03. U-2006-07 Wayne Aozasa
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Location:
U-2006-07, ASA-2006-10
Wayne Aozasa
Greenleaf Court
Agenda Date: June 27, 2006
Application Summary: Use Permit and Architectural and Site Approval for three
two-story single family residences in a planned development zoning district.
RECOMMENDATION
Staff recommends the Planning Commission take the following action:
. Approve U-2006-07 and ASA-2006-10 subject to the model resolution.
BACKGROUND
The project is located near the terminus of Greenleaf Drive and is surrounded by
commercial uses to the east and south and single-family uses to the north and west.
On January 15, 2002, the Planning Commission approved a subdivision application
to allow three new single family homes sites on the property with a remainder
parcel that the encompasses the California" Water Service's pumping station for the
City.
DISCUSSION
Rl Ordinance Compliance
The applicant is proposing to build three new two-story homes that conform to the
Rl Ordinance (please see summary table below):
R1 House 1 (Lot 1) House 2 (Lot 2) House 3 (Lot 3)
Ordinance
Req.
F.A.R. 45% Max. 45% 43% 45%
Lot 45% Max. 32% 30% 32%
Coverage
2nd/1st Ratio 45% Max. 40% 40% 41%
Amount of 50% Max. 10% 23% 27%
2nd floor wall
over 6' -0"
exposed
Max. Height 28' -0" Max. 25' _0" 24' -10" 23' _6"
Design
The designs of the homes are simple and consistent with the design guidelines of
the Rl Ordinance. The homes consist of brick or stone base with painted stucco or
3 "'I
U-2006-D7, ASA-2006-10
2
stained wood siding. All of the windows are trinuned with wood. The entry
elements are modest in appearance and are incorporated into the first story roof.
Lots 2 and 3 have a small covered porch element in the front. The color and
material on the proposed homes are in keeping with the surrounding neighboring
homes. Staff supports the design of the proposed homes but suggests that the
following revisions be incorporated into the final development plan prior to
issuance of building permits:
The proposed garage for Lot 1 is located at the corner of the private entrance
drive and Greenleaf Drive. This is not an ideal location for cars to back out
onto the street due to the potential conflict of movements between vehicles
entering or exiting the cul-de-sac. Staff recorrunends that the garage be
relocated further away from the entrance of the private drive (further south) to
minimize any potential unsafe
vehicular movements. This also
allows a living space to be located at
the corner of the building which will
enhance the opportunity for
providing a more interesting and
decorative corner fa<;ade. The
applicant should work with staff to
provide addition corner architectural
elements, such as wrap around
porches and/ or trellis features (or
other similar architectural features) to
enhance the corner fac:;ade.
Many of the second floor windows appear to be misaligned with the windows
on the ground floor due to position and size. In order to improve the visual
symmetry and proportion of the
homes (especially along the publicly
visible side and front elevations), the
applicant should work with staff to
adjust the positions and sizes of the
proposed ground floor and second
floor windows of the homes prior to
issuance of building permits.
1.
2.
The applicant is agreeable to these changes.
Greenleaf Drive
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U-2006-07, ASA-2006-10
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Setbacks
The proposed homes conform to the setback requirements prescribed in the Rl
Ordinance. According to Section 19.28.060D(3)(a), rear yard setback may be
reduced to 10 feet provided that the usable rear yard is not less than twenty times
the lot width as measured from the front setback line. Homes 2 and 3 (lots 2 and 3)
will be using this rule to reduce their rear yard setbacks to 13'-8" and 15'-5"
respectively (please see diagram below).
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Landscaping
Currently, there are 72 trees onsite, 41 trees are proposed to be removed and 5 are
being transplanted. None of the trees removed are specimen sized trees as defined
in the tree ordinance. The City Arborist has reviewed the proposed conceptual
landscaping plan. The specific tree preservation and replacement measures
recommended by the City Arborist in a report dated June 151 2006 will be
conditions of the project. The final landscaping plan indicating the exact locations
of the transplanted trees, new replacement trees, tree preservation measures and
privacy screening measures shall be reviewed by the City Arborist and approved
by the Director of Community Development prior to issuance of building permits.
Submitted by: Gary Chao, Associate Planner ~' .J
Approved by: Steve Piasecki, Director of Community Developme~
Enclosures:
Model Resolution U-2006-07
Model Resolution ASA-2006-10
Exhibit A - Arborist Report, prepared by Barrie Coate on June 15, 2006
Exhibit B - Material and Color Plans
Exhibit C - Colored Landscaping Plan and Renderings
Plan set
G:\PDREPORT\pcUreports\2006ureports\ U-2006-07, ASA-2006-10.doc
'1. /'7
:'J .:J
U-2006-07
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF A USE PERMIT FOR THREE TWO-STORY
SINGLE F AMIL Y RESIDENCES IN A PLANNED DEVELOPMENT ZONING
DISTRICT.
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Use Permit is hereby approved, subject to the
conditions which are enumerated in this Resolution beginning on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. U-2006-07 as set forth in the Minutes of the Planning Commission Meeting of June
27,2006, and are incorporated by reference as though fully set forth herein.
3~
Resolution No.
Page 2
U-2006-07
June 27, 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
U-2006-07
Wayne Aozasa
Greenleaf Court
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by Sarah
Robinson Architect, dated May 15, 2006, consisting of 16 sheets, except as may be
amended by the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct three new two-story single family dwellings on
three previously approved residential parcels.
3. LANDSCAPE PLAN
The applicant shall submit a comprehensive landscape plan to be reviewed and
approved by the Director of Community Development to provide the following:
a. Privacy screen trees as prescribed by the R1 Ordinance;
b. Tree replacement strategies ensuring that the appropriate number, specie
and size of mitigation trees are provided at the appropriate locations per
the City Arborist's recommendations.
c. Tree preservation measures per the City Arborist's recommendations.
4. CONSTRUCTION MANAGEMENT PLAN
A comprehensive construction operation plan must be submitted to the City for
review and approval prior to issuance of grading and building permits
addressing the following:
)>0 Staging area
~ Tree protection
~ Construction hours and limits
)> Construction vehicle and truck routes
);> Dust and erosion control
);> Garbage and debris container location and pick up schedule
>- Signage advising contractors of the restrictions
);> Construction equipment and construction vehicle parking locations
J/5
ASA-2006-10
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING APPROVAL OF AN ARCHITECTURE AND SITE APPROVAL
FOR THREE TWO-STORY SINGLE F AMIL Y RESIDENCES IN A PLANNED
DEVELOPMENT.
-------..........-----..-------------------------------..............-...-............................-----.....-.............-------
--------------------------------.........----........--------------------------
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for an Architectural and Site Approval, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required. to support said
application; and has satisfied the following requirements:
1) The proposed use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the
public health, safety, general welfare, or convenience;
2) The proposed use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of this title; and
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Architectural and Site Approval is hereby
approved, subject to the conditions which are enumerated in this Resolution beginning
on Page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. ASA-2006-10 as set forth in the Minutes of the Planning Commission Meeting of
June 27, 2006, and are incorporated by reference as though fully set forth herein.
3-1
Resolution No.
Page 2
ASA-2006-10
June 27/ 2006
SECTION II: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2006-10
Wayne Aozasa
Green Leaf Court
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The recommendation of approval is based on Exhibits submitted by Sarah
Robinson Architect, dated May 15/2006, consisting of 16 sheets, except as may be
amended by the Conditions contained in this Resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct three new two-story single family dwellings on
three previously approved residential parcels.
3. \'\!ROUGHT IRON FENCE
The open wrought iron fence along the private cul-de-sac (Greeneleaf Court)
shall wrap around the Lot 3 along the first 20 feet of the front yard. Final fence
plan shall be reviewed and approved by the Planning Department prior to
issuance of building permits.
4. DESIGN REVISIONS
a. The proposed garage for Lot 1 is located at the comer of the private entrance
drive and Greenleaf Drive. This is not an ideal location for cars to back out
onto the street due to the potential conflict of movements between vehicles
entering or exiting the cul-de-sac. The garage shall be relocated further away
from the entrance of the private drive (further south) to minimize any
potential unsafe vehicular movements. This also allows a living space to be
located at the corner of the building which will enhance the opportunity for
providing a more interesting and decorative corner fa~ade. The applicant
shall work with staff to provide addition corner architectural elements, such
as wrap around porches and/ or trellis features (or other similar architectural
features) to enhance the corner fa<;ade.
b. Many of the second floor windows appear to be misaligned with the
windows on the ground floor due to position and size. In order to improve
the visual symmetry and proportion of the homes (especially along the
publicly visible side and front elevations), the applicant shall work with staff
to adjust the positions and sizes of the proposed ground floor and second
floor windows of the homes.
3~
Resolution No.
Page 3
ASA-2006-10
June 27, 2006
The final revised architectural and site plan shall be reviewed and approved by
the Director of Community Development prior to issuance of building permits.
5. LANDSCAPE PLAN
The applicant shall submit a comprehensive landscape plan to be reviewed and
approved by the Director of Community Development to provide the following:
a. Privacy screen trees as prescribed by the Rl Ordinance;
b. Tree replacement strategies ensuring that the appropriate number, specie
and size of mitigation trees are provided at the appropriate locations per
the City Arborist's recommendations.
c. Tree preservation measures per the City Arborist's recommendations.
PASSED AND ADOPTED this 27th day of June 2006, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Marty Miller, Chair
Planning Commission
G: \ Planning \ PDREPORT\ RES \ 2006 \ ASA-2006-05.doc
3---9
Michael L. Bench
Consulting Arborist
7327 Langley Canyon Road
Prunedale, CA 93907
Memorandum
Office: (831) 663-5222
FAX: (831) 663-0373
To: Gary Chao, Associate Planner
Company: City of Cupertino
Date: 6-15-06
Subject: Greenleaf Drive Sub-Division
This is written in response to your Memorandums of 5-30-06 and 6-14-06.
1. Please confirm that #14 is able to be transplanted?
Tree # 14 is dual stem toast live oak (Quercus agrifolia) with excellent
health and structure~ The stems are 5 and 4 inches DBH (Diameter at
BreastHeight, which is at 54 inches above grade). This tree is an excellent
candidate for transplant. If this tree'would be well irrigated for at least 2
years following transplant, it would have an excellent chance of surviving
. . ,
with minimal decline (almost all trees, except for seedlings, decline a little
as a result of transplant). The best method of transplanting a tree of this
size would be with a large tree spade. John Arnaz Tree Movers (408) 266-
1717, has a 90 inch diameter tree spade, which would be excellent for this
speCImen.
.1
2. Can trees 22 and 23 be transplanted?
Tree # 22 is a dual stem (7/5 inch diameters DBH) deodar cedar (Cedrus
deodara) and Tree 23 has a 7 inch diameter DBH single leader. Both of
these trees have excellent health and structure. Because these are
relatively small (and young), they would be excellent candidates for
transplant, especially with a large tree spade.
3. Please advise on whether if #2, #6 and #39 can be preserved. #2 is located
in the proposed island pork chop. #6 is close to the proposed house (Lot
1) and #39 is close to the driveway/garage (Lot 3).
The revised plans show Tree # 2 would be located in a triangular island in
the middle of the new roadway. Tree # 2 is a 9 inch diameter DBH deodar
cedar (Cedrus deodara) in excellent condition. The soil cut for the curb on
3 'It)
both the east and west sides of the trunk would be approximately 2 - 3 feet
from the trunk of Tree # 2. This would result in severe root loss that this
tree would not likely survive. A minimum distance of 7 feet from the
trunk would be required on all 4 sides to be preserved undisturbed for
Tree # 2 to survive. However, this tree could be transplanted. In this
event, I recommend a 90 inch diameter tree spade. Mulch of 6 inches and
irrigation for a minimum of 2-3 years would be required if transplanted.
Tree # 6 would be located approximately 6-7 feet from the residence on
Lot 1. Tree # 6 is a 6 inch diameter DBH deodar cedar (c. deodara) in
excellent condition. This tree should survive the root damage caused by
trenching for the footing of the residence, provided:
. No other trenches or excavation would be done within 8 feet
of the trunk (i.e., for utilities, storm drain, etc. )
. This tree would be irrigated for a minimum of 2 years. We
recommend 10 gallons of water for each inch of trunk
diameter (this would .be 60-70 gallons of water) every two
weeks during the dry. months .of theyear.
. This tree would be, mulched with wood chips to a depth of 6
. inches, which typically settles to apoilt 4 inches: 'in depth,
which we consider adequate. Mulch must cover the entire
root ball, which I calcu~ate to be a full cubic yard of mulch.
. . Tree # 39 would be located approximately 1-2 feet from the garage. Tree #
39 is a 6 inch diameter DBH deodar cedar (C. deodara) in fairly good
condition. If the footing for the garage would be done by a pier and beam
design (a discontinuous footing) and if the floor of the garage would be
poured on top of the existing soil grade without a soil cut whatsoever,
Tree # 39 would likely survive. However, with time, the buttress roots of
this tree would in all likelihood heave the footing and the garage floor. I
recommend that Tree # 39 be transplanted in order to avoid structural
damage, which would usually result in the tree's removal, in a few years
(15-20 estimated).
4. Please provide replacement recommendations by account for all of the
trees proposed to be removed. Provide number, specie, size and location
recommendations. Or, please confirm if the proposed replacement
landscaping plan sufficiently mitigates all of the removed trees in terms of
value.
Using the information from your memo, there would be 23 trees planned
to be preserved as they exist, as follows:
J~I/
21 deodar cedars (Cedrus deodara)
2 pink ironbark CEucalyptus sideroxylon)
Also, Trees # 13 and 14 would be transplanted, and, thus, preserved.
Transplanted trees must be mulched and irrigated thoroughly and regularly for at
least 2-3 years. The root balls must not be allowed to dry out at any time for at
least 2-3 years.
The trees to be removed, including those already approved and those additionally
planned to be removed, would be a total of 46 total trees to be removed:
16 deodar cedar C Cedrus deodara)
30 pink ironbark C Eucalyptus sideroxylon)
If Trees # 22 and 23 (both deodar cedars) would be transplanted, the number of
removed trees would be reduced to a total of 44.
Because of the risk oflimb drop associated with the pink ironbark species CE.
sideroxylon), this is not a desirabll;: species for a frequently used area. This
species is a good plant for screening in an aI:ea that would not be regularly used.
I suggest that these planned adjacent to the new residences or well used areas be
removed and/or replaced.
Because the deodar cedar cedar is a highly regarded' species in the City of
Cupertino Cand as such, it is one ofthe protected species), I recommend that
the replacement trees for those 16 removed deodar cedars at this site, must be of
a species that is protected by the city ordinance, such as deodar cedar
(Cedrus deodara) or coast live oak'CQuercus'agrifolia). .
. ,
In my opinion, flowering pear (Pyrus calleryana 'Chantecleer') or crepe myrtle
CLagerstromia indica), the two primary species proposed on the landscape plan, are not
acceptable species as replacement specimens for removed deodar cedars. One reason is
that flowering pear CPyrus calleryana 'Chantecleer') or crepe myrtle C Lagerstromia
indica) are often problematic species for this area in years that favor diseases that attack
these trees.
Our practice has been to recommend the replacement of deodar cedars (and the
other trees protected by the city ordinance) on the basis of their value. The two most
common trunk diameter measurements of the 16 deodar cedars are 6 inches and 9 inches
DBH. There are 10 ofthese trees with trunk diameters at or near 9 inches. There are 6 of
these trees that are approximately 6 inches in diameter. I have calculated values of each
of these (6 inch and 9 inch diameter) trees for this project are addressed according to ISA
(International Society of Arboriculture) standards, 9th Edition, Trunk formula method.
Each of the 10 deodar cedar trees with an average trunk diameter of9 inches has an
appraised value of$ 3700. This value is approximately equivalent to a 60 inch boxed
tree. If 60 inch boxed specimens are not available, I recommend 54 inch or 48 inch boxed
replacement specimens.
J~1')
Each ofthe 6 deodar cedar trees with an average trunk diameter of 6 inches has an
appraised value of $ 1700, which is approximately equivalent to a 36 inch boxed tree.
Trees in this size are commonly available.
ill the event that coast live oak: (Q. agrifolia) or deodar cedar CC. deodara) would be used
as replacement species, the replacement trees must be irrigated regularly for at least 2-3
years until adequately established. In addition, there must be no permanent sprinkler
irrigation within 15 feet minimum of the trunks of these trees.
Of the trees potentially to be removed, Tree # 43 is the only "Specimen Tree," as defined
by city code. Tree # 43 is a 12 DBH Deodar cedar C Cedrus deodara). I suggest that this
tree be preserved. However, if it would be removed, I recommend that it be replaced
according to its appraised value. The value of Tree # 43 is addressed according to ISA
(International Society of Arboriculture) standards, 9th Edition, Trunk formula method. By
this method, the appraised value of Tree # 43 is $ 6900. This value is approximately
equivalent to 2 - 60 inch boxed native trees. I suggest replacement specimens be either a
deodar cedar (Cedrus deodara) or coast live oak: C Quercus agrifolia), because these are
protected species and because they are evergreen. I suggest evergreen specimens because
, ,
the Landscape Plan calls for almost all deciduous species.
The trees protected by city regulation are: Trees # 42, 43, 59, 60, 61, 63, 64, 65, 66, 68, .
69, 70, and 72.
The Pink Ironbark CEucalyptus sideroxylon) species is a good.choice as a large screening
plant in areas that would be essentially unused, such as this water pumping station.
.However, this species is highly prone to limb drop. Thos~existing Pink Ironbark trees , ~,
that would be located adjacent to one 6fthenew residences would pose amoderate level
of risk to the new home and to the residents in frequently used areas. In my opinion, it
would be preferable to remove or replace Pink Ironbark specimens near residences.
The plans show that the roadway would be constructed by typical methods and materials
at a distance of about 10-11 feet from the trunk of Tree # 59. A sidewalk is proposed
approximately 6 feet from the trunk of Tree # 59. These features may result in significant
ifnot severe root loss to Tree # 59. If Tree # 59 would be expected to survive in good
condition,
1. It would be essential that the cut for the roadway, including the curb, must be a
minimum of 12 feet from the trunk of Tree # 59, and
2. The sidewalk within a distance of 15 feet of the trunk must be constructed on top
of the existing soil grade without a soil cut of even a few inches. Ifheaving of the
concrete would be a concern, I suggest that sufficient steel reinforcement must be
added to the poor to minimize this risk. To integrate the sidewalk surface with the
existing soil grade, fill soil may be used to bevel the edge of the shoulder (a
miximum of2 feet from the concrete edge).
Also, the Landscape Plan shows that a wrought iron fence would be installed adjacent to
the sidewalk approximately 5 feet from the trunk of Tree # 59. If a footing would be
3//3
required to construct this fence, Tree # 59 would likely suffer severe root loss. In this
event, the footing must be a pier and beam design and piers nearest the trunk must be a
minimum of 12 feet from the tnmk.
With regard to replacement strategies, I recommend that:
. The removal of deodar cedar trees be replaced with deodar cedar trees
CCedrus deodara) or coast live oak (Quercus agrifolia).
. The replacement specimens should be located in prominent locations, at
the front of new residences or for screening been properties.
. Replacement trees must be planted so that the base of each tree would be
on a slight mound of 8-10 inches above the existing soil grade.
. Replacement trees must be irrigated with drip or soaker hose irrigation
for a minimum of2 years.
. The root balls of replacement trees must be thoroughly mulched~ I
calculate that at minimum of 1 cubic yard of mulch would be required
for each tree.
. The understory planting of both of these two 'species CC. deodara and Q.
agrifolia) must be compatible with the cultural conditions of coast live
oak species.
Recommendations
1. The existing deodar cedar CCedrus deodara) trees that would be preserved must be
given cultural conditions similar to other drought tolerant species. For at least the
area inside the dripline, the following conditions must be achieved:
. Deodar cedars must be irrigated by dripirrigatiort and on irrigation valves
separate from lawn or other frequeritly irrigated areas.
. The surface soil inside the dripline must not be significantly excavated or
rototilled. Thus, the planting must be a minimum of 6 feet o.c. apart, and
the planting holes must be done with minimal excavation (for this reason,
1 gallon size plants preferred).
. Plants inside the dripline must be of compatible species (i.e., relatively
drought tolerant ).
. Irrigation must be a drip type or by soaker hoses.
I recommend that the Landscape Plan be revised to reflect these conditions
essential for the survival of the existing deodar cedar trees to be preserved.
2. I recommend that the nearest soil cut in relation to Tree # 59 must be a minimum
of 12 feet from the trunk. This includes the grading of the driveway, the trenching
for the curb, the piers for the wrought iron fence, for any utilities, etc. This means
the alignment of the roadway must be moved toward the west by about 3 feet.
3. I recommend that the portion ofthe sidewalk within 15 feet of Tree # 59 must be
constructed on top of the existing soil grade without a soil cut.
4. I recommend that Tree # 13 be transplanted as follows:
314
. by a tree spade
. that it be located in a prominent location
. it must have a minimum distance of 12 feet from the trunk Cradius) in
which there must be no sprinkler irrigation or over spray into this area
. it must be irrigated by a soaker hose or drip irrigation for a minimum of3
years after transplant.
. Plants in the 12 foot radius must be of compatible species
. Mulched with course wood chips, 6 inches in depth at installation, which
will settle to about 4 inches in depth - the maintenance depth for 3 years
mlmmum.
5. I recommend that the "footing" for wrought iron fence must be a pier and beam
design, at least within 15 feet ofthe trunk of Tree # 59, and the nearest pier must
be a minimum of 12 feet from the trunk. If this is not feasible, the city arborist
must be consulted, for alternative procedures.
6. With regard to replacement strategies, I recommend that:
. The removal of deodar cedar trees be replaced with deodar cedar trees
CCedrus deodara)or coast live oak CQuercus agrifolia).
. The replacement specimens should be located in prominent locations, at
the front of new residences or for screening been properties.
. Replacement trees must be planted so that the base of each tree would be
on a slight mound of 8-1 0 inches above the existing soil grade.
. Replacement trees must be irrigated with drip or soaker hose irrigation for
a minimum of2 years.
. ., , The root balls of replacement trees Ihust be tho~Qughly mulched. I
calculate that at minimum of 1 cubic yard ofmulch would be required for
each tree.
. The understory planting of both of these two species (C. deodara and Q.
agrifolia) must be compatible with the cultural conditions of coast live
oak species.
7. I recommend that protective fencing must:
. Consist of chain link fencing and having a minimum height of 6 feet.
. Be mounted on steel posts driven approximately 2 feet into the soil.
. Fencing posts must be located a maximum of 10 feet on center.
. Protective fencing must be installed prior to the arrival of materials, vehicles,
or equipment.
. Protective fencing must not be moved, even temporarily, and must remain in
place until all construction is completed.
8. There must be no grading, trenching, or surface scraping inside the driplines of
protected trees, unless specifically described in another section ofthis report.
9. Trenches for any utilities (gas, electricity, water, phone, TV cable, etc.) must be
; .
'5/16
located outside the driplines of protected trees, unless approved by a certified
arborist.
10. I recommend that all preserved trees must be irrigated throughout the entire
construction period during the dry months C any month receiving less than 1 inch
of rainfall ). Irrigate a minimum of 10 gallons for each inch of trunk diameter
every two weeks. A soaker hose or a drip line is preferred for this purpose.
11. I recommend that the entire area inside the drip lines of preserved trees must be
mulched to the extent feasible. Mulching consists of a protective material (wood
chips, gravel) being spread over the root zone inside the dripline. This material
must be 4 inches in depth after spreading, which must be done by hand. I prefer
course wood chips because its organic, and degrades naturally over time. Wood
chips must be ~ to % inch in diameter primarily. One supplier is Reuser, Inc., 370
Santana Dr., Cloverda1e, CA 95425, (707)894-4224.
12. Materials must not be stored, stockpiled, dumped, or buried inside the driplines of
preserved trees.
. .
13. Excavated soil must not be piled or dumped, even temporarily, inside the driplines
of preserved trees.
14. Any pruning must be done by ail arborist certified by the ISA CIntemationa1
Society of Arboriculture) and according to ISA, Western Chapter Standards,
, 1998.
. .
15. Any pathways or other hardscape inside the drip1inesotprotected trees must be
constructed completely on top of the existing soil grade without excavation. Fill
soil may be added to the edge of finished hardscape for a maximum distance of
approximately 2 feet from the edges to integrate the new hardscape to the natural
grade.
16. The sprinkler irrigation must not be designed to strike the trunks of trees.
17. Landscape irrigation trenches must be a minimum distance of 10 times the trunk
diameter from the trunks of protected trees.
18. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be
installed directly in contact with the bark oftrees because ofthe risk of serious
disease infection.
19. The plants that are planted inside the driplines of oak trees must be of species that
are compatible with the environmental and cultural requirements of oaks trees. A
publication about plants compatible with California native oaks can be obtained
from the California Oak Foundation, 1212 Broadway, Suite 810, Oakland 94612.
3;/&
ASPEN
LOT 2 - COLOR BOARD
ROOF TILE:
Optional ROOfinq ~
40 year Composition Shingle
Similar' coior
~
I.
Bel Air I Ploduct No: 4697
, Nome: Slate Range
DescriplJon: Charcoal Range
Calegory: RANGE ***
5f}1es: MoIibu. Bel Air- PondefOSO, Dor.Jble fagfe Rmdefo=
: /)out)Je EOQJe Bel AIr. Gclden Eagle
EXTERIOR COLORS:
~ ACCENT
Gf:C1J'SflOfte aJ230 VJIlita #196
230 Graystone
MASONRY ACCENT:
TRIM
Wood Moss #197
OASIS STONE COMPANY
ASPEN GROVE & MOUNTAIN ASH BLEND
Aspen Grove & Mountain Ash
:!f~iT;'-(':! 5'f\lr~~ l! ,
;' APR {i ~! 2006
" i ',\ '
--
Applicant: Wayne Aozasa
3-/f
ROOF TILE:
otionaJI Ruvf'1iIIlO Material
year compllSSition Shingle
SbUifal color
SANTA BARBARA
LOT 1 - COLOR BOARD
Camino I ProduCt No; SMC8400
Real 1 Na~: Sonta 5arbOra
, Description: Ugh!, [)CJIk Terrocolta- Mowe. ()ork Beige Blend
, Category: BflAND
I. S/yIB<: CopIstlOno
EXTERIOR COLORS:
!WN
Spanish Sad #231
ACCENT
Sand Pebble #171
TRIM
Highland Grass #3974-2
231 Spanish Sand
,.~.". -t' " ''""' --.-....-~~.~~,~...."...,..~- _....~~.......
"
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,
....
KM3972' 2 Earth Stone
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171 Sand pebbfe'. '.
. ,\ . - ""~))~l';'~'_;' ~ .
. -' ~",...... .
MASONRY ACCENT:
r-"~'-'''l'' ,', ,....".."..,.. "'.' .,..~,,,. .,' "~"""'''~t
;;~~~Zj~ ";:;i~..- "~-. 7' :t;:;-- ~~::;~}\r~~J;:;~:~i~'r.~>'i~;~;~~' :::~.:;.-.:;~
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:+~"::i:::~>:~,"":;i\7.:1~.~~~=~li~"~:~~r~~'.~.~.~~
. 'j..,' :ct.,..::/. ' .t~::t~1~~,~~-::;~!!~r'~;;:"';Y.
r~....r::17j~~:"r.:i\.':i:~~i"'.~j' :.".' :'1. .i:.~' ':'..>:::':~::;-J.:ltr~~"':~r:"...,.. ~
,:.., '\ } ~ -, ".> j, ',.~ 1~~-:.'lo;'H......:..:....II:. ~.,..'''''.II"'':'''.~ 'I,
~.~,~L.7t~?i.r~t~~\;~::r=\
.:.~?E'~: . ..tr~~~=~,~ijI: J~
., ,'".. .'." .-, .J;.),; I' .
.~ i..-::'-"- .. ,.. ~. ~ ~,'i.,~,: " ~. I
'......~. ... \0 . .'... .. ., -:. . ....,=-'--.;,....
PACIFIC CLAY PRODUCTS
WESTERN RIDGE STYLE
SUMMER GLACIER
rl< T~~- rr<: 1\/ f1~ f) I
; t
~~yAPR_ G 3 2:~_J
SUMMER (;I.\UEJ(
Applicant:
WaYne Aozasa
l.
l
r
!
!
I
I
I
I
I
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'3 -7 Cj
YOSEMITE
LOT 3 - COLOR BOARD
ROOF TILE:
optional RoofioQ! Material
40 yeaI' Composition Shingle
SbniIar color
Pondor""" II'f00uct No; 5552
Nome: Canyon GIO\'
. Descriptlon: Fawn Grey, Purple. Gray Streaks
Category: STANDARD INTEGRAL **
i ..."""', fbnderosa
I ~,~,~
...'
EXTERIOR COLORS:
!WH
Femdifife ,*6-2
ACCENT
Full Sun #168
TRIM
Mountain Pine #3811~3
KM3996-2 Ferncliffe 168 Full Sun
MASONRY ACCENT: OASIS STONE COMPANY
SHADOW RIDGE
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TYPICAL CONDITION BETVI[EN
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--......-.................
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~-_._--
GREENlEAF ORNE PROPERTY
Cuperl;no,CA
lANDSCAPE
IMPROVEMENTS
SITE PLAN
losueslctus
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ABBREVIATIONS
AD Area DrOIrl I~. 1r15Vlatlon
AWN, AdditIOn MAx, i'llxlmum
ADJ, Adjv>kt>I, t-ECH, Mechcr1lwl
ARCH, Architect or ArchltedlX'ol HEt-fJ, Hentnre
BLDG. Bulld"9 MIN. Minin'vm
BLKG. 610<k"9 MIRR. Mirror
SOf. Bottom KTl. Hetol
CAB, GOOInet (N) ""w
GER Geranie. N.le Not In GontraGt
GLG, GeilOlg N.T5. Not to Swle
GL, Closet OC, 01 Genter
GLR Clear OA' fWD Opp<Jslte Ha1d
CON(" Gonc.rete P, & SH. Fote 4 Shelf
CONSI Gon5tcvGtion P, LAM PIO!1tIG LQrllnate
CONT ConthJous PI. YHO. Plywood
CQUN, Go\.Inter (R! RelO(.oted
D. Dryer R Ri$ers
DEL Dovble REF, RefrJgeratOl"
DEI Detail REINF. Relnfon:ed
DII'-1. DImension REO. ~eqvired
DISP. DI5po>oI SB.Q, "Wiled By 011<:'5
DR Door SIM. SImilar
bK Dlshl-la;her STL Steel
DI-<3, DrowOlg STROCI Stru<:.tvrol
DHR Drawer f. Treads
IO! Existing fB, TONel Ba
EL:G. Elec.tric.ol TEI1P, T errpered
EO. Ea.val T4 5. T~ C 6roOVB
EXT, ExterIOr f.PH, Torlet Pq::>er I'blde:r
FIN. Finish rrP. f",~al
FLR. Floor U.NO, Ulles5 Noted otherwise
F.O.G. Face of Gonc.rete VERT, VertiGo!
F,O.P, Foc.e of Flnle.h H. Hash~ Hochine
F.QS. Fo:::e of Stvd H,(' H:;:lter Closet
5L, &1055 HO. rood
61P BD Eyosum Boord HOH. H<1dow
HB. Hose Bitb H.P. Waterproof
HDR, Header
--
L ~oJlI___
SYMBOLS
,'- --,'.
EXISTING
NEHWNCRETE
4.:'1' m>EWAU< N 9'5 ' 4.E
99.85'
/////////////
NEH
SITE PLAN
~
o
~
EXISTINe TO BE REMOVED
I
I
I----~-._-_.._-_._-_. -
~-..--l
~ 1~1L
1l 0
1!1.l'il\Ivvv..NVoIIll
AWJSflG INSQAflON
o l-jINDOH SYMBOl
0) DOOR SYMBOL
I~
w
I"
1=
REMAINDER LOT
LOT4
~ DATU1
-"-"-f1. WOPERTYLlNE
-.. -1. GENTl'R LINE
J '
::ril
~I
+ 101 N['W
+ 100 DIST. SPOT ELEVATIONS
-100'- (E) WNTOvR ELEVAflONS
I
I
I N89~5t2~I
I" ,~
I r
ii
O'
01
Z 1::::-:'
10. (N) c.oNTOvR ELEVATIONS
o STROCTlRAL eRD LINES
INDEX TO DRAWINGS
ARCHITECTURAL
A-I TITLE SHEET, SITE PLAN ~ PROJECT DATA
A-IB AREA DIASRANS
A- 2 LOT 111 FLOOR PLANS
A-3 LOT 111 NORTH 4 SOIJTH EXTERIOR E_EV A TIONS
A-4 LOT #1 EAST 4 HEST ELEVATIONS
A"5 LOT #1 '<OOF PLAN/SECTIONS
A-6 LOT #2 FLOOR PLANS
A-1 LOT #2 EAST 4 NEST ELEVATIONS
A-I) LOT #2 NORl'H 4 50lITH ELEVATIONS
A-q LOT #2 ROOF PLAN/SECTIONS
A-IO LOT #3 FLOOR PLANS
A-II LOT #3 EAST 4 HEST ELEVATIONS
A-12 LOT #3 NORTH 4 SCUTH ELEVATIONS
A-13 LOT #3 ROOF PLANlSECTIONS
':.f#i~....
CQMMJN [WY.
,
~
o
.
"
)1:"
m
'MIOVGHT IRCH FtNa ~
SEE LANDSc.APE PLAN ~ "
FOR MORE DETAIL Y
~...---
./
.'
75.7")'
GREENLEAF COURT
'~'--'--il //
" ~ ~~/
'-----..!:JI~.. /-
'0
1O~5~____~ ng _____
- - S89'S2'24"W 208.56'
SCALE, 1/16' 0 1'-0'
PROJEC T DATA
LOT #1
AREA
LANDSCAPE
FIRST FLOOR
SECOND FLOOR
PERCENT ASE
TOTAL FLOOR AREA
ALLOW~BLE FAR.
ACTUAL FAR.
SECOND FLOOR TO
FIRST FLOOR RATIO,
LOT #3
AREA
L-I
L-2
SITE PLAN
PLANTIN6 PLAN
S TRUC 1URAL
FIRST FLOOR
SECOND FLOOR
TOTAL FLOOR AREA
ALLOHABLE FAR.
AC1UAL FAR.
SECOND FLOOR TO
FIRST FLOOR RATIO
1004 SO, FT
LOT #2
AREA
22462 SO. FT.
8q8 SO, FT.
31.5%
3144 SO. FT.
45% (3,151 SO. FT.!
44.8%
FIRST FLOOR
SECOND FLOOR
TOTAL FLOOR AREA
ALLOHABLE FAR.
AC1UAL FAR.
SECOND FLOOR TO
FIRST FLOOR RATIO,
3q%
1612 SQ, FT.
2414 SQ, FT,
g1g SQ, FT,
33g3 SQ. FT.
45% (3.425 SQ FT)
44.5%
40.5%
\
'"
o
g
~
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~
I.
~
i~
j'"
III
III
N82,'5V4" 7QA[
f
OWY
.w
in
o
N
P
o
o
~
--
--
--
""
-====::.'
..--:.::..::.:s...
~
t'>218 SO, FT.
2484 SQ. FT.
1015 SQ. FT
34qq SQ. FT.
45% (3pq8 SQ. FT.)
42.5%
40%
"D
JUN 0 5 200
GREENLEAF
COURT
CUPERTINO, CA
SARAH
ROBINSON
ARCHITECT
152 HILLSIDE AVE.
KENTFILED, CA
94904
00l.TE: ",^Yt$,2\Xle
SCAU:: l/B"_l'Q
WWNllY; SR
JOBNO.;
TITlE SHEET
INOEX, SllE
PlAN &
PROJECT OAf A
A -1
L
-e..---
~ 6
" /
/~
/
""""
l
() LOT;l1 - FIRST
LEVEL
=LOQR
~ARE FOOTAef.
^ _ 2O'-JO' ~ 20'-10' _ 434 SF
6. .1'-9' X 20'..q' _ 145 SF
C . 2'-0" X KI'-IO. K 2'.0 SF.
o . Ib'-IO' X I~'-IO' K ,!!n.O S.F
E =2'..c' X 1$'-.<1' = 315 SF.
F '10'-4' X ;55'-4' = 365.1 !iF
e; .10'....)(2'-0.. 20.TS?
H.*'-I'X22'-4"fXY:I~5.f.
1.1'--0.)( 20'-1" . 205 SF
J = s'-e" X I""-e" . e>3J 5.F
TOTAL !>REA FIR5T LEVEL_
,,<<
NO",
MIHIMJH 6ARA6E ~A 15
20'-0. x 20'-(;' FROM INSIDE
F~f OF NALL TO 1'6IOf F""-E
Of' WALL. TT'PK"-AL N..L TIlR.E'f
RESIDENCES.
AU MY ;<Il1<DQI<6 ARE
INGllDfD IN fLOOI/: AREA
CAl.c.Ll..ATI0t6
I. 3'-10. X T-2" . :nA SF
J ~T-o. X "'-0"' 21.0 S,f'.
K. = 2'-;1" )(t/-2' .1e>35.F.
L =t>'-:;" x 1/l>'-3' = In. SF,
M' 11'_11' X 3O-JQ" = 552.43 SF
H . 104-10' X &'-1' = r27.3S.F
O. 6'-0")(2'-0" 12.0 SF
P . 2'-3' x 10'-0' _225 SF
TOTAL AREA
eECOND FUXlR LEVEL = ~O
'"
.--
-
lO:'
LOT "I - TOT"'!. fLOOR AREA=
""
r
o LOT #1 - SECOND
F L 0 OR
LEY E L
CLOT
I
%ilJI'.RE FOOTAef,
A., 45'-11' Xlb'-6'= 04<l.45.F.
e. =2'-(;' x 14'-3'= 205 SF
C - ;14'-'" x2.of'~'" e>;l<l.I$.F.
D .30'-4" X 20'-5" . 141.1:'> SF
E. '2'-1'X1Y-S' '21.15.F
F .4'-0' X 10"' :535.F
fOfAL,l>REAFI~TlE'<fi-'
,..".
e.I'l'-II" x 15'-5', 3(T 51'.
tl. lV'-;l" x \t>'-t>" , 2t>e>,15.F,
I' "'.b" X 1'-0' ,to.12 :>.F.
J . 0'-10" X 1'-4" , 50.1 S.F.
K "4'-3' X 15'-,\"5b.f> 5>1'.
L" 15'-0" X 21'-'1"" ~2t>.25
TOTAL AAEA
~FLOOI<l..f\ia.'1Ol5
",
LOT'2 -TOTAL FLOOR "'REA.
,-
o LOT
"
;0
t
....
~
#2 - FIRST
LEVEL
FLOOR
-
$2 - 5'ECOND
LEvEL..
F L..OQR
""""
--
=
""'"
E
,
.
PLAN
l
r
PLAN
1
n
o LOT
:13 - FIRST
PLpN
~EVEL
FLOOR
5Gl.!ARE FOOT.-.eE,
.... . ~'-~" x Ib'--Q" . QQI" ';>1'
e." 14'-S" X 2'-0"' 2I!J.I:'>S.F.
" . 10'-0' X 2'-10' . 283 SF
D. 2:::>'-'I"Xlb'-10"' <I3Q,<ISJ'
f' .2"7-")0 !;l!!I'-~". Ib.l !:>1'.
F .3'.Q' ><:4'-10'. '4'.2551'
TOTAL AREA FIRST LEVEl~ 2414
g' ~'--a"X 15'.5" .Zt'il.15.F.
H.13'-IO"XIS'.4"'212.15.F.
I_ 5'-10")< 13'-,\".71.'51'
J. 3'-1' X 1'-10" b.5 51'
K. 2'-0' X 1'-2' . 23 S.F.
L. '-0' 1<5'-11'. 44.351'.
M ~ n'-o' )( 20--6" '~5 51'
T01-"1 AREA
5EGOIIOFtOORl.EVEl.'I1'l5.F.
J
LOT "3 -TOTAL FLOOR AREA.
"""
o LOT "3 - SECOND
LEVEL
FLOOR
PLAN
;2
GREENLEAF
COURT
CUPERTINO, CA
SARAH
ROBINSON
ARCHITECT
152 HillSIDE AVE.
KENTFllED, CA
94904
DArt:: tMY1UOJll
SCALE: 111l".l'Q
DRAWN BY: SR
UNO.:
AREA
DIAGRAMS
A-1B
~ BREA<:FAST
. .:,.,
0 0
9 ,
~
BEDROOH ~I "
c ..,,,, 9
N MASTER
N <<AT .
m, BEDROOM
" M.
FAMILY Q CLOSE
~ ROOM ~
"
'"
9 @]
[
BEDROOM ~2
t IQ'-3"
'"
2b'-6'
1;;1'-10.
G LOT #1 FIR S T FLOOR LEVEL C LOT #1 - SECOND FLOOR LEVEL
NORTH
ffi
44'-,e.'
:.20-0.
1'-0'
20'-O"CLR.
vP
b
,
t
N
I
I
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KENTFILED, CA
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