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R-2012-42b OFFICE OF COMMUNITY DEVELOPMENT CITY HALL 10300 TORRE AVENUE•CUPERTINO, CA 95014-3255 C U P E RT 1 N O (408) 777-3308 • FAX(408)777-3333•planning(a�cupertino.orq january 22, 2013 McClellan Development Attn: Debbie Magallanez 1448 Entrada Verde Pl Alamo, Ca 94507 SUBJECT: RESIDENTIAL DESIGN REVIEW ACTION LETTER—Application R-2012-42 T'his letter confirms the decision of the Director of Community Development, given on January 22, 2013; approving a Residential Design Review for a new 4,011 square foot, two-story single family residence, located at the terminus of Bollinger Road, Lot 3, with the following conditions: 1. APPROVED PROJECT This approval is based on a plan set entitled, "Bollinger Homes, Cupertino, Califomia, Lot 3, Design Review 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. 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. Two-Story Permit Action Letter Page 2 R-2012-42 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 attomeys' fees and costs incurred in defense of the litigation. The 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 Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. Please note that if this permit is not vested within a year, it shall expire on January 22, 2014. 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. Sincerely, .\ '.�--C-,� Colin Jung, AI Senior Planner Enclosures: Approved Plan Set B O I l�I C F� H 1VI � � o s CUPERT"II�IO, GALIF'ORI�IIA 0 � � � D S I C l�I F� �li �Y B 1'VI I�"'T"A SU � k'--.�el�2—�� _;> �� . , PROJECT TEAM APPLICANT/OWNER CONTACT�.MIKE MCCLELLAN MCCIELLAN 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&SODERBERGH.AIA 100 W.SAN FERNANDO ST.SUITE 595 SAN JOSE.CA 95113 TEL(408)537-0532 FAX(408)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�.jitica@westf.com LANDSCAPE ARCHITECT CONTACT�.REED KELLY SANSEI GARDENS.INC. 3250 DARBY COMMON FREMONT.CA 94539 TEL�(510)226-9191 FAX�.(510)226-1298 EMAIL�.rkellyQsanseigardens.com VICINITY MAP ASSESSOR PARCEL NUMBER 359-22-077 SHEETINDEX A0.0 COVER SHEET CIVIL OVERALL GRADING PLAN GRADING AND DRAINAGE PLAN-LOT 3 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 L3.3 HYDROZONE PLAN ARCHITECTURE A0.1 COLOR ILLUSTRATIVE ELEVATION 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 SCOPE OF WORK THE PROJECT ENTAILS PUBLIC IMPROVEMENTS, ON SITE GRADING AND DRAINAGE,SITE UTILITIES,LANDSCAPING AND PAVEMENT, FENCING,AND CONSTRUCTION OF A NEW HOME. 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 fiow 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 siab • Maximum 19%moisture in wall and floor framing prior to enclosing walis and floors • Mechanical exhaust fans will be"Energy Star"ducted to the exterior VTBS 17076 DECEMBER 17.2012 BOLLII�IC ER HOM � S GUPERTII�IO, CALIF' ORNIA A0.0 VAN TILBCIRG, BANVARD&SODERBERGH, AIA .n ._i. . ...n r. � . 4:e.1'.!�,. �, �i P.{� :)I�....�n �t'�t'�t'.vl��s.t��ilt ;��R��i��ti p-;�_��-� ... � �M A��4ic�. _ . . � ,.. � � _a� -�� pp�ov�� '� � ' (� ��"^ SI��a�U�� .,- i . _ �� , _ . - ...-.�.�r.-�.-�--^---� __- -�---..-,.--_ -_...,�..-,:.,.,-�-�-,..-..- --. �.,T-..-,.._-1-,,.-,.:-_.-_-,_-_-....._-_--.r.__ _.-t-� _-�-.�.-._-..-,. _ ,�--.ti-�-_ _ � ��.i�.{... � ... ,-�.�ss� ��,r � �', ' �., ��' _., ... .. r a 4� �_. a i qs� ��►. �: � f,. ,� �� .�k,�,�� " �,.�� ;x- �r�r, �. �'`,� �� P�`� ... � �� g,N J,h r: 4 +t�r 4£ +..Y j,��d� - �sF +'��r`�a . .f :�,, " ,y t�d''�-r:.. �...�.z� ,. h -✓ ._ .. ..{«s.�-c' .'+:,.�..r �� 'k'e �°�::2. '�"--'''��` '�` � _, ._....�_-,-.:-;..-,..-,,.-.,.- l•-.--_—�.r+-.--._1^w-^+.--YT. �� {�.� ..y'�'� .F � .�'`*J►• �°"ti-i y... �'41f�.�._ '. `� �t �„",;'�'."' $',a.' *,'S.: f;; F. �-"Z�tt. � u'�$��,r � -a.:.F- � 4i l� � k .e -.,.__ . . �`� f � � 1 r� �. �� , �} '� �Y�p �� .�.-� �';�:r", � ' �•. ��t;i x�� y s � �t.'.. __...., .. >. r'�-�ta•�r..... _ .,. . LOT 3-SOUTHEAST(FRONT)ELEVTION ILLUSTRATIVE COLOR ELEVATION VTBS'1076 OCTOBEFt1 l,� BOLLII`IGER HOMES A0.1 C U P E R T 1 N O, C A L 1 F O R N 1 A VAN 1'1LBURG,BANVARD&SODr:RBERGH,n�.� ,R,��,��-,�� k� . �� ,�.��. ., ��;,. �� .� ,�.�,u.<<t�,.�„�� i i I � � � � -L-- O'BRIAN LU WONG � l�.'�E.`�I�� ,.7� / -,�,,..o,.._....� �...r�"�^•., � -��/� � �r�.'Y � /......�� ._:�.' '��'�� I 1 HUIE i SIDHABATHUNI i � � � � � I LEE i KNIPE � , I � � � � � "�--�-_-__. I � II � I • � ' U � I �j T � r i � � ■ I M I � � � I ZONING: R1-6 LOT 1 -7,130 S.F. LOT COVERAGE�.2.440 S.F.I 7.130 S.F.=0.342 1ST LEVEL:1.560 S.F. GARAGE�.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 1ST FL.RATIO�.1.186 S.F./2.015 S.F.=0.589 FAR:(2.015+1.186)=3.201 S.F.I 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. GARAGE:487 S.F. PORCH:14 S.F. ROOF OVERHANG�.247 S.F. 1ST FLOOR AREA�2216 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�1.612)=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 1ST LEVEL�.1.894 S.F. GARAGE�.470 S.F. PORCH�.43 S.F. ROOF OVERHANG�.244 S.F. 1 ST FLOOR AREA:2.364 S.F. 2ND FLOOR AREA�.1.647 S.F. TOTAL BUILDING AREA�.4,011 S.F 2ND FL.TO 1ST FL.RATIO�.1.647 S.F./2.364 S.F.=0.697 FAR�(2.364+�,647)=4,011 S.F.I 9.004 S.F.=0.445 LOT 4-7,616 S.F. LOT COVERAGE:2.390 S.F./7.616 S.F.=0.314 1ST 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 F�.TO 1 ST FL.RATIO�.1 294 S.F./2,123 S.F.=0.61 FAR�(2.123+1.294)=3.417S.F.!7.616SF=0.449 LOT 5-11,101 S.F. LOT COVERAGE:3.721 S.F.i 11.101 S.F.=0 335 1ST LEVEL�.2.555 S.F. GARAGE:704 S.F. ROOF OVERHANG�.462 S.F. 1ST FLOOR AREA-.3259 S.F. 2ND FLOOR AREA�.1.728 S.F. TOTAL BUILDING AREA�.4.987 S.F. 2ND FL.TO 1ST 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 GENERALNOTE LOT SIZES AS INDICATED ARE NET. N SITE PLAN 1"=20'-0" - - VTBS 11076 DECEMBER 17.2012 BOLLII�iC ER HOMES A1 .1 C U P E R T I N O, C A L 1 F O R N I A VAN TILBURG, I3ANVARD& SODERBERGH, AIA , �� _ ,�� : _ .�{. :�. � ,�,�-„�,��i,..�,��, i I � - - O'BRIAN LU i i 1.�1 11 C ( C 11'l N d R A T{-11 1 AI I � ■ r-r- �I1`�IC ER RD. ,�--,;�c/:�— �'.� s.�._.�--_�___._. %—�s�—l.� �� ZONING: R1-6 LOT 3-9,004 S.F. LOT COVERAGE�.2,651 S.F.!9.004 S.F=0.294 1ST LEVE��.1.894 S.F. GARAGE�.470 S.F. PORCH�.43 S.F. ROOF OVERHANG�.244 S.F. 1 ST FLOOR AREA�.2.364 S.F 2ND FLOOR AREA:1.647 S.F. TOTAL BUILDING AREA�.4.011 S.F. 2ND FL.TO 1ST 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 u�, 1�^ ;�l #' ..; "� t ...-.� � 1 i�ll��l�!I�� `} .� ' f, t�x,� i ��I,' I�,��. k: `�, �'� � k ,� �� . 1 �'� ; �.�' .� ��`� ��` � ,Ilili�l, . r :�i3 � Yrt �:,��' 1 � * � � � �� r� � f�` �. � ' —' . . , r F,.. :;� . BOLLI �iC ER HOMES CUPERTII�IO, CALIFORNIA A1 .2 VAN TILBL'RG, f3ANVARD &SODERBERGH, AIA � � i�: _ �ti��. ��_, __ ,a.�� ., � ��.�i l,..r,�i�i ��'r.��;'/�-�:-.� �-.._.-----_ I-�,�%� --I�3 ��. /vr..`� ` '�._'--�t . � 2ND FLOOR A=240.92 S.F. B=297.40 S.F. C=3.00 S.F. D=79.64 S.F. E=59.07 S.F. F=43.89 S.F. G=922.78 S.F. BUILDING AREA=240.92+297.40+3.00+ 79.64+59.07+43.89+922.78=1647 S.F. LOT A FAR CALCULATION: LOT SIZE=9,004 S.F. BUILDING AREA=2,364 S.F.+1,647 S.F. =4,011 S.F.TOTAL FAR=4,011 S.F./9,004 S.F.=0.445 NOTE: � N � C � � 1 ST FLOOR A=48.67 S.F. B=34.64 S.F. C=131.69 S.F. D=409.69 S.F. E=5.88 S.F. F=59.07 S.F. G=43.89 S.F. H=1,157.06 S.F. J=198.75 S.F. K=55.60 S.F. L=219.17S.F. BU ILDING AREA=48.67+34.64+131.69+409.69+5.88+ 59.07+43.89+1,157.06+198.75+55.60+219.17=2,364 S.F. , ,N FAR CALCULATION 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. vres iio�s DECEMBER 17.2012 BOLLII�iC � R HOMES GUPERTII�IO, CALIF' ORNIA A1 .3 VAN TILBURG, BANVARD & SODERBLRGH,AIA - ., .. .-. ,.,-.�. �. >.ti�n�,r.�:. �,.�,.,a.s :,��...:ti ��u��.vil,.��ni \\ \ \ \ \ \ \ � \ � \ _/` ,'��-... ,� � --.. ._ ..-� -� N . , LOT 3- 1 ST FLOOR PLAN TOTAL LIVING=3,541 S.F. FIRST FLOOR LIVING=1,894 S.F. 1/4"=1'-0" TOTAL FAR=4,011 S.F. GARAGE=470 S.F. VTBS 11076 DECEMBER 17.2012 BOLLI �iC � R HOMES GUPERTlI�IO, CAL1F' ORNIA A2.1 VAN TILBI'RG, 13ANVARD& SODLiRBf:RGH, AIA „ �i i _ �n n..ti-„�. �r�a�. �� . .,ti ��w.cili..��ni � � � \ � � \ �,., / � /� �� ; � G� � , . . N LOT 3-2ND FLOOR PLAN TOTAL LIVING=3,541 S.F. SECOND FLOOR LIVING=1,647 S.F. 1/4"=1'-0" TOTAL FAR=4,011 S.F. ` 25�.p°��lNE PR�P�R� 2\ f�� U\ � $ �s\ �� / � � i � � � � � . � � � � VTBS 11076 DECEMBER 17.2012 BOL, LI �IC � R HOM � S A2.2 C U P E R T 1 I�I O, C A L 1 F O R N I A VAN TILt3URG, BANVARD &SODERBERGH, AIA � � . ., � ..�:i�-.�. . �V 1.'�'.. � ....a ti .......,,. \�'�tll'.\I�1�.<��111 � !� '��'� U � � � �� :_ __ � .� � ■ ._ r_=►�= = = - _ �`�','�•�•�,~,�,�•�,�'� IIIII � IIIIII IIIII •, .•.•,•,,•,,•,,•.,•.•.•.•.,� •.di�i��►T..��A��/��i � A��/1�►�1��/��IA�A�Iq�lA�lq�/�' .��'"'��^.;'��'��'��'�'�A�A�i"�m, �� :.,c_.:s`A�A�A�n��A�A�A� — — �'i'�r,.,�_��I►�A,�A,��A� �_��.a��_.��.�� -_-�__--------'I � i�� i�� ti. ��x �� '� � I il�� .�. i � 1'�� ,�� ,,,�� ,�,� -.._ _�• __�_ i �A�A��a�A � '��A��A�• � t�� i �� .— ,_,., �"................:...:.�.,=.,:.._....,.. ;. _,•.•�•,,•.•.•.•..•..•�.•.•.,•.,•. . , ��A'�A�A��1'�A�A�A�A�A��A�/ q• •t �1�/��A��/��Iq�/1�A�/1�14�/��I�I�/1�/ ��. ,/1,�,�.^,�,�.A,�'�.�.A,�,�.� � �. �/��A�A�/i�A�A�1it��A�/i��AtA�• ��'��A�� ■ ■ ■ � ■ � � ■ ■ ■ ■ ■ ■ � ��..:�.�� u�•A��A•� • ��■ •�,.-...�_. ..---------------- '.:•:.-_.��, - ��'=�■..� I .�-..��._.��. - - --- �,�L��,��,�� -'.� ..--�. ,- -_ _ =.:�.�•�►�: —�--��; ��° �� 11=�... . �� ---, .,�..,_�,--- �_�_; . ��~ _�=: __�" �=a= �� -��- �_�� I;i illlll� ►►_ �� ./ II� ...: � • ��;•...:M��:':�:�■ •��j�►��A��:��AI'_,5,� ��Ii�:.—•-\�/:��' t�t=\ ►!M�I.�_\��tjl�lr■ . � i^.�i�:M'=�.�s�:.r',: •�__��•,yii±s:•..,�t ■��Ir/�L�I.:�:r��✓-' •�_�'��_�i_r� ��qll��l��-s"-"�.� "'A`• ,� �,� . ��.y�i��V ��'�ry�:�� Tx . _ �:� ,r,....��.:'L'!!.�:�'; n i i w z J �r i� I� w a �o �a I � I i �.� i �� I / � � � � � � �� b � � W /�� /�� T.O. PLATE 0 m 2ND FLOOR ENCROACHMENT ENVELOPE LII ATTICE BPACE � Z J �W o u�i° 0 0� �� a= �Z &� �� 0 1ST FLOOR 0 286.75 ° CNJt�oe�/�r1t � i J`�Q`�G�i 15�0�� i /�� i � �T.O.PLATE _ 2ND FLOOR _ b 0 1ST FLOOR• 286,75 2.5 v WIZ J� NI H� ■ ■ ■ . 2.5� UTIIITY METERS �� LOT 3-NORTHWEST(REAR) ELEVTION 1/4"=1'-0" SEE FRONT ELEVATION FOR TYPICAL NOTES � � � � � ,� � I�I � IE�ORADE•285.28 LOT 3-NORTHEAST ELEVTION �!a°_��-o„ SEE FRONT ELEVATION FOR TYPICAL NOTES -- -- -- Q 4 , , , t {�-�?cl�—lt..� �..-- _ ! ��—11� � � t t ' 1��.��-,�1-''�--.. .i' i-• .\ � � \\1 I W I z J I I-W I �p � va� I °�� a= � �i I �� I o I o I I NOTE: ANY PROPOSED CHANGES TO THE APPROVED EXTERIOR COLORS AND MATERIALS SHALL BE REVIEWED AND APPROVED BY THE CITY OF CUPERTINO PLANNING DIVISION PRIOR TO INSTALLATION/APPLICATION �\ � � � � � � � � � \�� ?S e \\\\G!Q N N ��P �P\�Nc° �\ �\ \�� . VTBS 11076 DECEMBER 17.2012 BOLLII�iCER HOMES CUPERTlIVO, CALIFORNIA A2.4 VAN TILBL`RG, BANVARD& SODERBERGH, AIA ,,. . .� ,.v n_n.,� .�t�i n .;i" ,,�; ��.�i 1,..��,�i�i T.O. PLATE 0 � 2ND F�OOR 0 0 15T FLOOR w, ZIJ LOT 3-BUILDING SECTION A 1/4"=1'-0" � ":��f,;,7 � �� ,., !:"�� ., ��. � �,.,-�..:, LOT 3-BUILDING SECTION B 1/4"=1'-0" T.0_PLATE 0 m 2ND FLOOR 0 0 1ST FLOOR v� ZIJ F� KI WI a 0 ai i I i , I VTBS 11076 DECEMBER 17.2012 BOLLI �iC � R HOMES A2.5 C U P E R T 1 1�I O, C A L I F' O R N 1 A VAN TILt3URG, BANVARD&SODERBERGH, AIA , , �, _ ,�� ., _ .,.,, � � ,�,�,,.��i,,.�,��,� wI z J r H� �I w a o� �� a I i i I � � I , 1 I N G E R ROAD �� c LEGEND '�� v �- 1.PERVIOUS PAVER DRNEWAY WITH CONCRET'E 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 3TONES (3EE 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.LOW WALL � (SEE DETAIL(G)�SHEET L1.4 AND FINISH SCHEDULE) PA:PLANTING AREA _ / u�RVious su�ACe a�►c�cuuron LOT 3 TOTAL FRONT YARD AREA1,923 SF LOT 3 FRONT YARD IMPERVIOUS AREA:9�SF=5096 LANDSCAPE CALCULATION LOT 3 TOTAL PLANTING AREA:3,034 SF LOT 3 TOTAL LAWN AREA:1,159 SF FINi.SH SCNEDULE 1.PERVIOUS PAVERS TO BE BELGARD SUBTERRA,COLOR TBD 2.COLORED CONCRETE COLOR TO MATCH ARCHITECTURE 3.L�N WALL FACADE TO MATCH ARCHITECTURE CONCRETE CAP:A3HLAR,COLOR TO MATCH FACADE 4.STEPPING STONES TO BE PRECAST CONCRETE 24'SQUARE OR 12'RADIUS,SEE PLAN ��.�z��-�-� �� ` � � -__�,��; t.�� , �� •- '��i.-i��0��0��0��0��' � � s s i i' � � � � < I �U I �� o � � � � ,� �� .�a o00 �� 's v c�� aw. O a � � � a, � � � o � � � � � I have cor�plied with the criteria of the Water Conservation in Landscape ❑rdinance and applied F��No. theM for the efficient use of pbn Fle No. water in the landscape design SHEET: OF: plan, � O �� .. ..o m . , ,. :. 4"CONCRETE m . —III--III— e a ' v ,.. ; 1J1 1JJ— ,.. ... :.._.... . .,...:..,. .: ....,.� � ��=1 I I I i 1=1 I 1=1 I I I i i—I I I 1=1 t 1=1 I 1=1 I 1=1 I I I I 1=1�'- " BA ROC a � � —��—��—��—��—��—�� —��—�� —��—��—�� 1=ll1=1ll trr��;� � I_�ll�lll a .�.��r�,�;-,� 0 1 REBAR THROUGH CONCRETE, SEE SOILS REPORT �� '��'�'��f��{k�;:: m � � 1—ll1-1L� ��,��M�.;� 8 8 1J1=111 =-: �� 1=ll1=111 - - - - - - - - - 111 1ll J11=111 111 =I I=1=I I=Tll=1.Ll=1l_i=111 11 — — — — — — — — — — 1=111 1J1 LI L=111 11 lll 1ll,,�LI l,��ll1=Ll 1--1LI=ll1=Ll I=I I 1-11 - - - - - - - _ _ _ =LI 1.=111=111=ll1=1 I I,,,I I I—� �. i i I-1 I I,,,LI.,;,I i�. �� ,�.; =1T(=Tf 1= , 1Tf=lTf=1Tf=1T=1 I i-' • 117 117=1Tf z � �lll��lll��1��—��_ — i Tf=1�1T�f : I 1Ti=1T=�=�=1 I I - - OO � =lTi 1Tf= : 1Tf 1Tf=1Ti=1�(=1TI= •• I 1= 1= _ _ — _ = 1Tf=1Tf=1Tf Tf�i=1T�=1 f�f=1�-1T1 =Tf—I f 1 �� , �� CoNCR�CURB ---11�--�I= ` .' IT��I=-1Tf=-1�=1 I 1= . L Tf1= I ll=1 I 1=1 I 1=1 I I—I I I �I I 1=1 LI � —III—I - - - - - - 1 L= 111=—III � Y4"WIDE.1"TOOLED OR SAW CUT CONTROL JOINT =11.=1LI= _ =1 I=1 O 1"-Y CONCRETE SAND �6"BASE ROCK EXISTIN � EXPANSION JOINT SET Yz"BELOW SURFACE �D GE PIPE TO STORMWATER SYSTEM � (SEE CNIL PLANS) 1� WROUGHT IRON FENCE POSTS � 0 Q TOP OF FOOTING 3"BELOW GRADE � Q CONCRETE FOOTING 8"x36' � � POST EMBEDMENT 24"DEEP[ � Q-;��`1�—�� CONCRETE AND JOINT DETAILS 4-------'�'�-� � N SMEABLE PAVER DETAIL WROUGHT IRON FENCE A NTS C NTS (—.��—�� ;�:� �: �.�-.� � '��-- � � � � � � �' � � � , 2 � � e � 1 � Z � s � -11 I I-111� 3 : III Ili��ll IIII III 9 0 0 4 � I ti Z O �, � � o �i �� 4 �� LEGEND: 6 0 �� N ��"i N 1. FINISH GRADE OF GROUNDCOVER/SHRUB BED O 3"DEEP DECOMPOSED GRANITE � _ � � � �� °o 2. FINISH GRADE OF TURF v� 3. 1/2'X 4' RECYCLED PLASTIC HEADERBOARD 2O LANpSCAPE FABRIC e — y�� a� 4. 1 X 2%12'RECYCLED PLASTIC STAKES O 5'O.C., �� — PLACED ON GROUNDCOVER SIDE AND PLACED O3 RECYCLED PLASTIC HEADER - BELOW TOP OF HEADERBOARD NOTES: A. SPLICES TO BE 3�LAP JOINT 0 8. SCERWS TO BE GALVANIZED. USE SCREWS AS RE(1UIRED FOR SOLID INSTALLATION. O�■Gqp �FINISH SURFACf C. HEADERBOARD SHALL BE UID 1RUE TO LINE AND GRADE. Q 4�P�T�B��O.C. � F �1'x8'FfNCE BOJIRDS �90'COMPACTED SUBORADE O � A �1'x1'CL.EJ►T p; � z �2�a'eorroM wuL wmi o�noo � O �2'xr�c�oru� LAWN HEADER DETAIL DECOMPOSED GRANITE PATH DETAIL 1MOOD FENCING DETAIL � '-' D NTS E NTS NTS 0 � � o U I have cor,plied with the criteria of the Water Conservation in Landscape Ordinance and applied F��No theM f'or the efficient use of Pb�Fk No. water in the landscape design SHEET: OF: plo.n, L1.3 INGER ROAD LEGEND 3YI�t80L BOTANIGAL/C01A�AOP1 NA6AE SI� WIJCOI.S TREES � LAC3ER8TROEAi11A INDICA MULT ?A•BOX M � 'AAUSKOGEE'/CRAPE MYRI'LE OLAURUS NOBILI3/BAY LAUREL 24'BOX L � EUROPEA'3WAN HILL'3TD 24'BOX VL UITLE3S OLNE RHU3 LANCEA/AFRICAN 3U11AANC 24'BOX L 8HRU83 � cHOnsn isuu►r�r�acrw oR� 5 GAL M o i��vQ 5 GAL M �w�a�rr�a�wus i ° s�wTA e�uta��wusr 1 C;AL L � �stucw c�.�ux�.n i etue�scx� 1 GAL L � uv��uuw�r 5 GAL L a��uv� � r�w+ist�ouWC,nreu.ausHrruFr 5GAL L r+e � �� 5 GAL L NEW 2EALAID FLAX �7BdUIFOLRJM'SIWER i5�'� M �JILAPD PITPOBPO�RUAA o �,� 5� � � srut,u�s� �� 1 CiAL M t3ROUND COVERS � TFI'Y�AU3 SERPOLLUM/ 4'P0T3 M CREEPING TFMME 12'O.0 0 SOD H ��'.� —�� -� --/.� ,,'�---i�..�: -� ;.� ��? i 1AIULCOLS KEY: v�-ve�r�oW L-LOiW M-MEDIUM H-HIGH �INDICAlES CENTER OF TREE OR 3HRUB CIUANTCTY 1 � :� 6 7 � 2 � 3 21 9 148 31 27 9 10 9 � 17 O c�7 C� � I �� I �� '� � W �� s --� � �o �� vv �� a� O a NoRn� � a � o � � � � o ,o � � � � _ � � SCALE:�o"-1'-0' � s I have coMplied with the criteria of the Water Conservation in Landscape Ordinance and applied Fl�No. ther, for the efficient use of �o�F��No water in the landscape design SHEE7: OF: plan, LANDSCAPE NOTES 1.Plen is diaprammetic.This plan is not e survey,all distances must be verlfled. 2.All ar+eas shall heve 100%c�o�rerape wRh an aubometic low flow drlp inipetlon sysbem. 3.Contractor shall coordinabe ell w�ork wNh olher trades(fe.pevinp, plumbirig,electricel,etc.). 4.Cor�acEor shall verfy locetlon of e�dstlnp h+ees io remaln and taloe ��Y P�utions t�proEec.�t those tr+ees. 5.Lsndscape Contrac�or shall advlse L.ar�dscape Arc;hltect or Owrters r+epresentative,in wrfdnp�of aN substflutlons two weeks prior tio 6.New privacy tr+ees shaA be planted at mimum 8'high irom grade and all privacy shruba hall be plarrted at minfmum 8'high irom grade. 7.Install all plant mafierial aa per details e Soil 8 Plant Leb � Infiorrnatbn in sofl S pler�t lab report ahell pr�e�rail over d�fls. 8.2'of brown berk mu�h in all pleritlng arees. 9.Prbr tio plan8ng,tltene shell be a smooih h�ansilion belw�eei�flNeh�ade. sidewauc,and Neaders. a�plant area grades and plant mate�is�shal�be aPP1�V9f�b�/th8 L9fld8C8�I6 MChfb9Ct Of�NR10f 1+9p1�R�M0�IOr b 8�/ plaM InstaUatbn. Call 48 hours prlor i�ary woric and ai�er ell maierlal la on SItA. 10.Upon oompletlon of installabon,remove all e�dreneous meterfal end debris;sweep and wash the aree dean. 11.Plerrted erees shall be malntained f�e perlod of 90 days fdlowing Iandscape oonstruc�fon with writEen sooeptence by Isndecape designer. 12.Contrecbor shell guarantes all tr'ses and shrubs fvr a one year perlod foNowinp the end of the maintenance perlod. 13.Mlnlmum 8"rwn�oompected bpsdl shall be avallable In plantlnp areas for waber abaorptlon and root growth. 14.The Contractor wlll assume complsie responsiblllly for Job si� c�nditlons tftrou�hout the oourse of constrtix�lon ior the proJed,Indudlnp safeiy of aN pe�aonnel and ProPeKY.This requlrement Is not IImIEed only tio norrnsl worklnp hows.The Contracbor further sA+aes b defer�d.indemnffy. and hold hennless arry Ilability.rsal or alleged,In oonnectbn with the perfoRnance of this project,exoept In tl�e sole neglipence of ihe designer. 15.Lendscape plan is dealgried In accordarx;e wNh solls test. 16.Ler�pe and irrlgetlon design Is in ooMom�ance wilh Michael Berldlb erbOrlst f�aport. 1� ��-- ��f-� ....�...-----""_'� ��-��-f3 � 1!, -.�.� . ;1'"�t-.-.. I DIAMETER LEGEND: 1. SHRUB - CENTER IN PIT. 2. 2" DEEP WATERING BA51N 3. FINISH GRADE 4. AMENDED BACK FILL 5. PLANTING TABLETS 6. SCARIFI' SIDES AND BOTTOM OF PLANTING PIT. 7. NATIVE UNDISTURBED SOIL. 8. SET TOP OF ROOT BALL 2" ABOVE SURROUNDING GRADE AND SLOPE FOR DRAINAGE. � .: .= ' :. . � PEI I 1 2 3 SECTION EDGE OF PLANTING AREA 1/2 SPA�ING • • • • • . . . . . . �� . . . . . � � SPACING PLAN VIEW LEGEND: 1.GROUND COVER FROM FLAT,CUTTING,LINER, ,OR ONE GALLON CONTAINER PER PLANT LEGEND 2.LAYER OF MULCH,INSTALLED BEFORE PLANTING (DEPTH PER SPECIFICATIONS) 3.PLANTING BED PER SPECIFICATIONS BSHRUB SP CING AI NTS DIAMETER LEGEND: 1. TREE - CEN?ER !N P!?. 2. TREE STAKES PER SPECIFICATIONS (2 PER TREE), KEEP CLEAR OF ROOT BALL. REMOVE TOP OF STAKE TO 4" BELOW LOWEST BRANCH. SET STAKtS PARALLEL TO PREVAILING WINDS. 3. 2" WATER BASIN 4. FINISH GRADE 5. AMENDED BACK FILL - REFER TO SPECIFICATIONS 6. PLANT TABLET - REFER TO SPECIFICATIONS FOR QUANTITY AND PLACEMENT 7. TREE TIES - REFER TO SPECIFICATIONS 8. SET TOP OF ROOT BALL 2" ABOVE SURROUNDING GRADE AND SLOPE FOR DRAINAGE. 9. SCARIFY SIDES AND BOTTOM OF PLANTING PIT 10. NATIVE UNDISTURBED SOIL � � � O v � C� � � � �� 0 v ti w � � ��°� �`� c,N � �� .�o�� 0 O �� .�..�A �N+!t�L G.� O � � � � � O � � � 1-a � � I ho.ve complied with the �riteria of the Water Conservation in Landscape ❑rdinance and applied F�a No ther� for the efficient use of Pb�F��. water in the landscape design SHEET: OF: plan, � LINGER ROAD � � � � �-:��r�- �� __�.�_..� � -��-I� � , - , ��%. � ,� �,- � � C/ LEGEND POC� H � � � � ■ ��.. :-.....�., � POINT OF CONNEC710N GATE VALVE(LINE 31ZE) RAINBIRD ESPSMT w/ E3P-SM3 RAIN SENSOR RAINBIRD 1'A31/F REAAOTE CONTROL VALVE RAINBIRD 1"ASVF w/RBY FILTER DRIP REMOTE CONTROL VALVE RAINBIRD 1804-15 SERIES POPUP SPRAY HEAD,F.H,Q RAINBIRD 1402 SERIES FLOOD BUBBLERS Y2'POLY TUBINC 1"SCH 40 PVC MAIN LINE 9/4 3CH 40 PVC LATERAL LINE 2"3CH 40 PYC 3LEEYE NOTES 2 PER TREE P1/C TO POLY TUBING NOTE: EMITTERS TO BE USED FOR ALL SHRUBS AND GROUND COVER AREAS. � EMITTER COUNT TO MATCH THE FOLL0IMNG EMITTER SCHEDULE: (1).25 GPM EIu11TTER PER 1 GAL PLANT (2).25 GWrI EA�IITTER PER 5 GJ1L PLANT (3).25 C3PM EMITTER PER 15 GAL PLANT (4).25 GPM EMITTER PER 24"BOX PLANT NORTH ��iiiiiiiii� iiiiiiiiiiiiiiiii�i�iiiiiiiiiiiiiiii� � , � � � � � � � � � �x �� o a � � � � �� o o� �� v� �r�iu. a� O � � � � a � o z � � � � � � �, � s I have cor�plied with the criteria of the Water Conservation in Landscape Ordinance and applied Fle No. ther� for the ef�icient use of �,a�File No. water in the landscape design SHEET: OF: plan, IRRIGATION NOTES � i.Irrlpatbn drawlrps are dlagrammatic.LOC8tiOf1 O'FpIp98,V8IV96,8�0�16f IRI�BtiOfl O1 ID TAG: RAIN BIRD VID SERIES N� canponents may be shown In ha�pe for visual derlty ony.It Is the responslbibly � 8 a o � 2 3 2 WATERPROOF CONNECTION: O f 1�L 8 f K�8C8p9 I R a 8 ti 0�1 C O M f B C b�m I d 6 fl 1�/0 1 l b 1 i L J C b 0�1 8 I�1 1 1 8}I A I d 8�1 d b�1 fl Q RAIN BIRD SPUCE-1 (t OF 2) u�a1 u�� Them 601he atfen#bn of the Owr�a r�eprosentsrive.H thfs actlon Is not performed,ti18 O 30OF WIREIN OR ELDENGTH �—t tr—.{ r �.8�SC8p8 IRa9ti011 C0111iAdOr MI�II BSEUf11s fIJII Ig8�18��• 4 O4 RE�NE BIRDTR00 AS FE� I.=I I I—�� -I�� I I I I I—I I -��i- � Z.All vah�s shell be locabed in shrub or ground cover areas. O5 INSTALL 6—INCH MIN. ABOVE 5 HIGHEST POINT OF D�SCHARGE O6 UV RADIATION RESISTANT �_ � 3.I�IS ti18 P98pOfl8IWIItj/Of tM8 L8f1f�SC8p8 IR�OfI CO�h"BCbOf ti0 i�ABlgfl 8 OOR1pIA� r 6 PVC SCH 40 MALE ADAPTER g pQ 8�O�R18��R'�011 8�IStiBfT1. 7 (1 OF 2) � _ O v O7 W RADIATION RESISTANT �� 4.Irtl�atlon equfpmerrt shall be assembled in accordence wNh defeils. �i coF 2�ao PIPE � � OB FINISH GRADE/TOP OF MULCH 5.All Irtipetlon equipment not specMied shell be instslled per the menufaciur+ers e Q Pvc scH ao ELL �p11°"�` _ � recornmendatlor�s and spe�tlons. (� oF z) pA.wan�oE 10 PVC LATERAL PIPE �� (1 OF 2) ��?�'�� 6.The Unde�ground Servioe Aleit at 1�Oa227-2600�must be called priorb any te- s �wc,�.ae��wr�r+aaow dlgging for the pr+oJed F�as begun. � �o �w�u,eM�uc 7.It Is 1Fre respondbllfly af the lendscape mafrrhenance t�ommp�ny and/or developer t� f progrem irNgetbn oontrollers to provide the mfnimum weier requlrements for good plarrt he�lth. 8.The La Contrscbr is f�e for Landscape Anchited,a REMOTE CONTROL VAWE � TREE BUBBLER DETAIL ��aPe resPona no�1�9 C NTS � minimum of 48 houra in advsnce,ior the folbwing s�e observetlons and/or meetlngs: � 9.The Contracior wIH assume comPleeB responsiblUtY for Job stbe oondltlons � tluouphout the course of constructlon for the proJect,Induding safe�r ofi all personnel � end prope►ly.This requlnsment is not Ilmitied onfy b normal w�orkfnp houra.The Contreceor further egrees�o defend.Indemni(y�and hold hart�ess ariy Iiabllily,r+eal or $ alleged,in connectlon with the performance of thts pr�oJec:t,except fn the sole 2 1 nepllgence of the deaigner. � � 4 3 10.Irripadon plans designed In aecordence wHh soils report for site. 2 � 6 --��i��-� 4 �_ ,z 0 � 9 � .� i --,` �� o � _� �� (� , � � s 6 � � � I I �✓-_ �..-�� ----�. 1Q EMITTER OO Ys'POLY TUBING u � � � ( / Q TUBE STAKE �TUBING STAKE `� 1 FINISH GRADE/TOP OF MULCH ■ o O OO Ya POL.Y TUBING 8 Ys"NIPPLE(LENGTH AS NEEDED) O2 POP—UP SPRAY SPRINKL�R: �TOP OF MULCH OO MAINLINE RAIN BIRD 1804—SAM ITH 1800 NP m WITH RAIN BIRD ROTARY NOZZLE 0 avc scH ao NIPPLE �5 FINISH GRADE �SCH 40 FITTING (LENGTH AS REQUIRED) ��w O4 PVC SCH 40 ELL �'��°0"a"� OS DOUBLE SWING JOINT ,� �''^1O°1O°°O'� O6 PVC SCH 40 TEE OR ELL �r�io�aaomav�� O7 PVC LATERAL PIPE � A CONTROLLER DETAIL SPRAY HEAD DETAIL 3 � NTS D NTS O � � W � �� Q�,� � 7 ��U�� MAIN SUPPLY, SNAKE ALL �� °° , LATERAL AND PLASTIC PIPE IN r�c`�t� o.,� 2 WIRING TRENCHES AS 1�EMITTER 3 SHOWN Q TUBE STAKE 1 4 LATERAL LINE O OO Ya"POLY TUBING �TOP OF MULCH 6 MAIN LINE q ' �FINISH GRADE WIRING �BARB CONNECTOR � — �Y"POLY TUBING O � F' ALL MAINLINE � � � m10'ROUND PLASTIC VALVE BOX w/BOLT DOWN LID $��gE � � x �10'ROU6"PVC PIPE INSTALLED PER � � � mPEA GRAVE 4"DEEP MFG'S � � � �BRICK(2 TOTAL) SPECIFICATIONS � � mGATE VALVE � EMITTER DETAIL � �SCH 40 PVC MALE ADAPTER(2 TOTAL) �� mPVC MAINLINE I have cor�plied with the criteria of the Water Conservation in GATE VALVE � TRENCHING DETAIL �andscape ❑rdinance and applied F��No. B NTr NTS them for the efficient use of pbnFlallo. water In the tandscape design SHEET: OF: plan, �.2 � DEFINRIONS ETo=REFERENCE EVAPOTRANSPIRATION(INCHES PER YEAR) SF BAY AREA ETo=50 INCHES PER YFAR .62=CONVERSION FACTOR(ACRES-INCHES TO GJILLONS) LA=LANDSCAPE AREA .3=ADDTIONAL WATER ALLOWANCE FOR SLA SLA=SPECWL LANDSCAPE AREA(3QUARE FEE� PF=PLANT FACTOR FROM WUCOLS TURF=.8 MpCED-LOW TO MODERATf=.35 HA=HYDROZONE AREA(St2UARE FEE'T) IE=IRRIGATION EFFICIENCY(MINIMUM.� MAXIIulU1A APPUED WATER ALL04YANCE(MAWA) (ETox.62)I(.7'lA)+(.3`3lA)l LOT 3:(50x.62)[(.7`9�063)+(.3`0)] (31)[6,344.1]=149�W 1 tiALLON8 PER YEAR (ETox.62){I(PF"HA�E7+SLA} LOT 3 TURF: (50x.62){[(.8'1.159�1.8]+0) (31){1,159}=35,929 GHLLONS PER YEAR LOT 3 PLANTING AREA:(50x.62)�(•35'3�034Y•8l+0} (31){[1,061.9/.8]}-a(31){1,32T.28}=41,149 GALLONS PER YFAR LOT 3 TOTAL:35,929+41,149=T1.0T8 GALLON8 PER YEAR LEGEND � HIGH WATER U3E � MIXED-LOW TO MODERATE WATER USE �.�-,��.2-�-� I -�.� -l`� ,�� /�� ,.�:_ -� NORTH �i�i��i�� iiiiiii��iiiiiiiiiiiiiiiiiiiiiiii� � , , � � � °a � � � � � �� 0 v � � � a� �r d� °�� •�, � �� os � �� N ��v �1 M lL O.� � � � a a, � � � � � 0 � � a , �M s I have cor,plied with the criteria of the Water Conservation in Landscape �rdinance and applied �e� ther� for the efficient use of %a�`k� water in the landscape design SHEET: OF: plan,