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Home My WebLink About02-26-2003 Planning Commission PacketCITY OF SARATOGA PLANNING COMMISSION ACTION MINUTES DATE: Wednesday, February 26, 2003 - 7:00 p.m PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting ROLL CALL: Commissioners Barry, Garakani, Hunter, Kurasch, Roupe, Zutshi and Chair Jackman Absent: Commissioner Barry Staff: Planners Livingstone, Oosterhous Fsz Vasudevan, Director Sullivan and Minutes Clerk Shinn PLEDGE OF ALLEGIANCE MINUTES: Draft Minutes from Regular Planning Commission Meeting of February 12, 2003. (Approved 5-0-1, Kurasch Abstained) ORAL COMMUNICATIONS -Any member of the Public will be allowed to address the Planning Commission for up to three minutes on matters not on this agenda The law generally prohibits the Planning Commission f rom discussing or tahing action on such items. However, the Planning Commission may instruct staf f accordingly regarding Oral Communications under Planning Commission direction to Staf f. REPORT OF POSTING AGENDA Pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on February 20, 2003. REPORT OF APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an "Appeal Application" with the City Clerk within fifteen (15) calendar days of the date of the decision, pursuant to Municipal Code 15-90.050 (b). CONSENT CALENDAR 1. ADOPTION OF RESOLUTION IN REGARDS TO APPLICATION #02-269 (397-22-051) - CUTLER, 14480 OAK PLACE; Request for Variances to allow an existing 190-foot section of wall to be in excess of the City Code maximum 6-feet in the side yard setback and to remain 7- feet 6-inches, fora 56-foot section of fence in the front yard setback to exceed the City Code maximum of 3-feet to be allowed to be constructed 6-feet tall, and a 25-foot section of fence in the front yard setback to exceed the City Code maximum of 3-feet to be allowed to be constructed 6- feet tall. (SULLIVAN) (5-0-1, KURASCH ABSTAINED) PUBLIC HEARINGS All interested persons may appear and be heard at the above time and place. If you challenge a decision of the Planning Commission pursuant to a public hearing in court, you may be limited to raising only those issues you or someone else raised at the public .hearing(s) described in this agenda, or in written correspondence delivered to the Saratoga Planning Commission at, or prior to, the public hearing. In order to be included in the Planning Commission's information packets, written communication should be filed on or before the Monday, a week before the meeting. 2. APPLICATION #02-192 (503-24-064) -LEE, 14493 Big Basin Way (Saratoga Cleaners); - Request for Design Review Approval to construct an addition of an 875 square foot commercial tenant space at the first floor level, a 620 square foot 3-car garage, and a 1,512 square foot apartment at the second. floor level of an existing 2 story structure located in the CH-1 zone. 208 square feet of the existing commercial space (Saratoga Cleaners) will be eliminated to accommodate the attached 3-car garage. However, the applicant also proposes. to add 52 square feet to the Cleaners by extending the rear laundry/utility area. The existing 3,380 square foot structure consists entirely of commercial space at the first floor, a carport, and two apartment units at the second floor. The 4,277 square foot site is located in Parking District No. 3. (VASUDEVAN) (CONTINUED FROM JANUARY 8, 2003) (APPROVED 5-0-1, KURASCH ABSTAINED) 3. APPLICATION #02-279 (517-09-069) - SARATOGA WINE MERCHANTS, "UNCORKED" 14500 Big Basin Way; -Request for Conditional Use Permit approval to allow the sale of alcoholic beverages in a proposed new retail wine store. The store will be located in an existing 1,450 square foot vacant tenant space. The site is located in a Commercial Zoning District. (LMNGSTONE) (APPROVED 4-0-2 GARAKANI ~sz JACKMAN ABSTAIN) 4. APPLICATION #02-096 (APN 510-06-006) - LEU / SPITTS,19330 Saratoga-Los Gatos Road; - Requestfor Design Review Approval to construct first and second story additions and a basement to an existing two-story residence. The total floor area of the proposed two-story residence and attached three-car garage is 6,843 square feet. The maximum height of the proposed residence is 26 feet. The lot size is approximately 143,748 square feet and the site is zoned R-1-40,000. (OOSTERHOUS) (APPROVED 6-0) 5. APPLICATION #02-272 (APN 397-23-007)- BIERACH, 20355 Orchard Rd; -Request for Design Review Approval to construct first and second story additions to an existing one-story residence. The total floor area of the proposed two-story residence is 2,283 square feet. The maximum height of the proposed residence is 21 ft. 6 inches feet. The lot size is approximately 7,300 square feet and the site is zoned R-1-10,000. (OosTERxous) (APPROVED 6-0 TO CONTINUE TO MARCH 12, 2003) DIRECTORS ITEM - None COMMISSION ITEMS Commissioner's sub-committee reports COMMUNICATIONS WRITTEN - None ADJOURNMENT AT 9:27 PM TO THE NEXT MEETING - Wednesday, March 12, 2003, at 7:00 p.m. in the Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA If you would like to receive this Agenda via a-mail, please send your e-mail address to planning@sarato~a.ca.us • CITY OF SARATOGA PLANNING COMMISSION LAND USE AGENDA DATE: Tuesday, February 25, 2003 - 3:00 p.I11. PLACE: City Hall Parking Lot, 13777 Fruitvale Avenue TYPE: Land Use Comnttee SITE VISI"I"S WILL BE MADE TO THE FOLLOWING ITEMS ON T:EiE PLANNING COMMISSION AGENDA FOR WEDNESDAY, FEBRUARY 26, 2003 ROLL CALL REPORT OF POSTING AGENDA AGENDA 1. Application #02-096 - SPITTS Item 4 19330 Saratoga-Los Gatos Road 2. Application #02-279 - SARATOGA WINE MERCHANTS Item 3 14500 Big Basin Way 3. Application #02-192 - LEE Item 2 14493 Big Basin Way 4. Application #02-272 - BIERACH Item 5 20355 Orchard Road LAND USE COMMITTEE • The Land Use Committee is comprised of interested Planning Commission members. The committee conducts site visits to properties which are new items on the Planning Commission agenda. The site visits are held Tuesday preceding the Wednesday hearing between 3:00 p.m. and 5:00 p.m. It is not necessary for the applicant to be present, but you are invited to join the Committee at the site visit to answer any questions, which may arise. Site visits are generally short (5 to 10 minutes) because of time constraints. Any presentations and testimony you may wish to give should be saved for the public hearing. CITY OF SARATOGA PLANNING COMMISSION AGENDA DATE: Wednesday, February 26, 2003 - 7:00 p.m. PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting ROLL CALL: Commissioners Barry, Garakani, Hunter, Kurasch, Roupe, Zutshi and Chair Jackman PLEDGE OF ALLEGIANCE MINUTES: Draft Minutes from Regular Planning Commission Meeting of February 12, 2003. ORAL COMMUNICATIONS -Any member of the Public will be allowed to address the Planning Commission for up to three minutes on matters not on this agenda The law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct sta f f accordingly regarding Oral Communications under Planning Commission direction to Staf f. REPORT OF POSTING AGENDA Pursuant to Government Code 549`i4.2, the agenda for this meeting was properly posted on February 20, 2003. REPORT OF APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an "Appeal Application" with the City Clerk within fifteen (15) calendar days o:F the date of the decision, pursuant to Municipal Code 15-90.050 (b). CONSENT CALENDAR 1. ADOPTION OF RESC)LUTION IN REGARDS TO APPLICATION #02-269 (397-22-051) - CUTLER, 14480 OAK PLACE; Request for Variances to allow an existing 190-foot section of wall to be in excess of the City Code maximum 6-feet in the side yard setback and to remain 7- feet 6-inches, fora 56-foot section of fence in the front yard setback to exceed the City Code maximum of 3-feet to be allowed to be constructed 6-feet tall, and a 25-foot section of fence in the front yard setback to exceed the City Code maximum of 3-feet to be allowed to be constructed 6- feet tall. (SULLIVAN) PUBLIC HEARINGS All interested persons may appear and be heard at the above time and place. If you challenge a decision of the Planning Commission pursuant to a public hearing in court, you may be limited to raising only those issues you or someone else raised at the public hearing(s) described in this agenda, or in written correspondence delivered to the Saratoga Planning Commission at, or prior to, the public hearing. In order to be included in the Planning Commission's information packets, written communication should be filed on or before the Monday, a week before the meeting. 2. APPLICATION #02-192 (503-24-064) -LEE, 14493 Big Basin Way (Saratoga Cleaners); - Request for Design Review Approval to construct an addition of an 875 square foot commercial tenant space at the first floor level, a 620 square foot 3-car garage, and a 1,512 square foot apartment at the second floor level of an existing 2 story structure located in the CH-1 zone. 208 square feet of the existing commercial space (Saratoga Cleaners) will be eliminated to accommodate the attached 3-car garage. However, the applicant also proposes to add 52 square feet to the Cleaners by extending the rear laundry/utility area. The existing 3,380 square foot structure consists entirely of commercial space at the first floor, a carport, and two apartment units at the second floor. The 4,277 square foot site is located in Parking District No. 3. (VASUD1=vAN) (CONTINUED FROM JANUARY 8, 2003) 3. APPLICATION #02-279 (517-09-069) - SARATOGA WINE MERCHANTS, "UNCORKED" 14500 Big Basin Way; -Request for Conditional Use Permit approval to allow the sale of alcoholic beverages in a proposed new retail wine store. The store will be located in an existing 1,450 square foot vacant tenant space. The site is located in a Commercial Zoning District. (LIVINGSTONE) 4. APPLICATION #02-096 (APN 510-06-006) - LEU / SPITTS,19330 Saratoga-Los Gatos Road; - Requestfor Design Review Approval to construct first and second story additions and a basement to an existing two-story residence. The total floor area of the proposed two-story residence and attached three-car garage is 6,843 square feet. The maximum height of the proposed residence is 26 feet. The lot size is approximately 143,748 square feet and the site is zoned R-1-40,000. (OOSTERHOUS) 5. APPLICATION #02-272 (APN 397-23-007)- BIERACH, 20355 Orchard Rd; -Request for Design Review Approval to construct first and second story additions to an existing one-story residence. The total floor area of the proposed two-story residence is 2,283 square feet. The maximum height of the proposed residence is 21 ft. 6 inches feet. The lot size is approximately 7,300 square feet and the site iszoned R-1-10,000. (OOSTERHOUS) DIRECTORS ITEM - None COMMISSION ITEMS Commissioner's sub-committee reports COMMUNICATIONS WRITTEN - None ADJOURNMENT TO NEXT MEETING - Wednesday, March 12, 2003, at 7:00 p.m. in the Council Chambers/Civic Theater 13777 Fruitvale Avenue, Saratoga, CA ~~ ~......~ If you would like to receive this Agenda via e-mail, please send your e-mail address to planning@saratoga.ca.us ~ ~o ~4 Q MINUTES V ~% U SARATOGA PLANNING COMMISSION DATE: Wednesday, February 12, 2003 PLACE: Council Chambers/Civic Theater, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Regular Meeting Chair Jackman called the meeting to order at 7:00 p.m. ROLL CALL Present: Commissioners Garakani, Hunter, Jackman, Roupe and Zutshi Absent: Commissioners Barry and Kurasch Staff: Director Tom Sullivan, City Attorney Jonathan Wittwer, Planner Lata Vasudevan and Planner Ann Welsh PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES -Regular Meeting of January 22, 2003. Motion: Upon motion of Commissioner Roupe, seconded by Commissioner Garakani, the regular Planning Commission minutes of January 22, 2003, were approved as submitted with one correction to page 5. AYES: Garakani, Hunter, Jackman and Roupe NOES: None ABSENT: Barry and Kurasch ABSTAIN: Zutshi ORAL COMMUNICATION There were no oral communications. REPORT OF POSTING AGENDA Director Tom Sullivan announced that, pursuant to Government Code 54954.2, the agenda for this meeting was properly posted on February 6, 2003. .REPORT OF APPEAL RIGHTS Chair Jackman announced that appeals are possible for any decision made on this Agenda by filing an Appeal Application with the City Clerk within fifteen (15) calendar days of the date of the decision, pursuant to Municipal Code 15.90.050(b). Saratoga Planning Commission Minutes of February 12, 2003 Page 2 CONSENT CALENDAR There were no Consent Calendar Items. *** PUBLIC HEARING - ITEM NO.1 APPLICATION #02-269 (397-22-051) -CUTLER, 14480 OAK PLACE: Request for Variances to allow an existing 190-foot section of wall to be in excess of the City Code maximum 6-feet in the side yard setback and to remain 7-feet, 6-inches; fora 56-foot section of fence in the front yard setback to exceed the City Code maximum of 3-feet to be allowed to be constructed 6-feet tall; and a 25-foot section of fence in the front yard setback to exceed the City Code maximum of 3-feet to be allowed to be constructed 6-feet tall. The Planning Commission will also consider allowing a structure to be constructed within 10 feet of an Ordinance protected Oak tree. (SULLIVAN) Director Tom Sullivan provided the staff report as follows: • Advised that staff has provided no formal recommendation to the Commission regarding the issue of placing a structure within 10 feet of a protected tree. • Described the Variance requests: • Variance One: Seeks height exception fora 190-foot section of wall on the north and northeasterly sides of the subject parcel. Zoning allows a 6-foot maximum height. Portions of the wall are 7.5 feet high, which would categorize it as a structure. Fences less than 6 feet in height do not require permits. Fencing in excess of 6 feet in height requires building permits. • Variance Two: Seeks a 6-foot high wall along a 56-foot portion at the southwest side of the subject property, which represents the front property line of the Cutler property and rear property line of the Breck property. A 25-foot section of this proposed 56-foot wall would fall within the front yard setback, for which zoning limits fence heights to 3 feet or less whereas Mr. Cutler is asking for 6-foot height. Stating that there are several easements (access, public services, sanitary sewer and a landscape agreement between the Cutler/Breck properties. Added that while the City is not a party to these easements and has no authority to enforce the provisions of these easements, they have become a discussion item as part of this request. Commissioner Roupe asked for further information on the easements. Director Tom Sullivan advised that the 56-foot long section overlaps the landscape easement by nine to 10 feet but does not deny the Brecks access. Added that a portion of the 190-foot wall sits over a circular easement that had been required by the Fire Department, an issue that was the subject of litigation. Commissioner Roupe asked if the litigation had concluded. Director Tom Sullivan: • Replied that the litigation concluded in 1992. • Added that the wall is actually less intrusive on the easement than what was previously there. • Said that the Commission needs to focus on the facts that relate to the three mandatory findings. • Provided language from the City Code regarding the purpose of a Variance. Saratoga Planning Commission Minutes of February 12, 2003 Page 3 • Advised that both City and State law requires findings of fact to support issuance of a Variance. • Said that the three specific findings of fact in the Saratoga Code include: the finding that there are special circumstances that make the property unique (shape, typography, etc.); the finding that issuing a Variance would not represent a special privilege; and the finding that the issuance of a Variance would not be a detriment to the public health, safety and welfare. • Suggested that the three Variance requests be discussed individually. • Said that the 190-foot wall affects two adjacent properties. • Described the subject property as being a 27,000 square foot, parcel within an R-1-10,000 zoning district. • Reminded that flag lots are required to be larger and that the lots in the area range from between 6,000 and 35,000 square feet. • Mentioned that this subject site has access from both Oak Place and Saratoga Los Gatos Road. • Advised that the typography of the property includes a gentle slope and that the property has a higher elevation than three of the contiguous properties do. • Reminded that the Cutler property has 10 contiguous properties, which impacts the ability to maintain privacy. With the surrounding properties being single-family residences, there is nothing particularly unique in that situation. However, the easement, 12-foot offset and 10 contiguous properties together could be counted as unique conditions. • Said that the City's Code 13nforcement Officers concur that there are numerous fences in excess of six feet in height in the immediate vicinity per Mr. Cutler's exhibit. • Said that as for the issue of public health, safety and welfare, the Commission would need to determine if this would create detrimental conditions. If so, why. If not, why not. • Added that two property owners support the request with conditions. • Spoke to the issue of special privilege by reminding that this property is not similar to the typical R-1-10 as the applicant's front yard is Mr. Breck's rear year. Mr. Breck could build a 6-foot high fence in the same area as Mr. Cutler seeks to build by right, simply because it is his rear property line. Commissioner Roupe asked for clarification that the physical address has nothing to do with the determination of the front yard.. Director Tom Sullivan: • Replied no. • Said that the Mr. Cutler wants his 56-foot wall to be six feet high instead of the allowed three feet for a front yard wall. • Added that another 25-foot fence section intersects with this 56-foot section and is in the front yard setback but is on the Cutler side property line. Again, the height limitation on the Cutler side is 3 feet while the adjacent property owner (Goldman) could install asix-foot high fence since this is his rear yard. • Stated that size, shape, typography and location unique features are the same for the 25-foot section as for the 56-foot section. • Said that if the Variance is granted for the 190-foot wall, it would be determined to be a structure and the Commission would be required to determined if said structure could be allowed to remain within 10 feet of a protected tree. • Reminded that the Commission had discussed this issue with the previously-reviewed 300 foot section of wall and found the horizontal footing to be a structure and left the determination as to Saratoga Planning Commission Minutes of February 12, 2003 Page 4 whether it should be left or removed to the discretion of the City's Arborist. The Arborist said that more damage would be done to remove than to leave it in place. Commissioner Roupe stated that it had been the intent of the Commission to look at the wall in its entirety but was not able to do so. Asked whether if the Commission decided not to approve if the same conditions imposed for the 300-foot section could be imposed. Chair Jackman brought the Goldman property section up. Director Tom Sullivan: • Said that included a poured footing and that this footing is part of the 25 foot fence section and part of the 300 foot section ruling that has already been made. • Recapped his discussion to describe the specific Variance requests under consideration this evening. A Variance to allow an existing 7-foot, 6-inch high 190-foot long wall to remain. A Variance to allow the construction of a 6-foot high fence along a 56-foot portion where the Code only allows a 3-foot height. A Variance to allow the construction of a 6-foot high 25-foot long section of fence within a front yard setback where Code allows 3-foot height. • Added that a determination would be required to be made that allows a structure to remain within 10 feet of Oaks along the 190 foot section if these requests are approved. • Advised that the actions possible this evening are the granting or denial of these Variance requests. If granted, the Commission can impose conditions of approval. • Pointed out that the City Attorney has advised that Items 1, 2 and 3 for this request can be appealed within 15 days but that Item 4 would be final and could not be appealed. Commissioner Zutshi pointed out that Item 3 appears to be an eastside property line. Director Tom Sullivan agreed but pointed out that it is situated within the front setback area. Chair Jackman asked if each request should be considered separately. Director Tom Sullivan suggested that this would be the best way to proceed. Chair Jackman opened the Public Hearing for Agenda Item No. 1 at 7:29 p.m. Mr. Mitch Cutler, Applicant and Property Owner, 14480 Oak Place, Saratoga: • Said that he has presented his information and would waive his right to present anything further. • Made himself available for questions. Commissioner Roupe asked for a rundown on how this situation came to be. Said it appears Mr. Cutler obtained permits but what was constructed was brought into question. Mr. Mitch Cutler: • Stated that he received permits on February 22, 2002, for the construction of the 7.5-foot high fence. He said he considers this to be a six-foot fence but there is also a 1.5 -foot back fill area. • Added that engineering plans had been provided and that the wall was built as depicted on the plans and was finaled by the City on March 11, 2002. • Said that following a complaint by one neighbor, Mr. King, the City reevaluated its position. Saratoga Planning Commission Minutes of February 12, 2003 Page 5 Director Tom Sullivan: • Explained that a permit was issued fora 190-foot fence not to exceed six feet in height. • Said that the Department was requested to inspect what was installed and the height came into question. Added that the only inspection on record is for the piers and staff does not say that this wall was finaled. Commissioner Roupe asked if height is measured from natural or finished grade. Director Tom Sullivan pointed out that the Zoning Code (Section 29) defines measured height as being measured on the low side from top to natural or cut grade and not from fill grade. Commissioner Garakani asked about the purpose for the 56-foot section and why it is not all the way to the front. Mr. Mitch Cutler said that this section does not enter into the landscape agreement area and that he wants the wall for noise attenuation from Highway, privacy and to block views of the garbage containers stored on his neighbor's property. Commissioner Garakani asked why Mr. Cutler does not continue the fence all the way. Mr. Mitch Cutler replied to adhere to the landscape agreement. Added that there are lots of boundary issues and he has been advised by counsel to stay away from that area. Ms. Holl Davies, 14478 Oak Place, Saratoga: y • Described the proposal as Wall 1 (180 feet), Wall 2 (next 300) and Wa113 (yet to come). • Suggested that only Wall 1 be approved with conditions as it gives noise abatement and privacy to her property. • Said that five of her Oak trees have been heavily impacted by the construction of the wall and that tree bonds are needed. • Predicted that trees will die due to fill that has been brought in and that when these trees die she wants the funds to be available to replace the four Coast Live Oaks and one Black Oak tree. • Recommended that no additional paving or structures be allowed within 10 feet of any Oaks. • Asked for Oak compatible screening. • Suggested the addition of a lattice/trellis feature against the wall to hide the raw concrete and soften its appearance. • Pointed out that the entrance to the Cutler property is not from Oak Place as they say it is. • Reiterated her recommendation that the first Variance request be approved and the other requests be denied. Commissioner Hunter said she saw a new fence on Ms. Davies property during the site visit. Ms. Holly Davies said she would take down her fence if she can place trellis against the wall. Mr. Patrick Matas, 20385 Saratoga-Los Gatos Road, Saratoga: • Said he speaks on behalf of his parents and expressed his confusion on how a Variance can even be considered since there are easements in place that have been overlooked. Saratoga Planning Commission Minutes of February 12, 2003 Page 6 • Pointed out that the easement appears on his parents' deed. Commissioner Zutshi reminded Mr. Matas that the Commission has nothing to do with enforcement of easements. Mr. Patrick Matas: • Said that seven months later, Variances are being considered. • Pointed out that they still have a valid easement. • Stated that his parents have secured a letter from their surveyor that documents that the wall encroaches two feet into their easement. • Said that his parents bought the property with the easement in place for fire access and that the deed has not changed. • Challenged that the City does not have the right to give a permit to allow building on his parents' easement. Commissioner Garakani asked whether prior to the wall if the Matas had objected when the new wooden fence was installed on the Davies property. Mr. Patrick Matas replied not at the beginning. Commissioner Roupe asked the City Attorney to provide input. Mr. Jonathan Wittwer, City Attorney, Wittwer & Perkin, LLP: • Clarified that easement rights are between private property owners and that only a court can enforce them, not the Planning Commission or even City Council. • Added that if the City grants a Variance, it has no impact on the easement rights. To enforce an easement, the parties would have to go to court. • Recommended adding language in the event that this request is approved that states that said approvals do not affect any easement or boundaries. Mr. Frank Matas, 20385 Saratoga-Los Gatos Road, Saratoga: • Stated that he went to the City last year and was told by a planner that no structure could be allowed to be constructed on an easement. • Questioned the City's contention that it is not responsible for enforcing that. City Attorney Jonathan Wittwer said that this issue would have to be dealt with in court. Chair Jackman reiterated that the City cannot make a judgement on easement issues and that a court would need to decide such issues. Mr. Frank Matas expressed dismay that the City would allow construction on an easement. City Attorney Jonathan Wittwer said that the City does not itself put a structure on an easement. Director Tom Sullivan pointed out that the plans submitted depict the fence to be on the property line. Saratoga Planning Commission Minutes of February 12, 2003 Page 7 Mr. Frank Matas reminded that his surveyor has documented that the fence is two feet onto the easement. Director Tom Sullivan said that this information was provided after the fact. Mr. Frank Matas disagreed and said that the information was available prior to the wall being installed. City Attorney Jonathan Wittwer said that the City cannot determine where the easement is located as it does not have jurisdiction to do so. Mr. Frank Matas: • Declared that it should not be his responsibility to tell the City what to do. • Asked that no Variance be granted and that the wall be taken down. Mr. Bill Breck, 20375 Saratoga-Los Gatos Road, Saratoga: • Said that he has found gross mistakes in the packet. • Stated that since this hearing is to consider three major Variances he would require more than three minutes to speak to the project. Director Tom Sullivan said that it is important to treat all speakers the same. Mr. Bill Breck: • Said that easements are depicted not just on the Grant Deed but also on the Subdivision Map. . • Advised he is here to protect trees and neighborhood values. • Informed that Mr. Cutler has sent threatening letters to the neighbors. • Declared that hundreds of thousands of dollars in tree damage have been inflicted. • Said that the City has spent $200,000 trying to keep Cutler projects under control. • Pointed out that this is not an incidental remodel and questioned why two residences are being allowed on asingle-family lot. • Stated that there has been destruction of landscaping and natural screening that is destroying the character of the neighborhood. • Said that the City is feeling threatened by a Cutler lawsuit, which is a terrible situation that violates the rights of he and his neighbors. • Said he needs reassurance that the City is not being hobbled by any legal threat. • Questioned why this hideous wall should be allowed and stated that kids deserve light, air and view of trees. • Asked why the Tree Ordinance is not enforced and said it needs to have legal teeth and be enforced. • Asked why have a Planning Department if it is not enforcing property rights. • Asked why have a Planning Commission if it allows a historic neighborhood to be destroyed. • Urged the Commission to take action to deny these Variance requests and to require the removal of the wall to allow an "open scenic oasis." Commissioner Garakani asked Mr. Breck about his objections to the 56-foot long fence at the side yard. Mr. Breck replied that it would deflect noise from Highway 9 into his backyard. Saratoga Planning Commission Minutes of February 12, 2003 Page 8 Commissioner Roupe warned that the Commission is not even thinking about requiring the removal of the wall. The questions at hand this evening are whether to allow a 190-foot section of wall to remain 7-feet, 6-inches high and whether two sections of fencing are to be allowed at 6 feet rather than 3 feet high. Mr. Bill Breck said that he heard it is an option to require the removal. Director Tom Sullivan reminded that the Commission's instruction to City Arborist Barrie Coate was to review the 300-foot section of wall. Added that the horizontal footing was found to be a structure. However, asix-foot fence itself is not a structure. Barrie Coate was to advise if the horizontal footings were best removed or left in place. Mr. Bill Breck said that he is still waiting to hear if Barrie Coate says that the above ground concrete footings should be removed. Commissioner Roupe said that it was below ground section that was focused upon. Mr. Bill Breck declared that the 190-foot section is too close to trees. Mr. Alan King, 14472 Oak Place, Saratoga: • Said that Code prohibits fences over six feet in height and concrete near Oak trees. • Pointed out that the Cutler wall is 8 feet tall in places and that two feet of fill dirt was placed over the roots of Oak trees. • Said that many conversations have been held with Mr. Cutler and his representatives to no avail. • Said that Mr. Cutler has threatened his neighbors repeatedly. • Said that he signed an agreement to gain the assurance from Mr. Cutler that he would not cut any part of their trees over the property line. • Pointed out that both the City's Arborist and their own privately retained Arborist say concrete is damaging to Oak trees. • Stated that the applicant has no intention of protecting these trees. • Asked that the Commission deny this application and require the removal of the wall. • Asked that funds be kept in the tree protection bond. Commissioner Roupe pointed out that if the Commission denies the Variance for the 190-foot length of wall and Mr. Cutler reduces it to six feet in height, it would be allowed to remain. Mr. Alan King said that this wall represents a structure near his Oak trees. City Attorney Jonathan Wittwer reiterated that at 6 feet in height or lower this would be a conforming wall and not a structure. Commissioner Garakani wondered aloud if a new application such as this one was received today, would it be allowed. Mr. Alan King pointed out that it has a wide footing and pier. Commissioner Hunter agreed that such construction would not be allowed. • Saratoga Planning Commission Minutes of February 12, 2003 Page 9 Mr. Jim Abrams, 14470 Oak Place, Saratoga: • Said he has four points to make. • Informed that he moved into his home in August 1997. • Said that while his is not an adjoining property to the Cutler site, he shares views. • Stated that individual property owners have the right to do what they like as long as it is not against Ordinance. • Stated that there is now risk of trees falling as they are now damaged. • Suggested that Codes are not being evenly enforced and stated that it is "easier to ask for forgiveness than permission." • Pointed out an article from the San Jose Mercury News regarding a situation in Los Altos and asked the Commission to help preserve their neighborhood. Commissioner Garakani: • Reminded that a permit had been issued for this wall and that the question is between the approved 6-foot height and the actual ?foot, 6-inch wall constructed. • Stated that the wall is there. To take it down now would found not fix the tree damage. • Suggested mitigation for any tree damage. Ms. Lee Matas, 20385 Saratoga-Los Gatos Road, Saratoga: • Said that while removing the wall would not put the trees back into their original condition, it would deter others from breaking the rules. • Said that this wall should never have been put up in the first place. . • Questioned the wisdom oi~ approving a Variance to allow him to leave something there that is already illegal. • Reminded that they have a deed with a right of way easement and that this Variance would represent the granting of special privilege. • Gave various statistics for fence heights in the neighborhood and pointed out that although three Variances have been issued for the immediate area, not one of them was for fencing. • Urged that this application not be approved. Mr. Tom Corson, 18337 Swarthmore Drive, Saratoga: • Said that he does not live near the Cutler property but knows some of the involved parties. • Said that these protected trees are older than most people present, and even the City of Saratoga itself. • Suggested that people must be the stewards of trees as trees are innocent bystanders. • Encouraged the Commission to do what is fair for trees. Commissioner Garakani asked Mr. Corson what he specifically suggests. Mr. Tom Corson replied extra protection of trees, if necessary. Mr. Mitch Cutler: • Said that while the Matas have had a survey done, he also had one done and believes that the property onto which his wall is situated is his own. The surveys disagree. • Pointed out that Barrie Coate was on site last week and found none of the roots on the King trees to be damaged in any way. Saratoga Planning Commission Minutes of February 12, 2003 Page 10 • Added that the Kings have just build a fence on his property, a situation his attorney is working on to remove. Commissioner Zutshi asked if the fence on the Davies property was in place before he built his own wall. Mr. Mitch Cutler replied yes. He added that he came back onto his property about 1.5 feet to construct his wall. Said that the wood fence on the Davies property is not to his taste. Commissioner Roupe pointed out that Ms. Davies is willing to remove her new wood fence if she is allowed to place lattice against his wall to accommodate screening landscaping. Mr. Mitch Cutler advised that he does not want Ms. Davies to anchor anything on his wall or to trespass onto his property to do so. Commissioner Garakani pointed out that the wall shared with the King property is lower than the rest. Mr. Mitch Cutler said that it is 1.5 feet lower as Mr. King objected. Now he thinks it looks silly being lower than the rest. Commissioner Hunter asked about two trees depicted on the photo provided by Ms. Matas. Mr. Mitch Cutler said that the wall was constructed with piers spaced every 12 feet and none of the trees have been damaged whatsoever. . City Attorney Jonathan Wittwer asked who provided the photograph mentioned and took the time to document on the back that the photographic exhibit was provided by Ms. Matas. Commissioner Garakani asked Mr. Cutler how passionate he is about trees. Mr. Mitch Cutler advised that there will be between 50 and 100 trees on his property and that he is open for comments. Chair Jackman closed the Public Hearing for Agenda Item No. 1 at 8:35 p.m. Commissioner Zutshi asked staff whether the fact that Mr. Cutler placed his wall 1.5 feet within his property line makes any difference in how grade is considered. Director Tom Sullivan: • Replied that earth on Mr. Cutler's property has been filled to even out his yard. Fences are measured on the ]ow side to natural or cut grade, whichever is lower. • Reminded the Planning Commission to discuss each request in sequence as presented in the staff report and to relate each request to the three mandatory findings required to grant a Variance. Chair Jackman mentioned the first item, the 190-foot section. Reminded that Code allows a 6-foot height and Mr. Cutler is requesting approval of a 7-foot, 6-inch high wall. Saratoga Planning Commission Minutes of February 12, 2003 Page 11 Director Tom Sullivan reminded that the three mandatory findings required include the fact that a Variance is required due to special circumstances of the property, that the Variance would not represent a special privilege and that the Variance would not be detrimental to the public health, safety, etc. Commissioner Hunter: • Stated that she would not support this Variance request as she does not believe in Variances. • Said that this request is difficult to support. • Advised that her home is located on a flag lot with five contiguous neighbors. • Said that public welfare is not enhanced with such a wall and that this Variance should not be granted. Commissioner Roupe: • Said that if the wall were to be reduced to 6 feet, it would be in compliance. • Said that he finds nothing to support special circumstances except that this is a flag lot with a number of contiguous properties. • Added that determining whether this is special privilege is difficult to assess, as it is hard to determine just when other tall fences were installed in the immediate area and whether some of them are grandfathered from current Ordinance requirements. • Said that there is no issue of~ public safety but only the issue of the flag lot and desire for privacy. City Attorney Jonathan Wittwer cautioned that the Commission must be able to make all three mandatory findings. Commissioner Hunter said that she lives on a flag lot and feels that 7 foot 6 inch fences impinge on others. Commissioner Roupe said that he is unable to make all three findings except for one. City Attorney Jonathan Wittwer reiterated that all three findings must be made. Clarified that Finding #2 means that this Variance would not give a special privilege that others in the neighborhood do not have. Commissioner Hunter suggested that approval of this Variance would result in setting precedence. City Attorney Jonathan Wittwer said that each Variance request is reviewed on its own merits. Commissioner Hunter expressed her opinion that such a Variance would influence future decisions. City Attorney Jonathan Wittwer said that the City is not legally bound to grant approvals in all other cases. Commissioner Zutshi said that she cannot support this request and finds the Variance to be unnecessary. Commissioner Garakani: • Said that it is unfortunate to be dealing with something that has already been installed. Saratoga Planning Commission Minutes of February 12, 2003 Page 12 • Questioned how the Commission might consider this request had the wall not already been installed. • Pointed out that fencing higher than 6 feet is appropriate if living adjacent to a major roadway such as Highway 9. In cases such as that, a higher fence might help reduce noise impacts. • Said that he cannot see that need in this instance and therefore cannot support this Variance. • Added that from the Cutler side the wall does not look bad but from the Davies side it looks like a jail. Chair Jackman said that she cannot make the necessary findings and expressed concern on how it can be reduced in height. Added that that there are no special circumstances and that approving a Variance would represent a special privilege. Director Tom Sullivan suggested that the Commission take a vote on the first request. Commissioner Roupe asked if there are Conditions attached to a denial of a Variance to allow the trees to be addressed. Director Tom Sullivan said that the Arborist report addresses the issue of trees. City Attorney Jonathan Wittwer advised that the Commission is not able to place Conditions on a denial. Chair Jackman asked what would occur if no Variance is issued. City Attorney Jonathan Wittwer replied that the applicant will be required to reduce his wall to 6 feet and as such it would no longer be considered to be a structure. Chair Jackman asked how damage to trees would be handled. Director Tom Sullivan said that the Arborist report advises how to deal with tree issues and that tree bonds are in place. Commissioner Roupe said that he thought the report was pertaining to trees along the previously considered 300-foot section only. Director Tom Sullivan advised that there is a separate report for other trees impacted. Commissioner Hunter expressed doubt that the applicant will protect trees as required seeing as Mr. Cutler has already poured cement next to numerous trees. Commissioner Garakani pointed out that these types of concerns are part of the reason for the new Tree Ordinance. Commissioner Hunter asked for clarification that the current wall would be considered simply a fence once it is 6 feet high or less. Mr. Jonathan Wittwer advised it would not be considered a structure or pavement when less than 6 feet in height and with no wide footings. Saratoga Planning Commission Minutes of February 12, 2003 Page 13 Commissioner Garakani asked if permits are required for a fence. Director Tom Sullivan replied that no permits are required to install a fence 6 feet or less in height. Chair Jackman asked about the inclusion of footings. Director Tom Sullivan said that footings are considered pavement and not a structure. Commissioner Hunter said that she plans to attend the Council meeting when the Tree Ordinance is discussed. Reiterated that she does not support a 7-foot high wall in nine people's yards. Director Tom Sullivan recommended that the fourth item be continued. If the Variance were possibly appealed, the issue of allowing a structure within 10 feet of a protected tree would have to be revisited. Commissioner Hunter asked if the Council generally knows of the Planning Commission's discussion and whether the Council gets the Planning minutes. Director Tom Sullivan replied that the minutes are provided as an attachment to the Council staff report. Motion: Upon motion of Commissioner Roupe, seconded by Commissioner Hunter, the Planning Commission denied a Variance (Application #02-269) fora 7.5 foot high, 190 foot long section of wall on property located at 14480 Oak Place as the necessary findings cannot be made, by the following roll call vote: AYES: C:arakani, Hunter, Jackman, Roupe and Zutshi NOES: None ABSENT: Barry and Kurasch ABSTAIN: None Chair Jackman identified the second request to allow a 56-foot-long section of fencing, as yet unbuilt, to be constructed at 6 feet in height whereas Code allows 3 feet in height. Commissioner Garakani said that he does not understand the need for this fence and, recognizing that the adjacent neighbor is objecting, stated that he is not able to make the findings necessary to support this Variance. ' Commissioner Zutshi said that she is not able to justify the 56-foot long, 6-foot high fence and supports denial. Chair Jackman said that she cannot support and added that the neighbor's garbage containers can be hidden with landscaping. Commissioner Hunter said she believes this fence should be limited to 3-feet in height and not 6-feet in height. • Commissioner Roupe said that he cannot support any of the necessary findings as there is no compelling reason to grand a Variance for this section of the property line. Saratoga Planning Commission Minutes of February 12, 2003 Page 14 Motion: Upon motion of Commissioner Roupe, seconded by Commissioner Zutshi, the Planning Commission denied a Variance (Application #02-269) fora 6-foot high, 56-foot long section of fence on property located at 14480 Oak Place as the necessary findings cannot be made, by the following roll call vote: AYES: Garakani, Hunter, Jackman, Roupe and Zutshi NOES: None ABSENT: Barry and Kurasch ABSTAIN: None Chair Jackman reminded that the third request is fora 25-foot long section on the southeasterly side of the property to be allowed at 6 feet in height. Stated her belief that there is no reason to support this request. Commissioner Garakani said that he does not have a problem supporting this section at 6 feet and asked why it could not be 6-feet all along. Chair Jackman reminded that 25 feet under consideration is considered within front property lines per Ordinance. Commissioner Roupe clarified that a 6-foot fence is allowed up to within 25 feet of the front property line and then is limited to a 3-foot height. Said that one issue of special circumstance is that for one property it is a front property line while for the other it is the rear property line. Said that there is already an existing chain link fence and that this request would not be detrimental. Therefore he can make all three necessary findings. Chair Jackman agreed. Commissioner Hunter disagreed. Commissioner Zutshi agreed. Commissioner Garakani agreed. Motion: Upon motion of Commissioner Garakani, seconded by Commissioner Roupe, the Planning Commission approved a Variance (Application #02-269) to allow a 6-foot high, 25 foot long section of fencing on property located at 14480 Oak Place as the necessary findings can be made, by the following roll call vote: AYES: Garakani, Jackman, Roupe and Zutshi NOES: I-Iunter ABSENT: Barry and Kurasch ABSTAIN: None Motion: Upon motion of Commissioner Roupe, seconded by Commissioner Garakani, the Planning Commission continued to a date uncertain consideration of a vote on whether a wall greater than 6-feet in height is to be considered to be a structure, by . the following roll call vote: Saratoga Planning Commission Minutes of February 12, 2003 Page 15 AYES: Garakani, Hunter, Jackman, Roupe and Zutshi • NOES: None ABSENT: Barry and Kurasch ABSTAIN: None Director Tom Sullivan advised that this continued item would be properly advertised in the future in the event that this item requires further consideration by the Commission. He added that he and the City Attorney would prepare the 1•esolutions representing tonight's actions for consideration by the Commission at its next meeting. Chair Jackman called for a break at 9:17 p.m. Chair Jackman reconvened the meeting at 9:27 p.m. *** PUBLIC HEARING -ITEM N0.2 APPLICATION #02-238 (389-15-069) -VAN ATTA, 13235 McDOLE STREET: Request for Design Review Approval to demolish a 2,120 square foot home and build a new two-story 2,694 square foot home. The maximum building height of the residence will be 20 feet. The project also includes demolishing 312 square feet of the existing 720 square foot detached garage. The lot size is 10,000 square feet and the site is zoned R-1-10,000. (VASUDEVAN) Planner Lata Vasudevan resented the staff report as follows: p • Informed that the applicant seeks Design Review Approval for atwo-story single family residence with a 20-foot maximum height. The existing 2,210 square foot residence would be demolished. The new structure would consist of a 2,305 square foot first floor and a 389 square foot second story. The lot is 10,000 square feet within an R-1-10,000 zoning district. • Advised that 312 square meet of the existing 720 square foot detached garage would also be demolished. • Said that staff finds this new home to be modest in scale and would not appear much larger than the existing single-family home it will replace. • Informed that the applicant has secured the support of all adjacent neighbors with the exception of one living around the cornea. • Said that the request complies with necessary findings. • Made a few recommendations for modifications to the proposed design including the removal of the proposed balcony on the second floor to be replaced with a four by four window opening. • Advised that several letters have been received from neighbors seeking to prohibit any new two- story homes in their neighborhood. • Recommended a conditional approval and that the Commission weigh the concerns of the neighbors when evaluating this proposal. Commissioner Zutshi asked for the height of the new home located next door to this site. Planner Lata Vasudevan replied 18 feet. Commissioner Zutshi sought clarification that this proposed home would be 20 feet high. Saratoga Planning Commission Minutes of February 12, 2003 ~ Page 16 Planner Lata Vasudevan replied yes. Commissioner Roupe said that this is a rather modest two-story house with just a 389 square foot second floor. Mentioned that the lot is sufficiently large to accommodate that 389 square feet on the first floor. Planner Lata Vasudevan said that this assumption is correct. Commissioner Garakani pointed out that the concern is about building heights. Reminded that asingle- story home could be as high as 26 feet. Commissioner Zutshi asked if the existing driveway would be kept or removed. Planner Lata Vasudevan replied kept. Commissioner Garakani pointed out that there are two two-story homes directly across the street from this site and asked what their heights are. Planner Lata Vasudevan replied that they are pretty large and guessed their height to be about 24 feet. Chair Jackman opened the Public Hearing for Agenda Item No. 2 at 9:30 p.m. Mr. Philip Manilla, Applicant's spokesperson: • Advised that his fiancee, Ms. Van Atta, has resided on McDole Street for 16 years. • Stated that the purpose for the project is to provide sufficient space for their new blended family that includes four boys. • Said that they have talked with the neighbors and received enthusiastic support from all but one. • Stated that they had considered a basement plan but came to the conclusion that basement space to accommodate children's bedrooms was not a viable plan. • Said that they also considered asingle-story design but want to retain as much outside space possible for their children to play. • Said that it is not warranted to compare their proposal with another that was denied by the City, as theirs is not massive as that one was. • Asked the Commission to consider their proposal on its own merits. • Said they feel this is a good project and is attractive and in keeping with the neighborhood. • Asked the Commission for its approval of their design. Commissioner Zutshi asked Mr. Manilla if he objects to the suggestion to remove the balcony. Mr. Philip Manilla replied that they would like to keep this small balcony as a part of their master suite. Commissioner Hunter expressed appreciation for the placement of the garage further back on the lot. Commissioner Roupe: • Stated that this is predominately aone-story neighborhood with only four two-story homes but said that this may be a neighborhood in transition. Saratoga Planning Commission Minutes of February 12, 2003 Page 17 • Said that given the concerns raised by a number of neighbors over this proposed two-story, suggested that the placem~°nt of story poles might be warranted. Doing so would entail a continuance but this would offer a method to bring this home into perspective for those in the neighborhood. • Asked if the applicants are willing to consider this suggestion: Mr. Manilla said that they have tried to model their home for the neighborhood. Ms. Adele Hirosa, 13221 Paseo Presada, Saratoga: • Stated that this home does not directly impact her but that she sent a letter stating her reasons for objecting to allowing any rr~ore two-story homes in the Quito Park Tract as they would change the character of their neighborhood. • Said that this is a big concern. • Declared that if this is approved, it will open the door for more two-story homes in their neighborhood, which infringe on views and privacy of those around them. • Stated that she takes offense to comments made that there are no existing views in their neighborhood as there are beautiful views of mountains, sunrises, sunsets, trees, etc. • Said that there are two two-story homes behind and a tall single-story structure beside her home. Commissioner Garakani asked Ms. Hirosa what she feels is an acceptable height for homes in her neighborhood. Ms. Adele Hirosa replied she did not know. Commissioner Garakanr pointed out that most single-story homes are about 18 feet high and that this proposed two-story home is but two feet higher at 20 feet. Added that the applicant could construct a single-story home at 26 feet in height. Ms. Adele Hirosa reiterated that if this is approved it will set precedent for other properties in the neighborhood to go to two stories. Commissioner Roupe advised Ms. Hirosa that if she believes that a vast majority of her neighbors share her desire to retain cone-story neighborhood, there is a process available to secure the designation of a One Story Overlay District such as was approved for the Saratoga Woods Area. Said that this would go to Council and would limit homes to single-story except by Variance. Encouraged her to pursue that idea with the City. Ms. Kathleen Schneider, 18859 Dundee, Saratoga: • Said that this looks like a lovely and modest home but that she does not want atwo-story overlooking her property, as there are no trees between her property and this one to offer screening. • Stated that this two story would infringe upon her privacy. • Said that this has got to stop somewhere. • Said that windows from this home would look right into her yard. • Suggested that most homes in their neighborhood are between 15 and 16 feet high. • Agreed that she is the only neighbor to complain but pointed out that on one side is a renter, living in a home owned by someone who has been in Asia for years. Another neighbor, Mr. Tran, buys homes, sells them and moves on. The home behind the site is for sale. Saratoga Planning Commission Minutes of February 12, 2003 Page 18 • Stated that she has been in this community since 1978 and plans on staying. • Said that out of 80 homes in the area only three are two-story. • Suggested that if this is an area in transition, the pattern should be for one-story with basements as opposed to two-story homes. Commissioner Garakani asked Ms. Schneider if the photo just distributed is hers. Added that it demonstrates what would be seen from this new home into her property. Ms. Kathleen Schneider replied yes. Commissioner Roupe reiterated that this is a good reason for the need to install story poles. Ms. Kathleen Schneider said that she supports the suggestion to place story poles. Commissioner Garakani asked Ms. Schneider if her concern over the window and balcony overlooking her property would be lessened with mitigation such as landscaping. Ms. Kathleen Schneider said that she would have less of a problem if there was mitigation. Commissioner Garakani suggested that landscaping could be planted on her side of the property as there is not space on the subject site. Commissioner Hunter suggested Italian Cypress as a good screening plant. Ms. Kathleen Schneider said that she would love to have screening landscaping added if this project is approved and agreed that it would need to be placed onto her property to be effective. Commissioner Roupe asked Ms. Schneider if privacy impacts are her only concern. Ms. Kathleen Schneider replied yes. Mr. Philip Manilla: • Distributed some photographs. • Asked the Commission to review their proposal on a case by case basis since there is no existing single-story overlay in place for this neighborhood. • Said that they are willing to work with Ms. Schneider in addressing her privacy concerns and that they are willing to plant Italian Cypress or other trees of her choosing to assure her privacy. • Asked that they be allowed to move forward as they are eager to begin construction this summer and be moved into the new home by Christmas. • Reiterated that they need the extra space to provide sufficient bedrooms for their boys. • Pointed out that they are pulling their family room in by seven feet, which will also pull the balcony back from the back property line by seven feet. • Added that they will be using obscuring glass on one of the second story windows that faces the side neighbors. Commissioner Garakani expressed support for landscape screening, including more trees around the . perimeter. Saratoga Planning Commission Minutes of February 12, 2003 Page 19 Chair Jackman closed the Public Hearing for Agenda Item No. 2 at 10:00 p.m. Commissioner Hunter: • Described this as a late 1950's/early 1960's neighborhood with fairly big pieces of property on wide streets. • Predicted that this will turn into atwo-story neighborhood in the future. • Said that she is not against this proposal and pointed out that the second story is only 389 square feet. • Supported the installation of screening landscaping such as Italian Cypress. • Pointed out that the balcony is not very large. • Opined that second stories are the wave of the future. Commissioner Zutshi: • Described the second story as being moderate. • Said that the single-story home next to hers is 18 feet high while this two-story is but 20 feet high. • Stated that she has no problem with the proposed balcony and supported adequate landscape screening on all sides. Commissioner Garakani: • Expressed his pleasure at the fact that the home keeps basically the same footprint and setbacks. • Said that it is not a bad idea to have some articulation. • Said that he does not want to see anyone losing privacy and encouraged good landscape screening. • Suggested a bond if the landscaping is planted on the applicant's side but said if the landscaping is placed on the neighbor's side, it will be up to, and in the best interests of, that neighbor to maintain that landscaping. • Stated that this is a good project. Commissioner Roupe: • Stated that this is a nice design, a very modest two-story house for this predominately one-story neighborhood. • Said he is torn about supporting and encourages story poles although requiring them would result in delays for the applicant. • Said that this new home would not be a dominant factor in this neighborhood. • Stated that the desire for two-story homes should be recognized as a trend and cautioned that the neighborhood will probably see more two-story requests. • Said he will support this applicant and agreed with the additional landscape screening. • Asked about the window glazing for the large window over the bath. Planner Lata Vasudevan said it is listed as being translucent. Commissioner Roupe asked about the sliding glass doors off the balcony. Chair Jackman said it appears to be the width of the balcony. Commissioner Garakani said it appears to be four feet by eight feet. Saratoga Planning Commission :Minutes of February 12, 2003 Page 20 Chair Jackman said that a balcony on the second floor interferes with privacy of others and that she does not support the balcony. Said she will support this proposal although she hates to see aone-story neighborhood become atwo-story neighborhood. Commissioner Garakani pointed out that the balcony is rather small and does not serve as a place to sit down but rather as a way to watch over the children as they play in the yard. Commissioner Roupe agreed that it would not be a sun porch. Director Tom Sullivan stated that the Commission could condition additional landscaping to include plant material placed on the neighbor's property of species and size to be agreed upon jointly by the applicant, neighbor and the Community Development Director. Motion: Upon motion of Commissioner Hunter, seconded by Commissioner Roupe, the Planning Commission granted Design Review Approval (Application #02-038) to allow the construction of a new two-story home on property located at 13235 McDole Street with the added condition that screening landscaping be planted on the rear neighbor's (Schneider) property of a species and size to be jointly agreed upon by the applicant, neighbor and Community Development Director and installed prior to final occupancy, by the following roll call vote: AYES: Garakani, Hunter, Jackman, Roupe and Zutshi NOES: None ABSENT: Barry and Kurasch ABSTAIN: None *~* PUBLIC HEARING -ITEM N0.3 APPLICATION #02-121 (503-27-068) - QIAN, 14261 SPRINGER AVENUE: Request for Design Review Approval to demolish a 712 square foot home, a 126-square foot accessory structure and a 232- square foot garage and build a new two-story 2,823-square foot home with 1,458-square foot basement. The maximum building height of the residence will be 18 feet, 11.75 inches. The lot size is 7,500 square feet and the site is zoned R-1-10,000. (WELSH) Planner Ann Welsh presented the staff report as follows: • Informed that the applicant is seeking Design Review Approval for property located at 14261 Springer Avenue within an R-1-10,000 zoning district. • Said that the lot is anon-conforming 7,500 square foot lot. • Stated that the proposal includes the demolition of three structures totaling 1,069 square feet and plans to construct a nearly 19 foot high, two-story residence consisting of 2,823 square feet with a 1,458 square foot basement. • Described the architectural style as being Mediterranean. • Said that the neighborhood consists of an eclectic blend of architectural styles and a combination of one and two-story homes. There is no unifying design theme in this neighborhood. • Stated that the applicant has secured community support and that the four abutting neighbors have signed a petition of support.. Saratoga Planning Commission Minutes of February 12, 2003 Page 21 • Said that two trees on the north side will be protected. An 11-inch Oak tree potentially could be impacted by the construction of the basement and an Olive tree could be impacted by the garage. • Stated that the Arborist is recommending moving the garage and staff is recommending reducing the south side setback to six feet and increasing the north side setback to eight feet. • Stated that pier and beam design is proposed near Tree #6. • Suggested to minimize the appearance of bulk, that the base of the home has a stone base. • Recommended that the front facade windows be consistent across the front elevation with the proposed round window changed to a matching square window. • Said that the paths on the property should remain on grade and be made of pervious pavers. • Stated that with conditions the necessary Design Review findings can be met. Commissioner Hunter asked if Tree #6 is the Olive. Planner Ann Welsh replied yes. Commissioner Roupe suggested that the portion of basement close to the Oak tree be hand dug. Planner Ann Welsh suggested that the Condition could be imposed that an Arborist supervise that part of construction to assure the health of the tree. Chair Jackman opened the Public Hearing for Agenda Item No. 3 at 10:20 p.m. Mr. Paul Qian, Applicant and Froperty Owner, 14261 Springer Avenue, Saratoga: • Said that his new two-story home would be just less than 19 feet in height whereas atwo-story is normally between 23 and 24 feet high. • Said he went to the Planning Office and got the Residential Design Handbook and has tried to follow its guidelines in designing his home. • Stated that he has spoken with his neighbors. One neighbor did not want a window directly facing his window. Another wanted to retain trees. • Said that he has selected a roofing material that matches the neighborhood. • Sand that they will provide construction fencing to protect trees. • Said that his property is not a flag lot. The neighbor immediately adjacent to him has property that is two feet higher than his property. Their property is then four feet higher than the next neighbor's house. • Described this home as their dream house and that his family, including two children, needs more space as the current house is too small. • Asked the Commission for its approval of his Design and thanked them for their consideration. Commissioner Hunter asked Mr. Qian if he agrees to the suggestion to change the round window proposed to a square window. Mr. Paul Qian said that is fine with him. Commissioner Hunter asked Mr. Qian if he is okay with the suggestion to move the house over by one foot. Saratoga Planning Commission Minutes of February 12, 2003 Page 22 Mr. Paul Qian said he is fine with that requirement. Added that it has recently been determined that the Oak in question is actually on his neighbor's property. Mr. Ron Martin, 14251 Springer Avenue, Saratoga: • Stated that he has no problem with Paul Qian's residence and that his only concern is the protection of the two trees. • Added that he will be before the City within a few years with his own addition request. • Questioned whether a tree bond is necessary. Director Tom Sullivan said that the applicant will be held to the conditions imposed by the Arborist and that before the final occupancy is issued the Arborist will inspect all trees. If the trees are in good health, the bond is released. It the trees are not in good health, the bond is not released. Planner Ann Welsh added that the tree bond amount is $16,000. Commissioner Hunter pointed out that the oak is leaning toward Mr. Martin's house. Mr. Ron Martin stated that he is aware of that fact. Mr. Paul Qian asked for clarification as to who owns the tree. Commissioner Roupe said that it appears to have been determined by the survey that Mr. Martin does but that Mr. Qian will have the obligation to protect the health of that tree from impacts of his construction. Mr. Paul Qian thanked his neighbors and Planner Ann Welsh for their support. Chair Jackman closed the Public Hearing for Agenda Item No. 3 at 10:30 p.m. Commissioner Zutshi asked about how the fence height is calculated under these conditions. Director Tom Sullivan said that it would be measured on the low side of the property. Commissioner Roupe stated that this is a good design. Commissioner Hunter said that it is a nice project. Commissioner Roupe said that it keeps a low profile. Planner Ann Welsh said that it is 18 feet, 11 inches from natural grade. Motion: Upon motion c-f Commissioner Garakani, seconded by Commissioner Roupe, the Planning Commission granted a Design Review Approval (Application #02-121) to allow the demolition of an existing residence and construction of a new single- family residence on property located at 14261 Springer Avenue with the added conditions to: • Move the house over one foot to the south; i Saratoga Planning Commission Minutes of February 12, 2003 Page 23 • Require an •on-site Arborist to supervise construction on the north side of the basement; • Require a pier and beam foundation near the Oak tree; and • Change the proposed round window to a square window on the front elevation; by the following roll call vote: AYES: Garakani, Hunter, Jackman, Roupe and Zutshi NOES: None ABSENT: Barry and Kurasch ABSTAIN: None *** DIRECTOR'S ITEMS There were no Director's Items. COMMISSION ITEMS Mustard Walk/Business Development Meeting Commissioner Hunter: • Advised that she attended the Mustard Walk and found it to be a wonderful event co-sponsored by the Arts Commission and Heritage Preservation Commission. • Informed that she also attended the Business Development Meeting where she learned further details about the planned 600-seat auditorium at Saratoga High School. • Advised that this project does not come before the City's Planning Commission as schools are separate entities not under local jurisdiction. • Expressed concern about the 56 foot building height so close to the street at Saratoga Sunnyvale Road and Harriman. • Said that the building is an ultra modern contemporary building and that the back of the building is what will be seen from Saratoga-Sunnyvale Road. Tall redwood trees will shield it somewhat. • Stated that the funding is currently $2 million short. • Added that despite any concerns she might have she believes about the building's height and proximity to the road that this will be a fantastic facility for the community. Librar~Tour Commissioner Zutshi announced a Library Tour set for March 5, 2003, at 11:45 a.m. and suggested that any interested parties RSVP to assure sufficient hardhats are available for those who want to tour the site. Commissions Meetin wg ith Council Commissioner Garakani asked for details about the upcoming daylong meeting between Council and the City's Commissions. ,~ Saratoga Planning Commission Minutes of February 12, 2003 Page 24 Director Tom Sullivan explained that this would be an all day event on a Saturday. Council is there all day and the Commissions will have the opportunity to meet with Council to discuss policies and goals, The date is Apri126, 2003. Chair Jackman pointed out that there were observers present at tonight's meeting who are interested in applying to serve on the Planning Commission. Director Tom Sullivan advised that Council has the requirement in place that any interested applicants must attend at least one meeting in person. COMMUNICATIONS Written: City Council Minutes from Regular Meeting on January 15, 2003. ADJOURNMENT TO NEXT MEETING Chair Jackman adjourned the meeting at 10:43 p.m. to the next regular meeting set for Wednesday, February 26, 2003, to begin at 7 p.m. MINUTES PREPARED AND SUBMITTED BY: Corinne A. Shinn, Minutes Clerk • • i~ ITEM 1 REPORT TO THE PLANNING COMMISSION Application No.: Location: Applicant/Owner: Staff Planner: Date: APN: App #02-269 14480 Oak Place MITCH ~ TRACY CUTLER Thomas Sullivan, AICP February 26, 2003 397-22-051 Department Head: - - ,-=~ ,- - .~ .y / ~v ;- •, - •. :. - r'-- ~ ~ -- -- --~- ;~ ~ '" i' \\~ i i ~~ • l .•. ~' ..._...~ i. ~ ~ ~ ~~ 1,~1~ ......_.._... ,... . ~ iI i_~:•- - _ .:.s~o.~~ ~ ~, ~k~`~~r (.,, ~'-•~~'.,r/>~^^~'~~~'~'< erROperty i L -. ',~ ` `,~ 4) , ~~; ~: • ~, ~ ~..._, .r ~ ~ mac, ~ r,~ ~I v' ~~ p Coo faa reaius `~~ / { _ - - 1 rth 500 f t ' \X ~/ S ~I ~.. - -. _ , _/ ~ ~i ~ _ _ _ `~ i~~ ~ ~ /'~ ~.~~: ~ Parcels ~~~ ._"r - "" i- ~ l ._... ~ : , ., / ~ J) 9 / ~ ~ ,\ / St let t~ .._ ~,__ ,, ~ r _ rres ~ ~ t t` ~~. I :. Ii' (~ /°~\\:~~ ice/ ~ ' / %~ hYdfO /. . ~~.~ ~ , t ~ 1 ~ _.~ ~ l ~ ~ ,~, -~-- - `~.~- ~ ;. ~`~ ~~. `%~ ~~~)~ ,~; ~ti% ~ r,~~/ /; ~s,%'/'~ o Leo aoo aso eoo ~ Aso n ~ -~~ ~ - ., . , ," , .; ~.l ~`- ~' ~~ ;. ,; ;. ;, ../~ , t--., ~ ~ ,~ ~ ,1 ~. 1,\ /,\ , ~~~ .;; .: ~ ~ .gyp,' o~% ,`~ ~,' ~ '._~ _._ ~Cr. 14480 Oak Place phi Application #02-269 - CU'I"LER PROJECT DESCRIPTION Application No. 02-269 requested approval of three separate variances from the City of Saratoga fence and wall regulations, acs follows: i . The height of the 190-foot section of the existing property line wall along the north and northeasterly sides of the parcel (adjacent to the DAVIES, SMITH AND KING properties). The City Code allows a maximum height of 6-feet; the request is to allow the existing wall to remain. The existing wall reaches heights 7-feet 6-inches in certain portions. 2 . The height of a yet un-built fence along a 56-foot section of the southwesterly side (adjacent to the BRECK property) of the parcel be allowed to be 6-feet tall. As this is the "Front-Yard" side of the parcel, the code restricts the height of fences in the front yard to 3-feet. 3 . The Applicant is requesting that a 25-foot section offence along the southeasterly side (adjacent to the GOLDMAN property) of the parcel be allowed to be 6-feet tall. As this is the "Front-Yard" side of the parcel, the code restricts the height of fences in the front yard to 3-feet; PLANNING COMMISSION ACTION Variance #1 -The height of the 190-foot section of the existing property line wall along the north and northeasterly sides of the CUTLER parcel and adjacent to the DAVIES, SMITH AND KING properties. The City Code allows a maximum height of 6-feet; the request is to allow the existing wall to remain. The existing wall reaches heights 7-feet 6-inches in certain portions. The Planning Commission at its February 12, 2003 meeting denied Variance #1. The attached Resolution No. 03-005 reflects this action. This decision is appealable to the City Council in compliance with Ciry Code Article 15-90. Variance #2 -The height of a yet un-built fence along a 56-foot section of the southwesterly side of the CUTLER parcels and adjacent to the BRECK property be allowed to be 6-feet tall. As this is the "Front-Yard" side of the parcel, the code restricts the height of fences in the front yard to 3-feet. The Planning Commission at its February 12, 2003 meeting denied Variance #2. The attached Resolution No. 03-005 reflects this action. This decision is appealable to the City Council in compliance with City Code Article 15-90. Variance #3 -The Applicant is requesting that a 25-foot section of fence along the southeasterly side of the CUTLER parcel and adjacent to the GOLDMAN property be allowed to be 6-feet tall. As this is the "Front `.Ward" side of the parcel, the code restricts the height fences in the front yard to 3-feet. The Planning Commission at its February 12, 2003 meeting approved Variance #3. The attached Resolution No. 03-005 reflects this action. This decision is appealable to the City Council in compliance with City Code Article 15-90. STAFF RECOMMENDATION To im lement the actions taken by the Planning Commission at its February 12, 2003 meeting P the attached Resolution No. 03-005 needs to be adopted. Please review the findings and make any corrections that are required. ~~~~ RESOLUTION NO.03-005 CONTAINING FINDINGS AND DECISIONS AND NOTICE OF APPEAL RIGHTS REGARDING THREE VARIANCES SOUGHT BY MITCHELL AND TRACY CUTLER FOR FE:IVCES AND/OR WALLS AT 14480 OAK PLACE CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA WHEREAS, the City of Saratoga Planning Commission has received and reviewed a Variance Application filed by Mitchell Cutler (Application No. 02-269) regarding the construction of walls at 14480 Oak Place, and WHEREAS, the Application No. 02-269 requested approval of three separate variances form the City of Saratoga fence and wall regulations, as follows: 1. The height of the 190-foot section of the existing property line wall along the north and northeasterly sides of the parcel (adjacent to the DAMES, SMITH .AND KING properties). The City Code allows a maximum height of 6-feet; the request is to allow the existing wall to remain. The existing wall reaches heights 7-feet 6-inches in certain portions. 2. The height of a yet un-built fence along a 56-foot section of the southwesterly side (adjacent to the BRECK property) of the parcel be allowed to be 6-feet tall. As this is the "Front-Yard" side of the parcel, the code restricts the height of fences in the front yard to 3-feet. 3. The Applicant is requesting that a 25-foot section of fence along the southeasterly side (adjacent to the GOLDMAN property) of the parcel be allowed to be 6-feet tall. As this is the "Front-Yard" side of the parcel, the code restricts the height fences in the front yard to 3-feet; and • WHEREAS, on February 12, 2003, following a duly advertised and conducted Public Hearing, the Planning Commission rendered its decisions on the three variance requests contained in Application No. 02-269, subject to the return of findings thereon for adoption at its February 26, 2003 meeting, and WHEREAS, the Manning Commission hereby adopts the following findings and final decision on the Application for Variances contained in Application No. 02-069. Now, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve that after careful consideration of the Application No. 02-0269 for three separate Variances, and additional presentations made to it by City Staff and other interested persons, the following findings and decisions are hereby made with respect to those three Variance requests. CITY OF SARATOGA PLANNING COMMISSION RESOLUTION CUTLER VARIANCE APPLICATION Page 1 of 8 ~0~®~ VARIANCE REQUEST NO. 1 regarding the height of the 190-foot section of the existing property line wall along the north and northeasterly sides of the parcel (adjacent to the DAVIES, SMITH AND KING properties). The City Code allows a maximum height of 6-feet; the request is to allow the existing wall to remain. The existing wall reaches heights 7-feet 6-inches in certain portions. FINDINGS Required Finding Under Saratoga City Code section 15-70.060 (a). That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, strict enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district. The Planning Commission finds that there are no special circumstances applicable to the property as to which the strict enforcement of the height limits for walls would deprive the Applicant of privileges enjoyed by owners of other properties in the vicinity and classified in the same zoning district in that none of the following facts constitute special circumstances warranting the approval of a variance: (1) The fact that the CUTLER parcel is a flag lot does not constitute a special circumstance in that there are numerous flag lots throughout the City. (2) The fact that the CUTLER parcel is burdened with an ingress/egress easement does not constitute a special circumstance in that there are numerous parcels throughout the City burdened with ingress/egress easements. (3) The fact that the CUTLER parcel includes a 12-foot offset in the property line does not deprive the Applicant of privileges enjoyed by owners of other properties in the vicinity. (4) The fact that the CUTLER parcel is surrounded by 10 other parcels constitutes a special circumstance, but does not necessarily deprive the Applicant of privileges enjoyed by owners of other properties in the vicinity. Required Findin~Under Saratoga City Code section 15-70.060 (b). That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district. The Planning Commission finds that the granting of this Variance will constitute a grant of a special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district. This finding is based on the CITY OF SARATOGA PLANNING COMMISSION RESOLUTION CUTLER VARIANCE APPLICATION Page 2 of 8 • • • ®~~~ lack of consistent evidence that there is a significant number of other fences on other properties in the ~~icinity that are greater than six feet in height. Evidence in this regard was submitted by the Applicant, the Staff Report and Lee Matas, which evidence (considered in the aggregate) did not sufficiently establish a consistent pattern of overheight fences in the vicinity. Required Finding Under Saratoga City Code section 15-70.060 (c). That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. The Planning Commission finds that the granting of this Variance will not be detrimental to the public health, safety and/or welfare, and will not be materially injurious to properties or improvements in the vicinity in that the only two property owners (DAMES and SMITH) adjoining the portion of the 190 foot wall which exceeds 6 feet in height have indicated their approval of the wall. 1~F(,TSTnN Variance No. 1 is denied by a vote of 5-0. This decision is appealable to the City Council in compliance with City Code Article 15-90. VARIANCE REQUEST I~TO.2 regarding the Applicant's request that the height of a yet un- built fence along a 56=foot section of the southwesterly side (adjacent to the BRECK property) of the parcel be allowed to be 6-feet tall. As this is the "Front-Yard" side of the parcel, the City Code restricts the height of fences in the front yard to 3-feet. FTNT~TNGS Reauired Finding Under Saratoga City Code section 15-70.060 (a). That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, strict enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district. The Planning Commission finds that there are no special circumstances applicable to the property as to which the strict enforcement of the height limits for walls would deprive the Applicant of privileges enjoyed by owners of other properties in the vicinity and classified in the same zoning district.in that none of the following facts constitute special circumstance's warranting the approval of a variance: (1) The fact that the CUTLER parcel is a flag lot does not constitute a • CITY OF SARATOGA PLANNING COMMISSION RESOLUTION CUTLER VARIANCE APPLICATION Page 3 of 8 ~~~~~ special circumstance in that there are numerous flag lots throughout the City; nor does the fact that the property along the 56-foot section of the proposed 6-foot fence is irregular in that it is CUTLER'S front yard and BRECK'S rear yard warrant the approval of a Variance, even though BRECK could construct a 6- footfence in this location without benefit of permit or variance. (2) The fact that the CUTLER parcel is burdened with an ingress/egress easement does not constitute a special circumstance in that there are numerous parcels throughout the City burdened with ingress/egress easements. (3) The fact that the CUTLER parcel is surrounded by 10 other parcels constitutes a special circumstance, but does not necessarily deprive the Applicant of privileges enjoyed by owners of other properties in the vicinity. Required Finding Under Sarato~y Code section 15-70.060 (b). That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district. The Planning Commission finds that the granting of this Variance will constitute a grant of a special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district in that none of the following facts warrant a finding of no special privilege: (1) The fact that the CUTLER parcel is a flag lot does not authorize a finding of no special privilege in that there are numerous flag lots throughout the City. (2) The fact that the CUTLER property is not similar to the typical R- 1-10,000 zoned parcels in the vicinity and that the CUTLER "front yard" is BRECK'S rear yard does not warrant allowing a 6-foot tall fence in this location under these conditions because there is no guidance in the Saratoga City Code that would compel this interpretation. Required Finding Under Saratoga City Code section 15-70.060 (c). That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. The Planning Commission finds that the granting of this Variance will not be detrimental to the public health, safety and/or welfare in that the area in which the Variance is requested contains no "line-of-sight" vision issue nor are there any issues related to creating a "walled" look along a public or private roadway. CITY OF SARATOGA PLANNING COMMISSION RESOLUTION CUTLER VARIANCE APPLICATION Page 4 of 8 ~®®(~(1-~ However, the granting of a Variance will be materially injurious to properties or improvements in the vicinity in that the adjacent BRECK property will have increased noise from Highway 9 reflected onto such property. DECISION Variance No. 2 is denied by a vote of 5-0. This decision is appealable to the City Council in compliance with Ciry Code Article 15-90. VARIANCE REQUEST I~10. 3 regarding the Applicant's request that a 25-foot section of fence along the southeasterly side (adjacent to the GOLDMAN property) of the parcel be allowed to be 6-feet tall. As this is still within the "Front-Yard" of the parcel, the Ciry Code restricts the height fences in the front yard to 3-feet. FINDINGS Required Finding Under Saratoga City Code section 15-70.060 (a). That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, strict enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity and classified in the same zoning district. The Planning Commission finds that there are special circumstances applicable to the property as to which the strict enforcement of the height limits for walls would deprive the Applicant of privileges enjoyed by owners of other properties in the vicinity and classified in the same zoning district in that the surroundings of the Applicant's property include a garbage collection area on the adjacent GOLDMAN property. Required Findi~; Under Saratoga City Code section 15-70.060 (b). That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district. The Planning Commission finds that the granting of this Variance will not constitute a grant of a special privilege inconsistent with the limitations on other properties in the vicinity and classified in the same zoning district in that the Applicant's property is surrounded by 10 other properties and abuts the back yard of many of such properties where garbage collection areas are more likely to be located; hence Applicant's property is less able to screen such garbage collection areas without construction of a fence or a wall. • CITY OF SARATOGA PLANNING COMMISSION RESOLUTION CUTLER VARIANCF's APPLICATION Page S of 8 ~~®~~"~ Required Finding Under Saratoga City Code section 15-70.060 (c). That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. The Planning Commission finds that the granting of this Variance will not be detrimental to the public health, safety and/or welfare, and it will not be materially injurious to properties or improvements in the vicinity in that it will be located perpendicular to Highway 9 and hence will not significantly contribute to any reflection of noise from that Highway onto any other property in the vicinity. i~FriSi()N Variance No. 3 is granted by a vote of 4-1 (with Commissioner Hunter voting "no"). This decision is appealable to the City Council in compliance with City Code Article 15-90. PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 26`h Day of February 2003 by the following roll call vote: YES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission CITY OF SARATOGA PLANNING COMMISSION RESOLUTION CUTLER VARIANCE APPLICATION Page6of8 ~~~~ • • NOTICE TO APPLICANTS TRACY AND MITCELL CUTLER AND TO INTERESTED SPEAKERS AT PLANNING COMMISSION HEARING ON FEBRUARY 12, 2003: THE APPLICATION FOR THREE VARIANCES REGARDING FNECES OR WALLS AT 14480 OAK PLACE, SARATOGA, CALIFORNIA WAS ACTED UPON IN THE MANNER SET FORTH IN THE ABOVE REOOLUTION. IF YOU INTEND TO APPEAL ANY OF THE THREE DECISIONS MADE ON THE VARIANCES SOUGHT BY THE VATRIANCE APPLICATION, 7'HE DEADLINE TO DO SO IS GOVERNED BY SARATOGA CITY CODE SECTION 15-90.050 WHICH PROVIDES THAT "THE N07CICE OF AN APPEAL TO THE CITY COUNCIL SHALL BE FILED, TOGETHER WITH PAYMENT OF THE FILING FEE, WITHIN FIFTEEN DAYS AFTER THE DATE ON WHICH THE DECISION BY THE PLANNING COMMISSION IS RENDERED." THE APPEALABLE DECISIONS OF THE PLANNING COMMISSION S~:T FORTH IN THIS RESOLUTION SHALL BE DEEMED RENDERED ON FEBRUARY 26, 2003. • CITY OF SARATOGA PLANNING COMMISSION RESOLUTION CUTLER VARIANCE APPLICATION _~®(~14° Page 7 of 8 PROOF OF SERVICE I certify and declare as follows: I am over the age of 18, and not a party to this action. My business address is City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070, which is located in Santa Clara County where the service described below took place. I am familiar with the business practice at my place of business for the collection and processing of correspondence for mailing with the United States Postal Service. Correspondence so collected and processed is deposited with the United States Postal Service that same day in the ordinary course of business. On July 29, 2002, the following document(s): RESOLUTION CONTAINING FINDINGS AND DECISIONS REGARDING THREE VARIANCES SOUGHT BY MITCHELL AND TRACY CUTLER was placed for deposit in the United States Postal Service in a sealed envelope, with postage fully paid to: Mitchell and Tracy Cutler 14480 Oak Place Saratoga, CA 95070 The Goldmans 20360 Saratoga-Los Gatos Road Saratoga, CA 95070 Holly Davies 14478 Oak Place Saratoga, CA 95070 James J and Schiller Abrams 14470 Oak Place Saratoga, CA 95070 William F. Breck 20375 Saratoga-Los Gatos Road Saratoga, CA 95070 Frank, Letha & Pat Matas 20385 Saratoga-Los Gatos Road Saratoga, CA 95070 The Kings 14472 Oak Place Saratoga, CA 95070 • I certify and declare under penalty of perjury that the forgoing is true and correct. Kristin Borel, City Community Development Department Dated: February 27, 2003 CITY OF SARATOGA PLANNING COMMISSION RESOLUTION CUTLER VARIANCE APPLICATION Page 8 of 8 ~~~'~ ITEM 2 REPORT TO THE PLANNING COMMISSION Application No./Location: 02-192;14493 Big Basin Way (Saratoga Cleaners) Applicant/Owner: Mr. Gin Lee Staff Planner: Lata Vasudevan, Assistant Planner l,~/ Date: February 26, 2003 (Cont'd from 1/22/03) APN: 503-24-064 Department Head: i• i~ +v40VU1 144yj 1~ig tsasln way (Saratoga Cleaners) Application 02-192; 14493 Big Basin Way (Saratoga Cleaners) • Existing Proposed Code Requirements Coverage by MaximumAllowable Structures: 58% 80 % 80% Floor Area: Maximum Allowable ls` Floor 2,080 sq. ft. 2,803 sq. ft. n/a 2"d Floor 1,300 sq. ft. 2,677 sq. ft. Garage (3 car) n/a 620 sq. ft. Setbacks: Minimum Requirement n/a None required in the CH-1 zoning district Height: Maximum Allowable 21 ft. 35 ft. ~I ~i®~~~2 Application 02-192; 14493 Big Basin Way (Saratoga Cleaners) PROJECT DISCUSSION The Planning Commission reviewed the original proposal for the addition to the Saratoga Cleaners building at its January 22, 2003 meeting. At this meeting, the Planning Commission requested design revisions incompliance with the Saratoga Village Design Guidelines. To provide the applicant proper guidance in making the revisions, the Planning Commission conducted a Study Session on February 12, 2003. At the Study Session, the applicant presented a new design that was favorably received by Staff and the Planning Commission. The reprised design proposes an addition of an 879 square foot commercial tenant space at the first floor level, a 620 square foot 3-car garage, and a 1,377 square foot apartment at the second floor level of an existing 2 story structure located in the CH-1 zone. The proposed attached 3- cargarage will eliminate 208 square feet of commercial floor space of the existing Saratoga Cleaners. However, the applicant also proposes to add 52 square feet to the commercial floor space of the Cleaners by extending the rear laundry/utility area. The 4,277 square foot site is located in Parking District No. 3. As shown on the attached plans, Exhibit A, the front facade of the new addition will be set back 7 and 1/z feet from the facade of the existing Cleaners, with a low planter area and pavers in front. The new apartment unit will overhang by 2 feet over the new lower level commercial tenant space. This overhang will lengthen the living room area of the new apartment. Since there was discussion regarding this overhang during the Study Session, the i Commission shall weigh the applicant's reason for wanting this overhang and the impact it would have on the appearance of the facade. The facade will bebeige-colored fine-grained stucco with canvas awnings. The original limestone will be exposed along the west facade and the east facade of the existing Cleaners as shown on sheet A-8 of Exhibit A. The proposal also shows a window on the side elevation of the new commercial tenant space, which would enhance the visual transparency of the storefront. The molding around the windows, the cornice and the wvatertable' separating the two floor levels will also be in the beige-colored stucco. Based on discussions during the Study Session, the applicant may place more awnings at the second floor windows facing Turkey Track Lane. The applicant will bring a color and material board to the public hearing. The applicant has submitted a landscape plan included in Exhibit A. As discussed during the Study Session, the 6 foot high wrought iron entrance gate and fence along the interior east faced has been set farther back from the front property line, thereby lengthening the planter area along the side property line. The proposal also shows small planter areas in front of the existing Cleaners. Staff has included a condition of approval requiring that the landscaping be properly maintained at all times. Parking The project site is located in Parking District No. 3, which was established by the City in 1988. The City imposed an assessment on each property within this district based on the gross floor area of structures on the site at the time the assessment district was created. The ~00[~~3 Application 02-192; 14493 Big .Basin Way (Saratoga Cleaners) assessment was calculated on a ratio of 1 space for each 350 square feet of gross floor area. Parking District No. 3 was constructed with 31.2 "extra" parking spaces, which were determined to be not necessary to satisfy the needs of existing development within the assessment district. Following the establishment of Parking District No. 3, the Ciry Council adopted Resolution No. 2473.15 on October 5,1988. The Resolution established the City's policy with regard to the sale of development rights associated with these extra spaces to property owners within the district. Resolution No. 2473.15 also established that the City remains free to change the policy concerning the sale of development rights at any time. No amendments to Resolution No. 2473.15 have been made and no property owner has ever purchased the extra spaces to date. Staff would like to add that the City Manager's office conducted a parking study in the downtown in September of 2002 and concluded that the parking districts were underutilized, corroborating the availability of 31.2 extra spaces, l5 years after the establishment of Parking District No. 3. Pursuant to MCS 15-35.035, Parking District No. 3 requires 1 space for each 350 square feet of gross floor area. As specified in MCS 15-35.035, for the purpose of determining the required number of parking spaces for a development in a parking district, the term "gross floor area" does not include enclosed or covered areas used for off-street parking. The methodology used in determining the additional required parking for this project is as follows: Applicant was assessed vz 1988 for Parking District No. 3 based on a ratio of one space for each 350 square feet of gross floor area: Gross Floor Area of Existing Building: 3,380 square feet = 9.6 spaces The applicant also had 2 extra parking spaces on-site in a carport. Applicant proposes to make a building addition of 2,308 square feet (this figure includes the 52 square feet addition to the rear of the existing Cleaners, but does not include the 3-car garage). Applicant also proposes to Yemove' 208 square feet of gross floor area from the already assessed existing structure. Therefore: Gross Floor Area of Proposed Building: Net Increase in Gross Floor Area: Additional Parking, Required: 3,380 - 208 + 2,308 = 5,480 sq. ft. 5,480 - 3,380 = 2,100 sq. ft. 2,100/350 = 6 spaces The applicant proposes to demolish the carport with the 2 spaces and will provide 3 spaces within an attached garage. Therefore, the applicant will be required to purchase development rights equivalent to: 6 - 3~on-site spaces) = 3~aces within Parking, District No. 3 C r~ L ®O(;~L~4 Application 02-192; 14493 Big Basin Way (Saratoga Cleaners) The City's Administrative Services (Finance) Department has determined the cost of development rights associated with each parking space pursuant to the method specified in Resolution No. 2473.15. The cost of the development rights are adjusted quarterly based upon the percentage of any increase in the CalTrans Highway Index. The index for the fourth quarter 2002 is not yet available. As of September 30, 2002, the cost of purchasing development rights associated with 1 parking space is $24,375. Conclusion In conclusion, Staff finds that the revised design is a significant improvement to the originally submitted plans and finds that the new design is compatible with the description of desirable storefronts in the Saratoga Village Design Guidelines. Staff recommends approval of this Design Review application with conditions by adopting the attached Resolution. ATTACHMENTS 1. Resolution 2. Plans, Exhibit A • ~~~~~5 • Attachment 1 ~~®~~s APPROVAL OF RESOLUTION NO. CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA Mr. Gin Lee; 14493/95 Big Basin Way WHEREAS, the Ciry of Saratoga Planning Commission has received an application for design review for the construction of an 879 square foot commercial tenant space at the first floor level, a 620 squ~ire foot 3-car garage, and a 1,377 square foot apartment at the second floor level of an existing 2 story structure located in the CH-1 zone. The proposed attached 3- cargarage will eluninate 208 square feet of commercial floor space of the existing Saratoga Cleaners. However, the applicant also proposes to add 52 square feet to the commercial floor space of the Cleaners by extending the rear laundry/utility area; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, the project; which proposes to construct an addition of new commercial and apartment spaces, is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to section 15303 of the Guidelines for the Implementation of CEQA. This Class 3 exemption applies to new construction of multi- family dwellings not exceeding 4 dwelling units and commercial spaces not exceeding 10,000 square feet; and WHEREAS, the applicant has met the burden of proof required to support said application for design review approval in that the proposal is consistent with the Saratoga Village Design Guidelines, and that the following findings specified in Municipal Code Section 15-46.040 have been determined: Municipal Code Section 15-46.040 (d), (e) and (f). Subsections (d) and (e) require that wall and roof colors blend with the natural landscape and be nonreflective, and roofing be wood shingles or other material such as composition. The applicant has proposed earth tone composition roofing for the roof overhang at the first floor level, with beige colored walls to match the existing structure. Subsection (f) requires that the proposed development be compatible in terms of height, bulk and design with other structures in the immediate area. The proposed addition will not overshadow the buildings in the vicinity that are also primarily 2 story. The addition will provide for better street continuity of storefronts, where currently there is a wide gap between the cleaners and the adjacent structure. NOW, THEREFORE, the Planning Commission of the Ciry of Saratoga does hereby resolve as follows: ~+®®~~~ Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, application #02-192 for Design Review Approval is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT 1. The development shall be located and constructed as shown on Exhibit "A" incorporated by reference. 2. Four sets of complete construction plans incorporating this Resolution as a separate plan page shall be submitted to the Building Division. 3. The site survey shall be stamped and signed by a Licensed Land Surveyor. 4. The site plan shall contain a note with the following language: "Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans" 5. The parking spaces behind the property, located in Parking District No. 3, shall not be rearranged or altered in any way. 6. Prior to issuance of City permits, the property owner shall, pursuant to Paragraph 6 of Resolution 2473.15, submit to the Ciry a Notice of Intent to purchase development rights associated with 3 parking spaces, accompanied by a deposit of 5% of the total purchase price. Pursuant to Resolution 2473.15, the cost of purchasing development rights associated with the parking spaces is adjusted quarterly according to the Caltrans Highway Index. The total purchase price shall be based on the latest quarterly Cal Trans Highway Index at the time the Notice is filed. Pursuant to Paragraph 6 of Resolution 2473.15, this transaction shall be closed within 60 days after City's receipt of the Notice. 7. Prior to issuance of City permits, the Saratoga City Council shall approve an "Agreement For Sale of Village of Saratoga Parking Lot Development Rights in Parking District No. 3" with the property owner. 8. All proposed landscaping shall be properly maintained at all times. HISTORIC PRESERVATION COMMISSION 9. Prior to final building inspection, the existing stucco on the west facade shall be removed to expose the original limestone walls. The `s' brackets shall remain and be exposed. 10. Prior to final building inspection, a plaque shall be installed indicating the historic significance of the structure. The design, location and written content of the plaque shall be reviewed by the Historic Preservation Commission. ®®~~$ • FIRE PROTECTION DISTRICT 11. All comments stated in the `Planning Document Review Memo' dated September 16, 2001 from Fire Protection Consultants, Inc. (this company reviewed this project on behalf of the Saratoga Fire District), shall be followed. CITY ATTORNEY 12. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the Ciry of held to be liability of City in connection with City's defense of its actions in any proceeding brought in any State Federal Court, challenging the City's action with respect to the applicant's project. Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, Ciry and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga Ciry Code, this Resolution shall become effective fifteen days hom the date of adoption PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, the 26th day of February 2003 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: • Secretary, Planning Commission 11~~E~Q9 This permit is hereby accepted upon the express terms and conditions hereof, and shall have no force or effect unless and until agreed to, in writing, by the Applicant, and Property Owner or Authorized Agent. The undersigned hereby acknowledges the approved terms and conditions and agrees to fully conform to and comply with said terms and conditions within the recommended time fr<~mes approved by the City Planning Commission. Property Owner or Authorized Agent Date • • l~®®~~.~ q/ I ~"' .a rzz-wez . e:wwaTa al PROPOSED t1DDITI01~ a A e SPECIFII E 1 CABINETS 0 0 ~ i i i o I P 11 T t F C Y 0 A 1 I CONCRETE P 1 CERAMIC TILE I SIYUlATE0 FOR THE LEE FAMILY SARATOGA CLEANERS 14~93/1/~~495 BIG Bt~SIN WAY SARATOGA, CA' n ~> nl !I I:, ~~ I• V,. i 7 ..' .~~, ~I / ti, fi I~ ~ 1 ~I I F ~~ ~p: r~~ ~{4I II Ipl III ,, ~~,Il.l i_ , -L ~ .__ Y ~ L~ _a~ ~ J' ..~ f ~ ..~ I J~a I ,, L I ~L ~ I 1 - ~' 4'~~' P Y rl ' I 1 `. L': - _~ wCry--~Y ~ ~ Ia S `' k pQOd[~~q Dp4~ QaD ~~I~OG~~lQ4~0a 11 OCCURPANCY: F-2 (fLEANER51. R-I (APT.I & U-1 IGARAGEI 21 CONSTRUCTION -TYPE V-1 HOUR 31 CODES APPLICABLE - 1997 U.B.C.. U. P.C„ U.N.C. '98 U.F, C. AND 1999 N.E.C. 41 ACCEESOR PARCEL NUMBER - #5 0.3 - 2 4 - 6 4 81 CITY ZONING - 'CH-I' ~~-~ - bl SITE AREA = 4,277 50. FT. _- -~ 71 EXISITING RETAIL /COMMERCIAL = 2080 50. FT. --- _ - ~ 81 E%ISTING APARTMEN'.5 = 1.30C 50. FT. -_. 91 NEW HETA]L /COMMERCIAL = 1,13l;SV:,,FT: ____. t01 NEW APARTMENT = 1,317 SO. FT. .... . _ _-..___ III NEW f,ARAGES = 620 SD. FT. _____ II. _~ _~ tF~^ -~-' ~~,i }'' F p~gp~. 1 (~~~i 4 , 'x~ ~ w ti y ,, , I ' 1, i I. _ „ ._ -x ~ ,, - _.~ ~. ~ - I "' 1.y q,95 1.4493 tONCEPTUAI. DESIGN i LUMBEp I WINOOwY. * SEE IFLOOR PLAN * I I OOOAS * SEE IFLODA PLAN ~ I I p00f COYGIN6 I I ILUMBIMG ~ I ELECTRICAL xEAnxs ~ I Exr¢uoR wAUS ~ Stuuo Wood ' " I Ixsuunsx eLQd~33 I INTERIOR fIMISN I SIR 4/A, S/R S/R S/R S/R S/R S/R S(R S/R 4/R S/R SPECIAL RFMANKS f. HATCHING OF NEW IMTERULS TD E%ISTING MATERIALS WILL BE DONE AS CLOSELY AS POS5181E USING STANDARD MATERULS READILY AVARABLE. !. ITEMS LEFT BLANK DO NOT APDLY ANO ARE NOT INClU0E0. 1 PAINTING OR STAINING AIN) PREPARATION FOR PAINTING OR STAINING . INClU0E0. 1. fLOOfl COYERING ANO'PflEPARATIDN OF FLOOR COVERING INCLUDED.- 5. STUCCO COLOR WILL NOT MATCH E%iSTING STUCCO COLOR. HOME OWNERS SIGNATURE WE HAVE READ AND fULIY UNDERSTAND THESE PLANS i SPECIPICATN)NS AND HEREBY APPROVE THEM FOfl CONSTRUCTION. WE UNDERSTAND THESE PLANS AND SPECIFICA~ TIONS ALONG WITH PROPOSAL AND AGflEEMENT DATED._CONSTITUTE ENTIpE AGflEF MENT AND VEpBAL AGREEMENTS WILL NOT BE HONORED. OWNER DATE OWNER DATE F l L CONTRACTOR DATE FINAL ONLY WHEN SIGNED BY CONTRACTOR l L OWNER ADDRESS h cln PHONE ~ 2 LOT_BIOCK_TAACT a IMPORTP.NT NOTE -CONTRACTOR MUST ALSO REYIEN THE SPEC4. C ATAIµ~O {J,[THIN THIS SET OF ' C J PLJINS ~;TA R Q f I QfI 1 ( J f~ ~ 7 lI 'U /_ ~ EEF~~~ Ilflll ~ wl D FEB Z 4 2003 5~1 °" >~ C1TYpF~A~ ~ ~>r T ?~MMUNITYI1~ fF ~~ ~ ~ ~ ~. a a __ ~, „ °, i • • I T L ~ . . I ( PARKING DISTRICT N0. 3 scA1E IN FEET I o 10 2a 3o a so 25, AC Pavement ( ~ ~ i '~~ I N ~3' 3T 5" E 50.00' I at LI Bt F .. 1 .. __ _~_- I a I ` a I I ------~ I i 3 W Z I Carport 1 ~ ~ J ~ I I e, ~ I Q e I ~- -------- . I U I } o ~, r a W ° o '~ rn 3 3 I ~ I I m m N N N a C W t W I pi E O .N ~+ a ~ x 1 a w a a$ w ~ . I Z z ~ ~ - I Edge Pvml L _J I 25' ~ 25' Wood Fence X-X-X 3'~AE Easement (N496-OR-219D) 1,44,9,5, ~ 14993, i p B 4 WW u ~ Whl 4 LPG&E PB __~__~~~_ _____ ~~__ ~ Tel PB S 42' S9' 10" W 50.00 ~ pG&E PB Tree WIA _ ~ Well Street Ughl PB - n BIG BASIN WAY F.sisting FH Across street ~ ENGINEER'S SITE PLAN 1 ~ ° v y o N m I I ~ m ~ ` LEGEN D - - - - ~, PROPERn UNE --~3--- i MONUMENT A HONUYENT UNE ` -c- GAS UNE ~ -'n- WATER UNE ~ -E E~cmlca -~+ owwEAO unlun i -ss~ss- SANITMY SEWER & MH -sD$sD- STORM SEWER 8 MH P9 PULL BOX cuRe r¢ aarTER ~ ~ oaatEWAr l o---~ ~ ELECTROIJER '~dy n ^ ~ 1 -A-~ x-x- FENGE _ ~ ~ a 'H j U ~ ~ O .N " ~' ~,~ WATER METER ~ ~sd ~ m ' ~ FlPE HYDRANT A T P dy 1SI038~S~ ,_I sn I ~ ~A ' `u 0 ® wawa vaLVE eox ~ ~ FL FLOW UNE ~~GiREEq .y ,1~a i ~ p p q M ` \ ~o o RW BACJC ~ WAU( ~ ~ ~ ~. ~ ` y I CONC TOP OF CONCRETE V ~ z ~^ v 7C TOP OF CURB i'3'. '"'"~~v~v 1 TP TOP OF PAVEMENT n 3 0 I i W TQ" ~~~ . I W a~sa c ~s3~ 2 ~ ~ 2 W2o I ~ . = [ U I \ ~~~~ ~~ _ . i\ ~ R ~ r \_ $. 1TN1 ~ ~~l z < a 6 •~i.r - J '; rc ~ i 1 / 1 1. ,u,r „ I ~ D- Z o -_ l rya - l ~~ ~ ~ f ~ 1)S ' i -. '~ ~.u ~ t _ fT s` ~ m o I .. ~ 9F tiJ!~ I~~ ~g Ia rv :~~, ~ ~ - ~ ~ L . JL - ~~ zNQ ! I ./~ 2 I a.. ~ ~ ~ f `^ ~ ~ ~ ~~ "' .. SHEET? ~-. 9 9~EE1S DHAWNG NO.~ 0123 A-2 D: \AE-JOB\01\23\SURVEY\DWC\70123-Ft, I VICINITY MAP ,.. ,. . . ly C~~~C~G3Gld a0~~~ . . mAlN)N °t 11 VRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS: DO NOT SCALE DMGS. CDNTRACTOR SHALL e~NIIAI FLITUNCIEARJORT0UE57IONABLERDiNENSIONSTO VERIFY :OINIB A] 21 OONTRACTOR MUST REVIEW AND COMPLY ViTH ALL CITY INITIATED 'CONDITIONS' OF APPROVAL FOR iH15 PROJECT. :GINII Al 31 ITE INFORMATION AND DATA - :GINAOOF pI 11 LOT. AREA = 4.277 S0. FT. 9. E%ISTING BUILDING TO REMAIN PLUS ADDITION AT GRADE LEVEL 13.419 50. FT.1 =COVERAGE = 79.9 7, G. PARNING SUMMARY: i 11 E%ISTING 2 COVERED SPACES TD BE REPLACED WITH ENCLOSED GARAGE -SEE PLAN 21 ADD 1 NEV GARAGE 19.5' x 20'I 3) TOTAL 3 COVERED SPACES PARKING DISTRICT #3 PAR45[NG DISTRICT #3 41 uecovERED sPACes TD BE DETERMINED BY FORMAL FROM CITY ORDINANCE 41 'TTY ZONING - 'CH-1' t 51 SITE AREA = 4,277 50. F1, BIDG. COVERAGE = 19.9 7, I - ~ 71 ~%ISTING COMMERICAL = 2.080 S0. FT. BI EXISTING APARTMENTS = 1.300 S0. FT. 91 NEA RE EA[L / COMMERCCAL = 1;139 34: FT. i I I IJ) NEA GPRAGES = t20 50. FT. ~~ Ill ~EW APARTMENT = 1,J77 50. F1. q I I ~ I' I.~ 1 INDICATES ROOF OYERX0.NG BEIOV I B D. D D' S 0. 0 O' --- ILL ~ ~; ~ ~ ~ `'/ ------- NEY AAR AP ET ~--------- .f ___ _ _ ~/ ~ / ---IE~ PANxi YpLL -_- v A l L I~ / , I~ SI I - ENISi1NG fUL1 NT. CONC. Ta BE RENDYID / 1 ____ / I,. // / ' !/ ~aa RutLmxc uALL EXISnNC cARPOer ~ ~~/ 3 -GARAGES ~/ TO BE REMOVED ~ / / ;/ ~ 1~ / -~ ~: ¢ ROOF .AREA. ` --_-_ I I // ~ // / _ I (~-- / / ~~ To PROPERTY ulcv Y " :~, ¢ ILAL9NRY BELOYI a 1 -----lT~--- ~ i 4' ~ i ENGI R 5 SUt E W I ~ ~~ • ~ - ~ I L/ _ ~ I Q 11DICAiES RODE i0P OF ~ ( ~/ \l` ~ - J , COMIEACCU 9L06. BFiw / L ~ IAOOF i0P IS 'PUT'T 6. OIF. ORA`YZ 1RZ / Y ~ I it /~ EAImNC P.wAPET uuA NOTE -ALL TREES I ~~ / Q ~; _ __ / ~ ~ OOTreO nEAE INO1cATes I SHOVN ARE TO BE I ~ ~ iG 1 _LiNI? of zNO FiR. Asr ss. / ~ uulT a zxO FLOOR D:n. i ~ REMOVED - ~ F- zF w/"/ 9'-0' ! (` Y ~o ~_ ~ ~~ ~ ~ - NEM 'FLAT' w^ Iro1CATES IXISiING i / W 1 INDICATES EMISTIN6 1 PRECAST STAIRS r0 / `S ~^ PAEGST STAIAS TO I s / ~ HATCMFD AREA [ro1CAiE5 I I APTS. TO AEMAIN - ROOF AREA APn. TO RD'A1° / ~ i 1 / ADO1TON to EYtsTING alnc. - avm rsv Arn (• ~ w / ~ -~ 1 - ~ f~ ~ ~ % / EXISTING BLDG. I II ~ '" ~ ~ ~ , ~~ ~ ~ ~~ o / ~ aI ~ ~ ~ ~ I; I w //~ ADJACENT Im I - ~ I) I1, i ~// RETAIL BLDG. WITH A• DIA. CNf111A I m' ~~ ~ I CLEANERS i ° ~ / APARTMENTS ABOVE Im E%S STING 'FLAT' ~ //~ ~ I I ~ ~ ~~ IRErAiL Ar Isr FLRI / I I I ~ !/ RDDF AREA J I II / I 1roIGTES 3 Ft. VIDE TOYER APiS. BEIOV) ~`~// /F/ 1 1 ~ P.G. AND E. EASQENT A• mA. Imxl I IwlGTES noaF Tae aF I I 1 I / -- APIMNEMS Ai 21ID FLA. I ' / / I III / (ROOF i0P IS 'FUT'1 I ~ /' INDIGt6 PROPERTY LINE 4/!/~ ~ ,I ~ ® I ~I/ ' ~ Z' DIA. LIVE OAN `- / I / / i, I , ~/ EXISTING 12' X16X CONCRETE _ _ I I i / - / GLOIX PUMER AT 5(OEYALN BEIS~ro D TO Y~_~/~ I IEI UI~SCAPE BE REYOAI~ED TO ~ / (EI LNIDSVPE I / ~i'j~ ~ I I I ~i / PUNTER }~ i / PLANTER ~' +~ 7t ¢ I- /~/ FLOOA TPUN~FORACWRTYARD - E%ISi1W PU(APn YW .-.. ~.',~ .-. :~ -•-'.- ~II UYOIIT (PAVERS. LMgXAPING I AxD FENCINCI 50.0.0 ~ ~ 50. 0.0' ~. ' S " E%ISTING SIDEpALK '. ^ E%ISTING SIDENALK °I - i I ~C~~IOD[~dC~Q QOOf~ p~Qa - - {I/~/=(~L~ (I/~/I(~~D--,-- S C A L E: 1' = 1 0' - 0' II Sl li1 vJ NJ Il S} S1 D') °U ~Q~ID~6G^1p~ pdQa / ~QOdC~(~p ~~4[~ pdQ~l 1 $C ALE: 1' = 10' -0' 0 10' 2D' 30' 40' • 1 1 I APN 11503-24-64 .. -.. ., x. I . . ,'~ I ,.p. N~o,e.,o~a,.,NA~. .. _ - I - REVISIONS BY Qi nav'Dt Q.FEB'07 ro ~_~ =a U~ ~o a 2~ 6 S~ O~ W ~, W Vu m mayy I Z ~ ~ a O w ~. J i _ N ~~~s1m ~ a'~' a Q ~ CD Z W OW.~o ~ J; a m Wi v x~a In ~ ~ O Q,I,~ a oo~N ~W~ a ~ Q Dale SDalO m,Y,R Loe sn„I ~,_~ DI 9" sne,p 6 ;y 1 `i ~, ~~~~Q~d ~~~[~~ ° ~al~~~l II WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED • DIMENSIONS: DO NOT SCALE DWGS. WITHOUT ASSUMING aEw~m ;LIABILITY. CONTRACTOR SHALL CONTACT ARCHITECT w)R ENGINEER TO VERIFY ALL UNCLEAR DIMENSIONS. A: GI NI AI ~JOTE THAT ALl DIMENSIONS APE TAKEN TO 'FACE OF " ~ STUD' ff.0.5.1 UNLESS SHOWN OR NOTED OTHERWISE. EXISTING BD'-0' L 4. _~~ L Q W Z o J D) 0 Q ~ d 00 1 B' Y J Q w 3 ~ W J } H h ~ K W a C7 ~ Z a .. w ~ .. N ~ 0 X W s J ~. L._._._ . _.~.~._._. i N D I C A T E 5. P R O P E R T Y L I N E ~ _._ _._ ~ J _~- ~~~~~~a~ DdD(~o (~pOI~G~D ~~OOQ pdQGG~ SCALE: 1 /4' = 1' -D' I, .9-IS-1981 ® care of B: GINS AI • KI wi a a al ~, 0 a J' ~~~~pG1d a~~[~~ 1) IWp ITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS: DO NOT SCALE DWGS. WITHOUT ASSUMING LIABILITY. CONTRACTOR SHALL CONTACT ARCHITECT IOR ENGINEER TO VERIFY ALL UNCLEAR DIMENSIONS. NOTE THAT ALL DIMENSIONS ARE TAHEN TO 'FACE OF (STUD' IF.0.5.) UNLESS SHOWN OR NOTED OTHERWISE. [~~~~4~~(~ ~aD ~~OOG~ pdG1~l SCALE: I /I4' = I' -0' NEYISIONS BY O Ue Wa x3 U„ Qg J s=( 0 U W W~ ~ ? V ~< W '~ iQ N Z~. vri J i O ~ N N ~~~~m Sago QWaa a Z W,~i z .~ W o rc 6J °~°o dI W~C~R~ `T" Q a ~F~F d~~~m o P't, tY W :. ~~: P dare' Scale Da awn roe sneel ~~ 01 g Shaal, Y } U r: • 9 f 2-OS-198 B:61NbA AI :clNxro nl m OIN of B: SCX2 At B: SCH2 AI ULS YV LI~W~ ~O~I LS~ ~ 1l WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED l1IMENSI0N5: DO NOT SCALE DNGS. CONTRACTOR SHALL CONTACT PROJECT ARCHITECT OR ENGINEER TO VERIFY ALL UNCLEAR OR OUESTI ONABLE OIMENS10N5. 2l GONTRACTOR MUST REVIEW AND COMPLY WITH ALL CITY INITIATED 'CONDITIONS' OF APPROVAL FOR THIS PROJECT. 3l SIII TE INFORMATION AND DATA - k. LOT AREA = 4,277 50. FT. B. EXISTING BUILDING TO REMAIN PLUS ADDITION AT GRADE LEVEL 13,4(9 S0. FT .1 = COVERAGE = 79.9 7, G. PARKING SUMMARY: I U EXISTING 2 COVERED SPACES TO BE REPLACED M'ITH ENCLOSED GARAGE - SEE PLAN j 21 ADD i NEM GARAGE (9.5' x 20'l 31 TOTAL 3 - COVERED SPACES 41 UNCOVERED SPACES TO BE DETERMINED BY FORMAL FROM CITY ORDINANCE 41 CITY ZONING - 'CH-1' 51 SITE AREA = 4.277 50. FT. BLDG. COVERAGE = 80.0 >. 71 E%ISTING COMMERICAL = 2,OA0 50. FT. BI EXISTING APARTMENTS = 1,300 S0. FT, i 9I NEN RETAIL / COMMERCIAL = 1,139 50. FT,. IO) NEW GARAGES = 620 50. FT. 111 NEW APARTMENT = 1.377 S0. FT. 121 LAN LEGEND Alm DES( ONATIONS - ~~ EXISTING l1ALL5 TO REMAIN IN PLACE -- - - ] E%IST SNG MALLS TO BE REMOVED _ ~_ INDICATES 2 x 4 DF 51UD FRAMING AT I8' O.C. AITH 5/B' TYPE '%' GYPSUM VIALLBOARD ON INTERIOR SIDE: TAPED. TOPPED, SANDED, TEXTURED AND PAINTED 2 COATS (PRIMER AND FINISHED COATI EXTERIOR SURFACE TO BE 7/B' THK. CEMENT PLASTER ISTUCC01 - 1 HR. RATED ASSEMBLY f~ I DQOd~6~ ~aD ~d~~~ pdaa 'SCAL'E: 1 / 4' = 1' - 0' - NEM APT. AREA = 1.317 50. FT. SCHEMATIC DIAGRAM .A.® :wtu*o clsrlw A~ urrs = .700 50. R. If9tU1E5 %dYfftD AODl itpl 'B' I.m m. n. C C 4 ~ F f~~ ~_- _J ,L ~_ -Gk(NFr Piro-'~e¢. "MS[GCT+P Le ; ~. ~/II i.~~ ~~ ...Cinti c.sf Pi 5.j~q /~ " ~ I~ = _ ~~ ; _I ly .M Fh~ P4 5 r:0.4 ~ ~ _4ti ~ P`~' I I ~ ,~ II ~ '~ II ! # ~' _ _ . I~' ~J~ ~~~ ~ r~ /Qu ~~I~ae~_~.~_~ • C !~Eht Filr'flPS i~'.lL"~c4rY~G-. t... _. ___.... _.___ _._-_ __-_ __1 _... T_ _ =. __T ' III ~~~ ` I~I I1 J '1 I ~ '. I ~~ ' I ti I ~ /f~~ I // ty ~ I ~~.. A t/'b\ ~ ~ II ~ 1 . ~K~ I'I ,r. . . _ _ ~. }~~~ ,~,n~~ .. - ~ _ ~G~Er~~ r=,Z __ _ . __ ,,. ..._. _- I -- + ~urVaS ~ +~1c, I f I II .a r '. ~ ~ 5 au ~+I ~1A '~ r rI~ I i~ ~ j' ~~ rt ~-- -1f-~ I ~ I III _ 1~ Tj~7 I IiI ... r--^.i _`;I I ~ I ~ ~II i ' i '- 92'~1'i -_ 1~Q ICI ~Y/v III it III i I it '.,i I ,11;1 ~ III U _ ~I ~ ~I I ~~~~. i'~ . _~ ~~ , r r"..J , I;_' i as ~79 4 ~I Y~ 1 ~ ~__ 1 -r- - - - -- -' ` t~-i ~ -- '° ~ -I C+~N-4n 1 Fw HaNyS ~ _ _ __ (I~~_ f'.I ~' CF FtiF ~~-i ~ GGdtG. ,nl-0~?+"F"c ¢.. 1 ~ u c _ I x y 1 J _._ ~: r/, . ~ ,.~ J ~--- r., ~. _ I~ ~ I I. I ~ ( ~I cc ran, P.. ~tLCC i, I I I ~ -~. 'I (`l t ~ ___~: I~ ~i I I 1 I~_ i -, - i ' {` I I ~{~~ 1~~ I ~.I ~ , ~~ I I ,~ 'j ~ u ~ ~ I, ~~I, ~ ~~ y. r V4^>i ~ ,I~~II ~; - {I II~~~ii~, 1~i ~d; 11 .-.iI T ~ I 4'.0 SEYISIONS 2 !0 a O Q ~ F ~ U !~ 7 O a a a 0 II ~ ~ a U a U ~~_ E S a ~ o H r 0 F ~ a ~' p z 0 w r A 3 z . G m wr .°I z c~ Wy$a N p U ~'~,a. 0 M rrrW 2 a W~ W~~ N ptFF7t W N ~. 4((~~m W ~r7A 07. O ei ~ H~m ~4?1J QH Q. 4,. W a {4 p ei oe1< fig.'! 03 sale ~4~~ _ ~I,o; o~ew~ v}aai doe ~~ Sneer ~1~~'~ of saeeu r .) (~~~~aQ~ MO~~~ ° l0.~•1~ ++ U` WRITTEN DIMENSIONS TAKE PRECEDENCE~OVER SCALED I 6IMENSIONS: DO NOT SCALE DWGS. WITHOUT ASSUMING GNYtl ~ LIABILITY. CONTRACTOR SHALL CONTACT ARCHITECT OR ENGINEER 70 VERIFY ALL UNCLEAR DIMENSIONS. e:clNlo AI NOTE THAT ALL DIMENSIONS ARE TAKEN TO 'FACE OF ~ STUD' Ef;p; ~rl W&E55 SHBWN DN NOTED OTHERW75E. :GIN9 AI ~+~- PROPENTY LINE I °ARAPEi VALI HEIGHTS i0 FEIGN ! i ~ ! i I , 1 I L L._J ! i ~ i ~ III ~ I icoL~loxnK ~auaoueDRe~i~aa•I ~_--'--1 NEN SLDO. V[NDOVS lCOLOA iOSMATCN EIL&1I1A NC) iD rura ERISTING NEW S T U C C O WALL ~i ~~ n E!0 FLOOP LINE f~ Y -- - ~ ~- INSTALL 26 GA. G.I. GUi1FA SYPICAL AI ALL E0.VE5 ICOLOR 'EAIA`TNTWff'I r----~ ~ - INSTALL COMPCS[TICN SHINGLE RWF ~I ~ I ~ O ~ I~ ~~ ~ ~ Ai THIS VALE I(OLCR 'EAATHTCNE'1 iioHiRAS~rP U PARKING LOT /DRIVEWAY YMERE SXMrv VALL VENTS 0 P E N ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ INSTALL 'sTUCCG' GvER HEV FliA4ED ~~~ ~ PALL ICOLOH i0 MATCH E%ISiING BLOG.1 _ ~ ~ ~ ~ L_J ~ __.__~ ELEVATION TONREMADNGTHEi SANEE I PROPOSED ADDITION ~~~" ~ a~~~~~~ ~Q~~~~~ ~0~ ~S~~Q~O~~ _SLOPE ip pRA1N~ • I BUILT-UP MINPAAL UP ROOFING OVER 1/2' THN. PLYY000 SXEATHING TYP. FARMED 'PARAPET MALL' TO ALIGN 41iH IEI BUfLDIN6 ausiALL z . a of siuD AT 1d' O.G YITH 3/8' NB(. ~COM PLYVOGD ISMEAPI Y/ 2 LAYEftS OF CMiApE 'D' BLDG. PAPER AND FTNISH OF )/8' iKK. STUCCO' ~TO ALICN 6 NATCH IEI I I FINISHED GRADE i0 MATCH IEI REVISIONS BY 1~ Nov•o2 --~ Vm i W P I ~_^ I I j a cm . Q w . Z V j I m ~ Z, i I ~F o~ ~~ j ! ly t U~ ! y~A< i , mm ! ~> ~ ~: I ~___ _i ---~~ ~~ z~~-,N o N ., ~ I S7 N ~_ (u (] ~ ~J ~ (' Q A~ CD1 Q W a ~ ~ Z W ~ W ~ o ~~~~~ ~ W s m=E~V ~ ~ L~ ~ ~ ~ G () ~ ~ 4 lY ~ ~j N ~~ Data scale Drawn l06 Sheer ~1- J of g sneers ~~~~~Q~~(~ DdDC~> ~C~(~400u~ ~~ ,. ~~ ,~ -, ~~ r, 1, ~! n ~T BEYIBIONS BY f m i ~ s u o r 0 a a c~ ~ . ~~ ~ ~ ~~ ~ ~~ z pa ~ ' pW ~ h o m e d, 3 'j ~p a R ~. qa~ d H I:IST OF PW~NT .f~ATRRIALB .' W !o~j~~ 1. Sracheloaperum ja ~noidee - Star Jasmine p 2d" o/c - 1 gallon f6k ""~'~~ 8 .. 2. "'Campanuka muralia IavendaY Baliflower E 18° o/c - 1 gallon tt ,_ 3. Nandina Barbor Dwarf - 5 gallon ~. ~~ Hy 4. Vibtirnml davidii -~5 gallon ~ .7 N'' HHE I ~ ~ i ~I gyq w .7 6r 9! W ~ r7 m'. a IRy ~ ` r U~ pF moo_ ~ ii ' 4~w~ Dais Lif~{(O J Stele ~Q u~ ;, k ~ Jc- _ L D~a.~ 'i4>.r Joh Steel OI f S~eela ITEM 3 ~ REPORT TO THE PLANNING COMMISSION Application No./Location: 02-297;14500 Big Basin Way Applicant: Saratoga Wine Merchants, Inc "UNCORKED" ~~' L~-- Staff Planner: John F. Livingstone AICP, Associate Planner Date: February 26, 2003 APN: 517-09-069 Department Head: • Sr Oak N ~P W ~~ E ~~. ~'~°. s F~ s~ ~~[~ ~l ~P S~ d'f Sao 200 soo aoo soots o,. 3 ~ ~ Psr ~ ~;j~s ~. 14500 Big Basin Way • ~ooool EXECUTIVE SUMMARY CASE HISTORY Application filed: Application complete: Notice published: Mailing completed: Posting completed: PROJECT DESCRIPTIC)N 12/19/02 01/10/03 02/12/03 01/28/02 02/06/03 The applicant is requesting a Conditional Use Permit to allow the sale of alcoholic beverages in a proposed new retail wine store. The store will be located in an existing 1,450 square foot vacant tenant space. The site is located in a Commercial Zoning District. STAFF RECOMMENDATION Approve the Conditional Use Permit application with conditions by adopting the attached Resolution. ATTACHMENTS 1. Resolution 2. Letter and Iloor plan from applicant, Exhibit "A" 3. Neighborhood Notice • • • ~0000~ File No. 02-279;14500 Big Basin Way Conditional Use Permit STAFF ANALYSIS ZONING: CH-1, Historic Commercial GENERAL PLAN DESIGNATION: CR, Retail-Commercial MEASURE G: Not applicable PARCEL SIZE: 1,450 square foot tenant space AVERAGE SITE SLOPE: Less than 10% GRADING REQUIRED: None proposed MATERIALS AND COLORS PROPOSED: No exterior changes are proposed. ENVIRONMENTAL DETERMINATION: The proposed project consisting of the conversion of an existing small structure from one use to another is Categorically Exempt from the Environment~~l Quality Act (CEQA) pursuant Section 15303, "New Construction or Conversion of Small Structures", Class 3 (c) of the Public Resources Code (CEQA). PROJECT DISCUSSION The applicant is proposing an upscale wine and gourmet gift shop. The store will specialize in unique high-quality wines and wine related products. The establishment will have a wine tasting area and large retail area. The store will also feature domestic and imported olive oils and gourmet packaged food item. The applicant is assuming that 90% of the revenue for the store will be from the sale of wine. The store will be managed by the three partners of the corporation. This will provide a high level of expertise and quality to the customers. Restaurant as ConditionallyPerznitted Use Any establishment engaged in the sale of alcoholic beverages in a Commercial Zone requires the issuance of a Conditional Use Permit. This process allows the Planning Commission to impose conditions on a project to ensure its compatibility with adjacent land uses. In this case, the retail sale of wine and associated products is an appropriate use for this tenant space and is consistent with the Retail Commercial General Plan designation and Historic Commercial Zoning designation for this complex. There are currently no other wine specialty retailers in the Village area. Parking and Circulation Parking for the proposed store will be in the rear parking lot. There is also on street parking in front of the building and on the side of the building and at a public parking lot C:\MyDocuments\CUP\14500 Big Basin Way Use Permit.doc ~ oo ~ O~ File No. 02-279;14500 Big Basin Way Conditional Use Permit adjacent to the site. The complex was designed to accommodate parking for retail stores. Staff has also surveyed the parking area during the business day and found there to be adequate parking available. The proposed use will be replacing a retail clothes store. The tenant space is currently vacant. Economic DevelopmentAnalysis After many months of business attraction efforts by the Ciry of Saratoga to recruit a viable retail business to 14500 Big Basin Way, staff is recommending the approval of the Saratoga Wine Merchants, Inc. Conditional Use Permit. The retail wine business model fits in with the Ciry of Saratoga economic development vision for the Village. Saratoga Wine Merchants, Inc. will promote existing wineries, invigorate the downtown during the evening hours, and create needed synergy between the restaurant and winery business sectors. Outreach to a variety of businesses was made through meetings and phone calls. Although, many restaurants, storeowners, and residents were eager for their opening, staff was unable to mitigate a few business owners concerns due to the competition factor. A couple business owners were concerned with potentially lost wine sales, but after both the Ciry and the Saratoga Wine Merchants, Inc. business owners made outreach efforts most concerns have been mitigated. It should be noted that this establishment is merely offering tastings and cannot sell a glass of wine for on sight consumption as a restaurant could. Hours of Operation The applicant is proposing the following hours of operation: Monday through Friday: 11:00 a.m. to 10:00 p.m. Saturday: 10:00 a.m. to 10:00 p.m. Sunday: 10:00 a.m. to 8:00 p.m. Staff has not placed a condition of approval limiting the hours of operation to those stated above, to allow the owner greater flexibility for any future adjustments to the hours of operation. Signage No signage is proposed at this time. The applicant is subject to the Saratoga Village Design Guidelines and the Zoning Code. Staff has included as a condition of approval that all proposed signage conforms to that program. Correspondence No correspondence regarding this application has been received to date. C:\Myllocuments\CLJPU4500 Big Basin ~T'ay Use Permitdoc ~y ~oO~l~7o~ File No. 02-279;14500 Big Basin Way Conditional Use Permit Conclusion All of the required findings within Section 15-55.070 of the City Code can be made in the affirmative in that: The proposed store meets the objectives of the Zoning Ordinance and the purposes of the zoning district in which the site is located, in that the proposed establishment is appropriately located to provide a service for the residents of Saratoga and it promotes a stable, attractive environment which compliments the Village shopping area and enhances the local vineyards and wine making tradition in Saratoga; and The proposed store will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity in that appropriate conditions have been placed on the project to minimise potential impacts; and The proposed establishment will comply with all applicable provisions of the Saratoga Municipal Code. STAFF RECOMMENDATION Approve the Conditional Use Permit application with conditions by adopting the attached Resolution. • C:\MyDocuments\CUPU4500 Big Basin Way Use Permit.doc ~`~ OO (""g O~ • Attachment 1 • oo~os~ RESOLUTION NO. Application No. 02-279 CITY OF SAR.ATOGA PLANNING COMMISSION STATE OF CALIFORNIA The Saratoga Wine Merchants store "Uncorked"; 14500 Big Basin Way WHEREAS, the Ciry of Saratoga Planning Commission has received an application for a Conditional Use Permit to allow the sale of alcoholic beverages in a proposed new retail wine store. The store will be located in an existing 1,450 square foot vacant tenant space. The site is located in a Commercial Zoning District; and WHEREAS, the Planning Commission has conducted a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, the Planning Commission finds the proposed project consisting of the conversion of an existing small structure from one use to another is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, "New Construction or Conversion of Small Structures", Class 3 (c) of the Public Resources Code (CEQA); and WHEREAS, the Planning Commission finds that all of the findings required within Section 15-55.070 of the Ciry Code can be made in the affirmative in that: The proposed store meets the objectives of the Zoning Ordinance and the purposes of the zoning district in which the site is located, in that the proposed establishment is appropriately located to provide a service needed for the residents of Saratoga and it promotes a stable, attractive environment which compliments the Village shopping area; and . • The proposed restaurant will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity in that appropriate conditions have been placed on the project to minimize potential impacts; and • The proposed establishment will comply with all applicable provisions of the Saratoga Municipal Code. Now, THEREFORE, the Planning Commission of the Ciry of Saratoga does hereby resolve as follows: • ~oo~o~ Section 1. After careful consideration of the floor plan and other exhibits submitted in connection with this matter, the application for a Conditional Use Permit approval is hereby granted subject to the following conditions: PLANNING 1. The Planning Commission shall retain continuing jurisdiction over the Conditional Use Permit and may, at any time, modify, delete or impose any new conditions of the permit to preserve the public health, safety, and welfare. The store shall operate as represented on the plans marked Exhibit "A". Any intensification of this use shall require an amended Conditional Use Permit. 4. Prior to issuance of Building Permits for any internal tenant improvements, detailed construction plans shall be reviewed and approved by the Planning Division for Zoning Clearance to verify consistency with the approved Exhibit "A" plans. The construction drawings shall incorporate a copy of this Resolution as a separate plan page. 5. If required, prior to issuance of Zoning Clearance for the proposed tenant improvements, the owner/applicant shall submit to the Community Development Department verification from the Santa Clara County Health Department showing proof of compliance of the proposed facility with the Health Department's requirements. 6. The proposed use shall at all times operate in compliance with all regulations of the City and/or other agencies having jurisdictional authority over the use pertaining to, but not limited to, health, sanitation, safety, and water quality issues. r 7. Deliveries shall take place only during normal business hours. 8. Any signage shall conform to the Saratoga Village Design Guidelines. The applicant shall obtain a Business License from the City of Saratoga within two weeks form the date of project approval. FIRE PROTECTION DISTRICT 10. At time of Building Permit, the applicant and architect shall show compliance with the 1998 California Building Code relative to exiting and any occupancy separation requirements for an assembly occupancy, per the recommendation of the Santa Clara County Fire District. C, ~OO~.k08 CITY ATTORNEY 11. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of City in connection with Ciry's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. Section 2. A Building Permit or Business License must be issued and construction or business operations commenced within 24 months from the date of adoption of this Resolution or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-55.070 and 15-90 of the Saratoga City Code, this Resolution shall become effective ten (10) days from the date of adoption. PASSED AND ADOPTED by the Ciry of Saratoga Planning Commission, State of California, this 26th day of February 2003 by the following roll call vote: • AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission This permit is hereby accepted upon the express terms and conditions hereof, and shall have no force or effect unless and until agreed to, in writing, by the Applicant, and Property Owner or Authorized Agent. The undersigned hereby acknowledges the approved terms and conditions and agrees to fully conform to and comply with said terms and conditions within the recommended time frames approved by the City Planning Commission. u~0~~~09 CITY ATTORNEY 11. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City or held to ,be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal Court, challenging the City's action with respect to the applicant's project. Section 2. A Building Permit or Business License must be issued and construction or business operations commenced within 24 months from the date of adoption of this Resolution or approval will expire. . Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-55.070 and 15-90 of the Saratoga City Code, this Resolution shall become effective ten (10) days from the date of adoption. PASSED AND ADOPTED by the City of Saratoga Planning Commission, State of California, this 26th clay of February 2003 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission This permit is hereby accepted upon the express terms and conditions hereof, and shall have no force or effect unless and until agreed to, in writing, by the Applicant, and Property Owner or Authorized Agent. The undersigned hereby acknowledges the approved terms and conditions and agrees to fully conform to and comply with said terms and conditions within the recommended time frames approved by the City Planning Commission. • Property Owner or Authorized Agent Date T V oO~~~ Attachment 2 C7 000011 • • January 17, 2003 Mr. John Livingston Saratoga Planning Commission 13777 Fruitvale Avenue Saratoga, CA 95070 Re: Saratoga Wine Merchants, Inc., DBA Uncorked Dear John: We are excited about the prospects of opening a retail wine shop in Saratoga. It is a lovely community, with so much to offer to the residents of both Saratoga and the rest of the bay area. We would like to describe for you what this retail store will be -and what it has to offer Saratoga. Our new store, Uncorked, will be an upscale wine and gourmet gift shop on Big Basin Way, in the heart of Saratoga. We will specialize in offering unique, high-quality wines and wine- related products to consumers in a beautiful, warm, and welcoming environment. The average price of a 750m1 bottle will be between $15 and $25, however we will also offer higher end wines priced in the $50 to over $100 range. Due to the difficulty of finding premium wines at less than $10 per bottle, we do not expect to carry many in that price category.., We will also feature non-wine related products, including domestic and imported olive oils and vinegars, gourmet packaged food items, such as tapanades and spreads, and periodicals and books germane to the pursuit of understanding and appreciating wine. Additionally, we will have a selection of wine openers, glasses, decanters, and other wine-related products. Our revenue model assumes that up to 90% of our revenue will come from the sale of wine, with the remainder from the other items previously mentioned. The store will be managed using the partners of the corporation as the only employees, of which there are three: Michael Keogh, Sherry Hanson, and myself. This will allow us to provide a high level of expertise and quality to our customers. Additionally, I have successfully owned an upscale retail wine shop in the recent past, and carry my experience and expertise to this new venture. It is our expectation that Saratoga Wine Merchants, Inc. will attract shoppers and wine lovers from all of the south bay and peninsula, thus increasing the amount of foot traffic on Big Basin Way. We expect to participate with other businesses in the neighborhood to increase ~~ :~. ~~soo ~ w~ - sue, e~,~,,,,,;~. yso~o - 4os.~4~.yooo ~Q®~~.z • • awareness of Saratoga as a shopping, dining and recreational destination. Additionally, we plan to become a part of the community through participation in annual events, the business association, Chamber of Commerce, and local school and charity functions.. Although this does not generally contribute to revenue, we believe it is good business. We have designed the shop to be beautiful -from the floors, ceilings, and walls, to the display racks, tasting area, and window displays. We hope the shop will be something Saratoga will be proud to have in its midst. We love Saratoga and are thrilled to be a part of its community. I have included an image of a wine shop in which I was involved to show an example of the type of store Saratoga can expect from us. While our store will not be identical to the one in the image, it will be similar in level of sophistication and elegance. We have discussed our store concept with multiple business owners in the area, all of whom . are enthusiastic about us opening. I have attached copies of our floor plan that we have shown to our immediate neighbors. They have been very supportive of our plans as well. . Should you require any additional information,. please do not hesitate to contact me. I look forward to hearing from you. Since y, Patrick Rupert President Saratoga Wine Merchants, Inc. 408-741-9000 • ~~00~ 13 Storage Room Storage Room Storage Storage Retail Area Room Area Storage Room 34'-0' RAMP UP t_~1'-2" 4'-0" Railing 31 "-0" Handicap Bathroom Tasting Area Cash Register Office Gm=' O O ~' ~ ~ ,. t"~ :~~ a~ -. ~, '~' `, _ , ,~ `° s a ~ y R ~ ~ ~ ~ a .a hr 4o- •~~ •,~ ~.n ~ ~ s~ A , ~ f y ~ 1. ~~ ~ ,~ ~ ~~ ~~ Y ~ ~ ~ o. ti ~ ;~1 ~ ~ r; c ¢ti Y . ..1 i Attachment 3 • ~0~~~6 • • AFFIDAVIT OF MAILING NOTICES STATE OF CALIFORNIA ) SS. COUNTY OF SANTA CLARA ) I, John F. Livingstone, being duly sworn, deposes and; says: that I am a citizen of the United States, over the age of 18 years; that acting for the City of Saratoga Planning Commission on the ~ day of ~~ 2003, that I deposited in the City of Saratoga Mail Room within Santa Clara County, a NOTICE OF HEARING, a copy of which is attached hereto, with postage thereon prepaid, addressed to the following persons at the addresses shown, to-wit: (See list attached hereto and made part hereof) that said ersons are the owners of said property who are entitled to a Notice of Hearing P pursuant to Section of the Zoning Ordinance of the City of Saratoga in that said persons and their addresses. are those shown on the most recent equalized roll of the Assessor of the County of Santa Clara as being owners of property within 500 feet of the property to be affected by the application 14500 Big Basin Way; that on said day there was regular communication by United States Mail to the addresses shown above. .~-~ 2S~ o~ Si • ~OU~~'7 Smooth Feed SheetsT"" EVELYN A JOHNSTON Or Current Owner PO BOX 53 SARATOGA CA95071 DAVID JOHNSTON Or Current Owner 20616BROOKWOOD LN SARATOGA CA95070 RUTH M LONG Or Current Owner PO BOX 2095 SARATOGA CA95070 FREDA & WILLIAM WYANT Or Current Owner 13991 SARATOGA AVE SARATOGA CA95070 GEORGE M PAYNE Or Current Owner 15940ROCHIN TER LOS GATOS CA95032 Use template for 5160® LARRY W & NANCY KESSLER PATRICK J BROCKETT Or Current Owner Or Current Owner 20626BROOKWOOD LN 20620BROOKWOOD LN SARATOGA CA95070 SARATOGA CA95070 ROBERT & SHIRLEY CANCELLIERI Or Current Owner 1486000DY LN SARATOGA CA95070 CHARLES J & ELSBETH STAUSS Or Current Owner 20CHESTNUT AVE LOS GATOS CA95030 ROBERT & SHIRLEY CANCELLIERI Or Current Owner 1486000DY LN SARATOGA CA95070 MITCH & TRACY CUTLER Or Current Owner 144800AK PL SARATOGA CA95070 WILLIAM A & JULIE CARLSON INN AT SARATOGA INC Or Current Owner Or Current Owner 621DEL ROY CT 206454TH ST CAMPBELL CA95008 SARATOGA CA95070 GEORGE M PAYNE Or Current Owner 15940ROCHIN TER LOS GATOS CA95032 OTTO M & BETTE CRAWFORD BLOXHAM Or Current Owner Or Current Owner 12471 GREEN MEADOW LN PO BOX 95 SARATOGA CA95070 APTOS CA95001 BLOXHAM Or Current Owner PO BOX 95 APTOS CA95001 BLOXHAM Or Current Owner PO BOX 95 APTOS CA95001 THELMA D MELTON Or Current Owner 4710SANTA LUCIA DR WOODLAND HILLS CA91364 JAMES I & ARLENE RO SENFELD Or Current Owner 142190KANOGAN DR SARATOGA CA95070 JOSE W SAN Or Current Owner 374W SANTA CLARA ST SAN JOSE CA95113 LEES PARTNERSHIP Or Current Owner 14493BIG BASIN WAY SARATOGA CA95070 CASABONNE Or Current Owner PO BOX 247 EL VERANO CA95433 L M & LOUELLA SULLIV Or Current Owner 20570CANYON VIEW DR SARATOGA CA95070 BERNARD A WALLACE Or Current Owner 1999WINDWARD PT DISCOVERY BAY CA94514 JOSEPH C & MICHELLE MASEK Or Current Owner 14467BIG BASIN WAY SARATOGA CA95070 BROZDA Or Current Owner 235LINDEN ST SANTA CRUZ CA95062 INGER L & ET PIERCE Or Current Owner PO BOX 5496 AUBURN CA95604 HELEN L & JOSEPH BROZDA Or Current Owner 235LINDEN ST SANTA CRUZ CA95062 KLAUS W & YVONNE PACs Or Current Owner 14555BIG BASIN WAY SARATOGA CA95070 ~Q~E~~B ~n® `Smooth Feed SheetsT"" DONEGAN JAMES E AND ROBIN O urrent Owner 4TH ST UNIT 1 S TOGA CA95070 K & Y LIMITED Or Current Owner 14555BIG BASIN WY SARATOGA CA95070 O Use template for 5160® K & Y LIMITED Or Current Owner 14555BIG BASIN WY SARATOGA CA95070 PACHE KLAUS W AND HILL ALLEN W AND SAUNDRA CARL W & ET HOLM YVONNE C TRUSTEE L Or Current Owner. Or Current Owner Or Current Owner 1 GOODWIN CT 20650FOURTH ST UNIT #4 206504TH ST UNIT 5 REDWOOD CITY CA94061 SARATOGA CA95070 SARATOGA CA95070 CHARLES D & KATHIE STARK BK OF AMER N T & S A N D MATHENY Or Current Owner Or Current Owner Or Current Owner PO BOX PO BOX 192202 720MARKET ST 250 APTOS CA95001 SAN FRANCISCO CA94119 SAN FRANCISCO CA94102 N D MATHENY ELIZABETH P KLEAR Or Current Owner Or Current Owner 720MARKET ST 250 20387THELMA AVE SAN FRANCISCO CA94102 SARATOGA CA95070 DAVID L SORENSEN CALLA PROPERTIES INC Or Current Owner Or Current Owner 144930AK ST 540N SANTA CRUZ AVE 215 RATOGA CA95070 LOS GATOS CA95030 A B JACKMAN MICHAEL ACOOPER-HART Or Current Owner Or Current Owner 145150AK ST 205763RD ST SARATOGA CA95070 SARATOGA CA95070 FITZSIMMONS N D MATHENY Or Current Owner Or Current Owner 14611BIG BASIN WAY E 720MARKET ST 250 SARATOGA CA95070 SAN FRANCISCO CA94102 DIPIETRO DECOKES MAITRA SIDHARTHA AND Or Current Owner ANURADHA 146130AK ST Or Current Owner SARATOGA CA95070 14455PIKE RD SARATOGA CA95070 CANINE MAGDALENE A FITZPATRICK JOSEPH A TRUSTEE Or Current Owner Or Current Owner 146050AK ST 146070AK ST SARATOGA CA95070 SARATOGA CA95070 BARBERA DALTON PETER J TRUSTEE & r Current Owner ET AL 1426FRUITDALE AVE Or Current Owner SAN JOSE CA95128 144670AK ST SARATOGA CA95070 ~\ ~VFf7V® Arl~lrocc I aholc ELLENIKIOTIS Or Current Owner 14451 CHESTER AVE SARATOGA CA95070 JEFFREY P GASIKJ Or Current Owner 21070DORSEY WAY SARATOGA CA95070 LISA S DONOHOE Or Current Owner 145630AK ST SARATOGA CA95070 N D MATHENY Or Current Owner 720MARKET ST 250 SAN FRANCISCO CA94102 GLASS JACQUELYN M TRUSTEE Or Current Owner 14110SQUIRREL HOLLOW LN SARATOGA CA95070 JENKINS PATRICIA M Or Current Owner 146030AK ST SARATOGA CA95070 MICHELI STEVEN L AND FRANCIS CYNTHIA R Or Current Owner 144650AK ST SARATOGA CA95 7 1.9 Laser 5160® Smooth Feed SheetsT"' MC KIBBEN TED JR AND PEGGY L Or Current Owner 144630AK ST SARATOGA CA95070 WANDA I & ROBERT POLLACK Or Current Owner 14500BIG BASIN WAY C SARATOGA CA95070 REDMON RAY D TRUSTEE & ET AL Or Current Owner 145890AK ST SARATOGA CA95070 BUSSE ROBERT K AND LISA C Or Current Owner 144610AK ST SARATOGA CA95070 EUGENE L ZAMBETTI Or Current Owner PO BOX 34 SARATOGA CA95071 MONGRAW VIOLET F TRUSTEE Or Current Owner 145910AK ST SARATOGA CA95070 LALLY JAMES P TRUSTEE & ET MCGILL PATRICK AL Or Current Owner Or Current Owner 145970AK ST 21764CONGRESS HALL LN SARATOGA CA95070 SARATOGA CA95070 JAVID J SALEHIEH Or Current Owner 205823RD ST SARATOGA CA95070 HAROLDINE M HIRSCHFELD Or Current Owner 145240AK ST SARATOGA CA95070 MICHAEL D & JANICE FITZSIMMONS Or Current Owner 165SUMMERFIELD ST DANVILLE CA94506 RONNIE L HELM Or Current Owner 145160AK ST SARATOGA CA95070 JOHN N & MARY ALLEN Or Current Owner 145000AK ST SARATOGA CA95070 BARDHAN PRASENJIT Or Current Owner 16481648 MARIPOSA AV PALO ALTO CA94306 FOX KATHERINE J ET AL Or Current Owner 145370AK ST SARATOGA CA95070 DOMINICAN SISTERS OF THE CONGREG Or Current Owner 20388SARATOGA LOS GATOS RD SARATOGA UNIONS D Or Current Owner SARATOGA CA95070 SULLIVAN VERONICA Or Current Owner 145410AK ST SARATOGA CA95070 ALFORD GARY D ET AL Or Current Owner 145930AK ST SARATOGA CA95070 WANDA I & ROBERT POLLACK Or Current Owner 14500BIG BASIN WAY C SARATOGA CA95070 Use template for 5160® CALIINVESTMENTS _ Or Current Owner 14510BIG BASIN WAY SARATOGA CA95070 SCHREMPP JAMES B Or Current Owner. 145870AK ST SARATOGA CA95070 ALFORD GARY D Or Current Owner 145930AK ST SARATOGA CA95070 RICHARD & ANGELA JOHNSON Or Current Owner ' 205783RD ST SARATOGA CA95070 PATRICK J & JOANNE FITSIMMONS Or Current Owner 145340AK ST SARATOGA CA95070 ESPINOSA Or Current Owner 145100AK ST SARATOGA CA95070 GRABLE TRUDY LYNN M TRUSTEE Or Current Owner 12381238 CORDELIA AV SAN JOSE CA95129 CANNIZZARO ANTHONY J AND MARGARET J Or Current Owner 19540REDBERRY DR LOS GATOS CA95030 SIMPSON TAMARA J Or Current Owner 145270AK ST SARATOGA CA95070 NICHOLS MICHAEL P ANl~ BETH A TRUSTEE Or Current Owner 145250AK ST UNIT H SARATOGA CA95 .-, ~~ ~~•O ~~® smooth Feed SheetsT"' BONREALTY COMPANY INC Or Current Owner 12 1 SARATOGA CREEK DR S~TOGA CA95070 RUTHE TYLER Or Current Owner 438W. CAMPBELL AVE CAMPBELL CA95008 JAMES SCHREMPP Or Current Owner 145870AK ST SARATOGA CA95070 GARY ALFORD Or Current Owner 145930AK ST SARATOGA CA95070 • Use template for 5160® OUR LADY FATIMA VILLA INC PAUL FLANAGAN Or Current Owner ~ Or Current Owner 20400SARATOGA LOS GATOS 14658NELSON WAY RD SAN JOSE CA95124 SARATOGA CA95070 BARBARA PURCELL BARBARA MCKENZIE Or Current Owner ! Or Current Owner 200VIAGENOA 18680VESSING CT NEW PORT BEACH CA92663 SARATOGA CA95070 RAY D REDMON VIOLET MONGR.AW I Or Current Owner Or Current Owner ~ . 145890AK ST , i 145910AK ST SARATOGA CA95070 ' ; SARATOGA CA95070 JAMES P LALLY Or Current Owner 21764CONGRESS HALL LN SARATOGA CA95070 PATRICK MCGILL Or Current Owner 145970AK ST SARATOGA CA95070 ~00~21 Laser 5160® • City of Saratoga Community Development Department MEMORANDUM TO: PLANNING COMMISSION FROM: Danielle Surdin, Econ. Dev. Coor. DATE: February 26, 2003 RE: 14500 Big Basin Way Addendum This is an addendum to the submitted economic development analysis by economic development coordinator Danielle Surdin. Staff had several conversations with Mr. Daniel Stark regarding Saratoga Wine Merchants, Inc. Staff has never alluded to Saratoga Wine Merchants, Inc. business hours being from 9 a.m. - 5 p.m. In the last conversation staff had with Mr. Stark, he was informed that most likely their hours of operation would be later then 6 p.m., and that he was welcomed to visit the Saratoga Planning Department to discuss their hours of operation with John Livingstone, or myself. Initially staff felt Mr. Stark's concerns were addressed, apparently we were unable to meet all of the concerns stated in his February 7, 2003, letter to the Saratoga Planning Commission. The opening of a retail establishment in the evening hours is in line with the City's economic development plan to stimulate nightlife with shopping alternatives during the evening restaurant hours. Again, staff would like to emphasize Saratoga Wine Merchants; Inc. is not a competing factor with restaurants that have "on premises" wine consumption sales such as Big Basin Bistro, or many of our local restaurants. Saratoga Wine Merchants, Inc. has been permitted for tasting only. The opening of this business will not hinder our local business community, but spur an evening draw to compliment the already existing businesses. Attachment Letter from Dan Stark • 00~2~ BIG BASIN BUILDING 14480-2 Big Basin Way Saratoga Village C.D. & K.L. Stark, 831 662 9556 P.O. Drawer 219, Aptos, Ca. 95001 February 7, 2003 Mr. John Livingstone, AICP Saratoga Planning Commission 13777 Fruitvale Ave. Saratoga, Ca. 95070 Regarding Saratoga Wine Merchants, Inc. dba Uncorked Dear John, We have reviewed the material prepared for us by Danielle Surdin,. We are on the record as supporting more retail operations in the Village. I requested, but have not received, the hours of operation were to be filed with the Planning Department. Danielle believed that this was a more or less 9-5 operation, perhaps staying open until 6 some evenings. Danielle also encouraged Patrick Rupert to introduce himself, which he did. We expect to increase our food business, to make up the lost revenue, within our existing food license. There is no lack of retail wine outlets in Saratoga Village, there being at least 4 at• this time, not counting at least 3 wineries all within 10 minutes open nearly every day as well. There is no lack of wine tasting since these wineries, and at ]east 4 "restaurants" offer more or less weekly tastings. However, we wish Patrick and his associates success as a new retailer. Perhaps Saratoga Village can become a destination for wine buyers. There are three items we would appreciate being clarified: 1) At the time we opened there was no wine tasting or premium wine shop and only one on-tap line and a few casual diners in theVillage. Our business plan specifically addressed these needs, and does, after nearly a decade. 2) If the hours of operation stretch past 5-6 pm that would directly impact existing businesses, some struggling with a slow economy. Enforcement of the hours, when agreed to, and the two licenses requested, is not clear. Is this City Code, Sheriff Department or an ABC matter? 3) The lay-out also shows approximately 1/3 of the floor space as tasting and, apparently bar, space with the cash register located across the entire room from the door. This is not consistent with a retail establishment but is with a wine bar. If the intent is to operate as a 9-5 retail establishment these questions can be easily answered. Opening a new wine bar & shop with evening hours might need more thought. We appreciate any additional information that can be provided. Thank you. Sincerely, M Dan Stark, Owner •~ ~ ~ ~ ~ 1~1 FEB 1 0 2003 CITY OF SARATOGA "+'ATAIiNITV T1F~/F1 nn""~ '~~!lll~ N?.~ ~~ • ITEM 4 REPORT TO THE PLANNING COMMISSION Application No./Location: 02-096;19330 Saratoga-Los Gatos Road Applicant/Owner: Louie Leu, Architect Staff Planner: Christine Oosterhous AICP, Associate Planne ~ Date: February 26, 2003 APN: 510-06-006 Department Head: 19330 Saratoga-Los Gatos Road ~~t~~i Application No. 02-096; 19330 Saratoga-Los Gatos Road STAFF ANALYSIS ZONING: R-1 40,000 GENERAL PLAN: Residential Very Low Density (RVLD) - Maximum Dwelling Unit Per Acre 1.09 MEASURE G: Not Applicable PARCEL SIZE: 143,748 AVERAGE SITE SLOPE: 11% GRADING REQUIRED: None ENVIRONMENTAL DETERMINATION: The proposed project which includes construction of additions to asingle-family residence is categorically exempt from the Environmental Quality Act (CEQA) pursuant to section 15302 of the Guidelines for the Implementation of CEQA. This Class 2 exemption applies to the replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the original one and will have substantially the same purpose and capacity as the original. MATERIALS AND COLORS PROPOSED: Proposed materials and colors include wood doors and windows, two-piece barrel the roof, stone accents, and a beige stucco exterior finish. • ~~®UQ2 i i• i• Lot Coverage: Building Paving TOTAL (Impervious Surface) Floor Area: First Floor Second Floor TOTAL Setbacks: Height: Front Rear Side Right side Left side Residence Proposed Code Requirements Maximum Allowable 13% 35% 4,282 sq. ft. 14,202 sq. ft. 18,484 sq. ft. 4,208 sq. ft. Maximum Allowable 2,635 sq. ft. 6,843 sq. ft. 7,200 sq. ft. Minimum Requirement 250+ ft. 30 ft. 250+ ft. 20 ft. 20 ft. 20 ft. 40 ft. Maximum Allowable 26 ft. 26 ft. J~'®~~~ PROJECT DISCUSSIOhI The applicant requests design review approval to construct first and second-story additions to an existing two-story residence and basement. The existing basement is to remain. Design review is required whenever, as a result of construction or expansion, the gross floor area of all structures on the site will exceed six thousand square feet. The total floor area of the proposed two-story residence and attached three-car garage is 6,843 square feet. The floor area of the first floor is 4,208 square feet and the second floor is 2,635 square feet. The existing basement is 534 square feet. The maximum height of the proposed residence is 26 feet. The lot size is approximately 143,748 square feet and the site is zoned R-1-40,000. The surrounding area is characterized by very low-density single-family residences with large setbacks. The proposed residence reflects a Spanish mission style. Identifying features of the proposed Spanish or mission style residence include a stucco finish, low-pitched the roof, wrought iron window grilles, and balconies. The proposed building includes a variation of one and two story elements areas. Trees One tree (#13) is recommended for removal by the arborist. Tree #13, a Monterey pine, would be severely damaged by a three-foot high retaining wall. The installation of the retaining wall would severe buttress roots, which would render the tree unstable. The arborist recommends removal due to the risk of instability. Four 36-inched boxed replacement trees are required. The four replacement trees are to be planted in approximately the same location as the removed tree as shown on sheet A 1.2. Design Review Findings The proposed project implements the following Residential Design Policies: On the front elevation, the mass and bulk of the second-story additions are mitigated by substantial portions of one-story building elements including but not limited to the three-car garage and entry. Along the rear elevation, the mass and bulk of the second-story additions are mitigated by a second-story balcony. The second-story areas (2,635 sq ft) compose approximately 35% of the total first floor area (4,208 sq ft). A mixture of materials including stucco, tile, and stone, reduce the mass and bulk of the proposed residence. Natural materials and colors are proposed including wood doors and windows, a stucco finish, and stone veneer. The proposed materials and colors will blend with the natural environment. Existing vegetation is preserved and integrated into the proposed project. Generally speaking, the project site and surrounding parcels are at least 3 acres in size. Large lot sizes in the project vicinity and mature vegetation greatly reduce privacy interference between residences. ~~~~~~ Neighbor Review Extremely large parcel sizes in the project vicinity mitigate view and privacy issues. The applicant has submitted documentation that the project plans have been reviewed by the adjacent property owners. An adjacent property owner of 19370 Saratoga-Los Gatos Road, Donald Lucas, who shares the right side property line with the project site, submitted a letter of concern. In summary, Lucas is concerned about the removal of a Monterey Pine tree (#13). Lucas would like the tree retained on the chance it may survive with all liability assumed by the applicant. In the event the tree does not survive, Lucas would like the tree removed at the expense of the applicant. Lastly, he would like to designate the specific locations of the replacement trees. His letter is attached for your reference (Attachment 3). Conclusion Consistent with the Arborist recommendations, due to instability of tree #13, staff recommends tree #13 be removed and four 36-inched boxed replacement trees be planted in the same vicinity. The proposed residence conforms to the policies set forth in the City's Residential Design Handbook. The residence does not interfere with viewsheds or privacy, it preserves the natural landscape, and minimizes the perception of bulk so that it is compatible with the neighborhood. The proposed project supports the findings required for design review as detailed in the staff report. STAFF RECOMMENDATION: Staff recommends the Planning Commission conditionally approve design review application 02-049 by adopting the attached Resolution. ATTACHMENTS: 1. Resolution. 2. Fire Department comments, dated June 20, 2002. 3. Arborist Report, dated July 5, 2002. 4. Letter of concern from Donald Lucas, property owner 19370 Saratoga Los Gatos Road. 5. Letters of support (2). 6. Affidavit of Mailing Notices. 7. Mailing Labels for Project Notification. 8. Reduced plans, Exhibit "A". ~J~Q~Q! Y t Attachment 1 ~ti~®~ APPROVAL OF RESOLUTION NO. CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA Louie Leu, Architect; 19330 Saratoga-Los Gatos Road WHEREAS, the City of Saratoga Planning Commission has received an application for design review for the construction of first and second-story additions to an existing two-story residence; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, the project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant to section 15302 of the Guidelines for the Implementation of CEQA. This Class 2 exemption applies to the construction and location of limited numbers of new small facilities or structures. WHEREAS, the applicant has met the burden of proof required to support said application for design review approval, and the following findings have been determined: The proposed project implements the following Residential Design Policies: • • On the front elevation, the mass and bulk of the second-story additions are mitigated by substantial portions of one-story building elements including but not limited to the three- car garage and entry. • Along the rear elevation, the mass and bulk of the second-story additions are mitigated by a second-story balcony. • The second-story areas (2,635 sq ft) compose approximately 35% of the total first floor area (4,208 sq ft). • A mixture of materials including stucco, tile, and stone reduce the mass and bulk of the proposed residence. • Natural materials and colors are proposed including wood doors and windows, a stucco finish, and stone veneer. • The proposed materials and colors will blend with the natural environment. Existing vegetation is preserved and integrated into the proposed project. • w~~~~~~ Application No. 02-096; 19330 Saratoga -Los Gatos Road • Extremely large parcel sizes in the project vicinity mitigate view and privacy issues. • The applicant has submitted documentation that the project plans have been reviewed by the adjacent property owners. NOW, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, application #02-096 for design review approval is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT The development shall be located and constructed as shown on Exhibit "A" incorporated by reference. 2. Four sets of complete construction plans incorporating this Resolution and the City Arborist Report as a separate plan page shall be submitted to the Building Division prior to submittal for building permits. 3. The site survey shall be stamped and signed by a Registered Civil Engineer or Licensed Land Surveyor.. • 4. The site plan shall~contain a note with the following language: "Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans." 5. Submit grading and drainage plans to the public works department for review. 6. Storm water retention plan indicating how all storm water will be retained on-site, and incorporating the New Development and Construction -Best Management Practices. If all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. CITY ARBORIST 7. All recommendations in the City Arborist's Report shall be followed and incorporated into the plans. FIRE PROTECTION DISTRICT 8. All development review conditions from the Saratoga Fire Department shall be followed and incorporated into the plans. ~~O~C~B Application No. 02-096; 19330 Saratoga -Los Gatos Road CITY ATTORNEY 9. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City of held to be liability of City in connection with City's defense of its actions in any proceeding brought in any State Federal Court, challenging the City's action with respect to the applicant's project. Section 2. Construction must be commenced within 24 months or approval will expire. Section 3. All applicable requirements of the State, County, City and other Governmental entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen days from the date of adoption PASSES AND ADOPTED by the City of Saratoga Planning Commission. State of California, the 26th day of February 2003 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission • ~~0~C~3 Application No. 02-096; 19330 Saratoga -Los Gatos Road ATTEST: Secretary, Planning Commission This permit is hereby accepted upon the express terms and conditions hereof, and shall have no force or effect unless and until agreed to, in writing, by the Applicant, and Property Owner or Authorized Agent. The undersigned hereby acknowledges the approved terms and conditions and agrees to fully conform to and comply with said terms and conditions within the recommended time frames approved by the City Planning Commission. Property Owner or Authorized Agent Date • • ~~®l~~,Q • Attachment 2 • ~~~Z1 ~ ~ ~PpL~A ~'O~ FIR DEPARTMEIoiT ~~ FIRE ~~"~ SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 COURTERV aSERViCE (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org CODE/SEC. UFC Appendix III-A UFC 903.2 UFC 903.2 SHEET PREVIEW NUMBER OL 1265 BLDG PERMR NUMBER CONTROL NUMBER FILE NUMBER O~_096 DEVELOPMENT REVIEW COMMENTS NO.I REQUIREMENT Review of a proposed 2,677 square foot addition to an existing single family residence with an attached garage and basement. The new total floor area will become approximately 6,970 square feet. Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. Required Fire Flow: The fire flow for this project is 2,000 gpm at 20 psi residual pressure. The required fire flow is not* available from area water mains and fire hydrant(s) which are spaced at the required spacing. (*)-Hydrants too far from site. See item #4 below. Required Fire Flow Option (Sin~leo Family Dwellings): Provide the required fire flow from fire hydrants spaced at a maximum of 500 feet OR, provide an approved fire sprinkler system throughout all portions of the building, designed per National Fire Protection Association (NFPA) Standard #13D and local ordinances. The fire sprinkler system supply valuing shall be installed per Fire Department Standard Detail & Specifications W-1/SP-4 (See attached). Required Access to Water Su~pl~ydrants): Portions of the structure(s) are greater than 150 feet of travel distance from the centerline of the roadway containing public fire hydrants. Provide an on-site fire hydrant OR, provide an approved fire sprinkler system throughout all portions of the building. • Clty PLANS SPECS NEW RNIDL AS OCCUPANCY CONST. TYPE ApplicantName DATE PAGE STG ^ ^ ^ ^ ^ LOUIE LEU ARCHITECT 6/20/2002 1 3 of SECJFLOOR AREA LOAD DESCRIPTION BY Residential Development Hokanson, Wayne iAMt Uh YMUJt(:1 SFR- SPITTS LOCATION 19330 Saratoga-los Gatos Rd • Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino. Los Altos. Los Altos Hills. Los Gatos. Monte Sereno. Morgan Hill, and Saratoga ~~ ~ FIRE '~ COURTESY 85ERVICE FIR DEPARTME101T SANTA CLARA COUNTY N~REVIEW NUMBER 02 1265 BLDG PERMIT NUMBER 02-096 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org CONTROL NUMBER FILE NUMBER DEVELOPMENT REVIEW COMMENTS CODE/SEC. I SHEET I N0.1 REQUIREMENT UFC 902.2.4.1 UFC 902.2.2 UFC 902.2.2.4 • UFC 901.3 UFC 901.4.4 Emergency Gate/Access Gate Reauirements: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation. Fire ARparatus (Engine)Access Driveway Required: Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 14 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. Fire Department (Engine) Drivewa~Turn-around Required: Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. Timing of Required Driveway Installations: Required driveway installations shall be constructed and accepted by the Fire Department, prior to the start of construction. Bulk combustible materials shall not be delivered to the site until installations are complete. Note that building permit issuance maybe withheld until installations are completed. Premises Identification: Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE AppllcantName DATE PAGE STG ^ ^ ^ ^ ^ LOUIE LEU ARCHITECT 6/20/2002 2 of 3 SECJFLOOR AREA LOAD DESCRIPTION BY Residential Development Hokanson, Wayne SOF PROJECT LOCATION SFR- SPITTS 19330 Saratoga-los Gatos Rd Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino. Los Altos. ~ Los Altos Hills. Los Gatos. Monte Sereno, Moraan Hill. and Saratoga • ~~POV~A coG '~~ ~ FIRE "` COURTESY 6 SERVICE FIR DEPARTME1o1T SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org PREVIEW NUMBER 02 1265 BLDG PERMIT NUMBER CONTROL NUMBER - FILE NUMBER U2-U96 DEVELOPMENT REVIEW COMMENTS CODE/SEC. SHEET I N0. SMC 10 14-25.110 SMC 16-15.110 11 REQUIREMENT Early Warning Fire Alarm System Required: Provide an approved Early Warning Fire Alarm System throughout all portions of the structure, installed per City of Saratoga Standards. Note: It appears that the existing driveway and intersection point with the circular driveway area complies with the driveway and turnaround standards of this department. The applicant is advised that to mitigate for the fire flow shortfall (2 hydrants are required to deliver 2,000 gpm) and the distance away from the existing water supply, the inclusion of either a new public fire hydrant adjacent to the property entry OR an approved residential fire sprinkler system will be installed within the residence and garage. If the fire hydrant is preferred, consult with San Jose Water Company (Wayne Warren Q 279-7873) as necessary. If the hydrant is proposed, a City of Saratoga compliant fire sprinkler system shall still be required to be installed within the garage. r~ City PLANS SPECS NEW RMDL AS OCCUPANCY CONST. TYPE ApplicantName DATE PAGE STG ^ ^ ^ ^ ^ LOUIE LEU ARCHITECT 6/20/2002 3 3 DF SEC./FLOOR AREA LOAD DESCRIPTION BY Residential Development Hokanson, Wayne NAME OF PROJECT SFR- SPITTS LOCATION 19330 Saratoga-los Gatos Rd -, Organized as the Santa Clara County Central Fire Protection District Serving Santa Clara County and the communities of Campbell, Cupertino. Los Altos. ~~©~~~ Los Altos Hills. Los Gatos. Monte Sereno, Morgan Hill, and Saratoga Attachment 3 • ~. BARRIE D. CD~E and ASSOCIATES - Horticutural Consultants 23535 Summit Road Los Gatos, CA 95033 408353-1052 TREE SURVEY AND PRESERVATION RECOMMENDATIONS AT THE SPITTS PROPERTY 19330 SARATOGA-LOS GATOS ROAD SARATOGA Prepared at the Reyuesi of: Kristin Borel Community Planning Dept. City of Saratoga 13777 Fruitvale Ave. Saratoga, CA 95070 Site Visit by: Michael L. Bench Consulting Arborist June 5, 2002 Job # OS-02-099 Plan Received: 5.28.02 Plan Due: 6.27.02 ~~~o~~ ~ JUL 0 1 2002 CITY OF SAItATOGA !'OMMUNITY DEVELOPMENT • • ~'~~~~f: TREE SURVEY Aiti'D PRL• 3ER~N RECOMMENDATIONS ATTHE SPITTS PROPER t`i33U 5AI2A"iCXiA-LUS LiA'I'OS RUAD SAKATOGA Assignment At the request of the Community Development Department, Planning Division, City of Saratoga, this report reviews the proposal to remodel the residence located at 19330 Saratoga-Los Gatos Road, Saratoga, in the context of potential damage to or the removal of existing trees. This report rates the condition of the trees on site that are protected by City of Saratoga ordinance. Recommendations are included to mitigate damage to these trees during construction. The plans reviewed for this report are the Construction Plans prepared by Louie Leu, Architect, Los Gatos, Sheets A0.0 - AS.I, undated, and the Topographic Map prepared by Westfall Engineers, inc., Saratoga, Sheet C-1, May 2002. Comments and suggestions contained in this report presume that the locations of trees in relation to proposed construction are accurately presented on the plans provided. The locations of trees that have been added to these plans must be considered approximate. Summary There are at least 20 trees, possibly mare, that are located near the proposed construction area that may be exposed to some level of risk by construction. No trees are to be removed by implementation of this design. However, Tree #l3 would be severely damaged. Design changes would be required to retain this tree. If this tree is removed, replacement trees equaling the value of Tree #13 are recommended. Replacemern trees, which equal the values of any of the other trees that may be removed or severely damaged, are suggested. However, this is not expected. Procedures are suggested to mitigate the damage that would be expected to the retained trees. A bond equal to 25% the value of the retained trees is suggested in accordance with the levels ofthe expected risks. Observations There are numerous trees on this site, but it appears that only 20 trees would likely be exposed to risk of damage by proposed construction. The attached map shows the location of these trees and their approximate canopy dimensions. There are additional trees in the construction area, but only those trees that are large enough to be governed by the city ordinance are included in this evalua#ion. Each of the 20 trees has been tagged with a metallic label indicating its assigned number so that there would be no confusion about identification. It is possible that additional trees may be ai~'ected (damaged) by construction at this site. Bear in mind that al] trees that are large enough to be controlled by the city ordinance are "protected" trees, whether they are included in this survey or not. The owner and the contractor(s) are responsible to prevent the use of equipment or to prevent any PREPARED BY: MICHAEL L. B~1CH; CONSULTING ARBORIST NNE S, 2002 ~~~4~~'7 TREE SURVEY AND PRESERV~Ai RECOMrdENDATIONS AT THE SPITTS PROPER 2 19330 SARATOGA-LOS GATOS ROAD SARATOGA construction activity inside the dripline of any tree that is protected by the city ordinance. Thus, trees that are not included in this report are not excluded from protection. It is our practice to include only those trees that appear to be at exposed risk in these reports. Trees #1-5 and 15-20 were not included on the map produced by Westfall Engineers and have been added. Their locations must be considered approximate. The maps for this site concentrate on the area near the residence. However, there are trees adjacent to the driveway that are also at risk of damage, because of the need for parking and the need for the storage of materials and equipment. For this reason, any trees that are believed to be at risk are included. The 20 trees are classified as follows: Tree # 1 -Coast redwood (Sequoia sempervirens} Tree # 2 -Maidenhair tree (Ginkgo biloba) Trees # 3, 5, 7, 8, 9, 10, 11, 20 -Coast live oak (Quercus agrifolia) Trees # 4, 12 -Valley oak (Quercus lohata) Tree # 6 -Southern magnolia (Magnolia grand~ora) Trees # 13, 14, 15, lb -Monterey pine (Pirtus radiata) Tree # 17 -Victorian box (Pittosporum undufatum) Tree # 18 -Italian stone pine {Pinus pinea) Tree # 19 -Red ironbark gum (Eucalyptus sideroxylon `Rosea') The particulars regarding these trees (species, trunk diameter, height, spread, health, and structure) are provided in the attachments that follow this text. The health and structure of each specimen is rated on a scale of 1 to 5 (Excellent - Extremely Poor) on the data sheets that follow this text. The combination of health and structure ratings for the 20 trees are converted io descriptive ratings as follows: Exceptional Fine Fsir - Marginal Poor S ecirnens S imens S ecimens S ecimens S imens 2, 17, 18 2, 3, 7, $, 4, 10, 1, 4, 5, 6, 15 19 11, 13, 14, 1b, 20 Exceptional specimens must be retained at any cost and whatever procedures are needed to retain them in their current condition must be used. Fine specimens must be retained if passible but without major design revisions. Mitigation procedures recommended here are intended to limit damage within accepted horticultural standards in order to prevent decline. Fair specimens are worth retaining but again without major design revisions. Mitigation must prevent further decline. • PREPARED BY: MICHAEL L. BENCI-I, CONSULTING ARBORIST .TUNE 5, 2002 ~~~~~.8 TREE SURVEY AND PRESERV~N RECOMM>;TIDATI02dS AT THE. SPITTS PROPER 3 19330 SARATOGA-LOS CJATOS ROAD SARATOGA Marginal specimens are typically worth retaining but could be removed if necessary to facilitate construction. Mitigations recommended here are intended to prevent significant decline. Tree #2 is the largest of several young Maidenhair trees that have been recently planted adjacent to the driveway. Although these smaller specimens are not large enough to require protection by the city ordinance; the owner may wish to provide protections for these trees as described in Recommendations. The open spaces between the trees have recently been disced to control the weeds and to reduce the risk of fire. This practice is highly damaging to trees absorbing roots because the overwhelming majority of absorbing roots exist in the top 12-14 inches of soil. Discing destroys a large percentage of the absorbing roots, which results in severe drought stress. Orchard farmers used this practice for years and the orchard trees seemed to show no iIl effects, but this is because the orchard would be typically flooded (or thoroughly irrigated) immediately follovering discing. Studies now show that orchard production may be increased by 20% or more by the use of a cover crop instead of discing. At this site mowing is recommended as an ahernative to discing. The difference in the health of the trees probably would not become visible for about 2 years. The first year would be spent recovering and reestablishing their root systems. The second year should show increased canopy growth, especially if these trees were to be irrigated monthly during the dry months of the year. For this year, all of these trees, including the oak trees would suffer less from drought stress if these trees were irrigated right away. Because the root damage by discing is unrelated to construction, except that the affected trees are already in a weakened condition making protection during construction even more imperative, I recommend that a full 4 inch layer of coarse of wood chips be spread over the root zone of the trees in the front of the house that have been affected by discing. This would require approximately l 00 cubic yards or more of wood chips. Spreading of the chips must be done by hand (i.e., laborers with wheelbarrows). Since the damage has been caused by a procedure unrelated to construction, I do not request that this be a condition of approval for construction. Risks to Trees by Proposed Construction This is a large renovation project. This means that the parking of vehicles, the stockpiling of materials, and the flow of delivery trucks must be managed if the adjacent trees are expected to survive the activity without decline. Without fence protection, ~~~orkers commonly park their vehicles under trees. Materials are virtually always dumped and piled under trees. Mortar slurry and other materials that may be toxic to plants are cleaned under the canopies of trees. All of these events can be highly damaging to the root systems depending on the quantity of the root system affected. It will be essential that designated spaces be planned for these activities, that the protected areas be fenced to prevent entry, and that the fencing of the projected areas be maintained and strictly enforced. For instance, there is a large open area between the driveway and the trunk of Tree # 18, a 56-inch diameter Italian stone pine. This is the PREPARED BY: NIICHAEL L. BENCH, CONSULTWG ARBORIST JUNE 5, 2402 TREE SURVEY AND PRESERV~ RECOIvA~NDATIONS AT THE SPITTS PROP~t~ 4 153 ±v Sl+nATOGA-LOS GATOS ROAD SARATOGA largest and most upright Italian stone pine tree that I have seen. This specimen is truly exceptional. The large open space contains the root system of this magnificent specimen. A trampoline exists in this critical area. It will be essential to protect this large open space from entry by construction vehicles and construction workers. I expect that this will not be easy to accomplish, because the competition for space will no doubt become a real issue as this site during construction. A 3-foot high retaining wall is proposed within 45 feel of the trunk of Monterey pine Tree #13. This tree has a trunk diameter of 36 inches at 2 feet above grade. Installation of a retaining wall at this distance from the trunk would not only remove a large percentage of the root system but would severe bumess roots, which would render this tree unstable. In order to retain this specimen, the cut for a retaining wall would have to be a minimum of 15 feet from the trunk. In order to achieve this, one alternative would be to relocate the footprint of the garage at an acute angle with the house. It appears that the angle would be so acute that the garage design would not be desirable. If constructed as proposed, Tree • #13 would have to be removed due to the nsk of Instablllty. ~;~oY~ e Thy plan proposes to construct a the ~1ripline's of~ees; even m exrxr~edfrom the,site as t is exi piled be If any underground utilities must be replaced or upgraded, it will be essential that the Iocation of trenches must be planned prior to construction and that the trenches are located exactly as planned. 'This must not be left up to contractors or to the utility providers. Recommendations 1. I recommend that all maps be dated. Changes in plans after approvals are given, in my experience, becomes very problematic when inspections must be done. ~ ~~ ~ X ~~~~ 1J ~ ~5 ~~~~ ~ .F 2. I suggest that construction period fencing be provided and located as noted on the attached map. Fencing must be of chainlink, a minimum height of 5 feet mounted on steel posts driven 2 feet (minimum} into the ground. The fence must be in place prior to the arrival of any other materials or equipment and must remain in place until all construction is completed and given final approval. The protective fencing must not be temporarily moved during construction. Fencing must be located exactly as shown on the attached map. The contractor(s) and the owner must be made aware that refund of the tree protection bonds are based an the correct location and dedicated maintenance of these fences. 3. Because much of the area in front of the house is not shown on the map provided, it is difficult to show where protective fencing must be located in detail on these maps. Due to this I reconvnend that there be apre-construction meeting on site to include the contractor, the owner (or the owner's representative), the city planner assigned to the project, and the city arborist in order to detail the exact locations of protective fencing. PREPARED BY: MICHAEL L. BLNCH, CONSULTING ARBORIST NNE 5, 2002 ~~~u~~Q TREE SiJRVEY AND PRESERVA~ RECOMMENDATIONS AT THE SPITTS PROPER 19330 SARATOGA-LUS GATOS ROAD SARATOGA 4. There must be no grading, trenching, or surface scraping inside the driplines of retained trees (either before or after the construction period fencing is installed or .removed}. Where this may conflict with drainage or other requirements, the city arborist must be consulted. 5. Trenches for any utilities (gas, electricity, water, phone, TV cable, etc.} must be located outside the driplines of retained trees. For any tree where this cannot be achieved, I suggest that the city arborist be consulted. A 2-foot section of each trench adjacent to any tree must be left exposed for final inspection by the city arborist. 6. Any old irrigation lines, sewer lines, drain lines, etc., under the canopies of the existing trees, if unused, must be cut off at grade and left in the ground. 7. Excavated soil must not be piled or dumped (even temporarily) under the canopies of trees. 8. Trenches for a drainage system must be located outside the driplines of trees. For any tree where this caruiot be achieved, the city arborist must be consulted prior to trenching. 9. Any pruning must be done by an ISA certified arborist and according to IBA, Western Chapter Standards, 1998. l 0. Landscape irrigation trenches (or any other excavations), inside the driplines of trees, must be no closer than 15 times the trunk diameter, if the trenching direction is across the root zone. However, radial trenches (i.e., Iike the spokes of a wheel) may be dug closer if the trenches reach no closer than 5 times the trunk diameter from the tree's trunk, and if the spokes are at teast 10 feet apart at the perimeter. 1 l . Sprinkler irrigation must be designed not to strike the trunks of trees. Further, spray irrigation must not be designed to strike beneath the canopy of oak trees. 12. Lawn or other plants that require frequent watering must be limited to a maximum of 20% of the entire root zone and a minimum distance of 7 times the trunk diameter away from the trunks of oak trees. 13. Bender board or similar edging material must not be used inside the driplines of existing trees, because its installation requires trenching of 4-6 inches, which may result in significant root damage. 14. I suggest that the species of plains used in the root zones of oak trees be compatible with the environmental and cultural requirements of the oak species indigenous to this area. A publication about plants compatible with California native oaks can be • obtained from the California Oak Foundation, 1212 Broadway, Suite 810, Oakland 94612. PREPARED BY:MICHAEL L. BENCH, CONSi3LTING ARI30RIST JUNE 5, ?002 a~~c~~;. TREE SURVEY AND PRESERV~N RECOMMENDATIONS AT THE SPITTS PROPER 6 193311 SARATOGA-LOS GATOS ROAD SARATOGA l 5. Landscape materials (cobbles, decorative bark, stones, fencing, etc.) must not be installed directly in contact with the bark of trees because of the risk of serious disease infection. l 6. If trees are in the path of discharge of drain dissipators or downspouts, those devices must be relocated. The discharge must be directed a minimum of I S iI. to the side of the trunk of any tree. 17. Materials or equipment must not be stored, stockpiled, dumped inside the canopy driplines of trees, or buried on site. Any excess materials (including mortar, concrete, paint products, etc.) must be removed from site. Value Assessment The values of the trees are addressed according to ISA standards, Seventh Edition. If Tree # 13 is damaged as described, it would have to be removed for safety reasons. This tree has a value of $4,962. This value is equivalent to four 36 inch boxed or one 48 inch boxed native specimens. Replacements are suggested However, 36 inch boxed specimens and sometimes 24 inch boxed specimens a may not be available at the end of the project unless the trees are secured with a grower at the onset of construction. I recommend that it be required that replacement trees be secured within 64 days of the issuance of permits. Crrowers will hold trees upon request and delivery may be scheduled after construction is completed. The combined value of all of the other 19 trees is $86,341. I suggest a bond equal to 25% ($21,585) of the total value of these trees to assure their protection. Acceptable native tree replacements are: Coast live oak - Quercus agrrfolia Valley oak - Quercus lobata Big leaf maple - Acer macroplryllum California buckeye - Aesculus eulifornica Coast Redwood -Sequoia sempervirens Respectfully submitt Michael L. Bench, ~s ciate B o t ,1~fiYl'c~ Enclosures: Glossary of Terms Tree Data Accumulation Charts PREPARED BY: ivIICHAEL L. BE[3CH, CONSUI.TD3G AR$ORIST NNE 5.2002 ~~©c.r22 TREE SURVEY AND PRESERV~N RECOtvA~iENDATIONS AT THE SPITTS PROPER I~?330 SARATOGA-LOS GATOS ROAD SARATOGA Tree Protection Before, During and After Construction Protective Fencing Radial Trenching Beneath Tree Canopies Map MLB/s r~ • PREPARED BY: MICHAEL L. BENCH, CONSULTII3G ARBORIST JiJNE 5, 2002 '~v~Jc~23 BARRIE D. CO AND ASSOCIATES • Horticul 1 Consultants (408) 353-I052 Fax (408) 353-1238 23535 Summit Rd. Los Gatos, CA 95033 GLOSSARY Co-dominant (stems, branches) equal in size and relative importance, usually associated with either the trunks or stems, or scaffold limbs (branches) in the crown. Crown -The portion of a tree above the trunk including the branches and foliage. Cnltivar - A named plant selection from which identical or nearly identical plants can be produced, usually by vegetative propagation or cloning. Decnrreat - A term used to descn'be a mature tree crown composed of branches lacking a central leader resuhing in around-headed tree. Excnrrent - A term used to describe a tree crown in which a strong central leader is present to the top of a free with lateral branches that progressively decrease in length upward from the base. Girdling root - A root that partially or entirely encircles the trunk and/or Large buttress roots, which could restrict growth and downward movement of photosynthates. Iod®ded bark -Bark which is entrapped innarrow-angled attachments of two or more stems, branches, or a stem and branches). Such attachments are weakly attached and subject to splitting out. Kinked root - A taproot or a major root(s) which is sharply bent and can cause plant instability and reduction of movement of water, nutrients, and photosynthates. Root co!>!ar -The flared, lower portion of the base of a tree where the roots and stem merge. Also referred to as the "root crown". Leader -The main stem or trunk that forms the apex of the tree. Stem -The axis (trunk of a central leader tree) of a plant on which branches are attached. Temporary branches - A small branch on the trunk or between scaffold branches retained to shade, nourish, and protect the trunk of small young trees. These branches are kept small and gradually removed as the trunk develops. DeSnitioe of Woody Paris Trunk -The main stem of a tree between the ground and the lowest scaffold branch. ScatToW branches - In decurrent trees, the branches that form the main structure of the crown. Limb - A major structural part. Branch - A smaller part, attached to a limb or scaffold branch. Branchlet - A small part, attached to a branch. Twig -Avery small part attached to a branchlet. Leaf -The main photosynthetic organ of most plants. • • ~~O~Z4- ~~~ ~. N Job T~Spitts Job Address:19330 S~oga-Los Gatos Rd. Job # 0~-099 June 5, 2002 Mea surem ents Cond itlon Pru nlnq/ Cablin q Nee ds Pest/D lseas e Pro blems R ecom mend . ~ ~ I BARRIE D. COATS and ASSOCIATES N m ~ ~ ~ ~ ~ ~ ~ ~ N ~ ~ ~ ~ a W o ~ ~ I ? ~ ~ ~ Z ~, ? O l~~ l ~ w _ ~ ~ ~ ~; ~ U _ p v w - N ~ o (40B} 3531052 734355uanbRaod 0 $ 10 ~ ~ ~ `~ v ~ ~ Z F. Q ¢ ~ ? Z = ~ ~ w u~ a S d w ~ w ~ o_ _ ,? ~ ~ O ~ p ~ ¢ W g g ~ ~ Q ~ . _ _, ~ w Z ~ na. w Los Calae, CA 9503 ~ } ~ ~ p Q U F- ~ o' W ~ Z ~ U p ~ ~ W j p 2 p.. U F- ~ ~ ~ ~ > W - ~ Y F }" ~ O ~ ~ _ _ ~ c? ~ ~Q ~ pZ ~ O O O O ~ m ~ ~ W I ~ I W p ' p O p O W W I W m l ~ 0 ~ Q I 2 a W F- O ~ d' K U ~ ~ U W ~ Q. U fY a ? ~ I- p ~ d F ~ ~ Z Z l o_ Key # PIaM Name p ' 0 v i = U U = U U 1 Coast RedHVOd 28.0 33 50 40 2 3 5 S uoia sem rvirens . in 615 X $27/sq, in. _ $ 16,617 Xsp. class 90% _ $14,955 X cond. 60% _ $ 8,973 X loc. 80% _ $ 7 178 Total Value 2 Maidenhair Tree 13.0 15 40 30 1 2 3 Gink o biloba . in 133 X $27/sq. in. _ $ 3,582 Xsp. class 30% _ $1,075 X cond. 90% _ $ 967 X loc. 75% _ $ 725 ' Total Value 3 Coast Live Oak 13.0 15 35 35 1 2 3 Quercus rifolfa ' , in 133 X $27/sq. in. _ $ 3,582 Xsp. class 100% _ $3,582 X cond. 90% _ $ 3,224 X loc. 75% _ $ 2 418 Total Value 4 Vall Oak 12.0 13 35 35 3 1 4 , Ouercus lobate . 1n 113 X $27/sq. (n. _ $ 3,052 Xsp. class 100% _ $3,052 X cond. 75% _ $ 2,289 X loc. 75% _ $ 1 717 Total Value 5 Coast Live Oak 8.0 x 7.0 11 15 15 1 4 5 .In 69.2 X$27/sq. in. _ $ 1,868 Xsp. class 100% _ $1,868 Xcond. 60% _ $ 1,121 Xloc. 75% _ $ 841 Total Value 6 Southern Ma nolia 16.0 x 10.0 24 25 25 2 3 5 1 Ma nolia randiilora 1 . In 241 X $27/sq. in. _ $ 6,494 Xsp. class 90°.6 = $5,844 X cond. 60% _ $ 3,506 X loc. 75% _ $ 2 630 Total Value 7 Coast Live Oak 15.0 17 35 35 1 2 3 . in 177 X $27/aq. in. _ $ 4,769 Xsp. class 100% _ $4,769 X cond. 90% _ $ 4,292 X loc. 75% _ $ 3 219 Total Value REPLACEMENT TREE VALUES 5-gal = $36 15-gal = $120 24"box = $420 36"box = $1,320 48"box m $5,000 52"box = 57,000 72"box = $15,000 1 a BEST, 5 a WORST Page 1 of 3 • C~ ~_ 4n-` Job Title: Spitts Job Address:19330 Saratoga-Los Gatos Rd. Job # 05-02-099 June 5, 2002 Mea surem ents Condition Pru nina/ Cablin a Nee ds PesUDlseese Pro blems R ecom mend . ~ ~ BARRIE D COATE ~ ui W W a ~ . ~, ,~ , and ASSOCIATES ~ ~ ~ ~ ~ ~ ~ o ~ ~ w ~ ~ ~ ` ~, ~ ~ ~ ~ ~ ~, .~ N ~ a (aoela~stos2 g ~ ? ~ ~ Z z ? o Z o o ~ } ~ ~ W J O z35355unniAaad ~ w ~ w ¢ ~ F- w Z z ~ cn ~ O w ~ 'n ~ I O U g g F- ~ O z d tae ('aces, CA 950?0 C ~ ~ v> v o' ~ z O ~ ~ U 2 F- w o! ¢ ~ w w Z a O = ul O ~ w O ~ ~ ¢ ~ LL w ~ .~ ¢ ~ ~ ~ ~ ~ H U ~ ~ ~ ~ ~ ~ ~ w Z U U Y F- ~ ~ vr O O pp O ~ ~ x x ~ c7 ~ ¢ ~ z r~. O O O ~ m ~ ~ w ~ ~ ~ w w w ~, m ~ m m Q w a w F- O ~ ~ ~ ~ w c ~ ? ~ w O ~ F- ~ Z Z ~ ~ Key tt Plant Name O ~ O O ~ _ ~ x ~ U 2 U U U U ~ U a F- 8 Coast Live Oak 13.0 14 35 30 1 2 3 . in 133 X $27lsq. in. _ $ 3,582 X sp. class 100% _ $3,582 X cond.. 90% _ $ 3,224 X loc. 75°~ _ $ 2 418 Total Value 9 Coast Live Oak 10.0 12 30 25 1 2 3 . in 78.5 X $27lsq. in. _ $ 2,120 X sp. class 100% _ $2,120 X cond. 90% _ $ 1,908 X loc. 75% _ $ 1 431 Total Value 10 Coast Live Oak 9.0 11 30 20 1 2 3 . in 63.6 X $27/sq. In. _ $ 1,717 X sp. class 100% _ $1,717 X cond. 90% _ $ 1,545 X loc. 75% _ $ 1 159 Total Velue ` 11 CoastLMe Oak 14.0 16 35 25 1 2 3 in 154 X $27lsq. in. _ $ 4,154 X sp. class 100% _ $4,154 X cond. 90% _ $ 3,739 X loc. 75% _ $ 2,804 Total Value 12 Vall Oak 32.0 30 50 55 2 1 3 s . in 804 X $27/sq. in. _ $ 21,704 X sp. class 100% _ $21,704 X cond. 90% _ $ 19,533 X loc. 80% _ $ 15 627 Total Value 13 Monter Pine 34.0 36 45 50 1 2 3 Pinus radiate . in 907 X $27/sq. in. _ $ 24,501 X sp. class 30% _ $7,350 X cond. 90% _ $ 6,615 X bc. 75% _ $ 4 962 Total Value 14 Monte Pine 16.0 18 45 30 1 2 3 ~ . in 201 X $27/sq. in. _ $ 5,426 X sp. class 30°,6 = $1,628 X cond. 90% _ $ 1,465 X loc. 75°h = $ 1 099 Total Value REPLACEMENT TREE VALUES 5-gal = $36 15-gal = $120 2q"box 0 36"box = $1,320 ~ ] =BEST, 5 ORST 48"box 0 52"bmc = $7,000 72"box = 5,000 e 2 of 3 ~+) ~~ N job "Ti~S itts P Job Address:19330 S~oga-Los Gatos Rd. ., job # 0099 June 5, 2002 Meas urem ents Cond kion Pru nlnq/Cablln q Nee ds PesUO lseas e Prob lems R ecom mend . COATE BARRIE D ~ ui v v . ~ ~ ° Z ° ~ u> w w ~ ~ ~ ¢ 7 and ASSOCIATES ~ ~ ~ ~ o ~ W $ ~ $ ~ ' Z ~, z z ~ O ~ ° ~ ro ~ ~, ~ U o = N w 8 (408)3531Q52 ? Q z Z O z w p U j- a' [e w ~ o O 11535Sunn'dRoad W C ~ w ~ c ~ V v> w ~ O _ ~' o w U Z Z ~ u~i ~ °? ~ ~ w o w Z m "~ ~ O Q U g g E- ~ K ~ z d Los Gatas, CA 95010 ~ } ~ ~ j _ f C7 ~ ~ S L o ~ O ~ ~ a ~ ~ ~ O ¢ = ~ F- U F- ~ ~ ~ ~ ~ ~ J O n w Z H U U 5 O Y Z F- I- v ~ O ~ O O ~ J x 2 ~ ~ ~ Q ~ O N O O O I & ~ m Z ~ ~` w W Q ~ W W W ~ x m ~ m m a w a w ~ ~ I a o' a' ~ ¢ w a ff I ? ~ ww O ~ ~ ~ ~ z z ~ Key # Plant tdame p~ ~ o ~ o x ro = rn U x U U U O o' U a 15 Montere Pine 18.0 16 45 30 1 4 5 s . In 254 X $27/sq. in. _ $ 6,867 X sp. class 30% _ $2,060 X cond. 60% _ $ 1,236 X loc. 60% _ $ 742 Total Value 16 Monte Pine 37.0 39 50 50 1 3 4 s . in 1075 X $27/sq. in. _ $ 29,016 X sp. class 30% _ $8,705 X cond. 75% _ $ 6,529 X loc. 70% _ $ 4 570 Total Value 17 Victor(an Box 8.0 x 8.0 13 30 20 1 1 2 Pikos rum urxlulatum . in 75.2 X $27/sq. in. _ $ 2,030 X sp. class 70% _ $1,421 X cond. 100% _ $ 1,421 X kx:. 75% _ $ 1 066 / 18 Italian Stone Pine 56.0 58 60 75 1 2 3 Pinus inea . in 2462 X $27/sq. in. _ $66,468 X sp. class 70% _ $46,527 X cond. 90% _ $ 41,875 X bc. 80% _ $ 33 500 Total Value 19 Red Ironbark Gum 28.0 48 85 30 1 4 5 Euca tus s' 'Roses' . In 615 - X $27/sq. in. _ $ 16,617 X sp. class 30°~ _ $4,985 X cond. 60% _ $ 2,991 X bc. 50% _ $ 1 496 20 Coast Live Oak 11.0 x 8.0 139 25 20 1 3 4 . in 120 X $27/sq. in. _ $ 3,240 X sp. class 100°h = $3,240 X cond. 75% _ $ 2,430 X loc. 70% _ $ 1 701 Total Value REPLACEMENT TREE VALUES 5-gal = $36 15-gal = $120 24"box = $420 36"box = $1,320 48"box = $5,000 52"box = $7,000 72"box s $75,000 1 =BEST, 5 =WORST Page 3 of 3 I ~/N/~~ W I ~y i ~`~ _I 5~ i y_O/~ ' I ~ ' 11 ~~ I i PROTF.CTiVEFF,NCING ~y~j~~ I 'I i a. ~r ~ . `~ ~ m u. n.. , ,, 18 j ~~ ~/ lo- j `- m ~ \ d /.~ PROTECTIVE FENCIN Vim. ~ ~ A ~1~ ~ _ ~? e j ~~f - , - ~ ~ ;, ~ ~ ~~~ ~ ' , ~ :~~ ii / i m~naa,a ~ r- --~ ~ ~, R . aSr.e K, ~~ ~ _ ~ _ ~~~, //, RI s. 9wT~n ~~_ ~~ s-12 1 RI,~e..,~I ~ ~~'% • `~ ~ ~~ 10~/ ,D ' 8 i~ r `~ {% '' PROTECTIVE FENCING 6 ~, . ,In s d a , :: n ~ s-~ ej ~ IhIPER3'lOU3 ~ I ~ 16 ~,z.prt~K. ' I xns .en ~ ~~~5 1 D 1 ' .R e ,~14 Trtt S.mey and Presmasion RttommeMariorra at the \~ flARRf~DtiC~OATE Spro PmpRSy 19DO SnmoL -Les Gsms Rd "//~~~~" and ASSOCIATES Prm•ma r .:. mn....as.s C'ny nl Samsng>Manni.ns DcPSnmem tfORTICULTURAL CDNSULTANf Dam: lune3 IW3 _- CONSIfI.TINf ARB00.I5T Inb Y OS-0]-M9 Tree m~mMs cenespond ro evsh~alinn cMns. All din+en •aml tree lecnrnms are aM'ma•~na~e I LA UTION . iie s F ~ I R3eemn nn Mm 1I .. e>~. Iss ~M I y nM~~R. I I ~n.M ~"a mK..a ma, .e M ,, .K ., .M 1 j I ~I ~r ~;> ~ ,6 ~ ;_ ~'a ,5 X17 , i -- ~ ~ •;a ~. 6 L.a ~I~I ~3.a!~ 5~~~~ ~~~ ~orECmde FEA/C~NG I~ ~' ~Y KR..nnx SITE PLAN 7 See KevPlan -- '~ ,~\.; -_~ i ''%,i~'' ~~ ~13 ~ j,-, ~'%;- ~~, ~~~ ~ /~; M .. eeKn. II ii:~/i11;'.. II LOUIE LEU ^ IRCHITEM6T~ua . tee.,,^r~' A /CD YRfN' C,fe~ nCn~f / ~~ ~.>am.,e.~n..~e.t . .,:~ ,ar SP177'S RESIDENCE I sln s.«.me..-I um w . , c. noio ~ ear SITE PLAN/ PRELIMINARY LANDSCAPE PLAN Mkt xc Tel u ~'" ~ o l.lr ~ J KEY PLAN • Attachment 4 • ~~~0~2~ Donald L. Lucas TO: Steve Spits FROM: Don Lucas DATE: September 6, 2002 1~ U ABOUT: Remodel of 19330 Saratoga Los Gatos Road Saratoga, California I have reviewed the release agreement prepared for my signature regarding the remodel and addition to your residence. While we support the two-story house plan, we have some concerns about the 36 inch pine located on our property line. I understand that the construction of the proposed 3-foot high landscaped wall would jeopardize the tree and also create the possibility of an unstable situation, as mentioned in the arborist's report dated May 28, 2002. I realize that there is a risk of losing the tree if you build the wall. However, there is also a reasonable chance that the tree may, in fact, survive. I know that the arborist has recommended removing the tree before beginning construction of the proposed landscaped wall. However, I would prefer that you build the wall and wait to see whether the tree survives. In the event the tree does not survive, the cost to remove the tree and any liability would be yours entirely. Additionally, if the tree does not survive, we would want you to agree to immediately plant four 36 inch trees of our choice in the same vicinity as "tree 13" at specific locations to be designated by me. DLL/jng UCfi 0 8 2002 • vJ' aA1tATQGA ~~~w ~Q • Attachment 5 ~~®~~1 To -ti22 P1~,~~~~ ~ j~ <a,~x 5~;~{-S c~ 19330 S~ro.~ e~~ -LCD r2~. ~0. , ~- D ~ `~ O ~ 1 U ~~~ ~ ~ 1 ~ . .~ ~~. ~ ~ Cam. ~'" ~ ~~ k ~ ~ ~ ~,~"~ s~ ~ -~ _. ~; .=~ S -~ ,~ k ~. r ~ ~'~ ~C ~~~~ ~~+0~32 • To the Planning Office and Planning Commission City of Saratoga Re: Residence Remodel and Addition for Steve and Diane Spitts 19330 Saratoga Los Gatos Rd, Saratoga, CA We the undersigned have reviewed the plans of Steve and Diane Spitts, for the remodel u2?~ add?t;on t~ th¢>r ex?st4::g home. V~'e ut:derstand tl'iat tl',e'ar ap}^,iicatlon YS f~1 a two- story addition and the overall floor area of the home is 6;436 square feet. We have no objections regarding the design of the home. We find the plans to be very compatible and in keeping with the surrounding neighborhood, and,~e support the project. ~ /,~ ~ ame r~ ~~-~~ ~ G~~-~S~ f o Address 1.+®0~~~ • Attachment 6 ~, ~+~©~ ~4 • • • AFFIDAVIT OF MAILING NOTICES STATE OF CALIFORNIA ) COUNTY OF SANTA CLARA ) SS. I, '.~' }~ ~~ ~-,-j-i~~-~ ~~ ~;~,-3-~r h oU. S, being duly sworn, deposes and says: that I am a citizen of the United States, over the age of 18 years; that acting for the City of Saratoga 1~ Planning Commission on the 2 ~ day of ~~ ~ Gt ~ 2003, that I deposited in the United States Post Office within Santa Clara County, a NOTICE OF HEARING, a copy of which is attached hereto, with postage thereon prepaid, addressed to the following persons at the addresses shown, to-wit: (See list attached hereto and made part hereof) that said persons are the owners of said property who are entitled to a Notice of Hearing pursuant to Section 15-45.060(b) of the Zoning Ordinance of the City of Saratoga in that said persons and their addresses are those shown on the most recent equalized roll of the Assessor of the County of Santa Clara as being owners of property within 500 feet of the property to be affected by the application; that on said day there was regular communication by United States Mail to the addresses shown above. Signed ~~©~~5 Attachment 7 • .~~©~3~ d Smooth Feed SheetsT"' MARINE DUC 969 BUCKEYE DR S~~ALE CA 9~ ____ --- STRATTON D & JODY SCLAVOS 19222 MONTE VISTA DR SARATOGA CA 95070 CLOYD E & MARY MARVNN 15355 VIA COLINA SARATOGA CA 95070 _._ _ GIOVANNI P & JULIA GIANNELLA 19401 SARATOGA LOS GATOS RD SAR.ATOGA CA JERRY & JILL CHEN 19298 MONTE VISTA DR SARATOGA CA 9 70 _. -- -- - _.. DONALD L & SALLY LUCAS 19370 SARATOGA LOS GATOS RD SARATOGA CA 95070 __. _. _ _ __.. KEITH F CRANE 19298 CITRUS LN SARATOGA CA 95070 _._ .... __ ALBERT M & SUSAN SABES 19273 CITRUS LN SARATOGA CA 95070 HENRY C & VICTORIA WU 19290 SARATOGA LOS GATOS RD SARATOGA CA 070 BERT A & GEORGIANNA PINAZZE 451 QUEENS LN SAN JOSE CA 95112 FARHAD & ZARRINKHAMEH MOGHADAM 15440 VIA COLINA SARATOGA CA 95070 _ _ - --- --_ JAMES D & GRETCHEN MAIR 1690 DELL AVE CAMPBELL CA 95008 _ _ _ ___ ESMARALDA T DAS 19351 SARATOGA LOS GATOS RD SARATOGA CA 95070 ---- ._ _. ---- WALTER S & GERTRUDE ANDRUS 19431 SARATOGA LOS GATOS RD SARATOGA CA _. __ ___. _ _.__. E F & M KVAMME 19490 GLEN UNA DR SARATOGA CA 95070 - .. -_ .._ STEVEN & DIANE SPITTS 19330 SARATOGA LOS GATOS RD SARATOGA CA 95070 -- SANTA CLARA COUNTY BAINTER AVE SARATOGA CA 95070 ROBERTS 19295 CITRUS LN SARATOGA CA 95070 SPTNAZZA 451 QUEENS LN SAN JOSE CA 95112 FRANKLIN & MARGARET GEE 19264 MONTE VISTA DR SARATOGA CA 95070 MARY BURNS 15335 VIA COLINA SARATOGA CA 95070. PAUL J DAS 19371 SARATOGA LOS GATOS RD SARATOGA CA 95070 __ _ HANNAH S COMISKEY 19324 MONTE VISTA DR SARATOGA CA 95070 __._ SHEI-HUEI & WU LIAO 19310 SARATOGA LOS GATOS RD SARATOGA CA 95070 __ ___. DONALD P & BLYTHE BACCI PO BOX 942 LOS GATOS CA 95031 DONALD Y & NANCY LES 19266 CITRUS LN SARATOGA CA 95070 ROBERT A & GEORGIANNA SPINAZZE 451 QUEENS LN SAN JOSE CA 95112 ROBERT A & GEORGIANNA SPINAZZE 451 QUEENS LN SAN JOSE CA 95112 2~ e~eecrs~scR; ~~Iriraec 0 ahPl~ use temp~ate for 5zou~ ~~0~~~ Laser 5960 Smooth Feed SheetsT"' PAUL F & BARBARA GENTZKOW 19508 GLEN UNA DR SARATOGA CA 95070 RICHARD J & DEBORAH JUSTICE 19510 GLEN UNA DR SARATOGA CA 95070 ~.. ..a ww.s~ A..I .J ..., ~ I .. Q+nlc Use template for 5160' RANKIN ~ . PO BOX 2065 ~.~~ SARATOGA CA 95070 ~~©~~,8 Laser 5160® ~~~ ABBREVIATIONS LEGEND I n I L ~ And LAB, Ladorciory L Anglc LAM. Laminora B AI IAV. Lavatory _ Q Centerline LKR~ Locker d Dicmeler or Round LT. Light 1 Porparacular Pound or Number MAX, Maximum I Ri Erdsling MC. Medicine Cabinel MecH. M<ananlcol ACOUS. Acoustical MEMB. Membrane AD, Area Drain Met Metal ADJ. Adjualabla MFR. 'Manufacturer AG6R, Acgregara NH. Manhole AL Alamitwm MIN. Minimum APPRO%. Approximme MIR, Mirror ARCH. Arcnitecrurel M18C, Miscellaneous A6PH. Aapholt M,O. Masonry Opaning MTO. Mounted Bp, Board MUL. Mullion DATUM; Bitumincus BLDG. Building ~ N. North BLK, Block N1C, Nol In Contract BLKG: blxking N0. or 1 Number BM. Beam NOM. Nammvl SOT. B.oIlDiti H.T.S. Not To Scale CA0. Cab'nel OA. Ovoroil C,B. Catch Badn 088, Obscurs GEM. ~ Lamont O.C. On Canter CER, Cera"tc O.D. Outs da D'ameror IDim. C7. Cast Iron OFF. Office CLL. Calling OPNG. Opening pLD. Gloaet DPP. Opposite CLR Clear COL Column PRCST, Pre~cesl CONC, Concrete PL Plore CONN. Cornaclan p. LAM, Plmtc _am note CONSTR. Coralruq an PLAS. Plwtar CONT. Gone aoua PLYWD. Plywood LORR Corr dot PR. P CTBK, Counreraunk PT. Poll CNTR Counter P,T.D. P p 7 I D' penaar CTR Cemar P,T.D1R C b' t P par Towel W Control Jo nt D' p der 6 Receptacle DBL Double PTN. P II n p[PT. Department P,T,R. Paper Towel Raceolocle DP ' Drlnkvrg °aumdn Der. Dara1 o.r marry na DIA.' Dlarrreler DIM. Dlmana om R. Rser OISP. ~ Di>panaor RAp. Red'ua DN. ' Down R.D. Roof Dra'n 'D.O. Door Opeo ng ~ REF. Reference DA. Door REFR. ReRigeraror DWR. Drawer ROTR. Regietar D9. Downspout ~ REtNF. Remforcee O,B.P, Dry Standpipe. REO Roquired ' OWO. - Drawing ReSIL Roaihenl RM. Roam E, Eaal R0. Rough opening EA.. Eah, RWD, Redwood B1 Exparwlcn Joint RWL Rain wrnar Leader EL. - Elevation ELEC. ~ Elentrlcal 8. Sculh ELEV. ~ Elevator S.C. Solid Coro ' eMER 'Emergency &CA, Seal Cover Dlapenaer eacL Enaloaura acNED. saheawe E.P. Elearical Panalbcord S8. Soap Diapenaar ea. Equat secy. seatan eOPT. Equipmem BH. Shelf G.W.C. Electric Water Cooler 8HR Shower , e%8T. Exiadng 9HT, Shoat exvo, Exposed BcM. simuar e%P. Ezpanaion BND. Sanitary Napkin Diapenear ext. Exterior 6.N.R Sangory Napk'n Receptccle SPEC. Spedf~cat on FA Fire Alarm 90. Square FB. ' Flat Bar B6T. Eta slew Steal PD. Floor Dran 8.8K. 5erv ce fink PON FOUnda(an STA. Stag on Pe. Flre Exfgulaher 6TD. standard Pec Fira Extngdsher Cobinal 6TL steal ' ~ FH.C, Fire Hose Cab'net STOR. 5praga ' FIN. Finish BTRL 81rucNral FL. Flocr BURP. Supendad FLASH. Fla n g SYM. Symmetr cal FLUOR -Flu r cant F O,C Faca f Cowrafo TRD. Tread P.OF Faco of FTah T.D. Towel Bar Fas. Face ar s•Gae r.c. Tap ar a-b FPItP Fraproof TEL Telephone FS. Full S'ze TOR. Terrezzo ' PT Foot or Feat T.4G. Tongue and Groavo FTC. Foofng THK. Th'ck PURR Fumirg 7.P. T p f P emem FUT Purwe T.P.D. T t P pe Depenser tY ralava on GA Gauge 7.W, Top of Wall GALY Golvari zed TYP. Typ cal G8 Grab Bar OL Gloaa UNF. Jnt'n shed OND Crowd U.O.N. Umaee otnerH,ae Noraa GR Grade UR. Ur Hal GTP, cypaum ' VERT. Verlcal X9 Hosa Bbb VEST. Veal bole HC Hallow Care HDWD Hardwood W. Waa! HDWE Hardware W! With NORIZ Har'zonml W,C, Water Glaee~ HR. How W0, Wood H6T, Height W/0 Wi!houl WP. Waterproof ID. Irude Diameter IDiml WBCT. Wainscot INBUL [ns lotion WT. Weyhr TNT ;ma or JAN. Janitor ,Ar JT, Jalnt KIT. Kiichan (/~ V NORTH ARROW TRUE Napn+ i l [~ COLUMN OR GRSD LINE LETTERS LEPT i0 RIGMT, ) ~ NUMBERS TOP TO BOITON 1 ~J I BUILOMG SECTION A ~- -~SELTION (pENTIFICATfON A4.1 -- -stiEr wNERe srxrox is I SHOWN WALL SECTION D ~~- SECTIGN IDENilFICAirON A<.2~<- sNeET wxeae secnoN Is sNDwN /~~` REVISION REFERENCE /.I t~REVISIDN NUMBER m~~ ~--m-ouo AROUrco RErts[ox ,- SECTION DETAIL ~4 \----pETAIL IOENTIPICATION A~ ~-sHEeT wHeRe oernu Is sNOwN ' DOOR REFERENCE tau` `--DOOR NUM9Eft Isce DooR scgcDU.el INTERIOR ELEVATION I~ MULTIPLE YIEWS 4 A5.1 '2~--ELEVATION fDEM1FILAifON 7 --sHecT wNERe elsvanoN Is SHOWN cetueG He1GHrs +ta'-a' -~--pluervstoN Aeove DATUM REFERENCE ELEVATION +10~-0"-^OiM[NS:ON ABOV[ ONTUM ~_-_- ROOM SDENTIFICATION OFFICE --ROaM NAMe 1D1 ^'ROOM M,w9eR ---- CENTER LINE ----- PROPERTY LSNe WINDOW REFERENCE /~/~~_ (A) ~.---WMDOW 1YPE VV ISEE WINDOW SLNEOVLE SPITTS RESIDENCE _.. 19330 SARATOGA-LOS GATOS ROAD ~ARATOGA, GA 95U70 . ARCNIIECT~IRc 236 N. Sella Cruz Ave., Suite 210 Las Gatos, CetlWmia 95079 Ph. ItlOB)199-]112 fax (108)78&2127 ~r % i ~ ~~i \. ~\~ ~ 1 ~ J_a\\.;~~. ~_ J L I'.. ~k by - , I :.. - ~r i ~~ ~ ~~ ~ 7 0. a /~ l;, / ~-- ~___ f GENERAL NOTES VICINITY MAP INDEX OF DRAWINGS GENCRAL NoRS A-0.0- TITLE SHEET I. All .ark stall be done in acrnraance with the reel ~emerts of governing Ix;l Pvaa'm9 A-1..1 AREA CALCULATIONS ~ ' ra and Hamm codes. ~ ~ T h A ~ ~ I '~ 11 ~; 2- ~ r '~l ~ r I ~~-r~ s A•1.2 SITE PLAN I a' 1997 UMFORM BUILDING CODE (URC) p "~' ~a INV' d94LE k r y ', pW, - , tsar UNIfoRM PLUMRIND fXJDE (upc) m i ~ ~ ~ --"' jT--~L A-1,3 DEMOLITION FL09R PLAN, 1997 UNIFORM NECHANICAi CODE (UIdC) p. s ~ „M ~ ~'N„-,i,.~"__ y~ ~ A I ' Isse NAnoNAE ELECTRIC WDE (NEC) ' ; Y d ~., =rn, I w _, '~ r' A-1.4 DEMOLITION FLOOEt PLAN Nnnorvnt HRE PROrECroN AdTNCr s,"T ~ i ~ ~ ' I ~ p ~ A-2.1 BASEMENT PLAN ,~ Unless otnerwse Imted the atoas nodes ono regrlatws roger to ;he lalsst edition or 4~s ~" ~ I ~ , ~ ~„ ' ~ ¢ h~; 'd A-2.2, LOWER LEVEL FLOOR'PLAN - . slnn 'n torte an the dal I Ih t 1, I ; - ~ ~, 5 y~ ,• jv ~ R'r y w, 1E ` c r ~ : s' =i A-2.3 PARTIAI, LOWER LEVEL FLOOR PLAN 2. All I la m I'o elating to 'st u o 1 1 g .being the b st ' I pl' ~ S°P~t r s ~ G/ vocme m c bactor sNau e'ry a e' r a alas d.eneion d nut ~ q '~ ~.~4 x I rwr _ ~' ~ '~>~ I ' ~~ A-2.4 UPPER BEVEL FLOOR PLAN dotun a1 the pb s'te. Any d °P 'es aqu' g a'Erotnn to h wnelru~tbn ~ , . I na . T d Documents-snmi be rep«led to ue Amniecl Rnmaa9tely No devacans rmm the `rf~`~ n ` _ ~~_ "~ _ A-3.9 SECTIONS dowrhents shall be rnnda by the Cm Ratter n II out ccnsest hum tte Arch'ted. pP t 'ti (t ' ik `'* ~~ t 1 ~ .C"r'p >ge Ir~~, '~'~ A-0.1 ELEVATIONS Gc^JERAL eInIDINC NOTES '?'% b u~~y Jay J"f ~ i J v, '~' :», ~x rw ~ - - ~ sn, ~ ~ ~ ,,~ Iv I{ r v A-0.2 ELEVATIONS A hl dmens ons are to fh (a 1 Ihf l u' ~ I' nth.. Otetl. ~~ aN fq f~ ~ ~ ^+^ ~ A w E..ariwn do«a and w a Maa' a l ~ dl: a arml de Wd ' ~ x ~v^ II 1 `'' ~ ~ A-5.1 ROOF PLAN ' 9rG D Y wsaMe ;. ;x i ~.r/I i E, .! ~z n!. • t str pp~rrent ANSlfaor~nftllr d ws dd dldnc d sh I 11 d d I b'ea ,a ' l §~ § d L4 6 yr.. '~~ .,~~ ~~ . .R " S C. Shave h d d ( et °h I b qu ppa0 'th Oo f t r a a J'ned ~ g2 .~ s / !. ~ & th, ppl If ' y s1 do U d h II b c 1 f' J by h E C. ~ - ~ I ~. _._,.~ry D All nsuloran .Hall be «rf a d I bH a plyi 9 In to c ~f ~ E 9r ' ~~ r--(~ '~ ~ ~ ~_I G~ TOPOGRAPHIC PLAN e ~sso~a'stondatue ro I r g M t I s r or. h t E r a>ti~- " r r 1 N .~vr r naulota+g mater ah wlh la' 9 and membra es ntenaxd t. owased appfcat'ons d WI p ~' c ~ 1~ 8Q I~ ~ ~J' ' ~~ ~ 1 not erceed the fouowng voi9s~ 2 ~ ~ ~ ~` C ~ ~ ~', ~ I $ `€ 3t ~7 ~ n ~eRaerempgea asn iJ ~ ~$I ~ "I eq, I Y E L nips Lend r lumina res t. g al Ilghtmg' k' ' d b Ih~oams shag huuo a u 1 { I ~ ul ;~r ~ ~ ~ ~ ~' - f" 'eney aF not lase lhao 40 par wa4, I . Dallns~ l0 be low .nergy t I ~' 6 js I ~ ~ ~'DW I ~' - r "tu s~ ' type ma cml fad by the C.E r. l~'.t •y' I IR x da ~ t--~~ ~.r a F Or cgs shall be nstsiled a d I d per UMC k .100[ d 1003 Ducts shall bs 1 ' -ns,IOted to m,n R h2 or enclosed nntaely wtn'n eo dT „ntd spa ed Esnwsl Ions --J arm' ~,rN.L ~ ~„rL 7 ~a~~~a aAr sha7 have back area dampers nun ~ r' - S i ~~ S~.R,9fQ' T All seas and aergns represents and Indicmed w thenc N~aw'ulgs are me Pmpedy of fP OJECT 617E Love Leu A ch le t Inc nd a Boleti so ell ( M sp c - pr.XCl. they ,hall ncl - -~- be used co[i ed etl'f d e q d t~ th r p y ep W ea p 7 se ' whalsae iha t the Alen p ' s' of Lou' Le A, c9 tecf. I the e nt a( na~lho' ad use of these pl ~ by any ;h rd p y La'e I er A eh' ect nom, -1al Us held Anrmless !or any, ciolm mHinq Iran unauthon:ed use. 0 2UOI-IWIE lEU nRCHITCCI IN~ Revisia ~-'I Projxd 71Ne. SPITTS RESIDENCE 18730 SARALOCA-LOS FAIOS RD. SAAAfOGA. CA 95070 Shncl Title: T]TLE SHEET Proieci No: 211 Swle'. _- Date OCf i~'~B2 __ Sneel No: ~~ ~ ~ 0.0 ,t Sheel.s --- EXISTING ARBA CALCULATION TAG # CALCULATION AREA (B) LOWER LEVEL FLOOR AREA 1 11'-5 I/2" % 1'-1" 12.5 S0. Fi. 2 2.-7. X 1'-5" 3.1 50. Fi. '4 54=3" % 19-2 1/2" 1042.1 Sl. Fi. 5 12'-3° K 2'-3" 27.6 S0. Fi. ' 6 30~-7" % 4'-3" 130.0 S0. Fi 7 1/2 %(2'-6' i ]'-7 I/2") % 5'-0'. 25.4 50.. Fi 8 - i/2 %(1'-9' + T-7 1/YJ X 5'-10° 23.5 50. Fi. 9 9'-Y' X 71'-3' 1031 S0. Fi. 70 I/2 % (4'-9' X 4'-9"j iL3 $D_Fi. i1 2'-5' N S:-D" 12.t S0. Fi, 12 20'-0' X 31'-6" 630 SO ii. 13 (=) 10-9 X i -0' (-) 10.7 S0. fi TOTAL - ~ ~ 2,090 SQ. Ff. (E) GARAGE I4 15. 9-T' % 10'-10" ~ 28'-5 I/2' % 22'-1' 99.4 50.-Fi. 628.5 50. Fi. TOTAL 728 SQ. ITF. (E) UPPBR LEVEL FLOOR AREA ' 16 29'-101/Y % 3t'-6" 941.0 y1. Fi. TOrAL 941 SQ. FT. OVERALL (E) BUILDIWO AREA 70TAL 7,159 3Q. FT. (E) BASEMENT AREA 17 18 - 19 I/2 % (6'-0' + 8-0') K 2'-6 I/Y 2'-6" X 8'-6' 29'-I0 1/2' H 16'-6 1/?" 18.5 S0. Fi. _21.3 S0. Fi. a91.2 50. Fi. TOTAL ~ ~ 571 9Q. FT. . 11 _-_ 78 1 - "7 ~~~~19 " ~-AI ~! I ++8rr ~ __ L4~J 19 (E) BASEMENT FLOOR PLAN ,~~. r-o • (E) UPPER LEVEL FLOOR PLAN ,n,.,_4. r, UPPER LEVEL FLOOR PLAN w ".'-o BASEMENT FLOOR PLAN i/e' «I'd PROJECT DATA ASSESSORS PARCEL NUMEER ` SIP06006 ADDRPSS 19330 SARATOGA~LOS GATOS ROAD SARATOOA, CA 95070 OWNER STEVE AND DIANE SPITT'S EX[STTNG USE SINGLE FAMILY RESIDENTIAL ZONING R 1:40 TOTAL NET SCfE AREA c 143,748 SQ. Ff. EXISTTNG RESIDENCE 3,759 SQ. FT. (INCLUDING GARAGE ) PROPOSED AEBIDBNCE GARAGE ARBA 757 Sq FI. P1RST PIAOR AREA 3A51 SQ. FT. SECOND FLOOR AREA 2,675 SQ. F[. TOTAL BUILDING AREA X6,843 SQ. FT. MAXIMUM ALLOWABLE ARBA 7,200 sQ. ITf. BASEMENT 534 SQ. FI. AVG. SITE SCOPE 11.2% SLOPE a BLDG. SITE LS % PROPOSED AREA CALCULATIONS TAG # CALCULATION AREA LOWER LEVEL FLOOR AREA 1 2 ~ I/2 (7-21J2" X 5'-i") + (I/2 X 2' 6" (T-21/2" + A'-J")) 75.3 S0. Fi. 2 u'-s 1/2' % r-r' ~ res sD. Fr. 7 7 7" N Y 5" L7 SO Fi. 4 9'-m" x e'-o" 7a.7 m. fi. 5 54'-3' X 14'-2 1/T 1042.1 50. Fi. 6 12'-3" % 2'-J' 27.6 SQ, fi. 7 30'-1" X 4'-3" 130.0 50, Fi. B 36'.-4" X 37-5' 1326.2 6G. Fi. 9 1/2 X (11'-9° N 11-9') 69.1 S0. Fl. 10 1/2 % (T-9" X Y-9'~ ~ bf,~,1 S0. Fi. 11 25'-6" % 18' 3" 443-9 53. Fi. 12 (-) 1/T (2'-8" N T 8") N 2"-0' (-) 7.2 SQ. Fi. 13 19'-4" % 2'-0" 38.7 S0. ii. 14 i/2 (14'-4" t e'-4") % 8'-D" 82.7 SO_ Fl. 15 I3'-8" X 8'-0" 109.4 S0. Fl. 15 (-} 12'-D' x r-o° (-) 12 so. Fr. TOTAL 3$51 SQ. FT. GARAGE 17 12'-8" % 6-5' 81.3 S0. FT. 18 21'-0" % 12~-2' 675.5 5q. fT. TOTAL 757 SQ. Ff. UPPBR LEVEL FLOOR AREA 19 15'-6" % 21'-D" 3465 50. fi. 20 36' 2" % 6' J" 226.1 SQ Fi. 21 1/2 X (0'-8" X 6'-9~ 22.3 50. Fi. 2T ]/2 X (17-10 1/2" X 1Y-ID 1/2") 02,9 50. F7. 23 v'-a' K n'-r 43x.5 sa. Fr. 24 SAME AS 12 (-) 7.2 5<7. Fi. 25 75'-10" X 2'-0" 31.7 S0. FF. 26 1/2 X (6'~-6" + 4'-5 1/2') X 2'-D" 10.9 SQ. fT. 27 I/2 X (3'-2° X 3'-D') 4.75 S0. Fi. 28 54'-3° X 25'-3" 1J69B S0. R. 29 4'-0" X 15'-0" 60.0 S0. Fi. TOTAL 2,635 SQ.FT. OVERALL BUILDING ARBA TOTAL 6,843 SQ. FT. MAXIMUM BUILDING ARBA ALLOWED 1,200 SQ P[. BASEMENT AREA (SAME AS BEFORE ) 29 1/2 % (6'-0" t 6'-6°) % 2'-6 1/2" 18.5 50. FT. JO 2'-6'X9'-6" 21.3 S0. F[, 3, zs-1o I/z• X 15-s ,/z' 4942 so. Fr. TGTAL 534 SQ. F[. LOUIE LEU ARCH11EC1•i7I 248 N. SeM4 CnuAve., SWg270 Los(bms, Caflamh 95Ui0 PR 1408)399-a7! (Be 11081399~74Y3 SEO AR~h ~ fE ~ ~~ ~~ XF ~~ • No. p5688 ~ ]1 NAY 1003 P yr N pN[wu 4= f ~f GA<•1Fo sAwaneE DA¢: nAUS ANe xol roe coxswucnau UNLESS APP~VED AND SI44'fD DY emuw+c D[PANIU[xr. a 2mi-tom[ feu MCNNECr ixa ReMSanx PIDKC! file: SPITl'S RESIDENCE 19330 SAAAiOCA-LOS GAIOS R0. SARAiOGA, CA 95070 Sheet IDle. AREA CALCULATIONS Project No'. 2113 Scale I/8"=I'-0" Dale'. OC7 1A, 2002 Sheel Na', ~ ~ 1,1 of Sheets (E) LOWER LEVEL.FLOOR PLAN tAC.r.m I • b) rd i I I I I I I I i I i I i I I I i I 1 I i I I I I I~ I 41 ~I °~ I MPERVIDUS CALCULATION OTW., SIZE AAFA 143.748 SO.FL aw[war 6.203 saFr UILpNG EOO7FPoNi 4,162 SO.Fi ECN$ AND WALKWAY A,96O SD.fi OOL 756 SOFT CGL HOUSE 783 SOfT OTAL IMPERVIOUS COVERALF 18,484 SO,F1 112.97. OF 197, 74B ~,Fl) IPERw0U5 CO`hRAGE ALLOWED 50,3312 SO.FI (357.OF 143,748 SO.Fi) iENERAL NOTES PFIOA N FWNOAl10N INSPEC-0.N BY THE CITY, INE REE OA LLS OF RECORD SHALL PRONDE YIRIi1FN CERi1FlCATE THAT ALL INE EUILOING SEI6ACM$ ARE 0.S PER APPROKD PLANS NO SIGNIFICANT iNEES PRE PROPOSED i0 6E REMOVED AND NO NEW LANDSCAPING IS PROPO'~D AT THIS TIME NO 9O7`4FICANT AMOUNT OF GRADING IS PRGPOSEO I TED OK uar~. Eo E PLAN o• J T 1P ~ nnW Nj~' s4. i§ 1~4M ]s t~ II I ~ I I 1 I I I i I I ~. I 4 I I I 1 I I $~ 1 I I~ I I I I I I I I I ~/~ ~ ~ ~~ II I ~. ~. ~ AEU ~ ~~4~ ~~ ' ~ ~---I-I - '%/-----~ I I / I ~ ~% I 1 I I Ili .'~/ I x :r f ~S.WIWI-UE 4A14S ADN KEY PLAN TRUE NORM NORtN I 1 LOUIE LEU dRGNI1ECT•ial 136 N.9mAa QsAVa, Bulb 210 Loa Gffin, Cafdomia 95030 Po. 1405139&1272 Fer (/091 ]994T]3 E9 ARC 5 M, ~4.~~J E ~ f i^ L n ~* No. 015668 A s ]I uw sw] c 9~, F~Affu Q~ f pF C~U SIq~AItNE OAIE~, SANS IAE nat Euv coNSrxuenau uN¢ss erFaov2o AKO srAUFEO er AUMNG CfPARTMENi_ __ 0 2001-LOL1E lEU ASCHIRCLINO RevSipAS'. Proj!cl Ttle. SPITfS RESIDENCE 11330 SARATOGA-LOS GA70S RD. SAAAi0(~„ CA 95070 keel ilNa SITE PLAN! PRELIMINARY LANDSCAPE PLAN Frokcl No~. 2113 o4t=~ Sh?et fb. ~ ocr la 2002 ~ 1.2 or Sheels ~ / \ / r / ~ ~\\ O 236 N. Sams QUZAVa.,5~210 Lm GMe, Celdomia 95070 ~\ ~. 1408)3932712 . _ \ \ / / Fat 1/0~)393?S23 ~\/ / / i . ~ ~' ~r~ ' - ~~`,~ ~~ `~\ 9 i P PQ- \O6 (E) PLANTER 5~~~~~ \~~ ,~ .% \ _ ~~ o`' , ) Jf ,, \' ¢ ;;''\~ "? >. II ~ r (E) CD4ERED PATIO' w~, --F~ iQQ /,~^? ~~. ~', ~ , / /~' \ .. .~ v'/' /. / `~ ~~ ' ~~ ~ 1 // > > ~L~. . .. )---- ~ ~y~ A ~ '~wD I ! `, ~.- ~ ~ '~.~\ ~ ~~1 ,_ f :.~, ~ _.._. _..~ -- .... _. ... C1-_.... ........- . --._ f1 . _ -- _ __,...__.._ I ~ S?~~ 1 ' ,I ~ ;' ~ - ~_ r~_ _- - II r(- `;<~ ..- -- I I I , u~+, ~ ~.. ~/~ I ~ I'(E} CLOSET a I ~ QO~~ ' \ : i II , i ..---...-. I I , ~~ I 4,\ 4 I j ~ (E)~1141NG RODM ~ --~ ~ i ~ `. I ~ ~ . .,,-_--_-r --~= - - (E) KITCHEN I' ~ I O II ~ I ~ --~~~ :~ I - r 3 , __ I I v~ `- ~`~ ~~ '~' N ~ I I M KEYNOTES I, ~ ~ r ~ ~' ~ ~ I (E) PA~3NiRY I I III '~(E) LAUNDRY ~i aeuovE (E) coNeAErE sue ' ~ ~ '~ ., I ~~F' ~ 1 f~ -~? f- __ _I ~__ _ AE170 UMBINL FI%D1RES i~ 1, ~' ~ ~____ ~ - 1~~ i ii I L._-,__._.._J I i i l j i, ~,. ''.I '~I I L r_ J __ I ~J L __ 1 ?w ~3 AEAIOK (E) CASEWORK ~ ~ (E) DINING i ~ .~~ ~ _~_ ~ L .~~. ~- __ _ .~ --' ~ I L ~ i l ~ ~ I I I L_____ J ----- ~-- Q AENOK (El RAND PlAiF0Al3 ~ I II F_ ~---~ I I 1 1 I o5 AEAICVE (E) BRICK VEENEER II ' 11 .... .-_ .. -.._._._ I ~ (E) (XOS£T i i i I ©REUOVe (E) sTAlRwnr ~~ (E)UwNG ROOM i i i~-] F_~ i ~ i~ I 02mt-IWIE lEU ARCH17FC1 INC. ae,;m~a . I I I r- -ru I I 7Q REIAOVE (E) PNNIER ., I I A M ©AEUOVe (E) LANDSCAAE waL Pra~al rnl~ ~~ ~ ~ ~ ----- - - --- - ~li Q aE~+ovr (EJ stcAS ~I ~ ,,., I ~'~ ~----,~ (E) cuEST eeoROO~+ ~~~!~~ RE DENCB --- I, ~ III I,_; UP I ' 4 j (E) ENTRY I -----''---- (E) B~~ATIi it l~ ~1'~ LEGEND - (E) STAIR i i ~ l9aan saxaroca-Los caFOS RD. I ~~ - I rr J I I I SARAiOCA, CA 95070 ~~ I ~ ~ i I I i li I C____PI II II C_____7 OEMC WALL - I I l l l r7 j I I 0 EMtSFING WOCO SNP WALL .._______. ___________ ___i ~\ I I I t l l I it II --- ~'~ _~ I 1 1 1 1 1 1 i t I I --__ I- ~ 4 I 1 1 1 1 1 1 La I I I ~~ I i, ' l_J J _ _J r,_,._______J l.___7~ ___. DEMO WOR Q L/ i, ~i ' ~ II ~ ~~ .. --. _-. \ _ ~ t ~) R / /~ _-_--_.-_-s-_ /// ~E U00 /~._. --, ~~ ~ ~ 11ROE REF. OR1H NCRiH ~ ~ ;, F /;~ , ~ ~ ~ LOWER LEVEL DEMO PLAN _:_- Project No. 2113 ' Scale. I/4"-I' 0" Da1~ OCF1420P~ snael Na. ~ ~ 1.3 of Shcets --- LOUIE LEU • :7 • iT \; ~. ,,. i 1 I i(~ i i ii i i r i i __ _ O ~, II I 1 i 1[ I, r r' ~ --J_- _~1___11 ~ i ~ II 11 ~i17 Ii /f~ ' ~' (E) BA1H ~~~'j I `----~~' ~ II ~ '- it I i r------ -- .,~ ~I ,. ,. I __sC_ ~ I (E) BEDROOM ~ ~ ,~" '~ ~ r ----- --- . . -- '. I r'--- i , _____________________________J I I ~' I,~~ I " ,,, ~ i i (E} CLOT KEYNOTES ~ I I j / ~ QI REMOVE (E) GAS FlREPUCE I ~` i O J r__ ~/Q, - - -i ~ c ~, ~~ , ( ~~ i --J- ~---'I /~< (E) CLOSE Y / ~ aEMOVE (r) vLUNeiNC nzroacs . __.____ I I I I ~..._.-~ _-_ r__ i it '. i i T Q3 REIVOVf IE1 STEPS I I I I I ~ 1 I ~ "~_ ~~_~ 4 vJ,1 t----------- Q REMOK (E) HANORAII. IL_____3 ~" ~~~_________ ++~ ~ L_____________ r I r----, ~ - ---- i, ~~ ®REROa (e) RwLiNc li i i i (E) CLOSET ~ I ~ y/ t~%~~~ 1 I lu L''-__ t ~-J I r I - -1 -t~ II , n ~(E) CLOSET y "~ ~' II u II II II li! rt"~ Q i i (E)BEOROOM I~I --- - _ - - ~_~. __,~,. ~. i i ~~ LEGEND I I I I I C_____] CEM01YAlL II it I I I I - ~ E%1571NC PoOCO SNO WACL II II _________~ II II .:\ ,~ww1 I _ _ __~ I ~, \ ~' C UEMO DOQ4 7~ t (E) ODOR UPPER LEVEL DEMO PLAN IAUE BEE NOR1H NORIFI C ARCNItECT~(ro~ 130 N. Seola Cn¢Aro., 3ulle 270 LoeGetw,CWOmia 05030 Fs~(d09)398~Y110 ®4W1~dONC LEU h4glilECi IXC. RBVislm$'. Pre;~t *u.: SPITTS RESIDENCE 19370 SARAIOGA-tO5 GRi05 R0. SAAAiOCA, CA 95070 Sheet Title: UPPER DEMOLITION FLOOR FLAN Project No: 2113 Scale'. I/a'=P-0" Date CCT ta, 2002 Sheet Na: ~ ~ 1.4 . of - wee- ~ ~ - ~ ~' ~~~~~` 1asN.se~mc,iaawa.,s~n~ao ' ~' \ Go,~ml,calROm~asw3o ~ j ~~ Ph 140813942211 i ~~~ Fax 1408139&1213 ftEMO~ff (E) STAIRWAY i0 BASENENL \ \ ~. l1NE DF BlDC. ABOVE „~ ~ • • ?i~:~ y~~~~n~ ~ iwi~i~g r.:r~Yivi~i~?)/ ~~~\~~~~%iGi ~~i~T~~\~~~~\~t ~ \ y n ~ ______ - (E) MECH.~ELECTPoCAL R OOM / fiv v QvvQi.~~ ?i~~J. \ REUOVE (E} PORTION 0E WAtL ~~ ~~'\ I I I / i 'V \ i : I I I U I I - - I I I ~%j `iA~/i)/~VA/~ ~//~ ~A Ai /~\/1~ Tl//A ~ ~%i it ; \~T\ ~ ~~ ,~~ i L ` ~ ii,r ;,~ yin ~ s' 'o, %~ I n~~% A-A I I TRUE REF. BASEMENT LEVEL FLOOR PLAN NDR>~ N~>H lµ• - r-o• I I I I i ~ \ 50'0 aR~H ~ 1E ~ OJ ~ F n G M No. CIS68B N 3~ uAY ]003 C 9 ~onT~E ~ ~ TF ~2 dF CAlAf 31GVAN~ OA1E' P6AlIS ARE NOi Fqi LCNSIAUCPp! NIlESS AWAOVE9 ANO SiNNF- BY BNNNJG OPARiMfNT. SEE A-2.1 f___._.___-_~ 1 • 1 j I„ l • /1 / L.......y _ IJ 1 1 I I l__J SEE A-2.2 N O R7H r ~ ~ KEY PLAN ~!J yr 1am-Eahf ur neceirECr Inc Ravlsims: u~~e~ nue~. SP[TTS RESIDENCE 19350 SAAATOOA-LOS GAiOi A0. SARAiOCA, CA 95D70 meet FNs BASEMENT ~ FLOOR PLAN Protect Na 2113 9mle. 1i4~.; ~~ uses, OCFd420a2 sne~1 No: 01 ~ee~ `. ~ ~ ~. ~ ~ ~ LOUIE LEU ~ ~ ~ j ~~ ~ ~ ~ j ~/ \ / ~ ~ ~., ~ \~ / yOti \ / ' ' \\ '` ~ ~ \~ ~ / ~~ \ // ~ . , 3 / / ~~ i - __._._.-__ ESQ-9' ~ ~ U,~ J \ \ ICj 3710' -__31 I' ~ /1 /~ ~~ cb~ \~ I ~~ _ ..-_~ - ____ -_ _ - EX1EN0 (E) DECX P11D ~__ _. _- .- - _~~~ V _ ~~~ ~ ~ f %i . . ~ UNDSCAPE WALLS ~\ /j~,1 /. ~A ~ ~ ~ ~, r E ~ ~ h~ i i i +~0 i i '~` E) PLANiE P' _ _ \ a"' T-___ i . ry ~" • I i 1 1~ I I I i ~ ~~~~ I - I I II I II ~' II ~ ~ I I ~ I I I ~ ~~~ I I I I II II I it ~ V ,:' - I I II ~i ,I I II II I ~a II ~ u I it I ~ ~~ II - ~ , i i. 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Fex (dOS13942273 ~5C D ARCH ~ ~1E ~ ~T~ O eG n t No. C15688 t ~, 3i unr x9m C v ° oaleu ~. \F pF CAYSfn vaeneE Sue. nnxs eu roor FoB roN3mucna MLESS APPROND AND SIAI,~EO BY WIl01NG 0EPh9NENI. %E A-2.2 I I I I L. . . ~ ~ 1 1, / 1 1 / / 1 1 ~1 L.__.__..E' r~ E 1 EI ~.., SEE A-23 NLR7N KEY PLAN 0 2091-L019L OU ARCHIhGi WC. .Revisions: Project rNe: SPITTS RESIDENCE 19.730 SARAiDGA-LOS GAiOS RD. SARAIOCA, CA95070 '. 91ee1 iiUs LOWER LEVEL FLOOR PLAN Protect Na~ 2113 - Scale . /~^=Y-0"- - ~le - -OCil'41OP2 Sneel Ne Z.z of Shears Nc (E) WOOD BNRNING i7REPlaCE ___ _-_. __ _._ -_- ....___ I ~ I L I~~ 02 2a. '~ \ I , I~ ~ ---- --- -,~-~- __~__ --- -- II -- 10 CEiP DISPUY ~ ~ - - /~ I _ Ti ~O _._ I ~ IF__ I ~ STORAGE ~I'- E sulRS I P ER I L / A.-J< Y ro uPPEx FL -9' % 5'-6 I (E) ENTR ~ ~ uP ---- { i _.._ i _ I' \ ! II *-r 1 ! 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' ° % ' L... ~ 1 I ~ r',i i' - -' ., I 1 I t__~ SEE 0.-2.3 NORTH KEY PLAN et 200IiWlE LEJ ARCHDE01 INC. • PARTIAL LOWER OR _P_ L. 1 I 1 1 Na~w "~'" /~ + e I Prn~;d OEIa SPATS I RESIDENCE 19330 $ARAiOGA-LOS CAi05 RD III SARAiOGA, CA AD070 Sheet 7illc PARTIAL LOWER LEVEL FLOOR PLAN Project No: 2lii ~ Scale: I/4"=I'-0' Da{e: ODi 14, 2002 Sheet No; .~ 9 2:3 of Sheets .- _ ~ ~ ;( i ~~ ~ I I I 'I ~ ! it r- I j I I ~ ~ I _____ I . • • LOUIE LEU ARCHI1ECi~ix6 236 N. Sable Cn¢ Are, 500e 270 Las GStas, Cffiknee PSNO Ph. (AOB)3B&2714 fax (408j 38&2117 SEC ARAN GA'~0~ I E Z f ~~^ ~ n 1t Na. C15688 k N nRNAV tom c 9T DnhAL 22 e~F CALIFS SLNANRE DALE: PUNS ARE NOT FOR CLWSiRDCOgI UNLC3S APPRDtTD AMO SIAUPED BY BNICMIG HPAATYENC SEE A-2.2 r-------- .i 1 1 1 1 1.. 1 i 1 I ~ ~ I I ~1 1._._~..-ry/ 1~ 1 1 1/ I l__J SEE A-2.3 NOR1H gEY PLAN o zon-LOU¢ tFll ARCNi>ECr Nc, aeNflaD Project Tllc ~i SPI7TS II RESIDENCE i 19330 SARAiOGA{QS GA7Q5 RS.~ SARA70CA. CA 9W70 ~I Sheet idle: UPPER LEVEL FLOOR PLAN Prakc! Nu 2II3 Scale 1//"=I'-0° Oa{e Sheet Nay ~~ OCi 14, 2001 ~ 2.4 of Sheets • SECTIOt LOUIE LEU ARCHIiECi•iac 236 N. Sanla Cn¢ Ave., auNa 210 Lvs Gams, Cafbnea 95070 Ph. (1087 3991222 Fmi (x08)7993177 5E9 AR\ ~d ~tE ~ ~ V U P~ o f Ho. C15688. *. N » uAr 1W! e 9 D~nIwEAL ~ Te ~p CAL1F~4 SILNaNAE.OAR, PLANS Aflf hGi FOA CON51A04110N 0NIt15 APPROVED ANO SiANPEO AT RINIgiNC OfPPANMi. 0 7071-IgAC lEU ARg97ECi UlC. Reds Pra~ct ille: SPITTS RESIDENCE 19330 SAAAiOGA-LOS GAi05 RD; SARAiODA, CA 95070 ~~ seeet me~ SECTIONS ®ENm_v. uRNC (sag'-a2 ~rAUnr (E) GRADE _ SECTION B•B fix. ~ f_p. L4L. LVL. _HEN (.584-11 PL Ht UPPER LN.. F.F UPPEH LVL._ PL. HE UPPER L~1. Pro~c.I No: 2113 Saale: I/0.'I/0."=1'-0-0' Dole' UCi~l4 20C2 Sheet Na, ~ ~ 3.1. of Shats • • • FRONT ELEVATION ,~,., L-0. FL Hi. B'-Z" F.F. l0'-3' ®eEoRa Pl. Ni. 9'-Y A.F.F. _F.F. 0'-0' ®IIVINC F.F. - 1`-O~ ® FAMII REAR ELEVATION lii• ~ r-D' TWO PIECE BARREL TILE ROOF ASSEAI9LY, CLASS 'A' LISTED ROOF FRECASi COLUMN iYP, 0106 Hi. 2_6'=0ti. COPPER GUTTER E'AP05FD RAPIER EEAR ELEVATION ~ -- --i ---:_.: ~_--T FEONT ELEVATION LOUIE LEU ARCH11ECi•~wa P38 N.6anls CNC Aro., 9utle 210 Lm Geba, Ca4Miie 950.10 vh. (409]39&]3Y2 Fe„(908j 39&7113 StiD ARCH ;~~C~IE (F i^ G i * No. C15688 * ~ J] uAY 7W) C \9 PENENnI a2 OF CAL1G0, 91":NAIU9E DAIS MANS AAF. AOt fUR GCIYSIN0000N UNLESS ARPROVEO AND SFAVYEO BY 9UI101NU OEPMIMfNt. 7W1-LWI[ LEU ARCHIiEC.i INC. ReHSianx Prop t il(e: SPITTS RESIDENCE 193aD SAAAiOCA-LOS CATOS A0. SAAAiOCA, CA 95070 Sheat Title: ELEVATIONS P~o~ecl No: 7113 G°+° _OCF 14 2002 Snee! tm: ~~~ ~ 4.1 °t 9Neets - • • • SLOG. Hi. 26'-0'~, im. Wooo M+NOOws 6 a~e PL NT. 9'-3" AF F. _ _ _~ _~.____..----~-I . SNNE WAlI SOUTHEAST ELEVATION ,~,.:,-0. PL Hi. 6'-2' 0.EF. k'-- ~~_- r.F. iG_s ®Beoeoota - _ ~~I1I _~__. ~- ` ' i1P. GARAGE oca~ mil ~l °'~ r~ II -f~i ~ I J..~.,_-~--7--f-f-)-~ O _~ _ _~~R! F.F,0 0' 0l1NNC (584 1i'j F,F I -0' 0 FNIILY 1 l - - STONE WAIL NORTHWEST ELEVATION H -I-0 PNO PIECE BAAREL TILE AOOt ASSEMBLY, 0.A53 'A' USiED ROOF BIUC; HT..26'-0"6 ~~ Pw0 PIECE BAAREL PLE POGF A55EMBLY, CLA85 'A' LIS ED ROOF ~~ r~ J. r ~ ~. ~~ STONE WALL PL. HL 8~-7' A.F.f, 7 _ _.._-_-. ___ E%POSED AAFiER TAILS -uEiAL RAILINGS f.F. 10'-3 0 BEOR0013 ---- stucco waLu PRECAST cauuNs - _- _FE. 0' ~.~ _..-_ - _.. F.F, - 1'-0' 0 FAMILY 0 o ~ ~ ~ W __ RI _--.- ~ 0 PL Hi. $-3' Af.F. ~;},_ -7d=~,C ~( :~.. ®J~ z C2 T~a~ m- F.F. - 0'-5'O GARAGE LOUIE LEU R(rCHIiECT•ias gas u. sanmcrsAw., s m 2~a w came wmomla mono PN. (408)38&2211 FeB,(188j 38&2123 5E~ ARCH ~ IE ~ ~~ CJ C FG n f No. C15680 f ~ n unr zow z 9p aRtp Eu ~2 P of cA~tf~ SGNANPF DAIE'. PUNT ARE NOi FDA CON31PUGe0N UN1E55 APP80VFA AND SIAMPFD BY BUII-81G BEPARNENL 0 2WI{WIE LEU ARrNIrtCI INC RetieiM9: Proje;t Title: SPATS RESIDENCE I9a30 SARA70GA-LOS CAiGS AO. SAAATOCA; CA 95070 Sheet rue:' ELBVATIONS Pr6eYt No: 2113 Scale 1f4',1'-G" Oote~. OCi 14, 2002 Sheet No: ~ ~ 4.2 e1 snce~ • .I IPPER E LOWEA RRCHIiECi•ixa 236 N. banle GUi Ave., buAe 210 lta GeE%s. CAilmuia 95030 Ph. 1409)39&2222 Fe%14U9)39&2229 ~~SED ARC G r% * No. 015686 * ~ ~~ uar mo3 Q r eSNLwu 9f 6AtE ?~ F Op A 51CNANRC OA(E; _ PLANS 0.9E NOt FOA UINSiR11Li0N UNLESS APP90`AO ANp 3UMPFt1 BY 9lplOWG OEPARIU(N1. ' 01001-LWIE.tEU ARCHIk031NC. A9V4iM Pro~c[ Tlle: SPITTS RESIDENCE 19,UG SARAiOGA~{pS CATQS RD. SARAIOGA, CA 95070 $h¢el r!Ik ROOF PLAN ROOF PLAN I/d=1'-0' TRUE Acs. Moen; "10A~' Project ~Nu P3)3 Scale: 1/6"=I'-D" Dais' OCF 19 2002 mae~ Na: ~ ~ 5.1 a1 6heats • m - • LE~~f~l~ PROY~ri ti+ .-- ---- ?' ca.~ro uR --- o'~c.sro+ ~~.{_~.~ EME i Yei-r. ,o ~ o~ a o~ a o~ s I~ ,n o~ ~i I a~l~l~ll i¢ e ~ ~' Wy< Wm~ _z ~•' ~* c V CO Z W W J° J~ Q o `~ H r C N=< W `.' $ ~~ b 5 0 ti V ~. Q e 0 D ~ k n a ITEM 5 • i• REPORT TO THE PLANNING COMMISSION Application No./Location: 02-272; 20355 Orchard Road Applicant/Owner: Kirk Bierach, property owner Staff Planner: Christine Oosterhous AICP, Associate Planner `' Date: February 26, 2003 APN: 397-23-007 Department Head: ~~ IN ~° ~ ~ ~~~ , ~j ~~~_ __ d~J. r~~ a% ~~/ `fin \~ i~ /~ ~ ~ f`~ ~~~~ ~ ~ ~~ 0 150 300 450 600 750 \" \/ 500 fl fadUS ~~~ COfIdO Project SBe ~ ] Pans w i0iin 500 ft Street Mmes ^ Farces / ~ i~ 20355 Orchard Road ~OOU01 Application No. 02-272; 20355 Orchard Road STAFF ANALYSIS ZONING: R-1 10,000 GENERAL PLAN: Residential Medium Density (M-10) Maximum Dwelling Unit Per Acre 4.35 MEASURE G: Not Applicable PARCEL SIZE: 7,308 square feet AVERAGE SITE SLOPE: None GRADING REQUIRED: None ENVIRONMENTAL DETERMINATION: The ro osed project which includes p p construction of additions to asingle-family residence is categorically exempt from the Environmental Quality Act (CEQA) pursuant to section 15302 of the Guidelines for the Implementation of CEQA. This Class 2 exemption applies to the replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the original one and will have substantially the same purpose and capacity as the original. MATERIALS AND COLORS PROPOSED: Proposed materials and colors of the second and first floor additions match existing. Existing materials include brown composition shingle, and agrey/brown stucco exterior finish with black shutters. ~~~~~~ • Proposed Code Requirements Lot Maximum Allowable Coverage: 38 % 60% Building 2,110 sq. ft. Paving 650 sq. ft. TOTAL 2,760 sq. ft. (Impervious Surface) Floor Area: First Floor 2,110 sq. ft. Maximum Allowable Second Floor 614 sq. ft. TOTAL 2,724 sq. ft. 2,724 sq. ft. i• Setbacks: Minimum Requirement Front 20 ft (existing to 25 ft. remain) Rear 20 ft. 10 ft. Interior Side First Floor 10 ft. 6.4 ft. Second Floor 12 ft. 11.4 ft. Exterior Side First Floor 21 ft. 15 ft. Second Floor 22 ft. 20 ft. Height: Maximum Allowable Residence 21 ft. 6 inches 26 ft. i~ ~+®®~03 PROJECT DISCUSSION The applicant requests design review approval to construct first and second-story additions to an existing one-story residence. The first and second story additions are located to the rear of the property. The total floor area of the proposed two-story residence is 2,724 square feet. The floor area of the first floor is 2,110 square feet and the second floor is 614 square feet. The maximum height of the proposed residence is 21 ft. 6 inches. The lot size is approximately 7,308 square feet and the site is zoned R-1-10,000. Several parcels in the vicinity of the project site including the subject parcel are non- conforming in width and/or depth. The neighborhood is a mixture of one and two story residences (Attachment 4). Architectural styles in the area vary; however, each style is authentic. Architectural styles include craftsman, colonial, Tudor, and Spanish eclectic. There are several historic and architecturally significant structures in the vicinity of the project. The site is located in close proximity to the village, post office, and fire station. The site is located at the corner of Saratoga Avenue and Orchard Road. The front entrance of the residence is located off Orchard Road. The garage entrance is located off Saratoga Avenue. • The existing residence is a one-story ranch style home with a combination of horizontal and vertical wood siding, board and batten siding, and stucco finish. Existing accents include black shutters and a brick fireplace. The existing residence is approximately 1,300 square feet. Prominent existing features of the residence and site include a covered front porch and stucco walls surrounding the property, these features are to remain. The proposed additions are located to the rear of the site and reflect the existing style and materials. The existing structure does not provide the off-street parking required for asingle-family residence. The proposed project includes atwo-car garage which will meet the off-street parking requirements. Design Review Findings The proposed project implements the following Residential Design Policies: The mass and bulk of the 614 square foot second-story addition is mitigated by its size and placement at the rear of the site. The second story building line is recessed from the first story at the front and left side elevations. Building heights are minimized. The maximum height of the two-story residence is 21 feet 6 inches. Gable ends, rooflines, shutters, and windows reduce the mass and bulk of the proposed additions. ~~~~®~ i Natural materials and colors are proposed including abrown/grey stucco finish. The proposed materials and colors will blend with the natural environment. No trees are proposed for removal or adversely affected by the proposed project. Existing vegetation is preserved and integrated into the proposed project. The applicant has provided evidence that the immediate and surrounding neighbors support the project (Attachment 3). Nine property owners in the area have signed a petition in support of the project. These property owners include the parcels immediately adjacent and behind the project site as well as additional neighbors on Orchard Road. Conclusion The proposed residence conforms to the policies set forth in the City's Residential Design Handbook. The residence does not interfere with viewsheds or privacy, it preserves the natural landscape, and minimizes the perception of bulk so that it is compatible with the neighborhood. The proposed project supports the findings required for design review as detailed in the staff report. STAFF RECOMMENDATION: Staff recommends the Planning Commission conditionally approve design review application 02-272 by adopting the attached Resolution. ATTACHMENTS: 1. Resolution. 2. Fire Department comments, dated June 20, 2002. 3. Petition circulated and signed by neighboring property owners. 4. Windshield survey of one and two story residences in the area. 5. Affidavit of Mailing Notices. 6. Mailing Labels for Project Notification. 7. Reduced Plans, Exhibit "A". • ~~~~~~ • Attachment 1 • ~~©~®S APPROVAL OF RESOLUTION NO. i CITY OF SARATOGA PLANNING COMMISSION STATE OF CALIFORNIA Kirk Bierach, property owner; 20355 Orchard Road WHEREAS, the City of Saratoga Planning Commission has received an application for design review for the construction of first and second-story additions to an existing one-story residence; and WHEREAS, the Planning Commission held a duly noticed Public Hearing at which time all interested parties were given a full opportunity to be heard and to present evidence; and WHEREAS, the project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant to section 15302 of the Guidelines for the Implementation of CEQA. This Class 2 exemption applies to the construction and location of limited numbers of new small facilities or structures. WHEREAS, the applicant has met the burden of proof required to support said application for design review approval, and the following findings have been determined: The proposed project implements the following Residential Design Policies: • The mass and bulk of the 614 square foot second-story addition is mitigated by its size and placement at the rear of the site. • The second story building line is recessed from the first story at the front and left side elevations. • Building heights are minimized. The maximum height of the two-story residence is 21 feet 6 inches. • Gable ends, rooflines, shutters, and windows reduce the mass and bulk of the proposed additions. • Natural materials and colors are proposed including abrown/grey stucco finish. The proposed materials and colors will blend with the natural environment. • No trees are proposed for removal or adversely affected by the proposed project. Existing vegetation is preserved and integrated into the proposed project. • The applicant has provided evidence that the immediate and surrounding neighbors support the project (Attachment 3). Nine property owners in the area have signed a petition in support of the project. These property owners include the parcels immediately adjacent, and behind the project site as well as additional neighbors on Orchard Road. Application No. 02-272;. 20355 Orchard Road NOW, THEREFORE, the Planning Commission of the City of Saratoga does hereby resolve as follows: Section 1. After careful consideration of the site plan, architectural drawings, plans and other exhibits submitted in connection with this matter, application #02-272 for design review approval is hereby granted subject to the following conditions: COMMUNITY DEVELOPMENT The development shall be located and constructed as shown on Exhibit "A" incorporated by reference. 2. Four sets of complete construction plans incorporating this Resolution and the City Arborist Report as a separate plan page shall be submitted to the Building Division prior to submittal for building permits. 3. The site survey shall be stamped and signed by a Registered Civil Engineer or Licensed Land Surveyor. 4. The site plan shall contain a note with the following language: "Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans." 5. Submit grading and drainage plans to the public works department for review. 6. Storm water retention plan indicating how all storm water will be retained on-site, and incorporating the New Development and Construction -Best Management Practices. If all storm water cannot be retained on-site due to topographic, soils or other constraints, an explanatory note shall be provided on the plan. CITY ARBORIST 7. All recommendations in the City Arborist's Report shall be followed and incorporated into the plans. FIRE PROTECTION DISTRICT 8. All development review conditions from the Saratoga Fire Department shall be followed and incorporated into the plans. CITY ATTORNEY 9. Applicant agrees to hold City harmless from all costs and expenses, including attorney's fees, incurred by the City of held to be liability of City in connection with City's defense of its actions in any proceeding brought in any State Federal Court, challenging the City's action with respect to the applicant's project. ~~®~~$ Application No. 02-272; 20355 Orchard Road Section 2. Construction must be commenced within 24 months or approval will expire. ' a 1 re uirements of the State Count Cit and other Governmental Section 3. All apphc b e q y, y entities must be met. Section 4. Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City Code, this Resolution shall become effective fifteen days from the date of adoption PASSES AND ADOPTED by the City of Saratoga Planning Commission. State of California, the 26th day of February 2003 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Chair, Planning Commission ATTEST: Secretary, Planning Commission This permit is hereby accepted upon the express terms and conditions hereof, and shall have no force or effect unless and until agreed to, in writing, by the Applicant, and Property Owner or Authorized Agent. The undersigned hereby acknowledges the approved terms and conditions and agrees to fully conform to and comply with said terms and conditions within the recommended time frames approved by the City Planning Commission. Property Owner or Authorized Agent Date ~: ~~~~+®~ • Attachment 2 SARATOGA FIRE 408 867 2780 12/20/02 12:23pm P. 002 • ! ~ ~~~ • SARATOGA FIRE DISTRICT REVIEW AND COMMENTS FOR PLANNING DEPARTMENT 'A means NOT APPLICABLE #: 02-272 Bierach LOCATION: 20355 Orchard Road 1: Water supply and access for fire protection are acceptable. 2: Property is located in a designated hazardous fire area. 3: Plans checked for weed brush abatement accessibility. 4: Roof covering shall be fzre retardant, Uniform Building Code Ciass A prepared or built-up roofing. Re-roofing less than 10% shall be exempt. (Ref. Uniform Fire Code Appendix 3, City of Saratoga Code 16-20:210.) 5: Early Warning Fire Alarm System Shall be installed and maintained in accordance with the provisions, city of Saratoga Code Article 16-60. (Alternative requirements, sprinkler systems, 16-60-E.) C 6: Early Warning Fire Alarm System shall have documentation relative to the proposed installation and shall be submitted to the fire district for approval. 7: Automatic sprinklers shall be installed. in newly constructed attached/detached garages (2 heads per stall), workshops, or storage areas which are not constructed as habitable space. To ensure proper sprinkler operation, the garage shall have a smooth, flat, horizontal ceiling. The designer/architect is to contact San Jose Water company to determine the size of service and meter needed to meet fire suppression and domestic requirements. (City of Saratoga Code 16-15.090 [I]) 8: All fzre hydrants shall be located within 500' from the residence and deliver no less than 1000 gallons/minute of water for a sustained period of 2 hours. (City of Saratoga Code 14-30:040 [C]) 9: Automatic sprinklers are required for the new sq. ft. residential dwelling. A 4-head calculated 13R sprinkler system is required. Documentation of the proposed installation and all calculations shall be submitted to the fire district for approval. The sprinkler system must be installed by a licensed contractor. • bierach-20355 orchard rd.wpd DATE: December 20, 2002 # OF LOTS: ONE ~~®+~Z1 SARATOGA.FIRE 408 867 2780 12/20/02 12:23pm P. 003 • 2 -Building Site Appxoval Check List #: 02-272 l 0: Fire hydrants: developer shall install fire hydrant(s) that meet the fire district's specifications. Hydrant{s) shall ~be installed and accepted prior to construction of any building. 11: Driveways: All driveways shall have a 14' minimum with plus 1' shoulders. Secondary Access not required A: Slopes from 0% to 11 % shall use a double seal coat of 0 & S or better on a 6" aggregate base from a public street to the proposed dwelling. a B: Slopes from 11% to 15% shall be surfaced using 2.5" of A.C. or better on a 6" aggregate base from a public street to the proposed dwelling. C: Slopes from 15% to 17% shall be surfaced using a 4" PCC concrete rough surfaced on a 4" aggregate base from a public street to the proposed dwelling o D: Curves: Driveway shall have a minimum inside radius of 21'. a E: Turnouts: Construct a passing turnout 10' wide and 40' long as required by the fire district- Details shall be shown on building plans. l2: Turn-arounds: construct aturn-around at the proposed dwelling site having a 33' outside radius. Other approved types must meet the requirements of the fire district. Details shall be shown on the building plans and approved by the fore district. 13: parking: Provide a parking area for two emergency vehicles at the proposed dwelling site or as required by the fire district. Details shall be shown on building plans. 14: Security Gate: Gate width shall not be less than 14'. Gate access shall be through a Medeco lock box purchased from the fire department. Details shall be shown on building plans. 15: Bridges: All bridges and roadways shall be designed to sustain 35,000 pounds dynamic loading. • • • bierach-20355 orchard rd.wpd ~~~~~~ Attachment 3 • • f To: Saratoga Planning Commission Subject: Bierach Family Residence, 20355 Orchard Road, We, as neighbors, have reviewed the design plans for the Bierach family residence, and are in approval of the proposed improvement to their property. Si~nature/Date r //~ 2. 3. 4. s. 6. j 8. io. 11. 12. 13. 14. 15. 16. 17. 18. Address ~~ 3~U ~~~~ ~~ ~~ ~~~ ~G~~-d ~ 3~~ ~~~ ~ ~ ~~ z ~~~ 4 y-a ~ ~. 003 ~o ©~Fj~2b ~ o (a ~•~ 2~3~~ ~~ P~l~~. ~~ • • • Attachment 4 ~~®~2s w Windshield Survey of One and Two Story Residences in the Project Vicinity W Project Site ~ G~' ~ 20355 Orchard Road ~~~ ~A~ Oti ~ 5~' ~ • . • ~ ~~ ;, C- j; ~ C ~~~~ ~~~ OAK ~ ~ ~ o~ ~ ~ ,~ • ~~ • PL. Legend ~ Existing One-Story Residences ~ Existing Two-Story Residences 0 \10 r ~~ ~~ ~/ N / W E irZ6 S ~, Attachment 5. • AFFIDAVIT OF MAILING NOTICES . STATE OF CALIFORNIA ) SS. COUNTY OF SANTA CLARA ) I, ,being duly sworn, deposes and says:- that I am a citizen of the United States, over the age of 18 years; that acting for the City of Saratoga ~i~`- Planning Commission on the ~ ~ day of ~'~ ~~ 2003, that I deposited in the United States Post Office within Santa Clara County, a NOTICE OF HEARING, a copy of which is attached hereto, with postage thereon prepaid, addressed to the following persons at the addresses shown, to-wit: (See list attached hereto and made part hereof) that said persons are the owners of said property who are entitled to a Notice of Hearing pursuant to Section 15-45.060(b) of the Zoning Ordinance of the Ciry of Saratoga in that said persons and their addresses are those shown on the most recent equalized roll of the Assessor of the County of Santa Clara as being owners of property within 500 feet of the property to be affected by the application; that on said day there was regular communication by United States Mail to the addresses shown above. ~ __ <~- Signed ~~®i~~8 r-~~ Attachment 6 • ~4~O~~.~ Smooth Feed SheetsT"^ W C HACKETT or current owner 15400 SUVIEW DR LOS GATOS CA 95032 RICHARD B SINGLETARY or current owner 20363 PARK PL SARATOGA CA 95070 SARATOGA FOOTHILL CLUB or current owner PO BOX 2233 SARATOGA CA 95070 DAVID J & KATHLEEN LYNCH or current owner 20360 ORCHARD RD SARATOGA CA 95070 PROCTOR or current owner 2715 ALVIN AVE SAN JOSE CA 95121 SARATOGA FEDERATED CHURCH or current owner 14370 SARATOGA AVE SARATOGA CA 95070 PAUL H & TERRI SINGER or current owner 20320 ORCHARD RD SARATOGA CA 95070 MARTIAGE or current owner 14475 OAK PL SARATOGA CA 95070 DENNIS M CRANE or current owner 20379 PARK PL SARATOGA CA 95070 THOMAS F & JANET GREENLEAF or current owner 20315 ORCHARD RD SARATOGA CA 95070 Use template for 5160® _ SARATOGA FEDERATED ~ SARATOGA FEDERATED CHURCH INC CHURCH or current owner or current owner 14370 SARATOGA AVE ~ 20390 PARK PL ~, SARATOGA CA 95070 SARATOGA CA 95070 GALVIN & BROWN BRIAN & DENISE STYSLINGER or current owner or current owner 20369 PARK PL 20375 PARK PL SARATOGA CA 95070 ' SARATOGA CA 95070 JOSEPH J & SUSAN LONG PETER CHEMERIS or current owner or current owner PO BOX 95 20411 PARK PL SARATOGA CA 95071 SARATOGA CA 95070 RICHARD & MARY RICHARD A & JEAN YOUNG SCHUPPERT or current owner or current owner 20340 ORCHARD RD 20350 ORCHARD RD SARATOGA CA 95070 SARATOGA CA 95070 GREGORY A & ET DENARI JEROME A SMITH or current owner or current owner 20300 ORCHARD RD PO BOX 3093 SARATOGA CA 95070 SARATOGA CA 95070 JOHN L & M OSTROWSKI UNITED STATES POSTAL or current owner ~ SERVICE 12750 IONE CT or current owner SARATOGA CA 95070 14376 SARATOGA AVE SARATOGA CA 95070 WALTON & JENNIFER SHORT PETER PALMER or current owner or current owner 20312 ORCHARD RD 14473 OAK PL SARATOGA CA 95070 SARATOGA CA 95070 DAVID M & MARGARITA SOLOMON or current owner or current owner i PO BOX 3028 SARATOGA CA 95070 PAUL F ROGAN MARCIA F & MATTHEW DAVIS or current owner , or current owner PO BOX 1687 ' 20301 ORCHARD RD CRYSTAL BAY NV 89402 SARATOGA CA.95070 ROBERT J & MELISSA RYAN PHILIP H & DOLORES ~ ~ I or current owner STEWARD 20331 ORCHARD RD or current owner SARATOGA CA 95070 20345 ORCHARD RD SARATOGA CA 9~~O1~~~ /I_.p AVERY Address Labels Laser 5160® Smooth Feed SheetsT"" KIRK B & KAREN BIERACH or current owner 20355 ORCHARD RD S~TOGA CA 95070 JIMMY W TU or current owner 20314 LA PALOMA AVE SARATOGA CA 95070 Use template for 5160® JEFFREY & HAZEL PHILLII'S or current owner 20306 LA PALOMA AVE SARATOGA CA 95070 SWAN HARWARD MICHAEL E FILICE or current owner or current owner or current owner 20300 LA PALOMA AVE 20294 LA PALOMA AVE 20288 LA PALOMA AVE SARATOGA CA 95070 SARATOGA CA 95070 SARATOGA CA 95070 KIRK GARLAND JANE EVANS-RYAN or current owner or current owner or current owner 20270 LA PALOMA AVE 20264 LA PALOMA AVE 20260 LA PALOMA AVE SARATOGA CA 95070 SARATOGA CA 95070 SARATOGA CA 95070 JAMES P & CATHARINE KARDACH or current owner 20271 LA PALOMA AVE SARATOGA CA 95070 EUGENE L ZAMBETTI or current owner PO BOX 34 SARATOGA CA 95071 H R & THELMA GUERICKE or current owner 14341 LUTHERIA WAY SARATOGA CA 95070 BRYAN & KATRINA ROSEVEAR or current owner 15 3 51 EL CAMINO GRANDE SARATOGA CA 95070 ASHISH A & SHEFALI THANAWALA or current owner 20276 LA PALOMA AVE SARATOGA CA 95070 ROLLIN E & VIRGINIA BUCKMAN or current owner 14285 SARATOGA AVE SARATOGA CA 95070 G MCCANDLESS PROPS or current owner 545 MIDDLEFIELD RD 130 MENLO PARK CA 94025 JOAN B BOSE or current owner 20289 LA PALOMA AVE SARATOGA CA 95070 JAY W ALLEN or current owner 20315 LA PALOMA AVE SARATOGA CA 95070 TEDD E FARAONE or current owner 14041 SARATOGA AVE SARATOGA CA 95070 JOHN L GERHARDT or current owner 2070 CARAWAY ST ESCONDIDO CA 92026 MARK & CYNTHIA HEATH or current owner 5339 PROSPECT RD 261 SAN JOSE CA 95129 MABEL M WILLSON or current owner 14301 SARATOGA AVE SARATOGA CA 95070 SCVWD or current owner SARATOGA AVE SARATOGA CA 95070 BARBARA F & WILLIAM BOND , or current owner 20295 LA PALOMA AVE SARATOGA CA 95070 ANN K FLOYD or current owner 14280 SARATOGA AVE SARATOGA CA 95070 MARY E MCHUGH or current owner 6363 ESTATES DR PIEDMONT CA 94611 NORA M MASON or current owner 20282 LA PALOMA AVE SARATOGA CA 95070 WILLIAM E & VICKY KAISER or current owner 20261 LA PALOMA AVE SARATOGA CA 95070 TR SWAN or current owner 5130 CORDOY LN SAN JOSE CA 95124 SUZANA SEBAN ' or current owner 172 CLIPPER ST SAN FRANCISCO CA 94114 /~.~ AVERY® Address Labels Laser 5160® Smooth Feed SheetsT"" BILLINGTON JULIE R TRUSTEE or current owner 14345 SARATOGA AV UNIT 11 SARATOGA CA 95070-5942 HUBER KARL AND SHIRLEY J TRUSTEE or current owner 14345 SARATOGA AV UNIT 14 SARATOGA CA 95070-5942 KRAMER ALYCE M TRUSTEE & ET AL or current owner 14345 SARATOGA AV UNIT 17 SARATOGA CA 95070-5942 VICK GARY J AND PATRICIA A or current owner 14137 SQUIRREL HOLLOW LN SARATOGA CA 95070-5417 CRITCHFIELD RUTHANN TRUSTEE or current owner 14345 SARATOGA AV UNIT 25 SARATOGA CA 95070-5943 LEVY RITA TRUSTEE or current owner 14345 SARATOGA AV UNIT 28 SARATOGA CA 95070-5943 ABINGTON ROBERT B AND MARY R TRUSTEE or current owner 14345 SARATOGA AV UNIT 33 SARATOGA CA 95070-5944 BRUCE KEVIN R AND PAULINE A or current owner . 14345 SARATOGA AV UNIT 36 SARATOGA CA 95070-5944 TABARI K KAM AND DORIS M TRUSTEE or current owner 16177 RIDGECREST AV MONTE SERENO CA 95030-4137 SHAH YOGESH R AND JYOTSNA Y or current owner 1171 S DE ANZA BL SAN JOSE CA 95129 OSTERMAN JAMES W TRUSTEE &ETAL or current owner 268 APTOS BEACH DR APTOS CA 95003-3027 SILVEIRA LUCILLE M TRUSTEE or current owner 14345 SARATOGA AV UNIT 15 SARATOGA CA 95070-5942 CRAMER ADELE or current owner 14345 SARATOGA AV UNIT 18 SARATOGA CA 95070-5942 PALAIMA MARK AND YOGI SHARON or current owner 14345 SARATOGA AV UNIT 23 SARATOGA CA 95070-5943 SEIPEL ROBERT S AND JOAN V TRUSTEE or current owner 14127 SQUIRREL HOLLOW SARATOGA CA 95070-5417 NATER CHARLES AND LEONORA or current owner 14345 SARATOGA AV UNIT 31 SARATOGA CA 95070-5944 REED GLENN C or current owner 14345 SARATOGA AV UNIT 34 SARATOGA CA 95070-5944 NADIMI BAHRAM R or current owner 14345 SARATOGA AV UNIT 37 SARATOGA CA 95070-5944 MCELWAIN DOUGLAS or current owner 14333 SARATOGA AV UNIT 2 SARATOGA CA 95070-5939 ANDERSON JACQUELINE D TRUSTEE or current owner 14333 SARATOGA AV UNIT 5 SARATOGA CA 95070-5939 Use template for 5160 CHASE GERALDINE I or current owner 14345 SARATOGA AV UNIT 13 SARATOGA CA 95070-5942 CHUNG JOO H AND WON J or current owner 14345 SARATOGA AV UNIT 16 SARATOGA CA 95070-5942 LAGERSTROM DONALD F TRUSTEE & ET AL or current owner . 14345 SARATOGA AV UNIT 21 SARATOGA CA 95070-5943 SMITH LANI R TRUSTEE or current owner 14345 SARATOGA AV UNIT 24 SARATOGA CA 95070-5943 VON HELLENS C R or current owner 2141 E HIGHLAND AV UNIT 155 PHOENIX AZ 85016 REES LEANNE or current owner 8701 BELLWOOD RD BETHESDA MD 20817-3032 TAFARELLA PETER A ET AL or current owner 14345 SARATOGA AV UNIT 35 SARATOGA CA 95070-5944 YOUNG PHIL Z AND JEAN L or current owner 14345 SARATOGA AV UNIT 38 SARATOGA CA 95070-5944 CAMPBELL JAMES M JR or current owner 1171 S DE ANZA BL SAN JOSE CA 95129 RAN FAMILY 1999 REVOC~ TRUST or current owner 19015 SPRING BROOK LN SARATOGA CA 950'~~,©~,~2 Qv~rvc~ Arirlracc I ahalc Laser 5160® Smooth Feed SheetsT"" -FANG HUI-YING ~ or current owner ' 1SARATOGA AV UNIT 7 S TOGA CA 95070-5939 MACOY JANNA C TRUSTEE & ET AL or current owner 6627 DARTMOOR WY SAN JOSE CA 95129-3817 POURANI RASSOUL AND SIGHARIAN SHARER or current owner 14333 SARATOGA AV UNIT 13 SARATOGA CA 95070-5940 ZHENG PERRY T AND QI HUI FANG or current owner 14333 SARATOGA AV UNIT 16 SARATOGA CA 95070-5940 ZHONG ROGER YUEZHI AND LI LILY LI or current owner ~SARATOGA AV UNIT 19 TOGA CA 95070-5941 SU CHIA F AND HUELLING or current owner 14333 SARATOGA AV UNIT 22 SARATOGA CA 95070-5941 CHRISTENSEN JOSEPHINE A or current owner 14333 SARATOGA AV UNIT 8 SARATOGA CA 95070-5939 SLITTER NORMA or current owner 14333 SARATOGA AV UNIT 11 SARATOGA CA 95070-5940 CHEN TOM TA-LIANG AND KUO GRACE LI-CHURN or current owner 14333 SARATOGA AV UNIT 14 SARATOGA CA 95070-5940 BRIX HARRY G AND MARIANN TRUSTEE or current owner 16127 GREENWOOD LN LOS GATOS CA 95033 WANG CHIN-HSIN AND MAYLING or current owner 14333 SARATOGA AV UNIT 20 ' SARATOGA CA 95070-5941 JOHNSTON DORYNDA TRUSTEE or current owner 13434 OLD OAK WY SARATOGA CA 95070-4207 KENT MARGARET E or current owner 261 HARTZ AV DANVILLE CA 94526-3309 LONG JOSEPH P JR AND SUSAN D or current owner P O BOX 2095 SARATOGA CA 95070-0095 HUYNH MINH Q AND BUI PHUONGKHANH VAN or current owner 14349 SARATOGA AV UNIT A SARATOGA CA 95070-5949 CUSTODIO JAMES or current owner ' 14351 SARATOGA AV UNIT A SARATOGA CA 95070-5950 ~NELL AYLENE TRUSTEE or current owner 14353 SARATOGA AV UNIT A SARATOGA CA 95070-5964 MATSUMOTO KAZUYO ET AL or current owner 14349 SARATOGA AV UNIT B ' SARATOGA CA 95070-5949 KING DENNIS W AND SHIULIEN KUO or current owner 14351 SARATOGA AV UNIT B SARATOGA CA 95070-5950 KATHARY WANDA G TRUSTEE or current owner 14353 SARATOGA AV UNIT D SARATOGA CA 95070-5965 D. AVERY® Address Labels Use template for 5160® RAOKVANDKS or current owner 14333 SARATOGA AV UNIT 9 SARATOGA CA 95070-5940 CLIFTON, CATHERINE ANN FAM TR or current owner 14333 SARATOGA AV UNIT 12 SARATOGA CA 95070-5940 COOLURES CHRIS P AND PHYLLIS TRUSTEE or current owner 485 DOE RUN RD SEQUIM WA 98382-3803 KIM WOO H AND BYUNG D or current owner 14333 SARATOGA AV UNIT 18 SARATOGA CA 95070-5941 HOWARD MARGARET E or current owner 14333 SARATOGA AV UNIT 21 SARATOGA CA 95070-5941 PERRY RICHARD L or current owner 1172 SHORELINE DR SAN MATED CA 94404-2007 HSU GRACE S or current owner 14347 SARATOGA AV UNIT B SARATOGA CA 95070-5945 LINDSAY NOEL P JR ET AL or current owner 1270 S WINCHESTER BL SAN JOSE CA 95128-3911 BURGNER ROBERT T AND KAREN E or current owner 14351 SARATOGA AV UNIT C SARATOGA CA 95070-5950 PIERCE ROBERT B TRUSTEE & ET AL or current owner 23500 CRISTO REY DR UNIT so1G s ~ ~~~4~~~~3 Laser 5160 Smooth Feed SheetsT"" PONTIER LENA N TRUSTEE or current owner 14353 SARATOGA AV UNIT C SARATOGA CA 95070-5965 CANNIZZARO ANTHONY J AND MARGARET or current owner 19540 REDBERRY DR LOS GATOS CA 95030-2931 WARRINER HARWOOD TRUSTEE or current owner PO BOX 217 SARATOGA CA 95071-0217 DICKERSON LAUREL or current owner 14359 SARATOGA AV UNIT A SARATOGA CA 95070-5947 or current owner MANN MORTON S AND GERALDINE E TRUSTEE or current owner 19986 MALLORY CT SARATOGA CA 95070-4437 BURGNER KAREN E or current owner 14355 SARATOGA AV UNIT C SARATOGA CA 95070-5951 Use template for 5160 f .BONNET GWENDOLYN _ TRUSTEE or current owner 14355 SARATOGA AV UNIT 1~ SARATOGA CA 95070-5951 ~ PERSICO JOSEPHINE J or current owner 14357 SARATOGA AV UNIT A SARATOGA CA 95070-5952 LEY GERALD M AND DOLLIES HENRY RUTH M TRUSTEE TRUSTEE or current owner or current owner P O BOX 798 1944 CHARTERS AV SARATOGA CA 95070 SARATOGA CA 95070 BUENROSTRO MARJORIE M TRUSTEE or current owner or current owner 14359 SARATOGA AV UNIT B SARATOGA CA 95070-5947 or current owner or current owner • or current owner ~ ' or current owner or current owner or current owner or current owner or current owner or current owner or current owner or current owner or current owner or current owner or current owner or current owner ~~~~24 or current owner or current owner .~~.~~..~ e~1~l.occ ~ nha~c Laser 5160® (, (. • }ir '.V I'll) .wna I 1fLTR05(11'INOYEN7I'PROf'ILC~ -...~- w:nea nn I ~Rnllal.olon ii, Ji I I I ll o f -.^OU) 1 ~,.11 i Iv .. 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FAtI REtiIUE~\('.E I TI PE DF rovsruucTlo~ 11" GROUY OCC-DPA~CY R-), l'I i ~S,GAR.AGEILII'IVG SPAf,E: i EXISTING: 1141.0 S.F. j PROPOSED i FLR I,IFI\G:_ 121.11 S.F'. i PROPOSED IS' FLR GARAGE.: _ JO1.U S.F. T0T:1L F'IRSTF'LOOft: 1110S.F. PROPOSf.D2ADFLN1.117NG:_ I 6WS.F. '~ ron4lHxeDTn'rAl.: rt4s.F. 16. LOT Cl7FE&If.E: ~ I '~~ FIRST FLOOR IJ1'ING: 1363 S.F GARAGE: 442 S.F. roT.AL; nlns.F. " (2I l0 S.F, l 1NI8 R.F. = 26.9%) Aa r __ - _~, (,~ 3 I~ ffiI n r 1 _ . _....w I _ ~ ~ .._: i ~ • o ~~ ~53(u 1 e xuss_E~p ~ Ex E m - INEUa ~RV ~ '~v fit, oe+ - ~ ~~.g l @ lx o' '~~, R,p M' ~j ~. DR svll Lx'+ wxun rwnxe[Ix ~ >.v ~,g , .- ~ ~ ~~ ~I :.,, lac vii' ~ Uuul ~ ~ seRAl~w y $ I t In y'' d `. " VERDE i ' Y1514 ~. LN f lxARiCN i ~ ~ ~ SEE ~7 D] p'1~" w.,l ~ NWWANU ~ [ ~~ 8 ~~ op ~~ I ~ , ! n1AVOLIA [i' `A/ CT ~~' IAl,lpu ' P z nIIN xY 'r?t( Na(con v `s a ruluu b t v17uxu cr ~s 10 RJ lox ev ' NERkIMM1N py ;' 1Y[Nll Cf ~ i H 1ST WMI OlfNl'AAIf ~' f 1 ~ RO ~ C C [I 'W Y', 4 ~~ ~ ~ ~SaRlt v ~ i~ - AV ~ ~~(. SANA70Cv1 r ~ Q~1..'- ~_.._ 0~~-_ 11 ! N w u Aua 'GPO ? in C ~ U 0.0 ~ HI Ir ~ ILH, , (U ~ gLl9 ~ ovtii xl I lµs Av~y~e ~~~~ .. - V r ~ a N i i ; IG OH 5z ~ w d!~ ' S~ C :~ ' f Dp' Ok ~(jlti~ ~~W >'~3 ~~~ ~~~ :i, ~W'F CANYON ~ FFEW ' ~ ' ~ ~i ,~y11 H ~ P1 ~al~ E 0"" P ~, ~ ''~ ~~ -~ sir ~ ' ,~ ~ ~~ r spy I K Y ~ W ~~~ 0~ ~ '•. Cl vlpC °Y~ ~wulw u D "alp ~ ~~ i~N~ ~ ~ ~0 Uq ~ ~ l~?'J Oq ~ ~ ~E ls4v` it ~ [ ~ ~ `~~ GI -GLI, ~l ~ ~b ~' D,~ ~ c vLw n[~ t' ( ~, P ~ I ~+x, '.Net[ (ra Sf'~.' `5 yk o ~tuel~ p ~ gi ~a ~ g16 ,~,~ ~; ~ a'~aa ~~,: i "' ~ N~' 9~ ~I I . cult°~ 0 ,' v P ~PQ lam!' ti p~ lug ~N~y., '~~~ ~ .. mn~ n ~r 0~ 1 'a, S~~ . Of P~' I ~P P, RD RD `ao ~ ~0~iq '° a~ A ,3 RING r, ~ x1Ey '} ;~ HONE ~: i '9G 4~ y, vat' LJ i _~I i •~ ~O ~fM IIA pYO .{~Y~t6p uam~ ruM I ___ __ ~~- oY "Ow I ~ ~~ ~ ~ 9'y~o ,f~ILL~~ AV 1 . _, l i i PLAN INDEX; PAGE DESCRIPTION Al SITE PLANIPARCEL DATA AO 2001 TITLE 24 A2 EXISTING FLOOR PLANlGARAGE A3 PROPOSED 1ST FLOOR PLAN.IELEC. A4 PROPOSED 2ND FLOOR PLANlELEC. AS FOUNDATIONl13T.FL. SHEAR W. PLAN A6 SECOND FLR & (E) & (N) LOWER ROOF FRAM'G PLANS & 2"". FLOOR SHEAR WALL TIE DOWN. A6.1 TRUSS LAYOUT A7 SECTIONS AS ELEVATIONS:,LEFTlRIGHT p9 ELEVATIONS: FRONT & REAR SO STRUCTURAL NOTES AND DETAILS Sl STRUCTURAL DETAILS - S2 STRUCTURAL DETAILS 53 STRUCTURAL (STRONGWALL) S4 STRUCTURAL (STRONGWALL) SCOPE of woRK: L SELECTED CONTRACTOR PROPOSES TO DEMO (E) GARAGE/STUR.l~OPFICEWI'fHC'ONC SLAB AND FOUNDATION AND CONSTRUCT WITH NEW GARAGElOFFICE ON A SLAB AND TO CON51'RUCT A SECOND STORY ADDITION AS BEDROOMS AND BATH OVER SAMF AREA MATCH (E) EXTERIOR STUCCO SIDBJG AND f El COMP ROOFING ON AUDITION. ALL WORK SHALL COMPLY WITH THE LATEST 1998 CBC CMC CPC NEC 11991 UBC, UMC. UPCI AND THE 1996 NEC. &.2001 TITLE 24. ALL WOl(K SHALL COMPLY WITH THE LATEST LOCAL CODES AND REGULATIONS INCLUDING ALL SET• - BACK REOU[REMENTS. 2. SELECTED CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SUBS, THEIR WORKMANSHIP AND SCHEDULES. 3. ALl'HOUGH THIS PLAN MAKER TAKES EVERY PRECAUTION TO DE ACCURATE, ANY DISCREPANCIES SHALL BE BROUGHT TO HIS ATTENTION FOR IMMEDIATE CORRECTLON. 4. CONTRACTOR SHALL MAKE HIMSELF FAMILIAR WITH ALL SITE COND[TIONS PRYER TO STARTING CONSl'RUCT[ON. ; _._.___ ~.-1 ~ ~~ R~VI~IdJ~ ~Y v (,gal ~,, r sL.t._f W U z w a ~a x U W P~ 0 AWN - - ,G, cN~cM~o o~ 10-' 2-oL 2$~1 9 .N... L"-.1 IJ ~, ~, r, • • Certificate of Compliance: Residential (Pert ~ of 21 CF•1 R Jiu i'mi2.__. r me~x:~Ev.J1~1S.c ._- --- - -. nw x~.,r,LJIIS~vafl-~NUtLL7d_._-- xda« nem~ _~ Fww~ i~r~anor'~~""- ~~~_ manxw ux C~;rnpwniPgf rn ne .I _ rw rv.w GwPnx MxeeaxW -_- IwMnl -_ - UrMn[arx Ww.xlxreRw nv US.Wi GCNfARL XIGUNLUINNa told CunAmmeAflom <re. __1?SSa' n~xaye Gctlng rbyAl'___.ilid rmaA loWnlalea ;looaea .~41n' NulA Type NMrwa VO for^) _ S' 9rlar AY [u arMl IJ N1tl w ' ^ Srgl>Farn lYh ot~AeU [IGS ry Uvildiny n nAltll~lamily ~]Enclny PW6 WAilion Rpra pllrmallen .l2p14Y+45412)S IE,.r rleor fon9rulmn Type w~SXh Heel Nnwermuwemoq u^nw ._.11111 Nur~d'nrol9nnRV _.____. ~unneanow ~IpIMI. HELL IXSLLa11Qa.. -- {YY~ zr F A.. IGIy l l rm I I . r urn tm y Ip fllefw.a.>ylanlx- ~u aura y.pl .maE.9~1 U. .. Y^w1 .!L tyr 4v- ....~._~ ~;1kl.fvl3._ilPi _.. 1M up§ E9c ... ... .. - ~~'aA._ _ ~Yw 4i~ vat aas gyjy}jf ( _ `~Rt 9P8 f L __ N. YM~1N92S1£1 ~I ._yJffi Eilv.:d=dL ___.. __ a ma _ ~ro pm. u_w ,.._ _..____ R o~R 9 R 6--_ _ ~'!IW 1"~ DWI R°°-.--._ - FFXES/P,j,pON _ _ Sh dlgD ._ ~1Y w ] em I Ana _ Nu I n F 1, a n ~y da nA h 1_Ji4dnuNL J:II Lil1_ -Jl6S --'S=~-- kh.._.ll}aIL'svN : V L4P. _ _S1 ~w5ts:<rt_.., Bwil_.lc..nr,r a3- . Ubl... __.~ni BY++aRn--.. Ftl'LI&10eC.p_ -x'R x'10 _~-D -~-~+---- _194 J~ .... lea_lllaVVUlt _JLL I"e _._Dtd ~~ BW~w'ao.-. LnR. _1.EA86L. ..~. .Jd.. _9ffi. 1r4:Y5ffi-.. ~IL_li41fAGdL. ~ _ L'@. _JL42_. N+~z10D___ _~ raaa+a _Xm~exJ616W11. _ _ 4amta>r .Llexub5.....~ __ __ an n.rRw amaL - Mandatory Measures Checklist: Residential (Page t of 2) MF•1R wra I.N rwwwxwwµannr ..uw.mw..rw.wa~w..n rw..~,. w mww.-wwenw.nnarM ..,.r M~.r w.M+.Fl, ~.n.m.m.r ..w. __ _._ " °e°A1'~r ESCRIPTION wwwn v~ axe mr Xq_6+1a a'"'Ixv` u°'r _ ~uPdinp EmdoPe ~ecunf __, ,., _, ~ _. _.. ..... ~;ww~l .~ _ _ - - -- rSl~EngU w.wywnww~w„w.,„rm.a~...w.ew I ' .-7'iw w:new.,...eww.,.,~.v,..o.wn.w„we..w.rn,~:.» •IMip L] N pie _.____ ._. -. -- U else ewx,~ww.ed.,,..e.».r w.x.w.a..n.rr ..rwrn...l..,n Ijil~ nwNa I ~ ~w . xP .rw..w.r.x t+ axp A ~fax~r N•x YwrrvrYwwJ+M __ -~-- n 1 x 1 xN " nh __ _ - - -- ~ fian„ arnnnNf+gnar.Pwx.r pu nN'n,r Oa+y~ LJ ~ ,ww P, e..~.: ~ w ~,~~., 1 SDace Condltlordnp Water Heetlny and PlumMnS ByeNm Meuuro r ~ ~ elex _ _ _ ___. .. - ne.w, ~..w.. ww=,,..a,--------- --- ---- oxaw .,,er...,r ,e.w Nw.b. ~w:n:,x „wr..Mwwr ,,.~ ,~.~. ~,u...~. rr..,r..,e........ ,~ , dr~o, .,, aarn«.~r,ewr s.wna~~xrow.vaw.~w~ww . rrn.rwnr«.w~r.,mrw~..a.sar.+..n ---- - -- --- ~ e.a, =---- Cert~cate of Compliance: Residornial IPart 2 of 21 CF•1R . h 1 i~ ^d nr. NVAC SVSILMS nr '~ ^r`u liul JJ 1 1 l li f l d Id° b I A a I L. }~.I 14 - I ' ru nl aV_ yF 6h hhtA h u.. 1 I I, w. em. uuNEw,.. -. r1uFtIL. .....,~_ l ... _:alul cwLnL~:L~y.Wm.... ... .'~Jillw I~aL•r.uL'. . it IW~'i.. Ifr4S~w.. ... naia ytlF'1 e1 Y I ~ r 1.-.' ur W. ~~w f tEHt L_'Ir_ r`.Y n ~a •. IbiraJw____ .vim ruuhAl~.-1 .r144 YJWYb'.:uWw~-..._ rninm0...___.._ JSLLSLY_-,,. an...._...._a~_.. 1WSYri-. ue1C1uWw_...._.._ . wnrtnxeanausrsrFMS hw„~' nl~ti ee~:,y,F„rl L.liw~~,l 11 111 1 La NI 1 I t 'I. dr L ul 'YnWtn L •^, _ twx.rwV !LUaWL ,, A ' LI .... n ~~ r .L. ~._.. ___ n.., ILrIEVANIIS .. - ~ ..~ :[. 1 LrOMPLIAMCt f~fA~EgF~X ~dmv a+u e:++r. r ro^i ~..W .rt a• LWrar Re)~rk nb~ed lecvyvivAl p~ N I11+W Plr iir rcn er NT. ~ Oetly 0 ~ !.w U teywrA h r w - 11 w.~tae. - 1AIeD lt4 d[b. I Llh I aY.F lbi D Ctluaxi _ _ PrW u.WeuavLVt_ _. IJ ' 4Lx.f Lnd_WnJU.. _ •YI ~.NYgC1.+~b_ _ ._. fel•I 1.kffi1fy' _. rl( fGlbw.twb ..._ _. Lir V ~ , ,_ e r~ ,~~.. Eld xxr nnl Agar y 1 Hl n Ir E _ Pdtl _ rel+pY . e LxIRIWmt 'f19Ba]la'IW XIx nIC lalaafYfl _. Mandatory MeasLnes ChegkNst: Residential (Page 2 of 2) MF•1R ESCRIPiION ~ _ !'~~ _"_ `:p I Jd'm],Palxl I)~Iflunh '1 IA r_Ifl Jl _ _ -- _ .__. __i h) E i ..~~..~.,,.,~.rwr,,...,~,. H.~.e~.w,r,.ra...r ~ ~.,w»,.....,...,, j ~,~„ a r.ar,n.w,.,p.„~ ~.r,,.,~..aw<, w>~a..r.r w. I ,m..w~e.,..p .,...,, n..w~w.r ~,n.~, _ .._-__---. _.._.. ___ ... ...__._._ . _.._.._... i ul~re ~,r.,.~r,..~.n~~~.~~~~„~~w~l~.~..,~.~~.~w.~~~, ,I. a...~,~.e,^ ~J L , w,..,..w . r w ~P:~... , ,.,.,.x . ~.,. _ _ ~ (I u«_ __.._... ..... _._~ Liphtl gM nurow -- ,---_,-- _ -_ _ _ _ r ~. i~inu o~~w+~rv u...:.eua.r~.~.u,a~..u..~~.m..~.n xr.,,.~ro.~re~.. .n .. .. e e w. n :.. ~,,... I. I I» x,. ~. ------~--._...._-~--._... _--------_ .-- ._.__'___.I (] Lar L.~..~r r.. -.. --'-------~---.__._. _. ---~--.. _. .. _..__I ,~ r, r.re.>o. or.,w.~r.,n p.r nr..„aaw eyyalx L_-------_ _ __ ---- --- - --- ----~ N I ~1 1 .~ O ~_ ].. ~ O O O ^~11 ~ ~. Vll``~ Q V O ~~~ 1 ~ ~ Ern W ~ZU~ ~N 0 _S 1L. N N~ U S I ~ rz~r ~_---- _ _ 1 RChbM BV JJ1 ~J ~~ N 0 N iv N I°,9I.UFG N91':~ir<cHpl'UL~ N ~+ 07 ~ M ~ ~N ~~ HU ~ rUn o m~aai D Z g a O ~n ~ a Q ~ ~ ~ ~ d d ~ ~ r QUIN Gl i. NUv c y W ~' Z ~o Erna CQ o mV U ~ d ti ~ Ea aech ~ ~ o E r r.o • P~ ~ ~ ~Nl.~ax~uu ~ ~ ~ 2 Ul ~f J ~ ~:,~, t ~ N~N~WJ10P7E ~. ~ U d ~~''F C_Al t Q W 1(~N _ F " ~I n V NNZ LL Z 0 0 N 0 An ~ ~ O O Q ~ p ~N p ~ m _ °I - Z Q ~ Q U -~ a ~ =', 0 ~ 0 0 _T Q ~ o ~ _ ,~~,~;~~ _ - - =-= =_ ~ ~ ~ ~W~~ ~ ~ ,.U,, . ,. ~.,,, ~,.,.~a .~ ~. ~„~~~ a,~a~. ,;~~~r,o., w~ ~ 40'-4' ~V (E) FLOOR PLAN SCALE: Il4" a I'-0" ~ -- N, ~ ,,,.,.m, e,,,, ;, ,s y~, M~.~~" V ~J i~mm ~nw ue r..a .mw ~ 1:~~ w .im. ur ~ m nn.~co 1 ] ISa v~.~n R l t i I r/,nue ~` ~'~[ N .kit l.mwuµ`.t lJ:."~n.nuw gtwi ~: -').L7- ~ _. ~_.~,.,..,._..~.,.. sue; ~sNOho . nrn. ss.u r:mum.a~am. ~ i<i - ~_--~ On.n' t.T ~_ _ i _ ~_ {T_ ]-.. ~a -_ " t ++_ ---- c d SInW .. • • FIRE-WARNING SYSTEM lt9s smnb Dnenpn one gpNatk,;ryemL , 3109.3 6vinke dekaun, 710.9.1.E Gaunl. DwaWnp mdn, anBepnk midnat sk MIU a Ivdpinp Mute guem rppvR foal em acd for deepinp pur• peso shdlhe pmvided Widl smoke d<mdvn. DdEaak slue Ee kaWW ie acwrJan<p wish the appowd mega/wlusaS iawc HpK SI0.9.LS ndampaa, allrageps pr npnln w Grope R Orpn• pRACIn. Whtp m! vHxllipp 0(Ap Iddllimy d1uNm W Itpph ro a Group R (luppmry cxaeds ll,pl0 s4a a grmins saPuinq a wtenaam molt Deepllq Imsms ue addeJ a aeNrd in erko lp{ l3smp R fJtapewiea, mmoke dmeeton sAell beivaJkd k wmrduwa wIN Seabnz 7109.1.3, 370.9.1.1 avd 310.9.1.5 of Ihls etaipu. LXCDnON: Wgnam DemnWrw/vaaa CmeppUm . avry an enmin aamrM rwWrwamr alakknNm. )10.9.0 Power wpm. In nmv vomlmcdOn, ralpind awoke derma aAvll re<rive heir primary power from lh: beildllq wi fµ whee spcA widnp k served fivnl a WmmerGN wurce aad fhall M erryipped wisp a Wnay Ntkup. The dowel shag calla sl~l when the hllkries arc low. Widnp shHl he pamaam kpd rllhvm a diaranaalpg awnehaher thw IhOU IegrlrM lawa~ cm plaleai0n. 7mOk dmetlwa may M wkly homy opa- aWwhen ineklled k nkring buildings; a i0 buildings WtMm wowertisl poor; of ro buWUyt which uvderyo vltnniw, m. pain nl eamaoaa rRgmnee by Bemm~ 710.9.1.2. 71R.9.tA Loapon xllklp dwelNng ttnNS. III dweping wib,a Oetttlor dull be Inpalled in scab akepkg room and m a pOW angrily lxrttd in lla curzidm 0l un givivg Wearh kp rt arupmg areA. wMn mt dw<umE uml by n,nn mw m1¢ dory uul k ewnlings wide bawsknu, v delwtnr sM11 be irv mIIN On each cooly and in the hNtmenl.In dwepigg uNbwAen r r ahvo be imtslWAPenIIAe uppnl¢vx, exalq mNewhw Vs lawn level anmila a akegng uea, a delenol rhea h NproHtA n mnr level. Weal slapinN nwrni arc ono sppa level, UN d- ecml>hull br pluttd n Int rellkgof the upgt Iwel in cl0repmx. irmlY N the slehway In dwelkng Onitd when the soiling heigblof loom apnl In Inc hallwe3.'ervmg the kdrwnW exsads Ikal of dlr nepwpy by 2V:nnR:' (6111 mmj w wort, sngh JYlwors ahHl be inMlled in the Anllwxy and H IM od~xl-,nt room. Iklecmn :hill wand an vlurrn aud'bl ' ITV p g nt u[rhedwHbnp un¢-n wirL Aty me r: 310.915 Lmtak r n m l y dvNArp upiU, eongreple neMnlm mlJ honk I N' cy dwellugunNl howl smks end a Mtd a W enng¢g d laplog mwru aelwmte tnalxl d n rg II rm akrnpmann, sle plL .W1m tl P7 Ih ncB<it uy dwell inA n I I I ~ coon oppe keel cot detenar snail be pin d 11 Ih I R ! he upper level k eluu prOxlni ry ro the lYn and drdeler or snail wuml an alarm ndF bell` th^ the 1 D g,kepOVR roOAnainlnwM(n lair Wt&nl~a m~ x m I I' I„ 5 LI I _' 1 I„r I ~ a Ic p s v u X IP I 1 I I I I a. I d I I I I A II N I All e p I I I I 'I. b) m I I I l 1~ I AI p g 11 X ~.I J I I _ I I hll~ I n ( I I I I D . n. I I I n I ro L I I 'I 11 y II h T I C o f M1I II 1+ I 1 -'r I I Jp lllbl I l r p I I I 11 "Ipln I INn-~ b I ~ I pry 1 411 o ~ I g v I I I t,e I II ] y l I 511'_ M D M y I' l y b d tl IJe fk r l a Ile gm an snl,t rxam+,d Y I p, J IXIH I I 1p0 1.1 I' ' I I I p W. f S I iL..7 I Ica 'J. hII .IIII a I,e the pu I In, .con n, nfr rs .T4c F,II ,I,,,, 1.1,11 comply I ~~ I 1~ I'I:"i5err aaa p ,I eno :.ne"r Yp mm ad, rm <aJ y p d1 I p , n I ' d,.. n Y _ ,. 'Ia I.. L s,ll ler IIyJ rg..l at,f I rl'.ew ~..1. I I .: hl d M'' rl ` d. d d I :I n1.:1 dv'tl m 1x1131 a Il,nr Ir,rV t Mu z 0.erUJ]Ua .f mr awpvm Wad J n 111, I J Y' h 'Je I d a. xn I „~ nd fr^ ~ I~ nby 'n^mr II I I I II U I 'nil I I n.IU nd x'M "' I J I II II I 'h 1.1 N ~ nyll I I 0. vh loq as n tt. Ill n,v I'. Il I. unu hv:atl t.%.IUa) I.i 'N h x I A~N , .J 4 U p ago ad lD,. ~e'nr ..,r,.., r '=tw rr m"~, n....r ,r,"m, I U3 I. I.an lilt. z, u rz N,g J.ss of m^arr par load veil Iw~,Jll,g: iLrl r~„t+.xU mi In:lnpl Ne wi,Vnnl cot tlr`in •r:l~: nlAi ,.. '~Nrh<vr cop - n:t isle ~p~r,;v~+njen S~.Wlnx rWU:.r erorytl<J ni~xm loo l~/m„r l:,.II 'it fns ll'8 mn,l. x'hrrtalonAivg nnu an noted a. u•..I ~n,~~iUua<m te: pull mhall cal same Ilse Ict lieu"Ilm•n.::e hr leis Inv, ens I,a1,'~ilf r ~uirN w5dlh LmUln" ,il m, I con,. m,.rlnm ql ln,c ul nu .. I., .. ,,.,,. ~~l Id n.,m Oren .-loo gar B. ro, ~,M n ..w cmw u a.vo,M.r :raro,am.x un Dr.,.Dw~~~. ~:m A I,nlli~~Y~nu~n,~ ~r,Al~vrvn~ d:.>tm'nall wmDIY wUM1 the le,rvi,.ne•A. m ~....,~,~~ wolJ Iz ~' c N b b m 31'-A" 18' 0" P E 8,~" T-d~ . . -- ~ i ,. s '.>c 8'-5' ~ .. ~r~ .XO = L; A j~ o~l e a b ' - ~ I ms W / P n. W T 3030 • rEMP i _ _ ~` TEMP: i ~'- ~~ E BEDROOM-I (E) WALL TO BE ;yam I ~ (E) ~ V I ~1 ~~ REMOVeD It~"'OFfICE~ m ~' ' I~ BATfi :I. FAMILY ROOM N '~ ~ ' -- I~ 2- AR GARAGE I:j ~~ _ - ~ ~- ~ ~~~~u~ ~~ I I !-'I `~ ~- N ~-~ 2868 36" 36` ~ ~~ Gim®.1 ~ '~LIN N J f 6 I. -1(V~~~~ LI 30" rCAB UN~ .11, ! ~ 518 PE U() -. ..~ , 0° 3' 8" 6" _ W.BD, III I '~ Cf ~- C ------_ f61 ~~ ~ ~ ~j ,I ~ ~ ~ ~ _~~yl • I ~ 28 CLOSET ~ 'K . - ~ REFn ~~~ I 1 I-3(8"5.C IRERATE 8'-4' '~ OVEN W, z' ~I DOOR WI OBURE m D ~_~ ~ and I~ b 868 O m (E) KITCf1EN 0 pL~ppp ~ N h N P R ~ STOR. o ~ ~ ~~ 8070 ROLL U D00 (E) LA - i x I eo7o R ~ -,UP Do - (E) BATf1 ~ '~ _ ~ ~ I D'~ _ B'.~ $_~ 3 a° DRY (E) LIVING ROOM_ I I C 3 3 1 4030 ~ '~ I d-6. ~ 8'-Z" (SA,I ,A~' ~ ~ ~ ~ E7p4rginpy Ester Wlndew for $leeplnv goons 199711P.C iO.I'pn?1U.a~ f 41'. a el. r p bl ae:9,7 sapan (eel AI' I I p bl wdlh' 0 nshes. 7 st' 1 ~~ p bl h¢IBhI'.Ninches d. Madmum 5111 ha lnl anov, Oonr. do Inches 1Valer HSpH!$Y_~ShOr nq 1 AU? L PC SecbOn 510.51 I w p: nuLpalmnwroronnmmipnalow¢ronnmmolLt m IwO. $ 41 I In.emamnlmlm of lour m<hnsaUve lhB wnlrvls'xlh tot sbapDlnp. Undar~FlnOr Cl_rrancyAytess and VenNlaGOn ~197v 100 vcd>n: ~l~ 1 Crarenta la, Glad wood: m~ll indm l5 nthBS IR}Jplt and I''Tthes I) pl Jer. -, GereuLln under-Moor area sh011 be arvvlnna vnlhan~mimum , B-n<h Ly :finch opening. ] lmder~XOq~Droe shHl De venllkled hf oDenings olenel Brea not lass tnror f II AnlHly IlndOr~Roor elev. opelJnps shall h. crolerleJ by melel mesh xilh 1.4 McL msamum opening, I' I f d I ro'I wJe I J?l^1NC Secfpn~ ,OS Du 1. GI .np' I B d p ss doors ' cop' r A Id' ppnnek el slulN dross Ont than I of d ] GI 'np " d M I surea for hol tubs ,In' for qlz t I ma wmmm a~3:bowem.ck:mp nwPl enclgvlrv N ...nmpammnk kvs Nan 601nrnes ab we tlm n 1. b. rl.lnp In pa,=I: aalacemtvadoor ku na2l nee arcand I ^tlxr CU'erhos anovo llewp llnB turlaca. 5. V ~np In panxswMchl more mun9sp,ere lent lee Cepom au Na, 1. n nour me Wrpmaler non JL tors anus ma AOp, d 'Mrtl suUete Wlhn JB nl,has ncivo)lally of Iheplanv. Fgei o_,-j L;rL A° 1 D°°r 1UATVBC Section 100(.9 ana 1001.1 A) r~ (E) DINING ROOM Q F.P. ~ ndcorvmyornva alamm~e a•Ip,Ynr moo •ne nooc %o.'a<d rlad0od M 'BOVer ma end.nB ~ Lfn m,m 6 h lenp n In De Altrt'1n n' tr„s'al pl Ihp tnJ np ~... Lae'ro In~ xmnmlessmamm~.nampnnadxl , '~jy~OrOC: m t anwar ' EXISTING ~ PROPOSED FIRST FLOOR PLAN •rlae s¢r 1 agr Ee~nmr or Nauonnl Ekc ore. ^o a or o .. SCALE: /4" = I ,-0" ke9ua0r 'Lv.tllgll!Ij g!AtQlaCl~uIIeIF !n^_ If;+9F NCf Ar5'cln :i D~52 1937 UHC SetUOn 10011 I. ~9hnE.l9mlm room a'Imr~Bl9am,L:oa.mem.cuk'~t!DLa>y. atPn~.u~,A]~a'a~1M'. 4rawrtd ¢dl aoolway anall nD; De ~ygu "D~to°m.lsva9.gyu,eQ .¢It,: °o P:ml ammo I;as mwaltal nl w;aln ¢ndaleelhlncnatmntgm. II ^.Par! tnnll De less Iran 91ee1 Iron an wllel In iXal SpnfP.. CLOSET Revisions By V'1, .: L., .t h fV+ h Pa °p ~ ~ ' y~ V N a Q CJ ho N 7 w9 T I rr, ~ H U F" Gtl O Ica o Q o ~ Q O ~ r-I I F" ~ ~ " Lq N I A v z ~ y G ~r ~ ~f, rTt v, ~. P~ Q UFO a..1 i . W C o ~ I z 7 y N ~ ~ ~ ., ~ [ -1 , E ~ Ir~,'I ~ J J ~ O I"IN"I U N G w x ~~ ~ ~ O ~ O ~ ~ ~ I¢ '0.1r°,a WALL LEGEND O IXISTING WALL ..... EXISTING WALL TO BE REMOVE ® NEW 2x4 DF,M2 5TUD WALL WITFt 2x4 DF. 5TUD Q 16" O.C., TYPICAL. ~~ VV 0 a~ 0 ~a a 0 nUU O ~~/o~~ trt l"J!/ u Dote: 9-10-02 Scale: l~1• e I. 0. Drown, TT Raviewpd; LG SON' 218349 QNJ Snaets ELECTRICAL S]'hIBOL,S: 1IY1_ n[ncxsrnlln ',7 EIONTSWHCII w~ 1-N'Arucxrswncx I rUr w/UI.nF.NLR SWITCH I j IIO V,DUPLEX OUIIFT N'ITtl GRODn'D FAlll.l' IN'TCkRPTOR ~-P,~ 1B1 t'.OUfI.tT, )EY. CIRCNT. /~ I ^; N'ALL MTB,INCANp[ACENT LIGHT n% ~~r WALLAITO, FI.VURFS[F:Yf LICkl1 FI.C 1, : EEILINf: nTII1.INCLNULRf.EN'f IIDIISV. ~'/ LIf,HT FLYTfRl:. '~ CEILING, FLIIJTl M1 U. Gk HAUST FAN ~r fEII.ING FLl'bH 9IfD. EXNAI'ST fAn Wt FLIIORF.)CFN'T I.IGIII FIY. ' r.Y«-( ( l1LI,V1; M IU. fLUfIRFS(:ENT I.IUN'f FIX. 6"NECESSLOCLII,'U fLIiSH All U.l',LY LII;H1'1: ~..~ k"RECESSCO CLII.'k'; iLVSN nTIU. CAN LIGHI'G I--i~j ~[ II,VUFNC.NI,YLI'FI.UURF.ACLNT LII:II I'FLY. ~y >nIHLE UFIfCHIN~IIYI. N'lXAI I'. BACKUP. I.UCA'IEU I,V I:A tlLU NUOJI d11AI.L0U'ISwI'., XUl'lllAl AVII I OPOF STAIH('ASL.I %)N HEMUULI: \'kNIFS"IlA YRIIk IDI;'fU E[Itiff, AC NFEUCUI. .,: Dmh ESIL ,_,r .r,r, .:I'rfN 1 Ile. I. 1 h Af NN DI ARI IN IlN NLVI TANfISN'I'NU XFN xI tl 11X11 'llL l' RUI rI I'LW'NONEq {NL'. UI UHI II I k1 1A U I Yk 15 111 1 U 1111.11 PPOAI l xAIN 511h 1. 1 rl II' Nk UfH I L. YF Ih'I I I H N I N. ,. 1 4 11 'E I'1' 1 IYHI I F N IIUI [NI (fl.'INI'. 1 I) I II A Al U 1F IlX V'X( UI.. f UUI 1'1 IlU.L U I XI 1Nt rAhp In F "II€ B 1 F RJU I ILl ,1L le.l All II L BAI'fEN1 SAI u U! fF(TIINS t 1. NA(H 0lIlNUUM { UIr II IIJ 11'TNIUEH NI NIxLII IIIII'NIIIIAR IlLNV All O A II 1 U '. NDIY fll PD UtS'S1f ILH: I.fl.:t).Iw, ul uu NURlru:l m PI sxkn e rl 11 II LN'l 'IAr N LI Xt AFFIAG IIIIAIkXN.NEhI' I. BfLI 1 Ubt ]. N IfXIIF IFR VILALLXNEI AIIfALLI k fHUNfUi 1 IN 11} 'll Pa Ux IILI TPOIY T)NITHIN TIU'OYYEH i g UI Ikk11U M: TIIIRUI rIIStlR11CA7 UI IFRNUN I'llf I. IfP 11tAP'{NCIIfIN I(II arEU'I'UAIAIVIIIYA 51111AIIIAI UII NI! lYl IRU ltlll (k M'RULS. IM IS X. NV VI bA1UlnNAILI IUl(CAS XNSEpHNI FYHU:A7'IU II! k 111! M I N A NA(XUR11I (IA5IYER L 511 SW AnU Wa. v. F(IH PIP INICAL YANtI If fYl 0,1 FLUlIN YLANI)1 PA Eta YIIAI I r 1 ITV LDOATLI Ir tilt 11fIN11't HF! SITS If NI'I'ABLf. 515n Nl kl l 1 UIIIAY II UIIIF)[L Y;Ei) IY.N 1[t III TNATxp NS ILk AIU rBEPN 1VII tI 1Tl'IIA 1'F 51PNN 71 RFAHDPNVS IPI NELIHY V'IVEII IIYL FALL VIlI UIIN51h Uf (.ALk Nlifp INCI. UN HINT DNANW CUYYER 'ff 1Hl fIlI LS1UE0P THE BUILUINU N1T11 TNP CNU UPTHf;PIPE. ' ell alllpf. TIIANI7l1 NO FT OR LFSNSIX In(HESANUI L'1'IIE :NIi %IINifN OOWrNANU'fIIE TlRn1INAL NU HI'I t. unlYlnlADeD II. NYIi of { IORCC AIR fl RNlCf SNALLBE LIICAi1111N k IIII: YN )VIDt AJnAfU"AHN If CLSS 10 A('CEbS TIIE YIIH CI'. '0 T0.l[I Ali INCH WIUF PLA1'IUMIY IN FROM (LN S P rIYPNIr fO kAII AND CYPI IFS AL(LI IICAL AT INL YAU NU A LI N I N II [HEU AT Itlk A r ENS (NFNNU LLIC ]X1.1 k)EE O ;I lR! I I-0I (I f AXIYf lA )HALL tl! AY OTNEN R I ALI ItfH Ylf 11 SSIIAII RE BY 01 NYRr. 11..4LI Flnl HNkQINRFMFNT55NALL BF, AY OIVNER ORIII'11EN5. C n. YkNl)ILET45HAll BE l.a I;AL, LUN FLUSNTS'YE I¢ SII NLN Sf ALLV.INU TUH ENCL09UNLN MIST fOM1'FOgM WITH ,1 TIIf: HEQ11Nt AllNTSUPC/11,16(IlAIIOLISQ In)111NE NUI U7' n mfr I1 MAVM1,111 INTR LFVL'L C'l1ANfL AT UOOp 151 lYCkPI II' ~ S1 Al1UAR111AtU rTl Df 1N(SI DU NUT SN'Ih405 PR TIIFlOY ffl'.Y 4Y1 IP. CL 'S U(IOXY AnD 5V1NWWnSI'B7ECTT0 NUALtn IMYAC"I' M1IlltiI HAk'1: X.1FET1' GLAZINf,Ox YPOTECTIVEI. WLL, OR Y14rN XIT10 ' 15. MFI HYNICAL VENTILIfIUNSl'g7LMSMUITSOPPLY SI:NANG€S PFN NOUN IN DATHNOOMSA,VDLAIINDkI Rf10Mb;TWU CII,SN(:PR Yf p IIUIIk IN UIN£0. NABII Al. ANF.AS. lU. Px(npr nunnG elPmvminT surnclTnrm attr Pl'QI INFAfI'NtSVE'f fORTII Ir UBC 110 tl f+.J ARIIVE FLOUR IHQbIxEA¢vt rv eA.lulu rnl nxt 4 11. N61'lIT OP (UMBUSTIBI.E MAT EPIAI. ABUYP xITC'NFV xANl;4: riHALI BE m kUNPRI1TLCnt DI / IPRUTlC'fiLIUBC7, 31. ALI. F.YTF.RIUA RECF.PTIf ALS, f..ARAGr. RECEYfICAL.S, AND RAI NROIIAI AF[EPTIC'ALr SHALT, NAVE. f.RIN NII tAll:f NrrR(cPrxx uxccrr rxxre(rrlon.Nrr oak iJ t5'ALL)l''RFACE9 BF:HINDCERAM1IICTII.f UP UTEICIt FINI.VHED W'U,l n1ATERIAl.S SIIALI BE fOhSTRULTF.II OF SUTF:RI.U. NOT AUlT0.5E11' AFFECTED BY N ATtR IIF f.1'PSLWI BIIARD 1.9111 tlE IfrkD IT MII)I'BF .AYPNUS'ED W.B. BOAAII INAIAIJ.ED AI CVRDIYU TO UBf. 351 ST.LYDARD51 lA TUP UP FDUNUA CION MIdT tlE h" ANIriR THL CNUWN OYTHE SINk F, I, 15 AIL Nf10F C01'lRNG411119TCONFORN 7'O1'ILF.IA IESI' STANDANI150F 199111NC. lv U DEIISLOOR ACCF.W.IA ,EJ"C'I,EAR N'RNOI;T PIPE UN INIlHYLpANCE UN('123U6.34 11 PAlI11UF MA)VYkI' 1'ENF.F.Rti 1'IFS ANB NATENPNODFIVf. fVYE0.Nl: AS REOUINEO BY 199:I'.PC UOJa1Wifi.1! 38. NEI L5br11I.IURIS LOCITFU ARO4E NB StlU.L N! On A f,Ffl CIHCI II:' 19. THE TUBrSNOWER V'ALl'ES SNALLBE PN}:591!IIE BAI.ANClU AND 1f1E 1'EAIP, NA1'ING'SE7T0II Dff,BF.F6 UR LF~R, UYC NEC.a1X. Revieione By" • a • 3 I'-4' ~ 0" - -- 604 C5 _ - - - -. 6'10" .._ ... ._ ._. ~ 604 CS W.I. . ~i ___ ~Y} BEDROOM-I ~ N BEDROOM-2 o I I'-6" "' IA _ /" N 10 ~ / b U I N® III-10" 9-tc I ti ~ ~ ` 2'-10 3'-0" I a ~ ~ ® DN. (V ____ 1 3oa cs- FOYER ~ Ep ;~ 6-8 ~ ~ I r T AC -r ~ 50 O CS r ' ro r- _' ?h r { (N) OWER ROOP ~ 4 I I - ,. ~ N b : ' ' ~- .' "." ~ 4 .. 4 4" 9' 0' -- 9s8^ I 3040 CS ~"~ k~_-- 31'-4" (ADDITION) G 14.? S,F, -._ _ _ _--- ~ . h~ . i.. 412 ., .. .. ~ (E) LOWER ~ ROOF __ I . ' :. ~ . .- _ o . I~ ~ u, ~ i I \ - ~I r 111111 I. iJd,~ mf ~ ~' ~k N RIDGE `. ~~ ~ E RIDGE ~ ~"~IZ 5:~ ~_-;. ( . , . ~ / '. 1 ~ ~ !,. _ / _ . , ~~ ~ ~ . '. . :. : . _ W '. I ~~. '.i - ' ~ ~ ,;: `-' ~ 1' - -- ~ - 4:12 sLOrc I , ; = : .. _ .. - I i, ~ _ - I ~ i ~ PROPOSED SECOND FLOOR PLAN SCALE: 114" = I'-0" '~, ELECTRICAL SYM1IBOLS: ' svm uESCAlrnon k•1 I urxrswru:x I ~^ d I l~W'ns'LIGHTgWITfH I I J1 ~~ wI DIMnIERYWIICN rY',C IIU r'.UL'PLY,x (Ill LE1 ~~ WITIICROI'UY,x11L1 W1'xRfUYfU0. m :!U l'.OLTLE'I', flP. ('IRCUIf. I ~ (~- N'ALLxITU.InCAnUUCEn I'LlUllr Flx. •f ~ '(;~' I axu.l.7nar1.LDALSa:nlhlcxr rls I, r:1:ILInf, hiTU. W['MDESf.LYT IIo-IISY. I [I(:xf rlaTURE. '~~ CCII INU, FLII5N M'rp. LYH,xLS'I'FnN I LFJLLNG Y'LbSN afl'D. LCN.rIIST Pah't\'I I ~' ELIIIINFGCEN'r LIf;ILf FI.C. I ~ r~Fr-- ICCn.nr.eru.eLUUaESCgvrLlcxrEl.e, -~ a"kI.fESSEU f.Ell.'r; PL1.111 )ITD.I',N I.II;lI'I"f: ,J X"kp~l'F.Snf:ULEIL'(: Ytl:mlxttlL ('AY lls;ll ('I: .~F_- t IIYUIR(,sUlwEI ILIUNLV'En'1 [If,X'I'YI\. $J I 'Ir InYI PII'IUN IIOI'. NI-sl l'B ALY. L s:{'IEI I i BFUNI UI HsI Lf U'C IUI'., '~ B "170)1 411 fOY UI -T:UR i k 41 NRI IUUEL ll klll'slfl YAU\IpL I'O F.xI\II 11 \h'I;UI;U} LfLpusE_ ._ ~_ 7 wJ'CCHb~_-- -. d.7U1LErs .. {. .51N63 -~I'I L'; 64E1i ._.-- _ . __~ ._w~rkESUPpI.v_ LN~x ..... _ .... ..__ I. 71{IZTA C[ILU_._ _. _.I d.!Nrh~,NERI~ay~xA1+S11E._ .1+.. _.+ -P&NSFU574 UYIk5S__. .c:. i2 FIRE•WARNING SYSTEM 710.9 5mu4 Uelalw r,pd YprvnWm' tiratems JID.9,1 Y ke duM 71D.-1 l C 11 PrW i 1 pltp I Jeneel xMl Aorelw dyrlgl g laon'IA^ dl Ieeplppw- pnstxnlllheps Od'ch x t .r1 asshrubx uxotlydmazcnrJnnet thlhe epprasW mum lulmelsl suuo Irons 7l0 913 nddwoes ,henllme u rep+In m Guup R Oxxu• panvlu Wlen the vvluxw of xn add rr el tr,non ar rtpar ' a urn pAlkt:p xw d llpxl d pt~ AesnU I n I ping - deed d- 1 ' g Crw p A Ott p ne . ,ml. d I Iwll he mlelkd'n dw IRS T1U9 t3 flit 1 ,nd3N9.1.9 or n u see(on E%cgPnUn Fret r, M A u +P F(xau~ Ma-Y 0.e anmly lrnnrh ry Ilb' ' d10.9.IJ hnuxoerte. In wssl 9.~ Lc deltrnr I u Inarrrmnrypowtrlnmmetta g't egg w'ne n ' g' ,rr"ee a°m , m nmerwi ,na ynex ht qri ppta Irmlery nntmp. Trad<w-orddl amiu !peel wl I L I I W' g>hnllh pUtmvnenl+nd wuhvel'd' g 1 IA h h q,adfwovar- DASY1 LINE INDICATE not pa rc gin. h t a 1 'ro y n I ly mlm,rnpen WALL6ELOW xredwhrnikllod'aexrn'1ogrolJ'ngt,orrnhuldmgsuilhrwl teal power;ociv bvddinge whlN undwgu vhm,dolm, re- ps unm Wdidbm regulema by Secllon 31D9.t.h, 31b9.L9 Leuxvn within dwtlAog uuia. Ndwellinq mib,, aclt.tar shall be innolltd in euA sleeping room and ,1, poim ttnV,lly Incuul in the muidw o1 men ginng uvess eo orx sep e sleeping ora. When rht Dwelling unit ha w1n rem au nary e1d in dwtdipgs wins IWSertwnD. p atlewol shHl he im moped nn tsvA ibny' eW in lie hutm<nl.In Dwelling uniu whew sm0' nr naumenl utplil info Ixu ar more lerelt, the mwhe dr Ict'or >nll: ht in'ItAed an 1M uppm level, axupl Ihxl wnm Ua In~><r ItPtl eamnnm. aktpiry mm, a aemtmr snnu yr iulaW.d wch Ic.el-When detPing nwmt xrcm x, upper level, IAe dt~ ac shall brplarcd n the s livgnf rht upper Intl io dot pram miry r0 Ne sl,uw,y !a Ouelting un s where rhoceillvghtigel of a mein n,en w the Railway uning0e ntdn.ame exueds InN of nrt hullu'sy Uy Z4 inks (h10 mop m mac, smoke dulrnuR shall ba insulted in Ina hollwvy xIW in Iht udjmenl room. Dmeciws sAdl suuN m alum mdihla iu ill xktphlg ucu of IAe dwelliPg uml n wlllch They erc Imxr<d. dldses Laadon m emtk,wr awtnlrrg p.hx, xmgrq,u raidebw andhpW,, In eNlciency dwelling upiLS,hmel silNs uId in Lo1cl xnd cangregaD ksidenet sleeping rmw, dtacmrs wMll be luuwd on the ceilbq ar w,il of Ibe win mom a euh slapmg rrom. wAtn sleeping Irwin: wnem,a rlrnmty ewtu- ing unit yr haul sane ae un a uplKr kvel, the deucrot snail h pleted ,I the nilinp of the uppa level in close pr-ximiry to the wry, WAtv,nutltQ Ik delKta sMll munU,n dorm eudi~ Me wlrAin au sleeping tint Ut'Ihe dw<Ihng Unil w wngngue sn- Nence, hotel tusk, pr xltminR rain In wAl[A II is WctIW a rkr. prDln' ~kRlwry' L•r4 ' \, r?L.:J :..% h N hh M P h ~ t` ~ ~" ~ U .. o N eU r"'1 FU F ~ Q w o~ Q ~ o Iti Q\ rn •a ~ W Qa A U~ ~ ~ ~ W ~ a~ 0 U~00 a~ ~ w ~~ b z y N ~ ~ ~ ~ ~~~ Q 0 .. Q O x~° ~ O ~ ~i~ Q ~ ~~ W ~ ~ ~ as N a nnO U ~a ~~ (~ VV O O n I gO L~ u a r N d~• d H Ocle p_I~92 Scale: 1/4" w I' 0' Grown: T T Reviewed: LC doh' 249349 SnKL Q'l/ of Sheets " "" ____ I Redsmns (E) 2x4 DF STUDWALL WALL PIYWD PND TO 2-2x STUDS W/ DBL P.E.N. FULL HT. AT LOCATIONS NOTED ON PLAN ^~ r (E) FOOTING 0-(E; PERIMETER FOOTING SECTION AT HOEDOWN 8~0 TYP. FOUNDATION~FIRST FLOOR FRAMING NOTES I . CONFIRM .4LL DIMENSIONS AND ELEVATIONS WITH THE LATEST ARCHITECTURAL DRAWINGS. ALERT THE ARCHITECT OF ANY DI5CREPANCY. DO NOT SCALE THE STRUCTURAL DRAWINGS. 2 REFER TO STRUCTURAL NOTES ON SHEET 50, 3'. FOR ttPICAL CONCRETE REBAR SPLICES REFER i0 DETAIL2/50. 4, FOR TYPICAL FOOTING SPLICE REFER TO DETAIL 5/50. 5. FOR TYPICAL REINFORCING AT FOUNDATION INTERSECTION, REFER TO DETAIL 4150, , 6, FOR STANDARD REBAR HOOPS. REFER TO DETAIL 3150. 7. FOR PIPE THROUGH FOOTING, REFER TO DETAILS 2151'. 8. fOR SLAB JOINT, REFER TO DETAILS I I51. 9. FOR STUD AND JOIST DRILLING OR NOTCHING, REFfIRTO DETAILS 6 AND 7150. 10. FOR PLYWOOD SHEAR WALL, REFER TO DETAIL 11A5. , I I FOR FLOOR PLYWOOD, REFER TO DETAIL 21A5. 12. SHEATH ALL EXTERIOR WALLS AND WALLS WITH 318" CDR EXP05URE'I , A.P.A. RATED PLYWOOD WITH 8d AT 6" O.C. LEDGE, P.E.N.) 12' O.C. FIELD. ALL EDGES ARE TO 8E NAILED TO 2x BLOCKING MINIMUM. PROVIDE PLYWOOD EDGE NAIUNG (P.E.N.) TO ALL PO5T5, DOUBLE TOP PLATES, BOTTOM SOLE PLATES, MUD SILLS, EDGE JOISTS, J015T END BLOCKS, AND OTHER LOCATIONS NOTED IN THE DRAWINGS, 13. ALL P05~5 SHOWN ®AND KING POSTS SHOWN ^ SHALL BE4x STUD WALL THICKNESS, U.O.N. (S.A~D. FOR STUD WALL THICKNESS'). TYPICAL POST TO BEAM CONNECTIONS SHALL BE EPC'S ~ ENDS t PC5 Q WTERIOR SUPPORTS, U.O.N. THE CONTRACTOR SHALL BE RE5PONSIBLE FOR 5ElECTING THE CORRECT POST CAP SIZE. PLYWCOD SHAH BE USED WYIERE 5HIMMWG IS REQUIRED. s SHEARWAIL SCHEDULE (BLOCK ALL PANEL EDGES) ' WALL PLYWOOD NANNG ANCHORDBOLTS SHEAR TRANSFER 5Yn1B0 iNICKNES BOUNDARIE5IB.NJ PANEL EDGES (P.E.N) INTERMEDIATE (AB's) IN 2x PLATE Wl 2'x2"x3/ I G" R WASHER A35 CLIP AT BLKG TO 2x DBL i0P R ® 318" (MIN) 8d @ 6" O.C. 8d Q 12' O.C. 518'8 Q 48" O.C. ~ 24" O.C. 318" (MIN) I 8d Q 4" O.C. 8d Q 12' O.C. 518"0 ®32" O.G. I G' O.C. "NOTE: CONTRACTOR SHALL FIELD VERIFY ALL EXISTING ANCHOR BOLTS. 13 ADD ADDITION ANCHOR BOLT A5 REOUIRED PER SHEAR. WALL SCHEDULE AND DETAIL 5 TYPICAL ANCHOR BOLT SPACING AT 48" O.C. UNLESS N071F'Y BY SHEAR WALL SCHEDU PN02-SD53 IN 2-2x STUD W/ SSTB 16 PHD2-SD531 2-2x 57U0 WI SSTB 16 4'-0' I ~ TYP. 4 - r -~ ~ r-~-~ - ~ 51M 51 I '; r- 'y` - - - - - -~ ~ i I sue NorES_ (ttaicnu I I 4" THICK 5LA81N/N4 BARS Q 18' O.C. EA. WAY "''-~ I AT MID-DEPTH OVER 2" SAI ~ 4 6 MIL MOISTURE BARRIER S t 4' OF ~~ DRAIN ROCK ~ 4x6 DF POST. in I ® I s WALL 5 I~ TYP. 51M. I L_-- - I, I ~ _~ I 1` L_ J 4' 0' m I II F ---_ , ~----A LL _~ ~ -- i I _ qq ~ I I PHD2-SD53 W A5 " g~ =5" 12-5 5 0 2.2x STUD W1518 I THREADED RODS IN I PRE-DRILLED EPOXY H L~ WALL FRAME- C5161CONTJ STRAP- OVER WALL PLYWOOD AT HEADER AND SILL LOCATION (USE 4x BLK - BETWEENSTUD AT STRAP LOCATION) ~O~G`1Dr~4~OG~ pdQa ~ ~~G°3~4 ~d00Q ~JW ~QW~1'IUQ~~ L~I~QUXJ DO NOT GALE Wl SSTB 16 -~----- 5 FOOTING 0 SPLICE, ttP. \ 9 IYP. \ S (E) FOUNDATION I / ~6 GIRDER Y ' i) 12"x 12"PIER I L _ - . L----- LEGEND ® INDICATE SIMPSON STRONG-WALL ® INCIGATE INTERIOR ~n^*~ INDICATE NEW FOUNCATIOIU {FOOTINGS) O INCIGATE EYISTING FOUNDATION Bp A ~~ ` n0 VO p® OS S71 a °a ~FI N- om ~` oN k y^I e 0 Nq~ E tl~ Aiy ~ a - u ~ ~ k ~ ~ s Y R v w 9 ltl ~ w ~ ~ O L~ Z ~ O o C'0 H nn~nnnn ~ t` O IEJ ~ O Q ~ C]~ O ~ =U Q ~ UQ J a ~~ W ~ O D Ln ~ Ln Q w ° ca Q: DD N (/) nn~nn ~. VU 0 ~a o e (v) f7^O~/ O Q 0 O (~~ LS O 0 0 u Date y_JD_02 Scele: A5 NOTED Enq~neen i,T Revieeed: R S Job: 249J49 Sheet: ((~~ QC?) of Sheets Revisions DY SHEARtvaLL SCHEDULE IBLOCK ALL PANEL EDGES) • • • WALL PLNNOOD NAILING SHEAR TRANSFER CLIP SYMBOy Tt11CKNE5 I BOUNDARIES (B. N) PANEL EDGES (P.E.N) INTERMEDIATE SILL NAILING FROM 2x BLOCK TO DOUBLE TOP PLATE 318" (MIN) 8d @ 6" O.C. 8d @ 12' O.C. 16d @ 5' O.C. A35 CUP @ 2A" O.C. ~CC~'Oo [n~DD ~d0OG3 ~ QC~~ ~ QG~I~ d aO[~iiII~G°3 G°30O OO [~ [~ ° ° ~~~~ G°~dIQGJ~ I L GEE ND ~C(~OaD ~d00G°~ ~aLQL°~~M91dd 4~G DO~a SCALE 114 10" ® IB~aRNG+iA~ R ttP. I I a B' 0" -SCL_ ~ m 4x12 D~ F. HEA R TvP, b ~/ _ _ _ ~j E TYPICAL,fU,N.OI ~5 ~- ~~ ~ ~j °50 -~ _ I5 u ~~' °~ rr _ mN do I rya III PRE-FABrkusSES II. ~ ~ lli ~~p ,; ~ ~ @ 24° o~c (BV orH~ ~- - ~ ~ ~ I Ii®w~ ~ g I SEE TRU55 ENGINEER) ~ ~ ~ ~ I~I ' " o~ ~I~ ~ PICALI ~N I RIDGE III ~, c° mM '{ I ~ ~ I N a N III ~ I ! I TIP, ~~ ~ _ J I 5 {c[e p W I~.. V'~ ~~ X71I I~~7 ~~~ pW a 9. ~P - i ~ T"'! ~ ~I o ~ I c A ~ s ~ ~ a ttt ~ L- 9 IM. I ROOFCOLLECTORTRUSS '~woTa * '~ 5'~2" B ~ 5'-2" ~~ ~- ~ I 8d NAIL @ 6" O.C. FROM I ROOF PLYWD. " - ~{ ~ ~~I TYP I I I 10 m III W ~~ o ~~ Illi ~ ~ Iii III ° ~ ~- ~] ° ° °o 2' 5" 2' S„ H ~ ° r WALL FRAME- 0516 (CONT.) STRAP ~ _ OVER WALL PLYWOOD AT HEADER I I ~~ O lufR ~ ~ AND 51L1 LOCATION (USE 4x 8lK ~ r~ ~ ~ BEPNEEN STUD AT STRAP LOCATION) LS ~ ~ QU G°300~ C~ ° ~ ~~a~ p~G~l ` ~ W~°~' ~GC~OG~JDD [~d00G°~ ~G~C~LQC°3~[W1Q[~d o D ~ o o ~, a SCALE: 114" = I'-0' ~ ~ ~ ~ W ~ DD N U) ROOF & SECOND FLOOR FRAMING PLP,NS NOTES I . CONFIRM ALL DIMENSIONS AND ELEVATIONS WITH THE LATEST ARCHITECTURAL pn DRAWINGS. ALERT THE ARCHITECT OF ANY DISCREPANCY. DO NUT SCALE THE L7 STRUCTURAL DRAWINGS. oo O 2. REFER TO 57RUCTURAL NOTES ON SHEET 50. ~ (p~ °° 3. FOR STUD AND J015T DRILLING OR MOICHING. REFER TO DETAILS 6 AND 7150. D '---' a rCrlJl 4. FOR DOUBLE TOP PLATE SPLICE, REFER i0 DETAIL 16152. ~ pn~p~n~ ~ l~ O LJ 5. FOR TYPICAL WALL FRAMED { k00FlF100R OPENINGS, REFER TO DETAL 15 { 17152. 6, FOR FLOOR {ROOF PLYWOOD. REFER TO DETAIL 14152. ~ O n O 7, FOR SHEAR WALL PLYWOOD, R`_FER TO OETAII 13152. Q ~ LS. D~ 8. SHEATHNEINROOf'^^ATH I/2"CDR.E%POSURE I, ~ q n~ L~ A.P.A. RATED PLYWOOD WITH FACE GRAIN PERPENDICULAR TO RAFTERS WITH O ~ ~ O 8d AT 6" O.C. (EDGES, P.E.N.) 12" O.C. (FIELD), STAGGER SHEET END SPLICES. O CCti (ROOF PLYWOOD MAY BE APPLIED DIRECTLY OVER (E) ROOF SHTG.) O D °0 p~ ~, SHEAiH.4LL EXTERIOR WALLS AND WALLS INDICATE(------1NnTH nn L-~ 318" CDX EXPOSURE I, A.P.A. RATED PLYWOOD VO NQ WITH 8d AT 6" O.C. (EDGE, P.E.N.) 12" O.C. FIELD, ALL EDGES ARE TO L~I BE NAILED TO 2x BLOCKING MUJIMUM. PROVIDE PLYWOOD EDGE NAILING IP.E.N.) G7 TO ALL P05T5, DOUBLE TOP PLATES, BOTTOM SOLE PLATES, MUD SILlS, EDGE JOISTS, JOIST 6VD BLOCKS, AND OTHER LOCATIONS NOTED IN THE DRAWINGS. Da°°' 9-3o-oz 10. SHEATH FLOOR WITH 3!4" T{G A.P.A. RATED "STURD-I-FLOOR', EXPOSURE ] Scde: p5 NOTED PLYWOOD WITH FACE GRAIN PERPENDICULAR TO JOISTS WITH ADHESIVE TO Engineer: T.f BEARING SURFACES AND T{6 ;DINTS WITH No. 8 x 2' GRABBER PLYWOOD SCREW AT 6" O.C. (EDGES, P.E. N.), 10" O.C. !FIELD). STAGGER END SPLICES. Redewee: p S 1 I. ALL POSTS SHOWN ®AND KI!JG POSTS SHOWN ^ SHALL BE 4x STUD WALL Jobi 24s3as THICKNESS, U.O.N. (S.A,D. FOR SND VrALL THICKNE557. TYPICAL P05T TO BEAM COIJNECTIONS SHALL BE EPC'S @ ENDS 6 PCS @ INTERIOR SUPPORTS. U.O.IJ. THE Sneec CONTRACTOR SHALL BE RESFONSIBLE FOR SELECTING THE CORRECT POST CAP Qv SIZE. PLYWOOD St1ALl BE USED WHERE SHIMMING IS REQUIRED. of Sheers ' • -_ ___.,..,__...___-_ -.~_-_t_ + + Jm e ~ :.IU.S ~~ ~I \`~\\\ 1311 y Tp.).IJ JJ~/-~ .~__-_-_ JJ I411~SHV jJ3.__-.._._ ...J ~'~.~ 1~ (T1~ ' J ! 6 r Hi ~~~ ~ ~. ~, (T1yC~ '-~- ,.IJP4~ .J194-, I J 3 6 IIPIl11-IRfR c I.!~J' exel .,nn.c nrr unie Gr«etle Er'f'tor euge H^tcrf 9eu9e. l .-_.__ 3_~ _ +dL -. S VLtiC I - J NG]UIRi:R ~ ~,1 5 / i \""\ \ 3 J! /~ / ~// LI SHIV Il °~ -- ~_-- ~ ,~ Il Iua.u -~Y ~`' Ios - ~ a /~ c7 ~x) r T ~t si pp .~~ r I JJ~ ~ G :/ i i -_ -3 i4 -- 2.5._1. _JA; - ~~ (T 2) ,ue4. ~- '__"_----Jd44-__'"---" B 9 t0 it .vs•ei C. nneatn,c un.. s pre.one y d' for IB 9e~ye ~ N' for gouge. ._4_... -_T_-__.944_ 1 1 ~~ J.T' J ~ xe 1 , ~'~ / ~~ i NIIP i .UallJ~ ~n-_~- .-'8--- ~.. .~Al l~ (T 2 A) ~~ ,LP4 Scene ~-A f 1U II 1 - 9 ~Y r.. ..,r rn~e. pre fe , 0 t,r ¢ 3 ve x In I e ._._1 .42~ t 'A ~ 1I ~ ~ ~u IH .. ~~ ~ ~~ ~ ~ IL1 !. ~fDJ ,-k]' G ~ 'F-~-O- 4 ~ ~ ._ ~ ~.U.J.II JHI ~ la : _,..~ .~ -- (T 2 Ac~E) -J'4--'_-"-"'-~ .414_. ~_-_-Lin _.... ...__ ff"" 5~~ 1 5 6 11'PIl1L fl.11E ulgeu9< 'rvrn: Ccn~ectcre ur.:eer prece:ef Ey'le^ :~:r IB g>cae o. 'N !~, t: gouge. I . ~~:_ u ~ p r;. ~ `I, ,hl'; ;i v; ~ 4 r: I ~ -~- -I~-__~_ j 'lll II ~ l~ ~I~ I G, ~i yl ~~ I• i ii ~..__ ~ __ 1__134_....._._-~_-.t74___ )_ . r, .r ~. la 1 ~. T ~'l. - ~ -__. .._ ~ ~~U J.I I QIIP ,.._,17:4-- __ ._._.~_I14.n_~ _ ---_ ...__„D --- i 1 6 V ea •[e :u S I t ._~r ..vs a le ~ efn y d s,.r 9 r H te[ A J .. ~ __....._.__. P4} .. ..____., I I ,.. J R '4. ~ p, ~ ~~ ~ ~ ~ ~ ~?' HII' R~ .-'i,' n- ?1 ~'~~-~., ~' i ~I JI ~T 2 y~) ~a.~,4~a.a 1:194_. .1:14!1_ ~._ _ J!1!U._-.._ _........_.._._. _ R 1 1 f IR it 4HVlCu~em n n n~ wJ J In t Ilc m'~ ~ "`" ~ elll~ """' °igr ~ 1 ~~~ e f cp TRUSS DESIGN v , ' ~ ~ p p ~„ ![MFG., INC ., „ .~., ,...~, '0 i° aP[Rma,u oe~ao->o?z ., p mwnoM ~r W U z w A w x x Ud ~4 W m ~4.RWH CM~CN~O OR io2b-^7, ,., •~... ~°o( (dobl 2~ n or ~w~rr~ ~, i Id ~I Sip M1}WIKE M~II of 2 b ~ 4Z HPfaH G^ -- ~cQ.~D BEHIND 2-tA'(ERD I N FRCpxdT off Ft,ASN' G '~ L~UG~~ v.~~/ ~~ RA"r1~YS • • 4e7K'•t C~?MP, ClA"s, ~A~ ml 3•^#' FL'L-T o 111 G bx Ly~ni b (raS Il-"'~I Br~ ~~~o,c.~ ~ l2"p,C.(F.~ rZX BLe~CI'-1((~~ VEN1'~ ~ ~ 1 ~ Vtn+(~15~ ~ -~w11.. W(SCKr~t~-•~ Iz 4 ~~//~ GL G~R',:F- YV APL~'CUIS-j ZX FAS ~ ~~iloNld.~ 21 0 ~1P ~~s'I 5rucco(~ R~ ~~ WI MEN `~ 2-LA`~E~S `f~ P,aPC~' 0131~~1 C~( PCtVdDCNAiL //rr UI~IdS~r~Itc91G(~~ ~ZtrO,(;lr~ SEE SITYlYlVldk ~t".~ w~ ~P~~a ~'ePp-,SPIL ~21''Fk,ooNG~,W.j~ tP S!M• r, Amc.. S~'EM~ AC}~ED .MPCr TRU`i5 D~~ h) ~- 3a 0, Aft' , I N SUL. ~~, 2Yq- ~F ~2 TOP PEA c , ~2Xq-'J1=!k'L ST!s~b ~ Iwll~,~~ {'.~,. Il ~~zll ~~ sot ---- - pEDf~M~2 -r,-i ~ >A>r I Nsv~, -2x~- DF i¢kZ &Tf1. PLATE . 3~It ~'~ t~~ l."fYJD.`C{I:I;E'~fJGILtiJIQ~s:~ _GsL,1~~- E3L~''¢ ~~Rt P,IM sT -11,8~57JT PRO(TM)35o~1tp110tC,ft(~ -D4~ ZX4 bF'#Z.TOP PLATE -2x4 D,=>~2 sruos ~ uo11o,a.'~1P -1/z" GYM g~, --- - --+ oFP ICC -ti -13 6,4tt~ I rl6i)L °«?>tq~ p ~ bF #2 a1T'I ,PLATE. ...W1~~!~Kj2l A~13. ~:n~2 it©.r,. T~`P. -~}" T+iICk ' vc,~ s!l+.Y~ ~~I"4BA.Rs .L I8110tC, E,W,,~Y MID DLj~'}j ^JJE'R 211 SANf~ J w MIt_FILN ~ 4~ ~1d1 DRfuN'~^xr„k 'p~~~,"1~- III 1 S!GT~J tt FTG- DOWEIa.• Z'~}~I~~ni ~ ! IB~ IL ~~ _~4 'I~ I r_°~~ ~. ~~ F ; -~~asT~~, ~ 2 w;~ Dr- ~Z RA~IER; rt N_ 1~/ / VItO C11 r/r'"I~ 5 -rZx~'GVENTD@1~VEHi I PEY2 150 ~• j2. DRIIL ~-2°`~ ~ Efll1KN. ~" .~~ `~J~SCR~N. --'---- ---- - __ - ' 6 I)E'T F I ~-f,rL,GURER W +~N-~G71$ 2tlin C,71JF 2 ~ !~" ~.D oI 2X 1=A° , ~! o o~ I ~{{~LJ.,. ._~ - JS ~j 1511 I tl I 16'I FiG. ~Rr /0.1. ~ I SECTIONS _~ sc~s,E, ~m° = r-utt 45TUD WPt1,. >RFE~~CtDtL-N~ F~'1 P~~ 2X4 &kG Framing F ROOFS . Rla[ktlS mlacheJ tt, Ihr lP[: u[the wall iruniitg.an suVetnl the bai P.~ iallic Ip mven> ufvimguleiioit. ,., YOPI}ONGL ...""4AIL5 YDfCNtD WR .--.~~-T FPRICAI LEG 1 / Jt DIAG04Al BPa[E--. 1.l DIAGONAL LEr ~Lr Uro VERICAL ALO ,/ LOPIiONIAL LEGS-' - , / t LI VtetICAL VVV V uorcutD FOR .."... _.mu DU60YAL EEAGE-' iYRICAL 6~1 ~kE? w,miNR Iltk htaatt t.. the fi,mP of thth,tRe rafter .nniJa pwblanm oi,authering erowue -POpF ShGIN1k6 r I I _.-. a1R6E OAFrfv%' clDiuG '. --WAIL SIIEAruNG -Black roc SDVwm r 90.lCE OF BPACkti The ahetuatit+~ hra~Fn t~inneaion iu th.~ batM~ tau.~t h - I1 r.-n:n an smltlwdJ gs.Wlhtl Jt I ur ollntstnuPOl the h ktL Atl' 1 t to d~tay nftlrc n ~kc~ta,JN~htti~tRr.r. i { ~ ov~+u~ucluo wet CJPeOPrro BY NUCYER RlVINOM ]Y `_'"" :r,~: V}, ~ .: F" (T~ 0 U z r~ O _ _ ^F FtM A ~ a~ .I N T << ~ w ~ ` ~~ V ,~ ~ ~ I, ~, _~ ~~ ~ WI ~ H I 0 L! /. 9 ~Lo -oz ri; k. 5N~%rl. ~~~13~9 ~, aav;raua ~Y ao~~~ ~M~~ c~nssrgl ~~ ZcE,n s4«-t~~-, ~,-~- --~=-__ i bi ~ ~~ _+i o _~ ro :`1 i~N~ 1 -' ~~ ~pp \I ~~ ~tCGHT -SIDE ~~,~~ ,a_, ~. - --- • ?P ~npo~D (1'~k 2~;v ~~ ADprtloN~_ 11'p, r~`G~ M;,~e~. 4~YQ caw cu,~`A' Ic~f~~~ _------._..~ x PROPOS~A AIY~ITION SAW1Tb<r; 1 ~JOSi~G-. - -- ----- LEFT -SIDE JI SCdLE- IIQ=I'~0" :„'I'\ h'n.:iG~l t i h ,,,.~a. ~,~.~ jr ~~~' W U z w A x U W x LAG ~~.~..e 9-10-02 Tp,"~ n ~g yp , b ~tN~'T`y ~~n+ (~, . J 0 IIIMf[0 dl Cld11M11R IOOgI s • ~~ i I / Iii . I i r 1Yl k.o~F; 4c YF emlf IGBed414 ,_ li I ~!- it ~ 'r--- - - - - - - ~ ` - .. -, ~~~ I ~ ~ ~ -~ - ~ - _- ,~ -, ~ - ~', , ~ ~ ~ Ir I fp I ~ ~ _, ~ _ I ' ~ ~ tom. ~~:,, A~w~ Y. '~_ ~~' - _ - - - f. -:._ ~~~ ~ 4 / -__ ] k _ ~" l va d, Fls N n. _ ~, , ,gyp' _ ~, ', ,\ ~ 'fvP I /' ' ~~ - /%~ -sN it x sa ~ 2"°fv.. -?4 n ~ _I. --- - 1 t ~n ~ I i„ rN ei L~ ~ e' v,, _ .. I q ~~;~ aid R T ~~I v"- ~~ ~ p ~ ~_ a~ rryypp ~ I r //' .:h Lo ~. ~~. /' Typical Stair Construction 112"=P-0" ~ cAa~ ~ ~ - - - ,. (1q~2'°S~bv.•(A~oITt~N~w~G~,WiC~) ,~ RIEAR _~ ~ e. ...- -- - .. ~'O DEU ~SUDR-L YdL. W/Eii _ S~~_____r a 5'JR 6 Y H NO 3.' RP ~' .._ .... ,u'~ i L.iRVERS°ER 9 '.ii b.. ~ - ._ .. _. .. ' M 4 -. ~!;;.,, A x ,~_ (1 ,~ I ~.'t ~ ~ u r~,,-~ ~ ~ i s ~~~ ~ ;; ~.~.~~„ , I j I ~, ., -. Eft _ z ~~ m m ~l Tif~ BR.1LKEi ___ -~ I h l.~p M6 .._ ' I E'au - ~I __'~ P IOp 'x B L.KiNj ._ .... ~--- _ti~R4"'L'Y~~ ME?~L BR.ICKE.S ____. __ _ ._ ... _ _._. _ ' •tc'r~ti : Mia curEreR '' ~"~E~n ,'LO En wrR'P c,roo~N ~"~ BJ4F3 E \ 5 Rrs RxERE PoR }{`I ~. S r 04 EG LB p 1 f _ _ ___.... r l ~ PRE•eiBR LGlEC !:7' 'iDE'"~n. °•LKE'c ii yl~(I~I~ ~ r_ ~+IR •4E1Dfi I 50,.-: FER'RFSCI EO a' ~ I ~ 1 RiSERfi I. 1 t.IRGJGa °ER LE.:'w^a)___. _ _. ~,~ ~ 1 .J_~ ~ '~, I I ~ _ 1 ~ I ~ J-Ixl. C-". e!StR L. 11 i etRPJGeRe kk .f ~ f \ I'1 I~ ~ ~ L~' ~ ~~ - -d~E"rvoE.y D.e r BL NIRe+.v~fi_ if I i I T" I LLL >REie 1 :xa !=R',e' ELGLK ~, ~ ~ 1{ i ~~ IfvCERNEitw \'a'LEC tC BiN.G i ' B'S:RB ,q~' 1401Lw6L '7 _1 I ~.F ~ ~__ %I LRIF°Ll i6LL e•a',vE4 . _..._. XI. i 'a e-a,R '~ a' MSK (y ~ rJC•BPSN' ' 11 ., '~'~LLR. EpiLE I t~P`G:+. 6idIR NANOR~IL GETgiL I--- ; -- _------------------- - PRMfEY ON CL4RMMf gOpN P u~t„~ ~, FRONT J Si Al P . !.a ° ~~~ 9" newraas ev N, .:,aril I ~. rn:nwr~.~ ~,~. ~ . ~i;....._-::: H ~a w ~° V ~~r~ O I T~ ~ A -- I¢ ~ I ~ o a~ ~~ ~ • Wg N uTW ~~ 0~ ~~ ~ VII 0: -a z Q ~ ~ O Wi x W ~I i a ~~ L;.N.R q~clLRo 9 ~o-av ~ Sr '_.*~ „ iRe ~L .H.LI,, ~,~ Lrv~ oc ~NNan _.._. _ STUD OR PO PER PIAN SIMPSOrI PHD HOEDOWN {2$K MINI PER PUN Wl SDS SCRC'N5 PCR TABL[ I TRIMMER SP fA5 RPODI P.?. 511E PLAT[ PfR PUNS I HOL170WN 0.I OR 5IMPSOD PER TABLE I` 5918 DFialt aD • r DII • I I I CONCP,CR FOUNDATIprj~ I 5' PCR PUN -~ MIN "VAT( ELc ON • SIZE aNCnOR BOLT MIN. EMBE D.IW REMARYS ANCHOR BOLT MIN. EMBED REMgRKS 2E 0 - 0' SRE' fu) 5/8" DIA PnC2 1 ~nD. R00 IB IB SEE 551820 16 fOR INSTALUTIO PnpS 51B'DIA THD. ROD IB IB PROVIDE DB NUT AMD 551820 16 REOUIREMEf STANDARD 5EEo "IB'~DIA Prp6 THD. ROD IS 18 WPSHER AT PgiTOM 551826 24 51MPSON SD531'+000 SCPEWS SCryE W REFERTO $IMPSON WOOD SC~REV! WOOD SCRF{1 No. of OASALOG FOR ADDL ttPE ESCRIPnOrJ WOOD SCREV,, . REOUIREMfM1 5D5~•.3 'q~0%3' IB . 5051.',3 j4'0%3. 24 I -~ HOL~OWN ANCHOR B OLT SCHEDU LE VIJRL TIGHTLY TOGETHER -- 12 2 r-- BAR OFF5ET NOTE: B.N - I Od BOUNDARY NAILING Q 6' O.C., TYP. REMF, WHERE OCCURS b m 1314' MIN. 9 b rnIC4L TH0, ROD INSTALLATION A THREADED ROD 3/4 EXTENSION MIR THREADED COUPLER WMNTNE55 HOLE RCINF. NmERE OCCURS 5518 u 6' MIN, 6'FOR ORIENT 55T82B APPROY.. 45°FROM WALL SECTION PUN n TYPICAL 5518 iN5TALU"ION __ NOTE: ALL SPECIFIC S12E5 RECOMMENDED BY CR51 IN THIS DETAIL MEET MIN. REQUIREMEM OF A.C.I. 31 B-89 TAI N DIMENSION D tilEN510N A ~ G db 12db dy 90' T8U' 4dbOR A ORG I 12~DIAMETER - A G ' A P.G n z H n D 00 z~ 170 2' ~ D ORGrd~~ 6<b aW 6dd o ~ ao dy oo db 90' B AM 135' STIRRUP NOOK B AM 135 ce1cF+In CTIAGIIP/TIC' BAR SIZE D 90 AORG 1 AOR G_ 35 APPROKH N3 I Ill' 4' 4" 2112' 4 U2° 4 II2' 3" 2 112" 6" 5 112' 3 314' d6 4 112' 7 314' 4 112' 5 I!4' '~ 9' 5 U4" N6 I'-4' 10114° 6" 135 SE ISMIC HOOK SIZE AORG A°PROx.r, M3 I Ill" 41W" 3' 4 Ill' 3' 21IY 5112' 331x' N6 4 Ill" 7 314' a Ill' 5 114' 9" 5 114" 10 I /4' PLYA'0. SHEAR N'ALL 5Ef FIXIrIDATION PLA`I M'0 STUD (MINI ® naoowN W/ 2 BONS OF 9N. 51MP50N PHD~SD53 HOEDOWN ZY STUDS CORNER HOEDOWN 1N5 iALLAT10N BN. 2i STUDS 0 ~ 51!,JP50N PHD-5D53 HOLDON41 DBL. STUD (MIN) A? HOLOGN'N W%2 ROW5 Of BN.. NOTE: USING MNG STUD N CRIPPLES FOR HOEDOWN IS ACCEPTABLE. INTERMEDIATE NOLDOWN INSTALLATION D.PINISHED INSDE BEND DIAMETER BAR 912E5 87ANDARD HOOKS STIRRUPRIE HOOKS N3. N4, M5 6d 4ry p6, N7, NB 6 606 N3, N 10, NI I Bd Bdb N 14, NIB IOdb lOdd db- 1JOMINAL BAR DIAMETER BAR F 7 A I DiMEN510N50 5 AND RD 160 HOOKS, aLL GRADES IAN I N F 'ANaR DNE 50 50 5. D D 90 HOOPS, Pll GRADES SIZE pOR 8 J D A OR G D I M3 5' 3' 2114^ 6' 2114' a4 6' 4' 3` 8' 3' N5 7' S' 33!4" I 3 3/4" _ N6 8' ' 6' 4 UY I''-0' 4 II2' N7 IO' 7' S i/4' I'-2' S 114' i II" 6" 6' I'-0' N9 13' 1 1314" 9 Ill" I' T 9 112' N I O I'-5' I'- I I!4" ! 0 314' 1'.10' ( 10 314" NII 1'~T I-2314' !2" 2'-0" 12' J k14. 2'-3' i'~93r4' 1B 174' 2'-T IB Irq- NIB 3'.0• 241!2' 24' 3'-5' 2a' 2.TYP. CGNC. REBAR SPLICES0C9 3 STANDARC REBAR HOOKS ~5J08-I-I POR N6. M7 z 1 NOTES: I, TOP BARS ARf nORZ. BAP5 50 PULED THAI MORE THAN 12' OF CONCRETE 15 CAST IN THE MfrABtR OELOW THE BARS. 2 'AP LENG?H5 APE BASM ON Fc=3000pm AND FY=60000psI 30~ 1- RfwFORGING ~~ [0.CH PAC[ 3C DIA I REINFORCING CENTER 30 DI0. 30 DIP 30 a0. ~~CONCRETE FTC. INTERSECTION IB001-7 MINIMUM UP LENGTH FOR REINFORCING 00.25 (UNLESS OTHERWISE NOTED) UP : FT. - IN. BAR SIZE iOPBAPS OTHER BARS N 3 2'- ' 3 I'- 10" N4 3'~I' 2'-5' N5 3'-IO^ 3'-0" d6 5'-D' 3'-10" N7 6' 10' S' 3` N6 e'-n' r-o' M9 II'-4' 8'-IO' NIO 14'4' I v.0' MII 1T-9' 13'7" D72 MIN SPAC@iG HOLE bR U3 V3 J3 . (E) R77 IV.LF) r-( N)f00TNG NOTCH NOT HOLE Ok HOLE ONLY (HOLE OR ~ TO fxCEED NOTCH NOTGn IE) FOOTING (PROFIL[ ~ MAY VARY) ~ AREA ABOVE I PROJECnON SHOWN i 'D hIIW. 2"MIDI. (SPACING ~ ~' ~45 I ~ O ~ p!2 1 I ~~ 22.5 I'-6' NouH DEPTH nol: o1A NaT AND WIDTH ~ I TO E%CEED D9 ~ ttP. I NO' TO E%LEED W6. UO.v. io in L=SPAN 2,Y4 DOWEL TOP ANO 801, NOTE., SET INTO DRILLCO nOtE FILLED I. HOLES AND NOTCnE55na0.8E DONE iNACRaFi5N1AN LIKE Wl EPOXY ADHE5NE MANNER AND SHALL NOT E%CEED DIMEN510N5 NOTED. - 2. 50L'D SAWN BEAMS OR GlU~U.M BFAM55HALL NU BC TrPICAL i. AND B. FTC. R[INP. DRILLED OF NOTCHED UNLE55 APPROVED IN ADVANCE 9Y SCE TYP, FTC. SECTION FOR STR'JCNRAL ENGR.. 512E AND QUANTITY TYPICAL FOOTING SPLICE 01ST NOTCHING OR DRILLING ~J 5 ( - ~ (soLID sawN LUMBER) CONCRETE NOTES I . CONC-BETE STRENC•TH - PROVIDE CO!JCRETE tvfiH inE FOLLOWING 54E'JGTHS 0.7 THE LOCALONS NOTED, NIIX DESIGN, SLUMP, AIR ENTRAINMEM, AGGREGATE 5¢f, tTL. SHALL Bf IN COIL OP,NtANCE IVITn inE A.C.I. CODE. UTfSr EDITION, LOL0L0~iL STFEWGT", (PSI (q 28 DAY51 FWNDA'.IOV 2500 SUILDUIG SUBS~ON-GRpOf 2500 E~ERIOR WALKWAYS ON GRADE 2500 leee natcs I,~nder rGnforcln3 be!orvl oLl CONCRETE SHALL BE HARD RUCK (150 PC.`I 0.N0 CON AIN 4G AR ENTRPINMEV*. 2. REINFDP.CING S_TEE!-ASTM AG:SY+'TH tnE FULLO'/+'".G Si REIJGTHS: slzE STBE.tiGt.~ N au0 5r4ALLER GP,ADE 40 (y • 9000OVSJ 4 0.N0 URGER GRADE 60 5N = 60000vs9 WJ'E. ERTfR;OR A'aLKN'AY5, IYHERE I.Q" 5PEC FICAilY NOTED ON ihE THE f0UND0.?101J PIRN. SHAll 8E 4" TrICK, HAVE A MIKIMUM 4' COMPACTED "LiA55 ll' BPSE, A*ID SHALL BE REIrIFOP.CED'~MTH 6+G~ 'NI °•W I.9 V/ELDER WIRE FABRC'AGATED Ai MID DEPTH. 3. FABR)C0.TE 4N0 PLACE RPINFORCEMEVT IN ACCORDMICE lY1;H aCl PUBUCATIOIJ 5P-66, r.GI DETRILIN; MAW AL - UTEST EDITION. 4. PUCE CONCRETE I}I COhIPUANCE N'I"N ACI 304. ALL CONCRETE SMALL BE r/ELHArIICALLY VIBVATfO. ~. CONLAfiECWER WR RENFOP.CEN'FJT FOR NON~PRESTFf55E0, C:ST IN PULE COVCP.E7E 5HALL BE a5 FO110//5: I' LOU2ilOS iG4E2 CAST AGAINST EARTH 3^ ExPOSED TO V+EATnP.R NS apOSNALLER 1712' N6 AVD URGER 2" 5u130NLRADE 2" 6. EMBEDS -ALL ITEMS TO BE CAST INTO CONCRETE 5'JCH a5 R9NFORCWG DOWES, 80LT5, PMCHORS, PIPES, 5LEE4'E5, ETC.. SHALL BE SECURELY APID AL'LURa7ELV PO51"!ONEG I:JTO THE FORPAS PPJOR TO PLACING inE CONCRETE. 7. CONSTRUCTION JOINTS ~ THE CONTRACTOR 5110.1E OBTAIN TnE ENGrvEER'S APPROVAL POR CONCRETE C045TRUC-ION JOINT LOCATION5. REnafORCtNG STEEL DE1"AILING MAY C,HAN6E AND i HE CONTRACTOR MAYBE RE5PON51BLE FOR ADDINON'AL FxPEN5E5 0.5 A RESULT, ' EPOXY NOTES I. ALL RENPORCING DO'F/ELS OR THREADED ROD DOWELS !NOICATED !H TnE CONSTRUCTION DOCUMENTS TO BE'5Ei INTO HOLES FILlf9 WI'H EPOXY ADHESVE" 5MALL BE GOVEF4ED BY THE PROLNSIONS OF Tr'J5 5EC110N 0.5 V+fLL 0.5 Tnf SPECIFIC u15TALUDOfl PROVI51ON5 REQUIRED B>'THE PRODUCT A4ANUFACIUPE.R AND APPLICABLP IL.B.O. FNALUAl10rl REPORT REQUIREMENTS. 2. 4CCEPTABLE PRODUCTS ARE N' FOLLOWS: A. ANCHOR ~ IT FA51EN1NG SY51EM5 SOLID BOND nR ~ 200 EPO7n ADHESIVES TECHNOLOGY CORPORATION I.L 90.. E'/AL'JATION REPORT PlO. 4398 B. HILT( HIT C ~ 20 ADHESIVE ANCHOR SYSTEM (MA50NkY1 Ha- HIT C ~ 100 ADHESIVE ANC10R SYSTEM (CONCRETE. GROUT, STONE, AND SOLID MASONRY) HhTI. INC. .C.B.O. EVALUATION REPORT N0. 4419 C COVERT IWECTION AUnESNF P.NOn045:CONC.RETE) CDV'.RT OPERAT1045 I.C.B.O. EVALUATION REPGRT N0. 4646 D. ET EPOrv~nE ADhE51VE 5Y57EM i.i IJ TI 1 /, I! S h PSD 5 BONG E LON P NY. r G. LC.&0. EVALUATION REPORT NC. 4945 3. PRO/DE DR.ILLFO nOLE50F DIAMETER AND DEPTH SPECIFIES BV r,HP P,FODUCT NANU`PLTU'RER FOR iHC DCNlEL SIZE SPECIFIED IN THE COIuSTRUC'ON DOGUMEMS 04 GP OIA0.1°TER 4ND DEPTH SPECIFIED IN THE CONi?ACi OO~UhIENTS, vmICHEVER 15 GREATER V+HEN DEPTH GF EMBEDr/FN715 CONSIDERED. inOWUGnLY CLEAR HOLE OP CONCRETE OUS"MTY 9RU5" AND OILFRE_° COMPPESSED AIR. IIJIELT AUY.E5IVE PEk o'aHDFACUP.ER:S SPECIFICAPONI. 4. fJCOUNTERIIW EXISTING RE{NFORLWG DURING DRIL'JNG -CONTRACTOR SF:ALL NOT ORILL'hR0'JGR RENFOR,CnJG P! fn5PN6 CONRETE. AD+UST 0.r"LE Of HOLE Oi RELOCATE HOL +F ~' A'!.'AY FRO'~.i PREVIWS LOCA"ION. CONTACT ST2ILTURAC ENGINEER 1lnERE THE AFOP,EMfIr10NE0 RFrJEDr CANNOT BE UTILIZED, f HG'.f OIAPFfTER NOi?0 ExCEED'N/3 (DIAMETER MA° IN'CREASE r0 v/12 io ~ v/nEP,E SPJD 15 DOUBIEDi NOTCTI DffTH F"ID 1fIDTH ~ NOT TO [kCEED v.'14 (EXTERtOR51UDVrALLS IJ 03 ANY SPJD E`IAD. GRCPSER i nAN 9~G' HEIGHT 3na,L nA4'E 5"CD DOUSED AT HOLES: NOTCTIED CONDI'ION51 !. POSTS STALL NOi BP 407CHE0 AND HOLE DIAMETERS SHALL IIOT fxCfEC W13 2. HOlfS OR NOTCHES EtGEfDiNG TnCSE LINITaT IONS aeE VOT TO BE ALLOWED UNLE55 APPROVED IN ADVANCE 0Y inE STRUCPJP,AL EN GIrIEER. 7 STUD NOTCHING CR DRILLING GENERAL NOTES I. ALL WORJt SnALI Bf CARRIED OUT BYA LALIFORNIP LICENSED CONTRAC70RI5. hLL CON5iRUCT10N PROCECURES SHALL CONFORrA i0 OSHA STANl~4RD5. 2. THE COMRACT DRAAnIJGS AND SPECIFlLATIONS REPRFSEM THE NN1571 $TRI;LTL'RC. UNLE55 OTHERWISE SHOWN, THEY DO NOT IIIDILA?E THE MfiHOD OF CONSTRUCTION. THE CONTACC"OR SIIAf15UPERV15E ALJD DIRECT THE WORK WD SHAH 0E SOLELY RESPO4SIBlE FOR ALL COILSYRUCTION MEANS, r/Ein005,'fLnN10UE5. SEO1IENCES RND PROCEDURES, 3. N.L HOLES DRILLED FOR BOLTS SHALL BE I!161NCH LARGER?HAN inE 90LT DIRA+ETER ENCEPT PS NOTEC ON PLANS. THE 1IGHTENING OF THE BOLi55HAll NOT DAMAGE EA15TING OR IJBA'fRANdNG EfEMENiS. ALL BOLTS AND THREADED RODS SHALL navE HF4\r HUTS AND wA5nER5. 4. TYPICAL NOTES AND DETPIlS ARE PROVIDED i0 COVEv, GENERAi cONSrkUGTIaNtONO1nOv5. me GENERAL COr1TRAf,TOR SHALL PO LOW THOSE DETP,ILS PND NOTES PPRTAINING TO THE SPFCIFlC F NA Rf F THE WORK TO BE PER ORhIED. L 0 ~. !0t S ALJD DETAILS ON THESE STRUCTURAL DRAlr1NG5 SHALL APPLY UNLESS SPEGiFICALLY SnOWiJ OF 1J0'ED 0 HER.v15E. DETAILS ARE SHOW J N DIAGP,gh1MFTIC FORM AND ARE !0 i0 BE SCALED fSEE ARL'1ITEL"URAI DRalMNGS FOR DiMFHI., ONS, -LEVATIDNS, SLOPES. FINISHES, ETC.1. CONSTRUCTION OETa'l5 NOT SnON'N OR NOTED SHALL Bf SIMIURIO DETAIL Sn0'LN FOR SIMILAR CONDITIONS. ALL tVORK O.R CONSTRUCTION SnAll COMPLY 4nir, TttF t 397 UNIFORM BUILDING CODE APID ALL OTHER, APPUCA9LE REGUUTIONS AVD SAFETY RECUIREM'-N'S. r = - n v PY _. DIS.R.PA'JCIFS- HE GENERAL CONTRACTOR5 ALL ERI ALL _ ____ r P -u,i i N- ~ v0.- v` a 'I TIN DNClno+s Wn-RE D ENS05, ElP 10 .,, NDE*5 GC APftICABLE) AT THE JOB SIT! 0.5 WELL AS THE PROV15!ONS OF THE EMIRF LOPI5?RUCTION DOCUMENTS AND BRIIJG TO THE ARCHII'E1751 ENGINEERS ATTENTION ANY D15GREPANCY. Ir! THE EVENT Of A OISCREPAIJCY IIJ TnE STRUC1URPl CONSTRUCTION DOCUMENTS, THE NOTE I r II ' A AP RDEAIL iNZN THE TRIC7ER OL'IRE. Er,T SH LL PLY. 0 U ~ 5 RE 7, ExL0.VAil0.N, SHORING, AHD BRACITJG - Ii SHALL BE TnE GENERAL COriTRAZ?ORS SOLE .RESPOf151BIi1T1't0 DESIGN AND PROVIDE ADEQUATE SHOPJr G. BRACING. FORT I WORK, ETC., AS REQUIRED FOR PROTfCi10N OF LIFE AND PROPERTY T05UPPORi ANYLONSTRUCTION LOADS, AND i0 NAIMAJN ALL BUILDMG CONPONEMS SAFELY IN PACE PRIOR TO THEIR FINAL A55EMBLY AND ANCHORAGE nITO THE COMPLETED SLRUCTURE. B- o0.5PECnONS ~ A0. wSPECT10N 0.ND'ES'ING SHALL BE PERPORMED ACCORDINGTO BUI(D1NG CODE ANO/OR LOGAI BUILDING DEPARTMENT RECUIREGIEMS. 9. COORDINATION - REFER TO THE ARCHITECTURAL, N1ECnANICAI, ELECTWGAL, PLUMBING AND ALL O7nER PERTIIJE.VT ORAMNGS FOR THE5t2F oN0 LOCATION OF PIPE. VENT, RUC" A•!D O7HER.OPE.NN65 AND DETAILS NOT SHOWN ON THESE STRUCTU.RALDRAMNGS ALL DIMENSIONS ARE TO BE CHECKED AND VERIFIED WGH TnE A,ECHITFCTU~RAL DRAWWGS. 10- TRU55 BRACING -THE GENERAL LOIJTRACTOR SHALL VERIFY THE FBOUIkEO TRUSS BEAGINGVnTH Tnf TRU55 MA,VUFACTURE. TIMBER NCTF_S LUtdBER SCHEDULE. (UNLE55 OTHERWISE NO1E0 ON FRAMING PUrlS) 1~ USE SIZE/TYPE SPECIES GRADE LIGHT 2"~4"HICK DF N0.2 FRAMNG 2'-6"WIDE ROOf JObTI 2^.4' THICK DF N0.2 CEILING J015T 5'AND WIDER BfANUPOSi 0.rlY DF N0.2 5Rl ANY DF PRES. TRTD, N2 PS!BEAM (TRU55 JOIST MACMILUN) [. PLW/OOD SHEATHING - IN COMPLIANCE WITH U.S. PRODUCT STANDPRD PSI, UTE57 EDITION. OSB SHEATHING ~ UPON APPROVAL OF THE STRUCTURAL ENGINEER O50 n 0. lrl MAY TI7 T f R H THING PR VIDEO S E TH G BE SUBS U ED 0 PLYw0075 FA 0 THE OSB SHEATHING GONPORM$ TO NATIONAL EVALUATION REPORT NER OA397 PND AMERICAN PLHWOOD ASSOCIAPON PERFORMANCE RATING SAfIDPRD NER 108. INSTALUTION VlCRKMANSHIP 5"ALL CONFORM TO MANUFACTURER5 IN9TRUr,T10N IN THE UNIT AND i0 AN.RICa.^I h'LYWOOD A550CIA710N'S DFSIGWCONSTRUCTIONCUIDE "RESIDENTIAL AND COMMERCIAL' °ROLEDURES. 3. NOTCHING-BOR1N~. RND CUTTING OP WOOD MEMBERS SHALL PLOT BE ALLOWED EYCEPT AS PROVIDED FOR IN 1'HE 1994 UNIFORM BUILDING COD[ OR APPROVED 0Y THE STRUCTURAL ENGINEER. 4. IJ I -COMMON ttPf WITH SIZE AND SPACING IN LONPLIANLE VATn 1997 VImFORM BIJILCING CODE TABLE 23-II-EL!. OR PS SPELL°IED ON THE DRANHNGS. WHICHEVER SPECIFlCaTiON IS STRICTER. NAILS Snail NOT PENETRATE FACE OFPLn400D SHEETS MORE THAN FLUSH WITH THE SURFACE. PLrivCOD SHEETS 5HALL Bf REDUCED WHERE NABS HAVE PENETRATED N1E FACE OP THE PLYWO'JD. Tula 5HALL BE PULL ~ROUN4HEAJ7 NAILS (CLIPPED hEAD Na15. 7-NAILS, fiC. SHAD HOT EE ALLONEDI. 5. rAAC.HINE BOLTS - A5T1! 0.307 OUAIiTr WSALED iHRCJUGn HOLES Ill6' LARGER rnAW512E OF BOB, 'J5E STANDPRD CUT WA5nER5 UNDER nEPD AND NUT UNLESS OTnERW95E NO'ED. COUMER5INK WnfRE SPELIPEO NO7 MORE THAN TnICKNE55 OF HEAD AND WASHER. RETIGHTEN PRIOP, TO fNCL051NG. 6 UG SCRE'NS ~ INSTALUTiON SAME lS FOR MACHINE SOLiS BUT WTH PILOT HOLES 273 DIAMETER OP SCRFN ROOT. LEAD HOLES 5HALL BE UTILIZED EQUAL i0 LENGTH AND DIAMETER OF SMOOTH PORTION OP SHANK WHERE SPLIRHIG 15 ANTICIPAitD. 7. S 11fd_METAL FASifNeP5.7YPE 0.5 INDICATED ON ORAUtNGS BY SIMP50N COMPANY TOR fOUIVAtENTr UTILIZING ALL 5PEG'FIED NAILS 0.°. BOLTS. REPER *0 MANUfACTUREP.S SPEC1fICPTIONS FOR ADDRIONAL WSTAlUTION REOUIREMErlTS WHEP,E NOT SrOWrI OR STRUCTURAL DESIGN CRITERIA, I. DESIGN LOADS AND REQUIREMENTS: 1997 UBC 2. Seomm Zone 4. W - 1.3, Nv - L6, G = a4Na, Cv = 64Nv 3, W'nd Speed: 70 MPH, E%P. B REQUIRED INSPECTIONS BY STRUCTURAL ENGINEER THE CONTRACTOR SHALL. Bf Rf5PON5'BLE i0 COORDINATE v/ITH THE SRUQURAL ENGINEER THE P00.0,'ANG REQUIRED !N5PCCTIONS. 0.T LEAS`48 HOURS MOTILE SHALL BC GIVEN i0 THE EiIGINfER PRIOR iO ?IME OP REOWRED RElIfW. '.. CONCP.ETE FOOnNGS N 5TRUCTURAL EMBEDS All REWFORCEMENi PND~S'. Rl1C1URACEM0ED5 iD BE IN PUCE RND IrJSPECTPD PRIOR TO PULING CONCRETE. 2. ROUGH STRUCTURAL FRAMING -ALL STRULTURAt FRJJdIHG NE1dBSR5 QNl) Si RUCTURAL nARDWaPE TO BE W "LICE AND INSPECTED PRIOR i0 CONCEALMEM. 3. ROOF, RND WALL PLYWOOD-f.ll PLriV00D ECGE AND FIELD iJAlGllb iO BE iN PULE AND INSPECTtD PRIOR TO LOIICEALMENT. Revlei0ne By N ~o ayy V O ryPRL r c°. r~i - °o 0 xn ~N 9 O f:'~ ' 00 Nq ~~ s~ n~ drys u.V ~~/. W 0 LL z C Q z Q J 111 O W (Y aL:J V nn~nnn LC.I nno L:~J Q~ (\4=~1 nLnnn~nn L~I oD ~O Q r 0 ~N ~ ~ ~' Q QU U Q ~ ~ O h In Q ~ ~ OQ N L1 a 0 l"Jfnl O nnnnnn a LJ O VV Dale: g_30-OZ Scale: AS N07ED Engineer: T.i Reviewed. R.G Jab: p97N9 Sheet: al ~OShee:e ETIN C ~~ • n • GALVANQf SLEEVE w7 P CLEAR PRE-FAB. MTL OR aROUeD PIPE. mlcu AT au ~ PooTMG RElNfaRaNG - BUILT-UPblOOD ~-TOOLJONT IN SLAB POOnNG PENETRATIONS. KEYED;DINT ---, / TO REMAIN EXPOSED #4x2'6" DOWEL ~~ ~ O m .,..,... .... _......,..,, S 4 A?MID-DEPTH AT TP. SLAB REINF, z 18" O.C.-----I ~ SEE FDN. PLAN w z ~. ! ~ ~ ~ ~ MaN. ~~I ) ..... ... ... ......~..-.... wLD~oar BASE MATERIAL, SFE FDN. PLAN -/ SLAB CONSTRUCTION JOINT r I /8" DEEP SAWCUT `W' Nd ___-__.L SLAB CONTROL JOINT f~SLAB JOINTS -~ - 2x4 DF ' 5TL DWALL WALL PL1"WD. PhD ~02 2 STUDS 3x FTDF MUDSILL W/518"DIA.x12° - x WIDBLP.E.N. PER SHEAR-WALL SCHEDULE Fuu nT. AT LOCATIOPIS NOTED OiJ PLAN , I ~ CONC. SLAB AND ~ REINF., SEE PLAN i ~t, i., i L'SE 5AME IJUM9f.R AND 512E a5 FOOTING 90nOM REINF, 2" 2' Z~'- irALL P.vf'"v ^:ALI PLYND FNC TO 2 2" 5'UD5 ' dq D3L P E.N. FUL 7 AS CCA~ IONS NOTED ON PLAT, Reviaia~s AY I 2+ CF STJDttALI a P-D`MUDSILL ~2. 5i1iD5 s,15~a'~~AR! z' PER SEAR WALL ' SCHEDULE ' OF MUDSILL ~- 2, P WAIL PLYwD. CONC. SLAB AND REINF., SEE PLAN 5' (~ 32 O.C. ~ COtJC SLAB AvD ~ I ~ ,REINF. SEE PLAN vl I to `-7~ U-F '12"MTV ' ~ .. ~ ~I ~ ~ m I! ~_ a I CONCRETE fILL iD ShME PIPE LOwER'nni 2'-0" WIDin (I41N.1 A5 F0011NG / ~`( 9EL0'N FOOTING. NO SPECIAL ~ p° PIPE WITHIN MIDDtf Tl3 L REOVIREMENT. n PIPE NnTY.l4 NICOLE-!3 ~ I ~ ~~ O OP f0011NG NEIGNT O PIPE OdOV! FOOTING v!-J OF FOOTING nE:GnT m ~ p I s e NOTES - w4 DOV!fL 24' - --- e4 DOwEI 24, ' Oq 24"O.C. IBr ~ C424.O.C. 'er ~ ,~~ I .SLEEVE 512E ARGER THAN Tl3 DEPTH OF GRADE BEAM SHALL BE ~ ~ ~s BROUGHT TO,TRE ENGINEERS ATTENTION PRIOR TO CONSTRllCT10ld, __ ppp~~~~~~FFLIII ° UNLESS OTHERNASE SHOWN. # 2~N5 CON1. BOR. I 2a5 CO`IT, BOTT. ~~.p N 1! 2_ I I ~AS TOP CONT. ~ lR~ ! y ~ Ld5 TOP CONr. $ o ' 2. ALL GRADE BEAM REMFORCI':G NOT SHOWN fORCURItt. T ---+++ ro cw TYPICAL PIPE PENETRATIONS THRU FOOTING ~ PERIMETER FOOTING ~, TYPICAL PERIMETER FOOTING ~~ SECTION ,4T H01_CCINN ~ AT GARAGE ~ sa -- 2x4 DF STUDWALL 'NALL PLY'ND. ~ (E) 2.v Si UDWALL t w WALL PLYWD. --3x PTDF MUDSILL 2x STUDWALL _ ~-2x SNDVdALI. ~-(E) 2x SILL W/NAILING t " o Ado a W15l8'DIA.xl2" SHEET,ROGK PER SHEAR-WALL SCHEDULE ~' 3 @ 48° O.C. SHEET ROCK- (S.A.DJ rCONC. SLAB s ~ '~ ~ ~ s (S.A.D.) ~ REINF. (SEE P::-AN) (E) FLR. FRAIvIING ~ ! ° ~ B ~ ~ u" T ( (v.I.FJ ~ ~€ _._ CONC. SLAB AND 6" (S.A.DJ 2X PT DF Plate wl 0.170 2X P, DF Plate w! 0.170 ~ p ,§ ~ z P.E.N., TYP. REINF„ SEE PLAN 'J. Powder Actuated Fasteners CONC. SLAB AND Pov!der AcwaUed Fasteners ~JVt3N e 9 ~ CONC, SLAB AND 4 Washers @ 32° o.c. REINF., SEE PLAN ~ 4 washers @ 32" o.c. W ,~ REINF, SEE PLAN , I_--- -_-__._.. _ - _ I ~` I ~#5 CONi, ~ ~--I-N5 CONT, 2-#4 CONT. ~ ~ V--L 2-#4 CONL ~I, ~ I _ #4 DOWEL ~ 2q° ~ #4 DOWEL 24" BOT. v BOT. v @ 24" O.C, 18r ~ @ 24' O.C. 18r _ 2-#4 CONT. 2-#4 CONT. -~•. `, 60T ---- ~BCi. 2-#5 CONT. 2-#5 CONT. 15" I B" 75" ~ 15" I~~~PER~IMETER FOOT(PJG SECTION 6 PERIMETER FOOTING SECTION ~ INT. BEp~RING MALL F?G. ~ 8 TNT BEARING 'vNALL FTG. ~~ AT F~oL.DOV4'N I 2x 5ruos 2r. PfDP MU051ll I-#4 CONT~ ' 6" ' -(E) FOOTING N.LF) 9 (E) PE_RiMETER FOOTING 2x 5T'JDWALL w1518'Dla.^12' WAIL PLYWD. - wau PLYwD ~ 32' o c DBL. STUD OR 4x (E) 2x STUD WALL POST @ STRAP LOC., 4° SLAB W/THICKENED STRAP -112 TO DBL I SEE PLAN EDGE !N,~ REINF. 4 BASE #4x 6" DOWEL W/EPOXY FaR DEral Nor enowN coNC. stile AND ~TUDIP05T 4 BM. OR NOTED SEE REINF., SEE PUN P SEE SHEARWALL FLOOR PLYtND. PER FDN. PLAN 24" ~ @ 24' O.C Ce n E%IST)NG SILL ~ LATE BELOW (SEE PLAPJ 'I ` (E) LONG. SLAB 5' c / SCHED, FOR SILL FOR SIZE 4 LOC.) ATTACHMENT P.E.N. FOOTING BEYOND I 3-M4 EA. WAY ~, I ~ ! (E) CONCRETE ~ ~ ~ ~' ~ '~ FLR. PLYWD. ~ FOOTING a M) 518" 0 A36 THREADED ROD W! I~ HEAIn HEX HEADED NUTS 4 ! TJI JST. I-#4 CONT. b I ~ WJ8' EMlBEDMENTH NREPO)(Y, TJI JST. ~ "MIT" HAGERTIP. G° ~ - NOTEr IN PRE-DRILLED HOLES. SEE MIN. LOCATE NEW EPOXY BOLT TO NJ55 SHEAR WALL PLAN FOR SPACING. BM. BELOW WALL L5 I /2 PSL WI HUC 9 112" s^ ctx. EXISTING REINFORCING STEEL. MIN. \ 70 4x POST EA. END m. B'-o'soR `2x14 DF. STRINGER W! THAI nGR. NEW AB III EXISTING FOOTING ~ WAi E TIE-DOWN STP,IR SECTION LAB THICKENED EDGE & SPIC FOOTING SECTION SECTION AT PAD TEL 10 11 12 U - ~`~ TNP,U FLOOR 15 -- 2-a STUD MIN., Tm. WALL PmA~D. av! @ STRAP LOCATION ~- 2x STUDS @ ALL EDGES BLKED. TJI JST. _ 16" O.C. 2x 5111 W/16d (SEE PLAN) ~!`~- 2x 51L1 W! 16d 2x SILL Wll 6d TIE-DOWN STRAP-CTR --- @ 12" O.C. ~ @ 12" O,C. @ 12" O.C. BTWN. LEVELS CR TO SEE SHEARWALL FLR. PLYWD. P, E. N., TYP. P.E.N. I~ -FLR. PLY'ND. FLR. PLYWD. BOT. OF HDR. (SEE SCHED. FOR SILL P.E.N. LSL BLKG. WALL PLWD. I 1 -LSL BLKG, LSL BIXG. PLAN FOR SIZE) ATTACHMENT BREAK ~ TJI. JST. TJI, JST, TJI JST. I A35 CUP AT (SEE PLAN) 24 0 C T11' (SEE PLAN) (SEE PLANT LSL I~ BLKG. (U.N.O) I OR RIM JST. LPRE-FAB J015T i~G FLR. TJUJ ST. 2x STUDWAIiWI LSL I~ BLKG, OR RIM JSL LSL I~ BLKG. @ q8" O.C. SEE PLAN DBL. TOP PCT. Typ, 2x STUDWALLWI DBL. TOP PCT. AND A35 CLIP SINGLE SOLE PCT.' @ 24' O.C. TIP. tyro PLriVD., TrP. PERPENDICULAR JOIST RPENDICULAR JOIST p PARALLEL JOIST PE A a NOTE: P,E.N. INDICATES "PLriND. EDGE NAIL" SHEAR_~'WALL BTWN FLOORS INTERIOR BEARING WALL NOTE: P.E.N. INDICATES "PLYWD. EDGE NAIL" PERIMETER PLYWOOD ,C 17 - 18 SHEARWALL ~ FLOOR I I 2x STUDWALL W/ 2x Si UDWALL 1V1 TJI. JST. DBL. TOP PCT, - DBL. TOP PCT. (SEE PLAN) i TYP. NP. PERPENDICULAR JOIST ,PERPENDICULAR JOIST I NOTE: P.E.N. INDICATES "PLYNlD. EDGE NAIL' NOTE: P.E.N. INDICATES "PLYNVD, EDGE NAIL" 19 INTERIOR BEARING 'WP,LL ~NTERI.OR BEARING UJALL H n~ ~ lJ O I ~ ~ . Z ~ p ~ O ~~oo o~~~ Q ~ o~ o ~ _~ Q U ~a J ~ ~U Lil D O ~ ~ F- ~ Ln Q W ~ ~° oQ ~ DD N U1 (CJ L"~ VU ~d 0 ~~ Vf/ °"'° 9-30-02 Style: AS NOTED Engineer TT Aewie.etl: p 5 'bhp 249549 meet: el ~~heets CONC, SLAB 4 REINF. O y iM • • Ivan PLrWD, ! P.E.N., tYP, wnu PLWJD, /- RF. PLYWD, P.E.N. 2x STUD WALL-~ ROOF PO'WD. r- 2x $TUD WAIL c"x BIKG. VJIP. E. N. 'CALIF. RF. 2x BLKG. WI P.E.N. RFi,R." (SEE FROM PLYtND, p~N) FROM PLYWD, 2x SLOPED "CALIF. 2x CONT. BEV. 13l4' x I 1875" LSL FLR.-~ RFiR" W12;ABx4" LAG 2x ROOF RAFTER LDGR. WI 2 - ABx4' LAG JST. Wl3- 16d C4 12" O.C. ~ SCREWS ©EA. STUD < W1L55U HGR SCREWS ®EA. STUD AND TJI FLR. 1ST.--~ Q 8" O.C. TO 2x BLKG. (SEE PLgN) ~ ~ (SEE PLAN) ®8" O.C. TO 2x BLKG. P,E,N., TIP. 2x SILL WIk8x4" (A6 FLR, PLrND. ~ ~, (E) RF. PLYWD. ~ SCREW ®8° O.C., ttP. AT PSL. BEAM LOCATION j 1 " PSL FLR. BEAM P. E. N, NP. ~ -'~ :. ~ Wl3-ROW OF I Od .FLOOR PLYWOOD / f WALL PLYWD. ®I 2" O.G. FROM Y V/ALL PLYWD. - 1 '~ -~ / 1 3J4"LSL BLK. W14-16d NAILED TO PSL BM P.E.N.. TYP. 2. RFTR. 5EE -~ ~ PLAN FOR SIZE ~ ? .. „ ' ~ BEVELED 2x BLY '' f ` I ~ I47 A35 Q 2<" O.C. I f I `-P.BN„ TIP, \ 24" O.C, 2-16d A7 'LIE) Zx FRMG. 1 ' TO TOP PLT. OUTl00KER 2x 501E PLATE'111- ~- `"-'-~T I ~ CONE FULL HL AND P,E. N. 2 BEVELED BLKG. W/ ! HEADER (V/HERE -~ 2x FASCA W! 16d ~ 8" O.C. A35 CLIP 24" O.C. I I ~ TJI FLR. JST. (5EE PLAN) ! L I 2-16d lRF T R. STUDWAII FROM PLrr+D- (U.N.O) ~ 2x6 DFk2 GLG. JST. I 2x6 DF82 CLG. JST ~ TJI 1ST. OCCURS) P.E.N., NP. Q 16" O.C. W/ "U" HGR ~ W!'T~AIT",HGR. / "MIT" HAGER C (N)WALL PLYWD. ~-(E12x STUD WALL' I I 4x P05T WIECC OR GC ~ 16'O.C. ~ 2x 5TUDN'ALL WALL PL114~D, ~,ROOF~RAKL W~~LL SE(; TON ~ POST CAP BfT'OND 5 ~SFCTION AT FLOOR & EXISTING ~ ROOF LEDGER SECTION ~ FLOOR SECTION ~T iti'PICAI_ ROOF EDGE SECTIO~~~i _ ~ \J ~' 2x4 BLKG, W12-16d C~ R'~ OF ~ PRE-FAB GIRDER -i EA END, TYP, ~~ROOF PLYWD. OR COLLECTOR TRU551 CONE. 2x BEV. "CALIF:' BEVELED BM. / r-P.E.N., 7YP. PEP. MANUFACTURER I VALLEY BM. WI 2- 16d/ LOWS? RFTR BELOW (PROVIDE MULTIPLE MEMBERS AS REGD. FOR FULL BEARING) P.E.N.----T (E) CONE UPPER ROOF PIYWD. P.E.N.~~~\ /- ST 18 STRAP ~ ROOF PL7•ND. (\ UPPER RFTR. Wl 4- I Od AT 48 O.C. !I~ TOENAILS ' L ~ PREFAB, TRU55 2- I Od NAILS TO 2x BEV. BLKG. - RIDGE Q 12' O.G. 2x CALIF. RFTR. WI W1 A35 CLIP Q EA. SIDE L5U HGR 24' O.C. (U.N.O) ~~ SIMPSONH25- (E) CONT, ROOF PLYWD. ~~''GAUP." ~/ALLEY SECTION ~'J PLYVID. -PRE-FAB TRU55 I a 24' O.C., TYP.. I rJ~IN. n~ '~P.E. N., TYP. CLIP Q 48" O.C. 2x CONT. FASCIA ~ DBL 2x RIDGE ~ ~ wiz-16d1RFrR. WALL PLWJD, W! DBI. ROW P.E.N. 2x STUD WALL TO DBL. TOP PLT. ~OOF RIDGE SECTION 8 TYPICAL ROOF EDG>t SSECTION PRE-NAILED J MSTC40 STRAP TIP, STUDWALL ROOF PLYWD,J/ P.E.N., TIP. 2x4 PLAT AT - 2x CONT, 'Jry-~ 2x4 BRACE Q 48" O.C. Wf3-16d EA. END RF, PLYW'D. P.E.N., ttP. STRONGBACK PREFAB. TRU55 (SEE PLAN) COLLECTOR TRU55 PER MANUFACTURER PRf.FAB. TRU55 / P.E.N., ttP. A35 CLIP -J ~ 24" O.C. o' COU_ECTOR @ RCOF _ ~~ ENC TRUSS ,, -- - 6d Q 4" O.C. ~ OF MEMBER 4 JOINT (~ OUTLOOKERS, p,E, N, 3 8" MIN. EDGE D15T. M. NAILING ~ PLYWO. 318" MIN. EDGE D TYF ON PLYWD. 4 FRMG. TYP. JOINT (STAGE.) OIJ PLYaVD. f FR'v 2'-0" RF. PLYWD. ~ M EDGE NAILING -~ -STAGGER I/2 P,E,N. Q ALL PLYWD. TO EA. PLATE TYP. ' i~ p,E,N, PRE-FAB EDGES ~ ~DBL.TOPPLATE ' TRUSS FL BLK. ALL PRMJD. P.E.N. -- EDGES (2x MIN. OR PLYWD AS NOTED) P E.N. HERE--~ PRE-FAB /f+ ~ I ~ AL50 V/HEN STAGGER HORIZ. ~ LRU55 2x FACIA W12-16d r , PANEL J~ PLYWD.JOINTS BLKG. IS ~` GABLE END AT EA OUTLOOKER, TYP. STC PRE-FASTR'J55 REQUIRE BAGG, Rsp'D. WALL FIELD PREFERRED) NOTES ~ I I ' 2x4 SiR,ONGBACK os NAMING ~ STUDS OR WALL PLYWD. ~ ~ .~- PROVIDE DBL P.E.N. SCHED.) ~ 1 i ~do~ (9STAG.I) 705HgO~DOWN I E~,SP'~" / (PLYWi)P~09HOWP1) PAF/Els "V SEE F@J. PLAN FOR PEN TYP ~ ~ HOEDOWN ANCHORS 80UNDA~RY y 51MP50N A35 NAILING ~ ~- HOEDOWN BOLTS DO OF MEMBER f JOINT /' TYP. NAILING @ PLYN/D. JOINT (STAGE,) BIKG. fi~nn,, PANEL EDGES WHEN REO'D.(SEE NOTES OR SCHED. FO~e SIZE) STAGGER PLYWD. JORdTS SPLICE OVER A RFTR. -- eFrR ,JOISrS,oR PURLINS NP.IUNG ON -~ • ~ OF MEMBER FIELD NAILING j ; 10" O.C ~ FLR B 16" O.C. ~ Simpson Strong-Tie STC Slll BOLTS ~ SILL PLATE BOLTS UNTA551LL Ix~'y F AN ~-- ROOr~RAKE WALL SECTION SECTION AT NON- PI Y'JJOOD SHEAR WALLS 1?OOF/F-LOOR PLYWOOD ~~ _ 12 BEARING WALL - 13 l ~4 rDBL. 2 z 4 TOP PIT. Wl 16d AT 16' 0.~91N. LAP W! I 16d EA. EDGE Q 6" O.C. 2 x 4 STUDS AT 16" O,C. ' I ST2 115 AT EA. CORNER a fX1ER10R WALL PLYNro, OR INSIDE FACE OF WALL, WHERE'L' >4 FT. 4x BLK. x 12" A41N, LONG AT EA. CORNER FOR ~,~.,,~o STRAP DOUBLE 2x4 2 ROWS OF 16d Q 4" O.C. r TOP PLATE ~ (I 8 TOTAL) T .~~___:,~. ~~ ~-Z-.~-~-I-~-I- ~,'--1-4-5 4„ ~ 4, I 4,~ 4, I 4. ~ 4" ~ 2~,~ i 48"MIN, SPLICE LENGTH 1 k------ 16 DOUBLE TOP PLATE SPLICE 2 x 4 CRIPPLE S1UD5 A35 T 4 B WHERE "L" EXCEEDS 8 Fi. 2 X 4 50LE~ ~1N?ERNAII KING AND CRIPPLE STUDS PLATE WI 16d Q 16' O.C. EA. EDGE, NP. 2 x 4 KING W14-! 6d TO END OF HDR. (PROVIDE DBL. NOTE: KING STUD WHERE "L' EXCEEDS 10 Fi.) I . PROVIDE EDGE FASTENING FROM WALL GYP. BD. AND PLYWD. TO HDR., KING AND CRIPPLE STUDS AND CORNER BLOCKS. 2. REFER 70 U,B.C. TABLE 23-II-B-I FOR ADDITIONAL NAILING ~~TYPIC4L WALL FRAMED OPNG. P,E.N., ttP. ' WALL PLYWD N/D.~ RF. PL . 2x RF. RFTR. SEE PLAN) ~' 2x 5TU0 ~`/ALL 2x BLKG. WIP,E.N. CEIL'G JST. W7 5- 16d TO AOJ, ~ ROOF RFTR (WHERE OCCURS) I , ( FROM PLYWD. . /- ROOF PLYWD, ~ BEVELED 2x BLK 2x RP. RFTR. " ~ I ~ P.E.IJ, ~ WI A35 Q 24" O.C. WI2-p8x4 LAG SCREWS @ EA. STUD 6 I Y '~~ 74 ~M (U,N,~)- 2L 24" MA Q 8" O.G. TO 2x BLKG, gTC r>' Ok ~ IS.A.DI ' P 'Srl~ II P.E. . ~ I //' I SL BM. 5EE PLAN r FLR. PLYWD, -SHAPED TAIL RAFTft ~~ ~9 ~~ ~ TO h4ATC`I E%15TIIJG J x /) ) 2 x 4 CRIPPLE STUDS DrJ-BEARING ~-A35 T. AND B. WHERE "L" EXCEEDS 8 F?. ! L-INTERNAIL Y.ING AND CRIPPLE STU05 NN 2 X 4 SOLE- % 16d 16" O.C. EA. EDGE, TYP, PIATE 2 x 4 KING W+4-I6d TO END OF NOR. (PROVIDE DBL KING STUD WHERE "L° NOTES: EXCEEDS 10 FT. I . PROVIDE EDGE FASTENING FROM WALL GYP. BD. AND P! YWD, TO HDR.. KING AND CRIPPLE 5TUD5 AND CORNER BLOCKS. 2. REFER i0 U.B.C. TABLE 23-II-8-I FOR ADDITIONAL NAILING DBL. 2 x 4 TOP PLT. Wl 16d AT 16" O.C. - 2 x 4 STUDS AT 16' O.G. 5T21 15 Ai EA. CORNER 01 EXTERIOR'W'ALL PLWlD COR INSIDE FACE OF WALL, WnERE'L' >a FT. HEADS l , 4x BLK- x l 2"MIN. I . I LONG AT EA. ~ L i p I ~ I! I CORI•IEe DOUBLE 2x JOIST HEADER -JST, HGR., ttP. .-PRE-FAB ROOF J, TRUSS, TYP. ~5T2215 STRAP AT EA. CORNER -2x BLK. x 12" MIN. LONG BLK. NOTES: AT EA, CCRNER, I . PROVIDE PLYWD, EDGE NAIL'G TO PRE-FAB ROOF TRU55, HDR. JST, ANO CORNER BLOCKS. 2. DETAIL IS APPUCABLF j0 MAX. DIMEN. SHOWN. 3, USE SIMPSON LU526 €,10526.2 JOIST HANGER55 A5 REO'D. 4. SEE ARCHITFCHiL'RAL DRAWING FORSIZE AND LOCATION. ~5 T'~ 'P- ROOF~FLOOR FRAMED U OPNG. 4'-0" N1AX. RenNone ~ sv ~m V? Rp °o u So ~N G ,~~ °; ~ ~m I 1~7 t ~n ~ Yg~$~ ~ ~0~5 I a yy o~ p e v W p~~' z L5.~38 e iW W' S I- ~ nnn~! o LJ L~ 0 z o 0 _o O ~ O~ o 'T ~ c ~ °~5 o rn ~ ~ QU z~~Q Q W a 00 O ~ ~~ ~ ~Q O ~ Q ~ ~G N U) tJ D a~ n~nnnn (~~ l~J Lti nn~n Vu °°'° s-3o-oz I s~°'°' As NcTEo Engineer: T,! Rc~lervad: P S Job: 249349 Sheet -~ ~~ ' el bne~ls p I. X ~ • • • _ MSi $iPAP (i 1/1' SXIM MAY BE NECESSAPr HIM AS R O' m OF 2) y,px ~ DESCRIPTION SEE N 0 TE INCLUDED _ PRF-IrvSrALIEp i ON PAYEL OETAa PEMWxS gA 1~,~WMAIETRICeL ABpUT C LOS JRAGE DOOR J O PNRAGM NAILING ESICrv BY OMEAS) \ O O E PoA INELING T1M5 SHIM I$ S Dp0V10E0 WITH WAIL, ¢Ui 15 / N0. 2 0.40 C Nor PECUIa[D. A .- O ET. 51 2 r/f ~ ~ J „[. w y ~~,. ~ 1 c) ,. scmM,„ , c,,,, ~ Y T ~ SNFPR tRANSFER i0 MGOER PER CDCE (B[SUN er 51 52 r ~ ~~ / l cTeERSJ r RpoF oR nDaR mnMwc (DEEGN By C7HEA5) z O 16 ^°. r\ p n ~ ,~" 9va~ s,H ry' °~NP ~ ~ ,f Y ~ ad 1 ~ A I ' . Povrooo oR a5B $HM A$ RCWIREO PER DETAIL JI/- s ~ ~/ I',a ~ e ~ ! \ -h Mnu xu[su nP[ q 44 I ~ I IYP. I ~ ' _ I [ ~ o~,~, rur [rx•/e' [rr'lu •1!I i DJ Ixi'~is ,~ ~I N 4a ~%V:': LNGIM G<FAGE NGDEP, aE4 i ' ' ~ I I I i MuLtx ~ I . ~' \ T=.. I _ t 000C MINIAIUA SIZES: ~ l ,F \ dl. ^ i ' O O I] O it ~ ~\ \ \1 i ~ ~ l ("y;~s t[f / .iE. ll+ej ( 1 --v (J I 44 ~ ~ 3 I/1 i ]/4 PARALAA PSL r S I//Z . ' I ]/6 ~ MBERSraANOS SE) B x 2 ~~ ~ /~ L BE1 CM' PoSTUN n~A0E9 RUS I M4 NSi SHEATH NG ON ~ I ` 1 I \ I ' ~ . .-i ~ -~ _ICOES~ ^ 9Y EP$] . t \ `~' .~ Z A ' N ~ , . ' 'JP OS TE MDE ~ ~ I. \ \ ` 2 F CEP Dl. R LD. 1 ~ .4' l SS tHAN ] %Z USE 1 l !ul ' 8 I ~ ~ I - \ / • 'I =. l"J i. H'.•anJ ~ - - ~ d ~ FOP. MLOELS S 6 7 6XO SW21 i 6 - / 57 ` I SC ru 5 /8 2 ale Oa 6:.A Of V-. P OR 5 '/.. 1 )rB P+PnLF,a Py i ~s`~ (OESIGn BY OTHEAS) I ~ , ~\ ~ / J ~ I I \~ \ ' cEE S°.EET SWti-I I u~,.-. ,...ni-4 ~ FLYN'000/OSB SXIM AS I, 11 ~ ~ SHONN UNDER sT s~AP ~ ~ It, ~ ~ ~ J ~i ~ _ ~ ~ ~ ~ ~ ~ ~ ~ I _ _ I e. L °<a °ns ~Mr. ~\,GJ [ _ sxv ux~ x~ ~ ` ti r t- ~ ~ g~a ~ ~ ~ ~ .I I a I t V I I ~~ ~ A y ~iDR .IIO~IABIE` D Eu NC$ o ~ ~ A I ~ ~ i~ 1 11,S DE OEN FDR dL- MO ELS j ExrTPrsw16.2-4 l $faONC WALL c94•Al l p / ~ ~ / o m~ax:ti~w~ \\ '.y ~ .y xM~r, I / 1 ~ l N _ ~ \ a i IrISIDE!GIEw FoR ALL ~ MODELS E%CEPT SW :6A7-4 - 3 ~~ m~_ ;I ~ ~ ~~ ~I ' ~ ~IUyej I f I I ' ~~' f 1 I Y U ~ B ~ ~ 0 STRAP ATT~ACHtvIENT A i TO P PIG sGA`E 3 _ _ Ns~ ~.~IA~o` smn Im °~./ / ~ ~xm Y N 3i ~ I ~ S Mw. HEAOEq~ 4.12 Usl 1/Z . 11 1/6" PAAAIJAM PSL SMMS At 7 I/8" SHM I/2 . .t ),B"IM9ERSFRANO ITSE) $EOOET. ]I/- 3 I//B % 12 GLB ~ (DESIGN BY OT,u,CPS) I - bN,JIiFI AfJ'~'<,'-`i NOTE: FOR NOBS DN ' INSTALLATION AND MINIMUM FpUN0AT10N REINFORCING PEO't5 FOR THE 'STHD' REFEP TO $IMPSON'S "WOOD CON- $rAUCiION CONNECTORS' wruoc. 1 j I+Ixnwto _`/ xuxlwim rrhi ~ ta ~ ( ~ I J I A 42 I - f _ ~ /2A'osl, sAE'D ~/ p~~ ~ v j I (M ~~~~ ~'o r~u~ ° ' A x, ~ I I \ I 44 ~- o s-[Pa6 n ~ - FLOOR SUB. CURB FOOrML ~~° ~ Pse rwNMPLP y y c cr Z ~~: MST STRAP-SEE OEF 51 /- fnR VANE FASTEN NG - 1 O O O O SrxDy4Sw NAILED DIAEC'LY ro Fw.uNC pN HALL. AND OPOSRE SDE CF SHEATHING) ~ SZE Ano REINFORCEMENT PER ~ ~ ~~ I CODE (061GN 0ti OTHCPSJ ~ ~-~ ~ c" ~ ~ I ~ I n u - I I li i r ~~ IV II ~,~ ~ °O $ - iC vE+-EP SEE CET. 4 ~ ~ b ~ . , F~^~, ~~~~ ~~ x nw -~ y ~ A uJ _$$ ~ / 9J SI ~ PRE-FaSTENEO -r~~ MET ~' ^ qN M.qµ[ xar sw.x .a I, ~' I < I xa~6 ~ 1 1 f ssp )w'rM° OO C I ~ 5 b S. tT' W/ `F--~-~-`-• L N 6 xFn~IM'Y e N 5C[ aWPE - 2 2 ~ C.7 pL Z _ _ 5'J51/4`„6" SCREWS 16 AL $H I' ' ) MUDSILL ~ ~ ~ Po 1ytl.E sD ht 1 yEE M ! ' I ~ ~ N WB -' a X+[ w~w•0vi[uM~'~0M -° v ~ ' ~ Iran [w UI o NuE .[ ,ows n u sx eu .r iF.I„~4 ~ ~ ($Ef MiIR JJ) e]io~ WRACE pfllM r,% H ~ ~ `~ N ' a~ ~ ^ ~ UPPER PIAi ES """" ~ I /2'(MM) ~ D . ~ ~ 1 I w~ I PL I ~" ~xfiM - N 1 XTa tl ~ 1 I la) 1 El [ le/] I I I E ~ 1 ~ ~ ~~ O O D D ~ ( r0 pSIAdC; 1 I n .1 ' is c ~1 G ~ _ m 1-sos /.M s flf . 1 e-yJS' -~-- Itu'6~> .w /.A i-4/eM _srb.'e I ' 9w W D aLj [,~-A10-ETU FyayU..r 3-]/!'. yyrdiA l6W lOfa lW Ifl i- -T D ~ ~ J Ij1" 16 MO!1E1 W I'. i-•4HD NOTE. ~ b 3~ MIn MUM Wlpix OF STEM ~ I ~ ~ 4VA.E IS 6', MINIMUM ~p\ WIDTH OF FOOrIHG IS 'Z" ~~°wwr-. -mss/,n x-e/e'r yw av 1. iP- / 2 !/A'x SSr®1 AE° [ ba ~ F 1'. II II ` !I I F sw7 ul II III II U M ' yMb~ F FFFF , d \ 1 \ a e ~ 7 ,u , 11 t E '0 C CAPACI/E5 SNP N ABOVE REFLECT A 'FOETAL 5.S C i A W 55'S OF 1 0.YAl4 rN Z $TROVG WAI S V' A "GOER SrAM1N NL CEq ME TDP D CCNNECTRN AS SH NN wy~ _ / L O ~EORN 4+fG'OSrt C 'y - If NO SCALE 2 FOA SMWE PCRTAL HALL COn'FIGURAr10N5 PNO LORDS SEE SPAP~N . ]OYJ tA~PIOC SECTION TN,PU 4" NOM. STRONG-WALL 52 SLOTTED HOLE LAYOUT ND scALE 42 STRAP HOLDOWN AT SNr16x%-4 No scnLE ~2 I STRONG-UrALL GARAGE PORTAL No scAlE 12 i `-' i NorE'~ FOR NO1E5 ON IN57ALUTICN ANO ' 0 L•16" ~ COMCN Af ' 0 L•16` THREADS SHOW_D Ex.TEND ~ ." IdIN. ABOVE iE1dPI~,TE ! S P 111'""'" MINIMUM FOUNDATIW REINFORCING ' 3' D L•22' A' OL XORIZONi TO HEADER J" 0 L=22` -- i uE rEMHATE a REOUTAEMENiS, RERR TO 9MPSON S wooD LonsTRUCnoN coxxccTORS' CATALOG. TOP OF PANEL 6AA LOGrD15 AP( YARMId IN DAINT L ~ ~ I DETAIL 2l/-~ - ANCHOA BOti '" HCLES IttP,7 , ~ i I ~ ~ . USE 557874 A.R. IF coa Jolm [Klsis Rr `2-PWR cpNSmutrloN ~ .• _ j 1 ~~~° FOau BO>4D 0 0 ~ ~ ~ I ~ FORM BOARD L STRONG-WALL IS MANUFACTURED AND TRAOF.MARNED BY "SIMPSON STRONG-ilE COMPAN'! iNC " ~ pay ~?I / DESIGN By OTNUtS) ~8 ~i .. a p~ ~~ R ~ b a '~ ~ qB°~ ~ RgEb B Ili ( \ I I ~ HAIL HoLCS A ''~a CLAhICHOR BOLT a ECTION "A'~ - , . , HOME OffICE: 4637 CHABOT DR., X200, PLEASANTON, CA 94588 TEL (800) 999-5D99, FA%: (925) 847-3068. "SIMPSON STRONG TIE COMPANY, INC." 15 4N ISO 9007 REGISTERED COEAPANY. .__.____ XP P xlx, q _ _ 5'u¢ q 1_ g R ~ i I-r .-... ONSIDE VIEW ALL NOOELS~ ' E%cEPr swl6xa-4. ~ HEADER IBx orHERS) BB PANEL OR PLYW'o JILT ~ EX'ERCR TEMPLPTE - ~ h'T~ L ($' 2. STRONG-WALL IS RECOGNIZED BY THE INTERNATIONAL CONFERENCE Or BUILDING OFFICIALS (I.C.B.O. RECOGNITION N0. PFC-5485). INGIALLATIOIJ OF PRODUCT SHALL BE DONE IS STP.ICT CONFORMANCE TO THAT DOCUMENT AND TO THESE DRAWINGS. MODIFIC4TION5 70 THIS PRODUCT AND ASSOCIATED SYSTEMS OR CHANGES IN THE ' Nr~A ~I~- `F~ss~6 SAS . ~ ANCHOR 9OU ~ ~) r G INSTALLATION METHODS SHOYlN ON THESE DRAWINGS OR REFERENCED IN THE LGB.O. REPORT SHOULD ONLY BE IAADE 6Y A OUALIFlED THE PERFORMANCE OF ARCHRECi CIVIL OR STRUCTURAL ENGINEER , ~ Foonnc AND apxFORDIxc OESON BY DRIERS sRS • HOLES (r P) R - ° 0 0 ~ " , . SUCH MODIFIED PRODUCTS OR ALTERED MS7ALLATION PRCCECURES IS THE SOLE RESPONSIBILITY OF THE DESIGNER. O _ ~ H GaRAOE AOUGM 0-ENING HEIGHT ° II SEC?ION B !II 4 •°~ 7, iFE CONiRACT04 SHALL VERIff ALL DIMENSIONS, CONDITIONS, ~~ CURB I w n 2 2 J }L ELEVATIONS, ETC. PRIOR TO INSTAIlAT10M OF ANY COlAPONENTS FGR 6' ' Y-o' ' T'-o I/2' ' L . I B - NAh HOBS ° THE STRONG-WALL SYSTEM. IF 4Nf DISCREPANCIES ARE FDU7JD, THE'/ P T-t T-t I/2 I lp6' (mP SiwlE-HD ixrn( 1 3(A' (roe $tml6-ND swmal SHALL BE BROUGHT i0 THE ATTENTIGN OF THE PROJECT ARCHITECT, PP,OJECi ENGINEER OR BUILO7NG DESIGNER FOR CUPoFICATION PAIOA SSTB ANCHOR 807 No scuE 53 PANEL~HEADER CONNECTION No scaLE 43 , , I PLAN VIEW CLANCHOR BOLT --1 To coNSTRUGTIoN 4 THE CONTRACTOR SHALL vEAIF7 THE PO61nON Of THE STRONG-WALL -~- ' ' INVOE mEw FoR Ru MpDEU ExcEPr sw16.r-4. PRE-w5TA0.EO swipe (m.) BD7roM a Nur Ar IN ~c R10P, TEPdRLATE (JV~(T~ Imo-- ~ ~!I ~ . IN' RELATION TO THE REST OF THE BUILDUdG SYSTEM AS SHOWN ON THE PROJECT DRAWINGS. 5. USE OF THIS PRODUCT IS SUBJECT TO THE .APPROVAL OF THE LOCAL BUILDING OFFICIAL ~ Y uT D w HE THRGD6o qcD (WHEN InsruLED) I ! 6, THE BUILDING STRUCTURE SHALL BE DESIGNED IN aCCORDANCE SSS WITH THE LA1E5T ADOPTED VERSION OF THE UNIFORM OUILDING CODE _ , raoNr, " ° A/e-Fr \ NOTE. R OEO D - - p Ij1 r ° ._~-,- °~ / SECTION 'C ---~~~--~~----~-- I AND nNY OTHER COCA:, STALE OR FEDERAL RECUIREMENTS THAT MAY APPL'1. VERIFI' DESIGN AEOUIREMENiS WITH THE LOCAL BUILDING DEPARi!dENi. ALIGN WIME55 HOLES WAN ENDS OF SSTB 8 rNRGDED ADD rc ~ I I'. 3 - ~ -E ' ' 7. iHG PRODUCT U PART OF THE OVERALL LITERAL FORCE RESTS-NG 0.LOw wSPEtaox Iwo ! I C 1aP6 SYSTEM OF THE STRUCTURE. DESIGN CF THE BUILDINGS LITERAL NAN¢ COUPLER WITNESS HOLES. o FORCE RESISTING SYSTEM, INCLUDING A CCId?LETE LOAD PATH TT P,AN VIEV! CLANCHOR BOU --~ ~ ~ ~ NECESSARY i0 TRANSFER LITERAL FORCES FROM THE STRUCTURE TO DATE n 21 Z I THE GROUND, IS fHE RESPON9BILItt OF THE DESIGNER. 9-SO-OZ 4'FN'-5 PAPJEL =ORM TEn7PLATE 8. SIMPSON STRCNG-TIE COMPANr, INC. RESERVES THE RIGHT i0 scut NTS META SHOE ;SWTPF) CHANGE SPECIFICATIONS, DESIGNS AND MODELS WHHOUi NOTICE OR CHECI¢D STRONG-WALL 7EIEP!ATE SELECi104 MATRIX SPE^ PP NO M TES' $ UABILItt FOA SUCH CHANGES. P S Y MIN. EMBEDMENT ~ ~ OF AE.'S. PER COD f ~ I F • O C A N , UG STR NG=BALL MODEL LCNCTH ('.n.) REUSFABLE ANCHOR BOLT iENPGiE (SOLI SEPAAATEIY) EX7ENIOR I( N'EFIOF PAN'Ee FOAM IS REQUIRED FOR PRODER INSrM,(ATION 9F BOL15. ~ ' I ' 9. All HARDWARE GALLED OUT IS SIMPSOIJ STRONG-TIE. SHEET .. 5 16.1-a w1L5 TO FASTEN 7EUPUiE TD FORMBOARO RAE NOT INCLUDED. SW 6.7-/MD 16 ( SWf!6-HD j SNi 1fi-40 I SYRiFl6-MO S. FOR NOTE 1AY0'JT. SEE OEfaES fCF SLOi*ED POLE DIMENSIONS 5 ' 8J-6x0 ON ?XIS 7RAwING, I ~ Z J EMBEpMENT a SSTB - ANt A BOIi PER DETAIL 5J 5W22r]-4 ZZ Sw12P $w N22 $WRPF2Z Swi7 i-fi OF SHEET9 BOLTED SILL No sGALE 44 ~ P,NCHOR BOLT TEMPLATES No scALF 24 NOTES JO¢ NO'EJ9349 ~~ r~ !. ~ • r~ PLe'.m. SHIM u Rro'D. DUPnR.1CM NAILMC SEE DfT. SI/- (TYP.) (DESIGN Br O7HER$) BLOCKING ANO SNFIR iRAN$RR i0 TOP PU1f PFR CO]E (DESIGN Br OTHERS) ROOfi OR FLOOR F0.WING (DESM,N B,' OiHCRS) AiTACNMENI Bi OTHERS SiRONC-WALL PMlEL-SEE iOP'PUR PEq CODE DEi. Ii/- TOR ADO'L. INFO. (OE$gN BY C/NEAS) (ttP. WHERE SNOwN) \ wK. 2 e swM (I/r AND/ \ OR 3/ - PLYWD. SHIMS) AS REO'D. INSTALL BEFORE SCREWS ARE F0.91ENE0 10 7NE TOP PUR ABON£ THE I SIM 43 9TRONG-WALL. SNIM$ 5051/A'.e' SCREWS-SE ARE PROVIDED. STRONG-WALL 1:9LE OEi. 12 (ttP.) ~ I BLOCKING AND SNfJA TRANSFER MP. bl OIAPHPAOk vMLING t0 i0P PUTE PEA CODE ~ _ (DESGN er oINERSI __ _ IDENCN BY DmEFS) ~WN I OESCRIPFICN t~Ce .A mn wuntf°x r , ww, ~ INClVDEO Y PRF-IN$iAlLEO OE'AIL I ON PANEL Y REMARKS o KI i RooF oA FLOOR FRAanuG L B ~ 1? ion. of uLf mw, y Y ~ - (DESIGN BY OTHERS) I~ Ae I (~ li' .anR*x earn i s,vrn mm +de~I/~nI/" Y q3 Y \ NOEL ~ R 15 O1 ECESSARY TO FA51E1! FAa SID L I N N ADJACENT STUD TO SiADNG-WaL'.. XoWEVER, ,i MIS IS DESIRED. USE I e L OJ D O e. e Mnu PMnu clot Y ~ q3 I C(f/iEA (IA~N.)FUNLESS S ECI~~E9 er mNERS As MoR[ 49u,Lg,l -l c m+A/M vsh NH ~I 43 70P OF PANEL NOTE No scALE 51 STRONG WALL FRAMING ELEVATION FOA NOFCS ON INSTNUiION AND MINIMUM ' SEE iEFIPLUTE founownox RENFD9cINC REOUTAEMEHTS, USE S$IB31 AB. IF DETAIL EA ~- 0.EFEA TO $IMPSON'S 1NOOD CONSTRUCRON EIXD JONi EKISA / CONNCll0A5- CAiµOC, Ar$LABAND~ ~~ 0 0 0 0 , FOOFD;G INIEAFRCE, ~ ~NSHEARR CONE C PS REQUIRED FOR SSTB 1112" L SN72 MODEL-SEE STRONG-WALL TABLE ~i`n~ o N V, mog w a J" CLR. MIN, SSTB P.NCHOR BOLT 0.NLY.Ofl BDLiS GADUND FLOOR IV$TALUTION PAIACENi STUD SEF PRE-1N$iALlfO NDiE At DETAIL ]1 SW'HDB (ttPJ BOTTOM OF NU7 AT iNAUDFD NUi A ASNC R00 (WHEN R+SIALLED) } IA~iICN WRNE55 HOLC wNH ENDS M SSTB HF.FAO[0 _ tr iNRUOSD ADD ro I \ \ ~~~ CO PLEA WRNESS NOLE ~ 1 ' b LOUPE 1 o P N YNWIY Y1/Y F[q l/I'f bb f, I ,-LIB' Fm s/e'F wN ss o ~~L L I ANCHOP BOL' '- HOLES (NP.; Z IJ1 I ~ FORIA BOAP.O vtr: "-" 0 0 G -_-_-__r NAT! NOTES -_--__A____- L ~~... ,.~.~., mlcu siuD WALL I BURP THE SFAONC-WALL WIMIN THE FRAMING AND ANCHORAGE PERIMETER WALL MEN RAISE iNE DINERS) E (DESIGN B+ ~^- SEE DETAR 57 ENEIAE WALL RUN W10 PUCE INSTALLATION METHOD N0. 1 No scALE 53 HOEDOWN BOLT CONNECTION No scALE 43 5! NOTE', St /~ STRONG-rvAL'. 9HOUlD BE BRACED _ / APPROPRIATELY UNirL EMIRE. 'M1ALI RUN IS M'CNOREO IND BRACED. ANCHOR ME $FRONG-WA!; iG iNE 9U9. -li iNE PERIMETER WALL UP ~~~ 1 ~ ' ~ AROUxD Ii. e 'I ' RLi iNE STRONG-WALL IN PUCE AFLCA sNE PERIMETER WALL 6 ~' INSTALLED ~E 1 .n'~ne «ous y Iv e L~\J I 1 t o Ivey. ,ILVUn +Ra lun,xl Y N I 43 o- I ~ ~ i<ero• ~~. xwwxx ext N ~ _ ~ 52 ( I ~ i., 4\ ANCHOR BOLtS (DESIGN , ~ I . ____ ~ ar oiNms( -tP. I ~~ daoP:r,rt'M ~fa'cp1An'~ fig N q I o"x I i I en +s~'; 1'. e u wew qa ' --~ ~~sn IPC.~osvi/n:ln"'" Y N _ i ~ I I+o scPLE ~ 31 nNe~ we,n eexul Y Y ~r-- ~ ~ .~aY wamN Hxfs v ~ _ __ Ve~ Wn/P+ ve• xr+aY spxs 5~ ~~ Y ! " - I ~~ 0 0 0 0 R~ RS t mR. ~Nfox fNURh~~ NSE a[ SSBIA xoWOAx Av kf uax nfCUFfr Moen .Ae Sn1.,e-w x31 ~ t (eOn~G.w.Rt1~w0 uuLriLr LeLL~.MK Br aAf I T L , R gNary wrv xAUaq ae Ba W tiTJ A[~utgx ra Anx&i «('"11 "G.1 Ix MwrN,, w •~m¢nNI W~IQe.I~ s0~ellY ~ Ew24 MODEL-SFE SiP@k;-WALL TABLE "1LL s - u Vr I~DSI/w Ine emP l - Hais°A(nc) ~~_T NAL Ha$s B PLAN WE1y L p o o Q PUN V!EW FOR INTERIOR CONDITION E p o 0 0 PUN YIEYi FOA EXTERIOR CONDITION NOTES; 1. REUSfABIE ANCHOR BOLT iEWUTE ;SQL] SEPARAiEL~1 I$ REWIRED FOR ?ROPER INS7AlL1PCN OF BGLTS. 2 NAILS TO FASTEN TEMPUTE LO FOAM90AA0 ARE NOT IM1CLUDCD I NSThLLAT10N METHOD NO. 3 No scalE ~ 54 ~ INSTALLATION METHOD N0: 2 Nc sc~LE ~ 44 ~ ANCHOR BOLT TE MPLATES 3 l~IN. - I- 5" MA%. „L 0 ~ 1 ADO'L. SLOiiE7 NOtF Ai SWAB MODELS ONLY (SEE OEi. 12/-) FOOTING AND REINFORCING $YMMEIRICAL DESIGN Br 07HER5 180VF Lt. . L SWIG MOOEI-SEE STRONG-WML iA9LE ND scALE 52 SLOTTED HOLE LAYOUT NOTE'. sW1e MouEL sHOWx. DNSOE 'LIEN) L fAR SIDE U SEE SNCE[ SvM-I FOR ALLOW'ABIE OPENINGS i ~~ 32 , ~I ' I. II' u ' aI I, FLOOR SUB. FOOTING SIZE I ,' WO RFNFOAGEMENi PEA -- ~ FAR SLOE CODC (DESIGN BY OTHERS) Nc SCALE 32 1 S-ANDARD STRONG-)PdALL (BEARING DIRECrLYi ON CO(VCRETE) .~__1_ I NO SCALE ~ Z THREADS SHOULD EKtENO ' ' ~' MIN. 48UVE FE'.MPUIE i ~ ~ -i ~n I' I I _ i M Fl FOAM BDAAD ' ''I I STPONG-VISLI- IS AIANUFAGURED ANp iRAUEMARY-Ep BY "SIMPGON 1 ee ~ ~ STRONG-TIE COMPANY, INC.", f ANLNroA eaLi S-1 A I ~HCeIE OFFICE: aE37 CHABOT DR., }2CQ PIEASANTON, CA 94588 ~ tEl'. (B00) 999-5099, EAR: (925) 9x7-3068. 3 "j 2r '^IkPSOk STRONG-TIE COM°ANY, NdC.' IS Ard 19G 9001 REGISTERED COIAPANY, _ SECTIOW "A" 2. STRONG-WALL IS RECOGN,ZED BY THE INTERNATIONAL CONFERENCE EX~~RIOR EMRLArE OF 9UILDINC OFFlCIALS (lCB.O. RECOGPaTION N0. PFC-5x85), INSTFLIATION Of PRODUCT SHALL BE OGP!E IS SiAICT CONFORMANCE °°~~ TO THAT DOCU,AFNt AtJD i0 THESE DRASNINGS MnDIF;CAT10NS TO 215/16"~ ' ,~'~]!~/15'. E~ ~ ~,I,H--'5;15„ i fL ANCHOR SOLI -1 i~TER16R TEMPLATE secnoN "B" ;svrr) -~ I ~ ' 1315" I ~3 ;T/16" -L:M EDAeD- III I~I_T~ ..~I 2"~I~ 'ISj'IE° ~I ~ilfi" 4 Ar,LNDR ernI -1 ~ ANCnoR BDLT ~ SECTION "D" E%TERIDR CO,NDITIDN SECPDN 'C INTERIOR C'ONDITIUN _PA~EL RQR~M TEMPLATE Ct;JTDR` 1~ " ~ CTRON(:-Wall 1FMPI A7F SFI Ff~TICN MATRIX SP ECI~C WPPUCATICN$ SiPONf,-Nh'.L :AODE;I LRIGiH ('in.j E%tEP10R I.V'ER104 PANEL rOiM L sR2me-1 s1 svrts+ sx•Ie1 sWFPF2A Sw2ax9-d i SWB1.9-1 SwB2r9-1 J2 SYRS2 i SWiIC2 SYrtP132 Sw,12x10-d $A'IB.B-1 A919.9-1 4B SWiAB S6Nd9 $MPFIB Se:19.!0-1 THIS PRODUCT ARD A590C~7ED SYSTEMS OR CHANGES IN THE iNSTALU-GN METHODS SHOWN ON THESE CRAW!NGS OR REFERENCED iN THE LC.B,O. REPOP.T SHOUL'J pNLr BE MADE BY A OUALIFIEO ARCMTEGT, CIVIL OR STRUCTURAL ENGINEER. THE PERFORMANCE OF °UCH MODIFIED PRODUCTS OR ALTERED INSTAlUT10N PROCURES IS 7HE SOLE RESPON5161LItt OF THE DESIGNER. 3. THE CONTRACTOR SHALL VERITY AL DIMENSIONS, CONDIilOHS, ELVATIONS, ETC. PRIOR TC INSTALUPON GE ANY COMPONENTS FOR iNE STRGNG-WA! L SYSTEM. IF ANY DISCREPPNCIES ARE FOUND, THEY SHALL BE BROUGHT TO THE ATTENTION OF THE PROJECT ARCN17ECi, PROJECT ENGINEER OR BUILDING DESIGNER FOR CLARIFICATION PPoOR 70 CONSTRUCTION. 4. THE CONTRACTOR SHALL VERIFY THE POSITION OF THE. STRONG-HALL Ik RELAnON TO THE REST OF THE BNLOING SYSTEM n5 SHOWN ON THE °RDIECT DRAWINGS. 5. USE OF iulS PRODUCT IS SUB:ECT i0 THE APPROVA!. OF THE LOCAL 8U'LOING OFFlCU•L. 6. THE BUILDING STRUCTURE SHALL BE pE5!GNED IN ACCORDANCE YNTH THE UTESi ADOPTED 4ERSIOW OF TrE UNIFORM 9UIlDING CODE P,ND ANY OTHER LOCAL, STATE OR FEDERAL REQUIREMENTS THAT MAv APPLY, VERIFY DESIGN REQUREMENTS WIIH THE LOCH! BUILDING DEPARTMENT. I 7. THIS PRODUCT iS PRAT OF THE pY'ERALL LITERAL FORCE kESISTING SI STEM OF THE STRUCTURE. OSIGN OF THE BUILDINGS LITERAL FORCE RE515-NG SYSTEM, INCLUOiNC F COMPLETE LOPD PATH NECESSAP,Y TO `RANSFER LITERAL FORCES FROM THE STRUCTURE TO THE GROUND, '6 7HE RFS°ONGIBIUTY OF 1HE DESIGNER B. SIMPSON STRONU-DE COMPANY, INC. RESE.4vE5 THE RIGHT TO CHANGE SPEf,IFIiAT1045. DESIGNS AND MCCEIS PllTH01R IJOACE D3 'JABILITY FOR SCCH CHANGS. 9, PLL HARDWARE CALLED OUT IS EIM°SDN STRONG-11E. NoscAF 24 I NQTES ~ A 50E A tro L ~~ I I I 1 I I ~/ _-'A 1 ~ t~ II~ 1YI ~\ I \ \j \ I \ ~ K 11 1 \ A 1` ~~ 1 ~\ B __ _ __ A 14 i 0 4 z° U Z O .~ w nv I o~ z 8 °' ° u8 ~_ _ N +F a • 4 r F 1 O a • axe. ,C.. NAME 1 i DATE 9-SO-02 BCALE NT$ CHEC~D PS SHEET OP ~ ~SHEETB 20B ND. 299349