The URL can be used to link to this page

DRC Packet 3-17-2016CITY OF CUPERTINO AGENDA Thursday, March 17, 2016 10300 Torre Avenue, City Hall Conference Room C DESIGN REVIEW COMMITTEE 5:00 PM ROLL CALL APPROVAL OF MINUTES 1.Subject: Draft Minutes of January 21, 2016 Recommended Action: Approve or modify Draft Minutes of January 21, 2016 Draft Minutes of January 21, 2016 ORAL COMMUNICATIONS This portion of the meeting is reserved for persons wishing to address the members on any matter not on the agenda. Speakers are limited to three (3) minutes. In most cases, State law will prohibit the council from making any decisions with respect to a matter not listed on the agenda REPORTS/UPDATES PUBLIC HEARING ITEMS 2.Subject: R1 Exception to allow the conversion of one bay of an existing garage into a media room, and construct a 20'-8" by 10'-5" single-bay garage at the front of the house, resulting in an 11’ front yard setback where 20’ is required. Application No(s): EXC-2016-01; Applicant(s): Richard Hartman (Li residence); Location: 21124 Greenleaf Drive APN# 326-28-097 Recommended Action: Approve application EXC-2016-01 per the Draft Resolution Staff Report Draft Resolution Plan Set NEW BUSINESS OLD BUSINESS ADJOURNMENT Page 1 CITY OF CUPERTINO March 17, 2016Design Review Committee AGENDA In compliance with the Americans with Disabilities Act (ADA), anyone who is planning to attend the next meeting who is visually or hearing impaired or has any disability that needs special assistance should call the City Clerk's Office at 408-777-3223, 48 hours in advance of the meeting to arrange for assistance. Upon request, in advance, by a person with a disability, meeting agendas and writings distributed for the meeting that are public records will be made available in the appropriate alternative format. Also upon request, in advance, an assistive listening device can be made available for use during the meeting. Members of the public are entitled to address the members concerning any item that is described in the notice or agenda for this meeting, before or during consideration of that item. If you wish to address the members on any other item not on the agenda, you may do so during the public comment portion of the meeting. Please limit your comments to three (3) minutes or less. Page 2 CITY OF CUPERTINO Design Review Committee January 21, 2016 Cupertino, CA 95014 (408) 777-3308 ACTION MINUTES OF THE REGULAR MEETING OF THE DESIGN REVIEW COMMITTEE HELD ON January 21, 2016 ROLL CALL Committee Members present: Alan Takahashi, Chairperson Margie Gong, Commissioner Committee Members absent none Staff present: Tiffany Brown Staff absent: None APPROVAL OF MINUTES: October 16, 2014 Minutes of the October 16, 2014 Design Review Committee meeting were approved as written WRITTEN COMMUNICATIONS: None POSTPONEMENTS/REMOVAL FROM CALENDAR: None ORAL COMMUNICATION: A resident spoke regarding a recent lunch at Lazy Dog Restaurant. She stated that the lunch went well, the parking garage was easy to navigate and the food and service were good. CONSENT CALENDAR: None PUBLIC HEARING: 1.Application No.(s): EXC-2015-02 Applicant:David Esajian (Main Street Cupertino) Location:19439 Stevens Creek Boulevard Sign Exception to allow exposed neon on a sign for a new coffee shop (Philz) at the Main Street Cupertino mixed use project Design Review Committee decision final unless appealed. Staff Member Brown explained that the application has been referred to the Design Review Committee because of the neon lighting proposed for the sign. Philz Coffee is located in the interior of the new main Street Cupertino Mixed Use development. The coffee shop is already open for business. They would like to add to their 2 existing signs, one facing Vallco Parkway and one facing the Town Square. The sign facing Vallco Parkway has already been approved (without the neon lighting element) and is approximately three feet by three feet. The exposed neon outline will only be lit at night and be turned 2 Design Review Committee January 21, 2016 off when the shop closes for the night at 8pm. The second sign faces Town Square and is a little larger. They also propose to have neon lighting around the lettering outline and will only have the sign lit at night up until they close. The Master Sign Program for the development was approved in December 2015. The Sign Program allows for exposed neon on signs as long as the property owner and City approve it. The property owner has already approved the additions to the signs and is in attendance today. The City’s Sign Ordinance has specific conditions regarding the allowed illumination levels of exposed neon. The draft resolution included a condition to ensure compliance with the Ordinance. The greatest light impact will be during the winter months. A representative from the sign manufacturer has certified to the property owner that the proposed sign’s illumination is half of what is allowed in the City‘s Sign Ordinance. Staff supports the application. Commissioner Gong asked what faces the signs. Staff member Brown stated that the most visible sign is the one facing Vallco Parkway. The building located about 300 feet away has retail uses on the bottom and apartments on the upper level and the hotel is about 400 feet away. It was reiterated that the proposed neon will only be on until 8pm and will not be flashing or in other ways moving. Chair Takahashi opened the public hearing: A resident, Lisa Warren, spoke (on behalf of a larger group of residents) saying that they opposed any exposed neon lighting at Main Street because it is in appropriate. They understood that the original approval for the site stated that there would be no illuminated signing. She felt that the Sign Program was never advertised to the public and the current signs are not what the public wants to see. Her questions and concerns to the property owner have not been addressed or have been glossed over. She does not feel that an exception is necessary and does not want to set a precedence for other stores to obtain exception permits for signage. The entire Main Street project has grown out of scope and scale from what was originally promised. A resident, Jennifer Griffin spoke to say that she also did not want to see neon signs. In the past, neon signs were heard by the Planning Commission and she does not like that these decisions are not being made at that level. She cited other neon signs around the City that are very bright and are on all night. She felt that back lit signs are more appropriate for the City. Chair Takahashi closed the public hearing. The applicant, David Esajian from Ad Art Sign Company, addressed the Committee members. He wanted to assure the Committee members and the speakers that the exposed neon is very subdued. The bright flashing neon from historical memory is not the neon that will be used for these signs. Commissioner Gong asked the property owner if the other tenants were noticed. The property owner, Dean Isaacs, stated that there are only two other tenants in occupation currently and that they were not noticed. He said that these two tenants can’t even see the signs from their store. He approved the addition of the neon element to the existing signs because the lighting is not invasive on such small signs. She asked the applicant to confirm that that neon colors are the white and yellow as shown in the exhibits. He confirmed that they are. A representative, for Philz Coffee, David Gray, addressed the Committee to say that the signs are understated and is a corporate branding request. They like the signs because they are small and low key. In other locations, the property managers have even asked the company to increase the size of their signs. They are not interested in going “big and bold” and outshine the other shops in the development or catch people’s eyes from off the street. Commissioner Gong felt that the sign was very subtle and unobtrusive, definitely not the flashy signs from the 70s. She was in support allowing the addition of the neon to the existing signs. She thanked the audience member for bringing in an exhibit that demonstrated just how small the signs are. Chair Takahashi reminded the audience that they were meeting tonight to discuss this sign exception request, not the pros and cons or promises and failures of the entire Main Street project. That said, he spoke that the signs being proposed were in context and conformity with the Sign Ordinance. He 3 Design Review Committee January 21, 2016 understood the concerns of the audience regarding neon, but felt that these signs were appropriate to the situation and their application. He didn’t see a specific reason to deny the sign exception application on its own merits. MOTION: Commissioner Gong moved to approve EXC-2015-02 per the draft resolution APPROVE: Chair Takahashi ABSENT: none ABSTAIN: none VOTE: 2-0-0 OLD BUSINESS: None NEW BUSINESS: None Respectfully submitted: /s/Beth Ebben Beth Ebben Administrative Clerk DESIGN REVIEW COMMITTEE STAFF REPORT Agenda Item No. 2 Agenda Date:March 17, 2016 SUBJECT: R1 Exception to allow the conversion of one bay of an existing garage into a media room, and construct a 20'-8" by 10'-5" single-bay garage at the front of the house, resulting in an 11’ front yard setback where 20’ is required. Application No(s): EXC-2016-01; Applicant(s): Richard Hartman (Li residence); Location: 21124 Greenleaf Drive APN: 326-28-097 RECOMMENDATION: Staff recommends that the Design Review Committee approve application EXC-2016-01 per the draft resolution (Attachment 1) PROJECT DATA: General Plan Designation:Residential: Low Density (1-5 units) Specific Plan/Special Area:n/a Zoning Designation:R1-10 Single Family Residential Lot size:6,867 sq.ft. Existing residence, gross area:2,448 sq.ft.(36% FAR) Proposed residence, gross area:2,662 sq.ft. (39% FAR) Required property line setbacks:20’ front; 5’ minimum/15’ combined side; 20’ rear Proposed property line setbacks: 11’ front; 5’ minimum/15’ combined side Project Consistency with: General Plan:Yes Zoning:No, exception requested for garage dimensions and front yard setback Environmental Assessment:Categorically Exempt, CEQA Section 15303, Class 3 (New construction or conversion of small structures) COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY HALL 10300 TORRE AVENUE • CUPERTINO, CA 95014-3255 (408) 777-3308 • FAX (408) 777-3333 EXC-2016-01 21124 Greenleaf Drive March 17, 2016 Page 2 BACKGROUND: On July 17, 2008, the Design Review Committee approved Application EXC-2008-13 at 21124 Greenleaf Drive, which allowed a portion of a 910-square-foot single-story addition to encroach into the required front yard setback. That approval established an 11’ front yard setback, where 20’ is required in the R1-10 Single Family Residential District. DISCUSSION: Application request The application proposes the conversion a portion of an existing two-car garage into conditioned living space and to add a one-car garage addition at the front of the home. The project would encroach 9’ into the required 20’ front yard setback resulting in an 11’ setback. The R1 District requires four onsite parking spaces, two of which must be in an enclosed structure with clear interior dimensions of 20’ by 20.’ The City’s R1 Ordinance requires requested encroachments into setbacks and non-conforming parking requirements to be reviewed and approved by the Design Review Committee with an R1 Exception application. Staff Review Planning Division staff support the proposed exception for the following reasons: 1. The lot contains less area (6,867 sq. ft) than required by its zoning designation (10,000 sq.ft.). 2. The triangular-shaped lot with a long, curved front property line is unusual to the neighborhood, where the typical lot is a conforming, rectangular shape with front yard, two sides and rear yard. 3. While non-conforming in setback and individual dimensions, the garage proposal of two separate one-car bays meets the enclosed parking requirement when combined. Each bay is 20’ deep and 10’5-6” wide. 4. The interior conversion of the existing garage to media room allows reasonable addition of conditioned living space, while minimizing impacts to adjacent neighbors by maintaining a one-story home and by observing the existing 11’ setback at the front of the home established through the 2008 approval. These findings are incorporated into the draft resolution in Attachment 1. OTHER DEPARTMENT/AGENCY REVIEW The City’s Public Works Department reviewed the project and provided a public works confirmation form outlining standard conditions of approval, included in the draft resolution. No additional conditions of approval have been imposed. EXC-2016-01 21124 Greenleaf Drive March 17, 2016 Page 3 OUTREACH/NOTICING The following table is a brief summary of the noticing conducted for this project: Notice of Public Hearing Notices &Site Notice Agenda Site Signage (10 days prior to the hearing) Notices mailed to property owners adjacent to the project site (10 days prior to the hearing) Posted on the City's official notice bulletin board (one week prior to the hearing) Posted on the City of Cupertino’s Web site (one week prior to the hearing) No comments were received from any member of the public at the time of staff report production. PERMIT STREAMLINING ACT This project is subject to the Permit Streamlining Act (Government Code Section 65920 – 65964). The City has complied with the deadlines found in the Permit Streamlining Act. Project Received: January 7, 2016 Deemed Complete:February 5, 2016 The City has 60 days until April 5, 2016 to make a decision on the project since this project is Categorically Exempt from CEQA. The Design Review Committee’s decision on this project is final unless appealed to the City Council within 14 calendar days of the decision. CONCLUSION Staff recommends approval of the project since the conditions of approval address all concerns related to the proposed project and all of the findings for approval of the proposed project are consistent with Chapter 19.19.28.140(E) of the Cupertino Municipal Code. Prepared by:Catarina Kidd, Senior Planner Approved by:Benjamin Fu, Assistant Director of Community Development Attachments 1. Draft Resolution 2. Plan Set EXC-2016-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 DRAFT RESOLUTION OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN EXCEPTION FROM THE RESIDENTIAL SINGLE FAMILY ZONING REGULATIONS TO ALLOW THE CONVERSION OF ONE BAY OF AN EXISTING GARAGE INTO A MEDIA ROOM, AND CONSTRUCT A 20'-8" BY 10'-5" SINGLE-BAY GARAGE AT THE FRONT OF THE HOUSE, RESULTING IN AN 11’ FRONT YARD SETBACK WHERE 20’ IS REQUIRED AT 21124 GREENLEAF DRIVE SECTION I: PROJECT DESCRIPTION Application No.:EXC-2016-01 Applicant:Richard Hartman (Li residence) Location:21124 Greenleaf Drive, APN: 326-28-097 SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for an Exception from the Residential Single Family Zoning regulations as described in Section I. of this Resolution; and WHEREAS, the Project is Categorically Exempt from the requirements of the California Environmental Quality Act pursuant to Section 15303, Class 3 (New construction or conversion of small structures); and WHEREAS, the necessary notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Design Review Committee has held at least one Public Hearing on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and WHEREAS, the Design Review Committee finds the following with regard to the exception for this application: Draft Resolution EXC-2016-01 March 17, 2016 Page - 2 - 1. That the literal enforcement of the provisions of this title will result in restrictions inconsistent with the spirit and intent of this title. a. The lot contains less area (6,867 sq. ft) than required by its zoning designation (10,000 sq.ft.). b. The triangular-shaped lot with a long, curved front property line is unusual to the neighborhood, where the typical lot is a conforming, rectangular shape with front yard, two sides and rear yard. c. While non-conforming in setback and individual dimensions, the garage proposal of two separate one-car bays meets the enclosed parking requirement when combined. Each bay is 20’ deep and 10’5-6” wide. d. The interior conversion of the existing garage to media room allows reasonable addition of conditioned living space, while minimizing impacts to adjacent neighbors by maintaining a one-story home and by observing the existing 11’ setback at the front of the home established through the 2008 approval. 2. That the granting of exception will not result in a condition that will be injurious to property or improvements in the area nor be materially detrimental to the public health, safety, or welfare. The granting of exception will not result in a condition that will be injurious to property or improvements in the area nor be materially detrimental to the public health, safety, or welfare because the interior conversion of the existing garage to media room allows reasonable addition of conditioned living space, while minimizing impacts to adjacent neighbors by maintaining a one-story home and by observing the existing 11’ setback at the front of the home established through the 2008 approval. 3. The exception granted will not result in a hazardous condition for pedestrian or vehicular traffic. The exception granted will not result in a hazardous condition for pedestrian or vehicular traffic because the addition maintains an 11’ front yard setback and maintains the minimum onsite parking spaces. There is an existing sidewalk along the front of the home that will not be altered and the addition does not change vehicular traffic. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 3 thereof: 1. The application for an Exception to the Residential Single Family zoning regulations, Application no. EXC-2016-01 is hereby APPROVED, and Draft Resolution EXC-2016-01 March 17, 2016 Page - 3 - That the sub-conclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Hearing record concerning Application no.(s) EXC-2016-01 as set forth in the Minutes of Design Review Committee Meeting of March 17, 2016 and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on the plan set titled “Addition and Remodel for: Alan & Mu Li, 21124 Greenleaf Drive, Cupertino, CA 95014” and received by the City on January 7, 2016, except as may be 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. 3. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the Public Works Confirmation form dated January 13, 2016, including, but not limited to, dedications, easements, off-site improvements, undergrounding of utilities, all necessary agreements, and utility installations/relocations as deemed necessary by the Director of Public Works and required for public health and safety. The Public Works Confirmation is a preliminary review, and is not an exhaustive review of the subject development. Additional requirements may be established and implemented during the construction permitting process. The project construction plans shall address these requirements with the construction permit submittal, and all required improvements shall be completed to the satisfaction of the Director of Public Works prior to final occupancy. Draft Resolution EXC-2016-01 March 17, 2016 Page - 4 - 4. 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. 5. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS a) All grading activities shall be limited to the dry season (April 15 to October 1), unless permitted otherwise by the Director of Public works. b) Construction hours and noise limits shall be compliant with all requirements of Chapter 10.48 of the Cupertino Municipal Code. c) Grading, street construction, underground utility and demolition hours for work done more than 750 feet away from residential areas 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. Grading, street construction, demolition or underground utility work within 750 feet of residential areas shall not occur on Saturdays, Sundays, holidays, and during the nighttime period as defined in Section 10.48.053(b) of the Municipal Code. d) 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 as defined in Chapter 10.48 of the Municipal Code. Night time construction is allowed if compliant with nighttime standards of Section 10.48 of the Cupertino Municipal Code. e) Rules and regulations pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of an applicant appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. f) The applicant shall be responsible for educating all contractors and subcontractors of said construction restrictions. g) The applicant shall comply with the above grading and construction hours and noise limit requirements unless otherwise indicated 6. INDEMNIFICATION Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or void this Resolution or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys’ fees and costs incurred in defense of the litigation. The applicant shall pay such Draft Resolution EXC-2016-01 March 17, 2016 Page - 5 - attorneys’ fees and costs within 30 days following receipt of invoices from City. Such attorneys’ fees and costs shall include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. 7. LANDSCAPE The property owners shall install landscaping along the new garage wall visible from Greenleaf Drive prior to final sign-off of the building permit. PASSED AND ADOPTED this 17th day of March 2016, at a regular meeting of the Design Review Committee of the City of Cupertino by the following roll call vote: AYES:MEMBERS: NOES:MEMBERS: ABSTAIN:MEMBERS: ABSENT:MEMBERS: ATTEST:APPROVED: Catarina Kidd Margaret Gong, Chair Senior Planner Design Review Committee D/WR =1 5 0 .0 0 L =1 7 8 .5 6 SSCCCC1'-6"20'-0 1/16"10'-1 13/16" 5'-0" 6'-0"20'-0 1/16"10'-4" 11'-0" 11'-0" 5'-0"10'-0"1" CHERRY 2" APRICOT 1" PLUM PLANTERTO BE REMOVED EXISTING 10' X 20' PARKING GREENLEAF10" TREE EX. LAWN 1" JAPANESE MAPLE 8" ORNAMENTAL PEAR DRIVEEX. FENCE EX. LANDSCAPE AREAEX. FENCEEX. FENCEEX. JP &STREET LIGHT204.00204.00203.50202.50202.00202.00201.50201.50201.00201.00200.50202.50203.00203.001+001+502+002+503+003+05.44EX. 6" SSEX.SSFLUSHINGINLETPROPOSED 1" PLUM FF = 205'FF = 206'GARAGEADDITIONFF = 204.81' 3" AUSTRALIAN TEA TREE 3" AUSTRALIAN TEA TREE EXISTING 1-STORY HOUSEEXISTING 1-STORY HOUSE EXISTING DETACHED GARAGE NPART GARAGE CONV. 326 - 28 - 097 R 1 - 10 6,867 S.F. F.A.R. ALLOWED: PROPOSED: 6,867 X .45 = 3,090 S.F. 2,026 S.F. 229 S.F.21124 GREENLEAF DRIVE, CUPERTINO, CA. 95014ADDITION AND REMODEL FOR:ALAN & MU LIRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.619 NORTH FIRST STREET, SAN JOSE, CA 95112408/995-0496 HometecArch@hotmail.com15-024 RAH 1/4" = 1'-0" 2,212 S.F. 186 S.F. GARAGE ADDITION:214 S.F. TOTAL GARAGE:443 S.F. A-2 2,662.11 = 38.7% 11 9-23-15 A.P.N. : A-1 ZONING: OCCUPANCY GROUP: R-3, U Date Scale Drawn Job Sheet of Sheets REVISIONS BY TYPE OF CONSTRUCTION: VB LOT SIZE: SCOPE OF WORK: CONVERT PART OF EXISTING GARAGE TO A MEDIA ROOM. ADD A 1-CAR GARAGE TO THE FRONT CORNER. EXISTING HOUSE: SHEET INDEX A-1 SITE PLAN A-2 EXISTING FLOOR PLAN, ELEVATIONS A-3 NEW FLOOR PLAN A-4 ELEVATIONS A-5 SECTIONS A-6 AREA CALC'S, ROOF PLAN TOTAL HOUSE: VICINITY MAPSITE DATA SITE PLAN GARAGE: 1" = 10'-0" THIS PROJECT SHALL COMPLY WITH 2013 CBC, CRC, CMC, CPC, CEC, CFC, CAL GREEN, CAL ENERGY CODE, AND LOCAL ORD. 1" = 10'-0" 2,448 = 35.6%EXISTING: LOT COV. ALLOWED: PROPOSED: 6,867 X .45(+ 5) = 3,433.5 S.F. 3,127.5 = 45.5% (INCL. OVERHANGS) 2,841 = 41.37%EXISTING: NO SETBACK ENCROACHMENTS ALLOWED - FIELD VERIFY PLANNING 12-21-15 11 11 11 11 D/W606826683040SC2040SC26684030RS3040LS4040LS48683020RS3040SC 2030SC 2668 26682868 26687920FX786828682040DH 50682868 5040RS2040FX16070 3040LS2040DH26682468 2468 6068 5080609030685119926681630SC1660FX1660FX 2040DH16682468 2480 30804'-11" x 4'-11" 5'-11" x 4'-11" 5'-11" x 6'-10" 10'-2" x 10'-4" 8'-11" x 13'-11" 19'-11" x 19'-11" 7'-3" x 6'-6" 5'-3" x 10'-4" 10'-0" x 11'-4" 4'-11" x 10'-4" 12'-9" x 8'-2" 18'-3" x 12'-2" 15'-9" x 2'-11" 5'-3" x 3'-1"25'-7" x 15'-7" 14'-8" x 12'-8" 5'-3" x 7'-1" 3'-7" x 5'-2" 10'-3" x 12'-2" 2018 sq ft 2'-0" -5'-4" +2'-0" -54'-2" -1'-2" +8'-2" -1'-4" -25'-6" +8'-3" -4'-5" +5'-4" -14'-9" -3'-0"3'-10"7'-2" +4'-0"17'-0" -2'-11" -3'-8" -5'-7" +3'-10" -1'-0"63'-0"12'-1"2'-4"7'-0" -5'-7" +12'-6"3'-6"20'-0"3'-8" 62'-9" 3'-10" -11'-3" +8'-0"10'-11"5'-4"9'-4"10'-5" 3'-5" + 3'-0"2'-4"2'-8"3'-0"7'-0" - 24'-1" - 20'-0"4'-1" - 2'-4"16'-0"2'-4"7'-3" +5'-4" -2'-2" +5'-4"3'-6"1'-4" -8'-2" -1'-3" +4'-0"7'-1"3'-4" +3'-0" -2'-8" -5'-8" -2'-8" - 16'-0" - LAUNDRY BEDROOM #3 BEDROOM #2 BATH BATH CLOSET HALL KITCHEN DININGBEDROOM #4 CLOSET MASTER BDRM GARAGE BATH PANTRY LIVING HALL ENTRY 8'-0" CEILING 9'-0" CEILING 60 X 60" TUB11'-0" CEILING 10'-0" CEILING 8'-0" CEILING 8'-0" CEILING 8'-0" CEILING 8'-0" CEILING 8'-0" CEILING 9'-0" CEILING TEMP60 X 42" SHOWER BATH LIVING AREA PULL-DOWN ATTIC STAIR 8'-0" CEILING 8'-0" CEILING F.A.U. IN ATTIC WALL MOUNT TANKLESS GAS WATER HEATER WALL MOUNT TANKLESS GAS WATER HEATER PULL-DOWN ATTIC STAIR 9'-0" CEILING 10'-0" CEILING 8'-0" CEILING OPENER CFL CFL NWEST ELEVATION SOUTH ELEVATION EAST ELEVATION NORTH ELEVATION A-2 21124 GREENLEAF DRIVE, CUPERTINO, CA. 95014ADDITION AND REMODEL FOR:ALAN & MU LIRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.619 NORTH FIRST STREET, SAN JOSE, CA 95112408/995-0496 HometecArch@hotmail.com15-024 RAH 1/4" = 1'-0" EXISTING FLOOR PLAN 9-23-15Date Scale Drawn Job Sheet of Sheets REVISIONS BY PLANNING 12-21-15 11 CO SD R WP DM GFCI 3 SYMBOLS & LEGEND (FLOOR) (WALL) NEW WALLS AFCI PROTECTED DUPLEX OUTLET 220V OUTLET GFCI PROTECTED OUTLET GFCI PROTECTED WEATHERPROOF OUTLET WALL SWITCH (FLUORES. LED ONLY) WALL SWITCH, MANUAL ON, AUTO OFF 3-WAY WALL SWITCH (FLUORES. LED ONLY) WALL MOUNT L.E.D. LIGHT CEILING MOUNT L.E.D. LIGHT CEILING MOUNT FLUORES. LIGHT UNDER CAB. FLUORES. LIGHT RECESSED L.E.D. LIGHT HEATER REGISTER SMOKE DETECTOR (A/C, D/C) INTERCONNECTED EXHAUST FAN VENTED TO OUTDOORS EXHAUST FAN/L.E.D. LIGHT VENTED TO OUTDOORS CEILING FAN WALLS TO BE REMOVED EXISTING WALLS TO REMAIN DIMMER WALL SWITCH 1-HOUR FIRE WALLS VS LISTED CARBON MONOXIDE DET. (A/C, D/C) INTERCONNECTED 19. ALL ELECTRIC SWITCHES SHALL BE OF THE SCREW TYPE GROUND. 20. ALL BRANCH CIRCUITS IN ALL ROOMS OTHER THAN KITCHEN & BATHS SHALL BE PROTECTED BY COMBINATION ARCH-FAULT CIRCUIT INTERRUPTERS.(C.E.C. 210.12.B) 18. LAUNDRY ROOM AND BATHROOM COUNTERTOP OUTLETS SHALL BE EACH SUPPLIED WITH A DEDICATED 20 AMP CIRCUIT 13. SHOWER AND TUB/SHOWER COMBINATIONS SHALL BE PROVIDED WITH PRESSURE BALANCE ANTI-SCALD VALVES TO 120f MAX. WITH MAX. 2.0 GPM FLOW @ 80 PSI, SINK FAUCETS MAX. 1.5 GPM FLOW @ 20 PSI. 14. SHOWER COMPARTMENTS, REGARDLESS OF SHAPE, HAVING A MINIMUM INTERIOR FLOOR AREA OF 1,024 SQUARE INCHES, SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH CIRCLE, AND OUTWARD SWING 22" MIN. DOOR 11. ALL WATER CLOSETS SHALL BE MAXIMUM 1.28 GALLONS PER FLUSH 8. TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS (I.E., DRYERS, BATH & UTILITY FANS, ECT.) SHALL BE A MINIMUM OF 3 FEET AWAY FROM ANY OPENINGS INTO THE BUILDING (DOORS, WINDOWS, OPENING SKYLIGHTS, OR ATTIC VENTS) 9. ALL AIR DUCTS PENETRATING A SEPARATION WALL OR CEILING BETWEEN GARAGE AND LIVING AERA SHALL BE 26 GA. MINIMUM 12. PROVIDE A SMOOTH, HARD, NONABSORBENT SURFACE OVER A MOISTURE RESISTANT UNDERLAYMENT TO A MINIMUM HEIGHT OF 72" ABOVE THE DRAIN INLET AT SHOWERS & TUB/SHOWERS (NO GREEN BOARD) 7. PROVIDE EMERGENCY EGRESS FROM SLEEPING ROOMS, MIN. WINDOW OPENINGS OF 24" MIN. CLEAR HEIGHT, 20" MIN. CLEAR WIDTH, 5.7 SQ. FT. MIN. AREA WITH 44" MAXIMUM TO BOTTOM 5. SLOPE FINISH GRADE AT 5% MIN. FOR 10' AWAY FROM HOUSE & 1% MIN. TO AN APPROVED FACILITY 4. INSTALLATION INSTRUCTIONS FOR ALL LISTED EQUIPMENT SHALL BE POSTED AND PROVIDED TO THE FIELD INSPECTOR AT TIME OF INSPECTION 6. PROVIDE NON-REMOVABLE BACK FLOW PROTECTION AT ALL EXTERIOR HOSE BIBBS 2. ADJUST DIMENSIONS TO ALIGN WITH EXISTING CONDITIONS IN THE FIELD, WHERE APPLICABLE. 1. ALL DIMENSIONS ARE TO FACE OF STUD, UNLESS NOTED OTHERWISE 3. CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS PRIOR TO CONSTRUCTION. IF ANY DISCREPANCIES ARE FOUND, NOTIFY ARCHITECT IMMEDIATELY. 10. ALL EXHAUST FANS SHALL BE "ENERGY STAR" AND SEPARATELY SWITCHED WITH TIMER OR HUMIDISTAT SWITCHES AND CAPABLE OF 5 AIR CHANGES PER HOUR (MIN. 50 CFM) AT BATHS, TOILETS, AND LAUNDRY 17. ELECTRIC DRYERS AND COOKTOPS SHALL HAVE A DEDICATED 30 AMP CIRCUIT, PROVIDE WIRES WITH INSULATED NEUTRAL. 16. KITCHEN SHALL HAVE SEPARATE CIRCUITS FOR DISPOSAL, DISHWASHER, & TWO (2) 20 AMP CIRCUITS LIMITED TO SUPPLYING WALL AND COUNTER SPACE OUTLETS. GENERAL NOTES 22. A PERMANENT LABEL SHALL IDENTIFY EACH LITE OF SAFETY GLAZING 23. T-24 INSTALLATION CERTIFICATE (CF-2R-LTG-01-E) SHALL BE SUBMITTED TO THE FIELD INSPECTOR AT TIME OF FINAL INSPECTION. 21. LIGHT FIXTURES LOCATED OVER OR WITH-IN 3' OF TUBS OR SHOWER ENCLOSURES SHALL BE LABELED "SUITABLE FOR DAMP LOCATIONS" 24. RECESSED LUMINARIES IN INSULATED CEILINGS SHALL BE A.T. & I.C. RATED, ELECTRONIC BALLAST AND CAULKED AIR-TIGHT 15. ALL UNDERFLOOR PLUMBING CLEANOUTS SHALL BE WITHIN 20' OF THE UNDERFLOOR ACESS, OR EXTENDED TO THE EXTERIOR 25. DRYER EXHAUST VENTS SHALL BE PER MANUF. REQUIRMENTS OR MAX. 14' IN LENGTH, TERMINATING 3' CLEAR OF ANY OPENING 26. JOINTS AND SEAMS OF DUCT SYSTEMS SHALL BE SEALED WITH UL 181 LISTED DUCT TAPE, AND INSULATED WITH R-6 MIN. 27. ALL PENETRATIONS INTO UNCONDITIONED SPACE (ATTICS, UNDERFLOORS, ECT.) SHALL BE CAULKED, GASKETED, WEATHERSTRIPPED, OR SEALED TO LIMIT INFILTRATION AND EXFILTRATION. 31. SMOKE DETECTORS SHALL BE INSTALLED IN ALL BEDROOMS AND AT AREAS LEADING TO BEDROOMS. 28. ALL PENETRATIONS IN TOP PLATES, FLOORS, ETC. SHALL BE CAULKED WITH A RESIDENTIAL FIRE RATED CAULK WITH AN ASTM E136 OR E814 RATING 29. EGRESS WINDOWS WITH MULTIPLE LATCHES SHALL HAVE THEM INTERCONNECTED AND OPERABLE FROM THE LOWEST LATCH. 30. SHOWER ENCLOSURE DOORS SHALL OPEN OUT WITH A CLEAR OPENING OF 22" MIN. IN THE OPEN POSITION 32. ALL 15-AMP AND 20-AMP DWELLING UNIT RECEPTACLE OUTLETS SHALL BE LISTED TAMPER-RESISTANT RECEPTICALS (CEC 406.11) 33. MAIN ENTRY DOOR SHALL BE OPENABLE FROM THE INSIDE OF THE DWELLING WITHOUT THE USE OF A KEY, SPECIAL KNOWLEDGE OR EFFORT. 34. KITCHEN FAUCETS SHALL HAVE A MAXIMUM FLOW RATE NOT TO EXCEED 1.8 GPM AT 60 PSI. CGBSC SECT. 4.303.1.4.4 35. VENTILATION HEATING AND AIR CONDITIONING SYSTEMS SHALL HAVE A MERV-6 FILTER OR BETTER. 36. PROVIDE STATE ARCHITECT CERTIFIED EARTHQUAKE-ACTUATED GAS SHUT OFF VALVES AT ALL NEW, RELOCATED, AND REPLACED GAS UTILITY METERS. 37. PROVIDE A DEDICATED 20 AMP CIRCUIT FOR EACH FAN MOTOR (F.A.U., EXHAUST, ECT.) 38. PROVIDE COMBO SMOKE/CARBON MONOXIDE DETECTORS AT HALLWAYS ON EACH LEVEL,AND OUTSIDE OF BEDROOMS 40. FOR ANY L.E.D. LIGHTS TO QUALIFY AS HIGH EFFICACY LIFTING, THEY MUST BE CERTIFIED BY THE ENERGY COMMISSION AND LISTED ON THEIR DATABASE AT http://www.appliances.energy.ca.gov/. PROVIDE TO THE FIELD INSPECTOR EVIDENCE OF CERTIFICATION FOR ALL HIGH EFFICACY L.E.D. LIGHTS AS SELECTED BY THE OWNER. 39. A GAS PIPING LAYOUT PLAN SHALL BE PROVIDED TO THE FIELD INSPECTOR BY THE CONTRACTOR AT TIME OF INSPECTION. CAL-GREEN MANDATORY MEASURES 41. ALL PLUMBING FIXTURES AND FITTINGS SHALL MEET THE STANDARDS REFERENCED IN TABLE1401.1 OF THE 2013 CPC. 1. CONTRACTOR SHALL IMPLEMENT AND MANAGE THE STORM WATER DRAINAGE DURING CONSTRUCTION. 2. SITE GRADING & DRAINAGE SYSTEM MEASURES SHALL BE IN PLACE TO KEEP WATER AWAY FROM BUILDING. 3. T-24 ENERGY REPORT SHALL BE ATTACHED AND PRINTED INTO THE SET. SEE SHEETS T-24. 4. WALLS WITH 2X6 AND LARGER FRAMING SHALL HAVE R-19 INSULATION, MIN. 5. ALL COPPER HOT WATER PIPES SHALL BE FULLY INSULATED. 6. ALL INDOOR ROOMS SHALL HAVE THE NEW MANDATORY REQUIREMENTS, PER GBC 150.0(k) 7. JOINTS AND SEAMS OF DUCT SYSTEMS SHALL BE SEALED WITH UL 181 LISTED DUCT TAPE, AND INSULATED WITH R-6 MIN. 8. AIR DUCTS SHALL BE LEAK TESTED (HERS) TO MAX. 6% WITHOUT AIR HANDLER, AND 4% WITH AIR HANDLER. 9. HEATING AND AIR CONDITIONING SYSTEMS SHALL BE DESIGNED IN ACCORDANCE WITH THE REQUIREMENTS OF CGBSC SEC 4.507.2 10. A AGS SUPPLY LINE OF 200,000 BTU/HR MIN. SHALL BE SUPPLIED TO THE WATER HEATER WITH 120 VOLT RECEPTACLE. 11. HERS Verification required for the HVAC cooling, HVAC distribution systems, HVAC fan systems, and IAQ (indoor air qualify) fans. Provide evidence of a Third-Party Verification (HERS) to project building inspector, prior to final building inspection. 12. ALL FENESTRATION AND SKYLIGHTS SHALL HAVE A U-FACTOR OF 0.58 OR BETTER. 13. FOR ANY L.E.D. LIGHTS TO QUALIFY AS HIGH EFFICACY LIFTING, THEY MUST BE CERTIFIED BY THE ENERGY COMMISSION AND LISTED ON THEIR DATABASE AT http://www.appliances.energy.ca.gov/. PROVIDE TO THE FIELD INSPECTOR EVIDENCE OF CERTIFICATION FOR ALL HIGH EFFICACY L.E.D. LIGHTS AS SELECTED BY THE OWNER. 14. HEATING AND AIR CONDITIONING SYSTEMS SHALL BE DESIGNED IN ACCORDANCE WITH THE REQUIREMENTS OF CGBSC SEC 4.507.2 15. PLYWOOD (OR OSB) ROOF SHEATHING WITH RADIANT BARRIER REQUIRED. 16. WINDOWS SHALL HAVE A REDUCED U-FACTOR OF 0.32 AND SHGC OF 0.25 OR BETTER. 17. THE EFFECTIVE FLUSH VOLUME OF ALL TOILETS WILL NOT EXCEED 2.28 GALLONS PER FLUSH. 18. THE MAXIMUM ALLOWED REDUCED FLOW RATES FOR PLUMBING FIXTURES REQUIRED TO COMPLY WITH CAL-GREEN ARE AS FOLLOWS: 1.28 GALLONS PER FLUSH FOR TOILETS 1.0 GALLONS PER FLUSH FOR URINALS 2.0 GPM FOR SHOWERHEADS 1.5 GPM FOR ANY LAV. FAUCETS 1.8 GPM FOR KITCHEN FAUCET 19. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER WITH RAIN SENSER SHALL BE PROVIDED AND INSTALLED PRIOR TO FINAL INSPECTION. 20. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENINGS IN SOLE/ BOTTOM PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR, CONC. MASONRY, OR SIMILAR ACCEPTABLE METHODS. CGBSC SEC. 4.406.1 21. DOCUMENTATION SHALL BE PROVIDED, PROIR TO THE FIRST INSPECTION, CONFIRMING COMPLIANCE TO THE WASTE MANAGEMENT PLAN PROVIDED TO THE JURISDICTION. CGBSC 4.408.2.1 22. AT FINAL INSPECTION, A MANUAL, COMPACT DISC, WEB-BASED REFERENCE, OR OTHER ACCEPTABLE MEDIA INCLUDING ITEMS 1 - 10 IN ACCORDANCE TO CGBSC SEC. 4.410.1 SHALL BE PLACED IN THE BUILDING. 23. DIRECT-VENT GAS FIREPLACE WITH SEALED COMBUSTION SHALL BE INSTALL PER MANUFACTURER'S INSTALLATION INSTRUCTIONS. 24. ANY PELLET OR WOOD BURNING STOVE SHALL COMPLY WITH EPA PHASE II EMISSIONS LIMITS. 25. ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS SHALL BE COVERED WITH TAPE, PLASTIC, SHEET METAL, OR OTHER ACCEPTABLE METHODS AT THE TIME OF ROUGH INSTALLATION OR DURING STORAGE ON THE CONSTRUCTION SITE AND UNTIL FINAL STARTUP OF THE HEATING AND COOLING EQUIPMENT. CGBSC SEC. 4.504.1 26. ADHESIVES, SEALANTS, AND CAULKS SHALL COMPLY WITH LOCAL , REGIONAL AIR POLLUTION AND AIR QUALITY MANAGEMENT DISTRICT STANDARDS. 27. PAINTS AND COATINGS SHALL COMPLY WITH VOC LIMITS. 28. AEROSOL PAINTS AND COATINGS SHALL COMPLY WITH PRODUCT-WEIGHTED MIR LIMITS FOR ROC AND OTHER REQUIREMENTS. 29. DOCUMENTATION SHALL BE PROVIDED TO THE FIELD INSPECTOR OF COMPLIANCE WITH VOC LIMITS FOR FINISH MATERIALS. 30. ALL CARPET SYSTEMS INSTALLED SHALL MEET THE TESTING AND PRODUCT REQUIREMENTS IN CGBC. 31. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE INSTALLED FLOOR AREA WILL COMPLY WITH CGBC. 32. HARDWOOD PLYWOOD, PARTICLE BOARD, AND MEDIUM-DENSITY FIBER BOARD COMPOSITE WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THE BUILDING WILL COMPLY WITH THE LOW FORMALDEHYDE EMISSIONS STANDARDS. 33. A CAPILLARY BREAK WILL BE INSTALLED IF A SLAB ON GRADE FOUNDATION IS USED. 34. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILL NOT BE INSTALLED. WALL AND FLOOR FRAMING WILL NOT BE ENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. MOISTURE CONTENT WILL BE VERIFIED PRIOR TO FINISH MATERIAL BEING APPLIED. 35. ENERGY STAR COMPLIANT EXHAUST FANS SHALL BE PROVIDED IN EVERY BATHROOM, DUCTED TO TERMINATE OUTSIDE THE BUILDING. ALL EXHAUST FANS MUST BE CONTROLLED INDEPENDENTLY BY A HUMIDISTAT OR TIMER SWITCH. 36. THE HEATING AND AIR CONDITIONING SYSTEM WILL BE SIZED, DESIGNED AND HAVE THEIR EQUIPMENT USING THE FOLLOWING METHODS: 1. HEAT LOSS/HEAT GAIN VALUES IN ACCORDANCE WITH ANSI/ACCA 2 MANUAL J 2004 OR EQUAL 2. DUCT SYSTEMS ARE SIZED ACCORDING TO ANSI/ACCA 1, MANUAL D 2009 OR EQUAL. 3. SELECT HEATING AND COOLING EQUIPMENT IN ACCORDANCE WITH ANSI/ACCA 3, MANUAL S 2004 OR EQUAL. 37. HVAC SYSTEM INSTALLERS WILL BE TRAINED AND CERTIFIED IN THE PROPER INSTALLATION OF HVAC SYSTEMS AND EQUIPMENT BY A RECOGNIZED TRAINING/CERTIFICATION PROGRAM. 38. UPON REQUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE MAY INCLUDE: CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLATION CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THE BUILDING DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE 2013 CODE REQUIREMENTS. D/W606826682040SC26684040LS48683020RS3040SC 2030SC 2668 4040LS26682868 8070 3040LS3040LS2868506871120FX286836204030RS3040LS 2040DH 50682868 5040RS2040FX4068 8070 3040LS2040DH26682468 3040SC2468 6068 5068 5080609030685119926681630SC26681660FX1660FX 2040DH166826682468 2480 3080R R R R RRR RR SD SD SD SD SD GFCI GFCIGFCI GFCI GFCI R R R R RR RR RRR R R RR RR R T ML GFCI C5/TVC5/TV WP WP GFCI GFCI ML GFCI ML GFCI DC 3DM ML 3DM DM GFCI GFCI DM DM T DM WP DM GFCI GFCI C5/TV WP C5/TV 3 ML DMDM WP GFCI C5/TV GFCI GFCI DM DM T DM GFCIGFCIGFCI GFCI ML GFCI GFCI WP WP WP DM 3 3 ML C5/TV 3DM GFCIML C5/TV DM DM DM DM C5/TV 2426 sq ft1'-4" +1'-0"20'-2" -82'-6"12'-1"2'-4"6'-8" -5'-11" +12'-6"3'-6"8'-0"8'-10"2'-0"20'-8"1'-0" 4'-0"2'-0" -5'-4" +2'-0" -54'-3" +1'-3" +8'-2" -1'-4" -25'-5" +8'-7" -4'-1" -5'-5" +14'-9" -16'-11" +2'-6" +3'-10" +5'-9" +3'-10" -1'-0"3'-3" - 3'-0"2'-4"2'-8"3'-0"6'-11" + 10'-8"3'-9" -20'-0"10'-6" + 10'-5" LAUNDRY BEDROOM #3 BEDROOM #2 BATH BATH CLOSET KITCHEN DININGBEDROOM #4 CLOSET MASTER BDRM GARAGE BATH PANTRY LIVING HALL ENTRY 8'-0" CEILING GARAGE 11'-0" CEILING 10'-0" CEILING 8'-0" CEILING 8'-0" CEILING 8'-0" CEILING 8'-0" CEILING 8'-0" CEILING 9'-0" CEILING TEMPDN 6" BATH LINEN PULL-DOWN ATTIC STAIR 8'-0" CEILING 8'-0" CEILING F.A.U. IN ATTIC WALL MOUNT TANKLESS GAS WATER HEATER PULL-DOWN ATTIC STAIR 9'-0" CEILING 10'-0" CEILING GAS PATCH PANEL ARCH1 FAMILY CLOSET 18'' x 24'' MIN. CRAWL SPACE ACCESS WITH WEATHERSTRIP +96" 20 AMP DED. LINE +96" 200 AMP ELEC. PANEL +96" PULL-DOWN ATTIC STAIR 1 LIVING AREA 1 TO BE REMOVED 1 NA-3NEW FLOOR PLAN 21124 GREENLEAF DRIVE, CUPERTINO, CA. 95014ADDITION AND REMODEL FOR:ALAN & MU LIRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.619 NORTH FIRST STREET, SAN JOSE, CA 95112408/995-0496 HometecArch@hotmail.com15-024 RAH 1/4" = 1'-0" 9-23-15Date Scale Drawn Job Sheet of Sheets REVISIONS BY PLANNING 12-21-15 11 17'-6"13'-0"17'-6"17'-6"17'-6"ATTIC VENT FANS ON THERMOSTAT 21124 GREENLEAF DRIVE, CUPERTINO, CA. 95014ADDITION AND REMODEL FOR:ALAN & MU LIRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.619 NORTH FIRST STREET, SAN JOSE, CA 95112408/995-0496 HometecArch@hotmail.com15-024 RAH 1/4" = 1'-0" COMPOSITION SHINGLES TO MATCH EXISTING WITH 30 LB. FELT UNDERLAYMENT, CLASS 'A', INSTALL PER MANUFACTURER'S INSTRUCTIONS A-4 7/8'' (3) COAT STUCCO OVER METAL LATH OVER (2) LAYERS GRADE "D" BUILDING PAPER .(PER C.B.C. 2512) 26 GA. GALV. WEEP SCREED, 4" MIN. ABOVE GRADE, 2" MIN ABOVE CONCRETE (TYP.) 36'' CONCRETE LANDING AS REQUIRED, 4'' MIN. 7" MAX. STEP DOWN WITH 3/4" MAX. THRESHOLD@ SLIDERS & 1/2" MAX. THRESHOLD @ DOORS SLOPE FINISH GRADE AT 5% MIN. FOR 10' AWAY FROM HOUSE & 1% MIN. TO AN APPROVED FACILITY SOUTH ELEVATION WEST ELEVATION EAST ELEVATION NORTH ELEVATION MIN. 4" TALL STREET ADDRESS NUMERALS OF CONTRASTING COLOR TO BACKGROUND. PROVIDE CROSS-VENTING OPENINGS OF 1/150 UNDERFLOOR AREA (COVER WITH 26 GA. GALV. 1/4'' MESH) PER C.B.C. 1203.3 PROVIDE CROSS-VENTING OPENINGS OF 1/150 ATTIC AREA (COVER WITH 26 GA. GALV. 1/4'' MESH) 50% VENTS TO BE 36" ABOVE CEILING PER C.B.C. 1203.2 9-23-15EXISTINGPROPOSEDDate Scale Drawn Job Sheet of Sheets REVISIONS BY PLANNING 12-21-15 11 EXISTING / NATURAL GRADE EXISTING / NATURAL GRADE EXISTING / NATURAL GRADE 11 11 11 21124 GREENLEAF DRIVE, CUPERTINO, CA. 95014A-5ADDITION AND REMODEL FOR:ALAN & MU LIRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.619 NORTH FIRST STREET, SAN JOSE, CA 95112408/995-0496 HometecArch@hotmail.com15-024 RAH 1/4" = 1'-0" SECTION SECTION 11 22 5/8'' TYPE ''X'' GYP. BD. 1/2'' GYP. BD. (TYP.) 9-23-15Date Scale Drawn Job Sheet of Sheets REVISIONS BY TYPICAL WINDOW TRIM44 55 TYPICAL WINDOW TRIM PLANNING 12-21-15 11 D/W1'-4" +1'-0"20'-2" -20'-0"10'-6" + 10'-5"7'-8"10'-7" +6'-0"6'-0" 24'-4"27'-6" +19'-2" +11'-0" 20'-8"14'-9" -7'-8" +11'-0" +13'-0" 15'-8"5'-11"1'-11"8'-0"8'-0"8'-7" -13'-5" +3'-9"3'-9"3'-9" 3'-9" 15'-1"21'-1" -44'-0" 1 1 1 K 1 B A C D E F G H I J N5 : 12 5 : 125 : 12 5 : 125 : 125 : 12 5 : 12 5 : 12 5 : 125 : 125 : 12 5 : 125 : 125 : 12 5 : 125 : 125 : 12 5 : 125 : 125 : 125 : 125 : 125 : 125 : 125 : 12 5 : 12 A-6 AREA CALCULATIONS A ; 44 X 21.08 = 927.52 B ; 15.08 X 13.41 -(3.75 X 3.75 / 2) = 195.15 C : 8 X 8.58 - (6 X 6 / 2) = 50.64 D : 8 X 1.91 = 15.28 E : 15.66 X 5.91 = 92.55 F : 13 X 11 = 143 G : 7.66 X 10.63 - (7.66 X 7.66 / 2) =52.08 H : 24.33 X 27.5 = 669.07 I : 20.66 X 14.75 = 304.73 J : 11 X 19.16 = 210.76 K : 1 X 1.33 = 1.33 21124 GREENLEAF DRIVE, CUPERTINO, CA. 95014ADDITION AND REMODEL FOR:ALAN & MU LIRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.619 NORTH FIRST STREET, SAN JOSE, CA 95112408/995-0496 HometecArch@hotmail.com15-024 RAH 1/4" = 1'-0" 9-23-15Date Scale Drawn Job Sheet of Sheets REVISIONS BY TOTAL BUILDING = 2,662.11 S.F. ROOF PLAN PLANNING 12-21-15 11