7.1 of 10,8 -10 of 10,except as may be amended by conditions in this resolution.
2. CRAWL SPACE EXCAVATION
All crawl space excavation in the area of construction at the rear of the property behind the
existing building line must be done manually by hand. No mechanical equipment shall be
used in this area for excavation.
3. ARBORIST INSPECTION OF CRAWL SPACE EXCAVATION
The project applicant, at its own cost, shall ensure that an appointment has been obtained
with the City's Consulting Arborist for an inspection on the same day that excavation is
started and completed. Should excavation take more than one day, two inspections may be
required at the discretion of the Director of Community Development or her designee.
A foundation inspection with the Building Department shall not be obtained prior to the
Consulting Arborist's inspection and review.
4. PIER AND GRADE BEAM FOUNDATION
Construct the foundation using a "Pier and Beam" method. In this case, each pier would
require digging by hand for the top 18-24 inches in depth. If large roots (2 inches in diameter
or larger) would be encountered in the hole of any pier, the pier must be relocated of a few
inches to avoid damage to any large roots. The beam sections between the piers must be
essentially on grade, in which the maximum depth of the beams could be 2 inches.
Resolution No.9 ASA-2012-14 December 13,2012
Page 3
5. ACCURACY OF 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. 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.
4. 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.
5. 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 13th day of December, 2012 at a Regular Meeting of the
Admulistrative Hearing Meeting of the City of Cupertino, State of California, by the following
roll call vote:
AYES: Hearing Officer Chao
NOES: none
ABSENT: none
ATTEST: APPROVED:
/s/Piu Ghosh /s/Gary Chao
Piu Ghosh Gary Chao
Associate Planner City Planner
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General Notes:
These general noies hare been composed to supplemmt the
nfamation shown elsewhere in plmis�d specifications,in case o(
conflict the specific notes a dimensions shown elsewhero in these
documents shdl govern.In case o�a discrepancy in the plans
versus what's in the field caA the deslgner immediotely,befae
canmencing ot lhat speci(ic work in question.
1. All constructian shall comply with CRC 2010,CPC 2010,CAIC
2010,CEC 1010 md the 2010 Califana Engergy Code.
2. Ceneral conbacta a owner buider ond oll subcontroctors shall
field verify existing conditians ond dimensions prior to
canmencement of work.
3 Noted dimensions tdce precedent over�ded dimenaions.anv
di�pancies shall be immed'wtdv brau�t to the attmtian of the
�
4. All work sholl be performed in conformance with all goveming
lad codes ond adinances
5. Provbe 30'clear width,and 24"clear space in(ront of water
closeis pa C.P.C.sec.407.6.
6. Bath fons shdl provide a min:of 5 air chonges per haur.
Danpers for fan systems sholl canply with titk 24. Only low
noise units shall be used.
7. All wata closets shall comply to low flow rater requirements.
1.28 gallons of woter with air assist systems ore required unless
noted otherwise.
8. Tub/Shower enclosures shall be of an approved shattaproof
materiol par C.R.C.sec.R308.4.
9. qasa and glazing per section R308 the C.R.C.
10.Provide min 22"x 30'attic access per C.R.C.sec.R807.1:
Draft stops pa sec.RJ02.12.
71.Egress window openings han sleeping areas shall confam to
the req.of C.R.C.sec.R311.IAin.net cleor width:20"min.net cl�.
opng.5.7 sq.ft.
12.Provide opproved waterproofing/flashhg at all eMterwr
openings pa C.R.C.sec.703.8.
Demolition and Removal:
Ddndiiion plon is provided fa reference anly(where applicable).
Cantracta shall coadinate demalition and remowl in conNnction
with floa plan and other sheets,which indicate the extent and
nature of the new consUuctian.Any disaeponcies shdl immediotely
be braght to the ottention of the designer.Contracla shall
securely shore in place dl overhedd structures prior to remov�g
a�y supportinq structures.
Clean-up and haulinc�
Contractor shall be responsible for all clean-up and hauling
required to canplete wak as des4ry�d in these documents.
Contracta shall be respons�ble for the iimely remowl o�debris and
un-utilized motaids. Upon complet'ron contractor shall leave site
dean for occuponcy.
Excavation and Grading_
Cantractors shalt cleor the site of the roposed structure of any
trees a bushes ond strip to au�cieni depth to remove surfoce
vegetatim and weeds.These shall be removed fran site. Ali
ezcavatians for foundations shall extend a min.of 11"inta firm,
un-disturbed nalive eath.(18'in expansive sals)forms sholl be
constructed to remoin square,plumb,and level t�ll trenches prior
to paring concrete.All aHected oreas sholt be back filled and
compacted priar to canpletion.
Existing footings a foundations,which may be affecied by an
excawtian,shdi be adeQuately protected against sattlement or
latad movement.Soil immediatdy surrounding build'mg site shall be
graded at 2S positively oway from foundation fa a distonce of
5�-0'such that water c�not pond ad'pcent to foundation.
Concrete and Foundation:
Fandation shdl be constructed in accadance with chopter 4 of
the C.R.C.
1. Conaete shdl develop a minimum compresslve strength of
2500 psi at the oge of 28 dnys.(5 sack mix)aggregate si:e sAoll
be 3/4"maz.slump 4-1/2"max.as an dtanotive 3/8'
aggregate'pump-miz'mnt be used.(6 sack mix).
2. Reinfacing sted shall be intermed'ate grode defamed bars pa
AS.T.AI.spec.A305-68.Bars shdl be clean md hee of rust a
faeign matter.Lop splices shall b0 40"dio.(24'min.)oncha
bdts,dowels,hdddown onchors,and other required inserts shaq be
placed so as to develap thair full wlues per menufacturers specs.
Minimum concrete coverage for rei�forcing steel sholl be 3'.
Reinfacing s1e�shall be 9rade 40 reinforcement fa j'4 and
smdler rebms ond 9rada 60(a/5 rebars and larga.
3. Provide foundotion vent�ation aqud to 1/150 01 the oroa
�,niat�a P�c.R.c.R�oa.�.
4. Provide min.18"x 24"foundoiion crawl occess per C.R.C.
408.4.
5. Provide min.8"seporation between earth and wood at dl
points alang the mudsBl.
6. Provide p�umbing md mechanical access through existing a
new fandation as needed. Penetrotion through foundotions to
exter'ar shdl be sealed so os to be wotaproot.
FfOmina:
framing shall conform ta the provisions of chopters 5,6 k B of
the 2010 C.R.C.
1. Framing lumber shall be sest coast dougias fir lorch,or
gdwnired mtl.grade stompcd and of a grade approved fa its
specifred uu(fa wood members).Minimum lumba grades sholl be
as follows except where noted otharwise:Plates,studs,f019t9,
rokers,door ond window headers:�2 ond better.(min.f/b:1450)
(psi)beams and posts: ,�1(or better(min,f/b 1750)(psi)
2. All members shdl be framed,anchaed,tied ond broced so as
to develop the strongth and rigidity�xessary for lhe purpose ta
which they are used.
Framing Details:
t. Provide sdid blocking or rim joist at the ends of dl joists and
rafters. Midspon Blaking or approved�z brocing 0 8�-0"ahall
be used where joists exceed 2z10. Provide double floor joists at
parallel purtitians.
2. Provide double tr'knmers at sill for openings 8"-0'width and
greater.pouble top plate sholl have 4'-0"min.lop splice in new
construction.Provide 36'seismic strop o1 top plote where new
consiruction joins existing,unless noted othuwise.
3. Wood in contact with concrete sholl be pressure treated
Daglos Fir.
4. Nniling shall con�orm to C.R.C.R317.3,R402.1 and table
R602.3(1).Floor diaphrogms as indicated m the drawings are to be
glued and nailedwith on approved ad�esive so as to prevent
sQueaks.(dap 2000 w equal).
5. Framing hardware is specified on an"or equal" basis and any
I.C.C.approved brand moy be utilized.All hardware shall be
installed per manufacturers'specifications/recommmdntians.
6. Cutti�g,notching,or baring of framing members shall be in
accordonce lo sections R502.8,R602.6§R802.7.1 0(the C.R.C.
7. Bdts wMae specified through wood,shatl be drive f�t with
washers at outs and heads.
8. Provide frcestops and or droHstops at all concealed draft
openings both horizontal ond vertical,per C.R.C.302.12
9.Provide Draft Stops ot WI Plumbing,Mechaiical,Electricol,Ect.,
penetrotions at floor and ceiing in accadance to sec.R302.12 of
the C.R.C.
D�all:
Interior wall ond ceiling coverings shall conform to the provisions of
chopta 7 of the C.R.C.
1. Waterproof drywoll shalt be used at tuD recesses ond shower
areas per C.R.C.R702.3.8.
2. Pravide 5/8"type'x"gypsum bomd ut accessible areas under
stais,ond at dl walls ond ce8inys between gorages and living
spoces per C.R.0 section R302.6.Cantroctor shall motch ezisting
teztures where patching dryxall has 6een required in existing areas,
unless noted otherwise.
Fireploces and Chimney's:
1. Mosonry freplaces ond chimneys shall be constructed and
anchared pa Chapter 10 of the C.R.C.
1. Chimneys shall project a minimum of 2'-0�above any roof
area within 10'-0".
3. Chimneys which are io be raised,shall be tom dovm so os lo
ezpose a minimum of 2'-0'of existing eteel.New sted shall be
lap spliced to ezisting steel and inspected pria to praeeding.
Roofin:
Roofing ehdl be provided and instdled in accordance with ihe
provisims of chapler 9 of the C.R.C.
1. Contractw sholl warranty the roofing partion of the project for
a period of two yeas after the date the final nspectian is signed
oH.
2. All roofs shall be sloped fw drainage per Chopter 9 0(the
C.R.C.Floshing shall be 26-gage g.i.min.exteQt as noted
otherwise,ond shdl confam to the requirements of C.R.C.R903.2
3. Skyiights shdl confam to ihe requirements of C.R.C.Section
R308.6. Skylights and related flashing shdl be installed so as to
remain weatha-tight and shall be cansidered a portion of the roof
Nananty purposes.
12 fiC01;
Electricd delals(if required)shall be provided by the dectricol
contractor.Electrical work shdl be performed in conformance with
the governing locol codes and ordinmces including the arrent
C.E.C.being entorced.
1. Provide(1)electrical receptacle per 10'-0'of perimeter�ail at
each room induding doas,glazing and dl usable wolls 2'-0"or
longer.
2. Each room shall have at least me o�erhead light,or ane
switched receptocle.
3. Prm�ide uter ground stubbed up a�new service locotians.
Smoke Detectors:
Verify/provide bottay operated Smoke Detectors in all eaisting
betroans,halleays,at the top of stairs ond in tha od'pining roan
outside oi oll bedrooms.Provide 110v hardwired/battery back-up
Smoke detcctas at all new bedroans,hallways ond at the tap of
ner sia'us per C.R.C.R314.1
PlUmbin°:
Plumbing ahdl 6e provided md installed in cmformance with the
goveming laol codes and ord'nances including the current C.P.0
being en(orced.
1. Plumbinq water supplies shdl be of approved copper tubinq.
Any connectbn with ferrous metd pipes shdl be proHded with a
dielectric unim.Waste a soi lines shdl be o�an approved plastic
e�cept as noted otherwise.My cast iron shoN be hub-less.
2. Sprinkler sysiems shall be broken out as a seprnate bid item it
not spxificdly desaibed on the plans.
3. All vent terminations must be 10'awcy w 3'above opdable
skyiights.
4. All required Plumbing cleanouts greater 20'from acass sholl
be extended to the ezterior of building.
Mechanical:
Mechonicd systems shall be provided and instafled in confamance
with the governing laal codes and ordinances induding the current
C.M.C.beng enforced.Heatinq shall be provided pa section R303
of the C.R.C.
Insulotion:
Insulotion shall canply with the proNSions of sectims R906 0(the
C.R.C.
1. Existing insulation,which is cwnpacled,removed a damaged
durng constructian,shdl be replaced or repaked.All insulation
shdl be installed so as to inwre full R-values indicoted.
2. See�TiUe 24 Notes'elsewhme in these doamants fa other
pertinent infwmatim.
( �I°I'I'� \lll' \til I':I'�
/1. EROR�/COt'�y?1VlbOn�CiRQO11CY
I. T�tb-24 caiculabo�shaU aKCOed complw�ee by I 0%mm.
2. New mwladon In w�lb eluM be Rr I 5 baEt
3. New irnulatwn st rased 1loorn�Yudl ba Rr2 I
4. Naw mwlatan at IIaC oal��Fu�ll ba R-3D bbwn odlulox
5. All new hot watar hnee�II be Inw�ed
6. �roNCle a new oer�deiwicl neana�labe9 W�^P P�'P�"A�water loop.InstaN a wirobr�
ac.dwtor m ead�room w�h a hot watar f�t�x+a
%. r1'OVIC�6��bffl7E1'�E IRIdEf91C16 Of i11 f1EW POOf 9f1Cit:IN19
9. Varty�pr�ienulabon bla e�oaedng w�heaten�9�
I 0. I n�t a l l D u p o i t t T y v n k h o u e e wnp a t aG new e x t a n o r w i d l s.
D:Wi�Goroavatwn
I. Ver�pwNde aeratay st aA new and cn�ku�g water hucat�
2. /�I'16W�OI�O�D 7�qW b6 C�Ui�}�U�1�w�QgEflDC CO�IQC�YIMts(fl��/�WWW.E�i.i,01%WJ�011'J!�
3. Retnotit aN to�laEn w�th�lydneRight'dwl Aueh vaMae ss marwFaedirod by M,191.Inc.
�+�P�9a^1��or owner appra�sd equsl
a. ve���w���n���►�,�,�i«�r��5 c<2.o y.v�a
C: Matend C.oroervsdon
!. A mnrnun oF 2596 of aA coredvcpon w�aste ehall be necy�cled-Contractor shall proade ow�nar w�th
E:OpJ�16�itI0f1 r01'MEfl�ICit1011
2. TarnMtt fVeFxng ehstl be�taNed at both iacaa oF sll naw perxnaler foaGng�
8. 2596 of tha po�tlxid cement by weight m the ooner+ete moc�II be neplaced w�h flyaeh or atu�-
COrItIyCtOP 3haN pP01ndC oNRICI'M11�1 dOpN11011E/t�orl fol'vCfl�ICiEIOn
4. To the eatent pn�taul.�bloclang.24'kxg or le�shsll be rouxd from the mc�Erng fnnwng that
FW bQQll PE11101ICd
D: inclo�or Pur(IwI�Y
I. Venfy�pro�nde a wa�hable.MdtV 6 nted aa�filta�at the cold a�r rotum duct
2. Provide e�rbon monoende f�)detector wdhx�20 i�eaE of an opan flame�don
3. Vae+fy!Prwule naw stGc F�atch w�th wnatfier�tnppmg.R-38�pulat�on and um�dstwa dam at aEGc
4. �P'a^d°w�s�-�npp�ng at stl 9aragN hou�e opa"^9e
s. coror.nt rtaeh�a�v�d,alsaoi,�1,.���xi pro�ndea s�pro�a,bee by P.gnw�e 62.2
(hl�✓/«�ww.aahrae.ong)
6. M MDf tnm�tull be C�ARB�P3C ce�dfiad-Conprsctor shaA proNde owner w�th doam�d�bon
vnnRCaWon
7. Ap�hea�d►u�g eFuN be Or�ented�and 6osrd(08B)
Es Euddmg Aoee�eibdilY
i. 1 new toaets�U h�nne�rmmmum nm Fiught aF I 6'
2. Pro�ncle 2x6 flat bloclong�+34'aboNa finnFied ifoor haigMt,bebveen atueb 6or'gnp ra�le at all r
OP PQf110dEIEG1 b�ht'001KS
�: ewidine,ounb�l�iY
I. AM�nl manbarr langer thsm 4x t 2�hall be WL or P5L e�neerod hxnbar
2. Aq floor,pets lar'gm'that 2x6 ahsll be I,�or.�
N07L: A�OC�961d1liY NOTL� �--------�
rR(�VID�9�AOK�D�IZLiION DlVICE9 AT ALL TFIRC3HOI.D9 AT DOORWAI9 9HALL NOT OfCQD 9M'
OGDIOOO�A9.MALLWAY9.AND UPAINGS rOt C.RC. IN MdGIiT 1'OR 9LIDING DOORS�I/2'I'OR OTHlR ----..._----*---------a-------------------------
�--
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nrrecroR�no� or m�ns oe T nN�smm�AOR ro uuro�wo ��
r�crir w�sw•rrae3r+ow��c.tic.Rs i i.s.i. I
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AT IlI.ST OI�WINDOW rOt OGDimOIA 3FIALL COMrLY
w/�GRG99 REti.S RR C.RC.R31 1
MINIMUM 20'N�T WINDOW OrRIING WIDTH
MIN.S.7 9Q.rT.I�f YVINDOW OPCWING ARtA �;
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4: 4'-0'MIN.LAP M/(I 4)I 6d NAIL9 EIYCH
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w�us ovo�i a-a t�2-i oe►w�s
EA�CH!ND Of nit�DlAUC1NG
6i 7'O�[DMB�fT(MIN.)
7: �9TUD�TRIMAAet MIN,AT JAM08
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PLATE WASMCR9 AT 19'O.C.MNl,
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14:at P.T.0.�.91LL
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9TWlC.T1JR/1l NOTL9:
1. ROOF DIAPHRAGM 9FIALL E�� I/2'D�/1 0.9.D.w/8d AT 6"O.C.�12'O.C.(�
2. nAOR DIAfHRACsM 9FIALL DC:$l4'D�/I 0.9.8-Gt1R�NAII M/I Od AT 6"O,C.(q
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4. TaP rlATL CMOItD 9rIJCx�L DEt 4'-0'w/I Gd AT 8'O.C.9TIIGGGRGD
5. ANCMOR DOIT t10LtS 9HALL D�NO MOIt�T11AT 1/8'LARC,[R THAT THE DOLT DIAAA�(�!
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W(i11 MOIOOWN9 OR STRAr3 ATT�T�ICROON
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