Approved Plan Set PROJECT DATA VICINITY MAP N.T.s.
x� ,. ... ...
1. AP N:326-17-052
2. LAND USE:RES LOW DENSITY(1-5 DUS/AC)
3. ZON'G:R-1-10
4. PROJECT SUMMARY � O
GROSS LOT SIZE- 100.12'X100.12'=9976 SF
NET LOT SIZE-(G�OSS)-(10'ST.DEDI.)_(9976-1001)=8975 SF �V„N� ��._..�-�-��,�-�;�- --�'����,,,����I����� I�iw���� �
LOT COVE RAG E- 3059/8975=34% . ��A x ���tl`i� � � !n�°'� � � �►���� �
��"�; �� �ts �+",r'• Rn s i:o° �� ��j= `d� w "�.�a` � Steve Yang
a. 1 ST FLR FOOTPRINT-2500 SF �� "'°" `w`'� ' � ��.�W � A���`
�T� M��.�or�ee p,M.A61�M�f9 i�, W' �1` I
�� ��,��„�, e,,, - � "�a ��� ,� ^� &Associates
� Q„`Gd W q� .�,s �}'��, 5g � architects aia/pe
b. COVERED PORCH A&B-(114)+(33)=147 SF �� a y� " ' ,�� ��' �N�,
�� �,�N�
c. ROOF OVERHANGS/EAVES-412 SF ___ °��6y��4� � ;�' � ��`�-��� " �'n��'�`� �- �¢ � planning
s „ ,�;:.. �. ,,� �a� �
N a y.i� ? � ['�
� y�'^��� — � N fAw# S� 4(r .�ti ��'4a�/M � :7
d. TOTAL-3059 SF h � g� ,�� �__•,.,.r�:��_��,�Y��� '"- �•�'3� �y�•° # ;� architecture
�„ ' sT..'_ �.da: & design
��� vp�. i ' zo A�r I� °1 1 ,��' }��I���' �,.
Wa �m � I°� . �s� '� `� ,�°�c�J'�� � "'�
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9�= q �t:,,_,i1e�."J ° � '2�N � r Ip� o�µ�,� ��• 1618 WILLOWHURST AVE.
BUILDING AREAS-1ST FLOOR=2500 SF;2ND FLOOR=1539 SF .,s�Y, "���.9i = . � � �, �4 �N ;� .����.���;��x
San Jose,CA.95125
_r��� ��': � U �., � y�,`,��� $"���
TOTAL=4039 SF THIS INCLUDES � r°� �,. � �g��$�j•, I�,•�,��.�. � �
*.`� g �,n" � $ 1� �i e��u`�'an ' `a. 408 694-1618
�
STOb; �� �' A' S$ \ �0 '� �! fB
A.3445 SF LIVING v... J,� �� _ � ;—�j3 tl�,� -����-��� x������,�'���� � i
y$�a jv s?a c�n �'�iy� �v �.I i� �Pf� `6'h��!^ 5��
B.110 SF DBL COUNT ticm � , wii___...,__.y ����'pi �`� }o.�`�v�""�.r��I�11 �?+ is
x a�� o ii3:m� vl ' � I �I 2i1���AH�jxF'� rb i !
C.484 SF GARAGE - --- �
�� � ���.1 i:��H� _,�Y ,. a$,y� �� � �
_f g��u�8` tiur, �A ..___I_Un k� Za����,KS�Y.P��p! ; �
RATIO OF 2ND FLOOR TO 1 ST FLOOR=1539/2500=62% '" ���.,���__� �'�'-;��J���� , �� � ��,N ��.,�Lx �, ,
� � 0 v �; � � ��`''b�� j r�i ,�{� {�yi .�aa i.L1 .,r
FLOOR AREA RATIO—4039/8975—45/o � ;�£$�;�p�,:g ;� `" � �' �, ,x ,°°,x�,`-��,�.:-�-;��, � �'����
PROPOSED FINISHED FLOOR ELEVATION-HI=354.5,LO=353.5 '� �n `� � � � � �R � `$' g���,� �-�;�� � ' ' ��'�
� � a. s�v ,a� ��, � �� .� a ����� ; `��.
,�., �, P�.,t� <. u,,,
ON-SITE&OFF-SITE EXISTINC�TREES REFER TO L-1 ��__ .�� p�'fia��� � $;N����`N ����.��,� �' ��'
CUF'EfiT1N0 ---.-._�.��.�:r:e+:s�+cew a,xu
BLDG HT- MAX.-28'&2-STORY � ��~ "�� �°�'``����� ,� ' -� ��;
i � i���a i � �' �
, ' G�nN�R@s�, ��� �e'L I.�'.�.'+�'�":��::.a;{
REMOVE(E)1-STORY HOUSE AS REQ D W
� I� "',.��, ��N�r`�` �.-�
SETBACKS: s„st � + f
1 ST FLOOR 2ND FLOOR ���
F RO NT 20' 25' r��� �� -��� �, �
� � � �� �
LEFT SIDE 16 2�
RIG HT 15'-2" 30'-10" �'�'�' �'"��� �
��� � �
�EA� 20' 26'-9" �.g� ��-i�-��a �
a
5. CONSTRUCTION SHALL BE IN ACCORDANCE W/ O
� O
A.CALIFORNIA RESIDENTIAL CODE(CRC) 2013 EDITION �
B.CALIFORNIA BUILDING CODE(CBC) 2013 EDITION � � �
C.CALIFORNIA MECHANICAL CODE(CMC) 2013 EDITION � Q
D.CALIFORNIA PLUMBING CODE CPC 2013 EDITION D R A W I N G I N D E X W �
� � N U
E.CALIFORNIA ELECTRICAL CODE(CEC) 2013 EDITION � z
F.CALIFORNIA FIRE CODE(CFC) 2013 EDITION ARCH ITECTU RAL LAN DSCAPE Q W �
G.CALIFORNIA ENERGY CODE 2013 EDITION SHEET 1 AT-1 TITLE SHEET SHEET 13 L-1 PLANTING&HARDSCAPE O
H.BUILD ENERGY STANDARDS,T-24 2013 EDITION SHEET 2 C-1 BOUNDARY&TOPO MAP W U
J.CALGREEN 2013 EDITION SHEET 3 C-2 GRADING 8�DRAINAGE PLAN �
� J � �
SHEET 4 AS-1 ARCHI.SITE PLAN C I V I L � W �
SHEET 5 A-1 1 ST FLOOR PLAN U
SHEET 6 A-2 2ND FLOOR&LOWER ROOF PLAN � �
SHEET 7 A-3 UPPER ROOF PLAN Q W
SHEET 8 A-4 BUILDING ELEVATION(ENTRANCE) � U
SHEET 9 A-5 BUILDING ELEVATIONS,LEFT(WEST)8�FRONT(SOUTH) a �
SHEET 10 A-6 BUILDING ELEVATIONS,REAR(NORTH)&RIGHT(EAST) � � �
SHEET 11 A-7 BUILDING SECTIONS �
SHEET 12 CG CALGREEN NOTES � �
U
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a o
W
�
�
Revisions By
-
�
CONSULTANTS DrawnNH
STEVE YANG & ASSOCIATES 1618 WILLOWHURST AVE. TEL (408) 694-1618 Check SY
ARCHITECT� SAN JOSE, CA 95125 FAX (408) 694-8888 Date 10/01/16
CIVIL ENGINEER = LC E NG I N E E R I NG 598 E. SANTA CLARA ST. SUITE 270 TEL (408) 806-7187 Scale AS-NOTED
SAN JOSE, CA 95112
Job No 16.04
GEOTECHNICAL� SILCON VALLEY SOIL ENGINEERING 2391 ZANKER RD SUTE 350 TEL (408) 324-1400
SAN JOSE, CA 95131
LANDSCAPE ARCHITECT� TODD KALBFELD 2345 TULIP RD TEL �4os� 605-9973 sheet
SAN JOSE, CA
FENGE ZHU, MANAGER OF HENGY, LLC STRUCTURAL ENGINEER � AT-1
Of
O W N E R • �0559 FELTON WAY SOIL ENGINEER� RES I D E NTIAL
CUPERTINO, CA 95014
(408) 691-6588 MECHANICAL ENGINEER � D ES I G N RE�/I EW
LEGEND & ABBREVIATIONS o
z
AB AGGREGATE BASE DS DOWNSPOUT GPE GENERAL PUBLIC PERF PERFORATED SSE SANITARY SEWER QQ AREA DRAIN ----- EASEMEN7 LINE IB IRRIGATION BOX
EB ELECTRICAL BOX
AC ASPHALT CONCRETE DWY DRIVEWAY EASEMENT EM ELEC7RIC METER
� PROPERTY LINE EASEMENT +�o��o OR(101.70) EXIS7ING ELEVATION � INLET TELEPHONE BOX
AD AREA DRAIN EA EASEMENT GSB GRADING SETBACK PP POWER POLE STA STATION � BENCHMARK TE�
AE ANCHOR EASEMENT ELEV ELEVATION GM GAS METER PROP PROPOSED STD STANDARD CITY DE7AIL BOUNDARY EXISTING FENCE �P JOINT POLE
7v TELEVISION BOX
BB BUBBLER BOX EM ELECTRIC ME7ER HP HI POINT PSE PUBLIC SERVICE EASEMENT SW SIDEWALK � CATCH BASIN `� EXISTING TREE TO BE REMOVED ;� LIGHTING ,�
BLDG BUILDING E(OH) ELECTRIC OVERHEAD INV INVERT PSUE PUBLIC SERVICE UTILITY TB TOP OF BANK � TEST PIT
BLK BLOCK E(UG) ELECTRIC UNDERGROUND LIP LIP OF GUTTER EASEMENT TC TOP OF CURB COBBLE ROCK ENERGY DISSIPATOR EXIS7ING 7REE TO REMAIN �o LIGHTING POLE TOP OF FILL
BSL BUILDING SETBACK LINE EP EDGE OF PAVEMENT LS LANDSCAPED AREA PUE PUBLIC UTILITY EASEMENT TEMP TEMPORARY � • FOUND IRON PIPE AT PROPERTY CORNER Z LOW POINT �
BW BOTTOM OF WALL/BACK OF EX EXISTING MAX MAXIMUM PVMT PAVEMENT TOC TOP OF COVER CONCRETE TOE OF FILL
MH MANHOLE PVC POLYVINYL CHLORIDE TOE TOE OF BANK 55o EXISTING CONTOUR AFTER GRADING FIBER ROLLS Me MAIL BOX
WALK EVA VEHICLE ACCESS TOP OF CUT
CG CURB &GUTTER EASEMENT MIN MINIMUM R RADIUS TG TOP OF GRA7E cM GAS METER o MONUMENT WELL � TOE OF CUT
-550 ORIGINAL GROUND PRIOR 70 GRADING �
� CENTERLINE FC FACE OF CURB MW MONUMENT WELL RW RETAINING WALL TPF TREE PROTECTION FENCE �� z
DESIGN GRADE � GAS VALVE OVERLAND FLOW DIRECTION o
CLF CHAIN LINK FENCE FD FOUND N&S NAIL AND SILVER REM REMOVE TW TOP OF WALL � ~ �1 TREE NUMBER
CO SANITARY SEWER FF FINISH ELEVATION OF NTS NOT TO SCALE R W RIGHT OF WAY TYP TYPICAL ^^^�� GRADE TO DRAIN PCE PGE BOX � T-VAULT w
� � DOWNSPOUT WITH SPLASHBLOCK
CLEANOUT SUBFLOOR OH OVERHEAD SD STORM DRAIN UV UTILITY VAULT � �
GUY POLE POST CONSTRUCTION STORM WA7ER
COP CURB OPENING FG GROUND FINISH GRADE OG ORIGINAL GROUND SDE STORM DRAIN EASEMENT VG VALLEY GU7TER � DRAINAGE EMITTER eMP w UTILI7Y: EXISTING
CONC CONCRETE FH FIRE HYDRANT P PAVEMEN7 FINISH GRADE SE SLOPE EASEMENT w WATER oiv GUY WIRE ANCHOR POLLUTION CONTROL MEASURE
CSD COUNTY S7ANDARD DETAIL FL FLOW LINE SME SLOPE MAINTENNANCE � DIVERSION VALVE w UTILI7Y: PROPOSED OR NEW
PAD PAD ELEVA710N WCE WIRE CLEARANCE ♦ HIGH POINT * PROJECT SITE
CVE CONSERVATION EASEMENT G GARAGE SLAB PE PATHWAY EASEMENT EASEMENT EASEMENT '\�^�/�/� VERTICAL SHORING
D4 BACKWATER VALVE ROCK RETAINING WALL
DE DRAINAGE EMITTER ELEVATION GAS LINE PEE PEDESTRIAN EQUESTRIAN SS SANITARY SEWER LATERAL WLK WALKWAY � HYDRANT: EXISTING o
DI DRAINAGE INLET / / "°° -__ 0 WATER METER �
EASEMENT WM WATER METER - DRAINAGE SWALE � HYDRANT: PROPOSED - RIGHT OF WAY W� WATER VALVE Q
WOE WIRE OVERHANG EASEMENT -��--'�-� co SANITARY SEWER CLEAN OUT MANHOLE �
WV WATER VALVE
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\�S � QI
UNDERGROUND, UTILITY LINES, UTILITY VAULTS, CONCRETE U
�EP � � WM 35'�aZ I �, � � s � FOOTINGS, SLABS, SHORING, STRUCTURAL PILES, PIPING, � U
+3 g3 � � s,� �' UNDERGROUND TANKS, AND ANY OTHER SUBSURFACE I
358.2�
� � +35,�� STRUCTURES NOT REVEALED BY A SURFACE INSPECTION. �
a`� �` 353.02
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; 358.41 +353.�5
� , o� 'TRE +35,93
\\ �� FEET AND DECIMALS 7HEREOF. Z
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� P c9.`•'� 3. NO PROPERTY CORNERS ARE PROPOSED TO BE SET BY THIS Q w
`�o�`�' ��EE �S SURVEY. � �
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. FND 3/ " �T�__ �O' ��`' _ � � ss�os��0 4. ASSESSOR'S PARCEL NUMBER: 326-17-052
� � � IP OPEN '����-� --=�� + � � � - - - - � I
� oz � f��y � f�IRQ'..�.Q������i� 4.�i.iL� � Kf�ayy:
J a ,� 5. TREE TRUNK LOCATIONS ARE APPROXIMATE. TREES THAT LL�
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+3588� Q r
IP PEN � CONSIDERED TO BE JOIN7LY OWNED BY THE RESPECTIVE Z U �
, I PROPER7Y OWNERS. CONSULT AN ARBORIST FOR DETAILS. a Q� N
6. DIMENSIONS FROM HOUSE TO PROPERTY LINE ARE � Z W (�
���ti MEASURED FROM THE BUILDING FACE OF THE S7RUCTURE, �
I O R H A R D C O U R T PERPENDICULAR TO THE PROPERTY LINES. ' �U �
Iss s9.,a _
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� 359�3 ���ti THE NORTHERLY LINE OF LOT 4 AS MONUMENTED AND � r �
I J SHOWN ON THE RECORD OF SURVEY, RECORDED IN � �
� BOOK 345 OF MAPS, AT PAGE 31, SANTA CLARA o
� �9��� COUNTY RECORDS, TAKEN AS N89°38'00"W. Q �
�
��° � �o ` SURVEYOR'S STATEMENT ����� �S Z i
�os, I �'� 7HIS BOUNDARY SURVEY AND �� "� O
+360, �' 70POGRAPHIC MAP WAS PREPARED BY r -G �
� ME OR UNDER MY DIRECTION. � Tom H. Milo � m U
I -- - - - - - - -- - - - - - - -- - - - � No.6438 *
� �� ST ��Q
� C�� - 9TF �� �
01/19/16 pF�A��F o
TOM H. MILO DATE Z C� o
� L.S. 6 438
Z o� Z
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APPLICANT : � ROAD NAME : . FILE NO : .
22'-3$�� 21'-2" 46'-7 4��
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fo O
� ADJ. S F R �
TIN N
��� R AR YARD AREA �
_ �20)�(W � Steve Yang
6�H FENCE r /�l�/( n l r � &Associates
�Q' — \�lJ/^\�lJ•��/ � �————� I architects aia/pe
� T.DEDIC T'N � _ $�2 S'F � planning
I I architecture
I &design
MU�� TRE �J � I
� S89 8'00'E 00.12' � I
1618 WILLOWHURST AVE.
� �
� San Jose,CA.95125-5560
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� � Revisions By
�s s LINE OF SI HT m PERCENTAGE OF
�' \ Dm � �� IMPERVIOUS AREA
( ORNER TRIANG E) LS \ N�
r , 6 T E � o o = 313/1754
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Z�13 CALIFORNIA GREEN BUILDING RESIDENTIAL STANOARO CDOE MADAT�RY MESLIRES G. 4.41�.1❑peratinn and maintenance manual.At the time❑f final inspectian,a manual,�ompact
dis�,web-based reference or other media a�ceptable ta the enfor�ing agency whi�h in�ludes all af � P. 4.5�4.5 Campasite waad praducts.Hardwaod plywaod,particleboard and medium density �
CALGREEN BUILDING N�TE the following shall be pla�ed in the building: � Maximum Formaldehyde Emissians in Parts perMillion I fiberboard�ompasite woad products used on the interiar or exteriar of the building shall meet the c��
1. ❑irectians to the owner ar a�cupant that the manual shall remain with the building requirements for formaldehyde as specified in AR6's Air Toxi�s Cantral Measure for Composite Wood ���
A. 4.1DG.Z Storm water drainage and retentian during constructian.Projects whi�h disturb less thraughaut the life cycle of the structure. .____ �uR�E�T��h��T (17 CCR 93120 et seq.},by ar before the dates spe�ified in those sections,as shawn in Table ��
than❑ne acre of soil and are not art of a lar er comman lan of de�ela ment whi�h in total disturbs z• ❑peration and maintenance instructions far the following: �
p 9 p p Hardwaod plywaad veneer care ��� 4.504.5. C�� �
one acre❑r more shall mana e storm water draina e durin construction.In arder to mana e storm a.Equipment and applian�es,including water saving de�ices and systems,HVAC �
� 9 9 9 9 Hardwaod plytraod cornpasite care U.�5
water drainage during construction,ane ar more of the follawing measures shall 6e implemented to systems,water heating systems and❑ther majar appliances and equipment. -i t �+.��4,�rOi���aiG�i i���LIf11 i� '
b.Raof and ard draina e includin utters and dawns Duts. Particle6oard �.�g Y > >
pre�ent flooding of adja�ent property,pre�ent erosion and retain soil runoff on the site. y g' �g p Mediurn density fi6erboard 0.11 Maximum Farmaldehyde Emissions in Parts per Millian
1. Retention basins of sufficient size shall be utilized to retain storm water on the site. �.Space�onditioning systems,in�luding condenser and air filters.
d.Landsca e irri ativn s StemS. Thin medium density fiberboard� fl.13 _
Z. Where storm water is con�e ed to a ubli�draina e s stem �allection aint utter ar similar p g y -__� `- ����
Y p 9 Y , P �9 - Cl�RRENT Lih�ilT � a
disposal method,water shall be filtered 6y use of a barrier system,wattle or ather methad e.Water reuse systems.
appro�ed by the enfarcing agency. 3. In forma tian from lo�a l u ti li ty,wa ter an d was te reca�ery provi ders an me t ho ds ta I C. 4.5�4.Z.2 R a i n t s a n d�a a t i n g s.A r c h i t e c t u r a l p a i n t s a n d c o a t i n g s s h a l l c o m p l y w i t h V�C l i m i t s H3f�W00�p I}fW00�YEf1EEf COfO 0.0 5 �� d
3. Compliance with a lawfully enacted storm water management vrdinan�e. further reduce resaurce�onsumption,in�luding re�ycle pragrams and lacations. in Table 1 of the AR6 Architectural 5uggested Control Measure,as shown in Table 4.504.3� HBfdYJ40�PI'�W40�COf17P081L�COf� 0.05 /) �
4. Public transportatian andJor carpool aptions available in the area. unless mare stringent la�al limits apply.The V�C content limit for caatings that do not meet the
4.10G.3.Grading and pa�ing.Canstruction plans shall indi�ate how the site grading or drainage 5. Educational material an the positive impacts❑f an interior relative humidity between definitions far the specialty coatings categories listed in Table 4.504.3 shall be determined by Particleboard 0.0�
system will manage all surfa�e water flaws to keep water from entering buildings.Examples of 30 50 percent and what methods an❑c�upant may use to maintain the relati�e classifying the caating as a Flat,Nanflat ar Nanflat-High Gloss�oating,based on its gloss,as Mediurn density fiberboard 0.11
methods ta manage surface water include,but are nat limited to,the fallowing: humidity level in that range. defined in subsertions 4.�1,4.35,and 4.37 of the 2007 Califarnia Air Resources Baard, Thin medium density fiberbaard� �.13
1. Swales 6. Informatian about water-�onserving lands�ape and irrigatian design and controllers Suggested Contral Measure,and the corresponding Flat,Nanflat ar Nanflat-High Gloss V�C limit
2, Water collection an�disposal systems which c�nserve water. in Table 4.504.3 shall apply. Q. 4.505.Z Can�rete slab fnundatians.Con�rete slab fvundations required to have a�apor retarder
3. Fren�h drains 7. Instructians far maintaining gutters and dawnspouts and importan�e of di�erting _ _ _ by the California 6uilding Cade,Chapter 19 ar�oncrete slah-on-graund flaors required to ha�e a
4. Water retention gardens water at least 5 feet away from fo�undatian. „�, �� �apar retarder by the California Residential Cade,Chapter 5,shall alsa camply with this section.
5. ❑ther water measures which kee surFa�e water awa from buildin s and aid in roundwater T�I b l�4____ �•„�C I�Ce n t_I n'I#��or A rch ite c�ural�va#ings
P Y 9 9 8. Information an required routine maintenance measures,including,hut not limited to,
recharge. �aulking,painting,grading around the building,etC. (Grams ofVDC per Liler of�aating.Lessti^latierand Less Ex�mpt�:ampaunds} 4.5�5.2.1 Capillary break.A capillary break shall be installed in complian�e with at least one
Exception:Additians and alterations nat altering the drainage path. 9. Information about state solar energy and incentive programs available. I _ af the fallowing:
10.A copy af all spe�ial inspection�erifications required by the enfor�ing agency❑r this -- 1. A 4-inrh(101.5 mm}thick base of�Ia inch�12.7 mm}or larger dean aggregate shall be �
B. 4.201.1 Building meets nr exceeds the requirements af the Califarnia Building Energy �ode. FI�I caatinys I �p provided with a vapor retarder in direct tontact with toncrete and a c�ntrete mix design,
Effi�iency Standards. r�ontlatcoatings y�� whi�h will address bleeding,shrinkage,and curling shall be used.For additional �
H. 4.5�3.1 General.Any installed gas fireplace shall be a dirert-�ent sealed-combustian type.Any information,see Ameri�an Cancrete Institute,ACI 302.ZR-05. O
installed woodstove or pellet stove shall comply with 11.5.EPA Phase II emission limits where �4��t-highgloss�oalings ��� 2, �ther equivalent methods appro�ed by the enforcing agen�y.
C. 4.303.1 Water conserving plumbing fixtures and fittings.Plumbiing fxtures[water�losets and applicable.Waodstaves,pellet sta�es and firepla�es shall also camply with applicable local �R���$�Y���i�9a 3. A slah design specified by a licensed design professional. �
urinals}and fittings�faucets and shawerheads}shall camply with the fallowing: ardinances. �uminurn roof coa�in�s �oo
Bas�ment specialiy coalinys �pp R. 4.5�5.3 Maisture�antent nf building materials.Building materials with�isible signs of water �
4.3�3.1.3.1 Water�Insets.The efFerti�e flush volume of all water closets shall not exceed I. 4.5�4.1 Cn�ering af duct apenings and prnte�tion of inechani�al equipment during Bituminous roaf caatin�s �� damage shall not be installed.Wall and floor framing shall nat be en�losed when the framing
1.28 gallans per flush.Tank-type water�losets shall be certified to the perfarmance criteria af constructian.At the time af rough installation,during storage an the ronstrurtion site and until �ituminous rootprimers ��� members ex�eed 19 percent maisture content.Moisture content shall be�erifed in compliance with �
the L1.S.EPA WaterSense S e�ifi�ation for Tank-T e Toilets. fnal startup❑f the heating,�oaling and�entilating equipment,all duct and ather related air the fallawing:
p YP Bond hreakers ��� 1. Moisture cantent shall be determined with either a prabe-type ar a�ontact-type moisture
Nate:The efFertive flush�olume of dual flush toilets is defined as the�omposite,average flush distributian component openings shall be ca�ered with tape,plasti�,sheetmetal or other methods ��ncrete cunn cam oun�s 35o U
Wolume af two reduced flushes and one full flush. ac�eptable to the enfor�ing agen�y to reduce the amvunt af water,dust and debris,whi�h may � p meter.Equi�alent moisture�erificatian methads may be approved by the enforcing agency
enter the system. �oncret�+mas�nr,r s�a�ers yoo and shall satisfy requirements found in 5ertion 101.8 of this cade.
4.3�3.1.3.2 Llrinals.The effective flush�alume af urinals shall not exceed 0.5 gallons per Dritiretivay sealers 50 2. Moisture readings shall be taken at a paint 2 feet(610 mm}to 4 feet(1219 mm}from the ..
flush. Dry f«a coatinys y�p grade stamped end of each piece ta be�erified. O
,7. 4.5�4.Z.1 Adhesir►es,sealants and�aulks.Adhesi�es,sealants and�aulks used an the Faux Fnishing coa�in�s ��p 3. At least three random moisture readings shall be performed an wall and Floor framing with
4.3�3.1.3.1 Single shawerhead.Showerheads shall have a maximum flow rate of not mare ro e�t shall meet the re uirements of the followin standards unless more strin ent local or dacumentatian ac�eptable ta the enfor�ing agency pra�ided at the time of approval to �
p � q g g Fir�resistive coatings 350
than Z,D gallons per minute at$Q psi,5howerheads shall be certifed to the performance�riteria regional air pallutian ar air quality management district rules apply: enclose the wall and flaor framing. .�
Floor coalings 100
af the L1.5.EPA WaterSense Spe�if cation for 5howerheads. ��
S. 4.50G.1 6athraam exhaust fans.Each bathroom shall be me�hanicall ventilated and shall
1. Adhesives adhesi�e bondin rimers adhesive rimers sealants sealant rimers and Farm-release compaun�s zso y L
p � , i� � romply with the fallowing: �
4.3�3.1.3.2 Multiple shawerheads serving nne shnwer.When a shawer is served by more � g p + Graphic arts�oatings(sign�airrls� 500
than one showerhead,the�ombined flaw rate of all showerheads and�or ather shower outlets caulks shall camply with laral ar regional air pallutian cantral ar air quality management High tiemperature�oatings ��� 1. Fans shall be ENERGY STAR compliant and be du�ted to terminate autside the building.
controlled b a sin le�al�e shall nat exceed 2.0 allons er minute at 80 si ar the shawer shall district rules where applicable or SCAQM❑Rule 1168 V�C limits as shown in Tables Z. Unless funrtioning as a�omponent of a whole house�entilation system,fans must be �
Y 9 9 p P , ' Industrial maintienanee coalings ��� controlled by a humidity�ontrol.
be designed to allow only ane shower autlet to be in❑peration at a time. 4,504,1 ar 4,504,2,as appli�able,5uch products also shall camply with the Rule 115$ �
Law1 solidscaatingsl y�� a. Humidity�ontrals shall be�apable af adjustment between a relati�e humidity range
Nate:A hand-held shower shall be considered a showerhead prohibition❑r�the use af certain taxic�ompounds��hloroform,ethylene di�hlaride, �aynesite cementcaatin�s �so of 5 50 per�ent to a maximum of 80 per�ent.A humidiry cantral may utilize manual
4.3�3.1.4.1 Residential la�atary fau�ets.The maximum flaw rate af residential lavatory methylene chloride,perchloraethylene and tri�hlaroethylene],ex�ept far aerosol Multicolorcaatin�s �50 or automati�means af adjustment. U
faucets shall nat exceed 1.5 gallons per minute at 60 psi.The mir�imum flow rate of residential produrts,as spe�ified in suhsectian 2 below. Pr�treatrnentw�ash priners 4�� b. A humidity control may be a separate�omponent ta the exhaust fan and is not
lavatory fau�ets shall not be less than 0.$gallons per minute at 20 psi. 2. Aerasol adhesi�es,and smaller unit sizes of adhesi�es,and sealant ar�aulking required ta be integral�i.e.,built-in}, ..
Prirners.sealers.and undercoalers 7QQ
campaunds[in units af produrt,less packaging,which d❑not weigh mare than 1 pound �
4.3�3.1.4.2 La�atar faucets in cnmman and uhlic use areas.The maximum flow rate❑f R�aclive penetrating sealers s5o
y p and do nat�onsist af more than 15 fluid aunces}shall camply with statewide V�C T. 4.507.Z Heating and air-canditinning system design.Heating and air-canditianing systems
lavato fau�ets installed in common and ublic use areas outside af dwellin s or slee in units ��cy��ed coatin�s 250 �
rY p � 9 p�9 ) shall be sized designed and have their equipment selected using the following methods:
standards and other requirements including prohibitians on use of�ertain taxi� �
in residential buildings shall not exceed 0.5 gallons per minute at 60 psi. ' Roof coalinys �a 1. The heat loss and heat gain is established ac�ording to ANSI�ACCA 2 Manual]-Z004 O
campaunds,of California Code of Regulatians,Title 17,cammen�ing with Sectian 94507. �usl preWenlalive coatin�s 25U [Residential Load Calculation},ASHRAE handhooks or other equi�alent design software or
4.3�3.1.4.3 Metering faucets.Metering fau�ets when installed in residential buildings shall ,_ Shellacs � methads. �
not deli�er more than 0.25 gallons per�ycle. Ta� I heslve G I t �lear 73p 2. Duct systems are sized accarding ta ANSI�ACCA 1 Manual D-2009[Residential Duct �
[Less Wa#er and Less Exempt Compounds in Grarns per Liter) I �pa�U� ��� Sy5tem5},ASHRAE handbaoks or other equivalent design saftware or methods.
4.3�3.1.4.4 I{itchen fau�ets.The maximum flaw rate of kitchen faucets shall not ex�eed 1.8 - - -- specia�ty prirner�,sealers,and underooaters ��� 3. Select heating and�ooling equipment a�cording ta ANSI�ACCA 3 Manual 5-Z004 �� �
gallons per minute at 50 psi.Kitchen faucets may temporarily increase the flow aba�e the �.��-;_�;,��.:;_ti��_��ri��:_�`��� `�`-'���'•"``Jv"'i�- Slains ��� [Residential Equipment 5election}or other equiwalent design saftware or methods. � O
maximum rate,but not to exceed 2.2 gallons per minute at 60 psi,and must default ta a
Indoor GarpetAdhesives �� Slone cansolidar�ts 45Q U. 7�2.1 Installer trainin � '
maximum flow rate❑f 1.8 gallans per minute at 50 psi. g.HVAC system installers shall be trained and certified in the proper
Nate: Where cam I in faucets are una�ailable aerators or other means ma he used to Carpet PadAdhesives �� swlimmin�pool eaatin�s 34o installation of HVAC s stems includin ducts and e ui ment b a nationall ar re ionall re�v nized ♦, �
pY 9 � Y Y , 9 q p Y Y 9 Y 9
dChleVe redUCtlarl. Outdoor CarpetAdhesives ��fl Tra�ic markin�coatin�s �pp training ar�ertification pragram.Uncertified persons may perForm HVAC installations when under the V
1Nood FlooringAdhesive �ofl Tub and lile r�finish coalings 4�� direct supervisian and responsihility of a person trained and�erti�ed ta install HVAC systems vr � �
4.3�3.Z Standards far plumbing fixtures and fittings.Plumbing fixtures and fittings shall Rubber FloorAdhesives so rontrartor licensed ta install HVAC systems.Examples af ac�eptable HVAC training and certificatian � '
4Vaterpraofing memhranes �SQ
he installed in accardance with the Califarnia Plumbing Code,and shall meet the appli�able 5ubfloorAdhesives 5o pragrams include,but are nat limited to the following: �
4Vaod coatin�s 275
standards referenced in Table 1401.1 of the California Plumbing Code. �eramicTi�e,4dhesives 55 1. State certified apprenti�eship programs. L
4Vood pr�servatives ��� 2, Public utility training programs, � �
VCT and�lsphaltTileAdhesiues '� �inc-rich primers 34Q
D. 4.304.1 Irrigatinn�ontrallers.Automati�irrigation system contrallers for landscaping pra�ided hy Drywall and Panel Adhesives 50 3. Training programs sponsared by trade,labor ar statewide energy�onsulting or�erif�ation
the builder and installed at the time of final inspertion shall comply with the following: arganizativns. �
Cove BaseAdhesives 5o L. 4.5�4.2.3 Aerasal paints and�oatings.Aerosal paints and�oatings shall meet the Produrt- 4, Programs sponsored hy manufacturing organizations.
Multipurpose ConstruetionAdhesives �� Wei hted MIR Limits far ROC in Se�tion 94522 a 3 and other re uirements includin
4.3�4.1.1 Cantrnllers shall be weather-ar soil maisture-based cantrallers that autamati�ally 9 �)�) G , 9 5. ❑ther proqrams a�ceptable ta the enfor�inq aqeney. � ■ ■
adjust irrigation in response to�hanges in plants'needs as weather�onditians�hange. 5tructura���a�ing�dhesives �o� prahibitions on use of certain toxic compounds and azane depleting substances,in Sections V. 7�2.2 Spe�ial inspe�tinn.When required hy the enfor�ing agency,the awner ar the responsible
4.3�4.1.2 Weather-based�antrallers without integral rain sensars or communi�ation 5ingle-Ply Roof NlembraneAdhesives 250 945Z2�c}{�}and�d}��}of California Code❑f Regulations,Title 17,commencing with Se�tion , z
systems that accaunt for lacal rainfall shall ha�e a separate wired or wireless rain sensor which OtherAdhesiwe nat specifically listed 50 94520;and in areas under the jurisdiction af the 6ay Area Air Quality Management District entity acting as the owners agent shall emplay one or more spe�ial inspertors to provide inspection O
additionall com I with the ercent V�C b wei ht of rodurt limits of Re ulation 8 Rule 49. or the duties necessary to substantiate compliance with this cade.5pecial inspertors shall O �
connects or tomrnunicates with the tontroller�s}.5ail moisture-based controllers are not required ��E�1.4LTYAPPLICATIONS y p y � Y � � � demonstrate competence ta the satisfaction af the enfor�ing agency far the particular type af
to have rain sensor input. inspertion❑r task ta be performed.In additian ta other certificatians or qualifcations acceptable to �
PVC lNelding 51a �
Nate:More information regarding irrigation�ontroller funrtion and specifications is a�ailable GPVC Welding 4so M. 4.5�4.Z.4 Verificatinn.Verificatian of compliance with this sertion shall he pro�ided at the the enforcing agency,the fallowing certifcations or educatian may be�onsidered by the enforcing
re uest of the enfarcin a enc Documentatian ma in�lude hut is nat limited to the followin agen�y when evaluating the qualificatians of a spe�ial inspector.
from the Irrigation Assaciation. ASS Welding 325 q g g y' Y ' ' g' 1. Certificatian by a national❑r regional green building program or standard publisher.
��astic cement we�din� 25p 1. Manufacturer's product specifi�ation. 2, Certificatian by a statewide energy cansulting or�erification arganization,such as HERS ■ ■
E. 4.40G.1 Rndent praafing.Annular spaces around pipes,elertric�ables,�onduits,or other 2. Field Werificatian af an-site produrt containers. �
openings in sale�bottom plates at exterior walls shall be protected against the passage of radents by Adhesive Primer for PlasUc ��a raters,building perFormance cantractors,and home energy auditars.
�losing su�h openings with�ement martar,concrete masanry ar similar methad acceptable to the �ontactAdhesive &0 N. 4.5�4.3 Carpet systems.All�arpet installed in the building interiar shall meet the testing and 3, Su�cessful completian af a third party apprentice training program in the apprapriate trade,
enfor�ing agency. Special PurpaseContactAdhesive 2�4 praduct requirements of one af the fallowing: 4. ❑ther programs a�ceptable ta the enfor�ing agency. �
Structural Wood MemberAdhesive 14� 1. Carpet and Rug Institute's Green Label Plus Program.
F. 4.408.Z Canstructian waste management plan.5ubrnit a construction waste management plan TopandTrimAdhesi�+e 25fl Z. California Department of Publi�Health,"Standard Method far the Testing and E�aluation W.703.1 Da�umentatian.Documentation used to shaw compliance with this�ode shall include but is �
in confarman�e with Items 1 thrau h 5.The canstruction waste mana ement lan shall be u dated af Volatile❑r anic Chemi�al Emissions from Indoor 5aurces Usin Environmental not limited to,canstructian dacuments,plans,spe�ificatians,builder ar installer certifi�ation,
g � � p ���STRATE SPECIFICAPPLIGATIONS g �
as necessary and shall be a�ailable during�flnstruction for examinatian by the enfor�ing agency. `J Chambers,"Versian 1.1,February 2010[also knawn as Spe�ification 01350.} inspertion reports,or other methads a�ceptable to the enfarcing agency which demonstrate �
fy p y 3. NSF�ANSI 140 at the Gold le�el. substantial�onformance.When s ecif�documentatian ar s ecial ins ection is necessa to veri O
1. Identi the canstrurtion and demolition waste materials to be di�erted fram dis osal b Me#al to Metal 30 � p � n'
recycling,reuse on the project or salvage far future use ar sale. ��astic Foams �0 4. 5cientific Certifi�ations Systems Indoar Ad�antageTM Gold. rompliance,that method❑f�ompliance will be specifed in the apprapriate sectian or identified in the
2. 5pecify if�onstruction and demalitian waste materials will be sarted on-site�saur�e- �orous r�ateria�{exceptwood) 5o applicatian�hecklist. �
se arated ❑r hulk mixed sin le stream. �. 4.5�4.4 Resilien#flaaring systems.Where resilient flaoring is installed,at least 80 percent af
p } [ g } wood 3o floar area receiving resilient floaring shall camply with one or more of the following:
3. Identify di�ersian facilities where the canstruction and demolition waste material will be Fiberglass �� 1. V�C emissian limits defined in the Collahorati�e far High PerForman�e 5chools(CHPS} �
taken. High PerFarman�e Produ�ts❑atabase.
4. Identify�onstruction methods employed ta redu�e the amount af constructian and 2, Produrts�ompliant with CHPS�riteria certified under the Greenguard Children&5choals
demalitian waste generated.
5. 5pecify that the amount of�onstrurtion and demolition waste materials di�erted shall be program.
calculated by weight ar�olume but not hy both. 3. Certifcation under the Resilient Floar Cvvering Institute(RFCI}FloorS�ore pragram. SHEET NO.
' 4. Meet the California Department of Publi�Health,"Standard Methad for the Testing and
E�aluation❑f Volatile Drgani�Chemical Emissians from Indaor 5ources Using
Enviranmental Chambers,"Versian 1.1,February Z010�also known as 5pecif�ation
01350.}
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� (S DE YARD) � � � TREES ao �
MR PJ LA SB AM RI SB SR RC / � AM 24" Bx 4 Arbutus 'Marina' NCN Standard �� ��
3 3 3 \ 9 \ 1 18 6 1 / 1 � / / � LI 24" Bx 2 Lagerstroemia indica 'Muskogee' Lavender Crepe Myrtle Standard
� PT 15g 10 Pittosporum tenuifolium NCN Natural Form
� �/ � � � �
� � � � � � � � � SHRUBS REvisioNs BY
10—0
T. EDICAT� � \ \ � � / / � BW 5g 24 Buxus s. 'Winter Gem' Winter Gem Boxwood
� � � �� OLV � � � � � LA 1 g 7 Lavatera maritima Tree Mallow
NEW 6'HIGH WITH 1'LATTICE F NCE/PROPERTY LINE �B 1 g 12 Lpntana �Bpndpna Cherry� Lantana
I MT 5g 6 Miscanthus transmorrisonensis Evergreen Feather Grass
� \ I / I PJ �9 67 Phormium 'Jack Sprat' New Zealand Flax
/ p PG 1g 18 Penstemon x 'Appleblossom' Garden Penstemon
/ � I / 4 '/OAK w I PL 5g 6 Prunus laurocerasus English Laurel
/ � � RI 5g 39 Rhaphiolepis i 'Pink' India Hawthorne
` � / SR 5g 7 Strelitzia reginae Bird of Paradise
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�� � � �� GROUND COVERS
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\ � W / �
S �� � � � / / RC 5g 1 Rosa 'Pink Climber' (Designer Choice) Climbing Rose �
V � / / � RO 1g 64 Rosmarinus o. 'Irene' Rosemary Ground Cover
32 � � � � � � \�� � � SB 1 g 31 Stachys byzantina Lamb's Ears �
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� P anting Notes � o
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� / \ P—J v 1. All trees 15 gallons or larger to receive (2� 2'x10' Lodge Pole �
ZSR / � � Pine Stakes with (1) 1"x4" backer board nailed to stakes. Tie all � �
� I � A T H E 2 N S T R Y trees to stakes with rubber ties at mid point of trunk, and �
right below branck crotch. Nail with galvanized roofing nails. Z
• W
1 —
SB i :0 2. Provide deep watering/inspection tubes on all trees. Water � �
U 6 / \ `� E Y D basins should be sufficient enough to contain water at base � �
� / . of tree, as necessary. W
/\ \ � A D J� J�� 3.Fertilizer tablets shall be placed at the mid—point of root ball � �
I �� � per manu. recommendation. �
W � � • (S D E YA R D> 4.Rototill and amend entire planting site with 2" or more of compost W
RO � � \ / �
� 64 30�� DEODAR EDAR � � into top 6"-12" of existing soil as necessary for planting needs. LQ
� n Refer to soil analysis report for type type of fertilizer, amendment � �
U \� �-= BA . A �V --J �� PO�H� o needed for optimal growth. Z 0
� � 5.Provide 3"+. of shreded mulch under all trees, shrubs and unplanted — �
� I � �
� \ � � \ . areas for water conservation.
� 6. Provide water saving spray irrigation for lawn areas and
0 � � I � water saving drip irrigation for all planted areas.
• I �
24" OAK � �� � ___ __� �
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32 � , ____��s
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3 ' ° NOTES: Q
° 1. NO OBSURING ELEMENTS HIGHER THAN 42" FROM ST. GR. TREES TO BE �
� \ TRIMMED UP TO 8'-6" FROM ST. GR �
36"HIGH WALLS W/ 42" ` ° � 2. PICKET FENCE THUS SHOWN SHALL BE 36" IN HT z
HIGH COLUMNS �
z
CORNER OF TRIANGLE �� �
,� LB SB LI LA PL SR LB RI LA BW �
36 HIGH FOUNTAIN 6 22 2 2 8 5 6 4 2 24
ORCHARD COURT NEW ST. STREET
(1)ARBUTUS 'MARINO'
DATE OCT / 2016
SCALE �/8"=�'—Q"
DRAWN TK
�oe CRESCENT
SHEET
�-1
OF SHEETS