HomeMy WebLinkAbout02-08-17 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 3
SARATOGA
PLANNING COMMISSION REGULAR
MEETING
FEBRUARY 08, 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 January 11, 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 PDR 16-0011 & ARB 16-0023; 14918 Three Oaks Court (397-18-098); Mike &
Patti Workman – The applicant is requesting design review approval to construct a single story
detached second unit. This application includes a 10% floor area increase request for deed
restricted second units. Planning Commission Design Review approval is required because the
total square footage of all structures on the property would exceed 6,000 sq. ft. A 24 inch Black
Walnut Tree is proposed for removal. Staff contact: Sung H. Kwon (408) 868-1212 or
skwon@saratoga.ca.us.
Saratoga Planning Commission Agenda – Page 2 of 3
Recommended Action:
Adopt Resolution No. 17-001 approving the project subject to recommended conditions
of approval.
Staff Report - 14918 Three Oaks Court
Att 1 - Resolution of Approval
Att 2 -Arborist Report dated October 31, 2016
Att 3 - Neighbor Notification Forms and Neighbor Comment
Att 4 - Story Pole Certification Letter
Att 5 - Existing Plans
Att 6 - Proposed Plans
2.2 Application PDR16-0017 & ARB16-0035; 19421 San Marcos Road (397-13-017); Naga &
Padmaja Kataru / ARCHevon, Inc. - The project applicant is requesting Design Review
approval to construct a new 6,773 square foot two story single-family home which includes a 612
square foot attached secondary dwelling unit. Staff Contact: Christopher Riordan (408) 868-1235
or criordan@saratoga.ca.us.
Recommended Action:
Adopt Resolution No. 17-003 approving the project subject to conditions of approval
included in Attachment 1.
Staff Report-19421 San Marcos Rd
Attachment 1 - Resolution of Approval for Design Review
Attachment 2 - Arborist Report dated January 20, 2017
Attachment 3 - Neighbor Notification Forms
Attachment 4 - Development Plans (Exhibit A)
2.3 Application PDR16-0028 & VAR16-0001; 14253 Worden Way (397-26-062); Rajat Monga
& Sonu Durgia/ Rockwood Design Associates, Inc. - The applicant is requesting design review
and variance approval to exceed the maximum allowable floor area. The existing residence has a
floor area of 4,507 square feet and the project would add an additional 215 square feet for a total of
4,722 square feet. Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us.
Recommended Action:
Adopt Resolution No. 17-004 approving the project subject to conditions of approval
included in Attachment 1.
Staff Report - 14253 Worden Way
Attachment 1 - 1 Resolution of Denial of Variance
Attachment 2 - 2 Neighbor Notification form
Attachment 3 - Written Project Description (submitted by applicant)
Attachment 4 - Easement Exhibit (submitted by applicant)
Attachment 5 - Development Plans
DIRECTOR ITEMS
COMMISSION ITEMS
Saratoga Planning Commission Agenda – Page 3 of 3
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Office Specialist III 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
February 2, 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 2nd day of February 2017 at Saratoga, California.
Janet Costa, Office Specialist III
In Compliance with the Americans with Disabilities Act, if you need assistance to participate in
this meeting, please contact the City Clerk at 408/868-1269. Notification 24 hours prior to the
meeting will enable the City to make reasonable arrangements to ensure accessibility to this
meeting. [28 CFR 35.102-35.104 ADA title II]
You can also sign up to receive email notifications when Commission agendas and minutes have
been added to the City at website http://www.saratoga.ca.us/contact/email_subscriptions.asp.
NOTE: To view previous Planning Commission meetings anytime, go the City Video Archives at
www.saratoga.ca.us
REPORT TO THE
PLANNING COMMISSION
Meeting Date:February 8, 2017
Application:PDR 16-0011 & ARB 16-0023
Location / APN:14918 Three Oaks Court / 397-18-098
Owner / Applicant:Mike & Patti Workman/Louie Leu
Staff Planner:Sung H. Kwon, Senior Planner
14918 Three Oaks Court
4
2 | P a g e
SUMMARY
Project Description:The applicant is requesting design review approval to construct a
single story detached 600 sq. ft. second unit. This application includes the 10% floor area
increase request for second units. A 24-inch Black Walnut tree is proposed for removal.
The slope of the site is approximately 5.2%.
Staff Recommendation:Adopt Resolution No. 17-001 approving the project subject to
recommended conditions of approval.
Planning Commission Design Review approval is required because the total square footage
of structures would exceed 6,000 sq. ft. (Saratoga Municipal Code Section 15-45.060a(6).)
Project Data:
Site Area: 40,981sf net 56,427 sf gross
Slope:5.2%
Grading: 55 cy of cut, 0 cy of fil, 55 cy of export
General Plan Designation: Residential Very Low Density (RVLD)
Zoning:Single-Family Residential (R1-40,000)
Proposed Allowed/Required
Proposed Site Coverage
House
(N) Secondary Unit
Driveway
Pool, Patio, Walkways
(N) Covered Patio
(N) Pervious Concrete Walks
Total Site Coverage
Front Yard Impervious
5,966 sf
600 sf
2,125 sf
4,582 sf
806
233 sf
14,312 sf (35%)
0 sq. ft. (No change)
15,743 sf (38.5%)
[14,312 sq. ft.(35%) +
10% 1,431 sq. ft. (10%)
increase for a deed
restricted secondary
dwelling unit]
Floor Area
House
Garage
Enclosed Porch
(N) Second Unit
Total Floor Area
4,990 sf
878 sf
98 sf
600 sf
6,566 sf
[6,020 sq. ft. + 10%
(602 sq. ft.) increase for a
deed restricted secondary
dwelling unit]
6,622 sf
Height of Main House (Existing)27 Feet 26 Feet
Height of Second Unit
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
535.50’
536.80’
536.15’
552.00’ (15’ - 9”)26 Feet
Setbacks of Main House (Existing)
Front:
Interior side:
43’
54’
30 ft.
20 ft.
5
3 | P a g e
Exterior side:
Rear:
30’
48’
25 ft.
20 ft.
Setbacks of Second Unit
Front:
Interior side:
Exterior side:
Rear:
200’
28’
60’ 6”
20’
30 ft.
20 ft.
25 ft.
20 ft.
PROJECT DESCRIPTION/DISCUSSION
Secondary Dwelling Unit: The 600 square foot, one story, 15’ – 9” feet tall secondary
dwelling unit would be located to the east of the main residence. This one bedroom
structure with a living room and full kitchen would have the same architectural style and
exterior materials of the main residence.
The secondary dwelling unit would be deed restricted. The Saratoga City Code allows a
one-time ten percent increase in site coverage and allowable floor area if an applicant agrees
to a deed restriction that would restrict the rental of a second unit to below market rate
(BMR) households.
A condition has been added to the project requiring this deed restriction be recorded prior to
issuance of a building permit. The provision of the BMR second unit would allow the
applicant to construct an additional 602 square feet of floor area on the site above the
maximum allowable floor area of 6,020 square feet for a total allowable floor area of 6,622
square feet. The total proposed floor area for the entire site is 6,566 square feet. In addition,
the 14,312 square foot (35%) maximum site coverage would also be increased by ten
percent for a total allowed site coverage of 15,743 square feet. The total proposed site
coverage is 14,312 square feet.
Use of Secondary Unit: This application is only for a secondary dwelling unit. The
applicant has not submitted a home occupation or business license request.
Background:At the request of the applicant, the Planning Commission continued this
project to a date uncertain on January 11, 2017.
Thee next door neighbor (14870 Three Oaks Court) expressed concerns about the proximity
of the second unit to their property and the covered patio.
Staff facilitated conversations between the applicant and the next door neighbor to review
potential options after the initial public hearing notices and erection of story poles but the
adjacent neighbors’ concerns remain. Some of the items discussed by the applicant and the
neighbor as part of these efforts include:
Moving the second unit closer to the existing house.
Removal of gable ends of the patio cover along the East and South Elevations.
Provision of additional landscaping along the fence line to screen the second unit
and/or the patio cover. 6
4 | P a g e
Elimination of the patio cover.
Moving the BBQ away from the neighbor.
Relocation of the project to another side of the property.
The applicant and the neighbor have also discussed with staff the Home Owner Association
CCRs. These CCR’s are a civil matter and are independent of the Planning Commission
Decision.
Existing House:According to the plans for the existing house, the main house was built
around 1990. No changes to the main house are proposed.
Site & Neighborhood Description: The existing 5,966 square foot residence is located at
14918 Three Oaks Court. The residential neighborhood consists of a mix of single-storyand
two-storyhouses with various architectural styles.
Architectural Design:The existing house is of a contemporary style with traditional 6:12
sloping roof forms. The existing exterior materials include stucco, stucco quoins, wood
shutters, and a wood shake roof. Precast concrete windows sills are provided under the
larger prominent windows facing the street.
The proposed second unit mirrors the contemporary architecture with stucco quoins and
wood shake roof. The double door entryway of the second unit matches the entry to the
main house.
The applicant has provided a color and materials board, which is on file with the
Community Development Department and available for review. Below is a list of the
proposed exterior materials.
Landscaping:A 24-inch (dbh) Walnut tree (protected tree) is proposed for removal. The
City Arborist noted that the removal of the tree meets the criteria for removal because it
is conflict with the proposed covered patio.
A 4-inch (dbh) tree (non-protected) located in the front of the proposed second unit will
also be removed. In addition to the existing trees located along the South and East
property lines, two Japanese Maple trees are proposed along the rear (East property line)
and two Japanese Maple trees are proposed along the interior side (South property line)
of the property. A Live Oak tree is also proposed in the front yard (West property line).
Detail Colors and Materials
Exterior Grey
Doors White
Windows White
Trim White Wood Fascia
Roof Brown Wood Shingle
7
5 | P a g e
The two new trees along the East property line will provide additional screening of the
second unit from the neighboring residence.
CalGreen Standards/Sustainable Features: The project as submitted, proposes to
comply with the required CalGreen standards.
Neighbor Notification and Correspondence: The applicant submitted neighbor
notification forms. Public notices were sent to property owners within 500 feet of the site.
The Neighbor at 14870 Three Oaks Court has provided comments. In addition, the applicant
has provided letters of support for the proposed project. See Attachment 3.
The applicant provides support letters from 6 neighbors. The neighbor at 14870 Three Oaks
Court expressed concerns about: 1) Height, mass, privacy, 2) views, 3) Noise and Privacy,
4) Protected Trees. This neighbor proposes relocation of the project or to move the second
unit as close to the garage as possible and the elimination of the covered patio.
DESIGNREVIEWFINDINGS
The findings required for issuance of a Design Review Approval pursuant to City Code
Section 15-45.080 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
because the second unit is located on a relatively flat lot. The amount of grading is
minimal.
(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 neighbor at 14870
Three Oaks Court has expressed concerns about the removal of the protected tree. The
Arborist Report notes that the 24-inch Black Walnut tree is in conflict with the proposed
patio cover and therefore meets the criteria for removal. As such, the project meets this
finding.
(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.The neighbor at 14870 Three Oaks Court has expressed
concerns about noise and privacy. The City of Saratoga currently has noise regulations
that apply to all residential uses.
8
6 | P a g e
7-30.040 - Noise standards
Daytime
(7:00 am to 7:00 pm)
Evening
(7:00 pm to 10:00 pm)
Nighttime
(10:00 pm to 7:00 am)
Average
L eq
Maximum
L max
Average
L eq
Maximum
L max
Average
L eq
Maximum
L max
Residential
(single & multi-family)55 65 45 55 40 50
All residential property owners would have to abide by the noise ordinance regardless of
whether there is a covered patio or not. Having a covered patio would not necessarily
create noise impacts.
In terms of privacy, the residential design guidelines focus mostly on window privacy
toward other windows and enclosed yards. The second unit is one story with a
maximum height of 15 feet 9 inches. The East facade includes two windows (a
bathroom window and a kitchen window) that face the adjacent neighbor’s garage and
driveway. Existing landscaping and two proposed trees would partially screen the
second unit from the neighboring residence. The proposed covered patio is screened
from the neighbor’s back yard by an existing 6 foot high wood fence.
The proposed project is not located on top of a ridgeline and thus would not impact a
community viewshed. The project meets this finding as privacy impacts are limited and
a community viewshed would not be impacted.
(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 neighbor at 14870
Three Oaks Court has expressed concerns about height and massing. The project
meets this finding because the second unit incorporates design elements are in scale
with the main house.
There are a number of two story homes in the neighborhood including the house
across the street. The proposed second unit is single story with a height of 15 feet 9
inches. The eave line of the second unit matches the eave line of the existing house.
In addition the roof slope of the second unit is 5:12 which is lower but similar to the
slope of the roof the main residence at 6:12. These design elements limit the height of
the second unit.
The second unit will include similar materials and exterior finishes of the existing
house including grey plaster, quoins on edges of the structure, wood shingle roof, and
white wood facia under the eaves. These architectural elements assist in keeping the
structure in scale with the main house and the neighboring residences.
(e)The landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape.The project meets
this finding because front yard landscape will remain intact and unharmed throughout
the life of the project. The proposed project would be completed completely outside of
the front setback area.
9
7 | P a g e
(f)Development of the site does not unreasonably impair the ability of adjoining
properties to utilize solar energy. The project meets this finding because, due to the
location and single story height of the second unit and covered patio, the development
will not unreasonably impair the ability 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 because the project has managed mass through appropriate building design
rather than landscaping, minimized the use of excessive colors and materials, and
maintained the generally established exterior corner side yard setbacks along the street.
The protected tree proposed for removal would not impact privacy due to its location. In
terms of location, the second unit would be approximately 60 feet from the adjacent
structure.
The neighbor at 14870 Three Oaks Court has expressed concerns about views. The
zoning code and the residential design guidelines do not include view protection
standards.
(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 Section 15-13.100.The project is not applicable as it is not on a
hillside lot.
Environmental Determination: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 or conversion of up to three single-family residences.
Attachments:
1. Resolution of Approval
2. Arborist Report dated October 31, 2016
3. Neighbor Notification Forms and Neighbor Comments
4. Story Pole Certification Letter
5. Existing Plans
6. Proposed Plans
10
1
RESOLUTION NO: 17-001
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR 16-0011 & ARB 16-0023
LOCATED AT 14918 THREE OAKS COURT
WHEREAS, on June 15, 2016, an application was submitted by Louie Leu requesting
Design Review approval to construct a single story detached 600 sq. ft. second unit and related site
improvements located at 14918 Three Oaks Court. The height of the proposed second unit is
approximately 16.35 feet. The site is located within the R-1-40,000 Zoning District (APN: 397-18-
098).
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 January 11, 2017, the Planning Commission continued this project to a
date uncertain at the request of the applicant.
WHEREAS, on February 8, 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 a second
dwelling unit 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
11
2
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 PDR16-0011 &
ARB 16-0023 located at 14918 Three Oaks Court, 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 8th day of
February 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
DeDe Smullen
Chair, Planning Commission
12
3
Exhibit 1
CONDITIONS OF APPROVAL
PDR 16-0011 & ARB 16-0023
14918 THREE OAKS COURT (APN: 397-18-098)
GENERAL
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. 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.
13
4
COMMUNITY DEVELOPMENT
5. 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.
6. Construction must be commenced within 36 months from the date of this approval (January 11,
2019), or this resolution will expire.
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 January 30, 2017. 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. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or public
right-of-way.
9. Maintenance of Construction Project Sites. Because this Design Review Approval
authorizes a project which requires a Building Permit, compliance with City Code Section 16-
75.050 governing maintenance of construction project sites is required.
10. Construction Management Plan. Prior to Building Permit issuance 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. Fences, Walls and Hedges. All fences, walls and hedges not in connection with the proposed
fence exception shall conform to height requirements provided in City Code Section 15-29.
12. Final Landscaping and Irrigation Plan. 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:
14
5
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.
13. Noise and Construction Hours. 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.
14. 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, 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.
15. Deed Restriction. The owner shall restrict the rental of the second unit to only households that
qualify as low, very-low, or extremely-low income households as those terms are defined in the
most recent Santa Clara County Housing and Urban Development Program Income Limits or, in
the event that the most recent such report is more than five years old, in accordance with the
definitions set forth in Health and Safety Code section 50079.5, 50105, and 50106 as those
sections exist as of the effective date of this restriction. “Rental” means any agreement whereby
the occupant(s) of the second unit make any payment in consideration of said occupancy. This
restriction shall be recorded prior to final inspection.
ARBORIST
16. Arborist Report. All requirements in the City Arborist Report dated October 31, 2016 are
hereby adopted as conditions of approval and shall be implemented as part of the approved
plans. 15
6
PUBLIC WORKS
17. Applicant/Owner shall obtain an encroachment permit for any and all improvements in any City
right-of-way or City easement including but not limited to approach/apron and driveway prior to
commencement of the work.
18. Site Grading plan are adequate as indicated on Sheet 1 and Sheet 2 of 2. Plan shall be stamped
by Westfall Engineers.
19. Applicant/Owner shall implement a construction site inspection and control program to prevent
construction site discharges of pollutants into the storm drains. Provide perimeter silt fences and
straw wattles around the new addition during construction at all times as redlined on the Civil
Plans 2 of 2.
20. Provide/show utilities (including gas, electricity, and etc.) to new addition. All utilities shall be
grounded.
21. Prior to final, area drain, bubbler and site grading shall be completed.
FIRE DEPARTMENT
22. Review of this Developmental proposal is limited to acceptability of site access and water
supply as they pertain to fire department operations, and shall not be construed as a substitute
for formal plan review to determine compliance with adopted model codes. Prior to
performing any work the applicant shall make application to, and receive from, the Building
Department all applicable construction permits.
23. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed in
one- and two-family dwellings as follows: In all new one- and two-family dwellings and in
existing one- and two-family dwellings when additions are made that increase the building
area to more than 3,600 square feet. Exception: A one-time addition to an existing building
that does not total more than 1,000 square feet of building area. NOTE: The owner(s),
occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the
water purveyor of record in order to determine if any modification or upgrade of the existing
water service is required. A State of California licensed (C-16) Fire Protection Contractor
shall submit plans, calculations, a completed permit application and appropriate fees to this
department for review and approval prior to beginning their work. CRC Sec. 313.2 as
adopted and amended by SMC.
24. Water Supply Requirements: Potable water supplies shall be protected from contamination
caused by fire protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of such
project, and to comply with the requirements of that purveyor. Such requirements shall be
incorporated into the design of any water-based fire protection systems, and/or fire
suppression water supply systems or storage containers that may be physically connected in
any manner to an appliance capable of causing contamination of the potable water supply of
the purveyor of record. Final approval of the system(s) under consideration will not be 16
7
granted by this office until compliance with the requirements of the water purveyor of record
are documented by that purveyor as having been met by the applicant(s). 2010 CFC Sec.
903.3.5 and Health and Safety Code 13114.7.
25. Construction Site Fire Safety: All construction sites must comply with applicable provisions
of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate
notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33.
26. Address identification. New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly
legible and visible from the street or road fronting the property. These numbers shall contrast
with their background. Where required by the fire code official, address numbers shall be
provided in additional approved locations to facilitate emergency response. Address numbers
shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches
(101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by
means of a private road and the building cannot be viewed from the public way, a monument,
pole or other sign or means shall be used to identify the structure. Address numbers shall be
maintained. CFC Sec. 505.1.
****************** END OF CONDITIONS OF APPROVAL ******************
17
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB16-0004
Prepared by Kate Bear, City Arborist Site: 14918 Three Oaks Way
Phone: (408) 868-1276 Owner: Mike and Patti Workman
Email: kbear@saratoga.ca.us APN: 397-18-098
Email:pattiko57@gmail.com
Report History: Final report Date:October 31, 2016
PROJECT SCOPE:
The applicant has submitted plans to build a second unit. One black walnut tree is requested for
removal to construct the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $38,470
For trees 1 – 9
Tree fencing – Required – See Conditions of Approval and Site Plan.
Tree removals – Tree 1 is approved for removal and replacement once building
permits have been issued.
Replacement trees – Required = $8,000
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Map Showing Tree Protection
5 – Conditions of Approval
Attachment 2
18
14918 Three Oaks Court 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.
One California black walnut, tree 1, is in conflict with the covered patio, and meets the
City’s criteria allowing it 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. Criteria met
1 1, 4, 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 Recommendations, Project Map (Appendix 1), and Tree Table (Appendix 2)
from the submitted arborist report dated October 10, 2016;
2) The Project Data in Brief and the Conditions of Approval from this report dated
October 31, 2016.
19
14918 Three Oaks Court 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 necessity to remove the tree because of physical damage or threatened damage to improvements
or impervious surfaces on the property.
(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, particularly 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 beauty, 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, safety, or general welfare and the purposes of this
ordinance as set forth in Section 15-50.010
(9) The necessity to remove the tree for economic or other enjoyment of the property when there is no
other feasible alternative to the removal.
(10) The necessity 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.
20
14918 Three Oaks Court Attachment 3
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Katherine Naegele, Anderson Tree Care Specialists, Inc.
Date of Report: October 10, 2016
An arborist report was submitted for this project that inventoried nine 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. Appendix 2 from the submitted report is below.
One black walnut (tree 1) protected by Saratoga City Code is requested for removal to
construct this project.
21
Attachment 4 14918 Three Oaks Court Legend Tree Canopy Tree Protection Fencing 1
6
5
7
3
4
2
8 9 22
14918 Three Oaks Court Attachment 5
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 October 10, 2016 prepared by Katherine
Naegele shall become conditions of approval.
3. The recommendations, list of trees and map from the arborist report dated October 10, 2016
shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final job
copy set of plans.
4. The Project Data in Brief and Conditions of Approval from this report dated October 31,
2016, shall be included in the final set of plans.
5. The designated Project Arborist shall be Katherine Naegele, unless otherwise approved by
the City Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall $38,470 be for tree(s) 1 – 9.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be 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.
23
14918 Three Oaks Court Attachment 5
9. The Project Arborist shall visit the site every eight weeks during construction. 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. 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.
11. 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.
12. 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.
13. Trenching to install utilities is not permitted inside tree protection fencing.
14. 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.
15. 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.
16. Tree 1 meets the criteria for removal and may be removed and replaced once Building
Division permits have been obtained.
17. 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.
18. New trees equal to $8,000 shall be planted as part of the project before final inspection and
occupancy of the new home.
19. 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
20. New trees may be of any species.
21. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If
there is insufficient room to plant new trees, some or all of the replacement value for trees
shall be paid into the City’s Tree Fund.
24
14918 Three Oaks Court Attachment 5
22. Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
23. 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.
24. 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.
25
Attachment 3
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
Attachment for planning commission.
Subject: 14918 Three Oaks Court Saratoga, Workman Secondary Dwelling – Tract 8100 HOA Approval
HOA CC&R’s: 7 Lot Owners. 5/7 vote “for” constitutes approval of a proposal to build on the property,
we have 6/7 “for” votes, and one we believe is against. But we exceed the required 5.
So in summary then we have the following votes for Tract 8100 HOA:
Lot Owner For Against Notes
Ngyuen
Guercio
Langoulant
Gong
McCaskey
Workman
Paisley Not sure of this vote.
Total 6 1 6 of 7: Approved
The CC&R’s require a vote of 5 out of the 7 homeowners to carry approval. We have exceed the votes
required by at least 1 for this project.
There is an ACC – Architectural Control Committee of three reps from 3 lots. The HOA level vote
overrides the ACC by the Tract 8100 CC&R’s – although in this case a majority of the ACC have approved
the project as well (2/3).
Here are the approval emails from the 5 homeowners in addition to ourselves:
1. Kevin (Jiantang) Gong. Referred to as a pool house as it is similar to the one he has on his Three
Oaks Ct Property – which they refer to as a “pool house”.
41
The plans included this mock up from Louie Lue:
2. David Guercio
I apologize for the small print. Regarding the Secondary Dwelling (Dave has one as well), he writes (item
3 above): “By all means I can give you my thoughts and plans…frankly, I will agree with any version that
you want…it is your property and I am confident that you will go with something that looks good and
ties to your home’s design.” [Ellipses are his].
42
Helen Ngyuen: “Sure, we do not have any problem with your new building. Please go ahead. “
3. Brendan Langoulant: His note says “Approved”.
The images they reviewed include:
43
44
North Elevation – View from the street (Three Oaks Ct).
East Elevation – view looking toward Highway 9 from inside Workman’s
backyard. 5.5 foot high fence and trees will cover most of this view (but are not
shown).
South Elevation – View from back of Workman’s Lot – Trees, shrubs and Tract
8100 fence will hide most of this from neighbors view.
West Elevation – View from Workman’s backyard – Pool area. Half of this will be
obscured from view by the rest of the house. The only people that can see this are
the Workman’s.
45
Placement of the building (bright green) and covered patio (yellow) on the lot:
4. Char McCaskey:
Her email which contained the above plans, drawings and elevations says:
Hi Patti,
I just returned home tonight.
Yes I approve your planned structure.
Char
46
Char McCaskey’s email:
47
Attachment 4
48
49
50
51
52
53
54
55
56
57
58
59
REPORT TO
THE PLANNING COMMISSION
Meeting Date: February 8, 2017
Application: PDR16-0017, ARB16-0035
Location / APN: 19421 San Marcos Road / 397-13-017
Owner/Applicant: Naga & Padmaja Kataru / ARCHevon, Inc.
Staff Planner: Christopher Riordan
19421 San Marcos Road
SITE
60
Page 2 of 7
Summary
PROJECT DESCRIPTION: The applicant is requesting Design Review approval to construct a new
6,773 square foot two-story single-family home which includes a 612 square foot attached
secondary dwelling unit. The City Arborist has made the required findings for the removal of nine
protected trees. The net lot size area is 48,007 square feet and is zoned R-1-40,000.
STAFF RECOMMENDATION: Adopt Resolution No. 17-003 approving the project subject to
conditions of approval.
Design Review Approval by the Planning Commission is required pursuant to City Code Section
15-45.060(a)(3).
PROJECT DATA:
Gross/Net Site Area: 48,007 SF
Average Site Slope: 3.4%
General Plan Designation: RVLD (Very Low Density Residential)
Zoning: R-1-40,000
Grading: 675 cubic yards (425 cut and 250 fill)
Data Proposed Allowed/Required Conformance
Site Coverage
Residential Footprint
Covered Porches
Walks/Decks/Patios
Permeable Surfaces
Total Proposed Site Coverage
3,877 sq. ft.
2,278 sq. ft.
2,323 sq. ft.
3,104 sq. ft.
11,582 sq. ft. (24.1%)
18,482 sq. ft.
[16,802 sq. ft. + 10%
(1,680 sq. ft.) increase for a
deed restricted secondary
dwelling unit]
Conforms
Floor Area
Main House
First Floor / Secondary Unit
Second Story
Garage
Total Floor Area
3,363 sq. ft.
2,896 sq. ft.
514 sq. ft.
6,773 sq. ft.
6,798 sq. ft.
[6,180 sq. ft. + 10%
(618 sq. ft.) increase for a
deed restricted secondary
dwelling unit]
Conforms
Height (Residence)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
Total Proposed Height
98.50
101.00
99.75
125.50
(25.75 ft.)
26 Feet
Conforms
Setbacks
Front
Left (First Floor)
Left (Second Floor)
Right (First Floor)
Right (Second Floor)
Rear (First Floor)
Rear (Second Floor)
70’-7”
60’-7”
60’-7”
82’-11”
90’-10”
68’-9”
73”-4”
30’
20’
25’
20’
25’
50’
60’
Conforms
61
Page 3 of 7
PROJECT DESCRIPTION AND SITE CHARACTERISTICS
Site Background: The 48,007 square foot site is located at 19421 San Marcos Road. The average
site slope is 3.4% with a grade change of five feet from the southeast corner to its northeast
corner. Surrounding uses include a driveway, parking lot and tennis courts of West Valley
College to the north and single-family ranch style homes on the remaining three sides located on
sites of similar size as the subject site. Site access is provided by a private driveway that connects
to San Marcos Road. A combination of wood and chain link fencing surrounds the project site.
Existing mature landscaping screens the site from adjacent properties and the site is not visible
from any public streets.
Currently located on the site are an existing 3,260 square foot one-story single-family home and
an 888 square foot detached garage. An existing swimming pool and equipment shed are located
to the south of the existing residence. An additional shed is located to the south of the swimming
pool. A putting green is located near the front of the driveway. All existing structures are
proposed to be demolished.
A total of 38 protected trees would be potentially impacted by the project. These include Coast
live oaks, Coast redwoods, California black walnut, and Mexican fan palms. All trees are in fair
or good condition with the exception of two Black walnuts in poor condition.
On November 12, 2014, the Planning Commission reviewed and approved a Design Review
application (Resolution No. 14-051) for the site to construct a 5,187 square foot two story-single
family residence and a 817 square foot detached secondary dwelling unit. The project included a
1,172 square foot basement. This approved project had a Mediterranean influenced design with a
wide asymmetrical building footprint with the second story centered in the center of the building
footprint with one story projections on opposite sides. Exterior materials included smooth stucco,
stone columns, wrought iron railings, and copper gutters and downspouts. Elevations of the
approved design are located on Sheet A8.0 (Comparative Analysis) of the proposed
Development Plans (Attachment #4). A building permit for the project was applied for but not
issued and subsequently there was a transfer of site ownership.
The current owners submitted a new Design Review application which includes revised
architectural plans with a completely different design than that was approved. This new proposal
is described in the following paragraphs.
Project Description and Architectural Style: The project would include the construction of a
two-story single-family main residence which includes an attached secondary dwelling unit. The
6,259 square feet main residence would be 25.75’ feet tall with a 514 square foot attached
garage.
The proposed residence would have a “Contemporary” architectural style. Contemporary homes
are characterized by open floor plans with minimal doors and walls with an emphasis on a direct
connection between indoors and outdoors. Architectural features often include movable exterior
walls with access to outdoor “rooms” with fireplaces and fully equipped outdoor kitchens and
barbecues. Almost all Contemporary houses share common design elements such as tall, often
irregularly shaped windows; bold geometric shapes; and asymmetrical façades and floor plans. 62
Page 4 of 7
The proposed materials and architectural forms to support the “Contemporary” style include
geometric wall planes with simple massing lacking superfluous architectural detailing. Exterior
finishes would include a stucco exterior, tile cladding at the front entrance and columns of the
lower level loggia at the rear of the building, glass guardrails at the second story balconies,
square shaped windows with aluminum frames, and a metal roof with both flat and hipped roof
forms. No fireplaces are proposed.
Secondary Dwelling Unit: The 612 square foot one bedroom attached secondary dwelling unit
would be located on the first story. The secondary dwelling unit would be deed restricted. The
Saratoga City Code allows a one-time ten percent increase in site coverage and allowable floor
area if an applicant agrees to a deed restriction restricting the rental of a second unit to below
market rate (BMR) households.
A condition has been added to the project requiring this deed restriction be recorded prior to
issuance of a building permit. The provision of the BMR second unit would allow the applicant to
construct an additional 618 square feet of floor area on the site above the maximum allowable floor
area of 6,180 square feet for a total allowable floor area of 6,798 square feet. The total proposed
floor area for the entire site is 6,773 square feet. In addition, the 16,802 square foot (35%)
maximum site coverage would also be increased by ten percent for total allowed site coverage of
18,482 square feet. The total proposed site coverage is 11,582 square feet.
Projects with secondary dwelling units are required to provide parking for one vehicle within an
enclosed garage that is in addition to the required parking for the main residence. The enclosed
parking requirement for the second dwelling unit can be waived if it is deed restricted. A carport
for one vehicle would be constructed adjacent to the two car garage.
Landscaping: The proposed landscape plan (pages L1 – L10 of the Development Plans)
illustrates that the project will feature drought resistant flowering plants, groundcover, and
grasses. The driveway would be composed of permeable pavers. The outdoor entertainment area
located at the rear of the residence would feature an outdoor bar, bbq area, and a sunken outdoor
gas fire pit with seating.
Materials and Colors:
Detail Colors and Materials
Exterior Two-tone tan colored stucco
Windows Aluminum
Deck Guardrails Glass
Garage Door Off white colored metal door
Roof Tan colored metal
Trees: A total of 38 protected trees potentially impacted by the project were reviewed by the
City Arborist. These include Coast live oaks, Coast redwoods, California black walnut, and
Mexican fan palms. All trees are in fair or good condition with the exception of two Black
walnut trees in poor condition.
63
Page 5 of 7
Nine of the protected trees are requested for removal to construct the project. These include four
Mexican fan palms, two black walnuts, two crape myrtles, and one Hollywood juniper.
The City Arborist has determined that all the trees proposed for removal meet the criteria
allowing removal and replacement as listed in the arborist report. Remaining protected trees in
the vicinity of the project will be protected during its duration.
Details of the arborist findings and descriptions of the tree to be removed are included in the
Arborist report which is included as Attachment #2.
Neighbor Notification and Correspondence: The applicant submitted two (2) Neighbor
Notification Forms signed by adjacent property owners. None of the forms included negative
comments related to the project. Copies of the neighbor notification forms are included as
Attachment #3.
The adjacent neighbor to the south at 19431 San Marcos Road met with staff during review of
the previously approved project to express their concerns related to possible construction related
impacts to the shared common driveway. To ensure maintenance of the driveway, staff is
continuing to recommend a condition of approval that the applicant videotape the surface of the
shared driveway prior to the start of construction and would be required to make any
construction related repairs prior to building permit final.
A Public Notice was also sent to property owners within 500 feet of the site. No additional
concerns have been brought to the City’s attention as of the writing of this staff report.
FINDINGS
Design Review Findings - The Planning Commission shall not grant design review approval unless
it is able to make the following findings. These findings are in addition to and not a substitute for
compliance with all other Zoning Regulations (which constitute the minimum requirements, as
provided in City Code Section 15-05.050).
1. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints. This finding can be made in the
affirmative because the proposed development and grading are located in a predominantly level
area and is concentrated towards the center of the site thereby preserving the sites existing
contours. Grading for the site will be primarily limited to constructing the building pad and site
landscaping and contouring the site to direct drainage to landscaped areas and detention
facilities.
2. 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 go od health by the City Arborist shall be
minimized using the criteria set forth in Section 15-50.080. This finding can be made in
the affirmative in that the project has been designed to reduce impacts to a minimum number
of protected trees. The 38 trees that were inventoried as being potentially impacted include 64
Page 6 of 7
Coast live oaks, Coast redwoods, California black walnut, and Mexican fan palms. The City
Arborist has determined that all the trees proposed for removal meet the criteria allowing
removal and replacement as listed in the arborist report. The remaining protected trees in the
vicinity of the project will be preserved and protected during the duration of the project.
3. 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 1.1 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. Privacy impacts
associated with the second story balconies would be reduced by the distance of the front setback
and existing and proposed landscaping along the southern and western property lines. The
project would not impact any identified community viewsheds.
4. The overall mass and the height of the structure, and its architectural elements are in
scale with the structure itself and with the neighborhood. This finding can be made in the
affirmative in that the overall design, height, materials, and location of building will avoid the
perception of excessive bulk and the Contemporary architectural theme of the project and the
use of architecturally true elements helps unify the building façades. The facades of the
buildings are well articulated with jogs in the building lines with varying height of roof
elements, architectural projections, and rooflines. The views from homes on adjacent sites are
screened by existing and proposed landscaping.
5. The landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape. This finding can be
made in the affirmative in that the hardscape for driveway in the front setback area is limited
to 13% of the 6,260 square feet front setback area. The remaining area of the front setback
composing 87% of the area will be landscaped with flowering plants and trees.
6. Development of the site does not unreasonably impair the ability of adjoining properties
to utilize solar energy. This finding can be made in the affirmative in that the location of
the nearest existing residence is located at a distance of more than 100 feet and that all
proposed landscaping would be located in close proximity to the development so there would
be no shadowing that could impair the ability of adjoining properties to utilize solar energy.
Mature trees surround the development but because adjacent properties are of similar square
footage and have large setbacks there would not be an unreasonable impact on adjoining
properties.
7. The design of the structure and the site development plan is consistent with the
Residential Design Handbook, pursuant to Section 15-45.055. This finding may be made
in the affirmative in that the proposed project conforms to the applicable design policies and
techniques in the Residential Design Handbook in terms of compatible bulk, and avoiding
unreasonable interference with privacy and views as detailed in the findings above.
8. 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
65
Page 7 of 7
with Section 15-13.100. This finding is not applicable to the project as the site is not
classified as a hillside lot.
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. 17-003 approving the project subject to
conditions of approval.
ATTACHMENTS:
1. Resolution of Approval for Design Review
2. Arborist Report dated January 20, 2017
3. Neighbor Notification Forms
4. Development Plans (Exhibit A)
66
RESOLUTION NO: 17-003
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING A NEW TWO STORY SINGLE FAMILY RESIDENCE
LOCATED AT 19421 SAN MARCOS ROAD
WHEREAS, on August 3, 2016, an application was submitted by ARCHevon, Inc. on
behalf of Naga & Padmaja Kataru requesting Design Review approval to construct a new two story
home located at 19421 San Marcos Road. The project has a total floor area of 6,773 square feet.
The height of the proposed residence would be 25.75 feet. The site is located within the R-1-40,000
zoning district (APN 397-13-017).
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 February 8, 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 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.
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; Land Use Element Goal 10 which minimizes the impact of
development proposals in hillside areas by requiring visual analyses and imposition of conditions to
prevent or reduce significant visual impacts; 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
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
Attachment 1
67
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; is consistent with the Residential Design Review Handbook; and in the case of hillside
lots, avoids unreasonable impacts to ridgelines, significant hillside features, community viewsheds,
and is in compliance with Section 15-13-100.
Section 5: The project is consistent with the Saratoga City Code in that the removal of nine
protected tree meets the criteria established in Section 15-50.080(a).
Section 6: The City of Saratoga Planning Commission hereby approves PDR16-0017 and
ARB16-0035 located at 19421 San Marcos 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 8th day of
February 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
DeDe Smullen
Chair, Planning Commission
68
Exhibit 1
CONDITIONS OF APPROVAL
PDR16-0017 and ARB16-0035
19421 San Marcos Road
(APN 397-13-017)
GENERAL
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. 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.
5. Construction must be commenced within 36 months from the date of this approval (February 8
11, 2020), or this resolution will expire. 69
COMMUNITY DEVELOPMENT
6. 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. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans dated November 23, 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. 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. 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. 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 solid property line fence shall not exceed a height of 6’ with 2’ of
lattice.
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:
70
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. Pest resistant landscaping plants shall be considered for use throughout the landscaped
area, especially along any hardscape area.
e. Any proposed or required under grounding of utilities shall take into account potential
damage to roots of protected trees
13. This Condition is Permanent: The owner shall record a deed restriction satisfactory to the
Community Development Director restricting the rental of the second unit to only households
that qualify as low, very-low, or extremely-low income households as those terms are defined in
the most recent Santa Clara County Housing and Urban Development Program Income Limits.
In the event that the most recent such report is more than five years old, in accordance with the
definitions set forth in Health and Safety Code section 50079.5, 50105, and 50106 as those
sections exist as of the effective date of this restriction. “Rental” means any agreement whereby
the occupant(s) of the second unit make any payment in consideration of said occupancy.
14. Prior to building permit issuance, the applicant shall videotape the surface of the shared
driveway that provides access from the site to San Marcos Road. A copy of the tape shall be
retained by the Community Development Department. Any damage to the shared driveway
caused by project related construction shall be repaired by the applicant prior to building permit
final.
ARBORIST
15. All requirements in the City Arborist Report dated January 20, 2017 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
PUBLIC WORKS
16. Applicant (owner) shall obtain an encroachment permit from the City for any and all
improvements in any City right-of-way or City easement prior to commencement of the work to
implement this Design Review.
17. Prior to issuance of Zoning approval, the applicant shall submit a site plan and associated
calculations for stormwater treatment measures in compliance with NPDES Permit No.
CAS612008, November 19, 2015 Provision C.3.i. Required Site Design Measures for Small
Projects and Detached Single-Family Home Projects.
71
FIRE DEPARTMENT
18. The owner/applicant shall comply with all Fire Department requirements.
BUILDING DEPARTMENT SUBMITTAL
19. 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, 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 and elevations comply with the Approved Plans,”
which note shall represent a condition which must be satisfied to remain in compliance
with this Design Review Approval.
72
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB16-0038
Prepared by Kate Bear, City Arborist Site: 19421 San Marcos Road
Phone: (408) 868-1276 Owner: Naga Kataru
Email: kbear@saratoga.ca.us APN: 397-13-017
Email: kataru@stanford.edu
Report History: Final report Date: January 20, 2017
PROJECT SCOPE:
The applicant has submitted plans to demolish the existing house and build a new two stor y house
with an attached two-car garage.
Nine trees (332, 335, 337, 338, 340, 341, 343, 349 and 356) protected by Saratoga Cit y Code are
requested for removal to construct the project. They consist of 4 palms, 2 black walnuts, 2 crape
myrtles and 1 juniper.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $49,770
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – Trees 332, 335, 337, 338, 340, 341, 343, 349 and 356 are
approved for removal once building permits have been issued.
Replacement trees – Required = $7,590
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Conditions of Approval
5 – Map Showing Tree Protection
1
73
19421 San Marcos 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.
Nine trees (332, 335, 337, 338, 340, 341, 343, 349 and 356) protected by the City Code
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
332 Hollywood juniper 1, 4, 6, 7, 9
335, 337, 338, 343 Mexican fan palms 1, 4, 6, 7, 9
340, 341, Crape myrtles 1, 4, 6, 7, 9
349, 356 Black walnuts 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 reports dated September 1, October 6, and November 11,
2016 by Robert Booty; and
2)Appraised values prepared by Walter Levison for Rober Booty; and
3)The Project Data in Brief, the List of Trees, Appraised Values, the Conditions of
Approval, and the map showing tree protection from this report.
2
74
19421 San Marcos Road Attachment 1
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
75
19421 San Marcos Road Attachment 3
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Robert Booty, Consulting Arborist
Dates of Reports: September 1, October 6 and November 11, 2016
Appraised Values: Walter Levison, November 11, 2016
Arborist reports were submitted to the City for this project that inventoried 38 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.
Nine trees (332, 335, 337, 338, 340, 341, 343, 349 and 356) protected by Saratoga Cit y
Code are requested for removal to construct this project. They include four Mexican fan
palms, two black walnuts, two crape m yrtles, and one Hollywood juniper.
Table 2: Tree Information taken from the November 11, 2016 arborist report.
4
76
19421 San Marcos Road Attachment 3
Table 2: Tree Information continued.
5
77
19421 San Marcos Road Attachment 3
Table 3: Appraised Values from Walter Levison.
6
78
19421 San Marcos Road Attachment 3
7
79
19421 San Marcos Road Attachment 3
8
80
19421 San Marcos 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 November 11, 2016 prepared by Robert
Booty shall become conditions of approval.
3. The arborist report dated November 11, 2016 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4. The Project Data in Brief, the List of Trees and Appraised Values, the Conditions of
Approval, and the map showing tree protection from this report dated January 20, 2017 shall
be copied onto a plan sheet and included in the final set of plans.
5. The designated Project Arborist shall be Robert Booty, unless otherwise approved by the
City Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall be $49,770.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be 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.
9
81
19421 San Marcos Road Attachment 4
9. The Project Arborist shall visit the site every two weeks during grading 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 an y tree
issues.
10. The Project Arborist shall be on site to monitor all work within:
a. 15 feet of tree 329.
b. 20 feet of tree 342.
c. 25 feet of trees 325, 328, 344 and 361.
11. The Project Arborist shall supervise:
a. Installation of house, walkway and patio by oak trees 325 and 329.
b. Capping and/or removal of sewer line by tree 342.
c. Installation of wall by tree 342.
d. Installation of driveway by trees 361, 342 and 353.
12. 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.
13. 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.
14. 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.
15. Trenching to install utilities is not permitted inside tree protection fencing.
16. 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.
17. 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.
18. Trees 332, 335, 337, 338, 340, 341, 343, 349 and 356 meet the criteria for removal and may
be removed and replaced once Building Division permits have been obtained.
19. 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.
10
82
19421 San Marcos Road Attachment 4
20.New trees equal to $0 shall be planted as part of the project before final inspection and
occupancy of the new home. New trees may be of any species. 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
21.Replacement trees may be planted an ywhere on the propert y as long as they do not encroach
on retained trees.
22.Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
23.Water loving plants and lawns are not permitted under oak tree canopies.
24.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.
25.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.
26.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.
11
83
$WWDFKPHQW
>P v
d W }}v&v ]vP
ı ^v D }Z }
12
84
Attachment 3
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
09898999998
98103 103
103
102
102101
101100 100
10099
99
98
98979797 979696K A T A R Ur e s i d e n c e19421SAN MARCOS ROADSARATOGA, CA.REV! NO!commentsJob No:Date: "#$%#&’Drawn:Scale: &( ) &*+,*(mfhNOTE:This plan is diagrammatic in nature! It is meant as a general guide to construction only! It is not fully detailed nor exhaustively speci-ed!It is the responsibility of the contractor to become familiar with the site prior to starting work! Notify landscape designer promptly with any -eld discrepancies! It is the responsibility of the contractor and# or owner to verify. select. and resolve all structures. water features. and planting materials! The contractor and owner are soley responsible for quality control. construction standards and for maintaining compliance with local andcounty codes on this project!LICENSEDARC H IT E C T LA /"&"REN! *0,1*,&’MARTINHOFFMANNS OFCIOALRNIAFT A TELANDSCAPEhM a r t i n H o f f m a n n LANDSCAPE ARCHITECT4713 First StreetSuite 205Pleasanton, Ca94566925 462 2190NO! $comments &*!&&!&’NO! &NO! 1comments &&!$$!&’NORTHSOUTH COLLEGE CIRCLE
~~GASMETERNEW O/HELEC/TEL SVC.NEW O/HELEC/TEL SVC.NEW DOMESTIC WATER SVC.FROM EX. METERNEW DOMESTIC WATER SVC.FROM EX. METERWATER SVC.3030303030303030303029(E) TREES TO BE REMOVED OR RELOCATED. (REFER TO ARCHITECT)30TREE PROTECTION FENCING (TYP.)TREE LEGEND2'-8" HIGH LANDSCAPE WALL. CONCRETE BLOCK WITH STUCCO FINISHH A R D S C A P EL A Y O U TSCALE: 10" = 10'-0"05'10'20'30'MOTORIZED GATEGUYANCHORSCHAIN LINK FENCECHAIN LINK FENCEROLLED CURB & GUTTER L-1LAWNGARDEN PATIOINTERLOCKING PERMEABLE PAVERSMOTORCOURTINTERLOCKING PERMEABLE PAVERSGARBAGEGENERAL NOTESCONTRACTORS MUST BE PROPERLY AND CURRENTLY LICENSED BY THE CALIFORNIA CONTRACTORS STATE LICENSED BOARD PRIOR TO ENTERING INTO AN AGREEMENT TO PERFORM WORK AND MAY PERFORM ONLY SUCH WORK AS IS WITHIN THE SCOPE OF SAID LICENSED SPECIALTY.CONTRACTOR SHALL BE RESPONSIBLE FOR BEING FAMILIAR WITH ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR COST INCURRED DUE TO DAMAGE AND REPLACEMENT OF SAID UTILITIES PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION CONTRACTOR SHALL NOTIFY USA UNDERGROUND ALERT @ (800) 277-2600.NO MOW GRASSESNO MOW GRASSESBOULDERS AT TERMINUS OF WALLSUNKEN FIREPITGRAVEL PAVING AND WALKWAYTREE #325 PROTECTION NOTES: A.THE WALKWAY MUST BE INSTALLED ENTIRELY ON TOP OF GRADE AND OF PERVIOUS MATERIALS. B.THE STORM DRAIN NEEDS TO BE 15 FEET FROM THE TREE AND DUG BY HAND OR WITH AN AIR SPADE, LEAVING ALL ROOTS MEASURING TWO INCHES OR MORE INTACT. THE CONDUIT FOR THE DRAIN LINE CAN BE PLACED UNDER INTACT ROOTS. C.STEPPING STONES ARE TO BE PLACED ON TOP OF GRADE. D.ELECTRICAL WIRING FOR LIGHTING IS TO BE PLACED UNDER MULCH ON TOP OF GRADE OR UNDER INTACT ROOTS.WALKWAY INTERLOCKING PERMEABLE PAVERS4'-0" HIGH LANDSCAPE WALL. CONCRETE BLOCK WITH STUCCO FINISHSEAT BENCH / GARDEN WALLSINTERLOCKING PERMEABLE PAVERSART- TO BE SELECTEDPLANTING ISLAND AND BOULDERSPOURED IN PLACE CONCRETE STEPPING STONES WITH GRAVEL DEVIDERSDWNGRAVEL PAVING AND WALKWAYGARDEN CIRCLEP.A.P.A.P.A.P.A.P.A.P.A.MULCH ONLYP.A.METAL HEADER (TYP)P.A.P.A.P.A.P.A.P.A.P.A.3 STEPS DOWNP.A.STONE PAVINGPOTSBASIN-LESS FOUNTAIN URNP.A.P.A.P.A.BUILT IN BARBEQUE AND BARBAGE3114013163443473483493533523513503423553563583593613283273293263253233243763002014028" LOAK 9" LOAK 11" LOAK 24" PINE24" PINE 20" LOAK TWIN 12"30" OAK 12" LOAK 6"+8" PEPPER12" RDWD 8" LOAK 25" WALNUT8' RDWD24" OAK 36" WALNUT21" VOAK 18" LOAK 14" LOAK 18" RDWD 18" RDWD 14" LOAK 12" LOAK 14" OAK29" OAK 9" LOAK 17" OAK 24" LOAK 10' LOAK2929319338337335332330343292929292929345346REMOVEREMOVED R A I N A G E L E G E N D : S Y M B O L D E S C R I P T I O N 3" NDS ATRIUM GRATE 4" NDS ROUND GRATE 3" NDS BRASS DECK DRAIN 100
K A T A R Ur e s i d e n c e19421SAN MARCOS ROADSARATOGA, CA.REV! NO!commentsJob No:Date: "#$%#&’Drawn:Scale: &( ) &*+,*(mfhNOTE:This plan is diagrammatic in nature! It is meant as a general guide to construction only! It is not fully detailed nor exhaustively speci-ed!It is the responsibility of the contractor to become familiar with the site prior to starting work! Notify landscape designer promptly with any -eld discrepancies! It is the responsibility of the contractor and# or owner to verify. select. and resolve all structures. water features. and planting materials! The contractor and owner are soley responsible for quality control. construction standards and for maintaining compliance with local andcounty codes on this project!LICENSEDARC H IT E C T LA /"&"REN! *0,1*,&’MARTINHOFFMANNS OFCIOALRNIAFT A TELANDSCAPEhM a r t i n H o f f m a n n LANDSCAPE ARCHITECT4713 First StreetSuite 205Pleasanton, Ca94566925 462 2190NO! $comments &*!&&!&’NO! &NO! 1comments &&!$$!&’NORTHSCALE: 10" = 10'-0"05'10'20'30'18'-0"4'-0"13'-9"4'-9"9'-4"9'-4"5'-4"5'-4"4'-9"16'-9"33'-2"19'-0"20'-6"13'-6"2'-3"9'-0"2'-6"1'-2"15'-6"18'-0"19'-0"14'-6"3'-8"35'-8"16'-6"35'-8"16'-6"54'-4"3'-8"2'-6"11'-0"3'-2"54'-0"58'-8"31'-6"15'-2"14'-9"22'-3"42'-6"1'-0"34'-6"17'-6"4'-8"6'-6"30'-0"2'-6"10'-0"30'-8"2'-8"23'-6"19'-6"55'-3"7'-0"6'-9"14'-0"TYP.TYP.16'-0"DIMENSIONINGPLANL-2GENERAL NOTESCONTRACTORS MUST BE PROPERLY AND CURRENTLY LICENSED BY THE CALIFORNIA CONTRACTORS STATE LICENSED BOARD PRIOR TO ENTERING INTO AN AGREEMENT TO PERFORM WORK AND MAY PERFORM ONLY SUCH WORK AS IS WITHIN THE SCOPE OF SAID LICENSED SPECIALTY.CONTRACTOR SHALL BE RESPONSIBLE FOR BEING FAMILIAR WITH ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR COST INCURRED DUE TO DAMAGE AND REPLACEMENT OF SAID UTILITIES PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION CONTRACTOR SHALL NOTIFY USA UNDERGROUND ALERT @ (800) 277-2600.101
LAWNLAWNBUFFALO GRASSBUFFALO GRASSBUFFALO GRASSK A T A R Ur e s i d e n c e19421SAN MARCOS ROADSARATOGA, CA.REV! NO!commentsJob No:Date: "#$%#&’Drawn:Scale: &( ) &*+,*(mfhNOTE:This plan is diagrammatic in nature! It is meant as a general guide to construction only! It is not fully detailed nor exhaustively speci-ed!It is the responsibility of the contractor to become familiar with the site prior to starting work! Notify landscape designer promptly with any -eld discrepancies! It is the responsibility of the contractor and# or owner to verify. select. and resolve all structures. water features. and planting materials! The contractor and owner are soley responsible for quality control. construction standards and for maintaining compliance with local andcounty codes on this project!LICENSEDARC H IT E C T LA /"&"REN! *0,1*,&’MARTINHOFFMANNS OFCIOALRNIAFT A TELANDSCAPEhM a r t i n H o f f m a n n LANDSCAPE ARCHITECT4713 First StreetSuite 205Pleasanton, Ca94566925 462 2190NO! $comments &*!&&!&’NO! &NO! 1comments &&!$$!&’NORTHSCALE: 10" = 10'-0"05'10'20'30'GENERAL NOTESCONTRACTORS MUST BE PROPERLY AND CURRENTLY LICENSED BY THE CALIFORNIA CONTRACTORS STATE LICENSED BOARD PRIOR TO ENTERING INTO AN AGREEMENT TO PERFORM WORK AND MAY PERFORM ONLY SUCH WORK AS IS WITHIN THE SCOPE OF SAID LICENSED SPECIALTY.CONTRACTOR SHALL BE RESPONSIBLE FOR BEING FAMILIAR WITH ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR COST INCURRED DUE TO DAMAGE AND REPLACEMENT OF SAID UTILITIES PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION CONTRACTOR SHALL NOTIFY USA UNDERGROUND ALERT @ (800) 277-2600.3 M I M - A U R 5 G A L5 A G A - D E S 5 G A L1 V I T - A N G 15 G A L35 C A R - T U M 1 G A L10 P E N - F A I 1 G A L2 A R B - M A R 15 G A L1 A C E - M A C 24" BOXP L A N T I N GP L A NL-336 P A N - V I R 1 G A L1 M E L - N E S 15 G A L12 M Y R - C A L 15 G A L3 L Y O - F L O 15 G A L3 A R B - M A R 15 G A L2 B R A - P O P 24" BOX2 A G A - V I L 5 G A L33 L O M - L I M 1 G A L3 D U D - B R I 5 G A L9 D I A - R E V 1 G A L1 Y U C - R O S 5 G A L1 C H O - T E R 5 G A L3 E R E - B L U 1 G A L9 C O N - M A U 1 G A L12 H E U - M A X 1 G A L4 X Y L - C O N 5 G A L46 L O M - L I M 1 G A L34 L O M - L I M 1 G A L3 A E S - C U R 1 G A L13 A N A - P I N 1 G A L2 T E C - O R A 5 G A L5 A R B - M A R 15 G A L6 D E S - C E S 1 G A L6 C H I - B U B 15 G A L9 C O T - O B L 5 G A L1 C H R - T E C 5 G A L9 B U L - H A R 1 G A L13 F E S - C A L 1 G A L6 A C A - C O U 5 G A L8" LOAK 9" LOAK 11" LOAK 24" PINE24" PINE 20" LOAK 12" LOAK 6"+8" PEPPER12" RDWD 8" LOAK 8' RDWD24" OAK 36" WALNUT21" VOAK 18" LOAK 14" LOAK 18" RDWD 18" RDWD 14" LOAK 12" LOAK 14" OAK29" OAK 9" LOAK 17" OAK 24" LOAK 10' LOAK3114013163443473483533523513503423403413553583593613283273293263253233243763002014023" THICK MULCH ONLY UNDER OAK TREES3" THICK MULCH ONLY UNDER OAK TREES3" THICK MULCH ONLY UNDER OAK TREES3" THICK MULCH ONLY UNDER OAK TREES3" THICK MULCH ONLY UNDER OAK TREES3" THICK MULCH ONLY UNDER OAK TREES3" THICK MULCH ONLY UNDER OAK TREES5 C I S - G R A 5 G A L22 S E S - A U T 1 G A L16 R H U - O V A 5 G A L5 E C H - F A S 5 G A L5 C O T - O B L 1 G A L4 S A L - E L E 1 G A L3 C E A - D A R 5 G A L5 A R C - D E N 5 G A L6 X Y L - C O N 5 G A L3 E N C - L O N 15 G A L2 L A G - S T D 24" B O X 16 P E N - K A R 1 G A L68 S E S - A U T 1 G A L10 R H A - C A L 5 G A L5 A C A - C O U 5 G A L3 L A U - N O B 24" B O X5 M I M - A U R 5 G A L36 D I A - R E V 1 G A L7 C H R - T E C 5 G A L6 C I T R U S sp. 15 G A L4 A G A - V I L 5 G A L1 C O T - M A C 1 G A L1 1 A G A - D E S 5 G A LTRANSPLANT (2) JAPANESE MAPLES FROM ON SITE 102
K A T A R Ur e s i d e n c e19421SAN MARCOS ROADSARATOGA, CA.REV! NO!commentsJob No:Date: "#$%#&’Drawn:Scale: &( ) &*+,*(mfhNOTE:This plan is diagrammatic in nature! It is meant as a general guide to construction only! It is not fully detailed nor exhaustively speci-ed!It is the responsibility of the contractor to become familiar with the site prior to starting work! Notify landscape designer promptly with any -eld discrepancies! It is the responsibility of the contractor and# or owner to verify. select. and resolve all structures. water features. and planting materials! The contractor and owner are soley responsible for quality control. construction standards and for maintaining compliance with local andcounty codes on this project!LICENSEDARC H IT E C T LA /"&"REN! *0,1*,&’MARTINHOFFMANNS OFCIOALRNIAFT A TELANDSCAPEhM a r t i n H o f f m a n n LANDSCAPE ARCHITECT4713 First StreetSuite 205Pleasanton, Ca94566925 462 2190NO! $comments &*!&&!&’NO! &PLANTING NOTESAND LEGENDSL-4P L A N T I N G N O T E S:GENERAL NOTATION: THE LANDSCAPE CONTRACTOR SHALL INSPECT THE SITE AND BE FAMILIAR WITH ALL EXISTING SITE CONDITIONS PRIOR TO BIDDING THE JOB. CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH CONSTRUCTION AS SHOWN WHEN IT IS OBVIOUS THAT OBSTRUCTIONS, UTILITIES, LANDSCAPE GRADE DIFFERENCES, OR LANDSCAPE AREA DISCREPENCIES OCCUR ON SITE THAT HAVE NOT BEEN REPRESENTED ON THE DESIGN. SUCH CONDITIONS SHALL IMMEDIATELY BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE DESIGNER. THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILURE TO GIVE SUCH NOTIFICATION. ALL LOCAL CODES AND ORDINANCES SHALL BE OBSERVED. PLANTING SHALL BE INSTALLED IN CONFORMANCE WITH ALL APPLICABLE LOCAL CODES AND ORDINANCES BY EXPERIENCED WORKMEN AND A LICENSED LANDSCAPE CONTRACTOR WHO SHALL OBTAIN ALL NECESSARY PERMITS AND PAY ALL REQUIRED FEES. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION BETWEEN TRADES AND SUBCONTRACTORS AS REQUIRED TO COMPLETE LANDSCAPE OPERATIONS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO EXISTING FACILITIES CAUSED BY OR DURING THE PERFORMANCE OF HIS/ HER WORK. ALL REPAIRS SHALL BE MADE AT NO COST TO THE OWNER. SOIL PREPARATION:THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR FINISH GRADING AND ALL PLANTING AREA DRAINAGE. POSITIVE DRAINAGE AWAY FROM HOUSE (2 % MIN.) SHALL BE MAINTAINED. NO LOW SPOTS WHICH HOLD STANDING WATER WILL BE ACCEPTED. THE LANDSCAPE CONTRACTOR SHALL INCORPORATE BACKFILL SOIL MIXES IN PLANTING AREAS AS NOTED BELOW. WHERE ROTOTILLING IS NOT POSSIBLE, WORK IN AMENDMENT WITH HAND TOOLS. AFTER INSTALLATION OF IRRIGATION SYSTEM, ALL PLANTING AREAS ARE TO BE FINE GRADED TO WITHIN 2 INCHES AND SLIGHTLY MOUNDED AWAY FROM EDGES OF TOP OF HEADER, CURB, WALK, PLANTER, ETC... AND RAKED SMOOTH WITH ALL ROCK AND DEBRIS OVER 1 INCH IN DIAMETER REMOVED.SOIL AMENDMENTS:THE LANDSCAPE CONTRACTOR SHALL INCORPORATE, BY MEANS OF ROTOTILLING, 6 CUBIC YARDS OF 'NITROFIED' SOIL CONDITIONER (WITH A PH OF 6.5 TO 7.5) AND 15 LBS. OF GRANULAR FERTILIZER (12-12-12) PER 1,000 SQUARE FEET OF PLANTING AREA INTO THE TOP 6" OF SOIL FOR ALL PLANTING AREAS EXCEPT AS NOTED BELOW: BACKFILL SOIL MIXES: PLANTING PIT MIX FOR TREES AND SHRUBS TO CONSIST OF 1/3 ORGANIC AMENDMENT AND 2/3 AMENDED TOPSOIL AS NOTED ABOVE.SHRUB PLANTING:THE SHRUBS SHALL BE SPOTTED AS PER PLAN. NO SUBSTITUTIONS UNLESS AUTHORIZED BY LANDSCAPE DESIGNER OR OWNER. ALL SHRUBS SHALL RECIEVE TURFGRO 20-10-5 PACKETS AT THE FOLLOWING RATIOS:(1) TABLET PER 1 GALLON, (2) TABLETS FOR 5 GALLON, AND (4) TABLETS FOR 15 GALLON.TREE PLANTING:THE TREES SHALL BE SPOTTED AS PER PLAN. TREES SHALL TYPICALLY BE LOCATED A MINIMUM OF FOUR (4') FEET FROM ALL CURBS, WALKS, HEADERS, BUILDINGS, OR OVERHANGS, AND OTHER TREES WITHIN THE PROJECT. TREE BACKFILL SHALL BE THE ‘PIT PLANTING MIX’ AS NOTED ABOVE. STD. TRUNK INDICATES A SINGLE TRUNK, AND A MULTI TRUNK INDICATES (3) TRUNKS FROM THE BASE OF TREE. DOUBLE STAKE ALL STANDARD TRUNK TREES. ALL TREES SHALL RECIEVE TURFGRO 20-10-5 PACKETS AT THE FOLLOWING RATIOS: (4) TABLET PER 15 GALLON, (5) TABLETS FOR 24" BOX, AND (6) TABLETS FOR 36" BOX AND LARGER. THOROUGHLY WATER ALL TREES IMMEDIATELY FOLLOWING PLANTING.TOP DRESSING:TOP DRESSING TO CONSIST OF 3" LAYER MEDIUM FIR BARK CHIPS FOR ALL PLANTING AREAS EXCEPT LAWN AND MEADOW GRASS. APPLY 'RONSTAR' PRE EMERGENT PRIOR TO TOP DRESS AT MANUFACTURER'S RECOMMENDED RATE. SODDED LAWN:SOD SHALL BE AS SPECIFIED ON DRAWINGS AND INSTALLED AS PER SUPPLIER'S SPECIFICATIONS. REMOVE FROM ALL TURF AREAS ALL STONES (1/2" AND LARGER), CONCRETE, MORTAR DEBRIS, ASPHALT, RUBBISH, DEBRIS, AND ANY MATERIALS HARMFULL TO PLANT LIFE. REMOVE AND/OR SPRAY TO ERADICATE NOXIOUS WEED GROWTH AND ROOTS. THOROUGHLY MIX AND PULVERIZE THE FOLLOWING MIX OF MATERIALS (LIGHTLY COMPACTED MEASUREMENTS) TO A MINIMUM DEPTH OF 6" WHILE IN A MOIST, FRIABLE CONDITION: 2" OF TOPSOIL 6 CUBIC YARDS NITROGEN STABILIZED SOIL AMENDMENT PER 1000 SQ. FT. 15 LBS. (16-16-8) FERTILIZER PER 1000 SQUARE FEETLAWN MAINTENANCE:PROTECT AND MAINTAIN EACH AREA BY WATERING, MOWING, RESODDING, ROLLING, OR RESEEDING AS NECESSARY FOR A MINIMUM OF 60 DAYS AFTER TURF INSTALLATION OR TO THE END OF THE 90 DAY MAINTENANCE PERIOD. ESTABLISH A THICK, WEED FREE, UNIFORM STAND OF TURF. APPLY WEED KILLER AT MANUFACTURER'S SPECIFIED RATE IF NECESSARY.MAINTANENCE:THE CONTRACTOR SHALL MAINTAIN THE PROJECT FOR 90 DAYS ( OR AS APPROVED BY OWNER ) UPON COMPLETION AND APPROVAL OF THE PROJECT. DURING THE ENTIRE MAINTENANCE PERIOD, WATERING, CULTIVATING, WEEDING, REPAIR OF STAKES AND TIES, AND SPRAYING FOR INSECTS AND DISEASES SHALL BE PERFORMED. AT THE END OF MAINTENANCE PERIOD, ALL AREAS SHALL BE FREE OF WEEDS AND ALL PLANT MATERIAL SHALL BE IN A HEALTHY, THRIVING CONDITION. SUBSTITUTIONS:REQUESTS FOR SUBSTITUTIONS OF PLANT MATERIAL TO BE MADE (5) DAYS PRIOR TO PLANTING.GUARANTEE: ALL CONSTRUCTION, TREES, SHRUBS, AND IRRIGATION BY LANDSCAPE CONTRACTOR AND/OR HIS SUBCONTRACTORS SHALL BE GUARANTEED FOR ONE (1) FULL YEAR AFTER THE BEGINNING OF THE MAINTENANCE PERIOD. THE CONTRACTOR SHALL REPLACE ANY AND ALL LANDSCAPE MATERIALS THAT ARE IN AN UNACCEPTABLE CONDITION FOR THE TIME OF USE, AND ANY PLANT MATERIAL THAT ARE NOT IN A VIGOROUS STATE OF GROWTH. THE CONTRACTOR SHALL NOT BE HELD LIABLE FOR LOSS OF PLANT MATERIAL DUE TO VANDALISM, ACCIDENTAL CAUSES, OR ACTS OF NEGLECT BY OTHERS THAN THE CONTRACTOR, HIS AGENTS, OR EMPLOYEES. PLANTING LEGEND :SYMBOLBOTANICAL NAMECOMMON NAME WUCOLS(water use rating)TREES:ACE MACAcer macrophyllumBig Leaf MaplemediumARB MARArbutus unedo ‘Marina’ (multi trunk)Strawberry TreelowBRA POPBrachychiton populneusKurrajonglowCHI BUBChilopsis linearis BubbaDesert WillowlowCOT GOLCotinus coggygria 'Golden Spirit'Smoke Tree VarietylowLAG STDLagerstroemia x fauerii 'Natchez' (standard trunk)Crape Myrtle (white)lowLAU NOBLaurus nobilis (multi trunk)Bay Tree lowLYO FLOLyonothamnus floribundusCatalina IronwoodlowMEL NESMelaleuca nesophilaPink MelaleucalowVIT MONVitex Montrose PurpleChaste TreelowSedum hispanicum 'Minus'by house at spaSUCCULENTS AND YUCCAS:AGA VILAgave vilmorinianaOctopus AgavelowAGA REGAgave victoriae reginaeAgave VarietylowAGA DESAgave desmentianano common namelowCIS GRACistanthe grandifloraRock PurslanelowCOT MACCotyledon macranthaPig's EarslowCOT OBLCotyledon orbiculata 'Oblonga'Pig's EarslowCOT ORBCotyledon orbiculata 'Lighthouse Road'Pig's EarslowDUD BRIDudleya brittoniiGiant Chalk DudleyalowENC LONEncephalartos longifoliaCycad VarietylowYUC ROSYucca rostrataBig Bend YuccalowEncephalartos altensteiniiinside courtFRUIT TREES:CIT TANCitrus 'Tango'Tango MandarinmediumFOR MARFortunella margarita 'Fukushu' (standard trunk)Tree Form KumquatmediumCIT BEACitrus aurantifolia 'Bears'Mexican LimemediumCIT VALCitrus sinensis 'Valencia'OrangemediumCIT MEYCitrus limon ‘Meyer’s Improved’LemonmediumCIT MORCitrus sinensis 'Moro'Blood OrangemediumCIT HYSCitrus hystrixKaffir LimemediumFIGFig ‘Brown Turkey’Fig TreemediumSHRUBS:ACA COUAcacia cognata 'Cousin It'Little River WattlelowARC DENArctostaphylos densiflora 'Howard McMinn'Manzanita VarietylowCEA DARCeanothus ‘Dark Star’Wild Lilacvery lowCHO TERChoisya ternataMexican OrangemediumECH FASEchium fastuosumPride Of MadieralowRHA OVARhapheolepis ovata ‘Minor’Dwarf Yeddo HawthornelowRHU OVARhus ovataSugar BushlowTEC ORATecoma Orange JubileeEsperanzalowXYL CONXylosma congestumShiny XylosmalowRosmarinus officinalis ‘Blue Spires’front entrylowGRASSES AND GRASSLIKE:ANA PINAnigozanthos 'Pink Beauty'Kangaroo PawmediumCAR TUMCarex tumulicolaBerkeley Sedge mediumCHR TECChrondropetalum tectorumGrass VarietymediumDIA REVDianella revoluta 'Little Rev'Little Rev Flax LilylowFES CALFestuca californicaFescue VarietymediumLOM LIMLomandra 'Lime Tuff'Mat RushlowPAN VIRPanicum virgatum 'Heavy Metal'Switch GrassmediumPEN FAIPennisetum 'Fairy Tails'Evergreen Fountain GrasslowPEN KARPennisetum orientale 'Karley Rose'Red Fountain GrasslowSES AUTSesleria autumnalisAutumn Moor GrassmediumPERENNIALS:AES CURAsclepias curassavicaBlood-flowermediumBUL HALBulbine frutescens 'Hallmark' Orange Stalked BulbinelowCON MAUConvolvulus mauritanicusGround Morning GlorylowERE BLUEremophila hygrophana Blue BellsBlue BellslowHEU MAXHeuchera maximaIsland Alum RootmediumMIM AURMimulus aurantiacus ‘Pumpkin’ Monkey FlowerlowPEN BOPPenstemon 'Margarita Bop'Beard TonguelowSAL CLESalvia clevelandii 'Winifred Gilman'Sage VarietylowSAL ELESalvia elegance ‘Pinapple Sage’Sage Varietylow* available at Devil Mountain Wholesale phone (925) 829 6006GROUND COVERS:Arctostaphylos 'Emerald Carpet' from Manzanita Varietylow1 gallon at 36" o.c. Triangular SpacingTeucrium chamaedrys 'prostratum'Germander Varietylowfrom 4" pots at 24" o.c. Triangular Spacing.Rosmarinus officinalis ‘Irene’ fromRosemarylowfrom 1 gallon at 24" o.c. Triangular Spacing.Scaveola 'Mauve Clusters' from flatsno common name low@ 12" o.c. Triangular SpacingLantana ‘Radiation’ from 4" pots atLantana Varietylow24" o.c. Triangular Spacing.Bouteloua dactyloides 'UC VERDE' UC Verde Buffalo Grasslowfrom plugs at 10" on centerPerennial bedding areaVaries mediumPROVIDE 4" DEEP PLANTING MIX No top dressing Bolero' dwarf fescue sodLawnhigh(dwarf fescue blend)BUFFALO GRASSLAWN12" DEEPER THANCONTAINER MINIMUM2 X DIAMETEROF ROOTBALLCINCH TIE OR APPROVED EQUAL10' LODGE POLE STAKESPLACED ON WINDWARDSIDE OF TREEROOT BALLA SHALLOW BASIN 2" DEEP SHALL BE FORMED AROUND ROOTBALL BELOW FINISH GRADE. TREES PLANTED IN LAWN SHALL NOT HAVE BASINAPPROVED BACKFILL THROUGHLY MIXED PRIOR TO INSTALLATIONNATIVE GRADE OR CERTIFIEDCOMPACTED BACKFILL.S T A N D A R D T R U N K T R E E P L A N T I N GTURFGRO 20-10-5 PACKETSPER SPECIFICATIONSWINDDIRECTIONPREVAILING3'' DIAMETER LODGPOLE PINE TREE STAKES (2) - LOCATE OUTSIDE OF ROOTBALL AND PERPENDICULAR TO PREVAILING WIND (SEE PLAN VIEW)ROOTBALLTRUNKTIESPITNOTES:1. APPROVED TREE TIES TO RUBBER STRAPS NAILED TO STAKES. NO WIRE CONNECTIONS ALLOWED.2. REMOVE ALL NURSERY STAKES FROM ROOTBALL. SIDES OF PLANT PIT TO BE VERTICAL. SCARIFY SIDES AND BOTTOM.3. DO NOT PLANT TREES WITHIN 10' OF SEWER OR DOMESTIC WATER LINES. DEPTH OF CONTAINER2 X D I A M E T E R O F R O O T B A L LA SHALLOW BASIN 2" DEEP SHALL BE FORMED AROUNDROOT BALL BELOW FINISH GRADE.ROOT BALL FINISH GRADE.APPROVED BACKFILL THROUGHLY MIXED PRIOR TO INSTALLATIONNATIVE GRADE OR CERTIFIED COMPACTED BACKFILLS H R U B P L A N T I N G D E T A I LTURFGRO 20-10-5 PACKETSPER SPECIFICATIONSS P E C I A L T Y P L A N T I N G D E T A I LBOULDERS (BUIRED 1/3RD DEEP)USE 3" THICK GRAVEL TOP DRESSING AROUND BOULDER PLANTINGSCACTUS OR AGAVENOTE: MAKE SURE THAT SPECIALTY PLANTS ARE AT A HIGH POINTSPECIALTY BLENDED BACKFILL(SEE PLANTING NOTES) PROPOSEDNATURAL FORM MULTI TRUNK TREE(NO STAKING)FINISH GRADELATERAL LINEPLANTING PITIS 3 TIMESDIAMETER OFROOTBALL2" WATERING BASINRAINBIRD RWS-BG ROOT WATERING SYSTEMBACKFILLN O S C A L E M U L T I T R U N K T R E E 103
09898999998
98103 103
103
102
102101
101100 100
10099
99
98
98979797 979696K A T A R Ur e s i d e n c e19421SAN MARCOS ROADSARATOGA, CA.REV! NO!commentsJob No:Date: "#$%#&’Drawn:Scale: &( ) &*+,*(mfhNOTE:This plan is diagrammatic in nature! It is meant as a general guide to construction only! It is not fully detailed nor exhaustively speci-ed!It is the responsibility of the contractor to become familiar with the site prior to starting work! Notify landscape designer promptly with any -eld discrepancies! It is the responsibility of the contractor and# or owner to verify. select. and resolve all structures. water features. and planting materials! The contractor and owner are soley responsible for quality control. construction standards and for maintaining compliance with local andcounty codes on this project!LICENSEDARC H IT E C T LA /"&"REN! *0,1*,&’MARTINHOFFMANNS OFCIOALRNIAFT A TELANDSCAPEhM a r t i n H o f f m a n n LANDSCAPE ARCHITECT4713 First StreetSuite 205Pleasanton, Ca94566925 462 2190NO! $comments &*!&&!&’NO! &NO! 1comments &&!$$!&’NORTHSCALE: 10" = 10'-0"05'10'20'30'GENERAL NOTESCONTRACTORS MUST BE PROPERLY AND CURRENTLY LICENSED BY THE CALIFORNIA CONTRACTORS STATE LICENSED BOARD PRIOR TO ENTERING INTO AN AGREEMENT TO PERFORM WORK AND MAY PERFORM ONLY SUCH WORK AS IS WITHIN THE SCOPE OF SAID LICENSED SPECIALTY.CONTRACTOR SHALL BE RESPONSIBLE FOR BEING FAMILIAR WITH ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR COST INCURRED DUE TO DAMAGE AND REPLACEMENT OF SAID UTILITIES PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION CONTRACTOR SHALL NOTIFY USA UNDERGROUND ALERT @ (800) 277-2600.I R R I G A T I O NP L A NL-5POINT OF CONNECTION TO WATER SUPPLY: VERIFY LOCATION IN FIELDINSTALL COMPRESSION TEE ON DOMESTIC WATER LINE AND CONNECT TO NEW 1 1/4" PVC MAINLINE. VERIFY A MINIMUM STATIC WATER PRESSURE OF 55 PSI. IF EXCEEDS 75 PSI, INSTALL PRESSURE REDUCING VALVE (SEE LEGEND) VERIFY A MINIMUM AVAILABLE FLOW OF 18 GPM.15'SERIES1" V / 23.14GPM12'SERIES3/4" V - 19.00GPMCO 1 1" 5.0 2 3/4" 1.7 3 3/4" 1.4 L-1 1" 5.6 4 1" 5.5 5 3/4" 1.4 8 3/4" 2.7 9 3/4" 3.4 L-2A 1" 5.2 L-2B 1" 4.8 6 3/4" 2.312'Q12'Q12'H12'Q12'H 12'H12'Q12'Q12'H 12'H12'Q12'H12'H12'Q12'H10'F10'F10'F10'F10'F 10'F 10'F8'F12'H12'Q12'H12'H12'H12'Q12'H 12'H12'H12'Q12'H12'-2708'H8'Q8'H8'Q12'H8'Q8'Q12'HL-3C 1" 2012'F12'F12'F12'F12'F12'F12'F12'F15'Q15'H15'F15'Q15'H15'Q15'F15'H15'H15'F15'H2.78L-3D 1" 20L-3E1" 24 10 3/4" 2.1 1 1 3/4" 1.7 15 3/4" 3.7 14 3/4" 2.0 13 3/4" 3.9L-3B 1" 19L-3A 1" 23 12 3/4" 4.4 7 3/4" 2.7 17 1" 7.2 16 3/4" 3.3WALL MOUNT CONTROLLER LOCATION:PROVIDE CONNECTION TO 120 VOLT POWER WITHIN RIGID STEEL CONDUIT FROM SOURCE WITHIN GARAGE. ALL ABOVE GRADE CONTROL WIRES SHALL BE CONTAINED WITHIN PVC ELECTRICAL CONDUIT SECURELY FASTENED TO WALL. FINAL CONTROLLER LOCATION TO BE COORDINATED WITH OWNER.NOTE; THIS PLAN IS DIAGRAMMATIC LOCATE ALL LATERAL LINES AND MAINLINES IN PLANTING AREAS AS POSSIBLE.AVOID TRENCHING UNDER DRIPLINES OF TREES~~GASMETERNEW O/HELEC/TEL SVC.NEW O/HELEC/TEL SVC.NEW DOMESTIC WATER SVC.FROM EX. METERNEW DOMESTIC WATER SVC.FROM EX. METERWATER SVC.104
105
K A T A R Ur e s i d e n c e19421SAN MARCOS ROADSARATOGA, CA.REV! NO!commentsJob No:Date: "#$%#&’Drawn:Scale: &( ) &*+,*(mfhNOTE:This plan is diagrammatic in nature! It is meant as a general guide to construction only! It is not fully detailed nor exhaustively speci-ed!It is the responsibility of the contractor to become familiar with the site prior to starting work! Notify landscape designer promptly with any -eld discrepancies! It is the responsibility of the contractor and# or owner to verify. select. and resolve all structures. water features. and planting materials! The contractor and owner are soley responsible for quality control. construction standards and for maintaining compliance with local andcounty codes on this project!LICENSEDARC H IT E C T LA /"&"REN! *0,1*,&’MARTINHOFFMANNS OFCIOALRNIAFT A TELANDSCAPEhM a r t i n H o f f m a n n LANDSCAPE ARCHITECT4713 First StreetSuite 205Pleasanton, Ca94566925 462 2190NO! $comments &*!&&!&’NO! &I R R I G A T I O ND E T A I L SL-7DRIP SYSTEM OPERATION INDICATOR(INSTALL INDICATORFLUSH WITH FINISHED GRADE)6" POP UP OPERATIONINDICATORXFS DRIPLINEN O S C A L E DRIPLINEP I P E T R E N C H I N GN O S C A L E 12" MIN.18" MIN.FINISH GRADECLEAN COMPACTED BACKFILLCONTROL WIRESUNDISTURBED SOIL PRESSURIZED MAINLINESEE SPECIFICATIONSLATERAL LINESSEE SPECIFICATIONSXFS SUB-SURFACE DRIPLINE AROUND TREEN O S C A L E 45321PVC DRIP MANIFOLD PIPEPVC SCH 40 TEE OR ELRAIN BIRD XF SERIES BLANK TUBINGBARB CROSS INSERT FITTING: RAIN BIRD XFD-CROSSBARB TEE INSERT FITTING: RAIN BIRD XFF-TEEPROJECTED CANOPY LINE OF TREESUB-SURFACE DRIPLINE: RAIN BIRD XF SERIES DRIPLINE POTABLE: XFS DRIPLINE NON-POTABLE: XFSP DRIPLINE PLACE AS SHOWN (LENGTH AS REQUIRED)ROOT BALL TIE DOWN STAKE: RAIN BIRD TDS-050 WITH BEND (QUANTITY AS REQUIRED, SEE NOTES 2-3 BELOW)61352347853596789NOTES:1. DISTANCE BETWEEN LATERAL RINGS AND EMITTER SPACING TO BE BASED ON SOIL TYPE, AND TREE CANOPY. SEE RAIN BIRD XF-SDI DRIPLINE INSTALLATION GUIDE FOR SUGGESTED SPACINGS. 2. PLACE TIE DOWN STAKES EVERY THREE FEET IN SAND, F0UR FEET IN LOAM, AND FIVE FEET IN CLAY.3. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR ELBOWS, USE TIE-DOWN STAKES ON EACH LEG OF THE CHANGE OF DIRECTION. 4531/2" AIR RELIEF VALVE IN PVC HEADER21FINISH GRADESUBTERRANEAN EMITTER BOX: RAIN BIRD SEB 7XB1/2" AIR RELIEF VALVE: RAIN BIRD ARV050 TO BE INSTALLED AT HIGH POINTS IN DRIP ZONEPVC SCH 40 FEMALE ADAPTERPVC SCH 80 RISERBRICK (1 OF 2)PVC HEADER PIPEPVC SCH 40 TEE3" MINIMUM DEPTH OF 3#4" WASHED GRAVEL1263597864789N O S C A L E NOTE:1. ALLOW A MINIMUM OF 6-INCHES OF DRIPLINE TUBING IN VALVE BOX IN ORDER TO DIRECT FLUSHED WATER OUTSIDE VALVE BOX.2345167FLUSHING END CAPN O S C A L E FINISH GRADEFLUSH CAP FOR EASY FIT COMPRESSION FITTINGS: POTABLE:RAIN BIRD MDCFCAP NON-POTABLE: RAIN BIRD MDCFPCAPEASY FIT COUPLING: RAIN BIRD MDCFCOUPSUBTERRANEAN EMITTER BOX: RAIN BIRD SEB 7XBSUB-SURFACE DRIPLINE: RAIN BIRD XF SERIES DRIPLINE POTABLE: XFS DRIPLINE NON-POTABLE: XFSP DRIPLINE3-INCH MINIMUM DEPTH OF 3/4-INCH WASHED GRAVELBRICK (1 OF 2) 3754216XFS SUB-SURFACE DRIPLINE N O S C A L E 4321EASY FIT COMPRESSION TEE: RAIN BIRD MDCFTEESUB-SURFACE DRIPLINE: RAIN BIRD XF SERIES DRIPLINE POTABLE: XFS DRIPLINE NON-POTABLE: XFSP DRIPLINEINLINE DRIP EMITTERTIE DOWN STAKE: RAIN BIRD TDS-050 WITH BEND (TYPICAL)TURF/FINISH GRADE OR SHRUB BED WITH MULCH124"-6"NOTES:1. PLACE TIE DOWN STAKES EVERY THREE FEET IN SAND, F0UR FEET IN LOAM, AND FIVE FEET IN CLAY.2. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR ELBOWS, USE TIE-DOWN STAKES ON EACH LEG OF THE CHANGE OF DIRECTION. 3. INSERTION PLOW AND TRENCHED INSTALLATIONS DO NOT REQUIRE TIE DOWN STAKES.3455B A C K F L O W P R E V E N TI O N D E V I C E N O S C A L E 12" min, 24" max18"CONCRETE SUPPORT BLOCK 8" X 8" LENGTH BETWEEN ELBOWS MINIMUMSCH. 40 PVC MAIN LINE TO VALVESPVC MALE ADAPTER(TYP. BOTH SIDES)SCH. 40 PVC MAIN LINETO POINT OF CONNECTIONG.I. FITTING AS REQUIREDEVENLY COAT ALL GALVINIZEDFITTINGS EXPOSED TO SOIL AND CONCRETE WITH 3M PVC TAPE OR EQUAL.(1" OVERLAP)BRASS UNION (2) TOTALFINISH GRADEREDUCED PRESSURE BACKFLOWASSEMBLE AS SPECIFIED.INSTALL PER MANUFACTURER'SINSTRUCTIONSLOW-VOLUME CONTROL SYSTEM (RAINBIRD XCZ-SERIES ; 075 AND 100)N O S C A L E FLOW3/4" PRV45 PSI LFREMOTE CONTROLVALVE PVC MAINLINE2" MINIMUMCLEARANCEPVC OR POLYLATERAL LINEVALVE BOX12" X 18"1 CU. FT. PEAGRAVEL SUMPBRICK SUPPORT(1- EA. CORNER)200 MESS FILTER3/4" SCH 40RED BUSHING TXTN O S C A L E XFS SUB-SURFACE DRIPLINE LAYOUT45321PVC SUPPLY HEADERPVC SCH 40 TEE OR EL (TYPICAL)BARB X MALE FITTING: RAIN BIRD XFF-MA FITTING (TYPICAL)PVC DRIP MANIFOLD FROM RAIN BIRD CONTROL ZONE VALVE KIT (SIZED TO MEET LATERAL FLOW DEMAND)SUB-SURFACE DRIPLINE: RAIN BIRD XF SERIES DRIPLINE (TYPICAL) POTABLE: XFS DRIPLINE NON-POTABLE: XFSP DRIPLINEPERIMETER OF AREAPERIMETER DRIPLINE PIPE TO BE INSTALLED 2"-4" FROM PERIMETER OF AREAFLUSH POINT (TYPICAL) - SEE RAIN BIRD XFS DETAILS FOR FLUSH POINT INSTALLATIONBARB X BARB INSERT TEE OR EL: RAIN BIRD XFF-TEE OR RAIN BIRD XFF-ELBOW (TYPICAL)PVC RISER PIPEPVC SUPPLY MANIFOLDPVC SCH 40 SLEEVE PIPE SIZED TWICE THE SIZE OF MANIFOLD PIPE SIZEPAVEMENT AND CURBTURF OR MULCHFINISH GRADE1#2" AIR RELIEF VALVE: RAIN BIRD MODEL: ARV050 SEE RAIN BIRD XFS DETAILS FOR AIR RELIEF INSTALLATION678910NOTES:1. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION. SEE INSTALLATION SPECIFICATIONS ON RAIN BIRD WEB SITE (WWW.RAINBIRD.COM) FOR SUGGESTED SPACING. 2. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM SPACING SHOWN IN THE ACCOMPANYING TABLE. 3. INSTALL AIR RELIEF VALVE AT HIGH POINTS IN DRIP LATERAL.4. WHEN USING 17MM INSERT FITTINGS WITH DESIGN PRESSURE OVER 50PSI, IT IS RECOMMENDED THAT STAINLESS STEEL CLAMPS BE INSTALLED ON EACH FITTING. 11121314151621397INSET B458INSET AINSET B6FP2"-4"FPFP4-6"DRIP MANIFOLD BURIAL DEPTH4421210INSET A42101213AR16151415DRIP CONNECTION: PVC TO POLYTUBE ON GRADECXCXFPT SCH. 40 PVC FITTING CONNECTION.580 POLYTUBE DRIPLINE3/4" MALE ADAPTERP.V.C. TEEP.V.C. PIPING (LATERAL LINE)USE FIR BARK MULCH COVER- SEE PLANTING SPECIFICATIONS FOR TYPE AND DEPTH12" MIN.F I L T E R / P R E S S U R E R E G U L A T O R PRESSURE REDUCING VALVE (PRE SET TO 40 PSI)TO VALVEUSE A STANDARD BRICK OR FLAT STONE UNDER EACH CORNER OF VALVE BOX TO LEVELFILTER WITH SCREEN(ROTATE FILTER TO BELOW HORIZONTAL POSITION)FINISH GRADESCH. 40 PVCMAIN LINECARSON 1419 PLASTIC VALVE BOX OR EQUAL APPLY 3" GRAVEL PEA GRAVELAT BASE OF BOX TO PREVENT SILTATIONN O S C A L E 106
K A T A R Ur e s i d e n c e19421SAN MARCOS ROADSARATOGA, CA.REV! NO!commentsJob No:Date: "#$%#&’Drawn:Scale: &( ) &*+,*(mfhNOTE:This plan is diagrammatic in nature! It is meant as a general guide to construction only! It is not fully detailed nor exhaustively speci-ed!It is the responsibility of the contractor to become familiar with the site prior to starting work! Notify landscape designer promptly with any -eld discrepancies! It is the responsibility of the contractor and# or owner to verify. select. and resolve all structures. water features. and planting materials! The contractor and owner are soley responsible for quality control. construction standards and for maintaining compliance with local andcounty codes on this project!LICENSEDARC H IT E C T LA /"&"REN! *0,1*,&’MARTINHOFFMANNS OFCIOALRNIAFT A TELANDSCAPEhM a r t i n H o f f m a n n LANDSCAPE ARCHITECT4713 First StreetSuite 205Pleasanton, Ca94566925 462 2190NO! $comments &*!&&!&’NO! &NO! 1comments &&!$$!&’NORTHSCALE: 10" = 10'-0"05'10'20'30'GENERAL NOTESCONTRACTORS MUST BE PROPERLY AND CURRENTLY LICENSED BY THE CALIFORNIA CONTRACTORS STATE LICENSED BOARD PRIOR TO ENTERING INTO AN AGREEMENT TO PERFORM WORK AND MAY PERFORM ONLY SUCH WORK AS IS WITHIN THE SCOPE OF SAID LICENSED SPECIALTY.CONTRACTOR SHALL BE RESPONSIBLE FOR BEING FAMILIAR WITH ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR COST INCURRED DUE TO DAMAGE AND REPLACEMENT OF SAID UTILITIES PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION CONTRACTOR SHALL NOTIFY USA UNDERGROUND ALERT @ (800) 277-2600.L I G H T I N GP L A NL-8ttL I G H T I N G L E G E N D :S Y M B O L D E S C R I P T I O N UNIQUE LIGHTING GEMINI SURFACE MOUNT NICHELIGHTGEMI-12-L2 (WEATHERED BRASS) UNIQUE LIGHTING VOYAGER SURFACE MOUNT STEPLIGHTVO8L-12-L2 (WEATHERED BRASS) UNIQUE LIGHTING SOLARIS PATHLIGHT SOLA-12-L2 (WEATHERED BRASS)UNIQUE LIGHTING VENUS PATHLIGHT VENU-12-L2 (WEATHERED BRASS) UNIQUE LIGHTING STELLAR WALL LIGHTSTEL-12-L2 (WEATHERED BRASS)UNIQUE LIGHTING LEDGE LIGHT ISO IS6-27K-BZ-L2 (WEATHERED BRASS)UNIQUE LIGHTING HANGING DOWNLIGHTOBSE-12-L2 (WEATHERED BRASS)UNIQUE LIGHTING NORTHSTAR DOWN LIGHT (TREE MOUNT) NSOS-12-L427 (WEATHERED BRASS)UNIQUE LIGHTING ORBITAL HANGING DOWN LIGHT ORBI-NL-BZ (BRONZE) (WITH LED-2W-M1FL27K-12 LAMP)UNIQUE LIGHTING TRANSFORMER500SS-SL - ( SWITCHING BY OTHERS)t107
K A T A R Ur e s i d e n c e19421SAN MARCOS ROADSARATOGA, CA.REV! NO!commentsJob No:Date: "#$%#&’Drawn:Scale: &( ) &*+,*(mfhNOTE:This plan is diagrammatic in nature! It is meant as a general guide to construction only! It is not fully detailed nor exhaustively speci-ed!It is the responsibility of the contractor to become familiar with the site prior to starting work! Notify landscape designer promptly with any -eld discrepancies! It is the responsibility of the contractor and# or owner to verify. select. and resolve all structures. water features. and planting materials! The contractor and owner are soley responsible for quality control. construction standards and for maintaining compliance with local andcounty codes on this project!LICENSEDARC H IT E C T LA /"&"REN! *0,1*,&’MARTINHOFFMANNS OFCIOALRNIAFT A TELANDSCAPEhM a r t i n H o f f m a n n LANDSCAPE ARCHITECT4713 First StreetSuite 205Pleasanton, Ca94566925 462 2190NO! $comments &*!&&!&’NO! &NO! 1comments &&!$$!&’3114013163443473483493533523513503423553563583593613283273293263253233243763002014028" LOAK 9" LOAK 11" LOAK 24" PINE24" PINE 20" LOAK TWIN 12"30" OAK 12" LOAK 6"+8" PEPPER12" RDWD 8" LOAK 25" WALNUT8' RDWD24" OAK 36" WALNUT21" VOAK 18" LOAK 14" LOAK 18" RDWD 18" RDWD 14" LOAK 12" LOAK 14" OAK29" OAK 9" LOAK 17" OAK 24" LOAK 10' LOAKSOUTH COLLEGE CIRCLE
6"+8" TREE TAG 31918" PALM TAG 343REMOVE TREE6" MAPLETAG 3306"+8" CYP. TAG 33214" PALM TAG 33714" PALM TAG 33814" PALM TAG 335343332338335REMOVE TREEREMOVE TREES6" FRUIT TAG 336REMOVE TREERELOCATE TREESEE PLANTING PLAN337TREE REMOVALPLANL-9REMOVE TREESRELOCATE TREESEE PLANTING PLAN6' HIGH CHAIN LINK TREE PROTECTION FENCING FENCING TO REMAIN IN PLACE FOR DURATION OF PROJECT6' HIGH CHAIN LINK TREE PROTECTION FENCING FENCING TO REMAIN IN PLACE FOR DURATION OF PROJECT6' HIGH CHAIN LINK TREE PROTECTION FENCING FENCING TO REMAIN IN PLACE FOR DURATION OF PROJECTTREE PROTECTION NOTES1. TREE BRANCHES THAT WILL INTERFERE WITH CONSTRUCTION EQUIPMENT SHALL BE PROPERLY PRUNED PRIOR TO BEGINNING CONSTRUCTION. PRUNING SHALL BE AS APPROVED BY THE CITY AND SHALL COMPLY WITH CITY APPROVED PRACTICES.2. A PROTECTIVE FENCE SHALL BE PLACED AT THE DRIPLINE OF THE EXISTING TREES DURING THE ENTIRE CONSTRUCTION PERIOD. NO WORK SHALL OCCUR WITHIN THE DRIPLINE EXCEPT UNDER THE DIRECT SUPERVISION OF A CERTIFIED ARBORIST APPROVED BY THE CITY.3. SOIL COMPACTION AND GRADING SHALL BE AVOIDED UNDER THE DRIPLINE OF THE TREES. MAINTAIN A POSITIVE DRAINAGE AWAY FROM TREE TRUNK. IRRIGATION SHOULD BE AVOIDED UNDER NATIVE OAK TREES.4. NO STORAGE OF MATERIALS OR EQUIPMENT SHALL OCCUR WITHIN 25 FEET OF THE DRIPLINE OF THE TREES.5. ALL ROOTS 1" OR LARGER THAT MUST BE SEVERED SHALL BE CUT MANUALLY TO PRODUCE A CLEAN CUT AND TREATED WITH A TREE SEALANT. BORING, RATHER THAN TRENCHING, SHALL BE REQUIRED WHERE IT IS UNAVOIDABLE FOR PIPING TO CROSS THROUGH THE DRIPLINE OF A TREE. 6. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING COMPARABLE REPLACEMENT TREES FOR ANY EXISTING TREES THAT ARE FOUND BY THE CITY TO BE IRREPARABLY DAMAGED DUE TO CONSTRUCTION ACTIVITY.REMOVE REMOVE 345346108
K A T A R Ur e s i d e n c e19421SAN MARCOS ROADSARATOGA, CA.REV! NO!commentsJob No:Date: "#$%#&’Drawn:Scale: &( ) &*+,*(mfhNOTE:This plan is diagrammatic in nature! It is meant as a general guide to construction only! It is not fully detailed nor exhaustively speci-ed!It is the responsibility of the contractor to become familiar with the site prior to starting work! Notify landscape designer promptly with any -eld discrepancies! It is the responsibility of the contractor and# or owner to verify. select. and resolve all structures. water features. and planting materials! The contractor and owner are soley responsible for quality control. construction standards and for maintaining compliance with local andcounty codes on this project!LICENSEDARC H IT E C T LA /"&"REN! *0,1*,&’MARTINHOFFMANNS OFCIOALRNIAFT A TELANDSCAPEhM a r t i n H o f f m a n n LANDSCAPE ARCHITECT4713 First StreetSuite 205Pleasanton, Ca94566925 462 2190NO! $comments &*!&&!&’NO! &D.G. P A V I N GNOT TO SCALESTABILIZED DECOMPOSED GRANITE(INSTALL IN 1" LIFTS)CLASS II AGGREGATE BASE(COMPACT TO 90 %)METAL HEADER TO BE SELECTEDMETAL STAKESHOLD FINISH GRADE OF ADJACENT PLANTING AREA TO 1 1/2" BELOW TOP OF HEADER (TYP)3"2"COMPACTED SUBGRADE(COMPACT TO 88 %)GD E T A I L SL-10LIMESTONE BACKSPLASHS C R E E N F E N C E E L E V A T I O N SCALE: 1/2" = 1'-0"EHORIZONTAL WOOD FENCE (STAINED WESTERN RED CEDAR)GATE6'-0"3'-6"6'-9"3'-6"11'-0"3'-8"1'-1"2'-2"2'-8"SINK TO BE SELECTEDREFRIGERATORBUILT IN BARBEQUEGRANITE COUNTERTOPB A R B E Q U E L A Y O U TSCALE: 1/4" = 1'-0"LIMESTONE VENEER ON BACKSPLASH AND OUTER WALLSSTUCCO VENEER INERIOR WALLSB B E N C H S E A T A N D F I R E P I T S E C T I O NSCALE: 1/4" = 1'-0"CONCRETE BLOCK BENCH SEAT WITH STUCCO VENEER1'-6"3"10"1'-2"TAPERED SURFACE2'-2"3"1'-2"2'-0"2'-4"FINISH GRADEA 2'-0"F I R E P I T E L E V A T I O NSCALE: 1/4" = 1'-0"CONCRETE BLOCK STEM WALL WITH STUCCO VENEER3'-0"1'-9"1'-6"2'-4"1'-2"6'-0"STUCCO VENEERLIMESTONE VENEERCUSHIONS7"3'-0"1'-4"FINISH GRADEA 3'-6"LIMESTONE VENEERSTUCCO VENEERMETAL DOORSGRANITE COUNTERTOPB A R B E Q U E E L E V A T I O N SCALE: 1/4" = 1'-0"B 3'-6"1'-1"2'-10"3'-4"B A R B E Q U E I N T E R I O R SCALE: 1/4" = 1'-0"B 109
REPORT TO
THE PLANNING COMMISSION
Meeting Date: February 8, 2017
Application: PDR16-0028 & VAR16-0001
Location / APN: 14253 Worden Way / 397-26-062
Owner/Applicant: Rajat Monga & Sonu Durgia / Rockwood Design Associates
Staff Planner: Christopher Riordan
14253 Worden Way
SITE
110
Page 2 of 6
Summary
PROJECT DESCRIPTION: The applicant requests Design Review and Variance approval for a 262
square foot second-story addition to an existing 4,497 square foot two-story single-family residence.
The total proposed square footage is 4,759 square feet. A Variance is requested to exceed the 4,128
square feet maximum floor area allowed by the net lot area. The site has a net lot size area of 23,671
square feet and is zoned R-1-12,500.
STAFF RECOMMENDATION: Adopt Resolution No. 17-004 denying the project.
Variance Approval by the Planning Commission is required pursuant to Code Section 15-70.050.
Design Review Approval by the Planning Commission is required pursuant to Code Section 15-
45.065(a)(3).
PROJECT DATA:
Site Area:
42,878 sq. ft. gross
- 18,839 sq. ft. Santa Clara Water District easement
- 368 sq. ft. Street Right of Way easement
23,671 sq. ft. net lot area
Average Site Slope: 21%
General Plan Designation: M-12.5
Zoning: R-1-12,500
Proposed Allowed/Required Conformance
Proposed Site Coverage
Residential Footprint
Concrete Driveway / Patio
Deck
Swimming Pool
Total Proposed Site Coverage
2,882 sq. ft.
3,117 sq. ft.
305 sq. ft.
1,000 sq. ft.
7,304 sq. ft. (30.9%)
13,010 sq. ft.
Conforms
Floor Area
First Floor
Second Floor (Existing)
Second Floor (Addition)
Total Floor Area
3,428 sq. ft.
1,069 sq. ft.
262 sq. ft.
4,759 sq. ft.
4,128 sq. ft.
Variance
Requested
Height (Residence)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
Total Proposed Height
448.13
450.89
449.51
475.42
(25.11 Ft.)
26 Feet
Conforms
111
Page 3 of 6
Setbacks
Front
Left (First Floor)
Left (Second Floor)
Right (First Floor)
Right (Second Floor)
Rear (First Floor)
Rear (Second Floor)
22’-6”
49’-1”
49’-1”
12’-6”
47’-2”
>50
>50
25’
10’
15’
10’
15’
25’
35’
No change to
existing
setbacks
PROJECT DESCRIPTION
Background: On October 25, 2016, the Planning Commission visited the project site and held a
Study Session to provide a preliminary review of the project. The Commission discussed the
application with staff and the applicant at the Study Session and provided comments.
Site Description: The project site is located at 14253 Worden Way. Existing on the site is a
4,497 square foot two-story ranch style single-family residence, swimming pool, and related site
improvements. The sites gross square footage is 42,878 square feet. However, the site is
constrained by two easements including an 18,839 square foot easement to the Santa Clara
Valley Water District (SCVWD) and a smaller 368 right-of-way easement for Worden Way.
The calculated net site area after subtracting the area of the two easements is 23,671 square feet.
Total allowable floor area for structures is required by the Zoning Ordinance to be based on a
sites net lot size. Subtracting the area of the easements from the gross lot size results in a
maximum allowable floor area of 4,128 square feet. The existing residence exceeds the
allowable floor area by 369 square feet.
Other easements on the site which limits its development potential include an open space
easement and a storm drain easement. These easements do restrict the location of structures but
are not subtracted from gross lot size.
Saratoga Creek borders the site to the west. Single-family residences are located on adjacent sites
from the north to the south.
Project Description: The floor area of the residence includes a 2,882 square foot first story and
a 1,069 sq. ft. second story. The second floor does not extend the entire width of the structure
creating 546 square feet of interior area spaces which exceed 15 feet in height. The Zoning
Ordinance requires that any area with an interior height of 15 feet or greater be double counted
towards the sites maximum allowable floor area.
The proposed project would horizontally enlarge the size of the second floor by 455 feet into the
larger volume open area that is required to be double counted as floor area. This expansion
would add additional interior second story space but would not count as new floor area because it
would be filling in the area that was already double counted. The footprint of the building would
not be enlarged.
Due to the pitch of the existing roof, enlarging the second floor would result in second floor
areas with ceiling heights of less than five feet. The Zoning Ordinance states that interior areas
112
Page 4 of 6
with ceiling heights of less than five feet are not included in a projects overall floor area. The
project would raise the height of the existing roof over the area of the expanded second floor.
Raising the height of the roof would create new areas that exceed five feet thereby increasing the
floor area of the structure by an additional 262 sq. ft. for a total project square footage of 4,759
sq. ft.
Variance: As mentioned in preceding paragraphs, the gross lot size is 42,878 square feet and the
net lot size is 23,671 square feet after deducting the area of the water district and right-of-way
easements.
When calculating a sites allowable floor area, the net site area (23,671 square feet) is further
reduced by a slope adjustment factor of 33% based on the average slope of the site. This reduced
net site area of 15,860 square feet is the number used to calculate the sites allowable floor area of
4,128 square feet.
The existing house has a floor area of 4,497 square feet which currently exceeds the sites
allowable floor by 369 feet. The project would increase the floor area by an additional 262
square feet resulting in a residence that exceeds the sites allowable floor area by a total of 631
feet and increasing the nonconformity of the structure
To grant a variance the Planning Commission must be able to make all of the following findings
provided in City Code Section 15-70.060 based on the application and the evidence submitted.
Staff has evaluated the project and the applicants request for a variance for additional floor area
to exceed that allowed on the site. Staff is not able to make the findings for the variance and is
not recommending approval.
Variance Findings
(a) That because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, strict enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity
and classified in the same zoning district. This finding cannot be made in the affirmative in
that the areas of the water district easement and the right-of-way easements were depicted
on the original parcel map which created the subject parcel. When the house was
constructed it would have been subject to the sites floor area regulations based on the
existing easements. Other properties in the vicinity as well as properties within the same
zoning district which are burdened by water district easements are subject to the same
restrictions which reduce gross lot size and subsequent reductions in floor area The
existing house is nonconforming because it exceeds the sites allowable floor area and by
granting a variance for additional floor area would increas e the degree of noncompliance.
(b) That the granting of the variance will not constitute a grant of special privilege inconsistent
with the limitations on other properties in the vicinity and classified in t he same zoning
district. This finding cannot be made in the affirmative in that granting of the variance to
increase the square footage of the residence and further exceed the sites allowable floor
113
Page 5 of 6
area could result in the granting of a special privilege t hat would be inconsistent with
other properties in the vicinity and in the same zoning district. All single -family
residentially zoned properties within the City are subject to floor area limitations based on
lot size. It is also common for a sites allow able floor to be restricted by easement
reductions (creek or right -of-way) and many lots bordering Saratoga Creek are subject to
net site reductions and floor area limitations because of the existence of easements.
(c) That the granting of the variance w ill not be detrimental to the public health, safety or
welfare, or materially injurious to properties or improvements in the vicinity. This finding
can be made in the affirmative in that the proposed project would be subject to building
department review to ensure compliance with the 2016 California Building Code prior to
issuance of a building permit.
Materials and Colors:
Detail Colors and Materials
Exterior Off white colored smooth stucco
Trim Off white
Roof Grey colored standing seam metal roof
Design Review : The residence has an existing ranch style appearance which would be modified to
an updated contemporary architectural style. The horizontal wood siding would be removed and
replaced with stucco. All windows would be replaced with new windows. The asphalt roof would
be replaced with a standing seam metal roof. All the stone detailing would be removed and replaced
with stucco.
The project as proposed would add 262 square feet of floor area to the existing second story.
Design Review approval is required for any addition to an existing structure that would expand
the second story floor area by more than 100 square feet.
With the exception of the additional square footage, all the exterior changes to the structure,
including the increase in roof height, could be approved by the issuance of a building permit
without public review.
While staff could support the findings for Design Review as the project is minimally increasing
the existing mass of the structure and there is little privacy impact to neighboring properties, the
City Code requires that all structures requiring design review approval to comply with the floor
area standards unless the Planning Commission grants a variance. Staff cannot make the findings
for approval of the variance for additional floor area so therefore the Design Review application
cannot be approved.
Neighbor Notification and Correspondence: The applicant submitted one (1) Neighbor
Notification Form signed by an adjacent property owner with no negative comments. A copy of
the neighbor notification forms is included as Attachment #3. A Public Notice was sent by the
Community Development Department to property owners within 500 feet of the site. No additional
concerns have been brought to the City’s attention as of the writing of this staff report.
114
Page 6 of 6
STAFF RECOMMENDATION: Adopt Resolution No. 17-004 denying the project.
ATTACHMENTS:
1. Resolution of Denial of Variance
2. Neighbor Notification form
3. Written Project Description (submitted by applicant)
4. Easement Exhibit (submitted by applicant)
5. Development Plans (Exhibit "A")
115
RESOLUTION NO. 17-004
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
DENYING AN APPLICATION FOR A FLOOR AREA VARIANCE AND DESIGN REVIEW
APPLICATION FOR PROPERTY LOCATED AT 14253 WORDEN WAY.
WHEREAS, an application was submitted to the City of Saratoga by Rockwood Design Associates
on behalf of Rajat Monga & Sonu Durgia for Design Review and Variance approval for a 262 square foot
addition to an existing 4,497 square foot single-family residence. The total proposed square footage would
be 4,759 square feet. A Variance is requested for the project to exceed the sites allowable floor area of
4,128 square feet. The site has a net lot size area of 23,671 square feet and is zoned R-1-12,500. The
foregoing are collectively described as the “Project” in this Resolution; and
WHEREAS, On October 25, 2016 the Planning Commission visited the project site and held a
Study Session to review the project. The Commission discussed the application with staff and the applicant
and provided project related comments; and
WHEREAS, on February 8, 2017, the Planning Commission held a duly noticed public hearing,
provided all interested parties a full opportunity to be heard and to present evidence and argument, and
considered all 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: After careful consideration of the architectural drawings and other exhibits and
evidence submitted in connection with this matter, the findings for denial of a Variance application set forth
below are hereby made, Application No. VAR16-0001 for Variance approval was voted on and is hereby
denied by the Planning Commission.
Section 3: The Planning Commission finds that the Project is inconsistent with the Variance
findings that there does not exist special circumstances applicable to the project with respect to net lot size
and that the granting of a Variance for additional floor in excess of what is allowed on the site could grant a
special privilege inconsistent with the limitation on other properties in the vicinity.
Section 4: Per City Code Section 15-45.020, all structures requiring design review are to comply
with the floor area standards unless the Planning Commission grants a variance from the floor area
regulations pursuant to City Code Article 15-70. The Planning Commission did not make the findings to
approve the variance for additional floor area and Application No. PDR16-0028 the design review
application is hereby denied.
Section 5: Unless appealed pursuant to the requirements of Article 15-90 of the Saratoga City
Code, this Resolution shall become effective fifteen (15) days from the date of its adoption on February 23,
2017.
Attachment 1
116
Resolution No. 17-004
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 8th day of February
2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Tina Walia
Vice Chair, Planning Commission
117
Attachment 2
118
119
120
121
122
123
124
125
126
Address 14253 Worden Way
Saratoga, CA 95070
You can enter notes here
25'-
0
"28'-91/2"13'-91/2"15'-0"23'-61/2"25'
-
2
1/4
"
71'
-
0
"17'-01/2"12'
-
6
"20'-91/2"47'
-
2
1/4
"17'-0"22'-81/2"NEW GATE &
NEW FENCE AT PROPERTY LINE 4104104104104104124124124124124124144144144144144144164164164164164164184184184184184184204204204204204204204224224224224224224244244244244244244244264264264264264284284284284304304304304324324324324344344344344364364364364384384384384404404404404424424424424444444444464464464464484484484484484504504
5
0450 450450452452452TOP CREEKTOP CREEK
TO
P
C
R
E
E
K TOE CREEKTOE CREEKTOP CREEKTOE CREEKTOE CREEKTOE CREEKTOP CREEKTOP CREEKTOP CREEKTOP CREEKGB TOEGB TOEGB TOEG
B
GB
6' CHAIN LINK FENCE6' CHAIN LINK FENCE/ GB TOP20"OAK42"TREE18"TREE14"OAK3'GATE48"OAK50"OAKDBL 38"TREE20"OAK3'GATE18"OAKAC UNIT
FF20"TREE14"TREE16"TREE
/DEADFFED
G
E
O
F
A
CEDGE OF ACGFSPG&E3/4"
I
.P
.
-OPEND/WEDGEOF AC36"OAKCREEKCREEKW
O
R
D
E
N
W
A
Y PARCEL MAP(411 M 32)PARCEL A0.984± AC. GROSS0.976± AC. NETPARCEL BPARCEL D S.C.V.W.D.EASEMENTBK. D373, PG. 615OPEN SPACEEASEMENT411 M 32CL 10' STORM DRAINEASEMENT411 M 32CL PUBLIC UTILITY, ACCESSS.S.E. EASEMENT411 M 32GATE
PLANTERPLANTER
(E) POOL TO BE REMODEL(N) FIRE PITPLANTERPLANTER(N) CONCRETE/
COPING
(N) DECK
(N)
ENTRY (E) PATH
(E) PATH
DRIVEWAY
26.1'15.1'49.
1
'5.0'5.0'L=44.69'D=80°00'58"R=32'448.49452.43452.43451.60FF448.30448.13450.59450.89450.79426.33'N35°10'00"W191.17'N38°18'10"W44.98'N14°09'53"E115
.
7
4
'
N5
2
°
5
8
'
3
7
"
E
171.44'N37°41'27"W193.94'N24°34'44"E25'-0" FR
O
N
T
S
E
T
B
A
C
K
10'-0" SIDE SETBACK FIRST F
L
O
O
R
15'-0" SIDE SETBACK SECON
D
F
L
O
O
R 10'-0" SIDE SETBACKFIRST FLOOR15'-0" SIDE SETBACKSECOND FLOOR10'-0" SIDE SETBACK FIRST FLOOR15'-0" SIDE SETBACK SECOND FLOORROCKWOOD DESIGN
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
408-354-2160
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZG1.1SCALE 1" = 20'-0"M O N G A _ D U R G I A R E S I D E N C E1 4 2 5 3 W O R D E N W A Y S A R A T O G A , C A .DESIGN FIRM:
ROCKWOOD DESIGN ASSOCIATES, INC.
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
PROJECT MANAGER:
ADAM ROCKWOOD AIA ASSOC.
PROJECT DESIGNER:
LORENA PEREZ AIA ASSOC.
408-354-2160
AROCKWOOD@ROCKWOODDESIGN.NET
LOCATION MAP
ASSESSOR MAP
1 PROPOSED SITE PLAN
Owner
Rajat Monga and Sonu Durgia
14253 Worden Way
Saratoga, CA. 95070
APN
397-26-062
Zoning
R-1-12,500
15-12.050 Site Area
Interior lot shall be 12,500 s.f.
15-12.070 Frontage, Width and Depth
Frontage: 65’-0”
Site Width: 90’-0”
Site Depth: 120’-0”
15-12.080 Site Coverage
55%
Note: Solid surface decks and compacted surfaces made of porous
materials used for walkways, driveways and patios will be counted at
only fifty percent of the total area of such surfaces for determining
the calculation of site coverage within this Section.
15-12.090 Front, Side and Rear Setbacks
Front: 25’-0”
First Floor Side: 10’-0”
Second Floor Side: 15’-0”
Rear First Floor: 10’-0”
Rear Second Floor: 10’-0”
REFER TO SITE PLAN THIS SHEET FOR EXISTING
SETBACKS- NO CHANGES PROPOSED.
15-80.010 Exceptions to Setback Areas
(B)- Aboveground balconies, porches, decks, platforms, stairways and
landing places, which are open, unenclosed, uncovered and no part of
which is more than four feet above finish grade, may extend into a
required setback area or space between buildings not more than
four feet.
15-12.100 Height of Structures
26’-0” max.
INDEX:
G1.1 TITLE PAGE & SITE PLAN
SUR 1 SURVEY
SUR 1 SURVEY
A1.0 EXISTING FLOOR PLAN
A1.1 FIRST FLOOR
A1.2 SECOND FLOOR & ROOF PLAN
A2.1 ELEVATION EXISTING & PROPOSED
A2.2 ELEVATION EXISTING & PROPOSED
A2.3 SECTION EXISTING & PROPOSED
A2.4 SECTION EXISTING & PROPOSED
M O N G A _ D U R G I A
R E S I D E N C E
FLOOR AREA CALCULATION
SEE SHEET 3/A2.4 FOR SQ.FT. DIAGRAM:
(E) FIRST FLOOR SQ.FT.
+ A_976
+ B_312
+ C_437
+ D_524
+ E_633 (GARAGE)
+2,882 SQ.FT.
(E) FIRST FLOOR CEILING +15' SQ.FT.
+ F_222
+ G_147
+ H_177
+546 SQ.FT.
(E) SECOND FLOOR SQ.FT.
+ J_1,069
+1,069 SQ.FT.
TOTAL (E) RESIDENCE = 4,497 SQ.FT.
(N) SECOND FLOOR ADDITION SQ.FT.
+ K_717
+ 717 SQ.FT.
PROPOSED DEMO (+15') CEILING SQ.FT. AT FIRST FLOOR
+ L_369
+ M_86
- 455 SQ.FT.
PROPOSED SQ.FT.
TOTAL 4,759 SQ.FT.
FLOOR AREA SUMMARY
(E) FIRST FLOOR
A+B+C+D 2,249 SQ.FT.
(E) FIRST FLOOR +15' CEILING
F+G+H 546 SQ.FT.
(E) GARAGE
+E 633 SQ.FT.
(E) SECOND FLOOR
+J 1,069 SQ.FT.
TOTAL (E) HOUSE 4,497 SQ.FT.
ALLOWABLE FLOOR AREA 4,128 SQ.FT.
PROPOSED 4,759 SQ.FT.
DATE: 11-22-2016
(E) SITE COVERAGE
FIRST FLOOR (REFER TO DIAGRAM 3/A2.4)
A+B+C+D+E 2,882 SQ.FT.
(E) CONCRETE
DRIVEWAY/ PATH/ PATIO 2,770 SQ.FT.
(E) DECK
50% 670 335 SQ.FT.
(E) POOL 1,000 SQ.FT.
TOTAL 6,987 SQ.FT.
PROPOSED SITE COVERAGE
FIRST FLOOR (REFER TO DIAGRAM 3/A2.4)
A+B+C+D+E 2,882 SQ.FT.
(N) CONCRETE
DRIVEWAY/ PATH/ PATIO 3,117 SQ.FT.
(N) DECK
50% 610 305 SQ.FT.
(E) POOL 1,000 SQ.FT.
TOTAL 7,304 SQ.FT.
ALLOWABLE SITE COVERAGE
55 % OF 23,654 = 13,010 SQ.FT.
Gross Lot Size: 42,878 S.F./ .976 ACRES
Front Yard Right of Way: 368 S.F.
Santa Clara Valley
Water District Easement: 18,839 S.F.
Net Lot Size: 23,671 S.F.
Average Slope: 20.29% = 21%
15-12.085 Allowable Floor Area
Net size reduction based on slope: 30% + 3% = 33% reduction.
23,671 square feet less 7,811.4 square feet = 15,859.57
square feet adjusted Net Site Area.
Round up to 16,000 square feet: For lots between 15,000 and
40,000 square feet: 4,050 square feet and 78 square feet for each
1,000 square feet over 15,000…
Total =’s: 4,050 + 78 = 4,128 square feet allowable.
Scope of Work:
This project consists of the modernization of an existing 2-story
residence including a first floor addition of 3 s.f.. and a second
floor addition of 636 s.f. within the perimeter of the existing
residence. There are no proposed changes to the perimeter of the
residence. Removal of double height spaces to lower floor area,
new hardscape at the pool area, redesigned front entry, new
standing seam metal roof, stucco walls and new aluminum
windows and doors, along with misc. interior improvements.
1 01-24-2017
1
1
127
6'-8"
2'-6"
6'-8"
6'-0"6'-8"8'-0"6'-8"6'-0"6'-8"2'-8"6'-8"8'-0"6'-8"2'-0"Sill 1'-11"4'-10 1/4"9'-11 1/2"Sill 1'-11"4'-10 1/4"
9'-11 1/2"
Sill 1'-11"4'-10 1/4"9'-11 1/2"Sill 2'-10"3'-10 1/4"
4'-6 1/2"Sill 5'-4 1/2"5'-10 1/4"
1'-10 1/2"Sill 4'2'-11 1/4"2'-11 1/2"Sill 4'2'-11 1/4"2'-11 1/2"Sill 4'2'-11 1/4"2'-11 1/2"Sill 1'-4"5'-10 1/4"1'-10 1/2"Sill 1'-4"5'-10 1/4"1'-10 1/2"Sill 1'-4"5'-10 1/4"1'-10 1/2"Sill 11"5'-10 1/4"1'-10 1/2"Sill 11"5'-10 1/4"1'-10 1/2"Sill 11"5'-10 1/4"1'-10 1/2"LIVING ROOM
LOWER MASTER
SUITE
LOWER MASTER
SUITE BATHROOM
LOWER MASTER
SUITE CLOSET
ENTRYSTEP
UP
DINING
ROOM
KITCHEN
FAMILY ROOM
STEPSTEPMECH.
LAUNDRY
POWDER
ROOM STORAGE
DN
GARAGE
WATER ELECGASREPLACE
STAIRS NO SCOOPE OF WORK
Sill 1'-10"4'-10 1/4"6'-11 1/2"Sill 1'-10"4'-10 1/4"4'-10 1/2"Sill 1'-10"4'-10 1/4"4'-10 1/2"Sill 3'-10"2'-10 1/4"4'-10 1/2"Sill 3'-10"2'-10 1/4"4'-10 1/2"Sill 3'-10"2'-10 1/4"2'-10 1/2"Sill 3'-10"2'-10 1/4"4'-10 1/2"BEDROOM 1
BEDROOM 2
MASTER
OPEN TO
BELOW
DN
D2 6'-8"2'-8"D5
6'-8"9'-6"102
Sill 3'-6"3'-2"9'-0"D6
6'-8"8'-0"Sill 4'-10"5'-4"
1'-11"
D4
6'-8"8'-0"103
Sill 0"6'-8"5'-10"D3
6'-8"2'-0"ROCKWOOD DESIGN
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
408-354-2160AROCKWOOD@ROCKWOO
DDESIGN.NET
DRAWN BY:
LORENA PEREZA1.0SCALE 3/16" = 1'-0"M O N G A _ D U R G I A R E S I D E N C E2 (E) SECOND FLOOR
1 (E) FIRST FLOOR
SCALE 3/16" = 1'-0"
SCALE 3/16" = 1'-0"
4 SECOND FLOOR DEMO PLAN
DATE: 11-22-20161 4 2 5 3 W O R D E N W A Y S A R A T O G A , C A .3 SCALE 3/16" = 1'-0"FIRST FLOOR DEMO PLAN
128
D2 6'-8"2'-8"D5
6'-8"9'-6"102
Sill 3'-6"3'-2"9'-0"D6
6'-8"8'-0"101Sill 4'-10"5'-4"
1'-11"
D1
8'-0"6'-0"104Sill 0"6'-8"
10'-0"107Sill 0"6'-8"
2'-6"D76'-8"
7'-6"
110
Sill 0"6'-8"8'-0"105
Sill 0"6'-8"10'-0"106
Sill 0"6'-8"6'-6"D4
6'-8"8'-0"103
Sill 0"6'-8"5'-10"D3
6'-8"2'-0"108Sill 5'-2"1'-6"
3'-0"109Sill 2'-10"3'-10"
4'-6"D96'-8"
2'-6"D86'-9"
1'-10"
(E) LIVING ROOM
(N) 9'-1" CEILING
LOWER MASTER
SUITE
VAULTED CEILING
LOWER MASTER
SUITE BATHROOM
8'-0" CEILING
LOWER MASTER
SUITE CLOSET
8'-0" CEILING
ENTRY
VAULTED CEILINGSTEP
UP
(E) DINING
ROOM
8'-0" CEILING
(N) KITCHEN
8'-0" CEILING
(E) FAMILY
ROOM
8'-5" CEILING
STEPSTEP(E) MECH.
(E) LAUNDRY
(E) POWDER
ROOM (E) STORAGE
DN
(E) GARAGE
WATER ELECGASBENCH4'GATEGATE
PLANTERPLANTERSTEPPLANTER
(E) FIREPLACE
PLANTERPLANTER
PLANTERPLANTER(N) DECK
(N) CONCRETE/ COPING
(N) GARAGE DOOR
A AB
BCC(N) SECOND FLOOR LINE
(E) SINKDISH
(E) COOKTOP
& HOODNEWLOCATIONREF(N) PANTRY(N)MICRO.(N) OVEN
(N) ISLAND
ROCKWOOD DESIGN
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
408-354-2160
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA1.1
SCALE 1/4" = 1'-0"
M O N G A _ D U R G I A R E S I D E N C E
1 FIRST FLOOR
1 4 2 5 3 W O R D E N W A Y S A R A T O G A , C A .DATE: 11-22-2016
129
209
Sill 0"6'-8"7'-0"207
Sill 5'-2"1'-6"2'-6"208
Sill 0"6'-8"2'-6"202
Sill 5'-2"1'-6"4'-0"201
Sill 0"6'-8"7'-0"204
Sill 0"6'-8"7'-0"203
Sill 5'-2"1'-6"4'-0"206
Sill 0"6'-8"10'-0"205
Sill 0"6'-8"2'-6"8'-0"x6'-8"7'-0"x6'-8"2'-4"x6'-8"2'-8"x6'-8"2'-8"x6'-8"2'-8"x6'-8"214
Sill 0"6'-8"6'-6"212Sill 0"6'-8"
7'-6"211Sill 0"6'-8"
2'-6"215Sill 0"6'-8"
7'-6"216Sill 0"6'-8"
2'-6"217Sill 0"6'-8"
4'-0"
210
Sill 1'-6"5'-6"8'-0"2'-8"x6'-8"2'-4"x6'-8"2'-4"x6'-8"7'-0"x6'-8"2'-4"x6'-8"
2'-6"x6'-8"2'-6"x6'-8"213
Sill 0"6'-8"10'-0"31/2"12'-91/2"31/2"5'-1"31/2"5'-1"31/2"15'-111/2"31/2"31/2"4'-2"31/2"8'-0"31/2"12'-51/2"31/2"31/2"12'-51/2"31/2"12'-51/2"31/2"31/2"8'-10"31/2"31/2"10'-1"31/2"2'-1"31/2"10'-51/2"31/2"31/2"23'-10"31/2"15'-8"31/2"17'-91/2"31/2"21'-81/2"31/2"31/2"24'-81/4"31/2"31/2"3'-41/2"31/2"2'-11"31/2"5'-5"31/2"12'-1"31/2"31/2"25'-21/2"31/2"OPEN TO
BELOW
VAULTED CEILING
BEDROOM 1
9'-0" CEILINGBEDROOM 2
9'-0" CEILING
SITTING AREA
9'-0" CEILING
DN
NEW GUARDRAIL
BATHROOM 2
8'-0" CEILING
BATHROOM 1
8'-0" CEILING
BEDROOM 3
9'-0" CEILING
MASTER
BEDROOM
VAULTED CEILING
MASTER CLOSET
VAULTED CEILINGBATHROOMCLOSET STEPSTEPSTEPA AB
BCCACCESS TO (E) ATTIC ?8'-0" CEILING LINE8'-0" CEILING LINE
8'-0" CEILING LINE
8'-0" CEILING LINE
BATHROOM 3
8'-0" CEILING
(N) FIREPLACE
4'-21/4"13'-83/4"(N) RAIN CHANNEL
LOCATION
NEW ENTRY
ROOF PARAPET(N) SKYLIGHTNEW ROOF
SECOND FLOOR ADDITIONSLOPE2:12SLOPE4:12SLOPE4:12SLOPE4:12SLOPE4:12SLOPE4:12(E) FIREPLACE
SLOPE4:12NEW ROOFA A
BCBC(N) SKYLIGHT (N) SKYLIGHT
(N) SKYLIGHT
(N) SKYLIGHT(N) SKYLIGHT(N) SKYLIGHTSLOPE4:12SLOPE4:12SLOPE4:12SLOPE4:12SLOPE4:12SLOPE4:12(E) FIREPLACE
(E) FIREPLACE A
BCBCROCKWOOD DESIGN
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
408-354-2160
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA1.2
SCALE 1/8" = 1'-0"2 (E) ROOF PLAN
1 PROPOSED SECOND FLOOR
SCALE 1/8" = 1'-0"
SCALE 1/4" = 1'-0"
3 PROPOSED ROOF PLAN
M O N G A _ D U R G I A R E S I D E N C E
1 4 2 5 3 W O R D E N W A Y S A R A T O G A , C A .DATE: 11-22-2016
130
9'-0"1'-6"26'-0"24'-4"25'-11"(N) ENTRY CEILING
STOCCO
SECOND FLOOR
FAMILY ROOM 451.60'
201
102
202
204
103
203
D1
PROPOSED SECOND FLOOR ADDITION
110
452.00' ENTRY
452.43' LIVING/
GUEST ROOM
SECOND FLOOR
(E) ROOF HIGHT
450.89'
(E) FINISH GRADE
MAX HEIGHT
PROPOSED MAX.EXISTINGGARAGE 448.49'
448.13' (E) FINISH GRADE
449.51'' AVG. GRADEMAX.(E) SIDING
TO BE PAINT
104
212
448.30'
(E) FINISH GRADE
GARAGE 448.49'
SECOND FLOOR
452.00' ENTRY9'-0"5 3/16"24'-4"26'-0"452.00' ENTRY
452.43' LIVING/
GUEST ROOM
SECOND FLOOR
FAMILY ROOM 451.60'
GARAGE 448.49'
(E) ROOF HIGHT
450.89'
(E) FINISH GRADE
MAX HEIGHT
448.13' (E) FINISH GRADE
449.51'' AVG. GRADE
SECOND FLOOR
448.30'
(E) FINISH GRADE
GARAGE 448.49'
452.00' ENTRY
(N) OPENING
ADITTION
(E) PAINT SIDING
(N) NEW STUCCO
W/ TROWER FINISH
ALL (E) ROOF & NEW ROOF
TO BE STANDING SEAM
METAL ROOF/ FLAT ROOF TPO
EAST ELEVATION
WEST ELEVATION
SOUTH ELEVATIONNORTH ELEVATIONROCKWOOD DESIGN
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
408-354-2160
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA2.1SCALE 1/4" = 1'-0"M O N G A _ D U R G I A R E S I D E N C E3 (E) SIDE NORTH ELEVATION
1 (E) FRONT EAST ELEVATION
2 PROPOSED FRONT EAST ELEVATION
4 PROPOSED SIDE NORTH ELEVATION
SCALE 1/4" = 1'-0"
SCALE 1/4" = 1'-0"1 4 2 5 3 W O R D E N W A Y S A R A T O G A , C A .SCALE 1/4" = 1'-0"
LOWEST ELEV. POINT AT BUILDING EDGE FROM N.GRADE 448.13'
HIGHEST ELEV. POINT AT BUILDING EDGE FROM N.GRADE 450.89'
AVERAGE ELEV. POINT 449.51'
TOP MOST ELEV. POINT FROM AVERAGE GRADE TO THE ROOF
EXISTING ROOF 24'-4"
PROPOSED ROOF 25'-11"
DATE: 11-22-2016
131
STUCCO CEILING
D2
D3
D4 D5 D6
205 206
208
210
105 106
207
213 214
FAMILY ROOM 451.60'
PROPOSED SECOND FLOOR ADDITION
452.00' ENTRY
452.43' LIVING/
GUEST ROOM
(E) ROOF HIGHT
450.89'
(E) FINISH GRADE
MAX HEIGHT
SECOND FLOOR
448.13' (E) FINISH GRADE
449.51'' AVG. GRADE
209
D7107 D8 D9
109
215 216 217
PROPOSED SECOND FLOOR ADDITION
452.00' ENTRY
452.43' LIVING/
GUEST ROOM
SECOND FLOOR
(E) ROOF HIGHT
450.89'
(E) FINISH GRADE
MAX HEIGHT
108
GARAGE 448.80'
452.00' ENTRY
452.43' LIVING/
GUEST ROOM
(E) ROOF HIGHT
450.89'
(E) FINISH GRADE
SECOND FLOOR
448.13' (E) FINISH GRADE
LIVING/
GUEST ROOM 452.43'
(E) ROOF HIGHT
(N) OPENING
ADITTION
(E) PAINT SIDING
(N) NEW STUCCO
W/ TROWER FINISH
ALL (E) ROOF & NEW ROOF
TO BE STANDING SEAM
METAL ROOF/ FLAT ROOF TPO
EAST ELEVATION
WEST ELEVATION
SOUTH ELEVATIONNORTH ELEVATIONROCKWOOD DESIGN
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
408-354-2160
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA2.2SCALE 1/4" = 1'-0"3 (E) SIDE SOUTH ELEVATION
1 (E) REAR WEST ELEVATION
2 PROPOSED REAR WEST ELEVATION
4 PROPOSED SIDE SOUTH ELEVATIONSCALE 1/4" = 1'-0"
SCALE 1/4" = 1'-0"
SCALE 1/4" = 1'-0"M O N G A _ D U R G I A R E S I D E N C E1 4 2 5 3 W O R D E N W A Y S A R A T O G A , C A .DATE: 11-22-2016
132
11'-21/2"9'-0"8'-0"1'-0"(E) LIVING ROOM (E) ENTRY (E) DINING ROOM
UPSTAIRS SITTING AREA BEDROOM 3
(E) FAMILY ROOM
(N) MASTER BEDROOM
FAMILY ROOM 451.60'
PROPOSED SECOND FLOOR ADDITION
452.43' LIVING/
GUEST ROOM
SECOND FLOOR
(E) ROOF HIGHT
450.89'
(E) FINISH GRADE
448.30' (E) FINISH GRADE
GARAGE 448.49'12'-1"16'-6"4'-6"15'-0"9'-03/4"9'-03/4"12'-0"8'-0"26'-0"25'-11"11'-0"4'-10"6'-7"15' HEIGHT CEILING
LINE
PROPOSED SECOND FLOOR ADDITION
452.43' LIVING/
GUEST ROOM
SECOND FLOOR
(E) ROOF HIGHT
450.89' (E) FINISH GRADE
MAX HEIGHT
(E) GUEST BEDROOM (E) LIVING ROOM
(N) MASTER BEDROOM(N) MASTER CLOSET
448.13' (E) FINISH GRADE
449.51'' AVG. GRADE8'-0"1'-0"8'-0"(E) ENTRY (E) DINING ROOM
(E) GARAGE
FAMILY ROOM 451.60'
UPSTAIRS SITTING AREA
452.43' LIVING/
GUEST ROOM
450.89'
(E) FINISH GRADE
448.30' (E) FINISH GRADE
GARAGE 448.49'12'-1"11'-91/2"15'-0"15'-01/4"10'-23/4"9'-41/4"
15' HEIGHT CEILING
LINE
452.43' LIVING/
GUEST ROOM
(E) ROOF HIGHT
450.89'
(E) FINISH GRADE
(E) GUEST BEDROOM (E) LIVING ROOM
A
B C
ROCKWOOD DESIGN
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
408-354-2160
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA2.3SCALE 1/4" = 1'-0"M O N G A _ D U R G I A R E S I D E N C E3 (E) CROSS SECTION B
1 (E) LONG SECTION _A
2 PROPOSED LONG SECTION _A SCALE 1/4" = 1'-0"
SCALE 1/4" = 1'-0"
SCALE 1/4" = 1'-0"4 PROPOSED CROSS SECTION _B 1 4 2 5 3 W O R D E N W A Y S A R A T O G A , C A .DATE: 11-22-2016
133
15'-0"9'-43/4"9'-6"1'-0"8'-53/4"10'-71/2"15' HEIGHT CEILING
LINE
452.00' ENTRY
PROPOSED SECOND FLOOR ADDITION
452.43' LIVING/
GUEST ROOM
SECOND FLOOR
(E) ROOF HIGHT
MAX HEIGHT
ENTRY15'-81/4"16'-5"15'-0"15' HEIGHT CEILING
LINE
452.00' ENTRY
452.43' LIVING/
GUEST ROOM
SECOND FLOOR
(E) ROOF HIGHT
MAX HEIGHT
ENTRY
A
B C
A_976 SQ.FT.
E_633 SQ.FT.
B_312 SQ.FT.
C_437 SQ.FT.
D_524 SQ.FT.
F_222 SQ.FT.
G_147 SQ.FT.
H_177 SQ.FT.
CEILING +15'-0"
CEILING +15'-0"
CEILING +15'-0"
J_1,069 SQ.FT.
K_717 SQ.FT.
L_(-) 369 SQ.FT.
M_(-) 86 SQ.FT.
FROM CEILING +15'-0" AT
FIRST FLOOR
FROM CEILING +15'-0" AT
FIRST FLOOR
ADDITION
(E) SECOND
FLOOR ROCKWOOD DESIGN
3 HIGH SCHOOL COURT
LOS GATOS CA. 95030
408-354-2160
AROCKWOOD@ROCKWOODDESIGN.NET
DRAWN BY:
LORENA PEREZA2.4
SCALE 1/4" = 1'-0"1 (E) CROSS SECTION _C SCALE 1/4" = 1'-0"1 PROPOSED CROSS SECTION _C
M O N G A _ D U R G I A R E S I D E N C E1 4 2 5 3 W O R D E N W A Y S A R A T O G A , C A .DATE: 11-22-2016
SCALE 3/32" = 1'-0"3 SQ.FT. DIAGRAM
FIRST FLOOR SQ.FT. DIAGRAM
SECOND FLOOR SQ.FT. DIAGRAM
1 01-24-2017
134