HomeMy WebLinkAbout03-22-17 Planning Commission Agenda Packet
SARATOGA PLANNING COMMISSION
REGULAR MEETING
MARCH 22, 2017
7:00 PM PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of March 8, 2017.
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the Planning Commission for up to three
(3) minutes on matters not on this agenda. This law generally prohibits the Planning
Commission from discussing or taking action on such items. However, the Planning Commission
may instruct staff accordingly regarding Oral Communications.
REPORT ON 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.
1. NEW BUSINESS
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for
opening statements. All interested persons may appear and be heard during this meeting
regarding the items on this agenda. If items on this agenda are challenged in court,
members of the public may be limited to raising only issues raised at the Public Hearing or
in written correspondence delivered to the Planning Commission at, or prior to the close of
the Public Hearing. Members of the public may comment on any item for up to three (3)
minutes. Applicants and/or their representatives have a total of five (5) minutes maximum
for closing statements.
2.1 Application PSP16-0001; 14410 Big Basin Way (517-09-089); Lands of Canciamilla (c/o
Cal Bay Property Management). The applicant is requesting approval of a sign program for
the shopping center. Staff contact: Nicole Johnson (408) 868-1209 or njohnson@saratoga.ca.us
Recommended Action:
Adopt Resolution No. 17-010 approving the project subject to recommended conditions
of approval included in Attachment 1.
Saratoga Planning Commission Agenda – Page 1 of 2
2.2 Application PDR16-0024/ARB16-0061; 20972 Saratoga Hills Road (503-29-034); Lands of
Tsai The applicant is requesting Design Review approval for a Categorically Permitted Project
to remodel an existing two story single-family home located at 20972 Saratoga Hills Road. The
project would include an expansion of the main level and the construction of a new garage.
Two protected trees are proposed for removal including a California bay and a Valley oak. Staff
Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us
Recommended Action:
Adopt Resolution No. 17-009 approving the project subject to conditions of approval included
in Attachment 1.
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Erwin Ordoñez, Community Development Director for the City of Saratoga, declare that the
foregoing agenda for the meeting of the Planning Commission was posted and available for
public review on March 17, 2017 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA
95070 and on the City’s website at www.saratoga.ca.us.
Signed this 17th day of March 2017 at Saratoga, California.
Erwin Ordoñez, Community Development Director
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Saratoga Planning Commission Agenda – Page 2 of 2
REPORT TO THE
PLANNING COMMISSION
14410 Big Basin Way
Meeting Date: March 22, 2017
Application #: PSP16-0001
Address/APN: 14410 Big Basin Way (APN 517-07-018)
Property Owner: Canciamilla (c/o Cal Bay Property Management)
Staff Planner: Nicole Johnson, Planner II
14410 Big
Basin Wy
4
Summary
PROJECT DESCRIPTION
The applicant is requesting Planning Commission approval for a new Sign Program for the
shopping center located at 14410 Big Basin Way (the northeast corner of Big Basin Way and
Saratoga-Los Gatos Road). The lot size is approximately 5,280 square feet and the property is
located in the Commercial-Historic 1 zoning district.
Pursuant to SMC 15-30.160 (c), the Planning Commission shall review and approve or deny all
Sign Program applications.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission approve the application for a Sign Program with
required findings and conditions by adopting the Resolution in Attachment 1.
PROJECT DISCUSSION
Saratoga Municipal Code (SMC) Section 15-30.160 (b) requires that a Sign Program be approved
prior to the installation of any new permanent advertising signs when there are five (5) or more uses
on a commercial property. The existing sign approvals for the center were approved without a sign
program because there were only four tenant spaces.
The four existing tenants include: Chase Bank, Starbucks Coffee, Rejuve, and Club Pilates. Prior to
the departure of Minicakes by Tasha one of the existing spaces was subdivided with demising walls
to create an additional tenant space. That additional space has recently been rented, which increased
the number of uses to the minimum number specified by the City Code (i.e. five spaces) for
requiring a Sign Program.
The purpose of a Sign Program is to achieve a consistent theme and visual harmony among all
permanent signs proposed for a commercial property. A Sign Program is used to create standard
sign design guidelines and criteria for properties with multiple buildings or tenants. Once a Sign
Program is approved by the Commission, future tenants are eligible to receive approval for their
individual signs at an administrative staff level rather than through the Planning Commission
process.
The applicant’s proposed Sign Program includes three (3) sign types: wall signs, projecting
signs, and miscellaneous signs (window and A-Frame). The location requirement of the wall
signs for each suite has been provided in the Sign Program (Attachment 2). A description of the
permitted signs in the proposed Sign Program can be found below.
Sign Type A-Wall sign
• Not to exceed 0.5 SF per 1’ of building frontage to a maximum of 40 square feet (per
tenant)
• All signs will be 3/4” dimensional letters constructed of a durable material (wood,
metal, or acrylic)
Report to the Planning Commission
14410 Big Basin Way
PSP16-0001
March 22, 2017
5
Sign Type B – Projecting Signs
• Suite B will be allowed to have one projecting sign which will be located on the side of
suite F above the driveway entrance
• The sign shall not exceed 10 square feet in size and must have a minimum clearance of
10’ from grade to the bottom of the sign
• The sign cannot project above the roofline of the building
Sign Type C – Miscellaneous Signs
In addition to wall signs, each tenant will be allowed miscellaneous signs:
• Window Signs
Window signs cannot exceed 25% of the window area
• A-frame Signs
Tenants are allowed one A-frame sign which cannot exceed 6 square
feet in area or 4’ in height and must be located within 10’ of the primary
business entrance. The signs must be constructed of all-weather wood,
metal, and/or blackboard, and can only be displayed during business
hours. The signs cannot be affixed to any tree or structure.
Lighting
The wall lights shall be lit by the existing gooseneck light fixtures. The fixtures are down shielded
and do not create additional glare onto neighboring properties/businesses.
Materials
The City’s sign ordinance requires that all permanent signs shall be constructed and maintained with
high quality all-weather wood, metal, or durable synthetic material. The proposed Sign Program
complies with this prerequisite by requiring the signs to be constructed of either wood, metal, or
acrylic.
Sign Area
Sign area is the area of the smallest rectangle drawn to include all sign copy (e.g., letters, characters,
symbols, graphics, and logos). The proposed Sign Program is consistent with SMC Section 15-
30.120 and limiting the wall sign area to forty (40) square feet.
Consistency with Saratoga Village Commercial Design Guidelines
Staff has reviewed the proposed Sign Program for consistently with the Village Sign District Sign
Program and found it consistent with type and size of signs allowed in the adjacent area.
Findings:
The findings required for issuance of a Sign Program approval pursuant to City Code Section 15-
30.160 (e) are set forth below and the applicant has met the burden of proof to support making all of
those required findings:
1. The total area of all permanent signs governed by the Sign Program is not greater
than the total area of all permanent signs otherwise allowed on the lot by this
Article. The Sign Program has been conditioned to comply with Article 15-30 and the
Report to the Planning Commission
14410 Big Basin Way
PSP16-0001
March 22, 2017
6
regulations in the zoning district. In accordance with City Code Section 15-30.120, the
Sign Program regulates that the total wall sign (type A) area per tenant will not exceed
forty (40) square feet in area. Also, in accordance with City Code Section 15-30.40 the
letters will be no more than 18" in height. The other signs (type B and C) have also been
designed to comply with Article 15-30. This finding can be made in the affirmative.
2. All signs in the Sign Program are consistent with the applicable specific plan and/or
design guidelines for the subject district. This finding can be made in the
affirmative. The signs will be compatible with the visual characteristics of the
surrounding area.
3. The quantity, size, proportion, height, and spacing of signs minimize the perception
of clutter. This finding can be made in the affirmative. The Sign Program requires
that wall signs will be ¾” dimensional individual letters constructed of a durable
material (wood, metal, or acrylic. Signs will be located along the fascia of the building
and will not extend above the ridge line of a building. Window signs shall not exceed
25% of the window area, which is consistent with the City’s current sign regulations.
4. The signs governed by the Sign Program are compatible with: a) other nearby
signs; b) the building and/or site upon which it is located; and c) adjacent
structures and the general vicinity. Compatibility shall be determined and limited
to the relationships of the elements of form, proportion, scale, color, materials,
surface treatment, overall sign size and height, and the size and style of lettering.
This finding can be made in the affirmative. The Sign Program regulates the location,
size, design, and illumination of the signs such that they will not adversely affect the
quality or character of the surrounding area.
Neighbor Notification
All property owners within 500 feet were notified. To date, Staff has not received any comments on
this Sign Program request.
Environmental Determination
The proposed Master Sign Program is Categorically Exempt from the California Environmental
Quality Act (CEQA) pursuant to Title 14 of the California Code of Regulations, Chapter 3, Article
19, Section 15311 (“State CEQA Guidelines”). A Class 11 exemption includes the construction or
placement of on premise commercial facility signs.
Staff Recommendation
Staff recommends that the Planning Commission approve the application with the conditions of
approval and findings in the resolution included in Attachment 1.
ATTACHMENTS
1. Resolution #17-010
2. Proposed Sign Program
Report to the Planning Commission
14410 Big Basin Way
PSP16-0001
March 22, 2017
7
RESOLUTION NO: 17-010
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING A SIGN PROGRAM
APPLICATION NO. PSP16-0001
14410 BIG BASIN WAY
WHEREAS, on November 14, 2016 an application was submitted by Tony & Maria
Canciamilla requesting approval for a sign program for the shopping center located at 14410 Big
Basin Way. The site is located within the CH-1 Zoning District (APN 517-09-089).
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project Categorically Exempt.
WHEREAS, on March 22, 2017, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City Staff, the applicant,
and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The proposed Sign Program is Categorically Exempt from the California
Environmental Quality Act (CEQA) pursuant to Title 14 of the California Code of Regulations,
Chapter 3, Article 19, Section 15311 (“State CEQA Guidelines”). This exemption allows for the
construction or placement of on premise commercial facility signs.
Section 3: The findings required for issuance of a Sign Permit Approval pursuant to City
Code Section 15-30.160 (e) are set forth below and the Applicant has met the burden of proof to
support making all of those required findings:
1. The total area of all permanent signs governed by the sign program is not greater
than the total area of all permanent signs otherwise allowed on the lot by this
Article. The Sign Program has been conditioned to comply with Article 15-30 and the
regulations in the zoning district. In accordance with City Code Section 15-30.120, the
Sign Program regulates that the total wall sign (type A) area per tenant will not exceed
forty (40) square feet in area. Also, in accordance with City Code Section 15-30.40 the
letters will be no more than 18" in height. The other signs (type B and C) have also been
designed to comply with Article 15-30. This finding can be made in the affirmative.
2. All signs in the sign program are consistent with the applicable specific plan and/or
design guidelines for the subject district. This finding can be made in the
affirmative. The signs will be compatible with the visual characteristics of the
surrounding area.
Attachment 1
8
3. The quantity, size, proportion, height, and spacing of signs minimize the perception
of clutter. This finding can be made in the affirmative. The Sign Program requires
that wall signs will be ¾” dimensional individual letters constructed of a durable
material (wood, metal, or acrylic. Signs will be located along the fascia of the building
and will not extend above the ridge line of a building. Window signs shall not exceed
25% of the window area, which is consistent with the City’s current sign regulations.
4. The signs governed by the sign program are compatible with: a) other nearby
signs; b) the building and/or site upon which it is located; and c) adjacent
structures and the general vicinity. Compatibility shall be determined and limited
to the relationships of the elements of form, proportion, scale, color, materials,
surface treatment, overall sign size and height, and the size and style of lettering.
This finding can be made in the affirmative. The Sign Program regulates the location,
size, design, and illumination of the signs such that they will not adversely affect the
quality or character of the surrounding area.
Section 5: The City of Saratoga Planning Commission hereby approves PSP16-0001
located at 14410 Big Basin Way, subject to the Findings, and Conditions of Approval attached
hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 22nd day of
March 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
DeDe Smullen
Chair, Planning Commission
Lands of Canciamilla
14410 Big Basin Way, Application #PSP16-0001
Resolution #17-010
Page | 2
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Exhibit 1
CONDITIONS OF APPROVAL
APPLICATION NO. PSP16-0001
14410 BIG BASIN WAY
(APN 517-09-089)
CONDITIONS OF APPROVAL
A. GENERAL
1. Conditions may be modified only by the Planning Commission unless modification is expressly
otherwise allowed by the City Code including but not limited to section 16-05.035, as
applicable.
2. The Community Development Director shall mail to the Owner/Applicant a notice in writing,
on or after the time this Resolution of Approval is duly executed by the City, containing a
statement of all amounts due to the City in connection with this application, including all
consultant fees (collectively “processing fees”). This approval or permit shall expire sixty
(60) days after the date said notice is mailed if all processing fees contained in the notice
have not been paid in full. No Zoning Clearance or Demolition, Grading, or Building Permit
may be issued until the Community Development Director certifies that all processing fees have
been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained).
3. The facilities shall at all times operate in compliance with all applicable regulations of the
State, County, City and/or other governmental agencies having jurisdictional authority over
the facility pertaining to, but not limited to, health, sanitation, safety, and water quality
issues. The Project shall maintain compliance with all applicable requirements of the State,
County, City and other governmental entities having jurisdiction.
4. Agreement to Indemnify, Hold Harmless and Defend City as to Action Challenging
Approval of Application and as to Damage from Performance of Work Authorized by
Design Review Approval. As a condition of this Approval, Owner and Applicant hereby agree
to defend, indemnify and hold the City and its officers, officials, boards, commissions,
employees, agents and volunteers harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any
action on the subject application, or any of the proceedings, acts or determinations
taken, done or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person
acting on their behalf.
Lands of Canciamilla
14410 Big Basin Way, Application #PSP16-0001
Resolution #17-010
Page | 3
10
In addition, prior to any Zoning Clearance from the Community Development Director, Owner
and Applicant shall execute a separate agreement containing the details of this required
Agreement to Indemnify, Hold harmless and Defend, which shall be subject to prior approval
as to form and content by the Community Development Director.
B. COMMUNITY DEVELOPMENT
5. Compliance with Plans. The Sign Program shall be operated, located and constructed to
include those features, and only those features, as shown on the Approved Plans denominated
Exhibit "A" date stamped February 28, 2017 incorporated by this reference. All proposed
changes to the Approved Plans must be submitted in writing with plans showing the changes,
including a clouded set of plans highlighting the changes. Such changes shall be subject to the
requisite prior City approval.
6. Municipal Code. The Sign Program shall comply with the requirements in Article 15-30 in the
Saratoga Municipal Code.
7. Building Department. Applicant shall comply with all building standards including any
permits necessary to comply with the building code.
8. Illuminated Signage. No existing, proposed for future sign addressed in this Sign Program
shall be illuminated. Any intensification, modification, or request for illuminated signage to the
Sign Program shall require approval of an amended permit by the Planning Commission.
9. Business License Requirement. Any and all businesses of shopping center that request
signage per the Sign Program shall apply for and obtain approval of a Business License from the
City of Saratoga prior to issuance of sign permit.
10. Owner Approval. All signage requires prior approval from the existing owner of the property
prior to submittal to the City.
Lands of Canciamilla
14410 Big Basin Way, Application #PSP16-0001
Resolution #17-010
Page | 4
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MASTER SIGN PROGRAM –14410 BIG BASIN WAY 1/29/17
1
MASTER SIGN PROGRAM
14410 Big Basin Way
Attachment 2
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MASTER SIGN PROGRAM –14410 BIG BASIN WAY 1/29/17
2
OVERVIEW
The purpose of this sign program is to create a uniform style of signage throughout the property, while
still allowing individual tenants to properly identify their business. The sign program will insure that all
tenant signage is of a consistently high quality which will assist in maintaining the visual appearance of
the property. This Master Sign Program will be administered, interpreted, and approved by the landlord
and City of Saratoga. Any signage approvals issued by the landlord through the use of this sign program
will be subject to approval by the City of Saratoga.
The sign sizes listed in this program are the minimum/maximum allowed and the City of Saratoga will
not process or permit signs that fall outside of these parameters.
The sign program lists the type and style of signs mandated for these properties. Any sign types not
expressly listed in this program will not be allowed.
GENERAL REQUIREMENTS
1.Each tenant will submit to the landlord and City of Saratoga, before installation, detailed
drawings of any proposed signage. The tenant will not apply for any permits with the City of
Saratoga until the landlord has provided their written approval to the tenant for the proposed
signage.
2.All permits and installation of signs will be the sole responsibility of the tenant and/or their
contractor. The tenant will be responsible for any expenses related to the removal of signage.
3.All bolts, anchors, fasteners, clips, etc., on the signage shall be concealed from view.
4.The tenant and/or their contractor will be responsible for repairing any damage caused by the
installation or removal of signage, at the tenant’s cost.
5.Any signs installed without the approval of the landlord and City of Saratoga will be removed
within 15 days of written notice from the landlord, at the tenant’s cost.
6.Tenants shall be responsible for the maintenance of their signs.
7.Signs which are not listed in this sign program but are required by law shall be allowed.
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MASTER SIGN PROGRAM –14410 BIG BASIN WAY 1/29/17
3
PROHIBITED SIGNS
1.Sign types not listed in this sign program.
2.Flashing, animated, or moving signs.
3.Signs with raceways.
4.Off-premises signs.
5.Signs that obstruct ingress and egress or ventilation.
6.Roof mounted signs.
7.Cabinet or box signs.
8.Pole signs.
9.Signs that create traffic hazards.
10.Vehicle display signs.
11.Signs on public property.
CONTACT INFORMATION
Questions regarding the requirements for signage permits should be directed to the City of Saratoga
Planning Division (408-868-1222) and questions regarding building permits should be directed to the
City of Saratoga Building Division (408-848-1240).All other questions should be directed to the landlord.
SIGN OVERVIEW
Sign Type A –Wall signs
Sign Type B –Projecting signs
Sign Type C –Miscellaneous signs
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MASTER SIGN PROGRAM –14410 BIG BASIN WAY 1/29/17
4
SIGN TYPE A –Wall Signs
DESCRIPTION/LOCATION
Each tenant will be allowed to have wall signage based on the tenant’s location as follows:
Suite A –One wall sign facing Big Basin Way on the upper fascia of the building and one wall sign facing
the parking lot/Saratoga-Los Gatos Road also located on the upper fascia of the building.
Suite B –One wall sign over their main entrance facing the rear parking area which is located on the
lower fascia area below the 2nd floor window and one wall sign on the side of Suite F above the driveway
entrance to the rear parking lot which is located on the upper fascia area.
Suite C –One wall sign over the main entrance facing the parking lot located on the upper fascia of the
building and one wall sign on the side elevation facing Saratoga-Los Gatos Road which is also located on
the upper fascia of the building.
Suite D –One wall sign on the side elevation facing the parking lot on the upper fascia of the building
and one wall sign facing Saratoga-Los Gatos Road on the lower fascia of the building.
Suite E –One wall sign located on the lower fascia of the building facing Saratoga-Los Gatos Road.
Suite F –One wall sign located on the lower fascia of the building facing Saratoga-Los Gatos Road.
Wall sign area cannot exceed 0.5 SF per 1’ of building frontage to a maximum of 40 SF per tenant.All
signs will be 3/4” dimensional letters constructed of a durable material (wood,metal, or acrylic).
See exhibits A and B for specific locations on each tenant space.
ILLUMINATION
All signs will be illuminated using existing external gooseneck lighting provided by the landlord. Any
proposed changes to existing lighting fixtures or locations must be approved by the landlord and City of
Saratoga.
FONT
Tenants may select their own font for signage pending approval from landlord and City of Saratoga.
COLORS/MATERIALS
Sign colors may be chosen by tenant pending approval from landlord and City of Saratoga. All signs will
be constructed of a either wood, metal or acrylic.
SIGN DIMENSIONS
All signs will be 3/4” flat cut out letters and will have a maximum height of 18” for a single line of copy,
and in no case shall a sign exceed 36” in height if more than one line of copy (see Exhibit C).Signs that
consist of just a logo with no separate lettering may be up to 36” in height.
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MASTER SIGN PROGRAM –14410 BIG BASIN WAY 1/29/17
5
SIGN TYPE B –Projecting Signs
Only the tenant located in Suite B will be allowed to have one projecting sign which will be located on
the side of suite F above the driveway entrance (see exhibit B for specific location). The sign cannot
exceed 10 SF in size and must have a minimum clearance of 10’ from grade to the bottom of the sign,
and the sign cannot project above the roofline of the building.
LOCATION
Sign will be located on the side of suite F above the driveway (see Exhibit A).
SIGN DIMENSIONS
The sign cannot exceed 10 SF in area.
ILLUMINATION
The sign will be non-illuminated.
COLORS/MATERIALS
Sign colors may be chosen by tenant pending approval from landlord and City of Saratoga. All signs will
be constructed of a durable material such as wood, metal, acrylic, etc., the sign support must be metal
and approved by landlord and City of Saratoga.
16
MASTER SIGN PROGRAM –14410 BIG BASIN WAY 1/29/17
6
SIGN TYPE C –Miscellaneous Signs
In addition to wall signs each tenant will be allowed miscellaneous signs as permitted by the City of
Saratoga sign ordinance:
WINDOW SIGNS
Window signs cannot exceed 25% of the window area.
A-FRAME SIGNS
Tenants are allowed one A-Frame sign which cannot exceed 6 SF in area or 4’ in height and must be
located within 10’ of the primary business entrance. The signs must be constructed of all -weather wood,
metal, and/or blackboard, and can only be displayed during business hours. The signs cannot be affixed
to any tree or structure.
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20
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REPORT TO
THE PLANNING COMMISSION
Meeting Date: March 22, 2017
Application: PDR16-0024 / ARB16-0061
Location / APN: 20972 Saratoga Hills Road / 503-29-034
Owner/Applicant: Kevin Tsai / Noel Cross
Staff Planner: Christopher Riordan
20972 Saratoga Hills Road
SITE
22
20972 Saratoga Hills Road
Summary
PROJECT DESCRIPTION:
The applicant is requesting Design Review approval for a Categorically Permitted Project to
remodel an existing 4,467 square foot two-story split level single-family home located at 20972
Saratoga Hills Road. Proposed improvements include a 1,125 square foot addition to the main
level, conversion of existing lower floor area to a two car garage, retaining walls, paving, and new
deer fencing. There would be no increase in building height. Two protected trees in fair condition
are proposed for removal including a California bay and a Valley Oak.
STAFF RECOMMENDATION: Adopt Resolution No. 17-009 approving the project subject to
conditions of approval.
Approval by the Planning Commission is required pursuant to City Code Sections 15-45.060(a) (9)
(Planning Commission design review; public hearing) and 16-65.060 Ground Movement
Regulations (Categorically permitted projects in Pmw, Pd, and Pdf areas).
PROJECT DATA:
Net Site Area: 76,656 square feet (1.76 acres)
Average Site Slope: 26.3%
General Plan Designation: RVLD (Residential Very Low Density)
Zoning: R-1-40,000
Proposed Allowed/Required Conformance
Proposed Site Coverage
Residential Footprint
Driveway
Walkways
Patio / Landings
Permeable Paving
Total Proposed Site Coverage
4,736 sq. ft.
3,766 sq. ft.
368 sq. ft.
273 sq. ft.
914 sq. ft.
10,057 sq. ft. (13%)
26,830 SF (35%)
Conforms
Floor Area
Lower Floor
Upper Floor
Garage (attached)
Total Floor Area
1,362 sq. ft.
3,360 sq. ft.
605 sq. ft.
5,327 sq. ft.
5,922 sq. ft.
Conforms
Height (Residence)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
Total Proposed Height
592.67
603.50
598.09
617.87
(19.78 ft.)
26 Feet
Conforms
Page 2 of 8
23
20972 Saratoga Hills Road
Setbacks
Front:
Exterior Side
Interior Side
Rear
** Lots with 3 sides have no
rear lot line
First Second First Second
Conforms
65’-1”
27’-0”
88’-0”
**
65’-1”
47’-0”
56’-3”
**
30’
25’
20’
**
NA
30’
25’
**
Grading Cut
106 CY
Fill
113 CY
Total
219 CY
No Grading Limit
in R-1-40,000 Conforms
PROJECT DESCRIPTION AND SITE CHARACTERISTICS
Site Description: The 76,656 (net) square foot project site is located at 20972 Saratoga Hills
Road within the R-1-40,000 zoning district. The project site is a long, irregularly shaped
triangular parcel that is bounded to the west by a private residence and two segments of Saratoga
Hills Road (a private street) to the north and south. The roadway paving of Saratoga Hill Road is
approximately12-18 wide and constructed within a wider 50-wide right-of-way that is located
inside the property lines of the subject property. A drainage swale is located alongside the north
segment of the private street that traverses the property. Private streets are not maintained by the
City because they are typically owned by the residents using the street and maintained by a
Home Owners Association or some other private entity.
The subject property is improved with an existing 4,467 square foot two story single-family
home that is located in the middle of the parcel. The existing house is characterized by vertical
wood siding with a cross gable roof. An existing asphalt driveway along the western property
line provides primary site access. No enclosed vehicle parking is located on site. A swimming
pool and associated equipment are located to the southeast of the structure and at a lower
elevation. Surrounding homes are predominantly two-story homes with a variety of architectural
styles and dates of construction. The area is characterized by relatively steep slopes and dense
vegetation which screen the views of neighboring properties. The adjacent residence to the west
is located at a close distance and is visible due to sparse vegetation in this area. No other
residential properties are visible. Two protected trees in fair condition are proposed for removal
including a California bay and a Valley Oak.
Project Description and Architectural Style: The applicants desire to remodel the existing home
but it is located in a geologically sensitive area Pd (Potentially Deep Landslide) Geologic Hazard
Zone. City Code Section 16-65.040 Ground Movement Regulations (Pmw, Pd, Pdf and Ms area
restrictions) requires the preparation of a geologic and geotechnical investigation report and that
a site development plan be approved by the City's Geotechnical Consultant prior to any permit
approvals or issuance.
The proposed remodel will modify the home’s existing architectural style. The existing house is
a split level contemporary design with vertical wood siding and a cross gable roof. The front
entrance is located at the upper level of the western elevation. The lower level is located at the
back of the home and screened from view from the street by existing vegetation.
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20972 Saratoga Hills Road
The project would include a 960 square foot addition to the upper level and remodeling of 1,952
square feet of floor area to allow for upgraded living space in the home with a two car garage.
The split level design takes advantage of the lower slope at the back of the house by locating the
projects two story element and overall massing behind the front elevation. This complies with
the criteria established for Categorically Permitted Projects in the City Code which limits
proposed additions in geologically sensitive areas to a maximum of 25-percent of the existing
square footage of the home (1,116 s.f.) or 500 square feet, whichever is greater, and also limits
proposed remodeling of the remaining structure to 50-percent of the existing square footage of
the home (2,223 s.f.).
The design intent of the project designer was to modify the character of the home as allowed by
the City’s regulations to achieve an updated contemporary architectural appearance. The
existing wood siding will be removed and replaced with a combination of horizontal wood
siding, stucco, and stone veneer. All the existing windows will be replaced with vinyl clad wood
windows.
The existing swimming pool and associated equipment would be removed and not replaced. The
existing asphalt driveway would be removed and replaced with a new concrete driveway.
A colors and materials board is on file with the Community Development Department and will be
present at the site visit and public hearing. The following table lists the proposed exterior
materials.
Materials and Colors:
Detail Colors and Materials
Exterior
Slate Grey Horizontal Wood Siding
Tan Stucco
Sydney Peak Azul Blend Stone Veneer
Brown Fascia, Eaves, Trim
Windows Dark Bronze Aluminum Clad Wood Windows
Garage Door Sectional Wood Door – Match house trim color
Roof Weathered Wood Color Composition Shingles
Trees: Two protected trees in fair condition have been approved by the City Arborist for
removal. These two trees include a 15” California bay and an 18” Valley oak. Both trees are
located near the driveway approach to the new garage. Details of the arborist findings are
included in the Arborist report which is included as Attachment 2. All the remaining protected
trees in the vicinity of the project will be protected during construction.
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20972 Saratoga Hills Road
Geotechnical Review:
In 2015 the City Council reviewed and approved an amendment to the City’s Ground Movement
regulations (Article 16-65) to provide a minimum amount of flexibility for homeowners within
the most constrained geologic zones to add on or remodel their homes without compromising the
stringent safety requirements adopted by the City.
If after the preparation of a geologic and geotechnical investigation report, project approval
cannot be obtained from the City’s Geotechnical Consultant, City Code Section 16-65.060
Ground Movement Regulations (Categorically permitted projects in Pmw, Pd, and Pdf areas)
also allows for as an alternative, a very limited addition to be consider by the Planning
Commission as a “Categorically Permitted Project”. Such a project is limited to the following
criteria:
• A maximum remodel of fifty percent of the square footage of the existing building
• An addition of five hundred square feet or twenty-five percent of the square footage of the
existing building or structure, whichever is greater
• The remodeled structure shall not exceed six thousand square feet.
• May only be approved when it is clearly demonstrated to the City's Geotechnical Consultant
that such categorically permitted project will improve the overall safety of existing buildings
and will not unduly jeopardize human safety, property on the site, or adjoining public or
private property
• Use standards of practice structural/geotechnical engineering methods taking into account
the underlying geology.
• Limitation and control of the final project and construction process, including grading
and the use of excavation equipment, drilling equipment and trucks, so as to minimize
impacts on the natural characteristics of the site.
• Control of drainage to minimize on-site and offsite adverse impacts.
• Demonstration that the improvements do not interfere with existing, or proposed, septic
tanks and/or drainfields and that the septic system complies with applicable public health
standards.
• Stabilization of actively moving ground when deemed necessary and feasible.
• Improvement of the overall safety of a building or structure and site over the safety of the
building or structure and site that existed prior to making improvements. Improvements
shall address problems related to the geologic stability of the site, but may address other
factors, for example, improvements in fire safety.
• Avoidance of imposing a risk to adjoining properties.
• Adequate demonstration that the building or structure is a legally existing building or
structure
• The owner of the property has executed and filed with the City Clerk a written statement
and indemnity agreement
All applications submitted for a Categorically Permitted Project are required to submit a
geotechnical report for review by the City’s Geotechnical Consultant to specify all necessary
geotechnical remediation’s for the project. Categorically Permitted Projects are required to meet
all modern building and seismic code regulations. Additionally, a Categorically Permitted
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20972 Saratoga Hills Road
Project will be required to demonstrate to the City’s Geotechnical Consultant, that the design of
the project will include an “Engineered Design” which will improve the overall safety of the
existing building. An Engineered Design requires appropriate soil, foundation, and structural
measures to provide an improved foundation and an overall safer development than the existing
home on the project site.
The applicant submitted a geotechnical report prepared by Murray Engineers, Inc. with an
addendum dated November 16, 2016, which was reviewed by the City Geologist. The City
Geologist concurred with the project geologist that the project as designed should not be subject
to structural integrity/collapse and provided Geotechnical Clearance for the project. A copy of
the City Geologist review report is included as Attachment 4.
Residential Calgreen Measures: The project will exceed the minimum CalGreen standards. The
Residential Calgreen Measures Checklist is included at Attachment 5.
Neighbor Notification and Correspondence: Copies of the neighbor notification forms are
included as Attachment 4. None of the notification forms included project related comments. A
Public Notice was also sent to property owners within 500 feet of the site.
FINDINGS
Design Review Findings:
The findings required for issuance of a Design Review approval pursuant to City Code Article 15-
45 are set forth below and the Applicant has met the burden of proof to support making all of those
required findings:
(a) Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints. The project meets this finding in that the
project is proposing both lower and upper story floor additions to an existing house that is
already constructed as a split level that follows the natural contours of the site. Minimal grading
is proposed to construct the addition to the existing lower level and the overall grading quantity
for the entire site is limited to a combined total of 219 cubic yards. No grading material will be
exported off site.
(b) All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations).
If constraints exist on the property, the number of protected trees, heritage trees, and
native trees approved for removal shall be reduced to an absolute minimum. Removal
of any smaller oak trees deemed to be in good health by the City Arborist shall be
minimized using the criteria set forth in Section 15-50.080. The project meets this finding
in that the project site is characterized by lush vegetation that screens adjacent properties. A
total of 48 protected trees are located in the vicinity of the project which was reviewed by the
City Arborist. With the exception of one California bay and one Valley oak in fair condition
that would be removed to construct the approach to the garage, all remaining trees will be
preserved and protected during construction. No heritage trees are located onsite.
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20972 Saratoga Hills Road
(c) The height of the structure, its location on the site, and its architectural elements are designed
to avoid unreasonable impacts to the privacy of adjoining properties and to community
viewsheds. This finding can be made in the affirmative in that the 3.9 acre size of the parcel,
the distance from the subject project to adjacent structures, and existing and proposed
vegetation and trees would screen views from adjacent properties. Views from second story
windows would be towards vegetated area where not homes are visible. The project would
not impact any identified community viewsheds.
(d) The overall mass and the height of the structure, and its architectural elements are in scale
with the structure itself and with the neighborhood. The project meets this finding in that the
project would include a modest addition to the main level and remodeling of approximately 50-
percent of the existing structure. The split level design takes advantage of the lower slope at the
back of the house by locating the projects two story element and overall massing behind the
front elevation. The impression of building height as viewed from the street is reduced as the
building has wide horizontal proportions; there are consistent gable roof forms with sufficient
architectural articulation and projections to reduce the impression of bulk. The neutral color
pallet would aid in blending the home with the proposed landscaping. Existing trees and mature
landscaping help screen the building as viewed from offsite.
(e) The landscape design minimizes hardscape in the front setback area and contains elements
that are complimentary to the neighborhood streetscape. The projects meet this finding in that
the existing landscape located within the front setback is characterized by native plants and
trees. The applicant will maintain the existing landscaping and no new landscaping within the
front setback is proposed. The neighborhood streetscape is dominated by landscaping that is
native to the area and the projects existing landscaping would be consistent.
(f) Development of the site does not unreasonably impair the ability of adjoining properties to
utilize solar energy. The project meets this finding in that due to the location of the structure, its
height, and the building setbacks, the development will not unreasonably impair the ability or
opportunity of adjoining properties to utilize solar energy.
(g) The design of the structure and the site development plan is consistent with the Residential
Design Handbook, pursuant to Section 15-45.055. The project meets this finding in that the
project has managed massing through appropriate building design with the majority of the
massing located toward the rear of the building footprint and not visible street. In addition, the
use of excessive colors and materials has been minimized, appurtenances are designed in
proportion to the overall building form and neighborhood and the exterior materials would
complement the streetscape.
(h) On hillside lots, the location and the design of the structure avoid unreasonable impacts to
ridgelines, significant hillside features, community viewsheds, and is in compliance with
Sections 15-45.055. The project meets this finding in that the site is defined as a hillside lot
however, its location on Saratoga Hills Road is not near any ridgelines, the project grading is
limited to 219 cubic yards for the construction of the lower level addition and no significant
hillside features will be impacted, no community viewsheds would be impacted, and the project
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20972 Saratoga Hills Road
is in compliance with City Code Section 15-45.055 (Single-Family Residential Design Review
Guidelines).
Environmental Determination: The project is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New
Construction or Conversion of Small Structures”, of the Public Resources Code (CEQA). This
exemption allows for the construction of up to three single-family residences and no exception to
that exemption applies.
STAFF RECOMMENDATION: Adopt Resolution No. 17-009 approving the project, subject to
conditions of approval.
ATTACHMENTS:
1. Resolution of Approval for Design Review
2. Applicant’s Project Description
3. Arborist Report
4. Geotechnical Clearance Report
5. Neighbor Notification Forms
6. CalGreen Checklist
7. Development Plans (Exhibit "A")
Page 8 of 8
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RESOLUTION NO: 17-009
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR16-0024 AND ARBORIST REPORT ARB16-0061
LOCATED AT 20972 SARATOGA HILLS ROAD
WHEREAS, on October 24, 2016, an application was submitted by Noel Cross
(Applicant) on behalf of Kevin Tsai (Property Owner) requesting Design Review approval for a
Categorically Permitted Project to remodel an existing 4,467 square foot two-story split level single-
family home located at 20972 Saratoga Hills Road. Proposed improvements would include an 860
square foot addition to the main level and remodeling of 1,952 square feet of existing of the existing
structure. There would be no increase in building height. Two protected trees in fair condition are
proposed for removal including a California bay and a Valley Oak. The site is located within the R-
1-40,000 Zoning District (APN 503-29-034).
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project exempt.
WHEREAS, on March 22, 2017, the Planning Commission held a duly noticed public
hearing on the subject application, and considered evidence presented by City Staff, the applicant,
and other interested parties.
NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds,
determines and resolves as follows:
Section 1: The recitals set forth above are true and correct and incorporated herein by
reference.
Section 2: The project is Categorically Exempt from the Environmental Quality Act
(CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3
(a) of the Public Resources Code (CEQA). This exemption allows for the construction of one
single-family residence in a residential area.
Section 3: The project is consistent with the following Saratoga General Plan Policies:
Land Use Goal 13 which provides that the City shall use the Design Review process to assure that
the new construction and major additions thereto are compatible with the site and the adjacent
surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require
that landscaping and site drainage plans be submitted and approved during Design Review for a
residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the
City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual
impact of new development.
Section 4: The project is consistent with the Saratoga City Code in that the design and
improvements are consistent with the design review findings in that the project follows the natural
contours of the site, minimizes grading, and is appropriate given the property’s natural constraints;
preserves protected trees; is designed to avoid unreasonable impacts to the privacy of adjoining
Attachment 1
30
Resolution No. 17-009
properties and to community viewsheds; the mass and height of the structure and its architectural
elements are in scale with the structure itself and with the neighborhood; landscaping minimizes
hardscape in the front setback area and contains elements that are complementary to the
neighborhood streetscape; does not unreasonably impair the ability of adjoining properties to utilize
solar energy; and is consistent with the Residential Design Review Handbook.
Section 5: The City of Saratoga Planning Commission hereby approves PDR16-0024 and
ARB12-0061 located at 20972 Saratoga Hills Road, subject to the Findings, and Conditions of
Approval attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 22nd day of
March 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
DeDe Smullen
Chair, Planning Commission
31
Resolution No. 17-009
Exhibit 1
CONDITIONS OF APPROVAL
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, grading for this
project shall be issued until proof is filed with the city that a certificate of approval documenting
all applicable permanent or other term-specified conditions has been recorded by the applicant
with the Santa Clara County Recorder’s office in form and content to the Community
Development Director. If a condition is not “Permanent” or does not have a term specified, it
shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or
its equivalent.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this
approval is duly executed, containing a statement of all amounts due to the City in connection
with this application, including all consultant fees (collectively “processing fees”). This
approval or permit shall expire sixty (60) days after the date said notice is mailed if all
processing fees contained in the notice have not been paid in full. No Zoning Clearance or
Demolition, Grading, or Building Permit may be issued until the City certifies that all
processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is
maintained).
3. The Project shall maintain compliance with all applicable regulations of the State, County, City
and/or other governmental agencies having jurisdiction including, without limitation, the
requirements of the Saratoga City Code incorporated herein by this reference.
4. Construction must be commenced within 36 months from the date of this approval (March 22,
2020), or the resolution will expire.
5. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and volunteers
harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action
on the subject application, or any of the proceedings, acts or determinations taken, done
or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting
on their behalf.
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
32
Resolution No. 17-009
COMMUNITY DEVELOPMENT
6. Site Drainage. The owner/applicant shall comply with all City requirements regarding drainage,
including but not limited to complying with the city approved stormwater management plan.
The project shall retain and/or detain any increase in design flow from the site, that is created by
the proposed construction and grading project, such that adjacent down slope properties will not
be negatively impacted by any increase in flow. Design must follow the current Santa Clara
County Drainage Manual method criteria, as required by the building department.
Retention/detention element design must follow the Drainage Manual guidelines, as required by
the building department.
7. Compliance with Plans. The development shall be located and constructed to include those
features, and only those features, as shown on the Approved Plans denominated Exhibit "A"
dated stamped September 19, 2016. All proposed changes to the Approved Plans must be
submitted in writing with plans showing the changes, including a clouded set of plans
highlighting the changes. Such changes shall be subject to approval in accordance with City
Code.
8. Exterior Lighting. Prior to issuance of Building Permits, the applicant shall submit for staff
approval, a lighting Plan for the home’s exterior and landscaped areas. Proposed exterior
lighting shall be limited to full-cut off & shielded fixtures with downward directed illumination
so as not to shine on adjacent properties or public right-of-way. All proposed exterior lighting
shall be designed to limit illumination to the site and avoid creating glare impacts to surrounding
properties.
9. Construction Hours & Noise. In order to comply with standards that minimize impacts to the
neighborhood during site preparation and construction, the applicant shall comply with City
Code Sections 7-30.060 and 16-75.050, with respect to noise, construction hours, maintenance
of the construction site and other requirements stated in these sections.
10. Construction Management Plan. Prior to issuance of Building Permits, the applicant shall
prepare for review and approval by City staff a Construction Management Plan for the project
which includes but is not limited to the following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
11. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29. The proposed deer fence shall not exceed a height of 6’ and shall be painted
black.
33
Resolution No. 17-009
12. The final landscaping and irrigation plan submitted for Building Permit approval shall
demonstrate how the project complies with the State Water Efficient Landscape Ordinance and
shall take into account the following:
a. To the extent feasible, landscaping shall be designed and operated to treat storm water
runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that
provide detention of water, plants that are tolerant of saturated soil conditions and
prolong exposure to water shall be specified.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. Plant materials selected shall be appropriate to site specific characteristics such as soil
type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air
movement, patterns of land use, ecological consistency and plant interactions to ensure
successful establishment.
d. Any proposed or required under grounding of utilities shall take into account potential
damage to roots of protected trees
ARBORIST
13. All requirements in the City Arborist Reports dated March 6, 2017 are hereby adopted as
conditions of approval and shall be implemented as part of the Approved Plans. This includes,
but is not limited to; all tree related conditions set forth above and the following standard
conditions of approval:
a. Tree Bond. Prior to issuance of any Building Permit, the Project Applicant or Owner shall
obtain and submit to the Community Development Department a Tree Bond in favor of the
City in the amount of $10,200 to guarantee the replacement of any removed trees or
rehabilitation of any damaged trees in a manner satisfactory to the City Arborist.
b. Release of Tree Bond. Prior to the City’s inspection for final approval of the completed
Project, the City Arborist shall inspect the site to verify compliance with all conditions of
approval related to trees. The Tree Bond required above shall be released after the planting
of required replacement trees, a site inspection by the City Arborist finding compliance with
all tree-related conditions contained in this Resolution, and payment of any outstanding City
Arborist fees.
FIRE DEPARTMENT
14. The owner/applicant shall comply with all Fire Department requirements.
PUBLIC WORKS
15. All requirements in the City’s Geotechnical Clearance dated December 6, 2016 are hereby
adopted as conditions of approval and shall be implemented as part of the Approved Plans.
34
Resolution No. 17-009
16. The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the
project building and grading plans (i.e., site preparation and grading, site drainage
improvements and design parameters for foundations, retaining walls and driveway) to ensure
that their recommendations have been properly incorporated.
The results of the plan review shall be summarized by the geotechnical consultant in a letter and
submitted to the City Engineer for review and approval prior to issuance of building permits.
17. The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects
of the project construction. The inspections shall include, but not necessarily be limited to: site
preparation and grading, site surface and subsurface drainage improvements, and excavations
for foundations and retaining walls prior to the placement of steel and concrete.
The results of these inspections and the as-built conditions of the project shall be described by
the geotechnical consultant in a letter and submitted to the City Engineer for review prior to
final (granting of occupancy) project approval.
18. The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical
Consultant’s review of the project prior to Zone Clearance.
19. The owner (applicant) shall enter into an agreement holding the City of Saratoga harmless from
any claims or liabilities caused by or arising out of soil or slope instability, slides, slope failure
or other soil related and/or erosion related conditions.
20. Prior to building permit issuance, the applicant shall videotape the surface of Saratoga Hills
Road that provides access to the site. One copy of the tape shall be retained by the Community
Development Department and one copy shall be provided to the applicable Home Owners
Association. Any damage to the road caused by project related construction shall be repaired by
the applicant prior to building permit final inspection approvals.
BUILDING DEPARTMENT
21. Building Division Submittal. Four (4) sets of complete construction plans shall be submitted to
the Building Division. These plans shall be subject to review and approval by the City prior to
issuance of Zoning Clearance. The construction plans shall, be of a size acceptable to the City,
and at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit “A”
on file with the Community Development Department.
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks comply with the Approved Plans,” which note shall
represent a condition which must be satisfied to remain in compliance with this Design
Review Approval.
35
Attachment 2
36
37
38
39
40
41
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB16-0024
Prepared by Kate Bear, City Arborist Site: 20972 Saratoga Hills Road
Phone: (408) 868-1276 Owner: Kevin Tsai
Email: kbear@saratoga.ca.us APN: 503-29-034
Email: uclatsai@gmail.com
Report History: Final report Date: March 3, 2017
PROJECT SCOPE:
The applicant has submitted plans to add on to and remodel the existing house. The existing
swimming pool will be demolished as part of the project. Two trees (12 and 15) protected by Cit y
Code are requested for removal to construct the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $59,185
For trees 1 – 9, 11, 16 – 19, 20, 23 – 26, 33 – 37, 41 and 42
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – Trees 12 and 15 are approved for removal once building
permits have been issued.
Replacement trees – Required = $10,200
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Conditions of Approval
5 – Map Showing Tree Protection
1
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20972 Saratoga Hills Road Attachment 1
FINDINGS:
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal
as part of a project, certain findings must be made and specific tree removal criteria met.
Two trees (bay tree 12 and oak tree 15) are requested for removal to construct the project.
Both trees meet the City’s criteria allowing them to be removed and replaced as part of the
project, once building division permits have been obtained. Attachment 2 contains the tree
removal criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Species Criteria met
12 California bay 4, 5, 7, 9
15 Valley oak 1, 4, 6, 7, 9
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1) The submitted arborist report dated February 7, 2017; and
2) This report dated March 3, 2017.
2
43
20972 Saratoga Hills Road Attachment 2
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below, the tree(s) may be approved for removal and
replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a
Fallen tree.
(2) The necessit y to remove the tree because of physical damage or threatened damage to improvements
or impervious surfaces on the propert y.
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularl y on steep slopes.
(4) The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beaut y, property values, erosion control, and the general
welfare of residents in the area.
(5) The age and number of healthy trees the property is able to support according to good forestry
practices.
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose and
intent of this Article.
(8) Any other information relevant to the public health, safet y, or general welfare and the purposes of this
ordinance as set forth in Section 15-50.010
(9) The necessit y to remove the tree for economic or other enjoyment of the propert y when there is no
other feasible alternative to the removal.
(10) The necessit y to remove the tree for installation and efficient operation of solar panels, subject to the
requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed
and replacement trees planted in conformance with the City Arborist's recommendation.
3
44
20972 Saratoga Hills Road Attachment 3
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Michael Young, Urban Tree Management, Inc.
Date of Report: February 7, 2017
An arborist report was submitted for this project that inventoried 46 trees protected by
Saratoga City Code. Information on the condition of each tree, potential impacts from
construction, suitability for preservation, appraised values and tree protection
recommendations was provided. A table summarizing information about each tree is below.
Two trees (12 and 15) protected by Saratoga City Code are requested for removal to
construct this project. Tree 10 is not protected by City Code and may be removed at any
time without a permit.
Table 2: List of trees from February 7, 2017 arborist report.
4
45
20972 Saratoga Hills Road Attachment 3
Table 2 continued: List of trees from February 7, 2017 arborist report.
5
46
20972 Saratoga Hills Road Attachment 3 Table 3: Appraised values of trees from February 7, 2017 arborist report.
6
47
20972 Saratoga Hills Road Attachment 3 Table 3 continued: Appraised values of trees from February 7, 2017 arborist report.
7
48
20972 Saratoga Hills Road Attachment 4
CONDITIONS OF APPROVAL
1. It is the responsibility of the owner, architect and contractor to be familiar with the
information in this report and implement the required conditions.
2. All recommendations in the arborist report dated Februar y 7, 201 prepared by Michael
Young shall become conditions of approval.
3. The arborist report dated Februar y 7, 2017 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4. This report dated March 3, 2017 shall be copied onto a plan sheet and included in the final
set of plans.
5. The designated Project Arborist shall be Michael Young of Urban Tree Management, Inc.,
unless otherwise approved by the City Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall be $59,185 for tree(s) 1 – 9, 11, 16 – 19, 20, 23 – 26, 33 – 37, 41 and 42.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. Ma y b e in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
7. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be shown on the Site Plan.
c. Shall be established prior to the arrival of construction equipment or materials on site.
d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
8. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange
a field meeting before performing work.
8
49
20972 Saratoga Hills Road Attachment 4
9. The Project Arborist shall visit the site every two weeks during grading, excavation and
trenching activities and every six weeks thereafter. Following visits to the site, the Project
Arborist shall provide the City with a report including photos documenting the progress of
the project and noting any tree issues.
10. The Project Arborist shall monitor:
a. Installation of the drainage dissipaters by trees 16, 17, 31 and 32.
b. Installation of the driveway and fire truck turnaround by trees 1, 2, 33 and 34.
c. Construction of the driveway and retaining walls by trees 4 – 9, 11 and 16.
d. Removal of the pool equipment by trees 41 and 42.
e. Installation of the patio by tree 19.
f. Installation of utilities near trees.
11. No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
12. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
13. All construction activities shall be conducted outside tree protection fencing. These activities
include, but are not necessarily limited to, the following: demolition, grading, trenching,
equipment cleaning, stockpiling and dumping materials (including soil fill), and
equipment/vehicle operation and parking.
14. Trenching to install utilities is not permitted inside tree protection fencing.
15. Roots of protected trees measuring two inches in diameter or more shall not be cut without
prior approval of the Project Arborist. Roots measuring less than two inches in diameter may
be cut using a sharp pruning tool.
16. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
17. Trees 12 and 15 meet the criteria for removal and may be removed and replaced once
Building Division permits have been obtained.
18. Trees permitted for removal shall be replaced on or off site according to good forestry practices,
and shall provide equivalent value in terms of aesthetic and environmental quality, size, height,
location, appearance and other significant beneficial characteristics of the removed trees. The
value of the removed trees shall be calculated in accordance with the ISA Guide for Plant
Appraisal.
19. New trees equal to $10,200 shall be planted as part of the project before final inspection and
occupancy of the new home. Replacement values for new trees are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
9
50
20972 Saratoga Hills Road Attachment 4
20. New trees may be of an y species and planted an ywhere on the propert y.
21. Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
22. Water loving plants and lawns are not permitted under oak tree canopies.
23. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If
there is insufficient room to plant the necessar y number of new trees, some of the value for
trees may be paid into the City’s Tree Fund.
24. Following completion of the work around trees, and before a final inspection of the project,
the applicant shall provide a letter to the City from the Project Arborist. That letter shall
document the work performed around trees, include photos of the work in progress, and
provide information on the condition of the trees.
25. At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection security deposit released by the City, call City Arborist for a final
inspection.
10
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53
CITY of SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
(408) 868-1274
MEMORANDUM
TO: Iveta Harvancik, Senior Engineer DATE: December 6, 2016
FROM: Cotton Shires and Associates, Inc., City Geotechnical Consultant
SUBJECT: Supplemental Geotechnical Peer Review (S5094)
RE: Tsai, Residential Renovations and Additions
GEO16-0026 (previously GEO14-0014)
20972 Saratoga Hills Road
At your request, we have completed a supplemental geotechnical peer review of the subject application
using:
•Supplemental Information – Tsai Residence Improvements (letter) prepared by Murray
Engineers, Inc., dated November 16, 2016;
•Geotechnical Investigation (report) prepared by Murray Engineers, Inc., dated July 29, 2016;
•Engineering Geologic Investigation (report) prepared by Murray Engineers, Inc., dated
September 26, 2014;
•Architectural Plans (9 sheets) prepared by Noel Cross Architects, dated October 19, 2016; and
•Grading and Drainage Plans (7 sheets) prepared by Jakaby Engineering, dated August 26, 2016.
In addition, we have reviewed pertinent technical documents from our office files and inspected a
previous site geologic exploration shaft.
DISCUSSION
We understand that the applicant proposes to remodel and construct new additions onto the existing
residence. Driveway modifications are also proposed. We have previously noted that the subject property is
underlain by a mapped large Old Landslide and is mapped within the “Pd” ground movement potential
category. Building and grading permits for properties within a Pd area are restricted unless a geologic and
soils investigation concludes that proposed improvements, as designed, will be safe for the intended use from
ground movement. Alternatively, limited Categorically Permitted Projects may be allowed if the proposed
construction will improve the overall safety of the site dwelling. We understand that the proposed
construction is intended to comply with the size restrictions of a Categorically Permitted Project.
Attachment 4
54
Iveta Harvancik December 16, 2016
Page 2 S5094
CONCLUSIONS AND RECOMMENDED ACTION
The proposed project will include significant structural upgrades to supporting walls and house
foundations. The Project Geotechnical Consultant has indicated that the project will improve the performance
of the house foundation system and make the residence structurally safer and less susceptible to landslide
impacts. We understand that City Planning will evaluate compliance of the proposed project design with size
restrictions. The applicant should be willing to accept the potential need for repairs of the structure in the
event of future deep landslide movement. Given applicant acceptance of the above, we recommend approval
of Project Geotechnical Clearance with the following conditions:
1. Geotechnical Plan Review - The applicant's geotechnical consultant shall review and approve all
geotechnical aspects of the final building construction and grading plans (i.e., site preparation and
grading, site drainage improvements and design parameters for foundations, and retaining walls)
to ensure that their recommendations have been properly incorporated.
The results of the plan review shall be summarized by the geotechnical consultant in a letter and
submitted to the City Engineer for review prior to issuance of building permits.
2. Geotechnical Construction Inspections - The geotechnical consultant shall inspect, test (as
needed), and approve all geotechnical aspects of the project construction. The inspections shall
include, but not necessarily be limited to: site preparation and grading, site surface and subsurface
drainage improvements, and excavations for foundations and retaining walls prior to the
placement of steel and concrete. The Consultant shall observe the excavation/drilling of
foundation piers and verify satisfactory embedment. Final site drainage improvements shall be
inspected for conformance with geotechnical recommendations.
The results of these inspections and the as-built conditions of the project shall be described by the
geotechnical consultant in a letter and submitted to the City Engineer for review prior to final (as-
built) project approval.
LIMITATIONS
This supplemental geotechnical peer review has been performed to provide technical advice to assist the
City in its discretionary permit decisions. Our services have been limited to review of the documents
previously identified, and a visual review of the property. Our opinions and conclusions are made in
accordance with generally accepted principles and practices of the geotechnical profession. This warranty is
in lieu of all other warranties, either expressed or implied.
TS:DTS:kc
55
Attachment 5
56
57
58
59
60
Attachment 6
61
62
63
64
65
66
67
68
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
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this symbol calls attention to a !green!
m aterial or c on struc tion process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
at t enti on to lo cati n g# p ro c u ri n g# and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A0.0
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
A B B R E V I A T I O N S
& and e east
L angle ea each
@ at elev elevation
O diameter elec electrical
# pounds or nu mber encl enclosure
(e) existing eq equal, equivalent
(n) new equip equipment
cL centerlin e exp expansion
ext exterior
ac asphaltic c oncrete
acst acous tical fa fire alarm
adj adjustable fd floor drain
aggr aggregate fnd foundation
alum alumin um fec fire extinguisher cabinet
aprox approximately fin finish
arch architectural flr floor
fluor fluorescent
bd board foc face of concrete
bitum bitumin ous fof face of finish
bldg building fos face of stud
blkg blocking ft foot or feet
bm beam ftg footing
bot bottom furr furring
fut future
cabt cabinet
cb catch b asin ga gauge
cem cement galv galvanized
cer ceramic gb grab bar
ci cast ir on g.i. galvanized iron
clg ceiling gl/gls glass
clos closet gr grade
clr clear gyp gypsum
co cased openi ng/clean out
col column hb hose bibb
conc concrete hc hollow core
cont contin uous hdwe hardware
contr contr actor hgt height
cntr counter
cy cubic yard
hm hollow metal
hngr hanger
horiz horizontal
dbl double hr hour
dept department hwd hardwood
det detail
df douglas fir id inside diameter
dia diameter inst install, installation
dim dimension insul insulation
disp disposal or dispenser int interior
dn down
dwr drawer jan janitor
dr door jnt joint
ds downs pou t jst joist
dwg drawing
d.f douglas fir kit kitchen
ABBREVIATIONS
lam laminate s south
lav lavatory sc solid core
lt light sched schedule
sec section
max maximum serv service
mc medicine cabinet sh shelf
mech mechanical sht sheet
memb membrane shwr shower
mtl metal sim similar
manuf manufacturer specs specifications
min minimum sq square
misc miscellaneous ss stainless steel or sanitary sewer
mntd mounted sta station
std standard
n north stl steel
nic not in contract
negl neglible
stor storage
sd storm drain
no number struct structural
nom nominal sb straw bale
nts not to scale sym symmetrical
obsc obscure t tread
oc on center tel telephone
od outside diameter ter terrazzo
off office t&g tongue and groove
opp opposite thk thick
toc top of curb
pl plate tow top of wall
prtn partition tv television
plywd plywood typ typical
pr pair
pt point or paint unf unfinished
ptdf pressure treated
douglas fir (use ACQ)
uno unless noted otherwise
ugnd underground
pise pneumatically impacted
stabilized earth
util utility
qt quarry tile vert vertical
vest vestibule
r riser
rad radius w west
rd roof drain w/with
ref reference wc water closet
refr refrigerator wd wood
reinf reinforced w/o without
reqd required wp waterproof
rm room wsct wainscot
ro rough opening wt weight
rwd redwood
re rammed earth yd yard CONSULTANT DIRECTORY
Architect
Noel F. Cross, AIA
License C-018234
noel@nfcarchitect.com
Noel Cross+Architects
148 E. Virginia Street #2
San Jose, California 95112
Phone (408) 216-0222
Cell (408) 591-5795
Interior Designer
Vivian Soliemani
vivian@vsoldesign.com
Vivian Soliemani Design, Inc.
634 N Santa Cruz Ave., Suite 103
Los Gatos, California 95030
Phone (408) 560-9604
Landscape Designer
Johnna Brooks
johnna.divinenature@gmail.
com
Divine Nature Landscape Design
115 Alpine Avenue
Los Gatos, CA 95030
Cell (408) 222-0418
Surveyor
Roger Dodge
L.L.S. #3295
lions4c6@msn.com
Dodge & Associates, Surveying
20652 Chaparral Circle
Penn Valley, California 95946
Phone (530) 432-5212
Cell (530) 575-0076
Civil Engineer
J. Thomas Jakaby, S.E.
CA License #S-4168
jtj@jakabyse.com
Jakaby Engineering
1885 S. Winchester Blvd., Suite A
Campbell, California 95008
Phone (408) 374-6149
Fax (408) 374-5911
Soils Engineer
Andrew D. Murray
P .E . #C -44562
andrew@murrayengineers.com
Murray Engineers, Inc.
935 Fremont Avenue
Los Altos, California 94024
Phone (650) 559-9980
cell (650) 533-6191
Engineering Geologist
Mark F. Baumann
C .E .G . #1787
mark@murrayengineers.com
Murray Engineers, Inc.
935 Fremont Avenue
Los Altos, California 94024
Phone (650) 559-9980
cell (650) 533-6191
Arborist
Michael P. Young
Certified Arborist WC ISA #623
info@UrbanTreeManagement.
com
Urban Tree Management, Inc.
PO Box 971
Los Gatos, California 95031
Phone 650-321-0202
Fax 408-399-8063
SHEET INDEX
ARCHITECTURAL DRAWINGS
A -0.0 Title Sheet, Vicinity Map, General Notes, Consultant
Directory, Sheet Index, Floor Area & Coverage Tabulations,
Parcel Map, Abbreviations
A -1.0 (N) Site Plan @ 1"=40', Tree Protection Detail
A -1.1 (N) Partial Site Plan @ 1/10"=1'-0” & Notes
A -1.1a Partial Site Plan @ 1/10"=1'-0”, Arborist Tree Survey/Report
A -1.2 (N) Site Sections A, B & C @ 1/8” = 1’-0”
A -1.3 (N) Site Sections D, E & F @ 1/8” = 1’-0”
A -3.0 New Upper Floor Plan @ 1/4” = 1’-0” & Legend
A -3.1 New Lower Floor Plan @ 1/4” = 1’-0” & Legend
A -5 .0 New West & North Exterior Elevations @ 1/4"=1'-0" & Notes
A -5 .1 New East & South Exterior Elevations @ 1/4"=1'-0" & Notes
A -6 .0 New Roof Plan @ 1/4"=1'-0"
A -10.0 Main Floor Demo Plan @ 1/4"=1'-0" & Legend
A -10.1 Lower Floor Demo Plan @ 1/4"=1'-0" & Legend
A -10.2 Existing West & North Exterior Elevations @ 1/4"=1'-0"
A -10.3 Existing East & South Exterior Elevations @ 1/4"=1'-0"
LANDSCAPE DRAWINGS by Nature Landscape Design
DN-01 Planting Plan
DN-02 Planting Plan Understory
DN-03 Planting Notes
DN-04 Plant Board
DN-05 Lighting Plan/Boulder Layout
DN-06 Deer Fence and Entry Gate
CIVIL DRAWINGS by Jakaby Engineering
C -1.0 Civil Notes
C -1.1 Grading & Drainage Plan @ 1” = 10’-0”
C -1.2 Erosion Control Plan @ 1” = 10’-0”
C -2 .1 Driveway Profile Sections
C -3 .1 Straw Roll Details, Infiltration Trench Detail, Energy
Dissipator Detail, Site Retaining Wall Detail
SURVEY DRAWINGS by Roger Dodge & Associates
T -1.0 Topographic Survey @ 1” = 30’-0”
T -1.1 Partial Topographic Survey @ 1” = 20’-0”
FIRE SAFETY REQUIREMENTS
1.Automatic Fire
Sprinkler System @
Entire Residence
submit three (3) sets of shop
drawings/hydraulic calcs to:
Santa Clara County Fire
Department
14700 Winchester Blvd.
Los Gatos, CA 95032-1818
(408) 378-4010 phone
(408) 378 -9342 fax
Fire protection sub-
contractor is responsible
for verification of
existing water flow, or
providing new water
flow meeting fire dept.
requirements as follows:
- flow location
- static pressure, psi
- residual pressure, psi
- flow, gpm
- date
- time
- test conducted by or
information supplied by
__________________.
per NFPA Standard #13D , 2016 CBC & 2016
CFC, and all local ordinances, the contractor shall
install an approved automatic fire sprinkler system
throughout all portions of the new residence per
the Santa Clara County Fire Department
typical.
a .) fast response fire sprinkler heads shall be
installed throughout the garage and all
contiguous areas within the structure.
b .) The Santa Clara County Fire Dept.
must issue a permit prior to the installation of
the fire sprinkler system.
c .) the sprinkler contractor must have a Town
business license and worker’s comp certificate.
d .) fire sprinkler water:
as required by San Jose Water Co., provide new
1½” dia. water meter. provide new 2” dia.
underground copper water main feed (w/ blue
plastic protective jacket) where shown to house
tee and check valve at fire sprinkler riser, typical.
Fire sprinkler sub-contractor must be
C -16 Licensed and shall submit system
design, hydraulic calculations, & shop
drawings for approval by The Santa Clara
County Fire Dept. and in compliance with
the National Fire Protection Association
(NFPA) Standard #13-D , 2016 CFC.
Drawings are to include locations of all
new heads, risers, valves, pipe sizes,
layouts, required pressures, alarms, details,
etc. System shall be designed & installed
per The Santa Clara County Fire Dept.
Standard Details & Specs, typical, u.n .o .
It shall be the responsibility of the contractor to
verify that the existing water meter is at least 1 1/2”
dia. if not, then upgrade the existing water meter
as required for the proper operation of the new
domestic water system, & the new fire sprinkler
system. See note #2 below for additional
information.
2.Potable Water Supplies
Final approval of system(s)
under consideration will not
be granted by The Santa
Clara County Fire Dept.
until compliance with the
requirements of the water
purveyor of record are
documented in writing by
that purveyor as having been
met by the applicant(s).
per sec. 903.3.5, 2016 CFC & sec. 13114.7,
California Health & Safety Code, all potable
water supplies shall be protected from
contamination caused by fire protection water
supplies. It is the responsibility of the applicant
and any contractors and subs to contact the water
purveyor supplying the project site, and to comply
with the requirements of that purveyor. Backflow
prevention requirements shall be incorporated
into the design of any water based fire containers
that may be physically connected in any manner
to an appliance capable of causing contamination
of the potable water supply of the purveyor.
3.Construction Site Fire
Safety
per 2016 CFC Chapter 33
All construction sites must comply w/ applicable
provisions of the 2013 CFC Chapter 33, and the
Santa Clara County Fire Dept. Standard Detail
and Specification SI-7. provide appropriate
notations on subsequent plan submittals, as
appropriate to the project.
4.Early Warning Fire Alarm
System (EWAS)
a .) EWAS shall be installed in compliance with
2016 NFPA Standard 72A and Saratoga City
Ordinance 16-60.
b .) the alarm contractor shall provide (3) copies
of the working drawings to the Fire District for
review and approval.
c .) the Fire District must issue a permit prior to
the installation of the EWAS.
d .) the alarm contractor must have a City of
Saratoga business license and worker’s
compensation certificate.
HEIGHT INFORMATION TABLE
HEIGHT Foot Elevation
Lowest Elevation Point at
building edge from natural
grade.
592.67’
Highest Elevation Point at
buildings edge from natural
grade.
603.50’
Average Elevation Point (based
on highest and lowest points
above).
614.33’
Top Most Elevation Point
(measured from average
point (above) to top most
point of the roof.
617.87’
Top Most Elevation Point
(measured from average
point (above) to top most
point on the chimney).
620.00’
SETBACKS TABLE
SETBACKS Required Proposed
Front 30’-0” 65’-1”
Exterior Side First Floor 25’-0” 27’-0”
Exterior Side Second Floor 30’-0” 47’-0”
Interior Side First Floor 20’-0” 88’-0”
Interior Side Second Floor 25’-0” 56’-3”
Rear First Floor No rear setback
Rear Second Floor No rear setback
=
Gross Site Area =76,656 s.f
Covergae Allowable x 0.35
=26,830 s.f
Footprint of Home/Garage (including roof O.H.)=4,736 s.f.
Driveway =3,766 s.f.
Walkways =368 s.f.
Rear Patio/Stoops =273 s.f.
=9,143 s.f.
Actual S.F.50% Credit Total S.F.
Parking =1,026 -513 =513 s.f.
Front Deck =174 -87 =87 s.f.
Rear Patio =255 -128 =128 s.f.
Rear Stairs =88 -44 =44 s.f.
Bridges =284 -142 =142 s.f.
=1,827 -914 =914 s.f.
=10,057 s.f.
=16,773 s.f.
•
IMPERVIOUS COVERAGE TABLE
Max. Allowable Impervious Coverage
Impervious Surfaces
35% of Gross Lot Area
Allowable Impervious Coverage
Pervious Surfaces
(b) Subtotal Pervious
(a) Subtotal Impervious
Site Coverage Total (a) + (b)
Wood Deck Areas counted at 50% per Saratoga Code Section 15-13.080 Site Coverage
Impervious Coverage Remaining
14 FEBRUARY 2017
PLANNING
RESUBMITTAL1
GENERAL NOTES
1.Verification contractor and all subcontractors shall establish all
building lines, floor levels, etc., and shall verify all grades,
conditions, dimensions, and data at the site prior to start
of work; errors resulting from failure to verify all figures
shall be the responsibility of the contractor and each
subcontractor.
2.Dimensions
do not scale these
drawings.
written dimensions take precedence over scaled drawings.
the contractor shall notify the architect immediately of
any conflicts or discrepancies, however minor.
3.Discrepancies
minor discrepancies btwn.
the drawings & actual site
conditions are expected.
any and all conditions requiring even minor clarification
shall be brought to the attention of the architect
immediately, preferably a minimum of 48 hours prior to
the beginning any demolition or construction sequence.
4.Codes
all work shall be in
conformance with the
following codes, as well as
all applicable state codes
& local city or county
ordinances:
2016 California Building Code (C.B .C .)
(based on 2012 International Building Code)
2016 California Residential Code (C.R .C .)
(based on 2012 International Residential Code)
2016 California Electrical Code (C.E .C .)
(based on 2011 National Electrical Code)
2016 California Plumbing Code (C.P .C .)
(based on 2012 Uniform Plumbing Code)
2016 California Mechanical Code (C.M .C .)
(based on 2012 Uniform Mechanical Code)
2016 California Fire Code (C.F .C .)
(based on 2012 International Fire Code)
2016 California Energy Code (C.E .C .)
2016 California Green Building Standard Code
(C.G .B .S .C .)
5.Manufacturer's
Specifications
all manuals to be
compiled in an indexed
binder format.
contractor and all subcontractors shall install or apply,
and protect all products, materials, processes, methods,
coatings, equipment, appliances, hardware, software, etc.
in strict accordance with the manufacturer's details,
specifications, & instructions, typical. all manuals or
instructions provided by these manufacturers for proper
operation & maintenance of the above are to be
delivered to the owner at the completion and final
inspection of the project.
PROJECT DESCRIPTION
Project
Summary
The Owner plans to construct new main floor
additions (860 s.f. heated and convert 605 sq. ft. to
unheated garage) to the existing two story single
family residence (approx. 4,467 s.f. heated).
In conjunction with these new additions, some
portions of the existing home will be remodeled (no
more than 50%), with selected replacements of
windows and exterior doors, roofing, exterior
siding, decking and rails, stairways, and walkways.
The new additions will include a new master
bedroom suite, powder room, foyer, kitchen, dining,
nook, stairs, an office, and a new exterior deck. The
living area remodel will involve a remodeled master
bath, powder room, mud room, and garage.
The upper portion of the existing driveway will
generally remain as is, with modifications as shown
to add a parking area and a new driveway down to
access the new two car garage at the lower floor, as
well as several low retaining walls.
Age of Existing
Structures
Main House built circa 1960 - 56 yrs. old
Tree
Protection
Two ordinance size protected oak tree removals are
required/ proposed by the project in order to insert
the driveway. One Bay tree is recommended for
removal to protect the remaining oaks and Sudden
Oak Death. Extensive tree protection fencing will
be required in order to protect numerous existing
oak trees on the property.
UWIC Fire
Hazard Zone
Requirements
Given the structure is existing and is located in the
Wildland-Urban Interface Fire Area, we
understand that the Building Dept. will require the
following:
a .Automatic Fire Sprinkler System will be
required.
b .Building requirements for Wildland-Urban
Interface Fire Areas, per Chapter 7 A ,
2016 CBC WILL NOT APPLY.
c .Fire Alarms will need to be connected to the
Saratoga Fire Dept. EWAS system.
Overall Gross Site Area 172,933 s.f.=3.970 Ac.
minus 50' road R.O.W.96,277 s.f.=2.210 Ac.
Net Site Area 76,656 s.f.=1.760 Ac.
Average Slope 26.32%per Dodge Calcs
Net Site Area 76,656 -
Slope Reduction Factor =49%0.49 x 76,656
=39,095 s.f.=0.897 Ac.
Allowable Floor Area
Allowable Floor Area =4,050 s.f.
24,095/1000 round up =24 x 78 =1,872 s.f.
Total Allowable Floor Area 5,922 s.f.
Floor Area existing addition total
Lower Floor =1,967 s.f.+(605)s.f.=1,362 s.f.
Main Floor =2,235 s.f.+1,125 s.f.=3,360 s.f.
Covered Porches (3 walls & roof)=265 s.f.+(265)s.f.=0 s.f.
Garage =0 s.f.+605 s.f.=605 s.f.
Total Floor Area =4,467 s.f.+860 s.f.=5,327 s.f.
OK < 1,117 s.f.
25% Max. Allowed Addition 25%=1,117 s.f.19%
50% Max. Allowed Remodel 50%=2,234 s.f.
Floor Area to be Remodeled existing total
Lower Floor =853 s.f.853 s.f.
Main Floor =834 s.f.834 s.f.
Covered Porches =265 s.f.265 s.f.
Total Remodeled Floor Area =1,952 s.f.1,952 s.f.
OK < 2,234 s.f.
44%
()
AREA TABULATIONS
TSAI RESIDENCE - 20972 Saratoga Hills Road
MINUS THE R.O.W. ROAD EASEMENT
(per Code Section 15-06.620)
SITE
20972 Saratoga Hills Rd. Saratoga, CA 95070
PARCEL MAP
N.T.S.
TSAI REMODEL VICINITY MAP
N.T.S.
SITE
Attachment 7
69
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A1.0
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
14 FEBRUARY 2017
PLANNING
RESUBMITTAL1
150'-0"25'-0"20'-0"
590
580
575570565
560555550545540535530530535540545550555560565570575580590600610600
610RIGHT OF WAYEXT.SIDES.B.INT.SIDE
S.B.
SARA
T
O
G
A
HI
L
L
S
R
O
A
D
585
58559560
561559
5
605SEE SHEET
A1.1 FOR
ENLARGED
SITE PLAN
ROADHILL
S
SARA
TOGA
(
E
)
SW
A
L
E
(
E
)
SW
A
L
E
(E)
S
W
A
L
E30'-0"FRONTSETBACKRIGHT OFWAY61
5
(MAIN FLR. ADDITIONS
SHOWN SHADED)
(E) TWO-STORY
RESIDENCE
50'-0"(N) DRIVEWAY(N) DRI
V
E
W
A
Y
(E)(N)EXISTING
NEIGHBOR
EXISTING
NEIGHBOR
EXISTING
NEIGHBOR
EXISTING
NEIGHBOR
EXISTING
NEIGHBOR
EXISTING
NEIGHBOR
EXISTING
NEIGHBOR
EXISTING
NEIGHBOR
EXISTING
NEIGHBOR
EXISTING
NEIGHBOR
EXIST'G. POOL
AND EQUIPMENT
TO BE REMOVED
SEE SHEET A1.1
FOR NOTES
15
TREE
6' HIGH CHAIN
LINK FENCE
8' TALL, 2" DIA.
GALVANIZED POSTS,
DRIVEN 24" INTO THE
GROUND, SPACED NO
MORE THAN 10' APART
SECTION
TEXT
EXISTING GRADE
8' TALL, 2" DIA.
GALVANIZED POSTS,
DRIVEN 24" INTO THE
GROUND, SPACED NO
MORE THAN 10' APART
6' HIGH CHAIN
LINK FENCE
PLAN
(N) SITE PLAN
SCALE: 1" = 40'
TREE PROTECTION DETAIL
SCALE: 1/8" = 1'-0"
1
NOTE:ALL TREE PROTECTION
FENCING TO BE INSPECTED
BY CITY ARBORIST
PRIOR TO ISSUANCE OF
BUILDING PERMITS,
TREE PROTECTION FENCE
DO NOT MOVE OR
REMOVE WITHOUT
APPROVAL FROM CITY
ARBORIST - KATE BEAR
408-868-1276
SIGN:
0 20'40'80'
70
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A1.1
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
SITE PLAN NOTES ■
1. Existing and New
Driveways
grading & paving shall be
per 2016 CRC sec. R300.2,
and in accordance with
2016 CGBSC chapter 4,
Division 4.1, typ., u.n.o.
see Civil Engineering
Drawings by Jakaby
Engineering for more
info.
at end of project remove
existing a.c. paving as
shown to be removed,
and provide erosion
control measures.
a . existing driveway:
protect portions of existing asphalt driveway as
much as is possible from damage throughout
construction (use as staging/parking areas).
maintain in usable condition at all times, and keep
clear during construction as much as is possible
and practical, typical, u.n.o. remove as shown or
re-pave with new asphalt at end of project.
b . new asphalt driveway:
new asphalt driveway (as shown) - 3” A.C. paving
o/ 12” class II baserock o/ properly compacted
and pre-moistened sub-grade per soils report by
Murray Engineers, Inc., typical, u.n.o.
c . new pervious paver driveway:
new interlocking pervious concrete paver
driveway (as shown for parking), over 2” sand
over 12” of compacted class II baserock over
properly compacted & pre-moistened sub-grade
per soils report by Murray Engineers, Inc.
F IRE D EPT. TURNAROUND N OTE:
paving design must be able to support fire
truck traffic per Santa Clara County Fire
Dept. standard details/specification D -1 .
2. Grading/Cut/Fill,
General Surface
Drainage, and Erosion
Control
Verify/locate any existing
underground drainage lines
prior to excavations.
Storm water drainage and
retention during
construction shall be per
sec. R300.1, 2016 CRC,
and grading & paving shall
be per sec. R300.2,
2016 CRC w/ both in
accordance w/ 2016
CGBSC, chapter 4,
Division 4.1,
typical, u.n.o.
a . grading/cut&fill:
all grading, excavation, cut & fill, and compaction
shall comply with City of Saratoga standards,
and performed in strict accordance with the
recommendations in soils report by Murray
Engineers, Inc. and civil engineering drawings
by Jakaby Engineering, typical, u.n.o.
all grading shall be performed in such a manner as
to be in compliance with standards established by
the local Bay Area Air Quality Management
District for airborne particulates.
b . surface drainage:
provide rough & finish grading for 5% min. slope
(2% min. at paved areas) for 10' away from all
structures (min.) per sec. R 401.3, 2016 C R C .
provide 2% min. positive drainage swales as
shown, typical, u.n.o.
c . erosion control
provide erosion control measures per sec.
4.106.2, 2016 CGBSC. see Erosion Control
Plan by Jakaby Engineering for more info.
3. Landscaping/Irrigation
See “DN- “ Landscape
Drawings by Divine
Nature Landscape
Design.
Must comply with
California Public
Resources Code 4291
or California Gov’t.
Code 51182, and 2016
CBC sec. 701A .3.2.4,
per Santa Clara
County Fire Dept.
protect any existing landscaping, shrubs, bushes,
irrigation lines & valves during construction per
landscape designer’s specs. remove any bushes
and shrubs as required for new construction work.
Maintain existing hose bibs and irrigation valves
as much as possible, typical, u.n.o. contractor to
perform walk through with owners prior to start
of project to discuss landscape protection
strategy, per sec. 4.106.3, 2016 CGBSC and
irrigation relocation.
NOTE: prior to Building Permit Final approval,
property shall be in compliance with vegetation
clearance requirements from all new, or existing,
structures prescribed in sec. 4906 2016 CFC &
sec. R327.1.5 2016 CRC, typical, u.n.o.
4. Trees
remove existing trees as
shown. no ordinance size
tree, or street tree, shall be
removed without a tree
removal permit from the
City of Saratoga,
typical, u.n.o.
see tree protection
fence detail on sheet
A 1.0 for more info.
keep fences in places in
place throughout
construction.
See Arborist’s Report dated 10/21/14 and revised
on 12/7 /16 (sheet A1.1a) for numbered trees
by Urban Tree Management for more info.
protect existing trees shown to remain from
damage during construction, including those trees
located on adjacent properties. all ordinance
protected trees as shown to remain shall be
protected from damage during construction with
6’ tall chain link temporary protective fencing at
drip line where shown, typical, u.n.o.
Install tree protection fencing before
construction, City Arborist must inspect all
fences prio r to issuance of any and all
building permits.
no traffic, equipment, materials, or activity
allowed inside fenced area, typical, u.n.o.
5 . Perimeter Fences protect all existing perimeter fences where shown
to remain from damage during construction,
typical, u.n.o. see Landscape drawings for new
deer fence design and details.
6 . Utilities
owner to pay any and all
engineering and
connection fees as
required by new work.
all utility line trenching
shall be designed and
installed in accordance
with City of Saratoga
standards and Arborist
report, typical.
coordinate with City of
Saratoga and West
Valley Sanitation
District for any required
changes to sewer lines.
a . electrical/phone/cable:
existing 200 amp elec. panel/meter to be replaced/
upgraded to 400 amp elec. panel to at location
shown on plan. keep/protect existing overhead
wires for all utilities from existing power pole as
shown to meter location, verify with PG&E. see
elec./mech. plans for more info, typical.
b . domestic water:
existing water meter to remain. verify adequacy
of existing underground domestic water main
feed from street, upgrade size of main as required
for new automatic fire sprinkler system.
c . sanitary sewer
verify that existing sewer line is adequate (must
be 4" dia.) to service proposed addition and
remodel as required by City of Saratoga and
the West Valley Sanitation District.
contractor to verify existing accessible listed and
approved type backwater valve on drainage piping
per 2016 CPC sec. 710.0. Contractor to obtain
and coordinate all necessary connection permits.
d . natural gas
existing gas meter to be relocated as shown on
site plan. contractor to verify that existing gas
main line from street is adequate to service
proposed remodel as required by the City of
Saratoga, and P .G .&E. typical.
7 . Public Works Notes
Disposition & treatment of
storm water will comply with
the National Pollution
Discharge Elimination System
(NPDES) Standards &
implementation standards
established by the Santa Clara
Valley Urban Runoff Pollution
Prevention Program.
all building and construction related activities
shall adhere to "New Development and
Construction Best Management Practices"
as adopted by the City of Saratoga for the
purpose of preventing storm water pollution.
provide new erosion control measures during
construction per City of Saratoga
Engineering requirements, as noted on site plan
and as required per sec. 4.106.2, 2016 CGBSC.
typical, u.n.o.
8 . Address Numbers
per sec. R319.1, 2016 CRC
& sec. 505, 2016 CFC.
approved illuminated address numbers shall be
placed on the building in such a position as to be
plainly visible and legible from the street or road
fronting the property, typical, u.n.o.
9 . Maintain Public Right
of Way Improvements
all adjacent property, public
or private, shall be
maintained in a clean, safe,
& usable condition, typical.
it shall be the responsibility of the owner &
contractor to protect the existing paving in the
public right of way, & maintain the streets,
sidewalks, curb & gutter in a clean, safe, & usable
condition. all spills of soil, rock, gravel, or
construction debris shall be removed from the
right of way during construction & upon
completion of project.
10. New Walks, Porches,
& Terraces
all paving shall be per
sec. R300.2, 2016 CRC
and in accordance with
2016 CGBSC, chapter
4, Division 4.1,
Install all concrete slabs over 12" non-expansive
compacted baserock, over compacted/prepared
subgrade per soils report by Murray Engineers,
Inc., typical, u.n.o.
a . new entry walk, front porch
new broom finish poured concrete slabs 5” reinf.
concrete slab per details, typical, u.n.o.
b . terraces
typical, u.n.o. stone pavers (color/size/pattern per architect's
selection, and sloped per details) o/
1" mortar bed o/ 5” reinf. concrete slab, typ., u.n.o.
11. Retaining Walls and
Landscape Walls
see geotechnical report by
Murray Engineers, Inc.
& grading/ drainage plan by
Jakaby Engineering for
more info.
See landscape architect’s
drawings, details, & cross
sections for more details &
specs, typical, u.n.o.
a . concrete retaining walls
new 5’-0” max. height board formed poured in
place colored concrete retaining walls where
shown. See exterior elevations for specs, and
civil/structural engineering drawings and details
for more info. typical, u.n.o.
b . concrete landscape/garden walls
new 3’-0” max. height board formed poured in
place colored concrete landscape walls where
shown. See exterior elevations for specs, and
structural engineering drawings and details for
more info. typical see landscape drawings for
more info, typical, u.n.o.
c . french drains at all retaining walls
4” dia. perforated pipe at base of retaining walls.
slope @ 1% min., connect to underground tight
line & connect to infiltration/detention structures
as shown on Civil Engineering plans.
12. Roof Drainage System
see exterior elevations and
roof plan for more info. see
Civil Engineering drawings
by Jakaby Engineering.
Install new fascia gutters w/ downspouts per
exterior elevations/roof plans, and connect all
downspouts to existing, or new 4” dia. HDPE
tight lines (slope at 1% min.) and run to new
infiltration/drainage structures as shown on site
plan and sheet C1.1, typical, u.n.o.
Disposition and treatment of stormwater will
comply with the National Pollution Discharge
Elimination System (NPDES) Standards and
implementation standards established by the
Santa Clara Valley Urban Runoff Pollution
Prevention Program.
13. Setback Verification
prior to first city
inspection of foundation
contractor to have licensed surveyor (R .C .E . or
L .L .S . of record) verify and stake out new
building corner locations, and provide written
certification that all building setbacks are per the
approved plans, typical.
1 4 . Topography/Contours
See sheets T-1.0 and T-1.1.
all existing property lines, bearings, trees,
topography, contours, grade elevations, utilities,
paving, drainage locations, etc. are based on
Topography Maps as prepared by Dodge &
Assoc. Surveying, dated February 12, 2014
through October 24, 2014.
15. Remove Existing
Hardscape and
Swimming Pool
see landscape drawings by
Divine Nature Landscape
Design for more info.
Remove existing wood retaining walls, concrete
walkways, swimming pool, concrete patios, and
equipment as shown dotted. remove/cap off
existing water, gas, & electrical utilities, etc. infill
pool using spoils cut from driveway work and
house foundation excavations. Compact soils per
geotechnical report by Murray Engineers, and
provide erosion control measures per Civil
Drawings by Jakaby Engineering, typical, u.n.o.
16. Construction Damage
and Hardscape
a . walk through
protect all existing hardscape items shown to
remain from damage during construction. verify
in site walk through with owner the items to be
removed or protected, typical, u.n.o.
b . removal/salvage::
confirm with owner any items, tile, bricks, pavers,
etc. to be salvaged and/or re-used. all other
paving and hardscape to be removed shall be
recycled and material weights documented as
required by the City of Saratoga.
1 7 . New Wood Decks,
and Stairs
a . new wood deck
new 5/4 IPE decking over p.t.d.f. deck joists per
structural/architectural details, typical, u.n.o.
b . new exterior stairs
new 5/4 IPE decking treads over stair framing per
structural/architectural details, typical, u.n.o.
14 FEBRUARY 2017
PLANNING
RESUBMITTAL1
1
(E) 6"
ORNAM.
PROTECT (E)
OAK TREES TO
REMAIN, TYP.
w/TREE PROTECTION
FENCING
606
608
610
604
602 6005985965947%8%12%11%12½%10%
588
586
7%612
614 11½%14'-0" WIDE 12'-0" WIDE20'-0"
30'-
0"25'-0"±65'-
2"
±56'-4"±17'-0"±27'-2"AA1.2AA1.2BA1.2BA1.2CA1.2CA1.2DA1.3DA1.3EA1.3EA1.3FA1.3FA1.3610610(E) 30"
OAK
(E) 35"
OAK
(E) 32"
OAK (E) 26"
OAK
(E) 24"
OAK
(E) 8"
OAK
(E)10"
TREE
6026046066086
1
2
6
1
4
612614608(E)11"
OAK
(E)16"
TREE
(E) 8"
OAK
(E)10"
OAK
(E)14"
TREE
(E) 30"
OAK
(E) 24"
OAK
(E) 28"
CYP.
(E)18"
CYP.
(E) 8"
TREE
(E)
TREE
GROUP
(E) 20"
OAK
(E)10"
OAK
(E)11"
OAK
(E) 8"
TREE
(E) 7"
OAK
(E)14"
OAK
(E) 32"
OAK
(E)16"
OAK
(E) 20"
OAK
(E)19"
PINE
(E)16"
OAK(E)13"
OAK
(E)14"
OAK
(E)10"
OAK
(E) 20"
OAK
(E)12"
OAK
(E)11"
OAK
(E) 24"
OAK
(E) 25"
OAK
(E) 26"
OAK
(E) 28"
OAK
(E) 20"
OAK
(E)12"
OAK
(E)18"
OAK
(E) 22"
OAK
(E) 23"
OAK
(E) 21"
OAK
(E) 22"
OAK(E)14"
OAK
(E)10"
OAK(E) 7"
OAK
(E) 26"
OAK
(E) 7"
OAK
(E) 8"
ACACIA
GROUP
(E)11"
OAK
(E) SWALE
(E)
INLET
(E)
GARDEN
(E)
INLET (E) SWALE
(E) SWA
L
E ROADSAR
A
T
O
G
AN 03°45'21" E 224.16'N
4
8
°
2
2
'0
0
" W
3
6
.
9
9
'N
4
3
°
5
6
'
0
0
" W
6
6
.
5
0
'N 32°
10
'00"
W
93.47
'
S
4
7
°
4
1
'0
0
"
E
8
3
.
7
7
'
S 81°59'00" E 119.50'
(E)19"
OAK
NEW DRIVEWAY NEW DRIVEWAYINTERIOR
SIDE
SETBACK R.O .W .FRONT SETBACKR.O.W.EXTERIOR SIDESETBACK578
5755785805905925885865845825945
9
0
5
9
2
5
8
8
5
8
6
5
8
4
5
8
2
5
8
0
6005985965945925905885865845825805786026046066
0
8
6
1
0
6
1
2
6
1
4
(N) RET. WALL
(N)
R
E
T
. W
A
L
L
(N)
R
E
T
. W
A
L
L
(E
)
S
W
A
L
E
(N)
A/C
(N)
LOWER
STOOP
(R)
#25
#26
#23
#24
#18
#22
#21
#20
#19
#37
#36
#35
#33
#34
#30
#31
#32
#16
#17
#15
#14#13
#11
#6#5#4
#7
#8
#9
#10
#1
#2
#3
(N) 6' HIGH
D
E
E
R
F
E
N
C
E
(N)
6' HI
G
H
D
E
E
R
F
E
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NEW ASPHALT
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EDGE OF EXISTING
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REMOVE EXISTING
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(N) WALKWAY
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(N) MAIN FLR ADDITIONS
(SHOWN SHADED)
(SHOWN DASHED)
(E) MAIN FLOOR
(E)(N)EXISTING A.C.
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TO BE REMOVED
(PROTECT DURING
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EDGE OF EXISTING
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DURING CONSTRUCTION
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AT END OF CONST.
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FOR GAS METER
(E) PATHWAY
TO REMAIN
EXISTING FENCE
TO REMAIN
(E) TERRACE
TO REMAIN
(N) WOOD
FRAMED STAIRS
(E) STAIRS TO BE
REMOVED, TYP.
(SHOWN DOTTED)
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(N) PARTIAL SITE PLAN
SCALE: 1" = 10'
typical, u.n.o. stone pavers (color/size/pattern per architect's selection, and sloped per details) o/ 1" mortar bed o/ 5” reinf. concrete slab, typ., u.n.o. 11. Retaining Walls and Landscape Walls see geotechnical report by Murray Engineers, Inc. & grading/ drainage plan by Jakaby Engineering for more info. See landscape architect’s drawings, details, & cross sections for more details & specs, typical, u.n.o. a . concrete retaining walls new 5’-0” max. height board formed poured in place colored concrete retaining walls where shown. See exterior elevations for specs, and civil/structural engineering drawings and details for more info. typical, u.n.o. b . concrete landscape/garden walls new 3’-0” max. height board formed poured in place colored concrete landscape walls where shown. See exterior elevations for specs, and structural engineering drawings and details for more info. typical see landscape drawings for more info, typical, u.n.o. c . french drains at all retaining walls 4” dia. perforated pipe at base of retaining walls. slope @ 1% min., connect to underground tight line & connect to infiltration/detention structures as shown on Civil Engineering plans. 12. Roof Drainage System see exterior elevations and roof plan for more info. see Civil Engineering drawings by Jakaby Engineering. Install new fascia gutters w/ downspouts per exterior elevations/roof plans, and connect all downspouts to existing, or new 4” dia. HDPE tight lines (slope at 1% min.) and run to new infiltration/drainage structures as shown on site plan and sheet C1.1, typical, u.n.o. Disposition and treatment of stormwater will comply with the National Pollution Discharge Elimination System (NPDES) Standards and implementation standards established by the Santa Clara Valley Urban Runoff Pollution Prevention Program. 13. Setback Verification prior to first city
inspection of foundation
contractor to have licensed surveyor (R .C .E . or L .L .S . of record) verify and stake out new building corner locations, and provide written
certification that all building setbacks are per the
approved plans, typical.
1 4 . Topography/Contours
See sheets T-1.0 and T-1.1.
all existing property lines, bearings, trees,
topography, contours, grade elevations, utilities,
paving, drainage locations, etc. are based on
Topography Maps as prepared by Dodge &
Assoc. Surveying, dated February 12, 2014
through October 24, 2014.
15. Remove Existing
Hardscape and
Swimming Pool
see landscape drawings by
Divine Nature Landscape
Design for more info.
Remove existing wood retaining walls, concrete
walkways, swimming pool, concrete patios, and
equipment as shown dotted. remove/cap off
existing water, gas, & electrical utilities, etc. infill
pool using spoils cut from driveway work and
house foundation excavations. Compact soils per
geotechnical report by Murray Engineers, and
provide erosion control measures per Civil
Drawings by Jakaby Engineering, typical, u.n.o.
16. Construction Damage
and Hardscape
a . walk through
protect all existing hardscape items shown to
remain from damage during construction. verify
in site walk through with owner the items to be
removed or protected, typical, u.n.o.
b . removal/salvage::
confirm with owner any items, tile, bricks, pavers,
etc. to be salvaged and/or re-used. all other
paving and hardscape to be removed shall be
recycled and material weights documented as
required by the City of Saratoga.
1 7 . New Wood Decks,
and Stairs
a . new wood deck
new 5/4 IPE decking over p.t.d.f. deck joists per
structural/architectural details, typical, u.n.o.
b . new exterior stairs
new 5/4 IPE decking treads over stair framing per
structural/architectural details, typical, u.n.o.
"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."
"Disposition and treatment of stormwater
will comply with the National Pollution
Discharge Elimination System ("NPDES")
Standards and implementation standards
established by the Santa Clara Valley Urban
Runoff Pollution Prevention Program"
SEE SHEET
A1.1a FOR
MORE AREA
71
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A1.1a
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
14 FEBRUARY 2017
PLANNING
RESUBMITTAL1
1 | Page
Tree Survey of
20972 Saratoga Hills Road
Saratoga CA 95070
12/7/2016
Prepared by:
Michael P. Young
Certified Arborist WC ISA #623
2 | Page
12/7/16
20972 Saratoga Hills Road
Saratoga, CA 95070
To Whom It May Concern:
Assignment
It was our assignment to physically inspect and tag all native trees over 6” in diameter and all
trees over 10’ in diameter in the survey area, and write a tree survey report. Reference
materials included a site plan provided by the client. It was also our assignment to review the
Plan Set dated 10/19/16 from Noel Cross Architects, meet at the site and comment as to how
best protect the trees and build the project.
Summary
This survey provides a numbered map and complete and detailed information about each tree
surveyed. There were 48 trees surveyed, with 46 of these classed as protected trees under the
City of Saratoga’s tree ordinances. Most of the species are native oaks. Oak #15 needs to be
removed in order to shore up a failing support wall for the home. One small bay should be
removed due to proximity to coast live oaks and the bay’s status as a carrier of SOD (see Note
on Oaks section in this report and referenced webpage in data table). Three protected trees
are recommended for removal due to poor structure/safety concerns, but these are Arborist
recommendations and at this time the owner has not directed us to pursue removal of these
trees. Another tree (oak #19) is recommended for a full hazard assessment due to safety
concerns.
The total assessed value of all trees on site is $338,140.00. Tress #: 1-9, 11, 12, 15 – 18, 23 – 26,
39 – 48 are all near proposed construction and their value totals: $236,740.00. A 25% security
deposit will be due to the city for $59,185.00.
Method
All the trees surveyed were examined and then rated based on their individual health and
structure according to the following table.
3 | Page
KEY Health Structure
Good excellent/vigorous flawless
Fair/good healthy very stable
Fair fair routine maintenance needed
Fair/poor declining mitigation needed
Poor dead or near dead hazard
The trunks of the trees are measured using a standard measuring tape at 4 ½ feet above soil
grade (referred to as DBH or Diameter at Breast Height), except those specimens whose form
does not allow for a representative measurement at this height. The measurement for multi-
stem specimens is taken below the lowest fork on the trunk when possible in accordance with
the International Society of Arboriculture Standards. The canopy height and spread are
estimated using visual references only. The complete list of trees and all relevant information,
including their ratings, their “Protected Tree” status (X = protected) and recommendations for
their care, can be found in the data table that accompanies this report.
Tree Valuations
We were also asked to prepare a Value Assessment concerning the 48 trees on this property,
which are included in an Arborist’s Report prepared by Urban Tree Management, Inc. The
method used for the appraisal of the 48 trees is the Trunk Formula Method, in accordance with
the International Society of Arboriculture (ISA), Guide for Plant Appraisal, 9th Edition. The ISA
Western Chapter Species Classification Guide is used to provide species ratings and to provide
trunk values per square inch, which is part of the trunk formula method. I have used an Excel
spreadsheet, which is attached, to perform the calculations.
General Issues and Recommendations
Tree Structure
Consistent structural pruning to reduce the number of poorly attached leaders is an industry
best practice. It reduces the incidence of limbs tearing from the trunk due to weight or
weather, and fewer limb tears reduces the incidence of tear-based central trunk decay. Ideally,
structural pruning is done when the tree is young, because young trees respond more quickly
and only smaller diameter cuts are necessary. It appears that most of the trees on this property
have never been pruned for structure. This has resulted in trees that have multiple poorly
attached leaders and large limb tears. Trees are also somewhat crowded together. This has
resulted in many trees located under or growing through other tree canopies. Many of these
subordinated trees exhibit severe leans from their efforts to grow toward available sunlight.
Hard structural pruning of mature trees defeats the purpose of increasing a tree’s safety. This is
4 | Page
because mature trees have difficulty healing large diameter cuts and the open cuts tend to
decay into larger hollows in adjacent limbs and the trunk, making the tree more prone to
failure. The primary way to improve structure in mature trees is targeted structural pruning to
subordinate specific (smaller diameter) limbs and force growth to the main leader. For trees
with one leaning main stem, this is not workable and the solution is to simply reduce end
weight overall, thus relieving some pressure on the trunk and root system. These are a few of
the techniques recommended for trees at this property. For all trees, notes on the tree’s
condition and recommended health improvement techniques and/or structural corrections are
recommended in the notes section of the accompanying data sheet.
Specific Trees
This site is surrounded by trees. There are several areas on site that it will simply be easier to
have a Certified Arborist on site and/or have a Field Meeting with the contractors before each
task near trees, than it is to write up specific protection measures. These areas are all noted
below and shall be noted on the Plans as well.
A drainage dissipater will be installed somewhat near trees #4, #6, #9 & #11. The installation of
the dissipater must be done under the direct supervision of the Project Arborist. All trenching
must be done in an exploratory method initially, in order to preserve anchorage roots of the
tree (2” diameter +). No tree should need to be removed to install these dissipaters.
A Fire Truck turnaround is mandated on this site. This will be done between trees #7 & #34.
The fire truck turnaround will be approximately 18’ away from tree #7 and some fill will be
added under this tree to accommodate the turnaround. Tree #24 will need a slight grade cut
and only approximately 10% of its canopy will be impacted by the activity. A Field meeting
must occur before grading begins so we can explain the importance of the tree roots to the
crew. Tree Protection Fencing must be installed before grading and must be installed 2-3’ in
from the proposed fire truck turnaround.
There is a new “Breakfast Nook” planned near trees #7 & #8. This new construction will be
moving the structure farther from tree #7. The new work near tree #8 will be cantilevered
towards the tree (avoiding the need for extensive foundation work under this tree). The
foundation of this part of the home will be built on piers with grade beams. The
engineers/contractors are instructed to locate the foundation so no roots (2” diameter +) need
to be removed. Careful exploratory trenching may need to be done ahead of time to
determine if there is a root/foundation conflict. A Field Meeting must occur before excavation
is done for this part of the building.
Tree #19 has a large hollow in its base from a large cut made in the past that has decayed into
the trunk. The tree is adjacent to and leaning over the home and the extent of the decay
cannot be judged from the exterior or from sounding with a mallet. If the owner would like to
retain the tree, a hazard assessment is recommended. This entails drilling a few targeted holes
in the trunk to determine the extent of rot affecting the tree.
5 | Page
Trees #20 and #26 are interlinked via tree #26 acting as a prop for a very heavy limb from tree
#20. This can’t go on forever. One of the two will fail. The prop point is over a stair to the pool
and this problem could be corrected by placing a (very tall) steel prop for tree 20’s limb. This
prop could potentially be worked into a stairway rail or other decorative item. Another option
is cutting back the limb on tree #20 severely to the next upright branch. However, because of
the large diameter of this cut, it is unlikely to heal properly and may cause rot in the limb over
time.
The new driveway approach is actually moving farther away from trees #1 - #3. The driveway is
coming closer to tree #33 (it will be about 5’ from this tree). This is a 15” DBH Valley Oak in Fair
– Good Health and with a Field Meeting beforehand, this tree shall be fine.
The driveway will then be demolished
and rebuild between trees #7/#8 &
#4/#5/#6/#9 (see images to right). A
Field Meeting shall occur before
demolition of the current driveway.
This area has been previously
impacted by the existing driveway so
the likelihood of additional significant
root damage is unlikely. Most of the
work will be fill instead of cut, so
damages are expected to be minimal.
There are old failing retaining walls
near trees #9, #11, #12 & #15. The Architect tells me there is no way to build these walls near
tree #15 so a request for removal is being made for this tree. The City of Saratoga Criteria that
are met, to justify this removal, are Criteria #4, #5 & #6. There are many trees on site and the
removal of 1 tree will not negatively impact the whole forest (#4). The forest as a whole is very
dense and the removal of one tree allows surrounding trees to reach a more full potential (#5).
I have reviewed the failing retaining walls with the Architect. The walls are necessary. While
there are several other trees in the area, the removal of one tree is needed in order to rebuild
the necessary wall and there are no alternative construction
techniques that allow for its retention (#6). The appraised value
for this tree is $9100.00 and so $9100.00 of new trees must be
planted on site as mitigation.
The retaining wall near trees #9, #11 & #12 will need to be carefully
excavated under our supervision. The wall shall be designed to be
supported with piers that are located in a way that they do not cut
any roots 2” diameter +. We shall closely monitor the proposed
layout and installation of these walls. Tree #9 needs a Root Collar
Excavation during this process and the root collar shall remain
exposed after the walls are installed.
6 | Page
The old pool, pool equipment and cement pad will be demolished. These are all surrounding
tree #41 (see image to right). The demolition shall be done under our supervision. The demo
equipment shall avoid repeatedly driving over the root systems. It is likely that a temporary
road will need to be built to get materials out of this area. I recommend the road go between
trees #18/#16 & #17. I shall advise on the least impactful way to accomplish this once I know
the requirements of the machinery and the temporary road. I shall insure the trees survive this
process.
Tree Health
The majority of trees appear to be in fair or fair/good health. Most of those trees classed as in
only fair health are less vigorous primarily due to shading by larger trees. Many of the larger
oaks here also appear to under significant stress due to lack of water. Dead branches and poor
growth intervals are apparent. A stressed tree is an easier pathway for disease and insects.
Any large Oaks that are to be retained should be watered (under the dripline area) to a depth of
12-18’ once every 6 weeks during the dry season.
Many of the oaks here are at risk for ground-based fungal infections because their trunks
(barked area above the buttress roots) are buried under soil and debris. It appears that the
large dead Valley Oak died due to this type of infection (Oak Root Fungus). Root collar
excavations (RCEs) are recommended for virtually all the trees on the property to discourage
fungal pathogens and insects from entering the tree above the root system (see other
techniques in section below).
Note on Oaks
There are two deadly fungal diseases in the local area that property owners should be aware of:
Oak Root Fungus (ORF) and Sudden Oak Death (SOD). Many native oaks in Central California
and in and around Silicon Valley have succumbed to these diseases and best management
practices are encouraged. As mentioned above, the large dead Valley Oak at this address was
likely a victim of ORF. Basic techniques to safeguard oaks and other trees include excavating
the root collars of all oaks (as mentioned earlier in this report), using bubblers or drip systems
that do not directly spray trunks (dry trunks discourage fungal growth); and clearing bays from
areas near oaks (they are carriers of SOD). The California Oak Mortality Task Force
recommends that bays be cleared if within 15’ of the trunks of SOD susceptible oaks. Tree #10,
a 7” diameter bay is 15-20’ from the trunk of Coast Live Oak #4 and is recommended for
removal. Coast Live Oaks are particularly vulnerable to SOD, so planting of SOD-resistant
species is encouraged when planning for additional trees. Information on choosing and
managing oaks in known SOD areas can be found at the California Oak Mortality Task Force
website at http://www.suddenoakdeath.org/diagnosis-and-management/best-management-
practices/. Any plants that are planted inside the drip-lines of oak trees must be of species that
are compatible with the environmental and cultural requirements of oak trees. A publication
detailing plants compatible with California native oaks can be obtained from the California Oak
7 | Page
Foundation at
http://www.californiaoaks.org/ExtAssets/CompatiblePlantsUnder&AroundOaks.pdf.
Local Regulations Governing Trees
The Saratoga Municipal Code defines a protected tree as: (a) Any native tree having a DBH of six
(6) inches or greater including Big Leaf Maple, CA Buckeye, Douglas Fir, Coast Redwood, Black
Oak, Blue Oak, Coast Live Oak, Valley Oak, Tan Oak and Scrub Oak. (b) Any other tree having a
DBH of ten (10) inches or greater.
Thirty-six of the thirty-eight trees at this site are considered “protected” trees under this
ordinance. Three of these are protected trees are recommended for removal due to poor
structure/safety concerns.
Risks to Trees by Construction
Besides the above-mentioned health and structure-related issues, the trees at this site could be
at risk of damage by construction or construction procedures that are common to most
construction sites. These procedures may include the dumping or the stockpiling of materials
over root systems; the trenching across the root zones for utilities or for landscape irrigation; or
the routing of construction traffic across the root system resulting in soil compaction and root
dieback. It is therefore essential that Tree Protection Fencing be used as per the Architectural
drawings.
In constructing underground utilities, it is essential that the location of trenches be done
outside the drip lines of trees except where approved by the Arborist. Trenching inside the drip
lines of significant trees should be done by hand.
Protection Recommendations
Based on the existing development, planned construction and the condition and location of
trees present on site, the following is recommended:
1. Any roots exposed during construction activities that are larger than 2 inches in diameter
should not be cut or damaged until the project Arborist has an opportunity to assess the
impact that removing these roots could have on the trees.
2. A Certified Arborist should supervise any excavation activities within the tree protection
zone of trees to be retained.
8 | Page
3. The area under the drip line of trees should be thoroughly irrigated to a soil depth of 28”
every 3-4 weeks during the dry months.
Utility Installation
There are no new utilities (near trees) proposed for the site except for perhaps the water line.
This has yet to be discovered. If new utility lines are to be installed near trees, they should be
routed along the edge of the paved surfaces that are farthest from trees. Any roots exposed
during these construction activities that are larger than 2 inches in diameter should be left for
the Arborist to see and ok, before removal. Exposed roots shall be covered with burlap and
kept moist. Typically wetting the burlap in the morning and the end of the workday is
sufficient. A Certified Arborist must pre-approve the cutting of roots greater than 2” in
diameter.
General Tree Protection Plan
It is required that protective fencing is provided during the construction period to protect those
trees that are planned to be preserved. This fencing must protect a sufficient portion of the
root zone to be effective. In most cases, it would be essential to locate the fencing a minimum
radius distance of 6 times the trunk diameter in all directions from the trunk. There are areas
where we will amend this distance based upon proposed construction. In my experience, the
protective fencing must:
a. Consist of chain link fencing having a minimum height of 6 feet.
b. Be mounted on steel posts driven approximately 2 feet into the soil.
c. Fencing posts must be located a maximum of 10 feet on center.
d. Protective fencing must be installed prior to the arrival of materials, vehicles, or
equipment.
e. Protective fencing must not be moved, even temporarily, and must remain in place
until all construction is completed, unless approved be a certified arborist.
There must be no grading, trenching, or surface scraping inside the driplines of protected trees,
unless specifically approved by a Certified Arborist.
Trenches for any underground utilities (gas, electricity, water, phone, TV cable, etc.) must be
located outside the driplines of protected trees, unless approved by a Certified Arborist.
Arborist –approved trenching inside the drip lines of significant trees should be done by hand.
Alternative methods of installation may be suggested.
Mulch should cover all bare soils within the tree protection fencing. This material must be 6-8
inches in depth after spreading, which must be done by hand. I prefer course wood chips
because it is organic, and degrades naturally over time.
9 | Page
Appropriate tree wells should be constructed around trees to protect against fill. Loose soil and
mulch must not be allowed to slide down slope to cover the root zones or the root collars of
protected trees.
Materials must not be stored, stockpiled, dumped, or buried inside the driplines of protected
trees.
Excavated soil must not be piled or dumped, even temporarily, inside the driplines of protected
trees.
Any pruning must be done by a Company with an Arborist Certified by the ISA (International
Society of Arboriculture) and according to ISA, Western Chapter Standards, 1998.
Repair of existing, or future landscape irrigation trenches must be a minimum distance of 10
times the trunk diameter from the trunks of protected trees unless otherwise noted and
approved by the Arborist.
Repair of existing, or any future, landscape irrigation trenches must be designed to avoid water
striking the trunks of trees, especially oak trees.
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.
Any plants that are planted inside the driplines of oak trees must be of species that are
compatible with the environmental and cultural requirements of oak trees. A publication
detailing plants compatible with California native oaks can be obtained from the California Oak
Foundation, 1212 Broadway, Suite 810, Oakland, CA 94612.
**********
I certify that the information contained in this report is correct to the best of my knowledge and
that this report was prepared in good faith. Please call me if you have questions or if I can be of
further assistance.
Respectfully,
Michael P. Young & Allie Strand
Site Tree Value Assessment California
Prepared by Michael Bench
Consulting Arborist 2014
Species Group DBH
Area
1 Trunk 2 Area2 Trunk 3 Area 3 In. Sq.
Replace In.
Sq.
Price In.
Sq.
BASIC
VALUE
Species
%
Condition
%
Location
%
Un-rounded
Value
Rounded
Value
Cupressus macrocarpa 2 35 928 0 0 928.1 2.24 77.04 $71,676 50%50%70%$12,543 $12,500
Cupressus macrocarpa 2 20 314 0 0 314.0 2.24 77.04 $24,363 50%50%70%$4,264 $4,260
Ligustrum japonicum 3 7 38 6 28 5 20 62.4 3.80 45.46 $3,010 30%50%70%$316 $320
Quercus agrifolia 3 28 615 0 0 615.4 3.80 45.46 $28,151 90%70%70%$12,414 $12,400
Quercus agrifolia 3 9 64 0 0 63.6 3.80 45.46 $3,063 90%60%70%$1,158 $1,160
Quercus lobata 2 27 572 0 0 572.3 2.24 77.04 $44,260 90%60%70%$16,730 $16,700
Quercus lobata 2 32 788 0 0 787.6 2.24 77.04 $60,847 90%60%70%$23,000 $23,000
Quercus lobata 2 33 835 0 0 835.1 2.24 77.04 $64,508 90%60%70%$24,384 $24,400
Quercus lobata 2 26 531 15 177 0 619.0 2.24 77.04 $47,859 90%60%70%$18,091 $18,100
Umbellularia californica 2 7 38 0 0 38.5 2.24 77.04 $3,136 70%60%70%$922 $920
Quercus lobata 2 16 201 0 0 201.0 2.24 77.04 $15,655 90%70%70%$6,904 $6,900
Umbellularia californica 2 15 177 0 0 176.6 2.24 77.04 $13,780 70%40%70%$2,701 $2,700
Quercus lobata 2 12 113 0 0 113.0 2.24 77.04 $8,881 90%60%70%$3,357 $3,360
Quercus lobata 2 25 491 0 0 490.6 2.24 77.04 $37,971 90%60%70%$14,353 $14,400
Quercus lobata 2 18 254 0 0 254.3 2.24 77.04 $19,767 90%60%70%$7,472 $7,500
Quercus lobata 2 14 154 0 0 153.9 2.24 77.04 $12,026 90%60%70%$4,546 $4,550
Quercus agrifolia 3 21 346 0 0 346.2 3.80 45.46 $15,910 90%70%70%$7,016 $7,000
Quercus lobata 2 15 177 0 0 176.6 2.24 77.04 $13,780 90%60%70%$5,209 $5,200
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%60%70%$13,233 $13,200
Quercus agrifolia 3 23 415 0 0 415.3 3.80 45.46 $19,051 90%70%70%$8,401 $8,400
Quercus lobata 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%60%70%$2,351 $2,350
Quercus lobata 2 11 95 0 0 95.0 2.24 77.04 $7,491 90%60%70%$2,831 $2,830
Quercus lobata 2 18 254 0 0 254.3 2.24 77.04 $19,767 90%60%70%$7,472 $7,500
Quercus lobata 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%70%70%$2,743 $2,740
Quercus agrifolia 3 26 531 0 0 530.7 3.80 45.46 $24,297 90%70%70%$10,715 $10,700
Quercus agrifolia 3 24 452 0 0 452.2 3.80 45.46 $20,728 90%70%70%$9,141 $9,100
Quercus lobata 2 25 491 0 0 490.6 2.24 77.04 $37,971 90%70%70%$16,745 $16,700
Quercus lobata 2 17 227 0 0 226.9 2.24 77.04 $17,651 90%70%70%$7,784 $7,800
Quercus lobata 2 34 882 0 0 881.9 2.24 77.04 $68,118 90%30%70%$12,874 $12,900
Quercus lobata 2 19 283 0 0 283.4 2.24 77.04 $22,005 90%70%70%$9,704 $9,700
Quercus lobata 2 19 283 0 0 283.4 2.24 77.04 $22,005 90%70%70%$9,704 $9,700
Quercus agrifolia 3 11 95 0 0 95.0 3.80 45.46 $4,491 90%70%70%$1,980 $1,980
Quercus lobata 2 15 177 0 0 176.6 2.24 77.04 $13,780 90%70%70%$6,077 $6,100
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%70%70%$2,743 $2,740
Quercus agrifolia 2 6 28 0 0 28.3 2.24 77.04 $2,350 90%70%70%$1,036 $1,040
Quercus agrifolia 2 8 50 0 0 50.2 2.24 77.04 $4,043 90%70%70%$1,783 $1,780
Quercus kelloggii 2 14 154 0 0 153.9 2.24 77.04 $12,026 90%70%70%$5,304 $5,300
Pinus radiata 4 9 64 0 0 63.6 4.75 36.36 $2,485 30%50%70%$261 $260 Tree is gone
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%50%70%$11,027 $11,000
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%50%70%$11,027 $11,000
Quercus agrifolia 2 39 1106 0 0 1106.2 2.24 77.04 $85,392 90%50%70%$26,898 $26,900
Quercus agrifolia 2 7 38 0 0 38.5 2.24 77.04 $3,136 90%60%70%$1,185 $1,190
Quercus lobata 2 11 95 0 0 95.0 2.24 77.04 $7,491 90%60%70%$2,831 $2,830
Quercus agrifolia 2 8 50 0 0 50.2 2.24 77.04 $4,043 90%60%70%$1,528 $1,530
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%60%70%$2,351 $2,350
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%30%60%$1,008 $1,010
Quercus agrifolia 2 12 113 0 0 113.0 2.24 77.04 $8,881 90%30%60%$1,439 $1,440
Aesculus califonica 2 6 28 0 0 28.3 2.24 77.04 $2,350 90%60%60%$761 $760
Total =$338,140.00
TREE EVALUATION
DATE 7-Dec-16
NAME Kevin Tsai
ADDRESS 20972 Saratoga Hills, Saratoga CA 95070
PROTECTED
TREE NO.SPECIES DIAMETER WIDTH/HEIGHTHEALTH STRUCTURE STATUS (X) **NOTES
1 Monterey Cypress 35 24/30 F F X Poorly topped and pruned from power lines
2 Monterey Cypress 20 14/25 F F X Poorly topped and pruned from power lines
3 Privet 5,6,7 15/20 F F X
4 Coast Live Oak 28 36/40 FG F X Boring insects, leaning, Rec spray program, EWR, RCE
5 Coast Live Oak 9 10/30 F F X Hollow at base from old tear, growing thru canopy of tree 6, Rec REMOVAL
6 Valley Oak 27 36/60 F FP X Large deadwood, Poorly attached codominant leaders at 8' ,Rec 1 cable, DWR, RCE,
7 Valley Oak 32 32/60 F FP X Large deadwood, poorly attached leader, Rec EWR, 1 cable, RCE
8 Valley Oak 33 50/60 F FP X Poorly attached codominant leaders at 10 ', one leader leaning over house, rec 1 cable, EWR, RCE
9 Valley Oak 15,26 50/60 F F X
10 Bay 7 15/35 FG F Bays can carry SOD, Canopy is within 15' of Coast Live Oak #4, Rec REMOVAL per California Oak Mortality Task Fore rcs: http://www.suddenoakdeath.org/wp-content/uploads/2010/08/arborist-6-10.pdf
11 Valley Oak 16 30/40 FP F X Leaning, large dead wood, Rec EWR
12 Bay 15 15/30 FG F X Leaning, large dead wood, adjoined at base with oak #12, growing into canopies of adjacent oak, REC REMOVAL
13 Valley Oak 12 40/25 F FP X Leaning severely, Rec prop if tree is valued, RCE on side away from creek
14 Valley Oak 25 30/60 F F X Leaning, large deadwood, Rec DWR
15 Valley Oak 18 40/60 FP FP X Leaning, rec EWR in direction of lean, RCE, Removal of Construction debris at base to relieve pressure on root zone
16 Valley Oak 14 30/35 F FP X Leaning, rec EWR in direction of lean, RCE
17 Coast Live Oak 21 30/55 FG FP X Leaning over creek, Rec EWR on creek side.
18 Valley Oak 15 30/50 F FP X Leaning, large deadwood, Rec EWR, DWR, RCE
19 Valley Oak 24 42/75 F FP X Leaning towards home, large hollow at base where limb was removed, poorly attached leaders at 35', Rec 1cable, EWR over home REC HAZARD ASSESSMENT to deteermine if REMOVAL is warranted.
20 Coast Live Oak 23 45/55 FG FP X Very heavy limb propped on another tree, tree Leaning towards pool and over stairway, poorly attached leaders at 8', REC severe EWR, or some EWR and specialized prop.
21 Valley Oak 10 20/40 F F X
22 Valley Oak 11 16/35 F F X Superficial hollow at base
23 Valley Oak 18 25/45 F F X
24 Valley Oak 10 25/25 FG FP X Leaning strongly, Rec EWR
25 Coast Live Oak 26 40/40 FG FP X Leaning strongly , Rec prop, EWR
26 Coast Live Oak 24 36/50 FG FP X Leaning towards stairway, propping tree #20, substantial rot in leader going towards pool, Rec, remove tree #20 from this tree, EWR on leader nearest pool
27 Valley Oak 25 30/50 FG FP X Large deadwood, leaning towards home, rec DWR, RCE, EWR
28 Valley Oak 17 35/40 FG FP X Leaning strongly over patio, growing into adjacent tree canopies, Rec prop, EWR, RCE, or REMOVAL
29 Valley Oak 34 45/70 P P X Dead, suspect ORF, Rec REMOVAL
30 Valley Oak 19 20/35 FG F X Many dead branches, Broken top, Rec RCE, DWR
31 Valley Oak 19 34/30 FG FP X Leaning strongly, Rec prop, EWR, RCE
32 Coast Live Oak 11 16/30 FG F X REC RCE
33 Valley Oak 15 25/35 FG F X
34 Coast Live Oak 10 12/20 FG F X
35 Coast Live Oak 6 12/20 FG F X
36 Coast Live Oak 8 14/25 FG F X Leaning, rec EWR on lean side, develpment of balancing leader from shoots opposite lean.
37 Black oak 14 18/35 FG FP X Multiple poorly attached leaders, Rec SP,
38 Monterey Pine 9 12/35 F FP This tree has died since our 2014 visit and was removed.
39 Valley Oak 24 60/60 G FP X Codominant Leaders
40 Valley Oak 24 50/60 G FP X Codominant Leaders
41 Coast Live Oak 39 60/70 FP FP X Codominant Leaders & thin canopy
42 Coast Live Oak 7 20/15 G FG X
43 Valley Oak 11 20/20 F FP X Codominant Leaders
44 Coast Live Oak 8 20/15 F FP X Leans
45 Coast Live Oak 7,7,10 20/20 F FP X Codominant Leaders
46 Coast Live Oak 10 20/15 F P X Topped
47 Coast Live Oak 12 20/15 F P X Topped
48 Buckeye 5,6 15/15 F FP X Codominant Leader
Protected Trees =46
** Applicable Local Tree Regulations:
The Saratoga MunicIpal Code defines a protected tree as
1) any native tree with a DBH of 6" or greater including: Big Leaf Maple, CA Buckeye, Douglas Fir,
Black Oak, Blue Oak, Coast Live Oak, Valley Oak, Tan Oak Scrub Oak Coast Redwood
2) All other species with a DBH of 10" or greater
Based on these regulations 46 trees are protected.
EWR - End Weight Reduction: pruning to remove weight from limb ends, thus reducing the potential for limb failure
RCE - Root Collar Excavation: excavating a small area around a tree that is currently buried by soil or refuse above buttress roots, usually done with a hand shovel.
SP - Structural pruning - removal of selected non-dominant leaders in order to balance the tree
RATINGS KEY
health structure
good excellent/vigorous flawless
fair/good healthy very stable
fair fair routine maintenance needed
fair/poor declining mitigation needed
poor dead or near dead hazard
Common Name Latin Name
Bay Laurus nobilis
Black Oak Quercus velutina
Coast Live Oak Quercus Agrifolia
Monterey Cypress Hesperocyparis macrocarpa
Monterey Pine Pinus radiata
Privet Ligustrum sp.
Valley Oak Quercus lobata
Buckeye Aesculus californica
TREE EVALUATION DATE 7-Dec-16NAMEKevin TsaiADDRESS20972 Saratoga Hills, Saratoga CA 95070 PROTECTEDTREE NO.SPECIES DIAMETER WIDTH/HEIGHTHEALTH STRUCTURE STATUS (X) **NOTES1Monterey Cypress 35 24/30 F F X Poorly topped and pruned from power lines2Monterey Cypress 20 14/25 F F X Poorly topped and pruned from power lines3Privet5,6,7 15/20 F F X4Coast Live Oak 28 36/40 FG F X Boring insects, leaning, Rec spray program, EWR, RCE5Coast Live Oak 9 10/30 F F X Hollow at base from old tear, growing thru canopy of tree 6, Rec REMOVAL6Valley Oak 27 36/60 F FP X Large deadwood, Poorly attached codominant leaders at 8' ,Rec 1 cable, DWR, RCE,7 Valley Oak 32 32/60 F FP X Large deadwood, poorly attached leader, Rec EWR, 1 cable, RCE8Valley Oak 33 50/60 F FP X Poorly attached codominant leaders at 10 ', one leader leaning over house, rec 1 cable, EWR, RCE9Valley Oak 15,26 50/60 F F X10Bay715/35 FG F Bays can carry SOD, Canopy is within 15' of Coast Live Oak #4, Rec REMOVAL per California Oak Mortality Task Fore rcs: http://www.suddenoakdeath.org/wp-content/uploads/2010/08/arborist-6-10.pdf11Valley Oak 16 30/40 FP F X Leaning, large dead wood, Rec EWR
12 Bay 15 15/30 FG F X Leaning, large dead wood, adjoined at base with oak #12, growing into canopies of adjacent oak, REC REMOVAL
13 Valley Oak 12 40/25 F FP X Leaning severely, Rec prop if tree is valued, RCE on side away from creek
14 Valley Oak 25 30/60 F F X Leaning, large deadwood, Rec DWR
15 Valley Oak 18 40/60 FP FP X Leaning, rec EWR in direction of lean, RCE, Removal of Construction debris at base to relieve pressure on root zone
16 Valley Oak 14 30/35 F FP X Leaning, rec EWR in direction of lean, RCE
17 Coast Live Oak 21 30/55 FG FP X Leaning over creek, Rec EWR on creek side.
18 Valley Oak 15 30/50 F FP X Leaning, large deadwood, Rec EWR, DWR, RCE
19 Valley Oak 24 42/75 F FP X Leaning towards home, large hollow at base where limb was removed, poorly attached leaders at 35', Rec 1cable, EWR over home REC HAZARD ASSESSMENT to deteermine if REMOVAL is warranted.
20 Coast Live Oak 23 45/55 FG FP X Very heavy limb propped on another tree, tree Leaning towards pool and over stairway, poorly attached leaders at 8', REC severe EWR, or some EWR and specialized prop.
21 Valley Oak 10 20/40 F F X
22 Valley Oak 11 16/35 F F X Superficial hollow at base
23 Valley Oak 18 25/45 F F X
24 Valley Oak 10 25/25 FG FP X Leaning strongly, Rec EWR
25 Coast Live Oak 26 40/40 FG FP X Leaning strongly , Rec prop, EWR
26 Coast Live Oak 24 36/50 FG FP X Leaning towards stairway, propping tree #20, substantial rot in leader going towards pool, Rec, remove tree #20 from this tree, EWR on leader nearest pool
27 Valley Oak 25 30/50 FG FP X Large deadwood, leaning towards home, rec DWR, RCE, EWR
28 Valley Oak 17 35/40 FG FP X Leaning strongly over patio, growing into adjacent tree canopies, Rec prop, EWR, RCE, or REMOVAL
29 Valley Oak 34 45/70 P P X Dead, suspect ORF, Rec REMOVAL
30 Valley Oak 19 20/35 FG F X Many dead branches, Broken top, Rec RCE, DWR
31 Valley Oak 19 34/30 FG FP X Leaning strongly, Rec prop, EWR, RCE
32 Coast Live Oak 11 16/30 FG F X REC RCE
33 Valley Oak 15 25/35 FG F X
34 Coast Live Oak 10 12/20 FG F X
35 Coast Live Oak 6 12/20 FG F X
36 Coast Live Oak 8 14/25 FG F X Leaning, rec EWR on lean side, develpment of balancing leader from shoots opposite lean.
37 Black oak 14 18/35 FG FP X Multiple poorly attached leaders, Rec SP,
38 Monterey Pine 9 12/35 F FP This tree has died since our 2014 visit and was removed.
39 Valley Oak 24 60/60 G FP X Codominant Leaders
40 Valley Oak 24 50/60 G FP X Codominant Leaders
41 Coast Live Oak 39 60/70 FP FP X Codominant Leaders & thin canopy
42 Coast Live Oak 7 20/15 G FG X
43 Valley Oak 11 20/20 F FP X Codominant Leaders
44 Coast Live Oak 8 20/15 F FP X Leans
45 Coast Live Oak 7,7,10 20/20 F FP X Codominant Leaders
46 Coast Live Oak 10 20/15 F P X Topped
47 Coast Live Oak 12 20/15 F P X Topped
48 Buckeye 5,6 15/15 F FP X Codominant Leader
Protected Trees =46
** Applicable Local Tree Regulations:
The Saratoga MunicIpal Code defines a protected tree as
1) any native tree with a DBH of 6" or greater including: Big Leaf Maple, CA Buckeye, Douglas Fir,
Black Oak, Blue Oak, Coast Live Oak, Valley Oak, Tan Oak Scrub Oak Coast Redwood
2) All other species with a DBH of 10" or greater
Based on these regulations 46 trees are protected.
EWR - End Weight Reduction: pruning to remove weight from limb ends, thus reducing the potential for limb failure
RCE - Root Collar Excavation: excavating a small area around a tree that is currently buried by soil or refuse above buttress roots, usually done with a hand shovel.
SP - Structural pruning - removal of selected non-dominant leaders in order to balance the tree
RATINGS KEY
health structure
good excellent/vigorous flawless
fair/good healthy very stable
fair fair routine maintenance needed
fair/poor declining mitigation needed
poor dead or near dead hazard
Common Name Latin Name
Bay Laurus nobilis
Black Oak Quercus velutina
Coast Live Oak Quercus Agrifolia
Monterey Cypress Hesperocyparis macrocarpa
Monterey Pine Pinus radiata
Privet Ligustrum sp.
Valley Oak Quercus lobata
Buckeye Aesculus californica
Site Tree Value Assessment California
Prepared by Michael Bench
Consulting Arborist 2014
Species Group DBH
Area
1 Trunk 2 Area2 Trunk 3 Area 3 In. Sq.
Replace In.
Sq.
Price In.
Sq.
BASIC
VALUE
Species
%
Condition
%
Location
%
Un-rounded
Value
Rounded
Value
Cupressus macrocarpa 2 35 928 0 0 928.1 2.24 77.04 $71,676 50%50%70%$12,543 $12,500
Cupressus macrocarpa 2 20 314 0 0 314.0 2.24 77.04 $24,363 50%50%70%$4,264 $4,260
Ligustrum japonicum 3 7 38 6 28 5 20 62.4 3.80 45.46 $3,010 30%50%70%$316 $320
Quercus agrifolia 3 28 615 0 0 615.4 3.80 45.46 $28,151 90%70%70%$12,414 $12,400
Quercus agrifolia 3 9 64 0 0 63.6 3.80 45.46 $3,063 90%60%70%$1,158 $1,160
Quercus lobata 2 27 572 0 0 572.3 2.24 77.04 $44,260 90%60%70%$16,730 $16,700
Quercus lobata 2 32 788 0 0 787.6 2.24 77.04 $60,847 90%60%70%$23,000 $23,000
Quercus lobata 2 33 835 0 0 835.1 2.24 77.04 $64,508 90%60%70%$24,384 $24,400
Quercus lobata 2 26 531 15 177 0 619.0 2.24 77.04 $47,859 90%60%70%$18,091 $18,100
Umbellularia californica 2 7 38 0 0 38.5 2.24 77.04 $3,136 70%60%70%$922 $920
Quercus lobata 2 16 201 0 0 201.0 2.24 77.04 $15,655 90%70%70%$6,904 $6,900
Umbellularia californica 2 15 177 0 0 176.6 2.24 77.04 $13,780 70%40%70%$2,701 $2,700
Quercus lobata 2 12 113 0 0 113.0 2.24 77.04 $8,881 90%60%70%$3,357 $3,360
Quercus lobata 2 25 491 0 0 490.6 2.24 77.04 $37,971 90%60%70%$14,353 $14,400
Quercus lobata 2 18 254 0 0 254.3 2.24 77.04 $19,767 90%60%70%$7,472 $7,500
Quercus lobata 2 14 154 0 0 153.9 2.24 77.04 $12,026 90%60%70%$4,546 $4,550
Quercus agrifolia 3 21 346 0 0 346.2 3.80 45.46 $15,910 90%70%70%$7,016 $7,000
Quercus lobata 2 15 177 0 0 176.6 2.24 77.04 $13,780 90%60%70%$5,209 $5,200
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%60%70%$13,233 $13,200
Quercus agrifolia 3 23 415 0 0 415.3 3.80 45.46 $19,051 90%70%70%$8,401 $8,400
Quercus lobata 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%60%70%$2,351 $2,350
Quercus lobata 2 11 95 0 0 95.0 2.24 77.04 $7,491 90%60%70%$2,831 $2,830
Quercus lobata 2 18 254 0 0 254.3 2.24 77.04 $19,767 90%60%70%$7,472 $7,500
Quercus lobata 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%70%70%$2,743 $2,740
Quercus agrifolia 3 26 531 0 0 530.7 3.80 45.46 $24,297 90%70%70%$10,715 $10,700
Quercus agrifolia 3 24 452 0 0 452.2 3.80 45.46 $20,728 90%70%70%$9,141 $9,100
Quercus lobata 2 25 491 0 0 490.6 2.24 77.04 $37,971 90%70%70%$16,745 $16,700
Quercus lobata 2 17 227 0 0 226.9 2.24 77.04 $17,651 90%70%70%$7,784 $7,800
Quercus lobata 2 34 882 0 0 881.9 2.24 77.04 $68,118 90%30%70%$12,874 $12,900
Quercus lobata 2 19 283 0 0 283.4 2.24 77.04 $22,005 90%70%70%$9,704 $9,700
Quercus lobata 2 19 283 0 0 283.4 2.24 77.04 $22,005 90%70%70%$9,704 $9,700
Quercus agrifolia 3 11 95 0 0 95.0 3.80 45.46 $4,491 90%70%70%$1,980 $1,980
Quercus lobata 2 15 177 0 0 176.6 2.24 77.04 $13,780 90%70%70%$6,077 $6,100
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%70%70%$2,743 $2,740
Quercus agrifolia 2 6 28 0 0 28.3 2.24 77.04 $2,350 90%70%70%$1,036 $1,040
Quercus agrifolia 2 8 50 0 0 50.2 2.24 77.04 $4,043 90%70%70%$1,783 $1,780
Quercus kelloggii 2 14 154 0 0 153.9 2.24 77.04 $12,026 90%70%70%$5,304 $5,300
Pinus radiata 4 9 64 0 0 63.6 4.75 36.36 $2,485 30%50%70%$261 $260 Tree is gone
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%50%70%$11,027 $11,000
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%50%70%$11,027 $11,000
Quercus agrifolia 2 39 1106 0 0 1106.2 2.24 77.04 $85,392 90%50%70%$26,898 $26,900
Quercus agrifolia 2 7 38 0 0 38.5 2.24 77.04 $3,136 90%60%70%$1,185 $1,190
Quercus lobata 2 11 95 0 0 95.0 2.24 77.04 $7,491 90%60%70%$2,831 $2,830
Quercus agrifolia 2 8 50 0 0 50.2 2.24 77.04 $4,043 90%60%70%$1,528 $1,530
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%60%70%$2,351 $2,350
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%30%60%$1,008 $1,010
Quercus agrifolia 2 12 113 0 0 113.0 2.24 77.04 $8,881 90%30%60%$1,439 $1,440
Aesculus califonica 2 6 28 0 0 28.3 2.24 77.04 $2,350 90%60%60%$761 $760
Total =$338,140.00
Site Tree Value Assessment California
Prepared by Michael Bench
Consulting Arborist 2014
Species Group DBH
Area
1 Trunk 2 Area2 Trunk 3 Area 3 In. Sq.
Replace In.
Sq.
Price In.
Sq.
BASIC
VALUE
Species
%
Condition
%
Location
%
Un-rounded
Value
Rounded
Value
Cupressus macrocarpa 2 35 928 0 0 928.1 2.24 77.04 $71,676 50%50%70%$12,543 $12,500
Cupressus macrocarpa 2 20 314 0 0 314.0 2.24 77.04 $24,363 50%50%70%$4,264 $4,260
Ligustrum japonicum 3 7 38 6 28 5 20 62.4 3.80 45.46 $3,010 30%50%70%$316 $320
Quercus agrifolia 3 28 615 0 0 615.4 3.80 45.46 $28,151 90%70%70%$12,414 $12,400
Quercus agrifolia 3 9 64 0 0 63.6 3.80 45.46 $3,063 90%60%70%$1,158 $1,160
Quercus lobata 2 27 572 0 0 572.3 2.24 77.04 $44,260 90%60%70%$16,730 $16,700
Quercus lobata 2 32 788 0 0 787.6 2.24 77.04 $60,847 90%60%70%$23,000 $23,000
Quercus lobata 2 33 835 0 0 835.1 2.24 77.04 $64,508 90%60%70%$24,384 $24,400
Quercus lobata 2 26 531 15 177 0 619.0 2.24 77.04 $47,859 90%60%70%$18,091 $18,100
Umbellularia californica 2 7 38 0 0 38.5 2.24 77.04 $3,136 70%60%70%$922 $920
Quercus lobata 2 16 201 0 0 201.0 2.24 77.04 $15,655 90%70%70%$6,904 $6,900
Umbellularia californica 2 15 177 0 0 176.6 2.24 77.04 $13,780 70%40%70%$2,701 $2,700
Quercus lobata 2 12 113 0 0 113.0 2.24 77.04 $8,881 90%60%70%$3,357 $3,360
Quercus lobata 2 25 491 0 0 490.6 2.24 77.04 $37,971 90%60%70%$14,353 $14,400
Quercus lobata 2 18 254 0 0 254.3 2.24 77.04 $19,767 90%60%70%$7,472 $7,500
Quercus lobata 2 14 154 0 0 153.9 2.24 77.04 $12,026 90%60%70%$4,546 $4,550
Quercus agrifolia 3 21 346 0 0 346.2 3.80 45.46 $15,910 90%70%70%$7,016 $7,000
Quercus lobata 2 15 177 0 0 176.6 2.24 77.04 $13,780 90%60%70%$5,209 $5,200
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%60%70%$13,233 $13,200
Quercus agrifolia 3 23 415 0 0 415.3 3.80 45.46 $19,051 90%70%70%$8,401 $8,400
Quercus lobata 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%60%70%$2,351 $2,350
Quercus lobata 2 11 95 0 0 95.0 2.24 77.04 $7,491 90%60%70%$2,831 $2,830
Quercus lobata 2 18 254 0 0 254.3 2.24 77.04 $19,767 90%60%70%$7,472 $7,500
Quercus lobata 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%70%70%$2,743 $2,740
Quercus agrifolia 3 26 531 0 0 530.7 3.80 45.46 $24,297 90%70%70%$10,715 $10,700
Quercus agrifolia 3 24 452 0 0 452.2 3.80 45.46 $20,728 90%70%70%$9,141 $9,100
Quercus lobata 2 25 491 0 0 490.6 2.24 77.04 $37,971 90%70%70%$16,745 $16,700
Quercus lobata 2 17 227 0 0 226.9 2.24 77.04 $17,651 90%70%70%$7,784 $7,800
Quercus lobata 2 34 882 0 0 881.9 2.24 77.04 $68,118 90%30%70%$12,874 $12,900
Quercus lobata 2 19 283 0 0 283.4 2.24 77.04 $22,005 90%70%70%$9,704 $9,700
Quercus lobata 2 19 283 0 0 283.4 2.24 77.04 $22,005 90%70%70%$9,704 $9,700
Quercus agrifolia 3 11 95 0 0 95.0 3.80 45.46 $4,491 90%70%70%$1,980 $1,980
Quercus lobata 2 15 177 0 0 176.6 2.24 77.04 $13,780 90%70%70%$6,077 $6,100
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%70%70%$2,743 $2,740
Quercus agrifolia 2 6 28 0 0 28.3 2.24 77.04 $2,350 90%70%70%$1,036 $1,040
Quercus agrifolia 2 8 50 0 0 50.2 2.24 77.04 $4,043 90%70%70%$1,783 $1,780
Quercus kelloggii 2 14 154 0 0 153.9 2.24 77.04 $12,026 90%70%70%$5,304 $5,300
Pinus radiata 4 9 64 0 0 63.6 4.75 36.36 $2,485 30%50%70%$261 $260 Tree is gone
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%50%70%$11,027 $11,000
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%50%70%$11,027 $11,000
Quercus agrifolia 2 39 1106 0 0 1106.2 2.24 77.04 $85,392 90%50%70%$26,898 $26,900
Quercus agrifolia 2 7 38 0 0 38.5 2.24 77.04 $3,136 90%60%70%$1,185 $1,190
Quercus lobata 2 11 95 0 0 95.0 2.24 77.04 $7,491 90%60%70%$2,831 $2,830
Quercus agrifolia 2 8 50 0 0 50.2 2.24 77.04 $4,043 90%60%70%$1,528 $1,530
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%60%70%$2,351 $2,350
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%30%60%$1,008 $1,010
Quercus agrifolia 2 12 113 0 0 113.0 2.24 77.04 $8,881 90%30%60%$1,439 $1,440
Aesculus califonica 2 6 28 0 0 28.3 2.24 77.04 $2,350 90%60%60%$761 $760
Total =$338,140.00
TREE EVALUATION
DATE 7-Dec-16
NAME Kevin Tsai
ADDRESS 20972 Saratoga Hills, Saratoga CA 95070
PROTECTED
TREE NO.SPECIES DIAMETER WIDTH/HEIGHTHEALTH STRUCTURE STATUS (X) **NOTES
1 Monterey Cypress 35 24/30 F F X Poorly topped and pruned from power lines
2 Monterey Cypress 20 14/25 F F X Poorly topped and pruned from power lines
3 Privet 5,6,7 15/20 F F X
4 Coast Live Oak 28 36/40 FG F X Boring insects, leaning, Rec spray program, EWR, RCE
5 Coast Live Oak 9 10/30 F F X Hollow at base from old tear, growing thru canopy of tree 6, Rec REMOVAL
6 Valley Oak 27 36/60 F FP X Large deadwood, Poorly attached codominant leaders at 8' ,Rec 1 cable, DWR, RCE,
7 Valley Oak 32 32/60 F FP X Large deadwood, poorly attached leader, Rec EWR, 1 cable, RCE
8 Valley Oak 33 50/60 F FP X Poorly attached codominant leaders at 10 ', one leader leaning over house, rec 1 cable, EWR, RCE
9 Valley Oak 15,26 50/60 F F X
10 Bay 7 15/35 FG F Bays can carry SOD, Canopy is within 15' of Coast Live Oak #4, Rec REMOVAL per California Oak Mortality Task Fore rcs: http://www.suddenoakdeath.org/wp-content/uploads/2010/08/arborist-6-10.pdf
11 Valley Oak 16 30/40 FP F X Leaning, large dead wood, Rec EWR
12 Bay 15 15/30 FG F X Leaning, large dead wood, adjoined at base with oak #12, growing into canopies of adjacent oak, REC REMOVAL
13 Valley Oak 12 40/25 F FP X Leaning severely, Rec prop if tree is valued, RCE on side away from creek
14 Valley Oak 25 30/60 F F X Leaning, large deadwood, Rec DWR
15 Valley Oak 18 40/60 FP FP X Leaning, rec EWR in direction of lean, RCE, Removal of Construction debris at base to relieve pressure on root zone
16 Valley Oak 14 30/35 F FP X Leaning, rec EWR in direction of lean, RCE
17 Coast Live Oak 21 30/55 FG FP X Leaning over creek, Rec EWR on creek side.
18 Valley Oak 15 30/50 F FP X Leaning, large deadwood, Rec EWR, DWR, RCE
19 Valley Oak 24 42/75 F FP X Leaning towards home, large hollow at base where limb was removed, poorly attached leaders at 35', Rec 1cable, EWR over home REC HAZARD ASSESSMENT to deteermine if REMOVAL is warranted.
20 Coast Live Oak 23 45/55 FG FP X Very heavy limb propped on another tree, tree Leaning towards pool and over stairway, poorly attached leaders at 8', REC severe EWR, or some EWR and specialized prop.
21 Valley Oak 10 20/40 F F X
22 Valley Oak 11 16/35 F F X Superficial hollow at base
23 Valley Oak 18 25/45 F F X
24 Valley Oak 10 25/25 FG FP X Leaning strongly, Rec EWR
25 Coast Live Oak 26 40/40 FG FP X Leaning strongly , Rec prop, EWR
26 Coast Live Oak 24 36/50 FG FP X Leaning towards stairway, propping tree #20, substantial rot in leader going towards pool, Rec, remove tree #20 from this tree, EWR on leader nearest pool
27 Valley Oak 25 30/50 FG FP X Large deadwood, leaning towards home, rec DWR, RCE, EWR
28 Valley Oak 17 35/40 FG FP X Leaning strongly over patio, growing into adjacent tree canopies, Rec prop, EWR, RCE, or REMOVAL
29 Valley Oak 34 45/70 P P X Dead, suspect ORF, Rec REMOVAL
30 Valley Oak 19 20/35 FG F X Many dead branches, Broken top, Rec RCE, DWR
31 Valley Oak 19 34/30 FG FP X Leaning strongly, Rec prop, EWR, RCE
32 Coast Live Oak 11 16/30 FG F X REC RCE
33 Valley Oak 15 25/35 FG F X
34 Coast Live Oak 10 12/20 FG F X
35 Coast Live Oak 6 12/20 FG F X
36 Coast Live Oak 8 14/25 FG F X Leaning, rec EWR on lean side, develpment of balancing leader from shoots opposite lean.
37 Black oak 14 18/35 FG FP X Multiple poorly attached leaders, Rec SP,
38 Monterey Pine 9 12/35 F FP This tree has died since our 2014 visit and was removed.
39 Valley Oak 24 60/60 G FP X Codominant Leaders
40 Valley Oak 24 50/60 G FP X Codominant Leaders
41 Coast Live Oak 39 60/70 FP FP X Codominant Leaders & thin canopy
42 Coast Live Oak 7 20/15 G FG X
43 Valley Oak 11 20/20 F FP X Codominant Leaders
44 Coast Live Oak 8 20/15 F FP X Leans
45 Coast Live Oak 7,7,10 20/20 F FP X Codominant Leaders
46 Coast Live Oak 10 20/15 F P X Topped
47 Coast Live Oak 12 20/15 F P X Topped
48 Buckeye 5,6 15/15 F FP X Codominant Leader
Protected Trees =46
** Applicable Local Tree Regulations:
The Saratoga MunicIpal Code defines a protected tree as
1) any native tree with a DBH of 6" or greater including: Big Leaf Maple, CA Buckeye, Douglas Fir,
Black Oak, Blue Oak, Coast Live Oak, Valley Oak, Tan Oak Scrub Oak Coast Redwood
2) All other species with a DBH of 10" or greater
Based on these regulations 46 trees are protected.
EWR - End Weight Reduction: pruning to remove weight from limb ends, thus reducing the potential for limb failure
RCE - Root Collar Excavation: excavating a small area around a tree that is currently buried by soil or refuse above buttress roots, usually done with a hand shovel.
SP - Structural pruning - removal of selected non-dominant leaders in order to balance the tree
RATINGS KEY
health structure
good excellent/vigorous flawless
fair/good healthy very stable
fair fair routine maintenance needed
fair/poor declining mitigation needed
poor dead or near dead hazard
Common Name Latin Name
Bay Laurus nobilis
Black Oak Quercus velutina
Coast Live Oak Quercus Agrifolia
Monterey Cypress Hesperocyparis macrocarpa
Monterey Pine Pinus radiata
Privet Ligustrum sp.
Valley Oak Quercus lobata
Buckeye Aesculus californica
Site Tree Value Assessment California
Prepared by Michael Bench
Consulting Arborist 2014
Species Group DBH
Area
1 Trunk 2 Area2 Trunk 3 Area 3 In. Sq.
Replace In.
Sq.
Price In.
Sq.
BASIC
VALUE
Species
%
Condition
%
Location
%
Un-rounded
Value
Rounded
Value
Cupressus macrocarpa 2 35 928 0 0 928.1 2.24 77.04 $71,676 50%50%70%$12,543 $12,500
Cupressus macrocarpa 2 20 314 0 0 314.0 2.24 77.04 $24,363 50%50%70%$4,264 $4,260
Ligustrum japonicum 3 7 38 6 28 5 20 62.4 3.80 45.46 $3,010 30%50%70%$316 $320
Quercus agrifolia 3 28 615 0 0 615.4 3.80 45.46 $28,151 90%70%70%$12,414 $12,400
Quercus agrifolia 3 9 64 0 0 63.6 3.80 45.46 $3,063 90%60%70%$1,158 $1,160
Quercus lobata 2 27 572 0 0 572.3 2.24 77.04 $44,260 90%60%70%$16,730 $16,700
Quercus lobata 2 32 788 0 0 787.6 2.24 77.04 $60,847 90%60%70%$23,000 $23,000
Quercus lobata 2 33 835 0 0 835.1 2.24 77.04 $64,508 90%60%70%$24,384 $24,400
Quercus lobata 2 26 531 15 177 0 619.0 2.24 77.04 $47,859 90%60%70%$18,091 $18,100
Umbellularia californica 2 7 38 0 0 38.5 2.24 77.04 $3,136 70%60%70%$922 $920
Quercus lobata 2 16 201 0 0 201.0 2.24 77.04 $15,655 90%70%70%$6,904 $6,900
Umbellularia californica 2 15 177 0 0 176.6 2.24 77.04 $13,780 70%40%70%$2,701 $2,700
Quercus lobata 2 12 113 0 0 113.0 2.24 77.04 $8,881 90%60%70%$3,357 $3,360
Quercus lobata 2 25 491 0 0 490.6 2.24 77.04 $37,971 90%60%70%$14,353 $14,400
Quercus lobata 2 18 254 0 0 254.3 2.24 77.04 $19,767 90%60%70%$7,472 $7,500
Quercus lobata 2 14 154 0 0 153.9 2.24 77.04 $12,026 90%60%70%$4,546 $4,550
Quercus agrifolia 3 21 346 0 0 346.2 3.80 45.46 $15,910 90%70%70%$7,016 $7,000
Quercus lobata 2 15 177 0 0 176.6 2.24 77.04 $13,780 90%60%70%$5,209 $5,200
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%60%70%$13,233 $13,200
Quercus agrifolia 3 23 415 0 0 415.3 3.80 45.46 $19,051 90%70%70%$8,401 $8,400
Quercus lobata 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%60%70%$2,351 $2,350
Quercus lobata 2 11 95 0 0 95.0 2.24 77.04 $7,491 90%60%70%$2,831 $2,830
Quercus lobata 2 18 254 0 0 254.3 2.24 77.04 $19,767 90%60%70%$7,472 $7,500
Quercus lobata 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%70%70%$2,743 $2,740
Quercus agrifolia 3 26 531 0 0 530.7 3.80 45.46 $24,297 90%70%70%$10,715 $10,700
Quercus agrifolia 3 24 452 0 0 452.2 3.80 45.46 $20,728 90%70%70%$9,141 $9,100
Quercus lobata 2 25 491 0 0 490.6 2.24 77.04 $37,971 90%70%70%$16,745 $16,700
Quercus lobata 2 17 227 0 0 226.9 2.24 77.04 $17,651 90%70%70%$7,784 $7,800
Quercus lobata 2 34 882 0 0 881.9 2.24 77.04 $68,118 90%30%70%$12,874 $12,900
Quercus lobata 2 19 283 0 0 283.4 2.24 77.04 $22,005 90%70%70%$9,704 $9,700
Quercus lobata 2 19 283 0 0 283.4 2.24 77.04 $22,005 90%70%70%$9,704 $9,700
Quercus agrifolia 3 11 95 0 0 95.0 3.80 45.46 $4,491 90%70%70%$1,980 $1,980
Quercus lobata 2 15 177 0 0 176.6 2.24 77.04 $13,780 90%70%70%$6,077 $6,100
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%70%70%$2,743 $2,740
Quercus agrifolia 2 6 28 0 0 28.3 2.24 77.04 $2,350 90%70%70%$1,036 $1,040
Quercus agrifolia 2 8 50 0 0 50.2 2.24 77.04 $4,043 90%70%70%$1,783 $1,780
Quercus kelloggii 2 14 154 0 0 153.9 2.24 77.04 $12,026 90%70%70%$5,304 $5,300
Pinus radiata 4 9 64 0 0 63.6 4.75 36.36 $2,485 30%50%70%$261 $260 Tree is gone
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%50%70%$11,027 $11,000
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%50%70%$11,027 $11,000
Quercus agrifolia 2 39 1106 0 0 1106.2 2.24 77.04 $85,392 90%50%70%$26,898 $26,900
Quercus agrifolia 2 7 38 0 0 38.5 2.24 77.04 $3,136 90%60%70%$1,185 $1,190
Quercus lobata 2 11 95 0 0 95.0 2.24 77.04 $7,491 90%60%70%$2,831 $2,830
Quercus agrifolia 2 8 50 0 0 50.2 2.24 77.04 $4,043 90%60%70%$1,528 $1,530
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%60%70%$2,351 $2,350
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%30%60%$1,008 $1,010
Quercus agrifolia 2 12 113 0 0 113.0 2.24 77.04 $8,881 90%30%60%$1,439 $1,440
Aesculus califonica 2 6 28 0 0 28.3 2.24 77.04 $2,350 90%60%60%$761 $760
Total =$338,140.00
Site Tree Value Assessment California
Prepared by Michael Bench
Consulting Arborist 2014
Species Group DBH
Area
1 Trunk 2 Area2 Trunk 3 Area 3 In. Sq.
Replace In.
Sq.
Price In.
Sq.
BASIC
VALUE
Species
%
Condition
%
Location
%
Un-rounded
Value
Rounded
Value
Cupressus macrocarpa 2 35 928 0 0 928.1 2.24 77.04 $71,676 50%50%70%$12,543 $12,500
Cupressus macrocarpa 2 20 314 0 0 314.0 2.24 77.04 $24,363 50%50%70%$4,264 $4,260
Ligustrum japonicum 3 7 38 6 28 5 20 62.4 3.80 45.46 $3,010 30%50%70%$316 $320
Quercus agrifolia 3 28 615 0 0 615.4 3.80 45.46 $28,151 90%70%70%$12,414 $12,400
Quercus agrifolia 3 9 64 0 0 63.6 3.80 45.46 $3,063 90%60%70%$1,158 $1,160
Quercus lobata 2 27 572 0 0 572.3 2.24 77.04 $44,260 90%60%70%$16,730 $16,700
Quercus lobata 2 32 788 0 0 787.6 2.24 77.04 $60,847 90%60%70%$23,000 $23,000
Quercus lobata 2 33 835 0 0 835.1 2.24 77.04 $64,508 90%60%70%$24,384 $24,400
Quercus lobata 2 26 531 15 177 0 619.0 2.24 77.04 $47,859 90%60%70%$18,091 $18,100
Umbellularia californica 2 7 38 0 0 38.5 2.24 77.04 $3,136 70%60%70%$922 $920
Quercus lobata 2 16 201 0 0 201.0 2.24 77.04 $15,655 90%70%70%$6,904 $6,900
Umbellularia californica 2 15 177 0 0 176.6 2.24 77.04 $13,780 70%40%70%$2,701 $2,700
Quercus lobata 2 12 113 0 0 113.0 2.24 77.04 $8,881 90%60%70%$3,357 $3,360
Quercus lobata 2 25 491 0 0 490.6 2.24 77.04 $37,971 90%60%70%$14,353 $14,400
Quercus lobata 2 18 254 0 0 254.3 2.24 77.04 $19,767 90%60%70%$7,472 $7,500
Quercus lobata 2 14 154 0 0 153.9 2.24 77.04 $12,026 90%60%70%$4,546 $4,550
Quercus agrifolia 3 21 346 0 0 346.2 3.80 45.46 $15,910 90%70%70%$7,016 $7,000
Quercus lobata 2 15 177 0 0 176.6 2.24 77.04 $13,780 90%60%70%$5,209 $5,200
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%60%70%$13,233 $13,200
Quercus agrifolia 3 23 415 0 0 415.3 3.80 45.46 $19,051 90%70%70%$8,401 $8,400
Quercus lobata 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%60%70%$2,351 $2,350
Quercus lobata 2 11 95 0 0 95.0 2.24 77.04 $7,491 90%60%70%$2,831 $2,830
Quercus lobata 2 18 254 0 0 254.3 2.24 77.04 $19,767 90%60%70%$7,472 $7,500
Quercus lobata 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%70%70%$2,743 $2,740
Quercus agrifolia 3 26 531 0 0 530.7 3.80 45.46 $24,297 90%70%70%$10,715 $10,700
Quercus agrifolia 3 24 452 0 0 452.2 3.80 45.46 $20,728 90%70%70%$9,141 $9,100
Quercus lobata 2 25 491 0 0 490.6 2.24 77.04 $37,971 90%70%70%$16,745 $16,700
Quercus lobata 2 17 227 0 0 226.9 2.24 77.04 $17,651 90%70%70%$7,784 $7,800
Quercus lobata 2 34 882 0 0 881.9 2.24 77.04 $68,118 90%30%70%$12,874 $12,900
Quercus lobata 2 19 283 0 0 283.4 2.24 77.04 $22,005 90%70%70%$9,704 $9,700
Quercus lobata 2 19 283 0 0 283.4 2.24 77.04 $22,005 90%70%70%$9,704 $9,700
Quercus agrifolia 3 11 95 0 0 95.0 3.80 45.46 $4,491 90%70%70%$1,980 $1,980
Quercus lobata 2 15 177 0 0 176.6 2.24 77.04 $13,780 90%70%70%$6,077 $6,100
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%70%70%$2,743 $2,740
Quercus agrifolia 2 6 28 0 0 28.3 2.24 77.04 $2,350 90%70%70%$1,036 $1,040
Quercus agrifolia 2 8 50 0 0 50.2 2.24 77.04 $4,043 90%70%70%$1,783 $1,780
Quercus kelloggii 2 14 154 0 0 153.9 2.24 77.04 $12,026 90%70%70%$5,304 $5,300
Pinus radiata 4 9 64 0 0 63.6 4.75 36.36 $2,485 30%50%70%$261 $260 Tree is gone
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%50%70%$11,027 $11,000
Quercus lobata 2 24 452 0 0 452.2 2.24 77.04 $35,007 90%50%70%$11,027 $11,000
Quercus agrifolia 2 39 1106 0 0 1106.2 2.24 77.04 $85,392 90%50%70%$26,898 $26,900
Quercus agrifolia 2 7 38 0 0 38.5 2.24 77.04 $3,136 90%60%70%$1,185 $1,190
Quercus lobata 2 11 95 0 0 95.0 2.24 77.04 $7,491 90%60%70%$2,831 $2,830
Quercus agrifolia 2 8 50 0 0 50.2 2.24 77.04 $4,043 90%60%70%$1,528 $1,530
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%60%70%$2,351 $2,350
Quercus agrifolia 2 10 79 0 0 78.5 2.24 77.04 $6,221 90%30%60%$1,008 $1,010
Quercus agrifolia 2 12 113 0 0 113.0 2.24 77.04 $8,881 90%30%60%$1,439 $1,440
Aesculus califonica 2 6 28 0 0 28.3 2.24 77.04 $2,350 90%60%60%$761 $760
Total =$338,140.00
TREE EVALUATION DATE 7-Dec-16NAMEKevin TsaiADDRESS20972 Saratoga Hills, Saratoga CA 95070 PROTECTEDTREE NO.SPECIES DIAMETER WIDTH/HEIGHTHEALTH STRUCTURE STATUS (X) **NOTES1Monterey Cypress 35 24/30 F F X Poorly topped and pruned from power lines2Monterey Cypress 20 14/25 F F X Poorly topped and pruned from power lines3Privet5,6,7 15/20 F F X4Coast Live Oak 28 36/40 FG F X Boring insects, leaning, Rec spray program, EWR, RCE5Coast Live Oak 9 10/30 F F X Hollow at base from old tear, growing thru canopy of tree 6, Rec REMOVAL6Valley Oak 27 36/60 F FP X Large deadwood, Poorly attached codominant leaders at 8' ,Rec 1 cable, DWR, RCE,7 Valley Oak 32 32/60 F FP X Large deadwood, poorly attached leader, Rec EWR, 1 cable, RCE8Valley Oak 33 50/60 F FP X Poorly attached codominant leaders at 10 ', one leader leaning over house, rec 1 cable, EWR, RCE9Valley Oak 15,26 50/60 F F X10Bay715/35 FG F Bays can carry SOD, Canopy is within 15' of Coast Live Oak #4, Rec REMOVAL per California Oak Mortality Task Fore rcs: http://www.suddenoakdeath.org/wp-content/uploads/2010/08/arborist-6-10.pdf11Valley Oak 16 30/40 FP F X Leaning, large dead wood, Rec EWR12Bay1515/30 FG F X Leaning, large dead wood, adjoined at base with oak #12, growing into canopies of adjacent oak, REC REMOVAL13Valley Oak 12 40/25 F FP X Leaning severely, Rec prop if tree is valued, RCE on side away from creek14Valley Oak 25 30/60 F F X Leaning, large deadwood, Rec DWR15Valley Oak 18 40/60 FP FP X Leaning, rec EWR in direction of lean, RCE, Removal of Construction debris at base to relieve pressure on root zone16Valley Oak 14 30/35 F FP X Leaning, rec EWR in direction of lean, RCE17Coast Live Oak 21 30/55 FG FP X Leaning over creek, Rec EWR on creek side.18 Valley Oak 15 30/50 F FP X Leaning, large deadwood, Rec EWR, DWR, RCE19Valley Oak 24 42/75 F FP X Leaning towards home, large hollow at base where limb was removed, poorly attached leaders at 35', Rec 1cable, EWR over home REC HAZARD ASSESSMENT to deteermine if REMOVAL is warranted. 20 Coast Live Oak 23 45/55 FG FP X Very heavy limb propped on another tree, tree Leaning towards pool and over stairway, poorly attached leaders at 8', REC severe EWR, or some EWR and specialized prop.
21 Valley Oak 10 20/40 F F X
22 Valley Oak 11 16/35 F F X Superficial hollow at base
23 Valley Oak 18 25/45 F F X
24 Valley Oak 10 25/25 FG FP X Leaning strongly, Rec EWR
25 Coast Live Oak 26 40/40 FG FP X Leaning strongly , Rec prop, EWR
26 Coast Live Oak 24 36/50 FG FP X Leaning towards stairway, propping tree #20, substantial rot in leader going towards pool, Rec, remove tree #20 from this tree, EWR on leader nearest pool
27 Valley Oak 25 30/50 FG FP X Large deadwood, leaning towards home, rec DWR, RCE, EWR
28 Valley Oak 17 35/40 FG FP X Leaning strongly over patio, growing into adjacent tree canopies, Rec prop, EWR, RCE, or REMOVAL
29 Valley Oak 34 45/70 P P X Dead, suspect ORF, Rec REMOVAL
30 Valley Oak 19 20/35 FG F X Many dead branches, Broken top, Rec RCE, DWR
31 Valley Oak 19 34/30 FG FP X Leaning strongly, Rec prop, EWR, RCE
32 Coast Live Oak 11 16/30 FG F X REC RCE
33 Valley Oak 15 25/35 FG F X
34 Coast Live Oak 10 12/20 FG F X
35 Coast Live Oak 6 12/20 FG F X
36 Coast Live Oak 8 14/25 FG F X Leaning, rec EWR on lean side, develpment of balancing leader from shoots opposite lean.
37 Black oak 14 18/35 FG FP X Multiple poorly attached leaders, Rec SP,
38 Monterey Pine 9 12/35 F FP This tree has died since our 2014 visit and was removed.
39 Valley Oak 24 60/60 G FP X Codominant Leaders
40 Valley Oak 24 50/60 G FP X Codominant Leaders
41 Coast Live Oak 39 60/70 FP FP X Codominant Leaders & thin canopy
42 Coast Live Oak 7 20/15 G FG X
43 Valley Oak 11 20/20 F FP X Codominant Leaders
44 Coast Live Oak 8 20/15 F FP X Leans
45 Coast Live Oak 7,7,10 20/20 F FP X Codominant Leaders
46 Coast Live Oak 10 20/15 F P X Topped
47 Coast Live Oak 12 20/15 F P X Topped
48 Buckeye 5,6 15/15 F FP X Codominant Leader
Protected Trees =46
** Applicable Local Tree Regulations:
The Saratoga MunicIpal Code defines a protected tree as
1) any native tree with a DBH of 6" or greater including: Big Leaf Maple, CA Buckeye, Douglas Fir,
Black Oak, Blue Oak, Coast Live Oak, Valley Oak, Tan Oak Scrub Oak Coast Redwood
2) All other species with a DBH of 10" or greater
Based on these regulations 46 trees are protected.
EWR - End Weight Reduction: pruning to remove weight from limb ends, thus reducing the potential for limb failure
RCE - Root Collar Excavation: excavating a small area around a tree that is currently buried by soil or refuse above buttress roots, usually done with a hand shovel.
SP - Structural pruning - removal of selected non-dominant leaders in order to balance the tree
RATINGS KEY
health structure
good excellent/vigorous flawless
fair/good healthy very stable
fair fair routine maintenance needed
fair/poor declining mitigation needed
poor dead or near dead hazard
Common Name Latin Name
Bay Laurus nobilis
Black Oak Quercus velutina
Coast Live Oak Quercus Agrifolia
Monterey Cypress Hesperocyparis macrocarpa
Monterey Pine Pinus radiata
Privet Ligustrum sp.
Valley Oak Quercus lobata
Buckeye Aesculus californica
FA1.3(E) 23"
OAK
(E) 21"
OAK
(E) 24"
OAK
(E)10"
OAK(E) 7"
OAK
(E) 26"
OAK
(E) 6"
B-EYE
(E) 8"
B-EYE
(E) 8"
ACACIA
GROUP
(E)11"
OAK
(E)12"
OAK (E)14"
OAK
(E)16"
OAK
(E)12"
OAK(E)12"
OAK
(E)11"
OAKS
(E)
BRIDGE
(E
)
S
W
A
L
E
S 67°41'00" E
170.
5
4
'578#40
#41
#42
#43
#44
#45
#46
#47
#48 N
4
4
°
5
2
'
0
0
" W
11
0
.
9
2
'
S 67°41'00" E
170.
5
4
'
SEE TREE
PROTECTION
FENCE DETAILMATCH LINESEE A1.1(E) SWIMMING POOL
TO BE REMOVED
(SHOWN DOTTED)
PROVIDE
TREE PROTECTION
FENCING
PROPOSED
FENCE, TYP.
REMOVE BY
HAND (E)
POOL EQUIP.
ENCLOSURE
REMOVE (E)
CONC. PAD
LINE ±
(E) DRIP
(E) DRIPLINE
±
15
4
5
4
15
15
1
A1.0
PRO
P
ER
TY
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
(N) PARTIAL SITE PLAN
SCALE: 1" = 10'
72
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A1.2
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects620.00'
616.00'
612.00'
608.00'
604.00'
600.00'
596.00'
624.00'
618.00'
614.00'
610.00'
606.00'
602.00'
598.00'
622.00'
611.00'
607.00'
603.00'
599.00'
591.00'
587.00'
615.00'
609.00'
605.00'
601.00'
597.00'
593.00'
589.00'
613.00'
25'-0"
F.F.≈595.20'8'-0"±8'-6"12'-0"±11'-3"±8'-1"NEW DRIVEWAY
F.F.≈604.49'4'-6"26'-0"NEW ADDITION
EXISTING TO REMAIN 5'-0"T.O. <E> SUBFLR.
@ MAIN FLR.
T.O. <E> SUBFLR.
@ MAIN FLR.
AVG. (E) GRADE
(N) MASTER BDRM.(N)
VESTIBULE(N) M. BATH(E) LIVING RM.(E) BEDRM. #3 (E)
VESTIBULE
(E)
BATH #3
(N) GARAGE(N) MUD RM.(E) CELLAR STORAGE
26'-0" MAX. HEIGHT
T.O. <E> PLATE
@ BEDRM. #3
T.O. <N> PLATE
@ M. BEDROOM
T.O. <N> SUBFLR.
@ MUD RM.
595.00'
617.87'
604.43'
612.51'
604.43'
616.51'12'-1"±8'-7"603.72'
595.14'
598.24'
624.24'
EXTERIOR SIDE SETBACK
30'-0"
FRONT SETBACK
APEX OF ROOF
EXISTING
GRADE
FINISH
GRADE NEW
DRIVEWAY
FINISH
GRADE
EXISTING
GRADE
EXISTING
ROOF LINE
TO REMAIN
50'-0"
R.O.W.
T.O. <E> PLATE
@ LOWER FLR.
NEW CONC.
RETAINING
WALL
5'-0" TALL
MAX
EXISTING
WALL LINE @
MAIN FLOOR
EXISTING
CHIMNEY
OUTLINE
TO BE
REMOVED
NEW ADDITION
REMODEL (E) FAMILY
MAX.620.00'
616.00'
612.00'
608.00'
604.00'
600.00'
596.00'
624.00'
618.00'
614.00'
610.00'
606.00'
602.00'
598.00'
622.00'
611.00'
607.00'
603.00'
599.00'
591.00'
587.00'
615.00'
609.00'
605.00'
601.00'
597.00'
593.00'
589.00'
613.00'
25'-0"±8'-1"NEW DRIVEWAY
F.F.≈604.49'8'-0"±8'-0"10'-0"26'-0"5'-0"5'-0"3'-5"EXISTING TO
T.O. <E> SUBFLR.
@ MAIN FLR.
T.O. <E> SUBFLR.
@ MAIN FLR.
AVG. (E) GRADE
T.O. <E> PLATE
@ BATH #2
T.O. <N> PLATE
@ NOOK
26'-0" MAX. HEIGHT
(N) NOOK(E)
BATH #2 (N) FOYER(N) DINING RM.(E) BEDRM.
#2 CLOSET
595.00'
604.43'
612.51'
604.43'
612.51'8'-1"598.24'
624.24'
EXTERIOR SIDE SETBACK
30'-0"
FRONT SETBACK
50'-0"
R.O.W.
EXISTING
GRADE
NEW
DRIVEWAY
FINISH
GRADE
EXISTING
GRADE
NEW
RETAINING
WALL
REMOVE
EXISTING
WALL LINE
REMOVE
EXISTING
ROOF LINE
MAX.MAX.NEW ADDITION
REMAIN
620.00'
616.00'
612.00'
608.00'
604.00'
600.00'
596.00'
624.00'
618.00'
614.00'
610.00'
606.00'
602.00'
598.00'
622.00'
611.00'
607.00'
603.00'
599.00'
591.00'
587.00'
615.00'
609.00'
605.00'
601.00'
597.00'
593.00'
589.00'
613.00'
25'-0"±8'-1"NEW DRIVEWAY
F.F.≈604.49'F.F.≈604.49'±8'-0"12'-0"26'-0"NEW ADDITIONEXISTING TO 4'-4"1'-6"2'-9"T.O. <E> SUBFLR.
@ MAIN FLR.
T.O. <E> SUBFLR.
@ MAIN FLR.
AVG. (E) GRADE
26'-0" MAX. HEIGHT
(N) KITCHEN(E) BEDRM. #2
T.O. <E> PLATE
@ BEDRM. #2
T.O. <N> PLATE
@ KITCHEN
(N) DECK
595.00'
604.43'
612.51'
604.43'
616.51'12'-1"598.24'
624.24'
EXTERIOR SIDE SETBACK
30'-0"
FRONT SETBACK
50'-0"
R.O.W.
EXISTING
GRADE
FINISH
GRADE
EXISTING
GRADE
NEW
RETAINING
WALL
NEW
RETAINING
WALL
REMOVE
EXISTING
WALL LINE
REMOVE
EXISTING
ROOF LINE
REMAIN MAX.NEW
DRIVEWAY
FINISH
GRADE
0 4'8'16'
0 4'8'16'
0 4'8'16'
SITE SECTION "A"
SCALE: 1/8" = 1'-0"
SITE SECTION "B"
SCALE: 1/8" = 1'-0"
SITE SECTION "C"
SCALE: 1/8" = 1'-0"
73
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A1.3
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects620.00'
616.00'
612.00'
608.00'
604.00'
600.00'
596.00'
624.00'
618.00'
614.00'
610.00'
606.00'
602.00'
598.00'
622.00'
611.00'
607.00'
603.00'
599.00'
591.00'
587.00'
615.00'
609.00'
605.00'
601.00'
597.00'
593.00'
589.00'
613.00'12'-0"±8'-9"12'-0"12'-1"F.F.≈595.20'
F.F.≈604.49'
NEW ADDITION 26'-0"T.O. <N> SUBFLR.
@ MAIN FLR.
T.O. <E> SUBFLR.
@ MAIN FLR.
AVG. (E) GRADE
NEW DRIVEWAY
M. BATH
(E) LAUNDRY (E) BEDRM. #4MUD RM.
STAIR
WELLKITCHEN (E) DECK
T.O. <N> PLATE
@ M. BATH
T.O. <E> SUBFLR.
@ BEDRM. #4
T.O. <N> PLATE
@ KITCHEN
26'-0" MAX. HEIGHT
REMOVE
EXISTING
ROOF LINE
EXISTING TO
REMAIN
& PARKING AREA 595.00'12'-1"±8'-9"604.43'
616.51'
617.87'
604.43'
616.51'
603.68'
594.93'
598.24'
624.24'
T.O. <E> PLATE
@ LOWER FLR.
20'-0"
INTERIOR SIDE
SETBACK
EXISTING
GRADE
FINISH
GRADE
EXISTING
GRADE
APEX OF ROOF
REMOVE
EXISTING
WALL LINE
EXISTING
CHIMNEY
OUTLINE
TO BE
REMOVED
624.00'
620.00'
616.00'
612.00'
608.00'
604.00'
600.00'
628.00'
622.00'
618.00'
614.00'
610.00'
606.00'
602.00'
626.00'
611.00'
607.00'
603.00'
599.00'
591.00'
587.00'
615.00'
609.00'
605.00'
601.00'
597.00'
593.00'
589.00'
613.00'12'-1"F.F.≈595.44'
F.F.≈604.49'12'-0"±8'-6"NEW ADDITION EXISTING TO REMAIN 26'-0"T.O. <N> SUBFLR.
@ MAIN FLR.
T.O. <E> SUBFLR.
@ MAIN FLR.
AVG. (E) GRADE
NEW DRIVEWAY
T.O. <E> PLATE
@ LIVING RM.
T.O. <E> SUBFLR.
@ BEDRM. #4
T.O. <N> PLATE
@ FOYER
26'-0" MAX. HEIGHT
(E) LIVING RM.
(E) BEDRM. #5
(N) FOYER
(E) STOR.(E) CELLAR
STORAGE
REMOVE
EXISTING
ROOF LINE
& PARKING AREA 595.00'±8'-1"±8'-9"604.43'
616.51'
617.87'
604.43'
612.51'
603.68'
594.93'
598.24'
624.24'
T.O. <E> PLATE
@ LOWER FLR.
20'-0"
INTERIOR SIDE
SETBACK
APEX OF ROOF
EXISTING
GRADE
FINISH
GRADE
EXISTING
GRADE
REMOVE
EXISTING
WALL LINE
EXISTING
CHIMNEY
OUTLINE
TO BE
REMOVED
624.00'
620.00'
616.00'
612.00'
608.00'
604.00'
600.00'
628.00'
622.00'
618.00'
614.00'
610.00'
606.00'
602.00'
626.00'
611.00'
607.00'
603.00'
599.00'
591.00'
587.00'
615.00'
609.00'
605.00'
601.00'
597.00'
593.00'
589.00'
613.00'8'-9"±8'-0"F.F.≈604.49'±8'-1"NEW 26'-0"T.O. <N> SUBFLR.
@ MAIN FLR.
T.O. <E> SUBFLR.
@ MAIN FLR.
AVG. (E) GRADE
BATH #3BEDRM. #2 M. CLOSET (N) OFFICE
26'-0" MAX. HEIGHT
NEW DRIVEWAY
T.O. <N> PLATE
@ OFFICE
T.O. <E> SUBFLR.
@ BEDRM. #4
T.O. <E> PLATE
@ BEDRM. #2
EXISTING TO
REMAIN ADDITION
595.00'
617.87'8'-10"±8'-9"604.43'
612.51'
604.43'
613.26'
603.68'
594.93'
598.24'
624.24'
20'-0"
INTERIOR SIDE
SETBACK
APEX OF ROOF
EXISTING
GRADE
FINISH
GRADE
EXISTING
GRADE
T.O. <E> PLATE
@ LOWER FLR.
EXISTING
ROOF LINE
EXISTING
CHIMNEY
OUTLINE
TO BE
REMOVED
0 4'8'16'
0 4'8'16'
0 4'8'16'
SITE SECTION "D"
SCALE: 1/8" = 1'-0"
SITE SECTION "E"
SCALE: 1/8" = 1'-0"
SITE SECTION "F"
SCALE: 1/8" = 1'-0"
74
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A3.0
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
0 2'4'8'
598
602
(R)
(E) 6"
ORNAM.594592590588586584582604
602
600
598
596
(E) 35"
OAK
(E) 26"
OAK
(E)11"
OAK
(E)13"
OAK
(E) 25"
OAK
(E)12"
OAK 25'-0" EXTERIOR SIDE SETBACKSLOPE ¼"
PER FT.
<E>
W.C.
<E>
W.C.
<E>
TUB
<N>
TUB
<E> 40x24F.P. w/ 8" TALLHEARTH<E>
SINK
<E>
SINK *TEMP*DN15R@ ±7½" EA.<N>D.W.<N>
30"
FRZR.
<N>
30"
REFR.*TEMP.**TEMP.**TEMP.*DN16R
@ ±7¼" EA.±23'-6"±43'-0"16'-0"±19'-9"9'-0"
±60'-11"
12'-0"5'-10"16'-1"38'-0"9'-0"
±80'-11"10'-0"9'-6"9'-6"±22'-8"
A
A1.2
A
A1.2
B
A1.2
B
A1.2
C
A1.2
C
A1.2
D
A1.3
D
A1.3
E
A1.3
E
A1.3
F
A1.3
F
A1.3
<N>
SINK <N>
W.C.
<N>
SINK
<N>W.C.<N>SINK<N>SINKPANTRY
<N>
SINK BENCHLINEN
<E> CABINETRY
<E>
29x68
C.O.
BATH #2
<E>
80 FLAT CLG.
<E> TILE
M. CLOS.
<E>
80 FLAT CLG.
<E> HARDWD.
FLR'G.
B.R. HALL
<E>
80 FLAT CLG.
<E> HARDWD.
FLR'G.<E> PR.
28x68
SLID'G. DRS.
<E> PR.
28x68
SLID'G. DRS.
BATH #3
<E>
80 FLAT CLG.
<E> TILE
HALL
<E>
80 FLAT CLG.
<N> HARDWD.
FLR'G.
DECK
F.F.≈604.20'
VESTIBULE
<E>
80 FLAT CLG.
<N> HARDWD.
FLR'G.
GALLERY
<N>
80 FLAT CLG.
<N> HARDWD.
FLR'G.
NOOK
<N>
80 FLAT CLG.
<N> HARDWD.
FLR'G.
POWDER
<N>
80 FLAT CLG.
<N> TILE
VESTIBULE
<N>
80 FLAT CLG.
<N> HARDWD.
FLR'G.
CANTILEVERED
DECK
F.F.≈604.40'
<N> TILE
<N>120
FLAT CLG.
M. BATH
M. CLOSET
<N> 80
FLAT CLG.
<N> FLR'G.
<N>
80 FLAT CLG.
<N> 80
FLAT CLG.<N> 80
FLAT CLG.<E> PR.30X68FR. DRS.BDRM. #2
<E> 80 FLAT CLG.
<E> HARDWD. FLR'G.
F.F.≈604.49'<E>28X68DR.<E>28X68DR.<E>24X68DR.<E>24X68DR.BEDROOM #3
<E> 80 FLAT CLG.
<E> HARDWD. FLR'G.
<N>
26X40
CSMNT.
@68 HDR.
<N>
26X40
CSMNT.
@68 HDR.<E>30X22CSMNT.@68 HDR.<E>16X22CSMNT.@68 HDR.<E>16X22CSMNT.@68 HDR.<E>28X68DR.<E
>28X68DR.<E> PR.20X32CSMNTS.@68 HDR.<E>
DR.<N> PR.30X40CSMNTS.@68 HDR.LIVING ROOM
<E> VLT'D. CLG.
w/ BEAMS
<E> HARDWD. FLR'G.<E>28x68FR. DR.<E>
20x40
SKYLTS.
DINING ROOM
<N>100 FLAT CLG.
<N> HARDWD. FLR'G.
<E> 3x6
<E> 4x12<N>
28X68
DR.
FOYER
<N>120 FLAT CLG.
<N> HARDWD. FLR'G.
F.F.≈604.49'
KITCHEN
<N>120 FLAT CLG.
<N> HARDWD. FLR'G.
OFFICE
<N> 89 FLAT CLG.
<N> HARDWD. FLR'G.50x80PIVOT DR.w/32 TRANS.ABV.MASTER BEDRM.
<N>120
FLAT CLG.
<N> FLR'G.
<N>
28X68
DR.
<N>
28X68
DR.<N>28X68DR.<N>
28X56
CSMNT.
@80 HDR.
w/32
AWN'G.
ABV.
<N>
28X56
CSMNT.
@80 HDR.
w/32
AWN'G.
ABV.
<N>
28X56
FIXED
@80 HDR.
w/32
TRANS.
ABV.
<N>
28X56
FIXED
@80 HDR.
w/32
TRANS.
ABV.<N>28X56CSMNT.@80 HDR.w/32AWN'G.ABV.<N>28X56FIXED@80 HDR.w/32TRANS.ABV.<N>28X56CSMNT.@80 HDR.w/32AWN'G.ABV.<N>36X68C.O.<N>28X36AWN'G.@80 HDR.<N>28X36AWN'G.@80 HDR.<N>
28X36
AWN'G.
@80 HDR.
<N>
28X36
AWN'G.
@80 HDR.<N>40X56FIXED@80 HDR.w/26 AWN'G.BELOW*TEMP.*<N>40X56FIXED@80 HDR.w/26 AWN'G.BELOW*TEMP.*<N>28X46CSMNT.@80 HDR.w/32AWN'G.ABV.<N>28X46CSMNT.@80 HDR.w/32AWN'G.ABV.<N>
28X46
CSMNT.
@80 HDR.
w/32
TRANS.
ABV.
<N>
28X46
CSMNT.
@80 HDR.
w/32
TRANS.
ABV.
<N>
28X46
CSMNT.
@80 HDR.
w/32
TRANS.
ABV.
<N>
28X46
CSMNT.
@80 HDR.
w/32
TRANS.
ABV.
<N>
36X76
FIXED
@100 HDR.
w/26 AWN'G.
BELOW
<N>
36X76
FIXED
@100 HDR.
w/26 AWN'G.
BELOW
<N>
18X56
FIXED
@80 HDR.
w/26 FIXED
BELOW &
TRANS.
ABV.<N>28X68DR.<N>
28X80
DR.
<N>
146X68
C.O.
<N>
26X60
CSMNT.
@89 HDR.
<N>
26X60
CSMNT.
@89 HDR.
<N>
26X60
FIXED
@89 HDR.
<N>
26X60
FIXED
@89 HDR.<N>26X60CSMNT.@89 HDR.<N>26X60CSMNT.@89 HDR.<N> PR.26X68FR. DRS.*TEMP.*<N>26X60CSMNT.@89 HDR.NEW LOCATION
OF GAS METER
<E>
ELEC.
METER
DN.
±1¾"
DN.
±1¾"
DN.
2R
DN.
±4"
<N>
80X80
2-PANEL
SLID'G.
GLS. DRS.
*TEMP.*
DN.
±1¾"
DN.
±1"
<N>
OVEN/
M.W.
<N> 36"
RANGE
& HOOD
BENCH
DN.
±1¾"
DN. 2R
@±5" EA.
<N>
96x80
3-PANEL
SLID'G.
GLS. DRS.
*TEMP.*
w/32 TRANS.
ABV.
<N>
110x68
4-PANEL
SLID'G.
GLS. DRS.
*TEMP.*<N>40x80BARN DR.FLAT
T.V.
604.15'
CONC.
CONC.
603.65'
EXISTING
EXISTING
(MATCH EXISTING)ADDITIONEXISTING
(MATCH EXISTING)
<R>
GAS
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
HATCHED AREAS
INDICATE EXISTING
TO REMAIN - NO
NEW WORK
-
EXTERIOR
CAN LIGHTS-
EXTERIOR CAN
LIGHTS, TYP.-
-
<E> ATTIC
ACCESS
<E> ATTIC
ACCESS
<E>
WALL
HTR.
<E> ATTIC
ACCESS
(N) MAIN FLOOR PLAN
SCALE: 1/4" = 1'-0"
NEW WALL (2X STUDS @ 16" O.C.)
TYPICAL, U.N.O.
EXPOSED BEAM ABOVE
TYPICAL, U.N.O.
EXISTING WALL TO REMAIN,
TYPICAL, U.N.O.
D
4x4 D.F. POST
W/ HTT22
(E)
(N)
HOLDOWN LOCATION, SEE
HOLDOWN LEGEND FOR MORE
INFORMATION TYPICAL, U.N.O.
1
NEW ITEMS TO BE INSTALLED AT
LOCATIONS INDICATED,
TYPICAL, U.N.O.26 DRDOOR DESIGNATION, TYP. U.N.O.
DOOR SIZE
DOOR TYPE (OPTIONAL)
EXISTING ITEMS TO REMAIN,
PROTECT FROM DAMAGE
DURING CONSTRUCTION, TYPICAL,
U.N.O.
SHEARWALL DESIGNATION, SEE
SHEARWALL SCHEDULE FOR
MORE
INFO. TYPICAL U.N.O.
WINDOW SIZE (WIDTH/HEIGHT)
WINDOW TYPE26x36
CSMNT
CONSTRUCTION LEGEND
<R>EXISTING ITEMS TO BE
RELOCATED AT LOCATION
INDICATED, TYPICAL, U.N.O.
75
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A3.1
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
0 2'4'8'
598
596
594
592
(R)
(E) 6"
ORNAM.594592590588586584582602
600
598
596
594
592
(E) 35"
OAK
(E) 24"
OAK
(E)13"
OAK
(E)14"
OAK
(E)12"
OAK
(E)11"
OAK
(E) 24"
OAK
(E) 25"
OAK
(E)12"
OAK 25'-0" EXTERIOR SIDE SETBACK25'-0" EXTERIOR SIDE SETBACKSLOPE 1/4"
PER FT. TO
O.H. DR.
<E>
W.C.
*TEMP
*UP15R@ ±7½" EA.UP16R
@ ±7¼" EA.
A
A1.2
A
A1.2
D
A1.3
D
A1.3
E
A1.3
E
A1.3
F
A1.3
F
A1.3
<E>SINKBENCH CUB.CUB.<E>24 PKT.DR.LAUNDRY
<E> ±83
FLAT CLG.
w/ BEAMS
<E> HARDWD.
FLR'G.
F.F.≈595.49'<E>29 C.O.STORAGE
<E> ±80
FLAT CLG.
<E> HARDWD.
FLR'G.
F.F.≈595.74'
BATH #4
<E>
±86 FLAT CLG.
<E> TILE
<E>
W
<E>
D
CELLAR/STORAGE
<E> CONC. SLAB
F.F.≈595.44'<E>80X762-PANELSLID'G.GLS. DRS.<E>80X762-PANELSLID'G.GLS. DRS.<E>
60X76
2-PANEL
SLID'G.
GLS. DRS.
MUD ROOM
<E> ±86
FLAT CLG.
w/ BEAMS
<N> TILE FLR'G.
F.F.≈595.20'
<N> ±88½
FLAT CLG.
<N> CONC.
F.F. ≈ 595.03'
WORK
SHOP
(E) LOWER PATIO
PROTECT EXISTING
PAVING TO REMAIN <E> PR.28 DR.<E>28 DR.BEDROOM #5
<E> ±86 FLAT CLG.
<E> HARDWD. FLR'G.
F.F.≈595.20'
BEDROOM #4
<E> ±89 FLAT CLG.
w/ BEAMS
<E> STONE TILE
F.F.≈594.99'<E>28 DR.<E>24 DR.<E>26 DR.<N>
30X53
CSMNT.
@83 HDR.
<N>
30X53
FIXED
@83 HDR.<N>46X53FIXED@76 HDR.<E>
18X76
FIXED
@76 HDR.
<E> PR.
20X42
CSMNTS.
@±70 HDR.
<E> PR.
20X42
CSMNTS.
@±70 HDR.<E>20X32CSMNT.NEW GARAGE
<N> FLAT CEILING
5/8" ONE HR. GYP.
<N> CONC. FLR'G.
F.F.≈594.23'
<E> 4x14 BEAM <E> 4x8 BEAMSNO WORK
EXISTING TO REMAIN
IN HATCHED AREAS
1,106 S.F.<N>28x68DR.<N>28x68S.C. DR.<N>
ACC
E
S
S
PAN
E
L
NEW LOCATION
OF GAS METER
UP
±6"
UP
±2½"
UP
±3"
DN.
±1¼"
<R>
GAS
DN.
±7"
DN.
±3¾"DN.±3"DN.±3"DN.
±3"
DN.
2"
STORAGE
STORAGE <N>160x80O.H. GAR. DR.(3" FUTURE)
(0" FUTURE)
DN
±2½"
594.00'
SLAB
@ DR.
594.46'
SLAB
DECKABOVE<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
-
HATCHED AREAS
INDICATE EXISTING
TO REMAIN - NO
NEW WORK
-
<N>
F.A.U.
(N) LOWER FLOOR PLAN
SCALE: 1/4" = 1'-0"
NEW WALL (2X STUDS @ 16" O.C.)
TYPICAL, U.N.O.
EXPOSED BEAM ABOVE
TYPICAL, U.N.O.
EXISTING WALL TO REMAIN,
TYPICAL, U.N.O.
D
4x4 D.F. POST
W/ HTT22
(E)
(N)
HOLDOWN LOCATION, SEE
HOLDOWN LEGEND FOR MORE
INFORMATION TYPICAL, U.N.O.
1
NEW ITEMS TO BE INSTALLED AT
LOCATIONS INDICATED,
TYPICAL, U.N.O.26 DRDOOR DESIGNATION, TYP. U.N.O.
DOOR SIZE
DOOR TYPE (OPTIONAL)
EXISTING ITEMS TO REMAIN,
PROTECT FROM DAMAGE
DURING CONSTRUCTION, TYPICAL,
U.N.O.
SHEARWALL DESIGNATION, SEE
SHEARWALL SCHEDULE FOR
MORE
INFO. TYPICAL U.N.O.
WINDOW SIZE (WIDTH/HEIGHT)
WINDOW TYPE26x36
CSMNT
CONSTRUCTION LEGEND
<R>EXISTING ITEMS TO BE
RELOCATED AT LOCATION
INDICATED, TYPICAL, U.N.O.
WINDOW SCHEDULE
NOTE TO GENERAL
CONTRACTOR
contractor to verify brand name,
sizes, types, & rough openings of
all windows, exterior doors, &
skylights, & shall notify the
architect of any discrepancies
from or changes to the plans.
architect and owner must review
and approve all windows, exterior
doors, & skylights prior to placing
final window/door order. if
window order is not reviewed and
approved by the architect, the
architect assumes absolutely no
responsibility whatsoever for any
mistakes, errors, or omissions!
W 1. Windows
see floor plan & exterior
elevations for window
sizes/types, typical, u.n.o.
use dual insulating low e2
glass (argon filled) at all new
windows, typical, u.n.o.
provide multi-point locking
system at all operable
windows, typical, u.n.o.
a . typical existing windows :
Andersen Windows & Doors, or equiv.,
brown vinyl clad (verify exact color match
prior to ordering) wood frame casement, sliding
and fixed windows, w/pre-primed paint grade
pine @ interior. provide multi-point locking
system and aluminum frame insect screens at all
operable windows, typical, u.n.o.
b . option for all new windows:
Kolbe “VistaLuxe Collection” or
Loewen Windows & Doors, or equiv.,
aluminum clad (Gingersnap or Truffle- verify
exact color prior to ordering) wood frame
casement, awning and fixed windows, w/clear
finished stain grade vertical grain douglas fir
@ interior. provide fixed aluminum frame
“Vivid View” insect screens at all operable
windows, typical, u.n.o.
b . verification:
coordinate window sizes, jamb depths,
hardware type/color, cladding color,
screens, etc. with architect and owner
prior to ordering windows and doors.
W 2. Tempered Glass
indicated on plan by "TEMP"
provide tempered safety glass at all
hazardous locations per sec. R3 08.4,
2013 CRC.
W 3. Skylights
see roof plan & exterior
elevations for skylight
sizes/types, typical, u.n.o.
Velux (Uniform ES Evaluation Report
#0199) flush, or curb mounted bronze
anodized aluminum clad wood frame skylight
w/ dual tempered argon filled “Comfort
Plus” tinted glazing. install w/ flashing per the
manuf. specs. typical, u.n.o.
GREEN POINT
R ATED NOTE
The NFRC label which states the
required U-value and SGHC for all
fenestration products shall not be
removed prior to inspection or removal
by a building inspector, and shall reflect
the values listed in the energy report.
76
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A5.0
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
EXTERIOR ELEVATION NOTES
1. Class A Roofing System
install new Class A roofing
systems over 30# felt over ½”
exterior grade sheathing o/
new/existing 2x d .f . rafters @
spacing per structural
drawings.
use LP FlameBlock®,
ICC certified (ESR-1365) fire
rated OSB sheathing as req.d
for UWIC fire code, wall
assembly.
a . composition shingle roofing system
Class A composition shingle roofing system
CertainTeed Landmark TL “Weathered
Wood”, over existing and new roof framing
system at new sloped roofs, typical, u.n.o.
b . Class A “flat” roofing system: < 3 :12
Class A - IB Roof Systems (UL-R 15546 &
ICC-ES Evaluation Report ESR-2852),
“Brown” Single Ply Mechanically Attached
Membrane Roofing System w/ heat welded
seams o/ tapered Polyiso insulation panels
(1 /4 ” per ft. slope min.) installed per manuf.
specs., over 1/2" exterior grade OSB or CDX
Structural I sheathing, typical, u.n.o.
see roof plan, roof framing plan, details for more
info., typical, u.n.o.
2. Gutters and Downspouts
see eave details for more
info., typical, u.n.o.
see site plan & grading plans
by Jakaby Engineering for
more surface drainage info.,
typical, u.n.o.
finalize all downspout locations with walk
through in field with architect prior to
setting underground drainage piping.
a . gutters
5” fascia 24 ga. bonderized rectangular fascia
gutters w/ gutter cover screen mesh as required to
prevent accumulation of leaves/debris in gutters
per sec. R327.5.4, 2013 CRC, typical, u.n.o.
b . downspouts
3" sq. 24 ga. bonderized downspouts -connect
downspouts at grade to 4” min. dia. HDPE tight
drain lines and run to infiltration structures per
Grading and Drainage Plan, typical, u.n.o.
3. Roof Jacks
provide neoprene gaskets &
g.i. roof jack/ rain cap. paint
to match roof color & locate
where not visible from street
wherever possible,
typical, u.n.o.
a . exhaust vents
all exhaust vents shall be located a min. of 3' from
or 1' above all roof or wall openings per 2013
CMC sec. 504.5, sec. 510.8.2 & sec. 510.8.3,
typical, u.n.o.
b . plumbing vents
all plumbing vents to be located a min. of 10'
from or 3' above roof or wall openings per 2013
CPC sec. 510.5.2, sec. 906.1, & sec. 906.2,
typical, u.n.o.
4. Flashing
26 ga. g.i. flashing per
sec. R905.2.8, 2013 CRC
for asphalt shingle
roofing systems.
see roof plan and details for
more info., typical, u.n.o.
a . valley flashing
26 ga. g.i. "w " flashing over cont. 36” wide (min.)
extra layer of 30# felt @ all valleys, per 2013 CRC
sec. R905.2.8.2(2 ), typical, u.n.o.
b . step flashing
26 ga. g.i. step "L " flashing per details at roof &
under ext. wall siding, and per sec. R905.2.8.3,
2013 CRC, typical, u.n.o.
c . pitch break flashing
26 ga. g.i. "L " flashing @ all wall to pitched roofs,
per sec. R905.2.8.3, 2013 CRC. typ., u.n.o.
d . cricket flashing
26 ga. g.i. flashing over 1/2" cdx plywood cricket,
over 2x4 d.f. framing @ 24" o.c. (as occurs), with
1/4"/ft. min. slope to drain, typical, u.n.o.
e . window/door head flashing
26 ga. g.i. "Z " flashing above windows & doors,
typical, u.n.o.
5. Exterior Siding & Trim
as required by new work,
remove existing batts at
existing plywood siding where
indicated.
protect existing stud wall
framing to remain as much
as is possible & practical, and
patch and repair existing 1x
exterior siding & gypsum
board finish to remain as
required by new work. install
gyp. bd. per sec. R702.3,
2013 CRC.
use precast GFRC conc.
lintel head trim at stone
headers, typical, u.n.o.
Sydney Peak Stone
“Azul Blend” by
GraniteRock
a . exterior stucco siding
7/8" thick min. 3-coat stucco with smooth steel
trowel finish, o/ heavy duty wire lath, o/ 2 layers
class "d" building paper, o/ Tyvek®, o/ 1/2" cdx
plywood sheathing per 2013 CRC sec. R 703.2 &
sec. R703.6, o/ 2x d.f. studs @ 16" o.c., w/ weep
screed @ base per 2013 CRC sec. R703.6.2.1,
typical, u.n.o.
b . horizontal wood siding (below decks):
5/4 x 5 1/2" S 4 S kiln dried clear cedar siding o/
3/8” thick vertical spacers @ 24” o.c., o/ 4x4 posts
deck assembly (see details), typical, u.n.o.
c . horizontal wood siding :
3/4 x 5 1/2" S 4 S kiln dried clear cedar t&g siding
o/ 3/8” thick vertical spacers @ 24” o.c., o/exterior
rain-screen assembly, typical, u.n.o.
d . exterior wood trim:
1x / 2x kiln-dried stain grade cedar trim (back-
stained) @ new windows & doors, and misc. trim
where occurs, typical, u.n.o.
e . adhered stone veneer
new natural thin stone veneer at all new
wall veneer, chimney, column bases, etc. per
exterior elevations/ installed per details. install all
stone per manuf. specs, w/deep mortar joints (dry
laid look), o/ 3/4” to 1” mortar bed over stucco
wire lath, o/ Cadco J -drain #303 (or equiv.)
drainage blanket, typical, u.n.o.
6. Exterior Painting
provide stain samples on
shingle samples for approval
by owner & architect,
typical, u.n.o.
apply all paint and stain
finishes strictly per
manufacturer’s specs,
typical, u.n.o.
back-stain all fascias and trim
prior to installation.
a . surface preparation:
thoroughly clean exterior surfaces of all dirt, dust,
grease, etc. prior to painting/staining. thoroughly
caulk, spackle, fill, and sand smooth all cracks,
splits, holes, etc. at all affected areas prior to
painting, typical, u.n.o.
b . exterior siding & trim:
provide one coat primer, two coats SAFECOAT
by AFM, or equiv. flat latex zero VOC at stucco
siding, trim, at entire house.
c . exterior wood siding:
provide two coats clear stain/sealer by Cabots, or
equiv. at all stain grade trim, barge board,
posts/columns, window/door trim, trellises, etc.
d . exterior trim:
provide one coat primer, two coats semi-gloss
paint or stain at all eaves, trim, soffits, barge
board, posts/columns, window/door trim, etc.
7. Windows refer to window schedule for more info. typical
8. Foundation Vents
crawl space 1,885 s.f.
total area 150 s.f.
total s.f. vents 12.60 s.f.
where possible align
vents at centerline of
new windows, or as
shown.
a . new addition
provide 6" x 14" g.i. screened vents @ approx.
4'-0" o.c. at perimeter (min. of 22 total vents at
existing house & addition, see exterior elevs.), per
sec. 1203.3, 2013 CBC, typical, u.n.o.
b . existing residence
contractor to verify that ventilation at existing
crawl space is adequate as req’d. by 2013 CBC.
9. Barge Rafter/Fascia
all trim lumber to be paint
grade Advantage Plus
treated fascia/barge board &
trim by Kelleher Corp.®
pre- primed fascia/trim.
a . barge rafter/molding assembly
continuous g.i. drip edge flashing per 2013 CRC
sec. 905.2.8.5, over 1x2 pre-primed shingle strip
o/ moulding per rake details, o/ 2x Clear Lam®
pre-primed barge rafter (to match existing). see
rake details for more info., typical, u.n.o.
10. New E ntry Door &
Sidelites
provide allowance/install new pivot hinge main
entry door and tempered glass sidelites at
location indicated. see door schedule for more
info, typical, u.n.o.
11. New Overhead
Garage Door
provide/install new overhead garage doors at
location indicated. see door schedule for more
info, typical, u.n.o.
12. Existing Fireplace
and Chimney
verify existing 3’-0” (min.)
chimney clearance above the
highest point where the
chimney passes through the
a . existing fireplace to remain
contractor to protect existing masonry fireplace,
firebox, and masonry chimney to remain from
damage during construction typical, u.n.o. verify
existing, or provide new & install approved spark
arrestor per sec. R1003.9.1, 2013 CRC. if
EXTERIOR ELEVATION NOTES
1. Class A Roofing System
install new Class A roofing
systems over 30# felt over ½”
exterior grade sheathing o/
new/existing 2x d .f . rafters @
spacing per structural
drawings.
use LP FlameBlock®,
ICC certified (ESR-1365) fire
rated OSB sheathing as req.d
for UWIC fire code, wall
assembly.
a . composition shingle roofing system
Class A composition shingle roofing system
CertainTeed Landmark TL “Weathered
Wood”, over existing and new roof framing
system at new sloped roofs, typical, u.n.o.
b . Class A “flat” roofing system: < 3 :12
Class A - IB Roof Systems (UL-R 15546 &
ICC-ES Evaluation Report ESR-2852),
“Brown” Single Ply Mechanically Attached
Membrane Roofing System w/ heat welded
seams o/ tapered Polyiso insulation panels
(1 /4 ” per ft. slope min.) installed per manuf.
specs., over 1/2" exterior grade OSB or CDX
Structural I sheathing, typical, u.n.o.
see roof plan, roof framing plan, details for more
info., typical, u.n.o.
2. Gutters and Downspouts
see eave details for more
info., typical, u.n.o.
see site plan & grading plans
by Jakaby Engineering for
more surface drainage info.,
typical, u.n.o.
finalize all downspout locations with walk
through in field with architect prior to
setting underground drainage piping.
a . gutters
5” fascia 24 ga. bonderized rectangular fascia
gutters w/ gutter cover screen mesh as required to
prevent accumulation of leaves/debris in gutters
per sec. R327.5.4, 2013 CRC, typical, u.n.o.
b . downspouts
3" sq. 24 ga. bonderized downspouts -connect
downspouts at grade to 4” min. dia. HDPE tight
drain lines and run to infiltration structures per
Grading and Drainage Plan, typical, u.n.o.
3. Roof Jacks
provide neoprene gaskets &
g.i. roof jack/ rain cap. paint
to match roof color & locate
where not visible from street
wherever possible,
typical, u.n.o.
a . exhaust vents
all exhaust vents shall be located a min. of 3' from
or 1' above all roof or wall openings per 2013
CMC sec. 504.5, sec. 510.8.2 & sec. 510.8.3,
typical, u.n.o.
b . plumbing vents
all plumbing vents to be located a min. of 10'
from or 3' above roof or wall openings per 2013
CPC sec. 510.5.2, sec. 906.1, & sec. 906.2,
typical, u.n.o.
4. Flashing
26 ga. g.i. flashing per
sec. R905.2.8, 2013 CRC
for asphalt shingle
roofing systems.
see roof plan and details for
more info., typical, u.n.o.
a . valley flashing
26 ga. g.i. "w " flashing over cont. 36” wide (min.)
extra layer of 30# felt @ all valleys, per 2013 CRC
sec. R905.2.8.2(2 ), typical, u.n.o.
b . step flashing
26 ga. g.i. step "L " flashing per details at roof &
under ext. wall siding, and per sec. R905.2.8.3,
2013 CRC, typical, u.n.o.
c . pitch break flashing
26 ga. g.i. "L " flashing @ all wall to pitched roofs,
per sec. R905.2.8.3, 2013 CRC. typ., u.n.o.
d . cricket flashing
26 ga. g.i. flashing over 1/2" cdx plywood cricket,
over 2x4 d.f. framing @ 24" o.c. (as occurs), with
1/4"/ft. min. slope to drain, typical, u.n.o.
e . window/door head flashing
26 ga. g.i. "Z " flashing above windows & doors,
typical, u.n.o.
5. Exterior Siding & Trim
as required by new work,
remove existing batts at
existing plywood siding where
indicated.
protect existing stud wall
framing to remain as much
as is possible & practical, and
patch and repair existing 1x
exterior siding & gypsum
board finish to remain as
required by new work. install
gyp. bd. per sec. R702.3,
2013 CRC.
use precast GFRC conc.
lintel head trim at stone
headers, typical, u.n.o.
Sydney Peak Stone
“Azul Blend” by
GraniteRock
a . exterior stucco siding
7/8" thick min. 3-coat stucco with smooth steel
trowel finish, o/ heavy duty wire lath, o/ 2 layers
class "d" building paper, o/ Tyvek®, o/ 1/2" cdx
plywood sheathing per 2013 CRC sec. R 703.2 &
sec. R703.6, o/ 2x d.f. studs @ 16" o.c., w/ weep
screed @ base per 2013 CRC sec. R703.6.2.1,
typical, u.n.o.
b . horizontal wood siding (below decks):
5/4 x 5 1/2" S 4 S kiln dried clear cedar siding o/
3/8” thick vertical spacers @ 24” o.c., o/ 4x4 posts
deck assembly (see details), typical, u.n.o.
c . horizontal wood siding :
3/4 x 5 1/2" S 4 S kiln dried clear cedar t&g siding
o/ 3/8” thick vertical spacers @ 24” o.c., o/exterior
rain-screen assembly, typical, u.n.o.
d . exterior wood trim:
1x / 2x kiln-dried stain grade cedar trim (back-
stained) @ new windows & doors, and misc. trim
where occurs, typical, u.n.o.
e . adhered stone veneer
new natural thin stone veneer at all new
wall veneer, chimney, column bases, etc. per
exterior elevations/ installed per details. install all
stone per manuf. specs, w/deep mortar joints (dry
laid look), o/ 3/4” to 1” mortar bed over stucco
wire lath, o/ Cadco J -drain #303 (or equiv.)
drainage blanket, typical, u.n.o.
6. Exterior Painting
provide stain samples on
shingle samples for approval
by owner & architect,
typical, u.n.o.
apply all paint and stain
finishes strictly per
manufacturer’s specs,
typical, u.n.o.
back-stain all fascias and trim
prior to installation.
a . surface preparation:
thoroughly clean exterior surfaces of all dirt, dust,
grease, etc. prior to painting/staining. thoroughly
caulk, spackle, fill, and sand smooth all cracks,
splits, holes, etc. at all affected areas prior to
painting, typical, u.n.o.
b . exterior siding & trim:
provide one coat primer, two coats SAFECOAT
by AFM, or equiv. flat latex zero VOC at stucco
siding, trim, at entire house.
c . exterior wood siding:
provide two coats clear stain/sealer by Cabots, or
equiv. at all stain grade trim, barge board,
posts/columns, window/door trim, trellises, etc.
d . exterior trim:
provide one coat primer, two coats semi-gloss
paint or stain at all eaves, trim, soffits, barge
board, posts/columns, window/door trim, etc.
7. Windows refer to window schedule for more info. typical
8. Foundation Vents
crawl space 1,885 s.f.
total area 150 s.f.
total s.f. vents 12.60 s.f.
where possible align
vents at centerline of
new windows, or as
shown.
a . new addition
provide 6" x 14" g.i. screened vents @ approx.
4'-0" o.c. at perimeter (min. of 22 total vents at
existing house & addition, see exterior elevs.), per
sec. 1203.3, 2013 CBC, typical, u.n.o.
b . existing residence
contractor to verify that ventilation at existing
crawl space is adequate as req’d. by 2013 CBC.
9. Barge Rafter/Fascia
all trim lumber to be paint
grade Advantage Plus
treated fascia/barge board &
trim by Kelleher Corp.®
pre- primed fascia/trim.
a . barge rafter/molding assembly
continuous g.i. drip edge flashing per 2013 CRC
sec. 905.2.8.5, over 1x2 pre-primed shingle strip
o/ moulding per rake details, o/ 2x Clear Lam®
pre-primed barge rafter (to match existing). see
rake details for more info., typical, u.n.o.
10. New E ntry Door &
Sidelites
provide allowance/install new pivot hinge main
entry door and tempered glass sidelites at
location indicated. see door schedule for more
info, typical, u.n.o.
11. New Overhead
Garage Door
provide/install new overhead garage doors at
location indicated. see door schedule for more
info, typical, u.n.o.
12. Existing Fireplace
and Chimney
verify existing 3’-0” (min.)
chimney clearance above the
highest point where the
chimney passes through the
a . existing fireplace to remain
contractor to protect existing masonry fireplace,
firebox, and masonry chimney to remain from
damage during construction typical, u.n.o. verify
existing, or provide new & install approved spark
arrestor per sec. R1003.9.1, 2013 CRC. if
EXTERIOR ELEVATION NOTES
1. Class A Roofing System
install new Class A roofing
systems over 30# felt over ½”
exterior grade sheathing o/
new/existing 2x d .f . rafters @
spacing per structural
drawings.
use LP FlameBlock®,
ICC certified (ESR-1365) fire
rated OSB sheathing as req.d
for UWIC fire code, wall
assembly.
a . composition shingle roofing system
Class A composition shingle roofing system
CertainTeed Landmark TL “Weathered
Wood”, over existing and new roof framing
system at new sloped roofs, typical, u.n.o.
b . Class A “flat” roofing system: < 3 :12
Class A - IB Roof Systems (UL-R 15546 &
ICC-ES Evaluation Report ESR-2852),
“Brown” Single Ply Mechanically Attached
Membrane Roofing System w/ heat welded
seams o/ tapered Polyiso insulation panels
(1 /4 ” per ft. slope min.) installed per manuf.
specs., over 1/2" exterior grade OSB or CDX
Structural I sheathing, typical, u.n.o.
see roof plan, roof framing plan, details for more
info., typical, u.n.o.
2. Gutters and Downspouts
see eave details for more
info., typical, u.n.o.
see site plan & grading plans
by Jakaby Engineering for
more surface drainage info.,
typical, u.n.o.
finalize all downspout locations with walk
through in field with architect prior to
setting underground drainage piping.
a . gutters
5” fascia 24 ga. bonderized rectangular fascia
gutters w/ gutter cover screen mesh as required to
prevent accumulation of leaves/debris in gutters
per sec. R327.5.4, 2013 CRC, typical, u.n.o.
b . downspouts
3" sq. 24 ga. bonderized downspouts -connect
downspouts at grade to 4” min. dia. HDPE tight
drain lines and run to infiltration structures per
Grading and Drainage Plan, typical, u.n.o.
3. Roof Jacks
provide neoprene gaskets &
g.i. roof jack/ rain cap. paint
to match roof color & locate
where not visible from street
wherever possible,
typical, u.n.o.
a . exhaust vents
all exhaust vents shall be located a min. of 3' from
or 1' above all roof or wall openings per 2013
CMC sec. 504.5, sec. 510.8.2 & sec. 510.8.3,
typical, u.n.o.
b . plumbing vents
all plumbing vents to be located a min. of 10'
from or 3' above roof or wall openings per 2013
CPC sec. 510.5.2, sec. 906.1, & sec. 906.2,
typical, u.n.o.
4. Flashing
26 ga. g.i. flashing per
sec. R905.2.8, 2013 CRC
for asphalt shingle
roofing systems.
see roof plan and details for
more info., typical, u.n.o.
a . valley flashing
26 ga. g.i. "w " flashing over cont. 36” wide (min.)
extra layer of 30# felt @ all valleys, per 2013 CRC
sec. R905.2.8.2(2 ), typical, u.n.o.
b . step flashing
26 ga. g.i. step "L " flashing per details at roof &
under ext. wall siding, and per sec. R905.2.8.3,
2013 CRC, typical, u.n.o.
c . pitch break flashing
26 ga. g.i. "L " flashing @ all wall to pitched roofs,
per sec. R905.2.8.3, 2013 CRC. typ., u.n.o.
d . cricket flashing
26 ga. g.i. flashing over 1/2" cdx plywood cricket,
over 2x4 d.f. framing @ 24" o.c. (as occurs), with
1/4"/ft. min. slope to drain, typical, u.n.o.
e . window/door head flashing
26 ga. g.i. "Z " flashing above windows & doors,
typical, u.n.o.
5. Exterior Siding & Trim
as required by new work,
remove existing batts at
existing plywood siding where
indicated.
protect existing stud wall
framing to remain as much
as is possible & practical, and
patch and repair existing 1x
exterior siding & gypsum
board finish to remain as
required by new work. install
gyp. bd. per sec. R702.3,
2013 CRC.
use precast GFRC conc.
lintel head trim at stone
headers, typical, u.n.o.
Sydney Peak Stone
“Azul Blend” by
GraniteRock
a . exterior stucco siding
7/8" thick min. 3-coat stucco with smooth steel
trowel finish, o/ heavy duty wire lath, o/ 2 layers
class "d" building paper, o/ Tyvek®, o/ 1/2" cdx
plywood sheathing per 2013 CRC sec. R 703.2 &
sec. R703.6, o/ 2x d.f. studs @ 16" o.c., w/ weep
screed @ base per 2013 CRC sec. R703.6.2.1,
typical, u.n.o.
b . horizontal wood siding (below decks):
5/4 x 5 1/2" S 4 S kiln dried clear cedar siding o/
3/8” thick vertical spacers @ 24” o.c., o/ 4x4 posts
deck assembly (see details), typical, u.n.o.
c . horizontal wood siding :
3/4 x 5 1/2" S 4 S kiln dried clear cedar t&g siding
o/ 3/8” thick vertical spacers @ 24” o.c., o/exterior
rain-screen assembly, typical, u.n.o.
d . exterior wood trim:
1x / 2x kiln-dried stain grade cedar trim (back-
stained) @ new windows & doors, and misc. trim
where occurs, typical, u.n.o.
e . adhered stone veneer
new natural thin stone veneer at all new
wall veneer, chimney, column bases, etc. per
exterior elevations/ installed per details. install all
stone per manuf. specs, w/deep mortar joints (dry
laid look), o/ 3/4” to 1” mortar bed over stucco
wire lath, o/ Cadco J -drain #303 (or equiv.)
drainage blanket, typical, u.n.o.
6. Exterior Painting
provide stain samples on
shingle samples for approval
by owner & architect,
typical, u.n.o.
apply all paint and stain
finishes strictly per
manufacturer’s specs,
typical, u.n.o.
back-stain all fascias and trim
prior to installation.
a . surface preparation:
thoroughly clean exterior surfaces of all dirt, dust,
grease, etc. prior to painting/staining. thoroughly
caulk, spackle, fill, and sand smooth all cracks,
splits, holes, etc. at all affected areas prior to
painting, typical, u.n.o.
b . exterior siding & trim:
provide one coat primer, two coats SAFECOAT
by AFM, or equiv. flat latex zero VOC at stucco
siding, trim, at entire house.
c . exterior wood siding:
provide two coats clear stain/sealer by Cabots, or
equiv. at all stain grade trim, barge board,
posts/columns, window/door trim, trellises, etc.
d . exterior trim:
provide one coat primer, two coats semi-gloss
paint or stain at all eaves, trim, soffits, barge
board, posts/columns, window/door trim, etc.
7. Windows refer to window schedule for more info. typical
8. Foundation Vents
crawl space 1,885 s.f.
total area 150 s.f.
total s.f. vents 12.60 s.f.
where possible align
vents at centerline of
new windows, or as
shown.
a . new addition
provide 6" x 14" g.i. screened vents @ approx.
4'-0" o.c. at perimeter (min. of 22 total vents at
existing house & addition, see exterior elevs.), per
sec. 1203.3, 2013 CBC, typical, u.n.o.
b . existing residence
contractor to verify that ventilation at existing
crawl space is adequate as req’d. by 2013 CBC.
9. Barge Rafter/Fascia
all trim lumber to be paint
grade Advantage Plus
treated fascia/barge board &
trim by Kelleher Corp.®
pre- primed fascia/trim.
a . barge rafter/molding assembly
continuous g.i. drip edge flashing per 2013 CRC
sec. 905.2.8.5, over 1x2 pre-primed shingle strip
o/ moulding per rake details, o/ 2x Clear Lam®
pre-primed barge rafter (to match existing). see
rake details for more info., typical, u.n.o.
10. New E ntry Door &
Sidelites
provide allowance/install new pivot hinge main
entry door and tempered glass sidelites at
location indicated. see door schedule for more
info, typical, u.n.o.
11. New Overhead
Garage Door
provide/install new overhead garage doors at
location indicated. see door schedule for more
info, typical, u.n.o.
12. Existing Fireplace
and Chimney
verify existing 3’-0” (min.)
chimney clearance above the
highest point where the
chimney passes through the
a . existing fireplace to remain
contractor to protect existing masonry fireplace,
firebox, and masonry chimney to remain from
damage during construction typical, u.n.o. verify
existing, or provide new & install approved spark
arrestor per sec. R1003.9.1, 2013 CRC. if
roof & 2'-0" (min.) chimney
clearance above all roofs
within 10'-0" per sec.
R 1003.9, 2013 CRC.
Sydney Peak “Azul Blend”
by GraniteRock
required, contractor shall provide a copy of the
manuf. U .L . Listing for any new chimney rain
caps/shrouds, per sec. 2113A .9.1, 2013 CBC.
typical, u.n.o.
b . adhered stone veneer
new thin stone veneer at chimney per exterior
elevations per details. install all stone per manuf.
specs – see note #5.d. above, typical, u.n.o.
13. Attic Exhaust Vents
see details & cross sections for
more info.
a . existing attic vents
existing eave & roof mounted vents to remain
where occurs at existing attics to remain,
typical, u.n.o.
b . new attic ventilation:
none required or provided at new roofs per
sec. 806.4.5.1, 2013 CRC. use open cell spray
polyurethane foam insulation at attic/roof.
14. Site Grading
see site plan and Grading &
Drainage plans by Jakaby
Engineering for more info.
a . existing grade to be cut and filled as shown
on Grading & Drainage plan, typical u.n.o.
b . finish grade to slope 5% min. away from
base of building at soil and 2% min. at paving,
per sec. R300.2, 2013 CRC in accordance w/
2013 CGBSC, chapter 4, Division 4.1.
typical, u.n.o.
15. New Exterior Trellises
all lumber to be S4S clear
cedar - see details for more
info., typical, u.n.o.
1 ½” thick x 2” sq. bar spaces - GIA-200-2
aluminum I-Bar grating - as manuf. by
McNichols over 6x cantilevered cedar trellis
beams per details, typical, u.n.o.
16. Landscaping See landscape drawings by Johnna Brooks –
Divine Nature Landscape Design, typical, u.n.o.
17. Retaining Walls and
Landscape Walls
see geotechnical report by
Murray Engineers, Inc. &
grading and drainage plan by
Jakaby Engineering for
more info.
See landscape architect’s
drawings, details, & cross
sections for more details &
specs, typical, u.n.o.
a . board formed concrete retaining walls
install new board formed poured in place colored
concrete retaining walls where show. See
structural engineering drawings and details for
more info. typical, u.n.o.
b . board formed concrete landscape walls
3’-0” max. height board formed concrete - see
landscape drawings for more info, typical, u.n.o.
c . french drains at all retaining walls
4” dia. perforated pipe at base of retaining walls.
slope @ 1% min., connect to underground tight
line & daylight at energy dissipaters as shown on
grading plan.
18. Wood Decks/Stairs
stoops at all exterior doors
shall conform to sec.
1008.1.4 & sec. 1008.1.5,
2013 CBC.
New 5/4 x 6 IPE decking, over 2x8 ACQ p.t .d .f .
deck joists @ 16” o.c. with 6x8 ptdf girders per
structural framing plans, typical, u.n.o. use
stainless steel screws, verify attachment methods
in field with Architect.
19. Rear Deck Guardrails
see exterior elevations,
and details for more info,
typical.
final design & shop drawings
for exterior guardrail
design to be handled as a
deferred submittal by the
Contractor & submitted to
Bldg. Dept., owner, &
architect for approval prior to
fabrication, typical, u.n.o.
guardrail system shall conform to 2012 IRC,
sec. R 312, and sec. 1013 & sec. 1607A .7,
2013 CBC: for 200 lb. concentrated loading
applied in any direction at any point along top rail,
& have attachment devices & supporting structure
to transfer this loading to appropriate structural
elements of the building.
cable-rail guardrail:
stainless steel shaped guard-railing w/ 1 1/2” sq.
stainless steel tube rail posts @ approx. 2’-6” o.c.
see details for bolted connections, typical.
with 1/4” dia. horiz. stainless steel cables @ 3" o.c.
by Cable-Rail® where shown, installed per
manuf. specs., typical, u.n.o.
0 2'4'8'
0 2'4'8'
roof & 2'-0" (min.) chimney
clearance above all roofs
within 10'-0" per sec.
R 1003.9, 2013 CRC.
Sydney Peak “Azul Blend”
by GraniteRock
required, contractor shall provide a copy of the
manuf. U .L . Listing for any new chimney rain
caps/shrouds, per sec. 2113A .9.1, 2013 CBC.
typical, u.n.o.
b . adhered stone veneer
new thin stone veneer at chimney per exterior
elevations per details. install all stone per manuf.
specs – see note #5.d. above, typical, u.n.o.
13. Attic Exhaust Vents
see details & cross sections for
more info.
a . existing attic vents
existing eave & roof mounted vents to remain
where occurs at existing attics to remain,
typical, u.n.o.
b . new attic ventilation:
none required or provided at new roofs per
sec. 806.4.5.1, 2013 CRC. use open cell spray
polyurethane foam insulation at attic/roof.
14. Site Grading
see site plan and Grading &
Drainage plans by Jakaby
Engineering for more info.
a . existing grade to be cut and filled as shown
on Grading & Drainage plan, typical u.n.o.
b . finish grade to slope 5% min. away from
base of building at soil and 2% min. at paving,
per sec. R300.2, 2013 CRC in accordance w/
2013 CGBSC, chapter 4, Division 4.1.
typical, u.n.o.
15. New Exterior Trellises
all lumber to be S4S clear
cedar - see details for more
info., typical, u.n.o.
1 ½” thick x 2” sq. bar spaces - GIA-200-2
aluminum I-Bar grating - as manuf. by
McNichols over 6x cantilevered cedar trellis
beams per details, typical, u.n.o.
16. Landscaping See landscape drawings by Johnna Brooks –
Divine Nature Landscape Design, typical, u.n.o.
17. Retaining Walls and
Landscape Walls
see geotechnical report by
Murray Engineers, Inc. &
grading and drainage plan by
Jakaby Engineering for
more info.
See landscape architect’s
drawings, details, & cross
sections for more details &
specs, typical, u.n.o.
a . board formed concrete retaining walls
install new board formed poured in place colored
concrete retaining walls where show. See
structural engineering drawings and details for
more info. typical, u.n.o.
b . board formed concrete landscape walls
3’-0” max. height board formed concrete - see
landscape drawings for more info, typical, u.n.o.
c . french drains at all retaining walls
4” dia. perforated pipe at base of retaining walls.
slope @ 1% min., connect to underground tight
line & daylight at energy dissipaters as shown on
grading plan.
18. Wood Decks/Stairs
stoops at all exterior doors
shall conform to sec.
1008.1.4 & sec. 1008.1.5,
2013 CBC.
New 5/4 x 6 IPE decking, over 2x8 ACQ p.t .d .f .
deck joists @ 16” o.c. with 6x8 ptdf girders per
structural framing plans, typical, u.n.o. use
stainless steel screws, verify attachment methods
in field with Architect.
19. Rear Deck Guardrails
see exterior elevations,
and details for more info,
typical.
final design & shop drawings
for exterior guardrail
design to be handled as a
deferred submittal by the
Contractor & submitted to
Bldg. Dept., owner, &
architect for approval prior to
fabrication, typical, u.n.o.
guardrail system shall conform to 2012 IRC,
sec. R 312, and sec. 1013 & sec. 1607A .7,
2013 CBC: for 200 lb. concentrated loading
applied in any direction at any point along top rail,
& have attachment devices & supporting structure
to transfer this loading to appropriate structural
elements of the building.
cable-rail guardrail:
stainless steel shaped guard-railing w/ 1 1/2” sq.
stainless steel tube rail posts @ approx. 2’-6” o.c.
see details for bolted connections, typical.
with 1/4” dia. horiz. stainless steel cables @ 3" o.c.
by Cable-Rail® where shown, installed per
manuf. specs., typical, u.n.o.
EXTERIOR ELEVATION NOTES
1. Class A Roofing System
install new Class A roofing
systems over 30# felt over ½”
exterior grade sheathing o/
new/existing 2x d .f . rafters @
spacing per structural
drawings.
use LP FlameBlock®,
ICC certified (ESR-1365) fire
rated OSB sheathing as req.d
for UWIC fire code, wall
assembly.
a . composition shingle roofing system
Class A composition shingle roofing system
CertainTeed Landmark TL “Weathered
Wood”, over existing and new roof framing
system at new sloped roofs, typical, u.n.o.
b . Class A “flat” roofing system: < 3 :12
Class A - IB Roof Systems (UL-R 15546 &
ICC-ES Evaluation Report ESR-2852),
“Brown” Single Ply Mechanically Attached
Membrane Roofing System w/ heat welded
seams o/ tapered Polyiso insulation panels
(1 /4 ” per ft. slope min.) installed per manuf.
specs., over 1/2" exterior grade OSB or CDX
Structural I sheathing, typical, u.n.o.
see roof plan, roof framing plan, details for more
info., typical, u.n.o.
2. Gutters and Downspouts
see eave details for more
info., typical, u.n.o.
see site plan & grading plans
by Jakaby Engineering for
more surface drainage info.,
typical, u.n.o.
finalize all downspout locations with walk
through in field with architect prior to
setting underground drainage piping.
a . gutters
5” fascia 24 ga. bonderized rectangular fascia
gutters w/ gutter cover screen mesh as required to
prevent accumulation of leaves/debris in gutters
per sec. R327.5.4, 2013 CRC, typical, u.n.o.
b . downspouts
3" sq. 24 ga. bonderized downspouts -connect
downspouts at grade to 4” min. dia. HDPE tight
drain lines and run to infiltration structures per
Grading and Drainage Plan, typical, u.n.o.
3. Roof Jacks
provide neoprene gaskets &
g.i. roof jack/ rain cap. paint
to match roof color & locate
where not visible from street
wherever possible,
typical, u.n.o.
a . exhaust vents
all exhaust vents shall be located a min. of 3' from
or 1' above all roof or wall openings per 2013
CMC sec. 504.5, sec. 510.8.2 & sec. 510.8.3,
typical, u.n.o.
b . plumbing vents
all plumbing vents to be located a min. of 10'
from or 3' above roof or wall openings per 2013
CPC sec. 510.5.2, sec. 906.1, & sec. 906.2,
typical, u.n.o.
4. Flashing
26 ga. g.i. flashing per
sec. R905.2.8, 2013 CRC
for asphalt shingle
roofing systems.
see roof plan and details for
more info., typical, u.n.o.
a . valley flashing
26 ga. g.i. "w " flashing over cont. 36” wide (min.)
extra layer of 30# felt @ all valleys, per 2013 CRC
sec. R905.2.8.2(2 ), typical, u.n.o.
b . step flashing
26 ga. g.i. step "L " flashing per details at roof &
under ext. wall siding, and per sec. R905.2.8.3,
2013 CRC, typical, u.n.o.
c . pitch break flashing
26 ga. g.i. "L " flashing @ all wall to pitched roofs,
per sec. R905.2.8.3, 2013 CRC. typ., u.n.o.
d . cricket flashing
26 ga. g.i. flashing over 1/2" cdx plywood cricket,
over 2x4 d.f. framing @ 24" o.c. (as occurs), with
1/4"/ft. min. slope to drain, typical, u.n.o.
e . window/door head flashing
26 ga. g.i. "Z " flashing above windows & doors,
typical, u.n.o.
5. Exterior Siding & Trim
as required by new work,
remove existing batts at
existing plywood siding where
indicated.
protect existing stud wall
framing to remain as much
as is possible & practical, and
patch and repair existing 1x
exterior siding & gypsum
board finish to remain as
required by new work. install
gyp. bd. per sec. R702.3,
2013 CRC.
use precast GFRC conc.
lintel head trim at stone
headers, typical, u.n.o.
Sydney Peak Stone
“Azul Blend” by
GraniteRock
a . exterior stucco siding
7/8" thick min. 3-coat stucco with smooth steel
trowel finish, o/ heavy duty wire lath, o/ 2 layers
class "d" building paper, o/ Tyvek®, o/ 1/2" cdx
plywood sheathing per 2013 CRC sec. R 703.2 &
sec. R703.6, o/ 2x d.f. studs @ 16" o.c., w/ weep
screed @ base per 2013 CRC sec. R703.6.2.1,
typical, u.n.o.
b . horizontal wood siding (below decks):
5/4 x 5 1/2" S 4 S kiln dried clear cedar siding o/
3/8” thick vertical spacers @ 24” o.c., o/ 4x4 posts
deck assembly (see details), typical, u.n.o.
c . horizontal wood siding :
3/4 x 5 1/2" S 4 S kiln dried clear cedar t&g siding
o/ 3/8” thick vertical spacers @ 24” o.c., o/exterior
rain-screen assembly, typical, u.n.o.
d . exterior wood trim:
1x / 2x kiln-dried stain grade cedar trim (back-
stained) @ new windows & doors, and misc. trim
where occurs, typical, u.n.o.
e . adhered stone veneer
new natural thin stone veneer at all new
wall veneer, chimney, column bases, etc. per
exterior elevations/ installed per details. install all
stone per manuf. specs, w/deep mortar joints (dry
laid look), o/ 3/4” to 1” mortar bed over stucco
wire lath, o/ Cadco J -drain #303 (or equiv.)
drainage blanket, typical, u.n.o.
6. Exterior Painting
provide stain samples on
shingle samples for approval
by owner & architect,
typical, u.n.o.
apply all paint and stain
finishes strictly per
manufacturer’s specs,
typical, u.n.o.
back-stain all fascias and trim
prior to installation.
a . surface preparation:
thoroughly clean exterior surfaces of all dirt, dust,
grease, etc. prior to painting/staining. thoroughly
caulk, spackle, fill, and sand smooth all cracks,
splits, holes, etc. at all affected areas prior to
painting, typical, u.n.o.
b . exterior siding & trim:
provide one coat primer, two coats SAFECOAT
by AFM, or equiv. flat latex zero VOC at stucco
siding, trim, at entire house.
c . exterior wood siding:
provide two coats clear stain/sealer by Cabots, or
equiv. at all stain grade trim, barge board,
posts/columns, window/door trim, trellises, etc.
d . exterior trim:
provide one coat primer, two coats semi-gloss
paint or stain at all eaves, trim, soffits, barge
board, posts/columns, window/door trim, etc.
7. Windows refer to window schedule for more info. typical
8. Foundation Vents
crawl space 1,885 s.f.
total area 150 s.f.
total s.f. vents 12.60 s.f.
where possible align
vents at centerline of
new windows, or as
shown.
a . new addition
provide 6" x 14" g.i. screened vents @ approx.
4'-0" o.c. at perimeter (min. of 22 total vents at
existing house & addition, see exterior elevs.), per
sec. 1203.3, 2013 CBC, typical, u.n.o.
b . existing residence
contractor to verify that ventilation at existing
crawl space is adequate as req’d. by 2013 CBC.
9. Barge Rafter/Fascia
all trim lumber to be paint
grade Advantage Plus
treated fascia/barge board &
trim by Kelleher Corp.®
pre- primed fascia/trim.
a . barge rafter/molding assembly
continuous g.i. drip edge flashing per 2013 CRC
sec. 905.2.8.5, over 1x2 pre-primed shingle strip
o/ moulding per rake details, o/ 2x Clear Lam®
pre-primed barge rafter (to match existing). see
rake details for more info., typical, u.n.o.
10. New E ntry Door &
Sidelites
provide allowance/install new pivot hinge main
entry door and tempered glass sidelites at
location indicated. see door schedule for more
info, typical, u.n.o.
11. New Overhead
Garage Door
provide/install new overhead garage doors at
location indicated. see door schedule for more
info, typical, u.n.o.
12. Existing Fireplace
and Chimney
verify existing 3’-0” (min.)
chimney clearance above the
highest point where the
chimney passes through the
a . existing fireplace to remain
contractor to protect existing masonry fireplace,
firebox, and masonry chimney to remain from
damage during construction typical, u.n.o. verify
existing, or provide new & install approved spark
arrestor per sec. R1003.9.1, 2013 CRC. if 12'-1"10'-1"4'-0"26'-0"T.O. <E> SUBFLOOR
@ MAIN FLOOR
T.O. <E> SUBFLOOR
@ MAIN FLOOR
AVG. EXISTING GRADE
604.43'
612.51'8'-1"616.51'
604.43'
612.51'±8'-1"614.51'
598.24'
624.24'
617.87'
T.O. <N> PLATE
@ NOOK
T.O. <N> PLATE
@ KITCHEN
T.O. <E> PLATE
@ BDRM. #2
T.O. <N> PLATE
@ DINING ROOM
12
±5EXIST'G.
12
±5 EXIST'G.
CANTILEVER
*TEMP.*
<N>
<N><N>
<N><N>
<N><N>
<N><N>
<N><N>*TEMP.*<N>
<N>
<N><N>
*TEMP.**TEMP.*
<N><N>
EXISTING
DRIVEWAY
FINISH GRADE
26'-0" MAX. HT.
APEX OF (E) ROOF
EXISTING GRADE
FINISH
DRIVEWAY
5c (N) HORIZONTAL
EXTERIOR WOOD
SIDING, TYPICAL
5a (N) STUCCO SIDING,
TYPICAL
1 (N) CLASS A COMP.
SHINGLE ROOFING
SYSTEM - TYP. U.N.O.
<N><N>
1b (N) FLAT ROOFING
SYSTEM, TYPICAL
15 (N) METAL
TRELLIS
12'-1"12'-1"±8'-9"26'-0"3'-2"4'-3"25'-0"T.O. <E> SUBFLOOR
@ MAIN FLOOR T.O. <E> SUBFLOOR
@ MAIN FLOOR
T.O. <E> SUBFLOOR
@ MAIN FLOOR
T.O. <E> PLATE
@ LOWER FLOOR
AVG. EXISTING GRADE
(E) GRADE
604.43'
612.51'8'-1"616.51'
604.43'
612.51'8'-1"616.51'
594.93'
603.68'
598.24'
624.24'
617.87'
12
±5EXIST'G.
T.O. <E> PLATE
@ LIVING RM.
T.O. <N> PLATE
@ MASTER BEDRM.
T.O. <N> PLATE
@ NOOK
T.O. <N> PLATE
@ KITCHEN
<N>
*TEMP.*
<N>
*TEMP.*
<N><N>
<N><N>
<N><N>
<N><N><N>
<N><N><N>
<N>
<E><E>
<E>
<N>
EXISTING DRIVEWAY
NEW DRIVEWAY
26'-0" MAX. HT.
APEX OF (E) ROOF
EXISTING GRADE
<N><N>
5d (N) WOOD WINDOW
TRIM @ HORIZONTAL
SIDING, TYPICAL
2b (N) METAL GUTTERS
& DOWNSPOUTS, TYP.
5d (N) WOOD WINDOW
TRIM @ STUCCO
SIDING, TYPICAL
5d (N) WOOD DOOR
TRIM @ STUCCO
SIDING, TYPICAL
5e (N) NATURAL STONE
VENEER WALL
FINISH - TYP.NEW DRIVEWAY
15 (N) METAL
TRELLIS
19 (N) CABLE
GUARD RAIL
18 (N) IPE DECK
& FACING SLATS
17b (N) CONCRETE
GARDEN WALLS
5a NEW STUCCO
WALL FINISH
MAX. BLDG. HT.(EXISTING & NEW)2a
5c
5b
(N) WEST ELEVATION
SCALE: 1/4" = 1'-0"
(N) NORTH ELEVATION
SCALE: 1/4" = 1'-0"
77
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A5.1
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
0 2'4'8'
0 2'4'8'
EXTERIOR ELEVATION NOTES
1. Class A Roofing System
install new Class A roofing
systems over 30# felt over ½”
exterior grade sheathing o/
new/existing 2x d .f . rafters @
spacing per structural
drawings.
use LP FlameBlock®,
ICC certified (ESR-1365) fire
rated OSB sheathing as req.d
for UWIC fire code, wall
assembly.
a . composition shingle roofing system
Class A composition shingle roofing system
CertainTeed Landmark TL “Weathered
Wood”, over existing and new roof framing
system at new sloped roofs, typical, u.n.o.
b . Class A “flat” roofing system: < 3 :12
Class A - IB Roof Systems (UL-R 15546 &
ICC-ES Evaluation Report ESR-2852),
“Brown” Single Ply Mechanically Attached
Membrane Roofing System w/ heat welded
seams o/ tapered Polyiso insulation panels
(1 /4 ” per ft. slope min.) installed per manuf.
specs., over 1/2" exterior grade OSB or CDX
Structural I sheathing, typical, u.n.o.
see roof plan, roof framing plan, details for more
info., typical, u.n.o.
2. Gutters and Downspouts
see eave details for more
info., typical, u.n.o.
see site plan & grading plans
by Jakaby Engineering for
more surface drainage info.,
typical, u.n.o.
finalize all downspout locations with walk
through in field with architect prior to
setting underground drainage piping.
a . gutters
5” fascia 24 ga. bonderized rectangular fascia
gutters w/ gutter cover screen mesh as required to
prevent accumulation of leaves/debris in gutters
per sec. R327.5.4, 2013 CRC, typical, u.n.o.
b . downspouts
3" sq. 24 ga. bonderized downspouts -connect
downspouts at grade to 4” min. dia. HDPE tight
drain lines and run to infiltration structures per
Grading and Drainage Plan, typical, u.n.o.
3. Roof Jacks
provide neoprene gaskets &
g.i. roof jack/ rain cap. paint
to match roof color & locate
where not visible from street
wherever possible,
typical, u.n.o.
a . exhaust vents
all exhaust vents shall be located a min. of 3' from
or 1' above all roof or wall openings per 2013
CMC sec. 504.5, sec. 510.8.2 & sec. 510.8.3,
typical, u.n.o.
b . plumbing vents
all plumbing vents to be located a min. of 10'
from or 3' above roof or wall openings per 2013
CPC sec. 510.5.2, sec. 906.1, & sec. 906.2,
typical, u.n.o.
4. Flashing
26 ga. g.i. flashing per
sec. R905.2.8, 2013 CRC
for asphalt shingle
roofing systems.
see roof plan and details for
more info., typical, u.n.o.
a . valley flashing
26 ga. g.i. "w " flashing over cont. 36” wide (min.)
extra layer of 30# felt @ all valleys, per 2013 CRC
sec. R905.2.8.2(2 ), typical, u.n.o.
b . step flashing
26 ga. g.i. step "L " flashing per details at roof &
under ext. wall siding, and per sec. R905.2.8.3,
2013 CRC, typical, u.n.o.
c . pitch break flashing
26 ga. g.i. "L " flashing @ all wall to pitched roofs,
per sec. R905.2.8.3, 2013 CRC. typ., u.n.o.
d . cricket flashing
26 ga. g.i. flashing over 1/2" cdx plywood cricket,
over 2x4 d.f. framing @ 24" o.c. (as occurs), with
1/4"/ft. min. slope to drain, typical, u.n.o.
e . window/door head flashing
26 ga. g.i. "Z " flashing above windows & doors,
typical, u.n.o.
5. Exterior Siding & Trim
as required by new work,
remove existing batts at
existing plywood siding where
indicated.
protect existing stud wall
framing to remain as much
as is possible & practical, and
patch and repair existing 1x
exterior siding & gypsum
board finish to remain as
required by new work. install
gyp. bd. per sec. R702.3,
2013 CRC.
use precast GFRC conc.
lintel head trim at stone
headers, typical, u.n.o.
Sydney Peak Stone
“Azul Blend” by
GraniteRock
a . exterior stucco siding
7/8" thick min. 3-coat stucco with smooth steel
trowel finish, o/ heavy duty wire lath, o/ 2 layers
class "d" building paper, o/ Tyvek®, o/ 1/2" cdx
plywood sheathing per 2013 CRC sec. R 703.2 &
sec. R703.6, o/ 2x d.f. studs @ 16" o.c., w/ weep
screed @ base per 2013 CRC sec. R703.6.2.1,
typical, u.n.o.
b . horizontal wood siding (below decks):
5/4 x 5 1/2" S 4 S kiln dried clear cedar siding o/
3/8” thick vertical spacers @ 24” o.c., o/ 4x4 posts
deck assembly (see details), typical, u.n.o.
c . horizontal wood siding :
3/4 x 5 1/2" S 4 S kiln dried clear cedar t&g siding
o/ 3/8” thick vertical spacers @ 24” o.c., o/exterior
rain-screen assembly, typical, u.n.o.
d . exterior wood trim:
1x / 2x kiln-dried stain grade cedar trim (back-
stained) @ new windows & doors, and misc. trim
where occurs, typical, u.n.o.
e . adhered stone veneer
new natural thin stone veneer at all new
wall veneer, chimney, column bases, etc. per
exterior elevations/ installed per details. install all
stone per manuf. specs, w/deep mortar joints (dry
laid look), o/ 3/4” to 1” mortar bed over stucco
wire lath, o/ Cadco J -drain #303 (or equiv.)
drainage blanket, typical, u.n.o.
6. Exterior Painting
provide stain samples on
shingle samples for approval
by owner & architect,
typical, u.n.o.
apply all paint and stain
finishes strictly per
manufacturer’s specs,
typical, u.n.o.
back-stain all fascias and trim
prior to installation.
a . surface preparation:
thoroughly clean exterior surfaces of all dirt, dust,
grease, etc. prior to painting/staining. thoroughly
caulk, spackle, fill, and sand smooth all cracks,
splits, holes, etc. at all affected areas prior to
painting, typical, u.n.o.
b . exterior siding & trim:
provide one coat primer, two coats SAFECOAT
by AFM, or equiv. flat latex zero VOC at stucco
siding, trim, at entire house.
c . exterior wood siding:
provide two coats clear stain/sealer by Cabots, or
equiv. at all stain grade trim, barge board,
posts/columns, window/door trim, trellises, etc.
d . exterior trim:
provide one coat primer, two coats semi-gloss
paint or stain at all eaves, trim, soffits, barge
board, posts/columns, window/door trim, etc.
7. Windows refer to window schedule for more info. typical
8. Foundation Vents
crawl space 1,885 s.f.
total area 150 s.f.
total s.f. vents 12.60 s.f.
where possible align
vents at centerline of
new windows, or as
shown.
a . new addition
provide 6" x 14" g.i. screened vents @ approx.
4'-0" o.c. at perimeter (min. of 22 total vents at
existing house & addition, see exterior elevs.), per
sec. 1203.3, 2013 CBC, typical, u.n.o.
b . existing residence
contractor to verify that ventilation at existing
crawl space is adequate as req’d. by 2013 CBC.
9. Barge Rafter/Fascia
all trim lumber to be paint
grade Advantage Plus
treated fascia/barge board &
trim by Kelleher Corp.®
pre- primed fascia/trim.
a . barge rafter/molding assembly
continuous g.i. drip edge flashing per 2013 CRC
sec. 905.2.8.5, over 1x2 pre-primed shingle strip
o/ moulding per rake details, o/ 2x Clear Lam®
pre-primed barge rafter (to match existing). see
rake details for more info., typical, u.n.o.
10. New E ntry Door &
Sidelites
provide allowance/install new pivot hinge main
entry door and tempered glass sidelites at
location indicated. see door schedule for more
info, typical, u.n.o.
11. New Overhead
Garage Door
provide/install new overhead garage doors at
location indicated. see door schedule for more
info, typical, u.n.o.
12. Existing Fireplace
and Chimney
verify existing 3’-0” (min.)
chimney clearance above the
highest point where the
chimney passes through the
a . existing fireplace to remain
contractor to protect existing masonry fireplace,
firebox, and masonry chimney to remain from
damage during construction typical, u.n.o. verify
existing, or provide new & install approved spark
arrestor per sec. R1003.9.1, 2013 CRC. if
EXTERIOR ELEVATION NOTES
1. Class A Roofing System
install new Class A roofing
systems over 30# felt over ½”
exterior grade sheathing o/
new/existing 2x d .f . rafters @
spacing per structural
drawings.
use LP FlameBlock®,
ICC certified (ESR-1365) fire
rated OSB sheathing as req.d
for UWIC fire code, wall
assembly.
a . composition shingle roofing system
Class A composition shingle roofing system
CertainTeed Landmark TL “Weathered
Wood”, over existing and new roof framing
system at new sloped roofs, typical, u.n.o.
b . Class A “flat” roofing system: < 3 :12
Class A - IB Roof Systems (UL-R 15546 &
ICC-ES Evaluation Report ESR-2852),
“Brown” Single Ply Mechanically Attached
Membrane Roofing System w/ heat welded
seams o/ tapered Polyiso insulation panels
(1 /4 ” per ft. slope min.) installed per manuf.
specs., over 1/2" exterior grade OSB or CDX
Structural I sheathing, typical, u.n.o.
see roof plan, roof framing plan, details for more
info., typical, u.n.o.
2. Gutters and Downspouts
see eave details for more
info., typical, u.n.o.
see site plan & grading plans
by Jakaby Engineering for
more surface drainage info.,
typical, u.n.o.
finalize all downspout locations with walk
through in field with architect prior to
setting underground drainage piping.
a . gutters
5” fascia 24 ga. bonderized rectangular fascia
gutters w/ gutter cover screen mesh as required to
prevent accumulation of leaves/debris in gutters
per sec. R327.5.4, 2013 CRC, typical, u.n.o.
b . downspouts
3" sq. 24 ga. bonderized downspouts -connect
downspouts at grade to 4” min. dia. HDPE tight
drain lines and run to infiltration structures per
Grading and Drainage Plan, typical, u.n.o.
3. Roof Jacks
provide neoprene gaskets &
g.i. roof jack/ rain cap. paint
to match roof color & locate
where not visible from street
wherever possible,
typical, u.n.o.
a . exhaust vents
all exhaust vents shall be located a min. of 3' from
or 1' above all roof or wall openings per 2013
CMC sec. 504.5, sec. 510.8.2 & sec. 510.8.3,
typical, u.n.o.
b . plumbing vents
all plumbing vents to be located a min. of 10'
from or 3' above roof or wall openings per 2013
CPC sec. 510.5.2, sec. 906.1, & sec. 906.2,
typical, u.n.o.
4. Flashing
26 ga. g.i. flashing per
sec. R905.2.8, 2013 CRC
for asphalt shingle
roofing systems.
see roof plan and details for
more info., typical, u.n.o.
a . valley flashing
26 ga. g.i. "w " flashing over cont. 36” wide (min.)
extra layer of 30# felt @ all valleys, per 2013 CRC
sec. R905.2.8.2(2 ), typical, u.n.o.
b . step flashing
26 ga. g.i. step "L " flashing per details at roof &
under ext. wall siding, and per sec. R905.2.8.3,
2013 CRC, typical, u.n.o.
c . pitch break flashing
26 ga. g.i. "L " flashing @ all wall to pitched roofs,
per sec. R905.2.8.3, 2013 CRC. typ., u.n.o.
d . cricket flashing
26 ga. g.i. flashing over 1/2" cdx plywood cricket,
over 2x4 d.f. framing @ 24" o.c. (as occurs), with
1/4"/ft. min. slope to drain, typical, u.n.o.
e . window/door head flashing
26 ga. g.i. "Z " flashing above windows & doors,
typical, u.n.o.
5. Exterior Siding & Trim
as required by new work,
remove existing batts at
existing plywood siding where
indicated.
protect existing stud wall
framing to remain as much
as is possible & practical, and
patch and repair existing 1x
exterior siding & gypsum
board finish to remain as
required by new work. install
gyp. bd. per sec. R702.3,
2013 CRC.
use precast GFRC conc.
lintel head trim at stone
headers, typical, u.n.o.
Sydney Peak Stone
“Azul Blend” by
GraniteRock
a . exterior stucco siding
7/8" thick min. 3-coat stucco with smooth steel
trowel finish, o/ heavy duty wire lath, o/ 2 layers
class "d" building paper, o/ Tyvek®, o/ 1/2" cdx
plywood sheathing per 2013 CRC sec. R 703.2 &
sec. R703.6, o/ 2x d.f. studs @ 16" o.c., w/ weep
screed @ base per 2013 CRC sec. R703.6.2.1,
typical, u.n.o.
b . horizontal wood siding (below decks):
5/4 x 5 1/2" S 4 S kiln dried clear cedar siding o/
3/8” thick vertical spacers @ 24” o.c., o/ 4x4 posts
deck assembly (see details), typical, u.n.o.
c . horizontal wood siding :
3/4 x 5 1/2" S 4 S kiln dried clear cedar t&g siding
o/ 3/8” thick vertical spacers @ 24” o.c., o/exterior
rain-screen assembly, typical, u.n.o.
d . exterior wood trim:
1x / 2x kiln-dried stain grade cedar trim (back-
stained) @ new windows & doors, and misc. trim
where occurs, typical, u.n.o.
e . adhered stone veneer
new natural thin stone veneer at all new
wall veneer, chimney, column bases, etc. per
exterior elevations/ installed per details. install all
stone per manuf. specs, w/deep mortar joints (dry
laid look), o/ 3/4” to 1” mortar bed over stucco
wire lath, o/ Cadco J -drain #303 (or equiv.)
drainage blanket, typical, u.n.o.
6. Exterior Painting
provide stain samples on
shingle samples for approval
by owner & architect,
typical, u.n.o.
apply all paint and stain
finishes strictly per
manufacturer’s specs,
typical, u.n.o.
back-stain all fascias and trim
prior to installation.
a . surface preparation:
thoroughly clean exterior surfaces of all dirt, dust,
grease, etc. prior to painting/staining. thoroughly
caulk, spackle, fill, and sand smooth all cracks,
splits, holes, etc. at all affected areas prior to
painting, typical, u.n.o.
b . exterior siding & trim:
provide one coat primer, two coats SAFECOAT
by AFM, or equiv. flat latex zero VOC at stucco
siding, trim, at entire house.
c . exterior wood siding:
provide two coats clear stain/sealer by Cabots, or
equiv. at all stain grade trim, barge board,
posts/columns, window/door trim, trellises, etc.
d . exterior trim:
provide one coat primer, two coats semi-gloss
paint or stain at all eaves, trim, soffits, barge
board, posts/columns, window/door trim, etc.
7. Windows refer to window schedule for more info. typical
8. Foundation Vents
crawl space 1,885 s.f.
total area 150 s.f.
total s.f. vents 12.60 s.f.
where possible align
vents at centerline of
new windows, or as
shown.
a . new addition
provide 6" x 14" g.i. screened vents @ approx.
4'-0" o.c. at perimeter (min. of 22 total vents at
existing house & addition, see exterior elevs.), per
sec. 1203.3, 2013 CBC, typical, u.n.o.
b . existing residence
contractor to verify that ventilation at existing
crawl space is adequate as req’d. by 2013 CBC.
9. Barge Rafter/Fascia
all trim lumber to be paint
grade Advantage Plus
treated fascia/barge board &
trim by Kelleher Corp.®
pre- primed fascia/trim.
a . barge rafter/molding assembly
continuous g.i. drip edge flashing per 2013 CRC
sec. 905.2.8.5, over 1x2 pre-primed shingle strip
o/ moulding per rake details, o/ 2x Clear Lam®
pre-primed barge rafter (to match existing). see
rake details for more info., typical, u.n.o.
10. New E ntry Door &
Sidelites
provide allowance/install new pivot hinge main
entry door and tempered glass sidelites at
location indicated. see door schedule for more
info, typical, u.n.o.
11. New Overhead
Garage Door
provide/install new overhead garage doors at
location indicated. see door schedule for more
info, typical, u.n.o.
12. Existing Fireplace
and Chimney
verify existing 3’-0” (min.)
chimney clearance above the
highest point where the
chimney passes through the
a . existing fireplace to remain
contractor to protect existing masonry fireplace,
firebox, and masonry chimney to remain from
damage during construction typical, u.n.o. verify
existing, or provide new & install approved spark
arrestor per sec. R1003.9.1, 2013 CRC. if
EXTERIOR ELEVATION NOTES
1. Class A Roofing System
install new Class A roofing
systems over 30# felt over ½”
exterior grade sheathing o/
new/existing 2x d .f . rafters @
spacing per structural
drawings.
use LP FlameBlock®,
ICC certified (ESR-1365) fire
rated OSB sheathing as req.d
for UWIC fire code, wall
assembly.
a . composition shingle roofing system
Class A composition shingle roofing system
CertainTeed Landmark TL “Weathered
Wood”, over existing and new roof framing
system at new sloped roofs, typical, u.n.o.
b . Class A “flat” roofing system: < 3 :12
Class A - IB Roof Systems (UL-R 15546 &
ICC-ES Evaluation Report ESR-2852),
“Brown” Single Ply Mechanically Attached
Membrane Roofing System w/ heat welded
seams o/ tapered Polyiso insulation panels
(1 /4 ” per ft. slope min.) installed per manuf.
specs., over 1/2" exterior grade OSB or CDX
Structural I sheathing, typical, u.n.o.
see roof plan, roof framing plan, details for more
info., typical, u.n.o.
2. Gutters and Downspouts
see eave details for more
info., typical, u.n.o.
see site plan & grading plans
by Jakaby Engineering for
more surface drainage info.,
typical, u.n.o.
finalize all downspout locations with walk
through in field with architect prior to
setting underground drainage piping.
a . gutters
5” fascia 24 ga. bonderized rectangular fascia
gutters w/ gutter cover screen mesh as required to
prevent accumulation of leaves/debris in gutters
per sec. R327.5.4, 2013 CRC, typical, u.n.o.
b . downspouts
3" sq. 24 ga. bonderized downspouts -connect
downspouts at grade to 4” min. dia. HDPE tight
drain lines and run to infiltration structures per
Grading and Drainage Plan, typical, u.n.o.
3. Roof Jacks
provide neoprene gaskets &
g.i. roof jack/ rain cap. paint
to match roof color & locate
where not visible from street
wherever possible,
typical, u.n.o.
a . exhaust vents
all exhaust vents shall be located a min. of 3' from
or 1' above all roof or wall openings per 2013
CMC sec. 504.5, sec. 510.8.2 & sec. 510.8.3,
typical, u.n.o.
b . plumbing vents
all plumbing vents to be located a min. of 10'
from or 3' above roof or wall openings per 2013
CPC sec. 510.5.2, sec. 906.1, & sec. 906.2,
typical, u.n.o.
4. Flashing
26 ga. g.i. flashing per
sec. R905.2.8, 2013 CRC
for asphalt shingle
roofing systems.
see roof plan and details for
more info., typical, u.n.o.
a . valley flashing
26 ga. g.i. "w " flashing over cont. 36” wide (min.)
extra layer of 30# felt @ all valleys, per 2013 CRC
sec. R905.2.8.2(2 ), typical, u.n.o.
b . step flashing
26 ga. g.i. step "L " flashing per details at roof &
under ext. wall siding, and per sec. R905.2.8.3,
2013 CRC, typical, u.n.o.
c . pitch break flashing
26 ga. g.i. "L " flashing @ all wall to pitched roofs,
per sec. R905.2.8.3, 2013 CRC. typ., u.n.o.
d . cricket flashing
26 ga. g.i. flashing over 1/2" cdx plywood cricket,
over 2x4 d.f. framing @ 24" o.c. (as occurs), with
1/4"/ft. min. slope to drain, typical, u.n.o.
e . window/door head flashing
26 ga. g.i. "Z " flashing above windows & doors,
typical, u.n.o.
5. Exterior Siding & Trim
as required by new work,
remove existing batts at
existing plywood siding where
indicated.
protect existing stud wall
framing to remain as much
as is possible & practical, and
patch and repair existing 1x
exterior siding & gypsum
board finish to remain as
required by new work. install
gyp. bd. per sec. R702.3,
2013 CRC.
use precast GFRC conc.
lintel head trim at stone
headers, typical, u.n.o.
Sydney Peak Stone
“Azul Blend” by
GraniteRock
a . exterior stucco siding
7/8" thick min. 3-coat stucco with smooth steel
trowel finish, o/ heavy duty wire lath, o/ 2 layers
class "d" building paper, o/ Tyvek®, o/ 1/2" cdx
plywood sheathing per 2013 CRC sec. R 703.2 &
sec. R703.6, o/ 2x d.f. studs @ 16" o.c., w/ weep
screed @ base per 2013 CRC sec. R703.6.2.1,
typical, u.n.o.
b . horizontal wood siding (below decks):
5/4 x 5 1/2" S 4 S kiln dried clear cedar siding o/
3/8” thick vertical spacers @ 24” o.c., o/ 4x4 posts
deck assembly (see details), typical, u.n.o.
c . horizontal wood siding :
3/4 x 5 1/2" S 4 S kiln dried clear cedar t&g siding
o/ 3/8” thick vertical spacers @ 24” o.c., o/exterior
rain-screen assembly, typical, u.n.o.
d . exterior wood trim:
1x / 2x kiln-dried stain grade cedar trim (back-
stained) @ new windows & doors, and misc. trim
where occurs, typical, u.n.o.
e . adhered stone veneer
new natural thin stone veneer at all new
wall veneer, chimney, column bases, etc. per
exterior elevations/ installed per details. install all
stone per manuf. specs, w/deep mortar joints (dry
laid look), o/ 3/4” to 1” mortar bed over stucco
wire lath, o/ Cadco J -drain #303 (or equiv.)
drainage blanket, typical, u.n.o.
6. Exterior Painting
provide stain samples on
shingle samples for approval
by owner & architect,
typical, u.n.o.
apply all paint and stain
finishes strictly per
manufacturer’s specs,
typical, u.n.o.
back-stain all fascias and trim
prior to installation.
a . surface preparation:
thoroughly clean exterior surfaces of all dirt, dust,
grease, etc. prior to painting/staining. thoroughly
caulk, spackle, fill, and sand smooth all cracks,
splits, holes, etc. at all affected areas prior to
painting, typical, u.n.o.
b . exterior siding & trim:
provide one coat primer, two coats SAFECOAT
by AFM, or equiv. flat latex zero VOC at stucco
siding, trim, at entire house.
c . exterior wood siding:
provide two coats clear stain/sealer by Cabots, or
equiv. at all stain grade trim, barge board,
posts/columns, window/door trim, trellises, etc.
d . exterior trim:
provide one coat primer, two coats semi-gloss
paint or stain at all eaves, trim, soffits, barge
board, posts/columns, window/door trim, etc.
7. Windows refer to window schedule for more info. typical
8. Foundation Vents
crawl space 1,885 s.f.
total area 150 s.f.
total s.f. vents 12.60 s.f.
where possible align
vents at centerline of
new windows, or as
shown.
a . new addition
provide 6" x 14" g.i. screened vents @ approx.
4'-0" o.c. at perimeter (min. of 22 total vents at
existing house & addition, see exterior elevs.), per
sec. 1203.3, 2013 CBC, typical, u.n.o.
b . existing residence
contractor to verify that ventilation at existing
crawl space is adequate as req’d. by 2013 CBC.
9. Barge Rafter/Fascia
all trim lumber to be paint
grade Advantage Plus
treated fascia/barge board &
trim by Kelleher Corp.®
pre- primed fascia/trim.
a . barge rafter/molding assembly
continuous g.i. drip edge flashing per 2013 CRC
sec. 905.2.8.5, over 1x2 pre-primed shingle strip
o/ moulding per rake details, o/ 2x Clear Lam®
pre-primed barge rafter (to match existing). see
rake details for more info., typical, u.n.o.
10. New E ntry Door &
Sidelites
provide allowance/install new pivot hinge main
entry door and tempered glass sidelites at
location indicated. see door schedule for more
info, typical, u.n.o.
11. New Overhead
Garage Door
provide/install new overhead garage doors at
location indicated. see door schedule for more
info, typical, u.n.o.
12. Existing Fireplace
and Chimney
verify existing 3’-0” (min.)
chimney clearance above the
highest point where the
chimney passes through the
a . existing fireplace to remain
contractor to protect existing masonry fireplace,
firebox, and masonry chimney to remain from
damage during construction typical, u.n.o. verify
existing, or provide new & install approved spark
arrestor per sec. R1003.9.1, 2013 CRC. if
roof & 2'-0" (min.) chimney
clearance above all roofs
within 10'-0" per sec.
R 1003.9, 2013 CRC.
Sydney Peak “Azul Blend”
by GraniteRock
required, contractor shall provide a copy of the
manuf. U .L . Listing for any new chimney rain
caps/shrouds, per sec. 2113A .9.1, 2013 CBC.
typical, u.n.o.
b . adhered stone veneer
new thin stone veneer at chimney per exterior
elevations per details. install all stone per manuf.
specs – see note #5.d. above, typical, u.n.o.
13. Attic Exhaust Vents
see details & cross sections for
more info.
a . existing attic vents
existing eave & roof mounted vents to remain
where occurs at existing attics to remain,
typical, u.n.o.
b . new attic ventilation:
none required or provided at new roofs per
sec. 806.4.5.1, 2013 CRC. use open cell spray
polyurethane foam insulation at attic/roof.
14. Site Grading
see site plan and Grading &
Drainage plans by Jakaby
Engineering for more info.
a . existing grade to be cut and filled as shown
on Grading & Drainage plan, typical u.n.o.
b . finish grade to slope 5% min. away from
base of building at soil and 2% min. at paving,
per sec. R300.2, 2013 CRC in accordance w/
2013 CGBSC, chapter 4, Division 4.1.
typical, u.n.o.
15. New Exterior Trellises
all lumber to be S4S clear
cedar - see details for more
info., typical, u.n.o.
1 ½” thick x 2” sq. bar spaces - GIA-200-2
aluminum I-Bar grating - as manuf. by
McNichols over 6x cantilevered cedar trellis
beams per details, typical, u.n.o.
16. Landscaping See landscape drawings by Johnna Brooks –
Divine Nature Landscape Design, typical, u.n.o.
17. Retaining Walls and
Landscape Walls
see geotechnical report by
Murray Engineers, Inc. &
grading and drainage plan by
Jakaby Engineering for
more info.
See landscape architect’s
drawings, details, & cross
sections for more details &
specs, typical, u.n.o.
a . board formed concrete retaining walls
install new board formed poured in place colored
concrete retaining walls where show. See
structural engineering drawings and details for
more info. typical, u.n.o.
b . board formed concrete landscape walls
3’-0” max. height board formed concrete - see
landscape drawings for more info, typical, u.n.o.
c . french drains at all retaining walls
4” dia. perforated pipe at base of retaining walls.
slope @ 1% min., connect to underground tight
line & daylight at energy dissipaters as shown on
grading plan.
18. Wood Decks/Stairs
stoops at all exterior doors
shall conform to sec.
1008.1.4 & sec. 1008.1.5,
2013 CBC.
New 5/4 x 6 IPE decking, over 2x8 ACQ p.t .d .f .
deck joists @ 16” o.c. with 6x8 ptdf girders per
structural framing plans, typical, u.n.o. use
stainless steel screws, verify attachment methods
in field with Architect.
19. Rear Deck Guardrails
see exterior elevations,
and details for more info,
typical.
final design & shop drawings
for exterior guardrail
design to be handled as a
deferred submittal by the
Contractor & submitted to
Bldg. Dept., owner, &
architect for approval prior to
fabrication, typical, u.n.o.
guardrail system shall conform to 2012 IRC,
sec. R 312, and sec. 1013 & sec. 1607A .7,
2013 CBC: for 200 lb. concentrated loading
applied in any direction at any point along top rail,
& have attachment devices & supporting structure
to transfer this loading to appropriate structural
elements of the building.
cable-rail guardrail:
stainless steel shaped guard-railing w/ 1 1/2” sq.
stainless steel tube rail posts @ approx. 2’-6” o.c.
see details for bolted connections, typical.
with 1/4” dia. horiz. stainless steel cables @ 3" o.c.
by Cable-Rail® where shown, installed per
manuf. specs., typical, u.n.o.
roof & 2'-0" (min.) chimney
clearance above all roofs
within 10'-0" per sec.
R 1003.9, 2013 CRC.
Sydney Peak “Azul Blend”
by GraniteRock
required, contractor shall provide a copy of the
manuf. U .L . Listing for any new chimney rain
caps/shrouds, per sec. 2113A .9.1, 2013 CBC.
typical, u.n.o.
b . adhered stone veneer
new thin stone veneer at chimney per exterior
elevations per details. install all stone per manuf.
specs – see note #5.d. above, typical, u.n.o.
13. Attic Exhaust Vents
see details & cross sections for
more info.
a . existing attic vents
existing eave & roof mounted vents to remain
where occurs at existing attics to remain,
typical, u.n.o.
b . new attic ventilation:
none required or provided at new roofs per
sec. 806.4.5.1, 2013 CRC. use open cell spray
polyurethane foam insulation at attic/roof.
14. Site Grading
see site plan and Grading &
Drainage plans by Jakaby
Engineering for more info.
a . existing grade to be cut and filled as shown
on Grading & Drainage plan, typical u.n.o.
b . finish grade to slope 5% min. away from
base of building at soil and 2% min. at paving,
per sec. R300.2, 2013 CRC in accordance w/
2013 CGBSC, chapter 4, Division 4.1.
typical, u.n.o.
15. New Exterior Trellises
all lumber to be S4S clear
cedar - see details for more
info., typical, u.n.o.
1 ½” thick x 2” sq. bar spaces - GIA-200-2
aluminum I-Bar grating - as manuf. by
McNichols over 6x cantilevered cedar trellis
beams per details, typical, u.n.o.
16. Landscaping See landscape drawings by Johnna Brooks –
Divine Nature Landscape Design, typical, u.n.o.
17. Retaining Walls and
Landscape Walls
see geotechnical report by
Murray Engineers, Inc. &
grading and drainage plan by
Jakaby Engineering for
more info.
See landscape architect’s
drawings, details, & cross
sections for more details &
specs, typical, u.n.o.
a . board formed concrete retaining walls
install new board formed poured in place colored
concrete retaining walls where show. See
structural engineering drawings and details for
more info. typical, u.n.o.
b . board formed concrete landscape walls
3’-0” max. height board formed concrete - see
landscape drawings for more info, typical, u.n.o.
c . french drains at all retaining walls
4” dia. perforated pipe at base of retaining walls.
slope @ 1% min., connect to underground tight
line & daylight at energy dissipaters as shown on
grading plan.
18. Wood Decks/Stairs
stoops at all exterior doors
shall conform to sec.
1008.1.4 & sec. 1008.1.5,
2013 CBC.
New 5/4 x 6 IPE decking, over 2x8 ACQ p.t .d .f .
deck joists @ 16” o.c. with 6x8 ptdf girders per
structural framing plans, typical, u.n.o. use
stainless steel screws, verify attachment methods
in field with Architect.
19. Rear Deck Guardrails
see exterior elevations,
and details for more info,
typical.
final design & shop drawings
for exterior guardrail
design to be handled as a
deferred submittal by the
Contractor & submitted to
Bldg. Dept., owner, &
architect for approval prior to
fabrication, typical, u.n.o.
guardrail system shall conform to 2012 IRC,
sec. R 312, and sec. 1013 & sec. 1607A .7,
2013 CBC: for 200 lb. concentrated loading
applied in any direction at any point along top rail,
& have attachment devices & supporting structure
to transfer this loading to appropriate structural
elements of the building.
cable-rail guardrail:
stainless steel shaped guard-railing w/ 1 1/2” sq.
stainless steel tube rail posts @ approx. 2’-6” o.c.
see details for bolted connections, typical.
with 1/4” dia. horiz. stainless steel cables @ 3" o.c.
by Cable-Rail® where shown, installed per
manuf. specs., typical, u.n.o.
EXTERIOR ELEVATION NOTES
1. Class A Roofing System
install new Class A roofing
systems over 30# felt over ½”
exterior grade sheathing o/
new/existing 2x d .f . rafters @
spacing per structural
drawings.
use LP FlameBlock®,
ICC certified (ESR-1365) fire
rated OSB sheathing as req.d
for UWIC fire code, wall
assembly.
a . composition shingle roofing system
Class A composition shingle roofing system
CertainTeed Landmark TL “Weathered
Wood”, over existing and new roof framing
system at new sloped roofs, typical, u.n.o.
b . Class A “flat” roofing system: < 3 :12
Class A - IB Roof Systems (UL-R 15546 &
ICC-ES Evaluation Report ESR-2852),
“Brown” Single Ply Mechanically Attached
Membrane Roofing System w/ heat welded
seams o/ tapered Polyiso insulation panels
(1 /4 ” per ft. slope min.) installed per manuf.
specs., over 1/2" exterior grade OSB or CDX
Structural I sheathing, typical, u.n.o.
see roof plan, roof framing plan, details for more
info., typical, u.n.o.
2. Gutters and Downspouts
see eave details for more
info., typical, u.n.o.
see site plan & grading plans
by Jakaby Engineering for
more surface drainage info.,
typical, u.n.o.
finalize all downspout locations with walk
through in field with architect prior to
setting underground drainage piping.
a . gutters
5” fascia 24 ga. bonderized rectangular fascia
gutters w/ gutter cover screen mesh as required to
prevent accumulation of leaves/debris in gutters
per sec. R327.5.4, 2013 CRC, typical, u.n.o.
b . downspouts
3" sq. 24 ga. bonderized downspouts -connect
downspouts at grade to 4” min. dia. HDPE tight
drain lines and run to infiltration structures per
Grading and Drainage Plan, typical, u.n.o.
3. Roof Jacks
provide neoprene gaskets &
g.i. roof jack/ rain cap. paint
to match roof color & locate
where not visible from street
wherever possible,
typical, u.n.o.
a . exhaust vents
all exhaust vents shall be located a min. of 3' from
or 1' above all roof or wall openings per 2013
CMC sec. 504.5, sec. 510.8.2 & sec. 510.8.3,
typical, u.n.o.
b . plumbing vents
all plumbing vents to be located a min. of 10'
from or 3' above roof or wall openings per 2013
CPC sec. 510.5.2, sec. 906.1, & sec. 906.2,
typical, u.n.o.
4. Flashing
26 ga. g.i. flashing per
sec. R905.2.8, 2013 CRC
for asphalt shingle
roofing systems.
see roof plan and details for
more info., typical, u.n.o.
a . valley flashing
26 ga. g.i. "w " flashing over cont. 36” wide (min.)
extra layer of 30# felt @ all valleys, per 2013 CRC
sec. R905.2.8.2(2 ), typical, u.n.o.
b . step flashing
26 ga. g.i. step "L " flashing per details at roof &
under ext. wall siding, and per sec. R905.2.8.3,
2013 CRC, typical, u.n.o.
c . pitch break flashing
26 ga. g.i. "L " flashing @ all wall to pitched roofs,
per sec. R905.2.8.3, 2013 CRC. typ., u.n.o.
d . cricket flashing
26 ga. g.i. flashing over 1/2" cdx plywood cricket,
over 2x4 d.f. framing @ 24" o.c. (as occurs), with
1/4"/ft. min. slope to drain, typical, u.n.o.
e . window/door head flashing
26 ga. g.i. "Z " flashing above windows & doors,
typical, u.n.o.
5. Exterior Siding & Trim
as required by new work,
remove existing batts at
existing plywood siding where
indicated.
protect existing stud wall
framing to remain as much
as is possible & practical, and
patch and repair existing 1x
exterior siding & gypsum
board finish to remain as
required by new work. install
gyp. bd. per sec. R702.3,
2013 CRC.
use precast GFRC conc.
lintel head trim at stone
headers, typical, u.n.o.
Sydney Peak Stone
“Azul Blend” by
GraniteRock
a . exterior stucco siding
7/8" thick min. 3-coat stucco with smooth steel
trowel finish, o/ heavy duty wire lath, o/ 2 layers
class "d" building paper, o/ Tyvek®, o/ 1/2" cdx
plywood sheathing per 2013 CRC sec. R 703.2 &
sec. R703.6, o/ 2x d.f. studs @ 16" o.c., w/ weep
screed @ base per 2013 CRC sec. R703.6.2.1,
typical, u.n.o.
b . horizontal wood siding (below decks):
5/4 x 5 1/2" S 4 S kiln dried clear cedar siding o/
3/8” thick vertical spacers @ 24” o.c., o/ 4x4 posts
deck assembly (see details), typical, u.n.o.
c . horizontal wood siding :
3/4 x 5 1/2" S 4 S kiln dried clear cedar t&g siding
o/ 3/8” thick vertical spacers @ 24” o.c., o/exterior
rain-screen assembly, typical, u.n.o.
d . exterior wood trim:
1x / 2x kiln-dried stain grade cedar trim (back-
stained) @ new windows & doors, and misc. trim
where occurs, typical, u.n.o.
e . adhered stone veneer
new natural thin stone veneer at all new
wall veneer, chimney, column bases, etc. per
exterior elevations/ installed per details. install all
stone per manuf. specs, w/deep mortar joints (dry
laid look), o/ 3/4” to 1” mortar bed over stucco
wire lath, o/ Cadco J -drain #303 (or equiv.)
drainage blanket, typical, u.n.o.
6. Exterior Painting
provide stain samples on
shingle samples for approval
by owner & architect,
typical, u.n.o.
apply all paint and stain
finishes strictly per
manufacturer’s specs,
typical, u.n.o.
back-stain all fascias and trim
prior to installation.
a . surface preparation:
thoroughly clean exterior surfaces of all dirt, dust,
grease, etc. prior to painting/staining. thoroughly
caulk, spackle, fill, and sand smooth all cracks,
splits, holes, etc. at all affected areas prior to
painting, typical, u.n.o.
b . exterior siding & trim:
provide one coat primer, two coats SAFECOAT
by AFM, or equiv. flat latex zero VOC at stucco
siding, trim, at entire house.
c . exterior wood siding:
provide two coats clear stain/sealer by Cabots, or
equiv. at all stain grade trim, barge board,
posts/columns, window/door trim, trellises, etc.
d . exterior trim:
provide one coat primer, two coats semi-gloss
paint or stain at all eaves, trim, soffits, barge
board, posts/columns, window/door trim, etc.
7. Windows refer to window schedule for more info. typical
8. Foundation Vents
crawl space 1,885 s.f.
total area 150 s.f.
total s.f. vents 12.60 s.f.
where possible align
vents at centerline of
new windows, or as
shown.
a . new addition
provide 6" x 14" g.i. screened vents @ approx.
4'-0" o.c. at perimeter (min. of 22 total vents at
existing house & addition, see exterior elevs.), per
sec. 1203.3, 2013 CBC, typical, u.n.o.
b . existing residence
contractor to verify that ventilation at existing
crawl space is adequate as req’d. by 2013 CBC.
9. Barge Rafter/Fascia
all trim lumber to be paint
grade Advantage Plus
treated fascia/barge board &
trim by Kelleher Corp.®
pre- primed fascia/trim.
a . barge rafter/molding assembly
continuous g.i. drip edge flashing per 2013 CRC
sec. 905.2.8.5, over 1x2 pre-primed shingle strip
o/ moulding per rake details, o/ 2x Clear Lam®
pre-primed barge rafter (to match existing). see
rake details for more info., typical, u.n.o.
10. New E ntry Door &
Sidelites
provide allowance/install new pivot hinge main
entry door and tempered glass sidelites at
location indicated. see door schedule for more
info, typical, u.n.o.
11. New Overhead
Garage Door
provide/install new overhead garage doors at
location indicated. see door schedule for more
info, typical, u.n.o.
12. Existing Fireplace
and Chimney
verify existing 3’-0” (min.)
chimney clearance above the
highest point where the
chimney passes through the
a . existing fireplace to remain
contractor to protect existing masonry fireplace,
firebox, and masonry chimney to remain from
damage during construction typical, u.n.o. verify
existing, or provide new & install approved spark
arrestor per sec. R1003.9.1, 2013 CRC. if 8'-10"12'-1"±8'-9"±8'-9"26'-0"T.O. <E> SUBFLOOR
@ MAIN FLOOR
T.O. <E> SUBFLR.
@ MAIN FLOOR
T.O. <E> PLATE
@ LOWER FLOOR
T.O. <E> SUBFLOOR
@ MAIN FLOOR
T.O. <E> SUBFLOOR
@ MAIN FLOOR
T.O. <E> PLATE
@ LOWER FLOOR
AVG. EXISTING GRADE
604.43'
612.51'8'-1"613.26'
604.43'
612.51'8'-1"616.51'
594.93'
603.68'
594.93'
603.68'
598.24'
624.24'
617.87'
12
±5EXIST'G.
12
±5 EXIST'G.
T.O. <E> PLATE
@ LIVING RM.
T.O. <N> PLATE
@ OFFICE
T.O. <E> PLATE
@ MASTER BEDRM.
& MASTER BATH
T.O. <N> PLATE
@ MASTER BEDRM.
& MASTER BATH
DORMER
<N>
<N>
*TEMP.*
<N>
<N><N><N>
<N><N><N><N><N>
<N>
*TEMP.*
<N>
<N><N><N><N>
<N>
<E><E>
<E>
<E>
<E><E><E><E>
<E>
*TEMP.*
<N>
<N><N><N><N><N><N>
<N><N>
EXISTING GRADE
EXISTING GRADE
26'-0" MAX. HT.
APEX OF (E) ROOF
5a (N) STUCCO SIDING,
TYPICAL
1 (N) CLASS A COMP.
SHINGLE ROOFING
SYSTEM - TYP. U.N.O.
5e (N) NATURAL
STONE VENEER WALL
FINISH - TYP.
1b (N) FLAT ROOFING
SYSTEM, TYPICAL
@ DORMERS
7 NEW ALUM. CLAD
WOOD FRAME
WINDOWS, TYP.
5a NEW STUCCO
SIDING, TYP.
5c NEW STONE
VENEER
8'-10"26'-0"T.O. <E> SUBFLOOR
@ MAIN FLOOR
T.O. <E> SUBFLOOR
@ MAIN FLOOR
AVG. EXISTING GRADE
604.43'
612.51'8'-1"604.43'
612.51'8'-1"613.26'
598.24'
624.24'
617.87'
12
±5EXIST'G.
12
±5 EXIST'G.
T.O. <E> PLATE
@ BEDRM. #2 T.O. <E> PLATE
@ BEDRM. #3
T.O. <N> PLATE
@ OFFICE
<N><N>
<E><E><E>
<E><E>
<E><E>
EXISTING GRADE
26'-0" MAX. HT.
APEX OF (E) ROOF
5d (N) WD. WDW.
TRIM @ HORIZ.
SIDING, TYPICAL
2b (N) METAL GUTTERS
& DOWNSPOUTS, TYP.
5d (N) WOOD WINDOW
TRIM @ STUCCO
SIDING, TYPICAL
5d (N) WOOD DOOR
TRIM @ STUCCO
SIDING, TYPICAL
5c (N) HORIZONTAL
EXTERIOR WOOD
SIDING, TYPICAL
1 EXIST'G. ROOF
TO REMAIN - PATCH
AS REQUIRED
2b NEW G.I. GUTTERS
& DOWNSPOUTS, TYP.
19 CABLE RAIL
GUARDRAIL
5b IPE DECKS AND
WOOD SLATS
2a
2a
(N) EAST ELEVATION
SCALE: 1/4" = 1'-0"
(N) SOUTH ELEVATION
SCALE: 1/4" = 1'-0"
78
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A6.0
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
ROOF PLAN NOTES
1. Class A Roofing System
install all new Class A roofing
systems over ½” exterior
grade sheathing o/ new
2x d .f . rafters @ spacing per
structural drawings.
use LP FlameBlock®,
ICC certified (ESR-1365) fire
rated OSB sheathing as req.d
for UWIC fire code, wall
assembly.
a . composition shingle roofing system
Class A composition shingle roofing
system CertainTeed Landmark TL “Weathered
Wood”, over existing and new roof
framing system at new sloped roofs,
typical, u.n.o.
b . Class A “flat” roofing system: < 3:12
Class A - IB Roof Systems (UL-R 15546 &
ICC-ES Evaluation Report ESR-2852),
“Brown” Single Ply Mechanically Attached
Membrane Roofing System w/ heat welded
seams o/ tapered Polyiso insulation panels
(1/4” per ft. slope min.) installed per manuf.
specs., over 1 /2 " exterior grade OSB or CDX
Structural I sheathing, typical, u.n.o.
2. Gutters and Downspouts
see eave details for more
info., typical, u.n.o.
see site plan for more surface
drainage info., typical, u.n.o.
provide option for “Green
Screen” or equiv. leaf screens
at all gutters.
finalize all downspout locations with walk
through in field with architect prior to
setting underground drainage piping.
a . gutters
5” fascia 24 ga. bonderized rectangular fascia
gutters w/ gutter cover screen mesh as required to
prevent accumulation of leaves/debris in gutters
per sec. R327.5.4, 2013 CRC, typical, u.n.o.
b . downspouts
3" sq. 24 ga. bonderized downspouts -connect
downspouts at grade to 4” min. dia. HDPE tight
drain lines and run to infiltration structures per
Grading and Drainage Plan, typical, u.n.o.
3. Roof Jacks
provide neoprene gaskets &
g.i. roof jack/ rain cap. paint
to match roof color & locate
where not visible from street
wherever possible,
typical, u.n.o.
a . exhaust vents
all exhaust vents shall be located a min. of 3'
from or 1' above all roof or wall openings per
sec. 504.5, sec. 510.8.2 & sec. 510.8.3,
2013 CMC, typical, u.n.o.
b . plumbing vents
all plumbing vents to be located a min. of 10'
from or 3' above roof or wall openings per
sec. 510.5.2, sec. 906.1, & sec. 906.2,
2013 CPC, typical, u.n.o.
4. Flashing
26 ga. g.i. flashing per
sec. R905.2.8, 2013 CRC
for asphalt shingle
roofing systems.
see roof plan and details for
more info., typical, u.n.o.
a . valley flashing
26 ga. g.i. "w " flashing over cont. 36” wide (min.)
extra layer of 30# felt @ all valleys, per
sec. R 905.2.8.2(2 ), 2013 CRC. typical, u.n.o.
b . step flashing
26 ga. g.i. step "L " flashing per details at roof &
under ext. wall siding, and per sec. R905.2.8.3,
2013 CRC. typical, u.n.o.
c . pitch break flashing
26 ga. g.i. "L " flashing @ all wall to pitched roofs,
per sec. R905.2.8.3, 2013 CRC. typ., u.n.o.
d . cricket flashing
26 ga. g.i. flashing over 1/2" cdx plywood cricket,
over 2x4 d.f. framing @ 24" o.c. (as occurs), with
1/4"/ft. min. slope to drain, typical, u.n.o.
e . window/door head flashing
26 ga. g.i. "Z " flashing above windows & doors,
typical, u.n.o.
5. California
Framing
see roof plan & roof framing plan for shaded
areas indicating California framing. 2x12
continuous nailer for new rafters over roof
sheathing. see structural framing plan & details
for more info., typical, u.n.o.
6. Raftertails/Barge
Rafter/Fascia
all trim lumber to be paint
grade Advantage Plus
treated fascia/barge board &
trim by Kelleher Corp.®
pre- primed fascia/trim.
a . barge rafter/molding assembly
continuous g.i. drip edge flashing per 2013 CRC
sec. 905.2.8.5, over 1x2 pre-primed shingle
strip o/ moulding per rake details, o/ 2x Clear
Lam® pre-primed barge rafter (to match
existing). see rake details for more info.,
typical, u.n.o.
7. Attic Exhaust Vents
a . existing attic vents
existing eave & roof mounted vents to remain
where occurs at existing attics to remain,
typical, u.n.o.
b . new attic ventilation:
none required or provided at new roofs per
sec. 806.4.5.1, 2013 CRC. use open cell spray
polyurethane foam insulation at attic/roof.
8. Existing Fireplace
and Chimney
verify existing 3’-0” (min.)
chimney clearance above the
highest point where the
chimney passes through the
roof & 2'-0" (min.) chimney
clearance above all roofs
within 10'-0" per sec.
R 1003.9, 2013 CRC.
Sydney Peak Stone
“Azul Blend” by
GraniteRock
a . existing fireplace to remain
contractor to protect existing masonry fireplace,
firebox, and masonry chimney to remain from
damage during construction typical, u.n.o. verify
existing, or provide new & install approved spark
arrestor per sec. R1003.9.1, 2013 CRC. if
required, contractor shall provide a copy of the
manuf. U .L . Listing for any new chimney rain
caps/shrouds, per sec. 2113A .9.1, 2013 CBC.
typical, u.n.o.
b . adhered stone veneer
new natural thin stone veneer at all new
wall veneer, chimney, column bases, etc. per
exterior elevations and battered per details.
install all stone per manuf. specs, w/deep mortar
joints (dry laid look), o/ 3/4” to 1” mortar bed over
stucco wire lath, o/ Cadco J -drain #303 (or
equiv.) drainage blanket, typical, u.n.o.
9 . New Trellises
all lumber to be S4S clear
cedar - see details for more
info., typical, u.n.o.
1 ½” thick x 2” sq. bar spaces - GIA-200-2
aluminum I-Bar grating - as manuf. by
McNichols over 6x cantilevered cedar trellis
beams per details, typical, u.n.o.
0 2'4'8'
A
A1.2
A
A1.2
B
A1.2
B
A1.2
C
A1.2
C
A1.2
D
A1.3
D
A1.3
E
A1.3
E
A1.3
F
A1.3
F
A1.3
LOW SLOPE
(VERIFY)
<N>
LOW SLOPE
(VERIFY)
<N>LOW SLOPE(VERIFY)<N>LOW SLOPE
(VERIFY)
<N>
LOW SLOPE
(VERIFY)
<N>LOW SLOPE(VERIFY)<N>LOW SLOPE(VERIFY)<N>LOW SLOPE
(VERIFY)
<N>
LOW SLOPE
(VERIFY)
<N>
LOW SLOPE
(VERIFY)
<N>LOW SLOPE(VERIFY)<N>LOW SLOPE(VERIFY)<N>LOW SLOPE(VERIFY)<N>LOW SLOPE
(VERIFY)
<N>
LOW SLOPE
(VERIFY)
<N>
LOW SLOPE
(VERIFY)
<N>LOW SLOPE(VERIFY)<N>LOW SLOPE
(VERIFY)
<N>ROOFPITCH<E> 5:12ROOFPITCH<E>5:12ROOF
PITCH
<E> 5:12
ROOF
PITCH
<E> 5:12
ROOF
PITCH
<E> 5:12
ROOF
PITCH
<E> 5:12
<N>
DECK
BELOW
<E>
DECK
BELOW
<N>
DECK
BELOW ROOFPITCH<N> 5:12ROOFPITCH<E> 5:12ROOFPITCH<E> 5:12<N>
D.S.
<E> ROOF
LINE
<E> ROOF
LINE
<E> ROOFLINE<E> ROOF
LINE
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
<N>
D.S.
1b LOW SLOPE/"FLAT"
ROOFING SYSTEM
1 EXISTING COMP.
SHINGLE ROOF
1 EXISTING COMP.
SHINGLE ROOF
1b LOW SLOPE/"FLAT"
ROOFING SYSTEM
2a NEW METAL
GUTTERS,
TYPICAL
2b NEW METAL
DOWNSPOUT,
TYPICAL
(N) ROOF PLAN
SCALE: 1/4" = 1'-0"
79
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A10.0
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
0 2'4'8'
ALL OUTLETS, SWITCHES,
FIXTURES, ETC. MARKED AS <E>
ARE EXISTING TO REMAIN.
THOSE MARKED AS <R> ARE TO
BE RELOCATED AS SHOWN, AND
PER OWNER'S SPECIFICATIONS.
<E>
<S>
<R>
NOTE:
EXISTING ITEMS TO BE
REMOVED, TYPICAL, U.N.O.
EXISTING
SALVAGED
EXISTING WALL TO BE REMOVED,
TYPICAL, U.N.O.
EXISTING MASONRY WALL TO BE
REMOVED, TYPICAL, U.N.O.
EXISTING WALL TO REMAIN,
TYPICAL, U.N.O.
DEMOLITION LEGEND
598
596
594
592
602
(E) 6"
ORNAM.
(E) 30"
OAK
(E) 35"
OAK
(E) 26"
OAK
(E) 24"
OAK
(E)11"
OAK
(E)13"
OAK
(E) 25"
OAK
(E)12"
OAK 25'-0" EXTERIOR SIDE SETBACK<E>
W.C.
<E>
W.C.
<E>
TUB
<E> 40x24F.P. w/ 8" TALLHEARTH<E>
SINK
<E>
SINK *TEMP*<E> 39x23
F.P. w/ 14 TALL
HEARTH
DN5R
@ ±7½" EA.DN10R@ ±7" EA.<E>RE
F
R
I
G
.<E>D.W.<E><E> CABINETRY
<E>
29x68
C.O.
M. BATH
<E>
80 FLAT CLG.
<E> TILE
M. CLOS.
<E>
80 FLAT CLG.
<E> HARDWD.
FLR'G.
B.R. HALL
<E>
80 FLAT CLG.
<E> HARDWD.
FLR'G.
<E> PR.
28x68
SLID'G. DRS.
<E> PR.
28x68
SLID'G. DRS.
BATH #2
<E>
80 FLAT CLG.
<E> TILE <E>28x68C.O.HALL
<E>
80 FLAT CLG.
<E> HARDWD.
FLR'G.
F.F.≈604.49'
<E> CABINETRY <E>±108x68C.O.DECK
F.F.≈604.20'
DECK
F.F.≈604.20'<E> PR.30X68FR. DRS.MASTER BDRM.
<E> 80 FLAT CLG.
<E> HARDWD. FLR'G.
F.F.≈604.49'<E>28X68DR.<E>28X68DR.<E>24X68DR.<E>24X68DR.BEDROOM #2
<E> 80 FLAT CLG.
<E> HARDWD. FLR'G.
<E>
30X42
CSMNT.
@68 HDR.
<E>
30X42
CSMNT.
@68 HDR.<E>30X22CSMNT.@68 HDR.<E>16X22CSMNT.@68 HDR.<E>16X22CSMNT.@68 HDR.<E>28X68DR.<E
>28X68DR.
<E>
20X32
CSMNT.
@68 HDR.<E> PR.20X32CSMNTS.@68 HDR.<E>
DR.<E> PR.30X42CSMNTS.@68 HDR.<E> PR.30X42CSMNTS.@68 HDR.<E>38X42FIXED@68 HDR.<E>20X42CSMNT.@68 HDR.<E>20X42CSMNT.@68 HDR
.
<E>
±40X62
CSMNT.
@68 HDR.
<
E
>
±40X62CSM
N
T
.
@6
8
HDR
.<E>±4 0 X 6 2
CSMNT.@6 8 HDR.
LIVING ROOM
<E> VLT'D. CLG.
w/ BEAMS
<E> HARDWD. FLR'G.<E>DR.<E> PR.24X68DR.<E>30x68DR. w/±10 S.L.<E>
40X42
CSMNT.
@68 HDR.
<E>
20X42
CSMNT.
@68 HDR.
<E>
20X42
CSMNT.
@68 HDR.<E>28x68FR. DR.<E>
20x40
SKYLTS.
<E>
30X44
FIXED
@68 HDR.<E> PR.28X68FR. DRS.w/±10 S.L.<E>
2 8 X6 8
FR. D
R.<E> PR
.24X68FR.
DRS
.w/±13 S
.L
.
<E>
1 4 X 5 0
CSMN
T.
@6 8 HDR.<E>14X50CSMNT.@68 HDR
.<E> PR.20X30CSMNTS.@68 HDR.<E>
P
R
.
20
X50CS
M
N
T
S
.
@68 HD
R
.
<E>
P
R
.
20
X50CS
M
N
T
S
.
@68 HD
R
.
NOOK
<E> VLT'D. CLG.
w/ BEAMS
<E> HARDWD. FLR'G.
KITCHEN
<E> 80 FLAT CLG.
<E> HARDWD. FLR'G.
<E>
510x45
SKYLT.
WELL<E> PR.20X42CSMNTS.@68 HDR.<E>60X42FIXED@68 HDR.DINING ROOM
<E> 80 FLAT CLG.
<E> HARDWD. FLR'G.
F.F.≈604.49'
<E> 3x6
<E> 4x12＿＿＿＿<E>38 WIDETRAPEZOIDWDW.DN
±2½"
<E>
DB
L
.
OV
E
N
& M
W
<E>SINK<E>
SIN
K
<E>
DE
S
K
<E>
CA
B
.
<E>
SHELVES
<E>
GAS
<E>
ELEC.
METER
DN.
±4"
DN.
±3½"
DN.
2R
DN.
±1¾"
DN.
±1¾"
DN.
2R
DN.
±1¾"
DN.
±6"
<R><R><R><R><R><R><R><R><R><R><R
>
<R><R><R><R><R><R><R><R>
<R>
<R>
<R>
<R>
<R><R><R><R><R><R>
<R>
<R>
<R>
<R><R><R><R><R>
<R>
<R>
<R><R><R>
<R><R><R>
<R>
<R><R><R><R><E> ATTIC
ACCESS
<E>
<E>
<E>
CAR
<E>
<E>
<E>
HIG
H
WA
L
L
<E>
HIG
H
WA
L
L
<E>
<E>
HIGH
WALL<E>
HIGH
WALL
<E>
CAR
<E>
<E>
<E>
WALL
HTR.
MAIN FLR. DEMO PLAN
SCALE: 1/4" = 1'-0"
80
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A10.1
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
0 2'4'8'
ALL OUTLETS, SWITCHES,
FIXTURES, ETC. MARKED AS <E>
ARE EXISTING TO REMAIN.
THOSE MARKED AS <R> ARE TO
BE RELOCATED AS SHOWN, AND
PER OWNER'S SPECIFICATIONS.
<E>
<S>
<R>
NOTE:
EXISTING ITEMS TO BE
REMOVED, TYPICAL, U.N.O.
EXISTING
SALVAGED
EXISTING WALL TO BE REMOVED,
TYPICAL, U.N.O.
EXISTING MASONRY WALL TO BE
REMOVED, TYPICAL, U.N.O.
EXISTING WALL TO REMAIN,
TYPICAL, U.N.O.
DEMOLITION LEGEND
<E>
W.C.UP15R@ ±7¼" EA.*TEMP
*<E>SINK<E>24 PKT.DR.LAUNDRY
<E> ±83
FLAT CLG.
w/ BEAMS
<E> HARDWD.
FLR'G.
F.F.≈595.49'<E>29 C.O.STORAGE
<E> ±80
FLAT CLG.
<E> HARDWD.
FLR'G.
F.F.≈595.74'
BATH #2
<E>
±86 FLAT CLG.
<E> TILE
<E>
W
<E>
D
CELLAR/STORAGE
<E> CONC. SLAB
F.F.≈595.44'<E>80X762-PANELSLID'G.GLS. DRS.<E>80X762-PANELSLID'G.GLS. DRS.<E>
60X76
2-PANEL
SLID'G.
GLS. DRS.<E> PR.28 DR.<E>28 DR.<E> PR.20 FR.DRS.BEDROOM #4
<E> ±86 FLAT CLG.
<E>
HARDWD. FLR'G.
F.F.≈595.20'
BEDROOM #3
<E> ±89 FLAT CLG.
w/ BEAMS
<E> STONE TILE
F.F.≈594.99'<E>28 DR.<E>24 DR.<E>26 DR.<E>
30X53
CSMNT.
@83 HDR.
<E>
30X53
FIXED
@83 HDR.
<E>
30X53
FIXED
@83 HDR.
<E>
30X53
FIXED
@83 HDR.
<E>
10X53
FIXED <E>±34X53FIXED@83 HDR.<E>±34X53FIXED@83 HDR.<E>±34X53FIXED@83 HDR.<E>±34X53FIXED@83 HDR.<E>±34X53FIXED@83 HDR.<E>
30X53
CSMNT.
@83 HDR.
<E>
30X53
FIXED
@83 HDR.
<E>
30X50
FIXED
@83 HDR.
<E>
30X24
FIXED
@83 HDR.
<E>
30X24
FIXED
@83 HDR.<E>50X53FIXED@76 HDR.<E>
18X76
FIXED
@76 HDR.
<E> PR.
20X42
CSMNTS.
@±70 HDR.
<E> PR.
20X42
CSMNTS.
@±70 HDR.<E>20X32CSMNT.FAMILY ROOM
<E> ±96 FLAT CLG.
w/ BEAMS
<E> STONE TILE & CONC. SLAB
F.F.≈594.11'<E> 4x14 BEAMS<E> 4x14 BEAM <E> 4x8 BEAMSREMOVE (E)
BRICK
REMOVE (E)
BRICK
(E) CONC.
SLAB TO BE
REMOVED
UP
±6"
UP
±2½"
UP
±3"
UP
±5"
UP
±5½"
DN.
±1¼"
DN
2
R
@±
5
¼" E
A
.
<E>
SUB
PANEL
<E>
GAS
UP
±5½"
DN.
±3¾"DN.±2½DN.±2"<R>
<S>
<S><R><R><R>
<R><R><R><R><R><R><R><R><R><R><R><R>
<S>
<R><R>
<R>
<E>
<E>
HIGH
WALL
-
-
<E>
HIGH
WALL
<E>
HIGH
WALL
<E>
LOW
WALL
-
LOWER FLR. DEMO PLAN
SCALE: 1/4" = 1'-0"
598
596
594
592
(E) 6"
ORNAM.
(E) 30"
OAK
(E) 35"
OAK
(E) 26"
OAK
(E) 24"
OAK
(E)11"
OAK
(E)13"
OAK
(E) 25"
OAK
(E)12"
OAK 25'-0" EXTERIOR SIDE SETBACK81
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A10.2
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
0 2'4'8'
0 2'4'8'
T.O. <E> SUBFLOOR
@ MASTER BEDRM.
T.O. <E> SUBFLOOR
@ KITCHEN ±8'-1"612.53'
604.45'604.45'
612.53'±8'-1"T.O. <E> PLATE
@ MASTER BEDRM.
T.O. <E> PLATE
@ KITCHEN
<E>
<E>
<E><E>
<E><E>
12
±5EXIST'G.
12
±5 EXIST'G.12
±5 EXIST'G.
<E><E>
EXISTING GRADE
<R>
<R><R><R>
<R><R>
<R><R>
T.O. <E> SUBFLOOR
@ DINING ROOM
T.O. <E> SUBFLOOR
@ FAMILY ROOM
T.O. <E> SUBFLOOR
@ KITCHEN
604.45'
612.53'±8'-1"594.07'
603.64'±9'-7"±8'-1"612.53'
604.45'
<E><E>
<E><E><E><E>
<E><E><E><E><E><E>
<E><E><E><E>
<E><E>
12
±5EXIST'G.
12
±5 EXIST'G.
T.O. <E> PLATE
@ DINING ROOM
T.O. <E> PLATE
@ FAMILY ROOM
T.O. <E> PLATE
@ KITCHEN
EXISTING GRADE
<R><R>
<R><R><R><R>
<R><R><R><R><R><R>
<R>
(E) WEST ELEVATION
SCALE: 1/4" = 1'-0"
(E) NORTH ELEVATION
SCALE: 1/4" = 1'-0"
82
EC
TTRCHAI
REN._______
No. C 018234
1/1/18
NOEL F. CROSS
DE
L NEC SI
SETAT
OF C FILA O RNAI
G !
this symbol calls attention to a !green!
materi al or const ruction process" the
g e n e r a l c o n t r a c t o r a n d a l l
s u b c o n t r a c t o r s s h a l l g i v e s p e c i a l
a t te nt ion to l ocati n g# p ro c u ri ng # and
installing this specific material# or one
t h a t i s a s e q u a l l y environmentally
sustainable" in many cases vendor phone
numbers have been included" call the
architect in the event you cannot locate
the specified material"
NFC
PROJECT DATA
14.01
NFC/DSK/JIF
A10.3
2/16/17
Date
Drawn By
Checked By
Project No.
Sheet
No.
ARCHITECT
The plans, ideas arrangements, and designs
indicated or represented by this drawing are
owned by, and are the property of the Architect
and were created and developed solely for use
on, and in connection with this specific project,
and shall not be used, in whole or in part, for any
purpose for which they were not originally
intended without written permission from:
NOEL F. CROSS, ARCHITECT, A.I.A.
Of
date printed:
Occupancy
Construction
Property
Owners
Project
Address
Kevin Tsai
Jacqueline Chow
Phone (408) 218-8188
Parcel
Gross Site Area
Zoning
3.970 acres
172,933 sq. ft.
R-3 & U
R-1-40,000 Single
Family Residential
City of Saratoga
Setbacks
20972 Saratoga Hills Rd.
Saratoga, CA 95070
APN: 503-29-034
Front: 30'-0"
Ext. Side: 25'-0"
Int. Side: 20'-0"
Max. Ht.: 26'-0"
Type V-B
Revisions
148 E. Virginia Street #2 San Jose, CA 95112
408-216-0222 www.nfcarchitect.com
TSAI REMODEL
Net Site Area 1.760 acres
76,656 sq. ft.
19 OCTOBER 2016
PLANNING
SUBMITTAL
+Noel Cross Architects
0 2'4'8'
0 2'4'8'
T.O. <E> SUBFLOOR
@ BEDROOM #2
T.O. <E> SUBFLOOR
@ LIVING ROOM
T.O. <E> SUBFLOOR
@ BEDROOM #3
604.45'
612.53'±8'-1"±8'-1"612.53'
604.45'±8'-10"603.78'
594.95'
12
±5EXIST'G.
12
±5 EXIST'G.
<E><E><E><E><E>
<E><E><E><E>
<E>
<E><E>
<E><E><E><E>
<E>
<E>
<E><E><E><E><E><E>
T.O. <E> PLATE
@ BEDROOM #2
T.O. <E> PLATE
@ LIVING ROOM
T.O. <E> PLATE
@ BEDROOM #3
EXISTING GRADE
<R><R><R><R><R>
<R><R><R><R>
<R>
<R><R>
T.O. <E> SUBFLOOR
@ LIVING ROOM
T.O. <E> SUBFLOOR
@ BEDROOM #4
T.O. <E> SUBFLOOR
@ MASTER BEDROOM ±8'-1"612.53'
604.45'±8'-7"603.78'
595.16'
604.45'
612.53'±8'-1"<E>
<E><E><E>
<E><E>
<E><E><E><E><E><E>
12
±5EXIST'G.12
±5 EXIST'G.
T.O. <E> PLATE
@ LIVING ROOM
T.O. <E> PLATE
@ BEDROOM #4
T.O. <E> PLATE
@ MASTER BEDROOM
EXISTING GRADE
<R>
<R><R><R><R>
(E) EAST ELEVATION
SCALE: 1/4" = 1'-0"
(E) SOUTH ELEVATION
SCALE: 1/4" = 1'-0"
83
84
85
86
87
88
TitleDrawing NumberCAD File NameDrawn ByDatePlant Plan Front YardDN-01Jlb9.11.16TsaiTsai and Chow Residence20972 Saratoga Hills Rd Saratoga CA, 95070Designed ByJlbPhone: .408.218.8188NATURE LANDSCAPE DESIGN
650.222.0418
Planting Plan Scale:1/8"=1'-0"606608610604602600
598
596
594
7%
8%
12%
11%12½%
10
%5885867%6126
1
4
11½%
610 600610(E
)
30"OAK(E
)
35"OAK(E
)
32"OAK(E
)
26"OAK(E
)
24"OAK(E
)
8"OAK(E
)10"TREE(E
)
8"TREE(E
)11"TREE(E
)11"OAK(E
)12"OAK598602604606608612614(E
)11"OAK(E
)16
"TREE(E
)
8"OAK(E
)10"OAK(E
)14"TREE(E
)10"PINE
(E
)
6"ORNAM.
(E
)
30
"OAK(E
)
24"OAK(E
)12"PINE
(E
)
28
"CYP.
(E
)18
"CYP.
(E
)
8"TREE(E
)TREEGROUP(E
)
20"OAK(E
)10"OAK(E
)11"OAK(E
)
8"TREE(E
)
7"OAK(E
)
30"OAK(E
)
8"TREE(E
)12"OAK(E
)14"OAK(E
)
32"OAK(E
)16"OAK(E
)
20
"OAK(E
)13
"OAK(E
)
INLET
(E
)GARDEN(E) SWALE(E) SWALESARATOGAN 03°4
5'
2
1
" E 224.
1
6'N 65°29'30" W 80.94'N 64°55'00" W 61.26'N 48°22'00" W36.99'S 81°59'00" E 119.50'
(E
)
25
"OAK(N
)DRIVEWAY
578590592588586584594590592588586584582580600
602
604606608610612614 (N) RET. WALL(N) RET. WALL(N) RET. WALL(E) SWALE(N
)A/C
(N
)LOWERSTOOP(R
)#38#37#36#35#33#34#16#15#12#13#11#6#5#4#7#8#9#10#1#2#3(N) 6' HIGH DEER FENCE(N) 6' HIGH DEER FENCE
(N) 6' HIGH DEER FENCE(E) SWALE575604.15T.O. CONC.603.65T.O. CONC.9½%10%10%5% MAX.
(E
)
D
R
I
P
L
INE
±(E) DRIPLINE ±(E
)POLEGU
Y
(E)(N)F.P.
594.
0
0604.00F.P.604.40T.O. DECKT.O.W. 593.60B.O.W. 588.60592.
8
0
F.P.
T.O.
W
.
593
.
0
0
B.O
.
W
.
588
.
0
0
T
.O
.W
.
5
8
8
.
5
0B.O
.W
.
5
8
3
.
0
0
T.
O
.
W
.
5
8
3
.
5
0
B.
O
.
W
.
5
8
2
.
0
0
T.O.
W
.
586.
8
0
B.O
.
W
.
582.
7
0
T.O.
W
.
588.
2
5605.00F.P.B.O.
W
.
583.
7
0
T.O.
W
.
587.
0
0
B.O
.W
.
5
8
1
.
6
0 T.O
.W
.
5
8
6
.
5
0
B.O
.W
.592.00T.O
.W
.594.25
10-Torch Lily, Red Hot Poker
21-Festuca glauca 'Elijah Blue' (F. ovina var. glauca)
3-Cotinus coggygria 'Royal Purple'
2-Ribes sanguineum
6-Podocarpus elongatus 'Monmal'
6-Berberis thunbergii 'Rose Glow'
16-Phormium tenax BLK
4-Hosta x 'Patriot'
6-Hakonechloa macra 'Aureola'
5-Ceanothus 'Italian Skies'
6-Rhamnus californica
1-Miscanthus sinensis 'Grosse Fontaene'
1-Hydrangea aspera Villosa group
3-Miscanthus sinensis 'Grosse Fontaene'
10-Torch Lily, Red Hot Poker
1-Hydrangea aspera Villosa group
25-Spotted Dead Nettle
25-Spotted Dead Nettle
22-Spotted Dead Nettle
19-Chocolate Ruffles Coral Bells
26-Chocolate Ruffles Coral Bells
9-Foerster's Feather Reed Grass
9-Foerster's Feather Reed Grass
3-Blue Bird Rose Of Sharon
12-Fox Red Curly Sedge
1-Phormium tenax BLK
1-Ever Red Japanese Maple
1- 'RED Dragon'
P
P
P P P
P
PP
P
1-Ever Red Japanese Maple
89
TitleDrawing NumberCAD File NameDrawn ByDatePlant Plan Front Yard UnderstoryDN-02Jlb9.11.16TsaiTsai and Chow Residence20972 Saratoga Hills Rd Saratoga CA, 95070Designed ByJlbPhone: .408.218.8188NATURE LANDSCAPE DESIGN
650.222.0418
Planting Plan UnderstoryScale:3/32"=1'-0"16-Phormium tenax BLK
606608610604602600
598
596
594
7%
8%
12%
11%12½%
10
%5885867%6126
1
4
11½%
610 600610(E
)
30"OAK(E
)
35"OAK(E
)
32
"OAK(E
)
26"OAK(E
)
24"OAK(E
)
8"OAK(E
)10"TREE(E
)
8"TREE(E
)11
"TREE(E
)11"OAK(E
)12"OAK598602604606608612614(E
)11"OAK(E
)16
"TREE(E
)
8"OAK(E
)10"OAK(E
)14"TREE(E
)10"PINE
(E
)
6"ORNAM.
(E
)
30
"OAK(E
)
24"OAK(E
)12
"PINE
(E
)
28
"CYP.
(E
)18
"CYP.
(E
)
8"TREE(E
)TREEGROUP(E
)
20"OAK(E
)10"OAK(E
)11"OAK(E
)
8"TREE(E
)
7"OAK(E
)
30"OAK(E
)
8"TREE(E
)12"OAK(E
)14"OAK(E
)
32"OAK(E
)16"OAK(E
)
20
"OAK(E
)13
"OAK(E
)
INLET
(E
)GARDEN(E) SWALE(E) SWALESARATOGAN 03°4
5'
2
1
" E 224.
1
6'N 65°29'30" W 80.94'N 64°55'00" W 61.26'N 48°22'00" W36.99'S 81°59'00" E 119.50'
(E
)
25
"OAK(N
)DRIVEWAY
578590592588586584594590592588586584582580600
602
604606608610612614 (N) RET. WALL(N) RET. WALL(N) RET. WALL(E) SWALE(N
)A/C
(N
)LOWERSTOOP(R
)#38#37#36#35#33#34#16#15#12#13#11#6#5#4#7#8#9#10#1#2#3(N) 6' HIGH DEER FENCE(N) 6' HIGH DEER FENCE
(N) 6' HIGH DEER FENCE(E) SWALE575604.15T.O. CONC.603.65T.O. CONC.9½%10%10%5% MAX.
(E
)
D
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I
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±(E) DRIPLINE ±(E
)POLEGU
Y
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594.
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10-Torch Lily, Red Hot Poker
21-Festuca glauca 'Elijah Blue' (F. ovina var. glauca)
3-Cotinus coggygria 'Royal Purple'
2-Ribes sanguineum
6-Podocarpus elongatus 'Monmal'
6-Berberis thunbergii 'Rose Glow'
4-Hosta x 'Patriot'
6-Hakonechloa macra 'Aureola'
5-Ceanothus 'Italian Skies'
6-Rhamnus californica
1-Miscanthus sinensis 'Grosse Fontaene'
1-Hydrangea aspera Villosa group
3-Miscanthus sinensis 'Grosse Fontaene'
10-Torch Lily, Red Hot Poker
1-Hydrangea aspera Villosa group
25-Spotted Dead Nettle
25-Spotted Dead Nettle
22-Spotted Dead Nettle
19-Chocolate Ruffles Coral Bells
26-Chocolate Ruffles Coral Bells
9-Foerster's Feather Reed Grass
9-Foerster's Feather Reed Grass
3-Blue Bird Rose Of Sharon
12-Fox Red Curly Sedge
1-Phormium tenax BLK
P
P
P P P
P
PP
P
90
TitleDrawing NumberCAD File NameDrawn ByDatePlanting NotesDN-03Jlb9.11.16TsaiTsai and Chow Residence20972 Saratoga Hills Rd Saratoga CA, 95070Designed ByJlbPhone: .408.218.8188NATURE LANDSCAPE DESIGN
650.222.0418
Planting NotesScale: NONE12"
3" +
THE LENGTH OF HOSE USED
MUST BE LARGER THAN THE
CIRCUMFERENCE OF THE TREE
TRUNK. 3"BALL DIAMETER TO COMPLY
WITH MIN. GUIDELINES AS SET
FORTH BY THE AMERICAN
STANDARDS FOR NURSERY
STOCK LATEST EDITION
12"
NOTES
1.PROVIDE MULCHED CIRCULAR SAUCER FOR INDIVIDUAL PLANTS.
2.PROVIDE FIRM WELL PROPORTIONED ROOTBALLS. CRACKED OR
MUSHROOMED ROOTBALLS ARE NOT ACCEPTABLE.
3.THE 1ST ORDER LATERAL ROOTS ARE TO BE PARTIALLY EXPOSED
PRIOR TO DIGGING. DIG PLANTS SO THAT BURLAP RESTS ON NO
MORE THAN 1" OF SOIL ABOVE THE 1ST ORDER LATERAL ROOTS.
NEVER CUT MAIN LEADER
RUBBER HOSE
GUY WIRE
TREE WRAP (FALL SEASON ONLY
IN THOSE AREAS SUBJECT TO
FREEZING TEMPERATURES)
REMOVE TOP 50% OF
BURLAP & TWINE AND
WIRE CAGE
MULCH FORMED IN
CIRCULAR SAUCER
FINISH GRADE
TURNBUCKLE W/ 4" MIN TAKEUP
PVC SAFETY SLEEVE 1/2" DIA., 3'-0"
LENGHT MIN.
NOTCH OR DRILL 1/4" HOLE THRU
STAKE 2" FROM TOP TO CONNECT
GUY WIRE
COVER TOP OF BALL WITH
PLANTING MIXTURE. DO NOT
COVER TRUNK.
FIRM WELL PROPORTIONED BALL.
CRACKED OR MUSHROOMED
BALLS ARE NOT ACCEPTABLE.
SCARIFY 4" DEEP AND RECOMPACT
WOOD STAKES (3) AT 120
DEGREE SPACING
SOIL BACKFILL
DRIVE STAKE 24" INTO SOIL
EDGE OF PAVEMENTEDGE OF BED12" MIN.12" MIN.
NOTE: SEE PLAN FOR SPACING
NOTES
1.PRIOR TO PLANTING PERENNIALS, THE BED IS TO BE SMOOTH
WITHOUT DIPS OR RIDGES. AFTER PLANTING THE PERENNIALS, RAKE
THE BED SURFACE SMOOTH PRIOR TO MULCHING.
2.PRIOR TO PLANTING GROUND COVERS, THE BED IS TO BE SMOOTH
WITHOUT DIPS OR RIDGES. PLACE MULCH AND PLANT THE PEAT POT
OR CELL PACK INTO THE SOIL THROUGH THE MULCH. HAND SMOOTH
THE MULCH SURFACE.
3.VERTICALLY CUT THE PERIMETER ROOTS AROUND THE
CIRCUMFERENCE WITH A KNIFE FOR ALL CONTAINER ROOT BOUND
PLANTS PRIOR TO PLANTING.
2" DEEP MULCH
FINISH GRADE
8" DEEP PRE-MIXED
PLANTING SOILEDGE OF PAVEMENTEDGE OF BED4'-0" MIN.SPACING SEE PLAN
18" MIN.
6" MIN.6" MIN.
SPREAD18" MIN.
NOTES
1.PROVIDE MULCHED CIRCULAR SAUCER FOR INDIVIDUAL PLANTS.
2.PROVIDE FIRM WELL PROPORTIONED ROOTBALLS. CRACKED OR
MUSHROOMED ROOTBALLS ARE NOT ACCEPTABLE.
3.THE 1ST ORDER LATERAL ROOTS ARE TO BE PARTIALLY EXPOSED
PRIOR TO DIGGING. DIG PLANTS SO THAT BURLAP RESTS ON NO
MORE THAN 1" OF SOIL ABOVE THE 1ST ORDER LATERAL ROOTS.
MULCH
FINISH GRADE
SOIL BACKFILL
REMOVE TOP 1/3 OF BURLAP
INCLUDING TWINE OF BALLED AND
BURLAP PLANTS. REMOVE
COMPLETE CONTAINER OR PEAT
POT FOR CONTAINER BROWN OR
POTTED PLANTS. SCARIFY
PERIMETER ROOTS OF CONTAINER
ROOT BOUND PLANTS.
1. POINT OF CONNECTION - CONNECT TO EXISTING MAIN LINE IN FRONT YARD.
2. CONTRACTOR SHALL BECOME FAMILIAR WITH THE LOCATION OF EXISTING AND FUTURE
UNDERGROUND SERVICES. CONTACT UNDERGROUND SERVICE ALERT (USA) AT (800)
642-2444 PRIOR TO BEGINNING WORK. CONTACT LANDSCAPE DESIGNER SHOULD ANY
CONFLICTS ARISE.
3. THE IRRIGATION SYSTEM SHALL BE INSTALLED IN ACCORDANCE WITH ALL LOCAL
CODES AND REGULATIONS.
4.CONTRACTOR SHALL COORDINATE IRRIGATION INSTALLATION WITH OTHER TRADES.
CONTRACTOR TO COORDINATE AND VERIFY ALL SLEEVING, PIPING, ELECTRICAL
SUPPLY, POINT OF CONNECTION, ETC.
5. CONTRACTOR SHALL INSTALL NEW RAINBIRD ANTI-SIPHON VALVES. ALL DRIP VALVES
SHALL BE LINE SIZED RAINBIRD LOW FLOW KITS WITH STATIC WYE FILTER, TO INCLUDE
LOW FLOW VALVE, WYE FILTER AMD 30 PSI PRESURE REGULATOR.
6.INSTALL NEW HUNTER PRO-C 6 STATION INTERIOR WALL MOUNTED CONTROLLER.
INSTALL FROM GFI OUTLET FROM 20AMP BEDROOM CIRCUIT IN GARAGE.
7. PROGRAMMING OF THE CONTROLLER IS THE RESPONSIBILITY OF THE LANDSCAPE
CONTRACTOR UNTIL FINAL ACCEPTANCE OF THE ENTIRE PROJECT.
8. INSTALL NO. 14 UF DIRECT BURIAL IRRIGATION WIRE. USE EPOXY CONNECTORS AND
BURY WIRE WITH MAINLINE, BUNDLED AND TAPED TOGETHER EVERY TEN FEET.
9. MAINLINE, LATERALS AND VALVES SHALL BE LOCATED IN PLANTING AREAS WHEN
EVER POSSIBLE. NO FITTINGS SHALL BE LOCATED UNDER PAVEMENT OR IN SLEEVES.
10.CONTRACTOR SHALL ADJUST ALL PREASURE REGULATORS, VALVES, AND HEADS FOR
OPTIMUM COVERAGE, AVOIDING MISTING, OVERSPRAY ONTO BUILDING, VEHICLES,
FENCES, STRUCTURES OR PAVEMENT.
11. ALL EQUIPMENT INSTALLATION SHALL MEET THE REQUIREMENTS OF THESE NOTES
AND THE CALIFORNIA LANDSCAPE STANDARDS, PUBLISHED BY THE CLCA (LATEST
EDITION).
12. INSTALL SCHEDULE 40 LATERALS, MAINLINES, AND FITTINGS. MAINLINES SHALL BE
INSTALLED AT A DEPTH OF 18". LATERALS SHALL BE INSTALLED AT A DEPTH OF 12".
13. INSTALL LINE SIZED GATE VALVES AS REQUIRED TO ISOLATE EACH GROUP OF VALVES.
ALL VALVES SHALL BE LOCATED IN 10" ROUND VALVES BOXES. INSTALL 6" OF GRAVEL
BELOW VALVE.
14. CONTRACTOR SHALL INSTALL DRIP IRRIGATION FOR POTS AND PLANTERS THAT IS
ADJACENT TO HOUSE IF ANY ON PLAN. COMPONENTS SHALL BE RAINBIRD OR APPROVED EQUAL.
15.OMITTED
16.INSTALL RAINBIRD RWS-TREE WATERING SYSTEM. INSTALL ONE PER TREE. LOWEST
FLOW AVALABLE.
17.DRIP IRRIGATION COMPONENTS TO BE RAINBIRD XERIGATION OR APPROVED EQUAL.
18.INSTALL CHECK VALVE IN HEADS AS REQUIRED TO ELIMINATE LOW HEAD DRAINAGE.
19.PROVIDE VALVES FOR THE FOLLOWING FRONT YARD PLANTING:
1: PERENNIALS DRIP
2: SHRUBS DRIP
3: TREES, BUBBLERS
20.CONTRACTOR SHALL PROVIDE LAMINATED, 81/2 X 11, AS-BUILT OF IRRIGATION, CLEARLY
IDENTIFYING VALVE LOCATIONS AND STATION NUMBERS FOR EACH ZONE. AS-BUILT
SHALL BE POSTED NEXT TO IRRIGATION CONTROLLER.
IRRIGATION NOTES:
TREE PLANTING SPECIFICATIONS
SHRUB PLANTING SPECIFICATIONS PERENNIAL PLANTING SPECIFICATIONS
Plant List Budget
Common Name Botanical Name Qty
Trees 6
1 1 6
Icee Blue® Yellow-Wood Podocarpus elongatus 'Monmal'6
Shrubs 24
6 6 24
Blue Bird Rose Of Sharon Hibiscus syriacus 'Blue Bird'3
Californian Lilac Ceanothus 'Italian Skies'9
Frangula californica Rhamnus californica 6
Red Flowering Currant Ribes sanguineum 2
Rough Leaved Hydrangea Hydrangea aspera Villosa group 1
Royal Purple Smoke Tree Cotinus coggygria 'Royal Purple'3
Perennials 131
4 4 131
Chocolate Ruffles Coral Bells Heuchera micrantha 'Chocolate Ruffles'45
Patriot Plantain Lily Hosta x 'Patriot'4
Spotted Dead Nettle Lamium maculatum 72
Torch Lily, Red Hot Poker Kniphofia uvaria 10
Ornamental Grasses 0
3 3 25
Elijah Blue Fescue Festuca glauca 'Elijah Blue' (F. ovina var. glauca)21
Large Fountain Maiden Grass Miscanthus sinensis 'Grosse Fontaene'3
Large Fountain Maiden Grass Miscanthus sinensis 'Grosse Fontaene'1
1 0
Total 0
Calamagrostis x acutiflora 'Karl Foerster'Calamagrostis x acutiflora 'Karl Foerster'18
91
TitleDrawing NumberCAD File NameDrawn ByDatePlant BoardDN-04Jlb9.11.16TsaiTsai and Chow Residence20972 Saratoga Hills Rd Saratoga CA, 95070Designed ByJlbPhone: .408.218.8188NATURE LANDSCAPE DESIGN
650.222.0418
Plant Board Acer Palmatum Dissectum 'RED Dragon'Acer Palmatum Emperor I Ever Red
Ceanothus 'Italian Skies'California coffeeberry (Rhamnus californica)
'Eve Case' or 'Mound San Bruno' variety Dwarf
Cornus kousa dogwood white
Elijah Blue Fescue Grass Miscanthus sinensis 'Morning Light'Foerster's Feather Reed GrassPurple fountain grass
Red Hot Pocker
Phormium tenax 'All Black'
Lambs Ears (BIG) StachysHeucheraAssorted Hosta
Rose of Sharon, Blue Satin Rose
Hibiscus Syriacus
Podocarpus-elongatus-monmal
"Icee Blue"
Ribes sanguineum, Red Flowering Currant
Hydrangea aspera Villosa group
In Fall
Cotinus coggygria, Smoke Tree
Scale: NONEFox Red Curly Sage
Ribes californicum, Hillside gooseberry Bush
92
TitleDrawing NumberCAD File NameDrawn ByDateLighting Plan Front YardDN-05Jlb9.11.16TsaiTsai and Chow Residence20972 Saratoga Hills Rd Saratoga CA, 95070Designed ByJlbNATURE LANDSCAPE DESIGN
650.222.0418
Scale:1/8"=1'-0"Lighting PlanPhone: .408.218.8188Boulder Layout Landscape Boulders
FX-ZD-LM-Wall Light-BZ-1 LED-Driveway Light FX-ZD-TM-1 LED-BZ-Path Light
FX-RW-Directional Driveway Light-3Led-BZ
Fx-Luxor-ZD-300watt-Transformer
LIGHTING NOTES:
1.LANDSCAPE CONTRACTOR TO INSTALL NEW FX LUMINAIRE MULTI-TAP TRANSFORMERS
OR APPROVED SIMILAR MODEL. VERIFY IN FIELD IF POWER IS AVAILABLE FROM HOUSE
INTERIOR TO LOCATE IN SIDEYARDS. THERE ARE NO EXISTING GFCI OUTLETS IN
SIDEYARDS. AVAILABLE THROUGH EWING IRRIGATION. CONFIRM LOCATIONS WITH OWNER
PRIOR TO INSTALL. DO NOT INSTALL ON WALL DIRECTLY ADJACENT TO LIVING SPACE,
UNLESS TRANSFORMER IS MOUNTED ON A POST.
2.INSTALL ALL PRODUCTS PER MANUFACTURER'S RECOMMENDATIONS AND/OR
SPECIFICATIONS.
3.CONTRACTOR SHALL SLEEVE 120 VOLT SUPPLY WIRE 18" DEEP.
4.CONTRACTOR SHALL BURY ALL WIRING 6" DEEP. CONTRACTOR
SHALL SIZE WIRE AS REQUIRED FOR RUN. LONG RUNS, GREATER THAN 75',
SHALL BE 10-2 WIRE.
5.CABLE RUNS SHALL BE CALCULATED TO ALLOW FOR VOLTAGE DROP AT 10.5 MIN.
6.IN-GROUND FIXTURES EXCEPT FOR WELL LIGHT SHALL BE INSTALLED IN HOLES
TWICE THE SIZE OF THE FIXTURE, BACKFILLED WITH PEA GRAVEL.
EMBED (2) WELL LIGHTS IN CONCRETE.
7.CONTRACTOR SHALL LOCATE FIRST FIXTURE ON ALL RUNS A MINIMUM OF 25'
FROM TRANSFORMER, OR ALLOW 25' OF CABLE SLACK BETWEEN
FIXTURE AND TRANSFORMER.
8.FIXTURE LOCATIONS AND AIMING TO BE APPROVED IN THE FIELD BY
LANDSCAPE DESIGNER. CONTRACTOR TO REVIEW FIXTURE NOTES ON
PLAN PRIOR TO SITE VISIT BY LANDSCAPE DESIGNER.
QTY NOTES / ACCESSORIES SYM FIXTURE: Vendor & Description Lamp
LIGHTING LEGEND
FX-ZD-RW-Path light-BW-3
LED-'Driveway'
FX-ZD-TM-1 LED-BZ-Path Light
T1
4
FX LUMINAIRE FX LUXOR ZD
POWER CONTROLLER 300WATT 1
TRANSFORMER.
Contactor to Locate
placement
Path Lights
FX-ZD-LM-Wall Light-BZ-1 LED-Wall
Light 8 Wall Lights
Driveway Lights7606608610604602600
598
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)
25
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20"OAK(E
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(N
)DRIVEWAY
578580590592588586584582594590592588586600
598
596
602
604606608610612 (N) RET. WALL(N) RET. WALL(N) RET. WALL(N
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(N
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TitleDrawing NumberCAD File NameDrawn ByDateFence and Entry Gate DN-06Jlb9.11.16TsaiTsai and Chow Residence20972 Saratoga Hills Rd Saratoga CA, 95070Designed ByJlbPhone: .408.218.8188NATURE LANDSCAPE DESIGN
650.222.0418
Deer Fence and Entry Gate Scale:1/8"=1'-0"6' High Deer Fence
Automatic Iron Entry Gate Opener for Single Swing Gates 606608610604602600
598
596
594
7%
8%
12%
11%12½%
10
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11½%590580600
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30
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)
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)
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)
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)
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)
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)10
"TREE(E
)
8
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)11"TREE(E
)11
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)12
"OAK598596594592602604606
608612614612
614
608
606
604
602
598
596
57
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)
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)
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)
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)
8
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)
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)
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)
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"OAK(E
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)
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)
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24
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)
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)
6
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)
8
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SWALE
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INLET
(E
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(E
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)
INLET
(E) SWALE (E) SWALE(E) SWALESARATOGAHILLSROADSARATOGAHILLSROADN 03°4
5'
2
1
"
E 224.1
6'N 65°29'30" W 80.94'N 64°55'00" W 61.26'N 48°22'00" W36.99'N 43°56'00" W 66.50'N 32°10'00" W 93.47'S 47°41'00" E 83.77'S 81°59'00" E 119.50'
(E
)
36
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)
24
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)
BAYGROUP(E
)
25
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)19"OAK(N
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578575578580590592588586584582594590592588586584582580600
598
596
594
592
590
588
586
584
582
580
578
602
604606608610612614 (N) RET. WALL(N) RET. WALL(N) RET. WALL(E) SWALE(N
)A/C
(N
)LOWERSTOOP(R
)#25#26#23#24#18#22#21#20#19#38#37#36#35#33#34#30#31#32#16#17#15#12#13#11#6#5#4#7#8#9#10#1#2#3(N) 6' HIGH DEER FENCE(N) 6' HIGH DEER FENCE(N) 6' HIGH DEER FENCE
(N) 6' HIGH DEER FENCE(N) 6' HIGH DEER FENCE(E
)D.G
.
(SAND
)(E) SWALE575604.15T.O. CONC.603.65T.O. CONC.9½%10%10%5% MAX.
LI
N
E
±
(
E
)
D
R
I
P
(E
)
D
R
I
P
LI
N
E
±(E) DRIPLINE ±(E
)
F
IREHYDRANT(E
)POLE(E
)POLE(E
)POSTGUY
(E)(N)F.P.
594.
0
0604.00F.P.604.40T.O. DECKT.O.W. 593.60B.O.W. 588.60592.
8
0
F.P.
T.O.
W
.
593
.
0
0
B.O.
W
.
588
.
0
0
T
.O
.W
.
5
8
8
.
5
0B.O
.W
.
5
8
3
.
0
0
T.
O
.
W
.
58
3
.
5
0
B.
O
.
W
.
58
2
.
0
0
T.O.
W
.
586.
8
0
B.O.
W
.
582.
7
0
T.O.
W
.
588.
2
5605.00F.P.B.O.
W
.
583.
7
0
T.O.
W
.
587.
0
0
B.O
.W
.
5
8
1
.
6
0
T
.O
.W
.
5
8
6
.
5
0
B.O
.W
.592.00T.O
.W
.594.25
T1
94
T1.0
1"=30'
95
T1.1
1"=20'
96