DIR-2014-21b CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014(408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Coxnmissioners
Develo ment `����-----
From: Gary Chao,Assistant Director of Commuruty p �'
Prepared by: Gian Paolo Martire, Assistant Planner
Date: July 11, 2014
Subject: Director's Minor Modification, DIR-2014-21, to combine an existing second floor office
condominium space and an existing residential condominium into a single residential
condominium unit located at 21761 and 21 757 Granada Avenue.
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
P1aruling Commission in time to allow an appeal of the decision within fourteen
calendar days.
DISCUSSION
The applicant, Hamid Ghazvini, is proposing to combine an existing second floor office condominium
space and an existing residential condominium into a single residential condominium unit located
within a Planned Development P(CN, ML, Res 4-12) zone. Modifications to a previously-approved
tentative map are subject to the review from the Director of Community Development.
The existing residential condominium unit will increase to 1,061 square feet after the merger with the
commercial condominium. The applicant is decreasing the office space within the Monta Vista
neighborhood allocation by 525 square feet. 'The residential unit allocation will remain unchanged.
The private open space standards in Chapter 19.36: Multiple-Family Residential(R-3) zones, state that a
minimum of 10% private open space (i.e. balconies) shall be provided for each unit's gross floor area.
The balcony space of the merged unit will be 122 square feet or 11.5% of the unit's gross floor area. No
adverse impacts on surrounding neighbors are expected with the proposed merger.
ACTION
The Director of Community Development deems the modification minor and approves the project with
the following conditions of approval:
DIR-2014-21
21761 and 21757 Granada Avenue Page 2
1. APPROVED EXHIBITS
Approval is based on e�ibits entitled: "Two New Structures for Bldg. 2 Alteration 21761 Granada
Ave., Cupertino, CA" prepared by SSSantos Designs, received May 30, 2014, and consisting of four
(4) 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 combination.
4. BUILDING ELEVATIONS
The addition shall substantially match the existing residence in color, material, and style.
5. PARKING
The parking space located along the northern parcel shall be maintained at 14 feet wide
and lined to provide a nine foot parking area and a five foot loading and unloading zone.
6. CONDOMINIUM MERGER
The merger between the second floor condominium units (APNs 357-17-135 and 357-17-
135) shall be recorded with the County.
7. 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.
8. CONFORMANCE WITH PRIOR APPROVALS
The Director of Community Development shall confirm that the combined parcel conforms to prior
approvals (U-2006-08 and ASA-2006-11) for this site.
9. 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.
DIR-2014-21
21761 and�1757 Granada Avenue Page 3
10. 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 11, 2014. The fourteen calendar day appeal period
will expire on July 25, 2014.
Enclosure:
Plan set
G:\Planning\PDREPORT\DlRreports\2014\DIR-2014-21.doc
6ENERAL NOTES
GENERAL NOTES:
THESE PLANS AND DESCRIPTION OF MATERIALS
SHALL GOVERN THE EXTENT OF THE WORK TO BE
DONE.ANY DISCREPANCY BETWEEN THESE
DOCUMENTS AND FIELD CONDITIONS MUST BE
CALLED TO THE ATTENTION OF THE DESIGNER AND
ENGINEERS.ANY DISCREPANCY NOT REPORTED TO
THE DESIGNER AND ENGINEERS WILL ABSOLVE
THEM OF ANY RESPONSIBILITY.
THE GENERAL CONTRACTOR IS RESPONSIBLE FOR
DESIGN AND INSTALLATION OF ALL TEMPORARY
BRACING AND SHORING PRIOR TO THE REMOVAL OF
ANY SUPPORTING STRUCTURE.
THE GENERAL CONTRACTOR AND ALL
SUBCONTRACTORS MUST FIELD VERIFY EXISTING
CONDITIONS AND DIMENSIONS PRIOR TO THE
SUBMITTAL OF BID PROPOSALS AND
CONSTRUCTION.
THE GENERAL CONTRACTOR IS FULLY RESPONSBLE
FOR THE SATISFACTORY COMPLETION OF ALL WORK
IN ACCORDANCE WITH THE PROJECT PLANS AND
SPECIFlCATIONS.
NOTED DIMENSIONS TAKE PRECEDENCE OVER
SCALED DIMENSIONS.ANY DISCREPANCY SHALL BE
BROUGHT TO THE DESIGNER'S ATTENTION
IMMEDIATELY.
DIMENSIONS SHOWN ARE TO FACE OF FRAMING OR
FACE OF CONCRETE UNLESS OTHERWISE NOTED.
TYPICAL DETAILS APPLY WHERE NO DETAILS OR
SECTIONS ARE PROVIDED.
ALL WORK IS TO BE DONE IN ACCORDANCE WITH
THE MOST CURRENT ISSUES OF THE U.B.C.,U.M.C.,
N.E.C.,AND U.F.C.,AND ALL GOVERNING LOCAL
CODES AND ORDINANCES.ALL THOSE WORKING ON
THE PROJECT MUST HAVE THE REQUIRED LICENSE
AND EXPERIENCE.
ALL ITEMS INDICATED ON PLANS ARE NEW AND
INCLUDED IN THIS SCOPE OF WORK UNLESS
OTHERWISE INDICATED AS(E)-EXISTING.
STRUCTURAL STEEL:
STRUCTURAL STEE�SHALL CONFORM TO A.S.T.M.
(A-36)AND TO THE A.I.S.C.SPECIFICATIONS FOR THE
FABRICATION AND ERECTION.
ALL STEEL MEMBERS SHALL BE UNFINISHED AND
PREPARED TO RECEIVE FIREPROOFING.SEE
FRAMING PLANS FOR NOTES.A.S.T.M.A500
SPECIFlCATIONS FOR THE STRUCTURAL TUBING
(WMERE APPLIES).
ALL BOLTS SHALL CONFORM TO A.S.T.M.(A307)FOR
UNFINISHED BOLTS.
ALL BOLT HOLES IN STEEL MEMBERS SHALL BE
TRUE.BURNING OF HOLES FOR CONNECTIONS WILL
NOT BE PERMITTED.SEE DETAILS FOR NOTES.
PROVIDE FULL BEARING ON UNTHREADED PORTION
OF BOLT SHANK FOR ALL STEEL CONNECTIONS.
PROVIDE LEVELING NUTS FOR ALL BaTS AT BEAM
AND COLUMN BASE PLATES.
ALL NUTS FOR STRUCTURAL STEEL CONNECTIONS
SHALL BE HEAW HEXAGONAL NUTS.
ALL WELDING SHALL BE INDICATED IN THE DETAILS
AND PERFORMED BY AN I.C.B.O.CERTIFIED WELDER
FOR FULL PENETRATION WELDS,UNDER
CONTINUOUS INSPECTION PER U.B.C.1701.5 FIELD
WELDING,OTHER THAN MISCELLANEOUS TACK
WELDING IS NOT PERMITTED,UNLESS NOTED
OTHERWiSE IN THE DETAILS AND CONTINUOUS
INSPECTtON PROVIDED.
FOR ANY CONFLJCTS BETWEEN THESE STRUCTURAL
NOTES AND THE STRUCTURAL NOTES IN THE
STRUCTURAL DRAWINGS,THE NOTES IN THE
STRUCTURAL DRAWINGS SHALL GOVERN.
REINFORCING STEEL:
LUMBER:
WOOD MEMBERS LESS THAN 4•IN WIDTH SHALL BE
DOUGLAS FIR NO.2,AND 4'OR WIDER SHALL BE
DOUGLAS FIR NO.1,UNLESS NOTED OTHERWISE.
ALL LUMBER SHALL CONFORM TO U.B.C.STANDARD
231.
UNLESS NOTED OTHERWISE ON PIANS,ALL NAtLING
SHALL BE PER U.B.C.TABLE 2311-8-1.
ALL CONNECTING HARDWARE SHALL BE'SIMPSON'
COMPANY TYPE OR APPROVED EQUAL,FASTENERS
AND INSTALLATION SHALL BE PER MANUFACTURER'S
REQUIREMENTS UNLESS NOTED OTHERWISE.
PROVIDE MST27(BOTH SIOES)TOP PLATES WHERE
NEW CONSTRUCTION JOINS EXISTING.
GLU-LAMINATED BEAMS SHALL BE OF A
COMBINATION PROVIDING A MINIMUM OF 24F=V4.
BEARING AND NON-BEARING WALLS SHALI HAVE
DOUBLE TOP PLATE LAPPED AT INTERSECTIONS.
PLATE JOINTS SHALL BE STAGGERED 4'-0'MIN.AND
SHALL BE LOCATED ON TOP OF STUDS.
WALL STUDS SHALL BE 16'O.C.AND THE SIZE NOTED
ON THE PLANS AND SECTIONS.PROVIDE 2'X 4"
STUDS MINIMUM.
ALL WOOD BEARING ON OR ADJACENT TO CONCRETE
OR MASONRY SHALL BE PRESSURE TREATED
DOUGLAS FIR.
HOLES FOR BOLTS SHALL BE BORED WITH A BIT 1H6'
LARGER THAN NOMINAL BOLT DIAMETER.ALL BOLTS
SHALL BE RE-TIGHTENED PRIOR TO APPLJCATION OF
PLYWOOD,GYPSUM BOARD,ETC.ALL BOLTS
BEARING ON WOOD SHALL HAVE STANDARD SQUARE
CUT WASHERS UNDER HEAD AND NUT.
STRUCTURAL MEMBERS SHALL NOT BE CUT FOR
PIPES AND CONDUffS,ETC.UN�ESS SPECIFICALLY
NOTED OR DETAILED BY ENGINEER.
PROVIDE 2'X SOLID BLOCKING AT ENDS OF ALL
JOISTS AND RAFTERS,OVER BEARING WALLS AND AT
B'-0'MAXIMUM FOR ALL JOISTS 2'X B'OR GREATER.
CONCRETE:
CONCRETE FOR SLABS ON GROUND,BEAM
FOOTINGS AND PIERS SHALL HAVE A MINIMUM
COMPRESSNE STRENGTH OF 2,500 P.S.I.AT 2B DAYS,
UNLESS NOTED OTHERWISE ON PLANS.
MAXIMUM AGGREGATE SIZE SHALL BE'/:AND
MAXIMUM SLUMP SHALL BE 4'.
ANCHOR BOLTS,HOLD-DOWN BOLTS,DOWELS,AND
OTHER REQUIRED INSERTS SHWLD BE POSITIONED
AND FIRMLY SECURED IN PIACE BEFORE CONCRETE
IN POUREO.
THE GENERAL CONTRACTOR SHALL TAKE ALL THE
NECESSARY MEASURES TO PROVIDE A PROPER
CONSOLIDATION AND CURING OF CONCRETE.
THE EXCAVATED BOTTOM OF ALL FOOTINGS SHALL
EXTEND TO ELEVATIONS SHOWN ON THE DETAILS
AND THE FOOTINGS SHALL BE POURED IN NEAT AND
CLEAN EXCAVATIONS,WffHOUT SIDE FORMS IF
POSSIBLE.
CODE COMPLUINCE:
THE CODES APPLICABLE TO THIS PROJECT ARE:
2001 CALIFORNIA BUILDING CODE(CBC)
2001 CALIFORNIA PLUMBING COOE(CPC)
2001 CALIFORNIA MECHANICAL CODE(CMC)
2004 CALIFORNIA ELECTRICAI CODE(CEC)
2005 CALIFORNIA ENERGY CODE
AKA ENERGY EFFICIENT STANDARDS(EES)
�.EC�I�TED
JUN 1 20
SHEET INDEX
SHEET NO DESCRIPTION —_
1 GENERAL NOTES N
SITE PLAN
SITE ANALYSIS
SHEETINDEX
BUILDING ONE DRAWINGS �
2 FIRST FLOOR PLAN REFER TO LANDSCAPE P�AN(BY OTHERS)
SECOND FLOOR PLAN FOR DETAILED INFOriM�4T10N ON _
IADSCAPING AND ADD�11 INFORMATION �,
LOFT FLOOR PLAN � �
ROOF PLAN
3 FOUNDATION PLAN
FIRST FIOOR CEILING FRAMING PLAN �
SECOND FLOOR CEILING FRAMING PLAN �
ROOF FRAMING PLAN
4 BUILDING SECTIONS
ENLARGED BATHROOM&KITCHEN
BATHROOM 8 KITCHEN ELEVATIONS
5 ELECTRICAL LAYOUT
STAIR DETAIIS
6 EXTERIOR ELEVATIONS
7 TITLE 24 COMPLIANCE
STRUCTURAL DETAILS
RAILING DETAILS
8 SCHEDULES
TYPICAL SECTIONS
BUILDING TWO DRAWINGS
9 FIRST FLOOR PLAN
SECOND FLOOR PLAN
10 LOFT FLOOR PLAN
ROOF PLAN
11 FOUNDATION PLAN
FIRST FLOOR CEILING FRAMING PLAN
12 SECOND FLOOR CEIIING FRAMING PLAN
ROOF FRAMING PLAN
13 BUILDING SECTtONS
14 ELECTRICAL LAYOUT
15 EXTERIOR ELEVATIONS
16 ENLARGED BATHROOM 8 KITCHEN
REST ROOM&INTERIOR ELEVATIONS
17 STAIRS DETAILS
STRUCTURAL SECTIONS 8 DETAILS
18 SCHEDULES
19 TITLE 24 COMPLIANCE
CONSTRUCTION DETAILS
S1 STRUCTURAL DETAILS
S2 STRUCTURAL DETAILS
S3 STRUCTURAL DETAILS
CIVIL DRAWINGS
NoT irrcwoen iN rH�s a�nv�nric s�
SEPARATE 3UBMITTAL BV ENGIPEER OF RECARD
AUTOMATIC SPRINKLER SYSTEM
AN AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED
FOR THE WHOLE STRUCTURE.THE SYSTEM SHALL BE DESIGNED
AND INSTALLED PER NFPA 13 3 24 STANDARDS BY A LICENSED
G16 CONTRACTOR WITH DRAWINGS SUBMITTED TO THE CITY
OF CUPERTINO FIRE DEPARTMENT FOR REVIEW AND PERMIT.
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SITE DATA �
ZONING CN
LOT AREA(GROSS&NET) 7,500.SQ.Ff. 3
COMMERCIAL SPACE 557.SQ.FT. � �
OFFICE SPACE 525.SQ.FT. � �
TOTAL RESIDENTIAL LIVING SPACE 3,787 SQ.FT. �
RESIDENTIAL GARAGE SPACE 1,154.SQ.FT. ( _
TOTAL ENCLOSED SPACE 6,092.SQ.Ff.
ROOFED BALCONY SPACE 30 SQ.Ff. �
REINFORCING STEEL SHALL BE DEFORMED BARS; 9 14 FLOOR AREA RATIO 0.81 1 r�
TOTAL COVERAGE 34% 2,529 SQ.FT. y
CONFORMiNG TO A.S.T.M.A875-40 REQUIREMENTS ( �
AND WELDED WIRE MESH PER A.S.T.M.185 TOTAL PAVING(33%) 2,480 SQ.FT.
SPECIFICATIONS.BARS NO.4 AND SMALLER SHALL TOTAL LANDSCAPE(33%) 2,491 SQ.FT. �
BE GRADE 40,AND BARS NO.5 AND LARGER SHALL $Y, �
BE OF GRADE 60.ALL REINFORCING BARS SHALL BE 4 PARKING SPACES COMMERCIAL:�557/250=22 SPACES
CLEAN OF FOREIGN MATERIALS.ALL REINFORCING OFFICE: 525/285=1.8 SPACES }
SPLICES SHALL BE LAPPED A MINIMUM OF 48 BAR `
DIAMETERS BUT NOT LESS THAN 24•. TOTAL: =4.0 SPACES
3 STORIES MAX. RESIDENTIAL(TWO STORIES WITH LOFT SPACE)
CONCRETE COVERAGE FOR REINFORCEMENT: 30'MAXIMUM HEIGHT RESIDENTIAL
3'WHERE POURED AGAINST EARTH CONSTRUCTION TYPE V-N
2'WHERE POURED AGAINST FORMS
1'FOR SLABS POURED AGAINST FORMS NUMBER OF STORIES TWO
n f n OCCUPANCY TYPE BLDG.1 UNIT A- R3/U1
SEE PLANS FOR QUANTITY,SIZE AND LOGATION OF ,/ I�'�-`�I� e�I BLDG.2 UNIT B- B/R3/U1 �
ANCHOR BOLTS.LOCATE BOLTS WITHIN B'FfiOM • -• '"•f;• " ` ' � � BLDG.2 UNIT C- B/R3/U1 G � �
CORNERS AND BUTT JOINTS. . • r �.' ' •� ��.'� '•',. �-:•.' BLDG.2 UNIT D- B/R3/U1 r
'' r , . , �— I l _/��� �`M> BLDG.2 UNIT E- BlR3/U1
�W� • �-� -^- �-4----� ° ° OCCUPANCY USE MIX-USE(COMMERCIAL/RESIDENTIAL)
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FUTURE CONNECTION TO
ADJACENT PROPERTY 3
PROPERTY LINE 75.00' __ __ _
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ADA PARKING
PAD 357.77
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BLD6 NO 2
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RESIDENCIAL
(2,102 SQ.FT.INCL.GARAGE)
PAD 336.53
PLANTER BOX
PARKING GARAGE
(552 S(].FT.)
PAD 338.53
PAD 836.33
3 � �
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NOTE:
THIS SITE PLAN IS FOR ARCHITECTU
SITE LAYOUT ONLY-RE�ER TO
IANDSCAPE AND SITE IINPROVEMENT
DRAWINGS FOR ADDITIONAL
INFORMATION AND DETAULS(BY OTHER�).
PROPOSED PARCEL 2 1 0 � �
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NOTE:
THIS SITE PLAN IS FSR TURAL
NE 44.00' �SITE LAYOUT ONLY-REFER TO
�W � LANDSCAPE ANLI SITE IMPRO ENT
$ DRAWINGS FOR ADDITIONAL
�'�' < INFORMATION AND DETAILS(BY THERS).
LL � I 2%
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PROPOSED PARCEL 1 �
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LAUSCAPING AND ADDITIONAL INFO
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RELOCATE '
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ACCESSIBLE PATH FROM
EXiSTING H/C PARKING TO
NEW COMMERCULL SPACE
BENCH
NOTE:
CONTRACTOR TO COMPLY WITH TREE PROTECTION
DETAILS AND RECOMMENDATIONS PROVIDED BY
BARRIE COATES.THESE DETAILS AND
RECOMMENDATIONS SHALL BE ADHERED TO AT ALL
STAGES OF CONSTRUCTION.
REFER TO LANDSCAPE PLAN(BY OTMERS)
FOR DETAILED INFORMATION ON
LADSCAPING AND ADDITIONAL INFORMATION
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OTE:
APPROVED NUMBERS OR ADDRESSES
SHALL BE PLACED ON ALL NEW AND
EXISTING BUILDINGS IN SUCH POSITION
AS TO BE PUINLY VISIBLE AND LEGIBLE
FROM THE STREET OR ROAD FRONTING
THE PROPERTY.SAID NUMBERS SHALL
CONTRAST WITH THE BACKGROUND.
NOTE:
THIS SITE PLAN IS FOR ARCHITECTURAL
SITE LAYOUT ONLY-REFER TO
LANDSCAPE AND SITE IMPROVEMENT
DRAWINGS FOR ADDITIONAL
INFORMATION AND DETAILS(8Y OTHERS).
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