.02 EXC-2007-02 Jennifer Jodoin
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Owner:
Property Location:
EXC-2007-02 Agenda Date: April 10, 2007
Jennifer Jodoin
Janet M DeCarli
11640 Regnart Canyon Road
Project Data:
General Plan Designation: Residential, Very Low Density, 5-10 Slope
Density Formula
Zoning Designation: RHS-120
Gross Acres: 4.1 acres
Existing Residence/Garage: 6,171 square feet
Existing storage shed: 120 square feet
Proposed Addition: 689 square feet
Total Proposed SF: 6,980 square feet
Maximum Allowable FAR: 6,500 square feet
Maximum Height: 23 feet, 9 inches
Average Slope: 31.7%
Project Consistency with: General Plan Yes Zoning No
Environmental Assessment: Categorically Exempt
Application Summary:
Hillside Exception to construct a 689 square foot second-story addition to an
existing residence for a total floor area ratio of 6,980 square feet, which exceeds
the 6,500 square feet allowed, and an exception to build on a prominent
ridgeline.
RECOMMENDATION:
Staff recommends that the Planning Commission deny file no. EXC-2007-02,
subject to the model resolution.
BACKGROUND:
On January 26, 2007, the property owner submitted an application for a hillside
exception to request approval of an addition to the residence on the subject
property that would exceed the maximum allowable floor area ratio of 6,500
square feet on the property in the Residential Hillside zone. An exception is also
requested since the addition is proposed on property that is located on a
prominent ridgeline.
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April 10, 2007
A previous hillside exception (16-EXC-98) was granted by Planning Commission
on the subject property on January 11, 1999, allowing a two-story addition to the
residence. The exception was required because of the property's location on a
prominent ridgeline. The addition consisted of a 537 square foot
workshop / utility room on the first floor and a 1,544 square foot living and deck
addition on the second floor, for a total of 6,171 square feet.
DISCUSSION:
The addition is proposed on the second floor of the residence along the north
side of the property and will extend over area that is currently developed with a
paved walkway that provides access around the north end of the residence and a
sloped landscape area that is stabilized by a retaining wall. The area below the
proposed second floor addition will be left open and unenclosed. This area will
consist of support piers for the second floor and maintenance of the paved
walkway that provides access to the storag~ room on the north side of the
property adjacent to the garage.
Paved Walkway
The 689 square foot addition will consist of two bedrooms (including a master
bedroom), a bathroom and two walk-in closets. The applicant submitted a letter
on March 15, 2007 (See Exhibit A) stating that the additional square footage is
needed to accommodate the property owner's nephew and his family who are
living with and caring for the property owner.
The architectural design of the addition is proposed to match the existing
residence with a stucco exterior, gable roof and matching colors.
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EXC-2007-02
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April 10, 2007
Maximum Floor Area
The Residential Hillside Ordinance permits a maximum floor area ratio (FAR) of
4,500 square feet for lots with more than 10,000 square feet of net lot area, plus
59.59 square feet for every 1,000 square feet over 10,000 square feet, up to a
maximum floor area ratio of 6,500 square feet. This property has a net lot area of
178,596 square feet and is permitted the maximum floor area ratio of 6,500 square
feet.
The applicant is requesting an exception to exceed the maximum allowable FAR
in the Residential Hillside zone by 480 square feet. The FAR includes the existing
residence (including garage), proposed addition and the existing storage shed.
Staff does not support this exception because maximum house size has
historically been treated as such, citywide. Only on rare occasions has the
maximum size been exceeded, and in those cases, the new space was internal.
Staff is concerned that approval of this application may set a precedent for future
FAR exceptions to be granted.
Additionally, staff does not feel that all of the findings for a hillside exception
can be met. Finding no. 4 of Section 19.40.140 of the Residential Hillside
ordinance allows the exception to be granted when the proposed development
involves the least modification of, or deviation from, the development
regulations necessary to accomplish a reasonable use of the property.
Additionally, finding no. 8b permits an exception allowing disruption to the
natural silhouette of the ridgelines if the development is necessary to avoid
greater negative environmental impacts and the size of the structure is the
minimum necessary to allow for reasonable use of the property. Staff does not
believe these findings can be met since the property owner already has
reasonable use of the property within the existing parameters of the
development regulations and, therefore, deviation from the existing
development regulations is not necessary. Further, the addition is not necessary
to avoid greater negative environmental impacts.
Prominent Ridgeline:
The applicant is also requesting approval of a hillside exception to add onto
property that is located on a prominent ridgeline. The proposed addition will be
located on the western side of the north elevation of the residence, which is less
visible from the valley floor than the existing eastern side of the residence. The
existing eastern side of the residence is the most visible portion of the residence
as it is located on the prominent ridgeline facing the downward slope that is
visible from the valley floor.
Although staff believes that there will be minimal visual impact to the valley
floor from the addition, staff is concerned that the addition will be visible given
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EXC-2007-02
Page 4
April 10, 2007
that some of the existing trees along the north side of the property will have to be
significantly trimmed to accommodate the second floor addition.
Landscaping
It appears that at least one of the existing mature pine trees within the sloped
landscape area to the west will have to be removed to accommodate the
addition. Further, additional pine trees to the north and west of the addition may
have to be significantly trimmed.
Staff is concerned that the trimming of trees along the north elevation of the
addition will enhance the visibility of the addition along the prominent ridgeline.
Should the Planning Commission approve the exception, staff recommends that
a condition be required to plant an additional tree along the northeast side of the
residence to mitigate the visual impacts from the valley floor and to replace the
tree along the west side that will. have to be removed to accommodate the
addition.
Geological
The applicant states that an updated geo-technical report has not yet been
prepared for the addition at this time. However, the applicant intends to have the
updated report prepared and submitted to the City for review and approval
prior to issuance of building permits, if the Planning Commission approves the
hillside exception.
Staff has no objection to the applicant submitting an updated geo-technical
report prior to issuance of building permits, since the previous geo-technical
report prepared for this property in 2000 in conjunction with the previous
addition did not find any significant geotechnical problems on site and
concluded that any geotechnical issues could be mitigated by construction
techniques recommended in the report.
Staff recommends that a condition be required for the applicant to submit an
updated geo-technical report prior to issuance of building permits if the Planning
Commission approves the exception.
Sanitary District
The Cupertino Sanitary District has commented that the property is within the
sphere of influence of the Cupertino Sanitary District but is not within the
current service area. The residence is currently served by a septic sewage
system; however, the sanitary district states that if there is intent to annex into
the district, both the subject property and a portion of Regnart Canyon Road will
need to be annexed to provide service to the property.
,). -<1
EXC-2007-02
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
DENYING A HILLSIDE EXCEPTION FOR A 689 SQUARE FOOT ADDITION TO
EXCEED THE MAXIMUM ALLOWABLE FLOOR AREA RATIO IN THE
RESIDENTIAL HILLSIDE ZONE AND TO ALLOW FOR DEVELOPMENT ON A
PROMINENT RIDGELINE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Property Owner:
Location:
EXC-2007 -02
Jennifer Jodoin
Janet M. DeCarli
11640 Regnart Canyon Road
SECTION II: FINDINGS FOR EXCEPTION
WHEREAS, the Planning Commission 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 Planning Commission has held one or more
Public Hearings on this matter; and
WHEREAS, the applicant has not met the burden of proof required to support this
application, and has not satisfied all of the following requirements:
1. The proposed development will not be injurious to property or
improvements in 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 in
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
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Model Resolution
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EXC-2007-02 (Denial)
April 10, 2007
-----------------------
---------------------
testimony to be unsafe or hazardous to structures or persons residing therein.
(See General Plan Policies 2-48.)
7. The proposed development includes grading and drainage plans that will
ensure that erosion and scarring of the hillsides caused by necessary
construction of roads, housing sites, and improvements will be minimized.
(See General Plan Policies 2-53, 2-54 and 2-57.)
8. The proposed development does not consist of structures which would
disrupt the natural silhouette of ridgelines as viewed from established
vantage points on the valley floor unless either:
a. The location of a structure on a ridgeline is necessary to avoid greater
negative environmental impacts; or
b. The structure could not otherwise be physically located on the parcel
and the size of the structure is the minimum that is necessary to allow
for a reasonable use of the parcel. (See General Plan Policies 2-46, 2-47
and 2-49.)
9. 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. (See General Plan Policies 2-
46,2-50,2-51 and 2-52.)
10. 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. (See General Plan Policies 2-55, 5-14 and 5-28.)
11. The proposed development includes a landscape plan that retains as many
specimen trees as possible, which utilizes drought-tolerant native plants and
ground covers consistent with nearby vegetation, and which minimizes lawn
areas. (See General Plan Policies 2-54, 5-15 and 5-16.)
12. The proposed development confines solid fencing to the areas near a
structure rather than around the entire site. (See General Plan Policy 5-17.)
13. 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 maps, facts, exhibits, testimony and other evidence
submitted in this matter, application no. EXC-2007-02 is hereby denied; and
That the subconclusions upon which the findings specified in this Resolution are based
and contained in the Public Hearing record concerning Application EXC-2007-02, as set
forth in the Minutes of the Planning Commission Meeting of April 10, 2007, and are
incorporated by reference herein.
;; - '7
EXC-2007-02
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A HILLSIDE EXCEPTION FOR A 689 SQUARE FOOT RESIDENTIAL
ADDITION TO EXCEED THE MAXIMUM ALLOW ABLE FLOOR AREA RATIO IN
THE RESIDENTIAL HILLSIDE ZONE AND TO CONSTRUCT THE ADDITION ON A
PROMINENT RIDGELINE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Property Owner:
Location:
EXC-2007-02
Jennifer Jodoin
Janet M. DeCarli
11640 Regnart Canyon Road
SECTION II: FINDINGS FOR EXCEPTION
WHEREAS, the Planning Commission 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 Planning 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 in 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 in
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
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Model Resolution
Page 2
EXC-2007-02
April 10,2007
testimony to be unsafe or hazardous to structures or persons residing therein.
(See General Plan Policies 2-48.)
7. The proposed development includes grading and drainage plans that will
ensure that erosion and scarring of the hillsides caused by necessary
construction of roads, housing sites, and improvements will be minimized.
(See General Plan Policies 2-53, 2-54 and 2-57.)
8. The proposed development does not consist of structures which would
disrupt the natural silhouette of ridgelines as viewed from established
vantage points on the valley floor unless either:
a. The location of a structure on a ridgeline is necessary to avoid greater
negative environmental impacts; or
b. The structure could not otherwise be physically located on the parcel
and the size of the structure is the minimum that is necessary to allow
for a reasonable use of the parcel. (See General Plan Policies 2-46, 2-47
and 2-49.)
9. 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. (See General Plan Policies 2-
46,2-50,2-51 and 2-52.)
10. 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. (See General Plan Policies 2-55, 5-14 and 5-28.)
11. The proposed development includes a landscape plan that retains as many
specimen trees as possible, which utilizes drought-tolerant native plants and
ground covers consistent with nearby vegetation, and which minimizes lawn
areas. (See General Plan Policies 2-54, 5-15 and 5-16.)
12. The proposed development confines solid fencing to the areas near a
structure rather than around the entire site. (See General Plan Policy 5-17.)
13. The proposed development is otherwise consistent with the Citis 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 maps, facts, exhibits, testimony and other evidence
submitted in this matter, application no. EXC-2007-02 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-2007-02, as set forth in the Minutes of the Planning Commission
Meeting of April 10, 2007, and are incorporated by reference herein.
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EXC-2007-02
April 10,2007
SEcnON III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set titled: "DeCarli Residence Interior Remodel"
dated received January 26, 2007 and consisting of seven pages labeled A-O, A-I,
A-2, A-3, A-4, A-5, A-6 and A-7, except as may be amended by this resolution.
2. MAXIMUM ALLOWABLE FLOOR AREA RATIO (FAR)
Approval is based upon a 689 square foot addition to the existing 6,171 square
foot residence, bringing the total maximum allowable floor area ratio to 6,980
square feet, including the existing residence with garage, addition and storage
shed.
3. TREE PROTECTION
Existing trees not proposed to be removed shall be protected during grading and
construction with chain-link fencing around the drip-line. The City Arborist will
review and approve the final landscape plan prior to issuance of building
permits. A bond in the amount of $10,000 shall be submitted to ensure tree
protection. The bond may be released following receipt of a report by an
internationally certified arborist that the trees have been adequately protected
during development and are expected to survive.
4. LANDSCAPE PLAN
A landscaping plan shall be submitted for review and approval by the Planning
Department prior to issuance of building permits. In addition to the existing
trees to be maintained, the landscaping plan shall also include the planting of a
24-inch box replacement tree along the western sloped landscape area to replace
the proposed removal of the pine tree to accommodate the addition. Further, an
additional tree shall be planted along the northeast side of the residence to
mitigate the visual impacts from the valley floor.
5. SANIT ARY DISTRICT
If there is any intent for annexation into the Cupertino Sanitary District, both the
subject property and a portion of Regnart Canyon Road shall be annexed into the
sanitary district to provide service to the property.
6. GEO- TECHNICAL REPORT
Prior to issuance of building permits, the applicant shall submit an updated geo-
technical report of the proposed addition on the subject property to be reviewed
and approved by the City. The applicant shall be required to implement the
requirements of the updated geo-technical report as determined by the City.
7. NOTICE OF FEES, DEDICA nONS, RESERV A nONS OR OTHER EXACTIONS
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EXC-2007-02
April 10, 2007
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.
SECTION IV:
DEPARTMENT
CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
8. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire
as needed.
9. 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.
10. DRAINAGE
Drainage shall be provided to the satisfaction of the' City Engineer.
11. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the
City as needed.
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 eliter 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.
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Model Resolution
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EXC-2007-02
April 10,2007
Fees:
a. Checking & Inspection Fees:
b. Grading Permit:
$515
$ 6% of Site Improvement Cost or
$2,060.00 minimum
$ 1,000.00
$ 5,289.00
NjA
NjA
NjA
By Developer
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site
Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. 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. AMENDED DEVELOPMENT BEST MANAGEMENT PRACTICES (BMP)
REQUIREMENTS
a. Permanent Stormwater Quality BMPs Required
111 accordance with chapter 9.18, Stormwater Pollution Prevention and Watershed
Protection, of the City Code, all development and redevelopment projects shall
include permanent BMPs in order to reduce the water quality impacts of stormwater
runoff from the entire site for the life of the project.
b. Stormwater Management Plan Required
The applicant shall submit a Stormwater Management Plan for this project. The
permanent storm water quality best management practices (BMPs) included in this
plan shall be selected and designed in accordance with chapter 9.18, Stormwater
Pollution Prevention and Watershed Protection, of the City Code.
c. BMP Agreements
The applicant and the City shall enter into a recorded agreement and covenant
running with the land for perpetual BMP maintenance by the property owners(s). In
addition, the owner(s) and the City shall enter into a recorded easement agreement
and covenant running with the land allowing City access at the site for BMP
inspection.
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EXC-2007-02
April 10, 2007
d. Hydromodification Plan (HMP) Required
The applicant must provide a comprehensive plan to control any combination of on-
site, off-site and in-stream control measures incorporated into specific redevelopment
projects in order to reduce stormwater runoff so as to not increase the erosion
potential of the receiving watercourse over the pre-project condition.
PASSED AND ADOPTED this 10th day of April, 2007, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Lisa Giefer, Chairperson
Cupertino Planning Commission
G: \ Planning \ PDREPORT\ RES \ EXC-2007-02res.doc
J ~'af
Exhibit A
March 15,2007
Ciddy Wordell
City Planner
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
Re: Expansion - 11640 Regnart Canyon Drive, Cupertino
Dear Ciddy:
As we discussed, please accept this letter as the Written Statement of Justification for the
expansion of the above referenced property.
Jan DeCarli has been a resident in Cupertino for over 30 years. When Jan lost her
husband Gordon 20 years ago, her nephew Ken moved in so he could look after her
throughout her twilight years. When they remodeled the house 6 years ago, Ken was a
bachelor and they designed the remodel to the appropriate space required to
accommodate that lifestyle. Fortunately, subsequent to that time, Ken met a wonderful
woman whom he married and was blessed with two beautiful children. As you can
inlagine, two adults and two children living in a space that was created for one person has
made the living situation extremely cramped. This brings us to our current space
refinement request. We need to convert the bachelor pad into space large enough to
accommodate a family of four. This is why we are requesting to add 688 square feet for
2 bedrooms and 1 small bathroom. This small alteration will provide space where the
children can sleep, yet still keep Ken in close proximity to Jan. Jan has battled breast
cancer and though she has won numerous times, she still needs family to look after her
and to provide a healthy living environment.
As you can see from the plans, the addition will set back into the hillside completely
hidden by the existing home. We have taken great pains to design a minimal additional
with no physical or visual impact on the community.
J-tS
The proposed expansion is in keeping with the scope and texture of the surrounding area,
and is harmonious with the exiting houses in the neighborhood. Weare proposing to use
a mixture of natural materials to maintain a blending of color with the site vegetation.
Years ago, Ken attended a Commission meeting regarding the changes made to the
allowable square footage on hillside properties in Cupertino. It was his understanding
that the 6,500 maximum for a hillside home of this type was set as a benchmark.
Anything above and beyond this allowable square footage would require going through
an exception process. The fact that there is an exception process would lead one to
believe that small exceptions would be allowed occasionally with reasonable
justification. We believe this request falls within that scope.
As you can see from the plans, we are asking for a very minimal addition of 688 square
feet. Of the 688 square feet, only 370 is above the current maximum allowed. We aren't
proposing a huge monstrosity of a home. We are merely asking for additional living
space to provide a healthy living environment for the growing family.
Please contact me at (408) 257-2100 should you require any additional information at this
time.
Thank you.
Sincerely,
H~~
Jennifer Jodoin
Applicant for
Jan M. DeCarli
11640 Regnart Canyon Drive
Cupertino,CA 95014
(408) 252-9125
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CENERAL NOTES
.. THE CONTRACTOR AND SUIlCONlllACTCR 8HAU. snJDYTHE CRAWIN08. \IERIFY ALL
DIIlENSlONS AND CONDIT1ON8 ON THE ORA_ ANDAT THE JOII em: PRIOR TO
IltDDING, ORCERING MATERIALS, ECU1FUEHT AND FlXTURE8 OR ~ OF
THE WORK.
2. EACH CONTRACTOR AND SUPPUER 18 RESPOoI8IIlLE TllAT HIS WORK AND MATCRIAlS
COIFORM TO ALLAPPllCAIllE CODES, INCUJDINCl CIW'reR 42 OF THE ClOlRENT
1..tlII'aw1lUl.Dllola COOEANDTlllE 24C0DE8,+,sOF 1Cl/\J2lI05.
3. SUBCONT'RACTOR SHALL PROMPTLY NOTFY THE OENERAL CONTRACTOR. AND
THE GENEAAL CONTRACTOR 8HAU. NOT1I'Y THE DE8I6NER. OF I>H'I ERRORS OR
0MI88I0N8. OR Dl8CREPAHClE8IN THE PlANS N<<lK1R SPECFlCAT1OH8.
.. ALL E)(I8TJNQ FINISHES OR MATERW.8 MIMOE:D DUE TO DEMOUTIOH OR NEW
CONSTJiuc'nON llHALL BE AEIWRED. FINI8HI!D. OR REPI..ACED TO MATCH ORIGINAL
CONDfTION. TO TtE SATl8FACTlON OF 1lE CM'NER AND'OR nE DESK>>ER. AM) AT
NO COST TO THE 0\IlINER OR DE8lONER.
S. IF THERE 18 A CONFUCT BETWEEN THE 8l'EClFlCATlOHS AND THE SUIlCONlllACTCR
AGREEMENT. THE MOM RElITftICTl\lE llHALL QO\IERN.
S. THE INTENT OF TtM IlOCUIoENT 18 TO INCUJllE ALL U8OR, MA1SlIALS. EQUIPMENT
AND TRAN8PORTA11ON, _FOR THE COMPLETE AND PROPER ElCECUTtON
OF THE WORK. CClNllIllTeNT WIlH GOOD PRACTICE. AN'( WORK OR ITEM NOT
SPEClFICALl.Y CAUEO FOR II THE DRAWINGS BUT REOUlRED FORA COWl.ETE AND
FlllY Fl.tlCTIONI'lG IlSTALLATION8HAL1.1lE llUPPUED BY THE CONTRACTOR AND
APPROVED BY THE DESIGNER. DO NOT ~ llRAWNGS. THE DESlGI'ER ASSlNES
NO REIlPONlIIIlI.l FOR ERRORS DUE TO THE SCALIlG OF DRA_ BY
CONTRACTORS.
7. THE DESIGNER'SIlECI81ONS IN MA7TERS RE1AllNG TOARTISTlC EFFECT WIll. BE
FINAL IF CONSI8TENT WIlH THE INTENT OF THE CONTRACT DOCUMENTS.
I. DIMEHSIONB NOT 8HO'M\I AS +1- ARE NOT ADJU8TED wrJtfOUT PRtOR APPROVAL. OF
THE DESlG>Efl.
.. DIIIEN8ION8 TO EXI8TlNG -...sARE TO FAC&ClF--VWl.. UN.eS8 OTHERWISE
Nlllm.
10. 1lE.ARCHITECT\IW.DRAWN38AREMIHUJM. nE~OFALL
COHllITION8 NOT 8PEC1F1CALLY NOlED OR DETAILED ARE THE REIlPONlIIIlI.l
OF THE CONTRACTOR AND/OR SUIICONTRACTOR INYOI.\IED. AN'( COHDlTION8
_ DETAlUNO 8HllULll BE IlROl.lQKf TO THE AnamON OF THE 0E8IClNER.
11. ALL FNSH MATERIAlB. FIXTURES AI<<) HAItD't4ME TO BE REV!EWB) BY OVYNER.
SU8MT UTERAllJRE N<<lK1R lIAMPI.E8 FOR lllEIR APPROVAL
12. ALL MATERW.8 AND WORK SUPPUEO BY 8UllCONTRACTORS llHALL BE OF A QRAOE
AND QUAUTY AOCEPTAeLE TO DESlG>Efl AND CrTY. IN EllERY CASE THEY llHALL BE
SUlTAeLE FOR THE use PROPOBED.
13. NEW GYPSUM BOARD CONSTRUC11ON MEETING EXISTING CONSTRtJCTION IN TIE
SAME PLACE 8HAL1. BE FUI8H. WIlH NO \II8ISLE JOINTS.
14. DO NOT SCALE DRAWtNGS. THE DEStQNER ASSLNES NO RESPONStBIlITY FOR
ERRORll DUE TO THE llCAUNG OF DRAWINGS BY CONTRACTORS.
'S. FOLI.OWTHERECOlllIlENlA1IONOFTHE_IICTURI!RS. _THEllE8IOOEROF
NrtCCtlFlJClS __llRAWIN08ANDSPECIFICA'IlCIN8.
18. AU. HARO'tNARE FINI8tE8. SWITCH NG ounET PLAlH SHALL MATCH EXlST1NG .-.-- E
IIUIl.DINO STANIWlD. UNLES8 OTHERWISE N01ED.
17. EQUAl OR BETTER sulllmTUT1ON8AREALI.OWI!Il SUIlJECTTO 0WNal'S APPROVAL
THE CON'TRACTOR OR 8U'PUER8. BYTtM ~ CERTFIEllANO GlJARANTEES
TllAT THE SIJIlST1l\1T1ON 18 II ALl. REilPEcTS, EQUAL TO OR BETTER THAN THE ITEM
SPEClFIED,lN..EBS SPECtFlCALLYN01'eD OTHERWISE..
1.. ALL DOORS N<<J WINDOWS AN) THBR HARDWME TO MEET SECURITY
REQUIREMENT8 OF TtE crtY.
,.. VERIFY EACH CQN)ITI()N WITH All. DRAWINGS BEFORE BEGINNlNO Vt'ORK.
STRI.JC'nJRAL DRAwtNQS ARE NOT TO BE USED WITHOUT CONSUlTlNG DESIGN
DRAWINGS FOR EACH CONDITION.
20. ACTUAL SIZES. ROUGH AND FNSH OPENINGS SHAll BE VERIFIED WITH
MANlJFACTUREA8~ VERIFY IF SIZE CAU.-OUTS ARE ACTUAl OR NOMINAl; INClUDING
SK\'l1GHT8, WINDOWS. DOORS. AND AFP\JANCES.
21. llE PlUIoEINGIEI..ECAlANO F AU. S'l'81BI8 ARE THE RE8PON8IBILITY OF THE
INDMDUAlSUllCONlllACTORS TO DE8lGN AND IlUIU> PEl! CITY RECUlREMEN'TS.
~ CODESANO GOOD PRACTICE.
22. ALL WORK 8HAU. BE PERFORIIoED BY EXPERIENCED CONTRACTORS AND WORKMEN-
EACH CONTRACTOR 18 REIlPON8IIILE FOR aelNl> FlllY INFORMED OF FllACT1CE8
OF H1811W1EANOTHE RECOMMENDATION OF TRAIlEA8llOCIA1ION.
23. TIE FOll.OWINl3 rrEM TO BE. 8UI!IMfTTED TO THE FIRE MARSHAL FOR APPROVAl BY
APPROPRlATElRADEEt COMEIlJS1'I)N DETECTOR PRODUCT DATA.
24. OE8lGNER:TO BE NOTtFfED LPON~OFNlY (E)CONOITlON8THA.TMAY HiIBlT
DESION JrlTENTFOR PlACSENTOF'MLJ.8. CABIfET8.APPL.IAHCESTHATIMYNOT
HAVE IlEEN\llSAlll.EDURlNG DESIGNPROCESS. DESIGNER, CONTRACTORAND CLENT
TO REVEW.um REVJSEDESIGN A8tECESSARYlO CON:M11ON.
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_ Ll~.07. '
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-
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-
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DE CARLI RESIDENCE
11640 REGNART ROAD
CUPERTINO, CA 95014
~
. ~:1.LI.U
i <nlIIlNe edUXlno far _ n_lOIng...............
. ll2624v..._aJiboA .~CAIl5014
;.--....- . V__lla . F___~
!:
GENERAL //OTES:
L 1lI( ce>>mw:Ttlll: AND stJICOrfJ1UCTOl SH#IU. SMJl'n.: DIUMltCS, \BIfY o\U.
DlN!JiII506JlNl)~ ON'M I:IlUMlNC3ANDATTl.:JDlSITI PIUOItlO
.DQIlI;;.. CJWERtttG MATDWS, EQlJfNINT .vi) F\XT1JlB OR (DIIII8rICIMHT or nE
~
UIOtCONTllAtJc. ....,SlIPPUBlIS~1HAT.-s WDIlXNrID MAlEJlW.S
~ TO M.LAI'PlJCAIU CQDB.INCLI.DNC CHoVmt 47 01' TME CUIQtEHT lM'0lUII
~CODEAfC)mu:U.
). 5lIICQNJ'MCTQIl StW.l PIIIDM'Tl.... NCJnFY ~CEN::Ml CDJfIJlIC1'DIt, NO 1HE
CENDUll. CONT'MCTOIt SHAll NDT1fYntE Df3IQD. Of /IIfr EaQ;S OJ CM5SION5, QI
0I:S0ElWt0E5 "lHll'\NIG AND/Ol SI'BlFICAnoNS.
-t. AU. DUSTlNC FItI5HES OR NA1ULIIl5IWi1AGED DUE: TO DOQITKlN Dfl NEW
CONSl1IUCTlOHStW.L RIlIJWItfD, FN5IBJ" (Ill; IW'UlC!DTOMAltHOIUC'".IH.II.
COfDJQt. TO THE SATlSFACI'lON OF THE 0'MtBl MfO/OA THE DI5IGM(Jt, AND AT NO
COST TO THE CMMPl CIa 0DICJrEJl
~ rnlD[15 A ctNl..CJ IOWDJf Ill: SPa:If1C.lrnONS 1HJTtlt~
AQtEIMJff. THE M(R: IlEST1lI:J'M SHM.I. CCMIIIl.
" nlt MtNT or". DOCLMJn" ISlO 1tICUIXAU.1.AIOlr. NA~ [GIII'N[NT
ANDTItANSPOIITA11ON, l'EClSSAllY Fe>> 1HE CCMUR AND PIlCIB DlCUnON ClrTN:
WOIlIl CXJrSISTDn' WIJH CXlOD I'RACTlCt Nf( 'WOJlX Ol mM NOT SPU:IF1CAI.LY
CNIHJKIk" 1'* DlWMfiCSIUI ~ I<JltAc:ou.It't AN)H11IYHJHCI~
1NS1'AU.41'1ON ...-u..SI.I'I'Um I'l'ntECOfif11UCTOIlNIJ.tI'fIIIlCIWDl't'lHEDfSI(jJG.
DO tIOT SCM..E DIl.WINtS. THE [l$(",fU. ASRaB NO Il8PONSIam' fOlIl EMOIIS DUE
TO THE SCAUNC Of DIUiIlMNtiS I't CCJrffUCRJlS.
7. THE DI:SICI8'SDlOSlOHS ...IMT1P5ItElATIKi TO.vnsnt Efnr:T'MU.
J'lNAlr CUrISlSTorr Mnlnlt tmJrtTDr Ill: CDnItN:T DDCJ.IMlrfJS.
.. DNB&Of6NOT SHOMI AS +/- AlE NOT ~'M'YHOl/T IWOIl. f/IIf'fICNAL
Of""''''''''''
a. DlJllENIIONSTO ElQST1IC; 1lW.J A1ETOflCE-Qf-WALL UNUSSontEJlWI5E.
IlCJllI).
10. THE NOITEC1l.IltAl.DIlMtMCS AN....... THE~ Of AU.
CClNIlfI10NS NCrr 5PEOFJCAU.y NUIID OIl DETMID MEllE IlESPONSaJTY
Of THE CONr1UlC1'm JH>fO/A SUICClHI1UIC:'r IMJLWD. Nft CClfD'1'lClN5
flEQLftIMC DE"TMJIC;; SHOULD IE IIOJCKTTOlHE AT1Bf1'1ON OF mE DESJC;NEIl.
11- ALL FINISH .....lEJUMS, RXT\IIlB AfC) HAIlDIItIlft. TO EIINEWED I'l' (MNJ..
$IJIItfT l1JEMJ\ItE NGIOA SlM\iSf'Ok THOll /lWWNM-
AU. MImIlIAlS MD WDlItIC 5UM.B)., SlIIOONI1lIiICT StW..l. IE OF A CiIUIDf:
AND CIJM1fY 1lCtB"J"-.E"TO DESlCJU .... OTY. '" E'WEIlY 0lSl THEY SHALl
IE SUIf*l FQl THE llSllW:JlOSED.
13- NEW GYPSUM IONlD CQt5T1q,ICJIQN NEEmIO ElCIIsnrtG CONmWCT1ON IN THE $NIlE
1'I.JlCEStW..L1EFUlSH,'MIll NO\'ISIkEJC*fS.
14. OO.NOTSCALt DMWINCiS. nil: DBICND. AsSUIO NO~ rat
EIlIlOIIS Il.E TO 1lfE 5CNJMG OF DItAMCS In' CCICJ1UiICl1IlS
is. FOlLOW"lHI.II.ECOMIrENDATlONOFTHEMMUFICT\lIISIS. ..olIN-n4EDESOEl
OFNffCtlMFUC!'l.....TltI5EDIt.\WlNC5/IMJ$PI3CfICfl"t'I
16. IILLttNl1:I'WNlEFltSHES,SWlTOtANOWRlTI'LAllSSHMLlIMlQtElClSntG
Ul..DMG STANDNIO,Uf4LES5 0'TlEIlWlSI ND'1'ED.
17. EQ!.W0ItIlTTBl.swsmvnotISM!1Il.LOWED-.r:r1OfM8'S~
1lt! CONI'MCT'Oa oa 5UPPU8$," THIS ~M.C!IrrI'II5IHJGl.IAINfTlI5
THAT TIt! SUI51'mll1OH IS IN AU. RI!5PICI'S, IQUM. TO Oft IEmIl "THAN THf
I'TDt $PECIFIEO. UMUSS SPfCJflCALL y NOrm DnBNIlISl.
ALl DClDUAND.....1XNI5 AND Ttiet HAIlCJlIMIlElOlrEf 5ECLIfJY
IlEQUItDlEHl'S00lltEOTY.
1t. VEIUfY 00t CONDfT1ON "MIlt ALL DU.WItCS IERlII:E IEQtoNrCi WOIIt.
STllI.lCI'\IW. DU.'WIIICS ME NOT 10 . USED 'M1MOUr CON51UIN(; DISICM
DUWMiS FOIl EAOtCDNDlTlON.
20. ACT\.W.SflE5.,IIOUCHNGNaHOPB..:;sStMlL.\lBIIIID'oWnt
MANUFIO\JIlDlS. VElIfYF 5IZE.CAU.-ouBAMACJ\IAl.OIl:MONIW.; ICIJI)-
lHe SlMICHTS" WINDOWS, DOOIlS. AND M'UMO!S.
21. TltlI'lJ.ltllllllC/B.ICTlUCM.NGf.A.U.MI1NIAIIIlHl~ClfltE
ItO'o'DUM. SUICON11tACI'OITO DE5Dt N4D au ..mv....-m.
APP!..lCAILECODESNQCOOOPMCIU
AU. WORIf. SHAU. NIItFOIUIIiD... EXJIIIllBICIDCDmtAC'TCIlSAND~
EAOta:>>fl'UCTOllS IlESf'ONSaE FOIl. ....FW..YlNPDIlIiEDOFI'Il.ICI'1l:IS
OF HIS TIADf AND THllECONt8OAl1ON Of l1tADE ASSOl>>.TlOM.
lS. THE FOU.DWlJICi ITDI TO . 5t8IIm'B) TO nE .... MM&W..I'QR AWWlN/IL
"'~TF11IADf1: CONW51'1ONDnJCJ'DlPflDDU:TI>>llA.
24 DESICtB TO. NC:mflED..oN DISCDVBlV OF Nf't CBCDffJfnOfrCSlKU NAY
1,..1lltSJC,tll'fltNl KlttI'l.JlClJAftI OtWAl1S.C.wN:Il.AI'PIJNO:5 lHAI
tMYlCJTHAWIHftVl5AllEDUltlNCDBOtfllllOC!SS,. DESICMB,~
NG OJENT TO HYEW AND IlmSl DESIGN AS MEtE55MV'Tt) CDNDfIl(M.
PATOt AN) PAlN'T '* OTIfEIl'MS.E FINISH TO YA1CH(E)A"J ot OR (E)CONOI1'IONS..
TYP. =' Tl1'ICAl (+I-):c PlUSORIMU5
00 a NEW N.T.1.a NarTOSCAU
~ ~ ~ 00 ~ ~
U.o.N.a UNtfSS~OTHBIWlSl
2.S8 X 2.58
(E) MAIN, UPPER
lEVEl '" GARAGE
(N) UPPER
LEVEL ONLY
SQUARE FOOTAGE CALCULATIONS @ADDITION
SCALE: % " = 1'-0"
PROJECT DATA:
OWNERS:
Jan DeCarli
SITE DESCRII'nON:
ADDRESS:
11640 Regnan
Cupertino, CA 9S014
c-l
APN: 366- 33-006
EXISTING USE: SINGLE FAMilY RESIDENCE
ZONING: R-H-S- UO
OCCUPANCY: RESIDENTIAl
lOT AREA: 178,596 Sq. Ft.
BUILDING AREA:
EXISTING AODrnoN TOTAl
MAIN flOOR: 34Z4.25 ----0- 3424.25
ATT. GARAGE: 1211.75 0 1211.75
UPPER flOOR: 1535.00 688.95 2223.95
-----------------------------
TOTAl
COVERAGE: 6171.00 688.95 6869.95
(E) MAIN LEVEL
RATIO OF SECOND FLOOR TO FIRST:
EXISTING ~ 44.8"
PROPOSED~ 64.""
/
L_J
MAIN FlOOR:
GARAGE:
UPPER FLOOR:
F AR.(SITE COVERAGE> 6859.95 - 178596. ~ .038"
FINISHED FLOOR ElEVATION:
m
814.5
813.S
822.75
~
814.5
813.5
822.75
@ill
o
o
o
PLACEMENT OF ADDITION
--
SCALE: 1" = 20'-0.
AVERAGE SlOPE OF SITE: 31.7 DfGREES
SQ. FTGE. CAlCS.
A 141.4
B 4.5
C 39.7
o 3.8
E 14.2
F 23.6
G 22.B
H 3LO
I 5.5
J 339.5
K 3.3
L 19.4
M 3.3
N 26.3
o 10.6
TL 688.9
(N)
Revisions
L- L~
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C.II~
'QIL~
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General
NOles,
Projea
Datal,
Square
Footage
Data &
1.15.07
"'Noted
PC,....
..
DeOr1i
4-3
OF
flOOR PlAN NOTES:
1. OCD InWEDt HCIJSE AHD CMACE SHM.llE 1 "'" SCIlXt COM: wmt saF
ClO5CR.QO..-N.I1Itt:LlA"nNQ
Z. Plt[M[JEIt""""",,*WItilCKDUPlANDIfIIGQUTSJfJE:AU~DOClflS(NO
WOIIl THNI.1IICHE5 ~ 1MIIN TlItI5HOL.D Fc.lrt-SlIlIINGJoIC DOORS, NO'"
THNIIINCH lDWBlllWl TNIlE5HClJJ FOk OUT -SWlrtGINC; DlXlIl5..)
J. '" Tf'IIE or SHErJ1IIOCk. WAU5....D CIJl.IN; IETtII&JI CMIlCl AHD HWSE.
<t. 1HSTAU.""TYPf:YSHEflaOOl..WAU.SAfC)Ol.I<<;LM8SJIlIllS.
,. I'It(MEI(lTXWUNDDlfU)('Ifl/II<<JAn'lCACCESSMllfQJlll'mPEftl.*:1505.1.
'- PtlCMDE EQlBS WHlOW. All. SUEPHi lIOONS PUt lK. nO.4..... 24"l-ElQfT
-NN.WwntI- 5.7Sf.-......Offff.
7 PIlOW)[NATUIW.~SCIllkCE,..IilOOW.SImJGtfJ)'IlflHMIftAa:NOT
US$ nwt~ OfnE A..OCllNlEA. UK 1203.2-
a. PIltMDE NAT\IML VENTllAltON NWI)OlIf. DCKIt. (ftJl.AII.( SIa'IJQff) wmt /11M
.......01- NOII~SS IHM~Qo 110000Ni"A UIC IlO3.3
t. W'ETYGl.AZl'tGIIlIQJIlEDWlTJlN2"'ortl()Ol-lrOFl'F1ltl5H~-1O"
Ml:M. It srNCIfrC SUtf'ACl AN) tIUlN IN.ET . fUIS NIJ 5HOMIlS-
10. I'tlO\IIDE W..... CUNlDftMS. R.O(JlIl. LOCA11Ofe 1ICN.1lWl W /IM1Vf. GRADE
CAMlLEOfaQlSJlHC20PU HOIIIZONJAL lDM) PEJtII9OCll.MTOTOPIWL INC1JJD[
~1E UILS SUCHTMT A'" DIANlTSt 5I'ttEIE tAN NGI" MS51lt111CUC;!t.
11. 5P1D1"rtMMlllWU'D /!if srMtWAYS wrTlt.. ~ WORE 1lI5EJtS. UK lODJ.U.UX.'
12. SPIDfY twaNU HAW: It 1 W- TINCH COIUPPMLE 005S 5EC11ClN. NO SHNlP
COltJlll'S, HEICHT OF J.4 TO JlINCHE5 AI(JW: N05lNC, Elf1'BC) CONJ1MlJOJSlY FRCN
TOP TO IDf10N IlI5D. AJ<<)m:~ ATNlWEl PmJS OIlREJUltNTO WA1J5.
UIC1OOI..l.3.I.
1). Al..l.NlW_lBlQ..05(lSTDIENM!MJMl.S(;ALI..OfGPBlFWSH.
14. PlIlO\IID[$EJSIIIC NCHOItAGl Of AU. WA1BlHEATDSPER UPC 5JCJ..5.
IS- M1."M IItID 5HCJMll, CClHJ1IiCUStWl. IEPItOWJB) 'MItt f'IlISSlaf WAHCE
comoa. .......
16. AU. M"'!ItCJIIIBIl w.u..a.s MJSr HAW.... SNOOrH, HNIO. >>I) IClKIII5ClIlSAN
SUllfACEo./laWOllSJ\.RRISlSrMf UHDUll..Al1lENTTO A\oElCiHr Of 1ft MtNE.
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ill 4040
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WAU LEGEND
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PRELlMINARYCONSTRUCTION PLAN
SCALE: 1/4. = 1'-0.
L]
....slons
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Preliminary
Construction
Plan
-
1.1S.07
=------~
As Noted
-.
PCI ""
-
DeCartI
4-4
~~
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