R-2014-26b OFFICE OF COMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE •CUPERTINO, CA 95014-3255
C U P E RT 1 N 4 (408)777-3308• FAX(408)777-3333•planninq(a�cupertino.org
September 15, 2014
TDH Design
Attn: Tri Hong
19034 Bonnet Way
Saratoga, Ca 95070
SUBJECT: TWO STORY PERMIT AND MINOR RESIDENTIAL PERMIT ACTION LETTER—
Applications R-2014-26 and RM-2014-21
This letter confirms the decision of the Director of Community Development, given on September 15,
2014, approving a Two-Story Permit (R-2014-26)to allow the construction of a new 2,533 square foot,
two-story single family residence and a Minor Residential Permit (RM-2014-21) to allow a second story
balcony on the new residence, located at 10681 Johnson Avenue with the following conditions:
1. APPROVED PROTECT
This approval is based on a plan set entitled, "New Residence, Qi Tan & Shifeng Yu, 10681 Johnson
Ave, Cupertino, CA 95014" consisting of seven sheets labeled "A-1 to A-5" and a Topographic Map,
dated "March 26, 2014", except as may be amended by conditions in this resolution.
2. 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.
3. CONSTRUCTION PLAN SET REVISIONS/CLARIFICATIONS
Prior to issuance of building permits, the construction plan submittal shall include the following
information:
a. Privacy Screening: Add additional privacy planting to screen the second story balcony 90
degrees from all viewing angles. Indicated the species and planting distance of all
proposed privacy screening trees. The privacy screening shall be consistent with the
City's approved screening tree list.
4. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM
The project shall comply with the requirements indicated on the Public Warks Confirmation form,
including, but not limited to, dedications, easements, off-site improvements, undergrounding of
utilities, all necessary agreements, and utility installations/relocations as deemed necessary by the
Director of Public Works and required for public health and safety. The Public Works Confirmation
is a preliminary review, and is not an exhaustive review of the subject development. Additional
requirements may be established and implemented during the construction permitting process. The
Two-Story Permit&Minor Residential Permit Action Letter Page 2
R-2014-26&RM-2014-21
project construction plans shall address these requirements with the construction permit submittal,
and all required improvements shall be completed to the satisfaction of the Director of Public Works
prior to final occupancy.
5. 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.
6. 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.
7. LANDSCAPE PROJECT SUBMITTAL:
Prior to issuance of building permits, the applicant shall submit a full landscape project submittal per
sections 14.15.040 A, B, C, and D of the Landscaping Ordinance if more than 2,500 square feet of
landscaping area is proposed. 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. .
8. 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.
9. 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.
10. 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.
Two-Story Permit&Minor Residential Permit Action Letter Page 3
R-2014-26&RM-2014-21
11. 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 o€ 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 September 15, 2015.
Staff has made all the findings that are required for approval of a Two-Story Permit and Minor
Residential Permit as required by Cupertino's Municipal Code, Chapter 19.28.150 (B). Also, please note
that an appeal of this decision can be made within 14 calendar days from the date of this letter. If this
happens, you will be notified of a public hearing, which will be scheduled before the Planning
Commission.
Sincerely,
i�+ � _
�
Kaitie Groeneweg
Planning Departxnent
408-777-3257
kaitieg@cupertino.org
Enclosures:
Approved Plan Set
CC:Qi Tan or Shifeng Yu, 13438 Christie Dr.,Saratoga CA 95070
�
NOTES:
1. GROUND IS TO SLOPE AWAY FROM FOUNDATION 5%FOR A_. .�E OF 10 FT AWAY FROM THE BUILDING;IF 10 FT.CANNOT BE MEET,PROVIDE SWALES.PRONDE 2Y
SLOPE IF IMPERVIOUS SURFACE IS USED.SECTION R 401.3 OF 2010 CRC.NO CONCENTRATED FLOW ACROSS THE RIGHT-0E-WAY.NO DRAINAGE ONTO NEIGHBORING
PROPERTiES.ALL DRAINAGE TO UINDSCAPE.
2. REQUIRED SETBACKS MAY REOUIRE CERTIFICATION BY THE CITY OF CUPERTINO PRIOR TO FOUNDATION INSPECTION.
3. APPROVAL OF THESE PLANS DOES NOT RELEASE THE OWNER AND/OR CONTRACTOR OF THE REPONSIBILITY OF THE CORRECTIONS OF MISTAKES.ERRORS,OR OMISSIONS
CONTAINED THEREIN.IF DURING THE COURSE CONSTRUCTION IMPROVEMENTS.PUBIIC INTEREST REQUIRES A MODIFICATION OF/OR A�EPARTURE FROM THE CITY OF
CUPERTINO SPECIFICATION OR THERE IMPROVEMENT PLANS;THE CITY ENGINEER SHALL HAVE THE AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARNRE AND TO
SPECIfV THE MANNER IN WHICH THE SAME IS TO BE COMPLETED.AT THE SOLE EXPENSE OF THE OWNER AND/OR CONTRACTOR.
4. CONTACT PUBUC WORKS,(408)777-3104,fOR INSPECTION OF GRADING,STORM DRAINAGE,AND PUBLIC IMPROVEMENTS.
5. ALl PUBUC�MPROVEMENTS MUST BE COMPLETED PRIOR TO OCCUPANCY.
6. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND INSURING THE AREA ADJACENT TO THE WORK IS LEFi IN A CLEAN CONDRION.
7. CONTRACTOR SHALL REVIEW CITY DETPJL frd ON TREE PROTECTION PRIOR TO ACCOMPUSHING ANY WORK OR REMOVING ANY TREES.
B. UTILIZE BEST MANAGEMENT PRACTICES(BMP'S)AS REQUIRED BY THE STATE WATER RESOURCES CONTROL BOARD,FOR ANY ACTMTY,WHICH DISTURBS TNE SOIL
9. TO INITIATE RELEASE OF BONDS,CONTACT THE PUBLIC WORKS INSPECTOR FOR FINAL INSPECTION.
10. ALL DOWNSPOUTS TO BE RELEASED TO THE GROUND SURFACE,DIRECTED AWAY FROM BUILDING fOUNDATIONS AND DIRECTED TO LANDSCAPED AREAS.
11. PRIOR TO BEGINNING ANY WORK WITHIN THE PUBLIC RIGHT OF WAY,THE CONTRACTOR WIIL BE RESPONSIBLE FOR PULLING AN ENCROACHMENT PERMR FROM THE
PUBUC WORKS DEPARTMENT.
12. INSTALL NEW PROPERN LINE CLEANOUT(PROPERN 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)SEE SRE PL4N FOR LOCATION.
13. VIDEOTAPE INSPECTION OF THE EXISTING/NEW PROPERTY LME CLEANOUT,POINT OF CONNECTION ANO STREET LATERAL IS RE�UIRED PRIOR TO PASSING THE CITY
CUPERTINO FINAL INSPECTION.OWNER TO CALL DISTRICT 48 HOURS PRIOR TO VIDEO INSPECTION TO SCHEDULE A DISTRICT INSPECTOR.DISTRICT TO PROVIDE BUILDING
DEPARTMENT WITH WRITTEN NOTIfICATION UPON COMPLETION OF INSPECTION.
14. AN APPROVED BACKfLOW DEVICE IS REQUIRED;VERIFY EXISTENCE AND SERVICEABILITY(IAPMO OR UPC APPROVED).THE BACKFLOW DEVICE WILL BE INSPECTED BY A
DISTRICT INSPECTOR AT THE TIME OF VIDEO INSPECTION.DISTRICT TO PROVIDE BUIIDING DEPARTMENT WITH WRITTEN NOTIFICATiON UPON COMPLETION OF INSPECTION.
15. IF STREET DEDICATION IS REQUIRED.STREET POTION OF EXISTING SANITARY SEWER LATERAL IS TO EXTENDED TO THE NEW PROPERN LINE.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 OUR WEBS�TE WVWI.CUPERTINOSANITARYDISTRICT.COM UNDER DOCUMENTS.
i6. STORM WATER FROM SURFACE OR ROOF DRAINS,OTHER GENERAL SURFACE RUNOff WATER OR CONDENSATION FROM ANY RESIDENTIAL HVAC EQUIPMENT SHALL NOT
BE DISCHARGED TO THE SANITARY SEWER.
17. A HOLD WILL BE ADDED ON TME FINAL INSPECTION OF THE PROJECT FOR THE PROPERTY OWNER TO RECORD A COVENANT WITH SANTA CL4RA COUNTY INFORMING
FUTURE PROPERTY OWNERS OF THE SETBACK RESTRICTIONS ON THE PROPERTY,PER CONDITION M4 OF PLANNING DMSION ACTION LEfTE .P[EA�--
CONTACT THE PLANNING DMSION IN ADVANCE TO DRAFT THE COVENANT DOCUMENT,
18. OVERHEAD UTILIN SERVICES TO BE RELOCATED UNDERGROUND.EXISTING OVERHEAD UTILITY LINES SHALL BE REMOVED AND UNDERGRO NDED TO NEW SERVICE
POINTS.ALl NEW ELECTRICAL SERVICE(POWER,PHONE.ANDIOR CABLE)SHALL BE UNDERGROUNDED.
19. CURB,GUTTER 8 SIDEWALK SHOULD CONFORM TO EXISTING IMPROVEMENTS ON EACH SIDE OF PROPERTY FRONTED
20. EXISTING AC PAVEMENT TO BE SAW CUT 1'FROM NEW LIP OF GUTTER. �
21. PLEASE SEE SURVEY PLAN FOR ADDITIONAL INFORMATION.
22. A WORK SCHEDULE Of GRADING AND EROSION 8 SEDIMENT CONTROL PLAN SHALL BE PROVIDED TO 1HE CITY ENGINEER BY AUGUST 15.NO�ILLSIDE SHALI BE
PERFORMED BETWEEN OCTOBER 1 TO APRII 15.
23. TO INITIATE REIEASE BONDS,CONTACT THE PUBUC WORKS INSPECTOR FOR FINAL INSPECTION.
24. CONTRACTOR'S RESPONSIBILITY TO VERIFY ALL UNDERGROUND UTILITIES.
25. PER PUBUC WORKS CONFIRMATION FORM.APPUCANT SHALL CONSTRUCT CURBI GUTTER,SIDEWALK,DRNEWAY APPROACH AND APPROPR TE ROADWAY PAVEMENT
ACROSS FRONTAGE PROPERN PER CfTY STANDARD DEfAILS.THESE IMPROVEMENTS SHALL BE DESIGNED BY A REGISTERED CIVIL ENGINE AND WILL REDUIRE A
TOPOGRAPHIC SURVEY TO ESTABLISH HORIZONTAL AND VERTICAL POINTS.THE TOPOGRAPHIC SURVEY NEEDS TO EXTEND MINIMUM OF t00IFEET BEYOND PROPERTY
CORNERS TO ENSURE PROPER DRAINAGE AND TO THE CENTERLINE OF THE STREET TO ENSURE THAT THE MINIMUM 2%TO MAXIMUM 5%AC�OSS SLOPE IS MAINTAINED.
DESIGN SHALL INDICATE LIMITS OF AC CONFORMS TO EXISTING ROADWAY PAVEMENT,I.E.,SHOW SPOT ELEVATION ALONG SAW CUT.CNIL GINEERSHALL DESIGN
DRAINAGE TRANSITION FROM THE NEW CURB AND GUTTER TO THE EXISTING ADJACENT ELEVATIONS.If POSfTNE DRAINAGE CANNOT BE AC�iIEVED,A STORM DRAIN INLET
,SHALL BE INSTALLED AN�CONNECTED TO THE EXISTING STORM DRAIN LINE ON S.FOOTHILL BLVD. (
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3.Sidewatks,curbs nnd guriers shdl be Cluss"8"(5 mcks per cubic yard)os per StanCard
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NEW RESIDENCE
QI TAN & SHIFENG YU
10681 JOHNSON AVE,CUPERTINO,CA 95014
THIS PROJECT SHALL COMPLY WfTH
2013 CALIFORNIA BUILDING CODE(C.B.C;
2013 CALIFORNIA MECHANICAL CODE(C.M.C)
2013 CALIFORNIA PLUMBING CODE(C.P.C)
2013 CALIFORNIA ELECTRICAL CODE(C.EC)
2013 CALIFORNIA RESIDENTIAL CODE(C.RCJ
CALIFORNIA ENERGY CODE
CALIFORNIA GREEN BUILDING COOE
LOCAL CIN ORDINANCE
(N)SWALES SLOPE
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PROJECT DATA
ASSESOR'S PARCEL NUMBER: 37531-050
PROJECT ADDRESS: 10681 JOHNSONAVE.
CUPERTINO,CA.95014
PROPERTY OWNER: 01 TAN 8 SHIFENG YU (408)832�075
15438 CHRISTIE DR.
SARATOGA,CA.95070
PROJECT CONTACT PERSON: TRI HONG,(408�Y9�60B3 Mhdesign(o�hotrnai.com
19034 BONNET WAY, SARATOGA, CA.95070
PROJECT SCOPE OF WORK DEMOIISH EXISTING SINGLE STORY OF 1,441 S.F.LIVING
AND 328 S.F.GARAGE.
.PSOP.ASED4f3�ONSTRUCTED A NEW TWO STORY HOME
�WITH BALCONY�A�ATTACHED PNO CAR GARAGE.
EXISTING ZONING �.���-3.,5J
OCCUPANCY: R3-U
TYPE OF CONSTRUCTION: V-B FULLY-SPRINKLERED
EXISTING USE: • ONE STORY SINGLE FAMILY RESIDENCE
AGE OF STRUCTURE: 45 YEARS
PROPOSEO USE: TWO STORY SINC,LE FAMILY RESIDENCE
GROSS/NET LOT SIZE: 5,630.06 S�.FT.(.129 ACRE)
GARAGE AREA: 416.44 SQ.FT.(Sl.AB ON GRADE)
FIRST FLOOR LMNG AREA: /,239.67 SQ.fT.1RAISED FLOOR)
TOTAL FIRST FLOOR AREA: 1,656.11 SQ.FT.
SECOND FLOOR LMNG AREA: 876.77 SQ.FT.(52.9°6 OF FIRST FLOOR AREAI
TOTAL FLOOR AREA: 2,532.88 SQ.FT.(2.593 SQ.FT.MAX.)
FLOOR AREA RATIO=TOTAL FLOOR AREA/NET LOT AREA
=2,532.88 SQ.FT./5,630.D6 SQ.FT.
=0.4498=44.98%<45.D0%(MAX.)
COVERED PATIO AREA= 356 SQ.FT.(SL4B ON GRADE)
COVERED PORCH AREA= 56.25 SQ.FT.(SLAB ON GRADE)
GARAGE AREA= 416.44 S�.FT.(SLAB ON GRADE)
FIRST FLOOR LNING AREA= 1,239.67 Sa.FT.(RNSED FLOOR)
FIRST FLOOR BAV WINDOW= 16 S�.FT.
FIREPLACE AREA= 7.22 S�.FT.(RAISED FLOOR)
EAVES AREA:220'-8'x 1'-2'= 257.44 SQ.FT.
TOTAL COVERED AREA= 2,349.02 S�.FT.(2,815.03 S�.FT.MAX.)
LOT COVERAGE AREA=TOTAL COVERED AREA/NET l0T AREA
=2,349.02 SQ.FT./5,630.06 SQ.FT.
=0.4172=41.72%<Sp.pp%(MAX.)
CONSULTANTS LIST
� DESIGNER STRUCTURAL ENGINEER
TDH DESIGN WESLEY�U ENGINEERING
19034 BONNET WAY 7246 SHARON DRNE#0
SARATOGA CA 95070 SAN JOSE,CA 95129
408.829.6083 408.973.1839
TDHDESIGN@HOTMAIL.COM WESLEYLIUQYAHOO.COM
ENERGY CONSULTANT CML ENGINEER
CARSTAIRS ENERGY CALC. LC ENGINEERING
904 EVERT COURT 12910NQAND ROAD
PASO ROBLES,CA 93446 SAN JOSE,CA 95112
8Q5.904.9048 408.806.7187
�DON�td�POU�� TIMMYCARSTPJRS@YAHOO.COM NLE�LCENGINEERING.NET
°�osT�BUFFERS.� GENERAL NOTES
�(N)SWALES SLOPE � 1. ALL WRITTEN DIMENSIONS SHALL OVER TAKE PRECEDENCE OVER SCALED DIMENSIONS.
�`^--�---^-�^ � 2. ANY DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF TDH DESIGN PRIOR TO
COMMENCING.
'-PROPERTY LINE 3. VERIFY LOCATION OF UTILITIES AND EXISTING CONDITIONS AT SITE PRIOR TO
CONSTRUCTION BIDDING
4. CONTRACTOR ASSUMES FULL RESPONSIBIIITY FOR METHOD AND MANNER OF
� CONSTRUCTION AND FOR ALL JOB SITE SAFETY DURiNG CONSTRUCTION.
5. GROUND IS TO SLOPE AWAY FROM FWNDATION 5%FOR A DISTANCE OF 10 FT AWAY
FROM THE BUILDING;IF 10 FT.CANNOT BE MEET,PROVIDE SWALES.PROVIDE 2X SLOPE
IF IMPERVIOUS SURfACE IS USED.SECTION R 401.3 OF 2010 CRC.
6. SEPARATE PERMITS ARE REQUIRED FOR OCCUPANCY AND ALL FUTURE TENANT
IMPROVEMENTS,SEPARATE PERMITS ARE REQUIRED FOR MECHANICAL,ELECTRICAL 6
PIUMBING WORK.
7. ALL WORK APPLIANCES AND EQUIPMENT SHALL COMPLY WITH C.E.0 TITLE 24
i RESIDENTIAL ENERGY STANDARDS.
8, THE BUILOER SHALL PROVIDE THE BUILDING OWNER,MANAGER,AND THE ORIGINAL
OCCUPANTS A LIST OF THE ENERGYSAVIN�CONSERVATION FEATURES DEVICES,
MATERIALS,AND COMPONENTS INSTALLED IN THE BNLDING,AND INSTRUCTIONS ON
HOW TO USE THEM EFFlCIENTLY,SUCH FEATURES INCLUDE HEATING,COOIING,WATER
�(E)FENCE HEATING,AND LIGHTING SYSTEMS,AS WELL AS INSUlATION,WEATHER STRIPPING
WINDOW SHADES.AND THERMAL MASS MATERIALS,THE INSTRUCTIONS SHALL BE
CONSISTENT WITH SPEqFICATIONS 8UT FORTH BY THE EXECUTNE DIRECTOR
9. OBTAIN A DEMOlITION PERMIi AT THE CUPERTINO BUILDING DEPARTMENT.PROVIDE
ALL NECESSARY DOCUMENTS AS STATED IN THE DEMOLRION PERMIT PACKET WHICH IS
AVAILABLE ON-LINE(ALSO KNOW AS THE PROCEDURE CHECKLIST FOR DEMOLRION
PERMITS)FOR EXAMPLE,PGdE SHUTOFF,J�NUMBER FOR ASBESTOS REMOVE FROM
ER BAY AREA AIR�UALITY MANAGEMENT,PEST CONTROL,ETC.
;� No,�s: SHEET INDEX
1. GROUNO IS TO SLOPE AWAY FROM
FOUNDATION 5%FOR A DISTANCE OF 10 Ff qRCHITECTURPI
AWAY FROM THE BUILDING;IF 10 FT. q-1 TITIE SHEET,6 SRE PL4N
CANNOT BE MEET PROVIDE SWALES A-21 PL4NTING PUW 8 NEIGHBORING ELEVATION
'�--(N)5'�' PROVIDE 2%SLOPE IF IMPERVIOUS A.22 DEMOLITION PLANB SQ.FT.CALC.DIAGRAM
I ��W W�� SURFACE IS USED.SECTION R 401.3 OF 2010 ,q.3 FLOOR PLANS
v CRC.NO CONCENTRATED FLOW ACROSS A� ELEVA110NS
THE RIGNT-0E-WAY.NO DRAINAGE ONTO A�$ ROOF PLAN,SECTIONS 8 DETAIIS
Iv� NEIGHBORING PROPERTIES.ALL DRAINAGE � SURVEY PLAN
y�� TO LANDSCAPE.
2. REQUIREMENTS TO GRADE 2;6 AWAV FROM
THE BUILDING AND THE SLOPE ON SITE
MUST BE 196 TO A PUBUC WAY.
(N)ELEC.LINE 3. APPLICANT SHALL PAY A=338 TREE
PLANTING COSTS AND SUBMIT THE'STREET
, (N)GAS IINE 1'REE PLANTING REQUESi'FROM TO THE
� ///��� CfTY.THE CITY FIELD CREW WILL PROVIDE
� A STREET TREE FROM THE CITY'S'
� APPROVED STREET TREE LIST'AND PLANT
.� R WITHIN THE PUBLIC RIGHT-0FWAY.
� 1_ __ _
(N)24'BOX `��
6 HIGH E. �
CG
LEGEND
0 FIRST FLOOR AREA
C-� sE��o���,�
PE
� DOWN SPOUTS wl(N)CONCR
SPLASH BLOCK TO BE DIRECTED ,
� INTO IANDSCAPE BUFFERS.
VICINITY MAP
.. 7cs�s31F.S,. �, ` .
F'
� �,.sixs� 3p . ?fX:
�` s i
;_ a'
. ... �, .� ..r.:�i � . sus��:
^� , z
�a T L
30 �" a
.� ��� r`a S�.i,� �
s � �,� �.� . _, >�s.?
'n.,, �
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���..�., .. ,i'-iJ41if�'`,{S.iNSf :;w '4�.
� r,:
� _ �.
£ a
�i;i;>n��x Y���:. �� :�
s �s1:�tr�y .. ✓�d3�•�, "?'
."5 NORTH'
i
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/�1/1�./
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j���
�..�..�..�� .
�� •
I�I
DRAWN
lOC HUA
CHECKED
TRI HONG
DATE
JANUARY,2014
SCALE
AS SHOWN
JOB
012-146-11
SHEET
A-1
�- _
�
�
�
�
�- -
�� (N)TREES WITH 3�__.,,2EE FROM ALL SECOND WIDOWS WITH A SILL
HEIGHT BELOW 5FT PER SECTION 19.28.0708.15-CALLON MIN.AND 6 FT MIN.PLANTED HEIGHT.
a�
� � � �
�� .���, .. � F
4 "
'O � 5'-0"TYP...�
�,i'�;�.. �
f '
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��� .I;,!, /J REAR YARD
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E)16'MAPLE
EE SEE TRE� OO
PROTECTION NOTES
N SHEET A.2.1
•°!'�-_._.//\,_. ~-/'_��
� y; \��
'Y;;,'.� ��
,.O �b
�
(EIO
_...,�PUMP
�,_.�---,%" `�.-
��(N�GRAVELS� �
�
�
�
`.__.•.,�,,,`�..\,%'~<f�
_ � � �%':
� . � . � 4�
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. �' i
���
PA E � �\
�...`� .
� b '_��:!������.,,
WALKWAY f-!��--�-�.-
- �F,�n-v��� t ..i 1 �
a '
� DRIVEYVAY�
��
� �(N)PAVER �
� WALKWAY ��F S
(N)PAVER FRONT YARD
' .f.
3 TOTALLANDSCAPEAREA=815
SQ.FT.<2500 SQ.FT.MAX.
/ / (LANDSCAPE PROJECT SUBMITTAL)
NOTE:NO MORE THAN 50%OF THE
% FRONT YARD SETBACK MANAGE
j NEyy SURFACE RUN OFFS.ENSURE THAT NO
MAIIBOX MORE THAN 50%OF THE FRONT YARD
����p��( WITH A COMBINATION OF IMPERVIOUS
� OR SEMI�ERVIOUS SURFACES.
JOHNSON AVE
PLANTING PLAN
GREEN BUIIDNlG LIST:
1. FRONT ENTRANCE HAS NEWS FROM THE INSIDE TO OUTSIDE CALLERS
2. FRONT ENTRANCE CAN BE SEEN FROM THE STREEf ANOIOR FROM OTHER FRONT DOORS
J. HOME INCWDES AT LEAST A HALFAATH ON THE GROUND fL00R WITH BLOCKNJG FOR GRAB
enas
4. PROTECT E%ISTING TOPSOIL FROM EROSION AND REVSE AFTER CONSTRUCTION
5. DNERT CONSTRUCTION AND OEMOlITION WASTE
6. MOISNRE SWRCE VERIFICNTION AND CORREC710N
7. CONTROL GROUND MOISTURE YNTH VAPOR BARRIER
I B. DESIGN AND BUILD STRUCTURAL PEST CONTROLS
% 9. RESWRCE-EFFICENTLANDSCAPES
10. M�NIMALTURFAREAS
;� 11. HIGFI�FFICIENCY IRRIGATION SYSTEM$INSTALLED
12. COMPOST AND RECYCLE GARDEN TRIMMINGS ON SRE
� 13. REDUCE POLLUTION ENTERING THE HOME FROM THE GARAGE
14. HIGFi EFFICIENCV HVAC FkTER(MERV 6+)
. ' � 15. NO FIREPIACE OR SEALED GAS FIREPLACES WI7N EFFIGENCY RATING N�0°�USING CSA
� sr,wonaos
� 16. EFFECTNE EXHAUST SYSTEMS INSTALLED IN BATHROOMS AND KfTCHENS
'• ;
' � � 17. CARBON MONOXIDE ALARM(S)INSTAILED
� 18. ENTRYWAYS DESIGNED TO REDUCE TRACKED IN CONTAMINANTS
;� \ 19. ENERGY STAR DISHWASHER(MUST MEET CURRENT SPECIFICATIONS)(MUTUALLY FXCLUSNE
` WITH J3)
1 \ �� 20. ENERGV STAR CLOTMES WASH�NG MACHINE WITH WATER FACTOR OF 8 OR LESS.MEETS CEE
, � \ TIER 2 REWIREMENTS(MODIFIED ENERGV FACTOR 2.0,WATER FACTOR 6.0)
J 21. ENERGY STAR REFRIGERATOR INSTALLED.ENERGY STAR QUALFIED 8<25 CU.FT.CAPACfTY
' � (E)FENCE `� (MUTUALLY EXCLUSNE WRH J3)
� \ 22. BUILT-IN RECYCIING CENTER
� 23. LOW-MERCURYLAMPS(LWEAFtAND COMPACTFLOURESCENn
\
�
�� � \ TREE PROTECTION DURING CONSTRUCTION.
.��1/ � PROTECTE�TREES DESIGNATED FOR PRESERVATION SHALL BE PROlECTED DUkING
r'� �� DEVELOPMENT OF A PROPERN BY COMPLIANCE WRH 1HE FOLLOWING,WHICH MAY BE
� ��
w�
�
� o
� �rn
I��y wF
I i f LL U
>vwi
�:� LL¢
�a
i ��
4 °
oLL
I �O
w 0
4
' ��
� Z
;,,o
' 3 c�
w
N
+ �y
(! �LL
MODIFIED BV THE PLANNING DIRECTOR:
�� A PROTEC7NE FENCING SNALL BE WSTALLED NO CLOSER TO THE TRUNK THAN THE
\ DRIPIINE,ANO FAR ENOUGH FROM THE TRUNK TO PROTECT THE INTEGRITY OF THE
TREE.THE FENCE SFiALL BE A MRJIMUM OF FWR FEET IN HEIGHT AND SHALL BE SET
� SECURELV IN PLACE.iHE FENCE SHALL BE OF A STUROY BUT pPEN MATERtAL(I.E.,
� CHAINLINIQ,TO ALLOW VISIBILfTY TO THE TRUNK FOR INSPECTIONS AND SAFETY.THERE
\ SHALL BE NO STORAGE OF ANY qND WRHIN THE PROTECTNE FENCING.
� 8. THE EXISTING GRADE LEVEL AROUND A TREE SHALL NORMALLY BE MAINTAINED WT
� TO TFIE DRIPLINE OF THE TREE.ALTERNATE GRADE LEVELS MAY BE APPROVED BY THE
PLANN�NG OG2ECTOR.
C.DRAIN WELLS SHALL BE INSTALLED WHENEVER IMPERVIOUS SURFACES WILL BE
PLACED OVER THE ROOT SYSTEM OF A TREE(THE ROOT SYSTEM GENERALLY EXTENDS
TO THE WTERMOST FAGES OF THE BRANCHES).
D. TREES THAT HAVE BEEN DAMAGED 8`/CONSTRVCTION SHALL BE REPAIRED IN
f ACCORDANCE WITH ACCEPTED ARBORICULTURE METHODS.
' E. NO SIGNS,WIRES,OR ANY OTHER 09JECT SHALL BE ATTACHED TO THE TREE.
F. PLEASE SEE ADDITION ADDITIONAL TREE PROTECTION 11.08 OF MUNIC�AL CODE IF
I NEC.
iREELEGEND
I NEW PIANT SRE �UANTITY
1, HEMERCALLSVAR5IDAYULLY SGAL
� w CYPRESS s
����'�"ti�•✓r��`�rv^'�"�'�"�•��
I 3. CUPRESSUS SEtiPERVIREN$-ITALIAN CVPRESS 15 GAL t,�
�^-.nver��x�YBntea�.�ahar�sE`m1EreQi��i2,�.-�
5. MUHLENBERBIA CAPILURIS I PpJK MUHLY 1 GAL
� 6. 24'BOX E.BIRCH TREE
�
EXISTING PI.ANT SIZE �UANTfTY
7. OAK TREE 18' 1
8. MAPLE TREE 16' 1
NOTES
�-�. SECTION N N �g . Y THICK LAYERS OF BARK MULCH WLL BE PLACE IN ALL SHRUB 8 GRWND COVER
�, A ,S�.�X�:� 3,35a.�. LEGEND ��.
w e r-0•x�s•� >>z saFr.
�� C 5-0'X 14'-0' )0 SO.Ff. � • LAWN TO BE DWARF TALL FESCUE MIX SOD.
" ��, o s-o•x,oa�a• szosQ.Fr.
' ~`� � IANDSCAPE AREA � • WATER CONSERVING AUTOMATIC�RRIGATION SYSTEM FOR ALL P�ATING AREAS.
Z w� TOTAL LANDSCAPE AREA: 1075 SQ.FT.(2500 SQ.FT.MAK)
`. : a
�y' �� 1 11'-0'X 13'-0' 143 SQFT. PLANTWG NOlES
,y+s. 2 T-0'X t6'-0' t 12 Sa.Ff. TURfMWN AREA
/ TOTAL NRF AREAINWN AREA: 255 SO.FT.(7,250 S�.Ff.MNQ � 1 i. THE PLANTING IS DIAGRAMMATIC ONLY.THE EXACT LOCATION Of PLANT MATERIPL
8, S I 1 3 1,S�FT.•J,�1=1 9:d i� / SHALL BE DETERMINED IN THE FIEL�.
YV ^f
a.DRNEWAY:20'-0'X 20'$' 413 S�.FT. SECOND FLOOR VJINDOW / 12. THE CONTRACTOR SHALL VERIFY THAT THE SOIL TO BE PLANTED IS NATNE,AND FREE
��`, � b.WAIKWAY: 8'-0'X TA' 4fi6 S�FT. � FROM ANY fOREIGN MATERIALS OR SUBSTANCES.
� ;m � a WALK`NAY: 8'-0'X 20'�0' 120 SO.FT. � .� / 13. TIIL ALL NEW PLANTING AREAS TO A DEPTM OF 8'AND REMOVE ALL WEEDS,STICKS,
� FRONT YARD IMPERIOUS nf2EA: 579 SQ.FT.(50Ye DEDUCTION)=289.50 S�.FT.(440 S�.FT.,10%MAX) } �i STONES OVER f'DIAMETER�1D ANY OTHER MATEF21A1 WHICH WOULD 8E NARMFUL
.... �� ' /�� -- -- -- -- -- TO PLANT GRON?H.
fi' (N�2'B�X,5�-�.,�,/ �-��-'��,,,,�.,i'�'\,,,,/t,�_� ,%� 11. ALL NEW PLANTING AREAS SHALL RECEIVE A Y LAYER OF NIrROGEN FORTIFIED W000
HIGH E.BI(i�H � RESIDUAL.TILL IN TO A DEPTH OF 6'AND FINE GRADE.
TREE t 15. ALL PLAN7 MATERIAL SNALL RECENE'AGRIFORM'FERTI�IZER TABIETS AT THE TIME
NOTE:SEE SHEET G2 FOR` ' OF PI.ANTNG,INSERTED kJ THE BACKFILL MIX AT HALF THE DEPTH OF THE ROOTBAIL
DETAILS DESIGN OF � TABLET�UANTITIES ANO SIZE AS INDICATEO ON THE PLANTING DETAILS
FRONTA�E IMPROVEMENTSL 18. AFfER FINE GRADFIG,AND PLANTING,(PRIOR TO TOP ORESSING WI7}i MULCH)A I
.,,'/
♦%
♦ ///�
.,
_ ,
� A�p9ic��i���
��
RM Application
Approval Date_
PRE£MERGENT HERSICIDE SHALL BE APPL�ED AT A RA7E AND METHOD
RECOMMENDED BY THE PRODUCT MANUFACTURER SPREAD AS A TOP DRESSING,A 2'
LAYER OF NITROGEN FORTIFIED BARK(LARGE�,IN ALL PLANTING AREAS FOR
AD�ITIONAI WEED CONTROL AND WATER RETENTION,SUBAYT A SAMPLE FOR
APPROVAL.
// /� 17. ALL PLANT MATERIAL SUBSTITUTIONS SMALL BE APPROVED BY THE OWNERS OR THE
-�'//�%��� /% LANDSCAPEARCHITECT.
'���� �J��� - 18. ALL PLANTING DETAILS SHALI BE CLOSELY FOLLOWEO,AND ALL LOCJIL GOVERNWG
A CODES SHALL BE MET.
/ � � 19. ALL LAWN TO BE SOD'DOUBIE OWARF CHAMPION'BY THE GRASS FAFiM IN MORGAN
HILL.
20. UWN HEADERS SHALL BE 1'THICI(PI.ASTIC COMP.STAKE AND SPLICE TO ACHIEVE
'��//�f SMOOTH ARCS.
i�+ � �.��/�i�����++��= 21. ALL PLANT MATERIALS SHALL BE IN A HEALTHY,VIGORWS,AND DISEASE FREE
CONDfTION,THE PIAN SIZE SPEqFIEO.PLANTS NOT MEETING THESE REWIREMENTS
WILL BE REFUSED,EVEN IF PLANTED.
22. BWLDERSSHAlL8ESE7NITH}OfTHEBWLDERBURIE�.
�u
itRIGA710N NOTES.
t. METH00 OF IRRIGATION SYSTEM ANO THE CONTROLS SHALL COMPLIES WRH SECTION
4.301.1 OF 2010 GREEN BULDING CODE.
2. IRRIGATION SYSTEM SHPLL BE WEATHER BASED CONTROLS WITH RNN SENSORS.
3. �RIP METHOD SHALL BE USE�AT ALL PLANTERS 6 TREES.
4. ROTOR�OP UP SHALL BE USED AT FRONT UWN.
5. REMOTE CONTROI VALVES SNALL BE INSTALLEC FLUSH WITH FINISH GRADE AND
SHWLD BE INSTALLEO IN PlAN71NG AREAS ONIY.
6. WHERE PIPE PASSES UNDER DRMNG SURFACES,PROVIDE PVC SLEEVES AS NOTEO
ON PLANS.
7. CONTRACTOR TO CONFIRM THE LOCA710N Of ALL EXISTING U7ILRIES AND
UNDERGROUND STRUCTURES PWOR TO EXCAVATION TRENCHES.CONTRACTOR TO
REPAIR ANY�AMAGES CAUSED BY,OR DURING THE PERFORMANCE OF HIS WORK AT
NO EXTRA C0.ST TO THE OWNER.
NOTE:IDENTIFY TNE SPEqES Of PRIVACY PUNTING.IF TREE MINPAUM HEIGHT OF 8FT MUST
BE PROVIDED AT i1ME OF PLANTING.IF SHRUB,MNIIMUM HEIGMT OF 6FT SHALL BE REOUM2ED
AT T1ME OF PLANTING.CUPRESSUS SEMPERVIRENS BFT MINIMUM HEIGHT(iTALLW CYPRESS)
10691 10681 10671
NEIGHBORING ELEVATION S��E:,,e•,,��
��
° ' ' � �
��
_.
_-
_.
_.
'_.
i�_-J
DRAWN
LOC HUA
CHECKED
TRIHONG
DATE
JANUARY,2014
SCALE
AS SHOWN
JOB
012-146-11
SHEET
A-2.1
FAR AND BUILDING COVERAGECAL ULATION
1. 21'd%11'�'.31YS6 ./1
z iva•x�za-i�s.i� -�' `\
]. �S-0'%1!'i'•Et5 FlRSTROORUVMG 1,IJ9.81\ Y_~^
�. iaa•xza•-v.�i `
S �J%5'-tP�15.Qt �
e. iva•xao•-se.s
�. ma•zxzr.eeo
a va�xzo�.�a.t� sEr,<woamAi.wwc xian
e. i0-0'%9-0'.tBO
10. 2P�'X11'�'.IlO.0 GARAGE �IB.a� 2.5]Z.88 TOTALFLOOItAREA \ � /
11. T�'X T�'�SE,15 CpVEREO VOXCH SQM �--" „ ,../'
,��-�.�,��,-�--�,i�f���/'^����., �t FL�i���t __
/1]. 1'dX/'�•.112 FIREPI.ALTE � s._ ��"`l '�
�1�. 2N'-0'%1'-7.251.0 EAVESAREA 257.M \ :�
l 15. 16 FlRSTFl00RB�YWW. 16 2.JIY.OI t TOTKCAVEREDMEA :�
� �-�"._'�'—•�.�__,�```—'i`--"�-�.,•f_.rf :�
:�
FLOOR AREA CALCULATION DIAGRAM �i SCALE:1/8'=1'-0'
� f���.'���
TYPICAL BARK PItOTECTLON
wr rox.�x
�soor ww rer�x
TYPICAL TREE PROTECTION FHJCIN6
rarro�-�e
I.Prior to eny construotion opmatiaos contractor shall umstruct and maintsin,foc each protected trce on a cassttvaion�site,a protective fenciog
which rncirclp the outv limifs of tlie criacat mot zone(CR�of the tree to protect it fmm mnstructifm acdvity.Tha CRZ io calrnlakd 1.25 fed
timca the diemau of the ttvnk meaeu�ed in inches 4.5 4eet above the nfltutal grede).
2.All prooecdve�fexang ahel(be in plea prior to cortnnmcement of eoy siro work and ranain in pleee unti[eIl extaia wnxwction ectiviry u the
aite hea bem canpleud.
J.Proleclive feacing ehail be at�eaet aix(6)fxt high,eleerly visib}e,and shelt Mve a ttte proteaiat aign ef6xcd m the fuke every hventy(20)
feet iu such a�mam�c to be clearly vinbk aud legibla to wo�lcas on the site at a distance of lwrnty-five(25)fcet Tl�e aign(s)shall read�"Ttee
Ptoteaion Zone Keep out".
4.ILe oaner shali aose Ne required fmcing and signage to be insmUed and msintained for the dura6m of the 000s�uction.
5.In situations w6ere a pcotechd ha remains in the imrnediete aera of in[ended consWCdan and tha tree may bc in denger of being�maged by
caestrudiou eqaipmmt w othu activity,the mntneta or subcontreeta afiell proteet the troe with 2"a4"lumbec maireled wiN wire or odia
mwns that do not dnnage the kee.'17ie inleut ia ro proteG Uta auak of LLu trae agaimt incidrnfal conleN by lerge comhucNon equipma�t
6.Meteriel Sb,agc No�trnage or placemmt of inetaielf intmded for use in consauction or waste mataiala accumulaled duc to ucavation ar
danolitinn shull 6a plscxd within Ne Ilmits of tho ctiUcal root zoae of any{xotected trcx.
1.Fquipment Cleani�gll.iquid Dispo�al:No equipment dwll be cleaned or o�a liyuido,including,wi�hout limitaticn,peint,oil,solvrnb,espl�aly
ooucretc,mortm ar similar mffieiel�deposited ar allowed m flow into the criaral root zane of a�sotuted tc�c.
8.Trce AUacfimat6s:No sigas,wi[es a otha aUad�mwb,otha than those of a protective naWro,ehell bo adechcd to eny�xotxled lrce.
9.Vehieater 7Yaf6e:No vehicolar and/a consWCtion equipment trafHe or perking sha�l talca place within the crirical ioot zoue of eiry protecled
tra otAer t6Hn oa exiating 9trat pqvdomL
10.No 1Kavy equipncnt,ixludingbut aot limited to hudu,tractan,trailere,bulldozaa,acwvxtors,ekid steer trectas,tra�checa,canpresxag,
and hoiste,ahalt he allowed inside the drip-6ee of my protected hx on any construction si�e.
1 I.Gnde�Chonges:No grede chauga shaLL be allowed within the lunits oYthe ai8cal root zone of auy protected ace unlesa adequate praecava
000chvdion methods are approved in edva�e in wriGna by tlie oiry.
l2 Impavioue Pnviny No pavieg with asphalt,cmcrem or other imperviws materials ahn1l bc placed witl�in lhe lmtih of the cririal root zqte of
e plotecied treq unlaa exptreely pennilted 6y t}�e public workv Dq�t
t 3:Rout Pnmi��All raots two incha a larger in diometec which arc ezposed as a resutt of urnching or aher excawtion shall be wt off squaze
with a s6a�p meditmi tooth aew and covaed with naturel fiba budxp wit6in hvo hwis oF initiel acqosuee.
14.All public siclewallu ehell temain op�,frae and clevr fa public occeas,unless c]osure is permitted by the Public Wods Depardnen�
iREE PROTECTION STANDARDS
REVISED 5/13
CITY OF CUPERTINO pppROVED BY: DATE:]�q,�� 6-a
STANDARD DETAII.S Ciry gineer
�
�A��►������;��� ��a��-��b,.�
�M Application /�-r —�►1 �i
s.f r.�■.��++.�..�
Approval Date � —��_
Signature � ;=�__ � .,� ___.
(Case Manager) i
PROPERTY
�_ • �
PROPERTY LINE�
1�0
�
�
�
�
(E)FENCE�
(E)FENCE
REMOVE(E)162 SQ.FT.POOL
EQUIPMENT SHED
(E)POOL
��.
�4
�� .�
(€)POOL
EQUfP�MENT
SHED �
�� �
� \(E)PUMP ���
�
----, — �\ �
'� II
�� II
�� II
�� II
�� II
�� II
--�� II
rr_________________� u
i u
i u
II "
�i u
�� ��
I II
I� II
II REMOVE(E�1,447.24 SQ.Ff. II
II HOUSE II
J
�� ��___--_____
�I II
'I II
��JJ 4
q
II ��
II ��
u p
�� ii�
11 EXISTING HOUSE II
I� II
I� II �r=—=—_=�l
I� II II �I
I� II II LL
�� �� u rrJJ
�� �� ��
�I — �� ��
�L=__�______—_�� II �I
REMOVE(E)32824SQ.FT �� EXISTING ��
DETACHED GARAGE II GARAGE �I
�I
�� I�
�� I�
�� I�—
�� �
�� ��
II �
�I
_ PROPERTYLINE� (E)DRIVEINAY
16'� � �%Z%�i� �.�
�LE TREE
�E�EW/►LK
JOHNSON AVE
�
�
�
I
I�
u
PROPERTY LINE
t
�,
�!
! (E)FENCE
I�
�
\\
�//%
�//�i
.
DEMOLITION PLAN SCALE:1/8�,��
3COPE OF WORK: LEGEND
DEMOLITION OF EXISTING BUILDING IS UNOER A SEPARATE PERMIT.PLEASE SEE SHEET
A-1 GENERAL NOTE#9. 0 F�(ISTIN�TO BE REMAINED
�____� EXISTING TO BE REMOVED
DEMOLITION
PLAN 8�
FLOOR AREA
CALC.
DIAGRAM
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DRAWN
LOC HUA
CHECKED
TRI HONG
DATE
JANUARY,2014
SCALE
AS SHOWN
JOB
012-146-11
SHEET
A-2.2
_._.�____._____.__.__.__�...______ _�..__�...____._____ _________..�__�
10'-0' 30'-0' f
A DOOR MAY OPEN AT A LANDING THAT IS NOT 14'd' S'1' �
MORE THAN 7�'L9�'ER THAN THE DOOR'S
THRESHOID IF TF{E DOOR DOES NOT SWING
OVER THE IANDIAG.(CRC R 311.3.1&R311.32)
RISE OF STEPS(Ii1AX.7.75 j
1.PROVIDE 42'H{GH W.I.PROTECTNE GUARD FOR
DECKS.PORCHES BALCONIES AND RAISED FLOORS, I BALCONY
(MORE 1NAN 30'pBOVE GRADE OR FLOOR LEVEL).
2.OPENING BE7W�EN RAIIS SHALL NOT BE 5'-0'HIGH WALL 5'-0'HIGH WALL
GREATER THAN 4'(UP TO 34')AND 8'(ABOVE 34�. I r-2'
; 6080 SL.GLS.DR.TEMP. E
I
10'�'
Td'(2x6WALL)� ��g
45'-0'
29'-8' 15'�'
r�a• ,r-�o• rr• �r-ia• ra•
'v�—
°4
0
. I COVERED PATIO r
SECOND FLOOR LINEI
! ^T�A A DOOR MAY OPEN AT A � AI� �
• 4 . LANDING THAT IS NOT � .
� I MORE THAN 7}'LOWER � ;
THAN THE FLOOR LEVEL IF
; THE DOOR DOES NOT I #
I I SWING OVER THE LANOING. � 3 �
g��(�fi W�� � (CRC R 311.3.1 3 R311.3.2 I 1 6'-0' •
8050 FIXED wl Y j SECOND FLOOR LINE 3
REE ED _...._...���_,��._ ���.._
� � t
� � � \ I 9 S w i �' q � �, � .
� � ............_.............i � x
; FIRST FLOOR LINE ;' � 4 °,� � °ti t" �
;_.._.__.�........_'_'__'_.._..�. _'"w. "'�'_'1 ' "' _ ..q-�_.. ..�..���_. ' _.. �............_.__ � � __T . .
SEAT 8080 SL.GLS.DR.EMP.
; LL I^�_�.�__�,_T���. ; ,, � 4 i
��� � f f § � � v . �
R I ; 3 �� � � � �
,F
� Io w.i. I E o Z, ! �
� � f + v�i 36"HEAT 8 GLO'GAS
i a M.BEDRM. � : f' ; �`"' FIREPLP,CE MODEL 6000 ClX i
;2040 ATTIC ACCESS I CL.HT.9'•10' '
! � '• `f I ! SERIES OR EQUAL ; I
;DR.wl 20 MIN.DOOR wl `� HARDWOOD � /
< 3 i �� UL LISTED:ANSI Z21.SBa2008
;SELFLLOSER.PROVIDE • � ! 4 3
'WEATHERSTRIP OR SEAL = ' � i q O �N�Nr' � I
I � � -----% ° CL HT.10'-0' I
i T0 PREVENT DRAFTS. i � I ti0� i { I I
: i r�• BEORM.2; � o � HARDWOOD � 4
0 2'd CL.; CL. CL.HT.VARIES: `,�` i i � FAMILY
W � HAROW000 ' I '� � CL.HT.10'-0'I
LL , 1'-8' 13'�' 8'
o I � -�.'-�....-��.-� 5'-8' 3'�' 6'-10' o HARDW000
o Cl.HT.9'-0' d � ` ; , z
q N I j� � i 5080 BI-PAS DR ? J; e r-0, �s � I
� 2880 PCKT.D. I + $ �
, � � �: �� LL 3 i�
� °P °o' o � . I
a 0' M/C N)22'z3�' �p � -____ __.._� � LL; FIXED �I � - A
j J �. � �MI.ATT�C .'.k._._ N i w' � ¢ Q�'-
j � ' L MIC ,�-�,? S�T N� � /8'x24'MIN.
� a �` 5�_�.
'o � w L. ° M.BA. � 26� � � '; ,., i.i I '� 9'-2'FURRED' UNDER-FLOOR '
�q N � -S� . � r---�-�, _ � ; 1 ACCESS CRC ae�
j LL - - o �C.H.VARI R (1 � ; � o o DINING NOTE:PROVID FIRFSSTOPIS / R4p8.4 M1
;� � x I ; TILES � I � �Y 5080 BI- �a i i `�y CL.HT.10'-0' AI,ONG 10 FT.INTERVAt,SJ /
�" o LL � �I�"� OLD D fn IZ o w ? o w �W�� (B O T H H O R I Z O P i T A L& -`�
3 �3 � '�.� � �.�� `"�' : y �w VERTICAL)AL041G THE ~ a RAN.
' ^ � .._....__... ��----J Y � �
tc + � L E N G T H O f A N`t F R A M E D I
��-0� .TEMP"�' m� f'I�� '• Y-0' 6-0' WALLABOVEI FT.HEIGH4'. f�'s'�1•I!.
; .E�;
SHOWER 8 TUBISHOWER WALLS SHALL BE � � �: � ' d �AR.� � pTp y � 3 3'-0' 8'1 ' G-0' �
SMOOTH,HARD NONABSORBENT u� / �' � L q ,{;;;;,; ; : L HT.9'-0' ° � SHOWER 8 UBISHOW R WALLS SHALL B b w �
SURFACE OVER M6ISTER RESISTANT " I� � m� "`'' �LES i SMOOTH,HARD NONABSORBENT � ��� ( _-�A-�'
UNDER-LAYMENT T1D A HEIGHT OF 72' � r�d SURFACE OVER MOISTER RESISTANT FIXED � ICHE q �
ABOVE DRAIN INLEf.WATER-RESISTANT ¢°? CL HT. VENTILATION FO MECHANICAL q j UNDER-IAYMENT TO A HEIGHT OF 7Y = �HH��,-0, - �..5qg�qq�� .-w -_
GYPSUM BACKING 90ARD NOT BE USEO 1616 1f�6 16 �_ 9�-0• � � CLOTHES DRVE SHALL 8E � ABOVE DRAIN INLET.WATER-RESISTANT � � ^ 4� --- N --
OVER A VAPOR RETARDER IN SHOWER OR U(ED SMNZ CSMN a�-a �$ q ' GYPSUM BACKING BOARD NOT BE USED '< � TILES ___ �Y_� _
1'-11' 3'-6" 3'-6'q t'-7' VENTED TO THE OUTSIDE AND o � a r=r -
BATHTUB COMPAR�AENTS.CRC R3072. � �/� COMPLY WfTH C C.SOi.3.22 = ' OVER A VAPOR RETAROER IN SHOWER OR v,_� �, GL I t �
SHOWER GLASS Td BE TEMPERED. � t � BATHTUB COMPARTMENTS.CRC R3071. �- "�� �''��1 1 ENTRY ��'-0'
• SHOWER GLS TO ~ m
o ; SHOWER GIASS TO BE TEMPERED. 1 �Ra 'CL HT.13'-Y CLR
� BE CLR.fROM 1630 � . ^?� sep E F{qRpyyppp
WINDOW 7-1' FIXED I N , I , � GAS AN ESS � ,,,,,.. I I
; � ¢ BEDRM.3 M O B L A! T G-9 5 Y ���
a 4 CL 4 CL.HT.9'$' v i � c�.�,� '
3 FACING WALL . . a Q _
� m HARDWOOD I � OR U PROVIDE 2680 P Cl.HT�.10'-0'W,( ;'r
� SHALL BE 2z6 i $� MIN. 4 LINE MIC �pw� � y
: � FIRST FLOOR UNE� � k ' . � I 2680 PAIR 2440 ARCH
� '-0'CLR� Y-0'CLR ; �' - �--- ryOQP !
� , � � q c� "'CL Y\ FU(ED TEM 3 .
_J_� � , ,
I
�� i.� ; 4 .� FACINGWALL ? � Zx6 (
_" ' I Q SHALL BE�c6 3 �p ryp� �j Wp�L I 4 PORCH � FACING WALL
, � j Q � SHALL BE 2x6
I ; 5050 ARCH j r---- -
� 5�' WALL FRONT 6'-0' 4'�8' 6'-0' �1'd' 6'-4'
� • CSMNT, j
� � FACING WALL �
� 10'�' 6'�'t T�4' 10'8' SHALL BE 2xfi � -0'CLRa i7-0'CLR _ J ___
. - � -4
3 E�� NOlE:ALL FRONT FAC�NG y � BEDRM.4 �
: WINDOWS AND DOORS CL HT.10'�'
I SHALL HAVE 2'RECE,SSED � �pyyppp I A DOOR MAY OPEN AT A
` FIRST FLOOR LINE '
3 ' L__________.___.__ _..___�_�_�__i � I LANDINGTHATISNOT
i
j ( MORETHAN7�'LOWER
? `.._-.-..^� �� �X �' TIiE DOORFDOES NOEVEL�F
' A B C FACING WALL� 2x6 SWING OVER THE I.ANDIN6.
� ___FIRST fL00R LINE __,_1 A-5 A-5 A-5 � (CRC R 311.3.18 R311.32
_ SHALL BE D�6 q WALL
6060
I 1'-8' S !i0'-8 MN I 13'�'
SECOND FLOOR PLAN S��E:,,4•-,.-0•
� �pp(��ati�i�� �'�vl� -a-� - --
M-'
�N� Applicatior�� ,��� -���-��
�rii.�.=----�=
�pproval Date 9—� - �
�ignature_ , �
(Case Manager�
45'-0'
A
A-5
9'd'(2x6 WALL) 3'-0'
8050 FIXED wl Y
RE E aC
a o.
�w wq
o� x�
SEAT -
__...._.. _......_._,
SECOND F OOR LINE '
( "`- t4
I iw
�� DESK
�o �
�a Z
Noo�C �a .__. g�<
CL.HT.10'-0' �Z �'
p �,-0.
HARDWOOD (w �
I �N �
i
'E'CLR. a
DNV `�
�
( � W
( � � 4
�._._..._.__:_............. f p �
� �I ` o • w �
' � LL �
KITC EN � �
Cl.HT.�10'-0'
HARD OD `� KL SS
� � W.H.B'RH EM
� I '"-�. �MODE #R G-95
'"' OR EO AL OVI
'�. �MIN.3/ LINE
:.{ � ♦
`� �'• i�ii;,i�s:�ti*,` � 7
�i:.,;�j€;,:, :,,:11.::��':�;.
2(Y-0'MIN.CIR. � �
�
PROVIDE 20 MIN.RATED I �
OR 1 3l4'7HICK wl � �
SELF-CLOSING DOOR. � ;�,o
PROVIDE 1 HR FIRE RATE �
WALL wl 2 LAYERS OF 5/8' �Z
TYPE'X'GYP.BD.TO I ;-
UNDERSIDE OF RAFTER. �
UL DESIGN U-301 �
- �li
� PROVIDE 1 HR FIRE RATE o
� � WALL wl Sl8'TYPE'X' I {�
� ( GYP.BD.UNDER STAIR i N
z �
� I 2 CAR GARAIGE �.
b (
( ow I ;ow
� in a �rn a
�NOTE:�{ I
t.GARP�GE TO BE SIOPE TO ORPJN OR IN VEHICAL EM�2Y
DOOR PER SECTION R309.1 OF 2010 CR
2.THE GARRG�'Qk'C1tF2PORiSAXI'C'8 EPAitAIED'FR�PLL
HABRABLE ROOMS ABOVE WITH NO LE�THAN{'TYPE X
GYPSUM BOARD,OR EQUNALENT(2010.RC TABLE R302.fi)
3.ALL STRUCTURAL ELEMENTS SUPPOR ING 1HE
FLOORICEILING ASSEMBUES USED FOR EPARATION SFU+LL
HAVE q'GYPSUM BOARD PROTECTION.(010 CRC TABLE R302.6)
16080 SECT.GAR.DR
FACING WALL
SHALL BE�6
NOTE:ALL FRONT FACING
WINDOWS AND DOORS
SHALL HAVE 2'RECESSED
2(1'-8'
c
A-5
LEGEND
ESCAPE WINDOW OR DOOR IS PROVIDED AT
EACH BEDROOM MEETING ALL OF THE
FOLLOWING:
1.20-IN MIN.CLEAR WIDTH
2.24aN MIN.CLEAR HEIGHT
3.5.7 SQ.FT.MIN.OPENABIE AREA
4.5 SQ.FT MIN OPEN AREA FOR
GRADE-FLOOR OPENINGS.
5.OPENING IS TO BE MEASURED 44 INCHES
ABOVE FINISHED FLOOR.
CBC 10262 8 7026.3
N
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' ��
�
r1 �I � �
FIRST FLOOR PLAN S��E:,,,•,,�-0•
1'-8'
DRAWN
LOC HUA
CHECKED
TRIHONG
DATE
JANUARY,2014
SCALE
AS SHOWN
JOB
012-746-11
SHEET
A-3
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._._._._._._.
._._.
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REVISIONS BY
Q 03.26.14 P.D.
Q 07.14.14 P.D.
_
_
GASS'A'EAGLE ROOF TA.E YATH PRODUCT NUMBER:
1878 OR EOUAL INSTIllATqN PER MPNUFACMtE
RECOMAEtARTI0M5.`�ERIF1'WITH OWNER OR DESIGNER 72
FOR COIOR OF ROOF RE.FOR MORE r60.SEE ��
NM44.EAGLEROOFMG.001A CPP6TRAN0 TILES:fi 7SF
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�; '� SEESTNUCTURALORnWINGSFOR y Y I =��
�'�� j . � y ADDRIONALINFORMAMINFOR � Z 1d I �i s � 17 if€
, ♦. A.� FLOORfRAApNC8F0UN0ATbN *� A•B 14 A� � q A� III j�j
SECTION A "� "' � RIOCE � 14 ,,,
SCALE:3/16'=1'-0' I A-6 1!i
� III I
Sil III srt�x.cecs ° io•sun.
OA NER.216 �TUNNEL I
IIE III
!iE III � y,s y
!E O :�s » � I 1
ilE A 11
ClASS'A'EAGLE ROOF T1LE WRH PROOUCT NUMBER '•17'M4X.FROM F.G. A� �
CIASS'A'EAGLE ROOF T0.E N7TH PRODUCT 31� .,� �� � A•6
1678 OR EOUAI.MSTPLUTpN PER IAANUFACNRE 16'S MRX FROM F.F. �2 MIAIBEk 1878 OR EOUAL.INSTN1AiNIN PER -� I
�� 16'-0'MAKFUTROOF J�
11 �COMMENORTIONSVERIFYN1TMpYM1ERpqDE51GNER 12 W/AIfACTUREREC0AAE1qATpNSVEWFVW1iM -� � �
�a FOR COIOR OF ROOF TILE.FOR IAORE INFO.SEE 12 �6 OWNER Oti OESGNER FOR COLOR OF ROOF TRE. 'SLOPE}'PER FOOT . � �
VAN4.EAGLEROOFNG.COU GPISTRANO T1LE5:6 PSF 4� •"° """"` ..`. FOR MORE NFO.SEE WNW.EAGLEROOFNG.LOM � � '�_ � J ��
� ` cansmua nes e a� g-0, � ;�_y... - 15 s op' � III
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€ A-6 A B C
'� � ' b i, A•5 A•5 A•5
•••• ��� SEE STRUCTURPL DRAWHGS FOR . �,� SEE STRUCTUtUL DMWMlGS FOR
ADDIiIOHOL INFORMATION FOR �
\ .fV` oon riuwNC s Far+wnow A 6 M � a��F u�r+cNFatr.uax�ia�n�ori A_�
ROOF PLAN S��E:�,6•=,•-0•
ROOF PU1N NOTES:
SECTION B SECTION C •ROOFSLOPEISTOBE4:12.
SCALE:3/16'=1'-0' SCALE:3116"=1'-0' •ARROWS INDICATE DIRECTION OF ROOF SLOPE
•NEW FLOOR CEILING HEIGHT IS TO BE 9'-0',9'-B',9'-10',10'-0',10'-8'.11'-0'.17-0'813'•2'.SEE
FLOOR PLAN.
•OVERHANGS ARE TO BE 14'AT EAVES 14'AT RAKES.
•PROVIDE EAVE VENTS FOR ATTIC VENTILATION PER U.B.C.TYP.
•INSTALL G.I.MATERIAL ROOF JACKS FOR PLUMBING VENTS,ETC.AS REQUIRED
•INSTALL S,26 GAUGE FASCIA GUTIER wl DOWNSPOUTS AS RE�UIRED(MATCH EXISTING). A�'C V E NT CALC U LATI O N
PROVIDE CANCRETE SPIASH BlOCKS AT DOWNSPOUT LOCATIONS FOR ORPJNAGE AWAY FROM (3)3'DIA.HOLES�FREEZE
STRUCTURE-TYPICAL ATTIC SPACE ATTIC AREA X Xw=�4'�.FREE VENT BLK'G.=.1473 S�.FT.
•PROVIDE 26 GA.GALV.FLASHING AT ROOF TO WALL CONNECTIONS.
877.16 SQ.fT. 5.85 SQ.FT. 42 BLK'G=6.02 SQ.FT.
ROOFlNG CLASS'A'EAGLE ROOF TILE WITH PRODUCT NUMBER:4fi78 OR EQUAL.tNSTALLATION PER
MAWUFACTURE RECOMMENDATIONS.VERIFY WITH ONMER OR DESIGNER FOR COLOR OF ROOF T1LE.FOR B 1.788•66 SQ.FT. 7.92 SQ.Ff. 55 BLK'G=8.10 SO.FT.
MORE INFO.SEE VJVVW.EAGLER00FING.COM CAPISTRANO TIlES:6 PSF
C
SKYLIGHT:4020 FS302 YELUX'.ICBO#NER-216
TOTAL VENT PROVIDE FOR A 8.10 S�.FT.•>7.83 SQ.FT.(MIN.REQUIRED)
SUN TUNNEL:10'814'BY YELUX'.ICBO q NCTL 21027E123 TOTAL VENT PROVIDE FOR 8:13.26 S�.FT.•>12.40 SQ.FT.(MIN.REQUIRED)
TOTAL VENT PROVIDE FOR C:1.47 SQ.FT.=>1.20 SQ.Ff.(MIN.REQUIRED�
PROVIDE EYEBROW VENT IF NEC.
2x4 STUD FRAMED WALL LOW WALL STAIR NOTES:
USE DOWELLfAST SMOOTH SURFACE NOTE:SEE STRUCTL FOR STRUCT'L
PROCEDURE ON CALCULATION AND DETAILS. 1. STAIR WILL BE PREfABRICATE BY OTHER.
CONNECTION OF NEWEL HANDRAIL�36'AF,F. � 2 INSTA�LATION PER MNNUFACTURE RECOMMENDATIONS.
(N)HANDRAII wl 2 o r �. VERIFY ALL DIMENSION AT FIELD BEFORE FABRICATE OR DRAWN
POST TO FLOORING(L19076) SMOOTH SURFACE w/ °�d �
AILOW}•DRYWALL TO DIE ���., INSTALLATION. LOC HUA
1'MAPLE OR EQUAL NO SHARP CORNERS RAILING �a� 4. VERIFY COLOR WITH OWNER AND DESIGNER
i'MAPLE OR EQUAL VERIFY AGAINST�PLYWD.BACKING DO , z c�
BLOCKING VERIFY wl OWNER p pF Rq� e=o i 5. MANUFACTURE PROVIDE ALL CALCUlATION AND SHOP DRAWING CHECKED
FOR COLOR wl OWNER fOR COLOR }'FROM TOP OF BULL NOSE TRIM. 1 X 6 w/SHOE ��2 c~.�° TO STRUCTURE ENGINEER AND DESIGNER FOR APPROVAL.
MAPLE STRINGER iD g � MOULDING(PAINTED) LL=N� TRI HONG
EDGE WRAPPED IN CARPET
t'MAPIE OR EQUAL VERIFY STARTING EASING
w/OWNER FOR COLOR �= JAN ARYE 2014
�, 1'z 1�BULL NOSE MOUNDING
5 3 GLUED AND NAILED TO t'x 10' SCA�E
Z o TRIM BELOW S}'PLYWD.BACKING
AS SHOWN
�~ �7 �• SPHERE 4'CANNOT PASS
M N. LR 1x10 TRIM(PAINTED) � THROUGH ALONG WALKING JOB
MAPLE TREAD SIMPSON LUS #'PLYWO.BACKING TO RUN ENTIRE TURN BUIL
SERIES SLOPED PRONDE Dc BLOCKING LENGTH GF TRIM-HOLD}'DOWN SURFACE CRC R3123 Ot 2-146-11
CARRIAGE JOIST HANGER (d�CONNECTION fROM TOP OF BULL NOSE TRIM DOWN TO'M SPHERE 6'CANNOT SHEET
3-2zi2 STRINGERS OTE PROVIDE 7 HR FIRE PASS THROUGH
LAG SCREW FLOOR RqTE WALL w/5/8'TYPE'7C
3-2z12 STRiNGERS 2x12 STRINGER wl ac4 BLKG
NOTCH STRINGERS�PIATE AGAINST 2u4 WALL
GYP.BD.UNDER STAIR.
3��.� A-5
2x4 STUD WALI
5. CLOSED RISER @ WALL . BOTTOM OF STAIR 3.TOP OF STAIR 2. HANDRAIL CON. DETAIL �.STAIR DETAIL TYP.
AB
AC
AD
AE
BB
BLDG
BLK
BSL
BW
CC
CLF
CO
COP
CONC
CSD
CVE
DE
DI
DS
OWY
EA
AGGREGATE BASE ELEV ELEVATION MH
ASPHALT CONCREIE EM ELECTRIC METER MIN
AREA DRAIN E(OH) ELECTRIC OVERHEAO NecS
ANCHOR EASEMENT E(UG) ELECTRIC UNDERGROUNO NTS
BUBBLER BOX EP EDGE OF PAVEMENT OH
BUILDING EX EXISTING OG
BLOCK EVA VEHICLE ACCESS EASEMENT P
BUILDING SETBACK LINE FC FACE Of CURB PAD
BOTTOM OF WALL/BACK OF WALK FD FOUND PE
CURB B GUTTER fF FINISH ELEVATION OF SUBFLOOR PEE
CENTERLINE FG GROUNO FINISH GRADE PERF
CHAIN LINK FENCE FH FIRE HYDRANT R
SANITARY SEWER CLEANOUT FL FLOW LINE PP
CURB OPENING G GARAGE SLAB ELEVATION/GAS UNE PROP
CONCRETE GPE GENERA�PUBLIC EASEMENT PSE
COUNTY STANDARD DETAI� GSB GRADING SETBACK PUE
CONSERVATION EASEMENT GM GAS METER P�T
DRAINAGE EMITTER HP HI POINT PVC
DRAINAGE INLET �NV INVERT RW
DOWNSPOUT LIP LIP OF CUTTER
DRIVEWnY LS LnNOSCAPED AREn REM
EASEMENT MAX MAXIMUM R/W
MANHOLE SD
MINIMUM SDE
NAIL AND SILVER SE
NOT TO SCALE SME
OVERHEAD SS
ORIGINAL GROUND SSE
PAVEMENT FINISH GRADE STA
PAD ELEVATION STD
PATHWAY EASEMENT 5y/
PEDES7f21AN EOUESTRIAN EASEMENT 7g
PERFORATED TC
PROPERN LINE TEMP
POWER POLE TOC
PROPOSED TOE
PUBLIC SERVICE EASEMENT TC
PUBLIC UTIUTY EASEMENT TPF
PAVEMENT TW
POLIMNYL CHLORIDE T1P
RADIUS VG
RETAININC WALL W
REMOVE WCE
RIGHT OF WAY WLK
WM
WOE
`NV
�EGEND & ABBREVIATIONS
STORM DRAIN —————EASEMENT LINE
STORM DRAIN EASEMENT QQ AREA DRAIN
�s�'0'.7�; OP(t01.70)E%ISTING ELEVA710N
SLOPE EASEMENT 0 BENCHMARK -�,_'r.....EXISTING FENCE
SLOPE MAINTENNANCE EASEMENT --:���=-'�--
BOUNDARY
SANITARY SEWfR/LATERAL � �, �.�����, '-�.E7CiSTiNG TREE TO BE REMOVED
SANITARY SEWER EASEMENT CATCH BASIN
STATION � COBBLE ROCK ENERCY DISSIPATOR -�"�� ' ExISTING TREE TO REMAIN
STANOARD CITY OETAIL ����-..�-�FOUND�RON PIPE AT PROPERTY CORNER
SIDEWALK � CONCRETE
TOP OF BANK � o--��FIBER ROLLS
TOP OF CURB —55•:i—EXISTING CONTOUR AFTER GRADING
TEMPORARY —550—ORIGINAL GROUND PRIOR TO GRADINC � GAS MElER
TOP OF COVER M. GAS VALVE
TOE OF BANK �00.46 DESIGN GRADE
TOP Oi"GRATE � DOWNSPOUT'MTH SPLASHBLOCK ��' GRADE TO DRAIN
TREE PROTECTION FENCE � "4 GUY POLE
TOP OF WALL DRAINAGE EMITTER
TYPICnL �� DIVERSION VALVE �— CUY YnRE ANCHOR
VALLEY GUTTER • HIGH POINT
DRAINAGE DIRECiION EXTENDABLE
WIRE CLEARANCE EASEMENT � BACKWATER VALVE(SEE PROJECT NOlES) ;� HYDRANT: EXISTING
WALKWAY —������—DRAINAGE SWALE ',� HYDRANT: PROPOSED
WATER MEiER
WIRE OVERHANG EASEMENT
WATER VALVE
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BASIS OF BEARINGS
THE BEARINGS SHONM ON THIS MAP ARE BASED ON THE
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N47'27'13"E SHONRJ ON TRACT N0.1287,RECORDED IN BOOK 48
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2. THE LOCATION OF TNE UNDERGROUND UTIUTIES SHOWN ON THIS MAP WERE BASED ON
MARKINGSMADE IN THE FIELD BY OTHERS.THERE MAY BE OTriER UNOERGROUND UTIUTIES 1HAT
EXIST ON THIS SITE THAT ARE NOT SHOWN ON 7HIS PLAN.CLEARLY DEFINED MARKINGS THAT
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