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R-2012-11b 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• planning�'a)cupertino.org May 29, 2012 McClellan Development Attn: Mike MCClellan 1448 Entrada Verde Pl Alamo, Ca 94507 SUBJECT: RESIDENTIAL DESIGN REVIEW ACTION LETTER- Application R-2012-11 This letter confirms the decision of the Director of Community Development, given on May 24, 2012; approving a Two-Story Permit for a new 3,056 square foot, two-story, single family residence, located at 21185 Rainbow Drive (lot C),with the following conditions: 1. APPROVED PR0IECT This approval is based on a plan set entitled, "Rainbow Homes, 21185 Rainbow Drive, Cupertino California, Lot C, Two Story Residential Permit Submittal" consisting of 20 sheets labeled A0.0 to A2.5, L1.1 to L4.3 and two 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. 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. 6. 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. Residential Design Review Aciion Letter Page 2 R-2012-11 7. 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 8. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departxnents 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. 9. 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. 10. 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 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 of file nos. R-2012-09 and RM-2012-06. 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. ResidenHal Design Review Action Letter Page 3 R-2012-11 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. 7. 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. Sincer 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,Cupertino,CA 95014 F� A I l�I B �Y HO � S 2 � � 8� RAI�iBO� DRI�� GUPER"T'INO, CALIF'OR�iIA G 0 s � Y I-� S I D l�i I A P F�1VI I U B 1VI I A D � (� [� � � � � APR 1 S 2012 PROJECT TEAM APPLICANT/OWNER CONTACT:MIKE MCCLELLAN MCCLELLAN DEVELOPMENT 1448 ENTRADA VERDE PLACE ALAMO,CA 94507 TEL:(925)944-9108 FAX:(825)944-8108 EMAIL:mikem.mcdev�abcgbbel.net ARCHITECT CONTACT:JIM YEE VAN TILBURG,BANVARD A�SODERBERGH,AW 100 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•(408)887-0244 FAX:(408)867�261 EMAIL:jitka�westf.com LANDSCAPE ARCHITECT CANTACT:REED KELLY SANSEI GARDENS,INC. 3250 DARBY COMMON FREMONT,CA 94539 TEL:(510)228-9191 FAX:(510)226-1298 EMAIL:Acelly�senseigardens.com VICINITY MAP ASSESSOR PARCEL NUMBER 362-10-052 SHEETINDEX 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 LEGEND L4.1 IRRIGATION PLAN L4.2 IRRIGATION DETAILS L4.3 HYDROZONE MAP ARCHITECTURE A1.1 OVERALL SITE PLAN A1.2 ENLARGED LOT PLAN A1.3 FAR CALCULATION DIAGRAM A2.1 FIRST LEVEL FLOOR PLAN A2.2 SECOND LEVEL FLOOR PLAN A2.3 EXTERIOR ELEVATIONS A2.4 EXTERIOR ELEVATIONS A2.5 SECTIONS f r f Yk�`� ,�'_ �.��:.! � -�../., _ ~ ^: �0 � w . _.. . � ��y . p'-s �;.. i `'e i P'.{' � i �d a�i 1 +o%�.i y Z�_�a. , ,1� . -•-_ _ • _ __ ....-- __. ...�.,. . .� 1s�r��{�� !�� . ,.,,� -f'i 24 ,�'� . l�l(J r,t l\r'T�...� ,�..� v.`1,w. 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ALL ROOFS DRAINS TO BE DISCHARGED ONTO AN . .. . 1 SS `� �''�I �i �, N, I � '� yL ADEQUAIE SPLASH BLOCKS AND CONVEYED INTO .<�: ��,�:,,, ' , . � ey •3 4.0 ,� . . _ }, .� . �. ' .�. . � ., � _:� � f . �--�--- --- . ; . . . . . .. . � , ,. ; � � E , , . ' � '';.:,� . � � ;.,:._• ��v'I . E A �y� ' �•.-'� FE T FROM BACBLE PSID�EWALK RD 5 NFEE M FROM 3 4`'' I �",T R' ��' � 'I � � ` . :p SIDE PROPERTY LINE. ;� O ; 4. FINAL SURFACE DRAINAGE GRADIENT SHALL BE • .::.. ,` � :.., :.. � • � �', I� ' � � ��-- �' . � . � k��i�. ..1....... .. .. _ ..... ..... �...'�t�j I\ p ', CHU PLANNED AND BUILT 50 AS TO DIRECT WATER AWA •-. h � �� ; ,� FROM THE BUILDINGS AND FOUNDATIONS. y '. :,_ '... ' ` I � I __ ::; � I u,;� •I "��.I.:_ ,. ' ..., 5. SLABS CAST ADJACENT TO FOUNDA�IONS SHALL . :.:� NZ ::. ` `. ��y. :. `' ,. �. ... .. <> ; -- . : ` � � �. n _ � TRACT 7999 SLOPE AWAY FROM 1NE FOUNDAl10NS . �N � � .�.�, � Q, . 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' � `I SITE GRADING WILL BE LIMITED TO CREATION OF PADS BASED ON THE ACTUAL HOMES ��3 i��3 J _ . , ` VOLUME OF CUT 271 C.Y. �----�'- - � '� `" VOLUME OF FILL 243 C.Y. PROPOSED FOR EACH LOT. THE MAXIMUM DEPTH OF CUT OR FILL WILL BE WITHIN ONE AND �N4J ;,N;. r,; HALF FOOT OF THE EXISTING GRADE. ; „ IMPORT 28 C.Y. y ' ;RE,IS I ON BY DATE q BY DATE DATE�Apr I l, 2012 JOB N0, S�A`E' "°R, 1•-`°- WESTFALL ENG I NEERS I NC, GRAD I NG AND DRA I NAGE PLAN 2o1i-148 �ERT. � McCLELLAN DEVELOPMENT SHEET Q DESIGNED� HB BY�KAREL CYMBAL, RCE 34534 3 CHECKED BY� KC DATE� 14583 BIG HASIN WAY, SARATOGA, CA 95070 C408)867-0244 21185 RAINBOM DRIVE, CUPERTINO OF PR�J,ENGR� JC 6 � � i � . , + � PRAKASH W PARCEL 2 P.M. 607 M 4 . . > ~ CONSTRUCT�TRANSITION TO MONOUTHIC SIDEWALK Q� � ' " .. . , Q --- . . .. , .. . �• , : : t4 � • � - � ��'69__ ''--.vc.��.ww.�� ..Y��_ -�__� -___ ��pa�..�.ma _ ---__�___-____ .. � l� /� ��.......... . ... .. 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I �. � N N � � ��. � •• . .. � �. , .. .; • : a� �� . : .v , ��-.._... � �.. . .... . �,�+ • . . .. �y .:;.1 . �-"w I:i ; • .. ._.. . . - . ... :_ ._ , ..�. - . ..... ...._ _.... ...... ___ t..... . . ...�:: � . . .� �� v� — — — --'-- — —— I- — —---- —--—1' — -- � � tl � ^' �� N OS]'Q6��o�� 9�.............�..... ._.......�..._...�._. .... . � . N ,. E 179,6 . � ._ .. .... ..... .... . ._� . .. ... ...... ...... ..... . .. `- ; .�iA ,' y ' ,, ., .. _ `._, __ . .... .... �•.,; ... DRIVEWAY PER,. . _ �. . ": , : �_ ' N DETAIL 1-20 � EX. CURB �,, SDMH ` EXISIING STORM DRAIN �� &GUTTER EX.12'RCP .. ...�. � .' .,_ D�—SD—SD—SD—SD—SD��—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD—SD I y' I k' .:� -• � ;>=N 00'06'30' E 327, 06' MON,.- M❑N, � N . ..� _ - _ _ - _ _ _ � _ _ .._ � _ - � _ r `� '� C.7 CALCUI.ATIONS cxi,ow BnsEn� TYPICAL DRAINAGE SWALE FOR LOT (uaing]/6 as typical for a;T�a oC the swale) DRAIIJAGE AREA 0.025 AC. RiINOFF COEFFICIENT(520x0.85+572x03)/1092=0.56 CORREC7TON FACTOR 20/13.9=1.44 DESIGN INCENSIIY 1.44x0.17=0.?A in/hr DESIGN FLOW�0.025x0.56x0.24=0.003 cfa SWALE (2 FEET WmE,2 TO 4 IIJCHES DEEP) FLOWRAI'E �-0.003 cfi SLOPE S=0A1 MANNING n�.2 VELOCTTY 0.057 FPS SWALE DETEN7TON TIME 7 MIN[JTES=420 SECONDS REQIRED SWALE LENGTH 0.057x42�?A feet bIINIMUM LENGTH OF SWALE AVA[[.ABLE IS 24 FEET GRADING NOTES 1. SLOPES OF 2R OR GREATER AWAY FROM THE FOUNDATION SHALL MAINTAIN ALONG THE ENTIRE PERIMETER FOR A DISTANCE OF 5 FEET MINIMUM. 2. ALL ROOFS DRAINS TO BE DISCHARGED ONTO AN ADEQUATE SPIASH BLOCKS AND CONVEYED INTO SWALE AND CLOSED CONDUIT SYSTEM. 3. INSTALL BUBBLE UP DISSIPATERS MINIMUM 10 FEET FROM BACK OF SIDEWALK AND 5 FEET FROM SIDE PROPERTY LINE. 4. FINAL SURFACE DRAINAGE GRADIENT SHALL BE PLANNED AND BUILT SO AS TO DIRECT WATER AWA' FROM THE BUILDINGS AND FOUNDATIONS. 5. SLABS CAST ADJACENT TO FOUNDATIONS SHALL SLOPE AWAY FROM THE FOUNDATIONS .... ;...�i TRANSI110N TO MONOLITHIC SIDEWALK .:: .... SD—SD—SD—SD—SD—SD �—'sD�-^—SD—SD—SD—SD—SD—SD—SD sn—sn—sn—sn—sn—sn CHARSAN LANE ' �^ SSMH EXISTING SANITARY SEWER EX.6�S.S. I .�I .: sS . ;'ss—ss—ss ss—ss—ss u—ss ss—n—ss—ss—ss—ss—ss—ss—ss—ss—ss—ss—ss—ss—ss—ss—ss ss ss—ss—ss ss � __- .._� . ., �,,.; q � . r y.. ss—ss.,-�—ss—ss—u—ss ss—ss—ss ss—ss—ss—ss—ss ss s ' � � ' ... .. - - � ( ti: I • . ; : .... ' ...... . .......�....... ...... ...... ..... ...... .._. .,_'_ �___ ._. ____. ._ ...... ..._ _ ..._... _..... ...�.. ,.... ...... ....... ...... ...... ...... ...... ..... ...... .......... . .-----. . ...... .. , � I .`:::`' .._._ .. . ...... ...... ...._.. ..... __._._ ...... ...... ...... ._... ... . ._.... ... . ,,... . ...... . � y . � � � �: . :,:. M � ;�,,. Noros'3o'e . . 4.�. ...`. . ., '�y.�� SITE GRADING . :��:;�:�;.;:: ::.,�: SITE GRADING WILL BE LIMITED TO CREAl10N OF PADS BASED ON THE ACTUAL HOMES :.:�:.;,, PROPOSED FOR EACH LOT. THE MAXIMUM DEPTH OF CUT OR FILL WILL BE WITHIN ONE AND • HALF FOOT OF THE EXISTING GRADE. � N :R�y1ISI0N . . � <ii.. ... r� .., b�... �t .:Y... .. .. ......�.....� �'/� / !�. , ;� . _ , . � . . t. 7 t: e ��..�`r�#��+��. $r,� ,_—_-_o.,........,.-,,..�+....-^^^ . .'. o i•, _ � °.' ti ;,�!i;✓!i�°ar?7i . �'�;M �.�� ,� . ��.S,J��..`1.,,,� .... �•.4.. .-..-�_,._.--... .--�...�• .- 'ay;,� �,t.��_ .t .�.,J{+;1 S�.`,:4,A,3+/ ..... ..�. �, DATE�Aprl l, zo�2 GRAD I NG AND DRA I NAGE PLAN — L�T C SCALE� HOR. 1•-�0• WESTFALL ENG I NEERS, I NC, �ERT. McCLELLAN DEVEL�PMENT DESIGNED� HB BY�KAREL CYMBAL, RCE 34534 CHECKED_HY� KC DATE� 14583 BIG BASIN HAY, SARATOGA, CA 95070 (408>867-0244 21185 RAINBOV DRIVE, CUPERTINO J�B N0, 711-148 1 OF � �ave co^�al e,a w t� ±�e c^ te�^a of t�e Wate� Co�se^vat o� � La�osca�e ��^o �a�ce a�o a��l eo t�e^� f or t�e e��c e�t Use of w.ate� � t�e la�asca�e oes g� ��Q�l TOTAL IMPERVIOUS AREA LOT 1:928 SF LOT 2:984 SF LOT 3:1300 SF g i WI � !� _ � � ' � � � O I II W � Z , � PA i � � � � PA PA �� I�_\'�`I►I TREE PROTECTION NOTES: Tree�89 would ifkely be at rfsk of domage by constructlon or conatructlon procedurea thot are common to most constructlon sftes. These procedurea may include the dumping or the stockpilfng of moterials 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 resultln9 In soll compactfon and root dle back. If any underground utllltfes are to be reploced or upgraded, It wlll be easentfal thot the Ixatfon of trenches be done outside the dripline of Tree�89. n..h.M�lf� 1. I recommend that protective fencing be provlded during the conatructlon perfod to protect Tree�89. Thls fencfng muat protect a sufftcfent portfon of the root zone to be effectfve. In thls case, I recommend that the fencfng be located a minimum of 15 feet from the trunk. In my experience, the protective fencing must: Consist of chofn link fencfng and havfng a mfnimum height of 6 faet. Be mounted on steel poats driven approximately 2 feet fnto the soil. Fencing posts muat be located a moximum of 10 feet on center. Protective fencing must be installed prior to the arrival of materials, vehfcles, or equipment. Protective fencing must not be moved, even tempororfly, ond must remain in place until all constructfon is completed,unless approved be a certified arborist. 2. There must be no grading, trenchfng, or aurface scraping fnside the dripllnes of protected trees, unless specifically approved by a certified arborist. 3. The trenches for underground utilities must be located a mfnlmum of 20 rom the trunk of Tree�B9. If this cannot be achleved, directional boring must be done. However, it would be esa that the Sending and Receivfng pits be located a minimum of 20 feet from the trunk. 4. I recommend that Trees�89 must be frrfgoted throughout t entlre construction pariod durfng the dry months(any month receiving less than 1 inch of rafnfall ). Irrigate a mini of 10 gallons for each Inch of trunk diameter every two weeks. A soaker hose or o drip line is preferred for this pu ose, but the soaker hose(s)must be located near the dripline (not near the trunk)to be effeetive. 5. Seasonal rains do not supply a reliable quantity of m sture even during the wet months for a damaged tree. For this reason, I recom nd that thfs tree be irrigated regardlesa of seasonal rains. 6. I recommend that the entfre area inside the dripif e of Trees�89 must 6e mulched to the extent feasible. Mulching conalsta of a protectfve materfal (wood chfps, gravel )being sproad over the root zone tnsfde the drlpline. Thls materlal muat be 4 inches in depth ofter spreading, which ust be done by hond. I prefer course wood chips because it is orgonic, and degrades naturolly over time. Wood chips mue be�i to�4 fnch in diameter primarily. 7. If ony old irrigation lines, drain lines, sewer line, or any other underground features exist inside the dripline of Tree�B9, but would not be ueed, I recommend that they b cut off approximotely at aoil grade and left fn the ground. 6. Materials must not be stored, stockpiled, dump d, or buried inaide the driplines of protected trees. 9. Excavated soil muat not be piled or dumped, n temporarfly, inside the driplines of protected trees. 10. Any prunfng must be done by on orborist cer ified by the ISA(Internotional Society of Arboriculture)and accordfng to ISA, Western Chapter Standords, 1998. 11. Any pathways or other hardscape inside the d ipline of Tree�89 must be constructed completely on top of the exfsting soil grade without excavation. �II soil may be ad d to the edge of finiahed hordscape for a maxfmum distance of approzimotely 2 feet from the edgea to Integrote the new hardscape to the natural grade. 12. The Landscape Plana must not desigfn the irr ation for sprinkler irrigation to strike the trunk of Tree�89. Irrigation sproy must be a minimum of 15 feet from the t nk. 13. Londscope Irrfgatfon trenchea must be o mini um distance of 10 times the trunk diameter from the trunks of protected tfeB9. 14. Landscope materials(cobbles, decorotive bark,stones, fencing, etc.)must not ba installed directiy in contoct with the bark of trees because of the rlsk of serlous dfaeose In ection. 15. The plants that are plantad inside the driplines of oak trees must be of species that are compatible with the environmental and cuiturol requirements of oaks trees. A publication about plants compatible with Californfa notive oaks can be obtafned from tha California Oak Foundation, 1212 Broadway, Suite 810, Ookland 94612. Should any of the obove procedurea connot be achleved adequately,I recommend that a certifled consultfng arborfat be conaulted to recommend possfble alternative solutfons, ff any. � � � PA � � !, ,�� , i ' i 7e 1 2 � — PA LANVN � � LAIIVPI PA � PA ,---�r---� LAVVW PA , ,. , �---,,----, � � ,� �, --___. _� _ ' - PA e � e 1 2 � C HARSAN LAN E PA PA LAVVN: � � E)FENCE TO BE REMdVED AND REPLACED SCALE: 1"=10'-0" 1 5 10 20 NORTH t ��tl *�� ' /`_�L/� � �( �.` �„'��: . ,9 . _ r . �.- , ,n a • .. ��._ �� ; %°�`'�.�j i�! ,. ,.. `y /�� y 1,✓, ,e f e f t k ..T .� �—L i fr l`9��i.'►�.� ...:� l � ......�....–�. . . eY�ti/ C"` . _ !�r.=--. u1 . `� °i r f a � � .v .� U U o � g � a � � � N N O � � N <� 3 U d' o N �y � � ° � �^ � � � � � � � � r�� Q °' � v �U� N '"+ la � N � O '� � O p � N ~� � � L�L aw � a c� a� � 0�0� N � � Z O U � � (/') Z O U Jt1.AI Z1Al�l i .. _ Flle No. �J ,' ,�;;� . Plan Flle No. J~,� ,w,1 � SHEET: 2 OF:10 � �ave co��l eo w t� t�e c� te�a of' t�e Wate�^ Consefvat o� � La�osca�e 0^o �a�ce a�a a��lea tnem fo^ t�e eff c Wate� � t�e �Q�as a�e oes g� CONSTRUCTION LEGEND ��Q'1 � � CITY SIDEWALK-PER CIVIL DRAWINGS � 2 CONCRETE DRIVEWAY-DAVIS COLOR X)00( 1NSET w/DAVIS COLOR XXXX,STAMP XXXX �--= Y , = _ - _ - - - - - - - 3 �ONCRETE WALKWAY- - -__ � _�_�; �-- �-_�-_- _ = = - _ _ = - DAVIS COLOR XXXX 4, REYCLED PLASTIC HEADER 0 EXPANSION JOINT SET�/2" � BOARD BELOW SURFACE O �a"WIDE, 1"TOOLED OR SAW CUT CONTROL JOINT 5 RAISED GARDEN BED EXPANSION JOINT CONTROL JOINT s DECOMPOSED GRAN�� NTS N� WALKWAY 7 CONCRETE STOOP 1 1 � , _ � a•coNC� 8 CONCRETE PATIO === - _ -_ _ _- •sue�w►oE - -_ - _ _-_ - - - _ - _ - __ _ ___ — J REBAR THROUGH CONCRETE — =��..:,, _,_ � =:11 ,�-�li �- _ — —- _ `=i1,'TI ` - O CONCRETE WALKWAY 2 � 2 3 N� N4TES 1.All oonstruction shall comply with applicable 10 3"DEEP DECOMPOSED GRANITE 1� GRASS LAWN , state and local codes and ordinances by licensed 2� LANDSCAPE FABRIC 02 LANDSCAPE FABRIC . contractors and experienced workmen.The � 4 CONCRETE �3 RECYCLED PLASTIC HEADER 03 RECYCLED PLASTIC HEADER _ ��__ :_,_ _ __ __ - •SUBGRADE contractor shall obtain and pay for all necessary t�REBAR THROUGH CONCRETE permits and fees relating to his or her work. DECOMPOSED GRANITE PLASTIC HEADER BOARD 2.These notes are to be used in conjunction with NTS N� CONCRETE DRIVEINAY plans.My 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 Architect,a minimum af 48 -_T,�;=-=_�- � hours in advance,for the following site _ - _ _� observations and/or meetings: � � 5.The Contractor will assume complete responsibility for job site conditions throughout the �8x8 PTDF 3CRED TOGETHER AND COUNTER SUNKPIANTER31DE3 course of constnaction for the project,including ' ..,.,f� ,,, �TOP SOIL INPORT p� ` '�i� . �� ,'�C;L�-�r�_ _. , safety of all pe�sonnel and properly.This �EXI3TING GRADE , - ��;.�a �b,'1 y�' .'-�:�.'i{��"� ...,,-.'""_"� , .6,, r.�j��a�.�b, ; �c„_.,�.-- u � x � requirement is not limited only to nornnal worktng ;!►��,i��`�� ..�� . - S �-1�'-- t2 _ hours.The Contractor further agrees to defend, _ 4,�. ._- �.,. __._. �; �� indemnify,and hold harmless any liability,real or RAISED GARDEN BED �i��,1 alleged,in connection with the performance ofthis if —�___ ��v��.;ai�, i". NTS project,except in the sole negUgence af the designer. o � ��a � � � U U O � � � a � � N N O � � N <� ;U C O N � � � C � �^ � � � �� v�N� N N .� Q Eoo � � � � � ��i a� � a c� a� h � N � � 0 Z 0 U � � � Z O C.� �le No. Plan Flle No. sH�r: 3 oF:�o � nave co^�ol ea � of t�e Water Cc La�asca�e D�o�c t�e^� fo� t�e ef wate� � t�e la� rJ�Q�'1 e 6'GOOD NEIGHBOR FENCE TO REMAIN e 6'GOOD NEIGHBOR FENCE TO BE INSTALLED C HARSAN LAN E �7!K'TOP RAIL MATFI DADO Q FlN811 lUIFACE p 4�•ro�r O�'a o.c. O�E�� GOOD NEIGHBOR FENCE oy'��°°�°° °`�� ,�,•�►T �1"w{'SOT1011 RAL W111i GADO NTS p�'°�'�°� SCALE: 1"=10'-0" 1 5 10 20 NORTH � � � �a �j U V � � � � a � � � � N N y N m � �N �� ti �� °� � � � � � � � N C,)' ,e U � cb .� o �� ry � � � � o � � � N � �.�l.. �1 Ch LL C.� �e AU ac � � 00 .. .. N Z � � � Z � Z w � :� �� , ;.` �� - 1`-�L��' /'�.._,._. _ . -,�-� ,'t� �.�-------•, ��iac f .�ii' .., . G..�- , � � _.>. .____ .._, _ ..y _ .F.....,. � ��[�.� i!.�vv F-. ..�.F•�� . S�%� �G�.i�{�a•1 V+�'tl.�.. ,. .,4}.,, . " ,......r... 'r.�.. . '� �'�` Fle No. ��a��,��s,�� r Plan File No. ,, `"' ; ` sH�r: q oF:�o J..��J:.��..Lii.� . � �ave co^�al eo w t� t�e c�^ te�^a of t�e Water Co�se^vat o� � Lanosca�e ��a �a�ce a�o a��lea the� fo^ t�e e�f c e�t Use of water � tne la�ascaae aesg� ��Q�1 W � � 0 � O � � � � � CHARSAN LANE � � '+�! '�e � , �' �, . 4 !� y `f'f t 5/ , . iw�ifi 1��..�„�tj3i',.. . � : , �. ��v�{�,r,•^. P�i ; '✓,Y h, f'�t leii.'t .. . �ti.r r�' �- , `�r @� .1s "if`,�!i1.i��6: e �! !vw.J,.:.��.y.. SCALE: 1"=10'-0" � ��"�1�-j�' 1 � 5 10 20 . ,...,.. :,�._...,...�...... .� _ �.`-�4_lz —_ „r- �„�...,. �� . � \\ �� e� � � d � .� U U O � U � a � N N N � � �N 3 U �� O v � �w ��r � �� V N .� Q �o ^ � o � � Vv t/1 c� t� a v� � A � a� a�o � N � � w � � U (/) d Z g Flle No. Plan File No. sN�r: 5 oF:to � �ave co^��l ea w t� t�e cr te�a o� t�e Wate�^ Co�se�vat o� n Lanasca�e ❑�a�a�ce a�a a��ea tne^� f o^ t�e ef'f c e�t �se of water � t�e la�asca:�e aes g� ala� W � � 0 � � m � � � � p�p�5 BOTANICAL NAME/COMMON NAME SIZE QTY OI EXISTING TREE TO REMAIN N/A SiREtT 7REE 24"BOX 8 a I QUERCIIS AGRIFOLIA/CW�ST LNE OAK 'i SPEOMEN TAfES ■ � LOPHOSTEMON CONFERTA/BRISBANE� � ' Z ',BOX � MAGNOUA S.'ROYAL STAR'/SAUCER 24"BOX I 2 �,MAGNOW4 oE OLEA EURPOEA'SWAN HILL'/ 24"BOX 2 'fRUITLE55 OL1VE � ,qUERCUS ILEX/HOLLY OAK 24"BOX 2 'MULTI SiEM TREEY 15 GAL 2 O ARBUIUS'MARINA'-MU11J/ NAADRONE �5 GAL � OCERCIS GNIDENSIS-MULTI/ WESTERN REDBUD 15 GAL ' 2 O I LA�,ERSTOEMU►'ARAPAFIO'-MULT1 /CRAPE MYRTLE '�U�� WO 'LAURUS NOBILIS'SAMTOGA'- 15 GAL 5 COLUMN/SINEET BAY O PRUNUS GROUNIANA'COMA�CT'A'- 15 GAL 12 'COLUMN/GROUNA CHERRY N OTES: • ALL TREES TO BE LOW WATER USE � REFER TO SHEET SHEET L3J0(FOR PLANTING DETAILS • DOSTING TREE TO BE PRESERVED IN AOOORDANCE WITH ARBORIST REPOR� CHARSAN LANE ABBREVIATIONS: PA-PLANTING AREA PATIO-CONCREI'E PAT10 TURF-SOD LAWN 1 1 - 1 � 1 \�` �' � , . . _, �.��;��.��i . � . � , ','..,�. . •� , _. . s _. ..� _ �� .;�„��' .�i+' , _. , �� , p .1�. --.,r..,�ii{�..�w�-_ '..� e�Y°S��Yt� 1`�S j�i.'� ._ ..� .m.-, ..-'-- -`�,.=�'V ..-.......,. / 4p.j rd i rw i..<? � .-�.4M,! '� �' r. . ��,�,. �....... ; � t,�,t♦ 1'i J;f`�3��'.:i.��f.� `-,r - , : , a ..JwvJ��I.AI:..}� � � � 0 .Q � V U � � � a � � N N N � � �N #U �' � � � � �� ^ �� rC�3 Q �� v �V�N '� � �' N � � OOp � � E � � � �i a w �� AU �� W h�00 .-� N C� Z Z w w � U N w w � h— Fle No. Plan Flle No. sH�: ( oF:�o I.3.2 _ �ave co^��l eo w t� t�e c�^ te�a of t�e Wate^ Co�servat o� � La�osca�e �^o �a�ce a�o a��leo t�e^� f o^ t�e ef f c e�t Use of wate� � tne la�asca�e aes g� ��Q�'1 ,;_. _ T � a�w�ravu��w. MNN f01Yf OF MANOI � � (ATSOINIOCA7pNflIOWlL � �� I� pp r ou��nos raF n�sru� il n�►�owmiaEMONfEOnwn�D � � �� = R M��,��x�� +<� ;� 1100fOlOMM�i'•S'i �a � AeoVE Apl9�BIUIGE �, � ' r so�ra 'v ; �,�� pNSM�GMDE �i — � _ *- �i � _�9GIrPY 5106 IDQf MI�IER F t4 �!, II �°""ruu�omravq � �' TA�l15 � � ASlP60FED 6 i r�� , ,�� ' o�w�,�� l9VOII�T�SI�I��E � WITI��OAM�ID Ml1AUS �'S��A� �17111MEltll COV0.RL qIlOAA�OtIY MRili OIWN IIOOC TREE PLANTING PIVOT SHRUBS AT IHTERSECr10N OF ROW LINES�� s GROUNDCOVER SPACING l�Of FKL Wlfll E7f6i1N89a.V 101i MAIt Br MOLUME Ca1iM06 OIIBAI�[�AATEItl�L70 F7�1N� �DAMYSO�� ' • - Li SIDPE ON�B OF P11111iNB IIOIE TAMPlOLMOUNDIIOO�MILWE • • � UIE)OCAVATlDOR�tPACI� RRMLY MRIH F00�M691�SO �. � . D IMOER 71#II00�MLLlO nureoorwLOOEtNOrs�r. ' r�v�rsEmFriert. � Zi�i�l��E� ' SHRUB PLANTING LINE-ALIGN ALL SHRUBS iN aow uNe MIT OF SHRU95 �ILL SHRUB AT INTERSEC�ION OF ROW UNES OR AT ENDS OF SHRUB ROW s: �INGLE ROW OF SHRUaS,CENTER SHRUB IN RON!UNE IEEN UMITS OF SHRUBS. 11GNG AS CALLED WR IN PUNTING PLAN. �BE MINIMUM OF 18"FOR PLANTING MATERIAL 1 GALAND ER.12'FOR PlANT1N6 SMALLER THAN 1 GAUAN n...,�.R_ ....-'�.. . ,.... r. ; J � � ,,�_, ��``i ` %� aSii � . . �Y�l e �-7�l . >.. , � 1 � � �.s�,�, .�. , : J St.i�.�i ... ,. :.,M t t� <, �i��;��r, ;��': . ,' . '..��,,.,..,,. y_ . �- ��-11. _. . . ....� �r -- .'rr.: -...-.,.sw......_�....w .. �-�.�-i�- LANDSCAPE NOTES PLANTING LEGEND 1.Plan is diagrammatic.This plan is not a survey, all distances must be verified. 2.All areas shall have 100%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 SIZE WUCOlS protect those trees. qM AGAPANTHUS'MIDNIGHT BLUE'/ 1 GAL M 5.Landscape Contractor shall advise landscape u�YOFTMEN�� BD BUDDLEA DAVIDII'BORDER BEAUTY'/ 1 GAL L Architect or Owner s representative,in writing,of BUTTERFLY BUSH all substitutions two weeks prior to demolition or c� c�►NOTMUS�R�s�us� ��n� , v� construction. 'w��o uac 6. Install all plant material as per details and soil& � WINGED EUNOYMUS�MPACTA/ s c� � plant lab report.Information in soil&plant lab c� �PEU►�coN�unn Pea,�uM-REO� ��u M report shall prevail over details. '�Ew►"�u"' 7.2"of bark mulch in all planting areas. HC DAY,tJLY�WS'CRANBERRY BABY'/ �s,� nn 8.Prior to planting,there shall be a smooth PA 'PENSTEMON APPLE BLOSSOM/ 5 GAL ' M PENSTEMON transition between finish grade,sidewalk,and pG PENSTEMON GLOXINOIDES 5 GAL M headers. All plant area grades and plant material �MIGHTNIGHTBLUE��PENSrEMON ; shall be approved by the Landscape Architect or � F�MIUM CHOCOUITE BABY/ 5�,� � Owner representative prior to any plant pp PHOTINIA FRILSERI/ 5 GAL , M installation. Call 24 hours prior to any work and 'PHOT1N1A � after all material is on site. GROUNDCOVER'BOTANICALNAME/COMMONNAME S�g �1�� 9.Upon completion of installation,remove all LM LANTANAMONTEVIDEN515'WHRE'/ 1GAL L extraneous material and debris;sweep and wash `""�`A"T,�w �$ LANTANA SWELLOWIANA MONSWEE/ 1 GAL ', L the area clean. '��► ', 10. Planted areas shall be maintained for a period TREES '�1'ANIGILNAME/COMMON NAME SIZE ' rn,r of sixty days following landscape construction with � written acceptance by landscape designer. O ��INGTREETOREMAIN N/A ; 11.Contractor shall guarantee all trees and shrubs a �� aM�x ' s for a one year period following the end of the 'o�i��FOL�� maintenance period. SPEpMENTREES �{■Bpx � 2 12.Minimum 8��i1011-compacted topsoil shall be O �X�TEMONCONFERTA/BRISBANE II available in planting areas for water absorption MAGNOLIA 5.'ROYAL STAR'/SAUCER 24"BOX 2 and root growth. '"s n�NOw► 13.The Contractor will assume complete � p�qEURPOEA'SWAN HILL'i �a•gox I, 2 responsibility for job site conditions throughout Faum�ssowE the course of construction for the project� � QERCUS ILD(/HOLLY OAK za•Box a including safety of all personnel and property.This , requirement is not limited only to normal working ' hours.The Contractor further agrees to defend, O ��,,'�.�,,�,� '��"` 2 indemnify,and hold harmless any liability,real or ��oNE 15 GAL 2 alleged,in connection with the perFormance of O CERqSGNIDEN515-MULT1/ this project,except in the sole negligence of the "►�s�R"RE°�'o 15 GAL � designer. O LAGERSTOEMIA��a-MU�n 14. Landscape plan is designed in accordance with ��E� soils test. � CnLUMNARSCfENINGTREES_ � IAURUS NOBILIS'SARATOGA 15 6AL 5 15.Landscape and irrigation design is in cou,MN�swe�re�►Y conformance with Michael Bench's arborist report. � PRUNUSGROUNIANA'OOMACTA�- �sc,u �z cowMN/wwuw►a+mmr � TURFGRASS-'MEDALLION PLUSSOD' OR APPROVED EQUAL � � � .s � � d � U V � � � � a � � N N O � � N �~ ;� �� o � v � �w � � ,� �� v �� .� o ��.y^ 00 �j �� j ��, � Ch LL a w � a c� a� h � N 0 Z w w J 0 z Q N W � 0 z w � ¢ U�/� V J 0 � Flle No. Plan Flle No. SHEET: % OF:10 � �ave co^��l ea w t� t�e c�^ te� a of t�e Wate�^ Canservat o� � Lanosca�e ❑�^o �ance a�a a��l ea t�e� �o^ t�e ef�c e�t �se of wate� � t�e la�asca�e aesg� . ....,. .. .:.:: ::. .:. :.. .-::: :::. -_:::: .. . /�I/�/� , ... .. �::: ....... .. , . _ . . ........ . .. ......... . .. ... .... ...._. ...... .. . .. . .. ...... �.-1\U I . •. ,�� ': : .. -...... -.�.... � .:.: i.. , .. ... .. : "�iii •�. . .. '. ..i ��i� '., i�� .� �f.� .� �� .. .._ .._. ....._ ...... .. .. .. . .:.... .:� / Water Budget Calculations Maximum Applied Water Allowance: (ETo)(.62)I(.7xlA)+(.3xSLA)] Lot 1:(48)(.62)[.7x2936)+(.3x0)] (29.76)[2055.2]=61,163 GAI,/YEAR �ot z:(as)(.62)�.�x3»�)+�.3xo)] (29.76)[2643.9]=73,682 GA�/YEAR Lot 3:(48)(.62)[.7x4872)+(.3x0)l (29.76)[3410.4]=101,494 GAL�YEAR Estimated Total Water Usage: (ETo)(.62)[((PFxHA)/I E)+SLA] LAWN Lot 1:(48)(.62)I(.8x741)/.8)+O] (29.76j(741)=22,052 GAL/YEAR �ot z:t4s)(.6z)[(.sxsz�i�/.$)+o� (29.76)(1271)=37825 GAL/YEAR Lot 3:(48)(.62)[(.8x1111)/.8)+0] (29.76)(1111)=33,063 GAL/YEAR LANDSCAPED AREA Lot 1:(48)(.62)[(.35x2195)/.8)+O] (29.76)(960.31)=28,579 GAL,/YEAR Lot 2:(48j(.62)[(.35x2506)/.8)+0] (29.76)(1096.375)=32,628 GAL,/YEAR Lot 1:(48)(.62)I(.35x3761)/.8)+0] (29.76)(1645.4375)=48,968 GAL/YEAR Tota I ETW U: Lot 1:50,631 GAL/YEAR Lot 2:70,453 GAL/1fEAR Lot 3:52,275 GAL/YEAR MAWA Ma�dmumApplled WaterAllowance EiWU:Estlmatcd Total Water Usage ETo:Evapotransplratlon Rate(inches per year) LA:landsape Are, $W:Spede�Le1ldSttpe Ar28 PF:Plarrt Factor(1NULOOLS) HA:Hydro:onenrea IE:Irrigation Systarn Effldency Factor(80l6) .62:Comrcrslon Factor .8:Referena Erapotranspiratbn AdJustmeM Fador W � � � � � 0 � � � � � ; , . r �, rrr .. �� ,,� . . . � . , �' r '• l �� I :� ,/. .••. rrr � . f. , ;, , �` �r r ' , '. f%y�� .:'� .r. � .,,... ..�. �. � � � - . -... . ..... ..... . . ..... ..... . .. . � � - �. �r r �-.. � . . . r �.. �. �r r ..., �.. . .'. ...... . . .. .._. .... � �. � rrr . :. � '.... . . � ^+�� . . . , � � . . ..: �� ..._ -. .. , �� ,._ ' �.-- r r r -� '.. :• . . �•, ��. ... � : '` ,' ', ''" '', -' :.' �rrr : .� .: .: . .: .. ..- - �� :�', � .Ft;~ 'rrr ...: ' %'a�j . ... _ ...... , . ... . : ' �.rrr , ;'�,. . � ..... ........ ......... ..... ' r� .r r� ,.. . _ ... ......... ........ ........... . . . ... ..... � � � . .. ... . ! .' ' , .. . . .... .,,.. . . '�. �� .�r.� . � ..- � : � ., . .. ... . . . . .... .. . .. .. . , � �r ' �r� �'� �''. . . . ; .' ��.. ..................................................... . ...... . , ... ......... .......... . ... ..... .... .. .. '.. r.--. . .�r..� :�i . , � • .. ..... __ ' .. � r r r ... , , '.. ', ,, ,, , .�.� % .�� %� �r.r -�. � .... ', � . ��.... . r..'' �r� �... �, . .... .. . ... .... � . ��, ��, �.� �� . ' :,_. .... ............ ..._.... _......_..... , . ... .._._ . � r r.-. ,. �.. �.�� , . : � . " �� . r �r�� '..: � • , . : . , .. : .......... . .... ...... ... � . � ........ .......... .. ._ _. : :..... �� ;� � , � i . � � � . . . . ,, ; ....... ...... �� .... . ., . . . .... ................ � ,� � � ' � : : : ; ... .... ....... � .r r ; .,� , . ; � : ; f ; ...... ........ � � ._ . __ _ _ ___ � r r ....:.......... . . � . ; : . ', .,, � .... . . ... . ...... .... ... . .. , ; . �. i ; ��. : � . ', . � _ _ _ � � l . . . _ . . • � . ;F � - `... �� i y �: . . �� .., . ....... .. ..... .�....... . � .. �r i, . � ...... :f' ' �. . r� . � . / '�. f . � .� , �, ..l '�. � ;'�� :. �I , � , �. : . ' � . . . ' ... • : '�., ^-^- ' 1'� . � '' � � .. .. . . . .. II ., . ., . .� . ' . ., , . ,:.rf . . �- , ,, ;: . . :. , . . . �.. . : . .._. J".. ' � ..... � . • . , • ,.r. .. '•.; . . : �.. �I . .:r: --� � ; � i : � �„ � � :-�I ; .. . r , • .... ' ......... . :.:.:i , _ ............................ ... .. ... ' , , �. , ___. ._.......__..._.. < _. � _I % ..` _ , . - .. _ _ _ ;. ;: r ,_. ,. .. ,... ... ; .. . -� . __ . ........ , ..; � ;, . . ; , : ; .,., _...... , � , ,. .. ... •., . _ _ ...� _ __._._. . _ , ! � , � .�_-•-�_•-_-� � .. _ ^, . , , � , . , . ., ,: ; ... , . ' , Y r . , . , � ,. � ,,. , . ., � , ,:: � . . .. �r . _... _ ,..: :.,.:, ... r _ �r� .. .,, ..._ -- . � r+�r�r�rrr�.«+.� �r� . ... � . �r r- .. • : : -.,. � � :� : �.-..--� ��.. : � � �rrr�.+.�.�.� r �rr . . ; � �. . . .._ .................. �� ' _' "' :_'��. .............—. � �ti�.r� — . . _ � . .7 . _ ............ ,.. �� /��. ...� .� �' i •.�.-i.--i r l�' .��rr rr/.�r�r r Nrrr .............. ............. �., �', ,� — _ r ' .rrrr�.-+rrrrrr�r.-.� ,. ;. ., -...... ....'"' :.....�. ......., ._,._._. .':'...:... ........... .... .•--..-..��- .: .. .. ' r-r:.--�� ..._,r+rr+r��.��r....rr.r.�r�+ ��,.'•� ...:.. _. . , . -_ __ : __ ., _ ................................. _. . . : �.� r�^" r,;:,.;;�� ,:�.� �'�� l" _ �� ^: _ � �:��,� �r� �� r�.:.. �r� . , ,. , CHARSAN LAN E 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 All Drip ' 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 � z ti. � ;,. . �i�s ��' ��.�i:. . � ,i"1�'rr"�„�� r•,��. ;`t��J?�1•,.,:.� .- ,��.� -, �i�ii�+�i � '�,a_.,�a,: ,.1 ....... -... _ ... SCALE: 1"=10'-0" � 1 5 10 20 NORTH �'--�c/�-l/ . _ . .._ .� ---,S�— Z.q-- Z��2 _. _.,�% __'!/]...�,,. .._... . _ � � o � ° � U U � J � U � � a � N N y N m i �� 3 U C' � � � � ti �1 �� V� N o� `6 � N � o00 � � �v� v1 ch � a� �d AU a� °� h�� N � a z 0 a c� � � Flle No. Plan File No. sH�r: $ oF:�o L4.1 _ �ave co��l ea w t� t�e c� te�a of t�e Water Co�se�vat o� � La�asca�e �ra�a�ce a�o a��lea t�e^� f o^ t�e ef f e� Use o Watef � t�e la�as a�e aes g� IRRIGATION LEGEND IRRIGATION NOTES ��Q"I � �O ..1.-..... .._ � ° i SYMBOL DECRIPTION 1. Irrigation drawings are diagrammatic. f l� Location of pipes,valves,and other irrigation � RAINBIRD CONTROLLER ESP-SMT components may be shown in hardscape for �-, s � 7 � 1 w/ESP-SM3 RAIN SENSOR visual clarity only. It is the responsibility of the ` � RAINBIRD REMOTE CONTROL VALVE Landscape Irrigation Contractor to identify � o i"1oo-PEB-PRSD obstructions in the�eld and bring them to the o � o ��,, � RAINBIRD POPUP 1804-15 SERIES,F,H,Q attention of the Owner's representative.If this � � � ■ RAINBIRD R1NX 1401 �� action is not performed,the Landscape � � o��+�►� ��+�� ROOT WATERING SYSTEM o �w�� TORO FB-25-PC SHRUB BUBBLER I r r i g a t i o n C o n t r a c t o r w i l l a s s u m e f u l l o��.�,... �1�,�'°''"° � responsibility. O�«� 5 o i�n•�+,��,R ° Q"-`-""""'� �K,� ��"�' � GROUND COVER AREA TO 2.All valves shall be located in shrub or ground �JU1C10"BODf o��^�� T�� RECEIVE SHRUB BUBBLERS cover areas. Q 1'RK SOI ID OONDUR �"""�i°'�''A07ECONTMOL'�"� LATERAL LINE 3.It is the responsibility of the Landscape WALL MOUNT CONTROLLER REMOTE CONTROL VALVE - - s�EEVES Irrigation Contractorto design a complete and �� rvoTrosc,�►�E optimal irrigation system. NOTTO SCALE 4.Irrigation equipment shall be assembled in accordance with details. 1 ��+� 5.All irrigation equipment not specified shall Z 1� - u' be installed per the manufacturer's --- —= 1� ,�� — -- recommendations and specifications. !, 6 = _ _ — = I — '� 6.The Underground Service Alert at ��, ' � � 1-800-227-2600,must be called prior to any �' u• � digging for the project has begun. I ' �•'\ 4 7.It is the responsibility of the landscape ' 4 � �� maintenance company and/or developer to � O program irrigation controllers to provide the � o��LL�„� minimum water requirements for good plant �--�� Q FNLSX GMOE 3 Q FlN15N GItADE o�„�,�„� hea Ith. QPOP�1JPlAWNSPRAYSPRINIaER �WALL,WAIJ(,CURBORBUILDING O�+�a o�� 8.The Landscape Contractor is responsible for �FlNISHGRADE p�,�q�,�,TM�N�� o�►�+N��_�� O��T�E�� notifying Landscape Architect,a minimum of wc��,oa��o�wr�a a.eow 03 PVCLATERALIJNE ��•Sq�{EDULE40PVC90'ELL � 48 hours in advance,for the following site �GOBRA CONNECTOR MODEL CG600-6' O�•SCHEQULE 40 PVC SZREET ELL PVC LA7ERAL LMIE O��VEDSCHEDULE40PVCTEE observations and/or meetings: 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 MAINSUPPLY, �„aT ,�,,��,,,�� to normal workin hours.The Contractor LATERALAND MIUN SUPPLY LATERAL WIWNG VAWE WIRING � ° 0 6 ""�"� - _ -- �, - - -_ -- �_� further agrees to defend,indemnify,and hold o '"��"E ° �-- = ° 'r � � harmless any liability,real or alleged,in -- —:— — ----- """"�,�� '�.' - _ -°- --=�- connection with the performance of this — _ - - , _ - --- �-- = project,except in the sole negligence of the o s�oN wEw ' �,�P„�,� designer. � PIPE IN lAENCHfS ,�5„�„�,, 10.Irrigation plans designed in accordance = _ _ _ = with soils report for site. 10 ROQT WATEItlN6 MTEM w/GRATE.51MN6 J01lRA56EAAlLY,AND� � O�� DE 20'LOOP IN WIREATALL 30 VRE-FMRIGTEDSWIN6JONT/195B�AA9LY qREC�IONCHANGBGREATERTWW � 4�PVC LAIERAL UNE sB 30 DE6REES.REMOVE 11ES AFTER n ,`' �� ,/% �� SHALL BE INSTNALIED CONNECfIONS HAVE BEEN MADE •-- �Y'. , . ,s _ / ' �✓l��,"`f� _ r! ,., ., Q FlNLSH 611ADE PER MFG$ ��'� . y , � ��p . C � TAPEAND WIRING SPEORGT10N5 INSTALLALL]m i a � ..y, , •.. � . `_.------- /� BUNDLEOIO'O.L. 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PORCH:159S.F. PORCH:162S.F. ROOF OVERHANG:219 S.F. ROOF OVERHANG:333 S.F. ROOF OVERHANG:203 S.F. 'I/8"_'I�-�� 1ST FLOOR AREA:1,897 S.F. 1ST FLOORAREA:1,832 S.F. 1ST FLOOR AREA:1,838 S.F. 2ND FLOOR AREA 1,159 S.F. 2ND FLOOR AREA:1.1'15 S.F, 2ND FLOOR AREA:1,108 S.F. 2ND FL.1 1ST FL.RATIO:1,159 S.F./1,897 S.F.=0.81 2ND FL.!1ST Fl.RAT10:1,715 S.F./1,832 S.F.=0.81 TOTAL BUILDING AREA:2,948 S.F. FAR:(1,897+�,159)=3,058 S.F.!6,797 S.F.=Or4496 . FAR:(1,832+ 5)=2s94�,/F�.l�S.F.=�0.�99 2ND FL.TO 1ST FL.RATIO:1.108 S.F.!'1,898 S.F.=0.60 ` r .? �' �%�V �f FAR:(1�838+1�108)=2�946 S.F./8�550 S.F.=0.4498 „�4 t= .�. , _ ..`f,,:.� � _�1 f 1��...3�.illila � - �. �_24 _,�� t�'"t1,�y.��.,,r�� i +�'`±N, ,'i�,6:`,J 1�!%�s`.�.. �. ..._.. ... . .. , .� ). .,...�...... -.�.. t R A I I�i B O �Y H O M E S �� - , , ��...:r�.i,��;.3-, � CUPERTINO, CALIFORNIA APRIL 13,2012 A1 .1 VAN TILBURG,BANVARD&SODERBERGH,AIA - - -_____- __ -- - ------- ----._ ARC HITECTUR6 •PLAV t`I NG •UAB.1 V DESIGN www.vtbs.com \ . VTBS 11090 SITE PLAN 3/16"=1'-0" LOT C—6,797 S.F. LOT COVERAGE:2,431 S.F./6,797 S.F.=0.358 _ _ 1ST LEVEL�1,461 S.F. GARAGE:438 S.F. PORCH:375 S.F. ROOF OVERHANG:219 S.F. N 1ST FLOOR AREA:1,897 3.F. 2ND FLOOR AREA:1,158 S.F. 2ND FL!1ST FL.RATIO:1,�59 S.F.!1,897 S.F.=0.81 FAR:(1,897+1,159)=3,056 S.F.!6,797 S.F.=0.4496 RAII�iBOW HOMES CUPERTINO, CALIFORNIA ' << �;�� : � , � ��d,. � . �. F �n p :"�i; � �jf S � ,T_ ' ( 1/� / '.,?i.� S�. .,_ . /,��r.,j ;;�i ,�"��;w I !►�i ir+�Cs'1��r�! ,..��J:�*.:3 i � �5�11{s�6�1.1 �i / . ., �} . _. �sw��,�a�,.S� �—,�c/�.-1� _.� . .___.� ._..._. ._.� , $'—Z�''"Z c7��— _ �., i.�. ,_ '�' ,..�.. -,.a. ZAKASH L 2 P.M.607 M 4 APRIL 13,2012 A1 .2 VAN TILBURG,BANVARD&SODERBERGH,AIA __ _ _ __--- - ARCHITECTUAfi •PLANI�I!�1G•URBA:�1 DESIGN www.vcba.com 35'-4� - - - - _.__ -- 7-7 1/2� 8'-9 1/2' O � � O �; \ ^ O , .... .. .ti�^ . . N � .� �''. ... -.; :� � \.. �'� .> ' ' _4iia. ; �. : . . . ., ,...:� � . . : : . ': .... ........ .. ;'. t�. .�%;�: � : : : �... .. ..� -' , ..... - ;: ; ...:. �.;; O O � � : • _ _.- . . .:_.. - .�... .."'::.'_..� � , � � � � : . _,;:_...__� : . ; _..._.: ...: O N O� O � ; ; �.: : • � ; ; .....;. � . .. ...._..... . .. . . - � � ,-.. ., �....:...: ` ' ..... . ''�"�� -� ..:� . __.__._... ........ _' ....... . _: 5'-4 1/Y S-3 1 Jx 4�_g• , _.. _ . ., _ ;�,: ..: • _� ___ . , i,\ ` i O �.....:. . . ..._..... --:--:-�- ..._.... � �. � ,- ; . ...:::.- :.. _i �, _.� . O .•''�:O /` f � _ _ __ _ _ _ _ y ............-- ......._ - - -............. - ........................:': 11'-B' 16'-9' 2ND FLOOR OVERALL=1,619.4 S.F. A=15.5 S.F. B=41.9 S.F. C=175.7 S.F. D=62.6 S.F. E=34.8 S.F. F=56.6 S.F. G=58.9 S.F. H=22.3 S.F. BUILDING AREA=1,619.4-15.5-41.9-175.7-62.6 -34.8-56.6-58.9-22.3=1,151 S.F. LOT C FAR CALCULATION: LOT SIZE=6,797 S.F. BUILDING AREA=1,896 S.F.+1,151 S,F. =3,047 S.F.TOTAL FAR=3,047 S.F./6,797 S.F.=0.448 7-7 1/2' � O \ �D 11'1 46'-8� 10'-5' � --- _._._ .. O � v� I 7'-0� 4�-4� _--- - -- O I '6' " _ _ _ • 'r i ; ._. . ; . __i �; ; ;; ...�........: O Oi . � Q�'��:�'� o� O : ' . . . .... ........� . ._.. ....... ---...... , . � _..'�.. . .," : . .. .. N �. � € .' ..� }t f - > , - . . ' ' � --- . , _ A 30'-4 1/2' 1ST FLOOR OVERALL=2,401.4 S.F. A=45.5 S.F. B=31.1 S.F. C=118,5 S.F. D=56.9 S.F. E=107.3 S.F. F=118.6 S.F. G=21.0 S.F. H=6.3 S.F. BUILDING AREA=2,401.4-45.5-31.1-118.5-56.9 -107.3-118.6-21-6.3=1,896 S.F. O � � � N ----�---��n I � \ O O� I in � O � i - -� � • -w: . . . ..,,�. , �_ � _ � � . .�� j� � t��K,..;.�t�- :4;�i�;.�.r�,,�; �;�� •vti.��w'�i'+.+�F.._� ��, .,�... .,Ji��j?t:ti��,� _�.....,.,. �, %��:��i�.2 ` �/' c..r---'- - �`�4_2�.1 Z�-__ . NOTE: 1.STAIRWELL IS COUNTED ONCE FOR THE BOTTOM FLOOR AND SECOND TIME FOR THE TOP FLOOR. vrss��oeo 2.THERE ARE NO INTERIOR SPACE HIGHER THAN 16 FEET EXCEPT FOR THE STAIRWELL. nPRi��3,so�z RAI �iBOW HOMES A1 .3 C U P E R T 1 N O, C A L I F O R N I A VAN TILBURG,BANVARD&SODERBERGH,AIA _________ _-- ----______ _ ARC H ITE CTU RH •P LANt.�I:V G�U RB AN D ES IGt.� WR'W.vtb6.cOm PROPERTY LJNE _. ��-- -- -- -- -- - - -- -- -- � � �i ' lV / ..._.._ .. I ._...__.___ � I / O / \ � o � n I i' 55'-11 1/2' �" '�' N —___ . .. ... .. .. . . . . .._____..__..._._._.. . .. ._._..____ .........'"'"____'.._..""__.._—._._.__ ..__ ___.___—_ - .__-_ _ _ .__ __. —.__ ._.—.__—_—_ "_." _'_.-_ __. _—_. -. ...--- _.—._.__ .""' .___ _._._. - / ^ ' N � 6'-0' 13'-8' 20'-9' 15'-6 1/2' ' _- -_. -- -- -- - --- - ---. -- - --- _ --- _-- _ - -----------___ _ I / FASEMENT LINE �..— -- - --- -- - - --- -- ---- - -- - - -- - — — -- -- - - --- -- --i � � — — — — —— — —— ——— — ——S�� — ——— ,,._,.,.__ — — � - ---- ----- _� =-,_, _`-- - ------- -____----_ _ _--------__- _ _ ^ �- . __ _ ____----- - --- - - ---- - // \ � � � � / � � � ; � � ; i I � / e I I � 6' HIGH SIDE YARD ' _ __ FENCE dc DOOR ---_--- -- --- ----_- - ------__ __ ---- _ _ ---- ___ __ -- --- - I �o � I --.- .___ .. _--- ---------- :_�.._---��_ .-- . ..-__-�_.---- .....:-_-- --__�_----_.-__.-_..._ I � I I I I � I i � � 4 I � � I � � ��- .--�� -_ �--d� =--=- -�— I � �'-�'-- -- ------ � I �--_._-- -- � � I � -_- _= I ' � � I � � I � 0 � � -� � I , � I �. ---- I ; z' zl =� � � � ; ? � J �., �( � I J I � � WI � Y ^ W W � I U �� I '� N 20'-3 1/2� in �' g a I "� I e i - --------- --- - - ___ �I "' a � I _ ��B I I - --- - -- __ � A I IIIIII _ _ _ ' I I -- I I � I � II I I � � I I _ _ � I o 6' HIGH BACK YARD -__ ___ - -_ � FENCE. SEE LANOSCAPE � `" -"_._`"___l I PLAN FOR DEfAILS. I --__ _ �- - - � I -. _---- --------�—24�=,0'--- - --- --�--— - ��'�I I � I I _� -,_-- I I I � o —i---- ROPOSE I � I �� A/C PAD I I i I IJVING I I i� I � � � I � --- oo - - - I I � --_------------- ------ -- ------�- I I I I b L_ --- _�___ SETBACK UNE J - n I � _-_ � I 6'-0'_ 24'-1' 12'-0 1/2' -9'-10 1/2'_ __. _ 5'-5 1/2' ---- --- ---_ _ __ - -- ---- ----- --- E-6' HIGH SIDE _� 18'-10' 57-5 1/2' v' 23'-8 1/2' ----- __--- --------- -- - YARD_FENCE - __ __�__ __ PROPERTY LINE �� -- _- . . . .. r /% _ _�-:� , , ,. � /! - B .. . , ..•.. . :.. `' � + - '-- , . .`'i�� "!(� 1. ��°. �sm1 }.� �: � .. . ' 1 •i�il � vi1}: e.e . : • � 1 ... ._,_._..KC_. _.._..�._...._.'`_'_�a...�_ .N.nn..s...r..,.n LOT C-1 ST FLOOR PLAN TOTAL LIVING=2,549 S.F. FIRST FLOOR LIVING=1,461 S.F. '�`.?°*'`�`"° "'" �,. S��.—�� 1/4"=1'-0" TOTAL FAR=3,056 S.F. 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