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PC Summary 01-23-2018To: Mayor and City Council Members From: Benjamin Fu, Assistant Director of Community Development Date: January 24, 2018 Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE January 23, 2018 Chapter', 19.12.170 of the Cupertino Municipal code provides for appealof decisions made by the Planning Commission 1. Application R-2017-27, RM -2017-28, Frank Ho (Sun/Hou residence), 18850 Barnhart Ave Appeal of the Director's decision to approve a Two Story Permit to allow the construction of a new 2,400 square foot single family residence and a Minor Residential Permit to allow a rear and side facing balcony on the new residence Action The Planning Commission denied the appeal of the application(s) on a 3-0-2 vote (Takahashi, Liu absent) Enclosures: Planning Commission Report January 23, 2018 Planning Commission Resolution(s) 6846 & 6847 Plan Set g:planning/Post Hearing&mmaq to cc012318 s OFFICE OF COMMUNITY DEVELOPMENT PLANNING DIVISION CITY HALL 10300 TORRE AVENUE o CUPERTINO, CA 95014-3255 (408) 777-3308 ® FAX (408) 777-3333 PLANNING COMMISSION. STAFF REPORT Agenda Date: January 23, 2018 SUBJECT Consider an appeal of the Director's decision to approve a Two -Story Permit o allow the construction of a new 2,400 square foot two-story, single-family residence and a Minor Residential Permit. to allow for the construction of a new rear and side -facing second - story balcony. (Application No(s).: R-2017-27 and RM -2017-28; Applicant(s): Frank Ho (Sun/Hou residence); Location: 18850 Barnhart Avenue; APN(s): 375-33-015); Appellant(s): Joseph Chou and Jeff and Christine Ronne) RECOMMENDED ACTION That the Planning 'Commission adopt the draft resolutions (see Attachments 1 and 2) to deny the appeal and uphold the Community Development Director's decision to approve a Two -Story Permit (R-2017-27) and'Minor Residential Permit (RM. -2017-28) for the project. DISCUSSION Project Data: General Plan Designation: Low Density (1-6 DU/Ac.) General Plan Neighborhood: Rancho Rinconada Zoning Designation: R1-5 (Single -Family Residential) �'A£.�i��fQ�d.�a+a H3��u�'.s �S,Y �...4...1�✓�.�Fdz�L%2;2'.k.vfr.�.z.9`i.�£..,fn„�»'.za'..,��SB.'.,:f,..xY :....krA'U.'HS:KadG: wz SNL#.a� '-: ��.,�.�. ,Sr�.�� .I 3� , Z ,k '�. , �,� N�� Y��,s�r$� 'dy�A{d ., � 5.'S.k,:Xflo)�4.�£s.;✓P,d ��9y-...F�;.J,F Ts, a.cE...1?%s�^% Net Loi Area 5,355 sq. ft. (0.12 acres) Floor Area Ratio (F.A.R.) 2,409 sq. ft. (45%0) 2,400 sq. ft. (44.8%) Lot Coverage 2,677 sq. ft. (50%) 2,440 sq. ft. (45.6%) 1st Floor Setbacks Front 20' 25'-8" Rear 20' 23'-4" Side 5' each side 5'-1" (each side) 2nd Floor Setbacks Front 25' . 26'-8" Moved by Fung and seconded by Paulsen. Motion carried 4-0-1 (Sun absent) to approve the Application(s) No. R-2016-28 and RM -2016-26, per the Draft Resolutions. NEW BUSINESS: None REPORT OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: None REPORT OF THE PLANNING COMMISSION: None ADJOURNMENT: The meeting was adjourned at 9:00p.m. to the next regular Planning Commission meeting on December 12, 2017 at 6:45 p.m. Respectfully Submitted: /sBeth Ebben Beth Ebben, Administrative Assistant R-2017-27 & RM -2017-28 18850 Barnhart Avenue January 23, 2018 Page 2 Rear 25' 30'-5" Side Combined 25' (no side Combined 30'-2" (each less than 10') side -15'-1") 2nd Floor Balcony Setbacks Front 20' N/A Rear 20' 25' Side 15' 15'-1" (east side) 21'-6" (west side) Total, Building Height 28' 26 -7" ��a 'u 1H 3 F;. 'f G �'{�✓'" ��yA �Il® pct C�n�Ilst�nc wIlt 3' <�"'y7/5/7Cm$.k �i � �zcj f�Y. � ',Dt � �� t /s iyy' 4i� H E 00 s �,/4:�;;�,E.�Y��,'�:k)6�Ks�:;,«i�a£i%��,e,. ,H�.e..er�.� General Plan: Yes Zoning: Yes Environmental Review: Categorically Exempt per Section 15303, Class 3 of the California Environmental Quality Act (CEQA) Background: On August 10, 2017 the applicant, Frank Ho (Sun/Hou residence), applied for a Two - Story Permit to allow a new 2,400 square foot two-story, single-family residence and a Minor Residential Permit to allow a second -story balcony on the new residence located at 18850 Barnhart Avenue (see Attachment 3)..The property is located in the R1-5 Zoning district, which permits two-story homes, up to 28 -feet in height, with a maximum Floor Area Ratio (FAR) of 45% of the net lot area. No design review was required for this project since the ratio of the proposed second - floor to the first -floor area is less than 66% and at least 15 -foot second -floor side yard setbacks have been provided. Additionally, views from the second story balcony were screened as required by the City's Municipal Code. Conditions of approval ensured that all privacy screening trees would be recorded as protected. trees prior to final occupancy to ensure their maintenance and protection. Staff received written comments from three adjacent property owners during the comment period. The concerns. are summarized below: ® Potential privacy impacts from the proposed second -story balcony. Reduction of natural light from the proposed new two-story residence. ® A proposed chimney on the west side of the residence. This concern was allayed prior to approval of the permits since the chimney is decorative. R-2017-27 & RM -2017-28 18850 Barnhart Avenue January 23, 2018 Paze 3 Following the comment period, the property owner met with appellant, Joseph Chou, several times to discuss the concerns regarding the proposed balcony and the reduction of natural light. However, the two parties were unable to reach an amicable solution. Since the project is consistent with all aspects of Chapter 19.28, Single -Family Residential (R-1), of the Municipal Code, and other pertinent City ordinances, the project was approved administratively on November 7, 2017 without any modifications to the plans or additional conditions of approval (Attachment 4). The deadline to appeal the project was November 21, 2017. The approval of the Two -Story Permit and Minor Residential Permit was appealed by Joseph Chou on November 20, 2017 (Attachment 5) and by Jeff and Christine Ronne on November 21, 2017 (Attachment 6). DISCUSSION: Basis of the Appeal The appellants' basis of appeal is summarized below. Where appropriate, staff's responses are in italics. Appellant Chou: 1. "The newly proposed two-story house with balcony is sharing the backyard fence with my house. My family has been living in our house for eight years. We enjoy open our windows and having natural light coming into our house and yard. The second - story balcony gives the occupants the ability to see into neighbors' yards and houses. This is a privacy concern." The Single -Family Residential (R-1) Ordinance allows the construction of second -story balconies as long as, prior to final occupancy, the property owner: ■ Either plants privacy protection trees and/or shrubs as required by the ordinance, ■ Or obtains signed "Release of Privacy Protection Measures" forms from adjacent neighbors to waive the required privacy protection plantings. The objective of privacy protection plantings is to provide substantial (not complete) screening within three years of planting. Privacy protection plantings are considered Protected Trees under the City's Municipal Code (Chapter 14.18) and are recorded as such with a covenant against the property to inform current and future property owners about their protected status. Protected trees cannot be removed without obtaining a tree removal permit and providing replacement plantings. In order to ensure that visual impacts to the adjacent neighbors are mitigated in compliance with the R-1 Ordinance, the property owner has both, incorporated existing plantings on the R-2017-27 & RM -2017-28 18850 Barnhart Avenue January 23; 2018 Page 4 subject property that meet the City's requirements for privacy protection plantings, and proposed additional City -approved privacy protection plantings. 2. "My family has planted sun loving plants along our backyard fence. If the neighbor plants multiple tall privacy trees, it would affect the growth, of our plants. I do not see a study of the privacy trees that would cause the loss of natural light, in particular of sunlight to our property. We do not feel we have to alter our life style to accommodate the new construction." One of the purposes of the R-1 Ordinance is to ensure the provision of light, air, and a reasonable level of privacy to individual residential parcels through the requirements incorporated in the ordinance. Building envelope requirements for the first floor portions of the building, and increased setback requirements for the second floor ensure that a reasonable level of light and air is available for neighbors, while privacy protection. plantings mitigate privacy impacts and the visual mass of two-story residences. The R-1 Ordinance does not. require applicants to provide studies on light impacts to adjacent properties, if the prescriptive requirements in the ordinance are met. The proposal for 18850 Barnhart Avenue meets; and at times exceeds, all setback requirements for the R1-5 zoning district. While the R-1 Ordinance requires a 20 foot rear, yardsetback for second -story balconies, the proposed second -story balcony for 18850 Barnhart Avenue exceeds this requirement by being setback 25 feet from the rear property line. 3. "In the past eight years, I have gone to quite a few open houses that featured two- story houses with rear balconies in Rancho Rinconada. I have yet to see a house that cannot look into neighbors' properties. It really bothers me that City of Cupertino is allowing such construction that could easily see into neighbors' yards and houses." See response #1. 4. "When I first filed the protest about the balcony, Yunfeng Hou, the owner, met with me on October 29t". We talked about my privacy concern, but did not come to an agreement. Mr. Hou and I talked on November 2nd. He told me verbally, yes, he went to a few second floor balconies and saw quite a bit of neighbors' properties. However, his architect told him making a design change was -quite an effort and my appeal/protest would delay the building process. Mr. Hou followed up with an e- mail, stating he had seen, '...much worse setup, and yet; those designs got approved...' This tells me Mr. Hou is aware that the second -story balcony is intruding into neighbors' privacy." No comment. R-2017-27 & RM -2017-28 18850 Barnhart Avenue January 23, 2018 Page 5 5. "On November 19th, I went to two newly completed houses that have similar lot sizes and rear balcony designs as Mr. Hou's project. The owner at 19025 Pendergast Avenue turned down my request to take a look from his balcony. He did state that he could look into many neighbors' properties ... I have taken a picture of 19025 Pendergast Avenue's balcony from Barnhart Avenue. It is clear that if I can take a picture of the balcony from one street behind this property, this balcony can see into quite a bit of neighbors' properties." See response #1. The applicant and/or property owner for 19025 Pendergast Avenue obtained a signed "Release of Privacy Protection Measures" form from adjacent neighbors to waive required privacy protection plantings. Therefore, the project is exempt from providing privacy protection plantings for the second -story windows and balcony. 6. "The owner at 19051 Barnhart Avenue also did not allow me to go to his balcony; he did state that he could see into neighbors' properties; he further stated that since the balcony is high up, there would always be gaps and spaces among the trees to look into neighbors' properties. Both home owners also refused to use my camera to take pictures from the balconies into other properties ... I have taken a few pictures of 19051 Barnhart Avenue's balcony from the next door neighbor, 19041 Barnhart Avenue's backyard. If I can take clear view of the balcony, this balcony can certainly have clear view of the neighbors' yard and open windows." The project at 19051 Barnhart Avenue was completed in summer 2016 with the privacy plantings planted in May of that year. As mentioned before, the objective of privacy protection plantings is to provide substantial screening within three years of planting. Therefore, it is anticipated that substantial screening will occur by the summer of 2019. See response #1. 7. "The City of Sunnyvale is not approving second -story rear balcony for newly proposed single-family construction. This is a result of multiple projects and complaints from the city residents." The Sunnyvale Municipal Code does not prohibit second -story balconies in residential zoning districts. The Municipal Code also does not require privacy plantings for second -story balconies, but opaque/solid railings may be required to prevent views into adjacent yards. 8. "I feel City of Cupertino has fundamental issues. Yes, there are ordinances, theories of protecting privacy. However, there is also the reality that people can see from second -story balcony. Privacy trees can be trimmed down. People can use binocular from the balcony to look into neighbors' properties." See response #1. R-2017-27 & RM -2017-28 18850 Barnhart Avenue January 23, 2018 Paae 6 9. "I want to put on the public record that the appeal, hearing committee members should visit five newly constructed houses of similar lot sizes and designs along with the appellants. Rather than talking about theories, let us use our own eyes to check into reality. The building and planning departments should be able to identify these projects in Rancho Riconada." No comment. Appellant Ronne: 10. "The proposed balcony will overlook our yard and have a view into windows that have no coverings due to no current need for privacy and ability to view our yard. For 20 years we have had no need to cover our first story windows and have enjoyed both the natural light and views without concern for privacy. Please reconsider this decision." See response #1 Environmental Review: This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15303. PUBLIC NOTICING AND COMMUNITY OUTREACH The following table is a brief summary of the noticing for this appeal: 7-1 OR ' _ # u' ur , = h`Sfi"S� ?dPM t^ aasi k .t�' �"SC. E .£ � i£ :Yi a4 tN k f#+ a e11 N_ INS y �g� �� :< xHir .i`'Tn' . [� �{ rF'-<w']""sL'.b.a-.3� 'f i€4C%Y A�n��rte.2�t`&�.SNs11�bkiga 3£R'-�£� axwai, ® Site Signage (at least 10 days prior to Posted on the City's official notice hearing) bulletin board (five days prior to 9 notices mailed to property owners hearing) adjacent to the project site (at least 10 days Posted on the City of Cupertino's Dior to the hearing) Web site 've days prior to hearing) No public comments were received at the time of production of this staff report. CONCLUSION Since the proposed project complies with, all aspects of the R-1 Ordinance, staff recommends that the Planning Commission deny the appeal and uphold the Community Development Director's decision to approve the Two -Story and Minor Residential Permits. R-2017-27 & RM -2017-28 18850 Barnhart Avenue January 23, 2018 Paize 7 NEXT STEPS The Planning Commission's decision on this project is final unless appealed within 14 days of the decision. If appealed, the City Council will hear the final appeal. Prepared by: Erika Poveda, Assistant Planner Reviewed and Approved by: Piu Ghosh, Principal Planner ATTACHMENTS 1. Draft Resolution for R-2017-27 2. Draft Resolution for RM -2017-28 3. Plan Set 4. Two -Story and Minor Residential Permits (R-2017-17 and RM -2017-28) Action Letter, Dated November 7, 2017 5. Appellant Chou's Letter and Images 6. Appellant Ronne's Letter CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6846 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO DENYING AN APPEAL AND UPHOLDING THE DIRECTOR OF COMMUNITY DEVELOPMENT'S DECISION TO ALLOW THE CONSTRUCTION OF A NEW 2,400 SQUARE FOOT SINGLE-FAMILY RESIDENCE AT 18850 BARNHART AVENUE SECTION I: PROTECT DESCRIPTION Application No.: R-2017-27 Applicant: Frank Ho (Sun/Hou residence) Appellants: Joseph Chou and Jeff and Christine Ronne Location: 18850 Barnhart Avenue (APN: 375-33-015) SECTION II: FINDINGS FOR A TWO-STORY PERMIT: WHEREAS, the City of Cupertino received an application for a Two -Story Permit as described in Section I of this Resolution; and WHEREAS, the necessary notices were given and the comment period for the application ' was .provided as required by the Procedural Ordinance of the City of Cupertino; and WHEREAS, the City was able to make the findings required under Section 19.28.140 (B) and the application was approved with conditions on November 7, 2017; and WHEREAS the notice of decision was mailed to the appropriate parties, including the applicant and any person who contacted City staff with comments during the comment period, notifying them about the possibility of appealing a project; and WHEREAS, the Planning Commission of the City of Cupertino received two appeals of the Community Development Director's approval of the Two -Story Permit; and WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to the appeal, and Resolution No. 6846 R-2017-27 January 23, 2018 Page 2 WHEREAS, the project is determined to be categorically exempt from the California Environmental Quality Act (CEQA); and WHEREAS, the appellants have not met the burden of proof required to support said appeals; and WHEREAS, the Planning Commission finds as follows with regard to this application: 1. The project is consistent with the Cupertino General flan, any applicable specific plans, zoning ordinance, and the purposes of the R-1 Ordinance and The proposed project is consistent with the existing residential land use designations surrounding the site and is consistent with Title 19, Zoning, and Chapter 19.28, Single - Family Residential (R-1) Ordinance, of the Cupertino Municipal Code for setbacks, lot coverage, floor area ratio, and. other development standards. The project also complies with the privacy protection plantings as required by the R-1 Ordinance to ensure that visual impacts to adjacent neighbors are mitigated. 2. The proposed project is harmonious in scale. and design with the general neighborhood; and The proposed project is located within the R1-5 (Single Family Residential) zoning district and will be compatible with the surrounding uses of the neighborhood. The subject neighborhood contains a healthy mix of single -story and two-story homes, making the proposed project compatible with the neighborhood. The purpose of the R-1 Ordinance is to enhance the identity of residential neighborhoods, to ensure the provision of light, air, and a reasonable level of privacy to individual residential parcels, to ensure a reasonable level of compatibility in scale of structures within the neighborhood, and to reinforce the predominantly low -intensity setting in the community through setbacks, building envelope, and privacy planting requirements, as well as other prescriptive requirements incorporated within the R-1 Ordinance. Overall, the proposed project maintains the single- family home scale found to be compatible with the general neighborhood. 3. The granting of the permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare; and The granting of the permit will not result in a condition that is detrimental or injurious to property improvements in the vicinity, and will not be detrimental tothepublic health, safety, or welfare as the project is located within the R1-5 (Single -Family Residential) zoning district and will be compatible with the surrounding uses of the neighborhood. Resolution No; 6846 R-2017-27 January 23, 2018 Page 3 4. Adverse visual impacts on adjoining properties have been reasonably mitigated. Any potential adverse impacts on adjoining properties have been reasonably mitigated through incorporating existing plantings on the subject property that meet the City's requirements for privacy protection plantings and by proposing additional City -approved privacy protection plantings, as well as the installation of a front -yard tree as required by the R-1 Ordinance. The R-1 Ordinance allows property owners the ability to construct second -story windows and balconies as long as either privacy protection trees and/or shrubs are planted as required by the .ordinance or the property owner obtains a signed "Release of Privacy Protection Measures" form from adjacent neighbors to waive the required privacy protection plantings. Furthermore, privacy protection plantings are considered Protected Trees under the City's Municipal Code and are recorded as such with a covenant against the property to inform current and future property owners about their protected status. Protected trees cannot be removed without an approved tree removal permit and the provision of required replacement plantings. NOW, THEREFORE, BE IT RESOLVED that after careful consideration of maps, facts, exhibits, testimony, and other evidence submitted in this matter, and subject to. the conditions which are enumerated in this Resolution beginning on PAGE 2 thereof,: The Planning Commission DENIES the appeal of an application for a Two -Story Permit (R-2017-27) and UPHOLDS the Administrative approval of the Two -Story Permit.. The Planning Commission also finds 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. R-2017-27as set forth in the Minutes of Planning Commission Meeting of January 23, 2018 and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PROTECT The approval is based on a plan set entitled "Hou's Residence, New Custom Homes, 18850 Barnhart Ave., Cupertino, CA 95014", consisting of six (6) sheets labeled "A0.1, A0.2, A2.1, A3.1, C1, and LA0" and a landscape plan entitled "Yafeng Hou, 18850 Barnhart Ave., Cupertino, CA 95014," consisting of an arborist report and two (2) sheets labeled "LA1 and LA2," except as may be amended by conditions in this resolution. 2. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the building plans. Resolution No. 6846 R-2017-27 January 23, 2018 Page 4 3. ACCURACY OF THE PROTECT PLANS The applicant/property owner is responsible for verifying all pertinent property data including but not limited to property boundary locations, building setbacks, property size, building square footage, any relevant easements and/or construction records. Any misrepresentation of property data may invalidate this approval and may require additional review. 4. CONCURRENT APPROVAL CONDITIONS The conditions of approval contained in file no. RM -2017-28 shall be applicable to this permit. 5. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the public works confirmation form, including, but not limited to, dedications, easements, off-site improvements, undergrounding of utilities, all necessary agreements, and utility installations/relocations as deemed necessary by the director of public works and required for public health and safety. 6. LANDSCAPE PROTECT SUBMITTAL Prior to issuance of building permits, the applicant shall submit a full Landscape Documentation Package, per sections 14.15.050 A, B, C, and D of the Landscape Ordinance, for projects with landscape area 500 square feet or more or elect to submit a Prescriptive Compliance Application per sections 14.15.040 A, B. and C for projects with landscape area between 500 square feet and 2,500 square feet; The Landscape Documentation Package or Prescriptive Compliance Application shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits, and additional requirements per sections 14.15.040 D, E, F, and G or 14.15.050 E, F, G, H, and I will be required to be reviewed and approved prior to final inspections. 7. PRIMACY PLANTING The final privacy planting plan shall be reviewed and approved by the Planning Division prior to issuance of building permits. The variety, size, and planting . distance shall be consistent with the City's requirements. 8. FRONT YARD TREE The applicant shall indicate on site and landscape plans the location of a front yard tree to be located within the front yard setback area in order to screen the massing of the second story. The front yard tree shall be a minimum 24 -inch; box and 6 feet planted height and otherwise be consistent with the City's requirements. Resolution No. 6846 R-2017-27 January 23, 2018 Page 5 9. PRIVACY PROTECTION AND FRONT YARD TREE COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures and tree protection requirements consistent with the R-1 Ordinance, for all windows with views into neighboring yards and a sill height that is 5 feet or less from the second story finished floor. The .precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 10. CONSULTATION WITH OTHER DEPARTMENTS The applicant is required to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 11. EXTERIOR BUILDING MATERIALS/TREATMENTS Final building exterior treatment plan (including but not limited to details . on exterior color, material, architectural treatments and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. The final building exterior plan shall closely resemble the details shown on the original approved plans. Any exterior changes determined. to be substantial by the Director of Community Development shall require a minor modification approval. with neighborhood input. 12. INDEMNIFICATION Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or void this Resolution or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in defense of the litigation. The applicant shall pay such attorneys' fees and costs within 30 days following receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. Resolution No. 6846 R-2017-27 January 23, 2018 Page 6 13. NOTICE OF FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government.Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and .other exactions. You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 23rd day of January, 2015, at the Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chair Sun, Vice Chair Paulsen, Fung NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: Takahashi, Liu ATTEST: /s/Piu Ghosh Piu Ghosh Principal Planner APPROVED: /s/Don Sun Don Sun Chair, Planning Commission. CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO 6847 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO DENYING AN APPEAL AND UPHOLDING THE DIRECTOR OF COMMUNITY DEVELOPMENT'S DECISION TO ALLOW THE CONSTRUCTION OF A SECOND - STORY BALCONY ON THE NEW SINGLE-FAMILY RESIDENCE AT 18850 BARNHART AVENUE SECTION I: PROTECT DESCRIPTION Application No.: RM -2017-28 Applicant: Frank Ho (Sun/Hou residence) Appellants: Joseph Chou and Jeff and Christine Ronne Location: 18850 Barnhart Avenue (APN: 375-33-015) SECTION II: FINDINGS FOR A MINOR RESIDENTIAL PERMIT: WHEREAS, the City of Cupertino received an application for a Minor Residential Permit as described in Section I of this Resolution; and WHEREAS, the necessary notices were given and the comment period for the application was provided as required by the Procedural Ordinance of the City of Cupertino; and WHEREAS, the City was able to make the findings required under Section 19.28.140 (A) and the application was approved with conditions on November 7, 2017; and WHEREAS, the notice of decision was mailed to the appropriate parties, including the applicant and any person who contacted City staff with comments during the comment period, notifying them about the possibility of appealing a project; and WHEREAS, the Planning Commission of the City of Cupertino received two appeals of the Community Development Director's approval of the Minor Residential Permit; and WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to the appeal; and Resolution No. 6847 RM -2017-28 January 23, 2018 WHEREAS, the project is determined to be categorically exempt from the California Environmental Quality Act (CEQA); and WHEREAS, the appellants have not met the burden of proof required to support said appeals; and WHEREAS, the Planning Commission finds as follows with regard to this application: 1. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinance, and the purposes of the R-1 Ordinance; and The proposed project is consistent with the existing residential land use designations surrounding the site and is consistent with Title 19; Zoning, and Chapter 19.28, Single-, Family Residential (R-1) Ordinance, of the Cupertino Municipal Code for setbacks, lot coverage, floor area ratio, and other development standards. The R-1 Ordinance allows property owners the ability to construct second -story balconies as long as either privacy protection trees andlor shrubs are planted as required by the ordinance or the property owner obtains a signed "Release of Privacy Protection Measures" form from adjacent neighbors to waive the required privacy protection plantings. The project complies with the privacy protection plantings as required by the R-1 Ordinance to ensure that visual impacts to adjacent neighbors are mitigated. 2. The proposed project is harmonious in scale and design with the general neighborhood; and The proposed project is located within the R1-5 (Single Family Residential) zoning district and will be compatible with the surrounding uses of the neighborhood. The subject neighborhood contains a healthy mix of single -story and two-story homes with balconies, making the proposed project compatible with the neighborhood. The purpose of the R-1 Ordinance is to enhance the identity of residential neighborhoods, to ensure the provision of light air, and a reasonable level of privacy to individual residential parcels, to ensure a reasonable level of compatibility in scale of structures within the neighborhood, and to reinforce the predominantly low -intensity setting in the community through setbacks, building envelope, and privacy planting requirements, as well as other prescriptive requirements incorporated within ` the R-1 Ordinance. Overall, the proposed project maintains the single-family home scale found to be compatible with the general neighborhood. 3. The granting of the permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare and Resolution No. 6847 RM -2017-28 _ January 23, 2018 The granting of the permit will not result in a condition that is detrimental or injurious to property improvements in the vicinity, and will not be detrimental to the public health, safety, or welfare as the project is located within the R1-5 (Single -Family Residential) zoning district and will be compatible with the surrounding uses of the neighborhood. 4. Adverse visual impacts on adjoining properties have been reasonably mitigated.. Any potential adverse impacts on adjoining properties have been reasonably mitigated through incorporating existing plantings on the subject property that meet the City's requirements for privacy protection plantings and by proposing additional City -approved privacy protection plantings as required by the R-1 Ordinance to reasonably obscure the viewsheds of the second -story balcony. The R-1 Ordinance allows property owners the ability to construct second -story balconies as long as either privacy protection trees and/or shrubs are planted as required by the ordinance or the property owner obtains a signed "Release of Privacy Protection Measures" form from adjacent neighbors to waive the required privacy protection plantings. Furthermore, privacy protection plantings are considered Protected Trees under the City's Municipal Code and are recorded as such with a covenant against the property to inform current and future property owners about their protected status. Protected trees cannot be removed without an approved tree removal permit and the provision of required replacement plantings. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony, and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginnings on PAGE 2 thereof,: The Planning Commission DENIES the appeal of an application for a Minor Residential Permit (RM72017-28) and UPHOLDS the Administrative approval of the Minor Residential Permit. The Planning Commission also finds 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. RM -2017-28 as set forth in the Minutes of Planning Commission Meeting of January 23, 2018 and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED PROTECT The approval is based on a plan set entitled "Hon's Residence, New Custom Homes, 18850 Barnhart Ave., Cupertino, CA 95014", consisting of six (6) sheets labeled "A0.1, A0.2, A2.1, A3.1, C1, and LA0" and a landscape plan entitled "Yafeng Hou, Resolution No. 6847 RM -2017-28 January 23, 2018 18850 Barnhart Ave., Cupertino, CA 95014," consisting of an arborist report and two (2) sheets labeled "LA1 and LA2," except as may be amended by conditions in this resolution. 2. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the building plans. 3. ACCURACY OF THE PROJECT PLANS The applicant/property owner is responsible for verifying all pertinent property data including but not limited to property boundary locations, building setbacks, property size, building square footage, any relevant easements and/or construction records. Any misrepresentation of °property data may invalidate this approval and may require additional review. 4. CONCURRENT APPROVAL CONDITIONS . The conditions of approval contained in file no. R-2017-27 shall be applicable to this permit. 5. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the public works confirmation form, including, but not limited to, dedications, easements, off-site improvements, undergrounding of utilities, all necessary agreements, and utility installations/relocations as deemed necessary by the director of public works and required for public health and safety. 6. LANDSCAPE PROTECT SUBMITTAL Prior to issuance of building permits, the applicant shall submit a full Landscape Documentation Package, per sections 14.15.050 A, B, C, and D of the Landscape Ordinance, for projects with landscape area 500 square feet or more or elect to submit a Prescriptive Compliance Application per sections 14.15.040 A, B, and C for. projects with landscape area between 500 square feet and. 2,500. square feet. The Landscape Documentation Package or Prescriptive Compliance Application shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits, and additional requirements per sections 14.15.040 D, E, F, and G or 14.15.050 E, F, G, H, and I will be required to be reviewed and approved prior to final inspections. Resolution No. 6847 RM -2017-28 January 23, 2018 7. PRIVACY PLANTING The final privacy planting plan shall be reviewed and approved by the Planning Division prior to issuance of building permits. The .variety, size, and planting distance shall be consistent with the City's requirements. 8. FRONT YARD TREE The applicant shall indicate on site and landscape plans the location of a front yard tree to be located within the front yard setback area in order to screen the massing of the second story. The- front yard tree shall be a minimum 24 -inch box and 6 feet planted height and otherwise be consistent with the City's requirements. 9. PRIVACY PROTECTION AND FRONT YARD TREE. COVENANT The property owner shall record a covenant on this property to inform future property owners of the privacy protection measures I and tree protection requirements consistent with the R-1 Ordinance, for all windows with views into neighboring yards and a sill height that is 5 feet or less from the second story finished floor. The precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 10. CONSULTATION WITH OTHER DEPARTMENTS The applicant is required to consult with other departments and/or agencies with regard to the proposed project for additional conditionsand requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 11. EXTERIOR BUILDING MATERIALS/TREATMENTS Final building exterior treatment plan (including but not limited to details on exterior color, material, architectural treatments and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. The final building exterior plan shall closely resemble the details shown on the original approved plans. Any exterior changes determined to be substantial by the Director, of Community Development shall require a minor modification approval with neighborhood input. 12. INDEMNIFICATION Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or Resolution No. 6847 RM -2017-28 January 23, 2018 void this Resolution or any permit or approval authorized hereby for the project,. including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in defense of the litigation. The applicant shall pay such attorneys'. fees and costs within 30 days following receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. 13. NOTICE OF FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS The Conditions of Project Approval set forth herein. may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. PASSED AND ADOPTED this 23rd day of January, 2018, at the Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chair Sun, Nice Chair Paulsen, Fung NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: Takahashi, Liu ATTEST: /s/Piu Ghosh Piu Ghosh Principal Planner APPROVED: /s/Don Sun Don Sun Chair, Planning Commission 'e �� t I {E) PRIVACY I > ' WINDOW SILLEENING HIGHER THAN I ,' - oaf I TREE SEE €° 5'-0" FROM - -- , I LA1 LV FINISH FLOOR Ili ' jl^ WINDOW SILL I I /// / / / / ,a f f N 50' FROM i HIGHERI I m FINISH FLOOR j I / 01 cri I K/ GARAGE r - I V/ /4 PATIO - V �/I PAVERS I PLANTER BOX i .........'.-..._..-............... 3I. v•;:.-.a'.':.',y i I.v c .a, v v •• a y I f I. � .• a •1 1 a I 30" �� IIS I v. tl .v• ,a.v v ... w . SALLOW TREE o 11®11®11 ®1®1 11®I1®11®n _-_� _-- `-__------ -_- 100' L5 66�516�°8N' WM r 1 j >FIVM30IS f 0 4' 8' 12' 16' \ 0 4, 8' 12' 16' I, IPER NEW I DEMOLITION PLAN PRIVACY PLAN C DEMOLITION PLAN KEY NOTES: DOWN SPOUT (D REMOVE ALL STRUCTURE ON SITE FROM ROOF TO FOUNDATION. I� Q2 REMOVE ALL CONC. PAVER. VARIES 3- 03 REMOVE GAS METER PER PG&E ® REMOVE (E) ELECT. PANELANDOVER HEAD WIRE PER PG&E FINISH FLOOR Q5 TUBULAR SKYLIGHT, SEE A2.1 © CHIMNEY FOR DIRECT VENT GAS FIREPLACE. 2x6 FLOOR JOISTS 2% MIN. Q7 25 GAUGE CONT. GALV. CRICKET SPLASH BLOCK 8" MIN. r ° 18" MIN.3 3 t k -7 -9 r7 Apw, RM {� p: m r A ypG Qj�u�p�,'`�yq P RSI, �00J-?- �'a�'y�g�. NNN EEEE B9C^i9d�0�4iuL a GRASSY SWALE 9 (� 1% MIN. g�`'�/�ril ��1l Date m. $ N /�10 ° GRASSY SWALE DETAIL Sig I t,6r6 N.T.S, zM ofd WWI 0 4' 8' 12' 16' ROOF PLAN ROOF KEY NOTES: OA ROOF TILE SEE PAGE A3.1 © COOL ROOF, PROVIDE ROOF SHEATHING WITH RADIANT BARRIER © ROOF VENT 12"x24" GALVANIZED STEEL HALF ROUND DORMER VENT BY GIBRANTAR BUILDING PRODUCT, MODEL #BH24 .W/ 100SQIN NET FREE VENT AREA. TYPICAL OF 2 VENTS ON LOWER ROOF AND 8 VENT ON UPPER ROOF SKYLIGHT, SEE A2.1 Q TUBULAR SKYLIGHT; SEE A2.1 !� CHIMNEY FOR DIRECT VENT GAS FIREPLACE. © 25 GAUGE CONT. GALV. CRICKET 2 DECK G��S�NK LLH�TF * P NO C29889 >c REN. 2/28/19 ��9�F OF CpOF��\Q G1 14.46 X 5.58 = 80.69 SECOND FLOOR F1 9.54 X 3.62 = 34.53 F2 0.92 X 13.04 = 12.00 F3 19.92 X 13.04 = 259.76 STRUCTURE ENGINEER: F4 . 18.50 X 7.9 ,= 129.50 F5 5.46 X 8.67 = 47.34 F6 14.16 X 22.71 1321.57 F7 5.83 X 1.50 . = 8.75 F8 5.83 X 1.50 = 8.75 TOTAL 822.19 21, o.a1 50.r. SECOND FLOOR FIRST FLOOR 0 4' 8' 12' 18' A FLOOR AREA DIAGRAM Q Plan Check Comment 10.11.17 Q Plan Check Comment 9.4.17 QI Plan Check Comment 7.25.17 NO. Revision Date Drawn BV: TDate: 7.25.2017 Sheet Title: FLOOR AREA DIAGRAMS LANDSCAPE AREA DIAGRAM Sheet No.: ■ - - - - - - - coou �` I5:12 I N _--� � 4 ( 11.. I 418.0) SL 5080 2480 i IS FLOOR DRAIN SEE DETAIL 7/AB.0 CLNG. HT. II o I ® PROVIDE MIN. 2" CLEAR FROM FINISH FLOOR TO BOTTOM OF DOOR 9'-0 TO PROVIDE COMBUSTION AIR FOR GAS DRYER. \ N o 3-2" c S ®080 - I ® TANK LESS WATER' HEATER, TAKAGI TK4 INSTALLED PER MANUFACTURE: CONTRACTOR PROVIDE ONE LINE DIAGRAM PRIOR TO ® _I o \ I� I2•_pn CLNG. HT. `o� 1 - o 2-0 BEDRM. 9'-0" N Nn 1 om ® INSTALLATION. (N) CLOTH DRYER, SHALL BE VENTED WITH 4" DIA. RIGID METAL - - I 3 I r - N DUCT, WITH MAX. 14' LONG DUCT , EQUIP WITH 4" OPENING TO OUT E) CLNG. HT. 1 V_2'"� 7'-0" I M BACK-DRAF DAMPER. DUCT RUN THROUGH UNDER FLOOR SIDE. DUCT TERMINATE SHALL BE 36" AWAY FROM WINDOW N I I I2_p o OPENING. -9'-8--_�I w I ao 0 2'_0. BEDRM. I ® CLOTH WASHER, PROVIDE ON DRAIN PAINWITHDRAIN PIPE TO OUT m n vi CLONG $HT. C',i ® DIRECTION OF VENT N D ® 4550 i- — _ 1 LO I ® CEILING TO FLOOR CLOSET SPACE — — _ I \ 0 2'-4- I ® BUILT IN PANTRY W/ CEILING TO FLOOR CLOSET SPACE (� 2a6o _9 1/2" V-9 1/2" 5'-10" N n I ® HOOD W/ MIN. 10OCFM, DUCT AND SHALF INSTALLED PER REQ. OF I 'Sio I 2016. CMC. I w V) ---------- -------- I ®: CRAW SPACE ACCESS, MIN. 30"x22" CLR. I 3' -6" SL 4650 ® WINDOW FIX PANEL 5:12 F I V-4" 5-10" NOT USED ILAa L - - - - - - - - ®. LINE, OF SOFFIT ABOVE 10-41/2" I 1075 1 ® WHOLE; HOUSE .VENTILATION PROVIDE FOR SECONDARY UNIT, REQ. 20._1.. F �e y� N I 2'-7" S-1,.. 8138CFM. PROVIDE PANASONIC WHISPER GREEN FV-11VQC5 WHICH DUCT. 21-C). Ia A I, I PROVIDE 110CFM OR..EQUIVALENT, USE 4"'SMOOTH METAL PROVIDE PROPER DISTANCE BETWEEN AC AND WHOLE HOUSE SEE KEY NOTE® N I ®--,I VENTILATION TO:PREVENT! MIXING .OF AIR. r;MAX. 1.6JSONES IS LIVING I A3.1- ALLOWED'.FOR-THE NOISE LEVEL OF THE FAN. WHOLE HOUSE VENT ' � II I �I 1 FOYER SHALL HAVE: INSULATED LOUVERS OR COVERS WHICH CLOSE WHEN FAN IS OFF. COVERS OR LOUVERS' SHALL HAVE A MINIMUM' I ® L _ - ROOM I _ _ _ -� m.> m INSULATION VALUE OF R-4.2 E 0 !e 4' 6' 6' I, \ r A3.1 o WHOLE HOUSE VENTILATION: SECOND' FLOOR-PLANCFM ® 16070 ROLL UP o = 1CFMx(3,738SF) + 7.5CFMx(5+1) = 82.38CFM bt �. 1/4°= V-0' :REQ. - I OOSF PROVIDED INSIGHTOF THE EQUIPMENT SERVED` (N) FURNACE SHALL COMPLY WITH CMC SECTION WHEN THE SUPPLY VOLTAGE EXCEEDS 50 COMBUSTIBLE' MATERIALS:AROUND'. THE FURNACE UNIT:SHALL .COMPLY WITH THE ® NOT USED 904.11. PROVIDE UL.: LISTED VOLTS.. A. AN UNOBSTRUCTED PASSAGEWAY WHICH: ` D. A DEDICATED CIRCUIT SHALL BE PROVIDED FOR L: MANUFACTURE'S INSTALLATION INSTRUCTIONS. A'SEDIMENT'TRAP SHALL: BE INSTALLED ON � REFRIGERATOR UG 1'0- REMOVE THE 1. IS LARGE -ENO H THE FURNACE. LARGEST PIECE OF EQUIPMENT BUT NOT RECEPTACLE SHALL BE 1'20 SERVICE RE THE G- 'LINE:DOWNSTREAM OF THE APPLIANCE SHUT OFF VALVE AND AS CLOSE ® ACCESS TO LOWER ROOF. MIN. CLR OPENING IS 24"x30" o LESS THAN 30" HIGH,: AND 30'"WIDE _ E. A -VOLT' NO MORE; :THAN 2Q.FEET IN LENGTH LOCATED' WITHIN 25 _FEET OF;AND, ON THE TO THE ,INLET'OF THE EQUIPMENT AS ® ATTIC ACCESS, 30"x24" \ ' 2. IS WHEN MEASURED ALONG THE CENTER SAMELEVEL i THE EQUIPMENT FOR :'; - MAINTENANCE. THE SERVICE, RECEPTACLE J. PRACTICAL. - APPLIANCES-GENERATINGA GLOW; SPARK OR � 42" HIGH HALF WALL LINE OF THE;:PASSAGEWAY -FROM THE D .ON ' THE LOAD SIDE ACCESS. OPENING TO- THE. EQUIPMENT, SHALL NOT BE CONNECTS _ ... FLAME:CAPABLE OF IGNI..MNG FLAMMABLE MAYBE INSTALLED IN `A:GARAGE DROP DOWN COFFER CEILING, PROVIDE 2x8 @ 16" O.C..ATTACHED - AND. OF';THE REQUIRED MEAN S OFiOISCONNECT. _. F. A PERMANENT SWITCH CONTROLLED LIGHTING VAPORS PROVIDED THE PILOTS AND BURNERS OR c TO 2ND FLOOR JOIST ABOVE 3. HAS CONTINUOUS SOLID FLOORING NOT FOR THAN 24" WIDE'THOUGHOUT ITS FIXTURE SHALL BE INSTALLED ELEMENTS ANDSWITCHES.ARE AT 18 HEATING ELE EN " PATIO FINISH WILL BE CONCRETE SLAB ON GRADE • LESS NT IS REQUIRED AND LENGTH. MAINTENANCE OF EQ UIPMEABOVE " SHALL BE -ACCESSIBLE., SUCH -FIXTURE SHALL K. F LOOR LE VEL FURNACE SHALL BE PROPERLY ANCHORED AND ® GAS METER, 3'-0" CLEAR FROM WINDOW OPENING z B. A LEVEL .SERVICE SPACE AT LEAST 30 DEEP' PROVIDE SUFFICIENT ILCUMINATiON rT0 SAFELY SUPPORTED T0:'SUSTAIN ,VERTICAL AND ® CHIMNEY FOR DIRECT VENT GAS FIREPLACE. I e: AND 30" WIDE -LOCATED AT THE FRONT OR APPROACH THE EQUIPMENT AND .PERFORM THE SERVICE' SIDE OF THE EQUIPMENT. TASKS' FOR` WHICH ACCESS, IS 'PROVIDED. HORIZONTAL LOADS.WITHIN THE STRESS LIMITATIONS SPECIFIED PER CMC 303.4 ® 25 GAUGE CONT. GALV. CRICKET C. AN APPROVED, : INDEPENDENT MEANS OF CONTROL OF: THE LIGHTING SHALL BE , L. DISCONNECT FOR THE ELECTRICAL SUPPLY TO PROVIDED AT THE ACCESS ENTRANCE. M. PROVIDE 30" •:HEADROOM CLEARANCE. PROVIDE 25 GAUGE METAL F.A.U. DUCTING IF `WALL ® ALL FINISH FLOOR SHALL BE HARDWOOD FLOOR EXCEPT BATHROOM AND KITCHEN SEE KEY NOTE EACH PIECE OF EQUIPMENTSHALL BE PROVIDE G. COMBUSTION AIR MUST BE: :MAINTAINED. IN SIGHT OF THE EQUIPMENT :SHALL' BE H. THE CLEAR SPACE= AND, DISTANCE TO N. PASS THROUGH FIRE PROVIDE A PAN AND A CONDENSATE DRAIN ROOM. <; PIPE TO EXTERIOR. - - - - - - - --------------- oln o ® ® Fa DIN. ® ®�� E) I I � I: m tD o W GARAGE m O2 O �N I rn Y415SF 2a6o I I w V) I I I 3' -6" ILAa � I C 10G- HT. I cl.uc HT 20._1.. 2'-7" S-1,.. I I 21-C). SEE KEY NOTE® N I ®--,I LIVING I - � II I �I 1 FOYER I ® L _ - ROOM I _ _ _ -� m.> m - & Plan Check Comment 9.4.17 I, \ r � o ..� Q Plan Check Comment 7.25.17 ® 16070 ROLL UP o bt �. N0. Revision Date 6060 X(D _ o Drawn By: Date: FINISH FLOOR NOTE: _� I FIX 5056 w o N 1. STONE' OR CERAMIC 11LE AT ALL c BATHROOMS, KITCHEN AND 2ND FLOOR ' _ O z z to l 7'-3- I e: DECK. 2. J" SOLID HARDWOOD FLOOR AT ALL ENTRY Lo . ROOM. <; Issue: 20'-6" 1'-6r' 6._6n 1 _6„ Date: 7.25.2017 E A3.1 ' H A3.1 Sheet Title: 0 2' 4. 6•- 8, FIRST FLOOR PLAN I RMSECOND FLOOR PLAN r FIRST FLOOR PLAN I 141-1 01 Sheet No.: LEGEND: z' E 2x6 ® 16" O.C. W/ R-19 INSULATION PLUMBING WALLT❑ TEMPERED GLASS 2x6 0 16" O.C. STUD WALLE E ❑ 710N. GRESS DOOR OR WINDOW, OPENING,. HEIGHT NOT OVER n OUND 44 ABOVE FLOOR, :5.OSF `OF OPEN AREA ON , GR Q „ D WALL W/ MIN. 13 INSULATION. EXTERIOR STU <.. EXTER / ...a.. P :...LEV SEE STRUCTURE DRAWING FOR WALL SCHEDULE. S -MIN. OPEN AREA F OR WIN DOW : ON _ S ECON D ", ❑ FLOOR, 24 NET: CLEAR OPENING HEIGHT, 20. NET CLEAR FLOOR, 24"F -n—TT INTERIOR STUD' WALL, SEE STRUCTURE DRAWING OPENING WIDTH. ALL EGRESS WINDOWS W/ ;TWO OR MORE FOR WALL SCHEDULE. LATCHES;,SHALL HAVE THE LATCHES INTERCONNECTED AND.OPERABLE FROM THE LOWEST LATCH. L_jL_j6:-_II 2 vAN Es 0 2' 4 a' - a, vARIEs 0 2• 4• 8• 8. REAR (SOUTH) ELEVATION FRONT (NORTH) ELEVATION _.. 3/16"=1'-0" 1 _ Architect: STUDIO 61 ARCHITECTS, Inc. 12480 Saratoga Ave. Saratoga, CA 95070 T: (408) 892.5020 2ND FM 2ND FLK. - - - - Ho� PLATE F: (408) 871.6923 Email: FRANKLHO@YAHOO.COM +,225' +1225' ' 4 a N SED ARCy/ LINE OF PLANE -------------- -• -'n __----'„ --------------------- w ,�pNK L , Fpm _ -- - r---- -- ---- - _ Imo. sr:FlwsH FLooI Ll 11 _ 2ND FINISH..i FLOORb u, 9889 REN. 2/28/19 .. c� .. PLATE ;t o STRUCTURE, ENGINEER: 0 2 1ST FFlLOI ,Fl KNISH OR 1025' GRADE: 2 6 3 6 3 6 0 V 4' a' 81 VARIES RIGHT (WEST) ELEVATION LEFT (EAST) ELEVATION0 2' 4' 's' s' 3/16"=1'-0" ,-- ELEVATIONS KEY NOTE: 3 GENERAL NOTES: /--- 3 3 �( INSTALLATION OF APPROVED 8.0 "°'� 8� `. ROOF TILE BY EAGLE ROOF, PRODUCT NAME ® COOL ROOF, PROVIDE ROOF SHEATHING WITH RADIANT CORROSION-REGISTANT FLASHING S. 9 MALIBU, COLOR WALNUT CREEK BLEND, PRODUCT BARRIER- APPLIED SHINGLE -FASHION IN A \ / m VENT ENTRY OF WATER -,3 _____ _-__-_ —'=_-- - - -----,��Aemr�- #2773, STANDARD WEIGHT. CLASS 'A' MIN. ® HOUSE IN THE NEIGHBOR NTOMANNTHE WALLCAVITYOR PENETRATION a' 8z m sraR / OF WATER `TO THE BUILDING _ M AL emRL! m �� a� © ELDORADO STONE, CASTAWAY STACKED STONE. ® BALUSTERS W EQUAL SPACE WHICH IS NOT STRUCTURAL FRAMING COMPONENTS AT emrNI. ALLOW 4" SPHERE BALL TO PASS THROUGH. SECOND 6 n n 'Aa 6 .. FLR / '� j �3 STUCCO PAINTED WITH KELLY MOORE, COLOR #41, THE FOLLOWING LOCATIONS: (R703.8) N :N SNIP OF TANNIN. � oEac j DECORATIVE WOOD BALUSTERS DO NOT ALLOW 4" - _�LL I PAINTED WITH KELLY MOORE, COLOR #36, SPHERE TO PASS THROUGH, q. EXTERIOR WINDOW AND DOOR Q Plan Check Comment 9.4.17 ® FACIA I POWDER ROOM UNDER .STAIR SHALL HAS �" TYPE 'X' OPENINGS. m 3 NAVAJO WH TE. T ALL WALL AND " TYPE 'X' GYP. BD. AT B AT THE INTERSECTION OFCHIMNEYS Check Comment 7.25.17 r 8. ROLL'UP GARAGE DOOR. GYP. `BD. A OR OTHER MASONRY CONSTRUCTION �I Plan o m m Pte. 9A1H m 1 ALL CEILING. WITH FRAME OR STUCCO WALLS, W/ DYER 1 - arc. oPEry 6 6 -0 MAX. HIGH REDWOOD FENCE AND GATE FALL PANTRY LAUNDRY F . 8 0 R38 : SPRAY FOAM INSULATION PROJECTION uPS ON BOTH SIDES:, NO. Revision Date. 2; PATIO a g APPROVED' NUMBERS-oR ADDRESSES SHALL 8E UNDER STUCCO COPINGS. B : Date: $- EXISTING BUILDINGS :IN 14"X6" FLOOR JOIST VENT, .COVER VENTS WITH: C. UNDER AND AT E* ENDS' OF Drawn y S /. / \ �; PLACED ON ALL NEW, AND VENTS COPINGS n"m _ - - - ` -:SUCH A POSITION AS TO BE, NON'=CORROSIVE WIRE: MESH. TYPICAL OF 16 MASONRY, WOOD #,200 .METAL '^� I ^ _ ' EC BLE FROM THE STREET :OR ROAD FRONTING THE THROUGH OUT: ENTIRE -FIRST FLOOR CRAW SPACE. AND SILLS. 1 ' PROPERTY. NUMBER$:, SHALL .CONTRAST;; WITH THEIR FURNACE, IN ATTIC `SEE KEY NOTE -0N A2.1 D. CONTINUOUSLY ABOVE ALL I BACKGROUND. CFC SEC. 505; ® FUR „ PROJECTING WOOD TRIM. I e: 0 4" g 12' 1s' MAX. • 7" BETWEEN PATIO FINISH AND SECOND FLOOR E yA IERE; EXTERIOR PORCHES, "DECKS "`GYP. BD: AT `ALL"INTERIOR WALL ® FINISH. OR STAIRS ATTACH TO'A,WALL OR 8 6. N f, ® FLOOR"ASSEMBLY OR WOOD=FRAME SECTIO Q9 "GYP. BD. AT ALL 'CEILING ® FIRE `BLOCK CONSTRUCTION. SECTION F "=1'-0" ER ALONG. WALL WHERE CEILING MEET WALL Issue: �` 1/8"=1'-0" 1/8 'X' GYP. BD. FROM SILL PATE TO ® 2x8 LEDGER F. AT WALL AND ROOF INTERSECTIONS. TYPE TO ,ACT AS FIRE BLOCK FROM WALL TO DROP DOWN UNDERSIDE OF ROOF AT WALL BETWEEN GARAGE CEILING' AND LIVING AREA AND AT ALL CEIUNG BETWEEN 3 GARAGE AND SECOND FLOOR LIVING ROOM ® WINDOW SEAT, MIN. 24" FROM FINISH FLOOR. Date: 3 �'� TYPE 'X' GYP. BD: AT ALL WALL AND CEILING ® GAS'METER, MIN. 36" :CLR. FROM GARAGE WINDOW 7.25.2017 „ma 8. wz FOR BATH ROOM, STORAGE, LAUNDRY OR ANY OPENING ER STAIR 9 USABLE SPACE UNDER Sheet Title: ® 206AELECTRICAL METER R-13 AT ALL EXTERIOR WALL AND WALL BETWEEN GARAGE: AND LIVING AREA: ELEVATIONS + N R-30 INS. AT ALL. CRAW SPACE I M ® R-38 AT ALL ATTIC tNo.. \ / Shee .° o 6 b NOTE: (N) -UNDER FLOOR VENT TABULATtON: PAN. TOTAL AREA OF CRAW SPACE: = 1,177SF COLORS _ 1,,77SF ROOF VENT REQUIRED FREE OF NET: 150 = 7.85SF ANY CHANGES TO THE APPROVED �> ,ms Q ❑ MATERIALS, AND EXTERIOR FINISHES SHALL \_ i BE REVIEWED AND APPROVED BY THE CITY ,. FLOOR Jasr VENT PRovIDE o.5a(5f./mck)x,sxsoz 8.35sF 2 0 4' a 12' 1s OF CUPERTINO PLANNING DIVISION PRIOR TO c14 x e' w/ 1/4' NON -CORROSIVE WIRE MESH) 8. 0 4, 8. 12. 1a SEE ELEVATIONS SECTION SECTION INSTALLATION/ APPLICATION TOTAU = 8.35SF > 7.85SF M.V.C. MIDDLE :OF VERTICAL CUR ORING WELL BG a w " tIwm•• 3 5 �� 5a as s' .. . ,. ' D .:. I SWM ° V�W ®� 53 �1°:flQ 123 ®LPOL I I PULL BOX UTILITY POLE El ® ® w t ssc N.T.S. P.C.C. NOT: TO SCALE PORTLAND. CEMENT CONCRETE ELECTROLIER PAT10< PC:R. POINT. OFCURB RETURN 1.on' »ate; tion PrP, B. ® ° 'CC Q./1N BEG 3' HIGH WOOD FENCE I ABBR t� IOd o x �� PLASTIC PLUG & TACK POLYVINYL CHLORIDE 6° HIGH —— — — — --- — — — — — — — — — — EE_ T .. -. -- — — — 10051- EE,12;, P.V.I. - POINT OF VERTICAL INTERSECTION Y �� 8 620 1 -"z® ` WOOD FENCE � �.., .• - . — — W: FNC - - - TR �n TR 3' TREE t - - - - - _. -------'----------- A.C. A.C. B.C. AGGREGATE BASE ASPHALT CONCRETE BEGINNING OF CURVE(HORIZONTAL) � < & ;� - �B� D �8 66 6s .; `-' x FNc PAT :.: • . ', ,,. :.' Toole ` . > . >. R/W I BLDG BOW/BWLK BUILDING BACK OF WALK CURVE p Z ®`` r� ®J1 3'� L O 1�L 8 7 duos":' r /� , ,-ure �` L® 1�1 8 84 6° HIGH WOOD FENCE PLANTER PATIO BOX PAVERS .•FNC, so °` ,ae aL GARAGE 6 47 o ci BE G 6' HIGH.nag WOOD FENCE I I B.V.C. C.B. CLF C.O. CONT. D.I. BEGINNING OF VERTICAL CATCH BASIN CHAIN CLEAN LOUT FENCE CONTINUOUS DRAINAGE INLET O � � U 1� er mo,a1 'p PAT p p I D/W E.C. DRIVEWAY END OF CURVE(HORIZONTAL) ® I ~ .Y A� m - �. bqTRA p 63 5 N I ELEV. EXIST. ELEVATION EXISTING LTJ Ill !� 0169 p AT Pat 0 .5 a- 61sr] Go 5so �' TOP OF CURB TOP FACE OF CURB I E.V.C. F.F. END OF VERTICAL CURVE FINISHED FLOOR ELEVATION ��"� OF VAgO BASIS® BrRI� TRACT 1 `d TYP. U.O.N. 0 00.7 0. 1088 %si � � Q CL TRACT, N ®m 1 0 3 8 F.G. F.H. FINISHED GRADE FIRE HYDRANT. -J � � VERTICAL CURVE VITRIFIED CLAY PIPE (EXTRA STRENGTH) oos o.61 FNC LK `-' } �' 6° HIGHI WOOD FENCE OF THE COUNTY OF SANTA CLARA, STATE OF 'CALIFORNIA ON APRIL 15, 42 OF MAPS, PAGES 24, 25, 26 AND 27. F.C. F.L. FACE OF CURB FLOW LINE CL M U of 71 �T ( IN F� ) TBM''ELEVAT10N J INCH 10 FT. Ld BUILDING O 76c 75 ¢ Lu I� p LOT 66 �� I FOC F.S. FACE OF CURB FINISHED SURFACE BREAK W ul < O 00 " �jj� LOT � 3 ioo.6 Too. LOT 64 WL �1 N I G,g, G.V. GRADE GATE VALVE Li- 00 65 EN I HIGH. POINT (9 'r— W w��T p TRE ioo;6 Z WLK I.D. INV. INSIDE DIAMETER INSIDE INVERT O m D . 100: nLn� Be 9 J.P. L.F. JOINT POLE LINEAL FEET O F_ U' BLDG00..43 L.P. LOW : POINT GATE PATIO "c L&T MAX. LEAD & TACK MAXIMUM 72 85 PAT PAVERS PAT' 100:76 - MIN.. MANHOLE VE - MINIMUM -::I o N o J ,. M.V.C. MIDDLE :OF VERTICAL CUR ORING WELL BG a w " 6 4 BZ3387 - 4 9 NJ. vv - NO. MON1 .. NUMBER _ PAT PP17L SPK. PAT GONG, TRRE N.T.S. P.C.C. NOT: TO SCALE PORTLAND. CEMENT CONCRETE PAT10< PC:R. POINT. OFCURB RETURN 1.on' PrP, B. PEDESTRIAN PUSH BUTTON — — - — — — — — — — — — — — — — — — — 94 :RIF s io" PP&T P.V:C. PLASTIC PLUG & TACK POLYVINYL CHLORIDE o :o —— — — — --- — — — — — — — — — — EE_ T .. -. -- — — — 10051- EE,12;, P.V.I. - POINT OF VERTICAL INTERSECTION 'o ` -. . — — W: FNC - - - TR �n TR 3' TREE t - - - - - _. -------'----------- R R.C.P. RADIUS REINFORCED CONCRETE PIPEz .. x x� NG... I,V,8/ °39 53"W 57.OQa R/W RIGHT—OF—WAY � a r� ®J1 3'� L O 1�L 8 7 J 6' HIGHS.D.D WOOD FENCE L® 1�1 8 84 S.D.M.N TORM DRAIN STORM DRAIN MANHOLE SQUARE FEET v y a o O T 8 6 1� S.F. SHT. S.S.M.H. SHEET SANITARY SEWER MANHOLE SANITARY SEWER .Y A� m - �. bqTRA N S.S. S/W SIDEWALK dyy T.C. TFOC TOP OF CURB TOP FACE OF CURB sheet No. ��"� OF VAgO BASIS® BrRI� LEGAL DESCRIPTIO OF NO. 1088", TYP. U.O.N. TYPICAL . UNLESS OTHERWISE NOTED D S !0 20 40 - SECTION OF - THE `BEARING N87 -39'5,3"W OF THE MONUMENT LINE OF BARNHART OF SANITARY';SEWER .-MANHOLE AT INTERFILED TOP, OF RIMONS 65 AS SHOWN ON THAT CERTAIN MAP "TRACT LOT , WHICH MAP WAS F FOR RECORD IN THE OFFICE: OF THE RECORDER V.C. V.C.P. VERTICAL CURVE VITRIFIED CLAY PIPE (EXTRA STRENGTH) BARNH ART AVENUE AND MORETTI' AVENUE. = 100.00. ` AVENUE BETWEEN THE INTERSECTIONS .OF WUNDERLICH DRIVE AND MORETTI DRIVE, AS SAID MONUMENTS AND BEARING ARE SHOWN ON OF THE COUNTY OF SANTA CLARA, STATE OF 'CALIFORNIA ON APRIL 15, 42 OF MAPS, PAGES 24, 25, 26 AND 27. W W.M. WATER WATER METER of 71 �T ( IN F� ) TBM''ELEVAT10N J INCH 10 FT. SUBDIVISION MAP ENTITLED "TRACT 1088", FILED FOR RECORD IN `AND 1953, IN BOOK CONTAINS 5,355 NET AREA W.V. WATER VALVE ✓oa Na srr " BOOK' 42. OF MAPS, PAGES 24, 25, 26 2-7 OF SANTA CLARA COUNTY RECORD, WAS TAKEN AS BASISOF BEARING FOR THIS MAP. L10 �� LANDSCAPE NON TURFLANDSWECHECKLaos x.2.33os/> asloL12.00 X 43.08 = 86.16ComnmunituDerctoptaealAvenue-CA+)5014 lisp:/lcnEer._ `��L2 3.00 X ` 22.58 67.74zs.00 Corapk3anm L351.00 x 20.36 Paxameter itequizetnentsLandscapa ' - 362.00- = 676.36 IRRLGATIDIQSY5TEhi' Preti�vrasegu_,torssibe aY i..ed�fhm;hemreeR-nfthesy 3.00 X 22.58 - 67.74 L4 .lanual;shut•vffvalve '-'-asagatevat of m �° fewet�csu plP -' L5 - 2.00 X 42.08 = 84.16 .oD beuisialted as ctase:to possible t° ilre point_ - - _ j Allrri7gatmnem5siogth devursmontmeettherer9anS'tie andEmiEter:E4 L6 5:00 X 20.00 = 100.00 f standard, ASABE/Tl".0 R02 2d1*1 "Laned:i �dwlandscape must dacuulauta Stutdard,, Atisgr.h,merheads'instaA ocolaefined J 3>stribua°n uncforattty Sox quarter of 0.65 or:higher using tfic Erot - L7 15.08 X ' 3 00, = 45.24 urasasE/iCL8tY22019 -- -- pro!" with mom p YES L8 12.67 " X 22:.58. 286.1)9 tionme.tersaxergquiredfornnn•resrdentuil.p 1� _ \ / Lkdxatedunpa eana 26 ' X 17 442.00 that 1,000 sq. {t.o£LuidscaP ' il. YES L9 Pvoi and spa c°vers shall i e uutalled ^- '- _.. m •----- fl YTS t10 17.08 X "2 00 =: '34.16 WATER FtATURFS p.pbof Rerinvlatmghxtersystemsshal)bewedforaltuaterfeatures _ _ .-._ ... _ _ .- Q YES ea dorsa. TOTAL 1890 2 [j othezr 12- 16' thatex.featuresam.iinAedto10%Oftheland.s pe ,. _ fl ��-•++ 0 nowater.features. n eH r en ;.ai}a other aspecES 2252 " Lr1� s`iAP ativeaudaowwnterusep>an% irrigasio . oS TOTAL LANDSCAPE AREA 362.00 + 1890 t dpnal. sout<•es:mpardingn r , ::..cbcti'lclistuscnneet.atiitheuv5tptioojalscanderstand am.5wat'enfavaila63eudorma ohnn,pmtadul..onttus .:.•tiveCumlianceflptian:laVsa l thatthe:urf TURF PERCENTAGE ° of wamr ef6c enYlandsraping. i crchfy 178" 1'-0" compliesw tf the nqunemants of L- haptct14.3. 4l i and ; of khe requirements of tl a 1' s' p p thatany cbanges to'theprv)ectrdllnecrssuah n Frtws,; m,�rT PAVER AT FRONT YARD FEET FEET SF sttNATv �eRO to . os:nvnaoatx r1;1 = 400.00 " p »� P1 20.00 X 20.00 st n�uxsc}Et.t qul�t t.nntiscnra:xntrtctvu P2 8:92'' X ' 3.00 26.76 TOTAL _. 426.76 Applicant cotnmenfs U§e afldinona pa(eF:u °Yy FRONTYARD 51:00 X 20.00 1020.00 qg �� • PAVER @ FRONT ------------------- YARD 427 1020 41.86% A " RTC -ate Staff cortrment5l w. 5taffEvatnition OTHER PAVER AREA FEET FEET SF J. Approved: p3 19.57 X 7.71 147.80 � r i - P4 145.09 w '> Sre A�iprove3 96:99 �141Y P5 32.33 X 3.00 1 P6 2.00 X 19.58 ' = 39:16 i pg, oft P7 3.00 X 42.08 126.24 TOTAL 555.28 �2 Plan Check Comment 9.4.17 QI Plan Check Comment 7.25.17 NO. Revision Date Drawn By: Date: 7.25.2017 Sheet Title: LANDSCAPE AREA DIAGRAM Sheet No.: �I(B R]BYTIUS Z.�� S VEGETA .I�U1�r7'NIkiJliL IUJLJUR yvras+ " ' �.�� E�c�a��'�+� ��pi 4-9 ORAL, 9.19 SR�,L,) �. _ SRH F1Ol�D� "! A°r�� ..- ..__...-. 9. IESCALLONIA FRAIDESI PINK ESCALLONIA • � 5 GAL * 1 r 6. PIS I ®SI'�DRUM TO$IRA 'I'OBIR 'CREAM I3IE MINTI S GAL. �� 11 4�Nl�ISTLIRS9R► Ek15T: SOIL i A 'iK{t d Rt1 71) II i y�t•pejg(�� Nv'S`�1 41 :i1• • • �°" e•AdR• ' Obi $r3 COAd55iRLil iRN. (16. - 5. PIITOSP®RUM WIIEELER'S DWARF TO11I)rtA 5 GAL. ii ° "NEW Pj2IVAC�' SC N" 12� a. .a .•,. FOR INFOI TION ONU GPJ}d9 GTORS1 Lb VERIFY Eii i C@tJNF FR6M THE FwANpWAPE FL 71 PLAA1. 1 GAL. 16 q< ..e vs CONTRACTORS EXPENSE. 18. PA .� GE Tw^EESAND •SHRU65 ON SITE, WHIGB STILL IN GOWANERS, IN PROPER LOCAMONS A5INDIGATED ON THE 'ARCHI4EGTBElO12E 1T r 4. IEPII.,OBIUIYi CALIiF®I�NYCA CALIF. FUSCHIA GAL g• a .,a? 4g,.,o2 qca �catio ol Y7 vd 4 &IP E arMNG SML TO A00nH OF 1.' IN THE LAND5OAPS AWAS POOR:TO SPREADING THE TOPSOIL OF• FILL PLAp S(5}•'. LtNDEMAl l5HRU6 A&Edi. --•------ 3. NERIUIV� ®. DWARF SINGLE PINK 10g` .- a��pt1 TkER1.dNflNGA +5 6OPliTZAGTO� SHALT P DEE CERi1F1GAiiON THAT IMPORTED TtlP501615 Cf.A55 A 7. LI ONIUM PEREZII SEA LAVE J GAL. � � 9V Application Y 12 2O. NOTIf"Y LANRSGAPEA1zCHITEGi IN WRITiNC7 OF 501 OR t7 .niNhGE COtJD1TIC7NE ENCOUNTERS DURING � 7 S. ANIGOZAN` HUS FLAVIiDA ]KANGAROO PAS' SEAL PLAN11NCaat AitGNSWHICHARi=DETPJMENTALTOGROS�/mor-PLN.MAiERiAL. SHALL B=_ pLANTECI AT LEAST as' FROM ANY IBUILMING, flRVEWNY, DRAINAGE FLO JJ LiNE, FiRE (iYDRANTS pprod Dat� a . 7 AMENpRL! pl AN91N6 A14 IWIlN A MINIMUM OF 9 GUBiG YARDS Soil. CONDITIONER PER TOGO SQUARE ' ' `GIANT RED' 8. ADD AI7®ItBIVE5 TO Ed{I5&TA�IG Sz91L A5 RECOMh9END °o/5PE1:I11ED IN THE MUS'flNG SOIL FERTILITY ANALYSIS 22- PLAPiTraa SHALL OZPL+V'1iED'G&EENSIDE UP, SE7 11ERTIC.O LLYAND SOIL MIX INTO HALF TMT° OILER OF R IND OF PITTH5N SHALL 55FILLED W{T1d SOIL MIK, ,I : L P ORT THE BALL, TAF9PF.t%AAID tQ (G>R61k'bLY INA`T � THE9k'®UGHLY'TAMPEP AND WATEMP, ALL WITHIN SAME DAY OF;24ANTING. a i0. I8O1VflNlEYA COULTERlolA PILJA POPPY 5 GAL. r EMATOLY 29. E?4GAVATE lit RNTINS Pura At LEAST TWICE ®IS � � � � VlTD� 5 PPS BUT THE SAND, H6 BOTTOM 111.. LA/•,G37E•yI,{tS��AR�I11lIIA I. C AP E I1I�''J['I IE SAL. 15 2 h CY! � 4� � � F1zOh911t E STYE. I `. JL- 4J S'1..Adl'I/t,A11X9 iL LEItFJ: ol= PLAnctUaG AsaEAs SPALL CSE THREE 1NCdiES (3� BE401�1 TOP OF HEAD&R a`. PAVEt• SLAYS, CURP.S, 1g15Ut gg Wre.gE5 REGUIRi3D POR 24lNCH EOt OR 6ER cF gPA dY �15ilAlG PlAtd51NC ASS 1AJiiW®LTi A8$uF`f GhiANGE1N - • A, ,.. WALKS, Vt. ANP TO We plMSM L #Af91EAH Et$LdFR1NTNr;SLLW CSOF'PkEra is R ESSlLl4EE75SLtdHFF�'BU&E5. MINIpiUMe- PE 'FO&FiNU,SFdED S�U�, PdNLr OYi1A85E1 N .®NTkdEPtr4A15{S"t SS'F11 PgReENT(1'0-. I � PLfiNTiN68ACki7LLN1lKSHPLLC4R151rat AF7H0&®Lf 6t6YMI� YPARTSDILAMENpMENT,Bp+AET NAgVE OAt•B1iEa�I RRA^SC7RR5014F06YMI �R€ii113RI.AiBHE'FaLLOW!lPIG,RAi t1GALS0A3:Pt+ IT-:Y2oz., 12.PO DOCARPUS GR:ACiLIOR FERN.PINE 15 GAL. }' 4 GROUND LEVET Irl :<! `1;IARI1>TA' MAIDROhiIE 15 GAL. P -T 2 VEGETABLE ANTER POOI FRI[Pd1 . r a : mmsT1>1G.1VC1F a�45 FtN15WEDNpCtfAl CGNFARMIN67D YHE PIANS.. GEAiT 13. A Y.6TA HAS r T5. NO TREES WILL BEAtdCEtFiEG Td WT WiLL NOT STAND ON THEIR OWN ?t�uNFL+` AGER IE:NURS IJNLESSr BFIEE�UN5E:5PECitfER VJiy4171iE4€A1 ER . 1. ifR&6TOE56LALLIkISPr dTEiESSY>"ANDEEF. iiILl9R1AA;PiAtLExiS 51HECONDI7lO1d5.Bl�E Same +�VEFi. 3' E55f A14610,VE5TRAlGHTTRUNKS C9�4c +GT6��idAL� /!Ei>VE£LA.BE@:S9tE�,W1Pi AP1R5 t4ayD 6111�iE ALLA< L1GA9LEBR4®E5 INT'AEi:UNDAMaGEOANfltuV T. _ TO OEwvE&&YTo ANPlOR CJN 5iTE WlTNtlUTThiE SPEGIFiG APFkOVAt Obi $r3 COAd55iRLil iRN. (16. - PLANg55HALL h{GT BE PRUNED PRIOR Abp/� �RECY1@Ri OF fliE La4fiIp5CAPE Ati�ChNiECT ° 2. THE CON tE'ACTOfd gpiO LL GWECK THE PLANTING PLANA P V6 FY LOCA71ONS AND SPACING OF PLANTS AND 5HALLraLIpPLYSUEFICiEh1TQAlAN1{8`[ iCdF61LA61.YiIEIN4EAST®FYHEPLAN(Sy.PINT®UPP3�15iFSAREiNQIG&.BEG117. THEOWNF�S�TdctSVE5WALL. IN PEGiAh1t7t6PP DVEAILPLA�dThW7E6zERMSPANDt•Irk WILL'8E REJECTED AND REPLACE A FOR INFOI TION ONU GPJ}d9 GTORS1 Lb VERIFY Eii i C@tJNF FR6M THE FwANpWAPE FL 71 PLAA1. INraTALLAi19h1 DISF� aEr 01OT $OLIPIt2, OR C�iRDyNG RtkJTED'P1ANT5 ` E»,E GAUTAON SHALL A3E:$AKEPL IN WORK ARF�S WI IERE 71 iE!?EAm ENialING'MEW AND SHRUBS AND T 9gT may S+( l.4 f3 AB TLi.&Eh�AIPJ.:A411 1; &mArE T® �SIS'�NG Pt ANT HAT15 1ALS-SHALL EE THE vs CONTRACTORS EXPENSE. 18. PA .� GE Tw^EESAND •SHRU65 ON SITE, WHIGB STILL IN GOWANERS, IN PROPER LOCAMONS A5INDIGATED ON THE 'ARCHI4EGTBElO12E 1T r RESS�BN5Ig1I�TfAF F69ECOMR44TOPANDSHAG-8699PLAGEDA.THLSEkPEPfSE PLANS. LOCA=N9'SHALLEiEAPf�?�VED9YfM51�7p NVON'ASEDUG. LANDSCAPER&CHlFI GTSERdGHT'�Ol"�ELIIC�?BE i&EE5AND5HRU65Ft OMPt�5IYiONSON,THH 4 &IP E arMNG SML TO A00nH OF 1.' IN THE LAND5OAPS AWAS POOR:TO SPREADING THE TOPSOIL OF• FILL PLAp S(5}•'. LtNDEMAl l5HRU6 A&Edi. --•------ FLAGROLwaCOvmTO HE E. 5. Wp34t Gd SK&LL.P#DVIOEASUFF(CIENTAMDLINTOFIPEROMOGLASSATOPSOILTO68JPtGTt{EGR/49EdFc ---• _jC 51&lJGT1011jGANN�Y6ESR�MFO�R3HALLAEEADJU57EDf+Nf7T�HENlr1W UP405WE raEpC�R4pEOT JHSCIW.BRAIAH ANB-PERTNE5E5PEGlFlCAiiG7N e179. TkER1.dNflNGA +5 6OPliTZAGTO� SHALT P DEE CERi1F1GAiiON THAT IMPORTED TtlP501615 Cf.A55 A C�7$UGTI6N,ORWMERE6 LOCATION Apr�CDVED BY THE LANDSCAPE ARvc �tilrtl 6. SOILAMENDA4ENTSHALLEEOROVEMSWONDERGROANCOMPOSTSOIL,OWANiGCOMPOSTOREgUAL. AND SAMPLE OF MATERIAL FORA QVALPRIGR TO GOMMENGEh1EN7 2O. NOTIf"Y LANRSGAPEA1zCHITEGi IN WRITiNC7 OF 501 OR t7 .niNhGE COtJD1TIC7NE ENCOUNTERS DURING � 7 CrONf CaT01:511AsHAi 9{TA4NAl.Y51S C4 6NW PAPAS ALLSUSHIT,TNALY ll FEET. PLAN11NCaat AitGNSWHICHARi=DETPJMENTALTOGROS�/mor-PLN.MAiERiAL. SHALL B=_ pLANTECI AT LEAST as' FROM ANY IBUILMING, flRVEWNY, DRAINAGE FLO JJ LiNE, FiRE (iYDRANTS 7 AMENpRL! pl AN91N6 A14 IWIlN A MINIMUM OF 9 GUBiG YARDS Soil. CONDITIONER PER TOGO SQUARE 21, TREES AND UNDEW04UNG umullE9 suzH AS SSE,WgP.S. WATERLINES AND GAS LINES. ' 8. ADD AI7®ItBIVE5 TO Ed{I5&TA�IG Sz91L A5 RECOMh9END °o/5PE1:I11ED IN THE MUS'flNG SOIL FERTILITY ANALYSIS 22- PLAPiTraa SHALL OZPL+V'1iED'G&EENSIDE UP, SE7 11ERTIC.O LLYAND SOIL MIX INTO HALF TMT° OILER OF R IND OF PITTH5N SHALL 55FILLED W{T1d SOIL MIK, ,I : L P ORT THE BALL, TAF9PF.t%AAID tQ (G>R61k'bLY INA`T � THE9k'®UGHLY'TAMPEP AND WATEMP, ALL WITHIN SAME DAY OF;24ANTING. a 9. ROTO,ALLA19DITIVESiHBWUGNLYINY'9TopW OFSOIL. ETC„ PAM 5P9OOTH ALL PLAN11NO AftA5 TO EMATOLY 29. E?4GAVATE lit RNTINS Pura At LEAST TWICE ®IS � � � � VlTD� 5 PPS BUT THE SAND, H6 BOTTOM 90. AF= IN5t ALJ.9TlON OF I dCAT1AId raY551;P°i, yEROF�S, PAVING, CLEARTi 9EPH OF 4tVV'iC 6P DE8R15 GlfE TFW3d ONE (1) CHIN DIAtME76R.NOVS tiiESE MRYE&JALS - BEl PJVJBME R6t)Y BALL SHOULD 8E LEPi UN 5 Y6C 921NCNF4 OF BA GILL AR 961hIR . JDESHDU1 D 8E CUbYiVAi6D TO tN1p .P SIT ti THE. • ' ' F1zOh911t E STYE. Al UNDTkiE iWE51RFS®F7HEIZO®TBAL40PtIE;ES RNR'raklRU6ra.tYGGN6iTOFTHEf+60VEAMEN6ci%IL'L SNQuL@ NGT Cc9NTAIN AN.ORGANIe .? MENpMENT iL LEItFJ: ol= PLAnctUaG AsaEAs SPALL CSE THREE 1NCdiES (3� BE401�1 TOP OF HEAD&R a`. PAVEt• SLAYS, CURP.S, 1g15Ut gg Wre.gE5 REGUIRi3D POR 24lNCH EOt OR 6ER cF gPA dY �15ilAlG PlAtd51NC ASS 1AJiiW®LTi A8$uF`f GhiANGE1N WALKS, Vt. ANP TO We plMSM L #Af91EAH Et$LdFR1NTNr;SLLW CSOF'PkEra is R ESSlLl4EE75SLtdHFF�'BU&E5. MINIpiUMe- PE 'FO&FiNU,SFdED S�U�, PdNLr OYi1A85E1 N .®NTkdEPtr4A15{S"t SS'F11 PgReENT(1'0-. I � PLfiNTiN68ACki7LLN1lKSHPLLC4R151rat AF7H0&®Lf 6t6YMI� YPARTSDILAMENpMENT,Bp+AET NAgVE OAt•B1iEa�I RRA^SC7RR5014F06YMI �R€ii113RI.AiBHE'FaLLOW!lPIG,RAi t1GALS0A3:Pt+ IT-:Y2oz., a i PAR6f e@ t 6th la {EE iatV l7O iidE GI INC OF A E 644/ N,ASI.A ES YBPAVINGB CO+q 98A51N5:Dl T®i=AIp26GEP+WARY :Af+IO 5aATfflME6P6 LANYIN W17MAtSP�JF6A IspAS°t SIbW�G®• 5flfaLL�N�11f t�X;95GALLtlN A»SAB.IA�EAIYTO A1idA fOA9 ELtlE plea M1NR A8d�E939 •, ., .ETC• Al TI iE 60MPL OF {54E AN15H GOAPLG, NO LOW iA4T hi®6 C+TANl PIG lal.Oft� PILI. Bi3 ACtd"E ARID Tf�te 51YE 914A11; ffiE LEFT IN A GI.EAtd AND FERYILiEE t�Ah6 66ite 1l5,S L651 i2 6O}t = 3r L735 . RE LSASS PLANT FACSL£Y5 (20 70.5} P&Fa7h1E P1 A4dBiNCv DETAILS AND PERgECi7MMEhiDATION5 OF SOIL a�45 FtN15WEDNpCtfAl CGNFARMIN67D YHE PIANS.. FE1z4141 K?ESnNC� LAB a�OVSLAENO� SHALL 1R`DEEPPE�ULATIONHOLEANOAk;LIT%MVWAWA.IPWAiE H SNOT 12 COIGBOIZ HALS OI HOLES FILLED VdITH 5 L 25. 'iWOWM0IMP T®PLANiIt+IGBFfiLL � ��7 S, WEEFci3OROWiHqiikiwtqIimHEOtOtimy UAw PFRiwANUFAG TUt;!ER RE CO Mh9EN � G &.iD TOSS ItER91AIDEy N5 `FREE F=ULA7I5DOUT-SQViXlN0WA Rsta�INSa>=TES r�uNu ,P�avAp�o . MDtF®, EEa IF iFUSTT r SU PEi uE�.BiONf FAE.IAwABEEGZIN3�caUlal3Y25. Aur BAaE 1N a' P r e` � Fi I � iUPa u YBP.' �G®MM ENp�RRR NS, uaE CTOR CITY I�ESIGNATEID SIDE- �p WX95Y0FghlE'PRfflitAWHAMPANANIiAMINIMUMOF12'IWTOUN�ii S<i MOUSa011. �t�4EAFY. raIE2F.56FY�A1h1L•it9LES. LL�9�JNI�FLILL.t��4P®Ai15191LfTYPOE'1}�EUSgt�FA64:CfdEh'fIPALt�+JHUL'TSPtWR!JIA645U1'�L76WlVER ` Wr3H W}TIiREN TORR s2F'PYf±E 6FGHElLAICAL(5) UaED� L9ATE..�PPLiEDAPIC► RA7>~OFApPGIGRiI®N. }3, J t L PLANTra raHALL>';SNUi25FRYGPi7WN, 5iP9MlE1RIC� 6, 1YPIRAE FCJR VARI AN6 acP 1�, 9AUN®, TREEAND SHPUB PLANTING TO BE WATER�t� WITHIN HOURS OFTHETIME DFPL+4NfiNC�AND FL09DEDTO i T4. ALLPLAfi6g5Si6LSV CULT[VA P, iF ANY. i P LA•ASffOF 1pfH lZINS I El7.i�Ik1� l.6 .VdE64 ELIhUh144SAi P®GICSTS. W, INdSEO A INS= WWI L AEV.AE; ANp MrE =.S SUCH A5:]OWS, SM -WALE -. 'PA5, Y6Ti T RGiOF8Ouh7®. G Si K:>S L6h0A41i: G U. dr N Wv ;bdb PI I+iT 6AHALL 61'A6FINIJH 0AEAFTS0. 9" 6�i R W=A? RINia AP1R PLAC E0 A75lUmBS 'SALL,cOWN6LOW FINF.AVJiCH Pi Ai+f T5 ; AT L€R5T3.T=i�+1TN5, 8Ur b=OM V C,BNiRAtiOYCJ1:S Fz)tPEi 1St'r pidaNT� 9h44Li. p GT APTER p( ANTING AND ALG TREES SHALL BE SECURELY G4AVCP,aMI.I TAR YAOMMC7: AMTING. - .- •-._•..• . ACY SCREEN" ��_VIE�y�gE. JAj(P��s�IBb �V{�1' .... ,rnwr,uvT_P,N'li'lRPPING S'T'ONES GATE' ffi 'a 8W. � RooJee9: y YA FENG HOU 18850 BARNHART AVE. CU PERTI NO,CALIF.95014 TEL NO.650-450-9297 l ar 'i a i w; 0:. i X y c 0 cn O na u. E v plan OheckCamjmn% 5.4:87 DATE 7-2017 PLANTING PLANT. LA .1 -.%waft, p' 1 , - V Appheation -,-)g - IRR A Ai NODntati e e tnature - _...: CAt L lfsR1,GAT10hi E1,EME1V75ARE SHOWN D IAGRAMATIGALLY. PIP ar r ES WN WITHPUT SLEEVES SHALL BE, 21. NITIAL BACKFILLON PLASTIC LINES SHALL BE DFA FINE GRANULAR MATERIAL WITH Na - FOREIGN d � IOCATEDfNPL4NT4NG�0.1�'EAS. UNLESS OTHERWISE SHOWN, LOCAfEALL'gi�iCKG MATTE o OUTaLERS, REMOt'E COh7TROL LARGERTHAN V2° SIZE. '°�. - VALVES; CaATE VALVES AND FLUSH VALVES IN PLANTING AREAS. 2 2. ALL WOWMANSHI 2 THE IRRIGAi70hl CONTRACTOR SHALL F 15 LUSH NtafNLINES_FORE INSTALLING REMOTE CO D 4 NTROL VALVES AND . . HIP AND MATERIALS SHALL CONFORM TO THE LOCAL BUILDING AND PL • ..:. UMBING CODES HAVING LATERAL LINES BEFORE INSTALLING SPRINKLERS. 1. wi a^ JURISDICTION. _ N5PEG7' MAINLINE FOR LEAKS UNDER FULL OPERATWG �. "� . ,. , • � • PRESSURE PRIOR TO SAC LL : ` kFl 1NC•a: ADJUST AGL SPRINKLER. HEADS FOR OPi]h1UM PERFORMANCE MICE ANR TO - MINIMIZE O . . P 9. THE CONTRACTOR SHALL P VERS RAY ONTO AD E JA ENT PROPEI TY PAVING ANIJIOR 8U1LDfhIG�. SELECT ThIE BEST DEGREE OF AY FOR ALL PERMITS RE(,tUIRED FOR THIS; PORTION OF WORK. ARG TO FIT EXISTING SITE CON OWNS AND THROTTLE"THE PLOW GON`f'ROL AT I,ACH VALVE -To 'O a STAIN 4. THE WdRKTO 8E"PERFORMED UNDER 7H15 CONTRACT, SHALL INCLUDE THE FURNISHING OFALL'L4 aPT IMUM OPERATING PRESSURE FOR:EAGH SYSTSM, BOR, , a MATERIALS. TOOLS, EQUIPMENT, SERVICES AND -TRA N5PORTATION NECESSARY FOR 4ND PROPER rSPRINKLER LY INCIDENTAL 23. ALL HEADS SHt LL BE 5E7 pERPENDIGULAR T - F P ti TO: THE.IPVSTALLATION OF Fa'GOMPLE COMPLETE SPRINKLER 5Y57EM AS SHAWN ON THE IRRIGATION P O FINISH ORADE OF THE AREA TO BE IRRIGATED UNLESS TRENCH1h1G, SACKFILLINS, ETC. 1»ANS, INCLUDING OTHERWISE DESIGNATED ON THE PLaN5. a - 91 DWARF FESCUE, TUB � 9. CONTRACTOR SHALL CONFIRM i 1 tE.LOCATION OF 24. INSTALLA SpRiNC� LOADED CHECK VALVE BELOW THOSE SPRINKLE E R$ WH, RE LOW HEAD DRAINAGE WILL ALL EXISTING UTTUTIES; MAIN LINES, VALVES; ATG. PRfOR"TO CAUSE ER05IONAND EXCESS WATER. ^ , , CONSTRUCTION. ALL WORK SHALL BE PROTECTW FROM DAMA09 A5 , RESULT OF THt5 WORK' D ; 25. FOR •. p��.p 6. OO NOT 1MLLFULLY:tNSTAtt THE SPRINKLER SYSTEM AS -SHOWN ON THE DRAWINGS R MAINLINE PIPWG INSIDE SLEEVES USE SCHEDULE 40 PVC PLASTIC PIPE, iii p A S I WHEN r-1s;0avlau� uv THE - , FIELD 7hIAT.OBSTRUGT1pN5, GRADE DIFFERENCES DIM"FERENCES,IN THE AREAVIME' o ° a I�tOT HAVE BEEN CONSIDERED IN THE, NSION9 EXIST THAT MIGHT.. 26. EX i ENFJ ALL 5i..�EVE5 t2" MINIMUh'1 BEYOND E>3GE OF i�AVfNG IN TO PLANTING AREAS. ! Ehlc51NEERIN®. SUCH 065TRUGTEONS dR,DIFFERENCES 5NOUL0 BE BROUGHT TO THE ATTENTIONTO'THE OWNERS AUTHORIIrED'REFRESE a NTATIVE, 1N THE EVENT THIS NOTIFICATION 27. ALL EMPTY IRRIGATION CtflNTR i c _�, i5,-N,OT PERFORMED, THE IRRIGATION CONTRACTOR SHALL.A55UME FULL,RESPO OL WIRE SLEEVES/CONDUITS SHALL HAVE PULL ROPES INSTALLED. D - NECESSARY. N51BlUTY FOR ANY REVISIONS 4 28. CONTRACTOR 15 RESPONSIBLE FOR LCIGATION AND SIZE OF SLEEVES FOR IRRIGATION G0137RCJL WIRE 512E5 j SHOWN ARE FOR PIPE. SIZE SLEEVES PER CHART. ?. CON7RACfOR"SHALL DISCUSS WITH LANDSCAPEARCHITECTEXISTING W,yATERPRES5UREAND WHETHER ! � �.� PRESSURE RI"-.f7UTATOR SHALL 8)< INSTALLED. IF REQUIRED, PRESSURE F,EGULATCiR SHALL 8Er5ET FOR'" 29. PIPE MAY NOT SHAREA pp ° SLEEVE WIRING MUST BE IN A SEPARATE SLEEVE. ' U IRRIGATION DESIGN PRESSURE A5 INDICATED IN THE IRRIGATION PLANS, ° I 30. WHERE i i L4 NECESSARY TO EXCAVATE ADJACENT TO EXISTING TREES AND'SHRUBS THE COK,' , Pr4 Fj 8. THE IRDINATE HIS CONTRACTOR SHALL FAMILIARIZE HIMSEk F Wirt i ALL GRADE DIFFERENCES AND SHALL USE ALI' POSSIBLE E: CTOR SHALL a s " COORDINATE HI5 WORK WITfi`OTHER SUBCONTRAGiORS FOR THE LOCATION AND TNE'1N5TAI LATTON OF"PIPE GAR TO AVOID INJLIRYTO TREES AND SHRUBS AND THEIR ROOTS. E#GAVATiON IN:AREA*a SLEEVES UNDER pAvtNG, ETC. WHERE TWO (2) INCH AND LARGER ROOTS OCCUR SHALL 155 DONE BY "ND. ROOTS ONE P) INCH AND .LARGER IN DIAMETER SHALL BE PAINTED WITH.TWO CdATS OF TREE SEAL.. OR EQUAL. TRENCHES ADJACENT TO TREES ° g� °�. ALL EXCAVATIONS AND:IRRtErATTON RENOVATION OPERfiTION5 PERFORMED DURING EACH DAY SHALL E ANDSHRUBS SHALL BE CL05ED;WTHIN TWENTY-FOUR (2qj HOURS; AND WHERE THS 35 NOT POSSIBLE, THE a•� g b ° COMPLETED. ALL HOLES.15 L BE F3LLED, HEADS SET TO GRADE AND EXCAVATED TRENCHES BACKFILLED AND CANN HE TRENCH ADJACENT TO THE TREE ANDJOR SHRUB -SRALL BE KEfyt SHADED �M BURLAP OR COMPACTED. � ' g�-"J o p � �" ,,...�"m { � � .:•' � . }d, ALL HEADS SHALL SE 6TAKELi 8Y CONTRACTOR TO DETERMINE: WHICH HEADS WILL NEER TO BE MOVED INTO 31• IRRIGATION CONTRACTOR TO SUBMIT TO LANDSCAPE ARCHITECT A PROPOSAL ORAWING SHOWING PROPOSEL? HAUNTING OF CONTROLLER WITH CONDUITS. IN57ALi AT10N SHALL BE COMPLETED AFTER APPROVAL OF r,"lzo LATERAL ALIGNMEtJT. LANDSCAPE ARCH(T1 Ci TO APPROVE NE.W LOCATIONS. S. p PROPOSAL DRAWINGS 8Y LANDSCAPE ARCHITECT, ' 11. PRIME AND SOLVENT WELD ALL PVC PIPE CONNECTIONS AND CAP ALL OPEN PIPE ENDS. > . ° 32. A COMPLETE SET OF REPRODUCIBLE A5 BUILT DR AWING9 SHALL Be SUSMITTEO TD THE OWNER'S 12 120 VOLT ELECTRICAL POWER OUTLET AT THE AUTOMATIC CONTROLLER LOCATION SHALL Be PROVIDED BY REPRESENTATIVE AND LANDSCAPE ARCHITECT UPON COMPLETION OF CONSTRUCTION. ' OTHERS. IT SHALL BE THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO MAKE THE FINAL HOOK-UP FROM M IT 19 THE INTENT OF THESE DRAWINGS AND SPECIFICATIONS TO INDICATE A COMPLETE SPRINKLER SYSTEM} THE ELECTRICAL OUTLET TO THEAUTOMATIC CONTROLLER. WHICH 15 INSTALLED•AND READY FOR USE WITHOUT FURTHER COST TO THE OWNER 18. CONTROLLER SHALL BEfPROSRAMMED "SO THAT ONLY ONE VALVE OPERATES AT ONE TIME 34. THE SPRINKLER SYSTEM SHALL BE UNCONDITIaNALL;Y GUARANTEED FOR A PERIOD OF ONE YEAR FROM THE , DATE OFACGEpTANCE• MANUFACTURER WARRANTIES SHALL NO f REPLACE'THfS'GU4RANTEE. tp 14. VALVE LOCAT(ON5.5HOWNABE 171AORRMMA7IG.'INBTALL AS SHOWN IN'THE DETAIL PERPENDICULAR TO THETA ADJACENT ELEMENTS A5 SHOWN. GaNTRAGTOR 5F[At L BE iJABLE FOR LABOR AND MATERIALS TO REPAIR THE �aYSTEM AND RESTORE ANY OTHER ELEMENTS DAMAGED BY FAILURE PF IRRfOATION 5YETEM _ - e I.S. PARALLEL PIPES MAY BE INSTALLED IN THE SAME TRENGHF*OVIDED A 4' HORIZPNTAL THEM IST" fA1NTANED: SEPARATION BETWEEN .rte .. . Ii00T3PR1A'lT t6. SPLICING OF 24 VOLT WIRES WILL NOT Be PERMITTED EXCEPT IN VALVE BOXES, LEAVE A 24' CO1 L OF EXCESS '(�,T �y7�#�, RESIDENCEWfREAT E4CH SPLIGEANA 10d FEET ON CENTER ALONC,THE "RUN, NEW17. INSTALL PULL BOXES EVERY 150' OR LE55 FOR IRRIGATION CONTROL WIRE CONDUIT, 318 INCH SCHEDULE 0 PVC MAIN -q„ 18. INSTALL :"-CLEAN SAND BED AND GOVERAROUNDALL GONOLNTAP•ID.MAINLiNE. . ° F f TO. INSTALL A SPARE CONTROL WIRE OFA t]If?FERENT COLOR ALONG THE14 INCH CLASS 200 PVC LATERAL ENTIRE MAIN LINE.- LOOP Be -36" EXCESS �9 WERE INTO EACH SINGLE VALVE BOX AND INTO ONE VALVE BOX IN EACH GROUP OF VALVES. HUNTER IO00 ROTOR READ I$'0" ATIDJS7CAUlE RADIUS 90 20, SACK9LL FOR TRENCHING SHALL BE COMPACTED,TO.A j7tg' DQJSI' Y EQUAL TO ADJACENT LINDISTURBED SOIL . ANO ` G CONFORM TO ADJACENT GRADPS WI T ROUT DIPS, SUNKEN AREAS, HUMPS OR OTHER DEGREE.2 �Pl� fRREGULAR117Era-, " Tk INTER ` 1000 ROTATOR HEAD 14'0" A. D I (jSTARI.,E RADIUS 180 . - IDEOREE A GPM r P EPCO QUABDRA CLUSTER BLUE DRIP BEAD (4 PORTS) 2 CPH PER PORT o �uATJE "- TROL WIRES` IRRITROL RID600 6 STATION.AUTOMATIC CONTROLLER WITH CLIMATE 1MON WIRE LOGIC ATTACHMENT 3/4 INCH HOSE BIB H GRADE 3/4" E+EECO RACK FLOW PREVENTER IF REQUIRED IRRI'T'ROE OR RAINBIRD Ali TTSII'HON REMOTE CONTROL VALVES 3/4 INCH SIZE W1RE5 IN CONDUIT TO )TE CONTROL VALVES NOTES I.I$1IlLIBEI ICO INSTAIIIL 314 INC.D:U St-ku ➢DUL.L 40 P'VC WATER .MAIN IN APPROPRIATE E LOCA'I7[ON FOR nm GATIoN sys'I im 2. THE CALIFORNIA GREEN STANDARDS CODE REQUIRES A WEATHER BASED AUTOMATIC IRRIGATION CONTROLLER, SWAT TESTEID .SAN D APPROVED SUCH -AS IRRI'I'ROL SID 600 OR APPROVE, D EQUAL. Y.114NG HDU 3.8850 BARNHART AVE. CU P F RTI N O, CALL F.95014 TEL ND.550-450-9297 .r 13 Pfata C ack Cammw& 5.4.17 40., is ro Cute DATE 7-2017