R-2010-16b ��,
OFFICE OF COMMU NITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
G U P� RT N N t3 (408) 777-3308 • FA� (408) 777-3333 • planninqCa)cupertino.org
November 23, 2010
Mr. Ben Engelman
11652 Bridge Park Ct.
Cupertino, Ca. 95014
SUBJECT: RESIDENTIAL DESIGN REVIEW ACTION LETTER - Application R-2010-16, RM-
2010-18:
This letter confirms the decision of the L►irector of Community Development, given on
November 23, 2010; approving the Residential Design Review for construction of a 2,903 square
foot, two-story, single family residence with a second floor to first floor ratio of 56.6%; and a
Minor Residential Permit to allow a 15 foot, �i inch rear yard setback for a section of the single
story portion of the new residence, located ��n Lot 3 as referenced on Tract #10056, with the
following conditions:
1. APPROVED PROTECT
This approval is based on a plan set E ntitled, "Blaney Homes, 790 S. Blaney Avenue,
Cupertino California, Lot 3 Two Story R�sidential Permit Submittal" consisting of sixteen
sheets dated August 27, 2010; except as m�y be amended by conditions in this resolution.
2. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the P1aruling Division
prior to issuance of building permits. If e:cisting tree(s) is used for privacy screening, a letter
from a certified arborist shall be submittE�d confirming that the tree(s) is in good condition
and is appropriate privacy protection ui any season. Trees planted for the purpose of
privacy screening shall measure no less tl� an eight (8) feet tall upon planting.
3. PRIVACY PROTECTION COVENANT
The property owner shall record a covEnant on this property to inform future property
owners of the privacy protection measure � and tree protection requirements; consistent with
the R-1 Ordinance, for all windows with �riews into neighboring yards and a sill height that
is 5 feet or less from the second story fini,�hed floor. The precise language will be subject to
approval by the Director of Communiiy Development. Proof of recordation must be
submitted to the Community Developx��ent Department prior to final occupancy of the
residence.
4. LANDSCAPE INSTALLATION REPORT
The project is subject to all provisions delineated in the Landscape Ordinance (CMC,
Chapter 14.15). A landscape installation audit shall be conducted by a certified landscape
professional after the landscaping and irr .gation system have been installed. The findings of
the assessment shall be consolidated into << landscape installation report.
The landscape installation report shall in�:lude, but is not limited to: inspection to confirm
that the landscaping and irrigation syste:n are installed as specified in the landscape and
irrigation design plan, system tune-up, s��stem test with distribution uniformity, reporting
overspray or run-off that causes overland tlow, and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: "The landscape and
irrigation system have been installed as s� ecified in the landscape and irrigation design plan
and complies with the criteria of the ordinance and the permit"
5. LANDSCAPE AND IRRIGATION MAIN' �ENANCE
Per the Landscape Ordinance (CMC, C hapter 14.15), a maintenance schedule shall be
established and submitted to the Director of Community Development or his/her designee,
either with the landscape application pac�:age, with the landscape installation report, or any
time before the landscape installation repc�rt is submitted.
a) Schedules should take into account water requirements for the plant establishment
period and water requirements for est:iblished landscapes.
b) Maintenance shall include, but not be limited to the following: routine inspection;
pressure testing, adjustrnent and re pair of the irrigation system; aerating and de-
thatching turf areas; replenishing mul�:h; fertilizing; pruning; replanting of failed plants;
weeding; pest control; and removing c bstructions to emission devices.
c) Failed plants shall be replaced with tr e same or functionally equivalent plants that may
be size-adjusted as appropriate for thE stage of growth of the overall installation. Failing
plants shall either be replaced or be r��vived through appropriate adjustments in water,
nutrients, pest control or other factors as recominended by a landscaping professional.
6. SUBDIVISION MAP CONDITIONS
The project shall satisfy all pertinent cond.tions as required by TM-2010-10.
7. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult wi h 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 B MATERIALS/TRI
Final building exterior treatment plan (inc�luding but not limited to details on exterior color,
material, architectural treatments and/ or embellishments) shall be reviewed and approved
by the Director of Community DevelopmE nt prior to issuance of building permits. The final
building exterior plan shall closely resexnble 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 modif: cation approval with neighborhood input.
9. ACCURACY OF THE PROTECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including
but not limited to property boundary loc�ations, building setbacks, property size, building
square footage, any relevant easeinents and/or construction records. Any
misrepresentation of any property data may invalidate this approval and may require
additional review.
10. NOTICE OF FEES, DEDICATIONS, RESE RVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set f orth 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 Sectior. 66020, you will be legally barred from later
challenging such exactions.
Please be aware that if this permit is not usec. within one year, it shall expire on November 23,
2011.
Staff has made all the findings that are requir �d for approval of a Two-story Residential Permit
as required by the of Cupertino's Munici �al Code, Chapter 19.28.100 (D) and a Minor
Residential Permit as required by Chapter 19.28.090 (B). Also, please note that an appeal of this
decision can be made within 14 calendar da`-s from the date of the decision. If this happens,
you will be notified of a public hearing, which will be scheduled before the Planning
Commission.
Sincer y,
. --.
ry Ch
City Planner
City of Cupertino
Enclosure:
Approved Plan Set
CC: Blaney Venture, LLC, Mike McClellan,1448 Entrad� � Verde Pl., Alamo CA 94507
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PROJECT TEAM
VICINITY MAP
SHEETINDEX
A0.0 COVER SHEET
CIVIL
C1 OVERALL GRADING PLAN
C3 GRADING PLAN - LOT 3
LANDSCAPE
L-1 LANDSCAPE PLANTING PLAN
L-2 IRRIGATION PLAN
L-3 LANDSCAPE NOTES 8� DETAILS
APPLICANTJOWNER
CONTACT: MiKE MCCLELLAN
BLANEY VENTURE, LLC
1448 ENTRADA VERDE PLACE
ALAMO, CA 94507
TEL: (925)785-4848 FAX:(925)944-91p8
EMAIL: mmcclell�sbcgbbal.net
ALTERNATIVE CONTACT: BEN ENCiELMAN
TEL:(408)891-8398 FAX:(408)217-2383
EMAIL: bnglmn�yehoo.com
ARCHITECT
CONTACT: JIM VEE
VAN TILBURG, BANVARD & SODERBERGH, AIA
100 W. SAN FERNANDO ST. SUITE 595
SAN JOSE, CA 95113
Te�: �aoe� s3�-os� Fnx: �aoe� s3�-osss
CIVIL ENGINEER
CONTACT: MARIUS E. NELSEN
21801 STEVENS CREEK BOULEVARD, STE. 8
CUPERTINO, CA 95014
TEL (40B) 257-8452 FAX: (406) 257$821
LANDSCAPE ARCHITECT
CONTACT:DONJENSEN
HISTORIC NEWBOLD HOUSE
20 EAST FIFTH STREET
MORGAN HILL, CA 95037
TEL:(408)776-2495
ASSESSOR PARCEI_ NUMBER
369-11-048
ARCHITECTURE
A0.1 COLOR ELEVATION
A1.1 OVERALL SITE P�AN
A1.2 ENLARGED LOT °LAN
A2.1 FIRST LEVEL FLOOR PLAN
A2.2 SECOND LEVEL FLOOR PLAN
A2.3 EXTERIOR ELEVATIONS
A2.4 EXTERIOR ELEVATIONS
A2.5 SECTIONS
A2.6 DETAILS
vres zsoes
AUGUST 2 ,
B L A l�i E Y H O 1Vi E S
CUPERTINO, CALIFORNIA
AO.O
VAN TILBURG, BANVARD & SODERBERGH, AIA
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ARCH17'ECTURG • PLANNlN G• URBA N DESIGN
www.vtbs.com
LOT 4 HOUSE
LOT 3 - FRONT ELEVATION
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OVERALL SITE PLAN
1/16" = 1'-0"
TOTAL PROJECT: 35,402 S.F. (0.81 AC)
LOT 1:
LOT SIZE: 8,738.16 3.F.
LOT COVERAGE: 2,942 S.F. / 6,736.18 S.F. = 0.437
7ST LEVEL 2,182 3.F.
GARAGE: 427 S.F.
PORCH: 85 S.F.
ROOF OVERHANG 274 S.F.
TOTAL BUILDING AREA: 2,829 3.F.
FAR: 2,829 S.F. / 8,T38.18 S.F. = 0.390
LOT 2:
LOT SIZE: 6,410.27 S.F.
LOT COVERAC3E: 2,180 S.F. ! 6,410.27 S.F. = 0.340
1ST LEVEL :1,347 S.F.
GARAGE: 440 S.F.
PORCH: 134 S.F.
ROOF OVERW�NG 259 S.F.
iai rwunhetth: i,ior a.r.
2ND FLOOR AREA: 1,088 S.F.
TOTAL BUILDING AREA: 2,875 S.F.
2ND FL. TO 1ST FL. AREA RATIO: 1,OBB S.F. ! 1,787 S.F. = 0.609
FAR: 2,875 S.F. / 6,410.27 S.F. = 0.449
LOT 3:
LOT SIZE: 6,4�.43 S.F.
LOT COVERAGE: 2,348 S.F. / 8,498.43 S.F. = 0.381
7ST LEVEL :1,426 S.F.
GARAGE: 426 S.F.
PORCH: 280 S.F.
ROOF OVERHANG: 214 S.F.
1ST FLOORAREA: 1,854 S.F.
2ND FLOOR AREA: 1,049 S.F.
TOTAL BUILDWG AREA: 2,803 S.F.
2ND FL. TO 1ST FL. AREA RATIO: 1,048 S.F. f 1,854 S.F. = 0.588
FAR: 2,903 S.F. / 6,488.43 S.F. = 0.447
LOT 4:
LOT SIZE: 8,710.16 S.F.
LOT COVERAGE: 2,385 S.F. ! 8,770.'i6 S.F, = 0.274
1ST LEVEL :1,513 S.F.
GARAGE: 456 S.F.
PORCH: 134 S.F.
ROOF OVERHANG: 2B2 S.F.
1ST FLOORAREA: 1,969 S.F.
2ND FLOOR AREA: 1,458 S.F.
TOTAL BUILDING AREA: 3,425 S.F.
2ND FL. TO 1ST FL. AREA RATIO: 1,458 S.F. I 1,989 S.F. = 0.739
FAR: 3,425 S.F. ! 6,710.16 S.F. = 0.393
LOT 5:
LOT SIZE: T,046.49 S.F.
LOT COVERAGE: 2,318 S.F.17,048.49 3.F. = 0.329
1ST LEVEL :1,508 S.F.
GARAGE: 458 S.F.
PORCH: 141 S.F.
ROOF OVERWING: 190 S.F.
13T FLOORAREA: 1,964 S.F.
2ND FLOOR AREA: 1,198 S.F.
TOTAL BUILDING AREA: 3,182 S.F.
2ND FL. TO 1ST FL. AREA RATIO: 1,198 S.F. / 1,984 S.F. = 0.81
FAR: 3,162 S.F. ! 7,046.49 S.F. = 0.449
VTBS 29065 AUGUST 27, 2010
BLAI�i�Y HONiES
CUPERTINO, GALIFORNIA
A 'I . 'I
VAN TILBURG, BANVARD & SODERBERGH, AIA
__ _ - - _ ---- - _ _____ __ ____
A R C H 1 T E C T U R E • P L A N N I N G • U R 8 A N D E S I G N
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TOTAL PROJECT: 35,402 S.F. (0.81 AC)
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LOT SIZE: 6,498.43 S.F.
�1, � ;�r rp �/(.� M � � LOT COVERAGE: 2,348 S.F. ! 6,498.43 S.F. = 0.361
,�'., ��.,��,��I�, � s��� ; � 1 �_ � ✓ �/�1 � � � $ \ \� / ` / \ �"\� / / � / / 1STLEVEL:1.426S.F.
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. , J � � ._ <__ :- _ - .�_�._.. .._-�...�.� ..r. �. y. . � _ � / GARAGE: 42B S.F.
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� a�. � i / ROOF OVERHANG 214 S.F.
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� t E #} f °� � j l TOTAL BUILDING AREA: 2,903 S.F.
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SITE PLAN - LOT 3
1 /8" = 1'-0"
VTBS 29085 AUGUST 27, 20'10
B L A l�i E Y H O 1Vl � S . ,� �.
C U P E R T I N O, C A L I F O R N I A VAN TILBURG, BANVARD & SODERBERGH n�n
_ . . --- ___ _- — _ _ –
ARCHITN,CTU R� • PLAN N I N G • U RBAN DEi51 GN
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1/4" = 1'-0" TOTAL FAR = 2,903 S.F, GARAGE = 428 S.F.
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AUGUST ,
BLAI�I�Y HOMES A �,.�
C U P E R T I N O, C A L I F O R N I A v�uv Tn.svRC BANVARD & SODERBERGH, .�n
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BLA�IEY HOM�S
CUPERTINO, CALIFORNIA
A2�.2
VAN TILBURG, BANVARD & SODERBERGH, AIA
__ - _ _ _ ___ . __ _ _ _
ARCHITECTU RE • PLANN 1N G• L'RBAN D ES f GN
www.vtbs.com
LOT 3- SECOND LEVEL PLAN TOTAL LIVING = 2,399 S.F.
1/4" = 1'-Q" TOTAL FAR = 2,903 S.F. SECOND FLOOR = 980 S.F.
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VTBS 29085 AUGUST 27, 20'10
BLAI�i�Y HOMES
CUPERTINO, CALIFORNIA
A2. �
VAN TILBURG, BANVARD & SODERBERGH, AIA
ARCHITECTURE • PLAN�N�ING • URBAN DESIGN
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AUGUST 27,
B L A l�i � Y H O 1Vi � S
CUPERTINO, GAL[FORNIA
Az.�
VAN TILBURG, BANVARD & SODERBERGH, AIA
_ _ _ ------ .
ARCHIT ECTU RL', • PLAN N! N G • U ABAN DES I GN
www.vtbs.com
NAIL—ON WINDOW FRAME INSTALLID PER MFR. —
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AUGUST 27, 1
B L A l�i E Y H O 1VI E S ,�z.6
C U P E R T[ N O, C A L 1 F O R N I A VAN TILBURG, BANVARD & SODERBERGH, n�n
_ ----
ARCHITECTU RG • I' LAN N ING • U RBAN DES IGN
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ELASTOIAERIC SHEEf FIASHING CUi & FlTTm
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2ND FLOOR
OVERALI = 1,121.82 S.F.
A = 9.58 S.F.
B = 34.69 S.F.
C = 10.29 S.F.
D = 18.71 S.F.
BUILDING AREA = 1,121.82 - 9.58 - 34.69 -10.29 - 18.71 = 1,049 S.F.
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OVERALI = 2,138.29 S.F.
A = 9.17 S.F.
B = 60.71 S.F.
C = 124 S.F.
D = 89.92 S.F.
BUILDING AREA = 2,138.29 - 9.17 - 60.71 - 124 - 89.92 = 1,854 S.F.
LOT 3 FAR CALCULATION:
LOT SIZE: 6.498.43 S.F.
BUILOING AREA = 1.854 S.F. + 1,049 S.F.
■ 2,903 S.F. TUTAL
FAR = 2,90.3 S.F. ! 6,498.43 S,f. = 0.447
NOTE:
1. STAtRWELL IS COUNTED ONCE FOR THE BOTTOM FLOOR AND SECOND TIME FOR THE TOP FLOOR.
2. THERE ARE NO INTERIOR SPACE HIGHER THAN 16 FEET EXCEPT FOR THE STAIRWELL.
VTBS 29085
SEPTEMBER 02, 2010
BL,A�iEY H4MES
CUPERTINO, CALIFORNIA
A3. 1
VAN TILBURG, B ANVARD & SODERBERGH, AIA
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._....�. ._..... .__. ... .________._� PROPERTY LINE 1 "�\� r � - �, !!'! � 9 Y��C� ,. + Y --
� �S.i 64�'� � �.4LtL�
- i CENTER LINE � ~
� � �� , ¢,�
------------- --- --- ------------- RIGH T-OF- WAY LIN E v1 � � 1 � �U � J ,
� � _� _ i
�_.r� ,{� �
PAD=100.12 BLDG. .-�" /�
(2% D/W) SETBACK � "�
/� '
APPROXIMATE LOCAl10N OF
NEW POWER POLE
F.G.=102.6
� JOINT UTILITY
POLE TO BE
RELOCATED
`� ' A
` �
� F.G �02.3
F/�(1 1
� 40 E.G.=100.i
� F.G.=102.0
E.G.=100.1
,-- g _�
!" ,- ,10 2 � �-'
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�1��.� -'' • - �� '•- `
� � � �� /� "� I
--"`- � �""
- � ��� y�� - '/ r � ,.: HIG PT. SWALE
,J� �' �'" � � = 10 15$ 9 ., F.L. 101.48'
� % f i_ �. � .., .- - o.,
`•' . x�- , F G , � 20 p G ��
�- - .
. -�- ' . ' r �, S pCK
i `
„ �: �-- y�o��a
� .: ��. LOT 2 1
� , o NET AREA: � 1 F.G.=10
6,410.27 S Q. FT. � E.G.=10(
\ \ , _,, NEW HQUSE y
, � FF=1O"�.1 �,. .
\ �,O \ -- , ,._..PAD=101.1 � � ., /
�� S F, \ F.G.=101.58 '�.
� '. %` 5.00'
i'" BLDG.
� \ ` GARAGE -`' -' ,��e SETBACK
� � pFF=,o,.�, r �is�
PAD=100.71 � � ' S.0'
2 � � ''. �2% D/W)n , i% �. / , BLDG.
FLOWLINE SWALE '��� -'"• ` *pr �'Y �� \
JT JT JOINT UTILITY TRENCH � �
ELEC., PHONE, CABLE TV \ `, �,
'-"--"'�"-- SS ----------------- SANITARY SEWER MAIN ' �� J' �.�
0 \ � \,� ` �'S-� \ FINISHED GRADE
"""'-'--"-�"" S� """"""""""' SANITARY SEWER LATERAL \ , 'P G.p TOP OF CUR8=101.25
t '; ,. �� `Pj� FLOYVLINE GUTTER=100.75'
_------------------ W ----------°------ WATER LINE \ `�, > \
� \� 6 ' 9 � � ��' NEW A.D.A
� WHEELCHAIR RAMP `, ` � COMPLIANT
\ \ ACCESS
O \ �
SANITARY SEWER MANHOLE
� � HIGH PO�NT
� C FLOWLINE
_ � � GUTTER=100.93'
� Y
U
O� a
om�
N �
F.G.=102.3 I� F.G.=102.1
E.G. 100.4 E.G.=100.4
�
�
I
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HIGH PT. SWALE I
i F.L.=102.16'
4 �
1 � i
' '
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1 , _ �
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F.G °102 25 '` _ _ _ . - �
� : 102 26 :, �
f �•°
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F.G.=102.05
E.G. 100.9
- - - ---. , - �. .__..._ _._. T .__�
(
� �_ . . � �� . �
HIGH PT. SWALE i
I F.L.=101.91'
F G.=102.13 I
l
_. ....
� F.G_ �p2,1�
__ 0 �` �
� �t 0
' NEW CON(�'tETE I
RETAINING V/ALL
L 0 T 5 MAX. HEIGHT 2' �
- 10:OOj �
sE ���K N ET AREA: , �
� ; � �: 7,046.49 SQ. FT. �. �� �
� :: F.G.=101
: � � ; ' , (\I/
� I NEW HOUSE 1
FF=102.69 - _....._. .. . ....�. ,' I
PAD=101.69
I �
\��, �0T 4 � I, y I
�l' ' NET AREA: I � (
' � u' OO GARAGE
F.G.=101.98: C ;�. ' � � ' I :
8 � 7 � �. � 6 S Q. r T. ' ', I cn �y I, F.G. 102.13 _ � QQ FF=102.35
' I I� � .. PAD=101.35
` NEW HOUSE � \q �/' , � ... (2� D/W) O
1 �
�1, � �, ,
FF=102.82 �
� ; � PAD=101.82 �t `� � ; � � _._._ �� -�i
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GARAGE i) I � � / �� � �
1 1 (�l�r-�n� �7 i �' I �' f °4 �
/ \FINISHED GRADE ' S
WA TOP OF CURB=101.28' �
METER FLOWLINE GUTTER-100.78'
i
D �
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NEW CONCRETE RETAIN�NG WALL
� MAX. HEIGHT 2.5'
rE
- 5.00'
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\ ` ss ' SHEET N0. DESCRIPTION
�� j � // SHEET C1 GRADING PLAN - OVERALL VIEW
f / � i' SHEET C2 GRADING PLAN - LOT 2
� SHEET C3 GRADING PLAN - LOT 3
.- SS � i
� �/ SHEET C4 GRADING PLAN - LOT 4
� � SHEET C5 GRADING PLAN - LOT 5
% SHEET C6 GRADING PLAN - PROFILES
S � �� SHEET C7 GRADING PLAN - PROFI�ES
SHEET CB EROSION CONTROL PLAN
, �
REVISIONS
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C� I� U
Date: AUG. 2010
Scaie: 1 "= i v'
Drawn: CAD
Job:
Sheet C 1
of V Sheets
REVISIONS
\� � � � � � � � u � �,o` ��° �
�� � �� � F �_- �OT 2 1 � `o
C. �� `� p, NET AREA: 1 F.c.=,o2.0 � 1
�� F.G. 100.45 �O JF, � 6,410.27 SQ. FT. � E.G.=100.8 �� � O T 4
� � F.G. 100.1 � Q. � NET AREA
\ �� � NEW HOU�$E � � � �I p
'P-9y \ � � � ,, FF 1�2.14, � F.G.=101.9 . U� 7� �. � 6 �
� �� J� \ � ?,0• G. .� � - PAD=101.14 � `
9 y 9 "p,c � ��'(e � ' F.G.=101.5 -. � ` FFN102�.82
�' J' �' t PAD=101.82
� `�� \ - '���� 5.00' �o•o�' -�
. � � ,. -; ./ BLDG. G.
� \ \ GARAGE ' r ��^� SETBACK SE � pCK `�
�'J, .� � Q FF=101.71 ,' ! �
� PAD=100.71 �'� '"\ 5.0� `�
� _ ,. �� �
` o �` S ' 8 � '� (25: D/w),� _ '/ � � . / - BLDG. �, , ` y
e� ,�p ,' / p , . SETBA� �''.
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V'
�J� • S� fel � O .. / 0,16 �, Q �� G � �,�- � /, 9 ,., ' C ', `..�
TEMPORARY BENCHMARK \ F G• �,O �GP� O, ' �
NAI� AND SHINER � ` 4 '�� "/ / i' O�` 9O ,26
EL=100.0' (ASSUMED) ` ,., < � � J / 'L �, ` ,. ,�- ��, .,.,.` . ' '' ' ! F. G . °102 _ . _ .
�
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� J' �+ �� � �RF,o . K. � �. HIGH PT. S` ALE .
� . F.G.=1 � .2 �
r F.L.=101�:,96' '
� �, /` „ �. j
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� V ` � f ' ' / �
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v � /!.' •
� GARAGE ` �';� V
, �n�, � � G \ �, : ' o ,� L 0 T 3 � FF�102.08 '� � „ ,
• r � �-- ,o`�� NET AREA PAD�101.08 ,, ��
� 2 ; � �. (29� D'�W) Q,;= ��, 4
F.G.101.0 �,, �'� 6,498.43 SQ. FT.
� E.G. 100.3 ` �., QQ �!+ B`�O /
\ �� \ \ FFW102.57E 1o, `� ��� ,�/
� � v1 � � PAD=101.57 F G� / \ �'�f-
� �� CONC. CURB c � V '' � / �'�
AND GUTTER ` �� �
� � � � ����� �' ��°� e �' �
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\ � � / j 101 a /
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\ � / � 01
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F.�.=, 0,.65 �� F
� �, ti � � . � � ,�
0 � � � � \ FINISHED GRADE �_ — /
� G,p TOP OF CURB=101.25'
� �� `�' FLOWLINE GUTTER=100.75� /
\ /'� �
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� NEW A.D.A
\ COMPLIANT S='
� ACCESS �
� �
� HIGH P NT FINISHED GRADE , `� S �
WA1ER TOP OF CURB=101.28� �
� � �� GUTTER L OO. METER FLOWLINE GUT � 100.78'
� \ / SS
\ ' \ JY ` / ` /
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SCALE: 1 "=10' \ �,�� �
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�•- ,/+ SANITARY MANHOLE
��. � �..� ' �o.�. �� ,. � Aw ��� y ,►\ � � `� RIM=101.68 _.
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a'.�.! ! .•,/�����L °. ��"��\ � \ � INV=93.36
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� Z 4 INSTALL PERCOLATION PIT ATTACHED TO 15 L.F., 24" DIA. RETENTION
CHAMBER, SEE DETAI� SHEET C6 (TYPICAL PER EA. LOT)
Q NEW 18.5' WIDE DRIVEWAY TYPICAL FOR 'EACH LOT.
� GARAGE SLAB ELEVATION AT BACK OF GARAGE. GARAGE SLAB SLOPES
1.5X DOWN TOWARDS OPENING FOR DRAINAGE.
� INSTALL 4" D.I.P. DRAIN PIPE MIN. DEPTH 2.5', MIN. SLOPE = 27
DRAINING TO PERCOLATION PIT.
�g PROVIDE ADEQUATE PIPE CONDUITS CONNECTED TO ROOF DOWNSPOUTS
TO CARRY STORM DRAINAGE AWAY FROM THE FOUNDATION AND
GRADED AREAS, PER 501LS REPORT.
� APPROXIMATE LOCATION OF RE-LOCATED U1ILITY POLE. UNDERGROUND
HERE, TO SERVE ALL 5 LOTS.
11 INSTALL 65 LF. 24" H.D.P.E. PIPE RETENTI�N CHAMBER, TYPICAL EACH
LOT.
DRAIN INLET GRATE ELEV.
(18"x18")
o ,�.00
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Q ioo.as
� 100.58
Q �o�.os
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� 101.14
8 �oo.�s
� t00.B5
ABBREVIATIONS:
F.G. FINISH GRADE
E.G. EXISTING GRADE
T.P. TOP OF PAVEMENT
F.F. FINISH FLOOR
F.L. FLOWLINE (DRAINAGE)
5= SLOPE
P.U.E. PUBLIC UTILITY EASEMENT
F.G. FINISH GRADE
F.G. FINISH GRADE
LEGEND:
JT JT
SS
SL
-------------- � -- --------------
�
0
�
PROPERTY LINE
CENTER LINE
RIGHT-OF-WAY LINE
FLOWLtNE SWALE
JOINT UTILITY TRENCH
ELEC., PHONE, CABLE TV
SANITARY SEWER MAIN
SANITARY SEWER LATERAL
WATER LINE
WHEELCHAIR RAMP
SAN�TARY SEWER MANHOLE
FIRE HYDRANT
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C� I� U
Date: AUG. 2010
Sccle: ?"=?0'
Drawn: CAD
Job:
Sheet � �
of V Sheets
Plant List:
Ap low wat� native w neturalized plant material
See L-3 for plarrting detai4s and notes
Symbol Botaninl Name Common Narne Size Replacement Treel
Trees:
AU ArbuWS unedo'Standard' Strawberry Tree S�. 15gc
CS Cupressus sempervirens Ilakan Cypress 15gc 3'Dia.�3 years
ED Eriobotrya defle�ca Bronze Loquat 15gc
LI Legerstromia i.Tuscerora' White Crepe Myrtte 15gc
MB Mayt�u b.'Green Showers' Mayten Tree 15gc
PC PisFaaa chinensis Chine�e PisMdche 24" Box
PI Prunus ilicifaa HoHyleaf Cherty 15gc 6'Die.�3 years
AA Gluericus agrifolia 5td' Coast Live Oak 36' Box R=3
RWD Sequoia semp.'Soquel' Coast Redwood 24" Box R=6
RWD36 Sequoia semp.'Saquel' Coast Redwood 3B" Box R=7
Shrubs:
CC Ceanothus'Concha' Mourrtain Lylac Sgc
CO Cercis oocidenhaus Westem Redbud Sgc
CH Cist� hydridus White Rock�ose Sgc
CP Cistus putpureus OrcMd Roclvose 5gc
DV Diefes vegeta Yellow FofirgM liy Sgc
HD Hemerocailis'Pink' Pink Dayliy 5gc
GN CxevilNa 'Noeli' Gievdlia 5gc
KU Knipfafia uvaria Red Hot Poker 5gc
L Lomandra bngifolia Mat Rush 5gc Bio.Swale
MT Magno6a stellata Star Magndia 5gc
MA Mahonia a.'Compata' Dwarf Oregon Grape Sgc
ND Nandina d: Canpacta' Cpt Heavenly Bamboo Sgc
PS Pennisetum'Rubrum' Fourdain Grass Sgc
PF Photirtia fraseri Photinia 5gc
PN Punica g.'Nana' Dwarf Pomegr� • Sgc
RH Raphiolepis'Majestic B�R�! India Hawthom Std. '15gc
SR Strelizia �iree Bird of Paridise 5gc
Tree Replacement list:
QA Quercus agrifoRa 5td' Coast Live Oak 36" Box R=3
RWD Sequaa semp.'Soquel' Coast Redwood 24" Box R=6
RWD36 Sequoia semp.'SoqueP Coast Redwood 36" Box R=1
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Jigi���E.if :�, ____- --- /� /
P.�.,., ,.;:�;; �- % `f�s�" (�'�r'�/ �/�G'i
LANDSCAPE PLANTING PLAN
sca�e: , °_, o�-0•
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NOJ DATE/ REVISION
t - 429/10 2 - 8/13/10
3 - 8/14/70 4 - 8117/10
5-8/18H0 6-9/19/10
7-8/20/70 8-8125I10
9- 9/09l10 10 - 9/1 B/10
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DATE
08/24l10
scntF
1 "=10'-0"
PROJECT MJWAGER
oRnwN DJ
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JOB NO.
AA-03
BHEET
L-1
NO./ DATEI REVISION
1 - 8/25/10 2 - 9I09/10
3 - 9116/10
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CanhoNer, Raiibiid ESPSh(T4i wall mou�, add ESPSM3 module
i�h,des we�he► sensor,lo� i�ide or yaage an o�side �a�q
r� ur�, s�n ao ��n �r �, � r��c��
oauiea lo r�a,se man leie belae pre�ue reg�l�Or
� Drip Sys6em Valve Raiibird 100 ASVF wl1' Y FilEer (lople on Ialeral sideM
f�.I� Drp IineY' drsYibution tu6ng w14' couer
oonnect 60 � sd, 40 pv� under pa�g w11 r cwer
Emitlers Raa�bird X&10PC, use 1 per 1gc, 2 per 5gc, 3 per 15gc (rat shown)
Fnri�ers Rainbird X&20PC, usa 1 per 24'bmc, 3 per 36'box (raf sho�m)
�cn emiGer sn�� mdude sa+�, �9 �v �Y' �s (s� �)
Note: FyNazone A= Lawn Area
Hyerozone B= AN hees, shn�Ds �e 9�� (� ?9� a�?
Fa rertiaiiing waler c�sernalion wdomgtion see attached sheet.
LANDSCAPE IRRIGATION PLAN
sple: 1 "=10'-0"
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DJ
JOB NO.
AA
SHEET
L-2
IRRIGATION NOTES:
I a, Plan is diegcammatic oaly, Final laation of lines anc x dete�mined in the field L'mes shall be in a
c�mon uench wherever possibte.
b. The point of ca�nection shali'ne the weter service liee befae building prasure ngiilata and instal] dielectric
union if anteriil at point of connection and pipe to becktlow prev�tion device are dissimilar mC�als.
1. Head and valve localions shell be staked out in the field eod epproved by Owne�s designeted repRSente6ve
pnor w install�tioa. Loate backflow preventer 12" above highat ittigation head.
3. Elxasxl auda for controlkr sha11 be provided adjacxirt w cmtrolla location by (hvner. (verify)
4. The Coa7acta shall ve�ify the existmg site and eas�ue that all local cade,e are met
S. The Contractor shall apply and pay fa all permits ra�uired for this portion ot ihe work,
6. [andscape Imgation Conhacta alrafl prepare aud issue to the owna (at the compkGon of the installabon), an
aam�al chact iedicatinB ope�abnB dates, cycks and time for eacb valve in each system,
7. The contactoT shall not willfully ins'�11 the sprinkler system as shown on the drawings when it is obvious in the
ae
field thet imlmown obsUucbons or differencee io the di�nsions exist that might have been imlmown during
engineaing. Such obstructions a differences shall be brought to ihe attention of the Ownei's authmized
re�csentaative. In the event this ooU6cation is not perfo�med, the Iaigation Cmhactor shall ass�e fuil
responsibilitY for atry revisions naassary.
B. All �intler equipmeut not otl�wise deteiled or specified shall be instnlled as per manufacture�s
rerommendations and specifications.
9. The Imgatian Com�acta shall flush and adjust all sprinkler heads and valves fm optimum coverage with no
ove�spray onW pavements, structures and feoces and without fogging or misting. Pressure ngulating devices may
6e required even though not specified direstly on the plaos.
10. The Contractor shall coordinate ibe i��llafion of all sprinkler mate�ials, including pipe, with die landscape
drawiogs w aroid interfeting with the planting of has, shn�ba a otiia plantings.
1 L [t is the intent of these drawings tn indicate a canplete imgatiai eystem installed end ready for use without
fur�her cost w t�e Oavner,
12. T6e Contractor ahall unwnditionaqy guacantee the imge6on system for a period of one year from Ihe dete of
accepmnce. ManufecAuer wartanties shall only exceed this guaraate� and Contcactor shall be lieble for
repairsheplaament of 6iled mateciaUworkmanship.
13. The itngation installation sl�ll be damed incomplete imril all sprinlda heads, valves and telated irrigadon
equipment bve bcen checkeQ aod adjusted fo best confotm w the cooditions and requirements thet will preveil at
the finislh ate.
14. Compkte warranty cards for automatic cantrolla and otAer imgation material (comroller �eys etc.) shall be
delivered to Oamer.
15. All valves are to be located'm aM�Wg�ound wver areas only.
16. The irrigabon system designs are baved � a minimum opezatmg pressure of 30 pai (at ooale). The irri�tion
Conttactor shall verify this iafoimation prior to installation dc ceport all diffawces to Landscape Architect, If
pmssare exceeds 60 psi, add Watts USB preasure regulator at poiat of conne�tion.
11. All class 200 PVC latecal lines shall be installed at a 12" dapth (12" and sch 40 under pavement); sch 40 main
lina shall be mstalled at a 12" depth. Soil materiel used for backfllmg imgation trenchea shall be sendy with no
nxlcs or otha debris.
18. A mininnrm of two working days before perfotming any digging, call underground service alert at
1-800-227-26f10 for infotmation on ihe location of �tural gas I'mes, electric cables, etc. It's &et and iPa the law.
19, Inslall 4" dia sch 40 PVC slceves under pavement fa controller wire and inigati� pipe at all locations
indiceted on plans and othenvise re�uind. Doc�nn�t all slceve locations on (hvners set otraoid drnwings
20. Bacl�fill for trenching shall be campacted to a dry density equsl to the undisUubed adjacent eoil and shall
confam W adjacrnt grades without dips, sunken areas, hw�s or other imgulari6es.
21. Landscape Comractor ia responsble for notifying Landscape Architect, 4S hours minimum in edvance, for the
followmg site observe�ons and�or mexbngs: a Preconseucction mceting wit� �1 pa�ties.
shl
b. Plent metetid on site, pnor to installatiw., c. Open trench, main line (with valves adached) ptessure
met �
tesk Q Fina] projea;t walk through.
22. 7'he Conazctor shall be responsible for complete and effe�tive covaage of all planter areas, w babnce cach
a r
circuit to optimum covasge; adjust valves, �c radius �d nozzle of each sprinkler.
23. Cootactar agcets that in aceardance with ge�ally eccepted conshuetian practica, Contractor will be requtted
to assunx sole and compleu responsibility forjob site cmditionv dunmg the comse of construction of the project,
mchidmg �ety of all pe�ons and property, that this requuement ehall be made to appty contmuously aud shall
not be limited to normal wodong hwns, aod Conttactor fnrtha ag�ees to defend, indemnify and hold hatmless
from any and all liability, real or alkged, in connecbon with the perfmmance of wo�k on this project, excepting
liability arising from the sole negligence of tlie design professianal.
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�� BISE FNiNLY WfTH F00T I I
PRESSURE SO 7FNT R00T
BNl DOES NOT SHffT. , ---
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W(• BY VOLUME
oRC�N�c �rEm�
11NG SOIL
OPE ON SIDES
wrrarc No�.
OR
cot��CTm MouNo
UNDER THE R00T
BALL TO PREVEMi
s�n.oaoar.
� SHRUB PLANTING DETAIL
NOlE See plmdqig notea rw eoG amendme� apeclfkation.
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TREE PUINTING DETAIL
NOTE: See plantinq notea for eoil amendmartl apecficaGon.
NOTE:
DIFFUSER BUG CAP:
RAIN BIRD DBC-025
1/4—INCH TUBING STAKE:
RAIN BIRD TS-025
�4—INCH TUBING:
_YETHYLENE DISTRIBUTION "(UBING
41N BIRD PT-025
OR
YL DISTRIBUTION TUBING
41N BIRD DT-025
TOP OF MULCH
SINGLE—OUTLEf EMITTER:
RAIN BIRD XERI—BUG EMITTER
1/2—INCH POLYETHYLENE TUBING:
RAIN BIRD XBS BLACK STRIPE TUBING
FINISH GRADE
USE XERIMAN TOOL XM—TOOL TO INSERT EMITTER DIRECTLY
INTO t/2—INCH POLYEfHYLENE TUBING.
E�IITTER FR0�1 1/2" TUBING
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LANDSCAPE NOTES & DETAILS
HYBRID CONTROLLER:
RAIN BIRD ESP
INDOOR WALL MOUNT
117 VAC, 60 HZ EXTERNAL
PLUG—IN TRANSFORMER
1.5—INCH PVC SCH 40 CONDUIT
AND FITTINGS
WIRES TO REMOTE CONTROL
VALVES
� HYBRID CONTROLLER
FINISH GRADE/TOP OF MULCH
POP—UP SPRAY SPRINKLER:
RAIN BIRD 1804
PVC SCH 80 NIPPLE
(LENGTH AS REQUIRED)
PVC SCH 40 ELL
PVC SCH 40 STREET ELL
PVC SCH 80 NIPPLE
(LENGTH AS REQUIRED)
PVC SCH 40 STREET ELL
PVC LATERAL PIPE
� POP-UP SPRAY SPRINKLER ��C SCH 40 TEE OR ELL
30—INCH LINEAR LENGTH
OF WIRE, COILED
ID TAG: RAIN BIRD VID SERIES
WATERPROOF CONNECTION:
RA�N BIRD SPLICE-1 (1 OF 2)
REMOTE CONTROL VALVE:
RRIN BIRD 100—ASVF
INSTALL 6—INCH MIN. ABOVE
HIGHEST POINT OF DISCHARGE
UV RADIATION RESISTANT
PVC SCH 40 MALE ADAPTER
(1 OF 2)
UV RADIATION RESISTANT
PVC SCH 40 PIPE
(1 OF 2)
NISH GRADE/TOP OF MULCH
I PVC SCH 40 ELL
}s' (1 OF 2)
� PVC LATERAL PIPE
I � (1 OF 2)
ELECTRIC RE�iOTE CONTROL VALVE
Planting Notes:
1 Plan is diagrammatic only. All local governing codes shall be met. F,zact location
of shrubs/trees shall be determined in the field (Inslall as per details). This plan is
not a survey, verify all distances.
2 Owners and Maintenance personnel of said project shall own and understand the
following books:
a. Westem Garden Book by: Sunset
b. Water-Conserving Plents & Landscapes for the Bay Area by: EBMLJD
3 All areas shall have 100% coverage with an sutomatic low flow drip urigadon
system.
4 Contractor shall advise Landscape Architect or Owners representative (in writing)
of all substitutions a minimum of two weeks prior to the onset of demolition
andlor construction.
5 Upon completion remove all extraneous material and debris; sweep and wash the
arca cican.
6 Landscape Contractor is responsible for notifying Landscape Arckutect, a minimum
of 48 hours in edveace, for the following site observations and/or meetings:
a. Preconstruction meeting with all parties.
b. Plant material on site, prior to installation.
c. Open trench, main liue (with valves attached) pressure test.
d. Final project walk through.
7 Damages: Conusctor shall promptly repair al] damages to �isring site at no cost to
owner.
8 Install all plant material as per details and soil & plant lab report. (See note 12.)
Information in soil & plant lab report shall prevail over details. All planting areas
shall be cultivated to a depth es noted in soil and plant lab report, with removal of
all debris, rocks and weeds exceeding 1" diameter. Import topsoil shall be added
where required. Such soil shall be friable.
9 A minimum of two working days before performing any digging, call underground
service alert at 1-800-227-2600 for information on the location of natural gas lines,
electric cables, etc. It's free and it's the law.
10 Mulch all planting areas with a two incb depth of pea size nitrogen stabilized fir
bark (shredded size on slopes).
11 A smooth haasition between Snish grede, sidewalk and headers shall be required
prior to planting. All plant area grades and plant mateiial shall be appmved by the
�
Landscape Architect or Owner representative prior to any plant installation. Call
24 houcs prior to any work and after all material is on site. Install jute mesh (as per
manufacturers recommendations) on atl slopes at and exceeding 4:1.
12 Landscape contractor shall deliver 1/2 gallon of typical soil from site to: Soil
&Plant Lab,Inc.,352 Mathew, Santa Clara, CA. Test #A05 ($160, verify fee at
408-727-0330, allow 15 bus. days) shall be run and lab shall send copy of results
to Landscape Architect prior to beginning construction. Contractor shall pay for
A-Ol test and shall follow all recommendations. Contractor shall submit a delivery
receipt of all amendments installed, within 48 hours to Landscape Architec�
13 Finel giades shall allow for surface flow away from shuctures and offproptrty as
per code. An additional drainage system mey be added (verity).
14 Contractor shall coordinate all work with other trades (ie. paving, plumbing,
electrical, etc.).
I S Contra�ctor shall verify locations of all existing trces to remain. All precautions
shall be taken to protect existumg trees from damage during construction.
16 All planted areas shall be maintained for a period of sizty days following final
written acceptance by landscape architect. Contractor shall guarantee all trees and
shrubs for a period of one year fotlowing end of maintenance period.
17 Convactor agrces that in accordance with generally accepted construction
practices, conRactor will be required to avsume sole and complete responsibiliry for
job site conditions during the cowse of construcdon of the project, including safety
of all persons and property, that this requirement shall be made to apply
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further agrees to defend, indemnify and hold harmless from any and all liability,
real or alleged, in connecrion with the performance of work on this project,
excepting liability arising from the sole negligence of the desi� professional.
scale: N.T.S.
NO./ DATEI REVISION
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DATE
08/24/10
SCALE
N.T.S.
PROJECT MANAGER
o�,�
�oe No. DJ
AA-03
SHEET
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DOC. 19430710
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