R-2012-22b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
C U P E RT I N C} {408) 777-3308 • FAX (408) 777-3333 • �lanning�a�cupertino.org
August 7, 2012
Innovative Design Architecture, Inc.
Attn: John Ha or Yun Zhu
510 Lawrence Expwy. #105
Sunnyvale, Ca. 95014
SUBJECT: RESIDENTIAL DESIGN REVIEW AND MINOR RESIDENTIAL PERMIT ACTION LETTER -
Applications R-2012-22and RM-2012-15:
This letter confirms the decision of the Director of Community Development, given on August 7, 2012;
approving a Residential Design Review for a new 4,062 square foot, two-story single family residence
and a Minor Residential Permit to allow a second story balcony on the new residence, located at 10218 S
Tantau Avenue, with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "Mr. Viray Residence, New Construction, 10218 S
Tantau Ave, Cupertino, CA 95014," consisting of 10 sheets labeled A-0 to A-5 and L-1, dated June 15
2012; except as may be amended by conditions in this resolution.
2. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the building plans.
3. ACCURACY OF THE PROTECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including but not
limited to property boundary locations, building setbacks, property size, building square footage,
any relevant easements and/or construction records. Any misrepresentation of any property data
may invalidate this approval and may require additional review.
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.
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 Department
prior to final occupancy of the residence.
Residential Design Review Action Letter Page 2
R-2012-22 and RM-2012-15
6. ADDITIONAL PRIVACY MITIGATION MEASURES ON NORTH ELEVATION
The project shall incorporate the following additional privacy mitigation measures:
a) The windows in the walk in closet, north west corner bedroom, and the master bath room on the
north elevation of the second story shall be made obscured and non operable. The window in
the bedroom/study room shall remain operable.
b) Provide solid privacy screening to the north side of the second story balcony. The proposed
design shall be reviewed and approved by staff prior to building permit issuance.
Prior to final occupancy, the property owner shall record a covenant on� this property to inform
future property owners of the second story window and balcony restrictions contained in condition
#6 (a and b). 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. These additional privacy mitigation measures may be
waived or modified by the affected neighbor to the north pending the City approval.
7. LIGHT AND AIR EASEMENT HOLD HARMLESS AGREEMENT
Prior to issuance of building permits, the property owner shall record an agreement holding the city
harmless against any legal challenges resulting from the encroachment into the light and air
easement. 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 issuance of building permits.
8. COVENANT RESTRICTING FUTURE ENCLOSURE OF THE CAR PORT AND DECK AREA(S)
The carport and deck area shall not be enclosed since the maximum floor area ratio allowed by the
R1 Ordinance would be exceeded. Prior to issuance of final occupancy, the property owner shall
record a covenant restricting the future enclosure of the car port and deck area(s). 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.
9. LANDSCAPE PROTECT SUBMITTAL
Prior to issuance of building permits, detailed landscape and irrigation plans shall be submitted and
reviewed by the Planning Division. The landscape plan shall include water conservation and
pesticide reduction measures in conformance with Chapter 14.15, Landscaping Ordinance, and the
pesticide control measures referenced in Chapter 9.18, Stormwater Pollution Prevention and
Watershed Protection, of the Cupertino Municipal Code.
10. LANDSCAPE INSTALLATION REPORT
Prior to final inspection, a landscape installation audit shall be conducted by a certified landscape
professional after the landscaping and irrigation system has been installed. The findings of the
assessment shall be consolidated into a landscape installation report.
The landscape installation report shall include, but is not limited to: inspection to confirm that the
landscaping and irrigation system are installed as specified in the landscape and irrigation design
plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that
causes overland flow, and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: "The landscape and
irrigation system have been installed as specified in the landscape and irrigation design plan and
complies with the criteria of the ordinance and the permit."
11. LANDSCAPING MAINTENANCE SCHEDULE
Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall be established and
submitted to the Director of Community Development or his/her designee, either with the landscape
Residential Design Review Action Letter Page 3
R-2012-22 and RM-2012-15
application package, with the landscape installation report, or any time before the landscape
installation report is submitted.
a) Schedules should take into account water requirements for the plant establishment period and
water requirements for established landscapes.
b) Maintenance shall include, but not be limited to the following: routine inspection; pressure
testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas;
replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and
removing obstructions to emission devices.
c) Failed plants shall be replaced with the same or functionally equivalent plants that may Ue size-
adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall
either be replaced or be revived through appropriate adjustments in water, nutrients, pest conhol
or other factors as recommended by a landscaping professional.
12. LANDSCAPING MAINTENANCE AGREEMENT
Prior to final inspections and final occupancy, the owner(s) of the property shall enter into a formal
written landscape maintenance agreement with the City. The City shall record this agreement,
against the property or properties involved, with the County of Santa Clara Recorder's Office and it
shall be binding on all subsequent owners of land served by the proposed landscape. The landscape
maintenance agreement shall require that the installed landscape not be modified and that
maintenance activities not alter the level of water efficiency of the landscape from its original design,
unless approved by the City prior to the commencement of the proposed modification or
maintenance activity.
13. 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.
14. 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.
15. 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 two years, it shall expire on August 7, 2014.
Staff received comments from a neighbor regarding the project. The neighbor was concerned about loss
of privacy resulting from the north elevation windows and balcony of the new two story house. The
neighbor requested frosted non operable windows, reduced balcony size and a 5 foot high balcony
screen. The applicant has voluntarily agreed to modify certain second story windows and add an
additional privacy screen for the balcony facing north. The applicant is not proposing to modify the
Residential Design Review Acrion Letter Page 4
R-2012-22 and RM-2012-15
bedroom windows since the California Building Code requires a specific size and operability for egress
purposes. The modifications are listed in condition #6.
Staff has made all the findings that are required for approval of a Residential Design Review and Minor
Residential Permit as required by the of Cupertino's Municipal Code, Chapter 19.28.150 (A and C). 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,
h^.�-—
George Schroeder (for Diana Pancholi)
Assistant Planner
408-777-7601
georges@cupertino.org
Enclosures:
Approved Plan Set
cc: Chris Viray,1100 Zamara Ct,Milpitas CA 95112
Mr.or Mrs.Sp�rks,70204 S Tantau Ave,Cupertino CA 95014
J --- --- — - --- - --
I �
NEW CONSTRUCTIQN
10218 S TANTAU AVE
CUPERTINO, CA 95014
PROJECT TEAM DRAWING INDEX
PROPERTY O�PNER: n—o TITLE SHEEf, EXISTING SITE PLAN
A-1.1 PROPOSED SITE PLAN
CHRISTOPHEB VIRAY A-1.2 ROOF PLAN,AREA CALCUlATION
A-21 PROPOSED 15T FLOOR PLAN
1100 ZAMORA CT. A-2.2 PROPOSED 2ND fL00R PLAN -
MILPITAS CA 95112 A-3.1 EXTERIOR ELEVATION
� A-3.2 EXTERIOR ELEVATION
TEL: (408) 904-8614 n-a sECrioNs
A-5 PRNACI'DIAGRAM
L-1 LANDSCAPE DIAGRAM ' ,
ARCHITECT:
JOHN HA, AIA
1288 gIFFER RD. #207
SUNNYVALE, CA 94086
TEL: (408) 245-0991
FAX: (408) 245-0319
SCOPE OF WORK
THE PROJECT IS TO DEMOLISH AN EXISTING ONE SiORY
SINGLE HOUSE AND BUILD A NEW 1W0-STORY RESIDENCE.
SYMBOL
B SECTION N DOOR NUMBER
A5 �IEET NUMBER }� DOOR SCHEDULE
DOOR TYPE
�� D�i AIL
A5 SHEET NUMBER � INTERIOR ELEVATIONS
A5 INDICATOR
1 t �— COLUMN GRID
�� RM.N , ROOM NUMBER
O EXISTING DOOR FL. FLOOR FlNISH
BASE FlNISH
WALL FINISH
CEILING FINISH
TABULATION
ASSESSOR'S PARCEL NUMBER:�Z�-07-032 SPRINKLERS YES
ZONE DISTRICT: R1_10 TYPE OF CONSTRUCTION: V-B
� OCCUPANCY R-3
SITE AREA: C.F.0 2010
S.F. C.B.C 2010
C.R.0 2010
C.M.0
MAX. LOT COVEnAGE `IREQU� �PROPOSEDJ C.P.0 Zpp
ENCLOSED BUILDING 9,036 X 45%=4,066 S.F. 2.552 SF/9.036 SF=28.29: C.E.C. 2010
W/ROOF OVERHANG,PATIO 9.036 X 50%=4,517 S.F. 4.065 SF/9.035 SF=45.0% CA GREEN BUILDING CODE 2010
T1TLE 24 ENERGY CODE 2008
F.,4R 9.�36 X 45%=4,066 S.F. 1ST FLR. S.F.
+1.507 ZjJp�_fj S.F. PROPOSED GREEN POINTS 0
BUILDING SET BACK °4.059 iTOTAL,45X FAR)S,F. PUBLIC WORKS EASEMENT NO
15T FLR.: (2ND FL AFtEA IS 59X OF 1ST FL AREA)
FRONT YARD 25' '- HO D FiARM FSC AGREEMENT Q
INTERIOR SIDE YARD ' �
STREET SIDE YARD 12' 14�-8"
REAR YARD 20� 26'3'
2ND FLR.:
FRONT YARD 25' 38'-10'
INTERIOR SIDE YARD 1 � 13'-7�
STREET SIDE YARD � 25'COMBINED,L 1g'_11"
REAR YARD 25 27'-7"
BU�LDING HEIGHT 28'.TWO STORIES 26'-3-1/2�. 7W0 STORIES
ENTRY HEIGHT 14' FROM NATURf�I GRADE 12'-6"FROM NATURAL GRADE
TO TOP OF PLATE TO TOP OF PLATE
FRONT YARD IMPERVOUS 40Y. TOTAL FRONT YARD WITHIN SETBACK: 1,529 SF
TOTAL HARDSCAPE: 143 SF
143 SF/1529 SF=9.3%
��LOT COVERAGE CALCULATION �
� 15T FLOOR BUILDING ARE 2,552 SF.
�
i ST ROOR PAT10 AREA 673 SF.
1ST FLOOR ENiRY AREA 93 SF.
15T ROOR CARPORT AREA 276 SF.
1ST FLOOR FViRD SURFACE TOTAL J,594 SF.
1ST FLOOR ROOF AFiEA 4,065 SF.
LDT AREA 9,036 SF.
LOT COVERAGE 4 O65 SF._45x S
� W EAVES DECKS PATIOS �635-SF,- +
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� JOHN HA. AIA
1288, KIFER ROAD
SUITE # 207
SUNNYVALE, CA94086
TEL: (408� 245-0991
TEL: (408) 245-0319
OWNER:
CHRISTOPHER VIRAY
1100 ZAMORA CT.
MILPITAS, CA 95035
(408) 904-8614
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REVISIONS:
PUNNING COMMENTS
1� 6/15/12
SHEET T7Tl.E:
TITLE SHEET,
(E) SITE PLAN
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GENERAL NOTES
IT IS THE RESPONSIBILIIY OF THE CONTRACTOR AND SUBCONTRACTORS TO
CHECK AND VERIFY ALL DIMENSIONS AND CONDITIONS INDICATED ON THESE
DRAWINGS AND MAKE KNOWN ANY DISCREPANCIES PRIOR TO COMMENCING THEIR
WORK �
i
THESE DRAWINGS AREA INTENDED FOR USE IN A NEGOTIATED CONSTRUCTION �
CONTRACT AND,THEREFORE, MAY NOT SPECIFICALLY DETAIL OR SPECIFY , '
MATERIAL AND/OR MIANUFACTURERS. THE CONTRACTOR SHALL PROVIDE ALL �
SAMPIES AND OR CUTS AS REQUIRED TO ASSIST OWNER OR HIS AGENT IN ' ' "' '
MAKING MA7ERIAL SELECTIONS. FOR THE PURPOSE OF ESTIMATING, THE ,
CONTRACTORS SHALL USE THE LIATERIALS SELECTED BY THE OWNER,OR IN ;� -.,��.
ABSENCE OF SAME, HE SHALL PROVIDE AN ALLOWANCE AMOUNT AND SO , �
CONDITION ANY COST ESTIMATE.. ALL MATERIALS SPECIFIED IN THESE DRAWINGS •
SHALL BE INCLUDED IN SUCH ESTIMATE
NO GUARANTEE OF QUAUTY OF CONSTRUCTION IS IMPLIED OR INTENDED BY THE '"
ARCHITECTURAL DOCUMENTS, AND THE CONTRACTOR SHALL ASSUAIE FULL �,,. �
RESPONSIBILITY FOR ANY OR ALL CONSTRUCTION DEFICIENCIES. """ '
i �
THE GENERAL CONTRACTOR SHALL HOLD HARMLESS, INDEMNIFY AND DEFEND THE
DESIGNER FROM ANY ACTION INITIATED BY THE INITIAL OWNER OR ANY SUBSEQUENT
OWNERS FOR CONSTRUCTION DEFICIENCIES, MODIFICATIONS OR SUCH CONDITIONS
WHICH MAY BE BEYOND THE CONTROL OF THE DESIGNER.
ALL WORK SHALL CO►APLY WITH APPLICABLE CODES AND TRADE STANDARDS WHICN GOVERN EACH PHASE OF WORK, INCLUDING BUT NOT
LJMITED T0: UNIFORM BUILDING CODE(CBC), UNIFORAI MECHANICAL CODE(CMC), NATIONAL ELECTRICAL CODE(NEC), NATIONAL PIUMBING
CODE(NPC),AND ALL APPUCkBLE LOCAL CODES AND LEGISLATION.
THE CONTRACTOR SHALL REVIEW AND RECORD THE CONDITIONS OF ALL EXISTING SITE IMPROVEMENTS INCLUDING PAVED AREAS. HE SHALL
MAKE KNOWN ALL EXISTING DAMAGED OR DISREPAIRED ITEMS AND CONDITIONS THAT MAY WORSEN DUE TO THE CONSTRUCTION. ALL ITEMS IN
GOOD CONDITION SHALL BE MAINTAIN IN THEIR PRESENT CONDITION AND ANY REPAIR OR DAMAGE WHICH OCCURS DURING CONSTRUCTION
SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR.
CONTRACTOR SHALL THOROUGHLY EXA►AINE THE SITE AND SATISFY HIMSELF AS OF THE CONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED. THE
CONTRACTOR SHALL VERIFY AT THE SITE ALL MEASUREMENTS AFFECTING HIS WORK AND SHALL BE RESPONS�BLE FOR THE CORRECTNESS OF SAME. NO
EXTRA COMPENSATION WILL BE ALLOWED TO THE CONTRACTOR FOR THE EXPENSES DUE TO HIS NEGLECT TO EXAMINE OR FAIIURE TO DISCOVER
CONDITIONS WHICH MAY AFFECT HIS WORK.
ALL NEW INTERIOR PAINT COLOR, FLOOR,WAL1S AND CEILING FINISHES SHALL BE SELECTED BY OWNER AT THE TIAIE WHEN IT IS NECESSARY FOR THE
COMPLETION OF THE PROJECT.ANY CHANGED TO THE APPROVED COLORS AND MATERIALS SHALL BE SUBJECT TO REVIEW AND APPROVAL 8Y THE CITY OF
CUPERTINO PLANNING DIVISION
ALL PUBUC IMPROVEMENTS SHALL BE MADE IN ACCORDANCE WITH THE IATEST ADOPTED CITY STANDARDS. THE STORING OF GOODS AND MATERIALS ON
SIDEWALK AND/OR STREET WALL NOT BE ALLOWED UNLE55 7HE CONTRACTOR riAS APPLIED AND SECURED A SPECiAL"rERAtiT WHiCH ALLOW SUCN
STORAGE TO BE PLACED.
• UPON THE COMPLETION OF FRAMING,THE APPLICANT SHALL PROVIDE TO BUILDING DEPARTMENT A STATEMENT ISSUED BY THE ARCHITECT OR
ENGINEER OF RECORD TO VERIFY THAT THE STRUCTURE FRAMING OF THE HOUSE IS BUILT PER APPROVED PLANS.
• UPON THE COMPLETION OF GRADiNG OR BUILDING PAD,THE APPLICANT SHALL PROVIDE TO BUILDING DEPARTMENT A STATEAIENT ISSUED BY THE
ARCHITECT OR ENGINEER OF RECORD TO VERIFY THAT THE BUILDING PAD ELEVATION AND THE SET-BACKS OF THE HOUSE WERE DONE PER APPROVED
PLANS.
•CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND INSURING THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN CONDITION.
• UTII.IZE BEST MANAGEMENT PRACTICES (BMP�S),AS REQUIRED BY THE STATE WATER RESOURCES CONTROL BOARDM FOR ANY ACTIVITY, WHICH DISTURBS
SO�L
'ALL ROOF DRAINS AND/OR SOWN SPOUTS SHALL BE DRAINED SHEET FLOW 2X AWAY FROM THE BUILDING AND I+IAYBE COLIFCTED BY DRAINAGE INLET
CONNECTED TO PUBLJC STORM DRAIN FACILITY. IF AND ONLY OF THE DRAINAGE IS IN THE HILLSIDE AREA CAN THE WATER BE DIRECTLY CONNECTED TO
THE PUBLJC STORM DRAIN.
•A SEPARATE PERMIT SHALL BE OBTAINED FOR THE 8 FOOT HIGH FENCE TO BE INSTALLED ALONG THE EAST PROPERTY 11NE.
' PRIOR TO FINAL OCCUPANCY THE PROPERTY OWNER SHALL RECORD A CONVENANT WITH THE SANTA CLARA COUNTY RECORDER�S OFFICAE FOR THE
PROTECTION OF THE NEW TREES TO BE PLANTED. PLEASE CONTACT THE PIANNING DIVISION IN A�VANCE OF THE FINAL TO DRAFT THE DOCUMENT.
� PRIOR TO FINAL OCCUPANCY, AN ISA-CERTIFIED ARBORIST SHALL PROVIDE A PRIVACY PLANTING AFFADVIT(ABAILABLE AT
WWW.CUPER7INO.ORG/PLANFORUS)TO CERTIFY THAT THE PRIVACY TREES WERE PIANTED PROPERLY AND ACCORDING TO PLAN.
•POTABIE WATER SUPPLJES SHALL BE PROTECTED FROM CONTAMINATION CAUSED 8Y FIRE PROTECTION WATER SUPPLIES. IT IS THE RESPONSIBILITY OF
THE APPUCANT AND ANY CONTRACTORS AND SUBCONTRACTORS TO CONTACT THE WATER PURVEYOR SUPPLYING THE SITE OF SUCH PROJECT,AND TO
COMPLY WITN THE REQUIREIAENTS OF THAT PURVEYOR. SUCH REQUIREMENTS SHALL BE INCORPORATED INTO THE DESIGN OF ANY WATER BASED FIRE
PROTECTION SYSTEMS,AND. OR FIRE SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGE CONTAINERS THAT A/AY BE PHYSICALLY CONNNECTED IN ANY
MANNER TO AN APPUANCE CAPABLE OF CAUSING CONTAMINATION OF THE POTABLE WATER SUPPLY OF THE PURVEYOR OF RECORD. FINAL APPROVAL OF
THE SYSTEAI(5) UNDER CONSIDERATION WI�L NOT BE GRANTED BY THIS OFFICE UNTIL COAIPLIANCE WITH THE REQUIREMENTS OF THE WATER PURVEYOR OF
RECORD ARE DOCUMENTED BY THAT PURVEYOR AS HAVING BEEN MET BY THE APPLICANT(5). 2010 CFC SEC.903.3.5 AND HEALTH AND SAFETY CODE
13114.7
'PREMISES IDENTIFICATION:APPROVED NUMBERS OR ADDRESSED SHALL BE PLACED ON ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITION AS TO BE
PLAINLY VISIBLE AND LEGIBIE FROM THE STREET OR ROAD FRONTING THE PROPERTY. NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. CFC SEC. 505.
��c woc�cs
1.APPROVAL OF THESE PLANS DOES NOT RELEASE THE OWNER AND/OR CONTRACTOR OF THE RESPONSIBIIITY OF THE CORRECTIONS OF AAISTAKES,
ERRORS, OR OMISSIONS CONTAINED THEREIN. IF DURING THE COURSE OF CONSTRUCTION IAIPROVEUENTS, PUBLIC INTEREST REQUIRES A AIODIFICATION
OF/OR A DEPARTURE FROM THE CITY OF CUPERTINO SPECIFICATION OR THESE IMPROVEI.IENT PLANS, THE CITY ENGINEER SHALL HAVE THE
AUTHORITY TO REQUIRE SUCH MODIf�CATION OR DEPARTURE AND TO SPECIfY THE MANNER IN HWICH THE SAME IS TO BE COMPLETED,AT THE SOLE
EXPENSE OF THE OWNER AND/OR CONTRACTOR.
Z. CONTACT PUBUC WORKS, (408)777-3104 FOR INSPECTION OF GRA�ING, STORM DRAINAGE,AND PUBLIC IMPROVEMENTS.
3 ALL PUBLIC IMPROVEMENTS MUST BE COAIPLETED PRIOR TO OCCUPANCY.
4. CONTRACTOR�S RESPONSIBLE FOR DUST CONTRO�AND INSURING THE AREA ADJACENT TO THE WORK IS LEfT IN A CLEAN CONDITION.
5. CONTRACTOR SHALL REVIEW CITY DETAIL 6-4 ON TREE PROTECTION PRIOR TO ACCOMPLISHING ANY WORK IS LEFT IN A CIEAN CONDITION.
6. UTILIZE BEST MANAGEMENT PRACTICES(BAIP�S),AS REQUIRED BY THE STATE WATER RESOURCES CONTROL BOARD, FOR ANY ACTIVITY,WHICH
DISTURBS THE SOIL.
7.A WORK SCHEDULE OF GRADING AN� EROSION AND SED�IAENT CONTROL PLAN SHALL BE PROVIDED TO THE CITY ENGINEER BY AUGUST 15. NO
HILLSIDE GRADING SHALL BE PERFORAIED BETWEEN OCTOBER 1 TO APRIL 15.
8.ALL NEW ELECTRICAL SERVICE(POWER, PHONE, AND/OR CABLE)SHALL BE UNDERGROUND.
9.TO INITIATE RELEASE OF BONDS, CONTRACT THE PUBIIC WORKS INSPECTOR FOR FINAL INSPECTION.
10.ALL DOWNSPOUTS TO BE RELEASED TO THE GROUND SURFACE, DIRECTED AWAY FROM BUILDING FOUNDATIONS AND DIRECTED TO LANDSC APE
AREA.
11. PRIOR TO BECINNING ANY WORK WITHIN THE PUBLiC RIGHT OF WAY, THE CONTRACTOR WILL BE RESPONSIBLE FOR PULLING AN ENCROACHMENT
PERMIT FROM THE PUBLIC WORKS DEPARTAIENT.
12. CONTRACTOR TO OBTAIN ENCROACHMENT PERMIT BEFORE CONSTRUCTION.
GENERAL NOTES
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1288, KIFER ROAD
SUITE # 207
SUNNYVALE, CA94086
TEL: (408) 245-0991
TEL: (408) 245-0319
OWNER:
CHRISTOPHER VIRAY
1100 ZAMORA CT.
MILPITAS, CA 95035
(408) 904-8614
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REV�SIONS:
SHEET TITLE:
SITE PLAN
DATE PROJECT N0.
�-22-Z012 12-1328
SCALE DRAWN
AS SNOtiA� JN/TZ
SHEEi
A-1.1
1/8" � oF sNEErs
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FIRST FLOOR 0
A 245 SF.
B 447 SF.
C 1,557 SF.
D 110 SF.
t 2% Sh=.
F 42 SF.
G 49 SF.
H 66 SF.
I 9 SF.
TOTAL 2,552 S
0
SECOND FLOOR
A 467 SF.
�
B 301 S F.
C 256 SF.
D 185 SF.
E 296 SF.
F 2 S F.
TOTAL 1,507 S
�
ENTIRE BUILDING
TOTAL 4,059 SF
�
AREA CALCULATIQN I �/$° I 2 � ROOF PLAN
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1288, KIFER ROAD
SUITE # 207
SUNNYVALE, CA94086
TEL: (408) 245-0991
TEL: (408) 245-0319
OWNER:
CHRISTOPHER VIRAY
1100 ZAMORA CT.
MILPITAS, CA 95035
(408) 904-8614
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REVISIONS:
PLANNING COA�MENTS
�I 6/15/12
SHEEf TIiLE:
ROOF PLAN
AREA CALCULATIONS
SECTION CUT
DATE PROJECT N0.
7-72-7012 12-1328
SCALE DRAWN
AS 51�IOU.N JN/1'Z
SHEE7
A-i.2
1/4'� '� oF SiiEE�S
J —
LEC�IVD� _
WINWN5
_ (N)IXTERIOR WALL TO BE 2X6 DF�2
STUDS O 16"o.c.W(TH
7/2'THK.GYP.BD.INTERIDR SIDE
7/B'CEMENT PLASTER OVFR PAPER
BACKm LAiH OVER 1/2�CDX PLYWOOD OR 3/S'
CDX PLYWOOD PER SHEAR WALL lAYOUT ON PUN.
(SEE ELEVATIONS FOR DCTERIOR FlNISH)
� (NEW INTERIOR WALI.)
2X4 or 2x6 WOOD STUDS 016'O.C.WfTH
1/2'THK.GYP.BD.ON BOTH SIDES
USE W/R GREEN GYP.BD. O WEf WALLS
(CDX PLYWOOD OVER STUD O SHEAR WALLS)
S.S.D.
� 1-HR WALL(INTERIOR)
2x4 OR 2X6 WOOD STUDS 016'O.C.WITH -
5/B'lYPE'X'GYP.BD.ON BOTH SIDES.
PER CBC TABLE 720.1(2)fTF.AIA�14-1.3
(1/2'CDX PLYWOOD OVER STllD 6 SHFAR WALLS
W/R GREEN GYP.BD OWET WALLS)
•TYPICAL ALI.PWMBING WAl1S BEARING WN1S AND WALl IXCEED
10'-Q'HIGH SHAIl.BE 2X6 DF/2 STUDS 9 16'O.C.
'ALL PLUMBING WAl1.S TO BE 2'X6�6 16�O.C.
'ALl WALLS TO BE SMOOTH FlNISH
•CONTRACTOR TO INCLUDE ALL FlNISH AND COLOR SPECIFlED
BY OWNER AND INTERIOR DESICNER.
•ADD 3/8'CDX PLYWOOD THROUGH-0UT 9 OUTSIDE FACE OF WALL
'CONTRACTOR TO INCLUDE INSULATION OF CLOSEI
^RGAN!ZER.;SEI�CTED 9'!OWNE°)
•CONTRACTOR TO VERIFY ALL OWNER�S APPLIP,NCE
MANUAL SPEC.PRIOR TO CONSTRUCTION.
•DESIGN BU�LT CABINEf TO FIT
'CONTRACTOR TO VERIFY W/OWNER'S INTERIOR
DESIGNER FOR AIATERIAL SELECTION AND COLOR PRIOR
TO FlNAL PRICING AND CONSTRUCTION.
•ALL INTERIOR,DOOR,WINDOW SID�HEAD AND
SILL TO BE WOOD MOLDING.
NOTES:
I. PROVIDE 5/8"T1"PE"X"GTP.BD.�ALL WALLS ArlD
GEILMG M STOR.aC,E R'1 UNDER STAIR
2. PrcL7YIDE W/R Csf�EN GYP.BD.�AROIAID 51-IOl11ER
TU83 PER GBC GHATER 25
3. RJ�1.4CE GOtiBUBTION AIR TO GGMPLT WITH 6m2 CMC
4. W.4TER NEATER/RJf3�lAGE SFJOULD BE STR4PP£D t
- RA�AED�I8"O�T!-!E FLOOR PER G?C/CT'!C
5. THE GEILITJrs M CsARACsE AND RJR�fAGE AND FLtJES
- SHALL GOMPL7 WITH GBG GHAF'TER 3
6. VENTILATIGN�LAUNDR7 t WATER GLOP,ET ROGt I To
- GOMPLT WITN UBC GNAPTER 3
�. ALL ESGAf'�OR RE3Ct1E WINpOW,�SHALL 1-IAvE A
MINIMUM NET GLEAR OPENASLE AR£A GF 5.l SQl1A�
FEET. TNE MM�MUM NEt GLEAR OP�NASLE NEIGNT
DIMENSIGN SNALL BE 24". TFIE MINII'1UNI NET GLEAR
OP£NABLE WIDTN DIMENBION SHALL BE 20'.
WHEN WINDOUIS Ati�Pf�JVIDED AS A HEANS OF ESGAP£
OR I�SCilE THET SNALL HAVE A FINISNED SILL NEIGHT
NOT MORE THAN 44 MGHES ABOVE THE FLOOR.
PER CRC R31m.1,R310.1.1-GRC R310.13
8. EXTERIOR GONGR£TE LANDINCs TO�.OI"IPLY 1DI0 GRC
R3113
3 ATTIC vENTILATION TO�AMPLY 2010 GRG RB061
I0.CRAll1L SPAGE vENTILATiON TO GOMPLY GRG R4081
II.F�I�PLAGE TO GGt"Ir-'LT IGBO'3501 R'11
17.ALL BATN ROOI'1 LICsF�1T5 51-IALL BE FLUORECETIT LIGHTS.
I3.ALL°.JILL1ER OR TUS GLASS DODR SFdALL BE
TEMP��D GLAS.4.
14.GROUr1D ADJAGENT TO TNE FOUNDATION SF{ALL FALL A
MINIMUN OF b ING4IES WITHIN tHE FIRST I0 FEET h1EA5l1RE
P��'ETIDIGt1LAR TO TNE FAGE OF TNE FOUNDATION WALL.
�zmio cr�c Ra�i3
ADJAGENT
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TEL: (408) 245-0991
TEL: (408) 245-0319
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OWNER:
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1100 ZAMORA CT.
MILPITAS, CA 95035
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PL4NNING COI�IAENTS
Q s/�s/�2
SHEET TR1E:�--..._. .� .
PROPOSED FIRST FLOOR
DATE PRQIECT N0.
7-22-2017 IZ-13Z8
SCALE DRAWN
A5 SiaOWN JN/YZ
SHEE7
A-2.1
,/a~ 1 oF �HE�rs
l.F-�EPD�
--- WINDOWS
� (N)DCTERIOR WALL TO 8E 2X6 DF�2
STUDS O 16'o.c.WfTH
1/2'THK.GYP.8�.INTERIOR SIDE
7/8'CEMENT PLASTER OVEft PAPER
flACKED LATH OVER 1/2'CDX PLYWOOD OR 3/8'
CDX PLYWOOD PE32 SHEAR WAl1 lAYOUT ON PWJ.
(SEE ELEVATIONS FOR EXTERIOR FlNISH�
� (NEW INTERIOR WALL)
2X4 or 2z6 WOOD STUDS 076'O.C.WITH
i/2"THK.GYP.BD.ON BOTH SiDES
USE W/R GREEN GYP.BD. 0 WET WALLS
(CDX PLYWOOD OVER STUD O SHEAR WALLS)
S.S.D.
� 1-HR WALL(INTERIOR)
2x4 OR 2X6 WOOD STUDS 916'O.C.WfTH
5/B'lYPE'X'GYP.BD.ON BOTH SIDES.
PER CBC TABLE 720.1(2)fTEAM j 14-1.3
(1/2'CDX PLYWOOD OVER STUD 0 SHEAR WALLS
W/R GREEN GYP.BD OWET WALLS)
•TYPICAL ALL PLUMBING WALLS BEAf21NG WALLS AND WALL IXCEED
10'-0'NIGH SHALL BE 2X6 DF�2 SfUDS O 1fi"O.C.
•ALL PLUMBING WALLS TO BE 2'X6'9 16'O.C.
•ALL WAI.LS TO BE SMOOTH FINISH
•CONTRACTOR TO INCLUDE ALL FlNISH AND COLOR SPECIFlED
BY OWNER AND INiERIOR DESIGNER.
'ADD 3/8'COX PLYW000 THROUGH-OUT O OUTSIDE FACE OF WALL
'CONTRACTOR TO INCLUDE INSULATION OF CLOSEf
ORGANIZER.(SELECTED BY OWNER)
'CONTRACTOR TO VERIfY ALL OWNER'S APPW�NCE
A4WUAL SPEC.PRIOR TO CONSTRUCTION.
•DESIGN BUILT CABINET TO FfT
•CONTRACTOR TO VERIFY W/OWNER'S INTERIOR
DESIGNER fOR AIATERIAL SElFCT10N AND CO�OR PRIOR
TO FlNAL PRICING AND CONSTRUCTION.
•ALL INTERIOR,DOOR,WINDOW SIDE,HFAD AND
SILL TO BE WOOD MOIDING.
NOTEB:
I. PROVIDE 5/8"TYPE"X"GYP.BD.�ALL WALL9 AND
GEILINCs M STORACsE Fi1"1 UNDER BTAIR
2. PROVIDE W/R Gta'�EN GTP.BD.�AROIMD SNOl1JER,
1UBS PER GBG GNATER 25
3. FUR�IAGE COMBUSTION AIR TO COMPL7 WITN 60'1 CMC
4. WATER NEATER/RJ�aT1AGE SHOULD BE STRAPt'�D�
- R41SED.18"OFF tNE FLOOR F'ER GPG/CMG
5. THE GEILINCs IN CsARAGE AT1D RJRNAGE AND FLUES
- SHALL GOMPLT WITI-{GSG CNAPT£R 3
b. vENTILATION o LAtJNDR7 t WATER CLOSET ROOf't TO
- COMPL7 WI7+a USC GNAPT�R 3
�. ALL E3GAPE OR�3CUE WINDOl119 9HALL HAYE A
MINIMIA'I NET GLEAR OPtT1ABLE AREA OF 5.l SaUA�
FEET. TNE MINIMUI'1 NET GLEAR OP£NABLE FlEIGHT
DIMENSION SNALL BE Z4". TF-!E MINIMlA1 NET GLEAR
OP£NABLE WIDTI-1 DIMEN8IGN SNALL BE 20".
WF�EN WINDOWS ARE F'T20VIDED AS A MEANS OF ESCAPE
OR t�SCIJE TNEY bNALL NAVE A FINIbHED SILL HEICs4-IT
NOT MORE TF1AN 44 MGNES ABOYE TNE FLOOR
PER GRG R310.1,R310.1.1-CRG R310.13
8. EXTERIOR C'.GNGRETE LANDMCs TO CAI'IPLT�010 GRG
R3113
9. ATiIG VENTILATION TO GOMPLT 7010 GRG RB06�
1m.GRAIl1L 3PAGE VENTILATION TO GOMPLT GRG R408�
11.FIRE PLAGE TO COMPLY ICBO�350'1 FMI
li.ALL BATH RDOIK LICsHTB SHALL BE FLUOREGENT LIGNTS.
13.ALL SHOl1JER OR TUB C:LASS DOOR S�IALL BE
7EMPEfa£D CsLASS.
14.�3ROLIND ADJAGENT TO TNE FOUNDATION SfaALL FALL A
MMIMUN OF 6 INGNES WITNfN T1�IE FIRST lO FEET MEASl11�E
PE�ENpICULAR TO 7F�{E FAGE OF TF�4E�OUNDATION WALL.
(2m10 G�R4013
PATIO AREA CALCULAT(ON
ITEM LOGATfON
COV�RED GAR PORt iST FLOOR
COVERED PATIO 1ST FLOOR
GOV�RED f ATfO 2ND FLOOi�
TOTAL
AREA
2�6 SF
i66�
31m SF
1,352 SF
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1288, KiFER ROAD
SUITE // 207
SUNNYVALE, CA94086
TEL: (408) 245-0991
TEL: (408) 245-0319
OWNER:
CHRISTOPHER VIRAY
1100 ZAMORA CT.
MILPITAS, CA 95035
(408) 904-8614
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PIANNING COAIAIENTS
1�6/15/12
SHEET TfTLE:
PROPOSED 2ND FLOOR
DATE PROJECT N0.
i-22-i012 12-1378
SCALE DRAWN
AS St�IXW JN/YZ
SH[ET
A-2.2
SECOND FL(�OR F'LAN � �/4� � 1 � aF SHF�,S
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NOTE:
ANY CHANGES TO THE APPROVED COLORS AND MATERIALS SHALL BE SUBJECT TO REVIEW AND APPROVAI BY THE CITY OF CUPERTINO PLANNING
DIVISION.
FRONT/WEST ELEVATION FROM TANTAU AVE
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FRONT ELEVATION
BTONE DECORATION-
ELDOFi.ADO STOf�
STLIG7GED STONE
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9
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— ���_6��——
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SOUTH ELEVATION FROM LOREE AVE
GARAGE DOOR: AMARR TRADITIONAL STEEL DOORS LONG PANEL WITH LC��G PANEL HEARTLAND WINDOWS
INSULATION: LINCOLN 2000, IN WHITE COLOR
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i TEL• (408) 245-0319
OWNER:
CHRISTOPHER VIRAY
1100 ZAMORA CT.
MILPITAS, CA 95035
(408) 904-8614
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PL4NNING COAIMENTS
1�6/15/12
SHEET T1TLE:
ELEVATIO N S
DATE PROJECT NO.
2-22-�012 I�-1328
SCALE DRAWN
AS S�40lLN JN/YZ
SHEEi
A-3.1
I�4�� 3 OF SHEEfS
J
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PAPER OvER ALL U100D �, � � � DOLLI�3POUT,T7P-
BASED S4-IEATINCs OpEN PATIO �� � �� ��4 � = � � � � �
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MATERIALS
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ELDORADO STONE
STACKED STONE
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EXTERIOR STUCCO PAINT
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PT2: KELLY MOORE PAINT 171 SAND PEBBLE
PT3: KELLY IAOORE PAINT 412 CARGO
PT4: KELLY MOORE PAINT 200 SADDLE BROWN
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1100 ZAMORA CT.
MILPITAS, CA 95035
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TEL: (408) 245-0991
TEL: (408) 245-0319
OWNER:
CHRISTOPHER VIRAY
1100 ZAMORA CT.
MILPITAS, CA 95035
(408) 904-8614
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DATE PROJECT N0.
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SCALE DRAWN
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SYMBOL NAME COMMON NAME
T1 CUPRESSUS SEMPERVIRONS ITALIAN CYPRESS
T2 PODOCARPUS GRACILIOR FERN PINE
T3 RHUS LANCIA AFRICAN SUMAC
T4 LAGERSTROEMA FAURIEI JAPANESE CRAPE MYRTLE
NOTE: T4 IS NOT REQUIRED TO BE FROM THE PRIVACY TREE LIST.
PRAViCY PLAN
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8' 24" BOX 6'
20' 24" E30X 8'
20' 24" BOX 8'
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TEL: (408) 245-0991
TEL: (408) 245-0319
OWNER:
CHRISTOPHER VIRAY
1100 ZAMORA CT.
MILPITAS, CA 95035
(408) 904-8614
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PLANNING COMMENTS
1�6/15/12
SHEEf TfTLE:
PRAVICY PLAN
DATE PROJECT N0.
�-72-2mt1 12-1328
SCALE DRAWN
AS SE+OU.N JN/TZ
SHEEf
A-5
OF SHFEfS
(E) CUPRESSUS SEMPERVIRENS
ITAUAN CYPRESS
(4 TOTAL)
PRIVACY TREES/SHRUBS
AI.ONG GOOD NEIGHBOR
FENCE: SEE NOTE #5
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ALONG GOOD NEIGHBOR
FENCE: SEE NOTE #5
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SCOTCH PINE
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(E) COAST REDWOOD
SEQUOIA SEMPERVIRONS 'APTOS BLUE'
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TURF AREA
j j��j j� SHRUBS & GROUND
/j j//j j COVER AREA
• �� (LOW WATER DEMANDING)
OVERALL LANDSCAPE TOTALS:
TOTAL LANDSCAPE AREA: 4,480 SF
TOTAL NEW TURF AREA: 1,740 SF
TOTAL NEW NON-TURF AREA: 2,740 SF
IAWN AREA (� OF TOTAL): 38�
EXISTING TREES (E) TO BE REMOVED
CUPRESSUS SEMPERVIRONS - ITALIAN CYPRESS - 4
FRAXINUS ANGUSTIFOLIA 'RAYWOOD' - ASH - t
PINUS SYLVESTRIS - SCOTCH PINE - 1
TOTAL: 6
(E) FRAXINUS ANGUSTIFOLIA 'RAYWOOD'
RAYWOOD ASH
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\ (E) PLATANUS ACERIFOUA
LONDON PLANE TREE
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LONDON PIANE TREE T A N T A N 0 U A V E N U E
FCA Design
Fernandez,Castillo&Associates Design
architecture
urban planninq
landscape architec!ure
planning
3939 Smith S�rre�,Union City,CA 94587 510 489 RS02
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REVISIONS
MR.VIRAY RESIDENCE No. Date Description
NEW CONSTRUCTION �- --
10218 S TANTAU AVE,CUPERTINO,CA 95014 �
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PLANTING LEGEND (EBMUD PLANTING LIST)
T R E E S (LOW MAINTENANCE & LOW WATER DEMAND)
BOTANNICAL NAME COMMON NAME
RHUS LANCIA AFRICAN SUMAC
LAGERSTROEMIA FAURIEI JAPANESE CRAPE MYRTiF
PRIVACY PROTECTION TREE/SHRUB (SEE NOTE #5 THIS SHEET)
CUPRESSUS SEMPERVIRONS ffAIIAN CYPRESS
� PODOCARPUS GRACILIOR FERN PINE
SHRUBS (LOW MAINTENANCE / LOW WATER DEMAND SHRUBS)
BOTANNICAL NAME COMMON NAME
SIZE
SPACING GAL Q7Y
20'-0� 24" BOX 2
20'-0' 24' BOx t
6'-0" 24" BOX 20
8'-0" 24" BOX
6
SIZE
SPACING GAL QTY
S-1 PENNISETUM SETACEUM 'RUBRUM' FOUNTAIN GRASS 2'-6� 5 GAL -
S-2 PHORMIUM 'BABY BRONZE' PHORMIUM 3'-0' 5 GAL -
S-3 SALVIA LEUCAhtTHA MEXICAN BUSH SAGE 5'-0" 5 GAL -
S-4 DIETES IRIDIODES FORTNIGHT LJLY 3'-0' S GAL -
S-5 NASELIA TEMIOSSIMA MIXICAN FFATHER GRASS 2'-6' S GAL -
S-6 LAVENDULA STOECHAS 'MADRID WHITE' LAVENDAR 2'-0� 5 GAL -
S-7 CAREX COMANS NEW ZEALAND HtJR SEDGE 2'-6" 5 GAL -
S-8 IAVENDULA STOECHAS LAVENDAR 3'-0' 5 GAL -
S-9 ARBUIUS UNEDO STRAWBERRY TREE 15'-0" 5 GAL -
5-10 KNIPHOFIA U. �CHRISTMAS CHEER� RED HOT POKER 1'-0" 5 GAL -
5-11 NANDINA DOMESTiCA HEAVENLY BAMB00 3'-0" 5 GAl -
5-12 EUONYMUS JAPONICUS MYCROPHYLLUS 80X-LEAF EUONYMUS 1'-6' S GAL -
5-13 KNIPHOFlA U. 'CHRISTMAS CHEER' RED HOT POKER 1'-0' S GAL -
TURF & GROUND COVERS (LOW MAINTENANCE & LOW WATER DEMAND)
TURF BERMUOA GRASS
FESTUCA GLAUCA 'ELIJAH BLUE' FESCUE 1'-0° 1 GAL
PRATIA PEDUNCULATA BLUE STAR CREEPER 1'-0" 1 GAL
FRAGARIA CHILOENSIS WILD STRAWBERRY i'-0" 1 GAL
/ \
� . 1 (E) EXISTING TREES TO REMAIN
\`��
���,(\� (E) EXISTING TREES TO REMOVE
� /\� (ALL-NON PROTECTED SPECIES)
NOTES:
1. ALL PLANTING ARFAS WILL BE IRRIGATED WITH AUTOMATIC SYSTEM DESIGNED AND ADJUSTED TO LOCAL
EVAPOTRANSPIRATION RATE (ETo). THE IRRIGATION WILL CONFORM WITH THE CITY OF CUPERTINO CITY STANDARD
DETAILS AND SPECIFICATIONS FOR LANDSCAPING.
2. TREES PLANTED WITHIN 10 FEET OF ANY PAVED AREA SHALI INCLUDE A ROOT CONTROL BARRIER & DEEP WATERING
SLEEVES, THE DESIGN OF WHICH SHALI BE SUBJECT TO THE APPROVAL OF OF THE PUBLIC WORKS DEPT.
3. ALL PLANTING AREAS SHALL BE COVERED BY 2" MULCH.
4. EXISTING TREES TO REMAIN SHALL BE PROTECTED WITH TEMPORARY FENCING.
5. PRIVACY SCREENING TREES / SHRUBS MUST BE FROM THE CITY OF CUPERTINO'S LIST UNLESS APPROVED AND
CONFIRMED BY A PROFESSIONAL ARBORIST. PRIVACY PROTECTION TREES MUST BE AT LEAST 8 FEEf TALL AT TIME OF
PLANTING. PRIVACY PROTECTION SHRUBS MUST BE AT LEAST 6 FEET TALL AT THE TIME OF PLANTING.
o�aw��,g Jo�rdo. - Sheet No.
By Datc APRIL?,2012
— PRELIMINARY PLANTNG PLAN �Jf2���� _ F� — 1
(;lieckr.d FC
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