R-2012-41b 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: RESIDENTIAL DESIGN REVIEW ACTION LETTER-Application R-2012-41
This letter confirms the decision of the Director of Community Development, given on January 22, 2013;
approving a Residential Design Review for a new 3,417 square foot, two-story single family residence,
located at the terminus of Bollinger Road, Lot 4, with the following conditions:
1. APPROVED PROJECT
This approval is based on a plan set entitled, "Bollinger Homes, Cupertino, California, Lot 4, 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-2012-41
6. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard to the
proposed project for additional conditions and requirements. Any misrepresentation of any
submitted data may invalidate an approval by the Community Development Department.
7. EXTERIOR BUILDING MATERIALS/TREATMENTS
Final building exterior treatment plan (including but not limited to details on exterior color, material,
architectural treatments and/or embellishments) shall be reviewed and approved by the Director of
Community Development prior to issuance of building permits. The final building exterior plan
shall closely resemble the details shown on the original approved plans. Any exterior changes
determined to be substantial by the Director of Community Development shall require a minor
modification approval with neighborhood input.
8. 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.
During the comment period, emailed comments were received from abutting property owners: Anthony
Wong and Patricia Jauch regarding the privacy impacts of second-story window views of the proposed
residence into their rear 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-2012-41
Sincerely,
� �
�,
Colin Jung, A CP
Senior Planner
408-777-3257
colinj@cupertino.org
Enclosures:
Approved Plan Set
Cc: Anthony Wong,10730 Orline Court
Patricia Jauch,10760 South Stelling Road
Bo l � � � H � s
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CUPERT"INO, CALIFORI�iIA
D SICI'�I
PROJECT TEAM
APPLICANTIOWNER
CONTACT:M�KE MCCIELLAN
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&SODERBERGH,AIA
t00 W.SAN FERNANDO ST.SUITE 595
SAN JOSE.CA 95113
TEL(408)537-0532 FAX:(408)537-0535
CNIL ENGINEER
CONTACT:JITKA CYMBAL
WESTFALL ENGINEERS.INC.
14583 BIG BASIN WAY
SARATOGA.CA 95070
TEL(408)867-0244 FAX�.(408)867-6261
E MA I L�.j i tka aQ westf.com
LANDSCAPE ARCHITECT
CONTACT:REED KELLY
SANSEIGARDENS.INC.
3250 DARBY COMMON
FREMONT.CA 94539
TEL�.(510)226-9�91 FAX�.(510)226-1298
EMAIL rkelly@sanseigardens.com
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VICINITY MAP
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 4
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
ARCH ITECTU RE
A0.1 COLOR ILLUSTRATIVE ELEVAT�ON
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
BOLLI �iC � R HOM � S
CUPERTINO, CALIFORNIA
A0.0
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LOT 4-EAST(FRONT)ELEVTION
ILLUSTRATIVE COLOR ELEVATION
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CUPERTINO, CALIFORNIA
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ZONING: R1-6
LOT 1 -7,130 S.F.
LOT COVERAGE�.2.440 S.F.i 7.130 S F=0.342
1STLEVEL 1.560SF
GARAGE�.455 S.F.
PORCH-95 S.F
ROOF OVERHANG:320 S.F
1 ST FLOO R 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.i 8.779 S.F.=0.282
1ST LEVEL:1.729 S.F.
GARAGE: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=0.72�
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.
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1 ST F LOO R A R EA�.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
F AR�.(2.364+�,647 j=4.01 1 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
1ST LEVEL:1.678 S.F.
GARAGE�.445 S.F.
PORCH:49 S.F.
ROOF OVERHANG�.218 S.F.
1ST FLOORAREA�.2.123 S.F.
2ND FLOOR AREA:1.294 S.F.
TOTAL BUtLDING AREA�.3.417 S.F.
2ND FL.TO 1ST F�.RATIO:1.294 S.F./2.123 S.F.=0.61
FAR:(2.123+1.294)=3.417 S.F./7.616 S.F.=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-3,259 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.I 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.
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SITE PLAN
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VTBS 11076
DECEMBER 17.2012
SOLLII'�IGER HOMES
CUPERTINO, CALIFORNIA
A1 .1
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ZONING: R1-6
LOT 4—7,616 S.F.
LOT COVERAGE:2,390 S.F.l 7.616 S.F.=0.314
1 ST LEVEL�.1.678 S.F.
GARAGE�.445 S.F.
PO RC H:49 S.F.
ROOF OVERHANG�.218 S.F.
1 ST FLOOR AREA�.2.123 S.F.
2ND FLOOR AREA�.1294 S.F.
TOTAL BUILDING AREA:3.417 S.F.
2ND FL TO 1ST F�.RATIO�.1.294 S.F!2.123 S.F.=0.61
FAR�.(2.123+1.294)=3.417 S.F./7,616 S.F=0 449
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VTBS 11076
DECEMBER 17.2012
BOLLI �IC � R HON'IES A1 .2
G U P E R T 1 1`I O, C A L I F' O R N I A VAN TILBURG, BANVARD &SODERBERGH, AIA
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2ND FLOOR
A=1,065.42 S.F.
8=151.21 S.F.
C=51.67 S.F.
D=19.58S.F.
E=5.88 S.F.
BUILDING AREA=1,065.42+151.21
+51.67+19.58+5.88=1,294S.F.
LOT A FAR CALCULATION:
LOT SIZE=7,616 S.F.
BU ILDING AREA=2,123 S.F.+1,294 S.F.
=3,417 S.F.TOTAL
FAR=3,417 S.F./7,616 S.F.=0.449
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1 ST FLOOR
A=1,799.88 S.F.
B=91.80 S.F.
C=50.60 S.F.
D=28.13 S.F.
E=54.63 S.F.
F=21.17S.F.
G=51.67 S.F.
H=19.58 S.F.
J=5.88 S.F.
BU ILDING AREA=1,799.88+91.80+50.60+28.13
+54.63+21.17+51.67+19.58+5.88=2,123S.F.
NOTE:
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.
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VTBS 11076
, DECEMBER 17.2012
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1/4"=1'-0" TOTAL FAR=3,417 S.F.
FIRST FLOOR LIVING=1,678 S.F.
GARAGE=445 S.F.
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DECEMBER 17.2012
BOLLII�iC ER HOM � S
CUPERTINO, CALIF' ORNIA
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DECEMBER 17.2012
BOLLII�IC � R HOM � S
CUPERTII\IO, GALIFORNIA
A2.2
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ANY PROPOSED CHANGES TO THE
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PLANNING DIVISION PRIOR TO zi
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LOT 4-WEST(REAR)ELEVTION
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SEE FRONT ELEVATION FOR TYPICAL NOTES
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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
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6 CORDEL WOOD OETAIL
LOT 4-NORTH ELEVTION
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SEE FRONT ELEVATION FOR TYPICAL NOTES
VTBS 11076
, DECEMBER 17.2012
SOLLI �IC � R HOM � S
CUPERTINO, CALIFORNIA
A2.4
VAN TILBURG, BANVARD 3c SODLRE3ERGH,AIA
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LOT 4-BUILDING SECTION A
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LOT 4-BUILDING SECTION B
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VTBS 11076 DECEMBER 17,2012
BOLLII�iCER HOMES A2.5
C U P E R T 1 IV O, C A L I F O R N I A VAN T1LBL'RG, BANVARD&SODERBERGH, AIA
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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.LOW WALL
(SEE DETAIL(G),SHEET L1.4,AND FINISH SCHEDULE)
PA:PLANTING AREA /
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IMPERVIOUS SURFACE AREA CALCULATION
LOT 4 TOTAL FRONT YARD AREA:2,513 SF
LOT 4 FRONT YARD IMPERVIOUS AREA:997 SF=40%
LANDSCAPE CALCULATION
LOT 4 TOTAL PLANTING AREA:1,871 SF
LOT 4 TOTAL LAWN AREA:1,118 SF
FINISH SCHEDULE
1.PERVIOUS PAVERS TO BE BELGARD SUBTERRA,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
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� EXPANSION JOINT SET 3'2"BELOW SURFACE �� AGE PIPE TO STORMWATER SYSTEM � WROUGHT IRON FENCE POSTS �
(SEE CIVIL PLANS) o
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� CONCRETE FOOTING 8"x36" �
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CONCRETE AND JOINT DETAILS ____ __ ` . % � PERMEABLE PAVER DETAIL WROUGHT IRON FENCE
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3. 1/2"X 4" '�EC"CLED'LAST'.0^�ADERBOARJ O2 LANDSCAPE FABRIC 8 _— — L =— r= _. _ _ _ _ �1- _ __ --�—_ _
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PLACED ov�RO�NO�o�_a s�.o=A�o P_ACE7 O3 RECYCLED PLASTIC HEADER _ _ _ = – = _ __ _– –= –__ =------ –=—--------
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A. S�LCES TO 3t S"LAP JO�.Y' � e
9. SCERWS'0 BE GA_VAN ZED. �
U5=SC�EWS AS REOU R_7 FOR SO'�_D 45`AL_A-ON. O�4•(`� �FINISH SURFACE
C. �.�ADERBOARD s-ni_eE i n�.o-RUE-o i.HE � �2 4'x8"POST�8'-0'O.C. ��ik3'CONCRETE FOOTING � d W
AV7 CRADE.
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LAWN HEADER DETAIL DECOMPOSED GRANITE PATH DETAIL WOOD FENCING DETAIL � � �
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CONSTRUCTION NOTES
1.All construction shall comply with applicable state
and local codes and ordinances by licensed
contractors and e�eMenced workmen.The oontrac:tor
ac
shall obtain and pay for all neoessary permfts and fees
relating to his or her work.
2.These notea are m be used In conjunctlon wNh
plans.My discrepancies shaN be brought b the
attentlon of the landscape archlted prlor to
c�onstructbn.
on
3.Dimensions shown are approximate.
4.The Landscape Contractor is responsible for
notlfying Landscape Architect,a minlmum of 48 hours
ect
in advence,for the following site observations arxi/or
meetlngs:plant layout and flnal Inspedion.
5.The Contrador wlll assume complete responslbllliy
forjob site conditions throughout the course of
constructlon for the project,induding safety of all
personnel and property.This requlrement is not IlmRed
only to namal working hours.The Contrac�or turther
agraes to defend,iqdemnify,and hold hartnless any
liability,real or alleged,in connection witlt the
perforrnance of this project,except in the sole
negligence of the designer.
1
2
3
4
5
6
7
8
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1O PRECAST CONCRETE WALL CAP
� STONE VENEER TO MATCH ARCHITECTURE
03 12"x2"x16" CMU BLOCKS, SOLID FILL ALL BLOCKS
� #4 REBAR HORIZONTAL CONT., TYP, @ 12" O.C.
�5 ADJACENT PAVING
� 12" DEEP CONCRETE FOOTING
� #4 REBAR VERTICAL CONT. TYP., @ 12" O.C.
08 AGGREGATE BASE
09 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
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STEPPING
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�STONE VENEER TO MATCH ARCHITECTURE �ADJACENT STRUCTURE
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�SOIL INFILL �AGGREGATE BASE
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I PLANTER WALL DETAIL
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LANDSCAPE NOTES
1.Plan Is diagrammatic.This plan Is n�t a survey,all distances must be
V6Rf�IAd.
2.All areas shall have 100%caverage with an au�matic low flow drip
irrigaUon system.
3.Contractor shall coordlnate all work wftt�other tradas(le.paving,
plumbing,electrical,etc.).
4.Contractor shall verify location of existlng trees fio remain and take
necessary precautions to protect those trees.
5.Landscape Contractor shall advise Landscape Architect or Owners
representative,in writing,of all substitutions two weeks prior b
constru ' . � / \ �
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6.New privacy trees shall be planted at mimum 9'high from grade and all
new prlvacy shrubs shall be planted at minimum B'high irom grade.
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7.Install all plant mate�lal as per detsfls en Soll&Plant Lab report.
InformaUon in soil 8 plant lab report shall prevall over details.
8.2"of brown bark mulch in all planting areas.
9.Prbr bo plantlng,there shall be a smooth transitlon between flnish grade,
sidewalk,and headers. All plant area grades and plant material shall be
approved by the Landscepe Archttect or Owner representaWe prior to any
plant installation. Call 48 hours prior to any woNc and alber all material is on
site.
10.Upon completion of installatlon,remove all extraneous material and
debris;sweep and wash the area dean.
11.Planted areas shall be maintained for a period of 90 days following
landscepe construction with written acceptance by landscape designer.
12.Contractor shall guarantee all traes and shrubs for a one year period
following the end of the maintenance period.
13.Minimum 8"non-compacted b�psoil shall be available in planting areas
for water absorptlon and root growth.
14.The Contrecb�r wlll assume complete responsibility i�r Job sfEB
conditions throughout the course of construction for the project,including
saf�sty of all personnel and property.This requirement is not limited ony to
normal v�orking hours.The Contractor further agress to defend,indemnliy,
and hdd harmless any liability,real or alleged,in connection with the
perinrmance of this project,except in the sole negligence of the designer.
15.Landscape plan is designed in accordance with soils test.
16.Landscape and irrigation design is in confirmance with Michael
Bench's arborist repurt.
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1. S�RU3 - CEV-E� N P`.
2. 2" DE=P WA-=R VG BAS V
3. =V S- G�AD=
4. AUEVDED BACK F LL
5. �_AN�NG -A�I E�S
6. SCAR F" S DES AVD BO--OM OF ?LAV-NG P-.
7. VA-V= UVD S`U�3ED SO'L.
8. SE- -OP OF �00� BALL 2" ABOVE SJRROU'V�NG
G�AJ� AVD SLO?E =0R �RANAG�.
HR PLANTIN DETAIL
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,OR ON=GALLON CON'A�NE�2 PER P_AN�LEGEND
2.LA"ER 0^MU_C�, NS�AL_=J 9EFORE PLAN�NG
(JEN-^P���2 5'ECF��A'�ONS)
3.'LAN`NG BED PER S°EC F CA-�OVS
BSHR B SPACING DETAIL
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2. �RE- S-A�CES f'ER Sf'EC=CAT ON5 (2 f'=R �RE=), �CE=� C_EAR
0= R00� �A I . �=MOV= TOP OF STA�CE TO 4" �EI OW I OWES� �RANC'-.
SE- S-A�CES PA�ALLEL -0 �R=VA L'NG W ND�.
3. 2" WA-E� C3AS N
4. F N S- GRADE
5. A�1=N�E� �AC�C F LI - �E�=R -0 SPEC F CA-O�S
6. I'LAN- -ABL=- - R_FEK -0 SP�.0 F CAT'ONS FOh C�JAN-T" AN� f'_ACEYIENT
7. -RE= -ES - -�=F=R -0 SP�C F CA-OUS
8. SE- �U� 0� R00- BALL 2" A30V_ SJRROUN�NG
GRAD= ANJ SLONE F0� DRANAGE.
9. SCAR F" S D=S AND 30T�OM OF �_A�-'NG �-
10. NA-VE JND S�U�3E� SO L
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IRRIGATION NOTES
1.Irrigation drawinga are diagrammatic.Location of pipes,valves,and other irtigation
componerrts may be shown in hardscape for visual clarity only.It is the responsibility
of the Landscepe Irrigatlon Contractor to Idently obstructlons in the fleld and bring
them to the attentlon of the Owners representative.If this actlon Is not performed,the
Landscape Irrigatlon Cor�trador will assume full responslbllity.
2.All valves shall be located in shrub or ground cover areas.
3.It is the responsibllity of the Landscape Irrigetlon Contrac�or tio design a complete
and optimal inigation system.
4.Irrigatlon equlpment shall be assembled In accadance with details.
5.All imgation equipment not specified shall be installed per the manufacturers
r�commendatlons and speciflcatlons.
6.The Underground Service Alert at 1-800-227-2600,must be called prior to any
digging for the project has begun.
7.It Is the responsibllity of the landscape maintenance company and/or developer to
program inigatlon controllers to provide the minimum water requirements fur good
plant healih.
8.The Landscape Contractor is responsible for notlying Landscape Architect,a
minimum of 48 hours in advance,for the following site observatlons and/or meetlngs:
9.The Contracbor will assume complete responsibility for job site condfions
throughout the course of construction for the project,induding safety of all personnel
and property.This requirement is not limited only to normal working hours.The
Contractor furtt�er agrees to defend,indemnify,and hold hartnless any liability,real or
alleged,In connectlon with the perFormance of this project,except In the sole
negligence of the designer.
10.Irrigation plans designed in accordance with solls report for site.
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WATER BUDGET CAL�[lLAT16FIS
DEFINITIONS
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 FEET)
PF=PLANT FACTOR FROM WUCOLS
TURF=.8
MIXED-LOW TO MODERATE_.35
HA=HYDROZONE AREA(SQUARE FEET)
IE=IRRIGATION EFFICIENCY(MINIMUM.7)
MAXIMUM APPLIED WATER ALLOWANCE(MAWA)
(ETo)(.62)I(.7`LA)+(.3•SLA)1
LOT 4:(50)(.62)I(.7'7,705)+(.3'0)1
(31)[5,393.5]=167,199 GALLONS PER YEAR
(ETo)(.62){[(PF•HA�IIE]+SLA}
LOT 4 TURF: (50)(.62){[(.8`1,118j1.8]+0)
(31){1,118}=34,658 GALLONS PER YEAR
LOT 4 PLANTING AREA:(50)(.62){[(.35"1,871�.8]+0}
(31){[654.85/.8]}—>(31){818.56}=25,375 GALLONS PER YEAR
LOT 4 TOTAL:34,658+25,375=60,033 GALLONS PER YEAR
LEGEND
� HIGH WATER USE
� MIXED-LOW TO MODERATE WATER USE
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