R-2012-43b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE •CUPERTINO, CA 95014-3255
C U P E RT I N O (408) 777-3308• FAX(408)777-3333•planning�a�cupertino.org
January 22, 2013
McClellan Development
Attn: Debbie Magallanez
1448 Entrada Verde Pl
Alamo, Ca 94507
SUBJECT: TWO STORY PERMIT AND MINOR RESIDENTIAL PERMIT ACTION LETTER-
Applications R-2012-43 and RM-2012-36:
This letter confums the decision of the Director of Community Development, given on January 22, 2013;
approving a Two-Story Permit for a new 4,987 square foot, two-story single family residence and a
Minor Residential Permit to allow a rear facing, second story balcony on the new residence, located at
the terminus of Bollinger Road,Lot 5, with the following conditions:
1. APPROVED PROJECT
This approval is based on a plan set entitled, "Bollinger Homes, Cupertino, California, Lot 5, Two
Story Residential Permit Submittal" consisting of 22 sheets, labeled A0.0, A0.1, A1.1, A1.2, A1.3, A2.1,
A2.2, A2.3, A2.4 and A2.5, Grading & Drainage Plans and sheets labeled L1.1 to L1.4, L2.1 to. L2.3,
L3.1 to L3.3 and dated December 17, 2012 and January 15, 2013, 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 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.
4. PRIVACY PLANTING
The final privacy-planting plan shall be reviewed and approved by the Planning Division prior to
issuance of building permits. T'he 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
Two-Story Permit Action Letter Page 2
R-2012-43,RM-2012-36
Development. Proof of recordation must be submitted to the Community Development Department
prior to final occupancy of the residence.
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. T'he 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. INDEMNIFICATION
To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City
Council, its officers, employees and agents (the "indemnified parties") from and against any claim,
action, or proceeding brought by a third party against the indemnified parties and the applicant to
attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project,
including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in
defense of the litigation. T'he City may, in its sole discretion, elect to defend any such action with
attorneys of its choice.
9. 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 Govemment 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 January 22, 2014.
During the comment period, an emailed comment was received from abutting property owner Patricia
Jauch regarding the privacy impacts of second-story window and balcony views from the proposed
residence into her yards. The attached, full plan set depicts the privacy landscaping that has been
required to mitigate the privacy impacts in accordance with Section 19.28.120 of the Cupertino Municipal
Code.
Staff has made all the findings that are required for approval of a Residential Design Review as required
by the of Cupertino's Municipal Code, Chapter 19.28.150 (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.
Two-Story Permit Action Letter Page 3
R-2012-43,RM-2012-36
Sincerely,
f
J
J�r�=
Colin Jung, AICP
Senior Planner
408-777-3257
colinj@cupertino.org
Enclosures:
Approved Plan Set
Cc: Patricia Jauch,10760 South Stelling Road
PROJECT TEAM
APPLICANT/OWNER
CONTACT:MIKE MCCLEL�AN
MCCLELLAN DEVELOPMENT
1448 ENTRADA VERDE PLACE
ALAMO.CA 94507
TEL:(925)944-9108 FAX�.(925)944-9108
EMAIL:mikem.mcdev@sbcglobal.net
ARCHITECT
CONTACT:JIM YEE
VAN TILBURG.BANVARD 8 SODERBERGH,AIA
100 W.SAN FERNANDO ST.SUITE 595
SAN JOSE.CA 95113
TEL:(408)537-0532 FAX�.i408)537-0535
CIVIL ENGINEER
CONTACT:JITKA CYMBAL
WESTFALL ENGINEERS.INC.
14583 BIG BASIN WAY
SARATOGA.CA 95070
TEL:(408)867-0244 FAX�.(408�867-6261
EMAIL:jitka@westt.com
LANDSCAPE ARCHITECT
CONTACT-.REED KELLY
SANSEI GARDENS.INC.
3250 DARBY COMMON
FREMONT,CA 94539
TEL�.(510)226-9191 FAX�.(510)226-1298
EMAIL�.rkelly@sanseigardens.com
B I H 1VI
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CUP�R`TINO, CALIFORNIA
F�Y
VICINITY MAP
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N'I I A
ASSESSOR PARCEL NUMBER
359-22-077
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SHEET INDEX SCOPE OF WORK
Ao.o COVER SHEET THE PROJECT ENTAILS PUBLIC IMPROVEMENTS,
ON SITE GRADING AND DRAINAGE,SITE
UTILITIES,LANDSCAPING AND PAVEMENT,
FENCING,AND CONSTRUCTION OF A NEW HOME.
CIVIL
OVERALL GRADING PLAN
GRADING AND DRAINAGE PLAN-LOT 5
LANDSCAPE
L1.1 LAYOUT PLAN
L1.2 FENCE PLAN
L1.3 CONSTRUCTION DETAILS
L1.4 CONSTRUCTION DETAILS
L2.1 PLANTING PLAN
L2.2 PLANTING DETAILS
L2.3 SCREENING PLAN
L3.1 IRRIGATION PLAN
L3.2 IRRIGATION DETAILS
�3.3 HYDROZONE PLAN
ARCHITECTURE
A1.1 OVERALL SITE PLAN
A1.2 ENLARGED LOT PLAN
A1.3 FAR CALCULATION
A2.1 FIRST LEVEL FLOOR PLAN
A2.2 SECOND LEVEL FLOOR PLAN
A2.3 EXTERIOR ELEVATIONS
A2.4 EXTERIOR ELEVATIONS
A2.5 BUILDING SECTIONS
GREEN BUILDING COMPONENTS
• Storm water retention during construction
• Reuse of trees removed from site into Stevens Creek
• Low water usage plants
• Irrigation controller with water sensor
• Durable long life concrete tile roofing with a 25 year
warranty
• Durable long life cement plaster or manufactured stone
exterior finish
• Thicker exterior walls for R-19 insulation
• Dual glazed high energy efficiency windows
• Low flow shower head-2 GPM
• Low flow kitchen faucet-1.5 GPM
• Low flow toilet-1.28 gallons per flush
• High efficiency tankless hot water heater
• Direct vent sealed-combustion gas fireplace
• Low VOC adhesives,sealants and caulk
• Low VOC paints and coatings
• Low formaldehyde plywood,particle board,and medium
density fiberboard composite wood products.
• Capillary break at concrete floor slab
• Maximum 19%moisture in wall and floor framing prior to
enclosing walls and floors
• Mechanical exhaust fans will be"Energy Star"ducted to
the exterior
VTBS 11076 DECEMBER'17,2012
B O L L I l�i C E R H O M � S
CUPERTINO, CAL1F' ORNIA
A0.0
VAN TILBURG, BANVARD& SODERBERGH, AIA
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ZONING: R1-6
LOT 1 -7,130 S.F.
LOT COVERAGE�.2.440 S F./7.130 S.F.=0.342
1 ST�EVEL.1,560 S.F
GARAG E-.455 S.F.
PORCH�.95 S.F.
ROOF OVERHANG�.320 S.F
1ST FLOOR AREA:2.015 S.F
2ND FLOOR AREA�.1.186 S.F.
TOTAL BUILDING AREA�3,201 S.F.
2ND FL.TO 1 ST FL.RATIO�.1.186 S.F.'2.015 S.F.=0.589
FAR:(2.015+1.186)=3.201 S.F!7.130 S.F.=0.449
LOT 2-8,779 S.F.
LOT COVERAGE�.2.477 S.F./8.779 S.F=0.282
1 ST LEVEL�.1.729 S.F.
CiHRHGE.487 S.F.
PORCH�.14 S.F.
ROOF OVERHANG.247 S.F.
1ST FLOOR AREA�.2,216 S.F.
2ND FLOOR AREA�.1.612 S.F.
TOTAL BUILDING AREA�.3.828 S.F.
2ND FL.TO 1ST FL.RATIO�.1.612 S.F./2.216 S.F.=0.727
FAR�.(2.216+�,6121=3.828 S.F./8,779 S.F.=0.436
LOT 3-9,004 S.F.
LOT COVERAGE:2.651 S.F./9.004 S.F.=0.294
1 ST LEVEL�.1,894 S.F.
GARAGE�.470 S.F.
PORCH�.43 S.F.
ROOF OVERHANG�.244 S.F.
1ST FLOOR AREA�.2.364 S.F.
2ND FLOOR AREA�.1.647 S.F.
TOTAL BUILDING AREA�.4.011 S.F.
2ND FL.TO 1 ST FL.RATIO�.1,647 S.F./2.364 S.F.=0.697
FAR�.(2.364+1.647)=4.011 S.F./9,004 S.F.=0.445
LOT 4-7,616 S.F.
LOT COVERAGE�.2.390 S.F./7.616 S F=0.314
1 ST LEVEL�.1,678 S.F.
GARAGE�.445 S.F.
PORCH�.49 S.F.
ROOF OVERHANG:218 S.F.
1ST FLOOR AREA:2.123 S.F.
2ND FLOOR AREA�.1.294 S.F.
TOTAL BUILDING AREA.3.417 S.F.
2ND FL.TO 1 ST FL.RATIO�.1.294 S.F.i 2.123 S.F.=0.61
FAR:(2.123+1.294)=3.417 S.F.i 7.616 S.F.=0.449
LOT 5- 11,101 S.F.
LOT COVERAGE�.3.721 S.F./11.101 S.F.=0.335
1 ST LEVEL�.2.555 S.F.
GARAGE:704 S.F.
ROOF OVERHANG:462 S.F.
15T FLOOR AREA�.3,259 S.F.
2ND FLOOR AREA�.1.728 S.F
TOTAL BUILDING AREA�.4.987 S.F.
2ND FL.TO 1ST F�.RATIO�.1.728 S.F./3.259 S.F.=0.53
FAR�.(3.259+1.728)=4,987 S.F./11,101 S.F=0.449
GENERALNOTE
LOT SIZES AS INDICATED ARE NET.
v � 1�
SITE PLAN
1"=20'-0"
VTBS11076
DECEMBER 17.2012
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� ❑0❑ LOT 5- 11,101 S.F.
�� � 2ND LEVEL SETBACK LINE ��� �- � .I LOT COVERAGE�.3.721 S.F./11.101 S.F.=0.335
� ��� � � 1STLEVEL�.2.555S.F.
o UNCOVERED 2ND I I
I � � ��� � �f LCV�L D�CK -- ' GARAGE�.704S.F.
_1ST LEVEL SETBACK LINE_ _ _ _ _ � � ROOF OVERHANG�.462 S.F.
I ��. . . .. 1 ST FLOOR AREA-.3.259 S.F.
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� � �� . . . 2ND FLOOR AREA�.1.728 S.F.
� � �� - ���. �. � . � � �- � � - ��� TOTAL BUILDING AREA�.4.987 S.F.
� � �� - 2ND FL.TO iST FL.RATIO�1.728 S.F.;3.259 S.F.=0.53
� .. .. ... - .: � .� . FAR�(3.259+1.728)=4.987 S.F./11.101 S.F.=0 449
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VTBS 11076 1 � �
DECEMBER 17.2012
SOLLI �iC � R Ho � � s A1 .2
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OVERALL=2,498.95 S.F.
A=305.91 S.F.
B=176.92 S.F.
C=9S.F.
D=117.64 S.F.
E=32.10S.F.
F=95.01 S.F.
G=34.86 S.F.
BUILDING AREA=2,498.95-305.91-176.92-9
-117.64-32.10-95.01-34.86=1,728 S.F.
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OVERALL=4,453.86 S.F.
A=387.92 S.F.
B=141.46 S.F.
C=43.33 S.F.
D=3.13S.F.
E=3.13 S.F.
F=119.48 S.F.
G=49.90 S.F.
H=28.94 S.F.
J=40.26 S.F.
K=10.06 S.F.
L=10.13 S.F.
M=176.20S.F.
N=180.83 S.F.
BUILDING AREA=4,453.86-387.92-141.46-43.33-3.13
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-180.83=3,259 S.F.
LOT SIZE=11,101 S.F.
BUILDING AREA=3,259 S.F.+1,728 S.F.
=4,987 S.F.TOTAL N
FAR=4,987 S.F./11,101 S.F.=0.449 1�
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FAR CALCULATION
NOTE: 3/16"=1'-0"
1.STAIRWELL 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 11076
DECEMBER 17.2012
BOLLII�IC � R HOM � S A1 .3
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3/16"=1'-0" TOTAL FAR=4,987 S.F. GARAGE=704 S.F.
VTBS 11076
DECEMBER 17.2012
BOLLI �IC � R HOM � S A2.1
C U P E R T I N O, C A L I F O R N I A VAN TILBL'RG, BANVARD & SODL'RI3ERGH,AIA
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3/16"=1'-0" TOTAL FAR=4,987 S.F.
VTBS 11076
DECEMBER 17.201
BOLLI �iC � R HO � � S
CUPERTINO, CALIFORNIA
A2.2
VAN TILE3URG, BANVARD & SODERBERGH, AIA
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VTBS 11076 DECEMBER 17.2012
SOLLII�iC � R HOMES
CUPERTINO, CALIFORNIA
A2.3
VAN TILBC;RG, BANVARD& SODr,RBLRGH, AIA
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SEE FRONT ELEVATION FOR TYPICAL NOTES
LOT 5-WEST ELEVTION
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SEE FRONT ELEVATION FOR TYPICAL NOTES
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CUPERTINO, CALIFORNIA
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VTBS 11076
DECEMBER 17.2012
BOLLI �iC � R HOMES
CUPERTINO, CALIFORN [ A
A2.5
VAN TILI3[JRG, BANVARD& SODERI3ERGH, AIA
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LEGEND �' �'
1.PERVIOUS PAVER DRNEWAY WITH CONCRETE BAND
(SEE DETAIL(B),SHEET L1.3,AND FINISH SCHEDULE)
2.COLORED CONCRETE WALKWAY
(SEE DETAIL(A),SHEET L1.3,AND FINISH SCHEDULE)
3.CONCRETE STEPPING STONES
(SEE DETAIL(H),SHEET L1.4,AND FINISH SCHEDULE)
4.COLORED CONCRETE PATIO,SCORING AS SHOWN
(SEE DETAIL(A),SHEET L1.3,AND FINISH SCHEDULE) �
5.PLANTER WALL
(SEE DETAIL(I),SHEET L1.4,AND FINISH SCHEUDLE) L�
6.LOW WALL
(SEE DETAIL(G),SHEET L1.4,AND FINISH SCHEDULE)
7.DECOMPOSED GRANITE PATH
(SEE DETAIL(E),SHEET L1.3)
PA:PLANTIN R
IMPERYtOUS SURFACE AREA CALCULATION
LOT 5 TOTAL FRONT YARD AREA:3,309 SF
LOT 5 FROIJT YARD IMPERVIOUS ARFA:977 SF=30%
LANDSCAPE CALCULATiON
LOT 5 TOTAL PLANTING AREA:2,702 SF
LOT 5 TOTAL LAWN AREA:2,334 SF
FINISH SCHEDULE
1.PERVIOUS PAVERS TO BE BELGARD ECO DUBLIN,COLOR TBD
2.COLORED CONCRETE COLOR TO MATCH ARCHITECTURE
3.LOW WALL FACADE TO MATCH ARCHITECTURE
CONCRETE CAP:ASHLAR,COLOR TO MATCH FACADE
4.STEPPING STONES TO BE PRECAST CONCRETE
24"SQUARE OR 12"RADIUS,SEE PLAN
5.PLANTER FACADE TO MATCH ARCHTIECTURE
CONCRETE CAP:ASHLAR,COLOR TO MATCH FACADE
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-- --�_= — =�= -_—_�-- — ��
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-- —— _— -- —_ -- — —_ — — — — —
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— — — — — — � — — — — — — — — —
�CONCRETE CURB =_— — ____ ° _=
0 3'a"WIDE, 1"TOOLED OR SAW CUT CONTROL JOINT � V — = — =
�1"-2"CONCRETE SAND —
_ �� =C�-_ ' K
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!."�u� � 6 S
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___�_=--�r--:�_
EXISTIN
� EXPANSION JOINT SET�/2"BELOW SURFACE �D GE PIPE TO STORMWATER SYSTEM 0 WROUGHT IRON FENCE POSTS �
(SEE CIVIL PLANS)
0
0 TOP OF FOOTING 3"BELOW GRADE �
0 CONCRETE FOOTING 8"x36" �
0 POST EMBEDMENT 24"DEEP( o
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CONCRETE AND JOINT DETAILS ', � PERMEABLE PAVER DETAIL VMFtOUGHT IRON FENCE
A NTS � NTS C NTS
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LEGEND: �'�, 6 � ���N(tj
0
1. F�N�Sy GRADE OF GROUNDCOVER/S-�RUB BED i N d � --�--�-- � �_ •4%Q ^�j
O1 3 DEEP DECOMPOSED GRANITE � = i _ __ -_,_ ,-, . _ � ,_ -, _ _ _ � � �o
z. F�N S�GRADE Of'URF I i - - - i � - �-i �j�
' ,1' i �._ , .�.� '�^�,.�_n' ` "' = T- �v
3. 1/2'X 4' REC"CLED PLAS�'C�EADERBOARD '��, O LANDSCAPE FABRIC 8 _ � i='�� � ' �I-�11=� '' �I ��I� � � �ii = _ � �L aw
r �� - _ _ - _- _ - � -�� I� _ _ �� - .J - - - -
v � _ -'I�- _ - - --�,- _ -._.�-� - -� - _ _ - - _�-
4. 1 X 2 x 12"REC CLED PLAS`C 5 A�(ES O 5'O.C., , - ��.�I- ,i�T- - - , . - _
_ . . �- _ ��_I-.- _�i i- -
T -
� .-. - - � - � - - -i.- -i - -,_ ,_- - --_._ - - - -�-
� /� �/� �- - -, � ._� i . -T �i
P�ACED ON GROUNDCOVER S�DE AND PLACED �� -�II i - �- - I II � �_'�I - '� -_ __- -_- - ---_
BELOW'OP OF�EADERBOARD O RECYCLED PLJ'1STIC HG/'1DER _� I-'_','I _ _ _-I ;_T_ '_�r _ _'_ -I_ -I-- - - -
• __ -.i: I -- - -
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1:� _�1._ ..r.�- _. -
-
- _
NO'ES: _ _
-
A. SPL CES�0 BE 3"LAP JO�N' 9
B. SCERWS�0 BE GALVAN ZED. �
USE SCREWS AS REQU RED FOR SOLD NS'ALLA'.ON.
C. ^EADER60ARD S�ALL BE LA�D'RUE-0 L NE O 2�X'M1�CrAP �FINISH SURFACE
AND GRADE. �;����g�B���, O��P�FOOTIB N�G� � � W
���xr c�►T � A
�Z"x'4'BOTTOM RAIL WITH DADO y� � O
�2"x6'KICKBOARD � �
DECOMPOSED GRANITE PATH DETAIL WOOD FENCING DETAIL � � �
LAWN HEADER DETAIL NTS F NTS � �
NTS � rn
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tnem fo�^ t�e e��c e�t Use of Pb�F���.
' wate� � t�e la�ascaae oes g� sH�r: o�:
��a'' L1.3
CONSTRUCTION NOTES
1.All oonstructlon shaN comply wlth epplic�ble stabe
a�a���a���������
oontr�ciors and e�erienced worlvnen.The oonbac�,or
shall obfaln and pay for all neoessary permlts and fees
relatlng to hls or her work.
2.These notes are fi�be used in oonJunctlon w�h
plans.My discrepandes shall be brought to the
��a�,���e�,��a�,���
oonstructlon.
3.Dimensions sho�wn are approxlmafie.
4.The Landscape Contrector Is responsfble for
notlfying Landscape Archited,a mk�imum of 48 hours
In advance,�or the following slte observatlons and/or
meetlngs:plant laycwt end flnal Inspectlon.
5.The CoMtacEor wlll assume c�mmplete r+esponsibllily
for job slte oondftlons throughout the course of
oonstructlon�or the projed,Induding sa�eiy af all
peraonnel and property.This requk�ement Is not Ilmlted
ony to normal w�orking hours.The Contrac.�tor further
agrees to defend�indemnify,and hold harmless any
Ilabflfty,real or alleged,in connectlon with the
perFormance of this project,except in tl�e sole
negllgence of the designer.
1
2
3
4
5
6
7
8
9
12"
12"
4"
O PRECAST CONCRETE WALL CAP
� STONE VENEER TO MATCH ARCHITECTURE
03 12"x2"x16" CMU BLOCKS, SOLI D FI LL ALL BLOCKS
� #4 REBAR HORIZONTAL CONT., TYP, @ 12" O.C.
� ADJACENT PAVING
06 12" DEEP CONCRETE FOOTING
� #4 REBAR VERTICAL CONT. TYP., @ 12" O.C.
08 AGGREGATE BASE
O COMPACTED SUBGRADE
� ADJACENT PAVING
� PRECAST CONCRETE STEPPING STONES, SIZE PER PLAN
� MULCH OR PLANTING (SEE PLAN), SPACING PER PLAN
� 1%2' -2" SAND LEVELING COURSE
Q COMPACTED SUBGRADE
��r��:��— '7J
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4 — = —=— ti
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g _____ — a — — �. _.
10 a
11
�PRECAST CONCRETE WALL CAP
�STONE VENEER TO MATCH ARCHITECTURE �ADJACENT STRUCTURE
�12'x2"x16"CMU BLOCKS,SOLID FILL ALL BLOCKS �12"DEEP CONCRETE FOOTING
C�#4 REBAR HORIZONTAL CONT.,TYP,(�12"O.C. �#4 REBAR VERTICAL CONT.TYP., a(�12"O.0
�SOIL INFILL �AGGREGATE BASE
�PLANTER WALL WITH STUCCO FINISH �COMPACTED SUBGRADE
PLANTER WALL DETAIL
NTS
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STEPPING STONE DETAIL �--� _ �ave co^��l ea w t� t�e c�te�a
NTS of t�e Water Consefvat o� �
La�asca�e ❑�o�ance a�a a�al eo F��No.
t�e^� for t�e e��c e�t �se of Pb�F���.
wate� � tne la�oscaae aes g� SHEEf: OF:
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LEGEND
SYMBOL BOTANICAL/COIiAMON NAME 31ZE WUCOLS QUANTITY
TREES
o LAURU3 NOBILIS!BAY LAUREL 24•BOX L 7 �
O
MAGONLIA STELLATA MULTI/ �'\�
� STAR MAGNOLIA �� 15 GAL M 6 J
MAGONLW GRANDIFLORA STD i 24•BOX M 1
MAGNOLIA
PRYU3 CALLERYANA/ 24'BOX M 1
CALLERY PEAR
�
s
s
SHRUBS ,
� �a�us�►�raC+wus l�acaw txr 1 C,q� M 17
e CFI018YATERNATA/A�F]OCJW OFtAN(iE 5 Gq�, M 16
� cu�ssuss�oc�n 5 GAL ' L 11
C ����U�� 5 GAL M 19 �
Ouc�ua uciouM e'rv�o�ossv aRn�T 15 GAL L �
9 n��ir.w ea�icw000� 5 GAL L 22 �
� PELARGONIUM PELATUM!NY GERNANIUM 1 GAL M 12 �
� , ��x�� 15 GAL' M 5
�.us
� ao�►c�t�T'r�uow'i r�u°w c�T� 1 GAL M 11 �
� �sou�uw a�wtoNErrN(sTn)i 5 GAL M
� „�,a�.�.�,
��,�� 1 GAL M 132
GROUND
COVERS
� THYMU3 SERROPHYLUM 4"POTS M —
/CREEPING TYME 6"O.C.
� VINCA MINOR 1 GAL M —
24'O.0 �, � �
� SpD H — a �� ��
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�iiiiiiii�ii� iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii�iii�
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of t�e Watef Co�sefvat o� �
La�asca�e ❑�a�a�ce a�o aaalea
t�e^� fof t�e ef�c ent Use of
water � t�e la�ascaae aesg�
�lan
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Fik No.
Plan Fik No.
s►�r: oF:
LANDSCAPE NOTES
1.Plan is dlagrammatic.This plan Is not a survey,all distances must be
verifled.
2.All sreas shall hsve 100%coverage with an aubomatic low flow drip
irrigatlon sysbem.
3.Contracior shall coor+dinabe all woric with other tredes(le.paving,
plumbing�eleatrical,eic.).
4.C.ontracior shall verfty IocaHon of existlng traes io remain and take
neoessary pr+ecautlons to protect if�o�e tr�ees.
5.Landscape Contractor shaN advise Landscape Architect or Owners
representative,in w�itlng,of all substltutlons two weeks prbr fio
oonstru .
6.New privacy trees shall be planted at mimum 8'high irom grade and all
new privacy shrubs shall be planbed at minimum 6'high from grade.
7.Install all plant material as per detalls a Soll 8 Plarrt Lab L�
Informatbn In soil 8 plant lab report shall prevail over detalts.
8.2'of brown bark mulch in�I plarrtlng areas.
9.Prior b plarrting,ther+e shall be a smoMh transitbn between flnish grade,
sldewalk,and headers. All plant area gradea and plarrt maEerlel shall be
approved by the Landscape Archftect or Owner representative prfor bo any
plant instellatlon. Call 48 hours prlor to any worlc and afEer all mateiial is on
ske.
10.Upon oompl�lon of Instsllatlon,remove all extraneous material and
debris;sweep and wssh the area dean.
11.Planfed areas shall be malrrtalned fior a period of 90 days following
landscape constructlon with written ac:oeptanoe by landscape designer.
12.Contractor shell guarantee all tr�s and shrubs finr a one year period
following the end of 1t�e mair�benance perlod.
13.Minimum 8"non-compacfied topsal shall be available in planting areas
ior water absorptlon and root grawlh.
14.The Contracbr witl assume vomplete responsibllfly for job site
condMbns throughout the course of oonstructlon for the Prolect,induding
safety of all pergonnel and property.This requlrement Is not Ilmited only to
normal working hours.The Contractor further agrees to defend�Indemnify.
and hold harmless any Ilability,real or alleged,in connecUon wHh the
perfuimance of this pr+oJect,except In the sole negligence of the designer.
15.Lendscape plan is designed in aocordance with soils test.
16.Landsc�pe and Irtigatlon design is in conf�ormance with Michael
Bench's arborist report.
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D AME�ER
LEGEND:
1. S'rRUB - CEN-ER N P`.
2. 2" DEEP WA-ER NG BAS N
3. F'N S� GRADE
4. AMENDED BAC�C F'LL
5. PLANT NG -ABLE-S
6. SCAR F" 5 DES AND BO��OM OF PLAN-'�NG P�.
7. NA�VE UND S-URBED SO L.
S. SE? -0P OF R00� BALL 2" ABOVE SURROUND'NG
GRADE AND SLOPE FOR DRA NAGE.
NTS
PER PLAN
-�✓ � j
2
3
_��IL,,- -u,�
�-_-
SEC`ON
EDGE OF PLAN�NG AREA
1/2 SP CNG
• • • • • y�
• • • . • .
z�
. . . . . �
�
SPAC NG
PLAN V EW �'�
LEGEND:
1.GROUND COVER fROM FLA-, CU�'NG,L NER,
,OR ONE GA�LON CON`A NER PER PLAN'LEGEND
2.LA"ER OF MULC�, NS-ALLED BEFORE PLAN�'NG
(DEP`^PER SPECFCA`ONS)
3.PLAN�'NG BED PER SPEC F CA-ONS
BSHR B SPACING DETAIL
NTS
4"-6" MAX.�,
��
10 =_,�
_ _
_ �_
3 TMES
' ROOT BALL
D AMETER
LEGEND:
1. TREE - CEN-ER N P�.
2. TREE S-A�CES PER SPEC F CA-ONS (2 PER �REE), �CEEP CLEAR
OF R00� BALL. REMOVE �OP OF STA�CE -0 4" BELOW LOWES- BRANC--.
SE- STA�CES PARALLEL -0 PREVA L'NG W NDS.
3. 2" WA-ER BAS'N
4. F N!S� GRADE
5. AMENDED BACK F LL - REFER TO SPEC F CA�'ONS
6. PLAN- -ABLE- - REFER TO SPECF'CA-ONS FOR QUAN--" AND PLACEMENT
7. TREE T ES - REFER -0 SPEC F'CAT ONS
8. SE� �OP OF ROOT BALL 2° ABOVE SURROUND NG
GRADE AND SLOPE FOR DRA NAGE.
9. SCAR F" S DES AND BO�TOM OF PLAN-NG P-
10. NATIVE UND S-URBED SO L
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Lanosca�e ❑�^a�a�ce Q''ld Q���2P Fle No.
t�e^� fo^ t�e e�f c e�t Use of pbn Fle rw.
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LEGEN D
SYMBOL DESCRIPTION NOTES
POC POINT OF CONNECTION
� GATE VALVE(LINE SIZE)
RAINBIRD ESP-SIu�T w/
CO ESP�M3 RAIN SENSOR
wvr�si�i�nsvF
� �ore coNrFto�va.vE
� wu�ei��•AsvF W��Y
FILTER DRIP REMOTE CONTROL
V��
Q RAlNBIRD 1804-15 SERIES
POPUP SPRAY HEAD,F,H,Q
� RAINBIRD 1402 SERIES 2 PER TREE
FLOOD BUBBLERS
` :
Y2"POLY TUBING �C TO POLY TUBFNG
- - 1"SCH 40 PVC MAIN LINE
3/4 SCH 40 PVC LATERAL LINE
= _ 2"SCH 40 PVC SLEEVE
NOTE:
PEPCO OCTA BUBBLERS TO BE USED FOR ALL
SHRUBS AND GROUND COVER AREAS.
EMITTERS COUNT TO MATCH THE FOLLOWING
EMITTER SCHEDULE:
(1).25 GPM EMIITER PER 1 GAL PLANT
(2).25 GPM EMITTER PER 5 GAL PLANT
(3).25 GPM EMITTER PER 15 GAL PLANT
(4).25 GPM EMITTER PER 24"BOX PLANT
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La�osca�e ❑^o�a�ce ano a��l ea Fle�w.
t�e^� fo^ t�e ef f c e�t use of Pb�Fk No.
wate^ � t�e la�asca�e aes g� sH�r: o�:
�la�
IRRIGATION NOTES
1.Irrigatlon drawings are dlagrammatic.Location of pipes,valves,and other irtigatbn
componer�may be shown in harclscape for visual dartly only.It Is the reaponsiblllly
of the Landacape Irtigadon Contr�ctor bo Ider�ffy obstructlons In the fleld and bring
them to ihe atterrtlon of tfie Owner's representative.If this actlon Is not performed,the
Landscape Irrigatbn CoMrador wNl assume tull responsibility.
2.All valv�es shall be locaied in shrub or ground cover areas.
3.It is the r+esponsibiNty of the Landscape Irrigatlon Conb�ctor fio design a complete
and optlmal inigatlon sysbem.
4.Irtigatlon equlpment shall be assembled in aocor�danoe with details.
5.All irrigatlon equipment not specifled shall be Installed per the manuFadurer's
r9COR1R16M�8tiOR8 8�1fI S�fICBtIORB.
6.The Under�ground Service Alert at 1-800-227-2600,must be called prior to any
digging for the projed has begun.
7.It is the responsibility of the landscape maintenance compeny and/or devebper to
program Irrigation contrdlers to provide the minimum water requiremeMs�or good
plant heanh.
8.The Landscape Contrac�or is responsible for notliying Landscepe Archibect,a
minimum of 48 hours In advanc�e,for the�ollowing sfte observatlons andlor meetlngs:
9.The Contr�actor will essume oomplete responsibility�or Job slte conditlons
throughout the course of construdion�or the proJed,Induding safety of all personnel
and property.This requlrement is not Ifmitedd only to nortnal woricing hours.The
ContracEor further egrees to defend,Indemnlfy,and hold harmless ariy IiabNtly,�I or
aNeged,in connectlon vWth the perf�ormance of this project,except in the sole
negligenoe of the designer.
10.Irrigation plans designed in accordance with soils report fior site.
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par�cnarsooc
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p�ioi�+onoar�avKrw
A CONTROLLER DETAIL
NTS
��
m 10"ROUND PLASTIC VALVE BOX w/BOLT DOWN LID
�10"ROU6"PVC PIPE
�PEA GRAVE 4"DEEP
�BRICK(2 TOTAL)
�GATE VALVE
�SCH 40 PVC MALE ADAPTER(2 TOTAL)
m PVC MAINLINE
GATE VALVE
NTS
8
�
`� � �N , ��`�'' '
,i�,
=6" 9
-- t0
�� � �
C REMOTE CONTROL VALVE
NTS
� � '��%�� -��
P�������y ��-
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O1 D �AG: RA N B RD V D SER ES
O2 WA-ERPROOF CONNEC-ON:
RAN BRD SPLCE-i (1 OF 2)
O3 30-NC� LNEAR LENG'-
OF W RE, CO LED
O4 REMO�E CON-ROL VALVE:
RA N B RD 100-ASVF
� NS�ALL 6-NC- M N. ABOVE
�G�ES- PO N- OF D SC-ARGE
O6 UV RADA-ON RESS-AN�
PVC SC^ 40 MALE ADAP-ER
(1 OF 2)
O7 UV RAD A-ON RES S�AN`
PVC SC- 40 P PE
(� oF z)
O8 F'N S� GRADE/-OP OF MULC-
O9 PVC SC� 40 ELL
(� oF 2)
10 PVC LA'ERAL P PE
(1 OF 2)
O1 F N�S� GR,4DE/�OP OF MULC�
O2 POP-UP SPRAY SPRiNKLER_
RA�N B RD 1804-SAM W - 1800 NP
W T� RA N B RD RO�ARY NOZZLE
3� PVC SC!- 80 N'PPLE
(LENGT-� AS REOU RED)
4O PVC SC� 40 ELL
O5 DOUBLE SW NG JOINT
6O PVC SC� 40 �EE OR ELL
7O PVC LA"ERAL P PE
MAIN SUPPLY,
LATERALAND
WIRING
LATERAL LINE O
MAIN LINE
WIRING
TRENCHING DETAIL
NT5
I �
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�
SNAKE ALL
PLASTIC PIPE IN
TRENCHES AS
SHOWN
ALL MAINLINE
SHALL BE
INSTALLED PER
MFG'S
SPECIFICATIONS
ts
t
UPFyLL UPMILL
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0 trrewoo NoeE
�PNC 7$OR F'BiNLE AQ�PTER HHOW
�wicu�u�
F TREE BUBBLER DETAIL
NTS
10 EMITTER
0 TUBE STAKE
OO Y4"POLY TUBING
04 TOP OF MULCH
�5 FINISH GRADE
OO YZ'POLY TUBING
�TUBING STAKE
�3'2"NIPPLE(LENGTH AS NEEDED)
0 MAINLINE
�SCH 40 FITTING
1Q EMITTER
Q TUBE STAKE
OO Ya°POLY TUBING
�TOP OF MULCH
Q FINISH GRADE
�BARB CONNECTOR
�Y2"POLY TUBING
� EMITTER DETAIL
NTS
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La�ascaae D�a�1Q!�l�e Q'�1Ci Q�'��ea Flle No.
t�e^� f o� tne e��c e�t Use oF p�an File No.
wate^ � tne la�asca�e aes g� ��: �.
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DEFINITION3
ETo=REFERENCE EVAPOTRANSPIRATION(INCHES PER YEAR)
SF BAY AREA ETo=50 INCHES PER YEAR
.62=CONVERSION FACTOR(ACRES-INCHES TO GALLONS)
LA=LANDSCAPE AREA
.3=ADDTIONAL WATER ALLOWANCE FOR SLA
SLA=SPECIAL LANDSCAPE AREA(SQUARE FEE�
PF=PLANT FACTOR FROM WUCOLS
TURF=.8
MIXED-LOW TO M�ERATE_.35
HA=HYDROZONE AREA(SQUARE FEE�
IE=IRRIGATION EFFICIENCY(MlNMAUM.7)
MAXIMUM APPLIED WATER ALLOWANCE(MAWA)
(ETox.62)I(.7"lA)+(.3*SIA)1
LOT 5:(50x.62)I(.7"11,159)+(.3'0)l
(31)[T,811.3]=242,1 SO GALLON8 PER YEAR
8
(ETox.62){[(PF*HA)IIE]+SLA}
O
LOT 5 TURF: (50x.62)Q(.8"2,334�/.8]+0) a
(31){2,334}=T2,354 GALLONS PER YEAR �
�LOT 5 PLANTING AREA:(50x.62){[(.35*2702�1.8]+0}
(31){('954.7/.8]}—>(31){1,182.125}=36,646 GALLONS PER YEAR $
LOT 5 TOTAL:72,354+36.646=109�000 GALLONS PER YFAR
LEGEND
� HIGH WATER USE
� MIXED-LOW TO MODERATE WATER USE
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file No.
Plan Fle No.
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