PC Summary 06-12-2012 City of Cupertino
10300 Torre Avenue
Cupertino,CA 95014
(408) 777-3308
C U P E RT I N O FAX (408) 777-3333
Communift�Development Department
To: Mayor and City Council Members
From: Aarti Shrivastava, Community Development Director
Date: June 13, 2012
Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE
June 12,2012
Chapter 19.32 of the Cupertino Municipal code provides for
appeal of decisions made by the Planning Commission
1. Application
EXC-2011-11, V-2011-03, TR-2012-19 (EA-2011-17), Barre Barnes (Holiday Drive, LLC), 21740
Rainbow Drive
Hillside Exception to allow a 4,478 square foot single family residence plus a 840 square foot
basement to be constructed on slopes of 30% or greater;
Variance to allow an attached first story deck more than 18 inches above grade to be setback 0 feet
from the property line where 10 feet is required;
Tree Removal Permit to allow the removal and replacement of a 20" diameter, two-trunked, Coast
Live Oak and a 28" diameter, three-trunked,Coast Live Oak
Mitigated Negative Declaration
Action
The Planning Commission approved the application on a 4-0-1 vote.
Enclosures: Planning Conunission Report June 12, 2012
Planning Commission Resolution(s) 6704, 6705 and 6706
Approved Plan Set
g:planriing/Post Hearing/surnman�to cc061272
OFFICE OF COMMUNITY DEVELOPMENT
CITY Hf1I..I._
103Q0'TORRE AVL;N UE • CUI'L:IZTINO,CA 95014-3255
(408)777-3308 • FAX(408)777-3333 • plaruung@cu�rtina.ar�
CUPERTINO
PLANNING COMMISSION STAFF REPORT
Agenda Item No. Agenda Date: Tune 12, 2012
Application: EXC-2011-11,V-2011-03,TR-2012-19, EA-2011-17
Applicant: Barre Barnes
Property Owner: Holiday Drive, LLC
Property Location: 21740 Rainbow Drive (APN 366-03-063)
APPLICATION SUMMARY:
Residential Hillside Exception for a new 4,478 square foot single-family residence plus an 840 square foot
basement to be constructed on slopes greater than 30% on a vacant lot.
Variance to allow an attached first story deck more than 18 inches above grade to be setback zero feet
from the property line where 10 feet is required.
Tree Removal Request to allow the removal and replacement of a 20" diameter, two-trunked, Coast Live
Oak and a 28" diameter, three-trunked,Coast Live Oak
RECOMMENDATION:
Staff recommends that the Commission approve:
• A mitigated negative declaration for the project,file no. EA-2011-17,
• The Residential Hillside Exception and Tree Removal Request per the draft resolutions
(Attachment 1).
Staff recommends that the Commission deny the variance request per the draft resolution (Attachment
1).
Project Feature Ordinance Proposal Consistency
Requirement with City
Ordinance
Residential Buildin S uare Foota e
Total Proposed Building 5,640 sq. ft. max. 5,318 sq. ft. Yes
Area 4,478 sq. ft excluding basement
Total Proposed Living n/a 4,714 sq. ft. Yes
Area(excludin ara e)
Basement* Exem ted from s . ft. calc. 840 s . ft. Yes
Gara e 441 s . ft. min. 604 s . ft. Yes
Entr Level 1st Floor) n/a 216 s . ft. Yes
Main Level 1st Floor) n/a 2,815 s . ft. Yes
Barre Barnes (Holiday Drive,LLC) EXC-2011-11,V-2011-03,TR-2012-19,EA-2011-17 June 12,2012
Upper Level (2nd Floor) n/a 843 sq. ft. Yes
Project Feature Ordinance Proposal Consistency
Requiremenf with City
Ordinance
Setbacks 1St Floor 2nd Floor 1St Floor 2nd Floor
Front 10' min. (grade 25'min. 91' 95' Yes
>20%
Sides 10' min. 15' min. 13' 8" 16' 7" Yes
Rear 20' min. 25' min. 340' 355' Yes
Deck Setback (> 18" 10' min. 0' No, variance
above rade) re uested
Other Re uirements
Buildin Hei ht 30' max. 30' Yes
Grading Quantity in 2,500 cubic yards max. 821 cubic yards Yes
cubic ards
Parkin 6 s aces min. 6 s aces Yes
*Per Ordinance,basement square footage is not counted towards the floor area of the house.
BACKGROUND:
Project Site £�Development Requests
The applicant, Barre Barnes of Holiday Drive, LLC, is requesting a hillside exception to facilitate the
construction of a new, 4,478 square foot, single-family, split-level residence on a slope greater than 30%
in a RHS zoning district. The proposal has an 840 square-foot basement with the three story element in
the front of the residence and the two story portion toward the rear. The lot is vacant but surrounded by
other hillside single-family residences in the Regnart Canyon area of Cupertino.
The property is accessed via a private driveway off of the Rainbow Drive cul-de-sac. The project parcel
is part of a two-lot subdivision approved in December 1998. Recently, the Planning Coinmission
approved a hillside exception and a variance request for another hillside residence on the adjacent lot
(Steakley Residence) in March 2011.
As part of the project, the applicant is requesting a hillside exception to construction 5,318 square feet of
building on a slope greater than 30% when 500 square feet is allowed. In addition, a variance is being
requested to allow an attached ground floor deck with zero setback from the side property line when 10
feet is required by the Ordinance. The zero setback line is requested along the Midpeninsula Regional
Open Space District property.
DISCUSSION:
Zoning Consistenc�
With the exception of the proposed building over 500 square feet on a slope over 30% and the deck
setback variance, the proposed home complies with all other aspects of the Zoning Ordinance
(Residential Hillside & Accessory Structure).
Exception for Development on Slopes Greater Than 30%
The Residential Hillside Ordinance (RHS) prohibits any structures or improvements over 500 square feet
in area on slopes greater than 30% unless an exception is granted. The intent of this rule is to minimize
and discourage unnecessary hillside grading activities and visual disturbances. However, if the
Barre Barnes (Holiday Drive,LLC) EXC-2011-11,V-2011-03,TR-2012-19,EA-2011-17 June 12,2012
project/property presents unique circumstances or hardships (typically physical/geographical
challenges), then the City may consider an exception provided that the project is designed to minimize
the extent of exception and impacts to the surround hillside.
The project is being proposed on a portion of the property that has the shallowest slope, few visual
impacts, will cause the least amount of grading and remove the fewest protected trees. The location of
the proposed residence is also severely restricted by the steep slopes, location of the driveway, geometry
of the lot, and the presence of a 75-foot wide PG&E easement that runs lengthwise through the lot. The
proposed location for the residence is the only feasible location.
Under such circumstances the Planning Commission has approved hillside exceptions for residences to
allow a reasonable use of private property.
Variance Request for Setback of First Floor Deck
The Accessory Structures Ordinance requires that accessory structures, such as a deck, with a height
greater than 18 inches from grade must be setback a minimum of 10 feet from the property line. The
regulation is needed to protect the privacy of adjacent neighbors in typical situations when buildings and
yard areas are close together and the grade of the ground is relatively even. This proposed project site
presents an atypical situation where the grade of the ground is very steep and the adjacent southerly
landowner is the Midpeninsula Regional Open Space District (MROSD), a public open space agency.
Plans were distributed to MROSD and verbal comments were received. Open areas to the north are not
suitable for the deck as those areas lie within the PG&E utility easement area. Areas to the east and west
are steeper in slope or occupied by the driveway. The applicant is requesting a variance approval to
allow the first story deck to be setback zero feet from the southerly side property line for a length of 28
feet.
MROSD is concerned with the project given that the proposed deck with a zero property line setback will
have no defensible space for fire protection and that there might be some visual impacts from the project
as viewed from certain vistas and/or trails. MROSD is recommending that the variance request not be
granted and that the deck be adequately setback from the property line to create a safety buffer for the
dwelling. In order to address the fire safety issue, staff is recommending that the variance request be
denied and that the proposed deck be constructed from fire resistant materials (i.e., alternative fire rated
materials as determined to be appropriate by the Fire Department or non-combustible material such as
metal). Without the variance, the minimum setback for the deck as prescribed by the Accessory
Structures Ordinance is 10 feet. The fire safety concern was also discussed with the applicant and he is
agreeable with the denial of the variance.
The proposed deck has a finished elevation of 663 feet,while the nearby ridgeline of the adjacent MROSD
parcel is nearly 100 feet higher at about 760 feet. There will be no visual impacts into the majority of the
MROSD lands. Neither the deck (nor the residence) is located on a prominent ridgeline nor are there any
nearby hillside residences.
Tree Removal £�Landscaping
Two arborist reports were prepared for this project: one commissioned by the applicant (Shady Tree
Company - Attachment 2) and another comprehensive report prepared by the City Arborist (Michael
Bench - Attachment 3). There are numerous protected trees on the property, but only a few would be
affected because of the restricted footprint of the residence. The recommendations are summarized in the
table below.
Barre Barnes (Holiday Drive,LL(_� EXC-2011-11,V-2011-03,TR-2012-1y,EA-2011-17 June 12,2012
City Tree` �Txu,nk Cc�ndii�4� ,ShadyT�'ree.�c�mpa�.y , ,�Cit�Arborist j
, �, �� � � � �� . � ��.��,�
Arbc�z�:ist� � �r�P�c�es �: ��C7iar�efer ` 4 R�camme�ndai�ons � Re�arnmenciations
� °
'I'ree Report � � � �� �� , � # ������' ��` �
�� �
No. ` �`��
... , ,. � , ��, , � e,
1 Coast Live Oak 18" Excellent n/a Retain tree. Require
rotective fencin .
2 Coast Live Oak 12" (x2 Fair n/a See comments for Tree
trunks) No. 1.
3 Coast Live Oak 14" Good n/a See comments for Tree
No. 1.
4 Toyon Shrub n/a n/a See comments for Tree
No. 1.
5 Coast Live Oak 24" Good n/a See comments for Tree
No. 1.
6 Valley Oak 10" Excellent n/a See comments for Tree
No. 1.
7 Coast Live Oak 28" (x3 Fair to Retain, oak. Cut Remove. Basement
trunks Poor roots clean, wrap grading too close to
roots, monitor roots. Tree is a stump
regularly, etc. sprout & hazardous
lon term.
8 Coast Live Oak 20" (x2 Poor Remove, heavy lean Remove. Heavy lean
trunks) and trunk cavity. and trunk cavity.
Hazardous lon term
Since Tree Nos. 7 & 8 are deemed hazardous by the City Arborist, staff recommends their removal. A
condition of approval requires tree replacements, in this case four 24" box or two 36" box Oaks to be
placed in appropriate locations on the site. Replacement locations shall be determined prior to building
permit submittal. Mitigation to protect trees not being removed (Trees No. 1-6) is incorporated in the
resolution.
Geological Reviezv
The applicant comnlissioned a geologic report for his project prepared by Earth Investigations
Consultants (Attachment 4 & 6). The report was reviewed by the City Geologist (Attachment 5 & 7).
The City Geologist concluded that sufficient information has been presented to demonstrate the
geotechnical feasibility of the proposed residence. The recoinmendations of Earth Investigations
Consultants and the City Geologist have been incorporated as a condition in the approval resolution.
Building Materials and Colors
The building colors comply with RHS design standards in that they are muted vegetative or earth tones
with low light reflectance values (< 60 LRV- see Attachment 8).
V-2011-03
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino,California 95014
RESOLUTION NO. 6705 (DENIAL)
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
DENYING A VARIANCE TO ALLOW AN ATTACHED, FIRST-STORY DECK MORE THAN 18
INCHES ABOVE GRADE TO BE SETBACK ZERO FEET FROM THE SIDE PROPERTY LINE WHERE 10
FEET IS REQUIRED AT 21740 RAINBOW DRIVE (APN 366-03-063)
SECTION I: PROTECT DESCRIPTION
Application No.: V-2011-03
Applicant: Barre Barnes (for Holiday Drive, LLC)
Location: 21740 Rainbow Drive
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application for a Variance, as
described on Section I. of this Resolution; and
WHEREAS, the necessary notices have been given in accordance with the Procedural Ordinance of the
City of Cupertino, and the Planning Cominission has held one or more Public Hearings on this matter;
and
WHEREAS, the Planning Coinmission finds that the applicant has not met the burden of proof required
to support this application, and has not met all of the following findings in order to grant the variance:
1) There are special circumstances applicable to the property that do not apply generally to property in
the same district. The development of the subject 1.6 acre parcel is severely restricted by the shape of the
lot, the location of the road, the preponderance of steep slopes and the presence of a 75-foot wide PG&E
easement which bisects the property. Approximately 4,100 square feet of the lot area or 5.9% of the lot is
suitable for residential development.
2) The special circumstances applicable to the property deprive the property of privileges enjoyed by
other property in the vicinity and under identical zoning classification. The RHS Zoning Ordinance
allows property owners to have a maximum flat yard area of 2,500 square feet. Due to site constraints,
the proposed deck is the flat yard area and amounts to about 759 square feet with the variance request.
Without the variance, the deck must be setback 10 feet from the property line, which reduces the deck by
375 square feet, leaving 384 square feet of deck area. Except for a small area in the front yard, the deck
represents the only flat yard area on this property.
3) The issuance of the variance will not constitute a grant of special privileges inconsistent with the
limitations upon other properties in the vicinity and zoning in which such property is situated. The
granting of the variance will allow the property owner to provide a reasonably sized deck/flat yard area
that is not excessive compared to what surrounding RHS properties may develop.
4) The variance is not being issued for the purpose of allowing a use that is not otherwise expressly
authorized by the zone regulation governing the parcel of the property. The deck use is allowed in the
RHS zoning district.
Resolution No. 6705 V-2011-03 June 12,2012
5) The granting of the application will be detrimental or injurious to property or improvements in the
vicinity and will be detrimental to the public health, safety, and general welfare, or convenience, and to
secure the purpose of the title. The property is located in the Wildland Urban Interface Fire Area and the
deck variance does not provide a defensible fire safety space between the structures and wildland areas
of the Midpeninsula Open Space District. Granting the variance would not be consistent with the
Residential Hillside zoning requirement to site buildings and driveways as far as feasible from the
abutting public open space lands.
NOW,THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this
matter, the application for variance is hereby denied by the Planning Comiiussion of the City of
Cupertino.
That the subconclusions upon which the findings and conditions specified in this Resolution are based
and contained in the Public Hearing record concerning Application V-2011-03 as set forth in the Minutes
of the Planning Commission Meeting of June 12, 2012 and are incorporated by reference though fully set
forth herein.
PASSED AND ADOPTED this 12th day of June 2012, at a Regular Meeting of the Planning Coinmission
of the City of Cupertino by the following roll call vote:
AYES: COMMISSIONERS: Chair Miller,Vice Chair Sun, Lee, Brownley
NOES: COMMISSIONERS: none
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS: Brophy
ATTEST: APPROVED:
�s/Gar�Chao /s/Martti Miller
Gary Chao, City Planner Marty Miller,Chair
Community Development Department Planning Commission
g/plari�iing/pd report/res/2011/V-20ll-03res.doc
TR-2012-19
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino,Califarnia 95014
RESOLUTION NO. 6706
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING THE REMOVAL AND REPLACEMENT OF TWO PROTECTED TREES:A 20"DIAMETER,TWO-
TRUNKED AND A 28" DIAMETER,THREE-TRUNKED COAST LIVE OAKS IN CONJUNCTION WITH THE
DEVELOPMENT OF A SINGLE FAMILY HILLSIDE RESIDENCE AT 21740 RAINBOW DRIVE (APN: 366-03-063)
SECTION I: PROTECT DESCRIPTION
Application No.: TR-2012-19
Applicant: Barre Barnes
Property Owner: Holiday Drive,LLC
Location: 21740 Rainbow Drive(APN: 366-03-063)
SECTION II: FINDINGS FOR TREE REMOVAL
WHEREAS, the Planning Commission of the City of Cupertino received an application for tree removal, as
described in Section I 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 at least one public hearing on this matter; and
WHEREAS,the Planning Commission finds the following with regard to this application:
1. That the location of the trees restricts the economic enjoyment of the property by severely limiting the use of
property in a manner not typically experienced by owners of similarly zoned and situated property, and the
applicant has demonstrated to the satisfaction of the approval authority that there are no reasonaUle
alternatives to preserve the tree(s).
NOW,THEREFORE,BE IT RESOLVED:
That after careful consideration of the maps, facts, exhibits, testimony and other evidence suUmitted in this matter,
suUject to the conditions which are enumerated in this Resolution beginning on page 2 thereof,:
The application for a Tree Removal Permit, Application No. TR-2012-19, is hereUy approved, 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. TR-2012-19 as set forth in the Minutes of Planning Commission
Meeting of June 12,2012,and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the arborist report titled: "Evaluation of the Existing Trees at 21740 Rainbow Drive,
Cupertino, California" dated November 17, 2011, consisting of 6 pages, prepared by Michael L. Bench,
Consulting Arborist,except as may be amended by conditions in this resolution.
2. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. EXC-2011-11 and V-2011-03 shall be applicable to this
approval.
3. APPROVED TREE REMOVALS/REQUIRED TREE REPLACEMENTS
The applicant has approval to remove tree #7 and #8 identified in the Michael L. Bench arborist report
descriUed in Condition #1 and further identified as a 28° diameter three-trunked and a 20" diameter two-
trunked Coast Live Oaks. Applicant shall be required to plant Coast Live Oak replacements in and around the
Resolution No.6706 TR-2012-19 June 12,2012
property in accordance with the City's Protected Trees Ordinance. The required replacement trees shall Ue
planted prior to final occupancy of the project associated with file no. EXC-2011-11 and V-2011-03.
4. TREE PROTECTION
Prior to building permit issuance, the tree protection measures contained in the Michael L. Bench Arbarist
Report described in Condition #1, shall be implemented as deemed appropriate by the Director of Community
Development for the trees to be retained. The tree protection measures shall be placed in the construction plan
set. A report ascertaining the good health of the trees mentioned above shall be provided prior to issuance of
final occupancy.
5. 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 hereUy 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.
6. DISPOSAL OF REMOVED TREES
Oaks approved for removal shall only be removed during the dry season and disposed of in a Santa Clara
County-based landfill. Removal activities shall comply with protocol recommended by the California Oak
Mortality Task Force. Prior to building permit issuance, applicant shall submit a tree removal plan that will be
reviewed and approved by the City Arborist.
7. PERMIT EXPIRATION
The subject tree removal permit approval shall expire two(2)years from the date of approval if not used.
PASSED AND ADOP`I'ED this 12th day of June 2012, at a Regular Meeting of the Planning Commission of the City
of Cupertino,State of California,by the following roll call vote:
AYES: COMMISSIONERS:Chair Miller,Vice Chair Sun,Lee,Brownley
NOES: COMMISSIONERS:none
ABSTAIN: COMMISSIONERS:none
ABSENT: COMMISSIONERS: Brophy
ATTEST: APPROVED:
/s/Gary Chao /s/Marty Miller
Gary Chao,City Planner Marty Miller,Chair
Community Development Planning Comrnission
G:�Planning�PDREPORT�RES�2012�TR-2012-19 res.doc
EXC-2011-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino,California 95014
RESOLUTION NO. 6704
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A HILLSIDE EXCEPTION TO ALLOW THE CONSTRUCTION OF A
NEW 4,478 SQUARE FOOT SINGLE FAMILY RESIDENCE WITH AN APPROXIMATELY
840 SQAURE FOOT BASEMENT ON SLOPES GREATER THAN 30% ON A VACANT
LOT LOCATED AT 21740 RAINBOW DRIVE
SECTION I: PROTECT DESCRIPTION
Application No.: EXC-2011-11 (EA-2011-17)
Applicant: Barre Barnes (Holiday Drive, LLC)
Location: 21740 Rainbow Drive. APN#366-03-063
SECTION II: FINDINGS FOR EXCEPTION
WHEREAS, the Planning Coirunission of the City of Cupertino received an application for a Hillside
Exception, as described on Section II of this Resolution; and
WHEREAS, the necessary 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 this application, and has
satisfied the following requirements:
1. The proposed development will not be injurious to property or improvements in the area
nor be detrimental to the public health and safety.
2. The proposed development will not create a hazardous condition for pedestrian or vehicular
traffic.
3. The proposed development has legal access to public streets and public services are available
to serve the development.
4. The proposed development requires an exception,which involves the least modification of, or
deviation from, the development regulations prescribed in this chapter necessary to
accomplish a reasonable use of the parcel.
5. All alternative locations for development on the parcel have been considered and have been
found to create greater environmental impacts than the location of the proposed
development.
6. The proposed development does not consist of structures on or near known geological or
environmental hazards that have been determined by expert testimony to be unsafe or
hazardous to structures or persons residing therein.
7. The proposed development includes grading and drainage plans that will ensure that erosion
and scarring of the hillsides caused by necessary construction of the housing site and
improvements will be mulimized.
8. The proposed development consists of structures incorporating designs, colors, materials,
and outdoor lighting which blend with the natural hillside environment and which are
designed in such a manner as to reduce the effective visible mass, including building height,
as much as possible without creating other negative environmental impacts.
Resolution No.6704 EXC-2011-11 June 12,2012
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9. The proposed development is located on the parcel as far as possible from public open space
preserves or parks (if visible therefrom), riparian corridors, and wildlife habitats unless such
location will create other, more negative environmental impacts.
10. The proposed development is otherwise consistent with the City's General Plan and with the
purposes of this chapter as described in Section 19.40.010.
NOW,THEREFORE, BE IT RESOLVED:
That after careful consideration of the initial study, Environmental Review Coininittee recommendation,
maps, facts, exhibits, testimony and other evidence submitted in this matter, the Coininission finds that
the project with mitigations incorporated will not have a significant environmental impact and adopts a
mitigated negative declaration with a mitigation monitoring report (file no. EA-2011-17) and application
no. EXC-2011-11 is hereby approved;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 EXC-2011-11, as set forth in the
Minutes of the Planning Cominission Meeting of June 12,2012 and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set titled: "21740 Rainbow Drive/Single Family Residence-New
Construction/21740 Rainbow Drive, Cupertino,California" dated October 25. 2011, and consisting of
11 sheets labeled A000, A00 through A09 and an Engineering plan set prepared by Nordic
Engineering, Inc. titled: "21740 Rainbow Drive/Cupertino, California" dated October 2011 consisting
of 4 sheets labeled 1 through 4, except as may be amended by the conditions contained in this
resolution.
2. EXTERIOR BUILDING MATERIALS/TREATMENTS, LANDSCAPING
Final building exterior treatment plan (including but not limited to details on exterior color, material,
architectural treatments and/or embellishments, lighting, retaining walls and landscaping) shall be
reviewed and approved by the Director of Community Development prior to issuance of building
permits for compliance to RHS zoning and other relevant regulations. Any exterior changes
determined to be substantial by the Director of Community Development shall require a
modification approval with neighborhood input.
3. 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.
4. GENERAL PLAN DEVELOPMENT ALLOCATION
The applicant's project is granted a General Plan Development Allocation of one dwelling unit from
the Other Residential Neighborhoods allocation pool.
Resolution No.6704 EXC-2011-11 June 12,2012
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5. LANDSCAPE PROTECT SUBMITTAL
Prior to issuance of building permits, the applicant shall determine in consultation with staff whether
a full landscape project submittal per section 14.15.040 of the Landscaping Ordinance is warranted.
The Water-Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation
Design Plans, and Water Budget Calculations shall be reviewed and approved to the satisfaction of
the Director of Community Development prior to issuance of building permits.
6. LANDSCAPE INSTALLATION REPORT
In conjunction with any required landscape project submittal, a landscape installation audit shall be
conducted by a certified landscape professional after the landscaping and irrigation system have
been installed. The findings of the assessment shall be consolidated into a landscape installation
report.
The landscape installation report shall include, but is not limited to: inspection to confirm that the
landscaping and irrigation system are installed as specified in the landscape and irrigation design
plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that
causes overland flow,and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: "The landscape and
irrigation system have been installed as specified in the landscape and irrigation design plan and
complies with the criteria of the ordinance and the permit."
7. LANDSCAPE AND IRRIGATION MAINTENANCE
In conjunction with any required landscape project submittal, a maintenance schedule shall be
established and submitted to the Director of Community Development or his/her designee, either
with the landscape application package,with the landscape installation report, or any time before the
landscape installation report is submitted.
a) Schedules should take into account water requirements for the plant establishment period and
water requirements for established landscapes.
b) Maintenance shall include, but not be limited to the following: routine inspection; pressure
testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas;
replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and
removing obstructions to emission devices.
c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size-
adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall either
be replaced or be revived through appropriate adjustments in water, nutrients, pest control or other
factors as recommended by a landscaping professional.
8. ATTACHED DECK
The proposed ground level deck shall be constructed from fire resistant materials (i.e., alternative fire
rated materials as determined to be appropriate by the Santa Clara County Fire Department or non-
combustible material such as metal).
9. PERMIT EXPIRATION
The subject hillside exception approval shall expire two (2) years from the date of approval if not
used.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
10. STREET WIDENING
Public street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
Resolution No.6704 EXG2011-11 June 12,2012
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11. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and
standards as specified by the City Engineer.
12. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures
shall be positioned so as to preclude glare and other forms of visual interference to adjoining
properties, and shall be no higher than the maximum height permitted by the zone in which the site
is located.
13. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of
the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact
Army Corp of Engineers and/or Regional Water Quality Control Board as appropriate.
The developer will be required to provide both a geotechnical recommendations as well as structural
design and calculations for any retaining greater than 4-feet in height from the bottom of the
foundation to the top of the wall. Review of these documents will be performed by the City's third
party reviewers, and the developer will be required to post deposits with the Public Works
Department prior to review and approval of retaining wall designs.
14. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-
development hydraulic calculations must be provided to indicate whether additional storm water
control measures are to be constructed or renovated. The storm drain system may include,but is not
limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins, vegetated
swales, and hydrodynamic separators to reduce the amount of runoff from the site and improve
water quality. The storm drain system shall be designed to detain water on-site (e.g., via buried
pipes, retention systems or other approved systems and improvements) as necessary to avoid an
increase of the one percent flood water surface elevation to the satisfaction of the City Engineer. Any
storm water overflows or surface sheeting should be directed away from neighboring private
properties and to the public right of way as much as reasonably possible.
15. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331
and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with
affected utility providers for installation of underground utility devices. The developer shall submit
detailed plans showing utility underground provisions. Said plans shall be subject to prior approval
of the affected Utility provider and the City Engineer.
16. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees, storm drain
fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed
prior to issuance of construction permits
Fees:
a. Checking& Inspection Fees: $ Per current fee schedule ($2,468.00 or 5%)
b. Grading Permit: $ Per current fee schedule ($2,217.00 or 5%)
c. Development Maintenance Deposit: $1,000.00
d. Storm Drainage Fee: $TBD
Resolution No.6704 EXC-2011-11 June 12,2012
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e. Power Cost: **
f. Map Checking Fees: $Per current fee schedule (N/A)
g. Park Fees: $Per current fee schedule (N/A)
h. Street Tree By Developer
** Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
Faithful Performance Bond: 100% of Off-site and On-site Improvements
Labor&Material Bond: 100% of Off-site and On-site Improvement
On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted by the
City Council. However, the fees imposed herein may be modified at the time of recordation of
a final map or issuance of a building permit in the event of said change or changes, the fees
changed at that time will reflect the then current fee schedule.
17. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be
screened with fencing and landscaping or located underground such that said equipment is not
visible from public street areas. The transformer shall not be located in the front or side building
setback area.
18. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board,
for construction activity, which disturbs soil. BMP plans shall be included in grading and street
improvement plans.
19. NPDES CONSTRUCTION GENERAL PERMIT
When and where it is required by the State Water Resources Control Board (SWRCB), the developer
must obtain a Notice of Intent (NOI) from the SWRCB, which encompasses preparation of a Storm
Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMPs) to
control storm water runoff quality, and BMP inspection and maintenance.
18. C.3 REQUIREMENTS
C.3 regulated improvements are required for all projects creating and/or replacing 10,000 S.F. or
more of impervious surface (collectively over the entire project site). The developer shall reserve a
minimum of 4% of developable surface area for the placement of low impact development measures,
for storm water treatment, on the tentative map, unless an alternative storm water treatment plan,
that satisfies C.3 requirements, is approved by the City Engineer.
The developer must include the use and maintenance of site design, source control and storm water
treatment Best Management Practices (BMPs), which must be designed per approved numeric sizing
criteria. A Storm Water Management Plan, Storm Water Facilities Easernent Agreement, Storm
Water Facilities Operation and Maintenance Agreement, and certification of ongoing operation and
maintenance of treatment BMPs are each required.
All storm water management plans are required to obtain certification from a City approved third
party reviewer.
Resolution No.6704 EXC-2011-11 June 12,2012
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19. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a Registered Civil Engineer. This
plan should include all erosion control measures used to retain materials on site. Erosion control
notes shall be stated on the plans.
20. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all
grading/erosion control work in conjunction with this project.
21. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
22. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental Programs
Manager. Clearance by the Public Works Deparhnent is needed prior to obtaining a building permit.
23. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards to refuse
truck access for the proposed development.
24. STREET TREES
Street trees shall be planted within the Public Right of Way to the satisfaction of the City Engineer
and shall be of a type approved by the City in accordance with Ordinance No. 125.
25. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
26. SANTA CLARA COUNTY FIRE DEPARTMENT
A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department
prior to issuance of building permits.
27. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as
needed. �
28. SAN TOSE WATER COMPANY CLEARANCE
Provide San Jose Water Company approval before issuance of a building permit approval.
29. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards
and shall reach an agreement with San Jose Water Company for water service to the subject
development.
30. SANITARY DISTRICT
A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to
issuance of building permits.
31. UTILITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including PG&E, PacBell,
and California Water Company, and/or equivalent agencies) will be required prior to issuance of
building permits.
Resolution No.6704 EXG2011-ll June 12,2012
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PASSED AND ADOPTED this 12th day of June 2012, at a Regular Meeting of the Planning Comnussion
of the City of Cupertino by the following roll call vote:
AYES: COMMISSIONERS: Chair Miller,Vice Chair Sun,Lee, Brownley
NOES: COMMISSIONERS: none
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS: Brophy
ATTEST: APPROVED:
/s/Gar�Chao /s/Marty Miller
Gary Chao,City Planner Marty Miller, Chair
Community Development Department Planning Commission
G:�Planning�PDREPORT�RES�EXG2011-llres.doc
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Abbreviations:
ABV ABRGVIATION
BLK BLOCK
CSMI�T CASEMENT
cw co►.�wn rH:K
DR DOOR
DRY DRYER
DW D[SH WASHE;R
(� IXISTING
HB HOSS BIBB
filR IiEATER
HW HOT WA'C�R
c�> NH:W
PL. PLATE HEIGiif
, PR PAIR
(R) RELOCATED
REF REFRIGERATOR
SH SINGI.F.HUNG
SLD SLIDING
TF.MP 'IEMPERARY
TYP TYPICAL
WASH WASHER
WTR WATER
LeQend:
NEW WALG2X9 STCTDS
NEW WALL-ZX6STl,'DS
DOOR 3'-0'
DpUBI.E DOOR,4'-0"
SI.IDING DOOR,4'-0"Xb'-8"
WINDOW,4'-0"X4'-0"SINGLE HUNG
General Scope
TO DEVELOPE LAND FOR SINGLE FAMILY
RESIDENCE
General Notes:
ALL NEW WORK TO BE IIV
CONFORMANCE WITH:
CBC-CALIFORNIA BUILDING COD&2(ri0
CECLAL�ORNIA ELECTRICAL CODE-2010
CMC�ALIFORNIA MECHANICAL CODE-2010
CPC-CALIFORIJIA PLUMBING CODE-2010
CFC{ALIFORNIA FIRE CODF-71riU
CEC-CALIFORNIA INERGY CODE-2010
IBC-INTERNATIONAL BU[LDING CODE-?A09
UMC-UNIFORM MECHANICAL CODE-2009
UPC-UNIFORM PLLTMBING CODE-2009
NEC-NATIONAL ELECTRIC CODE-2009
CALIFORNIA ENERGY CODE 20]0
CALIFORNIA GREEN BUD.DING STANDARDS CODE
CUPERTINO MUNIC[PAL CODE
ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED D�tENSIONS.
CONTRACPOR ASSUMES FULL RESPO[YSABILITY FOR
METI lOD AND MANNER OF CONSTRUCT'ION AND FOR
ALL JOB SITE SAFET7 DURING CONSIRUCTION.
GRADES TO BE S[.OPED A MINIMUN OF 2%AWAY
FROM THE STRUCTURFS FOR HORIZONTAL DISI'ANCF.
AT LEAST 5'-0".
ALL CONCREI'E'FLATWORK"(DRIVF.WAY,WALKS,EI'C.)
S�iiALL HE CONSTRUCfED IN ACCORDANCE W/'IHE
suiis K�t�uxr. /
Vicuuty Map:
��
\ 4Q'�'�/
rtnuvsow cr I
Drawing Index:
A00-Title Sheet,Site Plan '
A01-Topo-Trees&House loc. '
A02-Basement FP .
A03-First Level FP ;�
A04-Second level FP '
A05-Roof Plan
A06-Exterior Elev. •
A07-Exterior Elev.
A08-Building Sections
A09-Reflected Ceiling Plans
Owner Data:
HOLIDAY DRIVE LLC
2175 DE LA CRUZ BLVD#C
SANTA CLARA,CA 95050
BARRE BARNES
PH 408-234-9061 CELL
FAX 408-827-4252 "
PH 408-827�1251 ._ . . .. _
Lot Data:
A1'.N.: 366-3-63
Lot Size:69,696 Sq.Ft.
' Property Locarion: 21740 Rainbow Drive
Zoning District:RHS
Stories:Three
Allowable Floor Area:4,550 Sq.Ft.
�,12.2.�,�,
House:FAR Calculations:
A=Maximum allowable house size prior to instituting the
maximum 6,500 squaze foot building size.
B=Net lot area.
Slope Adjustrnent Criteria
Average percent slope of lot=30%
Floor Area Rario(FAR)
4500 for first 10000 sf
59.59 sf for each 1000 sf over
A=((B-10,000)/1000)(59.59)+450Q
A=((69,696-10,000)/1000)(59.59)+4500
Total Allowable Square Footage=8,05728 sq.ft.
Maximum Allowable Square Footage=6,500 sq.ft.
,Allowable Floor Area=8,057 x 0.70=5,640 sq.R.
'Proposed Conditions
'House:
�entry lower level= 216.00 sf
garage= 604.00 sf
main level= 2,815.00 sf
upperlevel= 843.00 sf
Total Allowable Footage: 4,478.00 sq.ft.
basement=
Impervious Areas
Driveway
840.00 sf
2,835.28 sq.ft. 4.06%�
1,232.09 sq.ft.1.76%
4,067.37 sq,ft. 5.82%
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DATE _ _____--
October 25,2011
_ __
SCALE
1�� 20�-0��
JOB yloject Numbcr
N° _-._ _
SHEET
N°.
A00
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WlLQLAND- URBAN iI�TER�ACE �ir�Area
Reference: Caiifornia 8uifding Code Ch�pier 7A
AG�lltatior�
Alt new bulldings su�mitt�d for buflding permlt on�r after,lanuary i,2Qt}8 shafil
tompty w�th ati sectton3 of CBC ChaFter iA,
� Mat�rial�.�vstem�and g o of�o s jc lr�n
RoQfln�Assemb)leb
Roafing ass�mbll�s shald be deslr�ned ta prev�nt the intnrsion of ffames and
embers aetwee�the roof coverir�g and the ro�f deeking.
�tavf valley flashtng shail be rnad�a€nat less that 26-gage galvanized sheet
metal tnsCaiied aver a minimum 36"wide underf�yrment of one tayer of 72#eap
sheet rur�ntng the fufl iength of the vattey.
Ravf gutters sttaft be designed to prevent the a�.cumuiatian of#caves and debris
in the gutter.
/
�
/
GRAPHIC SCALE
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a$ NO
Atttc Verttitation
-Ftoaf and a�tte ver�ts shal!be desig�ed to�eslst the intrusian of fiames and
embers into the at�le of a strutiure,ar shati be protected with corrosJvn-
reslstant,nonct�mbusttb�e wire mesh wich 1/4"apening�,or eqe�lvatent.
,�ave artd cQrnl��vents sha14 be designed to resist the lntrusion of ftarnes and
embers(r►ta the atttc af a structure,or shall be protecte�with corrosion-
res is tan t,nancom bus t t b i�wi r e m e s h w i t h 1 i�€"r�p e r t i n g s,o r e q u i v a l e n t.
�ve prc�t�etiot�-Eaves a!�d s�ifits si�all be pratecied by ignition-resistant
materisis or nsac�combustib#e ronstruaton on the expoxed urtderside.
EittB(i0i`Vi/+Gt�}5 .
E�steri�rwalIs sha{I be deslg�ied u�ing tgn��lon-resistant materials,
noncornbustlbie const�uciion,heav�ttmbe�,�og waU constructior�,ar equivalen*,
E�cteriorwal�cov+erings shall exte�d fr�rn�e�og o#thQ foundatian to the roaf,
and termtnat�ai�"nomina!so{id vvood blocking between th�rafters at a!!roof
rnrerhan�5,orterrr�inate at an eaVe en�losUre.
.E�tteriorwalt ue�rts shali be rfesigned xo restsi the intrus�ofl af flame and embers
into the s�n�eture,or Sh�ll be proteCtEd Yt�It�t a C4t'fo5lc��-�'eSiSt��t,
noncombu�ilble wtre rnesh vdrith 3/4"apening�,or eqaivalent. •
�cteriorw9rtdaw,windovawall,and g[azed door as,sernblles sh�ll have a 24-
minute fire-resista�t rating,or h�designed t�sing insulating-giass untts witit a
m€nimurr►c�f one tempered�ane,or�{ass bl�rc�.units.
cxieriar door assetrbiies shatl have a 20-minute Fire•res�stani ratiag,or Ue
'x
des�gn�d using noncorr�bustibie constructian,crr be constru+cteri of solSd-core
waod having stil�s and r�ils nat iess that 2 3�8"thick,and fleld pan�Is nc�t fess
t��Ft 1 ��+�#��L�tiCl�.
�ct�rior ve#�icle�e�ess��ors shai[be non-eombust3bte or ex�er�or��e-reta:���.nt
treated wcaod.
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DATE
October 25,2011
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SCALE
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JOB project Number
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SHEE'I' .
N°.
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DATE
� October 25,2011
I
SCALE
3/16"=1'-0"
��B Project Number
N°
i SHEET
i No
A09
GENERAL NOTES
i.ALL WORK SHALL BE IN ACCORDANCE WiTH THF_STATE OF CA�IFORNIA DEPAR7AIENT OF
TRANSPORTATION STANDhRD SP;CtFICAliONS(DATED MAY 2006),STANDARD PLANS(DA?ED
MAY 200G1,AN6 CITi GF CUPERTING STANDARD DE7AIL5.THE fONTRACTOR SHALI PERF(N?M
THE WORK DESCRIBED IN THF SPECIFICAT�ON,AND AS SHONN ON THE DftANANGS,AND TO ME
SATISFACIIONOF THF CITY EN��INEER.
2. fHE CQNTRACTOR IS RFOUIRED TO NO?�FY THE PUBLIC�tiORnS INSPECTOR TWG(2)WORKINi;
DAYS PRIOR TU REOUIRING aN INSPFCTION.TWO(�)WORK!NG QA'YS FRIOR?0 INSiALLING
PERMANENT S7RIPING,TNE CONTRACTOR SHALL CALI FOR RFVIEW ANO hPPROVAI OF THE
PROPOSED STRIPING 8'Y iHE CIiY TRAFFiG FNGtNEER.TNE CITY S4ALL HAVE THF RIGiiT TO
MAKE CHANGES IN TH£LOCATI�W OF�f}tE:AIJGNMENT OF LANE STRIPES APlQ PAVEMENT MARKINGS.
3.All UNDERGROUND U17LITtES SHAIL BE INSiALLED AND AOEWATELY DACKFILLED BEFORE
PLACEMENT OF THE BP.SE MATERIAL AND SURFAC£STRUC7URE5.IF UP.�ITIES AP.E TO BE INSTA.LL:D
SUBSEOUENTLY,A NRITTEN NO'�FICATION fR01A THE AFFECTED UT!LITY COMPANY IND!CAIING ITS
COMMIiUENT TO BORE tN2 TUNNEL SHALL 6E SUBMI7TED TO THE CITY ENGINEER BEFORE
PROCEEDItJG N7'H T.HE ShOR�C.IiNDER('�ROUNp UTILITIFS,EXCE?i STORM AND SANI7AF'y SF'kER,
WiiL NOT HE PERMIf7ED!N PAVEMENF AREA,Wlhl THE EXCEFiION OF STREE7 CROSSiNGS,
OTNEitMASE SF'EqFIGALLY AFPROVED AND AUTMOFtIZED BY THE CITY fNCINEER.
4.THE CONTRACT(X2 SMall HAVE ALl UF THE ViIUTIFS,UNDERGr2WN0 MAiNS,ANG SERVICES
THAT MAY CONf"LICT WITl;THE PRCJECi LO�",nTED IN THE FIELD.THE�ONTRAC?OR SHAU.CONTRAC?
UNDERGRWND SfR�CE ALERT(USA)1W0(2)WORKING DAYS IN ADVANCE OF ANY WOHK,
FOR LOCATIONS OF THE UNDER(i20UND FACIl171ES,AT(800)642-2444.
5.ALL?RENCH BACNFLL,Fl�l AREAS,AND BASE AIAlER1AL SHAIL AT?NN A AtIN;A/UM 35�
REIATI`F COMPACTIQN AS PER STANDARD SPECIFICA710N5.FOR TYPICAL iRENCH SECTIOMS,
REFER TO THE CITY STANOARC DEtA1L5,WITH THE EXCEPTION OF SANITAR�Y SFWEP,.
6.ALi iREES,ROOTS AND F(XtEIGN MATTER IN EXISTING OR PROPCS[D RI[iHT OF WAY SHAIL BE
REMOVED 70 A UEPTN OF TWO(?)FEET BELOW SURGRADE AND DISPOSED Of.
7.ALL EXISTING PAVEMENT REMOV£D ilR DAMAGED SHALI 8E REPLACED AS kEQUiRED B't THE
GTV ENCINEER.
8.All CONCRETE USED FOR ALL STf?UCTUR.S MV51 8E CLASS"A"(6 SACKS PER CUBIC YARD)
AS PER STANUAR�SPECiFlCAT1�NS AND SHALL 4T'fAIN A STREPIGtN OF 3,000 P.S.!.IN 28 DAYS.
SIDEWALKS,CURBS AND C=I;TiERS SHALL BE CLASS"B"(5 SACY,S PER CUBIC YAftD)P.S PER
SiAN4ARD SPEGFICATION AND SHALL ATTAIN A SIRENGTN OF 3,000 P.S.I.IN 28 DAYS.
g.DROP M1.E75 INSTALLED SHALI BE CITY GF CUPf_RTINO SiANDARD UNLESS OTNERNNSE
NOTEO(h��TriE PIANS.iNE BOXES SNAiI BE INiiAIIED A7 THE SAM,E�tIME iHE P.C.C.CURB AND
GUiTER IS 1NSiAL�ED.CLASS°A"P.C.C.SHAiI BE USED.ALL DROP INLETS WITHIN THE PROJECT
SHALL BE S?ENCILED"NO DUMPMG FLOWS TO BAY'.STENCii>TO SE PR�"ADEG 8'f
iNF C�TY.
10.A AIiNIMUM THICKNESS SIX(6)INCHES OF P.C.C.SHALL 8E RGQUIREO FOR
C�kAMERClAL.DPoVEWAY APPROACHES AND FIVE(5)FOft kE51DENPAL LOCATIC,NS
Sk1ALL 8E OETERMINED PR16R TO THE INSTALLATIGk GF�?HE CUR85.THE DRiVEWAY SHAL(.BF
iNSTALLED AT THE SAME TIME AS THE ClIRB.
?i.ALL STREE'CUF.BS SHALL BE VERi1CAL.V.L.C;.�URbS.
12.iNSTAtL CI?Y OF CUPERTMO STREE?NAME SIGNS,FOUR(4j B�ADES EACH PER
ASSEOABLY AS SHOK*1 ON iHE PLANS.
�3.iNSiALL CITY OF CUPERTINO STANDARD MOMUMENT BOX(ES)AN�MONUMENT(5)
AS SHOWN CNJ 111E PLANS.
�4.ALL GRn4E SiAKFS A.ND U7H5 REOUtRED 8Y THe CITY E'NGiNEER SHnil BE
INSTALLFD BY THE CONTRAC70R'S ENGINEER AS OtRECTED.RlINIMUM OFF-SFT�FOR CU7
SfAKES SHALL BE FIVE(5)FEET.CONTRAC?�R'S ENGINEER'O CFRTl1"Y THAT LOCA110N5 C�F NEW
�IQEWALK.CUR3 ANC GUTT'cR IS IN ACCC�DANCE'MiH iNE APPRCVED?LANS.
15.PRIOR?0 COMMENCING F1'ORK,1HF_C(MITRACTCK2 SHAII HAVE CUT SHEETS APPROVED
BY THE CITY EMGINEER.NOTiFY THF CITY Ef�GINEER N1G(2)WORf(ING DA':5 PRIOR TO
REQU�R!NG INSPECTION.
I6.TNE CONTRACTOR SHALI SUBIAIT.4 14Ri7"TEN REQUEST FOF FINAL INSFfCi�ON.
77.ONE POUND OF GISr^ERSING HLV.CK SHALi BE MIXED Wil}I EACH i;UBiC
YARD C�CUNCRE�AT THE BATCH PLANT.
18.GRADfNG Oi'LO i OUTSID�OF R/W AS FER TYPICP.I.;ECTIUN ANU FOR CROSS-SECTION.
SHALL BE COMPLETED AND APPROVFD 8'/TNE CITY ENGINEER BEF(Y2E PROC[EDINI•iMTH
PREPARATON UF 7HE SUBGRADE AND PIACEMENT OF SUP,FACE STRVCTIJRES ON LOTS.ALL LCTS
SHAC1 8F GRADED TD THE STREET Ei,EVq7}ON,OR AS 1N01WJ ON THE PLANS,OR AS DETERNINED
SY THE qTY ENGWEER.
19.NO11FY THE CfVll ENGINEER TWO{2)WORKING DAY$IN ADVANfE OF REOUiRlNG
S�RVUl,ES FvR FiEi.G�T n'N.:.A?'F'��Tt��E �H^nEC.i,�J CGP ES OF`?i �'.�:E�T.^.:57L.3..
F!iRNIriEG.
I Id 7H R F RAIANENT
7 'MENTS L6T Cf�NER PPES A D G E E
20 ALL STAND�IRU STREE MONJ
MONUMENTS DIS7URBE0 OURING CONSTRVCTICN SHALL.8E RFFLPCED 9EFORE ACCEPTANCF OF
THE IMPROVEMENTS BY THE CITY OF CUFEF?1N0.
21 MANNOIE FRAMES AND COVERS SH4LL 6[BROUGH TO FINISH GRADE BEFORE FINAL
PAV!NG.
22.THE CITY SNALL PAY ALL COSTS OF�MOiSTURE-DENSiTY CURVES(CALF.TEST No.216E)
ANG ANY 0?NER iESTS REQUIRED BY TNf�;TY ENGENEER QURNG STREF.T CONSTr?Ut:i�ON.
23.AP?ROVA�OF i}IESf P!ANS DOES NOi RELEP.SE 7HE CONTRAGTOR OF THE RESPONSIBII!ll'
FOR iHE CORRE�iIONS OF MISTAKES.FRRORS OR OMISSIOtJS THERFIN.IF,DURING THE
CCIUP,SE OF CONSTkUCTIpN OF IU,FROVEUFNTS,PIJ9lIC!NTEFEST REQi)�RFS A NODIFiCATiON O�jGF
A DEPARTURE FR�iM TNE�I?Y OF CUPERTIN�SPECIFiCATiON OR?HE>E IMPROVEMENI FLANS,
7HE CITY ENGtNEER SNALL HAVE IHE AUTHOR!TY TO REQUtRF SUCH MODIFI,r,AiION OR DEPARTURE.
ANp TO SPECIFY THE MAPINER IN 1MiICH THE SAME IS TO BE COMPLE?ED.
2i.FOR Ali.FlVE(5)�OOT MON�ITNlC�IuEWAL'F,S.AL�tIRL HYDRAMTi AND EL�CiRJUERS
Sh�IL BE wStaL�ED BEHiND SIDCW.SLk
25.IT SNALI_6E irfE RESP0�;S16I�iTY OF 7HE i:ONTftACTOft,AND ALL SU9CON?RACTOkS TO�NSUftE.
1HE'r AfiE FURNISnEO`M M APNRnvFD PLAh��R THE I_AIESi RtVISED PLANS.
26.AlL WATER LINES,VALVES,H'tDRANT'S,ANL A?PURTENANCES TNERETO!NSTALLEG 1MiNIN
THE CITY OF CUPERTINO MUNICIPAL WATER UTN?Y'S SERVICES ARF.A,SHALI BE TNE PROPERTY
OF SAID WAIEN UTIUTY.
<'.7_CONS7RUCTICN 51GNING SHALL B[INSTALLED PRiOR TO BEGINNNG OF WOP,i(
28.ANY ANO ALL STORM DRAIN LIkES WSTALLED AS PART OF THE WORK ON THESE?LANS SHAtL BE
CLEANED OF ALL E%CE55 MATERIAL,DEBRlS AND OBSTRUC'IONS,STURM t)NES SHALL Bf FLUSHEO
AS DIRECiEO BY?NE CIT`!ENGINEFR.
29.ALL NEW ELECTRICAL SERVICE(POWER-PHONE-CABIE)SHAII BE UNDERGROUNDEC.
3G.TO INI71AiE THE RELEAS'c Qf BGNDS,CCNTACT PUBLIC WOkKS INSPECTUR FOR FINAL INSF''cC7lON.
31.PRIOR TI BEGINNING ANY WORIi N1TH:N THE FUBLIC RIGHT OF WAt;"iHF CCNiR/.CTOk W�LL 9f
RESPCNSIBLE fGR PUIUNG Ati ENC.F.OACNMEIGT PERtAIi�ROhi THF PUBUC'NORKS QEPAf2'M�NT.
CITY OF CUPERTINO APPROVAL
APPROVEC:
D A TE:
TiMM BORDEN,RCE 45512,EXPIRES: 12;�31/72
61REC°OR OF i'U3LIC WORKS
�
N QQ L8"
� P
� PRQJECT SITE
I Qv (APN:342-17-068) I
\O �/
�'N JUqNT� p� 85
o�o\���(
O ��"
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O i
VICINITY MAP
(NG7 TO SCALE)
��___ TOP OF FENCE HUNG WITH
� FLUORFSCEN?�LAGGING TAPE
�� EVERY 10 FEET.
-+ 5' CHAIN LINK OR WELDED N1lRE MESN
I
I
$' FENCF POST QF 2" DIAMETER
LINt ----- GI PIPE OR T-ANGLE POST.
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TYPICAL TREE PROTECTtON DETAtL
. ,
G�'�� � 1�"��>�'�.�
�'�x��,�-1 l,
TREE PROTECTION NOTES
1. TNE DEVE�OPER SHALL�NSTA�I THE"TREE PROTECTiON°OEVICES PRIOR TO?HE S?ART CF GRADING
OR CLEARING WORK.
2. �HE CITY RE5ERVES TNE RIGHT TO IJJUt A Y:�TOP`NORK" NOTICE IF THE "TREE PR07ECTlON"
- �F
UEVI(;tS ARE Nv�MAiNIAiNtU F'RVF_RLY.
3. SEE THE PROJECT GRADING P�AN FOR SPEGFIC TR[ES THAT REQUIRE PROTEC�ION. A�L SPEC!MEN
TREES REQUIRE PROTECT!ON UN�ESS OTHERWISE NOTED.
4.NO EXCAVATIONS'vVt7H!N"if1E TREE PROTECTION AR�A"ARE AU_OWED UNLESS UNDER THE S:!PEkVIS�ON
OF A TREE SERVICE COMPANY.
�. ANY FIL'..ING WITHIN THE°TREE PRO"TECTiON ARtA";HALL BE DQNE IN ACCCRDANi;c W9?H A DE?AiLEG
IMPROVEME��T PLAN APPROVED BY THE CITY.
6. NO TRIMMING, CU?TING NOR PRUNING OF DESIGNATED TREES CAN OCCUR WETHOUT A RE�ISTERED
TftEE SERVICE C-OMF'AN1'.
7. CONSULT ORDIIJANCE 778 Of TNE CITY OF CUPERTINO FOR PERMIT REQUIREMENTS AND EXCEPTIpNS.
8. APPROVED WOCO CONSTRUCTION IS .4N ACCEPTABLE SUHSTI?UTE FpP THE CHAIN L!N!<FENCiNG,
� ��y�./�(�/��l ��-+
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I
NOV 0 3 2011
/ v
NOTICE TO CONTRACTORS:
CONTRACTOR SNALL NOTIFY USA (UNDERGROUND SERVICE ALERT)
AT 800-227-2600 A MINIMUM OF TWO WORKING DAYS SEFORE
BEGINNING UNDERGROUND WORK FOR VERIF�CATlON OF THE �OCA710N
OF UNpERGROUND UTfLiTIES.
GRADING NOTES
i) CIVIL ENGINEER OR SOILS ENGINEER TO REV![W AL� GRADIN; AND SUBMIT A FlNAL
RFPORT TO THE CIT`f PRIOR TO GCCUPANCY'.
2) COMPACTION REPORTS AND PAD ELEVAT!ON CERTIf-1CAT!ON iS REOi)!RED 0�! ALL
BUILOING Pf1D WORK.
3) CONTACi PUBLIC WORKS, (408) 777-3104, FQR DRAiNAGE AND FINAL GRADE
INSF'ECI�ON, WHICH INCLUGES URAIN LiNFS AND NC10F DRAINC�pQVdN SPOUTS.
4) CONTRACTOR IS RESPONSIBLE FOR DUST CuNTROL ANn INSURIN� THE Af?E.A
F�DJACENT TO THE WCRK IS LEFT IN A CLEAN CUNDITION.
51 iHE CON TRACTOR SHA�L REVIEW STD. DE fAIL 6-4 ON TREE PROTE(:TION PRIOR TO
ACCOMPUSHING AN'f WORI< OR kEMOViNG ANY TRFES.
6) ALL GRADING SHALI BE DONE IN ACCURDANCE WITH THE SOILS REPORT PREPARED
BY PGLL.AI< ENGINEERWG iNC., DATED 8/28/i'.
;J) ALt_5TQRM LfNE INSTALLATIGN WI?H SLOPE LESS Ti-IAN 2%SHALL.8E CERTIFIED
BY' A CIV!L tNGiNFFR.
8) ALL ON-Si'fE SANITARY SEWER UNES ANU LATERAi.S SHAL�EE SIiBJECT TO
EUILDWG DEPARTMENT APPRQVAL PRlUP, TG!NSTALLA?iON.
9} UTILiZE BES(MANAGtMENT PRACTICES (BMP's), AS REQUIRED BY THI= ;TAiE
WATER RESOURCES CONTROL BOARQ, FOR ANY ACTIVI?Y VJH!CH DiSTURBS SOIL.
lOj NO HILLS(DE GRADlNG SFIALL 6E PERFORMcD BE?WEEN OCTUE3ER 1, ?_O71 TO
APRIL 15, 2012.
11) ALL ROO� ORAiNS AND/UR DOWN SPOUTS 5HALL RELFASt TO GROUND SURFACE
V!A SPIASH BLOCKS. ALL OTHER DRAINi�GE SHALL EE AL.LO'�v'EG TO��HFET FLOb'J TO
A PFRltiAFTrR CWAI F TFiF PFRIMET'ER SWALt DRp,iNS INTO RFTENTION CHAMBER WIiH
?HE UVCRF�OW GOING INTO CITY OF CUPERTINO STORM DRAIN SY'STEM..
ABBREVIATI4N:
(E) cXISTING
{N� NEW
gyy SOTTOM Qf WA�L
A�, qSpHALTIC CO�;CRE?E
CONC CGNCRETE
D'NY ORIVEWAY
Eg tLECTRICITY BOX
E� EXISI'iNG GRADE
fF FINI�H FLOOR
F�; FINISH GRADE
F� FLGWLIN't
GR GRATE
GRD �H�UND
INV INUERT
Lr LINEAR F007
tv1�\. MAXIMI�M
�I�. MINIMUM
N.T.S NOT TO SCALE
�_o_�; R�cHr-or-war
SDCO STORMDRAIN CLE,4NOUT
SDMH STORMpRAIN MANHOLF
SSCO ���+ITARY":EVJER CLEANOUT
SSMH SANITARY SEWER MANHOLE
,c,'y�! S!Dt�NALK
jg 7E_cFt+ONE eiOY.
T� TOP OF CURB
rc� TOP 0�?.4`JEMEn;?
T'rP r��icn�
rw ro�cF wa��
ydM WATER METER
yy� WATCR VP,LVE
LEGEND
EXIS�ING PROPOSED DESCR!PTi�N
LINES SOLiG UNES
.�-__�.--_._...___._---....._. ._- SAri!TAP,`r SE`A'ER AND FLitSti!NG INLf?
----- '.• --- _ SANI?ARY S[WER AN�MANtiOLE
�'':-------- s.r��.� STORMGRAiN AND MANHOLt
� cTORtiA D�'OP iNLE?ANa LATERAL
- _ __ -�--------- w�q 7ER M AI'�
.� .. � F;R�HYt�RANT
__... .. ......_._...... .
CURB AND GUiTER
__ � ' -Tt�t-��'�' f_LFC?RO!J[R WlTH CONDU{T
- EXISTING[DGE OF PAVEMENT
� TEE(WATER?
.._- - - ,_ �. � �---� -i�- CR("JSS(WATER)
. _ . . GAS�iNE
. SENlER LATERAL
SHEET INDEX
SHEET N0. DESCRIPTION
SHEET; CCVER SHEET
SHEET 2 GP,AD!NG&. DRAINAGE PL.4N
SHEET 3 DRAINAGE DETAILS
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\ ,/' � , � � � � "� EXPORT: 3�% CUBIC YARD �� CGNSTRUCT GRASS S4VA�c PER DFTA!L 1 ON SHEET 3. SEE GP.AOING PLAN nN SNFET 2 I I
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PVC PERFORATED PIPE
DET.AIL 3: RETAINING WALL DRAINAGE
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UN 1��E OUTER PERIMETER OF THE RETAINING WALL FOR THE BASEMENT. DFtAIN AT MINIMUM
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SCALE:HORlZONTAL:?"=�0'
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VERTICAL.�"=?0"
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