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R-2015-09b OFFICE OF COMMUNITY DEVELOPMENT CITY HALL 10300 TORRE AVENUE•CUPERTINO,CA 95014-3255 C U P E RT 1 N O (408)777-3308• FAX(408)777-3333•pianningCa�cupertino.orq July 15, 2015 Kyle Chan 5205 Prospect Rd #135-120 San Jose, Ca 95129 SUBJECT: TWO STORY PERMIT ACTION LETTER—Applications R-2015-09 This letter confirms the decision of the Director of Community Development, given on July 15, 2015; approving a Two-Story Permit (R-2015-09) to allow the construction of a new 2,545 square foot, two- story single family residence located at 10200 Johnson Avenue, with the following conditions: 1. APPROVED PROTECT This approval is based on a plan set entitled, "10200 Johnson Ave., Cupertino, CA 95014, 2-Story Planning Permit" consisting of thirteen sheets labeled "A0.1 to A8.1, C1and L1.0 to L4.0", 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 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. 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. 4. 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. 5. 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 Two-Story Permit Action Letter Page 2 R-2015-09 approved to the satisfaction of the Director of Community Development prior to issuance of building permits. 6. 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. 7. 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. 8. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS a) All grading activities shall be limited to the dry season (April 15 to October 1), unless permitted otherwise by the Director of Public works. b) Construction hours and noise limits shall be compliant with all requirements of Chapter 10.48 of the Cupertino Municipal Code. c) Grading, street construction, underground utility and demolition hours for work done more than 750 feet away from residential areas shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Grading, street construction, demolition or underground utility work within 750 feet of residential areas shall not occur on Saturdays, Sundays, holidays, and during the nighttime period as defined in Section 10.48.053(b) of the Municipal Code. d) Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on holidays as defined in Chapter 10.48 of the Municipal Code. Night time construction is allowed if compliant with nighttime standards of Section 10.48 of the Cupertino Municipal Code. e) Rules and regulations pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of an applicant appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. f) T`he applicant shall be responsible for educating all contractors and subcontractors of said construction restrictions. The applicant shall comply with the above grading and construction hours and noise limit requirements unless otherwise indicated 9. INDEMNIFICATION Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its City Council, and its officers, employees and agents (collectively, the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant to attack, set aside, or void this Resolution 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 applicant shall pay such attorneys' fees and costs within 30 days following receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to counsel not Two-Story Permit Action Letter Page 3 R-2015-09 otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. 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. Please note that if this permit is not vested within a year, it shall expire on July 15, 2016. Staff received comments from a neighbor during the comment period identifying concerns about the potential overlapping construction periods of two projects in their vicinity. They had concerns about the effect on the neighborhood regarding noise, parking of construction vehicles, and general parking for residents and guests. In response, Staff discussed with the concerned resident and conditions of approval were added to clarify the limitations on noise and construction hours. Moreover, the applicant was notified and has shown intent to work with their neighbor to minimize construction-related impacts. Staff has made all the findings that are required for approval of a Two-Story Permit as required by Cupertino's Municipal Code, Chapter 19.28.140 (B). 1. The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purposes of this title. The proposed project is consistent with the General Plan as the project is within the Low Density land use area. There are no applicable specific plans that affect the project. The project has been found to be consistent with the requirements of Cupertino Municipal Code Chapter 19.28 Single Family (R-1) Residential. 2. The granting of the permit will not result in a condition tliat is detrimental or injurious to propert� improvements in tlie vicinit�, and will not be detrimental to the public 1lealth, safety or welfare. The granting of the permit will not result in a condition that is detrimental or injurious to property improvements in the vicinity, and will not be detrimental to the public health, safety or welfare as the projects is located within the R1-5 (Single Family Residential) zoning district, and will be compatible with the surrounding uses of the neighborhood. 3. The proposed project is harmonious in scale and design with the general neigliborhood. The proposed project is located in a residential area consisting of single family homes. The proposed project maintains the single family home scale found compatible with the general neighborhood. 4. Adverse visual impacts on adjoining properties have been reasonably mitigated. Two-Story Permit Action Letter Page 4 R-2015-09 Any potential adverse impacts on adjoining properties have been reasonably mitigated through obscured and inoperable second-story windows facing any side or rear residential yards and a front-yard tree as required. 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, i � Shila Behzadiaria Planning Division City of Cupertino Enclosures: Approved Plan Set CC:Mathew Thomas,10200 Johnson Ave.,CA 95014 Ritesh Somani and Karen Cordeiro,18715 Loree Ave.,Cupertino,CA 95014 . , � ; .__,. _. #- _�� .,, �<. . . . , KYLE CHAN ARCHITECT AIA,IEED AP 5205 PROSPECT ROA� R�e�� SUITE 135-120, � SAN JOSE,CA 95129 510-396-9731 www.kylechan.com 2-STORY PING,PERMIT Z.24.2015 14 ��,�� ,5 E T I I� Sheet Revisions 1 ��. � ' ��_'�,/�{ , �4.BZ015 QV. � ? +�� '�//,y_� f REVISION I V 1 ... . "A',��) �1�i. Z 6.15.2015 - PLAN �� Y t.j PLAI�IVING PERMIT SUBMISSI0�1 SET: 3.Z4.Z015 ��. �;�" '`�_ �'`,....._.:.�.o.�,.�....�c:.'l,�"!.�� l.~J s f ��.� ��C� `3�a o c y� �"� W � W e�— �r�ir�� '��6�at��1V�;.�.�..,..�. �---- z � Q O r�� l�� -- ��--I'� � � o u u, z u, '1. �, ��,,"��a�l�.�._..�..�.�__ .__ � � = z (l",35��i��I��E'i i x ` � m O 0~C � f� ,��LL.�✓ �y"' >'L�L��C� � a W ; G� O �SN � t�=- z � u PROJECT TEAM VICINITY MAP PUB�IC WORKS NOTES ZONING INFORMATION PROIECT IN�ORMATION DRAWING INDEX �as��o�, PROIECT DESCRiPT10N: RESIDENTU+L NEW BUILDIN�PROIECT `¢' PER CUPER71N0 MUNICIPAL COOE CFIAPTER 19.28 l�RCHITECTURAL � ra OiNNEN ARCHI7ECT � i)APPROVFlL OF THESE�lANS OOES N07 PELEASE TNE OWNER AND/Ofi CONTRACTOF OF THE RESPONSIBIUTV fOR THE ipER OEF1N1TiQN PER CfTY) A0.7 PROIECT iNFO/S�TE PLAN KYLE K CHAN MATHEW THOMAS KYLE CHAN,ARCHITECT � - �� CORRECTIONS Of MISTAKES,ERRORS,DR OM155i0N5 CONThINED THEREIN.IF DURW�THE COURSE OF�CONSTRUCTION 10200 JOHNSON AVENUE 5205 PROSPECT ROAD,N135-120 ' � IMPROVEMENTS.PUBUC INTEREST REQUiRES MODIFICATION tlF/OR�DEPARTURE FROM THE CITY Of CUPERTINO SPEGfICFTION ZONING DISTPoCT: R7-5 A0.5 SITE PIAN/ROOF PLAN * C-31616 * CUPERI�INO,CA 95014 5AN IOSE,CA 95129 OR THESE IMPROVEMENT PlAN5,THE CRY ENGINEER SHAI.L HAVE THE AUTNORITV TO REQUIRE SUCH MODIPoCATI�N OR YEAR BUiIT: 1954 1.DEMOUSH ENISTING RESIOENT�AL BUII.DiNG. q0.9 PIANNIWG ANALYSIS SBI/3017 pH:408-Zb1-8820 PH:510-396-9731 � pEPAR7UREAN0T0;?ECIFYTHEMANNER�NWHICHTHESAMEISTD@ECOMP�ETE�,ATtHE50LEEXPEN5E0FTHE0WNER IOTSIZE: 5,6565f 2.PROPOSEQANEW2-5TORYBUILpINGWITHA C-1 UVILSURVEY ��l�t maYsthomasusa@gmall.com kyte@kylechan.com ANO/OR CONTRACTai. 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(-8�-0'fROM ��'��ar�� (-8�-0"FROM GRADE') M fiRA��a � ��4�r� �� (C�se Manager) �` � A8.1 a� �� ti SECTION VIEW SECTION VIEW p�OIECTNUMBER 1425 $�, SCAIE t/4•=r-a• su�e va�=r-o• E w ( I i LEGEND � oc�snNc coHrouR u►� I 0 ��2pp.•�� NATURAL GRADE CONTOUR lprE M p FWND CRY MONUMENT�X.OR AS NOTEO ! � BOUNMRY OF PROPER7`/SURVEYED ��_.� i m 5.00' t) t�ffCORD INFORAUUION �.- "`� �,/�5.�� (BASIS Of BEARINGS) ' � - �� / ��' I�- N8539'45"E 6i2.16' �' _ �/l, — � �� ,,,� (612.00�Rt � � p CURB I►nET BENCHMARK: i� Z I � ��.^��.��'�� /' LOREE AVENUE � -� �._ WRB LINE �� DRNEWAY APRON ,/ _ LL� I � ELECTROIJER /� � ' W t -?--°--�� -PENCE � � C� � � •- � •cP p. �LIP OF ROLIED CURB � to 3p so �o �b FlRE HYDRANf /// ��°A��y� ' � . • i � 2GRAPHIC '� a v�c o o Ftar crt�TE w�Er g� �� '��'� - i•�io�'�" o.H.vwn OVERHEM POWER IJNE $�� ` a.N,ic� OVERt�I�D TELEPHONE LINE p o�' ��/ ( ��0 - ss SIWRARY SEWER UNE � �� S89'39'45`W 6� O.OdTRi I THE BEARING NORTH 89'39'45'EAST OF THE CENTER LJNE OF LOREE AVE AS � � �� O yWR,yZy�,yirQs�{p� / � � '��' SHOWN ON THAT MAP OF TRACT NO 1183 FILED FOR RECORD IN BOOK 44 OF � �� / � MAPS PAGE 13,S�WTA CtARA COUMY RECOROS,AND AS FQUND MONUMENTED, � SANRARY SEWER CLfANOIiT / � �f��` � EX.CONC. � � WAS TAKEN AS THE BASIS OF BEARiNG FOR TIiIS SURVEY. / ��p k�0� 1 --ro- -SfORAI DRAIN L1NE � y"��'��g � ' REFERENCES: / o � I { �o SroRM DRAIN MANHOLE � �b � ': 1 R1 TRACT 1183 M-AI-13 / ''i � '� Ct UTIIRY BOX / � � � , � � i 'o NOTES: -o- Uf1UiY POtE � EX.CONC. I � � I I 1.DISTANCES AND DIMEMSIONS ARE SHOWN IN FEET AND DECiMALS THEREOf. w WATER uNE 1 ' I � - i � � ,'E`',� 2.THE DISfINCTNE BORDER LINE DENOTES TNE BOUNDARY. ! co '� � � " 3.THE AREA WfTHIN THE DISTINCTNE BOROER IS 5,656 S.F.OR 0.130 ACRES,MORE . WAlER NETER ► ° LOT 8 2 , , =. � oR�SS. APROX.SAN.LAT �� ALIGNMENT� � vbi 4.TREES SPECfES NAMES ARE APPROXIAINTE,AND LABELED BY THEtR COMMON NAME � � ' EX. HOU5E � ' TO THE BEST OF OUR KNOWLEDGE.IT IS NOT BASED ON AN ARBORIST REPORT. mi ELECTRIC MEiER ( ! ' FF iQ2.3t � i � WATER HEATER I � I�-� �� I� BENCH MARK L�J G�5 � $ � } c, � DESCRIPTION: ASSUMED BENCHAIARK,MAG NAIL ON STREET,NFAR o ' ��H�4 THE NORTHWESTERLY CURVED PROPERTY LINE OF LOT AS SHOWN: � 5.00'�� a - - - ----' I � � � EX.DRNEWAY '! I � 1 L 0 T 81 EIEY.: 100.00' � ^ 1 i � u�i � � �c.GaRAGE I I I i� Z , GFF 101.7t : � � � � � � ; --- -- - --- � .o,w�u,v°s �__. 5.00'PUE PER Rt--I �h� � �P,� �`� �e 30' 30' ---- ----- �--� � o osc�x osu� < �� N89�39'48'E 100.00'R7 � ! * No,8921 * �� _�' �Exp.9-30-18\! . �� 7lf I �'c►�u� I �o� I I L=3�D�6��,h � ABREVIATIONS rn $ �$ APN ASSESSOR'S PARCEL NUMBER W B►A BENCH IdARK � � � ,� CAN CABLE TELEVISION OVERHEAD Z D CURVE DELTA � W o L�T 8 3 � o� DRIVEWAY a s N � p c�v OS OOWNSPOUT � � Z Q � � FL FLOW LINE ELEVATION I Z i IP IRON PIPE U � L CURYE LENGTH R�! REFERENCE DOCUMENT a a Z O !A-M MONUMENT TO MONUMENT s W I� O.H.PWR OVERHEAD POWER LlNE `��> � N89'39'45"E; O.H.TEL OVERHFl�D TELEPHONE UNE ��a � LOREE AVENUE _ -- Pc� PARCEL a�� PTN P RTION� �V-� � � I R R A D I U S �2 � — — — SD STORM DRkIN SS SANITARY SEWER ¢�O __ __ ,.__ __ _- -- -- TC TOP OF CURB EIEYATION C� � --�-------------------------� S89'39'S5'W 100.00' TEMP. TEMPORARY � PUE PUBLIC UTiLITY EASEMEM � O , � ` WLE WATER LINE EASEMENT 0 "� q , ' Z � � R � �� t��;�_ �'�—�/�5 c� m _ , � � .�...... � � o � ��1 A�plicati�r� . - - � � � � ��ova! Dat� � �7�-�. ��-1 s� Y _ �� — � (- ' ,.�� , , LOT 84 ,g ��gn�t�re � � � �W (Case Manager) �N0� ,� �� tt�o � � C1 �� EnV2, Inc. WATER USAGE LEGEND Eni�i�opdNature CA LIC.:A,13,C'21910951 1937 CONCCnIR2S}'s DR. _�,,� � SAN JOSE.CA 95131 ZONE DESCRIP'I`ION IRRIGATION AREA � �� j3`��'�� X�:��>�;z� ZONE A. GRASS AREA H1GH 227 SF �� p��Cal�On �------�-�' ZONE B. PLANTING AREA MIX 23 SF �p�IOV�I ��1� ��'�J�`I� ZONE C. PLANTING AREA LOW 1052 SF Si��at�re _ (Case Manager} TOTAL LANDSCAPE AREA 1302 SF HARDSCAPE LEGEND SYMBOL DESCRIPTION w �� r � 0 �s" HIGH STUCCO � CONCRETE PATH WAY WITH BROOM FINISH � v Z Q �_�2,r�, S E A T I N G W A L L � � �U PLATNING AREA — —"'—'-'— J—"'--�---� � T I L E O V E R L A Y O V E R C O N C R E T E 1. A L L H A R D S C A P E A N D I A N D S C A P E A R E A S S H A L L W^ �z N E C 1 H A V E P R O P E R S L O P E A N D D R A I N A G E A W A Y F R O M � F•� � — --- --,=- ---�. COLORED STAMPED CONCRETE E""� �F" �' ��__� -�-� "_-�r�_�� I� T H E H O U S E O R T O W A R D A P P R O P R I A T E D R A I N A G E t� — II;� I`� � \`�, �� (INDICATED IN THE PIAN} STRUCTURE TO CARRY WATER TO AN APPROVED O!''�''! � S pW., --�-J'�� , ^ � �� s'FENCE -J�f 'I i' �I � INTER LOCKING PAVER DRAINAGE OUTLET � � .�V �r�-�`, y � � �, 2.C O N T R A C T O R I 5 R E S P O N S I B L E F O R P R O P E R �' �' srAMPE�co�oR corvcREr� PArio '� �� B L D G A R E A D R A I N A G E O F A L L A R E A S A N D S H A L L A D H E R E � �i � ;(,_J; TILE PATIO ' ( TO ALL APPLICABLE LOCAL BUILDING CODES � _ ,�� --� ' �a FLAGSTONE STEPPING STONE AND INDUSTRY 5TANDARD �OR ALL WORK , � � 1�� J� CONTAINED IN THESE PLANS. GRAY CONCRETE �, �; r � � ' ' I '' GRAY CONCRETE --- - _�. — --+_ -<-, PATHWAY �� : - _.1�- ��;�� .._., i� PATNWAY �-.�—••-.__.�- y� 3. CONTRACTOR IS RESPONSIBLE FOR FOLLOWING O� I � ZONE B-, � � APPROVED, BEST INDUSTRY ACCEPTED ' 1 5' + ; •..•,�;,- PLAiNING AREA 1 1�1 �� ; �"'� ' � I �, PRACTICES, SPECIFICATIONS AND METHOLDS � ��- l � �` � ', ��;i "�;_�`�" ' �,;I `� (' FOR INSTALLATION OF ALL ITEMS CONTAINED IN v p,.� `� �� ' � iI � THESE PLANS. � Zj � HIGH FENCE �hr*�, , � �� + 4. CONTRACTOR 5HALL PROVIDE A �.L� W ��,_, ,�/ � � .. .. . �^� � �bA�,` � '-� ° �� ( WRITTEN WARRANTY FOR ALL WORK CONTAINED � W � ' �� i _ � ,� . ti� . ' � ,, R � ...� ` q 1e � �� IN THESE PLANS. � W C� � �,�-.�� I � I a a � __ t nJ�� , ,� I w � 4 �� I ��.�; ,�, ��' � � � , � sU�,�- "' ��, ( � �. i � � �� i� � � � 4� (, _ •y � � � ` _ _•- � E \ i �> � -..�,. 3 - i t �1 I�4 5' I�t i �- ��F..�.:�..o�.a.�... da,�' ��. � .� i � LL�' �^��a� I � � ` � � � _...�a�..:�� I l 6F"::.� �� __... I � �1G TNE�_ : � � . ' � � � � � � ... ' ` �' , 6' HI FENC j', .� j � .,y �f i , �, . 3' HIGH FENCE ` ��I ` ' ` � p' I a { � .� i GATE _ I �� ; ; � �r `,, ' 'S� ��, � � � � ; d �s«rx�, ;_ l.k TILE PATIQ � �', �� c ��.. _ Q , - � ` ��' �� . � __ I _; ,. . K..,�,-� ,� � _, ,_ ' ` �- �-- �,� ai 6 HIGH FENCE � N.x,:e ° � "�� ,,A:.: � GATE '� _,.�, x.�.. ':�r�•N,� ,� I a . ��. _ Z� C p , _ � ,n ' ,::. -• s � ; " �--�v-� -:. I r xe , � �_...,�„�"-=-�"�:.- �"�� PERVIOUS _ 1_..� -- •r-�---+�--,i� . _�.�__.i o �� . - --- ` � __._ INTERLOCKING PAVE , t�" --- +;',�'' ` �� _ __ \ , _ � '. � �L._._.._�_.__. . __ ,...._�_ , _ . . . . ; . �"' ..._... � ,_.� . . . . \�._� _ .....��..m.m..��.�,...�,a,... , I •.1 1 _� ._--- --'-.v..., . _ . . . ,'.".`. � ' .....__.._. T—_ � .�.".' ..._._.___ �'�'_._- -- -- .{ _ _.�___ � " I ... . . � � .-.=�`_--� � BENDERABLEBOARD ! �� z � �� /��, PLATNING AREA "a� � � � � z o . . . . . . . . . . . . �. . . . . . .� --- - --- . . . . . . �►`_,�� -�S � Hi �ONE:A• ,. h� ' . . . . . :'"- '� Zo' S 18" OR 2' GH � -,•� DECORATION WALL " '€ �� ' �� Q a q a q w/ s-rucco sioiNc :�� ::� ' �I �� SCALE: 1/8" = 1� '�.tj _'. L� ZONE C '� � , ; ; ; DWG BY: HYP PERVIOUS � . i i , ! ; DWGDATE: S/08/15 INTERLOCKING PAVER � � i ; C H E C K B Y: \ � � i , CI�CK DATE: � �� ' SCALE: 1/8"-1-0" PJT NO: \ FII.E NO: . TOTAL FRONT YARD WITHIN 20': 691 SQ.FT. 1 \ TOTAL NON-PERVIOUS INTER LOCKING PAVER AREA WITHIN 20': 23 SQ.FT. ��t�t� L1.O �. TOTAL HARDSCAPE AREA WITHIN 20': 23 SQ.FT. � 1,�r 4 s!,�t�,. � �s� ■� �� EnV2, Inc. Enivfebn d Nrwrc CA LIC.:A,B,C'27 91095t r —t �-- � •�--'-----"-----"-- � �'—� �HYDROZONE C: LOW ATER ZONE � �9;��N�«SEn�. --'—""'""—��"----'--' HYDROZONE B. MIXED �LOW1MODERATE� WATER ZONE SAN JOSE.CA 951:1 I HYDROZONE I �L. ��Q L��r�� L�� FAX:(Ml6)88(�-7229 � PLANTING LEGEND PLANTING LEGEND , - - --- �A� HIGH WATER (FESCUE TURF WITH SPRAY SPRINKLERS}i �i, TREES I e� TREES �.EGEND SIZE PLANT NAME(SPECIES dcVARIETY) PLANT COMMON NAME SPACING 4UANTITY WATERING NEEDS � MIXED (LOW/MODERATE) WATER ZONE ' LEGEND SIZE P�ANT NAME(SPECIES&VARIETY) PLANT COMMON NAME SPACING QUANTITY WA7ERING NEEDS 'C� L4W WATER ZONE � T_� 24"BOX LAGERSTROEMIA INOICA CRAPE M1RTE N/A � LOW WATER SHRUBS SHRUBS L��'��'�� LEGEND SIZE PLANT NAME(SPECIES QcVARIETY) PLANT CQMMON NAME QUANTITY WATERING NEEDS LEGEN� SI7_E PLANT NAME(SPECIES dcVARIETY) P�ANT COMMpN NAME QUANTITY WATERING NEEDS rH��'�'��'�� 5-t 5 GAL ELEAGNUS X EBBENGEI EBBINGE�S SILVERBERRY 5 YD R 0 Z 0 N E A� H I G H WA TE R � LOW WA?ER S_2 5 GAL CAIAMAGRQS115 X.ACUIIPLORA FEAhiER REED GRASS 8 LOW WAIER �------------------� FESCUE TURF WITH SPRAY SPRINKLERS S-3 5 GAL ERYSIMUM'BOWlES MANURE: BOWELES MANURE WALLF�OWER 6 LOW WATER LAWN AREA D�1lARF FESCUE S-4 S GAL PITTOSPORUM TENUIFOLIUM PITTbSPORUM 12 LOW WATER NOTE: PROVIdE IRRIGATtON AT ALL PLANTED AREAS �jl ��f' ALL PLANIING ARES SHALL RECEIVE PRE-EMERGENT AND ��. `� ~ 3"DEEP RECYCLED CH�PPED A�ULCH IN DARK BROWN IN ALL AREA V r7 O EXCEPT IN TURF AREAS. Q� ALL EXISTING PLANT5 TO BE REMOVED POR SITE PREPARAIION � � Z U rT� � TOTAL AMOUNT OF PLANT PROPOSE: 36 PLANTS w z Z � � AMOUNT OF LOW WATER USE PLANT: 36 PLANTS (100�) �"'� �a C� v� 8 a - _�-��_��.� NOTE: ALL PRIVACY TREES MUST BE AT LEAST 8' �j Q V ' ZONE C �� HIGH WHEN PLANTER. ALL PRIVACY SHRUBS MUST ,. [--1 ^" w I ; --�'—w -� -- ; , �, BE AT LEAST 6' TALL WHEN PLANTER. i ��I��I�� j��f ��!!�T��A►�1.��._ ' . . �c�_�_.__..�'_'_._' `__.�"_ '_"'""' '_._._.,�. �+. .., �r�nri �. w. � '1 5--.-4 I --.: -_ �;r' '',,� � �� 1��ICatI�C� �� ( r f (ucH-r wE�i.. scR��N } I �E'`= I i —S—2_ ��o�al Date �--�5�I5 � I` '�� _ �1�n��Ur� �' � � �� ' Ca e Mana er1 � � --------_-__��. �-�--: 1 9 , � ',-------_- , �-r I.-�� .� ....'._�_. .�._.L�i^__ —__� 6a�d_._. �� '_ .._.'��°� � _.�_ ,� � —^—�=�.:�—�x.._.�---- �i ' �—3 � ' Q �� z� 8 J ,�� 2 PLANTING NOTES L� � � - M RI i PRIVACY SCREENING ATE ALS � � w� 1. THE WATER SOURCE WILL BE MUNICIPAL. ` � 3� � � NO SECOND STORY WINDOW ° ' PIANTING � � �e `� � ---� -- -- -- - m i � 9 QISTANCE 2. NO SEED MIX WILL BE APPUED TD LANQSCAPING � F �.� � � HEIGHT SPREAD � , I�. MAXlMUM ' ; �;:;" , �* t I� �� ; 3. ALL 7REES 15 GALLON OR LARGER 70 RECEIYE(2) 3"x10'LOQGE PO�G P�NE STAKES 'o NQ NEED PRIVACY SCREENING MATERIALS `,%�,, � ;Z �' i W!TH (2)1"X4"6ACKER BOARD NAILED TO STAKES. TIE AL� TREES TO STAKE WiTH RUBBER •� � j I� TIES SEE TREE�ETAILS ON L2-0. AND NAIL WITH GAIVANIZED WOOU SCREWS. � � � ��,.'� ..w .} _ . � � t � �� :• � �� ° �I �� F R O N T YA R D TR E E 4. PROVIDE DEEP WATERING �INSPFCTION TUBES ON ALl TREFS, WA'TcR BAS�N SHOULD BE SUFFICIENT � �1� c ��V �� `�-� � 'I t� ENOUGH TO CONTAIN WA7ER AT 6ASE OF TREE, AS NECE5SARY. /, (' o i � PLANTING ��„� � J'° _ �� I.� ��y� i� pISTANCE 5. FERTIIIZER TA6�ET SHAIL BE P�ACED AT MID-POIN7 OF RpOT BALL PER SFREAD \ � , � 1 , � ° if� MAXIMUM MANUFACTURERS RECOMMEYDA710N. ~\ I � �.^�-�^� u:�-rY A'' {o !�� ;"\� T-1 24"BOX CRAPE MYRiIE Za' �� 6. USE COMPOST FOR SOIL A�AENDMENTS. APPLY MINIMUA� 3 INCHES OF COMPOST iN A�L PLANTiNG AREA �` i'�� '�..- '' _ - -- `m I Z ?� , k AND R070TlLI_7HOROUGHLY WTO MINiMUM TOP 9 INCWES OF TCP SOIL. � 1��: �:4 _ � � ` ' � �I-. � ��^ i LQ�� 7. PROVIDE 3" OF WALKING BARK UNDER A�L TREES, SHRUBS AND UNPLANTED AREAS FOR o WATER CONSERVATION � / rnc.i.�. � I p��y/�� N O ; ��L;, �� -�;� 1 L }- J � ��G�1�71VI�� $. PLANT IOCATIONS ARE DIAGRAMMATTC AlJD MAY BE ADJUSTE6 W TWE FIELD AT THE LANDSCAPE � � N � � t- - •,� � � 4�I ARCHITECT DIRECTION PRIOR 70 INS ALLATION. Q i� � �'_ n �TM��V�^" �a �— -�_ �Y N� _ a n I�� NOTE: 9. QUANTITY AND SIZE AS PER PLAN s} � `J �., �?� �-� n I� �� 10. ALL PLANTS MATERIALS SHALL 8E HAND SELECTED 6Y TNE CONTRACTOR. 7HE CONTRACTOR �-� � � � A. THE PROPERTY OWNER SHAL� RECORD A CONVENANT ON THE PROPERT IS CAUi'fONED TO EXCERCiSE CARE IN HANDING, UNLOADING, AND S70RING � S�� _ \ !' .,„,,,s,,, I FOR THE NEW TREES SHRUBS PLANTED FOR PURPOSE OF PRIVACY WILL BENOISCARDEDLANDPF�INSMAL EDASHAL'ABE REPIACED WiTH UNpAMAGED MATERIALS W :4GA:2. -J � -- a'' / » AT THE CONTRAC70R'S EXPENSE. c � I =�,�, a PROTECTION AND REQUIRED FRONT YARD TREE . o z Y � � a < �J 4 � ar�: _°�� " : u� it. TREES THAT ARE PIANTEp 1MITHIN F!VE FEET Of CONCRET IN THE LAN?J AREA ?0 BE WSTALLED U � � y�u�,��''� �� IN A DEEP i200T UB24-2 ROOF BARR�ER AT THE 11ME OF PLANTING. ZONE C--•� ._..—�� '" '( (� B. THE FOLLOWING COMPLETION OF CONSTRUCTION, AN AFFIDAVIT FROM z � � �'�_--__=—_-- � w ' '.' �____�.—� I 1 . ALL 7REES TO BE DQUBLE STAKED WITH LODGE POLE STAKES. STAKES MUST BE STRAIGH7 0 � � ' ' ' i \ � � _ m� �� i� �III ISA—CEftTiFIED ARBORIST SHALL TO BE PROVIDED CONFIRMING THAT THE AND FlRMLY IN GROUND. N .. ., ��-�•�• ~ ; NEW TREES HAVE BEEN PLANTED PROPERTY AND ACCORDING TO . cRour�ocovER�s To eF p�nr,�o�n�NAcu�.AR�Y sPncEo Ar,z"�N CENTER. � a a Q Q a ' ' ` ' ' ' '� '��'��'�'��.� '��I� THE PLAN��. 14. 501L AMENDMENTS SHALL BE ROTOTILLED IN A MINIMUM DE?TH OF 9" fN �.:.:.:.:.`.`. �i LAWN ARES AND IS TO BE MIXED WITH NA71VE SOIL WHEN BACKING PLANTS. �� t`-�':': ` � �'�� f ' C. "A PLANNING DIVISION INSPECTION IS REQUIRED TO VERIFY EXTERIOR sc�:1/8 —1-0 �•�=- • "I HAVE COMPLIED WITH THE CRI1"ERIA OF TNE WA7ER C�NSERVATION nwasY: HYP ' "' ` � MATERIALS FINlSHES, TREES, LANDSCAPING, AND SITE WORK." J _.'� `. ' � IN LANDSCAPiNG ORDINANCE AND APPLiED THEM �- �' DW(�DATE:4-25-2015 ZONE A� ``_'.'.' ' �- '� ACCORDINGLY FOR THE EFFlCIENT U5E OF WATER �'+. .:I ��"- '.I ' IN �TNE PLANTING DESIGN PLAN." ��BY� HYP _ �' !L CHECKDATE¢_26-201 �a�'� ; �——ZONE C L A W N A R E A PJT NO: REIASION ~"' "_� ' Z � _ � \ � ' ..1 FILE NO: T � , � � ?. LANAN AREA IS DWART FESCUE �r �/y� �p� y�� p� �1 � ' 2. TURF IS N07 PlAN7ED ON SLGPES GREA'fER TNAN 25% �� tf7G t"nVn I YlMW � Al�i oG � �� v�Q" 't�0 P�OV�E 1ASI81UTY AT 3. NO INVASIVE PLANT SPECIES/NOXtOUS WOODS SHALI 5E INSTALLED 5��t(' L� O ��y� �/�' �� I�V � \ ANY EXIS7ING INVASIV�'SPECIES/NOXIOU5 WE�DS SNALL BE • REMOVED FROM PROPERTY PRIOR TO NEW LAN4SCAPE INSTAI,t`ATION , 2 <,�q. ��,E<<�. . EnV2, Inc. Eni•kioo��f Nawre CA LIC.:A.B.C27 91(MISi 1937 CONCOt.fRSE DR. SAN JO.SE,CA 95131 7'FiL:(40�1 fi)0-G2R9 FAX:(MHi)&Sti-7229 _ , _ _ _ _ _. _ _ _ _ 1 �--~� IRRIGATIOI�1 LEGEND ': --� -�;-------- ----------__--_--__________._--- ,. -- ---------- .�-T-____ �-�-_��,__-=___�� _. � L___._.�.__ i � � �ROLL�R STA-�G♦ N'vN'�ER r � � j - .,�`t�RJi_VA�.VE SI E: __ � `� _.,____,.,__.___�_ i � 'i � � � � ' ,I I `�r t L..?'rV iiAT�: :HROUGH VA!VE, t,�=M '! � C�� \�-FE:RGiPi�ATiON RATE. In/h . :l I /--� � ( ` •.c>RtS;URk: THRO`vGh 4'A:_VE, �'JI �I ... __�__'_.�. `:T �1 ___.� `''_ 44 i.�n�,� I�10LEL�•7, ��c5 R�f i�0�� G, 11 r,u i �� ' ��. --.___- �� t l d „/ i c.� a n i i _ �____.- �'- I-.______.._ P. ^T�1��_�.�-, � . � '• � �^� �' a. �.� __'__-._ �i_ �. __ r _ r�., nr ascc ax.,r " � l 1 � « '� _v � ..�. . �:;':,.�. .�:3- � -� . � 2.5'6 '9' 30 ^ �� H I ' � I L' � � RA��t�iRD �a;7t__78VAN 4,•�'J�_��p cpkny YlI'4l 1�4'A� ^iOZZ!.E � ?.33 18' 34 ¢Q` , - �-` _ ._, � , b , , a � � � ' � � � H '8 22' :.',� r�,� �� n"�`"�u�` 1 ,a �� RAiti81RD 180c_12ti'AN d'PGr-t)F SPRPY'WI!N 12WAh ,:�ZZI£ G � F-i�'� � il �3 . .... �� , � , . v.,ia 30 ��c � '.- --- - ...., .. �. ��' � n �� --� _ _ _ _. � i 4`�.__ '"'' �1 i � � . j° x { �! �.aw ,,� N. !� � uR4S�.1R OM'�U k(N�' hlL 1RCLE BU�ELER ��,� C/� � � r.i �,._ai k ._ ,� �,, '\` � ■ Fta.ItiEIR6 �t�2 0 5:)GrM aA �v �t �� /�\ .�..,� x i � x ' `\ 3 sN• �� a € ,. �' � � � !/ { � � 0 R�I�iBiRG XB!n a XERI DIR� � �J JLC U 7L.fT M! ON '.FVICE. tiG FRE��.�'Rr'. RE��.�_n(iw. IN-Sif.M � r�� z _� � � I � ��'''! . . � �- � , � � � � (P�C„��'t`� 7 REMOVk't�: �(�RT -L.iGS A1�L� FI�'ER 0[^ � : r ,�__ k �� - T� � . ...�.�¢��Skr. ..1 i .�.�r Y,i ..��'1!�., ac�- � �z�:...e..�,... �_....,�_. . . i � J P��fN`Q<<.Oh'N� �.UN...�nrTfjE+t- WF.`"ER e�0 c T� �a�' O V L Q W � � � 2 ar I s r,. � �P �I YiA . ,E�SUR.0 �R �t 'u�R,FR � � �� _ � -.I � . I ''m1 - .-) r'r�� y,y -� lk�ja . o�/,,. � I '� �M WAiEtt Nt:fER_,,-,2�r,9,.E. . * ; � . - • ° =p j ' r $ ' i+ ' N --�U _J I� ; i oa � ,,., � � -- - _ . - . _ .. . _ . . ! � �vuc�,� !`` I � � 7" ''�I�TY F'VG c�41,. >A��"r` .�ILF 1�b��Vi 30X WI',�N�� [vC �. � � \ i r -' i�� i > � � , � � i� 6 a � f }; � „x � � } � � �! . � ! � \ �- �+- ^+ry- � inun � . �al� ��"--' � � RA;N54RU 1G�J�-AS`1F "ftFM.7t Gt�tiiR�-. `JA�VL W'�.?N AThiCSPHERIC BACxh�.h FK�l��llf_�k .�'�I '«. m f i i��; `"' 9, y�� a � • � .a i ' � a �r�i-� . � . ' '� � �'t� I � �.._ ��'" , ��, .,, R.0.`N3�RD s�4��F r i. � c.t� l\ i �� i .r � � I. Y�:a � ��` � ' IRRIGATIONCONTROLIER � 3i4' 2'vt'7.E ,'N 2 . Vlai E W'?�'AfN�S^��'r.Rl BF;":KF i)rb ,;;\'.ti"'E�2 � � � �-v.;: r ) �sr... ' . �r��i. . �- . . .��•- ` '�---.n a�. . . .�WALL-MOUNT A RAINBIRD ESP-SMT4i ' .A��C:SCA�� -� 3: ;;4" "N�NF�Y � �Z'�/ 5 ME N SC�:=.Ei: P�INT Of CONNECTION: y.�„�i-we;� � � � � � ' ' �AT THIS LOCATION AS DETAILED.CONNECT TO 120 VOLT A.C. .i��tiNiNGf F -- �"c :�%1"f'ieE SC' S� ,_, U�.ATC1R CONNECT NEW GATE VALVE .,., � °�,�_..��. �. . . T_. ... .._.._� t� . . !.... .�. � ' ,{ ��,ELECTRICAL SERVICE TO BE INSTALLED AT THIS LOCATION BY OTHERS. \ , (FIEI VERIFY S12E AND AVAllA6LE STATIC PRESSUREj. � � _. . •an �� . .-. �. q _ COORDINATE AND VERIFY PROPOSED LOCATfON WITH OWNER. � � ri } >a(i:� Jll"Cri�k .,q�E- A��r.,•_F: �' i ; •vy h.P,:VBIrc„ ;t Ak!E IEIDVERIFYAMINIMUMHOPSISTATICPRESSURE ,i�. �� i �/� �'��. ; �; {�;q�,q �iA:�UPJS, 115T!.0 CNBlN^f, !YTEhhA1. `R.n"vSFGR�AE:? 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SCAI.E: NONE uiBu�� ({}MPLY WllEll N!I/i1tlC7T WAMIIIR9.NO AS OF1FN AS KNCNK C�d01110MS N[CtMIFD.10 IiG9 liE 00.d11p MIET AT ALL/�16�NEIL Bl1C�M 7Nf � aw,�w„e "oa`sx�ra°v°�""°"'''""'° DWG BY: HN �ou �+o "��"TM� �.u��"s,�c �}w�,w�is�nc�"ai�iimi�srw��s��u v�Mn�aur��aowa��nc�Poe�-mEs�sr�iuv�a��ro w.w��u�cr�a�.s•sa�o� 4 p�j�] n•J �jy� '` � DWG DATE: 1�9�15 w m¢m�wa � a p{/y}y{��{ }� T��' !lM010�! 1l1111Mq1tOQMILLWRMl1 �,X�� pf�!3��{.M �4f��.-+��ww�v ��s �� MNWN pW100p0�IfC�IONO�pMD1� � uroor�� a aiaeamuae.r�e�wi L[�AlJt7R10 NIES i AOM1fNlF 1 1 �� CHECK SY: �u Nes au�.�e F,uiomµo mw�rs�awsr rowts a wu unFse on�o a�m ar uwxu�e oEaac�. �� M U I�V a�1�.,/I P .•---.--------' CHECR DATE: 1/9/15 neuet �.a�mr�nau No v�m�ovu �" /� �--�'�y�`^-�-w-�*�- PJT NO: �iacHaia�.rwi,[rxn.[r+der.wr�crro�owu�wr.�n+ewwr�cno� (t}pK-OFAOKlrOE M[Ol CON7ROl:qMF]UYD(DN/D OR WpF�pl MPI101�[OUK AIK!!i�GN at PuhiED MKAA F]�ET roR 1UV o[1RSOPFD MEAt �i��v� ��M/ [ _��'�� N7.OYuO NID d101RO CO�Q NKAS fNNl 11[tll[A7W MM'!AI►LAM'AT Wfl IIAId. A t �l s S IRRTGATiON TRSNCH DET�II. 6'� v� w�e� wc arws ni r.o�e,a«� s��ec awTM�iu.o su�s��r�a.�n+e�0°n'omac��'i�ir;�oxer�Hius o�evn�anm,u�s m�ws�r orrn�o ar�wx FILE NO: S��r�at�re_,�_ � (Case Manager) .�..�,._.e...�. 5heet: LL�..O 4 of 4 Sh��.