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pc summary 11-12-2019City of Cupertino Imi 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3308 C U P E RT I N O FAX (408) 777-3333 Communihj Development Department To: Mayor and City Council Members From: Benjamin Fu, Director of Community Development Date: November 19, 2019 Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE November 12, 2019 Chapter 19.12.170 of the Cupertino Municipal code provides for appeal of decisions made by the Planning Commission 1. Application R-2017-33, RM -2017-39, Francis Kun (Tsai residence), Shayjan Huang/Eric & Cindy Fang, 21865 San Fernando Ave. Appeal of Director's approval of a Residential Design Review application to allow the construction of a 520 square foot first floor addition and an 820 square foot second story addition with a second story setback less than 15 feet; and a Minor Residential Permit to allow a balcony on the new second story. Action The Planning Commission denied the appeal of the applications) on a 4-0-1 vote Enclosures: Planning Commission Report November 12, 2019 Planning Commission Resolution(s) 6887 & 6888 Plan Set g:planning/Post Hearing/sununanj to cc111219 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY HALL 10300 TORRE AVENUE • CUPERTINO, CA 95014-3255 TELEPHONE: (408) 777-3308 • FAX: (408) 777-3333 CUPERTINO.ORG PLANNING COMMISSION STAFF REPORT Agenda Date: November 12, 2019 SUBJECT Consider an appeal of the Community Development Director's approval of a Residential Design Review Permit to allow the construction of a 520 square -foot first -floor addition and a new 820 square -foot second -story with a second -story setback less than 15 feet and a Minor Residential Permit to allow a second -story balcony. (Applications: R-2017-33 and RM -2017-39; Applicant: Francis Kun (Tsai residence); Project Location: 21865 San Fernando Avenue; A.P.N.: 357-15-043; Appellant(s): Shayjan Huang and Eric and Cindy Fang) RECOMMENDED ACTION Conduct the public hearing and deny the appeal and uphold the Director's decision to approve the applications per the Draft Resolutions (see Attachments 1 and 2). DISCUSSION Project Data: General Plan Designation: Residential (0-4.4 DU/AC) General Plan Special Area: Monta Vista Village Special Area Zoning Designation: R1-7.5 (Single -Family Residential) Allowed Existing Proposed Net Lot Area - 9,966 sq. ft. (0.23 acres) 9,714 sq. ft.* (0.22 acres) Floor Area Ratio (F.A.R.) 4,371 sq. ft. (45%) 2,834 sq. ft. (29%) 4,369 sq. ft. (44.9%) Lot Coverage 4,857 sq. ft. (50%) 3,241 sq. ft. (33%) 4,217 (43.4%) 1St Floor Setbacks Required Existing Proposed Front 20' 12'-11" 7'-11" Rear 20' 81'-3" 48' Side Combined 15' (no side less than 5') Combined 154" (5' + 10'-4") No change 2nd Floor Setbacks Required Existing Proposed Front 25' N/A 77'-3" Rear 25' N/A 80'-9" Side Combined 25' (no side less than 10') N/A Combined 27'-5" (10'+ 17'-5") 2nd Floor Balcony Setbacks Required Existing Proposed Front 20' N/A N/A Rear 20' N/A 60'-3" Side 15' Each Side N/A 18'-9" & 17'-5"— Total Building Height 28' max. allowed 19'-1" 27'-5" Project Consistency with: General Plan: Yes Zoning: Yes Environmental Review: Categorically Exempt per Section 15303, Class 3 of the California Environmental Quality Act (CEQA) * Required 5' dedication results in a reduction in the net lot area and front setback for the existing structure though the building location will not change. Background: On October 11, 2017, Francis Kun of Atelier Designs, representing the homeowners David and Yi Ting Tsai, applied for a Residential Design Review Permit to allow the construction of a 520 square -foot first -floor addition and a 820 square -foot second story and a Minor Residential Permit to allow a second -story balcony located at 21865 San Fernando Avenue (Figure 1). Figure 1. Applicant's properhj outlined in red. Appellants' properties outlined in yellozo. _J The Single -Family Residential (R-1) Ordinance, Chapter 19.28 of the Cupertino Municipal Code (CMC) requires two-story additions to obtain a Residential Design Review Permit where a proposed second -story side -yard setback is less than 15 feet to any interior side property line. Since the proposed project has a second story setback of less than 15 feet, a Residential Design Review Permit was required and therefore, an architectural peer -review was conducted. Additionally, the R-1 Ordinance requires a Minor Residential Permit for new second -story balconies with views into neighboring residential side or rear -yards. Since the proposed project involves a second story balcony that will create views into neighboring side or rear -yards, a Minor Residential Permit was required. The following is a summary of the project events leading up to the appeal: October 11, 2017: Francis Kim (Tsai residence) applied for the Residential Design Review Permit and Minor Residential Permit. November 11, 2017: The Planning Division received a letter in opposition to the project signed by 11 neighbors. November 17, 2017: The property owner, David Tsai, met with adjacent neighbors to discuss the project concerns outlined in the letter. February 21, 2018: To address the concerns identified by adjacent property owners, the applicant revised the proposed project by: • Reducing the proposed three -car (653 sq. ft.) garage to a two -car (498.5 sq. ft.) garage and converting the third car space to a carport; • Increasing the first -floor rear -yard setback from 41'-7" to 48'; • Moving the location of the proposed second story closer to the street by approximately 12' thereby, increasing the second -story rear -yard setback from 68' to 80'-9" and the second -story balcony rear -yard setback from 44'-4" to 60'-3"; • Reducing the area of the second -story balcony by approximately 235 sq. ft. resulting in an increase in the second -story balcony side -yard setback from 10' to 18'-9"; and Removing a previously proposed exterior staircase to the second -story balcony November, 2017 - Staff conducted multiple informal meetings at City May, 2019: Hall and on-site with adjacent property owners. May 1 —15, 2019: Staff received multiple written comments during the public comment period, including a letter signed by 35 neighbors (re -submitted as part of the appeal packet). June 24, 2019 In response to the comments received during the public comment period, the applicant revised the project by: Reducing the width of the proposed carport posts Incorporating a flat roof line by reducing the roof pitch of the carport resulting in a decrease in height by approximately 4'. June 25, 2019: The project underwent an architectural peer -review by the City's Consulting Architect and was approved as it was found to be consistent with all aspects of the R-1 Ordinance. July 10, 2019: The approval of the Design Review Permit (R-2017-33) and Minor Residential Permit (RM -2017-39) was appealed by Shayjan Huang and Eric and Cindy Fang (Attachment 4). Basis of the Appeal: The appellants' specific basis of appeal of the Director's decision is summarized below with related quotes in italics. Where appropriate, staff's response follows. Mass and Bulk: "This huge protruding expansion of the house with very short front setback, a second -story addition in the back part of the house, a huge 2nd floor balcony, and a big carport protruding into the backyard. It zvill destroy the harmony of the neighborhood. " "The nezv expansion protruding into the backyard far exceeds the 2nd story lines of all the houses on the north side of San Fernando Avenue." "This expansion is significantly longer than all the houses on San Fernando Ave. and immediate neighbors." "Neighbors felt that this expansion looked like tzvo connected houses [and] does not fit the single-family neighborhood..." "The current 21865 San Fernando Ave. house (before expansion) with garage on the back is already longer than adjacent properties... After the addition of the first floor living area and tzvo-car garage has already protrude into our backyard garden leisure area. " "21865's design will block all neighbors' backyard viezus and bring security threats. It zuill stand out in an aesthetically unpleasing manner and devalue neighborhood properties' value. " The existing house was built when the property was in the County of Santa Clara's jurisdiction. Therefore, the existing front setback at the first floor is approximately 13', less than the current 20' foot standards. Due to the proposed development, a right of way dedication of five feet is required by the Public Works Department. This results in a front -yard setback for the existing structure of 7-11". The City's Municipal Code recognizes that structures or portions of structures that were legally constructed and retain, unchanged, with a redevelopment project can remain "legal non -conforming." Therefore, the applicant can retain the existing front -yard setback and structure, despite their non -conforming status It also appears from an aerial view (see Figure 2) that five adjacent properties along San Fernando Avenue (including the subject property) were all developed with the same/similar setbacks. These properties would also be allowed to retain the existing legal non -conforming first -floor front -yard setback should they redevelop or propose additions/improvements with no changes to the front of the building. 0 47 T— LO 00 N LO 0O N �- 00 r - N LO N CO t -- N Figure 2. Aerial view of neighboring front-i/ard setbacks. Applicant's property ontli.ned in real. However, all remaining portions of the proposed project meet all other setback requirements for the first floor, second floor and second -story balcony and meet all other the building development regulations including floor area ratio (FAR), lot coverage, and building height. There are no regulations regarding length of buildings or placement of either the first or second story on the property other than the setbacks identified in the R-1 Ordinance. However, as part of the Residential Design Review, the project underwent an architectural peer -review by the City's Consulting Architect for design and neighborhood compatibility. The Consulting Architect made recommendations to better incorporate the new second -story into the existing structure, which the applicant complied with by amending the proposed plans. As indicated in the summary of project revisions in the project timeline above, the applicant has voluntarily revised the scope of the project twice in order to address the concerns of adjacent property owners by not only relocating the second story, but also by reducing the size of the second -story balcony and decreasing the total building length. Furthermore, there are other two-story structures in the vicinity of the proposed project (see Attachment 5). 2. Privacy Impacts: "The expansion will create privacy, security issues and obstructing the viezos of all neighbor's backyards." "We feel our family is entitled to privacy, safety, and comfort in our ozon backyard." "Although there will be trees planted along the fence, it is very likely that the trees will not provide complete coverage and privacy." 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 by implementation of the requirements in the ordinance. Setback requirements for the first and second floors 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 proposal for 21865 San Fernando Avenue meets, and in some cases exceeds, all setback requirements for the R1-7.5 zoning district. The project proposes a first - floor rear -yard setback of 48' where only 20' is required; a second -story rear -yard setback of 80'-9" where 25' is required; and a rear -yard balcony setback of over 60' where 20' is required. The project complies with the privacy screening requirements of the R-1 Ordinance by providing privacy screening plantings for all second -story balconies and second -story windows with a sill height below 5 feet along the western, eastern, and northern property lines. Per the R-1 Ordinance, 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. 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: Notice of Public Hearing & Site Signage Agenda ■ Site Signage (at least 10 days prior to ■ Posted on the City's official notice hearing) bulletin board (five days prior to ■ 44 notices mailed to property owners hearing) adjacent to the project site (at least 10 days ■ Posted on the City of Cupertino's prior to the hearing) Web site ve dais prior to hearing) No public comments were received at the time of production of this staff report. CONCLUSION The proposed project complies with all aspects of Chapter 19.28 of the Cupertino Municipal Code. Further, the applicant has revised the scope of their project to reflect the concerns of surrounding property owners. Therefore, staff recommends that the Planning Commission deny the appeal and uphold the Community Development Director's decision to approve the Residential Design Review Permit via the Resolution for Application R-2017-33 and Minor Residential Permit via the Resolution for Application RM -2017-39. 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: Reviewed by: Approved for Submission b Erika Poveda, Associate Planner Piu Ghosh, Planning Manager Benjamin Fu, Director of Community Development ATTACHMENTS 1. Draft Resolution for R-2017-33 2. Draft Resolution for RM -2017-39 3. Approved Plan Set 4. Appellant Letter and Supplemental Documents 5. Distribution of Two -Story Residences (exhibit) 11787721 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6887 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 520 SQUARE -FOOT FIRST -FLOOR ADDITION AND A NEW 820 SQUARE -FOOT SECOND -STORY ADDITION WITH A SECOND STORY SETBACK LESS THAN 15 FEET, LOCATED AT 21865 SAN FERNANDO AVENUE SECTION 1: PROJECT DESCRIPTION Application No.: R-2017-33 Applicant: Francis Kun (Tsai Residence) Appellants: Shayjan Huang and Eric and Cindy Fang Location: 21865 San Fernando Avenue (APN: 357-15-043) SECTION II: FINDINGS FOR A RESIDENTIAL DESIGN REVIEW PERMIT: WHEREAS, the City of Cupertino received an application for a Residential Design Review Permit to allow the construction of a 520 square -foot first floor addition and a new 820 square - foot second -story with a second story setback less than 15 feet to an existing single-family residence; and WHEREAS, the project is determined to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines; 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 Director of Community Development made the findings required under Section 19.28.140(C) and approved the application with conditions on June 25, 2019; 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 an appeal of the Community Development Director's approval of the Residential Design Review Permit; and Resolution No. 6887 R-2017-33 November 12, 2019 Page 2 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 WHEREAS, the appellants have not met the burden of proof required to support said appeal; 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 of the Cupertino General Plan. There are no applicable specific plans that affect the project. The project has been found to be consistent with 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. 2. 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 to the public health, safety or welfare as the project is located within the R1-7.5 (Single Family Residential) zoning district, and will be compatible with the surrounding uses of the neighborhood. The project meets the building development regulations of the R-1 Ordinance and complies with the privacy protection measures to ensure that visual impacts to adjacent neighbors are mitigated. 3. The project is harmonious in scale and design with the general neighborhood; and The project is located within the R1-7.5 (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. The project meets the building development regulations of the R-1 Ordinance including floor area ratio, lot coverage, setbacks, and building height. Overall, the proposed project maintains a single- family home scale and is compatible with the general neighborhood. 4. The project is consistent with the two-story design principles and generally consistent with the single-family residential design guidelines; and The project is consistent with the two-story design principles as well as the single-family residential design guidelines through the identification of an architectural style that is consistent Resolution No. 6887 R-2017-33 November 12, 2019 Page 3 with the existing residence and incorporation of appropriate design featres and high quality materials. As part of the Residential Design Review, the project underwent an architectural peer -review by the City's Consulting Architect for design and neighborhood compatibility. The applicant complied with the Consulting Architect's recommendations to better incorporate the new second -story into the existing structure. Furthermore, the applicant has voluntarily revised the scope of the project twice in order to address the concerns of adjacent property owners by not only relocating the second story, but also by reducing the size of the second -story balcony and also by reducing the size of the carport. 5. Adverse visual impacts on adjoining properties have been reasonably mitigated. Any potential adverse visual impacts on adjoining properties have been reasonably mitigated through adherence to the setback requirements and privacy protection .measures of the R-1 Ordinance. The proposal for 21865 San Fernando Avenue meets, and in some cases exceeds, all setback requirements for the R1-7.5 zoning district. The project proposes a first floor rear -yard setback of 48' where only 20' is required and a second -story rear -yard setback of 80'-9" where only 25' is required. The R-1 Ordinance allows property owners the ability to construct second -story windows and balconies as long as privacy protection trees and/or shrubs are planted as required by the ordinance. The project complies with the privacy screening requirements of the R-1 Ordinance by providing privacy screening plantings for all second -story balconies and second -story windows with a sill height below 5 feet along the western, eastern, and northern property lines. Per the R-1 Ordinance, the objective of privacy protection plantings is to provide substantial 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. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of the initial study, maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 4 thereof: The Planning Commission DENIES the appeal of an application for a Design Review Permit (R- 2017-33) and UPHOLDS the Administrative approval of the Design Review 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-2017-33 as set forth in the Minutes of Planning Commission Meeting of November 12, 2019 and are incorporated by reference as though fully set forth herein. Resolution No. 6887 R-2017-33 November 12, 2019 Page 4 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on a plan set entitled, "Residential Remodel and Addition for Mr. and Mrs. David and Yiting Tsai, 21865 San Fernando Avenue, Cupertino, CA 95014," consisting of 16 sheets labeled "A-1 through A-9, CB, FAD, L-1, L-2, and Boundary Topographic Survey Map" and the supplemental privacy screening documents consisting of two pages entitled "Existing Privacy Screening" and "Alternative Privacy Screening Used," 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 am -rotated on the building plans. 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. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the Public Works Confirmation form dated October 17, 2017, 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. The Public Works Confirmation is a preliminary review, and is not an exhaustive review of the subject development. Additional requirements may be established and implemented during the construction permitting process. The project construction plans shall address these requirements with the construction permit submittal, and all required improvements shall be completed to the satisfaction of the Director of Public Works prior to final occupancy. 5. DRIVEWAY GATE FENCE EXCEPTION The electronic driveway gate fence indicated on the plans is not approved. Either a Fence Exception Permit must be obtained in compliance with Chapter 19.48: Fences, of the Cupertino Municipal Code, prior to issuance of any building permits indicating the fence or it must be eliminated/removed. 6. ACCESORY BUILDINGS/STRUCTURES The location of all existing and proposed accessory buildings and/or structures shall be indicated on building permit plans and shall comply with Chapter 19.100, Accessory Buildings/Structures, of the Cupertino Municipal Code for review and approval prior to issuance of building permits. Resolution No. 6887 R-2017-33 November 12, 2019 Page 5 7. EXTERIOR BUILDING MATERIALS/TREATMENTS The final building exterior plan shall closely resemble the details shown on the original approved plans. Final building exterior treatment plan (including but not limited to details on exterior color, materials, architectural treatments, doors, windows, lighting fixtures, and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits to ensure quality and consistency. Any exterior changes determined to be substantial by the Director of Community Development shall either require a modification to this permit or a new permit based on the extent of the change. 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. FRONT YARD TREE COVENANT The property owner shall record a covenant on this property with the Santa Clara County Recorder's Office that requires the retention and maintenance of the required front yard tree. 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. PRIVACY PLANTING The final privacy planting plan shall be reviewed and approved by the Planning Division prior to issuance of building permits. Privacy protection shall include alternative privacy plantings consistent with the City's requirements and balcony railing of at least 48", comprised of materials that provide sufficient privacy screening. 11. PRIVACY PROTECTION 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. 12. 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 Resolution No. 6887 R-2017-33 November 12, 2019 Page 6 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. 13. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 14. DEMOLITION REQUIREMENTS All demolished building and site materials shall be recycled to the maximum extent feasible subject to the Building Official. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 15. DUST CONTROL The following construction practices shall be implemented during all phases of construction for the proposed project to prevent visible dust emissions from leaving the site: a. Water all active construction areas at least twice daily and more often during windy periods to prevent visible dust from leaving the site; active areas adjacent to windy periods; active areas adjacent to existing land uses shall be kept damp at all times, or shall be treated with non-toxic stabilizers or dust palliatives. b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least 2 feet of freeboard; c. Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. d. Sweep streets daily, or more often if necessary (preferably with water sweepers) if visible soil material is carried onto adjacent public streets. e: The applicant shall incorporate the City's construction best management practices into the building permit plan set. 16. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS The applicant shall comply with the following grading and construction hours and noise limit requirements unless otherwise indicated. a. All grading activities shall be limited to the dry season (April 15 to October 1), unless permitted otherwise by the Director of Public works. b. Construction hours and noise limits shall be compliant with all requirements of Chapter 10.48 of the Cupertino Municipal Code. c. Grading, street construction, underground utility and demolition hours for work done more than 750 feet away from residential areas shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Grading, street construction, demolition or underground utility work within 750 feet of residential Resolution No. 6887 R-2017-33 November 12, 2019 Page 7 areas shall not occur on Saturdays, Sundays, holidays, and during the nighttime period as defined in Section 10.48.053(b) of the Municipal Code. d. Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on holidays as defined in Chapter 10.48 of the Municipal Code. Night time construction is allowed if compliant with nighttime standards of Section 10.48 of the Cupertino Municipal Code. e. Rules and regulations pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of an applicant appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. f. The applicant shall be responsible for educating all contractors and subcontractors of said construction restrictions. 17. 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. 18. 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. Resolution No. 6887 R-2017-33 November 12, 2019 Page 8 PASSED AND ADOPTED this 12th day of November, 2019, 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 Wang, Vice Chair Saxena, Moore, Fung NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: Takahashi ATTEST: /sBenjamin Fu Benjamin Fu Director, Community Development APPROVED: /s/R Wang R Wang Chair, Planning Commission CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6888 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 AT AN EXISTING SINGLE-FAMILY RESIDENCE LOCATED AT 21865 SAN FERNANDO AVENUE SECTION I: PROTECT DESCRIPTION Application No.: RM -2017-39 Applicant: Francis Kun (Tsai Residence) Appellants: Shayjan Huang and Eric and Cindy Fang Location: 21865 San Fernando Avenue (APN: 357-15-043) SECTION II: FINDINGS FOR A MINOR RESIDENTIAL PERMIT: WHEREAS, the City of Cupertino received an application for a Minor Residential Permit to allow the construction of a second -story balcony; and WHEREAS, the project is determined to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the CEQA Guidelines; 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 Director of Community Development made the findings required under Section 19.28.140(A) and approved the application with conditions on June 25, 2019; 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 an appeal 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. 6888 RM -2017-39 November 12, 2019 Page 2 WHEREAS, the appellants have not met the burden of proof required to support said appeal; 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 of the Cupertino General Plan. Ther are no applicable specific plans that affect the project. The project has been found to be consistent with 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. 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 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 to the public health, safety or welfare as the project is located within the R1-7.5 (Single Family Residential) zoning district, and will be compatible with the surrounding uses of the neighborhood. The project meets the building development regulations of the R-1 Ordinance and complies with the privacy protection measures to ensure that visual impacts to adjacent neighbors are mitigated. 3. The proposed project is harmonious in scale and design with the general neighborhood; and The project is located within the R1-7.5 (Single Family Residential) zoning district and will be compatible with the surrounding uses of 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. The project meets the building development regulations of the R- 1 Ordinance including floor area ratio, lot coverage, setbacks, and building height. Overall, the proposed project maintains a single-family home scale and is compatible with the general neighborhood. 4. Adverse visual impacts on adjoining properties have been reasonably mitigated. Resolution No. 6888 RM -2017-39 November 12, 2019 Page 3 Any potential adverse visual impacts on adjoining properties have been reasonably mitigated through adherence to the setback requirements and privacy protection measures of the R-1 Ordinance. The proposal for 21865 San Fernando Avenue meets, and in some cases exceeds, all setback requirements for the R1-7.5 zoning district. The project proposes a rear -yard second -story balcony setback of over 60' where 20' is required. The R-1 Ordinance allows property owners the ability to construct second -story windows and balconies as long as privacy protection trees and/or shrubs are planted as required by the ordinance. The project complies with the privacy screening requirements of the R-1 Ordinance by providing privacy screening plantings for all second -story balconies and second -story windows with a sill height below 5 feet along the western, eastern, and northern property lines. Per the R-1 Ordinance, the objective of privacy protection plantings is to provide substantial 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 fitture property owners about their protected status. Protected trees cannot be removed without obtaining a tree removal permit and providing 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 beginning on PAGE 3 thereof: The Planning Commission DENIES the appeal of an application for a Minor Residential Permit (RM=2017-39) 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 -2017-39 as set forth in the Minutes of Planning Commission Meeting of November 12, 2019 and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on a plan set entitled, "Residential Remodel and Addition for Mr. and Mrs. David and Yiting Tsai, 21865 San Fernando Avenue, Cupertino, CA 95014," consisting of 16 sheets labeled "A-1 through A-9, CB, FAD, L-1, L-2, and Boundary Topographic Survey Map" and the supplemental privacy screening documents consisting of two pages entitled "Existing Privacy Screening" and "Alternative Privacy Screening Used," 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. 6888 RM -2017-39 November 12, 2019 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. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the Public Works Confirmation form dated October 17, 2017, 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. The Public Works Confirmation is a preliminary review, and is not an exhaustive review of the subject development. Additional requirements may be established and implemented during the construction permitting process. The project construction plans shall address these requirements with the construction permit submittal, and all required improvements shall be completed to the satisfaction of the Director of Public Works prior to final occupancy. 5. DRIVEWAY GATE FENCE EXCEPTION The electronic driveway gate fence indicated on the plans is not approved. Either a Fence Exception Permit must be obtained in compliance with Chapter 19.48: Fences, of the Cupertino Municipal Code, prior to issuance of any building permits indicating the fence or it must be eliminated/removed. 6. ACCESORY BUILDINGS/STRUCTURES The location of all existing and proposed accessory buildings and/or structures shall be indicated on building permit plans and shall comply with Chapter 19.100, Accessory Buildings/Structures, of the Cupertino Municipal Code for review and approval prior to issuance of building permits. 7. EXTERIOR BUILDING MATERIALS/TREATMENTS The final building exterior plan shall closely resemble the details shown on the original approved plans. Final building exterior treatment plan (including but not limited to details on exterior color, materials, architectural treatments, doors, windows, lighting fixtures, and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits to ensure quality and consistency. Any exterior changes determined to be substantial by the Director of Community Development shall either require a modification to this permit or a new permit based on the extent of the change. 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 Resolution No. 6888 RM -2017-39 November 12, 2019 Page 5 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. FRONT YARD TREE COVENANT The property owner shall record a covenant on this property with the Santa Clara County Recorder's Office that requires the retention and maintenance of the required front yard tree. 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. PRIVACY PLANTING The final privacy planting plan shall be reviewed and approved by the Planning Division prior to issuance of building permits. Privacy protection shall include alternative privacy plantings consistent with the City's requirements and balcony railing of at least 48", comprised of materials that provide sufficient privacy screening. 11. PRIVACY PROTECTION 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. 12. 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. 13. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. Resolution No. 6888 RM -2017-39 November 12, 2019 Page 6 14. DEMOLITION REQUIREMENTS All demolished building and site materials shall be recycled to the maximum extent feasible subject to the Building Official. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 15. DUST CONTROL The following construction practices shall be implemented during all phases of construction for the proposed project to prevent visible dust emissions from leaving the site: a. Water all active construction areas at least twice daily and more often during windy periods to prevent visible dust from leaving the site; active areas adjacent to windy periods; active areas adjacent to existing land uses shall be kept damp at all times, or shall be treated with non-toxic stabilizers or dust palliatives. b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least 2 feet of freeboard; c. Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. d. Sweep streets daily, or more often if necessary (preferably with water sweepers) if visible soil material is carried onto adjacent public streets. e. The applicant shall incorporate the City's construction best management practices into the building permit plan set. 16. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS The applicant shall comply with the following grading and construction hours and noise limit requirements unless otherwise indicated. a. All grading activities shall be limited to the dry season (April 15 to October 1), unless permitted otherwise by the Director of Public works. b. Construction hours and noise limits shall be compliant with all requirements of Chapter 10.48 of the Cupertino Municipal Code. c. Grading, street construction, underground utility and demolition hours for work done more than 750 feet away from residential areas shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Grading, street construction, demolition or underground utility work within 750 feet of residential areas shall not occur on Saturdays, Sundays, holidays, and during the nighttime period as defined in Section 10.48.053(b) of the Municipal Code. d. Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on holidays as defined in Chapter 10.48 of the Municipal Code. Night time construction is allowed if compliant with nighttime standards of Section 10.48 of the Cupertino Municipal Code. e. Rules and regulations pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of an applicant appointed Resolution No. 6888 RM -2017-39 November 12, 2019 Page 7 disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. f. The applicant shall be responsible for educating all contractors and subcontractors of said construction restrictions. _ 17. _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. 18. 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. Resolution No. 6888 RM -2017-39 November 12, 2019 Page 8 PASSED AND ADOPTED this 12th day of November, 2019, 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 Wang, Vice Chair Saxena, Moore, Fung NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: Takahashi ATTEST: /s/Benjamin Fu Benjamin Fu Director, Community Development APPROVED: /s/R Wang R Wang Chair, Planning Commission CCTmun ARLHI7�ONRAL SITE PLAN NOTES, Development Department 4. Homeower '41 or h"/_ wtMrized agent/ res YpreeenlatNe shall employ esMees d a Ikenesd Irne or Iioermed MI engreer to ea,aec on 7, Akeller Deelgb eha11 rot be held liable for " m1 eddltlonal wet to Mb pro)ect ewesd/ or due to ad�ueGronte, CONSTRUCTION SHALL CONFORM TO THE FOLLOWING I d,lt.r�r I em elon b rot Fltentled oe O boMdtry Plan f ,onllJpet�ln0 ❑ yor Ndependent survey of the ooerW In order to cwcurately , ad/ or rsvleloro to the Ione o. "M; d Ej Qy odcllEpnal frw and reports akm'tted by Ikeroed .0 c o PPR0 c a Ny and meunent ml leg bardorbs, property IM.e, prore.ewlal aonwltorrt. wah o. uaeroea t.ow sur/.yor., CODES: ARCHITECTURAL SITE PLAN, 2.W.on l—.1 alta Floll ones rot guamtg ar .te tbaek., eommenk., L Il Inge ad otivr legal requbltee of CNII 66ppbeero, 6eatechnleal/ Salle Engkeer or others 2016 CALIFORNIA BUILDING CODE Case 71 faf�lb�-BBall or leoal boundo'les, property `ree, the property. Ile Profeeeloro retain !W�t the Orn: or hie/ her 2016 CALIFORNIA RESIDENTIAL CODE 'BEFORE' and 'AFTER' pp IIdFg. ane other Items on the t Ib. the designer or :Non a1 Nb -h ft. alta 5. DNronebn, rote od ea.,ey bfarmotlon .heron on this z1 o,thorized agent/ rspreeerRaENs, or as deemed required the local Clty/ Ga Building 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLLN®INfs CODE Approval Body: prof P�e tx bele Ilabla for oy YneeuToebe, = oehyeehmal eya pion ob to bs referenced nIN pleb ad necessary N on N antl/ a• Planing O.F-tment a' other govarrmsntal ager". 2016 CALIFORNIA ELECTRICAL CODE / '9rgY ond/ or omb.lorb N eoepa'bon to Qy other b) eeponed W the cNll srgHer or Ilaerosd lad eLr•vsyor of cord of a If web sarvleee a•s retallnd bJ the RES OSA 2016 CALIFORNIA GREEN BUILDINb CODE Approval Date UWQatI0_rtetlon ar wrvey ge- ated a profe..lollal eyor ar h eoeparbon nIth proJeet, Homeorner ard/ or contractor. All dtneroloro, nota., survey FIRE SPRINKLER NOTES: (CALGREEw Signature Eri eOUlelal recorded ma . or Irns n5h ag government Irformatbn and other site Mormetion etn.n on plane I FIRE SPRINKLER SYSTEM 19 NOT REQUIRED. 2016 CALIFORNIA FIRE CODE (WITH LOCAL AMENDMENTS) GREEN BUILDING CHECKLIST ra(� Feeor ar rrvapping agency. ull mgVber ar Ileeroed Rad —.g.r of prepared W the "= word Nnlr:;.rued aq dtneroloro and net- .heron on 2015 INTERNATIONAL PROPERTY 2 -CAR GARAGE. COLOR BOARD, STREET 50APE b. INSTALL W -A FA.U. TO SERVICE NEW 5. Home er ad/ or honer wthorized agent/ thio anhft—turd site pion. MAINTENANCE CODE SECOND N OIOR AR r.pr... ntotW. shall verify the location of all le I 2016 STATE OF CALIFORNIA TITLE 24 T. INSTALL UNITS (2). bamdarim, property line., -o—ke, emementa,la,IldIr and 6. 5hwld the Gty mtermtls that this protest requYee FAD ENERGY RESULATIONS. ,o, r legal requi.ltee of the property Prior to .tort o addRloral Monnatbn, sash m sits etYvsy, geotsehnlral — — AND ANY ADDITIONAL LOCAL CITY PLANNING ATTIC VENTILATION CALCULATION,,TOTALL F—LY _K — B®ROON ADDm_ ANSA. 0000 BF) on.frvction. report, mile repot, emlrorerontal ass... rar,te or reports ad oy other reports, roeeareh on addltionl NformatIon ae A-2 AND BUILDING CODE AND REQUIREMEMS. iMIT 'T BitiWwI- VeN''r-(4.4o l r� EXISTING EAVES, dotertnlrod by the local elty PIQat J Widbg mportment ae A-20 EXISTING EXTERIOR 14504• KNDOW — MT• 556 50 INON TOTAL EXISTIN& roquYee Items h order to process the plat, the owner .boll uSle•W—vew UNT•ae0rfILH WO VENT MT. iso W INCH LOT COVERAGE, .splay Ns servleas of Ileeneed profenlamb that can supply ELEVATIONS such in,ad eervlees._ PROPERTY LINE — 0 STREET TREE TO REMAIN UND15T1RBM 20'-0' PROPERTY LINE POLE Q— /LC ALL (E) SCREEN ARBORS TO BE REMOVED FROM THE SIDE YARD. SGOFE OF WORK: ria Q PORCH AR41) II II J 11 IL .0 MAP, GENERAL NOTE, THE FOLLOWING' T , NEW FAMILY ROOM APING Z � L J ,I I� ARCHITECTURAL SITE PLAN, toLu ADDRESS, 11 > 11II U ll-_ < C )PERTNO, GA 95014 559-15-043 A -Ib 'BEFORE' and 'AFTER' a. WA MASTER SUITE •✓. MASTER CONSTRUCTION TYPE, V -B SITE PLAN HEM DEW OTHROOM,FF CE,'K-IN CLOSET. ZONING DISTRICT, RI -95 FRONT YARD TREE REMAIN UN UNDI9 / b, NNE" DY DESIGNATED LAND USE, RES OSA FRSTINS D EXISTING 9' FENCE TO BE REMOVED MANAGEMENT PRACTICESSARASE. B. DEMOLISH EXISTING 2 -CAR ATTACHED POLE Q— /LC ALL (E) SCREEN ARBORS TO BE REMOVED FROM THE SIDE YARD. SGOFE OF WORK: u u � 11 a II PORCH AR41) II II IF IL .0 MAP, GENERAL NOTE, THE FOLLOWING' T , NEW FAMILY ROOM APING II II ,I I� ARCHITECTURAL SITE PLAN, I. NEW 2 -CAR GARAGE POLE Q— /LC ALL (E) SCREEN ARBORS TO BE REMOVED FROM THE SIDE YARD. 20'T6; -_;"FW FAIa.r ATm Isr e AaM1wMu v FI °X� sea PRa IOunT* t EXI5TING DRIVEWAY Exa TO REMe, I N roLliff N XxxXX XXX Xxx Xx Xx T �,-0• (EJ DRAINAGE TO eIDe_ R1 CATION OF F FATEFROM PROPERTY REMAIN UNALTERED IN xTRanveO e OLD DRIVEWAY (21861 SAN FERNANDO 199'HS' IICAC Ift EXISTING W -O" WOOD PENCE TO REMAIN 195'-5' PROPERTY LINE SHEET INDEX: SGOFE OF WORK: u u � 11 a II II II rr � � =lI II II �I II II II IF IL .0 MAP, GENERAL NOTE, THE FOLLOWING' T , NEW FAMILY ROOM APING II II ,I I� ARCHITECTURAL SITE PLAN, I. NEW 2 -CAR GARAGE ADDRESS, 11 _-JI_JL_ 20'T6; -_;"FW FAIa.r ATm Isr e AaM1wMu v FI °X� sea PRa IOunT* t EXI5TING DRIVEWAY Exa TO REMe, I N roLliff N XxxXX XXX Xxx Xx Xx T �,-0• (EJ DRAINAGE TO eIDe_ R1 CATION OF F FATEFROM PROPERTY REMAIN UNALTERED IN xTRanveO e OLD DRIVEWAY (21861 SAN FERNANDO 199'HS' IICAC Ift EXISTING W -O" WOOD PENCE TO REMAIN 195'-5' PROPERTY LINE SHEET INDEX: SGOFE OF WORK: FROJEGT DATA: A-1 PROJECT DATA, LOCATION I. ADDITION AT FIRST FLOOR TO INCLUDE OWNER, DAVID old .0 MAP, GENERAL NOTE, THE FOLLOWING' T , NEW FAMILY ROOM APING YITING TSAI TO BE ADDED TO THE ARCHITECTURAL SITE PLAN, I. NEW 2 -CAR GARAGE ADDRESS, 21865 SAN FERNANDO AVE 05W REAR PARCEL MAP c. NEW I-0AR CARPORT SPACE. 2. NEW SECOND FLOOR ADDITION TO INCLUDE, APN. , C )PERTNO, GA 95014 559-15-043 A -Ib 'BEFORE' and 'AFTER' a. WA MASTER SUITE •✓. MASTER CONSTRUCTION TYPE, V -B SITE PLAN HEM DEW OTHROOM,FF CE,'K-IN CLOSET. ZONING DISTRICT, RI -95 BMP GONSTRUGTION BEST b, NNE" DY DESIGNATED LAND USE, RES OSA MANAGEMENT PRACTICESSARASE. B. DEMOLISH EXISTING 2 -CAR ATTACHED LOT AREA, LOT AFTER 9,966.00 SF GB -I MANDATORY CALIFORNIA 4. REMODEL EXISTING LAUNDRY ROOM. 5. REPLACE EXISTING TANKED HOT WATER Dev�ieEA`TION, 9,914.9 SF GREEN BUILDING CHECKLIST HEATER AND RELOCATE TO NEW EXISTING MAIN FLK GB 2 -CAR GARAGE. COLOR BOARD, STREET 50APE b. INSTALL W -A FA.U. TO SERVICE NEW LIVING AREA, 25085 SF ELEVATION SECOND N OIOR AR 2 -CAR T. INSTALL UNITS (2). ATT GARAGE, ATTACHED 5250 SF FAD FLOOR AREA CALCULATION — — DIAGRAM ATTIC VENTILATION CALCULATION,,TOTALL F—LY _K — B®ROON ADDm_ ANSA. 0000 BF) ewsnNG MKI BUILDINS AREA, 2,855.9 (29%) A-2 AS -BUILD/ DEMOLITION PLAN iMIT 'T BitiWwI- VeN''r-(4.4o l r� EXISTING EAVES, 408.0 A-20 EXISTING EXTERIOR 14504• KNDOW — MT• 556 50 INON TOTAL EXISTIN& uSle•W—vew UNT•ae0rfILH WO VENT MT. iso W INCH LOT COVERAGE, 52415 (55%) ELEVATIONS A-5 NEW FIRST FLOOR PLAN, NEW ?lVGU—ATTIvT5mlAnoN.IneoNOPArncePAOe, 00 W/ 150. 00 w (o0 50 INOw NEK LIVING AREA SECOND FLOOR PLAN o0 50 INON/ v eQ IrICH . °° uUTs oP 2.•s Tuve vT5rtra5aulRm. ADDITION let FLOOR, 5465 9P A-4 NEW EXTERIOR ELEVATIONS HEW 2 CAR GARAGE, 4985 SF A-5 NEW EXTERIOR ELEVATIONS UNDERFLOOR VENTILATION GALGULATION: 5 AMILY BOON • o0o x) EXI5TIN,2_ 2 'AR GARAGE A-6 BUILDING SECTION A, G, D UNT FLOOR vewi • 6x14 VBIT 912. . e4 ea INCH OR ea era ,NOM 0..x AREA TO BE REMOVED, -525.0 5F APPROX A SA ar I near sow ATTIC AREA OVER lb' HT, 94.4 SF. A-7 BUILDING SECTION B rorty. NEW FIRST A-8 BUILDING 5ETI0N E '�1IQD ufroaa•Lle vemunoN•Intloeh aP ORA:_ SPACE, cRAa•R_ ePAce AT NGV ADPH10i 00 9F/ ISO FLOOR BUILDING AREA, 5-1455 5F (100%) A-9 ROOF PLAN :005P(_W I. o oR o vert IwTa fSr411Rm•• NEW LIVING AREA 621.1 5F (23% OF ••OLRNGMLY, T M PLAN AT F!W ADDITION 5H0H 6 Vert MT5, ADDITION 2rd FLOOR, FIRST FLR BLDG AREA) fTROPORTIOHATELY DIelRlOrim. TOTAL NEW FLOOR AREA RATIO (PA.R.), 4569.4 5F (44%) PROPOSED LOT COVERAGE W NEW EA11E5, CARPORT, PORCH, 4522.1 SF EXISTING EAVES AT 2 -CAR GARAGE TO BE REMOVED, -10500 5F TOTAL NEW LOT COVERAGE, 4219.1 SF (45%) (FJ WO LOOUAT TREE (E) TO REMAIN. 5.0 LOQUAT TRY MEETS CITY'S TREE TO Be MAXIM)M ALLOWED PRIVACY T9ANnNG REMOVED PLOOR AREA RATIO (E) NEIGHBORS SCREEN PLANTING, TYP ) Reaulpia-1 rS. MA.R)., 4591.90 SF (45%) N .�-•�ti ..n.�. J MAXI. LOT ° O o 00VERA'GE W EAVES, 4,859.45 5F ASO%) _Y `Tl j(tj 1/ MAXINVM 2rd FLOOR AREA, IOF THEA18 I 19 s I. NEW GRADNG INC PROPOSED OR THIS TA. 523 206SF (bb% OF let FLOOR BUILDINI6 AREA) T--71 �I �� I I PRIVACY YII�I.I-/ I XNEW I-0AR CARPORT NEf't/DECK A� d NEW 2GAR bARAbE I \ I NEW DRIVEWAY (SEE LANDSCAPE PLAN (SHEET L -U it Til\ N ISTINIG Lor SLOPErnx PECULATION BASIN, TTP SIZE . APE PLAN (SHEALL TO BE DETERMINED PROJECTS H LANDSCAPE RlFORI5TFHGTREE5, PROPOSED NEWRIVACY .0 THIS TREE MEETS GITYS PRIVACY SCREENING PAVING AND APING ` 1 TO BE ADDED TO THE rY�% 251K SO.-'. REQUIREC 05W REAR SETBACK (FIR NEW SECOND FLOOR , PROPOSED SETBACK REAR K TO SECOND FLOOR 2% fi Y N� I rte/ IrL1 12.0 _ ._ �(rif e'O AREA �.N RET40VE ' C7� /� ///]]] P 8.0 AREA TKE TO T �/y % T :1 DRAIN TO REMAIN D15EA5ED AND LINE •/ / ARCHITECTURAL SITE PLAN ® �� j SCALE 1/8" = 1'-0" I ' I' PROPERTY LINE F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.ciwg, 6/24/2019 1:47:09 PM, DWG To PDF.pc3 n 2% 5' (EJ SEM 4'0 POMEGTREE RANATE \fNTINb, REMAIN PARCEL MAF 1198.42 2- 1 Po 41 2 d� .IPJ 16'41 CAROB TREE TO REMAIN. THIS MATURE TREE MEETS GINS PRIVACY r'L t!4S REOIlIRf121Ri5. PECULATION BASIN, TYP SIZE TO BE DETERMINED PROJECTS CIVIL ENGINEER LOCATION MAP I PTN % 110 R.O.S. 532/17 "O T Z _ t) O ,o,$ , � Z %9 95 �nLd 140.521 P1N PTN -iia.-i2---- Z - 28 ' 108 108 45 $ Q 357 15 Qrr W Q <' aQ`'�p0p� w��YO Q Z_�0 1_-70 g d7 T, mIYCd)� TSAI 6/20/201x1 PT IGurl AS NOTGD rA PECULATION BASIN, TTP SIZE TO BE DETERMINED PROJECTS H CIVIL ENGINEER (FJ 0'0 REIWIOOD TREE TO REMAIN. .0 THIS TREE MEETS GITYS PRIVACY PLANTING REmIREMENT5. VEGETATED 5WALE TO DRAIN AT 2% 11 J MIN., TYP. .IPJ 16'41 CAROB TREE TO REMAIN. THIS MATURE TREE MEETS GINS PRIVACY r'L t!4S REOIlIRf121Ri5. PECULATION BASIN, TYP SIZE TO BE DETERMINED PROJECTS CIVIL ENGINEER LOCATION MAP I PTN % 110 R.O.S. 532/17 "O T Z _ t) O ,o,$ , � Z %9 95 �nLd 140.521 P1N PTN -iia.-i2---- Z - 28 ' 108 108 45 $ Q 357 15 Qrr W Q <' aQ`'�p0p� w��YO Q Z_�0 1_-70 g d7 T, mIYCd)� TSAI 6/20/201x1 PT IGurl AS NOTGD rA ❑ Commun y Development Plan . Ing Division - Ct cvnaano APPROVED Case# R-2017-33 �mur.namx�m..ta Approval Body: rector S Approval Date Ofi/25/1 Signature En Paved EXISTING LIVING AREA EXISTING DEN 3 11 PANTRY EXISTING MASTER BEDROOM EXSTING DINING, AREA EXISTING KITCHEN ------------ ---e EXISTING WALK-IN CLOSET A/C ............. ...... AIR CONDITIONER AL ............_..... ALUMINUM AB . .................. ANCHOR BOLT A.PA. ............. AMERICAN PLYWOOD ASSOCIATION All"A _--------- ASSESSOR PARCEL NUMBER MIN ................ MINIMUM GENERAL NOTES. ISM. ................... BEAM RU .................. NEW BLK'6............... BLOCKING N.T5. ............. NOT TO SCALE I. The followlrg orchltecbmal epe.Ifl-tl...MII conform with BL -126 ................ BUILDING OV. .. ... OVEN the 2016 CRO, 2016 05G, and local wdhences. The Callfornio BOTT.._............ BOTTOM O.G..__..._........ ON CENTER Bulking Standards Is based on the eeTr.nt CMG, CPG air Wit OAS ................. CABINET O/ .................. OVER r8G 2. CMI, Sall ad 5 Ergmeare S Ifs 'attire take CLO. ........._ G.J. .................. .... C, SET CEILING .101ST BH . ................ PR .............._.. OVER HANG PAIR precederoe war the follawng a•chltec4r•al epetlfkatlene. the fall 3. The eentrator aid/ ar .ubeonBatar shall verify all COL. ._............ COLUMN P.G. ............... PHOTO BELL dtrnerelona en the trowngs and Man notify the Des" a GONG......_..._... CONCRETE PIS. ................. PAINT GRADE any dlsaepmclas prior w skaing the work. CONT....._......... CONTINOUS PLY.,PJN.......... PLYWOOD 4. Trade rxnme ad mervfattur.ro referred to are for D. ............. . _ ......DRYING MACHINE PKT. .. POCKET q.11ty standard. any. 5p-INmuoro w01 be permitted as DET ................... DETAIL PB. ................. PUSH BUTTON epprwM by the owror. 5. The unfracWr shall be roeporobls tar Ba eatialactory DIA DIAMETER P.T. ................. PRESSURE TREATED cenpidlon ar all nark n actardaxa Men the pro= DIA6...._........... DIASRAM REF REFRI6ERATOR ;'=:7=_P. the epeUfkatlaro and t. meet and/ a exceed standard VA D.W. .- .............. DISH WASHER ROM. ._........ REDWOOD coretrvctbn nduetry Wl1 ft2 proof!-. DBL. .. .... DOUBLE REQT7. .......... REQUIRED 6. All doors and wlydowe W the wtakb or urwerdltloned DR. ................... DOOR R5. .... ... ........ RESAWN gas Nall weather stripped. All maufaMero predict, D5 ................_... DOWN SPOUT REV. .._.......... REVERSE shall les app'oved by the America+ NotI-al Starla'd Institut. r D.F. ...._............ D.H. ....._........... DOUGLAS FIR DOUBLE FANG RD. SEL....... _.......... ROUGH OPENNIN6 SELECT STRUCTURAL (ANS). 7. Pre -fab ftr•eplace maufabrr shall provide models and approvals be fhe Gtr) Bulldog Depoimsrit. WINDOW 5TR.........._._..... STRENGTH B. 5pynght morufaturero .hall .Aare Bm ds.lg� detail nlLh EA. ........_..... FAGH SAH............ SINGLE HUNG «gner's c=Iatjo s air brad-. to the Gty Bulldog ELECT. ........... ELECM 5L. 6L5........... SLIDING GLASS Department for review ord approval. Provide GG IlstFge ar ELEV. ............ ELEVATION DR..._.........._...._ DOOR ega1. ENOL. ._ .... ENCLOSED SNT'6............. SFEATIN6 9. 6uartralle shell bs wilt 200 b. pr n my EQ.....................EQUAL ENT. ............. SHEET a 42' hi al a ticn. F drape eMll be 42' high rich ntanrodlake 4' EXT. ••••••••-••••^ EXTERIOR 5 6 P ••••••••••• SHELF 0 POLE nembero oar. 10. leravbs 30' mm, clear nIdth at nater .!riot. (15' min. (FJ, EX .............. EXISTING SITYdi . SHOWER soh �I from center ar water tlos.U. F/ .. . .. FACE FRAMED S/CLO.............. SELF CLOSER 12. Provde VIar ventilation rt less then 1/150th of the FIN. FUR........... FINISH FLOOR 5.6 . ............. STAIN GRADE aderil.or area. F.O.G. ..............FACE OF CURB or SPECS....._...... SPECIFICATIONS 15. Provide atkb ventilation rot lose then 1/150th of the area FACE OF CONCRETE 5Q . ............ _.... SQUARE STANDARD of the attic. 14. Vermes -hare Mall be deelgt per 2015 GAG. FDS. _ FACE OF SND STD. SURR SURROUND 15. 9tawlag d..Ir shall per 2015 CRC. F.6. ..-._ FIX................... .......FIBERGLASS Is __..__.... SIM .........._....... SIMILAR Ib. TemprM safety glass typbal at all orterbr e11dFg ,aero, eldenahts adjacent to doors, ay 9 t; lees Bran IB' FLASH. .. .... FLA5HING TEMP. _........._ TEMPERED Ran floor, F lar Newer encleeau ad any rondo„ drove 'ter FLOUR ........... FLOURESGENT 4t. - bide shower eroloease a hazardoue location far FTC .__ FLOOR & S, Tib ......._.. TONGUE 6 dlbh cen be eubgect t. bpat. .. """"" FTA. FOOTING 6ROBVE ok.glas2 metalled F every roan air at a n. Smoke detectors aha I t.11ad ........_....... FAJJ F FORGED AIR UNIT THK .._........... THICK he ces Int umrany locat.d m the earldar a area gNhg -- W elsepmmqg In new eormtrvctkm, all . ............... 6.1 . ................... GALVANIZE IRON TTP. .............. T'PIGAL soh eeperote . ernoks detat.ro Nall Be"Furdwred oven a battery txwkvp. 6A ...6,A)USE U.N.0 U.N.O. ............. UNLESS NOTED Smoke detectors Installed n existh g Wild" may les solely 6L5. ..... ...... GLASS OTHERWISE buttery pparated. 6W. LAM._.._. GLUE LAMINATED ALZ. GLAZING UB.G. ........... UNIFORM BUILDING CODE 16. All ldh air pbeter Nall coMorm to 2019 CRG R7O969. Exterior lath c d plaster (.b,eeo) Noll u applied 7/B• thick .............. SPF. GALLONS PER FLUSH UPD. _.._._.... UNIFORM PLUMBING con. n - ler than 5 -at. over rte roto lath, over 2 14r .............. 6R -•••15s GRADE CODE gado D' felt nith weep cereals (lynwl -ries rated ._......._..... GYP. BD.......... 6YPa.(IIM BOARD U.M.G. ............. UNIFORM MECHANICAL othernlse). 19. PreNde approved naMFg a< all openkgs n Lha exterlar HDR .._._......... HEADER CODE rape eudt m door, rtdowe, ebjlglka, veno, epee, ducts, eta. H.V. ................ HEAT VENT VERT. ........... VERTICAL In ash a marcor as t. make Bmm nater proof All mewl HD. ................. HOLD DOWN W .._ ....__....... WASHING MACHINE flaMmg Nwll les 60. 26 6I,.= -td eoBmrnlse. I LB.O. ........... INTERNATIONAL W/G ._..._..._ WATER CLOSET 2O. Prov,. a con. 12'x 12e to all tub al ,t H. CONFERENCE O _ W.H. ........ _...... WATER HEATER 21. All dtnerokms ars qIv- - fou ar .led unlet noted BUILDING OFFICIAL VI/ .......... _..... WITH otherwlse. 22. All dlseroloro take pr --d- over scale. De rot scale INSUL. .._.._.. INSULATION WD . ................ WOOD trowngs. JET. ... ._._...... JOIST W.I. ........._...... WROUGHT IRON 2A These document. rare prepared for a rogotbted LINO. .._........ LINOLEUM WIND, WDW._ WINDOW comsat betw.rl error air Wndr /-1troatar. Not all MB. ...... . MACHINE BOLT W.P. ............... WATER PROOF cordltbro ad details are W.- It WWI be tM ower air MFR ............... MANUFACTURER W5. ............. )NEATHER STRIP Wildr / carxratarb rasparobllity to select all fhlahee and M.G. ................. MEDICINE CABINET AAM. ........... WELD® WIRE Nxtm MTU . ............... METAL MESH EXIST J�i152�X \C/v �( Yx�n�tx�h vux,�\i'vuV/ K X uS< ` C� <'�6i16�3_ MAS EXISTING EXISTING ^� XX 'X`xXXXYi<X �7 kX�V kX�(jy°1 XXC XXjp� ;u BA BEDROOM BEDROOM `/\xy'� ',?Y��'[�j�r�" B 4 UTILITY/Ah X�j '\XxX�:Xi/kXN kXkk `t ""hh`r%Y, X MECHANIC 3 i '-Lem- \ �rX�x)Z�� iQCiu X X Y-��JFXlCX7CXXi� X _ik x X �CX� EXISTING 2 -GAR { )()(- %EXISTING PATIO xx GARAGE {U> %[ �CXX X SLABImn�vT: �-�kg�-t '` 0a el,) !entire oaenxerows, //�� ramnra caxaxre else y ff i�. IrooF, caxaQle eve, unuTse x X �YYXXxv`'X $ Eb-12< > (� �� <XXXXXXXXX �C5 k C'!cx ' gy11 y>C�C x X ,pciS�X k66�$ EXIS�INA^}^k~� J( �X�X�`.� xx E LAUNDRY EXISTING Y XXXXXXXx/CX��XX�J� ' > 'YXXX )<X k - I' ROOM " C ,�� `� .6 BATH 2 kXx� ^Xx>(>O<x �XXY x ) = m -n II EXISTING o \ ' X XXL• '�J�X o - i EXISTING x x X ,c / ,�,�,� x. ,[�, � ,� �( i BEDROOM lC Y �" X'�}y}�^�; '� '� '� 7%�1C )S�C�(` ,y,�`��`�(� y �! ,�' X' /)()(��V,c�'Q`i"x�C�`�(',!7 v ii I'❑ 2 BEDROOM �i2�1 h�i-iX1-L-- ------ r , V Y \ c J A nI m. D a > W°oam roar^� e m a s °73 W` F1 a - J M' 114' slier *,s- a-. a' -T T-0• e4b' bar AS -BUILD/ DEMOLITION FLAN SCALE 9/16". 1'-0" GONGRETE and FOUNDATION (mfr to 5trmbral bermral IB. Protide fineetop to wt off all Tr -IM draft open! p II. cJnwer Mads M.11 rroet the loll .k Ilow rate Notre tar addltlarol Fformatlon) GAfa'@RRY, Iboth vertical and hon:antaU rot to exued 10'-0'. reaqulrementa h atcordaree to fbBSG Section 4303, I. 91obe en eMll be 4' cone, fhlckner. See dr'artrgs for 19. No rrpple wall studs euppertlrg a Floor shall les Ise. that . Skgle 5howerhsad- 20 gpm at BO M. cad, rock 6aee and ronfarcament. Slab on gad. Mali bs I. Raltre, �Nb, beam, gFdws, pub ma mrlllorr to be 14• nidi. For cripple smile ezuedFg 4'-0' n MIcjR, each walla (G6B:! 4303.13,1) ppled', In alternate paala. No pale! abh.ezceM 25 Iroal Douglas FY Gaast region gaded based en Standard brmFg eh.11 be from., of ebds hwtg the etre r.qured norm b. FLltlple showerheads e.rutrg one shower- CaNaFed Plan Is.! h width a 600 eq. it. F sea, unI.r separated by ad droaabg rvlee roe, Ib of tlm West C t Larger Ircpettlon additional stay. t+ of all ehowerheads cod/ other chewer -flab control joht.. �'• 20. Plaster, metal lath ad d y-11 sha11 comply W eument controlled by s le valve- 20 gpm at 80 pel 2. NI •xtrior ealeret. .iob. (Patios, trNew and 2. Mini- grade to be used except m noted an drape . CBG requkemeth.. (CbeSr 4.3OW.3 ' 12. F -t. Nall have flow rate roquFemert. h -d-- Ik��m) to hove a mhhtm elope ar 1/8' per Poot to Stnrebrol plat. s2 MECHANICAL, to 06 050 9ation 4909 PrevenE Pandb'9 of waur' Plonk and Kaftan a. Lala" tercet- 19 cpm at 60 pnl (minMun shall rok be B. C-stm6tlen Joico. Nw11 be Bloro,ghly an and rat) r I. NI med-1,al shall be Fet.11M per Uniform fl a lwl lege then 09 cern at 20 psU60 p"I C 5atbn 419It 4.1 .!.orad aM roucjerod t. erq'!ass caane aggegot... St-br•a1 11¢rt fromhg s2 Code ad Gey dhenaee anrently F use. b. KRehen fauteb- 19 gpm at 60 pal. G6B5G Settbn S -P- to receN. aonorst shall be maInt.end eentlruously 2. Sold Nal, oil, gas req Ye wt. /actio / uMertloar 4909).4.4 wet at least three, hose, h advanu o! poaej. Light Ranhg ad Std. brad.. eamLv.tkm air. V.. end laarbn of cambuetW an vent. 19. Toilet dralro over INkg, an", !only room. to be east 4. For footng, Almobe tomprerNs et gth at 2B def shall yell studs det.nmmM by 2016 VMC. Yon for eo.W wtrol. be 2500 P51. mac. aggegate elze 1-1/2', slump 4' end mh. 9. Fvrnae roam .hall complyy W 2016 CMG. gmoot of 4V2 Backe per yaM of cox max. water contort 7 geome end etrtlgero sl 4. Protide aAematlt nlyM .1. k thermoetab en all allas per Bak. Sab on grade, Ulthnte tompre..Ne Mraae.. Total autput for all frT ..hall rot ._ad NOTES and LEGEND: trengBl ar 28 dap hall be 3000 P51. Mac. aggegab .w Past. air tlmbr e1 129/XJO BTU'.. 5/4'..1-p 5-1/2' end min. ument .an� n ar'1I1//32 eke per S. Prwids 6' tlearanu N e..buetlu ah etre of Mme INDICATES EXISTING WOOD 57tR) yard ar mEx. max. water contend of b -I/2 gallons per Bak 3. Nailing far MomFg eMll b. rich box nulla, rertb.r and size room and 30' workFg epau n snot So all heatk .antro b. WALLS AND STRU TURES TO l 5 Trmslt mL•.d concrete .hall unlorm to ASTM epsclflcotbn per 2013 GR0 Nall4g Td�I., except as rated on ppier ad 6. Where !hers Is a rater !mater or gu Moat. heated F REMAIN. 11 fr94 ed uov. PfOV1e -calls. Ndb shall rot be driven clear together Then I/2 of the garage ord a door from the garage t. dwell)Ky provkis 6. Cormrot. etre W to ba verified todard cgllmdw BIeF le„gth clear to the edge d rombsr then 1/4 their mF. 1 q. h. outeld. eub.tbn a1- per 1000 BTU w/ li] hl jt z test mads by apprwM t.ethg 1�orotory. Iwigkh xespt Par eheathhg. MIn penetration of V2 their ad 1/2 Ion vert. for nater healer. I INDICATES EXISTING WALLS AND 7. The e%eavatsd bottpn or all rooty? hon ext rd to 1 7. &wage app! uors eha11 hove flans IgRlon 10' above Irrr yyII STRUCTURE(S) To BE DEMOu51-ED, O Q W lavation marked cm Favrdakbn Dotal sheet. 4. 5111 plata. m -.be shall be 9x6 (mFJ Po -I tion Maar end proietL.d From out. Fpat. I - - I � 11 PootFg aha11 Ib poirM h scoot excavation wlBavt side Grade Ray ode, a treated DF. Bill plates shall ler bolted to B. VentIng of appllares shall comply W 2016 CMiC. I REMiOVED OR REPLACE [AS NOTED forme are, paeebls. the o L. W 5/B' die % 10'(.M) orlehor bolt. W 9. Provide eI.-- at fangs top W - bustb1. material. ON THE PLANS) Q W 9. Mchors, bulb, Inser•es ad other hardware to be set F 3'x9'%1/4' thk washer. eolt. .Mil rot les plae.d more than 12' Per 2016 CMG. For exteptlen, ass 2016 CMC lar IV / coronet. .h.11 b. ?MY set n position W-. corset. 1. !ran end of plata. reghemems. DIMENSIONS SHOM ARE I+EA_URED Q PI S. Metal Iran device shall W as maWahred 10. All appliances .hall u approved by a rseognized t.stng 0. Stepped f.%mdarb s shall be cud ph-. the goad TO APPROXIMATE FACE OF SND _ - - - e then I !at vertbal to IO feet harlzenfil. T 'SnP°O^' c°mPay °r u cpprwed agal. 1 de sewnk: a far nater heater, to air '- - (FOSJ. FIELD V�21FY ALL FINISH E abP a mor aP 6. Frantru3 Ips (a. PG s PB) .hell be protide, tap ad tr4TP�J P TO I IN19H SURPAGE DIMENS 6 d bottom at fouT I h. W be level. bottom o/ all poet.. rtulllaro ad daW 1..tude at edge. of �. 1�p��5c, II. Rem p. steel .hall b. arced. 6o with d h per fat per �n so �a 12. All interior batfr'oom rano shoo p'ovltb 9 aF charge• Per I,571x specification .4-619 ad Ided nFe meNt per ASTM 7. Prov1y yxbla Nb -Mer all II.I p�blLlu. I� _ - ICU, t-- Z spalfbatlen A-105. B. YInsro pl heathlrg ls used on roof or floor, etwb 19. Provide, autanatb dortperor ark all ventllolbn taro. - /) qW 12. Splice h roNiorobg .hx]II kp 92 lk-tero h -.L. shall W Iald Ferperdlwla. deectbn of Jolete. Plyrood Meet. 14. Sae piping hall not les ._ at ZI n - leelon sL b. rthn j%} � y`.'�'r [-', � /t " / _. r 3� 0 z od 4B dlanst.ro h to bII blak 210 -sig shell be bent Nall be ettqa�xpprrM. Mn. area of sheet Eo be 16 !C. All W IIdUg t- p®e under f md.tl . •Y( _ ✓✓ 19• No. 4 r bas eenttuwe top air bottom ar all corlcrat. �Iy'op amts DF ebruebx l II gads a azterla�r ues GG 15. to ePrwlu vol sy flashing. of 26 6a. gh. anis. otherwle. - ....:; S4.wF.r,' _ , f Z 111 U .tem rolls W 2I I at all Jolene air corners. Ibrlronto q, Fie ar plywoM sheet rot maned t. .Wd,prob ar Bold 16. Provide spark arrestors - all h1mr .. ,1 _ reals . be placed B. from rsepsetNs top a bottom d IIpckyg Nall u bloekM by 2 x 4 ad nulled pith edge, -/� carnet. faundatbn. II eller ad eve b used. PLP•1aIfK, C �- z 14. PPaWds I.F732 slecWc gourd W 2 roe, 4 relearn 20' long 10. 6ubfloar t. be 9/4' OF G -D T . b plg.00d, nulled � 9 Q z enMdd.d h !eatinrgg F oppeelt. dhedknro. Install GEC dlrylarW flow Jobte with Ball at b• oz. edge e air 10' 1. All plurtbFp netallaBu shell catam to the G Ilfomla'a�� / �� ( F iQ O cantlr.am Iran LFr� to water pp., buL rot to gas Poe:7=1w . ft.ld. PluNalg Code 2016 and Gly-dlnmeee currently n we. �. �`:.t- - - .••✓« •-•••+•••"'�•,. z f. 15. Provide 5/8' dionster x IO' [mhJ .nor bolts W 9' eq. x II. r loot ¢pile, dhaetly over gl-dars to be I -VB' DF CrD 2. Protide �p oval Iran the 9enitory Dbtrbt. V4• Bnc .Leel plats „ashes ad rpt at 4'-0' oar, one -atony T6& Plywood, Ile, „nh 1l ar 6' os. 9. Pravkte a 6• sod bed end ewer 17 platb or VGP b used ad at 4'-0' oar. tra-.ttooryrtL, ler rota, oBwwlee en shear 12. Provlde raft- ties at 48' .n. rd - -11" joist. ar. far sewer wall seMdrls. Loeat. ak:hor bulb rdthIn 12' Ran earnre ad ioular t. .Ft-. 4. A 4' .W --A to grad shall be MLallsd pMb the first 4 C Q_ WCC pM. 19. Pallns .hell be 2.6 mh. or the soma size as rafter, feet from p'ap-4 fro, ,,h- lateral .nt.r. Ben p•aperty 16. See Shear Wall Sded,ls for arohor bolt W-" at Mean whiners Is geatr. ad Moll be housed n a coronet. be. wlth rarwrmle cover. walla. 14. Bolt. bearFg rood shall have stadard cut Fen a 5. BackfIort device .hall be metalled If requlred by 5-tay p 17. Install 6-.14. galvenlzed arrear faadatbn vent.. malleable waeFlers. BOR hales shall W drilled I/I6• larger Dletrbt. 1 at9� T c'j __� IB. Provkye levo b' x 14' gaNanRed earean Iolmdatlen vent then WR diameter. Tlread, atoll rot Mar _:X" rood. Lag 6. Condensate d _ shall rot enter emeag opt- C CJ ' TSAI per car apse In garage exterior tall. Far oddebro, extent care pro -trill hales Bane a ,brats ar root dread. T. Regulataro are requlred for preesuroe h .recce at 60 p g Pxlsthg vlllltlee Oe. pipe., hos. len., .teJ ramwee d,e to En1ag. Lo chalk diaster nor 1�qB� of ehv+c tse lacement ar ne„ addition, to exterior -11 of row addition. S. Columns ab posh at exterkr raeatb r ar wbJect to 0. Floor d•aFe shall be B i peed wen t cep p trona. 3/1/301'1 9. Par cold joFt., d'lll 1/2' db. holes Into existbp eonrret., walar� IoM shall be I' above fnlshed Phar air ttil bear 9. Hot- heaters located rl the, Wlldhg .hall hove drah brv.h anal air clam hale, peak and epoxy gout (use 'AeheeNe cal base plate a a ro mdati- plata ar sill as from heater to s.terior location. - PT Kew Englne.r'e' =T. seeN. or eeqq U. Provide 24' mF. kq Fta spec�lM Sea 2904 n1.7, cBC. Io. Wafer tio..t. IroWued n asJ WndFg Ithn the C1ty Nnu t. ad tle t. eerthuos rsbar at tap ad Whom 1y, Were stud wall d%rC rt�oay Ile the stud .hall ba 2 % 4 be I"ltM to not more then 1�8 gallons per Ilrh. of rw foot". pF PT member air anchored nIN V. x 9' Romest' w,'.. a ��?ON, ExurNe Iong war lateral. m other AS NOTm a 24' ea. urf r cirametmce. that world "Ir the proper . 17. All obis shall be e -4f- ad ewntsrrvpbd far the removal 0 wast-. need not -M14. - - entw NII Mkjlt of the wall -mer supported 1at.ra Uy . -ling, floor a ,art- jOlet. Perpendicular to U's Ilorable wood sled he19M shall be per See. 2908.9. CBC. F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:34:39 PM, DWG To PDF.pc3 ❑ Commun y Development Department Pla n t ing Division - Cupertino cu.s.riNo APPROVED Case# R-2017-33 p"lil.d- N-bejlj Approval Body: I irector/Staff Approval Date 06/25/19 Signature En i Poveda —0201`7 I Fty� _ LF FF -- r II II I II�J � II i A TO A-6 A-6 Ir-- ---- --- --- e h lov= a lab, L — — — I I II IM il III FI rare To bti N — - J xamui a m r�.r J — I I e�T B -G' M41• I I I I DECK/ ALLOW o/ &Af2V,1Grz BELOW � I ff I I r NEW - WALK-IN NF1N MASTER a� /1 1�I NEW 5TUDY/ �XmU_a3 51117E a 1I_1 EXERCISE AREA r w er �oomoN nNeurnNe xANa il III rare To bti N — - J xamui a m r�.r � I I I I DECK/ ALLOW o/ &Af2V,1Grz BELOW � I ff I I F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:48:01 PM, DWG To PDF.pc3 LAN 0 z F Q W 4 w Q m zILI Z iL U z0 Q C — d Z z In LU TSAI 6/'20/7011 -mcrm' .rte rT K - AS NOT9= r "6EE3 r - I a W N�PPa �XmU_a3 am N017E5 and LEGEND: W L IND10--- CATESNEW7x4 WOOD STUDS - - AT 16"0.0. WALLS MT MOAL UO.N) C 0 I I INDICATES EXISTING WOOD STUD III -_III PAALLSZMAI AND STRL'GTURES TO REMAIN. a OIME 101,15 SHOM ARE NMAWRED FACE STU115 TO APPROXIMATE OF FIELD VERIFY ALL FINISH TO FINISH SURFACE 0IMENSION5. NEW UFFER FLOOR FLAN 50ALE 1/4" = P -O" F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:48:01 PM, DWG To PDF.pc3 LAN 0 z F Q W 4 w Q m zILI Z iL U z0 Q C — d Z z In LU TSAI 6/'20/7011 -mcrm' .rte rT K - AS NOT9= r C"' In y Development Department Plan ing Division -Cupertino cvrsmino APPROVED Case# R-2017-33 vnli<a.ion xumber(,1 Appmval Body: rector/Staff Approval Date 06/25/19 Signature En' Poveda o/ 2�a R21't�o0 ,ASLl9 b i5 LEFT SIDE ELEVATION (ve5T) SCALE 1/4" = 1'-0" (MATCH AU •mb• ` senora ncaR euarcxr d auvs,A, I I I xer,/e•,Hc A'or,,�or I fgdP,TTGM_ C IaV a•. ew,uxrc er „aur r'w'Nu, n�a .aryd. iovtrw�irR xra v I V.•PD..00r d.O'ero GxA�x §� v� `-� �� rar AlxALT dXIbLG �aor 7I�u arxe N. onab asci. . � FYI •� 0.1 PITaM AT HB'1 Imo. Y �+R Y T_ I `i I I-- LI-- V /-'t I I (/ I N (50U-rH) SCALE 1/4" = I' -O" mnnnmm�rnnn�-' nnnnnnnnu•. ILLLIpP• I`-RDd/JJ-CD PC/l H/.NTR J Ir I Tw.n iv imnrx f T If V mJ ecen R! Amb x.� aa10" I f I IT I f I --L- I --------------------- ---------------------- � ox�x LEFT SIDE ELEVAI%7ION (WEST) SCALE 1/4" = P -O" (MATCH A2) F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:35:06 PM, DWG To PDF.pc3 - o?_ ,7 3q x, �* PA. � 2Oi try N. 8itit' 6 � E, 0 0 F Q w 'z w wQ1�z0 F V 6 z�� Q�_ Z 1 w 6 inm to Q� c 13 n o TSAI 6/70/3019 a�wa w: FT K AS NOT= C. Commun y Development Department Plan I ing Division —Cupertino cvre.rv.o APPROVED 3 Case# 1 R-2017-33 rerion Number(el Approval Body: I irector/Staff Approval Date 06125119 Signature Er, Poveda o,e.e neer i 0 RIGHT SIDE ELEVATION (EAST) SCALE 1/4" = 1'-0" (MATCH AZ nn11■nn1■nn1■In11■m1 ng9u.11aI41�tn,1 mnnnnnnnnnnnm nnnnnnnnnnn nnnllnnnnnnnnll■I - s, nnnnnnnnn■n nmmmmmmmnlnl � mmmnnnnnm nmm�nn■mmnlmmn -. �� ' ullnnmmn■nln 1■mmminnnmmmn i� 'll� � 1lnnnnnnnnnu Immmmmnlnnmm�,__,_„ ■mmmmnnml nmmmmmmmmn — — mmmmmmm - - - nmm�nmmll■mmm � � nllnmm�ln■nm - I■mm■ui■�::�mmo��II�II�IIIIIIIIIIIIIIIIIIIIIII��II,JIII Y - �1n miinlmiimn - - 1lmnmmllimm" m � �-•mmtnm omim�miil i�ivmm �lI Yg. . _-sfmm■�_ 1d 1 1 I i Y4 I I 1I+1I I 9 t tea. o ewes m ewwoe _ - - _- nunnnlmnmmlmnnnnlmnmmlmnnnnmtnnnnlmnn Innnllnunnnnnnmmnnr 11111■11111■11111■11111■11111■11111■11111■11111■IIIII■11111■11111■IIIII■11111■ I■11111■11111■IIIII■11111■VIII■I �. AI■IIIII■IIIII■IIIII■IIIII■11111■IIIII■IIIII■Illq■IIIII■11111■11111■11111■11111 111■11111■11111■11111■IIIII■1111( n11�11111■IIIII■IIIII■IIIII■IIIII■IIIII■IIIII■11111■IIIII■IIIII■IIIII■IIIII■IIIII■1111 1111■11111■IIIII■IIIII■11111■II' - - -- - nil■11111■IIIII■IIIII■IIIII■11111■11111■IIIII■IIIII■IIIII■11111■IIIII■IIIII■IIIII■IIIII■II 111111■IIIII■IIIII■IIIII■111111 ....Imu...... �m1.mmm. ........... .ONE n UN a Inmme;mlmnmm�mm�mm�mm�mm�n m,Ilmnnlr�m Imnnm ■Iummlmn''mwI'mmmlln�nnnmmmm Imiamnnmm imm�n Iii.�'�i�l�iiirlmill,lmiiililil•1■'ml�lllm�1111�'nn ,jIi111,�11it�1mlmli�il�ii111 -- -- - - ■Illmlllmnllmnllml1111■1nm�i101�ln■Inmimm�l11m1nll�lnminminn■1u, ,'�I� IIII�Ii1m'iii�il�inll�Ii mnimillm�°'iniiilmliiiRnn1mi111ni IIn1 Y1lnilni � nlnmlmmnmlmmmmmmmmlmnmmmwmtngnnmmignnml� n�I�1�m,1i1��I�1I111III�iIIm_1_I■I�n mei, in�ii[milli iIN n�;9 r L J r�mr�r ELEVA710N ELI EEE I I I I I i I p > 'z w xer ve•,e.c nonw. a Q I I _ J _ — <oWO� FlIU9N,T1'PIC.4_ REAR ELEVATION (rloR7H) SCALE 1/4" = I' -O" F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:36:02 PM, DWG To PDF.pc3 a = x(r•r,i na__ 0 z � Q w p > 'z w Q <oWO� APn z N c Iq j TSAI 6/70/7017 A9 NOTm f ❑ Commun Development Department "an g Division- Cupertino W V4, W APPROVED R-2017-33 r7 L3 MA+9 rm. INsrir Mesa Case if Approval Body I ire r / Staff =T(— Approval Date: 06/c2t5/19 Signature Ed ]Poveda WIft 22'. %"Tu sa.ccT) AEPHN.T qli- 1-1 - - - - - - - - - - �I -4•s MA -1 =1en- -.K IYPIGAL If (N) MA5TPR '(W MA STEII 12 PATHROOM\\!U WE ASPK�l -I� M� �T U .0 SKIRT W SKIM GOAT -77 PIN-, (N) FAMILY ROOM ar Hr n+lw Mena. 9 TO MATCH (CI 11095' else W va• Pen Four SLOPE TO DRAIN BUILDING FRAMING SECTION SCALE 5/8` - 1'-0" New ,ro' TMK (TOTAL OP s-i.a.,new euTaeoa 5Tvcco MATCH ITl TlTITITITITrlPitTITI tasrA ILTa F T 1T1T1T-1TITfTFTF1F1T1TITI I I I I I I I I I I I I I I IT - - III ASPHALT WIMLE ASPHALT WlNSLE RCGP (CLASS N, 1 ROOF (c4,kw N,01,4M �T �T INJi.LLLLLLLLLLLI I I I I I I I I I I I I I I I I I I I I I I I I z 19 NeW 1x12 5TYROPO- 9r NEW Oxl] STYROFOAM p SIQW W 9IQM COAT SKIRT W SKIM COAT \} Zo STUCCO FINISH, TYPICAL 9n1CC0 FlHISH, TYPICAL Q /0 tr-� U z FINISH, TYPICAL FINISH, TYPICAL C 31 8 Z 1U V3 L 17 ( C - Ln TG MATCH (el (hl) 2 -GAR TD MATCH Ifl (N) 2 -CAR V, 13 IIIJ GARAGE NNW SARA&E C al- ]M'lOPS TO DRAIN TSAI — — — — — — — — — -- - - - - - - - - .1; 6/20/201.q DASH UM IWI.A- DASH LITS IM,1oAU5 TOP oP en - TQ OP E%15nN6 FT K- -AS NOTE= tAl E3U1L1::)1N(S, FRAMINIS, SEC,710N tAl, E3U1L1:;)1Nr--., FRAMIN& SF—r,71ON A - SCALP 5/8" = V-0" SCALE 5/5" = 1'-0" F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:36:34 PM, DWG To PDF.pc3 l Z 0 � � 4 > � 6Qdo ul �Qo �� M6 LU QC ~$z z �m la N U1 C qj TSAI 6/30/7011 FT K- AT NOTM A--7 v-7 F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:37:04 PM, DWG To PDF.pc3 m Case # Appm, Appmi Signatt F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:37:43 PM, DWG To PDF.pc3 Communf y Development Department Plan ❑ ing Division —Cupertino APPROVED -g q Case # R-2017-33 Approval Body: I irector / Staff Approval Date 06125/19 Signature Ed i Poyeda 3t f. LSD - - - AFF F F T 1 -IA 14-11 4 I U It- - x F I 1 1 x 14,111 --- 71 17 O— al mare � III — — \w,e� � � — JL G L) A-& -1, ROOF FLAN E,'-AL.E 1/4" 111 P -C)" F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:43:53 PM, DWG To PDF.pc3 Uzi lu z < 11LU zoo z 6 to TSAI 6/20/201-1 PT Kun AS N011W Off-d- ❑ Commun y Development Department Pla In ! ing Division -Cupertino curalnlno I APPROVED Case # ' R-2017-33 rvl�aasionxumberlsl Approval Body: I irector/Staff Approval Da to 06/25119 Signature Err i Po"da Uae nY .r 11I I I I N 0`12'00" E 194-45' I �— 50`12' ' W 198.42' I I I I S I TE PLAN SCALE 1/8" = P -O" I I I I 99'3' PROPERTY LINE Al ISTING TALL WOOD FENCE TO IN 7171/; mer r—Y'� o _ r, 1L�--��f� � �-...ir-__,-71.71.. -- #',?77-1 11� Le ----PROPERTY LINE .ROYY�,, III I I II LL,/TOCENTER OF STREET ICAYJ N II �r=� `-'� II IU -&i-I i-I� I� \ / I '-0• R 7171// li� I---u'--r �1 BUILDING LENGNT \ / RBARY SETBACK y.{.�� T' -II• If --11 O V . 8X1571 I� EXISTING BUILDINEI.AftEA.-'L __==J L ====�J -- _ --1 f I Ar R� NEW l�AR I Ll Q 7171// II (LIVING AREA. COVERED I` r\' 7171. 7171 CGAQq��T I 7171// PORC44 AC \ \ J NEW FAMILY J CARPORT Z 7171. ��................... IT Q 11.1 /7171 II II II ILJe;/ IL JI 7171 \ —I \ n Z `71/ u II II II� II 4 L — I II 11 ,SII I o 13 IL rry 7171// IP II d �T�II II II (E) LANDSCAPE dQj ' Q >' W D8, IIS) Q I�==� I NE DRI'/EW Y (SEE o e / II APE PLAN ( ET L -U 6 Ul ll) F 4m 7171// tm� EXISTING DRIVEWAY 7171.// 9- TO REMAIN o 0 Q x E'b 7171 p'Inn~. y(.-.., Z W V d e //ii xxx xx x xALJ y ' .'9so FiJ^J.1P. _ L POLE SO' -0' ee fEl x EXISTINGI9 0' PROPERTY LITO NE REMAIN •, : 71 71 . Q Z LOCATION OP GATE FROM FROPERTY NGV DRIVEWAY ALA Q- LINE PMR TABLE 09.48.040, ROADWAY I I I I °3D 9_'1•f••S°7 / /r/� / Y v • f - AND DRIVEWAY GATE9 j tB OIL S I TE FLAN TBA' l _6/I5/20I-1 s 7171,; 5s',. � ( ' i FT Icon • i`� AB NOTLD 3 F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/13/2019 11:31:07 AM, DWG To PDF.pc3 1N& U x S � BUL ILDING LENGHf REAR YARD 9ETBAC EXISTING 2-0AR GARAGE TOBE COED NVERTTO FAMILY ROOM I X Z m m. m � 4 g 9 I u I I g �— 50`12' ' W 198.42' I I I I S I TE PLAN SCALE 1/8" = P -O" I I I I 99'3' PROPERTY LINE Al ISTING TALL WOOD FENCE TO IN 7171/; mer r—Y'� o _ r, 1L�--��f� � �-...ir-__,-71.71.. -- #',?77-1 11� Le ----PROPERTY LINE .ROYY�,, III I I II LL,/TOCENTER OF STREET ICAYJ N II �r=� `-'� II IU -&i-I i-I� I� \ / I '-0• R 7171// li� I---u'--r �1 BUILDING LENGNT \ / RBARY SETBACK y.{.�� T' -II• If --11 O V . 8X1571 I� EXISTING BUILDINEI.AftEA.-'L __==J L ====�J -- _ --1 f I Ar R� NEW l�AR I Ll Q 7171// II (LIVING AREA. COVERED I` r\' 7171. 7171 CGAQq��T I 7171// PORC44 AC \ \ J NEW FAMILY J CARPORT Z 7171. ��................... IT Q 11.1 /7171 II II II ILJe;/ IL JI 7171 \ —I \ n Z `71/ u II II II� II 4 L — I II 11 ,SII I o 13 IL rry 7171// IP II d �T�II II II (E) LANDSCAPE dQj ' Q >' W D8, IIS) Q I�==� I NE DRI'/EW Y (SEE o e / II APE PLAN ( ET L -U 6 Ul ll) F 4m 7171// tm� EXISTING DRIVEWAY 7171.// 9- TO REMAIN o 0 Q x E'b 7171 p'Inn~. y(.-.., Z W V d e //ii xxx xx x xALJ y ' .'9so FiJ^J.1P. _ L POLE SO' -0' ee fEl x EXISTINGI9 0' PROPERTY LITO NE REMAIN •, : 71 71 . Q Z LOCATION OP GATE FROM FROPERTY NGV DRIVEWAY ALA Q- LINE PMR TABLE 09.48.040, ROADWAY I I I I °3D 9_'1•f••S°7 / /r/� / Y v • f - AND DRIVEWAY GATE9 j tB OIL S I TE FLAN TBA' l _6/I5/20I-1 s 7171,; 5s',. � ( ' i FT Icon • i`� AB NOTLD 3 F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/13/2019 11:31:07 AM, DWG To PDF.pc3 Commun y Development Department Plan ing Division -Cupertino cvrrurl"o APPROVED Case N I sat�an Numberlsl Approval Body: I irector/staff Approval Date 06/25/19 Signature En Pmeda I WITH 111111 111111 1111111 11 -111 I -It tu 111 1111 ,,. 0 a I I I I �p I 4pJ I pa� I @ I o w"rtln� � ------------------ EXISTING EXTERIOR ELEVATIONS I _ 1 RE,4R ELEV,47I0N (NORTH) 51CALE 1/4" = I -De .I� II ❑ 44 1 ____________________err, Ilo9"'_ fUR-- LEFT SIDE ELEVA71 ON (1-E5T) I SCALE 1/4" . P -O" - u ew"nra nva"war _ _ unneer w rm. xwc ------------ I AY I I I I I — I - I I ae M -IM •_J RIGHT SIDE ELEVATION (EAST) SCALE 1/4" = P -O" 0 o Q lu Q � > �Q�Qp z IU E -z0 m�C0IL Eno TSAI aoaa�— rT K AS NOTW r - say U ,,a Some Approval Body: Approval Date - Signature e Development Department g Division -Cupertino APPROVED �r <uo�x.mb<gn1 actor / Staff W -T 3 /25/19 Arn �'-0' AREA o/ O II II IIS II rel JaWl 3 9 sa'-0•—l'. A= W 5 as . s•• -a• . ee x 9-0 N4.4a elms ATTIo erAee ovea b' xebxq TorrJ. nrcJr lva-m uvnb AIQ<„ ev=.� r r �.la• ly ,� r TkV ILA n h � IK� II LUL_IL__ / II II II _ II II II II-� G�II II 11 II II Ir __IL_�r 11 II nn II II II II r �I is-= : - - - _- ..::.................... II I I II I V u 11 --7F '[1 1 1-F II I _ II FIRST FLOOR DIAGRAM SCALE. 1/15' 0Hi I ll �� Imo_ iui II O I1 ROOF EAVES DIAGRAM SCALE. 1/8" • I'-0" ROOF EAVES AT EXISTING 2—GAR GARAGE TO BE REMOVED SCALE. Ire° • 1'-a' SECOND FLOOR DIAGRAM SCALE. 1/W . 1b- 52--l'. b' JaWl 3 9 sa'-0•—l'. A= W 5 as . s•• -a• . ee x 9-0 N4.4a elms ATTIo erAee ovea b' xebxq TorrJ. nrcJr lva-m uvnb AIQ<„ ev=.� r r �.la• ly ,� r FIRST FLOOR DIAGRAM SCALE. 1/15' 0Hi I ll �� Imo_ iui II O I1 ROOF EAVES DIAGRAM SCALE. 1/8" • I'-0" ROOF EAVES AT EXISTING 2—GAR GARAGE TO BE REMOVED SCALE. Ire° • 1'-a' SECOND FLOOR DIAGRAM SCALE. 1/W . 1b- 52--l'. b' K u•o . 4.0• - 4ea r � u�•. aoWl•. asa..s T e•r.l•-a•. e..x lorM. t To/ ula.a�r/ ccv® rancx Ar¢A eae r R �eAve 4e4ao r U °r`a`LOR nA�ir..ee ee Imwvm• -loam r �iee.me ♦.artJ r ODe40'.a]WI•• ealJ-.t O 3.1e -II adfle 9P 4aaw r F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:33:47 PM, DWG To PDF.pc3 2o'-5' rdIMM l 0 z Q w d � � � Q � Q 0 f � � z Zt� Qc F-zo W6�m� N m lrt C a� TSAI -QMH ZI/701•1 rT Kun rr� A9 NOT= F�`Ai® sa'-0•—l'. A= W 5 as . s•• -a• . ee x N a-r.e4�w•. N4.4a elms ATTIo erAee ovea b' xebxq TorrJ. nrcJr lva-m uvnb AIQ<„ ev=.� r r �.la• ,� r K u•o . 4.0• - 4ea r � u�•. aoWl•. asa..s T e•r.l•-a•. e..x lorM. t To/ ula.a�r/ ccv® rancx Ar¢A eae r R �eAve 4e4ao r U °r`a`LOR nA�ir..ee ee Imwvm• -loam r �iee.me ♦.artJ r ODe40'.a]WI•• ealJ-.t O 3.1e -II adfle 9P 4aaw r F:\Projects\DAVID TSAI\2016 ADDITION PLAN FOR DAVID TSAI\2019 ADDITION PLANS FOR DAVID TSAI\DAVID TSAI REVISED PLAN FEB 2 2019.dwg, 6/24/2019 1:33:47 PM, DWG To PDF.pc3 2o'-5' rdIMM l 0 z Q w d � � � Q � Q 0 f � � z Zt� Qc F-zo W6�m� N m lrt C a� TSAI -QMH ZI/701•1 rT Kun rr� A9 NOT= F�`Ai® Planning Division.1 V:PpBO APPROV ®hdxraps.re.mr R-2017-33 new hndscaping. M.Als. pp6utien N-. (evay from xuuchret_ Body:Director/Staff^! Date �c 60 /25/?9__r- •g -d TAI erd TA2 to aRerMt. Espalier eppl. treln.d roxs To HERE on support 9' high FEN E To REMAIN Trelllo, along fence ALL (E) SCREEN ARBORS /'-Da_G,e�-°,,,'';O0°� -, ,•.,,,,- •,• M„_, / TO BE REMOVED FROM THE SIDE YARD. 20'-0- 5•-O' F- PROPERTY LINE v O.W. IN[ TO CENTER OF STREET DEDICATIO ETGslwa as.. AETER NAM -1 N R - NIYKIlo -Idled PIN ler NMlat.rhC'. tfA. COmP.N dra.kg and SEE SHEET C-2 end a safety Imalyd fa PROPOSED REAR SETBACK �r�iEY►' CK _ 3'of Mich I all 1d� Van, tv. (N) STREET TREE Planting of s, t". a' Lrrl dwe-y Ird petplo err GIW d'.YMM r.rar1 ria. PPROPOSED T -Lit, Gap. t5f41 12 '�rdo 10 M �a Frac and el n as rwdd 7 T W 9FE 91FET F2 Front Yard Tres Pro oO Shawl Tr. Z u - (n) NEW ITEM 13. VINES ADJACENT TO FENCES OR OTHER STRUCTURES SHALL SE ATTACHED WITH 15 GAUGE GALVANIZED STEEL CABLE, z in EXISTING BUI INC W (E) PATH AND GATE �, AREA (LIVING EA, Q TO BE REMO D COVERED PO I iN¢ MH O (AREA) (2329 SF 3 5 L Dal w a (E) Ifled Entry Ole 3" ay F- FRONT YARD TREE m• w Z TO REMAIN ands . 96 6q. FL z NLLJ UNDISTURBED -. n• 2 T -L1, Glp. Fytle n) Sri BP X13.. hurls Ilularls Ilul d.Pl Palm! _ canthus occldentale R path 2 1 I,. Q (E) WATER LINE --i- Q Ft 'A u a � 7pt Ek 27 2 ........... 1 gal __. 5.1. FRONT YARD j - EXSTNG Po EXISTING NAIH/ PANEL 4 12 3' FENCE TO BETo RtTacATm uR 27s Lt PON- aPENEa L GATE '/- REMOVED Poet ACCES. DEP ENT To -El To B.tbedt D-fra. PL E1p! . ovmHEAo Poh UK ExcEPn PEAtnT. (NJ P.dovlen Dou hx bh 10 3' Gat. and (E UTILI ICE ro REYA S -e• fENLE la REMNN rebs. POLE 4 Note: AR d.iwge is to o-- 20'-0' 1.369.45E Fila-. cBromka ..Ply weh Slates a city" REQUIRED FRO ter Rua6ry, Rvanlity, SETBACK (MINI Screen Shrubl B'nn at Plantin :to. a a "iia aremage britl Toa Rese'Daubb ht' or Equal 1 mqulre rot . LOCATION 4,897.8 fi==ght-siiedrainage NmuaM1,. bit a areas M b ma Public "beat show UNE PER A 2 1 L No ran flowydrain ' Ih.liigh 1.1.fl- one PNnaws. Flmwr 3 a" ..a rema9e is to naw m Moderat. water neigM1bunng propeNas. FM hMer lnformallonreferlo (IS NG - T RY Ina "role's c,3 slommvamr I HOUSE (21861 SAN hantlbooklcrguleelinas. AND A E' DEMOLITION NOTES N.Wdl.owwatar trnw R ClCI ME 1. Contractor shall walk the project with Owner prior to submitting bid. 2. Exhaling street tree In front to remain and to be protected in place. 3. Any Items to remain that Is damaged or removed by contractor shall be restored and or replaced at contractor's expense. 4. Lay plywood acro.. a path used during demolition and construction. All foot traffic and wheelbarrow traffic to use this path. Avold compacting the Boll under trees In any way. 5. Landscape Contractor to be responsible for any damage caused by storm water pollution from Landscape Construction Activities. Refer to the Bat Management Practices Guideline. Included In the city approved documents for overall conduct on site. GRADING NOTES 1. The Contractor shall verify locations of electrical, water, gas, sewer, drainage boxes, and lateral pipes prior to grading or trenching. Call Underground service alert at 1 -BOG -227-2800, two weeks before start of work. 2. Contractor shall verify all existing site conditions, site dimensions. and grades prior to beginning any phase of construction. Any Inconsistencies shall be brought to the attentlon of the Landscape Architect for resolution prior to eanstructlon. 3. Finish grades shall be at least 6' below top of foundation at all pointe. 4. All hardscape shall maintain a min. 1% cross elope away from all structure.. 5. All call shall drain away from building at 2R min. and swole to draln. B. Grading .hall be designed to minimize soy erosion runoff and water waste. LAYOUT & CONSTRUCTION NOTES 1. The Contractor shall verify II dletances In the field and shall bring any discrepancies to the attention of the Landscape Architect prior to preceding with the work. 2. Any altamativa to reduce cast shall be proposed by Contractor and submitted as bid alternate. 3. Contractor shall bid Items as per construction Items on this sheet and list all bid option. as a separate line Item. 4. All finish material shall be approved by owner prior to Installation. PLANTING NOTES: 1. THECONTRACTORSHALLAMENDSOILTOADEP OFV(exceptforunderbee")W"T E4Cu.Yds.OFORGANIC COMPOST PER AMENDMENTS PER 1,000 S.F. AREA 2. INDICATED PLANTING AREAS SHALL RECEIVE A W MIN. DEPTH BARK MULCH TOP DRESSING. 3, CONTRACTOR SHALL COORDINATE ALL WORK WITH OTHER TRADES PRIOR TO INSTALLATION. 4. CONTRACTOR SHALL BECOME FAMILIAR WITH THE LOCATION OF ALL EXISTING AND FUTURE UNDERGROUND SERVICES AND IMPROVEMENTS WHICH MAY CONFLICT WITH WORK TO BE DONE. CONTACT UNDERGROUND SERVICE ALERT (UsA) AT(800)642-2q PRIOR TO DIGGING. NOTIFY OWNER IMMEDIATELY SHOULD CONFLICTS ARISE. S. PLANTING AREAS SHALL BE BACKRLLED WITH TOPSOIL MIX, TO MEET PROPOSED GRADES. BACKFILL MIX SHALL CONSIST OF 2/3 NATIVE SOIL MIXED WITH t/3 ORGANIC COMPOST. 6. AFTER AMENDING SOIL TO A DEPTH OF 6-, GRADE ALL AREAS SMOOTH WITH NO LOCALIZED DEPRESSION EXCEEDING 10. ALL AREAS SHALL SURFACE DRAIN WITH 2% MIN. SLOPE AWAY FROM BUILDING, PAVING, OR OTHER STRUCTURES. T. PLA NTLOCATIONSAREDIAGRAMMATIC AND MAYBE ADJUSTED IN THE FIELD AT THE LANDSCAPE ARCHITECTS REQUEST PRIOR TO INSTALLATION. OBTAIN APPROVAL OF PLANT LAYOUT FROM LANDSCAPE ARCHITECT PRIOR TO PLANTING. (N) DRIVEWAY EXPUNATION PERMEABLE PAVERS - sf�C<OG 1- or r..Post top draskg end 3' of mulch In ell Cr ate ";nterarhae path Planting arms, typ. tpo� match wxI PROPERTY UNE w/)I(tifIFJG"ii"-O'�QALL y uNOrn�- A�G£SS ro EW FAMILY ROOM ADDITION AT FIRST FLOOR (EXISTING 2 -CAR GARAGE TO BE REMOVED) i•-r aeaaLa e• -r TaaR Ftn- 5nL ro su ots eases sri Nos sTONr SECOND FLOOR / ADDITION P-ativ. P--' �- aRIVACY PLANTING ' REQUIRED REAR 60' TALL PRIVACY WALL SCREENING (CONTINUOUS 15 S.I. .1%. (E) 6- LOGLIAT TREE NO LOQUAT TO TREE MEETS CITYS TREE TO BE LONG THIS DECK AREA) REMAIN. I REM• , is LA 110 _.M ~�J _.... E I Is I NEW IVEWA AREA I�'F e� -`• IT' F- DRIVEWAY) (E) 128 CHERRY DRAIN To NTING, �� TO CONNECT TO tse. REMAIN _ _�-- A� RAIN TO REMOVE REMAIN DISEASED AND LINE PARTIALLY DEAD. CHANNEL DRAIN Not a protected -A 80'EAR SEE SHEET C-2 end a safety Imalyd fa PROPOSED REAR SETBACK �r�iEY►' sy�N+ , 1d� Van, tv. ,1i�Al►' Law -ter Moderatewatar a' Lrrl dwe-y Ird petplo err GIW d'.YMM r.rar1 ria. IT -U jtagantraemb Indian iT LR iLaaaBlraw o! x fRaNl L crow'_ ____ Cra b--.. tree Cnpe Myrrh Tuaean 7 16 aL Law warm Low water Front Yard Tres Pro oO Shawl Tr. I. H.P. HIGH POINT (n) NEW ITEM 13. VINES ADJACENT TO FENCES OR OTHER STRUCTURES SHALL SE ATTACHED WITH 15 GAUGE GALVANIZED STEEL CABLE, 2% WATER FLOW ARROW rXvmM �r srAxeusxvrm Truv TREE PUNTING aa1RUIs ANCIPERENNIALS 2 ens FROM GROUND. aRIVACY PLANTING ' REQUIRED REAR 60' TALL PRIVACY WALL SCREENING (CONTINUOUS 15 S.I. .1%. (E) 6- LOGLIAT TREE NO LOQUAT TO TREE MEETS CITYS TREE TO BE LONG THIS DECK AREA) REMAIN. I REM• , is LA 110 _.M ~�J _.... E I Is I NEW IVEWA AREA I�'F e� -`• IT' Ory (N) 8b AREA D, NEIGHBOR'S 4'I EPOMEGRANATE SCREEN (E) 128 CHERRY DRAIN To NTING, �� TO CONNECT TO tse. REMAIN E) B'a AREA TREE To TYP (E) DRAIN RAIN TO REMOVE REMAIN DISEASED AND LINE PARTIALLY DEAD. CHANNEL DRAIN Not a protected -A 80'EAR SEE SHEET C-2 end a safety Imalyd fa PROPOSED REAR SETBACK 3' PerMebl. Peybg Gulp 4lveuby. TO SECOND FLOOR BALCONY 0 2' 4' D' 1d� Van, tv. ■r. mid. ❑er Dbdt .IN I Law -ter Moderatewatar a' Lrrl dwe-y Ird petplo err GIW d'.YMM r.rar1 ria. I_-�.._•• .i..� 7ANICAL NAME COMMON NAME Ory Ptnting Drat-- SIZE CATEGORY COMMENTS MIN. PLANTED HEIGHT fTt=9pfde_. T2 :.ppN tA$e Apple Foal ] 7 6 L 5,L Moderate water Motlmala warm Be.Her Iger ITA _ IArhptua'MarbM• T-tsr__iru,Ns' rmod Ms eY-Std. Arbutus Ma ar Carton 17 t 15 min. 24'BOX. SOL Law -ter Moderatewatar 'moon Trod 5' min INA," ksm and 16' maximum Be esti dLttancertPMnI •.1-derd standard IT -U jtagantraemb Indian iT LR iLaaaBlraw o! x fRaNl L crow'_ ____ Cra b--.. tree Cnpe Myrrh Tuaean 7 16 aL Law warm Low water Front Yard Tres Pro oO Shawl Tr. I. H.P. HIGH POINT (n) NEW ITEM 13. VINES ADJACENT TO FENCES OR OTHER STRUCTURES SHALL SE ATTACHED WITH 15 GAUGE GALVANIZED STEEL CABLE, 2% WATER FLOW ARROW rXvmM �r srAxeusxvrm Truv TREE PUNTING aa1RUIs ANCIPERENNIALS 2 ens FROM GROUND. NR R-311 ' LAtY. I a hu N Blue Hibeeus 3 5 L Low, water A IAsx�paanihos'Bush GIS Yellow Ka aroo Paw 2 6 L Modenetw water G &A rite h bra dwesiffare 9lowerd Ilcleoo' fills-ite'Howard McMinn 2 5 L NatNdLow water BP X13.. hurls Ilularls Ilul d.Pl Palm! _ canthus occldentale DwaN Ce oto Staab s kehush 2 1 t L 5 L N.WdMaderatw water NaNelLow, water S+ ti yj ct_ Garai I-licaL. Ca, I_. -®bihw rbeu! ver, h0 'aonteib __.... Football Ssdga_. ......... GrIMI Crile r Caannhua -- 27 2 ........... 1 gal __. 5.1. NIWaILoW water Lowwater s y ICI Htusa Bea it Macumt iEk �6 ,3ara k rW kW u. ---- 9Solled WhBe Rock Row Sante Berbera Dae 4 12 1 L lot Low water NetNdLow water 54855E tF c ghuca'Shkyoo Blue rNa eraNKOY Seklyou Blue Fescue T on 27 8 S gill 5' roto 16 oL NetWelLow water Bcraen 8 ruW 8' ntln al Partin _ _vornek! �M Jou haiwa Dou hx bh 10 1 L NaUvdLaw walm FAr - ansa uxollum'C cls Groundcavor Matron 4 8 L Law water 1.369.45E Fila-. cBromka Wax Nle 2 B 15 .L NatNeB_ow welm Screen Shrubl B'nn at Plantin t;ra - Vouble Dal hr britl Toa Rese'Daubb ht' or Equal 1 6 L Modanta water 4,897.8 st �h anent%.I-van Stein' lar aleaf L -W. Ears 2 1 L Law water ' L i.•-�uchloa UmIlhana PNnaws. Flmwr 3 fi L Moderat. water - V.R - .WIKGPE AREA 4s. is -,tars nthns Thrift Flute N.Wdl.owwatar trnw to -1W a b-,olrrantha'Palac, Pur h' Pa6wP Reach- 12 1.11NaNe =.r 80.e. 2, 192E2Y __._ .. -- R USE iANDSfAPiNG _ eNpi AREA IFRONr r4ao am iBACNYARO SfiBGa e. NO PLANTS SHALL BE PLANTED WITH ROOT BALLS OR NEW PRS IN A DRY CONDITION. BUL85: Ptnt bums 3•tlaw in soE with Ybrgularspedng lM1mugh.ulma snare sp; lfied area. i �,r ' sf -�- 9. ALL NEWLY PLANTED MATERIAL SHALL BE WATERED BY DEEP SOAKING WITHIN THREE HOURS OF PLANTING AND ROOT CONSTRUCTION LEGEND 1. Bmatlasl ice seeds evenly wim a seetl dtpenser. BALL KEPT MOIST FOR THREE WEEKS WITH WEEKLY WATERING.. 2 Wdk or romp arae nghdy fw seaNs91 mnhcl. F" ]. C`111area win 1• mulch. U q. Let me sins ge,minah seeds hums. 10. FINISH GRACE SHALL BE 35'SELOW TOP OF PAVING AND 9.S BELOW TOP OF FOUNDATION TO ALLOW FOR 3 -MULCH. Nwr !s{Y f auix ulrtauarwrcoveaawsxnr,wnr rI• -1 TINGTREEBSHRUBS >ygonu_ nPIDE � aN mace n"uov"AFrmsa PA TO REMAIN 11. GROUND COVERS SHALL BE PLANTED INA TRIANGULAR PATTERN FOR MAXIMUM COVERAGE. -�- CENTERLINE CENTER LINE w1 Pwxo Tea•. INSTALL ALL TREES AND SHRUBS PER PLANTING DETAILS, THIS SHEET. L.P. LOW POINT (e) E%ISTING ITEM 12. PLANT QUANTITIES ARE PROVIDED AS AN AID TO THE CONTRACTOR CONTRACTOR SHALL VERIFY ALL PLANT QUANTITIES IN THE FIELD. H.P. HIGH POINT (n) NEW ITEM 13. VINES ADJACENT TO FENCES OR OTHER STRUCTURES SHALL SE ATTACHED WITH 15 GAUGE GALVANIZED STEEL CABLE, 2% WATER FLOW ARROW rXvmM �r srAxeusxvrm Truv TREE PUNTING EYEBOLTS, AND TURN -BUCKLES. LOCATE HORIZONTAL CABLES B' LONG AND SPACE 18• APART. BEGIN CABLING 18• 2 ens FROM GROUND. NR R-311 • e . T. Note: Planting and establishing Daffodil bulbs and wildflower seeds: _ BUL85: Ptnt bums 3•tlaw in soE with Ybrgularspedng lM1mugh.ulma snare sp; lfied area. i �,r ' sf -�- SEEDS: .L..••�s•+i.a4r..: �.."•sir�y:i��E,-,'.7G-u-�r e 1. Bmatlasl ice seeds evenly wim a seetl dtpenser. --- Mr. arW Mn. Wwd Tsai and Yltln TW 2 Wdk or romp arae nghdy fw seaNs91 mnhcl. F" ]. C`111area win 1• mulch. U q. Let me sins ge,minah seeds hums. ym,E rot e,wadar,EroaEa Nwr !s{Y f auix ulrtauarwrcoveaawsxnr,wnr rI• ��.ruls >ygonu_ nPIDE � aN mace n"uov"AFrmsa NGxms PLAN VIEW �f {{ a"aovETxa mP suarartrrws. ua seewresh 4 } R w1 Pwxo Tea•. i. - '• IB PLANTING SHmRLoF ; �110s"e� wrsl 1 g �• •-" USE SINGIE FAMILY pESIINNDAL rXvmM �r srAxeusxvrm Truv TREE PUNTING 2 ens SCALE: I/8° = I' Call Before you 1-800-227-2600 00(1 ICf-xT (IATA ^ EKlatlrg fe0. t0 remekl typ. 10 97 SITE NOTES: 1. NO NEW GRADING OF THE EXISTING LOT IS BEING PROPOSED FOR THIS PROJECT. in EXISTING LOT SLOPE AND SWALE TO REMAIN 'a2 LANDSCAPE PUN (SHEET L-1, L-2) FOR _ ALL LANDSCAPE INFORMARON (EXISTING TREES, PROPOSED NEW TREES, PRIVACY SCREENING PAVING AND LANDSCAPING w TO BE ADDED TO THE PROPERTY) a I° of compnL top 3 drmsNg and 9' Of wlrh M all Planting arms, typ. VE e'P REDWOOD TREE TO REMAIN. 'o IS TREE MEETS gTYS PRIVACY w PUNTING REQUIREMENTS. VEGETATED SWALE W TO GRAIN AT 2R MIN., TYP. WHET o -a (E) 18b CAROB TREE TO a REMAIN. THIS MATURE TREE MEETS CIMS PRIVACY PLANTING a PECULATION BASIN, TYP SIZE TO BE DETERMINED PROJECT'S CIVIL ENGINEER .' nM. plat.d Yrtl D g■L nM. Prly■ey 8v4a-Ng etnb ■lorg f.hc., t9P• 2r'�O �NppSCAPF Roti . 9 NORTH atm2am It.Red bwt. 4 ane �r9Tf OF CAL LU 1 LL00 I - name: a.6s San Fernando Ave. CuoeNoo, 095014 E --- Mr. arW Mn. Wwd Tsai and Yltln TW =-'-'l FrardsTKun•Asellm Ded F" --tee AwhlmN Ashinl Fernando-AFLaMws AwhKemre( 241 U OI Uao '==--'CT NAME: TSAI FAMILY RESIDENCE N Y � - E ATA (U QUAKE FE U i. - '• - 3s.-]SM3 �• •-" USE SINGIE FAMILY pESIINNDAL .coxsnlucnox v.a NR R-311 ---"DTSIZE 9,966. SF ApfA -ii-DEDUCTION 9730. SE lES1TNAN 1016 - EIaSTNG PROPOSED --USING MAIN FLOORUVING AREA R Sf SES SF ----4 NG OUIIDING AREl1 4y, ;eU.. SF 79•00N �/r ll_QN TO FIRBf F1GOR 54855E NEW L-CA0.GAPAGE 49899E FIOSTING LCARGAMGETO t• aVFD •SLSa SF --.-EW Fl0.STFlD00. BUIItMNG AREA s-' 3,945.35£ 1(Ia0m1 --. -FU FA0. wlN erves, raryori, do asU6a 'w 1.369.45E Minus tM1c eaves (40B .k. Ira" sage ova SF 3,%L Y A -�--1M4110WED lDTCOVFPAGEAS £.A.0. YBF ;:'^. 4 ] ---.:,-::lM Al10tV1]I LOTCOYEMGE-with eaves sa'• dedr.esMin 4,897.8 50% ORWEWAY NEW saIDI 2,1415 ___-__ WALKWAYS 6850 PATIO BPORCN lOLO LWLW - .WIKGPE AREA 75250 - AND LOW WATER USEIANaSCAPING trnw -.-_tiTEWATFAUSEARG 3o0.W ___.-RF PNNTARLt 2, 192E2Y __._ .. -- R USE iANDSfAPiNG _ eNpi AREA IFRONr r4ao am iBACNYARO SfiBGa -='I.i APFA SbGW , -"'-EA AS A PERCT_NTOFNTAI LSNa5L1MNG SJ6X AlIOWEUIURi AREA 2Si3OFTOTAI UWUSf.At•Ei i i MIN L31 _�-�=ahi --=GN-1dRF AREA ...... JR IOW WATFA USE PUWiiNG t7F NONNRA0.FN FGR PROIER 1.69ZSG__ =--==M.ILLOWEU NATIVE UR IUW WARRVSE PVWT,NG IBOK OF NON NRF AREA L7il.Wi UR IOW WATER USE PIANIhNG t)F NON TURF AREA FOI(PRO,[R � M.IYA! -: =--E.ITORE'LV RSDPPAO:MEA _ a.W?Ci a m � v'OroO � c Q m N Q E w DRAWN AF CHECKED v m AF DATE 9 u 02/14/2019 13 o SCALE 1/8".1'-0" m � JOB NO. n 1817 SHEET c, L-1 u m r 3 1 OF 2 SHEETS E F" .t0 U OI Uao � N Y � U i. E w DRAWN AF CHECKED v m AF DATE 9 u 02/14/2019 13 o SCALE 1/8".1'-0" m � JOB NO. n 1817 SHEET c, L-1 u m r 3 1 OF 2 SHEETS ommunity Development Department Planning Division - Cupertino APPROVED R-2017-33 pPI111-14I.-r(l) I Body: Director /Staff I Date 06/25119 .9-,L ve Enka Poda - T.,eMe Pe. I 0 T JW. DED W Z (e) Spray irrigation (L converted to drip > I Q Irrigation point .1conneclion Z Q Z w (e)Water Meter_ LL � -yP 2% IRRIGATION NOTES EXISTING Bul TNG AREA (UVING EA, COVERED PO M AREA) (2329 SF 1. PO INT OF CONNECTION -CONNECT TO NEW HOUSE SUPPLY UNE IN FRONT YARD. THIS IRRIGATION SYSTEM IS DESIGNED TO OPERATE ON A STATIC PRESSURE OF 55 PSI PROVIDED BY THE CITY(45 PSI FOR DRIP WITH PRESSURE REGULATOR)JF A DISCREPANCY EXISTS PLEASE NOTIFY THE LANDSCAPE ARCHITECT. 2. LOCATE. DISCONNECT AND CAP OFF IRRIGATION TO BE ABANDONED. 3. CONTACT UNDERGROUND SERVICE ALERT(USA)AT(800)602-2444 PRIOR TO BEGINNING WORK CONTRACTOR SHALL BECOME FAMILIAR WITH THE LOCATION OF EXISTING AND FUTURE UNDERGROUND SERVICES PRIOR TO EXCAVATION OF TRENCHES. CONTRACTOR TO REPAIR ANY DAMAGES CAUSED BY. OR DURING THE PERFORMANCE OF HIS WORK ATNO EXTRA COST TO EOWNER. CONTACT LANDSCAPE ARCHITECT SHOULD ANY CONFLICTS ARISE. 4. THE IRRIGATION SYS TEMSHALLBEINSTALLEDINACCOROANCE WITH ALL LOCAL CODES AND REGULATIONS. 5, CONTRACTOR SHALL COORDINATE IRRIGATION INSTALLATION WITH OTHER TRADES. CONTRACTOR TO COORDINATE AND VERIFY ALL SLEEVING, PIPING, ELECTRICAL SUPPLY, POINT OF CONNECTION, ETC. B. THIS IRRIGATION DESIGN IS DIAGRAMMATIC IN NATURE AND DOES NOT REPRESENT AN EXACT LAYOUT. THE CONTRACTOR SHALL MAKE MINOR ADJUSTMENTS IN HEAD, VALVE, AND PIPING LAYOUT. 7. CONTRACTOR IS RESPONSIBLE FORGOMPLETE AND UNIFORM COVERAGE OFALL PLANTING AND TURF AREAS. CONTRACTOR TO THROTTLE THE FLOW CONTROL AT EACH VALVE TO OBTAIN OPTIMUM OPERATING PRESSURE OF REACH CIRCUIT. ADJUST SPRAY HEADS AND NOZZLES FOR OPTIMUM COVERAGE WHILE PREVENTING OVER SPRAY ONTO WALKWAYS AND STRUCTURES. 8. CONTRACTOR SHALL VERIFY NUMBER OF STATIONS IN CONTROLLER. ANY INADEGUACIES TO BE BROUGHT TO THE ATTENnON OF THE LANDSCAPE ARCHITECT AND OWNER. 9. INSTALL NO. 14 OF DIRECT BURIAL IRRIGATION WIRE. USE EPDXY CONNECTORS AND BURY WIRE WITH MAINLINE, BUNDLED AND TAPED TOGETHER EVERY TEN FEET. 10. FIELD VERIFY EXACT LOCATION OF CONTROLLER WITH OWNERAANDSCAPE ARCHITECT. PROGRAMMING OF THE CONTROLLER IS THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR UNTIL FINAL ACCEPTANCE OF THE ENTIRE PROJECT. 11. REMOTE CONTROL VALVES SHALL BE INSTALLED FLUSH WITH FINISH GRADE AND SHOULD BE INSTALLED IN PLANTING AREAS ONLY. 12. WHERE PIPE PASSER UNDER DRIVING SURFACES, PROVIDE PVC SLEEVES AS NOTED ON PLANS. SLEEVE SIZE TO BE MINIMUM OF TWO PIPE SIZES LARGER THAN THE PIPE IT IS UNTENDED FOR. 13. NO FITTINGS SHALL BE LOCATED UNDER PAVEMENT OR IN SLEEVES. 14. INSTALL ELECTRIC ANTI -SIPHON VALVES. DRIP VALVES SHALL INCLUDE PRESSURE REGULATOR AND Y FILTER. 15. INSTALL SW WG JOINTS FOR ALL SPRAY HEADS. 16, ALL EDUWMENT INSTALLATION SHALL MEET THE REQUIREMENTS OF THESE NOTES AND THE CALIFORNIA LANDSCAPE STANDARDS, PUBLISHED BY THE CLCA (LATEST EDITION). 17. INSTALL SCHEDULE 40 LATERALS AND MAINLINES. MMNUNESSHALLBEINSTALLEDATADEPTHOFI8-. LATERALS SHALL BE INSTALLED AT A DEPTH OF IT. 18. SPRAYHEADS TO BE RAINEIRD, OR APPROVED EQUAL LAWN SPRAYS TO HAVE 6' POP-UP. ALL OTHER PLANTING AREAS TO BE IRRIGATED BY A DRIP SYSTEM. 19. TEST SYSTEM FOR AT LEAST THREE HOURS BEFORE BACK FlWNG, ESPECIALLY THE MAINLINE. 20. 3' OF MULCH TO BE PLACED OVER THE ONSERFACE IRRIGATION TUBING IN ALL PLANTING AREAS AFTER INSTALLATION AND PERFORMANCE OF THE IRRIGATION SYSTEM IS VERIFIED BY OWNER AND CONTRACTOR. 21. AB irdg-...Wion 61v1,- M.11 meat the regGimments set In the ANSI stand.., ASABUICC 802-2014 -Landscape tM,.h.n Spnoldw Intl Emidw SWM,M.' All Wd,kiar heads intake! in the lends®pe must d -Mi a diMnb,Wn en9-ty low quarter or 0.65 a higher using the pmtoml defined in ASABEOCC 802-2014. 22. Landscape mnlrachr b I..1 a Pr ..Iy -- meter ar submeter for landscape use pMy (at POC b IRlgel.). �gggg - JEW FAMILY ROOM ADDITION AT FIRST FLOOR (EXISTING 2 -CAR GARAGE TO BE REMOVED) SECOND FLOOR ADDITION 1E ••fJ t:. =_1�rr ,��.._ ..- .�.-�Wa�-r•"sa.--._. .. • 11 1 G © © NeMAm NLG/WS CONVENTONN. WellMwribd NeteAm Er MANAGER W'ilh Rein Geuga HYDROMETER I-10 MPT WhhSMb- ZONE 4: SHRUBS, TREES, AND GL -GNP IRRIGATION /,�, ZONE S: LAWN-SPMYIRNWRON I 16f0+.3.]B GMP �Tp.t95 GMP VQ New C4ly WebrnMer O AF xOrE: ALL SPRWIaER -LES AR-tInAIHE UNiEss Norm �I Stlt.40 pvcmainAro (1-1IdT ® ZONE6: LAWN-SPRAYIRNWTION 2. FOLLOWING COMPLETION OF CONSTRUCTION, AN AFFIDAVIT FROM AN ISA -CERTIFIED ARBORIST SHALL BE PROVIDED CONFIRMING THAT u sdt. da I>W lee.ml one ZONE]: TREE-BUSBLERLOW WATER USE THE NEW TREES HAVE BEEN PLANTED PROPERLY AND ACCORDING TO PLAN. - 10�-0.I8 GMP LNss 315 Neeve-sPe per plan IRRIGATION HYDRO -ZONE LEGEND Y �4f .Y .r..... a..>e •So: -.Ti `•'S`�.L-a��;Tu� --- ZONEI: SHRUBS, TREES. MO GC-ORIP MODERATE WATER USE - - - IRRIGATION _ - - + H'e� ® h loft lme SPRAY PRODUCTS - FOR LAWN -DRIP PRODUCTS - ALL OTHER PLANTING ter-da]cMP \\� ta]-dsa cMP GATE VALVE m ` er-0.ss GMP 4. A CERTIFIED LANDSCAPE PROFESSIONAL SHALL CONDUCT A LANDSCAPE INSTALLATION AUDIT AFTER THE LANDSCAPING AND MANUFACTURER MOOED DESCRIPTION ZONE25HRU..,TREE., ANOGL-ONP IRRIGATION LOW WATER USE d RMW4 Mlrtbir41608 PA8 8',10',12,616, W Pop W Ie'Alt epey lexn spry NETAFIM TECHLINOD GV ON -SURFACE LAYOUT .12- DRIPPER SPACING, A GPH FLOW RATE. CONSOLIDATED INTO A LANDSCAPE INSTALLATION REPORT PROVIDED TO THE PLANNING DIVISION. n u 1817 OR S. THE PROPERTY OWNER SHALL SIGN A LANDSCAPE MAINTENANCE AGREEMENT AND WELO COMPLIANCE CERTIFICATE PER CHAPTER 'SHEET .............. 60'-3' PROPOSED REAR SETBACK q TO SECOND FLOOR BALCONY h[2RIGATION LEGEND MANUFACTURER MOOELB OESCRIPION .- ` � Febm 02S' 1' OetlAON prevemar 4 Rehdrd BLT 1' Gets Vehe Randrtl PEB eeb RemTte wnlml veM S ••fJ t:. =_1�rr ,��.._ ..- .�.-�Wa�-r•"sa.--._. .. • 11 1 G © © NeMAm NLG/WS CONVENTONN. WellMwribd NeteAm Er MANAGER W'ilh Rein Geuga HYDROMETER I-10 MPT WhhSMb- ZONE 4: SHRUBS, TREES, AND GL -GNP IRRIGATION /,�, ZONE S: LAWN-SPMYIRNWRON I 16f0+.3.]B GMP �Tp.t95 GMP VQ New C4ly WebrnMer O AF xOrE: ALL SPRWIaER -LES AR-tInAIHE UNiEss Norm �I Stlt.40 pvcmainAro (1-1IdT ® ZONE6: LAWN-SPRAYIRNWTION 2. FOLLOWING COMPLETION OF CONSTRUCTION, AN AFFIDAVIT FROM AN ISA -CERTIFIED ARBORIST SHALL BE PROVIDED CONFIRMING THAT u sdt. da I>W lee.ml one ZONE]: TREE-BUSBLERLOW WATER USE THE NEW TREES HAVE BEEN PLANTED PROPERLY AND ACCORDING TO PLAN. - 10�-0.I8 GMP LNss 315 Neeve-sPe per plan IRRIGATION HYDRO -ZONE LEGEND Y �4f .Y .r..... a..>e •So: -.Ti `•'S`�.L-a��;Tu� --- ZONEI: SHRUBS, TREES. MO GC-ORIP MODERATE WATER USE - - - IRRIGATION _ - - + H'e� ® h loft lme SPRAY PRODUCTS - FOR LAWN -DRIP PRODUCTS - ALL OTHER PLANTING ter-da]cMP \\� ta]-dsa cMP GATE VALVE m ` er-0.ss GMP 4. A CERTIFIED LANDSCAPE PROFESSIONAL SHALL CONDUCT A LANDSCAPE INSTALLATION AUDIT AFTER THE LANDSCAPING AND MANUFACTURER MOOED DESCRIPTION ZONE25HRU..,TREE., ANOGL-ONP IRRIGATION LOW WATER USE d RMW4 Mlrtbir41608 PA8 8',10',12,616, W Pop W Ie'Alt epey lexn spry SITE NOTES: 1. NO NEW GRADING OF THE EXISTING LOT IS BEING PROPOSED FOR THIS PROJECT. EXISTING LOT SLOPE AND SWALE TO REMAIN 2. LANDSCAPE PLAN (SHEET L-1, L-2) FOR ALL LANDSCAPE INFORMATION (EXISTING TREES, PROPOSED NEW TREES, PRIVACY SCREENING PAVING AND LANDSCAPING TO BE ADDED TO THE PROPERTY,) t,• w rc"NNDSCAPF o O 4, Ir OF CAL 0 2' 4` 8' IG' NORTH - 5CALE: 1/8' = 1'-0' Call Before you Digl 1.800-227-2600 3 �mxE 6i ,an a O - 3u� o..u....F i j L...eue..o„weavarc�-.cwr.w4 DtV- T ltd ,. m„vmwc..nnuueau.rno.�J.�Kw.¢ nm � Q BACKFLOW PREVENTER .,. o v O �g ® RRIGATIONRU65, TREES, AND GC -GRIP LOW WATER USE \ 1�. �~� mQ � O TRENCHING DETAIL IRRIGULAR AREAS NETAFIM TECHLINE LITE END FEED LAYOUT TI Y I >, e ) ZONE 4: SHRUBS, TREES, AND GL -GNP IRRIGATION /,�, ZONE S: LAWN-SPMYIRNWRON I 16f0+.3.]B GMP �Tp.t95 GMP \ G[ t.te GMP TG-a.]e GMP ,,.,.Keay,¢ O AF xOrE: ALL SPRWIaER -LES AR-tInAIHE UNiEss Norm i� ® ZONE6: LAWN-SPRAYIRNWTION 2. FOLLOWING COMPLETION OF CONSTRUCTION, AN AFFIDAVIT FROM AN ISA -CERTIFIED ARBORIST SHALL BE PROVIDED CONFIRMING THAT u AF ZONE]: TREE-BUSBLERLOW WATER USE THE NEW TREES HAVE BEEN PLANTED PROPERLY AND ACCORDING TO PLAN. - 10�-0.I8 GMP - GMP 3. A PLANNING DIVISION INSPECTION IS REQUIRED TO VERIFY EXTERIOR MATERIALS/FINISHES, TREES, LANDSCAPING, AND SITE WORK. t5r acMP ter-da]cMP \\� ta]-dsa cMP GATE VALVE m ` er-0.ss GMP TRENCHING DETAIL IRRIGULAR AREAS NETAFIM TECHLINE LITE END FEED LAYOUT TI Y NOTE: REQUIREMENT PRIOR TO FINAL OCCUPANCY >, (�\ \ I� 1. THE PROPERTY OWNER SHALL RECORD A COVENANT ON THE PROPERTY FOR THE NEW TREE./SHRUBS PLANTED FOR PURPOSE OF THE a,4 DRAWN OJ teG-oaZ GMP tm-oaS GMP ta0-n+o GMP w-oze GMP REQUIRED REPLACEMENT TREES, PRIVACY PROTECTION, AND REQUIRED FRONT YARD TREE. THE PROPERTY OWNER SHALL CONTACT PLANNING DIVISION IN ADVANCE OF THE FINAL TO PREPARE THE AGREEMENT. O AF xOrE: ALL SPRWIaER -LES AR-tInAIHE UNiEss Norm i� CHECKED 2. FOLLOWING COMPLETION OF CONSTRUCTION, AN AFFIDAVIT FROM AN ISA -CERTIFIED ARBORIST SHALL BE PROVIDED CONFIRMING THAT u AF Ddp Inigallon Valve Assemblies: THE NEW TREES HAVE BEEN PLANTED PROPERLY AND ACCORDING TO PLAN. - DATE VALVEIFILTER/PRESSURE REGULATOR MEDIUM FLOW KIT (3.OGPM TO 15.DGPM): XCZ-100-PRF INCLUDES 1' VALVE,1- RBY FILTER, 45 PSI PRESSURE REGULATOR 3. A PLANNING DIVISION INSPECTION IS REQUIRED TO VERIFY EXTERIOR MATERIALS/FINISHES, TREES, LANDSCAPING, AND SITE WORK. o u o 2.14-2019 SCALE NETAFIM TECHLINE® CV ON -SURFACE LAYOUT 4. A CERTIFIED LANDSCAPE PROFESSIONAL SHALL CONDUCT A LANDSCAPE INSTALLATION AUDIT AFTER THE LANDSCAPING AND IRRIGATION SYSTEMS HAVE BEEN INSTALLED PER CHAPTER 14.15 (LANDSCAPE ORDINANCE). THE FINDINGS OF THE ASSESSMENT SHALL BE d JOB NO. NETAFIM TECHLINOD GV ON -SURFACE LAYOUT .12- DRIPPER SPACING, A GPH FLOW RATE. CONSOLIDATED INTO A LANDSCAPE INSTALLATION REPORT PROVIDED TO THE PLANNING DIVISION. n u 1817 THE ROW SPACING TO FLUCTUATE BETWEEN I2'TO IWAS PER PLANT LAYOUT. S. THE PROPERTY OWNER SHALL SIGN A LANDSCAPE MAINTENANCE AGREEMENT AND WELO COMPLIANCE CERTIFICATE PER CHAPTER 'SHEET INSTALL 120 MESH FILTER AS SPECIFIED BY THE MANUFACTURER. 14.15 (LANDSCAPE ORDINANCE),PREPARED BY THE CITY. AND RECORD IT WITH THE SANTA CLARA CO. RECORDER'S OFFICE. THE PROPERTY THE AGREEMENT. c OWNER SHALL CONTACT THE PLANNING DIVISION IN ADVANCE OF THE FINAL TO PREPARE L-I'� PROVIDE MANUAL FLUSH VALVES AT END OF DRIP LINE (OPPOSITE SIDE OF VALVE) $ p L AIR RELIEF VALVE AT THE HIGH POINT OF EACH CIRCUIT. 6. A CERTIFIED LANDSCAPE PROFESSIONAL SHALL PROVIDE A LANDSCAPE AND IRRIGATION MAINTENANCE SCHEDULE PER CHAPTER 14.15 m REFER TO SHEET L-2 FOR LAYOUT DETAILS (LANDSCAPE ORDINANCE) TO THE PLANNING DIVISION. r 3 2 OF 2 SHEETS i — — -FC-EPT LII ° _- PH41 T ❑ ommunity Development Department 1 Ip xa Plannin Division 11 Cu ertino- g APPROV@D p' • �� I- 3 vF:h. Case# R-2017-33'ry3'x — _LIIILrLII\- I Approv (Body: Director/Staff Iy[i Approv 1 Date 06/25/19 LL II Signatu a Erika P—d. LO •-1. �PII r=F III= Vic" 1 t� M L "I -1 F' -=1- -- i — — -FC-EPT LII ° _- PH41 T r ,FL,. Ek_II 01 — _LIIILrLII\- 1i= CLT -Cr --.--...—. _E AE iT LIP'_ LL II LO •-1. �PII r=F III= FP LL- _____ L "I -1 F' -=1- -- --OH - F' '"IPFF III IIE-Cf F.' E, r -- - - _ ❑ L 7C cul- _'k'I L•". II, r._ 1,11, IH'_ LE O ,..F EI CLIC '7-FF)�. IC =JIH S-`1 IT_.F. -E"EP /.;P -)LE 111. H _ Lt JL I -- I Fv 1 1 -LJ T-F'I .y i IFF ( F'41 \C ^LLE Jl. 1=-: L'/t "ill 1- tk IE F EF DISCLAIMER: SMP ENGINEERS OR ITS OFFICERS OR AGENTS SHALL NOT BE RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF ELECTRONIC COPIES OF THIS PLAN. NOTE: THIS MAP REPRESENTS TOPOGRAPHY OF THE SURFACE FEATURES ONLY. UNLESS SPECIFIED ON THIS MAP, LOCATIONS OF THE UNDERGROUND UTILITIES ARE NEITHER INTENDED NOR IMPLIED. FOR THE LOCATIONS OF UNDERGROUND UTILITIES CALL -USA" (1-800-642-2444). SURFACE FEATURES ARE LOCATED BY MEANS OF A STATION AND OFFSET FROM THE CONTROL LINE. BASIS OF BEARINGS: THE BEARING N 072'35- E OF CENTERUNE OF ORANGE AVE AS SHOWN ON RECORD OF SURVEY MAP, RECORDED IN BOOK 532 OF MAPS, AT PAGE 17, WAS USED AS THE BASIS OF BEARINGS SHOWN HEREON. REFERENCED ASSUMED BENCHMARK: TOP OF SANITARY SEWER MANHOLE LOCATED AT SAN FERNANDO AVE, IN FRONT OF PROPERTY EL 109.21' NOTES 1. ALL DIMENSIONS ARE GIVEN IN FEET AND DECIMALS THEREOF. 2. THE GROSS AREA OF LAND OF RECORD IS 9,966 SQ. FT. t, 3. THE MAP WAS BASED ON A GRANT DEED DOC.# 20053885 DATED 11/25/2008, RECORDED IN SANTA CLARA COUNTY. 4. ALL EXISTING BUILDINGS ARE WOOD. S. FOR PRECISE SPECIES OF TREES A CERTIFIED ARBORIST SHALL BE CONSULTED. SCALE 1-= 10' GRAPHIC SCALE DT FEET ) 1 1nnL - 10 8. CITY OF CUPERTINO 21865 San Fernando Avenue SMP ENGINEERS - s�°s`� BOUNDARY TOPOGRAPHIC SURVEY MAP Cupertino CIVIL ENGINEERS LAND SURVEYORS � d APN: 357-15-043 , c , O �D-ESIG�DATEFAWPPR. T-1REMSIONS MTE