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R-2017-33 Plan Set_2.pdfARCHITECTURAL SITE PLAN NOTES: 4. Homeowner and/ or his/her authorized agent/ 7. Atelier Designs shall not be. held liable for any delay or
representative shall employ services of a licensed land additional cost to this project caused/ or due to adjustments, CONSTRUCTION SHALL I / _�C e T T
I. This architectural site plan is not intended as a boundary surveyor or licensed civil engineer to conduct on changes and/ or revisions to the plans as required by any CONFORM TO THE FOLLOWING
survey. independent survey of the property in order to accurately additional findings and reports submitted by licensed CODEc.�: A -I PROJECT DATA, LOCATION I. ADDITION AT FIRST FLOOR TO INCLUDE OWNER: DAVID and
verify and document all legal boundaries, property lines, professional consultants such as Licensed Land Surveyors, THE FOLLOWING:
2. This architectural site Ian does not uoront accurate setbacks, easements, buildings and other legal re uisites of p y 20I6 CALIFORNIA BUILDING CODE MAP, GENERAL NOTE, a. NEW FAMILY ROOM YITING TSAI
p g y g g a. Civil Engineers, Geotechnical/ Soils Engineer or others
location of all or any legal boundaries, property lines, the property. licensed professional retain by the Owner or his/ her 20I6 CALIFORNIA RESIDENTIAL CODE b. NEW 2-GAR GARAGE ADDRESS: 2I565 SAN FERNANDO AVE.
authorized a ent/ representative, or as deemed re uiredARCHITECTURAL SITE PLAN
setbacks, easements, utilities, buildings and other items on the 2016 CALIFORNIAGALIFORNIA MECHANICAL CODE � c. NEW I -GAR CARPORT SPACE.
site. The designer or author of this architectural site 5. Dimension, notes and survey information shown on this g p q GUPERTINO, GA g5014
project g y and necessary by the local City/ or County Building and/ or 2016 CALIFORNIA PLUMBING CODE PARCEL MAP 2. NEW SECOND FLOOR ADDITION TO
plan shall not be held liable for any inaccuracies, architectural site plan are to be referenced with plans Planning Department or other governmental agency. 2016 CALIFORNIA ELECTRICAL GORE INCLUDE: A.P.N. 35-I-I5-045
discrepancies and/ or omissions in comparison to any other prepared by the civil engineer or licensed land surveyor of 2016 CALIFORNIA GREEN BUILDING CODE A- I b 'BEFORE' and 'AFTER' a. NEW MASTER SUITE w/ MASTER CONSTRUCTION TYPE: V-B
legal documentation or survey generated by a professional record of the project, if such services are retained by the �I BATHROOM, AND WALK-IN CLOSET.
civil engineer or licensed land surveyor or in comparison with Homeowner and/ or contractor. All dimensions, notes, survey (LZONING DISTRICT: RI-7.5
S�R � ���� NOTES: : SITE PLAN NEW DEN/ OFFICE.
2016 CALIFORNIAGIFORNIFIRE CODE (WITH LOCAL
any official recorded maps or plans with any government information and other site information shown on plans b. NEW STUDY DESIGNATED LAND USE: RES 0-4.4
recognized recording or mapping agency. prepared by the civil engineer or licensed land surveyor of I. FIRE SPRINKLER SYSTEM IS NOT REQUIRED. AMENDMENTS) BMP CONSTRUCTION BEST c. NEW DECK.
record shall superceed any dimensions and notes shown on 2015 INTERNATIONAL PROPERTY 3. DEMOLISH EXISTING 2-GAR ATTACHED LOT AREA: q,g66.00 SF
3. Homeowner and/ or his/her authorized agent/ this architectural site plan. MAINTENANCE CODE MANAGEMENT PRACTICES GARAGE. LOT AREA AFTER
representative shol I verify the location of all legal 2016 STATE OF CALIFORNIA TITLE 24 GB-1 MANDATORY CALIFORNIA 4. REMODEL EXISTING LAUNDRY ROOM.
boundaries, property lines, setbacks, easements, buildings and 6. Should the city determine that this project requires ENERGY REGULATIONS. 5. REPLACE EXISTING TANKED HOT WATER DEDICATION: g,714.g SF
other legal requisites of the property prior to start of additional information, such as site survey, geotechnical AND ANY ADDITIONAL LOCAL CITY PLANNING GREEN BUILDING CHEC<L I ST HEATER AND RELOCATE TO NEW EXISTING MAIN FLR
construction. report, soils report, environmental assessments or reports AND BUILDING CODE AND REQUIREMENTS. 2-GAR GARAGE.
and any other reports, research or additional information as CB COLOR BOARD, STREET SCAPE 6. INSTALL NEW F.A.U. TO SERVICE NEW LIVING AREA: 2,50,5 5 SF
determined by the local city planning/ building department as SECOND FLOOR AREA. EXISTING 2-GAR
required items in order to process the plans, the owner shall ELEVATION SECOND
INSTALL NEW A.G. UNITS (2).
employ the services of licensed professionals that can supply FAD FLOOR AREA CALCULATION ATTACHED GARAGE: 525.0 SF
such information and services. PROPERTY LINE ATTIO VENTILATION GALOULATION: TOTAL EXISTING
- D I AGRAM FAMILY ROOM, GUEST BEDROOM ADDITION AREA= 00.00 5F) BUILDING AREA: 2,a33.q (2q%)
A-2 AS-BU I LD/ DEMOLITION PLAN I UNIT EYE BROW" VENT -12 50 INCH EXISTING EAVES: 405.0
A-2a EXISTING EXTERIOR 14"x24" WINDOW VENT UNIT= 556 SQ INCH TOTAL EXISTING
14"x18" WINDOW VENT UNIT= 252 SO INCH
ELEVATIONS 14"0 VENT UNIT= 150 50 INCH LOT COVERAGE: 3,241,5 (55%)
A-5 NEW FIRST FLOOR PLAN, NEW REQUIRED ATTIC, VENTILATION=1/150th OF ATTIC SPACE:
00 SF/ 150= 00 SF (00 SQ INCH) NEW LIVING AREA
SECOND FLOOR PLAN 00 SQ INCH/ 2.5 50 INCH = 00 UNITS OF 2.5"m SAVE
VENT REQUIRED. ADDITION let FLOOR: 546.5 SF
A-4 NEW EXTERIOR ELEVATIONS UNDERFLOOR VENTILATION CALCULATION:NEW 2-GAR GARAGE: 4ga.5 SF
A-5 NEW EXTERIOR ELEVATIONS (FAMILY ROOM = 000 SF) EXISTING 2-GAR GARAGE
I UNIT FLOOR VENT = bxl4 VENT SIZE TO BE REMOVED: -525.0 SF
A-& BUILDING SECTION A, C, D = 84 SQ INCH OR 82 SQ INCH (LESS AREA
A--7 BUILDING SECTION B APPROX. AREA OF INSECT MESH) ATTIC AREA OVER 16' HT: Ig4.4 SF.
TOTAL NEW FIRST
REQUIREEVW D UNDRFLR ENTILATION=1/150th OF CRAWL SPACE:
A-8 BUILDING SET I ON E CRAWL SPACE AT NEW ADDITION= 00 SF/ 150 FLOOR BUILDING AREA: 3,545.3 SF (I00%)
A-: i ROOF PLAN = 00 SF (00 SQ INCH)
EXISTING 2-STORY HOUSE = O OR 0 VENT UNITS
p (217REQUIREDa5 SAN FERNANDO NEW LIVING AREA 821.1 SF (2396 OF
0 AVENUE) '"CURRENTLY, THE PLAN AT NEW ADDITION SHOW a VENT UNITS, ADDITION 2nd FLOOR: L FIRST FLR BDG AREA)
M PROPORTIONATELY DISTRIBUTED. TOTAL NEW FLOOR
AREA RATIO (F.A.R.): 4,36-1.4 SF (44%)
PROPOSED LOT COVERAGE
w/ NEW EAVES, CARPORT,
PORCH: 4,522.1 SF
EXISTING EAVES AT 2-GAR
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TOTAL NEW LOT COVERAGE: 4,217.1 SF (45%)
(E) 6" 0 LOQUAT TREE (E) I
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PLANTING, TYP (F.A.R).: 4,371.70 SF (459b
REMAIN UNDISTURBED PROPERTY LINE w/ EXISTING 6 -O TALL WOOD FENCE TO REMAIN MAXIMUM LOT
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W-3" 1 34'-3"
10'-7"
22.-1 "
ABBREVIATIONS: L
102'-3"
A/C ..................... AIR CONDITIONER I I I �/�`
AL ALUMINUM AS-5U I L-�/ �E I" I OL I T I O I� FLAN
A.B. .................. ANCHOR BOLT
A.P.A. .............. AMERICAN PLYWOOD SCALE 3/I6" = 1'-0"
ASSOCIATION
A.P.N. .............. ASSESSOR PARCEL
NUMBER MIN . ................ MINIMUM GENERAL NOTES: CONCRETE and FOUNDATION (refer to Structural General
15. Provide firestop to cut off all concealed draft openings II. Shower heads shall meet the following flow rate
BM . ................... BEAM (N) NEW CARPENTRY: (both vertical and horizontal) not to exceed 10'-0". requirements in accordance to GGBSG Section 4.505:
•••••••••••••••••• Notes for additional information)
BLK'&. BLOCKING N.T.S. NOT TO SCALE 1. The following architectural specifications shall conform with I. Slabs on grade shall be 4" min. thickness. See drawings for Iq. No cripple wall studs supporting a floor shall be less than a. Single Showerheod- 2.0 gpm at 80 PSI.
BLP&. ............... BUILDING OV. ................. OVEN the 2016 CRC, 2016 CEO, and local ordinances. The California sand, rock base and reinforcement. Slab on grade shall be I. Rafters, joists, beams, girders, posts and mullions to be 14" high. For cripple walls exceeding 4'-0" in height, such walls (GGBSG 4.303.1.3.1) BOTT. BOTTOM O.G. ON CENTER Building Standards is based on the current CMG, GPO and placed in alternate panels. No panel shall exceed 25 lineal Douglas Fir, Coast region graded based on Standard Grading shall be framed of studs having the size required for on b. Multiple showerheads serving one shower -
Combined flow
CAB ............. CEO in use. feet in width or 600 s ft. in area, unless separated b and dressing rules no. 16 of the West Coast Lumber Inspection additional story. rate of all showerheads and/ or other shower outlets
•• CABINET O/ ................... OVER q' p y 2. Civil, Soil and Structural Engineers Specifications take control joints. Bureau. 20. Plaster, metal lath and drywall shall comply w/ current controlled by a single valve- 2.0 gpm at 80 psi
GLO. ................ CLOSET O.H. ................. OVER HANG 2Minimum grade to be used except as noted on drawings: GBG requirements. (GGBSG 4.303.1.3.2)
precedence over the following architectural specifications. 2. All exterior concrete slabs (Patios, driveways,. and G. Faucets shall hove . .................. CEILING JOIST PR. .................. PAIR 3. The contractor and / or subcontractor shall verify all walkways) e 12e flow rate requirements in accordance
ays) to hava minimum slope of 1/8" per foot to Structural joists #2 MEGHANIGAL: 12 GGBSG Section 4f to
COL . ................ COLUMN P.G. ................. PHOTO CELL dimensions on the drawings and shall notify the Designer of prevent ponding of water.
GONG. Plank and Rafters a. Lavatory faucet- 1.5 m at 60 psi (minimum shall not be
•• CONCRETE P.G. ................. PAINT GRADE any discrepancies prior to starting the work. 3. Construction joints shall be thoroughly air and wat) er y gpm p
CONT. � g y I. All mechanical shall be installed per Uniform Mechanical less than O.8 mat 20 psi). GGBSG Section 4.303.1.4.1
............•• CONTINOUS PLY.,P.W.......... PLYWOOD 4. Trade names and manufacturers referred to are for cleaned and roughened to expose coarse aggregates. Structural light framin #2 code and City ordinances current) in use.
DRYING MACHINE PKT. POCKET quality standards only. Specifications will be permitted as Surface to receive concrete shall be maintained continuous) g g y y b. Kitchen faucets- I.8 gpm at 60 psi. GGBSG Section
D. ••••••••••••••••••••• ............... y 2. Solid fuel, oil, gas require outside /attic /underfloor 4.303.1.4.4
PET. approved by the owner. wet at least three hours in advance of pouring. •• DETAIL P.B. ................. PUSH BUTTON p g• Light framing and Std. Grade. combustion air. Size and location of combustion air vents 13. Toilet drains over living, dining, familyrooms to be cast
""""""" 5. The contractor shall be responsible for the satisfactory PIA . ................. DIAMETER P.T. PRESSURE TREATED p y 4. For footing: ultimate compressive strength at 28 days shall Wall studs determined by 2016 UMG. iron for sound control.
completion of all work in accordance with the project plans be 2500 PSI. max. aggregate size 1-1/2", slump 4" and min. 3. Furnace rooms shall comply w/ 2016 CMG.
DIA&. .............. DIAGRAM REF. ............... REFRIGERATOR and specifications and to meet and/ or exceed standard p y
p cement of 4-I/2 sacks per yard of mix, max. water content 7 Beams and stringers #1 4. Provide automatic night setback thermostats on all
D•W. ............••••• DISH WASHER RDWD. ........... REDWOOD construction Industry building practice. gallons per sack. Slab on rode: Ultimate compressive g NOTES G1nd LEGEND:
DBL. DOUBLE REQ'D. .......... REQUIRED 6. All doors and windows to the outside or unconditioned g p g p furnaces. Total output for all furnaces shall not exceed
•••••••••••••••• strength at 28 days shall be 2800 PSI. Max. aggregate size
areas shall be weather stripped. All manufacturers products g yPosts and timber #I 5. Pro 0 BTU's.
DR . ................... DOOR R.S. ................. RESAWN pp p 3/4 ,slump 3-I/2 and min. cement content of 5-I/2 sacks per 5. Provide 6" clearance in combustion air side of furnace INDICATES EXISTING WOOD STUD
D.S. DOWN SPOUT REV. REVERSE shall be approved by the American National Standard Institute yard of mix, max. water content of 6-1/2 gallons per sack. 3. Nailing for framing shall be with box nails, number and size room and 50" working space in front of all heating controls. WALLS AND STRUCTURES TO
D.F. ............... .............. (ANSI). 5. Transit mixed concrete shall conform to ASTM specification ..............
••• DOU&LAS FIR R.O. .. ROUGH OPENNIN& p per 2016 GRG Nailing Table, except as noted on plans and 6. Where there is a water heater or gas furnace located in REMAIN.
D.H. 7. Pre -fob fireplace manufacturer shall provide models and G-q4 and above provision. •••••••••••••••••• DOUBLE HUNG SEL.................... SELECT STRUCTURAL p details. Nails shall not be driven closer together than I/2 of the garage and a door from the garage to dwelling, provide
approvals to the City Building Department. 6. Concrete strength to be verified by standard cylinder their length, nor closer to the ed e of member than 1/4 their min. I s in. outside combustion air per 1000 BTU w/ 1/2 high
WINDOW STR.................... STRENGTH 8. Skylight manufacturers shall submit the design detail with g g q' p g
tests made by on approved testing laboratory. length except for sheathing. Min. penetration of 1/2 their and 1/2 low vents for water heater.
EA . .................. EACH S.H. ................. SINGLE HUNG engineer's calculations and brochure to the City Building 7. The excavated bottom of all footings shall extend to g p g p INDICATES EXISTING WALLS AND
ELECT. ELECTRICITY SL. &LS........... SLIDING &LASS Deportment for review and approval. Provide IGO listings or g length. 7. Garage applications shall have flame ignition IS above
••••••••••• p pp g elevation marked on Foundation Detail sheet. floor and protected from auto impact. STRUCTURE(S) TO BE DEMOLISHED,
equal. 4. Sill plates on concrete shall be Bxb (min.) Foundation p p - -
ELEV. ............. ELEVATION DR ....................... DOOR q 8. Footing shall be poured in neat excavation without side Grade Redwood. or treated DF. Sill plates shall be bolted to 8. Venting of appliances shall comply w/ 2016 CMG. REMOVED OR REPLACE (AS NOTED
ENCLOSED SHT &. SHEATIN& q. Guardrails shall be built to resist 200 lb. per in any forms whenever possible. ENGL. .............. ............ p the concrete w/ 5/8 dia x 10 (min.) anchor bolts w/ q. Provide clearance at range top to combustible materials ON THE PLANS)
direction. Guardrails shall be 42" high with intermediate
EQ g q. Anchors, bolts, inserts and other hardware to be set in 3"x3"xl/4" thk washer. Bolts shall not be placed more than 12" p p EQUAL SHT. ............... SHEET per 2016 CMG. For exception, see 2016 GMG for
EXT. ................. EXTERIOR S s P ........... SHELF $ POLE members 4" o.c. concrete shall be firmly set in position before concrete is from end of plates. requirements.
10Provide 30" minclear width at water closets (15" min. laced. p DIMENSIONS SHOWN ARE MEASURED
. .
(E), EX ............... EXISTING SHWR. ........... SHOWER p 5. Metal framingdevices shall be as manufactured b 10. All appliances shall be approved by a recognized testing
each way from center of water closet). 10. Stepped foundations shall be used where the ground y agency.
TO APPROXIMATE FAGS OF STUDS
'Simpson' company or as approved equal.
F/ ..................... FOR S.G. ................. SOLID GORE II. Provide underfloor access IS" x 24" slopes more than I foot vertical to 10 feet horizontal. Top p p y pp q 11. Proide seismic strapping for water heater, to and (F.O.S.). FIELD VERIFY ALL FINISH
&. Framing clips (i.e. PG S PB) shall be provided top and pp• g p
F.F. ................... FACE FRAMED 5/0LO .............. SELF CLOSER 12. Provide underfloor ventilation not less than 1/150th of the and bottom of foundation to be level. bottom. TO FINISH SURFACE DIMENSIONS.
FIN. FLR............ FINISH FLOOR S.G. ................. STAIN &RAPE underfloor area. 11. Reinforcingsteel shall be rode 60 with deformation per bottom of all posts, mullions and double studs at edges of
g openings. 12. All interior bathroom fans shall provide 5 air changes per
SPECIFICATIONS 15. Provide attic ventilation not less than 1/150th of the area ASTM specification A-615 and welded wire mesh per ASTM hour.
F.O.G. ...............PAGE OF CURB or SPEG'5............. 7. Provide double joists under all parallel partition.
of the attic. specification A-185. 15. Provide automatic dampener at all ventilation fans.
PAGE OF CONCRETE SQ. .................. SQUARE p 8. Where plywood sheathing is used on roof or floor, sheets p
14. Veneer anchors shall be design per 2015 GRG. 12. Splices in reinforcing shall lap 32 diameters in concrete 14. Gas piping shall not be embedded in or below slabs within
F.O.S. FAGS OF STUD STD . ............... STANDARD shall be laid perpendicular direction of joists. Plywood sheets p�p• g
15. Stairway designs shall per 2015 GRG. and 45 diameters in concrete block. Reinforcing shall be bent building or ass under foundation.
F.G. ...................FIBERGLASS SURR ............... SURROUND I6. Tempered safet lass typical at all exterior sliding IS" min. around corners in walls and pilasters. shall be staggered. Min. area of sheet to be 16 for ft. All g p
p y g yp g p I wood is to be DF structural II rode or exterior use G-G 15. Sheet metal to be a minimum of 26 Ga. g.i. unless otherwise
FIX . .................. FIXTURE SIM ................... SIMILAR doors, sidelights adjacent to doors, any glass less than IS 15. No. 4 rebars continuous top and bottom of all concrete o yC-D grade. g noted. Provide valley flashing.
FLASH. ........... FLASHING TEMP . .............. TEMPERED from floor, interior shower enclosures and any window above stem walls w/ 20" lap at all joints and corners. Horizontal cl. Edge of plywood sheet not nailed to stud, joists or solid 16. Provide spark arrestors on all chimneys.
FLOUR. ........... FLOURESCENT &LS &LASS tub or inside shower enclosures or any hazardous location for rebars to be placed 3" from respective top or bottom of blocking shall be blocked by 2 x 4 and nailed with edge
TONGUE 4 which glazing con be subject to human impact. concrete foundation. PLUMBING:
PLR . ................. FLOOR T � & ........... nailing, unless tongue and groove is used.
FT&. FOOTING GROOVE 17. Smoke detectors shall be installed in every room and at a 14. Provide UFER electric ground w/ 2 no. 4 rebars 20' long 10. Subfloor to be 3/4" DF C-D T 4 & plywood, nailed
F.A.0. ............... FORGED AIR UNIT THK. ......... THICK po
int oint centrally located in the corridor or area giving access embedded in footing in opposite directions. Install GEG perpendicular to floor joists with ad at 6" o.c. edges and 10" I. All plumbing •
Installation shall conform to the California
to each separate sleeping areas. In new construction, all continuous from UFER to water pipe, but not to gas pipe. o.ce
. field. Plumbing Code 2016 and City ordinances currently in use..
G.I. GALVANIZE IRON TYP. ...... TYPICAL ...... smoke detectors shall be hardwired with a battery back-up. 15. Provide 5/8" diameter x 10" (min.) anchor bolts w/ 3" sq. x II. Subfloor applied direct) over girders to be 1-I/8" DF C-D 2. Provide approval from the Sanitary District.
GA . ....................GAUGE U.N.O. ............. UNLESS NOTED Smoke detectors installed in existingbuildings may be sole) I/4 thk. steel late washer and nut at 4 -O o.c. one-stor pp y g �� 3. Provide a 6" sand bed and cover if plastic or VGP is used
g y y p y T ff G plywood, nailed with IOd at 6 o.c.
OTHERWISE batter operated. - -
&LS. ................. GLASS y p and at 4' O" o.c. two story, unless noted otherwise on shear for sewer line.
12. Provide rafter ties at 48" o.c. where telling joists are
&LU. LAM.......... GLUE LAMINATED U.B.G. UNIFORM BUILDING Ia. All loth and plaster shall conform to 2015 GRG R705.6.3. wall schedule. Locate anchor bolts within 12" from corners and perpendicular to rafters. 4. A 4" cleanout to grade shall be installed within the first 4
&LZ. ................. GLAZING CODE Exterior lath and plaster (stucco) shall be applied 7/8" thick butt joint. 13. Purlins shall be 2x6 min. or the some size as rafter, feet from property line, where lateral enters the property
UNIFORM PLUMBING min. in no less than 3 coats over wire mesh lath, over 2 layer 16. See Shear Wa11 Schedule for anchor bolt spacing at shear whichever is rooter. and shall be housed in a concrete box with removable cover.
G.P.F. .............. GALLONS PER FLUSH U.P.G. ............. ,
CODE 15# rode D felt with wee screeds (typical unless noted walls. g 5. Backflow device shall be installed if required b Sanitar
&R. ................... GRADE g p yp 14. Bolts bearing on wood shall have standard cast iron or ci, y y
otherwise). 17. Install 6" x 14" galvanized screen foundation vents. District.
UNIFORM MECHANICAL malleable washers. Bolt holes shall be drilled I/I6" larger
GYP. BD.......... GYPSUM BOARD U.M.G. Iq. Provide approved flashing at all openings in the exterior 15. Provide two 6" x 14" galvanized screen foundation vent than bolt diameter. Threads shall not bear on wood. Lag 6. Condensate drains shall not enter sanitary system.
HDR................... HEADER CODE walls such as doors, windows, skylights, vents, pipes, ducts, etc.. per car space in garage exterior wall. For additions, extend screws pre -drill holes some as diameter of root thread. 7. Regulators are required for pressures in excess of 80
H.V. ................ HEAT VENT VERT. ........... VERTICAL in such a manner as to make them water proof. All metal existing utilities (i.e. pipes, hose bibs, etc.) removed due to Enlarge to shank diameter for length of shank. lbs.
H.D. HOLD DOWN W WASHING MACHINE flashing shall be Ga. 26 61, unless noted otherwise. placement of new addition, to exterior wall of new addition. 15. Columns and posts at exterior locations or subject to 5. Floor drains shall be equipped with trap primers.
.................. .....................
I.0.5.0. INTERNATIONAL W/C WATER CLOSET 20. Provide a min. 12 x 12 access to all tub shut off. Iq. For cold joints, drill 1/2 dio. holes Into existing concrete, water splash shall be I" above finished floor and shall bear q• Water heaters located within the building shall have drain
........... ...............
CONFERENCE OF W.H. WATER HEATER 21. All dimensions are given as face of stud unless noted brush and air clean hole, pack and epoxy grout (use 'Adhesive on a metal base plate or a foundation plate or sill as from heater to exterior location.
BUILDING OFFICIAL W/ .................. WITH otherwise. Engineers concressive or equal). Provide 24 min. lap into specified Sec. 2504.11.2.7, GBG. 10. Water closets installed in any building within the City shall
WOOD 22. All dimensions take precedence over scale. Do not scale new concrete and tie to continuos rebor at top and bottom 16. Where stud wall abut masonry walls the stud shall be 2 x 4 be limited to not more than 1.28 gallons per flush.
INSUL. INSULATION WD. drawings. of new footing. DF PT member and anchored with I/8" x 3" 'Romset' drivepins EXCEPTION: Excessive long sewer laterals or other
JST. ............... JOIST W.I. ................. WROUGHT IRON 25. These documents were prepared for a negotiated ® 24" o.c. unforeseen circumstances that would impair the proper
LINO . ............. LINOLEUM WIND., WDW... WINDOW contract between owner and builder / contractor. Not all 17. All studs shall be continuous and uninterrupted for the removal of wastes need not comply.
M.B. ................. MACHINE BOLT W.P. WATER PROOF conditions and details are shown. It shall be the owner and entire full height of the wall unless supported laterally by
................
WEATHER STRIP builder / contractor's responsibility to select all finishes and coiling, floor or rafter joists perpendicular to the wall. The
MFR. ............... MANUFACTURER W.S. ................ g, j p p
f ixtures.
M.G. ................. MEDICINE CABINET W.W.M. WELDED WIRE max. allowable wood stud height shall be per Sec. 2308.q,
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These drawings and 5pecification5 are the property and copyright of AF LANDSCAPE ARCHITECTURE and shall not be used on any other work except by agreement with the Landscape architect. These plans are not to be reproduced, changed, or copied in any form or manner
whatsoever, nor are they to be a55161ned to a third party without first obtaininq the written perm1551on of AF LANDSCAPE ARCHITECTURE.
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PLANNING AND
AFLA LANDSCAPE ARCHITECTURE
BUILDING PERMIT
TSAI RESIDENCE
SUBMITTAL
21865 SAN FERNANDO AVE.,
Sunnyvale, California
LANDSCAPE PLAN
C O P E RTI N O CA 95014
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(408) 242 - 3054
email:aflandscapearchitecture@gmail.com
www.aflandscape.com
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These drawings and 5pec1f1cat10n5 are the property and copyright of AF LANDSCAPE ARCHITECTURE and shall not be used on any other work except by agreement with the Landscape architect. These plans are not to be reproduced, changed, or copied in any form or manner
whatsoever, nor are they to be a551gned to a third party without first obtaininq the written perm1551on of AF LANDSCAPE ARCHITECTURE.
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PLANNING AND
AF LANDSCAPE ARCHITECTURE
BUILDING PERMIT
TSAI RESIDENCE
SUBMITTAL
21865 SAN FERNAN DO AVE.,
Sunnyvale, California
IRRIGATION
CUPERTINO CA 95014
(408) 242 - 3054
email:aflandscapearchitecture@gmail.com
HYDROZONE PLAN
www.aflandscape.com
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21865 San Fernando Avenue
Cupertino
APN: 357-15-043
SMP ENGINEERS
1534 Carob Lane Los Altos, CA 94024
Tel. (650) 9418055 Fax (650) 941-8755
Scale:
1" = 10'
Prepared by:
Checked by:
Date:
7/10/2017
Project No:
217074
e
O
BOUNDARY
TOPOGRAPHIC SURVEY MAP
Sheet No:
T-1
PROPERTY LINE
EXISTING LOTS
C ENTERUNE
-- -- EASEMENT LINE
— —ss SANITARY SEWER LINE
— —SD
we]:I
0
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N
DISCLAIMER:
STORM DRAIN LINE
OVERHEAD POWER LINE
WOOD FENCE
POWER POLE
FIRE HYDRANT
JOINT POLE
SURVEY MONUMENT FOUND
TB M (ELEVATION)
WATER VALVE
AC
ASPHALT
AD
AREA DRAIN
ANC
ANCHOR
B SB L
BUILDING SETBACK LINE
C&G
CURB AND GUTTER
CB
CATCH BASIN
CO
CLEAN OUT
DW
DRIVEWAY
EB
ELECTRIC BOX
EM
ELECTRIC METER
EP
EDGE OF PAVEMENT
FH
FIRE HYDRANT
GA
GUY ANCHOR
GM
GAS METER
GV
GAS VALVE
IV
IRRIGATION VALVE
LP
LIGHT POLE
MB
MAIL BOX
MH
UTILITY MANHOLE
P.U.E.
PUBLIC UTILITY EASEMENT
P
BRICK GONG PILLAR
PP
POWER POLE
(R)
RADIAL BEARING
SL
STREET LIGHT
SDMH
STORM DRAINAGE MANHOLE
SSMH
SANITARY SEWER MANHOLE
SSC 0
SANITARY SEWER CLEAN OUT
TC D
THROUGH CURB DRAIN
TS
TRAFFIC SIGN
VG
VALLEY GUTTER
WM
WATER METER
WV
WATER VALVE
SMP ENGINEERS OR ITS OFFICERS OR AGENTS SHALL NOT BE RESPONSIBLE FOR
THE ACCURACY OR COMPLETENESS OF ELECTRONIC COPIES OF THIS PLAN.
NOTE:
THIS MAP REPRESENTS TOPOGRAPHY OF THE SURFACE FEATURES ONLY.
UNLESS SPECIFIED ON THIS MAP, LOCATIONS OF THE UNDERGROUND UTILITIES
ARE NEITHER INTENDED NOR IMPLIED. FOR THE LOCATIONS OF UNDERGROUND
UTILITIES CALL "USA" (1-800-642-2444). SURFACE FEATURES ARE LOCATED
BY MEANS OF A STATION AND OFFSET FROM THE CONTROL LINE.
BASIS OF BEARINGS:
THE BEARING N 0°12'35" E OF CENTERLINE OF ORANGE AVE.
AS SHOWN ON RECORD OF SURVEY MAP, RECORDED IN BOOK 532 OF
MAPS, AT PAGE 17, WAS USED AS THE BASIS OF BEARINGS SHOWN HEREON.
REFERENCED ASSUMED BENCHMARK:
TOP OF SANITARY SEWER MANHOLE LOCATED AT SAN FERNANDO AVE.,
IN FRONT OF PROPERTY EL: 109.21'
nl(ITF-q-
1. ALL DIMENSIONS ARE GIVEN IN FEET AND DECIMALS THEREOF.
2. THE GROSS AREA OF LAND OF RECORD IS 9,966 SQ. FT. f.
3. THE MAP WAS BASED ON A GRANT DEED DOC.# 20053885 DATED 11 /25/2008,
RECORDED IN SANTA CLARA COUNTY.
4. ALL EXISTING BUILDINGS ARE WOOD.
5. FOR PRECISE SPECIES OF TREES A CERTIFIED ARBORIST SHALL BE CONSULTED.
SCALE 1 "= 10'
GRAPHIC SCALE
10 0 5 10 20 40
( IN FEET )
1 inch = 10 ft.
O
REVISIONS
DESIGN
BY
DESIGN
DATE
CITY
APPR.
APPR.
DATE
CITY OF CUPERTINO
Fxarmg-Prwacy ScY
Project Name: 21865 San Fernando Ave., Cupertino, CA 95014
EXISTING BACKYARD TREES (left to right) THAT MEETS CITY'S PRIVACY PLANTING REQUIREMENTS
Species —Common Name
NON -DECIDUOUS SCREEN SHRUBS
Height
Spread
0
1. Loquat tree.
12'
10-12'
6" 0
2. dense branching plum
15'
13-15'
6" 0
3. Redwood
25'
13-15'
8" 0
4. Carob tree
25'
25-35'
16" 0
,4FZ,4 Landkape� 4._ch.. tecture�
Sunnyvale, CA 94086 408.242 3054 aflandscapearchitecture@gmail.com www.aflandscape.com
74 &�,,rn,atwe Pnwacy Sol Use
Project Name: 21865 San Fernando Ave., Cupertino, CA 95014
LIST OF ADDITIONAL PRIVACY SCREENING MATERIEL USED (IN ADDITION TO LANDSCAPE ORDINANCE
RECOMMENDATIONS)
Species —Common Name
NON -DECIDUOUS SCREEN SHRUBS
Height
Spread
Planting
Distance -
Maximum
Heteromeles arbutifolia - Toyon
10-25'
10-15'
8'
Myrica californica-Wax Myrtle
10-25'
10-15'
8'
The minimum shrub size shall be 15-gallon minimum and a minimum of 6' high planted height.
The provided alternative plant list is consistent with the City's list of privacy screening materials.
The new species suggested meet or exceed the City's requirements as stated in the privacy
Screening Material Document. The new screen shrubs are planted to fill any gaps between the
existing screening trees and shrubs.
Sincerely,
Ashini Fernando
Landscape Architect
Lic# 5272
AFLA - Landscape Architecture
phone: 408.242 3054
email: aflandscapearchitecture@gmail.com
,4FZ,4 LandkapeP 4._ch&—ecturei
Sunnyvale, CA 94086 408.242 3054 aflandscapearchitecture@gmail.com www.aflandscape.com