DIR-2013-13b CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Commissioners �
From: Aarti Shrivastava, Director of Community Development
�
Prepared by: Kaitie Groeneweg, Planning Division
Date: July 10, 2013
Subject: Director's Minor Modification, DIR-2013-13, to allow the conversion of 650 square
feet of attic space into living area at a single-family residence in a residential cluster
development located at 19368 Sakura Way.
Chapter 19.164 of the Cupertino Municipal Code allows for administrative
approval of minor changes in a project. The Director reports his decision to the
City Council and Planning Commission in time to allow an appeal of the
decision within fourteen calendar days.
DISCUSSION
The applicant, Hau-Ching Liao, representing the property owner, Yixin Li, is requesting
approval to convert approximately 650 square feet of existing high-volume attic space to
habitable living space at a single-family residence in a R1C zoning district. In accordance with
the R1C ordinance, any minor exterior changes must be approved with a Director's Minor
Modification.
The project proposes to infill the existing attic area to accommodate a new bedroom, loft, den,
and bathroom. The existing attic space has at least a 7-foot high clearance with a floor area
greater than 70 square feet. Therefore, this area qualifies as habitable space per the City's
zoning definitions. The applicant has obtained homeowner's association approval (Brookdale
HOA) for the following exterior modifications in conjunction with the attic conversion;
• 5 new skylights
• 2 new exterior windows (east elevation)
• Remove chimney
• Reduce rear window to smaller size
• Replace garage door
DIR-2013-13
19368 Sakura Way Page 2
The applicant has also voluntarily obtained a signed waiver from the affected property owner
to the east agreeing to waive privacy planting mitigation for the two new windows to be
installed on the east elevation.
Staff supports the proposed modifications because the overall height and bulk of the residence
will remain the same and the modifications are contained within the existing footprint and
envelope of the residence. The site and elevation plans were circulated to the adjacent property
owners for a two-week review period. No comments were received by the City.
ACTION
The Director of Community Development deems the modification minor and approves the
project with the following conditions of approval:
1. APPROVED EXHIBITS
Approval is based on exhibits titled: "Y.X. Li Residence Addition, 19368 Sakura Way,
Cupertino, California," prepared by LHC Architectural Design, dated May 21, 2013, and
consisting of six sheets labeled A0, A1, A2, A3, A3.1, and A4; except as may be amended by
the conditions contained in this resolution.
2. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain the necessary building
permits.
3. 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.
This approval of the modification is effective July 10, 2013. The fourteen calendar day appeal period
will expire on July 24, 2013.
Enclosure:
Plan set
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OWNER:
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19368 SAKURA WAY
CUPERTNO, CA 95014
TEL: (408) 482-8437
ARCHITECT:
LHC ARCI�TECTI�iAL DESICaV
SARAT�OGA�,ECA�
TEL: (408) 483-1965
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GENERAL NOTES
IT IS THE RESPONSI8ILITY OF THE CONTRACTOR AND SUBCONTRACTORS TO CHECK
AND VERIFY ALL DIMENSIONS AND CONDITIONS INDICATED ON THESE DRAWINGS
AND MAKE KNOWN ANY DISCREPANCIES PRIOR TO COMMENCING THEIR WORK
THESE DRAWINGS AREA INTENDED FOR USE IN A NEGOTIATED CONSTRUCTION
CONTRACT AND, THEREFORE, MAY NOT SPECIFICALLY DEfAIL OR SPECIFY MATERIAL
AND/OR MANUFACTURERS. THE CONTRACTOR SHALL PROVIDE ALL SAMPLES
AND OR CUTS AS REQUIRED TO ASSIST OWNER OR HIS AGENT IN MAKING
MATERIAL SELECTIONS. FOR THE PURPOSE OF ESTIMATING,THE CONTRACTORS
SHALL USE THE MATERIALS SELECTED BY THE OWNER, OR IN ABSENCE OF SAME,
HE SHALL PROVIDE AN ALLOWANCE AMOUNT AND 50 CONDITION ANY COST
ESTIMATE.. ALL MATERIALS SPECIFIED IN THESE DRAWINGS SHALL BE INCLUDED
IN SUCH ESTIMATE
NO GUARANTEE OF OUALITY OF CONSTRUCTION IS IMPLIED OR INTENDED BY TNE
ARCHITECTURAL DOCUMENTS, AND THE CONTRACTOR SHALL ASSUME FULL
RESPONSIBIUiY FOR ANY OR ALL CONSTRUCTION DEFICIENCIES.
THE GENERAL CDNTRACTOR SHALL HOLD HARMLE55, INDEMNIFY AND DEFEND THE
DESIGNER FROM ANY ACTION INITIATED BY THE INITIAL OWNER OR ANY
SUBSEOUENT OWNERS FOR CONSTRUCTION DEFICIENGES, MODIFICATIONS OR SUCH
CONDITIONS WHICH MAY BE BEYOND THE CONTROL OF THE DESIGNER.
ALL WORK SHALL COMPLY WITH APPUCABLE CODES AND TRADE STANDARDS
WHICH GOVERN EACH PHASE OF WORK, INCLUDING BUT NOT LIMITED T0: UNIFORM
BUILDING CODE (UBC), UNIFORM MECHANICAL CODE(UMC), NATIONAL ELECTRICAL
CODE (NEC), NATIONAL P�UMBING CODE (NPC),AND ALL APPLICABLE LOCAL
CODES AND LEGISLA710N.
THE CONTRACTOR SHALL REVIEW AND RECORD THE CONDITIONS OF ALL EXISTING
SITE IMPROVEMENTS INCLUDING PAVED AREAS. HE SHALL MAKE KNOWN ALL
EXISTING DAMAGED OR DISREPAIRED ITEMS AND CONDITIONS THAT MAY WORSEN
DUE TO THE CONSTRUCTION. ALL ITEMS IN GOOD CONDITION SHALL BE MAINTAIN
IN THEIR PRESENT CONDITION AND ANY REPAIR OR DAMAGE WHICH OCCURS
DURING CONSTRUCTION SHALL BE THE RESPONSIBILITI'OF THE CONTRACTOR.
CONTRACTOR SHALL THOROUGHLY EXAMINE THE SITE AND SATISFY HIMSELF AS OF
THE CONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED. THE
CONTRACTOR SHALL VERIFY AT THE SITE ALL MEASUREMENTS AFFECTING HIS
WORK AND SHALL BE RESPONSIBLE FOR THE CORRECTNE55 OF SAME. NO
tXTRA COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR THE
EXPENSES DUE TO HIS NEGLECT TO EXAMINE OR FAILURE TO DISCOVER
CONDITIONS WHICH MAY AFFECT HIS WORK.
ALL NEW INTERIOR PAINT COLOR, FLOOR,WALLS AND CEILING FINISHES SHALL BE
SELECTED BY OWNER AT THE TIME WHEN IT IS NECESSARY FOR THE COMPLEfION
OF THE PROJECT.
ALL PUBLIC IMPROVEMENTS SHALL BE MADE IN ACCORDANCE WITH THE LATEST
ADOPTED CITY STANDARDS. THE STORING OF GOODS AND MATERIALS ON
SIDEWALK AND/OR STREET WALL NOT BE ALLOWED UNLESS THE CONTRACTOR HAS
APPLIED AND SECURED A SPECIAL PERMR WHICH ALLOW SUCH STORAGE TO BE
PLACED.
• PREMISES IDENTIFICATION: APPROVED NUMBERS OR ADDRESSES SHALL BE
PLACED ON ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITION AS TO
BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE
PROPERTY. NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. CFC SEC.
505
. ALL CONSTRUCTION SITES MUST COMPLY WITH APPI.ICABLE PROVISIONS OF
THE CFC CHAPTER 14 AND OUR STANDARD DEfAIL AND SPECIFICATION SI-7.
PROJECT DATA
ASSESSOR PARCEL NUMBER: 375-03-018
ZONING DESIGNATION: R1-C
EXISTING USE: SING�E FAMILY RESIDENTIAL
PROPOSED USE: SINGLE FAMILY RESIDENTIAL
OCCUPANCY GROUP: R3/U1
TYPE OF CONSTRUCTION: V-B
SITE AREA: 3256 S.F. 0.075 ACftE
EXISTING LNING FLOOR: 1388 S.F.
EXISTING GARAGE: 439 S.F.
EXISTING BUILDING FOOTPRINT: 1827 S.F.
TOTAL LOT COVERAGE: 1827/3256 = 56%
PROPOSED 2ND FL FLOOR:
TOTAL BUILDING AREA:
FLOOR AREA RATIO (FAR):
LO?COVERAGE:
9U!I_DING HEIGHT:
(E) NUMBER OF STOR,ES: �
PROPOSED NUMBER OF STORIES: 7_
PAVING AREA OR DRIVEWAY:
UvNDSCAPE AREA:
PROPOSED BLDG. SEf BACK� FRONT EXISTING (1.5) FT.
sioE EXISTING (5) �r.
REAR EXISTING (15) FT.
APPLICABLE CODES: 2010 CRC, CBC, CMC, CPC, CFC, CEC,
&CITY OF CUPERTINO ORDINANCES.
2010 CALIFORNIA ENERGY STANDARD
SPRINKLERS NO
SCOPE OF WORK
VICINITY MAP
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DRAWING INDEX
AREA CALCUUITION J Q
1
EXISTING NEW TOTAL 1
t ST FLOOR 1368 SF 0 1388 SF �
ATTIC 650 SF -650 SF 0 j
2ND FLOOR 0 650 SF 650 SF �
SUB TOTAL 2038 SF 0 SF 2038 SF �
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GARAGE 439 SF 0 439 SF �
TOTAL 2477 SF 0 SF 2477 SF j
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1. PROVIDE POSRIVE DRAINAGE TO ROOF DflIUNS FROM ALL PARTS
OF THE ROOF.
2. D.3.�:MIDICATE3 T X 3'26 C�A.O.I.DOWN9POlfTS
LOCATED AS SHOW11.
3. PROVIDE 5'-ZB GA.G.I.OGEE GUTTER OVER n
2 X 8 SPRUCE FASC�A BOARD•T/P. L.H.I.�. Construction
4. ROOF PRCH TO MATCH EXISi1NG ROOf(4:12)TVP.-U.N.O.
5. ROOF MATERIAL TO MATCH EXISTING ROOF 21000-A Big Basin Way
OVER 30�!FELT-TVP. S8lAt0 CA ISO%O
6. PROVIDE NECESSARH FUSHINO AT ALL ROOF AND WALL ga+
coHwECrioris�s r�ouiR�. (408)867-9331
7. PROVIDE 3��•THICK Ta0 PLANKS 8 ROOF OVERFiANO AREA.
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FLOOR PLAN NOTES
1032'X 21'DOUBLE SINK W/GARBAGE DISPOSAL.
20DISHWA.S►1ER.PROVIDE SURFACE MOUNT AIR GAP
IF REOUIRED.
3038"OR 4Y CLEAR REF.SPACE.PLUMB FOR WATER SUPPLV.
401 B'X 24'UNDERFLOOfi ACCESS PANEL PER C.B.C.1209.1.
SQSERVICE SINK PER OWNER.
�PROVIDE CONC.STEPS W/7-12"HIGH MAX.�GARAGE
MAMI DOOF�.
70RECESSED MEDICMIE CABINET.
�TUB.PROVIDE MOTOR ACCESS PANEL AT OPTIONAL
HYDROMASSACaE BATHTUBS. ERI
a.THE MOTnR SHALL BE UL LI TED F HVDRO-MASSAGE
USE.CPC 415.3
b ACCESS THE PUMP.(CPC 415FFICIENT DIMENSION TO
c.GFCI SINGLE-PW1SE OUTIET wITH BONDING PER
CEC 68�.71.
90ELECTHICAL METER TO 8E UPOHADED TO 200 AMPS
1�GAS METER
11 TANIaESS WATER HEATER PER ONMER.
10PROVIDE 3'X3'MIN.CONC.LANDING AT ALL NEW EXTERIOR
DOOq Of T HI.STEP PER CBC 10D3.5,EXCEPTION 1.
1038'XBO'PER-CAST SHWR PAN.TILE TO 72'.U.N.O.
PROVIDE SQAP DISH.
14 SHATTERPROOF OLASS SFIOWER ENCLOSURE W/
R&W.
70 FIRE SEPARATION BETWEEN HOUSE 8 OARAOE TO BE 1/2'
GYP.BD.ON GARAGE SIDE W/Bd COOLER NAIL AT T O.C.
1�?2'X 30'ATTIC ACCESS PANEL PER C.B.C.12092.
17 38'BUIIT-IN RAN(iE OVEN CAMBINATION W/BUILT-IN F1000,
IGFf7 8 FAN.(VENT TO OUTSIDE AIR)
18 ISLAND CABINET W/2 GFCI OUTLETS.
1�(N)FAU.A ATT1C'B'VENT TO OUTSIDE Alfl.
�36'X54'PEH-CAST SHWR PMI.TILE T0 72'.U.N.O.
PROVIDE 3QAP DISH.
21 TOILET ACCESS AREA SHALL BE 24'(D)X3Q'(1N)
�CLOTHER DRYER,VENT PER CMC 504.3.
�7X4'OPERABLE SKYLIOHT,ICC APPROVED.
24 BUILT-IN MICROWAVE&OVEN PER OWNER.
Q PROVIDE'DUROCK'OR'WONDER BOARD'WALL LINING
AROUND SFIOWERIBATHTUB AREA.CULTURE MARBLE OR
TILE FINISH.
�ALL PLUMIBINO FIXTURES SFY�LL BE OF CPC APPROVED
PRODUCTS.THE FIXTURE IN SHOWEfI SHALL HAVE
PRESSURE OR THEHM0.STATIC MIXINQ VALVE THAT
LIMIT WATER TEMPERATURE TO 120F.
27 1'8'X3'0'CONC.PAD FOR HVAC CONDENSER.
�30'X80'BATH TUB.TILE T0 72'.U.N.O.
PROVIDE SOAP DISH.
Q3'�6'HI.LOW WALL PER ONMER.
�CLOTH WASHINO MACHINE,PROVIDE COLD 8 HOT WATER.
31 SERVICE CAUNTER PER OYVNER.
QGAS FIREPLACE PER OWNER.
�2X4 SKYLIGHT.ICBOi1 EH5965
Q WOOD STAIRCASE
NOTE:
'PROVIDE 12'MINIMUM CLEAflANCE IN FRONT OF 2'OR LESS UNDER-FlOOH CLEANOUT
PIPING MID 1B'IF MORE THAN 2'DIAMETEH PIPE.J
'NO UNDEfl-FLOOR CLEANOUT SHALL BE LOCATED MORE THAN 20 FEET
FROAA CRAWL HOIE ACCESS PANEL.(CPC 707.10)
'OUTDOOH MC SUCTION LINE INSULATION EXPOSED TO WEATHER SHALL BE PROTECTED
FFOM UN DETERIORATION OR PHVSICAL DAMA�E.(CEES 150Q)2.150(m�.
•ENVIRONMENTAL AIR DUCTS SUCH AS VENTILATION FOR HUMAN USAGE,KITCHEN RANCE
EXHAUST BATHROOM E%HAUST,AND CLOTHES DRYER EXHAUST SHALL BE E�UIPPED WffH
BACK-ORAFT DAMPER PER CMC 504.1.
•A DEDICATED 20-AMP CIRCUIT SHALL BE PROVIDED TO SERVE THE REW IRED BATHROOM
OUTLETS.THIS CIRCUff CANNOT SUPPLV ANV OTHER RECEPTACLES/LIOHT/FAN PER
CEC 210.17(C)(3).
•TWO SIiAALL-APPLIANCE BRANCH CIRCUITS FOR THE KITCHEN LIMRED TO SUPPLYING
WALL AND COUNTER SPACE OUTLETS ONLY PER CEC 210.11(Cj(1)AND CEC 220.16(A).
•PROVIDE A DEDICATED 24AMP CIRCUff TO SUPPLY UUNORY ROOM APPIUWCE OUTLETS
PER CEC 210.11(Cx2)AND CEC 220.18(B).
•LIGHT FIXTURES IN Tl1B OR SHOWER ENCIOSURES ARE LABELED'SUITABLE FOR DAMP
LOCATIONS'PER CEC 410-4(a).
'ALL HECESSED LKiIiT FIXTURES SHALL BE IC RATED OR FIXTURES NOT IDENTIFIED FOf;
CONTACT W/INSUUTION SHALL HAVE ALL RECESS PARTS SPACED AT LEAST 12'FROM
CpMBUST�I.E MATENIAL AN�3'FROM THERMAL INSUU�TION PER CEC 410-88.
•ALL KITCHEN BATHROOMS,OARIIOE,LAUNDRV,8 UTILITV ROOAA SFWl BE HKiH EFFICACY
LUMArAIRES bR CONTROLLED BY AN OCCUPANT SENSOR THAT DOES NOT TURN ON
AUTOMATICALLY OR HAVE AN ALWAVS ON OPTION.
'ALL OTHER INTERIOR ROOM EXCEPT CLOSETS LESS THAN 70 S.F.SHALL BE HIGH EFFICACY
IUMINAIRES OR CONTROLLED BY A MANUAL ON OCCUPANT SENSOR OR DIMMER.
•ALL pUTDOOR LIGHTING Tl-IAT IS MOUNTED TO THE BUILDING SHALL BE HIGH EFFICACV
LUMINAIRES OR CONTROLLED BY PFIOTO CONTROL/MOTION SENSOR CAMBINATION.
'VENTIUITION IN THE BATHFi00AA SHALL PROVIDf 5 AIR CHANOES PER HOUR AND BE
CONNECTED TO THE WTSIDE AS PER CBC 1203.3.
PR�P�SED FLOOR PLAN
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