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DRC Summary 03-21-2013 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.orq To: Mayor and City Council Members Planning Comtnissioners From: Aarti Shrivastava, Director of Community Development Date: March 22, 2013 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE March 21, 2013 Chapter 19.12.170 of the Cupertino Municipal code provides for A eal of decisions made b the Desi Review Committee 1. Application R-2013-08, RM-2013-05, EXC-2013-01, Mark Bayog (Sunkara residence), 21810 Almaden Avenue Description Residential Design Review to allow a new 1,935 square foot, two-story, single family residence with second floor side yard setbacks of 10'1" and 15'; Minor Residential Permit to allow a rear facing, second floor balcony on the new residence; Rl Exception to allow a 10' combined first floor side yard setback where a 15' combined setback is required Action The Design Review Committee approved the application on a 2-0-0 vote. This is effective March 21, 2013. The fourteen-calendar day appeal will expire on Apri14, 2013. Enclosures: Design Review Committee Report of March 21, 2013 Resolution No(s). 314, 315 &316 Plan set COr UNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION . � CITY HALL 10300 TORRE AVENUE •CUPERTINO,CA 95014-3255 C U P E RT I N O (408)777-3308 • FAX(408)777-3333 DESIGN REVIEW COMMITTEE STAFF REPORT Agenda Item No. � Agenda Date: March 21, 2013 Application nos: EXC-2013-01, R-2013-OS, and RM-2013-05 Applicant: Mark Neil S. Bayog(Ravi Sunkara) Proj ect Location: 21810 Almaden Avenue (APN 357-15-034) Application Summary: 1. R1 Exception (EXC-2013-01) to allow a 10-foot combined first floor side yard setback where a 15-foot combined setback is required. 2. Residential Design Review Permit (R-2013-08) to allow a new 1,935 square foot, two-story, single-family residence with second floor side yard setbacks of 10 feet, 1 inch and 15 feet. 3. Minor Residential Permit(RM-2013-05) to allow a rear-facing second floor balcony on a new residence. RECOMMENDATION: Staff recommends that the Design Review Committee approve the applications per the draft resolutions. PROJECT DATA: General Plan Designation Residential (0-4.4 DU/Gross Acre)Monta Vista Zoning Designation R1-7.5 (Sin le-Famil Residential, 7,500 s uare foot minimum lot size) Existing/Proposed Land Use One-stor sin le-famil residence/Two-stor sin le-famil residence Net Lot Size 4,301 s uare feet Allowed/Required Proposed Lot coverage 50%of the net lot area 1,818 s uare feet(42%) Floor area ratio 45%of the net lot area 1,935 s uare feet(45%) Height Two stories,not exceedin 28' 24'6" Second to first floor ratio No limit,however desi n review if>66% 731 s.f/1,204 s.f. (60%) First floor minimum building Front-20' Front-22'6" setbacks Side-15' combined (min. side 5') Side-5';5'1" (exception requested) Rear-20' Rear-25' Second floor minimum Front-25' Front-29' building setbacks Side-25' combined (min.side 10'-however, Side- 15'; 10'1" (design design review if any interior side is less than 15') review required) Rear-25' Rear-25' Second floor balcony Side- 15' Side- 15' minimum setbacks Rear-20' Rear-22' Proj ect Consistency with: General Plan Yes Zonin Yes, exce t for the setback exce tion re uest Environmental Review Cate oricall Exem t er Section 15303, Class 3 of CEQA EXC-2013-01,R-2013-08 21810 Almaden Avenue March 21,2013 RM 2013 05 Page 2 BACKGROUND: ��► ��•� ;� °��t� .��.� F,�.� �� < ;: ° � , ?� r t. �•��.�..=�"�r+�.... *rrr► d g� r.1�5a• .� '�'�,.:� �, ��.-� 4,�,Y. '� ^�� 3..�.�. � .�•�` . . t�.� �'+ �$ +« �: � < , ` � -.r�- f+�'kz�ip-.«�,i,..�. Site Description =y� ��` .�-,�.� �°�r.�� .,�.a`� � �, , � � "�'.�`�, �'' 1 S � �fi� (��r z�.,��'w� T .. . .""��r�_"r" *li .. � {;�?± The subject single-family residentia � - R ,�, , �.� � � , r� ;;,' x��° ,"-� `F ��,�. �� property is located on the south side of - ; f k� ��1� � � �. ..�� ,� � i �:�'��` � <�,� ��+r� ,.,.�' �� _' , . �;;,; ; ,,�,,. - —. r Almaden Avenue near Orange Avenue. The � � �� , � .��, __ P�,��c s;t� d on all sides b . :; . . °- � _ �► � ,�It _ . � ...,,_ �, �' „':� � "'"'�}- , `-�.�� property ls surrounde y . ; r . �,,,. ,�., r�� $g' .F.. .?! y��r� �. Y � �M4 ${ � � i�. rr�-�/Y� '.�� * '. �Y�"'sy,yy _ .w`I{ ,$-� ��`gi,� single-family residences. , i � �� , ,_� � � � --.� ' - � ,�- � �r ��#y ; �.�� . . � � ,.� ' ,� �� '� �,,,�-.�,°� ' � . «�.:.� .� „�'+b�.�z.�:`��4 1�a•�-'.�,..+"" .... . xM i• .�+ D�'R�� r �o'� ��k�:�..... �r� i ` '�"�"+ The existing one-story residence was -.� � , �� . __ :� �,.3+px,�f'�t6ta.� t�r. .�w : �'�� . '�' �' � '�... .-,�a+.., �..'r°�-' � .:. . A� `S� �. "Z � ,�� 1+ �� `�� . . ori inallV built under the County of Santa �,, ��t �� _ � ��• ��q'��`�'�� :� '�� g „ ^ �,� / J � �� .�==A ��''" � � "`,�='� _ _ ��.?.� . r�". �� • � . ._, �I� . .' ^� �� ...... _��. . � Clara s jurisdiction. The property was . , �►,m kII' � m ;��`� , f 1' ,w,+•��.y ~ . -� ��rMl� � annexed into the City in 2004 (Monta Vista). �� '��,' �� : � y � � g,E° �-.4 �...«��iy. J�1.u+�.cU.r.a•!'� qn. �' � .� .�� 6� ��9�� ,"� �f ' I�fh��r� '�d�e�1 =�C�'�,�i- � �� .. �"a:r ar'�a''` T`he existing lot is substandard in size at � �� --�F"""""' , �� :�._ ��"� �',� �,;, ��--�,�.---��r� �� ' �� : ° _ �? �,�_ Po feet less than " � �--- . --� � : 4,552 sq feet (2,948 square ' � `e `� �' '��' .�. �. s�r �� uare s„ ,: �a.y q ,: ,� � ��:;,...,�...��`c��;:� � , . ��.,� ._ � ��., ��: � � _. �_ the R1-7.5 zoning district minimum lot size �:�.--�; - � _... ,� -t �-~ " � � .�� of 7,500 square feet) and substandard in Site aerial width at 50 feet (about 10 feet less than the minimum lot width of 60 feet) with a depth of approximately 91 feet. As a condition of the proposed ro'ect, the applicant will be required to dedicate the first 5 feet of the lot for the purpose of street widening p l and public improvements. The dedication will reduce the lot size to 4,302 square feet and depth to approximately 86 feet. DISCUSSION: Application requests The applicant, Mark Neil S. Bayog, representing the property owner, Ravi Sunkara, is proposing to demolish the existing one-story single-family residence and construct a new 1,935 square foot, two story residence with a second floor balcony on the rear of the residence. T`he project requires an R1 Exception for the proposed 5-foot first floor side yard setbacks on either side of the house. The project also requires a Residential Design Review Permit for the new two-story residence and a Minor Residential Permit for the new second floor balcony. Typlcally, the Director of Community Development a roves Residential Design Review and Minor Residential Permit projects without a public hearing. The pp Desi n Review Committee is reviewing all applications concurrently since an R1 Exception is requested. g Side Yard Setback Exceptions The roject site is located in the Monta Vista neighborhood where there are numerous lots that are p substandard in width. Consequently, many of the neighboring homes have nonconforming side yard setbacks as well. The project is located in a R1-7.5 zone, which requires a combined 15 foot first floor side setback, with no side less than 5 feet from the property line [Section 19.28.070 (E)(2)(a) of the R1 Ordinance]. The R1 Ordinance only allows properties located in the R1-5 zoning district (Rancho IZinconada nei hborhood) to have minimum 5-foot side yard setbacks on both sides. The intent of this regulation is to g re uire greater side setbacks on larger and wider lots with bigger homes while smaller and narrower lots q ma have lesser side yard setbacks, allowing more flexibility to construct a reasonable and balanced floor Y plan and front elevation. EXC-2013-01,R-2013-08 21810 Almaden Avenue March 21,2013 RM 2013 05 Pa e�_3 Given the project's lot constraints, the applicant is requesting the five-foot side yard setback exception only along the first half of the house in order to satisfy the two-car garage requirement and still have enough building area to balance the front elevation. Only the garage is proposed to encroach five (5) feet into the west side setback. The rest of the house on the west side is setback at least 10 feet from the property line. Please refer to Attachment 1 for a map of R1-zoned Monta Vista residences with existing first floor side yard setbacks less than 15 feet combined. It is noted that some of these residences were built under the County of Santa Clara's jurisdiction with varying building setback and development parameters that are considered non-conforming under the City's requirements. However, there are 6 recent first floor side yard setback exception approvals in the neighborhood to allow for 5 foot first floor side yard setbacks on either side. Staff supports the exception because the proposed house is consistent with the other homes in the neighborhood both in terms of massing and setbacks. In addition, the Design Review Committee has approved similar requests in the past. Project Design The proposed residence is designed to meet all � �.a��.. _�. aspects of the R1 Ordinance, with the exception -a-�� ii n� ��t of the first floor side yard setbacks being , � ,,, �� ,;i� .�;�� :�' '�� ,�� considered by the Design R e v i e w C o m m i t t e e. -• �� r • � ' ��' � .�,"� .r �r , a �,� r �v , �� .,,,:-, .,..— � ,�,x �. The project is subject to design review per �=�`� �� ,��' � �-- ______ ._ _ ___'- : �.�;�� ;�� ..� Section 19.28.070 (F)(2)(a) of the R1 Ordinance ' �� = -� . �r,� -M,�` ��,�.� �, µ slnce a second floor side yard setback is less �. �; o;,�� ■d �i ry, ' �°',''''' v la }� � �" ' �� ni ��, ..�„ '..... ' �I1��i,Y�I IY'I��I��I�.i�I�I�II��I�I� „ • ... R� �II�I ,,,� than 15 feet to the side ro ert line. The City s �;,, � ��„�,,.,.� P p Y - - -__�--; . , �� :�� ,� , ct and ,� x �N�� . i�,� , Consulting Architect reviewed the pro�e �.t�j� , �,, ,��, � ` ., ,r�. . provided suggestions that have been � �.�- ��;4 a.� '� �•-` �,,��'�`,�:.*�_. incorporated into the project design. The Perspective rendering project is consistent with the design review principles contained in Section 19.28.110 (C)below: 1. An identifiable architectural style shall be provided; The proposed residence is designed in the Spanish Eclectic style. 2. Design features, proportions and details shall be eonsistent with the architeetural st�le seleeted; The proposed residence includes many of the distinguishing features in the Spanish Eclectic style, such as a low pitched roof; recessed garage door, entry doors and windows; a distinctive second floor front balcony; wood corbels and window shutters; decorative tile and pipe vent; casement windows with divided lights; and a porch with arched head shapes. 3. Visual relief deemed to be appropriate by the Director of Community Development shall be provided; Visual relief is provided on the proposed residence through recessed doors and windows; wood corbels and shutters; a front Juliet balcony; the front porch trellis; and privacy trees along the side and rear property lines. 4. Materials shall be of high quality; EXC-2013-01,R-2013-08 21810 Almaden Avenue March 21,2013 RM-2013-05 Page 4 The proposed residence features smooth plaster walls instead of stucco; wood corbels and shutters; wrought iron balcony railings; heavy-textured clay roof tiles with curved molding; and decorative features throughout the exterior of the residence. 5. Ensure building mass and scale; The proposed residence is compatible in mass and scale to other new residences built in the neighborhood, and is consistent with its intended architectural style. The proposed finish floor elevation will be lower than most new homes since the project will be built on slab foundation. 6. Design with architectural integrity on all sides of the structure; and The proposed residence is designed with architectural integrity on all four sides, and the applicant is required by the conditions of approval to work with staff during the building permit phase to ensure this is implemented. 7. The design shall reflect symmetry,proportion and balance. The proposed residence is consistent with the symmetry, proportion, and balance of the Spanish Eclectic style. The front entry door is aligned with the recessed balcony on the second floor; roof pitches are consistent; windows throughout the residence are horizontally aligned; and the front elevation is balanced. Privacy Protection/Landscaping Five residential properties adjoin the project site. The applicant proposes to plant privacy protection trees to screen the views from the second floor balcony and windows with sill heights less than five feet from the finish floor, consistent with the privacy screening requirements of the R1 Ordinance. A new front yard tree is proposed in the front yard and staff will work with the applicant on an acceptable location. Approval Findings Staff recommends that the Design Review Committee approve the project based on the following R1 Exception, Residential Design Review, and Minor Residential Permit findings (Section 19.28.140 E, C, and A, respectively): R1 Exce�tion: The literal enforcement of the R1 Ordinance will result in restrictions inconsistent with the spirit and intent of this chapter; The project is consistent with the intent of the R1 Ordinance in that it minimizes visual impacts to adjacent residential properties and that it is compatible with other homes in the neighborhood. The 5-foot side yard setbacks are appropriate in order to allow for a functional floor plan and a balanced front elevation on a substandard lot. The intent of the ordinance is addressed since the side yard setback exception requested is not for the entire length of the house—only for the garage. The rest of the house on the side requested for an exception is setback the required distance. The proposed development will not be injurious to property or improvements in the area, nor be detrimental to the public safety, health, and welfare; The project will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, or welfare. The project is a two-story single-family residence that is consistent with others in the neighborhood. EXG2013-01,R-2013-08 21810 Almaden Avenue March 21,2013 RM-2013-05 Page 5 The exception to be granted is one that will require the least modification of the prescribed design regulations and the minimum variance that will accomplish the purpose;and Due to the substandard lot width and two-car garage requirement, the strict application of the prescribed side yard setback requirement would create a situation that would result in an unbalanced floor plan and front elevation. The intent of the ordinance is met since the exception would result in a house that is comparable in siting, scale, and massing as others in the neighborhood. The proposed exception will not result in significant visual impact as viewed from abutting properties The proposed project is consistent with other existing homes in the Monta Vista neighborhood. Moreover, the design is consistent with the Spanish Eclectic style, and was reviewed by the City's Consulting Architect. The granting of a side yard setback exception is not anticipated to create adverse visual impacts since it is only for the front portion of the residence, while the rest is setback the code-required distance. The project will include privacy plantings along the side and rear of the home in order to screen potential views from the proposed second floor windows and balcony. Residential Design Review: 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 General Plan and zoning ordinance, except for the R1 Exception requested. The project is not located in a specific plan area. The granting of the 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. See the same R1 Exception finding above. The project is harmonious in scale and design with the general neighborhood. The proposed project is harmonious in scale and design with the general neighborhood. The project's building form, height, roof pitches, materials, and setbacks are consistent with the predominant neighborhood pattern of new homes in Monta Vista. The project is consistent with the two-story design principles and generally consistent with the single- family residential design guidelines. The project is consistent with the two-story design principles and generally consistent with the single- family residential design guidelines in that the proposed project features an identifiable architectural style with high quality materials, visual relief, and other design features that area consistent with the Spanish Eclectic style. The project will be compatible with other new two-story residences in the neighborhood. Adverse visual impacts on adjoining properties have been reasonably mitigated. The project design features many of the visual relief ineasures and higher-quality materials that are common in the Spanish Eclectic style. Potential privacy impacts are addressed by providing the code-required plantings along the entire rear property line and most of the side property lines. Minor Residential Permit: The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. See the same Residential Design Review finding above. EXC-2013-01,R-2013-08 21810 Almaden Avenue March 21,2013 RM-2013-05 Page 6 The granting of the 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. See the same Residential Design Review finding above. The proposed project is harmonious in scale and design with the general neighborhood. See the same Residential Design Review finding above. Adverse visual impacts on adjoining properties have been reasonably mitigated. See the same Residential Design Review finding above. Outreach/Noticing T`he following table is a brief summary of the noticing done for this project: Notice of Public Hearin Site Notice&Le al Ad A enda • Site Signage • Posted on the City's official notice (14 days prior to the hearing) bulletin board (one week prior to the • Legal ad placed in newspaper hearing) (at least 10 days prior to the hearing) • Posted on the City of Cupertino's Web • 7 notices mailed to property owners site (one week prior to the hearing) adjacent to the project site (10 days prior to the hearin ) The City sent out notices to adjacent property owners. The neighboring property owner to the east contacted the City to dispute the lot boundaries shown on the applicant's plans. The lot boundaries on the applicant's plans correspond to the legal description in the title report, the County Assessor maps, and the lot survey for the project. The neighboring property owner was advised that lot line disputes are a civil matter between property owners. PERMIT STREAMLINING ACT This project 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: February 28,2013 Deemed Complete:March 11, 2013 The City has 60 days (until May 11, 2013) to make a decision on the project since this project is Categorically Exempt from CEQA. The Design Review Committee's decision on this project is final unless appealed to the City Council within 14 calendar days of the decision. CONCLUSION Staff recommends approval of the project since the project and conditions of approval address all concerns related to the proposed project and all of the findings for approval of the proposed project, consistent with Chapter 19.28 of the Cupertino Municipal Code,may be made. Prepared by: George Schroeder, Assistant Planner Approved by: Gary Chao, City Planne /��-/j� EXC-2013-01,R-2013-08 21810 Almaden Avenue March 21,2013 RM-2013-05 Page 7 Attachments Draft Resolutions Attachment 1:Monta Vista residences with reduced first floor side yard setbacks Plan Set R-2013-08 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 314 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN RESIDNETIAL DESIGN REVIEW PERMIT TO ALLOW A NEW 1,935 SQUARE FOOT, TWO-STORY, SINGLE-FAMILY RESIDENCE WITH SECOND FLOOR SIDE YARD SETBACKS OF 10 FEET, 1 INCH and 15 FEET LOCATED AT 21810 ALMADEN AVENUE (APN 357-15-034) SECTION I: PROTECT DESCRIPTION Application No.: R-2013-08 Applicant: Mark Neil S. Bayog (Ravi Sunkara) Location: 21810 Almaden Avenue (APN 357-15-034) SECTION II: FINDINGS FOR AN RESIDENTIAL DESIGN REVIEW PERMIT: WHEREAS, the Design Review Committee of the City of Cupertino received an application for an Residential Design Review 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 Design Review Committee has held at least one public hearing in regard to the application; and WHEREAS, the applicant has met the burden of proof required to support said application; and WHEREAS, the Design Review Committee 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 General Plan and zoning ordinance, except for the R1 Exception requested. The project is not located in a specific plan area. b. T'he granting of the permit will not result in a condition that is detrimenta] 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 be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, or welfare. The project is a two-story single family residence that is consistent with others in the neighborhood. c. The proposed project is harmonious in scale and design with the general neighborho od. The proposed project is harmonious in scale and design with the general neighborhood. The project's building form, height, roof pitches, materials, and setbacks are consistent with the predominant neighborhood pattern of new homes in Monta Vista. d. The project is consistent with the two-story design principles and generally consistent with the single- family residential design guidelines. The project is consistent with the two-story design principles and generally consistent with the single family residential design guidelines in that the proposed project features an identifiable architectural style with high Resolution No.314 R-2013-08 March 21,2013 Page-2- quality materials, visual relief, and other design features that area consistent with the Spanish Eclectic style. The project will be compatible with other new two-story residences in the neighborhood. e. Adverse visual impacts on adjoining properties have been reasonably mitigated. The project design features many of the visual relief ineasures and higher-quality materials that are common in the Spanish Eclectic style. Potential privacy impacts are addressed by providing the code-required plantings along the entire rear property line and most of the side property lines. 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 Residential Design Review Permit Application no. R-2013-08, 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-2013-08 as set forth in the Minutes of Design Review Committee Meeting of March 21, 2013, and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the plan set entitled, "Preliminary Architectural Drawings of Sunkara Residence, Mr. Ravi Sunkara, 21810 Almaden Ave., Cupertino, CA," drawn by MAK Design Group, LLC dated February 4, 5, and 28, 2013 consisting of 13 sheets labeled untitled title sheet, T-1, GN, SP, LP, P-1, A1.0, A2.0, A2.1, A2.2, A3.0, A4.0, and A4.1;except as may be amended by conditions in this resolution. 2. ACCURACY OF PROJECT PLANS The applicant/property owner is responsible to verify all pertinent property data including but not limited to property boundary locations, building setbacks, property size, building square footage, any relevant easements and/or construction records. Any misrepresentation of any property data may invalidate this approval and may require additional review. 3. CONCURRENT APPROVAL CONDITIONS The conditions of approval contained in file nos. EXC-2013-01 and RM-2013-05 shall be applicable to this approval. 4. ARCHITECTURAL REVIEW COMPLIANCE 'The project shall remain in substantial conformance with the recommendations outlined in Cannon Design Group's architectural review dated December 5, 2012. The construction plans shall include the following information: a. Note that all windows shall be recessed at least 4 inches inside the wall plane. Casement windows shall be provided throughout the residence. b. Note that divided light patterns shall be provided for the windows. c. T'he color and material of the window trim, moldings, and roof gutters shall be consistent with the Spanish Eclectic style, and shall be reviewed by staff prior to building permit issuance. Dark-colored window trim and roof gutters, consistent with the color of the garage door and roof, shall be considered. Resolution No.314 R-2013-08 March 21,2013 Page-3- 5. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the Public Works Confirmation form dated 10/8/2012, 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. 6. PRIVACY PLANTING The final privacy-planting plan shall be reviewed and approved by the Planning Division prior to issuance of building permits. The variety, size, planting distance shall be consistent with the City's " requirements. 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 PROLECT 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. 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. 10. 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. Resolution No.314 R-2013-08 March 21,2013 Page-4- 11. 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 21st day of March, 2013, at a regular Meeting of the Design Review Committee of the City of Cupertino, State of California,by the following roll call vote: AYES: COMMISSIONEIZS: Chair Brophy, Gong NOES: COMMISSIONERS:none ABSTAIN: COMMISSIONERS:none ABSENT: COMMISSIONERS: none ATTEST: APPROVED: /s/Gar�Chao /s/Paul Bro�hy Gary Chao Paul Brophy, Chair City Planner Design Review Committee RM-2013-05 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 315 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A MINOR RESIDENTIAL PERMIT TO ALLOW A REAR-FACING SECOND FLOOR BALCONY ON A NEW 1,935 SQUARE FOOT, TWO-STORY, SINGLE-FAMILY RESIDENCE LOCATED AT 21810 ALMADEN AVENUE (APN 357-15-034) SECTION I: PROjECT DESCRIPTION Application No.: RM-2013-05 Applicant: Mark Neil S. Bayog (Ravi Sunkara) Location: 21810 Almaden Avenue (APN 357-15-034) SECTION II: FINDINGS FOR A MINOR RESIDENTIAL PERMIT: WHEREAS, the Design Review Committee of the City of Cupertino received an application for a Minor Residential 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 Design Review Committee has held at least one public hearing in regard to the application; and WHEREAS, the applicant has met the burden of proof required to support sa id application; and WHEREAS, the Design Review Committee finds as follows with regard to this application: a. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. The project is consistent with the General Plan and zoning ordinance, except for the R1 Exception requested. The project is not located in a specific plan area. b. The granting of the permit will not result in a condition that is detrimental or injurious to proper ty ar improvements in the vicinity, and will not be detrimental to the public health, safety or welfare. The project will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, or welfare. The project fs a two-story single family residence that is consistent with others in the neighborhood. c. The proposed project is harmonious in scale and design with the general neighborhood. The proposed project is harmonious in scale and design with the general neighborhood. The project's building form, height, roof pitches, materials, and setbacks are consistent with the predominant neighborhood pattern of new homes in Monta Vista. d. Adverse visual impacts on adjoining properties have been reas onably mitigated. The project design features many of the visual relief ineasures and higher-quality materials that are common in the Spanish Eclectic style. Potential privacy impacts are addressed by providing the code-required plantings along the entire rear property line and most of the side property lines. Resolution No.315 RM-2013-05 March 21,2013 Page-2- 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 Minor Residential Permit Application no. RM-2013-05, 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. RM-2013-05 as set forth in the Minutes of Design Review Committee Meeting of March 21, 2013, and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the plan set entitled, "Preliminary Architectural Drawings of Sunkara Residence, Mr. Ravi Sunkara, 21810 Almaden Ave., Cupertino, CA," drawn by MAK Design Group, LLC dated February 4, 5, and 28, 2013 consisting of 13 sheets labeled untitled title sheet, T-1, GN, SP, LP, P-1, A1.0, A2.0, A2.1, A2.2, A3.0, A4.0, and A4.1; except as may be amended by conditions in this resolution. 2. 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. CONCURRENT APPROVAL CONDITIONS The conditions of approval contained in file nos. EXC-2013-01 and R-2013-08 shall be applicable to this approval. 4. 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. 5. 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. 6. 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 Resolution No.315 RM-2013-05 March 21, 2013 Page-3- 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 21st day of March, 2013, at a regular Meeting of the Design Review Committee of the City of Cupertino, State of California,by the following roll call vote: AYES: COMMISSIONERS: Chair Brophy, Gong NOES: COMMISSIONERS:none ABSTAIN: COMMISSIONERS:none ABSENT: COMMISSIONERS: none ATTEST: APPROVED: /s/Gary Chao /s/I'aul Bro�h� Gary Chao Paul Brophy, Chair City Planner Design Review Committee EXC-2013-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, Califomia 95014 RESOLUTION NO. 316 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN Rl EXCEPTION TO ALLOW A 10-FOOT COMBINED FIRST FLOOR SIDE YARD SETBACK WHERE A 15-FOOT COMBINED SETBACK IS REQUIRED LOCATED AT 21810 ALMADEN AVENUE (APN 357-15-034) SECTION I: PROJECT DESCRIPTION Application No.: EXC-2013-01 Applicant: Mark Neil S. Bayog (Ravi Sunkara) Location: 21810 Almaden Avenue (APN 357-15-034) SECTION II: FINDINGS FOR AN R1 EXCEPTION: WHEREAS, the Design Review Committee of the City of Cupertino received an application for an R1 Exception 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 Design Review Committee has held at least one public hearing in regard to the application; and WHEREAS, the applicant has met the burden of proof required to support said application; and WHEREAS, the Design Review Committee finds as follows with regard to this application: a. The literal enforcement of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter. The project is consistent with the intent of the R1 Ordinance in that it minimizes visual impacts to adjacent residential properties and that it is compatible with other homes in the neighborhood. The 5 foot side yard setbacks are appropriate in order to allow for a functional floor plan and a balanced front elevation on a substandard lot. The intent of the ordinance is addressed since the side yard setback exception requested is not for the entire length of the house—only for the garage. The rest of the house on the side requested for an exception is setback the required distance. b. The proposed development will not be injurious to property or improvements in the area, nor be detrimental to the public safety,health and welfare. The project will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, or welfare. The project is a two-story single family residence that is consistent with others in the neighborhood. c. The exception to be granted is one that will require the least modificatio n of the prescribed design regulation and the minimum variance that will accomplish the purpose. Due to the substandard lot width and two-car garage requirement, the strict application of the prescribed side yard setback requirement would create a situation that would result in an unbalanced floor plan and front elevation. The Resolution No.316 EXC-2013-01 March 21,2013 Page-2- intent of the ordinance is met since the exception would result in a house that is comparable in siting, scale, and massing as others in the neighborhood. d. The proposed exception will not result in significant visual impact as viewed from abutting properties. The proposed project is consistent with other existing homes in the Monta Vista neighborhood. Moreover, the design is consistent with the Spanish Eclectic style, and was reviewed by the City's Consulting Architect. The granting of a side yard setback exception is not anticipated to create adverse visual impacts since it is only for the front portion of the residence, while the rest is setback the code-required distance. The project will include privacy plantings along the side and rear of the home in order to screen potential views from the proposed second floor windows and balcony. 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 an R1 Exception, Application no. EXC-2013-01, 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. EXG2013-01 as set forth in the Minutes of Design Review Committee Meeting of March 21, 2013, and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS Approval is based on the plan set entitled, "Preliminary Architectural Drawings of Sunkara Residence, Mr. Ravi Sunkara, 21810 Almaden Ave., Cupertino, CA," drawn by MAK Design Group, LLC dated February 4, 5, and 28, 2013 consisting of 13 sheets labeled untitled title sheet, T-1, GN, SP, LP, P-1, A1.0, A2.0, A2.1, A2.2, A3.0, A4.0, and A4.1; except as may be amended by conditions in this resolution. 2. 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. CONCURRENT APPROVAL CONDITIONS The conditions of approval contained in file nos. R-2013-08 and RM-2013-05 shall be applicable to this approval. 4. EXCEPTION APPROVAL An R1 Exception is granted to allow a minimum combined first floor side yard setback of 10 feet (5 feet on either side) for the new 1,935 square foot, two-story single-family residence. 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. Resolution No.316 EXC-2013-01 March 21, 2013 Page-3- 6. 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. 7. 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 21st day of March, 2013, at a regular Meeting of the Design Review Committee of the City of Cupertino, State of California,by the following roll call vote: AYES: COMMISSIONERS: Chair Brophy, Gong NOES: COMMISSIONERS:none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS:none ATTEST: APPROVED: /s/Gar� Chao /s/Paul Bro�h� Gary Chao Paul Brophy, Chair City Planner Design Review Committee PRELIMINARY ARCHITECTUR.AL DR.AWINGS OF '� r MR• 1\1 � ♦ 1 1✓�1�l 11\1 1 L" �� t�'/� J� � 21810 ALMADEN AVE., ��: ��►'��L ic--::��:�.� �� "�'�� CUPERTINO, CA ��. . . �� „�._.�.z .. � "�� %3 PREPARED BY: �--� . � I��ARI�NEIL S. BAYOG t-: r. ' � M�K D E S I G N Group, LLC � , • � ' �_� �� .�rz, ��:;,`r.l�;t'; �-�,t,-`2:�,-�--� .� ARCMffELiURAL DESIGN,STItUCfURhL�N1ER�OR DESIGN,RENOE2ING 6 DRnFTING f Yoosrmrex.r.n.x �.w.m�as�rs y ' ` MNCnCC6+ .VCK[MF_Ml!•uYAIDu L� S I TE M�P - --�7' AVENUE - ' �aiti~1�.:_S ie?se ro.ur� �.�-er I �] I �Hu Si65� (W160.N! _.� a' I .: W D . 63„ �100'� Z Pn�°Pn+ Pn+g 62. rnr= , PTN 113 � 114 0.121qC. 130�� PiN 130 1�4 ,.�� s �t.es' ac ----------- n� . �� J� __�__ t �_S Y d ry 67 � t9l.� 4 ' �,'�.��O a 175 � „ i° *Z �_____ m°�Q 58 'E 129 � n^� VI � d�� 1 ; d aj SJ.C2�� t9!.�7 I . -------o .422 AC. '7s.�• _"'ie�- P�^'+ g 8 n 5 8 �tih an+iza 65 �"_� ., _� _ "'� � � � � FEB 2 8 2013 �Y' ...�... .� iv� — 2441•— � n � � 1 ��— ��r SGOPE OF WORK -�.��-STORr Houx SETBAGKS R�QUIRED(�TJ �� PROPOSED(FT� F��15T FLOO ND FLOOR FLOOR r+eowr �a-0• �s�� o��• �s�-r �3'-0'GOP�DI�lD �ar s�-o� Mo<io��a+ s�-o� u�-io• EAGH'SI �� o�� <�� _�• �o��• �� REN! 20'-0' �3'-0' Z7'-�' 27'-2' FLOOR �RE� e�orw �osm fIR3T LNd ?6�.0 S6T.�T. 9CGOND LtV� T31A 30.FT. 6ARA6E 442A 5Q FT. rORGN ITJA SQ f'T. TOTAL 2,IODA'Xi.rT. ZND TO(13T 1'LOOR+6NlA6F�RAT10�813GIfTJ1204'SQFT GO� LOT GOYERA�GE A�RE� BREAKDOV�PI PROP05ED DUILDIN6 FOO'r PRINT 1�04A0 5Q fT. ro�cH iiSAO��'Q.�r. ROOF CVElWAF16 4�I.00°�Q.FT. �I��Y �%%.��.�.�. ror� i,eia�oo sc�.�. suMr'i�aY TOTAL rLOOR NiEA PROPO'SCD tH/1dITAELE+6/W+6f.i 1,99'3A0 SQ fT. N.LOWIIDLE fLDOR AIlEA I!1:lSAO 30.FT. M1I�X.FN! 43� ��F� � �.oT cave� ipia.00 sa.Fr.i 4�c FLOOR AREA � IST FLOOR: A+B+G = 1,204 SQ.FT. 2ND FLOOR� D+E _ 'f31 SQ.FT. IST FLOOR+2ND FLOOR: = Ia35 SQ.FT. SHEET I NDEX �i?G�I TEGTUR�L STRUGTUR�L GV GO'VER�T T1M TOI''06RN'FNG MN' Q�l1 Q�B�lR/1L M01'!'S x siTe rw+ � uu�c��NNec3c�n�w r-i rRIVAGY rL./W AIA rR01'O�.rGD r1.00R PLAN AZA PROPD��9.EVATIONS A2.1 PROr03QD B2VATIOILS AZZ PIVeTIAL VI6"t OF NEI6FBORIN6 HOF�ES �� IvA ROOF rI.IW A4A COLORlD B.CVA110NS �a ca.o�eo�e w�,�� SYMBOLS , 3EGTiON OR DETAIL 36GT10N OR FU�CR I B.GYATIOlII��! SF�T F4JMCGR N g�T N��EGR A rL,M�NJI„C�'R O �� NATiON ti�R �3FIEET l4R�C�1! O Y'qNDOYM1 T1TE A 6RID NJM�R PROJEGT I NFORM�TI ON �t+ �s�-isos4 � Z��I�/��"N��/��y �i��C+/� E�qbTIN6 tJSE 51N6LG fAMILY RC51DQtTIAL IAWN6 DISTRIGT R-i-?3 rrPe of coksraacrow v� 6R05B LOT 91ZE 4y,'�2 5Q.FT./0.10 K�5 F!T L.OT SI� 4',.502�Ci.fT. 1�I G I�t I TY MA�P , . ;s. _- �, , ,��ti.�F� _ ,.:._:: - �,�A,,. Y a, o��,.�,a �� 'a . c.m:ro.w.� -- - � Lamila A�e ' ' � O Xuwe W I ' . ' . . .� . 9 LYaatn 3'� _.. . MtLFAn , lDm�taRrs s p - .... � - ' �_ . �.?- . � . � & • � � .� � : � � �..QM� �.s� . .. . K 711G , � . 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GALIfORlUA fIRE GODE �ao mmar� «�4-�oio ��,�� „� .�.�o GJILIFGRWA RG51D�lTiAL GODE �OIO mIT10N ��S-�OIO GN.IfORlilA�GFI/MUGAL C�ODE 2010 CDITION M2S-ZOIO GNJrORWA rLUhe1N6 GODE 2p10 mIT10N MZS-2010 G/1LIfORlUA dEGTRlG GODE 1010�DIT10N MZS-2010 O�lR6Y QTIGI�NGY STMONlDS ZOOD mIT10N(TITL.E 24) ALGNIb Y'YTN ANY OTFlR A�LIC.ADLE LOG11L AND 6TA�LAWS NrD REdI�ATIONS. GENERAL NOTES i. �u.raRK is ro eE R�ORt�ED IN/1GGORDANGE WITfI N1 Q�OV�tWN6 coxs,amiw�+r.es,^rm�^roKS. 1. YVFlRE hlGd6NlY,6L'FlRAL GOI�fTR/1GTOR 9HN.L INGLUDE'SOILS B�Ibll�lt IN TFE INXCGTION O�1'OUNDATIONS,fOUNDIRION WATCRrROOfIN6,AND DRAINA6E SY'STLhfS,Nm I�LL R�LAT�R�T3 OF TFE.IOD. �. dC�QlAL GONT1lAGTOR SHN..L VWFY N.L UNDCRbROUND UTILiI'Y LOGATIOkS!'RIOR TO�XG/1VATION,TRB�Y.FNN6,OR 6RI�pIN6 OF ANY KIND. 6�lRAL GONTRK.TOR 3FIN1 GOORDIIiAT�NYTil�P!'LIGI�OL.�UTILITY Gd�'/1Wd Y�W R011�N6 EuGTRIGAL., Tse�ar�,c�e�.E.b,�a,rwrrfle,s,wirNrr x►�e seRwc,es,OR�W1'C11lR Uf1LITICS. 4. 6CialN.GOh1T1tIGTGR 3FiIJ1 EE RCSf�ON51C6.�FOR GOORDIW1T10N AND!'�GVTION Of TFE WORK'3FIOY11 OR II�LI�D iN T1f GOI�lS'TRlJGT10Fl DOCaJhlTi1'b b MG.L I�9�OR N.L GOIiSTRIlrTION hENL'S,MlTF40DS,IV�ID rROG�lJRG3. S. d�ItAL GOl1TRAGTOR SNALL GOORDINATE N.L F/�GETS OF MIORK At�N1.7R/1DE5 IHVOL.V!'D TO AVOID C�OPRIGT IN Tf L4GATION,INSTNIATIOH,N�b C�OFlSTRUGTION Of N.L 17�45 Of Y'IORK/1S INDIGATCD ON TFE GONbTRUGTION DOGU�lf�IT'S. IF MIY YIORK IS TO�IN6TAL{.m dY TFE OY'1t1!DIRCGTLY,IJI.OYWWGCS fOR�IX.FI Y'IORK MJST DE M�ve. coo�eviw.�rurN ves�a��ow�e. b. 6!T!R^L GOHTI�NGTOR'SFiALL LEAVE TFE JOd SITE bR001�4 GLEN�C AT TFE QiD O!'EJ1GM WORKIN6 DAY. ALL M/►T�RIIiL.S'JF4ALL CE'STORm IN A PEAT N�O 3r�1!'E rLAGE TO AVOID I�GC.IDB�ITS. 1. DR��OLITION.Pd'1 GOMSTRUGTIOP4�rATGH�AND RRAIR 6HALL MATGH EXISTINb GOPIDI710N NdD STRUGTURE,UPL�SS OTF!!lYr13E NOTED. a. IN G/15E O�AM1'DNSGRB�ANGY IH Tif GONTRAGT DOC.1�lTtT'S,GON6t�.T TFE D�'S16�B!D�FORE PROG�DIM6. �f. NO DI��tSIGNS 3FiN1 D�TNGGN dY SGALIN6!'ROP1 TFE DR11WIN6'S. GOMITAGT TFE D�SIf�EI!FOR DIh!'NSION GLARIfIGAT10kS OR ADDITIONAL DINB�610NS�S REC,�JIIlm. D�TAILS AND TFE GI��+IONS PROVID�T1�iEIN TN�I'R6C.ED�NGE dV�R 6�AL PLOOR PLANS,EtL°VAT10M5�NiD 56GTIONS. 10. VERII'Y N1 DIMCI'ISIONS ON TFE.JOd'31TE PRIOR TO ORD6lIN6 OR MNifiIGTURINQr. 11. 6�L GONTRAGTOR'3NN1.RC1/16"l N1.GdiST1lIJGTIOli DOC�JMlNT'S-FL.00R I'L.W3, RSLEGT�G�ILINQr rLNiS,fINtSH PL/1N5.�L-GTRIGAL.,L16FIT1NQr,IJ1D h�EG1iM11C.AL rLMIS /<S YdL ILS�GFlDI�ES NND N07LyS-PRIOR TO nOURIN6 GONGRCTE AND I'R�WINQr. GOORDINATE L.OGATION'S Of�FIAt1'6,LLFGTRlC.AL Y'YRIN6/GONDUIT.FNAG DUGTY'IORK AND LIdFIT�IXTiJRtS WITiI LOGATiON3 OF fOUNDATIONS/JiD!'RMIIM6. IT IS II�RRATIVE TFIAT LO�:ATlOPtS Of NlM�pN6 F�lM�IlS DD!bT GOI�LIGT NCTti L.OGA710Nfa OF�L16HT FIMIJRCS,�/Qd7'S,N,.1�'S tTG. IZ. 6�/1L GONi1tKiTOR 3HI4.L iNSTM.L N..L PB'V ArrLIMlGCS/M!D EGtiJIR�lM1T AGGOIlDIN6 TO M/WfiAGTiJRL4!II�S1'Rl1GTiONS. AL.L INS1'Rl1G110N DO�OKl..CT3,WNtlVWTIG�S, �oM+e iw�oiaa�noN�Nmi�+e��uu+c.es�rm eaW�xr�+�u ee r�a+vm DIRl:GTLY TO TF!ONle!IN OFE MM4Ll�ElIVdOrE AT TFE T1ME OF 31�6TN�lT111L GOM'L,CTIOPL GOM1tAGTOR'3FiALL V�'RII'Y T1iAT ALL A�LI.VdGC3/Jm EGlllrh�!!1T N�E IN �T Y'IORKlN6 GRDER AND TFfAT II�ORMI�TION i1BO1Jf N.L YVARRMfTiES AND 3UARI�FiTC:S IS MAD!'MO�OI'Vi TO TFE OM�aR IS. 7FE INSTN1Ct Of l�AGFI MAJOR UlUT Of Y'IORK 16 RCCiAIlCD TO IN��GT TFE 31�STRI�TE IJdD GONDITIOMS TO R�G�11/!Y'IORK NiD 3FIALL R�'iORT ALL{�iSAT13F/1GTORY GONDITIONS TO TFf b�hlRAL GONTR/1GTOR N�D 3FIALL NOT PROC�UNTIL 5�AT15FAGTORY GONDITIONS ARE ATTAII�. 14. FOR M�OUI�CrINQr IfIQ�FiT'3 NOT G.EARL1r GtlTLIIZD IN T}E rLMIS OR'SC.F�DULGS, coae��w►�ruTM ne��a�aw� vew�r wTM ves�bnae troc�►na+s oF a.ecneic� DC1/IGCS,Mb LIQ�FIT rIMlJltt3 D�ORE!'ULLIN6 WIRE. Ib. ALL F/b'RWN6 D�VIC.CS TO DC GONGEALm,UN25S OTF�tMY3E 3Fi0Y�l. IS. PROVIDE'SOLIO CLOGIGINb MS F�G�IJlY rOR N.L YW�LL hiOUPITZD 3FdVCS,�IXTURn, NdD�ITT1N69,CVCM Y'lQ�l Y'IORlG IS TO OE DOPE DY OY'f�!DIIlEGTLY. GOORDINATL Y'IORK N �.oc�na+s w�t+arwee Mc xs�� n. r�►Tr�ne��exTSeiae nooRS,wv rurmor�s. ID. GIi�K OR OTFCRYW3�?iE�l.AIlOUND 11LL d'DiINb'S TO MITI6/1TE it�ILTRATIOIi,INGLWIN6 dJT NOT LIMITB�TO!.'XTL'7tlOR.lOINT'S NROUND WINDOYrS MID DOOR rRM�lS,DETM@11�OLE rLATtS AND ILOORS,AT EXTfllIOR YW�LL INT�GTIONS NrD CORI�L9lS,�V�D CC7N�i EXTCRIOR YW.L riVdS. 1�. 6�t/�L GONT1tAGTOR 3FiAL.L VERI!'Y TFI/�T ALL WORlC ON TFE EXTfllIOR OI'TFE rRO.�GT IS MIAT�RTIeS11T. N1 JOIM^8 E)Q'iO�.�D TO Tf!d�T6� L CE T�'3TPD P'OR WA7�R TI6HT1�.�6 PRIOR TO.+UD6TANTIAL GOhrLETiOhI so. nernnve�ior�e►wh+ir�viau�c.oHneo�v�ves o��e��wuwa. GR TFE TFCeMOSTATIG MIXINb VALV�TYrE PB!GnG 4�0. SFiOY'!,R WN1S TO OE F1ARD, NONADdOliDB1T�UR�/1GE,01/e!A MOISTUR�RL"SISTMIT UNaRLAYFlNT TO A FEI6HT Of 12 INGFtS ADOV�TFE DRAIN Iti.ET/�J�ID'.5r6�.IFY G�1T DOARD 3UD51'RAT�I�ORTIL.E /�T{.IG/1T10N AS!°�!GITY R6C,UIREI�lTS. SFIOYER TO!'RO'1/IDE A MIWIdJM INT9ZlOR rL00R I�RE/1 OF 1024 3GIJARE IIir.FlS GI�ADLE O�BJC+01��561N6 A'JO-INGFi DIAhETL'R GIRGLE RI!GrG 41�.'i. ZI. DOOR6 EETY�i TFE bARAbE ANDrRIVATE R�'SIDGiGE 6HALL OE�B.F-GL�OSINb AND '.idF-LATGiINb Pe!GRG R'lO�.S.I. Z2. ?FE LOAD RCSISTANGE O�Q�LA56 UImER UNIFORM LOAD SH/�LL OE DCTZRMIFm IN AC.C+ORDMK.E WITH AbTT4 E 1�00. b. 7FE MIIiIMAJM!ET AREA OF UIiDERFl.00R 5PAGE VHtTILI�TION.�FII�LL NOT BE LESS ThIAN THE fL,00R AIlEMSO AS 1°�!GRG RAOb.I. Z4. I�GGE�.+6 SHALL BE PROVID�TO ALL UFlD9e-FL,OOR SPI.GES. T}E FLOOR AGGE56 SMALL DG A MINIh�JM ID'X�4•/�lID d'ErUN65 TFIROUFiFf A r9ClFETi"R MIALL 3H�V.L DE NOT L.E36 THAH Ib•dY]4'Ib 1'B!GRiG RrfOa.4. �3. Y'IOGD.J013T'S OR TFE D01TOM OF A YVOOD 6TRIJGTIJR/1L FLDOR GLO�.iQt TNAN ID'OR WOOD bIRD9�5 G�.05ER 7HAN 1�'TO ThE E�Oa.�GRAML SPK�E SHI�LL BE PRE56UiE TRL�AT�OR NA71JIiAl.LY DUR�CLE TO DEG/1Y/LS PEi!GRG R'!I'I.I N. 26. IJ.L WO�OD FR�V��IN6 MC•E�.S THAT REST ON GONGRCTE OR MI80NlY EXTtJtIOR Fourc�na+w�us,wo��s Tt+�w a•ro nf e�aROUm sw�ee� TREAT�OR NATIJRALLY DUlADLE TO DEGAY /1S PEI!GRG RSI?.I(?J. ?1. SILL9 APID SL8'�6lS IN DIIiEGT GONTAGT WITH CONGR�TE OR MASOI�RY TIiI�T IS IN DIREGT GONTAGT WITH TF�6ROUND MID 61RDER5 MUTFF LESS TWW Xs'GL�.�R/�NC�'TO MI�60NeY AND GONGRETE� 8E PI�E TREAT�OR NATURNI.Y DURABLE TO D6GAY A3 rQ!GRG R311.1 C3i4). 2D. rIG.D�.UT'TIN6 C1VDS,NOTGFlS AND DRILLC�FIOL.E�S OF rR�ItVATIVE-71tEAT�D Y'IOOD 3HALl.DE T1l�ATm IN TFE FIB.D IN K.GORDIJ�IC.E MtlTH/�MM'A M4 A3 I'dt C.RG RSI1-1.1. 2�1. A 6NtA6t'3HALL NOT OE ORt�IHTO MIY RDOP�f U'.��OR'.fi.SrlNb I3 l�GR GRG ��. 'JO. BLSrINQr ROOhfS MlST FIhVE A MpNDOY'1 OR EXTL'RIOR DOOR FOR AN Q�lR6tNGY EXIT, 31LL FEI6FIT NO'T hqORE T1iAN 44 INGF�S ADOVE TI�r1.00R,S.T�G!PT OF Ol2NACLZ'NlEA, Z4 INGFL'S GLEN!O�EPqNQr FE16HT,�O INGF�!'°�S GL.ENt ORWIN6 WIDTH NdD SFW.L OPE1� DIRlGTLY INTO A rl�LIG 3?RECT,/1LLC1',YARD,OR EXIT GOIAlT/�'S I'Q!GRG Iq10.1-ltS10.1.'3. 'JI. MNMDOYI MC.LS AIl�NOT 12Rh/1T1ZD TO DE LOGATCD WITFNN 0 I'�T OF rRO�'ItTY LIPE Iib�GR GRG TACL!'Rl02.1 OJ�(2). U ��Ny � � �� o € a O z � (L� � w V � _ W K z � N 0 � s � � � � � � Q N � � N W $ � �� a � � G � � �g� < R� I � i i i w W a � Z w W p � Z J � Q W d O � '�"'� 6,� � � N � V Z W 1�1 � W � � � Y W z � N � � Q � � 1 N � 0 � � W F y F � � � � T /11 ATE�02/04/101 /�S T111.E 6N Or GN 6 DISCLAIMER: SAIP ENGINEERS OR ITS OFFlCERS OR A6ENT5 SHALL NOT BE RESPONSIBLE FOR THE ACCURACY OR COAIPLETENESS OF ELEC1FtONIC COPIES OF THIS PLAN. NOTE: THIS AIAP REPRESENTS TOPOGRAPHY OF THE SURFACE FEATURES ONLY. UNLESS SPEqFlED ON THIS MAP,LOCAl10NS OF THE UNDERGRDUND UT1LI11ES ARE NEITHER INTENDED NOR IMPUEO.fOR THE LOCATIONS OF UNDERGROUND UTILITIES CALL'USA" (1-800-642-2444).SURfACE FEATURES ARE LOCATED BY AIEANS Of A STAlI�I AND OffSET FROM THE CONTROL LINE. BASIS OF BEARINGS: THE BEARING N 00'00'00'E OF THE CENiERL1NE OF ORANGE A4E.,AS SHOWN ON CERTAIN RECORD OF SURVEY MAP,RECORDED IN BOOK 49D OF MAPS AT PAGE 43,SANTA CLARA CWNTY RECORDS,WAS USED AS THE BASIS OF BEARINGS SHONM ON 1HIS MAP. REFERENCED ASSUMED B.M: TOP OF SANITARY SEWER MANHOLE LOCAIED IN ALMADEN AVE.,DISTANT THERON 52't EASiERLY FROM NORTHN'ESTERLY PROPERTY CORNER EL•100.00' � NOTES: 1. ALL DIMENSIONS ARE GIVEN IN FEET AND DECIMALS THEREOF. 2. THE GROSS AREA OF LAND OF RECORD IS 4,552 SQ.FT.t 3. THE SURVEY WAS BASED ON A GRANT DEED DOCUMENT�21287671 BY FlDELITY NATIONAL TITLE COMPANY DATED JULY 20,2011,RECORDED IN SANTA CLARA COUNTY. 4. ALL EXISTING BUILDINGS ARE WOOD. 5. ALL EXISPNG FENCES ARE WOOD. 6. FOR PRECISE SPECIES OF TREES A CERTIFIED ARBORIST SHALI BE CONSULTED. 7. THIS ORANING REPRESENTS A TOPOGRAPHIC SURVEY PREPARED IN CONFORMANCE WITH THE REOUIREMENTS OF THE LAND SURVEYORS ACT.THE PROPERTY UNES SHOWN HEREON ARE COMPILED FROM RECORD DATA ANO REPRESENT iHE BEST GRAPHICAL FIT BETWEEN RECORD INFORMATION AND THE TOPOGRAPHICAL FEAiURES SURVEYED AND SHOULD NOT BE RELIED UPON OR USED FOR ANY OTHER PURPOSES.PURSUANT TO THE CUENT'S DIREC110N A BOUNDARY SURVEY WAS NOT PERFORMED AT THIS 11ME WHICH MAY HAVE DETERMINED THE ACTUAL PROPERTY LINES. C��- a�GR/� -L`f ��"``�`°1/°A�. ��I � f"x^.-�&_ ."��>��'°�� L� �—Ia� �T'"��,�;;�Gs.sc�� •`CJ., ` e�,.S1' � �� . .. � �.. _�:;; ��'� �_.�_ .__ . ��-:�r -�,� .._ _ � 21810 ALMADEN AVE CUPERTINO, CA APN:357-15-034 �; ALMADEN AVE. (WIDTH VARRIES) EP X X � I I ( I I E Rit � PP �-0%: �I DRIVEWAY O ��; ::..... �I":... �� O O. ,::.<.: O O I �241'— Ol � � / - Q : <: NAd ` N 89°47'33" E 50.11' ——--X—_. � — 6'0 ORIP 12' CONC. o o ::..- � I . 10"� . . . �.. 9.26' M �/ M � O d� (E)HWSE w !F � too.9t O ltIDGE 111.9t O O O /iiiiiii O �� 9.28' � ,.:.. _ .. 0 rn Y . . , ..'-.�:::.: i . � II.. ...... I � .`': I CONC. ;:��: I � I I (E)GARAGE I I I I :I::� 1.76' ,..,, -- - -�� - 2.38� S 89°47'26"W 50.11' . /� SMP ENGINEERS CIVIL ENGINEERS-LAND SURVEYORS 1534 Carob Lane Los Altos, CA 94024 Tel. (650) 941-8055 Fax (650) 941-8755 sou��: ,• _ ,o� Prepered by. S.P. Cheeked by. S.R. oac« APRIL 26, 2012 Project No: 212XXX EP % (E)GARAGE TOPOGRAPHIC MAP Sh��No: T-1 LEGEND: -- PROPERTY LINE - - EXISTING LOTS CENTERUNE ... . ... . SANITARY SEWER LINE STORM DRAIN LJNE _..........._ ....: ...............__ OVERHEAD POWER LINE WOOD FENCE pa WATER METER ABBREVIATIONS: AC ASPHALT CB CATCH BASIN CO CLEAN OUT DW DRIVEWAY EB ELECTRIC BOX EP EDGE OF PAVEMENT FH FIRE HYDRANT GM �qS METER LP LIGHT POLE PP P01kER POLE SDMH STORM DRAINAGE MANHOLE SSMH SANITARY SEWER MANHOLE VG VALLEY GUTTER WM WATER METER SCALE 1'=10' GRAPffiC SCALE �o o s �o so �o (�P'�') 1 inch�10 tt � �� --- � �� —�� " �� . �� CITY OF CUPERTINO � � d3 8 m � ,__.._... .__ 'o,� � R. -OR E n o� �PP N n � rn � � d3 o�: a o ^ ^ � � a N M � t0 �- cV N �E u� �o�' o a"Y o w, � Y ° c -�rn � d� N � �° � � 11� 5�'TE i'LAN �IORTH � �'•�'-�' r C;%��. , ` C/� -�)f ��'l�i. �,�� -c� ��1`��.� , � ��; , � � .,, . .,r! ,-��. � , ��.�;� �(---!.� ,, e � —�__ �, TFE RNC.IN6 TWIT NtlLL OE IN 7FE N6"1 D�IGATION/dlEA WILL��D TO C! REM01/�51NG�IT MIOM.D DL IN TFC RI6NT OF WAY. 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