DRC Summary 11-18-2010 OFFICE OF COMN UNITY DEVELOPMENT
��,
CITY HALL
10300 TORRE AVE NUE • CUPERTINO, CA 95014-3255
C U P E RT i N O (408) 777-3308 • F�UC (408) 777-3333 • planninq�cuqertino.org
To: Mayor and City Council Members
Planning Commissioners
From: Aarti Shrivastava, Director of Community Development
Date: November 19, 2010
Subj: REPORT OF DESIGN REV [EW COMMITTEE FINAL DECISIONS
MADE November 18, 201)
Chapter 19.136 of the Cuperti no Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
R-2010-22, RM-2010-20, EXC-2010-08, TR-2010-44; Minerva Abad (Liu/Fang
residence), 21835 Lomita Avenue
Description
Residential Design Review for a new 3,492 square foot, two-story single family
residence;
Minor Residential Permit for a secon � story rear deck;
R1 Exception to reduce the combinec!: first story setback to 10 feet instead and the
combined second story side setback 10 20 feet,l inch instead of the required 25
feet;
Tree Removal Permit to remove and replace one Coast Live Oak tree
Action
The Design Review Committee a��proved the application on a 2-0 vote. This
is effective November 18, 2010. T:Ze fourteen-calendar day appeal will
expire on December 2, 2010.
Enclosures:
Design Review Committee Report of November 18, 2010
Resolution No. 293, 294, 29�, 296
Plan set
OFFICE OF COM11iUNITY DEVELOPMENT
' ' � CITY HALL
10300 TORRE AVE:�tUE • CUPERTINO, CA 95014-3255
(408) 777-3308 • FAX (408) 777-3333 • plannin�cupertino.org
CUPERTINO
DESIGN REVIEW COrVIMITTEE STAFF REPORT
Agenda Item No. �_ Agenda Date: November 18, 2010
Applications: EXC-2010-08, R-2010-:'2, RM-2010-10, TR-2010-44
Applicant: Minerva Abad (Jerry ]�iu and Jennifer Fang)
Project Location: 21835 Lomita Avenue
Application Summary:
1. R1 Exception (EXC-2010-08) request to reduce the combined first story side setback to 10
feet instead of 15 feet and the co��bined second story side setback to 20 feet 1 inch
instead of 25 feet;
2. Residential Design Review (R-2010-22) request for a new 3,492 square foot, two-story,
single family residence;
3. Minor Residential Permit (RM-2010-:?0) request for a second story rear deck; and
4. Tree Removal Permit (TR-2010-44) :�equest to allow the removal and replacement of a
Coast Live Oak tree.
RECOMMENDATION:
Staff recommends that the Design Review C ommittee:
Approve the R1 Exception (EXC-2010-08), Residential Design Review (R-2010-22), Minor
Residential Permit (RM-2010-20) and Tr �e Removal Permit (TR-2010-44) per the model
resolutions.
BACKGROUND:
The applicant, Minerva Abad (representin � the property owner), is proposing to construct a
3,492 square foot, two-story home on an existing lot located at 21835 Lomita Avenue. Typically,
two-story projects are approved by the DirE ctor of Community Development. However, due to
existing project lot width constraints, the a��plicant is requesting R1 exceptions for the first and
second floor side setbacks which are reviewed and approved by the Design Review Committee.
Existing Lot
The project lot was originally located in the County of Santa Clara's jurisdiction and was
annexed into Cupertino in 2004. Even thou�h the lot is approximately 8,000 square feet in size,
it is substandard in width at 40 feet (about 20 feet less than the R1-7.5 zoning district minimum
lot width of 60 feet) with a depth of appro Kimately 198 feet. The only structure on the project
site is a legal non-conforming 580 square i oot one-story home (built in 1925) located near the
rear property line. Under the proposed project, the use of the existing structure will be
converted into a secondary dwelling unit.
EXC-2010-08, R-2010-22, 21835 ].omita Avenue November 18, 2010
RM-2010-20, TR-2010-44 Page 2
DISCUSSION:
Side Yard Setback Exceptions
The project site is located in the Monta Visi a neighborhood where there are numerous lots that
are substandard in width. Consequently, m�ny of the neighboring homes have substandard side
yards setback as well. The project is located in a R1-7.5 zone, which requires a combined 15 foot
first floor side setback, with no side less th�in five (5) feet; and a combined 25 foot second floor
side setback, with no side less than 10 (feet) from the property line. Given the project's lot width
constraint, applying the ordinance prescrib��d ground floor and second floor side yard setbacks
would not allow for a reasonable floor plan ;ind front elevation.
The applicant is requesting to reduce the fir:�t floor side yard setback by five (5) feet to allow a 30
foot wide house and to reduce the second floor side yard setback by four (4) feet 11 inches to
allow a 20 foot 1 inch wide second floor setback. See Exhibit A for the project data summary.
Staff supports the exceptions because the ;�roposed house is consistent with the predominate
pattern of the neighborhood both in term� of massing and setbacks. In addition, the Design
Review Committee has approved similar rec�uested in the past.
House Design
The house is a Mediterranean inspired de� ign similar to many of the new homes built in the
neighborhood. The applicant is proposing e�irth tone colors for the exterior stucco walls, window
trim, and composition shingle roof materia l. A stone veneer is proposed along the base of the
house frontage, and a stucco trim band is ��roposed on the second and first floor. See Exhibit B
for the color and material sheet.
To help mitigate the visual impacts of the hc�use to neighboring properties, the applicant worked
with staff to lower the height of the first floc�r exterior walls to nine (9) feet high. In addition, the
applicant has provided breaks in the rooflin� � to reduce the visual monotony of the long building.
Second Floor Rear Deck and Privacy Protection
The project also proposes a 64 square foot second floor wood deck from the master bedroom
with views to the rear and side yards. Appr�priate privacy protection trees are proposed and/or
retained along the rear and east side propexty lines. Two neighbors abut the project property to
the west. The applicant has obtained a p rivacy protection waiver from one of the property
owners to the west (21839 Lomita Avenue) and is currently working with another neighbor to
address privacy concerns. All newly propo��ed landscaping as part of this project will be subject
to the requirements of the Water Efficient L� ndscape Ordinance.
Tree Removal
An existing multi-trunk Coast Live Oak is situated near the front property line and lies in the
path of the street dedication and future sid ewalk to be installed. The City's consulting arborist
confirmed that while the tree appears heal hy, it is structurally unsound and may be prone to
splitting apart (see Exhibit C). Four of he five trunks have extremely narrow angles of
attachment (predisposing them for failure) ��nd there is a large crack between two of the trunks.
Consequently, the arborist recommends tY�e removal of the Oak tree. The replacement tree
should be either a 36" box or two (2) 24" 1�ox trees of Coast Live Oak, Valley Oak, or Deodar
Cedar species.
EXC-2010-08, R-2010-22, 21835 ],omita Avenue November 18, 2010
RM-2010-20, TR-2010-44 Page 3
Staff recommends that the Design Review C�mmittee approve the project based on the following
R1 Exception findings (Section 19.28.110):
The literal enforcement of the R1 Ordinan:e will result in restrictions inconsistent with the
spirit and intent of this chapter;
The project is consistent with the intent of die R1 Ordinance in that it minimizes visual impacts
to adjacent properties and that it is compatit�le in scale of other homes in the neighborhood.
The proposed development will not be injur� ous to property or improvements in the area, nor be
detrimental to the public safety, health, and welfare;
The project will not be detrimental or injuric�us to property or improvements in the vicinity, and
will not be detrimental to the public health, ;;afety, or welfare.
The exception to be granted is one that will require the least modification of the prescribed
design regulations and the minimum varian;e that will accomplish the purpose; and
The side setback exceptions will result in a r.ouse that is comparable in design and scale as others
in the neighborhood.
The proposed exception will not result in �ignificant visual impact as viewed from abutting
properties
The project addresses privacy protection to the adjacent side and rear properties and minimizes
visual impacts with lower first floor exterior wall heights and articulated rooflines.
Prepared by: George Schroeder, Interim � sistant Planner
Approved by: Gary Chao, City Plann
G
Attachments
Plan Set
Model Resolutions
Exhibit A: Project data summary
Exhibit B: Color and material sheet
Exhibit C: Arborist report by Arbor Res �urces dated October 22, 2010
R-2010-22
CITY OF ��UPERTINO
10300 Tc �rre Avenue
Cupertino, (�alifornia 95014
RESOLU'I'ION NO. 293
OF THE DESIGN REVIEW COMN:ITTEE OF THE CITY OF CUPERTINO
TO ALLOW A TWO-STORY PERN[IT FOR A NEW 2,912 SQUARE FOOT,
TWO-STORY, SINGLF FAMILY RESIDENCE AT
21835 LOMITA AV]?NUE (APN 357-16-063)
SECTION I: PROTECT DESCRIPTION
Application No.: R-2010-22
Applicant: Minerva Abad (Jerry Liu ancl Jennifer Fang)
Location: 21835 Lomita Avenue
SECTION II: FINDINGS
WHEREAS, the Design Review Committee of the City of Cupertino received an application to allow a
Two-Story Permit for a new 2,912 square foot, two- story, single family residence.
WHEREAS, the Design Review Committee finds t��at:
1. The project is consistent with the Cupertino GEneral Plan, anU a�plicable specific plans, zoning ordinance,
and the purposes of the R1 Ordinance;
2. The grantinQ of the permit will not result in z condition that is detrimental or injurious to property or
improvements in the vicinity, and will not be d��trimental to the public health, safetu, or welfare;
3. The pro�osed�ro�ct is harmonious in scale anG' design with the general neighborhood; and
4. Adverse visual im�acts on adjoining properties have been reasonablU mitigated
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exliibits, testimony and other evidence submitted in this
matter, the Application No. R-2010-22, is hereby a�►proved; and
That the subconclusions upon which the findings and conditions specified in this Resolution are based
and contained in the public hearing record concer ning Application R-2010-22 as set forth in the Minutes
of the Design Review Committee Meeting of Nc►vember 18, 2010, and are incorporated by reference
herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPARTMENT
1. APPROVED EXHIBITS
Approval is based on the plan set dated Octo�►er 10, 2010 consisting of 11 sheets entitled, "Proposed
New Residence, 21835 Lomita Avenue, Cu��ertino, CA 95014" except as may be amended by
conditions in this resolution.
2. PLAN REVISIONS
Prior to issuance of building permits, the plans shall reflect the following revisions:
a) The actual floor area is 3,492 square feE�t, not 3,483. Areas G and I on sheet A-9 calculate to 35
square feet, not 39.
Resolution No. 293 R-2010-22 November 18, 2010
Page 2
b) The actual lot coverage is 3,313 square f eet, not 3,319.
c) A courtyard fence/ gateway feature or other features as deemed appropriate by the Direetor
of Community Development shall be proposed on the building frontage to help visually
balance the front elevation and minimi::e the prominence of the garage. The final design shall
be reviewed and approved by the Direc tor of Community Development.
3. DEVELOPMENT APPROVAL
Approval is granted to construct a 2,912 squai e foot, two-story, single family residence. Approval is
also granted to convert the use of the existing rear 580 square foot structure to a secondary dwelling
unit.
4. LANDSCAPE AREA DIAGRAM
Prior to issuance of building permits, a landsc�ape area diagram shall be included in the plan set to
show the landscape and hardscape areas as d��fined in section 14.15.030 of the Cupertino Municipal
Code. If the landscape area exceeds 2,500 sq��are feet, then a full landscape project submittal per
section 14.15.040 is required prior to issuance c f building permits.
5. PRIVACY PLANTING
The final privacy-planting plan shall be revie wed and approved by the Planning Division prior to
issuance of building permits. If existing tree(s � is used for privacy screening, a letter from a certified
arborist shall be submitted confirming that the tree(s) is in good condition and is appropriate privacy
protection in any season.
6. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant or. 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 wil: be subject to approval by the Director of Community
Development. Proof of recordation must be st�bmitted to the Community Development Department
prior to final occupancy of the residence.
7. TREE PROTECTION
As part of the demolition or building permit d rawings, a tree protection plan shall be prepared by a
certified arborist for the trees to be retained. [n addition, the following measures shall be added to
the protection plan:
• For trees to be retained, chain link fenc ing and other root protection shall be installed around
the dripline of the tree prior to any proj �ct site work.
• No parking or vehicle traffic shall l�e allowed under root zones, unless using buffers
approved by the Project Arborist.
• No trenching within the critical root zone area is allowed. If trenching is needed in the
vicinity of trees to be retained, the Ci.y's consulting arborist shall be consulted before any
trenching or root cutting beneath the di ipline of the tree.
• Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth.
• Tree protection conditions shall be posted on the tree protection barriers.
• Retained trees shall be watered to maintain them in good health.
• A covenant on the property shall be r� �corded that identifies all the protected trees, prior to
final occupancy.
Resolution No. 293 R-2010-22 November 18, 2010
Page 3
e tree protect�on measures s a e ulspec te an approve y e cer ie ar orist prior to
issuance of building permits. The arborist shill inspect the trees to be retained and shall provide
reviews prior to issuance of demolition, gradir g or building permits. A report ascertaining the good
health of the trees mentioned above shall be pr��vided prior to issuance of final occupancy.
8. PG&E LETTER
Prior to issuance of building permits, the appl.cant shall provide documentation from PG&E stating
that it is acceptable for the roof eave to project into the 5' wide public service easement along the east
property line. In the event that they do not gr� nt permission, the building shall be reduced in width
so that the eave does not project in this area.
9. ACCURACY OF PROTECT PLANS
The applicant/property owner is responsible io verify 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 �•ecords. Any misrepresentation of any property data
may invalidate this approval and may require �idditional review.
10. CONSULTATION WITH OTHER DEPARTME NTS
The applicant is responsible to consult with o ther departments and/ or agencies with regard to the
proposed project for additional conditions and requirements. Any misrepresentation of any
submitted data may invalidate an approval by the Community Development Department.
11. E XTERIOR BUILDING MATERIALS/TREATn2ENT5
Final building exterior treatment plan (includitig but not lixnited to details on exterior color, material,
architectural treatments and/or embellishmen;s) shall be reviewed and approved by the Director of
Community Development prior to issuance c f building permits. The final building exterior plan
shall closely resemble the details shown on the original approved plans. Any exterior changes
determined to be substantial by the Directox of Community Development shall require a minor
modification approval with neighborhood inpi�t.
12. 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 o her 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 Co �e Section 66020(a), has begun. If you fail to file a
protest within this 90-day period complying v�ith all of the requirements of Section 66020, you will
be legally barred from later challenging such e;:actions.
SECTION IV: CONDITIONS ADMINISTERED B�" THE PUBLIC WORKS DEPARTMENT
13. STREET DEDICATION
The developer shall dedicate to the City the fir:;t five (5) feet of the property along Lomita Avenue.
14. CURB, G UTTER, AND SIDEWALK
The developer shall install a new sidewalk, c zrb, and gutter along the frontage of the property to
match the existing improvements on each sidf � of the property. Curbs, gutters, sidewalks, driveway
approaches, and related structures shall be v istalled in accordance with grades and standards as
specified by the City Engineer.
Resolution No. 293 R-2010-22 November 18, 2010
Page 4
15. STREETLIGHT
The developer shall install a new City staiidard street light at the west end of the frontage
(underground power required). Street lightin€; shall be installed as approved by the City Engineer.
Lighting fixtures shall be positioned so as to p�eclude glare and other forms of visual interference to
adjoining properties, and shall be no higher than the maximum height permitted by the zone in
which it is located.
16. UNDERGROUNDING OF OVERHEAD UTILI TY LINES
The developer shall comply with the require�ients of the Underground Utilities Ordinance No. 331
and other related ordinances and regulations c�f the City of Cupertino, and shall coordinate with the
affected utility providers for installation of un �erground utility devices. The developer shall submit
detailed plans showing utility underground p��ovisions. Said plans shall be subject to prior approval
of the affected utility provider and City Engineer.
The development plans shall clearly show a.l utility lines from the house to the street (electric,
electric panel, gas, water, sewer). Indicate as nEw (N) or existing (E).
17. DRAINAGE
Drainage shall be provided to the satisfactic n of the City Engineer. Pre- and post-development
calculations must be provided to indicate wheiher additional storm water control measures are to be
installed. Onsite drainage shall be shown or� the site plan with direction and slope percentage.
Drainage shall be directed to a new dry well.
18. IMPROVEMENT AGREEMENT
The developer shall enter into a development agreement with the City of Cupertino providing for
payment of fees, including but not limited to checking and inspection fees, storm drain fees, park
dedication fees, and fees for the undergrounding of utility services. Said agreement shall be
executed prior to issuance of construction permits.
Fees:
Faithful Performance Bond =100% of the Cost �f the Improvements within the right of way.
Labor and Materials Bond =100 % of the Cost c f the Improvements within the right of way.
Checking and Inspection Fee =$2,468, or 5% of the Cost of the Improvements within the right of way
(whichever is greater).
Development Maintenance Deposit = $1,000
Storm Drainage Fee =$400 +/- (based on acreage)
Park Fee = $15,750/per additional unit
Addition fees may include:
If grading quantities exceed 100 C.Y.:
Grading Bond =115% of the Cost of the Impro��ements for onsite grading and drainage.
Grading Permit Fee =$2,217, or 5% of the Cost of the Improvements for onsite grading and drainage
(whichever is greater).
The fees described above are imposed based oii the current fee schedule adopted by the City Council.
However, the fees imposed herein may be mc�dified at the time of building permit issuance. In the
event of said change or fees, the fees changed z t that time will reflect the current fee schedule.
19. SOILS LETTER
The developer shall provide a letter from a geotechnical engineer on the ability of the soils to
percolate water from a drywell.
Resolution No. 293 R-2010-22 November 18, 2010
Page 5
20. GRADING AND IMPROVEMENT PLANS
The developer shall contact a registered civil etigineer to design grading and improvement plans.
PASSED AND ADOPTED this day of November 18, 2010, at a Regular Meeting of the Design Review
Committee of the City of Cupertino, State of Califc rnia, by the following roll call vote:
AYES: COMMITTEE MEMBEIZS: Chairperson Lee, Miller
NOES: COMMITTEE MEMBERS: none
ABSTAIN: COMMITTEE MEMBERS: none
ABSENT: COMMITTEE MEMBERS: none
ATTEST: APPROVED:
/s/Gary Chao /s/Winnie Lee
Gary Chao Winnie Lee, Chairperson
City Planner Design Review Committee
RM-2010-20
CITY OF CUPERTINO
10300 Tc �rre Avenue
Cupertino, �:alifornia 95014
RESOLU7'ION NO. 294
OF THE DESIGN REVIEW COMN[ITTEE OF THE CITY OF CUPERTINO
TO ALLOW A MINOR RESIDENTIA � PERMIT FOR A SECOND STORY REAR
DECK AT 21835 LOMIT�1 AVENUE (APN 357-16-063)
SECTION I: PROTECT DESCRIPTION
Application No.: RM-2010-20
Applicant: Minerva Abad (Jerry Li�i and Jennifer Fang)
Location: 21835 Lomita Avenue
SECTION II: FINDINGS
WHEREAS, the Design Review Committee o:= the City of Cupertino received an application to
allow a Minor Residential Permit for a second story rear deck.
WHEREAS, the Design Review Coxninittee fir ds that:
1. The pro�ect is consistent with the Cupertino General Plan, an��plicable speci cc plans, zoning
ordinance, and the purposes of the R1 Ordinance;
2. The granting of the permit will not resi�lt in a condition that is detrimental or injurious to
proper e or i�rovements in the vicinih/, and will not be detrimental to the public health, safet�
or wel are •
3. The �roposed project is harmonious in scale and desiQn with the general neighborhood; and
4. Adverse visual impacts on adjoinirig propE rties have been reasonably mitigated
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted
in this matter, the Application No. RM-2010-2� ), is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this Resolution are
based and contained in the public hearing r ecord concerning Application RM-2010-20 as set
forth in the Minutes of the Design Review C��mmittee Meeting of November 18, 2010, and are
incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTF RED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set dated October 10, 2010 consisting of 11 sheets entitled,
Resolution No. 294 I:M-2010-20 November 18, 2010
Page 2
"Proposed New Residence, 21835 Lomita Avenue, Cupertino, CA 95014" except as may be
amended by conditions in this resolution.
2. DEVELOPMENT APPROVAL
Approval is granted to construct a seconc story rear deck.
3. NO OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set Eorth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditic�ns 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 ��0-day approval period in which you may protest
these fees, dedications, reservations, anc� 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 Sectio: i 66020, you will be legally barred from later
challenging such exactions.
PASSED AND ADOPTED this day of Noveniber 18, 2010, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call vote:
AYES: COMMITTEE MEMBEILS: Cha:.rperson Lee, Miller
NOES: COMMITTEE MEMBERS: non� �
ABSTAIN: COMMITTEE MEMBERS: non� �
ABSENT: COMMITTEE MEMBERS: non� �
ATTEST: APPROVED:
/s/Gary Chao /s/Winnie Lee
Gary Chao Winnie Lee, Chairperson
City Planner Design Review Committee
EXC-2010-08
CITY OF CUPERTINO
10300 T� �rre Avenue
Cupertino, ��alifornia 95014
RESOLUr'ION NO. 295
OF THE DESIGN REVIEW COMI�[ITTEE OF THE CITY OF CUPERTINO
TO ALLOW A R1 EXCEPTION TO F:EDUCE THE COMBINED FIRST STORY
SIDE SETBACK TO TEN (10) FE ET INSTEAD OF 15 FEET AND THE
COMBINED SECOND STORY SID:? SETBACK TO 20 FEET ONE (1) INCH
INSTEAD OF 25 FEET AT 21835 LOMITA AVENUE (APN 357-16-063)
SECTION I: PROTECT DESCRIPTION
Application No.: EXC-2010-08
Applicant: Minerva Abad (Jerry Li,i and Jennifer Fang)
Location: 21835 Lomita Avenue
SECTION II: FINDINGS
WHEREAS, the Design Review Committee o:� the City of Cupertino received an application to
allow an R1 exceptiori to reduce the combine�� first story side setback to ten (10) feet instead of
15 feet and the combined second story side selback to 20 feet one (1) inch instead of 25 feet.
WHEREAS, the Design Review Committee fir ds that:
1. The literal enforcement of the R1 Ordinan,�e will result in restrictions inconsistent with the spirit
and intent of this chapter;
The project is consistent with the inte�it of the R1 Ordinance in that it minimizes visual
impacts to adjacent properties and th�t it is compatible in scale of other homes in the
neighborhood;
2. The�roposed development will not be ini��rious to propert� or im�rovements in the area, nor be
detrimental to the public sa�ti�, health, an�� wel are•
The project will not be detrimental c►r injurious to property or improvements in the
vicinity, and will not be detrimental to the public health, safety, or welfare.
3. The exception to be granted is one that wi� l reguire the least modi�'ication o�he prescribed design
reQulations and the minimum variance thc�t will accomplish the purpose; and
The side setback exceptions will resul: in a house that is comparable in design and scale
as others in the neighborhood.
4. The �roposed exception will not result in significant visual impact as viewed from abutting
pro_ perties
Resolution No. 295 E XC-2010-08 November 18, 2010
Page 2 .
The project addresses privacy protec1ion to the adjacent side and rear properties and
minimizes visual impacts with lowe�• first floor exterior wall heights and articulated
rooflines.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted
in this matter, the Application No. EXC-2010-(�8, is hereby approved; and
That the subconclusions upon which the findilgs and conditions specified in this Resolution are
based and contained in the public hearing rE�cord concerning Application EXC-2010-08 as set
forth in the Minutes of the Design Review Cc�mmittee Meeting of November 18, 2010, and are
incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTE RED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set dated October 10, 2010 consisting of 11 sheets entitled,
"Proposed New Residence, 21835 Lomita Avenue, Cupertino, CA 95014" except as may be
amended by conditions in this resolution.
2. EXCEPTION APPROVAL
R1 Exception approval is hereby granted to reduce the combined first story side setback to
ten (10) feet instead of 15 feet and the co: nbined second story side setback to 20 feet 1 inch
instead of 25 feet.
3. PLAN REVISIONS
Prior to issuance of building permits, the ��lans shall reflect the following revisions:
a) The actual floor area is 3,492 sqt.are feet, not 3,483. Areas G and I on sheet A-9
calculate to 35 square feet, not 39.
b) The actual lot coverage is 3,313 sqL are feet, not 3,319.
c) A courtyard fence/ gateway featu� e or other features as deemed appropriate by the
Director of Community Developrr.ent shall be proposed on the building frontage to
help visually balance the front ele��ation and minimize the prominence of the garage.
The final design shall be reviewE�d and approved by the Director of Community
Development.
4. PG&E LETTER
Prior to issuance of building permits, the applicant shall provide documentation from
PG&E stating that it is acceptable for the roof eave to project into the 5' wide public service
easement along the east property line. I�i the event that they do not grant permission, the
building shall be reduced in width so that the eave does not project in this area.
5. ACCURACY OF PROTECT PLANS
The applicant/property owner is respon:�ible to verify all pertinent property data including
but not lunited to property boundary lo�ations, building setbacks, property size, building
square footage, any relevant easements and/or construction records. Any
Resolution No. 295 F,XC-2010-08 November 18, 2010
Page 3
misrepresentation of any property data may invalidate this approval and may require
additional review.
6. EXTERIOR BUILDING MATERIALS/TREATMENTS
Final building exterior treatment plan (in�:luding but not limited to details on exterior color,
material, architectural treatments and/or embellishments) shall be reviewed and approved
by the Director of Community Develop:nent prior to issuance of building permits. The
final building exterior plan shall close ly resemble the details shown on the original
approved plans. Any exterior changes determined to be substantial by the Director of
Community Development shall require a minor modification approval with neighborhood
input.
7. CONSULTATION WITH OTHER DEPAR
The applicant is responsible to consult with other departments and/ or agencies with
regard to the proposed project for � dditional conditions and requirements. Any
misrepresentation of any submitted dat�. may invalidate an approval by the Community
Development Department.
8. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set Eorth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditic�ns 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 �►0-day approval period in which you may protest
these fees, dedications, reservations, ancl 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 Sectio� 1 66020, you will be legally barred from later
challenging such exactions.
PASSED AND ADOPTED this day of Noveniber 18, 2010, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call vote:
AYES: COMMITTEE MEMBERS: Chai rperson Lee, Miller
NOES: COMMITTEE MEMBERS: nonE�
ABSTAIN: COMMITTEE MEMBERS: nonE�
ABSENT: COMMITTEE MEMBERS: nonE�
ATTEST: APPROVED:
/ s/ Gar Chao ,/ s/ Winnie Lee
Gary Chao Winnie Lee, Chairperson
City Planner Design Review Comrtuttee
TR-2010-44
CITY OF CUPERTINO
10300 T� �rre Avenue
Cupertino, ��alifornia 95014
RESOLU' �ION NO. 296
OF THE DESIGN REVIEW COM1�tITTEE OF THE CITY OF CUPERTINO
TO ALLOW A TREE REMOVAL PERMIT FOR THE REMOVAL AND
REPLACEMENT OF AN EXISTING COAST LIVE OAK TREE LOCATED AT
21835 LOMITA AV ENUE (APN 357-16-063)
SECTION I: PROTECT DESCRIPTION
Application No.: TR-2010-44
Applicant: Minerva Abad (Jerry Li and Jennifer Fang)
Location: 21835 Lomita Avenue
SECTION II: FINDINGS
WHEREAS, the Design Review Committee o= the City of Cupertino received an application to
allow a Tree Removal Permit for the removz 1 and replacement of an existing Coast Live Oak
tree.
WHEREAS, the Design Review Committee fir.ds that:
1. That the tree is in danger o f falling c nd can cause potential damage to existing or proposed
essential structures
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts exhibits, testimony and other evidence submitted
in this matter, the Application No. TR-2010-49, is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this Resolution are
based and contained in the public hearing °ecord concerning Application TR-2010-44 as set
forth in the Minutes of the Design Review C� �mmittee Meeting of November 18, 2010, and are
incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTF RED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on the arborist report l�y Arbor Resources dated October 22, 2010, except
as may be amended by the conditions in 1 his resolution.
Resolution No. 296 ' CR-2010-44 November 18, 2010
Page 2
2. TREE REPLACEMENTS
The applicant shall be required to plant c►ne (1) 36-inch box size or two (2) 24" box trees of
either Coast Live Oak (Quercus agrifolia►, Valley Oak (Quercus lobata), or Deodar Cedar
(Cedrus deodara) species on the properfi� in accordance with the City's Protected Trees
Ordinance. The trees shall be planted at 1�ast 10 feet from hardscape areas and 20 feet from
the foundation. The required replacemer.t tree(s) shall be planted prior to final occupancy
of the two story house.
3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set Eorth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditic�ns 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 !�0-day approval period in which you may protest
these fees, dedications, reservations, anc( 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 Sectio:l 66020, you will be legally barred from later
challenging such exactions.
PASSED AND ADOPTED this day of Noveniber 18, 2010, at a Regular Meeting of the Design
Review Committee of the City of Cupertino, State of California, by the following roll call vote:
AYES: COMMITTEE MEMBERS: Cha: rperson Lee, Miller
NOES: COMMITTEE MEMBERS: nonE�
ABSTAIN: COMMITTEE MEMBERS: nonE�
ABSENT: COMMITTEE MEMBERS: nonE�
ATTEST: APPROVED:
/s/Gary Chao /s/Winnie Lee
Gary Chao Winnie Lee, Chairperson
City Planner Design Review Committee
ARBOR RESOLIRCES
pro co n su l t ing arborists and tree care
October 22, 2010
ATTACHMENT C
George Schroeder
Community DEVelopment Department �
City of Cupertino
10300 Torre Avenue
.,._
Cupertino, CA 95014-3255 �._ "�C �,r'..
/ /-/ � - /o
RE: COAST LIVE OAK � ����
21835 Lomita Avenue, Cupertino
G�.,�, 5�,,.�, �,
Dear Mr. Schroeder:
You have asked me to identify mitigation measures for constructing a new sidewalk within
the root zone of one coast live oak (Quercus agrifolia) located at the above-referenced site.
I visited the site on October 19, 2010, and this report presents my evaluation of the oak,
review of potential impacts, and conclusions.
EVALUATION OF OAK
The subject oak (see photos below) is situated within the five-foot wide dedication along
Lomita Avenue. It is estimated 25 feet tall, and has a relatively balanced canopy spread of
approximately 30 feet across.
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p.o. box 25295, san mateo, california 94402 ■ email: arborresources@comcast.net
phone: 650.654.335 I ■ fax: 650.240.0777 ■ licensed contractor #796763
ARBOR RE�OLIRCES
pr co n su l t ing ar and tree care
�!'*�!'`��.��:L ��_�/�'o`� (:�1 C? � �-`' �__--
October 22, 2010 � �_ ,�;�-�����:- :±:���=�a a'����.a� �.
2183 5 Lomita Avenue ��^ l�'�.� �'/ G_._., �. �_.��
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page 2 of 4 ...._ __. � _ , .
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An existing sidewalk is situated approximately seven feet west from the tree's trunk. The
ground in all other directions beneath its canopy is coinprised of barren soil, the top layer
of which resembles fill due to the tree's root collar being buried (the root collar is the area
where the main trunk and anchor roots merge, often identified by a distinct swelling where
the trunk meets natural grade).
The oak appears healthy as leaf color, shoot growth and canopy density are normal. Its
structure, however, is highly unsound and prone to splitting apart. It is comprised of five
primary trunks that have diameters ranging between six to nine inches, and originate from
a stump where a previous tree grew. Of these, four have extremely narrow angles of
attachment, a growth pattern that predisposes one or more trunks (or leaders) to likely split
from the tree. There is hardware that could be installed by a professional arborist to reduce
the risk of failure; however, it is my opinion that the amount required and subsequent
maintenance is not reasonable for this particular tree, nor would it necessarily reduce the
'��`}� �.� � risk to less-than-si nificant levels. Note that the risk of
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p.o. box 25295, san mateo, california 94402 ■ email: arborresources@comcast.net
phone: 650.654.335 I ■ fax: 650.240.0777 ■ licensed contractor #796763
ARBOR RES()LIRCES
._ _ professional consultin� arborists and tree care
October 22, 2010 , . �,,,�,,� _........ „�� J�o��.:�. �� .�.
21835 Lomita Avenue �
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page 3 of 4 - .� .... . .. _ . � /," l _ ".f �_. � �,..�,�,
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REVIEW OF POTENTIAL IMPACTS
My site observations and review of the Sitc� Plan reveal that to allow retention of the oak,
the new section of walk would need to mf�ander along the trunk's west side and into the
planter strip (or alternatively, into the suti ject property). To minimally protect the tree
while extending the walk's life expectan:y before damage would occurs, I suggest a
minimum setback of three to four feet frorr the base (closest edge) of trunk. Additionally,
the section of walk between the proposed driveway and existing walk would need to be
established on top of existing soil grade with a maximum vertical cut of four inches
(including base materials, edging and fo�ms), and direct compaction of soil subgrade
avoided. Should the tree remain, additio ial measures, including those considering the
impacts caused by excavating the proposec. driveway, are imperative during construction,
and can be provided upon request.
CONCLUSIONS
When considering the tree's highly uns �und structure, implementing the alternative
sidewalk location and construction metho�i does not seem warranted. Rather, it is my
opinion that the most prudent and reasanab'.e course of action is for the tree to be removed
and replaced (in accordance with the Cir� Code), and the sidewalk constructed within
confines of the dedication easement.
p.o. box 25295, san mateo, california 94402 ■ email: arborresources@comcast.net
phone: 650.654.335 I ■ fax: 650.240.0777 ■ licensed contractor #796763
ARBOR RESC)LIRCES
„ _ professional co arborists and tree care
' � 0 �'�
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October 22, 2010
21835 Lomita Avenue - � � I '' / � /0
L..:��,
page 4 of 4
._... ,. . ._�.. i.�..,,L��a.;r
Pursuant to Section 14.18.185 ("Tree Replacement") of Cupertino's Municipal Code,
replacements include installation of either <�ne tree of 36-inch box size, or two trees of 24-
inch box size. Appropriate species wo�ild seemingly be a coast live oak (Quercus
agrifolia), valley oak (Quercus lobata) or deodar cedar (Cedrus deodara), but should be
installed at least ten feet from any future iardscape, and at least 20 feet from the future
foundation.
The new tree should be installed, includin„ necessary irrigation, by an experienced state-
licensed landscape contractor or a professi �nal tree company. The method of installation
should conform to the standards established by the ISA (International Society of
Arboriculture). I also suggest the tree is dc�uble-staked, and irrigation be in the form of an
automatic drip or soaker hose system placecl on the soil surface and not in a sleeve.
Sincerely,
h�� G �
David L. Babb ~
y �:`, =: �
Registered ConsultingArborist #399 '.� � �\;i,„
,;:�_,/,-
Board-Certified MasterArborist #WE-4001B � __>%'
p.o. box 25295, san mateo, california 94402 ■ email: arborresources@comcast.net
phone: 650.654.335 I ■ fax: 650.24C .0777 ■ licensed contractor #796763
NEW TW4-STORY RESIDENCE
21835 LOMITA AVENUE
CUPERTINO, CALIFORNIA �� � ` �
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SITE PLAN
SCALE: 1/8" =1'-0"
SCOPE OF WORK PROJECT DATA:
CONSTRUCTION OF A NEW TVMO 8TORY
RE8IDENCE. THE FIRST STORY WtLL HOUSE A TVMO- PRaECT ADDRESB:
CAR OARA�3E. LMNO, DININO, FAMtLY, KITCHEN. 21836 LOMITA AVENUE
2 BEDROOM8 AND 1 BATH. THE BECOND FLOOR �TINO� CALIFORNIA
WILL FIOUSE TNlO BEDROOMS� HOME OFFICE
N+o z e�n�ooMS. oWNER8 NAME8:
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WINDOW8 - VINYL CLAD.
PATlO DOOR8 - VINYL CLAD A.P.N.: 96T-19-063
PATIO - PAVINK3 MATERIAL TBD ZONINO: R 1.7.6
LAND8CAPE DE810N WILL BE INCORPORATED
TO MEER UWD8CAPE RE6IUIREMEM'S: PRIVACY /�1REA MAP:
PLANTINO PLAN ANO FRONT YARD TREE PLANTiNC3.
19�67 H�D AVENUE 2�Op pE LA � LEVARp SUITE
MENLO PARK � SANTA CLNiA, GAL.IF�tNU1 �60
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Z007 CA BUILDINO COQE
CITY OF CUPERTINO MUNICIPAL CODE
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DEVELOPMENT REGULATIONS:
a �or covE�
LOT /IREA: 7,�9'T SC.FT. EX�87'�NO 8TRUCTURE 680.0
EXI8TINO PAT10 1a6.0
LESS (DEDICIITEO AREAk 200.76 SG1.FT. COYERED PORCH 4 47.0
NEVN LOT AREA: 7,7Q8.0 SC.FT. FIR�ST FLOOR ARE�► 1,a38.0
FIlZST FLOOR PATIO 184.0
I�Wr VYCf{rW�V L/
unun► RooM �:�
COVERED 9TEP 16.0
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PAVERS OR CONCRET
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LOT AREA 7,T98.0
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SHEET INDEX:
ARCHITECTURAL:
B. F1.00R ARE/1 RATIO •••.••••"•• •.•.•.••• � ••••• ••'•
SECTION ELEVATION B-B
FIR8T RLOOR AREA 2.830.0 SF TOTAL AREA �0 �� �� 3ECOND FLOOR AFtEA 863 . 41.� 9L A�8 SECTION ElE1%ATION C-C
EXISTINO STRUC7'URE 680.0 LOT AREA 7�7aQ.0 .�..'� FIiiBT FLOOR AREA 2�Ob0 A-0 AREA CALCULATION3
FIRBT FLOOR AREA 1, ��p (AREM 2,e30-680 i 2�060.0) Ar10 ARCHI7'E4TURAL DETAIL8
UTILITY ROOM �.0 44.896 < 4696 (ALLOWED) 41.9 96 < 4696 (RECUIF�D)
SECOND FLOOR AREA a6a.o ss� cor�.iES �� ELECTRICAL:
TOTAL: 5,483.0
C.8ETBACIGB RE�UIRED pROPOBED -- _ _ _ __
0. HEIOHTS
8ECOND 8TORY WALL HEIOHT3
�T �'�� � � �� 2 �'°' LANDSCAPE:
81DE 8ET�A�CK: COMBINED SIDEYARD8:16' 81DE SETBACK: COMBINED 81DE YARD$:10'
(SIDE 81iAL.L NOT BE LE89 TFIAN � EFT 81�: � !f' L-1 L,A1�8C�
REAR SETBu4CK ZO' REAR 8ETBACK 0.4'-0"
secoNO �ooa: 8ECOND FLOOR EXEMPTION DUE TO NARROW L TITLE 24
FRONT 8ETBACK: 28' FRONT 8ET8�►CK �8'�'
81DE BETBACK: COMBiNED 81DEYARD8: 26' 81DE SETBACK: COMBINED 81DEYARDB: 20' II�N.
E�� 8HALL NOT BE LE88 THAN 107 L � � �a CIVIL:
� a�er�ac: u� � sErs�►c�: e�-r
REf3lJIREO PROPVBED
MAXIMUM HEIGHT: Z8'-0" 23'•10' HKiH ( AT RIGHT SIDE OF THE PROPERT'Y) I
a096 OF THE TOTAL PERIMET'ER LENOHT OF THE �4'-? HIOH (AT LEFT SIDE OF THE PROPERTI�
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2ND 8TORY WALL8 SHALL NOT HAVE EXP08ED 8ECOND STORY PERIMETER 14Z'�3'
WALL HEIOHTS > 9' LENOHT OF WALL >8' ■ 14'-0' LENOHT (.109L)
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ENTRY FEATURE MAX. HEIOHT � MEABUREp FROM NATURAL ORADE ■ 14'-0' � 1T�' < 14' (RECKJIRED)
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DESIGN
STUDIO
2787 Mooiprk Aw.
8�n Jas� h. 96126
T�I, No. 408 626-1696
PROPOSED
NEW RESIDENCE
��GiPER1�0. C��
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JERRY LIU
JENNIFER FAN(3
OWNERS
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SITE PLAN
P,�J�CT DATA
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DESIGN
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2787 Moorp�rk Aw.
8�n Jo�s, G. �6128
TN. No. 408 d?�1696
PR�OS'ED
NEW RESIDENCE
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FIRST FLOOR PLAN
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ARCHITECTURAL GENERAL NOTES:
A VEMMTIOIt C�iit rROT�CTION: �/ATM�IOOMt: F�
1. LOCI1l10N IMD � OF 1'GIJNDATIUON VENT'a TO COI�FORM 1.MWVDE SNr01.! �TA?10N sM01� O�TlCt�OR MOUNTm ON ClLNO 7. lOLlT's TO NAVE A MNV�f OF CLEARlTALL �ACE OP !0' MO A �M�MIUIN 1. ALL MMDNiCOD fI.0011 TO 0! YqTALLED MI AOOOIOJMICE YNT1i TFIE LAiliT
TOl00I COC 170f.3.1 OR VYN.L AT A POM� CBITRALLY LOCr1T� N OOMDOI{{ ORA� CLtM �PACE OF 3P IN PROlfT P81! �OOf C�C 107.� NOFMAl�F1rJ1T10N� AND lI�i00�N/tOAT10NR
Z ALL lATf�1Q0A�li � MiAL1 ![ ONNKi ACCEN TO 1100M! fOR �I.�IpO PURrOlN. AND !1 EACFi 2 PRCYDE ULTRA LOW fLtJN�I TOLF� (1.{ ALLOMe1FLU�F11 ATALL !EW 2 NJ. TILE YMDIIIC TO �E RNTALLlD IN AC00lIOMICE WRH TF! C1J141BiT TYL
N�FIAMCALLY VBti1lATE0 (b NR CFIANOEi PER NOUR} 11E M�fi 1100M. �E 2007 C!C i07210.i2 M7F11lOOAN PBt 70?I CPC IOZ2 OONTlIOL OF AMlItlCA �PfC�ICAT10fM NDlEOOAif�T1011l.
PON� OF OI�CFIAlK� MUiT �E i' MMIIRJM MOVE AN1' BINLDINO 7. NIOWlR DOOR � TO HAV! A t!T OPlI�YiO OF AT LEAif?! WI11i MFlTY i. Ml RUA�Rq WCNC �FMLL C01llY WfTM 7f� UIi�01rA COD�, MrETY
T�IPOIED DOOR Af0 TO iVYMQ 011T /@t C!C 210! AND CP'C 411.� GROilM Qf TFE �T'ATE OF CNJF'OR�lA At0 ALL LACA6 0� N� ORDNANCE�.
C�MNO WII}#DI f0' �Bl l�C 110�.3. 4. ALL lI.�CT N. YYOltK iMl.l CON101tlYl TO1fE NATIONAL �.lCiRIC CODE IMp
S. Pf WVDE UIC6l IIOOF GiOf� VB�RtJ1T10N AT'�F1! MTE OF 4. Nl �IOYViR AND MMiOW� OONi�JAT10Nf sFiALL Yi ALL OTIlR APPUGIlLE QOON A!A IIEOIIM�Ii'i.
�neo oF �t+E �rnc �► �'oo� csc �� r�oNOeo wrt►� a�oMOUN. c�onrt�a vKVee oF tt� vn�au� a,�.� ►nr� wowufwi � �n oo�ai� wrtH nf �icns.E 000�s, �
4. FM/1iNL! Ii001�N lFIALL �E NATIJRALLY VB�ITMIm VYITIi tALANCE OR THE TN!l�AOiTA11C M�K� VAW! TYPE CrC 418A 1lNr01W �ECFWiCA{. CODE A!O TI# 11lOOM►� OOOEi AMD ONDYIANCle.
C�AR OPBi A!!A NOT L,6p TFIAN B16 OF 7FI[ PLOOlI AREA OF D OLA�IGk 5. OOORS AND PANd! OF �F10W6! BrCIA�UII! O TOpC MA7flOIY.811EM01/AL:
ll# IlOOU P6! I007 CBC 1l0�.1 �FtlYl �E flx.LY Tltii!l1�, U�1�iAlYD iAFlTY
1. Atl fJI.At� MO GIJITJ�10 SFIALL COMPLY YVIfH 11! U.�. M�7'Y tiJlf/ dlAPPROMlD Pl/1f11C. C�C �106.! 1. ALL FIAPDI.NO/MD RlMOVAL OF TD70C MATEAIALB TO!! DONE 6Y A CERT1�
iTAI�CN�{ FOR ARQfTECTUNAL tiLAaNO MATlAIALi MO Mllilt !. �J1iN0 N lATFiTU! AOJACFJiT Y1A110P6NN0�
��+G►�ra�a. rwac w�rrE corrtµcrac �icunon ro eE no� w r►� srRh oF c�aau►
Z V61�Y WROOYMi 1!!T EOFWt RlGUM1�1Ti MNN �0" AsWE A �'fMpM�10 �iFIYC! IMO Of WN AND Rliilif� WITM 111E LOCAL lIJLDMq ORIpAL.
P@! 200I CSC 1G�/. AT L�'A!T ON! �3APE 110t1TE NIOM EIYCH �.�PMCi !L!T �HALL /E PtA.LY Tl�E, LAMNAT�
RooM, sa �«,we wm�, zr «.we �oHr, �wo �.�.o.Fr. aa�r aws oR � a�.,,c. ac secnora x�o..a,�e
CLEAR OPB�lNO. /OrROM OF CLEM OPB�MNO FIEIOFfT SHAtI NO? !E MORE 7. �ilOWQt MO T11d1M10WE11 WALLi 10lE A Nil00TF1, NAR0.
s � t►+�w4r�eauen� A.00a no�weoiveHrw��x avae�� �srkrr LEC3END:
A OLA�IO IN ANY OOOR OR OLII�JNO WIfFAN !4' OF ANY DOOR IMD W1TF#d U1�OdILAY1�IT TO A NElOFfi OF TO' A/OVE T}E DRAIN o� u0�it
1. PIiCVqE !? Mi SY aP' MINI. ACCE!/ TO ALL ATnC lPACEi �0" OrF �LOOR� id !E TlI�Om OLA�l. GU1:IN0 WITHItI M,iT. WA7iR�MfTANT OYP�t�I lAGWiO lOARD �iALL
WITN s0" CL�AR FIBOHT 011 �MOlIE, 2007 pC 12005 /P CFF TFf PLOORN P6! OR AT BrCLO� WALI.� AT sTA/iWMla NOT �E UtlD WER A YAPOlt RETAq10tR IN �IOWER 0116ATMTIA
if1AL1 !E TB�BieD t�.ABl. 2D0/ qC 210e.i OOM�ARII�ENTa. C!C 1210A IND f� 1tmA oaaoPnON
awe�K
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JERRY LIU
JENNIFER FMIG
OWNERS
DATE 10-10-10
J08 N0.
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FIRST FLOOR
PLAN
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DESIGN
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2787 Maorpnlc Aw.
8�n JoM. C�. 95120
TN. No. 408 Q2�1636
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ARCHITECTURAL GENERAL NOTES:
A VBii1LATi0fk C FlRE PROTlCTION: E bATM11001A� F PEMOIM�IMiCE:
1. LOCATION A!A!� OF rOIAdMTRJON VEN'f� TO OONrOR61 1.i�lEdYlOE �IIKiLT iTAT10N aM01Q'c DETE'CTOR MOUN1� ON CEIL�Ki 1. TOI.ETi TD HAVE A MMIMUM OF CLEM BTALL � OF s0' MO A IY/�IANA1 1. ALL f1ARDWCIOD ROOR TO �L M�NTALL� N� YYITIi TFIE LATNT
7C 70Q/ C�lC 12D�.i.1 CR WALL AT A POM�iT CBIi11ALLY LOCAllD IN OOfl11DOfq OR M!A/ oi.we ew�ce a zv �n �r Pae aoo� cPC �.a PIO�MA i�CIFIGITIONf AtO NECOM+�DAT10N0.
2 ALL MTfR�00A�M MMRJBAHOW�i{ �HALL �E qVIN�i AOC�fd TO ROOM6 P01! SI�PN�i PUIPO�E�, APD IN @A�CFI !. rROV10! tJL7RA lOW PLU�N TOILlT (1.0 NJ.ONNRWHI AT ALL UlMI t ALL 71L! YVORC TO �E M�TALI�D W AOCOIIOMICE NRiH TNE tXJRIIlNT TILl�
M�FIAf�C�IL1.Y VB�Iif.A11D (611r1 CW WOM P�I MIOUIq. 7HL �LEEPNKi 1100M. D� 900/ C�C 907110.1.Z MTTl100�A PfR 100f CPC �Z a. rllJl�illN�i YYORK �MLL OOMPLY W�11i�iF� UNPoItld COOf� fAFElY
POM�ff OR DI�ClIAl10E MWT !E a' MMMJM MOVE ANY WILDINO 3� NiOWER DOOR ME TO IMVL A N�T OP61N0 OF AT lLA1T 7? WRH iMETY ORDW OF 7HF �TAT! OF CNJFCNNIAMD ALL LOCN.00OES MD ORDNANCEi.
OPB�MNO WITFMi 1Q P6t U6C 1�.a. T� OOOft AND TO iWINO OUT P6! COC 9100 MIO CPC 41 i.! 4. lILJ. BFC1'IYCAL WOl11( �MALL COI�OIIM TO Tf� tiAT10NAL B.ECTRIC OODE M!D
b. PRONIDE UN06t ROOF CI�OlO VBiTLAT10N AT 1HE MTE OF 4. ALL aF10WBt AIrD 7Ui�F10WER OOIMSMIATIONS s11AL1 !E ALL C11�!! APPLICAl�S OODN AI� pOtJl11�1fi.
iHOD OF 74E ATTIC AREA P6! 2001 C!C 12D�.Z NtG'VD� YNTN MDMOUAL OONT110L VAWEB OF?ME PRl�9URE 6. ALL lNAC WORK iF1AI.L SE M COf�OKAANCE YMTM 1f1E Ai�LICAlLB OOC6�, T}E
� FWfiNLi ROOM� SFNLL �6 NATURALLY VEI�RMT� WITH /ALANCE GR 71! TFBtMOSi'ATIC hDQNO VAWE 1YF�E. CPC 47e.0 UN�01lM i�lCFIANIC�AL COOE /MlD TF� R[CQ� CODl� MO OIIaIANCEi.
CLEAR OrEN MEA NQR LEl� TfYW 8% Of 1M! FLOOH ARFJIOF D dJ17�N0: b. DOORS AW �MlL� Of SFIOWB! lNCl.OlURE O T�Q�OC MATd1W.� II�MWAL:
TFE IIOOF� P�12007 CSC 190i.1 NiALLlE Fl�.LY7E�0. LAMINAT60lAFETY
1. ALL OLAlt AND OL/1�10 BFIALL OOMPLY WRH'11� U.{. MFETY 01JIt6 OR APPl10V� PlA3TiC. CYC 210lA 1. ALL MAI�CI.INO IItO RBdOVAL OF TOIOC MAT9tlAl�f TO !E DOP! Sl' A ClRIiFi�
iTAf�Ail� rOR MCMTECitJf W. GU1aN0 MA78iW.t AND WRH !. OLAZINO IN 011THT1� ADd�CENT WALL CPBiNO! T�OXIC WAfiE OONTIIACTOR CERTiRCAT10N TO YE D01� S1' TNE iTATE OF CN.IFOlMilll
�WERALlPEQF1GT10Ni. Np111 AT NOV! A fTMDM!'i �JRFACE AND DWYN MD IiE01iTBiED W1i11 TFE I.00AL NJLDMO OFPICIAL.
2. VEIli1' WNiDON!! A�T lfi�Ett I� MA.ET M�IALL YE FlAIY TEI�ERi, LAMINAT�
P9! 10Q! CS01C06. AT L6NT ONE 60C'.ME Inll1E F110M EACH sLEFPINO
ROCM. 2� MMI QFAR 1NO1Mi, 9{' CL.@AIi FEIOHr� AI� 8.7'O.FT. �APETY d.Afs 011 IIPPltONED PLA{71C. C!C lBCT10Na ]I01.�,#0
CLEAR OPdIMO, lOR1CM Of CLFAR OPB�N0I�JGFi� SFW�. NOT !E MOti[ 7. tFIOWER AND 7UBAFIOYYER WALi.d 7C SE A i�100'TN� FW1D�
nw+4r �T►+E � Nowisso�rt �,�ce oven �� neaar�wr LEGEND:
e�cxas: a. a�xrw N�wr 000a ae aurx+wmiw �r oF N+r 000a iwo wnruN uNOenuv�rrt ro ��r of ��� otiw a■�nu� nora
1. Plt�YIDE �T' MN. YY a0' MNl. ACCE�t 7+0 ALl A1'11C �PACEi e0' Off �LOOR/ TO BE 7Bil91� GIJ190. a/1ZN0 VMRMIN MiFT. WAT@►lI�IrTANT OYPWM /AiCIWO �OMD �FiAlt
1f' OFF TFIF F100R /1s Pllt OR AT ENCLO� WAL1,8 AT aTA1RWAYa NOT !E UOED ONER A VAPOR RETA�IOER MI lHOWER OR 011TNi1J!
wrrH � c� M�owr ae Mo�, aoo� cec,xoos eFw.� ��er� c�.as.'oar c�c �ae.a oo��r�ra cec,�o.a N+o � F+aoow rrer oe�awnon
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1. AL.L WIIrDCWB TO BE CL/10� DOUBLE� GLAaD� YVITH CLE/1R INBt��C1wiQ OLI188 BY ,JELD-1AIEN CR EGUIV..
Z. ALL HEIIOER FEIOH7'8 ARE ME/ISURED FROM REBPECTNE ROOMa' SIJBFLOOR.,
a. vhNOOwa win�+ s�cw. r�an�r Fat �c�ss� swu,� �� cec Eo�a �cnu��rrs.
4. ALL Df1ER10R DOORB AT LIVINO BPACE TO HAVE WFJh U.O.N.
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DESIGN
STUD14
2787 Moo�p�rk Aw.
�,.,o.e, �.. �,�
T�I. No. 408 025-1896
PROPOSED
NEW RESIpENCE
21835 Lp�MTA AVENUE
CUPERlM�10, CA
9S0f4
3�7-1i—Od3
JERRY LIU
JENNIFER FANG
OwNERS
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LITE
DESIGN
STUDIO
2787 Moaprk Aw.
S.n Jo.s, ca. �1Za
TM. No. �08 �1696
PROPOSED
NEW RESIOQVCE
� � C�
95014
��-,�
JERRY LIU
JENNIFER FANG
o��s
oA� �a�o-�o
r a.t :
FRONT/SO
ELEV.
RIGHT/VYEST
ELEV.
A-5
REAR (NORTH) ELEVATION
SCALE: 1i4" =1'-0"
24'-? TOP OF ROOF
b
�
�� �
�
��_��
1�'-10' TOP OF ROOF
■
,_
a ���
DOUBLE PANE.IANYL CLAD
BYMBOL' E': E,�iRE86 YYI�OW SILL HEK�Ifr NOT OV[R
14• A80VE FLOOR. 6.7 � OF OPENIIBLE AREI� 21' NET
CLFIIR OPENINO HEKaFIT� 20' NET C�FJ1R VYIDTFi.
p ��►�:
ZX REDVVOOD I�N DRIED
H� EXiERIOR DOOR WITH SIOE LREB:
OOI�LE PAPE� VINYL CU1D
� CRAYVL SPA�E VENT: e' X 1e' RECTMIOUTAR WIRE
SCREEN VEM18.
cxu►w� sP� v�munoN cua�u�:
�► ro eE veKr�: .1�.. �o.�i aF
R.e3a- (� �) - �ee� teo ,u�,►�
va�murw� �no�
•' X ta' SCREENED RECf. VENT ■.a8 8F
.6d X 1� � 11.02 � 10.41(OOA�IJE8)
� wuunc
wuu►re st+ou�o ee ��. �we sHOU�n eE c�or�s�
W SIJCH A MANNER 80 THAT A 4` DIAMETER BPHERE CAN NOT
PASd THRU MIY OPENNQ CBC d0�. t�C 1003.8.8.a
a ��
8TAIR8 COMSTRUC�ON MUST MEET MINIMUM
REt�U1REMEf�i'8 lla SET 8Y 1NE CUMENT CODE.S POR
MIN. RtSE MID I�IM. CBC 1009.3.3
FIRS'f FL. LEVEL 24'�'
TOP OF ROOF 2�
TOP OF Rt00F 1410
TOP OF ROOF 1?-!'
LITE
DESIGN
STUDIO
2787 Moorp�rk Aw.
S�n .IoN. G. �6128
Td. No. 408 �1536
PROPO�D
NEW RESIDENCE
21835 lOANTA AVENUE
CUPERi1N0, CA
�014
367-16—Od3
�Er�tY uu
JENNIFER FANO
OWNERS
DATE 10-10-10
J08 N0.
1'4' FIFi�T R LENa
a� w►n�w+t �a
ELEVATION NOTES
o ���:
OOA�RION aFq�KiI.E PER CODE i AAANUFII�CIURER
F�QUIR�MENT.
TYPLICI4L A,Z P�I�
tAVLE88 OTHERWISE NOT'ED
IN8TIILL ROOFRdO MATERIIIL WI90i► FELT OVER 1/l
CDX PLYW000 ROOF 9HEATHINO WITH �C RAFTERS, MINM�IUM
R�,90 W8tJL/►TlON AND �( CEILINO JOISTS AND 1rl
Ii.90 IN8ULATiON MID 2X CELINO JOIST'S AND 1fZ'
� ROOF NEIVi1t.ATION:
PRO'VIOE ROOF/A1'TIC VENT 1:1 e0 BQ.FT. OR
ROOF AREA AT EAVE MFJ► (OR 1:900 BQF.T
AT TOP AND BOTT'OM OF ROOF MEAy.
� C� OUT�ER
� ze c�► o.i. oo� ourreR o�v�
2X! SPRUCE FIIBCIA BOARD.
FIR�BT FL L.EHEL 1'-4' D� OOWNBPOtJT8:
2' X 4" RECTA�Ol1l�R, 2e OAO.I.
w►n� c� a,� -
C?�c a o� v o_ � w,�.�.:
� �/ � �
m '^ "`. t�w w'�� .- P A r �II�� i/— v/O 9�1 V�V� �� W�L ���"�
� � r - �, � � . �, � — � Q� (� ,�, .,�.�,��.�- � II�TAL LATH� TYVEK BUILDINO PAPER (2 IAYERB OF
-� --_ �.�: ,� �e?
��s' I{':�:_ x i;C)6'� �' �; s'� w ��S�f �.DMK� PAPEF� OVER METAL LATHINO, AND RYWOOD
EXTBt10R BF�EATHNO WITH 2X �1e' O.C. 8TUD8 AND
�R c.y l!�( ��/ D PR0IAOE WEEP BCREED 13 aST1JC0011V/YJ. 81LL
, _.. . _ - ��.....�r.-_
^ -, PLATE.
/ 1� �..'c�.; a�!
_. . „ � /L� �
.,_ . _-�...�-,-,,�.., ._ _ �._..,,_.�....�. ,...... �,.,..,.�,.��..�
� _. ,..'_.'';':'� a�
� � � � � "' _
LEF't' SIDE (EAS'� ELEVATION
SCALE: 1/4" =1'-0"
'
FNtBT Fl. LEVEL 1'�4'
AVE NATURAL ORAOE
i�t
REAR (N)
ELEV.
LEFT/EAST
ELEV.
. �
rcP oF �ooF: z4�-r
i'
/� � � —
�
� , � � � \` ATTIC sPACE
I
� —
�� �
�� �, ` ,i
��
AAABIER BEDROOM
6'-0' liEFER TO 81'RUCTINiAL
BHEET FOR FLOOR BEAM LOCATION
TOP OF CLOQE�
T'0 8E FII�F#D
ANQ UsED I►8
D18PLl1Y
LEDfiE
AVENATURAL GRADE: �6.06 �
FAhpLY
R-19
M1T IIVatJl.AT1oN
TYP. AT EX7ERIOR WIILI.B
FIALL
81VDY q.ap
SA1T TION
TYP. AT
�
�
�
— R ��
�
SECTION A-A
SCALE: 1/4" =1'-0"
e�oo�wa
REFER Ta0 STRtJCTURAL
dHEET FOR FLOOFt BEAM
r • - ,
� .' ,.- �
����� -..�i
. �
PRON�E iR' GYPBUM 90�ARD FROM FLOOR
ro raooF s�h+� oN v,u� soe oF w�u.s
SEPIIRATNA WRA�OE 111iD OWELLINO t1NIT.
�007 CBC �.1.4
TOP OF PLATE
a-r ca+w�oe �
PR0IADE ROOF/ATTIC NENT 1:1 eC 8G4FT. OR
ROpF AREA AT EAVE AREA (OR 1:J00 sO.F.T
AT TOP AND 80TTOM OF ROOF MEJU•
� 8'� QI.00EE C31J1'1'ER OVER
BPRUCE FASCYI SQ11RD
e�EVAnoni nio�s
a ���
°�°�'°"�"��`"°E�"�"�„� LITE
�.
TYPLICAL 6:12 PITCH
tJMLE8s OTFIERW�BE WOlED
DESIGN
�����►����T� STUDIO
CDX PLYWi00D ROOF SFIFJITFIMVNi YVITH 2X RAFTE�. MIN
R„90 IN6tJtJ�T10N AND �( CEILJNO JOIdTB AND 11T
R-JO IN8tNJ1T10N AND 2�( CEIUNO J018T'8 MD tf2'
2787 Moap�ric Aw.
8an Jow, C�. �612a
Q ROOF V6r'i1LATI0N: TN. No. 408 e25-1636
� PROPOSED
NEW RESIOENCE
a ��
? X 4' RECTAOUWi, ZA GA0.L TO MATdi EXi8TNV0 21� LCIrFA AVENUE
��. �
�'f014
� � w � 357-16—Od3
sca`TSSrv°c° �'°R'nr�'-�"�`Mr" JERRY LIU
�,� uTM, rn�K eu�niNa P� Q u�s oF
eu�.o�c� a,�� ov�a �r�u. u�o, �wo �.Yw000 FON FON
� ar�m�aNC wrrH �c �e� o.c. s�r�s �wo owNERs
� �eu.�►no� �t-�a ae a-�9)
�noe w� sc�m �erucoo wnu ant
Pu�.
� �:
DOtS1.E PME. VINYL CLAD
sv�eo�• �: �ss vn�roow s� �r Nar o�+�
44' ABWE F1.00Ft, 6.7 8F OF GPd�IABLE AREA, 24' NET
CLEAR OPENING HEIt�FiT. 20' NET CLEAR WIOTH.
Q v,nr,00ti+„rse,r REIASIONS 8Y:
Zx AEwNOOD �aur DRIm I�VISIONS N0: 1
o �����
DOtJBLE PME. VINYL CLAD
Ia EXTERIOR COWCRETE STI11R8
0 c�►v� aP� ve�rr: 4�a x�a� �criurc�.�a v�mra ISSlJEO FOR:
a ,�.,►„�
wN.�. aria
c�� r�ao
FLOOR Rr19
j` �r' �� l 0 - o�� �c �-(�' D/ v r � ,
� � � ���;�� � �, d �a _ .� �
;
� Y. „ __ �
�,�, a�:�:,,:���c�n �1�mber
� �-�::� il � ��yo
. � � � . a=� ,.� _.-_.�_ . . �,.....�
� ._
�-
� 3 i .;:,
'�✓ .,�..:�.�..,.,.,�
4,. . . __ --...n....._�...o,.....�......
TE 10-10-10
9 N0.
ALE; AS NOTE
AWN BY: MDA
E:
SECTION
�
SECTION
�Bw
�
A-7
SECTION B-B
SCALE: 1l4" =1'-0"
SECTION C-C
SCALE: 1/4" =1'-0"
ELEVATION NOTE3
a ��►�:
r�MP0�1110N SHINOLE PER CODE � MANUFACIURER
REQUIREMEtVT.
TYPLIC�AL b:12 PITCH
UIdLEBS 07'HERVVISE NOl'ED
INSTALL ROOFINO MATERIAL W/90N FELT OVER 1/T
COX PLYWOOD ROOF SNEATHINO WITH 2X RAFTERS, MINMUM
R.101NSlJLATION AND 2X CEILINC� JOISTS AND 1f?
R.90 INSUL.ATION AI� 2X CEILINO JOIS7'8 AND 1rl
Q aoo� v�rmunoN:
PROVIDE ROOF/AT11C VENT 1:160 8Q.FT. OR
ROOF AREA AT EAVE AREA (OR 1:900 SO.F.T
AT TOP AND 80TTOM OF FtOOF AREA). INBTALL
VENT 8YS'TEM TO MATCH E7U8TIN0
Ca OUTTER
6' 2e OA �i.l. OOEE OtJI'iER OVER
� 8PRUCE FA8CIA BOARD.
o� DOwNSPO�lT'S:
2' X 4' RECTAOUWi, 20 G�10.1.
E� EXl'ERIOR WN.L:
��►���Ww.��,�„i
�� uTM, rrv�c euaon�c P� a ur�s oF
euu.o�o P�� ov�x n�nti ur�iNO AND PLYVYOOD
EXTERiOR SHEATHING MVITH ?�( �1a' O.C. 87UD3 AND
TM�. iNSUUnoN ��s oR R-���
PROVIDE WEEP SCREED �8TUC00 Wi1L6 SIIL
PLA7E.
F� WINDOYVS:
DOUBI.E PANE, VINYL ClJ1D
8YMBOL' E': EORE88 WINOOW 81LL FIEK3HT NOT 0'VER
44' ABOVE FL�OR� 8.7 8F OF OPENABIE AREA� 24• NET
CLEAR OPENINO HEIGHT, 20' NET CLEAR VVID1'H.
a YVINDOW TRIM:
2X REDYV000 K0.N DRIED
o � �,�,,.� S� �S:
DOUBLE PANE� VINYL CLIID
�j CRAWL 8PACE VENT: 41/2 X 1!!' RECTAI�K3ULAR VYIRE
BCREEN VENTB.
a �►�
RAILINO SHOULO BE 42' MIN. AND SHOULD BE CON8TRUCTED
IN 8UCH A MANNER SO THAT A 4' DIMAETER SPhIERE CAN NOT
PA88 THRU MIY OPENINO. CBC 600� CBC 1009.9.3.d
a ��
BTAIR8 CONSTRUCTION MUST MEEI' MINIMUM
REQIAREMENTB A8 SET 8Y THE CURRENT CODES FOR
MIN. RI8E AND RUN. CBC 1003.8.8
�XC' o20t 0 - �� 7�'c' �0�0 —��f'
,a�; �.� _ � D �a, J� '�C Q �
- J '..r 4 rv��.✓S
�'"� . . ...�1'e . .�..' S 4:.i�V�
._. ; . �:'� ll -J �d - 1 �
LITE
DESIGN
STUDIO
Z787 Moorp�ric Aw.
8u� Joa. Ca. �6128
TN. No. 406 826-1636
PROPOSED
NEW RESIDENCE
2/a35 1„OINTA AVFNUE
pJPER11P10� CA
98014
3S7—i6-0a3
JERRY LIU
JENNIFER FANG
OWNERS
ISSUED FOR:
��
DATE 10-10-10
J08 N0.
SCALE: AS NOTED
DRAWN BY: MDA
FlI.E :
SECTION
"C"
SCHEDULES
In{/fi/�i
A-8
LITE
DESIGN
STUDiO
SECOND FLOOR PLAN
SCALE: 1/4" =1'-0"
�� ��..
�,,a.., �.. �,�
TN. No. 408 OZ�1636
PROPOSED
NEW RE�DENCE
s� �� v�o�
asou
as�-�s-oea
JERRY LIU
FON FON
OWNERS
OARAOE LIVINO 8PACE PATIO/DECK COVERED PORCH UTILITY ROOM
A 9d6.0 8F
B 177.0 8F
C 984.0 �
D 50.0 3F
E 488.0 � .
F 47.0 8F
H�s4.o sF i �a.o sF
a �.o sF
((�VERED 8TEP)
J 208.0 8F
K 382.0 SF
L 192.0 SF
M 71.0 3F
863.0 8F
N 83A 3F
O 185.0 3F
P 580.0 Sf
488.0 8F 3,4�6.0 SF 412.0 SF 47.0 8F 28.0 SF
EXI$TING 3TRUCTURE: TOTAL:
FlRST FLOOR AREA : C3ARA�`E 488.0
l.MNG SPACE l,a39.0
_ �[71LITY ROOM 28.0
TOTAL: 2,060.0
FIR3T FLOOR PATIO: 70TAL: 184.0
2NDFLOOR BALCONY: Ta'TAL: �3.0
�COND FLOOR AREA TOTAL:
FIRST FL�OR PLAN
SCALE:1/4" =1'-0"
��c - C�, ��2
. . ' <; � . ,.� o� 0l (� -� 1�1 0 1 0 - � �
�.�
�
�=:r�;.> ��'.:f�-�ic�n S �w�; ��ber
1�
.. .,� / / '/ �3 _/!?
,. .>
.:.:, � _.. �,--.._.. _,�,__�,..., �. �,�.4,....,.a.,.,,�..�,�
, ,,
.w. t,, �: ;
ATE 10-10-10
� N0.
CALE: AS NOTED
RAWN BY: MDA
L,E
AREA
CALCULATION3
INDEx:
A-9
b/8' TYPE
CYP.OD.
z x e�oca
INTERIOR
2X WOOD S71W
•16' O.C., S.S.O.
7/a' CEMfM WJISTER 04flt
z uraes oF c� o
YLDO. PAPAER
� ��i►�+c, s.s.o.
EXTERIOR
�n ��
M�TT NrSIN.ATION
x stuo w�
/e• xrr�aoR cra.ao.
LYw000 s►+�►n�ci
/a• co�xr Pu►sT�
r000 STUD
X' G1'P.eD.
�
� oouiRs
n�u►now
i�1T N/SULATION
' CEMENT PLASTER o/
� 't1' YLDC. PAPER e/
�OR. PLYIN000
EXTERIOR
w—sw�' ca�o+r —
Pt,�srER CoHrno� roxtr
a.s.M. o� sc�o
2X4 STUDS O 16" o.a °/ �K uTM
(24' • NON BEARINC MfALL3y 1/2' PLYIM�DOD
S/6' CYP.BO.
At101M f'OR SHNJ SPACE —t .
UUUUCIUUUU - ' `��� ""` �`�'°E ��. �
� � ��
1 TYP. EXTERIOR WALL DETAIL NTS 2 TYP. EXTERIOR WALL DETAfL NTS 3 INTERIOR WALL DETAIL NTS 4 EXTERIOR WALL BASE DETAIL
�C—�O�o—D�, 'f"�-�olory�y'
1
, , � — O ���'� ` O/ � � � s ' -,2X4 5'TUDS
�x �
_ s,?�`': t �;''�.°vaY
!_ , .� � 1'l �' l0 �a• crP. sor�io
: .. ..— :: _,.._ , , , .,. ... ::. :...:� .��:.�,�.,�-���:
eo�rn s�oes
t__` -, : ;s
- u�as ��s
.
.
,. . : ,. _ �� '
„ . ,, .. . . .. .: . ::..�.>�-�_.,�,-,�:�.,, BLOG. PAPER
BATT NiSIN.ATlON
. . 7�a� CiE�IENT PL/ISTER
�wrva��wn �nw.e Rwr
70 MA1CH EXTISTRIC
HOLD INlUtJ1TI0N DONII� 2' 1C
ALLCIW FOR AN! C�lCU1J1110N
�S��tJED�V�'t(f 2 11�OLE�
�c rt� neuss e z4• o�. s.s.o.
� SEE SiUCT. DWC'S
1r000 1ftl11
/4' FRAME • JrWB Ac HEAO
/a' X 1 1 /Y STOP
.C. YII000 PAN�.ED DOOR
(SEE OOOft SCHEOIM.b
5 ) INTERIOR DOOR DETAIL
1M000
HEAD
INTEF
�LEAO OF
IE SEALANT
F�ASHIMG
TRMI
y� - .
co+�rrt PusrtR o/ �rK
� z u�s oF e�.oc.
- 2 X REDW000 FASCU►
�'—� (s� aooF �r+)
— PAMt1ED FALV. METAL
RANd QURER
�o �u►�ar�
�/e• cra eu.
uu� ��
ExtEn�o� c�t+,�oE a�rw000
s+�n�nc. s.s.o.
2 x w000 sruo
• 16' o.c., S.S.D.
; ,io�st Cnwss)
suunon
Nc c�.eo.
YOUL01lK'� TO SE
SY qJEM/OWNER
!0.
M�IL
MMERE OCGiRS
s� cx�►zEa 000a
a� 000R scHCOU�E
�
�s►+ota
�oa Ftpo�o
Masru� eaaao� n�oua+Otrr
�`� an.ra
5/a' lYPE 'X' CYP.BD.
ZXMqOR STtJO • 16' o.c., E.S.O.
INTERIOR
�e+� wr� occu�es
wr[�oa �+ r�ooR
� �►� � �.� �►,�
MICHOR BOLT, S.S.D.
� ,w+e eEroNo
�..�n�e s�
ttna+ uP worerw�
�__canr. sFxwrr
w�+an w.a.
«r+owro
";•::� ;.�,�•.'`,�'.v.:
' : .
: ���.C:;y:,T*;
2:,:• �: ;.�:,• '��'•�:.; � .
NTS
LITE
DESIGN
STUDtO
�� ��..
S�n .low. Ca. �6128
TN. No. A08 �-1 S36
PROPOSED
NEW RESIDENCE
� ��� w �f=�K
KTGR YI'�
93014
3S7-td-Od3
JERRY LIU
JENNIFER FANO
OYVNERS
DATE 10-10-10
JOB N0.
SCALE: AS NOTED
DRAWN BY: �IDA
FlLE
ARCH.
DETAILS
':a
� ,
6 ) TYPICAL EAVE DETAIL
NTS I` 7 � INTERIOR WALL DETAIL
NTS IC 8 ) EXTERIOR DOOR DETAIL
NTS
198.42'
0 '
__ _ _ _ _ __ _ _ . _ _-_ -- NOO 1.
t c c � c c
�
� EXIS't1NQ �x�s�m� 2• � p
DCISTING ELM TRFE TO REMAIN
D(ISTIN6 BLACK WALNUT TREE TO REMAIN
�� ' . ���1i�1��i�� ..i��.i�.�
Ii/---�!
I STRUC'TtJRE CITRUS TO REMAIN : . . , . . :
� P � o
I . MULCIi �� . � • . �'
SYNTh1�fIC LAWN
W BARK MULCht P . (NO IRRiGATION REQUIRgD) .
1O , �
I P � ' .
� � .
� I D(ISTING DEODARA CEDA O REMAIN ••
�� � __ . •. . .
� � . . �
� P �� '•' P .-
P - . . . __..
P PATFiWAY � .
_ _ '-- J — " — — _ ._ � � —
��
198.42'
, 0 � M DQSTING WALNUT TREE TO REMAIN
` NQ� 1 Z �� E IXISfTNG POMEGRANATE BUSl1 TO REMAiN.
TREES TO BE REMOVED (see site �lan for locat�ons)
DCi51TN6 TREE DIAMETER CONDITION
Citrin Tn� 2' Poor oorxHdon �nd �h�php
Peppsr Tros 8' Oood oonditlon, Poor sNapkp
IXISITNG PRIVACY fENCC TO BC REPAIRfD OR RL'PLAC�D.
F[NCC TO BC C�DAR OR STAINCD WOOD PtANK9 AT 6' TALL,
PIANKS TO B� I" X 6".
. • �
� G C � C C C , ; � . • :' ' . WALKWAY ' • �
FXISITNG LOW FENC� TO REMAIN
AT 3' TALL WITFifN THE FIRST 20'.
�0� `
� .� p(I�TING ACACIA TR�E TO It�MAIN
I ECOMPOSED GKANIT�
. �
q T m m t
! 9 P �A� AM i
- ��
FlRST FLOOR DRIVeWAY i� W I
STRUC'TURE (CONCI�� PAV�RS OR CONCRL`TE) � '
�= I � � I
_. ._._, .. .. _ _
0 IZ � �
O � b � i�.� `"":'� +• i P P � I
O '.,, .: : .
. -., .•�.�':'" x � t r O I
� �` ��` WAUCWAY��"-�.�,•...������ Y J
. � P
.,;,, _.. , ..
-., ,.:. � .
� R�QUG9TING WAVER fOR PRIVACY PR(J'f�CTION / s --.-`;-:': , : ; . ' .•:� " f �' ... � .Y � �
... �. r .. I
PLANTING9 ALON6 WLST PROPCRTY LINt.' r �, ` i 1 1 m A A I �!
.
_ _ _ . ._. .. .. . __. . F 1 M
_ __ __ _ � �
PATHWAY �'�'� � 14 " � A q O I
�- ' _ — tt� -.� " 1�-i7�`
PEA GRAVEL �' � �o'
DECOMP05ED 6RANITE
_ ._�,.._ is�rNG �vACr �NCe r0 Be �w� oR R�.nCeD. ___ EXISTING PEPPER TRFE TO REMAIN �_ _ _._ _ __ . __ _ _. _ . _
.__ EXI9TIN6 OAJC TREE TO REMAIN
PENCE TO BE CEDAR OR STAIN�D WOOD PLANKS AT 6' TALL. IXISITNG LOW F�NCE TO R�MAIN " �"-
PLANKS TO BE I" X 6".
AT 3' TALL WIT111N Tt1E FIRST 20'.
� ,',�,;, � i�� I � ► �
�. � �
a����
J �
i
� Plan V'�w
1'I��\� 1 ,' • �L .
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StiRUB lNSTALlATION
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R/1WIt�C TO BMNiE /Mt POq�TS.
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TREE INSTALLATION
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TREE PROTEGTION (D(ISTING TF�ES)
P�lor b walc TMOponry in� Pro�c�on t�d�p NwN b� ��cMd �rand �dstlrp trw
to r.nain bwas ae.rtrp� d.w.n.. or on,.► oa,.hucmoa.onvta.. b.qr► on ae..
�: Sh�N b� brfpFK Yt oolor �rM durabh ��aph to h�t tM�a�ho��t tlr aorutrudioa
F«� bc.uoo: s�ar e. vaoea ouaa. aa�. a.. c.�ovr d�w,s m� u,s
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PLANTING SPECIFICA710N5
1. A11 pints aw Iav. nom,d� wiM�d«.�op.a branaM. ana vqaa�s rooe ryswna.
Z. Pl��i 111�1 b� �Olfld� fIN�1�l� Vb01�01M� Mld �PM �'0111 �� � kflGb�
� �Frrinna nf 1hw IrAr a��wu!�Y1 inhrir r�nf rli�� in��ed wM Frrrr� �erl J
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3. N pl�nls NW Ds rK�ry prvwn u� attwwiw �taMd. PNna �tW b� hudy
u�d�r oMm�dc oorbUorr ir�il�r ic tl�oN in th� foc�Nty d tIN poJ�ot.
4. N D�ti �aN b� p�do�d, tranporbd. and h�ndMd witl� c�n b kMUn adsqwAe
pf01�C110f1 �YI� �lRy �F0111 �1111 �fld fi0111 �flp 1Mtld. AN �t1b 1� C�11110� a
pl�fq�d iflnNdMMy dMf d�NY'�Py 201fM sIM NI�N b� 1MM p10bCNd ap�Yl�t @N
a�r a aryw� a.o�rg �y w,.na w�nd. aoa e.�. «, a a e p.na,n.� �s
�aept oowisd v�Mh .oM a an+K �oaphbM na1�MN.
5. 6Ai�ch to b� pl�ad k► M plmtYfp b�d� wd� � rod�, bark or d�oortiDa�d pr�NM at
r dsqh. No muld, undK a,..xMYrp o.k uw bo ►n�k�ak, �ao�Y�rit nMNI,. Mln. or
8' non�ootnp�Cl�d toQ�W tbr pilritll�p b�da trV �oM anlNt�f� N nNd�d
1RRIGATtON SPECIFICATIONS
t. AM ir�d�c�p aiw a1nN b� il�ly irtlp�d �o wsNr �II pl�ntlrp m�NrIN�. Tf� krtptlion
�y�n �Iall b� low voNxro krip�tlon wHh low-vok�» �rt�s, dr�P �1�4 d��PMr�
andlor bubblNS. Plmb an praip�d YKo NrtiMr Nydramans aM low wMM� iN�ds.
2. CaWtcEot �Mi �Ny P.8.1 op�aqrp PnN►in Pi1or �nd rt�sht IocMlon �nd sias Drior
to ir�W�tlon.
3. AY �qu� PrwkNd bY IM ca+uador wIM �n a oortiplM� and iwiotlonr �pm �nd
in a�oo�a.b. w�n aor aod�...w nwwao�ns ka�ucaa►..
4. CorMcaelor b acfJu�t Y�pWder M�N tor aonpNM covKap� wNh nc �pray on
bWdrpt, a�pf�Mt, dd�, ro�ys� �bc.� and ttroqM flow oa�hvl �t valMes /or
a� �.r.uo�,. �rp.�o�.n.x bs �w.«� e:aoa�► �aoam.
LAt�DSCAPE AREA — T07AL Ca? I,570 5F
tand�c�pe aroa It tses tlmn 2,600 SF at a tob� of 1.570 SF. The aaeen troe �ea (e�asYproperty
Une) a 816 3F. Ths hnnt yard aroa le 810 SF snd back yard is 346 SF.
PRIVACY PROTECTION PLANTING
P�Iw�oy prorctlon pNnUrps wll D� pNnbd donp Yn wl pop�iy Nns.. 8sown� eeu
n.w r�, pKM�+.biw ui. dr+ww.y a 21s3o LamM� Av.� a» ow�»rs ar. nqu�p 1 . v�wr
1rom 21890 Yid 21S611bt peiwcy ptobaUon pYntlnps abnp tlr wwt propNty Yro.
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PLANT LIST (LANDSCAPE AREA IS < 2,500 SF)