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M-2010-04b City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3251 C U P E RT 1 N O FAX (408) 777-3333 Community Development Department September 16, 2010 Chi Nguyen 3465 Sun Crest Ave San Jose, CA 95132 SUBJECT: PLANNING COMMISSION A: TION LETTER — M-2010-04 This letter confirms the decision of the P lanning Commission, given at the meeting of September 14, 2010, approving the Modification to a hillside exception (EXC-2001-07) to construct a 2,223 square foot, single family residence on a substandard lot with a slope greater than 30 percent, located at 22�310 Mercedes Road, according to Planning Commission Resolution No. 6603. Please be aware that if this permit is not used within a two-year period, it shall expire on September 14, 2012. Please note that an appeal of this decision can be made within 14 calendar days from the date of the decision. If this happens, ��ou will be notified of a public hearing, which will be scheduled before the City Council. Sincerely, �� George Schroeder - "� Assistant Planner Planning Department Enclosures : Resolution 6603 g:/planning/post hearing/actionletterM-2010-04 M-2010-04 CITY OF CUPERTINO 10300 T� �rre Avenue Cupertino, (�alifornia 95014 RESOLU'I'ION NO. 6603 OF THE PLANNING COMMISS ION OF THE CITY OF CUPERTINO APPROVING A MODIFICATION TO A HILLSIDE EXCEPTION (EXC-2001-07) TO CONSTRUCT A 2,223 SQUARE FOOT, SINGLE-FAMILY RESID ?NCE ON A SUBSTANDARD LOT WITH A SLOPE GREATER THAN 30 PERCENT LOCATED AT 22810 MERCEDES ROAD (APN 342-22-106) SECTION I: PROTECT DESCRIPTION Application No.: M-2010-04 Applicant: Chi Nguyen Location: 22810 Mercedes Road (APIJ 342-22-106) SECTION II: FINDINGS FOR EXCEPTION WHEREAS, the Planning Commission of the City of Cupertino received an application for a Hillside Exception, as described on Section II of this Reso: ution; and WHEREAS, the necessary notices have been gi�•en in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Comm.ssion has held one or more Public Hearings on this matter; and WHEREAS, the applicant has met the burden o: � proof required to support this application, and has satisfied the following requirements: 1. The proposed development will not t�e injurious to property or improvements in the area nor be detrimental to the public healtli and safety. 2. The proposed development will nc�t create a hazardous condition for pedestrian or vehicular traffic. 3. The proposed development has leg�l access to public streets and public services are available to serve the development. 4. The proposed development requires an exception, which involves the least modification of, or deviation from, the developme�lt regulations prescribed in this chapter necessary to accomplish a reasonable use of the parcel. 5. All alternative locations for develop:nent on the parcel have been considered and have been found to create greater enviro:�lmental impacts than the location of the proposed development. 6. The proposed development does not consist of structures on or near known geological or environmental hazards that have be �n determined by expert testimony to be unsafe or hazardous to structures or persons re:;iding therein. 7. The proposed development include;. grading and drainage plans that will ensure that erosion and scarring of the hillsides �:aused by necessary construction of the housing site and improvements will be minimized . Resolution No. 6603 M-2010-04 September 14, 2010 Page-2- 8. The proposed development does not �:onsist of structures which would disrupt the natural silhouette of ridgelines as viewed frorn established vantages points on the valley floor. 9. The proposed development consists c�f structures incorporating designs, colors, materials, and outdoor lighting which blend w ith the natural hillside environment and which are designed in such a manner as to rE duce the effective visible mass, including building height, as much as possible without c:�eating other negative environmental impacts. 10. The proposed development is locate � on the parcel as far as possible from public open space preserves or parks (if visible �:herefrom), riparian corridors, and wildlife habitats unless such location will create other, more negative environmental impacts. 11. The proposed development includes a landscape plan which retains as many specimen trees as possible, which utilizes d rought-tolerant native plants and ground covers consistent with nearby vegetation, an�� which minimizes lawn areas. 12. The proposed development is other�n ise consistent with the City's General Plan and with the purposes of this chapter as descrit�ed in Section 19.40.010. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, e�:hibits, testimony and other evidence submitted in this matter, the application for a Modification to a Hillside Exception are hereby recommended for approval, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing recor� concerning Application No. M-2010-04 as set forth in the Minutes of the Planning Commission Me��ting of September 14, 2010, and are incorporated by reference though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on the plan set erititled "New Nguyen-Le Residence, 22810 Mercedes Road, Cupertino, CA 95014, APN: 342-::2-044" consisting of 11 pages dated September 14, 2010 and a color and material sheet witY� an unspecified date except as may be amended by the conditions contained in this Resolution. 2. RETAINING WALL DESIGN The Director of Public Works and Dire�tor of Community Development shall review and approve the final retaining wall plans ��nd exterior materials prior to issuance of building permits. All of the existing and new mas��nry walls (including but not limited to the southern retaining walls, driveway retaining wall,;, and pier foundation system of the house) shall be screened by either appropriate stone or wood siding materials or other similar materials/features as deemed appropri<<te by the Director of Community Development to help reduce the visual mass and blend wi th the surrounding natural environment. 3. FINAL COLORS AND MATERIALS The final colors and materials shall be rEViewed and approved by the Director of Community Development prior to issuance of buildin � permits. Resolution No. 6603 M-2010-04 September 14, 201a Page-3- 4. MODIFICATIONS TO APPROVED EXTF RIOR COLORS AND MATERIALS Any proposals to modify the approved exterior colors and materials shall be subject to review and approval by the Director of Conununity Development prior to installation and/or application. The modifications shall mir:uc the character and design intent of the originally approved materials and shall be compatit►le with the site's natural surroundings. 5. SITE FENCING The existing fence shall be modified to cc mply with the Fence (Chapter 16.28 of the CMC) and RHS (Chapter•19.40) Ordinances. The Director of Community Development shall review and approve the proposed fence location and �esign prior to issuance of building permits. 6. GEOLOGIC AND GEOTECHNIC REVIE ✓V The project shall incorporate all recommendations set forth in the geotechnical investigation prepared for the development by Wayne Ting & Associates, Inc., dated August 10, 2007 and December 28, 2009. In addition, the project shall incorporate all the following recommendations set forth in the geologic and geotechnical peer review co lducted by Cotton, Shires and Associates, Inc., dated july 27, 2010: � a) Prior to issuance of building pE�rmits, structural plans shall be generated for the proposed residence that incorpor��tes the recommendations of the project geotechnical engineer. b) Prior to issuance of building permits, the applicant's geotechnical consultant shall review and approve all geotec�inical aspects of the development plans (i.e. site preparation and grading, site drainage improvements and design parameters for foundations and retaining walls; to ensure that their recommendations have been properly incorporated. The struc tural plans and geotechnical plan review shall be submitted to the City' and reviewE d by the City staff and City Geotechnical Consultant prior to approval of the building ��ermit application. � c) Prior to final (as-built) project approval, the geologic and geotechnical consultants shall inspect, test, and approve ;ill geologic and geotechnical aspects of the project construction. The inspections sh�ll include, but not necessarily be limited to: site preparation and grading, site st�rface and subsurface drainage improvements and excavations for foundations and retaining walls prior to the placement of steel and concrete. The project geologist shall inspect all pier excavations to assure that adversely oriented planes of wea];ness are not encountered, and that competent earth materials are encountered. The results of these inspections and the as-built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the City Engineer foi review prior to final project approval. 7. ON-STREET PARKING SPACES AND I'ROTECTION OF ADTACENT TREES The applicant shall provide paving to �►ccommodate two parallel parking spaces along the north side . of Mercedes Road. The oii-street parking spaces, garage pad, driveway and retaining walls shall be constructed pric>r to beginning construction on the project and shall be used as a staging area during constri�ction. The road/parking area in the right-of-way in front of the applicant's lot shall be repa.red in accordance to Public Works' standards in the event of �damage. Resolution No. 6603 M�2010-04 September 14, 2010 Page-4- The applicant shall retain the City's con�ulting arborist to survey the locations of the adjacent Oak trees in relation to the proposed parking area and recommend protective measures that shall be incorporated into the constructi�n plans. The final location of the parking area shall be reviewed and approved by the Director of Community Development prior to issuance of building permits. The applicant shall install pervious pavE�r or turf block material in the on-street parking area and enter into a maintenance agreement with the City, unless the Director of Public Works determines that pervious pavers or turE blocks are not an acceptable material for the site conditions. In such case, the applicant shall install a material that conforms to the Public Works Department's standards. 8. TREE PLANTING The applicant shall plant a minimum ��f (13) 24-inch box size trees onsite prior to final occupancy in accordance with the reco mmendations in Arbor Resources arborist's report dated February 11, 2010. The final tr��e species shall be approved by the Director of Community Development prior to issuan _e of building permits. The trees shall be double-staked with rubber tree ties (may not be necessary for multi-stem trees) with no cross brace. All forms o:' irrigation shall be automatic drip or soaker hose system placed on the soil surface and not in a sleeve. Prior to installation, the trees shall be i nspected and selected at the nursery by either the project landscape architect or the City's consulting arborist for suitable structures and acceptable lateral root growth. 9. TREE PRCSTECTION/TREE PROTECTI0�1 BOND The applicant shall preserve and mair.tain the existing trees onsite according to Arbor Resources arborist report's recomxnendaiions in sections 4.0, 5.1, and 5.2 dated February 11, 2010. The applicant shall retain the City's con sulting arborist to prepare two review letters to be submitted to the Director of Community Development. The first letter shall confirm that all tree protection measures are in place prio r to building permit issuance. The second letter shall indicate the implementation of the protE ction measures during construction and the overall status of the trees prior to final occupancy . A bond or other financial instrument in the amount of $10,000 shall be submitted to ensure tree protection. The bond may be relea� ed following receipt of the aforementioned second letter indicating that the trees have been adequately protected during development, and are expected to survive. 10. TREE COVENANT The property owner shall record a co� enant on this property to inform future property owners of the tree protection measures ar�d requirements. The precise language will be subject to approval by the Director of Commt:nity Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. Resolution No. 6603 M-2010-04 September 14, 2010 Page-5- 11. REMEDIATION MEASURES FOR TREE IMPACTS Prior to issuance of building permits, tY.e following shall be performed by an ISA-certified arborist for the existing trees onsite; the results of which shall be provided in letter or report form to the Director of Community Development: a) Soil shall be manually cleared, u sing hand tools only, 12 to 24 inches from the root collar of each inventoried Oak tref �. b) Soil fill shall also be removed :o expose natural grade where within a minimum distance from a iree's trunk of three times its diameter. This work shall also be manually performed with care taken to avoid excavating into the natural grade. c) Any root or other damage found that requires remediation shall be attended to. d) Water shall be supplied to the root zones of the existing trees (as specified in section 5.2 of Arbor Resources arborist's repert dated February 11, 2010) during the dry season. 12. DRIVEWAY CONSTRUCTION IN RELE�TION TO TREE #2 The following measures shall be taken tc� avoid potential impacts from the driveway on tree #2, as identified on the landscape plan: a) If necessary, a drystack retaining - Nall shall be established along the driveway's edge to maintain fill away from the trunk. b) The construction of the driveway ;;hall not require digging into or the direct compaction of previous natural grade (foot-tamping is acceptable). Tensar BX Geogrid could potentially be used. The geogrid �hall be established before demolition and remain in place until the�driveway is constrt�cted. c) The section of the driveway witllin 12 feet from tree #2's trunk shall be permeable, including base materials. 13. TWO YEAR FOLLOW-UP VISIT BY AR130RIST The property owner shall retain the City's consulting arborist to make a site visit two years after the date of the aforementioned secc�nd arborist letter to further reevaluate the impacted trees and assess the likelihood that they c�n perform for the long term. 14. UNDERGROUND UTILITY LINES IN R ELATION TO TREE PROTECTION ZONES (TPZ) Any new underground utility and service shall be established beyond a tree's tree protective zone (TPZ). The TPZ shall be regarded as the unpaved ground (existing or approved for construction) within a distance from its trunk (closest edge) of seven times its diameter. Additionally, all e�cisting, unused lines o° pipes within a TPZ shall be abandoned and cut off at existing soil grade. � 15. MODIFICATIONS TO LANDSCAPING AND IRRIGATION PLANS Any future proposals by the property owner to xriodify the approved landscaping and irrigation plans shall be subject to the xeview and approval of the Director of Community Development. The modified plans shall also be forwarded to the City's consulting arborist, consulting engineering geologist, and the Santa Clara County Fire Department for review. 16. SOIL ANALYSIS REPORT A soils analysis report shall document the various characteristics of the soil (e.g. texture, infiltration rate, pH, soluble salt coiitent, percent organic matter, etc) and provide Resolution No. 6603 M-2010-04 September 14, 2010 Page-6- recommendations for amendments as appropriate to optimize the productivity and water efficiency of the soil. The soil analysis report shall be made a��ailable to the professionals preparing the landscape and irrigation design plans in a timely r�tanner either before or during the design process. A copy of . the soils analysis report sh�_ll be submitted to the Director of Community Development as part of the landscape doc�umentation package. 17. TURF RESTRICTION No turf shall be installed on the property 'Turf' is generally defined as a ground cover surface consisting of non-native grass species tha t is customarily mowed. Annual bluegrass, Kentucky bluegrass, perennial ryegrass, red fescu �, and tall fescue are examples of cool-season turf grasses. Bermuda grass, Kikuyu grass, sE�ashore paspalum, St. Augustine grass, zoysia grass, and buffalo grass are warm-season turf g�•asses. 18. LANDSCAPE INSTALLATION REPORr A landscape installation audit shall be c�nducted by a certified landscape professional after the landscaping and irrigation system r.ave been installed. The findings of the assessment shall be consolidated into a landscape ins tallation report. The landscape installation report shall inc�lude, but is not limited to: inspection to confirm that the landscaping and irrigation system arE installed as specified in the landscape and irrigation design plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that causes overland flow, and pr��paration of an irrigation schedule. The landscape installation report shall iiiclude the following statement: "The landscape and irrigation system have been installed as :�pecified in the landscape and irrigation design plan and complies with the criteria of the ordi�iance and the permit." , 19. LANDSCAPE MAINTENANCE AGREF MENT Prior to final inspections and final occu pancy, the owner of the property shall enter into a formal written landscape agreement w: th the City. The City shall record this agreement against the property or properties involved with the County of Santa Clara Recorder's Office and it shall be Uinding on all subseq�zent owners of the land served by the proposed landscape. The landscape niaintenance agreement shall require that the installed landscape not be modified and that maintenance activities not alter the level of water efficiency of the landscape from its original design, unles� approved by the City prior to the commencement of the proposed modification or maintenance activity. 20. LANDSCAPE AND IRRIGATION MAIPITENANCE A maintenance schedule shall be establ: shed and submitted to the Director of Community Development or his/her designee, either with the landscape application package, with the landscape installation report, or any time before the landscape installation report is submitted. a) Schedules should take into acco,znt water requirements for the plant establishment period and water requirements fo � established landscapes. b) Maintenance shall include, but iiot be limited to the following: routine inspection; pressure testing, adjustment anc�� repair of the irrigation system; aerating and de- thatching turf areas; replenishin g mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and removing obstructions to emission devices. Resolution No. 6603 M�-2010-04 September 14, 2010 Page-7- c) Failed plants shall be replaced ti ith the same or functionally equivalent plants that may be size-adjusted as appropri<<te for the stage of growth of the overall installation. Failing plants shall either be repl:iced or be revived through appropriate adjustments in water, nutrients, pest control �r other factors as recommended by a landscaping professional. 21. CONSTRUCTION MANAGEMENT PLf �N � The applicant/ owner shall submit a c onstruction management plan to the Director of Community Development for review an� approval prior to issuance of building permits or the commencement of any grading activities. The Construction Management Plan shall include, but not be limited to, the follo�ving measures to minimize impacts of construction upon adjacent sensitive land uses: a) Clearly delineate the limits of de��elopment and all slopes outside of the actual limits of construction sllould remain iri their natural condition and not used for staging areas. b) Discuss construction-staging met 1ods. The construction of the parking area on the north side of Mercedes Road should be considered for use as a primary staging area. c) Demonstrate that emergency access along Mercedes road shall not be impeded at any time. d) Early and frequent notification an .� communication with the neighborhood of the construction activities. e) Prohibit unnecessary idling of int4�rna1 combustion engines. f� Designate a"noise disturbance co��rdinator' who would be responsible for responding to any local comp'laints about con:;truction noise. The disturbance coordinator would determine the cause of the noise a�mplaints (e.g., beginning work too early, bad muffler, etc.) and institute reasonzble measures warranted to correct the problem. A telephone number for the disturb�nce coordinator would be conspicuously posted at the construction site. g) The plan shall demonstrate that einergency access along Mercedes Road shall not be impeded at any time. h) The contractor shall use "new tecY�nology" power construction equipment with state- of-the-art noise shielding and muifling devices. All internal combustion engines used on the project site shall be equippE�d with adequate mufflers and shall be in good mechanical condition to minimize noise created by faulty or poor maintained engines or other components. i) Locate stationary noise generatin� equipment as �ar as possible from sensitive receptors, such as residential uses . The applicant shall schedule a pre-construction meeting with the Planning Division, Building Division, and Public Works Departmert, prior to commencement of any grading and/or building activities, to discuss the constrt�ction management plan and conditions of approval contained in this resolution. 22. GRADING AND CONSTRUCTION HOURS All grading activities shall be limited tc� the dry season (April 15 to October 15). Grading hours shall be limited to Monday th �ough Friday, 7 a.m. to 8 p.m. Grading, street construction, c�emolition or undergrouncl utility work shall not occur on Saturdays, Sundays Resolution No. 6603 M-2010-04 September 14, 2010 Page-8- � and holidays, and dui•ing the nighttime period as defined in Section 10.48.053(b) of the Municipal Code. 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: The developer shall be respon�;ible for educating all contractors and subcontractors of said construction restrictions. Rules a=1d regulation pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of a developer appointed disturbance coordviator, shall be posted in a prominent location at the entrance to the job site.� ' 23. CONSTRUCTION PRACTICES A garbage/debris container shall be plaa�d on the site to store debris and the project site shall be cleared of debris at the end of every ciay during project construction. The container shall be emptied regularly such that no garba �e is visible over the rim of the container. Only one portable toilet shall b.e permitted on the �onstruction site. The portable toilet shall be placed on the project site and in the least visiblf� location from Mercedes Road, subject to review by the Building Official. The portable toilet shall be allowed only during the period of project construction and shall be removed immeciiately after completion of construction. 24. DUST CONTROL The following construction practices shal: 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 area� 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 e�:istirig land uses shall be kept damp at all times, or shall be treated with non-toxic sta �ilizers 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 freeboar�; c) Pave, apply water at least three tirnes daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking arE�as and staging areas at construction sites. d) Sweep streets d�ily, or more often if necessary (preferably with water sweepers) if visible soil material is carried ontc adjacent public streets. e) The applicant shall incorporate th�� City's construction best management practices into the building peri�ut plan set. 25. CONFIRMATION OF PROPERTY LINE SURVEY A licensed civil engineer shall confirm the location of property lines prior to issuance of building permits. 26. RECORDATION OF CONDITIONS OF .�PPROVAL The conditions of approval for the proje �t shall be recorded prior to final occupancy in order to alert future property owners to the linutations of the site. 27. NOTICE OF FEES, DEDICATIONS, RES ERVATIONS OR OTHER EXACTIONS The Conditions o1 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 cc�nstitute written notice of a statement of the amount of such fees, and a description of the de�ications, reservations, and other exactions. You are Resolution No. 6603 � M�-2010-04 September 14, 2010 Page-9- • hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other E�xactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a��rotest within this 90-day period complying with all of the requirements of Section 66020, yc�u will be legally barred from later challenging such exactions. SECTION IV: CONDITIONS ADMINISTERED B Y THE PUBLIC WORKS DEPARTMENT 28. STREET WIDENING Street widening, improvements and deG ications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. The applicant shall construct a 20-foot wide street section irom property line out towards the street per City Standards and Specifications. 29. CURB AND GUTTER IMPROVEMENT� Curbs and gutters, sidewalks and relat��d structures shall be installed in accordance with grades and standards as specified by the ��ity Engineer. 30. STREET LIGHTING INSTALLATION Street lighting sha11 be installed and sh,ill be as approved by the City Engineer. Lighting fixiures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no hig]ter than the maximum height permitted by the zone in which the site is locateei. 31. FIRE HYDRANT' , Fire hydrants shall Ue located as required by the City. 32. TRAFFIC SIGNS Traffic control sigiYS �shall be placed at loc�tions specified by the City. 33. STREET TREES Street h ees shall Ue planted within the PL blic Right of Way and shall be of a type approved by the City in accordance with Ordinance N��.125. 34. GRADING Grading shall�be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Ariny Corp of Engineers and/or Regional Water Quality Control Board as appropriate. � Provide a grading plan on a topograpllic survey that shows existing and proposed wall heights, drainage impiovements, gradin�; contours, spot elevations, finished floor elevations, slopes and earthwork quantities. Provide structural �ietails and calculation� for all new walls and/or any walls that do not have inspections. The developer shall not perform ar y grading/ excavation unless the Public Works Department has approved an Erosion an� Sediment Control Plan along with a Grading Plan. A work schedule shall Ue provided to the City prior to receiving a grading permit. Site Resolution No. 6603 M-2010-04 September 14, 2010 Page-10- grading is not perinitted between OctobE�r 15 and April 15, unless authorized by the Director of Public Works. The applicant's grading plan and geotechnical report shall address the retaining of the hillside to prevent the deposit of material onto th�� edge of the street. 35. DRAINAGE ' Development shall Ue served by on site storm drainage facilities connected to the City storm drainage system. The developer shall provide hydraulic stc�rm water calculations for the project. The developer will be required to consh�uct adequate storm drainage facilities ta retain the difference between the calculated pre- and post-con;;truction runoff (for a 10-year storm). The storm facilities must also direct storm water flo�vs to the public storm drainage system. Since a portion of the storm drain systerl will be within the City's Right of Way, the design must be constructed per City Standards The applicant shall attain a storm drain easement from the neighboring property prior to is:;uance of a Grading Permit. 36. FIRE PROTECTION Fire sprinklers shall be installed in any nE w construction to the approval of the City. 37. UNDERGROUND UTILITIES The developer shall comply with the re��uirements of the Underground Utilities Ordinance No. 331 and other rel�ted Ordinances �nd regulations of the City of Cupertino, and shall coordinate with affect�c� utility provider� for installation of underground utility devices. The developer shall submit detailed plans sliowing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 38. IMPROVEMENT AGREEMENT , The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, includir g but not lirnited to checking and inspection fees, storm drain fees, park dedication fee� and fees for under grounding of utilities. Said agreement shall be executed prior to issu��nce of construction permits. Fees: a. Checking & Inspection Fees: $ 5% of Site Improvement Cost or $2,468.00 minimum b. Grading Permit: $ 6% of Site Improvement Cost or $2,217.00 minimum c. Development Maintenanee Deposit: $1,000.00 d. Storm Drainage I'ee: N/A - Paid 9/20/03 e. Power Cost: N/ A f. Map Checking Fees: N/A g. Park Fees: N/ A- Paid 9/ 26/ 03 Bonds: a. Faithfttl Performance Bond:1C0% of Off-site and On-site Improvements b. Labor & Nlaterial Bond: 100°/o �f Off-site and On-site Improvements c. On-site Grading Bond: 100% oE site improvements. The fees descriUed aUove are imposed k ased upon the current fee schedule adopted by the City Council. Ho�n�ever, the fees imposed herein may be modified at the time of recordation of Resolution No. 6603 M-2010-04 September 14, 2010 Pa�e-11- • a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then c�urrent fee schedule. 39. TRANSFORMERS � Electrical transformers, telephone vault.� and similar above ground equipment enclosures shall be screened with fencing and la�ldscaping or located underground such that said equipment is not visible from public street areas. 40. DEDICATION OF WATERLINES The developer shall dedicate to the City all waterlines and appurtenances installed to City Standards and sh�ll reach an agreement with San Jose Water for water service to the subject development. 41. BEST MANAGENTENT PRACTICES Utilize Best Management Practices (BMP's), as required b.y the State Water Resources Control Board, for con�struction activity, which di::turbs soil. BMP plans shall be included in your grading and street improvement plans. E�•osion and or sediment control plan shall be provided. 42. ADDITIONAL REQUTREMENTS a) Provide a letter fi•om both a Licen.,ed Structural Engineer and a Licensed Geotechnical Engineer stating that all of the existing retaining walls have been constructed to withstand the anticipated loads, ��r provide plans that acceptably incorporate or remove the existing walls. Currently, it appears that the south side (upper) retaining walls are th� only walls that havE� been inspected and approved. b) All of the necessary fees and bonds will need to be provided to the City. The full amount of lhese fees will be calct�lated when construction plans and a schedule of anticipated costs have been prov�ded. c) Additional items may be requeste � during review of construction drawings. PASSED AND ADOPTED this 14th dav of Sep tember 2010, at a Regular Meeting of the Planning Commission of the City of Cup�rtino, State of California, by the following roll call vote: AYES: COMMISSIONERS: � Chair BropY�y, Vice Chair Lee, Kaneda, Miller NOES: COMMISSIONERS: Giefer ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: none ATTEST: APPROVED: /s/Aarti Shrivastava /s/Paul Brophy Aarti Shrivastava Paul Brophy, Chair Director of Coms�unity Development Planning Commission PROJECT DA . APN 342-22-044 ZONING RMS-21 LOT AREA (SF) 12.812 NET LOT (SF) 11,850 OCCUPANCY NPE R-3 CONSTRUCTION V—N. AFES REO'D: NFPA 13D SYSTEM PARKING 4 ON517E. 2 OFFSITE APPLICABLE CODE CBC. CPC. CMC. CFC. CEC. CUPERTINO's ORDINANCES an0 ADOPTED CODES. BLOG WILL BE FUL1.Y SPRINKLERED IN ACCORDANCE WITH �OCAL CODES. P�E I��1 �,�LO'�vED APP� _��.;�r C� PR��PO�ED USE SINGLE FALAILY RESIOENTIAL SINGIE FAMILY RESIDENTIAL SINGIE FAMILY RESIDENTIAL FRONT SETBACK (FT) 10 (LOWER) 17'6 (UPPER) 39 (FRONT) 41'3 (FRONT) SIDE SETBACKS (FT) 10 14 (EAST); 14 (WEST) 17'6 (EAST); 15'6 (WEST) REAR SETBACK (FT) 20 21 (REAR) 33'1 (REAR) BLDG MEIGHT (Ff) 30 25 (THREE STORIES) 18'2 (SINGLE STORY) FLOOR AREA (SF) 3.204 3.008 2,223 LOT COVERAGE R 27X 2BlIG 1 B.77G PROPOSED SIDE SETBACKS ARE NOT PARALLEL WITM PROPERTY LINES, SEE SfTE PUN FOR OETAILS. EXISTING PROPOSEG �.=�.R. ��P�CITION CONDIT'�'�-^J CALCULATION BUI�DING FOOTPRINT (FT) 2,515 197G 1,H90 157G B35 SF KITCHEN dc FAMILY PARKING (SF) 1,908 15X 1,908 15lL 216 SF DINING dc FOYER SIDEw?.LKS. PATIOS. PATHS... 370 3R 6S7 57i 724 SF MASTER SUITE LANOSCAPING (SF) 8,119 637G 8.457 657G 648 SF GARAGE IMPERVIOUS SURFACES TOTAL 2,BB5 227G 1,890 157C 2223 SF TOTAL PERVIOUS SURFACES TOTAL 10,027 76% 11,022 85'JG 2� � �� 3 � 4 "!P i / / � / � i y � � ' j ', ' � �� Q � � ' Q �%��%'` ` —� 48' OAK v "� � oz � ' i �6� �' � �i � / ` . : . — � _ ,,�. � �� _-- � � - —% . . i� / — % . i % . I� / � ; ✓ i`� .. . .. . �... . . � ��pY , i . . �� 0' OAK / � , -- � � , , .�� , � � _�- —'$*� �� ----� '- � \ � � i �_� -- —� J � �� `� _.� �.: � — -- - -- �a � � � � 5 i � \ — b9 �_ � �/ / � VS � \ C� oy � �A(C . , i � � . 5� �,�� g cN� REE ' _!..___ - _ y� \ '� - ! � /,.�' " ,� >„ � / _ � �� 3/4• � ,i %a!��+ � � �J � � � ,�%G • �\ � q PGY' � i j Qo � � �� i " / �� cN�- EE � � � I L � ` // .A � � �`_ i � � \ O \ � \_� � , i / _ s)Y � , � , . - 'F � ' 2 - �I cM SS E � � . . 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SE (40B) 871-7273 SEZENSTRUCTURALOAOL.COM � ` CIVIL 14583 BIG BASIN WAY, SARATOGA, CA 95070 � �` \ N \ I Q h \ � NARRY BABICKA (40B) 867-0244 HARRYOWESTF.COM 2� �` � I� � ` I Z LANDSCAPE ARCNITECT 3370 SAMUEL PLACE. SANTA CRUZ, CA 95062 w tl r+ .-� �^ " ,p �r��^- � �'� � � i _ ... .,._�..+..�.,. .� . . .. ; Z ��\ N / .�/ I , . . ' '. ��I� MICHAEL ARNONE (831 ) 462-4968 RKNOWN10/��MAIL.COM� µ ~' � � � 5 ;p � -�' �--- � \ '. �. � � \ �— — GENERAL CONTRACTOR 1720 OCALA AVENUE, SAN JOSE, CA 9�122 --t'_�'_ gJp � ��' & j � � y// �� 6 , o �. 'Le.- � �y � AN DO CONSTRUCTION (51 O) 206-5733 SPCONSTRU�TION 1 60GMAI�.COM � ♦ / 1 �' O � r ' � '# , \\ ��\_-__ - \\ _ 0 11� �SC ` �.,� �, w ' -. , �: ` . . i _,..- .,.�....f..� - \� . _ : _ . . e _ r ,. � � � �� 1 . { _ , ,� _ , y � /�� -_- ¢ ___:_- . : y . ° c e s !1 .4�t C�a3MS��'ttc .:� , � , �\ � DRAWING INDEX ; � �� . `: � , �� EL �� d� Q � A1 COVER SHEET ' • � (y �� 1 V/ // 1 � �' \\ .. � �� Z \ 0' b 7 ' O Z � h � A2 F.A.R. 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NCVYEN oM M�r+ er�otld, tnvoNeC anC -' � - � (� Oevdoped for use on, o�d �n connxt�on rAh. t�e spec�fiad project. nons ot such . -' t.�E d�'� / / MPN`�N%�E� b� �deoa. dea�qne. anonqamanU o• p�an� �11 Oe unW by w Oi�cbsetl lo any p�rson, ` / tirm or corpwation for arry pu.pose Whohoever witnout Me written permissbn ot cNi o. wcurcr+ wntNn aim�ns�on� on ln�s� oro.�nqa ahon now Dncw«�u we� r<a�W a�mm�ions: �- <ontroctw shall ve�ify, pnC be ro�OOMIDb fo�, oll EimeM�onr o�d eonditions on tM � . � jo0 onA �his o�fiCe mutl De notifie0 of any vafiot�one /rom lhe Eimenpiona CnE j /' , " conAit�ons ahown Dy tt+ese Er�rinqa. ehoo Gela�la musl De auomitlea to Uif nHice I . for aDCravoi tefore proceed�n0 wlth �abrlcaton. . _ .. — .. — - — — -- -- — _ _, , � _ .- / � � �. � Zl TM J / � / / h� \_ � N � RT{-� t/8' � t'-O'� a � �Hi �. r�GUYErv 3465 SUNCREST AVE SAN JOSE, CA 95732 408.839.3968 W � � Z a rl W OO � � � o�� W W Q o � W � V N � W � , �Vp� W � Z M � W �..� .. Z � � � a ZO � W � � �NV SriEET T�TLE Site Plan Proj Data REVISION 1 REVISION 4 PLANNING REV�Ew REVISION 2 REV�S�ON 'S REVISION 3 RE'✓iS10N 6 JOB NO. SHEET NO APN34222044 DnTE � � e/ia/zoio CRAWN BY CN � / , / . � / � �� G � G ��i� � -"iv \ \ � � � \ � � � \ 1st Floor �rea , -- - -- ---- , , � 2�� \ � \ � � � � Ga rage Are� \ � �_ �F � , _�--� _ _ -- =-t, ?� \ � � � \ � \ ` � • • • • CHI D. NGUYEN 3a65 SurdCRESr qvE �AN JOSE, CA 95132 408.839.3968 CALCULATION 635 SF KITCHEN dC FAMILY 216 SF DINING dc FOYER / 724 SF MASTER SUITE 648 SF GARAGE 2223 SF TOTAL , , , \ , .� , � W � � V a rl Z O O � � LA � �,�a'� W W Q O oc 0 V N J W . � �Vp� W � Z M }. W � • - ��a Z� 3 r' a, W �' ZNV i --------� �; n,� � I �--------------� �� I � ' I � ,' � ' L � � GARAGE % g i � ' I � � �� i — � `� � �55SF � I i- - � - � � � ! -� --� BATH 1 `, (� �. � / STAIF 1 — �� / SHEET 71TLE F.A. R. Analysis �, a � - . �� .- REVIS�ON 1 REVISION 4 y^�� ' 9 � � S, PLAN NI NG . . - � - - ..-.} REVIE�N '- . REVtS�ON 2 REVISION 3 REviSiON 3 REl�1510N 6 JOB NO. SHEET NG. APN34222044 N �RTN onre A2 9/14/2070 ORAWN BY i�B' � 1 CN oll �aeos. Oe��igns, u onpements ana o!a�s �.na�catea o.epresentea C� t��a tlrow�n� reo �y. ono tne prope�ty o� CNi D NGVYEN orw w rotea. e-.oNea ana Cevelpped �or u on, ond in <onncction wiN, tne spec�itied ol such '�Aeaa, dea+gna, orrang�m�nla or plan ahall ba ues0 by or dis<IOaaE ro ony pereon. F�rm or corpwefion for ony purpose whoboe.�x •iMOUt Ue .rittm permisabn ol CH� D. NGUYEN writbn d�m•ntion• o� tMa• ararfnqa anan nav p••c�a•nc• wer •caNa o�m�nsione: cot�troetv� ahall vsrily, onA be ryponsiDN for, all dimenaio�e onE eon0kion! on Me jo0 onE tM�s oHics musl D� not�fiaE oi ony .oriaGOne hom the E�meneions onA onditiOns afa«n Oy tlMbe Orarinql. shop Wtolie must De �u0mitteA to Nie nHice �a a00rwol Oe(oro Drottedinp with iab.ication. NOTES 1. (6) 30' DEEP PIERS WITH RICID I-BEAM FRAME 2. FLOOR FINISH - LIVING AREAS � BAMBOO - GARAGE dc WALKWAY IN TNE BACK � CONCRETE - BATHS � G1A55 TILES - DECK � SLaTE - DRIVEVJAY � POROUS ASPHALT - STAIR O ENTRANCE � CUSTOM METAL S. INTERIOR WA11 FINISH - LOW vOC INTERIOR PAINT - AOHESNES, CAULKS, PAINTS � NO VOLATILE ORGANIC GOMPOUNOS (VOC) 4. EXTERIOR WALL - S7RUCTURAL INSULATED PnNELS (SIP), PENDING PLAN CHECK APPROVAL - FSC wOOD - FIBER CEMENT SIOiNG (UPPER WALLS) dc STONE VENEER (LOWER WALLS) 5. COUNTERTOPS - GRANITE dc GLASSTI�ES 6. DOORS dc wINDOWS � LOw E OOUBLE-PANE - RECYCLE/REUSED MATERIAL/HARDWARE IF APPLICABLE 7. ROOF - CLA55 A FIRE RATED - MEfAL ROOF. OPTION - STANDING SEAM - PITCM 3:72 - CMIMPNEY WITH SPARK ARRESTORS 8. DECK RAILING � MODULAR CABIE SYSTEM • ` ^ .,.�..� � 41 D��1`d./� ` . . �� V� �� I ��L:'. ��: �� 1�� (iF i!F. jy��asaar�I �# r.. Fn • t ' 1 ,' / 1 ,�./ � � �.'g. g� '~ ° 6 �1 �'l.� .......�...v...��.a��+.�r 18tt.� �3 � `' "7t3��"�-: ; � i / � / � � i . y / /�. 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"�� ' \ t � _ _ .: . � . _'" � .. -_ - � . . � / - N �, . -- y y iR-�„r.�q�� ..��"�- Jv _`). ry c .... _. . ; ' � � y., FcTALNI �O�' � / Fo u n d a t i o - � __ G a ra e PI a n� - ---� - ��o. / g , ' - — - - °- -- `- - -' all ideos. Ceaigns. orronpemmb oM plans intlicaleE o reprcamtaE Ey M�a drwinq r»d by. onE Ne praparty o� CMI 0. NCUIEN orN vM tnotea, �nwlvaC one 0!`i010pltl �or uM on. O�d in Conn6CLiOn lvith. Ma spOCAiaE p�ojCtt IW�M OI f�ch �deaa, dee�gna, anmgam�nb or plons eholi bs uaW Dy or Ei�cbaa0 to ony p�raon. f;rtn or cwporation for ony Durpoce +�ahoevsr ri[hout Ne r.it[en permis�bn of CHI O. NGUYEN wntten Oimensiono On l�� draNinqf lholl hav� pr�cW�r�c� ovK scG1eG Oimansiorif: ontraetor ehall �e•�iy. anE be r»DOnefble for. oll dimene�ons a�d eonditiona on the joD on0 lhis of/i<e mutt Da notifeE o� any v nabonn /rom tM E�menf�one oM <on0itbnt eM�n Dy tM�e arawinqe. aho0 details must be euOmittea �o Nis oHice for opprpvpl be/o2 proCeedirp •tth �ab��cal�on � 1 DECK 3 '�. I EL. 5'60 _ . ... .... _ �� I �� I'i � DECi: 2 -_'�� . * � 0'-6 2'-5'� . _ �4'�" �-7�, 0''7 '-7 � ^, iz �r ..__'�--_____ _____— I � _�t l� , - -. ., ' � � l tA I �� ,'I I'�...', � ' ��G�} . �'..__. 19'..-4• . a � r- � is,� 8. �� ti-saes re �a�v �,¢. _.��__ �°---"' __ _ .. L.__.�,,� ; _. — \ , � , � , \ \ � � \ \ � •----- "� -��--- �------- � �------ -------� ' ' - �.. NoRr 1 � 6 ' � �._ � \ —" ` , � 12'-S' ` \ � � � 15'-6' � \ '-5 _2 _ � _----� i � � 3 � \ � _ 9'-3' \ 2'-7 \ ll' I � I r ,, i _ '�� i_m�y rmscvcrirrriiivsz<s $ � �' �� " -' � � _.�!� :�:- . � _�, ��'.�� '��1�11�� a � CHI D. NGUYEN 3465 SUNCREST AVt SAN JOSE, CA 95132 408.839.3968 W � � z � 1"' W OO � � � 0�� W W Q O � W � V N J W . , � Vp� W � Z M �. W �..� .. ��a zO 3� a W � _ Z� V �� SHEET TIT�E FIOOr Plans REVIS�ON 1 REVISION 4 PLANNING REV1Ew REVISiON 2 REVISiON 3 REV�sioN 3 Re�is�oN e JOB NO. SHEET NO. APN34222044 onre A3 9/14/2010 DRAWN BY CN � :�- �f�:IpUSL� aaCap"ED _ — — — — _ _ — _ _ — �' —_ �__--� � I � I � � � � CHI D. NGUYEN ��, � �"i � � _ �, i � s .�� , �� o., � , � �� I �-------------� � I � I �� a - , � ,� � � ` µJE EL �590' � E� -la'-a• i.56."-0'> Zna OECK EL •0�-0' :+3$B'-0'> .st �LOOR {".� .. -__ = GrwF�E F.r rti. � I � �� -(• EL_3a'-U' =�SM-6'� � STFECT LEVEL 5ou�n tlevation - �acK LEGENDS � DOORS de WINDOWS i� REfAINING WALLS � 2—PANEI SwING DOOR � NEW COMPOSITE DECK TO COVER EXISTING FOUNDATION � 1—PANEI SWING OOOR � MODULAR CABLE RAILING SYSTEM a PICTURE WINDOW (FIXED) � DECK WITM STAMPED CONCRETE COVER � p CASEMENT WINDOW a METAL STAIRS dc RAILING � SKYLIGHT � ELEC/WATER/GAS MAIN O 18' HARDWOOD GARAGE DOOR � OUTDOOR SOLAR LED LIGHT � OUTDOOR LED LIGMT Q 'CLA55 A' METAL ROOF � OU7DOOR MOTION—AGTIVATED SECURITY LIGHT —STANDING SEAM t 5 PERVIOUS ASPHALT ORIVEWAY � CHIMPNEY WITN SPARK ARRESTORS � SEE lANOSCAPE PL4N n FIBER CEMENT SIDING, VERTICAL PANEL J � STONE vENEER (LOWER WALLS) z��, --� �� i � vK i�i � \ � � c�" \ �� EL +SBO' � _ � I � r �------------� � , a � o � T,� , \ r�. � - -- - _ _ i _ - -- ' , ,�- � � i — _— _ _ _ __ ____ ___ _ El_t0_-0_•567 0) ,.p O O z.-a �cK p 12 � �// ❑ II � ❑ a i � / --�— � L------------------- — � o-o _ c.sse - -° =� _ _ _ J l5t �LmR F.� n �� _ ... . _ _.. �. -..�. .. .. . -. .. _ .... ....�. �' � , . .-. � ... ....� .� �... -..- .�.�.' _�a...+.�.� "�.. . ." Y ` I � � / � EL 0'-0' �•546� ; A li � . G�+R<GE � F � � West Elevation - Riaht all �deaa, dasiqne, amonqamants anE plons indicatM o ropneantad by thia Erow�ng rneE Oy. oM tne O�opertY of CHI D. NGUVEN anG w eatsE. envolvaA anE Eevalopad for ues on. an0 in cOnnection with, N� speGi(eO one ol suc� �aeas, tlaafyna. arranq�mant� w Obns anoll W uas0 Dy ar e(xlo�ee to any par�on, firm o c rporotiDn lor any purpoae .hotwwer riNout the written permiuion oi CMI D r NCUYEN wntten Gimanaiom on tMae Eravi jf fha11 �w� prcteGnca o xalaE tlimansione, contructor s�all veriy, ond De mpoMiDle /or, oll dimeneione anE conditiona on the joD onA Mi� �c� mu�t ba �wtiflW of any v ria<�on� frwn lM dfmans�ona ond conOiUons ahown Dy theee ararirps. snoD detolb must De suDmitteC to t�ia oflice tor opproval Cafors prxaeNng rIM foDAwtlon. � �• ;�-�,�� - M''�� C� �0�' � �i'� 6 r._ _., . ... .. _ _,._. . °- -- .". - -.,, � j�g�� ...::e-l:�'-�'.f�:1. � �� 'a�:i3`��1� ��aP�f��e:�:"��x `� i'�"� �l � �; a�� r� � A.. � �Ja�j�CO•.Si' - _.._Y_ . ..�. � � � ��6.� . �.�:�v � - t� , ---- � O �� 1 � '�� IQ I � � I � • � � . 18 ._ z . � I \ _ ---- —�— — — — I ' � I �L� � I ` � I \ \ \ I I \ � � �----- �--------------- -------- \ 1 \ \ � � _ E�_5.� i - ---J East Elevation - Left � � �._ 3465 SUNCREST AVE SAN JOSE, CA 95132 408.839.3968 W � � U a rl � O O Q � � � ��01 W W Q O oc�VN W W � JVO Z �ZM �. W �..� .. ��a ZO W a 3 *� a �� Zi� V SNEET TITLE Elevations REVISION 1 REVISION 4 PIJ NNING REVIEw REVISION 2 REV1510N 5 REV151ON 3 REVISION 6 JOB NO. SHEET NO. APN34222044 °"TE A4 9/t4/2010 ORAWN BY CN � ��,,_ � _—��- North Elevation - Front a �,�� CHI D. NGUYEN 3465 SUNCREST AVE SAN JOSE, CA 95132 408.839.3968 W U W 0 � W CG W J � W � � t� z 3 z � Q � � � W 0 W V � W � O � 00 N N � � � � 01 Q V . 0 Z F-1 �"' OC W a � V d' 0 � N � N M Z a Q SHEET TITLE Bldg Sections REVISION 1 REVISION 4 PLANNING REVIEW REVISION 2 REVISION 5 REV15lON 3 REVI510N 6 JOB NO- SHEET NO. nPN3a22Z044 DATE A 5 9/14/2010 DRAWN BY CN dl ideoa. Esaigns. a anqamanta an0 plane �nEi<ateC o ropnsents0 Dy thie Orawing vrneA �y, ontl t�e prop�rty of CHI 0. NGlJ1'EN orM wsro c eateC, envdveG ond d�vsloWd �or u a on. ond in connxtion with, tha apeci/i�d projecl. s o� euch i0ea , Esaiqna anqamanla or plans ahaM Da uaa0 by w a�acios.e to any p�rso . firm�or corporutim for ony purpoae r�oUOVVer without t�e .ritten pertnlasion of � CMI D. NGUYEN written Eimerobna on Nesa Erowinga ahall �we pracW�nce o calsE Gimanaionf; j o�tro�tor �ndi �er;ry, o�d e. �e�oo�a�eb �or, an e�me��ro�. a�a ��or�a�e�or,� o� cne oe a„a m�. oir<. „��,� a �o��rea a o�y �a��o�. i,om cn. a�m.�.�a�. o�e coMitiona s�orn Dy these Oro.inqs. s�oD detaila muat De euDmitteC to Nia office � for opproval Defon procaWiny wiM taDrication. 1 /8 1 —O 5'-2' 2 , 2 ,_�. '�� -5' =�— I I - —� i ilI � � � � � � I �� _'_ _ -_ __ M. BATH M. SUITE - South �, --- + � _ _ . --- -iI' �1' 3'-9' f---48'-7' �i � • � i I I I t _ � . . . � M. SUITE - Norh HALL 3'-8' I I • i — (��_-n • � � � -� � � M. SUITE - West - ---- T ; - -- -- -------� 3'-9' '-11' 1'--*' 3'-9' I - • • s y _ , � � � HALL - East BATH M. BATH Master Suite & Master Bath �WIlA7 � , i � �s � � � �� KITCHEN - East Family, Kitchen & Dining 10'-6 3'=2' 1 3'-8' �'-5'� I I � � — � i :�L � � � M. BATH - West -23'-6' , � ❑ i � � • I I� =======�1 � STAIR HALL - West i. ,�— —13 -'" — -- ?3� — —Y iou non► GARAGE GARAGE DA'I IS/TOIICT LAUNDRY M. SURE FOYER DINING TO DECK FAML� TO DECK kIT[HEWM BATH M.SU(fE HALL KITCF-EN DINING, KRCHEN�SINK BATH:, M. BA'H TOILET LOCA7IDN GARAGE IAUNDRY / WM STAIR 2 STAIR 1(entry) FOVER M SUITE M BATH POWDER HALL DINING KITCHEN KITCHEN (countertaps� FAM�LY DECK '•'4LL RAIlINGS"' _, . . ._ . ----- ._..�. .� ._-__�.. ..._ ._,,._.�.._,..��......-.-'--.r... r..... . .. ,-� C _ • _ /R,,� ✓'�`.� 1 d ...a �� ; . .��:�..._, . ... � . . . .. � . �� , , �. � i��R.. � ' � 6...•�� V _! \.,, . . . a a � ..... .. . :'::l .` y �6:,. .,. .'_"....n �..,. �. ��- - . .� . _ . .::�:� :��- :: � � � �. ; _ _ -- � ..r.. ._ _�m v � .._. __.....�A.�. �..4. . �v ��eoo., W=windowJ qWMf1Y WlOTH HEAGM THKNESS Dl _ 16' 7 MFG oz _ a� a is• Dl ] 2'6 3 1.5° DS _ 3' B' 1.5' DS _ 3' 8 1.5" 06 _ 6' 9' 2" D7 2 6' B' 2" D8 2 fi' 9' r 3' Z" D9 2 3 B' 2• Wl 3 2'6 7 2' W1 2 2'6 7 2' W1 2 2'6 7 2' YV2 : 3' 4'6 2" 4Y3 3 3' 3 2' FLOOR CONC RETE TILE CARPET METAL STONE, GLASSTILE CARPET STONE, GLPSSTILE STONE, GLASSTILE WOOD WOOD WOOD STONE, GLASSTILE WOOD STAMPED CONCPETE AAODULAR CABL� SYSTEPf DOOR & WJNDOW SCHEDULE 7YPE 'uARAGE, SECTIONAL IFfTERqR, SOUD iNTCRIOR, SOLID INTLRIOR, SOLID INTERqR, SOLID EXT.. FRENCH. pOUBLE E.Ki. FRENCH DOUBLE El(T., FRENCH, �OUBLE WJTRANSOM EXT., FRENCh G<SEM�NT �la 1' AFF CASEMENT @ 1' AFF CASEMENT �a1 1' Aff CASEMENt � 3'6 AFF CASEMENT @ 5' AFF FINISH SCHEDULE fLR FINlSH/TYpE BASE WALL SMOOTHTROWEL -- SJ8"GYP 1'Xl' SLATE 1/4" l; CHANNEL 5/ki" (iYP BERBER 1/3" C CHANPIEL SJS" GYP �RENCHBLLE N/A N/A NATURAL 1/4" C CHANNEL 5(8" GYF BERBER 1/4" C CHAfVNEL 5(R" GYP NATURAL 1/3" C CHANNEL 5/8" GYP NATURAL 1/4" C CHANNEL �(8" GYP 3/4" TRG BAMBOO 1/4" C CHANNEL SJR" GYP 3/4" T&G BAMBOO 1/4" C CHANNEL 5(8" GYP 3/4" T&G BAMBOO 1/4" C CHANNEL S/8" GYP NATURAL - STONE, GLASS TILE 3/4" T8G BAMBOO 1/4" C CHANNEL 5/8" GYP NATURAI --- PLASTER FRENCH BLLE -- -- HAND ROLL-Uf' RH RI I RII RH RH RH RH RH RH RH RH RH RH MA TERfA L `VOO� WOOD WOOD WOOD 1�V'00 D ALUMINUM 0.LUMINUM ALUMINUM ALUMINUM /1LUMINUM ALUMINUM AWMINUM ALUMINUM AWMINUM PA/M CLEAR STAIN PTD PTD PTD PT D 6lanbe�g's French Blue Blomberg's Ferxh Blue Blomberg's frerxh Blue 6lomber�'s French Blue Blanbem,'s French 61� Blombcrg's Frcrxh Bluc Blor*ibcrG's Frcnch Bluc Elorti�erg's French Blue Blomberg's French Blue FRAME MA7ENIAL RAT/NG WOOD --- vVQOD 20 MIN. WOO� --- VJOOD - iN00D --- ALUMMIUM -- ALUMINUM --- ALUMINUM --- ALUMINUM l�LUMINUM --- ALUMINUM �LUMIN UM ALUMIN UM ALUMWUM -- WA(L FlNfSH CEILING CFIUNG RNfSH EGGSHELL LATEX, LOW VOC 5/8" GVP EGGSHELL LATEX, LOW VOC EC;(iSHELL LATEX, LUW VUC 5/!3" CiYP ECiG1HELl LATEX, LUW VUC EGGSHELL LATEX, lOW VOC 5/8" GYP EGGSHELL IATEX, lOW VOC fRENCH BLUE WA N/A EGGSHELL LATEX, LOW VOC S/8" GYP EGGSHEII LATEX, LOW VQC EGGSHELL LATEX, LOW VOC 5/R" GYP EGGSHELL LATEX, LQW VOC EGGSHELL LATEX. LOYV VOC 5/8" GYP EGGSHELL LATEX, LQW VOC EGGSHELL LATEX, lOW VOC �/8' GYP 'X' EG(�HELL LATEX, LQW VOC EGGSHELL LATEX, LOW VOC 5/Fi" GYP EGGSHELL LATEX, LOW VOC EGGSHELL LATEX, �OW VOC S/8" GYP EGGSHELL LATEX, LOW VOC EGGSHELL LATEX, LOW VOC S/8" GYP EGGSHELL LATEX, LOW VOC NATURAL --- - EGGSHEII LATEX. �OW VOC S/8" GYP EGGSHELL LATEX, LOW VOC PL45TER -- PLASTER CLG HFIGhIT 9' (Flat) 9' (flat) 9' (Nat) (open) 12'-1� 2 9'-12'2 9' (slape) 5 (slape) 9' (tilc��rJ 9' (slope) 14'-1T2 ia�-ir: 6tAZING 1YPE W� NfA N/A N!A N1A TEMPERED, LaW E, DUAI FANE TEMPERED, LOW E, DUAL PANE 7EMFERED, LOW E, DUAL PANE TEMPERED, L0�' E, OVAL PANE TEMPERED, lOW E, DUAL FANE TEMPERED, LOW E, DUAL PANE TEMPERED, lOV1�' E, DUAI PANE rEMf'ERED, L�J�'b' E, DUAL I'ANE TEMPERED, La1b' E, DUAL PANE oil '�Cw�. Eaa�qro, orrong�msnls an0 pbna IrMKataO or nD�e��b by Mfs drowfrq wnsE Oy, anE t�e property of CHI D. NCU'(EN anE wero craotaE, envolvatl anA Eev�lopM for u� on, anC �n onmCtion wilh, tM sOK�fiW proj�<t. noM o/ suc� i0aas. deliqns. ar+anqamanb or pbna �Iwll Oa usaA Dy or tllscloseA ta any pwson, lirm o corporation for ony p�rpose rlqtwever Withoul tha wntten permisfion ot CMI D. Wntten Aimenawm on tn�ae Gra.inga anau havs prxsCenu o xa�eO Ofmarofona. ontrxtw ahall variy. and be raaponeible for, all Eimenaione and eonAiliona on the job ond M�� oKCe must G notifiW ol any variat�one lrom tM dm�ns�ons on0 conditions a�ow�n Dy these Erorinqs. s�o0 4«a�19 muat De suDmitteA to t�i9 oltice lor opprawl De/oro prxaaWnq wHh tobrlcatlon. , , , ' a � CHI D. NGUYEN 3465 SUNCREST AVE SAN JOSE, CA 95132 408.839.3968 V W 0 �/ � W J � W � � z 3 Z � � Q � O O o�� W Q o �VN W .� V �� ZM W�..� .. � O�a � W �a N � N V SHEET TITLE I nteriors REVISION 1 REVISION 4 PL4NNINC REViEw REVISION 2 REVISION S REVISION 3 REVISION 6 JOB NO. SHEET NO. APN34222044 DATE A 6 9/14/2010 DRAWN BY CN KITCHEN - South DINING HALI FAMILY - North 12 �3 NTS � SUBFLOOR v - ROOR J01 ; - STAIAIING SFA4 IEGL ROOF. 1RM1 C8-I00 0/ &DC PAPER S' IWf ROI;HD R?Si Ci(RER BY CUSTOYOUIICiAI.`, ROOf PANEL 2X LET-N PUUE CERTNNIEED F�ft CEYfNf FASqA CERfAN1EEm FlBER CEYFM SIDING SOFFIT WNl PAIQ CERfAIifEED FlBER CEYEM SIDING. YQt11G11 PANEL OPoP CAP 3�' CYPSUY B(1�120 I11GN M. FlNSFi F1R WRH IXT. FMSH F 'C' CFiANNEI AS NIERIOR B�ISE, IYPIf/iL ORIP GP cao� coNC� o/ r�nEn wr� ►fs+ SLOPE .25':1' 3.5' l' iRM 1.5' YEfIL DEp( S IP Wall / Roof Plumb Cut EavE �_ +, r � ., � �z � � � 3 2X LEf-N PIAIE YIALL PNEL RMN q1TIER � � c�rr�m �x c�uort �oNC. �xnrx v�a � I I sowa�c suu u�rK eoov. m� ce-,00 0/ BIDG PAPER +e' r� „ � IEADQt 3' WALKWAY OPoP GP caoa �e o/ wao�o wr� �+ SL�E 15':I' . � � a s � Q . �• ° �� I.5' MEGL DEq( �� ROOR JOISTS --� 3.5' l' TRIY - - - - - - - - - - -� I I I � 3'3' � FIREP ACE FRAMING DIMEN � � I , I I � 2� ! I I I - - - - - - - - - - - `- SUBFLOOR �� FLOOR d0151S � I I � SEE 1HROlIGH GAS FREPIACE BY 110HIIW� AIODEL L52DF-ST i � I I I i kxx+ n�a� Flx� �ooe wrM � �r+�+ �ooR � COLOR CONCREIE 0/ 'NELDED WRE MESH SLOPE .25":I' —� Q . � d . . 3.5' t' TRN �� 1.5' YEf�I OEpc -- r -- - - - -- -- - --- +3' � �aTEwaw 'rfin�Fec r Bae Zietn4wne/Ccl.d�me or I . .�h: Cx,l�wr.�zr! S+eel �n 2� d 29 ya,gs _�}pei�lCv: u :wz ��r�nda2) -.Pfrn:{�c N,�r,un� m .L'32 ih�:uteis. TOP RAL I PAIM �NO COlO[s �� i r�� (,00l D,�# RcHcctrr. Pain•,ry�ir� =4SF and k.ymr 5lX�� r�hnolr�.y in 1 S I BOU I� OW POSf AiTO PoY BOMU j �ok:rs. Seea•_A��ctualczaa sele..pon CAiAK at PE?EfPoUlONS chae. �,d � %n..re�� on acf�wl mekil wnple �,'i-� {.- � . i �. -„ -- � � I ,. �± f ml �ain� �� J _�i�_� se�cX:n. I SPEQFICATIOtiS: I�� i ia• a ir---- -- I . i i u-�w ,Nacha�icol team iv:cvig snnduy seaais YODUAR fi1BLE IW1NG SYSIEII �' 3 , 1' F�gh wth a pa}, tiidh n! I?' or I T � � � .c�*M+wt+�na �vndnh�s n; rr.rwn��i.ii i RECOMhIBN� OPTIONSs ' „ iFr�,r7 �ca -` ...�,rc ! I I � �, � COIOR CONCREfE 0/ WEIDED MMtE YESH � I G&7OO.�r�n 3.5' ED�E TRIY �� , --- SEAMUNG . ... . ! Metal Roof SIOPE ---v iMNSH OEq( ROOR _ . . a � � ' . , FMSH IHfERIOR FLOOR �nca; a �. �a - — 1.5" IETAL DECK d i �i 1 �) (5 � p �� FLOOR JOISiS -� I , � ( 1 �� 1 I' I �;` � � ,� I �.- s_ ---�-�.�.��-�}-sM --- ---- - FlN91 ClG I y,� g . � '�'------_- . � 1�T�L flA51i11C � � L �� 5/8' GYP BD _ i � -� �� ,� � 3� O V i I O N� L o/ R C 1 C W W N E L I � I�- OV ON�L " � y. _ � STONE VENEER 0/ - - _ IIORfAR BED 0/ BIDC PAPER f I 1'll' �� I ,� i� � , I � l j i !' w000 ,ws - roa a cuuc� 000e I �8� � - _ _ � t'_`� u I/ETK FUSHNG ,_.... � �� . <a 'I ...--- � See Through Fireplace Framing s l ' A_a�. �. .-B.Fi ._.> � I �� ,� 6' d d d a e S I P Parapet Wal I �—� � , „z �,. 8 (AGD� o. /9: Concrete Deck & Cable Railing Blomberg Windows & Doors . � � ' � . ...� �A�AI� a. >:' bnP i � _ 1_,.s-a_e��...,..+..>�s.�.._..e--v..a.�..,....nn-�...t ' _ .. — Y. bG � � N s . . - - . .��_ � � �, �� _ .. �� ?i.,� -v fN �r:�t�t'�^ . 1 r��^a• 'S;i`(,7'l l ��V�� V w '�� .�.i3',. ' y, �� -s'-' ....�. _..... � �;, �< i • i � c_.: � . 3','. � .' � c -.,.,s...=,... ......�.►_ — � �,..:y� : aatbibi4�i°1' � � � �--� 4E i�.. � � � roa+r a ron+ v�s ic¢v x�art m iw�c �o ° d T ��) I Q 6' GitB ��SLOPE d TOP OF pFIYEL�IY d . Qr 4 �� FElp1i k MD7M VMIE$ �� a � a i i i=i i i=i i i=i i i=i i i=i i i=i i i=_ — I I I I I� I I I I I I� I I I I I I �_� � � I I I � I � — I I I I I� I� I I I I I I I( I I I—' I I—I I�� I I—I I I—I I I-1 I I—I � d ��c��: ,.�� atrn+ a aa oar�wr aex srtvcnxK �a 2 RL H4.E MIM GI�Uf. 7KM tl5�f SOl wl .. IFAE SOL Nrl IFADS PF'OIRUMIG \ a. saw�r isr cat a r�soacro s�h � 1. M6TN1 ffi1RNf PWE k LOCKNG Mlf ON SOl tUl FEAD _ 5. SPPAY 210 CUQ OF RElFOItCm 9i0fCRE7F F11911G Pv�Tt0i1FD-ANFED rM7UR�l SfpE ��.CI ! 4� POROUS ISPFVU 3' .75' CN151IED SfONE 8' 1.5' SIOIIE R1ER FABRIC INFD T!f SUBfJtIDE �'p t►1COIPICIED SIIBGRIDE (� GIU MVL Porous Asphalt Driveway & Driway's Wall �--� ' - ;1 ��GAD , i� N f • ♦ • CHI D. NGUYEN 3465 SUNCREST AVE SAN JOSE, CA 95132 408.839.3968 W � � Z � � W OO I�i� Y ) � C�� W W Q o W � V N � W . � �Vp� W�ZM � W �..� .. � � � a Z� 3 *� a W � � ZNV SMEET TITLE Details REVISION 1 REVISION 4 P(J4NNING REVIEw REVISION 2 REVISION 5 REV1510N 3 REVISION 6 JOB NO. SHEEi NO. APN34222044 oATE A7 9/t4/2010 DRAWN 8Y rry � _ � / _ �:, � � \ `° ` ' :t o: � ` Y +� � *I � .� � ` � �� .� . � � ` �� . ,` � w � � � ; � �— \ , , 1st Floor � - - -- - -\ _ _ -- :: s DECK 3 EL. 576'0 O DECK 2 C EL 367'0 � , \ \ \ \ � � � � - --. , ._.._,,.....o.�v - --- �t , U ,,��,------- -—� - , - - � � -------� � � , , I , � I �----------- � � , , � �i � � I � � . > �¢ � O Z � � � � � ` GARAGE g ` I � � i �- \ ,� �J , , � � • . -4 �- - .� � I \ � + � � 4 ; � I � I � \ - ; r- BATH — �— — -J \ �:,c � � / STAIR 1 \ - ; ---- --- - --- { — � E�. Sse'o `5 �� EL. 557'6 t z 3 ` p iRl \ 2 22 �p \ � EL. 3s 3'6 . : ,.., ` -.._ _ ._"" ' :�:-:..: \ `J nLG w - \ . � � � w _�-- _ -_ _ - __ � \ 4 _ __ _ _ ` � -- - ... G _ -..__.. ._ __ ..-- --__,_ W ` i _.._ _. _ SEE S1RU�NRAI. DV ' _'.. _._ . . . ... . .... . . . }�� .lA1.lS. -- � .. \ / Ga ra e � � , � . . -_ _._ _ . . ._ . . ._ _ __- __ _ _ _ _ - -_ --___-.__ _ . __ � ' _ .. N �RT{.� 1�B� � �._p.. a P CHI D. NGUYEN 3465 5UPJCREST �4VE SAN JOSE, CA 95132 408.839.3968 W � � V a rl WOO o�� '� W W Q o ��VN J W . � �Vp� u �. W �..� .. Z � � � a ZO W � �a ZN � N V SHEEr TITLE Electrical Lig hti ng REVISION 1 REVIS�ON 4 PLANNING REVIEW RE'viSiON 2 RE�iiSiON 5 REvISION 3 RE`✓ISICN 6 JOB NO. SHEET NO. APN34222044 DnTE � � 9/1L/2010 ORAWN BY CN all �Aeos, Eeeigns, a anqementa ontl Olons �n0icated o repreamte0 Oy Mia Erowinq rroC oy, antl the p�opMy oi CMI D. NCVVEN on0 rM <rwteE, enwNW ana 7eveloped for � ond �n nnection .iM, the specNied Orojttt �wne of such ideoa. des�9na. amonq�manU or Dbnt nha11 bs ueW Dy or disCbsaG to any penon. firm or torporotion for any Durpoce whateoo-.sr wi[nout Ne written parmission of CHi D. NGUVEN writtsn d�mens�ona on tn�a� erowinqs rion nw� preceawnc� o.er waied e�m�n��ona: � ontractor aholl ve•ify. onC De reeDonaibb br, oll dimeneions o�tl conEitiane an tne oe one Mie o+f�ice must ee nonitee of any vor�otrone rrom tne e�mmawne aM ConOi�ions sno«n Oy these Crovinq�. ShoD Ceta'ila must Ce au0m��ttEC lo tM5 oHice for oOC�ova1 Defor_ proceed�nq with fobri��tion. PLANT LEC�END Alias 5cientific hJame TREES GO Gercis occidentalis (Standards) QA Quercus agritolia SS Sequoia sempervirens sf ALAJ Arctostaphyllos uva ursi "Point Reyes� GDS Geanothus 'Dark Star G'fP Geanothus g horizontalis "Yankee Point GL Gistus ladanifer GS Gistus salvifolius GLF Gotoneaster "Lowfast' L Lavandula angustifolia NO Nerium oleander Pr Pittosporum tennuifolium RSC� Ribes sanguineum glutinosum R Ribes viburnifolium RO Rosmarinus officinalis 'Prostrata' VINES F Ficus pumila P Parthenocissus tricuspidata Gommon Name Planting Size CZuantity GA Native Water Usage Single rrunk Western Redbud ZG"'-�ox 5 Galifornia Live Oak Zk"-�ox 6 Goast Redwood 24"-�ox 2 Point Reyes Manzanita Dark Star Galitornia Lilac '{ankee Point Geanothus Grimson Spot Rockrose Sageleaf Rockrose Gotoneaster English Lavender Oleander �lack Stem Pittosporum Pink Flowering Gurrant Evergreen Gurrant Prostrate Rosemary S--C� a I S--C� a I 5-C�a I 5-ba I 5--� a I 5-6 a I 5-{� a I 5-{� a I 15-6 a I 5-6a I i�a � 5-{� a I I I 4 12 20 10 �7 G 5 G 2 10 2� Greeping Fig �oston ivy 5-C� a I 5-C� a I 9 9 DESIGN INTENT Plants have been selected based on the criteria of fire safety, drought tolerance and erosion control. The plants aze recommended in the 'Living with Fire in Santa Clara County' manual, page 17. Others are from the fire safety chapter of'Trees and Shrubs for Dry California Landscapes' by Bob Perry. Thirteen new 24" box trees including native Coast Live Oak, Western Redbud and Coast Redwood have been added to replace the seven trees that were removed. The wide spacing of the trees minimizes the spread of a wildfire. The spread of the understory plants is also based on the fire safety guidelines prepared by the Santa Clara County Fire Department for the Wildland Urban Interface. All plants selected are drought tolerant and will require minimal water after establishments; usually two growing seasons. An automatic drip irrigation system will be installed to water all new planting. See Irrigation Plan sheet L-2. No trenching shall occur within the Tree Protection Zone of existing trees. Several of the trees and lower growing ground covers are useful in controling erosion. All new and existing retaining walls have been screened with shrubs and vines. Where possible plants are located on the high side to drape over the walls (Rosemary). Vines are placed on the low side of the wall that will cling to and spread over the walls (Creeping fig and Boston ivy). Trees and shrubs have also been placed between the vines to soften the visual impact of the walls (Coast Live Oak, Oleander, Rockrose, Rosemary). No turf grass shall be used for the project. � o � N 6 1 ° 10' 00" E 1 2 � �� CONSTRUCTION NOTES: cL 1. All slopes sha11 be netted with American Green netting, or equal. Do not use jute netting. The netting shall be installed as per manufacturer's specifications. The netting shall be cut to allow for �nstallation of plants shown on the planting plan. � 2. No trenching shall occur near the existing trees within 7 ti.mes the diameter of the trunk of the adjacent tree. See �D A � irrigation notes on sheet L- 2. 3. A new retaining wall has been added below the existing driveway wall closest to Mercedes Road. This 3' high wall, � v along with the planting, will help to reduce the height of the driveway wa1L �L C S3o 4.All new and existing retaining walls shall be faced with a stone veneer. The real or cultured stone will be selected by the owner. Plants have been located above to drape over the wa11s. Where possible plants have been located along the base of �L cr. � the walls to minimi7e the height. 5. Two parallel parking spaces (each approximately 10' x 22') aze shown on the flat area across Mercedes Road from the property. No significant grading or tree removal should be required to provide the requested guest parking azea. Owner -- shall receive permission in writing from adjacent property owner to perform impro�t,eme��requited.}�a�.�...: >.,_ .- �- ._:- .•-:-A 1: �...��. -�. .:., N 5 5° 0 0' 6. All azeas shall be covered with a 3" layer of wood chip mulch. A product suita.bl� for use on slopes shall be submitted ' by the landscape conttactor and approved by the landscape architect. � -- �� i 7. The ro'ect eotechnical en ineer shall be consulted nor to the installation of 1 dsca in ti��teria�s: an� � ation �� r� p� g g p � P g APPROXIMATE LOGArION OF EX OAKS �. } . , �"�� hardware on slopes greater than 30%, or in any areas where slope stability may be @ompromised. -, ... :� '"��AS� oN nRt�oizisr's �aros 8. The landscape and irrigation contractors shall review and comply with all reco endarions made by the city arborist - including the Design Guidelines Recommendations 5.1 numbers 1- 12. s �� y , ,,. ,. �.,� � t,� �� c L'� � - • ..•-, . 9. Water source will be San Jose Municipal Water. The Point of Connection will b taken fre�c�-�re t�ew�� wa`t� sert�ic�'htie� -- -»�� s� w _�; 101 �� // // �� MERCEDES RD. � NEW ASPI1ALT PARKIN6 \ 400 S(� PT. ` _6' AsPrt�r �uz� \\ / � \ \ � � � �� Exisri TREE r0 REMAIN (rYP� 1� I� II �� I� �� — — a ! �� \\ � �°�� /� \\ �o o� o � \ J�� //do" �� \\ � F I P \ � 0 � / �,p 'r �Cyp I 48" ❑AK � � ,, , � 5 ,�, ,� ,� ,�,�, � �ocnna�s r,nr�rr r sire SuzvEY si� c� �nr�oPr is n�rzoziMnrE n� �asrit� r�s ro rz�rnniN snn� � �rzarecrm a�zir� �orrsrRUCnord for the residence at the northeast comer of the house. , / _ As �tz ,arze�zisrs r�ca�nMewnncNs � 10. I have complied with the criteria of the Water Conservation in Landscaping Or ' ance and applied them accordingly � �� I �— `� � APN : - for the efficient use of water in the irrigation design plan. � ��' ?�...�� /� `�� \\ � ES + � � �.. ` Y �`� w�,.w.... . . ... r. �... _..e...._...—�.,c�✓ � / ! � I / � �'�.�� :�� ry � r �_� � � SEE SHEET L- 3 FOR PLANTING DETAILS AND NOTES � � � \ �� // // � _ �� — NEW 2A"" 60X TREE (TYP ) 342-22-044 / � � a C � � �� 0 1� � U �'+U� 0� � � N � u r , � a � y � U� � r+ � o � F� M W � � W � � V1 � W � I � � � . � • , � W A W U � W � � � 00 N N � �"'� 0 h�l H-I � � U � O C�' � W W a � U � 5GAl� � � MIGt1Af1 A � �� rn J '�i o No. 39q7 p (ExP �/�I/Yt) S�. �P �� q` (,p,. )ATE PURPOSE BY L20.10 first issue review MA 1.21.10 ' revieW MA 330.10 c�ts MA scale: 1/8"=1'-0" sheet title: planting sheet number: L-1 of three IRRIC�ATION �EC�END DETAIL KEY MANIFAGTURER — � s � n ko w� — G l a s s 315 PVG — Sch AO WG A AO RAIN 61RD — � � � � tlunter __ Q GIIAMPION G � Senninger G � Amiad D 3/A"' Polyethylene D i� Ewing p opt i ona I MAXI �T — � Ew�� E optional rp{ZO/GO�RA F optional Rain 6ird — optional Rain �ird M�E� # DE�'RIPTION NSF Approved I�� Irrigation Mainline N� Approved 3�4"Irrigation Lateral as needed N5F Approved 3" IRRI6ATION � UNDER PAVIN6 ESP-GLX 3 6 STATIGN GONTRGt1ER WITt1 INDOGR WALL MOUNT GA�INET MINI-GLIK MINI-GLK Rain Sensor ASV 101 -5 - DG I�� ANTI�IPIION ELEGTRIG VALVE WITti Fi.ON! GONTRGL d AOI W/ hand I e 3/A" hose b i b PR - 20 - L 3/A" drip pressure regulator set at ZO psi 39-0 3/G"' drip fi Iter, 200 mesh, self-flushing Rainbird 3/4" drip tubing. �zessu�ze �,a��NSnrir� �/z c�-1 (��), ��(a�ACr�), 2�(��N) iso–rzo ernirre� 12" �AR6 STAKE �2" �AR6 STAICE w/ SPRAY GAP N077I F POLY END GAP REMOVA�LE DRIP END GAP ASSEM�LY Sf'-2-180�'G2 PRESSURE GGMPENSATINC� STREAM 6U66LER NOZZLE ON I2�� G06RA FLEX f105E X�D - 81 Xeri-�ird Eight Outlet multi emitter (I C�Pf1) X� or X6T Xeri-�ug 5ix Outlet multi emitter (�AR�ED OR T1IREADED) � � �— — / � —� — �� \\ \ // I S�� 580 � � n�� i�Ri�ArioN NorEs `v 3 ► I Gontractor shall notify U5A ( Underground 5ervice Alert) at 800 642 2qqq prior to start ot any ezcavation or trenching o � No trenching shall be done within 1 times the diameter ot the nearest ezisting oak trunk For ezample:lt the o ezisting Dak trunk is 1' in diameter stay Ik' away trom all sides of the trunk with any trenching. o Z Gontractor shall review all plans and documents pertaining to the project prior to the start ot work to coordinate � work with other trades � 3 Gontractor shall install irrigation system inaccordance with all local codes and ordinances. z � Drip system has been designed to operate at a mazimum ot � gallons per minute at ZO p s i 3/4" LATERAL (rrigation contractor shall verify a static pressure ot at least 55 ps i at the point ot connection prior to the installation of the irrigation system 5hould the p.s.i or the g.pm be insufticient to operate either system, contractor shall notity landscape architect and request review of design h I'oint ot connection shall be taken irom the new water service line along the side ot the garage as noted on plans The contractor shall tee oft service line and install the mainline and valves as noted on plan Water trom 5on Jose Water 6 Gontroller shall be mounted on the interior garage wall at the power source Programming of the controller shall be \ 4� the responsibility ot the contractor for a period of thirty days after acceptance of work AIl electrical connections tor the controller shall be installed by a licensed electrical contractor. AIl work shall comply with the most * current standards and codes at the time of installation N 6 1 ° 10' 00" E 101. � � _ 13�� `- , � _ 0 6' AK _ / � : — l�l o „ B � � �� o t o =Qe �/ �� f = � ii �� i � �� // � �� \� �� 1 � �� g� `�� ,-- a _ \ 1 1 ii I I _ — =14 " � F�C � ` I r\ �� // // � � �� p � \\ � — -- � �� I,,I,/ •� � /� f � � � -� ._ � — � � ��Il � °�- � _ � � � //d�" °� � � � \ l PVCSLEEVE.UNDERPAVII�iG \ �\ v I // �' � // \ 7�� —�� / � cu I cl.i � . \ 3 \ \ � o 0 _ S � I � �� / / / � �� I �,.�� \ Z _ � _ �� , _ \ \ ss �.. _ \. l lrrigation design is diagrarrmatic Mainline, valves, laterals and other irrigation equipment may be shown outside of f �� — � /� �. �� I lantin beds tor ra hic clarit AIl irri ation e ui ment shall be located in ad'acent lantin beds � P 9 9 P Y 9 q P 1 P 9 .., _ , / � / \ I S.Irrigation pipe depths Mainlines under paving shall have 2k" cover over pipes. Lateral lines under p�ving shu11_ha�e------ �°- ''"'°'� ` ' ` \ �j / � 18'� cover over pipes 5leeves shall be located as per plan Mainlines in planting beds shall have IZ�'sof cover over �. °`�/ / � � � i es Laterals in lantin beds shall have 2 cover over i es � •� "� '��^ ��, � /� I 2 0° � P P P 9 ( P P � _ Mr°�I �i � � � , � 3 � /� \ � 9 Lateral I ines (non pressure I ines) sizing guidel ines shal I be as tol lows 3/q" OD - 0 to ID 6PM; �'� O➢ - �� to �5 6PM; ` " \ \ l �� I I/�� OD - 16 to 25 6PM; � �/2" OD 26 to 30 G�PM; 2" OD 3� to 55 6PM. Reter to Irr igat ion Legend and plan sheets for turther data ` �.\ � � � \ f \ � i� AK \ I0 Gontrol wires shall be �4 gauge l.� direct burial wire Use red tor control wire and white for corrmon wire Gontractor shall ,. � ��' `� �'1 � ` �\ �- _� � - � � �`;;� _ � , � `�� \ � � � ` � run one s are corrmon and one s are control wire to each of the end valves AIl low volta e wire congections shd�1�C:�e�mede '� '' ' " "'."'� �- � � P P 9 , . ._ � _� _.. � \ � % only at remote control boxes AIl connections shall be made with a 2' coil of wire tor service Gonne�tions shall be made � �� 0 10' � A K � �, / � � � � � � / with Rain6ird 'Snap-Tite' connectors or equal � / II Drip tubing shall be staked at 6' intervals and have a minimum of one removable end cap assembly per �tation �. ..., �/��'_� _--- ��.,�_��..: �: �2 Emitters can be placed near the ezisting trees to water them during the dry sumner months Once the t�ees have recove�'ed '"""'� ��, �� . ,,. , .,�c "^° -- � the construction the emitters should be removed and the drip tubing securely plugged `. g ;� � , � i � EM I TTER SGhEDULE : x ;, Manutacturer 9 Model # 6allons per 11our �itters er container size A5 �"�� V Ewirx� iso�to�v P hYDRO,�Q,1��..��A��!- " " L RED One fialf � emitter per each gallon plant -��°-""-' #•/s- ^w . EWINC� 150�OW �K One I emitter per each gallon plant 1n 3 6ALLONS PER MINIITE EWINC� 150�LOW (��N Two � emitter per each 5 gal lon plant EWIN6 150�LOW (�EN Two 3 emitters per each �5 gol lon plant VALVE SIZE EWIN6 ISO�l.OW (��N Two 6 emitters per each ?�}'� box NOTE: NO GRADING IS REQUIRED TO INSTALL TI� IRRIGATION SYSTEM. TRENCHES FOR BURIED MAINLINE AND LATERAL PIPES WII.L BE FILLED AND COMPACTED AFTER INSTALLATION OF PIPE. ALL DRIP TUBING IS LAID ON TE� SURFACE. NO SIGNIFICANT DISTURBANCE OF Tf� SOIL IS REQUIRED TO INSTALL TI� IltRIGATION SYSTEM. I have complied with the criteria of the Water Conservarion in Landscaping Ordinance and applied them accordingly for the efficient use of water in the irrigation design plan. 1 � \ � � _ � � � - — — — \\` �� -- i N 55° 00' 00" E 101. 22' — �� REMOVABLE END CAP ASSEMBLY (TYP.) MERCEDES RD. \ �'� = /,�14 DAK J \� SEE SHEET L- 3 FOR IRRIGATION DETAILS — � i�V�'TER USAGE CALCULATIONS �' ��— ----- oo` � , — � " �� °�1 ' `''� \_� \ � / O I �� _ � � ��__� � � % � APN 342 -22-044 m ��i nm�e �a� �� - Zoio �� „��,.s�,��.�„� �.�,�.,�.. �,� � �„w.,� �,�.,�,� �.,� w� BE �ROOIR�D N1 ANV FANWN OR IEOIIM WI1110Uf TE EMREAt WItlTTEN APPIIWAL OF 71E WpCJIPE ANCHIECT. TIE PIWP61 HECiRONC 7RMYFBt OF MTAlIWL eE TE useRS aEavo�win �nrenaur uNUrv ro n� wrosarE �+ur�cr. �,� � �.��...,r � �� n, �,.� ��n � �. �,E.. � .� � „� � ��... REOINiD TO VFRf0101 YYCIItK 1/qWN ON PIAd�. N!� �FObNTIp111A{lEB1 VRO�VDGD SV TE OIM6l A�GI� /YIIIOIE WOlCME ANpffECillIE /1�N11E! NO 1111M.ITY FqtT1E ,�a,�uc. o�.�uo.aa.r�. u�.a,r�o�,, �ca,�s on.w.�r. oav�,. —�< II� � � � ��\ % � =1. I_ � / ' � � a C � v, M �� e 0 1 „ � U s�"U� �� u � �a � � � U� � � � o �aM WA� � � h" � � O W � O A�� I"� � WU U� � 0 � � W � � � =l r � p� O rTl � � n �a � N � ZNU � SGAF� 9 � MIGFiAEL A. �, ARIJO��P � rn J - �i o No. 33k7 0 c�xP v�i�z� P � � � �TE PURPOSE B' �0.1� � 1SSUC IeV1CW � i.30.10 r�c oose co�fs MA scale: 1/8"=1'-0" sheet ritle: irrigation sheet number: L-2 of three ry �r L /� irrigation controller anchor securely to wall NOrE REFER TO PLANTIN6 LEC�END PGR SPAGIN6 DISTANGES Raws �E ar 8�� o� s�ciFi� s��ciN� C�ROUND GOVER SPAGINC� DETAIL sca� rror ro scw� P�ANT NC� DETA �� existing grounded �P � u g u.tnl e t t r a n s f o r me r qg" � � I15 v a c, GO h z conduit for remote control valves secure to wall with appropriate pipe clamp� finished surface see sp� cs front right—side section/elevation section/elevation � WALL—MOUNT GONTROLLER � not to scale EMITTER— SEE EMITTER 5G11EDU__E FOR NUMf�ER & SIZE � � PGLY DRIP TU�INC� �� \- � ` �I� EM�TTER , � 7�,�lD GOVER VT (TYPIGAL) 3G% OF SPALIN6 � OF PLANTER _ __ : F � ., . . _ 5f1RU� � � �aNriN� Pir ��,\� ROOT �ALL � y �r�E � 1 � � ��iP ru�w� & Mirrf not to scale? i�i� C�AT ON DET� � � ROOT �A1.L , �^�'' P�A1�TI�16 PIT . FERTILIZER TA�LEr �Gf1EDU_E � gallon I tablet 5 gollon Z tablets �5 gallon 5 tablets ?1}" box S tablets 0 0 � r � � �_ , � � o �4, w c„ t.7 � ``' e o � � �, J � � � `�� FGRM SA�J(�ER WITI1 w o a ° �,1 3" MI,LGh 3° GONTINIJOIY RIM � _ ___"_ � SPEGIFIED PLANTIN6- MIX WATER & TAMP ro t�r�+ovE niR POGKETS =ii►- -i� -i �iTi"'iii 1=1I I— 1=1I I-' r�riu�z r,�r _� � �_� � �— � �— (5EF r-�Gt1FA�E) Z X�ALL DIA UNDISTUz�ED NATIVE 501L ShRUP� P�ANTINC� �a�: r�or ro sca�.e control wires with �Z�� min. service coil anti-siphon remote control valve with tlow control and quicklink solenoid pvc male adapter (typ) finished grade pvc lateral line sch. SO see specs for depth pvc main line sch SO see specs tor depth pvic e I bow (typ) ,,. �„„ . „��,,.,., r�,...� notes � set valve �2" min above highest sprinkler served. z see p I ans, I egend and specitications for additional installation notes. �j ANTI—SIPt10N VALVE � not to scale bubbler tiead- I2�� Gobra f lex hose SxSxT Tee PVG Lateral Pipe �. Top V i ew �-�,' A-/ . . , ��:_- .. + Flow Rate V.�rt�es With Model Specitied PfZESSURE f OMPENSATINC� �U6P�LER � E ON GO�RA f�X t10SE ASSEMP�LY � _ ot to scal� ,t_..._ . . �.. �-- --.�.'.� .. . ;�;c:�i . . .. . . . . 'a'. Y vk z Id-0' (�N) TREATH� ILiGE P0.E T PIf 5!M<E — 11' LLN6 GGRD� — Rl.DD6t TRg T1E- 2 PHi TRRg REQARID LIEt1R.Y SGNtFY 5GE5 ��— Y LGN6 % A' DIA F�GRATID wc PPE ruID w�m H/1 vww r�a+c (: r� tx� F� nacs raw�v rr� - NOft�: i Puce sr,�es �ua ro oreecrwN cr Rsv,�rr rvro i Ra.a.E sr�s rnaz rno reves � Rx+Rr Flr srvu De u� ow.ere�e ,vr i i/i n.es cesm cr Ra�or au 4. 6KGC5 MD RNlf 5lGCK 'JiN1 CE �rte-axta�.� ov vroeuve w+crrrear vrc�c ro R,wrr� 5 �GHfRAGTGR 97I�L Hpfry �tbqq,W �tV1Gt N.H1T O LboiML.11M RtIqL TO f]f�AVATTIC! TR� RfS. �' rrt� wuaaNS D�SN w/�' rnctt C� 1MS� MFLIGMAP TIYRq,61LY WATHt TRff M.�IAT�Y IFTHt RJNfN6 MD W'KE 6RGI�D 3dR7fri r�nr c�wr, r � Fn+r�, � ��uID D�ctc�t� Moc I PHtT 50L M@Lf.@!f (NfRLL"HJI7ID RIDNLL9 �� - osz r�rRC�1 j PIRTS N1TTi£ 50L NA 7 LDS �ON RB.E� f9tTLIhR �Oft T/ptTS) T� IXN F� R.Mlfi� F�LE SG�RFI 5DE5 Gf PLWfN� hIGiE ar w�w ro ane�� m �n� Fa�r i►�sn� r�rr� zct TREE PLANTINC� � NOT TO SGALE from valve valve box finished grade tilter pressure regulator - _- _ pvc iaterai or arip tuoing �' sch 80 union q"�p,R va I ve box ext ens i on MINIMI,M brick supports � I cu. ft pea gravel sump PRESSURE REC�I�ATGR & DRIP (� FILTER ASSEM�LY 3 not to scale �� PFD H/7 P FAAITTFDC, iNSra� INSIDE VIEW rrorE: co� nv�iraw vw� r-�c rc DF�15ER CtK� GAP RAIN bIRD DD�OZ�TYPIGPI) I/A—�NUi TU6M6 srnKE: wuN ��v rs-a�.5 6 -irrcn ve�v� e�c r.�ri-amFr �n� �tv� RNN 61RD �RI-pIRD S XDD-SI WfTli EK� I�PFt �RI� IOPG FMfTTfRS FAGTORY M5TN1ID) rcQ a� rnusr� FINKIi 6RADE I/a rUbir�: P0.'fET11YLETE DISTRICUfION TL61N6 PVG `�Gi SO GL�E NPRE WG LATERAL PPE R/G `�GF1 k0 TEE GR E11 - �-INGFI MIN. DEPffi Gf 3/�INGtt WA` 6RA�FL � XERI—P�IRD 8 ML�TI—O�JTLET DRIP EMIrTER 3 not to scale ..�.�...... N .� . ... �� . �.:_�.::..�-�� ws�aoc�ae�,��ran��ow I � �.��.��.�.�..�,� i uwsc�vc �aa�cr. uno�c� w�rECr isr�ra �u.� ao�rts ivo m� no v�rtr wr � �' !F N9ROOIIC� M M/Y iMIWN OR I�IUM WRMOUT 711E FWl�ti WIi1TB1 M�RWAL OF � 11E1AN0lf/1PEARdfTECT.T1ENtOYERBEC7AOMC7RMqiEROF011TANINIBETIIE I � u�es�vorqearrrrKnavru�aurrionEwac�MCNrecr. ow�� mw.� �sei� �arorw�urv wn co�s►w� r�rm a.� e�sa+ertw ectf�c�c I raouw�.¢�rs �ro raore�ir �.ES. owrEx aw�k:a.a �u r�seNtr rdxn n�ouw� ro r�nFOia vroac rawN oN nna. e� �soaMnar wu e� v�oha�o er nEOwr�wiaw�NaorEwoaawE�crun��swu�eurrwRnrt I i �ocun�cr as a�w vaovFmv ur� souwwes, �a�s on rnoverm ca�s. I �,Nri� NorEs I AIl existing trees, shrubs and ground covers to remain shall be protected Any damage caused by Gontractor's work shall be repaired or replaced at the Gontractor"s ezpense and be approved by the owner Z Planting areas shall be amended as per the tollowinq: for larqe planting beds backfill miz for individual plants to be Rototill into the top l S inches oi soil 'fi% nitrified redwood sawdust per �000 sq ft of area (�i9 native soil 3 cubic yards niiritied redwood sawdust with the following per cubic yard ot the above mix 15 Ibs Dolomite � 5 Ibs Dolanite {�i 15 Ibs Nitrotorm (38-0-f1) 2 Ibs Nitroform (3Pr0-0) 15 Ibs treble superphosphate (0-45-0) 2 Ibs. treble superphosphate (0-45--0) 3 Atter amending soil, grade all areas smooth with no localized depressions exceeding �/7" AIl areas shall surface drain with �5 percent minimum slope away fran all buildings, paving or other structures A Quantities are for aiding in bidding only Gontractor shall verify all quantities Gonsull with landscape if certain plants can not be located or it substituitions are desired 5 Gontractor shall lay out plant material as per plan and receive approval fran Landscape Architect prior to installation b No plants shall be planted with root balls or new pits in a dry condition. 1 Plant all plants as per planting details in square pits with sides and bottans thoroughly scarified Amend backtill mix and planting beds as noted above Use a time release tertilizer tablet or packet as per schedule in planting details S krmediately atter planting, treat all areas with pre-emergent weed control as per manufacturer's specs prior to top dressing. 9 AIl newly planted material shall be watered by deep soaking within 3 hours of planting �0 AIl plonting beds shall receive 3 inches ot wood chip top dressing (mulch) II Gonlractor shall be responsible for irrigating all new plant material until canpletion and approval of owner �. Thirty days after planting Gontractor shall resiake and straighten all trees as necessary tor proper growth. rree stakes and ties should be removed by owner two years after planting GALGULATION �OR: (MAWA) = MAXIMU�v1 APPLIED WATER AILOWANGE ( g a I I o n s p e r y e a r) TOTAL LANDSGAPE AREA = �,535 SQ�ARE FEET MAWA = (ETo) x (0.62) x [(� x LA) +(003 x SLA)] ETo = REFERENGE EVAPOTRANSIPIRATION (INGt1E5 PER YEAR) ETo data fromUM15 (Galitornia lrrigation Management Information System) tor 5an Jose Area 2009 O 8= ET AD,AJSTMENT FAGTGR LA = LANDSGAPE AREA (SG�JARE PEET) 62 = GONVEFZ510N FAGTOR (TO 6AL.LONS) MAWA = (49.3`) x (0.G2) x [(.7 x 7,535) +(0.3 x O)] nen��in — �i��.a.�a'i r ni i il��c. DFO �/CnIJ MAWA = 1339`> GGF PER YEAfZ GALGI�ATION FOR: ESTIMAT� WATER USE ( g a I I o n s p e r y e a r) ETWU = (ETo) x (0.G2) r � I E � + SLA ) \ i ETWU = ESTIMATED TOTAL WATEfZ U�E (C�ALLONS PEfZ YEAR) ETo = RE�ERENGE EVAPOTRANSPIRATIGN QNGhES PER YEAR) 0G2 = GONVERSION FAGTGR (TO C�ALLONS PER SC�UA{ZE FOOT) * � _ �Nr Fa�raz FR�rn wu��ts t1A = t1YDROZONE AREA IE = IRRIC�ATION E�IUENGY (MINIMUv1 70) SLA = SPEGIAL LANDSGAPE AREA ETWU = (h9.35) x(0./02) ( 3 X + � 1 � J EWU = 98,SOG.AS 6ALLONS PER YEAR EWU = 82.00 GGF's + all plants used for this project are rated at a 0.3 plant factor (low water use) IRRIC�ATION SGh1EDULE (AFTER ESrApLISf1MENT PERIOD) Drip valves are estimated to run for thirty minutes four times a week. (Valve C�PM x 30 minutes x 3 times per week x A2 weeks per month). Gontractor shall adjust run times for seasonal rainfall. (100% June - October, 25% November - February, �5% March - May) The drip irrigation system will be run between 5:OOAM and �:OOAM and/or between 7:OOPM and 9:OOPM if necessary. hiydrozones are all low water using and shown on plans as Valve stations � - 5. OPERATION AND MAINTENANGE NOTES I Irrigation system will operate during non-daylight hours to limit the effects ot winds and high day time temperatures lrrigation scheduling shall also be subject to the ordinance of the Gity ot Gupertino Water Eficient Landscape Ordianance 2 The landscape shall be maintained to ensure water efficiency. A regular maintenance schedule shall include but not be limited to checking, adjusting, and repairing irrigation equipment; resetting the automatic controller, replenishing mulch; tertilizing; pruning, and weeding in all landscaped areas 3. Whenever possible, repair of irrigation equipment shall be done with the originally specified materials or their equivalents � � � v cN v N1 � �� O 1 „ a � U � �'+ U � O � � � � � u C ) � u U U� � M p �a�� W � � W � � V1 � W � r� � � � � � � � V! � A � U � I"1 � 0 � W N N � F "'� 0 � � � � U n O lj w r"1 a � U � 5GAl� 9 � MIGttAEL A ARIJOI�E q rn J '� o No. 93A7 p c�xP ,i3�i�z� P � ,� �f �1� �TE PURPOSE B' �0.10 � 1SSUC 1�Y1CW IV�I scale: 118"=1'_0" sheet title: deta.ils, notes & water usage sheet number: L-3 of three