R-2014-11b OFFICE OF COMMUNITY DEVELOPMENT
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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�cupertino.org
May 15, 2014
TDH Design
Attn: Tri Hong
19034 Bonnett Way
Saratoga, CA 95070
SUBJECT: TWO STORY PERMIT AND MINOR RESIDENTIAL PERMIT ACTION LETTER—
Applications R-2014-11 and RM-2014-12
This letter confirms the decision of the Director of Community Development, given on May 15, 2014,
approving a Two-Story Permit (R-2014-11)to allow the construction of a new 2,293 square foot, two-
story single family residence and a Minor Residential Permit (RM-2014-12) to allow a second story
balcony on the new residence, located at 18601 Starrett Court with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "New Residence, Elisabeth Xu, 18601 Starrett Court,
Cupertino, CA 95014" consisting of 7 sheets labeled "A1 to A5 and a survey and topographic map,
dated "Received Apri111, 2014",except as may be amended by conditions in this resolution.
2. ACCURACY OF THE PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including but not
lunited 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. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Works Confirmation form,
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.
4. 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.
Two-Story Permit&Minor Residential Permit Action Letter Page 2
R-2014-11&RM-2014-12
5. 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 Departxnent
prior to final occupancy of the residence.
6. 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.
7. 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.
8. 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.
9. INDEMNIFICATION
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 acHon with
attorneys of its choice.
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.
Two-Story Permit&Minor Residential Permit Action Letter Page 3
R-2014-11&RM-2014-12
Please note that if this permit is not vested within a year, it shall expire on May 15, 2015.
Staff has made all the findings that are required for approval of a Two-Story Permit and Minor
Residential Permit as required by Cupertino's Municipal Code, Chapter 19.28.150 (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.
Sincerely
�
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Gian Paolo Martire
Planning Department
408-777-3319
gianm@cupertino.org
Enclosures:
Approved Plan Set
CC:Elizabeth Xu, 19726 Saint Ann Ct.,Saratoga,CA 95070
NOTES:
1. GROUND IS TO SLOPE AWAY FROM FOUNDATION 5%fOR A DIS�.,...,t OF 10 Ff AWAY FROM THE BU�LDING;IF 10 Ff.CANNOT BE MEET.PROViDE SWALES.PROVIDE 2%
SLOPE IF IMPERVIOUS SURFACE IS USED.SECTION R 401.9 OF 2010 CRC.NO CONCENTRATED FLOW ACROSS THE RIGHT-0E-WAY.NO ORAINAGE ONTO NEIGHBORING
PROPERTIES.AlL DRAINAGE TO LANDSCAPE.
2. RE�UIRED SETBACKS MAY REQUIRE CERTIFlCATION BY THE CITY OF CUPERTINO PRIOR TO FOUNDATION INSPECTION.
9. APPROVAL OF THESE PLANS DOES NOT RELEASE THE ONRJER ANDIOR CONTRACTOR OF THE REPONSIBILfTY OF THE CORRECTIONS OF M�STAKES,ERRORS,OR OMISSIONS
CONTAINED THEREIN.IF DURING THE COURSE CONSTRUCTION IMPROVEMENTS.PUBLIC INTEREST REQUIRES A MODIFICATION OF/OR A DEPARTURE FROM THE CITY OF
CUPERTINO SPECIFICATION OR THERE IMPROVEMENT PLANS:THE CITY ENGINEER SHALL HAVE 1HE AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO
SPEqFY THE MANNER IN WHICH THE SAME IS TO BE COMPLETED.AT THE SOLE E)(PENSE Of THE OWNER ANDIOR CONTRACTOR,
4. CONTACT PUBUC WORKS,(408)777-3104,FOR INSPECTION OF GRADING,STORM DRAINAGE,AND PUBLIC IMPROVEMENTS.
5. ALL PUBIIC IMPROVEMENTS MUST BE COMPLETED PRIOR TO OCCUPANCY.
6. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND INSURING THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN CONDITION.
7. CONTRACTOR SHALL REVIEW CITY DETJUL 6-4 ON TREE PROTECTION PRIOR TO ACCOMPLISHING ANY WORK OR REMOVING ANY TREES.
8. UTILIZE BEST MANAGEMENT PRACTICES(BMP'S)AS REQUIRED 8Y THE STATE WATER RESOURCES CONTROL BOARD,FOR ANY ACTMTY,WHICH DISTURBS THE SOIL.
9. TO INITIATE RELEASE OF BONDS.CONTACT THE PUBUC WORKS INSPECTOR FOR FINAL INSPECTION.
10. ALL DOWNSPOUTS TO BE RE�EASED TO THE GROUND SURFACE,DIRECTED AWAY FROM BUILDING FOUNDATIONS AND DIRECTED TO UWDSCAPED AREAS.
i t. PRIOR TO BEGINNING ANY WORK WITHIN THE PUBLIC RIGHT OF WAY,THE CONTRACTOR WILL BE RESPONSIBLE FOR PULLING AN ENCROACHMENT PERMfT FROM THE
PUBLIC WORKS DEPARTMENT.
12. INSTALL NEW PROPERTY UNE CLEANOUT(PROPERTY LINE CLEANOUT MUST BE'MTHIN 5 FEEi OF THE PROPERTY LINE).CLEANOUT SHALL BE THE SAME DIAMETER AS THE
STREET PORTION OF THE SERVICE LATERAL(GRAVITY LATERAL IS 4'DIAMETER MINIMUM)SEE SRE PLAN FOR LOCATION.
13. VIDEOTAPE INSPECTION OF THE EXISTING/NEW PROPERTY LINE CLEANOUT,POINT OF CONNECTION AND STREET L4TERAL IS REQUIRED PRIOR TO PASSING THE CfTV
CUPERTINO FlNAL INSPECTION.OWNER TO CALL DISTRICT 48 HOURS PRIOR TO VIDEO INSPECTION TO SCHEDULE A DISTRICT INSPECTOR.DISTRICT TO PROVIDE BUILDING
DEPARTMENT WITH WRITTEN NOTIFICATION UPON COMPLETION OF INSPECTION.
14. AN APpROVED BACKFLOW DEVICE tS REQUIRED;VERIFY EXISTENCE AND SERVICEABILIN(IAPMO OR UPC APPROVED).THE BACKFLOW DEVICE WILL BE INSPECTED BY A
DISTRICT INSPECTOR AT THE TIME OF VIDEO INSPECTION.DISTRICT TO PROVIDE BUILDING DEPARTMENT WITH WRITTEN NOTIFICATION UPON COMPLETION Of INSPECTION.
15. If STREET DEDICATION IS REQUIRED.STREET POTION OF EXISTING SANITARY SEWER LATERAL IS TO E7(TENDED TO THE NEW PROPERTY UNE LATERAL PERMIT WILL ONLY
BE(SSUED TO LICENSED UNDERGROUND CONTRACTOR REGISTERED TO WORK IN THE CUPERTINO SANITARY DISTRtCT.INSTRUCTIONS FOR CONTRACTOR'S REGISTRATION
CAN BE FOUND ON OUR WEBSITE YNNW.CUPERTINOSANITARYDISTRICT.COM UNDER DOCUMENTS.
16. STORM WATER FROM SURFACE OR ROOF�RAINS,OTHER GENERAL SURFACE RUNOFF WATER OR CONDENSATION FROM ANY RESIDENTIAL HVAC EQUIPMENT SHALL NOT
BE DISCHAR6ED TO THE SANITARY SEWER.
17. A HOLD WILL BE ADDED ON THE FINAL INSPECTION OF THE PROJECT FOR THE PROPERTY OWNER TO RECORD A COVENANT WITH SANTA CLARA COUNTY INFORMING
FUTURE PROPERTY OWNERS OF THE SETBACK RESTRICTIONS ON THE PROPERTY,PER CONDfTION#4 OF PLANNING DMSION ACTION LETTER DATED 12/20/10.PLEASE
CONTACT THE PLANNING DNISION IN ADVANCE TO DRAFT THE COVENANT DOCUMENT.
18, OVERHEAD UTIUN SERVICES TO BE RELOCATED UNDERGROUND.EXISTING OVERHEAD UTILIN LWES SHALL BE REMOVED AND UNDERGROUNDED TO NEW SERVICE
POINTS.ALL NEW ELECTRICAL SERVICE(POWER,PHONE.ANDIOR CABLE)SHALL BE UNDERGROUNDED.
19. CURB,GUTTER 8 SIDEWALK SHOULD CONFORM TO EXISTING IMPROVEMENTS ON EACH SIDE Of PROPERTY FRONTED
20. EXISTING AC PAVEMENT TO BE SAW CUT 1'FROM NEW LIP OF GUTTER.
21. PLEASE SEE SURVEY PLAN FOR ADDITIONAL INFORMP,TION.
22. A WORK SCHEDULE OF GRADWG AND EROSION 8 SEDI HALL�E�PROVIDEGTO THE�ITPER�IFJEER�APAUGUSTiS.NO F�TSIDE S
PERFORMED BETWEEN OCTOBER 1 TO APR1L 15.
23. TO INITIATE RELEASE BONDS.CON7ACT THE PUBLIC W RKS INSPECTOR FOR FINAL INSPECTION.
24. CONTRACTOR'S RESPONSIBIUTY TO VERIFY ALL UNDE ROUND UTiLITIES.
25. PER PUBLIC WORKS CONFIRMATION FORM.APPLICANT HALL CONSTRUCT CUR81 GUTTER,SIDEWALK,DRNEWAY APPROACH AND APPROPRIATE ROADWAY PAVEMENT
ACROSS FRONTAGE PROPERTY PER CIIY STANDARD D AILS.THESE IMPROVEMENTS SHALI BE DES�GNED BY A REGISTERED CML ENGINEER AND WIIL REQUIRE A
TOPOGRAPHIC SURVEY TO ESTABLISH HORIZONTAL AN VERTICAL POINTS.THE TOPOGRAPH�C SURVEY NEEDS TO EXTEND MINIMUM OF 100 FEET BEYOND PROPERTY
CORNERS TO ENSURE PROPER DRAINAGE AND TO THE ENTERLINE OF THE STREET TO ENSURE THAT THE MINIMUM 2%TO MAXIMUM 5%ACROSS SLOPE IS MAINTAINED.
DESIGN SHALL INDICATE LIMITS OF AC CONFORMS TO ISTING ROADWAY PAVEMENT,I.E.,SHOW SPOT ELEVATION ALONG SAW CUT.CNIL ENGINEERSHALL DESIGN
DRlUNAGE TRANSITION FROM THE NEW CURB AN�GU ER TO THE EXISTING ADJACENT ELEVATIONS.IF POSITNE DRAINAGE CANNOT BE ACHIEVED,A STORM DRAIN INLET
SHALL BE INSTALLED AND CONNECTED TO THE EXISTIN STORM DRA�N LINE ON S.FOOTH�LL BLVD.
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1.Onveway concrete th�clmess:Residu�ticl-5°.Cammercid ond irWusirial-6`.
2.On.e pound af dispersing bkrk shall 6e mixed wi!h eoch a�t yord of co/xrete at the
batch ptont.
�3.Sidewafks,curbs and gur.r.rs shdl be Gass"B"(5 mckr per cubic yard)as per Stondord
Specifitation ond shali cttatn a sirugth 3,000 pJ.i,in 2B days.
4.Sidewaik fuish shall be cem�s!brush type. �
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NEW RESIDENCE
ELISABETH XU
18601 STARRETT COURT,CUPERTINO,CA 95014
THIS PROJECT SHALL COMPLY WRH
2013 CALIFORNIA BUILDING CODE(C.B.C)
2013 CALI�ORNIA MECHANICAL CODE(C.M.C)
2013 CAUFORNIA PLUMBING CODE(C.P.C)
2013 CALIFORNIA ELECTRICAL CADE(C.E.C)
2013 CALIFORNIA RESIDENTIAL CODE(C.R,C.)
CALIFORNIA ENERGY CODE
CALIFORNIA GREEN BUIIDING CODE
LOCAL CITY ORDINANCE
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PROJECT DATA
ASSESOR'S PARCEL NUMBER: 775-51-050
PROJECT ADDRESS: 18601 STARRETT COURT
CUPERTINO,CA 95014
PROPERTY OWNER: ELISABETH XU (408)821-2533
19726 SAINT ANN COURT
SARATOGA,C0.95070
PROJECT CONTACT PERSON: TRI HONG,(408�829-6083 tdhdesign(dhotrna�.can
19034 BONNET WAY, SARATOGA, C0.950�0
PROJECT SCOPE OF WORK: DEMOLISH EXISTING SINGLE STORY OF 1,263 S.F.
LMNG AND 360 S.F.CARPORT.
PROPOSED TO CONSTRUCTED A NEW TWO STORV HOME
WITH ATfACHED TWO CAR GARAGE.
EXISTING ZONING: R-15
OCCUPANCV: R3-U
NPE OF CONSTRUCTION: V-B FULLYSPRINKLERED
EXISTING USE: ONE STORY SINGLE FAMILY RESIDENCE
AGE OF STRUCTURE: 47 YEARS
PROPOSED USE: TWO STORY SINGLE FAMILY RESIDENCE
GROSSMET LOT SIZE: 5,100 SQ.FT.(.117 ACRE)
GARAGE AREA: 476.78 SQ.FT.(SL4B ON GRADE)
4 w v- FIRST FLOOR LNING AREA: 1.099.55 Sa.FT.(RAISED FLOOR)
�� TOTAL FIRST FLOOR AREA 1,510.33 SQ.FT.
__w_�__�__ SECOND FLOOR LMNG AREA: 783.39 SQ.FT.(51.9%OF FIRST FLOOR AREA)
TOTAL FLOOR AREA: 2.29372 SQ.FT.(2,295 SQ.FT.MAX.)
FLOOR AREA RATIO=TOTAL FLOOR AREA/NET LOT AREA
=2.293.72 S�.FT./5,100 SQ.FT.
•0.4497•44.97%<45.00%(MAl(.)
COVERED PATIO AREA= 315.66 Sa.Ff.(SLAB ON GRADE)
COVERED PORCH AREA= 183.83 SQ.fT.�SLAB ON GRA�E)
GARAGE AREA= 416.78 SQ.FT.(SLAB ON GRADE)
FIRST FLOOR LNING AREA= 1,093.55 SQ.FT.(RAISED FLOOR)
(N)SWALES SIOPE FIRST FLOOR BAY WINDOW= 6 SQ.Ff.
FIREPLACE AREA= 10 S�.Fi.(RAISED FLOOR)
EAVES AREA:213'x 7'-2°= 248.5 SQ.FT.
TOTAL COVERED AREA= 2,274.32 S�.FT,f2.550 SQ.FT.MAX.)
LOT COVERAGE AREA=TOTAL COVERED AREA/NET LOT AREA
=2.274.32 SQ.FT./5,100 SQ.FT.
•0.4459=44.59%<50.00%(MAX.)
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PROPERTY LINE
CONSULTANTS LIST
DESIGNER STRUCTURALENGINEER
TDH DESIGN WESLEY LtU ENGINEERING
19034 BONNET WAY 7246 SHARON DRNE#0
� SARATOGA,CA 95070 SAN JOSE,CA 95129
408.829.6083 408.973,1839
= TDHDES�GN�HOTMAILCOM WESLEYLIU(ajYAH00.COM
� ENERGY CONSULTANT CNIL ENGINEER
CAF2STAIRS ENERGY CALC. LC ENGINEERING
904 EVERT COURT 12910AIQAND ROAD
� PASO ROBLES,CA 93446 SAN JOSE,CA 95112
805.904.9048 408.80fi.7187
TIMMYCARSTAIRS�YAHOO.COM NLE�LCENGINEERING.NET
� GENERALNOTES
g 1. ALL WRITTEN D�MENSIONS SHALL OVER TAKE PRECEDENCE OVER SCALED OIMENSIONS.
�PROPERTY LINE 2. ANY DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF TDH DESIGN PRIOR TO
COMMENCING.
- 3. VERIFY LOCATION OF 11TILIT�ES AND EXISTIN�CONDRIONS AT SITE PRIOR TO
�S CONSTRUCTION BIDDtNG
'ER 4. CONTRACTOR ASSUMES fULL RESPONSIBfLITY FOR METHOD AND MANNER OF
CONSTRUCTION AND FOR ALL JOB SITE SAFETY DURING CONSTRUCTION.
NOTE: 5. GROUND IS TO SLOPE AWAY FROM FOUN�ATION 5%FOR A DISTANCE OF 10 Ff AWAY
1. GROUND IMMEDWTELY ADJACENT TO THE FOUNDATION �OM THE BUILDING:IF 10 FT.CANNOT BE MEET.PROVIDE SWALES.PRONDE 296 SLOPE
SHALL BE SLOPE AWAY FROM THE BUILDING NOT LESS IF IMPERNOUS SURFACE IS USED.SECTION R 401.3 OF 2010 CRC.
TFiAN 5%SLOPE AT A MIN.DISTANCE OF 10 FT. 6. SEPARATE PERMRS ARE REQUIRED FOR OCCUPANCY AND ALL FUTURE TENANT
IMPERVIOUS SURfACES WRHIN 10 FT OF THE BUILDING IMPROVEMENTS,SEPARATE PERMITS ARE REDUIRED FOR MECNANICAL,ELECTRICAL&
FOUNDAl10N SHALL BE SLOPED 2Yo AWAY FROM 11iE p�UMBING WORK.
BUILDING.DIRECT ONSITE DRAINAGE THROUGH 7, q�L WORK APPLIANCES AND E�UIPMENT SHALL COMPLY WITH C.E.0 TRLE 24
LANDSCAPED SWALES TO THE PUBLIC RIGHT-0E-WAY. RES�DENTIAL ENERGY STANDARDS.
CROSS LOT DRAINAGE IS NOT PERMITTED. 8. THE BUILDER SHALL PROVIDE THE BUILDING OWNER,MANAGER,AND THE ORIGINAL
2. FLOW LINES SHALL BE MIN.0.5'SLOPE ON CONCRETE OCCUPANTS A LIST OF THE ENERGYSAVING CONSERVATION FEATURES DEVICES,
- AND 196 SLOPE ON LANDSCAPE.TERMINATE FLOW LINES MqTERIALS,AND COMPONENTS MSTALLED IN THE BUILDING,AND INSTRUCTIONS ON
A MIN.OF tOFT.BEHIND THE BACK OF SIDEWALK FOR HOW TO USE THEM EFFIqEN1LY,SUCH FEATURES INCLUDE HEATING,COOLING.WATER
, WATER SURFACE FLOW TO STREEf. HEATING,AND LIGHTING SYSTEMS,AS WELL AS INSULATION,WEATHER STRIPPING
3. THE TRANSITION OF CURB AND GUTTER AT THE NORTH WINDOW SHADES,AND THERMAL MASS MATERIALS,THE INSTRUCTIONS SHALL BE
EAST CORNER OF THE PROPERTY SHALL BE AC.THE CONSISTENT WfTH SPECIFICATIONS BUT FORTH BY THE EXECUTIVE DIRECTOR.
I STANDARD CURB AND�UTTER SHALL BE SETBACK AT g, OBTAIN A DEMOLRION PERMIT AT THE CUPERTINO BUILDING DEPARTMENT.PROVIDE
ABOUT A FOOT FROM THE PROPERTY UNE TO A�L NECESSARY DOCUMENTS AS STATED IN THE DEMOlITION PERMR PACI�T WHICH IS
TRANSRION INTO AN AC CURB AND GUTTER T11AT WILL qVAILABLE ON-LINE(ALSO KNOW AS THE PROCEDURE CNECKUST FOR DEMOLITION
CONNECT TO THE V-DITCH.THE STANDARD CONCREfE pERMITS)FOR EXAMPLE,PG&E SHUTOFF,J-NUMBER FOR ASBESTOS REMOVE FROM
CURB AND GUTTER SHALL NOT BE MODIFIED IN FORM. BAY AREA AIR�UALITY MANAGEMENT.PEST CONTROL ETC.
4. THE OFFSITE IMPROVEMENT PLAW SHALL SHOW/LLL
PROPOSED WORK IN THE PUBLIC RIGHT OF WAY,E.G. S H E ET 1 N D EX
S�DEWALKS,CURB AND GUTTER,DRNEWAY APPROACH,
UTILITY BOX RELOCATION,METER RELOCATION,UTLITY ARCHITECTURAL
POLE WANING SIGNS,SMALI BOX,ETC. M1 TI1tE SHEET,8 SITE PLAN
5. SEWER CLEANWT SHALL BE RELOCATED AWAY FROM p.2,� PLANTING PLAN 8 NEIGHBORING ELEVATION
POSSBLE CONFLICTS WITH VEHICULAR TRAFFIC. A-22 DEMOLRION PLAN&SQ.FT.CALC.DIAGRAM
A•3 FLOOR PL4NS
Ad ELEVATIONS
NOTE:APPLICANT SHALL A'5 ROOF PLAN,SECTIONS 8 DEfA�S
C-0 SURVEY PLAN
�-(N)ELEC.LINE
DRNEWAY APPROACH ANO THAT NEW
������K DRNEWAY WILL BE CONSTRUCTED PER
CfTY STANDARD DRAWING 1-20.DRNEWAY
CG 2.EXISTING OVERHEAD UTILITY LINES
SMALL BE REMOVED AND UNDERGRW NDED �
TO NEW SERVICE POINTS.
3.UNDERGROUND ALL NEW FIECTRICAL NORTH
SERVICE(POWER,PHONE,AND/OR CABLE)
STARRETT COURT
PAY A 5338 7REE PLANTING
COSTS AND SUBMIT THE
'STREET TREE PLANIING
REQUEST'FROM TO THE
CITY.IHE CITY FIELD
CREW WILL PROVIDE A
STREET TREE FROM THE
CITY'S'APPROVED
STREETTREE UST'AND
PLANT R WITHIN THE
PUBLIC RIGHT-0E-WAY.
LEGEND
0 FIRSTFLOORAREA
C�� SECONDFLOORAREA
� SWALE SLOPE
� DOWN SPOUTS wl(N)CONCRETE
SPLASH BIOCK LOCATION
SITE PLAN S�E:,��-,�-0•
VICINITY MAP
.�, .
P 3.
"�.
e1 ' st�
fr � � ��:
� �
�a u ,�
,��� �,.>st �
� �>i.�1 if,
����
'� ���.#� ; r�t:
.1,n ii3 ie4H � rJi2K.!!�.��� � .
��:. �nr,����x:
y�. �., . .^ .
�: k^, . �f.:, ;G: .
S ` Y'
... :NC�IRTH
DRAWN
LOC HUA
CHECKED
TRI HONG
DATE
FEBRUARY,2014
SCALE
AS SHOWN
JOB
012-146-11
SHEET
A-1
� __
�
�
(
�
�__
�
I�
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SECTION DIMENSIONS AR�EA �
A 16'�6'X 17•10' 272 SD.FT. /
9 2'�'X 12'-10' 32 SQ.FT.
C 5-0'X 19-0' 95 SQ.FT.
D 16-10'X 4'-0' 87 SQ.fT.
E 5,'-0'XS-0' 2us°.�. LEGEND �
F 3'-0'X iT-0' S1 SQ.FT. /
G 3'-0'X 23'-0' 89 SO.FT. /
H 3'-0'X 23'll' 89 SQ.FT. � LANDSCAPE AREA
TOTAI IANOSCAPE AREA: 850 S�.FT.12500 SQ.FT.MNC)
1 7B'6'X 17•t0' 212 S�.FT. � TURFILAWN AREA /
2 2'E'X 12'-10' 34 S�.FT. �
TOTAL TURF ARENLANM ARFA 214 SO.FT.�1,250 SOFT.MAX)
255SQ�FT.11,314S�.FT.=0-1547�19.41%<25%MAX - -_ --�
DETAILSDESIGNOF STARRETT COURT
FRONTAGE IMPROVEMENTS. �
NORTH
PLANTING PLAN S��E:,re�=,�-0•
�Appiicafii�;���_ �-�i�-i�
emmac�
RM Application ,���;��-�
Approval Dat� -�_
Signature �
(Ca�Mananarl �-" � -
18611 18601 10415
NEIGHBORING ELEVATION S�E:,,B•-,��
TREE PROTECMIN DURING CONSTRUCTION.
PROTECTED TREES DESIGNATED FOR PRESERVATION SHALL BE PROTECTED�URING DEVELOPMENT OF A
PROPERIY BY COMPUANCE WITH THE FOLLOWING,NMICH MAY BE MODIFIED BY 1HE PUNNINC DIRECTOR:
A PROTECiNE FENGNG SHALL BE INSTAI.lEO NO CL0.SER TO TNE TRUNK TWW THE IXtIPLINE,ANO FAR
ENOUGH FROM 7NE 7RUNK TO PROTECT TNE INTEGRfTY OF THE TREE.THE FENCE SHALL BE A MINNAUM OF
FWR FEET IN HEIGHT AND SHALL BE SET SECURELY IN PLACE.THE FENCE SHALL BE OF A STUROY BUT
OPEN MATERIAL(LE.,CHAINUNK),TO ALLOW VISIBILITY TO THE TRUNK FOR INSPECTIONS AND SAFETY.
THERE SHALL BE NO STORAGE OF ANY KIND WfTHM THE PROTEC7IVE fENCNG,
B. THE EXISTING GRADE IEVEL AROUN�A TREE SHPLL NORMALLY BE MAINTAINED WT TO THE DRIPLINE
OF THE TREE.ALTERNATE GRADE LEVELS MAY BE APPROVE�BY THE PLANNING DIRECTOR
C.DRAM WELLS SHALL BE INSTALLED WHENEVER IMPERVIOUS SURFACES WILL BE PlACEO OVER THE
R00T SYSTEM OF A TREE(TNE R00T SYSTEM GENERALLY EXTENDS TO THE OUTERMOST EDGES OF THE
BRANCNES).
0.TREES THAT HAVE BEEN DAMAGE�BY CONSTRUCTION SHALL BE REPA62ED IN ACCORDANCE WITH
ACCEPTED ARBORICULTVRE METHODS.
E. NO SIGNS,WIRES,OR ANY OTHER OBJECT SHALL BE ATTACHED TO THE TREE.
F. PLEASE SEE ADDITION ADDITIONAI TREE PROTECTION 11A!OF MUNICIPAL CODE IF NEC.
TREE LEGEND
NEW PLANT SIZE �UANTITY
t. HEMERCALLIS VAR'S I DAYLRLY 5 GAL
2. ITALIAN CYPRESS 5 GAL
7. CUPRESSUSSEMPERVIHEK$-fiALIANCYPRE55 15GAL
4. ANEMONE X HYBRIDA 1 JAPANESE ANEMONE i Gf�1
5. MUHLENBERBIA CAPILLARIS/PINK MUHLY 1 GPL
6. 24'60X E.BIRCH TREE
EXISTING PI.ANT SIZE �VANTITY
7. FRUR iREE 10' 1
B, FRURTREE 6' 1(REMOVE)
9. MAYTEN STREET TREE 3' 1
NOTES
• Y THICK LAYERS OF BARK MULCH WILL BE PLACE IN ALL SHRUB 8 GROUNO COVER AREAS.
• LAWN TO BE OWAitF TALL FESCUE MIX 500.
• WATER CONSERVING AUTOMATIC IRRIGATION SYSiEM FOR ALL PIATING AREAS.
PLANTING NOTES
11. TFiE PLANTING IS DNGRAMMAIIC ONLV.THE EXACT LOCATION OF PLANT MATERLIL SHALL BE
OETERMINED IN THE FELD.
12. THE CONTRACTOR SHALL YERIFY THAT THE SOIL TO BE PLANTED iS NATNE,AND FREE FRCM ANY
FOREIGN MATERIALS OR SUBSTANCES.
13. TAL ALL NEYY PIANTiNG AREAS TO A DEPTH OF 8'AND REMOVE ALL WEEDS,STICKS,STONES OVER}'
DNMETER,ANO ANY OTHER MATERIAL NMICH WOULD BE HARMFUL TO PLANT GROWTH.
14. ALL NEW PIANTING AREAS SHALL RECENE A Y LAYER OF NITROGEN FORTIf1E0 W000 RESDUAL 711L
IN TO A DEPTH OF G AND FME GRADE.
15. ALL PLANT MATERIAL SHALL RECENE'AGRIFORAf FERTLIZER TABLETS AT TNE TIME OF PLANTING,
INSER7ED IN 7HE BACKFLL MIX AT MALF THE DEPTH OF THE ROOTBALL TABLET�UANTITIES AND SIZE
AS INDICATED ON THE PLANTING DETAILS.
16. AFTER FINE GRADING,AND PLANTBJG,(PRIOR TO TOP DRESSWG WITFi MULCH)A PRE�MFRGENT
HERSICIDE SHALL 9E APPLIE�AT A RATE AND METHOD RECOMMENDED BV THE PROOUCT
MANUFACTURER SPREAD AS A TOP DRESSNlG,A 2'LAYER Of NRROGEN FORTIFlED BARK(LARGE).IN
ALL PL4NTING AREAS FOR ADOITIONAL WEED CONTROL AND WATER RETENTION,SUBANT A SAMPLE
FOR APPROVAL.
17. ALL PLANT MATERIAL SU8STI111710NS SHALL BE APPROVEO BY THE OWNERS OR THE LANDSCAPE
ARCHITECT.
18. ALL PLANTING DETArS SHALL BE CLOSELY FOLLOWED,AND ALL LOCAL GOVERNING CODES SHALL BE
MET.
19. ALL UWN TO 8E S00'OOUBLE DWARF CHAMPION'BY THE GRASS FARM IN MORGAN HILL.
20. LAWN HEADERS SHALL BE t'THICK PIASTIC COMP.STAKE ANO SPLICE TO ACHIEVE SMOOTFi ARCS.
21, ALL PLANT MATERWLS SFiALL BE IN A HEAL7}iY,VIGORWS,ANO DISEASE FREE CONDITION,THE PLAN
SIZE SPEGIFIED.PLANTS N0T MEET1NCa THESE REWIREMENTS WILL BE REFUSED,EVEN IF PLANTED.
22 BOULOERS SHALL BE SET WITF1�OF THE B WLDER BURIEO.
qtWGA1WN NOTES.
t. METX00 OF N2RIGATION SYSiEM AN�THE CONTROLS SHALL COMPLES WI1H SECTION 4.304.1 OF 2010
GREEN BUIL�ING CODE,
2. IRRIGATION SYSTEM SHALL 8E WEATHER BASE�CON1itOlS WITH RAM!SENSORS.
3. DRIP MEiHOD SHALL BE USED AT ALL PLANTERS 6 TREES.
4. ROTOR-POP UP SHALL BE USED AT FRONT LAWN.
5. REMOTE CONTROL VALVES SHALI BE INSTALLEO FLUSH WITH FINISH�RA�E AND SHIXILD 8E
INSTALLED IN PLlWTING AREAS ONLY.
6. NMERE PIPE PASSES UNDER DRNING SURFACES,PROVIDE PVC SLEEVES AS NOTED ON PLANS.
7. CONTRACTOR TO CONFlRM THE LOCATION OF ALL EXISTING UTIUTIES AND UNDERGROUND
STRUCTURES PRIOR TO EXCAVATION TRENCFIES.CONTRACTOR TO REPAK2 ANY�AMAGES CAUSED BY,
OR DURING THE PERFORMANCE OF H�S WORK AT NO EXTRA fAST TO THE OWNER
NOTE:
1. IDENTIFY THE SPECIES OF PRNACY PLANTING.IF iREE MINIMUM HEIGHT OF 8FT MUST BE PROVIDED AT
T1A£OF PI.ANTING.IF SHRUB,MINIMUM HEIGHT Of 6Ff SHALL BE RE�UIRED AT TIME OF PLAN7ING.
CUPRESSUS SEMPERVIRENS 6FT MINIMUM HEIGHT(RALIlW CYPRESS�.
2. PRNACY PIANTING:THE FINAL PRNACY�LANTkJG PLAN SHALI BE REVIEWED ANO APP(iOVED BY THE
PLANNNG�IVISION PRIOR TO ISSUANCE OF BUILDING PERMfTS.THE VARIETY,SIZE,PI.ANTING
DISTANCE SHALL BE CON55TENT WITH THE CfTY'S REQUfiEMENTS.
3. PRNACY PROTECTiON COVENANT:THE PROPERTY ONrtJER SNALL RECORD A COVENANT ON THIS
PROPERTY TO INFORM FUNRE PROPERN OWNERS OF TI1E PRNACY PitOTECTION MEASURES AND
TREE PROTECTION REQUIREMENTS CONSISTENT WITH THE R-1 ORUINANCE,FOR ALL WINDOWS WRH
VIEWS INTO NEIGFIBORING YARDS AND A SILL HEIGHT THAT IS SFf OR LESS FROM THE SECOND STORY
FINISHED FLOOR.TFIE PREqSE LANGUAGE YVLL BE SUB.IECT TO APPROVAL BY THE DIRECTOR OF
COMMUNfTY DEVELOPMENT.PROOF OF THE RECORDATION MUST BE SUBMITTED TO THE COMMUNfTY
DEVELOPMENT OEPAR7MENT Pfi10R TO FINAL OCCUPANCY Of THE RESqENCE.
GREEN BU0.DING LIST:
1. FRONT ENTRANCE MAS VIEWS FROM THE MSIDE TO WTSIDE CALLERS
2. fRONT ENTRANCE CAN BE SEEN FROM THE STREET AN�IOR FROM OTFIER FRONT OOORS
3. HOME INCLUDES AT LEAST A HALFAA7H ON THE GR W ND FLOOR WITH BLOCKWG fOR GRAB BARS
4. PROTECT EXI517NG TOPSOIL FROM EROSION AND REUSE AFTER CONSTRUCTION
5. DNERT CONSTRUCTION AND DEMOLRION WASTE
6. MOISTURE SOURCE VERIFICATION AND CORRECTION
7. CONTROL GRWND MOISTURE WRH VAPOR BARRIER
8. DESIGN AND BVILD STRUCNRAL PEST CANTROLS
9. RESOURCE-EFFICIENTUNDSCAPES
10. MINMIAL TURF MEAS
11. MIGH-EFFICIENGY IRRIGATION SYSTEMS INSTPLLE�
12. COMPOST AND RECYCLE GARDEN TRIMMINGS GN SRE
13. RE�UCE POILUTION ENTERING THE HOME FROM THE GARAGE
id. HIGH EFFICIENCY HVAC FlITER(MERV 6i)
15. NO FIREPLACE OR SEALED GAS FIREPLACES WITM EFFICIENCY RATING 2fi0%USWG CSA STANDARDS
16. EfFECTNE E%MAUST SYSTEMS INS7ALLED M!BATMROOMS AND IOTCHENS
17. CARBON MONOXpE ALARI.qS)INSTALIED
18. ENTRYWAYS�ESIGNED TO REDUCE TRACKED M CONTAMNANTS
19. ENERGY STAR OISHWASHER(MUST MEET CURRENT SPECFICATIONS)(MUTUALLY F�(CLUSNE WITFi J3)
20. ENERGY STAR CLOTHES WASHNG MACHINE WITH WATER fACTOR Of 8 OR LESS.MEETS CEE TIER 2
REQUIREMENTS(MODIFIED ENERGY FACTOR 2.0,WATER FACTOR 6.0)
27. ENERGY STAR REFRIGERATOR INSTALLED.ENERGY STAR WALIFIED 6<25 CU.Ff.CAPACITY(MUTUAL�Y
EXCLUSIVE WfTH J3�
22 BUKTaN RECYCIJNG CENTER
23. LOW MERCURY LAMPS(LINEAR ANO CAMPACT FLOURESCENn
ORAWN
LOC HUA
CHECKED
TRI HONG
DATE
FEBRUARY,2014
SCALE
AS SHOWN
JOB
012•146-11
SHEET
A-2.1
r
�c
�
SECOND FLOOR
FAR.AND BUILOM/G COVERAGE CALCUUTION
1. 30B X 1]'-0'.3BBA]
z. raxea-z.
a. ia+'zzr�•.zn.ii
1. 1CJ•%1�'�'�2I1.11
S. K4%J'A'•3�.H
6. PO'%T�'�B!
l. 1�Y'%1Vd.152.lB
!. 1�'d X SA'�513t FIRST F�OOR 4VF1(' 1.qq.35
a. iaaxaa-.n.ii
io. zra�zu•�•.mi
++. iarxri'.119.�C
�a �z�•xi�•x.i�e.a�
13. S1'X 11-0'�112A1 SEGO'1p FLOORWIM. 10].l9
1�. pg%6�.12�
15. tf�•XtI'J•.171.11
IC. �'4%1�'-0'.SBA1 ONGGE �18.)B
�]. 10'O'X5'V•`A
;S C-0'%RA'.51
a n�nmxra�.ez.ea CAVEREDaORfi� ieaai
m. .�o�x ro-..
zi. cax���r-u
u ��x��.�
zx r+•xaa-�e.ee eoveaeoP�no aisse
FLOOR AREA CALCULATION DIAGRAM SCALE:1/8'=1'-0'
���
�
��
- ELEVATION •
�res� -
1�. THE DE�ELO>ER SXALL NSTALL THE�iFEE PROTECTION�DEViCES
PR10R TD TME i7MT OF GAADNG Cfl GIEAPoNG WORR.
2. THE CITY RESERVES TXC RIGNT 70 iSSt1E♦�STO�WORM�NOTICE IF
THE"TREE PAOiECtION DEYICES ARE NOT INST4LlED OR IF TF1E
� pEytCE$ ARE NOT MAINT�W[0 PROP£RLY.
3, SEF THE PROJECT GA4DING PIAH fOR SPFCIFR TNLES TMAT i1f0UYtE
ppOTE�7�pN. �LL gpEGMCH TAEES REOUIRE PROTECTIOM UNLESS
pTHERVASE NOTLD.
��. NO EXCAVATWNS WITHM THE"TREE PROTECTION MfA�l�RE ALLO`MEO
UNLESS UNOEN 7ME SUPERVISION OF 4 REOKTERCD TFiEE SERVICE COMPAM:
� 7. ANT £1CLIN6 WfTNiM TXE�TREL iROTECTIOMARfe�5M4LL oE D�NE lil
ACCOIIOANCE MRN�DEGILED IMAHOVETIEM PLAN ►PPROVED BY TXE CITY,
i. NO TRINMIlIC.CUTTWG,OR PRUNING OF OE9GNAtED TREES UW OCGUN
WITHOUT A REdSiERED TREE SERVICE COMPM(Y. ..
• 7, CONSUIT ORDIMANCE 77! QF TXE C1TY OF GUPE11T1N0 FON PERMIT
REDUIlIEMENTS AHC E%CEPf10NS •
�, TFJAPORARY GA01 LINK FENCM6 IS A!1 accEPT4ste SUl5TITUwf TO
THE. WOOD CONSTRUCTION.
TREE PROTECTION STANDARDS
Cl7Y OF CUPERTIMO� �PpOVED BY: DATE:
STANDARO�D£TAILS _ ci e iN ea
6-4 '
� Ap�licati�g���_,..�����.�,
R� �pplicatior� -�r�����
_�a�
Ap�rc�a! �a -
�i�naiur�
(Case Manager� � - y��
�
R
(E)FENCE
� R s���w at.00�
�
(E)�a�
-------------------FF2UIF
rr= -�
REMOVE(E)63.99�� �I
� Sa.FT.SHED �yE)SHEd�
r i
�L=_J�
__�
��___-��
r�====____=—_
q
I�
I�
I
(E)FENCE I�
�I REMOVE(E)1,107.94
I� SQ.FT.HOUSE
��
PROPERTYLINE� �I
rrJJ
II
II
I L�-,
�
� �I EXISTING HOUSE
�I I�
�I
rr==
�I
I
I�
Q� C'J
N�
—— a —— ——
i
REMOVE(E)—� I
TRELLIS �1I
�
�o
�
�
�
(E)FENCE
� II " I
$� II �� I
L r'
$ L�� �i �-----
� �� ii
II ___—J
�L=-=__�_- ----�
J`
REMOVE(E)TREE � 1� �
\1(E)6' `
�FRUR�E
1-' (E)FENCE-
I �------
i
i
�
REMOVE(Ej 282.34�
SQ.Ff.CARPORT
— �PROPERrr uNe
� N��'�3'E 31.00'
(E)3'MAYTEN STREET EE
TREE PROTECTION NOTES
ON SHEET A2.2 ISA-CERTIFIED
ARBORIST WILL BE RE�UIRED �
TO VERIFY THE HEALTH OF THE T �
�
�E�WALK
C�
i�i
EXISTING
CARPORT
STARRETT CO U RT
�
�
�
PROPERTY LINE
�
NORTH
DEMOLITION PLAN S��E:,,�-,�-0•
SCOPE OF WORK: LEGEND
DEMOLITION OF EXISTING BUIIAING IS UNDER A SEPARATE PERMIT.PLEASE SEE SHEET
M1 GENERAL NOTE#9. 0 FXISTING TO BE REMAINED
�____� EXISTING TO BE REMOVED
DRAWN
LOC HUA
CHECKED
TRIHONG
DATE
FEBRUARY,2014
SCALE
AS SHOWN
JOB
012-146-11
SHEET
A-2.2
A B
A-5 A-5
._... ..._... ._.._.. _._._ ..__. _.._.,_.__. ..._ __. _.__.. _._..._.._,...._� _ _ .___ .__.,
; � r_r � �y,.Z. � _..N s-o .�
�---'
ALCONY 1,pROVIDE 42'FiIGH W.I.PROTECTNE GUARD FOR
I I 3'b'HIGH WALL q
' 3'�'HIGH L DECKS,PORCHES,BALCONIES AND RAISED FLOORS
' 21'-0' S-0'HIGH WALL (MORE THAN 30'ABOVE GRADE OR FLOOR LEVEL�.
9
g�.g•; �y�• � 2.OPENING BETV�EEN RAILS SHALL NOT BE
4'-8' 6'-2'
GREATER THAN 4�(UP TO 34')AN�8'(ABOVE 34'�.
;4050 SL�OBS. 6068 SL.GLS. A DOOR MAY OP N AT A LAN ING HAT IS NOT
GLS.TEMP. � DR.TEMP. MORE THAN 7�'L'OWER THAN THE DOORS
THRESHOLD�F TME DOOR DOES NOT SWING
� 4 SEAT q� . � ! OVER THE LANDI�IG.(CRC R 311.3.1&R311.3.2)
^� ' i 2668 ' �....__....._.._......�. ._....._ '� S(M�
" c.� � RISE OF STEP .7.75�
FIRST FLOOR LINE _ � �!� T � ! N� � �
� ; I 3 __.;
j � . �
' 1 W 3
w: I z {
J; .
�' y o M.BA. � M.BEDRM� ' �o j
LL i `�z� � TILES-0• I � CL.HT.9'�' tq � i
$
3�„ ; HARDWOOD r
u~i: ¢r rn
�. �Ji �� ! I • �� �
LL{ N� I 7'Q• f : Z� �4�i.
!
.^T^� 4 � i CLR. ; I : CLR. i
� �- . �
. , ...... �
SHOWER 8 TUB/SHOWER WALLS:SHALL BE �' """ '-� � ,,,� N� �
SMOOTH,HARD NONABSORBENT � =.... � _......_....._...__......... �°,Q i �
SURFACE OVER MOISTER RESISTANT - � ,
, w
� f V ^_C�ryp� Q� �..�..m t
. � ..... ;
UNDER-LAYMENT TO A HEIGHT dF 72' �/' -- ry0� .� r�c� t (
, N � �
ABOVE DR41N INLET.WATER-RE$ISTANT ����� ' �j
, .._. : �
_.....
GYPSUM BACKING BOARD NOT BEi15E�-" � 4'A' 2'-0 7' t ' '-0' � 6'�' '• �,... ..___ ....L..._1
OVER A VAPOR RETARDER IN SHOWER OR '
BATHTUB COMPARTMENTS.CRC R307.2. � w�i 6� :q ` W.I.C. ` j
SHOWER GLASS TO 8E TEMPERED. � LL c� 8 E �.J3 EA pN" 3 i
�,� � 046 ATiiC ACC S N
�$ � � �PROVIDE WEAT�R- � I
v 4 ��TRIP OR SEAL D E
� OPEN REVENT DRAF�i. �
TO I � L_..._,.......:
� °Q BELOW � ' �{ �
" .0 i r I
. 2'-6•
o j j o
� j �i_ �
° � - � � �$"� � � 16 6' � � HOWERt&TUB/SHOWER WALLS SHALL BE
� -- - - o �J ( lR. lR �., �N SMOOTH�HARD NONABSORBENT
�CL a � -x-� 3� SURFACH OVER MOISTER RESISTANT
� � � o y UNDER-Iy4YMENT TO A HEIGHT OF 72' °
3 5068 BI�FASS DR. j °o `� ABOVE D(tAIN INLET.WATER-RESISTANT
� P-2' �3' ti0`O4' j B H y� GYPSUM BAGQNG BOARD NOT BE USED
3 � . OVER A�APOR RETARDER IN SHOWER OR
� VEN i ILATION FOR MEC�I i =p ,,, TILES BATHTU�COMPARTMENTS.CRC R307.2.
� � CLOTHES DRYERS SHALL E � � /1,�, SHOWER,GLASS TO BE TEMPERED.
; N � VENTED TO THE WTSIDE AND � ►�Y�3 ,,_T
� COMPLV WITH CMC.504.3.� i (
�
' � BEDRM.2 . ( � j q
3 � QE CL.HT.VARIES I CL HT. � f CL W H }
' HARDWOOD ����-0� _
� ( � 5068 BI�PASS DR �q �
I _
3 � � � 4�-0•� 6•�� ^ i
� � i
oz
3 � { I � °< �
w; '
� i � �
i �
�' { 20� � BEDRM�3 ( �
i
o� ��-0� 1 CSMNT. 3d• CL.HT.VA ES ' q Z
�; HARDWOOD �
�� 2040 ATTIC ACCESS ' CL.HT.� � �o
LL DR.w/20��71IN.DOOR wl � g�• � o
? � SELF-CLOSER.PROVIDE ; �N
' WEATHERSTRIP OR SEAL '
; TO PREVE�T DRAFTS. j I � ��
1 �
� ' f �
: FIRST FLOOR LINE '
�. _._._ ._._ ____ ._ ..._._. ......_ ._..._. __._.. . �....
+ �-0� CSMNT. � S-4' 1'-0' I
� 10'-4' 10'-8' �
21-0' �
; i
3
i `
S- ....; r- ^. ( :
ii f 3 E..___.._...._ ._...... ._._._ ..'--' ..-- --- __.._ ._..._ ......_. ....._. ......... .--- -_.�
FIRST FLOOR LINE
i__ ......_.,.. � �.. _...... ....�. _.._... .� _�
I �
. � .
! _�_�. __._. _ �_ _.
39'-8'
19'-0' 74'-B' 6'-0'
26'-0'
r-0• r.a• r-o� re• r-0' r�a• r-o•
: ---- --- --------- -- ------ ; 4
COVER PATIO
; I A DOOR MAY OPEN A A IANDING
THAT IS NOT MORE THAN 7}^LOWER '
; I THAN THE FLOOR L�L IF THE •
DOOR DOES NOT SW G OVER THE
, LANDING.(CRC R 311.3.1&R311.3.2
7�' 11'-0' � 5'd' 3'-10' 6080 SL.GLS. r•10' .
OR TEMP. 4060 SL.
SECOND FLOOR LINE � I � �W � �
'4 ,_ _5'��„ �" I
M � .
: Q � .
6D60 SL i� IXED 4
' IFAMILY � .
¢L.HT.10'-0'
� , i? ryOeP I : HARDW000 � '
: �
GAS � ' !
Y GAS TANKLESS �C�� m � ~'� �
W.H.BY'RHEEM' BEDRM.4: SHOWER&TUBISHOWER WALLS SHAII BE �
MODEL#RTG95 � CL.HT.10'-0'; M�� � SMOOTH,HARD NONA SORBENT ;
' HARDWOOD ' m SURFACE OVER MOIS�ER RESISTANT 3
OR EQUAL PROVID ' 3 � �? UNDER-LAYMENT TO A HEIGHT OF 72' -
MIN.314 GAS LINE � Z; � ABOVE DRAIN INLET.W TER�tE515TANT +
i
GYPSUM BACKING BO D NOT BE USED
o; BHTp� OVERAVAPORRETAR�ERINSHOWEROR ? i 3080fR •
$� � ;c� ILES BATHTUB COMPARTMENTS.CRC R3072. `DR.TEMP.
o! SHOWER GLASS TO BE TEMPERED. �
� o` � � OOK ���_ i
w 3 �c f CL.HT.10'-0'
`"` � HlIRDWOOD ?�
b MP: � � :$ 9
c � .� � � i°z
�N v�� � � � (
LL� o 0
o v� i (E : � � ;� D"..=
$O 3
Y '
4'A' S'' 4'-6'CLR. ': 3'E'ClR � Y
PROVIDE 1 HR FIRE RATE WALI wl ' -------. �
518'TYPE'X'GYP.BD.UNDER STAIR. 18 IS S 7.3" �p i � • w
3'-0' b I �° � �s
�
� �..
2�• GAS TANKLESS W.H.BY'RHEEM'
y � I Cl.HT.10'-0' 1 MpDEL#RTG95 OR EQUAL
�� � � HARDWOOD ROVIDE MIN.314 GAS LINE o
y w � 8'x24'MIN.UND 3 � _�
$" c.� I v �LOOR ACCESS iq' _ <
�c `'qo CRC R408.4 �
4 Z�DINING " , <
�i CL.HT.10'-0' I � � PAN.
z: mf
8;Hutw000 � fi C�3'�t�.� r;:��j' r:• �;3,::
4 , i3;:: i�;:;;:;,:;
3.$, a LL i . B� :E:�?E�' � ii� �i
Z' � j �a• ry`�,�oe-.
5060 �i SQ. �
j 5'-0' 4'-0'
e
T�' N� 13'-0" I 20'-0"MIN.CL. (N�200 AMPS
§ '--"'"'� 'j NOTE:PRO E FIRE STOPS PROVIDE 20 MIN.fQATED �ELEC.METER
7-0' �. ? ALONG 10 F1�INTERVALS OR 13/4'THICK wl�
NI i (BOTH HORIZONTAL& SELFCLOSING DOQR.
._..._.____._....__..._.... � VERTICAI)A�ONG THE PRONDE i HR FIRE RATE
.._ ...__. WALL wl2 LAYERS;OF 5/8'
LENGTH Of Y FRAMED 7ypE'X'GYP.BD.TO
•�• � WALL ABOV 10 FT.HEIGHT.
I '. UNDERSIDE OF RAFTER. w
,�... . ._.._
� O ; €__........-.---._.._._.___._._._. UL DESIGN UJ01'' x
SECOND FLOOjt LINE j �
LIVIN6 i � NOTE:. °
CL HT.126'_____ ! E�Y � 1, GE TO BE SLOPE TO hRAIN OR MAIN VEHICAL ENTRY °
HARDWOOD ' CL.HT.11'-0' . .
� HARDV'�OOD � w� �OR PER SECTION R309.1 bF 201D CRC W F �
(N)GAS <n� ! I I q $� 2.THE GARAGE OR CARPOR�SHALL BE SEPARATED FROM ALL$�
. �
METER � �\ � 2 vJi v H A B I T L E R O O M S A B O V E V d I T H N O L E S S T H A N�"T Y P E X in o"'.
• -----------� � � GYPS M BOARD,OR EQUNPLENT(2010 CRC TABLE R302.6)
e ? I 3080 PAIR�w/l 3.ALL TRUCTURAL ELEMEPiTS SUPPORTING THE
3 � 6016 ARCH\` FL00 CEILING ASSEMBIIES USED fOR SEPARATION SHALL
: i TRNSM. � HAVE�GYPSUM BOARD PR�TECTION.(2010 CRC TABLE R302.6)
SEAT Y q pppR MAY OPEN AT L4NDING SECOND FLOOR UNE �W y
� A
j f � � THAT IS NOT MORE THlW 7�'LOWER I 2 CAR GARAGE
6'-B'� / THAN THE FLOOR LEV�IF THE �L.HT.9'-0'
CSMNT.
4 �q DOOR DOES NOT SWI OVER THE �
- � S LANpING.(CRC R 311.3:18 R371.32
i '
2a�• I za•� r�'
� ---•----�_......._.._ PO�CH . s;..�.=...
?4 CL H.11'-0' i60B0 SECT.GAR DR.
-�
i w!2030 TRNSM.
1'-0' i'�fi' 10'd' -,�„ 1'-6' 7'' �1'�' §
I -
`4 W
�r-io� io • �s•-r
ai�-o•
f LEGEND
A A � 6 1����`/�4��.1�. � ���/�+/I A B ESCAPE WINDOW OR DOOR IS PROVIDEO AT
A-5 A•5 � EACH BEDROOM MEETING ALL OF THE
�M Application �`,�- A�5 A-5 FOLLOWING:
��L` - � 1.20-IN MIN.CLEAR WIDTH
!/ 2.24aN MIN.CLEAR HEIGHT
3.5.7 SQ.FT.MIN.OPENABLE AREA
4.5 S�.Fi MIN OPEN AREA FOR
Approval Da �/ �/� GRADE-FLOOROPENINGS.
5.OPENING IS TO BE MEASURED 44 INCHES
�I��a�U I� ' ABOVE FINISHED FLOOR
CBC 10262 S 1026.3
SECOND FLOOR PLAN , FIRST FLOOR PLAN
SCALE:1/4'=1'-0' V .-. -.-.�.�e,.--.-a SCALE 1/4•=t'-0•
(Case Manager; �`
DRAWN
LOC HUA
CHECKED
TRIHONG
DATE
FEBRUARY,2014
SCALE
AS SHOWN
JOB
012-14&11
SHEET
A-3
CLASS'A'EAGLE ROOFING,DOUBLE EAGIE BEL AIR•
FLAT SNOOTH CONCRETE TIIE 0(i EOUPL.PIt00UCT
NUMBFA:16B7.ICC-ES t ESR-1900.WSTALUTION PER
IMNUFACTUAE RELOAIMENDAMM'S.VFAIFY N1TH
OWNER OR DESIGNER FOR COIOR OF ROOF TRE SEE
WW�Y.EAGLEROOFING.COM CAPISTAANO TILES e PSF
� .�._.
:.�::�:F".s:;:�
I R1B
_ __��
4
�
�■
m �
.. � _. _._._._._._.__ _._._._._._ _._._.
(N)7/B'E%T.CEMENT SNCCO
d IITL.UTN OVER 2-LAYQiS
GRADE'D'POPER.
RIGHT SIDE ELEVATION
�
�
,■ ���
.___________________;:
_________-_________________::;_
:; :,
�����=��� ������������������'�°��� •
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- - ■ - -
2T6'WJ(.FROM F.G.
CIASS'�'EAGLE ROOFlNG,DOUBLE EA6LE BEL AW
fIAT SMOOTM CONCRETE T1LE OR EOUAL.Pfi00UCT
NUNBER:l687.ICGES i ESR•1900.WST�LI.ATION PH2
NNJUFACiURE FECOMIENDATIONS.VERIFY�MiH
OWNER OR DESIGNER FOR COLOR OF ROOF TILE SEE
WWW.EAGLEROOFING.COM GWSTRONO TILES 6 CSF
,�.—'—'_'_'_'_'_"_'—.—'_'—_'"
�
,.�.
�;.:� �
_:
��., _
4
� h ;
�r 4
1 �
� � �
z
e m
PFtONOE 1 FLOOR VENTS PiiOVIDE 2 FLOOR VENTS PROW E 1 FLOOft VEMS (N)7/8'E%T.CEMEM STUCCO
ON THIS SIDE OF WRLL ON THIS SIDE OF WAL� ON iFMS SIDE OF WALL W MiL UTH OYER IiAYERS
GRADE'D'PACE0.
LEFT SIDE ELEVATION SCALE:3/16'=1'-0'
" �� � �-�/�//
��►��IS���i�,;sF_ —
—�s
�� �p��icatio� ���- ����i
�..�a�e..r..dr,..o+�+,.m.+.n.�isr�
�e
�pp��val �at � � � �
��ignatur�
��as�Manager; �` _s�.��
V �
� .I' �' ��
'��` i��,•
M�.�� �� - �,� •.��T
�/-�'/ -� \`\�� �� �.��- J:
I/ ■ �\�
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n . �� ....�
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— ����_ .��i .
_ . .:�,,, ��=w� .---��.
�;- �;- ��,�_____,-- _ � , r
�-� �= . . �� ��==-- \
s� � �, �" � ��
�i/ - �� ��
.i�� �a
i� ��a �_�� ��
'! ---_ �- .. - �
_..��e�i�1��■'1' � Q.�
��� ��;
—__—__ �� /I II l 3 �� � �� �
�.� I �, • i� ml �� ,, ,� .I`r.i .I'.IY.I.� �.I�I:°�I I..I�� ..�
- "�.s�' �i%� ''`a � I� �:��r ,. �•�•�` _
• 1 ,.:.%/ � ' • IN I
' �� .��� .�:� �il�`�" ',��- � �,—. .���__�M� -
� � i I'�� �'��� �,yr'
�� . � � � I�� ,I���—.— �'`" .
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r
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- . •
,
_._.s
MI��a'�xr,ce�rrr sn�cw�
W MiL.UTH OVER 21AVERS
GPA�ED'PAPER
REAR ELEVATION SCALE:3/16'=1'-0'
UNDERFLOOR VENTS CALCULATION:
PROPOSED GARAGE AREA=416.78 S�.Ff.
TOTAL VENT AREA:416,78 S�.IN.(MIN REQUIRED)
TOTAL VENT AREA PROVIDE:
6•5 X 14'VENTS(MIN REQUIRED)
TOTAL=6 VENTS PROVIDED
PROPOSED LMNG AREA=1,093.55 SQ.FT,
TOTAL VENT AREA:1.093.55 S�.IN.(MIN REQUIRED)
TOTAL VENT AREA PROVIDE:
18•5'X 14'VENTS(MIN REQUIRED)
TOTAL•17 VENTS PRONDED
. FOUNATION VENTS:5'X 14'WI 1/4'S.S.WIRE MESH
VENTS BOTTOM Of ALL VENTS MA7(.17 ABOVE EXTERIOR
ADJ.GRADE.SEE EXTERIOR ELEVATIONS FOR LOCATION
ORAWN
LOC HUA
CHECKED
TRI HONG
DATE
FEBRUARY,2014
SCALE
AS SHOWN
JOB
Q,2_,4�„
SHEET
A-4
r--
,s � �
A'6 I I
� �
� �
� �
� �� (N�R�301NSUL
iu
� N)0.-73 NSUL.
M.B0. CL
12
6��
�r
fr.t
-�-� ��� �---�-�-�-�- -._._ ._._..
- - ,y� _.- --.
BATH J
jNIR•731NSUL �0
�
"_'_ _-'_'_"_"'_'_'_'_'�'
�
Cl. a[DROOM 2 '
4
� ENTRY =
NOTE:PROVWE i
MR FlRE RATE
WALLwI y8'
�unco eGnw.�.
iyN)R-19 WStll.
� ,S
� A-6
�
�
�
j--------------------
CLASS'A'EAGLE ROOFING.DOUBLE EAGLE BEL AIR
FUT SAqOTH CONCRETE T�E OR E WAL PRODUCT
NUMBEk 1887.ICGES d ESR-1900.MS7ALU7pN CER
MMIUFACTURE RECOMMENDATIONS.VEPoFY W�iH b
OWNER OR DESIGNER FOR COLOR OF ROOF TlE.SEE y�
NtiYWEAGLER00FING.COM CAPISTFNIO RES:6 i5F
9
,�<.,..v�:,.... .. .}.-._.-._. ._'-.'_ ._'_-._. ._.
`rliCKl.�� 1• •�• SEE STRUCNRPL DRAN7NG5 FOR �..�/ � Z
�3^\S^ 1 ! 2 pppmONRL WF00.�AAT10N FOR
SECTIONA a-� OORFRAMING6FWN�ATION A-�
SCALE:3/16'=1'-0'
's � i
A"6 I I
I I
I I
I
---------I '.
L J
�
VER6YLOW
WKL TO BE
CLR.FRqA
ROOF%TCH Ep
�r _�,s'" r�
6
b
_'_ _'_'_'_'_'�. . .
r.s�. m
FAM0.Y
W.I.C. I I BATM 2 I I CL I I BEDROOM 7 m
NOOK KITCMEN
(M a-i7 ws�n
N)R.19 MSUL.
�A~R:A..RNAX�i.AkXViC.JI.:t
STRUCTURAL OMWINGS FOR
ITIONNL INFORMATION FOR
7R FRAMWG 8 FWNOATION
2 GAR 6AM6E
� 1T-5'MA%.FROA1 F.G.
I 25-+1'AIq7(.FftOM F.F.
i is
I A-6
I
I
I
JCUSS'A'EACiE ROOFING.DWBLE
enc�e e�aa FuT sn�oon+
CONCREfE TILE OR EWAL PRODUCT
NUMBER:16B7.ICGES M ESR-1900.
NSTPLLATION GER MAMlFACTURE
RECOUMENDATIONS.VER�Y WRH OWNER
OR DESIGNER FOR COLOR OF ROOF ME
SEE IMNW.EAGLER00FING.COM
CAPISTRANO T1LES:6 PSF
�
SECTION B SCALE:3116'=1'-0'
� p` , �
1�,�����ra�l�:-a i' ���;��C��-�''Il _______ ATTIC VENT CALCULATION
� /�
�M �p p I i c ati o r �' � �I /✓( A1TIC SPACE ATTIC AREA X Xsa'REQ'D.FREE VENT (3)3'D N �,FREEZE ABIE LOUV R VEN:
BLK'G.=.1473 SQ.FT. 12x18=1.5S�.FT.
v-�- � --��+�r�°•�'^°'�' A 783.39 SQ.FT. 5.22 SQ.FT. 20 BLK'G=295 SQ.FT. V N
�j'�%���,(aI ��� ' yL� �I S_/ 137226SQ.FT. 9.15SQ.FT. 558LK'G=8.10SQ.FT. (1�12x18=1.5S�.FT.
NN v .�
C 86.89 SQ.FT. O.SB Sa.FT. 4 BLICG=0.59 SQ.FT.
�i�n atu re 31 J8 SQ.FT. 021 S�.FT. 2 BLK'G=0.29 SQ.FT. -
_ _A �t
""'�'��-'' TOTAL VENT PROVIDE FOR A 295 SQ.Ff.+3.0 SQ.Ff.=5.95 SQ.FT.=>522 SQ.FT.(MIN.REQUIRED)
(��se Managerl TOTAL VENT PROVIDE FOR B:8.10 SQ.Ff.+1.5 SQ.Fi.=9.6 SQ.FT.=>9.15 So.Ff.(MIN.REQUIRED)
R4 GILV.18 GA.OS.6 GUT7Efi
CLASS'A',EAC.LE ROOFING,DOUBIE EAGLE BEl AIR
FLAT SMpOTH CONCRETE T0.E OR Eq1P1.Pf10DUCT
NUMBER:J677.ICGF$M ESk-1900.WSTALtAiION PE0.
NANUF�CTURE RECdN.lENOATWM$.VERFY WRN
OWNER OR DE9GNEft FOR COLOR OF ROOF TILE SEE
NhYW.FAGLER00FMG.COM CAPISTRMvO TRES fi PSF
ROOF PLAN � �
SCALE:3/16'=1'-0'
BLOCKING
MAPLESTRINGER
1'MAPLE OR E�UAL VERIFY
w/OWNER FOR COLOR
MAPLE TREAD
CARRIAGE
3-2x12 STRINGERS
NOTCH STRINGERS'�PL4TE
1"MAPLE OR EQUAL
VERIFY wl OWNER
FOR COLOR
SIMPSON LUS-
SERIES SLOPED
JOIST HANGER
3-2�c12 STRINGERS
TOTAL VENT PROVIDE FOR C:0.59 SQ.Ff._>0.58 SQ.Ff.(MIN.REQUIRED)
TOTAL VENT PROVIDE FOR D:0.29 SQ.FT._>0.21 SQ.FT.(MIN.REQUIRED)
PROVIDE EYEBROW VENT IF NEC.
2x4 STUD FRAMED WALL LOW WALL
USE DOWELLfAST SMOOTH SURFACE NOTE:SEE STRUCTL FOR 5TRUCTL
PROCEDURE ON HANDRAII�36'A.F.F. CALCULATION AND DETAILS.
CONNECTION OF NEWEL (N)HANORAIL wl 2
POST TO FLOORING(LJ3076) SMOOTH SURFACE w/ ALLOW}'DRYWALI.TO DIE
NO SHARP CORNERS AGAINST'PIYWD.BACKING DO RAILING
1'MAPLE OR EQUAL VERIFY TOP F RAI i
w/OWNER FOR COLOR }'FROM TOP OF BUIL NOSE TRIM. 1 X 6 w/SHOE
. o EDGE WRAPPED IN CARPET
MOULDING(PAINTED)
�LL STARTING EASIN�
,�y 1'z 1}'BULL N0.SE MOUNDING
�? GlUEO AND NAILED T01'x 10'
�0 7RIM BELON'8}'F�YWD•&1CKING
�_ �•
M N. LR 1x10 TRIM(Pa�D) ,-.q,
PROVIDE 2�c BLOCKING ����•�CKING TO RUN ENTIRE TURN BULL
@ CONNECTION ROM OP�ULL NOSE TRIM NOSE TRIM
DOWNTO
LAG SCREW 2x12 STRINGER w12x4 BLKG FLOOR
AGAINST 7x4 WALL
3'a'TYP.
2rz4 STUD H'�
2. HANDRAIL CON. DETAIL 1.STAIR DETAIL TYP.
5. CLOSED RISER @ WALL �4. BOTTOM OF STAIR �3.TOP OF STAIR
•ROOF SLOPE IS TO BE 6:12.
.ARROWS INDICATE DIRECTION OF ROOF SLOPE
.NEW FLOOR CEILING HEIGHT IS TO BE 9'-0',9'�',10'-0',71'-0'612'E'.SEE FLOOR PLAN.
•OVERHANGS ARE TO BE 18'AT EAVES 1Y AT RAKES.
•PROVIDE EAVE VENTS FOR ATTIC VENTILAiION PER U9.C.TYP.
•INSTALL G.I.MATERWL ROOF JACKS FOR PLUMBING VENTS,ETC.AS REQUIRED
•INSTALL 5',26 GAUGE FASCIA�UTTER w/DOWNSPOUTS AS RE�UIRED(MATCH EXISTING).
PROVIDE CONCRETE SPLASH BIOCKS AT DOWNSPOUT LOCATIONS FOR DRAINAGE AWAY FROM
STRUCTURE•TYPICAL
•PROVIDE 26 GA.GALV.FLASHING AT ROOF TO WALL CANNECTIONS.
ROOFING CLASS'A'EAGLE ROOFlNG,DOUBLE EAGLE BEL AIR FLAT SMOOTH CONCRETE TILE OR
EQUAL.PRODUCT NUMBER:4687.ICC{S#ESR-1900.INSTALLATION PER MANUFACTURE
RECOMMENDATIONS.VERIFY WITH OWNER OR DESIGNER FOR COLOR OF ROOF TILE SEE
VWWV.EAGLEROOFING.COM CAPISTRANO TILES:6 PSF
SUN TUNNEL:10'BY'VELUX'.ICBO#NCTL 21027E123
STAIR NOTES:
1. STAIR WILL BE PREFABRICATE BY OTHER
2. INSTALLATION PER MANUFACTURE RECOMMENDATIONS.
o � 3. VERIFV ALL DIMENSION AT FIELD BEFORE FABRICAlE OR
��,�^., INSTALLATION.
�a� 4. VERIFY COLOR WITH OWNER AND DESIGNER
a=�? 5. MANUFACTURE PROVIDE ALL CALCULATION AND SHOP DRAWING
�`?�z° TO STRUCTURE ENGINEER AND DESIGNER FOR APPROVAL
LL=�S
� �SPHERE 4'CANNOT PASS'
THROUGH ALONG WALKING
SURFACE CRC R312.3
SPHERE 6'CANNOT
OTE:PROVIOE 1 HR FIRE PASS THROUGH
RATE WALL w!S/B'TYPE 7C
DRAWN
LOC HUA
CHECKED
TRIHONG
DATE
FEBRUARY,2014
SCALE
AS SHOWN
JOB
012-146-11
SHEET
A-5
LEGEND & ABBREVIATIONS
AB AGGREGATE BASE ELEV ELEVATION MH MANHOLE SD STORM DRAIN -----EASEMENT LINE
AC ASPHALT CONCRETE EM ELECTRIC METER MIN MINIMUM SDE STORM DRAIN EASEMENT OO AREA DRAIN
AD AREA DRAIN E(OH) EIECTRIC OVERHEAD N&S NAI�AND SILV'ER SE SLOPE EASEMENT 0 BENCHMARK +:^-+..'C OR(t0i.70)EXISTING ELEVATION
AE ANCHOR EASEMENT E(UG) ELECTRIC UNDERGROUND NTS NOT TO SCALE SME SLOPE AAAINTENNANCE EASEMENT BOUNDARY " '�-`������-�-EXISi1NG FENCE
8B BUBBLER BOX EP EDGE OF PA�£MENT OH OVERHEAD 55 SANiTARY SEWER/LATERAL �.
BLDG BUILDING EX E%ISTING OG ORIGINAL GROUND SSE SANITARY SEWER EASEMENT � CATCH BASIN �� � �,EXISTING TREE TO BE REMOVED
BLK BIOCK EVA VEHICLE ACCE55 EASEMENT P PAVEMENT FINISH GRADE STA STATION _.'�-��" �`cXISTING TREE TO REMAIN
BSL BUI�DING SETBACK LINE FC FACE Of CURB PAO PAD ELEVATION STQ STANDARD pTY DETAI� � COBBLE ROCK ENERGY DISSIPATOR .
BW BOTTOM OF WALL/BACK OF WALK FD FOUND PE PATHWAY EASEMENT SW SIDEWALK � CONCRETE ����--""�FOUNO IRON PIPE AT PROPERTY CORNER
CG CURB&GUTTER FF FINISH ELEVATION OF SUBFLOOR PEE PEDESTRIAN EQUESTRIAN EASEMENT Tg TOP OF BANK --o-�:�FIBER ROLLS
� CENTERLME FG GROUND FINISH GRADE PERF PERFORATED TC TOP OF CURB """"5�'�"""""""EXISTINC CONTOUR AFTER GRADING
CLF CHAIN LINK FENCE FH FIRE HYDRANT R PROPERTY LINE TEMP TEMPORARY —550—ORIGINAL GROUND PRIOR TO GRADING � GAS METER
CO SANITARY SEWER CLEANOUT FL FIOW LINE PP POWER POLE TOC TOP OF COVER �p0,46 DESICN GRADE � GAS VA�VE
COP CURB OPENING C GARAGE SLAB ELEVATION/GAS UNE PROP PROPOSED TOE TOE Of BANK � ��-► GRADE TO DRAIN
CONC CONCRETE GPE GENERnL PUBUC EnSEMENT PSE PUBUC SERwCE EASEMENT TG TOP OF GRATE m DON?JSPOUT'MTH SPLASHBLOCK J GUY POLE
CSD COUNTY STANOARD DETAiL GSB CRADING SETBACK PUE PUBUC UTILITY EnSEMENT TPF TREE PROTECTION FENCE � DRAINAGE EMITTER
PVMT PAVEMENT TW TOP OF WALL a� ��------- GUY VARE ANCHOR
CVE CONSERVATION EASEMENT GM GAS METER PVC POLYVINYL CHLORIDE TYP TYPICA� � DIVERSION VALVE �
DE DRAINAGE EMITTER HP HI POINT
DI DRAINAGE INLET INV INVERT R RADIUS VG VALLEY GUTTER ORAINAGE DIRECTION ExTENDABIE � HIGH POINT
DS DOWNSPOUT LIP L�P OF GUTTER RW RETAINING WALL W WATER � BACKWATER VALVE(SEE PROJECT NOTES) HYDRANT: EXISTING
DWY DRIVEWAY �S lANDSCAPED AREA REM REMOVE WCE N1RE CIEARANCE EASEMENT R''
EA EASEMENT MAX MAXIMUM R�W RIGHT OF WAY WLK WALKWAY —���-��-DRAINAGE SWALE � HYDRANT: PROPOSED
WA1 WATER METER
WOE WIRE OVERHANC EASEMENT
WV WATER VALVE
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2. THE �OCATION Of THE UNDERGRWND UTI�ITIES SHOWN ON THIS MAP WERE BASED ON
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I THE BEARINGS SHOWN ON THIS MAP ARE BASEO ON ThiE
CENiERLINE OF STARRETT COURT AS FOUND MONUMENTED AS
I N89'39'45'E SHON?J ON TRACT N0.1183,RECORDED IN BOOK 44
OF MAPS,AT PAGE 13,SANTA CLARA COUNTY RECORDS.
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