DIR-2011-06b CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Comnussioners
From: Aarti Shrivastava, Director of Community Development �'- -
Prepared by: George Schroeder, Assistant Planner
Date: Apri11, 2011
Subject: Director's Minor Modification, DIR-2011-06, to allow minor modifications to a
previously approved (R-2006-42 and RM-2006-29) two-story, single family residence
located at 22080 San Fernando Court.
Chapter 19.132 of the Cupertino Municipal Code allows for administrative
approval of minor changes in a project. The Director reports his decision to the
City Council and Planning Commission in time to allow an appeal of the
decision within fourteen calendar days.
BACKGROUND
Project Description
The applicant, Carlson Chan, representing Ronsdale Management, LLC, is proposing to make
minor site and elevation modifications to a previously approved Two-Story Permit (R-2006-42)
and Minor Residential Permit (RM-2006-29) for a 2,397 square foot, two-story single family
residence with a 1,730 square foot basement and second story side and rear decks at 22080 San
Fernando Court. The previous property owner obtained the original planning approval and
building/demolition permit, however the project was never built and the site currently sits
vacant. The current property owner is requesting to reactivate with some minor changes.
DISCUSSION
Minor Modifications
All of the minor modifications proposed are in compliance with the R1 Ordinance and are
summarized below:
Modified Area ' Ori 'nall A roved 2006 Pro osed Chan es
First floor area 1,745 1,749 increase)*
Second floor area 652 649 decrease)*
First Floor Setbacks Front- 22'2 Front- 21'11 3 / 8 " (decrease)
Side-18'0" Side-18'3" increase)
Second Floor Setbacks Front- 29'6 Front- 29'5" (decrease)
Side- 30'7 Side- 30'7" (decrease)
Surchar e-10'1 Surchar e-10' decrease
Second Floor Deck Side North side-15'9 North side-16'5 (increase)
Setback West side-15' West side-15'8" (increase)
Total height 26'2 25'8 3 / 8 " (decrease)
DIR-2011-06
22080 San Fernando Court Page 2
Modified Area ' Ori' 'nall A roved 2006 Pro osed Chan es
South, north, and west Minor changes/removals to ground/second floor windows
elevation
East elevation- second floor One wall plane, casement Wall offset, slider windows
windows
Rear Yard Concrete patio and pool with Replacement of concrete patio
a refreshment center and and pool with lawn and new
refrigerator under planter retaining wall; removal of
refreshment center and
refri erator
Roofin material Slate sidin Com osition shin le
*The project is proposing a net increase of 1 square feet. from the original approval.
Geotechnical Review
The applicant was required to submit a geotechnical report since the project site is located in the
Slope Instability and Liquefaction zone on the General Plari s Geologic Hazards Map. The City's
Geotechnical Consultant, Cotton, Shires, and Associates, reviewed a report by Geotechnical
Engineering Inc. and concurred with their recommendations to construct a pier-and-grade
beam foundation system, remove existing artificial fill materials, and key and bench newly
placed engineered fill into competent earth materials (see Exhibit B). Cotton, Shires, and
Associates' additional recommendations have been incorporated as conditions of approval.
Neighbor Review
The modified and originally approved plans were sent to property owners within a 300 foot
radius of the project site for a two week comment period. The City did not receive any
comments during the comment period.
Tree Protection/Landscaping
There are three (3) Coast Live Oak trees located on adjacent properties with canopies that
overhang the rear of the project site. A condition of approval has been added for the applicant
to consult an ISA-certified arborist to review potential impacts to and protection measures for
the trees during project construction.
Privacy plantings have been provided to screen views from the second story windows and deck
to the adjoining side residential properties. The project is subject to the requirements of the
Landscape Ordinance, Chapter 14.15.
ACTION
The Director of Community Development deems the modification minor and approves the
project with the following conditions of approval:
1. APPROVED EXHIBITS
Approval is based on exhibits titled: "CW-Residence, 22080 San Fernando Ct., Cupertino,
CA 95014," prepared by Kumaran Design dated March 13, 2011 and consisting of eight (8)
sheets labeled 1, 2, 3, 4, 5, 6, 7, and 17; except as may be amended by the conditions
contained in this resolution.
DIR-2011-06
22080 San Fernando Court Page 3
2. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard
to the proposed project for additional conditions and requirements. Any misrepresentation
of any submitted data may invalidate an approval by the Community Development
Department.
3. PRE-CONSTRUCTION MEETING
Prior to commencement of construction activities, the applicant shall arrange for a pre-
construction meeting with the pertinent departments (Building, Planning, and Public
Works) to review an applicant-prepared construction management plan including, but not
limited to, plan for compliance with conditions of approval, staging of construction
equipment, tree protection, and noise and dust control.
4. GEOLOGIC AND GEOTECHNIC REVIEW
The project shall incorporate all recommendations set forth in the soil investigation
prepared for the development by Geotechnical Engineering, Inc., dated January 24, 2011.
In addition, the project shall incorporate all the following conditions set forth in the geologic
and geotechnical peer review conducted by Cotton, Shires and Associates, Inc., dated
February 22, 2011:
a) Structural Plans. Prior to issuance of building permits, structural plans shall be
developed that reflect the recommendations of the Project Geotechnical Corisultant.
The applicant shall submit a letter confirming the above.
b) Geotechnical Plan Review. Prior to issuance of building permits, the applicant's
geotechnical consultant shall review and approve all geotechnical 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 architectural and structural
plans shall reference the updated soil investigation report rather than the November
2005 soil investigation report (see note 6, sheet CW-1). The structural plans and
geotechnical plan review letter shall be submitted to the City for review by the City
Engineer prior to the issuance of building permits.
c) Geotechnical Field Inspection. Prior to final (as-built) occupancy, the geotechnical
consultant shall inspect, test (as needed), and approve all geotechnical aspects of the
project construction. The inspections shall include, but not necessarily be limited to:
site preparation and grading, site surface and subsurface drainage improvements,
and excavations for foundations and retaining walls prior to the placement of steel
and concrete. 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 for review prior to final occupancy.
5. GRADING
Prior to issuance of building permits, the construction plans shall identify the cut and fill
grading quantities. Grading in excess of 2,500 cubic yards (cut plus fill) shall require an
exception. The 2,500 cubic yard includes grading for building pad, yard areas, driveway,
and all other areas requiring grading, but does not include basements.
DIR-2011-06
22080 San Fernando Court Page 4
6. OAK TREE PROTECTION
Prior to issuance of building permits, the applicant shall consult an ISA-certified arborist to
prepare a report addressing the potential impacts to and preservation measures during
construction for the Oak trees on adjacent properties with canopies overhanging the project
site. 'The arborist shall certify that the tree protection measures are in place prior to issuance
of building permits and shall report on the health of the trees prior to final occupancy.
7. LANDSCAPING PLAN
The final landscaping plan shall be reviewed and approved by the Planning Division prior
to issuance of building permits. If the landscaping area (defined by section 14.15.030) is
greater than 2,500 square feet, then a full landscape project submittal per section 14.15.040 is
required prior to issuance of building permits.
S. PRIVACY PLANTING
The privacy planting plan shall be revised to add additional trees to meet the spacing
requirements prescribed on the privacy screening materials list. The final privacy-planting
plan shall be reviewed and approved by the P1aruling 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.
9. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property
owners of the privacy protection measures and tree protection requirements consistent with
the R-1 Ordinance, for all windows with views into neighboring yards and a sill height that
is 5 feet or less from the second story finished floor. The precise language will be subject to
approval by the Director of Community Development. Proof of recordation must be
submitted to the Community Development Department prior to final occupancy of the
residence.
11. HOLD HARMLESS COVENANT
The property owner shall record a covenant on this property to acknowledge the fact that
the house is proposed in the 25 foot light and air easement recorded on the property. In the
event that anyone decides to challenge the front yard setback issue, the property owner and
his or her subsequent property owner shall agree to hold the City of Cupertino harmless
from any lawsuits relating to the easement encroachment issue.
12. RETAINING WALL DESIGN
The Director of Public Works and Director of Community Development shall review and
approve the final retaining wall plans and exterior materials prior to issuance of building
permits. All new retaining walls shall be screened by either appropriate stone or wood
siding materials or other similar materials/features as deemed appropriate by the Director
of Community Development to help reduce the visual mass and blend with the surrounding
natural environment.
DIR-2011-06
22080 San Fernando Court Page 5
13. EXTERIOR BUILDING MATERIALS/TREATMENTS
Final building exterior treatment plan (including but not limited to details on exterior color,
material, architectural treatments and/ or embellishments) shall be reviewed and approved
by the Director of Community Development prior to issuance of building permits. The final
building exterior plan shall closely resemble the details shown on the original approved
plans. Any exterior changes determined to be substantial by the Director of Community
Development shall require a minor modification approval with neighborhood input.
14. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other exactions.
You are hereby further notified that the 90-day approval period in which you may protest
these fees, dedications, reservations, and other exactions, pursuant to Government Code
Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying
with all of the requirements of Section 66020, you will be legally barred from later
challenging such exactions.
This Director's approval is effective Apri11, 2011. The fourteen calendar day appeal period will
expire on Apri115, 2011.
Attachments:
Plan Set
Color and material sheet
Attachment 1: Geologic and Geotechnical Peer Review by Cotton, Shires, and Associates, Inc.
. dated February 22, 2011
G: � Planriing � PDREPORT � DlRreports � 20ll � DIR-2011-06.docx
CertainTeed
Presidential Shake
Luxury Shingles
Charcoai Black
ROOFING TO BE COMPOSITION SHINGLE
SiDING TO BE STUCCO
SASH TO BE ANDERSEN 100
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COTTON, SHIRES AND ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
February 22, 2011
C0096A
TO: George Schroeder
Cupertino City Planner
CITY OF CUPERTINO PLANNING DEPARTMENT
10300 Torre Avenue
Cupertino, California 95014
SUBJECT: Geologic and Geotechnical Peer Review
RE: Wang, Proposed New Residence
22080 San Fernando Court; APN 357-12-011
At your request, we have completed a geologic and geotechnical peer review of the
permit application for the new residential development using the following documents:
• Updated Soil Investigation (report), prepared by Geotechnical Engineering,
Inc., dated January 24, 2011; and
• Plot Plan, Floor and Basement Plans, Building Elevations and Sections (7
sheets, various scales), prepared by Kumaran Design, dated January 1, 2011.
In addition to the above referenced document, we have reviewed pertinent technical
data from our office files and performed a recent site inspection.
DISCUSSION
The applicant proposes to construct a new two-story residence with basement in the
central portion of the subject property. The pre-existing residence and appurtenant
structures have been demolished, and the lot is currently vacant. We have not received
grading plans; however, it appears that a moderate amount of grading will performed to
rework the existing artificial fill materials and construct a keyway within the rear portion of
the lot. It does not appear that large amounts of import or export will be necessary to
complete the grading. We understand that septic effluent will be discharge into the sanitary
, sewer system of the Cupertino Sanitary Sewer District.
SITE CONDITIONS
The subject property is characterized, in general, by mostly-level valley floor
topography situated near the top of the steep Stevens Creek embankment. The
southwestern portion of the property is characterized by moderately steep to steep (15- to
33-degree inclinations), southwest-facing hillside topography associated with the eastern
embankment of Stevens Creek. Previous grading associated with residential construction at
this site has resulted in a large fill prism, possibly as deep as 12 feet in thickness, underlying
the western portion of the site near the top of the steep hillside. This slope is likely part of
an older alluvial terrace related to nearby Stevens Creek, which is located approximately
130 feet southwest of the western property line of the subject property. Evidence of fill
Northem California Office � l � L' r 1 ��� Central California Office
330 Village Lane s�..� ��2 a � � 6417 Dogtown Road
Los Gatos, CA 95030-7218 San Andreas, CA 95249-9640
(408) 354-5542 • Fax (408) 354-1852 �a r (209) 736-4252 • Fax (209) 736-1212
www.cottonshires.com
George Schroeder February 22, 2011
Page 2 C0096A
creep and soft surficial soil materials were observed during our site inspection. Drainage at
the site is characterized by southwest-directed sheetflow which is eventually intercepted by
Stevens Creek.
The site is underlain, at depth, by sedimentary bedrock materials of the Santa Clara
Formation (i.e., sandstone, siltstone, and potential expansive claystone). Bedrock materials
were not encountered in the exploratory borings performed by the Geotechnical Consultant,
but the formation has been inferred from previous mapping by Brabb, "Geology of Palo
Alto Quadrangle" (1998). These materials are locally overlain by alluvial fan materials (i.e.,
unconsolidated gravels, sand and silt) associated with nearby Stevens Creek, as well as the
aforementioned artificial fill materials. The City's Geologic and Seismic Hazard Map
indicates that the property is located within an"S" zone, which is defined as follows: "Area
includes all recognized landslide deposits, and steep walls of Stevens Creek canyon, with a moderate
to high landslide potential under static or seismic conditions. Area also reflects the mapped zone of
potential earthquake-induced landsliding prepared by the California Geological Survey (2002)."
A trace of the potentially active Monta Vista fault is located approximately 1 mile
southwest of the subject property. The active San Andreas fault is located approximately 4
miles to the southwest of the project site.
CONCLUSIONS AND RECOMMENDED ACTION
The proposed development is potentially constrained by settlement and creep of
existing artificial fill materials, potentially expansive surficial soil materials, and the
susceptibility of the site to very strong to violent seismic ground shaking. The Project
Geotechnical Consultant has performed an update investigadon of the subject property and
provided geotechnical design recommendations that, in general, appear appropriate for the
identified site constraints. T'hese recommendations include founding the new residence on
a pier-and-grade beam foundation system with minimum 18-inch diameter piers extending
a minimum of 7 feet into competent earth materials. Additionally, the consultant has
recommended removing the existing artificial fill materials and keying and benching newly
placed engineered fill into competent earth materials. Consequently, we do not have
objections to the proposed residential layout, and recommend approval of the permit
application from a geologic and geotechnical standpoint. The following should be
performed prior to issuance of building or grading permits:
1. Structural Plans - Structural plans should be developed that reflect the
recommendations of the Project Geotechnical Consultant.
2. Geotechnical Plan Review - The applicant's geotechnical consultant should
review and approve all geotechnical 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 the recommendations have
been properly incorporated.
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COTTON, SHIRES AND ASSOCIATES, INC.
George Schroeder February 22, 2011
Page 3 C0096A
• The Architectural and Structural Plans should reference the Updated Soil
Investigation Report rather than the November, 2005 Soil Investigation
Report (see Note 6, Sheet CW-1).
The Structural Plans and Geotechnical Plan Review should be submitted to the
City, for review by the City Engineer, prior to issuance of building permits.
3. Geotechnical Field Inspection - The geotechnical consultant should inspect, test
(as needed), and approve all geotechnical aspects of the project construction.
The inspections should include, but not necessarily be limited to; site
preparation and grading, site surface and subsurface drainage improvements,
and excavations for foundations and retaining walls prior to the placement of
steel and concrete.
The results of these inspections and the as-built condidons of the project should
be described by the geotechnical consultant in a letter and submitted to the City
Engineer for review prior to final (as-built) project approval.
LIMITATIONS
T'his peer review has been performed to provide technical advice to assist the City
with discretionary permit decisions. Our services have been limited to review of documents
previously identified, and a visual review of the property. Our opinions and conclusions
are made in accordance with generally accepted principles and practices of the geotechnical
profession. This warranty is in lieu of all other warranties, either expressed or implied.
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
CITY GEOTEC AL CONSULTANT
jo . Wallace
Principal Engineering Geologist
CEG 1923
Patrick O. Shires
Principal Geotechnical Engineer
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SEE PAGE 8 FOR CITY
DRI�VE�WAYESIDEWALK,CURB CW - RESIDENCE
ANDGUTTERNOTRE�UIRED 22080 SAN FERNANDO CT., CUPERTINO, CA 95014
BY PREVIOUS APPLICATION AND
AGREEMENT.
INSTALL NEW PROPERTY LINE APN �JS/ - � L � ��
PROPERTY CONTACT: CARLSON CHAN 408-889-9933
SHALL BE SAME DIAMETER AS JAMES WANG 510-432-8248
THE STREET PORTION OF THE
SERVICE LATERAL. ( GRAVITY
LATERALIS4"DIA.MIN.) ZONING R
� OCCUPANCY: GROUP R, DIVISION 3, WOOD FRAME
/
25, CONSTRUCTION, TYPE V-N, NON-SPRINKLERED
/ CODES: 2010 CBC, CMC, CPC, CEC, CAL GREEN,
CFC & LOCAL ORDINANCES
SCOPE OF THE WORK:
NEW 4139 SF TWO STORY HOME WITH BASEMENT
CONTENTS
PAGE 1: SITE PLAN, NOTES
PAGE 2: FIRST FLOOR PLAN + DIMENSION PLAN
PAGE 3: 2ND FLOOR PLAN + DIMENSION PLAN
PAGE 4: BASEMENT PLAN + DIMENSION PLAN
PAGE 5: ELEVATIONS S& E
PAGE 6: ELEVATIONS W& N, TYPICAL WALL SECTION
PAGE 7: SECTIONS A, B AND C
PAGE 8: FOUNDATION
PAGE 9: 1 ST. FLOOR FRAME, 2ND FLOOR FRAME, ROOF FRAME
PAGE 10: ENTRY 8� STAIR DETAILS,
PAGE 1 1: DECK AND REAR YARD
PAGE 12: 2ND. FLOOR REAR DECK & TRELLIS
PAGE 13: 2ND. FLOOR FRONT DECK
PAGE 14: SCHEDULES
PAGE 15: 1 ST FLOOR ELECTRICAL
PAGE 16: BASEMENT 8� 2ND FLOOR ELECTRICAL
PAGE 17: LANDSCAPE, SANTITARY NOTES
PAGE 18: DUNBAR & CRAIG SURVEY
PAGE 19: WESTFALL CIVIL ENGINEERING
-- - ������E PAGE EN1: TITLE 24
-- ' � 6 , - � �"�!I PLAN NOTES
n
� ` 1. THESE DRAWINGS AND SPEGFICATIONS WERE PREPARED EX C L U SIV ELY F OR U S E ON T N I S P R O J E C T. T H E DR A W I N G S �� �_ ��� ��
� ` AND SPECIFICATIONS, OR PORTIONS THEREOF, SHALL NOT BE USED ON ANY OTHER PROJECT OR ADDITION TO THIS ' _} �
�a PROJECT EXCEP7 BY AGREEMENT IN WRITING WITH KUMARAN DESIGN. � " `'' `
I ` Z ALL WORK SHALL BE DONE IN CONFORMANCE WITH THE CURRENT APPLICABLE BUIIDING CODES AND ORDINANCES .", -- �I' � '
�` I THE CONTRACTOR SHALL OBTAIN ALL LICENSES AS REQUIRED FOR COMPLETION OF THE WORK. THE CONTRACTOR _. . f 1
1 1'-0 1/4" � AND/OR OWNER SHALL OBTAIN ALL PERMITS AS REQUIRED FOR COMPLETION OF THE WORK. THE CONTRACTOR �� y �
� � ' -� � AND/OR THE OWNER SHALL GIVE ALL NOTICES NECESSARY AND INCIDENTAL TO THE LAWFUL EXECUTION OF THE WORK. ,', :� :'^+ � +
j � 3. THE CONTRACTOR AND/OR OWNER SHALL PROVIDE FOR TESTS AND INSPECTIONS AS REQUIRED BY THE CURRENT - -- --- -------------- •
�, � APPLICABLE BUILDING CODES AND THE APPROVED SET OF DRAWINGS. �� � ; 6 : � �"
4. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND COORDINATE SCOPE OF ALL WORK WITH EXISTING JOB • �
DECK
-_,
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' CONDITIONS PRIOR TO THE START OF THE WORK.
6. THE CONTRACTOR SHALL BE RESPONSBLE FOR THE CONDITIONS OF THE JOBSITE INCLUDING THE SAFETY OF PERSONS
'�� '� ^��M1 �.- AND PROPERTY.
m 6. THE CONTRACTOR SHALL HAVE CONTROL OR CHARGE OF, AND SHALL BE RESPONSIBLE FOR, CONSTRUCTION MEANS,
�I �1 � � METHODS, TECHNIQUES. SEQUENCES OR PROCEDURES. FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION
� `' WITH THE WORK, FOR THE ACTS OR OMISSIONS OF THE CONTRACTOR, SUBCONTRACTORS UNDER HIS CONTROL, OR ANY
OTHER PERSONS UNDER HIS CONTROL PERFORMING THE WORK.
7. THE CONTRACTOR SHALL PROTECT NEw AND EXISTING CONSTRUCTION FROM INCLEMENT WEATHER AND PHYSICAL
29'-10 3/4" 1 � DAMAGE TO FINISH SURFACES AND MATERIALS.
; 1 !. THE CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH PLANS AND SPECIFICATIONS APPROVED BY THE
� i� BUIIDING OFFICIAL. APPROVED PLANS SHALL NOT BE CHANGED OR MODIFIED WITHOUT THE WRITTEN APPROVAL Of THE
1 BUILDING OFFICIAL PER CURRENT APPLICABLE BUILDING CODES.
i98 5 !. UNLESS OTHERWISE SHOWN OR NOTED. ALL TYPICAL DETAILS SHALL BE USED WHERE APPLICABLE. IN THE EVENT
, CERTAIN FEATURES OF THE CONSTRUCTION ARE NOT FULLY SHOWN OR SPECIFIED. THEN THEIR CONSTRUCTION SHALL BE
�-�, \ OF THE SAME CHARACTER AS FOR SIMILAR CONDITIONS EXPRESSED ELSEWHERE IN THE DRAWINGS. DETAILS TAKE
�' PRECEDENCE OVER GENERAL SECTIONS OF THE DRAWINGS THE MORE STRINGENT NOTE OR SPECIFICATION SHALL TAKE
' �-� � --� PRECEDENCE.
I ` 6 � C � 70. DO NOT SCALE DRAWINGS! WRITTEN OIMENSIONS TAKE PRECEDENCE OVER SCALED MEASUREMENTS. ALl
a ,' �1 � J DIMENSIONS ARE TO THE FACE OF THE ROUGH FRAME. UNLESS NOTED OTHERWISE. IF THERE ARE DISCREPANCIES, NOTIFY
- �r
" TREE KUMARAN DESIGN FOR CLAR�FICATION.
' 7 '" � ` 11. INSTALL AlL MATERIALS AND PRODUCTS IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS AND
p�, - ,-
- _ _ . _ _ _ . _ _ _ � , �, , 0 APPLICABLE ICBO REPORTS.
., � '°" � � 1]. TRADE NAMES AND MANUFACTURERS REFERRED TO ON THE DRAWINGS ARE FOR QUALITY STANDARDS ONLY.
- � SUBSTI7UTIONS WILL BE PERMITTED, AS APPROVED BY THE OWNER AND/OR KUMARAN KUMARAN, AS LONG AS LISTED
�__ ' � --`� � GRADES OF MATERIALS ARE ADHERED TO
13 '� -8 � � ' TURF � �`� 1�. THE WATER HEATER SHALL BE SECURELY STRAPPED TO ADJACENT FRAMING PER UMC 504 (D).
- 195 14. PROVIDE 110 VOLT SMOKE DETEC?ORS AS SHOWN ON THE ELECTRICAL PLAN. SMOKE DETECTORS ARE TO HAVE
'%s PORCH � - ' 192 BATTERY BACKUP AND ARE TO BE WIRED SUCH THAT ALl WILL SOUND IF ANY ONE UNIT SOUNDS. VERIFY INSTALLATION
_,��,� ,. ._ --" "� 189 �, LOCATIONS WITH THE LOCAL BUILDING DEPARTMENT FOR CONFORMANCE WITH CODE REQUIREMENTS.
y Y,�s ' ,ss /' t88 1S. GLAZING SUBJECT TO HUMAN IMPACT, INCLUDING GLASS "FRENCH" DOORS, SIOELIGHT WINDOWS NEXT TO
ti � EXTERIOR DOORS, ALL GLASS WITHING 18" TO THE FLOOR, AT STAIRS AS NOTED, TUB ENCIOSURE SHOULD THE OWNER
�� ; * 195 �_. ,88 �87 '°' CHOOSE ONE, SHALL BE TEMPERED GLAZING, AS PER CURRENT APPLICABIE BUILDING CODES.
, ' � __. - �' 3 1 �gg 16. WHERE THERE IS A DIFFERENCE BETWEEN THE STRUCTURAL AND ARCHITECTURAL PLANS RE: MEMBER SIZES AND
-�
- - - - - � - - - - - - - - - - - - - - - - - - - -- -" HARDWARE SPECIFIED, CHOOSE THE ARCNITECTURAL SPECIFICATION WHEN LARGER AND/OR STRONGER. iHE
(N33•3i�oow) �` 1 �� �� STRUCTURAL PLANS SHOW THE MINIMUM SIZE REOUIRED. THE ARCHITECTURAL PIANS SHOW tHE SIZE SPECIFIED.
(15.009 - �• - 51.00 / 18
� . � �g� t90 ' 17. PAD HEIGHT AND SET BACK LEfTER i0 BE DELIVERED TO CITY PRIOR TO FOUNDATION iNSPECTION.
y . . .. . . . .. . . . . - .. � N i S � 1 a
� EX. RET. WALL A ; . "�:� � la. GLUE LAMINATED BEAMS MUST BE CERTIFIED PRIOR TO FRAME INSPECTION.
� 193' 192 / �91 190 ,��_ `-' ,� 19. SITE GRADING SHALL SLOPE AWAY 2% FROM BUILDING AND SLOPE ON SITE MUST BE 1% TO A PUBLIC WAY.
194 � `p+� nETNr�ir+c wr.0 � $0. REQUIRED: DIVERT 50% (BY WEIGHT) OF ALL CONSTRUCTION AND
I
�. .. . . " 2' WOOD 0.ET. WALL 1 � B TOV OF WALL � t91 �
� r.. ... . . . - �. - � - wsie�w�uvua�a�e DEMOLITION WASTE.
� ....�..�.�_�.-.�.-:. . .. �
(N) RETRINING WKL� EDGE OF MTiO � TO �'
CHAIN LINK FENCE rovor v�no= �n
PLOT PLAN
199.5 (N) PROPOSED F.F. ELEVATION
REAR SETBACK CALCULATION:
REAR AREA Q 20' LESS PORTION
OF BUILDING WITHIN 20' SETBACK
EQUALS 1249SF. WHICH IS GREATER
THAN THE MINIMUM OF
52' (WIDTH Q FRONT SETBACK) X 20
EQUALS 1040 SF
LOT COVERAGE @ 2'3 1/2" OVERHANG
GROUND FLOOR
INCLUDING OVERHANGS
AND PORCHES
TOTAL 2182 SF
ALLOWABLE LOT COVERAGE = 2690 SF
2690 - 2182 = 508 SF UNDER
FRONT YARD AREA @ 1290 SF
DRIVEWAY AREA @ 376 SF
RATIO : 30 %
�sie�ewK�v�wne�vror JI RUCiURAL ENGINEERING:
APN 357-12-011 MIKE HICKS,
LOT SIZE: 5381 cwa�iN� NoTES: FULCRUM STRUCTURAL DESIGN,
1) CIVIL ENGINEER OR SOILS ENGINEER TO REVIEW ALL GRADING AND 665 THIRD ST SUITE 333
SUBMIT FINAL REPORT TO THE CITY PRIOR TO OCCUPANCY
2) COMPACTION REPORTSAND PAD ELEVATION CERTIFICATION IS
REQUIRED ON ALL BUILDING PAD WORK.
3)CONTACT PUBLIC WORKS, 777-3104, FOR DRAINAGE AND FINAL
LOT SIZE - 5381 SF DRA NS/DOWN S OU S HICH INCLUDES DRAIN LINES AND ROOF
TOTAL BUILDING AREA - 4128 SF 4) CONTRACTOR IS REPONSIBLE FOR DUST CONTROL AND INSURING
THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN CONDITION.
FIRST FLOOR AREA = 1749 SF 5) THE CONTRACTOR SHALL REVIEW STD. DETAIL 6-4 ON TREE
SECOND FLOOR AREA - 649 SF PROTECTION PRIOR TO ACCOMPLISHING ANY WORK OR REMOVING
- ANY TREES.
BASEMENT AREA = 1730 SF 6)ALL GRADING SHALL BE DONE IN ACCORDANCE WITH THE SOILS
REPORT PREPARED BY GEOTECHNICAL ENGINEERING INC DATED JAN.
TOTAL FIRST 8� SECOND FLOOR AREA = 2398 SF 2s, 20» FILE # 112257.
RATIO 2ND FLOOR TO 1 ST FLOOR - 649/1749 - 37 .� � �) UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY
THE STATE WATER RESOURCES CONTROL BOARD, FOR ANY ACTIVITY
FLOOR AREA RATIO = 2398/5381 = 44.56� WHICH DISTURBS SOIL.
LOT COVERAGE MAXIMUM @ 45� - 2421 SF 8)A WORK SCHEDULE OF GRADING AND EROSION 8� SEDIMENT
- CONTROL SHALL BE PROVIDED TO THE CITY ENGINEER BY AUGUST 15.
NO HILLSIDE GRADING SHALL BE PERFORMED BETWEEN OCTOBER 1
AND APRIL 15.
9) ALL ROOF DRAINS AND/OR DOWNSPOUTS SHALL BE DRAINED SHEET
ALLOWABLE COVERAGE FLOW 2% AWAY FROM THE BUILDING AND MAYBE COLLECTED BY
DRAINAGE INLET
LOT COVERAGE MAX @ 45% : 2421 SF CONNECTED TO PUBLIC STORM DRAIN FACILITY. IF AND ONLY IF THE
PLUS S% : 269SF DRAINAGE IS IN THE HILLSIDE AREA CAN THE WATER BE DIRECTLY
TOTAL LOT COVERAGE MAX. : 2690SF CONNECTED TO THE PUBLIC STORM DRAIN.
GREEN POINT NOTES:
1A. PROTECT TOPSOIL AND REUSE AFTER CONSTRUCTION
FAR MAXIMUM @ 45%: 2421 SF 16. LIMIT AND DELINEATE CONSTRUCTION FOOTPRINT FOR MAX.
PROTECTION.
20. DIVERT 100% OF ASPHALT AND CONCRETE AND 65% BY WEIGHT (BY
SECOND FLOOR WALL HEIGHTS WEIGHT) OF REMAINING MATERIALS.
ARE IN COMPLIANCE 3A. USE RECYCLEO CONTENT AGGREGATE (MINIMUM 25%) @ WALKWAY
AND DRIVEWAY BASE)
NOTE: PROPOSED RESIDENCE
TO BE PASSIVE/ACTIVE SOLAR
SAN FRANCISCO, CA 94107.
415-543-0161, 415-543-0162 (F)
mike@fulcrumse.com
SOILS i GEOTECH:
TAGHI MANBEIAN,
GEOTECHNICAL ENGINEERING, INC.,
38750 PASEO PADRE PARKWAY, SUITE B-1,
FREMONT, CA 94536.
510-791-0100, 510-791-1705 (F)
GRADING i� CIVIL ENGINEERING:
JITKA CYMBAL,
WESTFALL ENGINEERS, INC.,
14583 BIG BASIN WAY,
SARATOGA, CA 95070.
408-867-0244. jitka@westf.com
ENERGY CALCS:
SHARON BLOCK,
BRIGHT GREEN STRATEGIES,
150 FELKER ST.,
SANTA CRUZ, CA 95060.
831-454-9956, 831-454-0598 (F).
benergy@pacbell.net
RESIDE\TIAL PRO.IECT COVER SHEET
Assessot's Percel Vumbec: 357-1?-01 I
Owner's: Iames Chang, Carlwn Chan
Proje�.t Aldress: 2?OSU San Fernando Ct.,
Cupertino.CA 95U1i
Contxt Perwa: Carlson Chan �� 4U8-889-9933, 908-777-0?99 fac
James Wany Cd 510-;z?_R?38. ?40-?UN-7757 faz
!Vet square fwtage of lot 5381 sf
Square foocuge: I" Floor: Na �� 13J6 sf �
?"' Floor Na 6J9 sf
G:uage Na 4U? sf
TOTAL da ??9R sf
Are Utere at least twu 10' x'_�' clear spa�es inside the garage'' Yes
Is privacy praection pl:urting required for the projea? Yes
Build it Green total poin[s: 139
Brief de�mption of the work: Vew single family re�ideu�e
, Cude editions: ?Ol0 CBC. CJ1C, CPC. NEC, Cal Geeen. CFC
�'� Califomia Re�iSendal Code
CW 1
D
TABLE OF CONTENTS
PLOT PLAN
GREEN POINT PLAN CHECK
PLAN NOTES
GRADING NOTES
PROJECT PROFESSIONALS
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1 S T F L O O R D I M E N S I O N S SEE PAGE 11 FOR PORCH
AND PATIO DETAILS
7 sf
1 ST FLOOR PLAN
NO?E: CEILING HTSHOWN AS ROUGH FRAMING DIMENSION
12 sf
TOTAL FLOOR AREA = 1749 sf
(including'bays')
�W 2
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1 ST. FLOOR PLAN
DIMENSION PLAN
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VENTILATION AND LIGHT �.. ,�CS FOR THE STUDY
STUDY AREA = 266 SF LIGHT REQUIREMENT = 266 X.1 = 26.6 SF
VENTILATION REQUIREMENT = 266 X.05 = 13.3 SF
GLAZED FRENCH DOOR SET PROVIDES 56 SF re: VENTILATION
GLAZED FRENCH DOOR SET PROVIDES 37 SF re: LIGHT
CBC 1Z03.1 D(CEP'i101i 3'71» wlndows� doors, buwrs ... nar op�n Inbo a ppslw
solar coll�abor fbr Mpht and v�r�tl�don r�q�lnd.... '
THE STUDY AREA OPENS DIRECTLY ONTO THE PLAYNVORKOUT ROOM WHICH
ALSO SERVES AS A PASSIVE SOLAR COLLECTOR. AT 623 SF IT IS VENTILATED BY
A DOOR AND WINDOWS @ 49.8 SF, THRU FLOOR VENTS @ 4+ SF, THE OPEN STAIRWELL
@ 37 SF, TOTALING 90.8 SF. THE REQUIREMENT FOR THE STUDY + WORKOUT =
889 SF X.05 = 44.45 SF, THEREFOR VENTILATION IS MORE THAN ADEQUATE.
(NOTE - SINCE THERE IS PURPOSEFUL BORROWING FROM THE FIRST FLOOR
IS IT'S VENTILATION ADEQUATE? 1ST FLOOR AREA = 1240 SF X.OS = 62 SF.
THE OPERABLE DOOR AND WINDOW VENTILATION PROVIDES 203 SF GIVING
A SURPLUS OF 141 SF) TO SHARE WITH DOWNSTAIRS)
THE LIGHTING FOR THE STUDY+WORKOUT CALCULATES
THE REQUIREMENT = 889 X.1 = 88.9SF
THE PASSIVE SOLAR WINDOW WALL = 100SF.
NOTE: THE GLASS FLOOR ALSO CONTRIBUTES 4 SF.
_ N _ . _
7" X 8" DOOR = 56 SF
0 0
2- 2'8" X 7' GLASS PANELS = 37 SF
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STAIR W ELLLANDING
2X6 RWD CON HRT DECK. TAPERED
INDIVIDUAL BOARDS FAN SHAPED,
ON 2X4 RWD CON HRT SLEEPERS
SEE PAGE 14 FOR DRAINAGE AND
MECHANICAL BELOW
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NOTE: CEILING OF BASEMENT
S O U T H E L E VAT I 0 N SHALL NOT EXCEED 2' ABOVE
EXISTING GRADE
D
SOUTH ELEVATION
EAST ELEVATION
SECTION - DR ALCOVE
BASEMENT WINDOW WALL
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ROOFING TO BE GAF TIMBERLINE,40 YEAR COMPOSITION SHINGIES, COOL ROOF,
CLASS A FIRE RATING W/ RIDGE/HIP VENTILATION BY COR A VENT OR APPROVED EQUAL.
UNDERLAY TO BE GAF SHINGLE-MATE ROOF DECK PROTECTION OR APPROVED EQUAL.
1/7' EXP 1 PLYWOOD, PROVIDE H CLIPS OR BLOCKING @ HORIZ. JOINTS
R30 MIN.INSULATION
BAFFLE FOR INSULATION / BWLDWG FACE
ALLOW 1" AIRSPACE � � 2- LAYERS OF KRAFT WATERPROOF BLDG PAPER
� SELF-FURRING METAL LAiH
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2X FRIEZE BLOCK , MIN. 3- 2 1/7' HOLES PER BAY I,. / 3 COAT STUCCO c T , �
1 x S P R U C E A N D/ O R C E D A R S Q U A R E E D G E T& G �'�, / 3"X3/d"%5" GSM COUNTERFLASH �--- -- r-' � \
2x10 FIR RAFTER W/ TAIL @ 8" I �� d"X6"GSMSHINGLEFLA$H �=,��_'��
i ECOSTAR MAJESTIC SLATE. 6" EXPOSURE MAX. _.y�' , T �-}a.
------------------ ' - �---------------------�------------------�-�-�-�
S.M. STARTER STRIP/DRIP EDGE Q EAVES AND RAKES � ELK'S VERSA SHIEID UNDERLAYMENT TO ACHIEVE CLASS A FIRE RAiING -
3" LEG W 3/4 �� DRIP + KICK Il GLACIER GUARD SELF ADHERWG SHEET MEMBRANE -- -�
BONDERIZEDG.S.M. �ij eooFFnce /� N
CURVED FASCIA GUTTER BY _____ _�/ ` -�- i, ,-
NOLL MANUFACTURING i
2X10 RWD SELECT HRT FASCIA BITHUTHENEFLPSHING-6' UP WALL. 17'ACROSS ROOf I
STUCCO CASING BEAD
HEADER, SEE STRUCTURAI
FLASH WINDOWS W/ 17'
WIDE BITUTHENE FLASHING
TAPE UNDER FRAME, 6" WIDE
BITUTHENE FLASHING TAPE ON
TOP OF FIN/FRAME
ANDERSEN 100 WINDOWS
2X6 FRAME WALL
3/4" BAMBOO FLOORING
SURESILL SLOPED SILL PAN
3 COAT STUCCO
SELF-FURRING METAI LATH
2 - LAYERS OF KRAFT
WATERPROOF BLDG
PAPER
1 /2 CDX PLY
4X14 MIN. RIM/HEADER
ANDERSEN 100 WINDOW
NOTE: FOLLOW THE UBC STANDARDS
FOR STUCCO APPLICATION
AND THE RECOMMENDATIONS OF THE
PORTLAND CEMENT ASSOCIATION
PLASTER/STUCCO MANUAL
,•
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��_ �
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� ''� WEST ELEVATION
�y� NEMEDGE
l i J��K - -�
� 3X8 PTDF PLATE /
WEEP SCREED �
IP /� 24 GAUGE GSM FLASHING, SLOT INTO 8 CALK @ SILL
& TO CONCRETE AS A TERMITE SHIELD.
,.. -- STYRO TUFF II COATING OVER STICKY MESH, MATCH STUCCO COLORABOVE
GR
INSULATION @ SILL 8� FDTN WALL
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SURESILL SLOPED SILL PAN
2- 2X8 SILL - HT OF $ILL VARIABLE
2X8 FRAME WALL W/ 1/2" FURRING Q INT.
WEEP SCREED __._____
FLASHING
STYRO TUFF II COATING OVER STICKY MESH, MATCH STUCCO COLOR ABOVE
3X8 PTDF PLATE
2X SILL FURRING
5/8" DRYWALL
MIN. 2X2 RWD CON HRT FURRING Q 16" O.C.,
MIN. 3X2 AS TOP AND BOTTOM PLATES
INSTALL 3" WIDE # 15 FELT STRIPS BEHIND FURRING @ CONCREfE
3" CLOSE CELL FOAM INSULATION
rvvi�. rv��r ��,R��J FOR $TUCCO AT THE FOUNDATION
PLATE LINE A MINIMUM OF 4" ABOVE GRADE
NOTE: INSTALL TERMITE SHIELDS Q SEPARATE ALL EXTERIOR
WOOD TO CONCRETE CONNECTIONS.
NOTE: USE MIN. 40% FSC DIMENSIONAL LUMBER, STUDS AND TIMBER
TYPICAL EXT. WALL DETAILS ��7�=�
12
5.0
NOTTO SCALE-SECTION @ BASEMENT STAIRWELL TopofPoroh , j � �� '�--; --
STAIRS NOT SHOWN 199 � i, , �e�����e � '�
I i F- 5/8" drywall
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'i channel - gives
� shadow line
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' base
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TYPICAL BASEBOARD DETAIL
NOT TO $CALE
ROOF TO WALL DETAIL 3 �
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� ALUMINUM SASH WINDOW
-�"'i - BLOMBERG EQUAL LEG SASH Q SILL
�` SURESILL SLOPED SILL PAN
TYPICAL BASEMENT WINDOW
W/ SILL @ CONCRETE
NOT TO SCALE
a060 a060 a06o '.
- --- - - -
-- - ------ - --- -------- ------ --- - ---- -- -- --- - - - -
RAILINGS @ LIGHTWELLS NOT SHOWN
NORTH ELEVATION
CW 6
D
ROOFING TO BE COMPOSITION SHINGLE
SIDING TO BE STUCCO
SASH TO BE ANDERSEN 100
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NOTE: CEILING OF BASEMENT
SHALL NOT EXCEED 2' ABOVE
EXISTING GRADE
Top of Basement Ceiling
- - 198.5' �
(E) Grade
196.5'
NOTE: WHILE THIS APPEARS
TO BE DAYLIGHTING. THE
BASEMENT GLAZING AND
DOORS ARE BELOW GRADE
AND BEHIND THE STAIRWELL
WALL (NOT SHOWN�. WE WANT
THE GLAZING FOR PASSIVE
SOLAR
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ALL PMTS GALVANIZEO �---' '--� --�— �-�
vr x r aa�s aoso
1' I.D. PIPE STEPS '�. 5 '�" �
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1? %4' TOP TABS . � �'� � �—
USE Sl8'%5' WEDGE
ANCHORS TO SECURE t 7 �_�' . �, I I ;�---
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2 � � GATE SPECS:
� ,� 2X2X t/8" GALV STEEL FRAME
�� 1f8" S.S. CABLE, MAX. 4" O.C. FIELD
2- 3' WELDED GALV BUTT HINGES
S.S. BALL CATCH
2' X 3' X 1/8' GALV STEEI PLATE STOP
RAIL SPECS (SEE PAGE 11)
LIGHT WELL DETAILS
NOTE: CEILING OF BASEMENT
SHALL NOT EXCEED 2' ABOVE
EXISTING GRADE
Existing Grade �
196.5'�
NORTH ELEVATION
WEST ELEVATION
SECTION - EXTERIOR WALL
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P/L
; SECTION A
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' _—�_ POST - 1-3X6 SAWN 8� SHAPED SANDWICHED BY
;� ' � � 2X6 EACH SIDE, NO BOTTOM PLATE
° ',, - � � _____ ' N ' �
I � ; , AT FLOOR - SIMPSON L50 EACH SIDE, STRAP ON
�--' � OUTSIDE FLOOR TO FLOOR, STRAP BAY TO BAY AS
HORIZONTAL BAND AT TOP PLATE, AT FLOOR
LEVEL
- � —� SEE STRUCTURAL 13/S3.5
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CENTER POST, SHAPED SHAPED FROM 3X6
POST @ LIVING ROOM WINDOW
3"= 1'
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TYPICAL WINDOW BAY
AT CURVED WALL
t/2' TO 1'
� Top of Garege Apron
t 99.6250
(E) Grade
,���
_Top of Base Ceilin
7 98.5'
� (E) Grade�
7 96.5'
�tRr2�1�-� � _ . �.�._....� . -- .
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____ ___
2�-2• �
Basement Floo�
189.4063
NOTE: SKYLIGHTS NOT SHOWN
NOTE: THIS ROOF SECTION LOOKS ASYMETRICAL DUE TO THE SECTION SLICE ACROSS THE BIAS
�' SECTION B
•�a ..- B
CW 7
--i-
D
SECTIONS A,B,C
� WINDOW BAY @ LR WALL
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- — 198'6" � Q ,n O M �
� (E) Grade � � N � `�
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7 96'6"
TAIR DETAILS
6.875 rise , �
NOTE: SECTION DR.4WINGS SHOW THE GENERAL STRUCTURE ONLY.
PARTICULAR EIEMENTS LIKE BACKING BLOCKING, FIRE BLOCKING ,
AND OTHERS ARE NOT SHOWN. SEE STRUCTURAL AND THE CODES
FOR ALL THE NECESSARY FRAMING ELEMENTS REQUIRED.
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; SECTION C
SAN FERNANDO COURT I
ENTRY PAVERS
90 SF
N � 1
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z'� Ln.i-�S: ACC �RFA
.M :F (��
DRIVE'NAY �' "/
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369 SF j� � �- � 'r ;r
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$TAIR 705� _...._...� � � .'�, 2.'.:r
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LANDSCAPE AREA = 2168.8 SF
OUTDOOR AREAS PoRCH, oECK
& STAIR AREA = 557.3 SF
ENTRY PAVER AREA = 90SF
� - �� DRIVEwAY AREA = 369 SF
�..��rr:��ii� se«�►�:R ��rr�s
i.:Vl �c��c perfrrrtnccf ,h:ill bc in,c:illcd a� manuixr.�n:rs y�ccifiri�m, and :ill .� � ,hiil «,mph
aith all currcnt i�u1. �anc ;u�d 6cdm.il reyuircmcnc+.
:.: W�v.�rl: s}up tz a�n,nuctcd in :utnni:mu: K�ch ch�x plut+:uid dx �vr.znc Scutttini
Spcdfictuons �nd d:c �vrtenc Scafxi.vd C:onstrvcdor.'cicuil.s oEthc C:upereno S:viic�n Di:trict
�:�ll cicnatw>n and h:ul�illing wid� �cc: rq;hc -�N � u�� whail Fk d�mc in :umR3:vi�Y �cith thc
rcqui;+rnicn� uf zhr Ecqq3nccr of fic public :�cn�� hi�inRjurtxiiccinn F.ncr+rx�:mcr,� Pcrtnics
sh�ll � ohc�ai;ut4 ind a �Y� shall be on thc �oh during arr;auctiuon.
;. FII mx��ri:�l +Ir.tl] lx aimpacrooci tn � mini �rn�m c�f n�n ux1 ��rc half _�; fcc: :ihrnY chc d>p nf
pfEx dcti aeim hti mcthods tluc uill �x�t dartugc chr �ipc �ll iUI7�ONilII LY7[Ii EI`1�TI i1f tNIC' f
:�lum mic Fit1 nuccriu mucr i..ain a minimum � mncn Ific �; � perccnr reL-�n�r �r�mp:ution.
r� �x-r Scttc ~�f C`alifmtia Seuxl:ud SFxsifi��csi ms.
;. I'hclh�Qia [:s,�nccc sh�ll Ix non&c�ci n}� ,.:: �s �ar►angsiaya m rd��n x�af �tamng
cx�lamn.'ACn �antltis�n ja'L `�v;� Stcacn+(:nrl: Ahc�, t3uilding(:, (:uper[inc>.(:� �h��+
#cS: .��v; :.:\t chac �rec, tn�tfic plan.� trr�ro:rochttxne permics and dx ,c�vcr 3i�•crsK,n pl:ui.
�Yr,ill'.x gi�i�n aa dec [hsai�t Er,�;ira�rs. 5�^��zT di�zr�i� m�kui, Khali ;�x lcnir �;e��;�c M�eu; rrxJ
cmcrgcncl plim. �L'�xic sh:ill rnn hcF:n urtti! thc Distria E c�inr:r tras pm.�dcd n�ricocn
.n:ccpr.vk-c nfctx.�sc plans.
h. tkm ;' ;uurrn x��rr Ir¢nl �h:sll hc uncillcci fix c:u:h Ictt �x huii�inF. [.a�ciun �d L�crrl i�d
pmpcm mrtx� m hc scilYd �n Ac6d at �c sartm nmc dx ;cu main i� �rd tiir a�nvr.vrtion.
Iltcrals ;ttilt noc bc Lvd �m :csn d�n n�r3 percern ': `�.adc snd ;ha:l h:nc a miniun*. �n'cr of
fiour snd an h;ilF ,�.;; fcct ;u pmpcm• litx or cd�,�+c ��f ��aniun sn��cr csscmrnc lmraLs ,h:il1 bc
�per ch�n fi�ur :uxi uiic lut( ";.�: fcxc ia lw� dirLti�utl l„ I)isvKt faiKi cxrr. I.sur�l� tih:dl : wt `.x:
� tx�nnd thc wccc nghc��t-wati line ur ,arnun .n�zr ci+cmcnc linc unnll ctx m:tia has
hcrn tctimci. I amnil ;cwccc onicstrucad �wr�idc nf chc puhlw strcec or C:upertino Sanir.uti
DiitricT Fi+cmrnt �hall >>c u�nstnutn: in :c�mnian�r �vi�h c!x rcyuucmcra ��f, uni+hai! hc
irap�cYai `.r chc C:in �u C-upertino F3uil�3mK lk��vanmc
-. llx (��nerxn,r perFcxrtein� Kcxkcm ehc r:�nECU� ;c���rs skill hc rccuind m rc{��tcruith ehc
Ihsviet uxi pm.�dc �nawuxr sc spceified in Saxic�ns �.;y md i.+� of ehe [?i5erA7; Surdaed
Spcc�iaidrns.
!i. Th�: Ilc+rlo�r �u: f:c�n�ral C:xaQ�cmrtihall lY ictipr�rtvhlc f�x pm¢Y�ci�m ��f;ill rri�:on�
imprmr�m:nt�: in�iuding cvsdng +3nincv ���r Eac.�id�s duc :in u� rcmain and :f cum:y;cd
iiuri�accx�saurimn of d�c prop�scd in:prc,�cmrne�. �full lx �cp�aimi m tf�c ;ae�fxdrm c�f nc�
(;upertin�, tiivnran IA.rrk c ind �tthQ sffiti�ttxi �cm�i�.
y. Channds of �ll DLsvxY manholcs w�ithrn con�ccruction ;vci shal bc pronccud ln ph�.•�x�d
awr�, plxcd in rt�c manhxiky and rtunholr ca1tinq� ;hsll hc �ductcd a> final F uir in
:ICCi IR2:LI{� H'lill CIiC �CIf1li:iR� SPIt'IfIl1i111T f i� C,li�'7'pIH � ti3111IC171 I�I. ZfIIS :N ;Lti SIfLL'CC� ;n� dx
GREEN POINT LANDSCAPE NOTES:
1. MULCH ALL PLANTINGB BEDS TO THE GREATER OF 3" OR
LOCAL WATER ORDINANCE REQUIREMENT
2. 3A) NO PLANT SPECIES WILL REQUIRE SHEARING
3. 4A) TURF SHALL NOT BE INSTALLED ON SLOPES EXCEEDING 10%
AND NO OVERHEAD SPRINKLERS INSTALLED IN AREAS LESS THAN
8' WIDE.
4. 5) PLANT SHADE TREES
5. 6A) SYSTEM USES ONLY LOW-FLOW DRIP, BUBBLERS, OR SPRINKLERS.
66) SYSTEM HAS SMART (WEATHER-BASED) CONTROLLER
6. 12 A) FSC-CERTIFIED WOOD, B) RECLAIMED, C) RAPIDLY RENEWABLE,
D) RECYCLED-CONTENT, E) FINGER-JOINTED OR F) LOCAL
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L:l'PEN'IT\U S,\�!'I'.\Rl' D[Sftt(<'1'
Dictri�-. P.n�nccr
SAN FERNANDO COURT
`�
•
SOU ERN MAGNOLIA
40' PREAD s
ABOVEGROUND
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^ '� � ;� 1 ', �y VICiORIAN BOX
., � . � -..-- - i � 16'SPREAD a
� ' a63o ` , 40' ABOVE GROUND
.:,, 4
�,� _-•-- _ . 2636 �, �. . ... �1
' �
� v � � X° VICTORIAN BOX
� w:,
i�l 2 h 6 a� ,,�. �� � 16' SPREAD a
- � �� 40' ABOVE GROUND
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VICTORIAN BOX � � � _ �
16' SPREAD s� ' � �
40' ABOVE GROUND � ! , , ; \\\
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VICTORIAN BOX � �I
16' SPREAD s' fl � 6036 ! �
40' ABOVE GROUND • ii ; j \-
L f ' 2�,6 ,STF���R ' � , ._ _. ��?
. ��. . �n �� WINDOW WALL . i� � �• .-..-.._._. _..
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PRIVACY PROTECTION PLANTING PLAN ��a��=��
_ _..__. __.
RELATION TO NEIGHBOR PROPERTIES
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soinu a�;c�ss
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SOLAR ACCESS
NO SHADING
NOTE: NEIGHBOR BUILDINGS
SCALE 1 ° = 20� ARE APPROXIMATE IN SI2E AND SHAPE.
INFORMATION GLEANED FROM
PHOTOS AND GOOGLE EARTH
CW 17
D
PRIVACY PLAN
AREA PROPERTIES
GREEN POINT LANDSCAPE
NOTES
SANITARY DISTRIDT NOTES
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