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Home My WebLink About06-22-16 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 2 SARATOGA PLANNING COMMISSION REGULAR MEETING JUNE 22, 2016 7:00 PM 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 June 8, 2016. Minutes 06-08-16 Meeting 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. 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. 1.1. Application PDR-16-0008, ARB16-0004, GEO16-0009/20100 Bonnie Brae Lane (517-22-011); Lee The applicant is requesting to demolish an existing house and construct a new one-story house with a basement. One protected tree is proposed for removal. Planning Commission design review is required because the proposed building is over 18 feet in height. Staff Contact: Nicole Johnson, Planner II (408) 868-1209 Recommended Action: Adopt Resolution No. 16-017 approving the project subject to conditions of approval included in Exhibit 1. Saratoga Planning Commission Agenda – Page 2 of 2 Staff Report Attachment 1- Resolution Attachment 2- Arborist Report Attachment 3 - Geotechnical Clearance Attachment 4 - Neighbor Notification Forms Attachment 5- Development Plans. DIRECTOR ITEMS COMMISSION ITEMS 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 June 15, 2016 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on the City’s website at www.saratoga.ca.us. Signed this 15th day of June 2016 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 Saratoga Planning Commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION REGULAR MEETING ACTION MINUTES JUNE 08, 2016 7:00 PM REGULAR MEETING Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070 PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: Vice Chair Tina Walia, Commissioners Joyce Hlava, Sunil Ahuja, Kookie Fitzsimmons, Wendy Chang, Leonard Almalech ABSENT: Chair Dede Smullen, excused ALSO PRESENT: Erwin Ordoñez, Community Development Director Rick Smeaton, Sr. Planner APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of May 25, 2016. FITZSIMMONS/CHANG MOVED TO APPROVE THE MINUTES FOR THE REGULAR PLANNING COMMISSION MEETING OF MAY 25, 2016. MOTION PASSED. AYES: WALIA, HLAVA, AHUJA, FITZSIMMONS, CHANG. NOES: NONE. ABSENT: SMULLEN. ABSTAIN: ALMALECH. 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. 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) 3 Saratoga Planning Commission Agenda – Page 2 of 3 minutes. Applicants and/or their representatives have a total of five (5) minutes maximum for closing statements. 1.1. Design Review Modification MOD16-0006 Recommended Action: Adopt Resolution No. 16-15 approving the project subject to conditions of approval included in Attachment 1. ALMALECH/AHUJA MOVED TO ADOPT RESOLUTION NO. 16-15 APPROVING THE PROJECT SUBJECT TO CONDITIONS OF APPROVAL INCLUDED IN ATTACHMENT 1. MOTION PASSED. AYES: WALIA, ALMALECH, HLAVA, AHUJA, FITZSIMMONS, CHANG. NOES: NONE. ABSENT: SMULLEN. ABSTAIN: NONE. 1.2. Requested Time Extension (EXT 16-001) of PDR14-0003/CUP14-0001 Recommended Action: Approve Resolution No. 16-016 approving the requested time extension for the project subject to conditions of approval. ALMALECH/AHUJA MOVED TO ADOPT RESOLUTION NO. 16-16 APPROVING THE REQUESTED TIME EXTENSION FOR THE PROJECT WITH ADDITIONAL CONDITIONS OF APPROVAL: GROVER HOUSE TO BE PAINTED WITHIN THIRTY DAYS OF APPROVAL. MOTION PASSED. AYES: WALIA, ALMALECH, HLAVA, AHUJA, CHANG. NOES: FITZSIMMONS. ABSENT: SMULLEN. ABSTAIN: NONE. DIRECTOR ITEMS COMMISSION ITEMS ADJOURNMENT: 8:39 PM 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 June 15, 2016 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on the City’s website at www.saratoga.ca.us. Signed this 15th day of June 2016 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] 4 Saratoga Planning Commission Agenda – Page 3 of 3 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 5 REPORT TO THE PLANNING COMMISSION Meeting Date: June 22, 2016 Application: PDR16-0008 Location / APN 20100 Bonnie Brae Ln. (APN 517-22-011) Applicant/Owner: Yorke Lee Staff Planner: Nicole Johnson, Planner II / Justin Shiu, Contract Planner 20100 Bonnie Brae Lane 6 PROJECT DATA: Net Site Area: 77,077 square feet (1.77 acres) Gross Site Area: 82,539 square feet (1.89 acres) Average Slope: 19% General Plan Designation: RVLD (Very Low Density Residential) Zoning: R-1-40,000 BACKGROUND The subject property is located on the eastern side of Bonnie Brae Lane. An existing 2,553 square foot residence and 445 square foot detached garage are situated on a relatively flat portion of the site. Existing tree coverage and mature vegetation provides natural screening mitigation. The property lies within an area requiring geotechnical review (Attachment 3). The surrounding uses consist of mostly single story single family residences. CODE REQUIREMENTS Planning Commission design review is required because the project consists of a new single story residence greater than 18’ in height and the floor area is more than six thousand square feet (Saratoga Municipal Code Section 15-45.060). PROJECT DESCRIPTION The applicant proposes to demolish an existing single story single family residence and detached garage and construct a new single story single family house, garage and a basement. The existing Spanish style home was originally constructed in 1930 but is not considered historically significant due to its deteriorated state and past renovations which altered any potential architectural character and the design integrity of the original structure. In December 2003, a design review approval to demolish the existing home and construct a replacement residence was approved by the City but not initiated before the approval expired on December 10, 2005. Staff conducted a site inspection of the structure earlier this year, prior to the current owner purchasing the property, and confirmed with the prior owner that demolition of the home will not impact a historically significant resource. Pursuant to Section15-12.085 of the Municipal Code, the site is allowed to have a maximum floor area of 6,320 square feet plus an additional 632 square feet for the proposed deed restricted second unit (Code Section 15-81.050), for a total of 6,952 square feet. However, per section 15-45.060 (6) any project that increases the cumulative floor area of all structures on a site to more than six thousand square feet requires review by the Planning Commission. The current application proposes the construction of a new 6,943 square foot single story residence with a basement primarily in the same location as the existing residence. The main floor is 5,897 square feet and includes an entry hall, family room, living room, kitchen, butler room, four bedrooms with baths, master bedroom and bath, and a three car garage. Report to the Planning Commission 20100 Bonnie Brae Lane – File # PDR16-0008 June 22, 2016 Page | 2 7 The basement is 2,765 square feet, of which only 1,045 square feet is counted towards the allowable floor area (Saratoga Municipal Code Section 15-06.090). The basement consists of an exercise room, home theater, recreation room, storage room, wine cellar, 1.5 baths, wet bar, and a 632 square foot second unit. Proposed Allowable/Required Site Coverage Main House: Driveway: Hardscape/Walkways/Decks Patios/Lightwells: Total Proposed Site Coverage 6,318 1,071 1,079 804 9,273 (12%) 26,976 SF Floor Area First Floor Basement + Second Unit (basement floor area counted towards allowable floor area): Total Proposed Floor Area 5,897 SF 2,765 SF (1,045 SF) 6,942 SF 6,952 SF (includes 10% increase for Deed Restricted second unit) Height (Residence) Lowest Elevation Point Highest Elevation Point Average Elevation Point Proposed Topmost Point 546’0” 556’8” 551’4” 575’11” (24’7”) Maximum Height = 577’4” (26 Feet) Setbacks Front: Rear: Left Side: Right Side: 97’ 193’1” 143’11” 41’ 30’ 50’ 20’ 20’ Architecture/Design The proposed house is of a contemporary style and has been designed to generally fit the constraints of the site. The structure will be constructed primarily on the existing flat portion of the site and a lower level basement has been designed to be nestled into the existing slope and work with the site’s topography and the irregular shape of the lot. The building foot print is shaped roughly in a truncated open V-shape. The compact footprint of this shape with a well-articulated front elevation with consistent window fenestration reduces blank wall surface areas. Hipped roof-forms are used to further reduce the apparent bulk and mass of the structure. The exterior materials and colors of the new residence are comprised of an earth-tone beige stucco with precast stone veneers and “smokey” gray concrete roof. Stone window sills, stone paneling, dentil eave moldings, wainscoting, and precast medallions provide accents to the structure. The applicant has provided a color and materials board, which is on file with the Community Development Department and available for review. The following table lists the proposed exterior materials. Report to the Planning Commission 20100 Bonnie Brae Lane – File # PDR16-0008 June 22, 2016 Page | 3 8 Detail Colors and Materials Exterior Chadwick (darker beige) colored stucco Windows Dark brown trim Moldings, Sills, Corbels Smooth beige natural stone Wainscot Cultured stone, buckeye limestone Roof “Smokey”colored concrete flat tile Landscaping No new landscaping is proposed with this application. Modification to the existing landscaping is limited to accommodate the new residence and new driveway on the site. Trees One tree meeting the City Code thresholds for protection is proposed for removal. The City Arborist has been able to make the findings and approve the removal of the requested tree (deodar cedar). All protected trees to remain in the vicinity of the project will be protected prior to building permit issuance and throughout the duration of the project. The applicant is required to place a tree security deposit of $67,742.50 and install tree protection fencing prior to the issuance of building permits. Details of the arborist report findings and descriptions of the trees to be preserved are included in the Arborist Report (Attachment 2). FINDINGS The findings required for issuance of a Design Review Approval pursuant to City Code Section Article 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. This finding can be made in the affirmative in that the project minimizes changes to the contours of the site. The new building is located over the area of the existing building footprint and away from areas of the site with significant downward sloping terrain. 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. This finding can be made in the affirmative in that the City Arborist has reviewed and approved the proposed removal of the protected tree. Report to the Planning Commission 20100 Bonnie Brae Lane – File # PDR16-0008 June 22, 2016 Page | 4 9 c. The height of the structure, its location on the site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds. This finding can be made in the affirmative in that the structure is a single-story residence that fits with the context of other large single-story residences within its vicinity. Its location is close to the center of the lot, which provides greater setbacks than the minimum required by the zoning district. The project uses architectural design and building orientation to minimize unreasonable privacy impacts. d. The overall mass and 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 project is a single-story residence less than 26 feet in height, located towards the center of the large site to minimize perceived mass and height. The architectural elements are in scale with the structure itself. Houses in the neighborhood have heights similar to the proposed structure. e. 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 project does not propose changing the existing landscaping within the front setback area, which has a natural, undeveloped appearance that is compatible with the tree coverage found throughout the area. f. 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 proposed structure has large setbacks from adjacent buildings; the structure itself would not unreasonably impair the utilization of solar energy. Existing trees around the perimeter and on adjacent properties currently create shadows. g. 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 can be made in the affirmative because the proposed project incorporates applicable design policies and techniques from the Residential Design Handbook. The overall mass and height of the structure are in scale with the neighborhood; the structure is set back in proportion to the size and shape of the lot; the roof has not been flattened to accommodate height limitations; site development follows contours and is appropriate given the property’s natural constraints; large Report to the Planning Commission 20100 Bonnie Brae Lane – File # PDR16-0008 June 22, 2016 Page | 5 10 windows are located in areas that would not create privacy impacts; the porch and entry are in scale with other structures in the neighborhood; and materials, colors, and details enhance the architecture in a well-composed, understated manner. 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. This finding can be made in the affirmative because the site, though considered a hillside lot, is not located in a hillside area where there is potential to impact ridgelines, hillside features, or community viewsheds and Section 15-13.100 is not applicable. Neighbor Notification and Correspondence The applicant submitted one neighbor notification form and attempted to contact other neighbors (Attachment 4). The neighbors have not provided any comments or concerns based on feedback received from the neighbor notification forms. A public notice for the June 22, 2016 Planning Commission public hearing was sent to property owners within 500 feet of the site. The public hearing notice and description of the project was published in the Saratoga News. To date, staff has not received comments from the public. 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 of three single-family residences in a residential area. The project, as proposed, is for the construction of one single-family residence in a suburban, residential area. STAFF RECOMMENDATION: Adopt Resolution No. 16-017 approving the project subject to conditions of approval in included in Attachment 1. ATTACHMENTS: 1. Resolution of Approval 2. Arborist Report 3. Geotechnical Clearance 4. Neighbor Notification Forms 5. Development Plans Report to the Planning Commission 20100 Bonnie Brae Lane – File # PDR16-0008 June 22, 2016 Page | 6 11 RESOLUTION NO: 16-017 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR16-008, ARBORIST REPORT ARB16-0004, AND GEOTECHNICAL CLEARANCE GEO16-0009 LOCATED AT 20100 BONNIE BRAE LN WHEREAS, on March 14, 2016 an application was submitted by Yorke Lee requesting Design Review approval to construct a new one story home, a basement, and related site improvements located at 20100 Bonnie Brae Ln. One protected tree is proposed for removal. The project has a floor area of 6,942 square feet. The height of the proposed residence is approximately 25 feet. The site is located within the R-1-40,000 Zoning District (APN 517-22-011). 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 June 22, 2016, the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City Staff, the applicant, and other interested parties. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of one single-family residence in a residential area. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use Goal 13 which provides that the City shall use the Design Review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings; Safety Element Site and Drainage Policy 3 which provides that the City shall require that landscaping and site drainage plans be submitted and approved during Design Review for a residence prior to issuance of permits; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the design review findings. The project follows the natural contours of the site and is appropriate given the property’s natural constraints; the mass and height of the structure and its architectural elements are in scale with the structure itself and with the neighborhood; the structure is set back in proportion to the size and shape of the lot; the project avoids flattening the top of the roof to accommodate height limitations; larger windows are located in areas that do not have privacy impacts; the porch and entry are in scale with other structures in the neighborhood; and materials, colors, and details enhance the architecture in a well-composed, understated manner. The project is consistent with the Residential Design Review Handbook. Section 5: The City of Saratoga Planning Commission hereby approves PDR16-0008, ARB16-0004, and GEO16-0009 located at 20100 Bonnie Brae Ln., subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 22nd day of June 2016 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ DeDe Smullen Chair, Planning Commission Exhibit 1 CONDITIONS OF APPROVAL PDR16-008, ARB16-0004, GEO16-0009 20100 BONNIE BRAE LN (517-22-011) 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. 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. Compliance with Plans. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans denominated Exhibit "A" dated stamped June 7, 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. 7. Lighting. Exterior lighting shall be shielded so as not to shine on adjacent properties or public right-of-way. 8. Second Dwelling Unit – 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. 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: 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. Fire Department Requirements. Owner/applicant shall comply with all Fire Department requirements. 14. 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. 15. Videotaping of Private Driveway. Prior to the issuance of Building Permits and Final Inspection/Occupancy, the applicant shall videotape the surface of the roadway that provides access to the Bonnie Brae Lane project site. A copy of the recordings shall be retained by the Community Development Department. Any damage to the roadway caused by project related construction shall be repaired by the applicant prior to building permit final. ARBORIST 16. Arborist Report Conditions. All requirements in the City Arborist Report dated June 9, 2016 are hereby adopted as conditions of approval and shall be implemented as part of the Approved Plans. GEOLOGIST 17. Geotechnical Clearance Conditions. All requirements in the Geotechnical Clearance memorandum dated April 1, 2016, and all other conditions, specified by the City Geologist are hereby adopted as conditions of approval and shall be implemented as part of the Approved Plans. PUBLIC WORKS 18. Encroachment Permit. The owner/applicant shall obtain an encroachment permit for any and all improvements in any City right-of-way or City easement prior to commencement of the work. SUBMITTAL 19. 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. 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: 20100 Bonnie Brae Lane Phone: (408) 868-1276 Owner: Yorke Lee Email: kbear@saratoga.ca.us APN: 517-22-048 Email: yorkelee@timespacegroup.com Report History: Final report Date: June 9, 2016 PROJECT SCOPE: The applicant has submitted plans to the City to demolish the existing house and build a new single story house with an attached second unit, a basement and an attached three car garage. One deodar cedar is requested for removal to construct the project. STATUS: Approved by City Arborist, with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required - $67,742.50 Tree fencing – Required – See Conditions of Approval and attached map. Tree removals – Deodar cedar tree 2 is approved for removal once building permits have been issued. Replacement trees – Required = $14,100 ATTACHMENTS: 1 – Findings 2 – Plans Reviewed 3 – Tree Inventory Data 4 – Tree Removal Criteria 5 – Map of Site showing tree protection locations 6 – Conditions of approval 18 Attachment 1 FINDINGS: Tree Removals Whenever a tree is requested for removal as part of a project, certain findings must be made according to City Code Section 15-50.080 and specific tree removal criteria met. One deodar cedar tree 2 is in conflict with the new house, 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 2 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 information shall be copied onto a plan sheet and included in the final sets of plans: 1) The Recommendations from the submitted arborist report dated March 1, 2016; 2) Appendices A and B from arborist reports March 1 and May 10, 2016; 3) The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report. 19 20100 Bonnie Brae Lane Attachment 2 PLAN REVIEW: Architectural Plans reviewed: Preparer: G’lush Design Associates, Inc. Date of Plans: May 31, 2016 Sheet A1 Cover Sheet Sheet A2 Site Plan Sheet A3 Partial Site Plan Sheet A4 Basement Floor Plan Sheet A5 Entry Floor Plan Sheets A6 – A9 Elevations Sheets A10 – A12 Sections Civil Plans reviewed: Preparer: RW Engineering, Inc. Date of Plans: May 30, 2016 Sheet C1 Cover Sheet Sheet C2 Grading and Drainage Plan Sheet C3 Details Preparer: TS Civil Engineering Date of Plans: April 18, 2016 Sheet TOP Topographic Survey TREE INFORMATION: Arborist Report reviewed: Preparer: Richard Gessner of Monarch Consulting Arborists, LLC Date of Report: March 1, 2016, supplemental report dated May 10, 2016 An arborist report was submitted to the City for this project that inventoried 58 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 were provided. A table summarizing information about each tree is below. Additional trees were added in the supplemental report provided in May. One deodar cedar (tree 2) protected by Saratoga City Code is requested for removal to construct this project. 20 20100 Bonnie Brae Lane Attachment 3 21 20100 Bonnie Brae Lane Attachment 3 22 20100 Bonnie Brae Lane Attachment 3 23 20100 Bonnie Brae Lane Attachment 3 24 20100 Bonnie Brae Lane Attachment 3 25 20100 Bonnie Brae Lane Attachment 3 26 20100 Bonnie Brae Lane Attachment 3 27 20100 Bonnie Brae Lane Attachment 3 28 20100 Bonnie Brae Lane Attachment 3 29 20100 Bonnie Brae Lane Attachment 3 30 20100 Bonnie Brae Lane Attachment 3 31 20100 Bonnie Brae Lane Attachment 3 32 20100 Bonnie Brae Lane Attachment 4 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. 33 Attachment 5 20100 Bonnie Brae Lane Tree Protection Plan 34 20100 Bonnie Brae Lane Attachment 6 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 reports dated March 1 and May 10, 2016 prepared by Richard Gessner of Monarch Consulting Arborists, LLC shall become conditions of approval. 3. Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this requirement the following information shall be copied onto a plan sheet and included in the final sets of plans: a. The recommendations from the submitted arborist report dated March 1, 2016; b. Appendices A and B from arborist reports March 1 and May 10, 2016; c. The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report. 4. The designated Project Arborist shall be Richard Gessner unless otherwise approved by the City Arborist. 5. Tree Protection Security Deposit a. Is required per City Ordinance 15-50.080. b. Shall $67,742.50. 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. 6. Tree Protection Fencing: a. Shall be installed as shown on the Tree Protection Plan. b. Shall be established prior to the arrival of construction equipment or materials on site. c. 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. d. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408) 868-1276”. e. 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. f. Tree protection fencing shall remain undisturbed throughout the construction until final inspection. 7. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange a field meeting before performing work. 35 20100 Bonnie Brae Lane Attachment 6 8. The Project Arborist shall visit the site every two weeks during grading activities and monthly thereafter. Following visits to the site, the Project Arborist shall provide the City with a report including photos documenting the progress of the project and noting any tree issues. 9. The Project Arborist shall be on site to monitor all work within 25 feet of tree 3. 10. No changes in original grade are permitted within the following setbacks from trees: a. 18 feet of tree 3 b. 15 feet of trees 9 and 29 c. 13 feet of tree 12 d. 10 feet of trees 7, 23, 24 and 27 11. The Project Arborist shall supervise excavation for utilities, including storm drain lines, water line and joint trench 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. Tree 2 meets 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. 20. New trees equal to $14,100 shall be planted as part of the project before final inspection and occupancy of the new home. New trees may be of any species. 36 20100 Bonnie Brae Lane Attachment 6 21. 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 = $15,000 22. Trees may be planted anywhere on the property as long as they do not encroach on retained trees. 23. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 24. Water loving plants and lawns are not permitted under oak tree canopies. 25. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there is insufficient room to plant new trees, some or all of the replacement value for trees shall be paid into the City’s Tree Fund. 26. Following completion of the work around trees, and before a final inspection of the project, the applicant shall provide a letter to the City from the Project Arborist. That letter shall document the work performed around trees, include photos of the work in progress, and provide information on the condition of the trees. 27. At the end of the project, when the contractor wants to remove tree protection fencing and have the tree protection security deposit released by the City, call City Arborist for a final inspection. 37 38 39 40 41 42 43 44 45 46 47 48 49 50 ScaleProject no:DateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.*2&.11*;*39%,1:8-)&(42\\\LQZXMIFHTR6/1/2016 6:19:50 AMC:\drawings revit\yorke\YORKE 28.rvtA1COVER SHEETYORKECUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate/((/((/((/((5(6,’(1&(5(6,’(1&(5(6,’(1&(5(6,’(1&(&86720+286(&86720+286(&86720+286(&86720+286($’’5(66%211,(%5$($’’5(66%211,(%5$($’’5(66%211,(%5$($’’5(66%211,(%5$(6$5$72*$&$6$5$72*$&$6$5$72*$&$6$5$72*$&$LOT SIZE: 82,539 SQF NET LOT SIZE: 77,077 SQFALLOWABLE FAR: 6,320 SQF (See sheet A13 for calc.)ADDITIONAL ALLOWABLE SECONDARY UNIT: 6,320 X 0.10 = 632 sqfTOTAL PROPOSED FAR : ( 5,897 SQF + 412.5 SQF ) = 6,309.7 sqf( excluding secondary unit )TOTAL PROPOSED FAR : ( 5,897 SQF + 412.5 SQF + 632 SQF ) = 6,941.7 sqfTOTAL BASEMENT LIVABLE ( including secondary dwelling) = 2,743.5TOTAL BLDG. LIVABLE (both floors )= 8,008 sqf ( 5,243.5 sqf + 2,764.5 sqf )TOTAL BLDG ( incl. garage , both floors) = 8,676.2 sqf( including secondary unit )PARKING SPACES: THREE COVERED (ENCLOSED)ZONING : R-1-40,000TYPE OF CONSTRUCTION: V-BOCCUPANCY GROUP: RNO OF STORIES: SINGLE STORY PLUS BASEMENTAPPLICABLE CODES: 2013 CRC ,2013 CBC, 2013 CMC,2013 CPC, 2013 CEC, 2013 CALIFORNIA FIRE CODE.PROJECT SUMMARY:VICINITY MAP:ABBREVIATIONS:DRAWING LIST:O.F.S OUT SIDE FACE OF STUDI.O.S INSIDE FACE OF STUDO.C ON CENTERCL CENTER LINEPL PLATE LINEP.T. PRESSURE TREATEDFL FLOORF.F.E FLOOR FINISH ELEVATIONFF FINISH FLOORPR PAIRR/A RETURN AIRREFR. REFRIGERATORR/O RANGE OVENMICR. MICROWAVEEX EXISTINGCLG CEILINGBLDG BUILDINGDWG DRAWINGJST JOISTBM BEAMHDR HEADERINSUL INSULATIONBOTT BOTTOMPNL PANELCONC. CONCRETEPROVIDE AUTOMATIC FIRE SPRINKLER SYSTEM PER CRCCALIFORNIA RESIDENTIAL CODE SECTION R313 , R313.2INSTALL A NFPA 13-D FIRE SPRINKLER SYSTEM UNDERSEPARATE PERMIT.RWL. RAIN WATER LEADERDS DOWNSPOTS/GD SINK WITH GARBAGE DISPOSALSH. ENC. SHOWER ENCLOSURET.C TIME CLOCKUON. UNLESS OTHERWISE NOTEDTYP. TYPICALVGDF VERTICAL GRAIN DOUGLESS FIRWMP WATERPROOF MEMBRANEWD WOODWDW WINDOWRM ROOMW.W.F WOVEN WIRE FABRICGYP. BD GYPSUM BOARDCEM. PL CEMENT PLASTERH.B HOSE BIBM/C MEDICAL CABINETMTL METALGLV GALVANIZEDGSM GALVANIZED SHEET METALN.I.C NOT IN CONTRACTW.I.C WALK-IN CLOSETDEMOLISH AND REMOVE EXISTING OLD BUILDING, GARAGEAND CONSTRUCT NEW SINGLE STORY CUSTOM HOUSE.SCOPE OF WORK:FOOT PRINT OF HOME: 6,318.7 SQF % 0.079DRIVEWAY: 1,071 SQF % 0.013WALKWAYS / DECKS: 1,078.5 SQF % 0.017ACCESSORY -STRUCTURES: -PATIOS / LIGHTWELLS 804 SQF %0.01TOTAL: 9,272.7 SQF. % 12FRONT: 30 FT. 97 FT.LEFT SIDE: 20 FT. 143'-11" FT.RIGHT SIDE: 20 FT. 41'-0" FT.REAR: 50 FT. 193'-1" FT.SQUAREFOOTAGE% OF NETLOT SIZESITE COVERAGEREQUIREDPROPOSEDSETBACKSHEIGHTINFORMATIONTABLE:SETBACKTABLE:IMPERVIOUS COVERAGETABLE:HEIGHTLOWEST ELEVATION POINT: 546'-0"HIGHEST ELEVATION POINT: 556'-8"AVERAGE ELEVATION POINT: = 551'-4"TOP MOST ELEVATION: 575'-11" (24'-7")NUMBER OF TREES TO BE REMOVED:1 (ONE)AVERAGE SLOPE OF SITE: 19 %OWNER:MR. YORKE LEE& MRS. CHERRY LIUEXISTING USE: RESIDENTIALAGE OF EXISTING HOUSE : 86 YEARSTO BE ENTIRELY DEMOLISHEDGROSS LOT SIZE: 82,539NET LOT SIZE: 77,077 SQF (55,495 sqf after slope adjustment)LIVABLE AREA 2,553 SQF 5,243.5 sqf 2,147.2 sqf 7,390.7 sqf FAR (412.5 sqf FAR)GARAGE: 445 SQF 653.5 SQF FAR 653.5 sqfENCLOSED PORCH: - 14.7 sqf ( FAR) 14.7 sqfACCESSORY / SHED: - - -SECONDARY UNIT: - 617.3 sqf (Livable) 617.3 sqfTOTAL FAR: 6,309.7 sqf FAR 6,309.7 sqf FARTOTAL: 2,998 SQF 8,676.2 SQF 8,676.2 sqfEXISTINGTO BEDEMOLISHEDPROPOSEDTOTALFLOOR AREASINGLE STORYFLOOR AREA TABLE:NOTES:APN # : 517-22-011DRAWING LISTSheetNumberSheet NameA1COVER SHEETA1aSTREETSCAPEA2SITE PLANA3PARTIAL SITE PLANA4BASEMENT PLANA5ENTRY FLOOR PLANA6ROOF PLANA7EXTERIOR ELEVATIONSA8EXTERIOR ELEVATIONSA9EXTERIOR ELEVATIONSA10BUILDING SECTIONSA11BUILDING SECTIONSA12BUILDING SECTIONSA13AREA CALCULATIONSA14IMPERVIOUS AREASA15DETAILSA16RENDERINGSC-1COVER SHEET ( CIVIL)C-2GRADING & DRAINAGE PLANC-3DETAILSC-4EROSION CONTROL PLANTOPTOPO SURVEYPROPOSEDfirst floorbasementTHIS PROJECT IS LOCATED WITHIN THE DESIGNATED WILDLAND-URBAN INTERFACE FIRE AREA.THE BUILDING CONSTRUCTION SHALL COMPLY WITH THE PROVISIONS OF CALIFORNIA BUILDING CODE (CBC) CHAPTER 7A. VEGETATION CLEARANCE SHALL BE IN COMPLIANCE WITH CBC SECTION701A.3.2.4 PRIOR TO PROJECT FINAL APPROVAL. CONTRACTOR TO CHECK WITH BUILDING DEPARTMENTFOR RELATED LANDSCAPE PLAN REQUIREMENTS.WILDLAND-URBAN INTERFACE FIRE AREA NOTE:(Excluding secondary Dwelling)( COORDINATE W/ SHEET A13 )(3 SIDES CLOSED ENTRY TO 2NDARY UNIT)51 ScaleProject no:DateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.*2&.11*;*39%,1:8-)&(42\\\LQZXMIFHTR6/1/2016 6:19:50 AMC:\drawings revit\yorke\YORKE 28.rvtA1aSTREETSCAPEYORKECUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate1(,*+%25+22’3+2726$’-$&(17+286(61(,*+%25+22’3+2726$’-$&(17+286(61(,*+%25+22’3+2726$’-$&(17+286(61(,*+%25+22’3+2726$’-$&(17+286(6(;,67,1*+286(3+2726(;,67,1*+286(3+2726(;,67,1*+286(3+2726(;,67,1*+286(3+2726EXISTING BUILDING TO BE DEMOLISHEDEXISTING GARAGE STRUCTURE TO BE DEMOLISHED52 WHBASIS OF BEARINGPIEDMONT ROADRIGHT OF WAYROS 434/8ROS 78/40344 M 8WINN99+*5)+>*8/<+=’?+>*8/<+=’?+>*8=?*8/<+=’?(8/*-++>(2’)1).’/42/41,+4)++>,+4)+5’195’15’15’15’15’15’15’15’15’1*+5*’8’5’15’15’15’1*+5*’8’8+*=55*:8++5’15’1:8++95’195’15’15’195’195’15’15’15’15’195’195’15’195’15’15’15’16/4+6/4+5’15’15’16/4+6/4+6/4+6/4+6/4+5’15’15’15’15’15’15’15’15’195’15’15’15’196/4+5’15’15’195’15’15’15’15’16/4+:8++95’15’15’15’15’15’15’15’13’*854+9?)’358+5’15’13’*854+:8++:8++:8++5’15’15’15’195’15’15’1:8++5’1+>/9:6’8)+2’9,’)+>/9:6’8)+2(9,’):=5*9:59-’:5985’*-;?-;?+>993.8/3=3=3=38 9 < > 2 N02°08'59"W271.09'S56°20'29"E166.39'S30°04'31"W131.27'S69°59'29"E172.19'S13°39'31"W78.14'N89°30'46"E125.00'18.68'N00°25'29"W137.71'13.08'13.83'74.86'S49°25'31"W132.75'-33554' - 6"553' - 4"554' - 6"555' - 8"556' - 0"556' - 0"556' - 0"556' - 0"556' - 0"556' - 0"554' - 6"554' - 6"554' - 6"554' - 2"554' - 6"554' - 2"553' - 4"554' - 6"554' - 6"543' - 2"556' - 0"WALKWAYPATIOBELOWREAR ROUNDPATIO / BALCONYBALCONY554' - 6"554' - 2"556' - 0"STEPPED PLANTERSLIGHTWELLPATIO BELOWREAR PATIOENTRYPATIOINTERLOCK PAVING DRIVEW AY( 50 % IMPERVIOUS COVERAGE)8" THICK12" HIGHCONC. GUARDWALLDNPLANTERS BELOW552' - 8"NAT. STEP STONESOVER EXIST. GRADENO GRADE CHANGE553' - 8"PLANTERBOX20' - 0"20' - 0"30' - 0"20' - 0"20' - 0"SETBACKSETBACKSETBACKS E TB A C K SETBACKPLANTERBOX41' - 0"97' - 0"1 4 3 ' - 1 1 1 /2 "193' - 1 1/2"36" DEODORATREE TO BEREMOVEDTREE # 2 SEEARBORIST REPORT50' - 0"SETBACKHIGHEST NAT.GRADE 556'-8"LOWEST NAT.GRADE 546'-0"129112901289121288131411128612878712856128451283128211280128112796933938371274127512761277127836353433323130296896886916902827692687262524685684232221686201918915231A152A156676686706716726736776786766746756806796696812% SLOPEDOWN19' - 3"NO EXCAVATION1 6 ' - 0 " N O E X C A V A T I O N 10' - 10"14' - 2"10' - 8 1/2"14' - 0 1/2"NO EXCAV.NO EXCAV.NO EXCAV.NO EXCAV.10' - 9"10' - 4 1/2"1 0 ' - 5 "NOEXCAV.NOEXCAV.N O E X C A V .NOEXCAV.10' - 6"16' - 4"551' - 3"552' - 1"551' - 9"552' - 0"551' - 10"FOR TREE PROTECT.CLARIFICATIONCONC.RETAININGWALLGRADEDAREA22' - 3"ScaleProject no:DateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.*2&.11*;*39%,1:8-)&(42\\\LQZXMIFHTR 1" = 20'-0"6/1/2016 6:19:52 AMC:\drawings revit\yorke\YORKE 28.rvtA2SITE PLANYORKECUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate 1" = 20'-0"A21SITE PLANPROPOSED GARAGE DOOR STYLEEXISTING LANDSCAPING OF THE SITE AT LARGE TO REMAIN AS AND NONEW LANDSCAPING SHALL BE DONE OTHER THAN PROPOSED PLANTERSAS SHOWN AND INDICATED ABOVE DRAWING.53 W H BASIS OF BEARING344 M 8WINN (4+>*8/<+=’?+>(2’)1).’/42/41,+4)+5’15’15’15’15’15’15’15’15’1*+5*’8’5’15’15’15’1*+5*’8’8+*=55*5’15’5’15’15’15’15’15’195’15’15’15’16/4+6/4+5’15’15’15’15’15’195’15’15’15’15’15’15’13’9?)’358+:8++:8++5’15’15’15’15’1:8++5’1=3S69°59'29"E172.19'S13°39'31"W78.14'18.68'N00°25'29"W137.71'13.08'13.83'74.86'(0&«+2(0&«+2(170&«$’06«+2554' - 6"553' - 4"552' - 1"554' - 6"W A L K W A YPATIOBELOW R E A R R O U N DPATIO / B A L C O N YBALCONY S T E P P E D P L A N T E R SLIGHTWELLPATIO B E L O W R E A R P A T IO E N T R Y P A T IO INTERLOCK PAVING DRIVEWAY( 50 % IMPERVIOUS COVERAGE)8 " T H IC K 1 2 " H IG H C O N C . G U A R D W A L L P L A N T E R S B E L O W P L A N T E R B A X O555' - 8"554' - 2"543' - 2"554' - 2"552' - 8"553' - 8"P L A N T E R B A X O NAT. STEPSTONESover exist, gradeNO EXCAVATION554' - 2"553' - 4"554' - 6"554' - 6"554' - 6"554' - 6"556' - 0"556' - 0"556' - 0"556' - 0"556' - 0"556' - 0"556' - 0"556' - 0"555' - 8"554' - 6"554' - 6"552' - 1"36" DEODORATREE TO BEREMOVEDTREE # 2 SEEARBORIST REPORT5 5 1 ' - 9 "5 5 1 ' - 1 0 "5 5 2 ' - 0 "2% SLOPEDOWN5 51' - 3 "12128812861287812856296886912827692687262524236869368067968119' - 3"NO EXCAVATION16' - 0"NO EXCAVATION1 0 ' - 1 0 " 1 4 ' - 2 " 1 4 ' - 0 1 /2 " N O E X C A V . N O E X C A V .N O E X C A V . 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CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate1Revision 1Date 1 1/8" = 1'-0"A31PARTIAL SITE PLAN54 *+55’15’1+5’1’15’15’15’1913.8WHUP543' - 6"543' - 6"543' - 6"543' - 6"543' - 6"543' - 6"543' - 2"543' - 2"2A102A11NNDISHWSHRCOOKTOPSTACKWSHR/DRYREFR.SINKFURN.CLOSETLINENUNDERCOUNTERREFR.STOR.6' - 4"3' - 5 1/2"537.3 SFEXERCISE ROOM1175.4 SFSEC. BEDRM.2205.8 SFSECONDARYDWELLING352.5 SFBATH35.1 SFWINECELLAR81.7 SFMECH. RM.42.3 SFPOWDER RM341.3 SFHOME THEATER9460.3 SFREC. ROOM10240.5SFWET BARPATIO80.3 SFCORRIDOR90.1 SFSTORAGE1A101A111A12SUMPPUMP128.9SFSTORAGEFURN.STEPPED PLANTERSTEPPED PLANTERPLANTERPLANTERCONC. PLANTER WALLCONC. PLANTER WALLCONC. RETAINING WALLCONC. BASEMENTRETAINING WALLS TYP.543' - 2"543' - 6"543' - 6"543' - 6"543' - 6"543' - 2"545' - 7 3/8"543' - 2"554' - 2"543' - 2"268.9SFLIGHTWELLPATIO75.3 SFSTAIRTOP OF WALL546' - 6"549' - 3"TOP OF WALLTOP OF WALL261.6 SFWALKWAY PATIO501A152A1511' - 0"2' - 4"282725242310 FT FROM TREE TRUNKNO EXCAVATION1 0 F T F R O M T R E E T R U N K N O E X C A V A T I O N 10 FT FROM TREE TRUNKNO EXCAVATION0 FT FROM TREE TRUNKNO EXCAVATIONPIERS. SEESTRCUT. 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CHERRY LIUMAY-31-2016AuthorChecker 1/4" = 1'-0"A41BASEMENTNo.DescriptionDate1Revision 1Date 155 ,5;)13' - 6"12' - 0"8' - 0"11' - 9 1/2"13' - 0"12' - 0"5' - 6"25' - 6"18' - 0"12' - 6"5' - 0"5' - 0"16' - 0"20' - 0"21' - 0"2' - 0"2' - 0"20' - 0"30' - 0"10' - 0"4' - 6"10' - 10"5' - 6"9' - 0"2' - 6"5' - 6"12' - 0"17' - 6"13' - 3"10' - 0"554' - 6"554' - 6"556' - 0"556' - 0"556' - 0"556' - 0"554' - 6"553' - 4"553' - 4"553' - 4"554' - 6"554' - 6"554' - 6"2A102A11NNREFRIGDISHWSHRCOOKTOP& HOODFREEZSHOWERSHWR.VALVESDBL.OVEN3' - 10"16' - 3"18' - 0"19' - 8"1' - 6"7' - 2"SPA /JACUZZICLOSETWASHERDRYERUTIL.SINKSHWR.VALVESSHWR.VALVESSHOWERSHWR.VALVES3' - 6"6' - 1"20' - 0"SEAT618.2 SF3 CAR GARAGE14204.2 SFBEDROOM 415609.6 SFFAMILY ROOM16177.9 SFLAUNDRY17265.9 SFKITCHEN1842.3 SFPOWDER40.1 SFPANTRY143.4 SFENTRY HALL21262.5 SFLIVING ROOM22256.9 SFLIBRARY23114.4 SFHALL24103.4 SFBUTLER2594.0 SFSTAIR243.5 SFDINING27192.0 SFBEDROOM 328556' - 0"556' - 0"556' - 0"556' - 0"556' - 0"459.6 SFMASTERBEDROOM29181.9 SFBEDROOM 230208.7 SFMASTER BATH31179.2 SFWIC3336.9 SFWIC 2193.5SFCORRIDOR189.7 SFBEDROOM 136127.6SFBATH 120.3 SFTOILET35.3 SFWIC 349.5 SFBATH 3CLOSET12' - 11"76.6 SFNOOKFIREPLACE47.5 SFBATH 436.0 SFSHOWER1A101A111A1210' - 8"543' - 2"554' - 6"554' - 6"556' - 0"556' - 0"552' - 1"554' - 2"554' - 6"554' - 2"555' - 8"555' - 8"556' - 0"LOWER LIGHTWELLPATIO BELOWSTEPPED PLANTERS BELOWSTEPPED PLANTERS BELOWSIDE BALCONY251.3SFREAR PATIO64.7 SFENTRY PATIODRIVEWAYNotEnclosedREARROUNDPATIO /BALCONY554' - 6"554' - 6"554' - 6"554' - 6"553' - 4"552' - 8"BAY WINDOW82.8 SFPET ROOMSTORAGECOAT CLOSETDNDNDN4' - 6"9' - 0"34' - 2"38' - 6"13' - 6"21' - 0"1' - 2"15' - 2"13' - 2"10' - 2"18' - 4"12' - 8"12' - 3 1/2"7' - 10"11' - 6 3/8"4' - 8"4' - 8"9' - 6"9' - 6"2' - 0"6' - 2"4' - 2"7' - 4 3/8"29' - 7 1/8"18' - 0"13' - 6"31' - 6"12' - 0"26' - 6"9' - 4"1' - 4 3/4"3' - 9 7/8"2' - 0"24' - 4"1A152A15553' - 4"552' - 1"551' - 9"551' - 10"552' - 0"3A155A15A153SIM.A155SIM.A154SIM.18 FT. 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CHERRY LIUMAY-31-2016AuthorChecker 1/4" = 1'-0"A51ENTRY FLOORNo.DescriptionDate1Revision 1Date 156 2A102A115:12 SLOPE TYP.CONCRETE SLATELOOK FLAT ROOF TILESMETAL GUTTERSTYP.PLATE HEIGHT 11'-0"FROM ENTRY FLOOR9'-6" FROM BEDROOMFLOORPARAPET WALLPLATE HEIGHT 11'-0"FROM ENTRY FLOOR9'-6" FROM BEDROOMFLOORPLATE HEIGHT 12'-6"FROM ENTRY FLOORPLATE HEIGHT 7'-7"FROM ENTRY FLOORPLATE HEIGHT 10'-0"FROM GARAGE SLABPLATE HEIGHT 11'-0"FROM ENTRY FLOOR9'-6" FROM BEDROOMFLOORPLATE HEIGHT 11'-0"FROM ENTRY FLOOR9'-6" FROM BEDROOMFLOORPLATE HEIGHT 11'-0"FROM ENTRY FLOOR9'-6" FROM BEDROOMFLOORPLATE HEIGHT 12'-6"FROM ENTRY FLOOR11'-0" FROM BEDROOMFLOORPLATE HEIGHT 12'-6"FROM ENTRY FLOOR11'-0" FROM BEDROOMFLOORPLATE HEIGHT 7'-7"FROM ENTRY FLOORPLATE HEIGHT 10'-0"FROM GARAGE SLABPLATE HEIGHT 7'-7"FROM ENTRY FLOORPLATE HEIGHT 10'-0"FROM GARAGE SLABPLATE HEIGHT 7'-7"FROM ENTRY FLOORPLATE HEIGHT 10'-0"FROM GARAGE SLABPLATE HEIGHT 8'-7"FROM ENTRY FLOORPLATE HEIGHT 9'-9"FROM LAUNDRY /GUEST RM. FLOORPLATE HEIGHT 11'-0"FROM ENTRY FLOORAND FAMILY RM. FLOOR3' - 7 1/4"5' - 9 5/8"2' - 4 3/4"1A10PLATE HEIGHT 13'-6"FROM ENTRY FLOOR12'-0" FROM BEDROOMFLOOR1A111A122' - 5"3' - 7 1/4"PLATE HEIGHT 11'-0"FROM ENTRY FLOORAND FAMILY RM. FLOORPLATE HEIGHT 9'-6"FROM ENTRY FLOORAND FAMILY RM. FLOORPARAPET WALL1' - 0"1' - 0"1' - 0"1' - 0"1' - 0"1' - 0"1A152A153A155A15ScaleProject no:DateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.*2&.11*;*39%,1:8-)&(42\\\LQZXMIFHTR 1/4" = 1'-0"6/1/2016 6:20:00 AMC:\drawings revit\yorke\YORKE 28.rvtA6ROOF PLANYORKECUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorChecker 1/4" = 1'-0"A61ROOF PLANNo.DescriptionDateBEDROOMS FLOOR FINISH: 556'-0"ENTRY FLOOR FINISH: 554'-6"LAUNDRY / GUEST ROOM FLOOR FINISH: 553'-4"GARAGE FLOOR FINISH: 552'-1"57 ENTRY FLOOR554' - 6"PL. HT. 12'-6"567' - 0"LAUNDRY FLOOR553' - 4"GARAGE552' - 1"BEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"PL. HT. 7'-7"562' - 1"PL. HT. 8'-7"563' - 1"RECESSED MTL. CLADWOOD WINDOWSCARRIAGE TYPEWOOD GARAGE DOORSKYLIGHTSPRECAST STONEMOLDINGSSKYLIGHTSEXISTINGGRADEMTL. GUTTERSPRECAST STONE CORBELSEARTH TONE COLOREDSTUCCO WALLS TYP.WOOD ENTRY DOORW/ DECORATIVEGLAZINGNOTE: ALL HEIGHTS SHOWN HEREARE FROM TOP OF PLYWD. FLOOR DECKING.PRECAST STONEMOLDINGSPRECAST STONEMEDALLIONPRECAST DENTALEAVE MOLDINGSBUILDINGNUMBERSIGNCONC. FLAT TILE ROOFINGSLATE LOOKSKY FRIENDLYDOWNWARDSHIELDEDLIGHTFIXTURESEARTH TONE COLOREDSTUCCO WALLS TYP.PRECAST STONEDENTIL EAVE MOLDSPRECAST STONEPANELINGCRAWLS SPACEVENTSCULTURED STONEWAINSCOTEXISTING NATURALGRADE. NO EXCAVATIONSUN ROOMSTRUCTUREBY OTHERSPLANTERBOXPLANTERBOXPRECAST STONEMOLDINGS21" DIA.SUN TUNNEL22' - 9"551' - 4"AVERAGE NAT.GRADE24' - 7"575' - 11"26' - 0"PL. HT. 12'-0"566' - 6"ENTRY FLOOR554' - 6"PL. HT. 12'-6"567' - 0"Basement543' - 6"LAUNDRY FLOOR553' - 4"BEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"PL. HT. 7'-7"562' - 1"PL. HT. 8'-7"563' - 1"RECESSED MTL. CLADWOOD WINDOWSSKYLIGHTSPRECAST STONEMOLDINGSREGRADEDAREAMTL. GUTTERSEARTH TONE COLOREDSTUCCO WALLS TYP.PRECAST STONEWINDOW SILLSPRECAST DENTALEAVE MOLDINGSCONC. FLAT TILE ROOFINGSLATE LOOKPRECAST STONEDENTIL EAVE MOLDSRAILINGSUN ROOMSTRUCTUREBY OTHERSEXISTINGGRADEPRECAST STONEPANELINGLIGHTWELLCONC. RETAINIGWALL W/ WATERPROOF'G551' - 4"AVERAGEGRADE24' - 7"575' - 11"24' - 7"26' - 0"SOUTHEASTNORTWESTELEVATIONScaleDateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“1*;*39%,1:8-)&(42574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.57.39)&9*As indicated6/1/2016 6:21:02 AMC:\drawings revit\yorke\YORKE 28.rvtA7EXTERIOR ELEVATIONSCUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate 1/4" = 1'-0"A71FRONT ( NORTHWEST ) ELEVATION 1/4" = 1'-0"A72REAR ( SOUTHEAST ) ELEVATIONHIGHEST NAT. GRADE: 556'-8"LOWEST NAT. GRADE: 546'-0"AVERAGE NAT. GRADE (556'-8" + 546'-0") / 2 = 551'-4"58 ENTRY FLOOR554' - 6"PL. HT. 12'-6"567' - 0"PL. HT. 12'-6"567' - 0"Basement543' - 6"LAUNDRY FLOOR553' - 4"BEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"PL. HT. 7'-7"562' - 1"PL. HT. 8'-7"563' - 1"RECESSED MTL. CLADWOOD WINDOWSSKYLIGHTSPRECAST STONEMOLDINGSEXISTINGGRADEMTL. GUTTERSSKY FRIENDLYDOWNWARDSHIELDEDLIGHTFIXTURESEARTH TONE COLOREDSTUCCO WALLS TYP.PRECAST STONEWINDOW SILLSPRECAST DENTALEAVE MOLDINGSCONC. FLAT TILE ROOFINGSLATE LOOKSKY FRIENDLYDOWNWARDSHIELDEDLIGHTFIXTURESEARTH TONE COLOREDSTUCCO WALLS TYP.PRECAST STONEDENTIL EAVE MOLDSPRECAST STONEPANELINGSUN ROOMSTRUCTUREBY OTHERSPLANTERBOXPRECAST STONEMOLDINGSWROUGHT IRONRAILINGS551' - 4"24' - 7"26' - 0"547' - 0"ENTRY FLOOR554' - 6"PL. HT. 12'-6"567' - 0"Basement543' - 6"LAUNDRY FLOOR553' - 4"GARAGE552' - 1"BEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"PL. HT. 7'-7"562' - 1"PL. HT. 8'-7"563' - 1"RECESSED MTL. CLADWOOD WINDOWSCARRIAGE TYPEWOOD GARAGE DOORPRECAST STONEMOLDINGSSKYLIGHTSEXISTINGGRADEPRECAST STONE CORBELSPRECAST STONEMEDALLIONPRECAST DENTALEAVE MOLDINGSEARTH TONE COLOREDSTUCCO WALLS TYP.PRECAST STONEPANELINGCULTURED STONEWAINSCOTPLANTERBOXPRECAST STONEMOLDINGS21" DIA.SUN TUNNELSKYLIGHTSPRECAST STONEMOLDINGSMTL. GUTTERSSKY FRIENDLYDOWNWARDSHIELDEDLIGHTFIXTURESEARTH TONE COLOREDSTUCCO WALLS TYP.WOOD ENTRY DOORW/ DECORATIVEGLAZINGPRECAST STONEMOLDINGSPRECAST DENTALEAVE MOLDINGSEXIST. NAT. GRADENO EXCAVATIONCONC. FLAT TILE ROOFINGSLATE LOOKPRECAST STONEDENTIL EAVE MOLDSPRECAST STONEPANELINGCRAWLS SPACEVENTSPLANTERBOXPRECAST STONEMOLDINGS551' - 4"AVERAGE NAT.GRADE26' - 0"24' - 7"PL. HT. 12'-0"566' - 6"NORTHEASTScaleDateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“1*;*39%,1:8-)&(42574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.57.39)&9*As indicated6/1/2016 6:22:20 AMC:\drawings revit\yorke\YORKE 28.rvtA8EXTERIOR ELEVATIONSCUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate 1/4" = 1'-0"A81LEFT ( EAST ) ELEVATION 1/4" = 1'-0"A82NORTH ELEVATIONHIGHEST NAT. GRADE: 556'-8"LOWEST NAT. GRADE: 546'-0"AVERAGE NAT. GRADE (556'-8" + 546'-0") / 2 = 551'-4"59 ENTRY FLOOR554' - 6"PL. HT. 12'-6"567' - 0"PL. HT. 12'-6"567' - 0"BEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"RECESSED MTL. CLADWOOD WINDOWSSKYLIGHTSPRECAST STONEMOLDINGSEXISTINGGRADEMTL. GUTTERSEARTH TONE COLOREDSTUCCO WALLS TYP.PRECAST STONEMOLDINGSPRECAST DENTALEAVE MOLDINGSREGRADEDAREACONC. FLAT TILE ROOFINGSLATE LOOKPREFABR.COLUMN COVERSPRECAST STONEDENTIL EAVE MOLDSPRECAST STONEPANELINGCULTUREDSTONEWAINSCOTEXISTINGGRADESUN ROOMSTRUCTUREBY OTHERSWROUGHT IRONRAILINGS21" DIA.SUN TUNNEL551' - 4"24' - 7"NAT. AVERAGEGRADE26' - 0"PL. HT. 12'-0"566' - 6"ENTRY FLOOR554' - 6"PL. HT. 12'-6"567' - 0"Basement543' - 6"LAUNDRY FLOOR553' - 4"GARAGE552' - 1"BEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"PL. HT. 8'-7"563' - 1"RECESSED MTL. CLADWOOD WINDOWSSKYLIGHTSPRECAST STONEMOLDINGSEXISTINGGRADEMTL. GUTTERSEARTH TONE COLOREDSTUCCO WALLS TYP.PRECAST STONEMOLDINGSPRECAST DENTALEAVE MOLDINGSREGRADEDAREACONC. FLAT TILE ROOFINGSLATE LOOKPREFABR.COLUMN COVERSPRECAST STONEDENTIL EAVE MOLDSPRECAST STONEPANELINGCULTUREDSTONEWAINSCOTEXISTINGGRADEWROUGHT IRONRAILINGSSUN ROOMSTRUCTURE551' - 4"24' - 7"26' - 0"SOUTHWESTSOUTHScaleDateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“1*;*39%,1:8-)&(42574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.57.39)&9*As indicated6/1/2016 6:23:18 AMC:\drawings revit\yorke\YORKE 28.rvtA9EXTERIOR ELEVATIONSCUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate 1/4" = 1'-0"A91RIGHT ( SOUTHWEST ) ELEVATION 1/4" = 1'-0"A92SOUTH ELEVATIONHIGHEST NAT. GRADE: 556'-8"LOWEST NAT. GRADE: 546'-0"AVERAGE NAT. GRADE (556'-8" + 546'-0") / 2 = 551'-4"60 ENTRY FLOOR554' - 6"Basement543' - 6"LAUNDRY FLOOR553' - 4"GARAGE552' - 1"BEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"PL. HT. 7'-7"562' - 1"10' - 0"12' - 6"11' - 0"11' - 0"9' - 6"13' - 8"10' - 0 1/2"8' - 10 1/2"CONC. RETAINERWALL. WATER PROOFINGBY OTHERS. COORDINATE W/SOIL & CIVIL ENGINEER'S REPORT DRAWINGSRECOMMENDATIONS FOR WATERPROOFING AND STRUCT. ENGINEER'SDRAWINGS.CONC. RETAINERWALL. WATER PROOFINGBY OTHERS. COORDINATE W/SOIL & CIVIL ENGINEER'S REPORT DRAWINGSRECOMMENDATIONS FOR WATERPROOFING AND STRUCT. ENGINEER'SDRAWINGS.COORDINATE AND FOLLOWSTRUCTURAL DRAWINGS FORFOUNDATION/FOOTING SIZESHAPE AND CONFIGURATION TYP.HRDWD FLOORUNDERLAYMENTPLYWD.WD. JOISTSSEE STRUCT.TILE FLOORTHIN SETUNDERLAYMENTPLYWD.WD. JOISTWOODROOF JOISTSSEE STRUCT.MTL. GUTTERSMTL. GUTTERSCEILING1/2" GYP. BD.18" MIN. HIGHCRAWL SPACEPROVIDE RADIANTBARRIER IN ATTICSPACE PER TITLE 24REPORTBATT. INSUL.COORDINATE W/TITLE 24 REPORTCOORDINATE AND FOLLOWSTRUCTURAL DRAWINGS FORFOUNDATION/FOOTING SIZESHAPE AND CONFIGURATION TYP.WOODROOF JOISTSSEE STRUCT.CONC. FLATTILE ROOFINGCEILING JOISTS1/2" GYP. BD.STUCCO COVEREDEAVES TYP.HRD. WD. FLOOR'GSUBFLOORCONC. SLABWATER PROOF'GBASE ROCKSEE STRUCT.CER. TILEMORTARCONC. SLABWATER PROOF'GSEE STRUCT.AND CIVIL DRWGSTYPICAL EXTERIOR WALL STRUCTSTUCCO OVER BLDG. PAPERAND MTL. LATHPLYWD.BATT INS AND STUDS 1/2" GYP.BDTILE FLOORTHIN SETUNDERLAYMENTPLYWD.WD. JOISTCEILING JOISTSPROVIDE RADIANTBARRIER IN ATTICSPACE PER TITLE 24REPORTBATT. INSUL.COORDINATE W/TITLE 24 REPORTTYP. INTERIOR WALL STRUCT1/2" GYP. BD ON BOTH SIDESWOOD STUDSWOODROOF JOISTSSEE STRUCT.GUARD RAILINGPER CRC SECT. R312CONC. SLAB10 MIL.MOIST. BARRIERBASE ROCKSEE STRUCT.TYP. INTERIOR WALL STRUCT1/2" GYP. BD ON BOTH SIDESWOOD STUDSPROVIDE 5/8" TYPE "X"FIRE RATED SHEETROCKON WALLS SEPARATINGHOUSE FROM GARAGE ANDCEILING IN GARAGE TYP.EXTEND GYP. BD. UP TOROOF DIAPHRAMCEILING JOISTS1/2" GYP. BD.HRDWD FLOORUNDERLAYMENTPLYWD.WD. JOISTSBATT. INSUL.SEE STRUCT.NOTE:THE PURPOSE OF THIS DRAWING IS TO SHOW ARCHITECTURAL ELEMENTSOF THE BUILDING . FOR ALL OTHER STRUCTURAL ITEMS AND THEIR SIZECONFIGURATIONS, COORDINATE AND FOLLOW STRUCTURAL DRAWINGS.SOME WALLS SHOWN HERE MAY EXTEND TO THE CEILING OR ROOF, SOMEMAY TERMINATE UNDER CEILINGS , VERIFY AND FOLLOW STRUCTURALDRAWINGS FOR ALL STRUCTURAL WALLS , FOUNDATIONS / FOOTINGS,CEILINGS, ROOF STRUCTURE, BEAMS , GIRDERS.551' - 4"2' - 0"A154ENTRY FLOOR554' - 6"Basement543' - 6"BEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"PL. HT. 11'-0"565' - 6"11' - 0"10' - 0 1/2"11' - 0"11' - 0"11' - 0"9' - 6"10' - 0 1/2"CONC. RETAINERWALL. WATER PROOFINGBY OTHERS. COORDINATE W/SOIL & CIVIL ENGINEER'S REPORT DRAWINGSRECOMMENDATIONS FOR WATERPROOFING AND STRUCT. ENGINEER'SDRAWINGS.COORDINATE AND FOLLOWSTRUCTURAL DRAWINGS FORFOUNDATION/FOOTING SIZESHAPE AND CONFIGURATION TYP.HRDWD FLOORUNDERLAYMENTPLYWD.WD. JOISTSSEE STRUCT.TILE FLOORTHIN SETUNDERLAYMENTPLYWD.WD. JOISTWOODROOF JOISTSSEE STRUCT.MTL. GUTTERSCEILING1/2" GYP. BD.18" MIN. HIGHCRAWL SPACEPROVIDE RADIANTBARRIER IN ATTICSPACE PER TITLE 24REPORTBATT. INSUL.COORDINATE W/TITLE 24 REPORTCOORDINATE AND FOLLOWSTRUCTURAL DRAWINGS FORFOUNDATION/FOOTING SIZESHAPE AND CONFIGURATION TYP.WOODROOF JOISTSSEE STRUCT.CONC. FLATTILE ROOFINGCEILING JOISTS1/2" GYP. BD.STUCCO COVEREDEAVES TYP.HRD. WD. FLOOR'GSUBFLOORCONC. SLABWATER PROOF'GBASE ROCKSEE STRUCT.CER. TILEMORTARWATER PROOF'GPLYWD.WD. JOISTSWATER PROOF'GSEE STRUCT.AND CIVIL DRWGSTYPICAL EXTERIOR WALL STRUCTSTUCCO OVER BLDG. PAPERAND MTL. LATHPLYWD.BATT INS AND STUDS 1/2" GYP.BDPROVIDE RADIANTBARRIER IN ATTICSPACE PER TITLE 24REPORTTYP. INTERIOR WALL STRUCT1/2" GYP. BD ON BOTH SIDESWOOD STUDSGUARD RAILINGPER CRC SECT. R312TYP. INTERIOR WALL STRUCT1/2" GYP. BD ON BOTH SIDESWOOD STUDSCEILING JOISTS1/2" GYP. BD.SUN ROOMSTRUCT. BYOTHERS.DEFERREDAPPROVALITEMHRDWD FLOORUNDERLAYMENTPLYWD.WD. JOISTSSEE STRUCT.CEILING1/2" GYP. BD.ScaleDateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“1*;*39%,1:8-)&(42574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.57.39)&9* 1/4" = 1'-0"6/1/2016 6:23:21 AMC:\drawings revit\yorke\YORKE 28.rvtA10BUILDING SECTIONSCUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate 1/4" = 1'-0"A101LONGITUDINAL SECTION 1/4" = 1'-0"A102SECTION THRU NOOKHIGHEST NAT. GRADE: 556'-8"LOWEST NAT. GRADE: 546'-0"AVERAGE NAT. GRADE (556'-8" + 546'-0") / 2 = 551'-4"61 Tectonic Copyright 2007 Tectonic Copyright 2007 ENTRY FLOOR554' - 6"PL. HT. 12'-6"567' - 0"PL. HT. 12'-6"567' - 0"Basement543' - 6"BEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"9' - 6"11' - 6 1/2"11' - 0"9' - 6"9' - 6"CONC. RETAINERWALL. WATER PROOFINGBY OTHERS. COORDINATE W/SOIL & CIVIL ENGINEER'S REPORT DRAWINGSRECOMMENDATIONS FOR WATERPROOFING AND STRUCT. ENGINEER'SDRAWINGS.CONC. RETAINERWALL. WATER PROOFINGBY OTHERS. COORDINATE W/SOIL & CIVIL ENGINEER'S REPORT DRAWINGSRECOMMENDATIONS FOR WATERPROOFING AND STRUCT. ENGINEER'SDRAWINGS.COORDINATE AND FOLLOWSTRUCTURAL DRAWINGS FORFOUNDATION/FOOTING SIZESHAPE AND CONFIGURATION TYP.HRDWD FLOORUNDERLAYMENTPLYWD.WD. JOISTSSEE STRUCT.WOODROOF JOISTSSEE STRUCT.MTL. GUTTERSCEILING1/2" GYP. BD.18" MIN. HIGHCRAWL SPACEBATT. INSUL.COORDINATE W/TITLE 24 REPORTCOORDINATE AND FOLLOWSTRUCTURAL DRAWINGS FORFOUNDATION/FOOTING SIZESHAPE AND CONFIGURATION TYP.WOODROOF JOISTSSEE STRUCT.CONC. FLATTILE ROOFINGCEILING JOISTS1/2" GYP. BD.STUCCO COVEREDEAVES TYP.TYPICAL EXTERIOR WALL STRUCTSTUCCO OVER BLDG. PAPERAND MTL. LATHPLYWD.BATT INS AND STUDS 1/2" GYP.BDPROVIDE RADIANTBARRIER IN ATTICSPACE PER TITLE 24REPORTGUARD RAILINGPER CRC SECT. R312TYP. INTERIOR WALL STRUCT1/2" GYP. BD ON BOTH SIDESWOOD STUDSCEILING JOISTS1/2" GYP. BD.CER. TILEMORTARCONC. SLABWATER PROOF'GSEE STRUCT.AND CIVIL DRWGSCER. TILEMORTARCONC. SLABWATER PROOF'GSEE STRUCT.AND CIVIL DRWGSPL. HT. 12'-0"566' - 6"ENTRY FLOOR554' - 6"Basement543' - 6"LAUNDRY FLOOR553' - 4"PL. HT. 11'-0"565' - 6"PL. HT. 7'-7"562' - 1"10' - 0"11' - 0"11' - 0"11' - 0"12' - 4"11' - 4"10' - 0 1/2"8' - 10 1/2"CONC. RETAINERWALL. WATER PROOFINGBY OTHERS. COORDINATE W/SOIL & CIVIL ENGINEER'S REPORT DRAWINGSRECOMMENDATIONS FOR WATERPROOFING AND STRUCT. ENGINEER'SDRAWINGS.CONC. RETAINERWALL. WATER PROOFINGBY OTHERS. COORDINATE W/SOIL & CIVIL ENGINEER'S REPORT DRAWINGSRECOMMENDATIONS FOR WATERPROOFING AND STRUCT. ENGINEER'SDRAWINGS.COORDINATE AND FOLLOWSTRUCTURAL DRAWINGS FORFOUNDATION/FOOTING SIZESHAPE AND CONFIGURATION TYP.HRDWD FLOORUNDERLAYMENTPLYWD.WD. JOISTSSEE STRUCT.TILE FLOORTHIN SETUNDERLAYMENTPLYWD.WD. JOISTWOODROOF JOISTSSEE STRUCT.MTL. GUTTERSCEILING1/2" GYP. BD.PROVIDE RADIANTBARRIER IN ATTICSPACE PER TITLE 24REPORTBATT. INSUL.COORDINATE W/TITLE 24 REPORTCOORDINATE AND FOLLOWSTRUCTURAL DRAWINGS FORFOUNDATION/FOOTING SIZESHAPE AND CONFIGURATION TYP.WOODROOF JOISTSSEE STRUCT.CONC. FLATTILE ROOFINGCEILING JOISTS1/2" GYP. BD.STUCCO COVEREDEAVES TYP.HRD. WD. FLOOR'GSUBFLOORCONC. SLABWATER PROOF'GBASE ROCKSEE STRUCT.CER. TILEMORTARWATER PROOF'GPLYWD.WD. JOISTSWATER PROOF'GSEE STRUCT.AND CIVIL DRWGSTYPICAL EXTERIOR WALL STRUCTSTUCCO OVER BLDG. PAPERAND MTL. LATHPLYWD.BATT INS AND STUDS 1/2" GYP.BDPROVIDE RADIANTBARRIER IN ATTICSPACE PER TITLE 24REPORTTYP. INTERIOR WALL STRUCT1/2" GYP. BD ON BOTH SIDESWOOD STUDSGUARD RAILINGPER CRC SECT. R312TYP. INTERIOR WALL STRUCT1/2" GYP. BD ON BOTH SIDESWOOD STUDSPROVIDE 5/8" TYPE "X"FIRE RATED SHEETROCKON WALLS SEPARATINGHOUSE FROM GARAGE ANDCEILING IN GARAGE TYP.EXTEND GYP. BD. UP TOROOF DIAPHRAMCEILING JOISTS1/2" GYP. BD.NOTE:THE PURPOSE OF THIS DRAWING IS TO SHOW ARCHITECTURAL ELEMENTSOF THE BUILDING . FOR ALL OTHER STRUCTURAL ITEMS AND THEIR SIZECONFIGURATIONS, COORDINATE AND FOLLOW STRUCTURAL DRAWINGS.SOME WALLS SHOWN HERE MAY EXTEND TO THE CEILING OR ROOF, SOMEMAY TERMINATE UNDER CEILINGS , VERIFY AND FOLLOW STRUCTURALDRAWINGS FOR ALL STRUCTURAL WALLS , FOUNDATIONS / FOOTINGS,CEILINGS, ROOF STRUCTURE, BEAMS , GIRDERS.CRAWL SPACEACCESS DOORScaleDateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“1*;*39%,1:8-)&(42574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.57.39)&9* 1/4" = 1'-0"6/1/2016 6:23:24 AMC:\drawings revit\yorke\YORKE 28.rvtA11BUILDING SECTIONSCUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate 1/4" = 1'-0"A111SECTION THRU LIGHTWELL 1/4" = 1'-0"A112SECTION THRU KITCHENHIGHEST NAT. GRADE: 556'-8"LOWEST NAT. GRADE: 546'-0"AVERAGE NAT. GRADE (556'-8" + 546'-0") / 2 = 551'-4"62 Tectonic Copyright 2007 ENTRY FLOOR554' - 6"PL. HT. 12'-6"567' - 0"Basement543' - 6"PL. HT. 11'-0"565' - 6"10' - 0 1/2"10' - 0 1/2"11' - 0"14' - 9"11' - 0"CONC. RETAINERWALL. WATER PROOFINGBY OTHERS. COORDINATE W/SOIL & CIVIL ENGINEER'S REPORT DRAWINGSRECOMMENDATIONS FOR WATERPROOFING AND STRUCT. ENGINEER'SDRAWINGS.COORDINATE AND FOLLOWSTRUCTURAL DRAWINGS FORFOUNDATION/FOOTING SIZESHAPE AND CONFIGURATION TYP.HRDWD FLOORUNDERLAYMENTPLYWD.WD. JOISTSSEE STRUCT.TILE FLOORTHIN SETUNDERLAYMENTPLYWD.WD. JOISTWOODROOF JOISTSSEE STRUCT.MTL. GUTTERSCEILING1/2" GYP. BD.18" MIN. HIGHCRAWL SPACEPROVIDE RADIANTBARRIER IN ATTICSPACE PER TITLE 24REPORTBATT. INSUL.COORDINATE W/TITLE 24 REPORTCOORDINATE AND FOLLOWSTRUCTURAL DRAWINGS FORFOUNDATION/FOOTING SIZESHAPE AND CONFIGURATION TYP.WOODROOF JOISTSSEE STRUCT.CONC. FLATTILE ROOFINGCEILING JOISTS1/2" GYP. BD.STUCCO COVEREDEAVES TYP.HRD. WD. FLOOR'GSUBFLOORCONC. SLABWATER PROOF'GBASE ROCKSEE STRUCT.CER. TILEMORTARCONC. SLABWATER PROOF'GSEE STRUCT.AND CIVIL DRWGSTYPICAL EXTERIOR WALL STRUCTSTUCCO OVER BLDG. PAPERAND MTL. LATHPLYWD.BATT INS AND STUDS 1/2" GYP.BDTILE FLOORTHIN SETUNDERLAYMENTPLYWD.WD. JOISTPROVIDE RADIANTBARRIER IN ATTICSPACE PER TITLE 24REPORTTYP. INTERIOR WALL STRUCT1/2" GYP. BD ON BOTH SIDESWOOD STUDSGUARD RAILINGPER CRC SECT. R312TYP. INTERIOR WALL STRUCT1/2" GYP. BD ON BOTH SIDESWOOD STUDSCEILING JOISTS1/2" GYP. BD.NOTE:THE PURPOSE OF THIS DRAWING IS TO SHOW ARCHITECTURAL ELEMENTSOF THE BUILDING . FOR ALL OTHER STRUCTURAL ITEMS AND THEIR SIZECONFIGURATIONS, COORDINATE AND FOLLOW STRUCTURAL DRAWINGS.SOME WALLS SHOWN HERE MAY EXTEND TO THE CEILING OR ROOF, SOMEMAY TERMINATE UNDER CEILINGS , VERIFY AND FOLLOW STRUCTURALDRAWINGS FOR ALL STRUCTURAL WALLS , FOUNDATIONS / FOOTINGS,CEILINGS, ROOF STRUCTURE, BEAMS , GIRDERS.ScaleDateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“1*;*39%,1:8-)&(42574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.57.39)&9* 1/4" = 1'-0"6/1/2016 6:23:26 AMC:\drawings revit\yorke\YORKE 28.rvtA12BUILDING SECTIONSCUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate 1/4" = 1'-0"A121SECTION THRU ENTRYSite Development4.106.2 A plan is developed and implemented to manage storm water drainage during construction.4.106.3 Construction plans shall indicate how site grading or a drainage system will manage all surfacewater flows to keep water from entering buildings.Energy Efficiency4.201.1 Low-rise residential buildings shall meet or exceed theminimum standard design required by the California EnergyStandards.Indoor Water Use4.303.1 Indoor water use shall be reduced by at least 20 percent usingone of the following methods. 1. Water saving fixtures or flow restrictors shall be used. 2. A 20 percent reduction in baseline water use shall be demonstrated.4.303.2 When using the calculation method specified in Section4.303.1, multiple showerheads controlled by a single valve shall notexceed maximum flow rates.4.303.3 Plumbing fixtures (water closets and urinals) and fittings(faucets and showerheads) shall comply with specified performance requirements.Outdoor Water Use4.304.1 Automatic irrigation systems controllers installed at the time of final inspection shall be weatheredor soil moisture-based.Enhanced Durability and Reduced Maintenance4.406.1 Annular spaces around pipes, electric cables, conduits orother openings in plates at exterior walls shall be protected againstthe passage of rodents by closing such openings with cement mortar,concrete masonry or similar method acceptable to the enforcing agency.Construction Waste Reduction, Disposal and Recycling4.408.1 Recycle and/or salvage for reuse a minimum of 50 percent ofthe nonhazardous construction and demolition waste in accordance with one of the following: 1. Comply with a more stringent local construction and demolition waste management ordinance; or 2. A construction waste management plan per Section A4.408.1 Construction waste generated at the site is diverted to recycle or salvage in compliance with one of the following:1. Tier 1 at least a 65 percent reduction2. Tier 2 at least a 75 percent reductionException: Equivalent waste reduction methods are developed by working with local agencies.Building Maintenance and Operation4.410.1 An operation and maintenance manual shall be provided tothe building occupant or owner.ENVIRONMENTAL QUALITY4.503.1 Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installed woodstove or pellet stove shall comply with US EPA Phase II emissionlimits where applicable. Woodstoves, pellet stoves and fireplaces shall also comply withapplicable local ordinances.Pollutant Control4.504.1 Duct openings and other related air distribution componentopenings shall be covered during construction.4.504.2.1 Adhesives, sealants and caulks shall be compliant with VOCand other toxic compound limits.4.504.2.2 Paints, stains and other coatings shall be compliant withVOC limits.4.504.2.3 Aerosol paints and coatings shall be compliant with productweighted MIR limits for ROC and other toxic compounds.4.504.2.4 Documentation shall be provided to verify that compliantVOC limit finish materials have been used.4.504.3 Carpet and carpet systems shall be compliant with VOC limits.4.504.4 50 percent of floor area receiving resilient flooring shall comply with the VOC-emission limits defined in the Collaborative for High Performance Schools (CHPS) High Performance Products Database or be certified under the Resilient Floor Covering Institute(RFCI) FloorScore program; or meet California Dept. of Public Health, “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources UsingEnvironmental Chambers”, Version 1.1, February 2010 (also known as Specification 01350.)4.504.5 Particleboard, medium density fiberboard (MDF) andhardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards.Interior Moisture Control4.505.2 Vapor retarder and capillary break is installed at slab on gradefoundations.4.505.3 Moisture content of building materials used in wall and floor framing is checked before enclosure.Indoor Air Quality and Exhaust4.506.1 Exhaust fans which terminate outside the building are provided in every bathroom.A4.506.1 Higher than MERV 6 filters are installed on central air or ventilation systems.A4.506.2 Direct vent appliances are used or isolated from the conditioned space.Environmental Comfort4.507.1 Whole house exhaust fans shall have insulated louvers or covers which close when the fan is off. Covers or louvers shall have a minimum insulation value of R-4.2.4.507.2 Duct systems are sized, designed and equipment is selected using the following methods: 1. Establish heat loss and heat gain values according to ANSI/ACCA 2 Manual J-2004 or equivalent. 2. Size duct systems according to ANSI/ACCA 1 Manual D- 2009 or equivalent. 3. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2004 or equivalent.Outdoor Air QualityReservedInstaller and Special Inspector Qualifications702.1 HVAC system installers are trained and certified in theinstallation of HVAC systems.702.2 Special inspectors employed by the enforcing agency mustqualified and able to demonstrate competence inthe disciplineare inspecting.Verifications703.1 Verification of compliance with this code may include construction documents, plans, specifications builder or installer certification, inspection reports or other methods acceptableenforcing agency which show substantial conformance.MANDATORY GREEN BUILDING MEASURES:HIGHEST NAT. GRADE: 556'-8"LOWEST NAT. GRADE: 546'-0"AVERAGE NAT. GRADE (556'-8" + 546'-0") / 2 = 551'-4"63 UP*+5*’8’5’15’15’15’15’19,5;4).,, 6’:/5(;/2*/4-+>/9:/4-99)562’4:+8=’:+88+99;8++)./34+?519.7 SFArea T427.8 SFArea DHOUSE : 5,264.5 SQFGARAGE : 653.5SQF10.9 SFArea X16.8 SFArea Y53.0 SFArea W232.2 SFArea B151.8 SFArea C399.4 SFArea E879.6 SFArea F194.0 SFArea H30.7 SFArea J21.8 SFArea I27.0 SFArea M9.0 SFArea N8.9 SFArea O27.0 SFArea R9.0 SFArea Q8.9 SFArea P55.9 SFArea A9.5 SFArea K581.7 SFArea S1307.3SFArea V45.4 SFArea U420.0 SFArea Z199.5 SFArea Z140.6 SFArea Z2129.7 SFArea L79.9 SFArea G12' - 8"18' - 4"5' - 6"10' - 2"13' - 2"15' - 2"20' - 8"20' - 8"9' - 8"30' - 4"29' - 7 1/8"3' - 9 7/8"12' - 3 1/2"7' - 10"11' - 6 3/8"16' - 10"4' - 2"7' - 4 3/8"4' - 8"4' - 8"6' - 8 7/8"13' - 6"18' - 0"2' - 0"1' - 4 3/4"12' - 0"14' - 0"13' - 4"6' - 4"34' - 2"38' - 6"9' - 0"4' - 6"13' - 4"13' - 6"38' - 6"2' - 0"0' - 11 3/8"8' - 10"9' - 6"0' - 11 3/8"2' - 0"9' - 6"1' - 4 5/8"6' - 2"3' - 1"21' - 0"4' - 4 3/8"48' - 3 1/8"24' - 1 3/8"29' - 9"8' - 6"1' - 2"29' - 9"TOTAL GARAGE SHOWNHATCHED = 653.5 SQFBAY WINDOW3' - 0 1/2"2' - 8"1734.5SFArea BASEMENT198.5 SFArea 2nd A385.2 SFArea 1FIN. FLR. ABOVE553'-4"FIN. FLR. ABOVE554'-6"AREA COUNTS FORALLOWABLEFLOOR AREAAREA COUNTS FORALLOWABLEFLOOR AREA27.5 SFAREA 2549'-10" CONTOURLINE FOR AREA CALCSBELOW 553'-4" FLOOR551'-0" CONTOURLINE FOR AREA CALCSBELOW 554'-6" FLOORBASEMENT AREAS14.7 SF26.8 SF27.5 SF60.3 SF119.5 SF198.5 SF212.2 SF385.2 SF1734.5 SFFIN. FLR. ABOVE556'-0"FIN. FLR. ABOVE554'-6"552'-6" CONTOURLINE FOR AREA CALCSBELOW 556'-0" FLOORCOUNTED FOR FARCOUNTED FOR FARSECONDARY DWELLINGNOT TO BE COUNTED FOR FAR ( BASEMENT )TOTAL AREA TO BE COUNTED FOR FAR:27.5 SQF + 385.2 SQF = 412.5 SQF ( to be counted for FAR )TOTAL BASEMENT LIVABLE AREA :27.5 sqf + 385.2 sqf + 617.3 sqf + 1,734.5 sqf = 2,764.5 sqfTOTAL BASEMENT LIVABLE ( Excluding 2ndary Unit) = 2,147.2 sqf12' - 5 1/4"13' - 0 5/8"13' - 8"13' - 0 5/8"1' - 9 3/4"0' - 4 1/4"3' - 3 1/2"212.2 SFArea 2nd B26.8 SFArea 2nd C119.5 SFArea 2nd D60.3 SFArea 2nd E3' - 7 1/2"12' - 7 1/4"( BASEMENT AREA NOT COUNTEDFOR FLOOR AREA )SECONDARY DWELLINGSECONDARY DWELLINGSECONDARY DWELLINGSECONDARY DWELLINGSECONDARY DWELLING:26.8 SQF + 60.3 SQF + 119.5 SQF + 198.5 SQF + 212.2 SQF = 617.3 SQF617.3 SQF + 14.7 SQF ( 3 SIDES CLOSED ENTRY FOR SEC. DWELL) = 632 SQFTOTAL FAR FOR SECONDARY UNIT = 632 SQF20' - 11 1/2"17' - 5 1/2"31' - 0"16' - 10 3/4"12' - 2"13' - 3"18' - 4"11' - 9 1/2"4' - 5 1/2"6' - 0"11' - 5"18' - 4 1/4"8' - 11 1/2"6' - 8 3/4"9' - 6 1/2"3' - 7 1/2"9' - 9 1/4"1' - 1 1/4"14.7 SFArea 2nd ENTRYTO BE COUNTED FOR FARCOUNTED FOR FAR6' - 3 1/2"18' - 4 1/4"2' - 0"2' - 0"9' - 9 1/2"16' - 4"12' - 7 1/4"ScaleProject no:DateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.*2&.11*;*39%,1:8-)&(42\\\LQZXMIFHTR 1/8" = 1'-0"6/1/2016 6:23:28 AMC:\drawings revit\yorke\YORKE 28.rvtA13AREA CALCULATIONSYORKECUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate 1/8" = 1'-0"A131ENTRY FLOOR 1/8" = 1'-0"A132BASEMENTFIRST FLOOR LIVABLE : 5,243.5 SQFGARAGE : 653.5 SQFFIRST FLOOR TOTAL : 5,897 SQF ( to be counted for FAR )FAR ALLOWED FOR MAIN BLDG: 6,320 SQFBASEMENT LIVABLE : 2,764.5 SQF ( including secondary dwelling ( 617.3 sqf) )BASEMENT LIVABLE : 2,147.2 SQF ( excluding secondary dwelling ( 617.3 sqf) )TOTAL BLDG. LIVABLE (both floors ): 8,008 SQF ( 5,243.5 sqf + 2,764.5 sqf )TOTAL BLDG ( incl. garage , both floors) : 8,676.2 SQF (5,243.5 sqf + 2,764.5 sqf + 653.5 sqf + 14.7 sqf )ALLOWABLE SECONDARY UNIT: 10 % OF MAX. FARALLOWED : 6,320 SQF X .10 = 632 SQFTOTAL BLDG. ( inc. secondary unit, garage, both floors )= 8,661.5 SQFTOTAL PROPOSED FAR : ( 5,897 SQF + 412.7 SQF ) = 6,309.7 SQF( excluding secondary unit )TOTAL PROPOSED FAR : ( 5,897 SQF + 412.7 SQF + 632 SQF ) = 6,941.7 SQF( including secondary unit )AREA SQFTA = 55.9 SQFB = 232.2 SQFC = 151.8 SQFD = 427.8 SQFE = 399.4 SQFF = 879.6 SQFG = 79.9 SQFH = 194.0 SQFI = 21.8 SQFJ = 30.7 SQFK = 9.5 SQFL = 129.7 SQFM = 27.0 SQFN = 9.0 SQFO = 8.9 SQFP = 8.9 SQFQ = 9.0 SQFR = 27.0 SQFS = 581.7 SQFT = 519.7 SQFU = 45.4 SQFV = 1307.3 SQFW = 53.0 SQFX = 10.9 SQFY = 16.8 SQFZ = 420.0 SQFZ1 = 199.5 SQFZ2 = 40.6 SQFTOTAL FIRST FLOOR = 5,897 SQFTOTAL FIRST FLOOR LIVABLE = 5,243.5 SQFFIRST FLOOR AREA:EXISTING HOUSE TO BEDEMOLISHED: 2,998 SQF.SECONDARY UNIT FAR:2nD A = 198.5 SQF2nD B = 212.2 SQF2nD C = 26.8 SQF2nD D = 119.5 SQF2nD E = 60.3 SQFAREA 2ndary ENTRY = 14.7 SQF( 3 SIDES CLOSED )TOTAL SECONDARY DWELLING = 632 SQF (FAR)(FAR FOR SECONDARY)AREAS TO BE COUNTED FOR FLOOR AREA:AREA 1 = 385.2 SQFAREA 2 = 27.5 SQFAREAS AT BASEMENT CATEGORY:( Not to be counted for floor area )AREA BASEMENT = 1,734.5 SQFTOTAL BASEMENT LIVABLE = 2,764.5 SQFTOTAL BASEMENT LIVABLE = 2,147.2 SQF( Excluding secondary dwelling )BASEMENT AREASTOTAL SECONDARYUNIT: 617.3 SQF LIVABLEPROPOSED AREAS:TOTAL412.7 SQF FARALLOWABLE FAR CALCULATION:Slope adjustment. If the average slope of the lot is more than ten percent,the net site area of the lot shall be reduced as follows:10.01—20%10% plus 2% for each 1 percent of slope over 10%Net lot size : 79,367 sqf ( after easement deductions )10% + 18% ( 2% for each 1 % of slope over 10%) = 28 % deduction required77,077 sqf - ( 77,077 X 0,28) = 55,495 sqf ( net lot size after slope deductions )56,000 sqf is taken as rounded up to next thousands )FAR40,001—80,000 sq. ft.6,000 sq. ft. plus 20 sq. ft. for each 1,000 sq. ft.of net site area over 40,000 sq. ft.56,000 sqf - 40,000 sqf = 16,000sqf ......... 1616 X 20 sqf = 320 sqf6,000 sqf + 320 sqf = 6,320 sqf Allowed FARALLOWED FAR INCLUDING 2NDARY UNIT = 6,320 + 632 = 6,95264 6318.7SFHOUSE692.3 SFBALCONY / PATIO2142.0SFDRIVEWAY146.6 SFENTRY LANDING109.5 SFENTRY PATH60.7 SFENTRY PATIO316.8 SFLOWER LIGHTWELLPATIO279.9 SFREAR PATIOPROPOSED IMPERVIOUS60.7 SF109.5 SF117.2 SF146.6 SF159.5 SF279.9 SF316.8 SF692.3 SF2142.0 SF6318.7 SFHOUSEDRIVEWAY ( INTERLOCK PAVING, 50 % COUNTED)BALCONY / PATIO , LOWER WALKWAYLOWER LIGHTWELL PATIOREAR PATIOENTRY LANDINGENTRY PATHENTRY PATIO9,272.2 SQF TOTAL IMPERVIOUS AREAS.PLANTERBOX22 SQFPLANTERBOX 22 SQFPLANTERBOX TOTAL 110 SQFTOTAL LANDSCAPE AREA: 22 SQF + 22 SQF + 110 SQF = 154 SQFTOTAL LOT SIZE: 82,538.71 SQFNET LOT SIZE : 77,077 SQF1,071 SF159.5 SFREAR WALKREAR WALK117.2 SFEXTERIOR STAIREXTERIOR STAIRScaleProject no:DateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.*2&.11*;*39%,1:8-)&(42\\\LQZXMIFHTR 1/16" = 1'-0"6/1/2016 6:23:32 AMC:\drawings revit\yorke\YORKE 28.rvtA14IMPERVIOUS AREASYORKECUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate 1/16" = 1'-0"A141IMPERVIOUS AREAS65 542' - 0"15' - 0"TREE # 29PIER. SEESTRUCT. DRWGS.CONC. WALLCIRCULARPLANTERREAR CIRCULAR PATIOCRAWL SPACEBasement543' - 6"LAUNDRY FLOOR553' - 4"PL. HT. 8'-7"563' - 1"540' - 8"543' - 6"TREE # 27PIERS. SEE STRUCTDRWGS.6" CONC.WALL6" WOOD WALL2' - 9"NATURALGRADEBEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"CRAWL SPACE4" FURRRING WALLW/ 1/2" SPACE BTWN. CONC.PROVIDE MOIST PRROF'G.ALL P.T. WOOD6" CONC WALL.SEE STRUCT.DRWGSEXISTING NATURALGRADE. NO EXCAVATION WTHINTREE PROTECTION AREA.REGRADE FILL-IN DIRTHTO SLOPE GRADE AWAY FROMBLDG AS REQ'D. COORDINATEW/ CIVIL DRWGSEXCAVATION SHALL BE PERFORMED MANUALLYAND VERTICALLY ON EXTERIor FACE OF FTNG.WALLWITHOUT OVER DIGGING AND WITHOUT ANY HEAVY DUTY MACHINERY WHERE FTNG IS TOO CLOSETO THE TREE PROTECTION AREAS SHOWN WITH CIRCLESON THE PLAN SHEETS.MOIST. PROOF'GP.T SILL PLATESEE STRUCT.min.0' - 6"BEDROOMS556' - 0"1' - 6"CRAWL SPACE6" CONC. WALL. SEESTRUCT. DRWGS.6" WD. WALL. ALLP.T.CER. TILESSHOWERPANBEDROOMS556' - 0"PL. HT. 11'-0"565' - 6"1' - 6"CRAWL SPACE6" CONC, WALL.SEE STRUCT. DRWGS2" FLAT FURRING WALLW/ 1/2" SPACE $ MOIST.PROOF'G BTWN. CONC.ScaleProject no:DateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.*2&.11*;*39%,1:8-)&(42\\\LQZXMIFHTRAs indicated6/1/2016 6:23:33 AMC:\drawings revit\yorke\YORKE 28.rvtA15DETAILSYORKECUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate 1/4" = 1'-0"A151# 29 TREE PROTECTION CLARIFICATION 1/4" = 1'-0"A152# 27 TREE PROTECTION 1" = 1'-0"A153WALL DETAIL AT HIGHER GRADE AREAS 1" = 1'-0"A154SHOWER WALL 1" = 1'-0"A155WALL DETAIL BELOW GRADE FLOOR ELEV.66 ScaleProject no:DateDrawn byChecked by7JXNIJSYNFQ(TRRJWHNFQ’ZNQINSL)JXNLS(TSXZQYNSL3TWYMWNILJ)WN[J8FS/TXJ(F5M“574/*(9*=(*59&8.3).(&9*)-*7*43:31*885*72.88.43.8,.;*3’>9-*)*8.,3*7<7.99*3).2*38.43439-*8*)7&<.3,88-&11-&;*57*(*)*3(*4;*78(&1*)).2*38.4389-*8*)7&<.3,8&7*9-*5745*79>4+9-*)*8.,3*72&>349’*:8*)+47&3>57*(*)*3(*4;*78(&1*)).2*38.43 (4397&(94788-&11;*7.+>&3)’*7*85438.’1*+47&11).2*38.438&3)(43).9.438439-*/4’&3)9-.84++.(*2:89’*349.+.*)4+&3>;&7.&9.438+7429-*).2*38.438&3)(43).9.4388-4<3’>9-*8*)7&<.3,8G'LUSH DESIGNASSOCIATES INC.*2&.11*;*39%,1:8-)&(42\\\LQZXMIFHTR6/1/2016 6:25:39 AMC:\drawings revit\yorke\YORKE 28.rvtA16RENDERINGSYORKECUSTOM HOUSE20100 BONNIE BRAE LNSARATOGA , CAOWNER: MR. YORKE LEE & MRS. CHERRY LIUMAY-31-2016AuthorCheckerNo.DescriptionDate67 BASIS OF BEARINGS:SITE BENCHMARK:SHEET INDEXNO.LEGENDEXISTINGPROPOSEDDESCRIPTIONABBREVIATIONEARTHWORK TABLEDATEBYREVISIONNO.COVER SHEETSCALE:DATE:DESIGNED BY:SHEETC-1DRAWN BY:RW ENGINEERING, INC.NSANTA CLARA COUNTYREFERENCES:APN: 517-22-01168 DATEBYREVISIONNO.GRADING ANDDRAINAGE PLANSCALE:DATE:DESIGNED BY:SHEETC-2DRAWN BY:RW ENGINEERING, INC.APN: 517-22-011SANTA CLARA COUNTY69 DATEBYREVISIONNO.DETAILSSCALE:DATE:DESIGNED BY:SHEETC-3DRAWN BY:RW ENGINEERING, INC.SANTA CLARA COUNTY(TO BE MAINTAINED)APN: 517-22-011INTERLOCKING PAVERS1TYPICAL GRADING AROUND FOUNDATION2SECTION A-ADETENTION BASIN34ENERGY DISSIPATOR DISCHARGEAREA DRAIN5FIBER ROLL6STABILIZED CONSTRUCTION ENTRANCE8SILT FENCE7SECTIONS AT HOUSE FOUNDATION970 HYDROSEEDING:GENERAL EROSION AND SEDIMENT CONTROL NOTES:LEGENDDATEBYREVISIONNO.EROSION CONTROLPLANSCALE:DATE:DESIGNED BY:SHEETC-4DRAWN BY:RW ENGINEERING, INC.SANTA CLARA COUNTYAPN: 517-22-01171 72