PC 5-27-2025 Searchable PacketCITY OF CUPERTINO
PLANNING COMMISSION
AGENDA
10350 Torre Avenue, Council Chamber and via Teleconference
Tuesday, May 27, 2025
6:45 PM
IN-PERSON AND TELECONFERENCE / PUBLIC PARTICIPATION INFORMATION
OPTIONS TO OBSERVE: Members of the public wishing to observe the meeting may do
so in one of the following ways:
1) Attend in person at Cupertino Community Hall, 10350 Torre Avenue.
2) Tune to Comcast Channel 26 and AT&T U-Verse Channel 99 on your TV.
3) Watch a live stream online at www.Cupertino.org/youtube and
www.Cupertino.org/webcast
OPTIONS TO PARTICIPATE AND COMMENT: Members of the public wishing to
address the Planning Commission may do so in the following ways:
1) Appear in person at Cupertino Community Hall:
a. During “Oral Communications”, the public may comment on matters not on the
agenda, and for agendized matters, the public may comment during the public comment
period for each agendized item.
b. Speakers are requested to complete a Speaker Card . While completion of Speaker
Cards is voluntary and not required to attend the meeting or provide comments , it is
helpful for the purposes of ensuring that all speakers are called upon.
c. Speakers must wait to be called , then proceed to the lectern/podium and speak into
the microphone when recognized by the Chair.
d. Speakers are limited to three (3) minutes each. However, the Chair may reduce the
speaking time depending on the number of people who wish to speak on an item. A
speaker representing a group of 2 to 5 or more people who are present may have up to 2
minutes per group member, up to 10 minutes maximum .
e. Please note that due to cyber security concerns, speakers are not allowed to connect
any personal devices at the lectern/podium. However, speakers that wish to share a
document (e.g. presentations, photographs or other documents) during oral comments may
do so in one of the following ways:
At the overhead projector at the podium or
E-mail the document to planning@cupertino.gov by 3:00 p.m. and staff will
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Planning Commission Agenda May 27, 2025
advance the slides/share the documents during your oral comment.
2) E-mail comments to the Planning Commission at planningcommission@cupertino.org as
follows:
a. E-mail comments must be received by 5:00 p.m. on the day of the meeting in order to
be forwarded to the commissioners before the meeting.
b. Emailed comments received following agenda publication but prior to, or during, the
meeting, will be posted to the City’s website after the meeting.
3) Teleconference in one of the following ways:
a. Online via Zoom on an electronic device (Audio and Video): Speakers must register
in advance by clicking on the link below to access the meeting:
https://cityofcupertino.zoom.us/webinar/register/WN_mh4ETq3tQdKEC5lfYR3AAQ
Registrants will receive a confirmation email containing information about
joining the webinar.
Speakers will be recognized by the name they use for registration. Once
recognized, speakers must click ‘unmute’ when prompted to speak.
Please read the following instructions about technical compatibility carefully:
One can directly download the teleconference (Zoom) software or connect to the meeting in
their internet browser. If a browser is used, make sure the most current and up-to-date
browser, such as the following, is used: Chrome 30+, Firefox 27+, Microsoft Edge 12+, Safari
7+. Certain functionality may be disabled in older browsers, including Internet Explorer.
b. By Phone (Audio only): No registration is required in advance and speakers may join
the meeting as follows:
i. Dial 669-900-6833 and enter WEBINAR ID: 882 9899 4854
ii. To “raise hand” to speak: Dial *9; When asked to unmute: Dial *6
iii. Speakers will be recognized to speak by the last four digits of their phone
number.
c. Via an H.323/SIP room system:
i. H.323 Information:
144.195.19.161 (US West)
206.247.11.121 (US East)
Meeting ID: 882 9899 4854
ii. SIP: 88298994854@zoomcrc.com
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
1.Subject: Approval of the May 13, 2025 Planning Commission Minutes
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Planning Commission Agenda May 27, 2025
Recommended Action: Approve the May 13, 2025 Planning Commission Minutes
1- Draft Minutes
POSTPONEMENTS
ORAL COMMUNICATIONS
This portion of the meeting is reserved for persons wishing to address the Commission on any matter
within the jurisdiction of the Commission and not on the agenda. Speakers are limited to three (3)
minutes. In most cases, State law will prohibit the Commission from making any decisions with respect
to a matter not on the agenda.
Unless there are separate discussions and/or actions requested by council, staff or a member of the
public, it is requested that items under the Consent Calendar be acted on simultaneously.
PUBLIC HEARINGS
Government Code Section 65103.5 limits the distribution of copyrighted material associated with the
review of development projects. Members of the public wishing to view plans that cannot otherwise be
distributed under Govt. Code Section 65103.5 may make an appointment with the Planning Division to
view them at City Hall by sending an email to planning@cupertino.gov. Plans will also be made
available digitally during the hearing to consider the proposa
2.Subject: R-1 Exception to allow a detached garage to be attached to the primary
dwelling unit, creating a reduced side yard setback for a portion of the principal
dwelling unit. (Application No(s).: EXC-2025-002; Applicant(s): Zhen Chen and Meng
Wu; Location: 890 Brent Drive.; APN(s): 369 24 027)
Recommended Action: That the Planning Commission find the project exempt from
CEQA and approve EXC-2025-002 based on the draft resolution.
Staff Report
1 - Draft Resolution
2 - Site Plan
OLD BUSINESS - None
NEW BUSINESS - None
STAFF AND COMMISSION REPORTS
This portion of the meeting is reserved for staff to provide any updates on matters pertinent to the
Commission and for Commissioners to report on any Commission related activities they have taken part
in since the prior regularly scheduled meeting.
FUTURE AGENDA SETTING
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Planning Commission Agenda May 27, 2025
This portion of the meeting is reserved for the Chair or any two Commissioners to propose a future
agenda item within the jurisdiction of the Commission. A proposal to add a future agenda item shall be
brief and without discussion by the Commission.
ADJOURNMENT
If you challenge the action of the Planning Commission in court, you may be limited to raising only
those issues you or someone else raised at the public hearing described in this agenda, or in written
correspondence delivered to the City of Cupertino at, or prior to, the public hearing. In the event an
action taken by the Planning Commission is deemed objectionable, the matter may be officially appealed
to the City Council in writing within fourteen (14) days of the date of the Commission’s decision. Said
appeal is filed with the City Clerk (Ordinance 632).
In compliance with the Americans with Disabilities Act (ADA), anyone who is planning to attend this
meeting who is visually or hearing impaired or has any disability that needs special assistance should
call the City Clerk's Office at 408-777-3223, at least 48 hours in advance of the meeting to arrange for
assistance. In addition, upon request in advance by a person with a disability, meeting agendas and
writings distributed for the meeting that are public records will be made available in the appropriate
alternative format.
Any writings or documents provided to a majority of the Planning Commission after publication of the
packet will be made available for public inspection in the Community Development Department located
at City Hall, 10300 Torre Avenue, Cupertino, California 95014 during normal business hours and in
Planning packet archives linked from the agenda/minutes page on the City web site.
IMPORTANT NOTICE: Please be advised that pursuant to Cupertino Municipal Code section
2.08.100, written communications sent to the City Council, Commissioners or staff concerning a
matter on the agenda are included as supplemental material to the agendized item. These written
communications are accessible to the public through the City website and kept in packet archives. Do
not include any personal or private information in written communications to the City that you do not
wish to make public, as written communications are considered public records and will be made
publicly available on the City website.
For questions on any items in the agenda, or for documents related to any of the items on the agenda,
contact the Planning Department at (408) 777 3308 or planning@cupertino.org.
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CITY OF CUPERTINO
Agenda Item
25-14015 Agenda Date: 5/27/2025
Agenda #: 1.
Subject: Approval of the May 13, 2025 Planning Commission Minutes
Approve the May 13, 2025 Planning Commission Minutes
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DRAFT MINUTES
CUPERTINO PLANNING COMMISSION
Tuesday, May 13, 2025
At 6:45 p.m. Chair Santosh Rao called the Regular Planning Commission meeting to order and
led the Pledge of Allegiance in the Cupertino Community Hall Council Chamber, 10350 Torre
Avenue and via teleconference.
ROLL CALL
Present: Chair Santosh Rao, Vice Chair Tracy Kosolcharoen, and Commissioners David Fung,
Steven Scharf and Seema Lindskog. Absent: None.
APPROVAL OF MINUTES
1. Subject: Approval of the April 22, 2025 Planning Commission Minutes
Recommended Action: Approve the April 22, 2025 Planning Commission Minutes
Chair Rao opened the floor for Commissioner comments.
MOTION: Scharf moved and Lindskog seconded to approve the April 22, 2025 Planning
Commission Minutes. The motion passed with the following vote: Ayes: Rao,
Kosolcharoen, Fung, Scharf, Lindskog. Noes: None. Abstain: None. Absent: None.
POSTPONEMENTS – None
ORAL COMMUNICATIONS
No members of the public spoke.
CONSENT CALENDAR- None
STUDY SESSION
2. Subject: Multifamily and Residential Mixed-Use Objective Design Standards
Recommended Action: That the Planning Commission provide feedback and
recommendations regarding objective design standards for new multifamily and
residential mixed-use development.
Planning Manger Ghosh introduced the City’s Consultant, Greg Goodfellow from
Placeworks, who gave a presentation.
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Commissioners asked questions toward the end of the presentation, which staff and the
Consultant responded to.
The Consultant continued the presentation.
Commissioners continued to make comments and asked questions, which staff and the
presenter responded to.
Chair Rao opened the public comment period and the following people spoke during
public comment:
• Jennifer Griffin
Chair Rao closed the public comment period.
The presentation continued, and Commissioners continued their discussion. The Chair
made a request to have additional meetings on this item. Staff said they would consider
options available in light of budgetary limitations.
PUBLIC HEARINGS – None
NEW BUSINESS –
3. Subject: Stevens Creek Boulevard Corridor Vision Study
Recommended Action: Recommend that the City Council accept the Stevens Creek
Boulevard Vision Study.
Planning Manager Ghosh introduced Senior Transportation Planner Schroeder , who gave
a presentation, along with Public Words Director Mosley, and Transportation Manager
Stillman.
Chair Rao opened the floor to Commissioner questions.
Commissioners asked questions, which the presenters responded to.
Chair Rao opened the public comment period and the following people spoke:
• Jennifer Griffin
• Harry Neil
• Emily Poon
• Betsy Maze
• Danny Hapton
• Tally Raim
• Sandra Sava
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Chair Rao closed the public comment period.
The Commissioners made comments and asked questions which staff and the presenters
responded to.
Chair Rao opened the floor to Commissioner discussion.
Commissioners made comments, asked questions and discussed common ground for
purposes of drafting a motion for Council.
MOTION: Rao moved and Fung seconded to recommend the City Council to accept the
Stevens Creek Boulevard Corridor Vision Study and Steering Committee Action and
reaffirm the Bicycle Pedestrian Commission recommendation, with the following
additional recommendations:
• Prioritize investments in identity and maintenance
• Prioritize investments in safety, with a focus on, but not limited to, technology
and innovation such as adaptive traffic signalization and active pedestrian
detection
• Prioritize cost by limiting corridor up to Westport, and limiting study of transit
alternatives to grade-separated transit
• Invest in off-corridor bicycle and pedestrian networks such as, but not limited to,
the Lawrence Mitty Trail and Tamien Innu Trail
FRIENDLY AMMENDMENT: Scharf made a friendly amendment to change the
language substituting Westport with Bubb Road (The Chair and Fung accepted the
friendly amendment).
The motion passed with the following vote. Ayes: Rao, Kosolcharoen, Fung, Scharf,
Lindskog. Noes: None. Abstain: None. Absent: None.
STAFF AND COMMISSION REPORTS - None
FUTURE AGENDA SETTING – None
ADJOURNMENT
At 10:13 p.m. Chair Rao adjourned the Regular Planning Commission Meeting.
Minutes prepared by:
Lindsay Nelson, Administrative Assistant
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CITY OF CUPERTINO
Agenda Item
25-14016 Agenda Date: 5/27/2025
Agenda #: 2.
Subject: R-1 Exception to allow a detached garage to be attached to the primary dwelling unit,
creating a reduced side yard setback for a portion of the principal dwelling unit. (Application No(s).:
EXC-2025-002; Applicant(s): Zhen Chen and Meng Wu; Location: 890 Brent Drive.; APN(s): 369 24
027)
That the Planning Commission find the project exempt from CEQA and approve EXC-2025-002 based
on the draft resolution.
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PLANNING COMMISSION STAFF REPORT
Meeting: May 27, 2025
SUBJECT
R-1 Exception to allow a detached garage to be attached to the primary dwelling unit,
creating a reduced side yard setback for a portion of the principal dwelling unit.
(Application No(s).: EXC-2025-002; Applicant(s): Zhen Chen and Meng Wu; Location:
890 Brent Drive.; APN(s): 369 24 027)
RECOMMENDED ACTIONS
That the Planning Commission find the project exempt from CEQA and approve EXC-
2025-002 based on the Draft Resolution for a R-1 Exception to allow a detached garage
to be attached to the primary dwelling unit, creating a reduced side yard setback for a
portion of the principal dwelling unit at 890 Brent Drive.
DISCUSSION
Project Data:
General Plan Designation: Low Density (1-5 DU/Ac.)
Zoning Designation: R1-6 (Single-family residential with a minimum lot
area of 6,000 sq. ft.)
Net Lot Area 6,089 sq. ft. (0.14 acres)
Project Data Allowed Existing Proposed
Floor Area (square feet) 2,740.05 1,644 2,703
Floor Area Ratio 45% 28% 44%
Setbacks Required Existing Proposed
Front Setback 20 feet 23 feet 1 inch 23 feet 1 inch
Interior Side Setback
(northeast)
10 feet 7 feet 4 inches Garage – 5 feet
Addition – 9 feet 8 inches
Existing – No change
Interior Side Setback
(southwest)
5 feet 5 feet 4 inches 5 feet 4 inches
Rear Setback 20 feet 23 feet 7 inches 23 feet 7 inches
Project Consistency with:
General Plan: Yes
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Zoning: Yes (if exception is approved)
Background:
The project site (Figure 1) is zoned R1-6 Residential and is located on the eastern side of
Brent Avenue within the South Blaney
neighborhood. The property is surrounded
by other comparable single-family
residences.
The 6,089 square-foot lot was created
through a subdivision in 1958 when the
property was part of the City of San Jose.
The parcel was developed later that year
with a 1,200-square-foot home and a 444-
square-foot detached garage under San
Jose’s development regulations. The
property was annexed into Cupertino in
1979; therefore, the City’s regulations apply
for any proposed additions/new
development.
Application Request
The applicants, Zhen Chen and Meng Wu, are proposing a 1,059 square-foot addition, a
portion of which lies between the principal dwelling and the detached garage, creating a
non-conforming setback for the garage section of the principal unit.
The proposed 1,059 square-foot addition includes a 327 square-foot addition between the
existing living room and detached garage and a 650 square-foot addition at the front of
the existing house. The project also proposes a complete remodel of the existing home
and a new 82 square-foot porch and front entry feature. No further setback modifications
are proposed at the garage or at the rear of the home. Please refer to Attachment 2 for the
site plan.1
Analysis:
R-1 Exception
1 Government Code Section 65103.5 limits the distribution of copyrighted material associated with the
review of development projects. Members of the public wishing to view plans that cannot otherwise be
distributed under state law may make an appointment with the Planning Division to view them at City
Hall by sending an email to planning@cupertino.gov.
Figure 1: Site Aerial
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The R-1 Ordinance, Chapter 19.28 of the Cupertino Municipal Code, requires a combined
side yard setback of 15 feet for principal dwellings, with no single side yard setback less
than 5 feet. Side yard setbacks provide privacy and access to natural light, reduce the
mass of structures from the perspective of neighboring properties, and establish adequate
rear yard access and emergency egress. Generally, detached accessory structures have
less restrictive setbacks as their uses are incidental to the principal dwelling and their
massing is smaller than the principal dwelling.
When the property was first developed, it comprised of the principal dwelling unit which
had a southwest side yard setback of 5 feet 4 inches and a northeast side yard setback of
7 feet 4 inches, a detached garage with a 10-foot wall height (including all roofing
material), and a compliant 5-foot setback from the northeast (left) property line (in
compliance with the City of San Jose’s setback standards). The proposed attachment of
the detached garage to the principal dwelling will reclassify the garage as part of the main
structure, and therefore, under R-1 zoning, would require the northeast side of the
primary home to have a minimum 9-foot 8-inch setback from the property line.
However, to reduce the degree of non-conformity, the applicants propose to retain a
setback of 9 feet 8 inches for the addition between the detached garage and the existing
home, rather than extending the existing non-conforming 7-foot-4-inch setback at the
northeast (left) property line. Additionally, no changes to the wall plane height or roof
line are proposed at the garage, creating no new impacts to the north side neighbor. If
willfully demolished or altered, the garage wall must meet a setback of 9 feet 8 inches on
the northeast side. Lastly, conditions of approval have been added to ensure that future
additions to the principal unit must meet a setback of at least 9 feet 8 inches, and no
reductions to the setback of the garage portion of the property would be allowed on the
northeast side.
Many residences in the immediate neighborhood were constructed with a similar
configuration as the project site, consisting of modestly sized single-story residences with
detached garages. A similar addition was completed through application EXC-2010-02 at
874 Brent Drive, just four parcels northeast of the project site. That addition, also between
the detached garage and principal dwelling, was approved by the Design Review
Committee in 2010.
Therefore, except that the proposed addition would create a non-conforming setback for
the primary dwelling unit due to its being attached to the existing garage, the proposed
addition complies with all other aspects of the R-1 zone’s site development regulations.
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Cupertino Municipal Code Findings
The Cupertino Municipal Code includes ‘findings’ for approval of various permits
necessary to approve the proposed project. These provide a framework for making
decisions and facilitating an orderly analysis of the review of a project. Listed below are
the findings the City must make for the R-1-Exception requested by the applicant in
rendering a decision whether to grant an exception on this project.
R-1 Exception (CMC 19.28.140 (D))
1. The literal enforcement of this chapter will result in restrictions inconsistent with the
spirit and intent of this chapter.
The proposed addition will not reduce or alter any side yard setback beyond what exists on site.
The applicant has increased the addition area setback on the northeast (left) side yard to 9-feet
8-inches to comply with the required combined 15-foot side yard setback.
The R-1 Chapter is intended to: enhance the identity of residential neighborhoods; ensure
provision of light, air and a reasonable level of privacy to individual residential parcels; ensure
a reasonable level of compatibility in scale of structures within residential neighborhoods; and
reinforce the predominantly low-intensity setting in the community. Therefore, the literal
enforcement of this chapter will result in restrictions inconsistent with the spirit of this
chapter.
2. The proposed development will not be injurious to property or improvements in the
area, nor be detrimental to the public safety, health and welfare.
The only portion of the project within the required side yard setback is the existing garage,
which was constructed in 1958 when the property was created through subdivision, and no
changes to the garage’s dimensions, setbacks, or wall lines are proposed. Furthermore, all other
portions of the proposed addition area are compliant with the setbacks required by the R-1
Ordinance. Therefore, the development will not be injurious to property or improvements in
the area, nor be detrimental to the public safety, health and welfare.
3. The exception to be granted is one that will require the least modification of the
prescribed design regulation and the minimum variance that will accomplish the
purpose;
The proposed development reduces the degree of nonconformity by implementing a 9-foot 8-
inch setback at the addition between the principal dwelling and detached garage. Additionally,
the dimensions of the garage will not be altered. These standards will be maintained through
conditions of approval of this permit. Therefore, the development is the least impactful option
that will accomplish the purpose of the addition.
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4. The proposed exception will not result in significant visual impact as viewed from
abutting properties;
The project does not propose any change to the garage’s wall lines, height, interior dimensions,
or setbacks. Therefore, the proposed exception will not result in a significant visual impact as
viewed from abutting properties.
Environmental Assessment:
The project is categorically exempt from the requirements of the California
Environmental Quality Act of 1970 (Public Resources Code section 21000 et seq.)
(“CEQA”), together with the State CEQA Guidelines (California Code of Regulations,
Title 14, Section 15000 et seq.) (hereinafter, "CEQA Guidelines"), pursuant to CEQA
Guidelines section 15301 (Existing Facilities - Class 1 Subsection 2). The proposed
addition is categorically exempt under CEQA Class 1, Section 15301(e)(2) – Existing
Facilities, as it proposes an incidental addition to an existing structure on a property with
access to public services and facilities which is not located in an environmentally sensitive
area. The project consists of the operation, repair, maintenance, permitting, leasing,
licensing, and minor alteration of an existing private structure involving negligible or no
expansion of an existing use, including interior or exterior alterations involving such
things as interior partitions, plumbing, and electrical conveyances and none of the
exceptions to the categorical exemptions in CEQA Guidelines section 15300.2 apply.
PUBLIC NOTICING & OUTREACH
The following table is a brief summary of the noticing done for this project:
No public comments have been received as of the date of production of this staff report
(May 22, 2025).
NEXT STEPS
Should the project be approved, the Planning Commission’s decision on this proposal is
final unless an appeal is filed within 14 calendar days (by June 10, 2025) from the date of
the decision. The applicant may apply for building and other permits at the end of the
appeal period.
Public Notice Agenda
Site Signage (14 days prior to the
hearing)
6 public hearing notices mailed to
adjacent property owners (10 days
prior to the hearing)
Posted on the City’s official notice bulletin
board (at least 72 hours prior to the hearing)
Posted on the City of Cupertino’s website
(at least 72 hours prior to the hearing)
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This approval expires on May 27, 2026, at which time the applicant may apply for a one-
year extension.
Prepared by: Jelani Mora, Assistant Planner
Reviewed by: Piu Ghosh, Planning Manager
Approved for Submission by: Luke Connolly, Assistant Director of Community
Development
ATTACHMENTS:
1 – Draft Resolution for EXC-2025-002
2 – Site Plan
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CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
TO ALLOW A DETACHED GARAGE TO BE ATTACHED TO THE
PRIMARY DWELLING UNIT, CREATING A REDUCED SIDE YARD
SETBACK FOR A PORTION OF THE PRINCIPAL DWELLING UNIT
AT 890 BRENT DRIVE (A.P.N. 369-24-027)
SECTION I: PROJECT DESCRIPTION
Application No.: EXC-2025-002
Applicant: Zhen Chen and Meng Wu
Location: 890 Brent Drive.; APN(s): 369-24-027
SECTION II: FINDINGS
WHEREAS, the City of Cupertino received an application for an R1 Exception to allow a
1,059 square-foot single story addition to attach an existing dwelling to a detached garage
within the required side yard setback area; and
WHEREAS, the project is categorically exempt under the California Environmental
Quality Act (CEQA) Class 1, Section 15301(e)(2) – Existing Facilities; 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 meeting in regard to the application; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and
WHEREAS, the Planning Commission finds that:
A. R1-Exception
1. The literal enforcement of this chapter will result in restrictions inconsistent with the
spirit and intent of this chapter.
The proposed addition will not reduce or alter any side yard setback beyond what exists on site.
The applicant has increased the addition area setback on the northeast (left) side yard to 9-feet
8-inches to comply with the required combined 15-foot side yard setback.
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The R-1 Chapter is intended to: enhance the identity of residential neighborhoods; ensure
provision of light, air and a reasonable level of privacy to individual residential parcels; ensure
a reasonable level of compatibility in scale of structures within residential neighborhoods; and
reinforce the predominantly low-intensity setting in the community. Therefore, the literal
enforcement of this chapter will result in restrictions inconsistent with the spirit of this chapter.
2. The proposed development will not be injurious to property or improvements in the
area, nor be detrimental to the public safety, health and welfare.
The only portion of the project within the required side yard setback is the existing garage, which
was constructed in 1958 when the property was created through subdivision, and no changes
to the garage’s dimensions, setbacks, or wall lines are proposed. Furthermore, all other portions
of the proposed addition area are compliant with the setbacks required by the R-1 Ordinance.
Therefore, the development will not be injurious to property or improvements in the area, nor
be detrimental to the public safety, health and welfare.
3. The exception to be granted is one that will require the least modification of the
prescribed design regulation and the minimum variance that will accomplish the
purpose;
The proposed development reduces the degree of nonconformity by implementing a 9-foot 8-
inch setback at the addition between the principal dwelling and detached garage. Additionally,
the dimensions of the garage will not be altered. These standards will be maintained through
conditions of approval of this permit. Therefore, the development is the least impactful option
that will accomplish the purpose of the addition.
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties;
The project does not propose any change to the garage’s wall lines, height, interior dimensions,
or setbacks. Therefore, the proposed exception will not result in a significant visual impact as
viewed from abutting properties.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony, and other evidence
submitted in this matter, the Planning Commission does determine that Application
No.(s) EXC-2025-002 is categorically exempt from CEQA and approves said application;
and
That the subconclusions upon which the findings and conditions specified in Section III
of this Resolution are based and contained in the public meeting record concerning
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Application No.(s) EXC-2025-002 as set forth in the Minutes of the Planning Commission
Meeting of May 27, 2025, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPARTMENT
1. APPROVED EXHIBITS
Approval is based on the plan set entitled, “House Addition Chen Residence” drawn
by Linda Lin dated April 8, 2025, consisting of nine (9) sheets labeled A0.1 through
A6 and C1_Boundary Survey; except as may be amended by conditions in this
resolution.
2. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the
building plans.
3. NORTHEAST (LEFT) SIDEYARD SETBACK
The applicant shall maintain a 9-foot 8-inch setback at the northeast (left) interior side
yard, unless the Municipal Code allows a different setback for R-1 properties.
4. GARAGE
The applicant shall not alter the setback, roof line, interior dimensions, or wall plane
height of the garage within 9-feet 8-inches of the northeast (left) property line. Willful
alteration or demolition of the garage shall require the garage wall to have a 9-foot 8-
inch setback on the northeast side.
5. BUILDING PERMITS
The applicant shall consult with the City Building Division to obtain the necessary
building permits prior to commencement of work.
6. ACCURACY OF PROJECT PLANS
The applicant/property owner is responsible for verifying all pertinent property data
including but not limited to property boundary locations, building setbacks, property
size, building square footage, any relevant easements, and/or construction records.
Any misrepresentation of any property data may invalidate this approval and may
require additional review.
7. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible for consulting 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 any approval by the
Community Development Department.
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8. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS
a. All grading activities shall be limited to the dry season (April 15 to October 1),
unless permitted otherwise by the Director of Public works.
b. Construction hours and noise limits shall be compliant with all requirements of
Chapter 10.48 of the Cupertino Municipal Code.
c. Grading, street construction, underground utility and demolition hours for work
done more than 750 feet away from residential areas shall be limited to Monday
through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m.
Grading, street construction, demolition or underground utility work within 750
feet of residential areas shall not occur on Saturdays, Sundays, holidays, and
during the nighttime period as defined in Section 10.48.053(b) of the Municipal
Code.
d. Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m.
and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed
on holidays as defined in Chapter 10.48 of the Municipal Code. Nighttime
construction is allowed if compliant with the nighttime standards of Section 10.48
of the Cupertino Municipal Code.
e. Rules and regulations pertaining to all construction activities and limitations
identified in this permit, along with the name and telephone number of an
applicant appointed disturbance coordinator, shall be posted in a prominent
location at the entrance to the job site.
f. The applicant shall be responsible for educating all contractors and subcontractors
of said construction restrictions.
The applicant shall comply with the above grading and construction hours and noise
limit requirements unless otherwise indicated.
9. DARK SKY COMPLIANCE
Prior to issuance of Building Permits, the applicant/property owner shall submit final
plans in compliance with the approved lighting plans to comply with development
standards of Cupertino Municipal Code Section 19.102.040 Outdoor Lighting
Requirements. In the event changes are proposed from the approved plans, said
changes must be reviewed and approved by the Director of Community Development
or their designee. The applicant shall provide all documentation required to
determine compliance with the Municipal Code.
10. FUGITIVE DUST CONTROL
Prior to issuance of the any demolition, grading, or building permit, include on all
permit plans, the full text of each of the Bay Area Air Quality Management District’s
Basic Control Measures from the latest version of BAAQMD’s CEQA Air Quality
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Guidelines, as subsequently revised, supplemented, or replaced, to control fugitive
dust (i.e., particulate matter PM2.5 and PM10) during demolition, ground disturbing
activities and/or construction.
11. VOLATILE ORGANIC COMPOUND EMISSIONS FROM PAINT
Prior to issuance of the first building permit, the Applicant shall include a note on all
plans where paint specifications or other design specifications are listed, that the
project design will incorporate only low-VOC paint (i.e., 50 grams per liter [g/L] or
less) for interior and exterior wall architectural coatings.
12. AVOID NESTING BIRDS DURING CONSTRUCTION
Prior to issuance of any demolition, grading and building permit, indicate the
following on all construction plans:
a. Demolition, construction, ground-disturbing, and tree removal/pruning activities
shall be scheduled to be completed prior to nesting season (February 1 through
August 31), if feasible.
b. If demolition, construction, ground-disturbing, or tree removal/pruning activities
occur during the nesting season (February 1 and August 31), preconstruction
surveys shall be conducted as follows:
i. No more than 7 days prior to the start of demolition, construction, ground-
disturbing, or tree removal/pruning activities, in order to identify any active
nests with eggs or young birds on the site and surrounding area within 100
feet of construction or tree removal activities.
ii. Preconstruction surveys shall be repeated at 14-day intervals until
demolition, construction, ground-disturbing, or tree removal/pruning
activities have been initiated in the area, after which surveys can be stopped.
As part of the preconstruction survey(s), the surveyor shall inspect all trees
and other possible nesting habitats in, and immediately adjacent to, the
construction areas for active nests, while ensuring that they do not disturb the
nests as follows:
1) For projects that require the demolition or construction one single-family
residence, ground disturbing activities affecting areas of up to 500 square
feet, or the removal of up to three trees, the property owner or a tree
removal contractor, if necessary, is permitted to conduct the
preconstruction surveys to identify if there are any active nests. If any
active nests with eggs or young birds are identified, the project applicant
shall retain a qualified ornithologist or biologist to identify protective
measures.
2) For any other demolition, construction and ground disturbing activity or
the removal of four or more trees, a qualified ornithologist or biologist
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shall be retained by the project applicant to conduct the preconstruction
surveys.
iii. If the preconstruction survey does not identify any active nests with eggs or
young birds that would be affected by demolition, construction, ground-
disturbing or tree removal/pruning activities, no further mitigating action is
required. If an active nest containing eggs or young birds is found sufficiently
close to work areas to be disturbed by these activities, their locations shall be
documented, and the qualified ornithologist or biologist shall identify
protective measures to be implemented under their direction until the nests
no longer contain eggs or young birds.
iv. Protective measures may include, but are not limited to, establishment of
clearly delineated exclusion zones (i.e., demarcated by identifiable fencing,
such as orange construction fencing or equivalent) around each nest location
as determined by the qualified ornithologist or biologist, taking into account
the species of birds nesting, their tolerance for disturbance and proximity to
existing development. In general, exclusion zones shall be a minimum of 300
feet for raptors and 75 feet for passerines and other birds. The active nest
within an exclusion zone shall be monitored on a weekly basis throughout
the nesting season to identify signs of disturbance and confirm nesting status.
The radius of an exclusion zone may be increased by the qualified
ornithologist or biologist, if project activities are determined to be adversely
affecting the nesting birds. Exclusion zones may be reduced by the qualified
ornithologist or biologist only in consultation with California Department of
Fish and Wildlife. The protection measures and buffers shall remain in effect
until the young have left the nest and are foraging independently or the nest
is no longer active.
v. A final report on nesting birds and raptors, including survey methodology,
survey date(s), map of identified active nests (if any), and protection
measures (if required), shall be prepared by the qualified ornithologist or
biologist and submitted to the Director of Community Development or his or
her designee, through the appropriate permit review process (e.g.,
demolition, construction, tree removal, etc.), and be completed to the
satisfaction of the Community Development Director prior to the start of
demolition, construction, ground-disturbing, or tree removal/pruning
activities.
13. ARCHAEOLOGICAL RESOURCES AND TRIBAL CULTURAL RESOURCES
Prior to the issuance of any demolition, grading or building permit involving soil
disturbance, the project applicant shall provide written verification, including the
materials provided to contractors and construction crews, to the City confirming that
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contractors and construction crews have been notified of basic archaeological site
indicators, the potential for discovery of archaeological resources, laws pertaining to
these resources, and procedures for protecting these resources as follows:
a. Basic archaeological site indicators that may include, but are not limited to, darker
than surrounding soils of a friable nature; evidence of fires (ash, charcoal, fire
affected rock or earth); concentrations of stone, bone, or shellfish; artifacts of
stone, bone, or shellfish; evidence of living surfaces (e.g., floors); and burials,
either human or animal.
b. The potential for undiscovered archaeological resources or tribal cultural
resources on site.
c. The laws protecting these resources and associated penalties, including, but not
limited to, the Native American Graves Protection and Repatriation Act of 1990,
Public Resources Code Section 5097, and California Health and Safety Code
Section 7050 and Section 7052.
d. The protection procedures to follow should construction crews discover cultural
resources during project-related earthwork, include the following:
i. All soil disturbing work within 25 feet of the find shall cease.
ii. The project applicant shall retain a qualified archaeologist to provide and
implement a plan for survey, subsurface investigation, as needed, to define
the deposit, and assessment of the remainder of the site within the project area
to determine whether the resource is significant and would be affected by the
project.
iii. Any potential archaeological or tribal cultural resources found during
construction activities shall be recorded on appropriate California
Department of Parks and Recreation forms by a qualified archaeologist. If the
resource is a tribal cultural resource, the consulting archaeologist shall consult
with the appropriate tribe, as determined by the Native American Heritage
Commission, to evaluate the significance of the resource and to recommend
appropriate and feasible avoidance, testing, preservation or mitigation
measures, in light of factors such as the significance of the find, proposed
project design, costs, and other considerations. The archeologist shall perform
this evaluation in consultation with the tribe.
14. HUMAN REMAINS AND NATIVE AMERICAN BURIALS
Prior to issuance of any demolition, grading and building permits that involve soil
disturbance, include on plans a note that, during project construction, the project
applicant shall comply with California Health and Safety Code Section 7050.5 and
California Public Resources Code Section 5097.98.
a. In the event of discovering human remains during construction activities, there
shall be no further excavation or disturbance of the site within a 100-foot radius
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of the remains, or any nearby area reasonably suspected to overlie adjacent
remains.
b. The Santa Clara County Coroner shall be notified immediately and shall make a
determination as to whether the remains are Native American.
c. If the Santa Clara County Coroner determines that the remains are not subject to
his authority, he shall notify the Native American Heritage Commission
(NAHC) within 24 hours.
d. The NAHC shall attempt to identify descendants (Most Likely Descendant) of
the deceased Native American.
e. The Most Likely Descendant has 48 hours following access to the project site to
make recommendations or preferences regarding the disposition of the remains.
If the Most Likely Descendant does not make recommendations within 48 hours
after being allowed access to the project site, the owner shall, with appropriate
dignity, reinter the remains in an area of the property secure from further
disturbance and provide documentation about this determination and the
location of the remains to the NAHC and the City of Cupertino. Alternatively, if
the owner does not accept the Most Likely Descendant’s recommendations, the
owner or the descendent may request mediation by the NAHC. Construction
shall halt until the mediation has concluded.
15. STORMWATER RUNOFF CONTAMINATION
Prior to issuance of any grading or building permits, the project applicant shall
demonstrate compliance with Chapter 9.18 (Stormwater Pollution Prevention and
Watershed Protection) of the Cupertino Municipal Code, to the satisfaction of the City
Engineer or his or her designee. All identified stormwater runoff control measures
shall be included in the applicable construction documents.
16. NOISE AND VIBRATION NOTICE
At least 10 days prior to the start of any demolition, ground disturbing, or
construction activities, the project applicant/contractor shall send notices of the
planned activity by first class mail as follows:
a. For projects on sites that are more than 0.5 acres or four or more residential units
the notices shall be sent to off-site businesses and residents within 500 feet of the
project site;
b. For projects on sites between 0.25 to 0.5 acres, or two or three residential units
(not including Accessory Dwelling Units) notices shall be sent to off-site
businesses and residents within 250 feet of the project site; or
c. For projects on sites less than 0.25 acres or one residential unit, the notices shall
be sent to off-site businesses and residents within 100 feet of the project site.
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The notification shall include a brief description of the project, the activities that
would occur, the hours when activity would occur, and the construction period’s
overall duration. The notification should include the telephone numbers of the
contractor’s authorized representatives that are assigned to respond in the event of a
noise or vibration complaint. The City will provide mailing addresses for the
Applicant’s use. The project applicant shall provide the City with evidence of mailing
of the notice, upon request. If pile driving, see additional noticing requirements below.
17. NOISE AND VIBRATION SIGNAGE
At least 10 days prior to the start of any demolition, ground disturbing, or
construction activities, the project applicant/contractor shall ensure that a sign
measuring at least two feet by three feet shall be posted on construction fencing at the
entrance(s) to the job site, clearly visible to the public, and include the following:
a. Permitted construction days and hours;
b. A description of proposed construction activities;
c. Telephone numbers of the City’s and contractor’s authorized representatives
that are assigned to respond in the event of a noise or vibration complaint; and
d. Contact information for City’s and contractor’s authorized representatives that
are assigned to respond in the event of a complaint related to fugitive dust,
pursuant to the requirements for compliance with BAAQMD’s CEQA Air
Quality Guidelines.
If the authorized contractor’s representative receives a complaint, they shall
investigate, take appropriate corrective action, and report the complaint and the
action taken to the City within three business days of receiving the complaint.
18. NOISE DURING CONSTRUCTION
Prior to issuance of any demolition, grading or building permit, include on plans a
note that, during project construction, the project applicant shall incorporate the
following measures to reduce noise during construction and demolition activity:
a. The project applicant and contractors shall prepare and submit a Construction
Noise Control Plan to the City’s Planning Department for review and approval
prior to issuance of the first permit. The Construction Noise Plan shall
demonstrate compliance with daytime and nighttime decibel limits pursuant to
Chapter 10.48 (Community Noise Control) of Cupertino Municipal Code. The
details of the Construction Noise Control Plan shall be included in the applicable
construction documents and implemented by the on-site Construction Manager.
Noise reduction measures selected and implemented shall be based on the type
of construction equipment used on the site, distance of construction activities
from sensitive receptor(s), site terrain, and other features on and surrounding
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the site (e.g., trees, built environment) and may include, but not be limited to,
temporary construction noise attenuation walls, high quality mufflers. During
the entire active construction period, the Construction Noise Control Plan shall
demonstrate that compliance with the specified noise control requirements for
construction equipment and tools will reduce construction noise in compliance
with the City’s daytime and nighttime decibel limits.
b. Select haul routes that avoid the greatest amount of sensitive use areas and
submit to the City of Cupertino Public Works Department for approval prior to
the start of the construction phase.
c. Signs will be posted at the job site entrance(s), within the on-site construction
zones, and along queueing lanes (if any) to reinforce the prohibition of
unnecessary engine idling. All other equipment will be turned off if not in use
for more than 5 minutes.
d. During the entire active construction period and to the extent feasible, the use of
noise producing signals, including horns, whistles, alarms, and bells will be for
safety warning purposes only. The construction manager will use smart back-up
alarms, which automatically adjust the alarm level based on the background
noise level or switch off back-up alarms and replace with human spotters in
compliance with all safety requirements and law.
19. PALEONTOLOGICAL RESOURCES
Prior to issuance of any demolition, grading or building permit, include on plans a
note that, during project construction, the project applicant shall implement the
following measures:
a. If paleontological resources are encountered during ground disturbing and/or
other construction activities, all construction shall be temporarily halted or
redirected to allow a qualified paleontologist, which shall be retained by the
project applicant, to assess the find for significance and the Applicant shall notify
the City.
b. If paleontological resources are found to be significant, the paleontological
monitor shall determine appropriate actions, in coordination with a qualified
paleontologist, City staff, and property owner. Appropriate actions may include,
but are not limited to, a mitigation plan formulated pursuant to guidelines
developed by the Society of Vertebrate Paleontology and implemented to
appropriately protect the significance of the resource by preservation,
documentation, and/or removal, prior to recommencing activities. Measures
may include, but are not limited to, salvage of unearthed fossil remains and/or
traces (e.g., tracks, trails, burrows); screen washing to recover small specimens;
preparation of salvaged fossils to a point of being ready for curation (e.g.,
removal of enclosing matrix, stabilization and repair of specimens, and
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construction of reinforced support cradles); and identification, cataloging,
curation, and provision for repository storage of prepared fossil specimens.
20. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall
agree to indemnify, defend with the attorneys of the City’s choice, and hold harmless
the City, its City Council, and its officers, employees, and agents (collectively, the
“indemnified parties”) from and against any liability, claim, action, cause of action,
suit, damages, judgment, lien, levy, or proceeding (collectively referred to as
“proceeding”) brought by a third party against one or more of the indemnified parties
or one or more of the indemnified parties and the applicant related to any Ordinance,
Resolution, or action approving the project, the related entitlements, environmental
review documents, finding or determinations, or any other permit or approval
authorized for the project. The indemnification shall include but not be limited to
damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys’
fees, and other costs, liabilities, and expenses incurred in connection with such
proceeding whether incurred by the Applicant, the City, or the parties initiating or
bringing such proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual
attorneys’ fees and costs incurred in defense of the litigation. Such attorneys’ fees and
costs shall include amounts paid to the City’s outside counsel and shall include City
Attorney time and overhead costs and other City staff overhead costs and any costs
directly related to the litigation reasonably incurred by City. The applicant shall
likewise agree to indemnify, defend, and hold harmless the indemnified parties from
and against any damages, attorneys’ fees, or costs awards, including attorneys’ fees
awarded under Code of Civil Procedure section 1021.5, assessed or awarded against
the indemnified parties. The Applicant shall cooperate with the City to enter a
Reimbursement Agreement to govern any such reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs
incurred in additional investigation or study of, or for supplementing, redrafting,
revising, or amending, any document (such as an Environmental Impact Report,
negative declaration, specific plan, or general plan amendment) if made necessary by
proceedings challenging the project approvals and related environmental review, if
the applicant desires to continue to pursue the project.
The Applicant shall agree that the City shall have no liability to the Applicant for
business interruption, punitive, speculative, or consequential damages.
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21. 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.
PASSED AND ADOPTED this 27th day of May 2025 at a noticed Public Meeting of the
Planning Commission of the City of Cupertino, State of California, held by the Director
of Community Development, or his or her designee, pursuant to Cupertino Municipal
Code Section 19.12.120.
ATTEST: APPROVED:
_______________ ____
Jelani Mora Luke Connolly
Assistant Planner Assistant Director of Community Development
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(N) 200
EMP
BRENT DRIVE
(60' WIDE)
20' BSBL
PER TR2077
PR
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P
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R
T
Y
L
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E
S
5
4
°
5
2
'
1
4
"
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1
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2
.
3
0
'
PR
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L
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N
5
0
°
0
9
'
3
0
"
E
(
R
)
1
0
0
.
0
0
'
PROPERTY LINE S35°07'46"W 55.86'
Δ=4°42'44"
L=64.15'R=780'
5'
-
0
"
5'
-
0
"
PROPERTY LINE
(N) LIVING AREA
650 S.F.
(N) LIVING AREA
327 S.F.
(E) GARAGE AREA
444 S.F.
(E) HOUSE LIVING
AREA 1,200 S.F.
PS
E
WC
E
PSE
23
'
-
7
"
7'-4"
5'-0"
5'-0"
5'-4"
5'-4"
CENTER LINE OF ROA
D
CL
SS
(N) PLCO PER DISTRICT
STANDARD DETAIL 7 (ON
SHEET A1 AS DETAIL 2/A1)
(E) 4"Ø PVC
SEWER LATERAL
(N) BLDG. CLEAN OUT
WITHIN 2 FEET BLDG.
FOUNDATION
SS
SS
OH OH OH OH OH OH
O
H
OH
PP
REMOVE (E)
16'X18' PORCH
(E) LAWN
(E) CONC.
DRIVEWAY 426 S.F.
18'-0"
(E) STREET TREE
TO REMAIN. DBH: 5"
WP WP
WP
WP
WPWP
890 BRENT DRIVE
886 BRENT DRIVE
894 BRENT DRIVE
(E) G.M.G
(E) 2"Ø GAS LINE
(E) W.M.(E) 12"Ø WATER MAIN
(E) SEWER MAIN
D.S.
(N) DOWNSPOUTS. INSTALL
SPLASH BLOCKS AT ALL
DOWNSPOUTS TO ENSURE ROOF
WATER IS DIRECTED AWAY FROM
THE FOUNDATION. ANY EXISTING
DOWNSPOUTS THAT CONNECT
DIRECTLY TO THE STORM DRAIN
SYSTEM SHALL BE
DISCONNECTED AND DIRECTED
TOWARDS LANDSCAPED AREAS.
D.S.
D.S.
D.S.
D.S.
D.S.
D.S.
(N) CONC. LANDING
82 S.F.
9'-8"
11'-0"
7'-0"
231.89232.03
230.10
232.2
0
230.37
ST
O
R
M
D
R
A
I
N
D
I
R
E
C
T
I
O
N
PROVIDE SWALES W/ 2%
MIN. SLOPE FOR STORM
WATER RUNOFF
ST
O
R
M
D
R
A
I
N
D
I
R
E
C
T
I
O
N
ST
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R
M
D
R
A
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N
D
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R
E
C
T
I
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N
ST
O
R
M
D
R
A
I
N
D
I
R
E
C
T
I
O
N
(E) FENCE
TO REMAIN
x
x
x
x
x
x x x
x
x
x
x
x
x
(E) CONC. SIDEWALK
(E) PARKSTRIP
(N) CONDENSER.
REFER TO 3/A1
8'-1"
(N) TANKLESS
GAS W. H.
(E) DIRT
211 S.F.
(E) LAWN 804 S.F.
23
'
-
1
"
21
'
-
3
"
20
'
-
1
0
"
23
'
-
1
"
(E) GARAGE AREA
444 S.F.(N) LIVING AREA
650 S.F.
(N) LIVING AREA
327 S.F.
(E) HOUSE LIVING
AREA 1,200 S.F.
45'-1"
16
'
-
2
"
16
'
-
4
"
21
'
-
1
"
21'-1"
30
'
-
8
"
24
'
-
1
1
"
10'-8"18'-4"
SCALE: 1/8" = 1'-0"
SITE PLAN
1). TOTAL HOUSE ADDITION TO ADD 977 SQ.FT. (N) LIVING SPACE, INCLUDING
327 SQ.FT. ADDITION BETWEEN (E) LIVING ROOM AND (E) DETACHED GARAGE
AND 650 SQ.FT. ADDITION AT THE HOUSE FRONT.
2). IN ADDITION AREA BETWEEN (E) LIVING SPACE AND (E) GARAGE,
CONSTRUCT (N) KITCHEN AND (N) DINING ROOM.
3). RELOCATE (E) MASTER BATHROOM TO LEFT SIDE OF THE (E) MASTER
BEDROOM; CONSTRUCT A WALK-IN CLOSET NEXT TO THE (N) MASTER
BATHROOM.
4). RELOCATE (E) BATHROOM 1 NEXT TO (N) W.I.C. RELOCATE (E) LAUNDRY
ROOM NEXT TO THE (N) BATHROOM 1.
5). RELOCATE (E) BEDROOM 2 TO THE RIGHT SIDE YARD DIRECTION AND NEXT
TO (E) BEDROOM 1.
6). CONSTRUCT (N) BEDROOM 3 AND (N) BATHROOM 2 FACING HOUSE FRONT
YARD.
7). CONSTRUCT (N) 82 SQ.FT. FRONT PORCH.
8). UPGRADE MAIN ELECTRICAL PANEL TO 200 AMPS.
9). REPLACE (E) FURNACE W/ (N) GAS FURNACE IN ATTIC.
10). REPLACE (E) WATER HEATER W/ (N) GAS TANKLESS WATER HEATER.
11). INSTALL (N) CONDENSER PER SPEC. ON PLANS FACING SIDE YARD.
NOTE:
A. THERE ARE NO EXISTING TREES ON THIS PROPERTY.
B. ENGINEER-OF-RECORD TO PERFORM SPECIAL INSPECTION FOR SHEAR
WALL NAILING OF 4” O.C. OR LESS.
C. THE CONSTRUCTION BEST MANAGEMENT PRACTICES SHEET (BMP SHEET)
MUST BE PRINTED, DISCUSSED, AND KEPT WITH THE BUILDING PERMIT ON THE
PROJECT SITE BY THE OWNER AND GENERAL CONTRACTOR. ALL
SUBCONTRACTORS WORKING ON THE PROJECT MUST FOLLOW THE GUIDELINES
AND PRACTICES AT ALL TIMES FOR THE DURATION OF THE PROJECT. THE BMP
SHEET IS PROVIDED IN THIS PLAN SET, ALSO MAY BE DOWNLOADED AT
WWW.CUPERTINO.ORG/GREENDEV.
D. FIRE SPRINKLER SYSTEM INSTALLATION WILL REQUIRE DEFERRAL
SUBMITTAL TO FIRE DEPARTMENT.
E. NO NEW LANDSCAPE IS PROPOSED.
F. WOOD FENCE IS EXISTING TO REMAIN. NO PROPOSED (N) FENCE.
G. ADDITIONS, ALTERATIONS SHALL NOT CAUSE THE EXISTING STRUCTURE TO
BECOME LESS COMPLIANT WITH THE PROVISIONS OF THE 2022 CRC THAN THE
EXISTING BUILDING OR STRUCTURE WAS PRIOR TO THE ADDITION, ALTERATION
PER R102.7.1
H. ACCORDING TO THE 2022 ENERGY CODE SINGLE-FAMILY RESIDENTIAL
COMPLIANCE MANUAL, A COPY OF THE COMPLETED, SIGNED, AND DATED CF2R
MUST BE POSTED AT THE BUILDING SITE FOR REVIEW BY THE ENFORCEMENT
AGENCY IN CONJUNCTION WITH REQUESTS FOR FINAL INSPECTION FOR THE
BUILDING. COPIES OF THE REGISTERED CF2R FORMS SHALL BE PROVIDED TO
THE HOMEOWNER.
THE CERTIFICATE OF INSTALLATION (CF2R) IS SEPARATED INTO:
1) ENVELOPE (CF2R-ENV).
2) LIGHTING (CF2R-LTG).
3) MECHANICAL (CF2R-MCH).
4) PLUMBING (CF2R-PLB).
I. LIST OF REQUIRED SPECIAL INSPECTIONS:
1) DURING INSTALLATION OF EPOXY AND/OR POST-INSTALLED CONCRETE
ANCHORS.
2) ANCHOR BOLTS IN CONCRETE AND/OR MASONRY.
3) DURING INSTALLATION OF WOOD SHEAR WALLS, DIAPHRAGMS, DRAG
STRUTS,
BRACES, SHEAR PANELS AND HOLDOWNS.(REQUIRED AT WOOD FASTENERS
ARE 4" O.C. OR LESS).
J. THE USE OF COPPER METAL ROOFING, COPPER GRANULE CONTAINING
ASPHALT SHINGLES, COPPER GUTTERS AND DOWNSPOUTS, AND/OR OTHER
EXTERIOR ORNAMENTAL COPPER IS STRONGLY DISCOURAGED FOR ALL
RESIDENTIAL BUILDING PROJECTS. THE AFOREMENTIONED COPPER
APPLICATIONS ARE NOT PERMITTED FOR USE ON ANY COMMERCIAL OR
INDUSTRIAL BUILDINGS DUE TO THE POTENTIAL FOR WATER POLLUTION FROM
COPPER EXPOSED STORM WATER RUNOFF.
CHEN RESIDENCE
890 BRENT DRIVE,
CUPERTINO, CA 95014
SINGLE STORY, SINGLE FAMILY RESIDENCE
EXISTING: 3 BEDROOMS, 2 BATHROOMS
PROPOSED: 4 BEDROOMS, 3 BATHROOMS
CONSTRUCTION TYPE: VB - NON SPRINKLERED
OCCUPANCY GROUPS: R-3, U
ZONE: R1-6
APN: 369-24-027
LAND USE: LOW DENSITY (1-5 DU/AC.)
LOT SIZE: 6,089 SQ.FT.
TOTAL EXISTING LIVING AREA: 1,200 SQ.FT.
TOTAL PROPOSED LIVING AREA: 2,177 SQ.FT.
TOTAL LIVING AREA ADDED: 977 SQ.FT.
(E) GARAGE AREA: 444 SQ.FT. (NO CHANGE)
EXISTING FLOOR AREA: 1,644 SQ.FT.
PROPOSED FLOOR AREA: 2,621 SQ.FT.
TOTAL FLOOR AREA ADDED: 977 SQ.FT.
PROPOSED FRONT PORCH: 82 S.F.
MAXIMUM FLOOR AREA RATIO ALLOWED: 45%
EXISTING FLOOR AREA RATIO: 27%
PROPOSED FLOOR AREA RATIO: (2,621 + 82) / 6,089 = 44%
HOUSE ADDITION PERCENTAGE TO EXISTING HOUSE: 59%
FIRST STORY MAX. HEIGHT ALLOWED: 28'
PROPOSED MAX. HEIGHT: 15'-8" (17'-8" ABOVE NATURAL GRADE)
PROJECT DATA:
APPLICABLE CODES:
SCOPE OF WORK:
VICINITY MAP:
PROJECT AREA
Sheet
Date
Check
Scale
Drawn
Revisions By
Noted
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA GREEN BUILDING CODE (CALGREEN)
2022 CALIFORNIA FIRE CODE (WITH LOCAL AMENDMENTS)
2022 STATE OF CALIFORNIA TITLE 24 ENERGY REGULATIONS
CUPERTINO MUNICIPAL CODE
A0.1 TITLE SHEET/SITE PLAN
A0.2 TITLE 17 STANDARDS NOTES
A1 DEMOLITION FLOOR PLAN
A2 PROPOSED FLOOR PLAN
A3 EXISTING AND PROPOSED ROOF PLANS
A4 EXISTING AND PROPOSED ELEVATIONS
A5 EXISTING AND PROPOSED ELEVATIONS
A6 PROPOSED SECTIONS
A7 PROPOSED MEP PLAN
C1 BOUNDARY SURVEY
CALGREEN RESIDENTIAL CHECKLIST
CONSTRUCTION BEST MANAGEMENT PRACTICES PLAN
T-24.1 ENERGY REPORT AND CALCULATIONS
T-24.2 ENERGY REPORT AND CALCULATIONS
S-0 GENERAL STRUCTURAL NOTES
S-1 FOUNDATION PLAN AND NOTES
S-2 CEILING FRAMING PLAN AND NOTES
S-3 ROOF FRAMING PLAN AND NOTES
SD-1 STRUCTURAL CONSTRUCTION DETAILS
SD-2 STRUCTURAL CONSTRUCTION DETAILS
SD-3 STRUCTURAL CONSTRUCTION DETAILS
SD-4 STRUCTURAL CONSTRUCTION DETAILS
WSWH1 ANCHORAGE DETAILS ENGINEERED DESIGNS
WSWH2 FRAMING DETAILS ENGINEERED DESIGNS
STRUCTURAL CALCULATIONS
1
A0.1
1. ALL FENCES ARE EXISTING STANDARD 6' HT. RESIDENTIAL FENCES. NO
PROPOSED FENCES.
2. THERE ARE NO EXISTING TREES ON THIS PROPERTY.
3. A MINIMUM 5% GRADE SLOPE AWAY FROM FOUNDATION FOR A MINIMUM
DISTANCE OF 10 FEET MEASURED PERPENDICULAR TO THE FACE OF THE
WALL. (R401.3) EXCEPTIONS:
A) IF BUILDING SITE DOES NOT ALLOW 10 FEET OF SLOPE, INSTALL
DRAINS OR SWALES TO ENSURE DRAINAGE AWAY FROM THE
STRUCTURE.
B) IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION
SHALL BE SLOPED A MINIMUM OF 2% AWAY FROM THE BUILDING.
4. EXISTING AND PROPOSED DOWNSPOUTS FROM THE ROOF ARE INDICATED
ON 1/A0. INSTALL SPLASH BLOCKS AT ALL DOWNSPOUTS TO ENSURE ROOF
WATER IS DIRECTED AWAY FROM THE FOUNDATION. ANY EXISTING
DOWNSPOUTS THAT CONNECT DIRECTLY TO THE STORM DRAIN SYSTEM
SHALL BE DISCONNECTED AND DIRECTED TOWARDS LANDSCAPED AREAS.
5. IF THE PROJECT DAMAGES THE CITY’S SIDEWALK, DRIVEWAY, OR CURB
AND GUTTER AS RESULT OF CONSTRUCTION ACTIVITIES, THE PROPERTY
OWNER WILL BE RESPONSIBLE TO REMOVE AND REPLACE ANY BROKEN
CONCRETE (EXISTING OR DAMAGES BY THE PROJECT) AS DIRECTED BY THE
PUBLIC WORKS INSPECTOR. AN ENCROACHMENT PERMIT WILL ALSO BE
REQUIRED.
6. THE USE OF COPPER METAL ROOFING, COPPER GRANULE CONTAINING
ASPHALT SHINGLES, COPPER GUTTERS AND DOWNSPOUTS, AND/OR OTHER
EXTERIOR ORNAMENTAL COPPER IS STRONGLY DISCOURAGED FOR ALL
RESIDENTIAL BUILDING PROJECTS.
7. WHERE POSSIBLE, DIRECT STORM DRAINAGE FROM REAR OF PROPERTY
THROUGH GRASS SWALES TO THE PUBLIC RIGHT OF WAY.
8. NO NEW LANDSCAPE IS PROPOSED.
9. THE PROJECT IS SUBJECT TO THE STANDARDS AND REQUIREMENTS OF
CITY CODE CHAPTER 17.04. THESE STANDARDS INCLUDE MEASURES TO
PROTECT NESTING BIRDS SHOULD CONSTRUCTION TAKE PLACE BETWEEN
FEBRUARY 1 AND AUGUST 31. PROJECT CONSTRUCTION ACTIVITIES WILL
CONFORM TO THE APPLICABLE REQUIREMENTS OF CITY CODE CHAPTER
17.04.
SHEET NOTES
NORTH
L.L.
Designer
PROPERTY OWNER
ZHEN CHEN
336-283-1878
890 BRENT DRIVE,
CUPERTINO, CA 95014
CONTRACTOR
T.B.D.
ADDRESS:
PROJECT CONTACT INFO:
1. ALL WORK SHALL BE IN ACCORDANCE WITH THE STATE OF CALIFORNIA DEPARTMENT
OF TRANSPORTATION STANDARD SPECIFICATIONS (LATEST EDITION, AS AMENDED), AND
STANDARD PLANS (LATEST EDITION, AS AMENDED), AND CITY OF CUPERTINO STANDARD
DETAILS. THE CONTRACTOR SHALL PERFORM THE WORK DESCRIBED IN THE
SPECIFICATION, AND AS SHOWN ON THE DRAWINGS, AND TO THE SATISFACTION OF THE
CITY ENGINEER.
2. APPROVAL OF THESE PLANS DOES NOT RELEASE THE OWNER AND/OR CONTRACTOR OF
THE RESPONSIBILITY FOR THE CORRECTIONS OF MISTAKES, ERRORS, OR OMISSIONS
CONTAINED THEREIN. IF DURING THE COURSE OF CONSTRUCTING IMPROVEMENTS,
PUBLIC INTEREST REQUIRES A MODIFICATION OF/OR A DEPARTURE FROM THE CITY OF
CUPERTINO SPECIFICATION OR THESE IMPROVEMENT PLANS, THE CITY ENGINEER SHALL
HAVE THE AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO SPECIFY
THE MANNER IN WHICH THE SAME IS TO BE COMPLETED, AT THE SOLE EXPENSE OF THE
OWNER AND/OR CONTRACTOR.
3. CONTACT PUBLIC WORKS, (408) 777-3104, FOR INSPECTION OF GRADING, STORM
DRAINAGE, AND PUBLIC IMPROVEMENTS.
4. THE CONTRACTOR SHALL LOCATE UNDERGROUND FACILITIES IN THE AREA OF WORK.
THE CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT (USA) AT 811 TWO
(2) WORKING DAYS IN ADVANCE OF ANY WORK FOR LOCATION OF THE UNDERGROUND
FACILITIES.
5. ALL PUBLIC IMPROVEMENTS MUST BE COMPLETED PRIOR TO OCCUPANCY.
6. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND ENSURING THE AREA
ADJACENT TO THE WORK IS LEFT IN A CLEAN CONDITION.
7. CONTRACTOR SHALL REVIEW CITY DETAIL 6-4 ON TREE PROTECTION PRIOR TO
ACCOMPLISHING ANY WORK OR REMOVING ANY TREES.
8. UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER
RESOURCES CONTROL BOARD, FOR ANY ACTIVITY, WHICH DISTURBS THE SOIL.
9. A WORK SCHEDULE OF GRADING AND EROSION & SEDIMENT CONTROL PLAN SHALL BE
PROVIDED TO THE CITY ENGINEER BY AUGUST 15. NO HILLSIDE GRADING SHALL BE
PERFORMED BETWEEN OCTOBER 1 TO APRIL 15.
10. TO INITIATE RELEASE OF BONDS, CONTACT THE PUBLIC WORKS INSPECTOR FOR FINAL
INSPECTION.
11. ALL DOWNSPOUTS TO BE RELEASED TO THE GROUND SURFACE, DIRECTED AWAY
FROM BUILDING FOUNDATIONS AND DIRECTED TO LANDSCAPED AREAS.
12. PRIOR TO BEGINNING ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, THE
CONTRACTOR WILL BE RESPONSIBLE FOR PULLING AN ENCROACHMENT PERMIT FROM
THE PUBLIC WORKS DEPARTMENT.
CITY STANDARD NOTES AND DETAILS
DESIGNER
LINDA LIN
408-627-1299
6525 CROWN BLVD. #41068
SAN JOSE, CA 95160
STRUCTURAL ENGINEER
BO ZHANG
BEAMABLE ENGINEERING INC.
408-752-2777
20111 STEVENS CREEK BLVD, STE 275,
CUPERTINO, CA 95014
DRAWING INDEX:
FLOOR AREA DIAGRAM:
EXISTING AREA PROPOSED AREA
HOUSE LIVING AREA
ADDED AREA
GARAGE AREA
HOUSE FLOOR AREA
1,200 S.F.977 S.F.2,177 S.F.
444 S.F.0 S.F.444 S.F.
1,644 S.F.2,621 S.F.
Linda Lin
6525 Crown Blvd. #41068
San Jose, CA 95160
lindal.designstudio@gmail.com
Project Name
SCALE: 1/16" = 1'-0"
FLOOR AREA DIAGRAM2
A0
977 S.F.
TITLE SHEET
/SITE PLAN
Drawing Name
FRONT YARD AREA: 1,435 SQ.FT.
FRONT YARD IMPERVIOUS AREA: 426 SQ.FT.
FRONT YARD IMPERVIOUS AREA RATIO: 30%
89
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12/26/24
(N) HIGH EFFICACY EXTERIOR WATER PROOF WALL MOUNTED LIGHT
FIXTURE. BEL AIR LIGHTING, "CALI" 1-LIGHT SMALL BRONZE CYLINDER
OUTDOOR WALL LIGHT SCONCE (FIXTURE IS OPEN AT THE BOTTOM), OR
SIMILAR. CONSTRUCTED OF WEATHER RESISTANT IRON. WATTAGE: LED
60 WATTS EQUIVALENT. HT.: 7.3". REFER TO 4/A1 FOR DETAILS.
WP
LICENSED LAND SURVEYOR
ZHEN WANG
ZHEN'S LAND SURVEYING CORP.
(4 l 5)802-9945
1121 S GRANT ST.,
SAN MATEO, CA 94402
NORTH
04/08/251 L.L.
1
1
1
1
1
REFER TO SITE PLAN 1/A0:
FRONT YARD IMPERVIOUS AREA:
426 SQ.FT. DRIVEWAY + 82 SQ.FT. LANDING = 508 SQ.FT.
FRONT YARD PERVIOUS AREA:
211 SQ.FT. DIRT + 804 SQ.FT. LAWN = 1,015 SQ.FT.
TOTAL FRONT YARD AREA: 508 + 1,015 = 1,523 SQ.FT.
FRONT YARD IMPERVIOUS AREA RATIO:
508 / 1,523 = 33% < 40% OK 1
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A0.1
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