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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 ______.- � C 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,,;, {� ��? ' ri'n1.J�`e . ..�1s�1-�,��.;'� '�u'�., � �'rcz� ��� � " - � �t, �' . cz s�'r�E �� 1 � S'in�2 �vi��9c��cv �/� �fih �'fGi,i/"iJ�2 . - /� �S'ui?t . � ,� ��,s� ���i�iz't'rrt 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. �i� � _�R�..�- � _�i - �f�. 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 �_ , . ��``��`'�`�;�' -� � � �.��`�/./f: , �� .:>h�. �:�� . _. ......�.,. � _ . ,�.._ <<� ,��� DIR. � 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. � ��-�i�f--7�- . : . _ . , . , ��. . ..C....�: ._q�`��;��t _ � � .. L.._ . � � .. :µ.'..� "'.� . .....�- . .+.�.a�y�.. ��.:�.�;- ; �: , .�-� ��V. Di�. �_ ._ . ,.�,_ .��:: , . -.�.._ k�3��` �r�ch Desig n __.{;r%as1{� __ ._. General Notes No. Revision/Issue Date Firtn Name � � � N O O L ' N � � N M � = H � � ti .�� QQti � � m C� c0 G� v � po � � a = c`�o � a (� O L � Q a Project Nome and Address � � � � � ■� � � � � � � � � � L ca � � r �O � � � U •� w i � c Z � Ln �. M � O V r oa�e S�«t August 12,2014 P.o,.�t A 1 .0 CE ) � R ❑ UND � � ❑ ❑ R P � � �l SCALE� 4"= 1'-0" � � ' CE � � I� D � � DOR � � ❑ ❑ R P � � N SCA�E� 4"= 1'-0" . .pi�'-�o��-� r- . . . -a, ., ., .,,�, . -- . � _ , . , . ;• �a:'� ._,-�. .:;. - . �.9".�.�-��_. <' , . �.'. . ., ' _ . . _ � . , .__.. . �.. ......,.,.� �;:' :..iµ_�,` _,. �"�:.`.:.�r-�r. DiR. _ +,Y.''..�':�. .,.!•�.?�^'? e �,�i.: so�x5�' ieP 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. �_ � �;�?W'��'��� �I�J?u✓A��:�� 1��� �:i�,? WF�����, AF'E �x4, �_��G��P�J� Cf� � � �1 � � � 0 ❑ R F� ❑ ❑ R P � AN SCA�E� 4„= 1,_0„ � s�E FaNE WINDOW `b F1�� T a�° �rchDesign __.. Lar�l:�i� _. Generol Notes No. Revision/Issue Date � � � � N O O L ' N � N N M � � H � � ti .� � QQ � � � m �.i �0 G� v0 00 � � a = � s a v o L � Q a Froject Name and Pddress � � � � � ■� � � � � � � � � � L � � � � ��/� � v/ � � ,+ •' V � � � Z � � � M � oV �- Date Sheet August 12,2014 Projecl A2.�