DIR-2014-30b CITY OF CUPERTINO
10300 Torre Avenue,Cupertino,California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Commissioners
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From: Gary Chao, Assistant Director of Community Development
Prepared by: Gian Paolo Martire, Assistant Planner '
Date: September 17,2014
Subject: Director's Minor Modification, DIR-2014-30, to allow the conversion of existing attic
space to a storage loft with an added skylight and window in a townhouse located in
a planned residential complex (Northpoint) located at 10935 Northview Square.
Chapter 19.132 of the Cupertino Municipal Code allows for admulistrative
approval of minor changes in a project. The Director reports his decision to the
City Council and P1ai�u1ulg Commission in time to allow an appeal of the
decision within fourteen calendar days.
DISCUSSION
The applicant is requesting a modification of a previously approved Use Permit (2-U-72) to
convert 190 square feet of existing attic space to storage space and make minor exterior
modifications to an existing single-family townhome at the Northpoint HOA. In accordance
with the R1C Ordinance, any xninor changes to a previously approved Use Permit must be
approved with a Director's Minor Modification.
The new storage space is not considered a habitable bedroom space per the Zoning Ordinance
(Chapter 19.08). A condition has been included as part of this approval requiring the owner to
record a covenant restricting the use of the area to non-habitable space.
The Northpoint Homeowners Association has approved the proposed modifications (see
Attachment 1),which also include:
• Two new skylights
• One exterior fixed window in the existing stairway area.
The exterior facing window has a sill height above five feet and poses no privacy concerns with
the neighboring parcel. Staff supports the proposed modifications because they conform to the
previously approved Use Permit and the modifications are contained within the existing
footprint and envelope of the residence.
ACTION
The Director of Community Development deems the modification minor and approves the .
addition with the following conditions of approval:
DIR-201430
10935 Northview 5quare Page 2
1. APPROVED EXHIBITS
Approval is based on exhibits titled: "Fang's Residence, 10935 Northview Square,
Cupertino, CA 95014;' dated August 12, 2014 and consisting of 3 sheets labeled A1.0, A2.0,
and A3.0; except as may be amended by the conditions contained in this resolution.
2. 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.
3. STORAGE SPACE COVENANT
The applicant shall record a covenant requiring that the converted attic space shall not be
used as habitable space. 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.
4. 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 September 12,2014. The fourteen calendar day
appeal period will expire on September 26,2014.
Enclosures:
Attachment 1: Northpoint Homeowners Association Letter
Plan Set
G:�Planning�PDREPORT�DlRreports�2014�DIR-2014-30.docx
NO' yP01NT HOMEOWNERS ASS �IATION
ARCHITECTURAL REVIEW APPLICATION
This form must be compieted and submitted for review by the Grounds and Architectural
Committee and approved by the Board of Directors before commencement of any property
mo�y�i���-ev���uld result in: (1) a change in the exterior appearance of the unit, or (2j
affe�t �fiVr egrify of the building or decrease fire safety code requirements.
Compi�t�"�rt�#�i(���orm is not necessary for insfiallation of: air-cor�ditionin units, replacement
windows, or sliding doors, _qaraqe doors, and sateNite dish receivers. Use a Pr�perty Modi�cation
Notif+cation for the items listed above. Any other modifications reqvire comp�etion ond
s�bmis�3�ldn �f�hi�c.��r�.
Please Print
Homeowner Name(s): �L'ici�1 ��/VC�
Property Address: 1G�93�" N,?�ti�,,,�;��,��r ,S�(,�, Phone: !4� — ��'.� - s'S�S
Application Dafie: �� ��- �`��� Planned Completion Date: _ `S�f t, �`'"�l�
Description of Modification js]: riC� �-t-i�_ ;�f p,x-�p,�1,r �,��;nt���.�� �1C,,;, {� ��? '
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Please include copies of Ci#y Permits, brochures, contractor's proposals, sketches, diagrams,
etc., to facilitate the review process. You may be requesfed to attend the meeting of the
Grounds and Architectural Committee when your application is reviewed.
Any damages caused to property as a result of modifications will be �he homeowner's
responsibility. Homeowner is responsible for obtaining any requi�ed city permits.
Homeowner has six (6) months to complete approved mod�cations and is responsible
for notifying management upon project completion.
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Homeowner Signature Date
------------------------------------------------------
-Official Use Only-
Architectural Review Recommendation: Date:
Board of Directors Action: (�0�!{� _ Date: � �( — ��
Compietion Verification date: 6 month's Date:
t�ORTFiPOIN7 FiOhAEOWNERS ASSOCIAIION 10880 Northpoint Way, Cupertino, CA 95014
Fhone: (408) 996-3734 Fax: (408j 496-0226
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PROJECT GENERAL NOTE' (SEE ALSO
STRUCTURAL GENERAL I�uTES)
1. ALL WORK SHALL CONFORM TO PART 2,2013 CALIFORNIA BUILDING CODE; PART
2.5,2013 CALIFORNIA RESIDENTIAL CODE;PART 3,2013 CALIFORNIA ELECTRICAL
CODE;PART 4,2013 CALIFORNIA MECHANICAL CODE;PART 5,2013 CALIFORNIA
PLUMBING CODE;PART 9,2013 CALIFORNIA FIRE CODE AND ANY ORDINANCES
OF CITY OF CUPERTINO AND ANY OTHER REGULATORY LOCAL AND STATE
AGENCIES WHICH HAVE ANY AUTHORITY OVER ANY PORTION OF THE WORK
INCLUDING THE STATE OF CALIFORNIA DIVISION OF INDUSTRtAL SAFETY AND
THOSE CODES AND STANDARDS LISTED IN THESE NOTES AND SPECIFICATIONS;
2. REGARDLESS OF DIMENSIONS SHOWN,ALL NEW WORK SHALL ALLIGN EXACTLY
WITH EXITING WORK WITH RESPECTS TO FLOOR ELEVATIONS,COLUMN,CENTER
LINES,WALL FOCES,ETC.;
3. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS ON THE PLANS
AND AT THE BUILDING SITE BEFORE COMMENCING WORK AND SHALL REPORT
ANY DISCREPANCY TO THE DESIGNER BEFORE PROCEEDING;
4. THE CONTRACTOR SHALL INSURE THAT ALL WORK IS CARRIED OUT IN A SAFE
ENVIRONMENT. IT SHALL BE HIS RESPONSIBILITY TO SEE THAT ALL
CONSTRUCTION SAFETY REGULATIONS APPLICABLE ARE OBSERVED;
5. THE INSTALLATION OF ALL SPECIFIED MATERIALS INCLUDING THE PREPARATION
OF SURFACES,SHALL CONFORM TO THE MATERIAL MANUFACTURER'S
SPECIFICATIONS AND RECOMMENDATIONS. ALL WORK SHALL BE PERFORMED
BY MECHANICS SKILLED IN THE APPLICATION MATERIALS SPECIFIED;
6. CONTRACTOR SHALL PROVIDE ADEQUATE SHORING AND BRACING WHERE
REQUIRED;
7. METHODS OF DEMOLITION SHALL BE DEVISED BY THE CONTRACTOR BUT WITHIN
THE REQUIREMENTS OF ALL APPLICABLE CODES AND LOCAL ORDINANCES;
8. ALL MATERIALS UNLESS NOTED OTHERWISE ARE TO BE NEW;
9. DETAILS SHOWN ARE BASED ON DATA TAKEN FROM EXISTING FIELD
OBSERVATIONS AND MAY NOT AGREE WITH EXISTING CONSTRUCTION. WHERE
A DIFFERENCE OCCURS WORK SHALL BE STOPPED ON THAT AREA IMMEDIATELY
AND DESIGNER SHALL BE NOTIFIED;
10. THE CONTRACT STRUCTURAL DRAWINGS AND SPECIFICATIONS REPRESENT THE
FINISHED STRUCTURE. THEY DO NOT INDICATE THE METHOD OF
CONSTRUCTION.THE CONTRACTOR SHALL PROVIDE ALL MEASURES
NECESSARY TO PROTECT EXISTING OR NEW STRUCTURES DURING
CONSTRUCTION. SUCH MEASURES SHALL INCLUDE,BUT NOT BE LIMITED TO
BRACING,SHORING FOR LOADS DUE TO CONSTRUCTION EQUIPMENT,ETC.
OBSERVATION VISITS TO THE SITE BY THE DESIGNER SHALL NOT INCLUDE
INSPECTION OF THE ABOVE ITEMS;
11. CONTRACTOR SHALL VERIFY WITH THE OWNER LOCATIONS OF EXISTING
UNDERGROUND CABLES,CONDUITS,UTILITY PIPES,ETC.AND SHALL NOT
DAMAGE SAME DURING EXCAVATIONS. CONCRETE AND ASPHALT TO BE
REMOVED SHALL BE SAW CUT TO PROVIDE A CLEAN STRAIGHT EDGE;
12. THE DESIGN,ADEQUACY,AND SAFETY OF ERECTING,BRACING,SHORING,
TEMPORARY SUPPORTS,ETC.,IS THE SOLE RESPONSIBILITY OF THE
CONTRACTOR AND HAS NOT BEEN CONSIDERED BY THE DESIGNER;
13. THE CONTRACTOR SHALL PROVIDE SAFE AND ADEQUATE BRACES AND
CONNECTIONS TO SUPPORT THE COMPONENT PARTS OF THE STRUCTURE,
UNTIL THE STRUCTURE ITSELF(INCLUDING THE ROOF AND FLOOR DIAPHRAGMS)
IS COMPLETE ENOUGH TO ADEQUATELY SUPPORT ITSELF;
14. ALL CONCRETE OR MASONRY RETAINING WALLS SEPARATING EXTERIOR AND
INTERIOR SPACES SHALL BE EQUIPPED WITH VAPOR BARRIERS AND
PERFORATED DRAINS SURROUNDED BY GRAVEL;
15. IN THE EVENT OF DISSIMILAR REQUIREMENTS,THE MOST STRINGENT ONE
SHALL APPLY;
16. THE GENERAL CONTRACTOR SHALL VERIFY AND ASSUME RESPONSABILITY FOR
ALL BUILT DIMENSIONS AND SITE CONDITIONS. THE GENERAL CONTRACTOR
SHALL INSPECT THE EXISTING PREMISES AND TAKE NOTE OF EXISTING
CONDITIONS PRIOR TO SUMITTING PRICES. NO CLAIM SHALL BE ALLOWED FOR
DIFFICULTIES ENCOUNTERED WHICH COULD HAVE REAONABLY BEEN AVOIDED
FROM SUCH AN EXAMINATION;
17. THE CONSTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION BETWEEN
ARCHITECTURAL,STRUCTURAL,CIVIL,MECHANICAL,PLUMBING,ELECTRICAL
AND FIRE PROTECTION. THIS INCLUDES REVIEWING REQUIREMENTS OF
INDIVIDUAL SYSTEMS BEFORE ORDERING AND INSTALLATION WORK;
18. ANY ERRORS,OMISSIONS OR CONFLICTS FOUND IN THE VARIOUS PARTS OF THE
CONSTRUCTION DOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE
ARCHITECT BEFORE PROCEEDING WITH THE WORK;
19. DO NOT SCALE DRAWINGS,WRITTEN DIMENSIONS GOVERN;
20. ALL CLEAR DIMENSIONS ARE NOT ADJUSTABLE WITHOUT THE APPROVAL OF THE
ARCHITECT;
21. ALL SHOWN DIMENSIONS ARE TO THE FACE OF THE STUD,CONCRETE OR
CENTERLINE OF COLUMNS UNLESS OTHERWISE NOTED;
22. TYPICAL(TYP.)SHALL INDICATE SIMILAR TREATMENT IN ALL SIMILAR
CONDITIONS THROUGHOUT THE PROJECT;
23. THE CONTRACTOR SHALL BE RESPONSIBLE FOR APPLYING AND OBTAINING ALL
REQUIRED INSPECTIONS TO CONFORM WITH LOCAL BUILDING AND FIRE CODES;
CONSTRU' °ION HOURS:
NO PERSON SHALL ERECT(INCLUDING EXCAVATION AND RADING),
DEMOLISH,ALTER OR REPAIR ANY BUILDING OR STRUCTURE OTHER
THAN BETWEEN THE FOLLOWING HOURS EXCEPT IN THE CASE OF
URGENT NECESSITY IN THE INTEREST OF PUBLIC HEALTH AND SAFETY,
AND THEN ONLY WITH PRIOR WRITTEN APPROVAL FROM THE BUILDING
OFFICIAL,WHICH APPROVAL SHALL BE GRANTED FOR A PERIOD NOT
TO EXCEED THREE DAYS. HOLIDAYS ARE THE FIRST DAY OF JANUARY,
THE THIRD MONDAY OF FEBRUARY,THE LAST MONDAY OF MAY,THE
FOURTH DAY OF JULY,THE FIRST MONDAY OF SEPTEMBER,THE
ELEVENTH DAY OF NOVEMBER,THE FOURTH THURSDAY IN NOVEMBER
AND THE TWENTY-FIFTH DAY OF DECEMBER.IF THE FIRST DAY OF
JANUARY,THE FOURTH DAY OF JULY,THE ELEVENTH DAY OF
NOVEMBER,OR THE TWENTY-FIFTH DAY OF THE DECEMBER FALLS
UPON A SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY.
MONDAY THROUGH FRIDAY:7 AM TO 6 PM
SATURDAYS:8 AM TO 5 PM
SUNDAYS AND NATIONAL HOLIDAYS:NO ACTIVITY ALLOWED
EXCEPTIONS:
AS DETERMINED BY THE CHIEF BUILDING OFFICAL:
• NO LOUD ENVIRONMENTALLY DISRUPTIVE NOISES,SUCH AS AIR
COMPRESSORS WITHOUT MUFFLERS,CONTINUOUSLY RUNNING
MOTORS OR GENERATORS,LOUD PLAYING MUSICAL
INSTRUMENTS,RADIOS,ETC.WILL BE ALLOWED WHERE SUCH
NOISES MAY BE A NUISANCE TO ADJACENT PROPERTIES.
• WHERE EMERGENCY CONDITIONS EXIST,CONSTRUCTION
ACTIVITY MAY BE PERMITTED AT ANY HOUR OR DAY OF THE WEEK.
SUCH EMERGENCIES SHALL BE COMPLETED AS RAPIDLY AS
POSSIBLE TO PREVENT ANY DISRUPTION TO OTHER PROPERTIES.
• WHERE ADDITIONAL CONSTRUCTION ACTIVITY WILL NOT BE A
NUISANCE TO SURROUNDING PROPERTIES,BASED ON LOCATION
AND TYPE OF CONSTRUCTION,A WAIVER MAY BE GRANTED TO
ALLOWED HOURS OF CONSTRUCTION OTHER THAN AS STATED IN
THIS SECTION.TO REQUEST A WAIVER,COMPLETE THE FORM.
SCOPE OF WORK
SITE ANALYSIS:
APN: 316-36-001
ADDRESS: 10935 NORTHVIEW SQ.
ZONING DISTRICT: R1C
OCCUPANCY GROUP: R-3/U
CONSTRUCTION TYPE: VB
LOT SIZE: 1,680SF
EXISTING
GARAGE AREA=500 SF
LNING AREA=1,129 SF
GROSS FLOOR AREA=1,629 SF
PROPOSED
GARAGE AREA=500 SF
ADDITION LOFT AREA=190 SF
LIVING AREA=ADDITION+EXISTING
=190 SF+1,129 SF
=1,319 SF
GROSS FLOOR ARA=LIVING AREA+GARAGE
=1,319 SF+500 SF
=1,819 SF
TOWNHOME LOFT ADDITION, APPROXIMATELY 190 SF. CONVERT EXISTING
TALL ATTIC SPACE TO NEW STORAGE LOFT WITH NEW STAIR ACCESS,
WITHIN EXISTING ROOF LINE AND ENVELOPE. A NEW 3"X2" WINDOW FOR
EXTRA NATURAL LIGHT WILL BE INSTALLED IN THE STAIRWAY AREA. TWO
SKYLIGHTS WILL ALSO BE INSTALLED ABOVE THE FAMILY ROOM AND LOFT.
UPGRADE THE ELECTRICAL PANEL AND ALL ELECTRICAL IN THE KITCHEN
AREA.
THE CONVERTED ATTIC SPACE AREA IS NOT CONSIDERED A HABITABLE FLOOR SINCE
IT DOES NOT MEET THE INTERIOR HEIGHT REQUIREMENT AS DEFINED IN THE ZONING
DEFINITIONS (CHAPTER 19.06 OF THE CMC). THEREFORE THE CONVERTED SPACE CAN
NOT INCLUDE HABITABLE SPACES, WHICH IS SPACE FOR LIVING, SLEEPING, EATING OR
COOKING. THIS SPACE MAY ONLY BE USED FOR STORAGE, CLOSET, UTILITY SPACE
AND OTHER SIMILAR AREAS.
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August 12,2014
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GLASSWALK PAVERS
SEE DETAIL
HANDRAIL 3 GUARDRAIL NOTES:
STAIRWAYS SHALL MEET EGRESS REQUIREMENTS AS DESCRIBED FOR SPECIFIC TYPE
WITHIN THE 2013 CBC CHAPTER 10.GENERALLY,RESIDENTIAL STAIRWAYS SHALL NOT BI
LESS THAN 36'IN WIDTH,THE RISE SHALL NOT BE LESS THAN 4"NOR GREATER THAN
7.75".THE RUN SHALL NOT BE LESS THAN 10'.THE LARGEST RISER ANO/OR TREAD
DEPTH SHALL NOT EXCEED THE SMALLEST BY MORE THAN 3/8'.WHERE THE TREAD
DEPTH IS LESS THAN 11',A NOSING MUST BE PROVIDED OF MIN.3/4'AND MAX.1-1/4'.
STAIRWAY HEADROOM CLEARANCE OF 80'MEASURED VERTICALLY FROM A LINE
CONNEC7ING THE EDGE OF THE NOSINGS,CONTINUOUS TO THE POINT WHERE THE LINE
INTERSECTS THE LANDING BELOW.THE MIN.CLEARANCE SHALL BE MAINTAINED THE
FULL WITH OF THE STAIRWAY AND LANDtNG,EXCEPTING SEE EXCEPTION 2 FOR
ALLOWABLE 4-3/4'ENCROACHMENT AT THROUGH FLOOR OPENING.
HANDRAILS SHALL BE 34'TO 38"ABOVE THE NOSING OF TREADS.END OF HANDRAILS
SHALL BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS OR SAFETY TERMINALS.
HANDRAILS PROJECTING FROM A WALL SHALL HAVE A CLEAR SPACE OF NOT LESS THAN
1-1/2'BETWEEN THE WALL AND THE HANDRAIL.
HANDGRIPS PER 2013 CBC SECTION 1012.3 CIRCULAR HANDRAILS SHALL BE NOT LESS
THAN 1-114"OR MORE THAN 2'IN DIAMETER AND SHALL HAVE A SMOOTH GRIPPING
SURFACE WITH NO SHARP CORNERS.SEE THE ABOVE MENTIONED CODE SECTION FOR
ADDITIONAL INFORMATION REGARDING ALTERNATIVE TYPE-II HANDRAIL REQUIREMENTS
RESIDENTIAL GUARDRAILS PER 2013 CRC R312.2 SHAIL BE MIN.OF 42'IN HEIGHT.OPEN
GUARDRAILS SHALL HAVE INTERMEDIATE RAILS OR AND ORNAMENTAL PATTERN SUCH
THAT A SPHERE 4'IN DIAMETER CANNOT PASS THROUGH(SEC.1013.3).SEE EXCEPTION;
1 AND 2 FOR ALLOWABLE EXCEPTIONS BETWEEN 36'AND 42'AND TRIANGULAR
OPENINGS ABOVE STAIR TREADS.
HANDRAILS AND GUARDRAILS TO BE CAPABLE OF SUPPORTING A 200LB CONCENTRATED
LOAD AT ANY ANGLE TO THE TOP RAIL.
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Generol Notes
No. Revision/Issue Date
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Date Sheet
August 12,2014
Projecl A2.�