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R-2012-09b OFFICE OF COMMUNITY DEVELOPMENT CITY HALL 10300 TORRE AVENUE • CUPERTINO, CA 95014-3255 C U P E RT 1 N O (408) 777-3308 • FAX(408)777-3333• planninq(a�cupertino.org May 29, 2012 McClellan Development Attn: Mike McClellan 1448 Entrada Verda Pl Alamo,Ca. 94507 SUBJECT: RESIDENTIAL DESIGN REVIEW AND MINOR RESIDENTIAL PERMIT ACTION LETTER - Applications R-2012-09 and RM-2012-06: This letter confirms the decision of the Director of Community Development, given on May 24, 2012; approving a Two-Story Permit for a new 2,946 square foot, two-story, single family residence; and a Minor Residential Permit to allow a side yard facing second story balcony on the new residence, located at 21185 Rainbow Drive (lot A),with the following conditions: 1. APPROVED PROTECT This approval is based on a plan set entitled, "Rainbow Homes, 21185 Rainbow Drive, Cupertino California, Lot A, Two Story Residential Permit Submittal" consisting of 20 sheets labeled A0.0 to A2.5, L1.1 to L4.3 and iwo grading and drainage plans, dated April 13, 2012; except as may be amended by conditions in this resolution. 2. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the building plans. 3. PREVIOUS CONDITIONS OF APPROVAL The conditions of approval contained in file nos. TM-2012-02 and TR-2012-07 shall be applicable to this approval. 4. ACCURACY OF THE PROTECT PLANS The applicant/property owner is responsible to verify all pertinent property data including but not limited to property boundary locations, building setbacks, property size, building square footage, any relevant easements and/or construction records. Any misrepresentation of any property data may invalidate this approval and may require additional review. 5. SIDE YARD FENCE ALONG THE NORTH SIDE PROPERTY LINE Pending written approval with the property owner of 11465 Charsan Lane, the property owner shall increase the height of the existing side yard fence along the north side property line [where a six (6) foot high fence is allowed] between Lot A and 11465 Charsan Lane to a maximum of eight (8) feet high. The fence extension shall be installed prior to final occupancy of the new house. 6. PRIVACY PLANTING The final privacy-planting plan shall be reviewed and approved by the Planning Division prior to issuance of building permits. If existing tree(s) is used for privacy screening, a letter from a certified arborist shall be submitted confirming that the tree(s) is in good condition and is appropriate privacy protection in any season. Residential Design Review Action Letter Page 2 R-2012-09 and RM-2012-06 a. Prior to final occupancy, the applicant shall install privacy plantings along the north side of Lot A that are at least 11 feet high (measured from the finish grade) to screen the 30 degree view cones from all second floor windows and the second story balcony. The species, size, and planting distances shall either conform to the City's approved list or be approved by an ISA-Certified Arborist or Licensed Landscape Architect. 7. PRIVACY PROTECTION COVENANT The property owner shall record a covenant 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 views into neighboring yards and a sill height that is 5 feet or less from the second story finished floor. The precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence. 8. CONSTRUCTION MANAGEMENT PLAN Prior to building permit issuance, final construction plans shall include a construction management plan detailing how construction activities will be conducted. The plan shall address, but not be limited to the following activities: a. Construction staging area (shall not occur within 15 feet of neighboring residential property lines) b. Construction schedule and hours c. Construction phasing plan,if any d. Contractor parking area e. Tree preservation/protection plan f. Site dust,noise and storm run-off management plan g. Emergency/complaint and construction site manager contacts 9. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 10. EXTERIOR BUILDING MATERIALS/TREATMENTS Final building exterior treatment 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 Development prior to issuance of building permits. The final building exterior plan shall closely resemble 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 modification approval with neighborhood input. 11. 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. Staff received comments from a neighbor requesting the deletion of second floor windows facing the north side property line on the new home on Lot A. The neighbor also requested clarification on whether Residential Design Review Action Letter Page 3 R-2012-09 and RM-2012-06 Lot A's existing north side fence was to remain, and assurance that proper pedestrian visibility was provided at the intersection of Rainbow and Charsan, and that drainage would not flow to his lot. The applicant met with the neighbor and staff to address his concerns. The applicant and neighbor were unable to agree on the deletion of the second floor windows, however, the applicant agreed to install privacy plantings at least 11 feet high, where the City's approved list requires plantings at least 6-8 feet high. The applicant also agreed to install a lattice on top of the north side property line of Lot A. These additional privacy mitigation measures are outlined in Condition nos. 5 and 6. The project meets the privacy screening requirements as prescribed by the R1 Ordinance. The applicant confirmed that the existing fence is to remain, but will be extended in height if approved by the neighbor. The new house on Lot C at the intersection is outside of the sight distance triangle, and the intersection will be improved with a new crosswalk and stop sign. The City prohibits drainage runoff onto neighboring properties. Staff received a comment from two other neighbors requesting that Lot B be changed to a one-story residence due to loss of sunlight. Two-story single-family residences are allowed in the R1-6 zoning district. Moreover, other than setback and height requirements and design guidelines, the City does not regulate the provision of sunlight. Staff also received a comment from a neighbor concerned about access to homes on Charsan Lane during construction. The applicant will be required to submit a detailed construction management plan prior to building permit issuance to minimize neighbor impacts as stated in condition no. 8. Please note that if this permit is not vested within two years, it shall expire on May 24, 2014. Staff has made all the findings that are required for approval of a Two-Story Permit and Minor Residential Permit as required by the of Cupertino's Municipal Code, Chapter 19.28.150 (A and B). Also, please note that an appeal of this decision can be made within 14 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. Since y, George Schroeder Assistant Planner 408-777-7601 georges@cupertino.org Enclosures: Approved Plan Set cc: Susan Besler,21185 Rainbow Dr,Cupertino Ca 95014 Cheuk and Sally Chu,11465 Charsan Ln,Cupertino,CA 95014 Jyoti and Purnima Prakash,21201 Rainbow Dr,Cupertino,CA 95014 Mark and Lisa Fischer-Colbrie,21211 Rainbow Dr,Cupertino,CA 95014 Lee and Bonnie Hirsch,11445 Charsan Ln,CuperHno,CA 95014 � F� AI �IB �Y H O 1VI S 2 '� '� 8v RAIItiiBO�Y DRi�IE GUPER'T'iltii0, GALIF'ORl`IIA � A F�Y F� S I D l�i IA P l�1VI I S U B 1VI I A � � � � � � � � APR � 8 2012 PROJECT TEAM APPLICANT/OWNER CONTACT:MIKE MCCLELLAN MCCLELLAN DEVELOPMENT 1448 ENTRADA VERDE PLACE ALAMO.CA 94507 TEL:(925)944-9108 FAX:(925)944-9108 EMNL:mlkem.mcdev�sbcgbbel.net ARCHITECT CONTACT:JIM YEE VAN TILBURG,BANVARD 8 SODERBERGH,AIA 700 W.SAN FERNANDO ST.SUITE 595 SAN JOSE,CA 95113 TEL:(408)537-0532 FAX:(408)537-0535 CIVIL ENGINEER CONTACT:JITKA CYMBAL WESTFALL ENGINEERS,INC. 14583 BIG BASIN WAY SARATOGA,CA 95070 TEL:(4D8)887-0244 FAX:(408)867-6261 EMFUL:jitica�wesl/.com LANDSCAPE ARCHITECT CANTACT:REED KELLY SANSEI GARDENS,INC. 3250 DARBY CAMMON FREMONT,CA 94539 TEL:(510)228-9191 FAX:(510)226-1298 EMAIL:rkelly�senseigardens.com VICINITY MAP ASSESSOR PARCEL NUMBER 362-10-052 SHEET INDEX A0.0 COVER SHEET CIVIL OVERALL GRADING PLAN GRADING AND DRAINAGE PLAN-LOT A LANDSCAPE L1.1 CONSTRUCTION PLAN L1.2 CONSTRUCTION DETAILS L1.3 FENCING PLAN L3.1 LANDSCAPE PLAN L3.2 TREE SCREENING L3.3 LANDSCAPE NOTES 8 LEGEN� L4.1 IRRIGATION PLAN L4.2 IRRIGATION DETAILS L4.3 HYDROZONE MAP ARCHITECTURE A7.1 OVERALL SITE PLAN A1.2 ENLARGED LOT PLAN A1.3 FAR CALCUTATION DIAGRAM A2.1 FIRST LEVEL FLOOR PLAN A2.2 SECOND LEVEL FLOOR PLAN A2.3 EXTERIOR ELEVATIONS A2.4 EXTERIOR ELEVATIONS A2.5 SECTIONS ��± � r,ti�� t� r'� �� 1, .. , �,;,��,��^�� 1 �� ,,C� ;� + , --- -- _�?�__� ,. �_ .. y��r, 1�,��i�i�:'��' , . . �_�� _ L�G ' i -��, � � ...._.._,_.�.��.rr.«�,-,.�...,,,.,,, ��G��C� ��i� s�24'�n��. r� Jlt��lc��.!'�` �-. _. � - _,_. .a ...,. __...� '�`:33r��t;s�j'a� __`.-,.; '—,- .,�,,.:,, — �.. �• S��`.��,�-b� vres�to90 APRIL 13,2012 RAII�iBOVY HOMES CUPERTINO, CALIFORNIA A0.0 VAN TILBURG,BANVARD&SODERHERGH,AIA _-- _ ---.__ --— _ -----_--- ARC HITECTU AE •PLANtv I NG•URBAN DESIGN W W W.v[bB.COm I P EX.FH I>:�: ;r. . ... , � I o . � W � � PRARKASH � I PARCEL 2 P.M. 607 M 4 ~ CONSTRUGT�T�2ANSITION TO MONOLITHIC SIDEWALK � � '`' ;, . .. �''. 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D:—SD—SD—SD—SD—SD��,—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—S➢—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—"S'd��---.—SD—SD—SD—SD—SO—SD—SD—SD— � �� ' A:� � '�. .. , . . y ........., .. ............. .. .......... . . �............. .` : .. :� .::��.... .... . , 6' - , .. ,:..., :. `•�''" >>N 00'06'30' E 327 0 MON. MON � ;;� � � - - - - - - - - - - - - - - - - - - - - - � - - - ; ' � : . � �" CHARSAN LANE ' ` '^ '. SSMH .,,_ :�" EXISTING SANITARY SEIMER EX.6'S.S. � � , I �� .:. � ::ss—ss—ss "ss—ss—ss—ss—ss—ss—ss—u—n—ss—ss ss—ss—ss—ss—ss—ss—ss—ss—ss—ss—ss—ss n—ss—ss—ss—ss—ss.--�ss—ss—ss—ss ss ss ss—ss—ss SD—SD—SD—SD—SD ss—ss—ss—ss ; Q � .,•.: C� . ; � : �,. � � , : ` �` �"..... ...... ..... . . . . . .. ..... .... . , ... I .. .' _ _ . ,.... ...., ,_ .__.. ._ .. --.. ..,... ..... __.. ...... ... ..... ...... .. _. r r -a v• 9 4 � �� i .. . . _ _ . _ _,_. . _ � r -�-� v� ; .,. . . . .. _ , _ : : : : � .. - ......::;..:: -- -. _ ...... ..... ... ..... __ ---� ---� , � . > ~��'� �"..�. .�...,. - : . --.. ...... _ ..... .... ..... ..... ...... .........: .. .... . . . . . ..... - _.. ._.._ . ...... .. ..... .�.... ..,�. , .. � r. _ _ ..... .._. ... _ _._,. __... __._..� _�__._ ..... .. _ t .� 7 .. . , N' : ". . : ; : . : ..; "i '� � �, i ,� P`` `f I . . �� I , : . :.. : : �; . , _ ,�., �°.��.��1,�. � , r �Q,...�"� - ,. . . � . �� . .. _� ... _ . �. . . �1� : � � � � �� ,r �t _ �� i �,� �+ 5 2A�--Lr�l�— I ` Noros'ao'E � " . °.#.: �i . ,tJ fl E :�i ,4 •-, ta.. < . -... „-- T r�-e..�..�,_,.,�. ,�: ti�. . .:H:, \ SITE GRADING ?' �'; ` �k :' .��i��.4�..�;r, _ .. ._ ____:.,.-,.�.. . ;�� SITE GRADING WILL 8E LIMI�iED TO CREATION OF PADS BASED ON THE ACTUAL HOMES ,,,_; . �. ' ,:�:.:;., PROPOSED FOR EACH LOT. THE MAXIMUM DEPTH OF CUT OR FILL WILL BE WITHIN ONE AND � ' ';` I HALF FOOT OF THE EXISTING GRADE. . A N , ER��I.SION IATE�Apr I l, 2012 JOB N0, SCALE� HOR, 1•-�0- WESTFALL ENG I NEERS, I NC, GRAD I NG AND DRA I NAGE PLAN — L�T A sHEET148 �ERT, McCLELLAN DEVELOPMENT DESIGNED� HB BY�KAREL CYMBAL, RCE 34534 CHECKED BY� KC DATE� 14583 BIG BASIN HAY, SARATOGA, CA 95070 C408)867-0244 1 PR�J,ENGR� JC 21185 RAINBOW DRIVE, CUPERTINO OF 1 � �ave co^��l ea w t� t�e c�^ te�^ a of t�e Wate^ Conse�vat o� � Lanoscaae �^a�ance a�o a��lea t�e^� for t�e e�f c e�t �se of wate^ � t�e la�ascaae aes'g� �la� TOTAL IMPERVIOUS AREA LOT 1:928 SF LOT 2:984 SF LOT 3:1300 SF s � W � � '� _ � � � 1 � ' � OI � � ; Z ! � PA I � � PA PA �� f�:Tril`.l TREE PROTECT10N NOTES: Tree�89 would ifkely be at rlsk of domage by constructlon or constructlon procedures thot ore common to most constructlon sites. These prxedures may fnclude the dumping or the stockpHing of materlals over root systems, may include the trenching across the root zones for utilities or for landscape irrigation,or may include construction traffic across the root system resulting In soll compactlon and root dfe back.If any underground utllltfes are to be replaced or upgraded, It wlll be easentlal that the Ixation of trenchas be done outafde the driplfne of Tree�89. 1YMh�M�� 1. I recommend that protective fencing be provfded durfng the constructlon perfod to protect Tree�B9. Thfs fencfng must protect a sufftclent portfon of the root zone to be effective. In thts case, I recommend that the fencfng be locoted o minimum of 15 feet from the trunk. In my experience, the protective fencing must: Consist of chofn link fencing and havfng a minfmum helght of 6 feet. Be mounted on steel posts driven approximotely 2 feet into the soil. Fencing posts must be located o moximum of 10 feet on center. Protective fencing must be fnatalled prior to the arrival of materials,vehicles, or equipment. Protective fencing must not be moved, even temporarily,and must remain fn place untfl all conatruction fs completed, unless approved be a certified arboriat. 2. There must be no gradfng, trenching, or aurface scraping fnside the driplines of protected treea,unless specffically opproved by o certified arborist. 3. The trenches for underground utilities must be locoted a minimum of 20 rom the trunk of Tree�!89. If thfs eannot be achieved, directional boring must be done. However, it would be esa that the Sending and Recefvfng pita be located a minimum of 20 feet from the trunk. 4. I recommend thot Trees/�89 must be irrigoted throughout t entire constructfon period during the dry months(ony month receiving less than 1 Inch of rainfall ). Irrigote a mini of 10 gallons for each fnch of trunk diameter every two weeks. A soaker hose or a drip line is preferred for this pu ose, but the sooker hose(a)muat be located neor the dripline (not near the trunk)to be effective. 5. Seasonal rains do not supply a reliable quantity of m sture even during the wet months for a damaged tree. For this reoson, I recom nd that this tree be frrfgated regordlesa of seasonal rains. 6. I recommend that the entire area insfde the dripli e of Trees�!B9 must be mulched to the extent feasible. Mulching consfsta of a protectfve materfal (wood chfps, gravel )being spreod over the root zone fnsfde the drlpilne. Thls moterial must be 4 inches in depth ofter spreading, which ust be done by hand. I prefer course wood chips because it is orgonic, and degrades noturolly over time. Wood chips mus be J4 to#inch in diameter primorily. 7. If any old irrigation lines, drain lines, sewer line, or ony other underground features exist inside the dripline of Tree�B9, but would nat be used, I recommend that they b cut off approximately at soil grade and left in the ground. 8. Moterfols must not be stored, stockpiled,dump d, or buried ineide the driplines of protected trees. 9. Excovated soil must not be piled or dumped, n temporarfly, insfde the driplines of protected trees. 10. Any pruning muat be done by an orborist cer ified by the ISA(Internatfonal Society of Arbor(culture) and accordfng to ISA. Western Chapter Standards, 1998. 11. Any pathways or other hardscope inside the d ipline of Tree�89 must be eonstructed completely on top of the existing so1l grade without excavation. Fill sofl may be ad d to the edge of Mished hordscape for a moximum distance of approximotely 2 feet from the edges to fntegrate the new hardseope to the naturai grade. 12. The Landscape Piana muat not desfgin the irr ation for sprinkler Irrfgetion to strike the trunk of Tree�89. Irrigotion sproy must be a minlmum of 15 feet from the t nk. 13.Londscape frrigatfon trenches must be o mini um distance of 10 timea the trunk diameter from the trunks of protected trees. 14.Landscope materials(cobblea, decorative bark,stones, fencing, etc.)must not be installed directly in contact with the bark of trees becauae of the rfsk of serfoua dfaease In ectlon. 15. The plants that are planted inside the driplines of oak trees must be of species that are compatible with the environmental and culturol requirements of oaks trees. A publicvtion about plants compatibla with Califomfa notive oaks con be obtofned from the Colifornia Oak Foundation, 1212 Broadway, Suite 810, Oakland 94612. Should any of the obove procedures connot be achleved odequately, I recommend thot a certifled consultfnq arborlst be consuited to recommend posalble oltemative solutlons, ff any. � � , PA � � � PA -� LAVVPI -� PA PA LAWN PA --- -1- -- � II ` y , � I'I , � e 1 Z e � C HARSAN LAN E �� LAIIVNI ,-,r--r� (----,� � „ . PA PA E)FENCE TO BE REMOVED AND �Pwcm PA LAWN:' � . � e o � �� a � � N N O � ��N <� Z U � o N � � � ° � �w � � � �r � � � � � r � �V� N � � E �o ��S � v�% �] e� LL a w SCALE: 1"=10'-0" � 1 5 10 20 � � ao NORTH �p� W 0�0� _ p ! (`. •_�� . N iPf �t /11 ~ ° �i A� ^,4/ {! . T,.; ... `,� ,.c ti d ,� �g # ,{,� E.y t�.;� � �� i .��7 / ��.%�1 S!0.k ,'_ �"` _i�:.i�� . ...:_. ..�.:��... ..,s.�.W—.�..�.�_. � �y it�'�'�a,��r1i a �s:Y4. $`-2��fV- ��j 1 4`� �..,.a i:r i F� i' _. _._. _ ��.:_-�•.=: �_-_../>,..1....-�.. .n..,. ��_ _ � _ r �r,.,.,.,� .3 __. . _. _ . c , Z � Z 0 � U � � N Z � U Jw�,,�;�ai�.-j„ �le No. Plan File No. SE►EET: 2 OF:10 Ll.l � �ave co�,al ea w t� t�e c�^ te^a of t�e Wate�^ Co�sefvat o� � La�osca�e ❑�o�a�ce a�o a��leo t�e^� �o� t�e e�f c Water � t�e `a�°S a�e °es g�, CONSTRUCTION LEGEND ��Q�'1 O � CITY SIDEINALK-PER CIVIL DRAWINGS 1 � 2 CONCRETE DRNEWAY-DAVIS COLOR 1000( INSET w/DAVIS COLOR XXXX,STAMP)OUOI - = c = _ _ — — — — — — — - 3 CONCRETE WALKWAY- - -�-�-_-�'=_= �,__ , =- _ =' = = _ — — — DAVIS COLOR X)0(X 4 REYCLED PLASTIC HEADER � EXPANSION JOINT SET%2" � soARD BELOW SURFACE O �a"WIDE, 1"TOOLED OR SAW CUT CONTROL JOINT 5 RAISED GARDEN BED EXPANSION JOINT CONTROL JOINT 6 DECOMPOSED GRANITE WALKWAY NTS NTS 7 CONCRETE STOOP � � � a•coNC� 8 �ONCRETE PATIO -r�— � _ _ —_ — _ "SUBGRADE — _ _ _ ___ ___ REBAR THROUGH CONCRETE - _—� ��i -:��:i— :J:-— - � — — — = ':� - =— _ ''_ — - CONCRETE WALKWAY 2 ° 2 ° "� N OTES 1.All construction shall comply with applicable 10 3"DEEP DECOMPOSED GRANITE 01 GRASS LAWN , state and local codes and ordinanoes by licensed �2 LANDSCAPE FABRIC 02 LANDSCAPE FABRIC �,,. _: � a•coNC� �ntractors and expe�ienced workmen.The 03 RECYCLED PLASTIC HEADER O3 RECYCLED PLASTIC HEADER = _- _=_ _-_ __ _ - •SUBGRADE contractor shall obtain and pay for all necessary ~�I RESa�THROU�H coNC� r m i t s a n d f e e s re l a t i n t o h i s o r h e r w o r k. O � Pe 8 DECOMPOSED GRANITE PLASTIC HEADER BOARD 2•These notes are to be used in conjunction with NTS NTS CONCRETE DRIVEWAY plans.Any discrepancies shall be brought to the N� attention of the landscape designer prior to construction. 3.Dimensions shown are approximate. 4.The Landscape Contractor is responsible fior notifying Landscape A�chitect,a minimum of 48 ,, �,� �_�- hours in advance,for the following site _ ��- �- observations and/or meetings: !�� 5.The Contractor will assume complete responsibility for job site conditions throughout the ��c8 PTDF SCRED TOGETHER AND COUNTER � �,;�,.;;�y,.-,; �,��1,� � �� course of construction for the project,including 3UNK PLAN7FR SIDE3 QTOP SOIL IAiPORT ', � , � _ _ _- �R ,w.,..._.�-_. . , �DQSTING GRADE � `, r'��! ^ :i�' ? �O,"1 Pe� P Pe�• of all nnel and ro This ,'s.. + ,;��iif4.�a.� ; ,. � l�� C °r % , �, , _�= � `-:``�'��'y.�°��'''��`"` . requirement is not limited only to nornnal working '?•-`�(�'r� "!'`0!! { ;�,5'k, �1r _°;°°��''�°k y� ..',�°` , . . �'�-�"" L hours.The Contractor further agrees to defend, . -.��.-..-rr,._-.r.��...... -.�.. j��3'��'; _ -- _F_ indemnify,and hold harmless any liability,real or RAISED GARDEN BED ''��''��`' �� ` alleged,in connection with the performanoe of this NTS project,except in the sole negligence of the deslgner. _ � � � ' � ° � .� U U � � � � a � N � N � � �� Z U � � � � � �1 � � � �� v� � .�„� � �c�iN � � o00 � � E � � �ti a� � a� 3 0�' h ao N � � 0 z 0 U � � N Z 0 U Fle No. Plan File No. sH�r: 3 oF:�o � �ave co^�al ea w of t�e Wate�^ Co� La�asca�e ❑ronaf t�e^� f o� t�e ef f water � t�e la�a. �la� e 6'GOOD NEIGHBOR FENCE TO REMAIN e 6'GOOD NEIGHBOR FENCE TO BE INSTALLED C HARSAN LAN E GOOD NEIGHBOR FENCE NTS p r,�roP rw�wm+o�oo O fl�au�� p 4�•Pasr O e-0'o.c O co�rE r�onx� O y.�Fa+c�eaN+oe p�o'oo��cr�ssc�o� �,,n•a�►T �2'Sd'SOT1�dA ML YYR}i OIIDO O�� SCALE: 1"=10'-0" � 1 5 10 20 NORTH �� ._ ;�a��c�1.2—� 3 � ,� , : _ �.� y.�•z.--. � � a� = � 'e��y�"k� + �r'��` , �`,��l �V/�'„�..�''e,,.� � �t f v�.?�f� i�b .. ...__.Lo=�_..�-. �- . ,. ...s..,.._ , �'r S�Z4��L y;;��,�d�,s fFi� '• ',,,`s'� ��i9.,';�...� :. .�,ti..1 . ------ - --,,r_.. �, �.�� -_.. .� ,.;, �,;P'�r"�Q"'��"r�� ,Ji�9i��,11�! �� .,_ __ . ___ ;r��;. ..,,, x J.I�J J��I.A1�.f'.., 7 0 � � �n � .� U U � � � � a � � � � N w y �N m � �N �� o a V � �, � � � � � � � � � N V' �U � cb .� � � � � � �o � � � � � c� �i a� � < AU a� � ��00 .� .� N z � � � Z U Z w � Flle No. Plan File No. sH�r: q oF:�o � �ave co^�al eo w t� t�e c^ ter o of' t�e Wate�^ Co�se�vat o� n Lanasca�e ��^a�a�ce a�a a�,�l eo t'�e^� fo� t�e ef f c e�t Use of water � tne la�asca�e oesg� ��Q�'1 W � � � � O � � � � � CHARSAN LAN E . . . q;t;� ^'tr .. . �,, .� . <.1�.e: .. , .a i �� p� ,x��'.',.i �,y�1��r�",,..��r.•- 6� ��,v�. ,fa:fiN �� '�,.l�k .'�'��s�i��., ..` ;��, f f� .Ii�s i.�a�i4ai r .- ....� .,_:t`. �.. SCALE: 1"=10'-0" /�('--�ci-�?- L' �v_ . ' . � 1 5 10 20 ., .,�`�"� �.;�el,�,.-_,..��..� �`Z4—(� . ._ . . ._'+�--�--...�.!� �.,..�..-...�. �.,.,, ��`� •• � � � � � � � � � J � � U � a � � N � y N m i �� Z U � � � � �� 1 � �/� � �r � v+ � � � � �V� N � a � N � o00 E � � � � � v� v1 ch ti a w � A� a� � h�� N � � w � Q U t/') d � File No. Plan Flle No. sH�r: 5 oF:�o _ �ave co��l ed w t� t�e c�^ te�a of t�e Wate�^ Consefvat o� � La�asca�e ❑�o �a�ce a�a a��lea tne^� f o� t�e ef f c e�t Use of wate� � t�e la�osca�e aes g� J�Q'1 W � � � � 0 m � � a � pW� BOTANICAL NAME/COMMON NAME ' SIZE ' Q7Y O �,�(ISTING TREE TO REMAIN N/A ( I S7REETTREE 24'BOX 8 �" I 4ueRCUSa�Rir�oue►/caasr we I ONc I'i SPEpMEN TREES 24"BOX 2 � ',LOPHOSTEMONCONFERTA/BRISBANE 'BOX � MAGNOUA S.'ROYAL STAR'/SAUCER 24"BOX ' 2 MAGNOW4 oE !,OLEA EURPOEA'SWAN HILL'/ 24"BOX ' 2 'i FRUITLESS OL1VE , q� �!QUERCUS ILEX/HOLLY OAK '24"BOX 2 'MULTI S7FM 7REES 15 GAL 2 O I ARBIfrUS'MARINA'-MURJ/ MADRONE / 15 GAL /1 OCERCIS GNIDENSLS-MULTI/ WESTERN REDBUD u c�u z O LA�taERS'POEMUI��aHO�-Mu�n /CRAPE MYICTLE OCqWM111ARSCiENMIG TREES ,UURUS NOBILLS'SARATOGA'- 15 GAL 5 ,OOWMN/SWEET BAY O 'PRUNUS GROUNUWA'OOMA�CTA'- , 15 GAL 12 COLUMN/GROUNA CHERRY N OTES: • ALL 7REE5 TO BE LOW WATER USE • REFER TO SHEET SHEET L3J0(FOR PLANTING DETAILS • DOSTING TREE TO BE PRESERVED IN ALODRDANCE W�TH �� CHARSAN LANE ABBREVIATIONS: PA-PUWTING AREA PATIO-CONCRETE PAT10 runF-so�uwN SCALE: 1"=10'-0" - 1 5 10 20 NORTH .,y F .. .A . � �1�. . , ,� l-//� 'k. ��,�A t7� ` y q� , � _ _ _ .. . , ,a ,, , E �,. , .- �s� �.� . � .�� tz�� :��'i� --�,�, ,s.� i �.:'ii°,, ,. , . , � , • �,._ .,_;.. .. .,,..,�,,.. _,� � .. v lp��s*,r^�• ��y� F e.��" ��_�i•/ P��`�i=.�%t.,:r � ,�� . ---—. � .,�,va...�.._,. w _��..�r;�=,:�., ��t�s��. ._. � ---.w_ ,r ,. ,1 .,.�J„�.�� . o � � n � � U V � � � � a � � .. N � } . N m U �� Z V �� N � �m O Li � �1 �� £V� N � � Eao � � � � �'1 c� t�L a w �e A C� a� h 00 � N c� Z Z w w � U N w w � � Flle No. Plan Fle No. sH�r: ( oF:10 _ �ave co��l ea w t� t�e cr te�^a of t�e Wate� Co�servat o� � Lanasca�e ❑�ona�ce a�a a��lea tne^� for t�e eff c e�t �se of water � t�e �a�oscaae aes g� ��Q'1 ,�_. _' � �,�..�ng�r�. '�. � MNN 1'0111f Of MNIQI J4 ��, � (ATSOIMIOG71016910WlL Y 6 (lJ 1'd1l IODE POLE NIE SfAI� '6 � � 1� 711FATEDMRTIIOEMOIf1E0RMM10Ym � �� n�� 7� MNE nAl�Pql k/OX OR IM�U � �� H R 2 ��''� �OOf OIOIMi i�i'•;'i �� AlOVE F�119�liIIADE � �� r sot Ma + 4 �� NNSM�AYIDE -+—�— .� �. �I �1 '� _ 9GI�PY906 IbQ�MI�i11Ft4 i�� P�OIi�FU�OlCw� �,p,: uu ��I � + TA�FIS �ssreonen 6 r owa�a�cNa , I l�.r aoMr�n�so�rcc P9IPDIIAT�511fIBiE �p^ YV11111AAM AqD FNJIAIK wm�str�oiaw s�h ��_ ao�.Ru wrroM�awr �� TREE PLANTING PIVOT SHRUBS AT INiER5ECf10N OF ROW IJNES�\ � GROUNOCOVER SPACING \ / MOI RLL YYIIX F70S71N8 90L.Y l I 101i MA)(Br VOUIME C'OY/06 OIIBAI�[MATEIIIALTO DQS111B �„�� . . . . LL SIDPE ON�S OF auwn�e� TAMP i0L MOUND 1100�MlL BME • • ' �UIE]OCAVA7ED OR m1APAC1� a��r wmi r•oor n��so �. ' . o uMOa n��oor Muro nu►r eoor Mu oo�Nor�r. , ' r�varr semer�r. DO ' x�iaor e�u ow��a � SHRUB PLANTING LINE-ALIGN ALL SHRUBS IN ROW UNE MIT OF SHRU85 �ILL SHRU9 AT INTERSECTION OF I�W UNES OR AT ENDS OF SHRUB R01N 3: iINGLE ROW OF SHRUBS,CENTER SHRUB IN ROW UNE IEEN LIMR50FSHRUBS. ACING AS GLLED FOR IN PLANTING PLAN. �BE MINIMUM OF 18"FOR PLANTING MATERIAL 1 GALAND ER.12'FOR PLANIING SMALLER TFIAN 1 GALLON ,_ � Y,, ,` _ _ . �.�;��`��.- �?G�. . �� . -�u ; f�,� ,,, �r-, t - ..� ,.:.- . , �•:s�j 1��i'h'86�+.�i.-: '�� ..(�.�,.!-M_:�yr-V.�?AG....-_� � /,....� � _.�. .�, �. � p�>�,�)�� ,i � ,�t�k . 5_��-��. J 4�a}��:,s 8.:� ..��,►.;1 –�.--.�I+..o� . .> - _ . _. .vf.-� ..�,r.. 'y�'(+y�r t ' *� ��tr;��G��a� e �r _ , __� ,.,...J ni,Ai�..1 i ...._..,._ .. r LANDSCAPE NOTES PLANTING LEGEND 1.Plan is diagrammatic.This plan is not a survey, all distances must be verified. 2.All areas shall have 10096 coverage with an automatic low flow drip irrigation system. 3.Contractor shall coordinate all work with other trades(ie.paving,plumbing,electrical,etc.). 4.Contractor shall verify location of existing trees to remain and take necessary precautions to SHRUBS BOTANICALNAME/COMMON NAME s�z� ; wuco�s protect those trees. qM AGAPANTHUS'MIDNIGHT BLUE'/ 1 GAL M 5.Landscape Contractor shall advise Landscape u�YOF,NEN�� Architect or Owner's representative in writin of g� BUDDLfADAVIDII'BOFiDERBEAUT'lf'/ ��u � � g� BUTTERFLY BUSH all substitutions two weeks prior to demolition or �, CEANOTHUSGRISEUS/ 1GAL VL construction. 1N1LD u'�� Ep EUNOYMUS ALATUS COMPACTA/ 5 GAL L 6. Install all plant material as per details and soil& w�N�EU�uNO,rMUs plant lab report.Information in soil&plant lab GL PELARGONIUMPELATUM-RED/ ��u nn GERANIUM report shall prevail over details. H� HEMEROCAWS'CRANBERRY BABY'/ 1 GAL M 7.2"of bark mulch in all planting areas. oAYU�Y 8. Prior to planting,there shall be a smooth PA PENSTEMON APPLE BLOSSOM/ 5 GAL I M PENSTEMON transition between finish grade,sidewalk,and pG PENSTEMONGLOXINOIDES sc� M headers. All plant area grades and plant material �MIGHTNI6HTBLUE'/PENSiEMON shall be approved by the Landscape Architect or � ��MIUM CHOCOLATE BABY/ 5 GAL L Owner representative prior to any plant pF PHOIINIA FRASERI/ 5�u M installation. Call 24 hours prior to any work and 'PHO7N1A after a II materia l is on site. GROUND COVER�gpTqNICAI NAME/COMMON NAME SIZE WUCOLS 9.Upon completion of installation,remove all LM LANTANAMONTEVIDENSIS�wHRe�� u � � extraneous material and debris;sweep and wash W"�`A"T""A � LANTANA SWELLOWIANA MONSWEE/ 1 GAL L the area clean. uwr,v�, 10.Planted areas shall be maintained for a period TREES ��NAME/COMMON NAME SIZE QTY of sixty days following landscape construrtion with written acceptance by landscape designer. O 'IXISTINGTREETOREMAIN N/A 11.Contractor shall guarantee all trees and shrubs a �� za•Box a for a one year period following the end of the '��'�`��F0L1"'�0°"�� maintenance period. SPEpMENTREES u•�pX ' 2 12.Minimum 8"non-compacted topsoil shall be � ��X os�EMON coNFE�Ai Ba�s�►NE available in planting areas for water absorption and root growth. � MAGNOUAS.'ROYALSTAR'/SAUCER 24"BOX 2 13.The Contractor will assume complete o�►EuRPO��SWAN HILL'i �a•sox � responsibility for job site conditions throughout � FRUITLESSOWE the course of construction for the project, � QERCUSILEX/HOLLYOAK za-BOx a including safety of all personnel and property.This requirement is not limited only to normal working ' Mucn s�►�rn�s �c�u , z hours.The Contractor further agrees to defend, O ,�8�,.�,�,�,.�,,�„t,� indemnify,and hold harmless any liability,real or ��oNE 15 GAL ' 2 alleged,in connection with the perFormance of 0 c�Rasc��o�r�s-MUrn� this project,except in the sole negligence of the �R"RE°s�'o �5 cu i designer. O LAGERSTOEMU►�ara�u�a-MU��n 14.Landscape plan is designed in accordance with �q�E� SOI�S teSt. ,� ��R�N��_ � LAURUS NOBILIS$AMTOGA 15 GAL 5 15.Landscape and irrigation design is in OOLUMN/SWEETBAY conformance with Michael Bench's arborist report. O PRUNUSUROLJNWdA'OOMA�CTA'- 15GAL 12 aowMN/uROUw►a��nr � TURFGRASS-'MEDAWONPLUSSOD' OR APPROVED EQUAL o � � .a � �� U U � � � � a � N N y N m U' �a 3 c' �� o � � �^ � � � �� (� � � r�� Q °� � v �U� N '� Q � N 000 � � � �v� t/1 ch � a w � A c� a� � �� .. N 0 Z w � W J 0 Q � w � O Z w a U N 0 � Flle No. Plan Flle No. SHEET: 7 OF:10 : �ave co~��l eo w t� t�e c�te� a of t�e Wate�^ Co�sefvat o� � Lanasca�e ❑^o�a�ce a�o a��lea t�e^� f o^ t�e ef f c e�t �se of water � tne la�ascaae aes � 9 ��Q�'1 Water Budget Calculations Maximum Applied Water Allowance: (ETo)(.62)[(.7xLA)+(.3xSLA)J Lot 1:(48)(.62)[.7x2936)+(.3x0)] (29.76)[2055.2]=61,163 GA�/1(EAR �ot z:(4s)(.6i)�.�X3��)+�.3xo)l (29.76)[2643.9]=73,682 GA�/YEAR Lot 3:(48)(.62)[.7x4872)+(.3x0)] (29.76)[3410.4]=101,494 GAL,/YEAR Estimated Total Water Usage: (ETo)(.62)[((PFxHA)/I E)+SLA] LAWN Lot 1:(48)(.62)[(.8x741)/.8)+0] (29.76)(741)=22,052 GAL/YEAR �ot z:�as)(.62)[(.sXsz�i)/.$)+o� (29.76)(1271)=37825 GAL/YEAR Lot 3:(48)(.62)[(.8x1111)/.8)+0] (29.76)(1111)=33,063 GA�/YEAR LANDSCAPED AREA Lot 1:(48)(.62)[(.35x2195�/.8)+0] (29.76)(960.31)=28,579 GAL/YEAR Lot 2:(48)(.62)[(.35�506)/.8)+0] (29.76)(1096.375)=32,628 GAL/YEAR Lot 1:(48)(.62)[(.35x3761)/.8)+0] (29.76)(1645.4375)=48,968 GAL/YEAR Tota I ETW U: Lot 1:50,631 GA�/YEAR Lot 2:70,453 GA�/YEAR Lot 3:52,275 GAL�YEAR MAWA:Ma�dmumApplied WaterAlbwance E7WU:Estlmated Total Water Usage ETo:Evapotransplratlon Rate(Inches per yar) �:v�� SLA:Spedal Landscape Area PF:P18nt FeCbor(1AfULCOIS) HA:Hydrozone Area IE:Irrigatlon System Effldenry Factor(80�6) .62:Cornerslon Factor .8:RrFercnce Evapotranspiratbn AdJustmerrt Fador W � � � � � � m � � � � i _.... .. , , . . . .. . .. ,.... .. .:: ::.: . �:. , .. .. . . .. . . . ...... . . . . .. .. .. . �. . . .-. ::: . .... . ............... ..... ...... .... . . . ..... •- ... .' ..' .. : . .. .: ... �:'. , . . , . . �: . . .-... .. ..., . ,.. .... .�� . . . �. � . , : . . . , .y ..., y �.., . . .... ` ._ .._.. ..... ..... ...+ .. . 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CHARSAN LANE Irrigation Schedule Plant Type Sprinkler Starts per Minutes Number of Watering Days per Week Type Day per Day Winter Fall Spring Summer Lawn Spray 2 7 � 1 2 2 ' 4 AII Drip �I 1 ' 30 1 1 1 2 Total Landscape Area:8,462 SF Total Lawn Area:3,123 SF Note:Municipal water source,San Jose Water water SCALE: 1"=10'-0" � 1 5 10 20 NORTH :. ; � �`� �- __ _ 1�'��' �'�i. _ , .� �sn�a ,,v � ;j�.. i.1 � ,J�+��I' i�:, �.. �_" �_ �_�/�. � `''�......� .,�� °�5,.,i1 r f„'.��i '';�'.Z r S��..-�� t�,{C,}�V b'�.,E . r;�..: x ..,�...� -_.,. �� _ _ _ __ r. . .. �I��c��C: ,, ." � --•- _ . a�'�'��.�ai;�� ; � � .6 � � .� U � � � � � a � � N N � � �� 3 v �� N Q � m � � � � �w � � � �� N .� c� � � Eao �� cN*� �i a� � A C4j a� h � � N z � � z 0 ~a c? � � Fle No. Plan File No. SHEET: $ OF:10 �.1 � �ave co^��l ea w t� t�e c� te^a of t�e Watef Co�servat o� � Lanosca�e ��a�ance a�o a��leo t'ne^� fo^ t�e eff en Use o Watef � t�e �a�as a�e aes g� IRRIGATION LEGEND IRRIGATION NOTES ✓��.'� � /-O r Q � i 1. Irri ation drawin s are dia rammatic. , SYMBOL DECRIPTION 6 8 6 f � Location of pipes,valves,and other irrigation � � RAINBIRD CONTROLLER ESP-SMT components may be shown in hardscape for ,� s � � 1 w/ESP-SM3 RAIN SENSOR visual clarity only. It is the responsibility of the ` � RAINBIRD REMOTE CONTROL VALVE Landscape Irrigation Contractor to identify ,�; � 1"100-PEB-PRSD obstructions in the field and bring them to the � o o � o ��, � RAINBIRD POPUP 1804-15 SERIES,F,H,Q attention of the Owner's representative.If this o � �„�,,,� ■ R A I N B I R D R W X 1 4 0 1 action is not performed,the Landscape � o��^�� ROOT WATERING SYSTEM ! � �`�� w��TM�� • TORO FB-25-PC SHRUB BUBBLER Irrigation Contractor will assume full o�� o o„�,��,,,�,a.,,,�.,�„�. �1�,�, � responsibility. 011�.�,��,R � y�4 p��gp��K,� �� GROUND COVER AREATO 2.All valves shall be located in shrub or ground O3 JUNCiIONB�( "'Po�IMVALYE�O �ID.TMSM�Al�D70MA701 � o��p�� RECEIVE SHRUB BUBBLERS cover areas. 4Q r w�c sa,�o ooNOUrr O��T�� LATERAL LINE 3. It is the responsibility of the landscape WALL MOUNT CONTROLLER REMOTE CONTROL VALVE - - s�EEVES Irrigation Contractorto design a complete and NOTTO SCALE NOTTO SCALE optimal irrigation system. 4. Irrigation equipment shall be assembled in accordance with details. 1 ��,� 5.All irrigation equipment not specified shall Z ! 1"Z' u• be installed per the manufacturer's -- -- 1' I f-� _ -- recommendations and specifications. ' 6 :_ _- -_ — --= I — '� �'- 6.The Underground Service Alert at , ' � �, 1-800-227-2600,must be called prior to any �. ,�. � digging for the project has begun. ' �•�\ � 7.It is the responsibility of the landscape 4 i �� maintenance company and/or developer to � p program irrigation controllers to provide the � o�,,,�,�,LL,�,� minimum water requirements for good plant o�'°°�°' oF�,�� health. 3 Q FlNLSFI GItAOE Q uhuu uE 01 POV-UPIAWNSPRAYSPRINKIER �WALL,WAII(,GURBORBUILDING Q��g �� .The Landscape Contractor is responsible for �FlNISHGRADE p�;,�q��,TM�N�� o�►�N��•_�'� °`�""'"°`T"�E`°"""°"""� notifying Landscape Architect,a minimum of 03 PVCLATERALIJNE �uz•5q�{EDULE40PVC90'ELL op""��OR�ADiAPiER°�01N 48 hours in advance,for the following site �OOBRAOONNECfORMODELCG600-6' o�.x„�„�,�P„r�� °"�'"'�'�''� observations and/or meetings: O��VED SCHEDULE 40 PVC TEE 9.The Contractor will assume complete POP-UP SPRAY HEAD SHRUB BUBBLERS TRENCHING DETAIL responsibilityfor job site conditions NOT TO SCALE NOT TO SCALE NOT TO SCALE throughout the course of construction for the project,including safety of all personnel and property.This requirement is not limited only tiuuNwvr�r, ��T �� to normal workinQ hours.The Contractor LA7EAALAND MIUN SUPPLY uT� YVIRING VALVE WIRING a o ""�"� further agrees to defend,indemnify,and hold 0 5 6 u,��NE _ �"--` - _-�- T m ��- � � � harmless any liability,real or alleged,in � — — — — — — — _ w,,UN�NE � - _ ��,�- ' �� connection with the erformance of this _� — — — � — �—� —� w�� -�- - � P - -- - -� -_ �- = project,except in the sole negligence of the o - S�«�� , �„��,� designer. � _ _ _ _ __ �"'P,�� 10.Irrigation plans designed in accordance = _ _ _ - with soils report for site. _— 10 ROOi WATEItlN6 SYSTEM w/GRATE.51MN6 JOINf ASSEMlLY,AND BUBSL9l ��J� ��Fp DE 20'LOOP IN tAIIRE AT ALL 30 PqE-FABRIGTED S1MNG JONTIIS6B�ABlY n pRECiION QIANGFS GNEATER iHAN 4Q PVC U7ERALl1NE ALL MAINLINE FiH COkNECflO HAVE BEEH MADE �^ , 50 110Q�BALI SFIAl1 BE INSTAl1ED 4-1 �', "`� y � ; +� /�(-1 6 PER MFG'S ;'.��r .., �6 ••- ,y�1 1 " (i` 7 Q FlNtSN�IADE l(V„C� ,..,r,. � � SPEpRGT10N5 INSTALLALL]IO � �, _ �`°� �.��.....�... TAPE AND WIRING �VpLT WIRE IN �; � 1�",� '' ,�!,{ � �- �I OUNDLE e 10'O.G CONWR PER �i�.'1 1J..��I'.� � � f__.._.__..-_.�. PLAN VIEW �OG�CODE !I t"�(1 a'�`�i t�� :y K, �_ � �''�'�� ROOT WATERING SYSTEM PIPING DETAIL I�j�`�� . _.._�_.,_...� . �..�.�.: _..... � NOT TO SCALE NOT TO SCALE ��'��6`�� '_ _ _ _ ,, ,. ; .�::.,J.:�,�,, �.. c � � .4 n .� U Uc J � � U � a � N N y N m �% �� ;U �� N � � � � � �w �� ,� " �- � � � � � � ��N � nl N .� Q Eoo � � � �, v1c� Li aw �4 AU a� W h�00 .� N J � 0 Z O ¢ � �' � Fle No. Plan Fle No. sf+�r: 9 oF:�o � �ave co^��l eo w t� t�e cr te�a of t�e Wate� Co�sefvat o� � La�asca�e ❑�o �a�ce a�o a��lea t�e^� for t�e e�f c e�t �se of wate^ � tne la�osca�e aesg� ��Q�'1 � H6H WA7Bt 1lSE �� 1�0.lAW AND MODEAA7E WAT9l USE IIIlflll� llllllll �WA�� llllilll W � � 0 0 � � - � � 'Y A C`=��'e . � .�� i��` Y f� f i+r� i-rr r y �r... _'r.,.f ....r ti r•-� �r♦ �rr: •�r; irr: i r r+S i�r� %�r.-1 j+r r,' r rrl �� V�+...i: �r ri Yrr'y r��, w �sr r'c ��t e+^�; Y�rL, ,: ,� �r ��'��.. r�"'sr..... .��-�.�,�.�.r_..�....�.�..,»....��...,.�.,�.�-.�.�..-.�«...,�..�.».«....,.............._...�.........»>.'»,.,»,._.�-...��.�...»>,.._......... .-..�...�...........................�..._,......._,..�..........,...............�............�. rrr.rr.-+.-+rrrrr�rrrrr+rrrrr.--� .��.--�.-+rrrrrrr.-�•--�.--��r�r�.--� .r��+r�r��r1? ..-e,.�r��.��.-r.�rr��rrr�rrr�rr+ rr � �r.-1 r � '•��.v.rr+r��.�r.�...+��r�rr.�.-r��r ��.� .,........... r�+r+.+�r�.r�.r.r.r.�` 4.r...r.r�rr�rr+.--r.r�r.r�r�r��r�.�. ....................................................-..�f.^...f..^...^...^...r.,.-r r r r r r r r.�..f.�..f e. CHARSAN LANE ^� = % � � � � C:. .. � IQ � �� ......... .. � ..w�nTT+TrPf Q -_ _"____ - � Q rr� Q Q � SCALE:1"=10'-0" 1 5 10 20 NORTH . , �`,a t,,�♦ 7r� aJ f� � /�� v. �t�,./. .....�3� ... _ �� . 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A . � _'_____.__ — � \ � _- c ° p C t, ^;,'i�, 4 ` �� " , ` � �. p � . p O Q � . �e�F{..�..� _.�. .... .... �.w .�..+-. ,,.�.. ._ � � � .. . . p. , . � . -p p ,� . � , ° e ° � n' p `j'`� ".: •y .r t� �+ � ------ ___--- --- . - -----___ _ - ------A__-------- — . , _--- ��i� ��.._ ,��-o• � � � � � _ _--- _ __ � \ - -- -- --- -------- REMOVED TREES REQUIRED REPLACEMENTS 13'COAST LIVE OAK(TREE 73) 7W0 24'BOX TREES 13'COAST LIVE OAK(TREE 82) TWO 24'BOX TREES 8/5 COAST LNE OAK(fREE 88) ONE 24'BOX TREE 15'COAST LIVE OAK(TREE 95) TWO 24"BOX TREES 10'DEODAR CEDAR(TREE B0) ONE 24'BOX TREE T COAST LIVE OAK(TREE 72) ONE 24'BOX TREE 11'MONTEREY PINE(TREE 78) ONE 24"BOX TREE 8'HOLLY OAK(IREE 78� ONE 24'BOX TREE 1YAFGHANPINE(TREE79) ONE24'BOXTREE CHARSAN LANE SITE PLAN 1!8"=1'-0" Ia\ `� ZONING: R1-6 LOT C-6,797 S.F. LOT COVERAGE:2,431 S.F./6,797 S.F.=0.358 1STLEVEL:'1,481 S.F. GARAGE:438 S.F. PORCH:315 S.F. ROOF OVERHANG:219 S.F. 13T FLOOR ARFA:1,897 S.F. 2ND FLOOR AREA:1,159 S.F. 2ND FL.!1ST FL.RATIO:1,159 S.F.11,897 S.F.=0.81 FAR:(1,897+1,159�=3,056 S.F./6,797 S.F.=0.4496 ; - -...--- __.�� _.K.�. . �t ia+�r��°!��( �';,,�:r, S_�4�°��, ._...� �� i'.✓,{ ..,� s4�.. _ ' ".'i'�. _...J:..xt,o .:ss.w..a. �,1' ��i iC,��td�+�—�-.._ _ .. � , � J.�uJ r.,,�t�.Jv I - -- ----- J--- LOT B-6,550 S.F. LOT COVERAGE:2,324 S.F./6,550 S.F.=0.355 1ST LEVEL:1,392 S.F. GARACE:440 S.F. PORCH:159 S.F. ROOF OVERHANG:333 S.F. 15T FLOOR AREA:1,832 S.F. 2ND FLOOR AREA 1,115 S.F. 2ND FL./1ST FL.RATIO:1,115 S.F./1,832 S.F.=0.67 FAR:(1,832+1,115)=2,947 S.F./6,550 S.F.=0.4499 LOT A-6,550 S.F. LOT COVERAGE:2,223 S.F./6,550 S.F.=0.339 1 ST LEVEL:1,398 S.F. GARAGE:440 S.F. PORCH:182 S.F. ROOF OVERHANG:203 S.F. 1ST FLOORAREA:1,838 S.F. 2ND FLOOR AREA:1,108 S.F. TOTAL BUILDING AREA:2,948 S.F. 2ND FL.TO�ST FL.RATIO:1,108 S.F./1,838 S.F.=0.60 FAR:(1,838+1,108)=2,946 S.F./8.550 S.F.=0.4498 NOTE:SEE LANDSCAPE PLAN FOR ACTUAL TREE REPLACEMENT LOCATIONS. VTBS 71090 APRIL 13,2012 RAII�IBOW HOMES A1 .1 C U P E R T 1 N O, C A L 1 F O R N I A VAN TILBURG,BANVARD&SODERBERGH,AIA __ __ _ _ __ _----- ARCHITECTURH •PLANI`ING •URBAN DESIGtv avwa.vtbe.com i W � � � � � U � � - - - - AS H P.M.607 M 4 I LOT 9 �- , .. _... „; r.< _ _. . . TRACT 7999 , ` I `V'O��=� •�el � �� , �:, � �.s�° � /�� ! _ � � ,� �� ,E: , . /'�-!��F ��•�`�C.�k'c..._.. LOT A-6,550 S.F. . ,_a__�.. . . � w.�.....�.._.... , � 7�..� �y e i�'t r, . °a� r.",�r �^v• �L/ LOT COVERAGE:2,223 S.F./8,550 S.F.=0.339 ' 4��i''•`� �• •�� `! '..�["'_._!-:�....,.,�. S ITE PLAN 1ST LEVEL:1,398 S.F. .� - - � - --� .. GARAGE:440 S.F. „1��I i��G�f J 3/�B�=i�—O° PORCH:182S.F. .P ROOF OVERHANG:203 S.F. ,�� " i 1STFLOORAREA:1,638S.F. �J, �� ' N 2ND FLOORAREA 1,108S.F. TOTAL BUILDING AREA:2,946 S.F. 2ND FL TO 1ST FL.RATIO:1,108 S.F./1,838 S.F.=0.80 VTBS 11090 FAR:(1,BJ8+1,108)=2.948 S.F.!8.550 S.F.=0.4498 APRIL 13,2D12 RAiItiiBOW HOM � S A1 .2 C U P E R T 1 N O, C A L I F O R N 1 A VAN TILBURG,BANVARD&SODERBERGH,AIA ARC HITE CTU RE •P LAN[�I N G•U RBA`.1 DES I GN W W W.vtb6.coa1 29�-11� 14'-7 1/Y �'— — — _ , �i , _ E �i � O H , . ,# � .:: __ . �.�<,, : , t E;;, ;r, # � '! i � ... , ! s ,j r�: , � . . N . : � ... , . ..._� : �.. :.......................""'"'"'...........""'"..., •.. .-��..f. ;. . ./.._...,.. , M F � � �: ', . � ' ...X�. . . •. .. .,,... . . � ;� ..... :t...'.::. .......... � ��,', . ..�.�.^-.70�:-:_.... \ m : : � ; ......:...:..:...:..:...:..:..ti I � ; : ;; :._ . ... �...._.... '. : ' : :..: . : ........ , j' ; � � "' , � : � : ;•: .... � : ' """"""''"'""""'""""� ',' . ; ..� .,: , '•.+, . ; . : , .. •� �� , .� •; •• ,:; ;'•� � ' '-.....� .:'.. . �, .......• / ;. . .. � . ..: . .. _.. ..._..'�.� \ � o � �. ' �,...., . : . ._: .. : ��:::::.: ,., , : ,�. _ _ __ _ ___ _ , ; , � � � , � � ,� ; � ,. _...----- - -- - =�. ,, � 0 , , ' � 0 '' ,.... _....: , i; � ;, _ , ,._ , . ,, •.i ; ; ' � > ' : -----i i i r i -- 5'-8' 5'-91/2' 3'-61/2' 2ND FLOOR OVERALL=1,396.1 S.F. A=5.3 S.F. B=63.9 S.F. C=98.7 S.F. D=57.3 S.F. E=13.7 S.F. F=22.9 S.F. G=26.1 S.F. BUILDINGAREA=1,396.1-5.3-63.9-98.7-57.3- 13.7-22.9-26.1=1,108 S.F. LOT A FAR CALCULATION: LOT SIZE=6,550 S.F. BUILDING AREA=1,838 S.F.+1,108 S.F. =2,946 S.F.TOTAL FAR=2,946 S.F./6,550 S.F.=0.4498 �Y-10 1/2' 1 ST FLOOR OVERALL=2,143.7 S.F. A=121.7 S.F. B=5.3 S.F. C=44.9 S.F. D=28 S.F. E=19.6 S.F. F=45.9 S.F. G=24.5 S.F. H=15.8S.F. BUILDINGAREA=2,143.7-121.7-5.3-44.9-28- 19.6-45.9-24.5-15.8=1,838S.F. .: 'r' �..;�P �'' �� __ _ /` '�i�l.�-'�.��i.. . .- s ,///� /� 7;i�;, j'�a':,��° � ?"' �'j�t'�' �./�%, .��,',.l.-�/�'-�-�..��L.. ....-.. i�:i�i� I ai��w� s,r� . � T�( � __,,,, :._ . � .�„_ t�N�i�'s�l ��, �—Z�--lo� , .o - - _�l'.. 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FIRST FLOOR LIVING=1.391 S.F. `"�` ,� 1l4"=1'-0" TOTAL FAR=2,946 S.F. GARAGE=440 S.F. �i I��(�� ,.>��:;�.;,�;,,y. � N - ,�S„� APRIL 13,2012 RAII�iBOVY HOM � S A2.1 C U P E R T 1 N O, C A L 1 F O R N 1 A VAN TILBURG,BANVARD&SODERBERGH,�+ -_ ____ - - _ AAC HI'fECTURE •PLANKI`JG •URBA�] DESIGN W Ww.vt�B.coN PROPER7Y LJNE �-- --�--- -- -- -- -- -- -- — B— -- -- -- -- -- — -- -- --� y _l ze�-4•_ ��-8• ___-- __ --- � � - _ _ -- � I '-8' 9'-6 1/2' 6'-4 1/Y -- - _ - -- - _ _ �n 25'4' 3'-11' � I I _ 1ST FL_SETBACK LINE __ _ _ __ _ _ r —— ———— ———— — — — — — — — — ——� I � I � I � I I —— — ----- -- I I I I I � _ _ -- - -- --- � - — - _ __ -- -- — � o ', I - - - ° � � � I � i � � WI � I � I Z I Yi L — — — — — — — —— — 2ND FL.SETBACK LINE __-----�--— � I — — — — — —— — �.__. 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SECOND FLOOR LIVING=1,037 S.F. � � �""°""" —""'° " _ ` •— — . ._.. �: 1/4"=1'-0" TOTAL FAR=2,946 S.F. �� `�s�J � ____ ,_ _._..- . . N ��w��.,.,,, ;. �s„� APRIL 13,2012 RAIItiIBOW HOMES A2.2 C U P E R T 1 N O, C A L I F O R N I A VAN TILBURG,BANVARD&SODERBERGH,�.�, _ _ _ -- - - __ __ --___------__ A R C H I T E C T U A H •P L A N h I N G•U R B A V D E S I G N www.vtbs.com � � Q' VTBS 11090 LOT B WI z� �� I BLENDED COLOR SPANISH DECORATIVE METAL �1 iILE (JtILLE a) � __ _ ---__ _ _-� _ _ _ __ _ _ ------------ -_ --- -- -- i �r,:�.-<<,f�;� T.O. 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