DIR-2014-08b City of Cupertino
, ,, 10300 Torre Avenue
Cupertino,CA 95014
(408) 777-3308
C U P E RT 1 N tJ FAX (408) 777-3333
Community Development Department
May 28, 2014
Cynthia Cheung
Lik Seng Lim
11813 Trinity Spring Ct
Cupertino, Ca. 95014
Xin Wang
11803 Trinity Spring Ct
Cupertino, Ca. 95014
SUBJECT: PLANNING COMMISSION ACTION LETTER-DIR-2014-08
This letter confirms the decision of the Planning Commission, given at the meeting of May 27, 2014,
denying an appeal and upholding the Community Development Director's approval of the addition of
130 square feet of living area to a single story residence, located at 11813 Trinity Spring Court, according
to Planning Commission Resolution No.(s) 6739.
Please be aware that if this Permit is not used within a one-year period, it shall expire on May 27, 2015.
Also, please note that an appeal of this decision can be made within 14 calendar days from the mailing
of the notice of the decision. If this happens, you will be notified of a public hearing, which will be
scheduled before the City Council.
Sincerely,
1 '� (
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� i
Gian Paolo Martire
Assistant Planner
City of Cupertino
Enclosures: Resolution 6739
g/planning/post hearing/actionletterDlR-2014-OS
DIR-2014-08
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6739
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO DENYING AN
APPEAL AND UPHOLDING THE COMMUNITY DEVELOPMENT DIRECTOR'S
DECISION TO ALLOW THE ADDITION OF 130 SQUARE FEET TO A SINGLE-FAMILY
RESIDENCE AT 11813 TRINITY SPRING COURT
SECTION I: PROJECT DESCRIPTION
Application No.: DIR-2014-08
Applicant: Cynthia Cheung/Lik Seng Lim
Appellant: Xin Wang, 11803 Trinity Spring Court
Location: 11813 Trinity Spring Court(APN 366-53-029)
SECTION II: FINDINGS FOR A DIRECTOR'S MINOR MODIFICATION:
WHEREAS, the Planning Commission of the City of Cupertino received an appeal for the Community
Development Director's approval of a Director's Minor Modification 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 Planning Commission has held at least one public hearing in regard to
the appeal; and
WHEREAS, the appellant has not met the burden of proof required to support said appeal; and
WHEREAS, the Planning Commission finds as follows with regard to this application:
a) The proposed development, 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;
Given that the project is consistent with the General Plan and Zoning Ordinance; and has been designed to
be compatible with and respectful of adjoining residences; 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, general
welfare, or convenience.
b) The proposed development will be located and conducted in a manner in accord with the
Cupertino General Plan and the purpose of the City's zoning ordinances.
The proposed addition is in conformance with the General Plan Land Use Map of the City of Cupertino,
since it is consistent with the existing land use designation (Planned Residential Development P(Res)) and
the adjacent single family residences. The location, height, and massing of the buildings are compatible with
the adjacent and surrounding residences. The proposed project format is consistent with the City's General
Resolution No.6739 DIR-2014-08 May 27,2014
Plan Policy 2-16, which requires that new residential development preserve the character of residential
neighborhoods by being compatible with the existing neighborhood.
c) Abrupt changes in building scale should be avoided. A gradual transition related to height and
bulk should be achieved between new and existing buildings.
The project conforms to all aspects of the original Planned Development provisions and the underlying
zoning district in terms of building setbacks, height, and size. The scope of the project is not increasing the
height of the residence and the addition is limited to the first floor. The roof of the addition has a seemless
connection with the existing roof.
d) 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. T'he 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 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.
The materials, textures, and colors of the project are consistent to the existing residence and the neighboring
residences of the Seven Springs development. Staff supports the Seven Springs Home Owner Associations'
authorization of the proposed project and that it is architecturally compatible with the development. No
futher changes to the parcel are anticipated beyond the proposed addition.
e) 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.
The project scope is limited to a minor addition to the first floor of the residence without increasing the
overall height of the structure. The addition is limited to the extension of the existing walls and thus not
encroaching into any existing setback areas. No new bedrooms are being proposed and no subsequent noise,
traffic, light, and/or other visually intrusive effects are anticipated from the addition.
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 Director's Minor Modification, Application no. DIR-2014-08 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. DIR-2014-08 as set forth in the
Minutes of Planning Commission Meeting of May 27, 2014, and are incorporated by reference as though
fully set forth herein.
Resolution No.6739 DIR-2014-08 May 27,2014
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on exhibits entitled: "Lim Lik Seng & Cheung Fung Mui' prepared by Anat
Shmariahu of ANAV Design, received February 7, 2014, and consisting of eight (8) sheets; except as
may be amended by the conditions contained in this resolution.
2. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the
building plans.
3. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain the necessary building permits
for the addition.
4. BUILDING ELEVATIONS
The addition shall substantially match the existing residence in color, material, and style.
5. CONSTRUCTION PLAN SET REVISIONS
The following revision(s) shall be made on the construction plan set prior to building permit
issuance:
a. Scale: Revise scale to accurately depict d'unensions on all sheets.
6. 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.
7. 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.
8. 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 Governinent Code Section 66020(a), has begun. If you
Resolution No.6739 DIR-2014-08 May 27,2014
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 27� day of May, 2014, Regular Meeting of the Planning Commission of
the City of Cupertino, State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Brophy, Vice Chair Lee, Sun, Gong,Takahashi
NOES: COMMISSIONERS:none
ABSTAIN: COMMISSIONERS:none
ABSENT: COMMISSIONERS:none
ATTEST: APPROVED:
/s/Aarti Shrivastava /s/Paul Brophy
Aarti Shrivastava Paul Brophy, Chair
Assistant City Manager Planning Commission
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� � GENERAL NOTES
1.ALL DIMENTION AND EXITING CONDITION 12.GENERAL CONTRACTOR IS ADVISED THAT THE
� SHALL BE CHECKED AND VERIFIED BY THE ARCHITECT HAS NOT BEEN RETAINED FOR
� CONTRACTOR BEFORE PROCEEDING WITH THE CONSTRUCTION ADMINISTRATION SERVICES BY THE
I � WOAK. OWNER.ANY CHANGES OR MODIFICATIONS TO THE
2.DO NOT SCALE THE DROWINGS. WORK WHICH IS NOT REFLECTED IN THESE
, 3.DIMENTION ON PLANS ARE TO FACE OF DOCUMENTS IS THE RESPONSIBILITY OF THE
� ' SHEETROCK UNLESS OTHERWISE NOTED. GENERAL CONTRACTOR.
� �� ALL OTHER DIMENTIONS ARE TO POINTS SHOWN. 13.ALL CONSTRUCTIONS SHALL CONFORM TO
� 4 ALL WOOD IN CONTACT W ITH CONCRETE SHALL BE THE UNIFIED BUILDING CODE AND SHALL
I PRESSURE PRESERVATIVE TREATED OR E�UIVALENT. BE COMPLETED IN STRICT ACCORDANCE
I � 5.SMOOTH PAINTED GYP. WITH ALL LOCAL AND STATE BUILDING
6.ALL INSULATION SHALL COMPLY WITH CBC. CODES AND REQUIRMENTS.
! 7.COORDINATE ALL MECHANICAL,PLUMING, 14.THE CONTRACTOR SHALL NOT TAKE
' �� ELECTRICAL DEVICES WITH ARCHITECTURAL ADVANTAGE OF ANY UNWTENTIONAL ERROR OR
INTERIOR ELEVATIONS AND REFLECTAD CEILIG PLANS. OMISSION IN THE DRAWINGS OF SPECIFICATIONS.
, B.WEATHER PROTECTION SHALL CONFORM TO CBC. THE CONTRACTOR IS AESPONSIBLE TO BRING ANY
�, ' WEATHER RESISTtVE BARRIERS SHALL CONFORM TO DISCREPANCIES TO THE ATTENTION OF THE
: CBC STANDART NO.14-t FOR KRAFT PAPER AND ARCHITECT IN WRITING.
; ; ASPHALT STATURATED RAG.
�' 9.ALL PIPING,VENTS AND FLUES THAT PENERATE 15.ALL LABOR,MATERIAL AND EUIPMENTS
� THE ROOF AND EXPOSED TO VIEW ARE TO BE SHALL BE GUARANTEED FOR MIN PERIOD OF
t YEAR FROM ACCEPTANCE AGAINST DEFECTS
, LOCATED PER THE AOOF PLAN AND AS APPRAVED IN WORKMANSHIP AND OR MATERIALS.
' BY THE ARCHITECT.VERIFY LOCATION PRIOR TO
I INSTALATION. 16.CONTRACTOR SHALL BE RESPONSIBLE FOR
, 10.SLOPE GRADE A MIN OF 2%ALWAYS FROM THE REMOVAL AND DISPOSAL OF ALL CONSTRUCTION DEBRIS.
� FOUNDATION AND ADJACENT PROPERTIES LWES AT COMPLETION,HOUSE SHALL BE PROFESSIONALLY
DIRECT ALL WATER RUN-OFF TO STREET. CLEAND.
11.DOWNSPOUT-BUILDING SHALL CONTAIN RAIN WATER
I LEADERS FOR ROOF DRAINAGE.INSTALL 24"MIN CONC.
, SPLASH CLOCKS TO DfRECT WATER AWAY FROM
FOUNDATION.WHERE RAIN WATER LEADERS TERMINATE AT
' CONCRETE PORCHES AND PATIOS,WATERSHALL BE
DIRECTED THROUGH PIPE EMBEDDED IN CONCRER AWAY
' � FROM PATIO TOWARDSDRAINAGE SWALES.
__ _ - __.. _-- - - _ _. ___ _._
REMODELING
OWNER:
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11813 TRI N ITY SPRI NG C�.
,CUPERTINO ,CA 95014
tel: 925-639-5138
Design
Anat Shmariahu '
ANAV Design
408-206-5992
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_ _ Lim Lik Seng �
SITE DATA � & cheung
DRAWING OUTLINE Fun Mui
' JOB LOCATION 11813 TRINITY SPRING CT �' C.1 Cover Sheet g
�' JURISDICTION CUPERTINO, CA 95014 ; 11813 Trinity '
� P.1 Plot Plan S rin Ct,
' ASSESSORS PARCEL NUMBER 366 53 029 , � p � 9
,' NUMBER OF LOTS � , A.0 Existing + Demolition First floor Plan. Cupertino,
' LOT SIZE 4,792 SF ', 95014
' LIVING AREA SIZE 1515 + 130= 1,645 SF '� A0.1 Existing + Demolition Second floor Plan.
' GARAGE SIZE 446 SF �
A1 Proposed First and Second Floor Plan.
,� TOTAL EXISTING FLOOR AREA 1515 +446 + 36 (PORCF� =1,997SF!
! TOTAL PROPOSED FLOOR AREA 1,997+ 130=2,127 SF � '� A2 Existing and proposed Roof Plan.
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ZONING P (RES) � �� ` ' A3 Existing and Proposed Exterior Elevations.
ALL WORK SHALL COMPLY WITH THE FOLLOEING APPLICABLE
CODES 2013 CRC,CPC, CBC,CMC,CPC, CEC 2013, CAL GREEN, A4 Building Sections.
2008 CA ENERGY CODE AND CUPERTINO MUNICIPAL CODE (SMC) '
C.- ' CONSU LTANT
SCOP E Of _ WO R K '� BUILDING ENGINEER
ADDITION IN A FESIDENTIAL TWO STORY HOUSE.
1.ADDITION OF 130 SF TO THE FIRST F'_OOR ON THE BACK YARD.
2. DEMOLISION OF ONE W INDOW ON",HE NORTH EAST ELEVATION.
3. TWO NEW WINDOWS AT THE NORTF WEST ELEVATION
JOB NO
13-2
DATE
October 2
REVISIONS
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GENERAL NOTES
t.ALL DIMENSION AND EXITING CONDITION 12.GENERAL CONTRACTOR IS ADVISED THAT THE
SHALL BE CHECKED AND VERIFIED BY THE ARCHITECT HAS NOT BEEN RETAINED FOR
CONTRACTOR BEFORE PROCEEDING WITH THE CONSTRUCTION ADMINISTRATION SERVICES BY THE
OWNER.ANY CHANGES OR MODIFICATIONS TO THE
2.DO NOT SCALE THE DRAWINGS. WORK WHICH IS NOT REFLECTED IN THESE
3.DIMENSION ON PLANS ARE TO FACE OF DOCUMENTS IS THE RESPONSIBILITY OF THE
SHEETROCK UNLESS OTHERWISE NOTED. GENERAL CONTRACTOR.
ALL OTHER DIMENSIONS ARE TO POINTS SHOWN. 13.ALL CONSTRUCTIONS SHALL CONFORM TO
4 ALL WOOD IN CONTACT WITH CONCRETE SHALL BE THE UNIFIED BUILDING CODE AND SHALL
PRESSURE PRESERVATIVE TREATED OR E�UNALENT. BE COMPLETED IN STRICT ACCOROANCE
5.SMOOTH PAINTED GYP. WITH ALL LOGAL AND STATE BUILDING
6.ALL INSULATION SHALL COMPLY WITH CBC. CODES AND RE�UIRMENTS.
7.COORDINATE ALL MECHANICAL,PLUMING, 14.THE CONTRACTOR SHALL NOT TAKE
ELECTRICAL DEVICES WITH ARCHITECTURAI ADVANTAGE OF ANY UNINTENTIONAL ERROR OF
INTERIOR ELEVATIONS AND REFLECTAD CEILIG PLANS. OMISSION IN THE DRAWINGS OR SPECIFICATIONS.
e.WEATHER PROTECTION SHALL CONFORM TO CBC. THE CONTRACTOR tS RESPONSIBLE TO BRING ANY
WEATHEF RESISTIVE BARRIERS SHALL CONFORM TO DISCREPANCIES TO THE ATTENTION OF THE
CBC STANDART NO.14-1 FOR KRAFT PAPER AND
ASPHALT STATURA7ED RAG. ARCHITECT IN WRITING.
9.ALL PIPING,VENTS AND FLUES THAT PENEAATE 15.ALL LABOR,MATERIAL AND EUIPMENTS
THE ROOF AND EXPOSED TO VIEW ARE TO BE SHALL BE GUARANTEED FOR MIN PEAIOD OF
LOCATED PER THE ROOF PLAN AND AS APPRAVED �YEAR FROM ACCEPTANCE AGAINST DEFECTS
BY THE ARCHITECT.VERIFY LOCATION PRIOR TO IN WORKMANSHIP AND OR MATERIALS.
16.CONTRACTOR SHALL BE RESPONSIBLE FOR
t 0.SLOPE GRADE A MIN OF 2%ALWAYS FROM THE REMOVAL AND DISPOSAL OF ALL CONSTRUCTION DEBRIS.
FOUNDATION AND ADJACENT PROPERTIES LINES. AT COMPLETION,HOUSE SHALL BE PROFESSIONALLY
DIRECT ALL WATER RUN-OFF TO STREET. ECLEAND.
1 t.DOWNSPOUT-BUILDING SHALL CONTAIN RAIN WATER
LEADERS FOR ROOF DRAINAGE.INSTALL 24"MIN CONC.
SPLASH CLOCKS TO DIRECT WATER AWAY FROM
FOUNDATION.WHERE RAIN WATER LEADERS TERMINATE AT
CONCRETE PORCHES AND PATIOS,WATERSHALL BE
DIRECTED THROUGH PIPE EMBEDDED IN CONCRER AWAY
FfiOM PATIO TOWARDSDRAINAGE SWALES.
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LOT CALCULATION
EXISTING LIVING AREA FIRST FLOOF: 772 SF
EXISTING LIVING AREA SECOND FLOOR 743 SF
TOTAL EXISTING LIVING ARE 772+743= 1,515 SF
EXISING GARAGE 446 SF
ADDITION FIFST FLOOR 130 S
PROPOSED LIVING AREA 772+130= 902 SF
TOTAL PROPOSED LIVING AREA 902+743=1,645 SF
TOTAL EXISTING BACK YARD 943 SF
TOTAL PROPOSED BACK YARD 813 SF
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, Spring Ct,
; Cupertino,
I 95014
j JOB NO.
' 13-2
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REVISIONS
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' 13-2
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Anat Shmariahu
ANAV Design
408-206-5992
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Lim Lik Seng
& Cheung
Fung Mui
11813 Trinity
Spring Ct,
Cupertino,
95014
JOB N0.
13-2
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Keynotes �-"�, � � � � ?
AS INDICATED ON PLANS BY 1 `^, Dining room " N �
ALL DIMENSIONS ARE TO FACE OF SHEETROCK UNLESS OTHERWISE NOTED A4 2'-0'/ e'-5" �„ / 6'-t 1/2" �
10'-5 3/4" � o
STUDS ARE 2X4(3 1/2") 3 � "
t GENERAL `A4� ^ I
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DRAWINGS OF EXISTING FACILITIES ARE,IN GENERAL,DIAGRAMMATIG Family room Addition
CONTRACTOR SHALL FIELD VERIFY EXACT LOGATIONS.ACTUAL ARRANGMENT � �
OF THE WORK SHALL FOLLOW LOCATIONS SHOWN ON THE DRAWINGS WITHIN y �
THE CONSTRAINTS OF EXISTING EQUIPMENTS AND CONSTRUCTIONS.DIMENSIONS � Q
SHALL GIVEN THESE DRAWINGS AND THEY ARE NOT TO BE SCALLED. �. `�
CONSRACTOR SHALL COORDINATE WITH ALL TRADES TO PROVIDE COMPLETE
SYSTEM.
ALL MATERIALS,DETAILS,CO�ORS.TRIM SIZE MATCHING THE EXISTING.
2.WALLS
ALL WALLS SHALL BE SHOWN ON STRUCTURAL DRAWINGS.
ALL INTERIOR PARTITIONS SHALL BE TO CEILING,FINISHED WITH 5/8"GYP.
FV
UNLESS OTHERWISE NOTED. `�
3.INSULATION. "'
ALL THERMAL INSULATION SHALL BE AS SHOWN ON TITLE 24.
4.EXISTING ELECTRIC PANEL
5.EXISTING 3/4"GAS METER
6.ATTIC ACCESS 22X30.
7.EXISTING FURNACE
ALL MANUFACTURER'S INSTALLATION INSTFUCTIONS WILL BE
PROVIDE TO THE FIELD INSPECTOR.
B.EXSITING WATER HEATER.
9.SMOKE DETECTORS
SHALL BE INSTALLED IN ALL SLEEPING ROOMS AND HALLS
AS PER CRC 314 SEE ELEC DRAWINGS.
10.AS PER CRC 314 SEE ELEC DRAWINGS.
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N LOT CALCULATION
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EXISTING LIVING AFiEA FIRST FLOOR: 772 SF
EXISTING LIVING AREA SECOND FLOOR 743 SF
tOTAL EXISTING LIVING ARE 772+743= 1,515 SF
EXISING GARAGE 446 SF
ADDITION FIRST FLOOR 130 SF
PROPOSED LIVING AFEA 772+130= 902 SF
TOTAL PROPOSED LIVING AREA 902+743= 1,645 SF
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INDICATES TEMPERED GLASS.
2 X 4 STUD WALL W/2 X 4 STUDS @ 16"O/C
NEW 2 X 4 STUD WALL W!2 X 4 STUDS�a 16"O!C
Master bedroom
+10.00
Second floor
-1
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Design
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ANAV Design
408-206-5992
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Lim Lik Seng
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Fung Mui
11813 Trinity
Spring Ct,
Cupertino,
95014
JOB NO.
13-2
DATE
October 2
REVISIONS
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shingles
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located by contractor
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shingles
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Design
Anat Shmariahu
ANAV Design
408-206-5992
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Lim Lik Seng , a3
& Cheung
Fung Mui
11813 Trinity
Spring Ct,
Cupertino,
95014
JOB NO.
13-2
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first floor�
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Design
Anat Shmariahu
ANAV Design
408-206-5992
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Lim Lik Seng
& Cheung
Fung Mui
11813 Trinity
Spring Ct,
Sections Keynotes Cupertino,
95014
ALL DIMENSIONS ARE TO FACE OF SHEETROCK UNLESS OTHERWISE NOTED
1.GENERAL JOB NO.
DRAWINGS OF EXISTING FACILITIES ARE,IN GENERAL,DIAGRAMMATIC.
CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS.ACTUAL ARRANGMENT 13-2
OF THE WORK SHALL FOL�OW LOCATIONS SHOWN ON THE DRAWINGS WITHIN
THE CONTRAINTS OF EXISTING EDUIPMENTS AND CONSTRUCTIONS.DIMENSIONS
SHALL GIVEN THESE DRAWINGS AND THEY ARE NOT TO BE SCALLED.
CONTRACTOR SHALL COORDINATE WITH ALL TRADES TO PROVIDE COMPLETE
SYSTEM.
ALL MATERIALS,DETAILS,COLORS,TRIM SIZE MATCHING THE EXISTING. DATE
-Existing and addition concrete slab
-Insulation walls and ceiling see title 24.
Roof material-composite roof shingles � --- • •�--�.-�-�--, + �--.---_ • -�' ' � ctober 2
-Fascia as existing-2x1o.
-Exterior finish over insulation board.
-5/8 typ x GYP.BD t
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elevation 3 elevation �
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composite roof shingles � �'� - 8( `j h e u n g
matching the existing
Fung Mui
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, �. ° o5e lay=r of _ ,.. .,... .._._ . � ,
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_ _ . _ _ _ �_ _ 2��X6��trimsurround 4 elevation
. _ _ ,_ _, o - NeW W��dow 1/4"- 1�_�„
Typical siding over : o,
one layer of - - � Stucoo typ and color
EX`St'�9 � Elevations Keynotes DATE
150 pelt ' ' matchi the existing.
_ _
. Existing Addition � tirst floor� 1.GENERAL October 2
_ ---
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� DRAWINGS OF EXISTING FACILITIES ARE,IN GENERAL,DIAGRAMMATIC. ._ �- "� "
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Proposed North East CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS.ACTUAL ARRANGMENY REVISIONS
elevation OF THE WORK SHALL FOLLOW LOCATIONS SHOWN ON THE DRAWINGS WITHIN
2. THE CONSTRAINTS OF EXISTING E�UIPMENTS AND CONSTRUCTION�.DIMENSIONS + � '•'"�"2'�f +� `1J I,�,K�,��,�-`=
r;.-� �zw� ��z�_,
1/4��= 1�'O�� SHAL�GIVEN THESE DRAW INGS AND THEY ARE NOT TO BE SCALLED� `' ��'��
CONTRACTOR SHALL COORDINATE WITH ALL TRADES TO PROVIDE CpMPLETE � '
.
ALL MATERIALS.DETAILS,COLORS,TRIM SIZE MATCHING THE EXISTING. 7 % � /�, �
-Existing and addition concrete slab � `:�,".r-� '1;:+''' !�� (
-Root material-composite root shingles �:,`�'`:'� s• •'i`�`�'` ��'s �
-Fascia as existing-2x10. 4 � '�
-Exterior finish over insulation board �
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CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014(408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Cominissioners
From: Gary Chao,Assistant Director of Community Developmen
Prepared by: Simon Vuong, AICP, Associate Planner �
Date: March 7, 2014
Subject: Director's Minor Modification, DIR-2014-04, to a previously approved Use Permit (U-1983-
09) for the Seven Springs Development for a 130 square foot single-story addition to an
existing two-story, 1,961 square foot residence located at 11813 Trinity Spring Ct.
Chapter 19.164 of the Cupertino Municipal Code allows for administrative approval of
minor changes in a project. The Director reports their decision to the City Council and
Planning Commission in time to allow an appeal of the decision within fourteen
calendar days.
DISCUSSION
The applicant, Cynthia Cheung, is proposing to expand an existing single-story residence of a two-
story home located within a Planned Residential Development P(Res). Modifications to previously-
approved use permits requires review and approval &om the Homeowner's Association and subject to
the review from the Director of Community Development
The proposed addition is to add 130 square feet to the rear of the existing first story of the house,
expanding the living and dining room area. Based on previous conditions of approval for the
development, residences are not subject to a strict floor area ratio (FAR) limitation. However, there are
previous conditions (Z-1980-25) which restrict the total amount of bedrooms the development is
allowed to have, and a cap is provided on the total number of all-day trips generated (3,860 trips in one
day). The applicant is not proposing an increase in the number of bedrooms, which would require the
preparation of an all new trip generation study to determine that the development does not exceed
3,860 trips in one day.
The FAR of the existing house is approximately 41%, but with these changes, the proposed FAR of the
residence increases to 43.6%. No adverse impacts on surrounding neighbors are expected with the
proposed addition.
ACTION
The Director of Community Development deems the modification minor and approves the project with
the following conditions of approval:
DIR-2014-08
11813 Trinity Spring Ct Page 2
1. APPROVED EXHIBITS
Approval is based on exhibits entitled: "Lim Lik Seng & Cheung Fung Mui" prepared by Anat
Shmariahu of ANAV Design, received February 7, 2014, and consisting of eight (8) sheets; except as
may be amended by the conditions contained in this resolution.
2. ANNOTATION OF THE CONDITTONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of
the building plans.
3. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain the necessary building permits
for the addition.
4. BUILDING ELEVATIONS
The addition shall substantially match the existing residence in color, material, and style.
5. CONSTRUCTION PLAN SET REVISIONS
The following revision(s) shall be made on the construction plan set prior to building permit
issuance:
a. Scale: Revise scale to accurately depict dimensions on all sheets.
6. 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.
7. 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 attomeys' 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.
8. 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
DIR-2014-08
11813 Trinity Spring Ct Page 3
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 March 7, 2014. The fourteen calendar day appeal period
will expire on March 21,2014.
Enclosure:
Plan set
Homeowner's association letter
G:\Planning\PDREPORT\DlRreports\2014\DIR-2014-OS.doc
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11813 TRI N ITY SPRI NG CT.
,CUPERTINO ,CA 95014
tel: 925-639-5138
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' '� SITE DATA �
�, � DRAWING OUTLINE
' ! G EN E�AL NOTES , 11813 TRINITY SPRING CT '
� JOB LOCATION C.1 Cover Sheet
�, '; t.ALLDIMENTIONANDEXITINGCONDITION 12.GENERALCONTRACTORISADVISEDTHATTHE ; JURISDICTION CUPERTINO� CA 950�4 I P.1 Plot Plan
� , SHALL BE CHECKED AND VERIFIED BY THE ARCHITECT HAS NOT BEEN RETAWED FOR I ASSESSORS PARCEL NUMBER 366 53 029
' ! CONTRACTOR BEFORE PROCEEDING WITH THE CONSTRUCTION ADMINISTRATION SERVICES BY THE A.0 Existing + Demolition First floor Plan.
' � WORK. OWNER.ANY CHANGES OR MODIFICATIONS TO THE I N U M BE R OF LOTS �
I � I 2.DO NOT SCALE THE DROWINGS. WORK WHICH IS NOT REFLECTED IN THESE ,
�� �, 3.DIMENTION ON PLANS ARE TO FACE OF DOCUMENTS IS THE RESPONSIBILITY OF THE LOT SIZE 4�792 SF
' SHEETROCKUNLESSOTHERWISENOTED. GENERALCONTRACTOR. /y0. I Existin + Demolition Second floor Plan.
,� ALL OTHER DIMENTIONS ARE TO POINTS SHOWN. 13.ALL CONSTRUCTIONS SHALL CONFORM TO , LIVI NG AREA SIZE 1515+ 130= 1,645 SF 9
'� 4 ALL WOOD IN CONTACT WITH CONCRETE SHALL BE THE UNIFIED BUILDING CODE AND SHALL 446 SF
I PRESSURE PRESERVATIVE TREATED OR E�UIVALENT. BE COMPLETED IN STRICT ACCORDANCE GARAGE S IZE
; 5.SMOOTHPAINTEDGYP. WITHALLLOCALANDSTATEBUILDING ; TOTAL EXISTING FLOOR AREA 1515 +446 + 36 (PORCM =1,997SF',, A1 Proposed First and Second Floor Plan.
' � 6.ALL INSULATION SHALL COMPLY WITH CBC. CODES AND REOUIRMENTS. , ` ""'
!, 7.E OORRICAL DEVI ES WIATHIARCNITECINU�L 14.THE CONTRACTOR SHALL NOT TAKE ' TOTAL PROPOSED FLOOR AREA �,997+ 130=2��27 SF F ' � � Existing and proposed Roof Plan.
ADVANTAGE OF ANY UNINTENTIONAL ERROR OR +
, , INTERIOR ELEVATIONS AND REFLECTAD CEILIG PLANS. OMISSION IN THE DRAWINGS OR SPECIFICATIONS. f1. ;. y
B.WEATHER PROTECTION SHALL CONFORM TO CBC. THE CONTRACTOR IS RESPONSIBLE TO BRING ANY ZON I NG P (RES) � A3 Existing and Proposed Exterior Elevations.
WEATHER RESISTIVE BARRIERS SHALL CONFORM TO DISCREPANCIES TO THE ATTENTION OF THE
' CBCSTANDARTN0.14-1 FORKRAFTPAPERAND AR�H�TE�T�NwR�T�NG. ALL WORK SHALL COMPLY WITH THE FOLLOEING APPLICABLE
�, ASPHALTSTATURATEDRAG. /-��F Building Sections.
� 9.ALL PIPING,VENTS AND FLUES THAT PENERATE 15.ALL LABOR,MATERIAL AND EUIPMENTS CODES ZO�3 CRC,CPC� CBC�CMC�CPC, CEC ZO�3, CAL GREEN,
' THE ROOF AND EXPOSED TO VIEW ARE TO BE SHALL BE GUARANTEED FOR MIN PERIOD OF
LOCATEDPERTHEROOFPLANANDASAPPRAVED �YEARFROMACCEPTANCEAGAINSTDEFECTS 2008 CA ENERGY CODE AND CUPERTINO MUNICIPAL CODE �SMC�
BY THE AFCHITECT.VERIFY LOCATION PRIOR TO �N WORKMANSHIP AND OFI MATERIALS.
�! INSTALATION. t6.CONTRACTOR SHALL BE RESPONSBLE FOR , C O N S U LTA N T
, 10.SLOPE GRADE A MIN OF 2%ALWAYS FROM THE REMOVAL AND DISPOSAL OF ALL CONSTRUCTION DEBRIS. S C O P E O� W O R K
, I FOUNDATION AND ADJACENT PROPERTIES LINES AT COMPLETION,HOUSE SHALL BE PROFESSIONALLY
I DIRECT ALL WATER RUN-OFF TO STREET. CLEAND.
1t.DOWNSPOUT-BUILDING SHALL CONTAIN RAIN WATER ADDITION IN A RESIDENTIAL TWO STORY HOUSE. BUILDING ENGINEER
, LEADERS FOR ROOF DRAINAGE.INSTALL 24"MIN CONC.
, SPLASH CLOCKS TO DIRECT WATER AWAY FROM 1.ADDITION OF 130 SF TO THE FIRST FLOOR ON THE BACK YARD.
FOUNDATION.WHERE RAIN WATER LEADERS TERMINATE AT ,��!`�*����� •
�_.r� y ...., �
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CONCRETE PORCHES AND PATIOS,WATERSHAI.L BE 2. DEMOLISION OF ONE WINDOW ON-'HE NORTH EAST ELEVATION. CA TITLE 24 `,
DIRECTED THROUGH PIPE EMBEDDED IN CONCREF AWAY '%
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I ' FROM PATIO TOWARDSDRAINAGE SWALES. 3. TWO NEW WfNDOWS AT THE NORTN WEST ELEVATION
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Lim Lik Seng ,
& Cheung
Fung Mui
11813 Trinity '
Spring Ct, :
Cupertino,
95014 ',
JOB NO
13-2
DATE
October 2
REVISIONS
C.1
GENERAL NOTES
7.ALL DIMENSION AND EXITING CONDtTION 12.GENERAL CONTRACTOR IS ADVISED THAT THE
SHALL BE CHECKED AND VERIFIED BY THE ARCHITECT HAS NOT BEEN RETAINED FOR
CONTRACTOR BEFORE PROCEEDING WITH THE CONSTRUCTION ADMINISTRATION SERVICES BY THE
OWNER.ANY CHANGES OR MODIFICATIONS TO THE
2.DO NOT SCALE THE DRAWINGS. WORK WHICH IS NOT REFLECTED IN THESE
3.DIMENSION ON PLANS ARE TO FACE OF DOCUMENTS IS THE RESPONSIBILITY OF THE
SHEETROCK UNLESS OTHERWISE NOTED. GENERAL CONTRACTOR.
ALL OTHER DIMENSIONS ARE TO POINTS SHOWN. 13.ALL CONSTRUCTIONS SHALL CONFORM TO
4 ALL WOOD IN CONTACT WITH CONCRETE SHALL BE THE UNIFIED BUILDING CODE AND SHAIL
PRESSURE PRESERVATIVE TREATED OR E�UIVALENT. BE COMPLETED IN STRICT ACCORDANCE
5.SMOOTH PAINTED GYP. WITH ALL LOGAL AND STATE BUILDING
6.ALL INSULATION SHALL COMPLY WITH CBC. CODES AND RE�UIRMENTS.
7.COORDINATE ALL MECHANICAL,PLUMING, 14.THE CONTRACTOR SHALL NOT TAKE
ELECTRICAL DEVICES WITH ARCHITECTURAL ADVANTAGE OF ANY UNINTENTIONAL ERROR OR
INTERIOR ELEVATIONS AND REFLECTAD CEfLIG PLANS. OMISSION IN THE DRAWINGS OR SPECIFICATIONS.
B.WEATHER PROTECTION SHALL CONFORM TO CBC. THE CONTRACTOR IS RESPONSIBLE TO BRING ANY
WEATHER RESISTIVE BARRIERS SHALL CONFORM TO DISCREPANCIES TO THE ATTENTION OF THE
CBC STANDAFT NO.14-1 FOR KRAFT PAPER AND ARCHITECT IN WRITING.
ASPHALT STATURATED RAG.
9.ALL PIPING,VENTS AND FLUES THAT PENERATE 15.ALL LABOR,MATERIAL AND EUIPMENTS
THE ROOF AND EXPOSED TO VIEW ARE TO BE SHALL BE GUARANTEED FOR MIN PERIOD OF
LOCATED PER THE ROOF PLAN AND AS APPRAVED �YEAR FROM ACCEPTANCE AGAINST DEFECTS
BY THE AACHITECT.VERIFY LOCATION PRIOR TO �N WORKMANSHIP AND OR MATERIALS.
16.CONTRACTOR SHALL BE RESPONSIBLE FOR
10.SLOPE GRADE A MIN OF 2%ALWAYS FROM THE REMOVAL AND DISPOSAL OF ALL CONSTRUCTION DEBFIS.
FOUNDATION AND ADJACENT PROPERTIES LINES. AT COMPLETION,HOUSE SHALL BE PROFESSIONALLY
DIRECT ALL WATER RUN-OFF TO STREET. ECLEAND.
1 t.DOWNSPOUT-BUILDING SHALL CONTAIN RAIN WATER
LEADERS FOR ROOF DRAINAGE.INSTALL 24"MIN CONC.
SPLASH CIOCKS TO DIRECT WATER AWAY FROM
FOUNDATION.WHERE RAIN WATER LEADERS TERMINATE AT
CONCRETE PORCHES AND PATIOS,WATERSHALL BE
DIRECTED THROUGH PIPE EMBEDDED IN CONCRER AWAY
FROM PATIO TOWARDSDRAINAGE SWALES.
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LOT CALCULATION
EXISTING LIVING AREA FIRST FLOOR: 772 SF
EXISTING�IVING AREA SECOND FLOOR 743 SF
TOTAL EXISTING LIVING ARE 772+743= 1,515 SF
EXISING GARAGE 446 SF
ADDITION FIRST FLOOR 130 S
PROPOSED LIVING AREA 772+130= 902 SF
TOTAL PROPOSED LIVING AREA 902+743=1,645 SF
TOTAL EXISTING BACK YARD 943 SF
TOTAL PROPOSED BACK YARD 813 SF
25'
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Spring Ct,
Cupertino,
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JOB NO.
13-2
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' DATE
' October 2
REVISIONS
- Plot plan
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�A�a9e I 95014
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REVISIONS
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1 plan
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Lim Lik Seng
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Fung Mui
11813 Trinity
Spring Ct,
Cupertino,
95014
JOB NO.
13-2
DATE
October 2
REVISIONS
A0.1
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11'-33/4" � 16'-11"
/ / /
/ 7 3 /
First Floor Plan
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Keynotes 2�-4,�'��
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AS INDICATED ON PLANS BY 1 `^, Dining room N I
ALL DIMENSIONS ARE TO FACE OF SHEETROCK UNLESS OTHERWISE NOTED "^ 2'-0'/ 8'-5" �, / 6'-1 1(2" �
STUDS ARE 2X4(3 1/2") 10'-5 3/4" �= o
3 '-
1.GENERAL ��� ;�
DRAWINGS OF EXISTING FACILITIES ARE,IN GENERAL,DIAGRAMMATIC. Family room Addition
CONTRACTOR SHA�L FIELD VERIFY EXACT LOCATIONS.ACTUAL ARRANGMENT \ \
OF THE WORK SHALL FOILOW LOCATIONS SHOWN ON THE DRAWINGS WITHIN � \
THE CONSTRAINTS OF EXISTING E�UIPMENTS AND CONSTRUCTIONS.DIMENSIONS ' � °
SHALL GIVEN THESE DRAW WGS AND THEY ARE NOT TO BE SCALLED. " �+
CONSRACTOR SHALL COORDINATE WITH ALL TRADES TO PROVIDE GOMPLETE ' � � r�
SYSTEM. � _ _ Living room
Kitchen � 2'-4 1/2" °
ALL MATERIALS,DETAILS,COLORS.TRIM SIZE MATCHING THE EXISTING. � I I �
14'-6 1/2" �
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2.WALLS "' '
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ALL WALLS SHALL BE SHOWN ON STRUCTURAL DRAWINGS. _\ ,� '
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ALL INTERIOR PAFiTITIONS SHALL BE TO CEILING,FINISHED WITH 5/8"GYP. � �
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3.INSULATION. � ,��
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ALL THERMAL INSULATION SHALL BE AS SHOWN ON TITLE 24.
4.EXISTING ELECTRIC PANEL � _ �[ t
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7.EXISTING FURNACE � - l
ALL MANUFACTURER'S INSTALLATION INSTRUCTIONS WILL BE
� 7'-21/4" `
PROVIDE TO THE FIELD INSPECTOR.
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9.SMOKE DETECTORS � � LOT CALCULATION
SHALL BE INSTALLED IN ALL SLEEPING ROOMS AND HALLS Garage N
AS PER CRC 314 SEE ELEC DRAWINGS.
EXISTING LIVING AREA FIRST FLOOR: 772 SF
EXISTING LIVING AREA SECOND FLOOR 743 SF
10.AS PER CRC 314 SEE ELEC DRAWINGS. tOTAL EXISTING UVING ARE 772 743- 1 515 SF
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1 Proposed first floor plan
1/4„ = 1,_0"
+ _
EXISING GARAGE 446 SF
ADDITION FIRST FLOOR 130 SF
PROPOSED�IVING AREA 772+130= 902 SF
TOTAL PROPOSED LIVING AREA 902+743=1,645 SF
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INDICATES TEMPERED GLASS.
2 X 4 STUD WALL W/2 X 4 STUDS @ 16"O/C
NEW 2 X 4 STUD WALL W/2 X 4 STUDS @ 16"O/C
12'-10 3/4"
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11813 Trinity
Spring Ct,
Cupertino,
95014
JOB NO.
13-2
DATE
October 2
REVISIONS
A1
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Addition
Composite roof
shingles
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Continuing ihe existing
gutter+new downspout
Vents to be sized and
located by contrador
Composite roof
shingles
Design
Anat Shmariahu
ANAV Design
408-206-5992
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Lim Lik Seng , a3
& Cheung
Fung Mui
11813 Trinity
Spring Ct,
Cupertino,
95014
JOB NO.
13-2
DATE
October 2
REVISIONS
A2
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Typical siding over ,_ -:� _ o. . New window 1�4��' �� ���
one layer of °'
150pe1t- Existing ' ' - Stuccotypandcolor Elevations Keynotes
� � matching the existing.
Existing Addition tirst floor` 1.GENERAL
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DRAWINGS OF EXISTING FACILITIES ARE,IN GENERAL,DIAGRAMMATIC.
Proposed North East CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS.ACTUAL ARRANGMENT
2 elevation OF THE WORK SHALL FOLLOW LOCATIONS SHOWN ON THE DRAWINGS WITHIN
1�4��= 1�—O�� THE CONSTRAINTS OF EXISTING EQUIPMENTS AND CONSTRUCTIONS.DIMENSIONS
SHALL GIVEN THESE DRAWINGS AND THEY ARE NOT TO BE SCALLED.
CONTRACTOR SHALL COORDINATE WITH ALL TRADES TO PROVIDE COMPLETE
ALL MATERIALS,DETAILS,COLORS,TRIM SIZE MATCHING THE EXISTING.
-Existing and addition concrete slab
-Roof material-composite root shingles
-Fascia as existing-2x10.
�E�Aerior finish over insulation board.
Design
Anat Shmariahu
ANAV Design
408-206-5992
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Owner
Lim Lik Seng
& Cheung
Fung Mui
11813 Trinity
Spring Ct,
Cupertino,
95014
JOB N0.
13-2
DATE
October 2
REVISIONS
A.3
2 Section 2
1/4"= 1'-0"
second floor�
10'-0"
fi�sT f�oo�,,,`
0'-0"
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3 Section 3
1/4" = 1'-0"
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Design
Anat Shmariahu
ANAV Design
408-206-5992
second floor�
10'-0"
first floor�
0'-0"
Sections Keynotes
ALL DIMENSIONS ARE TO FACE OF SHEETROCK UNLESS OTHERWISE NOTED
1.GENERAL
DRAWINGS OF EXISTING FACILITIES ARE,IN GENERAL,DIAGRAMMATIC.
CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS.ACTUAL ARRANGMENT
OF THE WORK SHALL FOLLOW LOCATIONS SHOWN ON THE DRAWINGS WITHIN
THE CONTRAINTS OF EXISTING EQUIPMENTS AND CONSTRUCTIONS.DIMENSIONS
SHALL GIVEN THESE DRAWINGS AND THEY ARE NOT TO BE SCALLED.
CONTRACTOR SHALL COORDINATE WITH ALL TRADES TO PROVIDE COMPLETE
SYSTEM.
ALL MATERIALS,DETAILS,COLORS,TRIM SIZE MATCHING THE EXISTING.
-Existing and addition concrete slab
-Insulation walls and ceiling see title 24.
Root material-composite roof shingles
-Fascia as existing-2x10.
-Exterior finish over insulation board.
-5/81yp x GYP.BD
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Owner
Lim Lik Seng
& Cheung
Fung Mui
11813 Trinity
Spring Ct,
Cupertino,
95014
JOB NO.
13-2
DATE
October 2
REVISIONS
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