R-2010-18b OFFICE OF COMMI NITY DEVELOPMENT
,,•
CITY HALL
10300 TORRE AVE� UE • CUPERTINO, CA 95014-3255
��J P� R,'(' � N Q (408) 777-3308 • FA:; (408) 777-3333 • planning@cupertino.org
November 23, 2010
Mr. Ben Engelman
11652 Bridge Park Ct.
Cupertino, Ca. 95014
SUBJECT: RESIDENTIAL DESIGN REVIEW .�CTION LETTER - Application R-2010-18:
This letter confirms the decision of the I)irector of Community Development, given on
November 23, 2010; approving the construct on of a 3,162 square foot, two-story, single family
residence with a second floor to first floor ratio of 61% located on Lot 5 as referenced on Tract
#10056, with the following conditions:
1. APPROVED PROTECT
This approval is bas�ed on a plan set E�ntitled, "Blaney Homes, 790 S. Blaney Avenue,
Cupertino California, Lot 5 Two Story Residential Permit Submittal" consisting of sixteen
sheets dated August 27, 2010; except as may be amended by conditions in this resolution.
2. PRI'VACY PLANTING
The final privacy-planting plan shall be �eviewed and approved by the Planning Division
prior to issuance of building permits. If e�cisting tree(s) is used for privacy screening, a letter
from a certified arborist shall be submitt��d confirming that the tree(s) is in good condition
and is appropriate privacy protection vi any season. Trees planted for the purpose of
privacy screening shall measure no less tr an eight (8) feet tall upon planting.
3. PRIVACY PROTECTION COVENANT
The property owner shall record a covE nant on this property to inform future property
owners of the privacy protection measures 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 fini �hed floor. The precise language will be subject to
approval by the Director of Communi1y Development. Proof of recordation must be
submitted to the Community Developrrient Department prior to final occupancy of the
residence. ,
4. LANDSCAPE INSTALLATION REPORT
The project is subject to all provisions delineated in the Landscape Ordinance (CMC,
Chapter 14.15). A landscape installation audit shall be conducted by a certified landscape
professional after the landscaping and irr igation system have been installed. The findings of
the assessment shall be consolidated into � landscape installation report.
The landscape installation report shall ir clude, but is not limited to: inspection to confirm
that the landscaping and irrigation syste�n are installed as specified in the landscape and
irrigation design plan, system tune-up, s��stem test with distribution uniformity, reporting
overspray or run-off that causes overland :1ow, and preparation of an irrigation schedule.
The landscape installation report shall inc _ude the following statement: "The landscape and
irrigation system have been installed as specified in the landscape and irrigation design plan
and complies with the criteria of the ordin �nce and the permit."
5. LANDSCAPE AND IRRIGATION MAIN7'ENANCE
Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall be
established and submitted to the Director of Community Development or his/her designee,
either with the landscape application pack age, with the landscape installation report, or any
time before the landscape installation repert is submitted.
a) Schedules should take into account water requirements for the plant establishment
period and water requirements for est<<blished landscapes.
b) Maintenance shall include, but not �e limited to the following: routine inspection;
pressure testing, adjustment and re��air of the irrigation system; aerating and de-
thatching turf areas; replenishing mulc�h; fertilizing; pruning; replanting of failed plants;
weeding; pest control; and removing obstructions to emission devices.
c) Failed plants shall be replaced with the same or functionally equivalent plants that may
be size-adjusted as appropriate for the stage of growth of the overall installation. Failing
plants shall either be replaced or be rE�vived through appropriate adjustrnents in water,
nutrients, pest control or other factors ��s recommended by a landscaping professional.
6. SUBDIVISION MAP CONDITIONS
The project shall satisfy all pertinent conditions as required by TM-2010-10.
7. CONSULTATION WITH OTHER DEPAR TMENTS
The applicant is responsible to consult wiih 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. �
8. EXTERIOR BUILDING MATERIALS/TRF ATMENTS
Final buildit'tg exterior treatrnent plan (including 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.
9. ACCURACY OF THE PROTECT PLANS
The applicant/propeity owner is responsible to verify all pertinent property data including
but not limited to property boundary loc ations, building setbacks, property size, building
square footage, any relevant easer.lents and/or construction records. Any
misrepresentation of any property data may invalidate this approval and may require
additional review.
10. NOTICE OF FEES, DEDICATIONS, RESEI:VATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of he dedications, reservations, and other exactions.
You are hereby further notified that the 9�-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 used within one year, it shall expire on November 23,
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 withi114 calendar days from the date of this letter. If
this happens, you will be notified of a public hearing, which will be scheduled before the
Planning Commission.
S' ,
a
City Planner
City of Cupertino
Enclosure:
Approved Plan Set
CC: Blaney Venture, LLC, Mike McClellan,l4 �8 Entrade Verde Pl., Alamo CA 94507
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B A� Y H �
790 S. BLAI`I�Y AVEItiiUE
CUP�R'T'il�i0, CALIF'OR1tiIIA
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PROJECT TEAM
APPLICANTlOWNER
CONTACT: MIKE MCCLELLAN
BLANEY VENTURE,LLC
1448 ENTRADA VERDE PLACE
ALAMO, CA 945Q7
TEL: (925)785-4646 FAX:(925)944-9108
EMAIL: mmcclellan�abcgbbal.net
ALTERNATIVE CONTACT: BEN ENGELMAN
TEL (40B) 897-8396 FAX: (408) 217-2383
EMAIL: bngimn�yehoo.com
VICINITY MAP
SHEETINDEX
A0.0 COVER SHEET
CIVIL
C1 OVERALL GRADING PLAN
C5 GRADING PLAN - LOT 5
LANDSCAPE
L-1 LANDSCAPE PLANTING PLAN
L-2 IRRIGATION PLAN
L-3 LANDSCAPE NOTES 8 DETAILS
ARCHITECT
CONTACT: JIM YEE
VAN TILBURG, BANVARD 8 SODERBERGH, AIA
100 W. SAN FERNANDO ST. SUITE 595
SAN JOSE, CA 95113
TEL: (40B) 537-0532 FAX: (408) 537-0535
CIVIL ENGW EER
CONTACT: MARIUS E. NELSEN
21801 STEVENS CREEK BOULEVARD, STE. 8
CUPERTINO, CA 95014
TEL: (406) 257-6452 FNC (408) 257-6821
LANDSCAPE ARCHITECT
CONTACT: DON JENSEN
HISTORIC NEWBOLD HOUSE
20 EAST FIFTH STREET
MORGAN HILL, CA 95037
TEL:(40B)77&2495
ASSESSOR PARCEL NUMBER
369-11-048
ARCHiTECTURE
A0.1 COLOR ELEVATION
A1.1 OVERALL SITE PLAN
A1.2 ENLARGED LOT PLAN
A2.1 FIRST LEVEL FLOOR PLAN
A2.2 SECOND LEVEL FLOOR PLAN
A2.3 EXTERIOR ELEVATIONS
A2.4 EXTERIOR ELEVATIONS
A2.5 SECTIONS
A2.6 DETAILS
VTBS 29085 AUGUST 27, 2010
BLAI�IEY HOM�S
CUPERTINO, CALIFORNIA
AO.O
VAN TILBURG, BANVARD & SODERBERGH, AIA
----- — —_ ._ ._---
A R C H I T E C T U R E • P L A N N I N G • U A B A N D E 5 I G N
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LOT 5 - FRONl� ELEVATION
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YTBS 29085
AU U
SLAI`IEY HOMES Ao.1
C U P E R T 1 N O, C A L 1 F O R N 1 A VAN TILBURG, BANVARD & SODERBERGH, AIA
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, \� � \� �� LOT 1 � ,- � � 1 � 1o �"pn � ------- � �
\ \ � NETAREA: � \ r------ o � � �-- o �
\ _ I D FRUIT 4-6�FRUli
� � � �� ,736.16 SQ. FT � ', �- - - - - � - � I L - �l-i���� _-����� -- � I
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\ \ 1 \ FF 101.12 /' � � I� ���\\'ll �/ I I
� � � 0�' 1 PAD•100,72 � ��" � --�� 1 ��/� 1 1 V�� \� �\ ( // i ` � ' � I NE AREA: I I I � �
,� � •� �tio" � \ �zx oiwl � ' a �, � 1 ��ii1 � � %/� � , I � �• 6761 CLIFFORD DR.
� R oPOy e �/' '�°' �` � 1 �� � m-� �=`� � I I I I 7,oa6.49 SQ. FT. � I o EXIST. RESIDENCE
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` �\ �\ � FF•t021.t ,41 .27 Q. FT. ��� � LO 4 � '� � I I I°
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� `\ � � � ;,�'Q �� °� AREA: � � � � �-o I �e
�� �� � � i �' °■ ` 8,71 16 SQ. FT. � I � FF• 2.s5
� � �a \ i � � , � I ' � � - � PAD}101,95 1
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� � � ,�a��� �G C.R�� FF�101.12 / / � / � r � ' N�W NOUSC � L , � � � $ _ 4 . gi
! \ � / � �' e' o� FF•102.82 ' ` � � craaess I
� \ ` � D DlWI ' � � � o PAD•101.8 1 � � � i rnEes �
�-- � , " Oa � / / � / � NI II � , � , , � __ _- _ - - - - -
� \ \ �3' s•, e , o , _ ►� �, .- � SITE DATA:
�CYPRESS TREE� `.� e'PI OSPOR � � 6 11 � I O� �' /� O �-'
\o \ / � �
� �\ 'L � 0�� � a -� i �i � � TOTAL PROJECT: 35,402 S.F. (O.Bt AC)
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♦ � \ \�. � �p'� '� � ' I �� � � � OA� k0E -5 i � / 4,FlG LOT 1:
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\ �� ` \ ' y � � � � / /PP•102.27 / �EES�rny �5 LOT SIZE: 6,736.18 S.F.
. \ oe / '� 1 ' p_6 � PAD•101,27
� � \� � � ' ", / �, �2% D/W� � LOT CO 1ST LEVEL 2 7 2 3.F.'738.18 S.F. = 0.437
\ 4•HOLL LOT 3 ' � i
� \ / � � I I � / GARAGE:421 S.F.
\ � �� �� T A R E A: � � 1 ���_0° 1 ,� / �� �� a OOF OVERHANG 274 S,F.
�� \ 6, 498. 3 SG1. FT. \ �_p O', _----- -� TOTAL BUILDING AREA: 2,629 S.F.
� � GARAGE ' �'
� / � _� FAR: 2,829 S.F. I 8,738.16 S.F. = 0.390
� ER N�W HOUS� PP•102,0� � , �,1i � i�
\ \ ���• \ � / � FF•102.57 PAD■101,08 `Ni � �q - � LOT 2:
� �� PAD•tOi.5 % Dryy � L�`i /
\ �\ � X� � � � � � tpgi /' - LO7 SIZE: 8,410.27 S.F.
\ coN s u� /� LOT COVERAGE: 2,180 S.F. / 6,410.27 S.F. = 0.340
� � � ? ,� `}��/ 7ST LEVEL :1,347 S.F.
� � \ \ � •r • O t � �� / GARAGE: 440 S.F.
\ \ �� \ � � � /� \ �' � �\` Q' � `j� PORCH:134S.F.
\ � \ � /� / ' / \\ / // / �,' 1ST FLOORO�AER7HANS F259 S.F.
� \ , s'x�o v R�.! � � .. � /// ' / Q, �- -
� � � ��� F�'S' � /� ,' ' \ \�\ " '�/ �i � • `l� 1 - - civu rwvnMncM. �,�oo �.i .
� \ �ti \� �'/ �E - / � % �/ / �- ' TOTAL BUILDING AREA: 2,875 S.F.
� �
` 2ND FL. TO'IST FL. AREA RATIO: 1,088 S.F. ! 1,787 S.F. = 0.609
\ Q � � - i� _� ,, / �O / � " FAR: Z,875 S.F. I 6,410.27 3.F. = 0,449
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� � z s \ / \ I ` ' zz-2+-zz•Reo / � / LOT 3:
\ \ `'� ` � `.0° � \���� �� / �1 \\\\ / � ,� � LOT SIZE: 8,498.43 S.F.
�„ G��\ � LOT COVERAGE: 2,348 S.F. / 6,498.43 S.F. = 0.361
�� ` `\ � ///� � �/� � 7STLEVEL:1,42FS.F.
\ „ , / ' GARAGE: 428 S
\ / � ,i�"CHAMPHOR / /
PORCH: 280 S.F.
� � \ �� _ , -- / � ROOF OVERHANG: 214 S.F.
� \ � \ \�\� / , � 1ST FLOOR AREA: 1,BSI S.F.
\ ` � I �\ � / � � , 2ND FIOOR AREA: 1,049 S.F.
� \ �_� / � �I' \\ / . TOTAL BUILDING AREA: 2,903 S.F.
24 OD / /
� ` - � ��� 1 1 � I`\ 2ND FL. T01ST FL. AREA RATIO: 1,049 S.F. I 1,854 S.F. = 0.586
� � 2 �REDWO00 /I \\\�e' � � � � FAR: 2,903 S.F. / 6,488.43 S.F. = 0.447
` � i /// \ � � LOT 4:
\ \ �j� � �I��\�\\` / • / LOT SIZE: 8,710.18 S.F.
�\ // /�� {` � ` C\�� / / � LOTCO;SRAG�
�� \
\ � � / PORCHEi34 S F�
� � \ � � / � ROOF OVERHANG 282 S.F.
\ \ 15T FLOOR AREA: 1,989 S.F.
� 2ND FLOORAREA: 1,456 S.F.
� TOTAL BUILDINO AREA: 3,425 S.F.
1 �}{ A ` ( � \/ / / 2ND FL. TO 1ST FL. AREA RATIO: 1,456 S.F. ! 1,969 S.F. = 0.739
� � ei '..` .'e�71 .-`;t'(; : _,y �� ' U! 1` V l g \ \ `� �
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. + � +,� � . , „ ' � � -' - v '�_ � J FAR: 3,425 S.F. I 8.710.16 S.F. = 0.393
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� � �� ` ;,i1. �� � \ \ (� LOT SIZE: 7�048.4B S.F.
_�;.� �', ��� -- _�._
� � � LOT COVERAGE: 2,318 S.F. / 7,048.49 S.F. = 0.329
� .. ti _ -ac�� - -�.....a.�.. �. �
� t � \ \ 1ST LEVEL :1,508 S.F.
� }`��. ��� � if`; � , � PORCHE41
��� ���� � _�I .� .�� J = I � _ - � _ _ �
� � ROOF OVERHANG: 190 S.F.
�� � ' � ° \ 1ST FLOORARFA: 1,984 S.F.
���II��UI�I -----�� \ 2NDFLOORAREA:1,198S.F.
, ,. ' t TOTAL BUILDING AREA: 3,162 S.F.
`_,J ...1 A„ , � �� � \ \ 2ND FL. TO 1ST FL. AREA RATIO: 1,198 S.F. l 1,964 S.F. = 0.61
� O � FAR: 3,162 S.F. / 7,046.49 S.F. = 0.449
b \
OVERALL SITE PLAN
1/16" = 1'-0"
AUGUST 27, 20'10
VTBS 29085
BLAI�i�Y H�M�S ,��,�
C U P E R T D N O, G A L I F O R N I A VAN TILBURG, BANVARD & SODERBERGH, .u.,
ARCHITECTU ItF. • PLAN N I N G • U KHAN DEi51GN
W W W.VtFfs.COm
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LOT 5- FIRST LEVEL PLAN TOTAL LIVING = 2,620 S.F. FIRST FLOOR = 1,495 S.F
1/4" = 1'-0" TOTAL FAR = 3,162 S.F. GARAGE = 456 S.F.
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FAR CALCULATION:
LOT SIZE: 7,046.49 S.F.
BUILDING AREA = 1,508 S.F. +458 3.F. + 1,198 S.F.
= 3,182 S.F. TOTAL
FAR = 3,182 S.F. ! 7,048.48 3.F. = 0.449
AUGUST 27, 20�0
VTBS 29085
BLAI�I�Y HOMES
GUPERTINO, GALIFORNIA
A2�. �
VAN TILBURG, B�NVARD & SODER AIA
ARCHITECTUREi • PLAN N IN G• U AHAN DESI GN
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LOT 5- SECOND LEVEL PLAN TOTAL LIVING = 2,620 S.F. SECOND FLOOR = 1,125 S.F.
1/4" = 1'-0" TOTAL FAR = 3,162 S.F.
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VTBS 29085 AUGUST 27, 2010
BLAI�IEY HOM�S �,
C U P E R T I N O, C A L I F O R N I A VAN TILBURG, BANVARD & SODERBERGH, n�.�
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LOT 5 - FRONT ELEVATION
1/4" = 1'-0"
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AUGUST 27, 2010
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C U P E R T I N O, G A L I F O R N I A VAN TILBURG, BANVARD & SODERBERGH, AIA
ARCHITECTU ItE • PLA NN I N G • UR BAN DES � GN
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VTBS 29085
AUGU ,
BLAN�Y HOMES A2. �,
C U P E R T I N O, C A L I F O R N I A VAN TILBURG, BANVARD & SODERBERGH, �
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ARCH I TECTU RH • PLAN N IN G• U RHAN DFsSI GN
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LOT 5— LEFT SIDE ELEVATION
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1/4" = 1'-0"
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AUGUST 27, 2010
VTBS 29085
BLAI�IEY HOMES Az.�
C U P E R T[ N O, G A L I F O R N I A VAN TILBURG, BANVARD & SODERBERGH, ,un
ARCH I T�CTU RF: • P �AN N[ N G • U RBAN llESIGN
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2ND FLOOR
OVERALI. = 1,585.09 S.F.
A = 6.81 S.F.
B = 9.44 S.F_
C = 24.06 S.F.
D = 20.71 S.F.
E = 99.10 S.F.
F = 47.47 S.F.
G = 166.55 S.F.
H = 13 S.F.
BUILDING AREA = 1,585.09 - 6.81 - 9.44 - 24.06 -
20.71 - 99.1 - 47.47 - 166.55 - 13 = 1,198 S. F.
C = 50.13 S.F.
D = 20.71 S.F.
E = 41.88 S.F.
F = 65.58 S.F.
G = 8.67 S.F.
BUILDING ARER = 2,286.15 - 119.50 - 15.81 - 50.13 -
20.71 - 41.88 - 65.58 - 8.67 = 1,964 S.F.
LOT 5 FAR CALCULAI"ION:
LOT SIZE: 7,046.49 S.F.
BUILDING AREA � 1.964 S.F. � 1,198 S.F.
= 3,162 S.F. TOTAL
FAR � 3,762 S.F. ! 7,046A9 S.F. � 0.449
NOTE:
1. STAIRWELL IS COUNTED ONCE FOR THE BOTTCM FLOOR AND SECOND TIME FOR THE TOP FLOOR.
2. THERE ARE NO ►NTERIOR SPACE HiGHER THAN 16 FEET EXCEPT FOR THE STAIRWELL. seprEnnsER o2, zoio
VTBS 29085
BLAI�I�Y HOMES
CUPERTINO, CALIFORNIA
A3. 'I
VAN TILBURG, BANVARD & SODERBERGH, AIA
.1 R t: H i'f F. <. T l'� R F. • P i. A ti\ I;: (i •[; R B A\ D E� I G N
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__.__...._..w.Y. __ ._ .._._._......�...�.. PROPERTY LINE � ��r'�Si'��� '���iL.i _��`�1 �� � � � / J / G, 1 �� � � � ''
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� CENTER LINE � � � � ,. _
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.___---_.._.____ ._ ,__. _____....______ RIGHT-OF-WAY LINE `�I� i ����� \ ` '' --_.- \ _\� ` / `y�'
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FL0IMLINE SWALE (�,^� � .'i�?te -y � � �, `� JT � � /
JT JT JOINT UTILITY TRENCH • ' •• ` �' � F.G.=101.65 J'� � //� � �
ELEC., PHONE, CABLE N � � �''�'# �� / S � �
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y . ti �- �,,/ SHEET INDEX
. ' ,-/
.
-----------------� SS �---------- SANITARY SEWER MAIN �� O � \ FINISHED GRADE ~_
0 ` � , , �y`�
_________._________ SL -__-�......-�_�___ SANITARY SEWER LATERAL \ ` �i TOP OF CUR8=101.25
;, '� �� s� FLOWLINE GUTTER=100.75
--__.._____.....___. W.____ ___ WATER LINE � �� ��i Fy �
� �,�'... ��� � C NEW A.D.A
� WHEELCHAIR RAMP \ ` COMPLIANT
`'�::� `• \ ACCESS
� ��,. •,
O SANITARY SEWER MANHOLE � '.
` `` HIGH POINT
\ � FLOWLINE
� : ''�, � � GUTTER=100.93'
�/ �,s� ,. ' SHEET N0. DESCRIPTION
� / /� SNEET C1 GRADING PLAN - OVERALL VIEW
� � ! /� SHEET C2 GRADING PLAN - LOT 2
S � � �� SHEET C3 GRADING PLAN - LOT 3
� ' �i SHEET C4 GRADING PLAN - LOT 4
_" / SHEET C5 GRADING PLAN - LOT 5
� SHEET C6 GRADING PLAN - PROFILES
i / /
FINISHED GRADE `�S / SHEET C7 GRADING PLAN - PROFILES
TOP OF CURB=101.28� -'� �� SHEET C8 EROSION CONTROL PLAN
METER FLOWLINE GUTTER 100.78�
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HIGH PT. SWALE
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tQQ� INSTALL PERCOLATION PIT ATTACHED TO 15 LF., 24" DIA. RETENTION
CHAMBER, SEE DETAIL SHEET C6 (TYPICAL PER EA. LOT)
� NEW 18.5' WIDE DRIVEWAY NPICAL FOR EACH LOT.
� GARAGE SLAB ELEVATION AT BACK OF GARAGE. GARAGE SLAB SLOPES
1.5� DOWN TOWARDS OPENING FOR DRAINAGE.
�e INSTALL 4" D.I.P. DRAIN PIPE MIN. DEPTH 2.5�, MIN. SLOPE = 29�
DRAINING TO PERCOLA?ION PIT.
�g PROVIDE ADEQUATE PIPE CONDUITS CONNECTED TO ROOF DOWNSPOUTS
TO CARRY STORM DRAINAGE AWAY FROM THE FOUNDAl10N AND
GRADED AREAS, PER SOILS REPORT.
Qo APPROXIMATE LOCATION OF RE-LOCATED UTiLITY POLE. UNDERGROUND
HERE, TO SERVE ALL 5 LOTS.
11 INSTALL 65 L.F. 24" H.D.P.E. PIPE RETENTION CHAMBER, TYPICAL EACH
LOT.
DRAIN INLET GRATE ELEV.
(18"x18")
p ,00.00
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Q 100.58
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ABBREVIATIONS:
F.G. FINISH GRADE
E.G. EXI5TING GRADE
T.P. TOP OF PAVEMENT
F.F. FINISH FLOOR
F.L. FLOWLINE (DRAINAGE)
S= SLOPE
P.U.E. PUBLIC U1ILITY EASEMENT
F.G. FINISH GRADE
F.G. FINISH GRADE
LEGEND:
JT JT
________---___.__ SS ---------_________.
- - - - - SL ------
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PROPERTY LINE
CENTER LINE
RIGHT-OF-WAY LINE
FLOWLINE SWALE
JOINT UTILITY TRENCH
ELEC., PHONE, CABLE TV
SANITARY SEWER MAIN
SANITARY SEWER LATERAL
WATER LINE
WHEELCHAIR RAMP
SANITARY SEWER MANHOLE
FIRE HYDRANT
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ate: AUG. 2010
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Job:
Sheet � �
of V Sheets
ridnt �i�t.
All low water netive or naturalized plent material
See L-3 for plaMing details and notes
Symbol Botanical Name Common Name Size ReplacemeM Treel
Trees:
AU ArbuWS unedo'Standard' Strawberry Tme Std. 15gc
CS Cupressus sempervirens ItaNan Gypress 15gc 3'Dia.�3 years
ED Eriobotrya deflexs Bro�ze Loquat 15gc
LI LagersUOmia i.Tuscarore' White Crape Myrtle 15gc
MB Mayteruu b.'Green Showers' Mayten Tree 15gc
PC Pistaaa chirrensis Chineae Pis�che 24" Box
PI Prunus ilicifora HoNyl�f Cherty 15gc 8'Die.�3 years
(]A Querous �r'rfoNa 5td' Coast Live Oak 36" Box R=3
RWD Sequoia aemp.'Soquel' Coast Redwood 24" Box R=6
RWD36 Sequoia semp.'Saquel' Coast Redwood 36" Box R=1
Shrubs:
CC Cearrothus'Candia' Mountain Lylac 5gc
CO Ceras occide�rtaus Westem Rec�ud Sgc
CH Cistus hydridus White Roclvase Sgc
CP Clstus purpureus Orchid Roclvose 5gc
DV Dietes vegeta Yelbw FortriigM Lily Sgc
HD Hemerocallis'Pink' Pink Daylily 5gc
GN CxevilNa Tloeli' GreviNia 5gc
KU Kniphofia waria Red Hot Poker Sgc
L Lomandra bngifolia Mat Rush Sgc Bio.Swale
MT Magnolia slellata Sfar Magndia 5gc
MA Mahonia a.'Canpata' Dwarf Oregon Grape 5gc
ND Nandina d'Compacta' Cpt Heavenly Bamboo Sgc
PS Pennisetum'Rubrum' FountainGress Sgc
PF Photinia fraseri Photinia Sgc
PN Punica g.'Nana' Dwarf Pomegranate • 5gc
RH Raphiolepis'MajesGc BeautY India Hawtham Std. 15gc
SR Strelizia reginae Bird of Paridise Sgc
Tree Replacement list:
QA Quercus agrifolia 5td' Coast Live Oak 36" Box R=3
RWD Sequoia semp.'SoqueY Coast Redwaod 24" Box R=6
RWD36 Sequoia semp.'Soquel' Coast Redwaod 36" Box R=1
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LANDSCAPE PLANTING PLAN
scale: 1"=10'-0"
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NOI DATE/ REVISION
7 - 429/10 2 - 8/13/70
3-8114/10 4-&17I10
5-8/18/10 6-Bl19/10
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PROJECT MANAGER
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JOB NO.
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SHEET
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NO./ DATE! REVISION
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IRRIGAiION LEGEND:
C❑ CqiYoller, RanbiM ESPS6fT4i wap mouM, add ESP�M3 rtadWe
ix�udes weaff� sensor (lor,�e iside of garage an oWside waN)
�dlfl �IIIE, $Cfl � pYC WIIfI �r COYCf, � �� (Ip15�lOM111�
� 6o rwuse mein Nne betae pe��e rey�or
�
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314
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� Rainbird 180415 Seaies Q, H, f- 4' popup larm spray
N�e: Hydiamne A= �awn Nea
Hydrozone g= Au trees, sMubs and �oundwver (all tgc a large�
fa rerreiirg waler oonservation infom�ation see allad�ed sheel.
LANDSCAPE IRRIGATION PLAN
scale. 1 10 -0
Laleral Line, Class 200 pvc w�h 12' cwer (see plan ia s¢e)
: E d Rainbird 180�10 Seies o, T, H- 4' PopuP � SP�7
� Elec. Globe Vahe, Rai�bird 100 ASVF
� Drip Syslem Valve Raibird 100 ASVF wl1' Y FiNer (brAle on laleial side)
f� DriP line�i' dsNbution iudng wl4' cwer
1� OD�IIE� �0 � Sf�l � pYC UIIdEf p21A119 W�� r OOYCf
�\�� FJtII�C�S f�ll�lld ���� LLSE ��Cf �9C, Z Pe� �J�C� 3�f ��C (Iqf S�OM71)
O Emil�rs RainbiN 7(&20PC, use 2 pet 24'b�c, 3 per 36'box (rat shawn)
�ch e�er sl�al l indude sqke, bu9 �P � Y' ��9 (� �)
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PROJECT MANAGER
DRAWN
DJ
JOB NO.
AA-03
sr�E r
L-2
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IRRIGATION NOTES:
la Plan is diagrammatic only. Final locabon of lines and ,e deuimined m the field Lines sha11 be in a
cammon t�ench wherever passible.
b. 1he point af connxtion shall be ihe wetet se�vice line befon building press�ue regulator and imlall dielec�ic
umon if material at point of coenxtioe ad pipe w backflaw pcevention device are dissimilar meta(s.
2. Head and valve locations shall be ataked out in the field and approved by Owna's designated representative
prior to installaaon, Locate backflow prevenkr 12" above highest irrigation head.
3, ElaVicd oudet fa coatrolla shall be provided adjacent W controlkr lacabon by Owner. (verify)
4. 71�e Coohactor shall verify the ezisti�ng site and eosure that all local codes are �c.
sg
S. 71te Contractor shell apply �d pay fa all pemiits requ'ved for t5is portioo of the work.
6. I.endscepe Irrigation Contractor shall prepare and �sue w the ovvner (at the compldion of the installation), an
ennual chert indicatinB aP�B dares, cycka end time for esch valve m each system.
7. The caotraGor shall not willfiilly ins�ll the sprmlder system as shown on the dravvings w6en it is obvious in the
field that unl�own obstructans a diffamces in the dimencio� exist @tat might bave beEn unknown d�ing
en�neaing. Such obshuctions or diBaences sball be brought to the aqention of the Owner's aidhoriud
represeotstive. (n the event this notificatiao is not pecfmmed, the Itrigation Contrectar shell assume fidl
fC9p(Id4I�llY FOT 9D}' 1CYI310169IICCCSS2(y.
8, All sprinkhr equipmem not rnhera�ise detailed or specified shall be inatalled as per manufactaret's
ftC0I0111E11d8hW18 811d 3�7�1C811005.
9, 71ie Imgation Conhatior sk�ll flush and adjust all sprintla heads and vatves for opUmum coverage with no
me�spcay onto pevemenh, s�tures and fences and without fogging or misting, Pres�ue regulatmg devices may
be required even though not specified d�ecdy on t6e pinos.
10. The Coahacwr shall coo�dinate the im1allation of all sprinkler materials, iecludiog pipe, with the landscape
drawings to avoid interFering with thc pleating of tcces, shn�bs or other plantings.
11. It � the i�ent of fheae deawings to indicate a campkte imgetiw system insmlled aod reedy foc use without
fimher cosl to the Ownec.
' 12. The Canhactot shall �onditionally gua�antte the imgazi� system fa a petiod of one year &om the date of
acceptanco, Menufacturer wercanties eEall only excced this guarantce and Con�actor shall be liable for
repairs(replacement of failed mataia�votl�anship.
13. '[�e imgatioa installetion shall be deemed irawmplete unfil al] sprmkler heada, valves and related irrigation
equipment have been checked and adjuded w best confocm w the conditians aod requitemems t5at will prevail at
the finish site.
14. Complete wartanty ca�da for aatomaGc conV011er aed other icrigation material (conWller keys ete.) shall be
de6vered ta Owner.
15. All valves are to be loca� in shrublgroimd cova azeas �ly.
16. 1he icrigaation system desi�s are based � a minim� operating ptes,aite of 30 p9 (et nozzle), The imgation
C�vactor shall verify this infotmation pnor w installation & rtpott �I diffaences ro l.andscape Archiuct. IF
p�essure excee� 60 psi, a� Wetts USB pressure regulator at point of connectioa
17. All class 200 PVC ]abetal lines sball be installed at a 12" depth (12" aod sch 40 imder pavement); sch 40 main
mder
lines s�ll be im�lled at a 12" depth. Soil mateiial used for bacldlling imgation trenches shall be sandy with no
rocka or other debtis.
I8. A minimmn of two wabng days befine perfotming any digging, call �ndergroimd service alert at
1-80a227-2600 fa infom�tia� on the bcation of naqiral gas linea, e�ectric cables, etc. IPs fret and iPs the law.
19. Install 4" dia. sch 40 PVC slceves unda pavement for controller wire aod imgation pipe at all laca�ona
indicated on pla�s and othenvise requirad. Documart all slearve locatiha� on Owne�s set of record deaaings.
oca
20. Becldtll for venching ahall be compn��ted to a dry density equal w dn uadistiabed adjacent sml and shal]
canfotm W adjecent gades without d�s, sunken erees, humps or other inegulari6ea,
u en
2 L Iandscepe Cantractor is mspomible for nodfying I.mmdscape Archite�t, 48 hours minimum in advence, for the
follawing site observarions andlot meetings: a Precoostruction mee6ng with all peAies.
o se v
b. Plem material on site, pfia w ins�ll�ion., c. Open hencb, main line (with vatves at�che� Press�se
tcvt. d. Final ptoject wallc through,
22. 11te Contractor shall be respo�ible for comple6e and effa�tive cove�age of �1 planter areas, w balaace ach
cinvit W opdm� coverage; adjust valves, arc radius aed noale of ach sprinkla.
23. Contractor agras that in eaotdance with gene�ally xcepted construc6on practices, Coattacta will be �quired
rn ac�,me cnk end crnrmlete reRnona�bililv for ab site coediGons durine the course af conshuction of the projeci,
i�luding safety of all persoos and prapetiy, tbat this reqimement shall be made to apply coatinuously and shall
nM be limited to normal working houts, and Conhactor fuAher agrces to defend, mdemnify and hold hazmless
Gmn airy and all liebility, real or alleged, in �on wilh the pafomiance of wotic on this projxt, excepting
liability arising from the sole negligence of tbe design professioael,
LOAMY SOIL
TAAIP SOIL AROl1ND R00T
flASE FlRAILY WRH F00T
PRESSURE SO TFiAT R00T
BALL DOES NOT SHIFf.
YtTH DOSTINC SOIL
Wf. B1f VOLUME
oac�rac w��
mNC so�
,APE ON SIDES
ANfING HOLf.
oR
I --- I ,� ,AOUND
in�ri me aoor
BALL TO PREVENT
SETTLEMENT.
SHRUB PLANTING DETAIL
NOTE: See pWntinq rata for eoil amendmeM apeeificoGon.
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TREE PIANTING DETAIL
NOlE: Sae pla�iing notes tor soil amendmsnt sp�cifieation.
NOTE:
IFFUSER BUG CAP:
RAIN BIRD DBC-025
/4—INCH TUBING STAKE:
RAIN BIRD TS-025
4—INCH TUBING:
�fEfHYLENE DISTRIBUTION TUBING
IN BIRD PT-025
OR
'L DISTRIBUTION TUBING
�IN BIRD DT-025
fOP OF MULCH
iINGLE—OUTLEf EMITTER:
RAIN BIRD XERI-8UG EMITTER
1/2—INCH POLYETHYLENE TUBING:
RAIN BIRD XBS BLACK STRIPE TUBING
�FINISH GRADE
USE XERIMAN TOOL XM—T00� TO INSERT EMITTER DIRECTLY
INTO 1/2—INCH POLYEfHYLENE TUBING.
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EMITTER FROM 1 2" TUBING
ir.icinr �uni i �
1YBRID CONTROLLER:
RAIN BIRD ESP
INDOOR WALL MOUNT
117 VAC, 60 HZ EXTERNAL
PLUG—IN TRANSFORMER
1.5—INCH PVC SCH 40 CONDUIT
AND FITTINGS
WIRES TO REMOTE CONTROL
VALVES
HYBRID CONTROLLER
NISH GRADE/TOP OF MULCH
POP—UP SPRAY SPRINKLER:
RAIN BIRD 1804
SCH 80 NIPPLE
=NGTH AS REQUIRED)
SCH 40 ELL
SCH 40 STREET ELL
PVC SCH 80 NIPPLE
(LENGTH AS REQUIRED)
PVC SCH 40 STREET ELL
\ �--PVC LATERAL PIPE
POP-UP SPRAY SPRINKLER � PVC SCH 4a TEE OR ELL
30—INCH LINEAR LENGTH
OF WIRE, COILED
ID TAG: RAIN BIRD VID SERIES
WATERPROOF CONNECTION:
RAIN BIRD SPLICE-1 (1 OF 2)
REMOTE CONTROL VALVE:
RAIN BIRD 100—ASVF
INSTALL 6—INCH MIN. ABOVE
HIGHEST POINT OF DISCHARGE
UV RADIATION RESISTANT
PVC SCH 40 MALE ADAPTER
(1 OF 2)
UV RADIATION RESISTANT
PVC SCH 40 PIPE
(1 OF 2)
FINISH GRADE/TOP OF MULCH
I PVC SCH 40 ELL
(1 OF 2)
ts"
� PVC LATER,4L PIPE
� � (1 OF 2)
ELECTRIC REI�OTE CONTROL VALVE
Planting Notes:
1 Plan is diagrammatic only. All local gove�ing codes shall be met. Ezact location
of shrubs/trees shall be determincd in the field (Install as per details). This plan is
not a survey, verify all distances.
2 Owneis and Maintenance personnel of said project shall own and understand the
following books:
a. Western Garden Book by: Sunset
b. Water-Conserving Plants & Landscapes for the Bay Area by: EBMLID
3 All areas shall have 100% coverage with an automatic low flow drip irrigation
system.
4 Contractor shall advise Landscape Architect or Ownets representative (in writing)
of all subsdturions a minimum of two weeks prior to the onset of demolition
and/or construction.
5 Upon completion remove all extraneous material and debris; sweep and wash the
area clean.
6 Landscape Contractor is responsible for notifying Landscape Architect, a minimum
of 48 houts in advance, for the following site observations and/or meetinQS:
a. Preconstruction meering with all parties.
b. Plant material on site, prior to installation.
c. Open trench, main line (with valves attached) pressure test.
d. Final project walk thmugh.
7 Damages: Contractor shall pmmptly repair all damages to eaisting site at no cost to
o��.
8 Install all plant material ac per details and soil & plant lab report. (See note 12.)
Information in soil & plant lab report shall prevail over details. All planting areas
shall be cultivated to a depth as noted in soil and plant lab report, with removal of
all debris, rocks and weeds exceeding 1" diameter. Impo�t topsoil shall be added
where required. Such soil shall be friable.
9 A minimum of lwo working days before performing any digging, call underground
service alert at 1-800-227-2600 for information on the locarion of natural gas ]ines,
electric cables, etc. IYs free and it's the law.
10 Mulch sll planting areas with a two inch depth af pea size nitrogen stabilized fir
bazk (shredded size on slopes).
11 A smooth transition between finish grade, sidewalk and headers shall be required
prior to planting. All plaat area grades and plant material shall be approved by the
Landscape Architect or Owner representaHve prior to any plant installarion. Call
24 hows prior to any work and after all material is on site. Install jute mesh (as per
manufacturers recommendarions) on all slopes at and exceeding 4:1.
12 Landseape contractor shall deliver 1/2 gallon of typical soil from site to: Soil
&Plant Lab,Inc.,352 Mathew, Santa Clara, CA. Test #A05 (S160, verify fee at
408-727-0330, allow 15 bus. days) shall be run and lab shall send copy of results
to Landscape Arehitect prior to beginning construction. Contractor shall pay for
A-Ol test and shall follow a11 recommendations. Conlractor shall submit a delivery
receipt of all amendments installed, within 4H hours to Landscape Architect.
13 Final grades shatl allow for surface flow away from structiues and off property as
per code. An additional drainage system may be added (verify).
14 Contractor shall coordinate all work with other trades (ie. paving, plumbing,
electrical, etc.).
15 Contractor shall verify locations of all existing trees to remain. All precautions
shall be taken to protect existing trees from damage during construcrion.
16 All planted areas shall be maintained for a period of sixty days following final
written acceptance by landscape architect. Contractor shall guarantee all trees and
shrubs for a period of one year following end of maintenance period.
17 Contractor agrees that in accordance with generally accepted construction
practices, contractor will be required to assume sole and complete responsibility for
job site conditions during the course of construction of the project, including safety
of all persons and property, that this requirement shall be made to apply
continuously and shall not be lunited to normal working hours, and conttactor
a..�r,e..,�..oa� r� .iofa..�i inArmnifv an�i hnlri hamtlea5 fmnt eYtv etld Sll IiSbllitV,
real or alleged, in connection with the performance of work on this project,
excepting liability arising from the sole negligence of the design professional.
LANDSCAPE NOTES & D�TAILS
scale: N.T.S.
NO./ DATE/ REVISION
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DATE
08/24/10
SCALE
N.T.S.
PROJECT MANAGER
DRAWN
DJ
JOB NO.
AA-03
3HEET
L-3
W
A I� N � �