HomeMy WebLinkAbout.01 U-2007-08 Josephine Chang
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: U-2007-08, ASA-2007-12, TM-2007-11
Applicant (s): Josephine Chang
Owner: Jyan-Ping Lily Chang
Property Location: 10121 Pasadena Ave
APPLICATION SUMMARY:
Use Permit, Architectural and Site Approval and Tentative Map application to
· Demolish one single family residence with a detached garage
· Construct two single-family residential units with attached two-car garages and
four bedrooms each.
· Subdivide the property into two lots.
Agenda Date: November 13,2007
RECOMMENDATION:
Staff recommends that the Planning Commission approve the
· Use permit application, U-2007-08,
· Architectural and site approval application, ASA-2007-12, and
· Tree removal application, TM-2007-11, in accordance with the model resolution.
Project Data:
General Plan Designation:
Zoning Designation:
Acreage (Gross):
Density:
Height:
Stories:
Parking:
Project Consistency with:
Environmental Assessment:
Residential (4.4-12 DU/Gr. Ac.)
P (Res)
Planned (Residential)
0.22 Acres (9,750 sq. ft.)
Project=8.9 D.U./Gr.Ac.
30 ft allowed (Project Max. = 28 ft)
2 stories
Required Parking
Proposed Parking
4 spaces per unit
4 spaces per unit
General Plan: Yes
Zoning: Yes
Categorically Exempt
BACKGROUND:
SITE DESCRIPTION:
This project is located on one 9,750 square foot lot on Pasadena Avenue with one
existing residential unit. To the north of the subject property is an office building. The
property is surrounded by single-family homes, duplexes and town homes in the
remaining directions.
The following aerial shows the subject site and the surrounding neighborhood.
I "I
Use Permit, Architectural and Site Approval and Tentative Map for 10121 Pasadena Ave
U-2007-08, ASA-2007-12 and TM-2007-11 November 13,2007
Pa~e 2 of 3
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PROJECT DESCRIPTION:
The applica11t is proposu1g to COl1.struct two sll1gle-family reside11ces on the subject site.
Each I10me I1as 2,193 square feet \vith 4 bedrooms a11d 3 baths a11d a11 attached two-car
garage witI1 a two-car driveway.
DISCUSSION:
GENERAL PLAN CONFORMANCE:
Ge11eral Pla11 residential density is calculated 011. tI1e gross acre basis. TI1e maximUln
allowable dwellll1g Ul1.it yield for this site is 4.47 Ul1.its. The applica11t is proposll1g 2
U11its, wI1icI1 is C011sistent witI1 tI1e Ge11eral Pla11 density.
SITE DESIGN, ARCHITECTURE AND SETBACKS:
The Floor Area Ratio of tI1e project is 450/0, wI1icI1 is tI1e maximum allowable floor area
ratio Ul1der tI1e R1 single-family ordi11ance. TI1e architecture of tI1e project is detailed
with well-articulated desig11s tI1at utilize sidu1g materials. TI1e project site is close of tI1e
area where tI1e Monta Vista Design Guidelll1es are applied. The proposed project
mimics some of tI1e desigt1 criteria from these guideli11es, sucI1 as the use of sidi11g
materials. TI1e buildi11gs 11ave porches tI1at fro11t tI1e street a11d utilize trim tI1at is typical
of Victoria11 a11d QueeI1. A1U1e I10Ines.
GREEN BUILDING:
011 October 16, 2007, tl1e City COUl1cil adopted Gree11 Building CI1ecklists froIn Build It
Greel1. a11d LEED 011 a voluntary basis. Tl1e Council ll1dicated that they wa11ted tI1e
PlaIming COInlnission to review all discretioI1ary projects witI1 regard to meetll1g greeI1
buildu1g sta11dards. TI1e applica11t provided staff witl1 Build It Gree11 CI1ecklists (Exl1ibit
B), a11d 11as i11dicated that tI1e'y can acl1ieve 55 pOll1tS from the checklist. TI1is is a project
I'~
Use Permit, Architectural and Site Approval and Tentative Map for 10121 Pasadena Ave
U-2007-08, ASA-2007-12 and TM-2007-11 November 13, 2007
Pa\!e 3 of 3
commitment, and these homes will be two of the first green homes built in Cupertino. A
condition of approval has been added to the resolution in this regard.
TREES
David Babby of Arbor Resources prepared an arborist report for the trees on the
property (Exhibit A). None of the trees are protected by the City's Protected Tree
Ordinance. There are two large Douglas fir trees and two non-specimen size oak trees.
The applicant is removing one Douglas Fir at the rear and will retain the Douglas Fir on
the front of the property. The applicant is proposing the relocation of the two oak trees
to the rear of the property. However, the arborist recommends that Tree #2 not be
relocated due to the impact the transplantation on Tree #1.
Staff concurs with this recommendation and recommends that the tree be removed. The
arborist confirms that the tree can be safely removed without affecting the health of the
Douglas fir and staff recommends that the tree be replaced with one 48" box valley oak
tree in the front yard on Lot 1.
Staff will collect a bond in the amount of $15,000 for the protection of the Douglas Fir on
the front and the relocated oak. The oak and the Douglas fir will be monitored for a
period of two years to ensure their good health, prior to the release of the tree bond.
If the transplanted oak tree is not certified to be in good health by a city approved
arborist, at the end of two years from the time of transplantation, it shall be replaced
with a 36" box valley oak tree. If the Douglas fir is not certified to be in good health, the
fir shall be replaced with one 36" box valley oak tree, the location of which will be
subject to the approval of the Director of Community Development.
The proposed landscaping! privacy protection planting plan is not adequate. Staff has
added a condition of approval requiring revised privacy protection planting plans,
incorporating the relocated oaks, to be approved by staff prior to issuance of building
permits.
ENCLOSURES:
Model Resolution
Exhibit A: Consulting Arborist's report
Exhibit B: Build It Green checklists
Plan Set
Tentative Map
Submitted by: Piu Ghosh, Assistant Planner ~ (. .
Approved by: Steve Piasecki, Director of Community Developme~
, "3
ASA-2007-09
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING
AN ARCHITECTURAL AND SITE REVIEW FOR TWO NEW SINGLE F AMIL Y
RESIDENTIAL UNITS AT 10121 P ASADENA AVE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2007-12
Jyan-Ping Lily Chang
10121 Pasadena Ave
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The 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 this chapter, the General Plan, and
zoning ordinance;
3. The proposal will use materials and design elements such as horizontal siding,
composition roof and simplified building forms that compliment the existing and
neighboring structures;
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application ASA-2007-12
set forth in the Minutes of the Planning Commission meeting of November 13, 2007, and are
incorporated by reference as though fully set forth herein.
1-+
Resolution No.
Page 2
ASA-2007-12
November 13, 2007
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
Approval is based on plan sets for "Lot 1 10121 Pasadena Ave and Lot 2 10121
Pasadena Ave" stamped "Received October 29,2007", consisting of 10 pages labeled 1-
10, 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 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 13th day of November 2007, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll call
vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Lisa Giefer, Chairperson
Planning Commission
G: \ Planning \PDREPORT\ RES\ 2007\ASA-2007-12 res.doc
{-5
TM-2007-11
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
TENT A TIVE MAP TO CREATE TWO PARCELS, 4,875 SQUARE FEET EACH, AT
10121 PASADENA AVE
SECTION I: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Tentative Parcel Map, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1) That the proposed subdivision map is consistent with the City of Cupertino
General Plan.
2) That the design and improvements of the proposed subdivision are consistent
with the General Plan.
3) That the site is physically suitable for the type and intensity of development
contemplated under the approved subdivision.
4) That the design of the subdivision or the proposed improvements are not
likely to cause substantial environmental damage nor substantially and
unavoidable injure fish and wildlife or their habitat.
5) That the design of the subdivision or the type of improvements associated
there with is not likely to cause serious public health problems.
6) That the design of the subdivision and its associated improvements will not
conflict with easements acquired by the public at large for access through or
use of property within the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for Tentative Parcel Map is hereby approved,
subject to the conditions which are enumerated in this Resolution beginning on Page 2
thereof; and
That the subconclusions upon which the findings and conditions specified in this
resolution are based and contained in the public hearing record concerning Application
No. TM-2007-11 as set forth in the Minutes of the Planning Commission Meeting of
November 13, 2007, and are incorporated by reference as though fully set forth herein.
/-(p
Resolution No.
Page 2
TM-2007-11
November 13, 2007
SECTION II: PROTECT DESCRIPTION
Application No.: TM-2007-11
Applicant: Jyan-Ping Lily Chang
Location: 10121 Pasadena Ave
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on plan sets for "Lot 1 10121 Pasadena Ave and Lot 2 10121
Pasadena Ave" stamped "Received October 29, 2007", consisting of 10 pages labeled
1-10, except as amended by the Conditions contained in this Resolution.
2. TREE REMOVAL
Approval is granted for the removal of one 9.5" coast live oak. The replacement for
this tree shall be one 48" box valley oak tree in the front yard of Lot 1, the location of
which is subject to the review and approval of the Director of Community
Development.
3. PROTECTED TREES
The relocated oak tree on the property on Lot 1 and the 30" Douglas Fir (#1) on the
front of lot 2 are considered protected trees. In the event that these trees die in the
future, they shall be replaced in accordance with the following list. The location of
the trees will be subject to the review and approval of the Director of Community
Development.
. Tree #10 - shall be replaced by one 36" box valley oak tree.
· Tree #1 - 30" Douglas fir tree shall be replaced by one 36" box valley oak tree.
4. TREE PROTECTION
As part of the demolition or building permit drawings, a tree protection plan shall
be prepared by a certified arborist for the trees to be retained. In addition, the
following measures shall be added to the protection plan:
~ F or trees to be retained, chain link fencing and other root protection shall be
installed around the drip line of the tree prior to any project site work.
~ No parking or vehicle traffic shall be allowed under root zones, unless using
buffers approved by the Project Arborist.
~ No trenching within the critical root zone area is allowed. If trenching is
needed in the vicinity of trees to be retained, the City's consulting arborist
shall be consulted before any trenching or root cutting beneath the drip line
of the tree.
~ Wood chip mulch shall be evenly spread inside the tree projection fence to a
four-inch depth.
~ Tree protection conditions shall be posted on the tree protection barriers.
~ Retained trees shall be watered to maintain them in good health.
~ A covenant on the property shall be recorded that identifies all the protected
trees, prior to final occupancy.
1-1
Resolution No.
Page 3
TM-2007-11
November 13, 2007
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance of building permits~ The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews prior to issuance of
demolition, grading or building permits. A report ascertaining the good health of
the trees mentioned above shall be provided prior to issuance of final occupancy.
5. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in the amount of $15,000 to
ensure protection of 3 trees on the site prior to issuance of grading, demolition or
building permits. The bond shall be returned after two years after transplantation
of the oaks, subject to a letter from the City's consulting arborist indicating that the
trees are in good condition.
6. 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) (I), 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.
SECTION IV:
DEPARTMENT
7. STREET WIDENING
Street widening and associated improvements shall be provided in accordance with
City Standards and specifications as required by the City Engineer.
CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
8. 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.
9. STREET LIGHTING INSTALLATION
If street lighting is required, 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.
10. 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.
1-8
Resolution No.
Page 4
TM-2007-11
November 13,2007
11. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Development in
all other zoning districts shall be served by on site storm drainage facilities
connected to the City storm drainage system. If City storm drains are not available,
drainage facilities shall be installed to the satisfaction of the City Engineer.
* Pre and Post storm drain calculations are required
12. FIRE PROTECTION
Fire sprinklers and/ or a fire hydrant shall be installed in any new construction to
the approval of the City and Santa Clara County Fire, as needed.
13. 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 utility devices. The developer shall submit detailed plans showing
utility underground provisions. Said plans shall be subject to prior approval of the
affected Utility provider and the City Engineer.
14. 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:
b. Grading Permit:
$ 5% of Off-Site Improvement Cost or
$2,304.00 min.
$ 6% of Site Improvement Cost or
$2,163.00 min.
$ 2,000.00
$ 288.74
To be determined if required
$ 3,515.00
$ 15,750.00
By Developer
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. 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 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.
I-q
Resolution No.
Page 5
TM-2007-11
November 13, 2007
15. 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.
16. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed
to City Standards and shall reach an agreement with San Jose Water for water
service to the subject development.
17. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in your grading and street improvement plans. Erosion and or
sediment control plan shall be provided.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV.
Of this resolution conform to generally accepted engineering practices
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 13th day of November 2007, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki, Director
Community Development Department
Lisa Giefer, Chairperson
Planning Commission
G:\ Planning \ PDReporl\ Res\2007\ TM-2007-11.doc
I-I()
U-2007 -08
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
USE PERMIT TO CONSTRUCT TWO SINGLE F AMIL Y RESIDENTIAL UNITS AT
10121 PASADENA AVE
SECTION I: PROTECT DESCRIPTION
Application No.: U-2007-08
Applicant (s): Jyan-Ping Lily Chang
Property Location: 10121 Pasadena Ave
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Use Permit, as described in Section II of this Resolution; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirements:
1. The proposed use, 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 proposed use will be located and conducted in a manner in accord with the
Cupertino General Plan and the purpose of this title.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, application no. U-2007-08 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 U-2007-08, as set forth in the Minutes of the Planning Commission Meeting
of November 13, 2007 and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPARTMENT
1. APPROVED EXHIBITS
Approval is based on plan sets for "Lot 1 10121 Pasadena Ave and Lot 2 10121
Pasadena Ave" stamped "Received October 29, 2007", consisting of 10 pages labeled
1-10, except as amended by the Conditions contained in this Resolution.
1-/1
Resolution No.
Page 2
U-2007-08
November 13, 2007
2. DEVELOPMENT APPROVAL
Approval is granted to construct 2 units.
3. GREEN BUILDING
The applicant shall attain at a minimum 55 points from the Build It Green New
Residential Checklist. This shall be verified in a manner considered satisfactory by
the Chief Building Official prior to final occupancy.
4. PRIVACY PROTECTION
The Privacy Protection Plan shall be revised to satisfy the requirements as outlined
by the Cupertino City Ordinance. Final Privacy Protection Plan shall be reviewed
and approved by the Director of Community Development prior to issuance of
building permits.
1. TREE REMOVAL
Approval is granted for the removal of one 9.5" coast live oak. The replacement for
this tree shall be one 48" box valley oak tree in the front yard of Lot I, the location of
which is subject to the review and approval of the Director of Community
Development.
2. PROTECTED TREES
The relocated oak tree on the property on Lot 1 and the 30" Douglas Fir (#1) on the
front of lot 2 are considered protected trees. In the event that these trees die in the
future, they shall be replaced in accordance with the following list. The location of
the trees will be subject to the review and approval of the Director of Community
Development.
. Tree #10 - shall be replaced by one 36" box valley oak tree.
· Tree #1 - 30" Douglas fir tree shall be replaced by one 36" box valley oak tree.
5. PROTECTED TREES
The two oak trees on the property, one multi-trunk tree (#10) on Lot 1 and one (#2)
on Lot 2 and the 30" Douglas Fir (#1) on the front of lot 2 are considered protected
trees. In the event that these trees die in the future, they shall be replaced in
accordance with the following list. The location of the trees will be subject to the
review and approval of the Director of Community Development.
. Tree #2 & 10 - shall be replaced by two 36" box valley oak trees.
. Tree #1 - 30" Douglas fir tree shall be replaced by one 36" box valley oak tree.
6. FRONTYARDTREE
The applicant shall plant and maintain one front yard tree within the front yard
setback of Lot 1 as a protected tree. This shall be a minimum 24" box tree and may
be selected from the current street tree list. This tree shall be recorded on the privacy
protection covenant that shall be recorded prior to the issuance of final occupancy.
7. TREE PROTECTION
As part of the demolition or building permit drawings, a tree protection plan shall
be prepared by a certified arborist for the trees to be retained. In addition, the
following measures shall be added to the protection plan:
I"'/~
Resolution No.
Page 3
U-2007-08
November 13, 2007
~ For trees to be retained, chain link fencing and other root protection shall be
installed around the drip line of the tree prior to any project site work.
~ No parking or vehicle traffic shall be allowed under root zones, unless using
buffers approved by the Project Arborist.
~ No trenching within the critical root zone area is allowed. If trenching is
needed in the vicinity of trees to be retained, the City's consulting arborist
shall be consulted before any trenching or root cutting beneath the drip line
of the tree.
~ Wood chip mulch shall be evenly spread inside the tree projection fence to a
four-inch depth.
~ Tree protection conditions shall be posted on the tree protection barriers.
~ Retained trees shall be watered to maintain them in good health.
~ A covenant on the property shall be recorded that identifies all the protected
trees, prior to final occupancy.
The tree protection measures shall be inspected and approved by the certified
arborist prior to issuance of building permits. The City's consulting arborist shall
inspect the trees to be retained and shall provide reviews prior to issuance of
demolition, grading or building permits. A report ascertaining the good health of
the trees mentioned above shall be provided prior to issuance of final occupancy.
8. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in the amount of $15,000 to
ensure protection of 3 trees on the site prior to issuance of grading, demolition or
building permits. The bond shall be returned two years after transplantation of the
oaks, subject to a letter from the City's consulting arborist indicating that the trees
are in good condition.
9. 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.
SECTION IV:
DEP ARTMENT
10. STREET WIDENING
Street widening and associated improvements shall be provided in accordance with
City Standards and specifications as required by the City Engineer.
CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
11. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance
/-13
Resolution No.
Page 4
U - 2007-08
Novenrrber 13, 2007
with grades and standards as specified by the City Engineer.
12. STREET LIGHTING INSTALLATION
If street lighting is required, 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.
13. 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 andf or Regional Water
Quality Control Board as appropriate.
14. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Development in
all other zoning districts shall be served by on site storm drainage facilities
connected to the City storm drainage system. If City storm drains are not available,
drainage facilities shall be installed to the satisfaction of the City Engineer.
* Pre and Post storm drain calculations are required
15. FIRE PROTECTION
Fire sprinklers andf or a fire hydrant shall be installed in any new construction to
the approval of the City and Santa Clara County Fire, as needed.
16. 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 utility devices. The developer shall submit detailed plans showing
utility underground provisions. Said plans shall be subject to prior approval of the
affected Utility provider and the City Engineer.
17. 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:
$ 5% of Off-Site Improvement Cost or
$2,304.00 min.
$ 6 % of Site Improvement Cost or
$2,163.00 min.
$ 2,000.00
b. Grading Permit:
c. Development Maintenance Deposit:
/-14
Resolution No.
Page 5
U-2007-08
November 13, 2007
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
$ 288.74
To be determined if required
$ 3,515.00
$ 15,750.00
By Developer
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. 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 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.
18. 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.
19. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed
to City Standards and shall reach an agreement with San Jose Water for water
service to the subject development.
20. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMF's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in your grading and street improvement plans. Erosion and or
sediment control plan shall be provided.
CITY ENGINEER'S CERTIFICATE OF ACCEPTANCE OF
ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 of the California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV. Of this
resolution conform to generally accepted engineering practices
Ralph Qualls, Director of Public Works
City Engineer CA License 22046
PASSED AND ADOPTED this 13th day of September 2007, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
/"15
Resolution No.
Page 6
U-2007-08
Novenrrber13,2007
AYES:
NOES:
ABST AIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Lisa Giefer, Chairperson
Planning Commission
G: \ Planning \ PDReport\Res \2007\ U-2007-08.doc
1-}1o
.
ARBOR RESOURCES
Exhibit
A
Professional Arboricultural Consulting & Tree C,
AN INVENTORY AND EVALUATION OF
TREES AT 10121 PASADENA AVENUE
CUPERTINO, CALIFORNIA
Submitted to:
Piu Ghosh
Community Development Department
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014-3255
Prepared by:
David L. Babby, RCA
ASCA Registered Consulting Arborist #399
ISA Certified Arborist #WE-4001A
August 14, 2007
P.O. Box 25295, San Mateo, California 94402 . Email: arborresources@comcast.net
Phone: 650.654.3351 . Fax: 650.240.0777 . Licensed Contractor #796763
{-/7
David L. Babby, Registered Consulting Arborist
August 14, 2007
SECTION
1.0
2.0
3.0
4.0
EXHIBIT
A
B
C
TABLE OF CONTENTS
TITLE
PAGE
INTRODUCTION..... ...................................................... 1
TREE COUNT AND COMPOSITION ..................................1
SUITABILITY FOR PRESERVATION ................................ 3
DESIGN GUIDELINES.. .................................. ........ ......... 4
EXHIBITS
TITLE
TREE INVENTORY TABLE
SITE MAP
PHOTOGRAPHS (includes photo index)
/-/8
David 1. Babby, Registered Consulting Arborist
August 14, 2007
1.0 INTRODUCTION
I have been retained by the City of Cupertino Community Development Department to
provide an inventory and evaluation of trees at 10121 Pasadena Avenue, Cupertino. Tasks
performed for this review are as follows:
· Identify trees on-site, as well as those overhanging the site from neighboring
properties.
· Estimate or measure their trunk diameters at approximately 54 inches above grade
or as appropriate to obtain the most representative sample of trunk size.
· Estimate their height and canopy spread.
· Ascertain their health and structural integrity.
· Obtain photographs of trees #1-4, 7, 8 and 10 (see Exhibit C).
· Determine the trees' suitability for preservation (i.e. identify which trees would be
appropriate or suitable for retaining and protecting during development).
· Assign numbers to each tree, and plot these numbers on the map presented in
Exhibit B (this map is a copy of the topographic map emailed to me).
· Prepare a written report containing the above information, and provide guidelines
to help avoid or mitigate anticipated impacts during development ofthe site.
2.0 TREE COUNT AND COMPOSITION
Twenty-one trees were inventoried for this report. They are sequentially numbered 1 thru
13, and their names, numbers, anlounts and percentages are presented in the table below.
Specific data recorded for each tree can be viewed in Exhibit A (Tree Invent01Y Table).
PERCENT OF
NAME TREE NUMBER(S) COUNT TOTAL
Italian Cypress 3 9 43%
Brush Cherry 11 1 5%
10121 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page 1 of7
/-/q
David 1. Babby, Registered Consulting Arborist
August 14, 2007
Table continued:
PERCENT OF
NAME TREE NUMBER(S) COUNT TOTAL
California Pepper Tree 5,6 2 10%
Coast Live Oak 2, 10 2 10%
Douglas-Fir 1,4 2 10%
English Walnut 13 1 5%
Flowering Plum 12 1 5%
Persimmon 7 1 5%
Loquat 8 1 5%
Pittosporum 9 1 5%
Total
21
100%
Tree #3 is assigned to a contiguous row of nine (9) Italian cypress of similar size and
condition.
Seven of the inventoried trees are not shown on the topographic map reviewed; they
include #6, 7, 11, 12 and three of the cypress assigned #3. Note their approximate
locations have been plotted by me on the map in Exhibit B but should not be construed as
being surveyed or necessarily accurate.
The trunks of trees #11 and 12 are seemingly located on or partially on the neighboring
northern property. Note that tree #12 is dead and should be removed regardless of any
future development occurring.
10121 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page 2 of7
I~D
David 1. Babby, Registered Consulting Arborist
August 14,2007
There are two trees, #2 and 10 (both coast live oaks), listed within Section 14.18.035(B) of
City Code but have trunks smaller than what defmes a "protected tree." As such, any tree
presented in this report could be defined (per City Code) as a "protected tree" if their
retention is required as part of the approved application.
3.0 SUITABILITY FOR TREE PRESERVATION
Each tree has been assigned either a "high," "moderate" or "low" suitability for
preservation rating as a means to cumulatively measure their physiological health,
structural integrity, anticipated life span, location, size and specie type. These ratings and
applicable tree numbers are presented below; note that the "high" category is comprised of
eleven trees (or 52-percent), the "moderate" category three trees (or 14-percent), and the
"low" category seven trees (or 33-percent).
Hil!h: Applies to trees #1, 3 (nine trees) and 10. These trees appear in overall good
health, seem structurally stable, and have a seemingly high potential of providing long-
term contribution to the site. These trees appear to be the most suitable for retaining
and protecting given their location and condition. Note that, if necessary for
development, tree #10 could seemingly be relocated.
Moderate: Applies to trees #2, 4 and 6. These trees require frequent care throughout
their remaining life span and provide less significance than those assigned a high
suitability. I recommend their retention if the setbacks specified in the next section can
be followed.
Low: Applies to trees #5, 7-9 and 11-13. These trees are predisposed to irreparable
health and/or structural problems that are expected to worsen regardless of measures
employed. The removal of these trees would be insignificant to the site and can
improve site safety.
10121 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page 3 of7
I':ll
David L. Babby, Registered Consulting Arborist
August 14, 2007
4.0 DESIGN GUIDELINES
Recommendations presented within this section are intended to serve as design guidelines
for achieving the protection of trees planned for retention. They should be carefully
followed and incorporated into construction plans. Please note that any or all
. recommendations are subject to revision upon reviewing additional or revised plans.
Additionally, I should be consulted in the event any of the recommendations cannot be
followed or implemented in their entirety.
1. The following trees must be shown on the plans and their locations surveyed by the
architect or civil engineer: #6, 7, 11, 12 and all nine cypress (#3). The canopy
dimensions of each tree should also be accurately shown on the plans (whether
obtained from the field or as shown in Exhibit A).
2. For this project, the "Tree Protection Zone" (TPZ) should be regarded as the distance
beneath the trees' existing canopies. The TPZ is the area where all building, grading
(soil cuts, fill and finish-grading), trenching! and soil scraping should be avoided.
Where development is necessary within this area, guidelines specified within this
report should be followed, and plans reviewed by the City to verify the proposed
element encroaching into the TPZ will not adversely impact trees.
3. All underground utilities and services should be established beyond the TPZ. Where
this is not feasible, directional boring by at least 3.5 below existing grade should be
considered.
4. Any driveway, walkway or porch designed beneath the canopy of a retained tree should
require no more than a four-inch deep soil cut, including base materials, edging and
forms (essentially a no-dig design). Additionally, direct compaction of the existing soil
1 This includes, but is not limited to, irrigation, lighting, drainage, and underground utilities and services.
10 121 Pasadena A venue, Cupertino
City of Cupertino Community Development Department
Page 4 of7
1-~2.
David L. Babby, Registered Consulting Arborist
August 14,2007
surface (i.e. subgrade) should be avoided; the subbase materials can be compacted but
should not exceed an 85-percent density. Soil fill can be used to sharply bevel the top
surface of the feature to existing grade.
5. Tensar@ BX Geogrid (volww.tensarcOlp.com) should be considered and used to help
achieve the no-dig and restricted sub grade compaction requirements within a TPZ.
This material is placed on the soil surface, pinned down, and overlaid with a minimal
amount of aggregate base material or decomposed granite.
6. Unless otherwise approved by the City, any existing, unused lines or pipes within a
TPZ should be abandoned and cut off at existing soil grade.
7. The permanent and temporary drainage design, including downspouts, should not
require water being discharged beneath the trees' canopies.
8. Upon plans2 being submitted for reviewed, I can provide project specific
recommendations in the form of a "tree protection plan." These recommendations will
serve as measures for mitigating or avoid tree-related impacts during the actual
development of the site.
9. A copy of this report should be incorporated into the [mal set of project plans; titled
Sheets T-I, T-2, etc. (Tree Protection Instructions); and referenced on all site-related
plans (e.g. site, grading and drainage, and landscape).
10. The future planting design should consider the following: [1] evergreen and upright
trees along the perimeter of the where screening is needed, [2] trees with non-invasive
root systems where planted within 15 feet from a home or hardscape area, and [3]
2 To provide the most accurate assessment of tree-related impacts, I recommend I review the site, building
elevations, grading and drainage, and landscaping.
10121 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
Page 5 of7
1,t:lB
David L. Babby, Registered Consulting Arborist
August 14,2007
minimum setbacks of about 10 feet between trees to allow them to achieve their natural
form. Further suggestions can be provided upon request.
11. In the event tree #10 is relocated, it should be proposed at least 20 feet from the
canopies of retained trees, and 20 feet from the future home, garage and hardscape.
Note that no lawn should be proposed within 12 feet of its trunk. Also note that the
work shall be performed by a professional tree service company and under the
supervision of an ISA (International Society of Arboriculture) certified arborist. All
recommendations regarding care of the tree before, during and after relocation shall be
followed to achieve a reasonable degree of tree survival.
12. The following additional landscape guidelines should also be followed:
a. Turf should be avoided beneath the oaks. As an alternative, I suggest a four-inch
layer of coarse wood chips (decorative or from a tree service company) is used.
b. Plant material installed within the TPZ of an oak should be highly drought-tolerant,
limited in amount, and planted at least five feet from a tree' strunk.
c. Irrigation can, overtime, adversely impact the oak trees and should be avoided.
Irrigation for any new plant material beneath an oak's canopy should be low-
volume, applied irregularly (such as only once or twice per week) and temporary
(such as no more than three years).
d. Trenching for irrigation or lighting should be avoided beneath the canopies. If
necessary, they should be ro-qted in a radial direction to the trunks.
e. Stones, mulch and fencing should not be placed against the trunks of existing or
new trees. Plastic ground cover should also be avoided beneath canopies.
f. Tilling beneath canopies should be avoided, including for weed control.
g. Bender board or other edging material proposed beneath the canopies should be
established on top of existing soil grade (such as by using vertical stakes).
h. Any new trees being installed must be double-staked with rubber tree ties, and all
fOffilS of irrigation shall be of an automatic drip or soaker hose system placed on
the soil surface and not in a sleeve. Additionally, to achieve the greatest assurance
10121 Pasadena A venue, Cupertino
City of Cupertino Community Development Department
Page 60f7
I-~If
David L. Babby, Registered Consulting Arborist
August 14, 2007
of proper installation, all new trees shall be installed, including necessary irrigation,
by an experienced state-licensed landscape contractor (or a professional tree
company) and performed to professional industry standards.
13. Table A of Section 14.18.185 of the City Code should be used as the basis for
determining the minimum size and amount of replacement trees to mitigate any
existing tree approved for removal.
Prepared By:
~
Date: August 14.2007
David L. Babby, RC
I 0 121 Pasadena A venue, Cupertino
City of Cupertino Community Development Department
Page 70f7
h:Z6
David 1. Babby, Registered Consulting Arborist
August 14, 2007
EXHIBIT A:
TREE INVENTORY TABLE
10121 Pasadena Avenue, Cupertino
City afCupertino Community Development Department
1- ;110
TREE
NO.
TREE INVENTORY TABLE
TREE NAME
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(Pseudotsuga menziesii) 75% 50% High
Comments: Grows adjacent to high-voltage wires and has an asymmetrical canopy.
Douglas-Fir
(Pseudotsuga menziesii) 50% 75%
Comments: Foliage throughout top of canopy is sparse and top is dead.
California Pepper Tree
(Schinus moUe)
Comments: Asymmetrical canopy. Large wound/cavity in central leader.
Japanese Persimmon
(Diospyros kald) 25 75%
Comments: Tree has an unfavorable structure.
Pittosporum
(Pittosporum eugenioides)
Comments:
Coast Live Oak
(Quercus agrifolia) 100%
Comments: Both trunks originate at grade.
Brush Cherry
(Eugenia myrtifolia)
Comments: Grows against neighboring building.
Fair
Is comprised of seven trunks originating at grade.
Site: 10121 Pasadena Avenue, Cupertino
Prepared for: City of Cupertino Comm. Develop. Depart.
Prepared by: David L. Babby, RCA
10f2
August 14, 2007
1-;21
TREE
NO.
TREE INVENTORY TABLE
TREE NAME
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Comments: Large cavity along east side at approximately five feet high.
Site: 10121 Pasadena Avenue, Cupertino
Prepared for: City of Cupertino Comm. Develop. Depart.
Prepared by: David L. Babby, RCA
20f2
August 14, 2007
'-~B
David 1. Babby, Registered Consulting Arborist
August 14,2007
EXHIBIT B:
SITE MAP
10121 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
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David L. Babby, Registered Consulting Arborist
August 14,2007
EXHIBIT C:
PHOTOGRAPHS
Photo Index
Page C-l: Trees # 1 thru 4
Page C-2: Trees #7, 8, 10
10121 Pasadena Avenue, Cupertino
City of Cupertino Community Development Department
1-31
David L. Babby, Registered Consulting Arborist
August 14, 2007
10121 Pasadena Avenue, Cupertino
City of Cupertino COl1llnunity Development Department
Page C-1
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10121 Pasadena Avenue, Cupertino
City of Cupertino Community Development Departm.ent
Page C-2
1-33
Page 1 of 1
Piu Ghosh
From: Arbor Resources [arborresources@comcast.net]
Sent: Tuesday, August 21, 2007 8:55 AM
To: Piu Ghosh
Subject: RE: 10121 Pasadena Avenue
Hi Piu,
Tree #2 is not suitable for relocation due to the weak attachment fonned between its two leaders, as well
as a sparse canopy. Additionally, any effort to properly relocate this tree would adversely impact tree
#1's vigor and longevity.
David L. Babby
Consulting Arborist
650-654-3351
-------------- Original message --------------
From: "Piu Ghosh" <PiuG@cupertino.org>
David,
Could you please let me know whether tree #2 can be relocated? You mentioned Tree #10 can be
relocated as well. Could you confirm?
Thanks!
Piu
-----Original Message-----
From: Arbor Resources [mailto:arborresources@comcast.net]
Sent: Tuesday, August 14, 20076:21 PM
To: Piu Ghosh
Subject: 10121 Pasadena Avenue
Piu,
The attached report presents my review of the proposed project. Note that the report does
not contain tree protection measures during the demolition and construction phases; I
foresee providing these upon reviewing a proposed set of plans. It does, however, provide
design guidelines.
Please contact me with any questions.
David L. Babby
Consulting Arborist
650-654-3351
11/8/2007
1-3lf
Exhibit B
Single Family GreenPoint Checklist
date: \\\1 \D:-]
~ Build It Green
I~ Smarr So/Wions From The Ground Up
The GreenPoint Checklist is based on the various green features incorporated into the home and is the
basis for the GreenPoint Rated program. A home can be considered green if it fulfilis the prerequisites,
eams at least 50 points, and meets the minimum points per category: Energy (30), Indoor Air Qualityl
Health (5), Resources (6), and Water (9). Please contact Build It Green for a list of qualified GreenPoint
Raters if you are interested in pursuing third-party verificafion.
I" Yf,',:r bUil{:ri~, pr?c:;-; , :i';;..:j bel>.!, Qt-" ;,i:"., :r::,. \;-v\ Harne c.onstructiDn Gr8i:n 8LJi~,I:ri'
'JU:,:;;';I,'I.' aV3J:,'I!-"lt' at www.bUIICl!1:lfeel:Yn
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1. Protect Topsoil.nd Minimize Disruption of Existing PI.nts & Trees
a. Protect Topsoil from Erosion and Reuse after Construction
b. Lim~ and Delineate Construction Footprint for Maximum Protection
2. Deconstruct Inste.d of Demolishing Existing Buildings On Site
3. Recycle Job Site Construction W.ste (including Green W.ste)
a. Minimum 50% Waste Diversion by Weight (Recycling or Reuse) - Requ,eG
b. Minimum 65% Diversion by Weight (Recycling or Reuse)
c. Minimum 80% Diversion by Weight (Recycling or Reuse)
4. Use Recycled Content Aggregate (Minimum 25%)
a. Walkway and Driveway
b. ~o-"d'lla~B~s~
m
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10121 Pasadena Ave., Cupertino, CA
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"'TotaIPoirilslWaiiOble;ilsne~i2l2i' . ...----------. __.___
'1-.---1-. Points Avallab~~r Meas.!l.re_.__.!
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lB. FOUNDATI9N
1. Replace Portl.nd Cement in Concrete with Recycled Flyash or SI.g
a. Minimum 20% Flyash or Slag
b. Minimum 25% Flyash or Slag
2. Use Frost-Protected Sh.llow Foundation in Cold Are.. (C.E.C. Climate Zone 16)
3. Use R.don Resistant Construction (In At-Risk Locations Only)
4. Design .nd Build Structur.1 Pest Controls
a. Install Termite Shields & Separate All Exterior Wood-to.Concrete Connections by Metal or Plastic FastenerslDividers
b. All New Plants Have Trunk, Base, or Stem Located At Least 36 Inches from Foundation
D
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Total Points Avaiiable in Foundation = 8i 1 :
....._.____ _______.__L~.::.:_L._!'Qi~~t.~I~1l! Per Measure .
L-___J
1 0 !
I 0
I 0 '
--~.--d~.--j~ . -
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If,!,~~!>SCAPINQ...___._...__..__"..._.
1. Construct Resource-Efficient L.ndsc.pes
D a. No Invasive Species Listed by Cal-IPC Are Planted
D b. No Plant Species Will Require Hedging
D .. .cJ5~,c>f Pia,,-~Are D~ght.to!!ant Cal~~rTliaNative.'ic~e~~~e~~o:.Other_~~ri~~.E:c~~___....
.. lJ"_~:. Use FI~!af..!~-,,~c.ping Tec~que,,-....__.___._.__...
3. Minimize Turf Are.s in L.ndsc.pe Installed by Builder
D a. All Turt Will Have a Water Requirement Less than or Equal to Tall Fescue (sO.8 plant factor)
o b. T urt Shall Not Be Installed on Slopes Exceeding 10% or in Areas Less than 8 Feet Wide
o c. Turt is s33% of Landscaped Area (total 2 points)
D d. Turtis s10% of Landscaped Are. (total 4 points)
n.-4.PIa-;;t'Sha.!;Tr";;-----.......---..----.
r .Q" I~~p PI.;;;;; b~;t~r.Needs(HYd~~~~j' ....- -------- -. -.--.--,,-.
6. Install High-Efficiency Irrigation Systems
D a. System Uses Only Low-Flow Drip, Bubblers, or Low.now Sprinklers
,D b. System Has Smart Controllers.
r' n - 7....'_ncorpo. rate T_wo_lnche.s. of Co.m_po_;i-.i~U,-.-T;;-P6tOi~~;;tS;;;I. .. .....
"T~J - 8. M~lch All PI.nting Beds to the Greater of 2 Inches or Loc.1 Water Ordi~;~~eq~;;emeili.
.U.___~se 50%~~v.g..d or Recycled-Content,Materi.ls for .s.o~~ Non-PI.,,!L.nd~~~ E1er:n!"!S__
...1:::1. ... ~ O:..~u~e Lig~!~o.'!I~lio-"-!>y~.t'iel'ling Fixl'!.'.es. ..n~lorp~re?-"gJ,ight?o.\'II1.VoI.~.
L_l ________~_____
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Total Points Available In LandSCaPing=3il'-6-~ .. ...
,_.._ +_____.Points Available Per Measure
'D. STRUCTURAL FRAME & BUILDING ENVELOPE
, .... i. APIl~ iiptiil"il V;iueEngineering
D a. Place Rafters and Studs at 24.lnch On Center Framing
D b. Size Door and Window Headers for Load
D c. Use Oniy Jack and Cripple Studs Required for Load
2. Use Engineered Lumber
a. Beams and Headers
b. Insulated Engineered Headers
c. Wood '.Joists or Web Trusses for Floors
d. Wood I.Joists for Roof Rafters
e. Engineered or Finger.Jointed Studs for Vertical Applications
I. Oriented Strand Board for Subnoor
g. Oriented Strand Board lor Wall and Roof Sheathing
3. Use FSC-Certified Wood
a. Dimensional Lumber, Studs and Timber: Minimum 40%
b. Dimensional Lumber, Studs and Timber: Minimum 70%
c. Panel Products: Minimum 40%
d. Panel Products: Minimum 70%
4. Use Solid W.II Systems (Includes SIPs, ICFs, & Any Non-Stick Fr.me Assembly)
a. Floors
b. Walls
c. Roofs
5. Reduce Pollution Entering the Home from the G.rage
a. Tightly Seai the Air Barrier between Garage and Living Area
.. ~_I"-s~II.G_,,r..~e.~~..ust F~n.QR Build a Detach~~~~._..
6.De_siJ!!1!,!el]!y.He.el~~n!_",s..s~sJ7s.% of ~tti~n."-ul~~n.!ieIQht~()':'tsi~Edge~~x!~ri~r....._"U)
7. Design Roof Trusses to Accommodate Ductwork
8. Use. Recycled-~ontent l)teeISluds.for90'h,oflnteri.c>r......nFr.ming
o
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10121 Pasadena Ave., Cupertino. CA
.
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15 l; ~ .. .l!l
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c a :S ..
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10. Install Overhangs and Gutters
a. Minimum 16-lnch Overhangs and Gutters 0
~. D b. Minimum 24-lnch Overhangs and Gutters 0 j ~
Total Points Availabie in Struc1lJral Building Frame and Envelope: 36 4
,E. EXTERIOR FINISH ___. ----_._------~_.._----- I Points Available Per Measure I
. -0- 1. Use Recycled.Content (No Virgin Plastic) or FSC.Certified Wood Decking 0 } ,
D 2. Install a Rain Screen Wall System 0
! l.IJ 3. Use Durable and Noncombustible Siding Materials 1 !
i_
, lJJ 4. Select Durable and Noncombustible Roofing Materials 2 1
..
Total Points Available in Exterior Finish: 7 3 i ,
I
!!'~!N~l,lL_~TION _ -.- ---~._.."_..._..._._._--_.__. .,.--.-,-'-'- ----..-----_._--~---- ..- ,--_.__.__.--_._._._-----~------ --.. - I Points Available Per Measure 1
n 1
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~----~--_.:
r-or -
I 0 i
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Total Points Available in Insulation: 5 0
[g,,!'_LUMB~G __..._._______..__._.____..__..__.______..._....._.._..~_.____.
1. Distribute Domestic Hot Water Efficiently (Maximum 7 Points)
a. Insulate Hot Water Pipes from Water Heater to Kitchen
b. insulate All Hot Water Pipes
c. Use Engineered Parallel Piping
d. Use Engineered Parallel Piping with Demand Controlled Circulation Loop
e. Use Structured Plumbing with Demand Controlled Circulation Loop
f. Use Central Core Plumbing
2. Install Only High Efficiency T oUets (Dual-Flush or S1.28 gpl)
iD
D
D
o
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D
D
D
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D
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1. Install I sulation WIth 75% Recycled Content
a. Walls and/or Floors
b. .~eilin~s
2.tnstalllnsulation that is Low-Emitting (Certified Section 01350)
a. Walls andlor Floors
.b C_ei~ngs
3. Inspect Quality of Insulation Installation before Applying Drywall
....,
Points Available Per Measure
Total Points Available in Plumbing: Total 12
I
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I 2 :
I 0 !
! 0
o
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Points Available Per Measure
L-.LL_____~____~_---J
r!l..HE~T_~<<:;,..y~NTlL~I.Q.N_~.~J~ CQJliDITIOJliIN<:;___._____._
:0 1. D".silln and Install ~Y~C System to ACCA Manu~_J. 0, andS Recommendations
2. Install Sealed Combustion Units
a. Furnaces
b. Water Heaters
3. In~ ZO-"-ed'.~y..droni~Radia_nt_~eating v.rilI1SI~Edll"-'nsu~atio!'_ . ... ... _ ...
4~ Install Hill':Effici".nC! A~ Co.."ditio.ningwilh EnvironlllentaIIyRes~~nsibleRefrigerants
5. Design and Install Effective Ductwork
a. Install HYAC Unij and Ductwork within Conditioned Space
b. Use Duct Mastic on All Duct Joints and Seams
c. Install Ductwork under Attic Insulation (Buried Ducts)
d. Pressure Balance the Ductwork System
e. Protect Ducts duling Construction and Clean All Ducts before Occupancy
6. Install High Efficiency HYAC Filter (MERY 6+)
o 7. Don~ Install Fireplace or Install Sealed Gas Fireplaces with Efficiency Rating Not Less Than 60%
usingl:S~ S~~dards
8. Install Effective Exhaust Systems In Bathrooms and Kitchens
a. Install ENERGY STAR Bathroom Fans Yented to the Outside
b. A1i Bathroom Fans Are on Timer or Humidistat
c. Install Kitchen Range Hood Vented to the Outside
g.lnstall Mechanical Ventilation System for Cooling (Maximum 4 Points)
a. Install ENERGY STAR Ceiiing Fans & Ught Kits in Living Areas & Bedrooms
b. install Whole House Fan with Variable Speeds
c. Automatical~ Controlled Integrated System
d. Automatical~ Controlled Integrated System with Variable Speed Control
10. Install Mechanical Fresh Air Ventilation System (Maximum 3 Points)
a. Any Whoie House Yentilation System That Meets ASHRAE 62.2
b. install Air-to-Air Heat Exchanger that meets ASH RAE 62.2
11. Install Carbon Monoxide Alann(s)
D
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K. FINISHES
o 1. Design Entryways. to Reduce_TrackedinConlaminants
2. Use Low.YOC or Zero.YOC Paint (Maximum 3 Points)
D a. Low-VOC Interior WalVCeiling Paints (<50 gpl VOCs (Flat) and <150 gpl VOCs (Non-Flat))
D
D
D
D
_ _-.....--i
, I
i I _________
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Total Available Points in Renewable Energy: 28 i 0 I
~-+ Points Available Per Measure i
'OI---~'------'
. 0 I
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Points Available Per Measure
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6
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30
230
D
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30 t-~-~-____~_n~~
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Total Points Available in Heating. Ventiiation and Air Conditioning: 30 I
il. RENEWABLE ENERGY
r - IT"'1. Pre-Plumb for Sola'.:H~iW;t;,rHe'8i;r;g
2. Install Solar Waler Heating System
3. Install Wlrin Conduit for Future Photovoltaic Installation & Provide 200 It' of South-Facing Roof
4. Install Photovoltaic (PV) Panels
a. 30% of eiecbic needs OR 1.2 kW (lola16 points)
b. 60% ofelecbic needs OR 2.4kW (total 12 points)
c. 90% of electric need OR 3.6 kW (total 16 points)
D
D
D
J. BUILDING PERFORMANCE
1. Diagnostic Evaluations
a. House Passes Blower Door Test
b. House Passes Combustion Safety BackdraftTest
D
D
2. Design and Build High Performance Homes - % above Titie 24. minimum 15% Required
D
3. House Obtains ENERGY STAR with Indoor Air Package Certification. Pilot Measure (Total 45 points; read comment)
Total Available Points in Building Periormance : 39
Points Available Per Measure
1
I-3ft,
E~ero:V()c:I~te~orYJal~Celhng Palnts(<Sg~1 VOCsJF.Ia!l) 0
3. Use low VOC, Water.Based Wood Finishes (<250 gpl VOCs) 0
4. Use low-VOC Caulk and Construction Adhesives (<70 gpl VOCs) for All Adhesives I 0
5. Use ~ecycled,ContentPaint ~
6. Use Environmentally Preferable Materials for Interior Finish: A) FSC.Certified Wood, B) Reclaimed, C) Rapidly Renewable, D) Recycled. I
Content or E) Finger.Jointed 1
a. Cabinets (50% Minimum) ~--.
b. Interior Trim (50% Minimum) 0
c. Shelving (50% Minimum) 0
d. Doors (50% Minimum) 0
e. ~ounter\t)ps (50%Minimum) ~_____~__..u__.
7. Reduce Formaldehyde in Interior Finish (CA Section 01350) i
o a. Subfloor & Stair Treads (50% Minimum) ~-_..-~- ~-------,
o b. Cabinets & CounterfDps (50% Minimum) 0
o c.lnterior Trim (50% Minimum) 0
o d ~h"l\<in!t (50~~nilT1UmJ 0
o B. Alter Installation of Finishes, Test of Indoor Air Shows Formaldehyde level <27ppb 0
I~ f~QQ!l~!'... _.._...____ _ n~:~~~a~b~~:ntsinFln~sh.e~=_2J - 0
1. Use Environmentally Preferable Flooring: A) FSC.Certified Wood, B) Reclaimed or Refinished, C) Rapidly Renewable, D) Recycled.Conten~ I
E) Exposed Concrete. Rooring Adhesives Must Have <50 gpl VDCs.
a. Minimum 15% of Floor Area
b. Minimum 30% of Floor Area
c. Minimum 50% of Floor Area
d. Minimum 75% of Floor Area
-...,..--.----...... ',' .--.....". ,...--.-
2. Thermal Mass Floors: Floor Covering Other than Carpel on 50% or More of Concrete Floors
3. Flooring Meets Section 01350 or CRI Green label Plus Requirements (50% Minimum)
~----L.____ ____.
i 0
, 0
o
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; 0
Total Available Points in Flooring = 7 0 I
1M. ~PP'~~~~:at~~~d ~~~r~yTE::;:ntDishwa;~---._-..-.._.__.._~-_.~-------_.-..-t=.=;
i 0 a. ENERGY STAR (total 1 point) ! 1 !
o b. Dishwasher Uses No More than 6.5 Galions/Cycle (total 2 points) i 0 :
2. Install ENERGY STAR Clothes Washing Machine with Water Factor of 6 or less C==:.J'
o a. Meets Energy Star and CEE Tier 2 requirements (modified energy factor 2.0. Water Factor 6.0) (total 3 points)
o b. Meets Energy Star and CEE Tier 3 requirements (modified energy factor 2.2. Water Factor 4.5 or less)
(lQtJll ?P.QintsJ .
3. Install ENERGY STAR Refrigerator
a. ENERGY STAR Qualified & < 25 Cubic Feet Capacity
b. ENERGY STAR Qualified & < 20 Cubic Feel Capacity
4. Install ~'!iI!.ln Recy~lInil Center
a. Bui~-In Recycling Center
b. Bui~-In Composting Center
,...,---~---;
, 0 i ;
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I 0 I, ;
; 0 . I
Total Available Points in Appliances and Lighting = 12 2
L... I Points Available Per Measure
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10121 Pasadena Ave., Cupertino, CA
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i~I. OJI!~!!..._. .. n.
: 0 1. Incorporate GreenPoint Rated Checklist in Blueprints. Required
! 0 i:-De~~I~p H-;,.;;eo;..erM~nual of Green F~ai~;~;iB~"errts -. . .. .-
3. Community Design Measures & local Priorities: See the Community Planning & Design section in Chapter 4 of the New Home Guidelines for
measures. Maximum of 20 points for suggested measures. Local requirements may also be listed here.
10
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Enlllr descrlp1lon here. and enlIlr points available lor _In 8lJPIllPriale categories to the right
EntIlr descrqltIon here. and enlIlr points lVlIilable lor I1IlIII$Ure In approprlale calIIlgorles to the right
EntIlr descripIion here, and enlIlr points available lor I1IlIII$Ure In approprlalll calIIlgorles to the right
EnlIlr description here, and enlIlr points lVlIilable lor measure In approprIaIIl calBgortes to the right
4. Innovation: List innovative measures that meet the green building objectives of the Guidelines. Enter up to a i
u_maXimUr"CtlrTIbinetltl)t~IO! 20 pts. SE!elnnovCitionQhecJ<!ist fl)r~LJggClst~ .rn.easLJIe!;! using tbE! link to the rig ht. .J!
...____Innovation.in ComnIlnllr: EntIlr ~.!1Il1ll. and ~~ available lor _In approprille calIIlgorles to ~h!:..._______ .___.
.O.._____Innov~ In EnIrgy: EnlM" descripIion here, and ~~ avlllable lor _In apprllpriaII calIlgories to the rlqht .----.- .1
L__D.._.... ~ in IAOJHIIllIa: EntIlr descripIion here. and enlIlr points available lor - in appropriaIe calIlgorIes to the ~ -----1
,..0. ___.__Innovation in RIIOUI'C8I: ~ here. and ~ points 8Y111ab1e lor _In approprIaIIl ~ to the right __~___I
:._ 0 __._ Innovation In WaIIr. EntIlr descripIion here, and enlIlr points available lor measure In sppraprlate calIlgorIes to the right
Total Available Points in Other = 43
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Points Available Per Measure
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0 0 0 0
I o 0 0 0 0
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'Build It Green Checklists and
: Guidelines
0 0 0
0 0 0
0 0 0
0 0 0
0 0 0
Project has not yet met the following recommerlded minimum requirements:
1~31
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RECEIVED
00 2. g 1""7
SCALE: .1" " 10'
BY:-
NOTE; SITE IS ESSENTlAll Y FLAT
I'o1TH A SIGHT SLOPE TO THE NORTH
PROJECT BENCH MARK:
RIM OF EX. SANITARY SEWER MANHOLE
ASSUMED ELEv. = 99.65
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PROJECT INFORMATION
OWNER:
ROBERT BELL
1831 FROBISHER WAY
SAN JOSE
CALIFORNIA 95124-1726
APPLICANT:
LILY CHANG
P. O. BOX 33097
LOS GA TOS
CALIFORNIA 95030
408-356-1185
ENCINEER:
MARIUS E. NELSEN, R.CE 20597, EXP. 9/07
NELSEN ENGINEERING
21801 STEVENS CREEK BOULEVARD
CUPERTINO, CALIFORNIA, 95014
TEL (408) 257-6452 FAX: (408) 257-6821
PROPERTY ADDRESS AND APN:
10121 PASADENA AVE.
CUPERTINO, CALIFORNIA
APN: 357-17-045
PROPOSED NUMBER OF LOTS: 2
PROJECT AREA: 9,750 SQ. FT. (0.22 AC)
UTILITIES:
ELECTRIC AND GAS, P.G. & E.
WATER, SAN JOSE WATER COMPANY
TELEPHONE, A TT
SEWER, CUPERTlNOSANITARY DISTRICT
EXISTING LAND USE: SINGLE FAMILY RESIDENTIAL
PROPOSED LAND USE: SINGLE F AMIL Y RESIDENTlAL
SOURCE OF CONTOUR:
TOPOGRAPHIC FIELD SURVEY BY
NELSEN ENGINEERING
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PROJECT INFORMATION
O."NER:
ROBERT BELL
1831 FROBISHER WAY
SAN JOSE
CAUFORNIA 95124-1726
APPLICANT:
UL Y CHANG
P. O. BOX 33097
LOS GA TOS
CAUFORNIA 95030
408-356-1185
ENGINEER:
MARIUS E. NELSEN, R.C.E. 20597. EXP. 9/07
NELSEN ENGINEERING
21801 STEVENS CREEK BOULEVARD
CUPERTINO, CAUFORNIA, 95014
TEL (408) 257-6452 FAX: (408) 257-6821
PROPERTY ADDRESS AND APN:
10121 PASADENA AVE.
CUPERTINO, CAUFORNIA
APN: 357-17-045
PROPOSED NUMBER OF LOTS: 2
PROJECT AREA: 9,750 SQ, FT. (0.22 AC)
UTILITIES:
ELEC1RIC AND GAS, P,G. ,& E.
WATER, SAN JOSE WATER COMPANY
TELEPHONE, A TT
SEWER, CUPERTINO SANITARY DISTRICT
EXISTING LAND USE: SINGLE FAMILY RESIDENTIAL
PROPOSED LAND USE: SINGLE F AMIL Y RESIDENTIAL
SOURCE OF CONTOUR:
TOPOGRAPHIC FIELD SURVEY BY
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A: 81"
B: 33-3/4"
Pitch: 10/12
Thickness: 2-3/4"
A: 86"
B: 32-1/4"
Pitch: 9/12
Thickness: 2-3/4"
A: 87-1/4"
B: 29"
Pitch: 8/12
Thickness: 2-3/4"
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A: 103-1/2"
B: 25-7/8"
Pitch: 6/12
Thickness: 2-3/4"
A: 107-3/8"
B: 20-1/8"
Pitch: 4-1/2/ 12
Thickness: 2-3/4"
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A: 60-3/8"
B: 36"
Pitch: 14/12
Thickness: 1"
A: 62"
B: 32-1/4"
Pitch: 12/12
Thickness: 1"
A: 80-1/4"
B: 33-9/16"
Pitch: 10/12
Thickness: 1"
A: 81-1/4"
B: 31-1/4"
Pitch: 9/12
Thickness: 1"
A: 86-3/8"
B: 29-3/8"
Pitch: 8/12
Thickness: 1"
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