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Home My WebLink About12-14-2022 Planning Commission Agenda PacketSaratoga Planning Commission Agenda – Page 1 of 2 SARATOGA PLANNING COMMISSION REGULAR MEETING DECEMBER 14, 2022 7:00 P.M. - PLANNING COMMISSION REGULAR MEETING Civic Theater | 13777 Fruitvale Avenue, Saratoga, CA 95070 This meeting will be held in-person and by teleconference pursuant to amendments to the teleconference rules required by the Ralph M. Brown Act allowing teleconferencing during a proclaimed state of emergency when a local official has recommended social distancing. Members of the City Council and the public may participate in person at the location listed below or via the Zoom platform using the information below. Members of the public view and participate in the meeting by: 1.Using the Zoom website https://us02web.zoom.us/j/82652375945 App (Webinar ID 826 5237 5945) 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. 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. ROLL CALL 1.APPROVAL OF MINUTES Action Minutes from the Planning Commission Meeting of November 9, 2022. Recommended Action: Approve Minutes of November 9, 2022 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. Saratoga Planning Commission Agenda – Page 2 of 2 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. 2. PUBLIC HEARING 2.1 Application PDR21-0001/SUB15-0003/ARB21-0013; 12650 Saratoga Avenue; (386-14- 023); Gkw Architects Inc. (Applicant) / June Gu & Xin Liu (Property Owners) – The applicant is requesting Design Review and Tentative Subdivision Map approval to construct three detached two-story townhomes on a 15,746 square foot parcel. Unit 1 would be 2,549 sq. ft., Unit 2 would be 2,424 sq. ft., and Unit 3 would be 2,424 square feet for a combined square footage of 7,399 square feet. The maximum height of the structures is 26’. Three protected trees are proposed for removal which include an Italian Stone Pine, Coast Redwood, and a Monterey Pine. The site zoned R-M-5,000 with a General Plan Designation of Residential Multi-family. Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: Adopt Resolution No. 22-027 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 Analyst 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 8, 2022 at the City of Saratoga, 13777 Fruitvale Avenue, Saratoga, California and on the City's website at www.saratoga.ca.us. Signed this 8th day of December 2022 at Saratoga, California. Frances Reed, Administrative Analyst. 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 or available at 13777 Fruitvale Avenue, Saratoga, CA 95070. In Compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact the City Clerk at bavrit@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 WEDNESDAY NOVEMBER 9, 2022 SARATOGA PLANNING COMMISSION REGULAR MEETING Chair Zheng 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 Government Code section 54953(e) of the Ralph M. Brown Act allowing teleconferencing during a proclaimed state of emergency when state or local officials have imposed or recommended measures to promote social distancing. 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 Herman Zheng, Vice Chair Clinton Brownley, Commissioners Sunil Ahuja, Jojo Choi, Anjali Kausar, Ping Li, Razi Mohiuddin ABSENT: None ALSO PRESENT: Debbie Pedro, Community Development Director Christopher Riordan, Senior Planner Victoria Banfield, Associate Planner Frances Reed, Administrative Analyst 1. APPROVAL OF MINUTES Action Minutes from the Regular Planning Commission Meeting of October 12, 2022. Recommended Action: Approve Minutes of Regular Planning Commission Meeting of October 12, 2022. AHUJA/KAUSAR MOVED TO APPROVE THE MINUTES OF THE OCTOBER 9, 2022 MEETING. MOTION PASSED. AYES: AHUJA, BROWNLEY, CHOI, KAUSAR, LI, ZHENG. NOES: NONE. ABSENT: NONE. ABSTAIN: MOHIUDDIN. ORAL COMMUNICATIONS ON NON-AGENDIZED ITEMS: NONE REPORT ON APPEAL RIGHTS 2. PUBLIC HEARING 2.1 Application PDR21-0032/ARB21-0120; 20538 Lynde Court (503-52-012); Rajesh & Sunita Lalwani (Continued from September 14, 2022) – The applicant is requesting Design Review approval for a new 3,369 square foot two-story single-family home (maximum height 25’-11”) with a 752 square foot attached accessory dwelling unit. Three protected trees are proposed for removal. The site is zoned R-1-10,000 with a General Plan Designation of Medium Density Residential (M-10). Staff Contact: Victoria Banfield (408) 868-1212 or vbanfield@saratoga.ca.us. Recommended Action: Adopt Resolution No. 22-020 approving the project subject to conditions of approval included in Attachment 1. 4 Saratoga Planning Commission Draft Minutes – Page 2 of 3 The following individuals spoke at this time: Jerry Han, Brian, Penny, Shon Shon Liu, Vipen, Henry Tan, Mr. & Mrs. Shadri, Vijay, Lydia Tan, Chris Chiang, Lynn Chiang. Two motions were made. The second motion was voted on first. Motion #2 CHOI/ZHENG MOVED TO DENY APPLICATION PDR21-0032/ARB21-0120. MOTION FAILED. AYES: CHOI, LI, ZHENG. NOES: AJHUJA, BROWNLEY, KAUSAR, MOHIUDDIN. ABSENT: NONE. ABSTAIN: NONE. Motion #1 MOHIUDDIN/KAUSAR MOVED TO ADOPT RESOLUTION NO. 22-020 SUBJECT TO CONDITIONS. MOTION PASSED. AYES: AJHUJA, BROWNLEY, KAUSAR, MOHIUDDIN. NOES: CHOI, LI, ZHENG. ABSENT: NONE. ABSTAIN: NONE. 2.2 Application VAR22-0003; 20711 Leonard Road (503-19-035); Yueyue Wenren & Weiheng Chen – The applicant is requesting a Variance for an outdoor kitchen, firepit, and shed located within the front setback area. 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. 22-025 approving the project subject to conditions of approval included in Attachment 1. LI/ZHENG MOVED TO ADOPT RESOLUTION NO. 22-025 SUBJECT TO CONDITIONS. MOTION PASSED. AYES: AJHUJA, CHOI, BROWNLEY, KAUSAR, LI, MOHIUDDIN, ZHENG. NOES: NONE. ABSENT: NONE. ABSTAIN: NONE. 2.3 Application SUB20-0003/ENV20-0003/ARB20-0053; 14521 Quito Road; (397-05-028); Pinn Brothers Development (Applicant) – The applicant is proposing to subdivide an existing 11.43-acre parcel located at 14521 Quito Road into ten-lots ranging in size from .92 acres to 1.2 acres. The Project would create a new private cul-de-sac with a connection to Quito Road. The private street would provide access to seven parcels and the remaining three parcels would take access from Vessing Road. A .34-acre portion of the site is located on the opposite side of Quito Road and would be dedicated to the City of Saratoga for open space use. Fifty-six protected trees are proposed for removal. The site is zoned R-1-40,000 with a General Plan Designation of Residential Very Low Density (RVLD). Staff Contact: Christopher Riordan (408) 868-1235 or criordan@saratoga.ca.us. Recommended Action: 1. Adopt Resolution No. 22-023 - recommending adoption of the Mitigated Negative Declaration 2. Adopt Resolution No. 22-024 - recommending approval of the ten-lot subdivision and removal of 56 protected trees The following individuals spoke at this time: Bob Shepard, Livia Hug, Richard Wong. 5 Saratoga Planning Commission Draft Minutes – Page 3 of 3 CHOI/KAUSAR MOVED TO ADOPT RESOLUTIONS NO. 22-023 AND 22-0024 SUBJECT TO CONDITIONS. MOTION PASSED. AYES: AJHUJA, BROWNLEY, CHOI, KAUSAR, LI, MOHIUDDIN, ZHENG. NOES: NONE. ABSENT: NONE. 2.4 Application FER22-0002; 14920 Sobey Road (397-04-071); Creston Dr LLC – The applicant is requesting a Fence Exception for a 6-foot-tall fence within the front and exterior side setback area where 3 feet is allowed. 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. 22-026 approving the project subject to conditions of approval included in Attachment 1. CHOI/BROWNLEY MOVED TO ADOPT RESOLUTION NO. 22-026 SUBJECT TO CONDITIONS. MOTION PASSED. AYES: AJHUJA, BROWNLEY, CHOI, KAUSAR, LI, ZHENG. NOES: MOHIUDDIN. ABSENT: NONE. 3. DIRECTOR ITEMS: Director Pedro announced that Associate Planner, Victoria Banfield has left her position with the City and will remain on a temporary part time status to assist with the transition. 4. COMMISSION ITEMS: NONE 5. ADJOURNMENT Commissioner Kausar moved to adjourn the meeting at 10:07 PM. Minutes respectfully submitted: Frances Reed, Administrative Analyst City of Saratoga 6 REPORT TO THE PLANNING COMMISSION 12650 Saratoga Avenue Meeting Date: December 14, 2022 Application: SUB15-0003/PDR21-0001/ARB21-0013 Address/APN: 12650 Saratoga Avenue / 386-14-026 Applicant / Property Owner: Lijun Gu and Xin Liu From: Debbie Pedro, Community Development Director Report Prepared By: Christopher Riordan, Senior Planner 7 Report to the Planning Commission 12650 Saratoga Avenue– Application #s SUB15-0003/PDR21-0001/ARB21-0013 December 14, 2022 Page | 2 PROJECT DESCRIPTION The applicant is requesting Design Review and Tentative Map approval to construct three detached two-story townhomes on a 15,746 square foot parcel with a zoning designation of R-M- 5,000. Two of the townhomes will be 2,424 square feet and the third will be 2,549 square feet with a maximum overall height of 26.18 feet. Three protected trees are proposed for removal including an Italian Stone Pine, Coast Redwood, and a Monterey Pine. STAFF RECOMMENDATION Adopt Resolution No. 22-027 approving the project subject to conditions of approval included in Attachment 1. Pursuant to City Code Section 14-20.050, Planning Commission review and approval is required for a tentative subdivision; and Pursuant to City Code Section 15-46.020(a)(1), Design Review Approval by the Planning Commission is required as the project includes a main structure in an R-M zoning district. PROJECT DATA Gross/Net Site Area: 15,746 sq. ft. gross/net (.36 acres) Average Site Slope: Level Site General Plan Designation: RMF (Residential Multi-Family) Zoning: R-M-5,000 Proposed Allowed/Required Site Coverage (Structures) Unit 1 Unit 2 Unit 3 Total Proposed 1,388 sq. ft. 1,374 sq. ft. 1,374 sq. ft. 4,136 sq. ft. (26.2%) 6,298.5 sq. ft. (40%) Building Height Unit 1 Unit 2 Unit 3 26.18’ 25.68’ 25.68’ 30’ Setbacks Front: Left Side: Right Side: Rear: 25’ 10’-6”/16” - 3” 16’-6”/16” - 6” 25’ 25’ 10’- 6”/16’- 1 ¾”* 10’- 6”/16 - 4 ½”* 25’ Parking 8 spaces 2 garage spaces for each unit + two on-site spaces 7.5 spaces 1 garage space for each unit + 1.5 spaces on-site for each unit *One additional foot of setback is added for each two feet of a portion of a structure which exceeds 14 feet in height which is located within 30 feet of a side property line. 8 Report to the Planning Commission 12650 Saratoga Avenue– Application #s SUB15-0003/PDR21-0001/ARB21-0013 December 14, 2022 Page | 3 SITE CHARACTERISTICS AND PROJECT DESCRIPTION Site Description The site is located at 12650 Saratoga Avenue in the R-M-5,000 zoning district. Existing structures on site include an approximately 1,385 square foot one story single-family residence, a detached garage with an attached shed, and a detached carport. A total of 20 on-site trees were inventoried by the project arborist and it was determined that 13 of these trees are protected by city regulations which include six Redwoods, two Coast Live Oaks, two palms, one Stone Pine, one Bay, and one Italian Cypress. The site is not located in a geologic unstable area as depicted on the City’s Ground Movement Potential Map. Surrounding uses in the immediate vicinity include the Chardonnay of Saratoga multi-family development to the northeast and southeast, the Saratoga Parkside residential development to the south, and Saratoga Avenue with single-family homes on the opposite side of the street to the southwest and northwest. Both the Chardonnay of Saratoga Development and the adjacent Mobil service station at the corner of Saratoga Avenue and Bucknall Road are zoned R-M-5,000 while the Saratoga Parkside development is zoned R-1- 10,000 (PC) Planned Combined District overlay. Project Description The site will be divided into four lots which include three private residential parcels and one lot that will be owed in common by the three residential parcels. Each of the three residential parcels will be developed with a two-story, detached townhouse dwelling unit and will include private yard area. Unit 1 will be located parallel to Saratoga Avenue and Units 2 and 3 will be located behind Unit 1 and parallel to the rear property line. The overall building height of the units will be approximately 26 feet when the maximum allowable height is 30 feet. The multi- family residential district regulations do not have allowable floor area limitations based on lot size that is typical of R-1 zoned parcels. Instead, floor area is limited by allowable structural site coverage, building height, and limitations such as site area and required setbacks. The proposed floor area of Unit 1 is approximately 2,549 sq. ft. and the floor area of both Unit 2 and 3 is approximately 2,424 square feet. The fourth lot will be 6,412 sq. ft. and will include all the areas outside of the building and yard areas that will be owned in common though a Homeowners Association (HOA) including the driveway, vehicle court, shared landscaped areas, and open space between the buildings. The dwelling units will have a consistent contemporary architectural style and appearance. Exterior materials for the three structures will include grey colored smooth stucco, brown colored cedar used for some of the architectural features, brown colored aluminum garage doors, and black colored asphalt shingles. A 20-foot-wide permeable paver driveway connected to Saratoga Avenue will provide vehicular access to the two-car garage of Unit 1. Behind Unit 1 the driveway will open up to a vehicle court that will provide access to both Unit 2 and 3 and the two visitor parking spaces. A colors and materials board prepared by the applicant is included as Attachment #5. Below is a list of the proposed exterior materials. 9 Report to the Planning Commission 12650 Saratoga Avenue– Application #s SUB15-0003/PDR21-0001/ARB21-0013 December 14, 2022 Page | 4 Detail Colors and Materials Exterior Grey Colored Smooth Plaster Cedar wood shingles Windows / Trim Dark grey colored vinyl clad wood windows Doors Brown Powder Coated Colored Aluminum/Glass Garage Doors Glass and grey colored metal entrance doors Roofing Dark Grey Asphalt Composite Roof Shingles Trees The project arborist inventoried a total of 20 trees on site of which 13 of these trees are protected per city regulations. As determined by the City Arborist, three (3) protected trees which include an Italian Stone Pine, a Coast Redwood, and a Monterey Pine are recommend for approval. The Stone Pine is in poor condition, the Monterey Pine is deceased, and the Redwood is in conflict with the design of Unit 3. All remaining protected trees would be fenced and preserved prior to building permit issuance and throughout the duration of the project. Tree protection fencing is required to be installed prior to the issuance of building permits. Details of the arborist’s findings and description of the trees to be removed and those to be preserved are included in the Arborist Report (Attachment 2). Landscaping The proposed landscape plan indicates that the remaining protected trees will dominate the sites landscaping. Six of the largest protected trees on the site are located within the front setback area which include two Coast Redwoods, two Coast Live Oaks, and two Mexican Fan Palms. Formal landscaping in the front setback area which consists of drought tolerant shrubs and perennials would be limited to an adjacent area around the front walkway that connects the sidewalk to the front entrance of Unit 1 and along its front façade to act as foundation screening and to soften the appearance of the structure as viewed from the street. Additional formal landscaping will be located in the areas adjacent to the two on-site parking spaces and along the front façade of both Units 2 and 3. An open common space area between Units 2 and 3 will be covered with synthetic turf. To accentuate the existing vegetative screening for the properties on either side, evergreen shrubs to form a landscape screen will be planted in areas between the trees with a species that can grow up to 8’ wide and 15’ tall. Project hardscape will consist of a paver driveway and auto court to provide vehicular access to each unit and a paver walkway from the street to the front entrance of Unit 1. Subdivision The Planning Commission shall not approve any tentative map if the commission finds the proposal supports any of the following nine findings [City Code Section 14-20.070(b)]. Staff has provided evidence, which does not support any of the findings. 1. That the proposed map is not consistent with the General Plan and any applicable specific plans. The proposed map is consistent with the General Plan and any applicable specific plans in that proposed parcels are consistent with the General Plan designation of Residential Multi-Family (RMF) defined as 14.5 dwelling units per net acre and a density of 5.22 dwelling units per acre is proposed. The proposed parcels are consistent with the development standards required by the city code for the R-M-5 zoning district. Proposed 10 Report to the Planning Commission 12650 Saratoga Avenue– Application #s SUB15-0003/PDR21-0001/ARB21-0013 December 14, 2022 Page | 5 lot dimensions including width, depth and frontage meet or exceed the minimums required by the city code. 2. That the design or improvements of the proposed subdivision are not consistent with the General Plan and any applicable specific plan. The design or improvements of the proposed subdivision are consistent with the General Plan and any applicable specific plan. The proposed parcel sizes, configuration, access and building envelopes are consistent with the General Plan designation of Residential Multi-Family (RMF), are consistent with the zoning regulations, and are compatible with the existing densities in the project vicinity. The proposed building envelopes are sufficient in size and dimension to accommodate single-family town homes. Building envelopes provided on the proposed tentative map indicate that required setbacks can be provided to meet the development regulations. All existing structures on site are to be removed. Design review approval is required, as applicable in the city code, for the residential structures to be constructed on site. The Planning Commission shall determine if the mass, bulk, view, privacy, and compatibility issues of the proposed residences are consistent with the existing neighborhood. 3. That the site is not physically suitable for the type of development proposed. The site is suitable for the type of development proposed in that the proposed building envelopes and the surrounding areas have a minimum percentage of slope. The subdivision will not impose features on the proposed parcels regarding size or shape that may constrain future development on the site. The existing conditions are such that there are no physical features including topography, location, or surroundings that may hinder future development on the site. 4. That the site is not physically suitable for the proposed density of development. The site is physically suitable for the proposed density of development in that the site currently has one existing single-family home that will be removed. The subdivision application would result in the addition of three new detached townhome residences. Surrounding properties in the immediate surrounding are characterized by low-density multi-family residential uses. 5. That the design of the subdivision is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The design of the subdivision is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The City of Saratoga, as the Lead Agency, has determined that the project is Categorically Exempt from the California Environmental Quality Act per Sections 15303 and 15315. 6. That the design of the subdivision is likely to cause serious health or safety problems. The design of the subdivision is not likely to cause serious health or safety problems in that the proposed project is consistent with the zoning and subdivision regulations in the City Code and General Plan. The Tentative Map has been reviewed by West Valley Sanitary District, Santa Clara County Fire Department, Pacific Gas & Electric and the City of Saratoga Planning Department, Public Works, and Engineering. All structural 11 Report to the Planning Commission 12650 Saratoga Avenue– Application #s SUB15-0003/PDR21-0001/ARB21-0013 December 14, 2022 Page | 6 improvements to the property will be reviewed by the Community Development Department. 7. That the design of the subdivision will conflict with easements acquired by the public at large for access or use. The design of the subdivision would not conflict with easements for access or use. Access to the three parcels would be provided by a private driveway with access from Saratoga Avenue. There are no access easements in the area that would be affected by the subdivision. 8. That a proposed subdivision of land which is subject to a contract executed pursuant to the Williamson Act will result in the creation of parcels to sustain their agricultural use. The project site is not subject to a Williamson Act Conservation Agreement. 9. That the discharge of waste from the proposed subdivision into an existing community sewer system would result in violation of existing requirements. The discharge of waste from the proposed subdivision into an existing community sewer system would not result in violation of existing requirements in that the West Valley Sanitary District operates a sewer line in Quito Road. Design Review The findings required for issuance of a Design Review Approval pursuant to City Code Section 15- 46.048 are set forth below and the Applicant has met the burden of proof to support making all of those required findings: a. Where more than one building or structure will be constructed, the architectural features and landscaping thereof shall be harmonious. Such features include height, elevations, roofs, material, color, and appurtenances. The project meets this finding in that three separate structures are proposed which all have a consistent contemporary architectural style and appearance. The height of the structures will all be approximately 26 feet in height. Exterior materials for the three structures will include grey colored smooth stucco, brown colored cedar used for some of the architectural features, brown colored aluminum garage doors, and black colored asphalt shingles. b. Where more than one sign will be erected or displayed on the site, the signs shall have a common or compatible design and locational positions and shall be harmonious in appearance. The project meets this finding that no new signage is proposed. c. Landscaping shall integrate and accommodate existing trees and vegetation to be preserved; it shall make use of water-conserving plant, materials, and irrigation systems to the maximum extent feasible, it shall be clustered in natural appearing groups, as opposed to being placed in rows or regularly spaced. The project meeting this finding in that the project arborist inventoried 13 protected trees on site including Coast Live Oaks, Palms, Redwoods, and Bay. Three protected trees will be removed, two that are diseased and one that is in conflict with the project and the remaining will be incorporated into the projects landscaping. New landscaping will new trees and drought tolerant low water usage shrubs and perennials. 12 Report to the Planning Commission 12650 Saratoga Avenue– Application #s SUB15-0003/PDR21-0001/ARB21-0013 December 14, 2022 Page | 7 d. Colors of wall and roofing materials shall blend with the natural landscape and be nonreflective. The project meets this finding in that the colors the exterior construction materials will be harmonious with the natural landscape and be nonreflective which will include grey colored smooth stucco, brown colored cedar used for some of the architectural features and black colored asphalt shingles. e. Roofing materials shall be wood shingles, wood shakes, tile, or other materials such as composition as approved by the Planning Commission. No mechanical equipment shall be located upon a roof unless it is appropriately screened. The project meets this finding in that the project will include black colored composition roof shingles and no rooftop mechanical equipment is proposed with the exception of roof mounted solar panels. f. The proposed development shall be compatible in terms of height, bulk and design with other structures in the immediate area. The project meets this finding in that the proposed development is architecturally compatible with the both the Saratoga Parkside residential development to the south and the Chardonnay of Saratoga development to the north and east which both consist of two-story residential structures with similar building heights and architectural massing. Neighbor Notification and Correspondence Neighborhood notification forms and project related comments are included as Attachment 3. The public hearing notice and description of the project was published in the Saratoga News and notices were mailed to all property owners within 500 feet of the project site. ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the California Environmental Quality Act (CEQA) per Section 15303, “New construction of up to three single-family residences”, Class 3 (a) of the Public Resources Code (CEQA) and Section 15315, “The division of property in urbanized areas zoned for residential use into four or fewer parcel where no exceptions are required and the average slope is no more than 20%”, Class 15 of the Public Resources Code (CEQA). ATTACHMENTS 1. Resolution No. 22-027 2. City Arborist Report dated March 18, 2022 3. Neighbor Comments and Project Notification Forms 4. Story Pole Certification 5. Materials Board 6. Project Plans and Tentative Map 13 RESOLUTION NO: 22-027 RESOLUTION OF THE CITY OF SARATOGA PLANNING COMMISSION APPROVING A DESIGN REVIEW APPLICATION AND RECOMMENDING APPROVAL TO THE CITY COUNCIL OF A TENTATIVE PARCEL MAP APPLICATIONS: SUB15-0003/PDR21-0001/ARB21-0013 12650 Saratoga Avenue (APN 386-14-023) WHEREAS, on September 14, 2015, a three-lot subdivision application was submitted by Lijun Gu for the purpose of constructing three detached townhomes on a .36 acres site located at 12650 Saratoga Avenue. WHEREAS, on February 1, 2021, an application was submitted by Lijun Gu and Xin Liu to construct three two story townhomes. Each of homes will have primary access from Saratoga Avenue and will range in size from 2,424 - 2,549 square feet. A total of three protected trees will be removed to construct the project. 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 14, 2022, Planning Commission opened the public hearing and received public comments on the project. 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) per Section 15303, “New construction of up to three single-family residences”, Class 3 (a) of the Public Resources Code (CEQA) and Section 15315, “The division of property in urbanized areas zoned for residential use into four or fewer parcel where no exceptions are required and the average slope is no more than 20%”, Class 15 of the Public Resources Code. Section 3: The project is consistent with the following Saratoga General Plan Policies: Land Use LU 1.1 which provide that the city shall continue to be predominantly a community of single- family detached residences; and Conservation Element Policy 6.0 which provides that the City shall protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. Section 4: The project is consistent with the Saratoga City Code in that the design and improvements are consistent with the Design Review Findings contained in City Code Section 14 15-46.048: The architectural features of the structures and landscaping are harmonious with one another; no site signage is proposed; landscaping will integrate and accommodate existing trees and vegetation and shall make use of water-conserving plant, materials, and irrigation systems to the maximum extent feasible, and it will be clustered in natural appearing groups, as opposed to being placed in rows or regularly spaced, the exterior wall colors and roofing materials will blend with the natural landscape and be nonreflective; roofing material will include composition shingles and no mechanical equipment will be located on the roof with the exception of solar panels; and the development will be compatible in terms of height, bulk and design with other structures in the immediate area. Section 5: The City of Saratoga Planning Commission hereby approves PDR21-0001 and ARB21-0013 and recommends approval of SUB15-0003 located at 12650 Saratoga Avenue subject to the Findings and Conditions. PASSED AND ADOPTED by the City of Saratoga Planning Commission on this 14th day of December 2022 by the following vote: AYES: ABSENT: ABSTAIN: RECUSED: Herman Zheng Chair, Planning Commission 15 Exhibit 1 CONDITIONS OF APPROVAL APPLICATION NUMBERS SUB15-0003/PDR21-0001/ARB21-0013 12650 Saratoga Avenue (APN 386-14-023) A. 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. 2. 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. 3. 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. 4. The City shall mail to the Owner and Applicant a notice in writing, on or 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”). No Zoning Clearance or Demolition, Grading, or Building Permit may be issued until the Community Development Director certifies that all processing fees have been paid in full (and, for deposit accounts, a surplus balance of $500 is maintained). 5. 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 Zoning Regulations incorporated herein by this reference. 6. 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 from the Community Development Director, 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. 16 B. COMMUNITY DEVELOPMENT 7. 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. 8. The development shall be located and constructed to include those features, and only those features as shown on the plans approved by the Planning Commission. 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. 9. Prior to issuance of Building Permits, the applicant shall submit for staff approval, a Lighting Plan for the home’s exteriors 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. 10. 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. 11. 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 which are consistent with the 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. 12. All fences, walls and hedges shall conform to height requirements provided in City Code Section 15-29. 13. 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: 17 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 consider potential damage to roots of protected trees 14. 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. 15. 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. 16. 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. 17. West Valley Collection & Recycling is the exclusive roll-off and debris box provider for the City of Saratoga. To schedule delivery of a debris box, contact West Valley Collection & Recycling at 408-283-9250 or customerservice@westvalleyrecycles.com C. WEST VALLEY SANTITATION DISTRICT 18. The developer is required to pay all applicable fees prior to the recordation of the Final Map. The fees will be determined upon submittal of the improvement plan. District approval will be in the form of sewer connection permits after payment of fees. D. PACIFIC GAS AND ELECTRIC 19. The developer is to submit a completed application for service, approved site, utility and elevation plans, appropriate engineering, and pay all fees prior to gas and electric service being provided. All necessary Public Utilities Easements or Rights of Way must be secured by the applicant prior to the installation of service. The gas and electric service facilities will be installed under the applicable rules and tariffs in effect at the time of application. E. CITY ARBORIST 20. The owner/applicant shall comply with all City Arborist requirements as in the arborist report 18 dated March 18, 2022. F. FIRE DEPARTMENT 21. The owner/applicant shall comply with all Fire Department requirements dated April 14, 2022. G. ENGINEERING 22. 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. 23. 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. 24. Applicant / Owner shall make the following improvements in the City right-of-way: - Install a new driveway approach. See City of Saratoga Standard Details for removal and new installation. New flow line shall conform to existing flow lines and grade. 25. Damages to driveway approach, curb and gutter, public streets, or other public improvements during construction shall be repaired prior to final inspection. 26. All new/upgraded utilities shall be installed underground. 27. Applicant / Owner shall maintain the streets, sidewalks and other right of way as well as adjacent properties, both public and private, in a clean, safe and usable condition. All spills of soil, rock or construction debris shall be removed immediately. 28. 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). 29. 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. 19 • 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. • 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. 30. 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. 31. 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. 32. Prior to the Building final, all Public Works conditions shall be completed per approved plans. 33. 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. 34. 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 from the Community Development Director. 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. 35. Tentative Subdivision Map. The development shall be located and constructed to include those features, and only those features, as shown on the Tentative Subdivision Map. A final map shall be prepared substantially in accord with the tentative map as approved. Any substantial change to the tentative may require additional review by the Planning Commission. All proposed changes to the Tentative Subdivision Map must be submitted in writing with plans showing the changes, including a clouded set of plans highlighting the changes. 20 36. Stormwater. The project shall retain and/or detain any increase in design flow from the site, that is created by future construction and grading, such that adjacent down slope properties will not be negatively impacted by any increase in flow. The project will be reviewed in accordance with the most recent and up to date NPDES Standards which are jointly administered by CDD) and DPW. Disposition and treatment of stormwater shall comply with the applicable requirements of the National Pollution Discharge Elimination System ("NPDES") Permit issued to the City of Saratoga and the implementation standards established by the Santa Clara Valley Urban Runoff Pollution Prevention Program (collectively the "NPDES Permit Standards"). Prior to issuance of Zoning Clearance for a Demolition, Grading or Building Permit for this Project, a Stormwater Management Plan shall be submitted to the Community Development Director for review and approval demonstrating how all storm water will be retained on-site and in compliance with the NPDES Permit Standards. If not all stormwater can be retained on-site due to topographic, soils or other constraints, and if complete retention is not otherwise required by the NPDES Permit Standards, the Project shall be designed to retain on-site the maximum reasonably feasible amount of stormwater and to direct all excess stormwater away from adjoining property and toward stormwater drains, drainageways, streets or road right-of- ways and otherwise comply with the NPDES Permit Standards and applicable City Codes. 37. Prior to submittal of the Final Map to the City Engineer for examination, the owner (applicant) shall cause the property to be surveyed by a Licensed Land Surveyor or an authorized Civil Engineer. The submitted map shall show the existence of a monument at all external property corner locations, either found or set. The submitted map shall also show monuments set at each new corner location, angle point, or as directed by the City Engineer, all in conformity with the Subdivision Map Act and the Professional Land Surveyors Act. 38. The owner (applicant) shall submit four (4) copies of a Final Map in substantial conformance with the approved Tentative Map, along with the additional documents required by Section 14- 40.020 of the Municipal Code, to the City Engineer for examination. The Final Map shall contain all of the information required in Section 14-40.030 of the Municipal Code and shall be accompanied by the following items: a. Two copies of map checking calculations. b. Preliminary Title Report for the property dated within ninety (90) days of the date of submittal for the Final Map. c. Two copies of each map referenced on the Final Map. d. Two copies of each document/deed referenced on the Final Map. e. Two copies of any other map, document, deed, easement, or other resource that will facilitate the examination process as requested by the City Engineer. 39. The owner (applicant) shall pay a Map Checking fee, as determined by the City Engineer, at the time of submittal of the Final Map for examination. 40. Interior monuments shall be set at each lot corner either prior to recordation of the Final Map or some later date to be specified on the Final Map. If the owner (applicant) chooses to defer the setting of interior monuments to a specified later date, then sufficient security as determined by the City Engineer shall be furnished prior to Final Map approval, to guarantee the setting of interior monuments. 21 41. The owner (applicant) shall provide Irrevocable Offers of Dedication for all required easements and/or rights-of-way on the Final Map, in substantial conformance with the approved Tentative Map, prior to Final Map approval. Additional easements for storm water drainage and treatment facilities shall be dedicated on the Final Map as needed. 42. The owner (applicant) shall pay a Subdivision Improvement Plan Checking fee, as determined by the Public Works Director, at the time Improvement Plans are submitted for review. 43. The owner (applicant) shall furnish a written indemnity agreement and proof of insurance coverage, in accordance with Section 14-05.050 of the Municipal Code, prior to Final Map approval. 44. The owner (applicant) shall secure all necessary permits from the City and any other public agencies, including public and private utility providers, prior to commencement of subdivision improvement construction. Copies of permits other than those issued by the City shall be provided to the City Engineer. 45. The owner (applicant) shall pay the applicable Park Development fee prior to Final Map approval. 46. Prior to Final Map approval, the owner (applicant) shall furnish the City Engineer with satisfactory written commitments from all public and private utility providers serving the subdivision guaranteeing the completion of all required utility improvements to serve the subdivision. 47. The owner (applicant) shall enter into an Agreement for Stormwater Treatment Measures Construction, Inspection and Maintenance. 48. 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. 49. The owner (applicant) shall enter into agreement holding the City of Saratoga harmless from any claims or liabilities caused by or arising out of soil or slope instability, slides, slope failure or other soil related and/or erosion related conditions. 50. Conditions Requested by Other Agencies or Utilities. Applicant shall comply with all conditions regarding improvements, whether on-site or off-site requested by other Agencies or Utilities having jurisdiction over the project. Such agencies include but are not limited to the Santa Clara Valley Water District and Regional Water Quality Control Board. Prior to issuance of city permits, the applicant must present evidence of permit approval by any such agencies, as required for any activities within jurisdictional areas of said agencies. 22 Exhibit 2 The Planning Commission shall not approve any tentative map if the commission finds the proposal supports any of the following nine findings [City Code Section 14-20.070(b)]. Staff has provided evidence, which does not support any of the findings. 1. That the proposed map is not consistent with the General Plan and any applicable specific plans. The proposed map is consistent with the General Plan and any applicable specific plans in that proposed parcels are consistent with the General Plan designation of Residential Multi-Family (RMF) defined as 14.5 dwelling units per net acre and a density of 5.22 dwelling units per acre is proposed. The proposed parcels are consistent with the development standards required by the city code for the R-M-5 zoning district. Proposed lot dimensions including width, depth and frontage meet or exceed the minimums required by the city code. 2. That the design or improvements of the proposed subdivision are not consistent with the General Plan and any applicable specific plan. The design or improvements of the proposed subdivision are consistent with the General Plan and any applicable specific plan. The proposed parcel sizes, configuration, access and building envelopes are consistent with the General Plan designation of Residential Multi-Family (RMF), are consistent with the zoning regulations, and are compatible with the existing densities in the project vicinity. The proposed building envelopes are sufficient in size and dimension to accommodate single- family town homes. Building envelopes provided on the proposed tentative map indicate that required setbacks can be provided to meet the development regulations. All existing structures on site are to be removed. Design review approval is required, as applicable in the city code, for the residential structures to be constructed on site. The Planning Commission shall determine if the mass, bulk, view, privacy, and compatibility issues of the proposed residences are consistent with the existing neighborhood. 3. That the site is not physically suitable for the type of development proposed. The site is suitable for the type of development proposed in that the proposed building envelopes and the surrounding areas have a minimum percentage of slope. The subdivision will not impose features on the proposed parcels regarding size or shape that may constrain future development on the site. The existing conditions are such that there are no physical features including topography, location, or surroundings that may hinder future development on the site. 4. That the site is not physically suitable for the proposed density of development. The site is physically suitable for the proposed density of development in that the site currently has one existing single-family home that will be removed. The subdivision application would result in the addition of three new detached townhome residences. Surrounding properties in the immediate surrounding are characterized by low-density multi-family residential uses. 5. That the design of the subdivision is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The design of the subdivision is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The City of Saratoga, as the Lead Agency, has determined that the project is Categorically Exempt from the California 23 Environmental Quality Act per Sections 15303 and 15315. 6. That the design of the subdivision is likely to cause serious health or safety problems. The design of the subdivision is not likely to cause serious health or safety problems in that the proposed project is consistent with the zoning and subdivision regulations in the City Code and General Plan. The Tentative Map has been reviewed by West Valley Sanitary District, Santa Clara County Fire Department, Pacific Gas & Electric and the City of Saratoga Planning Department, Public Works, and Engineering. All structural improvements to the property will be reviewed by the Community Development Department. 7. That the design of the subdivision will conflict with easements acquired by the public at large for access or use. The design of the subdivision would not conflict with easements for access or use. Access to the three parcels would be provided by a private driveway with access from Saratoga Avenue. There are no access easements in the area that would be affected by the subdivision. 8. That a proposed subdivision of land which is subject to a contract executed pursuant to the Williamson Act will result in the creation of parcels to sustain their agricultural use. The project site is not subject to a Williamson Act Conservation Agreement. 9. That the discharge of waste from the proposed subdivision into an existing community sewer system would result in violation of existing requirements. The discharge of waste from the proposed subdivision into an existing community sewer system would not result in violation of existing requirements in that the West Valley Sanitary District operates a sewer line in Quito Road. 24 Exhibit 3 The findings required for issuance of a Design Review Approval pursuant to City Code Section Article 15-46.0480 are set forth below: a. Where more than one building or structure will be constructed, the architectural features and landscaping thereof shall be harmonious. Such features include height, elevations, roofs, material, color, and appurtenances. The project meets this finding in that three separate structures are proposed which all have a consistent contemporary architectural style and appearance. The height of the structures will all be approximately 26 feet in height. Exterior materials for the three structures will include grey colored smooth stucco, brown colored cedar used for some of the architectural features, brown colored aluminum garage doors, and black colored asphalt shingles. b. Where more than one sign will be erected or displayed on the site, the signs shall have a common or compatible design and locational positions and shall be harmonious in appearance. The project meets this finding that no new signage is proposed. c. Landscaping shall integrate and accommodate existing trees and vegetation to be preserved; it shall make use of water-conserving plant, materials, and irrigation systems to the maximum extent feasible, it shall be clustered in natural appearing groups, as opposed to being placed in rows or regularly spaced. The project meeting this finding in that the project arborist inventoried 14 protected trees on site including Coast Live Oaks, Palms, Redwoods, and Cypress. Three protected trees will be removed, two that are diseased and one that is in conflict with the project and the remaining will be incorporated into the projects landscaping. New landscaping will new trees and drought tolerant low water usage shrubs and perennials. d. Colors of wall and roofing materials shall blend with the natural landscape and be nonreflective. The project meets this finding in that the colors the exterior construction materials will be harmonious with the natural landscape and be nonreflective which will include grey colored smooth stucco, brown colored cedar used for some of the architectural features and black colored asphalt shingles. e. Roofing materials shall be wood shingles, wood shakes, tile, or other materials such as composition as approved by the Planning Commission. No mechanical equipment shall be located upon a roof unless it is appropriately screened. The project meets this finding in that the project will include black colored composition roof shingles. f. The proposed development shall be compatible in terms of height, bulk and design with other structures in the immediate area. The project meets this finding in that the proposed development is architecturally compatible with the both the Saratoga Parkside residential development to the south and the Chardonnay of Saratoga development to the north and east which both consist of two-story residential structures with similar building heights and architectural massing. *** End of Findings and Conditions *** 25 Community Development Department 13777 Fruitvale Avenue Saratoga, CA 95070 www.saratoga.ca.us/171/trees 831.291.1344 CITY OF SARATOGA ARBORIST APPROVAL Conditions of Approval and Tree Protection Plan Prepared by Katelyn Obana, Contract Arborist Application No.PDR21-0002/ARB21-0013 Phone: (831) 291-1344 Address:12650 Saratoga Email: Katelyn.Obana@Davey.com Owner:June Gu & Xin Liu APN:386-14-023 Date:March 18, 2022 PROJECT SCOPE: The applicant has submitted plans to demolish an existing two story home and detached garage in order to build three new two story homes each with an attached 2 car garage. Three trees that are protected by City Code are requested for removal to construct the project. PROJECT DATA IN BRIEF: Tree security deposit –Required - $119,860 Tree protection –Required – See Conditions of Approval and attached map. Tree removals – Three trees (Tree #11, #16, & #23) are approved for removal once building permits and a tree removal permit have been issued. Replacement trees –$32,700 ATTACHMENTS: 1 – Findings and Tree Information 2 – Tree Removal Criteria 3 – Conditions of Approval 4 – Map Showing Tree Protection 1 26 12650 Saratoga City of Saratoga Arborist Review March 15, 2022 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 trees (#11, #16, & #23) has been deemed necessary for removal by the project arborist in order to construct this project. These trees meet the City ’s criteria allowing them to be removed and replaced as part of the project, once building division permits and a tree removal permit have been obtained. The table below contains the tree removal criteria for reference. Table 1: Summary of Tree Removal Criteria that are met Tree No.Common Name Criteria met Comments 11 Italian stone pine 1 Large cavity 16 Coast redwood 6 & 9 In conflict with design. 23 Monterey pine 1 Dead 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 sections Construction Impacts &Recommendations, and Tree Protection Plan from the arborist report by Kevin Kielty dated February 10, 2022; 2.Shall include the Project Data in Brief, the Conditions of Approval, and the Map Showing Tree Protection sections of the Contract City Arborist report dated March 15, 2022. 2 27 12650 Saratoga City of Saratoga Arborist Review March 15, 2022 Attachment 1: TREE INFORMATION Project Arborist:Kevin Kielty Date of Amended Report:February 10, 2022 Number of protected trees inventoried:14 Number of protected trees requested for removal: 3 A table summarizing information about each tree is below. Table 1: Tree information & appraisal values from submitted arborist report revised 2/10/2022. 3 28 12650 Saratoga City of Saratoga Arborist Review March 15, 2022 Total Value of Appraised Trees to Remain:$119,860 Appraised Value of Removals:$32,700 Required Security Deposit (100%):$119,860 *Trees #7-10, #12, #14, #17, & #21-22 are not protected by the City of Saratoga. *Trees #3, #4 & #15 are outside the limits of disturbance. 4 29 12650 Saratoga City of Saratoga Arborist Review March 15, 2022 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 30 12650 Saratoga City of Saratoga Arborist Review March 15, 2022 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 Construction Impacts & Recommendations,and Tree Protection Plan from the arborist report by Kevin Kielty dated February 10, 2022 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 Arborist report dated March 15, 2022. 4.Tree Protection Security Deposit: a.Is required per City Ordinance 15-50.080. b.Shall be $119,860 for tree(s)#1-2, #5-6, #13, & #18-20. 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.Tree Protection Fencing shall be installed 10 feet out from the fence along the length of the overhanging canopy. d.Shall be established prior to the arrival of construction equipment or materials on site. e.Shall be established prior to the arrival of construction equipment or materials on site. f.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. g.Shall be posted with signs saying, “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CONTRACT CITY ARBORIST, KATELYN OBANA (831) 291-1344”. h.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. i.Call Contract City Arborist, Katelyn Obana at (831) 291-1344 for an inspection of tree protection fencing once it has been installed. This is required prior to obtaining building division permits. j.Tree protection fencing shall remain undisturbed throughout the construction until final inspection. 6 31 12650 Saratoga City of Saratoga Arborist Review March 15, 2022 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 Kevin Kielty 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.Tree removal: Tree #11, #16, & #23 meet the criteria for removal and may be removed once BOTH a tree permit and building division permits have been obtained. 10.New trees: a.New trees equal to $32,700 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. 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. 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. Only drought tolerant plants that are compatible with oaks are permitted under the outer half of the canopy of oak trees on site. 7 32 12650 Saratoga City of Saratoga Arborist Review March 15, 2022 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 City Arborist for a final inspection. Before scheduling a final inspection from the 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 33 12650 Saratoga City of Saratoga Arborist Review March 15, 2022 Attachment 4:Map Showing Tree Protection: From submitted arborist report revised 2/10/2022 9 34 From:Nicole Dettmering To:Christopher Riordan Subject:Application PDR21-001/ SUB15-003/ ARB21-0013 Date:Saturday, December 3, 2022 2:56:13 PM CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Hello, Can I also have agenda? Nicole Dettmering Begin forwarded message: From: Nicole Dettmering <> Date: December 3, 2022 at 11:45:29 AM PST To: criordan@saratoga.ca.is Subject: Application PDR21-001/ SUB15-003/ ARB21-0013 Hello Mr. Riordan, I object to Application PDR21-001/ SUB15-003/ ARB21-0013. First, the the change in zoning and second to the removal of the protected trees. What is the process and how can it be stopped? What zip codes would be valid for petition? Is there a specific number of people I need to sign the petition? Nicole Dettmering 35 36 37 38 39 40 41 42 43 44 October 21, 2022 12650 Saratoga Ave Saratoga, Ca The constructed story poles located at 12650 Saratoga Ave were surveyed on October 20, 2022 and were found to be in conformance for location, heights and elevations to depict the silhouette for the proposed house ridgelines and features shown on the approved plans for said project. Kevin Nickolas PLS L7392 Expires 12/31/23 2278 Carol Anscale n Drive Tracy, CA 95377 (925) 457-1734 45 ROOF SHINGLESSTUCCOPAINT FIBER CEMENT SIDINGMATERIAL BOARD -12650 SARATOGA AVENUE, SARATOGA, CA 95070A500COLOR BRAND = SHERWIN WILLIAMSCOLOR NAME = REPOSE GRAY / 244 C1COLOR NUMBER = SW 7015LIGHT REFLICTIVITY VALUE = 58 (LIGHT)STATEMENT COLLECTION COLOR BRAND = JAMES HARDIECOLOR NAME = TIMBER BARKSTATEMENT COLLECTION PRODUCT = SBMF BASE 100MATCH TO = SW 7005 PURE WHITECOLOR = 261784TWO-PIECE LAMINATED FIBER GLASSBASE CONSTRUCTION WEIGHT: 475 LBS. PER SQUARE DIMENSIONS: 14 1/4" X 40" UL CLASS A FIRE RESISTANCEUL CERTIFIED TO MEET ASTM D3462 UL CERTIFIED TO MEET ASTM 3018 TYPE IASTM D316, CLASSF, 110 MPH WIND RESISTANCECONFORMS TO CSA STANDARD A123.5 PRESIDENTIAL SHAKE® TL SHINGLES46 S 39°01'30"W105.00'S 39°01'30"W105.00'S 52°13'30"E150.00'S 52°13'30"E150.00'PSE10' - 0"NorthSARATOGA AVENUERIGHT-OF-WAY25' - 0"WMUNIT 22,000.17 SF (NET)2,414.57 SF (GROSS)BACKYARDBACKYARDCOMMON OPEN SPACE933 SFMIN. BLDG SEPARATION20' - 0"14' - 0"18' - 0"4' - 1"UNIT 12,067.75 SF (NET)2,549.73 SFDRIVEWAY/ PAVERS20' - 0"NOTE: THE SITE IS LEVEL.TRASHTRASHTRASH9' - 6"3' - 3"18' - 0"24' - 0"SOLAR PANELSPAVER/ WALKWAYLVL 1 WALL TO P.L.16' - 6"UNIT 32,000.17 SF (NET)2,414.57 SF (GROSS)BLDG TO P.L.25' - 2 1/2"HVACHVACHVAC1SSSSSSSSCONNECT TO EX SSSSSSSSCOCOCOCOJTJTCONNECT TO EX GASJTJTJTJTJTJTJTJTJTJTJTGMEMGMEMGMEM#144" RWD#240" OAK#533" OAK#633" RWD#314" PALM#415" PALM#2013" TREE#1916" RWD#1864" RWD#1513" TREE#1332" RWD#129" ORANGES1# # ## # ## # #LVL 2 WALL TO P.L.16' - 3"LVL 2 WALL TO P.L.16' - 3"LVL 1 WALL TO P.L.10' - 6"LVL 1 WALL TO P.L.10' - 6"1ST LVL SIDE S.B.10' - 6"2ND LVL SIDE S.B.16' - 1 3/4"1ST LVL SIDE S.B.10' - 6"2ND LVL SIDE S.B. (UNIT 2)16' - 1 3/4"2ND LVL SIDE S.B. (UNIT 1)16' - 4 1/2"FRONT S.B.25' - 0"REAR S.B.25' - 0"LVL 2 WALL TO P.L.16' - 6"PROJECT LOCATIONSARATOGA AVEBIARRITZ LNBUCHNALL RD PASEO CERROPASEO FLORESBUCKNALL RDPASEO OLIVOSQUITO RDPASEO TIERRAPASEO PUBLOCOX AVEPASEO PRESADAP ASE O PICO JOLENE CTRADOYKA DRANSLEY PLWOOD DELL CTSUN VALLEY CTMELLON DRSARATOGA GLEN PLBOBBIE AVEARLEEN WAYTAMIE LANENORTHLAWN DRCOLUSA WAYE LMGROVE L NHVAC(P) SITE PLAN LEGEND(P) HVAC SYSTEM, EXTERIOR UNIT(E) WATER METERWATERJONIT TRENCH SANITARY SEWER LINE ADDRESS NUMBERS(P) SITE PLAN KEYNOTE PROPERTY LINE (P) 6' WOOD FENCE (E) 6' WOOD FENCE TO REMAIN (E) 3' WOOD FENCE TO REMAIN (P) TREE PROTECTION FENCING WM1(P) TREE PROTECTION FENCING (E) SIDE WALK TO REMAIN (P) TREE PROTECTION FENCING NOTE 1. 6' HIGH CHAIN LINK MOUNTED ON 8' TALL, 2" DIAMETER GALVANIZED POST, DRIVEN 24" INTO THE GROUND AND SPACED NO MORE THAN 10' APART. 2. FENCING SHALL HAVE A SIGN SAYING "TREE PROTECTION FENCE-DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST"3. FENCING WILL BE EXTENDED AFTER DEMOLITION4. SEE ARBORIST REPORT PAGE 9 5. BUILDING ADDRESS 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 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). 6. ADDRESS NUMBERS SHALL BE MAINTAINED. CFC SEC. 505.1.WJTSS2# # #A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga AvenuePROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONGDateDescription#12021.07.07 Planning2021.08.16 Planning22021.12.01 Arborist 32022.03.17 Fire42022.04.06 Fire52022.06.10 Planning612/2/2022 11:23:17 AMAs indicatedA000Site Plan,ProposedSite Plan, ProposedPROJECT LOCATION:12650 SARATOGA AVENUE, SARATOGA, CA 95070PROJECT JURISDICTION:CITY OF SARATOGAAPN:386-14-023GENERAL PLAN:RESIDENTIAL MULTI-FAMILYZONING:RM-5000, MULTI-FAMILY RESIDENTIAL EXISTING USE:SINGLE-FAMILY RESIDENTIALPROPOSED USE:DETACHED CONDOMINIUMSLOT SIZE:15,746.25 SF/ 0.36 ACRESMIN. NET SITE AREA:10,000 SFMIN. NET SITE DENSITY:1 PER 5,000 SFMIN. SITE DIMENSIONS:SITE FRONTAGE:60'-0"SITE WIDTH:100'-0"SITE DEPTH:115'-0"MAXIMUM ALLOWED NET SITE AREA 40% 6298.50 SF = 15,746.25 x 0.4COVERED BY STRUCTURESMAXIMUM PROPOSED NET SITE AREA25.92% 4,081 SF = 6,171.4 SF / 15,746.25COVERED BY STRUCTURESSETBACKS:FRONT:25'-0"1ST LEVEL SIDE:10'-6"=10% SITE WIDTH= 105' X 10%CANNOT BE LESS THAN 10' ON EACH SIDE2ND LEVEL SIDE (UNIT 1):10'-6" + (25'-11" - 14')/2 = 16' 4 1/2"2ND LEVEL SIDE (UNIT 2 & 3):10'-6" + (25'-3.5" - 14')/2 = 16' 1 3/4"REAR:25'-0"HEIGHT:30'-0"/ SHALL NOT EXCEED 2 STORIESDISTANCE BETWEEN STRUCTURESHABITABLE TO STRUCTURE:10'-0"HABITABLE TO HABITABLE:20'-0"PARKING MULTIFAMILY DWELLING1 COVERED SPACE WITHIN GARAGE PER DWELLING UNIT + 1.5 SPACES ON THE SITE PER DWELLING UNIT FLOOD ZONE:ZONE X / 0.2 PCT ANNUAL CHANCE FLOOD HAZARDCONSTRUCTION TYPE:V-B SPRINKLEREDSANITATION:WEST VALLEY SANITATIONGAS & ELECTRIC:PG&ETELEPHONE:SBCCABLE TV:AT&T BROADBANDSTORM 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.REQUIRED PARKING:1 COVERED WITHIN A GARAGE, PLUS 1.5 PER UNITREQUIRED 3 COVERED PARKING + 5 PARKING SPACES = 8 PARKING (P) PARKING:6 COVERED + 2 UNCOVERED PARKING SPACES = 8 PARKING SPACESAGE OF EXISTING RESIDENCE:121 YEARS OLD - YEAR BUILT 1900(P) FIRE SPRINKLERS:YESPROJECT INFORMATIONSCOPE OF WORK3D DIAGRAMSHEET INDEXSheet NumberSheet NameA000Site Plan, ProposedA001Site Plan, ExistingA002StreetscapeA003Tree Removal and Protection MeasuresA004Condition of ApprovalA005Arborist ReportA006Arborist ReportC1Title SheetC2Demolition PlanC3Grading & Drainage PlanC4Building Cross Section & DetailsC5Utility PlanC6Erosion Control PlanC7Erosion Control DetailsTMTentative MapL1Landscape PlanL2Irrigation PlanA100Unit 1, Floor Plan, ProposedA101Unit 1, Roof Plan, ProposedA102Unit 2 Floor Plan, ProposedA103Unit 2 Roof Plan, ProposedA104Unit 3 Floor Plan, ProposedA105Unit 3 Roof Plan, ProposedA200Unit 1, Elevations, ProposedA201Unit 2 Elevations, ProposedA202Unit 3 Elevations, ProposedA300Unit 1, SectionsA301Unit 2, SectionsA302Unit 3, SectionsA400Unit 1, 3D ModelA401Unit 2, 3D ModelA402Unit 3, 3D ModelA500.Material Board• NEW CONSTRUCTION OF DETACHED TOWNHOMES - 3 DWELLING UNITSSITE PLAN, PROPOSEDPROJECT DIRECTORYOWNER:CINDY LIU & JUNE GU12650 SARATOGA AVESARATOGA, CA 95070CINDYRE@GMAIL.COMJUNEGU2010@GMAIL.COM(408) 375-1841LANDSCAPE TBDSOILS ENGINEER TBD1" = 10'-0"1Site Plan, Proposed0'5'10'20'40'VICINITY MAPPROJECT BREAKDOWN CALCULATIONFLOOR AREA EXISTING/ DEMO (P) UNIT 1TOTAL SFFIRST FLOORSECOND FLOORGARAGEENCLOSED PORCHTOTAL, GROSSSITE COVERAGEIMPERVIOUS SURFACESTOTAL SFFOOTPRINT OF HOME/ GARAGE (INCLUDING ROOF OVERHANG)DRIVEWAYWALKWAYS/ DECK/ PATIOPERVIOUS SURFACESPERMEABLE PAVER DRIVEWAYPERMEABLE PAVER WALKWAYS/ PATIOOTHER(b) SUBTOTAL PERVIOUSSITE COVERAGE TOTAL (A) + (B) 2,424.88 SF942.25 SF1,057.92 SF414.4 SF27.17 SF4,588 SFN/A9.2 SFACTUAL S.F.50% CREDIT3,148.23 SFN/A3,148.23 SFARCHITECT: GKW ARCHITECTS, INC.GORDON K. WONG, AIA, LEED GA, CSLB710 MCGLINCY LANE SUITE 109, CAMPBELL, CA 95008GORDONKWONG@GKWARCHITECTS.COMCIVIL ENGINEER: LC ENGINEERING NINH LE, PE.598 EAST SANTA CLARA ST, SUITE 270SAN JOSE, CA 95112(408) 806-7187 | NLE@LCEGINEERING.NET1,715 SF1,385 SFN/A330 SFN/A2,789.33 SF3,278.79 SF1,283.61 SF47.79 SF(-) 1,574.12 SFN/A(-) 1,574.12 SF(a) SUBTOTAL IMPERVIOUS4,597.28 SFTOTAL SF1,574.12 SFN/A1,574.12 SF6,171.4 SFSETBACKSREQUIREDPROPOSEDFRONTLEFT SIDE FIRST FLOORLEFT SIDE SECOND FLOORRIGHT SIDE FIRST FLOORRIGHT SIDE SECOND FLOOR25'10'-6"25'REAR FIRST FLOORREAR SECOND FLOOR10'-6"10'-6"10'-6" & 16'-6"16'-3" 16'-3" & 16'-6"16'-1 3/4" 16'-1 3/4" & 16'-4 1/2"25'-0"25'-0"25'-0"25'-0"SETBACK VERIFICATION NOTE: PRIOR TO FOUNDATION INSPECTION BY THE CITY, THE LLS OF RECORD SHALL PROVIDE A WRITTEN CERTIFICATION THAT ALL BUILDING SETBACKS ARE PER THE APPROVAL PLANS.N/AN/AN/A(P) UNIT 22,549.73 SF904.83 SF1,162.92 SF454.81 SF10.31(P) UNIT 3942.25 SF1,057.92 SF414.4 SF10.312,424.88 SF 7,399.49 SFHEIGHT LOWEST ELEVATION POINT AT THE BUILDINGS EDGE FROM NATURAL GRADEHIGHEST ELEVATION POINT AT THE BUILDINGS EDGE FROM NATURAL GRADEAVERAGE ELEVATION POINT (BASED ON HIGHEST AND LOWEST POINTS ABOVE)UNIT 1285.27285.54285.0TOP MOST ELEVATION POINT - MEASURED TO THE TOP MOST POINT OF THE ROOF 311.45FOOT ELEVATIONUNIT 2 UNIT 3285.9286.3285.5311.58285.95286.8285.1311.147 S 39°01'30"W 105.00'S 39°01'30"W 105.00'S 52°13'30"E 150.00'S 52°13'30"E 150.00'North25' - 0"SARATOGA AVENUEEXISTING GARAGEEXISTING PRIMARY RESIDENCEEXISTING COVERED PARKINGWWMO/H ELECO/H ELECO/H UTILO/H UTIL#144" RWD#240" OAK#314" PALM#415" PALM#533" OAK#633" RWD#229" TREE#2013" TREE#1916" RWD#1864" RWD#177" TREE#1636" RWD#1513" TREE#147" TREE#1332" RWD#129" ORANGES#1146" PINE#214" TREE#2410" TREE#2325" DEAD TREE#910" TREE#87" TREE#75" ORANGES1SHED2345614' - 7 1/2"788777888887777SSSSSSSSCONNECT TO EX SSJTJTCONNECT TO EX GASJTJTJTJTJTJTJTJTJTJTJTSSSSSSCOCOCOCOGMEMGMEMGMEM#107" TREE77CONCRETE PADDETAIL REFERENCENameElevationDATUM REFERENCEX#OR#KEY NOTEBUILDING SECTION# WALL TYPEINTERIOR ELEVATION APPROXIMATE LINE OF WORK101ADOOR TYPE1REVISIONA00WINDOW TYPEREMOVEROOM TAG1.00(E) SITE PLAN KEYNOTESSHED TO BE DEMOCOVERED PARKING TO BE DEMOPRIMARY RESIDENCE TO BE DEMO GARAGE TO BE DEMOEXISTING ASPHALT DRIVEWAY TO BE REPLACED WITH PAVERSSIDE WALK TO BE REPLACED WITH PAVERSTREE TO BE REMOVED TREE TO REMAIN (E) SIDE WALK TO REMAIN (E) SITE PLAN NOTES1. BLACK ARE EXISTING TO REMAIN2. DASHED BLUE IS EXISTING TO BE DEMOLISHED123456(E) SITE PLAN LEGEND PROPERTY LINE 6' WOOD FENCE TO REMAIN 3' WOOD FENCE TO REMAIN WATER METERWATERJONIT TRENCH SANITARY SEWER LINE 78WMWJTSSA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONGDate Description#12021.07.07 Planning2021.08.16 Planning22021.12.01 Arborist 32022.03.17 Fire42022.04.06 Fire52022.06.10 Planning66/12/2022 3:50:45 AMAs indicatedA001Site Plan, ExistingSite Plan, Existing 1" = 10'-0"1Site Plan, Existing0'5'10'20'40'ABBREVIATIONSGRAPHIC SYMBOLSSITE PLAN, EXISTINGAABVACADADDLAFFASPHBBITUMBKGBLDGBMBRBURBDRBWCCABCBCEMCFCJCLCTLCLGCONCCPTDDDRE(E)EELECEPEXTFFDNFHFINFFFLFLUORFOCFOFFOSFRFSFSLFTGFURRGGALVGCGLGNDGWBGYPHHDBDHDRHDWRHDWDHTRHVACABOVEASPHALT CONCRETEAREA DRAINADDITIONALABOVE FINISH FLOORASPHALTBITUMINOUSBACKINGBUILDINGBEAMBACKER RODBUILT-UP-ROOFBEDROOMBOTTOM OF WALLCABINETCATCH BASINCEMENTCUBIC FEETCONTROL JOINTCLOSETCENTERLINECEILINGCONCRETECARPETDECKDRAINEXISTINGEASTELECTRICALELECTRICAL PANELEXTERIORFOUNDATIONFIRE HYDRANTFINISHFINISH FLOORFLOW LINEFLUORESCENTFACE OF CONCRETEFACE OF FINISHFACE OF STUDFIRE RATEDFLOOR SINKFIRE SPRINKLERFOOTINGFURRINGGALVANIZEDGENERAL CONTRACTORGLASSGROUNDGYPSUM WALL BOARDGYPSUMHARDBOARDHEADERHARDWAREHARDWOODHEATERHEATING, VENT. & A.C.PPENNPERFPERPPLPLPLASPLBGPLWDPNLPOCPPPREFABPSFPSIPTDPTRPTRWDQQQTYRRRADRCPIININCANDINSULINTINVJJSTJTKKKITKPLLOCLTMMBMDFMECHMEMBMETMHMSCMTDMTLN(N)NNICNOMNPNRNTSOOAOCODOFCIOFOIINCHINCANDESCENTINSULATIONINTERIORINVERTJOISTJOINTKIPSKITCHENKICK PLATELOCATIONLIGHTMACHINE BOLTMEDIUM DENSITY FIBERBOARDMECHANICALMEMBRANEMETALMANHOLEMISCELLANEOUSMOUNTEDMETALNEWNORTHNOT IN CONTRACTNOMINALNO PARKINGNON-RATEDNOT TO SCALEOVERALLON CENTEROUTSIDE DIAMETER/ DIMENSIONOWNER FURNISHED CONTRACTOR INSTALLEDOWNER FURNISHED OWNER INSTALLPENETRATIONPERFORATEDPERPENDICULARPLATEPROPERTY LINEPLASTERPLUMBINGPLYWOODPANELPOINT OF CONNECTIONPERMEABLE PAVERSPREFABRICATEDPOUNDS PER SQUARE FOOTPOUNDS PER SQUARE INCHPAINTEDPRESSURE TREATEDPRESSURE TREATED WOODQUANTITYREVEAL OR RISERRADIUSREINFORCED CONCRETE PIPERDREFREFLREFRRETREGROSSCDSCHDSDSECTSEDSFSHRSHTSHTGSIMSJSLSLDSMSMDSOFSOGSPDSPEC/SSQSSSSDSTCSTDSTLSTORSTRLSYTT&BT&GTCTOCTOPTOSTRDTWUULUTILVVCPVERTVTRWWWCWDWDWW/OWPWPTWRROOF DRAINREFERENCEREFLECTEDREFRIGERATORRETAINING OR RETARDANTREGISTERROUGH OPENINGSEE CIVIL DRAWINGS SCHEDULESTORM DRAINSECTIONSEE ELECTRICAL DRAWINGSSQUARE FOOT OR FEETSHOWERSHEETSHEATHINGSIMILARSEISMIC JOINTSEALANTSEE LANDSCAPE DRAWINGSSHEET METALSEE MECHANICAL DRAWINGSSOFFITSLAB ON GRADESEE PLUMBING DRAWINGSSPECIFICATIONSQUARESANITARY SEWERSEE STRUCTURAL DRAWINGSSOUND TRANSMISSION COEFFICIENTSTANDARDSTEELSTORAGESTRUCTURALSQUARE YARDTOP AND BOTTOMTONGUE AND GROOVETOP OF CURBTOP OF CONCRETETOP OF PAVINGTOP OF STEELTREADTOP OF WALLUNDERWRITERS LABORATORIESUTILITIESVITREOUS CLAY PIPEVERTICALVENT THROUGH ROOFWEST OR WIDTHWATER CLOSETWOODWINDOWWITHOUTWATER PROOFWORKING POINTWATER RESISTANTPUBLIC WORKS & SITE PLAN NOTES1. CONTRACTOR IS RESPONSIBLE FOR DUST CONTROL AND ENSURING AREA ADJACENT TO WORK IS LEFT IN A CLEAN CONDITION.2. UTILIZE BEST MANAGEMENT PRACTICES (BMP'S), AS REQUIRED BY THE STATE WATER RESOURCES BOARD, FOR ANY ACTIVITY, WHICH DISTURBS SOIL.3. CONTRACTOR IS RESPONSIBLE FOR ALL TEST, INSPECTIONS AND PROCEDURAL REQUIREMENTS PER CITY OF SARATOGA4. OPERABLE SMOKE & CARBON MONOXIDE DETECTORS MUST BE IN PLACE PRIOR TO RE-OCCUPY DWELLINGS5. PLUMBING & ELECTRICAL SURVEY REQUIRED FOR METER RELEASE.6. CONTRACTOR TO VERIFY SIZE & LOCATION OF ALL UTILITY CONNECTIONS. CONTRACTOR TO PROVIDE ALL NEW UTILITY CONNECTIONS AND/ OR UPGRADE EXISTING AS REQUIRED. CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS AND APPROVALS AS REQUIRED BY GOVERNING AGENCIES.7. CONTRACTOR SHALL OBTAIN ALL NECESSARY DEMOLITION PERMITS AND APPROVALS INCLUDING ASBESTOS ABATEMENT AS PART OF THE BASE BID.APPLICABLE CODES• 2019 CALIFORNIA BUILDING CODE• 2019 CALIFORNIA RESIDENTIAL CODE• 2019 CALIFORNIA MECHANICAL CODE• 2019 CALIFORNIA PLUMBING CODE• 2019 CALIFORNIA ELECTRICAL CODE• 2019 CALIFORNIA ENERGY CODE• 2019 CALIFORNIA FIRE CODE • 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE• CITY OF SARATOGA MUNICIPAL CODE• ALL OTHER STATE AND LOCAL LAWS, ORDINANCES AND REGULATIONS• THIS REVIEW SHALL NOT BE CONSTRUED TO BE AN APPROVAL OF A VIOLATION OF THE PROVISIONS OF THE CALIFORNIA FIRE CODE OR OF OTHER LAWS OR REGULATIONS OF THE JURISDICTION. A PERMIT PRESUMING TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF THE FIRE CODE OR OTHER SUCH LAWS OR REGULATIONS SHALL NOT BE VALID. ANY ADDITION TO OR ALTERATION OF APPROVED CONSTRUCTION DOCUMENTS SHALL BE APPROVED IN ADVANCE. [CFC, CH.1,• WATER SUPPLY REQUIREMENTS: POTABLE WATER SUPPLIES SHALL BE PROTECTED FROM CONTAMINATION CAUSED BY FIRE PROTECTION WATER SUPPLIES. IT IS THE RESPONSIBILITY OF THE APPLICANT AND ANY CONTRACTORS AND SUBCONTRACTORS TO CONTACT THE WATER PURVEYOR SUPPLYING THE SITE OF SUCH PROJECT, AND TO COMPLY WITH THE REQUIREMENTS OF THAT PURVEYOR. SUCH REQUIREMENTS SHALL BE INCORPORATED INTO THE DESIGN OF ANY WATER-BASED FIRE PROTECTION SYSTEMS, AND/OR FIRE SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGE CONTAINERS THAT MAY BE PHYSICALLY CONNECTED IN ANY MANNER TO AN APPLIANCE CAPABLE OF CAUSING CONTAMINATION OF THE POTABLE WATER SUPPLY OF THE PURVEYOR OF RECORD. FINAL APPROVAL OF THE SYSTEM(S) UNDER CONSIDERATION WILL NOT BE GRANTED BY THIS OFFICE UNTIL COMPLIANCE WITH THE REQUIREMENTS OF THE WATER PURVEYOR OF RECORD ARE DOCUMENTED BY THAT PURVEYOR AS HAVING BEEN MET BY THE APPLICANT(S). 2019 CFC SEC. 903.3.5 AND HEALTH AND SAFETY CODE 13114.7.NOTES48 A002218882 & 88890 BIARRITZ LANE NEIGHBORING BUILDINGNOT PART OF THIS PROJECT18925- 18931 SARA PARK CIRCLE NEIGHBORING BUILDINGNOT PART OF THIS PROJECT10' - 6"10' - 6 1/2"24' - 10 1/2"10' - 6"NEIGHBORING BLDG HEIGHT24' - 11 1/2"NEIGHBORING BLDG HEIGHT24' - 0"DISTANCE BETWEEN BLDGS35' - 4 1/2"12650 SARATOGA AVE / PROJECT LOCATION18931 SARA PARK CIRCLE / NEIGHBORING BUILDINGNOT PART OF THIS PROJECT18882 & 88890 BIARRITZ LANE / NEIGHBORING BUILDINGNOT PART OF THIS PROJECTDISTANCE BETWEEN BLDGS21' - 0 1/2"BUILDING HEIGHT25' - 11"WMUNIT 22,000.17 SF (NET)2,414.57 SF (GROSS)COMMON OPEN SPACE933 SFUNIT 12,067.78 SF (NET)2,549.76 SFDRIVEWAY/ PAVERS20' - 0"PAVER/ WALKWAYUNIT 32,000.17 SF (NET)2,414.57 SF (GROSS)HVACHVACHVACA. ANYWHERE WHERE THE PROPOSED DRIVEWAY OR WALKWAY IS WITHIN SIX TIMES THE DIAMETER (6XDBH) OF A PROTECTED TREE THE DESIGN SHOULD BE ALTERED TO BE BUILT ON TOP OF GRADE, REQUIRING MINIMAL-TO NO COMPACTION OF THE EXISTING SOILS. CONSIDER UTILIZING AN ALTERNATIVE BASE MATERIAL SUCH AS BIAXIAL GEOGRID IN ORDER TO REDUCE THE REQUIRED EXCAVATION AND COMPACTION FOR BASE MATERIALS.B. WHEN BEING INSTALLED IN THE SAME LOCATION AS EXISTING HARDSCAPE THE EXCAVATION DEPTH MAY GO TO THE DEPTH OF EXISTING BASE MATERIALS, BUT NO FURTHER..C. PLEASE SEE SHEET C4 FIGURE 6-31 FOR DRIVEWAY/ WALKWAY DETIAL FOR HARDSCAPE WITHIN 6XDBH OF ANY PROTECTED TREE.AREA WITHIN SIX TIMES THE DIAMETER (6XDBH) OF A PROTECTED TREENOTES:LEGEND:A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONGDate Description#12021.07.07 Planning2021.08.16 Planning22021.12.01 Arborist 32022.03.17 Fire42022.04.06 Fire52022.06.10 Planning66/12/2022 3:51:28 AMAs indicatedA002StreetscapeStreetscape 1" = 20'-0"1Site Plan, Streetscape 1" = 10'-0"2Streetscape12650 SARATOGA AVE / PROJECT LOCATION18931 SARA PARK CIRCLE / NEIGHBORING BUILDINGNOT PART OF THIS PROJECT18882 & 88890 BIARRITZ LANE / NEIGHBORING BUILDINGNOT PART OF THIS PROJECT0'1020'40'80'0'5'10'20'40' 1" = 20'-0"3Site Plan, Protected Trees Area0'1020'40'80'49 S 39°01'30"W 105.00'S 39°01'30"W 105.00'S 52°13'30"E 150.00'S 52°13'30"E 150.00'North25' - 0"SARATOGA AVENUESHEDEXISTING GARAGEEXISTING PRIMARY RESIDENCEEXISTING COVERED PARKINGWWMO/H ELECO/H ELECO/H UTILO/H UTIL#144" RWD#240" OAK#314" PALM#415" PALM#533" OAK#633" RWD#229" TREE#2013" TREE#1916" RWD#1864" RWD#177" TREE#1636" RWD#1513" TREE#147" TREE#1332" RWD#129" ORANGES#1146" PINE#107" TREE#2325" DEAD TREE#910" TREE#87" TREE#75" ORANGESLEGEND:TREE PROTECTION FENCINGNOTE:SEE ATTACHED ARBORIST REPORT FOR DETAIL.(E) SITE PLAN KEYNOTESPROTECTED TREE TO BE REMOVED NON- PROTECTED TREE TO BE REMOVED TREE TO REMAIN PROTECTED TREE TO REMAIN 123112223444444412422#2410" TREE24#214" TREE22A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONGDate Description#12021.07.07 Planning2021.08.16 Planning22021.12.01 Arborist 32022.03.17 Fire42022.04.06 Fire52022.06.10 Planning66/12/2022 3:51:30 AM 1" = 10'-0"A003Tree Removal andProtectionMeasuresTree Removal and Protection Measures 1" = 10'-0"1Tree Protection Plan0'5'10'20'40'DRIVE WAY20'MIN. UNOBSTRUCTED VERTICAL CLEARANCE13' 6"DRIVE WAY20'MIN. UNOBSTRUCTED VERTICAL CLEARANCE13' 6"50 A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202212650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG# Date Description12021.07.07 Planning22021.08.16 Planning6/12/2022 3:51:38AM 1/8" = 1'-0"A004Condition ofApprovalCondition of Approval8951 A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202212650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG# Date Description12021.07.07 Planning22021.08.16 Planning6/12/2022 3:51:39AMA005Arborist ReportArborist Report52 A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202212650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG# Date Description12021.07.07 Planning22021.08.16 Planning6/12/2022 3:51:39AMA006Arborist ReportArborist Report53 VICINITY MAPFIRE DEPARTMENT SANTA CLARA COUNTY NOTE:EARTHWORK QUANTITIESGRADING AND DRAINAGE IMPROVEMENTSPROJECT NOTES:··NOTES:LEGEND & ABBREVIATIONSSHEET INDEX:PROJECT DATA:FOR12650 SARATOGA AVENUE, SARATOGA, CA 95070APN 386-14-023GRADING AND DRAINAGE PLANLANDS OF LIU & GUI. STANDARD GRADING NOTESII. DUST CONTROLSHEETPROJECT #OF 7 SHEETS ENGINEERINGCLAPN 386-14-023 12650 SARATOGA AVENUE...............Email: Junegu2010@gmail.com CINDY LIU & JUNE GU 12650 Saratoga Ave. Saratoga Ca 95070 Cindyre@gmail.com Tel: (408) 375-1841 TITLE SHEET C1154 S A R A T O G A A V E N U E 557 M 20LOT 19APN 386-62-019557 M 20LOT 20APN 386-62-020B I A R R I T Z L A N E UNIT 21ST FF = 287.30GARAGEUNIT 11ST FF = 287.10PORCH GARAGEGARAGEPERVIOUS PAVER DWYUNIT 31ST FF = 287.30B5 = 3,221SFB10 = 1,357 SFB1 = 1,365 SFB6 = 1,357 SFB7 = 24 SFB4 = 55 SFB2 = 38 SFB3 = 84 SFB8 = 40 SFB11 = 24 SFB9 = 40 SFPAVER WLKS A R A T O G A A V E N U E 557 M 20LOT 19APN 386-62-019557 M 20LOT 20APN 386-62-020A1 = 1,385 SFA3 = 220 SFA2 = 330 SFA4 = 399 SFA5=1,004 SFA6 = 1,784 SFA9 = 37 SFA10 = 34 SFA11 = 54 SFA8 = 64 SFA7 = 75 SFDEMOLITION PLANSITE PLANLEGENDBENCHMARKSHEETPROJECT #OF 7 SHEETS ENGINEERINGCLAPN 386-14-023 12650 SARATOGA AVENUE...............Email: Junegu2010@gmail.com CINDY LIU & JUNE GU 12650 Saratoga Ave. Saratoga Ca 95070 Cindyre@gmail.com Tel: (408) 375-1841 DEMOLITION PLAN C22BASIS OF BEARINGS:BENCHMARKCONSTRUCTION IMPACTS AND RECOMMENDATIONS55 S A R A T O G A A V E N U E 557 M 20LOT 19APN 386-62-019557 M 20LOT 20APN 386-62-020UNIT 21ST FF = 287.30GARAGEUNIT 11ST FF = 287.10PORCH GARAGEGARAGEPERVIOUS PAVER DWYUNIT 31ST FF = 287.30PAVER WLKSHEETPROJECT #OF 7 SHEETS ENGINEERINGCLAPN 386-14-023 12650 SARATOGA AVENUE...............Email: Junegu2010@gmail.com CINDY LIU & JUNE GU 12650 Saratoga Ave. Saratoga Ca 95070 Cindyre@gmail.com Tel: (408) 375-1841 GRADING & DRAINAGE PLAN C33LOT 1APN 386-14-02315,746 ± SFTRACT NO. 6850471 M 21BENCHMARK56 SECTION A-A1ST FF = 287.1SARATOGA AVENUEUNIT 1UNIT 21ST FF = 287.30GARAGESARATOGA AVENUEUNIT 21ST FF = 287.30GARAGEDWYSECTION B-BGARAGESECTION C-C1ST FF = 287.1DWYUNIT 1SECTION D-D1ST FF = 287.301ST FF = 287.30UNIT 3UNIT 2FINISH GRADE DETAIL ASHEETPROJECT #OF 7 SHEETS ENGINEERINGCLAPN 386-14-023 12650 SARATOGA AVENUE...............Email: Junegu2010@gmail.com CINDY LIU & JUNE GU 12650 Saratoga Ave. Saratoga Ca 95070 Cindyre@gmail.com Tel: (408) 375-1841 BUILDING CROSS SECTIONS & DETAILS C44FINISH GRADE DETAIL BDETAIL CPERVIOUS PAVER DETAILVEGETATIVE SWALE TYPICAL SECTIONCONCRETE SWALE SECTION57 S A R A T O G A A V E N U E 557 M 20LOT 19APN 386-62-019557 M 20LOT 20APN 386-62-020UNIT 21ST FF = 287.30GARAGEUNIT 11ST FF = 287.10PORCH GARAGEGARAGEPERVIOUS PAVER DWYUNIT 31ST FF = 287.30PAVER WLKSHEETPROJECT #OF 7 SHEETS ENGINEERINGCLAPN 386-14-023 12650 SARATOGA AVENUE...............Email: Junegu2010@gmail.com CINDY LIU & JUNE GU 12650 Saratoga Ave. Saratoga Ca 95070 Cindyre@gmail.com Tel: (408) 375-1841 UTILITY PLAN C55LEGEND & ABBREVIATIONS58 S A R A T O G A A V E N U E 557 M 20LOT 19APN 386-62-019557 M 20LOT 20APN 386-62-020UNIT 21ST FF = 287.30GARAGEUNIT 11ST FF = 287.10PORCH GARAGEGARAGEPERVIOUS PAVER DWYUNIT 31ST FF = 287.30PAVER WLKSHEETPROJECT #OF 7 SHEETS ENGINEERINGCLAPN 386-14-023 12650 SARATOGA AVENUE...............Email: Junegu2010@gmail.com CINDY LIU & JUNE GU 12650 Saratoga Ave. Saratoga Ca 95070 Cindyre@gmail.com Tel: (408) 375-1841 EROSION CONTROL PLAN C6659 SHEETPROJECT #OF 7 SHEETS ENGINEERINGCLAPN 386-14-023 12650 SARATOGA AVENUE...............Email: Junegu2010@gmail.com CINDY LIU & JUNE GU 12650 Saratoga Ave. Saratoga Ca 95070 Cindyre@gmail.com Tel: (408) 375-1841 EROSION CONTROL DETAILS C7760 SARATOGA AVENUEUNIT 3BLDG AREA= 1,374 SFUNIT 2BLDG AREA= 1,374 SFUNIT 1BLDG AREA1,388 SF12650 SARATOGA AVENUE SARATOGA TENTATIVE MAPREVISIONSBYDATE PROJECT NO.: SCALE: ENGR: CHECK: DRAWN: DESIGN: DATE:08/11/22 CT NL NL CT 1" = 10'1SHEET OF 1CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THATTHE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.BASIS OF BEARINGS:APN 386-14-0230.361± ACRESTRACT NO. 6850471 M 21LOT 115,746± SFVICINITY MAPLEGEND & ABBREVIATIONSAPN 386-62-019NOTES:CALIFORNIA APN 386-14-023 61 S39°01'30"W105.00'S39°01'30"W105.00'S 52°13'30"E 150.00' S52°13'30"E 150.00'SARATOGA AVENUEWMUNIT 2BACKYARDBACKYARDCOMMONOPENSPACEUNIT 1TRASHTRASHTRASHPAVER/ WALKWAY UNIT 3HVAC HVACHVAC 113'#2ex. oak tree to beprotected & preserved.3" of wood mulch underdrip line.ex. redwood treeto be protected& preserved.3" of wood mulchunder drip line.ex. redwood treeto be protected& preserved. 3"of wood mulchunder drip line.ex. redwood treeto be protected& preserved.3" of wood mulchunder drip line.ex. stone pineto be removedex. redwood treeto be removedCc#11#16ex. oak treeto be protected& preserved.3" of mulch underdrip line.#6#5#1#18ex. redwood treeto be protected& preserved#19ex. redwood treeto be protected& preservedno trees - solar panel access ex. trees on neighbors propertyproviding privacy screeningex. trees on neighborsproperty providingprivacy screeningex. tree onneighborspropertyprovidingprivacyscreeningCoCoRcRcRcRc(1) LAU4CcRcLoRcCcCe(1) LAU4RvRvRvRvRvRvRvCcRs RsRsRsRsbbbbbbbbRsRsbSynthetic(20) CdCrCr#13CtCtLoLoLoLoLoLoLoDvDvDvDv10'-4"(1) LAU3(1) LAU4(1) LAGRvRvRv(31) CdCe(1) LFTDvDvDvDvDvDv#3 & #4ex. palms to beprotected & preserved.3" of wood mulch underdrip line.ex. bay treeto be protected& preserved#20TurfDvDvLpbLpbLpbLpbLpbLpbRvRvRv(1) LAU4(1) LAU3Existing trees or large shrubs proposed to be removed.Refer to arborist report by Kielty Arborist Services,dated April 12, 2021Existing trees to be protected and preserved.3" of wood mulch under drip line.Refer to arborist report by Kielty Arborist Services,dated April 12, 2021No trenching or material storage zone around protected trees.3" layer of wood mulch.Approximately 6x trunk diameter.Synthetic TurfS-Blade 90 or approved equalAvailable thru Water Savers, San JoseEdge with 5" x 316" black steel edging.General LegendTall Fescue - sod lawnCTLEPASCNADSADateTEATOFFON R ILCA I GRenewal Date11/30/2021SignatureNo. 2444GD E E SN LIC ERNIAGTEIHCRRevisionsLandscapePlanL1ofProject No.DateDrawn ByScale-GGIGreg G. Ing15559 Union Ave. #305Landscape ArchitectureLos Gatos, California 95032408.476.8682& AssociatesTr u e N o r t h 12650 Saratoga Ave.Saratoga, Calif.Saratoga Detached Townhomes1" = 10'-0"-06.16.2162 S39°01'30"W105.00'S39°01'30"W105.00'S 52°13'30"E 150.00' S52°13'30"E 150.00'SARATOGA AVENUEWMUNIT 2BACKYARDBACKYARDCOMMONOPENSPACEUNIT 1TRASHTRASHTRASHPAVER/ WALKWAY UNIT 3HVAC HVACHVAC 11no trees - solar panel access IRRIG.EQUIP.FSHUT OFF VALVEIRRIGATION BACKFLOWMASTER VALVEFLOW SENSORPOINT OF CONNECTION FOR COMMONAREA IRRIGATION AT SERVICE LINEFROM METER TO BLDG.VERIFY LOCATION IN THE FIELD.TO CIRCUIT VALVES,EMITTERS / BUBBLERSBLOW UP DIAGRAMOF IRRIGATIONEQUIPMENT FORCOMMON AREA P.O.C.iMIRRIGATION METERFROM SERVICE LINE253-1.43/4" DRIP SHRUBS252-2.33/4" DRIP SHRUBS252-1.833/4" EMITTR TUBG25C-11.13/4" DRIP SUN POINT OF CONNECTIONFOR UNIT 2 REAR YARD ATA HOSE BIB LOCATION.VERIFY LOCATION IN THEFIELD.POINT OF CONNECTIONFOR UNIT 3 REAR YARD ATA HOSE BIB LOCATION.VERIFY LOCATION IN THEFIELD.ICSPED. MOUNT CONTROLLERNEAR OUTSIDE BLDG. WALL FORCOMMON AREA IRRIGATION.SOLAR SYNC. ON BLDG. GUTTER.251-1.23/4" DRIP SHRUBS25C-21.23/4" DRIP SHRUBS 25C-34.83/4" DRIP EMITTR TUBGPOINT OF CONNECTIONFOR UNIT 3 REAR YARD ATA HOSE BIB LOCATION.VERIFY LOCATION IN THEFIELD.NO IRRIGATIONUNDER OAK TREEDRIP LINE.EX. TREESUNIT 3UNIT 1COMMON AREACOMMON AREAUNIT 3UNIT 3HCHCHCPRESSURE LINE, NONPRESSURE LINE, CONTROL WIRE SLEEVE, OR EXTRA LINE FOR FUTURE USE - MIN 2" OR LARGER AS NOTED.PRESSURE LINE - SCH. 40 PVC CLASS 315 PVC. TWICE THE SIZE OF THE PIPE INSIDE.ALL PIPING 24" UNDER PAVING:INSTALL A 2" SCH. 40 PVC GREY ELECTRICAL CONDUIT AT ALL PRESSURE LINE PAVING CROSSINGS.NON PRESSURE LINE - CLASS 200 PVC - 3/4" UNLESS OTHERWISE LABELED 12" EMITTER TUBING W/ COMPRESSION FITTINGS - 18" EMITTER SPACING AND 18"-24" ROWSPACING. 1 GALLON PER HR. EMITTER. 'RAINBIRD XFS SUBSURFACE DRIPLINE' ORAPPROVED EQUAL. SEE DRIP NOTES. INSTALL AUTOMATIC FLUSH VALVE AT END. DO NOTTRENCH UNDER EXISTING TREE CANOPIES, INSTALL ON TOP OF SOIL UNDER MULCH.2521.03/4" DRIP SUN ZONE I.D.VALVE SIZEEMITTER SCHEDULE:PLANTNO. OF EMITTERDESCRIPTIONLOCATION OF EMITTERSSIZEEMITTERS 1 GAL. 1 1 GPHGRDCVR, SM. SHRUBSAT PLANT5 GAL.21 GPHMEDIUM SHRUBS6"-12" 15 GAL.22 GPHTREES1' FROM TRUNK24" BOX32 GPH TREES2' APART36" BOX 42 GPH TREES3' APART48" BOX52 GPHTREES4' APARTDRIP IRRIGATION NOTES1) COVER TUBING WITH SOIL AND MULCH (MULCH ONLY UNDER EXISTING TREES) AND INSTALL FLUSH VALVES AT ENDS OF TUBING AND MARK THEM SO THEY CAN BE FOUND EASILY.2) RUN LARGE TUBING CLOSE TO PLANTS TO MINIMIZE LENGTH OF SMALLER 14" TUBING. SECURE EMITTERS DIRECTLY ON 34" TUBING AT PLANT ROOTBALLS. WHEN NECESSARY RUN SHORT LENGTHS OF 14" TUBINGFROM EMITTERS TO PLANT ROOT BALL EDGES. INSTALL STAKES ON 14" TUBING AT 12" ON CENTER AND COVER TUBING WITH 1" OF SOIL PLUS MULCH.IN EXISTING TREE AREAS COVER WITH MULCH ONLY.3) INSTALL PRESSURE COMPENSATING EMITTERS (MINIMAL DIFFERENCE IN FLOW BETWEEN 10 PSI AND 40 PSI) AT EACH PLANT ON ROOTBALL EDGE, NOT RIGHT AT STEM. USE AGRIFIM PC PLUS (PRESSURECOMPENSATING EMITTERS) THAT CAN ACCOMODATE 14" TUBING. OTHER EMITTERS MAY HAVE A HIGHER DISCHARGE RATE AT STARTUP REQUIRING LARGER PIPE SIZES.4) WHEN LOCATING EMITTERS AROUND A NEW PLANT INSTALL THREE EMITTERS ON THE ROOTBALL, BUT CLOSE TO THE EDGE OF THE ROOTBALL, EVENLY SPACED ALL AROUND THE PLANT.5) AS THE PLANT AND PLANT ROOTBALL INCREASES IN SIZE, THE LOCATION OF THE EMITTERS MAY NEED TO BE ADJUSTED SO THEY ARE EVENLY SPACED AROUND THE ROOT ZONE.6)INSTALL RAINBIRD DIFFUSER BUG CAPS ON ALL EMITTERS (EXCEPT IN LINE EMITTERS) OR END OF EACH 14" TUBE.12" OR 3/4" PE DRIP TUBING W/ COMPRESSION FITTINGS - SEE DRIP NOTESINSTALL FLUSH VALVE AT END. DO NOT TRENCH UNDER EXISTING TREE CANOPIES,IF NOT POSSIBLE, INSTALL ON TOP OF SOIL UNDER MULCH.1 GAL. PLANT LOCATION. SEE EMITTER SCHEDULE.5 GAL. PLANT LOCATION. SEE EMITTER SCHEDULE.VALVE NO.GPMPSIIRRIGATION LEGENDKEY MANUF. MODEL NO. DESCRIPTIONPRESSURE COMPENSATING EMITTER. SEE EMITTER SCHEDULE.AGRIFIMPC PLUS6 STATION, iCORE , METAL PEDESTAL CONTROLLER FOR COMMON AREAS. HUNTER IC-600-ACC PEDWIRELESS SOLAR SYNC. MOUNT IN COMMON AREA NEAR SO. FACING BLDG. WALL. HUNTERWSS -BRASS SHUT OFF VALVE - SAME SIZE AS MAINLINE FFLOW SENSOR. SAME SIZE AS MAINLINE.HUNTERFLOW-SYNCINSTALL IN VALVE BOX BELOW GRADE.INSTALL BELOW GRADE IN A VALVE BOX.AUTOMATIC FLUSH VALVE AT ENDS OF DRIP IRRIGATION PE TUBING. 3/4" DEDICATED IRRIGATION METER. iMFEBCO825Y1" REDUCED PRESSURE BACKFLOW PREVENTER. INSTALL AS PER LOCALPLUMBING CODES. INSTALL WITH PROTECTION CAGE. 1" QUICK COUPLER WITH LOCKING COVER AND 2 PIECE BODY - PROVIDE ONE VALVE KEY AND ONE HOSE SWIVELRAINBIRD44DLRCQICS-INSTALL BELOW GRADE IN STANDARD METER BOXSEE NOTE #11.SEE PLAN. INSTALL 6" ABOVE HIGHEST EMITTER OR SPRAY HEAD.12MP ROTOR (90-210, 210-270 DEGREE ARC) GPM: .19, .37, .43, .57 HUNTER MP-1000-90, 210WITH 6" POP UP & DRAIN CHECK VALVE RAD: 8'-15' PRECIP: .39 MP-2000-90, 180W/ PROS-06-PRS40-CVMP ROTOR (90-210 DEGREE ARC)GPM: .40, .74, .86 RAD: 13'-21'HUNTERWITH 6" POP UP & DRAIN CHECK VALVE PRECIP: .39 W/ PROS-06-PRS40-CVRAINBIRDRAINBIRD3/4" CONTROL ZONE KIT FOR DRIP IRRIGATION. XCZ-075/100 PRFLOW FLOW ELECTRIC VALVE W/ PRESSURE REGULATOR AND FILTERINSTALL BELOW GRADE IN A VALVE BOX.RAINBIRDRAINBIRD3/4" CONTROL ZONE KIT FOR DRIP IRRIGATION. XACZ-075-PRFLOW FLOW ELECTRIC VALVE W/ ANTI SYPHON W/ PRESSURE REGULATOR AND FILTERWEATHERMATIC1" ELECTRIC IRRIGATION VALVE .BLACK BULLET MAX WEATHERMATIC1" MASTER SHUT OFF VALVE AT COMMON AREA POINT OF CONNECTION (SEE PLAN). BLACK BULLET MAX SAME SIZE AS MAIN LINE. INSTALL BELOW GRADE IN A VALVE BOX.WEATHERMATICBLACK BULLET MAX INSTALL BELOW GRADE IN A VALVE BOX.6 STATION, WALL MOUNT IN UNIT GARAGE, INDOOR CONTROLLER FOR REAR YARDS. HUNTER HC-6i HCSEE NOTE #11.IRRIGATION NOTES1)CONTRACTOR SHALL VERIFY ALL EXISTING UTILITIES PRIOR TO THE START OF WORK. CALL 811 UNDERGROUND SERVICE ALERT AND OWNER FOR AS-BUILT DOCUMENTS FOR LAYOUT OF UTILITIES AND TAKE PRECAUTIONS TONOT DAMAGE OR DISTURB EXISTING UTILITIES.2) STATIC PRESSURE: APPROX. PSI AS NOTED BY . THIS SYSTEM IS DESIGNED TO OPERATE WITH A MAX XX GPM AT MIN 45 P.S.I. AT THE POINT OF CONNECTION. IF THIS CONDITION IS NOT MET CONTACT THE LANDSCAPEARCHITECT FOR POSSIBLE REDESIGN. IF STATIC PRESSURE EXCEEDS 85 PSI AT THE POINT OF CONNECTION AN ADJUSTABLE PRESSURE REGULATOR WILL BE NECESSARY.3) THE ROUTING OF SPRINKLER LINES IS SCHEMATIC ON THE PLAN. DO NOT PUT VALVES TOO CLOSE TO TREE. STAY 8'-10' AWAY IF POSSIBLE. DO NOT PUT PRESSURE LINES UNDER TREES. INSTALL LINES IN PLANTING AREASINSTEAD OF UNDER PAVING WHENEVER POSSIBLE. STAKE TREE LOCATIONS PRIOR TO INSTALLING IRRIGATION.4) CONTROLLER TO BE SET TO WATER BETWEEN THE HOURS OF 11:00 P.M. AND 5:00 A.M.5) THE IRRIGATION SYSTEM SHALL BE INSPECTED BI-MONTHLY FOR THE LIFE OF THE SYSTEM. THIS 'WET CHECK' INSPECTION CONSISTS OF OPERATING THE VALVES AND OBSERVING THE PERFORMANCE OF EACH IRRIGATIONZONE.6) THE IRRIGATION SYSTEM SHALL BE KEPT CLEAN AND PROPERLY ADJUSTED. DAMAGED EQUIPMENT SHALL BE REPAIRED PROMPTLY WITH IDENTICAL EQUIPMENT TO MAINTAIN THE ORIGINAL DESIGN INTEGRITY.7) CONTRACTOR TO PRESSURIZE AND TEST THE ENTIRE SYSTEM FOR LEAKS. CHECK THE WATER USE TWICE A MONTH TO NOTICE SPIKES IN WATER USE THAT COULD INDICATE A LEAK OR MALFUNCTION.8) DON'T TRENCH UNDER EXISTING TREE CANOPIES.9) THE SYSTEM TO BE INSTALLED AS PER LOCAL BUILDING AND PLUMBING CODES.10) INSTALL IN LINE CHECK VALVES TO PREVENT LOW HEAD/EMITTER DRAINAGE.11) IRRIGATION CONTROLLER: AUTOMATIC CONTROLLER TO BE WEATHER BASED SYSTEM WITH RAIN SENSOR AND SOLAR SYNC WHICH CONNECTS OR COMMUNICATES WITH THE CONTROLLER. IT ALSO SHALL HAVE FLOWSENSOR AND MASTER VALVE COMPATIBILITY.12) 120V POWER TO THE CONTROLLER POINT OF CONNECTION BY OTHERS. LANDSCAPE CONTRACTOR TO PROVIDE CONNECTION FROM THE P.O.C. TO THE CONTROLLER.WATER EFFICENT LANDSCAPE "I HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPE AND HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN."GREG G. ING, PROJECT LANDSCAPE ARCHITECTORDINANCE STATEMENT CTLEPASCNADSADateTEATOFFON R ILCA I GRenewal Date11/30/2021SignatureNo. 2444GDE E SN LIC ERNIAGTEIHCRRevisionsIrrigationPlanL2ofProject No.DateDrawn ByScale-06.16.21GGIGreg G. Ing15559 Union Ave. #305Landscape ArchitectureLos Gatos, California 95032408.476.8682& AssociatesTr u e N o r t h 12650 Saratoga Ave.Saratoga, Calif.Saratoga Detached Townhomes1" = 10'-0"-63 UPREF.RangeDNWasher20' - 0"20' - 0"2-CAR GARAGE3' - 6"6' - 8"3' - 0"DININGKITCHENBED #4AFK51' - 1"11' - 0"20' - 7"3' - 6" 3' - 6"FOYER43' - 0"32' - 7"FRONTPORCH21' - 10"14' - 10"10' - 5"15' - 11"32' - 7"STEP DOWN10' - 6"STEP DOWNBATH #36' - 6"9' - 1"11' - 4"10' - 6"LIVING6' - 3"G6' - 4"3' - 2"33' - 6"C43' - 0"5' - 10"3' - 2"5' - 10"5' - 9"4' - 8"5' - 0"3' - 2" 3' - 2"4' - 8"2' - 0"7' - 8"6' - 10"9' - 5"2' - 2" 3' - 5"5' - 4"5' - 7"10' - 3"10' - 4"2' - 6"1A3002A300D7W5W1W1D1W3W33' - 0"6' - 3"NorthCL2' - 2"9' - 7"15' - 3"8' - 0"15' - 3"11' - 2"10' - 0"4' - 0"12' - 8"WH15' - 4"CLSTORAGEW1W1W1W1W1W6W641084' - 6"5' - 7"2' - 4"D3D8D3D3D4STEP DOWN1' - 1"31' - 7"D2BENCHD9D816' - 6"AFK159BJ43' - 0"BED #326' - 0"12' - 2"BED #2H1' - 4"12' - 6"13' - 2"5' - 8"6' - 6" 3' - 9"37ROOF BELOWBATH #2M. BATH #1GDE2' - 0"8' - 6"2' - 0" 3' - 4"6' - 7"3' - 3" 2' - 7"11' - 0"2' - 5"I1' - 4" 5' - 9"9' - 7"10' - 5"9' - 7"2' - 8" 3' - 9"43' - 0"3' - 0"6' - 7"10' - 5"4' - 8"4' - 11"633' - 9"1' - 2" 4' - 2"11' - 7"9' - 10"5' - 5" 1' - 6"33' - 9"1' - 2"10' - 5"5' - 5"15' - 3"1' - 6"10' - 5"5' - 5"3' - 8" 2' - 6"9' - 1"1A3002A300W1W1W22' - 1"16' - 1"3' - 2"5' - 6"WALK- IN CL 113' - 6"12' - 4"5' - 0"M. BED #14' - 0"12' - 7"7' - 3"5' - 6"10' - 3"10' - 0"10' - 6"BATH #3HALL6' - 4"2' - 2"13' - 9"7' - 0"3' - 2"6' - 0"LAUNDRY4' - 0"16' - 4"6' - 0"WALK- IN CL 25' - 9"CLW2W2W2W1W1W1W1W2W24W4D3D5D3D3D3D3D3D3D34' - 5"8' - 6"5' - 0"3' - 11"4' - 6"2' - 6"2' - 7"SHELFBENCHBENCH4' - 0"D10W4W415' - 4"A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG#DateDescription12021.07.07 Planning22021.08.16 Planning32021.12.01 Arborist 42022.03.17 Fire 52022.04.06 Fire 62022.06.10 Planning6/12/2022 3:26:59AM 1/4" = 1'-0"A100Unit 1, Floor Plan,ProposedUnit 1, Floor Plan, Proposed 1/4" = 1'-0"1Unit 1, Level 1, Proposed 1/4" = 1'-0"2Unit 1, Level 2, Proposed0'2'4'8'16'0'2'4'8'16'LEVEL 1 ENCLOSED PORCHLEVEL 2GARAGE TOTAL 904.83 SF27.17 SF1,162.95 SF 454.81 SF2,067.78 SF (NET)2,549.76 SF (GROSS) - INCLUDING GARAGE & PORCHBUILDING A FLOOR AREA BREAKDOWN # OF BED # OF BATH4 BEDROOMS4 BATHROOMSROOMS BREAKDOWNDoor ScheduleType Mark Count Width Height Material TemperedD1 1 3' - 0" 7' - 8" Wood/ Glass●D2 1 5' - 0" 6' - 8" WoodD3 11 2' - 6" 6' - 8" Wood/ PaintedD4 1 10' - 0" 7' - 0" Melamine - GrayD5 1 2' - 8" 6' - 8" WoodD7 1 14' - 0" 8' - 0" SteelD8 2 2' - 4" 6' - 8"D9 1 5' - 0" 6' - 8" WoodD10 1 4' - 0" 6' - 8"Grand total: 20Window ScheduleType Mark Count Width Height Sill HeightW1 15 3' - 2" 5' - 2"W2 6 2' - 6" 5' - 2" 2' - 6"W3 2 2' - 2" 3' - 6" 4' - 2"W4 3 2' - 0" 3' - 0"W5 1 6' - 0" 1' - 6" 6' - 2"W6 2 1' - 6" 5' - 0" 2' - 8"W7 2 2' - 0" 2' - 0"Grand total: 31 31 64 RIDGE4" / 1'-0"4" / 1'-0"RIDGEVALLEYVALLEYHIPVALLEYRIDGEHIPVALLEYRIDGEHIPHIPHIPSLVALLEYRIDGEHIPW7W74" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"HIPHIPVALLEYSLRIDGEHIPVALLEY4" / 1'-0"HIPVALLEY4" / 1'-0"RIDGERIDGEHIPVALLEYHIPHIPVALLEY4" / 1'-0"4" / 1'-0"4" / 1'-0"1' - 0"12' - 6"15' - 9"15' - 8"44' - 11"1' - 6"5' - 5"12' - 1"5' - 5"7' - 10"1' - 4"33' - 5"1' - 0" 4' - 6" 2' - 1"9' - 11"11' - 6"10' - 2"2' - 1" 3' - 9"1' - 6"16' - 5"12' - 8"2' - 8"1' - 1"1' - 0"4" / 1'-0"HIPSTHIPHIPHIPHIPHIPHIPVALLEYVALLEYVALLEYHIP4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"35' - 2"1' - 3"11' - 0"23' - 0"1' - 10"14' - 6"14' - 4"14' - 7"45' - 3"14' - 10"13' - 9"16' - 8"45' - 3"1' - 5"33' - 10"A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG# Date Description12021.07.07 Planning22021.08.16 Planning32021.12.01 Arborist 42022.03.17 Fire 52022.04.06 Fire 62022.06.10 Planning6/12/2022 3:27:03AM 1/4" = 1'-0"A101Unit 1, Roof Plan,ProposedUnit 1, Roof Plan, Proposed 1/4" = 1'-0"1Level 2, Roof Plan0'2'4'8'16' 1/4" = 1'-0"2Level 1, Roof Plan0'2'4'8'16'65 DryerWasherREF.RangeAC1.2.2CMASTER BEDROOM #431' - 9"A2011A2012A2013A20146.2A2B5.6"12' - 1"13' - 5"3.5' - 9"4' - 0"BATH #2BEDROOM #2BEDROOM #3MASTER BATHROOM #33' - 11 1/2"15' - 1"5' - 4"20' - 11 1/2"45' - 3 1/2"4' - 11"HALLWAY6"25' - 6"5' - 9"BAY WINDOW1A3012A301W13W13D44" / 1'-0"CONCRETE TILE ROOFCLWALK -IN-CL9' - 4"9' - 2 1/2"6' - 4"13' - 8 1/2"8' - 8 1/2"9' - 0"5' - 9"3' - 0"3' - 4 1/2"4' - 6"12' - 7"13' - 11"2' - 2"10' - 4 1/2"BAY WINDOWBAY WINDOW6"1' - 4"2' - 0" 4' - 0 1/2" 4' - 0 1/2" 2' - 0" 2' - 4 1/2" 4' - 4"4' - 4" 2' - 4 1/2"5' - 6"5' - 0"6' - 0"9' - 2 1/2"3' - 0"5' - 0"3' - 2 1/2"3' - 5 1/2"2' - 9"LAUNDRY11' - 9"15' - 3"9' - 2 1/2"4' - 1"13' - 5 1/2"3' - 5 1/2"2' - 9"8' - 1"7' - 9"6' - 6 1/2"4' - 6 1/2"14' - 4 1/2"8' - 11 1/2"6' - 0"6' - 0"7' - 3 1/2"8' - 10"4' - 3"10' - 10 1/2"CL3' - 6"1' - 0"9' - 1 1/2"D4D3D3D3D314' - 1"W12FIRST LEVEL BUILDING OUTLINE2' - 0"7' - 4 1/2"3' - 6"2-CAR GARAGE20' - 0"BED #1DININGAC1.2.2CBATH #16" 12' - 1"13' - 5"5' - 9"20' - 11 1/2"5' - 4"15' - 1"ENTRY31' - 9"45' - 3 1/2"A2011A2012A2013A20146.2A2BNorth5.LIVING3.1' - 0" 2' - 11 1/2"6' - 3 1/2"2' - 1"CL11' - 2"9' - 5"11"15' - 6"4' - 0"1A3012A301D2D4W1219' - 1"BUILDING 2 & 3 FLOOR AREA BREAKDOWNLEVEL 1 942.25 SFLEVEL 1, PORCH 10.31 SFLEVEL 2 1057.92 SF GARAGE 414.4 SFTOTAL2001.17 SF (NET)2414.57 SF (GROSS) - INCLUDING GARAGEROOM BREAKDOWN# BEDROOMS 4 BEDROOMS# BATHROOMS 3 BATHROOMS4' - 0"10' - 8"16' - 7"3' - 4"PANTRYKITCHEN2' - 0" 4' - 6 1/2"4' - 6 1/2" 1' - 11 1/2"6' - 0"1' - 0"19' - 6"BENCH14' - 10 1/2"BAY WINDOW9' - 1 1/2"6"6' - 6 1/2"9' - 6"8' - 8"6' - 6"2' - 1"3' - 0"8' - 0"3' - 6"4' - 0"3' - 6"CL1' - 0"1' - 0"19' - 0"7' - 0 1/2"12' - 4 1/2"5' - 10 1/2"1' - 0"9' - 10"10' - 1"2' - 0" 3' - 8"3' - 8" 2' - 0"BAY WINDOW3' - 1"2' - 10"3' - 6"3' - 0"2' - 6"9' - 0"30' - 7"D411"1' - 0"1' - 0"9' - 3"10' - 4"EA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONGDate Description#12021.07.07 Planning2021.08.16 Planning22021.12.01 Arborist 32022.03.17 Fire42022.04.06 Fire52022.06.10 Planning66/12/2022 3:51:42 AM 1/4" = 1'-0"A102Unit 2 Floor Plan,ProposedUnit 2 Floor Plan, Proposed 1/4" = 1'-0"2Unit 2, Level 2, Proposed 1/4" = 1'-0"1Unit 2, Level 1, Proposed0'2'4'8'16'0'2'4'8'16'Door ScheduleType Mark Count Width Height Material TemperedD2 2 3' - 0" 6' - 8"D3 4 2' - 8" 6' - 8"D4 4 2' - 4" 6' - 8"D6 1 5' - 0" 6' - 8" WoodD12 1 14' - 0" 8' - 0" SteelGrand total: 12Window ScheduleType Mark Count Width Height Sill HeightW3 1 2' - 0" 3' - 0" 4' - 8"W4 1 6' - 0" 1' - 6" 6' - 2"W12 8 5' - 0" 5' - 0"W13 5 2' - 6" 5' - 0" 2' - 8"Grand total: 15 15 66 4" / 1'-0"4" / 1'-0"RIDGEHIPHIPHIPHIP27' - 9"43' - 1"4" / 1'-0"4" / 1'-0"SOLAR PANELSSKYLIGHT, 2'X4'BLDG OUTLINE19' - 5"13' - 7"33' - 0"0"39' - 9"6' - 9 1/2"46' - 6 1/2"6' - 10 1/2"15' - 4"17' - 7"1' - 10"1' - 0"1' - 6"SKYLIGHT, 2'X2'BLDG OUTLINE4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"HIPHIPHIPHIPA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONGDate Description#12021.07.07 Planning2021.08.16 Planning22021.12.01 Arborist 32022.03.17 Fire42022.04.06 Fire52022.06.10 Planning66/12/2022 3:51:45 AM 1/4" = 1'-0"A103Unit 2 Roof Plan,ProposedUnit 2 Roof Plan, Proposed 1/4" = 1'-0"1Level 2, Roof Plan0'2'4'8'16' 1/4" = 1'-0"2Level 1, Roof Plan0'2'4'8'16'67 DryerWasherREF.RangeEA.1.2.BMASTER BEDROOM #431' - 9"A2022A20246.DC5.2' - 0"4' - 6 1/2"4' - 6 1/2"11 1/2"4' - 5"3' - 7 1/2"3' - 5"1' - 11 1/2"3.4' - 0"BATH #2BEDROOM #2BEDROOM #3MASTER BATHROOM #34' - 11"HALLWAY6"25' - 6"5' - 9"BAY WINDOW1A3022A302W13W13D44" / 1'-0"CONCRETE TILE ROOFCLWALK -IN-CL9' - 4"9' - 2 1/2"6' - 4"13' - 8 1/2"8' - 8 1/2"9' - 0"5' - 9"3' - 0"3' - 4 1/2"4' - 6"10' - 2 1/2"13' - 11"2' - 2"10' - 4 1/2"BAY WINDOWBAY WINDOW6"1' - 4"2' - 0"4' - 0 1/2"4' - 0 1/2"2' - 0"2' - 4 1/2"4' - 4"4' - 4"2' - 4 1/2"5' - 6"5' - 0"6' - 0"9' - 2 1/2"3' - 0"5' - 0"3' - 2 1/2"3' - 5 1/2"2' - 9"LAUNDRY11' - 9"15' - 3"4" / 1'-0"9' - 2 1/2"4' - 1"13' - 5 1/2"3' - 5 1/2"2' - 9"8' - 1"7' - 9"8' - 11 1/2"6' - 0"6' - 0"7' - 3 1/2"8' - 10"4' - 3"10' - 10 1/2"CL3' - 6"1' - 0"9' - 1 1/2"D4D3D3D3D314' - 1"W12FIRST LEVEL BUILDING OUTLINE45' - 3 1/2"20' - 11 1/2"5' - 4"15' - 1"3' - 11 1/2"2' - 0"2-CAR GARAGE20' - 0"BED #1DININGEA.1.2.BBATH #16"12' - 1"13' - 5"5' - 9"20' - 11 1/2"5' - 4"15' - 1"3' - 11 1/2"ENTRY31' - 9"45' - 3 1/2"A2022A2023A20246.DCNorth5.LIVING3.6' - 3 1/2"CL9' - 5"15' - 6"4' - 0"1A3022A302D2D4W1219' - 1"11"BUILDING 3 FLOOR AREA BREAKDOWNLEVEL 1 942.25 SFLEVEL 1, PORCH 10.31 SFLEVEL 2 1057.92 SF GARAGE 414.4 SFTOTAL2001.17 SF (NET)2414.57 SF (GROSS) - INCLUDING GARAGEROOM BREAKDOWN# BEDROOMS 4 BEDROOMS# BATHROOMS 3 BATHROOMS4' - 0"10' - 8"16' - 7"PANTRYKITCHEN2' - 0"5' - 8 1/2"3' - 5"4' - 11 1/2"8' - 8"6' - 6"19' - 6"BENCH15' - 0 1/2"6' - 3"BAY WINDOW3' - 0"8' - 0"3' - 6"4' - 0"3' - 6"CL1' - 0"1' - 0"9' - 10"10' - 1"2' - 0"3' - 8"3' - 8"2' - 0"BAY WINDOW30' - 7"D411"1' - 0"1' - 0"1' - 0"7' - 10 1/2"1' - 3"2' - 8 1/2"7' - 10 1/2"1' - 3"10' - 10"9' - 6 1/2"2' - 11 1/2"1' - 0"9' - 0"3' - 4"2' - 10"3' - 1"2' - 1"11' - 2"6' - 0"1' - 0"5' - 10 1/2"12' - 4 1/2"26' - 0 1/2"A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG#DateDescription12021.07.07 Planning22021.08.16 Planning32021.12.01 Arborist 42022.03.17 Fire 52022.04.06 Fire 62022.06.10 Planning6/12/2022 3:17:28AM 1/4" = 1'-0"A104Unit 3, Floor Plan,ProposedUnit 3, Floor Plan, Proposed 1/4" = 1'-0"2Unit 3, Level 2, Proposed 1/4" = 1'-0"1Unit 3, Level 1, Proposed0'2'4'8'16'0'2'4'8'16'Door ScheduleType Mark Count Width Height Material TemperedD2 2 3' - 0" 6' - 8"D3 4 2' - 8" 6' - 8"D4 4 2' - 4" 6' - 8"D6 1 5' - 0" 6' - 8" WoodD12 1 14' - 0" 8' - 0" SteelGrand total: 12Window ScheduleType Mark Count Width Height Sill HeightW3 1 2' - 0" 3' - 0" 4' - 8"W4 1 6' - 0" 1' - 6" 6' - 2"W12 8 5' - 0" 5' - 0"W13 5 2' - 6" 5' - 0" 2' - 8"Grand total: 15 15 68 4" / 1'-0"4" / 1'-0"RIDGEHIPHIPHIPHIP43' - 1"4" / 1'-0"4" / 1'-0"SOLAR PANELSSKYLIGHT, 2'X4'BLDG OUTLINE27' - 9"19' - 5"13' - 7"33' - 0"42' - 7"3' - 11 1/2"46' - 6 1/2"6' - 10 1/2"15' - 4"17' - 7"1' - 4"1' - 6"1' - 6"SKYLIGHT, 2'X2'BLDG OUTLINEHIPHIPVALLEYHIPHIP4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG# Date Description12021.07.07 Planning22021.08.16 Planning32021.12.01 Arborist 42022.03.17 Fire 52022.04.06 Fire 62022.06.10 Planning6/12/2022 3:17:32AM 1/4" = 1'-0"A105Unit 3, Roof Plan,ProposedUnit 3, Roof Plan, Proposed 1/4" = 1'-0"1Level 2, Roof Plan0'2'4'8'16' 1/4" = 1'-0"2Level 1, Roof Plan0'2'4'8'16'69 Grade Level285' - 4 13/16"Level 1, Roof Plan295' - 10 13/16"Level 2, T.O.P.305' - 10 13/16"T.O.R.311' - 3 27/32"Level 2, F.F.296' - 10 13/16"Level 1, F.F.286' - 10 13/16"5' - 5"9' - 0"1' - 0"9' - 0"1' - 6"25' - 11"18' - 0"26' - 0"Grade Level285' - 4 13/16"Level 1, Roof Plan295' - 10 13/16"Level 2, T.O.P.305' - 10 13/16"T.O.R.311' - 3 27/32"Level 2, F.F.296' - 10 13/16"Level 1, F.F.286' - 10 13/16"5' - 5"9' - 0"1' - 0"9' - 0"1' - 6"25' - 11"18' - 0"25' - 11"4" 1'-0"4" 1'-0"POWDER COATED ALUMINUM GARAGE DOORFROSTED INSULATED GLASSGrade Level285' - 4 13/16"Level 1, Roof Plan295' - 10 13/16"Level 2, T.O.P.305' - 10 13/16"T.O.R.311' - 3 27/32"Level 2, F.F.296' - 10 13/16"Level 1, F.F.286' - 10 13/16"1' - 6"9' - 0"1' - 0"9' - 0"5' - 5"25' - 11"18' - 0"26' - 0"4" 1'-0"4" 1'-0"26' - 0"Grade Level285' - 4 13/16"Level 1, Roof Plan295' - 10 13/16"Level 2, T.O.P.305' - 10 13/16"T.O.R.311' - 3 27/32"Level 2, F.F.296' - 10 13/16"Level 1, F.F.286' - 10 13/16"5' - 5"9' - 0"1' - 0"9' - 0"1' - 6"25' - 11"18' - 0"25' - 9"SOLAR PANELS4" 1'-0"SUN TUNNELSKYLIGHT LAMINATED FIBERGLASS BASE ROOF SHINGLEA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG# Date Description12021.07.07 Planning22021.08.16 Planning32021.12.01 Arborist 42022.03.17 Fire 52022.04.06 Fire 62022.06.10 Planning6/12/2022 3:27:14AM 1/4" = 1'-0"A200Unit 1, Elevations,ProposedUnit 1, Elevations, Proposed 1/4" = 1'-0"1Unit 1, South Elevation, Proposed 1/4" = 1'-0"2Unit 1, West Elevation, Proposed 1/4" = 1'-0"3Unit 1, North Elevation, Proposed 1/4" = 1'-0"4Unit 1, East Elevation, Proposed0'2'4'8'16'0'2'4'8'16'0'2'4'8'16'0'2'4'8'16'70 Grade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"4' - 9 1/2"9' - 0"1' - 0"9' - 0"1' - 6"25' - 3 1/2"4" 1'-0"6"6"6"18' - 0"26' - 0"4" 1'-0"4" 1'-0"POWDER COATED ALUMINUM GARAGE DOORFROSTED INSULATED GLASSGrade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"25' - 3 1/2"4' - 9 1/2"9' - 0"1' - 0"9' - 0"1' - 6"4" 1'-0"18' - 0"26' - 0"4" 1'-0"SOLAR PANELSSUN TUNNELSKY LIGHT4" 1'-0" LAMINATED FIBERGLASS BASE ROOF SHINGLECEDAR SIDINGSMOOTH STUCCOBAY WINDOW6" 6" 6"Grade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"1' - 6"9' - 0"1' - 0"9' - 0"4' - 9 1/2"25' - 3 1/2"4" 1'-0"18' - 0"26' - 0"4" 1'-0"4" 1'-0"6' - 0"6" 6" 6"CONCRETE STEPSGrade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"4' - 9 1/2"9' - 0"1' - 0"9' - 0"1' - 6"25' - 3 1/2"4" 1'-0"6"6"6"18' - 0"26' - 0"4" 1'-0"4" 1'-0"SOLAR PANELSSKY LIGHTCEDAR SIDINGSMOOTH STUCCOA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONGDate Description#12021.07.07 Planning2021.08.16 Planning22021.12.01 Arborist 32022.03.17 Fire42022.04.06 Fire52022.06.10 Planning66/12/2022 3:51:55 AM 1/4" = 1'-0"A201Unit 2 Elevations,ProposedUnit 2 Elevations, Proposed 1/4" = 1'-0"1Unit 2, South Elevation, Proposed 1/4" = 1'-0"2Unit 2, West Elevation, Proposed 1/4" = 1'-0"3Unit 2, North Elevation, Proposed 1/4" = 1'-0"4Unit 2, East Elevation, Proposed0'2'4'8'16'0'2'4'8'16'0'2'4'8'16'0'2'4'8'16'71 Grade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"4' - 9 1/2"9' - 0"1' - 0"9' - 0"1' - 6"25' - 3 1/2"4" 1'-0"6"6"6"18' - 0"26' - 0"4" 1'-0"4" 1'-0"SOLAR PANELSPOWDER COATED ALUMINUM GARAGE DOORFROSTED INSULATED GLASSGrade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"25' - 3 1/2"4' - 9 1/2"9' - 0"1' - 0"9' - 0"1' - 6"4" 1'-0"4" 1'-0"SUN TUNNELSKY LIGHT6"6"6"4" 1'-0"CEDAR SIDINGSMOOTH STUCCOBAY WINDOW LAMINATED FIBERGLASS BASE ROOF SHINGLEGrade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"1' - 6"9' - 0"1' - 0"9' - 0"4' - 9 1/2"25' - 3 1/2"4" 1'-0"4" 1'-0"4" 1'-0"6' - 0"6" 6" 6"CONCRETE STEPSGrade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"4' - 9 1/2"9' - 0"1' - 0"9' - 0"1' - 6"25' - 3 1/2"4" 1'-0"6"6"6"18' - 0"26' - 0"4" 1'-0"4" 1'-0"SOLAR PANELSSKY LIGHTCEDAR SIDINGSMOOTH STUCCOA TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG# Date Description12021.07.07 Planning22021.08.16 Planning32021.12.01 Arborist 42022.03.17 Fire 52022.04.06 Fire 62022.06.10 Planning6/12/2022 3:17:43AM 1/4" = 1'-0"A202Unit 3, Elevations,ProposedUnit 3, Elevations, Proposed 1/4" = 1'-0"1Unit 3, South Elevation, Proposed 1/4" = 1'-0"2Unit 3, West Elevation, Proposed 1/4" = 1'-0"3Unit 3, North Elevation, Proposed 1/4" = 1'-0"4Unit 3, East Elevation, Proposed0'2'4'8'16'0'2'4'8'16'0'2'4'8'16'0'2'4'8'16'72 Grade Level285' - 4 13/16"Level 1, Roof Plan295' - 10 13/16"Level 2, T.O.P.305' - 10 13/16"T.O.R.311' - 3 27/32"Level 2, F.F.296' - 10 13/16"Level 1, F.F.286' - 10 13/16"5' - 5"9' - 0"1' - 0"9' - 0"1' - 6"FOYERBED #3BATH #3ATTICATTICBED #4LIVING25' - 11"CLM. BATH 16"6"6"Grade Level285' - 4 13/16"Level 1, Roof Plan295' - 10 13/16"Level 2, T.O.P.305' - 10 13/16"T.O.R.311' - 3 27/32"Level 2, F.F.296' - 10 13/16"Level 1, F.F.286' - 10 13/16"25' - 11"5' - 5"9' - 0"1' - 0"9' - 0"1' - 6"KITCHENDINING BED #3WALK-IN CLM. BED #1ATTICLIVING9' - 0"9' - 0"A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG# Date Description12021.07.07 Planning22021.08.16 Planning32021.12.01 Arborist 42022.03.17 Fire 52022.04.06 Fire 62022.06.10 Planning6/12/2022 3:27:16AM 1/4" = 1'-0"A300Unit 1, SectionsUnit 1, Sections 1/4" = 1'-0"1Unit 1, Longtitudinal Section 1/4" = 1'-0"2Unit 1, Cross Section0'2'4'8'16'0'2'4'8'16'73 Grade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"1' - 6"9' - 0"1' - 0"9' - 0"4' - 9 1/2"25' - 3 1/2"4" 1'-0"CRAWL SPACELIVINGMASTER BEDROOM #4MASTER BATHROOM #3ATTIC4" 1'-0"4" 1'-0"Grade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"4' - 9 1/2"9' - 0"1' - 0"9' - 0"1' - 6"25' - 3 1/2"ATTICCRAWL SPACESLAB-ON-GRADE2-CAR GARAGEDINING/ LIVINGMASTER BEDROOM #3HALLWAYBEDROOM #3SOLAR PANELSKY LIGHTCLAY TILE ROOFBAY WINDOWSUN TUNNELENTRY4" 1'-0"4" 1'-0"2%MIN1' - 6"A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONGDate Description#12021.07.07 Planning2021.08.16 Planning22021.12.01 Arborist 32022.03.17 Fire42022.04.06 Fire52022.06.10 Planning66/12/2022 3:51:56 AM 1/4" = 1'-0"A301Unit 2, SectionsUnit 2, Sections 1/4" = 1'-0"1Unit 2 Cross Section 1/4" = 1'-0"2Unit 2 Longditudinal Section0'2'4'8'16'0'2'4'8'16'74 Grade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"1' - 6"9' - 0"1' - 0"9' - 0"4' - 9 1/2"25' - 3 1/2"4" 1'-0"CRAWL SPACELIVINGMASTER BEDROOM #4MASTER BATHROOM #3ATTIC4" 1'-0"4" 1'-0"Grade Level285' - 6 15/32"Level 1, T.O.P.296' - 0 15/32"Level 2, T.O.P.306' - 0 15/32"T.O.R.310' - 9 25/32"Level 2, F.F.297' - 0 11/32"Level 1, F.F.287' - 0 15/32"4' - 9 1/2"9' - 0"1' - 0"9' - 0"1' - 6"25' - 3 1/2"ATTICCRAWL SPACESLAB-ON-GRADE2-CAR GARAGEDINING/ LIVINGMASTER BEDROOM #3HALLWAYBEDROOM #3SOLAR PANELSKY LIGHTCLAY TILE ROOFBAY WINDOWSUN TUNNELENTRY4" 1'-0"4" 1'-0"2%MIN1' - 6"A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG# Date Description12021.07.07 Planning22021.08.16 Planning32021.12.01 Arborist 42022.03.17 Fire 52022.04.06 Fire 62022.06.10 Planning6/12/2022 3:17:44AM 1/4" = 1'-0"A302Unit 3, SectionsUnit 3, Sections 1/4" = 1'-0"1Unit 3, Cross Section 1/4" = 1'-0"2Unit 3, Longditudinal Section0'2'4'8'16'0'2'4'8'16'75 A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONG# Date Description12021.07.07 Planning22021.08.16 Planning32021.12.01 Arborist 42022.03.17 Fire 52022.04.06 Fire 62022.06.10 Planning6/12/2022 3:27:26AMA400Unit 1, 3D ModelUnit 1, 3D ModelSECOND LEVELFIRST LEVELFRONT VIEWREAR VIEW76 A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONGDate Description#12021.07.07 Planning2021.08.16 Planning22021.12.01 Arborist 32022.03.17 Fire42022.04.06 Fire52022.06.10 Planning66/12/2022 3:52:13 AMA401Unit 2, 3D ModelUnit 2, 3D ModelSECOND LEVELFIRST LEVELFRONT VIEWREAR VIEW77 A TTS LACEFOILICENSEDARCHITE C T FORNIAGORDKONWGNO RENEWAL 03/01/201340453-CSaratoga Detached TownhomesSaratoga, CA 95070Project Schedule RevisionSCALER E S I D E N T I A L / C O M M E R C I A L GORDON K WONG, ARCHITECT LIC# 34045710E MCGLINCY LANE SUITE 109CAMPBELL, CA 95008 (408) 315-2125GORDONKWONG@GKWARCHITECTS.COMRENEWAL 08/31/202312650 Saratoga Avenue PROJECT REPRESNTATIVESJENNY C. WONG & WEIRAN JIA, & DANG TRAN DANIA BAHADRAH, NGHI CONGDate Description#12021.07.07 Planning2021.08.16 Planning22021.12.01 Arborist 32022.03.17 Fire42022.04.06 Fire52022.06.10 Planning66/12/2022 3:52:32 AMA402Unit 3, 3D ModelUnit 3, 3D ModelSECOND LEVELFIRST LEVEL78 ROOF SHINGLESSTUCCOPAINT FIBER CEMENT SIDINGMATERIAL BOARD -12650 SARATOGA AVENUE, SARATOGA, CA 95070A500COLOR BRAND = SHERWIN WILLIAMSCOLOR NAME = REPOSE GRAY / 244 C1COLOR NUMBER = SW 7015LIGHT REFLICTIVITY VALUE = 58 (LIGHT)STATEMENT COLLECTION COLOR BRAND = JAMES HARDIECOLOR NAME = TIMBER BARKSTATEMENT COLLECTION PRODUCT = SBMF BASE 100MATCH TO = SW 7005 PURE WHITECOLOR = 261784TWO-PIECE LAMINATED FIBER GLASSBASE CONSTRUCTION WEIGHT: 475 LBS. PER SQUARE DIMENSIONS: 14 1/4" X 40" UL CLASS A FIRE RESISTANCEUL CERTIFIED TO MEET ASTM D3462 UL CERTIFIED TO MEET ASTM 3018 TYPE IASTM D316, CLASSF, 110 MPH WIND RESISTANCECONFORMS TO CSA STANDARD A123.5 PRESIDENTIAL SHAKE® TL SHINGLES79