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12-13-2022 - PC Agenda Packet REGULAR PLANNING COMMISSION MEETING City of Campbell, California Register in advance for this webinar: https://campbellca.gov/PCSignup. After registration, you will receive a confirmation email containing information about joining the webinar. During the registration process, you will be asked if you would like to speak on any of the agenda items. Please provide detail on the items you would like to discuss. December 13, 2022 7:30 p.m. City Hall, Council Chambers AGENDA NOTE: To protect our constituents, City officials, and City staff, the City requests all members of the public to follow the guidance of the California Department of Health Services', and the County of Santa Clara Health Officer Order, to help control the spread of COVID-19. Additional information regarding COVID-19 is available on the City's website at www.campbellca.gov. This Regular Planning Commission meeting will be conducted in person with the Commissioners meeting at City Hall, Council Chambers, as well as via telecommunication (Zoom) being available for members of the public. The meeting is compliant with provisions of the Brown Act. This Regular Planning Commission meeting will also be live streamed on Channel 26, the City's website and on YouTube at https://www.youtube.com/user/CityofCampbell for those who only wish to view the meeting but not participate. Those members of the public wishing to provide public comment at this meeting virtually are asked to register in advance at https://campbellca.gov/PCSignup. After registering, you will receive a confirmation email containing information about joining the meeting via Zoom. Members of the public may attend the meeting in person at Campbell City Hall - Council Chambers. If attending in person, face coverings and physical distancing will be required until further notice. Public comment for the Planning Commission meetings will be accepted via email at planning@campbellca.gov by 5 p.m. on the day of the meeting. Written comments will be posted on the website and distributed to the PC. If you choose to email your comments, please indicate in the subject line “FOR PUBLIC COMMENT” and indicate the item number. ROLL CALL APPROVAL OF THE MINUTES November 22, 2022 COMMUNICATIONS AGENDA MODIFICATIONS OR POSTPONEMENTS ORAL REQUESTS This is the point on the agenda where members of the public may address the Commission on items of concern to the Community that are not listed on the agenda this evening. People may speak up to 5 minutes on any matter concerning the Commission. NEW BUSINESS 1. 2023 Planning Commission Meeting Schedule Planning Commission Agenda for December 13, 2022 Page 2 of 2 2. Election of 2023 Chair and Vice Chair 3. Presentation by the in-coming Chair of the 2022 Chair Plaque to out-going Chair Ching PUBLIC HEARINGS 1. PLN-2021-84 Public Hearing to consider the request of Davide Giannella, for property located at 1394 Munro Avenue to allow construction of an approximately 4,467 square-foot single-story single- family residence. The application under consideration includes a Site and Architectural Review Permit. File No.: PLN-2021- 84. Staff is recommending that this item be deemed Categorically Exempt from CEQA. Planning Commission action is final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Stephen Rose, Senior Planner REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR ADJOURNMENT Adjourn to the next Regular Planning Commission meeting of January 10, 2023, at 7:30 p.m. This meeting will be in person for the members of the Planning Commission at Campbell City Hall, Council Chambers, 70 N. First Street, Campbell, CA. Members of the public are still allowed to participate remotely by Zoom or attend in person (as space allows while maintaining on-going face covering and social distancing). Americans with Disabilities Act (ADA) In compliance with the Americans with Disabilities Act, listening assistance devices are available for meetings held in the Council Chambers. If you require accommodation to participate in the meeting, please contact the Community Development Department, at planning@campbellca.gov or (408) 866-2739. CITY OF CAMPBELL Planning Commission Minutes 7:30 P.M. TUESDAY November 22, 2022 PLANNING COMMISSION REGULAR MEETING CITY HALL COUNCIL CHAMBERS The Planning Commission meeting on Tuesday November 22, 2022, was called to order at 7:30 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair Ching and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Stuart Ching Vice Chair: Adam Buchbinder Commissioner: Matt Kamkar Commissioner: Davis Fields Commissioner: Michael Krey Commissioner: Alan Zisser Commissioners Absent: Commissioner: Maggie Ostrowski Staff Present: Senior Planner: Stephen Rose Senior Planner: Daniel Fama Director: Rob Eastwood City Attorney: Bill Seligmann City Clerk: Andrea Sanders APPROVAL OF MINUTES Approved November 8, 2022, meeting minutes. COMMUNICATIONS Desk Item submitted prior to hearing. Provided copy of public comments received on Old Business, Item #1, which included a table summarizing all HCD feedback in the November 3, 2022, letter and recommended responses by the city (in both the major areas and non- substantive areas) Campbell Planning Commission Meeting Minutes – November 22, 2022 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS None ORAL REQUESTS Chair Ching opened public comments, hearing none, public comments closed. PUBLIC HEARINGS Chair Ching asked if any of the Commissioners had any disclosures. Commissioner Fields stated that he lived within a walkable distance from one the sites discussed. Chair Ching read Agenda Item No. 1 into the record as follows: STUDY SESSION 1. PLN-2022-78 Study Session to consider the preliminary request of Field to Barrel, LLC (OTB) for property located at 48 Civic Center Drive, for construction of an approximately 2,770 square-foot two-level commercial building (first floor seating area + rooftop patio), to be programed to accommodate a "craft beer taproom," with related off-site public improvements including reconfiguration of the adjacent sidewalk and street curb-line to accommodate a new curbside loading/trash pickup zone. The application under consideration is a Preliminary Application. File No.: PLN-2022-78. Project Planner: Daniel Fama, Senior Planner Planning Commissioners disclosed having visited and driven by the site. Senior Planner Daniel Fama presented staff report to consider a request for property or construction of an approximately 2,770 square-foot two-level commercial building located at 48 Civic Center Drive to be programmed to accommodate a “craft beer taproom.” Planning Commissioners inquired about trash receptable locations, live music conditions and noise limits, and having possible traffic barriers along the curve. Senior Planner Fama clarified that the street curve will be moved to create more space along the curve. Applicant Evan Jaques presented and spoke about the location of the proposed site and why their business will serve families in the community while bringing something unique to the community. Chair Ching opened for public comments. Campbell Planning Commission Meeting Minutes – November 22, 2022 Page 3 Bruce Bowen, Campbell resident and adjacent property owner, spoke in favor of the design and stated that the easement on his property should be removed. Also recommended to move the loading zoning to front of the project building. Brice Henry, Campbell resident, spoke about noise concerns to the surrounding homes and does not believe a bar is needed there. Mary Forbes, Campbell resident, spoke about noise concerns and stated that Civic Center drive is not conducive for trash pickup and believes that a different location would be appropriate. Chair Ching closed public hearing. Commissioners expressed concerns regarding trash pickup, traffic along the street and noise levels. Commissioners expressed support of project and are in favor of noise mitigation. Chair Ching also expressed support for the project, recommends bike racks and railings to make it safer but would like to work with the applicant to mitigate concerns Senior Planner Fama requested feedback from the Planning Commission on the type of ABC license most appropriate for the application. Planning Commission was generally in favor for the ABC license type that is most appropriate for the business. Chair Ching closed public hearing for a brief break and readjourned the public hearing. OLD BUSINESS 1.PLN-2022-12 Study Session on Campbell’s Plan for Housing (2023-2031 Housing Element) to facilitate further development and refinement of the Housing Opportunity Map and Goals, Policies and Programs which will guide housing development and services throughout the eight-year planning period. File No. PLN-2021-12. Project Planner: Stephen Rose, Senior Planner Senior Planner Stephen Rose facilitated Study Session on Campbell’s Plan for Housing (2023-2031 Housing Element) to further develop and refine the Housing Opportunity Map and Goals, Policies, and Programs. Campbell Planning Commission Meeting Minutes – November 22, 2022 Page 4 Chair Ching opened the public hearing. Jim Sullivan, Campbell resident, spoke in support of option1 of the presentation. As a representative of Site 49, he noted the Virginia park was close and that if option 39 were to be considered, he would ask to exclude option 43. Cam Coulter, spoke in support of larger site inventory. Does not believe that density should be reduced. Recommends developing and active transportation plan, reducing or eliminating parking minimums and adding bike lanes. Amy Cody, asked to consider reducing density and consider existing incomes and similar San Jose housing plans. Cited as an example the San Tomas Plaza property is located in a school district of the title 1 where over 40% of families are considered low income. The demographics of the surrounding property should be considered. Joseph Gemignami, stated that developers are concerned with the 75 foot heigh limit with no roof articulation. Asking that we consider allowing variances for roof articulation to be exceeded. Chair Ching closed the public hearing. When discussing the Housing Opportunity Site Inventory and possible refinements the Planning Commission expressed broad support for Option 1, as recommended by staff. Individual members of the Planning Commission provided the following comments and feedback without consensus: • Option 2 (Campbell Technology Park - Sites 214.1 to 214.4): Expressed desire for a southwest portion of the site to be kept in play for a potential trade with the City Corporation yard. Noted a concern that if the site were to be lowered in density, it would develop as an exclusive market-rate neighborhood. • Option 4 (Reduced Site Inventory): Noted merit for reducing densities for select sites which back onto lower density residential uses, such as those along Winchester and Bascom Avenue. Discouraged lowering the densities of properties southeast of Downtown and San Tomas Plaza (Site 49). • First Street Parking Garage (Site 3): One member of the Commission expressed interest in retaining the parking garage in the site inventory. • 320 Virginia Avenue (Site 49): Most of the Commission agreed that the site should be designated for housing, despite its existing open space land use designation, recognizing that Virginia Park and John D. Morgan Park are nearby. However, individual members commentated that the site should be required to pay a greater park-in-lieu fee, or provide a greater allocation of affordable housing unit, in consideration of the change in land use designation. Campbell Planning Commission Meeting Minutes – November 22, 2022 Page 5 Senior Planner Rose shared a table summarizing all HCD feedback in the November 3, 2022, letter and recommended responses by the city (in both the major areas and non- substantive areas) was shared. As a result of the study session discussion the Planning Commission reached consensus in supporting all the recommended modifications to the Goals, Policies and Programs in the Housing Element identified by staff. Additionally, the Commission reached consensus in recommending the city pursue a more active multi-modal plan that connects with regional planning efforts (such as the VTA bicycle superhighway plan) to address Affirmatively Furthering Fair Housing (AFFH) principles. Individual Planning Commissioners also identified several other areas for discussion (i.e., declaring a shelter crisis, permitting single-room occupancy units by-right) but agreed that too limited information was available to make an informed recommendation on such points to the Council. After the end of study session Vice Chair Buchbinder requested that the commission declare a State of Shelter Crisis. Chair Ching abstained. Commissioner Kamkar recommended City staff explore looking at declaring a State of Shelter crisis and Vice Chair concurred. Vice Chair Buchbinder requested to include six issues in the response to HCD from the city but there was only consensus on considering an Active Transportation Plan as a future actionable item for discussion. Planning Commission recommended that the city consider an Active Transportation Plan. REPORT OF THE MULTI-FAMILY DEVELOPMENT AND DESIGN STANDARDS SUBCOMMITTEE Nothing to report REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Nothing to report, wished the Planning Commission a Happy Thanksgiving. ADJOURNMENT The Regular Planning Commission meeting adjourned at 10:54 p.m. to the next Regular Planning Commission Meeting on Tuesday, December 13, 2022, at City Hall, Council Chambers, 70 N. First Street, Campbell, CA. SUBMITTED BY: ______________________________________ Ken Ramirez, Administrative Analyst APPROVED BY: ______________________________________ Stuart Ching, Chair ATTEST : ______________________________________ Rob Eastwood, Secretary To: Planning Commission Date: Dec. 13, 2022 From: Rob Eastwood, Community Development Director Subject: 2023 Planning Commission Meeting Schedule STAFF RECOMMENDATION That the Planning Commission adopt the following 2023 meeting schedule and continue to meet every second and fourth Tuesday of each month at 7:30 PM. Staff recommends that the final meeting in December of 2023 occur on December 12, 2023, as the City of Cambell observes a government closure at the end of December 2023. The schedule below accommodates the holidays and any recurring City Hall closures, as well as Planning Commission development opportunities and training requirements. • January 10, 2023 • January 24, 2023 • February 14, 2023 • February 28, 2023 • March 14, 2023 • March 28, 2023* • April 11, 2023 • April 25, 2023 • May 9, 2023 • May 23, 2023 • June 13, 2023 • June 27, 2023 • July 11, 2023 • July 25, 2023 • August 8, 2023 • August 22, 2023 • September 12, 2023 • September 26, 2023 • October 10, 2023 • October 24, 2023 • November 14, 2023 • November 28, 2023 • December 12, 2023 * Planning Commissioners Academy hosted by Leage of California Cities will be March 29, 2023 to March 31, 2023 City of Campbell MEMORANDUM CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ December 13, 2022 PLN-2021-84 Giannella, D. Public Hearing to consider the request of Davide Giannella, for property located at 1394 Munro Avenue to allow construction of an approximately 4,467 square-foot single-story single-family residence. The application under consideration includes a Site and Architectural Review Permit. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution (reference Attachment A – Draft Resolution), approving a Site and Architectural Permit to allow construction of an approximately 4,467 square-foot single-story single-family residence. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15303, Class 3, of the California Environmental Quality Act (CEQA), pertaining to the construction of a new single-family dwelling within a residential zone. PROJECT DATA Zoning Designation: R-1-9 (Single-Family Residential) General Plan Designation: Low-Density Residential (less than 4.5 units/gr. acre) Net Lot Area: 32,896 square-feet Gross Lot Area: See Net Lot Area – No Adjacent Street; Access by Easement Proposed Requirement Density: 1.33 units/gr. acre 4.5 units/gr. acre. (Max. Allowed) Building Height: 18.2 feet 28 feet (Max. Allowed) Building Square Footage: First Floor Living: 3,534 square feet Attached 4-Car Garage: 933 square feet 4,467 square feet (Total House Size) Detached ADU1: 1,229 square feet Attached 2-Car Garage: 499 square feet 1,728 square feet (Total ADU Size) 1 Details including the ADU are provided for reference only. The ADU is not subject to Site and Architectural Review. Staff Report - Planning Commission Meeting of December 13, 2022 Page 2 of 5 PLN-2021-84 – 1394 Munro Avenue Proposed Requirement Floor Area Ratio (FAR): .16 (5395 sq. ft2) .45 (14,803 sq. ft.) (Max. Allowed) Building (Lot) Coverage: .09 (3,165 sq. ft.) .35 (11,513 sq. ft.) (Max. Allowed) Parking: 6 spaces (covered) 2 spaces (1 covered) (Min. Required) Setbacks: Proposed Required Front3 (north): 27 feet 20 feet Rear (south): 107 feet 25 feet Left Side (west): 28 feet ±8-feet (10-feet, or 60% of the wall ht.) Right Side (east): 20 feet ±8-feet (8 feet, or 60% of wall ht.) PROJECT DESCRIPTION Project Location: The project site is a 32,771 square-foot property located at the west end of Munro Avenue, south of Westmont Avenue and north of W. Hacienda Avenue, as shown on the map, below: Figure 1: Location Map The property is zoned R-1-9 (Single-Family Residential) and located along Smith Creek within the plan boundaries of the San Tomas Area Neighborhood Area Plan. The site is currently developed with a single-family residence that would be demolished as part of the project. Pursuant to the San Tomas Area Neighborhood Plan (STANP), demolition and reconstruction of a single-family residence—which renders a lot "undeveloped"—requires approval of a Site and Architectural Review Permit by the Planning Commission. 2 Based on 6,195 sq. ft. (4,467 sq. ft. SFR + 1,728 sq. ft. ADU) less 800 sq. ft. pursuant to CMC 21.23.030.D (Floor area Ratio and Lot Coverage) which exempts up to 800 square feet of gross floor area of an accessory dwelling unit from the applicable maximum floor area ratio and maximum lot coverage requirements. 3 Whereas the project plans depict the east property line as the ‘front’, staff would measure the front setback along the north property line in this circumstance based on past practice to achieve the greatest buildable area for the lot. Staff Report - Planning Commission Meeting of December 13, 2022 Page 3 of 5 PLN-2021-84 – 1394 Munro Avenue Project Description: The applicant is seeking approval of a Site and Architectural Review Permit to allow construction of an approximately 4,467 square-foot single-story single-family residence (reference Attachment B – Project Plans). ANALYSIS Zoning District: The project site is located within the R-1-9 (Single-Family Residential) Zoning District and is within the boundaries of the San Tomas Area. Findings for Approval: To grant approval of the requested Site and Architectural Review Permit, the Planning Commission must affirmatively establish codified findings for approval. Findings establish the evidentiary basis for a City's decision to grant or deny a land use approval and to impose conditions of approval as necessary to establish the findings. The following analysis identifies each of the applicable findings in italics derived from the STANP (San Tomas Area Neighborhood Plan) and Design Guidelines for Single-Family Homes. The proposed project’s consistency with these findings is demonstrated through further evaluation as seen below. 1. The project will be consistent with the General Plan; As a single-family dwelling built at a density of 1.33 units per gross acre, the proposed project adheres to the site’s Low-Density Residential (less than 4.5 units per gross acre) land use designation. Because the project design, placement, and scale, as further described below, is well integrated with neighboring homes, the proposed project is consistent with the General Plan and following General Plan Land Use Strategy: Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential development and substantial additions that are designed to maintain and support the existing character and development pattern of the surrounding neighborhood, especially in historic neighborhoods and neighborhoods with consistent design characteristics. 2. The project will aid in the harmonious development of the immediate area; and The Campbell General Plan represents the City’s long-term vision for the community and is intended to guide decision-making regarding the City’s physical and economic growth. The General Plan land use designation for the project site is Low-Density Residential. As the proposal is consistent with the land use designation and may be found to further Strategy LUT-5.2a (above), the project may be found compatible with the General Plan and to aid in the harmonious development of the immediate area. 3. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s). Review of this Site and Architectural Review Permit application is governed by the STANP which provides development standards (e.g., height, setback, lot coverage, etc. – see “Project Data”) as well as design guidelines in terms of design compatibility, scale and mass, surface articulation, building orientation, and privacy. The guidelines are not meant to prescribe any particular style, but rather provide an overall framework for evaluating the design of new houses based on the following eight topic areas: 1) Compatibility, 2) Scale & Mass, 3) Surface Articulation, 4) Building Orientation, 5) Exterior Design Variation, 6) Grading, 7) Privacy Impacts, 8) Integration of Additions with Existing Homes. Staff Report - Planning Commission Meeting of December 13, 2022 Page 4 of 5 PLN-2021-84 – 1394 Munro Avenue Figure 2: Isometric Rendering of Proposed Residence In consideration of these topic areas, the proposed single-story single-family residence incorporates traditional design elements and colors (i.e., light beige and white walls, wood siding, and simple rectangular shaped forms and gable, and hipped roofs) that may be found compatible and in scale with the other homes in the area. Figure 3: Streetscape Views The project also involves limited to no grading, and as a new single-story residence does need to be integrated with existing structures. Further, as the project is one story, and located on a large lot separated from neighboring properties by a creek4 on one side, the project is not anticipated to present privacy impacts. As such, based on a review of eight topic areas, the project may be found consistent with the requirements of the San Tomas Area Neighborhood Plan. Landscaping/Hardscaping: The property's front yard will be required to be landscaped with new drought tolerant vegetation and new trees as required by the STANP and State Model Water Efficient Landscape Ordinance (MWELO). Several smaller unprotected trees (almond, olive, persimmon, fruit) would be removed by the project, but the site design and layout would preserve all protected oak trees on the property. 4 The project, as designed and conditioned, complies with the “Guidelines and Standards for Land Use Near Streams” adopted by City Council Resolution No. 10952. Staff Report - Planning Commission Meeting of December 13, 2022 Page 5 of 5 PLN-2021-84 – 1394 Munro Avenue While the project will have a large roundabout and a driveway serving the ADU at the rear of the property, the maximum impervious front yard area is not oversized and will be well under the required limit (50% max.). Public Outreach: This public hearing was noticed to all property owners within 300-feet and advertised in the Metro News. A courtesy notice was also mailed to all property owners within 300- feet of the project site when the project was first received. No public comments have been received. SARC Review: The application was reviewed by the Site and Architectural Review Committee (SARC) at its meeting of November 22, 2022. The SARC supported the application as presented. Attachments: A. Draft Resolution B. Project Plans Prepared by: Stephen Rose, Senior Planner Approved by: Rob Eastwood, Community Development Director Attachment A RESOLUTION NO. BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT TO ALLOW CONSTRUCTION OF AN APPROXIMATELY 4,467 SQUARE-FOOT SINGLE-STORY SINGLE- FAMILY RESIDENCE ON PROPERTY LOCATED AT 1394 MUNRO AVENUE. PROJECT FILE NO. PLN-2021-84 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to file numbers PLN-2021-84: 1. The project site is zoned R-1-9 (Single Family Residential) on the City of Campbell Zoning Map and within the boundaries of the San Tomas Area Neighborhood Plan (STANP). 2. The project site is designated Low Density Residential (<4.5 units/gr. acre) on the City of Campbell General Plan Land Use diagram. 3. The project site is a 32,896 square-foot property located on the west end of Munro Avenue, south of Westmont Avenue and north of W. Hacienda Avenue. 4. The proposed project consists of the construction of a new approximately 4,467 square-foot one-story single-family residence. 5. The proposed project will result in a building coverage of 9% and a Floor Area Ratio (FAR) of .16, where a maximum 35% building coverage and .45 FAR are allowed in the R-1-9 Zoning District. 6. The proposed project will provide four covered parking spaces within an attached garage, satisfying the applicable parking requirement of two parking spaces, at least one of which must be covered. 7. The proposed project will be compatible with the R-1-9 (Single Family Residential) Zone District with approval of a Site and Architectural Review Permit. 8. The project is compatible with the architecture of the adjacent neighborhood in that the project incorporates representative architectural features of homes in the San Tomas Area including hipped and gabled roof forms and simple rectangular shaped forms. 9. The proposal is consistent with the City adopted San Tomas Area Neighborhood Plan (STANP). Planning Commission Resolution No. Page 2 of 3 PLN-2021-84 ~ 1384 Munro Avenue - Site & Architectural Review Permit 10. The proposal is consistent with the Considerations in Review of Applications (CMC Section 21.42.040) subject to Site and Architectural Review. Guidelines and Standards for Land Use Near Streams Findings (Council Res. 10952): 11. The project site is located adjacent to Smith Creek which, although altered through the construction of a concrete lined channel, is still considered a natural watercourse. 12. On September 16, 2008, the City Council passed Resolution No. 10952, adopting “Guidelines and Standards for Land Use Near Streams” of the Santa Clara Valley Water Resources Protection Collaborative, incorporating future amendments that may occur from time to time. 13. The “Guidelines and Standards for Land Uses Near Streams” establishes a streamside protection area for all properties abutting or in proximity to a stream (i.e., watercourse), including all properties located within 50-feet from the top of bank. 14. The proposed buildings are located outside the slope stability protection area as illustrated by Sheet EX-1 of the project plans. 15. Conditions of Approval have been incorporated into the project to address standards and recommendations of the Guidelines and Standards for Land Use Near Streams pertaining to irrigation, planting, lighting, and other aspects of the project design as appropriate. Environmental Finding(s) (CMC Section 21.38.050): 16. This project may be found Categorically Exempt per Section 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining to in-fill development projects. 17. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. Based upon the foregoing findings of fact and pursuant to CMC Section 21.42.020, the Planning Commission further finds and concludes that: 18. The project will be consistent with the General Plan; 19. The project will aid in the harmonious development of the immediate area; 20. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s); and Planning Commission Resolution No. Page 3 of 3 PLN-2021-84 ~ 1384 Munro Avenue - Site & Architectural Review Permit 21. This project is Categorically Exempt under per Section 15303 of the California Environmental Quality Act (CEQA), pertaining to the construction of single-family dwellings. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN-2021-84) to allow construction of an approximately 4,467 square-foot single-story single-family residence on property located at 1394 Munro Avenue, subject to the attached Conditions of Approval (attached Exhibit “A”). PASSED AND ADOPTED this 13th day of December 2022, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: APPROVED: Stuart Ching, Chair ATTEST: Rob Eastwood, Secretary CONDITIONS OF APPROVAL Site & Architectural Review Permit (PLN-2021-84) Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN-2021-84) to allow construction of an approximately 4,467 square-foot single- story single-family residence on property located at 1394 Munro Avenue. The project shall substantially conform to the Project Plans included as Attachment B, in the December 13, 2022, Planning Commission Staff Report, except as may be modified by conditions of approval contained herein 2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid for one year from the date of final approval (expiring December 23, 2022). Within this one-year period, an application for a Building Permit must be submitted. Failure to meet this deadline or expiration of the Building Permit plan check or issued Building Permit will result in the Site and Architectural Review Permit being rendered void. 3. Rough Framing and Planning Final Required: Planning Division clearance is required prior to the Rough Framing inspection and Building Permit final. Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 4. Plan Revisions: The construction plans submitted for a building permit shall incorporate the following revision(s): a. ADU & Offsite Bridge (Informational): Additional revisions to the ADU and Offsite Bridge may be required – including for conformance with CMC 21.22 (Flood Damage Prevention). As these aspects of the project design are outside the scope of the Site and Architectural Review Permit, conformance with required standards has not verified or established by the subject permit. b. Pavement: A minimum setback of 5-feet shall be provided between driveways and any side property line. Exhibit A - Conditions of Approval Page 2 of 8 PLN-2021-84 ~ 1394 Munro Avenue - Site & Architectural Review Permit 5. Guidelines and Standards Near Streams: The following conditions shall be abided by in furtherance of the City’s adopted “Guidelines and Standards for Land Uses Near Streams”: a. Irrigation: Irrigation systems shall not be allowed to cause erosion. Further, any outfalls shall be designed in accordance with Detail 4-1 and Detail 4-2 of the Guidelines and Standards for Land Uses Near Streams. b. Native Plants: The use of native plant species, as outlined on Sheet 4.6 of the Guidelines and Standards for Land Uses Near Streams is encouraged. Native vegetation shall not be allowed to be removed between top of banks unless found to be a threat to public health and safety as supported by findings of a biologist or arborist indicating that such removal will improve the stream ecology or habitat. c. Utilities: Utility pipes or conduits must go under Smith Creek (encased in concrete or placed in a sleeve) or be designed to avoid catching debris in high flow conditions as part of the separate building permit application (BLD-2020- 1083). d. Runoff: During demolition and construction activities, wattles will be used to protect against erosion and sediment runoff into Smith Creek. The location of wattles shall be shown on both the demolition and building permit plans. Compliance with these requirements shall be to the satisfaction and approval of the Community Development Director. 6. Minor Modifications: Minor Modifications to the approved project plans are subject to review and approval by the Community Development Director. Minor modifications include alterations in floor area of no more than 50 square feet on the first floor (except for PD permits where additional floor area is considered a major modification), alterations to second story windows that are not oriented toward neighboring yards and result in an increase in window area of no more than one square foot and horizontal relocation of no more than one foot from the approved window location, and minor alterations to façade material. All other modifications are subject to review at a public hearing. 7. Plan Revisions: Upon prior approval by the Community Development Director, all Minor Modifications to the approved project plans shall be included in the construction drawings submitted for Building Permit. Any modifications to the Building plan set during construction shall require submittal of a Building Permit Revision and approval by the Building Official prior to Final Inspection. 8. Water Efficient Landscape Standards: As a new construction project with a total project landscape area equal to or less than 2,500 square feet, this project is subject to the updated California Model Water Efficient Landscape Ordinance (MWELO) and may comply with the Prescriptive Compliance Option in Appendix D. This document is available at: http://www.cityofcampbell.com/DocumentCenter/View/176 or on the Planning Division’s Zoning and Land Use webpage through Exhibit A - Conditions of Approval Page 3 of 8 PLN-2021-84 ~ 1394 Munro Avenue - Site & Architectural Review Permit www.cityofcampbell.com. The building permit application submittal shall demonstrate compliance with the applicable MWELO and landscaping requirements and shall include the following: a. Planting and Irrigation Plans that meet all requirements of the Prescriptive Compliance Option in Appendix D. b. The front yard landscaping shall include a combination of trees, shrubs, and groundcover spread throughout the yard. c. A completed Landscape Information Form. d. A note on the Cover Sheet in minimum 1/2” high lettering stating “Planning Final Required. The new landscaping indicated on the plans must be installed prior to final inspection. Changes to the landscaping plan require Planning approval.” 9. Landscaping: Landscape areas in the landscaping plan shall consist of a mix of plants including natural turf, ornamental grasses, groundcovers, shrubs, and trees and/or synthetic turf throughout and shall be provided with permanent irrigation, in compliance with the Water Efficient Landscape Standards and Campbell Municipal Code. 10. Trees: The landscaping plan, accounting for any existing trees to remain, shall provide for a total of 16 trees on the property pursuant to STANP Land Use Policy 'J- 1'. The selection of required trees shall be to the satisfaction of the Community Development Director and shall not include fruit trees or eucalyptus trees. Existing trees to remain (except for fruit trees and eucalyptus trees) count towards the required number of trees. 11. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Campbell Municipal Code Section 21.18.060 and shall be submitted for review and approval by the Community Development Department. 12. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 13. Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. 14. Construction Activities: The applicant shall abide by the following requirements during construction: Exhibit A - Conditions of Approval Page 4 of 8 PLN-2021-84 ~ 1394 Munro Avenue - Site & Architectural Review Permit a. The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. c. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. f. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell. Building Division: 15. Permit Required: A Building Permit application shall be required for the proposed project. The Building Permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 16. Building Permit Review for Associated Work: The 17. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 18. Construction Fencing: This project shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The construction site shall be secured to prevent vandalism and/or theft during hours when no work is being done. PUBLIC WORKS DEPARTMENT: 19. Park Impact Fee: Senate Bill No. 13 (SB13) allows the assessment of impact fees to accessory dwelling unit (ADU) of 750 square feet or more. SB13 also states that the fee should be proportional to the square footage of the primary dwelling unit. Currently, the Park Impact Fee for single family is $24,902.00 and the maximum Park Impact Fee that can be assessed for an accessory dwelling unit is $7,905.00. The fee amount will be calculated with submittal of the Building permit application. 20. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the applicant shall pay the required Storm Drain Area fee, currently set at $2,120.00 per net acre, which is $1,598.90 (based on a lot size of 0.7542 acres). Exhibit A - Conditions of Approval Page 5 of 8 PLN-2021-84 ~ 1394 Munro Avenue - Site & Architectural Review Permit 21. Water Meter(s) and Sewer Cleanout(s): Proposed water meter and sewer cleanout shall be installed on private property behind the public right-of-way line. 22. Utilities: The following conditions only apply if the applicant has a need to install / upgrade utility services (water, sewer, gas, etc.) in the street: a. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. b. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. c. Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the event that the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’s Street Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with the restoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed information on the streets currently under moratorium and the enhanced restoration requirements. Please note that Munro Avenue has recently received pavement treatment and is under the Street Cut Moratorium. 23. Bridge Upgrade: The property’s primary access is via a private bridge over Smith Creek connecting the property to the westerly terminus of Munro Avenue. A separate building permit application (BLD-2020-1083) has been received to upgrade the bridge to meet current requirements. Any Public Works requirements related to that work will be conditioned separately. 24. Water Meter: The project has an existing water meter installed in the public right-of- way. If the water service is required to be upsized as part of the project (i.e. due to fire sprinklers), then the new water meter shall be installed on private property behind the public right-of-way line. 25. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Exhibit A - Conditions of Approval Page 6 of 8 PLN-2021-84 ~ 1394 Munro Avenue - Site & Architectural Review Permit Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment (“CA BMP Handbook”) by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection (“Start at the Source”) by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source (“Using Site Design Techniques”) by BASMAA, 2003. FIRE DEPARTMENT: 26. Development Review: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 27. Fire Sprinklers Required: (As Noted on Sheet A1.0) An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: 1) In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: One or more additions made to a building after January 1, 2011 that do not total more than 1,000 square feet of building area. 2) In all new basements and in existing basements that are expanded by more than 50%. 3) Detached Accessory Dwelling Units (ADUs), provided that all of the following are met: a) The unit meets the definition of an Accessory Dwelling Unit as defined in the Government Code Section 65852.2. b) The existing primary residence does not have automatic fire sprinklers. c) The detached ADU does not exceed 1,200 square feet in size. d) The unit is on the same lot as the primary residence. e) The unit meets all access and water supply requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CRC Sec. 313.2 as adopted and amended by CBLMC. Sprinklers required for all structures. 28. Fire Hydrant Systems Required: Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, onsite fire hydrants and mains shall be provided where required by the fire code official. Exception: For Group R-3 and Group U occupancies the distance requirement shall be 600 feet. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Exhibit A - Conditions of Approval Page 7 of 8 PLN-2021-84 ~ 1394 Munro Avenue - Site & Architectural Review Permit Section 903.3.1.1, 903.3.1.2 or 903.3.1.3, the distance requirement shall be not more than 600 feet. [CFC, Section 507.5.1]. The ADU exceeds the 600' maximum distance from the hydrant to the farthest exterior corner of the structure. New public hydrant shown on sheet A1.1b and it met the requirement. Hydrant spotting plan approved. PC 22-3421. Add a note to the cover sheet and civil sheets that there will be no combustible construction prior to hydrant installation on the building permit plan set. 29. Required Fire Flow: (Letter received) The minimum require fireflow for this project is 1000 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]. 30. Fire Department (Engine) Driveway Turnaround Required: (As Noted on Sheet A1.1) Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. [CFC, Section 503.2.5]. Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Installations shall conform with Fire Department Standard Details and Specifications D-1. A conforming cul-de-sac turnaround provided. 31. Requirements for design and construction: Bridges/Culvert and elevated surfaces: (Previously approved, see pc #21-0582) Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with AASHTO HB-17. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. Vehicle load limits shall be posted at both entrances to bridges when required by the fire code official. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the fire code official. CFC 503.2.6. Previously approved, also see BLD-2021-710. 32. Fire Apparatus (Engine) Access Driveway Required: (As Noted on Sheet A1.1) Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to the Fire Department Standard Details Specifications D-1 and CFC Section 503. 33. Address Identification: (As Noted on Sheet A1.1) New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the Exhibit A - Conditions of Approval Page 8 of 8 PLN-2021-84 ~ 1394 Munro Avenue - Site & Architectural Review Permit public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 34. Construction Site Fire Safety: (As Noted on Sheet A1.0) All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 35. Water Supply Requirements: (As Noted on Sheet A1.0) 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. 36. Timing of Installation: When fire apparatus access roads or a water supply for fire protection is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection when construction of new roadways allows passage by vehicles in accordance with Section 505.2. Construction documents. Construction documents for proposed fire apparatus access, location of fire lanes, security gates across fire apparatus access and construction documents and hydraulic calculations for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. CFC Sec. 501.3, 501.4 37. No Violation: 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, 105.3.6] A RESIDENTIAL FIRE SPRINKLER SYSTEM IS REQUIRED IN ACCORDANCE WITH NFPA 13DANDSTATE AND LOCAL REQUIREMENTS.FIRE SPRINKLERS WILL BE SECURED ON A SEPARATE PERMIT.A PHOTOVOLTAIC SYSTEM PERMIT WILL BE APPLIED FORAS A DEFERRED APPROVAL SUBMITTALAttachment A - Items to be Provided on Plans Page35YVGPROJECT SUMMARY ASSESSORS PARCEL NUMBER:--LOT SIZE:Gross sq. ft. (Property to center line of street) Net sq. ft. Square Feet Percent of Site DEVELOPMENT DATA:Existing Proposed Existing Proposed Building coverage Landscape coverage Paving coverage FLOOR AREA RATIO: Total bldg s.f. divided by net lot size ADJACENT LAND USES: UseNorth South East West PARKING:# Standard Spaces # Compact Spaces # Disabled Spaces # TOTAL PARKING RESTAURANT AND ASSEMBLY USES:Seating CountRESIDENTIAL PROJECTS:UNITTYPEAUNIT TYPE BUNIT TYPE CUNIT TYPE DLiving Area (square footage) Garage Area (square footage) Total Area (square footage) Number of Bedrooms Total Number of Units per Type 32,771403 14 052RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL6* INDICATES HOUSE FLOOR AREA, ADU,SHED, BREEZEWAY AND HOUSE REAR PORCHFOR COVERAGE353393344664611228500172821IMPERVIOUS COVERAGEHouse 4,466 Sq.Ft. + ADU 1,728 Sq.Ft.+ Shed 116 Sq.Ft. + Trellis 285 Sq.Ft. +Rear Porch36 Sq.Ft.+ Hardscape (pool included) 9.297 Sq.Ft. =15,928 Sq.Ft.15,928 / 32,771*100= 48.6 %Not Applicable2,862+ 4854,466+1,728+116 + 285+36* 10% 20%51%67%22,177 16,8799,297 28%22%10% 19%6,3103,3477,247SETBACKSMAIN HOUSE:FRONT: 20'-6"REAR: 28'-1 1/2"SIDE (N): 27'-2"SIDE (S): 107'-2"ADU:FRONT: 20'REAR: 25'SIDE (N): 188'-1 1/2"SIDE (S): 10'MAX HEIGHTSMAIN HOUSE:+-18'-3" HADU:+-15'-4" HMain House ADUPROJECT TEAMSCOPE OF WORKLOCATION MAPABBREVIATIONS(REFER TO CONSULTANT DRAWINGS FOR ADDITIONAL ABBREVIATIONS)AC. TILEADJ.ALUM.A.B.APPROX.A.C.A.F.F.@BLKG.BD.BOT.BLDG.CAB.C.I.C.B.CLG.CEM.C.C or O.C.CLCER. TILEC.O.C.O.T.G.CLR.RDWC.W.COL.CONC.C.P.CONST.C.H.C.J.CONT.CTR.CTSK.D.A.DTL.DIA. or ØDIM.DWDISP.DODR.D.S.DWG.D.F.EA.E.W.ELECT.E.W.C.EL. orELEV.ENCL.EQ.EQUIP.(E)EX.E.J.EXP.EXT.F.O.C.F.O.M.F.O.S.FIN.F.E.F.E.C.F.H.C.F.H.M.S.F.H.W.S.FL. or FLR.F.D.FTG.FND.GALV.G.I.GA.GL.GLU-LAMGRD.GYP. BD.HDW.HT.H.C.H.M.HORIZ.H.B.HR.INSUL.INT.INV.JTACOUSTIC TILEADJUSTABLEALUMINUMANCHOR BOLTAPPROXIMATELYASPHALTIC CONCRETEABOVE FINISHED FLOORATBLOCKINGBOARDBOTTOMBUILDINGCABINETCAST IRONCATCH BASINCEILINGCEMENTCENTER TO CENTERCENTERLINECERAMIC TILECLEANOUTCLEANOUT TO GRADECLEARREDWOODCOLD WATERCOLUMNCONCRETECONCRETE PIPECONSTRUCTIONCONSTRUCTION HEARTCONSTRUCTION JOINTCONTINUOUSCOUNTERCOUNTER SUNKDISABLED ACCESSDETAILDIAMETERDIMENSIONDISHWASHERDISPOSALDITTODOORDOWNSPOUTDRAWINGDRINKING FOUNTAINand/or DOUGLAS FIREACHEACH WAYELECTRIC or ELECTRICALELECTRIC WATERCOOLERELEVATIONENCLOSE and/orENCLOSUREEQUALEQUIPMENTEXISTINGEXPANSIONEXPANSION JOINTEXPOSEDEXTERIORFACE OF CONCRETEFACE OF MASONRYFACE OF STUDFINISHFIRE EXTINGUISHERFIRE EXTINGUISHERCABINETFIRE HOSE CABINETFLAT HEAD METALSCREWFLAT HEAD WOODSCREWFLOORFLOOR DRAINFOOTINGFOUNDATIONGALVANIZEDGALVANIZED IRONGAUGEGLASSGLUE-LAMINATEDGRADEGYPSUM BOARDHARDWAREHEIGHTHOLLOW COREHOLLOW METALHORIZONTALHOSE BIBBHOURINSULATIONINTERIORINVERTJOINTLAV.LAM.M.B.M.H.MFG.M.O.MATL.MAX.MECH.MTL.MIN.MISC.MTD.(N)N.I.C.N.T.S.NO. or #OBS.O.C.OPNG.OPP.O.H.O.F.O.S.O.D.O.F.C.I.PART.P.A.F.PLPLAS.PW/PLYWD.PR.P.L.dP.V.C.QR. or RAD.R.W.L.RWD./R.W.R.C.P.REINF.REQ'DR.D.RM.R.O.RND. or ØR.H.M.S.R.H.W.S.S.T.S.M.S.SHEATH.SHT.S.M.S.S.O.V.SIM.S.C.SPEC.SQ. or ØS.S.STD.STL.STRUCT.TEL.T.T.B.TERR.T.&G.T.J.T.O.B.T.O.C.T.O.S.T.O.W.TYP.U.O.N.V.T.R.VERT.V.G.V.C.T.V.C.P.V.W.C.W.C.W.H.WP.W/W/OWD.W.W.M..LAVATORYLAMINATEMACHINE BOLTMANHOLEMANUFACTURERMASONRY OPENINGMATERIALMAXIMUMMECHANICALMETALMINIMUMMISCELLANEOUSMOUNTEDNEWNOT IN CONTRACTNOT TO SCALENUMBEROBSCUREON CENTEROPENINGOPPOSITEOPPOSITE HANDOUTSIDE FACE OF STUDOVERFLOW DRAIN and/orOUTSIDE DIAMETEROWNER FURNISHED andCONTRACTOR INSTALLEDPARTITIONPOWDER ACTUATEDFASTENERPLATEPLASTERPLYWOODPAIRPROPERTY LINEPENNY (NAILS)POLY VINYL CHLORIDERADIUSRAIN WATER LEADERREDWOODREINFORCED CONCRETEPIPEREINFORCINGREQUIREDROOF DRAINROOMROUGH OPENINGROUNDROUND HEAD METALSCREWROUND HEAD WOODSCREWSELF TAPPING SHEETMETAL SCREWSHEATHINGSHEETSHEET METAL SCREWSHUT OFF VALVESIMILARSOLID CORESPECIFICATIONSSQUARESTAINLESS STEELSTANDARDSTEELSTRUCTURALTELEPHONETELEPHONE TERMINALBOARDTERRAZZOTONGUE & GROOVETOOLED JOINTTOP OF BEAMTOP OF CURBor CONCRETETOP OF STEELor SHEATHINGTOP OF WALKTYPICALUNLESS OTHERWISENOTEDVENT THROUGH ROOFVERTICALVERTICAL GRAINVINYL COMPOSITIONTILEVITRIFIED CLAY PIPEVINYL WALL COVERINGWATER CLOSETWATER HEATERWATERPROOFWITHWITHOUTWOODWELDED WIRE MESHNEW ONE-STORY,4,466 SQ.FT. HOUSE & 4 CAR GARAGE(WITH DETACHED 1,728 S.F. ADUFOR REFERENCE ONLY)DEMOLITION OF EXISTING HOME AND DETACHED STORAGE SHEDREMOVAL OF FRUIT TREES AT NEW GARAGE AREA AND DRIVEWAYFACE OF OBJECTCENTERLINE OF OBJECTSECTION NUMBERSHEET WHERE APPEARSEARTHGRAVEL / ROCKCONCRETECONCRETE BLOCKSAND, GROUT OR PLASTERSTEELWOOD, FINISH GRADEPLY-WOODWOOD, CONTINUOUSMEMBERWOOD, BLOCKINGSYMBOLSREFER TO ARCHITECTURAL FLOOR PLAN SHEETS AND CONSULTANTDRAWINGS FOR ADDITIONAL SYMBOLS AND REFERENCE DESIGNATIONSDIMENSION REFERENCESECTION REFERENCE01A9.1MATERIALS REFERENCEAPPLICABLE CODESOWNERSAMANTHA & JOSH KIM1394 MUNRO STREET,CAMPBELL 95008T: (408) 712-9677mailtoakim@gmail.comDRAWINGS INDEXARCHITECTURALA-1.0PROJECT INFORMATIONSU-1SURVEYA-1.1SITE PLAN-DRAINAGE PLANC.O.A.CODE-CONDITIONS REQUIREMENTSA-1.1bCULVERT SITE PLANA-1.2SITE ROOF PLANS & STREETSCAPEA-1.3FLOOR AREA DIAGRAMA-1.4FLOOR AREA DIAGRAM ADUA-2.1FIRST FLOOR PLANA-2.2CLERESTORY PLANA-2.3ROOF PLANA-2.4FIRST FLOOR PLAN ADUA-2.5ROOF PLAN ADUA-3.0EXTERIOR ELEVATIONSA-3.1EXTERIOR ELEVATIONSA-3.2EXTERIOR ELEVATIONS ADUA-4.0BUILDING SECTIONSA-4.1BUILDING SECTIONS ADUM-BEXTERIOR MATERIALS BOARD3D3D VIEWSL-01LANDSCAPING PLANL-02PLANTS CHOICESPHSITE PHOTOSFDFIRE DEPARTMENT SITE PLAN LAYOUTEX-1GRADING DRAINAGE PLANSURVEYOR2019 California Building Code2019 California Residential Building Code2019 California Mechanical Code2019 California Plumbing Code2019 California Electrical Code2019 California Energy Code2019 CalgreenSTRUCTURAL ENGINEER SOIL ENGINEERBEHROUZ EMAM, P. E.AMERICAN SOIL TESTING, INC.408-559-6400ENERGY COMPLIANCELEA & BRAZE ENGINEERING.GREGORY BRAZE P.E.2495 INDUSTRIAL PARK WAYWESTHAYWARD, CA 9454PH/FAX (510) 887-4086DEFERRED APPROVAL ITEMSKim Residence1394 Munro Ave. Campbell CANew One-Story Residence& Detached ADU(for reference only)ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA1.0PROJECT INFORevisionRevisionRevisionacadiaarchitecture12-31-23GENERAL PERSPECTIVEMAIN HOUSE & DETACHED ADULOCATION OF SITEFire Sprinklers Required:An automatic residential fire sprinkler system shall beinstalled in one- and two-family dwellings as follows: In all new one- and two-family dwellingsandin existing one- and two-family dwellings when additions are made that increase the buildingarea tomore than 3,600 square feet.Exception:A one-time addition to an existing building that doesnottotal more than 1,000 square feet of building area.NOTE:The owner(s), occupant(s) and anycontractor(s)or subcontractor(s) are responsible for consulting with the water purveyor of record in order todetermine if anymodification or upgrade of the existing water service is required. A Stateof California licensed(C-16) FireProtection Contractor shall submit plans, calculations, a completed permit application andappropriate fees tothis department for review and approval prior to beginning their work. CRCSec. 313.2 asadopted andamended by CBLMCWater Supply Requirements: Potable water supplies shall be protected from contaminationcaused by fire protection water supplies. It is the responsibility of the applicant and anycontractors andsubcontractors to contact the water purveyor supplying the site of such project, and to complywith therequirements of that purveyor. Such requirements shall be incorporated into the design of anywater-based fireprotection systems, and/or fire suppression water supply systems or storage containers that maybe physicallyconnected in any manner to an appliance capable of causing contamination of the potable watersupply of thepurveyor of record. Final approval of the system(s) under consideration will not be granted bythis office untilcompliance with the requirements of the water purveyor of record are documented by thatpurveyor as havingbeen met by the applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7Construction Site Fire Safety:All construction sitesmust comply with applicableprovisions of the CFC Chapter 33 and our StandardDetail and Specification SI-7. Provideappropriate notations on subsequent plan submittals,as appropriate to the project. CFC Chp. 33Address identification.New and existing buildings shall haveapproved addressnumbers, building numbers or approved building identification placedin a position that isplainly legible and visible from the street or road fronting the property.These numbers shall contrastwith their background. Where required by the fire code official,address numbers shall be providedin additional approved locations to facilitate emergency response.Address numbers shall be Arabicnumbers or alphabetical letters. Numbers shall be a minimum of 4inches (101.6 mm) high with aminimum stroke width of 0.5 inch (12.7 mm). Where access is bymeans of a private road and thebuilding cannot be viewed from the public way, a monument, pole orother sign or means shall beused to identify the structure. Address numbers shall be maintained.CFC Sec. 505.1 ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA1.1SITE PLAN-DRAINAGE PLANRevisionRevisionRevisionacadiaarchitecture12-31-21Design of these proposed buildings shall comply with the Campbell Chapter21.22 - FLOOD DAMAGE PREVENTION21.22.050 - Provisions for flood hazard reduction.A. Standards of construction. In all areas of special flood hazard, the following standards are required:1.Anchoring.a.All new construction and substantial improvements shall be anchored toprevent flotation, collapse,or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.2. Construction materials and methods.a. All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage.b.All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage.c. All new construction and substantial improvements shall be constructed with electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service facilities that aredesigned and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding.d.A breakaway wall shall have a safe design loading resistance of not less than ten pounds or no more than twenty pounds per square foot. Use of breakaway walls shall be certified by aregistered engineer or architect and shall meet the following conditions:(1) Breakaway wall collapse shall result from a water load less than that which would occur during the base flood; and(2) The elevated portion of the building shall not incur any structural damage due to the effects of wind and water loads acting simultaneously in the event of the base flood.3. Elevation and flood proofing.a. New construction and substantial improvement of any structure shall have the lowest floor, including basement, elevated to or above base flood elevation. Nonresidential structures maymeet the standards in Subsection (A)(3)(c), below. Upon completion of thestructure, the elevation of the lowest floor, including basement, shall be certified by a registered professionalengineer or surveyor, and verified by the Building Inspector to be properly elevated. Such certification shall be provided to the floodplain administrator.(3)Be certified by a registered professional engineer or architect that the standards of this subsection are satisfied. Such certifications shall be provided to the floodplain administrator.c.Require, for all new construction and substantial improvements, that fully enclosed areas below the lowest floor that are subject to flooding shallbe designed to automatically equalizehydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement shall either be certified by a registered professional engineer orarchitect or meet or exceed the following minimum criteria:(1) Either a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided, the bottom of allopenings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entryandexitoffloodwaters;or(2) Be certified to comply with a local flood proofing standard approved bythe Federal Insurance Administration.B.Standards for utilities.1. All new and replacement water supply and sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the system and discharge from systems intofloodwaters.FAMILYROOMPANEL PANEL KITCHEN 99.92GROUNDN07°36'00"W268.78'S86°20'00"E 213.02'21.04' N45° 1 5 '47"E N05°01'45"E113.35'N83°14'00"E 85.98'TOP OF BANKTOP OFBANKERAGEDENFOYERMASTER BEDROOMW.I.C.BEDROOM 3 BATH R O O M 2 Shower MECHANICALCOAT CLOSETDRIVEWAYPANTRYPowderRmD ASTER BATHROOMDECKBEDROOM 1FF:235.5N38°36'00"WALK IN CLOSETBEDROOM 1BATHROOM 1CLOSETKITCHENBEDROOM 2GARAGEPANT R Y DECKBEDROOM 2BATHROOM 1OOM 2ClosetLinenClosetSShowerClosetBuiltInMirror Skilight PATIOPATIOMechanicalOVEN+MICRO WISTOR REFRIGERAT Skilight T 8'-0"8'-0"14'-5"90'-4 1/8"71'-1"10'-0"25'-0"41'-7 1/8"15'-9"15'-6"13'-0"12'-0 1/4"12'-0 1/4"13'-4"11'-0"11'-7 1/2"53'-7"28'-6 1/4"37'-5"40'-10"43'-3"11'-1 1 / 4 "22'-2 1/4"HALLWAYOFFICEClosetLAUNDRY ROOM15'-4"ClosetBuiltIn9'-3"10'-0"15'-7"Mec h a n i c a l 17'-9"10'-10"6'-5 1/2"9'-0 1/2" 14'-5"14'-0"3'-3"Chase4'-4"4'-6"STORAGE SHED5'-4 1/2"10'-6 1/2"storage12'-0"15'-11"6'-10"12'-0 " TREL L I S 20'-0"20'-0"SWIMMING POOL12'-0"41'-3 1/2"20'-0"20'-0"EXISTINGOVERHEAD E LECTRICAL18" OAK10" TREE16" OAK8" OAK8" OAK18" OAK16" MULTITRUNKTREE6" OAK16" LEMON8"LEMON14" MULTITRUNKTREE22" OAK18" OAKSTORAGESHED6'-10"12'-0"WALKINCLOSETBEDROOM1BATHROOM1CLOSETKITCHENBEDROOM2PANTRY Skilight 17'-9"10'-10"6'-551/2"9'-01/2"14'-5"14'-0"333'-3"Chhaaassee12'-0"GARAGE11'-11/4"188'-1 1/8"27'-2 1/8"28'-1 5/8"20'-6"107'-2"FAMILYROOMPANEL PANEL KITCHENDENFOYERMASTERBEDROOMW.I.C.BEDROOM3BATHROOM2Shower MECHANICALCOATCLOSETPANTRYPowderRmDD ASTERBATHROOMBEDROOM1BEDROOM2BATHROOM1OOM2ClosetLinenClosetSShowerClosetBuiltInMirror Skilight OVEN+MICRO WISTOR REFRIGERARRTT15'-9"15'-6"13'-0"12'-01/4"12'-01/4"13'-4"11'-0"11'-71/2"HALLWAYOFFICEClosetLAUNDRYROOM15'-4"BuiltIn9'-3"10'-0"4'-4"4'-6"5'-41/2"10'-61/2"RAGE4443'-3"36'-0"4"M-TREE20"PEPPER6"M-TREE10"OAKEXISTING O V ERHEAD T ELEPHONECABLEEXISTING O VERHEAD C ATVCABLE N-FEMA SFHAN-FEMA SFHA25'-0"REAR SETBACK20'-0"FRONTSETBACK27'-0"SIDESEK(E) PERSIMMON TREETO REMAIN 25" DIA. TRUNK(E) TREETO REMAIN(E) OAK TREE24" DIA. TRUNK TO REMAIN(E) 8" DIA. OLIVE TREEBE REMOVED(E) PERSIMMON TREE25" DIA. TRUNK TO BE REMOVED10'-0"REQ. SETBACK10'-0"REQ.SETBACKNEW AC DRIVEWAY TOCONNECT WITH(E) DRIVEWAYNEW 200 AMP ELECTRICAL METERGMEMGRASSYSWALESSLOPE GRADE AWAYFROM BUILDING ANDPROPERTY LINE, RUNOFFTO GO THROUGH GRASSYSWALESSLOPE GRADE AWAY FROM BUILDING AND PROPERTY LINE, RUNOFFTO GO THROUGH GRASSY SWALES(E) 6" DIA. ALMOND TREE TOBE REMOVED(N) ACACIADEALBATA(N) JAPANESEMAPLE(E) FENCE TO REMAIN IN PLACETHIS WALL MAXIMUM HEIGHT IS 14'-1"60% OF IT EQUALS 8.45'. THE MINIMUM SETBACK BECOMES 10'(E) 6'H FENCE TO REMAIN, TYP.FRUIT TREE TO BEREMOVED.6" TO 8" TRUNK DIAMETERFRUIT TREE TO BE REMOVED.6" TO 8" TRUNK DIAMETERFRUIT TREE TO BE REMOVED+- 8" TRUNK DIAMETERFRUIT TREE TO REMAIN.+- 6" TRUNK DIAMETERWOOD DECKIPE WALKING BOARDSLINE OF ROOF OVERHANG, TYP.LINE OF ROOF OVERHANG, TYP.10 x TREE DIAM.(E) FENCE TO REMAIN, TYP.(E) 6' H FENCE TO REMAIN, TYP.APPROXIMATE LOCATION OF EXISTING WATER LINEAPPROXIMATE LOCATION OF EXISTING S.S. LINELINE OF ROOF OVERHANG, TYP.WOOD DECKPAVERS LANDINGPAVERS LANDINGPAVERS DECKPROPOSED SITE PLANScale: 1" = 10'-0"1(N) STORAGESHEDEXCAVATION ACTIVITIESASSOCIATEDWITHTHEPROPOSED SCOPE OF WORKSHALL OCCUR NO CLOSERTHAN10XTREEDIAMETER.NEW AC UNIT, AC UNIT TO BEPLACED ON A LEVEL CONCRETEPAD EXTENDING MIN 3" ABOVEADJACENT GRADE PER CPC 508.3.(N) PODOCARPUSK(N) ACACIADEALBATANEW GAS METEREXCAVATION ACTIVITIESASSOCIATED WITH THEPROPOSED SCOPE OF WORKSHALL OCCUR NO CLOSERTHAN 10 X TREE DIAMETER.FRUIT TREE TO BE REMOVED.6" TO 8" TRUNK DIAMETEREXCAVATION ACTIVITIESASSOCIATED WITH THEPROPOSED SCOPE OF WORKSHALL OCCUR NO CLOSERTHAN10XTREEDIAMETER.EXCAVATION ACTIVITIESASSOCIATED WITH THEPROPOSED SCOPE OF WORKSHALL OCCUR NO CLOSERTHAN10XTREEDIAMETER.(E) 6' H FENCE TO REMAIN, TYP.GRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESGRASSYSWALESSIGN LOCATION FOR NUMBER ADDRESS FOR ADUNUMBERSTOBE4"HMIN.AND1/2"STROKEMIN.MAIN HOUSE NUMBER ADDRESS LOCATED ON HOUSEENTRY ITSELF, SEE EXTERIOR ELEVATION SHEET.1Address identification: New and existing buildings shall have approved address numbers,building numbers or approved building identification placed in a position that is plainly legible andvisible from the street or road fronting the property. These numbers shallcontrast with theirbackground. Where required by the fire code official, address numbers shall be provided in additionalapproved locations to facilitate emergency response. Address numbers shall be Arabic numbers oralphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum strokewidth of 0.5 inch (12.7 mm). Where access is by means of a private road and thebuilding cannot beviewed from the public way, a monument, pole or other sign or means shall be usedtoidentifythestructure. Address numbers shall be maintained. CFC Sec. 505.1.1% ANNUAL CHANCEFLOOD BOUNDARYPER FLOOD INSURANCERATE MAP1% ANNUAL CHANCEFLOOD BOUNDARYPER FLOOD INSURANCERATE MAP1SMITH CREEKCENTERLINE PERFLOOD INSURANCERATE MAPGRASSYSWALESGRASSYSWALES(N) BLUE SPURCEGRASSYSWALESINDICATES DIRECTIONOF SURFACE DRAINAGEALL DRAINAGE DIRECTION TO BE DIRECTEDAWAY FROM THE CREEK AND AWAY FROMVALLEY WATER'S PROPERTY, TYPICAL1F.F. : 235F.F. : 235ADUMAIN HOUSE16'-2"SEE SHEET A1.1.b for CULVERT AREA SITE PLAN ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comC.O.A.Conditions Of Approval and Code NotesRevisionRevisionRevisionacadiaarchitecture12-31-21The project, including landscaping, needs to conform with the GuidelinesandStandards for Land Use Near Streams (Guidelines and Standards) which was adopted by theCity of Campbell.1. Water Quality:a. Direct surface drainage away fromstreams and do not allow water tosheet flow over the stream bank.b. Encourage infiltration by minimizingpaving materials and installingpervious materials such as porouspavement.c. Use vegetated buffer zones toreduce surface runoff into streams.d. Plant landscape materials thatminimize the use of pesticidesand fertilizers. Use organic soilamendments rather than chemicalfertilizers.e. Do not drain pools or spas tothe storm drain, gutter or creek.Chlorine and copper algaecides aretoxic to aquatic life. Drain to sanitarysewer or let chlorine dissipate fortwo weeks and drain to landscaping.f. Dispose of vegetation debris, lawnclippings and animal waste withyour household trash. Althoughbiodegradable, too much organicmaterial degrades the riparianhabitat.2. Stream Banks and Streambeds:a. Preserve existing riparian vegetation.b. Keep structures out of the streamzone. Stairs and retaining walls candegrade creek banks and impactyour neighbor’’s stream bank.c. Drain roof gutters to landscapedareas or to the street. Pipes drainingonto or overhanging the streambank cause erosion.d. Don’’t dam or take water from thestream.e. Monitor the stream bank condition.Replant barren or disturbed slopesas soon as possible or provideerosion blanket or straw to protectslope until permanent vegetation isestablished.f. Do not use tires or brokenconcrete for erosion repair or slopeprotection.g. Eroded stream banks should berepaired with ‘‘soft’’ methods, suchas geotextiles or soil filled mats orfor severely eroded areas bouldersinterspersed with willow wattles.Seek professional help with thiswork to ensure proper techniqueand that there are no impacts toyour neighbors.h. If possible, coordinate with upstreamor downstream property owners to design and implement streambedor streambank improvements for areach of stream.3. Riparian Vegetation:a. Plant riparian vegetation to provideshading of streams, where possible.b. When planting new vegetation inriparian areas:1. Use native watershed-specificplants or non-local Californianatives. See plant lists inChapter 4- Design Guides.2. Exclude invasive plants fromyour landscaping plan. Referto the list of invasive plants inChapter 4- Design Guidesc. Do not place structures within thedrip line of mature riparian trees,such as oak, sycamore, alder, etc.d. New native plantings mayneed irrigation to help ensureestablishment but should be weanedfrom irrigation for long term survivale. Remove invasive plants fromriparian corridors, especially thosewhich spread rapidly and degraderiparian habitat, such as pampasgrass (Cortaderia selloana) andArundo donax.4. Fisheries:a. Preserve in-stream and near-streamriparian vegetation whose canopiesprovide shade and nutrients foraquatic life.b. Avoid removing woody debris, whichprovides fish habitat in streamsunless it poses a flooding or erosionthreat.FIRE DEPARTMENTSANTA CLARA COUNTY14700 Winchester Blvd., Los Gatos, CA. 95032-1818(408) 378-4010 (408) 378-9342 (fax) www.sccfd.orgOrganized as the Santa Clara County Central Fire Protection DistrictServing Santa Clara County and the communities of Campbell, Cupertino, Los Altos,Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga# ) "& %" "+ #$ #) "$ !!!!!!!! !!#!!!!!+!!!SCOPEThis Standard is intended to prescribe minimum safeguards for new building construction, demolition or significant building alteration projects in order to provide a reasonable degree of safety to life and property from fire. This Standard is based on the provisions for fire safety during building construction or demolitions as set forth in the 2007 California Fire Code Chapter 14 and National Fire Protection Association Standard 241. This Standard shall not be construed to be in lieu of other applicable State or Federal laws and regulations related to construction site safety. The general contractor (or other designee of the building owner) shall be responsible for compliance with the provisions of this Standard. When the term “shall” is used in this Standard, it means a mandatory requirement.REQUIREMENTSI. Fire Protection PlanA written Fire Protection Plan shall be developed for significant or complex construction projects at the discretion of the fire department. The plan shall be approved by the fire department prior to proceeding past foundation work for new buildings or commencement of demolition work in alteration projects. The written plan shall be consistent with the fire safety precautions as specified in this Standard. The general contractor is responsible for carrying out the provisions of the Fire Protection Plan and communicating it to all subcontractors. Additionally, the Fire Marshal shall be notified of any change affecting the utilization of information contained in the Fire Protection plan. The Fire Protection Plan shall include the following:A. Procedures for reporting emergencies to the Fire department. B. Procedures for emergency notification, evacuation and/or relocation of all persons in the building under construction and on the site.C. Procedures for hot work operations, management of hazardous materials and removal of combustible debris and maintenance of emergency access roads.D. Floor plans identifying the locations of exits, exit stairs, exit routes and portable fire extinguishers. E. Site plans identifying the designated exterior assembly areas for each evacuation route.F. Site plans identifying required fire apparatus access roadways and on-site fire hydrants. Organized as the Santa Clara County Central Fire Protection DistrictServing Santa Clara County and the communities of Campbell, Cupertino, Los Altos,Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga$G. The name and contact phone number of the person(s) responsible for compliance with the Fire Protection Plan.II. General Safety Requirements A. Fire Department Access Roadways: All construction sites shall be accessible by fire department apparatus by means of roadways having an all-weather driving service of not less than 20ft. of unobstructed width. The roads shall have the ability to withstand the live loads of fire apparatus, and have a minimum 13ft. 6 in. of vertical clearance. Dead end fire access roads in excess of 150 ft. in length shall be provided with approved turnarounds. When approved by the Chief, temporary access roadways may be utilized until such time that the permanent roadways are installed. As a minimum, the roadway shall consist of a compacted sub base and six (6) inches of road base material (Class 2 aggregate base rock) both compacted to a minimum 95%. The perimeter edges of the roadway shall be contained and delineated by curb and gutter or other approved method. The use of geotextile reinforcing fabric underlayment or soils lime-treatment may be required if so determined by the project civil engineer. Provisions for surface drainage shall also be provided where necessary. The integrity of the roadway shall be maintained at all times. Key boxes: Key boxes and/or approved padlocks shall be required when necessary for access through locked gates or structures. B. Fire hydrants: Where underground water mains and hydrants are required for the building(s) under construction, they shall be installed, completed, and in service prior to combustible construction materials accumulating on site.C. Telephone service: Provisions shall be provided at the construction site for emergency notification of the fire department via telephone. The street address of the construction site shall be posted adjacent to the telephone, along with the number for the public safety answering point.D. Premises identification: The address numbers of the property or project location shall be plainly visible and legible from the street or road fronting the property at the fire apparatus access point or as otherwise approved. E. Combustible debris: Wood, cardboard, packing material, form lumber and similar combustible debris shall not be accumulated within buildings. Such debris, rubbish and waste material shall be removed from buildings on a daily basis.Organized as the Santa Clara County Central Fire Protection DistrictServing Santa Clara County and the communities of Campbell, Cupertino, Los Altos,Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga%F. Oily rags: Oily rags and similar material shall be stored in metal or other approved containers equipped with tight-fitting covers.G. Temporary heating equipment: Temporary heaters, such as those that are LPG fueled, shall be listed and shall be installed, used, and maintained in accordance with the manufacturer's instructions (See LPG storage and use requirements below). Heating devices shall be secured properly and kept clear from combustible materials. Refueling operations shall be conducted in an approved manner.H. Smoking: Smoking is prohibited anywhere inside or on the roof of new buildings under construction or in the project work area of buildings undergoing alteration. A suitable number of 'No Smoking' signs shall be posted to ensure that smoking is controlled.I. Vehicle parking: All vehicles shall be parked a minimum of 20 feet from new buildings under construction. Exceptions:1. Vehicles that are temporarily parked for loading/unloading or other construction related operations. Such vehicles shall not be left unattended. 2. Private vehicles may be parked in parking garages of Type I construction if the automatic fire sprinkler system is in service and vertical openings are protected. J. Combustible material storage: Combustible construction materials shall be stored a minimum of 20 feet from buildings under construction or undergoing remodel. Exceptions: 1. Materials that are staged for installation on a floor level.2. When approved by the Fire Department, materials may be stored in parking garages of Type I construction if the automatic fire sprinkler system is in service and vertical openings are protected.III. Fire Protection Systems A. Fire Sprinkler Systems: Where automatic fire sprinkler systems are required to be installed in new buildings, the system shall be placed in service as soon possible. Immediately upon the completion of sprinkler pipe installation on each floor level, the piping shall be hydrostatically tested and inspected. After inspection approval from the Fire department, each floor level of sprinkler piping shall be connected to the system supply riser and placed into service with all sprinkler heads uncovered. Protective caps may be Organized as the Santa Clara County Central Fire Protection DistrictServing Santa Clara County and the communities of Campbell, Cupertino, Los Altos,Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga&installed on the active sprinklers during the installation of drywall, texturing and painting, but shall be removed immediately after this work is completed. For system activation notification, an exterior alarm bell can be installed and connected to the sprinkler waterflow device prior to installation of the monitoring system. For buildings equipped with fire sprinkler systems that are undergoing alterations, the sprinkler system(s) shall remain in service at all times except when system modifications are necessary. Fire sprinkler systems undergoing modifications shall be returned to service at the end of each workday unless otherwise approved by the fire department. The General contractor or his/her designee shall check the sprinkler control valve(s) at the end of each workday to confirm that the system has been restored to service.B. Standpipes: Where standpipes are required, the standpipes shall be installed when the progress of construction is not more than 35 ft. in height above the lowest level of the fire department access. Standpipes shall be provided with fire department hose connections and outlets at accessible locations adjacent to usable stairs. The standpipe system shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring. Each floor shall be provided a 2 1/2-inch valve outlet for fire department use. Where construction height requires installation of a Class III standpipe, fire pumps and water main connections shall be provided to serve the standpipe.C. Fire Extinguishers: Portable fire extinguishers shall be provided and shall be mounted on a wall or post at each usable stairway and such that the travel distance to any extinguisher does not exceed 75 ft. Mounting height to the top of the extinguisher shall not exceed 5 feet. Extinguishers shall not have less than a 2A10BC rating or as otherwise directed by the fire department. The general contractor shall ensure that an adequate number of individuals are trained in the proper use of portable fire extinguishers. Fire extinguishers shall also be located in storage sheds and contractor trailers.D. Fire Alarm Systems: Fire alarm systems shall be maintained operational at all times during building alterations. When an alteration requires modification to a portion of the fire alarm system, the portion of the system requiring work shall be isolated and the remainder of the system shall be kept in service whenever practical. When it is necessary to shut down an entire fire alarm system a fire watch or other mitigation approved by the fire department shall be implemented by the general contractor until the system is returned to full service.Organized as the Santa Clara County Central Fire Protection DistrictServing Santa Clara County and the communities of Campbell, Cupertino, Los Altos,Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga'IV. Means of Egress Requirements A. Minimum number of Exits: All new buildings under construction shall have a least one unobstructed exit. All exits shall be identified on the Fire Protection Plan. B. Multi-Story Buildings: Each level above the first story in new multi-story buildings shall be provided with at least two usable exit stairs after the floor decking is installed. The stairways shall be continuous and discharge to grade level. Stairways serving more than two floor levels shall be enclosed (with openings adequately protected) after exterior walls/windows are in place. Exit stairs in new and in existing, occupied buildings shall be lighted and maintained clear of debris and construction materials at all times. Exception: For new multi-story buildings, one of the required exit stairs may be obstructed on not more than two contiguous floor levels for the purposes of stairway construction (i.e., installation of gypsum board, painting, flooring, etc.). C. Assembly Points: Designated exterior assembly points shall be established for all construction personnel to relocate to upon evacuation. The assembly points shall also be identified in the Fire Protection Plan.V. Area Separation Walls When area separation walls are required, the wall construction shall be completed (with all openings protected) immediately after the building is sufficiently weather-protected at the location of the wall(s).VI. Special Operation Requirements A. Hot Work: Hot work includes any work involving operations capable of initiating fires or explosions, including cutting, welding, brazing, soldering, grinding, thermal spraying, thawing pipe, torch applied roofing, or any other similar activity. The use of hot work equipment shall be in accordance with the following guidelines, including a pre-site inspection, fire watch and post inspection procedures.1. Pre-site Inspection: An inspection of the hot work site shall be conducted by the General Contractor or his/her designee prior to hot work operations to ensure:Organized as the Santa Clara County Central Fire Protection DistrictServing Santa Clara County and the communities of Campbell, Cupertino, Los Altos,Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga((a) the hot work site is clear of combustibles or that combustibles are protected;(b) exposed construction is of noncombustible materials or that combustible materials are protected;(c) openings are protected;(d) there are no exposed combustibles on the opposite side of partitions, walls, ceilings, floors, etc.;(e) fire extinguishers are available, fully charged and operable; and(f) fire watch personnel are assigned, equipped and trained.2. Fire Watch: The sole duty of fire watch personnel shall be to watch for the occurrence of fire during and after hot work operations. Individuals designated to fire watch duty shall have fire extinguishing equipment readily available and shall be trained in the use of such equipment. Personnel assigned to fire watch shall be responsible for extinguishing spot fires and communicating an alarm. Fire watch personnel shall be provided with at least one means for notification of the fire department. Hot work conducted in areas with vertical and horizontal fire exposures that cannot be observed by a single individual shall have additional personnel assigned to fire watches to ensure that all exposed areas are monitored.3. Post-inspection: The fire watch shall be maintained a minimum of 30 minutes after the conclusion of the work to look out for leftover sparks, slag or smoldering combustibles.B. Asphalt and tar kettles: Asphalt kettles shall not be located within 20 feet of any combustible material, combustible building surface or building opening. With the exception of thermostatically controlled kettles, an attendant shall be within 100 feet of a kettle when the heat source is operating. Ladders or similar obstacles shall not form a part of the route between the attendance and the kettle. Kettles shall be equipped with tight-fitting covers. A minimum 3A 40-B:C rated portable fire extinguisher shall be located within 30 feet of each asphalt kettle when the heat source is operating. Minimum 3A 40-B:C rated portable fire extinguishers also shall be located on roofs during asphalt coating operations.C. Motor Equipment: Motorized equipment including internal-combustion-powered construction equipment shall be used in accordance with the following; 1) Equipment shall be located so that exhausts do not discharge against combustible materials.2) When possible, exhausts should be piped to the outside of the building.Organized as the Santa Clara County Central Fire Protection DistrictServing Santa Clara County and the communities of Campbell, Cupertino, Los Altos,Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga)3) Equipment shall not be refueled while in operation.4) Fuel for equipment shall be stored in an approved area outside of the building. (Ref: CFC Articles 87 & 13 – also 49, 79 and 11)VII. Hazardous Materials A. Liquefied Petroleum Gas (LP-Gas) - Storage and use shall comply with the following:1. Propane containers may be used in buildings under construction or undergoing major renovation as a fuel source for temporary heating for curing concrete, drying plaster and similar applications in accordance with the following: (a) Heating elements (other than integral heater-container units) shall be located at least 6 feet from any LP-Gas container. (b) Integral heater-container units specifically designed for the attachment of the heater to the container, or to a supporting standard attached to the container, may be used provided they are designed and installed so as to prevent direct or radiant heat application to the LP-Gas container.(c) Blower and radiant type units shall not be directed toward any LP-Gas container within 20 feet. (d) Heat producing equipment shall be installed with clearance to the combustibles in accordance with the manufacturer's installation instructions.(e) Cylinders shall comply with DOT cylinder specifications and shall be secured in an upright position.(f) Regulators shall be approved for use with LP-Gas. Fittings shall be designed for at least 250 psig service pressure. (g) Hose shall be designed for a working pressure of at least 350 psig (unless limited to 5 psig) and shall be a maximum of 6 feet in length.(h) Portable heaters shall be equipped with an approved automatic device to shut off the flow of gas to the main burner and to the pilot in the event of flame extinguishment or combustion failure. Portable heaters with an input of more than 50,000 Btu/hr shall be equipped with either a pilot that must be proved before the main burner can be turned on or an approved electronic ignition system.Organized as the Santa Clara County Central Fire Protection DistrictServing Santa Clara County and the communities of Campbell, Cupertino, Los Altos,Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga*2. In addition to the above, for LPG storage/use in buildings undergoing alteration and that are fully or partially occupied, the following shall also apply: (a) Specific approval must be obtained from the fire department prior to bringing LP-Gas containers on-site.(b) The maximum water capacity of individual containers shall be 5-gallon water capacity and the number of containers in the building shall not exceed the number of workers assigned to using the LP-Gas. (c) Containers having a water capacity greater than 2 1/2 lb. [1 quart] shall not be left unattended.B. Storage, Use and Dispensing of Flammable and Combustible Liquids 1. Storage areas for flammable and combustible liquids shall be kept free of weeds and extraneous combustible material. Open flames and smoking are prohibited in flammable or combustible liquid storage areas.2. Tanks and containers shall be marked with the name of the product and FLAMMABLE-KEEP FIRE AND FLAME AWAY. Tanks (containers in excess of 60 gallons) shall also be labeled KEEP 50 FEET FROM BUILDINGS.3. Metal containers for Class I or II liquids shall be in accordance with DOT requirements or shall be of an approved design. Discharge devices shall not cause an internal pressure on the container. Individual containers shall not be interconnected and shall be kept closed when not in use.4. Secondary containment or a means of spill control, drainage control, and diking is required for large containers (such as 55 gallon drums) and tanks as approved by the fire department.5. Plans for the installation/use of any aboveground storage tank (containers greater than 60 gallons) shall be submitted to the fire department for review and permit prior to the proposed tank arriving at the site.C. Compressed Gases1. Gas cylinders shall be marked with the name of the contents.2. Gas cylinders shall be stored upright and secured to prevent falling.3. When not in use, valve protective caps shall be in place.4. Gas cylinders shall be protected against physical damage.5. When stored, gas cylinders shall be separated from each other based on their hazard classes.6. Combustible materials shall be kept a minimum of 10 feet from gas containers.7. Gas cylinders shall not be placed near elevators, unprotected platform edges or other areas where they would drop more than 2 feet.Organized as the Santa Clara County Central Fire Protection DistrictServing Santa Clara County and the communities of Campbell, Cupertino, Los Altos,Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga+8. Gas cylinders shall not be placed in areas where they may be damaged by falling objects.9. Ropes, chains or slings shall not be used to suspend gas cylinders, unless the cylinder was manufactured with appropriate lifting attachments.SD&S SI-7/DM:dh/12.10.09 ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA1.1bCULVERT SITE PLANRevisionRevisionRevisionacadiaarchitecture12-31-2332"REDWOODDRAINAGEDIRECTION DRAINAGEDIRECTION99.92GROUNDGROUNDGROUNDACACACDWDWDW21.04' N45° 1 5' 4 7"E 83.61'TOPOF BAN KN83°14'00"EN38°36'00"E 4 9.87'20'-020'-0"CULVERTWMWM18" OAK16" MULTITRUNKTREE6" OAK16" LEMON8" LEMON14" MULTITRUNKTREE30" OAK MB MB MB MB SSCOWM SSCOWM SSCO WM WM SSCO MUNRO AVENUE (50')4"PIPEFL=232.514"M-TREE3' WOODFENCE18"OAK14"M-TREE6"PIPE4"PIPE4"PIPESSMHRIM=233.82INV=226.424"PIPE 4"PIPEHEADWALLHEADWALLEDGE O F P AVEMENT CONCRETECURB6'WOOD FENCE3'VINYLFENCE3' VINYLFENCEEDGE O F PAVEMENT LANDS OF SANTACLARA VALLEYWATER DISTRICT N45°16 '45"E 2 1. 0 4 'GATEN 38°37'05" E 51.18'HEADWALL20"PEPPER20"M-OAK6"M-TREE10"OAKN-FEMA SFHAN-FEMA SFHA20'-0"FRONTSETBACKCULVERT SITE PLANScale: 1" = 10'-0"1APPROXIMATE LOCATION OF PROPOSEDFIRE HYDRANT.Required fire flow of 1000GPM @ 20 PSI residual from the new fire hydrantFire Apparatus (Engine) Access Driveway Required:Access driveway with a paved all weather surface, aminimum unobstructed width of 12 feet, verticalclearance of 13 feet 6 inches, minimum circulatingturning radius of 36 feet outside and 23 feetinside, and a maximum slope of 15%. Installations shallconform to the Fire Department StandardDetails Specifications D-1 and CFC Section 503.11SMITH CREEKCENTERLINE PERFLOOD INSURANCERATE MAPWhere a bridge or an elevated surface is part of a fireapparatus access road, the bridge shall be constructed and maintained inaccordance with AASHTOHB-17. Bridges and elevated surfaces shall be designed for a live loadsufficient to carry the imposedloads of fire apparatus. Vehicle load limits shall be posted at bothentrances to bridges when requiredby the fire code official. Where elevated surfaces designed for emergencyvehicle use are adjacent tosurfaces which are not designed for such use, approved barriers,approved signs or both shall beinstalled and maintained when required by the fire code official. CFC503.2.6.GRASSYSWALESALL DRAINAGE DIRECTION TO BE DIRECTEDAWAY FROM THE CREEK AND AWAY FROMVALLEY WATER'S PROPERTY, TYPICALEXPANDED DRIVEWAY / BRIDGE,SO TO HAVE 12'-0" CLEAR ACCESS,S.S.D.12'-0"EXISTING WOOD GOOD NEIGHBOR FENCETO REMAIN SMITHCRE E K SMIT HCRE EK (E)SANITARYSEWERLATERALLINESHOWNISSCHEMATIC LAYOUTONLYCONTRACTOR TO VERIFY PRIORTOCONNECTIONT.P.O. ETC LINE(E) BRIDGE WILL BE AC OVERLAY(E) WATERLINE SHOWN IS SCHEMATIC LAYOUT ONLYCONTRACTOR TO VERIFY PRIOR TO CONNECTION(E) WATERLINE SHOWN IS SCHEMATIC LAYOUT ONLYCONTRACTOR TO VERIFY PRIOR TO CONNECTION(E) SANITARY SEWER LATERALLINE SHOWN IS SCHEMATIC LAYOUT ONLYCONTRACTOR TO VERIFY PRIOR TO CONNECTIONEXISTINGFENCE AND GATE TO REMAIN TOPREVENT ACCESS ALONGMAINTENANCE PATHCONCRETE WALL, TYP.MAINTAINEXISTINGDRAINAGE DIRECTIONOVER BRIDGE, AWAY FROM CREEKRELOCATE (E) CHAIN LINK FENCE AND GATE AND POSTS,ALONG ENTIRE WIDENING SIDE OF DRIVEWAY/BRIDGESEE STRUCTURAL PLANS FOR CONNECTIONTO BRIDGE12'-0"INSTALL NEW ASPHALT CONCRETE PAVEMENTOVERLAY, SEE STRUCTURAL FOR BRIDGE PORTIONSEE CIVIL DRAWINGS DETAIL FOR DRIVEWAYCONNECTION PORTION(E) SANITARY SEWER LATERALLINE SHOWN IS SCHEMATIC LAYOUT ONLYCONTRACTOR TO VERIFY PRIOR TO CONNECTIONREMOVE AND RE-INSTALL (E) CHAIN LINK FENCE AND GATE AND POSTSAS NEEDED FOR NEW BRIDGE BEAMS INSTALLATION;SEE STRUCTURAL PLANS FOR SCOPE OF WORK AND CONNECTIONTO BRIDGE ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA1.2SITE ROOF PLANS & STREETSCAPERevisionRevisionRevisionacadiaarchitecture12-31-21FAMILYROOMKITCHENGROUNDN07°36'00"W268.78'S86°20'00"E 213.02'N05°01'45"E 113.35'N83°14'00"E 85.98'TOP OF BANK4-CAR GARAGEDENFOYERMASTER BEDROOMW.I.C.BEDROOM 3BATHROOM 2ShowerMECHANICALCOAT CLOSETDRIVEWAYPANTRYPDINING ROOMMASTER BATHROOMDECKBEDROOM 1Walk-InShowerFF: 235.2FF:236FF:235.5WALK IN CLOSETBEDROOM 1BATHROOM 1CLOSETKITCHENBEDROOM 2GARAGERYBATHROOM 2PANTRYDECKPATIOBEDROOM 2BATHROOM 1BATHROOM 2ClosetLinenClosetShowerShowerShowerTubClosetBuiltInMirror Skilight PATIOPATIOMechanicalOVEN+MREFRI Skilight TVHALLWAYOFFICEClosetLAUNDRY ROOMClosetBuiltInMechanicalChaseSTORAGE SHEDstorageTRELLISPMASTERBATHROOMBEDROOMM1FF:236Walk-InShowerBEDDROOM2BATHROOM1BATHROOM2ClosetShowerSShowerSWWShWWaaoaallwkk--eIInnrnnTTuubMMecchhhanicaallTVVVHALLWAWWYAAOFFICEClosetLAUNDRYROOMClosetBuiltInMASTERBEDROOMW.I.C.BEDROOM3BATHROOM2ShoweerrDENFOYERCOATCLOSETPATIOenClosetClosetMirror Skilight PATIOTLinBuiltInDENTeBuiltInDENTBuiltInFAMILYROOMKITCHENPANTRYDDININGGROOOOOMREFRI CHANICALMECOVEN+MCCCBEDROOM2WAWWLKINCLOSETBATHROOM2SkilightChhaaasse GARARRGEKITCHENstPANTRYRRtorageCLOSETRRYYRRBEDROOM1BATHROOM1Y4-CARGARAGEFF:235.2SITE ROOF PLANSScale: 1/8" = 1'-0"110'-4"10'-4"4.5:12 5:12MAIN HOUSESTORAGE SHEDADU14'-5"10'-0"TRELLIS IS NOT TOUCHING THEMAIN HOUSE.IT IS SELF SUPPORTED AT THISENDAND ANCHORED TO THE ADUWALL AT THE OTHER END.1390 MUNRO AVESCVWD1394 MUNRO AVE1392 MUNRO AVEPROPOSED NEW ONE STORY HOMECREEKEXISTING ONE STORY HOMEEXISTING ONE STORY HOMEEXISTING TWO STORY HOME1386 MUNRO AVEEND OF CUL-DE-SACP.L.P.L.P.L.P.L.P.L.P.L.STREET SCAPE MUNRO AVENUE FACING NORTHSCALE 1" = 20'-0"EXISTING ONE STORY HOMEEXISTING ONE STORY HOMEEXISTING ONE STORY HOMECREEKPROPOSED NEW ONE STORY HOMEEND OF CUL-DE-SAC1395 MUNRO AVE 1389 MUNRO AVE 1385 MUNRO AVEP.L.P.L.P.L.P.L.P.L.P.L.STREET SCAPE MUNRO AVENUE FACING SOUTHSCALE 1" = 20'-0" ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA-1.3FLOOR AREA DIAGRAMRevisionRevisionRevisionacadiaarchitecture12-31-21FAMILYROOMPANELPANELKITCHEN4-CAR GARAGEDENFOYERMASTER BEDROOMW.I.C.BEDROOM 3BATHROOM 2ShowerMECHANICALCOAT CLOSETDRIVEWAYPANTRYPowderRmDINING ROOMMASTER BATHROOMDECKBEDROOM 1Walk-InShowerFF: 235.2FF:236FF:235.5PATIOBEDROOM 2BATHROOM 1BATHROOM 2ClosetLinen ClosetShowerShowerShowerTubClosetBuilt In Mirror Skilight PATIOPATIOMechanicalWINESTORAGEFREEREFRIGERATORTVHALLWAYOFFICEClosetLAUNDRY ROOMClosetBuiltIn4-CARGARAGEFF:235.2MECHANICALPANTRYPANELPANELKITCHENWINESTORAGEFREEREFRIGERATORFAMILYROOMTVVVDENBuiltInOFFICEMASTERBEDROOMW.I.C.BEDROOM3BATHROOM2ShowerLinenClosetClosetBuiltInMirror Skilight HALLWAY0403010207080914111044'-3"21'-6"7'-0"21'-11"17'-1"22'-51/8"17'-7"9'-10"20'-9"23'-9"14'-9"12'-5"36'-4"11'-0"4'-5"6'-7"16'-8"42'-7"12'-6"16'-9"4'-4"40'-9"FLOOR AREA DIAGRAM MAIN HOMEScale: 1/4" = 1'-0"01MASTERBATHROOMTubShowerDININGROOMFOYERCOATCLOSETPowderRmFF:2361224'-0"3'-11"10'-3"11'-3"8'-8"13060512'-1"FLOOR AREA CALCULATION MAIN HOUSESECTION # (SHAPE)SIDE ASIDE BFLOOR AREA OF SECTIONFOOTPRINT (SQ.FT.)01- RECTANGLE44'-3"21'-6"932.902- RECTANGLE7'-0"21'-11"152.503- RECTANGLE17'-1"22'-5 1/8"390.804- RECTANGLE23'-9"20'-9"491.505- RECTANGLE17'-7"9'-10"17406- RECTANGLE14'-9"24'-0"33307- RECTANGLE12'-6"18'-5"233.308- RECTANGLE42'-7"16'-8"71009- RECTANGLE4'-4"40'-9"176.410- RECTANGLE36'-4"16'-5"595.711- RECTANGLE4'-5"11'-3"50.812- RECTANGLE12'-1"6'-7"8013- RECTANGLE8'-8"3'-11"33.814- RECTANGLE11'-0"10'-3"112TOTAL FLOOR AREA4466.7BEDROOM1BEDROOM2BATHROOM1BATHROOM2ClosetShowerShowerClosetLAUNDRYROOM1018'-5"16'-5" ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA-1.4FLOOR AREA DIAGRAM ADURevisionRevisionRevisionacadiaarchitecture12-31-17WALK IN CLOSETBEDROOM 1BATHROOM 1CLOSETKITCHENBEDROOM 2GARAGEw/dLAUNDRYBATHROOM 2PANTRYSkilightChase storageGARAGEKITCHENLLAAUNDDRRYYYPANTRY21'-5"12'-0"FLOOR AREA DIAGRAM DETACHED ADUScale: 1/4" = 1'-0"01WALKINCLOSETBEDROOM2BATHROOM2SkilightChase 15'-7"01CLOSETBATHROOM1BEDROOM118'-6"2'-6"2'-5"12'-0"6'-5"11'-9"6'-1"5'-8"19'-1"41'-7"17'-11"3'-3"15'-5"22'-3"12'-11"21'-5"0203040807060905FLOOR AREA CALCULATION ADUSECTION # (SHAPE)SIDE ASIDE BFLOOR AREA OF SECTIONFOOTPRINT (SQ.FT.)01- RECTANGLE12'-0"41'-7"49902- RECTANGLE2'-5"6'-0"14.203- RECTANGLE19'-1"5'-8"108.604- RECTANGLE22'-3"17'-11"396.505- RECTANGLE2'-6"6'-1"17.406- RECTANGLE18'-6"11'-9"21807- RECTANGLE15'-5"3'-3"5108- RECTANGLE12'-11"7'-0"90.209- RECTANGLE21'-5"15'-7"333.3TOTAL FLOOR AREA1728.26'-0"7'-0" ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA2.1FIRST FLOOR PLANRevisionRevisionRevisionacadiaarchitecture12-31-21FLOOR PLAN KEY NOTES#3 3/26/2015 Balcony Changes9'-0" FLAT CEILINGFIRST FLOOR PLANScale: 1/4" = 1'-0"01FF: 235.2FLOORPLANKEYNOTESCEILINGFAMILYROOMPANELPANELKITCHEN4-CAR GARAGEDENFOYERMASTER BEDROOMW.I.C.BEDROOM 3BATHROOM 2ShowerMECHANICALCOAT CLOSETDRIVEWAYPANTRYPowderRmDINING ROOMMASTER BATHROOMDECKBEDROOM 1Walk-InShowerFF: 235.2FF:236FF:235.52352PATIOBEDROOM 2BATHROOM 1BATHROOM 2ClosetLinen ClosetShowerShowerShowerTubClosetBuilt In Mirror Skilight PATIOPATIOMechanicalOVEN+MICRO WINESTORAGEFREEZER REFRIGERATORTVHALLWAYOFFICEClosetLAUNDRY ROOMClosetBuiltIn75°0'FAMILY ROOMENTRY LANDINGKITCHENLIVING ROOMA-A4.0A-A4.0B-A4.0C-A4.0FF:235.5GENERAL SHEET NOTES:1. REFER TO MECHANICAL, ELECTRICAL, AND STRUCTURAL DRAWINGS FOR EXTENT OFMECHANICAL, ELECTRICAL, AND STRUCTURAL WORK.2. ALL EXTERIOR STUD WALLS SHALL HAVE MIN. R-21 FOIL BACKED INSULATION.3. REFER TO STRUCTURAL DRAWINGS FOR ALL FRAMING AND STRUCTURAL MEMBERSIZES.4. PROVIDE FULLY TEMPERED GLAZING, LAMINATED SAFETY GLASS OR APPROVEDPLASTIC IN SHOWERS OR BATHTUB ADJACENT WALL OPENINGS WITHIN 60 INCHES ABOVEA STANDING SURFACE AND DRAIN INLET.5. DOORS AND PANELS OF SHOWER AND BATHTUB ENCLOSURES SHALL BE FULLYTEMPERED, LAMINATED SAFETY GLASS OR APPROVED PLASTIC.6. PROVIDE TEMPERED GLAZING AT HAZARDOUS LOCATIONS, SUCH AS IN DOORS.7. TUB-SHOWER COMBINATIONS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVESOF THE PRESSURE BALANCE OR THE THERMOSTATIC MIXING VALVE TYPE. PROVIDEMIXING VALVE FOR ALL TUB/SHOWERS8. PROVIDE PRESSURE RELIEF VALVE WITH DRAIN TO OUTSIDE AT WATER HEATER.9. INSTALL WINDOWS PER MANUFACTURER'S RECOMMENDATIONS10. DIMENSIONS ARE TO FINISH OF WALLS U.O.N.11.MIN.JAMBATDOORSTOBE4"DIMENSIONS NOTES1-CONTRACTOR TO VERIFY ALL DIMENSIONS IN FIELD AND NOTIFY ARCHITECT OF ANYDISCREPANCY BEFORE ANY CONSTRUCTION2- CONTRACTOR TO STAKE PROPERTYLINESWITHSURVEYORANDUSESETBACKSFORADDITIONLAY-OUTWATERHEATERNOTES:WATERHEATERSREQUIRETWOSEISMICSTRAPS;ONELOCATEDWITHINTHETOP1/3OFTHE WATER HEATER AND ONE AT THE BOTTOM 1/3.THE BOTTOM STRAP SHALL BE LOCATED AT LEAST 4" AWAY FROM THE HEATERCONTROLS. CPC 508.2EGRESS NOTES:• EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE EMERGENCY ESCAPEAND RESCUE OPENING (R310.1)a) MINIMUM NET CLEAR OPENABLE DIMENSION OF 24" IN HEIGHT (R310.1.2)b) MINIMUM NET CLEAR OPENABLE DIMENSION OF 20" IN WIDTH (R310.1.3)c) MINIMUM NET CLEAR OPENABLE DIMENSION OF 5.7 SQUARE FEET IN AREA.GRADE FLOOR OPENINGS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5 SQUAREFEET (R310.1.1)d) OPENINGS SHALL HAVE A SILL HEIGHT OF NOT MORE THAN 44" MEASURED FROMTHE FLOOR (R310.1)PowderRmOUTLINE OF VAULTEDCEILING CHANGE ABOVEVMTVVVVMTVVVFAUW/HMECHANICALPANTRY14'-8"12'-6"16'-2"22'-7"3'-10"11'-0"7'-3"7'-11"16'-5"16'-2"7'-1"3'-11"10'-3"37'-5"1'-2"11'-0"4'-5"12'-6"5'-10"5'-6"12'-6"10'-7"20'-8"10'-0"15'-1"17'-7"21'-1"6'-11"11'-3"21'-5"3'-10"6'-6"44'-3"21'-1"7'-0"7'-7"21'-4"5'-5"7'-10"8'-9"1'-0"17'-1"6'-6"17'-3"2'-0"13'-10"7'-1"16'-5"16'-3"6'-7"4'-10"9'-9"2'-5"3'-6"10'-0"2'-5 1/2"6'-7"8'-9"9'-9"6'-1"9'-2"9'-10"4'-0"9'-1"3'-4"W.I.C.BATHROOM2ShowerOM1BEDROOM2BATHROOM1BATHROOM2LinenClosetShowerShowerClosetBuiltInMirror Skilight HALLWAYClosetLAUNDRYROOMInBEDROOClosetBuilt7'-1"16'-5"2'-5"3'-6"10'-0"SHADED AREA INDICATESFLAT CEILINGSHADED AREA INDICATESFLAT CEILING ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA2.2CLERESTORY PLANRevisionRevisionRevisionacadiaarchitecture12-31-2118FAMILYROOMPANELPANELKITCHEN06071718010215154 CAR GARAGEDENFOYERBEDROOM 3MECHANICAL29COAT CLOSETPANTRYPowderRmDINING ROOM18DECK211212050403050908bBEDROOM 12222FF:235.2FF:236FF:235.527102018BATHROOM 1BATHROOM 2ClosetLinenClosetShowerShowerPATIOPATIOOVEN+MICRO WINESTORAGEFREEZERREFRIGERATORTV012624HALLWAYLAUNDRY ROOM131818ClosetBuilt In063334353031323333CLERESTORY PLAN / VAULTED CEILINGSScale: 1:4801VAULTED CEILINGVAULTED CEILINGVAULTED CEILINGFLAT CEILING TYP.3'-2"6'-10 1/2"4'-4"12'-01/2"7'-2"6'-11"NOTE: ALL EXTERIOR WALLS TOBE 2X6 STUDS FRAMING. 2X4INTERIOR ONES. TYP.FLAT CEILING SOFFIT A THISAREAFLAT CEILING SOFFIT A THISAREAFLAT CEILING SOFFIT A THISAREAOPEN TO BELOWVAULTED CEILING FOLLOWINGROOFVAULTED CEILING FOLLOWINGROOFFLAT CEILING SOFFIT A THISAREAVAULTED CEILING FOLLOWINGROOFEXTERIOR SOFFITVAULTED CEILING FOLLOWINGROOFVAULTED CEILING FOLLOWINGROOFVAULTED CEILINGA-A4.0A-A4.0B-A4.0C-A4.02 ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA2.3ROOF PLANRevisionRevisionRevisionacadiaarchitecture12-31-212:122:121.5:121.5:123:121.5:123:12OUTLINE OF WALL BELOWOUTLINE OF WALLBELOW3:12OUTLINE OF WALLBELOWSTANDING SEAM METAL ROOFING TYP.STANDING SEAM METAL ROOFING TYP.STANDING SEAM METAL ROOFING TYP.4'-1"2'-0"4'-1"1'-1"5"2'-2"12"1'-0"SKYLIGHTOUTLINE OF WALLBELOW1'-0"3'-2"4'-2"3'-2"SKYLIGHTSKYLIGHT3:12ANGLED SIDE OF ROOF170°GRAPHIC KEY:3" DIA. 26 GA DOWNSPOUTDS5" .032 inch THICK ALUMINUM GUTTER WITH LEAF GUARDS4" D OVERFLOW DRAINOFDR2" D DRAINSCTHROUGH-WALL SCUPPERROOF VENTILATOR/ INTAKE VENTFLAT EYEBROW ROOF VENTSKYLIGHTS NOTEPLUMBING VENTS TO BE A MINIMUM OF 10'AWAY FROM, OR AT LEAST 3' ABOVE ANYOPERABLE SKYLIGHTS PER CPC 906.2SKYLIGHTS MIN. ENERGY PERFORMANCE:(U= 0.45, SHGC=0.4 MAX PER T24)VAPOR BARRIER NOTEPROVIDE CLASS 1 OR CLASS 2 VAPORBARRIER INSTALLED ON THE WARM-IN-WINTERSIDE OF THE CEILING OR PROVIDE VENTILATORSLOCATEDINTHEUPPERPORTIONOFTHESPACETO BE VENTILATED AT LEAST 3 FEET ABOVE EAVE ORCORNICE VENTS WITH THE BALANCE OF THE REQUIREDVENTILATION PROVIDED BY EAVE OR CORNICE VENTSPER CRC R806.2STANDING SEAM METAL ROOFINGICC ESR REPORT:STANDING SEAM METAL ROOFINGESR-342224"x24""VELUX"CURBMOUNTED FIXED SKYLIGHTSOR EQUAL COMFORT PLUSTYPE 74 HEAT INSULATEDGLAZING (NER#216)INSTALL PER MANUFACTURERINSTRUCTIONS. TYP.ICC ESR REPORT:STANDING SEAMMETAL ROOFINGESR-3422500 SQ.FT. OF ROOFAREA FOR FUTUREPHOTOVOLTAICPANELS.INSTALL CONDUITEXTENDING FROM THEROOFLINE ANDTERMINATING AT THEELECTRICAL PANEL.[PAMC 16.17]ICC ESR REPORT:STANDING SEAMMETAL ROOFINGESR-3422A-A4.0A-A4.0B-A4.0C-A4.0SLOPE PERPENDICULARTO CLERESTORY WALL,DETERMINE SLOPE TO SMOOTHLYCONNECT WITH THE ADJACENT ROOFSTRELLISOUTLINE OF BUILDINGBELOW4'-0"ROOF PLAN MAIN HOMEScale: 1/4" = 1'-0"01 ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA2.4FIRST FLOOR PLAN ADURevisionRevisionRevisionacadiaarchitecture12-31-21#3 3/26/2015 Balcony ChangesWALK IN CLOSETBEDROOM 1BATHROOM 1CLOSETKITCHENBEDROOM 2GARAGEw/dLAUNDRYBATHROOM 2PANTRYDECKSkilight8'-0"71'-1"11'-1 1/4"22'-2 1/4"15'-7"Mechanical17'-9"10'-10"6'-5 1/2"9'-0 1/2"14'-5"14'-0"3'-3"ChaseSTORAGE SHEDstorage12'-0"6'-10"12'-0"TRELLISSWIMMING POOL12'-0"41'-3 1/2"FLOOR PLAN DETACHED ADUScale: 1/4" = 1'-0"112'-1"22'-2"12'-11"23'-11"71'-1"41'-6"12'-1"2'-4"14'-3"2'-10"17'-9"14'-4"7'-5"15'-7"6'-5"7'-8"11'-11"41'-7"71'-1"13'-2"2'-9"15'-11"4'-2"3'-10"3'-2"11'-0"TYP. SPACE11'-0"TYP. SPACE4'-9"13'-8"4'-11"6'-4"6'-0"3'-6"4'-1"12'-1"5'-11"9'-7"10'-0" ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA2.5FIRST FLOOR PLANRevisionRevisionRevisionacadiaarchitecture12-31-21#3 3/26/2015 Balcony ChangesROOF PLAN DETACHED ADUScale: 1/4" = 1'-0"11:123:121:121:12CKICKET FLASHINGPARAPET WALLS SEE ADUSECTIONSSTANDING SEAM METALROOFING TYP.STANDING SEAM METALROOFING TYP.OUTLINE OF BUILDING BELOWMETAL TRELLIS BELOW ADUOVERHANG, CONNECTEDTO ADU WALL (NOTCONNECTED TO MAIN HOUSE)SKYLIGHT OPENING,TYP. ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THE SAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OF ACADIA-ARCHITECTUREDavide Giannella Sheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA 3.0EXTERIOR ELEVATIONSRevisionRevisionRevisionacadiaarchitecture12-31-21CEDAR WOOD SIDINGCEDAR WOOD SIDINGCEDAR WOOD SIDINGSTANDING SEAM METAL ROOFING, TYP.SMOOTH ACRYLIC STUCCO, TYP.MONITOR CLERESTORY WINDOWSMONITOR CLERESTORY WINDOWSMONITOR CLERESTORY WINDOWSMAIN HOUSE - FRONT - EAST ELEVATIONScale: 1/4" = 1'-0"02FINISH FLOOR236TOP PLATE10'-0" A.F.F.GARAGE SLAB TOP235.2WOOD-ALUMINUM CLAD WINDOWS, TYP.METAL ADDRESS NUMBERS:MINIMUM 4" HIGH AND 1/2" THICK, TYP.WOOD AND GLASS ENTRY DOORSTANDING SEAM METAL ROOFING, TYP.SMOOTH ACRYLIC STUCCO, TYP.(E) GRADE +- 235+- 18'-3"MAX HEIGHTGARAGE TOP OF PLATE10'-0" ABOVE GARAGE SLABWINDOWS TOP 14'-0"WOODEN DOOR8'-0"8'-0"T&G DECKING BELOW EAVES, TYP. STAINED CEDAR WOOD.TRELLIS BEYONDALUMINUM AND GLASS GARAGE DOORSTANDING SEAM METAL ROOFING, TYP.SMOOTH ACRYLIC STUCCO, TYP.CEDAR WOOD SIDING+- 17'-7"9'-0"NORTH SIDE ELEVATIONScale: 1/4" = 1'-0"01GARAGE FINISH FLOOR235.2WOOD-ALUMINUM CLAD WINDOWS, TYP.14'-1"8'-0"TOP PLATE9'-0" A.F.F.GARAGE TOP PLATE10'-0" ABOVE GARAGE SLAB(E) GRADE +- 235FINISH FLOOR236TOP PLATE10'-0" A.F.F.122121.5CEDAR WOOD SIDINGSTANDING SEAM METAL ROOFING, TYP.SHED FRONT ELEVATIONScale: 1/4" = 1'-0"213'-5" MAX HEIGHT124.512590° 0' FINISHED FLOOR7'-0"T.O.P. A.F.F.7'-0"7'-8 1/2"T.O.P. A.F.F.7'-8 1/2" SMOOTH ACRYLIC STUCCO, TYP.WEST SIDE ELEVATIONScale: 1/4" = 1'-0"04FINISH GRADEFINISH GRADEWOOD-ALUMINUM CLAD WINDOWS, TYP.STANDING SEAM METAL ROOFING, TYP.SMOOTH ACRYLIC STUCCO, TYP.+-18'-2"MAX HEIGHTFINISH FLOOR236T.O.P.11'-0" A.F.F.8'-0"8'-0"7'-0"8'-0"8'-0"3'-1"11dOUTDOOR KITCHEN WALLS3'-1"(E) GRADE +- 235SKYLIGHTS, TYP.SKYLIGHTS, TYP.STANDING SEAM METAL ROOFING, TYP.STANDING SEAM METAL ROOFING, TYP.SMOOTH ACRYLIC STUCCO, TYP.SOUTH SIDE ELEVATIONScale: 1/4" = 1'-0"03FINISH FLOORFINISH GRADEFINISH FLOOR236GARAGE SLAB TOP235.2+-18'-0"MAX HEIGHT(E) GRADE +- 235TOP PLATE10'-0" A.F.F.7'-0"SMOOTH ACRYLIC STUCCO, TYP.SMOOTH ACRYLIC STUCCO, TYP.SMOOTH ACRYLIC STUCCO, TYP.ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THE SAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OF ACADIA-ARCHITECTUREDavide Giannella Sheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA 3.1EXTERIOR ELEVATIONSRevisionRevisionRevisionacadiaarchitecture12-31-21 ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA3.2EXTERIOR ELEVATIONSRevisionRevisionRevisionacadiaarchitecture12-31-21ADU FRONT ELEVATIONScale: 1/4" = 1'-0"515'-4"MAX. BUILDING HEIGHT123STANDING SEAM METAL ROOFING,TYP.SMOOTH ACRYLIC STUCCO,TYP.GARAGE FINISH FLOOR235.2TOP PLATE9'-0" A.F.F.GARAGE TOP PLATE9'-0" ABOVE GARAGE SLABFINISH FLOOR236TOP PLATE10'-0" A.F.F.SMOOTH ACRYLIC STUCCO,TYP.SKYLIGHTMETAL TRELLIS BELOW ADU OVERHANG, CONNECTEDTO ADU WALL WITH SUPPORT BRACKETS (NOT CONNECTED TO MAIN HOUSE)GARAGE DOORGLASS DOORTOOL SHED BEYONDADU REAR ELEVATIONScale: 1/4" = 1'-0"6123STORAGE SHEDTRELLISSTANDING SEAM METAL ROOFING,TYP.SMOOTH ACRYLIC STUCCO,TYP.TOP PLATE7'-1" A.F.F.FINISH FLOOR2367'-1"124.5125SMOOTH ACRYLIC STUCCO,TYP.ADU SIDE ELEVATIONScale: 1/4" = 1'-0"7121TOOL SHEDSTANDING SEAM METAL ROOFING,TYP.SMOOTH ACRYLIC STUCCO,TYP.GARAGE FINISH FLOOR235.2GARAGE TOP PLATE11'-2" ABOVE GARAGE SLAB7'-9"10'-11"TO TOP OF PARAPET WALLMAIN HOUSE ROOFBEYONDSMOOTH ACRYLIC STUCCO,TYP.11'-2"GARAGE TOP PLATE7'-9" ABOVE GARAGE SLABADU SIDE ELEVATIONScale: 1/4" = 1'-0"8TOOL SHEDTRELLISSTANDING SEAM METAL ROOFING,TYP.SMOOTH ACRYLIC STUCCO,TYP.FINISH FLOOR236SMOOTH ACRYLIC STUCCO,TYP.STANDING SEAM METAL ROOFING,TYP. BUILDING SECTIONScale: 1/4" = 1'-0"A31212"8'-6"FAMILY ROOMBEDROOM 1BEDROOM 2DECK +- 17'-7"MAX HEIGHTFINISH FLOOR236FINISH FLOOR 236BATHROOM 3BATHROOM 21'6"1'6"9'-0"TOP PLATE9'-0" A.F.F.OPENING ABOVE POWDER ROOM CEILINGSCHEMATIC FOUNDATION LAYOUT. SEE STRUCTURAL DRAWINGS FOR DETAILSR-19 BATTEN INSULATION, TYP.AT ALL SUBFLOOR AREA(E) GRADE +- 235SEE STRUCTURAL FOR GAP BETWEEN TWO ROOFS EAVES8'-0"POWDER ROOMPOWDER ROOM CEILINGSOFFIT AT FAMILY ROOM8'-6"LIVING ROOMFRONT WALL OF POWDER ROOM GOESALL THE WAY TO CEILING HEIGHTATTIC SPACESTANDING SEAM METAL ROOFING, TYP.BUILDING SECTIONScale: 1/4" = 1'-0"B9'-0"9'-0"31212"24"4'-0"LIVING ROOMMASTER BEDROOMEXISTING GRADETOP PLATE9'-0" A.F.F.FINISH FLOOR 236EXISTING GRADEFINISH FLOOR236+- 17'-7"MAX HEIGHTTOP PLATE10'-7" A.F.F.1'6"ENTRY LANDING10'-3"MONITOR CLERESTORY WINDOWSSCHEMATIC FOUNDATION LAYOUT122(E) GRADE +- 2359'-3"BUILDING SECTIONScale: 1/4" = 1'-0"CFAMILY ROOMKITCHEN2 CAR GARAGEEXISTING GRADEFINISH FLOOR 236FINISH FLOOR236+- 17'-7"MAX HEIGHT1'6"1HR FIRE RESISTIVE WALL CONSTRUCTIONAT WALLS BETWEEN GARAGE AND LIVABLE SPACE : MIN. 5/8" GYPSUM BOARD TYPE X OVER STUDS FROM CURB TO UNDERSIDE OF ROOF SHEATINGGARAGE FINISH FLOOR235.2SCHEMATIC FOUNDATION LAYOUT. SEE STRUCTURAL DRAWINGS FOR DETAILSR-19 BATTEN INSULATION, TYP.AT ALL SUBFLOOR AREASTANDING SEAM METAL ROOFING, TYP.STANDING SEAM METAL ROOFING, TYP.(E) GRADE +- 2359'-0"TOP PLATE9'-0" A.F.F.10'-0"TOP PLATE10'-0" A.F.F.8'-6"3'-1"8'-6"SOFFIT AT FAMILY ROOMSOFFIT AT KITCHENACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THE SAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OF ACADIA-ARCHITECTUREDavide Giannella Sheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA 4.0BUILDING SECTIONSRevisionRevisionRevisionacadiaarchitecture12-31-21 ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THE SAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OF ACADIA-ARCHITECTUREDavide Giannella Sheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comA 4.1ADU BUILDING SECTIONSRevisionRevisionRevisionacadiaarchitecture12-31-21BUILDING SECTION ADUScale: 1/4" = 1'-0"DKITCHEN1'6"STANDING SEAM METAL ROOFING, TYP.GARAGEBEDROOMBATHBUILDING SECTION ADUScale: 1/4" = 1'-0"ELIVING ROOM1'6"STANDING SEAM METAL ROOFING, TYP.GARAGE(BEYOND)LAUNDRYCLOSET[Drawing Title]Scale: 1/4" = 1'-0"3PARAPET WALL2 GARAGE - TANDEM121CONCRETE SLABDRIVEWAY ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THE SAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OF ACADIA-ARCHITECTUREDavide Giannella Sheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comMBEXTERIOR ELEVATIONSRevisionRevisionRevisionacadiaarchitecture12-31-21EXTERIOR PERSPECTIVE - MATERIAL BOARDWESTERN CEDAR SIDINGSEMI-TRANSPARENT STAINSANSIN BUTTERNUT 24 METAL ROOFINGMBCI STANDING SEAM METAL BENJAMINE MOORENOVEMBER SKIESLRV 49.50WINDOWSKOLBE VistaLuxe (Extruded Aluminum/Wood, contemporary) DARK BRONZEUSE ANTI-GLARE GLASSAT NOTH & WEST SIDE OF BUILDING WITH SUN COATSTUCCOWOOD SIDINGHARDSCAPE PAVERSBELGARD COMMERCIALFLOW-THROUGH MODULINE PAVERSBOXED EAVESIPE 2X6 T&G SOFFIT DECKINGENTRY DOOR"ANDROMEDA" CBW Windows and DOORS METAL DOOR, REDBENJAMIN MOORE PURITAN GREYHC-164LRV 33.71ACCENT STUCCOBENJAMIN MOORE "GRANITE AF-660"LRV 34.22TREX ENHANCE BASICSENHANCE SADDLEEXTERIOR DECKINGTREX ENHANCE BASICSBEACH DUNEFRONT DECKING ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THE SAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OF ACADIA-ARCHITECTUREDavide Giannella Sheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.com3DEXTERIOR ELEVATIONSRevisionRevisionRevisionacadiaarchitecture12-31-21 18 FAMILY ROOMKITCHEN 06 99.92GROUNDGROUNDGROUND(E)SHEDTO BE DEMOLISHACACACDWDWDWN07°36'00"W 268.78'S86°20'00"E 213.02'21.04' N45°1 5' 47" E N05°01'45"E 113.35'N83°14'00"E 85.98'83.61'TOP OF BANKTOP OF BANKN83°14'00"E1718 01024-CAR G A R A G E DEN FOYERMASTER BEDROOMW.I.C.BEDRO O M 3 BATHROOM 2ShowerMECH A N I C A L 02COAT CLOSETDRIVEWAYPANTR Y Powde r R m DINING ROOM18 MASTER BATHROOMDECK 21 12 12 292929 22050403050908b10BEDRO O M 1 19 18 22 22 FF: 235.2FF:236FF:235.5N38°36'00"E 49.87'2710200202WALK IN CLOSETBEDR O O M 1 06BATHROOM 1CLOSET06BEDRO O M 2 04 04 GARAG EBATHROOM 2DECKPATIO18 18BEDRO O M 2 BATHROOM 1BATHROOM 2 Closet Linen ClosetShow e r ClosetBuilt InMirror Skilight PATIOPATIOMechanicalSkilight8'8'14'-5"87'-2 5/8"71'-1" 10'25'41'-7 1/8"15'-9"15'-6"13'12'-0 1 / 4 "12'-0 1/4"13'-4"11'11'-7 1/2"53'-7 "28'-6 1/4"37'-5"40'-10"99'-9"43'-3"20'-1"11'-1 1/4 "22'-2 1/4"26 23 06 24HALLWAYOFFICE18ClosetLAUNDRY ROOM1813181815'-4"ClosetBuilt In069'-3"10'15'-7"Mechanical17'-9"10'-10"066'-5 1/2"9'-0 1/2"14'-5"14'3'-3"Chase4'-4"4'-6" 29STORAGE SHED5'-4 1/2"10'-6 1/2"stora g e 12' 15'-11"6'-10"12'10'-2 3/8"TRELLI S 20'20'SWIMMING POOL12'41'-3 1/2"36'20'20'CURRENT CULVERTelectrical WMWM18" OAK10" TREE16" OAK8" OAK8" OAK18" OAK16" MULTITRUNK TREE6" OAK16" LEMON8" LEMON14" MULTITRUNK TREE30" OAK22" OAK18" OAK      Lot Size 32,771sfLandscape area 22,968sfNew Landscape area 2,120sfCeanothus x `Dark Star`(3)Acacia cognata `Cousin Itt`(7)Agapanthus inapertus `Graskop`(7)Lithodora diffusa `Heavenly Blue`(3)Picea pungens 'Fat Albert'(1)227sf10.5sf21sf1365sf507sfConvolvulus sabatius(6)EXISTINGLANDSCAPEEXISTINGLANDSCAPEEXISTINGLANDSCAPEEXISTINGLANDSCAPEEXISTINGLANDSCAPEPlumbago auriculata `Royal Cape` TM(3)Ceanothus x `Ray Hartman`(1)Festuca glauca(21)Ceanothus x `Ray Hartman`(2)Ribes sanguineum glutinosum(4)Ceanothus thyrsiflorus `Diamond Heights`(6)Ceanothus griseus horizontalis `Yankee Point`(6)Ceanothus griseus horizontalis `Yankee Point`(4)Ceanothus thyrsiflorus `Diamond Heights`(5)Ceanothus griseus horizontalis `Yankee Point`(5)Arctostaphylos densiflora `Howard McMinn`(2)Arctostaphylos densiflora `Howard McMinn`(2)LW- 0.3PLANT SCHEDULEWULCOLSLW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3MW- 0.5Revisions Date ByJob No 1659Drawn By: KALDate: 091321L- 01 Landscape Plan KIm Residence1394 Munro Ave.Campbell CA 95008KL Designs LLCSan Jose, CA 95118 kim@KLDesigns.bizStatic Water Pressure = 70psiProvider: San Jose Water Co.Meter size 3/4"IRRIGATION1 Irrigation Controller with rain sensing shut off device either integral or auxiliary required. Controller to be outside of building. Exact location of the controller andweather sensor to be determined by the contractor.2. Valve Boxes: Exact location of valves to be determined by the contractor based on site conditions and underground utilities. Valves shall have Pressure Reducerand Filter appropriate for Drip. A manual Shut Off Valve shall be installed with Valve Nest.3. Irrigation for each hydro-zone shall have a separate valve as indicated. Root Well Bubblers recommended for each new tree.4. Manual Shut Off valves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close as possible to the point of connection of the water supply.5. All irrigation emission devices must meet the requirements set in the ANSI standard, ASBABE/ICC 802-2014. "Landscape Irrigation Sprinkler and EmitterStandard."6. No sprinklers will be installed at this site.7. For areas less than ten (10) feet in width in any direction shall be irrigated with subsurface irrigation or other means that produces no runoff. Only drip irrigation willbe installed on this site.8. Irrigation shall be designed, maintained and managed to meet or exceed an average landscape efficiency of 70%.9. Irrigation run times shall be scheduled between 8pm and 10am. Operation outside time window is allowed for auditing and system maintenance.10 A diagram or list of the hydro-zones shall be kept with the irrigation controller for subsequent management purposes.11. (Palo Alto) Local PAMC Ordinance 5395 projects with landscape areas of 1,000 sq. ft. or more, a private submeter to measure landscape water use shall beinstalled. Location of submeter to be determined by licensed landscape contractor during installation. Location on plan is suggested.12. At the time of final inspection, the permit applicant must provide the owner of the property with a certificate of completion, irrigation schedule and a schedule oflandscape and irrigation maintenance.13. An irrigation audit report shall be completed at the time of final inspection.HYDRO-ZONESFRONT DRIP1) Shrubs LEFT of driveway - LW 0.32) Shrubs RIGHT of Driveway - LW 0.33) Shrubs Front of House - LW 0 .34) Center Focal point Tree - LW 0.3Plant Material shall comply with the following:For residential areas, install climate adapted plants that require occasional, little or no summer water (average WUCOLS plant factor 0.3) for 75% of the plant area excludingedibles and areas using recycled water.Mulch & Soil Preparation1 Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of 6" into landscape area (unless contra-indicated by a soil test.).2 A minimum of 3" layer of mulch shall be applied on all exposed soil surfaces of planting areas except turf areas, creeping or rooting ground covers, direct seeding applicationswhere mulch is contra-indicated.3 no turf present on this installation.2 Prior to planting, compacted materials shall be transformed to a friable condition.3 For soils less than 6% organic matter in the top 6" of soil, add organic compost to planting areas equal to a rate of minimum 4 cubic yards per 1,000sf of permeable area to aminimum depth of 6" into the soil.4. A soils report is required.Tree ProtectionThe following general tree preservation measures apply to all trees to be retained: No storage of material, top soil, vehicles, or equipment shall be permitted within the treeenclosure area, The ground under and around the tree canopy area shall not be altered. Trees to retained shall be irrigated, aerated and maintained as necessary to ensuresurvival.Landscape & Irrigation Maintenance1. Maintenance may include but not limited to the following: routine inspection, auditing, pressure testing, adjustment, and repair of the irrigation system; top dressing withcompost, replenishing mulch, fertilizing, pruning, replanting of failed plants, weeding, pest control.2. Failed plants shall be replaced with the same functionally equivalent plants that may be size-adjusted as appropriate for the stage of growth of the overall installation. Failingplants shall either be replaced or be revived through appropriate adjustments to water, nutrients, pest control or other factors recommended by landscape professional. 18 FAMILY ROOMKITCHEN 06 99.92GROUNDGROUNDGROUND(E)SHEDTO BE DEMOLISHACACACDWDWDWN07°36'00"W 268.78'S86°20'00"E 213.02'21.04' N45°1 5' 47" E N05°01'45"E 113.35'N83°14'00"E 85.98'83.61'TOP OF BANKTOP OF BANKN83°14'00"E171801024-CAR G A R A G E DEN FOYERMASTER BEDROOMW.I.C.BEDRO O M 3 BATHROOM 2ShowerMECH A N I C A L 02COAT CLOSETDRIVEWAYPANTR Y Powde r R m DINING ROOM18 MASTER BATHROOMDECK21 12 12 292929 22050403050908b10BEDRO O M 1 19 18 22 22 FF: 235.2FF:236FF:235.5N38°36'00"E 49.87'2710200202WALK IN CLOSETBEDR O O M 1 06BATHROOM 1CLOSET06BEDRO O M 2 04 04 GARAG EBATHROOM 2DECKPATIO18 18BEDRO O M 2 BATHROOM 1BATHROOM 2 Closet Linen C l o s e t Show e r ClosetBuilt InMirror Skilight PATIOPATIOMechan i c a l Skilight8'8'14'-5"87'-2 5/8"71'-1" 10'25'41'-7 1/8"15'-9"15'-6"13'12'-0 1 / 4 "12'-0 1/4"13'-4"11'11'-7 1/2"53'-7 "28'-6 1/4"37'-5"40'-10"99'-9"43'-3"20'-1"11'-1 1/4 "22'-2 1/4"26 23 06 24HALLWAYOFFICE18ClosetLAUNDRY ROOM1813181815'-4"ClosetBuilt In069'-3"10'15'-7"Mechani c a l 17'-9"10'-10"066'-5 1/2"9'-0 1/2"14'-5"14'3'-3"Chase4'-4"4'-6" 29STORAGE SHED5'-4 1/2"10'-6 1/2"storage12' 15'-11"6'-10"12'10'-2 3/8"TRELLI S 20'20'SWIMMING POOL12'41'-3 1/2"36'20'20'CURRENT CULVERTelectrical WMWM18" OAK10" TREE16" OAK8" OAK8" OAK18" OAK16" MULTITRUNK TREE6" OAK16" LEMON8" LEMON14" MULTITRUNK TREE30" OAK22" OAK18" OAK      Lot Size 32,771sfLandscape area 22,968sfNew Landscape area 2,120sfCeanothus x `Dark Star`(3)Acacia cognata `Cousin Itt`(7)Agapanthus inapertus `Graskop`(7)Lithodora diffusa `Heavenly Blue`(3)Picea pungens 'Fat Albert'(1)227sf10.5sf21sf1365sf507sfConvolvulus sabatius(6)EXISTINGLANDSCAPEEXISTINGLANDSCAPEEXISTINGLANDSCAPEEXISTINGLANDSCAPEEXISTINGLANDSCAPEPlumbago auriculata `Royal Cape` TM(3)Ceanothus x `Ray Hartman`(1)Festuca glauca(21)Ceanothus x `Ray Hartman`(2)Ribes sanguineum glutinosum(4)Ceanothus thyrsiflorus `Diamond Heights`(6)Ceanothus griseus horizontalis `Yankee Point`(6)Ceanothus griseus horizontalis `Yankee Point`(4)Ceanothus thyrsiflorus `Diamond Heights`(5)Ceanothus griseus horizontalis `Yankee Point`(5)Arctostaphylos densiflora `Howard McMinn`(2)Arctostaphylos densiflora `Howard McMinn`(2)LW- 0.3PLANT SCHEDULEWULCOLSLW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3LW- 0.3MW- 0.5Revisions Date ByJob No 1659Drawn By: KALDate: 091321L- 01 Landscape Plan KIm Residence1394 Munro Ave.Campbell CA 95008KL Designs LLCSan Jose, CA 95118 kim@KLDesigns.bizStatic Water Pressure = 70psiProvider: San Jose Water Co.Meter size 3/4"IRRIGATION1 Irrigation Controller with rain sensing shut off device either integral or auxiliary required. Controller to be outside of building. Exact location of the controller andweather sensor to be determined by the contractor.2. Valve Boxes: Exact location of valves to be determined by the contractor based on site conditions and underground utilities. Valves shall have Pressure Reducerand Filter appropriate for Drip. A manual Shut Off Valve shall be installed with Valve Nest.3. Irrigation for each hydro-zone shall have a separate valve as indicated. Root Well Bubblers recommended for each new tree.4. Manual Shut Off valves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close as possible to the point of connection of the water supply.5. All irrigation emission devices must meet the requirements set in the ANSI standard, ASBABE/ICC 802-2014. "Landscape Irrigation Sprinkler and EmitterStandard."6. No sprinklers will be installed at this site.7. For areas less than ten (10) feet in width in any direction shall be irrigated with subsurface irrigation or other means that produces no runoff. Only drip irrigation willbe installed on this site.8. Irrigation shall be designed, maintained and managed to meet or exceed an average landscape efficiency of 70%.9. Irrigation run times shall be scheduled between 8pm and 10am. Operation outside time window is allowed for auditing and system maintenance.10 A diagram or list of the hydro-zones shall be kept with the irrigation controller for subsequent management purposes.11. (Palo Alto) Local PAMC Ordinance 5395 projects with landscape areas of 1,000 sq. ft. or more, a private submeter to measure landscape water use shall beinstalled. Location of submeter to be determined by licensed landscape contractor during installation. Location on plan is suggested.12. At the time of final inspection, the permit applicant must provide the owner of the property with a certificate of completion, irrigation schedule and a schedule oflandscape and irrigation maintenance.13. An irrigation audit report shall be completed at the time of final inspection.HYDRO-ZONESFRONT DRIP1) Shrubs LEFT of driveway - LW 0.32) Shrubs RIGHT of Driveway - LW 0.33) Shrubs Front of House - LW 0 .34) Center Focal point Tree - LW 0.3Plant Material shall comply with the following:For residential areas, install climate adapted plants that require occasional, little or no summer water (average WUCOLS plant factor 0.3) for 75% of the plant area excludingedibles and areas using recycled water.Mulch & Soil Preparation1 Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of 6" into landscape area (unless contra-indicated by a soil test.).2 A minimum of 3" layer of mulch shall be applied on all exposed soil surfaces of planting areas except turf areas, creeping or rooting ground covers, direct seeding applicationswhere mulch is contra-indicated.3 no turf present on this installation.2 Prior to planting, compacted materials shall be transformed to a friable condition.3 For soils less than 6% organic matter in the top 6" of soil, add organic compost to planting areas equal to a rate of minimum 4 cubic yards per 1,000sf of permeable area to aminimum depth of 6" into the soil.4. A soils report is required.Tree ProtectionThe following general tree preservation measures apply to all trees to be retained: No storage of material, top soil, vehicles, or equipment shall be permitted within the treeenclosure area, The ground under and around the tree canopy area shall not be altered. Trees to retained shall be irrigated, aerated and maintained as necessary to ensuresurvival.Landscape & Irrigation Maintenance1. Maintenance may include but not limited to the following: routine inspection, auditing, pressure testing, adjustment, and repair of the irrigation system; top dressing withcompost, replenishing mulch, fertilizing, pruning, replanting of failed plants, weeding, pest control.2. Failed plants shall be replaced with the same functionally equivalent plants that may be size-adjusted as appropriate for the stage of growth of the overall installation. Failingplants shall either be replaced or be revived through appropriate adjustments to water, nutrients, pest control or other factors recommended by landscape professional.Ceanothus Ray Hartman shrub CA Native, 6-9’ tall and 6-9’ wide, blooms late winter, can grow near oaks.Ceanothus Dark Star 4-8’ tall 8-12’ wide blooms late winter/early spring, can grow near oaks.Ceanothus Concha Mountain Lilac 4’x4’, CA Native, can grow around oaks, blooms late winter- early spring.Plumbago auriculata Royal Cape Plumbago large plant 5’tall, 6-8’wide, Long bloom season spring through fallAcacia cognata ‘Cousin Itt’ Little River Wattle, low growing spreading evergreen, 2-3’ tall and 4-6’ wide, sun or part shade, low water, Agapanthus inapetus major ‘Graskop’ Graskop Lily of the Nile, 2-3’ tall,1-2’ wide, Dark purple summer bloomCeanothus horizontalis California Lilac Yankee Point 2’ high and 6-8’ wide blooms late winter Feb- March, can grow near oaksCeanothus grisius var. horizontalis Diamond Heights Variegated Carmel Creeper about 2’ tall and 6-8’ wide, blooms spring Can grow near oaksConvulus sabatius Ground Morning Glory1’ tall 3’ wide, sun or shade, blooms most of the yearFestuca glauca Blue Fescue bunch grass, about 18x18’ when matureManzanita Howard McMinn 5x5, CA Native, blooms late winter Feb and March, burgundy bark is showy when pruned upRibes sanguineium glutinosum Pink Winter Currant5-10’x 5-10’CA Native, full sun to part shade, deep pink to reddish late winter bloom, berries green to blue black in maturity end of summer (best in jams, pies, wine) ,Peach fall color, bark reddish brown. Can grow near oaks.Lithodora Heavenly Blue evergreen, low water once established, prefers sun to part sun, summer bloomer, attracts butterflies, 6” tall, 3’ wide2 ACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THE SAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OF ACADIA-ARCHITECTUREDavide Giannella Sheet Scale : AS NOTEDDrawn By DG6/15/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comPHSITE PHOTOSRevisionRevisionRevisionacadiaarchitecture12-31-2112345678910111234567891011 32"REDWOODFAMILYROOM KITCHE 007 99.92GROUNDGROUNDGROUNDACACACDWDWDWN07°36'00"W268.78'S86°20'00"E213.02'2 1.04' N 45°15'47 "E N05°01'45"E113.35'N83°14'00"E85.98'83.61'TOP O FBAN K TOPOFBANKN83°14'00"E01020 DEN FOYER MASTER B E D R O O M W.I.C.BEDROOM 32902T CLOSETDRIVEWAYPANTRYDECK1205 04 030908b 22 FF:235.5N38 °36'00 "E 4 9.87 '2710 0202BEDROOM 106CLOSETBEDRO O M 04 4DECK18OOM 2 LinenC ClosetBuiltIn Mirror Skilight PATI O PATIOMechanicalSkilig 06 AYOFFICE1813131818ClosetBuiltIn Mechanical0506Chase 04storag e TRELLISCULVERTA-A4.0A-A4.0B-A4.0EXISTINGOVERHEADELECTRICAL WMWM18" OAK10"TREE16" OAK8" OAK8" OAK18" OAK16"MULTITRUNKTREE6" OAK16" LEMON8"LEMON14" MULTITRUNKTREE30" OAK22" OAK18" OAKBEDROOM1CLOSETBEDROOM 04 4Skilig 0506CChhaaassee FAMILYROOM KITCHE 0 DEN FOYER MASTERBEDROOM W.I.C.BEDROOM3TTTCCCLOSETPANTRY122218OOM2LinenC ClosetBuiltIn Mirror Skilight 06 AYOFFICEBuiltInMB MB MB MB SSCOWM SSCOWM SSCO WM WM SSCO MUNRO AVENUE (50')4"PIPEFL=232.514"M-TREE3'WOODFENCE18"OAK14"M-TREE6"PIPE4"PIPE4"PIPESSMHRIM=233.82INV=226.424"PIPE 4"PIPEHEADWALLHEADWALL EDGEOFPAVEMENT CONCRETECURB6'WOODFENCE3'VINYLFENCE3'VINYLFENCEEDGE O F PAVEMENT LANDS OF SANTACLARA VALLEYWATER DISTRICT N45°16'45"E21.04 'GATEN38° 37'05"E 51.18'HEADWALL 20"PEPPER20"M-OAK6"M-TREE10"OAKEXISTINGOVERHEADTELEPHONECABLEEXISTINGOVERHEADCATVCABLE N-FEMA SFHAN-FEMA SFHA20'-0"FRONTSETBACKPROJECT SITE PLANScale: 1:2001LOCATION OF PROPOSEDFIRE HYDRANT.Required fire flow of 1000GPM @ 20 PSI residual from the new fire hydrantFIRE APPARATUS (ENGINE) ACCESS DRIVEWAYREQUIRED: ACCESS DRIVEWAY WITH A PAVED ALLWEATHER SURFACE, A MINIMUM UNOBSTRUCTEDWIDTH OF 12 FEET, VERTICALCLEARANCE OF 13 FEET 6 INCHES, MINIMUMCIRCULATING TURNING RADIUS OF 36 FEETOUTSIDE AND 23 FEETINSIDE, AND A MAXIMUM SLOPE OF 15%.INSTALLATIONS SHALL CONFORM TO THE FIREDEPARTMENT STANDARDDETAILS SPECIFICATIONS D-1 AND CFC SECTION503.WHERE A BRIDGE OR AN ELEVATED SURFACE IS PART OF A FIREAPPARATUS ACCESS ROAD, THE BRIDGE SHALL BECONSTRUCTED AND MAINTAINED IN ACCORDANCE WITH AASHTOHB-17. BRIDGES AND ELEVATED SURFACES SHALL BE DESIGNEDFOR A LIVE LOAD SUFFICIENT TO CARRY THE IMPOSEDLOADS OF FIRE APPARATUS. VEHICLE LOAD LIMITS SHALL BEPOSTED AT BOTH ENTRANCES TO BRIDGES WHEN REQUIREDBY THE FIRE CODE OFFICIAL. WHERE ELEVATED SURFACESDESIGNED FOR EMERGENCY VEHICLE USE ARE ADJACENT TOSURFACES WHICH ARE NOT DESIGNED FOR SUCH USE,APPROVED BARRIERS, APPROVED SIGNS OR BOTH SHALL BEINSTALLED AND MAINTAINED WHEN REQUIRED BY THE FIRE CODEOFFICIAL. CFC 503.2.6.GRASSYSWALESEXPANDED DRIVEWAY / BRIDGE,SO TO HAVE 12'-0" CLEAR ACCESS,S.S.D.12'-0"SMITH C REE K S M ITH C R EEK (E) BRIDGE WILL BE AC OVERLAY12'-0"PROPOSED NEW HOUSEPROPOSED NEW ADUACADIA-ARCHITECTUREALL RIGHTS RESERVEDAll DRAWINGS AND WRITTENMATERIAL APPEARING HEREINCONSTITUTE THE ORIGINAL,UNPUBLISHED WORK OFACADIA-ARCHITECTURE AND THESAME MAY NOT BE DUPLICATED,USED, OR DISCLOSED WITHOUTTHE WRITTEN CONSENT OFACADIA-ARCHITECTUREDavide GiannellaSheet Scale : AS NOTEDDrawn By DG9/8/2022Reviewed By DGKim Residence1394 Munro Ave. Campbell 95008041016644 N. Santa Cruz Ave. Suite 6Los Gatos, California 95030T. 408-219-0601dg@acadia-architecture.comFDFIRE DEPARTMENT SITE PLAN LAYOUTRevisionRevisionRevisionacadiaarchitecture12-31-23SCOPE OF WORKNEW ONE-STORY,4,466 SQ.FT. HOUSE & 4 CAR GARAGE (WITH DETACHED 1,728 S.F. ADU)DEMOLITION OF EXISTING HOME AND DETACHED STORAGE SHEDSTRUCTURAL WIDENING OF CULVERT TO COMPLY WITH FIREDEPARTMENT ACCESSREQUIREMENTPROPOSED NEW FIRE HYDRANT TO COMPLY WITH FIRE DEPARTMENTACCESS REQUIREMENT City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: Members of the Planning Commission Date: December 13, 2022 From: Rob Eastwood, Community Development Director Subject: Report of the Community Development Director I. CITY COUNCIL: The City Council met on Tuesday, November 29, 2022 and considered the following items of interest to the Planning Commission: Campbell’s Plan for Housing (2023-2031 Housing Element) to Facilitate Further Refinement of the Housing Opportunity Map and Goals, Policies, and Programs Which Will Guide Housing Development and Services Throughout the Eight-Year Planning Period. (File No. PLN-2021-12) The Council directed staff to submit a revised HCD Draft of Campbell’s Plan for Housing (2023-2031 Housing Element) to Housing and Community Development (HCD) for review, incorporating proposed modifications. II. DEPARTMENT STAFFING A. Building Official After a comprehensive recruitment process, Acting Building Official Bob Lennon was selected to become Campbell’s Building Official.