R-2010-11b �
OFFICE OF COMMUI�ITY DEVELOPMENT
3 �
CITY HALL
10300 TORRE AVEN JE • CUPERTINO, CA 95014-3255
� �,,,� � � �"�'j � Q (408) 777-3308 • FAX (408) 777-3333 • planning@cupertino.org
August 12, 2010
Mr. Vivek Karnataki
905 Raintree Ct.
San Jose, Ca. 95129
SUBjECT: RESIDENTIAL DESIGN REVIEW �,CTION LETTER - Application R-2010-11:
This letter confirms the decision of the Direct �r of Community Development, given on August
12, 2010; approving the construction of a 1ew 3,815 square foot, two-story single family
residence located at 10122 Bret Avenue, with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set enti tled, "New Residence for: The Karnataki Family
Residence, 10122 Bret Avenue, Cupertino, CA" consisting of ten sheets dated July 13, 2010;
except as may be amended by conditions i1 this resolution.
2. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division
prior to issuance of building permits. If e� isting tree(s) is used for privacy screening, a letter
from a certified arborist shall be submitted confirming that the tree(s) is in good condition
and is appropriate privacy protection in ar�y season.
3. PRIVACY PROTECTION COVENANT
The property owner shall record a cove�lant on this property to inform future property
owners of the privacy protection measure� and tree protection requirements, consistent with
the R-1 Ordinance, for all windows with � iews into neighboring yards and a sill height that
is 5 feet or less from the second story finished floor. The precise language will be subject to
approval by the Director of Communit� Development. Proof of recordation must be
submitted to the Community Developm�nt Department prior to final occupancy of the
residence.
4. CONSULTATION WITH OTHER DEPAR TMENTS
The applicant is responsible to consult wit h other departments and/ or agencies with regard
to the proposed project for additional con �itions and requirements. Any misrepresentation
of any submitted data may invalidate an approval by the Community Development
Department.
5. EXTERIOR BUILDING MATERIALS/TRF.ATMENTS
Final building exterior treatment plan (inc luding but not limited to details on exterior color,
material, architectural treatments and/ or embellishments) shall be reviewed and approved
by the Director of Community DevelopmE nt prior to issuance of building permits. The final
building exterior plan shall closely resenible the details shown on the original approved
plans. Any exterior changes determined to be substantial by the Director of Community
Development shall require a minor modifi �ation approval with neighborhood input.
6. LANDSCAPE INSTALLATION REPORT
The applicant shall provide an installatic�n report from a certified landscape professional
verifying that the landscape has been inst��lled in accordance with the approved Landscape
Plan. The certified landscape professional shall make the required finding identified in the
Landscape Ordinance and incorporate it ir�to the report.
7. LANDSCAPE MAINTENANCE AGREEIV:ENT
Prior to final inspections and final occupa�lcy, the owner(s) of the property shall enter into a
formal written landscape maintenance a�;reement with the City. The Agreement shall be
recorded against the property or prope: •ties involved, with the County of Santa Clara
Recorder's Office and it shall be binding on all subsequent owners of land served by the
proposed landscape.
The landscape maintenance agreement shall require that the installed landscape not be
modified and that maintenance activities not alter the level of water efficiency of the
landscape from its original design, unless approved by the City prior to the commencement
of the proposed modification or maintenarice activity.
8. NOTICE OF FEES, DEDICATIONS, RESEIZVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set iorth 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 Eile a protest within this 90-day period complying
with all of the requirements of Sectior 66020, you will be legally barred from later
challenging such exactions.
Please be aware that if this permit is not usE�d within one year, it shall expire on August 12,
2011.
Staff has made all the findings that are requir �d for approval of a Two-story Residential Permit
as required by the of Cupertino's Municipal C'ode, Chapter 19.28.100 (D). Also, please note that
an appeal of this decision can be made withi 114 calendar days from the date of this letter. If
this happens, you will be notified of a pui�lic hearing, which will be scheduled before the
Planning Commission.
Sincerely,
� . •
Piu Ghosh
Associate Planner
City of Cupertino
Enclosures:
Approved Plan Set
ABBRE V I AT I ONS:
A/G ..................... A R GONDI'IONE4
AL .................. ALUMI4UM
A.9 . .................. ANGHCR BOLT
A.P.A . .............. AMER GAN P_YNOO�
A550G I A�I ON
A.Q.N . .............. ASSESSOR PA4GEL
�UMBEFc
BM . ................... BEAM
BLK'b. .... ....... BLOGKIN6
BLDG . ..... ......... Bl, LD NG
BOTT . ............... BOTTOM
GAB ................. GABInE
GLO . ................ GL05=T
G.J . ................. GEILING JOIST
GOL . ................ GOLUMN
GONG. ... ... ... . GONGRPTE
GONT . ....... ..... GONTINOUS
D . ...................... �RYIh,G MAG�IINE
DET . ........ ..... �E
DIA . ............... � AMETEQ
DIAG . .............. 7 ASRA'r1
D.W . ................. 7 5H /�ASHER
DSL . ............... �GUB_E
DR. ................... �OCR
D.S . ................. 7GWN SPOUT
D � • �OU6LA5 FIR
D.H . ................. 7GUB_E FiUNG
N11nDOh
EA . .................. EAGF-
EL°_GT. ........... ELEG'R GIT"
EL°_V . ............. ELEVATIO�
ENGL . .............. EnGLOSED
EC,� . .................... EQUAL
EXT. .. .... EXTERIOR
(Ei, EX ............. EXISTIn6
F/ ..................... FOR
F.F . ..............._.. FAGE FRAMED
F N. FLR..,........, FINISH FLOOR
F.O.G . ...............FAGE OF �UQS o�
FAGE GF GONGR=TE
F.G.S . ............... FAGE OF 5"UD
F.6 . ...... ............ FIBERGLA55
F X . .................. FIX'JRE
FLASH. ........... FLASHIVb
FLOUR. ........... FLOURESG�VT
FLQ . ................. FLOOR
FTG . ................. FOO�ING
F.A.0 . ............... FORGED AIR UNI'
G.I . ................... 6ALVANIZE IRON
i_
G . ....................G Ua
GLS . ...... ....... bLA55
GLU. LAM ........ GLUE LA�IINATED
GLZ . ................. 6LAZ I NG
6.P.� . .............. GALLONS P�R FLUSH
GR . ................... GRADE
GY°. 3�. ......... bYPSUM BOARD
HDR . .................. I»EAD�R
H.V . ................ HEAT VENT
H.D ................ F+G_D DOWN
I .G.B.G. ........... I NTER\ATI ONAL
GO\FERENGE OF
°�UI_DIhG OFFIG AL
�NSUL, ........, INSJLATION
IST nIST
LINO . ............. L NOLEUM
M.B . ................. MAGH NE 30LT
NiPR . ............... MANUPAGTU4ER
M.G . ................. ME�IGIN°_ GABINE�
MTL. ...._..._.... ME�A_
MIV . ................ M NI�1UM
(I`1i ................. nEh
N.T.S . ............. I�OT TO SGALE
OV . ................ OVEV
O.G . .................. ON C.'cVTER
O/ ..........._...... OYE4
O.H. . OVER -ANG
P� . .................. PAIR
P.G . ................. PHOTO GELL
P.G . ................. PAI� vRAD:
P_Y.,P.W.......... PLYNGGD
P<T . ............... POGKE
P.B, . PU5�1 BUTTOn
P.T. .. ... PRESSURE TfiEATED
REF . ............... REFQ 6ERATOR
RDWD. . REDWOO�
REQ'D. ..,....... REQUIQED
R.S . ................ RESA;N�
RE�/ . .............. REVERS_
R.O . ................. ROU6^ OP_VNiVS
SEL .................... S�LEGT 5'4UGTURAL
5"'R .................... STRENbTH
S.N . ................. SINGLE Hl.\5
5L. 6L5........... S�ID NG GLA55
DR ....................... �OOR
SF�"5 . ............ 5�1_ATI �G
5H" . ............... 5«i_ET
5 8 P ........ 5^I_LF d°OLE
SF-WQ. ., ... 5-101^1=R
S.G . ..... ........... 5G_ID GORE
S/GLG .............. S�LF GLOSER
5,�, ,,,,,,,,,,,,,,,,, STAIN GRA�E
SPEG'S ............. 5°EGIFIGAT ONS
SQ . .................. SQJARE
g� STANDARD
SURR ............. `-�RROJn7
S�M ................... SIM LAF2
TEMP ............... TE�I�ERED
6_5 GLA55
T b G ........... TOhGUE 3
SROOVE
THK . ............... THIGK
7Yp, „ 1YPIGAL
U.N.O. �.......�.. UNLE55 h0"'_D
orHer•cwise
U.B.G . ............ UNIFORN' 6UI_DIVG
G07E
U.P.G . ............. UNIFORN PLUMBInb
GO�E
U.M.G . ............. UNIFORN MEGHANI ;A_
GO�E
VERT. ........... VERT GAL
yr ,,,,,,,, ,,, ,,,,,,, WASHINb NAGHINE
yy,�G WATER GLOSET
W.H WATER -i�ATER
W/ ........ .. ....
WI
WD . ................ WOOD
W . ............... WROU6HT IRON
WI\D., WDW... WIND'JW
W.P . ................ WATER °ROOF
W . ............... WEATH_R STRIP
W.W.M. ........... WE_D=D WIRE
�1E5F-
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SGO�� O� WOfi��:
I. EXISTIN6 �,030 SF 4E5'�D�GE TO BE
DEN0�I5HED.
2. NEW 2-STORY SIN6LE PAMILY HOME w/
THE FOL..OWIN6 AMENIT'O_5�
A. FI45T PLOOR:
a. 2-GAR AT*AGF+ED 6AT2AbE.
b. ENTR" FLOYER.
c. LIV'��!J6 ROOM.
d. °AMILY ROOM.
o. �ININ6 ROOM.
f. STUDY/ DETd.
g. GITGNEN.
h. �AUNDRY ROOM.
I. �ALUNAY F�L� BATHRDOM.
J. POIND=R ROOM.
k. 2-9EDROOMS.
JG�T' ON 1�'��:
� - - - � B. SEGOND FLOOR.
i� � � a. 2-MASTER SUITES.
� � b. -BEDROOM.
/ �
/ \ c. I-HA�_NAY °JLL BATHROOM.
/ �
/ �
/ �
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I / �(e)Pl�e �
�RE T
AVENUE
��CJ=�T D�T�:
OrVNER;SJ: VIVEiG iGARNA�AKI and
DEEPT NAIK
A�DRE55: 10122 BRET AVEN,.E
GLP�RTI\O, GA q90 �
OGGUPANGY 1Y�: R-B
A.P.N. : 3�5- I I -40
GONSTRUG"ION TYPE: V-\
ZO\IN6 D15TR G'� RI-10
LOT AREA: 9,9'T5.00 SF
EXISTIN6 RESIDENGE
TO BE DEMOLISH: �,080.00 SF
NEYv F��RST F�OOR
LIVI\b AREA: 2,�01.00 5F
NEN 2-GAQ 6ARAbE� 431.00 SF
TOTAL PIRST FLOO4 AREA: 2,632.00 SF
NEri SEC.OMD FLOOR
LIVI�ib AfiEA: 1,189.00 SF
�n�xiriu-i o� 4s�e or ro-� i.:
FLOO�e NetA O�¢ I; D4p 9FJ
TOTAL HUILDIN6/
FLOOQ AREA RA�10: 3,815.00 5F
(GO.bQ% F.A.R.)
NAXIMLM ALLOWE�
LO GOVERAbE AN�
FLOOR AREA RA�10:
NEri GOVFRED PORGH
AN� ROOF GVERHANG
AREA:
N'AXIMI.M ALLONE�
CiVVCiC�J �(/Rti� /�IVL
ROOF OVERHANb AREA�
PLAN °R:PARER�
4,�10.�3 SF (4°.St)
449 SF (4.TA5)
468."IS SF (5%i
ATfLIER DESI6N5
FRANG 5 T. KUN
(�08) 266-898�
����� I�I..J'.�/�:
A- I S I TE/ 4G0° PLAN,
PRGJ�G' 7ATA, LOGATI�Jh
MAP, °ARGEL MA°,
G�N�RAL '�OT�S
A-lo 51TE PLfiN �va . r-o��)
A_2 ,45-BUILD/D�MO_'ION
f'LAN, PLOOR A2EA
GALGJ_ATI01�, �IAGRAN
A _3 �IRST PLO�JR PLAN
SEGOND �LDOR PLA�I
A-4 ROO� °LAi�
A_� EXTEQIO� ELE�/A�IONS
J A-6
A-�
��
�z` '"� L-I
u .,,, ,.,
_ ��
BLIL�ING SEGT ON A
BI.IL�ING S�GT ON B
LAN�SGAPE °_f�hT 1�;G
PLAN
!'SE GI'Y OF GUPERT o �� L_2 LAN�SGAPE IRRIGATION
PUB�IG WORK DRIVEWAY PLAN
GURB DE�AIL) �
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6: _ NO'rES: 9, Nailirg lo^ Frpminc� eh� vith box ra'��e, �vmber and elze
per 20D� C.BG Nallirg Ta� e, except ae noted on p��one and
I. rne =o c�ing architectural sp�cl"catlo�e ehall conPorm rvith dstalle. *lalle eha I �ot be d�N�n c'�oesr tog�thsr thar I/2 or
200"I GB�, and ocal ordlnw�cee. The Gall�ornla O�Ild�ng th.sir sngth, nor closer :o the ed9a o° member than I/4 thelr
Standcrde ie baead on the 200"I GMG, 20GT GPG ard 2005 lerg:h except for sheatning. Mln. penet�at'on o{ I/2 thetr
NEG. Isrgth.
2. Givi!, Soi and S:ruetvral Engl�eero Spee��'eatloero take 4. 51 I plats� on eonersis ahall bs 9x6 (minJ Fo�noa:lon
proceaence ovar :he follow'ng archltocU,ral eoeclflcotlora. 6-ado Redwood. or tr�at�d �F. 5i'�I olat.e ehq I os bolt�d to
3. Tho co�t�actor ard / cr e�bconCractor s�all wrlfj all ;he concrots w/ S/B" dla x O" (min) ancho� bolts. 9olls eho�l
diTOneione on t�o d�aNinge c»d ehall notlPy ths Deslgner of no: be placed more thcn 12' F�om e�+d oF platee.
any dieveoanciee orior to etartlrg the work. �. t✓eta� �ranino devlcen ahall be ae rcer�}acWreo by
4?r�ce rarres and nanufacturero refsrred to aro for 5lmpeor company o� as approved ea�ual.
c�ual�ty e:andarde only. Spsclficatlo�e rl I tw psrmittsd ae b. Fram'ng cllpe (I.s. PG ! P8J ehall be vrov�dsd tap ara
aporoved by :I-e owror. botton oF al poste, nulllone and double ewde at edges of
5. Tre controctor eha I os reeporolble for the eatlefactory oper'nge.
ccmo eticr oP all rvork In acco�dance nith ths proJect plane �. Provlos double �o'�t� undmr all paralls partltlon.
a�d epec'Ficatioro ond to meet ord/ or exceed e�anda�d 8. ry�ae plywood aheathlrg la �aed on rooP or floo^, aheets
ccnst^uct�or ino�5t^y oui d'�g practice. enall be lald peroendlcular olroction ol �olat�. °'yWOOd aheete
6. A i docre a�d nlndowa Lo :he ovtslde or uncondltloned e�all be staggered. Mtn. aroa of shest to be 16 sc�. �t, All
areae enc I oe reather atr'pped. All mmufacturors proo�cts plynood la to be DF at�vctural I cyade o^ extenor uee G-G
sholl oe approveo 1� the Arrerican Natlorol 5tardard Irstlt.�te or G-D grade.
(A�5',). 9. Edge o' plyWOOd shest not �allsd Co sWo,�olsts or eo'�'d
�. °re-Pab 4ireplace man�Pacturor �I-oll orovlde modsle ard blockiro shall be c��ocic�o by 2 x 4 cnd nallwd rvlth sdge
apo�ova!e to tha Glty B�I o'ng Dsvortrie�t. na'll� unlee� tor��e ard goove I� u�ed.
H. Skylloht Manufoct�roro ehall e�bml; the ds�l9n detall wtth 10. S�vf�aor to oe 9/4" DP G-D T� 6 Plyrood, �alled
eng'�reer s aalc�iatione rnd b�ochure :o tro Gty Buildinq psrpsrdtcular to f oor �oieta �vlth 8d at 6" o.c. edg�e and 10'
Departmert for rev'ew ard approval. °rovlde IGBO Ilet'ngs o.c. fleld.
or eaua�. I. Subrloor applisd d'roc:ly ovs• gi�dere to bs I-V9'� DF G-D
a. 6�a^dr�iis eha�i be a,iit to ree'et 200 b. px in any T! b plyrvood, na�led rv�t� IOa at b' o.c.
d'roc:'cr. par GBG 160'.'i.l. b�.ard^alle shal be 42" hlgn wltn 12. Provlde �a':er tlea at 4 8' o.c. whero cellirg �olate are
�n�tarmadiate na^�bers 4 ' o.c. perperdlcular to raPtere.
�.C. °rcv!de 30" nin. clea� nld:h ct wate� c oaete !15" min. 13. Pur ine aholl be � x 6 Tln. or the sarre �ize ae raPter,
eacn nc� froM ce�ter c' water c casti. whlcheve^ la greator.
'�. P�ovicle ��naerf oor acceee 8' x 24" 14. Ba .e bearlro on rvood eho I �ave etandcrd caet Iro� or
'�2. Prov�de vnderfloor ve�tilakion �ot leee :har /SOtn oP the mo Ieabie naahere. 3olt halee eFoll x dr Illed I/16" la�ge�
�nderf�,00^ a^e�. :hor bolt dlamstsr. Threads ehal� no: bsa� o� .vood. Lag
i3. P-o���de att'c ventllatlan �ot eea thor I/150Lh of :Fe area acrers ore-drlll holes aame ae dlameter of root thread.
oP :he o:tic. En orge ko ehank dlamete^ for len9 th oP ahank.
i�. Veneer anchora e�all bs design psr Ghapter 14, G9G. 15. Gol�mne and poete at sx:srlor Iocatlane or eub,'sct to
5 5:a!rway deoigre ehall per G9G. woter eploen eho I ve ' above Ilnlehed Ploor aro ehall bear
��b. Tenpered eofety 91aee typlcal at oll ex:erlor �Iiding or o metal bax plate or a°oundatlo� plate or slll aa
doore, sldellc�ts od)ocent to door�, ony glo�e leae thm 18" eosclPlsd Ssc. 2304.11.2 �, GBG.
4rom F'oor, '�.ter'or showe� enclowrse and ar� w�ndow above Ib. l"l�ere etud Hall abv: raeo�rj nalle the etud enall be Z x 4
tub cr irside ehor�er ercloe�ree or any �azardou� locatior 'or �F PT member and anchored wltl^ I/8' x 3" 'R�arneet' drlveolro
whic� g'azirg ca� be eub)ect A wman impact. s 24" o.c.
". Srcke cetactore aho I oe Installed In aver� room ano at a I�. All stvde ehall bs contln�oue ano ur'nte^r�pted for ths
po �t cen;ra��y locatad i� t�e corriaor or orea glv'ng occeea antire °ull helght of the wal unleee eupportea loterally �J
to eoch <eparate eleeplra areae. In new corotructlor, al cefllrc, floo^ or �af:er )ole:a perpendlc�lar to the walt. The
smcce de.ecto-e 5hall be harawlreo w'th a battery tnck�p. mox. allowd�le wood st�a he'gh, e�all be ve� 5ac. �908.9,
Smoka aetectore Inotalled In BxletlnGj bVIIdlnCje �"a4 bA 101e � GBG.
batter� aperatad. IH. °rovtde P're�too to c�t o+f all concea�eo d�ait openings
��.b. A'�, �.at� and o!aste^ sha I con°arm to G$G Ghap:er 2:5. (oo:h ve�tical ard hor'zontali rot ko exceeo O'-O",
Exteriar lath and plaster (at�ccoi ehafl be appl'eo �/8" thlck 19. No cripple wall eU.oe euppo�t'�g a I oor enall be leee than
r���. '^ �o ase than 3 coate ovor wlro meeh lat�, ovsr 2 la�sr 14" hlgh. For crbp s.vo le exueding 4'-O' 'n hslght, c�ch wal e
ISM graoe 'D' fa t rvl:h weep screede (:yplcal unleea roted ��all be fra^�ed of e:�de having the alze rocl�ired Por on
othe^wlseJ. addltlonal ator .
• °rcvida aocroved Plashlno at all openirge '� ths sxterlor
.�o''s s�ch as doors, ..indons�sk; ig�ta, vente, p�pee, ducta, etc.
t^� auch a manner a9 to maka therr water prooP. AI me.al
f��asr�ng s�all be 6a. 26 6, unlese no:sd ot�srnles.
2C. Prcvida o n'�. 12" x 2" acceas to oll t�b ehut of4.
2i. A�,I dimenslo�s are c�Nen oe Pace oP �t�a �nleae na.ea
o:ha-nlse.
2�. /+'', d ne�e one take o�ecederce over acale. Do not acals
arawi�g=. 2. Plaeta^, meta latn and oryNa I �ha comply w/ Sectlon
23. `hesa docvmer;e rvere prepared fo^ o neao:latsd 2506, GBG.
c�rtract cetween owner and bullder / contrac:or. Not o�l
conc':'cne and oetaf 5 aro shown. It ehall be the owne� ano STRUGTI,;R,q�.:
b:'��ae- i contractor's rospo�s'blll:y to select a I fl�iahes a�d
o'�.x:���ee. I. Gonvertlanal Llght F^ame Gorrotr�ctlon ehal be followed.
GONGFE� a�d FOUNDAT ON (rofe� to S:ructural 6enera 2. All lumber, plywood, °Iberboord ahsathl�, pa�ticleboara
rtotes fcr additio�ai inFO^mation) oro etructural glued laninated timoer nvet be loentl�led b� o
I. 5iabs a� grace eholl be 4" m'�. thtcknee�. Ses drawinge Por orade ma^k or Gert"'cate of InaPec:'on lewed by on
scrd roc< xse and ^elnforcemer:. 5 ab on 9^ade �halt be approvad agsnc�.
p�acod '�r o!ernote panele. �c pa�el e�all exceed �3 Iineal 3. Man�Poctred r�s5 compo�enta r�at be fnsvected and
cc�tro �olnte --y --. ,.. '. _ --� - � --- --r_. - -� eoeclfled In�tne GBG� �.�_ _.,..��.,. .,._....� .. J .,.. ...
4 m h I n t hava e�i.e or cFecks lon sr than the
2. A I exterlor cOncrete a abs (Patloe, dr'vewC�je, and . BOa � 0 a o p g
walkwayo; to �ave a rrlr'mrn eope oP I/8' per foot to norron °ace d'me�elor.
prevent pondlnc of water. 5. Provlae aolld b ockln9 ot the ends of all �olett and raftero
�3. Gonetructio� �o'n:e ehall be thorovghly air ard wat?)7er a�e� all bearing rvalle.
6. Provlde an bl . for all fire. at olete of slze 7 x 10 or
cleaned and roughanao :o expoee coaroe aggregotee. °P k9 )
5urface to -eceWe ccrcrste eha os malntalrec cont'nvo�sly oreater at 8'-G" o.c. (op:lona ).
�et c: eaeG three ho�re In advancs oP povrina. "!. Notc�ing at the ende of �olet ehall not exceed I/a the Joiet
4 For =ooting: �Itlmate compree�ive etre�gth at �8 daya ahall aap� Ho�ee borod •n �oieta eha�� not be wltnln 2" of ;I^e top
oe 2500 P91. max. agoregate elze -I/3", elump 4" ano r'n. cr bottorr of the 'olet.
cenent o= 4-I/2 oacke pe� jard o^ mlx, max. wator corten; �
ga �ore pe� sack. S�ab o� grade: Ult�mate compreeeWe
s:rerc:r at 2b days sho I ce 2800 P51. Max. agg ^ego:e s'ze
3i4�. s��umc 9-!/2' and min, cemert content of 5-II2 oacka per
ya�a of m��x, max water content of 6-I/2 gallone per sack. 9. Provlos dable trlmmsro and elll for opsnings oP 8'-O'
5. T�ansit mixed concre:e shall corforr to ASTM soeclflcatlor rioe.
G-94 a�d aoove crovle'on. 10. Provlde double 2 x 4 top plalea to have ml�imurr 48" lap
b. �oncrete atro�gt� tc be verlllso b.� etandard cyll�dsr sollca.
tests mcde by on approved :estln9 aboratory. I.°rovlde 18" (5lmpeon STIB :yplcal U.O.V� sslsM'c strape at
''ha excavated bot:om of all footln9e eholl ex:ero to the top olatea n�ero conet^�ctlor �oi�te at t�e corcer of
e'�evaticr rcr�ed on Foundotlor De:d� shset. �a �
8. Foc:'ng s�all be oo�red In neo: excovatlon w'thout eiae I�, All header� e�all ba 4 x I� �F no. 2, ur�eee atherrvlee
corrs whenovar posslble. noted.
9. �rc^ors bolts, Inserta and other haroware to be est In 13. Nalting 5chedv�e shal conPo^m to Table �304.9.1 GBG.
ccncrete sho'� oe =lrrly 9et I� posltlon be°oro concrots le 14. Provlde da�ble iloor )oleta whero walle ��� pa�aliel ard
viaced oiroctly over �oiat.
��.0. °tepoed'ourdatlo�e e�all be ��ed w�ere tne 9ro�nd 15. Provlae eolld blocking at)o!eb wMere walle rur
e opa5 ^�ore thcn I Poot ve�tical to 10 'eet horizonta . Top p�'perdlcular tA �ole:e.
ond �o�tom of =ourdatlon to be level.
i�. Relnforcing steel e�all be grooe 60 nith de+ormallon per MEC.HANiGAL:
ASTM 9oeclflca:lor A-615 ond helded r'�rs meah ps� ASTM
epeciFication A-105. I. All rcechanlcal aFa I oe Irstalled oe^ JnIFo�^m Mechmlcal
!2. Solices I� relnFO�cing ehal loP 32 dlametero In conc^ete Gode ard Glty ordlrarcaa c��rently In we.
and 4b d'anaters I� concrmte block. Reirfarcing eha be bs�t �. Sol'd fvel, oll, goe roq,ulre outalds / ottic / urdsr?loor
'�.b" m!�.. a�o�nd corrors in wal s andp laetoro. cornb��tion ai�. Size and Iocotlor of combustlor alr vent�
'�9. �0 4 reba^s contlnuous too and botEon oi al concrete determinod by 6G9, JMG.
s:em wai s ryi 20' lao at all )ol�to ar�d cornere. Ho�lzontal �, Purnace roome sho I comp y w/ �00'1 GMG.
reba-e cc ba placed 3" from �espect've toc or bottom o' 4. Provlde a�:orratic �ignt xtcack thernoeta:a o� all
corcrote fo�ndo:'on. +�rnacee. Totol ou.put for all {y�acee sha �ot axceea
i� P-ov'de �FER electrlc c�round �v/ 2 �o. 4 revaro 20' lonrj 125,U00 6TJ'e.
emoeddad Ir Pooting I� opcoslto d'rmctlo�e. I�etal' 6EG 5. Provldo 6" cloarance 'n combueLlo� al� e!ds of F�r�acs
cont'r�o�s From uF=_2 to water oipe, but not to gae pipe. room ard 30' work'�g epoce In fron: o} a�� heating contro�e.
'�5. °rcvide Si8" diamete^ x O" (mlr) anchor ool:a v./ 3' eq. x E. V�Fie•e tharo le a wata� �eater ar 9a� lurroce loca:ed In
�:/4�" tF-k_ s!eel plata noeher and nut at 4-D" o.c. ane-etory ;1�a garage and a aoor from tne garags to dwolllna, provlas
ord at 4'-O" c.c. two-e:ory, u�lese �oted o:hornles on ehecr min. I�c�. 'n. o�telde combuetlon alr pe� 1000 $'U w/ I/2 higM
wa��i echedv!e. Locote anc�or ool:e rlthl� I�" Prom correra a�d ard /2 low vents for rvater hea:er.
b�c: �oirt. �, barage app Icatlone ehal havs Plame Ignitlon 18" aoovs
i6. Sae 5heor Wall Sched�ls for anchor bolt spac'ng at ahsor aloor md protec:ed �rom a�la Impact.
wa��l�. 8. Venting of appllancea ahall conplj n/ �00' GNG.
'. '�netal 6" x 14" oolvanlzed acreer �amdatlon ven:s. q, PYOVIde ctearcrwe ot rarae top to combustlb e materlale
!b. Provice two b" x 14' galvar'zsd ecresn lounaatlon vsnt per 200' GMG. °or sxcoptlon, see 200'1 GMG for
per ccr s�cce in ga-a9e exte^lo� wall. For additloro, extend roclu'rome�ta.
ox�et��g ut�lltlee (i.e. plpee. haeo clbe, stcJ removed dus to 10. A app'ances anall be apvroved by o rocognized teeting
placeme�t cf now additlon, :o ex.er'or wa o° rer addltlo�. agercy.
��.�. °or co�a )oints, dr'll I/2" d'a. Holee I�to sxletlna concrete, I. Provlde ae'amic etraop'ng �or water heate�, :op and
o��9h arcf a�r clea� hole, pack ard epoxj grovt (�ee 'Acheelve bottom.
E�ylnee� s' co�cresslve or eq�ol). Provlde 24" Rln. lap 'nto 12. All Ir:erlor bat�^oo^� fane aho I c^ovlde 5 a'r chan9os Per
�e�n ccncro[e a�d tie tc contln�oe rebar a: top and bottom ha�r.
�c ., o�pr,,, 13. Provide au;orratic oampensr at all vsntilctlon fon�.
14. boe ploing nhal. no: be smbwddsd Ir or belorv e abe wlth'n
builolro a^ paee unde- Fo�noo:lon.
G4RQENTRY. IS. 5heet Tetal to be a minlm�m of 76 ba. g.l. unlea� oEnerwlee
no:sd. Provlae valley Flas�l�.
:. Rafte-e. �o'�te, ceame, cjlydere, Poela and nulllors to be 16. Provlde ePo�k arreetore o� all c�lmnxje.
Gc�g ea F��. Goae; roeior yraded baeeo on S;anderd 5rad�n9
a^�a d�eos�ng -ule. ro. b of the Weet Gaaet _�rnber Inepec.lon p_UMBINb:
B�rea�
��,r��m�m �^ode to be ��ed exeeot ae �otea on eMawln9e: I. All Plumbing lretollatlon eFall eonlorm to the Gallf�rnla
P umoln9 Goae ard Glty ordlnancse urr�ntly In �eo.
Str.c.vra�. �ol�te +2 �, Provlde approv0l Irom the SGnitory DIaG'ICt,
P'.anK �n� Ra°ters 9. Provlde a 6' caia bed and cover I+ ploetic o� VGP'e �eed
°or eerer Ina.
Str�c:�rol i�cht 'ram'ng �2 4. A 4' cleanout to grad. ehall be Inetalled wlthlr ths Plrot 4
'eet f�o^� o�oPerty 'ne, where a:eral entere tne orooert;
_� ht frarr�n crc Sta. broae.
g 9 ard snall be ho�»d In a corcrets box wltn ^emovabls cavsr.
iNa'i �t�de 5. BC7G�cflow devlce 6ho I pO 'natalled if rocl�l^�d Gy Sanitqry
71D:fIGt.
Beans and str'ngars MI 6. Gondeneate dra'ne ehall not e�ter xnitary eyetsm.
'7. Rsgulato-n crs roc�uirea Po� proseuree In wxcsss oF 80
r'�oto ara tlmber •I �y.,,
8� oor dralne shqll bs sqvlpped v.'th trap pr�msro.
9. V�ater heaisro located nithln :hs bul��oing enatl have d�a'n
'rom heater to exterlor locatlor.
�O. Water cloeste 'netallsd Ir caiy bulidlriy wlthln the Gity shall
ve saulpped nith vrat�r ressrvo'rs that Ilmlt ths watsr used
to not mare than I.b gal one pe� �I�roh. On water c'�oe�te
wllnout reee�volre, the I�uehing dsvlce enall Ilmit tJ^�e flq.i to I.b
gallone per Plueh. EXGEP'*ION� Excseelvs long aansr Ia�rale
or othsr unfor�swn clrcumetoncsa :hat rvovld Impair ��
prooer removal of waatea need not comply.
I Shower heade ahall bs deeig�ed to 'ntrod�ce a'� i�to tl+e
walsr °low recl�ul�g the na:er u�ag� to 9-I/2 gallorn per
minute.
�2. Foucet asrators ehal bo deelc�sd to Introd�ae aIr Into
tne �vat.r alow rsduc Lh0 HP:K ueaos ta 9-I/� gallone per
minute.
�3. �olle: dralro over Ilvl�, o'nl�g, fwnl�y roome to be �aat
Iro� for so�nd contro .
ARGM`EGTURAL 5��'E PLAN NO"E5:
. Thls arch'tect�ral s':s plcr le not 'nssnoeo ae a bo�ndarj
eurvey.
2. 'fhls arch'CSCW�aI sl:s plcn dose not g�arar�ty accurate
ocatto� ot a or any legal oo�raarlee, property linss,
estbacke, saeemente, utllltlse, b�lldinge ana other Itsms or the
p�o�sct slts. 'hs dse�gner or a�thor of thle archltsct�,ral elte
olan ehall not be ho a liable for a�y inacuxaciea,
dixrooanclee ond/ or omieeions 'n comparleon to any o}}ip.
ega oocvmentation or survsy oeneratsd by o pro�ss�lona�
c'vll erolreer or I'cersed land wrveyor or In corrparlspn wlth
a�� oN'clal recoraed rrape or plars wilh a�� goverrman:
rocoglzea roca-ding or mapp'�g agercy.
3. �omeowrer md/ o� �ia/Fer cuthorized agent/
^eoreaentative snall ve�i�y the ocation ol all legal
oo�rparise, property Ilnea, asGvacke, eassm.nts, a.ildinge and
cthe� le9al roc{uie':sa of the prooe�t, prior :o etcrt of
conetr�c:ion.
4, Homeowner ond/ or hleMer authorizea agent/
�evreeen:atNe s�all emP o� servicea af a Ilcenxd land
eurwyor or Ilc.neod cNll enginowr to conducG an
indeoendent aurveu of the props^ty in oroer :o accu
verlry md docur�a�! all lec�al bo�naarle�, vroperty I�n.e,
estbacks, eaeemente, 6,illdlnc�e md other Isyal rscl�lsllea of
t�e oroperty.
5. Dlmsrslon, no:es and ��rv�y 'nfornatlon sho+v� on thl�
a^chi;wct��al etts plan cre to be rsPsrsnced nith piq�
o�epared by the c'vil englreer or 1'cer�eed land wrvsyor of
rocord o1 Ehe pro�ect, If euch earvlcse aro �stalned by },�
I-omsowr�r ona/ or contractor. All d!r�wnslone, notse, wrvsy
InPorMat'on ora other alto tnPormatlor ehown o� vlane
o^apared by tne c'vil ergineer or I'ceneed land wrv�yor of
rocord ehall e�perceed any dlmenelone and notee ehonn on
t�le archltsctural elte plan.
b. Sho�ld the city dete^mine that th'e proJect roq�u-es
aod':lona� Informatlor, svch as alte s��vsy, gsotscFnlcal
roport, �oi e repo^t, environmento aeeeeemerte or r�porte
a�d any otFer rePorce, roeearch or oddltlo�al Inlo^matlon ae
deterMlnsd oy ths local cl.0 plarning/ b�lldlna departmsnt ae
roqvlrsd Itsr�e In ordsr to proceea ths pla�e, t�e owner eho I
employ the xrvlcse of I!cereed prolseelonale thot can eupoly
euch Inlo�matlon and eervlcee. �
�. Ateller Dee'gna eha I not oe he�d ��lable �or my delay o�
aod'tiena coet ko :h'e pro!ect cau�ea/ or due to ad�uatmente,
changss and/ or revislore to ths plans as requlrsd by ony
aod':lona flnoirge a�d reporte eubmittea by licerosd
orofeeeloral co�nultonte wcn ae L'ceraed Land Survsyon,
Gvll Engi�ss�a, 6eotech�icol/ Solla Enalneer or othsro
Icsneod pro°ee7lonal retGln b� :ho Ownsr or hle/ her
a�thorized a9ent/ repreeentative, or as deemed roctulrsd
a�d �eceeeary by the �ocal Glty/ o� .:ounty B�IId'ng and/ o�
Planning Dsoartment or othsr govsrnmsntal agency.
FIRE SPRIVKLER T10TE:
Ina:all ouamatic Plre apNrdcle� eye:sm. Ivtal�o:'on dstalls ana
apeclFlcatlan enall co�FO^m to the 200'1 call°ornlo fllro coae
md any othe^ loca code o�d ordlnoncee. F're eprink•e�
plara and detalle e�al bs prov'dsd by o Ifcerao firs sp�lnkler
Ineta.��at'on contracCar to the Gity o' Guport�ro Firo
DePar:ment md/ or B,�Ilding DePcrtmen: for ^evlew mo
approval prlor to Imtallatlor.
GONS�RUGT ON SHALL
GON°ORM TO "HE PO_LOWING
GOD�S:
200'i G5G (�006 I\TERNATIONA.. 9l.ILDING
GODE)
200� GALI°ORNIA REFER°_tiGE STANDARDS
GODP
200"I GPG (2006 UNIFORM PLU�iBI\6 G07E)
�00'i GEG (�005 NATIONAL ELEG�IG GO7E)
200� GMG !2006 UNIFORM �1EGHANIGAL
GODE)
�00� GALIFORNIA ENER6�' GODE
�00' GALI°ORNIA FIRE CAD: A'�
NTERNATIONAL FIRE GODE �
A�D ANY A�7ITIONA� �OGAL GIT'�' PLANNIN6
A'�D BUILDING REQUIREN°tiTS. �o�,v
�4TT�G VENTILAT ON GALGI.LATION:
UNIT ATIG VENT • 2'A (3.14 5O IV)
UNIT 'EYE BROW" VENT• 42 9Ci INGH
4'x�4' W YDOW VEN� LNIT� D96 5Q IN :h
4'xl8" WINDOW VENT U�IT• 752 SG INGH
REQ�,111¢�D ,�T1'IG VENT�LA'IOh��/I'SOth OR I.TTIG 9PNGG�
-____ 5F/ I50�5.6 5F !_____ SO INGM)
_ SQ. INGh / 3.14 SCi INGH• _____ WI^S OP V�`�TS
@�QJIRED.
°ROV DC (9)-2" DIA VEVT HOLE9 n/ IN9EG7 M�9H /�.7 riFICZC
9�OGK AT EV°_RY BAY AF1D ( J- 4'x]4' VENT UNIT AT AABL_
_ND NEW 90JTH (LE°T SIDEi NWLr AND (I)- d`xl8' VENT VI�IT A�
VEI� EA9T (�ROhTi /IAL� r✓ I/4' SQ M^7V 'NE"h IN9GG MESH.
JT�DERFL^✓OR VEN"ILATION GA_GULA�ION:
UVIT F_OOR �/ENT � 6x14 VENT 512E
. 94 SQ INGH OR B2 SQ tNGH (LES�� A�EA
APPROX. AREA OF 145EGT MESM)
4EpJIfiED U*1DERFLR VENT�LATION�I/19pth OF GW�.NL SP�E:
G�NI` 5°AGE AT'�W ADp1710N• ____ SF/ �Sp
____ gp pR ___ 54 INGH
-_ VENT U�IT9
• REQUIRED'•
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7/10/20 O
a�F.
"T Kun
A5 NOTD
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O
8'-b" x
iv 43 _�„ �
' 366.q SF
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O 21'-10" x 20 -9" 0
= 4S°.. SF ry
O 20'-9-��/2" x
G 20'-S-I/2"=
425.3 SF
2C
15'_ •
O
15'-I' x
A'-9-I/2" _
132.6 SF
13 �_��� x s �_���
� 41,88 SF
�LOOfi� �fi��� G�LGUL�TION
t"'1 I/l r i� Jl 1. �f
i i r�u i �i �i � i ��r��i i/�u�� - i�-v
2q'-8' x 46'-3' = 1,3'2 SF
B'-6' x 43'-3" = 366.q SF
20'-9-I/2' x 20'-S-I/2'= 425.� 5� '
21 -10" x �O'-q' � 453 SF
� �_3' x 2 _p � � 14.5 5°
FIRS` FLOOR BU LD NG AREA: 2,691,"f 5F
O 22'-10" x 22'_7" = 515.6 SF
O 3'-L-I/2' x 3'-"I- /2" _'82 � 5F
O 12 -4-I/2" x b'-8' = 82.5 5°
O 5'_ " x 8'-9-I/�' = 32.6 SF
O I'-10" x 8-"!' = I5.1 SF
O 13-I" x IS'-9" = 206 SF
O 13-'7' x 3'-I" = 4.8 5F
O 8-5" x O'-10" _ 'i 5F
SEG04D FLGOR BUILDING AREA: ,183.4 SF
TOTA� BUILDING AREA: 3,85.1 SF
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PLANTING NOTES:
1. THE CONTRACTOR SHALL AMEND SOII TO A �EPTH OF 8" ( excepi for unda� vaes) WITi THE 8 C.Y. OF ORGANIC COMPOST
PER AMENDMENTS PER 1,00p S.F. AREA.
2. CONTFtACTOR SHALL COORDINATE ALL WORK W ITH OTHER TRADES P�IOR 70 INSTALLATION
3. CONTRACTOR SHALL BECOME FAMILIAR WITH THE LOCATION 0= ALL EXISTING AND FUTURE UNDERGROUND SERVICES
AND IMPROVEMENTS WHICH MAV CONFLICT WITH WORK TO BE DONE CONTAC �' UNDERGROUND SERVICE ALERT (USA)
AT (800) 842-2444 PRIOR TO DIGGING. NOTIFY OWNER IMA4EDIATELV S�'0'JLD CONFLICTS ARISE.
4. ALL PUNTING AREAS SHALL BE BACKFILLED WITH TOPSOIL MIX, i0 MEL' PROPOSED GRADES, BACKFILL MIX SHALL
CONSIST OF 2!3 NATNE SOIL MIXED WITH 1/3 ORGANIC COA9POST
5. AFTER AMENDING SOLL TO A DEPTH OF B', GRADE ALL AREAS SMOOTH W i irt NO LOCALIZEO DEPRESSION EXCEE�ING
1/2'. ALL AREAS SHALL SURFACE DRAIN WITH 2% MIN. SLOPE AWAY �ROM BUiLDING, PAVING, OR OTHER STRUCTURES.
8. PIANT LOCATIONS ARE DIAGRAMMATIC AND MAY BE ADJUSTED iN THE FIELD AT THE LANDSCAPE ARCHITECTS
RE�UEST PRIOR TO INSTALLATION. OBTAIN APPROVAL OF PLHNT LAYOU? FROM ��ANDSCAPE ARCHITECT PRIOR TO
PIANTING.
7. NO PLANTS SHALL BE PLANTED WITH ROOT BALLS OR NEW PITS IN A DRV COND'�T��ON.
B. ALL NEWLV PLANTED MATERIAL SHALL BE WATERED 8V DEEP SOAK!NG N�iTHIN THREE HOURS OF PLANTING.
9. FINISH GRADE SHALL BE 3.5" BELOW TOP OF PAVING AND 9 5" BELOW 70P OF FOUNOATION TO ALLOW FOR 3' MULCH.
10. GROUND COVERS SHALL BE PLANTED IN A TRIANGULAR PATTERN FOR MAXiMUM COVERAGE.
11. INDICATED PLANTING AREAS SHALL RECEIVE A 3" MIN. DEPTH BARK MULCH TOP DRESSING.
12. INSTALL ALL TREES AND SHRUBS PER PLANTING DETAILS, THIS SHEET
13. PLANT QUANTITIES ARE PROVIDED AS AN AID TO THE CONTRACTOR CONTRACTOR SHALL VERIFV ALL PLANT
�UANTITIES IN TyE FIELD.
14. VINES ADJACENT TO FENCES OR OTHER STRJCTURES SHALL BE ATTACHED WITH 16 GAUGE GALVANIZED STEEL CABLE,
EYEBOLTS, AND TURN-BUCKLES. LOCATE HORIZONTAL CABLES 8' LONG AND SPACE 18" APART. BEGIN CABLING 18"
FROM GROUND.
PLANTING LEGEND
SYM BOTAMICAL NAME COMlNON NAME __ QTY SIZE
TREES
T-AppN AppN Appte Gala 1 6 qal.
T-AppA app�• Appla Fugi � s qai-
Tlc ,Cerciaurrodems 6atem qea�ud �� 1 24" boa
SNRUBS AM D� PER ENMLILS
��Ct Canx Wnulicol■ FootIr115eCge
G ��Ceanothus�rhorwsTrcvAthenBlw' �Ca4lin�mounlainutac
Cg Cearrotl+u�yt4'utvar. hor'tmntaila Grmel� Creeper Ceano:hu
�C ConvdvtHwcnwnmi .GrountlMOrningGloryiwh
Cm ��Conadvulwm�uribraws Grou�ca�er htoming ��o�
Bc Erlgeronka��MnlAanus .SaKa BarCara Dal�j .
Fs F�ijw wMmvltna Pirrappla Ceuva __
Gs �.Gdvea� yrd�.o�'Bou Ro�" ly�nd Snepdrepcn
�H� �Fi���roWli� �Er�rpnm DaytilY __
Kn ��.FieuCMn'n�xlma �I��ndAlumftoot
M FiM�cw RsdFY6iacue �
Ftl Int 1ou�qf�n� DoElpluins
� ��re�uw� �,uuaw �ey ��v.��uei_ ____ _____
Mc Myr�c� aNtonac� W�x Myrlle
P Psnbmon MkropfpAlus'AA�r�r9� Bep' Foothill Pentemon
Ph� PhoFmi�m 'M�ori AI�IOen New Le�end Flu (7J'
90 Saivi� ofitlmNS w. Bergga�rten Saye
S��SeiviaxmlecopYyHe'FbtLip� ��HotLips9age
SC y 6taclryabyz�nlin■ Lambsear� _
'Tu T�ouehinaUrviBeana �.PnnuwPio�ve
GROU7iDCOYER
G-A �Armeria ma�tima ThnR
��G-Fc F�aqaria chilwma Beach f Flo�nering S�a
�Gfv �FfaqaHavraca WooA1�nG rCrliTOmie 3
��G-l-1 �Ftuchere micranlhs'Palate Purple' Palace Purple Heucher
G-Oo �Oaa7isarepana Radwood Soriel
�G-7p ThymuapraecoK P+nkTh
8��� -- - -
vaQeuwe eno nero �a
CeanR onons, garlic, n
egg plsnt. tometoea. e!
Note: Planting and establishing Daffodil bulbs and C
BULBS: Plant bulbs 3" deep into soil with trianpular spacing throughout tha ern��re sp
SEEOS:
1. BroeCCas� Me eeede avaNy wiM e seed dispenser.
2. Walk w lamp erea IigMly for seed/sai can�ect.
3. Cover area with 7" mulch.
a. Let tha raine germinate seedsibulbs.
�
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Y
i ii�f ���
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if� r��1'�.`,�,��
7 5 qa1.
6 1 gal.
9 7 qal.
ri�l 6 f ga1-
, , P,h
2
75 qal.
7 ! pai.
E t pal.
td t qal.
7 S pai.
! t pal.
waler
�r�trwWr
O
(E) Tree Junipe
Mulch under large Fs
shrubs, typ. , ° �
� Privacy Screening Planting, tip.
Size�15 gal. 8
6' high at Planting
O (E) Cedar
Mc Mc Mc
e o o e
Ct �
vegetable � " `�
�BOX
st
�
V-Grape St � Space for
on Fence � Daffodit bulbs
st � � by awner
I �
Ct � Lawn
Playground �
St MUICFI
s► x
St
ct (9)G- H
At ��
(6)G- H ,�{ ;,� �` �,� �X
� yv X �� .
� X�� X
� 'x > X ?�
C Ek Hi E C X k E
� . ��
\ h F
W
(E)
�:oi��v:�:�
N�i&�S�
O (E) Redwood
Co Redwood leaf mulch
remain under tree
G- Oo, under R dwood
Pm Gs
P Privacy Scr ing Planting, tip.
id Size:15 gal.
6' high at anting
Mc
° (9)G- Hs
Mc V-Rb
� on Trellis
Ca
Id
(8)G- H
Id
G- Fc
Cg
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. (
PREVAILING WIND
NOTE: TOP SUPPORT TIE TO BE 8'
ABOVE IOWEST LEVEL AT WHICH
TR°E � V. NAILS TRUNK CAN BE HELD 8 STILL
STAKE RETURN UPRIGHT AFTER TOP IS
DEFLECTED. STAKES TO BE CUT
PLAN VIEW ��� z" AgOVE THE TOP SUPPORT TIES,
� �
� 8 RUBBER TIE. 28' L. MIN.
� LOpP AND NAIL TO STAKE
� 1 x 4 ROUGH RDWD W/ 2
2' GALV. NAILS EACH
CONNECTION. LOCATE ON
PREVAILING WIND SIDE.
SET ROOTBALL 1'
ABOVE ORADE
FINISH 2' OF MULCH
6RADE 3' 0 BERM AROUND
BA3E-3' HIOH
�� � I= I I I; � . — I �. I_ IREMOVE IN 30 DAVS)
g � _ BACKFILL MIX (SEE NOTES)
� �l � SCARIFV SIDES OF HOLE
� � I WITH SHOVEL
LOOSEN BOTTOM B" OF SOIL,
FORM MOUND 8 HAND TAMP
TO COMPACT
STAKE AS SHOWN
2 X WIDTN
OFROOTBAL
TREE PLANTING
2 Not ro ecak
SET ROOT 5qy� �� q� 2" BARK MULCH-DO NOT COVER CROWN OF PLANT
CROWN 1"
ABOVE 3' q�BERM AROUND
FINISH � BASE-3' HIGH - REMOVE AFTER SIX MONTHS
GRADE— � �
— FINISH GRADE
• : �. I / i , �—
. I .. 1�:� TOPSOILBACKFILL
��:�1 �.. � r MIX (SEE NOTES)
HAND TAMP 6"
1 SHRUB PLANTING
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A.P.N 375-11-� c
7nni�nit R 1 1f1
FJ(ISTING USE RESIDENTIAL
TYPE QF CONSTRUCTION Y-N
OCCUPANCY R 3
GROSS IATSIZE 9,375.
SLOPE LES� 7HAN i(nc .
�`�R�l�b
IX I511 NG HOUS E AREA 2,030.0€l
TOTAL ESftSTING FLOORAREA TO B€ DEMOlI5WE0 �,�� �
N€W HOt}SEAREA
FfRSTFlOOR WfTHGARAGE 2,632.00
SECOND FLOOR(MAXIMUM OF ASYo OF
TOTAL 1ST FLOOR AREA OF 1184,4) 1,183.00
TI�TALPROPOSEDUVI�GAREA FCOORAREA 3�8�-
LOT COVERAGE AS F LOOR A REA RATIO ��'�
MAXI MuN1 A LLOWE D l0? COVE RAG£ AS F.A. R. (�'K) 4218.75
LRNDSCAPf ELEAAENTS
FRONT PORCH 61.00
DRIVEWAY �3 34?.00
WALKWAYS �� �
BACK PATI� �� A9
P VtY A REA ( P E RV IOUS) 305.00
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NATIYE AND LOW WAIER USE lANDSCAPiNG 2,�157
R+tODERA7E WATER USf AREA ��
tlGtl WAiER USE L/WDSCAPING
SPE[IALtANDStAPEAREA VEGEfABLEGAROENj 3&00
TURF AREA
FRONT YARD 201.66
BQCKYARD �� �
TOFILL 7URF AREA 1.006.
w @� S ��`S ..A�,. RO F.�`!*.�. �..�. 'ti.9`C �� Yi 1
NIAX111�1MA110WFD7URFAREA 25%OfTOTALUWDSCAPE ` 1,02L78
TY7T�l NON-TURf AREA 3,07�
NATIVE OR LOW W ATER US£ PUWTING Of NON TURF AREA fOR PROJECT 2,491.57
MINfMUIVI ALLOWE� NATIVE OR C4W WATER USE PLANTING 8P%OF NON TUfiF AREA 2,4b2.
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JOB NO.
0310
SHEET
L-1
1 OF 2 SHEETS
IRRIGATION NOTES
1. POINT OF CONNECTION - CONN=CT TO NEW HOUSE SUPPLY LINE IN FRONT YARD.
THIS IRRIGATION SYSTEM IS DESIGNED TO OPERATE ON A STAT!C PRESSJRE OF 55 PSI PROVIDED BY THE CIN(30 PS�
FOR ORIP WITH PRESSURE REGULATOR),IF A DISCREPANC� EXISTS PLEASE NCTIFY THE LANDSCAPE ARCHITECT.
2. LOCATE, DISCONNECT AND CAP OFF IRRIGATION TO BE ABANDONED.
3. CONTACT UNDERGROUND SERVICE ALERT (USA) AT (600) 642-244a PRiOR 70 BEGINNfNG WORK. CONTRACTOR SHALL
BECOME FAMILIAR WITH THE LOCATION OF EXISTING AtiD FUTUR= UNDERGROUND SERVICES PRIOR TO EXCAVATION
OF TRENCHES. CONTRACT09 TO REPAIR ANY DAMAGES CAUSED BV, OR DURING THE PERFORMANCE OF HIS WORK
AT NO EXTRA COST TO THE OWNE4. CONTACT LANDSCAPE ARCHiTECT SHOULD ANY CONFLICTS ARISE.
4. TME IRRIGATION SYSTEM SHALL BE INSTALLED IN ACCORDANCE WiTH ALL LOGAL CODES AND REGJLATIONS.
5. CONTRACTOR SMALL COO�DINATE IRRIOATION INSTALLATION WITH OTHER TRADES. CONTRACTOR TO COORDINATE
AND VERIFV ALl SLEEVING, PIPING, ELECTRICAL SUPPLV, POINT OF CONNECTION, ETC.
6. THIS IRRIGATION D�SIGN IS DIAGRAMMATIC IN NATURE AND DOES NOT REPRESENT AN EXACT L4VOUT.
THE CONTRACTOR SHALL MAKE MINOR ADJUSTMENTS IN HEAD VALVE, AND PIPING LAYOUT.
7. CONTRACTOR IS RESPONSIBLE FOR COMPLETE AND UNIFORM COVERAGE OF ALL PLANTING ANDTURF AREAS.
CONTRACTOR TO THROTTLE THE FLOW CONTROI AT EACH VALVE TO OBTAIN OPTIMUM OPERATING PRESSURE OF
REACH CIRCUIT. ADJUST SPRAY HEADS AND NOZZLES FOR OPTIMUM COVER4GE W-iILE PREV?NTING OVER SPRAV
ONTO WALKWAVS AND STRUCTURES
B. CONTRACTOR SHALL VERIFY NUMBER OF STATIONS IN CONTROLLER ANV iNADEOUAqES TO BE BROUGHT TO THE
ATTENT�ON OF THE LANDSCAPE ARCMITECT AN� OWNER.
9. INSTALL NO. 14 UF DIRECT BURIAL IRRIGATION WIRE. USE EPDXV CONNECTORS AND BURV WIRE WRH MAINLINE,
BUNDLED AND TAPED TOGETHER EVERV TEN F_ET.
10. FIE' 7 VERIFY EXACT LOCATION OF CONTROLLER WITH OVJNE WLANOSCAPE ARCHITECT. PROGRAMMING OF THE
C0�.7ROLLER �S THE RESPONSIBILITV OF THE LANDSCAPE CONTRACTOR UNTIL FINAL ACCEPTANCE OF THE ENTIRE
PROJECT.
11. REMOTE CONTROL VALVES SHALL BE INSTALLED FLUSH W ITH FINISH GRADE AND SHOULD BE INSTALLED
IN PLANTING AREAS ONLY.
12. WHERE PIPE PASSES UND'cR DRIVING SURFACES, PROVIDE PVC SLEEVES AS NOTED ON PLANS.
SLEEVE SIZE TO BE MINIMUM OF TWO PIPE SIZES LARGER THAN THE P!PE IT IS UN?ENDED FOR.
13. NO FITTINGS SHALL BE LOCATED UNDER PAVEMENT OR iN SLEEVES
14. INSTALL ELECTRIC ANTI-SiPHON VALVES. DRIP VALVES SHALL INCLUDE PRESSURE REGJLATOR AND Y FILTER
15. INSTALL SWING JOINTS FOR ALL SPRAV HEADS
16. ALL EQUIPMENT INSTALLATION SHALL MEET THE REQUIREMENTS OF THESE NOTES AND THE CAUFORNIA LANDSCAPE
STANDARDS, PJBLISHED BY THE CLCA (LATEST EDITIONI
17. INSTALL SCHEDU�E 40 LATERALS AND MAINLINES MAINUNES SHAL� 8E INSTALLED AT A DEPTH OF 16". LATERALS
SHALL BE INSTALLED AT A DEPTH OF 12".
1B. SPRAYHEADS TO BE RAINBIRD, OR APPROVED E�UAL LAWN SPRAYS TO HAVE B" POP-UP. ALL OTHER PLANTING
AREAS TO BE IRRIGATED BV A DRIP SYSTEM.
t9. TEST SYSTEM FOR AT LEAST THREE HOURS BEFORE BACK FILLING, ESPECIALLY THE MAINLINE.
20. 3" OF MULCH TO BE PIACED OVER THE ON-SERFACE IRRIGATION TUBING IN ALL PLANTING AREAS AFTER
INSTALLATION AND PERFORMANCE OF THE IRRIGATION SvSTEM IS VERIFIED BV OWNER AND CONTR4CTOR.
IRRIGATION HYDRO-ZONE LEGEND
ZONE 1� SHRJBS - DRIP IRRIGATION NODERATE WATER US�
� ZONE 2�. LAWN - SPRAY IRRIGATION HIGH WATER USE
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NOT ,� zONE 4�. TREES - BUBBLERS NODERATE WATER USE
SHOWN
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20NE 5� SHRJ83 � ORIP IRRIGATION �OW WATER US'e
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/ ��/� 20NE 8�. BHRU89-DiIP IRRIGqT10N LOW WATER US-
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NOT .� ZONE B. SCR=EN SHRJBS - BUBBLERS NODERATE WATER US=
SHOWN _
ZONE10:9HRU83-DRIPIRRIGATION NODERATEWATERIJS=
jj�j/ ZONE11�.9HRU85-DRIPIRRIGATION LOWWA'ERUSE
20NE 12�.VEGE'ABIE GARDE� - DRIP IRRiGATION HiGH WA7ER USE
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Screen Shrubs Bubbler 2 per shrub, typ.
Coverage shown is diagrammatic.
Ircigation heads placed
minimum of 3" in from pavament
to avoid tripping.
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Front Lawn 201.66 sq.ft.
Back Lawn 807.00 sq.ft.
, Total 1,OOB.66 sq.ft.
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EXISTI�G CITY
TRE TO
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12" Gravel Strip or drainage, typ.
(N)System Shutoff valve
(N) Backflow Preventer
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IRRIGATION LEGEND
SYM MANUFACTURER MODEL N DESCRIPTION
� Febco 825Y 1"Backflow preventer
N Ralnbird BLT 1" Gate Valve
� Rainbird PEB series Remote control valve
CQ Rainbird ESP - 24MC 24 Sfetlon Cont�ller
Q Reinbird ET MANAGER With Raln Geuge
QW New City Water meter
Sch. 40 pvc mainline (1-114")
Sch. 40 pvc lateral line
--- Ciass 315 sleeve - size per p�an
.�. Hose Bib
Irrigalion 2one
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CIICUI� #
gpm
vaNe size
BUBBLER PRODUCTS - FOR TREES AND SCREEN SHRUBS
gyM MANUFACTURER MODEL # DESCRIPTION
� Rainbird 1401 Bubbler - 2 per Tree end Screen Shrub, 0.25 GPM
Full CIrGe Trlckle Pettem
SPRAY PRODUCTS - FOR LAWN
MANUFACTURER MODEL # DESCRIPTION
Rainbird Rainbird 1806 PRS 8',10',12',& 15', 6" Pop up lawn spray
Rainbird 1806 VAN 8',10',12 ,& t 5', 6" Pop up adjustable lawn spray
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15� - 3,70 GMP 12F - 2.BO GF.1P � 10F - 1.SB,�iMP �� BF 1.M CAIP
,� o......_...' , ,. w.........� �. l�-1.180MP '. e•... '.
15T0-2.7BOMP 1Zf0-1.95GMP 10 lY]-O.�BGMP
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15H - 1&5 GMP '12H - 1.30 GMP 10H - C 79 GMP BH • 52 GMP
'p. .... .. b . 0. ... � ��_. �.
13T-1230MP 12i-0.8iOMP 10T-O.S70MP 67-0.35OMP
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15�-O.BPGMP 12q-O.ESGMP 10a-O.JGGMP 80-0.48G�.�P
DRIP PRODUCTS - ALL OTHER PLANTING
Drip Imgetion Valve Assemblies:
VALVE/FILTER/PRESSURE REGULATOR MEDIUM FLOW KIT (3.OGPM TO 15.OGPM): XCZ-100-PRF
� INCLUDES 1' VALVE,1" RBY FILTER, 40 PSI PRESSURE REGULATOR
OPTION O NE : NETAFIM TECHLINE� C V ON• SURFACE LAYOUT
NETAFIM TECHLINE� CV ON-SURFACE LAYOUT -12" DRIPPER SPACING, .9 GMP FLOW RATE.
INSTALL 120 MESH FILTER AS SPECIFIED BY THE MANUFACTURER.
PROVIDE AIR RELIEF VALVE AT THE HIGH POINT OF EACH CIRCUIT.
REFER TO SHEET L-2 FOR LAYOUT DETAILS
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BACKFLOW PREVENTER
IRRIGULAR AREAS
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1-800-227-2600
EXISTING
DRIVEWAY
APPROA�H 70
BE MODIFIED
(N) Water Meter
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