R-2013-08b 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
March 22, 2013
MAK Design Group, LLC
Attn: Mark Neil S. Bayog
3000 Scott Blvd. #108
Santa Clara, Ca. 95004
SUBJECT: DESIGN REVIEW COMMITTEE ACTION LETTER - Application R-2013-08, IZM-2013-05,
EXC-2013-01
This letter confirms the decision of the Design Review Committee, given at the meeting of March 21,
2013; approving a Residential Design Review (R-2013-08), to allow a new 1,935 square foot two-story
single family residence with second floor side yard setbacks of 10 feet, 1 inch and 15 feet; a Minor
Residential Permit (RM-2013-05) to allow a rear facing balcony on the new residence; and an R1
Exception (EXC-2013-01) to allow a 10 foot combined first floor side yard setback where a 15 foot
combined setback is required, located at 21810 Almaden Avenue, according to Resolution Nos. 314, 315
and 316.
Please be aware that if this permit is not used within one year, it shall expire on March 21, 2014.
Also, please note that an appeal of this decision can be made within 14 calendar days from the date of
the mailing of the notification this decision. If this happens, you will be notified of a public hearing,
which will be scheduled befare the Planning Commission.
Sincerely,
�- -/� - ,
�,Y.Or i
George Schroeder
Assistant Planner
City of Cupertino
Enclosures: Resolution No.314,315&316
CC:Ravi Sunkara,21810 Almaden Ave,Cupertino CA 95014
Evelyn Repetti,21800 Almaden Ave,Cupertino CA 95014
Hefen Lin,21821 San Fernando Ave,Cupertino CA 95014
R-2013-08
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, Califomia 95014
RESOLUTION NO. 314
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN
RESIDNETIAL DESIGN REVIEW PERMIT TO ALLOW A NEW 1,935 SQUARE FOOT, TWO-STORY,
SINGLE-FAMILY RESIDENCE WITH SECOND FLOOR SIDE YARD SETBACKS OF 10 FEET, 1 INCH and
15 FEET LOCATED AT 21810 ALMADEN AVENUE (APN 357-15-034)
SECTION I: PROJECT DESCRIPTION
Application No.: R-2013-08
Applicant: Mark Neil S. Bayog (Ravi Sunkara)
Location: 21810 Almaden Avenue (APN 357-15-034)
SECTTON II: FINDINGS FOR AN RESIDENTIAL DESIGN REVIEW PERMIT:
WHEREAS, the Design Review Committee of the City of Cupertino received an application for an
Residential Design Review Permit as described in Section I. of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the
City of Cupertino, and the Design Review Committee has held at least one public hearing in regard to the
application; and
WHEREAS, the applicant has met the burden of proof required to support said application; and
WHEREAS, the Design Review Committee finds as follows with regard to this application:
a. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning
ordinance and the purposes of this title.
The project is consistent with the General Plan and zoning ordinance, except for the R1 Exception requested. The
project is not located in a specific plan area.
b. The granting of the permit will not result in a condition that is detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety or welfare.
The project will not be detrimental or injurious to property or improvements in the vicinity, and will not be
detrimental to the public health, safety, or welfare. The project is a two-story single family residence that is
consistent with others in the neighborhood.
c. The proposed project is harmonious in scale and design with the general neighborho od.
The proposed project is harmonious in scale and design with the general neighborhood. The project's building
form, height, roof pitches, materials, and setbacks are consistent with the predominant neighborhood pattern of
new homes in Monta Vista.
d. The project is consistent with the two-story design principles and generally consistent with the single-
family residential design guidelines.
The project is consistent with the two-story design principles and generally consistent with the single family
residential design guidelines in that the proposed project features an identifiable architectural style with high
Resolution No.314 R-2013-08 March 21,2013
Page-2-
quality materials, visual relief, and other design features that area consistent with the Spanish Eclectic style. The
project will be compatible with other new two-story residences in the neighborhood.
e. Adverse visual impacts on adjoining properties have been reasonably mitigated.
The project design features many of the visual relief ineasures and higher-quality materials that are common in the
Spanish Eclectic style. Potential privacy impacts are addressed by providing the code-required plantings along the
entire rear property line and most of the side property lines.
NOW,THEREFORE, BE IT RESOLVED:
T'hat after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this
matter, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof, the
application for a Residential Design Review Permit Application no. R-2013-08, is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this Resolution are based and
contained in the Public Hearing record concerning Application no. R-2013-08 as set forth in the Minutes of
Design Review Committee Meeting of March 21, 2013, and are incorporated by reference as though fully
set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set entitled, "Preliminary Architectural Drawings of Sunkara Residence,
Mr. Ravi Sunkara, 21810 Almaden Ave., Cupertino, CA," drawn by MAK Design Group, LLC dated
February 4, 5, and 28, 2013 consisting of 13 sheets labeled untitled title sheet, T-1, GN, SP, LP, P-1, A1.0,
A2.0, A2.1, A2.2, A3.0, A4.0, and A4.1; except as may be amended by conditions in this resolution.
2. ACCURACY OF 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.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. EXC-2013-01 and RM-2013-05 shall be applicable to
this approval.
4. ARCHITECTURAL REVIEW COMPLIANCE
The project shall remain in substantial conformance with the recommendations outlined in Cannon
Design Group's architectural review dated December 5, 2012. The construction plans shall include the
following information:
a. Note that all windows shall be recessed at least 4 inches inside the wall plane. Casement windows
shall be provided throughout the residence.
b. Note that divided light patterns shall be provided for the windows.
c. The color and material of the window trim, moldings, and roof gutters shall be consistent with the
Spanish Eclectic style, and shall be reviewed by staff prior to building permit issuance. Dark-colored
window trim and roof gutters, consistent with the color of the garage door and roof, shall be
considered.
Resolution No.314 R-2013-08 March 21,2013
Page-3-
5. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Works Confirmation form
dated 10/8/2012, including, but not limited to, dedications, easements, off-site improvements,
undergrounding of utilities, all necessary agreements, and utility installations/relocations as deemed
necessary by the Director of Public Works and required for public health and safety. The Public Works
Confirmation is a preliminary review, and is not an exhaustive review of the subject development.
Additional requirements may be established and implemented during the construction permitting
process. The project construction plans shall address these requirements with the construction permit
submittal, and all required improvements shall be completed to the satisfaction of the Director of
Public Works prior to final occupancy.
6. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division prior to
issuance of building permits. The variety, size, planting distance shall be consistent with the City's
" requirements.
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. LANDSCAPE PROJECT SUBMITTAL:
Prior to issuance of building permits, the applicant shall submit a full landscape project submittal per
sections 14.15.040 A, B, C, and D of the Landscaping Ordinance if more than 2,500 square feet of
landscaping area is proposed. The Water-Efficient Design Checklist (Appendix A of Chapter 14.15),
Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and
approved to the satisfaction of the Director of Community Development prior to issuance of building
permits.
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. INDEMNIFICATTON
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City
Council, its officers, employees and agents (the "indemnified parties") from and against any claim,
action, or proceeding brought by a third party against the indemnified parties and the applicant to
attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project,
including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in
defense of the litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice.
Resolution No.314 R-2013-08 March 21, 2013
Page-4-
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.
PASSED AND ADOPTED this 21st day of March, 2013, at a regular Meeting of the Design Review
Committee of the City of Cupertino, State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Brophy, Gong
NOES: COMMISSIONEIZS:none
ABSTAIN: COMMISSIONERS:none
ABSENT: COMMISSIONERS: none
ATTEST: APPROVED:
/s/Gary Chao /s/Paul Bro�hy
Gary Chao Paul Brophy, Chair
City Planner Design Review Committee
� PUBLIC WORKS CONFIRMATION FORM
Public Works Department
10300 Torre Avenue (408)777-3354/ Fax (408) 777-3333
Cupertino,CA 95014 publicworksC�cupertino.org
C U P E RT 1 N O http://www.cupertino.org/publicworks
A Public Works confirmation form, if required, must be completed prior to project submittal to
the Planning Department. The fee for the confirmation is $263.00. The purpose of this
confirmation is to identify preliminary Public Works issues, which may adversely affect the
application. Please submit this form, the fee, and a copy of the site plan to the Public Works
Department for review. The Public Works Department can be reached at(408) 777-3354.
Project Address: Z) �,Q A�A��N /�1/� Email Address: l�,����A�/"�.=�OTMA��
Applicant Name: ��1�.Z .S U/�1���� Phone No: 4�� G s6 r�f��
�A�: �51- r5•o3`1
�'** For Public Works Department Use Only '�*'�
PW Confirmation Required ($263) as0000 f Sla� PW�onfirmatioii Not Required
,, � ,,
Addition: Single Family Dwelling ' Flood Zone:
a t o ��
Requirements:
I� Dedicate Right-of-way (road): .5 j �L-r�1l�f�T��ti /�E��,���� .
❑ Easement (st�eetlight):
N��
�Offsite improvements required (circled): s' a c�r anc�tte�curb ramp driveway;
pavemen , street light,street tree 7jt>i�" acCE ���a�cfiir��ti� �H�ti'D ti;��' C�'�3
Registered civil engineer required to design grading plans or improvem ns
�Clearly show all utility lines from the house/project site to the st�eet (electric, electric
panel, gas, water, sewer). Indicate as new (N) or existing (E)
E1� Underground ail overhead utility service to new house or new electric panel
Q' Show onsite drainage on site plan with direction and slope percentage
6' Include relevant City Standard notes and Details on plans
0' Encroachment permit or eve opment Agreement
❑ Streamside Permit
❑ Soils letter/report
✓ Submit prelimulary title report and Quitclaim underground water rights
Comments N��,�/ C u,�i3 � G U 11G-,CC/C' P �j,�/v�',.-Ay�'7i?�'A<fl ,�C�.'�Qt''v /�Lo�G �,��,vTl�Gf
T i�GI'A�'t/�� s4��VFi ��4'�;�P� � �STABUSH l3oTN ��,�%il/aL � /,F��2/Zo��Tf1L LvC�Tr�
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Signature � �. Title Date
�^�v�G CUG/�U��� /� � lZ-
Page 4 of 4
EXC App_JULY2012.doc11 Revised 6/?�/2012
PRELIMINARY ARCHITECTURAL DR.AWINGS OF
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IM�lIlU'TED DY A 1�lY�d rOST Af�W1VC A MIWh�JM GLEAR DISTANC.�OETY'lB�l TFE MW.L
IV�D 11MlDR/VL 61tIP OF I�j IN'.F�lS/'U�I�GR C.ItG RSII.?.��.
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NIORE THMI 90'VBtTIGALLY TO TFE rL00R OR 6RADE DdOlq I�6 1�!GRG RSI�J AHD
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GRG R'311.'I.S.
'Jil. OVlIpL�OMI DR/11NS'3NAL.L FfAVE?f�/11iAT�IFID�T PIrINb MID HAN�Ml IN.GT
1'LOW Ut�E tAGATED 2'ADOVE TFE LOW POIHT Of TtE R�00�.OVdi�L.OW SC.I�RRS 3FIN.L
W►VE/1F1 NREA Of 9?1MCS T�ROOF DR/►IF1,A MIWt�Jh1 OI'B�UNQr FEI6HT Of 4',AND MAVE
^r+ir�n.ow ure�.oc��s•�eove T►+e t,.ow roiHr o��Roof,�s rae uec
a
RQO'J.4.1.
60. DRI�T3T0�3 3FW.L DC!'RO'�/IDGD IH AN1'GONGEALrD'.fl'AGE W�RE TFlRE IS
U3J1DL�!lrAGE DOTH NDOVE AI�ID DC.OY'l TFE GONGEALED�.+1'AGE. Ti�!GONGEJILED?f�IrGE
'.lFIALL NOT t'XC.�D IQOO 15G!FT I�S PC!GRO IC102.1�.
bi.E�05�D/1TTIG rLOOR Itl51�.AT10N 6FiALL HAVE A GRIT'IGI1L R�DII�lT 1'WX Of NOT
Ll'J'6 TNN�i 0.12 YW�TT rd!�G1 G�NTIFCTN!rB!IvTM E TIO.
GODE GOF�1'LIANC.E,
TFE GODES/1PPLIGIIBLE TO THIS PRO.EGT ARE�
GI�LIrORWA�IRE C�OD� ZOIO�IT10N M'24-�OIO
c.^u�o�ew�ea�ns�cox �ao mtna+ .�s-�ao
GAUfORWA IR51DlNTI/IL GODE ZOIO�1T1d1 �25-3010
GALIfORltlA hlGNM4WIL C�ODE 2010!'DITION M2S-�OIO
G�VJrO1tl�tlA rLUF�CIN6 GODE �OIO mITION MZS-ZOIO
G�LIfOR111A C.EGTRIG C.ODE �OIO�DIT10N MZS-�OIO
Oi'RQ�Y QTIGIQIGY ST/WDARDS 2000�D1110N('1'IRE 24)
ALOM6 1"tl7M AM'OTFlR A�G�LOGN..APID STAT�LAWS APID RC6iLATIONS.
GE�IERAL NOTES
i. �r�oiex�a ro ee!'�ORhC7 IN/1GGORDANG!WITH N1 60V�tWN6
coves,amiw�wr.rs.,w��u.��or+s.
2. Y�FlRE FEGC6IdlY,6�I�AL GONTRAGTOR SHN.L INGLUDE'AILS 8161!@I!IN
T►+e ir�ecroh+of�aam^na+s,�ot�+v�ra+►w�.�eneooriria•,�viww►.�
S1"STZNfS�M!D AV_L I�GLATm FI�GCT3 OF 7FE JOD.
'S. 6RlRAL GONTRAGTOR 8FI/1LL V�RlFY/1LL UIJD�"R6R01JND UTILITY LOGI�TIOkS I'RIOR
TO EXGAVATIOM,?R�IGFHN6.OR 6�RADIN6 OF ANY KIND. 6N�tAL GONTRNGTOR 6F4ALL
GOORDIN/�7�WT1t ATLIGADL�UTILITY GOMI'AWCS i"wlT1 ROtlTIN6 d2GTRIGAL.,
T8lrF101'E.G/1DLE.bb,WATER 6AHIT�RY'sd^!7t 9ZRVIGtS,OR ANY OTFlR UT1LITiCS.
4. 6C�lRAL GONTI�/�GTOR 3HNLL ee�e�e rae caaeciw►na+N+c e�cunaN o�
TFE MIORK�3FIOY'N OR IF�Lim IN T1!f.O11S17lUGTION DOGUNlTtT3/16 Y'dL A9 1"OR N.L
GOIi�T1lUGTIOK hEMLS�!lTf10DS./1WD rROf.CDURCS.
S. d�RAL GONTI�AGTOR.�FIALL GOORDINATE N1 FK.ETS OF Y'IORK MID N1 T1�I�DES
IM/OLV!'D TO AVOID GOM'LIGT IN 1}!LAGATIOI�,IkST/V.LAT10rl,IJO C�OI�l3TRUGTION Of
N1 17flrIS Of Y'IORK AS INDIGATED ON T1f GOrlST1pJGTIGN DOGIJMlHT'S. If NNY Y'IORK IS
TO�IN5TNICD dl'1FE OM��lR DIR6GTLY,ALLOWrVY.CS rGR�4JC.N Y'IORK 1�J3T CE
MADE. GO�ORDIPI�.TE Y�tl11i D�'SI61�!!!IJiD OY'f�l�l.
b. 6!!!7l/1L GOf�ff1�AGTOR'JH11LL LEAVE?}!.J06 31T�'DRDOh�GI.�AN'AT TFE
QID O!'EJ4GN Y'IORKlN6 DAY. /1LL MATCRlIiL:S�FV�LL OE STORm IN A I�EAT�MD
��.�ce ro�vaa�cuce+rs.
�. DR�IOLITIOl4 PC"1 GONSTRUGTIO11 rATGH,AND Il�AIR'SFL4LL hM�TGH E�ST1N6
coNVmow�sneucn�,u�.ess an���erux Nar�.
d. IN G/15E O�AN1'DISGRLT/1NGY IN TFE GO!!T1lAGT DOCdJhQiT'S,GOl�T TFE
D�3161�t9!D�ORE PR�O�G�IIJ6.
1. NO DI��B�lSIGN6 3HALl.OE TNC81 dY 3GALIN6 rftOM TFE DRAY'YNQ�S. GOKTAGT TFE
DG�.a161�ER FOR DIh�RTlSION GLARIfIGAT10N6 OR AODITION/1L DIMlN510NS I�S REdJIIlm.
D�TAILS AND TFE Dlhl9r510H6 PROVIDED TFEREIN TNR rREGEDB�GE OV�t 6�1�lRIiL
FLAOR PL.I�NS,ELPVAT10fr5�IJiD 5EGT10W5.
10. VBtlr1'N1 DI��1.'ilONS ON T}!JOd 51TE PRIOR TO ORD�RINb OR HNiJ�IGTl1RIN6.
Ii. 6G�tRAL GONTRA�GTOR'.lFW.L I�VI6"l/1L.L GOlRSTR1JGTION DOGU�O�tT'S-fLOOR rl.MlS,
RB'LEGTS�GEILIN6 rLAWS,FIW5FI PLNi�a,B.F•GIRIGIJ-,L16HTIN6�/ViD M�GIiNiIG�AL rLl1!!S
/b 1'�L Iv�3GF�.ES AND NO'TL'S-PRlOR TO�OURINQr GONGIl�7t/WD Ni/rMN6.
GOORDINATE LOGATIONS OF'SF1I�T'b,a�GTitlG�L NYRIN6/C�ONDUIT,HV/1G DUGTM�ORK IJm
LI61iT fIXTiJRt'S WITil LOGNTIONS OF FOl�1DATIOMS IJdD N!/WIN6. IT IS II�PGRATIVE TFb4T
L0..AT1011S Of°N!I`MpNb hlMECRS DO NCT GOM'LIGT MYTH LGC.AS1d'Li OF I�GE55ED LI6NT
ftM1JRES.VC�ITD,I"LI�'S CTG.
12 Q�AL GONTR/4GTOR 3F1N1 INSTALL ALL N6"1/1rrLIANGCS AND�dJlrFlNT
I�Gr.ORDINb TO M/Wfi/1G71JRCR II�LSTRlJG110N5. N.L IkSTRUGTION COOKLETS�YII�RRAMICS,
N�D OTF�CR II�ORMATION Il66��RDIN6 I�d"1 I�LII�N�.L'S AIiD 6CiJIR�NT'.fFW.L CE NN�ID�D
DIRBC.TLY TO TF!ONlBt IN O!E MMMLI�ENVd�E AT TFE TIFE OF 31�6T/WT1AL
GOh�LETIOH. GONf1!/1GTOR'JF4N1.V�RlFf THAT M1/1�LIANGZS AND 6dlIR�lNT N�E IN
�#6GT YiORKINb ORD9i AND TFfAT II�ORMIITION ABOIlT�LL YU11ililliTlES NiD
QUAR/1NTSS NS MADE IQiOY'N TO TFE OW�B�.
l�. TFE IMSTNIC�Of EAGFI MA.IOR IJlUT O�YIORK IS RCGIJIRlD TO IM3!'ErT TFE�Sl�ST1�ATE
/VdD GOhIDITIONS TO REGEIVE Y'iORlG NiD'3HALL R�ORT N.L UN�+ATI'.ffAGTORY GOIrDITIONS TO
TFE 6EI�BlAL GONfRAGTOR/V�D SH^LL NOT rROG�D UNT1L 5�AT13�AGTORY C�OWDITIONS ARE
�TrN�m.
14. FOR MOI�I'flNb FEIbFIT3 NOT U.EARLT OUTLIIZD IN TFE R.ANS OR 3GF�!'flU1.�S,
coae�iw�,�►wh+��e oR aw� v�rr rur�+vea��oc,�►na+s a�ax�w�.,�
nevices�wv ua�+r�txn�es ee�o�n�.�.i�ru�.
Ib. N.L FA6T�WN6 DCVIG�S TO DE GONGEALCD,UPLC5S OTFBtMY3E'•IFIOWL
IS. PRDVIDE'SOLID CLOC+IGIN6 I�S t�55ARY fOR�L.L WI�LL MIOUMT�D'SFl1_V�3,riMtJRCS,
NdD fITTIN6�5,CVBi Y'FOi Y'IORK IS TO CE DOPE D1'd"f�!DIIlEG1LY. GOORDINATL`YIORK N
�oc.�roKS wi�►+ow+ee,�v ves�
n. re,�a�srwr��c�oR voo+es,w�ru�s.
ID. G/V�K OR 07FCRYrI'.fE'JGAL AROI�ID/1t.L GPDiINB�S TO MITIbA1'E it�ILT1�ATiON,INGLWIN6
d!T NOT LIMIT�TO EX1tRIOR.IOINTS NtGUND YWNDOY'lS MID DOOR rRM�lS.DETY'QT!� E
rL/►TZS/M1D rLOORS,AT EXT�RIOR WALl IHTR'SEG110l1S,4ND GOR!l9CS,I1PC CC7Y'@4�t
EM�CIOR WALL rIJBS.
1�. Q�lI�L GONTRAGTOR'SFIN1 VERlrY THAT ALL Y'IORK ON 1FE EXTC!!OR Of TFE
PRO.EGT I'.5 WATfltT16HT. N1 JOINT'S E��D TO TF�G.�FlNT'S 31iALL OE TL�'STCD!"OR
WATC!TI6HTt�l�x�r PRlOR TO��iTANT1AL GOM�LETId1
so. neav�ve�ia�ne wh+i�vinu�c�orcnec�v�u.vea o���eu�e^t.�wuwa�
OR TFE TFCJlM103TATG MIXINQr VAL.VL'TYI'E f�GR GPG 4�0. 3FIOY'!,R YWALLS TO DE NARD,
MONAC601�DBiT SUR�AG!',0�2'R A M0151URE RC316TMIT l�LAYh�iT TO A FEI6HT Of
'TZ INGf�S ADOV�TFE DRAIN IF�ET AND�IF1'G�MlHT DOARD�UD6TRAT�I'ORTIL.E
I�LIGATION/�S P6!GITY IiEQJIR&�B1T5. SFIOY'ER TO PR01/IDE A MIWFUM INTERIOR
rLOOR/�REA Of 1024 3GtiJNtE IfY.FlS GM/1DLE Of QiGOP�/1661Nb/►'30-INGH DIAFETL'R
GIRGLE R'It C�G 41Z.'1.
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Z2. TFE LOAD RC91'3TNrGE OF 6{.IL'+6 UNDER UWFORM L4AD 3HN.L OC DGTZRMII�IN
K.GORD�MIC.E YWT1f/�61M E IDOO.
�3. TFE MIWMJM ItT AREA OF UND�iFi.00R 5P/rGE V@�ITILATION.�FIAI.L NOT BE LE56 TWW
11iE fLOOR IiREM?O/1S PG!GRG R406.1.
�4. /IGGE�.�6� L BE PROVIDB7 TO ALL UNDL•it-FLOOR SPAGES. T}E FLGOR AGGE55
3Nr�LL OE A MIWMJMI I8'X�4'/VdD OrB�IN6�S TFROIJ6�M I�rGRIPlRf!Y'IALL 3HN1 DE NOT
Lt56 THMI ib'dY Z4'A6 PB!GRG R�iOb.4.
ZS. Yi00D JOIS?'6 OR TF�DOTTOM Of'A MIDOD 6T1l1JGTURAL fLOOR GLO�S�R TNIW 18'OR
Y'IOOD 61RDEliS GLASEit THNi IZ'TO TFE E�OE�ED GRAY'L SPAGE SFIALL BE PRESbI�iE
7REAT�OR NAT111lI�LLY DUIlACLE TO D6GAY AS P�!GRG RSIZ.I N.
Zb. /V.L Y'IOOD FRAMN6 hQ�CeiS THAT REST ON GONGREI'�OR MI�60NlY EXTCtlOR
FOUNDATION WALLS MID I�RE LE55 THIW 8'TO TFE E�.+�dROUND 5HN1.BE PRE56UiE
TRtATED OR NATURI�LLY DUtABLE TO OCGAY AS�It GRG R'11?.I(?J.
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DI!lEGT GOHTAGT WITH TFE 6RGlMD MC7 61ROBt3 WITN LE3�3 TNAN 14'GLEARMIGE TO
MA60NeY NrD GONGRETE e 8E PRE5�lJRE TREAT�OR NATUi/1LLY DI�tI�B{.E TO
D6GAY AS�GRG R'31�.1(bi4).
?b. �ICLD-C.!lTTIN6 CNDS,NOTGFlS AND DRILL�FIOLES Of�VAT1VE-TREIdZD
Y'IOOD 3H/1L.L OE TIe�AT�IN TfE fldD IN I�Gr.ORDANr.�WITH N"rA M4 AS rGl!C�RG
RSI?-1.1.
�1. A 6Nt/16E SHALL NOT DE ORT1 INTO MIY ROOF�f U°.�O�OR'3L�'1'INb/�'S PGR GRG
�3.
'JO. 3LSrIN6 RDOP45 MJST FI^VE A WINDOY�OR EXTZRIOR DOOR fOR Ni�MlRb�NGY E�T,
61LL Fl16kT NOT h401lE 11iAN 44 INC�1#S/�DOVE TF!PLOOIR S.7�Q fT Of O!'Ni/1Dlt NlE/1,
�4 INC.FL'S GI..EN!OrEWN6 hE16MT,70 IMIGFES GLEAR OPB�IN6 WIDTN NdD'.fF1ALL OPBt
DIRCGTLY INTO A rl�LIG STRECT,N1CY,YARD,OR EXIT GOUIlT M�t GRG
Iq10.1-RSIO.I.'3.
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GN 6
DISCLAIMER:
SMP ENGINEERS OR ITS OFFlCERS OR AGENTS SHALL NOT BE RESPONSIBLE FOR THE
ACCURACY OR COAIPLETENESS OF ELECTRONIC COPIES OF THIS PLAN.
NOTE:
THIS MAP REPRESENTS TOPOGRAPHY OF THE SURFACE FEATURES ONLY. UNLESS
SPEqFlED ON THIS MAP,LOCATIONS OF THE UN�ERGROUND UTIL1TiES ARE NEIiHER
INTENDED NOR IMPUED.FOR THE LOCATIONS OF UNDERGROUND Ui11JTIES CALL'USA'
(1-800-642-2444).SURFACE FEANRES ARE LOCATED BY MEANS OF A STATION AND
OFfSET fROM 1HE CONiROL L1NE
BASIS OF BEARINGS:
THE BEARING N 00'DO'00'E OF THE CENIERLINE OF ORANGE AVE.,AS SHONM ON CERTAIN
RECORD OF SURVEY MAP,RECORDED IN BOOK 490 OF MAPS AT PAGE 43,SANTA CLARA
CWNTY RECORDS,WAS USED AS THE BASIS OF BEARINGS SHOWN ON 1HIS MAP.
REFERENCED ASSUMED B.M:
TOP OF SANITARY SEWER MANHOLE LOCAiED IN ALMADEN AVE.,DISTANT THERON 52'f EASIERLY
FROM NORTHWESTERLY PROPERTY CORNER EL:100.00'
NOTES:
1. ALL DIMENSIONS ARE GIVEN IN FEET AND DECIMALS THEREOf.
2. THE GRaSS AREA OF LAND OF RECORD IS 4,552 SQ.FT.t
3. THE SURVEY WAS BASED ON A GRANT DEED DOCUMENT�21287671 BY FlDELITY NATIONAL
T1TLE COMPANY DATED JULY 20,2011,RECORDED IN SANTA CLARA COUNTY.
4. ALL EXISTING BUILDINGS ARE WOOD.
5. ALL EXISi1NG fENCES ARE WOOD.
6. FOR PRECISE SPECIES OF TREES A CERiIFIED ARBORIST SHALL BE CONSULTED.
7. THIS DRANANG REPRESENTS A TOPOGRAPHIC SURVEY PREPARED IN CONFORMANCE WITH
THE REQUIREMENTS OF THE LAND SURVEYORS ACT.THE PROPERTY UNES SHOWN HEREON
ARE COMPILED FROM RECORD DATA AND REPRESENT THE BEST GRAPHICAL FIT BETWEEN
RECORD INFORMATION AND THE TOPOGRAPHICAL FEAiURES SURVEYED AND SHOULD NOT
BE RELIED UPON OR USED FOR ANY OTNER PURPOSES.PURSUANT TO 1HE CLJENT'S
DIRECTION A BOUNDARY SURVEY WAS NOT PERFORMED AT THIS iIME WHICH MAY HAVE
DETERMtNED THE ACiUAL PROPERTY LINES.
C�C. :�e o� -�:j
����-�d�i��y.y:� ~�l.`-.:e!k,,.,...�!.��«�.`(-�� ` r" ."7-'�J..
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Scole:
SMP ENGINEERS ' - ��
Prepored by.
S.P.
21810 ALMADEN AVE CIVIL ENGINEERS-LAND SURVEYORS Checked by
S.R.
CUPERTINO, �ii� 1534 Carob Lane Los Altos, CA 94024 oace:
Tel. (650) 941-8055 Fax (650) 941-6755 APRIL 26, 2ot2
APN:357-15-034 Projecl No:
212XXX
Sheet No:
TOPOGRAPHIC MAP
T-1
LEGEND:
-- PROPERTY LINE
— — EXISTING LOTS
— CENTERLINE
.. .. ..... SANITARY SEWER LINE
STORM DRAIN L1NE
_._ .._..... OVERHEAD POWER LINE
^ WOOD FENCE
pa WATER METER
ABBREVIATIONS:
AC ASPHALT
CB CATCH BASIN
CO CLEAN OUT
DW DRIVEWAY
EB ELECTRIC BOX
EP EDGE OF PAVEMENT
FH FIRE HYDRANT
GM GAS METER
LP LIGHT POLE
PP PONIER POLE
SDMH STORM DRAINAGE MANHOLE
SSMH SANITARY SEWER MANHOLE
VG VALLEY GUTTER
WM WATER METER
SCALE 1'=10'
GRAPHIC SCALE
�o o s �o x a
(IN FEBP)
1 inch�10 ft
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RBdOVCD SING�IT WOI�D�E IH TFE RIQ�FIT O�WAY. /V.L OT1i:R RNGIN6
MYTFNN Tt�E 20 fOOT rROK�xTC+�GK NtEA WILL ��D TO CE RG7UGCD TO
9�T,INGI.UDIN6 TFE EXI'STINb rCtiC.INb ON T1!'SIDE rItORR1'Y LiflS
Y1171NN TFC�O f00'T PROflT 3�TDKi1G AIlEI�
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ROAD,Y'tlTFIOUT I'IR'lT OdTAIWIN6 AN B�IGROi�G�N�lTtf�6V��1T IJd�dY
TH�D�Id�Tl�'F1T OF ROADS MID NRrIORT'3
D. EXISTIFIb WI1Tfl�36MG�IS 3U'rIGICNT FOR N6"l ADDITIOWGONV�RSION
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