DIR-2012-04b CITY OF CUPERTINO
10300 Torre Avenue,Cupertino,California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Commissioners
From: Aarti Shrivastava,Director of Community Development���
Prepared by: Colin Jung AICP,Senior Planner, Planning Division
Date: February 14,2012
Subject: Director's Minor Modification, DIR-2012-04, to allow minor design changes to a
previously approved Residential Hillside Exception (EXC-2010-12) to reduce the
below-grade living space,change the roofing materials,to modify the retaining walls,
cladding and window locations and to convert the carport to a garage at 21750
Rainbow Drive.
Chapter 19.132 of the Cupertino Municipal Code allows for administrative
approval of minor changes in a project. The Director reports his decision to the
City Council and Planning Commission in time to allow an appeal of the
decision within fourteen calendar days.
BACKGROUND
The applicant, Daryl Harris,obtained approval for a 5,600+square foot hillside residence from
the Planning Commission on March 22,2011 (Attachment A). Due to cost constraints the
owners have decided to scale down the project slightly. The proposed revisions outlined below
have a net effect of reducing the building area by 22 square feet.
1) Modify site retaining walls on the north and south sides of the house, going from a 2-tier
retaining wall system to a single wall solution.
2) Change carport to a garage and change the garage to a shop.
3) Move the mechanical room and storage into the garage.
4) Eliminate the winery and spiral stairs.
5) Eliminate a bedroom and bath on the lower floor plan.
6) Eliminate roof hips and use pre-engineered roof trusses.
� Eliminate much of the rock cladding of the north side retaining wall and replacing it with
horizontal wood siding.
8) Substitute a composition roof shingle for the approved seam metal roof.
DISCUSSION
Many of the changes are internal,to reduce the grading and construction costs of the project.
The most visible changes are to the roof material and north side retaining wall. The
composition roof shingle is a more traditional residential roofing material and more in character
with the surrounding homes. Replacing much of the stone cladding on the retaining wall with
wood siding will not affect the appearance of the house much as the visible retaining walls must
be screened with landscaping. Stone cladding will be retained in various accent areas of the
house exterior.
DIR-2012-04
21750 Rainbow Drive Page 2
ACTION
The Director of Community Development deems the modification minor and generally
consistent with the approved hillside exception,and approves the project with the following
conditions of approval:
1. APPROVED EXHIBITS
Approval is based on Plan Set titled: "A Proposed Residence for Mr. &Mrs. Bruce Steakley,
21750 Rainbow Drive,Parcel#2,Cupertino,California",prepared by RH Associates
Architects,consisting of 11 sheets dated January 2012, and labeled A1 through A6,A6.1, A11
through A14,except as may be amended by the conditions contained in this memorandum.
2. NOTICE OF FEES, DEDICATIONS,RESERVATIONS OR OTHER__EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements,reservation requirements,and other exactions. Pursuant to Government
Code Section 66020(d) (1),these Conditions constitute written notice of a statement of the
amount of such fees,and a description of the dedications,reservations,and other exactions.
You are hereby further notified that the 90-day approval period in which you may protest
these fees, dedications,reservations,and other exactions,pursuant to Government Code
Section 66020(a),has begun. If you fail to file a protest within this 90-day period complying
with all of the requirements of Section 66020,you will be legally barred from later
challenging such exactions.
3. LANDSCAPE REVIEW
A revised and detailed landscape plan shall be submitted with the building permit plan set
and reviewed and approved by the Director of Community Development in conformance
with the RHS zoning standards.
This Director's approval is effective February 14,2012. The fourteen calendar day appeal period
will expire on February 28, 2012. Please be aware that if this permit is not used within two
years,it shall expire on February 8,2014.
Attachments:
A. Planning Conunission Resolution No. 6624
B. Project Description Letter dated January 26,2012
C. Plan Set
G:Planning/PDREPORT/DIRreports/2012/DIR-2012-04.docx
EXC-2010-12
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino,California 95014
Attachment A
RESOLUTION NO. 6624
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A HILLSIDE EXCEPTION FOR A NEW 5,655 SQUARE FOOT RESIDENCE ON A SLOPE
GREATER THAN 30% AND A REAR SECOND STORY SETBACK OF 20 FEET WHERE 25 FEET IS
REQUIRED AT 21750 RAINBOW DRIVE
SECTION I: PROTECT DESCRIPTION
Application No.: EXC-2010-12 (EA-2010-05)
Applicant: Daryl Harris (Steakley residence)
Location: 21750 Rainbow Drive, APN 366-03-064
SECTION II: FINDINGS FOR EXCEPTION
WHEREAS, the P1aiuling Coinmission of the City of Cupertino received an application for a Hillside
Exception, as described on Section II of this Resolution; and
WHEREAS, the necessary notices have been given in accordance with the Procedural Ordinance of the
City of Cupertino, and the P1aruling Commission has held one or more Public Hearings on this matter;
and
WHEREAS, the applicant has met the burden of proof required to support this application, and has
satisfied the following requirements:
1. The proposed development will not be injurious to property or improvements u1 the area
nor be detrimental to the public health and safety.
2. The proposed development will not create a hazardous condition for pedestrian or vehicular
traffic.
3. The proposed development has legal access to public streets and public services are available
to serve the development.
4. The proposed development requires an exception, which involves the least modification of, or
deviation from, the development regulations prescribed 'uz this chapter necessary to
accomplish a reasonable use of the parcel.
5. All alternative locations for development on the parcel have been considered and have been
found to create greater environmental impacts than the location of the proposed
development.
6. The proposed development does not consist of structures on or near known geological or
environmental hazards that have been determined by expert testimony to be unsafe or
hazardous to structures or persons residing therein.
7. The proposed development includes grading and drainage plans that will ensure that erosion
and scarring of the hillsides caused by necessary construction of the housing site and
improvements will be minimized.
8. The proposed development consists of structures incorporating designs,
colors, materials, and outdoor lighting which blend with the natural hillside environment and
which are designed in such a manner as to reduce the effective visible mass, including
building height, as much as possible without creating other negative environmental impacts.
Resolution No. 6624 EXC-2010-12 March 22, 2011
Page 2
9. The proposed development is located on the parcel as far as possible from public open space
preserves or parks (if visible therefrom), riparian corridors, and wildlife habitats unless such
location will create other,more negative environmental impacts.
10. The proposed development is otherwise consistent with the City's General Plan and with the
purposes of this chapter as described in Section 19.40.010.
NOW,THEREFORE, BE IT RESOLVED:
That after careful consideration of the initial study, Environmental Review Coini�nittee recommendation,
maps, facts, exhibits, testimony and other evidence submitted in this matter, the Cominission finds that
the project with mitigations incorporated will not have a significant environmental impact and adopts a
mitigated negative declaration with a mitigation monitoring report (file no. EA-2010-05) and application
no. EXC-2010-12 is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this Resolution are based
and contained in the Public Hearing record concerning Application EXC-2010-12, as set forth in the
Minutes of the PlaruZing Conunission Meeting of March 22, 2011, and are incorporated by reference
herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set titled: A PROPOSED RESIDENCE FOR MR. & MRS. BRUCE
„
STEAKLEY, 21750 RAINBOW DRIVE, PARCEL #2 CUPERTINO, CALIFORNIA" dated March
2011 and December 2010 and consisting of 13 sheets labeled A1.1, A1 through A8, C1 through C4
except as may be amended by this resolution.
2. GEOTECHNICAL REVIEW
Prior to building permit approval, the applicant shall comply with the recommendations outlined
in the Cotton Shires & Associates, Inc. Geologic Peer Review Letter dated February 16, 2011 and
pertaining to the proposed development.
3. FINAL BUILDING AND LANDSCAPE REVIEW
Final building colors, any exterior lighting and landscaping details shall be submitted with the building
permit plan set and reviewed and approved by the Director of Community Development in conformance
with RHS standards.
4. PLAN MODIFICATIONS
Interior garage wall shall be modified to allow accessibility by two vehicles.
5. NOTICE OF FEES DEDICATIONS RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code
Section 66020(d) (1), these Conditions constitute written notice of a statement of the amounf of
such fees, and a description of the dedications, reservations, and other exactions. You are hereby
further notified that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If
you fail to file a protest within this 90-day period complying with all of the requirements of
Section 66020,you will be legally barred from later challenging such exactions. �
2
Resolution No. 6624 EXC-2010-12 March 22, 2011
Page 3
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
6. STREET WIDENING
Public street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
7. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades
and standards as specified by the City Engineer.
8. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures
shall be positioned so as to preclude glare and other forms of visual interference to adjoining
properties, and shall be no higher than the maximum height permitted by the zone in which the
site is located.
9. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as
needed.
10. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter
16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required.
Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as
appropriate.
11. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and
post-development hydraulic calculations must be provided to indicate whether additional storm
water control measures are to be constructed or renovated. The storm drain system may include,
but is not limited to, subsurface storage of peak storm water flows (as needed),bio-retention
basins,vegetated swales,and hydrodynamic separators to reduce the amount of runoff of the site
and improve water quality. The storm drain system shall be designed to detain water on-site
(e.g.,via buried pipes or other approved appurtenances) as necessary to avoid an increase in run-
off from the property to the satisfaction of the City Engineer.
12. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities Ordinance No.
331 and other related Ordinances and regulations of the City of Cupertino,and shall coordinate
with affected utility providers for installation of underground utility devices. The developer
shall submit detailed plans showing utility underground provisions. Said plans shall be subject
to prior approval of the affected Utility provider and the City Engineer.
13. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees, storm
drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be
executed prior to issuance of construction permits
Fees:
a. Checking&Inspection Fees: $Per current fee schedule
3
Resolution No. 6624 EXC-2010-12 March 22, 2011
Page 4
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b. Grading Permit: $ Per current fee schedule �
c. Development Maintenance Deposit: $2,000.00
d. Storm Drainage Fee: $TBD
e. Power Cost: **
f. Map Checking Fees: $Per current fee schedule
g. Park Fees: $ Per current fee schedule
h. Street Tree By Developer
** Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
Faithful Performance Bond: 100% of Off-site and On-site Improvements
Labor &Material Bond: 100% of Off-site and On-site Improveme�t
On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted by the City
Council. However, the fees imposed herein may be modified at the time of recordation of a final
map or issuance of a building permit in the event of said change or changes, the fees changed at
that time will reflect the then current fee schedule.
14. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be
screened with fencing and landscaping or located underground such that said equipment is not
visible from public street areas. The transformer shall not be located in the front or side Uuilding
setback area.
15. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control
Board,for construction activity,which disturbs soil. BMP plans shall be included in grading and
street improvement plans.
16. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed to City
Standards and shall reach an agreement with San Jose Water Company for water service to the
subject development.
17. NPDES CONSTRUCTION GENERAL PERMIT
For projects disturbing one (1) acre or more, the developer must obtain a Notice of Intent (NOI)
from the State Water Resources Control Board,which encompasses preparation of a Sform Water
Pollution Prevention Plan (SWPPP),use of construction Best Management Practices (BMPs) to
control storm water runoff quality,and BMP inspection and maintenance.
18. C.3 RE UIREMENTS
C.3 regulated improvements are required for all projects creating and/or replacing 10,000 S.F. or
more of impervious surface (collectively over the entire project site). The developer shall reserve
a minimum of 4% of developable surface area for the placement of low impact development
measures,for storm water h eatment, on the tentative map,unless an alternative storm water
treatment plan,that satisfies C.3 requirements, is approved by the City Engineer.
— 4
Resolution No. 6624 EXC-2010-12 March 22, 2011
Page 5
------------------------------------------------------------------
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The developer must include the use and maintenance of site design, source control and storm
water treatment Best Management Practices (BMPs),which must be designed per approved
numeric sizing criteria. A Storm Water Management Plan,Storm Water Facilities Easement
Agreement,Storm Water Facilities Operation and Maintenance Agreement, and certification of
ongoing operation and maintenance of treatment BMPs are each required.
All storm water management plans are required to obtain certification from a City approved
third party reviewer.
19. EROSION CONTROL PLAN
The developer must provide ari approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain materials on site. Erosion
control notes shall be stated on the plans.
20. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the timetable for
all grading/erosion control work in conjunction with this project.
21. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
22. TRASH COLLECTION
The owner shall subscribe to and pay for at least the minimum level of garbage collection service
made available to that prexnises by the garbage collector, as required,
23. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards to
refuse truck access for the proposed development.
24. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type approyed by
the City in accordance with Ordinance No. 125.
25. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
26. SANTA CLARA WATER DISTRICT CLEARANCE
Provide Santa Clara water district approval before recordation of the final map. The developer
shall pay for and obtain Water District permit for activities or modifications within the Dishict
easement or fee right of way or affecting District facilities.
27. SANITARY DISTRICT
A letter of clearance for the project shall be obtained from the Cupertino Sanitary Dist�ict prior to
issuance of building permits.
28. SANTA CLARA COUNTY FIRE DEPARTMENT
A letter of clearance for the project shall be obtained from the Santa Clara County Fire
Department prior to issuance of building permits.
5
Resolution No. 6624 EXC-2010-12 March 22, 2011
Page 6
29. UTILITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including PG&E, PacBell,
and California Water Company, and/or equivalent agencies) will be required prior to issuance of
building permits.
30. SAN TOSE WATER COMPANY CLEARANCE
Provide San Jose Water Company approval before recordation of the final map.
31. STREAMSIDE MODIFICATION PERMIT
The developer must obtain a streamside modification permit,and provide all required data and
forms prior to issuance of a building permit for the project.
PASSED AND ADOPTED this 22nd day of March 2011, at a Regular Meeting of the Planning
Commission of the City of Cupertino by the following roll call vote:
AYES: COMMISSIONERS: Chair Lee,Vice Chair Miller,Brophy,Sun, Brownley
NOES: COMMISSIONERS: None
ABSTAIN: COMMISSIONERS: None
ABSENT: COMMISSIONERS: None
ATTEST: APPROVED:
/s/Aarti Shrivastava /s/Winnie Lee
Aarti Shrivastava Wirulie Lee, Chair
Director of Community Development Pla��uling Cominission
G:�Planning�PDREPORT\RES\EXG2010-12res.doc
6
�;���=.
- Attachment B
ASSOCIATES
ARCH ITECTS
January 26, 2012
Gity of Gupertino
Colin Jung, planner
Re: Cupertino Plan Check #11060003 (OwnerRe�i5ion5) C5G f C# 311051
5teakley ReSidence
21750 Kainbow Drive Our job no. 2035
Due to co5t re5traint5, the owner5 have decided to 5cale down the project 5lightly. The
revi5ion5 include the following:
1. 5ite retaining wall5 have been modified at the North and South 5ide5 of the hou5e. (On
5heet f{2 the pre�iou5/y appro��ed 5ite wall5 are 5hown da5hed�rrd indicdted with a
delta 4 a5 5uch)
2. Change carport to garage and change garage to 5hop. (On 5heet�94, thepreviou5/y
appro��ed garage i5 5howh da5hed and indicated with a delta 4 a5 5�ch.)
3. Move mechanical room and 5torage into garage. (On 5heet�I4 thepreviou5/yappro�ed
mecha.nical ahd 5torage roorn5 are 5hov��n da5hed ahd indicated with a delta 4 a5
5UG�1�
4. Eliminate Winery and 5piral 5tair5. (The previou5/yappro�ed winery i5 5hown da5hed on
5heet�14 and the 5piral 5tair5 are 5howh oh�14 and�15 and indicated with a delta 4
a5 5uch�
5. Eliminate Bedroom at Lower Floor plan. (On 5heet�l4 thepreviou5/yappro�ed Bedroom
#4 i5 5hown da5hed ahd ihdicated with a delta 4 a5 5uch�
6. Eliminate hip5 from roof and u5e pre-engineered roof tru55e5. ((�n 5heet�16 the
pre��iou5/y�appro�ed roofplan i5 5howr�da5hed ahd indicated with a �elta 4 a5 5uch�
7. Title 24 revi5ed to match new layout.
Sheet f�6.�ha5 5ide by 5iae corr�pari5on5 of the pre�iou5/y apprc�ed e%�atio��5 and the
current 5ubmittal e%�ation5.
ooac� CII�ICCT oinr_� noi�ic �IIC]IIDAI rn oGano �ni rG�ni oco anG� � r��ni oc❑ ono� ,-«,,.,,, �,.ii,...-.r,,,,......:�, ......-
Alf of the drawing5 have been coordinated to match the5e change5. All other a5pect5 of
the drawing5 remain the 5ame a5 previou5ly 5ubmitted and approved. PieaSe review the
corrected plan5 and call if you have any r�ue5tion5 or need any further information. Thank
you.
5incerely,
�"""_ --�� , �!^'���3c�
� ,
���_1'�_-----:
J. Steve Gollom, project Architect
� _._ �� _ . -__
Page2of2
LOWER FLOOR
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RESIDENTIAL PROJECT COVER SHEET
Ai�aeor'e Parcel Numbar. �0�__
N����� BRUCESTEq1(l,Ey
p���� 21750 RAINBOW DRIVE
��y�� pltqVL HARRIS p��, (530)28&3056
F.x. ��'�'�8'�T
Na pwuc foa�ege of Id. ��8�(8 ACRES)
�` � D22
Square CoMa4e: FinA floor:
9econd floor.
Oaa�e:
Are there a Iwt two 10 foot by 20 foot cku spkae iruide the 8ara8e7 YO N
Ls privecy pr4eccioo pl,oting reyv'uea for u�e pmjecl7 Y �N
Build it Oroen Totd PoiRe��
On w6at floor(e)is wotic being done7 LOWER 6 MAIN
&iof dcecriptwn of wak.CONSTRUCTION OF NEW TWO STORY TYPE V RESIDENCE
NATH ATTACHED OE
Code edidone:2010 CBC �N)]O10 CFC �A�2010 CMC YO-N)
2010 CPC N)ZO10 NEC N)
calira�ri.ci�va�euiming sunmtm coae 2ow
2010 CEC AND 2M0 CBC
Effactive 1/ot/l t
PYn Raviaw Aam Wait Baok P�-H- Revi�ed 12/21/10
FIRE DEPARTMENT
I. AN AUTOMATIC SrRINKLER 5Y8TEM SNALL EE�ROYIDED THROUGHOUT
All N�I DI/L.ONiGB AND 8TRUCTUREB EXCEEDING 1000 SQUARE FEET.
NOTE:COYlRlO PORCHlB.!'ATI05.6ALCON�b.AND ATTIC SI'AClS MAT
REQINRE FIRE S!'IdNKLER COVERA4E. A bTATE Of CAUfORNtA UCEN8E0
(C-lif MRE MlOTECTION CONTRACTOR SHALL 5{�MT�LANb.
fEEi�O T1�N5 CEM�IlTI'�N��FOR�RE�VIEBI AND�A�!°ROVALAPItlOR TO TE
dEC�INtqlIG THEIR IgORK. CrC SEC.�03.],AS ADOrTED AND AMENDED dT
LAMC.
9. APMtOVED NIN16ER5 OR ADORE55E5 SMALL bE�LACED OK ALL NEII AND
EXISTING E�ONIG8 IN SUCN A POSITIOlI AS TO SE PLAINLT VI816LE
AND LEGIBLP FROM THE STREET OR ROAD FRONTING TFIE PROPERTT.
' NUI'�ERS SHALL CONTRA6T tlIITM TNEIR OACKGROUND.
3. POTADLE IIATlR SUI'!'U!8 8HALL dE rROTECTED FROM CONTAMItiAT10N
CAU6ED!IY FlRE PROTECTION WATER 6UMLIEb. IT IS TNE
RESrONSIdIUTT Of THE API'LICANT AND ANY CONTRACTORS ANO
01'�T I��R01�CT.TAl10 TOACOM�Y WYATFi�7NE REQ�BflE�NTS�THA!��
PURVETOR 8UCH REQUIREMENTS BNALL 6E INGORPORATED INTO THE
DlSICdI OI'ANY ItlATlR-6A5lD I'IRE 1'ROTlCTION STSTEM(8)AND/OR NRE
lUM�PREBltON IIATER lUrrLT lT6TEM5 OR BTORAGE CONTA�NER6 THAT MAT
dE M�NTSICAILY CONNECTED IN ANY 11ANNER TO AN AI'1'UANGE CA�ADLH Or
CAU8ING CONTAMINATION Or THE POTA6L!W1TER BUPPLY OF TNE
MNlVETOR Of RECORO. 19DIAL Ar!'ROVAL Or THE STSTEMS UNDER
CON610ERATIWI INLL NOT dE GItANTEO oY THIS OfFlCE UNTq.
COMPLIANCE WITN TNE REGIIIREMENTS O�THE ItlATER PURVEYOR Of RECORD
ARE DOCUMENTED 6Y THAT NIRVEYOR A5 NAVING DEEN I1ET dT TH!
ARUCANTfs).1010 CI'C 6EC.'1033.i AND NEALTH AND SAfETT COOE
13tl1.1.
�. NRE Al�ARATUS IENGIN6)ACCEbb DItlVEOAY REQUIREO: �ROYIDE AN
ACC8S8 DRIVl�AT OITH A PAVED 11LL tlEATHER BURFACE.A MIWMUfl
UNO�STRUCT�O IADTH Of I7 NElT VERTICAL CLlARANC!OF 13 flET i
INCHES,MNNMUM CNtCULATING TURt�MG RADMlB Of 3L hEET OUT8IDE
AND 13 FEHT IN810E,AND A MA�MUM SLOPE 0�6x. INSTALLATIONS
SNALL CON!'ORM TO MRE DEPARTMENT STANDARD DETAILS AND
SPECirICATIONS BNEET G-I. CrC.6EC.603.
i. TIMING OF REQUIRlD ROAOIUAT INSTALLATIONB: RlQIMRED ACCESS
ROADS,U�TNROUGH FlRST LIfT OF A6M�iAlT,BHALL 6E INBTALLED AND
ACCE!'TED 6Y TFIE fIRE DEPARTMENT rItlOR TO TN8 START Or
COM6U5T161.E CONETRUCTION. DURING CONSTRUCTION,EHlRGENCT ACCE88
ROADb SHALL DH MAINTAINED CLEAR AND UNR1rEDED. NOTE TNAT
6UILDIIIG I'ERMIT i ANCE MAY�IATHHELD UlITIL IN8TALLATIONB ARE
COMPLETEO. TlM�ART ACCE88 ROA08 MAT DE APPROVED ON A CASE DY
CASE SASIS. CFC SEC.601.
i. PUDLIC fIRE N1fDRANTfB)IlBGIARED:PROVIDE PU6LIC PIRE
NTORANTtS)AT LOCATIONtSI TO dE DETERMINED dOiNTLT�T THE FIRE
OEMRTMENT AND TNE 8AN JO6E WATBR COM1'ANY. MAXIMUM NYDRANT
BPAdNG SHALL dE i00 rEET.INTH A M�UMUM 81NGLE NYDRANT R010 Or
I,�pp G.P.M.AT 10 P81,RlS�tlAL. FlRE HTORANTS BHAII OE
MlOVIDED ALONG REQUIRED PIRRE AlM�ARATO6 ACCE58 ROADS AND ADJAC�NT
PLdLIG STREETb. CfC BEC.501.APNOX CI04.1 TADLE C IO5.1.
1. TIIING 0!'RlGIARED WATER SUP�LY IN6TALLATIONB: INSTALLATIONb
OF REQIJIRED FlRE SERYICE(Sl AND fIRE HTORANTlB)BHALL EE TE8TED
AND ACCEPTEO SY TNE!9R!DEI'ARTMlNT PRIOR TO THE START Of
1'RAMNG OR DELIVERT Of!lULK COMbU6TI6LE MATERIALS.�UILDING
PERMIT ISBUANCE MAT DE IIATNFIELD UNTIL REQINRED INSTALLATION8 ARE
C011PLETED,TESTED AND ACCEPTED. CFC BEC.501.
PROJECT INFO
OWNER: MR. l MRS.DRUCE STBAKLEY
IL�3 DENTON COURT
SUNNYVALC.CA�40l1
JOD ADDRES8: 11�C0 RAINlSOW DRIVE
CUPERTINO,CA
�INLdNG OCCUPANCY
GROUPfB): R-3/U
TYPE(8)Of
CONbTRUCTION: Y-D
OCCUPANCY
CATEGORY: �
A.P.N. 3ii-09-OL4
51TE AREA: 34e,L�3 8.h.
BUILDING AREA: 5�L66 S.F.
FAR: 47G
STORIES: 1
HEIGHT: 30'-O'
PARKING: 2 GARAGE
ZONING: RHb
PROJECT CONTRUCT A NEW 1 STORY
DEbCRIrTION: RE5IDENCE WITH ATTACHED
GARAGE
ARCHITECT: RH ASSOCIATES ARC}�dTECT8
11t�1 bUNSET RI�GE DR.
AGdURN,CA�6L01
CONTACT:J.STEVE COLLOh
(530I 4LA-3055
W W.CONoA�rl.ta�
C�V�L G�ULIANI/KULL,INC.
ENGINEHR: 4880 8THVEN8 CREEK DLVD.SUITE Zl
8AN JOSE,CA�GI9'1
CONTACT:MARK HELTON
(�Oa)G16-4000
�Mleon�#w�q�u�
GEOTCCNN�CAL GEOFORlNSICS.INC.
ENGINEER: ii5 PILGRIFI DR.SWTE A
�06TER dTY.GA�4404
CONTAGT:DANIEL DYCKMAN
f41. 6)�j4'1-a j�i��
aRa.ar a
BTRUCTURAL RC CONSULTING ENGINEERB.INC
CNGINEQR: 311 PIlRCY ROAD
8AN JOSE CA 15138
CONTACT:ROf1E0 CALADAR
���eo�i N66
TITLL 44: DILL NARRIS
�2�Q HHATHERWOOD DRIVE
RENO,NV O�i43
CONTACT:61LL HARRI8
l40) 1a-OL43
4REEN POINTS
ENGINEER:
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TITLE 24 HOTES:
8EE SHEET A-I!MR CF-IR t M�-IR FORMS
L TFNB btNLDNiG RICORrORATEB
NON-STANOARD USER ENTERED U-fACTORS:
U-0.36 ROR tlNNDOWS AND U-0.30 POR
DODRS.
1, TFNS 6UILDING INCORPORATlS A RAOtANT
DARRIER.
;, TFAS 6UILOING INCORPORATlS A FNGN MASS
DE61GN:6A5EMENT WALLS AND CONCRETE
fL00R IN LOWER LEVEL.
4. TF#S DWIJDNG INCORPORATEb A
NON-STANDARD tlATER HEATING STBTEN:
TWO i0 GALLON GAS STORAGE,E!'O.iZ
i, �NSUU►TION:6ASEMENT,YNNERT tlIALL TO
CONOITIONEO SPACE,INNER STAIRIYELL
R-13 1x i MtALLS R-J�,bL0!'ED ROOf R-M.
ATT�C R-3!.
SPECIAL IKSPECTIONS:
SE!STRUCTURAL DRAWlIGS AND SPEpAL MSrHCTiON FORM
I. DRILLED P�ERS
1. FIELD WELDIKG
3. SFIEAR WALLS
DEFERRED SUBMITTALS:
I. �IRE SPRtNKLER ORAWINGS
N SCArH t IR ATION PLANS
3• PRl�AD ROOF TRUSSES
INDEX OF DRAWINGS
ARCNITECTURAL
AI AREA DIAGRAMS
VICINITY MAP
A� SITE PLAN
A3 GENERAL SITE PLAN
W/ LANDSCAPING NOTES
A4 LOWER FLOOR PL,4N
A5 MAIN FLOOR PLAN
AL ROOF PLAN
AL.I PREVIOUS V5. CURRENT ELEVATIONS
_ :
��rt��j� ��n�n�j���p'�j�'�/�
� /����19�� �IL.JJ��v°° Il �!��
µ.y'u _ _
All EXTERIOR ELEVATIONS
Al2 EXTERIOR ELEVATIONS
A13 EXTERIOR ELEVATIONS
AREA SCHEDULES
A14 BUILDING SECTIONS
Attachment C
i v�-vvRnrn��. 7u�CVC I
C-2 GRADING AND DRAtNAGE PLAN
C-3 EROSION CONTROL PLAN
C-4 CONSTRUCTION BEST nANAGEl1ENT PRACTiCES
�14�.�� � ���� ��
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I�. .
�REA SCHEDULE
LOT AREA ft8 ACRES)34LL43 S.F.
ALLO�OOR AREA
x i1.51 t�,600•1��i1f S.F.
SLOPE ADJUSTMENT
AVERAGE SLOPE�t45%
14.L1!x 10%�I'1,1i6 B.F.
_ MAXil{U�1 L'LQOR AREA �.500 8.F.
LOtl1ER rLOOR 147 8.f.
MAIN FLOOR 3.049 S.f.
TOTAL ,1 .r.
GARAGE !1'1 5.�.
SHOP 604 S.f.
UpNERY O S.f.
AREA OVER 15'HIGH Zi2 S.f.
TOTAL dUILDIHG 51.33 S.F.
A�PI�R�VEDT
IJ1Z 5.�.
3.09i S.f. ,
4 1 . .
�'13 9.�.
O S.F.
�13 S.r.
2L2 S.f.
S.L55 S.f.
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ASSOCtATES
ARCH ITECTS
e�ee�sun�r�na�oa.
AUBURN,CA 95602
53a268-3055
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RONIALO M.i1ARRIB
OARYL V.HARRIH A.IA.
rhaerchYtects.com
rhaseocOebcplobal.net
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GEN. NOTES
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V94/17�LAN CHK.
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JANUARY 2012
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ASSOCIATES
ARCHITECTS
22887 SUNSEf RIDC,�DR.
AUBURN,CA 85802
530-268-3055
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RONALO H.HAFIRIB
DARVL V.MARRIB A.I.A.
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WATER EFFIC(ENT DESIGN ELEMENTS:
PROJ@CTS SET rORTH IN 8ECTION 14.Ii.010 REQWRMIG A LANOSCAPE
PRO�ECT SU6MITTAL SHALL COMPLT rIITH ALL APPLIGADLE CRITEIdA O�
TFNS 6ECTION.
A. PLANT NATERIAL: ALL PLANT MATERIAL SHALL 6E CHOSEN AND
ARRA-•---------..__.�..__...-•-•-•-----•-
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LANDSCAPE AND fRRIGATION PLANS: � �
: �
THE LANDSCAPE AND IRIdGATION DESIGN rLAN SNALL DE PREPARED AS : :
fOLLOYb:
A.TNE LANDBCAPH AND IRRIGATION DESIGN PLANS SHALL INGORPORATE
ALL APPUCADLE lLEMENTS 01'SEGTION 14.K.OiO Or CHAPTER 141i O� ASSOCIATES
THE CLIPERTMO HWUCII'AL CODE.
D.THE LANDBCAPE DE81GN PORTION SHALL DE PREPARED DT.AND�EAR ARCHITECTS
TH!SIGNATURE Of.A LICENSED LANDSCAPE ARCMTECT.UGENSED 22887 SUNSE7 Rlo(�OR.
LANOSCAPE CON7RACTOR,OR ANY OTHER PERSON AUTHORIZED DT THE qUBURN,CA 95802
STAT!Or CALIFORNIA TO DESIGN A LANDSCAPE. 53a26s'3055
C. TME IRIdGATION DEbIGN�ORTION bHAll 6E PREPARED SY,AND DEAR
TNE SIGNATURE Of.A UCENSED LANDSCA�E ARCHITECT,CERTINED � _ � � _
NlRIGATiON DESIGNER.LICENSED LANDSGAPE CONTRACTOR.OR ANT OTHER
PER60N AUTFIOIdZED bT THE BTATE Of CAUfORN1A TO DE81GN AN qpryALO M.HARFIIB
D. THE,LANDS GAPEe0fi81GN PORTION Or TNE LANDSCAPE AND IRRIGATION ��VL V.HARRIB A.I.A.
DESIGN PLAN AT A I'NNRIUM,SHAIL: rheerchitecta.com
I. rItOV10E�ASIC MlOdECT INFORMATION SUCN AS A�!'UCANT NAME, ��O°��label.net
SITE ADDRESS.TOTAL LANDSCAI'E AR�A ANO TURf AREA(SQUARE FEETI.
IRRIGATION WATER bOURCE(E.G.MUNICIPAL.WELL,RECYGLED)RETAIL
BATER rWlVEYOR flf AM�LICAISIE).ANO�ROJECT CONTACTd. .
1. IDENTIfY,M TADULAR FORM,ALL PLANTS TO DE INSTALLED AS PART �
v
C,�Ei�ER,4L SITE PL,41� UJ/ L,41�DSC�PE 1�OTES
I" = 40'-O" NORtH
E.
VNI.
3. tNC
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RI.
IV.
V.
VI.
VA.
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5.
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1.
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10.
1.
3.
4.
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:CT. TH!TAELQ SHALLINCLUD!THE�OLLOtlANG:
EINlESENTING TNE PLANT ON T1�E PLAN). *
AME.
.NAMl. Na C 16i31
t 812E. aw.N-N .
GRA55.�ORE.SUCCUIENT.VINE.SHRUB.TREE). �
NqENT SPEdEB IDENTINCATION. ALL'NATIVE'AND
R USE'�LANT 8!'EdEb(DEFINED IN SECTION N.IS.0301
SO LADELSD.
1'bICAL SPECIFICATION6 Or PLANTS IE.G.,DARE-ROOT,
TED,MIILTI-TRUNK).M APPLICA6LE. �
FOLLOIANG:
�OTES.PLANTING NOTES.PLANT LAYOUT 6ASED ON SIZE AT �
SPEpEb AND SYMdOI LEGEND.
If I'ROPbBED PLANTINGB. �
��TER Of ALL EXISTING TREEB WN08E TRUNK
IENCE I5 GREATER THAN I!S INCHES.MEABURED 5�INCN88
;ADE.
�EATUREb TO REMNN,SUGN A5 TREES,FENCENG, �
'E,ETC. �
'lATURES TO dE RlMOVBD. n /%
TION OF PERTINENT SITE FACTOItb 611CH AS SUN \\��
MCROCLIMATE.�ROrERTY UNES,61HLDINGB, �.�
IlNO/A60VE-GROUND UTILITi�B.EXISTING DRAINAGE fEATUREB, �� '`
I GRADING. SEE SECTION K.O!OF TNE CUl�ERrNO v
CODH 1'OR THE REQUIREMENTS Of ItlHEN A GRAOING PHRNIT IS C .
IP AP!'LICADLE. O
iD LAdEI EACH NYDROZONE: �
H NYDRO20NE AS lOW WATER.MODERATE WATER,FNGN
KED(LOW/MODERATFJ�IATER USE.A5 DEfINED DY tlNJCOlB; �
�AL LAKDSCAPE AREAS;
!Of I'11JlCH AND ArPUCATION OEPTH;
:AND IIET SURMCE AREA OF WATER FEATURESti
D8CAPE8 IPERV10118 AND NON-PERVIOUS);AND ^
fOLLOYMiG STATEMENT:9 HAVE COMPLIlD tlNTH THE �,(,�j
fHE WATER CONSERVATION IN LANDSGAfNNG ORDINANCB AND
1 fOR THE EfflCIENT U8E OP tlIATER IN TNE LANDSCAPE v v
�SIGN�ORTION Of TNE LANO6GA�E AND IRRIGATION �
A MNIMJM.SNALL CONTAM: ^^^
FL AND SIZE OF ALL COMPONENTS 0�THE IRRIGATION � �� �� �
IdNG GONTROLLERS MAIN AND IATERAL UNES,VALVES
iADS.MOIbTURH SEN�IING OEV�CHS,RAIN SIIATCFIEb.QUICI� �S
tE88URE REGULATOR6 AND DAGKFL011 PREVENTION DEVICES: �
!PRESbURE AT TNE I�OINT Of CONNHCTION TO THE
!SUrPLY�
iALLONB rER MINUT6).APPLICATION RATE lINCHEb PER �
A�OPERATiNG PRESSURE(PRESSURE PER SQUARE INCFI) ���
:NEW�E: '�
D 91Z!O�SEPARATE tlIATlR METERS fOR LANOSCAPE lIF �
G STATEfiENT:'1 HAVE C011PUED ItlITH TH8 CRITERIA ��
R CONSlRVATION IN LANDSCAPING ORDINANC!ANO APPLRD ►11 /
DMGLY rOR THE Erf4qENT USE 0�WA1ER IN TFIE �t..�.�
:81GN 1'LAN.' �• D O
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LANDSCaPE AND IRRIGATION PLANS (CONT.)
R GRAdNG. If THE LAKDbCAPE PROJECT AREA_YAIL EE GRADED,.TNENL
G.
H.
TED PRIOR TO TNE
IRIdGATION HARdtlARE ON
91HERE SLOPE STA6ILITY
cone.
GENERAL
SITE PLAN
W/ LANDSC.
NOTES
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pro ec num er
2035
89
JANUARY 2012
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CONC.PAVING qi i a � � APMt0�1/bE� O I I 1'-0'CLG. ------------ ---�•
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AT COMMON WALL l ' � �-- __ __ _ � _ ��_ �
CEILII�IGb(GARA TO ' _� � _ • _ -- __ -��i ,'
UYINGI AND 8T TUR! i "Q� � ��
BUPPORTING CEIU G TY�. �
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ELEVATOR NOTES:
PROVIDE ALL REQWRED CIEARANCEB
AND DLOCKING NECESSARY 1'OR
MlBTALLATION Or ELEVATOR EGWPMENT.
VERIFT rNTH ELEVATOR MANUFACTURBR
�RIOR TO CONbTRUCTION.
3 STOP,ROPED NTDRAUUC RE6IDENTIAL
ELEVATOR 9qTH 13l NlONT OrENtNGE
�Y CUSTOM ELEVATOR 11AN{lrACTURING
COMPANT.INC.OR HQUAL.
PROVIDE 5/M GTPSUN dOARO AT
INTERIOR fACE 0�STU08 AND PROVID!
NECESSARY DLOCKIKG fOR
INSTALLATION Or THE ELEVATOR AND
ITS COMPONlNTS.
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MECH. �} 1'-O'CLG.�
-��=o•c�o. --,� � LOWER HALL �
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FOUNDATION VENTILATION
UNDER�LOOR AREAb bHALL�H VENTED ST 01'EIUNGS
IN THH EXTEItlOR FOUNDATION WALLS. BUCH 01'HIUNGS
SHALL HAVE A NET AREA 0�NOT LE55 TNAN ONE
SQUARE FOOT fOR EAGN 160 SQUARE�EET 01'UNDBRRLOOR
AREA. THET SFIALL bE COVBRED MTN CORROSION-I�SI6TANCE
NRE MESH MTH OrENING Or 1/1 INCH DINENSIONS PER
C6G 1�03.�1 CRC R1W.
REQUIREO VBNTILATION ARFA
IJ�L SQ.�T./Ii0�1.i4 SQ.fT.
PROVIDED VBNTILATION
US!H'x i'SCRltNEO VENTS
!14)x O.i!bQ.FT.�!.n SQ,fT,
��4� a �����
PL,4N
� 10'TR MIN.
1,�i'R.MAX.
GY
R s,�ne COV'D
pORCH
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� �►�o noaFr
�Tjn� � � iK.O A8 REC'D
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1R. I
SH � VI
- �-1 • TUD/BHOWER
T' �� 7 STORT �
.,.�.,..x_ �� iK.S CLG. _4�
NOTES:
I. GYPbUM pOARD UBED A8 THE DASE OR DACKER FOR
AOHESIVE APPUCATION Of CERA111C TIL!OR OTHlR
REQUIRED NONA6lOR6ENt fNqlH MATERIAL bF1ALL
CONWIlM TO ASTM CI3'li.G70 OR CI11l. U6E 0�
tlIATER-RlSISTANT GYPSUM 6ACKING 60ARD SFIALL e!
!'ERMITTEO ON CEILINGb WFIEI�fRAMING DOE6 NOT
EXCEEO n'O.C.I'OR I/7'TNICK OR K'O.C.fOR
9//'T1�dC GT�SUIt DOARD. WATER-RESISTANT GYPSUM
SOARD SHALL NOT BE INSTALLED OVER A CLASS I OR N
VA�OR RETARDER IN A SHOIIER OR TUD C0�IPARTMENT.
CUT OR BXPObED EOGES.INCLUDING THOSE AT tlIALL
INTERSECTIOIIS,SMAII BE SEALED AS REGOMMENDED 6Y
TNE MANUfACTURER PEk CRC R�02.3.e.
1, fI�ER-GlMLNT.MDER-MAT REJNPORCED ClMEN7,GLA58
MAT GY�SUM DACKERS OR FlDER-REINfORCEO GY�SUM
oACKER8 IN COMI'LIANCE YATH ASTM CI4ld.CI31i,
Cp1t OR CI71�RlSPECTIVELT.AND INSTALLlD IN
ACCORDANCE tlATN MANUfACTURERS'RECOMMENDATIONS
SNALL 6E USED AS SACKERS WR WALL TILE IN TU6 AND
SH010lR AREAS AND WAIL PANELS IN 8HOIUER AREAS PER
GRC R102.4.]
3. ��GLASS IN DOORS AND tAND0115 SHALL 6E TEMI'ERED.
r Y 4. �DENOTES INtER10R ELEVATIONS-8EE SHEET AK
t
I �REMOVE lE)WOOD
RETAIlpNG YIALL
� �
� EII�ORTION Of
CONCRETE RETAINING WALL
I � 8EE bTRUCT.DYIGS.
IE)RETAINING WALL
W/CONC.VALLEY GUttER
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lOCLA88 A R00l9NG:7i GA.BTANDING SEAM METAL R00!'IL'IMDE LOKSEAM 6Y libd OR
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ATTIC!'URNACE INSTALL!'ER CODE AND DETAII I/Ae.
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GIROER AND CONCRETE 1'IER FO{JNDATION SYSTEn.SEE STRUCTURAL DRAWINGS.
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