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EXC-2014-03b
City of Cupertino , ,. 10300 Torre Avenue Cupertino,CA 95014 (408) 777-3308 C U P E RT!N O FAX (408) 777-3333 Community Development Department June 10, 2014 Terry Brown 10491 Scenic Blvd. Cupertino, Ca. 95014 SUBJECT: PLANNING COMMISSION ACTTON LETTER—EXC-2014-02,TR-2014-09, EXC-2014-03,TR- 2014-10, EXC-2014-04 This letter confirms the decision of the Planning Commission, given at the meeting of June 9, 2014, approving a Hillside Exception to allow the construction of a new 2,986 square foot single family residence on slopes greater than 30% on a vacant lot (Lot A) and a Tree Removal Permit to allow the removal and replacement of five (5) Coast Live Oak trees to facilitate the construction of the new residence; Hillside Exception to allow the construction of a new 3,185 square foot single family residence on slopes greater than 30% on a vacant lot (Lot B) and a Tree Removal Permit to allow the removal and replacement of five (5) Coast Live Oak trees to facilitate the construction of the new residence; Hillside Exception to allow the construction of a new 3,186 square foot single family residence on slopes greater than 30% on a vacant lot (Lot C), located at 10645 Cordova Road, Lots A, B and C, according to Planning Commission Resolution No.(s) 6744, 6745, 6746, 6747 and 6748. Please be aware that if this Perxnit is not used within a two-year period, it shall expire on June 9, 2016. Also, please note that an appeal of this decision can be made within 14 calendar days from the mailing of the notice of the decision. If this happens, you will be notified of a public hearing, which will be scheduled before the City Council. Sincerely, � �/L��----��" K iti Groeneweg Assistant Planner Planning Departxnent Enclosures: Resolution 6744, 6745, 6746, 6747 and 6748 CC:Kathryn Osann,62 Emerald,Irvine Ca 92614 Kevin O'Grady,31 Ocean Heights Dr, Newport Beach Ca 92657 Brian O'Grady, 1134 W El Camino Real,Mountain View Ca 94040 EXC-2014-03 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6745 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A HILLSIDE EXCEPTION TO ALLOW THE CONSTRUCT'ION OF A NEW 3,185 SQUARE FOOT SINGLE FAMILY RESIDENCE ON SLOPES GREATER THAN 30%ON A VACANT LOT LOCATED AT 10645 CORDOVA ROAD (LOT B) SECTION I: PROTECT DESCRIPTION Application No.: EXC-2014-03 (EA-2014-03) Applicant: Terry Brown(Osann, K. O'Grady and B. O'Grady Lots) Location: Lot B, 10645 Cordova Road APN# 342-22-101 SECTION II: FINDINGS FOR DEVELOPMENT PERMIT: WHEREAS, the Planning Commission of the City of Cupertino received an application for a Development Permit as described in Section I. of this Resolution; and WHEREAS, the Environmental Review Committee has recommended adoption of a Mitigated Negative Declaration; and WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held at least one public hearing in regard to the application; and WHEREAS, the applicant has met the burden of proof required to support said application; and WHEREAS, the Planning Commission finds as follows with regard to this application: 1. The proposed development will not be injurious to property or improvements in the area nor be detrimental to the public health and safety. The proposed site is situated on the west side of Cordova Road, between Mercedes Road to tlie north and San Juan Road to the south. The lot is currently vacant and sur�rounded by existing hillside single family residences in the Inspiration Heiglits area of the city. Tlierefore, the develo�ment will not be injurious to property or improvements in the area nor be detrimental to the public health and safety. 2. The proposed development will not create a hazardous condition for pedestrian or vehicular traffic. Various street improvements are proposed to Cordova Road to widen the street, constl�uct curb and gutter to better define the edge of the street, thereby improving vehicular circulation. In addition, the project proposes the construction of one driveway to serve three residences wliich will �•educe multiple conflict Resolution No.6745 EXC-2014-03 June 9,2014 areas for pedestrian traffic. T{ierefore, the development will not create a hazardous condition for pedestrian or vehicular traffic. 3. The proposed development has legal access to public streets and public services are available to serve the development. Tlie properties will be accessed by a shared private driveway fi�om Cordova Road. Shared maintenance agreements and ingress/egress easements will be recorded on the properties for tlie driveway. In addition, sewer and water connections are available in the street. Tlie development has legal access to public streets and public services are available to serve the development. 4. The proposed development requires an exception, which involves the least modification of, or deviation from, the development regulations necessary to accomplish a reasonable use of the parcel. Aside from the exception to allow construction of slopes greater tlian 30%, the proposed development complies will all other development regulations of the RHS zoning dist��ict including, but not limited to, building height, setbacks, and floor area. T)ze development involves the least modification of the prescribed development regulations necessary to accomplish a reasonable use of the pal�cel. 5. All alternative locations for development on the parcel have been considered and have been found to create greater environmental impacts than the location of the proposed development. All locations on the parcel are steeply sloped with slopes ranging from 32% to 36% and, therefore no location on the parcel can be developed without a hillside exception. The proposed development will be located to minimize environmental and grading impacts on the site. 6. The proposed development does not consist of structures on or near known geological or environmental hazards that have been determined by expert testimony to be unsafe or hazardous to structures or persons residing therein. Design-level geotechnical plans shall be provided to the satisfaction of the City Building Official and all foundational piers shall extend into the bedrock. Additionally, a geoteclinical consultant shall review and approve all geotechnical aspects of the project's building and grading plans to ensu�•e tlie recommendations are incorporated. With the incorporation of the recommendations provided in the geoteclinical report, the proposed development does not consist of structures that have been determined by expert testimony to be unsafe or hazardous to structures or pe��sons residing therein. 7. The proposed development includes grading and drainage plans that will ensure that erosion and scarring of the hillsides caused by necessary construction of the housing site and improvements will be minimized. The development will follow as closely as possible tlie primary natural contour of tlie lot to ensu��e tliat erosion and scar�•ing of the hillsides caused by necessary construction of tl2e Jzousing site and improvements will be minimized. 8. The proposed development consists of structures incorporating designs, colors, materials, and outdoor lighting which blend with the natural hillside environment and which are designed in such a manner as to reduce the effective visible mass, including building height, as much as possible without creating other negative environmental impacts. Resolution No.6745 EXC-2014-03 June 9,2014 The development on the property shall use natural earth tone and/or vegetation colo��s with stone detailing and wood siding which blends with the natural hillside environment and wliich is designed in such a manner as to reduce the effective visible mass as much as possible. 9. The proposed development is located on the parcel as far as possible from public open space preserves or parks (if visible therefrom), riparian corridors, and wildlife habitats unless such location will create other,more negative environmental impacts. T{ie proposed development is located on the parcel as far as possible from public open space preserves or parks (if visible therefrom), riparian corridors, and wildlife habitats unless such location will c��eate otl2er, more negative environmental impacts. 10. The proposed development is otherwise consistent with the City's General Plan and Zoning Ordinance as described in Section 19.40.010. The development is meeting all the requirements for RHS zoned properties and is consistent with the City's General Plan and Zoning Ordinance as described in Section 19.40.010. NOW, THEREFORE,BE IT RESOLVED: That after careful consideration of the initial study, maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2 thereof,: A Mitigated Negative Declaration (Application no. EA-2014-03) is hereby recommended for adoption; and the application for a Hillside Exception, Application no. EXC-2014-03 is hereby recommended for approval and that the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the Public Hearing record concerning Application no. EXC-2014-03 as set forth in the Minutes of Planning Commission Meeting of June 9, 2014, and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. i. APPROVED EXHIBITS Approval recommendation is based on the plan set received January 29, 2014 consisting of 25 sheets, labled C, P-1, A-1, A-2, A-3, A-4, B-1, B-2A, B-2B, B-3, B-4, C-1, C-2A, C-2B, C-3, C-4, 1, 2, 3, L1.0, L2.0, L2.1, L3.0, L3.1 and L4.0 entitled, "3 Custom Residences, 10645 Cordova Rd., Cupertino, CA 95014," drawn by SSS Designs LLC; except as may be amended by conditions in this resolution. 2. ACCURACY OF 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. 3. CONCURRENT APPROVAL CONDITIONS The conditions of approval contained in file no. TR-2014-10 shall be applicable to this approval. Resolution No.6745 EXC-2014-03 June 9,2014 4. EXTERIOR BUILDING MATERIALS/TREATMENTS, LANDSCAPING Final building exterior treatment plan (including but not limited to details on exterior color, material, architectural treatments and/or embellishments, lighting, retaining walls and landscaping) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits for compliance to RHS zoning and other relevant regulations. Any exterior changes determined to be substantial by the Director of Gommunity Development shall require a modification approval. 5. DEVELOPMENT ALLOCATION The applicant shall receive an allocation of one residential unit from the Other Residential Neighborhoods residential allocation area. 6. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the first page of the building plans. 7. TRASH PICK UP PLAN Prior to building permit issuance the applicant shall provide a trash pickup plan. This should identify the location of the trash pickup of all three residences on the site. 8. DRIVEWAY EASEMENT AREA The shared ingress/egress driveway shall be impervious pavers. 9. INGREE/EGRESS ACCESS AGREEMENT Prior to building permit issuance, the applicant shall prepare and record a covenant on the property that: a) Describes the purpose, functions and beneficiaries of the ingress/egress access easement; b) Declares that the applicant agrees to work with neighboring owners of property to the north of the subject site to facilitate future access to their lots, which includes but is not limited to sharing driveway improvements, altering grading and modifying and/or demolishing of retaining walls and other improvements built in the easement area. The covenant shall state that the declaration is binding on successors and assigns of the owner(s). T'he covenant shall be reviewed and approved by the City Attorney prior to recordation. 10. INTERIOR GARAGE DIMENSION The interior garage clearance shall be 20 feet by 20 feet(measured from inside walls). 11. LANDSCAPE PROTECT SUBMITTAL Prior to issuance of buildin��ermits, the applicant shall submit a full landscape project submittal per section 14.15.040 of the Landscaping Ordinance. The Water-Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits. Resolution No.6745 EXC-2014-03 June 9,2014 12. LANDSCAPE INSTALLATION REPORT A landscape installation audit shall be conducted by a certified landscape professional after the landscaping and irrigation system have been installed and prior to final occu�anc�. 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." 13. LANDSCAPE AND IRRIGATION MAINTENANCE A maintenance schedule shall be established and submitted to the Director of Community Development or his/her designee, either with the landscape application package, with the landscape installation report prior to issuance of final occu�anc�, or any time before the landscape installation report is submitted prior to issuance of buildin��ermits. 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 be 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 control or other factors as recommended by a landscaping professional. 14. TREE PROTECTION The existing trees to remain shall be protected during construction per the City's Protected Tree Ordinance (Chapter 14.18 of the municipal code). The City's standard tree protection measures shall be listed on the plans, and protective fencing shall be installed around the trees to remain prior to issuance of building permits. A report ascertaining the good health of these trees shall be provided prior to issuance of final occupancy. 15. COMPLIANCE WITH MITIGATION MONITORING AND REPORTING PROGRAM(MMRP� The project shall be required to adhere to the mitigation measures identified in the Mitigated Negative Declaration (EA-2014-02) and Mitigation Monitoring and Reporting Program (MMRP) for the project. 16. GEOLOGY AND SOILS MITIGATION MEASURES MM GEO-1: The Geotechnical Study has identified and provided recommendations for site rupture potential under section 9.1 Location of Proposed Improvements. Those recommendations will be followed in the construction of the project. Resolution No.6745 EXC-2014-03 June 9,2014 MM GEO-2: The Geotechnical Study has identified and provided recommendations for seismic ground shaking potential under section 9.2 Seismic Design Criteria. Those recommendations will be followed in the construction of the project. MM GEO-3: The Geotechnical Study has identified and provided recommendations for site seismic- related ground failure under the following sections. Those recommendations will be followed in the construction of the project, except where supplemental geotechnical design measures were recommended by the Geologic and Geotechnical Peer Review (as noted below): • 9.3 Earthwork • 9.4 Foundations — The Geologic and Geotechnical Peer Review offers the following additional recommendations: ■ The Project Geotechnical Consultant shall extend all piers sufficiently into competent bedrock materials. Anticipated primary impact will be to the depths of piers on Lot C. Due to the hillside setting, the presence of shears within the colluvium, future irrigation, and the potentially high expansive nature of the colluvium, this geologic unit does not appear to present a suitable, long-term bearing material for residential foundations. ■ Structural plans shall be developed that incorporate the recommendations of the Project Geotechnical Consultant. • 9.5 Draina�e - T`he Geologic and Geotechnical Peer Review offers the following additional recommendations: ■ Design specifications of the retention chambers shall be included in the development plans. Additionally, the Grading and Drainage Plan shall reference the most recent geotechnical investigation report and incorporate their design recommendations. • The Geologic and Geotechnical Peer Review recommends the applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations and underpins, retaining walls and driveway) to ensure that their recommendations have been properly incorporated. 17. AIR QUALITY MITIGATION MEASURES MM AIR-1: All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. ■ All haul trucks transporting soil, sand, or other loose material off-site shall be covered. ■ All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. ■ All vehicle speeds on unpaved roads shall be limited to 15 mph. ■ All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. ■ Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control Resolution No.6745 EXC-2014-03 June 9,2014 measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. ■ All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. ■ Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. 18. BIOLOGICAL RESOURCES MM BIO-1: For every protected tree removed, plant replacement trees, of a species and size as designated by the approval authority and consistent with the replacement value of each tree removed. MM BIO-1: ■ A site plan shall be prepared describing the relationship of proposed grading and utility trenching to the trees designated for preservation. Construction and grading should not significantly raise or lower the ground level beneath tree drip lines. If the ground level is proposed for modification beneath the drip line, the architect/arborist shall address and mitigate the impact to the tree(s). ■ All trees to be preserved on the property and all trees adjacent to the property shall be protected against damage during construction operations by constructing a four-foot-high fence around the drip line, and armor as needed. The extent of fencing and armoring shall be determined by the landscape architect. T'he tree protection shall be placed before any excavation or grading is begun and shall be maintained in repair for the duration of the construction work. ■ No construction operations shall be carried on within the drip line area of any tree designated to be saved except as is authorized by the Director of Community Development. ■ If trenching is required to penetrate the protection barrier for the tree, the section of trench in the drip line shall be hand dug so as to preclude the cutting of roots. Prior to initiating any trenching within the barrier approval by staff with consultation of an arborist shall be completed. ■ Trees which require any degree of fill around the naiural grade shall be guarded by recognized standards of tree protection and design of tree wells. ■ The area under the drip line of the tree shall be kept clean. No construction materials nor chemical solvents shall be stored or dumped under a tree. ■ Fires for any reason shall not be made within fifty feet of any tree selected to remain and shall be limited in size and kept under constant surveillance. ■ The general contractor shall use a tree service licensee, as defined by California Business and Professional Code, to prune and cut off the branches that must be removed during the grading or construction. No branches or roots shall be cut unless at first reviewed by the landscape architect/arborist with approval of staff. ■ Any damage to existing tree crowns or root systems shall be repaired immediately by an approved tree surgeon. Resolution No.6745 EXC-2014-03 june 9,2014 ■ No storage of construction materials or parking shall be permitted within the drip line area of any tree designated to be saved. 19. CULTURAL RESOURCES MITIGATION MEASURES MM HAZ-1.4: In the event that any prehistoric or historic subsurface cultural resources are discovered during ground disturbing activities, all work should be temporarily halted in the vicinity of the discovered materials and workers should avoid altering the materials and their context until a qualified professional archaeologist has evaluated the situation and provided appropriate recommendations. Project personnel should not collect cultural resources. The City of Cupertino (or its representative) shall consult with a qualified archaeologist or paleontologist to assess the significance of the find. If any find is determined to be significant, the City of Cupertino (or its representative) and the archaeologist and/or paleontologist would meet to determine the appropriate avoidance measures. All significant cultural materials recovered shall be subject to scientific analysis, professional museum duration, and a report prepared by the qualified archaeologist according to current professional standards. 20. NOISE MITIGATION MEASURES MM NOI-1: The following construction noise mitigation measures shall be taken in order to reduce noise event impacts to nearby receptor areas: • Construction activities shall be limited to the hours of 7:00 am to 8:00 pm on weekdays and 9:00 am to 6:00 pm on weekends. Construction activities are prohibited on holidays. • All construction equipment shall use noise-reduction features that are no less effective than those originally installed by the manufacturer. If no noise-reduction features were originally installed, then the contractor shall require that at least a muffler be installed on the equipment. • No individual device will produce a noise level more than 87 dBA at a distance of twenty-five feet or the noise level on any nearby property does not exceed 80 dBA. 21. PRE-CONSTRUCTION MEETING AND CONSTRUCTION MANAGEMENT PLAN Prior to commencement of construction activities, the applicant shall arrange for a pre-construction meeting with the pertinent departments (including, but not limited to, Building, Planning, Public Works, Santa Clara County Fire Department) to review an applicant-prepared construction management plan including,but not limited to: a. Plan for compliance with conditions of approval b. Plan for public access during work in the public right-of-way c. Construction staging area d. Construction schedule and hours e. Construction phasing plan, if any f. Contractor parking area g. Tree preservation/protection plan h. Site dust,noise and storm run-off management plan i. Emergency/complaint and construction site manager contacts 22. CONSTRUCTION HOURS Construction activities shall be limited to Monday through Friday, 7 a.m. to S p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on holidays. The developer shall be responsible for educating all contractors and subcontractors of said construction restrictions. Rules Resolution No.6745 EXC-2014-03 June 9,2014 and regulation pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of a developer appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. 23. DEMOLITION REQUIREMENTS All demolished building and site materials shall be recycled to the maximum extent feasible subject to the Building Official. The applicant shall provide evidence that materials were recycled prior to issuance of final demolition permits. 24. 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. 25. 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. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. 26. 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. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT 1. RETAINING WALL Developer will be responsible for designing and installing a concrete retaining wall on the downhill (east) side of Cordova Road along the property frontage, in accordance with City Standards and as approved by the City Eilgineer. The retaining wall will need to provide adequate support for the roadway to handle the increased traffic caused by the development and to address emergency vehicle (fire truck) loading requirements. The Developer shall provide to the City samples or depictions of the wall fa�ade for approval, prior to installation of the wall. 2. ASPHALT PAVEMENT ALONG PUBLIC STREET Developer will be required to repair any damage to the asphalt pavement in the public right of way caused by project's construction activities, as required by and to the satisfaction of the City Engineer. Resolution No.6745 EXC-2014-03 June 9,2014 3. TREE PROTECTION AND PRESERVATION Developer will be responsible for protecting and preserving the existing Torrey Pine tree (Pinus Torreyana) located adjacent to Cordova Road on the southerly end of the property frontage. Tree protection facilities shall be installed in accordance with City Standard Details and will be required to be inspected and approved by a certified arborist. 4. STREET WIDENING Public street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 5. CURB AND GUTTER IMPROVEMENTS Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 6. PEDESTRIAN AND BICYCLE IMPROVEMENTS Developer shall provide pedestrian and bicycle related improvements consistent with the Cupertino Bicycle Transportation Plan and the Pedestrian Transportation Guidelines, and as approved by the City Engineer. 7. STREET LIGHTING INSTALLATION Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures shall be positioned so as to preclude glare and other forms of visual interference to adjoining properties, and shall be no higher than the maximum height permitted by the zone in which the site is located. 8. GRADING Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact Army Corp of Engineers and/or Regional Water Quality Control Board as appropriate. 9. DRAINAGE Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post- development hydraulic calculations must be provided to indicate whether additional storm water control measures are to be constructed or renovated. The storm drain system may include, but is not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins, vegetated swales, and hydrodynamic separators to reduce the amount of runoff from the site and improve water quality. The storm drain system shall be designed to detain water on-site (e.g., via buried pipes, retention systems or other approved systems and improvements) as necessary to avoid an increase of the ten percent flood water surface elevation to the satisfaction of the City Engineer. Any storm water overflows or surface sheeting should be directed away from neighboring private properties and to the public right of way as much as reasonably possible. 10. UNDERGROUND UTILITIES Developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. Developer shall submit Resolution No.6745 EXC-2014-03 June 9,2014 detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 11. IMPROVEMENT AGREEMENT The project developer shall enter into a development agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be executed prior to issuance of construction permits. Fees: a. Checking&Inspection Fees: $Per current fee schedule ($2,707 or 5%) b. Grading Permit: $Per current fee schedule ($2,542.00 or 6%) c.Development Maintenance Deposit: $ 1,000.00 d. Storm Drainage Fee: $TBD e. Power Cost: '�'� f. Map Checking Fees: $Per current fee schedule ($8,213.00) g. Park Fees: $Per current fee schedule ($9,000 per unit) h. Street Tree $338 per tree to be installed by City '�* Based on the latest effective PG&E rate schedule approved by the PUC Bonds: Faithful Performance Bond: 100% of Off-site and On-site Improvements Labor&Material Bond: 100% of Off-site and On-site Improvement On-site Grading Bond: 100% of site improvements. -'The fees described above are imposed based upon the current fee schedule adopted by the City Council. However, the fees imposed herein may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 12. TRANSFORMERS Electrical transformers, telephone cabinets and similar equipment shall be placed in underground vaults. The developer must receive written approval from both the Public Works Department and the Community Development Department prior to installation of any above ground equipment. Should above ground equipment be permitted by the City, equipment and enclosures shall be screened with fencing and landscaping such that said equipment is not visible from public street areas, as determined by the Community Development Department. Transformers shall not be located in the front or side building setback area. 13. WATER BACKFLOW PREVENTERS Domestic and Fire Water Backflow preventers and similar above ground equipment shall be placed away from the public right of way and site driveways to a location approved by the Cupertino Planning Department, Santa Clara County Fire Department and the water company. Resolution No.6745 EXC-2014-03 June 9,2014 14. BEST MANAGEMENT PRACTICES Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and street improvement plans. 15. NPDES CONSTRUCTION GENERAL PERMIT When and where it is required by the State Water Resources Control Board (SWRCB), the developer must obtain a Notice of Intent (NOI) from the SWRCB, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP),use of construction Best Management Practices (BMPs) to control storm water runoff quality, and BMP inspection and maintenance. 16. C.3 REQUIREMENTS C.3 regulated improvements are required for all projects creating and/or replacing 10,000 S.F. or more of impervious surface (collectively over the entire project site). The developer shall reserve a minimum of 4% of developable surface area for the placement of low impact development measures, for storm water treatment, on the tentative map, unless an alternative storm water treatment plan, that satisfies C.3 requirements, is approved by the City Engineer. The developer must include the use and maintenance of site design, source control and storm water treatment Best Management Practices (BMPs), which must be designed per approved numeric sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing operation and maintenance of treatment BMPs are each required. All storm water management plans are required to obtain certification from a City approved third party reviewer. 17. EROSION CONTROL PLAN Developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans. 18. WORK SCHEDULE Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all grading/erosion control work in conjunction with this project. 19. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 20. TRASH ENCLOSURE The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Manager. Clearance by the Public Works Department is needed prior to obtaining a building permit. 21. REFUSE TRUCK ACCESS Developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. Resolution No.6745 EXC-2014-03 June 9,2014 22. STREET TREES Street trees shall be planted within the Public Right of Way to the satisfaction of the City Engineer and shall be of a type approved by the City in accordance with Ordinance No. 125. 23. FIRE PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City. 24. FIRE SAFETY DURING CONSTRUCTION Developer shall at all times during construction have adequate access to water facilities (temporary metered access to a fire hydrant, an onsite water tank, water truck, etc.) to aid in iminediate fire suppression. 25. SANTA CLARA COUNTY FIRE DEPARTMENT A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department prior to issuance of building permits. Clearance should include written approval of the location of any proposed Fire Backflow Preventers, Fire Department Connections and Fire Hydrants (typically Backflow Preventers should be located on private property adjacent to the public right of way, and fire department connections must be located within 100' of a Fire Hydrant). 26. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as needed. 27. SAN TOSE WATER COMPANY CLEARANCE Provide San Jose Water Company approval for water connection, service capability and location and layout of water lines and backflow preventers before issuance of a building permit approval. 28. DEDICATION OF WATERLINES Developer shall dedicate to the City all water mains and appurtenances installed to City Standards. The developer shall reach an agreement with San Jose Water Company for water service to the subject development. 29. DEDICATION OF UNDERGROUND WATER RIGHTS Developer shall "quit claim" to the City all rights to pump, take or otherwise extract water from the underground basin or any underground strata in the Santa Clara Valley. 30. SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. 31. UTILITY EASEMENTS Clearance approvals from the agencies with easements on the property (including PG&E, AT&T, and Water Company, and/or equivalent agencies) will be required prior to issuance of building permits. Resolution No.6745 EXC-2014-03 June 9,2014 SECTION V: CONDITIONS ADMINISTERED BY THE SANTA CLARA COUNTY FIRE DEPARTMENT 1. FIRE SPRINKLERS REQUIRED IN RESIDENCES AND DETACHED WORKSPACES Wildland-Urban Interface: This project is located within the designated Wildland-Urban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related Landscape plan requirements. 2. FIRE SPRINKLERS REQUIRED IN RESIDENCES AND DETACHED WORKSPACES An automadc sprinkler system shall be installed in one-and two-family dwellings (including detached workspaces) as follows: In all new one-and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building area. NOTE: The owner(s), occupant(s), and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. NOTE: Covered porches, patios, balconies, and attic spaces may require fire sprinkler coverage. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. Sections 903.2 as adopted in Section 16-40-210 of the CMC. 3. WATER SUPPLY REQUIREMENTS Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection system, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 4. CONSTRUCTION SITE FIRE SAFETY All construction sites must comply with applicable provisions of the CFC Chapter 33 and County Fire Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 5. PREMISES IDENTIFICATION Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. CFC Sec. 505. Resolution No.6745 EXC-2014-03 June 9,2014 SECTION VI: CONDITIONS ADMINISTERED BY THE CUPERTINO SANITARY DISTRICT 1. FEES AND PERMITS Cupertino Sanitary District Fees and Permits shall be required for the subject improvements. 2. BACKFLOW DEVICE An approved backflow device (IAPMO or UPC approved) is required since the lowest finished floor with plumbing is less than (1') foot above the rim of the nearest upstream manhole (O.C. 4105). The backflow device will be inspected to verify existence and serviceability by a District Inspector at the time of video inspection. District to provide Building Department with written notification upon completion of inspection (O.C. 5104). 3. PROPERTY LINE CLEANOUT Install new property line cleanout. Property line cleanout must be within 5 feet of the property line. Cleanout shall be the same diameter as the street portion of the service lateral. Gravity lateral is 4" diameter minimum (O.C. 4101). 4. CONNECTION PERMIT A Cupertino Sanitary District Connection Permit is required for the proposed improvements (O.C. 8100) 5. LATERAL PERMIT A Cupertino Sanitary District Lateral Permit is required for the proposed improvements (O.C. 8300). Lateral Permit will only be issued to Licensed Underground Contractor registered to work in the Cupertino Sanitary District. Instructions for Contractor's registration can be found on the District's website under "Contractors." (O.C. 5100). 6. SEWAGE PUMP A sewage pump is required unless a Civil Engineer certifies that the sewage can adequately gravity drain from plumbing fixtures to public sewers. The sewage pump shall not be located within the crawlspace or basement. Relocate pump outside of structure or within light well or stairwell. The pump will be inspected by the City of Cupertino and verified by a District Inspector. 7. SANITARY SEWER MANHOLE Show the upstream sanitary sewer manhole with existing rim and invert elevation, main and lateral on plans. The street portion of existing sanitary sewer lateral is to be extended by permit from the District to the new property line. 8. CLOSED-CIRCUIT VIDEO Closed-circuit video of the new property line cleanout, point of connection and District lateral is required prior to clearance for City of Cupertino Final Inspection. Owner to call District at least 48 hours prior to video inspection to schedule a District Inspector. District to provide Building Department with written notification upon completion of inspection (O.C. 5104). Resolution No.6745 EXC-2014-03 june 9,2014 PASSED AND ADOPTED this 9th day of June, 2014, Regular Meeting of the Planning Commission of the City of Cupertino, State of California,by the following roll call vote: AYES: COMMISSIONERS: Chair Brophy, Vice Chair Lee, Sun, Gong, Takahashi NOES: COMMISSIONERS:none ABSTAIN: COMMISSIONEIZS:none ABSENT: COMMISSIONEIZS: none ATTEST: APPROVED: /s/Gar�Chao /s/Paul Bro�h� Gary Chao Paul Brophy, Chair Assist. Director of Community Development Planning Commission G:\Planning\PDREPORT\RES\2014\EXC-2014-03 res.doc DRAWINn tNDEX SHEET NO. DESCRIPTION ARCHITECTURAL DRAWINGS COVER SITE PLAN � SITE DATA DRAWING INDEX SCOPE OF WORK P-1 3 HOMES PERSPECTIVE : A-1 LOT A SITE PLAN SITE DATA SITE I�Y A-2 LOT A FLOOR PLANS FLOOR AREA DIAGRAMS A-3 LOT A EXTERIOR ELEVATIONS A� LOT A BUILDING SECTIONS PERSPECTNE &1 LOT B SITE PLAN SITE DATA SITE KEY B-2A LOT B FLOOR PLANS &2B FLOOR AREA DIAGRAMS B3 LOT B EXTERIOR ELEVATIONS B-4 LOT B BUILDING SECTIONS PERSPECTIVE C-1 LOT C SITE PLAN SITE DATA SITE KEY C-2A LOT C FLOOR PLANS G2B FLOOR AREA DIAGRAMS C-3 LOT C DCTERIOR ELEVATIONS C-4 LOT C BUILDING SECTIONS PERSPECT1VE CIVIL DRAWINGS 1 OF 3 DEVELOPMENT PLAN 2 OF 3 TREE EXHIBIT PIAN 3 OF 3 GRADING 8 DRAINAGE PLAN LANDSCAPE DFtAWINGS L1.0 PLANTING PLAN L2A HYDROZONE PLAN L2.1 IRRIGATION PLAN L3A : LANDSCAPE DETAILS L3.1 LANDSCAPE DETAILS L4A LANDSCAPE SPECIFICATIONS . � - . � � � , .�r-.r.�,.��'"'r-•r.�`�M . - ��,�.��,..s.��'11�+��� . ,�s.�:_ �����-/� i ���-�.or�-o� �,�����i�l. ,.,,; _��.a�.� . . i . �.� . .. � � • ./ '/� [ "f �'�~ � � • a�'`',�.a' c K`j`•.r.::•��y,.�rc..�.'^�""�� �` � . , �g �s�F4'r �" ;p: +47� F`:,�+ � � . _ ...:y � . - . �( ..y.y .���t•; �J ._�...s y � �. Q�. ... �,:a�++� ir�Z7 .� M �iix�:��yu�. f a . � . F ,� � j. . �; - � P ��,�,�,.�gSyR�}�r'+.M+v'; �' SITE DATA APN 342-22-099 LOT"C" LOT AREA 13.628 SF ZONING RHS ALLOWABLE FLOOR AREA FLOOR AREA�((13,828-t0000u1000)(59.59)+4500� FLOOR AREA=4,718.20 SF SLOPE ADJUSTMENT 4,718.20 SF X 0.70�3,301.34 SF MAX.ALLOW. PROPOSED ROOR AREA COVERED PORCH 75.0 SF WA (3ARAGE LEVEL 475.0 SF MAIN LEVEL 1,851.0 SF UPPER LEVEL 1,080.0 SF � TOTAL 3,188.0 SF GRADED YARD AREA 1,320.0 SF LOT COVERAGE 14.0 X , 1,925 SF!13,828 SF ON SITE PARlONG 8 GARAGE 2 � .� .OPEN 4 " . SPRINKLER YES NUMBER OF STORIES 3 OCCUPANCY R3N TOTAL HEIGHT 29'-Q' FLATAREA 1925F TOTAL LANDSCAPE 5,899 SF PAT10/IiARDSCAPE 1,275 SF APN 342-22-100 LOT"B" LOT AREA 12,455 SF DEDUCT EASEMENT 1,182 SF ZONING RHS NET AREA 11,273 SF ALLOWABLE FLOOR AREA FLOOR AREA•((11,273-10000y1000)(59.5�+4500= FLOOR AREA•4,596 SF SLOPE ADJUSTMENT 4,596 SF X 0.70�3,217 SF MAX.ALLOW. PROPOSED FLOOR AREA COVERED PORCH 2O.0 SF GARAGE LEVEL 428.0 SF MAIN LEVEL 1,583.0 SF UPPER LEVE1 1,758.0 SF TOTAL "3,185.0 SF GRADED YARD AREA 870.0 SF LOT COVERAGE 14.93 X 1,858 SF/12,�55 SF ON SITE PARKING TOTAL 8 GARAGE 2 OPEN 4 SPRINFO.ER YES NUMBER OF STORIES 3 TOTAL HQGHT 2T-8" FLAT AREA 188 SF TOTAL LANDSCAPE 6.882 SF PATIO/HAROSCAPE 881 SF i APN 342-22-101 LOT"A" LOT AREA 10,912 SF ZONING RHS DEDUCT EASEMENT 1,432 SF NET ARFA 9.�80 SF ALLOWABLE FLOOR AREA FlOOR AREA=0.45 X 9,480 SF FLOQR AREA�4,288 SF SLOPE ADJUSTMENT FLOOR AREA�4,188 X(1-(1.5 X(0.30-1))) �2�988 SF MAX.ALLOW. PROPOSED FLOOR AREA COVERED PORCH 88.0 SF WA GARAGE LEVEL 480.0 SF ENTRY LEVEL 540.0 SF MAIN LEVEL 7,047.0 SF UPPER LEVEL 925.0 SF TOTAL 2,988.0 SF GRADED YARD ARE11 555.0 SF LOT COVERAGE 18.75% 1,828 SF/10,912 SF ON SITE PARKING TOTAL 8 GARAGE 2 OPEN 4 SPRINIQER YES NUMBER OF STORIES 3 TOTAL HEIGHT 29'-0" FLAT AREA 0 SF TOTAL LANOSCAPE 8,629 SF PAT10/HARDSCAPE 429 SF (Fj s o ���j°F N "vo�p �.FNc�,yc N�� � N � � �'\� `\SI\ Y \ � 8 25,-0• �l � Wi � cn' �,'y %� �� � � o � = YARDRARE o I o /f,,lr� � m\\���`I I II I�/// �E OF 2 D FLOOR ���s►���,%%�. W_ ,,. � �«� SCOPE OF WORK CODE COMPLIANCE CONSTRUCT THREE(3)NEW SINGLE FAMILY DWELLINGS ON THREE SEPARATE PARCELS WITH A HILLSIDE(RHS)EXCEPTION(1MTH THE SfTE SLOPE GREATER TFiAN 30%). 5' MAX ��RET. 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TREES TRIMMED (REMOVAL) WITHOUT PERMITS No. DESCRIPTION PARCEL 2 /12 2-12'OAKS �j13 16'OAK �14 12"OAK �'19 36"REDWOOD PARCEL 3 ;�8 30"OAK 11 24"REDWOOD PROTECTED TREES TO BE REMOVED No. DESCRIPTION PARCEL 2 /21 14"OAK /22 10�OAK /23 10'OAK /48 12"OAK /49 12'OAK PARCEL 3 /5 12�OAK }�42 10�OAK ,�51 10'OAK TREE REPORT REVISED 11/27/13 8Y JAMES SCOTT, ISA 0971 � vp� �j ��l'�`/� n ;Z.z r ; /x o .:�� r� . 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'h N 6� RIM=1 0.51 TW 60 . r � 3 f ° : G Q ,' „ �:' ,��0 � . W;46a�`��s aP�,� ��,6�� ;.�� S � fD � GA METER c� r � p ` ": �,,,,; �tEC,TROLIER : E RETAINING ''t`� � � x�"'"��,.% � �� WALL �:: � :i�;.: ;.: 0�'8Q 5�� ,�'� ~ ' '�,PO � .'' �� ��� .�;; , „ ' r..,. _ }T �„ '/, SSMH � 44 � �i,... .. .;, , , �.......... {..,�p. ,. , i /�: RIM=132.98': ,. ; / ,p,�20�s. 0 6. � '� , . 'i ; , O � o / � 5b�9 0 ,,:,�,/' R yyb(� . pk N '11�6� , . ' �m . , � ;: 37.9� -;%� ..; , / DRAIN INLET. . �� SOMH RIM=148 78 JNV=' ,_.----,. '" AC BERM TYPICA� �SMH RIM=149�24.._---- _�_,... RtM°T50.2fi' �--.' . ,. .�-- , ,:•• ,,. , • ..,...... , ,.,.:., NOTE: LOT LINE ADJUSTMENT DOCUMENT 11679 187 M528 P1177 m� ':. ..., ". �N .. _, `. ' 's .� , .,,..,. . ,. z cxi �•. ... , . � .. ,;. 1+00 2+00 DRIVEWAY PROFILE 1+00 2+00 3+00 CORDOVA ROAD PROFILE LEGEND: ABBREVIATIONS: GEOTECHNICAL REPORT: E EXISTING RETAINING WALL SSMH SANITARY SEWER MANHOLE HALLENBECK&ASSOCIATES, SDMH STORM DRAIN MANHOLE C�OTECHNICAL ENGINEERING CONSULTANTS - LOT LJNE MAY 19, 1992 JP JOINT UTILITY POLE JOB N0. 2785-9202 CORDOVA ROAD RIGHT OF WAY I.P. IRON PIPE UPDATE JANUARY 9, 1997 WM WATER METER TREE TRIMMED(REMOVAL) TW TOP OF WALL G R A D I N G Q U A N T I T I E S. WITHOUT PERMIT BW 80TTOM OF WALL TREE TO BE REMOVED FG FINISH GRADE PARCEL CUT(CUBIC YDS.) FILL(CUBIC YDS.) REMAINDER SITE TOTAL TC TOP OF CURB 1 333 186 147 C.Y. CUT � TREE TO BE PROTECTED EP EDGE OF PAVEMENT 2 389 189 200 C.Y. CUT 01 DRAIN INLET 3 772 0 772 C.Y.CUT 1119 C.Y. CUT � 2'X 2'CHRISTY U23 DRAINAGE ROW CORDOVA ROAD RIGHT OF WAY INLET STA STATION NOTE: EARTH WORK QUANTITIES SHOWN ARE BASED UPON AVERAGE FlNISH GRAOES, SUB-GRADES ANO AVERAGE EXISTING GRADES AND ARE APPROXIMATE.IT SHALL BE CONTRACTOR'S RESPONSIBIUTY TO INDEPENDENTLY EST1MAlE QUANTITIES FOR HIS/HER OWN USE. I REVISIONS N � � c „ v'a � C Z N M O 7 m U C� cA o�°c' � �a.` � ��x m a1� pp¢"°� C � U.'rn �p�C� o o�w C'C �lC�U � � � O �%� J O C�7Z pm ���3 � � 03 W T v 3 Z'> m U � � 0 a��ss,� oG�R D.y�G+o� ��!b.21755 i� �r�fjr,C i v 1���! �'CAI�E z Q � � W � Z � O � z � O L.� / Q � O U � � � oo � U � Z � Q � L.LJ 1..� � O � C� � U Date: JAN 2014 Scale: 1'= 20' Drawn: CAD Job: Sheet Z �� of 3 Sheet9 m X � Z � � m � 0 m Z � m EXISTING RESIDENCE � PLANT SYIIABO�S' sx ��ATES PLANT KEY x INDICATES PLANT QUANTITT PLAIVT NOTES� L TNE CONTRACTOR SNALL VERFY P�ANT QUANTITIES FROM THE PI.ANTNG PLAN. QUANTITIES SNOWN W TI�E LEGE�ARE FOR CONVEN�NCE OPLY. 2. NOTIFY T4-E LANDSCAPE ARCNTECT IMMEDIATELY W TNE EVENT OF ANY D15GREPANCIES BETWEEN ACTUAL SITE CO�DITION�APD T4�E PLANTNG PLAN. 3. PLANT GROIJPDCOVER N�I-�2UB AREA6 A$NOTED.U5E TRIANGUTAR SPACN6. 4. SEE DETAIL At�SPECFICATION SI-EETS FOR ADDITIONAL IPFORMATION. 5. TNERE WILL BE NO MATERIALS OR PLAM MATERIAlS SU85TITUTIONS WITNOUT APPROVAL OF TI-�OWI�R OR T4�E LArDSCAPE ARCHTECT. 6. ALL SIOPES PLANTED WITH LAWN NOT TO EXCEED A 3+1 SLOPE. ALL SLOPES PLANTEp WITN GROU�D COVER NOT TO EXCEEO A 24 SLOPE. 7. PROVIDE POSITNE ORA6�lAGE AWAY FROM ALL BIaLONGS(28 MN.) 8. Tl THE EVENT OF ANY DISCREPANCES BETWEEN T4�1S PLAN,4ND ACTUAl.SfTE COrDITIONS,TI��ANDSCAPE ARCI-1TECT IS TO BE NOTFIED NM�EDIATELY. 9. ENTRE 51TE IS TO BE ROUGN GRADED BY T�GRADN6 CONTRACTOR TO WITMI� FOOT OF FNSN GRADE. LAf�DSCAPE CONTRACTOR IS TO F�E GRADE ALL LArD�'.�CAPE AREAS. 10. ALL SITE UTIJTES ARE TO BE PROTECTED DURIPK'CONSTRUCTION. W TI-E EVENT OF CONFLICT BETWEEN TI-E PLANS AM UTpJTIES T4-E CONTRACTOR SNALL NOTIFY TuE LAt�DSCAPE ARCNTECT. ANY DAMAGE TO UTNJTIES.STRUCTURES,OR OTi-ER FEATURES TO REMAN,AI�CAUSED BY TFE LAPDSCAPE CONTRACTOR SHALL BE REPLACED OQ QF3AIRF1�BY TNE GOMRACTOR AT NO EXPENSE TO TI-E OW�R. IL TI-�WORK IN TNESE DRAWINC'6 ArD SPECFICATIONS MY RUN CONCURRENTLY WITN WORK BY OTI-�RS. TNE LANDSCAPE CONTRACTOR SNALL COORDtJATE THE WORK WIT}-I OTI-IER CONTRACTORS. 12. REFER TO CIV�ENC'�EER'S PLANS FOR OVERALL SITE GRADING APD DRAINAGE. 13. SOD LAWN SHALL BE DWARF FESCUE BLEi�D. 14. PRIOR TO ANY DIGGNG OR TRENCI-1NG,CALL LN�IDERGROIJPD SERVICE ALERT- L800.227.2600 PLANT LIST r i � ��C-020)�"�3 ;� . � -�-l� � __ 1�.� ..�_.�,... �- ,.. �'�(�---s ii : ..s,,.r :'.U"p:i �t y ,.. �. . } � � � � � .� �' ,�--_-�- �. 0 08 16 32 Scale 1'=16 ft sheet slze�24'x 3E :,� .�� ��F�fl'R7E . �� � ���� �Qs � �,�<<`���Q 2 �������� <�,�^�,,,�E a``_' I J ___ _ _ _. _._ REED ASSOCIATES LANDSCAPE ARCHfTECTURE 477 SOUTH TAAFFE STREEf SUNNYVALE,CALIFORNIA 94086 •a9.Ie1-9a2a;Ioe.�et-saxz F�VI �.en:,�.�„w.�«i e�:o.�,�� CORDOVA ROAD 10645 CORDOVA RD. CUPERTINO,CA ISSUE DAlE - a�.ehan9n �z.o2.is — cHy wmm�nh 01.06.14 ���� `y �PAUL JAY REED � No.2002 * pfP.9/30/6 # ST9 �P '���,� OWNERSHIP ANO USE OF DOCUNEMS /UI DrarNgs.Specif¢alions and copim t�neol fumieME by wad Mwciates�m0�eow Mu,ascwa ara ana shaN iaman ite property.TMey ma to De umE my viN rropaet b thia Project anE aro rwt to Da uaad on ony otMr project. 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CUPERTINO,CA � �� .�.d�.w.. +zoz�s oMP��M� 07.Of.14 ���� �PAUL JAY REED � No.2002 •� * D�.9/�0/6 t �}, �P 9 ���` OMMERSHP AND USE 0:DOCUMDAS N D�wYiP.�aid oeqw thw�of��Mdrd M paywbr.lhy�l�o E���M n�pKt b YNr M Propel and en rot te M wA on arp'etlw P�1� se��.re�«a.awn�e�m m..�wnad�.4wmy�.- qulnm�nt�w for purywr In eawwetfon�Mh tM AeJd Y�rt b r mWur s pYed{en in dreqeden d RMd A�oalotw 1a�1�o��Molil�otun,eenrnan le�eeypl0ld a otlrr nrrwd rlpAt� ADProwd p)r Dm�n DS RevM�ed pJr ProJ�et No. —— Seal�NTS Inw Dats 1.6.14 LANDSCAPE CONSTRUCTION DETAILS L3.0 sne.t of TOP OF MI�CN e�c►�i Rou�v�u.vE eox� RAN BRD VB-6RPD 3p Nq.� w��.ID7�.� AR R��VALVE Kff� VALVE 90X�TD9-PQd VALVE BOX Ct118C'.OB) 7�`�'�'�J�B� RAN BRD X17000 TOD OF AA1C41 WrtH BOLT DOWN LD.OR E�UN_ �y����,g, AR VALVE KfT wT2� PLICE-T�� I'N511 ORADE RA��. F►JSIa GRADE �,q��y�, ��y��,,,p,,,p� VA �R79t!ND EAST FR COtiPRES� 'T� PRES9lRE�OI.LATOiD r�wBr r7i Y!►MLe Ca.vg98nN,�o�aiCt TtAN CRD'O.00FT� 4Al1 O�Id O.00P�OAOn • ,. 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CUPERTINO,CA � a� �a�0» 1L02.13 aMl'�T�* 01.06.1� ���� p PAUL JAY REED � �� No.2002 * D�.9/!W6 * �4 �P �qe�y,\� OWIERSHIP AND USE OF DOCUMEHIS AM Dradq�.Spdbatlar a�d eepW Uw�ol/vNdrd!f' M�d A�mialr la�6e��Meli��e0e� a�ad�IM�ndn b M�b.lAy an b M utl ony dlh iwpst b MY P�opet arW a�rot fo W wd on any MMr Pw)ki. SnEnYrlon or A�frbflon m Twt eMeW r�elay n- qulrrmnMa x tor yurpe�r N ee�nKtlan�IM tM hepet�rot ie!�mMnr!s pllealkn 1n dreyatlen M Rwd Aretlalr la6eq�AA1i�eW�,aam�e�b aapripli w eUwr Mwvtl ripl�. �� Pr o�m us R�ne.aa or Prol.et►b. ---- sed.NTS ��. 1.G74 LANDSCAPE CONSTRUCTION DETAI LS L3. 1 snsst oi LANDSCAPE SPECIFICATIONS IRRIGATION SPRINKLER SYSTEM AND LANDSCAPE PLANTING 1.0 GENERAL A TFE YIORK INCWDFS UBOR.MATkRNLS.AND EOUPIEM REOURED TO CONPLEIE WOkK YDIf'J�IED M DRAINM65 AI�D D6CRIBED M SPECFK'JQpNi 7. PERFORY NORIC IN ACCORDAIICE M7TM BESf STMCMRDS Of PRACIICE RELA71iC TO VAitl0U5 A!D UNDER COHIMJUOUS SUPE7tNSI0N OF A COYPONENf FOREMN� GPABLE OF DRAViNGS AND SPEGFIGTIOWS. & �Dl�Ifi PWI CFDCK(tEOUIROFMS.COHiRACT DOWYENIS RffLEC'f UTEST RENSpf6. Q COpS�RUCT RRIQA710N S^IS1EM US�IG WTERUIL APD ME7N00.S CONFDRMIM 10 MPL.ICr1BLE PROMISIDILS OF lN/FnRM PLWBNG�r00E.AID GIFiR CODES PW►6NIG OFFICW.S�1S50CMi1DN lM7101ML PROPERLY GOVERNNC iMESE NCrM1E5 AT 7!E LOCATION OF 1HE WORK. 1. VERFY LOCA710N5 OF DfISfM1G UIILRIES MME7HER OR NOT SF10WN N DRAWNIGS. �r�or�mr�+ae n+dr PaorecraN. D. T►f CONIRACT DOCUNEMS ARE NDT IME?Dm TO CONFLIC'f NRIH REQUREIEPrtS OF GOVEN4�qG ORDIIM►-0CES. MR1E11 ORAYIIWGS AND Sii1pF1C/171DWS OESCRIBE AMTERRUl.S DRA�SREL��TAK��•MGlER STN�CYIRD.PROV610W�OF E OHfNN NA PAY FOR PERYRS MD NlSPE1CIIONS REpUIRF�FOR THE MIORK. F. BEPDRE PROCFIDINC WrtH 11E YIORK�VERIFY DIIETISId�6 AND Ql1�NTIT16. wiEOwmr n�FOrtu uwsc��rr¢cr oF oac�a�wcr enwm� SPECIFlG710N5 AND ACRIAL COlDrtpNS. COMNENCE M�ORK MI ARFAS�1{EPANCI' ONLY AFTER R�CflVMlG l6iRUC7pN5 FROM IANDSCAPE ARCFfIEr�. rrr a auo+sioris uarwteu M ow�wNCS u��r+oxiw►h. �noe o�TS.tm�cs g�y�,Eric. r�eour�u ro co�re n�PaaECr. aotFOreu s�w�uv�oaEwawin�t Ll(E COFDITIO�IS WIlYlOUT ADDITqNAL COST 10 OWlIER. 1.1 SUBSTiTUT10NS Il ��N CUAI:RIIES.SIZE.AND IMNUFACTURE INDIG7ED MI DRAWMpS AND & FOR A PERIOD OF 30 QAYS AFTER OfECU110N OF CpARACf tMDSGPE ARCF�IECf WLL COIWDER FORI��L REOU6IS FROM COIRRIIC'fOR FnR SUBStfTIJIIODI OF PRODUCIS Ul PU�CE OF 7HOSE SPEqF�.D ONLY UlDFR 1FESE f.0lIORpNS. t. WIEl1 SPECFIED PRODUCIS ARE Nd�AVNIABIE 7HROUGH NO FM1LT OF SUB-CON�RACTOR 2 aerorto+v�n�'s�eESr��s N t�oF°Ftu�°�,�""�co�t,TMORT onios�� C. SUBYR A SEPARA7E REOUEST FOR EACH SUBSRTUIIDN. PROVDE CONPLEIE DATA SUBSTAMN7MG fbYPLMNCE PROPOSFD SUBSIRNION.INCLUDINC PRODUCT �G��IFlG1� MMIUFACTU IL11E AND ADDR65,MMIUFAC7URER'S llTERATURE,AND D. AMNUFACRIRER'S NARWIHIIES MALL Ndi RElEVE SUB-WNTRACfOR OF H6 LMBY.t1Y UNDFR TE OUARANIEE,ONLT SUPPLD1ENf 7HE CUARAMEE. 1.2 RECORD DRAWINGS �l FURNISH OWNER MIIRi A SET OF RECOItD DRAM7NC5(RMRODUqBLE VELUIMS)OF RRICATION SPRINKLER SlSIDA AT CONCU1510N OF TFIE M6Ti1LLATION 1. OBTNN VELLUYS FROY LANDSCJIPE ARCMIIELT AT COST OF REPRODUC110N PLUS 2S P�. B. INdCA7E N!RET:ORD DRANANGS ALL CW�Nfi6 WIDE TD IRRIQATpN SYST61 DESp1l 1.3 EXTRA MATERIALS A FURN6H OWNER WIfM 2 EACH OF THE FOLLOM9NC WIFRNLS FOR EI1CM TYPE OF VALVE MD SPRMIKLFR MEI1D INSTALLm R1 T!E Sl51EN: 1. VALVE KEYS. 2 SERVICE WROJCHES. 3. OUICK COMi.ER VAWE KEYS. 4. FIDSE SINNELS COYPATBLE WRN QUICK COUPLER VALV6. S. KEYS 10 OPEN AUTONATIC COWTROI CAB�iET. B. INSTALLATION � 1. PitIOR 10 INSTN1AT10N UYOU�MD STNCE PR6SURE SUPPLV UN6,U7ERAL lllES.AND LOGA710N OF SPRNKLE�i XEADS OHfAN APPRONAL UYOUi fROM WOSGPE ARCFi1IECT. ti F oouauQrr�s xicorx�cnr�ncr►hu wrt►�oirr�waROV�Raoa�aEx D�ECiIONS OF UINDSCAPE ARCHRECT IVRFIOU�ADDR10lML COS�70 OYII�ER. 2 �WN�KLER IRRIGA7fON SYSTEM TO POM OF COMECTIDN(P.O.C.)INqG7ED Il W1KE CONNECIpNS AT APPRODfINATE 1DG710N5 SNOWN MI DRANANCS. & ASSUIE R6P0161BIIJIY FOR ClMNGES CJUISm BY ACIILIL SrtE CWIW110tK. C. TRENCHING&BACI�ILLING 1. DCGVAi10M INCLUDES REMOVAL OF WAIER AND WTERW-4.OR OBSTRUCIIONS OF MIY W1iURE iMAT WOULD RrtERFEAE MrtIH T!E IYORK 2. ��n�sr�rxc�ss�►c w�sre wm�r�nwc Faou rno+anwc 3. qG TRENCFFS STWIKiFit A!D SUPPORT PIPE COHfNWUSLT ON BOTiOY OF DfTCH. A UY PIPE TO AN EVEN CRADE FOLLOW LAYOIl�FUN iRENCHNC IXGVATpN Mo�rw�u�ow►wn�cs u�o ws►mtEO. 4. CWERAC6 /� PROVDE NNIMAI CCYER OF te WCH6 FOR PRESSt1RE SUPPLY tJ�FS. B. ���YUM COJE1t OF 15 RICFES FOR Nl Nq!-PRESSURE LIN6 INDIGiFD C. PItONDE INNMUM COVFJt OF 24 MICI£S OVFJt PpE UNDER VQ1K.lMAR WAYS. D. PRONDE MNYUM CONER OF tE NCM6 FlDR CONIROL WRINfi. E PR041DE 3 INCH SMD BACKFl1.N.L SIDES OF PVC PWE.WMERE SOLS COHTNN GREA7ER iWW'S0x ROC16 OR OTFIQt WTERNL 1/2 INCH OR LARCER IN DNMEIER N71MN W17NE B1ICKFlLL W7ERML D. COMPACTION 7. COMPACT 9�1CIffILL i0R 7RENCHMJG TO A DRY DENSIIY EQUAL TD ADJACENf UNDSRIRBFD SqL NI PWfliNC AREIIS AND TO COOG NI PAVED ARfAS. 2. ��GRAD6 W(iFiDUf DIPS.SUNCEN AREAS.MUY�S.OR 07HER 3. PLACE INtINL B�CKFlLL ON N.L LfES OF A FlNE GRANUUR W7ERNL 4. FOROCN IMTTER IARCER TFMN 1/2 NCH N SQF WI1 NOT BE PERMRim. S. IF SETiLENFlR OC�CURS A!D ADJUSTMENIS IN VALVES,SPitlNKLER HEADS,UWN OR PLAWTIIJfi.OR OTHER COWSTRUCTpN ARE .YUCE REOURED ADJU5IME!!IS WIIMOUf ADORIOII�L COST 70 OWlFR. E. HANDUNG OF PIPE 7. INSTALL PVC PIPE ALLOWING A SMALL AYOUNf OF DfC65 LENGTH IN 7HE UNE TO CO�PENSAIE FOR CONIRACIION OR DCPANSpN OF TME%PE h ACCOYPL6M DfCESS LENGTH BY�SN4CING'7}E IJNE IN TT1E 7RENCFI DUPoNG T11E OF N�STKUTpN. 2 WWDLE MD�eeruwi c pp�FTRINGS.AND ACCE550RI6 8Y SIOLLED iRADES►EN USING APPROVm YEIFqDS A!D TOOIS. DfERC6E CARE TO PREVENf d1YACE TO YN7ERIIILS OR EQU�PNO:f. A KEEP M�RERRIOR OF PIPES.fiTTN�pS.AND ACCESSOPoES CLEIW AT N.L TIMES. CLOSE OPENMDS M PIPNiB RUNS AT iHE END OF WORK EACM DAY TO PREVENf EMRY OF F'OREIGN WIERIMS. & BETDING OF GAWANIZm SIEEL RPE WILL NDT BE PER►fTim. J. PERFORM JOINTNG BY COMPE7ENf TW�DESLEN SPECMLLY TiWNm N THE IYPE OF �ACI�URE�RS�OF�T�HE PIPE,RTiNfi6. E10UUIPMENi.ENDED 9Y 1T�E 0 A TAKE EVERY PREGY1110N TO SECURE A PERNNIEiIf.WATER-TM.lii JOINf BflWFEM EACX LENCM OF PPE & JOMING PFIOCEDURES AND IEiFi0D5 ADOPim BY CONTRACIDR SXN.L BE IN STRICT IICCORQMICE MRM RECONIENQA7101�LS OF MMIUFACTURER OF JOIIRNG IMTERI�L USED. 1.4 WARRANTY �l Fl1RN9i OMII�ER WIIH fiUARAHrEE 7HAT RRMUQION SPRNIKLER SfSTFN IS FRFE FROM ��WRN�DRAwD�1C5 A�►D�CFIFJ����wEAR��7FAR�u►uswL ABUSE.oR NECLECr ACCEPTm. 8. PROVIDE GUARANIFE FOR REPNR OR REPLACE)A�fT OF DEFECTS M WTERIAL OR 1rORK1NIbMP.SEl7LNG OF 6�CKF'ILLED?REHCH6.APD TO REPAIR OR REP!/4CE�MIMiE �7NIG FROM 7ilE REPARS OR R�IE►!IS OF DffE1CI5 r/l►1101l�ADDITIDlIAL 006T 70 C. W1KE RFPNRS qt REPUC Np11dNC COMPLEIE RESTORAlpN OF CW�Gm tiS �OElElE1Nl�BY OW/ER.AFTER RECEI���lD��IMEMN A REASOWIBIF TIME D. M TFf EVD:T OF FAIUIRE BY CONIRACIOR 10 WII�REPARS OR REPIACEJAAFlJ15 WrtHN A 7EN DAYS AFIER RECEPf OF NRrt1EN REPANS OR REPLACEMEIlIS WILL BE W1DE 8Y OTHERS AT 7FiE E)�OlSE OF� E 9Y�ERPERIDD FDR RRIOATION SPRINKIER SYSTEM.7 YEAR FRON DATE OF A�CEPTANCE 1.5 LANDSCAPE MAINTENANCE AND GUAR,4NTEE il ��FOR PUIHIINC AlID NtRIGATIDN FOR 80 GILDIG4t d1Y5 AFTER STAGE �. W�inv��n WDE'safv�n�wcs c�A D PI{UNMfi��1EC�55Ntfw��Tb K�PL�IN�AG. HEAL7MY�IIO�NINC W1IDfIqN.A{dD TO KEEP PLAMm AREAS►FAT AND ATiRACiNE N�l�1PPFARAIlCE 711ROUCfiOIR 61N1f1EWAWCE PERIOD. 2 IIOIEDM7ELY REPIACE p��p,UNHFi11.MY.OR DEAD TREES SIIRUBS.AND GROUW COVERS Yrtll1 SIZE MID KMD t�DICATFD IN DRANAM6�. 3. P�RI04R P%UADS P�ER 1.000�E F'�EET�SMFORNLY�Atl 1 S-�)A��RAiE 4. UPON C01PLE7pN OF INRNL 80 d1Y WIHIEN�NCE PERIOD.N071FY LAHDSCAPE ARCHRECf 4E HOURS PRIOR 70 DA7E OF MIIML INSPE1CI10lL e. cu�wwr�Tw►T ruwrs�wo Purrr�o�s u��w H�u.n+r innn�+c t�nurtbN� AN ADDrtp1NL 60 DAYS AF7ER INRYK ACCEPUNCE OF PROJEC�BY W1DS('ME ARCHrtECT. 1. �FN N�EP«MICE WY BE CRANIID AT 7M5 iIME AS DETERMINm BY WOSCAPE 2.0 PRODUCTS 2.1 IRRIGATION SPRINIQER MATERIALS A. PVC PLASTIC PIPE AND FITTINGS i. LµA4�0,JOf�IS�M�NVLl�,P O�R A PREOVED EOIAM. SdiEDULE�0.WSF APPROVm. A. IWN LIlIE PVC PIPE FTRINCS,1YPE 7-17 SCFEDUI.E�0.NSF APPROVm. 2 LA7EWIL�NON-PRtSSl1RE�__LNE PPING.IYPE 7120-1220 SCHEDULE�0.CUSS 200. MPR01rm.MSCO.JOHNS AWMLLE.OR APPROVED EQU�L A UTERAL PNC PPE Fl1'1�N65.TYPE 1-11 SCF�EDULE 40.NSF APPROVm. lASCO.S10AN5.OR APPRONED EQUAI_ 3. SOLVEN�.IYPE APPRCNm BY WM1FACfURER OF P�E AND FTRINGS. USE SCHEDULE 80 PMC TIiREADm NIPPL6 IN RI5ER ASSENBLIES.� 4. U�SE OpN.�LY, ��FOI�tE1GN I�NI7ERW5.SNDO��INTERIDR�WN�.L�WRl��A GLASS- L.AfE MPEARAWCE A fµ��HII,N��ANDp�P,ERW7�WRE�NI,LY�HmUI.EpOR 7YPE ANDFNMIUFA�C�URER'S OW M COM�ROL�DOt1FIG7�0►L B. GALVANIZED PIPE AND FITTINGS 1. MMERE!DK'A7ED IN DRMMIN65.IASE hSA SCHEDUIE 40 NIL.D STEEL SCREMIED �VANQED.MIRFI NEDIUTA CALVANQED SCREMIED BFADED W1l1F.ABLE IRON A CALVANQm COUPLlICS WY BE NERCFMN�COUPL�JG. ERChMN c ������� � D. AFTER CUTiIHG.RFAM OU�DIDS TO THE FVLL INSIDE DNMEIFR OF THE PIPE E IN CMANf.ING RPE DEPI1i5.USE�ELBOIMS. F. SPRINKLER HEADS 1. INSTALL 7URF IEA05.WFIERE AGNCENT TD Fplm 091ECI5 SUCH AS IEADERBOMRDS. CUR85.OR MOMANG 5IRi5�iPOWERm EDGING TOOLS GW PtiSS BEIIMEEl1 111RF HFAD AND Fo(En oalocr qFFlcu�rr. 2 LOCA7E SHRUB F£ADS MNIIMUI/12 INCFES FROM BNCK OF CURBS AND EDGE OF WALKWAYS WHEN SMtUB HEAD IS NOUMm ABOVE GRADE ON A PoSER. G. CONTROLVALVES 1. INSTALL ELEC7RIC NORMALLY CLOSED ANGLE COMROL VALVES AS INDICATED N DRAWINCS MD Ai SPECIFIED BT MWUFACTURER. 2 SET VALVES IN VERTCAL POSRION��m M AIIE'IEK OFt EpUAL VALVE BOX WRH SHRUB 11REA.��FUlSFI WIIH CRADE.WHEREVER POSSIBLE.NbTALL IN A H. ELECTRICAL WORK 1. PE7tFORM FJ.�C7RICAL 1MORK W ACCORDAWCE MR1H 1TE INTIOlML EI.EiCTTRICAL�pp�,7HE STA7E OF GWFORNA Ef.ECTRIGL SpFE7Y ORDERS.OTMER APPIJCABLE SfA7E AND LOCAL COD6 AND ROGULATpNS. 2 �iSSWE R6P0115�LIIY FOR 1NE COORDINATION OF NL ELECTRICAL SERVICE ODNNEC7pN5 10 TIiE COHIRO��rn I. FIELD�UAUTY CONTROL 1. Fli15M PIPES BY REMONNG HEADS AND OPERA7ING TFIE SYSIEN AT Fl1LL PR6SURE UHIL ALL RUST.SGL�SAND.Ei'C..S RDAOVED. �i DNERf fLUSIflNG WA7ER TO PREVENT PONdNfi OR SOIL EROSWN. 2 ��PNC UNDFR FULL PR65UR�WRH RISERS CJIPPED FOR A PFRIOD OF 7W0 3. I�LSPEtT PIPE FOR LEAKS. A CORRECT ANY LEAIfAGE DISCWEIim DURING 1ESiS 4. REPFAT 1ESiS UNR SATISFACTORY. S. 1ESf SPRRNaER HEADS: A TO DETERMNE 7FIAT IYEY F'UNCTpN ACCORdNG TO MWUfACTURER'S DATA,AND e. to oer�awr��w►T nie uisrKUnoH wu Pnowoe oesxx�covea�cE 6. ALLOW OR GUSE WORK 7C BE COVERm UP OR ENCLOSED ONLT AFIFR R Wl5 BEfli IISPEICTED.TESTED.AND APPRONED BY IANDSCr1PE ARCM(TECf. A. SFiOULD ANY M10RK BE Ct.OSED OR COVERED UP BFFORE INSPEC110N AND TE5B �PE�CiE�D T�Y M�ID�RO�m�A�LL R��WRF�IMTERMLSS��AY1Y aE wocES�r m�sroRe osniRem wor�c io rts oeia►u�Mm��oa� CoWDrtwN NRTli011i ADDrtION�L COST 70 owMER. 3.2 LANOSCAPE PLANTING PROCmURES l� CtFARMC t qtUBBNC 1. PR6ERVE E7CSTINC 7REE5 N AN UNDISTURBED CO►DflpN. 2. ROUGIi GRADE EAR7HEN YOUNDS TO COMOURS IIDIG7ED IN DWIWIIM,S. 3. CONS1RUCf I/OUIDS WrtH ENOUCFi DCCEn NATERNL 10 ALLOM FT)R FUNRE SE7'TLEIAEPIf. A FN�NL tDCA710N OF MOUNDS SW1LL NOT CONFLICf WRX E)CSIINC UTILrt16.UIILfIY BOIfES,VALVE BOX6.EfC. 4. ��7 PACTpN IMLL BE ALLOWm.OCCFPT FOR NOR►ML ORAqNfi AND SWIPING S. UPON CONPLETpN OF CRADING OPERAT10�fi.SPREAD DfC6S MA7FRNL N AREIIS DIRECTFD 9Y IANDSC/1PE ARCNRF.CT. B. SOIL CONDff10NS 1. CUL7NAlE PLAMID AREIIS TO A UCHf AND FRMBLE CONS6'TENLY. UNFORNLY TILL THE C. CONTROL WIRE /. 4D/R��`TMt�VM1YL M�ISUTA��t W WE��RFR'SF��M�SQING �1�T fOR REOUIRED tlARE SIZES. 2 COM/ON RElURN NIRE�MFIRE.PLOT WIRE�RfD.ORANOE.OR BUCK. 3. ���SCdiCH LOK'N0.3577 CONNECTOR SEIIUNC PACKS.OR D. SPRINKLER HEADS,REMOTE CONTROL VALVES,AUTOMATIC CONTROLLER,OUICK COUPLER t. 71'PE.SQE.AND LDCA710N INDIGTED IN DRAWM�fiS. Z LOGTE RFJ�10'IE CONfROL VALVES AND QUCK COUPLERS A WUOMW OF 12 MlCH6 FIIOM CURB.1MALK OR HEADERBOARD. E. BACKFLOW PREVENTION 1. ��AS INDIGTED N DRAMIlIGS OR AS MPRCNED BY lACJ1L z oo►wwr i.oG�M wn+u�s. 3. SCRFD!Wl�MIITH PIMIT W7ERML SFIOMIN ON PLMRMJG PLAN IN LDGiION OF �PREVFNTER OR ELSEI�MERE ON SITE WMF?I qRECTED BY UNDSGPE 4. AVOD USRIC PVC RPNG!1 B�CKFLOW PREHENIER ASSENBUES. F. VALVE BOXES 1. COHIROL VAWE BOX6,AME1D(tp.10-70-00 WRH fqtEEN COVER LID N0.10- nroo+.oa muw aaa�Exr�saNS F rmouw�n. 2.2 LANDSCAPE PUNTING MATERWS A. SOIL t. �w"�����oSO�to s,�r��s�r cu�r,��s°r�ics.�u�oR�on�Qt 2. NATNE 901L�WTERNL DfCAVATED FRON PIANTiNG MOLFS.FREE FRON ROCK OVQt 1/T INCH IN DNNEiER. 3. MPORTED SOIL.IF REWIRm.SAl10Y WiW TEXIURE A �IMIECT FDRwM�ROV�PRp 7�0 D�ELN�ERY�10 P OJEf:f L�ANDSfi1PE a sr+ou�wosc��rt�cr�wr rortran oF o�u sa�.Fort�urr �s�cr sa�w�r�ow�drt�ar souace�w�r�sueurt To ARCHtIECT FOR APPROVAL MRIHOIJf ADDfIIOPML COST TO dNMER. B. ORGANIC FERTWZERS AND SOILAMENDMENTS t. COMYERCNL GRADE ORCrWIC FERIILIID�AND SOL MIENDMQfIS IMIFORM IN CONPOSRIOM. E�MJI�BEARINfi 7HE�IWIl�1F�5�1��fI�NML�UNOP�lED CONlANERS. 2 �W�H B�ECOA1�6�m OR OTHFRWISE d1M�GFD.WICMC R U16UIfABLE A. FERILQER'A': ORCANIC FERIILIZER FOR CENERAL SOIL FERIRJIY MPRO YEN�N ALL NRF MID PW(ING AREAS SM�LL BE GRANUU7ED lYPE INNNG A N6-P20-K20 FDRMUTA B. F'O1INlZER'B': ORRANIC FE7t11LQER 7'0 BE APPUm iD LAMIPI�PRIOR TO SEmIIWG OR SODDMJC BE GRANUtA7ED rELlETiZm TYPE FIAVRIfi NB-P2-KO(WITFI 11[ . C. FER11L¢ER'C: ORGANIC FERIIL�R TO BE INCORPORA7ED IN F.M.Ii PWR PfT S1Mt.L BE A PLANf TAB MIiN FORMUU N20-P10-KS.SUCX AS oR0-POwER. D. FER�LO.ER'D': ORP.ANC FERIIL�R 10 BE APPUm TO IAWN AREAS AFTER TURF IS ESfABLSHm AND AROUND IMSTALLID CONfAINER PlAN15 DURING TFE AWNTDUNCE PERIOD SFiN.L BE PF11Eim 7YPE COMBRNTIOH CNE)IIG1L ORfrWIC FOItMUU N15-P2-K6. E SOL A1IENDMEM: RfJLYCIED Cd�POSr 1MiERW.FRON A PROCESSOR TNAT PARIIpPA7ES M iHE U.S.COMP051RIC COUNGLS SfMId1RD TES!!IC I155URANCE PROfXtAN 3 FOLLOWNO YA MIAR II�C�HN�TFiREN T�}1q�0�I1C�MLY�IWRE�R.6 NCNES OF SOIL.USMIG A RGiOTLLER OR SI 6 CU.YDS. - REGYCLED COMPOST I1tl�TERYIL(SOIL AMEUDMEH� 2S LBS. - ORf.MrC FERIIUZFR A 15 18S. - SOIL SULPHER 2 CUL7NA7E F�fISTING PIAHTING MEAS WfM WWD TOOLa. 3. PREPARED SOL Ytlt FOR BACKFl1 IN PRS FOR TREES.VN6.AND SHRUBS.COl615T1NG OF iFi FOLLOYYING: i/3 YD. - RECYCLED COYPOST ANTEJtML(SdL AYENDIAENn ��TD. _ RON SUI.PFNTE AND ORfiIWC FERI4JZER'C'AS FOLLOMIS(GRO-POWFR TABS OR ECUAL) 1 CAL: 1-TAB 5 GAL• 2-TABS �s cx: rTi�es 6-8 TABS FOR BD%ED W7ERNL 4. CONDUCf SOL PREPARA710N AND PLAMINf3 OPQtA71pN5 ONL,Y UNDER FAVORABLE WEA7HER COWDRIONS. SOL SFMLL NOT BE WORKm WFEN DCCESSNELY DR'f OR WET. A WOSC�IPE ARCF�I�CT RESERVES T}iE RIGH!TID SIDP WORK TAKING PLACE DURMG OR��CRO�WIKCANUITpNS ARE COt�ISDERm DEiRYEMAL 10 SOL SfRUCR1RE C. PLANTING TREES,SHRUBS,8 VINES 1. DIG PItS f'OR PLMfiS SQUARE PER DETAL IN DRAWINfS. A LEVEl SQE OF P�IS SWW.BE 2 7WE5 DNME7ER OF R00T 9N1.AND ONE-W1LF AONN AS DEEP/5 7tiE DEPM Of R00T BALI.. & SqL AT 5106 AND BOTId/5 StMLL BE LOOSENm BY SGRIFYMIG TO ENSURE ROOT PE1EiRAiION. AVOD SN001H dRf%1LAR SnEES. 2 n��rwrt� u�a�DOSrta�i��N c��°u�?"a�cKr�i����ouNnir WRH PLAIIMG NIX. A MI1EN T}iE BACKFLL AROUIm 11E PLAMf IS APPRO%W7ELY iW0-iHYtDS S�TT�FiLY WATER. B�CKf1LL COMPLEIE 70 iHE CRADE OF THE & �(�p�yN Of 7FiE PLANT SFW1 BE 1-i/2 INCH6 ABOVE(YMNIAQ FlN6HED 3. PREPARE A SdL RNIG AT IFAST 3 INCHES HIGH AND AS WIDE AS ROOIT BN1 AROUDD EACN%A!R I►�T N A 7i1RF MFA)TO REfNN WATER. A. WATFR TFIOROUGMLT TO ELIMMAiE AR POCKETS. & RM�1URF W A 24 MCH DNNETER RING AROUND EACH TREE BiISE M 7URF D. PLANTING GROUND COVERS 1. PtANIINp SHµ�TAI�PLACE M 7HE IXI511NG PRFPARm N015T AND FRNBLE SOIL., NEYER DRY OR WEf AND SOCCY. A THE IqIST CONDfIION SFWl ORDA TO 7HE FULL DEPTH OF CUUNATION. 2 SPACE GROUND CWER PLAHIS AS MIDK`�ATED N DRMYINGS AND M iME PtMff UST. 3. PLAHT M EVENLY SPACm ROIYS MRH STACGERED iRW10lAAR SPACN6 MID AROIhlD SHRUBS AND TREES TD MIrtHN ONE F00T. 4. ��u��Y PLANTED L65 ilNN ONE-W1lF OF THE SPECIF�D SPACNJG E. PLANTING TURF GRASS 7. AFiFR ALL SOL AMENDNEM MID ORC.MIIC FERTr�ZERS HAVE BEEW APPLIFD AND fX1L7NA1ED �TO SOL,fYdE CRADE Ml.ARF/�S. 2 PRW�I EES�ENS�URE�FACE�DRNN�M. BE SYOOTH.CANTINUOUS.FlRM S. AND�COMP�KSi�RE�AS�PA��POUND�►NTERWS WifiFR TFWr 1 MICH.RAKE 4. ����R OR�EOUPYENf�TW1Ff�1C ���7REAlMEM. DO NOT PERMR F. RON SULFA7E SfMmJ1RD COWERCNL BRAND. C. WOOD CHIP MULCH i. ALL PIMR��NON D��WOODR CH�PS OR�FIR�CM�PS,�NFDYW uC.�PoNO 3/D TO t0 3 4 DNMEIER. SHR�DDm BARIC IS INNCCEPfABIE D. PLANT MATERIAL 1. CONFORM PUWi YA7ERY1�NOICATED M WUMNGS BY 7F1E LISTm NA116.TO 'STMId1RD PIANT NAIFS,SECOND EDRION. IXCEPT FDR N416 NOR INCUIDFD, FDLLOYI'7HE FSTABlJSlfm CIISTOMS OF iHE NURSERY TRADE 2 ALL PLAMS SHN.L BE 7RUE TO WWE TAC ONE OF FACH BUNDLE OR LOT WRH 7NE N�YE AND SRE OF iTE PIAHT IN ACCORd1NCE WRH STANQIRDS OF PRAC7ICE RECOI�EI�Dm BY AMERK'J1N I►�90CM71DN OF NURSET'MOd. 3. Nl PIANT IM7ERML5 SFNLL NEET 1HE SPEC�IGTIONS OF���,STA7�,AND COUNtt lAMS.REOURflG NSPEC'IION FlDN PIAHf DISEASES AND MISECT NFESTA710N5. 4. PLAMS SFNLL BE SY1M IYPMJLL FOR VARIEIT AND SPECI6 SOU�D HEAL7M', M��NDR�L�OO��S1"TEYS.WELL FlMWN�G TM�'co rN�,�a'��io n�e POINf 0�BEpIG ROOT BOUND. S. USE ONLY PIAH�WIERNLS iHAT NtE FlRST CLASS RREPRESENfAINE OF THE SPEC6 AID CULTNARS SPECIFlm MD 11NT CONfORM TO ALL STA7E AND LOCAL UWS OOVERWNG iNE SLLE.1RANSPORTATpN.AND IP6PECIlON OF PUM IMTERNLS. 6. ��PlAN15 MRM STW11f'•FR.SMCLE TRUMCS.UNLE55 07MERMIISE INDIGTED 7. F��SPEC�TD BE YUL71-1RUNK SFNLL iMVE AT LEASf 1HREE IMN LEIDERS & PUNTS 7HAT WNE ENCRCUNG R00T5 NOT R00T BOUND SHALL WWE R0078�I.LS LICHILY SLASHED ON A NINMW OF 3 4DE5{'0 STC)P ENCRCLMF R00T GROWIM. 9. 7FE lilOMf MD SPRFAD OF PlM(T MATERNLS SlWl BE MEASURED WRN BR/WCHES �n�ra r�oRUw Posmor�. ►�w,uRe s�s oF rwrrs a+nie rtMrr usr. A S AND iS 6410N GN CONiNNER SfOCK S1MLL W1VE BEDI GROWN RI 7HAT CONfNNER NOT LESS i1MN SOC(B�MOMHS BUT SFIALL NDT F41VE BFEM OVERCROWN IN THE CONTNNFRS 50 AS TD{1AVE BECOME NOdi BOUPD. B. 13 QNLON GN CONfNNER STOCK SXALL F4WE A PIMRm NE]fkif OF E FEEf WI1Ti 7 INCH CAUPER 7RUNK 2.3 souRCE quwm corrrno� ti �oau�craNS oF corurxucno►�r�n�e Fouomwc�urrs oF nie worm: 1. INSPEC110N UPON COIAPLEIION OF PREWNARY F1WSH GRADRIG AND IRRIGA710lI SPRINKLER SY51EN. 2 NISPECTION OF PUNTS PRIOR TO UYOUf. 3. UYOIJ�RISPECTION OF SPOTiED PlMlTS. 4. INRNL INSPECTION UPON COMPlE710N OF PLANIING AND TREE STAKING.PRIOR 70 COM►ff.NCEMENf OF AWMFNANCE PERpD. 5. FRNL INSPECIpN AT CONCLUSION OF ADDITIqNL 60 DAY LANDS(7�PE WJItIE�MNCE PERIO�. B. LISTED IPISPECrIOMS WILL BE NADE Bf tANDSCJ�PE ARCHRECT OR AN AURiOFtlZm REPRESENfATNE 1. REOUEST INSPE7CTION HY LANOSCAPE ARCFiIECT AT LEASi 48 HDURS IN ADVANCE OF 71NE INSPECTpN 6 REOURm. 3.0 D(ECUTION 3.7 IRRIGATION SPRINKLER SYSTEIA A. PREPARATION �. COOROfM7E p�5GLlA7pN OF SPRRIKLER WRERWS.INCWq�NRG�p,pp�R,07lD1NpEU�I/pNyAQ7�E, Dt�EP�Sm UT�L ES�RNf3 SMCONSTRU�Ct10N. RESfORE TO ORKYNAL CONIOURS AND ESTABI.ISliED ORI�DFS CFfANGED WRMrG COURSE OF THE WORK. A IN TTIE EVENi OF SUqi CONPAC710N.COIfiRACfOR 1MILL BE REOUIRED 70 RFICUL7NATE CONPACIID AREAS. b. SODDINfi: RAKE ARFAS TO F'N�SH ORADE ELEVA710N TO 1 MICH LOWER 7FNN ADJACENT PAVNG lC ACCO►MIOQATE SOD 1}iCKN6S A SPREAD 20 POUNDS PEIt 1.000 SOUARE i'FfT OF FEKIIIJZER'B'ON SOtl. SURFACES PRIOR TO SODDING. 7HFH PEAILY INSMLL SOD SlABS. B. STACCER E!D JOIHIS.11GHiLT JDINIED MRiH NO VLSBLE SPACES. C. UGHRY WA7ER AND ROLL EMIRE ARFAS. iMEN I�ANLY WATER TD ASSURE WA7ER PENEiRIUpN OF AT LFASf A DEPIH OF 8 NCHES. 6. SEmIl11G: APPLY FERILZER'B'TO FlN6H GRADED SURFAC6 AT THE RAIE OF 4 POUNDS PER 1.000 SQUARE FEEf. � C�011515�I11YlGS�ili�E TP RCE�ACE�O�F AW(�AS�RDE CRI�BED�b!D�RA�NGSIEW CROP B. IABEL SEED IN AC�ANCE WIM 7HE U.S.DEPARTMENT OF ACRICULTURE -� . .._,.,. RULES MD RECUU710N5 UNDER 7HE FmEERAL S�ACT PRESENiLY ffFFX:T AN����TO PROJECT SIIE IN BNGS BEARNG LABEL AHD C. 7,�OOG�WWE�FEETDIREC71DN5 AT A TOTAL COYBNED RA7E OF 10 PER T,r,r?.-y- . �, �i t'3 � . ;'r.�,, D. SOW SEED BY DfPERENCm PERSONNEL AT A TI4E MIHEN LIRLE NO MMD 6 .� BLOWRIG. . E LIGHRY RNCE INfO TOP 1/8 INCH OF SqL ` F. DO NOT NdN UNTIL 1URF 8 2-1/2 INCF�S HIGM.AND FOR RIRW.MOWlIC DO NOT IIOMI LOWER TlNN 1-1/2 INCHES. RENOVE ALL CLIPPINGS. 7. FERT�.IZINC DUWNC AWMENANCE APPLY FERIr.QER'D' 70 GLENDAR�YS AFTER '��� ' FERT. PLAN�ING.AT iHE RATE OF 5 POUIJDS PER 1.000 SOIWIE FEET. � �:��.-'�:�:.I.�• ... .., A. REPEAT EVERY 30 QAYS iHROUGH IWMFNANCE F. WEED CONTROL,PEST CONTROL,&MULCHING 1. wEFD CONfROL NA7ERNL SHALL A PRE-EMQ2GEM HERBIC� (7REFlAN) r..�� OR dPFIDMMD(DYIID OR EW OR APPROVm EQUM.APPUED ON ARfAS DONT APPLY TO TURF m AItEAS. NOif:IN CfTIES AND FOR PROJECTS 1FiAT DO NOT N10MI FOR PRE-D/ERGFNIS USE A CORN GLUIFH YEAL PROOUCf. -n�,"s:. .'.! - I 2 COP6IDER R PARf OF CONTRACTOR'S WORK TO COMIROL ON-SITE OR PESfS THAT►,f�:.�.;: , ARE DI5111RBIM0 TFE CONDfIION OF UIPIDSCAPE IIAPROVFilEMIS. .. 3. COPRROL OF P61S INCLUD6.BUT IS NO'T LIMRED TO RODEMS. .INSEC7S. / DE�t.ETC. r 4• IN�f.'LNl DINC�REPIAC�ETMEHTC�PW�If IN7EI�2ML WF�RFWAR D W�ADDRIONAL COSf 70 OWPER. ' S. SPRFi1D BNtK CHIP MIX.CH EVFNLY dJER EMI(j�PLANTID ARFi�OfCEPf NRF DEVELOPm AREAS,TO A 41WMUM DEP1H OF 3. G. PRELIMINARY INSPECTION AND STAGE ACCEPTANCE � i. UPON COIAPLE710N OF PLMRIN6 WORK.NOTIFY LANDSCJIPE ARCF1RECi iMAT PRQIECi IS READY FGR l6PECTION. vr- .wr,� . - 2 UPOW NSPECTION IF UNDSC/WE ARCHRECT FlNDS ENIIRE PRQIECT COMPLETE AND � IN COYPlL1NCE MIFM DRAWMICS AND SPECIFlGTIONS.SfAGE ACCEPTANCE WILL BE GRANTm. 3. �ASPEC75 OF PROJECT ARE NOCOIPLElE OR YPROPERLY MISfALLFD.CANIRACfOR WILL ��m AND HAVE S WORqNG W1Y5 IN WMICH TO CORRECT OR WMPLEIE 7ME 4. STAGE ACCEP'fANCE WILL BE GNEN ONLY WHEN ALL WORK IS CORRECT AND CONPLEIE. Q 7NE 5TAGE ACCEPfANCE BY LANDSGV'E ARCl1fECT OF UNDSGV+E PROJECT MIILL 6TA&JSM 7TE BEqIMNfi OF PLANT N�W�EIWICE PERIOD. 3.3 CLEANING A. UPON COMPLEl10N OF WORK.REMO'VE DCCE55 W7ERML5.RUBBISH DEBRS AND SUB-CAMRNCIOR'S CONSIRUCTpN AND INSULLA710N EWIPI/EM F�tOM TF�PREMS6. B. FlW1L IWSPECTION OF THE WORK M11LL BE W1DE BY IANDSCAPE ARCFIIIELR IN TE P�E OF 7NE SUB-CONTRAC'10R WHFN WOPoC IS COMPLEIID. NCiIFlGT10N SIIALL BE IAqDE BY 7}E COH�RACTOR 48 MOURS IN AD4ANCE OF SUCM lSPEC710N. :;",.�%'.�::x��3:��i.::::.iw�w:J;gk:''.�:xy�i;�;;:::�;;_ ;ig:u;iwi"mwii�,�`v,i{,"�nwi%y_i%i;;'fi.u('n;'.w,'�w+'.ii6�ii!..:4•j7/ .....:...::...:.......:...n:.......:..... ......!....... ..wmy,x�yr;�nrv�unvmu'vrm. :........."i.. �::::::::.,;�:�:^N i 7��.li Y,`m,',:,'v'�i!,�m i.,'v,'�,H�,'.�,�'.N,"x;F w n i��q�:: .��u���.......ti':riihe3...:..xixn ::........ ry�:.;`.:.{;n'..:;.g.;�.i`:?iC'. .:t4:�.1�..,�.�$.\?e!...7kurdki�xi:p,;:y ... ..........x'�:::::::: REED ASSOCIATES LANDSCAPE ARCHffECTURE 477 SOUTH TAAFFE STREET SUNM'VALE, CAUFORNIA 94086 �08.�81•9020'i08.181-902]FN( ..ee:.�.,ae.�,.�i«�w:caur�rs.n� CORDOVA ROAD 10645 CORDOVA RD. CUPERTINO,CA ISSUE G7E YN if.07.13 ell�aenwmnb 07A6.14 ��� Q PAUL JAY REED � �q No.2002 * D�.9/!O/6 * � .r ,�Q�C?L\� OYYtERSHP MD USE OF OOCUIEHIS N O�wYqb Sptllmtlar ana mpW 11r�ef 1uN�IrA!r Rre A�o�loY�land�oep�NdiRah�� aw sd didl�� b paprbr.1Ay a�b M wd enb�h r�p�et M MY PreJ�ct aid an rot ts M urd en sy e1Mr 0�1�ti 3��bnM�Non or dYlrlullon b mwl o1Mleial r�pJaEOrf n- qwr.m.n�.or ter Purpo...In eenn.ewn.Kr,tn. P�o}et Y eat b M eaWUtl r p6leatlen M AreyaO�n d Rrd A�eelmr laie�eep�NtliMdu�,wiwm I�eepyelyt a otlrr r�nwd rIpAO� ^Appl'W!6-'#l�r-.���� ,.�'j.p.�.•q.,y'Y 7aw0 1.8.14 �_;�� �.�i� � _ ... ..�a ,^m . �.� f.�'_c�_�� .. .-__+l�,�-};�n,.sy+.^q �M \ ... .... �aa,� .., . ': `►`.iF , . ., ,S. �� SPECIFICATIONS L4.0 shaet of I. ee a so . i es : _ _ _ _ _ _ _ _ _ _ • • or a � iona . n orma ion . ee i e _ _