HomeMy WebLinkAbout06-27-18 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 3
SARATOGA PLANNING COMMISSION
REGULAR MEETING
JUNE 27, 2018
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 May 9, 2018.
Recommended Action:
Approve Minutes of May 9, 2018 meeting.
050918 Draft Minutes
ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS
Any member of the public will be allowed to address the Planning Commission for up to three
(3) minutes on matters not on this agenda. This law generally prohibits the Planning
Commission from discussing or taking action on such items. However, the Planning Commission
may instruct staff accordingly regarding Oral Communications.
REPORT ON APPEAL RIGHTS
If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the
City Clerk within fifteen (15) calendar days of the date of the decision.
1. NEW BUSINESS
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for
opening statements. All interested persons may appear and be heard during this meeting
regarding the items on this agenda. If items on this agenda are challenged in court,
members of the public may be limited to raising only issues raised at the Public Hearing or
in written correspondence delivered to the Planning Commission at, or prior to the close of
the Public Hearing. Members of the public may comment on any item for up to three (3)
minutes. Applicants and/or their representatives have a total of five (5) minutes maximum
for closing statements.
2.1. Application PDR17-0024/ARB17-0065; 20381 Zorka Avenue (APN 386-52-047);
Lands of Patel. The applicant requests Design Review approval to construct a new two-
story single-family residence with a maximum height 25.60’. No protected trees are
requested for removal.
Saratoga Planning Commission Agenda – Page 2 of 3
The site is zoned R-1-10,000 and is 10,313 gross square feet in size. Staff Contact:
Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us
Recommended Action:
Adopt Resolution No.18-009 approving the project subject to conditions of approval
included in Attachment 1.
Staff Report 20381 Zorka Ave.
Attachment 1 Resolution of Approval No. 18-009
Attachment 2 - Arborist Report dated February 2, 2018
Attachment 3 - Story Pole Certification Letter
Attachment 4 - Development Plans (received June 4, 2018)
2.2. Application PDR18-0003/VAR18-0002; 14362 Springer Avenue (APN 503-26-032);
Lands of Bahl. The applicant requests Design Review approval to construct a new two-
story single-family residence with a basement. The maximum height of the project is
24.6’. The project also includes a variance for a one-car garage when a two-car garage
is required. No trees are requested for removal. The site is zoned R-1-10,000 and is
3,454 gross square feet in size. Staff Contact: Christopher Riordan (408) 868-1235 or
criordan@saratoga.ca.us
Recommended Action:
Adopt Resolution No.18-010 approving the project subject to conditions of approval
included in Attachment 1.
Staff Report 14362 Springer Ave.
Attachment 1 - Resolution of Approval No. 18-010
Attachment 2 - Neighbor Review Forms
Attachment 3 - Previously Approved Building Elevations
Attachment 4 - Development Plans (received June 6, 2018)
2.3. Application PDR17-0016/ARB17-0059; 15235 Bellecourt (APN 510-03-013); Lands
of Zhang. The applicant requests Design Review approval to construct a new two-story
single-family residence with a maximum height 24’. Four protected trees are proposed
for removal. The site is zoned R-1-40,000 and is 35,283 gross square feet in size. Staff
Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us
Recommended Action:
Adopt Resolution No.18-011 approving the project subject to conditions of approval
included in Attachment 1.
Staff Report 15235 Bellecourt
Attachment 1 Resolution of Approval No. 18-011
Attachment 2 - Arborist Report dated May 22, 2018
Attachment 3 - Development Plans (received June 8, 2018)
DIRECTOR ITEMS
COMMISSION ITEMS
ADJOURNMENT
Saratoga Planning Commission Agenda – Page 3 of 3
CERTIFICATE OF POSTING OF THE AGENDA
I, Janet Costa, Administrative Assistant for the City of Saratoga, declare that the foregoing
agenda for the meeting of the Planning Commission was posted and available for public review
on June 21, 2018 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, CA 95070 and on
the City’s website at www.saratoga.ca.us.
Signed this 21st day of June 2018 at Saratoga, California.
Janet Costa, Administrative Assistant
In Compliance with the Americans with Disabilities Act, if you need assistance to participate in
this meeting, please contact the City Clerk at 408/868-1269. Notification 24 hours prior to the
meeting will enable the City to make reasonable arrangements to ensure accessibility to this
meeting. [28 CFR 35.102-35.104 ADA title II]
You can also sign up to receive email notifications when Commission agendas and minutes have
been added to the City at website http://www.saratoga.ca.us/contact/email_subscriptions.asp.
NOTE: To view previous Planning Commission meetings anytime, go the City Video Archives at
www.saratoga.ca.us
Saratoga Planning Commission Agenda – Page 1 of 3
SARATOGA PLANNING COMMISSION
REGULAR MEETING
ACTION MINUTES
MAY 9, 2018
7:00 P.M. - PLANNING COMMISSION REGULAR MEETING
Joan Pisani Community Center, Multipurpose Room | 19655 Allendale Avenue, Saratoga CA 95070
PLEDGE OF ALLEGIANCE
ROLL CALL
PRESENT: Chair Joyce Hlava, Vice Chair Kookie Fitzsimmons, Commissioners Sunil
Ahuja, Razi Mohiuddin, Len Almalech, Tina Walia, Lucas Pastuszka
ABSENT: None
ALSO PRESENT: Debbie Pedro, Community Development Director
Christopher Riordan, Senior Planner
APPROVAL OF MINUTES
Action Minutes from the Regular Planning Commission Meeting of April 25, 2018.
Recommended Action:
Approve Minutes of April 25, 2018 regular meeting.
FITZSIMMONS/WALIA MOVED TO APPROVE THE MINUTES FOR THE REGULAR
PLANNING COMMISSION MEETING OF APRIL 25, 2018. MOTION PASSED. AYES:
WALIA, HLAVA, AHUJA, FITZSIMMONS, MOHIUDDIN ALMALECH, PASTUSZKA.
NOES: NONE. ABSENT: NONE. ABSTAIN: NONE.
1. NEW BUSINESS
1.1. Proposed Capital Improvement Projects (CIP) for FY 2018/2019.
Recommended Action:
Staff recommends the Commission adopt the attached Resolution #18-008 finding the
proposed CIP projects conform to the general plan.
WALIA/PASTUSZKA MOVED TO APPROVE RESOLUTION NO. 18-008
DETERMINING THAT THE NEW FY 18-19 CIP PROJECTS CONFORM TO
THE GENERAL PLAN. MOTION PASSED. AYES: WALIA, HLAVA, AHUJA,
FITZSIMMONS, MOHIUDDIN ALMALECH, PASTUSZKA. NOES: NONE.
ABSENT: NONE. ABSTAIN: NONE.
4
Saratoga Planning Commission Agenda – Page 2 of 3
2. PUBLIC HEARING
Applicants and/or their representatives have a total of ten (10) minutes maximum for
opening statements. All interested persons may appear and be heard during this meeting
regarding the items on this agenda. If items on this agenda are challenged in court,
members of the public may be limited to raising only issues raised at the Public Hearing or
in written correspondence delivered to the Planning Commission at, or prior to the close of
the Public Hearing. Members of the public may comment on any item for up to three (3)
minutes. Applicants and/or their representatives have a total of five (5) minutes maximum
for closing statements.
2.1. Application PDR17-0015/ARB17-0022/ARB17-0037; 20142 Williamsburg Lane (APN
386-390-024); Lands of Stetak. The applicant requests Design Review approval to construct a
new one-story single-family residence with a maximum height 19.29’. No protected trees are
requested for removal. The site is zoned R-1-12,500 and is 12,600 gross square feet in size. Staff
Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us
Recommended Action:
Adopt Resolution No.18-006 approving the project subject to conditions of approval
included in Attachment 1.
ALMALECH/FITZSIMMONS MOVED TO APPROVE WITH CONDITIONS OF
APPROVAL. MOTION PASSED. AYES: WALIA, HLAVA, AHUJA, ALMALECH,
FITZSIMMONS, MOHIUDDIN, PASTUSZKA. NOES: NONE. ABSENT: NONE.
ABSTAIN: NONE.
2.2. Application PDR17-0023/ARB17-0061; 19891 Robin Way (APN 510-01-036);
Lands of Salek. The applicant requests Design Review approval to construct a new one-
story single-family residence with a maximum height of 23’-3 1/4”. Two trees are
proposed for removal which includes a 15” Magnolia and a 17” Mayten. The site is
zoned R-1-20,000 and is 33,350 gross square feet in size. Staff Contact: Christopher
Riordan (408) 868-1235 or criordan@saratoga.ca.us
Recommended Action:
Adopt Resolution No.18-007 approving the project subject to conditions of approval
included in Attachment 1.
WALIA/PASTUSZKA MOVED TO APPROVE WITH AMENDED CONDITIONS
OF APPROVAL. MOTION PASSED. AYES: WALIA, HLAVA, AHUJA,
ALMALECH, FITZSIMMONS, MOHIUDDIN, PASTUSZKA. NOES: NONE.
ABSENT: NONE. ABSTAIN: NONE.
DIRECTOR ITEMS
Director Pedro announced cancellation of May 23rd meeting.
COMMISSION ITEMS
Vice Chair Fitzsimmons thanked everyone for supporting the Saratoga Rotary Art Show.
5
Saratoga Planning Commission Agenda – Page 3 of 3
ADJOURNMENT
Vice Chair Fitzsimmons adjourned the meeting at 7:35 PM.
Minutes respectfully submitted:
Janet Costa, Administrative Assistant
City of Saratoga
6
REPORT TO THE
PLANNING COMMISSION
20381 Zorka Avenue
Meeting Date: June 27, 2018
Application: PDR17-0024/ARB17-0065
Address/APN: 20381 Zorka Avenue (386-52-047)
Property Owner: Dami & Kirit Patel
From: Debbie Pedro, Community Development Director
Report Prepared By: Christopher Riordan
7
Report to the Planning Commission
20381 Zorka Avenue – Application # PDR17-0024/ARB17-0065
June 27, 2018
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval for a new 3,369 square foot two story
residence. No protected trees are proposed for removal.
STAFF RECOMMENDATION
Adopt Resolution No.18-009 approving the project subject to conditions of approval included in
Attachment 1.
Pursuant to City Code Section 15-45.060 (a)(1), Design Review Approval by the Planning
Commission is required because the project is a new two-story residence.
PROJECT DATA
Gross/Net Site Area: 10,313 sq. ft. gross/net (0.24 acres)
Average Site Slope: Level Site
General Plan Designation: M-10 (Medium Density Residential)
Zoning: R-1-10,000
Proposed Allowed/Required
Proposed Site Coverage
Residence/Garage
Walkways/Decks
Driveway
Pool
Total Proposed (structures)
3,565.4 sq. ft.
1,214.2 sq. ft.
773.7 sq. ft.
429.7 sq. ft.
5,983 sq. ft. (58%)
6,188 sq. ft. (60%)
Floor Area
First Story
Second Story
Garage
Total Floor Area
1,795.0 sq. ft.
1,117.3 sq. ft.
456.8 sq. ft.
3,369.1 sq. ft.
3,370 sq. ft.
Height 25.60’ 26’
Setbacks
Front:
Left Side:
Right Side:
Rear:
1st Story 2nd Story
25’3” 25’3”
21’8” 28’9.5”
13’11” 18’7”
N/A N/A
1st Story 2nd Story
25’ 25’
10’ 15’
10’ 15’
N/A*
Grading Cut
208.5
CY
Fill
0
CY
Export
208.5
CY
No grading limit in the
R-1-10,000 zoning district
* A lot bounded by only three lot lines does not have a rear lot line
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Report to the Planning Commission
20381 Zorka Avenue – Application # PDR17-0024/ARB17-0065
June 27, 2018
Page | 3
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The project site is located at 20381 Zorka Avenue between Seagull Way and Ted Avenue. A
4,479 square foot one story ranch style single-family home and related site improvements
including a swimming pool are located on site. Adjacent uses on both sides, to the rear, and
across the street consist of one-story single family residences. Eight trees were inventoried by
the project arborist including a Coast live oak, Modesto Ash, and Camphor.
Project Description
The project would include the construction of a new 3,361 square feet, approximately 25.6’ tall,
two-story single family residence with an attached two car garage. All structures and hardscape
would be removed with the exception of the swimming pool and related mechanical equipment.
No trees are proposed for removal.
Architecture/Design
The project would have a “modern” architectural style. The proposed project would be a variant of
the modern style featuring an orthogonal box, or boxes, designed with a variety of wall-cladding
textures and materials. Commonly used materials can include metal or wood siding, wood applied
in differing ways, concrete, and stucco – all in combination with glass. The pattern created by the
choice of exterior materials is a primary element of the design.
The building footprint is rectangular in shape with a wide front façade that extends the length of the
building envelope and follows the curve of the front property line. The second story element is
located in the center of the site as well as the building footprint with the first story element
projecting out towards both sides to increase the architectural compatibility with neighboring one
story structures. Architectural materials to support the architectural style include stucco, metal,
vertical wood siding, and a flat roof with metal overhangs over the front entrance and rear deck. A
2.5 feet tall metal roof parapet would be located along the perimeter of both the first and second
stories with an additional rectangular shaped parapet at the top of the building as an architectural
defining feature. Large rectangular aluminum framed windows characterize both the front and rear
facades with smaller similar shaped windows on both side elevations. The variety of exterior
materials, varying heights of the architectural features and the wide building footprint provide
architectural articulation to break up the mass of the home and improve its compatibility with
structures on adjacent sites.
The applicant has provided a color and materials board that will be available for review at the
site visit and during the public hearing. Below is a list of the proposed exterior materials.
Detail Colors and Materials
Exterior Stain Grade Cedar Siding / White Colored Smooth Stucco
Windows Black Colored Aluminum Windows
Doors Dark Gray Metal Front Entrance Door
Black Colored Aluminum Garage Door with Obscure Glass Panels
Roof Standing Seam Metal Roof
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Report to the Planning Commission
20381 Zorka Avenue – Application # PDR17-0024/ARB17-0065
June 27, 2018
Page | 4
Trees
No protected trees are proposed for removal with this application. All protected trees to remain
in the vicinity of the project would be protected prior to building permit issuance and throughout
the duration of the project. Tree protection fencing is required to be installed prior to the issuance
of building permits. Details of the arborist’s findings and descriptions of the trees to be
preserved are included in the Arborist Report (Attachment 2).
FINDINGS
The findings required for issuance of a Design Review Approval pursuant to City Code Section
Article 15-45.080 are set forth below and the Applicant has met the burden of proof to support
making all of those required findings:
a. Site development follows the natural contours of the site, minimizes grading, and is
appropriate given the property’s natural constraints.
This finding can be made in the affirmative in that the project minimizes changes to the
contours of the site. Grading will be limited to contouring the site to direct water to
landscaped areas. Grading is also reduced as the new structure will be located in the same
location as the existing structure with no significant change in the finished floor elevation.
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 no protected trees are proposed for removal.
All protected trees in the vicinity of the project would be protected prior to building permit
issuance and throughout the duration of the project. Tree protection fencing is required to be
installed prior to the issuance of building permits.
c. The height of the structure, its location on the site, and its architectural elements are
designed to avoid unreasonable impacts to the privacy of adjoining properties and to
community viewsheds.
This finding can be made in the affirmative in that though the project is a two story
structure, the second story element is smaller than the first story with first story eaves and
roof lines consistent in height with adjacent residences. The finished floor of the new
structure would be approximately the same elevation as the existing structure. The project
would have second story windows that face side properties but these windows are reduced
in size with setbacks that exceed the minimum for second stories. No community view
sheds are located in the vicinity of the project.
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Report to the Planning Commission
20381 Zorka Avenue – Application # PDR17-0024/ARB17-0065
June 27, 2018
Page | 5
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 even though the project is a two story
residence in a one story neighborhood, the project concentrates the massing toward the
center of the site with the height concentrated toward the middle of the building footprint
and is lower at both sides to increase compatibility with neighboring one story homes. The
project includes architectural elements consistent with the ‘modern’ architectural style
which are in scale with the structure and 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 the existing landscaping is proposed to
remain. Hardscape would be less than 50% of the front setback area and limited to a
concrete driveway and walkway.
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 tallest elements of the structure are
located at the center of the site with the lower portions of the building at both side property
lines, the structure 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 greater than surrounding homes but these
differences are tempered through the use of appropriate massing and horizontal building
forms; the structure is sited 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 manner
which is complementary to the architectural style of the home.
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 to the project as the site is not considered a hillside lot.
Neighbor Notification and Correspondence
A public notice 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. The applicant
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Report to the Planning Commission
20381 Zorka Avenue – Application # PDR17-0024/ARB17-0065
June 27, 2018
Page | 6
provided seven completed Neighbor Notification Forms – none of the forms included negative
project related concerns.
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 a new residence in a suburban,
residential area.
ATTACHMENTS:
1. Resolution of Approval No. 18-009
2. Arborist Report dated February 2, 2018
3. Story Pole Certification dated (insert date when received)
4. Development Plans (received June 4, 2018)
12
RESOLUTION NO: 18-009
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING
DESIGN REVIEW PDR17-0024 AND ARBORIST REPORT ARB17-0065
20381 ZORKA AVENUE
APN #386-52-047
WHEREAS, on December 21, 2017 an application was submitted by Irena Veljovic on behalf
of Dami and Kirit Patel requesting Design Review approval to construct a new 3,369 square foot two-
story residence with associated site improvements located 20381 Zorka Avenue (APN 386-52-047). The
height of the proposed residence is approximately 25.6 feet. No protected trees are proposed for
removal. The site is located within the R-1-10,000 zoning district.
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA), and
recommends that the Planning Commission determine this project Categorically Exempt.
WHEREAS, on June 27, 2018 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.
Section 5: The City of Saratoga Planning Commission hereby approves PDR17-0024 and
ARB17-0065 located at 20381 Zorka Avenue (APN 386-52-047), subject to the Findings, and
Conditions of Approval attached hereto as Exhibit 1.
Attachment 1
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Lands of Kirit
20381 Zorka Avenue Application #PDR17-0024ARB17-0065
Resolution #18-009
Page | 2
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 27th day of May
2018 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Joyce Hlava
Chair, Planning Commission
14
Lands of Kirit
20381 Zorka Avenue Application #PDR17-0024ARB17-0065
Resolution #18-009
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
PDR17-0024 & ARB17-0065
20381 ZORKA AVENUE
(APN 386-52-047)
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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Lands of Kirit
20381 Zorka Avenue Application #PDR17-0024ARB17-0065
Resolution #18-009
Page | 4
COMMUNITY DEVELOPMENT
5. The owner/applicant shall comply with all City requirements regarding drainage, including but not
limited to complying with the city approved Stormwater management plan. The project shall retain
and/or detain any increase in design flow from the site, that is created by the proposed construction
and grading project, such that adjacent down slope properties will not be negatively impacted by any
increase in flow. Design must follow the current Santa Clara County Drainage Manual method
criteria, as required by the building department. Retention/detention element design must follow the
Drainage Manual guidelines, as required by the building department.
6. The development shall be located and constructed to include those features, and only those features,
as shown on the Approved Plans date stamped June 8, 2018. All proposed changes to the approved
plans must be submitted in writing with plans showing the changes, including a clouded set of plans
highlighting the changes. Such changes shall be subject to approval in accordance with City Code.
7. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting Plan
for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to full-cut
off & shielded fixtures with downward directed illumination so as not to shine on adjacent properties
or public right-of-way. All proposed exterior lighting shall be designed to limit illumination to the
site and avoid creating glare impacts to surrounding properties.
8. In order to comply with standards that minimize impacts to the neighborhood during site preparation
and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with
respect to noise, construction hours, maintenance of the construction site and other requirements
stated in these sections.
9. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by City
staff a Construction Management Plan for the project which includes but is not limited to the
following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth moving or
hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name of
project contractor and the contact information for both homeowner and contractor.
10. All fences, walls and hedges shall conform to height requirements provided in City Code Section
15-29.
11. The final landscaping and irrigation plan submitted for Building Permit approval shall demonstrate
how the project complies with the State Water Efficient Landscape Ordinance and shall take into
account the following:
a. To the extent feasible, landscaping shall be designed and operated to treat storm water
runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that
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Lands of Kirit
20381 Zorka Avenue Application #PDR17-0024ARB17-0065
Resolution #18-009
Page | 5
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. A locking mailbox approved for use by the U.S. Postal service shall be installed and in compliance
with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed prior to final
inspection.
FIRE DEPARTMENT
13. The owner/applicant shall comply with all Fire Department requirements.
ARBORIST
14. All requirements in the City Arborist Report dated February 2, 2018 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
PUBLIC WORKS
15. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any City
right-of-way or City easement including all new utilities prior to commencement of the work to
implement this Design Review.
16. Applicant / Owner shall remove and replace existing dip and settled asphalt driveway approach with
a new one conforming to existing adjoining grade.
17. Applicant / Owner shall remove and replace existing curb and gutter fronting Zorka Avenue with
new vertical curb and gutter with new approach and driveway.
18. The new approach and driveway shall conform to existing adjoining grade. See Saratoga Standard
details for removal and new installation. Removal of existing curb & gutter shall be from joint to
joint within the property line. The new flow line shall conform to existing flow lines and grade. See
City Standard details for removal and new installation.
19. Curb and gutter shall be placed over a minimum of six inches (6”) of base. It shall be compacted to
95% relative compaction before placing concrete. See City of Saratoga Standard details
20. All existing utilities to existing home (Gas, Electric, Water, Sewer) shall be capped off prior to
demolition of existing structures. Shown on plan all new utilities services to the new residence. All
17
Lands of Kirit
20381 Zorka Avenue Application #PDR17-0024ARB17-0065
Resolution #18-009
Page | 6
utilities to the new residence shall be installed underground. New water meter require for Fire
suppression system to new residence.
21. Provide a site grading and drainage plan prepared by a licensed Civil engineer.
22. The site grading plan shall include but not be limited to the following:
The ground immediately adjacent to the foundation shall be sloped away from the building at
a slope not less than 5 percent for a distance of 10 feet measured perp endicular to the face of
the wall.
If physical obstructions or lot lines prohibit 10 feet of horizontal distance, a 5 percent slope
shall be provided to an approved alternative method of diverting water away from
foundation. Swales used for this purpose shall be sloped a minimum of 2 percent where
located within 10 feet of the building foundation
Impervious surfaces within 10 feet of the building foundation shall be sloped a minimum of 2
percent away from the building.
23. Applicant / Owner shall maintain the streets, sidewalks and other public right of way in a clean,
safe and usable condition. All spills of soil, rock or construction debris shall be removed from the
public property. All adjacent property, both public and private, shall be maintained in a cle an,
safe and usable condition
24. The Project Civil Engineer shall design this project to comply with the grading recommendations
in the geotechnical report.
25. All grading and earthwork activities shall conform to the approved plans and specifications. All
grading and earthwork activities shall be observed and approved by the Civil Engineer. The Civil
Engineer shall be notified at least 48 hours prior to any grading or earthwork activities.
Unobserved or unapproved work shall be removed and replaced under observation of the project
soil engineer.
26. All new/upgraded utilities shall be installed underground.
27. Applicant / Owner shall maintain the streets, sidewalks and other right of way as well as adjacent
properties, both public and private, in a clean, safe and u sable condition. All spills of soil, rock or
construction debris shall be removed immediately.
28. Applicant / Owner shall submit a site plan and associated calculations for storm water treatment
measures in compliance with NPDES Permit No. CAS612008, Novemb er 19, 2015 Provision
C.3.i. Required Site Design Measures for Small Projects and Detached Single-Family Home
Projects. Applicant / Owner shall require all development projects, which create and /or replace
greater or equal 2,500 square feet to 10,000 square feet of impervious surface, and detached single-
family home projects, which create and or replace 2,500 square feet or more of impervious surface,
to install one or more of the following site design measures including:
1. Direct runoff onto vegetated areas
2. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
3. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas.
18
Lands of Kirit
20381 Zorka Avenue Application #PDR17-0024ARB17-0065
Resolution #18-009
Page | 7
4. Construct sidewalks, walkways, and/or patios with permeable surfaces.
5. Bio retention basin
29. The Owner/Applicant shall incorporate adequate source control measures to limit pollutant
generation, discharge, and runoff (e.g. landscaping that minimizes irrigation and runoff, promotes
surface infiltration where possible, minimizes the use of pesticides and fertilizers, and
incorporates appropriate sustainable landscaping practices and programs, such as Bay-Friendly
Landscaping).
30. All grading and earthwork activities shall conform to the approved plans and specifications. All
grading and earthwork activities shall be observed and approved by the soils engineer. The soils
engineer shall be notified at least 48 hours prior to any grading or earthwork activities.
Unobserved or unapproved work shall be removed and replaced under observation of the project
soil engineer.
31. Construction Site Control
Owner shall implement construction site inspection and control to prevent construction site
discharges of pollutants into the storm drains per approved Erosion Control Plan.
The City requires the construction sites to mai ntain year-round effective erosion control, run-
on and run-off control, sediment control, good site management, and non -storm water
management through all phases of construction (including, but not limited to, site grading,
building, and finishing of lots) until the site is fully stabilized by landscaping or the
installation of permanent erosion control measures.
City will conduct inspections to determine compliance and determine the effectiveness of the
BMPs in preventing the discharge of construction pollutants into the storm drain. Owner shall
be required to timely correct all actual and potential discharges observed.
Owner shall implement construction site inspection and control to prevent
32. Prior to the Building final, all Public works conditions including drainage, grading, and
landscaping of the site shall be completed per approved plans.
BUILDING DEPARTMENT SUBMITTAL
33. 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. Arborist Report, dated February 2, 2018 printed onto a separate plan page.
c. 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
19
Lands of Kirit
20381 Zorka Avenue Application #PDR17-0024ARB17-0065
Resolution #18-009
Page | 8
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.
20
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB17-0065
Prepared by Kate Bear, City Arborist Site: 20381 Zorka Avenue
Phone: (408) 868-1276 Owner: Dami and Kirit Patel
Email: kbear@saratoga.ca.us APN: 386-52-047
Email:zorgun99@yahoo.com,
damypatel@gmail.com
Report History: Final report Date: February 2, 2018
PROJECT SCOPE:
The applicant has submitted plans to demolish the existing house and build a new two story house
with an attached two car garage. No trees are requested for removal to construct the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $430
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – No trees are requested or approved for removal to construct
this project.
Replacement trees – Not required
ATTACHMENTS:
1 – Findings
2 – Tree Information
3 – Conditions of Approval
4 – Map Showing Tree Protection
Attachment 2
21
20381 Zorka Avenue Attachment 1
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.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1) The Recommendations from the submitted arborist report dated December 20, 2017;
AND
2) The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report.
22
20381 Zorka Avenue Attachment 2
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Kevin Kielty, Kielty Arborist Services LLC
Date of Report: December 20, 2017
An arborist report was submitted for this project that inventoried 17 trees, 6 of which are
protected by Saratoga City Code. Information on the condition of each tree, potential
impacts from construction, suitability for preservation, appraised values and tree protection
recommendations was provided. A table summarizing information about each tree is below.
No trees are requested for removal to construct the project.
Table 1: Information on trees from December 20, 2017 arborist report.
Tree
No. Species
Trunk
Diameter
(inches) Condition
Intensity of
Construction
Impacts
Suitability
for
Preservation
Appraised
Value
Mexican fan palm
1 Washingtonia robusta 20.9 Good Moderate High $750
Modesto ash
2 Fraxinus velutina 31.0 Fair/Poor Low Moderate $970
Privet
5 Ligustrum japonicum 16.3 Fair Moderate Moderate $1,170
Peppermint tree
6 Agonis flexuosa 22.5 Fair Low High $4,310
Coast live oak Not
7 Quercus agrifolia 19 Fair/Poor Low High appraised
Camphor Not
8 Cinnamomum camphora 16.4 Fair/Poor Low High appraised
23
20381 Zorka Avenue Attachment 3
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 December 20, 2017 prepared by Kevin
Kielty shall become conditions of approval.
3. The arborist report dated December 20, 2017 shall be copied on to a plan sheet, titled “Tree
Preservation” and included in the final job copy set of plans.
4. The Project Data in Brief, the Conditions of Approval, and the map showing tree protection
from this report dated February 2, 2018 shall be copied onto a plan sheet and included in the
final set of plans.
5. The designated Project Arborist shall be Kevin Kielty, unless otherwise approved by the City
Arborist.
6. Tree Protection Security Deposit
a. Is required per City Ordinance 15-50.080.
b. Shall be $430 for tree(s) 1 and 2.
c. Shall be obtained by the owner and filed with the Community Development Department
before obtaining Building Division permits.
d. May be in the form of cash, check, credit card payment or a bond.
e. Shall remain in place for the duration of construction of the project.
f. May be released once the project has been completed, inspected and approved by the City
Arborist.
7. Tree Protection Fencing:
a. Shall be installed as shown on the attached map.
b. Shall be shown on the Site Plan.
c. Shall be established prior to the arrival of construction equipment or materials on site.
d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Call City Arborist, Kate Bear at (408) 868-1276 for an inspection of tree protection
fencing once it has been installed. This is required prior to obtaining building division
permits.
g. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
8. If contractor feels that work must be done inside the fenced area, call City Arborist to arrange
a field meeting before performing work.
24
20381 Zorka Avenue Attachment 3
9. The Project Arborist shall visit the site every two weeks during grading, trenching or digging
activities and every six weeks thereafter. Following visits to the site, the owner/contractor
shall provide the City with a report from the Project Arborist including photos documenting
the progress of the project and noting any tree issues.
10. No protected tree authorized for removal or encroachment pursuant to this project may be
removed or encroached upon until the issuance of the applicable permit from the building
division for the approved project.
11. Receipt of a Planning or Building permit does not relieve applicant of his responsibilities for
protecting trees per City Code Article 15-50 on all construction work.
12. All construction activities shall be conducted outside tree protection fencing. These activities
include, but are not necessarily limited to, the following: demolition, grading, trenching,
equipment cleaning, stockpiling and dumping materials (including soil fill), and
equipment/vehicle operation and parking.
13. Trenching to install utilities is not permitted inside tree protection fencing.
14. Roots of protected trees measuring two inches in diameter or more shall not be cut without
prior approval of the Project Arborist. Roots measuring less than two inches in diameter may
be cut using a sharp pruning tool.
15. Any permitted pruning or root pruning of trees on site shall be performed under the
supervision of the Project Arborist and according to ISA standards.
16. No trees are requested or approved for removal to construct this project.
17. Trees permitted for removal shall be replaced on or off site according to good forestry practices,
and shall provide equivalent value in terms of aesthetic and environmental quality, size, height,
location, appearance and other significant beneficial characteristics of the removed trees. The
value of the removed trees shall be calculated in accordance with the ISA Guide for Plant
Appraisal.
18. Should any tree be damaged beyond repair, new trees shall be required to replace the tree. If there
is insufficient room to plant the necessary number of new trees, some of the value for trees may be
paid into the City’s Tree Fund. 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
19. 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.
20. At the end of the project, when the contractor wants to remove tree protection fencing and
have the tree protection security deposit released by the City, call City Arborist for a final
inspection. 25
1 Attachment 4 Legend Tree Protection Fencing 2 3 4 20381 Zorka Avenue 6 5 26
STORY POLE HEIGHT LOCATION CERTIFICATION
May 30, 2018
Property Owner/Developer: Zorka Avenue Development
Project Address: 20381 Zorka Ave., Saratoga, CA
Legal Description:
APN: 386-52-047
To whom it may concern:
I hereby certify that the Story Poles located on the referenced site were constructed
under my supervision and survey, and the Story Poles are in conformance with the
design, height and location as shown on the approved staking plan and/or architectural
plan. I further certify that 1) The Story Pole identification numbers, 2) Story Pole location
base grade elevations, 3) Story Pole heights and 4) the proposed maximum height
elevations are true and correct. I acknowledge and understand that the required staking
is for the purpose of informing the owner, architect, designer, City/County staff, design
review authority, and the public as to the accurate location and exterior dimensions of
the proposed structure or addition.
TERWILLIGER
Land Survey Engineers
Ph: 310.666.2510
Attachment 3
27
LOCATION MAPPROJECT TEAMSHEET INDEXCOVER SHEETA0.0NEW SINGLE FAMILY RESIDENCEASSESSOR'S PARCEL MAPP A T E L R E S I D E N C ESITESITEDEMOLISH AN EXISTING ONE STORY RESIDENCE ON DEVELOPED SITE. NEWCONSTRUCTION TO BE A TWO STORY RESIDENCE WITH 5 BEDROOMS, 4BATHROOMS AND 1 POWDER ROOM, WITH 2912.3 S.F. LIVING AREA, AND456.8 S.F. GARAGE TOTALING 3369.1 S.F. ON A 10,313.0 S.F. LOT.GENERALA0.0 COVER SHEETAR.1 ARBORIST REPORTAR.2 ARBORIST REPORTA0.2a FLOOR AREA CALCULATIONSA0.2b LOT COVERAGE CALCULATIONSA0.3a EXTERIOR PERSPECTIVESA0.3b EXTERIOR PERSPECTIVESA0.4 STREETSCAPESCIVILC.0 TOPO SURVEYC.1 PRELIMINARY GRADING &DRAINAGE PLANARCHITECTURALA1.0a SITE PLANA1.0b DEMO SITE PLANA2.1 1ST&2ND FLOOR PLANSA2.2 1ST&2ND FLOOR ROOF PLANSA3.0 EXTERIOR ELEVATIONSA3.1 EXTERIOR ELEVATIONSA4.0 WINDOW SCHEDULEA5.0 SECTIONSLANDSCAPEL-1 LANDSCAPE CONCEPTAPPLICABLE CODESPROJECT SUMMARYAPPLICABLE CODES (with City of Saratoga Amendments)2016 CALIFORNIA ADMINISTRATIVE CODE, CAC2016 CALIFORNIA BUILDING CODE, CBC2016 CALIFORNIA RESIDENTIAL BUILDING CODE, CRC2016 CALIFORNIA MECHANICAL CODE, CMC2016 CALIFORNIA PLUMBING CODE, CPC2016 CALIFORNIA ENERGY CODE, CEnC2016 CALIFORNIA HISTORICAL CODE, CEC2016 CALIFORNIA FIRE CODE, CFC2016 CALIFORNIA EXISTING BUILDING CODE2016 CALIFORNIA GREEN BUILDING STANDARDS2016 CALIFORNIA REFERENCED STANDARDSSCOPE OF WORKDEFERRED SUBMITTALS1. FIRE SPRINKLERS IN ACCORDANCE WITH NFPA 13D AND STATE AND LOCALREQUIREMENTS--NOTE THAT PER CRC 313.3.7, A SIGN OR VALVE TAG SHALL BEINSTALLED AT THE MAIN SHUTOFF VALVE TO THE WATER DISTRIBUTION SYSTEMSTATING THE FOLLOWING: "WARNING, THE WATER SYSTEM FOR THIS HOMESUPPLIES FIRE SPRINKLERS THAT REQUIRE CERTAIN FLOWS AND PRESSURES TOFIGHT A FIRE. DEVICES THAT RESTRICT THE FLOW OR DECREASE THE PRESSUREOR AUTOMATICALLY SHUT OFF THE WATER TO THE FIRE SPRINKLER SYSTEM,SUCH AS WATER SOFTENERS, FILTRATION SYSTEMS AND AUTOMATIC SHUTOFFVALVES, SHALL NOT BE ADDED TO THIS SYSTEM WITHOUT A REVIEW OF THEFIRE SPRINKLER SYSTEM BY A FIRE PROTECTION SPECIALIST. DO NOT REMOVETHIS SIGN"2. STAIR GUARDRAIL SHOP DRAWINGS SIGNED AND STAMPED BY ENGINEER TOBE SUBMITTED TO BUILDING DEPARTMENT FOR REVIEW AND APPROVAL--NOTETHAT SHOP DRAWINGS TO DEMONSTRATE GUARDRAIL DESIGN IS ADEQUATETO SUPPORT A SINGLE CONCENTRATED 200 POUND LOAD APPLIED IN ANYDIRECTION AT ANY POINT ALONG THE TOP OF THE RAIL PER CRC TABLE 301.5AND 301.5 FOOTNOTE D20381 ZORKA AVENUE, SARATOGA, CAPROJECT NO.
REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.17-006
DESCRIPTIONDATE
20381 ZORKA AVENUE, SARATOGA, CA
DAMYANTI AND KIRIT PATELTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1000 S Winchester BlvdSan Jose, CA 95128P : (408) 998 - 0983F : (408) 404 - 0144PATEL RESIDENCE
NEW SINGLE FAMILY RESIDENCE
11.07.2017.PLANNING PERMIT SUBMITTALN DRAWN BY
IV
04.05.2018.PLANNING PERMIT RESUBM. IV O W N E RDamyanti & Kirit Patel20381 Zorka Avenue,Saratoga, CA 95070ph: 408 725 2410email: zorgun99@yahoo.comA R C H I T E C TStudio S Squared Architecture, Inc.1000 S Winchester BlvdSan Jose, CA 95128attn: Eugene H. Sakai, AIA, LEED APph: 408 998 0983 ; 408 404 0144email: ESakai@StudioS2arch.comG E O T E C H N I C A L E N G I N E E RRomig Engineers, Inc.attn: Lucas Ottoboniph: 650 591 5224email:lucas@romigengineers.comC I V I L E N G I N E E RWEC & Associatesattn: Ed Wuemail: ed@weceng.comL A N D S C A P E A R C H I T E C TT.H. Norton Landscape Architectureattn: Tom Nortonph: 925 849 6085email: tom@thnorton.comTHE FOLLOWING ARE REQUIRED TO BE SUBMITTED TO THE ARCHITECT FORAPPROVAL/REVIEW:1. WINDOW/DOOR PACKAGE2. CABINET SHOP DRAWINGS AND FINISH SAMPLES3. MECHANICAL DUCTING PLAN4. STAIR AND RAIL SHOP DRAWINGS5. MISC. STEEL SHOP DRAWINGSNOTE: SEE STRUCTURAL PLANS FOR ADDITIONAL REQUIRED SUBMITTALS FOR SHOPDRAWINGS, ETC.REQ'D CONTRACTOR SUBMITTALS TO BUILDINGDEPT. PRIOR TO PERMIT ISSUANCE1. LICENSE NUMBER2. INSURANCE AND WORKER'S COMP POLICIES3. CONSTRUCTION STAGING PLAN4. CONSTRUCTION WASTE MANAGEMENT PLAN IN ACCORDANCE WITHCALGREEN 4.408.2REQ'D CONTRACTORSUBMITTALS TO ARCHITECTFLOOR AREAExistingProposed Total SFFirst FloorSecond FloorGarageEnclosed Porch (not FAR)Other (<5 ft. high, not FAR)TotalN/A1795.0 SF776.2 SF456.8 SFIMPERVIOUS SURFACESTotal SFFootprint of Home/Garage (including roof overhang)DrivewayWalkways / DecksOther (Pool)(a) SubTotal ImperviousHEIGHTLowest Elevation point at the building edge from natural gradeHighest elevation point at the building edge from natural gradeAverage elevation point(based on highest and lowest points above)Top most elevation point - measured from average point (above) to thetop most point of the roof. Include separate calculation for chimney, etc.SETBACKSFront First FloorLeft Side First FloorLeft Side Second FloorRight Side First FloorRight Side Second FloorRear First FloorRear Second FloorRequiredProposed25'-0"15'-0"28'-9 1/2"25'-3"21'-8"10'-0"10'-0"13'-11"N/A1117.3 SFN/AN/AN/AN/AN/A4268.2 SF776.2 SF4268.2 SF429.7 SF773.7 SF1141.8 SF3565.4 SF5910.7 SFSITE COVERAGEPERVIOUS SURFACESActual S.F.50% creditTotal SFPermeable paver drivewayPermeable paver walkways/patioPermeable artificial turf / Other(b) SubTotal Pervious144.8 SFN/AMAX. SITE COVERAGE ALLOWED 6187.8 SFN/AN/A72.4 SFN/A72.4 SF122.9 SF 122.9 SFN/AN/A15'-0"18'-7"SITE COVERAGE TOTAL (a) + (b)5983.1 SFFront Second Floor25'-0"25'-3"1795.0 SF456.8 SF1117.3 SF144.8 SF 72.4 SF 72.4 SFN/AN/AN/A100.02'100.28'100.15'25.60'28
ARBORISTREPORTAR.1PROJECT NO.
REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.15-005
DESCRIPTIONDATE
ADDRESS
OWNERSTRUE 1000 S Winchester BlvdSan Jose, CA 95128P : (408) 998 - 0983F : (408) 404 - 0144XXXX RESIDENCE
NEW SINGLE FAMILY RESIDENCE OR REMODEL/ ADDITION
10.16.2015.BUILDING PERMIT SUBMITTAL
NDRAWN BY
HCARBORIST REPORT-129
ARBORISTREPORTAR.2PROJECT NO.
REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.15-005
DESCRIPTIONDATE
ADDRESS
OWNERSTRUE 1000 S Winchester BlvdSan Jose, CA 95128P : (408) 998 - 0983F : (408) 404 - 0144XXXX RESIDENCE
NEW SINGLE FAMILY RESIDENCE OR REMODEL/ ADDITION
10.16.2015.BUILDING PERMIT SUBMITTAL
NDRAWN BY
HCARBORIST REPORT-130
NL# = NEW LIVING AREA FLOOR AREA LEGEND -NG# = NEW GARAGE AREAS# = NEW STORAGE AREA (<5FT. HEIGHT)NP# = NEW PORCH AREAPROJECT NO.
REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.17-006
DESCRIPTIONDATE
20381 ZORKA AVENUE, SARATOGA, CA
DAMYANTI AND KIRIT PATELTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1000 S Winchester BlvdSan Jose, CA 95128P : (408) 998 - 0983F : (408) 404 - 0144PATEL RESIDENCE
NEW SINGLE FAMILY RESIDENCE
11.07.2017.PLANNING PERMIT SUBMITTALN DRAWN BY
IV
04.05.2018.PLANNING PERMIT RESUBM. IVFLOORAREACALCULATIONSA0.2afeet2 4 8 121feet2 4 8 12131
PROJECT NO.
REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.17-006
DESCRIPTIONDATE
20381 ZORKA AVENUE, SARATOGA, CA
DAMYANTI AND KIRIT PATELTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1000 S Winchester BlvdSan Jose, CA 95128P : (408) 998 - 0983F : (408) 404 - 0144PATEL RESIDENCE
NEW SINGLE FAMILY RESIDENCE
11.07.2017.PLANNING PERMIT SUBMITTALN DRAWN BY
IV
04.05.2018.PLANNING PERMIT RESUBM. IV
LOTCOVERAGECALCULATIONSA0.2bR# = FOOTPRINT OF HOME/GARAGE/POOL SHED (INCLUDINGROOF OVERHANG) FLOOR AREA LEGEND - D# = DRIVEWAY (IMPERVIOUS)W# = WALKWAY/DECKSP# = EXISTING POOL AREAS = FRONT YARD SETBACK AREAfeet2 4 8 1211ST FLOOR AREA CALCS 1/8"2R1D1W1W3W2P1S32
1000 S. Winchester Blvd
San Jose, CA 95128
P : (408) 998 - 0983
F : (408) 404 - 0144
PROJECT NO.17-006 REVISION DATE DESCRIPTIONPLANNING PERMIT SUBMITTAL11.07.2017.DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C PATEL RESIDENCENEW SINGLE FAMILY RESIDENCE20381 ZORKA AVENUE, SARATOGA, CADAMYANTI AND KIRIT PATEL"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"IV04.05.2018.PLANNING PERMIT RESUBM.IVEXTERIOR
PERSPECTIVES
A0.3a
3-PERSPECTIVE EXTERIOR FRONT HIGH6-PERSPECTIVE EXTERIOR REAR HIGH
2-PERSPECTIVE EXTERIOR FRONT LEFT
1-PERSPECTIVE EXTERIOR FRONT RIGHT
5-PERSPECTIVE EXTERIOR REAR LEFT
4-PERSPECTIVE EXTERIOR REAR RIGHT
33
1000 S. Winchester Blvd
San Jose, CA 95128
P : (408) 998 - 0983
F : (408) 404 - 0144
PROJECT NO.17-006 REVISION DATE DESCRIPTIONPLANNING PERMIT SUBMITTAL11.07.2017.DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C PATEL RESIDENCENEW SINGLE FAMILY RESIDENCE20381 ZORKA AVENUE, SARATOGA, CADAMYANTI AND KIRIT PATEL"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"IV04.05.2018.PLANNING PERMIT RESUBM.IVEXTERIOR
PERSPECTIVES
A0.3b
3-PERSPECTIVE EXTERIOR FRONT LEFT - EXISTING POOL SHED6-PERSPECTIVE EXTERIOR RIGHT - GARAGE AND WORKSHOP
2-PERSPECTIVE EXTERIOR FRONT LEFT - PATIO SCREENING
1-PERSPECTIVE EXTERIOR FRONT ENTRY
5-PERSPECTIVE EXTERIOR REAR HIGH - DECK, MASTER BALCONY
4-PERSPECTIVE EXTERIOR LEFT - PATIO
34
1000 S. Winchester Blvd
San Jose, CA 95128
P : (408) 998 - 0983
F : (408) 404 - 0144
PROJECT NO.17-006 REVISION DATE DESCRIPTIONPLANNING PERMIT SUBMITTAL11.07.2017.DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C PATEL RESIDENCENEW SINGLE FAMILY RESIDENCE20381 ZORKA AVENUE, SARATOGA, CADAMYANTI AND KIRIT PATEL"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"IV04.05.2018.PLANNING PERMIT RESUBM.IVSTREETSCAPES
A0.4
1-STREETSCAPE IMAGES
31/16"STREETSCAPE ELEVATION
2.1-MAP2.2-STREETSCAPE - SETBACKS - PERSCPECTIVE VIEW
feet
1 4 8 16 24
+/-116.99'
MAX. HEIGHT
20393 ZORKA AVENUE
20381 ZORKA AVENUE
SUBJECT
PROPOERTY
20351 ZORKA AVENUE
PL
+/-125.75'
MAX. HEIGHT
+/-116'
MAX. HEIGHT
PL PL
SUBJECT PROPERTY
20351
20393
20393 ZORKA AVENUE
20381 ZORKA AVENUE
SUBJECT
PROPOERTY
20351 ZORKA AVENUE
20393
20351
35
36
37
ZORKAAVENUE( 60
'
R
/W
)SSCOGM EM
W/HHEATPUMPHEATPUMP10'-0" REQUIRED 1STFLOOR RIGHT SIDE SETBACK15'-0" REQUIRED 2NDFLOOR RIGHT SIDE SETBACK 10'-0" REQUIRED 1STFLOOR LEFT SIDE SETBACK15'-0" REQUIRED2ND FLOOR LEFT SIDE SETBACK25'-0" REQUIRED FRONT SETBACK25'-3" PROPOSED 1ST&2ND FLOOR FRONT SETBACK 13'-11" PROPOSED1STFLOOR RIGHT SIDE SETBACK18'-7" PROPOSED 2NDFLOOR RIGHT SIDE SETBACK 21'-8" PROPOSED1ST FLOOR LEFT SIDE SETBACK28'-9 1/2" PROPOSED2ND FLOOR LEFT SIDE SETBACK9'-6"18'-0"
PROJECT NO.
REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.17-006
DESCRIPTIONDATE
20381 ZORKA AVENUE, SARATOGA, CA
DAMYANTI AND KIRIT PATELTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1000 S Winchester BlvdSan Jose, CA 95128P : (408) 998 - 0983F : (408) 404 - 0144PATEL RESIDENCE
NEW SINGLE FAMILY RESIDENCE
11.07.2017.PLANNING PERMIT SUBMITTALN DRAWN BY
IV
04.05.2018.PLANNING PERMIT RESUBM.IVSITE PLANA1.0aSITE PLAN1/8"1 = NUMBER TO KEY NOTE BELOW1.EXISTING PUBLIC RIGHT OF WAY--ANY CONSTRUCTION WITHIN THE CITYRIGHT-OF-WAY MUST HAVE AN APPROVED "PERMIT FOR CONSTRUCTION INTHE PUBLIC STREET" PRIOR TO THE COMMENCEMENT OF THIS WORK. THEPERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMITISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION ONLY2.APPROXIMATE LOCATION OF NEIGHBORING STRUCTURE3.(E) WATER METER--CONTRACTOR TO COORDINATE (N) METER WITH LOCALWATER COMPANY IF REQUIRED BY INCREASED FIXTURE LOAD4.(N) GAS METER LOCATION5.(N) ELECTRICAL METER LOCATION--CONTRACTOR TO COORDINATE WITHPG&E FOR UPGRADE (200AMPS) TO (E) ELECTRICAL SERVICE6.(N) 4" SEWER LATERAL--CONTRACTOR TO VERIFY LOCATION IN FIELD7.UFER GROUND CONNECTION PER CEC 250-528.(E) TREE(S) TO REMAIN--PROTECT AS REQUIRED DURING CONSTRUCTION - DONOT LEAVE MATERIALS OR EQUIPMENT IN ROOT AREAS FOR EXTENDEDPERIODS OF TIME. SEE ARBORIST REPORT (IF PROVIDED) FOR ADDITIONALINFORMATION9.TREE PROTECTION FENCE ON TREE'S DRIP LINE10.(E) SOFTSCAPE AND VEGETATION TO REMAIN11.(N) SOFTSCAPE--PROVIDE DRIP IRRIGATION12.(E) HARDSCAPE TO BE REMOVED13.(N) HARDSCAPE--SLOPE AWAY FROM HOUSE @ 2% MIN.14.(N) 36" MIN. DEEP LEVEL LANDING PER CRC 311.3 W STEPS (MAX. 7.75" RISER)-PROVIDE EQUAL RISERS IF MORE THAN 1 STEP15.(E) DRIVEWAY TO BE REMOVED16.(N) DRIVEWAY, PAVERS OVER 8" BASE ROCK AND 2" SAND -- VERIFY PAVERDESIGN WITH OWNER--MATCH EXISTING DRIVEWAY POSITION17.(N) FENCE AND GATE -- 6' TALL REDWOOD (AT PROPERTY PERIMETER) ANDSTUCCO WALL WITH PAINT WOOD GATE--VERIFY FINAL DESIGN AND FINISHWITH OWNER18.(N) HEATPUMP UNIT PAD(S)--PROVIDE ELECTRICAL TO THIS LOCATION ASREQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMPUNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE19.(E) CURB CUT PER LOCAL JURISDICTION'S STANDARD DETAIL20.(E) POOL AND POOL-EQUIPMENT TO REMAIN -- PROTECT FROM DIRT ANDDAMAGE DURING CONSTRUCTION21.(E) POOL EQUIPMENT STORAGE TO REMAIN -- PAINT TO MATCH THE DESIGN22.TRASH LOCATION23.(E) STRUCTURE TO BE REMOVED#SITE PLAN KEYNOTES - SITE PLAN LEGEND - NOTES:1.(E) WATER SUPPLY TO BE REPLACED FROM METER IN.2.(E) SEWER LATERAL TO BE REPLACED FROM PROPERTY LINE IN.NEW LIVING AREANEW HARDSCAPE[--SEE LANDSCAPE PLAN FOR MORE INFO]SURFACE RUNOFF FLOW ARROW. SLOPE GRADE AT INDICATEDPERCENT FOR MIN. 10'-0" FROM BUILDING PER CBC 1804.3X%UNCONCENTRATED SHEET FLOW TOWARDS STREET(EXISTING DRAINAGE PATTERN TO REMAIN)SPOT ELEVATION, SEE CIVIL DRAWINGSFOR MORE INFOXX+/-XX.XX'1TREE NUMBEREXISTING HARDSCAPENOTES:1.SETBACK VERIFICATION NOTE: PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLSOF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKSARE PER THE APPROVED PLANS.2.STORM WATER RETENTION NOTE: DISPOSITION AND TREATMENT OF STORM WATER WILLCOMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM ("NPDES")STANDARDS AND IMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTA CLARAVALLEY URBAN RUNOFF POLLUTION PREVENTION PROGRAMREQUIRED YARD SETBACK/EASEMENTPROPERTY LINE--SEE TOPO SURVEY FOR MORE INFOTREE PROTECTION FENCINGfeet24812118T.Y.P.10161920202257461717171311141314131413141314921OUTLINE OF 2ND FLOOR(N) +/-101.50'F.F.(N) +/-100.47'F.F.(N) +/-101.17'F.F.(N) +/-101.42'F.F.(N) +/-101.42'F.F.181465X910111213151423789938
ZORKAAVENUE( 60
'
R
/W
)
10'-0" REQUIRED 1STFLOOR RIGHT SIDE SETBACK15'-0" REQUIRED 2NDFLOOR RIGHT SIDE SETBACK 10'-0" REQUIRED 1STFLOOR LEFT SIDE SETBACK15'-0" REQUIRED2ND FLOOR LEFT SIDE SETBACK25'-0" REQUIRED FRONT SETBACK
PROJECT NO.
REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.17-006
DESCRIPTIONDATE
20381 ZORKA AVENUE, SARATOGA, CA
DAMYANTI AND KIRIT PATELTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1000 S Winchester BlvdSan Jose, CA 95128P : (408) 998 - 0983F : (408) 404 - 0144PATEL RESIDENCE
NEW SINGLE FAMILY RESIDENCE
11.07.2017.PLANNING PERMIT SUBMITTALN DRAWN BY
IV
04.05.2018.PLANNING PERMIT RESUBM.IVDEMO SITE PLANA1.0bSITE PLAN1/8"1 = NUMBER TO KEY NOTE BELOW1.EXISTING PUBLIC RIGHT OF WAY--ANY CONSTRUCTION WITHIN THE CITYRIGHT-OF-WAY MUST HAVE AN APPROVED "PERMIT FOR CONSTRUCTION INTHE PUBLIC STREET" PRIOR TO THE COMMENCEMENT OF THIS WORK. THEPERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMITISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION ONLY2.APPROXIMATE LOCATION OF NEIGHBORING STRUCTURE3.(E) WATER METER--CONTRACTOR TO COORDINATE (N) METER WITH LOCALWATER COMPANY IF REQUIRED BY INCREASED FIXTURE LOAD4.(N) GAS METER LOCATION5.(N) ELECTRICAL METER LOCATION--CONTRACTOR TO COORDINATE WITHPG&E FOR UPGRADE (200AMPS) TO (E) ELECTRICAL SERVICE6.(N) 4" SEWER LATERAL--CONTRACTOR TO VERIFY LOCATION IN FIELD7.UFER GROUND CONNECTION PER CEC 250-528.(E) TREE(S) TO REMAIN--PROTECT AS REQUIRED DURING CONSTRUCTION - DONOT LEAVE MATERIALS OR EQUIPMENT IN ROOT AREAS FOR EXTENDEDPERIODS OF TIME. SEE ARBORIST REPORT (IF PROVIDED) FOR ADDITIONALINFORMATION9.TREE PROTECTION FENCE ON TREE'S DRIP LINE10.(E) SOFTSCAPE AND VEGETATION TO REMAIN11.(N) SOFTSCAPE--PROVIDE DRIP IRRIGATION12.(E) HARDSCAPE TO BE REMOVED13.(N) HARDSCAPE--SLOPE AWAY FROM HOUSE @ 2% MIN.14.(N) 36" MIN. DEEP LEVEL LANDING PER CRC 311.3 W STEPS (MAX. 7.75" RISER)-PROVIDE EQUAL RISERS IF MORE THAN 1 STEP15.(E) DRIVEWAY TO BE REMOVED16.(N) DRIVEWAY, PAVERS OVER 8" BASE ROCK AND 2" SAND -- VERIFY PAVERDESIGN WITH OWNER--MATCH EXISTING DRIVEWAY POSITION17.(N) FENCE AND GATE -- 6' TALL REDWOOD (AT PROPERTY PERIMETER) ANDSTUCCO WALL WITH PAINT WOOD GATE--VERIFY FINAL DESIGN AND FINISHWITH OWNER18.(N) HEATPUMP UNIT PAD(S)--PROVIDE ELECTRICAL TO THIS LOCATION ASREQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. HEATPUMPUNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE19.(E) CURB CUT PER LOCAL JURISDICTION'S STANDARD DETAIL20.(E) POOL AND POOL-EQUIPMENT TO REMAIN -- PROTECT FROM DIRT ANDDAMAGE DURING CONSTRUCTION21.(E) POOL EQUIPMENT STORAGE TO REMAIN -- PAINT TO MATCH THE DESIGN22.TRASH LOCATION23.(E) STRUCTURE TO BE REMOVED#SITE PLAN KEYNOTES - SITE PLAN LEGEND - NOTES:1.(E) WATER SUPPLY TO BE REPLACED FROM METER IN.2.(E) SEWER LATERAL TO BE REPLACED FROM PROPERTY LINE IN.NEW LIVING AREANEW HARDSCAPE[--SEE LANDSCAPE PLAN FOR MORE INFO]SURFACE RUNOFF FLOW ARROW. SLOPE GRADE AT INDICATEDPERCENT FOR MIN. 10'-0" FROM BUILDING PER CBC 1804.3X%UNCONCENTRATED SHEET FLOW TOWARDS STREET(EXISTING DRAINAGE PATTERN TO REMAIN)SPOT ELEVATION, SEE CIVIL DRAWINGSFOR MORE INFOXX+/-XX.XX'1TREE NUMBEREXISTING HARDSCAPENOTES:1.SETBACK VERIFICATION NOTE: PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLSOF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKSARE PER THE APPROVED PLANS.2.STORM WATER RETENTION NOTE: DISPOSITION AND TREATMENT OF STORM WATER WILLCOMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM ("NPDES")STANDARDS AND IMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTA CLARAVALLEY URBAN RUNOFF POLLUTION PREVENTION PROGRAMREQUIRED YARD SETBACK/EASEMENTPROPERTY LINE--SEE TOPO SURVEY FOR MORE INFOTREE PROTECTION FENCINGfeet248121122238T.Y.P.9151920201223231465X91011121514237839
48refdw
wddwlivingdiningfoyerporchkitchennookpantrygaragelaundrybr4/multibr5 (den)powderupovenstallfamilyexisting poolopen to abovecoats80" TVdeskpull out shelving
deskdeskdatatallwet barrefref10' ceilingba4covered patio12' ceilingtallsinktalltallcoveredworkshopGM EMCRAWL
W/HHEATPUMPHEATPUMPABCEDFGABCEDFGHH765423176542312A3.12A3.01A3.11A3.02A5.02A5.01A5.01A5.028'-10 1/2"10'-5 1/2"5'-9 1/2"8'-2"7'-9 1/2"18'-11"19'-7 1/2"21'-10"20'-2"14'-2"5'-5"6'-11 1/2"13'-2 1/2"11'-3"21'-11 1/2"13'-4 1/2"20'-2 1/2"4'-8"1'-4"
4'-4"3'-8"3'-7"1'-3 1/2"9'-1"5'-6"12'-8"10'-0"19'-11"13'-8 1/2"5'-5"20'-2"5'-6 1/2"4'-0"4'-0"4'-0"17'-0"2'-5 1/2"3'-8"6'-0"
10'-1 1/2"
12'-10"8'-11 1/2"
2'-1 1/2"17'-0 1/2"5'-0"7'-1"3'-5"5'-6 1/2"
Cal Kingmaster brbr2br3ba2ba3open to belowdnmbamcloslinen
storagelinenABCEDFGABCEDFGHH765423176542312A3.12A3.01A3.11A3.02A5.02A5.01A5.01A5.013'-6 1/2"12'-0"5'-8 1/2"5'-3"5'-0 1/2"7'-2"6'-0 1/2"10'-11 1/2"
11'-1"4'-9 1/2"7'-3 1/2"11'-5"6'-9 1/2"5'-10 1/2"11'-7 1/2"6'-0 1/2"3'-5 1/2"7'-11 1/2"5'-9"11'-7"5'-8 1/2"17'-5 1/2"4'-4"1'-4 1/2"
2'-1"
5'-1 1/2"3'-1"PROJECT NO.
REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.17-006
DESCRIPTIONDATE
20381 ZORKA AVENUE, SARATOGA, CA
DAMYANTI AND KIRIT PATELTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1000 S Winchester BlvdSan Jose, CA 95128P : (408) 998 - 0983F : (408) 404 - 0144PATEL RESIDENCE
NEW SINGLE FAMILY RESIDENCE
11.07.2017.PLANNING PERMIT SUBMITTALN DRAWN BY
IV
04.05.2018.PLANNING PERMIT RESUBM.IV1ST&2NDFLOOR PLANSA2.12ND FLOOR PLAN 1/8"2 = NUMBER TO KEY NOTE BELOW1.(N) CONCRETE STEP(S)--10" MIN. TREAD AND MAX. 7" RISER HEIGHT2.INDICATES ROD AND SHELF AT ±6'-0" A.F.F.--VERIFY HEIGHT WITH OWNER3.(N) PREMANUFACTURED DIRECT-VENT SEALED-COMBUSTION GAS FIREPLACE,TO BE LISTED AND LABELED, TESTED BY AN APPROVED TESTING LABORATORY,AND INSTALLED IN ACCORDANCE WITH LISTING AND MANUF. INSTALLATIONINSTRUCTIONS. FIREPLACE SHALL HAVE CLOSABLE METAL OR GLASSCOVERING THE ENTIRE OPENING OF THE FIREBOX. FACTORY-BUILTFIREPLACES SHALL BE TESTED IN ACCORDANCE WITH UL-127. FIREPLACE TOCOMPLY WITH EPA PHASE II EMISSION LIMITS--VERIFY FINAL SELECTION WITHOWNER PRIOR TO PLACING ORDER4.(N) 18" X 24" MIN. CRAWLSPACE ACCESS5.(N) WATER HEATER IN GARAGE ON 18" HIGH PLATFORM WITH 4" CONCRETEFILLED STEEL BOLLARD IN FRONT. WATER HEATER TO BE STRAPPED PERPLUMBING GENERAL NOTES ON A0.1a. PROVIDE FOR MAKEUP AIR PERCMC--SEE TITLE 24 REPORT FOR APPLIANCE REQUIREMENTS6.(N) FURNACE IN GARAGE ON 18" HIGH PLATFORM WITH 4" CONCRETE FILLEDSTEEL BOLLARD IN FRONT--PROVIDE 30" WIDE, HIGH, AND DEEP CLEARWORKING SPACE PER CMC 305.0. PROVIDE FOR MAKEUP AIR PER CMC --SEETITLE 24 REPORT FOR APPLIANCE REQUIREMENTS7.CUSTOM CABINETRY8.FULL HEIGHT LINEN CABINET WITH SHELVES, KRAFTMAID OR EQUAL9.INSTALL MIN. 1/2" GYP.BD. ON WALLS, UNDER-STAIR SURFACE, AND ANYSOFFITS AT ENCLOSED ACCESSIBLE SPACE UNDER STAIRS PER CRC 302.7#(N) WALL: EXTERIOR: 2x6 STUDS @16" O.C.; INTERIOR 2x4 STUDS@16"O.C--SEE ELEVATIONS AND STRUCTURAL DRAWINGS FOREXTERIOR WALL MATERIAL ASSEMBLIES. INSTALL 1 LAYER (MIN.)OF WEATHER RESISTIVE BARRIER (TYVEK HOUSE WRAP OR EQ.)OVER EXTERIOR WALLS SHEATHING PER CRC 703.2--INSTALL PERMANUF. INSTRUCTIONS. PROVIDE 5/8" TYPE 'X' GYPSUM BOARDEACH SIDE @ INTERIOR PARTITIONS. PROVIDE CEMENT BOARDOR TILE BACKER BOARD AT SHOWER/TUB LOCATIONS. ALLWALLS TO RECEIVE (N) PAINT FINISH. ALL CEILINGS ATTUB/SHOWERS TO BE M.R. BOARDFLOOR PLAN LEGEND-#WINDOW KEY-- SEE A4.0 FOR MORE INFORMATIONDENOTES (N) HOSE BIBB. SEE PLANS FOR NEW LOCATION -INSTALL HOSE BIBBS PER CPC WITH APPROVED ANTI-SIPHONDEVICE. (E) HOSE BIBBS TO REMAIN.NOTE:1.SEE 2/A0.1a FOR PLUMBING GENERAL NOTES2.SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES3.SEE 4/A0.1a FOR ELECTRICAL GENERAL NOTES4.SEE 5/A0.1a FOR PLAN AND INTERIOR GENERAL NOTESFLOOR PLAN KEYNOTES-(N) GAS COCK--REFER TO MANUF. SPECS FOR ELECTRICAL ANDGAS REQUIREMENTS. PLUMBER TO VERIFY GAS PIPE DIAMETERNEEDED FOR APPLIANCE FROM GAS METER LOCATION(N)/EXISTING WALL W/ 1 HOUR SEPARATION--5/8" TYPE 'X' GYPON GARAGE SIDE FROM FOUNDATION TO ROOF SHEATHINGfeet2481211ST FLOOR PLAN 1/8"1feet248121234156789101211131415161718192040
ABCEDFGABCEDFGHH765423176542312A3.12A3.01A3.11A3.02A5.02A5.01A5.01A5.0ABCEDFGABCEDFGHH765423176542312A3.12A3.01A3.11A3.02A5.02A5.01A5.01A5.0PROJECT NO.
REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.17-006
DESCRIPTIONDATE
20381 ZORKA AVENUE, SARATOGA, CA
DAMYANTI AND KIRIT PATELTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1000 S Winchester BlvdSan Jose, CA 95128P : (408) 998 - 0983F : (408) 404 - 0144PATEL RESIDENCE
NEW SINGLE FAMILY RESIDENCE
11.07.2017.PLANNING PERMIT SUBMITTALN DRAWN BY
IV
04.05.2018.PLANNING PERMIT RESUBM. IV1ST&2ND FLOORROOF PLANSA2.22ND FLOOR ROOF PLAN 1/8"2ATTIC VENTILATION CALCULATIONS AND NOTES-DENOTES GUTTER DRAIN (3" DIA.) AND DOWNSPOUT (2" X 3") 26 GAALUMINUM - FIELD VERIFY COLOR W/ OWNER. INSTALL PER MFR.INSTRUCTIONSROOF PLAN LEGENDDSDENOTES DIRECTION OF SLOPE--ROOF SLOPE APPROX., REFER TOELEVATIONS FOR MAX HT AND VERTICAL CONTROLLINE OF BLDG. BELOW= NUMBER TO KEY NOTE BELOW1. (N) ROOFING--SEE LEGEND BELOW FOR MATERIALS--CONFIRM COLORSELECTION W/ OWNER PRIOR TO PLACING ORDER2. PAINT ALL ROOF PENETRATIONS TO MATCH ROOFING COLOR.3. PROVIDE (N) GSM ROOF JACKS, TYP. CAULK ALL EXPOSED NAIL HEADS WITHSILICONE SEALANT.4. PROVIDE (N) GUTTERS AND DOWNSPOUTS AT LOCATIONS SHOWN5. ALL (N) PLATE HEIGHTS PER SECTIONS AND RCP. SEE STRUCTURAL DRAWINGSFOR ADDITIONAL INFORMATION.6. CONNECT ALL (N) DOWNSPOUTS TO FLEXIBLE PLASTIC DRAINPIPE AND RUN TOA LOCATION SPECIFIED BY CIVIL PLANSROOF GENERAL NOTES-NOTE:1. SEE 2/A0.1a FOR PLUMBING GENERAL NOTES2. SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES3. SEE 4/A0.1a FOR ELECTRICAL GENERAL NOTES4. SEE 5/A0.1a FOR PLAN AND INTERIOR GENERAL NOTESSINGLE PLY ROOFING, MIN CLASS "C"--MANUF: GAF OR EQUAL; STYLE:FULLY ADHERED EVERGUARD EXTREME TPO ROOFING MEMBRANE;THICKNESS: 60 MILLIMETER MIN.--INSTALL O/ 1/2" HIGH DENSITY POLYISOBOARD O/ SLOPING PLYWOOD SHEATHING TO ENSURE MIN. 3/8:12SLOPE. INSTALL 3/8" ROOFING GRAVEL o/ 6-OZ MIN. POLYMAT o/ROOFING MEMBRANE AT LOW ROOFS THAT ARE VISIBLE FROM 2NDFLOOR WINDOWS--INSTALL PER MANUF. 20-YEAR WARRANTYINSTRUCTIONS.DENOTES FLAT ROOF DRAIN CONNECTED TO HARDPIPED 2" RAINWATER LEADER AND 2" ROOF OVERFLOW. OVERFLOW TO BECONNECTED TO ESCUTCHEON--SEE DETAILS [XXX/XXXX]--ENSUREROOFING OVERLAPS ROOF DRAIN PER BOTH DRAIN AND ROOFMANUF. DIRECTIONSPOLISHED CONCRETE o/ THIN SET o/ MER-KRETE BFP 3-PARTWATERPROOF AND CRACK ISOLATION MEMBRANE o/ MORTAR BEDSLOPED MIN. 3/8:12--INSTALL PER MANUF. WARRANTY INSTRUCTIONSAND ICC-ES EVALUATION REPORT#ESR-2619--www.merkrete.com--VERIFY TILE SELECTION WITH OWNER,SEAL GROUT BETWEEN TILES#1ST FLOOR ROOF PLAN 1/8"1feet2 4 8 121feet2 4 8 121SCUPPER41
TYPE "A"TYPE "C"TYPE "B"TYPE "D"F.F.TYPE "E"9'-6"4'-6"3'-0"3"7'-0"10'-3"3"2'-0"9'-6"4'-6"6'-0"3"3'-3"9'-6"3"2'-0"2'-0"3"2'-3"4'-6"9'-6"
4'-6"5'-0"3"2'-9"8'-0"3"2'-0"
9'-6"
4'-6"5'-9"3"3'-0"9'-0"3"2'-0"
9'-0"
4'-6"2'-9"3"5'-0"8'-0"3"2'-0"
8'-0"
5'-0"5'-0"3'-0"8'-0"2'-0"3'-0"5'-0"TYPE "F"TYPE "G"9'-0"
4'-3"5'-9"3"3'-0"9'-0"3"2'-0"
PROJECT NO.
REVISIONCSTUDIO S SQUARED ARCHITECTURE, INC.17-006
DESCRIPTIONDATE
20381 ZORKA AVENUE, SARATOGA, CA
DAMYANTI AND KIRIT PATELTRUE"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1000 S Winchester BlvdSan Jose, CA 95128P : (408) 998 - 0983F : (408) 404 - 0144PATEL RESIDENCE
NEW SINGLE FAMILY RESIDENCE
11.07.2017.PLANNING PERMIT SUBMITTALN DRAWN BY
IV
04.05.2018.PLANNING PERMIT RESUBM.IVWINDOWSCHEDULEA4.0WINDOW SCHEDULE-142
1000 S. Winchester Blvd
San Jose, CA 95128
P : (408) 998 - 0983
F : (408) 404 - 0144
PROJECT NO.17-006 REVISION DATE DESCRIPTIONPLANNING PERMIT SUBMITTAL11.07.2017.DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C PATEL RESIDENCENEW SINGLE FAMILY RESIDENCE20381 ZORKA AVENUE, SARATOGA, CADAMYANTI AND KIRIT PATEL"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"IV04.05.2018.PLANNING PERMIT RESUBM.IVEXTERIOR
ELEVATIONS
A3.0
21/8"WEST-NORTH ELEVATION (LEFT)
11/8"SOUTH-WEST ELEVATION (FRONT)
= NUMBER OF KEYNOTE BELOW#
--ELEVATION GRID LINE KEY
NOTES:
1.SEE 2/A0.1a FOR PLUMBING GENERAL NOTES
2.SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES
3.SEE 3/A0.1a FOR ELECTRICAL GENERAL NOTES
4.SEE 4/A0.1a FOR PLAN AND INTERIOR GENERAL NOTES
5.EXTERIOR HARDSCAPE AND EXTERIOR STAIRS NOT SHOWN FOR CLARITY--SEE A0.3a
FOR 3D MODEL VIEWS
--KEYNOTESfeet
1 2 43 6
feet
1 2 43 6 -1/20ROOF PLAN
PAINT SCHEDULE:
P1 - BENJAMIN MOORE - SIMPLE WHITE OC-117
P2 - KENDALL CHARCOAL HC-166
ELEVATION GRID LINE KEY
A 1ST FLOOR FINISH FLOOR = +/- 101.50'
B 1ST FLOOR CEILING HEIGHT (U.N.O.) = +/- 111.50'
C 2ND FLOOR FINISH FLOOR (U.N.O.) = +/- 112.75'
D 2ND FLOOR CEILING HEIGHT (U.N.O.) = +/- 121.75'
E PROPOSED BUILDING HEIGHT = +/- 125.75'
F MAX BUILDING HEIGHT ALLOWED = 26'-0"; +/- 126.16'
1 THREE PARALLEL LINES: 1)AVERAGE GRADE; 2)18" ABOVE AVERAGE GRADE AND 3)26' ABOVE
AVERAGE GRADE
2 FLAT ROOF--SEE ROOF PLANS FOR MORE INFO
3 METAL ROOF OVERHANG--SEE ROOF PLAN FOR MORE INFO
4 PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8"
CEMENT PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM
WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE-- SEE
MATERIAL BOARD FOR MORE INFO, SEE PAINT SCHEDULE BELOW
5 STAIN GRADE CEDAR SIDING o/ 1 LAYER TYVEK HOUSE WRAP--SIDING PROFILE: V-GROOVE T&G;
CEDAR GRADE: CLEAR HEART PER WESTERN RED CEDAR LUMBER ASSOCIATION STANDARDS
6 ALUMINUM PANEL [MATCH FRONT DOOR] AND HANGING BENCH
7 LOW STUCCO WALL WITH 2" METAL WALL CAP TO MATCH DOORS AND WINDOWS
8 PATIO AND WORKSHOP SCREENING - WOOD POSTS - PAINT TO MATCH CEDER SIDING
9 FACTORY-FINISHED ALUMINUM GARAGE DOOR WITH TEMPERED GLAZING PICTURE WINDOWS--SEE
DOOR SCHEDULE FOR MORE INFO
10 WINDOW/DOOR OPENING--SEE WINDOW AND DOOR SCHEDULES FOR MORE INFO--DOORS AND
WINDOWS TO HAVE 1" ALUMINUM TRIM TYPICAL, U.N.O.
11 ALUMINUM BRAKE SHAPE--FINISH TO MATCH WINDOW FRAME--VERIFY SIZE IN FIELD
12 FIELD PAINTED STEEL COLUMN--S.S.D. FOR MORE INFO
13 EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY; STYLE: ATLANTIS 1640SK;
COLOR: SATIN BLACK--www.hinkleylighting.com
14 PIN 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
15 EXISTING POOL EQUIPMENT STORAGE -- PAINT TO MATCH THE DESIGN
16 STORAGE AREA, <5 FEET HIGH
17 SCUPPER--SEE ROOF PLAN FOR MORE INFO
18 HEATPUMP ON CONCRETE PLATFORM
A
B
C
D
E
A
B
C
D
E
A
B
C
D
E
A
B
C
D
E
1 TYP.2 TYP.3 1645TYP.6 78 89141011TYP.TYP.
17121315 8
P2
4 TYP.
P1
1/A3.0
1/A3.1
2/A3.0 2/A3.1
+/-125.75'
MAX. HEIGHT
+/-101.50'
F.F. HEIGHT
+/-100.02'
+/-124.25'
MAX. HEIGHT
+/-115.25'
MAX. HEIGHT
+/-119.75'
MAX. HEIGHT
+/-125.75'
MAX. HEIGHT+/-124.25'
MAX. HEIGHT
+/-115.25'
MAX. HEIGHT
43
1000 S. Winchester Blvd
San Jose, CA 95128
P : (408) 998 - 0983
F : (408) 404 - 0144
PROJECT NO.17-006 REVISION DATE DESCRIPTIONPLANNING PERMIT SUBMITTAL11.07.2017.DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C PATEL RESIDENCENEW SINGLE FAMILY RESIDENCE20381 ZORKA AVENUE, SARATOGA, CADAMYANTI AND KIRIT PATEL"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"IV04.05.2018.PLANNING PERMIT RESUBM.IVEXTERIOR
ELEVATIONS
A3.1
21/8"EAST-SOUTH ELEVATION (RIGHT)
11/8"NORTH-EAST ELEVATION (REAR)
= NUMBER OF KEYNOTE BELOW#
feet
1 2 43 6
feet
1 2 43 6
--ELEVATION GRID LINE KEY
NOTES:
1.SEE 2/A0.1a FOR PLUMBING GENERAL NOTES
2.SEE 3/A0.1a FOR MECHANICAL GENERAL NOTES
3.SEE 3/A0.1a FOR ELECTRICAL GENERAL NOTES
4.SEE 4/A0.1a FOR PLAN AND INTERIOR GENERAL NOTES
5.EXTERIOR HARDSCAPE AND EXTERIOR STAIRS NOT SHOWN FOR CLARITY--SEE A0.3a
FOR 3D MODEL VIEWS
ELEVATION GRID LINE KEY
A 1ST FLOOR FINISH FLOOR = +/- 101.50'
B 1ST FLOOR CEILING HEIGHT (U.N.O.) = +/- 111.50'
C 2ND FLOOR FINISH FLOOR (U.N.O.) = +/- 112.75'
D 2ND FLOOR CEILING HEIGHT (U.N.O.) = +/- 121.75'
E PROPOSED BUILDING HEIGHT = +/- 125.75'
F MAX BUILDING HEIGHT ALLOWED = 26'-0"; +/- 126.16'
--KEYNOTES
PAINT SCHEDULE:
P1 - BENJAMIN MOORE - SIMPLE WHITE OC-117
P2 - KENDALL CHARCOAL HC-166
-1/20ROOF PLAN
1 THREE PARALLEL LINES: 1)AVERAGE GRADE; 2)18" ABOVE AVERAGE GRADE AND 3)26' ABOVE
AVERAGE GRADE
2 FLAT ROOF--SEE ROOF PLANS FOR MORE INFO
3 METAL ROOF OVERHANG--SEE ROOF PLAN FOR MORE INFO
4 PAINTED STEEL TROWELED IGNITION RESISTANT CEMENT PLASTER SYSTEM (SMOOTH FINISH) - 7/8"
CEMENT PLASTER O/ METAL LATH O/ 2 LAYERS GRADE 'D' OR BETTER BUILDING PAPER, 3 COAT SYSTEM
WITH 26 ga. WEEP SCREED AT WALL BASE AT LEAST 4" ABOVE GRADE OR 2" ABOVE HARDSCAPE-- SEE
MATERIAL BOARD FOR MORE INFO, SEE PAINT SCHEDULE BELOW
5 STAIN GRADE CEDAR SIDING o/ 1 LAYER TYVEK HOUSE WRAP--SIDING PROFILE: V-GROOVE T&G;
CEDAR GRADE: CLEAR HEART PER WESTERN RED CEDAR LUMBER ASSOCIATION STANDARDS
6 ALUMINUM PANEL [MATCH FRONT DOOR] AND HANGING BENCH
7 LOW STUCCO WALL WITH 2" METAL WALL CAP TO MATCH DOORS AND WINDOWS
8 PATIO AND WORKSHOP SCREENING - WOOD POSTS - PAINT TO MATCH CEDER SIDING
9 FACTORY-FINISHED ALUMINUM GARAGE DOOR WITH TEMPERED GLAZING PICTURE WINDOWS--SEE
DOOR SCHEDULE FOR MORE INFO
10 WINDOW/DOOR OPENING--SEE WINDOW AND DOOR SCHEDULES FOR MORE INFO--DOORS AND
WINDOWS TO HAVE 1" ALUMINUM TRIM TYPICAL, U.N.O.
11 ALUMINUM BRAKE SHAPE--FINISH TO MATCH WINDOW FRAME--VERIFY SIZE IN FIELD
12 FIELD PAINTED STEEL COLUMN--S.S.D. FOR MORE INFO
13 EXTERIOR LIGHT, INSTALL PER MANUF. INSTRUCTIONS--MANUF.: HINKLEY; STYLE: ATLANTIS 1640SK;
COLOR: SATIN BLACK--www.hinkleylighting.com
14 PIN 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
15 EXISTING POOL EQUIPMENT STORAGE -- PAINT TO MATCH THE DESIGN
16 STORAGE AREA, <5 FEET HIGH
17 SCUPPER--SEE ROOF PLAN FOR MORE INFO
18 HEATPUMP ON CONCRETE PLATFORM
A
B
C
D
E
A
B
C
D
E
A
B
C
D
E
A
B
C
D
E
12 TYP.
1716
3 TYP.15
8
1/A3.0
1/A3.1
2/A3.0 2/A3.1
+/-100.28'
18 TYP.
18
+/-124.25'
MAX. HEIGHT
+/-124.25'
MAX. HEIGHT
+/-115.25'
MAX. HEIGHT
+/-119.75'
MAX. HEIGHT
+/-115.25'
MAX. HEIGHT
+/-119.75'
MAX. HEIGHT
+/-125.75'
MAX. HEIGHT
44
1000 S. Winchester Blvd
San Jose, CA 95128
P : (408) 998 - 0983
F : (408) 404 - 0144
PROJECT NO.17-006 REVISION DATE DESCRIPTIONPLANNING PERMIT SUBMITTAL11.07.2017.DRAWN BYSTUDIO S SQUARED ARCHITECTURE, INC.C PATEL RESIDENCENEW SINGLE FAMILY RESIDENCE20381 ZORKA AVENUE, SARATOGA, CADAMYANTI AND KIRIT PATEL"FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"IV04.05.2018.PLANNING PERMIT RESUBM.IVSECTIONS
A5.0
SEE EXTERIOR ELEVATIONS FOR ELEVATION GRID LINE KEY
--ELEVATION GRID LINE KEY
--KEYNOTES
-1/20ROOF PLAN21/8"SECTION 2
11/8"SECTION 1
= NUMBER OF KEYNOTE BELOW#
feet
1 2 43 6
feet
1 2 43 6
GARAGEBEDROOM 4DATA
BATH 3
FOYER
CRAWLSPACE
BEDROOM 2
LIVING
BATH 2
18" MINCLEARFOYERFRONT PORCH FAMILY ROOM
CRAWLSPACE
REAR PATIO
A
B
C
D
E
A
B
C
D
E10'-0"1'-3"9'-0"+/-24'-3"A
B
C
D
E
A
B
C
D
E
18" MINCLEARCOVERED
WORKSHOP
COVERED
PATIO
CLOSET STORAGE
2/A5.0
1/A5.026'-0"18'-0"45
32" ASH20" PALM6" PALM7" CHERRY 22" CAL. PEPPER 7" FLOWERINGPLUM4" CITRUS3" CITRUS5" CITRUS3" CITRUS5" CRAP MYRTLE 7" PITTOSPORUM 10" OAK16" TREESARATOGA, CAPATEL RESIDENCELANDSCAPE CONCEPT20381 ZORKA AVE. 1/8" = 1'-0'SUITE 216PLEASANT HILL CA 94523phone: 925 822 3085www.thnorton.coml a n d s c a p e a r c h i t e c t u r e, inc.1630 CONTRA COSTA BLVD.LOT COVERAGE CALCULATIONS:PLOTS: 09/12/17, 09/18/17, 09/22/17, 10/04/17, 10/17/17, 11/01/17L-1EXISTINGPOOLSPAZORKA AVENUE EXISTING PLUM TOBE PROTECTEDEXISTING POOLEQUIPMENT - ENCLOSUREPER ARCHITECTEXISTING TREE TOBE PROTECTED,TYPICAL(4) EXISTING CITRUSTREES TO BE PROTECTEDCONCRETE PATIO -COLOR AND FINISHT.B.D.COVERED PATIOPER ARCHITECT6' PERIMETERFENCE - REDWOODEXISTING CALIFORNIAPEPPER TREE TO BEPROTECTEDEXISTING TREE TOBE PROTECTED(2) PALM TREES TOBE PROTECTEDBASKETBALL HOOPEXISTING VEGETATIONTO REMAINPRELIMINARYNOT FORCONSTRUCTIONEXISTING CITRUSTREE TO BEPROTECTEDCOVERED PATIO,PER ARCHITECTPLANTER AREAEXISTING CRAPE MYRTLETO BE PROTECTEDOVERHANG, PERARCHITECTSELF-CLOSING ANDSELF-LATCHING GATES,TO MEET STATE ANDLOCAL POOL CODESSELF-CLOSING ANDSELF-LATCHING GATES, TO MEETSTATE AND LOCAL POOL CODESCONCRETE DRIVEWAY -COLOR AND FINISH T.B.D.EXISTING VEGETATIONTO REMAINEXISTING VEGETATIONTO REMAINCONCRETE WALKWAYPOOL ALARMS, BY OTHERSHEIGHT PER PLAN3"3"MAX.1"SECTIONFENCE ELEVATION1x4 RAILS ON INSIDE OF FENCECONCRETE FOOTING - CROWN TO DRAINCOMPACTED SUB-GRADE, PER SOILS REPORT4x4 BOTTOM RAIL - RABBET TRIM WITH 1x2 4x4 PT REDWOOD POST @ 8' O.C. MAX.2x4 RAILS ON OUTSIDE OF FENCE AND1x6 REDWOOD BOARDS2x6 REDWOOD CAPGATE ELEVATION1LEGEND1324126732345678GRAVEL SUMP - 6" MIN. DEPTH HEAVY-DUTY, SELF-CLOSING GALVANIZED 9STRAP HINGES3'3"MAX.109VARIESBUILDING EDGE2x4 CROSS BRACE ON INSIDE1111NOTES:·FENCE SHALL BE INSTALLED TO PROVIDE POSITIVEDRAINAGE AWAY FROM BOTH SIDES. VERIFY WITHGRADING PLAN.·WATERPROOF STAIN ALL WOOD. SURFACES STAINTO BE BEHR 909. APPLY PER MANUFACTURER'SRECOMMENDATIONS. VERIFY WITH OWNER.PROP. LINESTREET SIDE2'FINISH GRADE12FINISH TRIM INSIDE FENCE 810LOCKABLE BOLT-ON LATCHPERIMETER FENCING WATER BUDGET CALCULATIONS NOTES:·THE LANDSCAPE SHALL COMPLY WITH THE CRITERIA OF THE WATER EFFICIENTLANDSCAPE ORDINANCE (WELO)·A WEATHER BASED AUTOMATIC IRRIGATION CONTROLLER SHALL BE UTILIZED.·PROVIDE 3" OF COMPOSTED, NON-FLOATABLE MULCH IN AREAS BETWEENPLANTINGSBOTANICAL NAMECOMMON NAMESCREEN HEDGEPRUNUS CAR. 'BRIGHT N TIGHT' CAROLINA CHERRYPODOCARPUS GRACILIOR FERN PINEVINESBOUGAINVILLEA 'SAN DIEGO RED' RED BOUGAINVILLEATRACHELOSPERMUM JASMINOIDES STAR JASMINESHRUBSACACIA C. 'COUSIN ITT' LITTLE RIVER WATTLEANIGOZANTHOS SPECIES KANGAROO PAWCAREX TUMULICOLA BERKELEY SEDGECHONDROPETALUM TECTORUMSMALL CAPE RUSHCYCAS REVOLUTA SAGO PALMFEIJOA SELLOWIANA PINEAPPLE GUAVALOMANDRA L. 'BREEZE' DWARF MAT RUSHLOROPETALUM CHINENSE 'PLUM DELIGHT' CHINESE FRINGE FLOWERMISCANTHUS S. 'MORNING LIGHT' MAIDEN HAIR GRASSPENNISETUM SETACEUM 'RUBRUM' PURPLE FOUNTAIN GRASSPHORMIUM FLAXTULBHAGHIA VIOLACEA SOCIETY GARLICWESTRINGIA F. 'MORNING LIGHT' MORNING LIGHT COAST ROSEMARYGROUNDCOVERSCALLISTEMON VIMINALIS 'LITTLE JOHN' DWARF BOTTLEBRUSHCOLEONEMA PULCHRUM 'SUNSET GOLD' GOLD BREATH OF HEAVENCOPROSMA PETRIEI 'VERDE VISTA' CREEPING COPROSMALANTANA MONTEVIDENSIS 'WHITE' WHITE TRAILING LANTANAWESTRINGIA F. 'MUNDI' LOW COAST ROSEMARYPRELIMINARY PLANT LIST ·NET LOT AREA - 10,313 SF·ARCHITECTURAL COVERAGE - 3512 SF·LANDSCAPE COVERAGE - 2406 SF·NET COVERAGE - 5918 SF·SITE COVERAGE: 57.4%NOTE: MAXIMUM ALLOWABLE SITE COVERAGE IS 60%.·REQUIRED FRONT YARD AREA - 4120 SF·NET FRONT YARD COVERAGE - 1168 SF·FRONT YARD COVERAGE: 28.3%NOTE: MAXIMUM ALLOWABLE COVERAGE WITHIN REQUIRED FRONTYARD IS 50%.46
REPORT TO THE
PLANNING COMMISSION
14362 Springer Avenue
Meeting Date: June 27, 2018
Application: PDR18-0003/VAR18-0002
Address/APN: 14362 Springer Avenue (503-26-032)
Property Owner: Ken Bahl
From: Debbie Pedro, Community Development Director
Report Prepared By: Christopher Riordan
47
Report to the Planning Commission
14362 Springer Avenue – Application # PDR18-0003/VAR18-0002
June 27, 2018
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval for a new 1,552 square foot two-story
residence with basement. The project also includes a variance for a one-car garage when a two-
car garage is required. No protected trees are requested for removal.
STAFF RECOMMENDATION
Adopt Resolution No.18-010 approving the project subject to conditions of approval included in
Attachment 1.
Pursuant to City Code Sections 15-45.060 (a)(1) and 15-70.020(a), Design Review Approval by the
Planning Commission is required because the proposed residence would be a new two story
structure and the project includes a request for a Variance from the prescribed development
standards.
PROJECT DATA
Gross/Net Site Area: 3,454 square feet (.08 acres)
Average Site Slope: Level Site
General Plan Designation: M-10 (Medium Density Residential)
Zoning: R-1-10,000
Proposed Allowed/Required
Proposed Site Coverage
Residence
Decks/driveway/patios/walks/lightwell
Total Proposed (structures)
964 sq. ft.
658 sq. ft.
1,622 sq. ft. (47%)
2,072 sq. ft. (60%)
Floor Area
House
Garage
Basement (exempt)
Total Floor Area
1,255 sq. ft.
297 sq. ft.
(939 sq. ft.)
1,552 sq. ft.
Per Planning Commission
for sites < 5,000 sq. ft.
Height 24.6’ 26’
Setbacks
Front:
Right Side:
Left Side:
Rear:
1st Story 2nd Story
25’ 25’
6’ 11’
6’ 11’
20’ 25’
1st Story 2nd Story
25’ 25’
6’ 11’
6’ 11’
20’ 25’
Grading Cut
360
CY
Fill
10
CY
Export
350 CY
No grading limit in the
R-1-10,000 zoning district
48
Report to the Planning Commission
14362 Springer Avenue – Application # PDR18-0003/VAR18-0002
June 27, 2018
Page | 3
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The project is located on Springer Avenue, northeast of 4th Street, in the R-1-10,000 zoning district.
The existing home was originally constructed circa 1938 and the Wildwood Park tract it is located
in pre-dates the City’s incorporation and subsequent zoning ordinance. The lot is considered
substandard as it does not meet minimum lot size and dimensions for the zoning district. The 3,454
square foot lot is approximately 48 feet wide by 72 feet deep while the current standard for the
district are lots with a minimum of 10,000 square feet, widths of 85 feet and depths of 115 feet.
Several of the properties in the neighborhood have substandard sized lots including the properties
adjacent to the subject site on the southeastern side of Springer Avenue. Furthermore, no garage
currently exists on the property and several of the adjacent properties have a one-car garage. The
site currently contains an existing one-story residence that will be demolished.
Project Description
Background
On January 25, 2012, the Planning Commission approved a project for the site which included a
1,621 two-story residence with a 1,045 square foot basement which had a similar architectural
design and height as the current project. That project included two variances for both a reduced
front setback and a one car garage. A copy of the previously approved building elevations is
included as Attachment #4. The applicant did not proceed with the construction of the project and
the design review approval expired in January 2015. The current project complies with all setbacks
but does include a request for the same variance to provide a one car garage instead of two.
Historical Preservation Commission Review
On April 14, 2009, the Heritage Preservation Commission (HPC) visited the subject site and
reviewed the Historical Evaluation Report for the property. The HPC determined that the subject
property was not historic and should not be listed on the City’s Historic Resource Inventory and
agreed that the existing house could be demolished.
Architecture/Design
The proposed project would include the construction of a 1,552 square foot two-story home with
an attached one car garage and a 939 square foot basement. The design of the project would most
closely be affiliated with the Queen Anne architectural style. Some of the identifying features of the
style include steeply pitched roofs, dominant front facing gable, bay windows, and an asymmetrical
façade. The design includes a stucco exterior, steeply pitched gables, and brick accents. The
proposed exterior colors are neutral tones including beige with grey and moss colored green trim.
The applicant has provided a color and materials board, which will be available for review at the
site visit and during the public hearing. Below is a list of the proposed exterior materials.
49
Report to the Planning Commission
14362 Springer Avenue – Application # PDR18-0003/VAR18-0002
June 27, 2018
Page | 4
Detail Colors and Materials
Exterior Smooth Texture Stucco (beige color)
Brick Veneer (red color)
Trim (green color)
Windows Aluminum Clad Wood (green color)
Doors Wood (green color)
Roof Synthetic Slate (dark grey)
Garage Variance
The project includes a variance for a one-car garage in lieu of a two-car garage due to the size and
dimensions of the lot. The City Code requires two covered spaces within a garage for single family
dwellings. The existing house to be demolished does not have a garage. The minimum width
standard for a two-car garage is 19 feet and the minimum side setbacks on the subject lot are 6 feet
per side, leaving 17 feet of width for the home’s façade. To meet the code requirements, the face of
the garage would represent over 55% of the entire façade of the home. Under the proposed variance,
the 10 foot wide garage would represent approximately 28% of the façade, leaving approximately
26 feet in width for the home’s entry, living room, and interior stairs.
The below table indicates the lot size and garage type for the 10 properties fronting Springer
Avenue between 4th Street and the north-east end of Wildwood Way. One of the 10 lots is not
visible from the street and it is uncertain whether there is a garage on this property. Six of the 10 lots
fronting Springer Avenue have a one-car garage. Thus, granting a variance for a one-car garage for
the subject property would be consistent with other properties in the vicinity.
Lot Size, Floor Area, and Garage Type
Address *Lot Size *Floor Area / (FAR) Garage Type
14352 Springer Avenue 6,700 SF 1,200 SF (18%) 1-story 1 car attached
14361 Springer Avenue 4,800 SF 1,750 SF (36%) 2-story 1 car attached
14362 Springer Avenue 3,454 SF 950 SF (28%) 1-story No garage
14370 Springer Avenue 3,400 SF 1,100 SF (32%) 2-story 1 car attached
14378 Springer Avenue 3,300 SF 1,000 SF (33%) 1-story 1 car detached
14395 Wildwood Way (corner) 3,850 SF 1,400 SF (36%) 1½-story 1 car attached
14391 Springer Avenue (corner) 11,326 SF 1,800 SF (16%) 1-story Not visible
14400 Springer Avenue (corner) 3,200 SF 1,200 SF (30%) 1-story 2 car attached
14371 Springer Avenue 14,000 SF 2,500 SF (18%) 1-story 2 car attached
14345 Springer Avenue 10,000 SF 2,400 SF (24%) 2-story 2 car attached
*Lot sizes and floor areas are approximate
Furthermore, a one-car garage is an improvement to the current situation where no garage exists.
Likewise, staff does not anticipate that a one-car garage in lieu of a two-car garage would have a
significant effect on traffic volume, traffic circulation, or interference with the free flow of traffic on
the streets. As noted earlier in the report, a variance for a one car garage was approved by the
Planning Commission in 2012 and similar findings can be made for the current variance request.
50
Report to the Planning Commission
14362 Springer Avenue – Application # PDR18-0003/VAR18-0002
June 27, 2018
Page | 5
FINDINGS
Design Review
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 site is relatively level and the project
minimizes changes to the contours of the site. Grading will be limited to the excavation for
the basement and contouring the site to direct water to landscaped areas Grading is also
reduced as the new structure will be located in the same location as the existing structure
with no significant change in the finished floor elevation.
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 no protected trees are proposed for removal.
c. The height of the structure, its location on the site, and its architectural elements are
designed to avoid unreasonable impacts to the privacy of adjoining properties and to
community viewsheds.
This finding can be made in the affirmative in that the project will not have elevated decks
or balconies to impact the privacy of adjoining properties. The finished floor of the new
structure would be the approximately the same elevation as the existing structure. The
second story windows are relatively small with high sill heights to reduce privacy impacts to
abutting neighbors. The second story window on the eastern elevation will be constructed
of frosted glass to minimize privacy impacts to the adjacent neighbor. No community view
sheds are located in the vicinity of the project.
d. The overall mass and height of the structure, and its architectural elements are in scale
with the structure itself and with the neighborhood.
The project will be compatible in terms of bulk and height with existing two-story
residential structures on adjacent lots and those within the immediate neighborhood and
within the same zoning district. The homes to the rear, right side, and directly across the
street are two-story homes. The single story home on the left side of the property is located
51
Report to the Planning Commission
14362 Springer Avenue – Application # PDR18-0003/VAR18-0002
June 27, 2018
Page | 6
on a much larger lot than the subject property and has the benefit of a corner lot to access
additional light and air.
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 the hardscape proposed is minimal
(driveway and walkway to the front door). The landscape plan indicates that more than 60%
of the front setback area will be landscaped with drought resistant plants.
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 because the house is located approximately at
the center of the site and the second story setbacks meet the minimum requirements which
when taken together would minimize shadows being cast on adjacent properties which
could limit or reduce their solar energy opportunities.
g. The design of the structure and the site development plan is consistent with the
Residential Design Handbook, pursuant to Section 15-45.055.
This finding can be made in the affirmative because the proposed project incorporates
applicable design policies and techniques from the Residential Design Handbook. The
overall mass and height of the structure are in scale with the neighborhood; the structure is
set back in proportion to the size and shape of the lot; 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 to the project as the site is not considered a hillside lot.
Variance
Pursuant to City Code Section 15-70.060, the Planning Commission is empowered to grant
variances in order to prevent or to lessen such practical difficulties and unnecessary physical
hardships that would result from a strict or literal interpretation and enforcement of certain zoning
regulations. A practical difficulty or unnecessary physical hardship may result from the size, shape
or dimensions of a site or the location of existing structures thereon. The Applicant has met the
burden of proof required to support the application for a variance as set forth below.
(a) That because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, strict enforcement of the specified regulation would
52
Report to the Planning Commission
14362 Springer Avenue – Application # PDR18-0003/VAR18-0002
June 27, 2018
Page | 7
deprive the applicant of privileges enjoyed by the owners of other properties in the vicinity
and classified in the same zoning district. The property is located in a neighborhood that
pre-dates the City’s incorporation and subsequent zoning ordinance. M any of the lots in the
vicinity are below the minimum standard for the zoning district in terms of lot size, width,
and depth, as described in subsection (b), below. Accordingly, many of the homes fronting
Springer Avenue have a one-car garage. Likewise, the existing home on the subject property
is located approximately seven feet from the front property line and does not have a garage.
Given these special circumstances, strict enforcement of the two-car garage requirement
would deprive the applicant of privileges enjoyed by the owners of other properties in the
vicinity and the R-1-10,000 zoning district.
(b) That the granting of the variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties in the vicinity and classified in the
same zoning district. The standard dimensions for a lot in the R-1-10,000 zoning district are
a minimum 85 feet wide by 115 feet deep and a minimum 10,000 square feet in area. The
subject lot is approximately 48 feet wide by 72 feet deep and 3,454 square feet in area. The
subject lot is smaller than many of the lots in the immediate vicinity and much smaller than
standard lots in the R-1-10,000 zoning district. Several of the adjacent properties have one
car garages. Thus, the granting of a variance for a one-car garage in lieu of a two-car garage
would not constitute a grant of special privilege inconsistent with the limitations on other
properties in the vicinity and classified in the R-1-10,000 zoning district.
(c) That the granting of the variance will not be detrimental to the public health, safety or
welfare, or materially injurious to properties or improvements in the vicinity. The proposed
home meets the required setbacks. The home on the subject property does not have a garage.
The home has existed in this neighborhood without a garage since 1938. No known public
health or safety concerns have been brought forward due the lack of a garage and no future
impacts are anticipated. The addition of a one-car garage to the property will be an
improvement over the current situation in the neighborhood.
(d) That strict enforcement of the specified regulation is not required by either present or
anticipated future traffic volume or traffic circulation on the site. The current home has
existed in this neighborhood without a garage since 1938 without any known impacts on
traffic volume or circulation. Thus, the addition of a one-car garage to the property should
improve traffic volume and circulation in the neighborhood.
(e) That the granting of the variance will not result in the parking or loading of vehicles on
public streets in such a manner as to interfere with the free flow of traffic on the streets. The
current home has existed in this neighborhood without a garage since 1938 without any known
impacts on the parking or loading of vehicles on public streets. Thus, the addition of a one-car
garage to the property should improve the free flow of traffic on the streets.
Neighbor Notification and Correspondence
A public notice 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. The applicant
53
Report to the Planning Commission
14362 Springer Avenue – Application # PDR18-0003/VAR18-0002
June 27, 2018
Page | 8
provided four completed Neighbor Notification Forms. Two forms contained project related
comments and are included as Attachment #2.
The rear neighbor at 14433 Wildwood Way expressed a concern that the Bay laurel trees along the
back property line might be removed – none of the trees are proposed for removal as part of the
project.
The adjacent neighbor to the north at 14352 Springer Way (the home to the left) is concerned about
1) privacy from the second story window on the east elevation, 2) the desire to have a fence
constructed along the common line in the rear yard, and 3) construction hours and noise. The project
has one 2’x 2’ window on the east elevation of the second story. This is a window in the master
bathroom. The applicant has agreed to a condition of approval to install a “frosted glass” fixed
window in this location to reduce privacy impact on the adjacent neighbor. The project also includes
a condition of approval that the fence constructed between the common property line be a minimum
of six feet in height. The City limits construction hours between 7:30 A.M. and 6:00 P.M. Monday
through Friday and between the hours of 9:00 A.M. and 5:00 P.M. on Saturday. Residential
construction is prohibited on Sunday and weekday holidays
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 a new residence in a suburban,
residential area.
ATTACHMENTS:
1. Resolution of Approval No. 18-010
2. Neighbor Review Forms
3. Previously Approved Building Elevations
4. Development Plans (received June 6, 2018)
54
RESOLUTION NO: 18-010
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR18-0003 AND VARIANCE VAR18-0002
14362 SPRINGER AVENUE
APN # 503-26-032
WHEREAS, on January 25, 2018 an application was submitted by Steve Yang on behalf of
Amit Bahl requesting Design Review and Variance approval to construct a new 1,552 square foot two-
story residence with associated site improvements located at 14362 Springer Avenue (APN 503-26-
032). The project also includes a variance for a one-car garage when a two-car garage is required. No
trees are proposed for removal. The site is located within the R-1-10,000 zoning district.
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA), and
recommends that the Planning Commission determine this project Categorically Exempt.
WHEREAS, on June 27, 2018 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.
Section 5: The City of Saratoga Planning Commission hereby approves PDR18-0003 and
VAR18-0002 located at 14362 Springer Avenue (APN 503-26-032), subject to the Findings, and
Conditions of Approval attached hereto as Exhibit 1.
Attachment 1
55
Lands of Bahl
14362 Springer Avenue Application #PDR18-0003 / VAR18-0002
Resolution #18-010
Page | 2
PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 27th day of June
2018 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Joyce Hlava
Chair, Planning Commission
56
Lands of Bahl
14362 Springer Avenue Application #PDR18-0003 / VAR18-0002
Resolution #18-010
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
PDR18-0003 & VAR18-0002
14362 SPRINGER AVENUE
APN # 503-26-032
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.
57
Lands of Bahl
14362 Springer Avenue Application #PDR18-0003 / VAR18-0002
Resolution #18-010
Page | 4
COMMUNITY DEVELOPMENT
5. The owner/applicant shall comply with all City requirements regarding drainage, including but not
limited to complying with the city approved Stormwater management plan. The project shall retain
and/or detain any increase in design flow from the site, that is created by the proposed construction
and grading project, such that adjacent down slope properties will not be negatively impacted by any
increase in flow. Design must follow the current Santa Clara County Drainage Manual method
criteria, as required by the building department. Retention/detention element design must follow the
Drainage Manual guidelines, as required by the building department.
6. The development shall be located and constructed to include those features, and only those features,
as shown on the Approved Plans date stamped June 6, 2018. All proposed changes to the approved
plans must be submitted in writing with plans showing the changes, including a clouded set of plans
highlighting the changes. Such changes shall be subject to approval in accordance with City Code.
7. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting Plan
for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to full-cut
off & shielded fixtures with downward directed illumination so as not to shine on adjacent properties
or public right-of-way. All proposed exterior lighting shall be designed to limit illumination to the
site and avoid creating glare impacts to surrounding properties.
8. In order to comply with standards that minimize impacts to the neighborhood during site preparation
and construction, the applicant shall comply with City Code Sections 7-30.060 and 16-75.050, with
respect to noise, construction hours, maintenance of the construction site and other requirements
stated in these sections.
9. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by City
staff a Construction Management Plan for the project which includes but is not limited to the
following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth moving or
hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name of
project contractor and the contact information for both homeowner and contractor.
10. All fences, walls and hedges shall conform to height requirements provided in City Code Section
15-29.
11. The final landscaping and irrigation plan submitted for Building Permit approval shall demonstrate
how the project complies with the State Water Efficient Landscape Ordinance and shall take into
account the following:
a. To the extent feasible, landscaping shall be designed and operated to treat storm water
runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that
58
Lands of Bahl
14362 Springer Avenue Application #PDR18-0003 / VAR18-0002
Resolution #18-010
Page | 5
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. A locking mailbox approved for use by the U.S. Postal service shall be installed and in compliance
with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed prior to final
inspection.
13. The second story bathroom window on the east elevation shall have obscure glass and be fixed so
that it cannot be opened.
14. The fence along the north property line separating 14352 Springer Way and the project site shall be
a minimum of six feet in height.
FIRE DEPARTMENT
15. The owner/applicant shall comply with all Fire Department requirements.
PUBLIC WORKS
16. Applicant / Owner shall obtain an encroachment permit for any and all improvements i n any City
right-of-way or City easement including all new utilities prior to commencement of the work to
implement this Design Review.
17. Remove and replace existing driveway and complete the new driveway with conforming grade to
the street. Existing asphalt fronting the new residence shall be replaced after the new construction.
See City Standard details for removal and new installation. Revise C1 to show the new vertical curb
& gutter.
18. All existing utilities to existing home (Gas, Electric, Water, Sewer) shall be capped off prior to
demolition of existing structures. Show on plan all new utilities services to the new residence. All
utilities to the new residence shall be grounded.
19. All new/upgraded utilities shall be installed underground.
20. The permittee shall maintain the streets, sidewalks and other public rights of way in a clean, safe
and usable condition. All spills of soil, rock or construction debris shall be removed from the
public property. All adjacent property, both public and private, shall be m aintained in a clean,
59
Lands of Bahl
14362 Springer Avenue Application #PDR18-0003 / VAR18-0002
Resolution #18-010
Page | 6
safe and usable condition.
21. The Project Civil Engineer designed this project to comply with the grading recommendations in
the geotechnical report.
22. All grading and earthwork activities shall conform to the approved plans and specific ations. All
grading and earthwork activities shall be observed and approved by the soils engineer. The soils
engineer shall be notified at least 48 hours prior to any grading or earthwork activities.
Unobserved or unapproved work shall be removed and replaced under observation of the project
soil engineer.
23. All project that create and/or replace more than 2,500 square feet and less than 10,000 square feet
of impervious surface shall install one or more of the following site design measures:
a. Direct roof runoff into cisterns or rain barrels for reuse.
b. Direct roof runoff onto vegetated areas.
c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
d. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas.
e. Construct sidewalks, walkways, and/or patios with permeable surfaces.2
f. Construct bike lanes, driveways, and/or uncovered parking lots with permeable
surfaces.
g. Show bio retention basin on property preferably on back of properties on plan C-1
24. Construction Site Control
Show on separate plan the erosion control per C.6 NPDES Permit No. CAS612008,
November 19, 2015. Straw wattle perimeter of property and provide construction entrance
during construction.
Owner shall implement construction site inspection and control to pre vent construction site
discharges of pollutants into the storm drains. Plan shown on sheet C3 for the temporary
erosion control during the construction of the new residence are adequate.
The City requires the construction site’s year -round effective erosion control, run-on and run-
off control, sediment control, good site management, and non -storm water management
through all phases of construction (including, but not limited to, site grading, building, and
finishing of lots) until the site is fully stabili zed by landscaping or the installation of
permanent erosion control measures.
City will conduct inspections on a monthly basis to determine compliance and determine the
effectiveness of the BMPs in preventing the discharge of construction pollutants into the
storm drain; Owner shall be required to timely correct all actual and potential discharges
observed. Correction notices not addressed will eventually lead to A Notice of STOP WORK
violation during the construction of this project
25. Prior to the Building final, all Public works conditions including drainage, grading, and
landscaping of the site shall be completed per approved plans.
60
Lands of Bahl
14362 Springer Avenue Application #PDR18-0003 / VAR18-0002
Resolution #18-010
Page | 7
BUILDING DEPARTMENT SUBMITTAL
26. 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.
61
Project Address:
City of Saratoga Neighbor Notification Form
14362 Springer A venue
A project is proposed at the above address. The City asks that you sign this form to indicate you have had an opportunity to review and comment on the proposal. Your signature is DQJ; an
acceptance of the plans, only an acknowledgement that you have had an opportunity to comment.
IMPORTANT NOTE FROIVI CITY: These plans are PRELIMINARY ONLY and may change as the project moves forward. Architectural Plans are protected under copyright law. The applicant should allow you to view the plans but is not required to give you a physical copy.
Once the application is submitted, you may review a full sized set of plans at City Hall during normal business hours. The applicant should inform you when the plans will be su bmitted.
Please contact the City at 408-868-1222 If you have any questions.
This notice is being provided to all of the adjoining property owners and the property owner(s) across the street from the project address. The City will send an additional notice to adjacent neighbors prior to a decision being made on the project.
/\
Neighbor Name: / / /,, 'T ..
\... -· , rA · Date: /l' ,,_IC>"/ ff
-This enables the City to contact you if they have any questions
Please address any initial concerns below (attach additional sheets if necessary): Feel free to mail this form directly to the City: City of Saratoga Planning Department; .1377/ F.1ui.tvale Avenue; Saratoga CA 95070
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Revised February 2014
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Attachment 2
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65
66
67
68
69
70
71
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73
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75
76
77
SANTA CLARA COUNTYC-1
DATE:
SHEET NO.
SCALE:
DRAWN BY:
DESIGNED BY:RW ENGINEERING, INC.DATEBYREVISIONNO.OF SHEETSGRADING ANDDRAINAGE PLANAPN: 503-26-032BASIS OF BEARINGS:
SITE BENCHMARK:
78
SWALE1TYPICAL GRADING AROUND FOUNDATION2
DETAILS3
SANTA CLARA COUNTYC-2
DATE:
SHEET NO.
SCALE:
DRAWN BY:
DESIGNED BY:RW ENGINEERING, INC.DATEBYREVISIONNO.OF SHEETS APN: 503-26-032POP-UP EMITTER
4 AREA DRAIN DETAIL WITHIN STAIR/LIGHTWELL 5 SUMP WELL DETAIL
79
(TO BE MAINTAINED)STABILIZED CONSTRUCTION ENTRANCE
HYDROSEEDING:
GENERAL EROSION AND SEDIMENT CONTROL NOTES:EROSION CONTROLPLANSANTA CLARA COUNTYC-3
DATE:
SHEET NO.
SCALE:
DRAWN BY:
DESIGNED BY:RW ENGINEERING, INC.DATEBYREVISIONNO.OF SHEETS
LEGEND APN: 503-26-03280
81
82
REPORT TO THE
PLANNING COMMISSION
15235 Bellecourt
Meeting Date: June 27, 2018
Application: PDR17-0016/ARB17-0059
Address/APN: 15235 Bellecourt (510-03-013)
Property Owner: Davis Zhang
From: Debbie Pedro, Community Development Director
Report Prepared By: Christopher Riordan
83
Report to the Planning Commission
15235 Bellecourt – Application # PDR17-0016/ARB17-0059
June 27, 2018
Page | 2
PROJECT DESCRIPTION
The applicant is requesting Design Review approval for a new 5,642 square foot two story
residence. Five protected trees are proposed for removal.
STAFF RECOMMENDATION
Adopt Resolution No.18-011 approving the project subject to conditions of approval included in
Attachment 1.
Pursuant to City Code Section 15-45.060 (a)(1), Design Review Approval by the Planning
Commission is required because the project is a new two-story residence.
PROJECT DATA
Gross/Net Site Area: 35,283 sq. ft. gross/net (0.81 acres)
Average Site Slope: Level Site
General Plan Designation: RVLD (Very Low Density Residential)
Zoning: R-1-40,000
Proposed Allowed/Required
Proposed Site Coverage
Residence/Garage
Walkways/patio
Driveway
Total Proposed (structures)
6,304 sq. ft.
855 sq. ft.
920 sq. ft.
8,059 sq. ft. (23%)
12,349 sq. ft. (35%)
Floor Area
First Story
Second Story
Garage
Total Floor Area
4,471.8 sq. ft.
693.6 sq. ft.
476.7 sq. ft.
5,642.1 sq. ft.
5,688 sq. ft.
Height 24’ 26’
Setbacks
Front:
Left Side:
Right Side:
Rear:
1st Story 2nd Story
53’5” 86’0”
20’ 63’
20’ 31’3”
123’5” 278’3”
1st Story 2nd Story
30’ 30’
20’ 25’
20’ 25’
50’ 60’
Grading Cut
642
CY
Fill
258
CY
Export
384 CY
No grading limit in the
R-1-40,000
zoning district
84
Report to the Planning Commission
15235 Bellecourt – Application # PDR17-0016/ARB17-0059
June 27, 2018
Page | 3
SITE CHARACTERISTICS AND PROJECT DESCRIPTION
Site Description
The project site is located at 15235 Bellecourt Avenue between Saratoga-Los Gatos Road and
Glen Una Drive. A two story single-family home and related site improvements including a
detached garage and circular driveway are located on site. Adjacent uses on both sides, to the rear,
and across the street consist of both one and two-story single family residences. A total of 39 trees
were inventoried by the project arborist including Coast live oaks, Deodar cedar, and Bay laurel.
Project Description
The project would include the construction of a new approximately 5,642 square feet, 24’ tall,
two-story single family residence with a detached two car garage. All structures and hardscape
would be removed. Five trees are proposed for removal including a redwood, two Coast live
oaks, one Black walnut, and one Deodar Cedar.
Architecture/Design
The project would have a “contemporary” architectural style. The building footprint is located in
the center of the site and set back 53 feet from the front property line at the same distance as the
existing residence. The second story element is 24 feet in height, 693 square feet in size, and
located at the right side of the building which increases the architectural compatibility with the
adjacent two story structure. A portion of the structure near the left of the building footprint would
be single-story, 20 feet tall, with clerestory windows facing the front, left side, and rear and would
be compatible in height with the adjacent one story residence on the left. Architectural materials to
support the architectural style include stucco, metal, and horizontal wood siding. Lower portions of
the roof would be covered with a standing seam metal roof while the upper portions of the roof
would feature composite asphalt shingles. Wood trellises would be located in front of the garage,
near the front door to act as an entrance feature, and over the rear patio. The detached garage would
be located forward of the main building and along the left property line and connected by a covered
breezeway to the main residence. A five foot tall fence perpendicular to the front wall of the garage
would provide a protected interior courtyard from the street. A circular driveway composed of
permeable pavers and located in the approximate location as the existing driveway will provide
vehicle access. The variety of exterior materials, large front and rear setbacks, varying heights of
the architectural features and the wide building footprint provide architectural articulation to break
up the mass of the home and improve its compatibility with structures on adjacent sites.
The applicant has provided a color and materials board which will be available for review at the
site visit and during the public hearing. Below is a list of the proposed exterior materials.
Detail Colors and Materials
Exterior Stain Grade Cedar Wood Siding / White Colored Smooth Stucco
Windows Dark Bronze Aluminum Wood Windows
Doors Red Colored Metal Front Entrance Door
Stain Grade Cedar Wood Siding Garage Door
Roof Standing Seam Metal (First Level)
Composite Shingles (Upper Level)
85
Report to the Planning Commission
15235 Bellecourt – Application # PDR17-0016/ARB17-0059
June 27, 2018
Page | 4
Trees
The site plan indicates that seven trees are proposed for removal. Two of the trees shown for
removal include a 6” oak tree near the front of the building footprint and a 6” oak along the right
side of the building. The 6” oak along the right side of the building is mislabeled on the plan and
is identified in the arborist report as a dawn redwood. During a site visit the City Arborist
confirmed that these two trees were actually less than 6” in diameter and were not protected.
The additional five trees proposed for removal are protected. These include one 12” Redwood
tree near the street in conflict with the location of the new driveway, two Coast live oaks, one
that is 36” and the other 17” in diameter that are in conflict with the proposed building footprint,
one 10” Black walnut at the rear of the site that is in poor condition and not suitable for retention,
and one 42” Deodar cedar that likely would not survive the impact of construction. All
remaining protected trees in the vicinity of the project would be protected prior to building
permit issuance and throughout the duration of the project. Tree protection fencing is required to
be installed prior to the issuance of building permits. Details of the arborist’s findings and
descriptions of the trees to be removed and preserved are included in the Arborist Report
(Attachment 2).
Landscaping
The existing landscaping of the front yard area consists of a circular asphalt driveway, lawn area
and existing oak and redwood trees. An existing hedge at the front property line near the center
of the circular driveway screens views of the property from the street. All of the existing
hardscape area will be removed including the existing lawn area and two trees which were
discussed in the preceding paragraphs. The landscape plan (sheet L1.1 of the Development
Plans) indicates that a new impervious paver circular driveway will be installed in approximately
the same location as the existing driveway. New landscaping of approximately 2,875 square feet
is proposed which will include drought tolerant flowering trees, shrubs, and groundcovers. The
existing tall hedge will be maintained. The landscaping is subject to the City’s regulations
regarding Water Efficient Landscaping because the project would install more than 500 feet of
new landscape area. The project includes a condition that the final landscaping plan submitted
for building permit must demonstrate how the project complies with the State Efficient
Landscape Ordinance.
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. Grading will be limited to contouring the site to direct water to
landscaped areas and onsite retention features. Grading is also reduced as the new structure
86
Report to the Planning Commission
15235 Bellecourt – Application # PDR17-0016/ARB17-0059
June 27, 2018
Page | 5
will be located in the approximate same location as the existing structure, does not include a
basement, and there is no significant change in the finished floor elevation.
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 number of trees to be removed is being
kept to a minimum and limited to five trees either in poor condition or in conflict with the
location of the project. A total of 33 protected trees remain in the vicinity of the project and with
the required replacement trees, the number of trees on the site will increase. All remaining
protected trees in the vicinity of the project would be protected prior to building permit
issuance and throughout the duration of the project. Tree protection fencing is required to be
installed prior to the issuance of building permits and shall remain in place for the duration
of 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.
This finding can be made in the affirmative in that though the project is a two story
structure, the second story element is significantly smaller than the first story with eaves and
roof lines consistent in height with adjacent residences. The finished floor of the new
structure would be approximately the same elevation as the existing structure. The side
elevations of the second story element have clerestory windows to minimize privacy
impacts on the adjacent neighbors to the north and south. The project has no second story
balconies. No community view sheds are located in the vicinity of the project.
d. The overall mass and height of the structure, and its architectural elements are in scale
with the structure itself and with the neighborhood.
This finding can be made in the affirmative in that the project is a two story residence in a
neighborhood with both one and two story homes, the project concentrates the massing
toward the center of the site with the height concentrated toward the middle of the building
footprint and is lower at both sides to increase compatibility with neighboring one story
homes to the south and the two story home to the north. The project includes architectural
elements consistent with the ‘contemporary’ architectural style which are in scale with the
structure and the neighborhood.
e. The landscape design minimizes hardscape in the front setback area and contains
elements that are complementary to the neighborhood streetscape.
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Report to the Planning Commission
15235 Bellecourt – Application # PDR17-0016/ARB17-0059
June 27, 2018
Page | 6
This finding can be made in the affirmative in that the existing landscaping is proposed to
remain. Hardscape would be less than 18% of the front setback area and limited to a
circular impervious paver driveway.
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 tallest elements of the structure are
located at the center of the site with the lower portions of the building at both side property
lines, the structure 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 greater than surrounding homes but these
differences are tempered through the use of appropriate massing and horizontal building
forms; the structure is sited 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 manner
which is complementary to the architectural style of the home.
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 to the project as the site is not considered a hillside lot.
Neighbor Notification and Correspondence
A public notice 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. The applicant
provided five completed Neighbor Notification Forms – none of the forms included negative project
related concerns.
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.
ATTACHMENTS:
1. Resolution of Approval No. 18-011
2. Arborist Report dated May 22, 2018
3. Development Plans (received June 8, 2018)
88
RESOLUTION NO: 18-011
A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION
APPROVING DESIGN REVIEW PDR17-0016 AND ARBORIST REPORT ARB17-0059
15235 BELLECOURT (510-03-013)
WHEREAS, on December 4, 2017 an application was submitted by Davide Giannella on
behalf of Davis Zhang requesting Design Review approval to construct a new 5,642 square foot
two-story residence with associated site improvements located 15235 Bellecourt (APN 510-03-
013). The height of the proposed residence is approximately 24 feet. Five protected trees are
proposed for removal. The site is located within the R-1-40,000 zoning district.
WHEREAS, the Community Development Department completed an environmental
assessment for the project in accordance with the California Environmental Quality Act (CEQA),
and recommends that the Planning Commission determine this project Categorically Exempt.
WHEREAS, on June 27, 2018 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
89
Lands of Zhang
15235 Bellecourt Application #PDR17-0016ARB17-0059
Resolution #18-011
Page | 2
Section 5: The City of Saratoga Planning Commission hereby approves PDR17-0016 and
ARB17-0059 located at 15235 Bellecourt (APN 510-03-013), 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 27th day of
May 2018 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
Joyce Hlava
Chair, Planning Commission
90
Lands of Zhang
15235 Bellecourt Application #PDR17-0016ARB17-0059
Resolution #18-011
Page | 3
Exhibit 1
CONDITIONS OF APPROVAL
PDR17-0016 & ARB17-0059
15235 BELLECOURT
(APN 510-03-013)
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.
91
Lands of Zhang
15235 Bellecourt Application #PDR17-0016ARB17-0059
Resolution #18-011
Page | 4
In addition, prior to any Zoning Clearance, Owner and Applicant shall execute a separate
agreement containing the details of this required Agreement to Indemnify, Hold Harmless and
Defend, which shall be subject to prior approval as to form and content by the City Attorney.
COMMUNITY DEVELOPMENT
5. The owner/applicant shall comply with all City requirements regarding drainage, including but
not limited to complying with the city approved Stormwater management plan. The project shall
retain and/or detain any increase in design flow from the site, that is created by the proposed
construction and grading project, such that adjacent down slope properties will not be negatively
impacted by any increase in flow. Design must follow the current Santa Clara County Drainage
Manual method criteria, as required by the building department. Retention/detention element
design must follow the Drainage Manual guidelines, as required by the building department.
6. The development shall be located and constructed to include those features, and only those
features, as shown on the Approved Plans date stamped June 8, 2018. All proposed changes to
the approved plans must be submitted in writing with plans showing the changes, including a
clouded set of plans highlighting the changes. Such changes shall be subject to approval in
accordance with City Code.
7. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting
Plan for the home’s exterior and landscaped areas. Proposed exterior lighting shall be limited to
full-cut off & shielded fixtures with downward directed illumination so as not to shine on
adjacent properties or public right-of-way. All proposed exterior lighting shall be designed to
limit illumination to the site and avoid creating glare impacts to surrounding properties.
8. In order to comply with standards that minimize impacts to the neighborhood during site
preparation and construction, the applicant shall comply with City Code Sections 7-30.060 and
16-75.050, with respect to noise, construction hours, maintenance of the construction site and
other requirements stated in these sections.
9. Prior to issuance of Building Permits, the applicant shall prepare for review and approval by
City staff a Construction Management Plan for the project which includes but is not limited to
the following:
a. Proposed construction worker parking area.
b. Proposed construction hours that are consistent with City Code.
c. Proposed construction/delivery vehicle staging or parking areas.
d. Proposed traffic control plan with traffic control measures, any street closure, hours for
delivery/earth moving or hauling, etc. To the extent possible, any deliveries, earth
moving or hauling activities will be scheduled to avoid peak commute hours.
e. Proposed construction material staging/storage areas.
f. Location of project construction sign outlining permitted construction work hours, name
of project contractor and the contact information for both homeowner and contractor.
92
Lands of Zhang
15235 Bellecourt Application #PDR17-0016ARB17-0059
Resolution #18-011
Page | 5
10. All fences, walls and hedges shall conform to height requirements provided in City Code
Section 15-29.
11. The final landscaping and irrigation plan submitted for Building Permit approval shall
demonstrate how the project complies with the State Water Efficient Landscape Ordinance and
shall take into account the following:
a. To the extent feasible, landscaping shall be designed and operated to treat storm water
runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that
provide detention of water, plants that are tolerant of saturated soil conditions and
prolong exposure to water shall be specified.
b. To the extent feasible, pest resistant landscaping plants shall be used throughout the
landscaped area, especially along any hardscape area.
c. Plant materials selected shall be appropriate to site specific characteristics such as soil
type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air
movement, patterns of land use, ecological consistency and plant interactions to ensure
successful establishment.
d. Pest resistant landscaping plants shall be considered for use throughout the landscaped
area, especially along any hardscape area.
e. Any proposed or required under grounding of utilities shall take into account potential
damage to roots of protected trees
12. A locking mailbox approved for use by the U.S. Postal service shall be installed and in
compliance with Saratoga Municipal Code section 6-25.030. The mailbox shall be installed
prior to final inspection.
FIRE DEPARTMENT
13. The owner/applicant shall comply with all Fire Department requirements.
ARBORIST
14. All requirements in the City Arborist Report dated May 22, 2018 are hereby adopted as
conditions of approval and shall be implemented as part of the approved plans.
PUBLIC WORKS
15. Applicant / Owner shall obtain an encroachment permit for any and all improvements in any
City right-of-way or City easement including all new utilities prior to commencement of the
work to implement this Design Review.
16. Applicant / Owner shall remove and replace existing dip and settled asphalt driveway approach
with a new one conforming to existing adjoining grade.
17. The new approach and driveway shall conform to existing adjoining grade. See Saratoga
93
Lands of Zhang
15235 Bellecourt Application #PDR17-0016ARB17-0059
Resolution #18-011
Page | 6
Standard details for removal and new installation. The new flow line shall conform to existing
flow lines and grade. See City Standard details for removal and new installation.
18. All existing utilities to existing home (Gas, Electric, Water, Sewer) shall be capped off prior to
demolition of existing structures. Shown on plan all new utilities services to the new residence.
19. All utilities to the new residence shall be installed underground. New water meter require for
Fire suppression system to new residence.
20. Provide a site grading and drainage plan prepared by a licensed Civil engineer.
BUILDING DEPARTMENT SUBMITTAL
21. 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. Arborist Report, dated April 17, 2018 printed onto a separate plan page.
c. 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.
94
Community Development Department
City of Saratoga
13777 Fruitvale Avenue
Saratoga, California 95070
ARBORIST REPORT
Application No. ARB17-0059
Prepared by Kate Bear, City Arborist Site: 15235 Belle Court
Phone: (408) 868-1276 Owner: Davis Zhang
Email: kbear@saratoga.ca.us APN: 510-03-013
Email:luckylaxster@gmail.com
Report History: Final report Date: May 22, 2018
PROJECT SCOPE:
The applicant has submitted plans to demolish the existing house and build a new two story house
with a detached two-car garage.
Five trees protected by City Code (132, 141, 142, 159 and 165) are requested for removal to
construct the project.
STATUS: Approved by City Arborist, with attached conditions.
PROJECT DATA IN BRIEF:
Tree bond – Required - $46,120
Tree fencing – Required – See Conditions of Approval and attached map.
Tree removals – Trees 312, 141, 142 and 165 are approved for removal once
building permits have been issued.
Replacement trees – Required = $34,190
ATTACHMENTS:
1 – Findings
2 – Tree Removal Criteria
3 – Tree Information
4 – Conditions of Approval
5 – Map Showing Tree Protection
1
Attachment 2
95
15235 Belle Court Attachment 1
FINDINGS:
Tree Removals
According to Section 15-50.080 of the City Code, whenever a tree is requested for removal
as part of a project, certain findings must be made and specific tree removal criteria met.
Five trees (132, 141, 142, 159 and 165) are in conflict with the new house. They meet the
City’s criteria allowing them to be removed and replaced as part of the project, once
building division permits have been obtained. Attachment 2 contains the tree removal
criteria for reference.
Table 1: Summary of Tree Removal Criteria that are met
Tree No. Species Criteria met Comments
132 Redwood 1, 4, 7, 9 In conflict with driveway
141, 142 Coast live oak 1, 4, 7, 9
In conflict with proposed house.
Tree 141 is very close to the
existing house and likely to be
damaged during demolition. Tree
142 has a significant lean.
159 Black walnut 1, 4, 7, 9 Poor suitability for retention
165 Deodar cedar 1, 4, 7, 9
In the center of the back yard
patio – demo and new
construction likely to
significantly affect the tree.
New Construction
Based on the information provided, and as conditioned, this project complies with the
requirements for the setback of new construction from existing trees under Section 15-
50.120 of the City Code.
Tree Preservation Plan
Section 15-50.140 of the City Code requires a Tree Preservation Plan for this project. To
satisfy this requirement the following shall be copied onto a plan sheet and included in the
final sets of plans:
1) The recommendations and Appendices B and D from the submitted arborist report
dated August 11, 2017;
2) The Project Data in Brief, the Conditions of Approval, and the map showing tree
protection from this report.
2
96
15235 Belle Court Attachment 2
TREE REMOVAL CRITERIA
Criteria that permit the removal of a protected tree are listed below. This information is from Article
15-50.080 of the City Code and is applied to any tree requested for removal as part of the project. If
findings are made that meet the criteria listed below, the tree(s) may be approved for removal and
replacement during construction.
(1) The condition of the tree with respect to disease, imminent danger of falling, proximity to existing or
proposed structures and interference with utility services, and whether the tree is a Dead tree or a
Fallen tree.
(2) The necessity to remove the tree because of physical damage or threatened damage to improvements
or impervious surfaces on the property.
(3) The topography of the land and the effect of the tree removal upon erosion, soil retention and the
diversion or increased flow of surface waters, particularly on steep slopes.
(4) The number, species, size and location of existing trees in the area and the effect the removal would
have upon shade, privacy impact, scenic beauty, property values, erosion control, and the general
welfare of residents in the area.
(5) The age and number of healthy trees the property is able to support according to good forestry
practices.
(6) Whether or not there are any alternatives that would allow for retaining or not encroaching on the
protected tree.
(7) Whether the approval of the request would be contrary to or in conflict with the general purpose and
intent of this Article.
(8) Any other information relevant to the public health, safety, or general welfare and the purposes of this
ordinance as set forth in Section 15-50.010
(9) The necessity to remove the tree for economic or other enjoyment of the property when there is no
other feasible alternative to the removal.
(10) The necessity to remove the tree for installation and efficient operation of solar panels, subject to the
requirements that the tree(s) to be removed, shall not be removed until solar panels have been installed
and replacement trees planted in conformance with the City Arborist's recommendation.
3
97
13525 Belle Court Attachment 3
TREE INFORMATION:
Arborist Report reviewed:
Preparer: Richard Gessner, Monarch Consulting Arborists, LLC
Date of Report: August 11, 2017
An arborist report was submitted for this project that inventoried 40 trees protected by
Saratoga City Code. Information on the condition of each tree, potential impacts from
construction, suitability for preservation, appraised values and tree protection
recommendations was provided. A table summarizing information about each tree is below.
Five trees (132, 141, 142, 159 and 165) protected by Saratoga City Code are requested for
removal to construct this project.
4
98
13525 Belle Court Attachment 3
Table 2: Tree information from August 11, 2017 arborist report.
5
99
13525 Belle Court Attachment 3
Table 2 continued: Tree information from August 11, 2017 arborist report.
6
100
13525 Belle Court Attachment 3
Table 2 continued: Tree information from August 11, 2017 arborist report.
7
101
13525 Belle Court Attachment 3
Table 3: Appraised values from August 11, 2017 arborist report.
8
102
13525 Belle Court Attachment 3
Table 3 continued: Appraised values from August 11, 2017 arborist report.
9
103
13525 Belle Court Attachment 3
Table 3 continued: Appraised values from August 11, 2017 arborist report.
10
104
13525 Belle Court Attachment 3
Table 3 continued: Appraised values from August 11, 2017 arborist report.
11
105
15235 Belle Court Attachment 4
CONDITIONS OF APPROVAL
1. Owner, Architect, Contractor: 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. Permit: 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.
3. Final Plan Sets:
a. Shall include the recommendations and tree information from the arborist report by
Richard Gessner dated August 11, 2017.
b. Shall include the recommendations and tree information copied on a plan sheet, titled
“Tree Preservation”.
c. Shall include the Project Data in Brief, the Conditions of Approval, and the map showing
tree protection sections of the City Arborist report May 22 2018.
4. Tree Protection Security Deposit:
a. Is required per City Ordinance 15-50.080.
b. Shall be $46,120 for tree(s) 136 – 138, 140, 143, 158, 162, 164 and 166 – 171.
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.
5. Tree Protection – Fencing, etc:
a. Shall be installed as shown on the attached map.
b. Shall be shown on the Site Plan.
c. Shall be established prior to the arrival of construction equipment or materials on site.
d. Shall be comprised of six-foot high chain link fencing mounted on eight-foot tall, 2-inch
diameter galvanized posts, driven 24 inches into the ground and spaced no more than 10
feet apart.
e. Shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR
REMOVE WITHOUT APPROVAL FROM CITY ARBORIST, KATE BEAR (408)
868-1276”.
f. Wherever protection is needed outside of fences, unprocessed wood chips, or approved
equivalent, shall be placed to the edge of the tree’s canopy to a depth of 6 inches.
g. 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.
h. Tree protection fencing shall remain undisturbed throughout the construction until final
inspection.
6. Construction: All construction activities shall be conducted outside tree protection fencing
unless permitted as conditioned below. These activities include, but are not necessarily
limited to, the following: demolition, grading, trenching for utility installation, equipment
cleaning, stockpiling and dumping materials (including soil fill), and equipment/vehicle
operation and parking.
12
106
15235 Belle Court Attachment 4
7. Work inside fenced areas:
a. Requires field meeting with City Arborist before performing work.
b. Requires City Arborist approval prior to performing work.
c. Requires Project Arborist on site to monitor work.
8. Project Arborist:
a. Shall be Richard Gessner unless otherwise approved by the City Arborist.
b. Shall visit the site every three weeks during grading, trenching or digging activities.
c. Shall provide a letter to the Applicant for the City at the end of the project. The letter
shall document the work performed around trees, include photos of the work in progress,
and provide information on the condition of the trees following construction.
d. Shall supervise any permitted pruning or root pruning of trees on site. 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.
e. The Project Arborist shall be on site to monitor all work within 15 feet of trees 136 -138,
140 and 162 – 171.
9. Tree removal:
a. Trees 132, 141, 142, 159 and 165 meet the criteria for removal and may be removed once
building division permits have been obtained.
b. 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.
c. Should any tree be damaged beyond repair, new trees shall be required to replace the tree.
If there is insufficient room to plant the necessary number of new trees, some of the value
for trees may be paid into the City’s Tree Fund.
10. New trees:
a. New trees equal to $34,190 shall be planted as part of the project before final inspection and
occupancy of the new home. New trees may be of any species.
b. 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.
c. Replacement values for new trees are listed below.
15 gallon = $350 24 inch box = $500 36 inch box = $1,500
24 inch box = $5,000 60 inch box = 7,000 72 inch box = $15,000
d. At least two new trees shall be planted in the front yard.
e. The rest of the replacement trees may be planted anywhere on the property as long as they do
not encroach on retained trees.
f. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of
the canopy of oak trees on site. Water loving plants and lawns are not permitted under oak tree
canopies.
11. Final inspection: 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.
13
107
Legend Tree Protection Fencing 15235 Belle Court Attachment 5
14
108
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG6/8/2018Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 1.0 PROJECT INFORevisionRevisionRevisionacadiaarchitecture
12-31-19
PROJECT TEAM
SCOPE OF WORK
LOCATION MAPABBREVIATIONS
(REFER TO CONSULTANT DRAWINGS FOR ADDITIONAL ABBREVIATIONS)
AC. TILE
ADJ.
ALUM.
A.B.
APPROX.
A.C.
A.F.F.
@
BLKG.
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CER. TILE
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CLR.
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C.W.
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C.H.
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CONT.
CTR.
CTSK.
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EQ.
EQUIP.
(E)
EX.
E.J.
EXP.
EXT.
F.O.C.
F.O.M.
F.O.S.
FIN.
F.E.
F.E.C.
F.H.C.
F.H.M.S.
F.H.W.S.
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JT
ACOUSTIC TILE
ADJUSTABLE
ALUMINUM
ANCHOR BOLT
APPROXIMATELY
ASPHALTIC CONCRETE
ABOVE FINISHED FLOOR
AT
BLOCKING
BOARD
BOTTOM
BUILDING
CABINET
CAST IRON
CATCH BASIN
CEILING
CEMENT
CENTER TO CENTER
CENTERLINE
CERAMIC TILE
CLEANOUT
CLEANOUT TO GRADE
CLEAR
REDWOOD
COLD WATER
COLUMN
CONCRETE
CONCRETE PIPE
CONSTRUCTION
CONSTRUCTION HEART
CONSTRUCTION JOINT
CONTINUOUS
COUNTER
COUNTER SUNK
DISABLED ACCESS
DETAIL
DIAMETER
DIMENSION
DISHWASHER
DISPOSAL
DITTO
DOOR
DOWNSPOUT
DRAWING
DRINKING FOUNTAIN
and/or DOUGLAS FIR
EACH
EACH WAY
ELECTRIC or ELECTRICAL
ELECTRIC WATER
COOLER
ELEVATION
ENCLOSE and/or
ENCLOSURE
EQUAL
EQUIPMENT
EXISTING
EXPANSION
EXPANSION JOINT
EXPOSED
EXTERIOR
FACE OF CONCRETE
FACE OF MASONRY
FACE OF STUD
FINISH
FIRE EXTINGUISHER
FIRE EXTINGUISHER
CABINET
FIRE HOSE CABINET
FLAT HEAD METAL
SCREW
FLAT HEAD WOOD
SCREW
FLOOR
FLOOR DRAIN
FOOTING
FOUNDATION
GALVANIZED
GALVANIZED IRON
GAUGE
GLASS
GLUE-LAMINATED
GRADE
GYPSUM BOARD
HARDWARE
HEIGHT
HOLLOW CORE
HOLLOW METAL
HORIZONTAL
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HOUR
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N.T.S.
NO. or #
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PART.
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REINF.
REQ'D
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R.H.M.S.
R.H.W.S.
S.T.S.M.S.
SHEATH.
SHT.
S.M.S.
S.O.V.
SIM.
S.C.
SPEC.
SQ. or Ø
S.S.
STD.
STL.
STRUCT.
TEL.
T.T.B.
TERR.
T.&G.
T.J.
T.O.B.
T.O.C.
T.O.S.
T.O.W.
TYP.
U.O.N.
V.T.R.
VERT.
V.G.
V.C.T.
V.C.P.
V.W.C.
W.C.
W.H.
WP.
W/
W/O
WD.
W.W.M..
LAVATORY
LAMINATE
MACHINE BOLT
MANHOLE
MANUFACTURER
MASONRY OPENING
MATERIAL
MAXIMUM
MECHANICAL
METAL
MINIMUM
MISCELLANEOUS
MOUNTED
NEW
NOT IN CONTRACT
NOT TO SCALE
NUMBER
OBSCURE
ON CENTER
OPENING
OPPOSITE
OPPOSITE HAND
OUTSIDE FACE OF STUD
OVERFLOW DRAIN and/or
OUTSIDE DIAMETER
OWNER FURNISHED and
CONTRACTOR INSTALLED
PARTITION
POWDER ACTUATED
FASTENER
PLATE
PLASTER
PLYWOOD
PAIR
PROPERTY LINE
PENNY (NAILS)
POLY VINYL CHLORIDE
RADIUS
RAIN WATER LEADER
REDWOOD
REINFORCED CONCRETE
PIPE
REINFORCING
REQUIRED
ROOF DRAIN
ROOM
ROUGH OPENING
ROUND
ROUND HEAD METAL
SCREW
ROUND HEAD WOOD
SCREW
SELF TAPPING SHEET
METAL SCREW
SHEATHING
SHEET
SHEET METAL SCREW
SHUT OFF VALVE
SIMILAR
SOLID CORE
SPECIFICATIONS
SQUARE
STAINLESS STEEL
STANDARD
STEEL
STRUCTURAL
TELEPHONE
TELEPHONE TERMINAL
BOARD
TERRAZZO
TONGUE & GROOVE
TOOLED JOINT
TOP OF BEAM
TOP OF CURB
or CONCRETE
TOP OF STEEL
or SHEATHING
TOP OF WALK
TYPICAL
UNLESS OTHERWISE
NOTED
VENT THROUGH ROOF
VERTICAL
VERTICAL GRAIN
VINYL COMPOSITION
TILE
VITRIFIED CLAY PIPE
VINYL WALL COVERING
WATER CLOSET
WATER HEATER
WATERPROOF
WITH
WITHOUT
WOOD
WELDED WIRE MESH
FACE OF OBJECT
CENTERLINE OF OBJECT
SECTION NUMBER
SHEET WHERE APPEARS
EARTH
GRAVEL / ROCK
CONCRETE
CONCRETE BLOCK
SAND, GROUT OR PLASTER
STEEL
WOOD, FINISH GRADE
PLY-WOOD
WOOD, CONTINUOUS
MEMBER
WOOD, BLOCKING
PLAN REF. GRID
DOOR ID
WINDOW ID
REVISION MARKER
PLAN KEY NOTES
SYMBOLS
REFER TO ARCHITECTURAL FLOOR PLAN SHEETS AND CONSULTANT
DRAWINGS FOR ADDITIONAL SYMBOLS AND REFERENCE DESIGNATIONS
DIMENSION REFERENCE
SECTION REFERENCE
01
A9.1
DETAIL NUMBER
SHEET WHERE APPEARS
DETAIL REFERENCE
01
A9.1
SCHEDULE REFERENCE
A
1
10
A
01
MATERIALS REFERENCE
APPLICABLE CODES
DEFERRED APPROVAL ITEMS
2016 California Building Code
2016 California Residential Building Code
2016 California Mechanical Code
2016 California Plumbing Code
2016 California Electrical Code
2016 California Energy Code
2016 Calgreen
NEW TWO STORY HOUSE, 4 BEDROOMS AND 4 AND 1/2 BATHROOMS.
DETACHED GARAGE.
COMPLETE DEMOLITION OF EXISTING TWO STORY HOUSE.
SITE
LOCATION
OWNER
STRUCTURAL ENGINEER
ENERGY COMPLIANCE / GREEN RATING
SURVEYOR / CIVIL ENGINEER
CHRISTINA AND DAVID ZHANG
15235 Bellecourt Ave Saratoga CA 95070
MICHAEL CHAU B. ENG.
LEED AP, CEPE, CGBP,
GREEN POINT RATER
T: (650) 989-1263
michaelchau.msj@gmail.com
SOIL REPORT
FOUNDATION ENGINEERING
CONSULTANTS, INC.
3984 Washington Ave., #236, Fremont,
CA 94538
T: (510) 371-5019
liiban99@gmail.com
MISSION ENGINEERING, INC.
2355 De la Cruz Blvd Santa Clara,
CA 95050
T: (408) 727-8662
LANDSCAPING
SCOTT FORNACIARI ASLA
LANDARC ASSOCIATES PLLC
T: (408) 361-8085
WWW.LANDARCASSOCIATES.COM
ARCHITECTURAL
A-1.0 PROJECT INFORMATION
1 SURVEY
A-1.D DEMOLITION PLAN
A-1.1 SITE PLAN
A-1.2 FLOOR AREA DIAGRAM
A-1.4 STREET-SCAPE
A-2.0 FIRST FLOOR PLAN
A-2.1 SECOND FLOOR PLAN
A-2.2 ROOF PLAN
A-3.0 EXTERIOR ELEVATIONS
A-3.1 EXTERIOR ELEVATIONS
A-4.0 BUILDING SECTIONS
T-1 TREE INVENTORY
CIVIL
C1 GRADING & DRAINAGE PLAN
C2 NOTES
C3 CONSTRUCTION DETAILS
C4 EROSION CONTROL PLAN
LANDSCAPING
L1.1 FRONT YARD PLANTING PLAN
L2.1 IRRIGATION PLAN
L2.2 HYDROZONE PLAN
L2.3 LANDSCAPE DETAILS
L2.4 LANDSCAPE DETAILS
L2.5 PLANTING & IRRIGATION SPECIFICATIONS
A RESIDENTIAL FIRE SPRINKLER SYSTEM IS REQUIRED IN ACCORDANCE WITH NFPA 13D AND
STATE AND LOCAL REQUIREMENTS.
SEE CONDITIONS OF APPROVAL.
FIRE SPRINKLERS WILL BE SECURED ON A SEPARATE PERMIT.
Zhang Residence
15235 Bellecourt Ave.
Saratoga CA 95070
New Two Story Residence
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
476.7
693.6
4,471.8
0 Porch is open on 3 sides
0
6,304
1,840 920
1,710
920
855 855
6,304
3,550 1,755
8,059
HEIGHT INFORMATION TABLE SEE A 3.1 FOR ELEVATION HEIGHTS
Lowest Elevation Point (at the buildings edge from natural grade)98'
Highest Elevation Point (at the buildings edge from natural grade)104'
Average Elevation Point (based on highest and lowest points above)101'
of the roof.
Top most elevation point (measured from average point above) to the top most point
24'0"
Based on lowest adjancent grade elevation of ___98'___ and highest of ___104'____
PROPOSED FRONT ELEVATION
PROJECT INFORMATION
APN 510 03 013
COUNTY SANTA CLARA
ZONING DISTRICT R-1 40,000
FLOOD ZONE No
HISTORIC DISTRICT No
OCCUPANCY R-3 + U-1
BUILDING TYPE V-B
AVERAGE SLOPE 3%
LOT SIZE 35,283 sq.ft. (0.81 Acres)
ALLOWED FLOOR AREA 5,688 sq.ft. See Calculation Below
MAX COVERAGE 35% = 12,349 sq.ft.
MIN. SETBACK (First Floor)F= 30' S=20' R=50'
MAXIMUM HEIGHT (PROPOSED)+- 24' 0" (27' Max Allowed)
FIRST FLOOR 4,471.8 sq.ft.
SECOND FLOOR 693.6 sq.ft.
GARAGE 476.7 sq.ft.
FLOOR AREA (sq.ft.)5,642.06 sq.ft.
PROPOSED COVERAGE (sq.ft.)=6,912 sq.ft.
FRONT TRELLIS (180) + REAR TRELLIS (428)
HOUSE FIRST FLOOR with overhang (6,304)+
6,912 / 35,283= 19.5%
MAX F.A.R. ALLOWED :
4,050 + 78 / 1,000 ABOVE 15,000
36,000- 15,000= 21,000
(21,000 / 1,000) * 78= 1,638
1,638+ 4,050=5,688 SQ.FT.
SITE AREA : 35,283 SQ.FT. (rounded at 36,000)FRONT YARD HARDSCAPE
CALCULATION
DRIVEWAY AREA: 705 sq.ft. OVER
FRONT YARD AREA 3,744 sq.ft. =
18%
SETBACKS TABLE Required Proposed
Front 30'0"53'5"
Left Side 20'0"20'0"
Right Side 20'0"20'0"
Rear 50'0"123'5"
Demo
Demo
Demo
Demo
5,642.06
1,755
PERVIOUS PAVERS
PERVIOUS PAVERS
Conditions
109
GARAGE
DRIVEWAYPATIO B E L L E C O U R T289.08
S89°51'10"W
S89°51'10"WS00°12'00"E122.86284.41 S 1°24'00"E30.76S 3°06'10"WS 3°06'10"W92.26115.260.00
0.00
0.00
0.00
0.00
0.00
92.87
98.17
100.62
100.98
100.93
101.16
101.17
101.88
102.47102.48
103.16
102.71
105.22
106.31108.01110.24
109.38
108.38
106.41
105.61
104.83
104.56
104.05 103.64
103.61
103.21 101.74 100.33 99.35
99.48
99.08
99.61
99.72
100.72
100.65
98.67
99.56
105.55
105.03
107.16
107.11
108.93
107.39
107.45 106.74
105.67
105.48
103.92
102.74
103.11
104.21
106.44
105.00
102.98
101.39
104.19
99.99
100.58
100.47101.22
101.41
101.34 101.16
101.17
100.79
100.76
101.37
100.71
100.87
101.00 100.88
101.27
101.26
101.28
102.41
102.36
101.27
101.34
102.08
102.83
102.81
103.04
104.02
104.64
104.68
103.57
102.17
101.23
100.82
100.06
101.21
98.41
103.05
103.46104.24
104.55104.60
104.61
103.72
102.75
101.55
98.42
99.17
102.46
102.64
110.84 97.44
97.4797.46
97.6397.6898.09
97.85
97.74
99.49
98.42
98.04
97.45
97.55
97.44
97.77
98.06
98.20
98.59
99.4599.81
99.85 99.08
98.56
98.04
98.34
97.87
98.49
98.41
98.24
97.46
96.78
95.80
94.90
94.16
93.39
93.5594.04
94.07
94.06
95.65
96.26
96.8997.17
98.47
98.50
98.44
99.04
99.02
98.07
98.56
100.62
92.86
98.66
96.25
95.35
95.13
94.94
95.36
96.22
96.76
96.68
97.67
99.41
97.38
96.20
96.49
97.10
97.68
98.27
98.19
96.62
96.79
96.72
91.95
91.69
91.53
95.09
95.35
95.94
98.46
97.95
100.00
97.05
99.08
99.2199.29
101.25
101.31
102.83
100.70
100.57
100.63
100.72100.86
100.85
100.61
100.91
98.65
99.63
99.86
100.56101.56
100.98
100.81
101.04
102.32102.28
102.36
102.10
101.30
103.36
10
8
10
6
10
4
10
2
92
9
4
96
9
8
100
9
8
1
0
0
PATIOPLANTERPATIOTRASH ENCLODRIVEWAY
DRIVEWAY
LAWN
LAWN
PLAY AREA
KENNEL
PATH
PATH
FENCE
FENCE
FENCEFENCE
FENCE
CLUMPCLUMP
(2)14"OAK
4"OAK
4"RWD
14"OAK
4"OAK
4"OAK10"OAK12"OAK
6"OAK
30"OAK
10"OAK
20"OAK
14"OAK
(2)8"OAK
6"OAK
12"OAK
10"TREE
18"BAY 18"TREE
(4)8"BAY
40"TREE
SSCO (2)SSCO
FF=
6"TREE
SSCO
SSCO
JP
JP
SSMHSSSSSSSS SSSSOHW
OHW
OHW
OHWOHWOHW8"OAK
16"OAK
6' TPZ RADIUS
10' TPZ RADIUS
11' TPZ RADIUS
6' TPZ RADIUS
10' TPZ RADIUS
132
133134
135
136
137
138
139140
142 141
165
158
159
162
164
166
167 168 169
170
171
160 161 163
157
150
151
152
153
154
155
156
149
148 147
146
145
144
143
18"OAK
Prior to any grading, scraping or trenching within / under
the canopy of a protected tree, the project arborist shall
be retained to provide supervision and recommendations
to minimize possible damage to the tree. The proposed
trenching shall be approved by the City of Saratoga
Planning Department prior to commencing digging.
The project retained arborist is:
Rick Gessner, (831) 331-8982
DEMOLITION PLAN
Scale: 3/32" = 1'-0"1 0 4 128 16
TREE TO BE REMOVED, SEE ARBORIST REPORT
NOTES
TREE TO BE REMOVED, SEE ARBORIST REPORT
NOTES
TREE TO BE REMOVED, SEE ARBORIST REPORT
NOTES
SEE ARBORIST REPORT FOR TREES
PROTECTION AND TREES TO BE REMOVED
NO CHANGES TO EXISTING
LANDSCAPING AND IRRIGATION SYSTEM
TREE TO BE REMOVED, SEE ARBORIST REPORT
NOTES
GARAGE DRIVEWAY GASPATIOELECB E L L E C O U R T289.08
S89°51'10"W
S89°51'10"WS00°12'00"E122.86284.41 S 1°24'00"E30.76S 3°06'10"W92.260.00
0.00
0.00
0.00
0.00
98.17
100.62
100.98
100.93
101.16
101.17
101.88
102.47102.48
103.16
102.71
105.22
106.31108.01110.24
109.38
108.38
106.41
104.83
104.56
104.05 103.64
103.61
103.21 101.74 100.33 99.35
99.48
99.08
99.61
99.72
100.72
100.65
98.67
99.56
105.55
105.03
107.16
107.11
108.93
107.39
107.45 106.74
105.67
105.48
103.92
102.74
101.70
103.11
104.21
106.44
105.00
102.98
101.39
104.19
99.99
100.59 100.58
100.47101.22
101.46
101.41
101.34 101.16
101.17
100.79
100.76
101.39
101.28
101.35
101.37
100.71
100.87
101.00 100.88
101.27
101.26
101.28
102.41
102.36
101.27
101.34
102.08
102.83
102.81
103.04
104.02
104.64
104.68
103.57
102.17
101.23
100.82
100.06
101.21
98.41
103.05
103.46104.24
104.55104.60
104.61
103.72
102.75
101.55
98.42
99.17
102.99 102.46
102.96 102.64107.96
110.84 97.44
97.4797.46
97.6397.6898.09
97.85
97.74
99.49
98.42
98.04
97.45
97.55
97.44
97.77
98.06
98.20
98.59
99.4599.81
99.85 99.08
98.56
98.04
98.34
97.87
98.49
98.41
98.24
97.46
96.78
95.80
94.90
94.16
93.39
93.5594.04
94.07
94.06
95.65
96.26
96.8997.17
98.47
98.50
98.44
99.04
99.02
98.07
98.56
100.62
96.25
95.35
95.13
94.94
95.36
96.22
96.76
96.68
97.67
99.41
97.38
96.20
96.49
97.10
97.68
98.27
98.19
96.62
96.79
91.95
95.35
95.94
97.05
99.08
99.2199.29
101.25
101.31
102.83
100.70
100.57
100.63
100.72100.86
100.85
100.61
100.91
98.65
99.63
99.86
100.56101.56
100.98
100.81
101.04
102.32102.28
102.36
102.10
101.30
103.36
10
8
10
6
10
4
10
2
92
9
4
96
9
8
100
9
8
1
0
0
PATIOPLANTERPATIOTRASH ENCLOB U I L D I N G
DRIVEWAY
DRIVEWAY
LAWN
LAWN
PLAY AREA
KENNEL
PATH
PATH
FENCE
FENCE
FENCEFENCE
FENCE
CLUMPCLUMP
(2)14"OAK
4"OAK
4"RWD
14"OAK
4"OAK
4"OAK10"OAK12"OAK
6"OAK
30"OAK
10"OAK
20"OAK
14"OAK
(2)8"OAK
6"OAK
12"OAK
10"TREE
18"BAY 18"TREE
(4)8"BAY
40"TREE
SSCO (2)SSCO
FF=
6"TREE
SSCO
SSCO
JP
JP
OHW
OHW
OHW
OHWOHWOHW8"OAK
NOTE: ALL STRUCTURES (MAIN HOUSE AND GARAGE) TO BE REMOVED.
REMOVE EXISTING WALKWAY
REMOVE EXISTING PLANTERS
REMOVE EXISTING DRIVEWAY
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG11/27/2017Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 1 D DEMOLITION PLANRevisionRevisionRevisionacadiaarchitecture
12-31-19
110
GARAGE
DRIVEWAYPATIO B E L L E C O U R T289.08
S89°51'10"W
S89°51'10"WS00°12'00"E122.86284.41 S 1°24'00"E30.76S 3°06'10"WS 3°06'10"W92.26115.260.00
0.00
0.00
0.00
0.00
0.00
92.87
98.17
100.62
100.98
100.93
101.16
101.17
101.88
102.47102.48
103.16
102.71
105.22
106.31108.01110.24
109.38
108.38
106.41
105.61
104.83
104.56
104.05 103.64
103.61
103.21 101.74 100.33 99.35
99.48
99.08
99.61
99.72
100.72
100.65
98.67
99.56
105.55
105.03
107.16
107.11
108.93
107.39
107.45 106.74
105.67
105.48
103.92
102.74
103.11
104.21
106.44
105.00
102.98
101.39
104.19
99.99
100.58
100.47101.22
101.41
101.34 101.16
101.17
100.79
100.76
101.37
100.71
100.87
101.00 100.88
101.27
101.26
101.28
102.41
102.36
101.27
101.34
102.08
102.83
102.81
103.04
104.02
104.64
104.68
103.57
102.17
101.23
100.82
100.06
101.21
98.41
103.05
103.46104.24
104.55104.60
104.61
103.72
102.75
101.55
98.42
99.17
102.46
102.64
110.84 97.44
97.4797.46
97.6397.6898.09
97.85
97.74
99.49
98.42
98.04
97.45
97.55
97.44
97.77
98.06
98.20
98.59
99.4599.81
99.85 99.08
98.56
98.04
98.34
97.87
98.49
98.41
98.24
97.46
96.78
95.80
94.90
94.16
93.39
93.5594.04
94.07
94.06
95.65
96.26
96.8997.17
98.47
98.50
98.44
99.04
99.02
98.07
98.56
100.62
92.86
98.66
96.25
95.35
95.13
94.94
95.36
96.22
96.76
96.68
97.67
99.41
97.38
96.20
96.49
97.10
97.68
98.27
98.19
96.62
96.79
96.72
91.95
91.69
91.53
95.09
95.35
95.94
98.46
97.95
100.00
97.05
99.08
99.2199.29
101.25
101.31
102.83
100.70
100.57
100.63
100.72100.86
100.85
100.61
100.91
98.65
99.63
99.86
100.56101.56
100.98
100.81
101.04
102.32102.28
102.36
102.10
101.30
103.36PATIOPLANTERPATIO TRASH ENCLODRIVEWAY
DRIVEWAY
LAWN
LAWN
PLAY AREA
KENNEL
PATH
PATH
FENCE
FENCE
FENCEFENCE
FENCE
CLUMPCLUMP
(2)14"OAK
4"OAK
4"RWD
14"OAK
4"OAK
4"OAK10"OAK12"OAK
6"OAK
30"OAK
10"OAK
20"OAK
14"OAK
(2)8"OAK
6"OAK
12"OAK
10"TREE
18"BAY 18"TREE
(4)8"BAY
40"TREE
SSCO (2)SSCO
FF=
6"TREE
SSCO
SSCO
JP
JP
SSMHSSSSSSSS SSSSOHW
OHW
OHW
OHWOHWOHW8"OAK
16"OAK
6' TPZ RADIUS
10' TPZ RADIUS
11' TPZ RADIUS
6' TPZ RADIUS
10' TPZ RADIUS
132
133134
135
136
137
138
139140
142 141
165
158
159
162
164
166
167 168 169
170
171
160 161 163
157
150
151
152
153
154
155
156
149
148 147
146
145
144
143
18"OAK
B E L L E C O U R T95.80
95.35
99.41 4"RWD
GARAGEFAMILY ROOM
LAUNDRY
KITCHEN
STORAGE
NOOK
DINING ROOM
SITTING ROOM
MASTER BEDROOM
MASTER BATHROOM
GAME ROOM
BEDROOOM
POWDER ROOMBATHROOM 1
Walk In
Shower
Tub
OUTDOOR \KITCHENWATER FEATURE
pool table
MASTER
CLOSET
Ref.F.P.
OFFICE
LIVING ROOM
FOYER
5:00 PM
San Jose
March 20N20'-0"REQ. SET BACK50'-0"REQ. SET BACK 30'-0"REQ. SET BACK31'-3"SET BACK21'-9"SET BACK123'-5"SET BACK
20'-0"SET BACK20'-0"SET BACK53'-5"SET BACK
20'-0"SET BACK86'-0"SET BACK36'-8"SET BACKPERCOLATING PAVERS
TURF PAVERS DRIVEWAY
IPE WOOD DECK
EXISTING LANDSCAPE AREA
NOTE: ALL STRUCTURES (MAIN HOUSE AND
GARAGE) TO BE REMOVED.
Prior to any grading, scraping or trenching within / under
the canopy of a protected tree, the project arborist shall
be retained to provide supervision and recommendations
to minimize possible damage to the tree. The proposed
trenching shall be approved by the City of Saratoga
Planning Department prior to commencing digging.
The project retained arborist is:
Rick Gessner, (831) 331-8982
A non-removable backflow prevention device shall be
installed on all exterior hose bibs. CPC 603.5.7
SITE PLAN
Scale: 3/32" = 1'-0"1 0 4 128 16
NEW DRIVEWAY
PERCOLATING
PAVERS WALK PERCOLATING
PAVERS WALK
NEW DRIVEWAY, REPLACING EXISTING ONE
WITH SAME SHAPE, PERCOLATING PAVERS
PORCH STRUCTURE
TREE TO BE REMOVED, SEE ARBORIST REPORT
NOTES
TREE TO BE REMOVED, SEE ARBORIST REPORT
NOTES
TREE TO BE REMOVED, SEE ARBORIST REPORT
NOTES
5' H WALL FENCE
5' H WALL FENCE
6' H WOOD FENCE
6' H WOOD FENCE
DRAINAGE NOTES
1- ALL DOWNSPOUTS AND FOUNDATION PERIMETER
DRAINS TO BE CONNECTED TO SPLASH BLOCKS AWAY
FROM BUILDING
2- SURFACE DRAINAGE TO FLOW THROUGH GRASS
SWALES
3-NOT USED
4-SLOPE GRADE AWAY FROM BUILDING 5% FOR A
DISTANCE OF 10' AWAY FROM BUILDING. PROVIDE 2%
SLOPE ON IMPERVIOUS SURFACES
5- ENSURE PROPER LOT DRAINAGE PER CHAPTER 11 CPC
2016 FOR LOCATION OF CATCH BASINS TO THE PROPERTY
LINES.
6-THE RUNOFF SHOULD REMAIN ON THE PROPERTY NOT
BE TAKEN TO A PUBLIC WAY.
SEE ARBORIST REPORT FOR TREES
PROTECTION AND TREES TO BE REMOVED
F.F. 102
REMOVE EXISTING WALKWAY
TREE TO BE REMOVED, SEE ARBORIST REPORT
NOTES
FRONT YARD HARDSCAPE
CALCULATION
DRIVEWAY AREA: 705 sq.ft.
OVER FRONT YARD AREA
3,744 sq.ft. = 18%
TREE PROTECTION FENCING, SEE ARBORIST REPORT
All TPZ radii are based on six times the trunk diameter distance on one side of a tree
per arborist recommendations on his report.
161 TREE NUMBERING LABELS
SEE "SHEET T.1 TREE INVENTORY"
FOR LEGEND ON SPECIES AND SIZES
GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS
NEW GAS METER
NEW 400 AMP
ELECTRICAL
METER
ELECTRICAL UTILITIES TO BE UNDERGROUND.
SEE ARBORIST RECOMMENDATIONS WHEN WORKING
NEAR TREE PROTECTED ZONES
ELECTRICAL
SANIT
A
R
Y SEWE
R
WATER
NEW WATER LINE, SEE CIVIL DRAWINGS
INDICATES TREE TO BE REMOVED
SEE "SHEET T.1 TREE INVENTORY"
FOR LEGEND ON SPECIES AND SIZES
AND ARBORIST REPORT
RETAINING WALL
SEE CIVIL PLANS
TREE TO BE REMOVED, SEE ARBORIST REPORT
NOTES
RETAINING WALL
SEE CIVIL PLANS
ALL ITEMS DASHED ARE TO BE REMOVED, TYP.
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG2/19/2018Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 1.1 SITE PLANRevisionRevisionRevisionacadiaarchitecture
12-31-19
111
99.41
GARAGEFAMILY ROOM
LAUNDRY
KITCHEN
STORAGE
NOOK
DINING ROOM
SITTING ROOM
MASTER BEDROOM
MASTER BATHROOM
GAME ROOM
BEDROOOM
POWDER ROOMBATHROOM 1
Walk In
Shower
Tub
OUTDOOR \KITCHENWATER FEATURE
MASTER
CLOSET
F.P.
OFFICE
LIVING ROOM
FOYER
FIRST FLOOR PLAN- AREA DIAGRAM
Scale: 3/16" = 1'-0"1
0 4 128 165'-4 1/2"21'-6 1/2"23'-5"27'-11"
05
04
4'-0"38'-7"1'-5"6'-2"08
14
18 14'-5"15'-6"4'-0"14'-8"13'-9 1/2"26'-1"
21'-11 1/2"
18'-11"18'-1 1/2"15'-5 1/2"19'-11 1/2"9'-2 1/2"4'-5 1/2"13'-9"11'-11"19'-0"22'-0"16'-8"139'-3"6'-8 1/2"5'-9"5'-9"22'-5 1/2"29'-0"
13'-1 1/2"25'-4 1/2"21'-10"21'-10"
02
03
06
07
1009
11
12
15
16
17
01
11'-5"
19'-0"
BATHROOM 1
BEDROOM 1
BEDROOM 2
BATHROOM 2
SECOND FLOOR PLAN- AREA DIAGRAM
Scale: 3/16" = 1'-0"2
19
24'-10"27'-11"
FLOOR AREA CALCULATION
SECTION # (SHAPE)SIDE A SIDE B FLOOR AREA OF SECTION
FOOTPRINT
01- RECTANGLE 21'-10"21'- 10"476.69 sq.ft.
TOTAL GARAGE
476.69 sq.ft.
02- RECTANGLE 18'-1 1/2"18'-11"342.78 sq.ft.
03- RECTANGLE 5'-5 1/2"19'-11 1/2"308.67 sq.ft.
04- RECTANGLE 1'-5"9'-2 1/2"13.28 sq.ft.
05- RECTANGLE 5'-4 1/2"21'-6 1/2"115.81 sq.ft.
06- RECTANGLE 22'-5 1/2"29'-0"650.94 sq.ft.
07- RECTANGLE 4'-0"38'-7"154 sq.ft.
08- RECTANGLE 23'-5"27'-11"653.15 sq.ft.
09- RECTANGLE 9'-3"13'-9"127.29 sq.ft.
10- RECTANGLE 4'-5 1/2"11'-11"52.8 sq.ft.
11- RECTANGLE 14'-5"15'-6"224 sq.ft.
12- RECTANGLE 5'-9"11'-5"65.64 sq.ft.
13- RECTANGLE 5'-9"13'-1 1/2"75.41 sq.ft.
14- RECTANGLE 14'-8"26'-1"382 sq.ft.
15- RECTANGLE 22'-0"25'-4 1/2"558.42 sq.ft.
16- RECTANGLE 6'-8 1/2"19'-0"127.61 sq.ft.
17- RECTANGLE 16'-8"19'-0"316.67 sq.ft.
18- RECTANGLE 13'-9 1/2"21'-11 1/2"303.28 sq.ft.
TOTAL 1ST FLOOR
4,471.75 sq.ft.
19- RECTANGLE 24'-10"27'- 11"693.62 sq.ft.
TOTAL 2ND FLOOR
693.62 sq.ft.
TOTAL FLOOR AREA
5,642.06 sq.ft.
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG11/27/2017Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 1.2 AREA DIAGRAMSRevisionRevisionRevisionacadiaarchitecture
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112
BELLECOURT AVE.
Scale: 3/32" = 1'-0"1
20'-0"PROPERTY LINE+- 24'-0"MAX HEIGHTPROPERTY LINE15235 BELLECOURT AVE.
WOOD SIDING
STANDING SEAM METAL ROOFING, TYP.
SHINGLES, TYP. AT UPPER ROOF, TYP.
20'-0"+- 25'-2"MAX HEIGHT+- 20'-3"MAX HEIGHTGARAGE
GARAGE
15211 BELLECOURT AVE.15261 BELLECOURT AVE.
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG11/27/2017Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 1.4 STREET SCAPERevisionRevisionRevisionacadiaarchitecture
12-31-19
113
99.41
GARAGEFAMILY ROOM
LAUNDRY
KITCHEN
STORAGE
NOOK
DINING ROOM
SITTING ROOM
MASTER BEDROOM
MASTER BATHROOM
GAME ROOM
BEDROOOM
POWDER ROOMBATHROOM 1
Walk In
Shower
Tub
OUTDOOR \KITCHENWATER FEATURE
MASTER
CLOSET
Ref.F.P.
OFFICE
LIVING ROOM
FOYER
1ST FLOOR PLAN
Scale: 1/4" = 1'-0"1 0 4 128 166'-8"21'-6 1/2"
12'-4 1/2"9'-2"
6'-4 1/2"
27'-11"12'-3"4'-0 1/2"1'-4"5'-4 1/2"23'-5"28'-9 1/2"2'-8 1/2"4'-0 1/2"
5'-5"
1'-11 1/2"
12'-2 1/2"2'-9"12'-4 1/2"13'-4 1/2"14'-3"1'-8"8'-0"26'-11 1/2"1'-11 1/2"4'-2 1/2"14'-5"14'-7"2'-9"26'-3"12'-5"
8'-0"2'-0 1/2"13'-6"4'-1 1/2"4'-3"3'-4 1/2"15'-5 1/2"18'-11"
4'-4 1/2"18'-1 1/2"3'-7"2'-10 1/2"1'-8"17'-0"18'-4"1'-10"1'-8 1/2"3'-6"3'-6"6'-11"8'-0"9'-2"5'-8 1/2"
4'-2 1/2"
10'-1 1/2"
5'-4 1/2"4'-3 1/2"6'-8"2'-10 1/2"10'-8"7'-0"2'-4"7'-4 1/2"4'-4 1/2"4'-10 1/2"15'-9 1/2"
1'-10"2'-11"10'-11 1/2"10'-9"5'-4 1/2"22'-5 1/2"9'-3"5'-9"25'-4 1/2"5'-1"4'-8"
21'-6"2'-0"2'-7"17'-0"
6'-9 1/2"
10'-10"16'-5"24'-2 1/2"1'-10 1/2"
2'-4"4'-1"9'-0"
22'-0"7'-11 1/2"19'-0"21'-11 1/2"21'-3"21'-5"2'-1"21'-0"5'-5"6'-9"6'-1"5'-11"10'-5 1/2"10'-6 1/2"10'-6 1/2"
2
A 4.0
1
A 4.0
3
A 4.0
LINE OF CLERESTORY ABOVE
LINE OF CLERESTORY ABOVE
LINE OF CLERESTORY ABOVE
LINE OF CLERESTORY ABOVE
LINE OF CLERESTORY ABOVE
LINE OF CLERESTORY ABOVE
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG11/27/2017Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 2.0 FIRST FLOOR PLANRevisionRevisionRevisionacadiaarchitecture
12-31-19
114
BATHROOM 1
BEDROOM 1
BEDROOM 2
BATHROOM 2
GRAPHIC KEY:
EXISTING WALL TO REMAIN
NEW FRAMED EXTERIOR / INTERIOR WALL S.S.D.
FIRE RESISTIVE WALL CONSTRUCTION
AT WALLS BETWEEN GARAGE AND LIVABLE SPACE:
MIN. 1/2" GYPSUM BOARD TYPE X OVER STUDS FROM CURB
TO UNDERSIDE OF ROOF SHEATING APPLIED TO INTERIOR
SIDE OF THE EXTERIOR WALLS
2ND FLOOR PLAN
Scale: 1/4" = 1'-0"2
0 4 128 16 24'-10"27'-11"4'-6 1/2"
10'-3 1/2"17'-7 1/2"12'-9"12'-1"15'-6 1/2"4'-5"6'-9"
2'-1"24'-8 1/2"12'-6"14'-8 1/2"2'-1"8'-4"5'-4 1/2"4'-2"7'-1 1/2"1'-10 1/2"4'-9"15'-3"2'-4 1/2"6'-4 1/2"3'-11"
2'-0 1/2"8'-0"3'-11"3'-6"1'-7"
4'-2"4'-3 1/2"3'-9"23'-9 1/2"3'-6 1/2"4'-1"2'-2"2'-7 1/2"2'-4 1/2"5'-4 1/2"6'-4 1/2"2'-5"2'-4 1/2"
2'-6"
22'-11"5'-0"
27'-11"3'-0 1/2"7'-3"6'-11 1/2"3'-4"2'-0 1/2"3'-9 1/2"7'-6 1/2"7'-11"7'-11"EQ.27'-1 1/2"5'-7 1/2"6'-9"14'-8"5'-2 1/2"
1'-6"
10'-10"5'-4 1/2"12'-2"9'-11"11'-3"1'-9 1/2"1'-7 1/2"1'-4 1/2"2'-6"1'-11 1/2"1'-11 1/2"CLERESTORY
CLERESTORY
1'-4 1/2"
2
A 4.0
1
A 4.0
3
A 4.0
OPEN TO BELOW
15'-0" CEILING HEIGHT
1'-5"
1'-5"EQ.1'-5"1'-4 1/2"ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG11/27/2017Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 2.1 SECOND FLOOR PLANRevisionRevisionRevisionacadiaarchitecture
12-31-19
115
ROOF VENTILATION NOTES:
1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE
CEILINGS ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS
SHALL HAVE CROSS VENTILATION FOR EACH SEPARATE SPACE BY VENTILATING
OPENINGS AGAINST THE ENTRANCE THE RAIN. VENTILATING OPENINGS
SHALL BE PROVIDED WITH CORROSION-RESISTANT WIRE MESH, WITH THE
LAST DIMENSION BEING 1/8".
2. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/300
OF THE AREA OF THE SPACE VENTILATED WITH 50% OF THE REQUIRED
VENTILATING AREA PROVIDED BY VENTILATORS LOCATED IN THE UPPER
PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET ABOVE EAVE
OR CORNICE VENTS WITH THE BALANCE OF THE REQUIRED VENTILATION
PROVIDED BY EAVE OR CORNICE VENTS .
3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL
NOT BLOCK THE FREE FLOW OF AIR. A MINMUM OF 1-INCH SPACE SHALL
BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHEATHING AT THE
LOCATION OF THE VENT.
ROOF DRAINAGE NOTES:
1) Roof drains shall be equipped with strainers extending at 4" above the roof
deck surface and be at least 1-1/2 times larger than the drainpipe. (CPC
1105.2)
2)Where roof surfaces are not designed to drain over roof edges, overflow
drains or scuppers three times the size of required roof drains shall be
provided. Said drains to be located 2" above the low point of the roof.
Overflow drains to be independent of and in addition to surface drains.
CBC 1506.3
3)Roof drainage water shall not be allowed to flow over public property
CBC 1506.5
4) Provide splashblocks at each downspout
GRAPHIC KEY:
3" DIA. 26 GA DOWNSPOUTDS
5" .032 inch THICK ALUMINUM GUTTER WITH LEAF GUARDS
4" D OVERFLOW DRAINOF
DR 2" D DRAIN
SC THROUGH-WALL SCUPPER
ROOF VENTILATOR/ INTAKE VENT
STANDING SEAM METAL ROOFING
FLAT EYEBROW ROOF VENT
SKYLIGHTS NOTE
PLUMBING VENTS TO BE A MINIMUM OF 10'
AWAY FROM, OR AT LEAST 3' ABOVE ANY
OPERABLE SKYLIGHTS PER CPC 906.2
SKYLIGHTS MIN. ENERGY PERFORMANCE:
(U= 0.45, SHGC=0.4 MAX PER T24)
VAPOR BARRIER NOTE
PROVIDE CLASS 1 OR CLASS 2 VAPOR
BARRIER INSTALLED ON THE WARM-IN-WINTER
SIDE OF THE CEILING OR PROVIDE VENTILATORS
LOCATED IN THE UPPER PORTION OF THE SPACE
TO BE VENTILATED AT LEAST 3 FEET ABOVE EAVE OR
CORNICE VENTS WITH THE BALANCE OF THE REQUIRED
VENTILATION PROVIDED BY EAVE OR CORNICE VENTS
PER CRC R806.2
ROOF PLAN
Scale: 1/4" = 1'-0"3
2:12
2:12
2:122:122:12
3:122:122:122:122:122:122:122:12
2:12
2:122:122:12 2:122:122:12
2:12
TRELLIS
TRELLIS
TRELLIS
2
A 4.0
3:123:123:123:12
3:12
3:12
3:12
3:123:123:123:12
2:12
SHINGLES, TYP. AT UPPER
ROOF
SHINGLES, TYP. AT UPPER
ROOF
SHINGLES, TYP. AT UPPER
ROOF
SHINGLES, TYP. AT UPPER
ROOF
STANDING SEAM METAL
ROOFING, TYP.
SHINGLES
SCUPPER
SHINGLES ROOFING
3
A 4.0
2:12 3:122:
1
2
M
i
n
.
POTENTIAL LOCATION FOR
PHOTOVOLTAIC PANELS
POTENTIAL LOCATION FOR
PHOTOVOLTAIC PANELS
STANDING SEAM METAL
ROOFING, TYP.
1
A 4.0
STANDING SEAM METAL
ROOFING, TYP.
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG11/27/2017Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 2.2 ROOF PLANRevisionRevisionRevisionacadiaarchitecture
12-31-19
116
SOUTH ELEVATION
Scale: 1/4" = 1'-0"1
12
3
12
3
12
2
12
312
2
12
3
12
3
12
3
SMOOTH ACRYLIC
STUCCO, TYP.
SMOOTH ACRYLIC
STUCCO, TYP.
SMOOTH ACRYLIC
STUCCO, TYP.
SMOOTH ACRYLIC
STUCCO, TYP.STANDING SEAM
METAL ROOFING,
TYP.
WOOD SIDING
STANDING SEAM
METAL ROOFING,
TYP.
MONITOR
CLERESTORY
WINDOWS
SHINGLES, TYP. AT UPPER
ROOF, TYP.
SHINGLES, TYP. AT UPPER
ROOF, TYP.
OPEN
BREEZEWAY
FIRST FLOOR FINISH FLOOR
102'
FIRST FLOOR T.O.P. A.F.F.
+10'-0"+- 24'-0"MAX HEIGHTAVERAGE GRADE
101'
CLERESTORY CEILING
+15'-0"
AVERAGE GRADE
101'
SECOND FLOOR T.O.P. A.F.F.
+9'-0"
SHINGLES ROOFING AT
GARAGE
NORTH ELEVATION
Scale: 1/4" = 1'-0"2
12
3
WOOD SIDING
WOOD SIDING
WOOD SIDING
WOOD SIDING
WOOD SIDING
12
3
12
3
12
3
12
212
2
GARAGE
STANDING SEAM
METAL ROOFING,
TYP.
SMOOTH ACRYLIC
STUCCO, TYP.
SMOOTH ACRYLIC
STUCCO, TYP.
SMOOTH ACRYLIC
STUCCO, TYP.
12
2
SHINGLES, TYP. AT UPPER
ROOF
SHINGLES, TYP. AT UPPER
ROOF
FIRST FLOOR FINISH FLOOR
102'
FIRST FLOOR T.O.P. A.F.F.
+10'-0"
AVERAGE GRADE
101'
CLERESTORY CEILING
+15'-0"
SECOND FLOOR T.O.P. A.F.F.
+9'-0"
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG11/27/2017Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 3.0 EXTERIOR ELEVATIONSRevisionRevisionRevisionacadiaarchitecture
12-31-19
117
SIDE EAST ELEVATION
Scale: 1/4" = 1'-0"3
12
3
12
3
12
312
3
12
212
2
WOOD SIDING
STANDING SEAM
METAL ROOFING,
TYP.
STANDING SEAM
METAL ROOFING,
TYP.
WOOD SIDING
WOOD SIDING
SMOOTH ACRYLIC
STUCCO, TYP.
SMOOTH ACRYLIC
STUCCO, TYP.
MONITOR
CLERESTORY
WINDOWS
MONITOR
CLERESTORY
WINDOWS
SHINGLES, TYP. AT UPPER
ROOF, TYP.
SHINGLES, TYP. AT UPPER
ROOF, TYP.+- 24'-0"MAX HEIGHTFIRST FLOOR FINISH FLOOR
102'
FIRST FLOOR T.O.P. A.F.F.
+10'-0"
AVERAGE GRADE
101'
CLERESTORY CEILING
+15'-0"
SECOND FLOOR T.O.P. A.F.F.
+9'-0"
TYPICAL FENC WALL ELEVATION
Scale: 1/4" = 1'-0"1
12
3
12
3
12
2
12
2
12
3 12
3
P.L.
WOOD SIDING
WOOD SIDING
WOOD SIDING
STANDING SEAM
METAL ROOFING,
TYP.
STANDING SEAM
METAL ROOFING,
TYP.
TRELLIS IN
FRONT OF
GARAGE
SMOOTH ACRYLIC
STUCCO, TYP.
SMOOTH ACRYLIC
STUCCO, TYP.
SHINGLES, TYP. AT UPPER
ROOF, TYP.
SHINGLES, TYP. AT UPPER
ROOF, TYP.
12
2
FIRST FLOOR FINISH FLOOR
102'
FIRST FLOOR T.O.P. A.F.F.
+10'-0"+- 24'-0"MAX HEIGHTAVERAGE GRADE
101'
CLERESTORY CEILING
+15'-0"
WOOD SCREEN
AT PORCH
WOOD SIDING AT
GARAGE DOOR
SECOND FLOOR T.O.P. A.F.F.
+9'-0"
PLAYROOM FINISH FLOOR
99.5'
SECOND FLOOR F.F. A.F.F.
+12'-6"
AVERAGE GRADE
101'18'-0"27'-0"STUCCO WALL 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)
1
5
2
3
5
STUCCO WALL WITH
TRAVERTINE CAP5'-0"4'-0"
WOOD AND METAL GATE
11'-1 1/2" TYP.
1" TRAVERTINE CAP
TYPICAL FENCE WALL ELEVATION
Scale: 1/4" = 1'-0"2
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG6/18/2018Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 3.1 EXTERIOR ELEVATIONSRevisionRevisionRevisionacadiaarchitecture
12-31-19
118
SECTION B
Scale: 1/4" = 1'-0"2
12
2
STANDING SEAM
METAL ROOFING,
TYP.
12
3
12
3
12
2
12
3
SMOOTH ACRYLIC
STUCCO, TYP.
STAIRS
STAIRS
MONITOR
CLERESTORY
WINDOWS
12
3
12
2 12
2
TRELLIS OVER HANG
TRELLIS OVER HANG
15'-0" AT CLERESTORY LEVEL, TYP.FIRST FLOOR FINISH FLOOR
102'
FIRST FLOOR T.O.P. A.F.F.
+10'-0"
AVERAGE GRADE
101'
CLERESTORY CEILING
+15'-0"
AVERAGE GRADE
101'
SECOND FLOOR T.O.P. A.F.F.
+9'-0"
SHINGLE
ROOFING AT
UPPER LEVEL
SECOND FLOOR T.O.P. A.F.F.
+8'-0"+- 24'-0"MAX HEIGHTSECTION A
Scale: 1/4" = 1'-0"1
12
312
3
12
3
12
3
12
3
WOOD SIDING
STANDING SEAM
METAL ROOFING,
TYP.
STANDING SEAM
METAL ROOFING,
TYP.
SMOOTH ACRYLIC
STUCCO, TYP.
MONITOR
CLERESTORY
WINDOWS
BEDROOM 1
BEDROOMGAME ROOM
BEDROOM 2
COAT
CLOSETLIVING ROOMLAUNDRY 9'-0"2'-6"FIRST FLOOR FINISH FLOOR
102'
FIRST FLOOR T.O.P. A.F.F.
+10'-0"
AVERAGE GRADE
101'
CLERESTORY CEILING
+15'-0"
AVERAGE GRADE
101'
SECOND FLOOR T.O.P. A.F.F.
+9'-0"
PLAYROOM FINISH FLOOR
99.5'
SECOND FLOOR F.F. A.F.F.
+12'-6"
SECTION C
Scale: 1/4" = 1'-0"3 +- 24'-0"MAX HEIGHTSTAIRS
BEDROOM 2
12
3
12
3
2'-6"OFFICE
12
2
MASTER CLOSET
TRELLIS
12
2
2'-6"GAME ROOM
11'-6 1/2"FIRST FLOOR FINISH FLOOR
102'
FIRST FLOOR T.O.P. A.F.F.
+10'-0"
AVERAGE GRADE
101'
SECOND FLOOR T.O.P. A.F.F.
+9'-0"
AVERAGE GRADE
101'
PLAYROOM FINISH FLOOR
99.5'
SECOND FLOOR F.F. A.F.F.
+12'-6"
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG11/27/2017Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
A 4.0 BUILDING SECTIONSRevisionRevisionRevisionacadiaarchitecture
12-31-19
119
ACADIA-ARCHITECTURE
ALL RIGHTS RESERVED
All DRAWINGS AND WRITTEN
MATERIAL APPEARING HEREIN
CONSTITUTE THE ORIGINAL,
UNPUBLISHED WORK OF
ACADIA-ARCHITECTURE AND THE
SAME MAY NOT BE DUPLICATED,
USED, OR DISCLOSED WITHOUT
THE WRITTEN CONSENT OF
ACADIA-ARCHITECTURE
Davide Giannella Sheet Scale : AS NOTEDDrawn By DG02/19/2018Reviewed By DGZhang Residence15235 Bellecourt Ave. Saratoga CA234601644 N. Santa Cruz Ave. Suite 6
Los Gatos, California 95030
T. 408-219-0601
dg@acadia-architecture.com
T-1 TREE INVENTORYRevisionRevisionRevisionacadiaarchitecture
12-31-19
15235 Bellacourt Avenue Tree Inventory, Assessment, and Protection August 11, 2017
Appendix B: Tree Inventory and Assessment Tables
B1: Inventory, Assessment, Disposition
*Denotes Located on adjacent site
Table 1: Tree inventory and Assessment
Species Number Trunk
Diameter
(in.)
Height
(ft.)
Canopy
Diameter
(ft.)
Condition Suitability Impact
coast redwood
(Sequoia
sempervirens)
132 12 40 15 Good Good High
coast live oak
(Quercus agrifolia)
133 8 25 20 Fair Good Low
coast live oak
(Quercus agrifolia)
134 22 55 45 Fair Good Low
bay laurel
(Umbellularia
californica)
135 6, 8 45 40 Fair Fair Low
coast live oak
(Quercus agrifolia)
136 12 55 35 Fair Good Low
coast live oak
(Quercus agrifolia)
137 10 45 35 Fair Good Low
coast live oak
(Quercus agrifolia)
138 20 55 45 Fair Fair Low
dawn redwood
(Metasequoia
glyptostoboides)
139 8 35 20 Fair Poor Low
coast live oak
(Quercus agrifolia)
140 18 55 40 Fair Good Low
coast live oak
(Quercus agrifolia)
141 36 65 65 Fair Fair High
coast live oak
(Quercus agrifolia)
142 17 45 40 Fair Poor High
coast live oak
(Quercus agrifolia)
143 22 55 45 Fair Fair Low
*deodar cedar
(Cedrus deodara)
144 30 75 45 Good Good Low
*deodar cedar
(Cedrus deodara)
145 24 75 45 Good Good Low
*deodar cedar
(Cedrus deodara)
146 30 75 45 Good Good Low
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018
831.331.8982 - rick@monarcharborist.com
15235 Bellacourt Avenue Tree Inventory, Assessment, and Protection August 11, 2017
*coast live oak
(Quercus agrifolia)
147 44 75 65 Fair Good Low
*coast live oak
(Quercus agrifolia)
148 14 35 35 Good Good Low
coast live oak
(Quercus agrifolia)
149 8 25 25 Poor Poor Low
coast live oak
(Quercus agrifolia)
150 22 55 55 Good Good Low
coast live oak
(Quercus agrifolia)
151 20 45 45 Good Good Low
coast live oak
(Quercus agrifolia)
152 10, 8 45 45 Fair Fair Low
coast live oak
(Quercus agrifolia)
153 11 45 35 Good Good Low
coast live oak
(Quercus agrifolia)
154 9 35 30 Good Good Low
*coast live oak
(Quercus agrifolia)
155 8 35 30 Good Good Low
coast live oak
(Quercus agrifolia)
156 14, 12 45 45 Good Good Low
*coast live oak
(Quercus agrifolia)
157 18, 18 45 45 Good Good Low
coast live oak
(Quercus agrifolia)
158 14, 14 45 45 Fair Fair Low
English walnut
(Juglans regia)
159 10 25 25 Fair Poor Low
*coast live oak
(Quercus agrifolia)
160 24 55 50 Good Good Low
*coast live oak
(Quercus agrifolia)
161 12, 12 55 45 Good Good Low
bay laurel
(Umbellularia
californica)
162 19 45 45 Poor Poor Moderate
*coast live oak
(Quercus agrifolia)
163 30 55 55 Good Good Low
avocado (Persea
americana)
164 20 45 45 Fair Poor Moderate
Species Number Trunk
Diameter
(in.)
Height
(ft.)
Canopy
Diameter
(ft.)
Condition Suitability Impact
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018
831.331.8982 - rick@monarcharborist.com
15235 Bellacourt Avenue Tree Inventory, Assessment, and Protection August 11, 2017
deodar cedar
(Cedrus deodara)
165 42 85 60 Fair Fair High
bay laurel
(Umbellularia
californica)
166 10, 9, 15 55 55 Poor Poor Moderate
toyon (Heteromeles
arbutifolia)
167 6, 6, 6, 6,
8
35 35 Poor Poor Low
valley oak (Quercus
lobata)
168 10 45 30 Fair Fair Low
bay laurel
(Umbellularia
californica)
169 6, 6, 6, 6 35 30 Poor Poor Low
coast live oak
(Quercus agrifolia)
170 22 55 45 Fair Good Low
coast live oak
(Quercus agrifolia)
171 22 55 45 Good Good Low
Species Number Trunk
Diameter
(in.)
Height
(ft.)
Canopy
Diameter
(ft.)
Condition Suitability Impact
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018
831.331.8982 - rick@monarcharborist.com
120
121
122
123
124
125
126
127
128
129
130
131