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Home My WebLink About120920 Planning Commssion Regular Meeting PacketSaratoga Planning Commission Agenda – Page 1 of 3 SARATOGA PLANNING COMMISSION REGULAR MEETING DECEMBER 9, 2020 7:00 P.M. - PLANNING COMMISSION REGULAR MEETING Teleconference/Public Participation Information to Mitigate the Spread of COVID‐19 This meeting will be entirely by teleconference. All Commission members and staff will only participate via the Zoom platform using the process described below. The meeting is being conducted in compliance with the Governor’s Executive Order N‐29‐20 suspending certain teleconference rules required by the Ralph M. Brown Act. The purpose of this order was to provide the safest environment for the public, elected officials, and staff while allowing for continued operation of the government and public participation during the COVID‐19 pandemic. The public will not be able to participate in the meeting in person. Members of the public view and participate in the meeting by: 1. Using the Zoom website https://us02web.zoom.us/j/85709781404 App (Webinar ID 857 0978 1404) and using the tool to raise their hand in the Zoom platform when directed by the Chair to speak on an agenda item; OR 2. Calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair; OR 3. Viewing the meeting on Saratoga Community Access Television Channel 15 (Comcast Channel 15, AT&T UVerse Channel 99) and calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair; OR 4. Viewing online at http://saratoga.granicus.com/MediaPlayer.php?publish_id=2 and calling 1.669.900.6833 or 1.408.638.0968 and pressing *9 to raise their hand to speak on an agenda item when directed by the Chair. During the meeting the Chair will explain the process for members of the public to be recognized to offer public comment. As always, members of the public can send written comments to the Commission prior to the meeting by commenting online at www.saratoga.ca.us/pc prior to the start of the meeting. These emails will be provided to the members of the Commission and will become part of the official record of the meeting. In accordance with the Americans with Disabilities Act and the Governor’s Executive Order, if you need assistance to participate in this meeting due to a disability, please contact the City Clerk at debbieb@saratoga.ca.us or calling 408.868.1216 as soon as possible before the meeting. The City will use its best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety. Saratoga Planning Commission Agenda – Page 2 of 3 ROLL CALL APPROVAL OF MINUTES Action Minutes from the Planning Commission Meeting of November 10, 2020. Recommended Action: Approve Minutes of November 10, 2020 Planning Commission Meeting. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS Any member of the public will be allowed to address the Planning Commission for up to three (3) minutes on matters not on this agenda. This law generally prohibits the Planning Commission from discussing or taking action on such items. However, the Planning Commission may instruct staff accordingly regarding Oral Communications. REPORT ON APPEAL RIGHTS If you wish to appeal any decision on this Agenda, you may file an Appeal Application with the City Clerk within fifteen (15) calendar days of the date of the decision. 1. 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 PCUP20-0003; 12015 Saratoga-Sunnyvale Road (366-22-023); Eli Noor (Applicant) – The applicant is requesting Conditional Use Permit approval to convert a portion of an existing 199 square foot storage building located at an existing gasoline service station into a retail store and to change the existing operating hours when gasoline is available for purchase. The site is zoned CN (Neighborhood Commercial) with a General Plan Designation of CR (Commercial Retail). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 20-023 approving the project subject to conditions of approval included in Attachment 1. 2.2 Application PDR20-0003/ARB20-0010; 15180 Pepper Lane (510-03-006); Azadeh Masrour (Applicant) – The applicant is requesting Design Review approval for a new 5,509 square foot two-story single-family residence, which includes a 621 square foot attached accessory dwelling unit. Five protected trees are proposed for removal. The site is zoned R- 1-40,000 with a General Plan Designation of RVLD (Residential Very Low Density). Staff Contact: Victoria Banfield (408) 868-1212 or vbanfield@saratoga.ca.us. Recommended Action: Adopt Resolution No. 20-022 approving the proposed residence subject to conditions of approval included in Attachment 1. Saratoga Planning Commission Agenda – Page 3 of 3 2.3 Application PDR20-0004/ARB20-0026/FER20-0001; 13699 Sarahills Drive (503- 20-047); Atul Sharma (Applicant) – The applicant is requesting Design Review approval for a new 4,631 square foot two-story single-family residence. The project also includes a request for a fence exception for a six-foot-tall fence in the exterior side setback area which exceeds the maximum allowable height of three feet. Two protected trees are proposed for removal. The site is zoned R-1-12,500 with a General Plan Designation of M-12 (Medium Density Residential). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 20-019 approving the project subject to conditions of approval included in Attachment 1. 3. DIRECTOR ITEMS 4. COMMISSION ITEMS 5. ADJOURNMENT CERTIFICATE OF POSTING OF THE AGENDA, DISTRIBUTION OF THE AGENDA PACKET, COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT I, Frances Reed, Administrative Assistant for the City of Saratoga, declare that the foregoing agenda for the meeting of the Planning Commission was posted and available for review on December 4, 2020 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, California and on the City's website at www.saratoga.ca.us. Signed this 6th day of November 2020 at Saratoga, California. Frances Reed, Administrative Technician. In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the Planning Commission by City staff in connection with this agenda, copies of materials distributed to the Planning Commission concurrently with the posting of the agenda, and materials distributed to the Planning Commission by staff after the posting of the agenda are available on the City Website at www.saratoga.ca.us. Following removal of State and local shelter in place orders these materials will be available for review in the office of the City Clerk at 13777 Fruitvale Avenue, Saratoga, California. In Compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact the City Clerk at debbieb@saratoga.ca.us or calling 408.868.1216 as soon as possible before the meeting. The City will use its best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety. [28 CFR 35.102-35.104 ADA title II] Saratoga Planning Commission Draft Minutes – Page 1 of 3 DRAFT MINUTES TUESDAY,NOVEMBER 10, 2020 SARATOGA PLANNING COMMISSION SPECIAL MEETING Chair Mohiuddin called the virtual Regular Meeting to order at 7:00 p.m. via teleconferencing through Zoom. Prior to Roll Call, the Chair and Community Development Director explained that the Planning Commission meeting was conducted pursuant to provisions of the Brown Act and a recent Executive Order issued by the Governor to facilitate teleconferencing to reduce the risk of COVID-19 transmission at public meetings. Ordinarily the Brown Act sets strict rules for teleconferencing. The Governor’s Executive Order has suspended those rules. The Executive Order does require that public agencies continue to notice meetings in advance and provide members of the public an opportunity to observe the meeting and offer public comment. The Planning Commission met all the applicable notice requirements and the public is welcome to participate in this meeting. Information on how the public can observe the meeting and provide public comment was also shared. Additionally, the Chair explained that votes would be taken through roll call. ROLL CALL PRESENT:Chair Razi Mohiuddin,Vice Chair Anjali Kausar, Commissioners Sunil Ahuja, Clinton Brownley, Kookie Fitzsimmons, Tina Walia and Herman Zheng ABSENT:None ALSO PRESENT:Debbie Pedro, Community Development Director Christopher Riordan, Senior Planner Nicole Johnson, Senior Planner APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of October 14, 2020. Recommended Action: Approve Minutes of Regular Planning Commission Meeting of October 14, 2020. WALIA/FITZSIMMONS MOVED TO APPROVE THE MINUTES OF THE OCTOBER 14, 2020 MEETING.MOTION PASSED. AYES:BROWNLEY, FITZSIMMONS,KAUSAR, MOHIUDDIN,WALIA, ZHENG. NOES: NONE. ABSENT:NONE.ABSTAIN: AHUJA. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS:NONE REPORT ON APPEAL RIGHTS 1. NEW BUSINESS: NONE 2. PUBLIC HEARING 2.1 Application PDR18-0035/GEO18-0030/ARB18-0065; 18600 Twin Creeks Road (410-37-017); Willard 2, LLC–The applicant is requesting Design Review approval to construct a 5,188 square foot two story residence with a 3,499 square foot basement and a 208 square foot detached accessory dwelling unit (ADU). The height of the residence will not exceed 26’. 4 Saratoga Planning Commission Draft Minutes – Page 2 of 3 Two protected trees are requested for removal. The site is zoned R-1-40,000 with a General Plan Designation of RVLD (Residential Very Low Density). Staff contact: Nicole Johnson: (408) 868-1209 or njohnson@saratoga.ca.us. Recommended Action: Adopt Resolution No. 20-018 approving the proposed residence and detached ADU subject to conditions of approval included in Attachment 1. WALIA/KAUSAR MOVED TO APPROVE RESOLUTION 20-018 APPROVING APPLICATION PDR18-0035/GEO18-0030/ARB18-0065.MOTION PASSED. AYES: AHUJA,BROWNLEY, FITZSIMMONS, KAUSAR, MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT:NONE. ABSTAIN: NONE. 2.2 Application PDR19-0028/ARB19-0066/FER19-0002/VAR19-0004/PCUP19-0001; 19249 Citrus Lane (510-06-070); ODS Architecture (Applicant); Janice and Frank Cho (Property Owner) )–The applicant is requesting Design Review approval for a new 4,975 square foot two- story single-family residence with a 1,364 square foot basement and a 565 square feet detached garage. The project also includes a request for a fence exception for a six foot tall existing fence in the front setback area which exceeds the maximum allowable height of three feet; a request for a variance for an existing accessory structure (12.3’ tall covered bocce ball court) to be located within the front setback area; and a conditional use permit for the detached garage to be located within the rear setback area. Eight protected trees are proposed for removal. The site is zoned R- 1-40,000 with a General Plan Designation of RVLD (Residential Very Low Density). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 20-020 approving the proposed residence subject to conditions of approval included in Attachment 1: and Adopt Resolution No. 20-021 denying the requested setback variance and fence exception. Cynthia Wang commented on the proposed project. S. Adams commented on the proposed project. Rochelle Rider commented on the proposed project. Nancy Lesser commented on the proposed project. Don Bacci commented on the proposed project. Henry Wu commented on the proposed project. Jessie commented on the proposed project. BROWNLEY/AHUJA MOVED TO APPROVE RESOLUTION 20-020 APPROVING APPLICATION PDR19-0028/ARB19-0066/PCUP19-0001.MOTION PASSED. AYES: AHUJA,BROWNLEY, FITZSIMMONS, KAUSAR, MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT:NONE. ABSTAIN: NONE. BROWNLEY/AHUJA MOVED TO APPROVE RESOLUTION 20-021 DENYING THE REQUESTED SETBACK VARIANCE (VAR19-0004) AND FENCE EXCEPTION (FER19-0002).MOTION PASSED. AYES: AHUJA,BROWNLEY, FITZSIMMONS, KAUSAR, MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT:NONE. ABSTAIN: NONE. 5 Saratoga Planning Commission Draft Minutes – Page 3 of 3 3. OLD BUSINESS 3.1 Status of General Plan Update KAUSAR/WALIA MOVED TO RECOMMEND THAT THE CITY COUNCIL REVISE THE GENERAL PLAN UPDATE SCHEDULE AND COMBINE THE PROJECT WITH THE HOUSING ELEMENT UPDATE. MOTION PASSED. AYES: AHUJA, BROWNLEY, FITZSIMMONS, KAUSAR, MOHIUDDIN, WALIA, ZHENG. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE. 4. DIRECTOR ITEMS 5. COMMISSION ITEMS 6. ADJOURNMENT - Meeting was adjourned at 9:05 PM Minutes respectfully submitted: Frances Reed, Administrative Technician City of Saratoga 6 REPORT TO THE PLANNING COMMISSION 12015 Saratoga-Sunnyvale Road Meeting Date:December 9, 2020 Application: PCUP20-0003 Address/APN:12015 Saratoga-Sunnyvale Road / 366-22-023 Applicant / Property Owner:Eli Noor / Berto Development From:Debbie Pedro, Community Development Director Report Prepared By:Christopher Riordan, Senior Planner 7 Report to the Planning Commission 12015 Saratoga-Sunnyvale Road – Application # PCUP20-0003 December 9, 2020 Page | 2 PROJECT DESCRIPTION The applicant is requesting a modification of an existing Conditional Use Permit to convert a portion of an existing 199 square foot accessory building at a gasoline service station into a retail store and to change the existing operating hours. STAFF RECOMMENDATION Adopt Resolution No. 20-023 approving the project subject to conditions of approval included in Attachment 1. Pursuant to City Code Section 15-55.060, the Planning Commission shall consider all applications for Conditional Use Permits except for those uses identified in Section 15-55.065. PROJECT DATA Gross/Net Site Area: 15,840 sq. ft. (.36 acres) General Plan Designation: CR (Commercial Retail Zoning: CN (Neighborhood Commercial) SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The project site is a corner lot located at 12015 Saratoga-Sunnyvale Road at its intersection with Prospect Road in the CN zoning district. Commercial development surrounds the site which includes the adjacent Blue Hills Center and on the opposite side of Saratoga-Sunnyvale Road are the Growing Tree Montessori School and the Park Saratoga Commercial Center. Existing structures on site include a gas station canopy, gas pumps, cashier booth, and a 199 square foot accessory building containing a restroom and storage space. Background City records do not specify when a gasoline service station was first established on the site. However, Saratoga’s 1974 General Plan does reference such a use on the subject property. Since the City had no records of a conditional use permit (CUP) for a gasoline service station on the site, the property owner at the time applied for a CUP prior to submitting plans to remodel the station. The Conditional Use Permit (UP-522) was approved by the Planning Commission on October 13, 1982. On January 26, 1983, the Planning Commission approved a Design Review application for the construction of the new gasoline service station buildings. Designed by architect Warren Heid, the new structures included a gas station canopy, gasoline pumps, and an accessory building in the southwest corner of the site which included a storage area, an office, a restroom and a trash enclosure. In addition to the new structures, new landscaping was also installed at the street corner to comply with a 1982 General Plan Policy requiring that such landscaping be established. 8 Report to the Planning Commission 12015 Saratoga-Sunnyvale Road – Application # PCUP20-0003 December 9, 2020 Page | 3 Project Description The applicant has applied for a modification to the existing CUP to convert an approximately 126 foot storage area of the 199 square foot accessory building into a retail use and to modify the existing conditions limiting the operating hours of the gasoline service station. The cashier function presently located in the booth located beneath the canopy would be transferred to the retail store. Exterior changes to the accessory building would include the removal of one of the two doors on the western elevation to be replaced by a glass window. The remaining metal door would be replaced with a glass door. A new decorative molding along the top edge of the building would be installed on all four sides and would be painted to match the colors of the existing building. Changes to the site would include the addition of two parking space including one accessible parking space adjacent to the new retail store. No other exterior or changes to the site are currently proposed. Original Conditions The 1982 CUP (UP-522) included the following two conditions 1) Hours of operation shall be limited to 6:00 a.m. to 10:00 p.m. 2) All lighting on site is to be turned off before 10:30 p.m. Proposed Conditions The applicant is requesting to modify the above two conditions as follows: 1) The hours of operation of the retail store would be from 6:00 a.m. to 11:00 p.m. Gasoline would be available for purchase with the use of a debit/credit card at the pump during the time the retail store is closed. 2) Lighting of the retail store would be off during non-business hours. The lights below the canopy and the illuminated signs would remain on during the time the retail store is closed since gasoline would still be available for purchase from 11:00 p.m. to 6:00 p.m. FINDINGS The findings required for issuance of a CUP Approval pursuant to City Code Section Article 15- 55.070 are set forth below. Staff believes the applicant’s project has met the burden of proof to support the findings required for approval of a CUP under Article 15-55 of the City Code, as shown below: a. The proposed location of the conditional use is in accord with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located. This finding can be made in the affirmative in that per Section 15-19.020(b)(9) of the City Code, a gasoline service station is a conditionally permitted use in a commercial district as long as that use is located on a site abutting Saratoga-Los Gatos Road, Saratoga-Sunnyvale 9 Report to the Planning Commission 12015 Saratoga-Sunnyvale Road – Application # PCUP20-0003 December 9, 2020 Page | 4 Road or Saratoga Avenue and is directly accessible from one of the above mentioned arterial roads. The site is located on and directly accessible from Saratoga-Sunnyvale Road which classifies the existing gasoline service station is a conditionally permitted use. A purpose of the Commercial Zoning District is to provide appropriately located area for retail stores and service establishments offering goods and required by residents of the City. The existing gasoline service station is one of three such uses within the City of Saratoga and will continue to provide gasoline and related products to the citizens of Saratoga. Two of the other stations in the City do have retail stores on their sites. The addition of the retail store at the subject site will increase the consistency of products and services that are offered at gasoline service stations within the City and the change to the operating hours would increase the availability of gasoline which will be benefit to all citizens. b. The proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. This finding can be made in the affirmative in that the CUP includes conditions of approval to ensure compliance with all applicable health and safety codes. The applicant will be required to obtain a building permit for the interior improvements required to create the retail store and to comply with all applicable building and fire code standards. Commercial land uses surround the site on all four sides and two arterial streets (Prospect Avenue and Saratoga-Sunnyvale Road) border the site on two sides. There are no residential land uses in the immediate vicinity of the project site which would be impacted by the canopy and signs remaining illuminated during the nighttime hours after the retail store closes (11:00 p.m. to 6:00 a.m.). c. The proposed conditional use will comply with each of the applicable provisions of the Saratoga Municipal Code. This finding can be made in the affirmative in that the CUP includes conditions of approval to ensure compliance with zoning requirements. Any intensification of this use will require an amended CUP. The City shall retain continuing jurisdiction over the CUP and may, at any time, modify, delete, or impose, any new conditions of the permit to preserve the public health, safety, and welfare. d. The proposed conditional use will not adversely affect existing or anticipated uses in the immediate neighborhood and will not adversely affect surrounding properties or the occupants thereof. This finding can be made in the affirmative in that the gasoline service station and associated retail use is separated from nearby residential uses by existing commercial centers and arterial streets. There are no residential land uses in the immediate vicinity of the project site which would be impacted by the canopy and signs remaining illuminated during the nighttime hours after the retail store closes (11:00 p.m. to 6:00 a.m.). Additionally, 10 Report to the Planning Commission 12015 Saratoga-Sunnyvale Road – Application # PCUP20-0003 December 9, 2020 Page | 5 operating hours of the retail store are limited to 6:00 a.m. to 11:00 p.m. to further reduce impacts to surrounding properties or occupants. NEIGHBOR NOTIFICATION The applicant contacted adjacent neighboring businesses regarding the proposed project. Four business owners signed the forms and returned them to the applicant (Attachment 3) with no negative project related comments. The Community Development Department mailed public notices 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. ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, “New Construction or Conversion of Small Structures”. This exemption allows for a store not involving the use of significant amounts of hazardous substances, and not exceeding 2,500 square feet of floor area. The project would include the conversion of an existing 126 square foot storage area of an existing 199 square foot accessory building into a retail store. ATTACHMENTS 1. Resolution No. 20-023 2. Applicant’s project description and photographs 3. Project Notification Forms 4. Project Plans 11 Design Visionaries Architectural Department 1832 Stone Ave. San Jose, CA 95125 September 15, 2020 Conditional Use Permit Application Revision for Diamond Gas Station 12015 Saratoga Sunnyvale Road Saratoga, CA 95070 Application No: PCUP20-0003 1)Provide photographs of existing building as well as the immediate area around the building. 12 2) Provide a written description of the proposed use i.e., hours of operation, products to be sold, etc. Please also clarify if the existing cashier booth will remain or will the cashier functions transfer to the retail space. o Hours of Operation: 6:00AM – 11:00PM o Products to be Sold: Snacks, Cigarettes, Drinks o Cashier Functions will transfer to the retail space 3) Please provide details of any proposed signage associated with the proposed retail store. o No signage will be added to the proposed retail store. 4) Include a color and materials board for any paint changes to the building. A color illustration would also be helpful. o Proposed Retail Space will have same colors as existing building i.e. Blue, White, and Red. See Image below (disregard fridge in foreground): 13 RESOLUTION NO: 20-023 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING A MODIFICATION OF A CONDITIONAL USE PERMIT PCUP20-0000 12015 SARATOGA-SUNNYVALE ROAD WHEREAS, on August 10, 2020, the property owner applied for a modification of a Conditional Use Permit to convert an existing accessory building into a retail store and to modify the operating hours of an existing gasoline service station located at 12015 Saratoga-Sunnyvale Road (APN 366-22-023). 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 December 9, 2020, the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City Staff, the applicant, and other interested parties. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, “New Construction or Conversion of Small Structure”. This exemption allows for a store not involving the use of significant amounts of hazardous substances, and not exceeding 2,500 square feet of floor area. Section 3: The applicant’s project has met the burden of proof to support the findings required for approval of a Conditional Use Permit under Article 15-55 of the City Code, as set forth below: a. The proposed location of the conditional use is in accord with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located. This finding can be made in the affirmative in that per Section 15-19.020(b)(9) of the City Code, a gasoline service station is a conditionally permitted use in a commercial district as long as that use is located on a site abutting Saratoga-Los Gatos Road, Saratoga-Sunnyvale Road or Saratoga Avenue and is directly accessible from one of the above mentioned arterial roads. The site is located on and directly accessible from Saratoga-Sunnyvale Road which classifies the existing gasoline service station is a conditionally permitted use. A purpose of the Commercial Zoning District is to provide appropriately located area for retail stores and service establishments offering goods and required by residents of the City. The existing gasoline service station is one of three such uses within the City of Saratoga and 14 12015 Saratoga-Sunnyvale Road Application # PCUP20-0003 Resolution #20-023 Page | 2 will continue to provide gasoline and related products to the citizens of Saratoga. Two of the other stations in the City do have retail stores on their sites. The addition of the retail store at the subject site will increase the consistency of products and services that are offered at gasoline service stations within the City and the change to the operating hours would increase the availability of gasoline which will be benefit to all citizens. b. The proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. This finding can be made in the affirmative in that the CUP includes conditions of approval to ensure compliance with all applicable health and safety codes. The applicant will be requ ired to obtain a building permit for the interior improvements required to create the retail store and to comply with all applicable building and fire code standards. Commercial land uses surround the site on all four sides and two arterial streets (Prospect Avenue and Saratoga-Sunnyvale Road) border the site on two sides. There are no residential land uses in the immediate vicinity of the project site which would be impacted by the canopy and signs remaining illuminated during the nighttime hours after t he retail store closes (11:00 p.m. to 6:00 a.m.). c. The proposed conditional use will comply with each of the applicable provisions of the Saratoga Municipal Code. This finding can be made in the affirmative in that the CUP includes conditions of approval to ensure compliance with zoning requirements. Any intensification of this use will require an amended CUP. The City shall retain continuing jurisdiction over the CUP and may, at any time, modify, delete, or impose, any new conditions of the permit to preserve the public health, safety, and welfare. d. The proposed conditional use will not adversely affect existing or anticipated uses in the immediate neighborhood and will not adversely affect surrounding properties or the occupants thereof. This finding can be made in the affirmative in that the gasoline service station and associated retail use is separated from nearby residential uses by existing commercial centers and arterial streets. There are no residential land uses in the immediate vicinity of the project site which would be impacted by the canopy and signs remaining illuminated during the nighttime hours after the retail store closes (11:00 p.m. to 6:00 a.m.). Additionally, operating hours of the retail store are limited to 6:00 a.m. to 11:00 p.m. to further reduce impacts to surrounding properties or occupants. Section 4: The City of Saratoga Planning Commission hereby approves PCUP20-0003, for the project located at 12015 Saratoga-Sunnyvale Road, subject to the Conditions of Approval attached hereto as Exhibit 1. 15 12015 Saratoga-Sunnyvale Road Application # PCUP20-0003 Resolution #20-023 Page | 3 PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 9th day of December 2020 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Razi Mohiuddin Chair, Planning Commission 16 12015 Saratoga-Sunnyvale Road Application # PCUP20-0003 Resolution #20-023 Page | 4 Exhibit 1 CONDITIONS OF APPROVAL PCUP20-0003 12015 SARATOGA-SUNNYVALE ROAD CONDITIONS OF APPROVAL A. GENERAL 1. Conditions may be modified only by the Planning Commission unless modification is expressly otherwise allowed by the city code including but not limited to sections 15-80.120 and/or 16- 05.035, as applicable. 2. The Planning Commission shall retain continuing jurisdiction over the Conditional Use Permit and may, at any time, modify, delete, or impose, any new conditions of the permit to preserve the public health, safety, and welfare. 3. Any intensification of the uses approved under this Use Permit shall require an amended Conditional Use Permit. Examples of intensification of use include, but are not limited to, physical changes to the site or structures that result in ongoing increases in traffic, noise, or other physical effects. 4. The uses/structures/project shall maintain compliance with all applicable requirements of the City, including, without limitation, the requirements of the Saratoga Zoning Regulations. The uses/structures/project shall at all times operate in compliance with all applicable regulations of the State, County, and/or other governmental agencies having jurisdictional authority over the use pertaining to, but not limited to, health, sanitation, safety, and water quality issues. B. COMMUNITY DEVELOPMENT 5. This resolution supersedes all previous use permit resolutions issued for a gasoline service station at this site. 6. The retail store shall be open and operated only between the hours of 6:00 a.m. to 11:00 p.m., seven days a week. The lights of the retail store shall be off during non-business hours. 7. All gasoline pumps including storage tanks shall comply with the regulations of the San Francisco Bay Area Pollution Control District and with the City of Saratoga’s Hazardous Materials Storage Ordinance. 8. Sign permit approval is required for any price or identification signs for the stations use. 9. Any other exterior modification to the gasoline service station or use intensification will require approval by the Planning Commission. 17 12015 Saratoga-Sunnyvale Road Application # PCUP20-0003 Resolution #20-023 Page | 5 10. The station shall be kept in good repair and free of dilapidated autos or other eyesores. 11. Per Section 15-55.100 of the City Code, this application shall remain under the continuous jurisdiction of the Planning Commission. Any violation of the above code shall constitute grounds for consideration of use permit revocation. 12. The station shall be operated in accordance with the most current Best Management Practices for Gasoline Stations promulgated by the Santa Clara Valley Non-Point Source Program and/or City to control Non-Point Source Pollution. 13. All applicable requirements of the State, County, City and other governmental entities must be met. BUILDING DEPARTMENT SUBMITTAL 14. 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. … End of Conditions … 18 19 20 21 22 23 24 25 26 27 28 29 REPORT TO THE PLANNING COMMISSION 15180 Pepper Lane Meeting Date:December 9, 2020 Application: PDR20-0003 / ARB20-0010 Address/APN:15180 Pepper Lane /510-03-006 Property Owner:Jahangir and Melissa Hasan From:Debbie Pedro, Community Development Director Report Prepared By:Victoria Banfield,Associate Planner 30 Report to the Planning Commission 15180 Pepper Lane – Application # PDR20-0003 / ARB20-0010 December 9, 2020 Page | 2 PROJECT DESCRIPTION The applicant is requesting Design Review approval to construct a new two-story, 5,509 square foot single-family home, which includes a 465 square foot attached garage and a 621 square foot attached accessory dwelling unit. Five (5) protected trees are requested for removal. STAFF RECOMMENDATION Adopt Resolution No.20-022 approving the proposed residence subject to conditions of approval included in Attachment 1. Pursuant to City Code Section 15-45.060(a)(3), Design Review Approval by the Planning Commission is required because the project includes a structure over eighteen feet in height. PROJECT DATA Gross/Net Site Area: 33,537sq. ft. gross site area / 31,589 sq. ft. net site area Average Site Slope: 6.5% General Plan Designation: RVLD (Residential Very Low Density) Zoning: R-1-40,000 Proposed Allowed/Required Site Coverage Residence/Garage/ADU Walkways/Patios/Pool Permeable Paver Driveway Total Proposed Site Coverage 3,726 sq. ft. 5,195 sq. ft. 1,133.5 sq. ft. 10,054.5 sq. ft. (31.8%) 11,856 sq. ft.* (35%) Floor Area First Floor Living Area Second Floor Living Area Ceiling Height over 15’ Garage Accessory Dwelling Unit Total Proposed Floor Area 2,379 sq. ft. 1,560 sq. ft. 484 sq. ft. 465 sq. ft. 621 sq. ft. 5,509 sq. ft. 6,176 sq. ft.* Height 26’ 26’ Setbacks Front: Right Side: Left Side: Rear: 1st Floor 2nd Floor 45’1” 45’1” 11’9” 16’9” 15’2” 20’2” 215’9” 234’8” 1st Floor 2nd Floor 30’ 30’ 9’9” 14’9” 9’9” 14’9” 50’ 60’ Grading Cut 815 CY Fill 255 CY Export 560 CY No grading limit in the R-1-40,000 zoning district *Includes an additional 800 sq.ft. site coverage and floor area allowance for an ADU pursuant to City Code Section 15-56.025(a)(5)(b). 31 Report to the Planning Commission 15180 Pepper Lane – Application # PDR20-0003 / ARB20-0010 December 9, 2020 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The subject property is located on the eastern side of Pepper Lane, south of Park Drive and north of Robin Way. The site is located in the R-1-40,000 zoning district and is currently developed with a single-story main residence, detached garage, and detached guest house. The surrounding uses consist of single-family residences to the east, west, north, and south. Twenty-one (21) trees, which are protected by the Saratoga City Code, were inventoried on the site by the project arborist. Project Description The proposed project would include the demolition of the existing home, detached garage, and detached guest house, and the construction of a new two-story 5,509 square foot single-family home, which includes a 465 square foot attached garage and a 621 square foot attached accessory dwelling unit. The 3,949 square foot first floor of the residence would consist of a family room, kitchen, study, laundry room, one bedroom, two bathrooms, a courtyard, two-car garage, and a studio ADU. The 1,560 square foot second floor would consist of three bedrooms, a game room, and three bathrooms. One balcony is proposed on the second floor facing the rear yard. Architecture/Design The project would have a contemporary Tudor architectural style. Exterior materials and colors would consist of light gray-tan stucco walls, light gray stone veneer, red brick, and light gray flat tile roofing. The variety of exterior materials and the roof structure dividing the two floors provides architectural articulation to break up the mass of the home. The applicant has provided a color and materials board which will be available for review at the site visit. (Attachment 6) Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Stucco (light gray-tan) Stone Veneer (light gray) Brick (red) Trim Wood (white) Windows Clear Glazing with Lites (white) Doors Wood (brown) Roof Flat Tile (light gray) Trees The project arborist inventoried twenty-one (21) trees on the site, which are protected. One Mexican fan palm, one Avocado tree, and three Italian cypress trees located at the rear of the residence near the northern property line have been deemed to be in poor condition by the project arborist and are proposed to be removed. The City Arborist is able to make the findings and recommend approval for the removal of the five (5) requested trees. All protected trees to remain in the vicinity of the project will be protected prior to building permit issuance and throughout the duration of the project. The applicant is required to place a tree security deposit of $125,200 and install tree protection fencing on 32 Report to the Planning Commission 15180 Pepper Lane – Application # PDR20-0003 / ARB20-0010 December 9, 2020 Page | 4 the site. Details of the arborist report findings and descriptions of the trees to be preserved are included in the Arborist Report. (Attachment 2) Landscaping The majority of the existing landscaping is proposed to remain. The existing asphalt driveway will be replaced with a permeable paver driveway and the existing artificial turf in the front yard will be replaced with low plants and shrubs. The applicant will be required to demonstrate compliance with the Water Efficient Landscape Ordinance when the application is submitted to the Building Department. Geotechnical Review This project is not located in a geo hazard zone therefore Geotechnical review was not required. 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 the location of the new residence and pool, as well as contouring the site as necessary to direct water to landscaped areas. b. All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15-50.080. This finding can be made in the affirmative in that the City Arborist has reviewed and recommends approval for the proposed removal of five (5) protected trees. The number of trees to be removed is being kept to a minimum and limited to trees that are in poor condition and in conflict with the location of the project. A total of sixteen (16) protected trees will remain on the site. 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 second story has a proposed height that does not exceed the maximum allowable height for a single-family residence and proposed setbacks that are greater than the minimum required by the zoning district. No community viewsheds are located in the vicinity of the project. 33 Report to the Planning Commission 15180 Pepper Lane – Application # PDR20-0003 / ARB20-0010 December 9, 2020 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 the project will create a two-story residence in a neighborhood with both one and two-story structures, fitting with the context of other residences within its vicinity. The project includes architectural elements consistent with the contemporary Tudor 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 hardscape will be less than 50% of the front setback area and limited to a permeable paver driveway. The existing artificial turf in the front yard will be replaced with low plants and shrubs 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 development will not unreasonably impair the ability of adjoining properties to utilize solar energy as the project exceeds required setbacks. 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. 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 as the project is not on a hillside lot. The project is not located on a ridgeline, and will not affect any significant hillside features or community viewsheds. 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 submitted five (5) completed neighborhood notification forms, which had no negative project related comments (Attachment 3). 34 Report to the Planning Commission 15180 Pepper Lane – Application # PDR20-0003 / ARB20-0010 December 9, 2020 Page | 6 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, including small structures. The project, as proposed, is for the construction of a new residence in a suburban, residential area. ATTACHMENTS 1. Resolution No. 20-022 2. Arborist Report 3. Neighbor Notification Forms 4. Story Pole Certification 5. Project Plans 6. Material Board 35 At RESOLUTION NO: 20-022 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR20-0003 AND ARBORIST REPORT ARB20-0010 15180 PEPPER LANE (APN 510-03-006) WHEREAS, on February 10, 2020 an application was submitted by Azadeh Masrour on behalf of Jahangir and Melissa Hasan, requesting Design Review approval to construct a new 5,509 square foot two-story residence, which includes a 465 square foot attached garage and a 621 square foot attached accessory dwelling unit, located at 15180 Pepper Lane (APN 510-03-006). Five (5) 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 December 9, 2020 the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City Staff, the applicant, and other interested parties. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3(a) of the Public Resources Code (CEQA). This exemption allows for the construction of a single- family residence and small structures in a residential area. Section 3: The proposed residence 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 proposed residence 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 36 15180 Pepper Lane Application # PDR20-0003 / ARB20-0010 Resolution #20-022 Page | 2 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 PDR20-0003 and ARB20-0010 located at 15180 Pepper lane (APN 510-03-006), 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 9th day of December 2020 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Razi Mohiuddin Chair, Planning Commission 37 15180 Pepper Lane Application # PDR20-0003 / ARB20-0010 Resolution #20-022 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR20-0003 AND ARB20-0010 15180 PEPPER LANE (APN 510-03-006) 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. 38 15180 Pepper Lane Application # PDR20-0003 / ARB20-0010 Resolution #20-022 Page | 4 COMMUNITY DEVELOPMENT DEPARTMENT 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 September 28, 2020. 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: 39 15180 Pepper Lane Application # PDR20-0003 / ARB20-0010 Resolution #20-022 Page | 5 a. To the extent feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolong exposure to water shall be specified. b. To the extent feasible, pest resistant landscaping plants shall be used throughout the landscaped area, especially along any hardscape area. c. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. d. 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. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department valued at 150% of the estimated cost of the installation of such landscaping shall be provided to the City. 13. 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. 14. A Building Permit must be issued and construction commenced within 36 months from the date of adoption of this Resolution or the Design Review Approval will expire unless extended in accordance with the City Code. FIRE DEPARTMENT 15. The owner/applicant shall comply with all Fire Department requirements. CITY ARBORIST 16. All requirements in the City Arborist report dated October 15, 2020 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. ENGINEERING 17. 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. 40 15180 Pepper Lane Application # PDR20-0003 / ARB20-0010 Resolution #20-022 Page | 6 18. 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. 19. Per Design Review PDR20-0003, no improvements in the public right-of-way are required. 20. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 21. All new/upgraded utilities shall be installed underground. 22. 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 usable condition. All spills of soil, rock or construction debris shall be removed immediately. 23. 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). 24. All building and construction related activities shall adhere to New Development and Construction – Best Management Practices as adopted by the City for the purpose of preventing storm water pollution: a. Owner shall implement construction site inspection and control to prevent construction site discharges of pollutants into the storm drains per approved Erosion Control Plan. b. The City requires the construction sites to maintain 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. c. 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. 25. Prior to the commencement of any earthwork/grading activities, the permittee shall arrange a pre-construction meeting. The meeting shall include the City of Saratoga Grading Inspector (408-868-1201), the grading contractor, and the project Soils Engineer. The permittee or representative shall arrange the pre-construction meeting at least 48 hours prior to the start of any earthwork activities. 41 15180 Pepper Lane Application # PDR20-0003 / ARB20-0010 Resolution #20-022 Page | 7 26. Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans. 27. Upon the completion of this project the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor and verified by the City's building inspector to be properly elevated. Such certification and verification shall be provided to the City’s Floodplain Administrator. BUILDING DEPARTMENT SUBMITTAL 28. 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 October 15, 2020 printed onto a separate plan page; and c. All additional drawings, plans, maps, reports, notes, and/or materials required by the Building Division. d. This signed and dated Resolution printed onto separate construction plan pages. e. 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. 42 Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 www.saratoga.ca.us/171/trees 508.479.9540 CITY OF SARATOGA ARBORIST APPROVAL Conditions of Approval and Tree Protection Plan Prepared by Daniel Jackman, Contract Arborist Application No.ARB20-0010 Phone: (508) 479-9540 Address:15180 Pepper Ln Email: daniel.jackman@davey.com Owner:Jahangir & Melissa Hasani APN:510-03-006 Date:October 15, 2020 PROJECT SCOPE: The applicant has submitted plans to demolish the existing house and associated structures and to build a new two story home with an attached garage, an attached ADU and a pool. Five trees (#6-10) that are protected by City Code are requested for removal to construct the project. PROJECT DATA IN BRIEF: Tree security deposit – Required - $125,200 Tree protection – Required – See Conditions of Approval and attached map. Tree removals – Trees #6-10 are approved for removal once building permits have been issued. Replacement trees – Required = $6,170 ATTACHMENTS: 1 – Findings and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map Showing Tree Protection 1 43 15180 Pepper Ln City of Saratoga Arborist Review October 15, 2020 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. Three italian cypress trees (#6-8) have been deemed to be in poor condition by the project arborist and are in conflict with the design. One Mexican fan palm (#9) and one Avocado tree (#10) are in conflict with the proposed design as well, with significant impacts anticipated. These five trees 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 6 Italian cypress 1 Tree in Poor condition 7 Italian cypress 1 Tree in Poor condition 8 Italian cypress 1 Tree in Poor condition 9 Mexican fan palm 1 Severe impacts anticipated 10 Avocado 1 Tree in Poor Condition 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. Shall include the Tree Location Map(T-1), Tree Protection Plan(T-1-T-2), and the Arborist Recommendations & Additional Tree Protection Notes from the arborist report by Kurt Fouts dated January 15, 2020; amended September 26, 2020; 2. Shall include the Project Data in Brief, the Conditions of Approval, and the map showing tree protection sections of the City Contract Arborist report dated October 15, 2020. 2 44 15180 Pepper Ln City of Saratoga Arborist Review October 15, 2020 Attachment 1: TREE INFORMATION Project Arborist: Kurt Fouts Date of Amended Report: September 26, 2020 Number of protected trees inventoried: 21 Number of protected trees requested for removal: 5 A table summarizing information about each tree is below. Table 1: Tree information from submitted arborist report dated 1/15/2020, Amended 9/26/2020. Tree # DBH (in) Protecte d Species Ht/Sp (Ft) Health Structure Suitability for Preservation TPZ (Ft) Impacts Retention or Removal Code 1 54 Yes Peruvian Pepper 35/40 Fair Fair Fair 35 Low to Moderate Retain 2 7,5 No Yucca 12/5 Fair Poor Poor N/A High Retain 3 30 Yes Atlas Cedar 80/35 Fair Fair Fair 22 Moderate Retain 4 6 No Cypress 20/5 Poor Poor Poor N/A Low Retain 5 8 No Italian cypress 60/4 Poor Fair Poor N/A High Retain 6 10 Yes Italian cypress 60/4 Fair-poor Fair Poor N/A High Remove 7 11 Yes Italian cypress 60/4 Fair-poor Fair Poor N/A High Remove 8 12 Yes Italian cypress 60/4 Fair-poor Fair Poor N/A High Remove 9 18 Yes Mexican fan palm 75/6 Fair Fair Fair N/A High Remove 10 19,16 Yes Avocado 30/40 Poor Poor Poor N/A Moderate Remove 11 22 Yes Atlas cedar 60/25 Good Good Good 16 Low Retain 12 4,3,3,3 No Crape myrtle 15/10 Good Fair Good 6 Moderate Retain 13 16 Yes Mexican fan palm 45/10 Good Good Good 6 Low to none Retain 14 6 No apricot 10/10 Fair Fair Fair 6 Low to none Retain 15 16 Yes Coast live oak 35/15 Fair Fair Fair 12 Low to none Retain 16 28 Yes Coast live oak 50/30 Good Good Good 21 Low to none Retain 17 28 Yes Coast live oak 50/30 Good Good Good 21 Low to none Retain 18 17,13 Yes Coast live oak 50/30 Good Fair Good 17 Low to none Retain 19 9,9 Yes Coast live oak 35/15 Fair Fair Fair 10 Low to none Retain 20 4,4 Yes Coast live oak 15/6 Good Good Good 6 Low to none Retain 21 3.5 No Coast live oak 15/6 Good Good Good 6 Low to none Retain 1-A 12,12 Yes Coast live oak 30/15 Fair Fair Fair 13 Moderate Retain 2-A 30 Yes Coast live oak 50/40 Fair Fair Fair 22 Moderate Retain 3 45 15180 Pepper Ln City of Saratoga Arborist Review October 15, 2020 3-A 16 Yes Coast live oak 45/30 Fair Fair Fair 12 Low Retain 4-A 36 Yes Blue atlas cedar 70/30 Fair Fair Fair 27 Low Retain 5-A 30 Yes Coast live oak 50/40 Good Good Good 22 Low Retain 6-A 24 Yes Coast redwood 65/15 Good Fair Good 18 Low Retain Table 2: Appraised values of protected trees from arborist report dated 1/15/2020, Amended 9/26/2020. Tree # Species DBH (in) Species Condition Rating Site Contribution Placement Appraised Value (Dollars) 1 Peruvian Pepper 54 50% 62% 80% 75% 70% $22,500 3 Atlas Cedar 30 90% 75% 80% 70% 70% $16,800 6 Italian cypress 10 50% 43% 80% 75% 60% $880 7 Italian cypress 11 50% 43% 80% 75% 60% $990 8 Italian cypress 12 50% 43% 80% 75% 60% $1,100 9 Mexican fan palm 18 50% 75% 80% 70% 70% $1,500 10 Avocado 19,16 30% 31% 80% 40% 75% $1,700 11 Atlas cedar 22 90% 88% 80% 70% 70% $11,200 13 Mexican fan palm 16 50% 81% 80% 70% 70% $1,300 15 Coast live oak 16 90% 72% 80% 60% 60% $4,870 16 Coast live oak 28 90% 75% 80% 60% 60% $13,600 17 Coast live oak 28 90% 75% 80% 60% 60% $13,600 18 Coast live oak 17,13 90% 72% 80% 60% 60% $9,100 19 Coast live oak 9,9 90% 68% 80% 60% 60% $3,300 20 Coast live oak 4,4 90% 75% 80% 60% 60% $1,520 1-A Coast live oak 12,12 90% 65% 80% 70% 60% $5,600 2-A Coast live oak 30 90% 69% 80% 75% 70% $15,900 3-A Coast live oak 16 90% 69% 80% 75% 70% $5,200 4-A Blue atlas cedar 36 90% 72% 80% 70% 70% $22,800 5-A Coast live oak 30 90% 75% 80% 75% 60% $16,600 6-A Coast redwood 24 90% 72% 80% 70% 65% $8,600 Total Value of Appraised Trees (including neighbor trees): $178,660 Value of Trees Outside of Proposed Scope: $47,290 Appraised Value of Removals (to be replaced): $6,170 Required Security Deposit (100% of tree appraisal): $125,200 * Trees #1-A, 2-A, 3-A, 4-A, 5-A & 6-A are located on properties not owned by the applicant. ** Trees #6-10 are proposed for removal. *** Protected trees #13-20 are outside of the proposed Limits of Disturbance and are not required in the security deposit. **** Tree #3-A has been rounded to the nearest $100 per City Code. 4 46 15180 Pepper Ln City of Saratoga Arborist Review October 15, 2020 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. 5 47 15180 Pepper Ln City of Saratoga Arborist Review October 15, 2020 Attachment 3: 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: a. 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. 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. 3. Final Plan Sets: a. Shall include the Tree Location Map(T-1), Tree Protection Plan(T-1-T-2), and the Arborist Recommendations & Additional Tree Protection Notes from the arborist report by Kurt Fouts dated January 15, 2020; amended September 26, 2020 copied onto a plan sheet. b. Shall include the Project Data in Brief, the Conditions of Approval, and the map showing tree protection sections of the City Contract Arborist report dated October 15, 2020. 4. Tree Protection Security Deposit: a. Is required per City Ordinance 15-50.080. b. Shall be $125,200 for tree(s) #1, #1-A, #2-A, #3, #3-A, #4-A, #5-A, #6-A & #11, 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, 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: 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 2-inch diameter galvanized posts, driven 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 CONTRACT CITY ARBORIST, DAN JACKMAN (508) 479-9540”. f. Wherever protection is needed outside of fences, or around trees protected with straw wattle, unprocessed wood chips, or approved equivalent, shall be placed to the edge of the tree’s canopy and to a depth of 6 inches. g. Call Contract City Arborist, Dan Jackman at (508) 479-9540 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 48 15180 Pepper Ln City of Saratoga Arborist Review October 15, 2020 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. 7. Work inside fenced areas: a. Requires a field meeting and approval from City Arborist before performing work. b. Requires Project Arborist on site to monitor work. 8. Project Arborist: a. Shall be Kurt Fouts unless otherwise approved by the City Arborist. b. Shall visit the site every two weeks during grading, trenching or digging activities and every six weeks thereafter. A letter/email shall be provided to the City after each inspection which documents the work performed around trees, includes photos of the work in progress, and provides information on tree condition during construction. c. 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. d. Shall supervise any permitted demolition to be done by hand of the existing driveway when within the TPZ or beneath the canopy of a protected tree (whichever is greater). e. Shall supervise any permitted excavation to be done by hand for the new pervious paver driveway when within the TPZ or beneath the canopy of a protected tree (whichever is greater). 9. Tree removal: a. Trees #6, #7, #8, #9, & #10 meet the criteria for removal and may be removed once building division permits have been obtained. 10. New trees: a. New trees equal to $6,170 shall be planted as part of the project before final inspection and occupancy of the new home. New trees may be of any species and planted anywhere on the property as long as they do not encroach on retained trees. 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 b. Trees 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. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 11. Damage to protected trees that will be retained: a. Should any protected 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. 7 49 15180 Pepper Ln City of Saratoga Arborist Review October 15, 2020 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 b.Water loving plants and lawns are not permitted under oak tree canopies. 12.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 the Contract City Arborist for a final inspection. Before scheduling a final inspection from the Contract City Arborist, have the project arborist do an inspection, prepare a letter with their findings and provide that letter to the City for the project file. 8 50 15180 Pepper Ln City of Saratoga Arborist Review October 15, 2020 Attachment 4: Tree Protection Zone Map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BENCHMARK:ELEV. 100.00'MAG NAILEX. MAN HOLE20 20 APN NO.: 510-03-006LOT GROSS AREA: 33,537± SFEX. DRIVEWAYAsphaltBRICK WALL 351PEPPER LANET-3 29" DeodarCedar TREEEX. HOUSEFF 98.7EX. BUILDINGEX. BUILDINGFOUND CITYMONUMENTREMOVE (E)BRICK WALL &PillarEDGE OFPAVEMENT103.50EDGE OFPAVEMENT107.17EX.UTILITY POLEEDGE OFPAVEMENT110.70EX.UTILITY POLET16 Coast Live OakDBH 28"T17 Coast Live OakTREEDBH 28"T18 Coast Live Oak TREEDBH 17", 13"T19 Oak TREEDBH 9" , 9"(E) 7" PlumTREET15 Coast Live Oak TREEDBH 16"T14 Apricot TreeDBH 6"RemoveT13 16" Fan PalmRemoveRemove T-10 43" AvocadoTREE(E) 24" PalmEX. WOOD DECK(E) 6" TREE6" TREEEX. SEWER VALVEEX. BRICK WALLEX. BRICK PORCHREMOVE (E) 15" YuccaNot a treeEX. BRICK PORCHEX. AC.EX. AC.EX. UTILITY BOXEX. WATERVALVEEX. WATER METER(BASIS OF BEARINGS) GGAS METEREX. BUILDINGEX. Trash StorageLOT GROSS NET AREA: 31,589± SFREMOVE (E) 20" YUCCA(E) 12" Italian Cypress(E) 10" Italian Cypress24" LAMP POSTEX. BRICK BBQSTATIONEX.AGGREGATE CONCRETEEX. AGG. CONC.EX. BRICK PLANTER 97.24EX. BRICK WALKEX. ASPHALTEX. BRICKFOUND CITYMONUMENTN0°15'15"W 230.23'N0°15'15"W 230.23'N0°15'15"W 230.00' R1N89°51'45"E 344.19' R1S0°15'15"E 97.44' R1S89°51'45"W 344.19' R1N0°15'15"W 97.44' R189.190.389.791.392.590.992.393.091.893.394.293.194.495.594.197.096.097.497.697.398.498.199.695.998.299.497.298.6100.795.296.698.3100.1100.5N89°51'45"E 344.19'S89°51'45"W 344.19'N0°15'15"W 230.00' M-M89.490.391.589.390.191.492.490.491.192.392.991.291.893.294.091.693.094.195.192.694.195.896.094.693.796.197.797.696.798.296.899.299.2???96.397.498.5100.996.397.498.7100.397.398.613'-6" x 25'-2"28'-4" x 13'-6"8'-7" X 1'-9"11'-1" x 15'-3"20'-0" x 21'-0"1'-7" X 7'-11"13'-11" x 13'-11"3'-2" X 5'-2"16'-0" x 29'-10"6'-0" X 9'-7"11'-4" x 8'-7"5'-11" x 6'-0"32'-8" x 18'-1"18'-5" x 22'-3"16'-4" x 14'-0"4 : 124 : 12193190GarageCourtGuest suitepowderLaundryMaster BdrmFamilypantryEntryMaster BathStudyKitchenGUEST SUITESTUDYBATHENTRYEX. BRICK PLANTERSREMOVEREMOVEREMOVEREMOVEEX. WALLREMOVEREMOVEREMOVEREMOVEREMOVEREMOVEREMOVERELOCATEREMOVE ALLREMOVET1 Peruvian Pepper TreeDBH 54"REMOVE (E) Artificial TurfBy hand to protect tree Root zoneUnder Supervision of Project ArboristApprox 1222sfREMOVEREMOVEJP97'-538"(N) AtriumPlant bed(N) AtriumPlant bed(N) AtriumPlant bed(N) AtriumPlant bedRemove EX. WALLREMOVEREMOVEREMOVEREMOVEEX. WALLREMOVE EX. WALLW REMOVE (E) Brick Wall & PillarsKeep Picket FenceMailREMOVE EX. BRICK RETAINING WALLREMOVE EX. BRICK RETAINING WALLREMOVE EX. BRICK RETAINING WALL EX.LANDSCAPEEX. DRIVEWAYAsphaltREMOVE (E) Driveway ApronAsphaltRemove (E) Yuccas (E) Driveway ApronAsphalt(E) Landscape(E) Landscape(E) LandscapeEX. GARAGEREMOVEEX. Artificial TurfApprox 682sfREMOVEREMOVEEX BRICKREMOVEREMOVEEX Conc.REMOVEFire PitREMOVE EX. WALLREMOVE (E) Conc. Steps& wall24" LAMP POSTREMOVERELOCATE 4ct RosesEX. BUIDLINGREMOVEREMOVEEX BroomShrubs alongfence lineEX. Off StreetParkingRemove (E) Potato Vine Shrub, Ivy, and YuccasREMOVE(E) DEAD FRUIT TREE AND YUCCASRemove BenchRemove (E) Water Feature and Brick ArchTREE PROTECTIONREMOVE EX.LANDSCAPEREMOVE EX. BRICK RETAINING WALL(N) Prune or RemoveEXISTING Landscapefor Driveway Visibility 10' fromStreet. Max height of Shrubs3'. Clear lower limbs of anytrees that may obstructvisibility.(N) Prune or RemoveEXISTING Landscapefor Driveway Visibility 10' fromStreet. Max height of Shrubs3'. Clear lower limbs of anytrees that may obstructvisibility.10'-0"10'-0"TREE PROTECTIONTREE PROTECTIONTREE PROTECTION FENCEXXXXXXXXT2-A 30" Oak TREET11 22" AtlasCedar TREETREE PROTECTIONTREE PROTECTIONTREE P R O T E C TI O N TREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE PROTECTIONT-5 30" Oak TREET4-A 36" Blue AtlasCedar TREET6-A Coast Redwood TREEDBH 24"T3-A 16" Oak TREET1-A 12" 12" OakTREEEX. DRIVEWAYAsphaltCAUTION aroundOak Drip line androot zoneREMOVEREMOVE T5, T6, T7, T8 ItalianCypress DBH 8", 11", 10", 12"T12 Crape Myrtle TREEDBH 4", 3", 3", 4"Add to DripT20 Oak TREEDBH 4" , 4"T21 Oak TREEDBH 3" , 5"Revisions Date ByKL DesignsSan Jose, CA 95118 Phone: (408) 910-3198L- 01Job No 1355Drawn By: KALDate: 121719 Hasan Residence15180 Pepper Ln.Saratoga CA 95070Revised 031320 KALRevised 031720 KALRevised 043020 KALRevised 061220 KALRevised 062720 KAL66 30303056COBENCHMARK:ELEV. 100.00'MAG NAILAPN NO.: 510-03-006LOT GROSS AREA: 33,537± SFBRICK WALL 351PEPPER LANET3 29" Deodar Cedar TREEEX. HOUSEFF 98.7FOUND CITYMONUMENTEDGE OFPAVEMENT103.50EX.UTILITY POLET2-A 30" Oak TREET16 Oak TREET17 Oak TREET18 Oak TREET19 Oak TREE(E) 7" Plum TREET15 Oak TREET14 ApricotTREE(E) 6" Crape Myrtle TREET11 AtlasCedar TREE(E) 6" TREE6" TREEEX. SEWER VALVEEX. WATERVALVE(BASIS OF BEARINGS) GGAS METERLOT GROSS NET AREA: 31,589± SFN0°15'15"W 230.00' R1N89°51'45"E 344.19' R1S0°15'15"E 97.44' R1S89°51'45"W 344.19' R1N0°15'15"W 97.44' R189.190.389.791.392.590.992.393.091.893.394.295.598.199.695.999.4100.7100.1100.5N89°51'45"E 344.19'S89°51'45"W 344.19'N0°15'15"W 230.00' M-M89.490.391.589.390.191.492.490.491.192.392.991.291.893.294.091.695.192.696.899.299.2100.9100.313'-6" x 25'-2"28'-4" x 13'-6"8'-7" X 1'-9"11'-1" x 15'-3"20'-0" x 21'-0"1'-7" X 7'-11"13'-11" x 13'-11"3'-2" X 5'-2"16'-0" x 29'-10"6'-0" X 9'-7"11'-4" x 8'-7"5'-11" x 6'-0"32'-8" x 18'-1"18'-5" x 22'-3"16'-4" x 14'-0"4 : 124 : 12GarageCourtGuest suitepowderLaundryMaster BdrmFamilypantryEntryMaster BathStudyKitchenGUEST SUITESTUDYBATHENTRYPOOLJP97'-538"NEW WALLWMail(N) Outdoor Rated FlooringAdd area drains anddrainage system(N) Paver DrivewayPacific Interlock Hydro-Flo 100% Permeable PaversCity Coverage allocation 50% of 2267sf = 1133.5sf(N) Travertine Patio 2651sfSmooth transition with patio and interior floorSlope away from the house, add air wells withoutdoor grates for any crawl space vents8' Deep3' DeepBeach EntrySeat &Emergency EgressSafety Cover under copingStorage under pavement3'-0"3'-0"4'-0"880sf with coping756sf Surface areaPool Slide percontractor15'-0"11'-878" 8.6sf(N) PoolequipmentConc. pad30sf(N) Travertine Patio(N) Travertine Patio(N) Travertine Patio(N) Lg Slab Flagstone PatioSet on Sand, on BaseNo Edging, Natural BorderPercolating Jointsapprox 238sf13'-0"(N) Water Featureon Pool PumpNew Lawn 925sfDrought Tolerant Fescue6ct Hunter MP Rotator Sprinklers2x4 PT wood EdgingFestuca x `Champion`(925 sf)43'-0"21'-6"43'-478"(E) LandscapeOpen Space(N) 3" Deep Bark Mulch(E) Landscape(E) Landscape(E) Landscape(N) 3" Deep Bark Mulch(N) 3" Deep Bark Mulch(N) 3" Deep Bark Mulch(N) 3" Deep Bark MulchGaillardia x `Arizona Sun`(6)Symphoricarpos x doorenbosii `Amethyst`(3)Iris douglasiana `Pacific Coast Hybrids`(17)Ceanothus x `Marie Simon`(5)Rosmarinus officinalis `Prostratus`(5)Ceanothus x `Dark Star`(4)Carpenteria californica(4)Salvia spathacea(6)Salvia x `Bee`s Bliss`(8)Aquilegia formosa(6)Epilobium canum latifolium `Everett`s Choice`(3)Lupinus albifrons(2)Ribes sanguineum glutinosum(3)Polystichum munitum(9)Calycanthus occidentalis(3)Salvia greggii `Pale Pink`(3)Ceanothus x `Marie Simon`(3)Symphoricarpos x doorenbosii `Amethyst`(2)Asparagus densiflorus `Myers`(5)Phormium tenax `Jester`(8)Salvia microphylla `Hot Lips`(3)Carex divulsa(14)Eriobotrya deflexa Std(6)Lupinus albifrons(3)Cistus "Silver Pink"(2)Phormium tenax `Jester`(6)Asparagus densiflorus `Myers`(8)Salvia microphylla `Hot Lips`(3)Polygala fruticosa `Petite Butterfly`(8)Cistus "Silver Pink"(1)Salvia greggii `Deep Red`(6)1335sf143sf109sf23sf691sf303sf131sf330sf42sf62sf212sf400sf(N) 3" Deep Bark Mulch(N) 16x16 Precast Concrete Step stonesT1 Peruvian Pepper Tree(N) Crushed Gravel Approx 325sf(N) 48" Gate and fence per Pool Code(N) 6' Fence per Pool Code(N) 6' Fence per Pool Code(N) 6' Fence per Pool Code(N) 6' Fence per Pool Code (N) 6' Fence per Pool Code(E) Wrought Iron Fence(E) Landscape5ct Fruit Trees add to drip18'-734"21'-31116"Carpenteria californica(2)Heteromeles arbutifolia(3)(N) 3" Deep Bark Mulch(N) Travertine Patio 703sf(N) 18" Travertine Steps 136sfw/ recessed LED LV Lighting1'-6"(N) Paver PathPacific Interlock Hydro-Flo100% Permeable PaversCity Coverage allocation 50%of 443sf = 221.5sf(N) 20' Long5' WidePaverRamp8'-0"KEEP EX. WALLPolygala fruticosa `Petite Butterfly`(10)Carpenteria californica(4)Heuchera x `Santa Ana Cardinal`(13)Diplacus aurantiacus(8)Achillea millefolium(3)(N) 48" Gate and fence per Pool Code(N) 6' Fence per Pool Code14'-21516"(N) Add GFCI(E) Mulberry TREE(E) Landscape(N) Prune or RemoveEXISTING Landscapefor Driveway Visibility 10' fromStreet. Max height of Shrubs3'. Clear lower limbs of anytrees that may obstructvisibility.(N) Prune or RemoveEXISTING Landscapefor Driveway Visibility 10' fromStreet. Max height of Shrubs3'. Clear lower limbs of anytrees that may obstructvisibility.10'-0"10'-0"10'-0"Front Setback Area 2869sfCenter 1335sf + rt side drive 165sf +left side of drive 215sf = 1715sflandscape areaLandscape area 1715/2869 = 59%TREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE P R OTE CTI O N TREE PROTECTIONTRUNK WRAP PERARBORIST REPORTTREE PROTECTIONTRUNK WRAP PERARBORIST REPORTTREE PROTECTIONTREE PROTECTIONEX. GARAGE Removed30'-0"30' FRONT SETBACKTREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE PROTECTIONT-5 30" Oak TREET4-A 36" Blue AtlasCedar TREET6-A Redwood TREET3-A 16" Oak TREET1-A 12" Oak TREEPlatanus racemosa(1)(N) Pool Plumbing(N) Pool Electrical (N) Pool Electrical (N) Pool Water Line (N) Water Main (N) Water Meter (N) Sewer Main Platanus racemosa(1)T21 Oak TREET20 Oak TREEPLANT SCHEDULELW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3MW- 0.54,050 sf plus 78 sf for each 1,000 sf of net site area over 15,000 sf =5376 sfallowable lot coverage: 35% = 11,056.15sfR1-40000lot: 31589sfHouse 3772Courtyard 411Pool 880sfTotal 5063sf100% Permeable Pavers allocated at 50% coverageDriveway (22267sf = 1133.5sf coverage)South Side Yard (443sf = 221.5sf)Total for Permeable Pavers = 1354sfPermeable Flagstone Patio 238sf = 119sfBackyard Patio areas TravertineTotal 5657sfTotal Lot Coverage 10,720sf /31,589sf = 33.9%Total Landscape area: 20,968sfTotal New Landscape: 4,359sf/20,968sf = 20.78%(Front 1434sf, Back 2067sf, Lawn 925sf)Total Lawn area 925sf/31589 = 2%Total Pool Surface Area: 756sfRevisions Date ByJob No 1355Drawn By: KALDate: 121719L- 02 Landscape Plan Hasan Residence15180 Pepper Ln.Saratoga CA 95070KL Designs LLCSan Jose, CA 95118 Phone: (408) 910-3198I AGREE TO COMPLY WITH REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPEORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.I HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPEORDINANCE APPENDIX D PRESCRIPTIVE REQUIREMENTS AND HAVE APPLIED THEMFOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN"I AGREE TO COMPLY WITH THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO.__________________________________________________________________________(name) , HOMEOWNERPlant Material shall comply with the following:For residential areas, install climate adapted plants that require occasional, little or no summer water (averageWUCOLS plant factor 0.3) for 75% of the plant area excluding edibles and areas using recycled water.Mulch & Soil Preparation1 Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of 6" into landscapearea (unless contra-indicated by a soil test.).2 A minimum of 3" layer of mulch shall be applied on all exposed soil surfaces of planting areas except turf areas,creeping or rooting ground covers, direct seeding applications where mulch is contra-indicated.3 no turf present on this installation.2 Prior to planting, compacted materials shall be transformed to a friable condition.3 For soils less than 6% organic matter in the top 6" of soil, add organic compost to planting areas equal to a rateof minimum 4 cubic yards per 1,000sf of permeable area to a minimum depth of 6" into the soil.4. A soils report is required.Tree ProtectionThe following general tree preservation measures apply to all trees to be retained: No storage of material, top soil,vehicles, or equipment shall be permitted within the tree enclosure area, The ground under and around the treecanopy area shall not be altered. Trees to retained shall be irrigated, aerated and maintained as necessary toensure survival. Tree protection fencing to remain in place throughout the entire construction period.Landscape & Irrigation Maintenance1. Maintenance may include but not limited to the following: routine inspection, auditing, pressure testing,adjustment, and repair of the irrigation system; top dressing with compost, replenishing mulch, fertilizing, pruning,replanting of failed plants, weeding, pest control.2. Failed plants shall be replaced with the same functionally equivalent plants that may be size-adjusted asappropriate for the stage of growth of the overall installation. Failing plants shall either be replaced or be revivedthrough appropriate adjustments to water, nutrients, pest control or other factors recommended by landscapeprofessional.Pool BarriersMust comply with the requirements of sec.3109,4.4.2 of the 2016 California Building Code and the Saratogaordinance. The proposed replacement fences shall comply with teh following.1. Minimum Five (5) foot height2. Opening holes or gaps in fence shall not exceed Four (4) Inches.3. Any access Gates through the enclosure shall open away from swimming pool and are self closing with a selfclosing latching device placed no lower than 60" above the ground.4. The bottom of fence and gates shall be with in Four (4) inches of finsih grade.Revised 011720 KALRevised 031720 KALRevised 043020 KALRevised 061220 KALRevised 061620 KALRevised 062720 KAL67 30303056COBENCHMARK:ELEV. 100.00'MAG NAILOLEAPN NO.: 510-03-006LOT GROSS AREA: 33,537± SFBRICK WALL 351PEPPER LANE(E) 29" Deodar Cedar TREEEX. HOUSEFF 98.7PAEX.UTILITY POLE(E) 35" Oak TREE(E) 32" Oak TREE(E) 40" BI-TRUNK Oak TREE(E) 20" Oak TREE(E) 7" Plum TREEAdd to Drip(E) 31" Oak TREE(E) 8" ApricotTREEAdd to Drip(E) Crape Myrtle TREEAdd to Drip(E) 6" TREEEX. SEWER VALVE49" TREEGS) GGAS METERLOT GROSS NET AREA: 31,589± SFN0°15'15"W 230.00' R1N89°51'45"E 344.19' R1S0°15'15"E 97.44' R1S89°51'45"W 344.19' R1N0°15'15"W 97.44' R189.190.389.791.392.590.992.393.091.893.394.295.598.199.695.999.4100.7100.1100.5N89°51'45"E 344.19'S89°51'45"W 344.19'N0°15'15"W 230.00' M-M89.490.391.589.390.191.492.490.491.192.392.991.291.893.294.091.692.696.899.299.2100.9100.313'-6" x 25'-2"28'-4" x 13'-6"8'-7" X 1'-9"11'-1" x 15'-3"20'-0" x 21'-0"1'-7" X 7'-11"13'-11" x 13'-11"3'-2" X 5'-2"16'-0" x 29'-10"6'-0" X 9'-7"11'-4" x 8'-7"5'-11" x 6'-0"32'-8" x 18'-1"18'-5" x 22'-3"16'-4" x 14'-0"4 : 124 : 12193GarageCourtGuest suitepowderLaundryMaster BdrmFamilypantryEntryMaster BathStudyKitchen4,050 sf plus 78 sf for each 1,000 sf of net site area over 15,000 sf =5376 sflot coverage: 35% = 11,056.15sfR1-40000lot: 31589sfTotal Landscape area: 21,410sfTotal New Landscape: 4,412sf/21,410sf = 20.6%(Front 1434sf, Courtyard 53sf, Back 2067sf, Lawn 925sf)Total Lawn area 925sf/31589 = 2%Total Pool Surface Area: 756sfGUEST SUITESTUDYBATHENTRYPOOLJP97'-538"(N) AtriumPlant bed9sf(N) AtriumPlant bed9sf(N) AtriumPlant bed(N) AtriumPlant bed9sfMail(N) GFCI forWater Feature17sf(N) Outdoor Rated FlooringApprox 366sfAdd area drains anddrainage system(N) Permeable PaverDriveway(N) Travertine PatioSafety Cover under copingStorage under pavement3'-0"3'-0"4'-0"756sf Surface area300sf(N) PoolequipmentConc. pad30sf(N) Travertine Patio(N) Travertine Patio(N) Travertine Patio(N) Lg Slab Flagstone Patio(N) Water Featureon Pool PumpNew Lawn 925sfDrought Tolerant Fescue6ct Hunter MP Rotator SprinklersAdjust radius to actual lawndimensionsFestuca x `Champion`(925 sf)43'-0"21'-6"(E) LandscapeOpen Space(E) LandscapeDrip Irrigate with front(E) Landscape521sf(E) Landscape(E) Landscape(N) 3" Deep Bark Mulch(N) 3" Deep Bark Mulch303sf131sf330sf42sf62sf212sf400sf(N) 3" Deep Bark Mulch(N) 16x16 Precast Concrete Step stones(N) Crushed Gravel Approx 325sf(N) 48" Gate and fence per Pool Code(N) 6' Fence per Pool Code(N) 6' Fence per Pool Code(N) 6' Fence per Pool Code(N) 6' Fence per Pool Code (N) 6' Fence per Pool Code(E) Wrought Iron Fence(E) Landscape5ct Fruit Trees add to drip(N) 3" Deep Bark Mulch(N) Travertine Patio1'-6"(N) Permeable Paver Path(N)PaverRampKEEP EX. WALL(N) 48" Gate and fence per Pool Code(N) 6' Fence per Pool CodeNo Drip on Oak134"34"34"14.334"21.7334"30.934"ZONE 260 plants664sfZONE 1ZONE 1ZONE 3ZONE 326 plants275sfZONE 334"ZONE 437 plants699sfZONE 531 plants212"12"41.6634"51.2534"ZONE 6 34 plantsZONE 76 Trees180sf361.3834"71.034"4BBB BBB81.9434"-934"102.6634"ZONE 721plants, 1 Tree716sfZONE 7ZONE 108 TreesZONE 721plants, 1 TreeZONE 4ZONE 4ZONE 5ControllerZONE 1034"12"34"34"TREE PROTECTION30" Oak TREE22" AtlasCedar TREETREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE P R O TE C TI O N TREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE PROTECTIONTREE PROTECTION(E) 30" Oak TREE(E) 36" Blue AtlasCedar TREE(E) 24" Redwood TREE16" Oak TREE12" 12" Oak TREEW(N) Water Main (N) Water MeterBYAController1234Valve NumberValve FlowValve SizeValve Callout###"RRIGATION SCHEDULEL- 03Irrigation PlanKL Designs LLCSan Jose, CA 95118 Phone: (408) 910-3198Landscape & Irrigation Maintenance1 Maintenance may include but not limited to the following: routine inspection, auditing, pressure testing, adjustment,and repair of the irrigation system; top dressing with compost, replenishing mulch, fertilizing, pruning, replanting offailed plants, weeding, pest control.2 Failed plants shall be replaced with the same functionally equivalent plants that may be size-adjusted asappropriate for the stage of growth of the overall installation. Failing plants shall either be replaced or be revivedthrough appropriate adjustments to water, nutrients, pest control or other factors recommended by landscapeprofessional.Static Water Pressure = 70psiProvider: San Jose Water CoMeter size 34"I AGREE TO COMPLY WITH REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPEORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.I HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPEORDINANCE APPENDIX D PRESCRIPTIVE REQUIREMENTS AND HAVE APPLIED THEMFOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN"I AGREE TO COMPLY WITH THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO.__________________________________________________________________________ HOMEOWNERIRRIGATION1 Irrigation Controller with rain sensing shut off device either integral or auxiliary required. Controller to be outsideof building. Exact location of the controller and weather sensor to be determined by the contractor.2. Valve Boxes: Exact location of valves to be determined by the contractor based on site conditions andunderground utilities. Valves shall have Pressure Reducer and Filter appropriate for Drip. A manual Shut OffValve shall be installed with Valve Nest.3. Irrigation for each hydro-zone shall have a separate valve as indicated. Root Well Bubblers recommended foreach new tree.4. Manual Shut Off valves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close aspossible to the point of connection of the water supply.5. All irrigation emission devices must meet the requirements set in the ANSI standard, ASBABE/ICC 802-2014."Landscape Irrigation Sprinkler and Emitter Standard."6. High Efficiency Hunter MP Rotator sprinklers will be installed at this site for lawn only.7. For areas less than ten (10) feet in width in any direction shall be irrigated with subsurface irrigation or othermeans that produces no runoff. Only drip irrigation will be installed on this site.8. Irrigation shall be designed, maintained and managed to meet or exceed an average landscape efficiency of70%.9. Irrigation run times shall be scheduled between 8pm and 10am. Operation outside time window is allowed forauditing and system maintenance.10 A diagram or list of the hydro-zones shall be kept with the irrigation controller for subsequent managementpurposes.11. At the time of final inspection, the permit applicant must provide the owner of the property with a certificate ofcompletion, irrigation schedule and a schedule of landscape and irrigation maintenance.12. An irrigation audit report shall be completed at the time of final inspection.HYDRO-ZONESFRONT DRIP1) Shrubs -LW 0.32) Shrubs -LW 0.33) Shrubs -LW 0.3BACK DRIP4) Shrubs -LW 0.35) Shrubs -LW 0.36) Shrubs -LW 0.37) Trees -LW 0.38) Shrubs & Avocado -LW 0.39) Lawn - MW 0.510) Fruit trees - MW 0.5Job No 1355Drawn By: KALDate: 121719 Hasan Residence15180 Pepper Ln.Saratoga CA 95070Revisions Date ByRevised 011720 KALRevised 031720 KALRevised 043020 KALRevised 061220 KALRevised 061620 KALRevised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BASCOM AVE., SUITE 1406 CAMPBELL, CA 95008 Tell: (415) 254.1606 e-MAIL: office@AMSDesignllp.com THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. REVISION TABLE: DRAWN BY : REVISION DATE PEPPER'S RESIDENCE AMS 15180 PEPPER DR., SARATOGA, CA REMODELING FOR: BY OWNERSHIP: DESIGN ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE. ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK. OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS- DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK. IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE FOUND, THE CONTRACTOR OR SUB- CONTRACTOR SHALL NOTIFY AMS DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK. SCALE : PROJECT ID : DATE : SHEET NUMBER: D-1906-01 JULY.2019 A.M.S ADDITION and REMODELING FOR: SHEET TITLE: DESIGN Azadeh Masrour BRICK IN HERRINGBONE PATTERN 15180 PEPPER LN. SARATOGA, CA MATERIAL BOARD MANUFACTURER: OLD MILL COLOR: INDEPENDENCE SIDING MANUFACTURER: FRENHILL STONE SHAPE: COUNTRY LEDGESTONE CULTURED STONE COLOR:ASPEN EXTERIOR STONE STONE TRIM AROUND DOORWAY AND GARAGE MANUFACTURER: FRENHILL STONE SHAPE: MEDIEVAL CASTLESTONE COLOR:GRAY EXTERIOR PAINT STUCCO COLOR: ALUMINUM SKY(KM5820) HALF TIMBERING AND WINDOW TRIME: WHITEST WHITE(KMW43) ALUMINUM SKY(KM5820) WHITEST WHITE(KMW43) ROOF MATRIALS MANUFACTURER:LUDOWICI TILE SHAPE: INTERLOCKING FLAT TILE COLOR:ANTIQUE PEWTER GARAGE DOOR: CLAY OR OAK COLOR ENTRY DOOR WINDOW:WILL BE USING ANDERSON WHITE INTERIOR AND EXTERIOR, DOUBLE HUNG " COLONIAL" GRILLE PATTERN SMA 75 REPORT TO THE PLANNING COMMISSION 13699 Sarahills Drive Meeting Date:December 9, 2020 Application: PDR20-0004 / ARB20-0026/FER20-0001 Address/APN:13699 Sarahills Drive /503-20-047 Applicant / Property Owner:Atul Sharma From:Debbie Pedro, Community Development Director Report Prepared By:Christopher Riordan, Senior Planner 76 Report to the Planning Commission 13699 Sarahills Drive – Application # PDR20-0004/ARB20-0026/FER20-0001 December 9, 2020 Page | 2 PROJECT DESCRIPTION The applicant is requesting Design Review approval for a new 4,631 square foot two-story single-family residence which includes a 506 square foot attached accessory dwelling unit (ADU). The project also includes a request for a fence exception to replace an existing six-foot redwood fence within the exterior side setback area along Verde Vista Lane with a new six foot redwood fence. Two protected are proposed for removal. STAFF RECOMMENDATION Adopt Resolution No. 20-019 approving the project subject to conditions of approval included in Attachment 1. Pursuant to City Code Sections 15-45.060(a)(3) and 15-29.090(a), approval by the Planning Commission is required as the project includes both a new structure over eighteen feet in height and a request for a Fence Exception for a six foot tall fence within the exterior side setback area. PROJECT DATA Gross/Net Site Area: 15,454.3 sq. ft. gross/net (.355 acres) Average Site Slope: 9.88% General Plan Designation: M-12.5 (Medium Density Residential) Zoning: R-1-12,500 Proposed Allowed/Required Site Coverage Residence Pool / Decking Driveway Walks/Steps/Landings/Patio Total Proposed (structures) 4,356 sq. ft. 756 sq. ft. 1,636 sq. ft. 739 sq. ft. 7,487 sq. ft. (48%) 9,300 sq. ft.* (55%) Floor Area Main Residence Living Area Attached Garage Enclosed Porch Accessory Dwelling Unit Total Proposed Floor Area 3,652 sq. ft. 441 sq. ft. 32 sq. ft. 506 sq. ft. 4,631 sq. ft. 4,928 sq. ft.* Height 26’ 26’ Setbacks Front: Left (Exterior): Right: Rear: 1st Floor 2nd Floor 26’6” 44’0” 25’0” 34’4” 10’0” 15’0” 30’6” 76’6” 1st Floor 2nd Floor 25’ 25’ 25’ 30’ 10’ 15’ 10’ 10’ Grading Cut 222 CY Fill 0 CY Export 222CY No grading limit in the R-1-12,500 zoning district *Includes an additional 800 sq.ft. site coverage and floor area allowance for an ADU pursuant to City Code Section 15-56.025(a)(5)(b 77 Report to the Planning Commission 13699 Sarahills Drive – Application # PDR20-0004/ARB20-0026/FER20-0001 December 9, 2020 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The project site is a corner lot located at 13699 Sarahills Drive at its intersection with Verde Vista Lane in the R-1-12,500 zoning district. Surrounding uses include single-family homes with a combination of both one and two-story structures – the adjacent site to the north is vacant. Existing structures on site include a 3,800 square foot two-story residence constructed circa 1963, a detached garage and cabana with driveway access from Verde Vista Lane, and a swimming pool. The average slope of the site is 9.9%. A five-foot wide slope easement is located adjacent to Verde Vista Lane and Sarahills Drive for the purpose of extending any grading or other structures necessary to maintain the streets. The existing grade adjacent to the residence is approximately three feet higher than the grade of the adjacent streets. Ten protected trees are located onsite which include Coast live oak, camphor, and magnolia. The site is not located in a geologic unstable area as depicted on the City’s Ground Movement Potential Map. Project Description Architecture/Design The proposed residence would be located in approximately the same location as the existing residence. Best described as having a “New-Mediterranean” architectural style, the 26’ tall two- story residence would include a 2,623 square foot first story, which includes a 506 square foot attached ADU, and a 1,029 square foot second story. The project would also include a 441 square foot attached garage and a 32 square foot enclosed porch at the front entry. The total floor area on the site would be 4,631 square feet. No basement area is proposed. Exterior materials would include a concrete flat tile roof with precast stone eave moldings, a cement plaster exterior with a smooth trowel finish, pre-cast concrete window trim and sills, and precast stone tiles at the front entrance and used as a wainscot on all four sides of the structure. Exterior doors and windows would include a front entrance door made of iron with fixed glass panels, a steel garage door, and bronze metal clad wood windows. The applicant has provided a color and materials board, which will be available for review at the site visit (Attachment 5). Below is a list of the proposed exterior materials. Detail Colors and Materials Exterior Off White Color Smooth Plaster Windows / Trim Tan colored precast stone trim and wainscot Bronze Clad Wood Windows Roof Concrete Flat Tiles – Charcoal colored Fence Exception The site includes an existing six-foot-tall redwood fence located on the property line in the southwest corner of the site within the exterior side setback area. The fence is approximately 68 feet in length and includes an existing 18-foot wide wrought iron entrance gate for a total fence length of 86 feet. The fence is supported by six brick pilasters approximately 6.5 feet in height. The fence is screened from view by five large Camphor trees. The fence is in a deteriorating condition. 78 Report to the Planning Commission 13699 Sarahills Drive – Application # PDR20-0004/ARB20-0026/FER20-0001 December 9, 2020 Page | 4 Per the City’s Fence Regulation (Article 15-29 of the City Code), fences in the exterior yard setback area shall be limited to 3 feet in height. The project includes a request for a Fence Exception to maintain the location and height of the existing fence which would include replacing the fence boards while maintaining the existing pilasters including new wood fencing to replace the entrance gate. Staff is recommending approval of the request for a fence exception as described in the following fence exception findings. Trees The project arborist inventoried a total of 10 protected trees on site in the vicinity of the project. These included seven Camphor trees, one Magnolia, one Coast live oak, and one Victorian box tree. As determined by the City Arborist, two of the protected trees including a Magnolia and a Camphor are in conflict with the location of the proposed structure and are recommend for removal. All remaining protected trees would be fenced and preserved prior to building permit issuance and throughout the duration of the project. The applicant is required to place a tree security deposit of $11,495 and tree protection fencing is required to be installed prior to the issuance of building permits. Details of the arborist’s findings and description of the tree to be removed and those trees to be preserved are included in the Arborist Report. (Attachment 2) Landscaping The existing concrete retaining wall near the front property line is to remain and will be incorporated into the new landscaping. Proposed front and exterior landscaping would include drought tolerant ground covers and shrubs and two lawn areas. A fountain would be located at the front entrance and flanking on both sides of the fountain would be planter beds for flowering annuals. Two Fan palm trees would be planted on both sides of the precast stone tile front walkway and stairs that step down to Sarahills Drive. Existing trees would be incorporated into the landscaping. The driveway would be composed of impervious pavers. The existing pool in the rear yard would be remodeled and would include the addition of a jacuzzi. Geotechnical Review This project is not located in a geo hazard zone. Geotechnical review was not required. 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 fi nding may be made in the affirmative in that the project minimizes changes to the contours of the site. Grading will be limited to leveling the site to reshape and increase the size of the building pad and contouring the site to direct stormwater to landscaping and retention areas. Grading is minimized as the new structure will be in an area of the site that 79 Report to the Planning Commission 13699 Sarahills Drive – Application # PDR20-0004/ARB20-0026/FER20-0001 December 9, 2020 Page | 5 is relatively level and the height of the existing building pad will remain relatively unchanged. 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 one Magnolia and one Camphor tree in conflict with the location of the proposed structure are recommend for removal. All remaining protected trees would be fenced and preserved pri or 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 the project will be located in approximately the same location as the existing two-story residence that is to be removed. The project does include second floor windows and balconies with views of both Verde Vista Lane and the rear yard but due to the location of the second floor on the site and the distance from the adjacent neighbors the privacy effects on adjacent neighbors thereby minimizing unreasonable impact to the privacy of adjoining properties. There are no identified community viewsheds in t he 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 the project is a two -story residence in a neighborhood with both one and two-story structures, the project concentrates the massing toward the middle of the building footprint. The project includes architectural elements consist ent with the ‘Neo -Mediterranean style which are in scale with the struc ture with varying roof heights and projections to reduce the perception of mass. Views of the project would be screened by mature tr ees and landscaping. e. The landscape design minimizes hardscape in the front setback area and contains elements that are com plementary to the neighborhood streetscape. This finding can be made in the affirmat ive in that the front hardscape will be limited to a single interlocking concrete driveway and a small walkway from the driveway to the front dor. Additional lan dscaping will include drought tolerant groundcovers and one Crepe Myrtle. 80 Report to the Planning Commission 13699 Sarahills Drive – Application # PDR20-0004/ARB20-0026/FER20-0001 December 9, 2020 Page | 6 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 development will not unreasonably impair the ability of adjoining properties to utilize solar energy as the tallest elements of the structure are located at the center of the site to minimize shadowing, the project meets or exceeds required setbacks, and the orientation of the sun with respect to the location of the site will not cast shadows on adjoining properties. 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 as the average slope is less than 10% nor will it affect any significant hillside feature or community viewshed. Fence Exception The findings required for issuance of a Fence Exception pursuant to City Code Section 15-29.090(a) are set forth below and staff believes the Applicant has met the burden of proof to support making all of those required findings: Finding #1: The subject fence will be compatible with other similar structures in the neighborhood. This finding can be made in the affirmative in that the style of the redwood fence is consistent with existing redwood fences on adjacent sites. The height of the fence is conditioned to be no taller than six feet and will be consistent with fences on adjacent sites located within setback areas. The location of the fence within a setback area is consistent with an existing five-foot-tall redwood fence within the exterior side setback area at 20849 Verde Vista Lane which received Fence Exception approval from the Planning Commission in July 2017. In addition, the height of the wrought iron fence at 20886 Verde Vista Lane and adjacent to the street is five feet in height. The proposed style would be complimentary to the surrounding neighborhood. As conditioned, the fence will be screened by existing landscaping or new landscaping and thus would be compatible with the neighborhood. 81 Report to the Planning Commission 13699 Sarahills Drive – Application # PDR20-0004/ARB20-0026/FER20-0001 December 9, 2020 Page | 7 Finding #2: The entirety of the subject fence will be constructed of materials that are of high quality, exhibit superior craftsmanship, and that are durable. This finding can be made in the affirmative in that the fence will be composed of redwood and would utilize the existing brick pilasters. All of the materials would be durable, be of high quality and would be able to weather the outdoor environment. Finding #3: The modification will not impair the integrity and character of the neighborhood in which the fence is located. This finding can be made in the affirmative in that the fence will be located and constructed to be consistent with the height of the existing fence. There are existing mature trees located adjacent to Verde Vista Lane which will help screen views of the fence. The project includes a condition of approval that new landscaping will be located on the Verde Vista Lane side of the fence to further soften its appearance. Finding #4: The granting of the exception will not be detrimental or injurious to the property, adjacent neighbors, or improvements in the general vicinity and district in which the property is located. This finding can be made in the affirmative in that the location and height of the fence will be in the same location as the existing fence. The fence is not located near a street intersection which could impact views and traffic safety. The fence will be composed of redwood with brick pilasters and would not include materials such as sharp points that could be detrimental or injurious. The fence will be screened by existing trees and the project includes a condition of approval that additional landscaping will be planted in front of the fence. Finding #5: The granting of the exception will not create a safety hazard for vehicular, pedestrian or bicycle traffic and does not obstruct the safe access to and from adjacent properties. This finding can be made in the affirmative in that the proposed fences would be located along the exterior side yard and would not be located at the corner of the lot. The fence would be located outside the visibility triangle for the driveway. In addition, the fence would limit access to the swimming pool, thus increasing safety. Neighbor Notification and Correspondence The applicant contacted the adjacent neighbors and only one neighbor at 13698 Sarahills Drive returned a form with no negative project related comments which is included in Attachment 3. The Community Development Department mailed public notices 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 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 82 Report to the Planning Commission 13699 Sarahills Drive – Application # PDR20-0004/ARB20-0026/FER20-0001 December 9, 2020 Page | 8 residential area. The project, as proposed, is for the construction of a new residence in a suburban, residential area. ATTACHMENTS 1. Resolution No. 20-019 2. Arborist Report dated October 2, 2020 3. Neighbor Comments and Project Notification Forms 4. Story Pole Certification 5. Materials Board 6. Project Plans 83 RESOLUTION NO: 20-019 A RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING DESIGN REVIEW PDR20-0004, ARBORIST REPORT ARB20-0026, AND FENCE EXCEPTION FER20-0001 13699 SARAHILLS DRIVE (APN 503-20-047) WHEREAS, on May 9, 2020 an application was submitted by Atul Sharma requesting Design Review, Arborist Clearance, and Fence Exception approval to construct a new 4,631 square foot residence which includes a 506 square foot attached accessory dwelling unit and a six foot tall redwood fence in the exterior side setback area. Two protected trees are proposed for removal. The site is located within the R-1-12,500 zoning district. WHEREAS, the Community Development Department completed an environmental assessment for the project in accordance with the California Environm ental Quality Act (CEQA) and recommends that the Planning Commission determine this project Categorically E xempt. WHEREAS, on December 9, 2020 the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City Staff, the applicant, and other interested parties. NOW THEREFORE, the Planning Commission of the City of Saratoga hereby finds, determines and resolves as follows: Section 1: The recitals set forth above are true and correct and incorporated herein by reference. Section 2: The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3(a) of the Public Resources Code (CEQA). This exemption allows for the construction of a single- family residence and small structures in a residential area. Section 3: The proposed residence 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 proposed residence 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 84 13699 Sarahills Drive Application # PDR20-0004 / ARB20-0026 / FER20-0001 December 9, 2020 Resolution #20-012 Page | 2 neighborhood. In addition, the proposed materials, colors, and details enhance the architecture in a well -composed, understated manner. Section 5: The proposed six foot tall redwood fence within the exterior side setback area would consistent with the Saratoga City Code in that the height, location, and materials are consistent with the fence exception findings. The subject fence is compatible with other similar structures in the neighborhood; the entirety of the subject fence will be constructed of materials that are of high quality, exhibit superior craftsmanship, and that are durable; the modification will not impair the integrity and character of the neighborhood in which the fence is located; the granting of the exception will not be detrimental or injurious to the property, adjacent neighbors, or improvements in the general vicinity and the district in which the property is located; and the granting of the exception will not create a safety hazard for vehicular, pedestrian or bicycle traffic and does not obstruct the safe access to and from adjacent properties. Section 6: The City of Saratoga Planning Commission hereby approves PDR20-0004, ARB20-0026, and FER20-0001 for 13699 Sarahills Drive (APN 503-20-047), 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 9th day of December 2020 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ____________________________ Razi Mohiuddin Chair, Planning Commission 85 13699 Sarahills Drive Application # PDR20-0004 / ARB20-0026 / FER20-0001 December 9, 2020 Resolution #20-012 Page | 3 Exhibit 1 CONDITIONS OF APPROVAL PDR20-0004 / ARB20-0026 / FER20-0001 13699 SARAHILLS DRIVE (APN 503-20-047) 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 i ssu ed 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. 86 13699 Sarahills Drive Application # PDR20-0004 / ARB20-0026 / FER20-0001 December 9, 2020 Resolution #20-012 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 DEPARTMENT 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 Development Plans. 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 hour s, name of project contractor and the contact information for both homeowner and contractor. 87 13699 Sarahills Drive Application # PDR20-0004 / ARB20-0026 / FER20-0001 December 9, 2020 Resolution #20-012 Page | 5 10. With the exception of the six-foot redwood fence located adjacent to Verde Vista Lane in the exterior side setback area between the driveway and the northwest property corner which can be a height not exceeding six feet, all fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. This includes the wrought iron fence on the east side of the driveway within the exterior side setback area which is not to exceed a height of three feet. 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 consider 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. Front yard landscaping shall be installed prior to final inspection or a bond satisfactory to the Community Development Department valued at 150% of the estimated cost of the installation of such landscaping shall be provided to the City. 13. 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. 14. A Building Permit must be issued, and construction commenced within 36 months from the date of adoption of this Resolution or the Design Review Approval will expire unless extended in accordance with the City Code. FIRE DEPARTMENT 15. The owner/applicant shall comply with all Fire Department requirements. 88 13699 Sarahills Drive Application # PDR20-0004 / ARB20-0026 / FER20-0001 December 9, 2020 Resolution #20-012 Page | 6 ARBORIST 16. All requirements in the City Arborist Report dated May 27, 2020 are hereby adopted as conditions of approval and shall be implemented as part of the approved plans. ENGINEERING 17. 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. 18. 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. 19. Applicant / Owner shall make the following improvements in the City right -of -way: a. Install a new curb cut and driveway approach per City Standard Details. See City of Saratoga Standard Details for removal and new installation. New flow line shall conform to existing flow lines and grade. 20. Damag es to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 21. All new/upgraded utilities shall be installed underground. 22. 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 usable condition. All spills of soil, rock or construction debris shall be removed immediately. 23. The Own er/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). 24. All building and construction related activities shall adhere to New Development and Construction – Best Management Practices as adopted by the City for the purpose of preventing storm water pollution: • Owner shall implement construction site inspection and control to prevent construction site discharges of pollutants into the storm drains per approved Erosion Control Plan. 89 13699 Sarahills Drive Application # PDR20-0004 / ARB20-0026 / FER20-0001 December 9, 2020 Resolution #20-012 Page | 7 • The City requires the construction sites to maintain 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 construct ion (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 prev enting the discharge of construction pollutants into the storm drain. Owner shall be required to timely correct all actual and potential discharges observed. 25. Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans. 26. Prior to the Building final, all Public Works conditions shall be completed per approved plans. 27. Upon the completion of this project the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor and verified by the City's building inspector to be properly elevated. Such certification and verification shall be provided to the City’s Floodplain Administrator. 28. Subdivision project SUB19-0001 will need to be completed and recorded prior to application of a building permit for this project. BUILDING DEPARTMENT SUBMITTAL 29. 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. … End of Conditions … 90 Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 www.saratoga.ca.us/171/trees 508.479.9540 CITY OF SARATOGA ARBORIST APPROVAL Conditions of Approval and Tree Protection Plan Prepared by Daniel Jackman, Contract Arborist Application No.ARB20-0026 Phone: (508) 479-9540 Address:13699 Sarahills Dr Email: daniel.jackman@davey.com Owner:Atul Sharma APN:503-20-047 Date:October 2, 2020 PROJECT SCOPE: The applicant has submitted plans to demolish the existing house and detached garage in order to build a new two story house with an attached ADU, and an attached two car garage. Two trees (#7 & #9) that are protected by City Code are requested for removal to construct the project. PROJECT DATA IN BRIEF: Tree security deposit – Required - $11,495 Tree protection – Required – See Conditions of Approval and attached map. Tree removals – Trees #7 (Southern magnolia) and #9 (Camphor) are approved for removal once building permits have been issued. Replacement trees – Required = $7,770 ATTACHMENTS: 1 – Findings and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map Showing Tree Protection 91 Attachment 1: FINDINGS Tree Removals According to Section 15-50.080 of the City Code, whenever a tree is requested for removal as part of a project, certain findings must be made and specific tree removal criteria met. One protected Southern magnolia (tree #7) and one protected Camphor (tree #9) are in conflict with the new house design, and meet the City’s criteria allowing it to be removed and replaced as part of the project, once building division permits have been obtained. Attachment 2 contains the tree removal criteria for reference. Table 1: Summary of Tree Removal Criteria that are met Tree No.Species Criteria met Comments 7 Southern magnolia 1, 7, 8, 9 In building footprint 9 Camphor 1, 7, 8, 9 High level of disturbance 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 tree inventory as well as the attachments stated on page 8 of the arborist report, site plan, tree canopies, and tree protection fencing from the submitted arborist report dated May, 2020; 2) The Project Data in Brief, the Conditions of Approval, and the map showing tree protection from this report dated October 2, 2020. 92 Attachment 1: TREE INFORMATION Project Arborist: Mark Beaudoin Date of Report: May 2020 Number of protected trees inventoried:10 Number of protected trees requested for removal: 2 A table summarizing information about each tree is below. Table 1 : Tree information and appraised values from submitted arborist report dated May, 2020. Total Appraised Value of Protected Trees: $45,980 Required Replacement Cost of Removals : $7,770 Required Tree Security Deposit: $11,495 93 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. 94 Attachment 3: 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: a. 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. 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. 3. Final Plan Sets: a. The tree inventory as well as the attachments stated on page 8 of the arborist report, site plan, tree canopies, and tree protection fencing from the submitted arborist report dated May, 2020; b. The Project Data in Brief, the Conditions of Approval, the tree information and the map showing tree protection from this report dated October 2, 2020. 4. Tree Protection Security Deposit: a. Is required per City Ordinance 15-50.080. b. Shall be $11,495 for tree(s) #1-6, #8 and #10. 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: 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 2-inch diameter galvanized posts, driven 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 CONTRACT CITY ARBORIST, DAN JACKMAN (508) 479-9540”. 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 and to a depth of 6 inches. g. Call Contract City Arborist, Dan Jackman at (508) 479-9540 for an inspection of tree protection fencing once it has been installed. This is required prior to obtaining building division permits. h. Due to the design of tree protection fencing as it is shown on the plans, it will need to be adjusted to allow for demolition to occur. Once demolition is complete, please extend the fencing as shown on the site plan. Once the fencing is adjusted, please call Contract City Arborist, Dan Jackman at (508) 479-9540 for an additional inspection of tree protection fencing. 95 i. Tree protection fencing shall remain undisturbed throughout the construction until final inspection. 6. Construction: a. 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. b. All demolition that takes place beneath the dripline of a protected tree must be done by hand. No heavy machinery is to be operated beneath the canopy of a protected tree. c. Any excavation when under the canopy of a protected tree for the new paver driveway, bioswale and the new irrigation lines must be dug by hand, using hand tools or an airspade. If any roots 2” in diameter or greater are encountered, they must be preserved and worked around unless otherwise approved to be pruned by the Contract City Arborist. Call the Contract City Arborist Dan Jackman at (508) 479-9540 if roots 2” in diameter or greater are encountered during excavation. 7. Work inside fenced areas: a. Requires a field meeting and approval from the Contract City Arborist before performing work. b. Requires Project Arborist on site to monitor work. 8. Project Arborist: a. Shall be Mark Beaudoin unless otherwise approved by the City Arborist. b. Shall visit the site every two weeks during grading, trenching or digging activities and every six weeks thereafter. A letter/email shall be provided to the City after each inspection which documents the work performed around trees, includes photos of the work in progress, and provides information on tree condition during construction. c. 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. 9. The Project Arborist shall supervise: a. The demolition, excavation and installation of the driveway and gate when working within the dripline of tree #4 and #5. b. The excavation and installation of the swale when working within the dripline of trees #1-5. c. The removal and replacement of the fence adjacent to protected trees on site. 10. Tree removal: Trees #7 and #9 meet the criteria for removal and may be removed once building division permits have been obtained. 11. New trees: a. New trees equal to $7,770 shall be planted as part of the project before final inspection and occupancy of the new home. New trees may be of any species and planted anywhere on the 96 property as long as they do not encroach on retained trees. 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 b.Trees 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.Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 12.Damage to protected trees that will be retained: a.Should any protected 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 b.Water loving plants and lawns are not permitted under oak tree canopies. 13.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 the Contract City Arborist for a final inspection. Before scheduling a final inspection from the Contract City Arborist, have the project arborist do an inspection, prepare a letter with their findings and provide that letter to the City for the project file. 97 Attachment 4: TREE PROTECTION MAP 98 99 100 101 102 103 1534 Carob Lane Los Altos California, 94024 650.941.8055 P 650.941.8755 F www.smpengineers.com November 6,2020 City Of Saratoga Attn: Planning Official SUBJECT: 13699 Sarahills Dr. Saratoga, CA 95070 Verification letter for the Story Poles. This letter is to confirm in writing that SMP ENGINEERS, Civil Engineers and Surveyors, has field checked the story pole height and general location, at the above mentioned address. The story pole height at the highest elevation measured is 498.30 feet. Story pole locations also are in general conformance with the plans. If you have any questions regarding this matter, please contact me at your convenience. Sincerely, SMP ENGINEERS, a California Corporation By: Saeid Razavi PE C 52724 Principal Civil Engineer 104 COLOR BOARD OWNER: MR. ATUL SHARMA CONSTRUCTION OF A NEW TWO STORY CUSTOM HOUSE WITH ATTACHED ADU ADDRESS: 13699 SARAHILLS DR. SARATOGA, CA 95070 GLUSH DESIGN 6572 NORTHRIDG DR. SAN JOSE, CA 95120 TEL. 4082081665 GLUSHDADA@GMAIL.COM OWNER: MR. ATUL SHARMA CONSTRUCTION OF A NEW TWO STORY CUSTOM HOUSE WITH ATTACHED ADU ADDRESS: 13699 SARAHILLS DR. SARATOGA, CA 95070 COLOR BOARD PROJECT NUMBER: DATE: DRAWN BY: CHECKED BY: ROOFTILE EAGLE ROOFING PRODUCTS PRODUCT NO.:4591 NAME: CHARCOAL DESCRIPTION: CHARCOAL NO FLASHED STYLES: BEL AIR STUCCO SIDING KELLY – MOOR PAINTS PEARL OYSTER COLOR NUMBER: KM 4577 TRIMS / WAINSCOTT PRECASTSTONE ARCHITECTURAL FACADES UNLTD. OR EQUAL DUSTY MAUVET - EXTERIOR 105 COLOR BOARD OWNER: MR. ATUL SHARMA CONSTRUCTION OF A NEW TWO STORY CUSTOM HOUSE WITH ATTACHED ADU ADDRESS: 13699 SARAHILLS DR. SARATOGA, CA 95070 GLUSH DESIGN 6572 NORTHRIDG DR. SAN JOSE, CA 95120 TEL. 4082081665 GLUSHDADA@GMAIL.COM OWNER: MR. ATUL SHARMA CONSTRUCTION OF A NEW TWO STORY CUSTOM HOUSE WITH ATTACHED ADU ADDRESS: 13699 SARAHILLS DR. SARATOGA, CA 95070 COLOR BOARD PROJECT NUMBER: DATE: DRAWN BY: CHECKED BY: GARAGE DOOR GALLERY COLLECTION 16 FT. X 7 FT. 6.5 R-VALUE INSULATED SOLID ULTRA-GRAIN WALNUT GARAGE DOOR ENTY DOOR AGED BRONZE FIXED GLASS PANEL DOUBLE IRON DOOR WINDOWS BRONZE COLOR METAL CLADDING 106 ScaleProject no:DateDrawn byChecked byResidential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 9507010/7/2020 4:55:08 PMA0COVER SHEETProject NumberIssue DateAuthorCheckerOWNER: MR. ATUL SHARMAVICINITY MAPABBREVIATIONSDRAWING LISTO.C ON CENTERCL CENTER LINEPL PLATE LINEP.T. PRESSURE TREATEDFL FLOORF.F.E FLOOR FINISH ELEVATIONFF FINISH FLOORPR PAIRR/A RETURN AIRREFR. REFRIGERATORR/O RANGE OVENMICR. MICROWAVEEX EXISTINGCLG CEILINGBLDG BUILDINGDWG DRAWINGJST JOISTBM BEAMHDR HEADERINSUL INSULATIONBOTT BOTTOMPNL PANELCONC. CONCRETERWL. RAIN WATER LEADERDS DOWNSPOTS/GD SINK WITH GARBAGE DISPOSALSH. ENC. SHOWER ENCLOSURET.C TIME CLOCKUON. UNLESS OTHERWISE NOTEDTYP. TYPICALVGDF VERTICAL GRAIN DOUGLESS FIRWMP WATERPROOF MEMBRANEWD WOODWDW WINDOWRM ROOMW.W.F WOVEN WIRE FABRICGYP. BD GYPSUM BOARDCEM. PL CEMENT PLASTERH.B HOSE BIBM/C MEDICAL CABINETMTL METALGLV GALVANIZEDGSM GALVANIZED SHEET METALN.I.C NOT IN CONTRACTW.I.C WALK-IN CLOSETO.F.S OUT SIDE FACE OF STUDI.O.S INSIDE FACE OF STUDADDRESS: 13699 SARAHILLS DR. SARATOGA, CA 95070APN: 503-20-047 PARCEL MAPPROPERTY SUBJECTCONSULTANTS:DESIGNER:GLUSH DESIGN 6572 NORTHRIDGE DRIVE, SAN JOSE, CA 95120PH: (408) 268-1665, GLUSHDADA@GMAIL.COMPROVIDE AUTOMATIC FIRE SPRINKLER SYSTEM FOR THE MAIN RESIDENCE AND ADU, PER CRC CALIFORNIA RESIDENTIAL CODE SECTION R313 , R313.2 INSTALL A NFPA 13-D FIRE SPRINKLER SYSTEM UNDER SEPARATE PERMIT.SCOPE OF WORK:DEMOLISH AND REMOVE EXISTING OLD BUILDING, GARAGE CONSTRUCT NEW TWO STORY RESIDENTIAL CUSTOM HOUSE WITH AN ATTACHED ADUPRIOR TO FOUNDATION INSPECTION BY THE CITY THE "LLS" OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKS ARE PER APPROVED PLANS.DISPOSITION AND TREATMENT OF STORMWATER WILL COMPLY WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) STANDARADS AND IMPLEMENTATION STANDARDS ESTABLISHED BY THE SANTA CLARA VALLEY URBAN RUNOFF POLLUTION PREVENTION PROGRAM. SITE MANAGEMENT:a. CONSTRUCTION SITE SHALL BE ENCLOSED BY 6'-0" OPAQUE FENCE AT ALL TIMES DURING CONSTRUCTION.b. NO CONSTRUCTION MATERIAL, EQUIPMENT, PORTABLE TOILETS, TRASH CONTAINERS, OR DEBRIS SHALL BE PLACED IN THE PUBLIC RIGHT-OF-WAY.c. A TRASH CONTAINER SHALL BE MAINTAINED ON THE SITE AT ALL TIMES AND DEBRIES ON SITE WHICH COULD OTHERWISE BLOW AWAY, SHALL BE REGULARLY COLLECTED AND PLACED IN CONTAINER.d. ALL CONSTRUCTION DEBRIES (WOOD SCRAPES AND OTHER DEBRIES, WHICH CONNOT BLOW AWA) SHALL BE PILED WITHIN THE PROPERTY LINES OF THE PROJECT IN A NEAT AND SAFE MANNER.e. THE PROJECT SHALL HAVE A SIGNAGE VIEWABLE FROM THE PIBLIC STREET THAT INDICATES THE HOURS OF CONSTRCUUCTION AS: MON-FRI FROM 7:30 AM TO 6:00 PM, SATURDAY FROM 9:00 AM TO 5:00 PM.At the time of final inspection, a manual, compact disc, web-based reference or other media acceptable to the enforcing agency which includes all of the following shall be placed in the building:1-Directions to the owner or occupant that the manual shall remain with the building throughout the life cycle of the structure.2-Operation and maintenance instructions for the following: 1-Equipment and appliances, including water-saving devices and systems, HVAC systems, water-heating systems and other major appliances and equipment. 2-Roof and yard drainage, including gutters and downspouts. 3-Space conditioning systems, including condensers and air filters. 4-Landscape irrigation systems. 5-Water reuse systems.3-Information from local utility, water and waste recovery providers on methods to further reduce resource consumption, including recycle programs and locations.4-Public transportation and/or carpool options available in the area.5-Educational material on the positive impacts of an interior relative humidity between 30–60 percent and what methods an occupant may use to maintain the relative humidity level in that range.6-Information about water-conserving landscape and irrigation design and controllers which conserve water.7-Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5 feet away from the foundation.8-Information on required routine maintenance measures, including, but not limited to, caulking, painting, grading around the building, etc.9-Information about state solar energy and incentive programs available.10-A copy of all special inspection verifications required by the enforcing agency or this code.11-Special inspections: structural observation of shear walls. 1-DUCT SYSTEMS SHALL BE SIZED, DESIGNED AND EQUIPMENT IS SELECTED PER SECTION 4.507.2. HVAC SYSTEM INSTALLER MUST BE TRAINED AND CERTIFIED AND SPECIAL INSPECTORS EMPLOYED BY THE ENFORCING AGENCY MUST BE QUALIFIED .DEFERRAL OF ANY SUBMITTAL ITEMS (SUCH AS TRUSSES, FIRE SPRINKLER SYSTEM, ELECTRICAL, MECHANICAL, PLUMBING, ETC.) SHALL HAVE PRIOR APPROVAL OF THE BUILDING OFFICIAL. - FOR THIS PROJECT THERE IS ONLY FIRE SPRINKLER AS A DIFERRED ITEM.- DIFFERED ITEMS SHALL BE SUBMITTED TO THE DESIGN PROFESSIONAL IN RESPONSIBLE CHANGE WHO SHALL REVIEW THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND FOUND TO BE IN GENERAL CONFORMANCE TO THE DESIGN OF THE BUILDING WITHOUT ANY CORRECTIONS.- THE DIFFERED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNITILL THE BUILDING OFFICIAL HAS APPROVED THEIR DESIGN AND SUBMITTAL DOCUMENTS.PROJECT SUMMARY:FRONT SIDE: 25'-0" 26'- 6" 44' - 0"INTERIOR (RIGHT) SIDE: 10' - 0" 10'- 0" 15 - 0" 15' - 0"STREET (LEFT) SIDE: 25' - 0" 25' - 0" 30' - 0" 34' - 4"REAR SIDE: 10' - 0" 30' - 6" 10' - 0" 76' - 6"REQUIREDPROPOSEDSETBACKSSETBACKS:APPLICANT:ATUL SHARMAPH: (408) 480 2570ATUL@GLOBAL-INFOTECH.COMCIVIL ENGINEER: INDEXSheet Number Sheet NameA0 COVER SHEETA1 DEMOLITION PLANA2 SITE PLANA3 FIRST FLOOR PLANA4SECOND FLOOR PLANA5STREETSCAPEA6ROOF PLANA7REAR & RIGHT ELEVATIONSA8FRONT & LEFT ELEVATIONSA9CROSS SECTIONSA10REFLECTED CEILING PLANA11ELECTRICAL PLANA12WINDOW & DOOR SCHEDULES AND VENTILATION CACLCULATIONSA13FLOOR AREA CALCULATIONSA14STRUCTURAL & IMPERVIOUS COVERAGEA15EXISTING AREA CALCULATIONSA16WILDLAND URBAN INTERFACE CHECKLISTA17DETAILSA18DETAILSA19DETAILSA20DETAILSA213D VIEWSA223D VIEWSA233D VIEWST1TOPOGRAPHIC SURVEYFOOTPRINT OF HOME / GARAGE: 4,356DRIVEWAY: --- WALKWAYS / DECKS / PATIO: 739 OTHER: 756(a) SUBTOTAL IMPERVIOUS: TOTAL SFSITE COVERAGEHEIGHT INFORMATION TABLE:LOWEST ELEVATION POINT: 473'- 9"HIGHEST ELEVATION POINT: 477'- 2"AVERAGE ELEVATION POINT: = 475'- 5 1/2"TOP MOST ELEVATION: 26'- 0"NUMBER OF TREES TO BE REMOVED: 0AVERAGE SLOPE OF ENTIRE SITE: 9.88%EXISTING USE: RESIDENTIALAGE OF EXISTING HOUSE : 57 YEARS TO BE ENTIRELY DEMOLISHEDFIRST FLOOR 2,197 2,623 2,623 EXISTING TOBE DEMOLISHEDSQ. FT.PROPOSEDSQ. FT.TOTALSQ. FT.FLOOR AREASINGLE STORYFLOOR AREA TABLE:SECONDARY UNIT - - - - - 506 506GARAGE AREA 430 441 441 ENCLOSED PORCH - - - - - 32 32 OTHER 400 - - - - - - - - - -TOTAL 4,673 4,631 4,631SMP ENGINEERS1534 CAROB LANE, LOS ALTOS, CA 94024PH: (650) 941-8055GROSS LOT SIZE: 15,454.30 SQ. FT.NET LOT SIZE: SAME AS GROSSALLOWABLE : 4,050 SQF PLUS 78 SQ. FT. = 4,128 SQ. FT. SECONDARY UNIT = 800 SQ. FT. TOTAL ALLOWABLE AREA = 4,928 SQ. FT.PARKING SPACES: TWO COVERED (ENCLOSED) ZONING : R-1-12,500 ZONING DISTRICT TYPE OF CONSTRUCTION: V-BOCCUPANCY GROUP: RNO. OF STORIES: SINGLE STORY APPLICABLE CODES: 2019 CRC ,2019 CBC, 2019 CMC, 2019 CPC, 2019 CEC, 2019 CALIFORNIA FIRE CODE. AND 2019 CAL GREEN CODE.ALLOWABLE %55 = 8,499.8 SQF.(INCULING ROOF OVERHANG)(AT THE BUILDING EDGE FROM NATURAL GRADE)(AT THE BUILDING EDGE FROM NATURAL GRADE)(BASED ON HIGHEST AND LOWEST POINS ABOVE)(FROM THE AVERAGE POINT ABOVE TO THE TOP MOST POINT OF THE ROOF).IMPERVIOUS COVERAGE TABLE:(1ST FLOOR) (IN CORNER LOTS) SECOND FLOOR 1,646 1,029 1,029 (e.g., CABANA/ SHED/POOL/ TENNIS COURT)(e.g., SHED)IMPERVIOUS SURFACESTOTAL SFPERVIOUS SURFACES = 5,851 SF IMPERVIOUS PERMEABLE PAVER DRIVEWAY: 901 450.5 450.5 PERMEABLE WALKWAYS/ PATIO: 2,371 1,185.5 1,185.5 OTHER: -(b) SUBTOTAL PERVIOUS: ACTUAL S.F.50% CREDIT = 1,636 SF PERVIOUS SITE COVERAGE TOTAL (a) + (b) = 7,487 SF TOTAL COVERAGE (1ST FLOOR)(2ND FLOOR)(1ST FLOOR)(2ND FLOOR)(1ST FLOOR)(2ND FLOOR) (IN CORNER LOTS) (POOL HOUSE)No.Description Date1 Planning Dept. May14,20202 Fire Dept. AUG13,202011EWAS SYSTEM WILL BE A DEFERRED SUBMITTAL.ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLE PROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARD DETAIL AND SPECIFICATION S1-7. [CFC CHP. 33].22REVIEW OF THIS DEVELOPMENTAL PROPOSAL IS LIMITED TO ACCEPTABILITY OF SITE ACCESS, WATER SUPPLY AND MAY INCLUDE SPECIFIC ADDITIONAL REQUIREMENTS AS THEY PERTAIN TO FIRE DEPARTMENT OPERATIONS, AND SHALL NOT BE CONSTRUED AS A SUBSTITUTE FOR FORMAL PLAN REVIEW TO DETERMINE COMPLIANCE WITH ADOPTED MODEL CODES. PRIOR TO PERFORMING ANY WORK, THE APPLICANT SHALL MAKE APPLICATION TO, AND RECEIVE FROM, THE BUILDING DEPARTMENT ALL APPLICABLE CONSTRUCTION PERMIT.2WATER SUPPLY REQUIREMENTS: POTABLE WATER SUPPLIES SHALL BE PROTECTED FROM CONTAMINATION CAUSED BY FIRE PROTECTION WATER SUPPLIES. IT IS THE RESPONSIBILITY OF THE APPLICANT AND ANY CONTRACTORS AND SUBCONTRACTORS TO CONTACT THE WATER PURVEYOR SUPPLYING THE SITE OF SUCH PROJECT, AND TO COMPLY WITH THE REQUIREMENTS OF THAT PURVEYOR. SUCH REQUIREMENTS SHALL BE INCORPORATED INTO THE DESIGN OF ANY WATER-BASED FIRE PROTECTION SYSTEMS, AND/OR FIRE SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGE CONTAINERS THAT MAY BE PHYSICALLY CONNECTED IN ANY MANNER TO AN APPLIANCE CAPABLE OF CAUSING CONTAMINATION OF THE POTABLE WATER SUPPLY OF THE PURVEYOR OF RECORD. FINAL APPROVAL OF THE SYSTEM(S) UNDER CONSIDERATION WILL NOT BE GRANTED BY THIS OFFICE UNTIL COMPLIANCE WITH THE REQUIREMENTS OF THE WATER PURVEYOR OF RECORD ARE DOCUMENTED BY THAT PURVEYOR AS HAVING BEEN MET BY THE APPLICANT(S). 2019 CFC SEC. 903.3.5 AND HEALTH AND SAFETY CODE 13114.7.107 473.34 474.20476.34 476.50 476.01475.41476.81 476.63 476.69 476.03 476.06476.07 476.00 476.11 470.94 470.79 471.23 471.40 472.26 472.09472.40 473.04473.16 473.31 473.08 473.41 473.61 473.48 473.85 473.91 474.84 474.11 473.78473.60 474.04 473.68 473.21 473.35473.82 473.00473.35 472.77 472.34 472.45 471.77471.69 472.15 471.01 471.67 472.85 473.48 473.56 474.11 475.02 474.90475.33 473.26 473.36 473.45 472.65 473.07 471.83 476.23 477.19 476.98 475.39 476.07 475.30 475.00 474.62475.07 474.57474.75 4 7 4 .7 0 474.22 4 7 4.1 5 4 7 4 .2 6 474.68 474.52 474.38474.37474.60474.86 474.97 475.03 475.34 475.57475.50 4 7 5 . 9 8 475.29 474.81 474.55 475.23 474.48 475.01 474.75 474.83 475.51 474.86 472.96473.08 472.84472.83 473.22 472.57 472.57 472.80 473.14 473.61 473.86 4 7 3 .6 7 4 7 3 .4 0 473.21 4 7 3 .2 4 472.97 472.71472.96 473.12 473.20 473.16 473.26 473.17 473.40 473.15 473.54 473.73 474.00 473.92 474.12 474.00 474.28 473.29 472.81472.94 473.48474.98 473.79 475.20475.4 3 468.00 476.07 476.28 476.10 476.12 476.63 476.19 476.11 475.92476.01 476.09 476.12 476.23 476.24 476.29 476.23 476.26 476.18 476.03 476.07476.16476.67476.66476.70 476.70476.18475.67475.49475.27475.05475.08 475.05 474.94 475.05 475.14 474.63 474.46 474.68474.97 472.87 472.85472.67473.28 473.40473.03 473.26 473.48 473.36 473.30 473.41 473.38 473.03 473.07 472.97 473.03 472.85 473.13 473.40 473.12 473.02 473.23 473.05 472.58 473.47 469.80 469.43 4 7 3 .5 9 4 7 3.6 0 473.28 473.75 473.80 473.77 473.80 473.784 7 3 . 7 9 4 7 3 . 8 3 473.81 473.79473.80 473.80 473.78 473.74 473.68 473.43 473.42 472.98 473.26 473.46 473.47 473.61 473.80 473.76473.52473.50 474.99475.01 4 7 3 . 7 8 473.66473.40 473.62 473.81 473.74 473.72 473.79 473.87 473.92476.01476.36473.88474.11 474.22 474.23 476.17 476.10 477.22 477.33 477.52 477.53 474.67 473.82 473.86 473.54 473.41 473.49474.29 476.18 476.19 474.66 475.69 476.09476.50477.07 477.06476.55 476.34 477.05476.47476.08476.04 475.77 477.15 477.24 477.24 476.70 4 7 6 . 6 9 477.95 476.65 476.75 476.71 476.58 476.37 476.47 476.60 476.65 476.26 475.96 476.11 476.26 476.18 475.21 475.68 475.84 475.82 475.86 475.83 475.85 475.68 4 7 5 . 8 6 475.95476.04 475.80 475.34 475.66 475.82 475.99 475.99475.95 476.52475.98476.00 475.90 476.36 476.04 476.43 476.29 476.71 476.18 476.11 475.90 475.95 476.00 476.21 476.17 4 7 6 .2 8 476.08476.24 476.25 476.37476.42 476.18 476.68476.81476.65 476.46 476.81 476.86 476.70 476.68 476.29476.00 476.19 476.20 475.26 476.24476.04 475.91476.20 476.19 476.56 476.08 476.08 476.21 476.43 476.34 476.29476.31 4 7 6 .2 9 476.15 476.19 476.19 476.03476.35 4 7 6 .4 2 475.62476.26 476.49 476.71 476.60 476.27 476.59 476.96 476.84 476.44 475.98 475.99 475.80 475.74475.78 475.96 476.17 476.20 475.86475.59475.98 476.11 476.14 476.42 476.42 476.31 476.56 476.45 476.45 474.98474.56474.92 474.83477.09 477.00 476.26 475.74 476.70 475.73 475.43 475.76 475.72 475.11 475.02 475.19 474.96 474.94475.08 475.00 475.08 474.49 475.71 475.73 475.87 475.76 476.22 476.18 475.843.10473.45473.53474.70475.49 475.80 475.57473.84 475.63 475.96 475.64 475.03 474.90 474.61 475.08 4 7 4 .8 8 4 7 4 .4 1 474.74 474.42474.43472.80 472.75 473.22 475.51 475.62 475.32 475.29 475.20 475.52 475.32475.77 475.99 476.14 475.65 475.89 475.87 475.82 475.90 476.69 475.64 475.56 475.36 475.81 477.25 477.74 475.73 476.35 475.54 475.26476.40 475.82 475.73 473.55 474.67 475.25475.61 474.83 474.68 474.93 475.95 475.74 476.20 476.29 475.56 475.44 474.73 474.61 474.53 474.66 474.78 474.83 474.80 474.83 474.89 4 7 4 .8 6 475.24 475.05474.99 475.13 475.35 471.05 470.87 470.36 476.11 474.69 474.24 4 7 4 .3 5 474.42474.83475.034 7 4 .6 592.98S14° 44' 10"WS.D.E. & FLOODCONTROL EASEMENT"BASIS OF BEARING"322.61N00° 14' 00"E5'W.C.E.199.37 S89° 31' 00"E 146.53S89° 31' 00"E107.42S14° 44' 10"W92.00N00° 14' 00"E1 4 4 .9 0 S 8 1 ° 4 6 ' 0 0 "W 2 ' P .U .E . 2 ' P .U .E . 10' P.U.E. 5' SLOPE EASEMENT 5' SLOPE EASEMENT GROUND CB GM EM STEP STEPS STEPWALL LINE STEPS STEPS STEPS 4 7 5 '475' 475' 475' 475' 475'475'SARAHILLS DRIVE(R/W 50')VERDE VISTA LANE (R/W: VARIES) DRAINAGE CREEK L=31.50 R=20.00 STEEPS CONC. WALL C&G CONC. C&G CONC. C&G CONC. CONC. GROUND CONC. CONC. CONC. CONC. WALL CONC. WALL PORCH CONC. GROUND CONC. GROUND GROUND CONC. EB EB 36"CMP CONCRETE DRIVEWAY CO GROUND GROUND GROUND BRICK PILLAR (TYP.) C&G CONC. SIGN POST TREE DRIP LINE (TYP.) TOP OF BANK AD POOL LADDER POST POOL CONCRETE DRIVEWAY CONCRETE DRIVEWAY HOUSE FF = 477.50' ROOF PEAK = 501.32' GARAGE FF = 475.50' HOUSE GROUND GROUND GROUND GROUNDGROUNDGROUNDGROUND EB SSMH SDMH SSMH WV WV WV SIGN POST SIGN POST DIVE BOARDCONC. WALL POOL PUMP BRICK PILLAR (TYPICAL) EB EB CB 475.80 TC 475.64 FC 475.01 MB WM FENCE @ WOOD WALL FENCE @ WOOD WALL CONC. CONC. TILE CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. GROUND CONC. GROUND AC AC AC AC GROUND GROUND BRICK PLANTER FOUNTAIN GROUND CONC. WALL GROUND CONC. WALL DYH14"∅ 24"∅ 6"∅ 6"∅ 14"∅ 20"∅ 6"∅ 14"∅ 12"∅ 2x10"∅ 2x16"∅ 16"∅ 16"∅ 34"∅ NN EXISTING HOUSE TO BE DEMOLISHED EXISTING POOL TO BE REMAIN EXISTING GARAGE TO BE DEMOLISHED TREE PROTECTIVE FENCING PER CITY REGULATIONS TREE PROTECTIVE FENCING PER CITY REGULATIONS TREE PROTECTIVE FENCING PER CITY REGULATIONS TREE TO BE REMAIN TREE TO BE REMAIN TREE TO BE REMAIN TREE TO BE REMAIN TREE TO BE REMAIN TREE TO BE REMAIN TREE TO BE REMAIN TREE TO BE REMAIN TREE TO BE REMAIN TREE TO BE REMAIN TREE TO BE REMAIN TREE TO BE REMAIN EXISTING FENCE TO BE KEPT TO BE REMAIN TO BE KEPT W/NEW SIDING ALL THE EXISTING STRUCTURE AND HARDSCAPE (HOME, GARAGE, SHEDS, DRIVEWAY, WALKWAYS, PAVERS, DECKS, PATIOS) TO BE REMOVED. TO BE DEMOLISHED TO BE DEMOLISHED TO BE DEMOLISHED TO BE DEMOLISHED TO BE DEMOLISHED TO BE DEMOLISHED TO BE DEMOLISHED TO BE DEMOLISHED TO BE DEMOLISHED TO BE DEMOLISHED TO BE DEMOLISHED TO BE REMOVED TO BE KEPT W/NEW SIDING 1 DEMOLITION PLAN SC: 1/8" = 1 - 0" NOTES: 1-ALL TREE PROTECTION AND INSPECTION SCHEDULE MEASURES, DESIGN RECCOMENDATIONS, WATERING AND CONSTRUCTION SCHEDULING SHALL BE IMPLEMENTED IN FULL BY OWNER AND CONTRACTOR, AS STATED IN THE TREE PROTECTION REPORT ON SHEETS T1 AND T2 AND APPROVED PLANS. 2-BEFORE WORKING IN THE AREA OF REGULATED TREE CONTACT THE PROJECT SITE ARBORIST. 3-UTILITY TRENCHING SHALL NOT OCCUR WITHIN THE TREE PROTECTION ZONE OF A PROTECTED TREE. CONTRACTOR SHALL BE RESPONSIBLE FOR ENSURING THAT NO TRENCHING OCCURS WITHIN THE TPZ OF THE PROTECTED TREE TREE BY CONTRACTORS, CITY CREWS OR FINAL ALNDSCAPE WORKERS. SEE SHEET T-1 AND NOTES ON SITE PLAN FOR INSTRUCTIONS. 4-PRIOR TO DEMOLITION , GRADING, OR BUILDING PERMIT ISSUANCE, A WRITTEN VERIFICATION FROM THE CONTRACTOR OF RECORD SHALL BE SUBMITTED TO THE BUILDING INSPECTIONS DIVISION INDICATING THAT THE REQUIRED PROTECTIVE FENCING IS IN PLACE. THE FENCING SHALL CONTAIN REQUIRED WARNING SIGN AND REMAIN IN PLACE UNTIL FINAL INSPECTION OF THE PROJECT. 5-ANY APPROVED GRADING, DIGGING, OR TRENCHING BENEATH A TREE CANOPY SHALL BE PERFORMED USING " AIR-SPADE" METHOD AS A PREFERENCE, WITH MANUAL HAND SHOVEL AS A BACKUP/ FOR UTILTY TRENCHING, INCLUDING SEWER LINE, ROOTS EXPOSED WITH DIAMETER OF 1.5 INCHES AND GREATER SHALL REMAIN INTACT AND NOT DAMAGED. IF DIRECTIONAL BORING IS USED TO TUNNEL BENEATH ROOTS, THEN TABLE 2-1 , TRENCHING AND TUNNELING DISTANCE, SHALL BE PRINTED ON THE FINAL PLANS. 6-ANY WORK IN THE RIGHT-OF-WAY MUST BE DONE PER PUBLIC WORKS' STANDARDS BY A LICENSED CONTRACTOR WHO MUST FIRST OBTAIN A " PERMIT FOR CONSTRUCTION IN THE PUBLIC RIGHT-OF- WAY (STREET WORK PERMIT) FROM PUBLIC WORKS AT THE DEVELOPMENT CENTER. 7-NEW DRIVEWAY SHALL BE CONSTRUCTED PER THE CITY STANDARD DRAWING NO. 120 -DRIVEWAY CONSTRUCTION TYPE " A" CURB AND GUTTER. EXISTING DRIVEWAY TO BE ABANDONED SHALL BE REPLACED WITH CITY STANDRADS SIDEWALK, CURB AND GUTTER. STREET WORK PERMIT IS REQUIRED. 8-ANY REMOVAL, RELOCATION OR PLANTING OF STREET TREES OR EXCAVATION, TRENCHING OR PAVEMENT WITHIN 10 FEET OF STREET TREES MUST BE APPROVED BY PWU AND PUBLIC TREE CARE PERMIT IS REQUIRED . " ANY TREE WORK WITHIN THE CITY RIGHT-OF-WAY MUST HAVE AN APPROVED PUBLIC TREE CARE PERMIT PRIOR TO COMMENCEMENT OF THIS WORK. "THE PERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMIT ISSUANCE BUT IS SHOWN ON THE BUILDING PERMIT FOR INFORMATION ONLY." 9-ANY CONSTRCUTION WITHIN THE CITY RIGHT-OF-WAY MUST HAVE AN APPROVED PERMIT FOR CONSTRUCTION INT HE PUBLIC STREETPRIOR TO COMMENCEMENT OF THIS WORK. " THE PERFORMANCE OF THIS WORK IS NOT AUTHORIZED BY THE BUILDING PERMIT ISSUANCE BUT SHOWN ON THE BUILDING PERMIT FOR INFORMATION ONLY." VERDE VISTA LANE SARAHILLS DRIVE TO BE REMAIN A51Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950701/8" = 1'-0"6/10/2020 12:49:40 AMA1DEMOLITION PLANProject Number Issue Date Author Checker No .Description Date 108 473.34474.20476.34476.50476.01475.41476.81476.63476.69476.03476.06476.07476.00476.11470.944747471.40472.26472.09472473.0473.16473.31473.08473.61473.4473.85473.91474.84474.11473.78473.60474.04473.68473.21473.35473.82473.00473.35472.77472.34472.45471.77471.69472.15471.01471.67472.85473.48473.56474.11475.02474.90475.33473.26473.36473.45472.65473.07471.83476.23475.00474.62475.07474.57474.75474.70474.22474.15474.26474.68474.52474.38474.37474.60474.97475.03475.34475.57475.50475.98474.81474.55475.23474.48474.75474.83475.51474.86472.96473.08472.84472.83473.22472.57472.57472.80473.14473.61473.86473.67473.40473.21473.24472.97472.71472.96473.12473.20473.16473.26473.17473.40473.15473.54473.73474.00473.92474.12474.00474.28473.29472.81472.94473.48474.98473.79475.20475.43468.00476.07476.28476.10476.12476.63476.19476.11475.92476.01476.09476.12476.23476.24476.29476.26476.03476.07476.16476.67476.66476.70476.70476.18475.67475.49475.27475.05474.97472.87472.85472.67473.40473.03473.26473.48473.36473.30473.41473.38473.03473.07472.97473.03472.85473.13473.40473.12473.02473.23473.05472.58473.47469.80469.43473.59473.60473.28473.75473.80473.77473.80473.78473.79473.83473.81473.79473.80473.80473.78473.74473.68473.43473.42473.26473.47473.61473.80473.76473.52473.50474.99475.01473.78473.66473.40473.62473.81473.72473.79473.87473.92476.01476.36473.88474.11474.23476.10477.22477.33477.52477.53474.67473.86473.54473.41473.49474.29476.18474.66475.69476.09476.50477.07477.06476.55476.34477.05476.47476.04475.77477.15477.24477.24476.70476.69477.95476.65476.75476.71476.58476.37476.47476.60476.65476.26475.96476.11476.26476.18475.21475.68475.84475.82475.86475.83475.85475.68475.86475.95476.04475.80475.34475.66475.82475.99475.99475.95476.52475.98476.00475.90476.36476.04476.43476.29476.71476.18476.11475.90475.95476.00476.21476.17476.28476.08476.24476.25476.37476.42476.18476.68476.81476.65476.46476.81476.86476.70476.68476.29476.00476.19476.20475.26476.24476.04475.91476.20476.19476.56476.08476.08476.21476.43476.34476.29476.31476.29476.15476.19476.19476.03476.35476.42475.62476.26476.49476.71476.84476.44475.98475.99475.80475.74475.78475.96476.17476.20475.86475.59476.14476.56476.454 7 4 .9 8474.83477.09476.26475.74476.70475.73475.43475.76475.72475.11475.02475.19474.96474.94475.08475.00475.08474.49475.71475.73475.87475.76476.22476.18475.840475.49475.80475.57475.63475.96475.03474.90474.61475.08474.88474.41474.74474.42474.434475.51475.62475.32475.29475.20475.52475.32475.77475.99476.14475.65475.89475.87475.82475.90476.69475.64475.56475.36475.81477.25477.74477.95476.35475.54475.26476.40475.82475.73473.55474.67475.25475.61474.83474.68474.93475.95475.74476.20477.35476.90477.00476.29475.56475.44474.73474.61474.53474.66474.78474.83474.80474.83474.89474.86475.24475.05474.99475.13475.35471.05470.87470.36476.11474.69474.35474.42474.83475.03474.6592.98S14° 44' 10"WS.D.E. & FLOODCONTROL EASEMENT"BASIS OF BEARING"322.61N00° 14' 00"E5'W.C.E.199.37S89° 31' 00"E146.53S89° 31' 00"E107.42S14° 44' 10"W92.00N00° 14' 00"E144.90S81° 46' 00"W2' P.U.E.2' P.U.E.10'P.U.E.5' SLOPE EASEMENT5' SLOPE EASEMENTGROUNDGMEMSTEPSTEPSSTEPWALLLINESTEPSSTEPS475'475'475'475'475'475'475'SARAHILLS DRIVE(R/W 50')VERDE VISTA LANE(R/W: VARIES)DRAINAGECREEKL=31.50R=20.00CONC.WALLC&GCONC.C&GCONC.CONC.GROUNDCONC.CONC.CONC.CONC.WALLGROUNDCONC.GROUNDGROUNDCONC.EBEB36"CMPCONCRETEDRIVEWAYCOGROUNDGROUNDGROUNDBRICK PILLAR (TYP.)C&GCONCSIGNPOSTTREE DRIPLINE (TYP.)TOP OF BANKADPOOL LADDERPOSTPOOLCONCRETEDRIVEWAYCONCRETEDRIVEWAYHOUSEFF = 477.50'ROOF PEAK = 501.32'GARAGEFF = 475.50'HOUSEGROUNDGROUNDGROUNDGROUNDGROUNDGROUNDGROUNDEBSSMHSDMHSSMHWVWVWVSIGNPOSTSIGNPOSTDIVEBOARDCONC.WALLBRICKPILLAR(TYPICAL)EBEBCB 475.80TC 475.64FC 475.01MBWMFENCE @WOOD WALLFENCE @WOOD WALLCONC.CONC.TILECONC.CONC.CONC.CONC.CONC.CONC.CONC.GROUNDACACACACACGROUNDGROUNDBRICKPLANTERGROUNDCONC.WALLGROUNDCONC.WALLDYH 14"˜24"˜6"˜6"˜14"˜20"˜6"˜12"˜2x10"˜2x16"˜16"˜16"˜34"˜DN25' -0" REQUIRED FRONT SETBACKGRASS AREAEXISTING SWIMMING POOL& SPA DEFERRED BY SWIMMING POOL COMPANY(SAND BASE INTERLOCKING PAVERS)200 AMP. MAIN ELECT. PANELDRIVEWAY"AC" OVER MIN. 3" THICK CONC PAD. HOSE BIBTRASH RECYCLERECYC.GARB.GAS METERENTRY PORCHCOVEREDPATIOPAVED PATIOPERMAEBLEHIGH EFFICIENCY TANKLESS DIRECT VENT GAS WATER HEATERPOOL EQUIP.LANDINGPLANTER AREAVERDE VISTA LANE WALKWAYPRECAST STONE / TILE477' - 0"476' - 8"476' - 11"476' - 4"475' - 8"473' - 10"476' - 8"477' - 0"473' - 10"474' - 11"476' - 8"SARAHILLS DRIVE PLANTER AREANEW JACCUZIREAR PATIOFIRST FLOOR OUTLINE25' - 0"34' - 4"SECOND FLOOR OUTLINEPROPOSED FRONT 1ST FLOOR SETBACK25' - 0"PROPOSEDSTREET SIDE 2ND FLOOR SETBACKPROPOSED STREET SIDE 1ST FLOOR SETBACK30' -0" STREET SIDE 2ND FLOOR SETBACK25' -0" STREET SIDE 1ST FLOOR SETBACK10' -0" REAR SETBACK10' -0" INTERIOR SIDE 1ST FLOOR SETBACK15' -0" INTERIOR SIDE 2ND FLOOR SETBACKNO ADJACENT NEIGHBOR30' - 6"PROPOSED REAR SETBACKPROPOSED INTERIOR SIDE 1ST FLOOR SETBACKPROPOSED INTERIOR SIDE 2ND FLOOR SETBACKGARAGEADUNEW (REPLACED)6' HEIGHT WOOD FENCENEW (REPLACED)6' HEIGHT WOOD FENCEPARKING 9'x18'475' - 9"474' - 10"476' - 6"T.W.T.W.PLANTER BEDPLANTER BEDPLANTER BEDPLANTER BEDFOUNTAINFLOWER BEDFLOWER BEDSTEPPING STONESTEPPING STONELANDSCAPE AREALANDSCAPE AREAEXISTING 3' WALL W/NEW STUCCO SIDING 476' - 6"T.W.T.W.LAWNLAWNGROUNDCOVERGROUNDCOVER473' - 11"476' - 6"475' - 6"475' - 6"LANDSCAPE AREALANDSCAPE AREA2 RISERS DW2 RISERS DW2 RISERS DW2 RISERS DW2 RISERS DW2 RISERS DW2 RISERS DW475' - 5"474' - 3"474' - 1"5' - 0"5' - 0"1SITE PLANSC: 1/8" = 1 - 0"3 RISERS DW3 RISERS DW..10' - 0"475' - 6"3 RISERS DW476' - 8"474' - 11"476' - 8"476' - 1"476' - 6"4'6" NEW WROUGHT IRON FENCE AND GATE4'6" NEW WROUGHT IRON FENCE AND GATEEXISTING 3' WALL W/NEW STUCCO SIDING EXISTING PILLAREXISTING PILLAREXISTING CONC. WALLNEW (REPLACED) 6' HEIGHT WOOD FENCEDSDSDSDSDSDSDSDS76' - 6"PROPOSED REAR 2ND FLOOR SETBACK44' - 0"PROPOSED FRONT 2ND FLOOR SETBACK2 RISERSDW2 RISERS DW2 RISERS DWHIGH EFFICIENCY TANKLESS DIRECT VENT GAS WATER HEATERPLANTER BED11VEHICLE ENTRANCE GATE SETBACK20' - 0"1NEW VEHICLE ENTRANCE GATE 1EXISTING PILLAR111NEW GATE PILLARSTREE #1 TO BE REMAINTREE #2 TO BE KEPTTREE #3 TO BE REMAINTREE #4 & #5 TO BE REMAINTREE #6 TO BE REMAINTREE #7 TO BE REMOVEDTREE #8 TO BE REMAINTREE #9 TO BE REMOVEDTREE #10 TO BE REMAIN6' HT. TREE PROTECTIVE FENCINGPER CITY REGULATIONS6' HT. TREE PROTECTIVE FENCINGPER CITY REGULATIONS6' HT. TREE PROTECTIVE FENCINGPER CITY REGULATIONSJOINT UTILITY TRENCHEX. WATER METER & SERVICE TO BE REUSED OR UPGRADED AS NEEDED3ScaleProject no:DateDrawn byChecked byResidential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950701/8" = 1'-0"9/2/2020 12:38:07 PMA2SITE PLANProject NumberIssue DateAuthorChecker0'4'8'16'32'144.90' 92.98' 146.53'92.00' NOTE:“Prior to foundation inspection by the City, the LLS of record shall provide a written certification that all building setbacks are per the approved plans.”No.Description Date1 Planning Dept. May14,20202 Fire Dept. AUG13,20203 Arborist AUG,2020STORM WATER RETENTION NOTE:“Disposition and treatment of storm water will comply with the National Pollution Discharge Elimination System ("NPDES") Standards and implementation standards established by the Santa Clara Valley Urban Runoff Pollution Prevention Program”ACCESS GATE REQUIREMENTS: GATE INSTALLATIONS SHALL CONFORM WITH FIRE DEPARTMENT STANDARD DETAILS AND SPECIFICATION G-1 AND, WHEN OPEN SHALL NOT OBSTRUCT ANY PORTION OF THE REQUIRED WIDTH OF 14' FOR EMERGENCY ACCESS ROADWAYS OR DRIVEWAYS. LOCKS, IF PROVIDED, SHALL BE FIRE DEPARTMENT APPROVED PRIOR TO INSTALLATION. GATES ACROSS THE EMERGENCY ACCESS ROADWAYS SHALL BE EQUIPPED WITH AN APPROVED ACCESS DEVICES. IF THE GATES ARE OPERATED ELECTRICALLY, AN APPROVED KNOX KEY SWITCH SHALL BE INSTALLED; IF THEY ARE OPERATED MANUALLY, THEN AN APPROVED KNOX PADLOCK SHALL BE INSTALLED. KNOX PRODUCTS CAN BE OBTAINED FROM WWW.KNOXBOX.COM. CFC SEC. 503.6 AND 506.2109 UPNN DECORATIVENICHE1' - 6"1' - 6" 2' - 0"1' - 6"0' - 6" SHOWER SHWR. VALVES SEAT1' - 0"1' - 0"0' - 4"1' - 0"SHELVESTALLCAB.SEAT TEMPERED FROSTED GLASS DIVIDER 4" CURB AND GLASS ENC.0' - 6"SHOWER MIN DOOR WIDE 22" SEAT 1' - 0"1' - 3"3' - 6"1' - 3"ACTIVELEAFACTIVE LEAF0' - 6"DRYERWSHRTALL CAB. 1' - 6"DRESSING0' - 6"0' - 4"GARAGE1CIRCULARHALL10ENTRY2CORRIDOR25FOYER3MASTERBED RM.12LAUNRY/MUD RM.21LINEN20CL.19CL.182NDRYBATH172NDRYDWELING16STUDY/GUESTRM.11W.I.C.14MASTERBATH13LIVING RM.4KITCHEN6HALLWAY9PANTRY22COAT CL.24POWDERRM.23DININGRM.5FAMILYRM.8NOOK7TOILET All glazings, shower doors/ enclosures inside of the shower areas shall be tempered glass typical. 22"X30" MIN. ATTIC ACCESS ADJUST AND INCREASE SIZE AS NEEDED TO ALLOW THE BIGGEST PART OF ATTIC FURNACE TO PASS THRU LINEAR FIRE PLACE TV ABOVE FIRE PLACE C.L. SELF-CLOSING AND SELF-LATCHING, 1 3/8 INCH THICK SOLID WOOD OR HONEYCOMB CORE STEEL DOOR. 0' - 4" BUTLER / BAR PROVIDE 5/8" TYPE "X" FIRE RATED SHEETROCK ON WALLS SEPARATING HOUSE FROM GARAGE AND CEILING AND BELOW UPPER FLOOR JOISTS WITHIN THE CEILING IN GARAGE TYP. EXTEND GYP. BD. UP TO ROOF DIAPHRAM "AC" OVER MIN. 3" THICK CONC PAD. C.L.SLOPE SLAB1/8" PER FT.C.L.C.L. C.L.REFRIGC.L. DISH WSHRSINK COOKTOP /OVEN& HOOD0' - 6"0' - 6"LINEAR FIRE PLACE TV ABOVE FIRE PLACE 4' - 0"4' - 0"R 8' - 0"2' - 6"2' - 6"R 8' - 0"COVEREDPATIO266' - 6"1' - 0"4' - 6"11' - 0"2' - 6"7' - 0"2' - 6"11' - 0"4' - 6"15' - 0"3' - 6"4' - 0"4' - 6"6' - 2"4' - 10"6' - 0"6' - 0"4' - 10"6' - 2"4' - 6"4' - 0"7' - 0"4' - 0"2' - 0"3' - 6"6' - 0"13' - 6"21' - 0"15' - 6"8' - 0"6' - 0"8' - 0"2' - 0"14' - 6" 16' - 6"4' - 3" 3' - 9" 6' - 0" 3' - 9" 4' - 3"6' - 8"8' - 10"10' - 6"10' - 6"2' - 0" 7' - 0"4' - 6" 6' - 0" 3' - 6" 2' - 0" 101' - 6"1' - 7"17' - 10"1' - 7"7' - 6"8' - 6"1' - 6"9' - 2"1' - 6"14' - 0"1' - 6"10' - 6"10' - 6"11' - 2"10' - 11"8' - 11"6' - 9"4' - 5"101' - 6" 16' - 6"13' - 11 3/4"23' - 6 1/4"4' - 0"8' - 0"15' - 0"14' - 0"3' - 0" 2' - 0"1' - 6" 2' - 3"4' - 1"7' - 8"13' - 0"2' - 0"8' - 0"2' - 0"5' - 0"11' - 11"8' - 7 1/4"6' - 6 3/4"7' - 5"17' - 6"7' - 8"11' - 2"21' - 8"4' - 6"21' - 6"16' - 0"20' - 8"22' - 10"2' - 0" 1 FIRST FLOOR PLAN SC: 1/4" = 1 - 0" 13' - 10"9' - 4"17' - 4" 19 RISERS UP EA. @ 7 33" +_ VIF.477' - 0"475' - 6"473' - 10"473' - 10"476' - 8"475' - 7"477' - 0"21' - 0"7' - 4"2' - 2"6' - 6"17' - 10"7' - 10"2' - 0"C.L. SHWR. VALVES 3' - 0"9' - 0"5' - 0" 2' - 6"1' - 8" 3' - 0" 1' - 0"16' - 6"5' - 10" 1' - 8"4' - 4"2' - 6"15' - 2"0' - 6"6' - 8" 0' - 6" CABINET 3' - 4"6' - 0"UPDOME LOCATION 2' - 6"C.L.SHORT WALL 1' - 9"1' - 9"65' - 6"65' - 8"476' - 11"477' - 0"477' - 0"476' - 8"477' - 0"477' - 0"BROOMCL.65A 3A9MIN. 36" SQ. CONC. LANDING NO MORE THAN 7.75" BELOW THE TRESHOLD.476' - 8"TWO (2) RISERS EACH @ 4 1/2"MAX. ALLOWED RISER HT. 7 3/4"PER CRC SECT. R311.7.5LANDING 2 RISERS DW2 RISERS DW2 RISERS DWBB476' - 8"476' - 8"NOTE: MOLDINGS AND TRIMS ARE NOT SHOWN FOR CLARITY OF DRAWING. A. The mixing valve in a shower (including over a tub) shall be pressure balancing set at a maximum 120· F. The water-filler valve in bathtubs/whirlpools shall have a temperature limiting device set at a maximum of 120· F. The water heater thermostat cannot be used to meet these provisions. CPC 408.3, 409.4 B. The water closet shall have a clearance of 30 inches wide ( 15 inches on center) and 24 inches in front. CPC 402.5 C. Lighting fixtures located within 3 feet horizontally and 8 feet vertically of the bathtub rim or shower stall threshold shall be listed for a damp location or listed for wet locations where subject to shower spray. CEC 410.1 O D. At least one light fixture shall be controlled by a vacancy sensor switch that requires a manual on activation (does not automatically turn on) and automatically turns off within 30 minutes after the room is vacated. All other light fixtures shall be controlled by a vacancy sensor or dimmer. California Energy Efficiency Standards 150.0(k) BATHROOM NOTES: THE REQUIRED LANDINGS AT EACH EXTERIOR DOOR SHALL BE A MINIMUM OF 36" IN THE DIRECTION OF TRAVEL AND NO MORE THAN 7-3/4" BELOW THE TOP OF THRESHOLD (PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING), AND THE MINIMUM WIDTH SHALL BE EQUAL TO THE WIDTH OF THE OPENING. CRC R311.3 LANNDING NOTE: THE AUTOMATIC GARAGE DOOR OPENER SHALL BE LISTED IN ACCORDANCE WITH UL 325. CRC R309.4 AND HEALTH AND SAFETY CODE SECTIONS 19890 AND 19891 GARAGE DOOR NOTE: A3 RISERS DW3 RISERS DW2 RISERS DW2 RISERS DW2 RISERS DWScale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950701/4" = 1'-0"6/10/2020 12:49:46 AMA3FIRST FLOOR PLANProject Number Issue Date Author Checker No .Description Date 110 DN1' - 10"0' - 6"1' - 6"MIN DOOR WIDE 22"1' - 6"SHOWERSHWR. VALVESSEATTEMPERED FROSTED GLASS DIVIDER4" CURB AND GLASS ENC.TOILETALL GLAZINGS, SHOWER DOORS/ ENCLOSURES INSIDE OF THE SHOWER AREAS SHALL BE TEMPERED GLASS TYPICAL. 1' - 0"0' - 10"SHELVES0' - 6"ACTIVELEAF18 RISERS DNEA. @ 7 33" +_ VIF.BED RM.#427BED RM.#531BATH #434BALCONY33BALCONY30W.I.C.29LOFT26CL.32OPEN BELOWBATH #328SHOWERSHWR. VALVESMIN DOOR WIDE 22"SEAT0' - 6"3' - 0"1' - 0"BUILT IN DESKSHORT WALL7' - 6"11' - 10"1' - 4"8' - 10"18' - 4"6' - 4"4' - 4"10' - 4"7' - 8 1/4"14' - 6"27' - 2"9' - 8"3' - 4"3' - 0"3' - 0"9' - 2"17' - 1"6' - 1"7' - 6"1SECOND FLOOR PLANSC: 1/4" = 1 - 0"28' - 6"3' - 3" 7' - 3"7' - 3" 3' - 3"9' - 10"5' - 4"9' - 0"2' - 0"2' - 4"7' - 8 1/4"13' - 4"16' - 4"18' - 8"3' - 0"5' - 6"13' - 0"3' - 0"3' - 0"23' - 10"NNSKYLIGHTDOME ABOVE488' - 0"488' - 0"3' - 6"1' - 0"DNDOME LOCATION1' - 6"1' - 6"1' - 6"1' - 6"1' - 4 1/2"1' - 5 7/8"59' - 0 1/4"7' - 0"2' - 0"59' - 0 1/4"FIRST FLOOR OUTLINE8' - 4"4' - 4"13' - 0"2' - 6"7' - 4"1' - 0"5' - 0"3A97' - 6"5' - 6"10' - 0"5' - 6"1' - 0"1' - 0"1' - 0"1- IN KITCHENS AND DINING UNITS OF DWELLING UNITS A RECEPTACLE SHALL BE INSTALLED AT EACH COUNTER SPACE WIDER THAN 12". RECEPTACLE SHALL BE INSTALLED SO THAT NO POINT ALONG THE WALL LINE IS MORE THAN 24", MEASURED HORIZONTALLY FROM A RECEPTACLE OUTLET IN THAT SPACE. ISLAND AND PENINSULA COUNTERTOPS 12" OR WIDER SHALL HAVE AT LEAST ONE RECEPTACLE FOR EACH FOUR FEET OF COUNTERTOP. COUNTERTOP SPACES SEPARATED BY RANGE TOPS , REFRIGERATORS OR SINKS SHALL BE CONSIDERED AS SEPARATE CONTER SPACES, RECEPTACLE RENDERED INACCESSIBLE BY APPLIANCES FASTENED IN PLACE OR APPLIANCES OCCUPYING DEPICTED SPACE SHALL NOT BE CONSIDERED AS THESE REQUIRED OUTLETS. N.E.C ARTICLE 210-52(C) 2- LAMP USED FOR GENERAL LIGHTING IN KITCHENS AND BATHROOMS SHALL HAVE AN EFFICIENCY OF NOT LESS THAN 40 LUMENS PER WATT PER TITLE 24,2-5352(J)3- GENERAL PUPOSE LIGHTING FIXTURES IN KITCHENS AND BATHROOMS SHALL BE FLUORESCENT FIXTURES CONTROLLED BY THE MOST ACCESSIBLE SWITCHES THOSE NEAREST TO THE DOOR PER SECTION 150(K)4- ALL RECESSED FIXTURES IN CEILINGS THAT ARE REQUIRED TO BE INSULATED MUST BE I.C & AT TYPE FIXTURES.5- ALL RECEPTACLES , OUTLETS, SMOKE DETECTORS PER N.E.C 210-8 SHALL BE GROUND FAULT CIRCUIT INTERRUPTERS FOR DWELLING UNITS WHEN INSTALLED IN INSIDE AND OUTDOORS6- SMOKE DETECTORS SHALL BE INSTALLED IN EACH SLEEPING ROOM AND IN CORRIDORS GIVING ACCESS TO SUCH ROOMS AS REQUIRED BY CRC 2016 SECTION 314 AND IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS. IN NEW CONSTRUCTION , ALL SMOKE DETECTORS SHALL RECEIVE PRIMARY POWER FROM FROM THE BUILDING WIRING AND SHALL HAVE BATTERY BACK-UP AND ALL SMOKE DETECTORS NEW OR EXISTING SHALL COMPLY WITH CRC 2016 SECTION 3147- SMOKE DETECTORS SHALL RECEIVE THEIR RPIMARY POWER FROM THE BUILDING WIRING WHEN SUCH WIRING IS SERVED FROM A COMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH A BATTERY BACK-UP THE DETECTOR SHALL EMIT A SIGNAL WHEN BATTERIES ARE LOW IN POWER. CRC 2016 SECTION R3148- INSTALL ALL RECEPTACLES IN GARAGE TO BE 18" ABOVE FINISH FLOOR AN GFCI PROTECTED.9- LIGHT IN CLOSETS SHALL HAVE FOLLOWING CLERANCES TO THE COMBUSTIBLE SHELVES: A- SURFACE MOUNTED INCANDESCENT FIXTURES SHALL HAVE 12" MIN. CLEARANCEB- FUORESCENT FIXTURES AND RECESSED TO HAVE MIN OF 6" CLEARANCE.10- PROVIDE NEW 110 V SMOKE DETECTORS WITH BATTERY BACK-UP AT HALFWAY CORRIDORS LEADING TO TO BEDROOMS. CRC 2016 SECT. R31411- ALL RECEPTACLES AT THE FRONT AND REAR OF THE HOME SHALL BE WITHIN 6 FEET 6 INCHES OF GRADE AND THEY ARE TO BE WEATHERPROOFED GFCI PER NEC SECTION 210-52 15- ALL OUTDOOR LIGHT FIXTURES MOUNTED TO THE BUILDING OR TO OTHER BUILDINGS ON THE SAME LOT SHALL BE HIGH EFFICACY LIGHT FIXTURES (FLUORESCENT) OR SHALL BE CONTROLLED BY A PHOTOCONTROLLED/MOTION SENSOR COMBINATION.16- LIGHT FIXTURES INSTALLED ABOVE AND WITHIN 5 FEET FROM INSIDE WALLS OF THE SPA/WHIRLPOOL UNIT SHALL BE AT LEAST 7FEET 6 INCHES ABOVE THE MAXIMUM WATER LEVEL AND GFCI PROTECTED.FIXTURES MAY BE INSTALLED LESS THAN 7 FEET 6 INCHES PROVIDED THAT THEY ARE LISTED FOR USE IN DAMPED LOCATIONS AND THEY ARE GFCI PROTECTED.17- PROVIDE DEDICATED 20 AMP CIRCUIT TO SERVE THE REQUIRED BATHROOM , LAUNDRY OUTLETS THIS CIRCUIT CAN NOT SUPPLY ANY OTHER RECEPTACLES , LIGHTS, FANS, ETC. PER NEC SECTION 210-5218- TWO SMALL APPLIANCES BRANCH CIRCUITS FOR THE KITCHEN TO BE LIMITED TO SUPPLY WALL AND COUNTER SPACE OUTLETS. THEY SHALL NOT SUPPLY DINING DINING ROOM, OUTSIDE PLUGS, RANGES, RANGE HOODS, DISPOSALS, DISHWASHERS OR MICROWAVES. ONLY REUIRED COUNTERTOP/WALL OUTLETS INCLUDING REFRIGERATORS PER NEC SECTION 210-52(B)20- FOR EXISTING BUILDINGS TO BE DEMOLISHED , GAS AND ELECT. METERS ARE TO BE REMOVED BY PG&E PRIOR TO ANY DEMOLITION OR CONSTRUCTION ACTIVITY.21- CONTRACTOR IS TO VERIFY AND CONFIRM THE LOCATION OF ALL LIGHT SWITCHES AND PROVIDE ADDITIONAL OUTLETS OTHER THAN SHOWN ON DRAWINGS. DO NOT OMIT/ELIMINATE ANY OUTLETS SHOWN ON DRAWINGS.22- CONTRACTOR IS TO VERIFY AND CONFIRM WITH OWNER WHETHER ANY LOW VOLTAGE NETWORK , SECURITY, SURVEILANCE AND INTERCOM SYSTEM IS TO BE PROVIDED/INSTALLED.23- BOTTOM OUTLET OF ALL ELECTRICAL OUTLETS BY THE HEADBOARD LOCATIONS OF BEDS IN BEDROOMS AND GUEST ROOMS TO BE SWITCH OPERATED. SWITCH LOCATED BY THE ENTRY DOOR OF THE ROOM . COORDINATE WITH OWNER FOR ANY OTHER OUTLET TO BE SWITCHED.23- ALL RECEPTACLES AT WET AREAS TO BE GFCI PROTECTED THRU OUT TYPICAL. PROVIDE DEDICATED CIRCUIT FOR SPA, RANGE, BUILT-IN MICROWAVES AND SIMILAR EQUIPMENT PER CURRENT APPLICABLE CODES.24- ALL ELECTRICAL WORK TO COMPLY WITH APPLICABLE CURRENT CODES AND LOCAL25- PROVIDE CARBON MONOXIDE ALARMS ( PER CRC 2016 CODE SECTION R315 HARDWIRED WITH BATTERY BACKUP IN NEW CONSTRUCTION AND FOR ALTERATIONS, ADDITIONS , REPAIRS EXCEEDING $ 1,000 AND/OR 500 SQF OR WHAT LOCAL JURISDICTION BUILDING DEPARTMENT'S REQUIRED SQUARE FOOTAGE AMOUNT WHICH EVER IS GREATER. VERIFY WITH BUILDING DEPARTMENT. ALL SMOKE ALARMS AND CARBON MONOXIDE ALARMS SHALL BE AC / DC INTERCONNECTED.26- ALL RECEPTACLES SHALL BE TAMPER-RESISTANT TYPICAL PER CEC 406.12,13,14 CEC 210.52, CEC 210.8(b)27- ALL RECEPTACLES , LIGHTING CIRCUITS, SWITCHES AND HARDWIRED SMOKE DETECTORS INSTALLED IN BEDROOMS AND ALL OTHER AREAS INCLUDING HALLWAYS AND CLOSETS SHALL BE PROTECTED WITH AN ARC-FAULT CIRCUIT INTERRUPTER PER CEC 210.12.B (AFCI) PER CEC 210.12(B) TYPICAL.28- PROVIDE WHOLE HOUSE FAN PER ASHRAE 62.2 AND CALGREEN 2016ABBASKYLIGHT28' - 6"ScaleProject no:DateDrawn byChecked byResidential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950701/4" = 1'-0"6/10/2020 1:05:47 AMA4SECOND FLOOR PLANProject NumberIssue DateAuthorCheckerNo.Description Date 111 30' - 6" 20850 Verda Vista Ln.Existing Left Elevation No Adjacent Right Neighbor 1" = 10'-0"1 FRONT (EAST) ELEVATION.No Adjacent Neighbor in Right SideVerda Vista Ln Left Elevation view20850 Verda Vista Ln. 20850 Verda Vista Ln. (Rear Side Nieghbor) 20850 Verda Vista Ln. (Rear Side Nieghbor) Existing Front Elevation Front Elevation view 1" = 10'-0"2 LEFT (SOUTH) ELEVATION. No Adjacent Right Neighbor in Right Side No Adjacent Right Neighbor in Right Side Sarahills Dr 6' HIEGHT REDWOOD FENCE WITH 1'6" LATTICE ON TOP 1 1 Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950701" = 10'-0"6/10/2020 9:31:05 AMA5STREET SCAPEProject Number Issue Date Author Checker No .Description Date 1 Planning Dept. May 2020 112 WHPL.HT. 12'-0" FROM MAIN HOUSE FINISH FLOOR NN TYP. ROOF VENTS 4' - 6" PL.HT. 13'- 6" FROM MAIN HOUSE FINISH FLOOR PL.HT. 19'-0" FROM MAIN HOUSE FINISH FLOOR PL.HT. 11'-0" FROM MAIN HOUSE FINISH FLOOR PL.HT. 12'-0" FROM MAIN HOUSE FINISH FLOOR PL.HT. 11'-0" FROM MAIN HOUSE FINISH FLOOR PL.HT. 12'-0" FROM MAIN HOUSE FINISH FLOOR PL.HT. 20'- 6" FROM MAIN HOUSE FINISH FLOOR PL.HT. 13'-0" FROM MAIN HOUSE FINISH FLOOR PL.HT. 12'-0" FROM MAIN HOUSE FINISH FLOOR PL.HT. 13'- 6" FROM MAIN HOUSE FINISH FLOOR PL.HT. 11'-0" FROM MAIN HOUSE FINISH FLOOR PL.HT. 11'-0" FROM MAIN HOUSE FINISH FLOOR PL.HT. 11'-0" FROM MAIN HOUSE FINISH FLOOR DS DSDS DS DS DS DS DS1' - 6"1' - 6" 1' - 6"1' - 6"1' - 6"1' - 6"1' - 6" 1' - 6"1' - 6"1' - 6"1' - 6" 1' - 6"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4" / 12"4' - 6" 3' - 0" NOTE: MOLDINGS AND TRIMS ARE NOT SHOWN FOR CLARITY OF DRAWING. ALL FASTENERS FOR ROOF COVERING SHALL BE RESISTANT SUCH AS COPPER , BRASS, STAINLESS STEEL OR GALVANIZED PER 1507 , R905.3.6 , R905.2.5 WHERE REQUIRED FOR ROOF DRAINAGE , SCUPPERS SHALL BE PLACED LEVEL WITH THE ROOF SURFACE IN A WALL OR PARAPET. THE SCUPPERS SHALL BE LOCATED AS DETERMINED BY THE ROOF SLOPE AND CONTRIBUTING AREA. PER CRC SECT R903.4 WHERE ROOF DRAINS ARE REQUIRED , OVERFLOW DRAINS HAVING THE SAME SIZE AS ROOF DRAINS SHALL BE INSTALLED WITH THE INLET LOCATED 2" INCHES ABOVE THE LOW POINT OF ROOF. CRC SECT. R903.4.1 TYPICAL NOTES FOR VENTILATIONS: 1- ATTIC VENTS SHALL BE PER CRC 2013 SECT. R806.1 , R806.2 A- NET FREE AREA SHALL NOT BE LESS THANi- 1/150 OF THE ATTIC SPACE OR ii- 1/300 OF THE ATTIC SPACE PROVIDED THAT A CLASS I OR II VAPOR BARRIER IS INSTALLED ON THE WARM SIDE OF THE CEILINGS OR iii- 1/300 OF THE ATTIC AREA PROVIDED THAT AT LEAST 40% AND NOT MORE THAN 50% OF THE REQUIRED VENTILATION ARE MUST BE LOCATED AT LEAST 3 FEET ABOVE EAVE OR CORNICE VENTS WITH THE BALANCE PROVIDED BY EAVE OR CORNICE VENTS. B- OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH OR OTHER APPROVED MATERIAL WITH 1/16" MIN. AND 1/4" MAX. OPENINGS. C- A MIN. OF 1" AIR SPACE SHALL BE PROVIDED BETWEEN INSULATION AND ROOF SHEATING. CRC 2013 SECT. R806.3 NOTES FOR ROOFING: A. WHERE FLASHING IS OF METAL, THE METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019 INCHES (0.483 MM) (E.G. NO. 26 GALVANIZED SHEET) AND SHALL BE PRIMED AND PAINTED. [PAMC 16.06.253] B. CLAY AND CONCRETE ROOF SHALL BE USED ONLY ON ROOF SLOPES OF 2-1/2:12 OR GREATER PER CRC R905.3.2. ROOF SLOPES OF 2:12 UP TO 4:12 REQUIRE DOUBLE UNDERLAYMENT PER CRC R905.3.3. C. CONCRETE AND CLAY TILE SHALL BE INSTALLED ONLY OVER SOLID SHEATHING OR SPACED STRUCTURAL SHEATHING BOARDS. (CRC R905.3.1) D. UNDERLAYMENT SHALL BE NO. 30 ASPHALT FELT OR CLASS M MINERAL SURFACED ROLL ROOFING. (CRC R905.3.3) E. THE VALLEY FLASHING SHALL EXTEND AT LEAST 11”FROM THE CENTERLINE EACH WAY AND HAVE A SPLASH DIVERTER RIB NOT LESS THAN 1”HIGH IN HEIGHT AT THE FLOW LINE FORMED AS PART OF THE FLASHING. (CRC R905.3.8) UNIT SKYLIGHTS SHALL BE TESTED BY AN APPROVED INDEPENDENT LABORATORY , AND BEAR A LABEL IDENTIFYING MANUFACTURER, PERFORMANCE GRADE RATING AND APPROVED INSPECTION AGENCY TO INDICATE COMPLIANCE WITH THE REQUIREMENTS OF AAMA/WDMN/CSA 101/I.S.2/A440 PER CRC 2016 SECT R308.6.9 DO NOT ALLOW DOWNSPOUTS DISCHARGE INTO PLANTER BOX AREAS. CONTINUE IN- GROUND AND DAY LIGHT ALL DOWNSPOUTS OUT OF PLANTER BOXES AND PROVIDE SPLASH BLOCK FOR EACH DISCHARGING TO GROUND. SLOPE CONC. WALKS TO ENSURE ROOF WATER IS DIRECTED AWAY FROM BUILDINGS. FIRE BLOCKING SHALL BE INSTALLED AT OPENINGS AROUND CHIMNEYS AND FIRE PLACES AT CEILING LEVEL PER CRC 2016 SECTION R1003.19 AND R1001.12 . FACTORY BUILT CHIMNEYS AND FIRE PLACES SHALL BE IN CCORDANCE WITH UL 103 AND UL 127 ALL MTL. CHIMNEY SHROUDS SHALL BE LISTED AND LABELED ASSEMBLY FOR THE MAKE AND MODEL OF FIREPLACE PER CRC AND CMC 1 ROOF PLAN SC: 1/4" = 1 - 0"4" / 12"1' - 5 7/8"1' - 6"1' - 5 7/8"1' - 6"4" / 12"4" / 12"4" / 12"3A94' - 6" 1' - 6" PL.HT. 17'- 2" FROM MAIN HOUSE FINISH FLOOR PL.HT. 17'- 2" FROM MAIN HOUSE FINISH FLOOR 1-Storm water drainage management shall be implemented during construction. 2-Water conserving fixtures and fittings shall comply with the following: 1. Water closet-effective flush volume shall not exceed 1.28 gallons per flush. 2. Urinal-effective flush volume shall not exceed 0.5 gallons per flush. 3. Showerhead- A.Single showerhead –2.0 gpm at 80 psi. CGBSC Section 4.303.1.3.1 B.Multiple showerheads serving one shower –Combined flow rate of all showerheads and/or other shower outlets controlled by a single valve -2.0 gpm at 80 psi. CGBSC Section 4.303.1.3.2 4. Lavatory faucet-maximum flow rate not to exceed 1.2 gallons per minute at 60 psi, and minimum flow rate not less than 0.8 gallons per minute at 20 psi. 5. Kitchen faucet-maximum flow rate not to exceed 1.8 gallons per minute at 60 psi, and minimum flow rate (temporary increase shall not exceed 2.2 gallons per minute at 60 psi). 3-Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with specified performance requirements. 4-Automatic irrigation systems controllers installed at the time of final inspection shall be weather-based. 5-Joints and openings. Annular spaces around pipes, electric cables, conduits, or other openings in plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or similar method acceptable to the enforcing agency. 6-A minimum of 75% of the construction waste generated at the site is diverted to recycle or salvage. This is achieved either by using City pre-certified landfills or implementation of a waste management plan. Waste management plan shall be pre- approved by Environmental Services Department. 7-An operation and maintenance manual shall be provided to the building occupant or owner. 8-Duct openings and other related air distribution component openings shall be covered during construction. 9-Adhesives, sealants and caulks shall be compliant with VOC and other toxic compound limits. Specify the VOC limits for the proposed products 10-Paints, stains and other coatings shall be compliant with VOC limits. 11-Aerosol paints and coatings shall be compliant with product weighted MIR limits for ROC and other toxic compounds. 12-Carpet and carpet systems shall be compliant with VOC limits. 13-Documentation shall be provided to the City building inspector upon request, verifying that compliant VOC limit finish materials have been used. 14-80% of floor area receiving resilient flooring, shall comply with the VOC-emission limits defined in the Collaborative for High Performance Schools (CHPS) Low-emitting Materials List or be certified under the Resilient Floor Covering Institute (RCFI) FloorScore program. 15-Particleboard, medium density fiberboard (MDF), and hardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards. 16-Vapor retarder and capillary break is installed at slab on grade foundations. 17-Moisture content of building materials used in wall and floor framing is checked before enclosure in accordance with 4.505.3. 18-Each bathroom shall be mechanically ventilated and shall comply with the following: 1.ENERGY STAR compliant and ducted to the exterior of the building 2. Controlled by a humidity control, unless it is functioning as a component of a whole house ventilation system. 19-Whole house exhaust fans shall have insulated louvers or covers which close when the fan is off. Covers or louvers shall have a minimum insulation value of R-4.2. 20-Duct systems are sized, designed, and equipment is selected using the following methods: 1. Establish heat loss and heat gain values according to Air Conditioning Contractors of America (ACCA) Manual J or equivalent. 2. Size duct systems according to ACCA 29-D (Manual D) or equivalent. 3. Select heating and cooling equipment according to ACCA 36-S (Manual S) or equivalent. 21-HVAC system installers are trained and certified in the proper installation of HVAC systems. 22-Verification of compliance with this code may include construction documents, plans specifications builder or installer certification, inspection reports, or other methods acceptable to the enforcing agency which show substantial conformance. CALGREEN RESIDENTIAL MANDATORY MEAUSURES: A BBA 4" / 12"BALCONYBALCONY CRICKET CRICKET Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950701/4" = 1'-0"6/10/2020 1:05:48 AMA6ROOF PLANProject Number Issue Date Author Checker METACRYLICS FLAT ROOF 1/8" PER FOOT SLOPE FLAT ROOF AREA CONC. FLAT TILE ROOFING, TYP. U.N.O. CONC. FLAT TILE ROOFING, TYP. U.N.O. SKYLIGHT No .Description Date FLAT ROOF AREA 113 WHWHFINISHED FLOOR 477' -0" PL.HT. 14'-0" 491' -0" PL.HT. 19'-0" 496' -6" PL.HT. 12'-0" 489' -0"PL.HT. 11' -0" 488' -0" PL.HT. 13' -6" 490' -6" PRECAST STONE PRECAST STONE EAVE MOLDINGS SKY FRIENDLY DOWNWARD SHIELDED LIGHTS STUCCO GALVANIZE MTL. GUTTER PRECAST STONE WAINSCOT 12 4 CONC. " FLAT" TILE ROOFING SKYLIGHT PL.HT. 11'-0" / SECOND FLOOR 488' -0" PL.HT. 20'-6" 498' -0"3' - 0"475.08473.46 474.99 473.76473.23476.17474.67 477.19476.07 476.44 NATURAL GRADE AT THE BUILDING EDGE AVERAGE NATURAL GRADE 475' -5 1/2" 18' ABOVE AVERAGE GRADE 26' ABOVE AVERAGE GRADE ALL ROOF ATTIC VENTS OPENINGS SHALL BE COVERED WITH CORROSION RESISTANT WIRE MESH WITH MESH OPENINGS OF 1/16" MIN. AND 1/8" MAX. PER CRC SECT. R327.6.2 TYP. BRONZE MTL. CLAD WOOD WINDOWS PRECAST STONE NATURAL GRADE ELEVATIOV AT THE BUILDING EDGE HOSE BIB HIGH EFFICIENCY TANKLESS DIRECT VENT GAS WATER HEATER 26'-0" MAX. ALLOWED26' - 0"PREFABRICATED CONC. PANELING BY ARCHITECTURAL FACADES PL.HT. 17'-2" 494' -2" FINISHED FLOOR 477' -0" PL.HT. 12'-0" 489' -0" WROUGH IRON RAILING PL.HT. 11'-0" / SECOND FLOOR 488' -0" PL.HT. 19' -0" 496' -6" 475.66475.82475.08476.67 473.76 476.17476.75476.65 474.67474.12 477.19 NATURAL GRADE AT THE BUILDING EDGE NATURAL GRADE AT THE BUILDING EDGE AVERAGE NATURAL GRADE 475' -5 1/2" 18' ABOVE AVERAGE GRADE 26' ABOVE AVERAGE GRADE STUCCO CONC. " FLAT" TILE ROOFING PRECAST STONE SKY FRIENDLY DOWNWARD SHIELDED LIGHTS BRONZE MTL. CLAD WOOD WINDOWS PRECAST STONE NATURAL GRADE ELEVATIOV AT THE BUILDING EDGE26'-0" MAX. ALLOWED26' - 0"42" HIGH PARAPET PILASTERS 42" HIGH GUARD RAILING PER CRC SECT. R312 & 301.5 PREFABRICATED CONC. PANELING BY ARCHITECTURAL FACADES DARK BROWN WROUGHT IRON FENCE AND GATE PLUMBING NOTES: 12- PROVIDE PRESSURE RELIEF VALVES FOR WATER TO TERMINATE OUTSIDE THE BUILDING WITHOUT BEING TRAPPED. 13- PROVIDE ALL PLUMBING VENTS TO BE MIN. 10 FEET AWAY FROM OPERABLE SKYLIGHTS. 14- SHOWERS AND TUB ARE PROVIDED WITH PRESSURE BALANCE OR THERMOSTATIC BUILDING SUBMITTALMIXING VALVE CONTROLS. SHOWER CONTROL VALVES SHALL BE INSTALLED SO THEY CAN BE OPERATED WITHOUT COMING INTO CONTACT W/ SHOWER SPRAY. 15- SIZE OF WATER CLOSETS TO BE MAXIMUM 1.28 GALLONS PER FLUSH. 16- PROVIDE NON BACK FLOW PREVENTION DEVICES ON ALL EXTERIOR HOSE BIBS. 17- PROVIDE BACKWATER VALVE FOR THE DRAINAGE PIPING SERVING THE FIXTURES AT THE BASEMENT WITH FLOOD LEVEL RIM BELOW THE ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER OF THE SEWER ABOVE THIS ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE PLAN NOTES: 18- CONTRACTOR SHALL INSTALL DRYER VENT DUCTS THROUGH WALL TO OUTSIDE REGISTER WITH DAMPER, MAX. 14' TWO 90 DEGREE ELBOW. 19- ALL GLAZING IN OR WITHIN 24" OF DOORS, OVER 9 SQUARE FEET, AND WITHIN 18" OF FLOOR, AND ALL GLAZING IN SHOWERS AND BATHTUBS TO BE SAFETY GLASS. 20- PROVIDE UPPER AND LOWER COMBUSTION AIR FOR FURNACE AND WATER HEATER COMPARTMENT. UPPER COMBUSTION AIR SHALL START WITHIN THE TOP 12 INCHES OF THE ENCLOSURE. 21- PROVIDE MIN. 1'-6" DEPTH, FIRE PLACE HEART FLOOR FRAMING TO BE NON- COMBUSTIBLE. 22- ONE WINDOW FROM EACH SLEEPING ROOM WITHOUT EXIT DOOR DISCHARGING DIRECTLY TO OUTSIDE OF BLDG. OR BALCONY. .MUST HAVE A NET CLEAR OPENING OF 5.7 SQF. WITH A NET CLEAR HEIGHT OF 24 INCHES A NET CLEAR OF WIDTH OF 20 INCHES AND THE SILL MUST BE WITHIN 44 INCHES OF THE FLOOR (TYP. FOR ALL THE BEDROOMS) 23- MIN. 30" DIA. CLR. 1024 SQ. INCH AREA AT SHOWER,22" MIN. WIDE SHOWER DOOR. 24- WINDERS MAY BE USED IF THE REQUIRED DEPTH OF 10" RUN (TREAD) IS PROVIDED AT A POINT 12" FROM THE SIDE OF THE STAIRWAY, WHERE TREADARE NARROWER BUT IN NO CASE SHALL DEPTH OF RUN (TREAD) BE LESS THE 6" AT ANY POINT. 25- ALL AIR DUCTS PENETRATING SEPARATION WALL OR CEILING BETWEEN GARAGE AND LIVING AREA SHALL BE 26 GA. MINIMUM AND PER CURRENT CALIFORNIA MECHANICAL CODE AND 2016 CRC. 26- BATHTUB AND SHOWER WALLS ABOVE BATHTUBS WITH INSTALLED SHOWER HEADS AND IN SHOWER COMPARTMENTS SHALL BE FINISHED WITH AN NONABSORBENT SURFACE. SUCH WALL SURFACES SHALL EXTEND TO A HEIGHT OF NOT LESS THAN 72" ABOVE FLOOR PER CRC SECT. R702.4.2 PER CRC 2016 SECTION R307.2, TYPICAL FOR ALL BATHTUB AND SHOWERS. 27- PROVIDE ONE HOUR CONST. 5/8" TYPE " X " GYP. BOARD ON GARAGE WALLS, 2 LAYERS OF 1/2" TYPE " C " OR 2 LAYERS OF 5/8" TYPE "X" GYP. BOARD ON GARAGE CEILINGS PER MANUFACTURER'S ICC LISTING. WHICH SEPARATE THE GARAGE FROM THE LIVING SPACES & UNDER TAIRS INCLUDING SUPPORTING MEMBERS (BEAMS,COLUMNS AND BEARING WALLS) 28- PROVIDE MINIMUM 26 GA. GALVANIZED WEEP SCREED AT FOUNDATION PLATELINE AT LEAST 4" ABOVE or ABOVE CONCRETE OR PAVING). THE CLEARANCE BETWEEN WEEP SCREED AND EARTH AT 4" MIN. AND 2" ABOVE CONCRETE AND PAVING. 29- DOORS AND PANELS OF SHOWERS AND BATHTUB ENCLOSURES AND ADJACENT WALL OPENINGS WITHIN 60" ABOVE A STANDING SURFACE AND DRAIN INLET SHALL BE FULLY TEMPERED, LAMINATED SAFETY GLASS OR APPROVED PLASTIC. CBC 2406 30- PROVIDE SEISMIC ANCHORAGE OF WATER HEATER TO INCLUDE ANCHORS OR STRAPS AT POINTS WITHIN THE UPPER AND LOWER ONE-THIRD OF ITS VERTICAL DIMENSION, THE LOWER ANCHOR LOCATED TO MAINTAIN A MINIMUM DISTANCE OF 4 INCHES ABOVE THE CONTROLS. 31- PROVIDE CLEAR SPACE AT WATER CLOSETS (30 WIDE, 24" IN FRONT), AT SHOWERS(1024 SQ IN MIN. AREA, 30" MIN. DIAMETER CLEAR) AND HEIGHT OF SHOWER ENCLOSURE. 32- WINDOW AND ANY OPENINGS LESS THAN 3' ABOVE STAIR TREADS AND MORE THAN 30” ABOVE THE ADJACENT FLOOR TO BE PROTECTED BY A GUARDRAIL PER CRC 2016 - SECTION R312 AND R612. 33- PROVIDE AND INSTALL 5/8" TYPE "X" SHEETROCK AT USEABLE ENCLOSED SPACE BELOW A STAIRWAY 34- PROJECT SHALL BE CONSTRUCTED UNDER THE 2016 CALIFOGREEN BUILDINGEQUIREMENTS PLUMBING FLOW RATE NOTE FOR ALL FLOORS: WATER CLOSETS SHALL BE 1.28 GPF OR LESS. SHOWER HEADS SHALL BE DESIGNED AND INSTALLED SO THAT THEY WILL NOT DELIVER MORE THAN 2.5 GPM MEAUSERED AT 80 PSI ( CPC 2016 SECT 402.1 SECT. 402.1.1) THE MAXIMUM FLOW RATE AT A 20% REDUCTION IS 2 GPM. (CGBC TABLE 4.303.2) ALL EQUIPMENT SUCH AS HOT WATER HEATERS AND AIR CONDITIONING UNITS, MUST BE PLACED AT OR ABOVE THE BASE FLOOD ELEVATION ( BFE). CONTROL VALVES AND SHOWER HEADS SHALL BE LOCATED ON THE SIDEWALL OF COMPARTMENTS OR BE OTHERWISE ARRANGED THAT THE SHOWERHEAD DOES NOT DISCHARGE DIRECTLY AT THE ENTRANCE TO THE COMPARTMENT AND THE BATHER CAN ADJUST TEH VALVES PRIOR TO STEPPING INTO THE SHOWER SPRAY PER CPC 411.10 TYP. FOR ALL SHOWERS PLUMBING FIXTURES NOTE: PLUMBING FIXTURES THROUGH EACH UNIT SHALL MEET THE FOLLOWING WATER EFFICIENCY REQUIREMENTS: CALGREEN 301.1.1 • WATER CLOSET (TOILET): 1.28 GALLONS/FLUSH • SHOWERHEAD: 2.0 GALLONS/MINUTE AT 80PSI • FAUCET - BATHROOM: 1.2 GALLONS/MINUTE AT 60 PSI • FAUCET - KITCHEN GREATER: 1.8 GALLONS/MINUTE AT 60 PSI (AVERAGE)NORTHELEVATIONWEST ELEVATION NNScale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 95070As indicated 6/10/2020 9:31:14 AMA7REAR & RIGHT ELEVATIONSProject Number Issue Date Author Checker 1/4" = 1'-0"1 RIGHT (NORTH) ELEVATION 1/4" = 1'-0"2 REAR (WEST) ELEVATION No .Description Date 114 WHWHFINISHED FLOOR477' -0"PL.HT. 12'-0"489' -0"PL.HT. 14'-0"491' -0"PL.HT. 19'-0"496' -6"STUCCOGALVANIZE MTL. GUTTERCONC. " FLAT" TILE ROOFINGPRECAST STONE124PL.HT. 11'-0" /SECOND FLOOR488' -0"PL.HT. 20'-6"498' -0"PRECAST STONE EAVE MOLDINGS 476.07476.44476.96476.45476.71NATURAL GRADE AT THE BUILDING EDGEALL ROOF ATTIC VENTS OPENINGS SHALL BE COVERED WITH CORROSION RESISTANT WIRE MESH WITH MESH OPENINGS OF 1/16" MIN. AND 1/8" MAX. PER CRC SECT. R327.6.2 TYP.AVERAGE NATURAL GRADE 475' -5 1/2"18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADE 501' - 5 17/32"SKY FRIENDLY DOWNWARD SHIELDED LIGHTS6 FT. HEGHT WOOD FENCE AND GATECOORDINATE WALL ARCH CENTER & RADIUS W/ ARCH DOOR TOP. ADJUST AS REQ'D.DARK BROWN WROUGHT IRON FENCE AND GATEBRONZE MTL. CLADWOOD WINDOWSPL.HT. 13'-6"490' -6"NATURAL GRADE ELEVATIOV AT THE BUILDING EDGEDARK BROWN WROUGHT IRON FENCE AND GATE26'-0" MAX. ALLOWED26' - 0"PREFABRICATED CONC. PANELINGBY ARCHITECTURAL FACADESTHE PURPOSE OF THIS DRAWING IS TO SHOW ARCHITECTURAL ELEMENTS OF THE BUILDING . FOR ALL OTHER STRUCTURAL ITEMS AND THEIR SIZE CONFIGURATIONS, COORDINATE AND FOLLOW STRUCTURAL DRAWINGS.SOME WALLS SHOWN HERE MAY EXTEND TO THE CEILING OR ROOF, SOME MAY TERMINATE UNDER CEILINGS , VERIFY AND FOLLOW STRUCTURAL DRAWINGS FOR ALL STRUCTURAL WALLS , FOUNDATIONS / FOOTINGS, CEILINGS, ROOF STRUCTURE, BEAMS , GIRDERS.NOTE:PL.HT. 17'-2"494' -2"IRON DOOR WITH FIXED GLASS PANELFINISHED FLOOR477' -0"PL.HT. 12'-0"489' -0"PL.HT. 19'-0"496' -6"STUCCOGALVANIZE MTL. GUTTER124CONC. " FLAT" TILE ROOFINGPRECAST STONESKYLIGHTPL.HT. 11'-0" /SECOND FLOOR488' -0"PRECAST STONE EAVE MOLDINGS 476.71476.49476.86476.58475.99475.66475.82NATURAL GRADE AT THE BUILDING EDGEAVERAGE NATURALGRADE 475' -5 1/2"18' ABOVE AVERAGE GRADE26' ABOVE AVERAGE GRADE DARK BROWN COLOR INSULATED STEEL GARAGE DOOR WITH PANELSDOWNWARD SHIELDEDSKY FRIENDLY LIGHTSPL.HT. 13'-6"490' -6"PL.HT. 14' -0"491' -0"26'-0" MAX. ALLOWED26' - 0"NATURAL GRADE ELEVATIOV AT THE BUILDING EDGE200 AMP. MAIN ELECT. PANELGAS METERACACPL.HT. 21' -0"498' -0"FINISHED FLOOR.477' -0"501' - 5 17/32"BRONZE MTL. CLADWOOD WINDOWS42" HIGH PARAPETPILASTERS42" HIGH GUARD RAILINGPER CRC SECT. R312 & 301.5PREFABRICATED CONC. PANELING BY ARCHITECTURAL FACADESGENERAL NOTES:1 - THE DESIGNER MAINTAINS NO RESPONSIBILITY FOR THE CONTRACTORS. SUBCONTRACTORS, OR THOSE WORKING IN SUCH CAPACITIES, IN THE METHODS USED IN THE EXECUTION OF THE WORK AND SAFETY PROCEDURES AND PRECAUTIONS, OR THE LACK THERE OF TAKEN AT THE PROJECT SITE.2 - CONTRACTORS TO ASSUME FULL RESPONSIBILITY, UNRELIEVED BY REVIEW OF DRAWINGS BY SUPERVISION OR PERIODIC OBSERVATION OF CONSTRUCTION, FOR COMPLIANCE WITH CONTRACT DOCUMENTS, FOR DIMENSIONS TO BE CONFIRMED AND CORRELATED ON THE JOB SITE AND BETWEEN INDIVIDUAL DRAWINGS OR SETS OF DRAWINGS, FOR FABRICATION PROCESSES AND CONSTRUCTION TECHNIQUES (INCLUDING EXCAVATION, SHORING, SCAFFOLDING, BRACING, ERECTION,FORMWORK, E.T.C.) FOR COORDINATION OF THE VARIOUS TRADES AND FOR SAFE CONDITION AT THE JOB SITE.3 - VARIATION IN THE FIELD CONDITIONS RELATIVE TO THE CONTRACT DOCUMENTSSHALL BE REPORTED TO THE DESIGNER OR OWNER.WORK SHALL NOT PROGRESS UNTIL WRITTEN PERMISSION FROM THE DESIGNER OR OWNER.4 - THE INFORMATION CONTAINED ON THE DRAWINGS IS IN ITSELF INCOMPLETE AND VOID UNLESS IN CONJUNCTION WITH ALL THE SPECIFICATION. TRADE PRACTICES, OR APPLICABLE STANDARDS, CODES ETC.INCORPORATED THEREIN BY REFERENCE WHICH THE CONTRACTOR CERTIFIES KNOWLEDGE OF BY SIGNING THE CONTRACT.5 - DESIGNER'S REVIEW OF DRAWINGS PREPARED BY THE CONTRACTOR'S SUPPLIERS ETC. ARE ONLY FOR CONFORMANCE WITH THE DESIGN CONCEPT. CONSTRUCTION SHALL NOT START WITHOUT SAID REVIEW, AND SHOP DRAWING STAMPED AND SIGNED BY THE DESIGNER OR OWNER WILL BE ALLOWED AT THE JOB SITE.6 - UNLESS OTHERWISE NOTED, ALL DETAILS, SECTIONS, AND NOTES ON THE DRAWINGS ARE INTENDED TO BE TYPICAL FOR SIMILAR SITUATIONS ELSEWHERE.7 - CONTRACTOR SHALL AND SIGNING CONTRACT DOES WARRANT THAT ALL WORK AND MATERIALS WILL COMPLY WITH REQUIREMENTS OF THE CONTRACT DOCUMENT AND SHALL BE OF GOOD WORKMANLIKE QUALITY AND FREE FROM DEFECTS IN WORKMANSHIP AND MATERIAL FOR A PERIOD OF ONE(1) YEAR FROM DATE OF FULL OCCUPANCY UNLESS LONGER THAN ONE YEAR WARRANTY IS REQUIRED, SPECIFIED OR PROVIDED.INSULATED GLASS SHALL HAVE TEN YEARS WARRANTY.8 - CONTRACTOR SHALL REGARD,PATCH AND MATCH ALL CONSTRUCTION DAMAGES TO SITE, GRASS, CONCRETE, FENCING, ETC.-TO MATCH EXISTING CONDITIONS.9 - GOOD HOUSEKEEPING PRACTICES SHALL BE OBSERVED AT ALL TIMES DURING THE COURSE OF CONSTRUCTION.THE STORING OF GOODS AND MATERIALS ON THE SIDE WALK AND/ OR STREETS WILL NOT BE ALLOWED UNLESS A SPECIAL PERMIT IS ISSUED. THE SUPERINTENDENT IN CHARGE OF CONSTRUCTION SHALL BE AT THE JOB SITE DURING ALL WORKING HOURS.10- THE CONSTRUCTION SHALL COMPLY WITH THE 2016 CBC , 2016 CRC 2016 CMC, 2016 CPC,2016 CEC AND 2016 CALIFORNIA FIRE CODE. PROJECT SHALL BE CONSTRUCTED UNDER CALIFORNIA GREEN BUILDING CODE.11- ALL DIMENSIONS ON THE DRAWINGS ARE TO BE CHECKED BY THE CONTRACTOR AGAINST ARCHITECTURAL.MECHANICAL AND ELECTRICAL DRAWINGS, AND REPORT ANY OR ALL DISCREPANCIES AND ERRORS TO DESIGNER BEFORE PROCEEDING WITH THE WORK. CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR CONFIRMING AND CORRELATING ALL DIMENSIONS ON THE JOB SITE AND BETWEEN INDIVIDUAL DRAWINGS AND TRADES.STUCCO NOTE:THE STUCCO WILL BE APPLIED OVER TWO LAYERS OF GRADE D BUILDING PAPER. ALSO, PROVIDE A WEEP SCREED THAT IS LOCATED A MINIMUM OF 4 INCHES ABOVE EARTH AND A MINIMUM OF 2 INCHES ABOVE A PAVED AREA. CRC R703.6.3ADDRESS NOTE:BUILDING SHALL HAVE ADDRESS NUMBERS PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. NUMBERS SHALL CONTRAST WITH BACKGROUND, BE ARABIC OR ALPHABETICAL LETTERS AND BE A MINIMUM OF 4" HIGH WITH A MINIMUM STROKE OF 12". CRC R319.1WINDER TREADS SHALL HAVE A MINIMUM DEPTH OF 10" MEASURED BETWEEN THE VERTICAL PLANES OF THE FOREMOST PROJECTION OF ADJACENT TREADSAT THE INTERSECTION WITH THE WALKLINE PER CRC R311.7.5.2.1.WINDER TREADS SHALL HAVE A MINIMUM TREAD DEPTH OF 6" AT ANY POINT WITHIN THE CLEAR WIDTH OF STAIR. THE GREATES TREAD DEPTH SHALL NOT EXCEED THE SMALLEST WINDER TREAD DEPTH BY MORE THAN 3/8" ( CRC R311.7.5.2.1 ) PL.HT. 17'-2"494' -2"HIGH EFFICIENCY TANKLESS DIRECT VENT GAS WATER HEATERPRECAST STONEPRECAST STONENEW 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].2SOUTHELEVATIONEASTELEVATIONNN ScaleProject no:DateDrawn byChecked byResidential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 95070As indicated10/7/2020 4:55:46 PMA8FRONT & LEFT ELEVATIONSProject NumberIssue DateAuthorChecker1/4" = 1'-0"1FRONT (EAST) ELEVATION1/4" = 1'-0"2LEFT (SOUTH) ELEVATIONNo.Description Date1 Planning Dept. May14,20202 Fire Dept. AUG13,20201115 T ectonic Cop yright 2007 FINISHED FLOOR 477' -0" PL.HT. 14'-0" 491' -0" PL.HT. 19'-0" 496' -6" PL.HT. 12'-0" 489' -0" PL.HT. 11'-0" / SECOND FLOOR 488' -0" PL.HT. 20'-6" 498' -0" SECTION BREAK LINE 18" CLR. CRAWL SPACE 1' - 6" 18" CLR. CRAWL SPACE 13' - 5"19' - 6"10' - 0"11' - 0"FAMILY RM.NOOK KITCHEN HALLWAY CIRCULLAR HALL ENTRYFOYER COVERED PATIO EXISTING FINISHED GRADE 477' -6" EXISTING FINISHED GRADE 475' -6" 476' - 8" NATURAL GRADE CONC. FLAT ROOF TILES CER. TILE THINSET BACKER BD. PLYWD. FLOOR JOISTS 5/8" GYP.BD SEE CIVIL DRAWINGS FOR NEW GRADE LINE TYPICAL EXTERIOR WALL STRUCT STUCCO OVER BLDG. PAPER AND MTL. LATH PLYWD. BATT INS AND STUDS 1/2" GYP.BD HRDWD FLOOR UNDERLAYMENT PLYWD. WD. JOISTS BATT. INSUL. SEE STRUCT. 1/8" PER FT. SLOPED FLAT ROOF. METACRYLICS PROVIDE RADIANT BARRIER IN ATTIC SPACE PER TITLE 24 REPORT COORDINATE AND FOLLOW STRUCTURAL DRAWINGS FOR FOUNDATION/FOOTING SIZE SHAPE AND CONFIGURATION TYP. CONC.FLAT ROOF TILES OVER BLDG. PAPER PLYWD. RAFTERS (SEE STRUCTURAL) BATT INSUL. WOOD ROOF JOISTS SEE STRUCT. ARCH PARAPET SEE STRUCT. DRWGS. CEILING JOISTS 1/2" GYP. BD. ALL CEILING HEIGHTS TO BE UNDER 15'.8' - 6"PREFABRICATED CONC. MOLDING CONC. SLAB MP MEBRANE BASE ROCK SEE STRUCT. PL.HT. 17'-2" 494' -2" SKYLIGHT 1 PL.HT. 11'-0" / SECOND FLOOR 488' -0" 18" CLR. CRAWL SPACE 1' - 6" GARAGE CIRCULLAR HALL MASTER BED RM.MASTER BATH BATH #4 LOFT BED RM. #5 W.I.C. PL.HT. 19'-0" 496' -6" PL.HT. 20' -6" 498' -0" FINISHED FLOOR. 477' -0" EXISTING FINISHED GRADE 477' -6" CER. TILE THINSET ACKER BD. PLYWD. FLOOR JOISTS 5/8" GYP. BD TYP. INTERIOR WALL STRUCT 1/2" GYP. BD ON BOTH SIDES WOOD STUDS CEILING JOISTS 5/8" FIRE RATED GYP. BD. ON GARAGE CEILING ALL ROOF ATTIC VENTS OPENINGS SHALL BE COVERED WITH CORROSION RESISTANT WIRE MESH WITH MESH OPENINGS OF 1/16" MIN. AND 1/8" MAX. PER CRC SECT. R327.6.2 TYP. PROVIDE RADIANT BARRIER IN ATTIC SPACE PER TITLE 24 REPORT CONC. FLAT ROOF TILES CONC.FLAT ROOF TILES OVER BLDG. PAPER PLYWD. RAFTERS (SEE STRUCTURAL) BATT INSUL. WOOD ROOF JOISTS SEE STRUCT. CER. TILE THINSET BACKER BD. PLYWD. FLOOR JOISTS 5/8" GYP.BD HRDWD FLOOR UNDERLAYMENT PLYWD. WD. JOISTS BATT. INSUL. SEE STRUCT. CEILING JOISTS 1/2" GYP. BD.8' - 6"10' - 4"10' - 0"8' - 6"BATT. INSUL PER TITLE 24 REPORT CONC. SLAB 10 MIL. MOIST. BARRIER BASE ROCK SEE STRUCT. PL.HT. 17'-2" 494' -2" SKYLIGHT Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950701/4" = 1'-0"6/10/2020 9:31:35 AMA9CROSS SECTIONSProject Number Issue Date Author Checker No .Description Date 1 Planning Dept. May 2020 1/4" = 1'-0"1 SECTION A-A 1/4" = 1'-0"3 SECTION B-B NOTE: THE PURPOSE OF THIS DRAWING IS TO SHOW ARCHITECTURAL ELEMENTS OF THE BUILDING . FOR ALL OTHER STRUCTURAL ITEMS AND THEIR SIZE CONFIGURATIONS, COORDINATE AND FOLLOW STRUCTURAL DRAWINGS. SOME WALLS SHOWN HERE MAY EXTEND TO THE CEILING OR ROOF, SOME MAY TERMINATE UNDER CEILINGS , VERIFY AND FOLLOW STRUCTURAL DRAWINGS FOR ALL STRUCTURAL WALLS , FOUNDATIONS / FOOTINGS, CEILINGS, ROOF STRUCTURE, BEAMS , GIRDERS. 116 WHWH294 SFArea (A)168 SFArea (B)372 SFArea (D)49 SFArea (C)441 SFArea (T)165 SFArea (V)71 SFArea (W)171 SFArea (Y)12 SFArea (M)60 SFArea (L)156 SFArea (K)43 SFArea (J)32 SFArea (Z)4 SFArea (R)4 SFArea (S)6 SFArea (Q)6 SFArea (P)339 SFArea (F)59 SFArea (I)63 SFArea (U)39 SFArea (G)36 SFArea (X)21' - 0"14' - 0"8' - 0"11' - 6"13' - 6"21' - 0"24' - 0"21' - 0 1/16"42' - 2"25' - 1"4' - 1"16' - 8"12' - 2"2' - 10"4' - 6"9' - 4"4' - 1"9' - 10"9' - 6"4' - 6"13' - 6"7' - 2"0' - 0"21' - 0"6' - 0"14' - 0" 12' - 8"7' - 4"21' - 0" 15' - 8" 17' - 8" 1' - 5"15' - 7"9' - 6" 13' - 6"8' - 6"4' - 6" 6' - 0"1' - 6"1 FIRST FLOOR AREA CALCULATIONS SC: 3/16" = 1 - 0"2 SFArea (N)2 SFArea (O)886 SFArea (E)122 SFArea (H)2 SECOND FLOOR AREA CALCULATIONS SC: 3/16" = 1 - 0"273 SFArea (A2)40 SFArea (B2)398 SFArea (C2)195 SFArea (D2)96 SFArea (E2)27 SFArea (F2)13' - 0"1' - 5"15' - 3"12' - 0"6' - 8"3' - 0"9' - 0" 26' - 1" 28' - 6" 21' - 0" Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950703/16" = 1'-0"6/10/2020 12:50:39 AMA13FLOOR AREA CALCULATIONSProject Number Issue Date Author Checker Area Schedule (Gross Building) Area Name 294 SF Area (A) 168 SF Area (B) 49 SF Area (C) 372 SF Area (D) 886 SF Area (E) 339 SF Area (F) 39 SF Area (G) 122 SF Area (H) 59 SF Area (I) 43 SF Area (J) 156 SF Area (K) 60 SF Area (L) 12 SF Area (M) 2 SF Area (N) 2 SF Area (O) 6 SF Area (P) 6 SF Area (Q) 4 SF Area (R) 4 SF Area (S) 441 SF Area (T) 273 SF Area (A2) 40 SF Area (B2) 398 SF Area (C2) 195 SF Area (D2) 96 SF Area (E2) 27 SF Area (F2) 63 SF Area (U) 165 SF Area (V) 71 SF Area (W) 36 SF Area (X) 171 SF Area (Y) 32 SF Area (Z) GARAGE MAIN HOUSE 2ND FLOOR ADU 506 SF2,623 SF3,064 SF4,093 SF1,029 SF4,631 SFMAIN HOUSE 1ST FLOOR ENCLOSED PORCH No .Description Date 117 4356 SFAreaFOOTPRINT OF HOME / GARAGE INCULING ROOF OVERHANG 4,356 SF (E) POOL & (N) SPA 756 SF 2355 SFAreaREAR WALKWAY 2,371 SF ENTRY WALKWAY 331 SF REAR PATIO 133 SF PLANTER PLANTER LANDING 68 SF DRIVEWAY 901 SF WALKWAY STEPPING STONES 40 SF WALKWAY STEPPING STONES 43 SF AC PAD 37 SF PLANTER Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950703/16" = 1'-0"6/10/2020 1:06:01 AMA14STRUCTURAL & IMPERVIOUSCOVERAGEProject Number Issue Date Author Checker 37 SF FOOTPRINT OF HOME / GARAGE DRIVEWAY ENTRY WALKWAY REAR WALKWAY PATIO AC PAD WALKWAY (STEPPING STONE) LANDING NAME AREA 68 SF 217 SF 2,371 SF 40 + 43 SF 331 SF 901 SF 4,356 SF No .Description Date 756 SFPOOL & SPA 118 476.03 476.00 474.11 473.60 474.04 473.82 472.77 471 472. 471. 472.8 473.48 474.11 475.02 474.90475.33 473.26 473.36 473.45 472.65 473.07 471 476.23 477.19 476.98 475.39 476.07 475.30 475.00 474.62475.07 474.57474.75 4 7 4 .7 0 474.22 4 7 4.1 5 4 7 4 .2 6 474.68 474.52 474.60474.97 475.03 475.34 475.57475.50 4 7 5 . 9 8 475.29 474.81 474.55 475.23 474.48 474.75 474.83 475.51 474.86 472.83 473.61 473.86 4 7 3 .6 7 4 7 3 .4 0 473.21 4 7 3 .2 4 472.97 472.71472.96 473.12 473.20 473.16 473.26 473.17 473.40 473.15 473.54 473.73 474.00 473.92 474.12 474.00 474.28 473.474.98 473.79 475.20475.4 3 476.07 476.28 476.10 476.12 476.63 476.19 476.11 475.92476.01 476.09 476.12 476.23 476.24 476.29 476.23 476.26 476.18 476.03 476.07476.16476.67476.66476.70 476.70476.18475.67475.49475.27475.05475.08 475.05 474.94 475.05 475.14 474.63 474.46 474.68474.97 472.87 472.85472.67473.28 473.40473.03 473.26 473.48 473.36 473.30 473.41 473.38 473.03 473.07 472.97 473.13 473.40 473.12 473.02 473.23 473.05 469.43 4 7 3 .5 9 4 7 3.6 0 473.28 473.75 473.80 473.77 473.80 473.784 7 3 . 7 9 4 7 3 . 8 3 473.81 473.79473.80 473.80 473.78 473.74 473.68 473.43 473.42 472.98 473.26 473.46 473.47 473.61 473.80 473.76473.52473.50 474.99475.01 4 7 3 . 7 8 473.66473.40 473.62 473.81 473.74 473.72 473.79 473.87 473.92476.01476.36473.88474.11 474.22 474.23 476.17 476.10 477.22 477.33 477.52 477.53 474.67 473.82 473.86 473.54 473.41 473.49474.29 476.18 476.19 474.66 475.69 476.09476.50477.07 477.06476.55 476.34 477.05476.47476.04 475.77 477.15 477.24 477.24 476.70 4 7 6 . 6 9 477.95 476.65 476.75 476.71 476.58 476.37 476.47 476.60 476.65 476.26 475.96 476.11 476.26 476.18 475.21 475.68 475.84 475.82 475.86 475.83 475.85 475.68 4 7 5 . 8 6 475.95476.04 475.80 475.34 475.66 475.82 475.99 475.99475.95 476.52475.98476.00 475.90 476.36 476.04 476.43 476.29 476.71 476.18 476.11 475.90 475.95 476.00 476.21 476.17 4 7 6 .2 8 476.08476.24 476.25 476.37476.42 476.18 476.68476.81476.65 476.46 476.81 476.86 476.70 476.68 476.29476.00 476.19 476.20 475.26 476.24476.04 475.91476.20 476.19 476.56 476.08 476.08 476.21 476.43 476.34 476.29476.31 4 7 6 .2 9 476.15 476.19 476.19 476.03476.35 4 7 6 .4 2 475.62476.26 476.49 476.71 476.60 476.27 476.59 476.96 476.84 476.44 475.98 475.99 475.80 475.74475.78 475.96 476.17 476.20 475.86475.59475.98 476.11 476.14 476.42 476.42 476.31 476.56 476.45 476.45 474.98474.56474.92 474.83477.09 477.00 476.26 475.74 476.70 475.73 475.43 475.76 475.72 475.11 475.02 475.19 474.96 474.94475.08 475.00 475.08 474.49 475.73 7 4 .8 8 474.42474.43475.87 476.69 476.35 75.26476.40 475.82 474.93 474.83 474.80474.89 475.24 475.05474.99 475.13 475.35 471.05 470.87 470.36 92.98S14° 44' 10"WS.D.E. & FLOODCONTROL EASEMENT5'W.C.E.146.53S89° 31' 00"ES14° 44' 10"W92.00N00° 14' 00"E1 4 4 .9 0 S 8 1 ° 4 6 ' 0 0 "W 2 ' P .U .E . 2 ' P .U .E . 10' P.U.E. 5' SLOPE EASEMENT GROUND GM EM STEP STEPS STEPWALL LINE STEPS STEPS STEPS 4 7 5 '475' 475' 475' 475' DRAINAGE CREEK STEEPS CONC. WALL CONC. GROUND CONC. CONC. CONC. CONC. WALL CONC. WALL PORCH CONC. GROUND CONC. GROUND GROUND EB CONCRETE CO GROUND GROUND GROUND BRICK PILLAR (TYP.) SIGN POST TREE DRIP LINE (TYP.) TOP OF BANK AD POOL LADDER POST POOL CONCRETE DRIVEWAY CONCRETE DRIVEWAY HOUSE FF = 477.50' ROOF PEAK = 501.32' GARAGE FF = 475.50' GROUND GROUND GROUND GROUNDGROUNDGROUNDGROUND SIGN DIVE BOARDCONC. WALL POOL PUMP BRICK PILLAR (TYPICAL) EB EB WM FENCE @ WOOD WALL CONC. CONC. TILE CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. CONC. GROUND CONC. GROUND GROUND BRICK PLANTER FOUNTAIN GROUND CONC. WALL GROUND CONC. WALL 14"∅ 24"∅ 6"∅ 6"∅ 14"∅ 20"∅ 6"∅ 14"∅ 12"∅ 2x10"∅ 2x16"∅ 16"∅ 16"∅ 34"∅ 1321 SF Area 3471 SF Area 244 SF Area 2197 SF Area 830 SF Area 1681 SF Area 800 SF Area 123 SF Area Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 95070As indicated 6/10/2020 1:06:02 AMA15EXISTING AREA CALCULATIONSProject Number Issue Date Author Checker 3/16" = 1'-0"1 EXISTING AREA CALCULATIONS Existing Area Schedule Area Name 4,741 SF EXISTING MAIN HOUSE 634 SF EXISTING GARAGE 3,390 SF CONCRETE WALKWAY 354 SF CONCRETE WALKWAY 512 SF CONCRETE WALKWAY 742 SF CONCRETE DRIVEWAY 511 SF COVERED PATIO 1,118 SF UNCOVERED PATIO EXISTING MAIN HOUSE (FIRST FLOOR) 2,197 SF CONCRETE DRIVEWAY 1,321 SF CONCRETE WALKWAY 347 SF EXISTING GARAGE / POOL HOUSE 830 SF PATIO 244 SF CONCRETE WALKWAY 1,681 SF EXISTING POOL 800 SF PORCH 123 SF No .Description Date 119 Wildland Urban Interface Checklist R337.5 Roofing R337.5.1 General: Roofs shall comply with the requirements of Section R337 and R902. Roofs shall have a roofing assembly installed in accordance with its listing and the manufacture's installation instructions. R337.5.2 Roof coverings: Where the roof profile allows a space between the roof covering and roof decking, the spaces shall be constructed to prevent the intrusion of flames and embers, be fire-stopped with approved materials or have one layer of minimum 72 pound mineral-surfaced non-perforated cap sheet complying with ASTM 0 3909 installed over the combustible decking. R337.5.3 Roof Valleys: Where valley flashing is installed, the flashing shall be not less than 0.019-inch No.26 gage galvanized sheet corrosion-resistant metal installed over not less than one layer of minimum 72-pound mineral-surfaced non-perforated cap sheet complying with ASTM D 3909, at least 36-inch-eide running with full length of the valley. R337.5.4 Roof gutters: Roof gutters shall be provided with the means to prevent the accumulation of leaves and debris in the gutter. R337.6 Vents R337.6.2 General Requirements: Ventilation openings for enclosed attics, enclosed eave soffit spaces, enclosed rafter spaces formed where ceilings are applied directly to the underside of roof ratters, and underfloor ventilation openings shall be fully covered with metal wire mesh, vents, other materials or other devices that meet the following requirements: The dimensions of the openings therein shall be a minimum of 1/161h inch and shall not exceed 1/81h inch. The materials used shall be noncombustible. Exception: Vents located under the roof covering, along the ridge of roofs, with the exposed surface of the vent covered by noncombustible with mesh, may be of combustible materials. The materials used shall be corrosion resistant. R337.6.3 Ventilation openings on the underside of eaves and cornices: Vents shall not be installed on the underside of eaves and cornices. Exceptions: 1. Vents listed to ASTM E2886 and complying with all of the following: 1.1 There shall be no flaming ignition of the cotton material during the Ember Intrusion Test 1.2 There shall be no flaming ignition during the Integrity portion for the Flame Intrusion Test. 1.3 The maximum temperature of the unexposed side of the vent shall not exceed 662° F 2. The enforcing agency may accept or approve special eave and cornice vents that resist the intrusion of flame and burning embers. (Special vents that close when heat is applied and have been approved by Cal Fire and listed to ASTM E2886) 3. Vents complying with the requirements of Section R337.6.2 may be installed on the underside of eaves and cornices in accordance with either of the following conditions: 3.1 The attic space being ventilated is fully protected by an automatic sprinkler system installed in accordance with Section 903.3.1.1 of the California Building Code or, 3.2 The exterior wall covering and exposed underside of the eave are of noncombustible material, or ignition-resistant-materials as determined in accordance with SFM Standard 12-7A-5 Ignition-Resistant Material and the vent is located more than 12 feet from the ground or walking surface of a deck, porch, patio, or similar surface. R337.7 Exterior Coverings R327.7.3 Exterior Walls: The exterior wall covering or wall assembly shall comply with one of the following requirements: Noncombustible material Ignition-resistant material Heavy-timber exterior wall assembly Log wall construction assembly Wall assemblies that have been tested in accordance with the test procedures for a 10- minute direct flame contact exposure test set forth in ASTM E2707 with the conditions shown in Section R337.7.3.1. Wall assemblies that meet the performance criteria in accordance with the test procedures for a 10-minute direct flame contact exposure test set forth in SFM Standard 12-7A-1. . Exceptions: Any of the following shall be deemed to meet the assembly performance criteria and intent of this section: 1. One layer of 5/8 - inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. 2. The exterior portion of a 1-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. R337.7.3.1 Extent of exterior wall covering: Exterior wall coverings shall extend form the top of the foundation to the roof, and terminate at 2 inch nominal solid wood blocking between rafters at all roof overhangs, or in the case of enclosed eaves, terminate at the enclosure. R337.7.5 Enclosed Roof Eaves and Roof Eave Soffits: The exposed underside of enclosed roof eaves having either a boxed-in roof eave soffit with a horizontal underside, or sloping rafter tails with an exterior covering applied to the underside of the rafter tail, shall be protected by one of the following: Noncombustible material Ignition-resistant material One layer of 5/8 - inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of a 1-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. Boxed-in roof eave soffit assemblies with a horizontal underside that meet the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7 A-3 Exceptions: The following materials do not require protection: 1. Gable end overhangs and roof assembly projections beyond an exterior wall other than at the lower end of the rafter tails 2. Fascia and other architectural trim boards R337.7.6 Exterior Porch Ceilings: The exposed underside of exterior porch ceilings shall be protected by one of the following: Noncombustible material Ignition-resistant material One layer of 5/8 - inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of an I-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. Porch ceiling assemblies with a horizontal underside that meet the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7 A-3 Exception: Architectural trim boards. R337.7.7 Floor Projections: The exposed underside of a cantilevered floor projection where a floor assembly extends over an exterior wall shall be protected by one of the following: Noncombustible material Ignition-resistant material One layer of 5/8 - inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of a I-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. The underside of a floor projection assembly that meet the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7 A-3 Exception: Architectural trim boards. R337.7.8 Underfloor Protection: The underfloor area of elevated or overhanging buildings shall be enclosed to grade in accordance with the requirements of this chapter or the underside of the exposed underfloor shall consist of one of the following: Noncombustible material Ignition-resistant material One layer of 5/8 - inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of an I-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. The underside of a floor assembly that meets the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7 A-3 Exception: Heavy-timber structural columns and beams do not require protection. R337.7.9 Underside of Appendages: When required by the enforcement agency the underside of overhanging appendages shall be enclosed to grade in accordance with the requirements of this chapter or the underside of the exposed underfloor shall consist of one of the following: Noncombustible material Ignition-resistant material One layer of 5/8 - inch Type X gypsum sheathing applied behind the exterior covering or cladding on the exterior side of the framing. The exterior portion of a I-hour fire resistive exterior wall assembly designed for exterior fire exposure including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual. The underside of a floor projection assembly that meets the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7 A-3 Exception: Heavy-timber structural columns and beams do not require protection. R337.8 Exterior Windows, Skylights and Doors: Exterior windows, skylights and exterior glazed door assemblies shall comply with one of the following requirements Be constructed of multipane glazing with a minimum of one tempered pane meeting the requirements of Section 2406 Safety Glazing, or Be constructed of glass block units, or Have a fire-resistance rating of not less than 20 minutes when tested according to NFPA 257, or Be tested to meet the performance requirements of SFM Standard 12-7 A-2 R337.8.2.2 Structural glass veneer: The wall assembly behind structural glass veneer shall comply with exterior walls Section R327.7.3. R327.8.3 Exterior doors: Exterior doors shall comply with one of the following: The exterior surface or cladding shall be of noncombustible or ignition-resistant material, or Shall be constructed of solid core wood that comply with the following requirements: Stiles and rails shall not be less than 1-3/8 inches thick Raised panels shall not be less than 1-1/4 inches thick, except for the exterior perimeter of the raised panel that may taper to a tongue not less than 3/8 inch thick. Shall have a fire-resistance rating of not less than 20 minutes when tested according to NFPA 252. Shall be tested to meet the performance requirements of SFM Standard 12-7A-1. Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950706/10/2020 2:05:49 PMA16Wildland Urban Interface ChecklistProject Number Issue Date Author Checker No .Description Date 120 EAVE DETAIL14 0' - 4"0' - 6" AC UNIT OR GENERATOR 1' - 0"4" CONC. SLAB W/ #4 @ 12" OC EA. WAY #4 TOP & BOTT. PROVIDE 3" MIN. CLERANCE REBAR TO DIRTH TYP.CONC. PAD SHALL BE PER CMC 1106.2. EXCEPTION (2) 3'-6" ALL OTHER GUARDRAILS3' - 0"(BALCONIES, LOFTS)1/2" GYP. BOARD 2X4 STUD WALL WOOD BASE OAK TREE STRINGER 1" PLYWOOD 5/8" TYPE "X" GYP. BOARD MTL HANDRAIL METAL BALUSTERS 1 1/4" X1 1/4"@4" O.C MTL. COVER 3/16"X1 3/4" HIGH X 1 5/16" INSIDE DIM. SLEEVE AT EA. 1 1/4" SQ. POSTS WELDED 3/8" DIA. LAG SCREW 2 1/2" MIN. INTO BLOCKING 4X BLOCKING 5/8" TYPE "X" GYP. BOARD HANDRAIL AND GUARDRAIL ASSEMBLIES SHALL BE DESIGNED TO RESIST A CONCENTRATED LOAD OF 200 PPOUNDS APPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP. ALL HANDRAILS AND GUARDRAILS SHALL COMPLY W/ CBC 2016 SECT. 1607.8.1 IT IS CONTRACTOR'S RESPONSIBITY TO PROVIDE LOAD TEST. 0' - 2 5/16" IMPACT RESIST. TEMP. GLASS PANELING BEYOND 1-STAIRWAYS SHALL NOT BE LESS THAN 36" IN CLEAR WIDTH AT ALL POINTS ABOVE PERMITTED HANDRAIL HEIGHT.HANDRAILS SHALL NOT PROJECT MORE THAN 4 1/2" ON EITHER SIDE OF STAIRWAY. SEE PLANS FOR WIDTH. CRC 2016 R311.7.1 2-REQUIRED GUARDS SHALL NOT HAVE OPENINGS FROM WALKING SURFACE TO THE REQUIRED GUARD HEIGHT WHICH ALLOWS PASSAGE OF A SPHERE 4" IN DIAMETER. CRC 2016 SECT. R312.1.3 . REQUIRED GUARDS AT OPEN-SIDED WALKING SURFACES, INCLUDING STAIRS, PORCHES, BALCONIES OR LANDINGS, SHALL NOT BE LESS THAN 42" HIGH. CRC 2013 SECT. R312.1.2 WHERE TOP OF THE GUARD ALSO SERVES AS A HANDRAIL ON THE OPEN SIDES OF STAIRS, THE TOP OF THE GUARD SHALL NOT BE LESS THAN 34" AND NOT MORE THAN 38" MEASURED VERTICALLY FROM A LINE CONNECTING THE LEADING EDGES OF THE TREADS. ( EXCEPTION 2) 3-MAXIMUM RISER HEIGHT SHALL BE 7 3/4" CRC 2016SECT. R311.7.5.1 MINiMUM TREAD DEPTH SHALL BE 10" CRC 2016 SECT. R311.7.5.2 DEFERRED APPROVAL ITEM: CONTRACTOR TO PROVIDE CALCULATIONS AND DETAILS FOR GLASS RAILING AND OBTAINE APPROVAL FROM STRUCTURAL ENGINEER AND CITY BLDG. DEPARTMENT PRIOR TO COMMENCEMENT OF RAILING AND GUARD RAIL RELATED ANY WORK.0' - 7 1/2" (7 3/4" MAX.)0' - 7 1/2" (7 3/4" MAX.)3' - 0" AT STAIR HANDRAILSHANDRAIL 36" HIGH ALL GUARDRAIL AND BALUSTER SPACING SHALL BE PER CRC 2016 SECTION R312 STRINGER 5/8" TYPE "X" GYP. BOARD 1" PLYWOOD OAK TREAD & RISER AT SIDES, SEE SECTION BELOW WROUGHT IRON METAL BALUSTERS 0' - 4" Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 95070As indicated 6/10/2020 2:30:57 PMA17DETAILSProject Number Issue Date Author Checker No .Description Date 3/4" = 1'-0"3 STAIRS 121 Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950706/10/2020 2:30:57 PMA18DETAILSProject Number Issue Date Author Checker No .Description Date 122 Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950706/10/2020 2:30:58 PMA19DETAILSProject Number Issue Date Author Checker No .Description Date 123 Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950706/10/2020 2:30:58 PMA20DETAILSProject Number Issue Date Author Checker No .Description Date 124 Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950706/10/2020 2:31:17 PMA213D VIEWSProject Number Issue Date Author Checker 1 3D View 22 2 3D View 23 No .Description Date 125 Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950706/10/2020 2:29:42 PMA223D VIEWSProject Number Issue Date Author Checker 1 3D View 24 2 3D View 25 3 3D View 26 No .Description Date 126 Scale Project no: Date Drawn by Checked by Residential Building Design & Consulting10435 Wunderlich Dr. Cupertino, CA 95014Tell :(408)899-6761PROJECT EXCEPT AS INDICATEDHEREON UNLESS PERMISSION IS GIVEN BY THE DESIGNER.WRITTEN DIMENSION ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.THESE DRAWINGS ARE THE PROPERTY OF THE DESIGNER MAY NOT BE USED FOR ANYPRECEDENCE OVER SCALED DIMENSION; CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS.G'LUSH DESIGN www.glushdesign.comMR. ATUL SHARMA13699 SARAHILLS DR.SARATOGA, CA 950706/10/2020 2:29:50 PMA233D VIEWSProject Number Issue Date Author Checker 1 3D View 27 No .Description Date 127 LOCATION MAP LEGEND SHEET INDEX: SITE CONSTRUCTION MANAGEMENT NOTES: UNDERGROUND UTILITIES: GEOTECHNICAL ENGINEER FIELD REPORT: UTILITY NOTES: GENERAL PROJECT NOTES: STANDARD GRADING NOTES:WORK IN PUBLIC RIGHT OF WAY: GEOTECHNICAL REVIEW: GRADING AND DRAINAGE PLANS SHALL BE REVIEWED AND APPROVED BY THE PROJECT GEOTECHNICAL/ SOILS ENGINEER. GEOTECHNICAL/ SOILS ENGINEER TO PROVIDE AND FURNISH LETTER OF APPROVAL TO CITY. NOTE: EARTHWORK TABLE PROJECT BENCHMARK: BASIS OF BEARINGS: SITE BENCHMARK: SMP ENGINEERS 128 NOTES: a.ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THE STANDARDS ESTABLISHED BY THE BAY AREA AIR QUALITY MAINTENANCE DISTRICT FOR AIRBORNE PARTICULATES. b. 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 CLEAN, SAFE AND USABLE CONDITION. c. PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LICENSED LAND SURVEYOR OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKS ARE PER THE APPROVED PLANS. d. DAMAGES TO DRIVEWAY APPROACH, CURB AND GUTTER, PUBLIC STREETS, OR OTHER PUBLIC IMPROVEMENTS DURING CONSTRUCTION SHALL BE REPAIRED PRIOR TO FINAL INSPECTION. e. PRIOR TO THE BUILDING DEPARTMENT FINAL, ALL DRAINAGE, GRADING, AND LANDSCAPING OF THE SITE SHALL BE COMPLETED. UTILITY NOTE: 129 SMP ENGINEERS PUMP NOTES: PUMPWELL DETAIL ELEVATION VIEW SANITARY SEWER BACKFLOW SUBDRAIN TRENCH DETAIL BUBBLER BOX DETAIL DETENTION BASIN PREVENTER DETAIL ELEVATION VIEW EARTH SWALE DETAIL SPLASH BLOCK INLET WITH DRY WELL/ BUBBLIER STORM DRAIN AREA DRAIN SECTION W-W W PLAN Z Z W SECTION Z-Z 130 SSSSSSSSSSSSSSSS SS SS SS SS SD SD SD SD SD SDSS475' 475' 475'485'480'475' 475' L=31.50 R=20.00 STEEPS CONC. WALL C&G CONC. C&GCONC. C&G CONC. C&GCONC. C&G CONC. C&GCONC. 14"Ø 24"Ø 6"Ø 6"Ø 14"Ø 20"Ø 6"Ø 14"Ø 12"Ø 2x10"Ø 2x16"Ø 16"Ø16"Ø 475' 465' 470'475'92.98S14° 44' 10"WS.D.E. & FLOODCONTROL EASEMENT"BASIS OF BEARING"322.61N00° 14' 00"E5'W.C.E.199.37 S89° 31' 00"E 146.53 S89° 31' 00"E107.42S14° 44' 10"W117.71 S81° 46' 00"W 100.00S00° 14' 00"W92.00N00° 14' 00"E144.90 S81° 46' 00"W CONC. GROUND CONC. CONC. CONC. CONC. WALL CONC. WALL PORCHCONC. GROUND CONC. GROUND GROUND CONC. EB EB 36"CMP CONCRETE DRIVEWAY CB CO WMEB EB EB GROUND GROUND GROUND BRICK PILLAR (TYP.) 34"Ø C&GCONC. SIGN POST TREE DRIP LINE (TYP.) TOP OF BANK AD POOL LADDER POST POOL CONCRETE DRIVEWAY CONCRETE DRIVEWAYCONCRETE DRIVEWAY HOUSE FF = 477.50' ROOF PEAK = 501.32' GARAGE FF = 475.50' HOUSE GROUND GROUND GROUND GROUNDGROUNDGROUND GROUND EB SSMH SDMH SSMH WV WV WV WV SIGN POST SIGN POST HOUSE DIVE BOARDCONC. WALL POOL PUMP BRICK PILLAR (TYPICAL) EB EB CB 475.80 TC 475.64 FC 475.01 MBWM FENCE @ WOOD WALL FENCE @ WOOD WALL CONC. CONC. TILE CONC. CONC. CONC. CONC.CONC. CONC. CONC. CONC. CONC. GROUND CONC. GROUND AC AC AC ACAC AC GROUND GROUND BRICK PLANTER FOUNTAIN GROUND CONC. WALL GROUND GROUND 474.90 SSMH CB SDMH SSMH 2' P.U.E. 2' P.U.E. 10' P.U.E. 5' SLOPE EASEMENT GM 5' SLOPE EASEMENT EM STEP STEPS STEPWALLLINE STEPS CONC. WALL STEPS STEPS 473.34 474.20 471.87 476.34 476.50 476.01475.41 476.81 476.63476.69 476.03 476.06476.07 476.00 476.11 469.02 468.09467.67 467.68 467.84 467.73 467.40 467.21 467.01 467.20 467.07467.52 470.07469.77 470.94 470.79471.23471.40 472.26 472.09472.40 473.04473.16 473.31 473.08 473.41 473.61 473.48 473.85 473.91 474.84 474.11 473.78473.60474.04 473.68473.21473.35473.82 473.00473.35 472.77 472.34472.45 471.77471.69472.15 470.63 470.32 468.96468.83 469.27 469.15470.14471.01 471.67 472.85 473.48 473.56 474.11 475.02 474.90475.33 473.26 473.36 473.45 472.65 473.07 471.83 467.10 466.80 476.23 477.19 476.98 475.39 476.07 475.30 475.00 474.62475.07 474.57474.75 474.70474.22 474 . 1 5 474.26474. 6 8 474.52 4 7 4 . 3 8 474.37474.60474.86 474.97475.03 475.34 475.57475.50 47 5 . 9 8 475.29 474.81474.55 475.23 474.48 475.01 474.75 474.83 475.51 474.86 472.96473.08 472.84472.83 473.22 472.57 472.57 472.80 473.14 473.61 473.86 473.67473.40 473.21 473.24 472.97 472.71472.96 473.12 473.20 473.16 473.26 473.17 473.40473.15 473.54 473.73 474.00 473.92 474.12 474.00 474.28 473.29 472.81472.94 473.48474.98 473.79 475.20475.43 468.00 476.07 476.28 476.10 476.12 476.63 476.19 476.11 475.92476.01 476.09476.12 476.23 476.24 476.29 476.23 476.26 476.18 476.03 476.07476.16476.67476.66476.70476.70476.18475.67475.49475.27475.05475.08 475.05 474.94 475.05 475.14 474.63 474.46 474.68474.97 472.87 472.85472.67473.28 473.40473.03 473.26 473.48 473.36 473.30 473.41 473.38 473.03 473.07 472.97 473.03 472.85 473.13 473.40 473.12 473.02 473.23473.05 472.58473.47469.80 469.43 473.59 47 3 . 6 0 473.28 473. 7 5 473.80 473.77 473.80 473.7847 3 . 7 9 47 3 . 8 3 473.81 473.79473.80 473.80 473.78 473.74 473.68 473.43473.42 472.98 473.26 473.46 473.47 473.61 473.80 473.76 473.52473.50 474.99475.01 47 3 . 7 8 473.66473.40 473.62 473.81 473.74 473.72 473.79 473.87 473.92476.01476.36473.88474.11 474.22 474.23 476.17 476.10 477.22 477.33 477.52 477.53 474.67 473.82 473.86 473.54 473.41 473.49474.29 476.18 476.19 474.66 475.69476.09476.50477.07 477.06476.55 476.34 477.05476.47476.08476.04 475.77 477.15477.24 477.24 476.70 4 7 6 . 6 9 477.95 476.65 476.75 476.71 476.58 476.37 476.47 476.60 476.65 476.26 475.96 476.11 476.26 476.18 475.21 475.68 475.84 475.82 475.86 475.83 475.85 475.68 47 5 . 8 6 4 7 5 . 9 5 476.04 475.80 475.34 475.66 475.82 475.99 475.99475.95 476.52475.98476.00 475.90 476.36476.04 476.43 476.29 476.71 476.18 476.11 475.90 475.95 476.00 476.21 476.17476.28476.08476.24 476.25 476.37476.42 476.18 476.68476.81476.65 476.46 476.81 476.86 476.70 476.68 4 7 6 . 2 9 476.00 476.19 476.20475.26 476.24476.04 475.91476.20 476.19 476.56 476.08 476.08 476.21 476.43 476.34 476.29476.31 476.29476.15 476.19 476.19 476.03476.35 476.42 475.62476.26 476.49 476.71 476.60 476.27 476.59 476.96 476.84 476.44 475.98 475.99 475.80 475.74475.78 475.96 476.17 476.20 475.86475.59475.98 476.11 476.14 476.42 476.42 476.31 476.56 476.45 476.45 4 7 4 . 9 8 4 7 4 . 5 6 474.92 474.83 477.09 477.00 476.26 475.74 476.70 475.73 475.43 475.76 475.72 475.11 475.02 475.19 474.96 474.94475.08 475.00 475.08 474.49 475.71 475.73 469.02 475.87 475.76476.22 476.18 475.84474.98 473.80473.42473.12472.63 472.64473.10473.45473.53474.70475.49 475.80 475.57473.23473.84 472.52 472.88 472.87 472.76 475.63 475.96 475.64 475.03 474.61475.08 474.88474.41474.74 474.42474.43472.54472.07 472.23 472.80 472.75473.22 475.51 475.62 475.32 475.29 475.20 475.52 475.32475.77 475.99 476.14 475.65 475.89 475.87 475.82 475.90 476.69 475.64 475.56 475.36 475.81 477.25 477.74 485.14 482.59 482.37482.84 479.52 479.60 477.95 475.73 476.35 475.54 475.26476.40 475.82 475.73 473.55 474.67 475.25 475.61 474.83 474.68 474.93 485.93 485.05 483.26 483.65 481.03480.55 480.73 479.14 479.13 479.22 478.74 478.04 477.57 477.76 475.95 475.74476.20 479.40 479.71 480.09 479.05 477.35 476.90 477.00 476.29 475.56 475.44 474.73 474.61 474.53 474.66 474.78 474.83 474.80 474.83 474.89 474.86475.24 475.05474.99 475.13475.35 471.05 470.87 470.36 476.11 474.69474.24 474.35474.42474.83475.03474.65 PLAN VIEW SECTION A - A STORM INLET SEDIMENT TRAP-FIBER ROLLS CONCRETE WASHOUT AREA EROSION AND SEDIMENT CONTROL NOTES AND MEASURES EXISTING DRAINAGE INLET PROTECTION PLAN FIBER ROLL NOTES FIBER ROLL SECTION B-B TEMPORARY COVER ON STOCK PILE PERSPECTIVE STABILIZED CONSTRUCTION ENTRANCE (TO BE MAINTAINED) Maintenance PLAN PROFILE SMP ENGINEERS 131 132 133 134 135 T-1APN: 503-20-047 CITY OF SARATOGA 13699 SARAHILLS DR. SARATOGA, CA 95070 TOPOGRAPHIC SURVEY MAP PRELIMINARY BOUNDARY AND SLOPE DENSITY = 0.355 = 9.88% 0.0023 x 1 x 1525 136