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DRC Summary 05-20-2021To: Mayor and City Council Members Planning Commissioners From: Benjamin Fu, Director of Community Development Date: May 21, 2021 Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE May 20, 2021 Chapter 19.12.170 of the Cupertino Municipal code provides for Appeal of decisions made by the Design Review Committee 1.Application EXC-2020-005, TN Design (Kumar residence), 10290 Imperial Ave Description R-1 Exception Permit to allow the construction of a new 3,026 SF single-story residence with reduced side-yard setbacks of 5' on each side, where a combined side-yard setback of 15' is typically required in the R1-7.5 zoning district. Action The Design Review Committee approved the application on a 2-0-0 vote. This is effective May 20, 2021. The fourteen-calendar day appeal will expire on June 3, 2021. Enclosures: Design Review Committee Report of May 20, 2021 Resolution No(s). 335 Plan set OFFICE OF COMMUNITY DEVELOPMENT CITY HALL 10300 TORRE AVENUE • CUPERTINO, CA 95014-3255 (408) 777-3308 • FAX (408) 777-3333 • planning@cupertino.org DESIGN REVIEW COMMITTEE STAFF REPORT Meeting: May 20, 2021 Subject: R-1 Exception Permit to consider allowing the construction of a new 3,026 SF single-story residence with reduced side-yard setbacks of five feet on each side, where a combined side-yard setback of 15 feet is usually required in the R1-7.5 zoning district. (Application No.: EXC-2020-005; Applicant: T.N. Design (Kumar residence); Location: 10290 Imperial Avenue; APN: 357-19-053) Recommended Action: That the Design Review Committee adopt the draft resolution (Attachment 1) to: 1. Find the project exempt from CEQA; and 2. Approve the R-1 Exception (EXC-2020-005). Project Data: General Plan Designation: Residential (0-4.4 DU/Ac.) Zoning Designation: R1-7.5 General Plan Neighborhood: Monta Vista Site Development Regulations: Required/ Allowed Existing Proposed Lot Area 7,500 sq. ft. 6,726 sq. ft. No change Lot Width 60’ 50’ No change Floor Area 45% FAR ~2,910 sq. ft. (43%) 3,026 sq. ft. (45%) Lot Coverage: 50% N/A 3,363 sq. ft. (50%) 1st Floor Setbacks: Required Existing Proposed Front 20’-0” ~24’-9” 24’-8” Side Combined 15’ ~8’-8” Left ~5’-6” Right 5’ Left 5’ Right 10’ Combined Rear 20’-0” ~61’ 29’-6” Project Consistency with: General Plan: Yes Zoning: No, exception requested for reduced side-yard setbacks of 10’ combined. Environmental Assessment: Categorically Exempt per Sections 15303 (Class 3) of the California Environmental Quality Act (CEQA) Background: Site Description The subject single-family residential property is located on Imperial Avenue in the Monta Vista neighborhood (Figure 1). The site is surrounded by planned development light industrial, P(ML), to the north and east, with other single-family residential uses to the south and west. The existing single-story residence was originally built under the County of Santa Clara’s jurisdiction in 1961 and was annexed into the City in 2004. The existing lot is substandard in area at 6,726 square feet where 7,500 square feet is the minimum lot area for R1-7.5 zoned properties. Furthermore, the lot is substandard in lot width at 50 feet, which is 10 feet less than the minimum lot width of 60 feet required for R1-7.5 properties. Discussion: Applicant Request The applicant, Nghi Le, representing the property owner, Sandeep Kumar, is proposing to demolish an existing residence and detached structure in the rear to construct a new 3,026 sq. ft. single-story residence with an attached garage and new landscaping in the front and rear yards. The project requires an R-1 Exception for the proposed five-foot first floor side-yard setbacks on either side of the home. The City’s Municipal Code (Chapter 19.12) requires Design Review Committee review for all R-1 Exception applications. Side-Yard Setback Exception The project site is located in the Monta Vista neighborhood where there are numerous lots that are substandard in width. The original subdivision in this neighborhood subdivided lots into 25 feet in width. Over time, many lots were conveyed together and Figure 1: Vicinity Aerial (subject property outlined in blue) IMPERIAL AVE OLIVE AVE ORANGE AVE ALCAZAR AVE eventually merged into 50-foot-wide lots as allowed by the Subdivision Map Act. Furthermore, much of Monta Vista was developed in the County under different development regulations. Consequently, many of the neighboring homes have side-yard setbacks that do not conform to the City of Cupertino’s development regulations. The R-1 Ordinance requires a combined 15-foot first floor side-yard setback, with no side yard setback less than five feet from the property line. The R-1 Ordinance allows properties located in the R1-5 zoning district (Rancho Rinconada neighborhood), where there are several hundred lots that have a lot width between 47 feet and 51 feet, to have minimum five-foot side-yard setbacks on both sides. These reduced side-yard setbacks therefore allow greater flexibility for smaller and narrower lots to construct a reasonable and balanced, floor plan and front elevation. Given the project’s lot area and width constraints, the applicant is requesting the five-foot side-yard setback exception. There have been other properties for which a reduced side yard setback has been approved due to being narrow and smaller sized lots. While research indicates that some of these residences were built under the County of Santa Clara’s jurisdiction with varying building setback and development parameters that are considered non-conforming under the City's requirements, there are eight recent first floor side-yard setback exception approvals1 in the neighborhood to allow five-foot first floor side yard setbacks on either side. See Attachment 3 for a map of R1-zoned Monta Vista residences with existing first floor side-yard setbacks less than 15 feet combined. Project Design The proposed single-story residence (Figure 2) is designed to meet all aspects of the R-1 Ordinance, with the exception of the first-floor side- yard setbacks. The proposed design is generally consistent with the Single-Family Residential Design Guidelines and is compatible with other homes in the neighborhood in terms of massing and design with the architect proposing a design that features neutral-colored stucco and stone veneer. The site is not subject to the Monta Vista Design Guidelines, which regulate architectural style and materials within a portion of the Monta Vista Specific Plan area. 1 Note: Prior to 2005, 5-foot first floor side-yard setbacks were allowed for all lots 60’ or less in width and less than 6,000 sq. ft. in size, without the need for an exception throughout the City. This was amended by the City Council in 2005. Figure 2: Proposed Design Site Improvements The scope of work includes the installation of new landscaping in the front and rear yards comprised of turf, mulch, and a mixture of drought-tolerant plantings and decorative trees. As a condition of approval, the applicant shall submit a Prescriptive Compliance Application or a full Landscape Documentation Package prior to Building Permit issuance per the Water Efficient Landscape Ordinance (Chapter 14.15) of the Cupertino Municipal Code. There are no proposed tree removals as part of this project. The existing 6-foot heigh CMU wall along the entire length of the shared property line between the industrial property to the north and the subject property shall remain, per the conditions of approval of a previously approved Use Permit (U-1991-01) for the industrial property at 10280 Imperial Avenue. As part of their final landscape package prior to Building Permit issuance, the applicant will include drought-tolerant taller plantings along the portion of the CMU wall located within the front yard setback to provide visual relief and screening. The landscaping will also help provide a transition between the light industrial uses to the north and the single-family residential uses to the south of the subject property. These plantings must be maintained as a condition of approval as long as the requirement to retain the CMU wall remains. The project shall comply with the requirements indicated on the Public Work Confirmation Form dated October 22, 2020, including but not limited to providing street improvement designs to be reviewed and approved by the Director of the Public Works Department prior to Building Permit issuance. Environmental Assessment This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15303: New construction or conversion of small structures. Public Outreach and Noticing The following table is a brief summary of the noticing done for this project: Notice of Public Hearing and Intent, Site Notice & Legal Ad Agenda  Site Signage (10 days prior to the hearing)  7 public hearing notices mailed to adjacent property owners (10 days prior to the hearing)  Posted on the City’s official notice bulletin board (one week prior to the hearing)  Posted on the City of Cupertino’s website (one week prior to the hearing) No public comments have been received as of the date of production of this staff report. Permit Streamlining Act This project is subject to the Permit Streamlining Act (Government Code Section 65920 – 65964). The City has complied with the deadlines found in the Permit Streamlining Act. Project Received: September 11, 2020; Deemed Incomplete: October 9, 2020 2nd Submittal Received: January 20, 2021; Deemed Incomplete: February 18, 2021 3rd Submittal Received: March 26, 2021; Deemed Complete: April 9, 2021 The City has up to 60 days from the date of deeming the project complete (until June 9, 2021) to make a decision on the project. Conclusion Staff recommends approval of the project since the project and conditions of approval address all concerns related to the proposed project and all of the findings for approval of the proposed project, consistent with Chapter 19.28 of the Cupertino Municipal Code, may be made. With respect to the R-1 Exception, the following findings may be made: 1. The literal enforcement of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter. The project is consistent with the intent of the R-1 Ordinance in that it minimizes visual impacts to adjacent residential properties and that it is compatible with other homes in the neighborhood. The five-foot side-yard setbacks are appropriate to allow for a functional floor plan and a balanced, aesthetically pleasing front elevation, that is not dominated by a two-car garage door, on a substandard lot. 2. The proposed development will not be injurious to property or improvements in the area, nor be detrimental to the public and safety, health and welfare. The project will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, or welfare. The project is a single-story single-family residence that is compatible with other homes in the neighborhood in terms of massing and overall design. 3. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose. Due to the substandard lot width of the subject property and the two-car garage requirement for new homes, the strict application of the prescribed side-yard setback requirement per the R- 1 Ordinance would create a situation that would result in an unbalanced floor plan and front elevation. All other aspects of the project comply with the R-1 Ordinance in terms of height, building envelope, front and rear setbacks, and design. The intent of the R-1 Ordinance is met since the R-1 Exception would result in a house that is comparable in siting, scale, and design as others in the neighborhood. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The project is a single-story single-family residence that is consistent with other existing homes in the Monta Vista neighborhood. The granting of a side-yard setback exception is not anticipated to create adverse visual impacts as viewed from abutting properties as it will allow for a balanced front elevation on the substandard lot. All other aspects of the project comply with the R-1 Ordinance in terms of height, building envelope, front and rear setbacks, and design. Next Steps Should the project be approved, the Design Review Committee’s decision on this proposal is final unless an appeal is filed within 14 calendar days of the date of the decision, on June 3, 2021. The applicant may apply for building and other permits at the end of the appeal period. This approval expires on May 20, 2022, at which time the applicant may apply for a one- year extension. Prepared by: Erika Poveda, Associate Planner Reviewed and Approved by: Piu Ghosh, Planning Manager ATTACHMENTS: 1 – Draft Resolution 2 – Plan Set 3 – Monta Vista Residences with Reduced First-Floor Side-Yard Setbacks EXC-2020-005 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 335 OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING AN R-1 EXCEPTION TO ALLOW THE CONSTRUCTION OF A NEW 3,026 SQUARE-FOOT SINGLE-STORY RESIDENCE WITH REDUCED SIDE-YARD SETBACKS OF FIVE FEET ON EACH SIDE, WHERE A COMBINED SIDE-YARD SETBACK OF 15 FEET IS TYPICALLY REQUIRED IN THE R1-7.5 ZONING DISTRICT SECTION I: PROJECT DESCRIPTION Application No.: EXC-2020-005 Applicant: T.N. Design (Kumar residence) Location: 10290 Imperial Avenue; APN: 357-19-053 SECTION II: FINDINGS WHEREAS, the Design Review Committee of the City of Cupertino received an application for an Exception from the Single-Family Residential Zoning regulations as described in Section I. of this Resolution; and WHEREAS, the Project is Categorically Exempt from the requirements of the California Environmental Quality Act pursuant to Section 15303 Class 3 (New construction or conversion of small structures); and WHEREAS, the necessary notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Design Review Committee has held at least one Public Meeting on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and WHEREAS, the Design Review Committee finds the following with regard to the exception for this application: 1. The literal enforcement of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter. The project is consistent with the intent of the R-1 Ordinance in that it minimizes visual impacts to adjacent residential properties and that it is compatible with other homes in the Resolution No. 335 EXC-2020-005 May 20, 2021 Page - 2 - neighborhood. The five-foot side-yard setbacks are appropriate to allow for a functional floor plan and a balanced, aesthetically pleasing front elevation, that is not dominated by a two-car garage door, on a substandard lot. 2. The proposed development will not be injurious to property or improvements in the area, nor be detrimental to the public and safety, health and welfare. The project will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, or welfare. The project is a single-story single-family residence that is compatible with other homes in the neighborhood in terms of massing and overall design. 3. The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose. Due to the substandard lot width of the subject property and the two-car garage requirement for new homes, the strict application of the prescribed side-yard setback requirement per the R- 1 Ordinance would create a situation that would result in an unbalanced floor plan and front elevation. All other aspects of the project comply with the R-1 Ordinance in terms of height, building envelope, front and rear setbacks, and design. The intent of the R-1 Ordinance is met since the R-1 Exception would result in a house that is comparable in siting, scale, and design as others in the neighborhood. 4. The proposed exception will not result in significant visual impact as viewed from abutting properties. The project is a single-story single-family residence that is consistent with other existing homes in the Monta Vista neighborhood. The granting of a side-yard setback exception is not anticipated to create adverse visual impacts as viewed from abutting properties as it will allow for a balanced front elevation on the substandard lot. All other aspects of the project comply with the R-1 Ordinance in terms of height, building envelope, front and rear setbacks, and design. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 3 thereof, the application for an Exception to the Single-Family Residential Ordinance regulations, Application no. EXC-2020-005 is: 1. Exempt from CEQA and 2. Hereby APPROVED, and That the sub-conclusions upon which the findings and conditions specified in this Resolution are based and contained in the Public Meeting record concerning Application Resolution No. 335 EXC-2020-005 May 20, 2021 Page - 3 - no. EXC-2020-005 as set forth in the Minutes of Design Review Committee Meeting of May 20, 2021 and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on the plan set titled “A Planning Application For: Kumari Residence, 10290 Imperial Ave., Cupertino, CA 95014,” consisting of 14 sheets, labeled “A0.00, A1.01, A1.02, A1.03, A1.04, A2.11, A2.21, A2.40, A3.01, A3.02, A4.01, A7.01, C1, and L1,” except as may be amended by the Conditions contained 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. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the building plans. 4. COMPLIANCE WITH PUBLIC WORKS CONFIRMATION FORM The project shall comply with the requirements indicated on the Public Works Confirmation form dated October 22, 2020, 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 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. 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 Resolution No. 335 EXC-2020-005 May 20, 2021 Page - 4 - misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 6. CMU WALL & LANDSCAPING Prior to issuance of building permits, the applicant shall provide landscaping as part of the final landscape package to be installed within the front yard along the portion of the CMU wall located on the northerly property line. Landscaping is intended to provide visual relief, and shall consist of drought-tolerant, taller plantings, be appropriately irrigated and maintained by the property owner and recorded as protected plantings, until such time as the CMU wall is not required to be retained by the City. 7. LANDSCAPE PROJECT SUBMITTAL Prior to issuance of building permits, the applicant shall submit a full Landscape Documentation Package, per sections 14.15.050 A, B, C, and D of the Landscape Ordinance, for projects with landscape area 500 square feet or more or elect to submit a Prescriptive Compliance Application per sections 14.15.040 A, B, and C for projects with landscape area between 500 square feet and 2,500 square feet. The Landscape Documentation Package or Prescriptive Compliance Application shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits, and additional requirements per sections 14.15.040 D, E, F, and G or 14.15.050 E, F, G, H, and I will be required to be reviewed and approved prior to final inspections. 8. EXTERIOR BUILDING MATERIALS/TREATMENTS The final building exterior plan shall closely resemble the details shown on the original approved plans. Final building exterior treatment plan (including but not limited to details on exterior color, materials, architectural treatments, doors, windows, lighting fixtures, and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits to ensure quality and consistency. Any exterior changes determined to be substantial by the Director of Community Development shall either require a modification to this permit or a new permit based on the extent of the change. 9. 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. Resolution No. 335 EXC-2020-005 May 20, 2021 Page - 5 - 10. DUST CONTROL The following construction practices shall be implemented during all phases of construction for the proposed project to prevent visible dust emissions from leaving the site: a) Water all exposed surfaces areas (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) at least twice daily and more often during windy periods to prevent visible dust from leaving the site; active areas adjacent to windy periods; active areas adjacent to existing land uses shall be kept damp at all times, or shall be treated with non-toxic stabilizers or dust palliatives. b) All haul trucks transporting soil, sand, or other loose material off-site shall be covered. c) 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. d) All vehicle speeds on unpaved roads shall be limited to 15 mph. e) 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. f) 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 measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. g) 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. h) 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. i) The applicant shall incorporate the City’s construction best management practices into the building permit plan set. 11. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS a) All grading activities shall be limited to the dry season (April 15 to October 1), unless permitted otherwise by the Director of Public works. b) Construction hours and noise limits shall be compliant with all requirements of Chapter 10.48 of the Cupertino Municipal Code. Resolution No. 335 EXC-2020-005 May 20, 2021 Page - 6 - c) Grading, street construction, underground utility and demolition hours for work done more than 750 feet away from residential areas shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Grading, street construction, demolition or underground utility work within 750 feet of residential areas shall not occur on Saturdays, Sundays, holidays, and during the nighttime period as defined in Section 10.48.053(b) of the Municipal Code. d) Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on holidays as defined in Chapter 10.48 of the Municipal Code. Night time construction is allowed if compliant with nighttime standards of Section 10.48 of the Cupertino Municipal Code. e) Rules and regulations pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of an applicant appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site. f) The applicant shall be responsible for educating all contractors and subcontractors of said construction restrictions. The applicant shall comply with the above grading and construction hours and noise limit requirements unless otherwise indicated. 12. INDEMNIFICATION As part of the application, to the fullest extent permitted by law, the applicant shall agree to indemnify, defend with the attorneys of the City’s choice, and hold harmless the City, its City Council, and its officers, employees, and agents (collectively, the “indemnified parties”) from and against any liability, claim, action, cause of action, suit, damages, judgment, lien, levy, or proceeding (collectively referred to as “proceeding”) brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant related to any Ordinance, Resolution, or action approving the project, the related entitlements, environmental review documents, finding or determinations, or any other permit or approval authorized for the project. The indemnification shall include but not be limited to damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities, and expenses incurred in connection with such proceeding whether incurred by the Applicant, the City, or the parties initiating or bringing such proceeding. The applicant shall agree to (without limitation) reimburse the City its actual attorneys’ fees and costs incurred in defense of the litigation. Such attorneys’ fees and costs shall include amounts paid to the City’s outside counsel and shall include City Resolution No. 335 EXC-2020-005 May 20, 2021 Page - 7 - Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. The applicant shall likewise agree to indemnify, defend, and hold harmless the indemnified parties from and against any damages, attorneys’ fees, or costs awards, including attorneys’ fees awarded under Code of Civil Procedure section 1021.5, assessed or awarded against the indemnified parties. The Applicant shall cooperate with the City to enter a Reimbursement Agreement to govern any such reimbursement. The Applicant shall agree to (without limitation) reimburse the City for all costs incurred in additional investigation or study of, or for supplementing, redrafting, revising, or amending, any document (such as an Environmental Impact Report, negative declaration, specific plan, or general plan amendment) if made necessary by proceedings challenging the project approvals and related environmental review, if the applicant desires to continue to pursue the project. The Applicant shall agree that the City shall have no liability to the Applicant for business interruption, punitive, speculative, or consequential damages. 13. 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. PASSED AND ADOPTED this 20th day of May 2021, at a regular meeting of the Design Review Committee of the City of Cupertino by the following roll call vote: AYES: MEMBERS: Chair Scharf, Saxena NOES: MEMBERS: none ABSTAIN: MEMBERS: none ABSENT: MEMBERS: none ATTEST: APPROVED: /s/Erika Poveda /s/Steven Scharf _ Erika Poveda Steven Scharf, Chair Associate Planner Design Review Committee 1 A101 SIM 1 A101 1 A101 1 A101 A101 1 SIM A101 1 SIM A101 1 SIM A101 1 BUILDING SECTION (PLAN) BUILDING SECTION NUMBER SHEET NUMBER BUILDING SECTION (ELEVATION) ELEVATIONS WALL SECTION DETAIL CALLOUT DETAIL NUMBER SHEET NUMBER DETAIL CUT (PLAN/SECTION) RELATED DETAIL CUT BELOW OR ABOVE 101 NAME ELEVATION NAME ELEVATION ROOM NAME WITH FLOOR FINISH ROOM NAME ROOM NUMBER DOOR TAG WINDOW TAG REVISION TAG LEVEL TAGS LEVEL NAME DETAIL TITLE NORTH ARROWS Room name 101 1i WALL TYPE -REFER TO SHEET A2.11 1i 1KEYNOTE 1 / A101 INTERIOR ELEVATION ( ARCHITECTURE OR MILLWORK) REFERENCE 1t +1'-0" CEILING HEIGHT CEILING TYPE A GLAZING TYPE DESIGNATION CEILING NAME WITH CEILING FINISH LEVEL ELEVATION LEVEL NAME LEVEL ELEVATION PLAN / ELEVATION / SECTION TITLE SCALE: 1/4" = 1'-0"1 MAIN SCALE: 1/4" = 1'-0"1 MAIN 1 • JURISDICTION: CUPERTINO • ZONING: R1-7.5 • APN: 357-19-053 • LOT SIZE: 6,726 SF. • LAND USE: RESIDENTIAL 0-4.4 DU/ACRE • PROPOSED FAR: 45% OR 3,026 SF. • PROPOSED LOT COVERAGE: 45%+5% OR 3,363 SF. • NUMBER OF STORY: ONE • FIRE SPRINKLER SYSTEM: YES • • MAXIMUM GLAZING U-FACTOR 0.30 • CEILINGS R-30 • WALLS R-15 • OCCUPANCY TYPE: R1/U • CONSTRUCTION TYPE: VB 1 Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 3/2/2021 5:51:01 PMAs indicated 000000 00/00/2010 A0.00A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceCOVER SHEET Revisions No. Date Revision Description 1 2/22/21 Revision 1 P: F: E: CONTACT: OWNER Kumari Residence 10290 Imperial Ave. Cupertino, CA 95014 408.202.5261 sunitanag5@yahoo.com Sunita Kumari 1. 1.ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK. 2. THE BUILDER MUST PROVIDE THE HOMEOWNER WITH A LUMINAIRE SCHUDLE ( AS REQUIRED IN TITLE 24 CALIFORNIA CODE OF REGULATIONS, PART 1, 100-103(B)) THAT INCLUDES A LIST OF LAMPS INSTALLED IN THE LUMINAIRES. 3. ALL ADHESIVES, SEALANTS, CAULKS, PAINTS, COATINGS, AND AEROSOL PAINT CONTAINERS MUST REMAIN ON THE SITE FOR FIELD VERIFICATION BY THE BUILDING INSPECTOR. 4. PRIOR TO FINAL INSPECTION, A LETTER SIGNED BY GENERAL CONTRACTOR OR OWNER/BUILDER ( FOR ANY OWNER/BUILDER PROJECTS) MUST BE PROVIDED TO TOWN OF LOS GATOS BUILDING OFFICIAL CERTIFYING THAT ALL ADHESIVES, SEALANTS, CUALKS, PAINTS, COATING AEROSOL PAINTS, AEROSOL COATING, CARPET SYSTEMS ( INCLUDING CARPETING, CUSHION, AND ADHESIVES), RESILIENT FLOORING SYSTEM, AND COMPOSITE WOOD PRODUCTS INSTALLED ON THIS PROJECT ARE WITHIN THE EMISSION LIMITS SPECIFIED IN CGBSC SECTION 4.504. 5. ALL DOCUMENTATION SHALL BE PROVIDED, PRIOR TO FIRST INSPECTION, CONFIRMING COMPLIANCE TO TH WATSE MANAGEMENT PLAN PROVIDED TO THE JURISDICTION. • 2019 CALIFORNIA RESIDENTIAL CODE • 2019 CALIFORNIA BUILDING CODE • 2019 CALIFORNIA MECHANICAL CODE • 2019 CALIFORNIA PLUMBING CODE • 2019 CALIFORNIA ELECTRICAL CODE • 2019 CALIFORNIA GREEN BUILDING CODE • 2019 CALIFORNIA ENERGY CODE Kumari Residence THIS IS A 3,026 S.F. NEW CONSTRUCTION SINGLE FAMILY RESIDENCE. WORK INCLUDES: • DEMOLITION ALL EXISTING STRUCTURE • CONSTRUCTION OF EXTERIOR WALLS. • CONSTRUCTION OF PARTITIONS. • CONSTRUCTION OF DOORS AND WINDOWS. • CONSTRUCTION OF ROOF AND CEILINGS . • NEW TANKELESS WATER HEATER. • NEW ELECTRICAL -PANEL 200 AMP. • RELOCATE THE GAS METER. • NEW SEWER CLEANOUT. SITE IMPRVEMENT INCLDUES: NO TREE REMOVAL, GRADING PROPOSED, NEW LANDSCAPE AT FRONT AND REAR YARD. A Planning Application For: 10290 Imperial Ave. Cupertino, CA 95014 P: F: E: CONTACT: DESIGNER Rolm Design Studio 1622 W Campbell, Suite 108 Campbell, CA 95008 925.949.6052 mehran@rolmdesignstudio.com Mehran Soltanzadeh CBC, SECTION 107.3.4.1: DEFERRED SUBMITTALS. FOR THE PURPOSES OF THIS SECTION, DEFERRED SUBMITTALS ARE DEFINED AS THOSE PORTIONS OF THE DESIGN THAT ARE NOT SUBMITTED AT THE TIME OF THE APPLICATION AND THAT ARE TO BE SUBMITTED TO THE BUILDING OFFICIAL WITHIN A SPECIFIED PERIOD. DEFERRAL OF ANY SUBMITTAL ITEMS SHALL HAVE THE PRIOR APPROVAL OF THE BUILDING OFFICIAL. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THE DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL. THE FOLLOWING ITEM REQUIRE DEFERRED REVIEW AND PERMIT BY THE CITY OF CUPERTINO • FIRE SPRINKLER SYSTEM SHALL BE PROVIDED AND INSTALLED PER NFPA 13D 2016 EDITION STANDARD PROJECT DATA PROJECT DESCRIPTION DEFERRED SUBMITTALS NOTE FOR CONTRACTOR APPLICABLE CODES PARCEL MAPVICINITY MAP DRAWING SYMBOL LEGEND PROJECT TEAM DRAWING INDEX AND ISSUDE DATES Sheet Number Sheet Name Planning Submittal Date 08.18.20 PA-Rev A0.00 COVER SHEET O 1 I. CIVIL AND SURVEY C0 BOUNDRAY AND TOPOGRAPHIC SURVEY O C1 COVER SHEET O C2 GRADING & DRAINAGE PLAN O C3 UTILITY PLAN O C4 EROSION AND DUST CONTROL PLAN O C5 STORM WATER PLAN O C6 CONSTRUCTION BEST MANAGEMENT PRACTICE O C7 FRONTAGE IMPROVEMENTS O C8 FRONTAGE IMPROVEMENTS O C9 FRONTAGE IMPROVEMENTS O II. ARCHITECTURAL A1.01 EXISTING AND DEMOLITION SITE PLAN O A1.02 SITE PLAN O 1 A1.03 STREET SCAPE AND NEIGHBORING CONTEXT O A1.04 PERSPECTIVES O A2.11 PROPOSED FLOOR PLAN O A2.21 PROPOSED REFLECTED CEILING PLAN O A2.40 ROOF PLAN O A3.01 NORTH AND SOUTH ELEVATIONS O A3.02 EAST AND WEST ELEVATIONS O A4.01 BUILDING SECTIONS O A7.01 DOOR AND WINDOW SCHEDULE O III. LANDSCAPE L1.01 LANDSCAPE O SITE LOCATION SITE LOCATION 1 SSCOs Concrete Walkway WM CBSDMH JPExisting Building Wall Concrete Driveway Wood Deck Mailbox GMEMConc. Step LipF/C Concrete Driveway Existing Garage Lip IMPERIAL AVENUEEDGE OF PAVEMENTto be removed to be removed to be removed to be removed to be removed Existing BuildingDIRT/GRAVELN89°57'30"W 134.52' N89°57'30"W 134.52'N00°00'00"E 50.00'N00°00'00"W 50.00'99 99 99999 9 9898 9898100ALL EXISTING STRUCTURE, CONC. WALKWAY, DRIVEWAY, GAS METER, ELECTRICAL PANEL, SHURBS, TREES, TO BE REMOVED EXISTING 6' HEIGHT CMU WALL TO REMIAN ø 20' - 0" Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 1/20/2021 9:43:23 AM1" = 10'-0" 000000 00/00/2010 A1.01A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceEXISTING AND DEMOLITION SITE PLAN SCALE: 1" = 10'-0"1 EXISTING AND DEMOLITION SITE PLAN GAS METER AND ELECTRICAL PANEL TO BE REMOVED WATER METER TO REMIAN EXISTING 30" ACACIA TREE TO REMAIN AND PROTECTED DURING CONSTRUCTION SEWER CLEAN OUT TO BE REMOVED Revisions No. Date Revision Description A. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK. B. EXCAVATION ACTIVITIES ASSOCIATED WITH THE PROPOSED SCOPE OF WORK SHALL OCCUR NO CLOSER THEN 10-FEET FROM THE EXISTING STREET TREE, OR AS APPROVED BY THE URBAN FORESTRY DIVISION CONTACT 650-496-5953. ANY CHANGES SHALL BE APPROVED BY THE SAME. C. MOVABLE EQUIPMENT, FURNITURE, ETC, SHALL BE REMOVED BY OWNER PRIOR TO COMMENCEMENT OF DEMOLITION WORK. D. CONTRACTOR SHALL MAINTAIN THE BUILDING IN A WEATHER TIGHT CONDITION. E. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO CONSTRUCTION TO REMAIN OR OCCUPIED AREAS WHERE VARIOUS SYSTEM CONNECTIONS OR EXTENSIONS ARE REQUIRED. F. THE OWNER WILL RETAIN SALVAGE ITEMS AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LEGAL REMOVAL OF CONSTRUCTION DEBRIS AND/OR ITEMS NOT RETAINED BY THE OWNER. THE CONTRACTOR IS RESPONSIBLE FOR STORAGE AND PROTECTION OF SALVAGE ITEMS WHICH MAY BE REUSED. G. REMOVE MISCELLANEOUS EQUIPMENT ATTACHED TO WALLS, FLOORS OR CEILING WHERE INDICATED. H. REMOVE FLOORING AND BASE THROUGHOUT U.N.O. I. WHERE REMOVAL OF FLOOR COVERINGS AND WALL BASE ARE REQUIRED, REMOVE ONLY MATERIAL NECESSARY TO COMPLETE DEMOLITION. DEMOLITION INCLUDES OF ADHESIVES, GROUTING BEDS, ETC.; AND REQUIRES REMAINING REMOVAL SURFACES TO BE PREPARED FOR NEW CONSTRUCTION. J. CONTRACTOR SHALL PREVENT ACCESS OF UNAUTHORIZED PERSONS TO PARTLY DEMOLISHED STRUCTURES OR AREAS. PROVIDE BARRICADES OR RIBBONED-OFF ZONES. K. ALL ITEMS FOR RE-USE SHALL BE STORED BY CONTRACTOR ON SITE IN OWNER'S BUILDING AT SPECIFIED LOCATION. ITEMS TO BE RE-USED ARE TO BE CLEANED, PATCHED, REFINISHED, PAINTED OR REPAIRED AS REQUIRED PRIOR TO INSTALLATION. L. ITEMS NOT TO BE RETAINED BY OWNER SHALL BE DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THE STOCKPILING OF EXCESS MATERIAL ON-SITE WILL NOT BE ALLOWED. M. DISCONNECT AND REMOVE ELECTRICAL EQUIPMENT AND WIRING BACK TO SOURCE FOR ALL EQUIPMENT AND LIGHTING TO BE DEMOLISHED. N. ALL EXISTING ON-SITE UTILITIES SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL OR SHOULD THEY INTERFERE WITH PROJECT CONSTRUCTION. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES TO REMAIN. O. CONTRACTOR SHALL COORDINATE ALL DEMOLITION WORK WITH APPROPRIATE UTILITY COMPANIES PRIOR TO STARTING WORK. P. IMPERIAL AVE IS RECENTLY PAVED; THEREFORE, A STREET CUT MORATORIUM IS IN PLACE FOR A PERIOD OF THREE YEARS. HOWEVER, EXCEPTIONS CAN BE GRANTED WITH PROPER PAVEMENT RESTORATION SUCH AS SLURRY SEAL. THEREFORE, ADDITIONAL COST MAY BE ADDED TO ANY UTILITY WORK IN THE PAVEMENT. Q. IF THE PROJECT DAMAGES THE CITY’S SIDEWALK OR CURB AND GUTTER AS RESULT OF CONSTRUCTION ACTIVITIES, THE PROPERTY OWNER WILL BE RESPONSIBLE TO REMOVE AND REPLACE ANY DAMAGES AS DIRECTED BY THE PUBLIC WORKS INSPECTOR. AN ENCROACHMENT PERMIT WILL ALSO BE REQUIRED. R. ALL BROKEN OR UPLIFTED CURB, GUTTER, AND SIDE WALK TO BE REMOVED AND REPLACED. S. PUBLIC WORKS’NOTES: T. 1) APPROVAL OF THESE PLANS DOES NOT RELEASE THE OWNER AND/OR CONTRACTOR OF THE RESPONSIBILITY FOR THE CORRECTIONS OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF DURING THE COURSE OF CONSTRUCTING IMPROVEMENTS, PUBLIC INTEREST REQUIRES A MODIFICATION OF/OR A DEPARTURE FROM THE CITY OF CUPERTINO SPECIFICATION OR THESE IMPROVEMENT PLANS, THE CITY ENGINEER SHALL HAVE THE AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE COMPLETED, AT THE SOLE EXPENSE OF THE OWNER AND/OR CONTRACTOR. U. 2) CONTACT PUBLIC WORKS, (408) 777-3104, FOR INSPECTION OF GRADING, STORM DRAINAGE, AND PUBLIC IMPROVEMENTS. V. 3) ALL PUBLIC IMPROVEMENTS MUST BE COMPLETED PRIOR TO OCCUPANCY. W. 4) CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND ENSURING THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN CONDITION. X. 5) CONTRACTOR SHALL REVIEW CITY DETAIL 6-4 ON TREE PROTECTION PRIOR TO ACCOMPLISHING ANY WORK OR REMOVING ANY TREES. Y. 6) UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES CONTROL BOARD, FOR ANY ACTIVITY, WHICH DISTURBS THE SOIL. Z. 7) A WORK SCHEDULE OF GRADING AND EROSION & SEDIMENT CONTROL PLAN SHALL BE PROVIDED TO THE CITY ENGINEER BY AUGUST 15. NO HILLSIDE GRADING SHALL BE PERFORMED BETWEEN OCTOBER 1 AND APRIL 15. AA. 8) TO INITIATE RELEASE OF BONDS, CONTACT THE PUBLIC WORKS INSPECTOR FOR FINAL INSPECTION. BB. 9) ALL DOWNSPOUTS TO BE RELEASED TO THE GROUND SURFACE, DIRECTED AWAY FROM BUILDING FOUNDATIONS AND DIRECTED TO LANDSCAPED AREAS. CC. 10) PRIOR TO BEGINNING ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, THE CONTRACTOR WILL BE RESPONSIBLE FOR PULLING AN ENCROACHMENT PERMIT FROM THE PUBLIC WORKS DEPARTMENT. GENERAL NOTES DN UP UPUPImperial Ave.PROPERTY LINE 134.52' REAR SETBACK 20' - 0"SIDE SETBACK5' - 0"SIDE SETBACK5' - 0"TO PROPOSED WALL 29' - 6"3' - 6"5' - 0"TO ROOF OVERHANG 28' - 0" TO GARAGE WALL 27' - 0" FRONT SETBACK 20' - 0" TO ROOF OVERHANG 25' - 6" TO FRONT PORCH 20' - 0"PROPERTY LINE50.00'50.00'134.52' EXISTIGN 6' HT. CMU WALL NEW 6' HT. WOOD FENCE NEW 6' HT. WOOD FENCE NEW CONC. DRIVEWAY NEW CONC. WALKWAY NEW LANDSCAPE GRASS NEW LANDSCAPE GRASS NEW LANDSCAPE GRASS NEW LANDSCAPE / MULCH 10' - 0" 3' - 0" CONC. PATIO CONC. WALKWAY STONE WALK STONE WALK NEW ELECTRICAL PANEL 200 AMP JP CB EXISTING WATER METER CATCH BASIN SANITARY MANHOLE NEW EWER CLEAN OUT EDGE OF PAVEMENT EXISTING 30" TREE TO BE PROTECTED DURING CONSTRUCTION W LOCATION OF GAS METER 10.00'1' - 2 1/2"10280 IMPERIAL EXISTING BUILDING 10300 IMPERIAL EXISTING BUILDING 10300 IMPERIAL EXISTING GARAGE 10' - 0 1/2"100' - 2" 99' - 5 1/2"99' - 0 1/2" 99' - 7" 100' - 2" 921 SF G 430 SF A 272 SF D 145 SF E 269 SF B 942 SF F 47 SF C 16.13'35.64' 9.01'16.13'35.64' 311 SF H 25.39'14.19'66.19' 20.82'20.63'13.82'5.21'9.01'16.13'8.98'16.86'0.44'Imperial Ave.NEW CONC. DRIVEWAY AND WALKWAY 480 SF. NEW LANDSCAPE GRASS : 520 SF SIDE LANDSCAPE / MULCH 488 SF. CONC. PATIO AND STEPS 318 SF. CONC. PATIO / WALKWAY/STEPS 338 SF. STONE WALK 266 SF. X 50%= 133 SF. STONE WALK 77 SF. X 50% = 38.5 SF. JP CB W REAR SIDE LANDSCAPE/MULCH 1,233 SF.20' - 0"4' - 0"20.00'3.31'20.00'5.62'17.07'Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 3/2/2021 5:51:05 PMAs indicated 000000 00/00/2010 A1.02A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceSITE PLAN A. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK. B. EXCAVATION ACTIVITIES ASSOCIATED WITH THE PROPOSED SCOPE OF WORK SHALL OCCUR NO CLOSER THEN 10-FEET FROM THE EXISTING STREET TREE, OR AS APPROVED BY THE URBAN FORESTRY DIVISION CONTACT 650-496-5953. ANY CHANGES SHALL BE APPROVED BY THE SAME. C. MOVABLE EQUIPMENT, FURNITURE, ETC, SHALL BE REMOVED BY OWNER PRIOR TO COMMENCEMENT OF DEMOLITION WORK. D. CONTRACTOR SHALL MAINTAIN THE BUILDING IN A WEATHER TIGHT CONDITION. E. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO CONSTRUCTION TO REMAIN OR OCCUPIED AREAS WHERE VARIOUS SYSTEM CONNECTIONS OR EXTENSIONS ARE REQUIRED. F. THE OWNER WILL RETAIN SALVAGE ITEMS AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LEGAL REMOVAL OF CONSTRUCTION DEBRIS AND/OR ITEMS NOT RETAINED BY THE OWNER. THE CONTRACTOR IS RESPONSIBLE FOR STORAGE AND PROTECTION OF SALVAGE ITEMS WHICH MAY BE REUSED. G. REMOVE MISCELLANEOUS EQUIPMENT ATTACHED TO WALLS, FLOORS OR CEILING WHERE INDICATED. H. REMOVE FLOORING AND BASE THROUGHOUT U.N.O. I. WHERE REMOVAL OF FLOOR COVERINGS AND WALL BASE ARE REQUIRED, REMOVE ONLY MATERIAL NECESSARY TO COMPLETE DEMOLITION. DEMOLITION INCLUDES OF ADHESIVES, GROUTING BEDS, ETC.; AND REQUIRES REMAINING REMOVAL SURFACES TO BE PREPARED FOR NEW CONSTRUCTION. J. CONTRACTOR SHALL PREVENT ACCESS OF UNAUTHORIZED PERSONS TO PARTLY DEMOLISHED STRUCTURES OR AREAS. PROVIDE BARRICADES OR RIBBONED-OFF ZONES. K. ALL ITEMS FOR RE-USE SHALL BE STORED BY CONTRACTOR ON SITE IN OWNER'S BUILDING AT SPECIFIED LOCATION. ITEMS TO BE RE-USED ARE TO BE CLEANED, PATCHED, REFINISHED, PAINTED OR REPAIRED AS REQUIRED PRIOR TO INSTALLATION. L. ITEMS NOT TO BE RETAINED BY OWNER SHALL BE DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THE STOCKPILING OF EXCESS MATERIAL ON-SITE WILL NOT BE ALLOWED. M. DISCONNECT AND REMOVE ELECTRICAL EQUIPMENT AND WIRING BACK TO SOURCE FOR ALL EQUIPMENT AND LIGHTING TO BE DEMOLISHED. N. ALL EXISTING ON-SITE UTILITIES SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL OR SHOULD THEY INTERFERE WITH PROJECT CONSTRUCTION. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES TO REMAIN. O. CONTRACTOR SHALL COORDINATE ALL DEMOLITION WORK WITH APPROPRIATE UTILITY COMPANIES PRIOR TO STARTING WORK. P. IMPERIAL AVE IS RECENTLY PAVED; THEREFORE, A STREET CUT MORATORIUM IS IN PLACE FOR A PERIOD OF THREE YEARS. HOWEVER, EXCEPTIONS CAN BE GRANTED WITH PROPER PAVEMENT RESTORATION SUCH AS SLURRY SEAL. THEREFORE, ADDITIONAL COST MAY BE ADDED TO ANY UTILITY WORK IN THE PAVEMENT. Q. IF THE PROJECT DAMAGES THE CITY’S SIDEWALK OR CURB AND GUTTER AS RESULT OF CONSTRUCTION ACTIVITIES, THE PROPERTY OWNER WILL BE RESPONSIBLE TO REMOVE AND REPLACE ANY DAMAGES AS DIRECTED BY THE PUBLIC WORKS INSPECTOR. AN ENCROACHMENT PERMIT WILL ALSO BE REQUIRED. R. ALL BROKEN OR UPLIFTED CURB, GUTTER, AND SIDE WALK TO BE REMOVED AND REPLACED. S. PUBLIC WORKS’NOTES: T. 1) APPROVAL OF THESE PLANS DOES NOT RELEASE THE OWNER AND/OR CONTRACTOR OF THE RESPONSIBILITY FOR THE CORRECTIONS OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF DURING THE COURSE OF CONSTRUCTING IMPROVEMENTS, PUBLIC INTEREST REQUIRES A MODIFICATION OF/OR A DEPARTURE FROM THE CITY OF CUPERTINO SPECIFICATION OR THESE IMPROVEMENT PLANS, THE CITY ENGINEER SHALL HAVE THE AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE COMPLETED, AT THE SOLE EXPENSE OF THE OWNER AND/OR CONTRACTOR. U. 2) CONTACT PUBLIC WORKS, (408) 777-3104, FOR INSPECTION OF GRADING, STORM DRAINAGE, AND PUBLIC IMPROVEMENTS. V. 3) ALL PUBLIC IMPROVEMENTS MUST BE COMPLETED PRIOR TO OCCUPANCY. W. 4) CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND ENSURING THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN CONDITION. X. 5) CONTRACTOR SHALL REVIEW CITY DETAIL 6-4 ON TREE PROTECTION PRIOR TO ACCOMPLISHING ANY WORK OR REMOVING ANY TREES. Y. 6) UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES CONTROL BOARD, FOR ANY ACTIVITY, WHICH DISTURBS THE SOIL. Z. 7) A WORK SCHEDULE OF GRADING AND EROSION & SEDIMENT CONTROL PLAN SHALL BE PROVIDED TO THE CITY ENGINEER BY AUGUST 15. NO HILLSIDE GRADING SHALL BE PERFORMED BETWEEN OCTOBER 1 AND APRIL 15. AA. 8) TO INITIATE RELEASE OF BONDS, CONTACT THE PUBLIC WORKS INSPECTOR FOR FINAL INSPECTION. BB. 9) ALL DOWNSPOUTS TO BE RELEASED TO THE GROUND SURFACE, DIRECTED AWAY FROM BUILDING FOUNDATIONS AND DIRECTED TO LANDSCAPED AREAS. CC. 10) PRIOR TO BEGINNING ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, THE CONTRACTOR WILL BE RESPONSIBLE FOR PULLING AN ENCROACHMENT PERMIT FROM THE PUBLIC WORKS DEPARTMENT. GENERAL NOTES Area Schedule (Gross Building) Name Type of Area Area A GARAGE 430 SF B LIVABLE AREA 269 SF C LIVABLE AREA 47 SF D LIVABLE AREA 272 SF E LIVABLE AREA 145 SF F LIVABLE AREA 942 SF G LIVABLE AREA 921 SF H ROOF OVERHANG AND FRONT PORCH 311 SF AREA CALCUALTION • LOT AREA: 6,726.00 SF. • PROPOSED FAR : 3,026 SF. • FAR ( 0.45 X 6,726 ) : 3,026 SF. = 3,026 SF. PROPOSED • PROPOSED LOT COVERAGE: 3,337 • ALLOWED LOT COVERAGE ( 0.50 X 6750 ) : 3,363 SF. > 3,337 SF. PROPOSED • TOTAL LANDSCAPE : 2,343 SF. X 25% = 585.75 SF. > 343 TURF AREA • FRONT YARD IMPERVIOUS : 1000 SF. TOTAL, 520 SF. LANDSCAPE/GRASS, AND 480 SF. IMPERVIOUS / CONC. DRIVWAY AND WALKWAY SCALE: 1" = 10'-0"1 SITE PLAN SCALE: 1/8" = 1'-0"2 MAIN T.O. SUBFLOOR SCALE: 1" = 10'-0"3 SITE PLAN - LANDSCAPE CALCUALTION Revisions No. Date Revision Description 1 2/22/21 Revision 1 1 25' - 0"75' - 0"50' - 0"50' - 0"50' - 0"75' - 0"75' - 0"79' - 0"135' - 0"131' - 0"25' - 0"25' - 0"27' - 0"135' - 0"60' - 0"70' - 0"22' - 0"35' - 0"25' - 0"25' - 0"25' - 0"20' - 0"25' - 0"20' - 0"27' - 0"10290 IMPERIAL10300 IMPERIAL10330 IMPERIAL10350 IMPERIAL10354 IMPERIAL10270 IMPERIAL10280 IMPERIAL10271 IMPERIAL102981 IMPERIAL10291 IMPERIAL10353 IMPERIAL10355 IMPERIAL10357 IMPERIALMAIN T.O. SUBFLOOR 100' -2" TOP RIDGE 115' -7" MAIN T.O. PLATE 110' -2" GRADE 99' -0" 5' - 0"10' - 0"5' - 0"10' - 0" 50'-0" 10280 IMPERIAL 50'-0" 10290 IMPERIAL 50'-0" 10300 IMPERIAL18' - 0"16' - 3"12' - 4 1/2"Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 1/20/2021 9:43:26 AMAs indicated 000000 00/00/2010 A1.03A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceSTREET SCAPE AND NEIGHBORING CONTEXT Revisions No. Date Revision Description SCALE: 1" = 30'-0"1 NEIGHBORS CONTEXT SCALE: 1" = 10'-0"2 STREET SCAPE ELEVATION Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 1/20/2021 9:43:30 AM000000 00/00/2010 A1.04A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidencePERSPECTIVES NOTE: All 3D view are conceptual only and are not intended to be used for construction purposes Revisions No. Date Revision Description WashDryREF.UP UP UP NEW WALL, SEE WALL TYPE NOTES NEW WINDOW NEW DOOR 8"X14" G.I. FOUNDATION VENT A3.01 A3.02 A3.01 1 2 1 A3.022 20' - 0" 5' - 0"18' - 4 1/2"13' - 0" 13' - 4 1/2"2' - 0"10' - 0"11' - 0"10' - 0"6' - 3"3' - 6" 6' - 10" EQ EQ 14' - 6"9' - 9 1/2"11' - 0"4' - 7 1/2"5' - 3"3' - 0"1' - 5" 6' - 0"2' - 5" 4' - 6"4' - 0"7' - 0"8' - 0"25' - 0"21' - 2 1/2"13' - 4 1/2"9' - 6"3' - 0 1/2" 2' - 6"2' - 6" 22' - 2"18' - 8"23' - 3"5' - 11 1/2"8' - 1 1/2"15' - 3"10' - 6 1/2"40' - 0 1/2"72' - 7" 2' - 8"8' - 11 1/2"7' - 9 1/2"10' - 9"10' - 9 1/2"8' - 1"5' - 0"13' - 3 1/2" 80' - 0"14' - 7 1/2"25' - 4 1/2"5' - 0"6' - 6"3' - 8 1/2"13' - 4 1/2"Foyer 1 2 Car Garage 2 Living Room 3 Hallway 6 Powder 9 Guest Bedroom 4 Guest Bathroom 5 Pantry 18 Bedroom 1 7 Bedroom 2 11 Bathroom 10 Master Bathroom 12 W.I.C 13 Master Bedroom 14 Kitchen 16 Dining 17 Family room 15 2' - 0"6"2' - 0"3' - 6"3' - 0"2' - 10" wet bar ? 101 102 108 114 109 113 112 110 111 103 104 105106115 EQ EQ 117 118 107 1.1 9.1 2.36.1 7.110.1 10.3 7.210.2 11.113.1 13.2 14.114.2 15.1 4.2 4.16.25.111.218.12.22.112.1R @ T = 7"2 11"6' - 0"1 A4.01 2 A4.01 3' - 6" A1.03 2 100' - 2"20' - 0"3' - 2"3' - 6"Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 1/20/2021 9:43:30 AM1/4" = 1'-0" 000000 00/00/2010 A2.11A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidencePROPOSED FLOOR PLAN A. MIXING VALVE IN A SHOWER SHALL BE PRESSURE BALANCING SET A MAX. 120 °F. WATER-FILLER VALVE IN BATHTUBS SHALL HAVE A TEMP. LIMITING DEVICE SET AT 120 °F MAX. B. SHOWER STALLS SHALL BE A MIN. FINISHED INTERIOR OF 1,024 SQ. INCHES, CLEAR CEENTER DIMENSION OF A 30", & DOORS SHALL SWING OUT WITH OPENINGS 22" MIN. C. THE WATER CLOSET SHALL HAVE MIN. CLEARANCES OF 30" WIDTH (15" ON CENTER) AND 24" IN THE FRONT. D. ALL RECEPTACLES SHALL BE GFCI AND TAMPER-RESISTANT (TR). NEW OUTLETS SHALL HAVE A DEDICATED 20-AMP CIRCUIT. E. HYDRO-MASSAGE TUBS SHALL HAVE MOTOR ACCESS, A DEDICATED CIRCUIT, AND BE UL LISTED. ALL METAL, CABLES FITTINGS, PIPING, ETC. WITHIN 5' OF THE INSIDE WALL OF THE TUB SHALL BE PROPERLY BONDED WITH AN ACCESS PANEL. F. LIGHTING FIXTURES LOCATED WITHIN 3' HORIZONTALLY AND 8' VERTICALLY OF THE TUB/SHOWER SHALL BE LISTED FOR A DAMP LOCATION, OR WET LOCATIONS IF THE SUBJECT TO SHOWER SPRAY. G. AN EXHAUST FAN SHALL BE INSTALLED AND BE ON A SEPARATE SWITCH FROM THE LIGHTING. H. GLAZING IN TUB SHOWER ENCLOSURES SHALL BE SAFETY GLAZING WHEN > 60" ABOVE THE STANDING SURFACE. I. GLAZING WITHIN 60" OF A TUB/SHOWER AND LESS THAN 60" ABOVE THE FINISHED FLOOR SHALL BE SAFETY GLAZING. J. LIGHTING SHALL BE HIGH EFFICACY FIXTURES (E.G. FLOURESCENT) OR BE CONTROLLED BY A SWITCH WHICH REQUIRES MANUAL ACTIVATION AND AUTOMATICALLY TURNS OFF WITHIN 30 MINS. AFTER THE ROOM IS VACATED. K. THE CALIFORNIA CIVIL CODE REQUIRES THAT ALL EXISTING NON-WATER EFFICIENT PLUMBING FIXTURES THROUGHOUT THE HOUSE BE UPGRADED. HOUSES CONSTRUCTED AFTER JANUARY 1, 1994 ARE EXEMPT: L. TOILETS SHALL BE INSTALLED OR REPLACED WITH 1.28 GALLONS/FLUSH M. SHOWERHEADS SHALL BE INSTALLED OR REPLACED MAX. 2.0 GALLONS/MINUTE N. BATH SINK FAUCETS SHALL BE INSTALLED OR REPLACEDMAX. 1.2 GALLONS/MINUTE O. KITCHEN SINK FAUCET SHALL BE INSTALLED OR REPLACEDMAX. 1.8 GALLONS/MINUTE RESIDENTIAL BATHROOM NOTES (2019 CRC,CPC) A. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK. B. ALL EXTERIOR LIGHTS WILL BE SHEILDED AND DOWNWARD DIRECTED. C. DRYER VENTING SHALL TERMINATE ON THE EXTERIOR OF THE BUILDING AND WILL HAVE A BACK DRAFT DAMPER (FLAPPER). SCREENS SHALL NOT BE PERMITTED OR INSTALLED AT THE DRYER VENT TERMINATION. CLOTHES DRYER VENT PIPES SHALL NOT PASS THROUGH OR EXTEND INTO TO DUCTING OR PLENUMS. DRYER DUCTING SHALL NOT BE FASTENED WITH SCREW TYPE FASTENERS WHICH MAY IMPEDE THE AIR FLOW OR CATCH LINT, YET MUST BE FASTENED AND SEALED SUBSTANTIALLY AIRTIGHT AT EACH JOINT. (AN APPROVED FASTENING SYSTEM IS ALUMINUM DUCT TAPE) D. A MINIMUM OF A 4-INCH DIAMETER DUCT IS REQUIRED. E. CLOTHES DRYER VENT DUCTS SHALL BE METAL AND SHALL HAVE A SMOOTH INTERIOR SURFACE. AN APPROVED FLEXIBLE DUCT CONNECTOR OF NOT MORE THAN 6 FEET IN LENGTH MAY BE USED TO CONNECT THE DRYER TO THE DRYER VENT PIPE. FLEXIBLE DUCT CONNECTORS SHALL NOT BE CONCEALED WITHIN THE CONSTRUCTION. (FLEX DUCT CONNECTORS SHALL NOT PASS INTO OR THROUGH A CONCEALED SPACE. THIS INCLUDES CABINETS, WALLS AND ATTIC SPACES). F. A DRYER VENT DUCT SHALL NOT EXCEED THE MAXIMUM LENGTH (HORIZONTAL AND/OR VERTICAL) OF 14 FEET INCLUDING TWO (90-DEGREE) TURNS WITHOUT A MECHANICAL UPGRADE. TWO FEET OF LENGTH SHALL BE DEDUCTED FOR EACH ADDITIONAL 90-DEGREE TURN. G. MOVABLE EQUIPMENT, FURNITURE, ETC, SHALL BE REMOVED BY OWNER PRIOR TO COMMENCEMENT OF DEMOLITION WORK. H. CONTRACTOR SHALL MAINTAIN THE BUILDING IN A WEATHER TIGHT CONDITION. I. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO CONSTRUCTION TO REMAIN OR OCCUPIED AREAS WHERE VARIOUS SYSTEM CONNECTIONS OR EXTENSIONS ARE REQUIRED. J. THE OWNER WILL RETAIN SALVAGE ITEMS AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LEGAL REMOVAL OF CONSTRUCTION DEBRIS AND/OR ITEMS NOT RETAINED BY THE OWNER. THE CONTRACTOR IS RESPONSIBLE FOR STORAGE AND PROTECTION OF SALVAGE ITEMS WHICH MAY BE REUSED. K. REMOVE MISCELLANEOUS EQUIPMENT ATTACHED TO WALLS, FLOORS OR CEILING WHERE INDICATED. L. REMOVE FLOORING AND BASE THROUGHOUT U.N.O. M. WHERE REMOVAL OF FLOOR COVERINGS AND WALL BASE ARE REQUIRED, REMOVE ONLY MATERIAL NECESSARY TO COMPLETE DEMOLITION. DEMOLITION INCLUDES OF ADHESIVES, GROUTING BEDS, ETC.; AND REQUIRES REMAINING REMOVAL SURFACES TO BE PREPARED FOR NEW CONSTRUCTION. N. CONTRACTOR SHALL PREVENT ACCESS OF UNAUTHORIZED PERSONS TO PARTLY DEMOLISHED STRUCTURES OR AREAS. PROVIDE BARRICADES OR RIBBONED-OFF ZONES. O. ALL ITEMS FOR RE-USE SHALL BE STORED BY CONTRACTOR ON SITE IN OWNER'S BUILDING AT SPECIFIED LOCATION. ITEMS TO BE RE-USED ARE TO BE CLEANED, PATCHED, REFINISHED, PAINTED OR REPAIRED AS REQUIRED PRIOR TO INSTALLATION. P. ITEMS NOT TO BE RETAINED BY OWNER SHALL BE DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THE STOCKPILING OF EXCESS MATERIAL ON-SITE WILL NOT BE ALLOWED. Q. DISCONNECT AND REMOVE ELECTRICAL EQUIPMENT AND WIRING BACK TO SOURCE FOR ALL EQUIPMENT AND LIGHTING TO BE DEMOLISHED. R. ALL EXISTING ON-SITE UTILITIES SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL OR SHOULD THEY INTERFERE WITH PROJECT CONSTRUCTION. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES TO REMAIN. S. CONTRACTOR SHALL COORDINATE ALL DEMOLITION WORK WITH APPROPRIATE UTILITY COMPANIES PRIOR TO STARTING WORK. GENERAL NOTES FLOOR PLAN SYMBOLS LEGEND SCALE: 1/4" = 1'-0"1 PROPOSED FLOOR PLAN Revisions No. Date Revision Description 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 11' - 0" 11' - 0" 10' - 0" 10' - 0" 11' - 0" 10' - 0" Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 1/20/2021 9:43:31 AM1/4" = 1'-0" 000000 00/00/2010 A2.21A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidencePROPOSED REFLECTED CEILING PLAN A. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK. B. ALL EXTERIOR LIGHTS WILL BE SHEILDED AND DOWNWARD DIRECTED. C. DRYER VENTING SHALL TERMINATE ON THE EXTERIOR OF THE BUILDING AND WILL HAVE A BACK DRAFT DAMPER (FLAPPER). SCREENS SHALL NOT BE PERMITTED OR INSTALLED AT THE DRYER VENT TERMINATION. CLOTHES DRYER VENT PIPES SHALL NOT PASS THROUGH OR EXTEND INTO TO DUCTING OR PLENUMS. DRYER DUCTING SHALL NOT BE FASTENED WITH SCREW TYPE FASTENERS WHICH MAY IMPEDE THE AIR FLOW OR CATCH LINT, YET MUST BE FASTENED AND SEALED SUBSTANTIALLY AIRTIGHT AT EACH JOINT. (AN APPROVED FASTENING SYSTEM IS ALUMINUM DUCT TAPE) D. A MINIMUM OF A 4-INCH DIAMETER DUCT IS REQUIRED. E. CLOTHES DRYER VENT DUCTS SHALL BE METAL AND SHALL HAVE A SMOOTH INTERIOR SURFACE. AN APPROVED FLEXIBLE DUCT CONNECTOR OF NOT MORE THAN 6 FEET IN LENGTH MAY BE USED TO CONNECT THE DRYER TO THE DRYER VENT PIPE. FLEXIBLE DUCT CONNECTORS SHALL NOT BE CONCEALED WITHIN THE CONSTRUCTION. (FLEX DUCT CONNECTORS SHALL NOT PASS INTO OR THROUGH A CONCEALED SPACE. THIS INCLUDES CABINETS, WALLS AND ATTIC SPACES). F. A DRYER VENT DUCT SHALL NOT EXCEED THE MAXIMUM LENGTH (HORIZONTAL AND/OR VERTICAL) OF 14 FEET INCLUDING TWO (90-DEGREE) TURNS WITHOUT A MECHANICAL UPGRADE. TWO FEET OF LENGTH SHALL BE DEDUCTED FOR EACH ADDITIONAL 90-DEGREE TURN. G. MOVABLE EQUIPMENT, FURNITURE, ETC, SHALL BE REMOVED BY OWNER PRIOR TO COMMENCEMENT OF DEMOLITION WORK. H. CONTRACTOR SHALL MAINTAIN THE BUILDING IN A WEATHER TIGHT CONDITION. I. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO CONSTRUCTION TO REMAIN OR OCCUPIED AREAS WHERE VARIOUS SYSTEM CONNECTIONS OR EXTENSIONS ARE REQUIRED. J. THE OWNER WILL RETAIN SALVAGE ITEMS AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LEGAL REMOVAL OF CONSTRUCTION DEBRIS AND/OR ITEMS NOT RETAINED BY THE OWNER. THE CONTRACTOR IS RESPONSIBLE FOR STORAGE AND PROTECTION OF SALVAGE ITEMS WHICH MAY BE REUSED. K. REMOVE MISCELLANEOUS EQUIPMENT ATTACHED TO WALLS, FLOORS OR CEILING WHERE INDICATED. L. REMOVE FLOORING AND BASE THROUGHOUT U.N.O. M. WHERE REMOVAL OF FLOOR COVERINGS AND WALL BASE ARE REQUIRED, REMOVE ONLY MATERIAL NECESSARY TO COMPLETE DEMOLITION. DEMOLITION INCLUDES OF ADHESIVES, GROUTING BEDS, ETC.; AND REQUIRES REMAINING REMOVAL SURFACES TO BE PREPARED FOR NEW CONSTRUCTION. N. CONTRACTOR SHALL PREVENT ACCESS OF UNAUTHORIZED PERSONS TO PARTLY DEMOLISHED STRUCTURES OR AREAS. PROVIDE BARRICADES OR RIBBONED-OFF ZONES. O. ALL ITEMS FOR RE-USE SHALL BE STORED BY CONTRACTOR ON SITE IN OWNER'S BUILDING AT SPECIFIED LOCATION. ITEMS TO BE RE-USED ARE TO BE CLEANED, PATCHED, REFINISHED, PAINTED OR REPAIRED AS REQUIRED PRIOR TO INSTALLATION. P. ITEMS NOT TO BE RETAINED BY OWNER SHALL BE DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THE STOCKPILING OF EXCESS MATERIAL ON-SITE WILL NOT BE ALLOWED. Q. DISCONNECT AND REMOVE ELECTRICAL EQUIPMENT AND WIRING BACK TO SOURCE FOR ALL EQUIPMENT AND LIGHTING TO BE DEMOLISHED. R. ALL EXISTING ON-SITE UTILITIES SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL OR SHOULD THEY INTERFERE WITH PROJECT CONSTRUCTION. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES TO REMAIN. S. CONTRACTOR SHALL COORDINATE ALL DEMOLITION WORK WITH APPROPRIATE UTILITY COMPANIES PRIOR TO STARTING WORK. GENERAL NOTES NEW SKYLIGHT, SEE WINDOWS SCHUDLE A7.01, AND EVELUATION REPORT ON SHEET A/8.031 KEYNOTES NEW SUNTUNNELS, SEE WINDOWS SCHUDLE A7.01, AND EVELUATION REPORT ON SHEET A/8.042 SCALE: 1/4" = 1'-0"1 REFLECTED CEILING PLAN Revisions No. Date Revision Description SKYLIGHT, SEE WINDOW SCHUDLE SHEET A7.01 SUNTUNNEL, SEE WINDOW SCHUDLE SHEET A7.01 12"X8" 26 GA G.I. ATTIC VENT OVER THE ROOF A3.01 A3.02 A3.01 1 2 1 A3.0223" / 1'-0"3" / 1'-0"5" / 1'-0"5" / 1'-0"3" / 1'-0"3" / 1'-0"3" / 1'-0"3" / 1'-0"122 128 120 119 121 A1.03 2 Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 1/20/2021 9:43:31 AM1/4" = 1'-0" 000000 00/00/2010 A2.40A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceROOF PLAN A. ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT, AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE ROLM DESIGN STUDIO’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MISDESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUBCONTRACTOR SHALL NOTIFY ROLM DESIGN STUDIO IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM ROLM DESIGN STUDIO PRIOR TO PROCEEDING WITH ANY RELATED WORK. B. ALL EXTERIOR LIGHTS WILL BE SHEILDED AND DOWNWARD DIRECTED. C. EXCAVATION ACTIVITIES ASSOCIATED WITH THE PROPOSED SCOPE OF WORK SHALL OCCUR NO CLOSER THEN 10-FEET FROM THE EXISTING STREET TREE, OR AS APPROVED BY THE URBAN FORESTRY DIVISION CONTACT 650-496-5953. ANY CHANGES SHALL BE APPROVED BY THE SAME. D. DRYER VENTING SHALL TERMINATE ON THE EXTERIOR OF THE BUILDING AND WILL HAVE A BACK DRAFT DAMPER (FLAPPER). SCREENS SHALL NOT BE PERMITTED OR INSTALLED AT THE DRYER VENT TERMINATION. CLOTHES DRYER VENT PIPES SHALL NOT PASS THROUGH OR EXTEND INTO TO DUCTING OR PLENUMS. DRYER DUCTING SHALL NOT BE FASTENED WITH SCREW TYPE FASTENERS WHICH MAY IMPEDE THE AIR FLOW OR CATCH LINT, YET MUST BE FASTENED AND SEALED SUBSTANTIALLY AIRTIGHT AT EACH JOINT. (AN APPROVED FASTENING SYSTEM IS ALUMINUM DUCT TAPE) E. A MINIMUM OF A 4-INCH DIAMETER DUCT IS REQUIRED. F. CLOTHES DRYER VENT DUCTS SHALL BE METAL AND SHALL HAVE A SMOOTH INTERIOR SURFACE. AN APPROVED FLEXIBLE DUCT CONNECTOR OF NOT MORE THAN 6 FEET IN LENGTH MAY BE USED TO CONNECT THE DRYER TO THE DRYER VENT PIPE. FLEXIBLE DUCT CONNECTORS SHALL NOT BE CONCEALED WITHIN THE CONSTRUCTION. (FLEX DUCT CONNECTORS SHALL NOT PASS INTO OR THROUGH A CONCEALED SPACE. THIS INCLUDES CABINETS, WALLS AND ATTIC SPACES). G. A DRYER VENT DUCT SHALL NOT EXCEED THE MAXIMUM LENGTH (HORIZONTAL AND/OR VERTICAL) OF 14 FEET INCLUDING TWO (90-DEGREE) TURNS WITHOUT A MECHANICAL UPGRADE. TWO FEET OF LENGTH SHALL BE DEDUCTED FOR EACH ADDITIONAL 90-DEGREE TURN. H. MOVABLE EQUIPMENT, FURNITURE, ETC, SHALL BE REMOVED BY OWNER PRIOR TO COMMENCEMENT OF DEMOLITION WORK. I. CONTRACTOR SHALL MAINTAIN THE BUILDING IN A WEATHER TIGHT CONDITION. J. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DAMAGE TO CONSTRUCTION TO REMAIN OR OCCUPIED AREAS WHERE VARIOUS SYSTEM CONNECTIONS OR EXTENSIONS ARE REQUIRED. K. THE OWNER WILL RETAIN SALVAGE ITEMS AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LEGAL REMOVAL OF CONSTRUCTION DEBRIS AND/OR ITEMS NOT RETAINED BY THE OWNER. THE CONTRACTOR IS RESPONSIBLE FOR STORAGE AND PROTECTION OF SALVAGE ITEMS WHICH MAY BE REUSED. L. REMOVE MISCELLANEOUS EQUIPMENT ATTACHED TO WALLS, FLOORS OR CEILING WHERE INDICATED. M. REMOVE FLOORING AND BASE THROUGHOUT U.N.O. N. WHERE REMOVAL OF FLOOR COVERINGS AND WALL BASE ARE REQUIRED, REMOVE ONLY MATERIAL NECESSARY TO COMPLETE DEMOLITION. DEMOLITION INCLUDES OF ADHESIVES, GROUTING BEDS, ETC.; AND REQUIRES REMAINING REMOVAL SURFACES TO BE PREPARED FOR NEW CONSTRUCTION. O. CONTRACTOR SHALL PREVENT ACCESS OF UNAUTHORIZED PERSONS TO PARTLY DEMOLISHED STRUCTURES OR AREAS. PROVIDE BARRICADES OR RIBBONED-OFF ZONES. P. ALL ITEMS FOR RE-USE SHALL BE STORED BY CONTRACTOR ON SITE IN OWNER'S BUILDING AT SPECIFIED LOCATION. ITEMS TO BE RE-USED ARE TO BE CLEANED, PATCHED, REFINISHED, PAINTED OR REPAIRED AS REQUIRED PRIOR TO INSTALLATION. Q. ITEMS NOT TO BE RETAINED BY OWNER SHALL BE DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE. THE STOCKPILING OF EXCESS MATERIAL ON-SITE WILL NOT BE ALLOWED. R. DISCONNECT AND REMOVE ELECTRICAL EQUIPMENT AND WIRING BACK TO SOURCE FOR ALL EQUIPMENT AND LIGHTING TO BE DEMOLISHED. S. ALL EXISTING ON-SITE UTILITIES SHALL REMAIN UNLESS DESIGNATED FOR REMOVAL OR SHOULD THEY INTERFERE WITH PROJECT CONSTRUCTION. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES TO REMAIN. T. CONTRACTOR SHALL COORDINATE ALL DEMOLITION WORK WITH APPROPRIATE UTILITY COMPANIES PRIOR TO STARTING WORK. U. APPROVAL OF THESE PLANS DOES NOT RELEASE THE OWNER AND/OR CONTRACTOR OF THE RESPONSIBILITY FOR THE CORRECTIONS OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF DURING THE COURSE OF CONSTRUCTING IMPROVEMENTS, PUBLIC INTEREST REQUIRES A MODIFICATION OF/OR A DEPARTURE FROM THE CITY OF CUPERTINO SPECIFICATION OR THESE IMPROVEMENT PLANS, THE CITY ENGINEER SHALL HAVE THE AUTHORITYTO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE COMPLETED, AT THE SOLE EXPENSE OF THE OWNER AND/OR CONTRACTOR. V. ALL PUBLIC IMPROVEMENTS MUST BE COMPLETED PRIOR TO OCCUPANCY. W. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND ENSURING THE AREA ADJACENT TO THE WORK IS LEFT IN A CLEAN CONDITION. X. CONTRACTOR SHALL REVIEW CITY DETAIL 6-4 ON TREE PROTECTION PRIOR TO ACCOMPLISHING ANY WORK OR REMOVING ANY TREES. Y. UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES CONTROL BOARD, FOR ANY ACTIVITY, WHICH DISTURBS THE SOIL. Z. ALL DOWNSPOUTS TO BE RELEASED TO THE GROUND SURFACE, DIRECTED AWAY FROM BUILDING FOUNDATIONS AND DIRECTED TO LANDSCAPED AREAS. AA. PRIOR TO BEGINNING ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, THE CONTRACTOR WILL BE RESPONSIBLE FOR PULLING AN ENCROACHMENT PERMIT FROM THE PUBLIC WORKS DEPARTMENT. THEREFORE, ADDITIONAL COST MAY BE ADDED TO ANY UTILITY WORK IN THE PAVEMENT.” BB. “IF THE PROJECT DAMAGES THE CITY’S SIDEWALK OR CURB AND GUTTER AS RESULT OF CONSTRUCTION ACTIVITIES, THE PROPERTY OWNER WILL BE RESPONSIBLE TO REMOVE AND REPLACE ANY DAMAGES AS DIRECTED BY THE PUBLIC WORKS INSPECTOR. AN ENCROACHMENT PERMIT WILL ALSO BE REQUIRED.” GENERAL NOTES ROOF PLAN SYMBOL LEGEND SCALE: 1/4" = 1'-0"1 ROOF PLAN Revisions No. Date Revision Description MAIN T.O. SUBFLOOR 100' -2" TOP RIDGE 115' -7" MAIN T.O. PLATE 110' -2" T.O. FOUNDATION 97' -7" GRADE 99' -0" 2.2 117 118 115 118 10610514.2 Asphalt shingles over 1/2" CDX plywood and wood trusses R13 High density fiberglass batt insulation in 2x4 exterior wood framed wall cavities typical throughout/ Stucco finish / Color Fresco Cream LRV 58 - Sherwin Williams R15 High density fiberglass batt insulation in 2x4 exterior wood framed wall cavities typical throughout/ Stucco finish / Color Fresco Cream LRV 58 - Sherwin Williams Asphalt shingles over 1/2" CDX plywood and wood trusses MAIN T.O. SUBFLOOR 100' -2" TOP RIDGE 115' -7" MAIN T.O. PLATE 110' -2" T.O. FOUNDATION 97' -7" GRADE 99' -0" 111110 112113 109 114 108 102101 R15 High density fiberglass batt insulation in 2x4 exterior wood framed wall cavities typical throughout/ Stucco finish / Color Fresco Cream LRV 58 - Sherwin Williams Asphalt shingles over 1/2" CDX plywood and wood trusses Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 1/20/2021 9:43:34 AM1/4" = 1'-0" 000000 00/00/2010 A3.01A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceNORTH AND SOUTH ELEVATIONS SCALE: 1/4" = 1'-0"1 NORTH ELEVATION SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION Revisions No. Date Revision Description MAIN T.O. SUBFLOOR 100' -2" TOP RIDGE 115' -7" MAIN T.O. PLATE 110' -2" T.O. FOUNDATION 97' -7" GRADE 99' -0"5' - 4 1/2"10' - 0"1' - 2"16' - 7"107 1.1 2.1 7' - 0"116 25.00°10' - 0"25.00°11' - 2"5' - 0"5' - 0"6' - 0"R15 High density fiberglass batt insulation in 2x4 exterior wood framed wall cavities typical throughout/ Stucco finish / Color Fresco Cream LRV 58 - Sherwin Williams Asphalt shingles over 1/2" CDX plywood and wood trusses Ledgestone veneer with stone cap Alum. frame garage door with forsted glass 8" Thick existing CMU wall R @ T = 7"2 11"Conc. step MAIN T.O. SUBFLOOR 100' -2" TOP RIDGE 115' -7" MAIN T.O. PLATE 110' -2" T.O. FOUNDATION 97' -7"5' - 4 1/2"10' - 0"2' - 7"GRADE 99' -0" 104103 15.1 25.00°10' - 0"16' - 7"10' - 0"11' - 2"R15 High density fiberglass batt insulation in 2x4 exterior wood framed wall cavities typical throughout/ Stucco finish / Color Fresco Cream LRV 58 - Sherwin Williams Asphalt shingles over 1/2" CDX plywood and wood trusses 8" Thick existing CMU wall R15 High density fiberglass batt insulation in 2x4 exterior wood framed wall cavities typical throughout/ Stucco finish / Color Fresco Cream LRV 58 - Sherwin Williams Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 1/20/2021 9:43:36 AM1/4" = 1'-0" 000000 00/00/2010 A3.02A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceEAST AND WEST ELEVATIONS SCALE: 1/4" = 1'-0"1 WEST ELEVATION SCALE: 1/4" = 1'-0"2 EAST ELEVATION Revisions No. Date Revision Description MAIN T.O. SUBFLOOR 100' -2" TOP RIDGE 115' -7" MAIN T.O. PLATE 110' -2" T.O. FOUNDATION 97' -7" GRADE 99' -0"10' - 0"11' - 0"Asphalt shingles over 1/2" CDX plywood and wood trusses BATT INSULATION BY CONTRACTOR TO REQUIRED THICKNESS AS TO ACHEIVE A MINIMUM R-VALUE OF 30 R15 High density fiberglass batt insulation in 2x4 exterior wood framed wall cavities typical throughout/ Stucco finish / Color Fresco Cream LRV 58 - Sherwin Williams BATT INSULATION BY CONTRACTOR TO REQUIRED THICKNESS AS TO ACHEIVE A MINIMUM R-VALUE OF 30 Asphalt shingles over 1/2" CDX plywood and wood trusses R15 High density fiberglass batt insulation in 2x4 exterior wood framed wall cavities typical throughout/ Stucco finish / Color Fresco Cream LRV 58 - Sherwin Williams 8" Thick existing CMU wall 3/4" T&G Plywood Sheathing over 2x10 FramingW/R19 insulation Bedroom 2 11 Family room 15 Kitchen 16 115 104 103 15.1 15' - 5"4' - 1 1/2"MAIN T.O. SUBFLOOR 100' -2" TOP RIDGE 115' -7" MAIN T.O. PLATE 110' -2" T.O. FOUNDATION 97' -7" GRADE 99' -0"11' - 0"Family room 15 Hallway 6 Foyer 1 R15 High density fiberglass batt insulation in 2x4 exterior wood framed wall cavities typical throughout/ Stucco finish / Color Fresco Cream LRV 58 - Sherwin Williams Asphalt shingles over 1/2" CDX plywood and wood trusses Asphalt shingles over 1/2" CDX plywood and wood trusses BATT INSULATION BY CONTRACTOR TO REQUIRED THICKNESS AS TO ACHEIVE A MINIMUM R-VALUE OF 30 Asphalt shingles over 1/2" CDX plywood and wood trusses 3/4" T&G Plywood Sheathing over 2x10 FramingW/R19 insulation 3/4" T&G Plywood Sheathing over 2x10 FramingW/R19 insulation 15.1 106 105 115 4.16.12.3 1.1 116 11' - 0"14' - 2"15' - 5"10' - 0"10' - 0"2' - 4"Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 1/20/2021 9:43:37 AM1/4" = 1'-0" 000000 00/00/2010 A4.01A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceBUILDING SECTIONS SCALE: 1/4" = 1'-0"1 Section 1 SCALE: 1/4" = 1'-0"2 Section 2 Revisions No. Date Revision Description Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION NOT FOR 1/20/2021 9:43:38 AM000000 00/00/2010 A7.01A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceDOOR AND WINDOW SCHEDULE SD-01 ALUM ALUMINUM PL PLASTIC LAMINATE VL/GL VINYL AND TEMPERED GLASS AL/GL ALUMINUM AND TEMPERED GLASS SC/WD SOLID CORE WOOD HC/WD HOLLOW CORE WOOD GL TEMPERED GLASS SC/WD SOLID CORE WITH WOOD VENEER HM HOLLOW METAL STL STEEL HM/GL HOLLOW METAL AND TEMPERED GLASS WD/GL WOOD AND TEMPERED GLASS VL VINYL MATERIAL KEY TYPICAL INTERIOR DOOR: DOOR FINISHES MANUFACTURER:JELDWEN; FINISH: TEXTURED 4 PANELS; COLOR: WHITE DOOR SCHEDULE Mark Thickness Material WIDTH HEIGHT COMMENTS 1.1 1 3/4" SC / WD 6' - 0" 8' - 0" 2.1 - ALUM/GLASS 16' - 0" 8' - 0" FROSTED/TEMP GLASS 2.2 1 3/4" SC / WD 3' - 0" 6' - 8" 2.3 1 3/8" SC / WD 3' - 0" 8' - 0" 4.1 1 3/8" SC / WD 2' - 8" 8' - 0" 4.2 1 3/8" SC / WD 6' - 0" 8' - 0" 5.1 1 3/8" SC / WD 2' - 8" 8' - 0" 6.1 1 3/8" SC / WD 4' - 0" 8' - 0" 6.2 1 3/8" SC / WD 5' - 0" 6' - 8" 7.1 1 3/8" SC / WD 2' - 8" 8' - 0" 7.2 1 3/8" SC / WD 4' - 0" 8' - 0" 9.1 1 3/8" SC / WD 3' - 0" 9' - 0" 10.1 1 3/8" SC / WD 2' - 6" 8' - 0" 10.2 1 3/8" SC / WD 2' - 6" 8' - 0" 10.3 1 3/8" SC / WD 3' - 0" 9' - 0" 11.1 1 3/8" SC / WD 2' - 8" 8' - 0" 11.2 1 3/8" SC / WD 4' - 0" 8' - 0" 12.1 1 3/8" SC / WD 3' - 0" 9' - 0" 13.1 1 3/8" SC / WD 2' - 6" 9' - 0" 13.2 1 3/8" SC / WD 2' - 6" 9' - 0" 14.1 1 3/8" SC / WD 2' - 8" 8' - 0" 14.2 1 3/8" VL / Temp. glass / BLACK 9' - 0" 8' - 0" 15.1 - VL / Temp. glass / BLACK 16' - 0" 8' - 0" 18.1 1 3/8" SC / WD 2' - 2" 8' - 0" Grand total: 24 WINDOWS SCHEDULE Mark Height Width SILL HEIGHT HEAD HEIGHT U VALUE GLASS TYPE MATERIAL/COLOR Comments 101 6' - 0" 2' - 6" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 102 6' - 0" 2' - 6" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 103 6' - 0" 2' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 104 6' - 0" 2' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 105 6' - 0" 2' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 106 6' - 0" 2' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 107 6' - 0" 6' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 108 6' - 0" 5' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 109 6' - 0" 5' - 0" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 110 6' - 0" 2' - 6" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 111 6' - 0" 2' - 6" 2' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 112 3' - 0" 5' - 0" 5' - 0" 8' - 0" 0.30 TEMP. / FROSTED VL / BLACK 113 3' - 0" 3' - 0" 5' - 0" 8' - 0" 0.30 TEMP. / FROSTED VL / BLACK 114 3' - 0" 5' - 0" 5' - 0" 8' - 0" 0.30 TEMP. / FROSTED VL / BLACK 115 4' - 6" 6' - 0" 3' - 6" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 116 1' - 6" 6' - 0" 8' - 4" 9' - 10" 0.30 CLEAR LOW E VL / BLACK 117 5' - 0" 3' - 0" 3' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 118 5' - 0" 3' - 0" 3' - 0" 8' - 0" 0.30 CLEAR LOW E VL / BLACK 119 2' - 0" 2' - 0"0.30 CLEAR LOW E / TEMP. ALUM / BLACK 120 2' - 0" 2' - 0"0.30 CLEAR LOW E / TEMP. ALUM / BLACK 121 2' - 0" 2' - 0"0.30 CLEAR LOW E / TEMP. ALUM / BLACK 122 4' - 0" 2' - 0"0.30 CLEAR LOW E / TEMP. ALUM / BLACK 128 4' - 0" 2' - 0"0.30 CLEAR LOW E / TEMP. ALUM / BLACK Grand total: 23 Revisions No. Date Revision Description UPUP 99' - 0" 9 9 ' - 0 " 100' - 0" 99' - 0" 100' - 0" 99' - 0" Imperial Ave.PROPERTY LINE 134.52' TO PROPOSED WALL 29' - 6" TO ROOF OVERHANG 27' - 11 1/2" TO GARAGE WALL 27' - 0" FRONT SETBACK 20' - 0" TO ROOF OVERHANG 25' - 6" TO FRONT PORCH 20' - 0"PROPERTY LINE50.00'50.20'PROPERTY LINE135.00' PROPERTY LINE EXISTIGN 6' HT. CMU WALL NEW 6' HT. WOOD FENCE NEW CONC. DRIVEWAY NEW CONC. WALKWAY NEW LANDSCAPE GRASS NEW LANDSCAPE GRASS NEW LANDSCAPE GRASS NEW LANDSCAPE / MULCH CONC. PATIO STONE WALK STONE WALK JP CB EXISTING WATER METER CATCH BASIN SANITARY MANHOLE NEW EWER CLEAN OUT EDGE OF PAVEMENT EXISTING 30" TREE TO BE PROTECTED DURING CONSTRUCTION W 10' - 0"10280 IMPERIAL EXISTING BUILDING 10300 IMPERIAL EXISTING BUILDING 10300 IMPERIAL EXISTING GARAGE NEW LANDSCAPE GRASS NEW LANDSCAPE / MULCH STONE WALK NEW LANDSCAPE / MULCH MA FT FT FT FT MA PHPHPHPHPHPH PHPHPHPH AC PHPHPHPHPH PHPHPHPHPH Project Date Checked by Drawn by Project Number Rolm Design Studio 1622 W Campbell Ave. Sutie 108 Campbell, CA 95008 mehran@rolmdesignstudio.com www.rolmdesignstudio.com (925) 949-6052 RESERVES ITS' COMMON LAW COPYRIGHT RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT THE WRITTEN PERMISSION CONSENT OF DESIGNER. Description Scale RDS RDS Mr n S o ltZ 1/20/2021 9:43:49 AM1" = 10'-0" 000000 00/00/2010 L1.01A Planning Application For:10290 Imperial Ave. Cupertino, CA 95014Kumari ResidenceLANDSCAPE Revisions No. Date Revision Description Planting Schedule SYMBOL TYPE BOTNICAL NAME COMMON NAME Model Count AC TREE MULTI TRUNK ACAICA EXISTING TREE 1 TREE: 1 MULTI TRUNK ACAICA: 1 TREE: 1 FT TREE FRUIT TREE PER OWNER FRUIT TREE 24" BOX 1 FT TREE FRUIT TREE PER OWNER FRUIT TREE 24" BOX 1 FT TREE FRUIT TREE PER OWNER FRUIT TREE 24" BOX 1 FT TREE FRUIT TREE PER OWNER FRUIT TREE 24" BOX 1 24" BOX: 4 FRUIT TREE PER OWNER: 4 TREE: 4 MA TREE MAGNOLIA SOULANGIANA STD SAUCER MAGNOLIA 24" BOX 1 MA TREE MAGNOLIA SOULANGIANA STD SAUCER MAGNOLIA 24" BOX 1 24" BOX: 2 MAGNOLIA SOULANGIANA STD: 2 TREE: 2 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 PH SHRUB PHYORMIUM TOM THUMB JOHNSON ALE 1 GAL 1 1 GAL: 20 PHYORMIUM TOM THUMB: 20 SHRUB: 20 Grand total: 27 A. CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING FAMILIAR WITH ALL EASEMENTS, UNDERGROUND UTILITIES, PIPER, AND STRUCTURES; CONTRACTORS SHALL TAKE SOLE RESPONSIBILITY FOR ANY COST INCURRED DUE TO DAMAGE OF SAID UTILITIES. CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING FAMILIAR WITH ALL EASEMENTS, UNDERGROUND UTILITIES, PIPER, AND STRUCTURES; CONTRACTORS SHALL TAKE SOLE RESPONSIBILITY FOR ANY COST INCURRED DUE TO DAMAGE OF SAID UTILITIES. B. DO NOT WILLFULLY PROCEED WITH CONSTRUCTIONS AS DESIGNED WHEN IT OS OBVIOUS THAT UNKNOWN OBSTRUCTIONS, AREA DISCREPANCIES AND / OR GRADE DIFFERENCES EXIST THT MAY NOT HAVE BEEN KNOWN DURING DESIGN. SUCH CONDITIONS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER. THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILER TO GIVE SUCH NOTIFICATION. C. LANDSCAPE AREA SHALL DRAIN AWAY FROM ALL BUILDINGS AND FACILITIES AT 25 MIN. SLOPE FOR 5’-0”. D. ALL PLANT MATERIAL SHALL BE OF NURSERY QUALITY AND BE GUARANTEED FOR TREE MONTH. E. ALL PLANT MATERIAL SHALL BE APPROVED FOR QUALITY BY THE OWNER PRIOR INSTALLATION. F. FINAL LOCATION OF ALL PLANTS MATERIAL SHALL BE SUBJECT TO THE APPROVAL OF THE OWNER. G. SOIL PREPARATION: • ROTOTILL THE FOLLOWING AMENDMENTS 6”INTO THE SOIL AT RATES INDICATED PER 1,000 SQUARE FEET FOR PLANTING AREA AND SOD AREAS. • 6 CUBIC YARDS NITROGEN STABILIZED SAWDUST OR EQUAL. • 125 LBS. GRO-POWER PLUS OR EQUAL PRE PLANT FERTILIZER. H. PLANT PITS SHALL BE 2X THE ROOT BALL SIZE WITH 70% NATIVE SOIL AND 30% AMENDMENTS WITH PLANT TABLETS OR OTHER PRE PLANT FERTILIZER. I. ALL PLATS SHALL HAVE 2”WATERING BERM AROUND THEM WITH ROOTBALLS PLANTED HIGH. J. ALL PLUMBING CODES SHALL BE FOLLOWED. K. ALL PLANTING AREA SHALL BE WATERED WITH AN AUTOMATIC IRRIGATION SYSTEM. L. THE CONTRACTOR SHALL USE DRIP SYSTEM IN THE GROUND COVER / SHRUB AREA. M. SPRINKLER SHALL HAVE HEAD TO HEAD COVERAGE. N. LATERAL LINS SHALL BE 12”DEEP, MAIN LINES SHALL BE 18”DEEP, ALL SCH. 40 PIPE. O. ALL VALVES SHALL BE IN-LINE, BELOW GRADE IN VALVE BOXES OR EQUAL. P. BACKFLOW DEVICE SHALL BE A REDUCE PRESSURE BACKFLOW DEVICE OR EQUAL CONNECT TO MAINLINE BEFORE HOUSE AND LOCATE OUT OF VIEW AROUND SIDE OF HOUSE. Q. CONTROLLER SHALL BE DUAL PROGRAMMABLE, LOCATE PER OWNER. R. USE FEBCO, RAINBIRD, TORO, PEPCO OR EQUAL IRRIGATION EQUIPMENT. S. TREES ARE TO BE STAKED WITH MIN. 2”X 2”REQUIRED HEIGHT STAKE AND TIED TO INSURE VERTICAL GROWTH. T. ALL APPLICABLE CODES TO BE FOLLOWED. ALL WORK REQUIRING PERMITS SHALL HAVE PERMITS BEFORE WORK IS TO BEGIN. U. ALL PLANTING AREAS TO BE COVERED WITH 2 THIVK LAYER OF MULCH. V. ALL TREE ROOTS GREATER THAN 1-1/2”IN DIA. DAMAGED DURING CONSTRUCTION SHALL BE CUT CLEAN AND SEALED. W. CONTRACTOR TO VERIFY QUANTITIES, QUANTITIES SHOWN ARE FOR REFERENCES ONLY. LANDSCAPE NOTES: SCALE: 1" = 10'-0"1 LANDSCAPE PLAN