ASA-2011-06b OFFICE OF THE CITY CLERK
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
C U P E RT I N O TELEPHONE: (408) 777-3223 • FAX: (408) 777-3366
July 7, 2011
Chris Weaver
Habitat for Humanity
513 Valley Way
Milpitas, CA 95035
Re: Subject: Six lot subdivision with four new, two-story, single family homes proposed on
Cleo Avenue (APN 362-31-004) by Habitat for Humanity
Recommended Action: Approve project.
Description: Tentative Subdivision Map (TM-2011-01) to subdivide 0.30 acres into four lots
and two common area lots for a single family residential development; Development Permit
(DP-2011-02) and Architectural & Site Approval (ASA-2011-06) for four, two-story single
fainily dwellings; Parking Exception (EXC-2011-06) to allow a parking ratio of 2 open
stalls per dwelling, in lieu of the required 2.8 stalls (garage and open) per dwelling
Dear Mr. Weaver:
At its July 5, 2011 meeting, the Cupertino City Council made the following action:
1. Approved the Tentative Map (TM-2011-01) to subdivide .30 acres into four lots and two
common area lots for a single family residential development.
2. Approved, subject to the following changes, the Development Permit (DP-2011-02) and
Architectural and Site Approval (ASA-2011-06) for four, two-story single family dwellings.
a. Add a ninth parking space to the site plan
b. Increase the side setback along the eastern edge from four feet to five feet
c. Set the affordability term for the project at 65 years
d. Add articulation to the buildings along the eastern and southern property lines or, as
an altei add a landscape screen
3. Approved the Parking Exception (EXC-2011-06) to allow a parking ratio of 2.25 open stalls
per dwelling in lieu of the required 2.8 stalls (garage and open) per dwelling
Unless modified above, the Tentative Map conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on plan sets titled "Tentative Map/Cleo Avenue Project/4 Unit Residential
TM-2011-01 July� 7, 2011 �
Subdivision", dated May 18, 2011, consisting of sheets labeled TMI, Tl, C1 & C2, a Proximity
Map, a Right-of-Way Dedication exhibit, and a color rendering showing potential new home
design, except as amended by the Conditions contained in this Resolution.
2. 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 aze
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
requireinents of Section 66020, you will be legally barred from later challenging such exactions.
3. DEMOLITION OF STRUCTURES
Prior to recordation of the final map, the applicant shall demolish and remove all structures on
the property. All demolished buildings and site materials shall be recycled to the maximum
extent feasible. The applicant shall provide evidence that materials will be recycled prior to
issuance of demolition permit.
4. STORM DRAINAGE & UTILITY EASEMENTS
At the final subdivision map stage, the applicant shall provide other easements as needed for
routing of storm drainage and private utilities.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
5. STREET WIDENING
Public street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
6. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades
and standards as specified by the City Engineer.
7. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting
fixtures shall be positioned so as to preclude 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 the site is located.
8. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required.
Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as
appropriate.
�
TM-2011-01 July 7, 2011
9. DR.AINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and
post-development hydraulic calculations must be provided to indicate whether additional storm
water control measures are to be constructed or renovated. The storm drain system may include,
but is not limited to, subsurface storage of peak storm water flows (as needed), bioretention
basins, vegetated swales, and hydrodynamic separators to reduce the amount of runoff of the
site and improve water quality. The storm drain system shall be designed to detain water on-site
(e.g., via buried pipes) as necessary to avoid an increase of one percent flood water surface
elevation of the culvert to the satisfaction of the City Engineer.
10. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate
with affected utility providers for installation of underground utiliiy devices. The developer
shall subinit detailed plans showing utility underground provi�ions. Said plans shall be subject
to prior approval of the affected Utility provider and the City Engineer.
11. UTILITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including PG&E,
PacBell, and California Water Company, and/or equivalent agencies) will be required prior to
issuance of building permits.
12. IMPROVEMENT AGREEMENT
The project 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 under grounding of utilities. Said agreement shall
be executed prior to issuance of construction permits
Fees:
a. Checking & Inspection Fees: $ Per current fee schedule
b. Grading Permit: $ Per current fee schedule
c. Development Maintenance Deposit: $ 3,000.00
d. Storm Drainage Fee: $ TBD
e. Power Cost: * *
£ Map Checking Fees: $ Per current fee schedule
g, Park Fees: $ Per current fee schedule
h. Street Tree By Developer
** Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
Faithful Performance Bond: 100% of Off-site and On-site Improvements
Labor & Material Bond: 100% of Off-site and On-site Improvement
On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted by
the City Council. However, the fees imposed herein may be modified at the time of
3
TM-2011-01 July 7, 2011
recordation of a final map or issuance of a building permit in the event of said change or
changes, the fees changed at that time will reflect the then current fee schedule.
13. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall
be screened with fencing and landscaping or located underground such that said equipment is
not visible from public street areas. The transformer shall not be located in the front or side
building setback area.
14. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control
Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and
street improyement plans.
15. NPDES CONSTRUCTION GENERAL PERMIT
The developer must obtain a Notice of Intent (NOI) from the State Water Resources Control
Board, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP),
use of construction Best Management Practices (BMPs) to control storm water runoff quality,
and BMP inspection and maintenance.
16. C.3 REQUIREMENTS
C.3 regulated improvements are required for all projects creating and/or replacing 10,000 S.F.
or more of impervious surface (collectively over the entire project site). The developer shall
" reserve a minimum of 4% of developable surface area for the placement of low impact
development measures, for storm water treatment, on the tentative map, unless an alternative
storm water treatment plan, that satisfies C.3 requirements, is approved by the City Engineer.
The developer must include the use and maintenance of site design, source control and storm
water treatment Best Management Practices (BMPs), which must be designed per approved
numeric sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement
Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of
ongoing operation and maintenance of treatment BMPs are each required.
All storm water management plans are required to obtain certification from a City approved
third party reviewer.
17. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain materials on site. Erosion
control notes shall be stated on the plans.
18. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the timetable
for all grading/erosion control work in conjunction with this project.
4
TM-2011-01 July 7, 2011
19. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
20. OPERATIONS & MAINTENANCE AGREEMENT
The developer shall enter into an Operations & Maintenance Agreement with the City prior to
final occupancy. The Agreement shall include the operation and maintenance for non-standard
appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk,
pavers, and street lights.
21. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental Programs
Manager. Clearance by the Public Works Department is needed prior to obtaining a building
permit.
22. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards to
refuse truck access for the proposed development.
23. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type approved by
the City in accordance with Ordinance No. 125.
24. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
25. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department
as needed.
26. SANTA CLARA COUNTY FIRE DEPARTMENT
A letter of clearance for the project shall be obtained from the Santa Clara County Fire
Department prior to issuance of building permits.
27. SANTA CLARA WATER DISTRICT CLEARANCE
Provide Santa Clara water district approval before recordation of the final map. The developer
shall pay for and obtain Water District permit for activities or modifications within the District
easement or fee right of way or affecting District facilities.
28. SANITARY DISTRICT �
A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior
to issuance of building permits.
29. UTILITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including PG&E,
PacBell, and California Water Company, and/or equivalent agencies) will be required prior to
issuance of building permits.
s
TM-2411-01 " July 7, 2011
30. SAN JOSE WATER COMPANY CLEARANCE
Provide San Jose Water Company approval before recordation of the final map.
31. DEDICATION OF WATERLINES
The developer shall dedicate to the San Jose Water Company all waterlines and appurtenances
installed to their standards and shall reach an agreement with San Jose Water Company for
water service to the subject development.
32. OTHER AGENCY CLEARANCES
Provide all necessary clearances and approvals from other agencies (both public and private)
before recordation of the final map.
Unless modified above, the Development Permit conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
This approval is based on Exhibits titled: "CLEO AVENUE/Cupertino, California" dated May
18, 2011 consisting of 9 sheets labeled: Architectural Site Plan, Plan 1(Floor Plan), Plan 1
Exterior Elevations, Plan 1 Alt (Floor Plan), Plan 1 Alt Exterior Elevations, Plan 2(Floor Plan),
Plan 2 Exterior Elevations, L-1, and GreenPoint Rated Checklist: Single Family, prepared by
KTGY Group, Inc., except as may be amended by conditions in this resolution.
2. DEVELOPMENT PERMIT APPROVAL
Approval is granted for four two-story, single-family detached residences in a residential
planned development zoning district, P(RES).
3. DEVELOPMENT ALLOCATION
The City shall deduct four residential dwelling units from the General Plan residential
development allocation (Neighborhood - Other Areas) for this development.
4. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file no. ASA-2011-06, EXC-2011-06, and TM-2011-01
shall be
applicable to this approval.
5. 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.
6
TM-2011-01 July 7, 2011
Unless modified above, the Architectural and Site conditions are as follows:
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
Planning Division:
l. APPROVED EXHIBITS
Approval is based on the plan set titled: "CLEO AVENUE/Cupertino, California" dated May
18, 2011 consisting of 9 sheets labeled: Architectural Site Plan, Plan 1(Floor Plan), Plan 1
Exterior Elevations, Plan 1 Alt (Floor Plan), Plan 1 Alt Exterior Elevations, Plan 2(Floor Plan),
Plan 2 Exterior Elevations, L-1, and GreenPoint Rated Checklist: Single Family, prepared by
KTGY Group, Inc., except as may be amended by conditions in this resolution.
2. ACCURACY OF PROJECT PLANS
The applicantlproperty owner is responsible to 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 records. Any misrepresentation of any
property data may invalidate this approval and may require additional review.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. U-2011-05, TM-2011-01 and EXC-2011-06
shall be applicable to this approval.
4. DEVELOPMENT APPROVAL
Architectural and Site Approval is granted for the architectural design and site planning for the
Cleo Avenue developinent of four single-family residences on 0.30 acre.
The Planning Commission shall review amendments to the project considered major by the
Director of Community Development.
5. FENCING
Onsite fencing and common boundary fencing with the property to the west shall be removed
and replaced with a minimum 6-foot tall wooden fence that screens the parking lot from public
street views as depicted on the approved plans. Any fencing within the front yard of the project .
lot shall be in accordance with the City's fence ordinance.
6. LANDSCAPE PROJECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full landscape project
submittal per section 14.15.040 of the Landscaping Ordinance. The Water-Efficient Design
Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water
Budget Calculations shall be reviewed and approved to the satisfaction of the Director of
Community Development prior to issuance of building permits.
7. LANDSCAPE INSTALLATION REPORT
A landscape installation audit shall be conducted by a certified landscape professional after the
landscaping and irrigation system have been installed. The findings of the assessment shall be
consolidated into a landscape installation report.
�
TM-2011-01 July 7, 2011
The landscape installation report shall include, but is not limited to: inspection to confirm that
the landscaping and irrigation system are installed as specified in the landscape and irrigation
design plan, system tune-up, system test with distribution uniformity, reporting overspray or
run-off that causes overland flow, and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: "The landscape and
irrigation system have been installed as specified in the landscape and irrigation design plan and
complies with the criteria of the ordinance and the permit."
8. LANDSCAPE AND IRRIGATION MAINTENANCE
A maintenance schedule shall be established and submitted to the Director of Community
Development or his/her designee, either with the landscape application package, with the
landscape installation report, or any time before the landscape installation report is submitted.
a) Schedules should take into account water requirements for the plant establishment period
and water requirements for established landscapes.
b) Maintenance shall include, but not be limited to the following: routine inspection; pressure
testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas;
replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control;
and removing obstructions to emission devices.
c) Failed plants shall be replaced with the same or functionally equivalent plants that may be
size-adjusted as appropriate for the stage of growth of the overall installation. Failing plants
shall either be replaced or be revived through appropriate adjustments in water, nutrients,
pest control or other factors as recommended by a landscaping professional.
9. CONSTRUCTION HOURS
Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday
and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on holidays. The
developer shall be responsible for educating all contractors, subcontractors and volunteers of
said construction restrictions. Rules and regulation pertaining to all construction activities and
limitations identified in this permit, along with the name and telephone number of a developer-
appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the
j ob site.
10. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible
subject to the Building Official. The applicant shall provide evidence that materials were
recycled prior to issuance of final demolition permits.
11. EXTERIOR BUILDING MATERIALS/TREATMENTS
Final building exterior treatment plan (including but not limited to details on exterior color,
material, architectural treatments and/or embellishments) shall be reviewed and approved by the
Director of Community Development prior to issuance of building permits. The final building
exterior plan shall closely resemble the details shown on the original approved plans. Any
exterior changes determined to be substantial by the Director of Community Development shall
require a modification approval with neighborhood input.
8
TM-2011-0 l July 7, 2011
12. WINDOWS
At the building permit state, the applicant shall submit construction plans that include a window
and door schedule that provides certain minimum Sound Transmission Class (STC)-rated
windows and doors for various project houses as follows:
a) All second story windows with line of sight to Highway 85 shall be rated 35 STC or
greater.
b) All second story windows without line of sight to Highway 85 shall be rated 30 STC or
greater.
c) Ground floor windows and doors shall be rated 26 STC or greater.
13. VENTILATION
To help control noise, each dwelling shall be provided with a forced-air, mechanical ventilation
system.
14. 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.
15. 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.
Please review conditions carefully. If you have any questions regarding the conditions of
approval, please contact the Department of Community Development at 408-777-3308 for
clarification. Failure to incorporate conditions into your plan set will result in delays at the
plan checking stage. If development conditions require tree preservations, do ❑ot clear the
site until required tree protection devices are installed.
Tlze conditions of project app��oval set fortlZ /zerein may include certain fees, dedication
requirements, reservation requirements, and otlier exactions. Pursuant to Government Code
Section 66020(d)(1), these conditions constitute written �zotice of a statement of tlie amount of
such fees, ancl a ctescription of tlte dedications, reservations, and otlter exactions. You are
Izereby furtlaer notified tJtat t1:e 90-day approval period in whicf: you may protest tlzese fees,
dedicc�tions, and otlzer exactions, pursuant to Government Code Section 66020(a), Izas begun. If
you fail to file a protest witl:in this 90-day period complying with all of tlte reqacirements of
Section 66020, you will be legally barred from [czter clzallenging suclz exc�ctions.
Aizy interested person, including the app[ica►zt, prior to seeking judicial review of the city
council's decision in this �natter, must first file a petition for reconsideratio�z wit/T the city clerk
9
TM-2011-0 l '� July 7, 2011
witlzin ten days after the council's decisio�z. Any petition so filed must comply witlz mu�iicipal
ordinance code �2.08.096.
Sincerely:
C����
�
Grace Schmidt
Deputy City Clerk
cc: Community Development
l0
ASA-2011-06
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6638
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL
OF AN ARCHITECTURAL AND SITE APPROVAL PERMIT FOR FOUR, TWO-STORY SINGLE-
FAMILY DWELLINGS ON 0.30 ACRE AT CLEO AVENUE (APN 362-31-004)
SECTION I: PROTECT DESCRIPTION
Application No.: ASA-2011-06
Applicant: Chris Weaver for Habitat for Humanity Silicon Valley
Property Owner: City of Cupertino
Location: southerly terminus of Cleo Avenue (APN-362-31-004)
SECTION II: FINDINGS FOR ARCHITECTURAL AND SITE APPROVAL:
WHEREAS, the P1aruling Commission of the City of Cupertino received an application for an
Architectural and Site Approval as described in Section I. of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of
the City of Cupertino, and the Planning Cominission has held at least one public hearing in regard to the
application; and
WHEREAS, the applicant has met the burden of proof required to support said application; and
WHEREAS, the Planning Commission finds as follows with regard to this application:
1. T'he proposal, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general
welfare, or convenience;
2. The proposal is consistent with the purposes of Chapter 19.134, Architectural and Site Review, of the
Cupertino Municipal Code, the General Plan, any specific plan, zoning ordinances, applicable
planned development permit, conditional use permits, variances, subdivision maps or other
entitlements to use which regulate the subject property including, but not limited to, adherence to
the following specific criteria:
a) Abrupt changes in building scale have been avoided. A gradual transition related to height and
bulk has been achieved between new and existing buildings.
b) Design harmony between new and existing buildings have been preserved and the materials,
textures and colors of new buildings harmonize with adjacent development with design and
color schemes, and with the future character of the neighborhood and purposes of the zone in
which it is situated. The location, height and materials of walls, fencing, hedges and screen
planting harmonize with adjacent development. Unsightly storage areas, utility installations and
unsightly elements of parking lots have been concealed. Ground cover or various types of
pavements have been used to prevent dust and erosion, and the unnecessary destruction of
existing healthy trees have been avoided. Lighting for development is adequate to meet safety
requirements as specified by the engineering and building departments, and shielding to
adjoining property owners.
Resolution No. 6638 ASA-2011-06 June 14, 2011
c) This new development, abutting an existing residential development, has been designed to
protect residents from noise, traffic, light and visually intrusive effects by use of buffering,
setbacks, landscaping, fences and other appropriate design measures.
d) The proposed project is categorically exempt from the California Environmental Quality Act and
the National Environmental Policy Act. �
NOW, THEREFORE BE IT RESOLVED
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this
matter, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof,:
1. The application for an Architectural and Site Approval, Application no. ASA-2011-06 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 record concerning Application no. ASA-2011-06 as set forth in the
Minutes of Planning Commission Meeting of June 14, 2011, and are incorporated by reference as though
fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
Planning Division:
1. APPROVED EXHIBITS
Approval is based on the plan set titled: "CLEO AVENUE/ Cupertino, California" dated May 18,
2011 consisting of 9 sheets labeled: Architectural Site Plan, Plan 1(Floor Plan), Plan 1 Exterior
Elevations, Plan 1 Alt (Floor Plan), Plan 1 Alt Exterior Elevations, Plan 2(Floor Plan), Plan 2 Exterior
Elevations, L-1, and GreenPoint Rated Checklist: Single Family, prepared by KTGY Group, Inc.,
except as may be amended by conditions in this resolution.
2. ACCURACY OF PROJECT PLANS
The applicant/ property owner is responsible to 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 records. Any misrepresentation of any property data
may invalidate this approval and may require additional review.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. U-2011-05, TM-2011-01 and EXC-2011-06 shall be
applicable to this approval.
4. DEVELOPMENT APPROVAL
Architectural and Site Approval is granted for the architectural design and site planning for the Cleo
Avenue development of four single-family residences on 0.30 acre.
The Planning Commission shall review amendments to the project considered major by the Director
of Community Development.
5. FENCING
Onsite fencing and common boundary fencing with the property to the west shall be removed and
replaced with a minimum 6-foot tall wooden fence that screens the parking lot from public street
views as depicted on the approved plans. Any fencing within the front yard of the project lot shall
be in accordance with the City's fence ordinance.
Resolution No. 6638 ASA-2011-06 June 14, 2011
6. LANDSCAPE PRO]ECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full landscape project submittal
per section 14.15.040 of the Landscaping Ordinance. The Water-Efficient Design Checklist (Appendix
A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget Calculations shall be
reviewed and approved to the satisfaction of the Director of Community Development prior to
issuance of building permits.
7. LANDSCAPE INSTALLATION REPORT
A landscape installation audit shall be conducted by a certified landscape professional after the
landscaping and irrigation system have been installed. The findings of the assessment shall be
consolidated into a landscape installation report.
The landscape installation report shall include, but is not limited to: inspection to confirm that the
landscaping and irrigation system are installed as specified in the landscape and irrigation design
plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that
causes overland flow, and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: "The landscape and
irrigation system have been installed as specified in the landscape and irrigation design plan and
complies with the criteria of the ordinance and the permit."
8. LANDSCAPE AND IRRIGATION MAINTENANCE
A maintenance schedule shall be established and submitted to the Director of Community
Development or his/her designee, either with the landscape application package, with the landscape
installation report, or any time before the landscape installation report is submitted.
a) Schedules should take into account water requirements for the plant establishment period and
water requirements for established landscapes.
b) Maintenance shall include, but not be limited to the following: routine inspection; pressure
testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas;
replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and
removing obstructions to emission devices.
c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size-
adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall
either be replaced or be revived through appropriate adjustments in water, nutrients, pest
control or other factors as recommended by a landscaping professional.
9. CONSTRUCTION HOURS
Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and
Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on holidays. The developer shall be
responsible for educating all contractors, subcontractors and volunteers of said construction
restrictions. Rules and regulation pertaining to all construction activities and limitations identified in
this permit, along with the name and telephone number of a developer-appointed disturbance
coordinator, shall be posted in a prominent location at the entrance to the job site.
10. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible subject
to the Building Official. The applicant shall provide evidence that materials were recycled prior to
issuance of final demolition permits.
11. EXTERIOR BUILDING MATERIALS�I'REATMENTS
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
Resolution No. 6638 ASA-2011-06 June 14, 2011
determined to be substantial by the Director of Community Development shall require a
modification approval with neighborhood input.
12. WINDOWS
At the building permit state, the applicant shall submit construction plans that include a window
and door schedule that provides certain minimum Sound Transmission Class (STC)-rated windows
and doors for various project houses as follows:
a) All second story windows with line of sight to Highway 85 shall be rated 35 STC or greater.
b) All second story windows without line of sight to Highway 85 shall be rated 30 STC or
greater.
c) Ground floor windows and doors shall be rated 26 STC or greater.
13. VENTILATION
To help control noise, each dwelling shall be provided with a forced-air, mechanical ventilation
system.
14. 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.
15. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code Section
66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees,
and a description of the dedications, reservations, and other exactions. You are hereby further
notified that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you
fail to file a protest within this 90-day period complying with all of the requirements of Section
66020, you will be legally barred from later challenging such exactions.
PASSED AND ADOPTED this 14� day of June, 2011, at a regular Meeting of the Planning Con�unission
of the City of Cupertino, State of California, by the following roll call vote:
AYES: COMMISSIONERS: Chair Lee, Vice Chair Miller, Brophy, Sun Brownley
NOES: COMMISSIONERS: none
ABSTAIN: COMMISSIONERS: none
ABSENT: COMMISSIONERS: none
ATTEST: APPROVED:
/s/Gary Chao /s/Winnie Lee
Gary Chao Winnie Lee, Chair
City Planner Planning Commission
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Unit 1= 1009 sf x 2 units
Unit 2= 972 sf x 2 unit
Total = 4 units
Parking = 8 stalls total
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FIRE DEPT. NOTES
1. FIRE SPRINKLERS REQUIRED: IN ALL NEW ONE AND
TWO FAMILY DWELLINGS, NOTE: COVERED PORCHES,
PATI05, BALCONIES, AND ATTIC SPACES MAY
REQUIRE FIRE SPRINKLER COVERAGE. A STATE OF
CALIFORNIA LICENSED (C-16) FIRE PROTECTION
CONTRACTOR SHALLSUBMIT PLANS,CALCULATIONS,
A COMPLETED PERMIT APPLICATION AND
APPROPRIATE FEES TO THIS DEPARTMENT FOR
REVIEW AND APPROVAL PRIOR TO BEGINNING THEIR
WORK. CRC SEC. R313.2 AS ADOPTETD AND
AMENDED BY CUPMC.
2. POTABLE WATER SUPPLIES SHALL BE PROTECTED
FROM CONTAMINATION CAUSED BY F1RE PROTECTION
WATER SUPPLIES. IT IS THE RESPONSIBILITY OF THE
APPLICANT AND ANY CONTRACTORS AND
SUBCONTRACTORS TO CONTACT THE WATER
PURVEYOR SUPPLYING THE SITE OF SUCH PRO]ECT,
AND TO COMPLY WITH THE REQUIREMENTS OF THAT
PURVEYOR. SUCH REQUIREMENTS SHALL BE
INCORPORATED INTO THE DESIGN OF ANY WATER
BASED FIRE PROTECTION SYSTEMS, AND/OR FIRE
SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGE
CONTAINERS THAT MAYBE PHYSICALLY CONNECTED
IN ANY MANNER TO AN APPLIANCE CAPABLE Of
CAUSING CONTAMINATION OF THE POTABLE WATER
SUPPLY Of THE PURVEYOR OF RECORD. FINAL
\ APPROVAL OF THE SYSTEM(5) UNDER
CONSIDERATION WILL NOT BE GRANTED BY THIS
1�.5 Easement OFFICE UNTIL COMPLIANCE WITH THE REQUIREMENTS
OF THE WATER PURVEYOR OF RECORD ARE
DOCUMENTED BY THAT PURVEYOR AS HAVING BEEN
MET BY THE APPLICANT(S). 2007 CRC SEC. 903.3.5
� AND HEALTH AND SAFfEY CODE 13114.7
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\�`\`� 3. PREMISES INDENTIFICATION: APPROVED NUMBERS
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� EXISTING BUILDINGS IN SUCH A POSmON AS TO BE
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ROAD FRONTING THE PROPERTY. NUMBERS SHALL
\` ��� \\\�`� �. CONTRAST WITH THEIR BACKGROUND. CFC SEC. 505
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LEGEND
�\ � 1 EXISTING TREE TO BE REMOVED (SEE PLAN FOR TYPE AND SIZE)
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� CONCRETE PAVING / WALKWAYS
G,
°t �o'�" BARK MULCH (FUTURE COMMUNITY GARDEN OR PLAY AREA)
�6.btab
o—q p--o WOOD FENCES AND GATES, 6 FEET HIGH
V
PRELIMINARY PLANT LIST
NOTE:
ALL PLANTS SHOWN /N BOLD /TALICS ARE CALIFORNIA NATNES. ALL OTHER PLANTS ARE NATURAL/ZED
AND LOW WATER-USE PLANTS.
KEY BOTANICAUCOMMON NAME SIZE
TREES:
p ACER MACROPHYtLUM (BIGLEAF MAPL� 2�' BOX
LOPHOSTEMON CONFERTUS (BRISBANE BOX) 15 GAL.
PYRUS CALLERYANA'ARISTOCRAT" (ARISTOCRAT PEAR) 24" BOX
SHRUBS 8 GROUND COVER
ARCTOSTAPHYLOS WA-URSI (BEARBERRI� 1 GAL.
��^J�^!V^�J`� ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' (MANZANITA) 5 GAL.
�
ARMERIA MARITIMA (SEA THRIFT) 1 GAL.
CAREX BARBERAE (SANTA BARBARA SEDGE) 1 GAL.
CISTUS CRISPUS (ROCKROSE) 1 GAL.
FESTUCA GLAUCA (COMMON BLUE FESCU� 1 GAL.
GAZANIA HYBRID (CLUMPING GAZANIA-WHITE) 1 GAL.
MYRICA CAUFORN/CA (PAGFIC WAX MYRTLE) 5 GAL
PHORMUIM HYBRID'DAZZLER' (HYBRID FLAX) 5 GAL.
SALVIA LEUCOPHYLLA (PURPLE SAGE) 5 GAL.
NOTES
1. WATER EFFICIENCY LANDSCAPE ORDINANCE: THE IRRIGATION AND PLANTING DESIGN FOR THIS
PROJECT WILL CONFORM TO THE CITY OF CUPERTINO AND THE STATE OF CALIFORNIA 'WATER
EFFICIENCY LANDSCAPE ORDINANCE'.
2. TOPSOIL I HORTICULTURAL SOILS TESTS: ALL PLANTING AREAS SHALL RECEIVE A MINIMUM 8"
LAYER OF NON-COMPACTED TOPSOIL. HORTICULTURAL SOILS TESTING WILL BE PERFORMED PRIOR
TO PREPARATION OF THE CONSTRUCTION DOCUMENTS AND WILL BE INCORPORATED INTO THE
'LANDSCAPE SOIL PREPARATION" SPECIFICATION AND WILL INCLUDE RECOMMENDATIONS FOR
TOPSOIL AND AMENDMENT AND FERTILIZER INCORPORATION.
3. TURF AREAS: TURF AREA WILL NOT EXCEED 25°k OF THE TOTAL LANDSCAPE AREA OR 1,250 SF.
ALL PORTIONS OF TURF AREAS ARE WIDER THAN 8 FEET. TURF IS LIMITED TO SLOPES THAT DO NOT
EXCEED 15°k.
4. NON-TURF AREAS: AT LEAST 80°� OF THE NON-TURF AREAS SHALL CONSIST OF NATIVE OR
LOW-WATER USE PLANTS.
5. IiYDROZONES: PLANTS WITH SIMILAR WATER NEEDS ARE GROUPED WITHIN HYDROZONES. EACH
HYDROZONE SHALL BE CONTROLLED BY A SEPARATE VALVE.
6. IRRIGATION SYSTEM: SYSTEM SHALL BE DESIGNED AND MAINTAINED TO MINIMIZE WATER WASTE.
LOW-VOLUME IRRIGATION SHALL BE UTILI2ED IN NON-TURF AREAS. IRRIGATION SHALL ONLY
OCCUR BETWEEN THE HOURS OF 8:00 PM AND 10:00 AM.
7. RECYCLED BARK MULCH: ALL PLANTING AREAS WILL RECEIVE A MINIMUM 2` LAYER OF RECYCLED
BARK MULCH.
TREE REMOVAL & REPLACEMENT
TREES TO BE REMOVED:
(1) 11' DIAM. BLACK WALNUT (JUGLANS NIGRA)
REPLAGEMENTTREES:
(7) 15 GALLON CAN AND (2) 24" BOX - SEE'PLANT LIS7'
\
/
LANDSCAPE SCREEN
FOR SECOND FLOOR
WINDOWS
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WATER BUDGET ESTIMATE
MAWA: Maximum Applied Water Allowance (galJyear):
(49.4") (0.62) ((0.7 x 2,450 LA) +(0.3 x 0 SLA) h52,527 galJyear
ETWU: Estimated Total Water Use (gal.lyear):
(49.4") (0.62) (0.3 x 2,450 LA) + 0 SLA) = 32,159 gal./year
0.70
NOTES:
1. Bay-Frfendly Landscape Guldelines: All irrigation design and plant
selections will be in conformance with the'Bay-Friendly Landscape Guidelines.
2. Pervious and Impervious Calculations: See Civil Engineers drawings.
(E) CONC. PANEL WALL
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s° ' � 294.98 RIM (E) a . . . � ;r t "; �
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� --�"� ',�\ \ � �� FIOODED INLET ONSI7E GRADII G NOlES
�O � a
/' � `~'� Q' 293-78 TC � PRQJECT BBrCHMARK 4 . , � 1. /�CONTACT P UC WI�RKS (408) 777-3104 FOR DRAINAGE AND FINAL GRADE 17• APPROVAL OF 1HIS PIAN qPPIJES ONLY TO THE EXCAVAT10N, � ��
� �� \ \ a �� ��� �� t`��z :`�y'' ��_.t. ��°;r_, �;i�a' ��r' ° �( INSPEC110N, WHICH tNCLUOES DRAIN LINES AND ROOF DRAINS/DOWNSPOUTS. FLACEMENT AND COMPAC110N OF NATURAL EARTH MATERIALS, AND TO
� � THE DRAINAGE AND DRAINAGE INLFT STRUCTURES. CONTRACTORS �� 8 �
k� \, �sls 2• C�NTRACT IS RESPONSIBLE FOR DUST CONTROL AND INSURING THE AREA SHALL CONSTRUCT ALL 141PROVEMEN75 TO THE RECOMMENDATION AND '�i t� '� `�
� � �� \\ �'�°' o ;�' � S�� OS 42" E �+ � ADJACENT THE WORK IS LEFT IN A CIEAN CONDITION. SPEqFlCAl10NS OF THE SqLS ENqNEER. � o � y
� '/ J � � � � ^ �ti 13 .�� 6 A4�' �t�F�i;e:;� /^�''��/ 3. THE CONTR TOR SHALL REVIEW STD. DETAIL 6-4 ON TREE PROTECliON 18. THE CONTRACTOR IS RESPONSIBLE FOR DETERAAINING THE AMOUNT OF
1 � ��°`� '� ��' PRIOR TO COAIPLISHING ANY WORK OR REMOVING ANY TREES. ENqNEERED FlLL IMPORT MATERIAL THAT IS TO BE REQUIRED, AND IS
Overhead Utll Lin �,{�
/��•� + _�� � p� � � ALSO RESPONSIBLE FOR DETERMINING THE A�IOUNT OF EXCESS EXPORT
f � , � � e�• �p UT1L12E BES MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE �1ATERIAL THAT MAY BE REQUIRED TO BE REMOVED FROM T1iE SITE.
� D=�O� �� SJ� �.• AD.IUSTTO WATER RES URCES CONTROL BOARO, FOR ANY ACTIVITY, WHICH DISTURBS SOIL THE ENGINEER ASSUMES NO RESPONSIBILITY FOR ESTI�AAIED EARTH
' WORK SHOWN HEREON. ACTUAL EARTHWORK QUANTiT1ES A1AY VARY
280.�6 (� RNYI
\� � L= Z�.SZ� }� a 5• AINS AND/OR DOWN SPOUTS SHALL BE DRAINED SHEET F10W DUE TO SI7E CANDI110NS AND MATERIAL SPEqFICATI�NS.
ti,, c '`�A WOt� � k �����„�.����<-_�� 2R AWAY OM THE BUILDING AND MAYBE COLLECTED BY �RAINAGE INLET
�� ir reli f �' �•��� CONNEC TO PUBUC STORA� DRAIN FAqUTY. IF AND ONLY IF THE DRAINAGE �9. ALL EXISTING CONCRETE SIDEWALK AND CURB AND GUTTER BROKEN OR
S 6" DICL Water � w w IS IN THE LLSIDE AREA CAN THE WATER BE DIRECTLY CONNECTED TO THE DAMAGED DURING CONS7RUCTION SHALL BE REMOVED AND REPLACED TO
'� W � : "a..x.te�_:; s��'
� W � � ci� �G PUBLJC ST M ORA�N. THE SATISFACTION OF THE qlY ENGINEER.
`���` L) a ; � r� �9 F�. - B- �
_�_ - �J \ t M1 , 6. ROUGH P SHALL BE GRADED TO PLUS OR MINUS 0.10' OF DESIRED 20. ALL CONTRACTORS W1LL BE RESPONSIBLE FOR THE VERIFlCAl10N OF �
� '1 ° :a � , PAD ELEV ON AND WITHIN 0.05' OF LEVEL. LOCATIONS OF ALL EXISTING UT1lJ71ES IN 1HE FlELD. ALL �
; ' $+ ` � CONTRACTORS SHALL CALL UNDERGROUND SERVICE ALERT (U.S.A.)
� 10' PVC � � - --,- ; ,�� � 7. ALL CONIRACTORS NALL BE RESPONSIBLE FOR 1HE VERIFlCATIONS OF (TEL 1-800-642-2444) 48 HOURS BEFORE DIGGING. EXCAVA710N FOR �
/ $ 's ss �-- • DEPiH AND LOCATIONS OF ALL EXISTING UT11JT1ES IN THE FIQD. UNDERGROUND FAqLJT1ES SHALL NOT BE PERMITTED PRIOR TO
' C L E � AVE \ � \\ 9 ��� �� UTILITY DATA MAY BE INCOMPLETE AND LOCAl10NS SHOWN ON PLANS CONTACTIN6 UNDERGROUND SERVICE ALERT. UNOER NO CIRCUMSTANCES
;
U / S �� ���� � � -3� 'y g �,:5 A `j SCALE IN FEET ARE APPROXIMATE AND FOR GENERAL INFORMATION ONLY. WILL EXCAVAl10N COMMENCE BEFORE BEING ISSUED AN IDENTIFICATtON
o � ; �\�� \\ � � `L C2 f � NUA�BER FROM U.S.A. (SECiION 4210.1 OF THE GOVERNMENT CODE).
� \;^ 0 10 20 , 8. ALL GRADING AND EARTHWORK SHALL BE DONE IN ACCORDANCE WITH THE �,
�- ��,�'� M1 G k �� g V" SPEqFlCAT10NS AND RECOMMENDAT10NS IN THE SaLS REPORT PREPARED BY 21. DEPTH OF OVER EXCAVAnON 1MLL BE DElER�11NED iN THE FlELD BY
��� � ��\ � � T. �AAKDISSY CONSULTING, INC., 18228 SEEBREE LANE, MONTE SERENO SOILS ENqNEER. �
___ -� ` F, ��, ,{ �� .�G L CALJFORNIA 95030, (408) 857-0310, PROJECT No. E1227-1, DATED FEBRUARY o
g, �`� I, \ ��� �, �, � 4, 2�11 AND SHALL BE DONE UNDER THE SUPERVISION OF 7HE PROJECT SaLS 22. lAYOUT NOTE: �
C `c �``�- G G I�ailbox 1 k y � � ��9 � q��' k� 1 ENGINEER. �
i ; � a� 'L g�• � l VERIFY EXACT LOCATION AND DIMENSIONS OF PROPOSED DRIVEWAY,
� \ � \ '1. • �' �.�c,` `� 9. 111E CONTRACTOR SHALL WORK WITH SOIIS ENqNEER TO DETERMINE IF PARKING AREAS, WALKS, RAMPS AND PAT10 AREAS W/ARCHITECT v�
� `' THE STRIPPING A�ATERIAL IS SUITABLE FOR LANDSCAPE USE. IF THE AND/OR OWNER PRIOR TO START OF WORK. � o
, ' � � pP�'�� RIAL IS NOT SUITABLE OR IS IN EXCESS, 1HE CONTRACTOR IS .-�j
� : E � � 5� � � -
��' ��� } �� \� � ,� � RESPONSIBLE FOR DISPOSING OF ALL STRIPING OFFSIlE. FlRE DEPT. NOTE.S o�
� 9�'
'-'--- \ i ` C 9 � UITABLE AS TOPSOIL SHALL BE STOqCPILED T OwNERS
---------- � SiRIPPING S A � � I'
'�, ��'� ��6� �G �9�' ` g'� P � DIREC110N. 1. FlRE SPRINKLERS REQUIRED: IN ALL NEW ONE- AND TWO-FAMILY DWELLINGS. NOTE: COVERED �'-
� \ ti � � PORCHES, PAl10S, BALCONIES, AND ATT1C SPACES MAY REQUIRE FlRE SPRINKLER COVERAGE. ��
i m � � a � a � 5`� � 10. ANY IMPORTED FlLL �AAlERIAL SHALL BE APPROVED BY THE SOILS A STATE Of CALJFORNIA LICENSED (C-16) FlRE PROTECTION CONTRACTOR SHALL SU8�11T „�
e n p ? g � •3 i •� � � ENGINEER PRIOR TO BEING DELJVEREO TO THE SITE. PLANS. CALCULATIONS, A COMPLETE PERMIT APPUCATION ANO APPROPRIATE FEES TO THIS � �
N 47 16' 03 W o \ �, ,� • '�p � 1 � k• a � DEPARTIYIENT FOR REVIEW AND APPROVAL PRIOR TO BEGINNING THEIR WORK. CRC SEC.
� �g�g � '�' �' � �� � 11. 1HE CONTRACTOR SHALL PROVIDE WA1ER FOR DUST CONIROL AND EARTH R313.2 AS ADOPTED AND AMENDED BY CUPMC �
� i = I � �`q,p, �� 2s5,p� ti 9 4 ' COMPACTION. THE CONIRACTOR WILL BE RESPONSIBLE FOR ANY DAMAGE o a� �+
(E) DWY � I � � I � OR COMPLAINTS DUE TO DUST CAUSED BY HIS OPERATION. 2• POTABLE WATER SUPPUES SHALL BE PROTECTED FROM CONTAMINATION CAUSED BY FlRE � �
I � O S� \�p,�9451 fL ' '-� �S PROlEC110N WATER SUPPLJES. IT iS THE RESPONSIBILITY OF THE APPLICANT AND ANY a�
' " I � \� ' \' � 12. ALL CUT AND FlLL SLOPES AT THE BOUNDARY LINES SHALL 8E CONTRACTORS AND SUBCONTRACTORS TO CONTACT THE WATER PURVEYOR SUPPLYING 1HE SITE
� I � � t \ �' \ � CONSTRUCTED IN SUCH A MANNER 1HAT ADJACENT FENCES OR WALLS NALL � SUCH PRWECT, AND TO COMPLY NATH THE REOUIREMEN7S OF THAT PURVEYOR. SUCH
I I I \ � �` (� � NOT BE DA�IAGED. NO CONSTRUCTION WILL BE PERMITTED 1MTHIN 0.5 F�ET REQUIREMENTS SHALL BE INCORPORATED INTO THE DESIGN OF ANY WATER-BASED FlRE E� �� ��
i I AC P VEMENT �'a � C� � OF FENCES OR WALLS WITHOUT PRIOR APPROVAL PROTECTION SYSTEMS, AND/OR FlRE SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGE � � ^ ~ d o
� ; W k �" \�� e CONTAINERS THAT MAY BE PHYSICALLY CONNECTED IN ANY MANNER TO AN APPUANCE CAPABLE � a��' ° S� "
s . ON 8' CL 2 AB) � ;`L� � OF CAUSING CONTAMINA710N OF THE POTABLE WATER SUPPLY OF THE PURVEYOR OF RECORD. y �' J �
I '� � 13. EROSIONS CONTROL• ALL bIWNDING AND AREAS SUBJECT TO EROSION � n �
I � �\ $,~� �� � O SHALL BE LANDSCAPED WIlH EROSION CONTROL PLANTING AS PER FINAL APPROVAL OF THE SY5TEA1(S) UNDER CONSIDfRAT10N NALL NOT BE GRANTED BY THIS � ac ,1� `�
i � c I .0 ��'� a �p. G� G LANDSCAPE ARCHITECT PUNS. OFFICE UNT1L COA�PLIANCE WITH THE REQUIREMENTS OF 7HE WATER PURVEYOR OF RECORD ARE ° f z o �`
� W � 27G '� � 2 ` S, `^ � DOCUMENTED BY 7HAT PURVEYOR AS HAVING BEEN MET BY THE APPLICANT(S). 2007 CFC SEC. � 7`���
( (E) GARAGE � � � 94.58 � o` % 903.3.5 AND HEALTH AND SAF E T Y C O D E 1 311 4. 7 1
O - i : � '� M �� � � 1 4. T H I S G R A D I N G P L A N I L L U S T R A T E S T H E P R O P O S E D G R A D I N G F O R 1 1 1 E �
i APN 362 S � � 'J C' PROJECT. FlNISH DRAINAGE SWALES AND DRAINAGE INLET5 HAVE BEEN
I;. , o (� 3. PREMISES IDENTIFlCA710N: APPROVED NUMBERS OR ADDRE55ES SHALL BE PLACED ON ALL NEW
i o c� � \t � � � � INDICATEO HEREON AND MUST BE INCORPORATED INTO THE FlNAL AND EXISTiNG BU0.DINGS IN SUCH A POSITION AS TO BE PL4INLY VISIBLE AND LEGIBLE FROM
C�lASSpAl1�N 3 6 O T A \ \ 22 � � ° LANDSCAPE GRADING. IT SHALL BE THE RESPONSIBIl1TY OF THE
I lUIIIBDpARTN6RSl�P � `P'/ �\ h • ` `� � � OWNER ANO HIS DESIGNATED CONTRACTOR(S) TO INSURE THAT THESE TME STREET OR ROAD FRONTING THE PROPERTY. NUMBERS SHALL BE CONTRAST WITH TH�R �
P •� h• k�, � �� B ACKG ROUN D. CF C S E C. 5 0 5 � �
i SDVriL6FAA�.YRffi. B w ONLOT 3 r• �\ °j ��Q ` �� 0- � DRAINAGE SWALES AND INLETS ARE CONSTRUCTEO AND ARE NOT ���
o� B OBSTRUCTED BY PLANTERS, SIDEWALKS, PAVING OR SIMILAR �
� ' LEGEND
I C2 g 2 � C2 �. � � -� C2 INSTALLATIONS. ANY PERMANENT SURFAqNG SUCH AS SIDEWALKS AND � a4 a��j�
W I -� ,�Q E�' �, `8 ASPHALT PAVING SHALL BE CONSTRUCTED 1MTH APPROPRIATE SWALES TO � 3 �p � E
� � � '� � • �� ,�� .10 FL ACCOMMODATE DRAINAGE. BW e �� W � -�- -,� g�,� �s��� 3 ����
I � � 295.69 TC 5�' � L � z � �'` 1 5. P I P E L J N E S W H I C H A RE TO BE ABANDONED SHALL BE REMOVED BY =��� '�+��
-�- �o �
�O g ,� I 295.19 TP � 5 p � '�, �a CONTRACTOR IF THE OWNER'S SOILS ENqNEER SO REQUIRES. IF FF FNSHR00R �7D�18EiNER ���� Q ���
' i 'L �g' 1.5Z •� a � ,� � k w ALLOWED TO REMAIN, ALL OPEN ENDS, HOLES, OR OTHER OPENINGS IN -w- -w- yy��� �a N n
� I ry i ��/� h� �` 6. � FG `� ti9 711E PIPELINES SHALL BE PLUGGED. THE COST OF PLUGGING SHALL BE FG FNIBNORADE
I � c s '� INCLUDED IN THE CONTRACT PRICE FOR THE GRADING ITEMS. v
i � (E) PATIO
I '1.SR �L�` FL FWYVLME - .rt - -ar- JpMrTRENCH 2
� � 3 �� -�---� -� \ 16. ALL CONTRACTORS ARE TO OBTAIN THEIR RESPECTIVE PERMITS FROM W 2
I � I � i� �, a THE AGENCIES HAVING JURISDICTION OVER THE1R WORK AND SHALL GB ORAOEBRENC -�- -�- ag�� ��i
� ,' , . 295.25 TC . � ADVISE THE AGENCY 48 HOURS PRIOR TO STARTING WORK. .,20
� � - - - - - - - - - - - - - - - �� �^ � >' FG 8 294. 75 FL � \ � � 6N D GRDUPD -a+- ---0ti- dVERhIEAD � �u c�
I a�• ?� � ; `�` 2 6 0 0 �a�,� s/c s�wrarr a corfora�
CONSTRUCTION NOTES t. o •�
�, �� ,�, 6`� � •�,� M �', �. � � 296• � � WATERYETER
' � � � � 1 � r Q `�\ �y TO L�� � � TC 1� � a� O
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O1 CONSTRUCT STD GTY DRIVEWAY APPROACH � � 4 ^. � � 2 •7� UNITA \�\ .,, � k 5� C TOC TOPOF CONCRE7E (�SIWrfARYYi
O 2 WATER SERVICE BY SAN JOSE WA7FR COMPANY C2 6 ! a �VIrD �� F �� � g 2gS �� rp C � 6 � 6-Q� F'� ,,ti � 4.80 FL C2 TP ToPOFPAVBr�Nr OO (�STORMOH
O a F F 2 D 6. 8 7 ;� • o ^ � F L F L O W u� E � a. E n r a u r �
3 DEPRESS CURB PER DETNL C � � PAD 296.87 �, '� � ,�''� �� p r , .�� ' � 3
� / •.1•� � 1 ' \ � �� CONCRETE VALLEY 011�TER (� 8'�iOliA IPLET �
O4 CONS7RUCT (N) I.IASONRY WALL. MATqi (� WALL �O � T �. r 5 �_ `�' F�' < �� ��� I � � 284.22 RMA (� - C2 � U g
SEE S7RUCTURAL PLJWS FOR DETAILS �� �� ` � ,�� � �� a � �'�� c�' 286.57 INV (� � �rN�+ciw� Z �
296.00 'L G �' '? � � ._ � 'C� � �k 87RUCTURAL PLANB FOR OETALB � (EI HOOOED lLEf � � O
O5 PROVIDE DEEPER FOUNDA710N F0071NG TD F '� 9 ..�
�
A(xOMODAiE LOWER FlNISFI GRADE AT BAdC OF UNR. FL-HP h�� • � "�". � �"�'� ���., �o S e c�NCRETEC1Jf� e a� a
O 6 REPLACE (E� F'ENCE. CONSTRUCT (N) MA�OD FQJCE ON c�.�i L J N _ �- 9�" �,,�, �'S \ " ` \ � ?9 ='-, ,'� 'y� �, ,� 2 2 1 �3 C2 � I�Nfl� (, W �
RETNNING WALL (6" 70 18� MAX HKiH). SEE S7RUCiURAL I� + � i PORC „�sr �L c� I � � �,�~� � E� � � � g CONCCUi6iGURER C2 Z � ' �
PLANS FOR DETAILS \\ d'a 2 s 5 .�3 :v J so F _ '�.-..,.:,,.,.. � \\� hr yn c� c� � � �� � F
� ( o O r ,o 1 c S � EX7R�7b�E119idN� = Q
i �� �'' G `ti L.Ol � �cy _ ; oRCH 296.42 P � � \� 1 ��� '� p ° jOM. a � . 9y� � s;� � �.:- < ,:. ,�,�,,��
F I ♦�
��C, ,, ,'� ,; X . . , 296. T�AC � ` ' \ 9y' �� r� �P � 8� LANDaGPE PLANB FO�R D�ETAL8 V � W �
I � UIVlI C '��' �' , � �� i co� ��.� {� ', �� � `;.-.. ° � 2s3.ee r�M � U
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/ � I � 1 ^ -7 � � _ C - � h F L Trun � yfi� -- FF 2�6,6p ; �� �n a I lf - � .. ' �
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