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HomeMy WebLinkAbout08-24-16 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION REGULAR MEETING AUGUST 24, 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 July 13, 2016. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS Any member of the public will be allowed to address the Planning Commission for up to three (3) minutes on matters not on this agenda. This law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct staff accordingly regarding Oral Communications. REPORT ON APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the City Clerk within fifteen (15) calendar days of the date of the decision. 1. NEW BUSINESS None 2. PUBLIC HEARING Applicants and/or their representatives have a total of ten (10) minutes maximum for opening statements. All interested persons may appear and be heard during this meeting regarding the items on this agenda. If items on this agenda are challenged in court, members of the public may be limited to raising only issues raised at the Public Hearing or in written correspondence delivered to the Planning Commission at, or prior to the close of the Public Hearing. Members of the public may comment on any item for up to three (3) minutes. Applicants and/or their representatives have a total of five (5) minutes maximum for closing statements. Saratoga Planning Commission Agenda – Page 2 of 3 2.1. Application FER16-0001/ ARB16-0022; 15888 Cuvilly Way/ (517-13-029); Lands of Korobitsyna The applicant is requesting approval of a fence height exception for a 6-foot tall wood fence along the Norton Road right of way (CONTINUED FROM MARCH 9, 2016). Recommended Action: Adopt Resolution No. 16-008 approving the project subject to conditions of approval in included in Attachment 1. 2.2. Application PDR15-0039/ARB15-0081; 13175 Paramount Drive (503-19-122); Lands of Luo The applicant is requesting approval of a new two-story residence and attached garage with a maximum height of 26 feet. 14 protected trees are proposed to be removed with this application. The applicant is also proposing a new swimming pool and a sport court. Recommended Action: Adopt Resolution No. 16-020 approving the project subject to conditions of approval in included in Attachment 1. 2.3. Application PDR 16-0014; 14011 June Way (397-25-068); Sindhu Subramanyam and Sandeep Bharathi The applicant is requesting approval for the demolition of an existing house and construction of a new 26-foot high two-story home. The existing house was demolished without City approvals and Planning Commission review is required because the proposed replacement structure is a new two-story home. Recommended Action: Adopt Resolution No. 16-021 approving the project subject to recommended conditions of approval. DIRECTOR ITEMS COMMISSION ITEMS ADJOURNMENT CERTIFICATE OF POSTING OF THE AGENDA I, Erwin Ordoñez, Community Development Director for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission was posted and available for public review on August 18, 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 18th day of August 2016 at Saratoga, California. Erwin Ordoñez, Community Development Director 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] 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 Saratoga Planning Commission Agenda – Page 1 of 2 SARATOGA PLANNING COMMISSION REGULAR MEETING ACTION MINUTES JULY 13, 2016 7:00 PM PLANNING COMMISSION REGULAR MEETING Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070 PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: Chair Dede Smullen, Vice Chair Tina Walia, Commissioners Sunil Ahuja, Kookie Fitzsimmons, Wendy Chang, Leonard Almalech ABSENT: Commissioner Joyce Hlava, excused ALSO PRESENT: Erwin Ordoñez, Community Development Director Nicole Johnson, Planner II APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of June 22, 2016. ALMALECH/CHANG MOVED TO APPROVE THE MINUTES FOR THE REGULAR PLANNING COMMISSION MEETING OF JUNE 22, 2016. MOTION PASSED. AYES: SMULLEN, WALIA, CHANG, ALMALECH, AHUJA, FITZSIMMONS. NOES: NONE. ABSENT: HLAVA. ABSTAIN: NONE. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS Any member of the public will be allowed to address the Planning Commission for up to three (3) minutes on matters not on this agenda. This law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct staff accordingly regarding Oral Communications. REPORT ON APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the City Clerk within fifteen (15) calendar days of the date of the decision. 1. NEW BUSINESS None 2. PUBLIC HEARING 4 Saratoga Planning Commission Agenda – Page 2 of 2 Applicants and/or their representatives have a total of ten (10) minutes maximum for opening statements. All interested persons may appear and be heard during this meeting regarding the items on this agenda. If items on this agenda are challenged in court, members of the public may be limited to raising only issues raised at the Public Hearing or in written correspondence delivered to the Planning Commission at, or prior to the close of the Public Hearing. Members of the public may comment on any item for up to three (3) minutes. Applicants and/or their representatives have a total of five (5) minutes maximum for closing statements. 2.1. Application # PDR15-0040/GEO15-0023/ARB15-0082 20388 Hill Ave (517-18-069) TLT LLC The applicant is requesting approval to construct a new two-story house with a basement. One protected tree is proposed for removal. Planning Commission design review is required because the proposed residence is two-story (Saratoga Municipal Code Section 15-45.060). Recommended Action: Adopt Resolution No. 16-019 approving the project subject to conditions of approval in included in Attachment 1. WALIA/FITZSIMMONS MOVED TO ADOPT RESOLUTION NO. 16-019 APPROVING THE PROJECT SUBJECT TO CONDITIONS OF APPROVAL INCLUDED IN EXHIBIT 1 WITH FINDING H REVISED. MOTION PASSED. AYES: SMULLEN, WALIA, ALMALECH, AHUJA, FITZSIMMONS, CHANG. NOES: NONE. ABSENT: HLAVA,. ABSTAIN: NONE. DIRECTOR ITEMS COMMISSION ITEMS Commissioner Almalech noted that the Commission desires to send good wishes to Commissioner Hlava who is ill. ADJOURNMENT Meeting adjourned at 7:25 p.m. Minutes respectfully submitted: Janet Costa, Office Specialist III City of Saratoga 5 REPORT TO THE PLANNING COMMISSION 20388 HILL AVENUE 15888 CUVILLY WAY Meeting Date: August 24, 2016 Application #: FER16-0001/ARB16-0022 Address/APN: 15888 Cuvilly Way (APN 517-13-029) Property Owner: Korobitsyna Staff Planner: Nicole Johnson, Planner II 6 PROJECT DATA GROSS SITE AREA: 51,886 SQ. FT. (1.19 ACRES) GENERAL PLAN DESIGNATION: VERY LOW DENSITY RESIDENTIAL ZONING: R1-40,000 BACKGROUND This application was continued from the March 19, 2016 Planning Commission hearing to allow the property owners/applicants additional time to revise proposed plans and provide additional documentation for their application. In late 2015, City staff received complaints from surrounding neighbors about a new fence being constructed on this site without the benefit of permit or City approvals. As a result of a Code Enforcement action related to the complaints received, the property owners’ representative submitted an application for a fence height exception. At the scheduled Planning Commission site visit on March 17, 2016 to review the erected fence, the Commission identified significant issues with the application submittal and at the subsequent public hearing on March 19, 2016 granted the applicant’s requested continuance. The subject property is a 51,886 (gross site) square feet parcel and is bounded on three sides by right of ways; Cuvilly Way (Northeast), Bohlman Road (Northwest) and Norton Road (Southwest). A two-story residence was recently built and received final inspection approvals in May 2014. The surrounding uses consist of single family residences. Code Requirements Planning Commission review is required because the applicant is requesting a fence height exception of 6’ where 3’ is allowed in a front or street side yard setback (Saratoga Municipal Code Sections 15-29.010 & 15-29.090). PROJECT DESCRIPTION In the fall of 2015, the property owners hired a contractor to obtain the appropriate information and permits required by the city to construct a replacement property line fence along Norton Road. An existing 3-foot tall chain link fence along the property frontage was taken down and replaced with higher wood fence. Per Section 15-29.010 of the City Code, fences and walls within front setbacks and exterior side setbacks (corner lots) are limited to a height of three feet, unless a Fence Exception is granted by the Planning Commission and the findings met. The contractor failed to inquire with the City about the fence requirements and before removing the existing chain link fence (which was also partially located within the right of way) and replaced it with a 6’ tall solid wood fence. A Stop Work/Correction Notice was issued by the City Building Inspection staff and as a result the contractor submitted an application to the City on behalf of the property owners for a fence height exception. Report to the Planning Commission 15888 Cuvilly Way – Application # FER16-0001/ARB16-0022 August 24, 2016 Page | 2 7 After the Planning Commission site visit, the property owners have retained a designer to prepare revised plans which now show a proposed fence to be constructed along the side property line (out of the right of way) along Norton Road. Portions of the proposed fence will be located on top of a retaining wall. The height of the fence from the highest finished grade will not exceed six feet. The design of the proposed wood fence now also incorporates individual panels which will step down incrementally between columns accordingly with the changing slope of the site rather than undulate irregularly. In addition, as a result of the questions and clarification comments from the conducted Site Visit, the applicant is now proposing to remove a column and the portion of the existing fence that is located within the right of way at the Bohlman Road and Norton Road intersection. FINDINGS The findings required for issuance of a Fence Exception pursuant to City Code Section 15- 29.090 are set forth below and the Applicant has met the burden of proof to support making all of those required findings: 1. The subject fence will be compatible with other similar structures in the neighborhood. This finding can be made in the affirmative in that the proposed fence will be an improvement from the chain link fence. The fence will be compatible with similar fences and will be painted/stained to match the existing fence along Bohlman Road. 2. The entirety of the subject fence will be constructed of materials that are of high quality, exhibit superior craftsmanship, and that are durable. This finding can be made in the affirmative in that the fence will be constructed of high quality, pressure treated redwood. All of the materials will be durable and be of high quality and be able to endure the elements. 3. The modification will not impair the integrity and character of the neighborhood in which the fence is located. This finding can be made in the affirmative in that the proposed fence will improve the conditions for any pedestrians or cyclists utilizing Norton Road. The original chain link fence was located only four feet from the edge of pavement. The new fence will be located on the property line providing a significant shoulder. Additionally, the proposed fence will be located outside of the 50 foot intersection sightline triangle, providing additional visibility. The proposed fence will incorporate high-quality materials and will not detract from the character and integrity of the existing community. Report to the Planning Commission 15888 Cuvilly Way – Application # FER16-0001/ARB16-0022 August 24, 2016 Page | 3 8 4. The granting of the exception will not be detrimental or injurious to the property, adjacent neighbors, or improvements in the general vicinity and district in which the property is located. This finding can be made in the affirmative in that the proposed fence will improve the safety conditions at this corner. The fence will be installed and located so as to provide the required sight distance for the intersection. The fence will enclose the property which is on a heavily trafficked intersection and provide additional safety and privacy for the property. 5. The granting of the exception will not create a safety hazard for vehicular, pedestrian or bicycle traffic and does not obstruct the safe access to and from adjacent properties. This finding can be made in the affirmative in that the proposed fence will provide the required sight distances for the intersection. The proposed fence will not interfere with visibility for pedestrian, bicyclist and vehicular traffic within the area and will improve the safety along Norton Road. Trees/landscape Portions of the proposed fence will be constructed to go around and avoid the trunks of three (3) trees as suggested by the City Arborist based on questions raised by the Commission at the conducted Site Visit. An arborist report was submitted by the applicants and was reviewed and approved by the City Arborist with these changes. All protected trees to remain in the vicinity of the project will be protected throughout the duration of the project. The applicant is required to place a tree security deposit of $10,370 and install tree protection fencing prior to commencement of construction. Details of the arborist report findings and descriptions of the trees to be preserved are included in the Arborist Report (Attachment 2). To mitigate and soften the appearance of the fence, the applicant has agreed to plant six (6) shrubs in front of the fence that will not grow greater than 3’ in height, within the “triangle” area created at the intersection of Norton Road and Bohlman Road. Neighbor Notification and Correspondence The neighbors surrounding the project site have been concerned about safety at this intersection because a 6-foot tall solid fence was built in the right-of-way without approvals from the City. (Attachment 3). The neighbors attended a May 12, 2016 Traffic Safety Committee meeting to voice their concerns regarding the constructed fence. With the proposed revised design and new location, the Public Works Department has determined that there will not be any life/safety issues and it is an improvement from the fence that is was previously constructed. The neighbors have stated to City staff that they are satisfied with the redesign/relocation. A public notice for the August 24, 2016 Planning Commission hearing was sent to property Report to the Planning Commission 15888 Cuvilly Way – Application # FER16-0001/ARB16-0022 August 24, 2016 Page | 4 9 owners within 500 feet of the site. In addition, the public hearing notice and description of the project was published in the Saratoga News. To date, staff has not received any additional comments from the public. ENVIRONMENTAL DETERMINATION: The proposed Fence Exception Request is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines (14 C.C.R. Section 15303) “New Construction or Conversion of Small Structures. This exemption allows for the construction and location of limited numbers of new, small facilities or structures and no exception to that exemption applies. STAFF RECOMMENDATION: Adopt Resolution No. 16-008 approving the project subject to conditions of approval in included in Attachment 1. ATTACHMENTS: 1. Resolution of Approval No. 16-008 2. Arborist Report dated June 21, 2016 3. Letter from Neighbors dated March 9, 2016 & May 5, 2016 4. Development Plans (date stamped June 9, 2016 ) Report to the Planning Commission 15888 Cuvilly Way – Application # FER16-0001/ARB16-0022 August 24, 2016 Page | 5 10 RESOLUTION NO: 16-008 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING FENCE EXCEPTION FER16-0001/ARB16-0022 15888 CUVILLY WAY (APN 517-13-029) WHEREAS, on January 8, 2016, an application was submitted by the applicant requesting a fence height exception approval for a 6’ tall solid fence along Norton Road. The site is located within the R-1-40,000 Zoning District. 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 August 24, 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 proposed Fence Exception Request is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines (14 C.C.R. Section 15303) New Construction or Conversion of Small Structures. This exemption allows for the construction and location of limited numbers of new, small facilities or structures and no exception to that exemption applies. Section 3: The findings required for issuance of a Fence Exception pursuant to City Code Section 15-29.090 are set forth below and the Applicant has met the burden of proof to support making all of those required findings: 1. The subject fence will be compatible with other similar structures in the neighborhood. This finding can be made in the affirmative in that the proposed fence will be an improvement from the chain link fence. The fence will be compatible with similar fences and will be painted/stained to match the existing fence along Bohlman Road. 2. The entirety of the subject fence will be constructed of materials that are of high quality, exhibit superior craftsmanship, and that are durable. This finding can be made in the affirmative in that the fence will be constructed of high quality, pressure treated redwood. All of the materials will be durable and be of high quality and be able to endure the elements. Attachment 1 11 3. The modification will not impair the integrity and character of the neighborhood in which the fence is located. This finding can be made in the affirmative in that the proposed fence will improve the conditions for any pedestrians or cyclists utilizing Norton Road. The original chain link fence was located only four feet from the edge of pavement. The new fence will be located on the property line providing a significant shoulder. Additionally, the proposed fence will be located outside of the 50 foot intersection sightline triangle, providing additional visibility. The proposed fence will incorporate high-quality materials and will not detract from the character and integrity of the existing community. 4. The granting of the exception will not be detrimental or injurious to the property, adjacent neighbors, or improvements in the general vicinity and district in which the property is located. This finding can be made in the affirmative in that the proposed fence will improve the safety conditions at this corner. The fence will be installed and located so as to provide the required sight distance for the intersection. The fence will enclose the property which is on a heavily trafficked intersection and provide additional safety and privacy for the property. 5. The granting of the exception will not create a safety hazard for vehicular, pedestrian or bicycle traffic and does not obstruct the safe access to and from adjacent properties. This finding can be made in the affirmative in that the proposed fence will provide the required sight distances for the intersection. The proposed fence will not interfere with visibility for pedestrian, bicyclist and vehicular traffic within the area and will improve the safety along Norton Road. Section 4: The City of Saratoga Planning Commission hereby approves FER16- 0001/ARB16-0022, located at 15888 Cuvilly Way, subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 24th day of August 2016 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Smullen Chair, Planning Commission Lands of Korobitsyna 1588 Cuvilly Way- Application # FER16-0001/ ARB16-0022 Resolution #16-008 Page | 2 12 EXHIBIT 1 CONDITIONS OF APPROVAL FER16-0001/ARB16-0022 1588 CUVILLY WAY (APN 517-13-029) 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. Lands of Korobitsyna 1588 Cuvilly Way- Application # FER16-0001/ ARB16-0022 Resolution #16-008 Page | 3 13 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. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated stamped June 9, 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. 6. 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. 7. 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. 8. The new wood fence shall be painted to match the existing fence along Bohlman Road. ARBORIST 9. All requirements in the City Arborist Report dated June 21, 2016 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. LANDSCAPING 10. The applicant shall install a minimum of six (6) shrubs in front of the fence that will not exceed a height of 3’ within the “triangle” area created at the intersection of Norton Road and Bohlman Road. Lands of Korobitsyna 1588 Cuvilly Way- Application # FER16-0001/ ARB16-0022 Resolution #16-008 Page | 4 14 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB16-0022 Prepared by Kate Bear, City Arborist Site: 15888 Cuvilly Way Phone: (408) 868-1276 Owner: Maria Korobhsyna Email: kbear@saratoga.ca.us APN: 517-13-029 Email: 8martaskoro@mail.ru Report History: Final report Date: June 21, 2016 PROJECT SCOPE: The applicant has submitted plans to the City to put up a six foot high wood fence along the property line. No trees are requested for removal to construct the project. STATUS: Approved by City Arborist, with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required - $10,370 Tree protection – Required – Wrap trees 722, 723, 731 and 732 with straw wattle per conditions of approval. Tree removals – No trees are requested or approved for removal. Replacement trees – None required. ATTACHMENTS: 1 – Findings 2 – Tree Data 3 – Map of Site Showing Fence Location 4 – Conditions of Approval ATTACHMENT 2 15 15888 Cuvilly Way Attachment 1 FINDINGS: Tree Removals No trees are requested or approved for removal. New Construction Based on the information provided, and as conditioned, this project complies with the requirements for the setback of new construction from existing trees under Section 15- 50.120 of the City Code. Tree Preservation Plan Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this requirement the following shall be copied onto a plan sheet and included in the final sets of plans: 1) The Recommendations and Appendices B and C from the submitted arborist report prepared by Richard Gessner dated April 17, 2016; 2) The Project Data in Brief, the Conditions of Approval, and the Map from this report. 16 15888 Cuvilly Way Attachment 1 17 15888 Cuvilly Way Attachment 2 TREE DATA: 18 Attachment 3 15888 Cuvilly Way 19 15888 Cuvilly Way Attachment 4 CONDITIONS OF APPROVAL 1. It is the responsibility of the owner, architect and contractor to be familiar with the information in this report and implement the required conditions. 2. All recommendations in the arborist report dated April 17, 2016 prepared by Richard Gessner shall become conditions of approval. 3. The following shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final job copy set of plans: a. Recommendations, Appendices B and C from the April 17, 2016arborist report. b. The Project Data in Brief, the Map, and the Conditions of Approval 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 be $10,370 for tree(s) 722 – 734. 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. Straw Wattle Tree Protection: a. Shall be installed around trees 722, 723, 731 and 732. b. Shall be established prior to the arrival of construction equipment or materials on site. c. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408) 868-1276”. d. 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. e. Tree protection shall remain undisturbed during construction until final inspection. 7. If contractor feels that work must be done inside the protected area around a tree, call City Arborist to arrange a field meeting before performing work. 8. Posts for the new fence shall remain at least three (3) feet from the trunk of any protected tree. 9. Holes for fence posts shall be hand dug. If a root is struck when digging, the post shall be moved to miss the root. 10. The Project Arborist shall be on site to monitor digging of fence posts that are within 10 feet of trees 722, 723, 731, 732. 20 15888 Cuvilly Way Attachment 4 11. No protected tree authorized for encroachment pursuant to this project may be encroached upon until the issuance of the applicable permit from the building division for the approved project. 12. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for protecting trees per City Code Article 15-50 on all construction work. 13. All construction activities shall be conducted outside driplines of protected trees. These activities include, but are not necessarily limited to, the following: demolition, grading, trenching, equipment cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle operation and parking. 14. Installation of utilities has not been requested and is not permitted for this project. 15. Roots of protected trees measuring two inches in diameter or more shall not be cut. Roots measuring less than two inches in diameter may be cut using a sharp pruning tool. 16. Any permitted pruning or root pruning of trees on site shall be performed under the supervision of the Project Arborist and according to ISA standards. 17. No trees have been requested or approved for removal to construct this project. 18. Trees permitted for removal shall be replaced on or off site according to good forestry practices, and shall provide equivalent value in terms of aesthetic and environmental quality, size, height, location, appearance and other significant beneficial characteristics of the removed trees. The value of the removed trees shall be calculated in accordance with the ISA Guide for Plant Appraisal. 19. 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. Replacement values for new trees are listed below. 15 gallon = $150 24 inch box = $500 36 inch box = $1,500 48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000 20. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 21. Water loving plants and lawns are not permitted under oak tree canopies. 22. 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. 23. 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. 21 ATTACHMENT 3 22 23 24 ATTACHMENT 4 25 26 27 REPORT TO THE PLANNING COMMISSION 20388 HILL AVENUE 13175 PARAMOUNT DRIVE Meeting Date: August 24, 2016 Application #: PDR15-0039/ARB15-0081 Address/APN: 13175 Paramount Drive (APN 503-19-122) Property Owner: Luo Staff Planner: Nicole Johnson, Planner II 28 PROJECT DATA GROSS SITE AREA: 46,732 SQ. FT. (1.07 ACRES) NET SITE AREA: 36,451 SQ. FT. (0.84 ACRES) AVERAGE SLOPE: 15.9 % GENERAL PLAN DESIGNATION: VERY LOW DENSITY RESIDENTIAL ZONING: R1-40,000 MAX. HEIGHT 26’ Area Maximum Existing Proposed Remaining Site Coverage (sq. ft.) 14,033* 7,004 13,086 947 Floor Area (sq. ft.) 6,342* 2,821 6,322 20 *10% Density Bonus applied, municipal code section Code Section 15-81.050. BACKGROUND The subject 36,451 square foot (net) flag lot is located on the southern side of Paramount Drive. There is currently a 2,205 square foot two story residence that was built in 1971 on the property. The surrounding uses consist of one and two story single family residences. Planning Commission Design Review approval is required for this application because the project consists of demolishing the existing home and constructing a new two-story residence and the floor area proposed exceeds 6,000 square feet (Saratoga Municipal Code Section 15-45.060). PROJECT DESCRIPTION Pursuant to Section15-12.085 of the Municipal Code, the site is allowed a maximum floor area of 5,766 square feet. An additional 576 square feet may be allowed as a 10-percent floor area bonus due to the proposed deed restricted second unit (Code Section 15-81.050), for a total of 6,342 square feet. The Code also requires Planning Commission review for any project that increases the cumulative floor area of all structures on a site to more than six thousand square feet. The main floor of the new house is 3,683 square feet and includes a three (3) car garage, guest bedroom with bath, office, entry way, living room, dining room, kitchen, family room, laundry room and a sauna. Two (2) covered porches (total of 80 square feet) have been included in the floor area calculations per Section 15-06.280 of the municipal code. The second floor of the home is 2,559 square feet and is comprised of three (3) bedrooms with bathrooms, a master suite with master bath, and an approximately 636 square foot second unit. The applicant is also proposing a new sports court along the east property line and a new swimming pool and spa at the rear of the residence along the south property line. An 8’ tall combination of a retaining wall and black vinyl coated chain link fence is proposed around the sports court. Report to the Planning Commission 13175 Paramount Drive – Application # PDR15-0039/ARB15-0081 August 24, 2016 Page | 2 29 Architecture/Design The proposed house is of a contemporary style with traditional sloping roof forms and has been designed to generally fit the site. The second floor is a smaller footprint than the main level. The residence will be located in the same vicinity as the existing building. The building footprint is rectangular in shape with two octagonal wings on the main floor along the eastern side of the residence. The new residence has greater setbacks than what is required by City code. First Floor Setbacks Required Proposed Front (west) 30’ 30’ Rear (east) 50’ 100’ Side (north) 20’ 37’ Side (south) 20’ 50’ Second Floor Setbacks Required Proposed Front (west) 30’ 30’ Rear (east) 60’ 120’ Side (north) 25’ 43’ Side (south) 25’ 50’ The mass of the front façade is broken up by a one-story covered entry element that is flanked by a two -story projection (to the west) which contains a bedroom and a single story element (to the west) with the living room on the first floor. The master bedroom has a balcony integrated into the design. In addition, the design of the home incorporates hipped tile roofs with stucco walls and stone veneers. These elements provide additional articulation and exterior detailing to help minimize the overall massing and visual impact of the second story. An attached three-car garage is proposed on the north side of the house and provides extra articulation by off-setting the wall planes of the garage doors by 18”. In addition, the proposed second unit is on top of the garage and further set back 4’6”. Access to the two floors of the home will be provided by a main stairwell. The applicant has provided a color and materials board, which is on file with the Community Development Department and available for review. Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Natural beige stucco w/ stone veneer Windows/Doors Off white Gutter/Trim/Railing Bronze Roof Clay tile Report to the Planning Commission 13175 Paramount Drive – Application # PDR15-0039/ARB15-0081 August 24, 2016 Page | 3 30 Lighting All proposed exterior light fixtures are designed to limit illumination to the site and avoid creating glare impacts to surrounding properties. No lighting is proposed for the sports court. Landscaping New landscaping includes an assortment of species. The size, type and amount are shown below. Condition of approval #12 requires that the applicant shall demonstrate compliance with the State Water Efficient Landscape Ordinance when the application is submitted to the Building Department. Trees Fourteen (14) protected trees are proposed for removal with this application. The City Arborist has been able to make the findings and recommend approval for the removal of the requested trees. 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 $145,720 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). Geotechnical Review Geotechnical review was not required for this application because the site is not located within a geological hazard zone. 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 residence is located in the same vicinity as the existing residence. Size Quantity Strawberry Tree 24” box 14 Queen Palm tree 15 gallon 8 Variety of Tall Shrubs 5 gallon 21 Varity of Medium Shrubs 5 gallon 319 Variety of Ground Cover 1 gallon 260 Report to the Planning Commission 13175 Paramount Drive – Application # PDR15-0039/ARB15-0081 August 24, 2016 Page | 4 31 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 recommends approval for the proposed removal of 14 protected trees. 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 greater setbacks than the minimum required by the zoning district are proposed and the two story residence fits with the context of other two story residences within its vicinity. 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 two story residence is similar to the surrounding residences in the neighborhood. 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 proposes to install a variety of species of ground cover, shrubs and trees on the property with minimal hardscape proposed. 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. 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; Report to the Planning Commission 13175 Paramount Drive – Application # PDR15-0039/ARB15-0081 August 24, 2016 Page | 5 32 site development follows contours and is appropriate given the property’s natural constraints; In addition, the proposed 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 (1) neighbor notification form from an adjacent neighbor who had concerns about the two story residence, the amount and size of windows facing their property and requested landscape be installed to mitigate the impacts from offsite (Attachment 3). The applicant has stated that they have worked with the neighbor to resolve their concerns. A public notice for the August 24, 2016 Planning Commission hearing was sent to property owners within 500 feet of the site. In addition, the public hearing notice and description of the project was published in the Saratoga News. To date, staff has not received any additional 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. 16-020 approving the project subject to conditions of approval in included in Attachment 1. ATTACHMENTS: 1. Resolution of Approval No. 16-020 2. Arborist Report dated August 4, 2016 3. Neighbor Notification Form received November 23, 2015 4. Development Plans (date stamped July 28, 2016) Report to the Planning Commission 13175 Paramount Drive – Application # PDR15-0039/ARB15-0081 August 24, 2016 Page | 6 33 RESOLUTION NO: 16-020 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR15-0039 AND ARBORIST REPORT ARB15-0081 13175 PARAMOUNT DRIVE WHEREAS, on November 10, 2015 an application was submitted by Xiaoyong Luo requesting Design Review approval to construct a new 6,322 square foot two-story home with a swimming pool and sports court located at 13175 Paramount Drive. The maximum height of the proposed residence is approximately 26 feet. Fourteen protected trees are proposed for removal. The site is located within the R-1-40,000 Zoning District (APN 503-19-122). WHEREAS, the Community Development Department completed an environmental assessment for the project in accordance with the California Environmental Quality Act (CEQA), and recommends that the Planning Commission determine this project Categorically Exempt. WHEREAS, on August 24, 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 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; site development follows contours and is appropriate given the property’s natural constraints; the porch and entry are in scale with other structures in the neighborhood. In addition, the proposed materials, colors, and details enhance the architecture in a well-composed, understated manner. ATTACHMENT 1 34 Section 5: The City of Saratoga Planning Commission hereby approves PDR15-0039 and ARB15-0081 located at 13175 Paramount Drive, 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 24th day of August 2016 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ DeDe Smullen Chair, Planning Commission Lands of Luo 13175 Paramount Drive- Application # PDR15-0039/ARB15-0081 Resolution #16-020 Page | 2 35 Exhibit 1 CONDITIONS OF APPROVAL PDR15-00389 and ARB15-0081 13175 PARAMOUNT DRIVE (APN 503-19-122) 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. Lands of Luo 13175 Paramount Drive- Application # PDR15-0039/ARB15-0081 Resolution #16-020 Page | 3 36 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. 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. The development shall be located and constructed to include those features, and only those features, as shown on the Approved Plans dated stamped July 28, 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. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a lighting Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to full-cut off & shielded fixtures with downward directed illumination so as not to shine on adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to limit illumination to the site and avoid creating glare impacts to surrounding properties. The sports court shall not be illuminated by exterior lighting per section 15-80.030 of the Municipal Code. 8. 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. 9. Prior to issuance of Building Permits the applicant shall prepare for review and approval by City staff a Construction Management Plan for the project which includes but is not limited to the following: a. Proposed construction worker parking area. b. Proposed construction hours that are consistent with City Code. c. Proposed construction/delivery vehicle staging or parking areas. d. Proposed traffic control plan with traffic control measures, any street closure, hours for delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth moving or hauling activities will be scheduled to avoid peak commute hours. e. Proposed construction material staging/storage areas. f. Location of project construction sign outlining permitted construction work hours, name of project contractor and the contact information for both homeowner and contractor. Lands of Luo 13175 Paramount Drive- Application # PDR15-0039/ARB15-0081 Resolution #16-020 Page | 4 37 10. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. The proposed solid property line fence shall not exceed a height of 6’ with 2’ of lattice. 11. 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 12. 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. 13. The applicant shall work with the Cupertino Sanitary district to obtain an appropriate approval/agreement to construct the proposed sports court on top of the sanitary sewer easement. 14. Prior to issuance of Building Permits and Final Inspection/Occupancy, the applicant shall videotape the surface of the roadway that provides access to the Paramount Drive 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. FIRE DEPARTMENT 15. The owner/applicant shall comply with all Fire Department requirements. Lands of Luo 13175 Paramount Drive- Application # PDR15-0039/ARB15-0081 Resolution #16-020 Page | 5 38 ARBORIST 16. All requirements in the City Arborist Report dated August 4, 2016 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. PUBLIC WORKS 17. Applicant (owner) 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 to implement this Design Review. BUILDING DEPARTMENT SUBMITTAL 18. 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. Lands of Luo 13175 Paramount Drive- Application # PDR15-0039/ARB15-0081 Resolution #16-020 Page | 6 39 Community Development Department City of Saratoga 13777 Fruitvale Avenue Saratoga, California 95070 ARBORIST REPORT Application No. ARB15-0081 Prepared by Kate Bear, City Arborist Site: 13175 Paramount Drive Phone: (408) 868-1276 Owner: Xiaoyang Luo Email: kbear@saratoga.ca.us APN: 503-19-122 Email:xiaoyongluo@gmail.com Report History: Final Report Date: August 4, 2016 PROJECT SCOPE: The applicant has submitted plans to the City to demolish the existing two story house and build a new two story house with a pool and a sport court. Fifteen trees (4 – 7, 24, 26, 28, 38, 68, 69, 71, 72, 73, 81 and 82) are requested for removal to construct the project. Six trees are dead (4 – 7, 81 and 82) and nine are in conflict with the proposed house, sport court or pool. Eight trees (3, 14, 19, 20, 21, 27, 40 and 67) are not protected by City Code and may be removed at any time without a permit. STATUS: Approved by City Arborist, with attached conditions. PROJECT DATA IN BRIEF: Tree bond – Required - $145,720 for trees 1, 2, 8 – 13, 15 – 18, 22, 23, 25, 29 – 37, 39, 41 – 66, 70 and 74 – 80. Tree fencing – Required – See Conditions of Approval and Plan Sheet L1. Tree removals – Trees 4 – 7, 24, 26, 28, 38, 68, 69, 71, 72, 73, 81and 82 are approved for removal once a building permit has been issued. Replacement trees – Required = $14,690 ATTACHMENTS: 1 – Findings 2 – Tree Removal Criteria 3 – Tree Inventory Data 4 – Map Showing Tree Protection Locations 5 – Conditions of Approval Attachment 2 40 13175 Paramount Drive Attachment 1 FINDINGS: Tree Removals According to Section 15-50.080 of the City Code, whenever a tree is requested for removal as part of a project, certain findings must be made and specific tree removal criteria met. Fifteen trees (4 – 7, 24, 26, 28, 38, 68, 69, 71, 72, 73, 81and 82) are requested for removal to construct the project. All 15 meet the City’s criteria allowing them to be removed and replaced as part of the project, once building division permits have been obtained. Additional information on tree removals is in the January 27, 2016 addendum to the arborist report. Attachment 2 contains the tree removal criteria for reference. Table 1: Summary of Tree Removal Criteria that are met Tree No. Criteria met Dead trees: 4 – 7, 81and 82 1, 4, 6, 7, 9 In conflict with structures: 24, 26, 28, 38, 68, 69, 71, 72 and 73 1, 4, 6, 7, 9 New Construction Based on the information provided, and as conditioned, this project complies with the requirements for the setback of new construction from existing trees under Section 15- 50.120 of the City Code. Tree Preservation Plan Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To satisfy this requirement the following shall be included in the final set of plans: 1) The arborist report prepared by Michael Bench and dated November 14, 2015, and the addendum dated January 27, 2016. 2) The Project Data in Brief, the Findings, and the Conditions of Approval from this report. The submitted arborist report inventoried 82 trees, 74 of which are 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 are provided. Tables summarizing the submitted information about each tree are included in Attachment 3. 41 13175 Paramount Drive Attachment 2 TREE REMOVAL CRITERIA Criteria that permit the removal of a protected tree are listed below. This information is from Article 15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If findings are made that meet the criteria listed below, the tree(s) may be approved for removal and replacement during construction. (1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or proposed structures and interference with utility services, and whether the tree is a Dead tree or a Fallen tree. (2) The necessity to remove the tree because of physical damage or threatened damage to improvements or impervious surfaces on the property. (3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the diversion or increased flow of surface waters, particularly on steep slopes. (4) The number, species, size and location of existing trees in the area and the effect the removal would have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general welfare of residents in the area. (5) The age and number of healthy trees the property is able to support according to good forestry practices. (6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the protected tree. (7) Whether the approval of the request would be contrary to or in conflict with the general purpose and intent of this Article. (8) Any other information relevant to the public health, safety, or general welfare and the purposes of this ordinance as set forth in Section 15-50.010 (9) The necessity to remove the tree for economic or other enjoyment of the property when there is no other feasible alternative to the removal. (10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed and replacement trees planted in conformance with the City Arborist's recommendation. 42 13175 Paramount Drive Attachment 3 Table 2: List of trees from Michael Bench report dated January 27, 2016. 43 13175 Paramount Drive Attachment 3 Table 2 continued: List of trees from Michael Bench report dated January 27, 2016. 44 13175 Paramount Drive Attachment 3 Table 3: Tree values from Michael Bench report dated January 27, 2016. 45 Attachment 4 13175 Paramount Drive Legend Tree Canopy Tree Protection Fencing 46 13175 Paramount Drive Attachment 5 CONDITIONS OF APPROVAL 1. It is the responsibility of the owner, architect and contractor to be familiar with the information in this report and implement the required conditions. 2. All recommendations in the arborist report dated November 14, 2015 and January 27, 2016, 2015 prepared by Michael Bench shall become conditions of approval. 3. The arborist report dated November 14, 2015 and January 27, 201 shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final job copy set of plans. 4. This report shall also be copied onto a plan sheet and included in the final set of plans. 5. The designated Project Arborist shall be Michael Bench, unless otherwise approved by the City Arborist. 6. Tree Protection Security Deposit a. Is required per City Ordinance 15-50.080. b. Shall be equal to 100% of trees potentially impacted by the project because more than one structure will be built. c. Shall be $145,720 for tree(s) 1, 2, 8 – 13, 15 – 18, 22, 23, 25, 29 – 37, 39, 41 – 66, 70 and 74 – 80. d. Shall be obtained by the owner and filed with the Community Development Department before obtaining Building Division permits. e. May be in the form of cash, check, credit card payment or a bond. f. Shall remain in place for the duration of construction of the project. g. May be released once the project has been completed, inspected and approved by the City Arborist. 7. Tree Protection Fencing: a. Shall be installed as shown on the attached map and on plan Sheet L1. 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. 8. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange a field meeting before performing work. 47 13175 Paramount Drive Attachment 5 9. 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. 10. The Project Arborist shall be on site to monitor all work within 25 feet of tree 63. 11. The Project Arborist shall supervise: a. Installation of the sport court where it is within 25 feet of trees 41, 62, 63 and 64. b. Grading by trees 29 and 30. 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. Utilities include gas, sewer, water, electrical, and irrigation. 16. Roots of protected trees measuring two inches in diameter or more shall not be cut without prior approval of the Project Arborist. Roots measuring less than two inches in diameter may be cut using a sharp pruning tool. 17. Any permitted pruning or root pruning of trees on site shall be performed under the supervision of the Project Arborist and according to ISA standards. 18. Trees 4 – 7, 24, 26, 28, 38, 68, 69, 71, 72, 73, 81 and 82 meet the criteria for removal and may be removed and replaced once Building Division permits have been obtained. 19. Trees permitted for removal shall be replaced on or off site according to good forestry practices, and shall provide equivalent value in terms of aesthetic and environmental quality, size, height, location, appearance and other significant beneficial characteristics of the removed trees. The value of the removed trees shall be calculated in accordance with the ISA Guide for Plant Appraisal. 20. New trees equal to $14,690 shall be planted as part of the project before final inspection and occupancy of the new home. 21. New trees may be of any species and may be planted anywhere on the property where they do not encroach on existing trees.. 48 13175 Paramount Drive Attachment 5 22. 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 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. 49 Attachment 3 50 51 Attachment 4 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 REPORT TO THE PLANNING COMMISSION Meeting Date:August 24, 2016 Application:PDR16-0014 Location / APN:14011 June Way / 397-25-068 Owner / Applicant:Sandeep Bharathi & Sindu Subramanyam Staff Planner:Sung H. Kwon, Senior Planner 68 2 | P a g e 14011 June Way SUMMARY PROJECT DESCRIPTION The applicant is requesting design review approval to construct a new two story 3,539 square foot replacement home on this site. The property owners had previously received Administrative Design Review approval to remodel an existing house and to construct a 1,026 sq. ft. addition. However, during construction, the scope of the approval for the remodel/addition was exceeded by the property owners and their contractor. The existing house and its entire foundation was demolished without the benefit of approvals. The project comes before the Planning Commission for review as a new two-story house. The height of the home will not exceed 26 feet. No protected trees on the site will be removed. The slope of the site is approximately 3%. STAFF RECOMMENDATION Adopt Resolution No. 16-021 approving the project subject to recommended conditions of approval. Planning Commission Design Review approval is required because the project includes demolition of the existing home and construction of a new two story home. New two-story houses or structures with a height in excess of 18 feet require Planning Commission Design Review (Saratoga Municipal Code Section 15-45.060a(1).) PROJECT DATA Site Area: 11,305sf net Grading: 65 cy of cut, 10 cy of fil, 55 cy of export General Plan Designation: Medium Density Residential (M-12.5) Zoning:Single-Family Residential (R1-12,500) Proposed Allowed/Required Site Coverage Home/Garage Driveway Walkways/Decks Other (Pool) Permeable Paver walkways/Patio @50% Total Site Coverage Front Yard Impervious 2,950.7 sf 463.3 sf 359.7 sf 710.3 sf 102.5 sf 4,586.5 sf (40.57%) 594.9 sf (28.1%) -- -- 6,217.8 sf (55%) 1,058.5 sf (50% of 2,117.1 sf ) 69 3 | P a g e Floor Area First Floor Second Floor Garage Enclosed Porch Total Floor Area 1,860.9 sf 1,160.6 sf 440.5 sf 77.3 sf 3,539.3 sf 3,540 sf Height Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: 412.3’ 410.3 411.3 437.3’ (26’)26’ Maximum Setbacks Front: Interior side (left): Interior side (right): Rear: Front: Interior side (left): Interior side (right): Rear: 1st Story 25’-2” 12’-5" 10’-1” 31’-3” 2nd Story 30’-1” 31’ 15’-2” 31’-3” 1st Story 25 ft. 10 ft. 10 ft. 21 ft. 2nd Story 25 ft. 15 ft. 15 ft. 26 ft. PROJECT DESCRIPTION/DISCUSSION SITE AND NEIGHBORHOOD DESCRIPTION The 11,305 square foot property is located at 14011 June Way. The residential neighborhood consists of a mix of single-story and two-story houses with various architectural styles. An existing 2,511 square foot two-story home and its foundation, was demolished prior to any work for the construction of an approved 1,026 square foot addition. This project is for a new two-story single family house. ARCHITECTURAL DESIGN The proposed house is of a contemporary style with traditional sloping roof forms and has been designed to generally fit the site. The proposed exterior materials include cement shingle exterior, stone trim, and asphalt shingle roof. The mass of the front façade is broken up by a variety of wall planes on both the first and second story. The projected wall plans are complimented with a variety of gable roof forms on both the first and second floor. The second floor is a smaller footprint than the main level and most second floor wall planes are setback at greater distances from property lines than the first floor. 70 4 | P a g e The façades incorporates several design elements including decorative columns, cement fiber belly band, painted wood trellis, covered patio with bench swing, decorative exterior lighting, and cement fiber trim that accents the gable roofs. The applicant has provided a color and materials board, which is on file with the Community Development Department and available for review. Below is a list of the proposed exterior materials. LANDSCAPING No trees are proposed for removal. Trees on the site will be protected as conditioned. CALGREEN STANDARDS/SUSTAINABLE FEATURES The project as submitted, proposes to comply with the required CalGreen standards. Additionally, the home includes elective sustainable features, including but not limited to the following: Renewable Source Building Products Direct vent appliances are used or isolated from the conditioned space Use of ENERGY STAR appliances 1 inch conduit for future photovoltaic systems Space on roof and roof penetrations for photovoltaic system Permeable paving Radiant roof barrier Exceeding California Energy Code by 15% Shading of 18 inches on South and West windows. NEIGHBOR NOTIFICATION AND CORRESPONDENCE The applicant submitted neighbor notification forms with the previous administrative design review application (Attachment 2). Public notices were sent to property owners within 500 feet of the site. The neighbors located to the right of the proposed project, verbally requested that the windows on the upper floor be frosted or opaque to eliminate privacy concerns. They also expressed concerns about the height of the structure. Detail Colors and Materials Exterior & Trim Grey Painted Fiber Cement Shingles Doors Light Brown Columns White Garage Door White Windows White Trim Light Stone Veneer Roof Brown Asphalt Shingles 71 5 | P a g e DESIGNREVIEWFINDINGS The findings required for issuance of a Design Review Approval pursuant to City Code Section 15-45.080 are set forth below and the applicant has met the burden of proof to support making all of those required findings: (a)Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property's natural constraints.The project meets this finding because the residence proposed is located on a relatively flat lot. The proposed location has not changed from the administrative design review approval. The amount of grading is minimized. (b)All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15-50.080.The project meets this finding because no native or protected trees are in five feet of any proposed construction. No trees have been proposed for removal in order to complete the project. (c)The height of the structure, its location on the site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds.The project meets this finding because although the height will remain under 26 feet, which is similar to existing two-story properties in the vicinity. Only two second story bathroom windows face the neighboring residence to the West. As conditioned, these windows will be opaque. There are no upper story windows directly facing the neighboring structure to the East. In addition, the existing fence minimizes impact to views and privacy. (d)The overall mass and the height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood.The project meets this finding because the two front gable elements on the second floor will allow the residence to become more balanced. The project includes an additional gable on the floor element, opposite of the garage. These architectural elements assist in keeping the structure in scale with the structure itself and the neighboring residences. (e)The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape.The project meets this finding because front yard landscape will remain intact and unharmed throughout the life of the project. The proposed project would be completed completely outside of the front setback area. (f)Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. The project meets this finding because, due to the location of the structure and the movement of the sun path from east to west, the development will not unreasonably impair the ability of adjoining properties to utilize solar energy.72 6 | P a g e (g)The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055.The project meets this finding because the project has managed mass through appropriate building design rather than landscaping, minimize the use of excessive colors and materials, designed appurtenances in proportion to the overall building from and neighborhood, used exterior materials that complement the streetscape, and maintained the generally established front yard setbacks along the street. (h)On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section 15-13.100.The project is not applicable as it is not on a hillside lot. ENVIRONMENTALDETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction or conversion of up to three single-family residences. ATTACHMENTS 1. Resolution of Approval 2. Neighbor Notification Forms (from Administrative Design Review Application) 3. Letter from Applicant describing the Proposed Project 4. Story Pole Certification Letter – 14011 June Way 5. Development Plans (Exhibit "A") 73 1 | P a g e RESOLUTION NO: 16-021 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR 16-0014 LOCATED AT 14011 JUNE WAY WHEREAS, on July 20, 2016, an application was submitted by Sandeep Bharathi requesting Design Review approval to construct a new two-story home and related site improvements located at 14011 June Way. The project has a total floor area of 3,539.3 square feet. The height of the proposed residence is approximately 26 feet. The site is located within the R-1- 12,500Zoning District (APN 397-25-068). 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 August 24, 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 in that the project follows the natural contours of the site, minimizes grading, and is appropriate given the property’s natural constraints; preserves protected trees; is designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds; the mass and height of the structure and its architectural elements are in scale with the structure itself and with the neighborhood; landscaping minimizes hardscape in the front setback area and contains elements that are complementary to the 74 2 | P a g e neighborhood streetscape; does not unreasonably impair the ability of adjoining properties to utilize solar energy; and is consistent with the Residential Design Review Handbook. Section 5: The City of Saratoga Planning Commission hereby approves PDR16-0014 located at 14011 June Way, subject to the Findings, and Conditions of Approval attached hereto as Exhibit 1. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 24th day of August 2016 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ DeDe Smullen Chair, Planning Commission 75 3 | P a g e Exhibit 1 CONDITIONS OF APPROVAL PDR16-0014 14011 JUNE WAY (APN 397-25-068) 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. 76 4 | P a g e 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 July 20, 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.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. 9.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. 10. 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. 11. 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 77 5 | P a g e 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 12. 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. 13.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 June Way 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. 14.Design.The upper story bathroom windows on the East elevation shall be opaque. ARBORIST 15. The applicant shall provide tree protection fencing for two protected trees. The applicant shall also submit a bond for $24,200 for the two protected trees. GEOLOGIST 16. The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the development plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations) to ensure that their recommendations have been properly incorporated. Results of the Geotechnical Plan Review should be submitted to the City for review by the City Engineer prior to issuance of building permits. The following items should be performed prior to final (as-built) project approval: 17. The Project Geotechnical Consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations prior to the placement of steel and concrete. The results of these inspections and the as-built conditions of the project shall be described by the Project Geotechnical Engineer in a letter and submitted to the City Engineer for review prior to final (as-built) project approval. 78 6 | P a g e PUBLIC WORKS 18. The 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. FIRE DEPARTMENT 19. Fire Department Requirements. Owner/applicant shall comply with all Fire Department requirements. 20. Comment #1: Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 21. Comment #2: Fire Sprinklers Required: noted on page A0.0 of the plans An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building area. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CRC Sec. 313.2 as adopted and amended by SMC. 22. Comment #3: Water Supply Requirements: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 23. Comment #4: Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33 79 7 | P a g e 24. Comment #5: Address identification. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1 SUBMITTAL 25.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. ****************** END OF CONDITIONS OF APPROVAL ****************** 80 81 82 83 84 85 August 8, 2016 Planning Commission City of Saratoga Respected members of the Planning Commission, [Re: Planning Commission Approval for proposed project on 14011 June Way] “A small culturally diverse, vibrant Silicon Valley community with great schools”, is how the city of Saratoga was portrayed to us by friends, who are residents of the city. This description fit in perfectly with the kind of neighborhood and community that we wanted to be a part of. After several unsuccessful bids over a 2 year span in a highly competitive market, we were ecstatic when we finally closed on a house in October 2014. The home we bought was a lovely 3 bedroom 2 bath, two story house with a gorgeous backyard. As much as we liked the house, it did not adequately meet the needs of our family of four plus aged parents. We decided to remodel the house prior to moving in. We hired Eugene Sakai and Studio S Squared to plan our addition and remodel. Though the existing gambrel-roofed split level house was not without its charms, we wanted both additional square footage and a curb appeal makeover that fit with the neighborhood’s existing homes. From the beginning, the intent of remodeling was to reuse the existing foundation footprint as much as possible to cause the least interference to neighboring residential homes and to keep setbacks of the new addition very close to the original home. Studio S Squared worked very closely with the former city planner Michael Fossati and considered the guidelines outlined in the city's Residential Design Handbook. After exploring a few different exterior design options, we settled on a modern Craftsman approach, while keeping with the traditional character of this quiet Saratoga cul-de-sac. We incorporated neighbors’ comments about preservation of trees, privacy and solar access during the Administrative Design Review process. Sandeep Bharathi & Sindhu Subramanyam 14011 June Way Saratoga CA 95070 (408) 667 9610 sandeep.bharathi@gmail.com 86 2 Preservation of trees: We are preserving all the trees in the backyard and the large tree in the front. We are not proposing removal of any trees. We have worked very closely with the city arborist Kate Bear and have addressed all the concerns related to tree preservation. We have a 120’ large Coast Redwood in our backyard and a 50’ Evergreen Ash in our front yard, and the proposed structure will not impact these trees. Landscape architect Tom Norton designed a water efficient front yard landscape using native California plants. Avoiding Interference with Privacy and Solar Access: On the subject of privacy for the rear neighbor to the southwest, we have not changed any of our 1st floor and 2nd floor set backs on proposed structure closest to the rear neighbor, our first floor and second floor setbacks are 31' 3" and required setback for 2nd floor is 25' 3". Taking privacy into consideration, we have reduced the window size on the 2nd floor rear bedroom seen in the before and proposed pictures below: Before Proposed On the new 2nd floor addition, we have minimized window sizes and mitigated the concern of privacy for the rear neighbor with skylights on the roof. We are also preserving the red wood tree and other trees as shown in the proposed diagram below. We have also mitigated by having the 2nd floor setback on the new structure to be at 41' 4". During the design phase, we took input on privacy seriously and jettisoned our idea of having a 2nd floor balcony from the master bed even though we 87 3 had a strong desire for it. The bathroom window will have obscure glass. These measures along with protecting the line of trees in the backyard including the giant redwood should greatly help preserving the privacy of the neighbor to the rear. The pictures below capture the views from proposed 2nd floor windows that faces the rear neighbor and shows that we have no direct view into our neighbors’ back yard due to the row of trees. 88 4 View from the proposed 2nd floor master bedroom window: On the solar access concern to the rear, we have also modeled the shadows of the sun and our roof line and mitigated by having sloping roofs on the new structure similar to the building design guidelines. Based the position, location and shape of the addition, we have shown that the shadows from the new structure doesn't pose a problem either for the rear trees or for neighbor's solar access. W e have reviewed this with the neighbor, Kate Bear (city Arborist), Michael Fossati (former city planner). 89 5 We have retained bathroom windows with obscure glass on the 2nd floor facing the neighbor to the northwest side with a different orientation than the original. We have added no new windows on the 2nd floor facing the neighbor on the southeast side. Before Proposed No windows on the 2nd floor to the neighbor on the southeast side: 90 6 We submitted the full remodel plus addition package for administrative design review on April 6th 2015, and got the approval from the planning department on September 1 st 2015 after reviewing all the concerns and addressing them. All the paperwork for building permits were submitted on December 8th 2015 and we received approval in February 2016. The original intent of remodeling was to reuse the existing foundation and retain just the walls in the garage. However, upon deconstruction, both the structural and geo- technical engineers deemed the existing foundation too risky to reuse for remodeling and the new addition. Further, the floor joists were structurally unsound due to termite damage and variable settling over the years. Our structural and geo technical engineers strongly recommended that we move forward by pouring a new foundation. Since new foundation is classified as new construction, our project was reclassified from remodel plus addition to new construction which necessitated the public hearing. Our kids are already enrolled in Saratoga schools, and our life is currently on hold due to our transitional state. We have not modified either the interior or exterior design since it was submitted in April 2015 and don’t plan to veer from the original design intent in any way. It’s our fervent hope that the planning commission will approve this pro ject, given that the project had already received administrative approval. We would be happy to clarify any questions and concerns that the commission may have. Sincerely, Sandeep Bharathi & Sindhu Subramanyam 91 7 Reference: Old home with story poles (July 2015) Concept rendering of new home 92 2625 Middlefield Road #658  Palo Alto, CA 94306  Tel: 650 -823-6466  Fax: 6 50-887-0321 WEC and Associates, Inc. July 25, 2016 City of Saratoga Building Division 13777 Fruitvale Avenue Saratoga, CA 95070 Subject: Survey Report 14011 June Way, Saratoga, CA To Whom It May Concern: This letter is to confirm in writing that WEC and Associates, Inc has performed a field survey to check the story pole locations and heights at the subject property based on the plan for the planning submittal. We have determined that the location of the story pole substantially conforms to the proposed location as shown on the site plan. The height of the story pole was measured at 436.86’ using the jobsite benchmark. We make no warranty, expressed or implied, as to the services rendered except that our services are performed in a manner consistent with that degree of care and skill ordinarily exercised by members of the same profession currently practicing under similar circumstances at the same time and in the same or similar locality. If you have any further questions regarding this matter, please contact me at your convenience. Sincerely, WEC and Associates, Inc. Yi-Ran Wu, PE., LLS 93 94 FLOOR AREACALCULATIONSHEETA0.2a PROJECT NO.REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.14-047DESCRIPTIONDATE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM& SANDEEP BHARATHINTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"19 N. 2ND ST., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 404 -0144SUBRAMANYAM - BHARATHIRESIDENCENEW SINGLE FAMILY RESIDENCEDRAWN BY07.18.2017PLANNING REVIEWHC1"feet2 4 8 121feet2 4 8 1211"95 LOT COVERAGECALCULATIONSHEETA0.2b1" feet2 4 8 121PROJECT NO.REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.14-047DESCRIPTIONDATE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM& SANDEEP BHARATHINTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"19 N. 2ND ST., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 404 -0144SUBRAMANYAM - BHARATHIRESIDENCENEW SINGLE FAMILY RESIDENCEDRAWN BY07.18.2017PLANNING REVIEWHC96 97 EXISTINGPHOTOSA0.5PROJECT NO.REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.14-047DESCRIPTIONDATE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM& SANDEEP BHARATHINTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"19 N. 2ND ST., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 404 -0144SUBRAMANYAM - BHARATHIRESIDENCENEW SINGLE FAMILY RESIDENCEDRAWN BY07.18.2017PLANNING REVIEWHC---------98 99 100 101 102 103 104 105 106 107 108 109 110 111 PROJECT NO.14-047 REVISION DATE DESCRIPTION DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 998 - 0144SUBRAMANYAM - BHARATHI RESIDENCENEW SINGLE FAMILY RESIDENCE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM & SANDEEP BHARATHI PLANNING REVIEW 07.18.2016HCEXTERIOR ELEVATIONSA3.021/4"EAST ELEVATION (RIGHT)11/4"SOUTH ELEVATION (FRONT)= NUMBER OF KEYNOTE BELOW#1/A3.02/A3.01/A3.12/A3.1--GRID LINE LEGENDA.(E) FIRST FLOOR FINISH FLOOR@ (+/- 411.45')B.(E) FIRST FLOOR FINISH FLOOR@ (+/- 412.62')C.(E) FIRST FLOOR CEILING HEIGHT@ (+/- 420.62')D.(E) SECOND FLOOR FINISH FLOOR@ (+/- 421.62')E.(N) FIRST FLOOR CEILING HEIGHT@ (+/- 423.12')F.(N) SECOND FLOOR FINISH FLOOR@ (+/- 424.12')G.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 429.62')H.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 433.12')I.(N) BUILDING HEIGHT @ (+/- 437.34')--KEYNOTES-NTSKEYPLANPAINT SCHEDULE:P1: BENJAMIN MOORE HC-108 "SANDY HOOK GRAY"P2: BENJAMIN MOORE 2123-70 "ICE MIST"BACDEFHIGBACDEFHIGfeet12 436feet12 4367A3.3123456710111213141516171819+/- 382.09' F.G.+/- 410.30' F.G.+/- 382.09' F.G.+/- 411.98' F.G.+/- 382.09' F.G.+/- 410.30' F.G.+/- 382.09' F.G.+/- 411.26' F.G.2021+/- 382.09' F.G.+/- 411.30' A.G.23242526161171011816144410316241481431ASPHALT COMPOSITION SHINGLES, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: CERTAINTEED; SEE ROOF PLAN FOR MORE INFO www.certainteed.com2ADHERED LIGHTWEIGHT STONE VENEER (<15 LBS/SF)--MANUF.: ELDORADO STONE; STYLE: RUSTIC LEDGE; COLOR: CLEARWATER; INSTALLATION STYLE: GROUT; --www.eldoradostone.com--GROUT: LATECRETE COLOR; HEMP #27 -- INSTALL PER MANUF. INSTRUCTIONS, ICC-ES EVALUATION REPORT ESR-1215, AND MVMA INSTALLATION GUIDE FOR COMPLIANCE WITH ASTM C17803FIELD PAINTED FIBER CEMENT SHINGLE SIDING o/ 1 LAYER TYVEK HOUSE WRAP--MANUF.: JAMES HARDIE; STYLE: STRAIGHT EDGE PANEL; EXPOSURE: 7"; COLOR: P1 --www.jameshardie.com--SEE DETAILS -- 7/A8.0, 8/A8.0, 10/A8.0 --SIDING TO CONFORM TO CRC TABLE 703.4--INSTALL PER MANUF. WARRANTY INSTRUCTIONS4CEMENT FIBER SIDING HARDIPANEL OR EQUAL, PAINTED WHITE COLOR: P25FRONT DOOR, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: CALDWELLS SAN FRANCISCO'S DOOR COMPANY; STYLE: 3-LITE 3-PANEL www.caldwells.com6PAINT GRADE WOOD GARAGE DOOR WITH TEMPERED GLAZING PICTURE WINDOWS--SEE DOOR SCHEDULE FOR MORE INFO, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: CLOPAY DOOR; STYLE: CLASSIC COLLECTION, ELEGANT SHORT, PLAIN LONG; COLOR: STANDARD WHITE www.clopaydoor.com7WINDOWS, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: JELD-WEN WINDOWS & DOORS; STYLE: SITELINE (SIMULATED DIVIDED LITES; GRIDS WILL BE ON THE INTERIOR AND EXTERIOR OF THE WINDOWS WITH A SPACER BAR BETWEEN THE PANES OF GLASS ); COLOR: WHITE www.jeld-wen.com8SKYLIGHT--SEE WINDOW SCHEDULE FOR MORE INFO9SLIDING DOORS, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: JELD-WEN WINDOWS & DOORS; STYLE: PREMIUM VINYL SLIDING PATIO DOOR; COLOR: WHITE www.jeld-wen.com10PAINTED FIBER CEMENT TRIM--2x10 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO11PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET--HEIGHT: 8"; STYLE: LUXELLO LED, MODERN NEUTRA HOUSE NUMBERS LED BACKLIT; FINISH: ANODIZED--www.surrounding.com/products/luxello--PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12STONE STEPS--SEE LANDSCAPE PLANS FOR MORE INFO13ONE PIECE 14" ENDURA-STONE ROUND TAPERED COLUMN, 8'-8" OVERALL HEIGHT, SMOOTH FINISH PAINT GRADE--INSTALL PER MANUF INSTRUCTIONS www.pacificcolumns.com; COLOR:P214EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING; STYLE: MANHATTAN 2325OZ; COLOR: HAND - PAINTED OLDE BRONZE FINISH www.hinkleylighting.com15PAINTED CEMENT FIBER TRIM BY JW HARDIE--1x8 BELLYBAND; COLOR:P216PAINTED CEMENT FIBER WINDOW/DOOR TRIM BY JW HARDIE -- 1X5; COLOR: P217PAINTED CEMENT FIBER TRIM BY JW HARDIE -- 1X5; COLOR: P218PAINTED REDWOOD 5.5"W x 2'-0"D x 1'-10" H SHAPED BRACKET -- CUT BARGEBOARD TO FIT TIGHT TO BRACKETS; COLOR:P219EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: PROGRESS LIGHTING; STYLE: MAC P6023-31; COLOR: BLACK www.progresslighting.com20PARALLEL LINE 18'-0" ABOVE AVERAGE GRADE AS REQUIRED BY CITY OF SARATOGA21PARALLEL LINE 26'-0" ABOVE AVERAGE GRADE AS REQUIRED BY CITY OF SARATOGA22RELOCATED PAINT GRADE CEMENT FIBER TRELLIS--SEE ROOF PLAN FOR MORE INFO23SUSPENDED BENCH SWING24PAINT GRADE REDWOOD TRELLIS--SEE ROOF PLAN FOR MORE INFO; SEE 5/A3.3 FOR 3D VIEW; COLOR:P225WOOD FRAMED CHIMNEY WITH 8" TALL PRECAST STONE CORNICE CAP -- www.chimneyking.com--SEE ROOF PLAN FOR LOCATION26HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO27EXISTING LOW WALL1521201818272413+/-427.62'T.O. ROOF+/-437.43'T.O. ROOF+/-434.80'T.O. ROOF+/-434.43'T.O. ROOF+/-427.62'T.O. ROOF+/-431.04'T.O. ROOF6"4"112 PROJECT NO.14-047 REVISION DATE DESCRIPTION DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 998 - 0144SUBRAMANYAM - BHARATHI RESIDENCENEW SINGLE FAMILY RESIDENCE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM & SANDEEP BHARATHI PLANNING REVIEW 07.18.2016HCEXTERIOR ELEVATIONSA3.121/4"WEST ELEVATION (LEFT)11/4"NORTH ELEVATION (REAR)--GRID LINE LEGEND--KEYNOTES-NTSKEYPLAN1/A3.02/A3.01/A3.12/A3.1= NUMBER OF KEYNOTE BELOW#+/- 382.09' F.G.+/- 411.30' A.G.BACDEFHIGBACDEFHIGfeet12 436feet12 43689+/- 382.09' F.G.+/- 411.26' F.G.+/- 382.09' F.G.+/- 412.28' F.G.+/- 382.09' F.G.+/- 412.28' F.G.+/- 382.09' F.G.+/- 410.79' F.G.2216202727161011510211141618781013717337141134141072411821822515212022131013431513PAINT SCHEDULE:P1: BENJAMIN MOORE HC-108 "SANDY HOOK GRAY"P2: BENJAMIN MOORE 2123-70 "ICE MIST"A.(E) FIRST FLOOR FINISH FLOOR@ (+/- 411.45')B.(E) FIRST FLOOR FINISH FLOOR@ (+/- 412.62')C.(E) FIRST FLOOR CEILING HEIGHT@ (+/- 420.62')D.(E) SECOND FLOOR FINISH FLOOR@ (+/- 421.62')E.(N) FIRST FLOOR CEILING HEIGHT@ (+/- 423.12')F.(N) SECOND FLOOR FINISH FLOOR@ (+/- 424.12')G.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 429.62')H.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 433.12')I.(N) BUILDING HEIGHT @ (+/- 437.34')+/-434.80'T.O. ROOF2' 2"1ASPHALT COMPOSITION SHINGLES, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: CERTAINTEED; SEE ROOF PLAN FOR MORE INFO www.certainteed.com2ADHERED LIGHTWEIGHT STONE VENEER (<15 LBS/SF)--MANUF.: ELDORADO STONE; STYLE: RUSTIC LEDGE; COLOR: CLEARWATER; INSTALLATION STYLE: GROUT; --www.eldoradostone.com--GROUT: LATECRETE COLOR; HEMP #27 -- INSTALL PER MANUF. INSTRUCTIONS, ICC-ES EVALUATION REPORT ESR-1215, AND MVMA INSTALLATION GUIDE FOR COMPLIANCE WITH ASTM C17803FIELD PAINTED FIBER CEMENT SHINGLE SIDING o/ 1 LAYER TYVEK HOUSE WRAP--MANUF.: JAMES HARDIE; STYLE: STRAIGHT EDGE PANEL; EXPOSURE: 7"; COLOR: P1 --www.jameshardie.com--SEE DETAILS -- 7/A8.0, 8/A8.0, 10/A8.0 --SIDING TO CONFORM TO CRC TABLE 703.4--INSTALL PER MANUF. WARRANTY INSTRUCTIONS4CEMENT FIBER SIDING HARDIPANEL OR EQUAL, PAINTED WHITE COLOR: P25FRONT DOOR, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: CALDWELLS SAN FRANCISCO'S DOOR COMPANY; STYLE: 3-LITE 3-PANEL www.caldwells.com6PAINT GRADE WOOD GARAGE DOOR WITH TEMPERED GLAZING PICTURE WINDOWS--SEE DOOR SCHEDULE FOR MORE INFO, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: CLOPAY DOOR; STYLE: CLASSIC COLLECTION, ELEGANT SHORT, PLAIN LONG; COLOR: STANDARD WHITE www.clopaydoor.com7WINDOWS, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: JELD-WEN WINDOWS & DOORS; STYLE: SITELINE (SIMULATED DIVIDED LITES; GRIDS WILL BE ON THE INTERIOR AND EXTERIOR OF THE WINDOWS WITH A SPACER BAR BETWEEN THE PANES OF GLASS ); COLOR: WHITE www.jeld-wen.com8SKYLIGHT--SEE WINDOW SCHEDULE FOR MORE INFO9SLIDING DOORS, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: JELD-WEN WINDOWS & DOORS; STYLE: PREMIUM VINYL SLIDING PATIO DOOR; COLOR: WHITE www.jeld-wen.com10PAINTED FIBER CEMENT TRIM--2x10 FASCIA WITH 4" SEAMLESS PAINTED SHEET METAL GUTTER--VERIFY GUTTER PROFILE WITH OWNER PRIOR TO FABRICATION--SEE ROOF PLAN FOR MORE INFO11PIN MOUNTED LED ILLUMINATED ADDRESS SIGNAGE, CLEARLY VISIBLE FROM ADJACENT STREET--HEIGHT: 8"; STYLE: LUXELLO LED, MODERN NEUTRA HOUSE NUMBERS LED BACKLIT; FINISH: ANODIZED--www.surrounding.com/products/luxello--PROVIDE PHOTOSENSOR CONNECTED LED BACKLIGHTING @ EACH NUMBER 12STONE STEPS--SEE LANDSCAPE PLANS FOR MORE INFO13ONE PIECE 14" ENDURA-STONE ROUND TAPERED COLUMN, 8'-8" OVERALL HEIGHT, SMOOTH FINISH PAINT GRADE--INSTALL PER MANUF INSTRUCTIONS www.pacificcolumns.com; COLOR:P214EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY LIGHTING; STYLE: MANHATTAN 2325OZ; COLOR: HAND - PAINTED OLDE BRONZE FINISH www.hinkleylighting.com15PAINTED CEMENT FIBER TRIM BY JW HARDIE--1x8 BELLYBAND; COLOR:P216PAINTED CEMENT FIBER WINDOW/DOOR TRIM BY JW HARDIE -- 1X5; COLOR: P217PAINTED CEMENT FIBER TRIM BY JW HARDIE -- 1X5; COLOR: P218PAINTED REDWOOD 5.5"W x 2'-0"D x 1'-10" H SHAPED BRACKET -- CUT BARGEBOARD TO FIT TIGHT TO BRACKETS; COLOR:P219EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: PROGRESS LIGHTING; STYLE: MAC P6023-31; COLOR: BLACK www.progresslighting.com20PARALLEL LINE 18'-0" ABOVE AVERAGE GRADE AS REQUIRED BY CITY OF SARATOGA21PARALLEL LINE 26'-0" ABOVE AVERAGE GRADE AS REQUIRED BY CITY OF SARATOGA22RELOCATED PAINT GRADE CEMENT FIBER TRELLIS--SEE ROOF PLAN FOR MORE INFO23SUSPENDED BENCH SWING24PAINT GRADE REDWOOD TRELLIS--SEE ROOF PLAN FOR MORE INFO; SEE 5/A3.3 FOR 3D VIEW; COLOR:P225WOOD FRAMED CHIMNEY WITH 8" TALL PRECAST STONE CORNICE CAP -- www.chimneyking.com--SEE ROOF PLAN FOR LOCATION26HARDSCAPE--SEE SITE PLAN AND FINISH FLOOR PLAN FOR MORE INFO27EXISTING LOW WALL113 PROJECT NO.14-047 REVISION DATE DESCRIPTION DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 998 - 0144SUBRAMANYAM - BHARATHI RESIDENCENEW SINGLE FAMILY RESIDENCE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM & SANDEEP BHARATHI PLANNING REVIEW 07.18.2016HCEXTERIOR PERSPECTIVESA3.23-PERSPECTIVE EXTERIOR FRONT HIGH6-PERSPECTIVE EXTERIOR LEFT2-PERSPECTIVE EXTERIOR FRONT1-PERSPECTIVE EXTERIOR FRONT RIGHT5-PERSPECTIVE EXTERIOR REAR LEFT4-PERSPECTIVE EXTERIOR REAR RIGHTIMAGE TO CONVEY DESIGN INTENT.IMAGE TO CONVEY DESIGN INTENT.IMAGE TO CONVEY DESIGN INTENT.IMAGE TO CONVEY DESIGN INTENT.IMAGE TO CONVEY DESIGN INTENT.IMAGE TO CONVEY DESIGN INTENT.24181461311626177102225415341371334753110261816272671258318374152232631018712213981318144137132424114 PROJECT NO.14-047 REVISION DATE DESCRIPTION DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 998 - 0144SUBRAMANYAM - BHARATHI RESIDENCENEW SINGLE FAMILY RESIDENCE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM & SANDEEP BHARATHI PLANNING REVIEW 07.18.2016HCEXTERIOR PERSPECTIVESA3.33-PERSPECTIVE EXTERIOR - STONE WALL DETAIL6-PERSPECTIVE EXTERIOR - SUSPENDED BENCH SWING2-PERSPECTIVE EXTERIOR - WOOD BRACKET 1-PERSPECTIVE EXTERIOR - ENTRY5-PERSPECTIVE EXTERIOR - TRELLIS DETAIL4-PERSPECTIVE EXTERIOR - TRELLIS ABOVE GARAGEIMAGE TO CONVEY DESIGN INTENT.IMAGE TO CONVEY DESIGN INTENT.IMAGE TO CONVEY DESIGN INTENT.IMAGE TO CONVEY DESIGN INTENT.IMAGE TO CONVEY DESIGN INTENT.IMAGE TO CONVEY DESIGN INTENT.7-WINDOW TRIM DETAIL321319231523131951314611242519' 3 1/2"3' 3"2' 6"1' 7 1/2"7 1/2"6"5 1/2"3 1/2"8"2"1' 3"2"3"2'-3"1' 0"7'-0"2' 3"182' 5"7'-5"13131023' 3"1"2"6"6"1"2"1"6"4"1' 1" TYP.115 PROJECT NO.14-047 REVISION DATE DESCRIPTION DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 998 - 0144SUBRAMANYAM - BHARATHI RESIDENCENEW SINGLE FAMILY RESIDENCE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM & SANDEEP BHARATHI PLANNING REVIEW 07.18.2016HCSECTIONSA5.021/4"SECTION 211/4"SECTION 1= NUMBER OF KEYNOTE BELOW#--GRID LINE LEGEND--KEYNOTESCRAWL SPACE 18"MIN. CLEARCRAWL SPACE 18"MIN. CLEARBACDEFHIGBACDEFHIG1TYP.1TYP.6TYP.1TYP.1TYP.5TYP.2TYP.2TYP.2TYP.2TYP.2TYP.4TYP.4TYP.7TYP.6TYP.8TYP.9TYP.11TYP.12TYP.13TYP.14TYP.6TYP.8TYP.5TYP.8TYP.4TYP.6TYP.7TYP.6TYP.6TYP.4TYP.14TYP.13TYP.12TYP.15TYP.1(N) ROOF FRAMING WITH PLYWOOD SHEATHING WITH RADIANT BARRIER--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL INSULATION PER BID INSTRUCTIONS AND T24 REPORT2(N) PLYWOOD SHEATHING WITH RADIANT BARRIER--SEE STRUCTURAL PLANS FOR MORE INFO3SKYLIGHT--SEE ROOF PLAN AND WINDOW SCHEDULE FOR MORE INFO--CONTRACTOR TO USE SHAPED FRAMING MEMBERS TO ENSURE THE SKYLIGHT SHAFT HAS NO JOGS OR ANGLES THAT ARE NOT SHOWN IN PLANS4(N) 2x6 EXTERIOR WALL STUDS @16" O.C. U.N.O. --SEE FLOOR PLAN FOR MORE INFO. INSTALL INSULATION PER BID INSTRUCTIONS AND T24 REPORT5(N) 2x4 INTERIOR WALL STUDS @16" O.C. U.N.O.6 5/8" GYPSUM WALL BOARD ON WALLS AND CEILING, TYPICAL THROUGHOUT, U.N.O.7 5/8" TYPE 'X' GYPSUM BOARD ON WALLS AND CEILING IN GARAGE, FIRE TAPED. APPLY 2 LAYERS OF GYPSUM BOARD WHERE FRAMING IS @24" O.C.8(N) FLOOR/CEILING FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO9(N) FLOOR FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL CRAWLSPACE INSULATION PER BID INSTRUCTIONS AND T24 REPORT10(N) VAULTED CEILING -- SEE ROOF PLANS FOR MORE INFO11(N) CONCRETE SLAB12DIAGRAMMATIC REPRESENTATION OF (E) CONCRETE FOUNDATION--SEE STRUCTURAL PLANS FOR MORE INFO1318" MIN. CLEAR CRAWLSPACE14CLASS 1 VAPOR BARRIER OVER GROUND SURFACE IN CRAWLSPACE15(N) FLOOR FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL CRAWLSPACE INSULATION PER BID INSTRUCTIONS AND T24 REPORTfeet12 436feet12 436DININGLIVINGFOYERGARAGEBEDROOM 3FAMILYKITCHENFOYERMASTER BEDUNDER STAIR STORAGELOFTGARAGELINEN CLOSETBEDROOM #3BATHROOM #3LOFT11TYP.10TYP.10TYP.10TYP.10TYP.4' 4"<5'-0" HEIGHTA.(E) FIRST FLOOR FINISH FLOOR@ (+/- 411.45')B.(E) FIRST FLOOR FINISH FLOOR@ (+/- 412.62')C.(E) FIRST FLOOR CEILING HEIGHT@ (+/- 420.62')D.(E) SECOND FLOOR FINISH FLOOR@ (+/- 421.62')E.(N) FIRST FLOOR CEILING HEIGHT@ (+/- 423.12')F.(N) SECOND FLOOR FINISH FLOOR@ (+/- 424.12')G.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 429.62')H.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 433.12')I.(N) BUILDING HEIGHT @ (+/- 437.34')9TYP.116 PROJECT NO.14-047 REVISION DATE DESCRIPTION DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 998 - 0144SUBRAMANYAM - BHARATHI RESIDENCENEW SINGLE FAMILY RESIDENCE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM & SANDEEP BHARATHI PLANNING REVIEW 07.18.2016HCSECTIONSA5.121/4"SECTION 411/4"SECTION 3--GRID LINE LEGEND--KEYNOTESCRAWL SPACE 18"MIN. CLEARCRAWL SPACE 18"MIN. CLEAR= NUMBER OF KEYNOTE BELOW#BACDEFHIGBACDEFHIG23TYP.6TYP.1TYP.6TYP.9TYP.6TYP.1TYP.6TYP.8TYP.8TYP.1TYP.6TYP.2TYP.6TYP.6TYP.13TYP.8TYP.12TYP.13TYP.14TYP.15TYP.4TYP.6TYP.3TYP.TYP.TYP.4TYP.5TYP.8TYP.12TYP.13TYP.14TYP.2TYP.5TYP.2TYP.4TYP.feet12 436feet12 436FAMILYKITCHENMASTER BEDMASTER BATHCOATSPOWDERBEDROOM 5/ DENBEDROOM 4BEDROOM 4CLOSETBEDROOM 2CLOSETBEDROOM 2BATHROOM 2MASTER CLOSETFAMILYKITCHENFOYERLAUNDRYGARAGEBATHROOM2HALLWAYLOFTMASTER BEDROOM10TYP.10TYP.9TYP.10TYP.10TYP.10TYP.A.(E) FIRST FLOOR FINISH FLOOR@ (+/- 411.45')B.(E) FIRST FLOOR FINISH FLOOR@ (+/- 412.62')C.(E) FIRST FLOOR CEILING HEIGHT@ (+/- 420.62')D.(E) SECOND FLOOR FINISH FLOOR@ (+/- 421.62')E.(N) FIRST FLOOR CEILING HEIGHT@ (+/- 423.12')F.(N) SECOND FLOOR FINISH FLOOR@ (+/- 424.12')G.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 429.62')H.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 433.12')I.(N) BUILDING HEIGHT @ (+/- 437.34')9TYP.15TYP.1(N) ROOF FRAMING WITH PLYWOOD SHEATHING WITH RADIANT BARRIER--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL INSULATION PER BID INSTRUCTIONS AND T24 REPORT2(N) PLYWOOD SHEATHING WITH RADIANT BARRIER--SEE STRUCTURAL PLANS FOR MORE INFO3SKYLIGHT--SEE ROOF PLAN AND WINDOW SCHEDULE FOR MORE INFO--CONTRACTOR TO USE SHAPED FRAMING MEMBERS TO ENSURE THE SKYLIGHT SHAFT HAS NO JOGS OR ANGLES THAT ARE NOT SHOWN IN PLANS4(N) 2x6 EXTERIOR WALL STUDS @16" O.C. U.N.O. --SEE FLOOR PLAN FOR MORE INFO. INSTALL INSULATION PER BID INSTRUCTIONS AND T24 REPORT5(N) 2x4 INTERIOR WALL STUDS @16" O.C. U.N.O.6 5/8" GYPSUM WALL BOARD ON WALLS AND CEILING, TYPICAL THROUGHOUT, U.N.O.7 5/8" TYPE 'X' GYPSUM BOARD ON WALLS AND CEILING IN GARAGE, FIRE TAPED. APPLY 2 LAYERS OF GYPSUM BOARD WHERE FRAMING IS @24" O.C.8(N) FLOOR/CEILING FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO9(N) FLOOR FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL CRAWLSPACE INSULATION PER BID INSTRUCTIONS AND T24 REPORT10(N) VAULTED CEILING -- SEE ROOF PLANS FOR MORE INFO11(N) CONCRETE SLAB12DIAGRAMMATIC REPRESENTATION OF (E) CONCRETE FOUNDATION--SEE STRUCTURAL PLANS FOR MORE INFO1318" MIN. CLEAR CRAWLSPACE14CLASS 1 VAPOR BARRIER OVER GROUND SURFACE IN CRAWLSPACE15(N) FLOOR FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL CRAWLSPACE INSULATION PER BID INSTRUCTIONS AND T24 REPORT117 PROJECT NO.14-047 REVISION DATE DESCRIPTION DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 998 - 0144SUBRAMANYAM - BHARATHI RESIDENCENEW SINGLE FAMILY RESIDENCE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM & SANDEEP BHARATHI PLANNING REVIEW 07.18.2016HCSECTIONSA5.221/4"SECTION 611/4"SECTION 5--GRID LINE LEGEND--KEYNOTESCRAWL SPACE 18"MIN. CLEARCRAWL SPACE 18"MIN. CLEAR= NUMBER OF KEYNOTE BELOW#BACDEFHIGBACDEFHIG5TYP.6TYP.3TYP.2TYP.11TYP.1TYP.13TYP.2TYP.14TYP.5TYP.7TYP.1TYP.6TYP.1TYP.2TYP.6TYP.4TYP.11TYP.12TYP.9TYP.13TYP.6TYP.6TYP.9TYP.8TYP.8TYP.3TYP.OPEN BEYONDfeet12 436feet12 436GARAGEBEDROOM#3HALLWAYBEDROOM #2BEDROOM#4LAUNDRYPOWDERPANTRYMASTER BEDROOMLOFTFOYERPORCHSTAIR WELL10TYP.10TYP.10TYP.4' 6"<5'-0" HEIGHT4'-11"<5'-0" HEIGHTA.(E) FIRST FLOOR FINISH FLOOR@ (+/- 411.45')B.(E) FIRST FLOOR FINISH FLOOR@ (+/- 412.62')C.(E) FIRST FLOOR CEILING HEIGHT@ (+/- 420.62')D.(E) SECOND FLOOR FINISH FLOOR@ (+/- 421.62')E.(N) FIRST FLOOR CEILING HEIGHT@ (+/- 423.12')F.(N) SECOND FLOOR FINISH FLOOR@ (+/- 424.12')G.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 429.62')H.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 433.12')I.(N) BUILDING HEIGHT @ (+/- 437.34')1(N) ROOF FRAMING WITH PLYWOOD SHEATHING WITH RADIANT BARRIER--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL INSULATION PER BID INSTRUCTIONS AND T24 REPORT2(N) PLYWOOD SHEATHING WITH RADIANT BARRIER--SEE STRUCTURAL PLANS FOR MORE INFO3SKYLIGHT--SEE ROOF PLAN AND WINDOW SCHEDULE FOR MORE INFO--CONTRACTOR TO USE SHAPED FRAMING MEMBERS TO ENSURE THE SKYLIGHT SHAFT HAS NO JOGS OR ANGLES THAT ARE NOT SHOWN IN PLANS4(N) 2x6 EXTERIOR WALL STUDS @16" O.C. U.N.O. --SEE FLOOR PLAN FOR MORE INFO. INSTALL INSULATION PER BID INSTRUCTIONS AND T24 REPORT5(N) 2x4 INTERIOR WALL STUDS @16" O.C. U.N.O.6 5/8" GYPSUM WALL BOARD ON WALLS AND CEILING, TYPICAL THROUGHOUT, U.N.O.7 5/8" TYPE 'X' GYPSUM BOARD ON WALLS AND CEILING IN GARAGE, FIRE TAPED. APPLY 2 LAYERS OF GYPSUM BOARD WHERE FRAMING IS @24" O.C.8(N) FLOOR/CEILING FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO9(N) FLOOR FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL CRAWLSPACE INSULATION PER BID INSTRUCTIONS AND T24 REPORT10(N) VAULTED CEILING -- SEE ROOF PLANS FOR MORE INFO11(N) CONCRETE SLAB12DIAGRAMMATIC REPRESENTATION OF (E) CONCRETE FOUNDATION--SEE STRUCTURAL PLANS FOR MORE INFO1318" MIN. CLEAR CRAWLSPACE14CLASS 1 VAPOR BARRIER OVER GROUND SURFACE IN CRAWLSPACE15(N) FLOOR FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL CRAWLSPACE INSULATION PER BID INSTRUCTIONS AND T24 REPORT118 PROJECT NO.14-047 REVISION DATE DESCRIPTION DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 998 - 0144SUBRAMANYAM - BHARATHI RESIDENCENEW SINGLE FAMILY RESIDENCE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM & SANDEEP BHARATHI PLANNING REVIEW 07.18.2016HCSECTIONSA5.321/4"SECTION 811/4"SECTION 7--GRID LINE LEGEND--KEYNOTESCRAWL SPACE 18"MIN. CLEARCRAWL SPACE 18"MIN. CLEAR= NUMBER OF KEYNOTE BELOW#BACDEFHIGBACDEFHIG5TYP.2TYP.4TYP.1TYP.7TYP.2TYP.8TYP.11TYP.12TYP.13TYP.14TYP.6TYP.4TYP.12TYP.13TYP.14TYP.9TYP.1TYP.9TYP.5TYP.2TYP.7TYP.8TYP.11TYP.6TYP.1TYP.6TYP.4TYP.feet12 436feet12 436BEDROOM 4GARAGEBEDROOM 3LINENCLOSETHALLWAYBEDROOM 2CLOSETBEDROOM 2BEDROOM 4GARAGEBEDROOM 3HALLWAYBEDROOM 2LAUNDRYHALLWAY10TYP.10TYP.6TYP.A.(E) FIRST FLOOR FINISH FLOOR@ (+/- 411.45')B.(E) FIRST FLOOR FINISH FLOOR@ (+/- 412.62')C.(E) FIRST FLOOR CEILING HEIGHT@ (+/- 420.62')D.(E) SECOND FLOOR FINISH FLOOR@ (+/- 421.62')E.(N) FIRST FLOOR CEILING HEIGHT@ (+/- 423.12')F.(N) SECOND FLOOR FINISH FLOOR@ (+/- 424.12')G.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 429.62')H.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 433.12')I.(N) BUILDING HEIGHT @ (+/- 437.34')1(N) ROOF FRAMING WITH PLYWOOD SHEATHING WITH RADIANT BARRIER--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL INSULATION PER BID INSTRUCTIONS AND T24 REPORT2(N) PLYWOOD SHEATHING WITH RADIANT BARRIER--SEE STRUCTURAL PLANS FOR MORE INFO3SKYLIGHT--SEE ROOF PLAN AND WINDOW SCHEDULE FOR MORE INFO--CONTRACTOR TO USE SHAPED FRAMING MEMBERS TO ENSURE THE SKYLIGHT SHAFT HAS NO JOGS OR ANGLES THAT ARE NOT SHOWN IN PLANS4(N) 2x6 EXTERIOR WALL STUDS @16" O.C. U.N.O. --SEE FLOOR PLAN FOR MORE INFO. INSTALL INSULATION PER BID INSTRUCTIONS AND T24 REPORT5(N) 2x4 INTERIOR WALL STUDS @16" O.C. U.N.O.6 5/8" GYPSUM WALL BOARD ON WALLS AND CEILING, TYPICAL THROUGHOUT, U.N.O.7 5/8" TYPE 'X' GYPSUM BOARD ON WALLS AND CEILING IN GARAGE, FIRE TAPED. APPLY 2 LAYERS OF GYPSUM BOARD WHERE FRAMING IS @24" O.C.8(N) FLOOR/CEILING FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO9(N) FLOOR FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL CRAWLSPACE INSULATION PER BID INSTRUCTIONS AND T24 REPORT10(N) VAULTED CEILING -- SEE ROOF PLANS FOR MORE INFO11(N) CONCRETE SLAB12DIAGRAMMATIC REPRESENTATION OF (E) CONCRETE FOUNDATION--SEE STRUCTURAL PLANS FOR MORE INFO1318" MIN. CLEAR CRAWLSPACE14CLASS 1 VAPOR BARRIER OVER GROUND SURFACE IN CRAWLSPACE15(N) FLOOR FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL CRAWLSPACE INSULATION PER BID INSTRUCTIONS AND T24 REPORT119 PROJECT NO.14-047 REVISION DATE DESCRIPTION DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205San Jose, CA 95113P : (408) 998 - 0983F : (408) 998 - 0144SUBRAMANYAM - BHARATHI RESIDENCENEW SINGLE FAMILY RESIDENCE14011 JUNE WAY, SARATOGA, CASINDHU SUBRAMANYAM & SANDEEP BHARATHI PLANNING REVIEW 07.18.2016HCSECTIONSA5.411/4"SECTION 9--GRID LINE LEGEND--KEYNOTESCRAWL SPACE 18"MIN. CLEAR= NUMBER OF KEYNOTE BELOW#BACDEFHIG9TYP.4TYP.1TYP.2TYP.8TYP.12TYP.13TYP.14TYP.6TYP.9TYP.1TYP.2TYP.feet12 436LIVINGKITCHENMASTER BEDROOM10TYP.10TYP.A.(E) FIRST FLOOR FINISH FLOOR@ (+/- 411.45')B.(E) FIRST FLOOR FINISH FLOOR@ (+/- 412.62')C.(E) FIRST FLOOR CEILING HEIGHT@ (+/- 420.62')D.(E) SECOND FLOOR FINISH FLOOR@ (+/- 421.62')E.(N) FIRST FLOOR CEILING HEIGHT@ (+/- 423.12')F.(N) SECOND FLOOR FINISH FLOOR@ (+/- 424.12')G.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 429.62')H.(N) SECOND FLOOR CEILING HEIGHT@ (+/- 433.12')I.(N) BUILDING HEIGHT @ (+/- 437.34')1(N) ROOF FRAMING WITH PLYWOOD SHEATHING WITH RADIANT BARRIER--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL INSULATION PER BID INSTRUCTIONS AND T24 REPORT2(N) PLYWOOD SHEATHING WITH RADIANT BARRIER--SEE STRUCTURAL PLANS FOR MORE INFO3SKYLIGHT--SEE ROOF PLAN AND WINDOW SCHEDULE FOR MORE INFO--CONTRACTOR TO USE SHAPED FRAMING MEMBERS TO ENSURE THE SKYLIGHT SHAFT HAS NO JOGS OR ANGLES THAT ARE NOT SHOWN IN PLANS4(N) 2x6 EXTERIOR WALL STUDS @16" O.C. U.N.O. --SEE FLOOR PLAN FOR MORE INFO. INSTALL INSULATION PER BID INSTRUCTIONS AND T24 REPORT5(N) 2x4 INTERIOR WALL STUDS @16" O.C. U.N.O.6 5/8" GYPSUM WALL BOARD ON WALLS AND CEILING, TYPICAL THROUGHOUT, U.N.O.7 5/8" TYPE 'X' GYPSUM BOARD ON WALLS AND CEILING IN GARAGE, FIRE TAPED. APPLY 2 LAYERS OF GYPSUM BOARD WHERE FRAMING IS @24" O.C.8(N) FLOOR/CEILING FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO9(N) FLOOR FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL CRAWLSPACE INSULATION PER BID INSTRUCTIONS AND T24 REPORT10(N) VAULTED CEILING -- SEE ROOF PLANS FOR MORE INFO11(N) CONCRETE SLAB12DIAGRAMMATIC REPRESENTATION OF (E) CONCRETE FOUNDATION--SEE STRUCTURAL PLANS FOR MORE INFO1318" MIN. CLEAR CRAWLSPACE14CLASS 1 VAPOR BARRIER OVER GROUND SURFACE IN CRAWLSPACE15(N) FLOOR FRAMING WITH O.S.B. OR PLYWOOD SHEATHING--SEE STRUCTURAL PLANS FOR MORE INFO. INSTALL CRAWLSPACE INSULATION PER BID INSTRUCTIONS AND T24 REPORT120 REVISIONDATEThese designs and drawings are CONFIDENTIAL and the exclusive property of THN and are not to be used, duplicated, or distributed without the express permission of THN copyright 2014 c THN. all rights reserved849 JEFFRY DRIVEPLEASANT HILL, CA 94523PHONE: 925.822.3085l a n d s c a p e a r c h i t e c t u r eKnow what's below.Callbefore you dig.03/24/1515005RESIDENCETN14011 JUNE WAYSARATOGA, CA10REV. LOG: 3/26/15, 3/27/15CNAR ORT ONH.NORMREASEOREGITA FTEOLCAIFSIGNATURESSTT5642NDLAADSCPEHIITAECTH06/30/16TITLE SHEETT-114011 JUNE WAYLANDSCAPE IMPROVEMENTSPLEASANT HILL, CA 94523849 JEFFRY DRIVE14011 JUNE WAYPHONE: (925) 82-3085LANDSCAPE ARCHITECTSANDEEP BHARATHIT.H. NORTON LANDSCAPE ARCHITECTURECLIENTSARATOGA, CAL-6L-9L-7L-5L-4IRRIGATION PLANIRRIGATION SPECIFICATIONS PLANTING SPECIFICATIONSPLANTING PLAN IRRIGATION DETAILSSHEET INDEXCONTACT: TOM NORTONL-3CONSTRUCTION SPECIFICATIONSL-8PLANTING DETAILSL-2CONSTRUCTION DETAILSL-1CONSTRUCTION PLANT-1TITLE SHEETVICINITY MAPN.T.S.121 122 REVISIONDATEThese designs and drawings are CONFIDENTIAL and the exclusive property of THN and are not to be used, duplicated, or distributed without the express permission of THN copyright 2014 c THN. all rights reserved849 JEFFRY DRIVEPLEASANT HILL, CA 94523PHONE: 925.822.3085l a n d s c a p e a r c h i t e c t u r eKnow what's below.Callbefore you dig.03/24/1515005RESIDENCETN14011 JUNE WAYSARATOGA, CA10REV. LOG: 3/26/15, 3/27/15CNAR ORT ONH.NORMREASEOREGITA FTEOLCAIFSIGNATURESSTT5642NDLAADSCPEHIITAECTH06/30/16CONSTRUCTION DETAILSL-2 G12343"4" x 3/16" THK.ALUMINUM HEADERFINISH GRADE @PLANTING AREAALUM. / STEELSTAKE @ 4'-0" MAX.,SECURE WITH (2)S.M. SCREWS.FINISH SURFACE OFD.G. / GRAVEL21431 12"1/4"123TURF / PLANTING AREAD.G. / PLANTING AREALEGEND4" MAX.SECTIONFENCE ELEVATIONNOTES:1x4 RAILS ON INSIDE OF FENCECONCRETE FOOTING - CROWN TO DRAINCOMPACTED SUB-GRADE PER SOILS REPORT 2x8 KICKBOARD P.T.H.F. 4x4 CEDAR POST @ 8' O.C. MAX.DIAGONAL WOOD LATTICE PANELS1x6 CEDAR BOARDS (TYP.)2x4 DADO CEDAR TOP RAIL GATE ELEVATION1LEGEND1245122345678LOCKABLE BOLT-ON LATCHHEAVY-DUTY, SELF CLOSING GALV.9STRAP HINGES89BUILDING EDGE2x4 CROSS BRACE ON INSIDE1010xFENCE SHALL BE INSTALLED TO PROVIDE POSITIVEDRAINAGE AWAY FROM BOTH SIDES. VERIFY WITHCIVIL ENGINEER'S GRADING PLAN.xWATERPROOF STAIN ALL WOOD SURFACES STAIN TOBE BEHR 909. APPLY PER MANUFACTURER'SRECOMMENDATIONS. VERIFY WITH OWNER FENCESTAIN SHALL BE DUNN EDWARDS NO. Q5-19D "BROWNOWL" OR APPROVED EQUAL.P.U.EPROP. LINESTREET SIDE3111x1 TRIM (ALL SIDES OF PANEL 112x4 RABBIT BOTTOM RAIL 127FINISH GRADE1313FEAALUMINUM EDGINGBPERIMETER FENCINGCINTERLOCKING PAVER DRIVEWAYDSTONE PAVINGSTONE STEPS4PER CIVIL152315768LEGENDADJACENT PAVINGTREADS WITH 1/2" CANTILEVER (TYP.). SLOPEMIN. 1/8" PER FOOT4" SQ TILE (6" RISERS) OR 2" SQ. TILE (4" RISERS)RISER HEIGHT PER CIVIL'S PLANSSUBGRADE PER SOILS REPORT1/2" EXPANSION JOINT TOP & BOTTOM WITH1/2" CONTINUOIS BEAD AT SURFACE- COLORTO MATCH GROUT TOP WITH SILICA SANDNO. 3 BAR @ 16" O.C. EA. WAYP.I.P. CONC. BASEMORTAR12345678POOL ENCLOSURESIDE ELEVATIONHEAVY-DUTY, SELF CLOSING GALV.STRAP HINGES1"SECTIONNOTES:1x4 RAILS ON INSIDE OF FENCECONCRETE FOOTING CROWN TO DRAINFINISH GRADE4x4 CEDAR POST @ 8' O.C. MAX.2x4 RAILS ON OUTSIDE OF FENCE AND1x6 CEDAR BOARDS (TYP.)2x6 CEDAR CAP1LEGEND132456323456xFENCE SHALL BE INSTALLED TO PROVIDE POSITIVEDRAINAGE AWAY FROM BOTH SIDES.xWATERPROOF STAIN ALL WOOD SURFACES STAIN TOBE BEHR 909 SOLID COLOR WATERPROOF WOODSTAIN. APPLY PER MANUFACTURER'SRECOMMENDATIONS.EQ. SIDE5'8'FRONT ELEVATION7GALVANIZED TURNBUCKLE CROSS STRAP9INSIDE2x8 KICKBOARD P.T.H.F. 10COMPACTED SUB-GRADE PER SOILS REPORT112x8 KICKBOARD P.T.H.F. 12LOCKABLE BOLT-ON LATCH8CANE BOLD - INSIDE137891011YARD SIDE123 REVISIONDATEThese designs and drawings are CONFIDENTIAL and the exclusive property of THN and are not to be used, duplicated, or distributed without the express permission of THN copyright 2014 c THN. all rights reserved849 JEFFRY DRIVEPLEASANT HILL, CA 94523PHONE: 925.822.3085l a n d s c a p e a r c h i t e c t u r eKnow what's below.Callbefore you dig.03/24/1515005RESIDENCETN14011 JUNE WAYSARATOGA, CA10REV. LOG: 3/26/15, 3/27/15CNAR ORT ONH.NORMREASEOREGITA FTEOLCAIFSIGNATURESSTT5642NDLAADSCPEHIITAECTH06/30/16CONSTRUCTIONSPECIFCATIONSL-3GENERAL NOTES1.0 BIDS, CONTRACTS AND INSURANCEA.EACH BIDDER SHALL INSPECT THE SITE BEFORE SUBMITTING HIS BID.B.THE OWNER RESERVES THE RIGHT TO REJECT ANY OR ALL BIDS.C.SEPARATE CONTRACTS: THE OWNER RESERVES THE RIGHT TO LET OTHERCONTRACTS IN CONNECTION WITH HIS WORK. THE CONTRACTOR SHALLAFFORD OTHER CONTRACTORS REASONABLE OPPORTUNITY FOR THEEXECUTION OF THEIR WORK, AND SHALL PROPERLY COORDINATE HIS WORKWITH THEIRS.D.LIABILITY AND COMPENSATION INSURANCE: THE CONTRACTOR SHALLCARRY AND PAY FOR ADEQUATE LIABILITY AND COMPENSATIONINSURANCE AND SHALL, IF REQUIRED, FURNISH THE OWNER WITH EVIDENCETO THIS EFFECT.E.GUARANTEE BONDS: THE OWNER SHALL HAVE THE RIGHT, PRIOR TO THESIGNING OF THE CONTRACT TO REQUIRE THE CONTRACTOR TO FURNISHBOND COVERING OF THE FAITHFUL PERFORMANCE OF THE CONTRACT ANDTHE PAYMENT OF ALL OBLIGATIONS ARISING THEREUNDER, IN SUCH FORMAS THE OWNER MAY PRESCRIBE AND WITH SUCH SURETIES AS HE MAYAPPROVE. IF SUCH BOND IS REQUIRED, THE PREMIUM SHALL BE PAID BY THEOWNER.2.0 PLANS AND PERMITSA.ALL CONSTRUCTION SHALL BE ACCORDING TO CONSTRUCTION DOCUMENTSAND SHALL CONFORM TO THE REQUIREMENTS OF THE LATEST EDITION OFTHE U.B.C.B.CORRELATION OF DRAWINGS AND SPECIFICATIONS: ANY WORK NOTACCORDING TO DRAWINGS AND SPECIFICATIONS OR ORDINANCES ANDLAWS SHALL BE REMOVED.C.DO NOT SCALE DRAWINGS. USE DIMENSIONS INDICATED.D.ANY DISCREPANCY IN THE DRAWINGS OR SPECIFICATIONS SHALL BE CALLEDTO THE IMMEDIATE ATTENTION OF THE LANDSCAPE ARCHITECT. FAILURE TODO SO WILL PLACE RESPONSIBILITY ON THE CONTRACTOR.E.PERMITS, FEES, ETC.: THE CONTRACTOR SHALL ARRANGE AND PAY FOR THEBUILDING PERMIT AND EACH SUBCONTRACTOR SHALL ARRANGE AND PAYFOR PERMITS FOR THEIR RESPECTIVE WORK.3.0 EXECUTIONA.CONTRACTOR TO VERIFY ON SITE, ALL DIMENSIONS AND LOCATION OF ANYUNDERGROUND UTILITIES.B.DEMOLITION AND REMOVALS SHALL PROCEED ONLY UPON THE APPROVALOF THE LANDSCAPE ARCHITECT/OWNER.C.CUT, CAP, OR PLUG, AS REQUIRED, THOSE UTILITY LINES SERVING THEAREA WITHIN THE PROJECT LIMITS. UTILITIES SHALL REMAINUNINTERRUPTED DURING THE WORK PROGRESS.D.CARE IS TO BE TAKEN NOT TO DEFACE, CRACK OR DAMAGE ANY EXISTINGSTRUCTURES, FENCES OR CONCRETE WORK. ALL DAMAGES TO BEREPAIRED AT THE CONTRACTOR'S EXPENSE.E.CUTTING AND PATCHING: THE CONTRACTOR SHALL DO ALL CUTTING,FITTING OR PATCHING OF HIS WORK THAT MAY BE REQUIRED TO MAKE ITCOMPLETE AS SHOWN BY DRAWINGS AND SPECIFICATIONS. ANY COSTCAUSED BY DEFECTIVE OR ILL-TIMED WORK SHALL BE BORNE BY THEPARTY RESPONSIBLE THEREFORE.F.CLEANING: IT SHALL BE THE DUTY OF EACH SUBCONTRACTOR TO REMOVEHIS OWN RUBBISH FROM THE PREMISES AND KEEP THE JOB CLEAN AT ALLTIMES. HE SHALL PROTECT WORK OF ALL OTHER CONTRACTORS.G.CONTRACTOR SHALL THOROUGHLY CLEAN UP SITE AND REMOVE ALLDEBRIS AND EXTRANEOUS MATERIAL FROM THE SITE PRIOR TO FINALAPPROVAL.H.CONDUCT OF THE WORK: THE CONTRACTOR SHALL, AT ALL TIMES, KEEP ACOMPETENT FOREMAN ON THE JOB WHO SHALL BE IN CHARGE OF THEENTIRE WORK INCLUDING THE WORK OF HIS SUBCONTRACTORS. HE SHALLBE RESPONSIBLE FOR ITS ACCURACY.4.0 EXTRAS AND SUBSTITUTIONSA.ANY EXTRAS TO BE APPROVED IN WRITING BY THE OWNER PRIOR TO ANYCONSTRUCTION.B.THERE ARE TO BE NO SUBSTITUTIONS WITHOUT THE PRIOR APPROVAL OFTHE LANDSCAPE ARCHITECT.5.0 PAYMENTLIEN RELEASES FOR THE COMPLETED WORK SHALL BE SUBMITTED PRIOR TOPAYMENT FOR SAID WORK.MASONRY SPECIFICATIONS1.0 SCOPE OF WORKA.GENERAL: THIS WORK SHALL CONSIST OF FURNISHING ALL LABOR ANDMATERIALS FOR CONSTRUCTION OR INSTALLATION OF ALL LABOR ANDSTRUCTURES, AND BRICK OR TILE AS DETAILED ON THE PLANS.B.WORK INCLUDES THE INSTALLATION OF ANCHORS AND INSERTSFURNISHED BY OTHER REQUIRED FOR OTHER TRADES, REINFORCEMENTSTEEL, CONCRETE BASES OR FOOTINGS, AND STUCCO FINISHES.2.0 MATERIALSA.REFER TO PLANS FOR SPECIFIC MATERIAL TYPES, COLORS FINISHES, ETC.B.CONCRETE MASONRY UNITS: CONFORM TO ASTM C90, GRADE N-II AND THEREQUIREMENTS OF THE QUALITY CONTROL STANDARDS OF THE CONCRETEMASONRY ASSOCIATION; AS MANUFACTURED BY ORCO BLOCK CO., OREQUAL.C.PORTLAND CEMENT: CONFORM TO ASTM C150, TYPE I OR TYPE II, TYPE,LOW ALKALI. USE ONLY ONE BRAND THROUGHOUT WORK. PROVIDE WHITECEMENT AS REQUIRED FOR USE IN COLORED MORTAR.D.HYDRATED LIME: CONFORM TO ASTM C207, TYPE S, AND CONTAINING 95%BY WEIGHT OF CALCIUM OXIDE.E.AGGREGATES: CONFORM TO ASTM C144.E.1.SAND: CONSIST OF FINE GRANULAR MATERIALS, (NOT LESS THAN 5%PASSING NO. 8 SIEVE), COMPOSED OF HARD, STRONG DURABLEMINERAL PARTICLES, FREE FROM INJURIOUS AMOUNTS OF SALINE,ALKALINE, ORGANIC OR OTHER DELETERIOUS SUBSTANCES.E.2.PEA GRAVEL: GRADED WITH NO MORE THAN 5% PASSING THE NO. 8SIEVE AND WITH 100% PASSING THE 3/8" SIEVE.F.REINFORCING STEEL: NEW, TESTED DEFORMED BARS OF DOMESTICMANUFACTURE CONFORMING TO ASTM 1615.G.WATER: CLEAN, POTABLE, FROM DOMESTIC SUPPLY.H.ADMIXTURE FOR MORTAR: "RED LABEL" USED IN ACCORDANCE WITH THESPECIFICATIONS.I.MORTAR: FRESHLY PREPARED AND UNIFORMLY MIXED IN THE RATIO BYVOLUMES OF 1 PART CEMENT, 1/2 PART LIME PUTTY, 4 1/2 PARTS SAND.PUTTY SHALL BE OMITTED. MORTAR SHALL MATCH COLOR OF BLOCK,UNLESS OTHERWISE SPECIFIED.J.GROUT: FLUID CONSISTENCY AND MIXED IN THE RATIO BY PARTS SAND, 2PARTS PEA GRAVEL.K.LIME PUTTY: ASTM C5, HIGH CALCIUM LIME, COMPLETELY SLAKED BEFOREUSING.3.0 EXECUTIONA.EXECUTE WORK IN BEST WORKMANSHIP LIKE MANNER IN FULLCOMPLIANCE WITH APPLICABLE BUILDING ORDINANCES.B.CONCRETE BLOCK SHALL BE LAID AS REINFORCED FILL CELL UNITMASONRY. BLOCK SHALL BE LAID ON 3/8" THICK FULL MORTAR BED ONALL WEBS AND FACE SHELLS. VERTICAL FACES OF HEAD JOINTS SHALL BEWELL BUTTERED TO A DEPTH OF 1 1/2" FROM EXTERIOR FACES AND ALLJOINTS SHALL BE SHOVED INTO PLACE, SO THE MORTAR BONDS WELL WITHBOTH BLOCKS. FURROWING OF THE MORTAR IS NOT PERMITTED.INTERSECTING MASONRY SHALL BE GROUTED IN 4'-0" MAXIMUM POURS.UNLESS OTHERWISE NOTED ON PLANS, ALL CELLS CONTAININGREINFORCING SHALL BE SOLID GROUTED. PUDDLE THE GROUT WITH ASTICK IN EACH CELL, EACH TIME IT IS POURED, TO OBTAIN A COMPLETEFILLING OF THE VOIDS. RECONSOLIDATE ALL GROUT. RUN ALLHORIZONTAL BARS IN BOND BEAM BLOCK AND LAP AROUND CORNER ANDAT ALL SPLICE 2'-0" MINIMUM. RUN ALL VERTICAL BARS IN OPEN ENDBLOCK.C.DO NOT START MASONRY IF THE HORIZONTAL OR VERTICAL ALIGNMENTOF THE FOUNDATION IS A MAXIMUM OF 1" TOTAL IN ERROR.D.ALL UNITS SHALL BE CLEAN WHERE LAID. CONCRETE UNITS SHALL BEDRY. BRICK SHALL BE WETTED BUT HAVE NO FREE MOVING WATER WHENLAID.E.WHERE NO BOND PATTERN IS SHOWN ON THE PLANS, THE WALL SHALL BERUNNING BOND.F.WHERE MASONRY UNIT CUTTING IS NECESSARY, MAKE ALL CUTS NEATAND REGULAR, EDGES EXPOSED IN THE FINISHED WORK SHALL BE CUTWITH A POWER DRIVEN ABRASIVE SAW.G.MORTAR JOINTS SHALL BE STRAIGHT, CLEAN AND UNIFORM IN THICKNESS.UNLESS OTHERWISE SPECIFIED OR DETAILED, HORIZONTAL AND VERTICALJOINTS SHALL BE APPROXIMATELY 3/8" THICK FOR PRECISION BLOCS.BRICK JOINTS TO BE 1/2" - 3/8" THICK WITH A MAXIMUM DEPTH OF 3/8" RAKE.H.UNLESS OTHERWISE SHOWN ON PLANS, EXPOSED WALLS SHALL HAVEDENSE, SLIGHTLY CONCAVE SURFACE WELL BONDED TO THE BLOCK ATTHE EDGES. PERFORM TOOLING WHEN THE MORTAR IS PARTIALLY SET BUTSTILL SUFFICIENTLY PLASTIC TO BOND. DO ALL TOOLING WITH A TOOLWHICH COMPACTS THE MORTAR, PRESSING THE EXCESS MORTAR OUT OF ITRATHER THAN DRAGGING IT OUT. WHERE WALL SURFACE IS TO BEPLASTERED, MAKE MORTAR JOINTS FLUSH WITH BLOCK FACE.I.IF IT IS NOT NECESSARY TO MOVE A BLOCK SO AS TO OPEN A JOINT,REMOVE THE BLOCK FROM THE WALL, CLEAN AND SET IN FRESH MORTAR.J.CONCRETE FOOTINGS TO ATTAIN 2800 PSI AT 28 DAYS (MAX. 4 1/2" SLUMP).K.THE OWNER'S REPRESENTATIVE IS TO BE NOTIFIED 24 HOURS PRIOR TOCONCRETE POUR IN ORDER THAT THE FORMS AND REINFORCEMENT MAYBE INSPECTED.L.CO-ORDINATE PLACEMENT OF WATER AND ELECTRICAL LINES PRIOR TOCONCRETE POUR. VERIFY LOCATION OF ALL P.V.C. SLEEVES AND ELECTRICSOURCE FOR IRRIGATION CLOCK WITH LANDSCAPE CONTRACTOR.M.MASON TO BE RESPONSIBLE FOR SETTING ALL S.P.O.'S SWITCHES, ANDJ-BOXES FLUSH WITH STRUCTURE, AND FOR SETTING BOLTS, ANCHORS,AND INSERTS FOR ATTACHMENTS BY OTHER TRADES.N.PLACING REINFORCING STEEL:N.1.WHERE HORIZONTAL COURSES ARE TO BE FILLED, USE METAL STOPS.USE OF PAPER STOPS WILL NOT BE PERMITTED. ALL HORIZONTALREINFORCING STEEL SHALL BE LAID IN A COURSE OF BOND BEAMBLOCK FILLED WITH MORTAR.N.2.CUT BRICK WITH POWER DRIVEN ABRASIVE SAW ONLY. CUT NEATTRUE LINE WITHOUT CHIPS ON EXPOSED FACES, CONCEAL CUT FACESWHERE POSSIBLE, DO NOT LAY BRICKS LESS THAN 1/4 LENGTH INEXPOSED WORK. IF ANY BRICK MUST BE REMOVED OR SHIFTEDAFTER IT HAS BEEN LAID, REMOVE SETTING MORTAR, CLEAN BRICKTHOROUGHLY, APPLY FRESH MORTAR AND RE-LAY.N.3.LAY MASONRY TRUE, LEVEL, AND PLUMB WITH ANGLE SQUARE INACCORDANCE WITH PLANS.O.SEAL BACK OF PLANTER WALLS WITH APPROVED ELASTOMERICWATERPROOF MEMBRANE.P.BACKFILL BEHIND ALL WALLS AND MASONRY STRUCTURES, AS REQUIREDAND AS PER DETAILS. BACKFILL IN PLANTERS TO BE TOP GRADE SANDYLOAM TOPSOIL. SWALE EARTH FOR PROPER DRAINAGE. WHERE CONCRETESLABS OCCUR NEXT TO WALLS, BACKFILL SHALL BE COMPACTED TO 90%.4.0 CLEANINGA.SPECIAL CARE SHALL BE USED TO PREVENT STAINING OF EXPOSED ANDGROUT. ANY MORTAR OR GROUT WHICH COMES IN SUCH FACES SHALL BEPROMPTLY AND THOROUGHLY REMOVED BY AFFECTIVE AND APPROVEDMEANS.B.ENTIRE SITE TO BE CLEANED AND ALL DEBRIS REMOVED PRIOR TO FINALINSPECTION.WOODWORKING SPECIFICATIONS1.0 SCOPE OF WORKA.GENERAL: THIS WORK SHALL CONSIST OF FURNISHING ALL LABOR ANDMATERIAL FOR CONSTRUCTION OF OVERHEAD WOOD TRELLIS, FENCES,AND SCREENS, AS DETAILED ON THE PLANS. THE WORK DOES NOT INCLUDEPOST FOOTINGS AND HARDWARE SET IN PAVED AREAS.B.COORDINATION: WOOD WORK CONTRACTOR SHALL LOCATE AND STAKEPOST LOCATIONS FOR CONCRETE AND/OR MASONRY CONTRACTOR BEFOREPAVING OR MASONRY WORK IS BEGUN.C.SITE CONDITIONS: VERIFY ALL DIMENSIONS AND SITE CONDITIONS ON THESITE PRIOR TO BEGINNING WORK. ANY DISCREPANCIES SHALL BE CALLEDTO THE IMMEDIATE ATTENTION OF THE LANDSCAPE ARCHITECT.D.PERMITS: CONTRACTOR SHALL OBTAIN ALL BUILDING PERMITS ANDAPPROVALS. (REFER TO GENERAL NOTES).2.0 MATERIALSA.GENERAL: ALL MATERIALS SHALL BE NEW AND PROPERLYGRADE-MARKED OR CERTIFIED. ONLY LUMBER CONSISTING OF SOUNDWOOD, FREE OF DECAY, WARPING, SPLITS OR CHECKS WILL BEACCEPTABLE.B.LUMBER:B.1.ALL LUMBER SIZES SHOWN ON THE PLANS OR SPECIFIED REFER TONOMINAL SIZES AND THE AMERICAN STANDARD ROUGH ANDDRESSED SIZES WILL BE ACCEPTED AS CONFORMING THERETO.B.2.DOUGLAS FIR SHALL BE OF THE SPECIES "PSEUDOTSUGA MENZIESII"AND SHALL BE GRADED IN ACCORDANCE WITH THE CURRENTSTANDARD GRADING AND DRESSING RULES FOR DOUGLAS FIRADOPTED BY THE WEST COAST BUREAU OF LUMBER GRADES ANDINSPECTION.B.3.CEDAR SHALL BE OF THE SPECIES "CHAMAECYPARIS LAWSONIANA"AND SHALL BE GRADED IN ACCORDANCE WITH THE CURRENTGRADING AND DRESSING RULES.B.4.ALL WOOD BEARING ON CONCRETE OR MASONRY LESS THAN 4'-0"ABOVE GRADE SHALL BE PRESSURE TREATED. WOOD JOINTS OR THEBOTTOM OF WOOD FLOORS LESS THAN 18" ABOVE GRADE SHALL ALSOBE PRESSURE TREATED.B.5.ALL STRUCTURAL MEMBER (I.E., BEAMS, RAFTERS, POSTS, JOINTS) TOBE DOUGLAS FIR NO. 1 OR BETTER UNLESS OTHERWISE NOTED. ALLLATH AND DECKING AS SPECIFIED.C.HARDWARE:C.1.NAILS TO BE GENERAL FRAMING COMMON OF STANDARD SIZE ANDFORM, HOT DIPPED GALVANIZED OR ALUMINUM, UNLESSSPECIFICALLY NOTED. BOX NAILS WILL BE ACCEPTED.C.2.WASHERS TO BE REINFORCED MALLEABLE IRON, GALVANIZED.C.3.ALL BRACKETS AND HANGERS TO BE SIMPSON OR APPROVED EQUAL.3.0 EXECUTIONA.WORKMANSHIP: ALL WOODWORK SHALL BE CUT, FITTED, JOINTEDTOGETHER, TIED, SET TO REQUIRED LINES AND LEVELS, SHORED IN PLACEETC., IN A NEAT WORKMANLIKE MANNER TO THE ENTIRE SATISFACTION OFTHE LANDSCAPE ARCHITECT. ALL SPLIT WOOD SHALL BE REMOVED ANDREPLACED.B.BOLTING: HEADS AND NUTS OF MACHINE BOLTS AND NUTS OF CARRIAGEBOLTS SHALL HAVE WASHERS, EXCEPT AGAINST STEEL PLATES. BOLT,SPLICE AND HAND ALL BEAMS AS SHOWN ON DRAWINGS. CUT ALL BOLTSFLUSH WITH NUTS, PLAIN SMOOTH AND REMOVE ALL BURRS. HOLES FORBOLTS SHALL BE BORED 1/32" TO 1/16" LARGER THAN NOMINAL BOLTDIAMETER. NAILS SHALL NOT BE INSTALLED CLOSER THAN 1/2 THEIRLENGTHS AND DRILLED HOLES, ONE SIZE SMALLER THAN NAIL SHANK,SHALL BE USED WHERE WOOD MEMBERS ARE LIABLE TO BE SPLIT BYNORMALLY DRIVEN NAILS. ALL NAILING SHALL BE IN ACCORDANCE WITHU.B.C.C.STRUCTURAL MEMBERS SHALL NOT BE CUT FOR PIPES, ETC.,UNLESSSPECIFICALLY NOTED OR DETAILED.D.FINISHING: CONTRACTOR TO STAIN, PAINT OR SEAL WOOD. REFER TODRAWINGS. PAINT ALL METAL TO MATCH WOOD FINISH UNLESS NOTEDOTHERWISE WITH (1) COAT ZINC RICH PRIMER AND (2) COATS SEMI-GLOSSOIL BASE EXTERIOR PAINT.E.CLEANUP: CONTRACTOR SHALL DAILY REMOVE ALL RUBBISH, SCRAPS,EXTRANEOUS CONCRETE AND HARDWARE FROM THE PREMISES AND KEEPTHE JOB REASONABLY CLEAN AT ALL TIMES. SPILLED OR OVERSPRAYEDPAINT SHALL BE IMMEDIATELY CLEANED OFF OF FINISHED SURFACES TOTHE LANDSCAPE ARCHITECT'S SATISFACTION. SPECIAL CARE SHALL BEEXERCISED TO PREVENT ACCUMULATIONS OF MATERIAL TO FORM A FIREOR SAFETY HAZARD.TUBULAR STEEL1.0 SCOPE OF WORKWORK INCLUDED:A.FURNISH AND INSTALL TUBULAR STEEL PER PLANS, DETAILS ANDSPECIFICATIONS.RELATED WORK SPECIFIED IN THIS SECTION:2.0 QUALITY ASSURANCEA.QUALIFICATIONSA.1.PERFORM SHOP WELDING ON THE PREMISES OF A FABRICATORLICENSED BY THE CITY BUILDING AND SAFETY DEPARTMENT.A.2.PERFORM WELDING BY WELDERS APPROVED AND CERTIFIED INACCORDANCE WITH REQUIREMENTS OF AWS.B.REFERENCE STANDARDSB.1."AISC" STEEL CONSTRUCTION MANUAL.B.2."CODE FOR ARC AND GAS WELDING IN BUILDING CONSTRUCTION".AWS F1.0 OF THE AMERICAN WELDING SOCIETY.B.3."METAL FINISHES MANUAL", OF THE NATIONAL ASSOCIATION OFARCHITECTURAL METAL MANUFACTURERS (NAAMM).3.0 SUBMITTALSA.SUBMIT COMPLETE SHOP DRAWINGS TO THE LANDSCAPE ARCHITECTAND/OR OWNER'S REPRESENTATIVE FOR REVIEW IN ADVANCE OFFABRICATION.A.1.SHOW DIMENSIONS, SITES, THICKNESSES, GAUGES, FINISHES, JOINING,ATTACHMENTS AND RELATIONSHIP TO ADJACENT WORK.A.2.WHERE WELDED CONNECTIONS, CONCRETE INSERTS, AND OTHERITEMS ARE REQUIRED TO RECEIVE OTHER WORK, SHOW EXACTLOCATIONS REQUIRED.A.3.FOR STANDARD MANUFACTURED ITEMS, SUBMIT WORK SHEETSSHOWING ILLUSTRATED CUTS OF ITEMS TO BE FURNISHED, SCALE,DETAILS AND DIMENSIONS.4.0 MATERIALSA.ROLLED STEEL SHAPES AND STEEL PLATES: ASTM A36.B.STEEL TUBING: ASTM A500 GRADE A, OR ASTM 1501 SEAMLESS - G.A. PERDETAILS.C.STEEL PIPE: ASTM A53, TYPE E OR S, GRADE A OR A120, GALVANIZED 6"DIAMETER.D.STEEL BOLTS: ASTM A307, GRADE A.E.WELDING RODS: CONFORM TO AWS REQUIREMENTS FOR INTENDED USE.F.CONCRETE INSERTS: AS INDICATED ON THE PLANS.G.SHOP PRIME-COAT PAINT: CONFORM TO EITHER FS TT-P-86 TYPE II FOR REDLEAD/ALKYD TYPE PAINT OR TO FS TT-P-45 FOR ZINC CHROMATE TYPEPAINT- (2) SHOP COATS.H.TOUCH-UP FOR GALVANIZED SURFACES: ALL STATE No. 321 GALVANIZINGPOWDER (30% TIN, 30% ZINC, 40% LEAD AND FLUX) AS MANUFACTURED BYALL STATE WELDING ALLOYS CO., OR SPEED GALVANIZED BY W.D.L. CO. OREQUAL.I.NON-SHRINK GROUT: MINI WAX CONSTRUCTION PRODUCTS DIVISIONPOR-ROCK, OR APPROVED EQUAL.J.METAL ENAMEL: FS TT-P-37C - (2 COATS).5.0 FABRICATIONA.CONFORM TO THE REQUIREMENTS OF THE REFERENCED STANDARDS.A.1.FOR MANUAL WELDING, USE LOW HYDROGEN TYPE E-7015 AND 7016ELECTRODES.A.2.WELD PREHEAT SHALL BE DETERMINED FROM MILL REPORTSSHOWING THE CHEMICAL COMPOSITION OF THE REINFORCEMENT.B.SHOP PRIME ALL FERROUS ITEMS TO 1 MILL DRY COAT THICKNESS AFTERFABRICATION, DE-BURRING AND GRINDING SMOOTH WELDS AND ROUGHSPOTS. TOUCH-UP AFTER INSTALLATION. LEAVE IN PROPER CONDITION TORECEIVE FINISH PAINTING.B.1.DO NOT PAINT REBAR AND STEEL SURFACES TO BE EMBEDDED IN ORBONDED TO CONCRETE.C.WELDS SHALL BE GROUND SMOOTHLY, ALL WELD SPATTER REMOVED ANDWORK SHALL COMPLY WITH THE SPECIFICATIONS OF THE "AMERICANWELDING SOCIETY."D.SUBCONTRACTOR TO PERFORM ALL THE ABOVE WORK IN ACCORDANCEWITH THE GOVERNING PLANS AND SPECIFICATIONS.6.0 COORDINATION WITH OTHER WORKA.EXAMINE DRAWINGS AND SPECIFICATIONS, AND INCLUDE ALLMISCELLANEOUS METAL WORK WHICH IS NOT DISTINCTLY SPECIFIED INOTHER SECTIONS.B.PROVIDE ALL CONNECTIONS, ANCHORS, BOLTS, WELDING, CUTTING,PUNCHING, DRILLING, TAPPING OR OTHER CONNECTION REQUIRED TO FITMISCELLANEOUS METAL WITH OTHER WORK.C.PROVIDE ITEMS TO BE INSTALLED BY OTHER TRADES WELL IN ADVANCE,TO PERMIT PROPER SEQUENCING AND SCHEDULING OF OTHER WORK.7.0 INSTALLATIONA.MISCELLANEOUS METALWORK SHALL BE FREE FROM DEFECTS WHICHWOULD IMPAIR STRENGTH, DURABILITY AND APPEARANCE.B.ERECT PLUMB, STRAIGHT, TRUE AND ACCURATELY FIT IN PLACE BRACE,REINFORCE, AND ANCHOR IN PLACE. GRIND ALL FIELD WELDS.C.PROVIDE NON-SHRINK GROUTING OF ALL FRAMES, PLATES, SILLS, BOLTSAND OTHER ITEMS NOT DESIGNATED TO BE DONE BY OTHERS.D.CONCEAL ALL CONNECTIONS IN THE FINISHED WORK, WHERE POSSIBLE.EXPOSED SCREW CONNECTIONS SHALL BE ALLEN HEAD SCREWSMATCHING THE MATERIAL THEY FASTEN.E.SET BASE PLATE FOR SUPPORT POSTS., TRUE AND PLUMB IN CONCRETEFOOTING PER DETAILS.F.PROTECT ALL DISSIMILAR METALS FROM GALVANIC CORROSION BYPRESSURE TAPES, COATINGS, OR ISOLATORS.G.AFTER ERECTION, CLEAN OFF ALL RUST, SCALE AND OIL. CLEAN FIELDWELDS, BOLTS, AND ABRADED AREAS. TOUCH-UP ALL AREAS WITH THESAME MATERIAL AS USED FOR THE SHOP COAT, LEAVING ALL SURFACESREADY TO RECEIVE FINISH COATS. APPLY SECOND COAT OF PRIMER ONSITE.H.APPLY (2) COATS ZINC RICH PRIMER COAT AND TWO FINISH COATS OFEXTERIOR METAL ENAMEL TO METAL SURFACES, COLOR AS SELECTED BYOWNER'S REPRESENTATIVE.8.0 REPAIR OF DEFECTSALL DEFECTIVE OR DAMAGED WORK SHALL BE REPLACED, REMOVED ANDREPAIRED AS DIRECTED BY THE LANDSCAPE ARCHITECT OR OWNER'SREPRESENTATIVE AT NO COST TO THE OWNER.9.0 CLEAN-UPA.CLEAN-UP AND REMOVE FROM THE SITE ALL UNUSED MATERIALS ANDDEBRIS RESULTING FROM THE PERFORMANCE OF THIS WORK NOT LESSTHAN ONCE A WEEK OR THE LAST WORKING DAY EACH WEEK. ALL TRASHSHALL BE REMOVED COMPLETELY FROM THE PROJECT SITE.B.TOUCHUP- CONTRACTOR SHALL CLEAN AND RETOUCH CONTRACTOR'SWORK AS NECESSARY, OR AS REQUIRED FOR FINAL APPROVAL BY THELANDSCAPE ARCHITECT WITHIN 24 HOURS NOTICE.C.UNPAINTED SURFACE- CONTRACTOR SHALL LEAVE ALL SURFACES NOT TOBE PAINTED, PAVING, HARDWARE, OR PLANT MATERIALS FREE FROM ANYPAINT, STAIN, SPATTERING, SMEARS OR SMUDGES WHICH ARE THE RESULTOF THE CONTRACTORS OPERATION.D.LOCATION- CONTRACTOR SHALL NOT CLEAN EQUIPMENT AND BRUSHES ORDISPOSE OF THINNERS, PAINT OR OTHERS CHEMICALS IN AREAS TO BEPLANTED OR IN THE VICINITY OF EXISTING PLANTS.CONCRETE1.0 SCOPE OF WORKFURNISH AND INSTALL ALL CONCRETE WORK COMPLETE AS INDICATED ON THEDRAWINGS AND SPECIFICATIONS INCLUDING, BUT NOT LIMITED TO:A.FURNISH AND SET ALL REINFORCING STEEL, BOLTS AND ANCHORS.B.INSTALL ALL ITEMS REQUIRED BY OTHER TRADES WHICH ARE TO BE CASTINTO CONCRETE.C.CONCRETE MOW CURBS, BANDING, OTHER FLATWORK, FOOTINGS, PADSAND SLABS FOR: WALLS, FENCING, CONTROLLERS, ETC., WHEREAPPLICABLE.2.0 GENERALALL REQUIREMENTS OF SUBSECTION 3.31, STANDARD SPECIFICATIONS FORPUBLIC WORKS CONSTRUCTION, SHALL APPLY EXCEPT AS SPECIFIED HEREIN.2.1 INSPECTION OF SITEEXAMINE RELATED WORK AND SURFACES BEFORE STARTING WORK IN THISSECTION. REPORT TO THE LANDSCAPE ARCHITECT IN WRITING, SITECONDITIONS WHICH WILL PREVENT THE PROPER PROVISION OF THIS WORK.BEGINNING THE WORK IN THIS SECTION WITHOUT REPORTING UNSUITABLECONDITIONS TO THE LANDSCAPE ARCHITECT CONSTITUTES ACCEPTANCE OFSITE CONDITIONS BY THE CONTRACTOR. ANY REQUIRED REMOVAL, REPAIR, ORREPLACEMENT OF THIS WORK CAUSED BY UNSUITABLE CONDITIONS SHALL BEDONE AT NO ADDITIONAL COST TO OWNER.2.2 PROTECTION OF EXISTING CONDITIONSCONTRACTOR SHALL ACQUAINT HIMSELF WITH ALL SITE CONDITIONS. HESHALL TAKE NECESSARY PRECAUTIONS TO PROTECT EXISTING SITECONDITIONS. SHOULD DAMAGE BE INCURRED, THIS CONTRACTOR SHALLREPAIR DAMAGE TO ITS ORIGINAL CONDITION OR FURNISH AND INSTALLEQUAL REPLACEMENT AT HIS OWN EXPENSE, TO THE SATISFACTION OF THEOWNER.2.3 COORDINATIONA.COOPERATION ON-SITE: COORDINATE AND COOPERATE WITH OTHERCONTRACTORS TO ENABLE THE WORK TO PROCEED AS RAPIDLY ANDEFFICIENTLY AS POSSIBLE.B.WORK WITH OTHER TRADES: COORDINATE WITH GENERAL CONTRACTORITEMS OF OTHER TRADES TO BE FURNISHED AND SET IN PLACE. SUCHPORTIONS OF THEIR WORK AS ALL OR IN PART EMBEDDED, BUILT-IN,ATTACHED TO, OR SUPPORTED BY THE WORK SHALL BE EXECUTED BYTHEM IN AMPLE TIME THAT PROGRESS OF THE WORK IS NOT DELAYED. ANYCUTTING OR PATCHING MADE NECESSARY TO COMPLY WITH THISINJUNCTION SHALL BE DONE AT THE CONTRACTOR'S EXPENSE.2.4 APPROVALWHEREVER THE TERMS "APPROVE," "APPROVAL," OR "APPROVED" ARE USED INTHE SPECIFICATIONS, THEY MEAN APPROVAL OF THE LANDSCAPE ARCHITECT,THE OWNER'S REPRESENTATIVE OR THEIR FIELD REPRESENTATIVES, INWRITING.2.5 SUBMITTALSAFTER AWARD OF CONTRACT, CONTRACTOR SHALL SUBMIT FOR APPROVALSAMPLES AND SPECIFICATIONS OF SPECIFIED ITEMS PRIOR TO BEGINNINGWORK. APPROVED SAMPLES SHALL BE STANDARDS FOR COMPLETING WORK.SAMPLES SHALL CONSIST OF 3' SQUARE PANELS. CONTRACTOR SHALL PROVIDEONE PANEL FOR EACH COLOR AND/ OR FINISH ON THE JOB SITE. EACH SAMPLESHALL BE APPROVED BY THE LANDSCAPE ARCHITECT.2.6 SUBSTITUTIONSA.STANDARDS- SPECIFIC REFERENCE TO MANUFACTURES NAMES ANDPRODUCTS SPECIFIED IN THIS SECTION ARE USED AS STANDARDS; THISIMPLIES NO RIGHT TO SUBSTITUTE OTHER MATERIAL OR METHODSWITHOUT WRITTEN APPROVAL OF THE LANDSCAPE ARCHITECT.B.APPROVAL- INSTALLATION OF ANY APPROVED SUBSTITUTIONS ISCONTRACTOR'S RESPONSIBILITY. ANY CHANGES REQUIRED FORINSTALLATION OF ANY APPROVED SUBSTITUTION MUST BE MADE TO THESATISFACTION OF LANDSCAPE ARCHITECT AND WITHOUT ADDITIONALCOST TO OWNER. APPROVAL BY LANDSCAPE ARCHITECT OF SUBSTITUTEDMATERIALS AND/OR DIMENSIONAL DRAWINGS DOES NOT WAIVE THESEREQUIREMENTS.2.7 WARRANTYIN ADDITION TO MANUFACTURERS' GUARANTEES OR WARRANTIES, ALL WORKSHALL BE WARRANTED FOR ONE YEAR FROM THE DATE OF FINAL ACCEPTANCEAGAINST DEFECTS IN MATERIALS AND WORKMANSHIP BY CONTRACTOR.WARRANTY SHALL ALSO COVER REPAIR OF DAMAGE TO ANY PART OF THEPREMISES.3.0 MATERIALSA.PORTLAND CEMENT SHALL CONFORM TO ASTM-C150, TYPE I OR TYPE II.B.CONCRETE AGGREGATE SHALL CONFORM TO ASTM-C33. WATER SHALL BECLEAN, FREE FROM STRONG ACIDS, ALKALI, OIL OR ORGANIC MATTER.C.ADMIXTURE FOR ALL FORMED CONCRETE SHALL BE SIKA CHEMICAL CORP'S"PLASTIMENT", OR APPROVED EQUAL, APPLIED IN STRICT ACCORDANCEWITH MANUFACTURER'S DIRECTIONS.D.REINFORCEMENT: REINFORCING STEEL ASTM-A15 AND ASTM-A-305.WIREFABRIC: ASTM-A185E.FORMS:E.1.LUMBER SHALL BE "CONSTRUCTION GRADE" DOUGLAS FIRE.2.PLYWOOD FOR FORMING OF CONCRETE WHICH IS EXPOSED SHALL BEPLYFORM. ALL PLYWOOD USED FOR FORMING SHALL BE AT LEAST 5/8INCH THICK AND EDGE SEALED.F.EXPANSION JOINT FILLER SHALL CONFORM WITH ASTM-D1751(PREMOLDED).G.PROVIDE CERTIFIED MILL TEST REPORTS OF THE CHEMICAL AND PHYSICALPROPERTIES OF REINFORCING BARS AND WELDED WIRE FABRIC.G.1.REINFORCING BARS- DEFORMED BILLET-STEEL BARS CONFORMING TOASTM A615, CLEAN AND FREE FROM RUST, SCALE, OR COATING THATWILL REDUCE BOND.G.2.WELDED WIRE FABRICG.2.1.CONFORM TO ASTM A185. TAGS DESIGNATING WIRE SIZE ANDSPACING SHALL BE LEFT ON EACH ROLL UNTIL READY FOR USE.G.2.2.UNLESS OTHERWISE APPROVED WELDED WIRE MESH SHALL BE 6"X 6" No.10 No.10 CONTINUOUS.4.0 CONCRETEA.QUALITYA.1.CONTRACTOR ASSUMES RESPONSIBILITY FOR THE DESIGN MIX ANDGUARANTEES THE SPECIFIED ULTIMATE STRENGTH AS INDICATED ORSPECIFIED HEREIN.A.2.CONCRETE, MINIMUM 28-DAY ULTIMATE STRENGTH SHALL BE 2500PSI.A.3.READY-MIXED CONCRETE SHALL CONFORM TO ASTM-C94.B.PROPORTIONS AND CONSISTENCYB.1.THE PROPORTIONS OF AGGREGATE TO CEMENT SHALL PROVIDE ADENSE MIXTURE WHICH WILL READILY WORK INTO ALL CORNERS OFTHE FORMS AND AROUND ALL REINFORCEMENTS WITHOUT ANYSEGREGATION OF THE MATERIALS, CAUSE EXCESS FREE WATER TOCOLLECT ON THE SURFACE OR CAUSE EXCESSIVE BLEEDING OF THEFORMS.B.2.THE RECOMMENDED PRACTICES OF THE AMERICAN CONCRETEINSTITUTE SHALL BE FOLLOWED IN ALL APPLICABLE PROCEDURES.THE MAXIMUM SLUMP SHALL NOT EXCEED (4") FOUR INCHES FORFOOTINGS, SLABS ONGRADE, AND MASS CONCRETE; 5 INCHES FORFOUNDATION WALLS.C.CONTROL- THE CONCRETE QUALITY, PROPORTIONS, CONSISTENCY, ETC., ISSUBJECT TO THE APPROVAL OF OWNER, AND NO CHANGES SHALL BE MADEWITHOUT PRIOR WRITTEN APPROVAL.5.1 FORMWORKA.FORMS FOR CONCRETE WORK SHALL BE EITHER METAL OR WOOD. FORMSTHAT ARE WARPED OR THAT DO NOT HAVE A SMOOTH STRAIGHT UPPEREDGE SHALL NOT BE USED. FORMS SHALL BE SET WITH THE UPPER EDGE OFTHE BOARD TRUE TO LINE AND GRADE AND SHALL BE STAKED RIGIDLY INPLACE WITH STAKES SET NOT MORE THAN FOUR FEET (4') APART SO AS TOREMAIN IMMOVABLE THROUGHOUT THE CONSTRUCTION. ALL FORMSSHALL BE APPROVED BY LANDSCAPE ARCHITECT WITHIN A TOLERANCE OFONE PERCENT (1%). NOTIFY LANDSCAPE ARCHITECT 48 HOURS IN ADVANCETO SCHEDULE INSPECTION. ALL MATERIALS SHALL BE ACCURATELY ANDSEPARATELY WEIGHTED AND MIXING SHALL CONTINUE UNTIL THEDISTRIBUTION OF MATERIAL IS UNIFORM AND THE MASS OF CONCRETE ISHOMOGENEOUS.B.TWO AND ONE-HALF (2 1/2) GALLONS OF WATER PER CUBIC YARD, SHALL BEWITHHELD FROM THE MIX AT THE PLANT, AND ALL OR A PORTION MAY BEADDED TO THE MIX AT THE JOB SITE AS DIRECTED BY THE INSPECTOR. THECONCRETE SHALL BE MIXED AT LEAST 5 MINUTES AFTER SUCH WATER ISADDED AND NOT LESS THAN 3 MINUTES OF THIS TIME SHALL BEIMMEDIATELY PRIOR TO THE DISCHARGE OF THE BATCH. TOTAL MIXINGTIME AFTER ADDING ORIGINAL WATER SHALL BE AT LEAST 15 MINUTES.C.CONCRETE WHICH IS NOT PLACED WITHIN 90 MINUTES AFTER THEINTRODUCTION OF CEMENT AND WATER, AND CONCRETE WHICH HASSTOOD FOR 30 MINUTES AFTER LEAVING THE MIXER, SHALL NOT BE USED.5.2 REBARA.REINFORCING BAR SHALL BE SPLICED WITH 30 BAR DIAMETERS MINIMUMOVERLAP.6.0 CONVEYING AND PLACINGA.BEFORE POURING, ALL FORMS SHALL BE THOROUGHLY CLEANED ANDMADE TIGHT. THE BOTTOM OF TRENCHES SHALL BE WETTED DOWNBEFORE POURING FOOTINGS; EARTH SHALL NOT BE MUDDY AT THE TIME OFPOURING. CONCRETE SHALL NOT BE PLACED UNTIL REINFORCEMENTS,ROUGH HARDWARE, AND FORMS ARE APPROVED BY OWNER ORLANDSCAPE ARCHITECT.B.BEFORE DEPOSITING NEW CONCRETE AGAINST OLD CONCRETE, ALLLAITANCE SHALL BE REMOVED, AND THE SURFACES ROUGHENED TOEXPOSE THE EMBEDDED AGGREGATE. THE SURFACES SHALL THEN BECOVERED WITH CEMENT GROUT, USING THE SPECIFIED MIX WITH 1/2 OF THECOURSE AGGREGATE OMITTED, 1 1/2 INCHES THICK.C.CONVEYING AND PLACING OF CONCRETE SHALL BE DONE SO AS TOPREVENT SEPARATION OF INGREDIENTS, AND IN NO CASE SHALL THE FREEFALL EXCEED 6 FEET. TREMIES SHALL BE USED AS REQUIRED. SURFACESOF CONCRETE SHALL BE KEPT REASONABLY LEVEL, WITH A MINIMUMAMOUNT OF CONCRETE BEING ALLOWED TO FLOW AFTER BEING PLACED.PLACING SHALL BE PERFORMED AS A CONTINUOUS OPERATION UNTILEACH SECTION IS COMPLETED.D.CONCRETE SHALL BE SPADED AND VIBRATED WITH MECHANICALVIBRATORS TO A MAXIMUM SUBSIDENCE, WITHOUT SEPARATION OFINGREDIENTS. THE MOVING OF CONCRETE BY VIBRATION WILL NOT BEPERMITTED.6.1 COLORED CONCRETEINTEGRAL COLOR SHALL BE PER PLAN WHERE APPLICABLE.7.0 GROUTINGA.GROUT SHALL BE COMPOSED OF ONE PART PORTLAND CEMENT AND TWOPARTS OF FINE AGGREGATE BY VOLUME. MATERIALS SHALL BE MIXEDDRY AND WATER ADDED JUST SUFFICIENT TO MAKE THE MIXTURE FLOWUNDER ITS OWN WEIGHT.8.0 CURING AND PROTECTIONA.ALL EXPOSED SURFACES OF CONCRETE SHALL BE PROTECTED FROMDAMAGE DUE TO TEMPERATURE, ELEMENTS, AND CONSTRUCTIONOPERATIONS.B.CURING:B.1.ALL EXPOSED SURFACES OF CONCRETE SHALL BE PROTECTED FROMPREMATURE DRYING AND FRESHLY PLACED CONCRETE SHALL BEPROTECTED AGAINST WASH BY RAIN. ALL CONCRETE SHALL BE KEPTWET FOR A PERIOD OF TEN DAYS AFTER PLACING.B.2.ALL LIQUID CURING COMPOUNDS SHALL BE USED IN ACCORDANCEWITH THE MANUFACTURER'S RECOMMENDATIONS AND SHALL NOT BEUSED ON SURFACES RECEIVING CONCRETE HARDENER.9.0 DEFECTIVE CONCRETEA.CONCRETE WHICH IS NOT IN ACCORDANCE WITH THESE SPECIFICATIONS,OUT OF LINE, LEVEL, OR PLUMB; SHOWING STRUCTURAL CRACKS, ROCKPOCKETS, VOIDS, SPALLS, HONEYCOMBING, EXPOSED REINFORCING OROTHER DAMAGED SURFACES SHALL BE CONSIDERED AS DEFECTIVE.B.ALL FINES AND IRREGULARITIES SHALL BE REMOVED FROM EXPOSEDCONCRETE SURFACES WHILE THE CONCRETE IS STILL GREEN. WHEREPATCHING IS REQUIRED, ALL LOOSE AND UNIFORM CONCRETE SHALL BEREMOVED PRIOR TO PATCHING.10.0 CONCRETE FINISHESFLAT SURFACES SHALL BE SCREEDED TO THE REQUIRED LEVELS AND SLOPEAND THEN ANY EXCESS WATER OR LAITANCE REMOVED. CONCRETE SHALL BECOMPACTED WITH A GRID TAMPER AND THEN FLOATED TO A TRUE AND LEVELSURFACE WITHIN THE TOLERANCE OF 1/8 INCH ALONG A 10 FOOT STRAIGHTEDGE. CONTRACTOR SHALL ENSURE POSITIVE DRAINAGE ON ALL FLATWORK.SEE PLANS FOR CONCRETE FINISH.11.0 EXPANSION JOINTSCONTROL JOINTS AND OTHER EDGES SHALL BE FORMED IN FRESH CONCRETEUSING A CLEAN EDGING OR JOINTING TOOL TO PROVIDE A SMOOTH UNIFORMFINISH.12.0 CLEAN-UPUPON COMPLETION OF ALL CONCRETE WORK AND BEFORE FINAL ACCEPTANCE,CONTRACTOR SHALL REMOVE ALL TOOLS, SURPLUS MATERIALS, APPARATUS,DEBRIS, ETC., FROM THE SITE AND THE SITE SHALL BE LEFT IN A CLEAN, NEATCONDITION ACCEPTABLE TO OWNER.124 125 ABCIRRIGATION CONTROLLERTRENCHINGNOTE:LEGEND1235SIDE ELEVATIONCLWALL MOUNTED CONTROLLER WITH INTERIOR TRANSFORMER 3/4" SCH. 40 PVC. LOW VOLT IRRIGATION WIRE CONDUIT 3/4" PVC ELECTRICAL SWEEP 90 DEGREE ELL THRU BUILDING TO TOP OF FINISH GRADE. EXTERIOR GARAGE WALL BUILDER SUPPLIED 120V. GARAGE WALL PLUG FINISH SURFACEALL WIRING SHALL BE INSTALLED PER LOCAL CODES COORDINATE CONTROLLER LOCATION WITH OWNER12345664BY LANDSCAPE ARCHITECT.- FINAL LOCATION SHALL BE APPROVED SEE MANUFACTURERS SPECIFICATIONS.- FOR COMPLETE INSTALLATION INSTRUCTIONS, NOTE:11WALL/FASCIA2WIRELESS WEATHER SENSOR, PER PLAN3FACE OF WALLLEGENDWATER RUN-OFF FROM HOUSE OR IN FULL SHADE- DO NOT LOCATE DEVICE IN DIRECT PATH OF WIRE IN 1/2" DIA. BROWNLINE PIPE CLAMPED TO - IF DEVICE IS MOUNTED ON FENCE POST, SLEEVE POST IN TWO VERTICAL LOCATIONS.ON CONTROLLER W/INFORMATION BOOK.- CONTRACTOR SHALL PLACE SENSOR STICKER6"2323487109111715146FLOW1213PVC SCH 80 NIPPLE (2-INCHRAINBIRD PSI-L30X-075PVC MAINLINE11PRESSURE REGULATORCLASS 200 LATERAL1312PVC SCH 80 NIPPLE(LENGTH AS REQUIRED)PVC SCH 40 ELLLENGTH, HIDDEN) AND PVC SCH 40 ELLPVC SCH 40 TEE OR ELL10987PVC SCH 40 COUPLING654321WATER PROOF CONNECTION30-INCH LINEAR LENGTH OFPVC SCH 80 NIPPLE (CLOSE)WIRE, COILEDFINISH GRADE(1 OF 2)ID TAG (IF REQ'D)14PVC SCH 80 THREADED UNION FORSERVICING ASSEMBLY12" MIN.16RAINBIRD RBY-075-200MX INLINE FILTER1515APPROVED 3/4" P.V.C. BALL VALVE1617HUNTER ANTI-SIPHON VALVE. SIZE PER PLAN17-A MINIMUM OF 6" FROM STRUCTURES, HARDSCAPING, OR TOES OF SLOPES LOCATE 12" ABOVE HIGHEST HEAD IN -ALWAYS LOCATE VALVES IN SHRUB BEDS NOTES:SYSTEM.LEGENDCLEAN BACKFILL - SEE SPECS. FOR MATERIAL, NON-PRESSURE LATERAL LINE SLEEVE SIZE TWICE DIAMETER OF CONTROL WIRE SLEEVE - SIZE PER PLAN, INSTALL ADJACENTPRESSURE SUPPLY LINE SLEEVE - SIZE TWICE DIAMETER OF-EXTEND ALL SLEEVES 12" BEYOND EDGE OF HARDSCAPE AT BOTH ENDS-ALL SLEEVES TO BE SCH. 40 PVC.NON-PRESSURE LATERAL LINEHARDSCAPINGSANDLEGENDNOTES:6" MIN.24" MIN. (SEE NOTES)2"12345690% COMPACTION REQUIREDTO PRESSURE SUPPLY LINEPRESSURE SUPPLY LINE12345612"TYP.PLACE AGGREGATE PRIOR TO NOTE:1" IN LAWN AREAS2" IN PLANT AREAS6"LEGEND18" MIN.ROUND PLASTIC VALVE BOX COVER SHALL BE MARKED "BV" FINISH GRADE ISOLATION VALVE 3/4" WASHED CRUSHED AGGREGATE SCH. 40 PVC MALE ADAPTORS1234512354BASE INSTALLATION OF VALVE BOXREVISIONDATEThese designs and drawings are CONFIDENTIAL and the exclusive property of THN and are not to be used, duplicated, or distributed without the express permission of THN copyright 2014 c THN. all rights reserved849 JEFFRY DRIVEPLEASANT HILL, CA 94523PHONE: 925.822.3085l a n d s c a p e a r c h i t e c t u r e03/24/1515005RESIDENCETN14011 JUNE WAYSARATOGA, CA10REV. LOG: 3/26/15, 3/27/15CNAR ORT ONH.NORMREASEOREGITA FTEOLCAIFSIGNATURESSTT5642NDLAADSCPEHIITAECTH06/30/16IRRIGATION DETAILSL-5DOCTA-BUBBLER / QUADRA BUBBLER INSTALLATIONFSLEEVINGEISOLATION VALVE6" MIN.18" MINNOTES:LEGEND12" MIN.FINISH GRADE CLEAN BACKFILL - SEE SPECS. FOR MATERIAL, 90%COMPACTION REQUIRED NON-PRESSURE LATERAL LINE PRESSURE SUPPLY CONTROL WIRES - BUNDLE AND TAPE AT 15' O.C. AND INSTALL BELOW PRESSURE SUPPLY LINE-PROVIDE AN 18" LOOP OF CONTROL WIRE AT ALL 90 DEGREE CHANGES IN DIRECTION -NO SPLICING OF WIRE RUN 123456123456(SEE NOTES)NEW LINE PROVIDE 2" OF CLEAN BEDDING IWEATHER SENSORGREMOTE CONTROL VALVE (DRIP)H123456LEGENDDRIP EMITTERBUG CAPDISTRIBUTION TUBING- COVER TUBING WITH 3" OFGRADE OR BARK- ALL TUBING BELOW GRADE UNTILREACHING PLANT PIT. - 6 FEET MAX.PVC FITTING AS REQUIREDLATERAL LINETREE/ SHRUBFINISH GRADETUBING STAKE1/2" MALE SCH. 80 RISER3/4" CRUSHED ROCK- 8" DEPTHROUND, GREEN PLASTIC EMITTER BOX78910111128346105791126 127 ASHRUB/VINE PLANTINGBCONTAINER PLANT ROOT BALLALL ROOTS AT EDGE OF ROOT BALL WITH UNTANGLE MATTED ROOTS BY LOOSENING BALL & 6" BELOW THE BOTTOM OF THE ROOT BALLPLANT PIT TO BE 2 TIMES THE WIDTH OF THE ROOT BACKFILL MIX PER SPECIFICATIONSPLANT TABS PER MANAFACTURER'S RECOMMENDATIONS3" BERM TO FORM DEPRESSED WATERING BASINMULCH LEGENDNATIVE SOILNOTES:WATER FROM HOSE. DO NOT CRACK ROOT BALL12345671426357REDDY STAKE R2 TREE STAKEPLANT TABS PER MANUFACTURERS PLANTED WITHIN 5' OF ANY STRUCTURE INSTALL ROOT BARRIERS ON TREES TRUNK GUARD IN TURF AREASPLANT PIT: 2 TIMES WIDTH OF MULCH - WHERE APPLICABLE IN 4" BERM FOR TEMPORARY WATERING BACKFILL MIX PER SPECIFICATIONSNOTE:LEGENDNATIVE SOIL2"x10' OR 12' IF REQUIRED LODGEPOLE WINDPLANTER BEDSROOT BALLRECOMENDATIONSOR HARDSCAPE.1234567898769543216"10BREATHER TUBE- SEE DETAIL G, THIS SHEET 10PINE STAKESCONTACT: JR PARTNERS 209-634-7791WWW.REDDYSTAKE.COMTREE STAKINGREVISIONDATEThese designs and drawings are CONFIDENTIAL and the exclusive property of THN and are not to be used, duplicated, or distributed without the express permission of THN copyright 2014 c THN. all rights reserved849 JEFFRY DRIVEPLEASANT HILL, CA 94523PHONE: 925.822.3085l a n d s c a p e a r c h i t e c t u r eKnow what's below.Callbefore you dig.03/24/1515005RESIDENCETN14011 JUNE WAYSARATOGA, CA10REV. LOG: 3/26/15, 3/27/15CNAR ORT ONH.NORMREASEOREGITA FTEOLCAIFSIGNATURESSTT5642NDLAADSCPEHIITAECTH06/30/16PLANTING DETAILSL-8MULCH INSTALLATIONC12"2"NOTES:-MULCH UNDER TREES AND SHRUBS AS DIRECTED ON THE-PRIOR TO PURCHASE/PLACEMENT OF THE MULCH, -MOISTEN MULCH AFTER INSTALLATION TO ASSIST-PLACE NO MULCH WITHIN A 6" RADIUS OF THE LEGENDARBOR MULCHSHOVEL CUT EDGEFINISH GRADEHARDSCAPING/HEADERBOARDTHE LANDSCAPE ARCHITECT FOR APPROVAL.PLANS AND BLEND INTO EDGES AT GROUND COVER AREAS.CROWN OF A WOODY PLANT.IN COMPACTION.THE CONTRACTOR SHALL SUBMIT A SAMPLE TO NATIVE SOIL1234512345128 (3) BARK - TYPE, AMOUNT2. TWO KEYS FOR CONTROLLER DOOR.HOLE TO THE TOP OF THE GROUND.INSTALLATION.21.0 WATERING BASINSRUNNING HOSE SPRAY.EROSION DAMAGE.20.0 WATERINGUSING REDDY STAKES. (REFER TO DETAIL)CONTRACTOR AT NO EXTRA COST TO OWNER.SPLICES A MINIMUM 36" IN LENGTH.B. STAKE AT A MAXIMUM 48" ON CENTER.TO DETAIL)DRAIN GRADES.22.0 REDWOOD HEADER INSTALLATION23.0 TREE STAKINGAFTER PLANTING WITH NOT LESS THAN THREE GUYS PER TREE. (REFERB. TREES 36" BOX SIZE OR LARGER, SHALL BE IMMEDIATELY GUYEDCROWDING THE ROOTS. FASTEN THE TREE TO THE UPPER END OF STAKEPLANT THE TREE AS CLOSE TO THE STAKE AS POSSIBLE WITHOUTSTAKE IN THE PREPARED HOLE AND DRIVING IT 12" INTO SOLID GROUND.A. STAKE ALL NON-GUYED TREES AT TIME OF PLANTING BY PLACINGE. ALL CHECKS, BREAKS, SPLITS AND WARPED WOOD SHALL BE REPLACED BYD. CAUTION: DO NOT ALLOW HEADER PLACEMENT TO INTERFERE WITHC. LAP STRAIGHT SPLICES A MINIMUM 24" IN LENGTH. LAP CURVEDA. USE ONLY APPROVED MATERIALS (REFER TO DETAIL)B. REMOVE BASINS IN PLANTER AREAS AT THE TIME OF BARKINTO THE SURFACE AS REQUIRED TO RESTORE THE BARK BARKED CONDITION.PREPARED SOIL, AND ADDITIONAL NITROGEN STABILIZED SAWDUST WORKEDRETAINING WATER SHALL BE REFILLED TO THE REQUIRED GRADE WITHRETAINING WATER, MAY BE USED. ANY SETTLEMENT WITHIN THE BASINSSPECIFIED SHALL BE AT 2" HIGH. EXCAVATED EARTH, IF CAPABLE OFHIGH. MOUNDS FOR ALL OTHER TREES, VINES OR PLANTS NOT OTHERWISEVINES FROM 5-GALLON OR LARGER CONTAINERS, SHALL BE AT LEAST 4"THE SHAPE OF THE PLANTING PIT AREA. MOUNDS FOR TREES AND FORAND PLANT TO FORM A WATERING BASIN AT THE EDGE OF AND FOLLOWINGA. CONSTRUCT A FIRMLY COMPACTED MOUND OF SOIL AROUND EACH TREEAND THOROUGHLY WATER BY THE IRRIGATION SYSTEM, OR BY A SLOWD. FOLLOWING THE PLANTING OF GROUND COVER PLANTS IMMEDIATELYCARE IS TO BE TAKEN IN WATERING SLOPES SO AS NOT TO CAUSEALL TIMES, WELL BELOW THE ROOT SYSTEM OF GRASS AND PLANTING.SEASONAL AND SOIL CONDITIONS REQUIRE, TO KEEP THE GROUND WET ATC. APPLY WATER IN SUFFICIENT QUANTITIES, AND AS OFTEN ASIRRIGATION SHALL BE WATERED BY MEANS OF A HOSE.B. PLANTS WHICH CANNOT BE WATERED EFFICIENTLY WITH THE EXISTINGABOUT THE ROOTS IS COMPLETELY SATURATED FROM THE BOTTOM TO THEIN A MODERATE STREAM IN THE PLANTING HOLES UNTIL THE MATERIALA. IMMEDIATELY AFTER PLANTING, WATER SHALL BE APPLIED BY HOSE(4) SEEDING ADDITIVE - TYPE, AMOUNT(6) AREA COVERED - IN ACRESD. PROTECTION/CLEAN-UPPREVENT AND/OR CLEAN-UP OVERSPRAY ONTO CONCRETE RESERVOIRS,(7) EQUIPMENT USED - CAPACITY AND LICENSE NUMBER(5) NUMBER OF LOADS - AMOUNT OF WATEROWNER'S REPRESENTATIVE.THE SAME DAY AT CONTRACTOR'S EXPENSE TO THE SATISFACTION OF THEOVERSPRAY AND SPILLAGE ONTO RESTRICTED AREAS SHALL BE REMOVEDDRAINAGE DITCHES, CHANNELS, STRUCTURES, ROADS AND WALKWAYS.BOTTOMS SHALL BE LOOSENED BY SCARIFYING OR OTHER APPROVEDMATERIALS IS COMPLETED. DELIVERY MAY BEGIN UPON APPROVAL OFA. ORGANIC FERTILIZER MAY BE PROCESSED SEWAGE SLUDGE WITH ASAMPLES BY LANDSCAPE ARCHITECT.FOR DESERT PLANS", TO THEIR REQUIRED GRADE, AND THE BALANCE OF THE PIT METHOD. PITS SHALL BE BACKFILLED WITH "PREPARED SOIL OR NATIVE SITE SOIL FILLED WITH "PREPAREDFOR INSPECTION AND STORED ON SITE UNTIL THE FURNISHING OFSAMPLES OF ALL SOIL AMENDMENTS, SOD AND PLANTS SHALL BE SUBMITTED7.0 FERTILIZERS AND SOIL CONDITIONS (FOR BID PURPOSES ONLY)THE OWNER OR LAND. ARCH. RESERVES THE RIGHT TO REJECT ENTIRE LOTSFROM THE SITE IMMEDIATELY AND REPLACED WITH SUITABLE PLANTS.H. PLANTS NOT APPROVED - PLANTS NOT APPROVED ARE TO BE REMOVEDINDICATED OR SPECIFIED, THE CONTRACT PRICE WILL BE ADJUSTED INACCEPTED SUBSTITUTE MATERIALS ARE OF A LESSER VALUE THAN THOSECONFORM TO THE REQUIREMENTS OF THESE SPECIFICATION. IF THEFOR AUTHORIZED VARIATIONS, ALL SUBSTITUTE PLANT MATERIALS SHALLSUBSTITUTIONS ARE MADE AT NO ADDITIONAL COST TO OWNER. EXCEPTARE APPROVED IN ADVANCE BY THE LANDSCAPE ARCHITECT, AND THEMATERIALS WILL BE PERMITTED PROVIDED THE SUBSTITUTE MATERIALSG. SUBSTITUTIONS - SUBSTITUTIONS FOR THE INDICATED PLANTPLANT SIZES SHALL MEET THE "AMERICAN STANDARD FOR NURSERY STOCK"F. SIZES OF PLANTS - SHALL BE AS STATED ON THE LEGEND.E. PLANT LIST - IS INDICATED ON DRAWINGS AND LEGEND.DEPARTMENT, AND SHALL BE SUBJECT TO THE INSPECTION AND APPROVALINSPECTED AT THE NURSERY BY A STATE OR COUNTY HORTICULTURALD. INSPECTION - ALL PLANT MATERIALS MUST HAVE BEEN PREVIOUSLYTHESE PLANT MATERIALS SHALL BE NORMAL 'AMERICAN NURSERYMEN'OMITTED FROM THE "PLANT LEGEND: IT SHALL BE UNDERSTOOD THATWHERE CALIPER OR OTHER DIMENSIONS OF ANY PLANT MATERIALS AREOF PLANTS REPRESENTED BY DEFECTIVE SAMPLES.ACCORDANCE WITH THE PROVISIONS OF THE CONTRACT.OF THE LANDSCAPE ARCHITECT BEFORE PLANTING.A.N.S.I. Z 60.1 - 1996STOCK FOR TYPE LISTED.THE LENGTH OF SIDES AND DEPTH EQUAL TO THREE TIMESTHE DIAMETER OF THE TREE BALL. COMPACTED SOILS AT SIDES ANDB. ALL PITS FOR TREES SHALL BE DUG SQUARE WITH BOTTOMS LEVEL,SECURE APPROVAL BEFORE EXCAVATING PITS, MAKING NECESSARYA. POSITION PLANTS IN PLANT LOCATIONS INDICATED ON DRAWINGS ANDLANDSCAPE ARCHITECT, AND PLANTING COMPLETED AT NO EXTRA COST TOALTERNATE LOCATIONS FOR PLANT MATERIAL WILL BE SELECTED BY THEOBSTRUCTIONS ARE ENCOUNTERED IN THE PLANTING OPERATION,E. IN THE EVENT THAT UNDERGROUND CONSTRUCTION WORK OR14.0 PLANTING OF TREESADJUSTMENTS AS INDICATED.OWNER.OF ALL PLANTS.D. LANDSCAPE ARCHITECT SHALL APPROVE THE PLACING AND PLANTINGOR FRAYED ROOTS SHALL BE PROPERLY CUT OFF.NO FILLING WILL BE PERMITTED AROUND TRUNKS OR STEMS. ALL BROKENSOIL. NO SOIL IN MUDDY CONDITION SHALL BE USED FOR BACKFILLING.PIT AND BACKFILLED UNLESS OTHERWISE SPECIFIED, WITH THE PREPAREDTRANSPLANTED. EACH PLANT SHALL BE PLANTED IN THE CENTER OF THEGRADE THAT THEY BORE TO THE NATURAL GRADE BEFORE BEINGTHAT, WHEN SETTLED, THEY BEAR THE SAME RELATION TO THE REQUIREDC. ALL PLANTS SHALL BE REMOVED FROM THEIR CONTAINER AND SET SONECESSARY, BE RELOCATED AS DIRECTED AS PART OF THE CONTRACT.APPROVAL BY LANDSCAPE ARCHITECT AND OWNER, AND THEY SHALL, IFB. THE RELATIVE POSITION OF ALL TREES AND PLANTS IS SUBJECT TOTHE WORK APPROVED BY THE LANDSCAPE ARCHITECT.AREAS HAVE BEEN PROPERLY GRADED AND PREPARED AS SPECIFIED, ANDBEEN COMPLETED, FINAL GRADES HAVE BEEN ESTABLISHED, THE PLANTINGSHALL BE MEASURED 6" ABOVE THE SURFACE OF THE GROUND.SHALL BE AS INDICATED ON THE DRAWINGS. THE CALIPER OF ALL TREESSHALL BE MEASURED WITH BRANCHES IN THEIR NORMAL POSITION, ANDC. DIMENSIONS - THE HEIGHT AND SPREAD OF ALL PLANT MATERIALEXCEPT AS AUTHORIZED BY LANDSCAPE ARCHITECT. IN NO CASE SHALLBEING ROOT BOUND. PLANTS SHALL NOT BE PRUNED PRIOR TO DELIVERY,SYSTEMS, WELL FILLING THEIR CONTAINERS, BUT NOT TO THE POINT OFINSECT PESTS, OR THEIR EGGS, AND SHALL HAVE HEALTHY, NORMAL ROOTAND SPECIES, SOUND, HEALTHY, VIGOROUS, FREE FROM PLANT DISEASE,B. CONDITION - PLANTS SHALL BE SYMMETRICAL, TYPICAL FOR VARIETYTHE ESTABLISHED CUSTOM OF THE NURSERY IS FOLLOWED.COMMITTEE ON HORTICULTURE. EXCEPT FOR NAMES COVERED THEREIN,TO "STANDARD PLANT NAMES" ESTABLISHED BY THE AMERICAN JOINTA. NOMENCLATURE - PLANT NAMES INDICATED ON THE DRAWINGS CONFORMPLANT MATERIALS INDICATED ON THE DRAWINGS AND HEREIN SPECIFIEDB. QUANTITY AND QUALITY OF ALL SOIL AMENDMENTS CALLED FORA. QUANTITY AND QUALITY OF COMMERCIAL FERTILIZER ANDSHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR THEPRIOR TO START OF MAINTENANCE WRITTEN CERTIFICATIONSTREES BE TOPPED BEFORE DELIVERY.BY PLANS AND SPECIFICATIONS.ORGANIC FERTILIZER.SHALL CONFORM TO THE FOLLOWING:6.0 MATERIALS3. TWO KEYS FOR ENCLOSURE LOCK.4. FOUR QUICK COUPLER KEYS AND HOSE SWIVELS.FOLLOWING:5. CERTIFICATIONSINDICATED SHALL BE UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHEREFINISH GRADE SHALL BE A SMOOTH, EVEN AND UNIFORM PLANE WITHOUTMADE AT THE DIRECTION OF THE LANDSCAPE ARCHITECT, AT NO ADDITIONALELEVATIONS ARE GIVEN. MINOR ADJUSTMENTS OF FINISH GRADES SHALL BE13.0 METHOD OF PLANTING AND WORK PROCEDURECONJUNCTION WITH THE INSTALLATION OF THE SPRINKLER SYSTEM HAVEA. NO PLANTING SHALL BE DONE UNTIL ALL OPERATIONS INGRADING SHALL BE DONE WHEN SOIL IS AT OPTIMUM MOISTURE CONTENT FORREGRADING SURFACES TO FACILITATE THE NATURAL "RUN--OFF" OF WATER.SURFACE DRAINAGE SHALL BE DIRECTED AS INDICATED ON THE DRAWINGS BYBE GRADED (2% MIN.) TO ALLOW A NATURAL RUN-OFF OF WATER, ANDABRUPT CHANGE OF SURFACE. SOIL AREAS ADJACENT TO BUILDINGS SHALLWORKING.COST TO OWNER.ELEVATIONS INDICATED ON THE DRAWINGS. GRADES NOT OTHERWISEWORKED, ALL LAWN AND PLANTING AREAS SHALL BE GRADED TO THEBEEN COMPLETED AND THE SOIL HAS DRIED SUFFICIENTLY TO BE READILYWHEN PRELIMINARY GRADING, (INCLUDING WEEDING AND FERTILIZING) HASCONTRACTOR SHALL INCLUDE PRICE OF SOILS TESTS IN BID.FIRST SOILS TEST) AND PLANTING BUT PRIOR TO BEGINNING OF-AFTER APPLICATION OF RECOMMENDED SOIL CONDITIONERS (PERIRRIGATION SYSTEM AND PRIOR TO ANY PLANTING.-UPON COMPLETION OF ROUGH GRADING, DURING INSTALLATION OFAN APPROVED SOILS TESTING LABRATORY AT THE FOLLOWING TIMES:THE CONTRACTOR SHALL HAVE AGRONOMIC SOILS TESTS PERFORMED BY12.0 FINISH GRADINGMAINTENANCE PERIOD.UNSUITABLE FOR THE PURPOSE INTENDED, SHALL BE IMMEDIATELYIN ORDER TO GAIN THE FINAL APPROVAL BY THE LANDSCAPE ARCHITECT.AND LEAVE ENTIRE AREA INVOLVED IN A NEAT AND ACCEPTABLE CONDITIONCONTRACTOR SHALL REMOVE ALL EQUIPMENT AND IMPLEMENTS OF HIS SERVICEREMOVE ALL RUBBISH, TRASH AND DEBRIS RESULTING FROM HIS OPERATIONS.UPON COMPLETION OF THE WORK IN THIS SECTION, CONTRACTOR SHALLREPLACEMENT MATERIALS SHALL BE GUARANTEED AS SPECIFIED FOR THEINDICATED OR SPECIFIED FOR THE ORIGINAL PLANTING, AND ALL SUCHGUARANTEE. REPLACEMENT SHALL BE MADE WITH PLANT MATERIALS ASWHICH FOR ANY REASON FAIL TO MEET THE REQUIREMENTS OF THEARCHITECT, REMOVE AND REPLACE ALL GUARANTEED PLANT MATERIALSC. CONTRACTOR SHALL, WITHIN 5 DAYS NOTICE BY THE LANDSCAPEREPLACED IN KIND AND SIZE AT THE EXPENSE OF THE CONTRACTOR.ORIGINAL GUARANTEED MATERIALS.32.0 CLEAN-UPPERIOD, OR THOSE PLANTS INJURED OR DAMAGED AS TO RENDER THEMDURING THE LIFE OF THE CONTRACT, INCLUDING THE MAINTENANCEB. ALL PLANTS THAT SHOW SIGNS OF FAILING GROWTH AT ANY TIMEYEAR AFTER COMPLETION OF THE SPECIFIED MAINTENANCE PERIOD,AND GROW IN AN ACCEPTABLE UPRIGHT MANNER FOR A PERIOD OF ONE (1)FIELD GROWN SPECIMENS SHALL BE GUARANTEED BY CONTRACTOR TO LIVETHE LANDSCAPE ARCHITECT. TREES IN 24" BOXES OR LARGER, AND ALLOF THE SPECIFIED MAINTENANCE PERIOD, AND/OR FINAL ACCEPTANCE BYUPRIGHT POSITION FOR A PERIOD OF ONE (1) YEAR AFTER COMPLETIONGUARANTEED BY CONTRACTOR TO LIVE AND GROW IN AN ACCEPTABLETHE LANDSCAPE ARCHITECT. ALL TREES UP TO 24" BOX SIZE SHALL BEOF THE SPECIFIED MAINTENANCE PERIOD, AND/OR FINAL ACCEPTANCE BYAS TO GROWTH AND HEALTH FOR A PERIOD OF 90 DAYS AFTER COMPLETIONA. ALL SHRUBS AND GROUNDCOVER SHALL BE GUARANTEED BY CONTRACTORGROUNDCOVERS AND SHRUB AREA MAINTENANCE OF THESE SPECIFICATIONS.CONTRACTOR SHALL FERTILIZE PER #28 - LAWN MAINTENANCE AND #29UPON COMPLETION OF THE CALLED FOR MAINTENANCE PERIOD, THEKEPT WEED-FREE AT ALL TIMES. WEEDS SHALL BE DUG OUT BY THEE. WEEDING - ALL PLANTING AREAS INCLUDING LAUN AREAS SHALL BELANDSCAPE ARCHITECT 48 HOURS IN ADVANCE OF ALL PRUNING PERIODS.WITHOUT THE APPROVAL OF THE LANDSCAPE ARCHITECT. CONTACTLIMBS SHALL BE REMOVED. NO MAJOR TREE PRUNING SHALL BE DONEGROWTH. DO NOT BALL SHRUBS. OLD FLOWERS, AND DEAD FOLIAGE ANDNECESSARY TO ENCOURAGE NEW GROWTH AND TO ELIMINATE RANK SUCKERD. PRUNING - ALL SHRUBS AND TREES SHALL BE PINCH PRUNED ASAND/OR FINAL ACCEPTANCE BY THE LANDSCAPE ARCHITECT.31.0 GUARANTEE AND REPLACEMENTSROOTS AND DISPOSED OF SITE.PREPARED PLANTING MIX OR NATIVE SITE SOIL FOR DESERT PLANTS.WATER APPLICATION. (REFER TO PLANTING DETAILS AND SPACING DETAILS)SOIL OR NATIVE SITE SOIL FOR DESERT PLANTS", THOROUGHLY SETTLED BY (REFER TO PLANTING DETAILS)CONTAINER.AND NATIVE SITE SOIL AND THOROUGHLY SETTLED BY TAMPING. ADDITIONAL PREPARED PLANTING MIX.15.0 PLANTING VINES, SHRUBS AND GROUNDCOVERSC. GROUND COVERSFLATTED LINER, OR POTTED PLANTS SHALL BE PLANTED IN DRY2. SET PLANTS IN CENTER OF PITS SO THAT CROWN OF PLANT WILL BEGROUND COVER AREAS SHALL BE MOISTENED PRIOR TO PLANTING. NO1. PITS FOR FLAT SIZED PLANTS TO BE AT LEAST 4" X 4" X 4".EACH PLANT. WATER THOROUGHLY, BACKFILLING ANY VOIDS WITHB. PREPARE A DEPRESSED WATER BASIN AS WIDE AS PLANT PITS ATBE FILLED TO THE REQUIRED GRADE WITH 50/50 MIX OF PREPARED SOIL OF THE BALL. WHEN THE PLANT HAS BEEN PROPERLY SET, THE PIT SHALL "PREPARED SOIL OR NATIVE SITE SOIL FOR DESERT PLANTS" TO THE BOTTOM SOIL AT BOTTOM OF PIT SHALL BE LOOSENED AND THE PIT FILLED WITHA. VINES AND SHRUBS SHALL BE PLANTED PER DETAILS. COMPACTEDPLANT. WATER THOROUGHLY, BACKFILLING ANY VOIDS WITH ADDITIONALD. PREPARE DEPRESSED WATER BASIN AS WIDE AS PLANT BALLS AT EACHTHE FINISH GRADE THAT IT DID TO THE SOIL SURFACE IN THEWATERING AND SETTLING AND SHALL BEAR THE SAME RELATIONSHIP TOCROWN OF BALL WILL BE LEVEL WITH FINISH GRADE AFTER ALLOWING FORC. SET PLANTS IN CENTER OF PIT, IN A VERTICAL POSITION SO THATTHEIR CROWN. (REFER TO PLANTING DETAIL)PREPARATION OF THOSE AREAS.BUT NOT MORE THAN 6" IN LENGTH.17.0 CARE OF PLANTS BEFORE AND DURING PLANTING18.0 SODDED LAWN16.0 TREES OCCURRING IN LAWN(2) FERTILIZER - ANALYSIS, AMOUNT(1) SEED - TYPES, AMOUNTSMOIST BY IRRIGATING AS OFTEN AS REQUIRED.19.0 HYDRO-SEEDINGCONTRACTOR'S EXPENSE.BE RECORDED:STAND OF GRASS IS ASSURED.ARCHITECT FOR PAYMENT APPROVAL. THE FOLLOWING INFORMATION SHALLNOZZLEMEN AND SENT TO THE OWNER'S REPRESENTATIVE AND LANDSCAPEC. DAILY WORK SHEETS: DAILY WORK SHEETS SHALL BE SIGNED BY THEMIX MAY BE USED ONLY UPON APPROVAL OF THE LANDSCAPE ARCHITECT.PLANTING PLAN AND LEGEND) WHERE APPLICABLE, A SUBSTITUTE SEEDWITHIN A 2 HOUR TIME LIMIT PER CONTAINER MIX. (REFER TOAPPLIED IN DESIGNATED AREAS BY AN APPROVED HYDROMULCH COMPANYB. TURF AREAS; THE DESIGNED SEED AND SLURRY MIX SHALL BEWITHIN A 2 HOUR TIME LIMIT, OR BE REJECTED AND REMOVED ATSEED MIX DESIGNS) EACH CONTAINER OF SLURRY MIX SHALL BE APPLIEDIRRIGATED OR NON-IRRIGATED SLOPE CONDITION. (REFER TO PLANS ANDHYDROMULCH COMPANY. DESIGNED SLURRY MIXES WILL BE EITHER FORTHE DESIGNED SLURRY MIXES SHALL BE APPLIED BY AN APPROVEDMAY BE USED ONLY UPON APPROVAL OF THE LANDSCAPE ARCHITECT.FOR TYPES AND AMOUNT OF SEEDS TO BE USED. ALTERNATE SEED MIXESA. SLOPE AREAS: REFER TO PLANTING PLAN AND SLOPE MIX DESIGNSSHALL BE RE-SODDED AT TEN DAY INTERVALS UNTIL AN ACCEPTABLED. ANY LAWN AREAS THAT DO NOT SHOW A PROMPT CATCH OF GRASSC. ALL SODDED AREAS SHALL BE THOROUGHLY WATERED AND FERTILIZEDSHALL OBTAIN SUCH APPROVAL BEFORE SODDING.LAWN BED SHALL BE INSPECTED BY THE LANDSCAPE ARCHITECT TOPRESENT A NEAT AND UNIFORM GRADE PRIOR TO INSTALLATION. THEB. AREAS TO BE PLANTED IN SOD SHALL BE FINISHED SMOOTH TOPULLED BEHIND A MECHANICAL SEEDER OR TRACTOR.CULTIVATION DOES NOT BREAK LUMPS, A SPIKE TOOTH HARROW SHALL BESURFACE BY CULTIVATION SHALL BE REMOVED FROM THE SITE. IFDEBRIS LARGER THAN 1" IN DIAMETER WHICH ARE BROUGHT TO THEA. CULTIVATE ALL LAWN AREAS TO A DEPTH OF 12". ROCKS ANDNOTIFICATION BY THE OWNER'S REPRESENTATIVE.DUPLICATE SIZE BY THE CONTRACTOR WITHIN 48 HOURS AFTERPLACE. DAMAGED, OR DESTROYED PLANTS SHALL BE REPLACED INB. EXISTING PLANTS, WHERE INDICATED, SHALL BE PROTECTED INSHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE.WILTED PLANTS IN OR OUT OF CONTAINERS, WILL NO BE ACCEPTED ANDEXPOSE ROOTS TO THE AIR EXCEPT WHILE BEING PLACED IN THE GROUND.MOSS OR BURLAP AT ALL TIMES DURING PLANTING OPERATIONS. DO NOTPLANTED. KEEP EXPOSED ROOTS MOIST BY MEANS OF WET SAWDUST, PEATA. PLANTS SHALL NOT BE ALLOWED TO DRY OUT BEFORE OR WHILE BEINGB. ALL TREES SHALL BE INSTALLED WITH BARK PROTECTION DEVICES ATA. TREES OCCURRING IN LAWN SHALL BE PLANTED BEFORE FINAL3. FLATTED PLANTS SHALL BE WELL ROOTED WITH RUNNERS AT LEAST 4"BACKFILL AND WATER (REFER TO SPACING DETAIL)LEVEL WITH FINISHED GRADE AFTER SETTLING OF SOIL, THENKINDS, SIZES, ETC., AS SYMBOLIZED AND/OR DESCRIBED IN THE "PLANTDIRECTIONS INTO THE TOP 6" OF SOIL, AND THE AREA WATERED DOWN:4. PLANT PIT LOCATIONS, DEPTHS, AND BACKFILL MIX, INCLUDING1. SIX POP-UP BODIES AND FOUR OF EACH TYPE OF NOZZLELANDSCAPE ARCHITECT FOR FINAL APPROVAL PRIOR TO THE START OFD. PROVIDE THE FOLLOWING EXTRA EQUIPMENT TO BE SUBMITTED TO THEOTHER CONSULTANTS AT A RATE OF $75.00/HR. PORTAL TO PORTAL.FOR ALL EXPENSES INCURRED BY THE LANDSCAPE ARCHITECT AND/ORAGREED UPON SCHEDULED TIME, THE CONTRACTOR SHALL BE RESPONSIBLEIN THE EVENT CONTRACTOR IS NOT READY FOR OBSERVATION AT THEARCHITECT, INCLUDING THE LANDSCAPE ARCHITECT'S TIME AND EXPENSESSOLELY RESPONSIBLE TO PROVE JOB CERTIFIABLE TO THE LANDSCAPEIS REQUIRED BY A LOCAL AGENCY, THE CONTRACTOR SHALL REMAINTHE ABOVE OBSERVATION/APPROVAL PURPOSES WHEN JOB CERTIFICATIONC. WHERE CONTRACTOR FAILS TO NOTIFY THE LANDSCAPE ARCHITECT FORLANDSCAPE ARCHITECT AND ONE COPY EACH SHALL BE SUBMITTED TOOBSERVATION REPORTS SHALL BE MADE FOR EACH VISIT BY THEOWNER FOR STORAGE OF IRRIGATION EQUIPMENT IN CONTAINERS.UNLESS OTHERWISE APPROVED. A SITE SHALL BE PRE-SELECTED BYMIX BACKFILL IN ONE CENTRAL LOCATION NOT AT EACH PLANT SITELENGTHEN EACH CONTROLLER STATION OPERATION DURING HISTHE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO WAIVE, SHORTEN OR6. COVERAGE TEST AT END OF MAINTENANCE PERIOD INCLUDING5. COVERAGE TEST AFTER PLANTING, BUT BEFORE THE MAINTENANCELAWN AREAS AND CONSTRUCTION ITEMS PRIOR TO PLANTING.MAINTENANCE.REQUIRED.TO BE BILLED AT A RATE OF $75.00/HR..OWNER AND CONTRACTOR.OBSERVATION VISITS.CONTROLLER SEQUENCING.PERIOD INCLUDING CONTROLLER SEQUENCING.WATER UNTIL IT HAS BEEN PLACED IN BACKFILL AROUND PLANTS.EXCAVATED SOIL SHALL BE REMOVED FROM SITE. PROTECT THE MIX FROMPROPORTIONED USING A SUITABLE MEASURING CONTAINER. UNUSEDADJACENT TO THE PLANTING WORK AND SHALL BE ACCURATELYE. THE PREPARED SOIL SHALL BE UNIFORMLY BLENDED IN AN AREAD. BACKFILL MIX FOR PALMS SHALL BE WASHED PLASTER SAND. ( REFERPLANTING PITS SHALL BE PER DETAILS.1/3 LOAMITE OR FOREST HUMUSCAMELLIAS, FERNS AND OTHER PLANTS (AS SPECIFIED) AS FOLLOWS:C. PREPARE SOIL MIX FOR BACK FILL IN PITS FOR AZALEAS,F. SOILS TESTINGTO DETAIL)1/3 CANADIAN PEAT MOSS1/3 WASHED PLASTER SAND2 LBS. IRON SULFATE15 LBS. GROW POWER CONTROLLED RELEASE FERTILIZER1/3 YD. NITROLIZED WOOD SHAVINGSTHAN AZALEAS, FERNS AND PALMS, AS FOLLOWS:SOIL MIX FOR BACKFILL IN PITS FOR TREES, SHRUBS AND VINES, OTHERB. UNLESS OTHERWISE INSTRUCTED BY AN AGRONOMY REPORT, PREPARE150 LBS. GROW POWER PLUS FERTILIZER5 CU YDS NITROLIZED WOOD SHAVINGS1 LB. SOIL SULFUR10 LBS. AG GYPSUM2/3 YD. SCREENED SITE SOIL(AMOUNT/CUBIC YARD)20 LBS. IRON SULFATE10 LBS. SOIL SULFUR100 LBS. AG. GYPSUM4.0 VERIFICATION OF DIMENSIONS AND QUANTITIESAT LEAST TWO (2) WORKING DAYS IN ADVANCE OF THE TIME INSPECTIONAND OWNER'S REPRESENTATIVE. CONTRACTOR SHALL REQUEST INSPECTIONA. ALL OBSERVATIONS SHALL BE MADE BY THE LANDSCAPE ARCHITECTTHERE IS SUCH A DISCREPANCY UNTIL APPROVAL HAS BEEN GIVEN BY THEACTUAL SITE CONDITIONS. NO WORK SHALL BE DONE IN ANY AREA WHEREOF ANY DISCREPANCIES BETWEEN THE DRAWINGS AND/OR SPECIFICATIONS ANDIMMEDIATELY INFORM LANDSCAPE ARCHITECT, OR OWNER'S REPRESENTATIVECONTRACTOR SHALL VERIFY ALL DIMENSIONS AND QUANTITIES AND SHALLDIMENSIONS ARE APPROXIMATE. BEFORE PROCEEDING WITH ANY WORK,FOR INSTALLATION OF ALL PLANT MATERIALS AT THE SPACING INDICATED ONVERIFY ALL SIZES AND QUANTITIES. CONTRACTOR SHALL BE RESPONSIBLENO RESPONSIBILITY FOR ITS ACCURACY. THE LANDSCAPE CONTRACTOR IS TOPREPARED QUANTITIES ONLY AS A CONVENIENCE TO CONTRACTOR AND ASSUMESMATERIAL LEGEND" ON THE DRAWINGS. THE LANDSCAPE ARCHITECT HAS3. PLANT DELIVERY APPROVAL INCLUDING LINERS, FLATS, CONTAINER2. IRRIGATION COVERAGE TEST PRIOR TO PLANTING, BUT AFTER FINISHHOURS. CENTER FILLING OF MAIN LINE SHALL BE ALLOWED.1. TESTING OF MAIN LINE PRIOR TO BACKFILLING: 150 PSI FOR 4B. QUALITY CONTROL OBSERVATION SEQUENCES ARE AS FOLLOW:PLANTS AND BOXED PLANTS.GRADING.5.0 OBSERVATION / CERTIFICATION:LANDSCAPE ARCHITECT.IS REQUESTED.THE PLANTING LEGEND.OF OFF SITE (EXCEPT THOSE WEEDS AND GRASSES NOT OF THE PERENNIAL11.0 SOIL CONDITIONERS AND SOIL TESTINGSQUARE FEET OF AREA AND SHALL BE THOROUGHLY CULTIVATED IN TWOPLANTING AREAS THE FOLLOWING APPLICATION SHALL BE MADE PER 1,000A. UNLESS OTHERWISE INSTRUCTED BY AN AGRONOMY REPORT (SEE PLAN), IN ALLHERBICIDE SHALL BE APPLIED ACCORDING TO MANUFACTURER'SPRIOR TO PLANTING, A GRANULAR PRE-EMERGENT, NON-SELECTIVEALFALFA, JOHNSON GRASS, WIRE WEED, MORNING GLORY, BERMUDA GRASS.PUNCTURE VINE, DALLAS GRASS, MUSTARD PLANT, ST. AUGUSTINE GRASS,INCLUDE BUT ARE NOT LIMITED TO, THE FOLLOWING: NUT GRASS,MAY BE TURNED UNDER. PERENNIAL WEEDS AND GRASSES TO BE REMOVEDTURNED UNDER). OATS MORE THAN 2-1/2" HIGH AND NOT BEARING SEEDSTYPE, LESS THAN 2-1/2" HIGH AND NOT BEARING SEEDS, WHICH MAY BERECOMMENDATIONS.ALL WEEDS AND GRASSES SHALL BE DUG OUT BY THE ROOTS AND DISPOSEDD. WEEDING - BEFORE AND DURING PRELIMINARY AND FINISH GRADING,HAS BEGUN, THERE SHALL BE NO DEFICIENCY IN THE SPECIFIED DEPTHAND BARK, ALLOWANCE SHALL BE MADE SO THAT WHEN FINISH GRADINGFERTILIZER AND BARK. WHERE SOIL IS TO BE REPLACED BY PLANTSSHALL BE REMOVED OR REDISTRIBUTED BEFORE APPLICATION OFSUCH A MANNER AS TO ANTICIPATE THE FINISH GRADING. EXCESS SOILSC. PRELIMINARY GRADING - PRELIMINARY GRADING SHALL BE DONE INNECESSARY TO PROVIDE IDEAL MOISTURE CONTENT FOR TILLING FOROR THAT CLODS WILL NOT BREAK READILY. WATER SHALL BE APPLIED IFOCCUR; AND NOT WHEN IT IS SO DRY THAT DUST WILL FORM IN THE AIRMOISTURE CONTENT IS SO GREAT THAT EXCESSIVE COMPACTION WILLOF BARK IN PLANTING BEDS.PLANTING.AT HIS OWN EXPENSE, MAKING ANY AND ALL REPAIRS FOR DAMAGESTHIS PROCEDURE PLACES UPON CONTRACTOR THE RESPONSIBILITY FOR,ARRANGE FOR RELOCATION FOR ONE OR THE OTHER. FAILURE TO FOLLOWPLANT LOCATIONS, PROMPTLY NOTIFY LANDSCAPE ARCHITECT WHO SHALLIMPROVEMENTS. IN THE EVENT OF A CONFLICT BETWEEN SUCH LINES ANDLINES SO THAT PROPER PRECAUTIONS MAY BE TAKEN NOT TO DAMAGE SUCHLINES, HEADS, VALVES AND VALVE CONTROL WIRES, AND ALL UTILITYLOCATE ALL UTILITIES, ELECTRIC CABLES, CONDUITS, IRRIGATIONB. PRIOR TO EXCAVATION FOR PLANTING OR PLACING OF STAKES,ARCHITECT IN WRITING PRIOR TO THE START OF ANY PLANTING.A. ALL IRRIGATION WORK SHALL BE INSPECTED AND APPROVED BY THE LANDSCAPE INSPECTION AND CERTIFICATIONS; GUARANTEES; CLEAN-UP; STAKING,PREPARATION: FERTILIZATION: PLANTING INCLUDING LAWN; MAINTENANCE;SECTION IS AS FOLLOW: FINISH GRADING FOR PLANTING; SOILDRAWINGS AND THESE SPECIFICATIONS. THE WORK INCLUDED IN THISSUPERVISION OF A COMPETENT FOREMAN, CAPABLE OF INTERPRETING THEPRACTICE RELATING TO THE VARIOUS TRADES AND UNDER THE CONTINUOUSWORK SHALL BE PERFORMED IN ACCORDANCE WITH THE BEST STANDARDS OFEQUIPMENT REQUIRED TO COMPLETE WORK INDICATED ON THE DRAWINGS. THETHE WORK OF THIS SECTION INCLUDES ALL LABOR, MATERIALS ANDAS SHOWN OR NOTED FOR EACH LOCATION, AND SHALL BE OF THE SPECIES,PLANT MATERIALS SHALL BE FURNISHED IN THE QUANTITIES AND/OR SPACINGRESULTING FROM HIS WORK.3.0 QUANTITIES AND TYPESGUYING AND ESPALIERING; MISCELLANEOUS ALLOWANCES.2.0 APPROVALSA. CONSTRUCTION GRADE HEADER MATERIAL SHALL BE ROUGH SAWN10.0 GRADING AND SOIL PREPARATIONC. TREE GUYING SHALL BE AS PER DETAILS.A. TREE STAKING SHALL BE AS PER DETAILS.B. MOISTURE CONTENT - THE SOILS SHALL NOT BE WORKED WHEN THEBELOW THE TOP OF PAVING WHERE PAVING EXISTS PER DETAILS.A. CONTRACTOR IS TO FINISH GRADE TO WITHIN 1/10TH OF A FOOTB. TIES FOR HOLDING TREES SHALL BE AS PER DETAILS.D. REDWOOD STAKES SHALL BE EITHER 2 X 2 OR 2 X 3 BY 16" LONG.C. NAILS SHALL BE GALVANIZED 6D, 8D OR 12D BOX.B. REDWOOD SPLICES SHALL BE A MINIMUM 24" IN LENGTH.9.0 STAKING MATERIALSREDWOOD. REFER TO PLAN.SOIL.ATTACHED TO EACH SACK OR CONTAINER.8.0 REDWOOD HEADER MATERIALWITH THE MANUFACTURER'S LABEL SHOWING WEIGHT AND ANALYSISC. COMMERCIAL FERTILIZER SHALL BE DELIVERED IN SACKS OR CONTAINERSEXCEED 3.5 MILLIOHMS/CM AT 25 DEGREES C.SALINITY - THE SATURATION EXTRACT CONDUCTIVITY SHALL NOT1.0% FOR BARK OR PINE BARK OR MIXTUREFOLLOWING NITROGEN CONTENT BASED ON DRY WEIGHT:B. NITROGEN STABILIZED SAWDUST SHALL BE BULK, WITH THE"NITRO-HUMUS". METHOD OF PROCESSING SHALL NOT DESTROY NORMAL0.7% FOR FIR SAWDUST0.5% FOR REDWOOD SAWDUSTBACTERIAL CONTENT.PLANTING1.0 SCOPEMINIMUM CONTENT OF 1% NITROGEN AND 2% PHOSPHORIC ACID SIMILAR TOINCLUDED IN THE CONTRACT, INCLUDING PLANT MATERIALS, FENCES,B. FERTILIZING - APPLY 12-12-12 (BEST OR EQUAL) AT THE RATE OFPHOSPHOROTHIOATE. EXTERMINATE GOPHERS AND MOLES AND REPAIRINSTALLATIONS. THIS PRODUCT CONTAINS DIELDRIN, LINDANE ANDPER MANUFACTURER'S RECOMMENDATIONS TWO (2) WEEKS AFTER PLANTCUTWORMS AND OTHER SOIL INSECTS, APPLY METRO BRAND SOILDRIN ASTWO (2) WEEKS AFTER PLANT INSTALLATIONS. FOR CONTROL OFMETALDEHYDE 5% BY WEIGHT AS PER MANUFACTURER'S RECOMMENDATIONSAPPLY PELLETIZED TRICALCIUM ARSINATE 5% BY WEIGHT ANDC. DISEASE AND PEST CONTROL - FOR CONTROL OF SLUGS AND SNAILS,WITH 5 POUNDS 12-12-12 (BEST OR EQUAL) PER 1,000 SQUARE FEET;OTHER DAY FOR THE NEXT TWO (2) WEEKS. WATER THEREAFTER THREETWO (2) WEEKS AFTER INSTALLATION. REDUCE WATERING TO EVERYA. WATERING - NEW PLANTINGS SHALL BE WATERED ONCE PER DAY FORTHE LAWN EDGES SHALL BE MAINTAINED NEATLY AT ALL TIMES.EDGE OF THE GRASS SHALL BE TRIMMED TO A NEAT AND UNIFORM LINE.OPERATIONS AND REMOVE FROM THE SITE. AFTER EACH CUTTING THEIT REACHES 3" IN HEIGHT. COLLECT GRASS CLIPPING DURING MOWINGHEIGHT OF 2" WITH A ROTARY MOVER, EQUIPPED WITH ROLLER, BEFORED. MOWING - (TALL FESCUE LAWNS) - THE LAWN SHALL BE MOWED AT AMERCUROUS CHLORIDE AS PER MANUFACTURER'S RECOMMENDATION.INSTALLATION, APPLY A GRANULAR MERCURIAL FUNGICIDE OF 1.8%C DISEASES AND PEST CONTROL - TWO WEEKS AFTER APPROVAL OF LAWN5 POUNDS PER 1,000 SQUARE FEET THREE WEEKS AFTER INSTALLATIONDAMAGE.(3) TIMES PER WEEK UNTIL FINAL ACCEPTANCE.FERTILIZE THEREAFTER EVERY THIRTY (30) DAYS.B. FERTILIZATION - FERTILIZE THREE (3) WEEKS AFTER PLANTING30.0 GROUNDCOVER AND SHRUB AREA MAINTENANCEAND WATER IMMEDIATELY THEREAFTER.DAYS COMMENCING FROM THE TIME ALL ITEMS OF WORK HAVE BEENCONTRACTOR HAS RECEIVED WRITTEN NOTIFICATION FOR "START OFCOMPLETED TO THE SATISFACTION OF THE LANDSCAPE ARCHITECT ANDC. THE ENTIRE PROJECT SHALL BE MAINTAINED FOR A PERIOD OF 90WITH TOPSOIL, LEVELED AND REPLANTED. EXTERMINATE ALL RODENTS,DEPRESSIONS CAUSED BY VEHICLES OR FOOT TRAFFIC SHALL BE FILLEDB. DAMAGE TO ANY PLANTED AREA SHALL BE REPAIRED IMMEDIATELY.SHRUBS AND TREES, EDGING, AERATING AND MOWING OF LAWNS,CERTIFIED SPRAYER CARING FOR PLANTS, INCLUDING GROUNDCOVERS,MAINTENANCE WORK SHALL CONSIST OF APPLYING HERBICIDES BY AADEQUATE EQUIPMENT TO PERFORM THE WORK HEREIN SPECIFIED. PLANTA. CONTRACTOR SHALL MAINTAIN A SUFFICIENT NUMBER OF MEN ANDSUPPORTS, ETC., UNTIL FINAL ACCEPTANCE OF THE WORK BY THE LANDSCAPEFINAL ACCEPTANCE BY THE LANDSCAPE ARCHITECT AND OWNER.PER WEEK. CONTRACTOR SHALL CONTINUE TO MAINTAIN THE LAWN UNTILTHEREAFTER GRADUALLY REDUCE FREQUENCY OF WATERING TO THREE TIMESA. WATERING - WATER EVERY DAY ONCE PER DAY FOR TWO WEEKS ANDAT ALL TIMES TO THE SATISFACTION OF THE OWNER AND LANDSCAPED. THE PROJECT SHALL BE CARED FOR IN A NEAT AND CLEAN CONDITIONARCHITECT.29.0 LAWN MAINTENANCEMAINTENANCE".AND REPAIR RODENT DAMAGE IMMEDIATELY.FERTILIZING AND CONTROL OF WEEDS, PESTS AND DISEASES.ARCHITECT AND OWNER'S REPRESENTATIVE.28.0 MAINTENANCECONTRACTOR SHALL CAREFULLY AND CONTINUOUSLY PROTECT ALL AREASBE SUBMITTED TO THE LANDSCAPE ARCHITECT PRIOR TO THE START OF THEBY WEIGHT AND VOLUME FOR EACH MATERIAL. THESE CERTIFICATES SHALLCERTIFICATE OR INVOICE SHALL BE FURNISHED STATING TOTAL QUANTITIESFOR EACH FERTILIZER AND SOIL CONDITIONER, IN CONTAINERS, A SIMILARNET WEIGHT, PERCENT OF NITROGEN AND PERCENT OF PHOSPHORIC ACID.ORGANIC FERTILIZER, THE CERTIFICATE SHALL ALSO STATE THE VOLUME,CONFORMS TO THE SPECIFICATION REQUIREMENTS. FOR BULK DELIVEREDTHE SOURCE, QUANTITY AND TYPE OF MATERIAL AND THAT THE MATERIALFURNISH A CERTIFICATE WITH EACH DELIVERY OF BULK MATERIAL, STATINGIN ADDITION TO ANY OTHER CERTIFICATES SPECIFIED, CONTRACTOR SHALLOTHERWISE APPROVED BY THE LANDSCAPE ARCHITECT. REFER TO DETAIL.PLANTS SHALL BE FASTENED AND TRAINED AGAINST FENCES OR WALLS UNLESSALL TRELLISES AND STAKES ARE TO BE REMOVED FROM PLANTS, AND THEARCHITECT PER APPROVAL PRIOR TO DELIVERY. TO BE WM EARTHCARE "MUIR AREAS. CONTRACTOR SHALL SUPPLY A ONE GALLON BAG SAMPLE TO LANDSCAPE27.0 PROTECTIONMAINTENANCE PERIOD.2" OF MEDIUM BARK WOOD BARK IN ALL SHRUB PLANTING 26.0 CERTIFICATESWEED CONTROL BARK INSTALLATION SHALL CONSIST OF PLACING25.0 BARK24.0 ESPALIERING OF VINESOMITREVISIONDATEThese designs and drawings are CONFIDENTIAL and the exclusive property of THN and are not to be used, duplicated, or distributed without the express permission of THN copyright 2014 c THN. all rights reserved849 JEFFRY DRIVEPLEASANT HILL, CA 94523PHONE: 925.822.3085l a n d s c a p e a r c h i t e c t u r eKnow what's below.Callbefore you dig.03/24/1515005RESIDENCETN14011 JUNE WAYSARATOGA, CA10REV. LOG: 3/26/15, 3/27/15CNAR ORT ONH.NORMREASEOREGITA FTEOLCAIFSIGNATURESSTT5642NDLAADSCPEHIITAECTH06/30/16PLANTINGSPECIFICATIONSL-9WOODS BROWN" OR APPROVED EQUAL.OMITOMITOMITOMITOMITOMIT129