DIR-2015-19b CITY OF CUPERTINO
10300 Tarre Avenue, Cupertino, California 95014(408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Commissioners
From: Gary Chao, Assistant Director of Community Developmen� � �� .,�,...---"'"��
Prepared by: Gian Paolo Martire, Assistant Planner ,f'
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Date: August 25, 2015
Subject: Director's Minor Modification to allow landscaping enhancements at a residence located in
the Seven Springs Planned Development at 11218 Stauffer Lane.
Chapter 19.164 of the Cupertino Municipal Code allows far administrative approval of
minor changes in a project. Chapter 19.12 of the Cupertino Municipal Code requires the
Director to report his/her decision to the City Council and Planning Commission in time
to allow an appeal of the decision within fourteen calendar days of approval.
DISCUSSION
The applicant, Partha Bhattacharga, is requesting to make landscaping enhancements at an existing
single-family residence at 11218 Stauffer Lane. The subject property is located withi�l the Seven Springs
Planned Development District, and any exterior or site changes require approval by the Director of
Community Development. The applicant received approval from the Seven Spruzgs Owners
Association for the project.
The proposed enhancements include:
• New landscapuzg of an existing rear yard totalling 3,934 square feet. No new turf area is
proposed. The project is subject to a landscape project submittal at the building permit stage per
the City's Landscape Ordinance since the modified area is over 2,500 square feet and is in a
Planned Development Zone.
• A new irrigation system that utilizes low-volume irrigation on planting areas. The overall
design exceeds the average landscape water efficiency of seventy (70) percent.
• Pervious pathways of pavers and decomposed granite are proposed throughout the rear yard
area.
• Replacement and small expansion of existing wood deck.
No other exterior or site changes are proposed at this time. The proposed estimated water usage by the
landscape plans falls well below the maximum allowed water allowance as established by the Water
Efficiency Landscape Ord'ulance.
DIR-2015-19
11218 Stauffer Lane Page 2
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 entitled: "Bhattachayra Residence" prepared by W. Jeffrey Heid,
stamped by Licensed Landscape Architect W. Jeffrey Heid, dated July 25, 2015, and consisting of
four sheets labeled L1-L4; 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. COMPLIANCE WITH SEVEN SPRINGS USE PERMIT CONDITIONS
The project shall comply with all applicable condition of the Seven Springs Use Permit no.
U-1983-09.
4. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incarporated into and annotated on the building plans.
5. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain tlle necessary building permits
for the project.
6. LANDSCAPE INSTALLATION REPORT
The project is subject to all provisions delineated in the Landscape Ordinance (CMC, Chapter
14.15). A landscape installation audit shall be conducted by a certified landscape professional after
the landscaping and irrigation system have been installed. The findings of the assessment shall be
consolidated into a landscape installation report.
The landscape installation report shall include, but is not limited ta inspection to confirm that the
landscaping and irrigation system are installed as specified in the landscape and irrigation design
plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that
causes overland flow, and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: "The landscape and
irrigation system have been installed as specified in the landscape and irrigation design plan and
complies with the criteria of the ordinance and the permit."
DIR-2015-19
11218 Stauffer Lane Page 3
7. LANDSCAPE AND IRRIGATION MAINTENANCE
Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall be established
and submitted to the Director of Community Development or his/her designee, either with the
landscape application package, with the landscape installation report, or any time before the
landscape installation report is submitted.
a) Schedules should take into account water requirements for the plant establishment period and
water requirements for established landscapes.
b) Maintenance shall include,but not be limited to the following: routine inspection;pressure
testing, adjustment and repair of the irrigation system; aerating and de-thatchuzg turf areas;
replenishing mulch;fertilizing; pruning;replanting of failed plants;weeding;pest control; and
removing obstructions to emission devices.
c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size-
adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall
either be replaced or be revived through appropriate adjustments in water,nutrients, pest
control or other factors as recommended by a landscaping professional.
8. 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.
9. NOTICE OF FEES,DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may uzclude certain fees, dedication
requirements, reservation requirements, and ofl�er 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 i�1 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 August 25, 2015. The fourteen calendar day appeal
period will expire on September 9, 2015.
Enclosure:
Plan set
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WATER BUDGET CALCULATIONS W, Jeffre� Ne�d
I�YDROZONE T"A�LE
Total Landscape/Modified Irrigated Area: 10,377 sf I.andscape Archr�ct
REAR YARD C-2235
MAWA(Maximum Allowed Water Allowance)
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f1 y d r o z o n e #2 - 225 SF - me d i um w a t e r MAWA=(eto)x(0.62)[(0.7 x LA)x(0.3)x SLA)] 5���,(��'�� 9512'�
f1 y d r o z o n e #3 - 2/v8 SF - me d i um w a t e r Eto=eVepOtranpiration rete tel 408 691-5207
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t�ydrozone �} - �25 5F - low water 0.7=plantfactor email wjheidasiaCaDcomcast.net
LA=landscape area
t1 y d r o z o n e #5 - 390 SF - me d i um W 0 t 2 f SLA-special landscape area-caiculaUng without SLA OWNERSHIP AND USE OF DRAWINGS
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t1 y d r o z o n e f�(o - 525 SF - me d i um w a t e r MAWA=(45.3)(0.62)(0.7)(10377)=204,014 gallons per year W'"""'"«°`°°°"°°'�`"'�`K`°"°°°"'a�""'"°�a
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t1 y d r o z o n e #7 - 725 SF - e x i s t i n g i a n d s c a p e t o r em a i n - :o w w a t e r ETWU(Estimated Water Use) �bm�a�«�o�a�.��t�to m„�orr��a�.,��o:aY
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1lydrozone #J - IGO SF - med i um water �E �V���8�����
FRONT YARD Eto=evapotraspiration rate(45.3 for Cupertlno)
0.62=converstion factor
11y d r o z o n e #�O - 3l0 SF - h i g h wa t e r PF=plent fector from WUCOLS
HA=hydrozone area(high,medium,low water needs by square foot
tiy d r o z o n e #9 - 332G � - I ow wa t e r SLA=special landscape area(no SLA on this site) O�HOSCap�
IE=irrigation efficiency(.85 for proposed bubbleddrip application,.70 for �
11 y d r o z o n e #J - 2807 SF - me d i um w a t e r spray or rotor) � EY HE/
Hydrozone#=proposed hydrozone based on sun/shade exposure ti� �� � )►
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�---------------J-------------------'� I � � Hydrozone#2-south foundation planting-225 sf-medium water , � *
j j � � (45.3)(0.62)[.5 x 225]=28.08 x 132.35= 3,716 gallons per year t; * Q.
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� � � �r � � Hydrozone#3-center planUng area-268 sf-medium water � F C J�L���,''
� � �f�; `1 � (45.3)(0.62)[.5 x 268]=28.08 x 157.64=4,427 gallons per year 'Y.� /
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i i �i~ ���` j ` j Hydrozone#4-south planting area-725 sf-low water
i / � i (45.3)(0.62)[.3 x 725]-28.08 x 255.88-7,185 gallons per year
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� I � �,Q�,�,�„�____.i I � Hydrozone#5-east property line south-390 sf-medium water
i � � �,i J,I�Q a C L 1 (45.3)(0.62)[.5 x 390]=28.08 x 229.41=6,442 gallons per year
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� 1 i I, ���4 , ����" I � Hydrozone#6-east property Ilne north-525 sf-medium water
I � ' � _ , � ; � (45.3)(0.62)[.5 x 525]=28.08 x 308.82=8,672 gallons per year
� � � � % �;�� ! r---- nm�ozarie #a .85
nmr�ozoNe #a--1 � I I �I I � �� �� I
� � i ,� ____ `I"'� j Hydrozone#7-existing to remain-725 sf-low water �j�-�'�'�N��/A
� �----------- ----- ---- ( )( )[• ]_ _ � 9 Pe Y
� r'---r-��---- • - - 't � 45.3 0.62 3 x 725 28.08 x 255.88 7 185 allons r ear
; � - ��oZ�E #2� ;,% � � .8s �SIn�NC�
�
� � �
� I I I nmrzozor,e #3=�I --j Hydrozone#8-north property line-916 sf-medium water for:
� _ __J � � (45.3)(0.62)[.5 x 916]=28.08 x 538.82=15,130 gallons per year
i --�--- i � Bhattacharya Residence
� � i i j �85 11218 Stauffer Lane
�--------.f L-t1YDROZONE #9 � � �
� ❑ 1 � Hydrozone#9-near decking-160 sf-medium water Cu pertin o, Ca. 95014
� j � (45.3)(0.62)[.5 x 160]=28.08 x 94.11=2,643 gallons per year
�------------ - � � � .85 NYn�OZON� pI.AN
� � Rear Yard Total Landscape Area: 3934 sf
� i----t?YDROZONE #I
�
� � Front yard
I �
I �
i � j Hydrozone#10-exlsting lawn-310 sf-hlgh water
__________________J (45.3)(0.62)[.7 x 310]=28.08 x 310.00=8,705 sf gallons per year
�-------------------- .7
Hydrozone#11- existing Iow water need plants-3326 sf-low water
NYb�OZON� ��AN (plants include:F�ax,Salv(a,Leptosperum,Nandina,Manzanita)
(45.3)(0.62)[.3 x 3326]=28.08 x 7173.83=32,963 gallons per year
.85
�I��p'�Q�S��_I ��8ii s I�,Oii date: 7��JI�I�
Hydrozone#12- existing medium water need plants-2807 sf inedum wa
��"�=�°`�'C3�.°7�, �y'�����j,��„ �ZO,�CtI7�51GN ANI7I,AYOU1'13YOf��S, CON'Cl2AG1"OfZ1"OV��I�Y (plants Include:Buxus,Co�eonema,Pyrus,Magnolia) scale: NOTED
��'���-���� (45.3)(0.62)[.5 x 2807]=28.08 x 1651.17=43,365 gallons per year drawn b WJH
���-�-�:��,�.I>'��(� I.AYOI.tf IN�I�I,n WI1'N OVIM��ANn 1'0 OI�fAIN I�G�SSA�Y f��MhfS, � y:
�....�,.��:��,. ,�,, GON1?ZAGt012 f0 n�51GN 131.111.n t71ZAINAG�SYSt�M IN�I�I,n, job n o. 21571
�,.;��..�. .;?;��?���
.._....�.�. Front Yard Total Landscape Area:6443 sf
�v�����1 ��.�:�r.�. ���, sheet
ETWU-140,433 gallons per year for overall sfte(below MAWA) I �j
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W, Jeffre� Ne�d
I.andscape Arch�ect
C-2235
"I NAV�COMpl,l�n WI1N 11�C�ZII��IA 0�11�WA1��2 CON5��1/A110N IN I,ANnSCN'ING OI�INANC� IRRIGATION LE(3END 6179 One�da nrn�e
ANn At'pl.l�n 11�M AGCOI�INGI.Y�O�Z 11����IGI�N1'U5�0�WA1��Z IN 11�I�ZIGA110N 1�51GN I'I.AN" ❑ Hur�Pro PC weatherbased ooMrollerwifh rain senaor.Verify plaoerr�ent end s�►,.�.��a„�, 95�z3
� urlobshucted bcatbn for asnsor,ve�ify ebdriCal foroonlrolbr tel 408 691-5207
fax 408 226-6085
� Feboo�1825YbackflowpreverKer-verifyplaoementatpolrrtofoonnecUon email wjheidaslaC�Dcomcast.net
i ����V��������'��� OWNERSHIP AND USE OF DRAWINGS
� HU�Ibf PCaV le�S COf1U01 VelVee Ilf�tell9d b910W �ede If1 I ��a.a.Fq...w�inron�.�a�aw tlia�of Nmi�hd by
9 Ii�QBtlOfl bOX,kldUdB w..wnr.Y H«a w�e.�o.�.a�n.�o..a�a.na��.mwn w
Y 1116er and In Ilrre preesure reduoer for in Ane drip drouifs ProD�KY. TM�Y an�o ba�.w«ur.iN�.w«e�o ena
ProJect anA ora not to D�ueW on any otho pro}ct.
s�,w,�i..ao or ei.�.m�no�to m..�oen�ia�.q�meory
—SCFMdUIe 40 pVC 18t9f8111119-111111.d9p1h 12' ..wo-.�,.�t.«ro,ou«v�.«m��.�ew�.i�n
t�e ProJset I�not to De eon�Wetl a�WakaUan N
i��� �I Axoqation of W.JSHrsy MME Land�caps MMltstt,
��_% Drip tubinp wRh 1 gPh p�sure oompermatlnp emil6ers ��ma,io.,�wxronc«om.,...,.a�iqne>
1)Site water pressure noted et 85 psl,notHy arr�fEect if found to be dlMerent Verify pl�rrient In 11e1d
er,a�ai�wnn��i e�,a���. �V IS�n 8/3/I 5
2)Verify placemeM of ooMroller end electricel source.Install wlthln exberior grade oonUd vaNe box. �VIS�n 8/�/I 5
3)Leyout of system Is diagremmetic,ectual fleld oondftlons may requlred adJustrnent in layout to
achleve opUmum ooverage.Verity operatlon of all dreuits prior to becldllling of trenches,adJust
syatem as needed.
4)Confredor shall provide all neceeaery eabty preceutlons,irx�,dirg s�nage end berric�edes,
throughout construcUon operatlons.
5)Contr�actor shall 000rclinate installatbn of piping and oontrd wire under existlng and propoaed
peving with peving contractor.Where noted an plen or rat
8)Drip Iines shall be Insfalled Just below grede to each plant and brougM to surface for emitter pleoement
and ataked in plaoe.
7)Contrador ahall monitor system rurrtime during maintenanoe and guararMee perbd-syatem aF�eq
be adJusted besed on seasonal changes and to ensure thst edl doee not beoorne saturated.
8)After oonstrucUon is completed,the ooMrac�or ahell suppy the owner both an Irtigetlon end
maintenence sd�edule.
9)Provide drip Iine acxesa to deoorative pler�Eers as needed.
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for:
� � �`i Bhattacharya Residence
�___ 11218 Stauffer Lane
\�� � Cupertino, Ca. 95014
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� If�IGA110N pI.AN
� O�pNOS�CAAF
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* date: ' �j� �GJ
ry�.,,:� � ��� f'IZO.�CI"17�SIGNANt7l,AY0l�'f13YOiI��ZS, CON11ZAGt0�ZTOV��I�Y *�� TE ��Q- scale: NOTED
�y��a����'� ����;��'� I,AY01.lf IN�I�l,n WI1N OV1M��ANn 1'0 013"ffAIN N�C,�SSA�Y I'��N11t5, q�, o�. drawn by: WJH
����: r � GONTIZ�GAGTO�1'0 I�51GN 13UII,t7 t7�AINAL�SY51�M IN�I�I,t7, F�F CAL�� )ob no. 21571
�����`���� : sheet
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