HomeMy WebLinkAbout10-12-16 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 3
SARATOGA
PLANNING COMMISSION REGULAR
MEETING
OCTOBER 12, 2016
7:00 PM PLANNING COMMISSION REGULAR MEETING
Civic Theater | 13777 Fruitvale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of September 14, 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
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for
opening statements. All interested persons may appear and be heard during this meeting
regarding the items on this agenda. If items on this agenda are challenged in court,
members of the public may be limited to raising only issues raised at the Public Hearing or
in written correspondence delivered to the Planning Commission at, or prior to the close of
the Public Hearing. Members of the public may comment on any item for up to three (3)
minutes. Applicants and/or their representatives have a total of five (5) minutes maximum
for closing statements.
2.1. Staff Report 14011 June Way
Recommended Action:
That the Planning Commission review the resubmitted design plans and recommend
changes as necessary. If the Planning Commission can make the required findings for
approval, staff suggests the Commission consider the following findings:
Staff Report - 14011 June Way
Saratoga Planning Commission Agenda – Page 2 of 3
Attachment 1 Resolution of Approval
Attachment 2 - Staff Report from August 24, 2016
Attachment 3 - Desk Item #1 from August 24, 2016
Attachment 4 - Desk Item #2 from August 24, 2016
Attachment 5 - Corrected House Sizes
Attachment 6 - Staff Report from September 28, 2016 (request for continuance)
Attachment 7 - Desk Item from September 28, 2016
Attachment 8 - Revised Development Plans (Exhibit "A")
2.2. Staff Report - 13845 Pike Road
Recommended Action:
Adopt Resolution No. 16-024 approving the project subject to conditions of approval.
Staff Report - 13845 Pike Road
Attachment 1 - PC Resolution
Attachment 2 - City Arborist Report
Attachment 3 - Geotechnical Report and Conditions
Attachment 4 - Public Hearing Notice and Mailing List P
Attachment 5 - Neighbor Correspondance and Notification Forms
Attachment 6 - Site Photos
Attachment 7 - Development Plans - (Exhibit A)
2.3. The applicant is requesting approval of a single story residence with a maximum
height of 19 feet. One (1) protected tree is proposed to be removed with this
application.
Recommended Action:
Adopt Resolution No. 16-028 approving the project subject to conditions of approval
in included in Attachment 1.
Staff Report
Attachment 1- Resolution 16-028
Attachment 2-Arborist Report
Attachment 3-Development Plans
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Office Specialist III for the City of Saratoga, declare that the foregoing agenda
for the meeting of the Planning Commission was posted and available for public review on
September 30, 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 16th day of September 2016 at Saratoga, California.
Janet Costa, Office Specialist III
Saratoga Planning Commission Agenda – Page 3 of 3
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REPORT TO THE
PLANNING COMMISSION
Meeting Date: October 12, 2016
(Continued from September 28, 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
14011 June Way
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SUMMARY
BACKGROUND
The Planning Commission reviewed the applicants’ Design Review application for a new
two-story single family residence on August 24, 2016. As a result of the public hearing,
the Planning Commission continued the matter to September 28, 2016 and requested that
the applicants work with the neighbors and staff to address the following considerations:
Bulk and Mass (Appearance)
Privacy (Minimize impacts to all neighbors)
Provide additional screening
The Planning Commission also instructed staff to review the construction management
plan requirement to better address issue raised during the public hearing and site visit.
DISCUSSION
REVISED DESIGN
In response to the Planning Commission’s request, on September 12, 2016, the applicant
submitted a revised design with the following changes:
Reducing in the size of the upstairs rear dormer children’s bedroom window
(upper left window on rear elevation) with an opaque lower portion of the
window.
Providing window on the side of the dormer was to provide required egress (as
seen on the West elevation).
Reducing overall height of the structure by two feet, by reducing the slope of the
second floor roof pitch from a ratio 5:12 to 2:12.
ONGOING NEIGHBOR CONCERNS
After revised plans were submitted to the City on September 12, 2016, the neighbors met
with staff at the public counter on September 16, 2016 to view the changes. The
neighbors noted to staff that the applicants had not contacted them to review the
submitted revisions as of that date and expressed continued concerns regarding privacy,
bulk/mass and construction management.
Staff informed the applicants of the neighbors’ comments and noted that the revisions did
not appear to fully address the Commission’s requests. In response to this information,
the applicants requested a further continuance to November 9, 2016 to allow additional
time to be able to address the concerns but subsequently requested that the Commission
review their resubmitted plans as soon as possible (i.e. The October 12, 2016 Planning
Commission meeting).
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PROJECT DESCRIPTION
PRIVACY (WINDOWS)
There are three sets of second floor rear facing windows on the North (rear) elevation. To
address the neighbors’ perceived privacy impacts, the applicant changed the design of the
left upper dormer window of the children’s bedroom. This window now includes a fixed
opaque window and a clear operable window above. To provide a required fire egress
window for that bedroom, a new window has been proposed on the dormer’s West (left)
elevation. No other changes have been proposed to address the privacy concerns of the rear
neighbors.
The Single-Family Residential Design Review Handbook (page 11), states: “Minimize
windows and balconies in direct view of neighbor’s private indoor and outdoor areas.” The
Handbook (page 11) also states: “Utilize clerestory windows for windows with higher sills
where privacy is a concern”. The Planning Commission instructed the applicant to work
with staff and the neighbors to address the neighbors’ privacy concerns. The Planning
Commission may wish to consider whether the revised design conforms to this guideline.
PRIVACY (SCREENING)
The applicants have expressed an openness to installing additional screening in the back
yard; however, a landscape screening plan was not provided with the resubmitted plans.
Any trees required as part of the Planning Commission’s design review approval would
automatically become protected trees.
MASSING OF REVISED DESIGN
The revised design lowers the roof pitch on the highest roof from 5:12 to 2:12. This change
lowers the overall height of the building by approximately 2 feet. No other changes have
been proposed to reduce massing of the structure.
The Single-Family Residential Design Review Handbook (page 5), states “Avoid flattening
the top of a sloped roof to accommodate height limitations”. The Planning Commission
may wish to consider whether the revised design conforms to this guideline.
SCALE OF ARCHITECTURAL DETAILS (ROOF PITCHES)
The decreased roof pitches primarily affects the South (front) and West (left) elevations.
The Single-Family Residential Design Review Handbook (page 16), states “Design primary
and secondary roof forms that are compatible with each other in terms of slope, mass, and
complexity”. The Planning Commission may wish to consider whether the revised design
conforms to this guideline.
CONSTRUCTION MANAGEMENT
The Planning Commission requested staff to review the construction management plan
and Conditions of Approval. Staff has revised the standard construction management
plan condition to include additional requirements. Additional requirements are
underlined. (Please see recommended condition #9.)
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RECOMMENDATION
STAFF RECOMMENDATION
That the Planning Commission review the resubmitted design plans and recommend
changes as necessary. If the Planning Commission can make the required findings for
approval, staff suggests the Commission consider the following findings:
DESIGN REVIEW FINDINGS
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 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 Northwest. There
are no upper story windows directly facing the neighboring structure to the East.
Adequate screening and setbacks have been provided to address potential privacy
impacts.
(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 also includes an additional gable on
the first floor elevation, opposite the garage.
(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
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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.
(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 project meets this
finding because the design of the structure is consistent with the Saratoga Single-Family
Residential Design Review Handbook.
(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 is not applicable as the lot is not
located in a hillside zone, the slope is less than 10%, the property is not on a ridgeline
and does not impact a significant hillside feature or community viewsheds.
ENVIRONMENTAL DETERMINATION
The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant
Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the
Public Resources Code (CEQA). This exemption allows for the construction or conversion
of up to three single-family residences.
ATTACHMENTS
1. Resolution of Approval
2. Staff Report from August 24, 2016
3. Desk Item #1 from August 24, 2016
4. Desk Item #2 from August 24, 2016
5. Corrected House Sizes
6. Staff Report from September 28, 2016 (request for continuance)
7. Desk Item from September 28, 2016
8. Revised Development Plans (Exhibit "A")
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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 square feet.
The height of the proposed residence is approximately 26 feet. The site is located within the R-1-
12,500 Zoning 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.
WHEREAS, on August 24, 2016, the Planning Commission continued the application to
September 28, 2016.
WHEREAS, on September 28, 2016, the Planning Commission continued the application
to October 12, 2016.
WHEREAS, on October 12, 2016, the Planning Commission reviewed the revised design
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
Attachment 1
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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
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 12th day of
October 2016 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
DeDe Smullen
Chair, Planning Commission
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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.
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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 September 13, 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.
g. All construction workers shall be informed of the hours of construction. If the hours of
construction are exceeded at any time, City Staff will issue a stop work order.
h. The condition of road shall be maintained to the satisfaction of the Public Works
Director.
i. A construction schedule shall be provided to staff and to the neighbors.
j. The applicant shall submit a plan the planning department for review and approval,
noting the size of trucks and equipment to be used for construction. City Staff will issue
a stop work order is this plan is exceeded.
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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
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.
ARBORIST
13. 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
14. 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:
15. 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 14
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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.
PUBLIC WORKS
16. 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
17. Fire Department Requirements. Owner/applicant shall comply with all Fire Department
requirements.
18. 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.
19. 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.
20. 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.
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21. 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
22. 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 propert y. 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
23. 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.
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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
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Attachment 2
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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 )
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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.
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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
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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.7221
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(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")
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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
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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
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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.
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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
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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. 7827
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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
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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 ******************
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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
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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
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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.
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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).
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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:
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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
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Reference: Old home with story poles (July 2015)
Concept rendering of new home
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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
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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"9544
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 REVIEWHC9645
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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---------9847
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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"11261
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 WALL11362
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.2418146131162617710222541534137133475311026181627267125831837415223263101871221398131814413713242411463
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.11564
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.11665
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 REPORT11766
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 REPORT11867
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 REPORT11968
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 REPORT12069
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.12170
12271
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 SIDE12372
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.12473
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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 BOX7891011112834610579112675
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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 SOIL123451234512877
(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.OMITOMITOMITOMITOMITOMIT12978
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CITY OF SARATOGA
Memorandum
To: Saratoga Planning Commission
From: Sung H. Kwon, Senior Planner
Date: August 24, 2016
Subject: Public Hearing – Item 3, 14011 June Way (PDR16-0014)
An inquiry was received from a member of the Planning Commission. Included below are the three
questions with staff’s responses. Additionally, staff is providing a copy of the project timeline.
Is the PDR application exactly the same as the ADR application?
Staff Response: The current application is approximately 2 sq. ft. larger. Staff will discuss
this as part of the powerpoint presentation.
When was the stop work order issued?
Staff Response: A stop work order was issued when the building inspector visited the site.
Staff will discuss this as part of the powerpoint presentation.
Should the previous project have been reviewed by the Planning Commission because it
changed 50% of the floor area?
Staff Response: No, the additional square footage was less than 50% of the existing floor
area.
Attachment 4
163
House Number Zoning Sq.FtSq.Ft as per assesor dataLot Size (In Acres) Lot size as per assesor data14014R‐1‐20,000 4,129√0.490.4814000R‐1‐20,000 3,460√0.480.4114024R‐1‐20,000 3,5353,7800.46√14010R‐1‐12,500 2,415√0.310.3214020R‐1‐12,500 2,829√0.30√14040R‐1‐12,500 2,687√0.290.2714001R‐1‐12,500 2,915√0.260.2314021R‐1‐12,500 3,156√0.260.2514011R‐1‐12,500 3,5392,2800.26√Subject HomeAttachment 5164
REPORT TO THE
PLANNING COMMISSION
Meeting Date: September 28, 2016
(Continued from 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
14011 June Way
Attachment 6
165
2 | P a g e
DISCUSSION
BACKGROUND
The applicants previously submitted a Design Review application for a new two-story
single family residence after demolishing an existing home without City approvals. The
Planning Commission reviewed their application on August 24, 2016 but continued the
item in order for the applicant to address the following considerations:
Reduce the apparent bulk and mass of the structure
Minimize privacy impacts to neighbors
Provide additional screening
The Planning Commission also requested staff to refine the construction management
plan to better address issues raised during the public hearing.
REQUEST FOR CONTINUANCE
The applicants have requested a continuance to October 12, 2016 to allow more time to
redesign the project and address the neighbors’ concerns and direction from the Planning
Commission.
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REPORT TO
THE PLANNING COMMISSION
Meeting Date: October 12, 2016
Application: PDR16-0001 / ARB12-0057
Location / APN: 13845 Pike Road / 503-30-003
Owner/Applicant: Qingxiang Liu / Qui T. Son
Staff Planner: Christopher Riordan
13845 Pike Road
SITE
209
13845 Pike Road
Page 2 of 7
Summary
PROJECT DESCRIPTION:
The applicant is requesting Design Review approval to remodel an existing 1,361 square foot two-
story split level single-family home located at 13845 Pike Road. Proposed improvements would
include a 648 square foot lower story addition and a 508 square foot upper story addition for a total
square footage of 2,517 square feet. The project would also increase the building height from 16
feet to approximately 23 feet. No protected trees are proposed for removal.
STAFF RECOMMENDATION: Adopt Resolution No. 16-024 approving the project subject to
conditions of approval.
Design Review Approval by the Planning Commission is required pursuant to City Code Section
15-45.060(a)(3).
PROJECT DATA:
Net Site Area: 19,456 square feet (.45 acres)
Average Site Slope: 23.5%
General Plan Designation: RHC (Residential Hillside Conservation)
Zoning: HR (Hillside Residential)
Proposed Allowed/Required
Proposed Site Coverage
Residential Footprint
Shed
Driveway
Walkway, Decks, Landing
Total Proposed Site Coverage
2,267 sq. ft.
127 sq. ft.
2,061 sq. ft.
346 sq. ft.
4,801 sq. ft. (24.6%)
4,864 SF (25%)
Floor Area
Lower Floor
Upper Floor
Shed
Total Floor Area
822 sq. ft.
1,695 sq. ft.
127 sq. ft.
2,644 sq. ft.
3,540 sq. ft.
Height (Residence)
Lowest Elevation Point:
Highest Elevation Point:
Average Elevation Point:
Proposed Topmost Point:
Total Proposed Height
575
586
580.5
603.5
(23.0 Ft.)
26 Feet
Setbacks
Front:
Left Side
Right Side:
Rear:
1st Story
32.5’-0”
20’-1”
25’-2”
100’-0”
30’
20’
20’
60’
Grading Cut
160 CY
Fill
160 CY
Total
340 CY
1,000 CY
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13845 Pike Road
Page 3 of 7
PROJECT DESCRIPTION AND SITE CHARACTERISTICS
Site Description: The 19,446 (net) square foot project site is located at 13845 Pike Road within
the Hillside Residential (HR) Zoning District. Pike Road is a private street which intersects
Pierce Road between Sarahills and Mount Eden Road. Private streets are privately owned by the
residents using the street and are not city maintained. The site is improved with an existing 1,361
square foot two story single-family home and an existing 127 square foot shed located near the
rear property line. The house is characterized by vertical wood siding and a flat roof. An existing
asphalt driveway provides vehicle access. Surrounding homes consist of a combination of both
one and two-story homes with a variety of architectural styles, exterior materials and dates of
construction. The area is characterized by dense vegetation which screens the views of
neighboring properties. No protected trees are proposed for removal.
The average slope of the site is 23.5 percent with a 30 foot reduction in elevation from Pike Road
to the rear of the lot. The front of the site and the rear of the site are relatively level . The
majority of the slope occurs at the middle of the site in the proximity of the building footprint.
Project Description and Architectural Style: The proposed remodel will modify the home’s
existing architectural style. The existing house is a split level design with a single car garage,
vertical wood siding and an asphalt covered flat roof. The front entrance is located at the upper
level which is accessible from the driveway. The lower level is located at the back of the home
and is not visible from the street.
The project would include a 648 square foot addition to the lower level and a 508 square foot
addition to the upper level for a total of 2,571 square feet. The project includes a 483 square foot
addition to the existing 565 square feet basement for a total area of 1,048 square feet which is not
included in the projects total allowable floor area. The split level design takes advantage of the
lower slope at the back of the house by locating the projects two story element and overall
massing behind the front elevation and is not visible from Pike Road. A roof deck would be
constructed atop the lower level with accessibility from the living room and dining room.
The intent of the project designer was to modify the character of the home to have a
contemporary architectural appearance with traditional roof forms. The façade incorporates
several design elements including decorative columns at the front entry and stone wainscoting.
The existing wood siding will be removed and replaced with stucco. The garage will be
converted into a two car garage. The flat roof will be replaced with a gable roof covered with
concrete tiles and the building height will be increased from 16 feet to 23 feet.
A colors and materials board is on file with the Community Development Department and will be
present at the site visit and public hearing. The following table lists the proposed exterior
materials.
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13845 Pike Road
Page 4 of 7
Materials and Colors:
Detail Colors and Materials
Exterior Grey Colored Sand Finish Stucco
Windows Off White Vinyl Windows
Garage Door Wood Door – Match house color
Roof Black Colored Concrete Shingles
Trees: No trees are proposed for removal. The existing trees in the vicinity of the project will be
protected during construction.
Details of the arborist findings are included in the Arborist report which is included as
Attachment 2.
Geotechnical Review
The City’s Ground Movement Potential Map identifies the project site as having a slope stability
designation of ‘Pd’. This area is identified by un -stabilized landslide deposits that are susceptible
to soil creep and sliding. The applicant submitted a geotechnical report prepared by Upp
Geotechnology, with an addendum dated May 4, 2015, which was reviewed by the City
Geologist. The City Geologist concurred with the project geologist that the project as designed
should not be subject to structural integrity/collapse and provided Geotechnical Clearance for the
project. A copy of the City Geologist review report is included as Attachment 3.
Residential Calgreen Measures: The project will meet the minimum CalGreen standards. The
Residential Calgreen Measures Checklist is included on page A5-A of the Development Plans.
Neighbor Notification and Correspondence: Copies of the neighbor notification forms are
included as Attachment 4. A Public Notice was also sent to property owners within 500 feet of the
site.
The applicant received project related comments (Attachment 5) from one neighbor located at
13810 Pierce Road which is the adjacent property to the north. Her concerns are primarily related
to 1) the potential for the project to reduce the privacy of her rear facing windows and rear yard
area and 2) controlling site drainage from the subject site.
On August 18, 2016 staff met on site with the neighbor to review her concerns. During the
meeting the neighbor indicated to staff the location of her rear facing windows that would be
mostly impacted by the views from the projects proposed windows and deck. The neighbor also
described the purpose of the existing walls, swales, and drains that had been constructed on her
property to control the drainage that enters her site from adjacent properties with higher
elevations. The neighbor also pointed out an existing earthen swale located between her
property and the applicant’s which directs water runoff to an existing drain. She indicated that
this swale was damaged when the applicant reconstructed their leach field which could
ultimately result in water flowing across her property during storms. Lastly, the neighbor
expressed her desire for the applicant to plant trees and shrubs adjacent to their shared property
line which could further result in reducing the projects impacts on her privacy.
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13845 Pike Road
Page 5 of 7
The following week staff met with the applicant on the project site to review and discuss
potential solutions to address the neighbor’s privacy and drainage concerns. The applicant
suggested that the neighbor’s privacy could be improved by constructing certain windows of the
project with obscure glass. He also agreed with staff’s suggestion that a five foot tall privacy
screen could be installed on the deck facing the neighbor which could reduce the views from the
deck into the neighbor’s rear yard and windows. To control the flow of water onto the neighbor’s
property, the applicant stated that he would construct a two feet tall concrete wall along the
shared property line with the neighbor which would redirect runoff from his site to the neighbors
existing drainage system.
The applicant is agreeable to planting additional trees and shrubs to further screen the views onto
the neighbor’s property. This vegetative screening would be planted prior to the project receiving
building permit final.
On September 8, 2016, staff and the applicant met with the neighbor at her property to review
the applicants proposed solutions to address her privacy and drainage concerns. The neighbor
was generally supportive of the applicants suggested measures to protect her privacy and to
improve site drainage but she did express some concerns with their permanence. Staff ex plained
that conditions could be added to the project which could become ‘permanent conditions of
approval’ if recommended by the Planning Commission.
No additional concerns have been brought to the City’s attention as of the writing of this staff
report.
FINDINGS
Design Review Findings:
The findings required for issuance of a Design Review approval pursuant to City Code Article 15-
45 are set forth below and the Applicant has met the burden of proof to support making all of those
required findings:
(a) Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints. The project meets this finding in that the
project is proposing both lower and upper story floor additions to an existing house that is
already constructed as a split level that follows the natural contours of the site. Minimal grading
is proposed to construct the addition to the existing lower level and the overall grading quantity
is limited to a combined total of 320 square feet. No grading material will be exported off site.
(b) All protected trees shall be preserved, as provided in Article 15 -50 (Tree Regulations).
If constraints exist on the property, the number of protected trees, heritage trees, and
native trees approved for removal shall be reduced to an absolute minimum. Removal
of any smaller oak trees deemed to be in good health by the City Arborist shall be
minimized using the criteria set forth in Section 15-50.080. The project meets this finding
in that vegetation on site is limited to existing native shrubs, plants, grasses, Oaks and Italian
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13845 Pike Road
Page 6 of 7
Cypress trees. No trees are proposed for removal and it is the intent of the applicant to maintain
the native landscaping. The City Arborist has determined that the existing 24 inch Oak tree
located behind the building footprint would be adequately protected during construction. No
heritage trees are located onsite.
(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 in that the project has been conditioned to incorporate
design features to minimize impacts on the adjacent property located at 13810 Pierce Road. As
indicated on Sheet A9 of the Development Plans, the northern facing windows of the foyer and
living room on the upper story and Bedroom #1 of the lower story will be installed with obscure
glass. Additional privacy measures would include the construction of a five foot tall privacy
screen that would be located on the northern side of the rear deck. In addition, prior to building
permit final, the applicant would install additional shrubs and trees as approved by the City
Arborist along the shared property line with 13810 Pierce Road. The above conditions would
be made Permanent Conditions of Approval if recommended by the Planning Commission. The
project does not affect the privacy of any additional homes or any community viewsheds
(d) The overall mass and the height of the structure, and its architectural elements are in scale
with the structure itself and with the neighborhood. The project meets this finding in that the
project would include a 648 square foot addition to the lower level and a 508 square foot
addition to the upper level. The split level design takes advantage of the lower slope at the back
of the house by locating the projects two story element and overall massing behind the front
elevation and not visible from Pike Road. The impression of building height as viewed from the
street is reduced as the building has wide horizontal proportions that takes up the majority of the
site width; there are consistent gable roof forms with sufficient architectural articulation and
projections to reduce the impression of bulk. The neutral color pallet would aid in blending the
home with the proposed landscaping. Existing Oak and Italian trees help screen the building as
viewed from offsite.
(e) The landscape design minimizes hardscape in the front setback area and contains elements
that are complimentary to the neighborhood streetscape. The projects meet this finding in that
the existing landscape located within the front setback is characterized by native plants and
trees. The applicant will maintain the existing landscaping and no new landscaping within the
front setback is proposed. The neighborhood streetscape is dominated by landscaping that is
native to the area and the projects existing landscaping would be consistent.
(f) Development of the site does not unreasonably impair the ability of adjoining properties to
utilize solar energy. The project meets this finding in that due to the location of the structure, its
height, and the building setbacks, the development will not unreasonably impair the ability or
opportunity of adjoining properties to utilize solar energy.
(g) The design of the structure and the site development plan is consistent with the Residential
Design Handbook, pursuant to Section 15-45.055. The project meets this finding in that the
project has managed massing through appropriate building design with the majority of the
massing located toward the rear of the building footprint and not visible from Pike Road. In
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13845 Pike Road
Page 7 of 7
addition, the use of excessive colors and materials has been minimized, appurtenances are
designed in proportion to the overall building form and neighborhood and the exterior materials
would complement the streetscape.
(h) On hillside lots, the location and the design of the structure avoid unreasonable impacts to
ridgelines, significant hillside features, community viewsheds, and is in compliance with
Sections 15-45.055. The project meets this finding in that the site is defined as a hillside lot
however, its location on Pike Road is not near any ridgelines, the project grading is limited to
340 cubic yards for the construction of the lower level addition and no significant hillside
features will be impacted, no community viewsheds would be impacted, and the project is in
compliance with City Code Section 15-45.055 (Single-Family Residential Design Review
Guidelines).
Environmental Determination: The project is categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New
Construction or Conversion of Small Structures”, of the Public Resources Code (CEQA). This
exemption allows for the construction of up to three single-family residences and no exception to
that exemption applies.
STAFF RECOMMENDATION: Adopt Resolution No. 16-024 approving the project, subject to
conditions of approval.
ATTACHMENTS:
1. Resolution of Approval for Design Review
2. City Arborist Report
3. Geotechnical Report and Conditions
4. Public Hearing Notice and Mailing Addresses for Project Notification
5. Neighbor Correspondence and Notification Forms
6. Site Photos
7. Development Plans (Exhibit "A")
215
RESOLUTION NO: 16-024
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR16-0001 AND ARBORIST REPORT ARB12-0057
LOCATED AT 13845 PIKE ROAD
WHEREAS, on July 17, 2013, an application was submitted by Qui T. Son (Applicant) on
behalf of Qingxiang Liu (Property Owner) requesting Design Review approval to remodel an
existing 1,361 square foot two-story split level single-family home located at 13845 Pike Road.
Proposed improvements would include a 648 square foot lower story addition and a 508 square foot
upper story addition for a total square footage of 2,517 square feet. The project would also increase
the building height from 16 feet to approximately 23 feet. No protected trees are proposed for
removal. The site is located within the HR Zoning District (APN 503-30-003).
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 October 12, 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
Attachment 1
216
Resolution No. 16-024
elements are in scale with the structure itself and with the neighborhood; landscaping minimizes
hardscape in the front setback area and contains elements that are complementary to the
neighborhood streetscape; does not unreasonably impair the ability of adjoining properties to utilize
solar energy; and is consistent with the Residential Design Review Handbook.
Section 5: The City of Saratoga Planning Commission hereby approves PDR16-0001 and
ARB12-0057 located at 13845 Pike Road, subject to the Findings, and Conditions of Approval
attached hereto as Exhibit 1.
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 12th day of
October 2016 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
DeDe Smullen
Chair, Planning Commission
217
Resolution No. 16-024
Exhibit 1
CONDITIONS OF APPROVAL
1. All conditions below which are identified as permanent or for which an alternative period of
time for applicability is specified shall run with the land and apply to the landowner’s
successors in interest for such time period. No zoning clearance, or demolition, grading for this
project shall be issued until proof is filed with the city that a certificate of approval documenting
all applicable permanent or other term-specified conditions has been recorded by the applicant
with the Santa Clara County Recorder’s office in form and content to the Community
Development Director. If a condition is not “Permanent” or does not have a term specified, it
shall remain in effect until the issuance by the City of Saratoga of a Certificate of Occupancy or
its equivalent.
2. The Owner and Applicant will be mailed a statement after the time the Resolution granting this
approval is duly executed, containing a statement of all amounts due to the City in connection
with this application, including all consultant fees (collectively “processing fees”). This
approval or permit shall expire sixty (60) days after the date said notice is mailed if all
processing fees contained in the notice have not been paid in full. No Zoning Clearance or
Demolition, Grading, or Building Permit may be issued until the City certifies that all
processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is
maintained).
3. The Project shall maintain compliance with all applicable regulations of the State, County, City
and/or other governmental agencies having jurisdiction including, without limitation, the
requirements of the Saratoga City Code incorporated herein by this reference.
4. As a condition of this Approval, Owner and Applicant hereby agree to defend, indemnify and
hold the City and its officers, officials, boards, commissions, employees, agents and volunteers
harmless from and against:
a. any and all claims, actions or proceedings to attack, set aside, void or annul any action
on the subject application, or any of the proceedings, acts or determinations taken, done
or made prior to said action; and
b. any and all claims, demands, actions, expenses or liabilities arising from or in any
manner relating to the performance of such construction, installation, alteration or
grading work by the Owner and/or Applicant, their successors, or by any person acting
on their behalf.
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
5. 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 218
Resolution No. 16-024
be negatively impacted by any increase in flow. Design must follow the current Santa Clara
County Drainage Manual method criteria, as required by the building department.
Retention/detention element design must follow the Drainage Manual guidelines, as required by
the building department.
6. Compliance with Plans. The development shall be located and constructed to include those
features, and only those features, as shown on the Approved Plans denominated Exhibit "A"
dated stamped September 19, 2016. All proposed changes to the Approved Plans must be
submitted in writing with plans showing the changes, including a clouded set of plans
highlighting the changes. Such changes shall be subject to approval in accordance with City
Code.
7. All requirements in the City Arborist Reports dated March 23, 2016 are hereby adopted as
conditions of approval and shall be implemented as part of the Approved Plans. This includes,
but is not limited to; all tree related conditions set forth above and the following standard
conditions of approval:
a. Tree Bond. Prior to issuance of any Building Permit, the Project Applicant or Owner shall
obtain and submit to the Community Development Department a Tree Bond in favor of the
City in the amount of $12,000 to guarantee the replacement of any removed trees or
rehabilitation of any damaged trees in a manner satisfactory to the City Arborist.
b. Release of Tree Bond. Prior to the City’s inspection for final approval of the completed
Project, the City Arborist shall inspect the site to verify compliance with all conditions of
approval related to trees. The Tree Bond required above shall be released after the planting
of required replacement trees, a site inspection by the City Arborist finding compliance with
all tree-related conditions contained in this Resolution, and payment of any outstanding City
Arborist fees.
8. All requirements in the City’s Geotechnical Clearance dated May 28, 2015 are hereby adopted
as conditions of approval and shall be implemented as part of the Approved Plans.
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.
219
Resolution No. 16-024
10. Permanent Conditions. The following measures shall be incorporated into the project as
depicted on Sheet A9 of the Development Plans, date stamped September 19, 2016, to minimize
project related privacy and view impacts on the adjacent property located at 13810 Pierce Road.
Three windows on the northern elevation as shown on the Development Plans shall be
constructed of obscure glass.
A five foot tall privacy screen shall be installed and maintained on the northerly side of the
rear deck. The Development Plans indicate that this screen is to be constructed of obscure
glass however; a suitable replacement material (i.e. wood trellis or similar material) can be
used as long as the privacy objective is maintained.
Landscape screening consisting of trees and or shrubs shall be installed and maintained
along that section of the property line separating the project site and 13810 Pierce Road to
the satisfaction of the Community Development Director. This landscaping shall be
installed, inspected, and approved prior to building permit final.
A concrete wall not exceeding two feet in height shall be constructed along the property line
separating the project site and 13810 Pierce Road. The objective of the wall is to redirect site
drainage from the project site to an existing drainage system located on 13810 Pierce Road.
The location of the wall shall be field verified and approved by the Building Department
prior to building permit final.
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 conditions has
been recorded by the applicant with the Santa Clara County Recorder’s office in form and
content to the Community Development Director
11. 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.
220
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB12-0057
Prepared by Kate Bear, City Arborist Site: 13845 Pike Road
Phone: (408) 868-1276 Owner: Daniel Liu and Polly Zhou
Email: kbear@saratoga.ca.us APN: 503-30-003
Email:mypolly98@hotmail.com
Report History:
Memo 1 – Addition
Date:
Plans received December 20, 2015
Memo completed January 20, 2016
Report 1 - Addition Plans received February 9, 2016
Report completed March 23, 2016
PROJECT SCOPE:
The applicant has submitted plans to the City for a major addition and remodel project. No protected
trees are requested for removal to construct the project.
STATUS: Approved by City Arborist with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $12,000
For trees 1, 3, 7 and 8
Tree fencing – Required – See Conditions of Approval and Site Plan.
Tree removals – None requested or permitted.
Replacement trees – None required.
FINDINGS:
Tree Removals
No trees are requested or approved for removal to construct the project.
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.
The applicant has proposed special mitigating construction measures that are acceptable for
proposed work around oak tree 1. They will use a pier and on-grade beam foundation for the house
and cantilever the addition beyond the piers. In order to use this type of foundation by the tree, the
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13845 Pike Road
entire house may require the use of a pier and beam foundation to achieve structural stability during
an earth movement event.
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 arborist report dated April 12, 2013 by Deborah Ellis; and
2)The Project Data in Brief, Tree Information and the Conditions of Approval from this report.
TREE INFORMATION: TREE NO. TREE NAME Trunk Diameter (in,) - per Guide for Plant Appraisal Estimated Canopy Spread (ft.) Health Condition (100% = best, 0% = worst) Structural Integrity (100% = best, 0% = worst) Overall Condition Suitability for Preservation (High/Moderate/Low) Intensity of Impacts Appraised Value Coast live oak Moderate/
1 Quercus agrifolia 27 50 80 80 Good High High $13,200
Black walnut removed for
septic system 2 Juglans hindsii 33.2 50 60 60 Fair $9,200
Coast live oak
3 Quercus agrifolia 24.2 50 80 70 Good High Moderate $10,000
Coast live oak 18.3, 9.5,
re moved for
septic system 4 Quercus agrifolia 6.7, 5.9 40 70 50 Fair $12,300
Black walnut removed for
septic system 5 Juglans hindsii 16.9 30 70 70 Fair $2,780
Coast live oak
6 Quercus agrifolia 29.5 40 80 50 Good High Low $15,800
Coast live oak 16.1, Lo w/
7 Quercus agrifolia 14 30 70 60 Good High Moderate $8,200
Coast live oak
8 Quercus agrifolia 27.1 45 80 80 Good High Low $16,500
English walnut 10, removed for
septic system 9 Juglans regia 9.4, 9.6 40 70 50 Fair $610
Total appraised value $88,590
ATTACHMENTS:
1 – Conditions of Approval
2 – Map of Site showing tree locations and protective fencing
2
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13845 Pike Road Attachment 1
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 12, 2013 prepared by Deborah Ellis
shall become conditions of approval.
3. The arborist report dated April 12, 2013 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4. The Project Data in Brief, Tree Information, and Conditions of Approval from 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 Deborah Ellis, unless otherwise approved by the
City Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall $12,000 be for tree(s) 1, 3, 7 and 8.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
7. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be 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.
9. The Project Arborist shall visit the site every two weeks during grading, trenching and
foundation construction activities and monthly thereafter. Following visits to the site, the
3
223
13845 Pike Road Attachment 1
Project Arborist shall provide the City with a report including photos documenting the
progress of the project and noting any tree issues.
10. The Project Arborist shall monitor work within 15 feet of trees 1, 3, 7 and 8, including:
a. Excavation of holes for piers for house foundation by tree 1
b. Excavation for foundation of retaining wall by tree 3
c. Excavation and connection of water line by trees 7 and 8
11. The applicant has proposed and the City has accepted a foundation structure of piers and on-
grade beams where within 15 feet of oak tree 1. The Project Arborist shall be on site during
work on the foundation by tree 1.
12. No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
13. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
14. All construction activities shall be conducted outside tree protection fencing. These activities
include, but are not necessarily limited to, the following: demolition, grading, trenching,
equipment cleaning, stockpiling and dumping materials (including soil fill), and
equipment/vehicle operation and parking.
15. Trenching to install utilities is not permitted inside tree protection fencing.
16. Roots of protected trees measuring two inches in diameter or more shall not be cut without
prior approval of the Project Arborist. Roots measuring less than two inches in diameter may
be cut using a sharp pruning tool.
17. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
18. No trees are requested or approved for removal to construct the project.
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. 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.
4
224
13845 Pike Road Attachment 1
22. 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.
23. Following completion of the work around trees, and before a final inspection of the project,
the applicant shall provide a letter to the City from the Project Arborist. That letter shall
document the work performed around trees, include photos of the work in progress, and
provide information on the condition of the trees.
24. At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection security deposit released by the City, call City Arborist for a final
inspection.
5
225
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226
CITY of SARATOGA
13777 FRUITVALE AVENUE • SARATOGA, CALIFORNIA 95070
(408) 868-1274
MEMORANDUM
TO: Iveta Harvancik, Senior Engineer DATE: May 20, 2015
FROM: Cotton Shires and Associates, Inc., City Geotechnical Consultant
SUBJECT: Supplemental Geotechnical Peer Review (S5202C)
RE: Liu, Residential Renovations and Additions
GEO13-0006
13845 Pike Road
At your request, we have completed a supplemental geotechnical peer review of the subject application
using:
•Addendum to Geotechnical Study (letter-report) prepared by Upp Geotechnology, dated May 4,
2015;
•Engineering Geologic Consultations (report) prepared by Hoexter Consulting, Inc., dated
September 30, 2014; and
•Limited Geotechnical Study (report) prepared by Upp Geotechnology/C2Earth, Inc., dated
October 16, 2014.
In addition, we have reviewed pertinent technical documents from our office files and been in
communication with the Project Geotechnical Consultant.
DISCUSSION
We understand that the applicant proposes to remodel and construct new additions (including basement
expansion) onto the existing residence. We have previously noted that the subject property is underlain by a
mapped large Old Landslide and is within the “Pd” ground movement potential category. Building and
grading permits for properties within a Pd area are restricted until a geologic and soils investigation report
has been prepared in accordance with Code Section 14-20.020 and the Project Geotechnical Consultant has
concluded that proposed improvements, as designed, will be structurally safe from earth movement. In our
previous geotechnical peer review (dated February 10, 2015), we noted that completed site landslide
investigation was not entirely consistent with published guidelines, but concurred with the Consultant that
multiple feet of landslide displacement is calculated under adverse rainfall and/or seismic conditions. We
recommended that alternative foundation design measures be considered to reduce the potential for building
collapse.
Attachment 3
227
Iveta Harvancik May 20, 2015
Page 2 S5202C
RECENT GEOTECHNICAL EVALUATIONS
The Project Geotechnical Consultant has considered the potential for differential landslide block
movements beneath the site. To maintain structural rigidity, the Consultant recommends that the remodeled
home be fully supported by the lower level basement. Any overhangs from the upper level are to be
cantilevered from the basement walls. The basement floor is to consist of a structural slab or rigid grid of
grade beams that bears on (but not structurally connected to) drilled friction piers or end-bearing, hand-dug
caissons. These supporting elements are to extend through artificial fill and colluvium and bear on underlying
displaced bedrock. With recommended geotechnical design measures, the Consultant concludes that
anticipated potential ground displacement should not affect the structural integrity of the house (but could
result in the need for repairs).
CONCLUSIONS AND RECOMMENDED ACTION
The Project Geotechnical Consultant has adequately addressed our previous geotechnical comments and
concluded the proposed remodeled residence (designed with the most recent geotechnical recommendations)
should not be subject to the loss of structural integrity/collapse. The applicant should be aware and willing to
accept that landslide displacement involving the subject property could result in the need for repairs, and the
residence may not be suitable to inhabit immediately after a ground displacement event. We understand that
the project will include significant structural upgrades to supporting walls and house foundations that should
improve the safety of site residents. Consequently, given applicant acceptance of site conditions, potential
displacement, and damage as noted above, we recommend approval of Project Geotechnical Clearance with
the following conditions:
1. Geotechnical Plan Review - The applicant's geotechnical consultant shall review and approve all
geotechnical aspects of the project building and grading plans (i.e., site preparation and grading,
site drainage improvements and design parameters for foundations, and retaining walls) to ensure
that their recommendations have been properly incorporated.
The results of the plan review shall be summarized by the geotechnical consultant in a letter and
submitted to the City Engineer for review and approval prior to issuance of building permits.
2. Geotechnical Construction Inspections - The geotechnical consultant shall inspect, test (as
needed), and approve all geotechnical aspects of the project construction. The inspections shall
include, but not necessarily be limited to: site preparation and grading, site surface and subsurface
drainage improvements, and excavations for foundations and retaining walls prior to the
placement of steel and concrete. The Consultant shall observe the excavation/drilling of
foundation piers and verify satisfactory embedment.
The results of these inspections and the as-built conditions of the project shall be described by the
geotechnical consultant in a letter and submitted to the City Engineer for review prior to final (as-
built) project approval.
228
Iveta Harvancik May 20, 2015
Page 3 S5202C
LIMITATIONS
This supplemental geotechnical peer review has been performed to provide technical advice to assist the
City in its discretionary permit decisions. Our services have been limited to review of the documents
previously identified, and a visual review of the property. Our opinions and conclusions are made in
accordance with generally accepted principles and practices of the geotechnical profession. This warranty is
in lieu of all other warranties, either expressed or implied.
TS:DTS:kc
229
Memorandum of Geotechnical Clearance Conditions
Page 1 of 1
MEMORANDUM
TO: Christopher Riordan, Project Planner, Community Development Department
CC: Qingxiang Liu / I Mark Design (Owner / Applicant)
FROM: Iveta Harvancik, Senior Engineer
SUBJECT: Geotechnical Clearance Conditions for GEO13-0006 at 13845 Pike Road
DATE: May 28, 2015
1. The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations, and retaining walls) to ensure that their recommendations have been properly incorporated. The results of the plan review shall be summarized by the geotechnical consultant in a letter and submitted to the City Engineer for review and approval prior to issuance of building permits. 2. The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The Consultant shall observe the excavation/drilling of foundation piers and verify satisfactory embedment. The results of these inspections and the as-built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the City Engineer for review prior to final (as-built) project approval. 3. The owner (applicant) shall pay any outstanding fees associated with the City Geotechnical Consultant’s review of the project prior to Zone Clearance. 4. The owner (applicant) shall enter into agreement holding the City of Saratoga harmless from any claims or liabilities caused by or arising out of soil or slope instability, slides, slope failure or other soil related and/or erosion related conditions.
230
CITY OF SARATOGA
Community Development Department
13777 Fruitvale Avenue
Saratoga, CA 95070
(408) 868-1222
NOTI CE OF PUBLI C HE ARI NG
The City of Saratoga’s Planning Commission announces the following public hearing on:
Wednesday, the 12th day of October 2016, at 7:00 p.m.
The public hearing will be held in the City Hall Theater located at 13777 Fruitvale Avenue. The
public hearing agenda item is stated below. Details of this item are available at the Saratoga
Community Development Department, Monday through Friday 7:30 a.m. – 5:00 p.m. Please
consult the City website at www.saratoga.ca.us regarding Friday office closures.
APPLICATION/ADDRESS: PDR16-0001, ARB12-0057 / 13845 Pike Road
OWNER: Qingxiang Liu
APN: 503-30-003
DESCRIPTION: The applicant is requesting Design Review approval to remodel an existing
1,361 square foot two-story split level single-family home located at 13845 Pike Road. Proposed
improvements would include a 648 square foot lower story addition and a 508 square foot upper
story addition for a total square footage of 2,517 square feet. The project would also increase the
building height from 16 feet to approximately 23 feet. No protected trees are proposed for removal.
Design Review approval by the Planning Commission is required pursuant to Saratoga
Municipal Code Section 15-45.060.
All interested persons may appear and be heard at the above time and place. If you challenge a
decision of the Planning Commission pursuant to a Public Hearing in court, you may be limited to
raising only those issues you or someone else raised at the Public Hearing. In order for information
to be included in the Planning Commission’s information packets, written communications should
be filed on or before Monday, October 3, 2016.
This notice has been sent to all owners of property within 500 feet of the project that is the subject
of this notice. The City uses the official roll produced by the County Assessor’s office annually, in
preparing its notice mailing lists. In some cases, out-of-date information or difficulties with the U.S.
Postal Service may result in notices not being delivered to all residents potentially affected by a
project. If you believe that your neighbors would be interested in the project described in this
notice, we encourage you to provide them with a copy of this notice. This will ensure that everyone
in your Community has as much information as possible concerning this project.
Christopher Alan Riordan, AICP
Senior Planner
(408) 868-1235
Attachment 4
231
Subject APN: 503-30-003 Address: 13845 PIKE RD
500’ Radius SARATOGA CA 95070
Advanced Listing Services Inc
Ownership Listings & Radius Maps
P.O. Box 2593 •Dana Point, CA •92624
Office: (949) 361-3921 •Cell: (949) 310-6869
www.Advancedlisting.com denise@advancedlisting.com
232
Parcel Number Owner Name Owner Address Owner City, State Zip
#7319 500' OWNERSHIP LISTING Prepared for:
503-30-003 QINGXIANG & ZHOU LING LIU 13845 PIKE RD SARATOGA CA 95070
503-14-009 MICHAEL W & STACY L LANDGRAF 13781 PIERCE RD SARATOGA CA 95070
503-14-042 LISA HUENING 13648 VAQUERO CT SARATOGA CA 95070
503-30-001 JEAN M LUNDEEN 13810 PIERCE RD SARATOGA CA 95070
503-30-002 NEIL A BRUMBERGER 13800 PIERCE RD SARATOGA CA 95070
503-30-003 QINGXIANG & ZHOU LING LIU 13845 PIKE RD SARATOGA CA 95070
503-30-019 TWIN HILLS LLC 27580 ARASTRADERO RD LOS ALTOS HILLS CA 94022
503-30-020 DANIEL DENGYUAN & JING LIN FU 38 SHORE VIEW AVE SAN FRANCISCO CA 94121
503-30-042 HORNER FAMILY TRUST 13857 PIKE RD SARATOGA CA 95070
503-30-043 CARLSON CAROLE E TRUSTEE 13971 PIKE RD SARATOGA CA 95070
503-30-054 PETER W & FEI-O C LEE 13990 PIKE RD SARATOGA CA 95070
503-30-055 GEUN B & BYUNG NAM KIM 14000 PIKE RD SARATOGA CA 95070
503-30-058 JAMES A & HEIDI W TRAH 13782 PIERCE RD SARATOGA CA 95070
503-30-066 BAGLIERE JOSEPH J REVOCABLE TRUST 13746 PIERCE RD SARATOGA CA 95070
503-68-019 DAVID P JOHNSON 21450 MOUNT EDEN CT SARATOGA CA 95070
503-68-024 DAVID P & GLENDA M AUNE 13862 PIERCE RD SARATOGA CA 95070
503-68-025 GARY SMEARDON 13850 PIERCE RD SARATOGA CA 95070
503-68-027 BRUCE A & LYNNE D NOEL 21451 MT EDEN CT SARATOGA CA 95070
503-69-001 NG-WOON FAMILY TRUST 13801 PIERCE RD SARATOGA CA 95070
503-69-002 CYRUS M AKHBARI 13815 PIERCE RD SARATOGA CA 95070
503-69-003 VIA REGINA ROAD INC 21811 VIA REGINA SARATOGA CA 95070
503-69-005 JAMES & ALEXIA LERNER 21710 VIA REGINA SARATOGA CA 95070
503-69-006 MICHAEL & ZDENKA RASHKIN 21780 VIA REGINA SARATOGA CA 95070
503-69-007 HAROLD R DOWNS 21786 VIA REGINA SARATOGA CA 95070
503-69-008 NORMAN L KOEPERNIK PO BOX 966 SAN JOSE CA 95108
503-69-038 MERDAD & GENEVA M SANJIDEH 21700 VIA REGINA SARATOGA CA 95070
233
Attachment 5
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Attachment 6
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REPORT TO THE
PLANNING COMMISSION
20388 HILL AVENUE
20231 Bonnie Brae Way
Meeting Date: October 12, 2016
Application #: PDR16-0018/ARB15-0052
Address/APN: 20231 Bonnie Brae Way (APN 517-20-026)
Property Owner: Johnson
Staff Planner: Nicole Johnson, Planner II
251
PROJECT DATA
GROSS SITE AREA: 19,619 SQ. FT. (0.45 ACRES)
NET SITE AREA: 19,619 SQ. FT. (0.45 ACRES)
AVERAGE SLOPE: 4.2 %
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL
ZONING: R1-20,000
MAX. HEIGHT 19’
Area Maximum Existing Proposed Remaining
Site Coverage (sq. ft.) 9,710* 5,985 8,060 1,650
Floor Area (sq. ft.) 4,884* 3,930 4,880 4
*10% Affordable housing density bonus applied, municipal code section Code Section 15-81.050.
BACKGROUND
The subject 19,619 square foot property is located on the north side of Bonnie Brae Way.
There is currently a 3,930 square foot single story residence and accessory structure that
was built in 1953 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 single story residence that exceeds 18’ in height (Saratoga Municipal
Code Section 15-45.060).
PROJECT DESCRIPTION
The new house is 4,051 square feet and includes an entry way, office, four bedrooms,
three baths, master bedroom with bathroom, living room, dining room, kitchen, family
room, and a two (2) car garage.
An 829 square foot detached secondary dwelling unit is proposed along the west property
line and consists of a living room, kitchen, bathroom, laundry, and a bedroom. The unit
will be deed restricted requiring that it be leased for rent as a below market rate rental
unit if it is occupied by non-household or family members.
Pursuant to Section 5-56.030 of the Municipal Code, three parking spaces are required
for the deed restricted second unit. The applicant has provided the required third parking
space adjacent to the garage.
Architecture/Design
The proposed house is of a ranch style with traditional sloping roof forms and has been
designed to generally fit the site.
The building footprint is a U- shape with multi-gabled roof forms. The main living areas are
designed around a large oak tree. The new residence has slightly greater setbacks on two
property lines than what is required by City code.
Report to the Planning Commission
20231 Bonnie Brae Way – Application # PDR16-0018/ARB16-0052
October 12, 2016
Page | 2
252
Setbacks Required Proposed
Front (south) 30’ 30’
Rear (north) 35’ 45’8”
Side (east) 8’7”* 9’4”
Side (west) 8’7”* 8’7”
*Per Section 15-65.040 of the Municipal Code
The mass of the front façade is broken up by a covered entry/porch element that is flanked
by the garage on one side and an office on the other. The office and garage wall planes are
offset from the entry wall. This provides articulation and exterior detailing to help minimize
the massing and visual impact from off site.
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 Board & Batten (white dove)
Windows/Doors Slate or coal Black
Awning Standing Seam metal (zinc gray)
Roof Composition Shingles (charcoal)
Secondary Dwelling Unit
The design and exterior materials of the proposed secondary dwelling unit are consistent
with the main residence. The exterior materials are outlined below.
Detail Colors and Materials
Exterior Board & Batten (white dove)
Windows/Doors Slate or coal Black
Roof Composition Shingles (charcoal)
Lighting
All proposed exterior light fixtures are designed to limit illumination to the site and avoid
creating glare impacts to surrounding properties.
Landscaping
New landscaping within the front setback area includes an assortment of species. The size,
type, and quantity are shown below.
Type Size Quantity
Saucer Magnolia 24” box 1
Citrus Trees 15 gallon 3
Butterfly Bush 15 gallon 1
Various species of shrubs 5 gallon 37
Report to the Planning Commission
20231 Bonnie Brae Way – Application # PDR16-0018/ARB16-0052
October 12, 2016
Page | 3
253
In addition, various species of 1-gallon ground cover are proposed. In total, 53% of the front
yard setback is proposed to be landscaped.
Condition of approval #11 requires that the applicant shall demonstrate compliance with the
State Water Efficient Landscape Ordinance when the application is submitted to the
Building Department.
Trees
One (1) protected tree is 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
tree. 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 $100,200 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 is not required for this application because the site is not located
within a designated geological hazard zone that requires the preparation of a geologist
report.
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 and accessory structure.
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 one protected tree.
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.
Report to the Planning Commission
20231 Bonnie Brae Way – Application # PDR16-0018/ARB16-0052
October 12, 2016
Page | 4
254
This finding can be made in the affirmative in that slightly greater setbacks than the
minimum required by the zoning district are proposed and the single story residence
fits with the context of other 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 single 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
increased setbacks from adjacent buildings and is single story; 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 in proportion to the size and shape of the lot; 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 is not applicable as the lot is not located in a hillside zone, the slope is
less than 10%, the property is not on a ridgeline and does not impact a significant
hillside feature or community viewsheds.
Report to the Planning Commission
20231 Bonnie Brae Way – Application # PDR16-0018/ARB16-0052
October 12, 2016
Page | 5
255
Neighbor Notification and Correspondence
A public notice for the October 12, 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
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. 16-028 approving the project subject to conditions of approval in
included in Attachment 1.
ATTACHMENTS:
1. Resolution of Approval No. 16-028
2. Arborist Report dated September 21, 2016
3. Development Plans (date stamped September 22, 2016)
Report to the Planning Commission
20231 Bonnie Brae Way – Application # PDR16-0018/ARB16-0052
October 12, 2016
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RESOLUTION NO: 16-028
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR16-0018 AND ARBORIST REPORT ARB15-0052
20231 BONNIE BRAE WAY
WHEREAS, on March 17, 2016 an application was submitted by Chris and Regina
Johnson requesting Design Review approval to construct a new 4,051 square foot single story home
and 829 square foot detached secondary dwelling unit located at 20231 Bonnie Brae Way. The
maximum height of the proposed residence is approximately 19 feet. One protected tree is proposed
for removal. The site is located within the R-1-20,000 Zoning District (APN 517-20-026).
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 October 12, 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
257
Section 5: The City of Saratoga Planning Commission hereby approves PDR16-0018 and
ARB15-0052 located at 20231 Bonnie Brae 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 12th day of
October 2016 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
DeDe Smullen
Chair, Planning Commission
Lands of Johnson
20231 Bonnie Brae Way- Application # PDR16-0018/ARB16-0052
Resolution #16-028
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Exhibit 1
CONDITIONS OF APPROVAL
NEW RESIDENCE WITH SECONDARY DWELLING UNIT
PDR16-0018 AND ARB15-0052
20231 BONNIE BRAE WAY
(APN 517-20-026)
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 Johnson
20231 Bonnie Brae Way- Application # PDR16-0018/ARB16-0052
Resolution #16-028
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In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold Harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
5. Construction must be commenced within 36 months from the date of this approval (October 12,
2019), or the resolution will expire.
COMMUNITY DEVELOPMENT
6. The owner/applicant shall comply with all City requirements regarding drainage, including but
not limited to complying with the city approved Stormwater management plan. The project shall
retain and/or detain any increase in design flow from the site, that is created by the proposed
construction and grading project, such that adjacent down slope properties will not be negatively
impacted by any increase in flow. Design must follow the current Santa Clara County Drainage
Manual method criteria, as required by the building department. Retention/detention element
design must follow the Drainage Manual guidelines, as required by the building department.
7. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans dated stamped September 22, 2016. All proposed
changes to the approved plans must be submitted in writing with plans showing the changes,
including a clouded set of plans highlighting the changes. Such changes shall be subject to
approval in accordance with City Code.
8. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a lighting
Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to
full-cut off & shielded fixtures with downward directed illumination so as not to shine on
adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to
limit illumination to the site and avoid creating glare impacts to surrounding properties. The
sports court shall not be illuminated by exterior lighting per section 15-80.030 of the Municipal
Code.
9. In order to comply with standards that minimize impacts to the neighborhood during site
preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and
16-75.050, with respect to noise, construction hours, maintenance of the construction site and
other requirements stated in these sections.
10. Prior to issuance of Building Permits the applicant shall prepare for review and approval by
City staff a Construction Management Plan for the project which includes but is not limited to
the following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
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e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
11. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29. The proposed solid property line fence shall not exceed a height of 6’ with 2’ of
lattice.
12. The final landscaping and irrigation plan submitted for Building Permit approval shall
demonstrate how the project complies with the State Water Efficient Landscape Ordinance and
shall take into account the following:
a. To the extent feasible, landscaping shall be designed and operated to treat storm water
runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that
provide detention of water, plants that are tolerant of saturated soil conditions and
prolong exposure to water shall be specified.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. Plant materials selected shall be appropriate to site specific characteristics such as soil
type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air
movement, patterns of land use, ecological consistency and plant interactions to ensure
successful establishment.
d. Pest resistant landscaping plants shall be considered for use throughout the landscaped
area, especially along any hardscape area.
e. Any proposed or required under grounding of utilities shall take into account potential
damage to roots of protected trees
13. 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.
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 Bonnie Brae 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.
FIRE DEPARTMENT
15. The owner/applicant shall comply with all Fire Department requirements.
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ARBORIST
16. All requirements in the City Arborist Report dated September 21, 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 from the City for any and all
improvements in any City right-of-way or City easement prior to commencement of the work to
implement this Design Review.
18. Prior to issuance of Zoning approval, the applicant shall submit a site plan and associated
calculations for stormwater treatment measures in compliance with NPDES Permit No.
CAS612008, November 19, 2015 Provision C.3.i. Required Site Design Measures for Small
Projects and Detached Single-Family Home Projects.
BUILDING DEPARTMENT SUBMITTAL
19. Four (4) sets of complete construction plans shall be submitted to the Building Division. These
plans shall be subject to review and approval by the City prior to issuance of Zoning Clearance.
The construction plans shall, at a minimum include the following:
a. Architectural drawings and other plan sheets consistent with those identified as Exhibit
“A” on file with the Community Development Department.
b. All additional drawings, plans, maps, reports, notes, and/or materials required by the
Building Division.
c. This signed and dated Resolution printed onto separate construction plan pages.
d. The site plan shall contain a note with the following language: “Prior to foundation
inspection by the City, the Licensed Land Surveyor of record shall provide a written
certification that all building setbacks and elevations comply with the Approved Plans,”
which note shall represent a condition which must be satisfied to remain in compliance
with this Design Review Approval.
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Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB15-0057
Prepared by Kate Bear, City Arborist Site: 20231 Bonnie Brae Way
Phone: (408) 868-1276 Owner: Chris and Regina Johnshon
Email: kbear@saratoga.ca.us APN: 517-20-026
Email: reginajoh@gmail.com
Report History: Final report Date: September 21, 2016
PROJECT SCOPE:
The applicant has submitted plans to the City to demolish the existing house and garage and build a
new single story house with attached garage and a second unit.
One silk tree (#2) is requested for removal to construct the project. It meets the criteria allowing its
removal and replacement as part of the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $100,200
For trees 1, 6 and 7
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – Silk tree 2 is approved for removal and replacement once
building permits have been issued.
Replacement trees – Required = $1,400
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Plans Reviewed and Tree Data
4 – Map of Tree Protection Locations
5 – Conditions of Approval
Attachment 2
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20231 Bonnie Brae Way Attachment 1
FINDINGS:
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal
as part of a project, certain findings must be made and specific tree removal criteria met.
One silk tree 2 is in conflict with the second unit, and meets the City’s criteria allowing it to
be removed and replaced as part of the project, once building division permits have been
obtained. Attachment 2 contains the tree removal criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Criteria met
2 1, 3, 4, 6, 7, 9
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1) The submitted arborist report prepared by Brendan Nelson of Biota Tech Services,
Inc. (no date), with site visit noted on September 25, 2015;
2) Arborist report addendum prepared by Brendan Nelson dated July 6, 2016; and
3) The Project Data in Brief and Conditions of Approval from this report.
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20231 Bonnie Brae Way 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.
265
20231 Bonnie Brae Way Attachment 3
PLAN REVIEW:
Architectural Plans reviewed:
Preparer: Spence Design
Date of Plans: March 15, 2016
Sheet A0.0 Cover Sheet
Sheet A1.0 Demolition Plan
Sheet A1.1 Proposed Site Plan
Sheet A2.0 Proposed Floor Plan
Sheets A4.0, A4.1 and A4.2 Elevations
Sheet A6.0 Second Unit Floor Plan
Sheet A7.0 Second Dwelling Elevations
Civil Plans reviewed:
Preparer: Westfall Engineering, Inc.
Date of Plans: February 2016
Sheet 1 of 2 Grading and Drainage Plan
Sheet 2 of 2 Grading and Drainage Plan
Preparer: Robert J. Craig, Licensed Surveryor
Date of Plans: March 1, 2013
Sheet 1 of 1 Boundary Survey
Structural Plan reviewed:
Preparer: Hoogerwerf
Date of Plans: September 13, 2016
Sheet S2 Deck Foundation
Landscape Plans reviewed:
Preparer: W. Jeffrey Heid
Date of Plans: December 26, 2015
Sheet L – 1 Master Plan
Sheet L – 2 Planting Plan
Sheet L – 3 Hydorzone Plan
Sheet L – 4 Conceptual Irrigation Plan
Arborist Report reviewed:
Preparer: R. Brendan Nelson, Biota Tech Services, Inc.
Date of Report: No Date
Sheet L – 5 Tree Protection Plan
Sheet L – 6 Arborist Report
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20231 Bonnie Brae Way Attachment 3
TREE INFORMATION:
An arborist report prepared by Brendan Nelson of Biota Tech was submitted for this
project. The report was not dated but referenced a site visit on September 25, 2015. Seven
trees were included in the final report. Data on each tree was taken from the report and is
listed below.
Table 2: List of trees and appraised values
Tree
No. Species
Trunk
Diameter
(inches)
Condition
Intensity of
Construction
Impacts
Appraised
value
Coast live oak
1 Quercus agrifolia 38 Good High $45,400
Silk tree
2 Albizzia julibrissin 16 Fair High $1,400
Coast live oak
3 Quercus agrifolia 30 Fair/Good Low $20,400
Coast live oak
4 Quercus agrifolia 20 Fair Low $9,400
Coast live oak
5 Quercus agrifolia 10 Fair Low $2,900
Coast live oak
6 Quercus agrifolia 30 Good Moderate $31,500
Coast live oak
7 Quercus agrifolia 30 Good Low $23,300
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1
Attachment 4 Legend Tree Protection Fencing 2
7
4 20231 Bonnie Brae Way 5
1
3
6
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20231 Bonnie Brae Way 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 (no date, site visit on September 25, 2015), and
addendum dated July 6, 2016, 2015, prepared by Brendan Nelson of Biota Tech Services,
Inc. shall become conditions of approval.
3. The arborist report dated (no date, site visit September 25, 2015) and addendum dated July 6,
2016 shall be copied on to a plan sheet, titled “Tree Preservation” and included in the final
job copy set of plans.
4. The Project Data in Brief and Conditions of Approval from this report shall be copied onto a
plan sheet and included in the final set of plans.
5. The designated Project Arborist shall be Brendan Nelson, unless otherwise approved by the
City Arborist.
6.Tree Protection Security Deposit
a.Is required per City Code 15-50.080.
b.Shall be equal to 100% of the value of tree(s) 1, 6 and 7, which is $100,200 - more than
one structure will be built.
c.Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e.Shall remain in place for the duration of construction of the project.
f.May be released once the project has been completed, inspected and approved by the City
Arborist.
7.Tree Protection Fencing:
a.Shall be installed as shown on the attached map.
b.Shall be 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.269
20231 Bonnie Brae Way Attachment 5
9. The Project Arborist shall visit the site every two weeks during grading and foundation work
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 20 feet of trees 1, 6 and 7.
Neighbor’s oak trees were not assigned a number.
11. The Project Arborist shall monitor:
a. Demolition of house and garage.
b. Excavation for piers for new house foundation.
c. Excavation for the the second unit foundation.
d. Excavation for the piers for the new deck.
e. Creation of outdoor patio and kitchen.
f. Excavation for utilities where they are within the distances specified in Condition 10.
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, electrical, water, sewer, storm drainage, 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. Tree 2 meets the criteria for removal and may be removed and replaced once Building
Division permits have been obtained.
19. Trees permitted for removal shall be replaced on or off site according to good forestry
practices, and shall provide equivalent value in terms of aesthetic and environmental quality,
size, height, location, appearance and other significant beneficial characteristics of the
removed trees. The value of the removed trees shall be calculated in accordance with the ISA
Guide for Plant Appraisal.
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20231 Bonnie Brae Way Attachment 5
20. New trees equal to $1,400 shall be planted as part of the project before final inspection and
occupancy of the new home. New trees may be of any species.
21. Replacement values for new trees are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
48 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
22. At least two new trees shall be planted in the front yard.
23. The rest of the replacement trees may be planted anywhere on the property as long as they do
not encroach on retained trees.
24. Only drought tolerant plants that are compatible with oaks are permitted under the outer half
of the canopy of oak trees on site.
25. Water loving plants and lawns are not permitted under oak tree canopies.
26. Should any tree be damaged beyond repair, new trees shall be required to replace the tree.
Replacement values for new trees are listed under Condition 21. If there is insufficient room
to plant the necessary number of new trees, some of the replacement value may be paid into
the City’s Tree Fund.
27. 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.
28. 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.
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