Resolution No. ____
10 significant, the owner or designee shall be required to apply for review and obtain approval of the Planning Commission or City Council, as applicable, in accordance with the Milpitas Zoning Code. (P)
18. Response to Conditions of Approval. Permittee shall provide a written response to comments upon submittal for building permit application. The responses should clearly indicate how each condition of approval has been addressed in the plans and shall note the appropriate plan sheet. (P)
19. Prior to the issuance of a building permit, the owner or designee shall include within the four first pages of the working drawings for a plan check, a list of all conditions of approval imposed by the final approval of the Project. (P)
20. Streets shall be designed to generally follow the contours and landform in order to minimize cut and fill. Exposed walls facing roadways and retaining walls shall be no greater than six feet in height. Crib walls facing roadways shall be no greater than 15 feet in height. (P)
21. Landscaping coverage and stabilization of graded slopes shall be selected and designed to be compatible with surrounding natural vegetation or to replace removed natural vegetation and should recognize climate, soil, and ecological characteristic of the region. Plant materials that require excessive water after becoming established should be avoided. (P)
22. Within six months, or such other period established by the Planning Commission, after the commencement of grading activities, all graded areas not covered by an impervious surface shall be stabilized in such manner as shall be approved by the Planning Director. (P)
23. The proposed home is located east of the Crestline and is subject to a maximum height of 2 stories or 27 feet. (P)
24. Trees which have a six inch or greater diameter trunk size at a point three feet above grade may not be removed without obtaining prior approval from the City. The location of all such trees shall be shown on all plans submitted for approval. The Planning Commission, upon review of an “S” Zone application approval, shall have the power to authorize removal, relocation or replacement if the Permittee can show that such requirement is unreasonable as applied to the particular property. If the removal is permitted, the replacement of any trees removed pursuant to this section shall be at a five to one (5:1) ratio. (P)
25. Where two cut-or-fill slopes intersect, the intersection shall be horizontally rounded and blended. (P)
26. Where any cut-or-fill slopes intersect the natural grade, the intersection of each slope shall be vertically and/or horizontally rounded and blended. (P)
FIRE DEPARTMENT CONDITIONS
The plans approved by the Planning Department process are not building plans and have not been reviewed nor approved for conformance to the California Building Code (CBC), California Fire Code (CFC) and the Milpitas Municipal Code (MMC). Do not consider this set of plans as final building plans approved by the Fire Department. Building plans must be submitted for review and approval before construction is to commence. The following notes are a general list of the applicable code requirements (2022) and are provided to assist with the building permit process. Please note that these are not all inclusive. All applicable Building, Fire and Municipal Code requirements must be met in advance of any building permit approvals or related construction.
27. Electronic documents. The fire code official may require electronic base documents for all construction documents and operational permits. The fire code official shall designate the software base format for the electronic documents.
CFC Section 106.2.1, added by MMC Section V-300-2.28, and CFC Section 106.1.1
28. Automatic Fire Sprinkler Requirements. An automatic sprinkler system shall be provided throughout the new dwellings (main and guest), inclusive of basements and garages. Milpitas Municipal Code Section V-300-2.69, CFC Section 903.2.8
29. Fire Department access. Sheets A-1.0 shows an acceptable Fire Dept. apparatus access. Fire apparatus access roads shall be provided for every building hereafter constructed when any portion of an exterior wall of the first story is
Resolution No. ____
11 located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building. Fire apparatus access shall meet the following:
a. Fire apparatus access shall extend to within 150 feet of all portions of exterior walls of the building/structure per the California Fire Code Section 503.1.
b. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather capabilities. Bearing capacity for the driveway and the entry drive court shall be designed to provide a minimum of 75,000 lbs bearing capacity for the fire apparatus. CFC Section 503.2.3, D102.1
c. The grade (maximum 10%) of the fire apparatus access road shall be within the limits established by the fire code official based on the fire department’s apparatus. CFC Section 503.2.7 d. Electric gates. Where provided, gates shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. CA Fire Code Section 503.5
Electric gates shall also be provided with a Milpitas Fire Department approved “Knox” electronic switch in addition to the keypad. CA Fire Code Section 506
30. Premises identification. New and existing buildings shall have approved address numbers. Address numbers shall be illuminated and located where they are clearly visible from the street. CFC Section 505
31. Fire Flow. Fire flow requirements for buildings or portions of buildings and facilities hall be determined by an approved method or Appendix B.
a. Fire flow data based on the 8,528 square foot type VB building total area provided, a minimum requirement of 1,250gpm. Table B105.1(1) and B105.1(2) for hydrant. Available fire flow shall be taken into consideration when designing the fire sprinkler system.
32. Water supply requirements. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. CFC Section 507.5.1 Exception:
For Group R-3 and Group U occupancies, equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3, the distance requirement shall be not more than 600 feet
33. Sprinkler system supervision and alarms, and monitoring. It is recommended that due to the location of the home (hillside) the automatic fire sprinkler system for this home be a system that has supervision and alarm, and monitoring system in conformance to the CA Fire Code Section 903.4.
34. R Occupancy - Smoke Alarm. Single- and multiple-station smoke alarms. Listed single- and multiple-station smoke alarms complying with UL 217 shall be installed in accordance with Sections 907.2.11.1 through 907.2.11.7 and NFPA 72.
Exception: For Group R occupancies. A fire alarm system with smoke detectors located in accordance with this section may be installed in lieu of smoke alarms. Upon actuation of the detector, only those notification appliances in the dwelling unit or guest room where the detector is actuated shall activate. [Ref.: CFC 907.2.10]
Resolution No. ____
12 ENGINEERING DEPARTMENT CONDITIONS
PRIOR TO CONSTRUCTION PLAN SUBMITTALS
The following conditions shall be met prior to any detailed construction plan check submittals (Building or Engineering, except demolition and rough grade plans), unless otherwise approved by the Director of Engineering/City Engineer. City reserves the right to reject any plan check submittal if any of the following conditions are not met. (E)
35. Modifications: The Site Development Plan dated 9/28/2023 is subject to change during the plan check stage based upon City’s previous comments and conditions stated herein.
36. Stormwater Control Plan: Permittee shall submit City approved final Stormwater Control Plan (SWCP) that complies with the latest Municipal Regional Stormwater NPDES Permit, including Low Impact Development (LID) Section C3.c.i.(2)(b) measures for harvesting and reuse, infiltration, or evapo-transpiration, for City’s review and approval by the Engineering Department.
37. Project Job Account/Fee Deposit: Permittee shall open a new PJ account as a deposit to cover the costs for Engineering Department’s services for review and inspection of the project. The amount shall be determined based on the approved City fee schedule at the time of application submittal.
PRIOR TO FINAL MAP APPROVAL/RECORDATION
The following conditions shall be addressed during the final map plan check process and shall be met prior to any final approval/recordation (except demolition permit and rough grade permit), unless otherwise approved by the Director of Engineering/City Engineer. (E)
38. Utility Company Approval: Permittee shall obtain approval letters from utility companies (PG&E, AT&T, Comcast) for abandonment of existing and dedication of new public service utilities easements.
PRIOR TO OFF-SITE PLAN APPROVAL/ENCROACHMENT PERMIT ISSUANCE The following conditions shall be addressed as part of the off-site improvement plan review and shall be met prior to encroachment permit issuance, unless otherwise approved by the Director of Engineering/City Engineer. (E)
39. Public Improvement Design Standards: All public improvements shall be designed and constructed in accordance with all applicable public improvement design standards, including but not limited to:
a. Milpitas Design Guidelines: (https://www.milpitas.gov/317/Land-Development-Procedures-Guidelines ); b. Standard details and specifications: (https://www.milpitas.gov/317/Land-Development-Procedures-Guidelines ); c. Americans with Disabilities Act (ADA) requirements, where applicable.
40. Domestic Water and Fire Service Calculations: Permittee shall submit potable water and fire service calculations to confirm adequacy of lateral size, pressure and flow, to be reviewed and approved by the Engineering Department and Fire Department. Hydraulic modeling analysis by the City and paid by the Permittee may be required as needed.
Permittee shall be responsible to implement any necessary improvements if there is any identified deficiency to the existing main as a result of the project.
41. Water Service Agreement: Permittee shall complete a water service agreement to obtain water service.
PRIOR TO BUILDING PERMIT ISSUANCE
The following conditions shall be addressed during the building plan check process and shall be met prior to any building permit issuance (except demolition permit and rough grade permit), unless otherwise approved by the Director of Engineering/City Engineer. (E)
42. Water Supply and Force Majeure: The City reserves the right to suspend the issuance of building permits in case of an emergency declaration of water supply in the case of a major catastrophic event that restricts City’s assurance to provide water supply.
Resolution No. ____
13 43. Water Efficient Landscapes: Permittee shall comply with Milpitas Municipal Code Title VIII, Chapter 5 Water Efficient Landscapes for landscape design, including but not limited to, providing separate water meters for domestic water service and irrigation service and providing applicable landscape documentation package.
44. Mailboxes: The Permittee shall coordinate with US Postal Services regarding placement of required mailboxes.
Mailbox location shall not be on public street frontages and shall be approved by City and US Postal Services prior to building permit issuance. Mailbox locations shall be shown on the improvement plans and Permittee shall submit a letter to the City’s Land Development Engineering Section from the Post Master approving the location of the mailbox. Structures to protect mailboxes may require Building, Engineering and Planning Department review.
DURING CONSTRUCTION
The following conditions shall be complied with at all times during the construction phase of the project, unless otherwise approved by the Director of Engineering/City Engineer. (E)
45. Dewatering: If dewatering is needed during construction, Permittee shall obtain a Short-Term Industrial Wastewater Permit from the San Jose/Santa Clara Water Pollution Control Plant for discharging the groundwater to a sanitary sewer system.
46. Prohibition of Potable Water Usage: Permittee shall use recycled water for construction purposes, including dust control and compaction. Permittee shall comply with MMC VIII-6-5.00 and 6-6.00 where potable water usage is prohibited, unless otherwise approved by the City Council.
47. Construction Staging and Employee Parking: Permittee shall place all construction related materials, equipment, and arrange construction workers parking on-site and not located in the public right-of-ways or public easements.
PRIOR TO FIRST OCCUPANCY
The following conditions shall be met prior to first building occupancy on either lot, unless otherwise approved by the Director of Engineering/City Engineer.
48. Landscape Certificate of Completion: Permittee shall submit a Certificate of Substantial Completion that complies with the Milpitas Municipal Code Water Efficient Landscapes ordinance.
49. Record Drawings: Permittee shall submit record drawings in Full size hard copy, AutoCAD, Tiff, and PDF formats for City records. Record drawings shall include all public improvements. Additionally, if the project uses recycled water, the permittee shall also submit record drawings of on-site irrigation facilities.
50. Private Job (PJ) Balance: Permittee shall pay for any remaining balance from the Private Job deposit.
BUILDING DEPARTMENT CONDITIONS
51. Compliance with California Code of Regulations. The Project shall comply with the requirements of the Building Safety and Housing Department and the California Code of Regulations Title 24 and the Milpitas Municipal Code as adopted by the City. Building permits shall be submitted to and approved by the Building Safety and Housing Department prior to start of construction. All California Code of Regulations Title 24 and Milpitas Municipal Code requirements applicable at the time of building permit application must be met in advance of any building permit approvals or related construction. Changes to the site plan and/or building plan require review and approval by the Building Safety and Housing Department.
LEGEND
(P) = Planning Department
(B) = Building Department
(E) = Engineering Department
(F) = Fire Department
(CA) = City Attorney’s Office
ALL = All Reviewing Department
Resolution No. ____
14 NOTICE OF RIGHT TO PROTEST
The Conditions of Project Approval set forth herein include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), began on date of adoption of this resolution. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions.
AGREEMENT
Permittee/Property Owner
The undersigned agrees to each and every condition of approval and acknowledges the NOTICE OF RIGHT TO PROTEST and hereby agrees to use the project property on the terms and conditions set forth in this Permit.
Dated: _________________ ______________________________________ Signature of Permittee
AGENDA IX-1
MILPITAS PLANNING COMMISSION
STAFF REPORT
November 8, 2023
APPLICATION: NEW HILLSIDE RESIDENCE – 490 VISTA RIDGE
DRIVE – P-SD23-0003: A Site Development Permit to develop a 5,838-square foot, single-family residence, up to two stories in height, with a 1,552-square foot attached garage on a vacant 1.3- acre hillside lot located in the R1-H Single-family Residential Hillside Zoning District at 490 Vista Ridge Dr. The project includes an attached accessory dwelling unit (ADU), in-ground pool, deer fencing up to 5.5-feet in height, landscaping, and associated site improvements.
RECOMMENDATION: Staff recommends that the Planning Commission adopt Resolution No. 23-019, approving and recommending approval of Site Development Permit SD23-0003 to the City Council, subject to the attached Conditions of Approval.
LOCATION:
Address/APN: 490 Vista Ridge Dr. (APN 042-30-022)
Area of City: North of Vista Ridge Drive, West of Vista Spring Court PEOPLE:
Project Applicant: Todd Aranaz, Fougeron Architecture
Property Owner(s): Sonny Vu and Christy Le
Project Planner: Kristina Phung, Associate Planner
LAND USE:
General Plan Designation: Hillside Low-Density (HLD)
Zoning District: Single Family Residential-Hillside (R1-H) Site Area: 1.3 acres
ENVIRONMENTAL: Categorically exempt from environmental review under the California Environmental Quality Act (CEQA) in accordance with CEQA Guidelines Section 15303(a) (New Construction or
Conversion of Small Structures) and Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning).
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 2 of 14
EXECUTIVE SUMMARY
The applicant is requesting a Site Development Permit to construct a 5,838-square foot, two-story single-family residence with a 1,552-square foot attached garage on a 1.3-acre vacant hillside lot (the “Project”). The proposed Project includes an attached 1,138-square foot ADU, in-ground pool, deer fencing up to 5.5-feet in height, landscaping, and associated site improvements. Map 1 demonstrates the location of the vacant lot, and Map 2 demonstrates the subject site and neighboring zoning designation.
Map 1 - Project Location
Map 2 - Zoning Map
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 3 of 14
BACKGROUND
History
On October 13, 1982, “Tract No. 6744” was filed for recordation in the Office of the Recorder of the County of Santa Clara, State of California. Tract Map No. 6744 created 26 lots, known as the Spring Valley Heights subdivision, with Lots 1-25 ranging in size from approximately 1.0-acre to
5.0-acres. Lot 26 was designated as “Common Area” and contains approximately 45.6 acres.
Subsequently, Tract Map 6744 was amended twice. On February 27, 1986, a lot line adjustment altered the boundaries of lots 1, 4, 5, 16, and 26. On April 8, 1988, Tract Map 6744 was further amended to include the following:
• the elimination of all building envelopes previously recorded on lots 1-25, • modifications to easements on lots 7, 18, and 20, and • requiring a geologic considerations analysis for all future developed lots.
Lot 21 is now known as 490 Vista Ridge Drive. The lot has remained vacant since the subdivision was approved in 1982. One other lot remains vacant and undeveloped in this Hillside subdivision.
The Application
The following is a summary of the applicant’s request:
• Site Development Permit: To allow the development of a 5,838-square foot, two-story single-family residence with a 1,552-square foot attached garage on a 1.3-acre vacant lot within the hillside. The proposal also includes a 1,138-square foot attached ADU, inground pool, deer fencing up to 5.5-feet in height, landscaping, and associated site improvements.
Process
In addition to satisfying the substantive and procedural requirements typically applicable to a Site Development Permit, the application must be considered by both the Planning Commission and the City Council due to the Project’s location within the Hillside Combining District (“H”) (Milpitas Municipal Code Section XI-10-45.09) for conformance with the Hillside Site and Architectural Guidelines.
PROJECT DESCRIPTION
Overview
The applicant is requesting a Site Development Permit to construct a two-story, single-family residence with four bedrooms and four and a half bathrooms. The proposed Project also includes an attached ADU1on the second floor, totaling approximately 1,138-square feet (sq. ft.). In total, the new residence will have 5,838-sq. ft. of habitable space. 1 The proposed ADU meets the minimum requirements per State law and Milpitas Municipal Code (MMC) Section XI-10-13.08, Accessory Dwelling Units. Therefore, the ADU must be approved ministerially and is not subject to any discretionary review.
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 4 of 14 The first floor, totaling approximately 2,720 sq. ft. will include the following: laundry room, mechanical room, four bedrooms, four bathrooms, storage areas, and an attached three-car garage with bike storage and electric vehicle charging capabilities. One additional onsite uncovered parking stall will be located on the primary driveway. A proposed secondary “Hollywood” driveway along the front portion of the lot will provide two additional onsite uncovered parking stalls. In total, six onsite parking stalls are proposed.
The second floor will contain the attached ADU, kitchen, living room, dining room, two offices, one half-bathroom, and a hallway connecting to an attached circular structure to be used as a library with a mezzanine level. The second floor will also connect to a rear deck and stairs providing access to the backyard. An interior staircase and elevator will provide access between both floors.
Other proposed accessory structures include a deck and in-ground pool in the rear yard, and an open patio in front of the residence. A permeable pathway will be provided connecting these outdoor areas.
Fence Height and Material Exception Request per MMC XI-10-54.10(D)(4)(a) Per MMC XI-10-54.10(D), fences and walls within the Hillside District that do not require additional City review must meet all of the following requirements:
• Height: Limited to 54-inches (4.5-feet)
• Design: Must be an openwork design, comprised of materials which results in a minimum of 75% visual transparency within every square foot area, posts excluded. Chain link fences and cyclone type fences are not considered an approved material in the area • Materials: All fence post and supporting framework material to be wood However, applicants can obtain an exception to the aforementioned requirements as outlined per MMC XI-10-54.10(D)(4)(a), which allows the Planning Commission to approve fences beyond the 4.5-feet height limit at the side and rear yards, or fences of a different material or design with a Site Development Permit in the Hillside District.
As part of this Site Development Permit (P-SD22-0003) application, the applicant is requesting that the Planning Commission consider a fence exception for the Project regarding the proposed height and materials. The proposed design of the fence includes deer fencing up to a maximum of
5.5-feet in height at the side and rear yards, with materials including wooden posts with steel hogwire paneling material, which will be a minimum of 75% transparency within every square foot area, posts excluded. The height exception request includes fencing up to a maximum of 5.5- feet instead of 4.5-feet in height at the side and rear yards, and the materials exception includes using a metal panel material instead of wood. All other Hillside District fencing requirements are met.
The applicant is requesting the exceptions for the fence height requirements per MMC XI-10-
54.10(D)(4)(a) for additional privacy screening and protection from wildlife, and to the materials as the use of steel hogwire is a stronger and more durable material compared to wood. See Sheet L0.22 of Attachment B for fence details.
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 5 of 14 Location and Context
The Project site is in the eastern portion of the hillside area of the City on an undeveloped 1.3-acre parcel along Vista Ridge Drive and Vista Spring Court. The subject property and all neighboring properties are zoned Single-Family Residential-Hillside. Unincorporated Santa Clara County properties are located further from the Project site to the north and east. The following table provides a summary of the Zoning and Land Uses surrounding the site:
Table 1:
Surrounding Zoning and Land Uses
General Plan Zoning Existing Use
Subject
Site
Hillside Low
Density (HLD)
Single-Family ResidentialHillside (R1-H)
Vacant
North Hillside Low
Density (HLD)
Single-Family ResidentialHillside (R1-H) Single-family home South Hillside Low
Density (HLD)
Single-Family ResidentialHillside (R1-H)Single-family home (under construction)
East Hillside Low
Density (HLD)
Single-Family ResidentialHillside (R1-H) Single-family home West Hillside Low
Density (HLD)
Single-Family ResidentialHillside (R1-H) Single-family home Site & Architectural Design
The Project design was influenced by incorporating modern sustainability concepts with the goal of being a “Net Zero” energy home, the property owners’ interest in astrology, and in consideration of the existing natural slope constraints of the lot, described further under the Grading and Landscaping subsection below. The unique architectural design adds to the neighborhood’s diversity of housing stock and received preliminary approval by the Spring Valley Heights Architectural Review Committee in December 2022.
The new residence will be located on an odd-shaped, downsloping lot and incorporates a crescentshaped design with two floors and outdoor amenities including an in-ground pool that are terraced down into the hillside towards the middle portion of the lot. The terraced design provides the illusion of a one-story house along Vista Ridge Drive. The layout of the residence, together with the natural sloped topography of the lot, maximizes privacy for the homeowners and minimizes views into adjacent properties.
Energy efficient and passive design techniques incorporated into the architecture of the new residence include but are not limited to the following:
• Solar roof panels (photovoltaic system) with battery storage capable of supporting the home’s electricity needs independently. Hot water will also be supplied with a supplemental solar hot water system
• Large windows with high efficiency insulated safety glass • Hydronically heated floors
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 6 of 14 • EV car chargers in garage
• All-electric with no propane or natural gas appliances • Locally sourced building materials
The home incorporates a mixture of high-quality metal or wood and earth tone materials.
Articulating the architectural forms and blending with various finishes creates an attractive, modern exterior facade. Large windows are provided throughout the residence to frame views and provide opportunities for extensive natural lighting.
The overall color scheme of the residence will have shades of beige and gray. The exterior materials include cladding with a beige brick veneer rain screen system, gray cedar wood siding accents, and “Gunmetal” gray trim and gray aluminum windows with high-efficiency insulated safety glass. The roof material will also match the gray window color with standing seam metal materials. The majority of these materials will be locally sourced and be sustainable through the use of FSC-Certified wood, recycled denim insulation throughout, recycled aggregate and fly ash in the building foundation. Additionally, the beige brick veneer is a ‘ventilated’ cladding that allows the building to stay dry and receive air flow. The new residence will also be clad with 1- hour fire resistant Densglass, sheathing under the non-combustible brick veneer and metal roofing to provide additional fire resistance to wildfires. All exterior materials and finishes work together as a palette of earth tone colors creating harmony with the surroundings. The colors and materials proposed are complementary to the character of the rural, neighboring residences. A visual rendering with all materials and colors is demonstrated in the Colors/Materials Sheets A9.03,
9.03a, and A9.03b in Attachment B (Project Plans).
Grading and Landscaping
The existing lot has an average slope of 21 percent. Due to the steep slopes and vehicular access requirements, the applicant has requested that the site be graded in order to make the site feasible for residential development. In order to limit the amount of grading, the applicant designed the two-story residence to have two terraced floors stepping down into the existing downhill topography. The Project is anticipated to result in approximately 805 cubic yards of excavation, the majority of which (530 cubic yards) will occur outside the building footprint for the driveway, in-ground pool, and septic system. Approximately 310 cubic yards of fill will be reused for the area outside the building footprint, and 495 cubic yards will be exported offsite. Attachment B (Project Plans) demonstrates the preliminary grading plan on Sheet C-2.0 and is consistent with the grading requirements within the Hillside Ordinance.
A hammerhead driveway approximately 68-feet long and over 27-feet wide will be built following the existing downhill sloped terrain leading to the attached three-car garage. The applicant worked closely with the Milpitas Fire Department to find alternatives for adequate firetruck access for the new residence, as the slope of the primary driveway would be too steep for firetrucks. Through collaborative meetings with City staff, the applicant was able to identify four alternative locations the firetrucks could park around the perimeter of the odd-shaped lot as it is surrounded on three sides by Vista Ridge Drive and Vista Spring Court to use as staging areas, and will incorporate fire access gates and permeable pathways to the new residence. The Fire Department reviewed the proposed fire access site plan on Sheet A1.00a of the Project plans (Attachment B) and provided
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 7 of 14 preliminary approval with conditions of approval, which have been incorporated into the proposed Project’s resolution (Attachment A).
The existing lot does not contain any trees and is covered only with low lying grass and a few shrubs. The Project will incorporate landscaping improvements throughout the site with a contemporary California aesthetic, utilizing drought tolerant and low-water use plants from the Hillside Landscaping Ordinance and a California native erosion control seed mix to further stabilize the hillside lot, in conformance with the grading/landscaping requirements within the Hillside Ordinance. The proposed landscaping plans included as the L sheets of the Project plans (Attachment B) will introduce 39 new trees, 26 cacti, 213 shrubs, and a mix of perennials and native grasses. The proposed landscaping improvements and deer fencing up to 5.5-feet in height will also provide additional privacy screening for the new residence.
PROJECT ANALYSIS
General Plan and Zoning Conformance
Milpitas General Plan 2040
The General Plan land use designation of the Project site is Hillside Low Density (HLD).
Topography within this designation is characterized by gentle to steep slopes, grassy terrain with some chaparral trees, wildlife, and geologically unstable areas. The HLD designation was created to ensure safe, appropriate development that preserves the natural hillside ambiance. All development in the hillside area is low-density, in scale with other single-family residences, and rural in nature. As designed, the Project is in conformance with the policies and standards in the City’s General Plan, as demonstrated in the following table:
Table 2:
General Plan Consistency
Policy Conformance
CD 7-1 Maintain the visual character of
hillsides, recognizing both the importance
of the exposure of hillside development
from off-site public views and the
importance of providing panoramic public
views from and of hillsides.
Consistent. The proposed Project will not impact
the visual character of the hillside from the valley
floor or other viewpoints as the Project site is
located over a half mile east of the crestline and
the new residence will be shielded by an existing
hill when viewed from the valley floor. Project
plan sheets A1.01, A1.02, and A1.03 illustrate
how the proposed residence will not obstruct
panoramic public views from and of the hillsides.
CD 7-2 Minimize the alteration of existing
landforms and maintain the natural
topographic characteristics of the hillside
areas, allowing only minimal disruption.
Consistent. When designing the new residence,
the applicant considered the challenges of the
existing site constraints of the lot with the City’s
Hillside regulations in order to minimize
significant grading to the lot. The new residence
and accessory structures are designed to terrace
down the existing slope of the lot, rather than
creating a new mass graded flat pad site. As
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 8 of 14 Policy Conformance
viewed from Vista Ridge Drive and demonstrated
with renderings on Project plan sheet A3.01
(Attachment B), the new residence will visually
appear as one story, with the second floor serving
primary front entry for the main residence and
attached ADU. This proposed design considering
the steep downhill nature of the existing
topography will limit the excavation to 805 cubic
yards and fill to 310 cubic yards, with 495 cubic
yards to be exported offsite. A majority of the total
excavation (503 cubic yards) will be for areas
outside of the building footprint, including the
primary driveway, in-ground pool, and
construction of the septic system. As such, the
proposed Project is consistent with Policy CD 7-
2, as the new two-story residence and accessory
structures are designed to step-down and flow
with the existing downsloping topography of the
lot, and does not require mass alteration of the
existing landform.
CD 7-3 Protect the natural character of
hillside areas by means of contour
grading to blend graded slopes and
terraces with the natural topography.
Consistent. The proposed new residence is
designed to protect the natural character of the
steep sloped lot by having two terraced floors to
blend with the natural topography. All new
contours will be designed to blend with the natural
existing site contours as demonstrated in the civil
drawings in the plan set. Grading of the driveway
follows the natural contours of the existing lot.
CD 7-4 Avoid mass graded pads within
hillside areas. Smaller steps or grade
changes should be used over single, large,
slope banks to the greatest extent feasible.
Consistent. The subject lot contains steep slopes
and the Project does not propose mass graded flat
pads to accommodate the new residence. The
applicant chose to design the new two-story
residence with both floors stepping down the
existing natural topography of the lot. Grading has
been substantially minimized in the Project as a
result, in that the siting follows the site's natural
contours to preserve the natural terrain quality.
CD 7-5 Ensure that any change in hillside
land use is accompanied by appropriate
safety measures and that the
environmental constraints are adequately
addressed especially with respect to
runoff and erosion.
Consistent. No changes are proposed to the
existing land use and zoning designation for the
subject site to be used as a single-family residence.
Prior to construction of the residence, all proposed
Project construction and operational details will
be reviewed thoroughly by applicable
Departments during the building permit review
process. The building permit application will be
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 9 of 14 Policy Conformance
reviewed with the latest adopted State and local
building and development codes, which will
include standard requirements such as
Construction Best Management Practices (BMPs)
and an erosion and sediment control plan to
control runoff onto adjacent properties.
CD 7-6 Require hillside development to
incorporate architecture, scale, massing,
building form, building color, roof
materials, and landscaping to reflect the
natural hillside setting.
Consistent. The proposed Project’s building
design and earth tone materials and colors will
blend into the rural environment and includes a
terraced design into the hillside by appearing as a
one-story residence when viewed from Vista
Ridge Drive, thereby reducing the massing and
scale of the new two-story residence. The exterior
facade will include materials such as gray cedar
wood siding, beige brick veneer gladding, gray
aluminum windows with gray trim, with a
matching gray metal standing seam roof. As
demonstrated by Colors/Materials Sheets A9.03,
9.03a, and A9.03b in Attachment B (Project
Plans), the 3D renderings show the new residence
with its earth-toned proposed colors and materials
that brings together the natural hillside topography
of the lot. Additionally, the proposed landscaping
materials are consistent with the Hillside
Landscaping Ordinance.
Development Standards
The site is in the R1-H Single-Family Residential-Hillside Combining District. The “H” Zoning District promotes and encourages the orderly development of the hillside area of the City by the application of regulations and requirements established to meet the particular constraints associated with development of hillside areas, including, but not limited to, geologic problems, slope, safe access and visibility.
Per Milpitas Municipal Code Section XI-10-45.17-3, the subject parcel is less than 3.0-acres, which allows for the smallest maximum size for the main residence and the least amount of impervious surface coverage compared to parcels over this acre threshold. The Project applicant chose to conform to development standards within its maximum limitations. Table 3 demonstrates the Project’s consistency with the applicable development standards of the R1-H zone.
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 10 of 14 Table 3:
Summary of Development Standards
Standards Hillside Requirements Proposed Complies
Front Yard Setback
25 ft. minimum when avg.
slope is <16%.
Otherwise, 40 ft.
minimum
44 ft. 5 in. (Avg.
slope of lot is
21%)
Yes
Side Yard Setback 40 ft. minimum > 40 ft.2 Yes
Rear Yard Setback 40 ft. minimum 98 ft. 8 in. Yes
Size of Main
Residence
6,000 sq. ft. maximum
(lots < 3 acres) 5,838 sq. ft. Yes
Impervious Surfaces 8,000 sq. ft. maximum
(lots < 3 acres) 7,596 sq. ft. Yes
Building Height
(maximum) 27 ft. east of crestline 26 ft. 4 in. Yes
Parking Main Residence - Three
spaces required
Six spaces (three
inside garage &
three outside)
Yes
Fence Height and
Materials
Height: 54 inches (4.5 ft.)
Material: Wood (all fence
post and supporting
framework)
Height: 4.5-ft
along front, and
up to 5.5-ft. at
side/rear yards
Material: Wood
posts with metal
supporting
framework
Yes, with Planning
Commission
approval of a fence
exception per MMC
XI-10-
54.10(D)(4)(a)
Grading
Grading plans greater than
500 cubic yards (cy), but
less than 1,500 cy requires
Planning Commission
approval
Cut: 805 cy
Fill: 310 cy
Export: 495 cy
Yes, with Planning
Commission
approval per MMC
XI-10-45.18(b)
Due to the subject property’s location, the Project is required to comply with the development standards in the City’s Hillside Combining District. Per MMC Section XI-10-45.09-7, the Planning Commission and City Council shall consider the following guidelines in its review. Staff recommends that the proposed design is consistent with the Hillside Architectural Guidelines as shown in Table 4 below.
2 Because of the odd-shaped nature of the lot with a curvilinear lot line on three sides as showing in Maps 1 and 2, there is not a traditional side yard for the Project as designed. Nevertheless, all proposed structures are more than 40 feet from any lot line, which meets the minimum 40 foot setback requirement of the Hillside Ordinance on lots with an average slope greater than 16% as shown on Sheet 1.00, Site Plan of the project plans (Attachment B).
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 11 of 14 Table 4:
Site and Architectural Guidelines – City of Milpitas – Hillside Site and Architectural Guidelines
Section XI-10-45.09-7
Consistency Finding
(a) Avoid unreasonable interference with
Views and Privacy. The height,
elevations and placement on the site of
the proposed main or accessory
structure, when considered with
reference to the nature and location of
residential structures on adjacent lots,
will avoid unreasonable interference
with views and privacy.
Consistent. Due to the proposed location and
minimal scale of the home in consideration to its
maximum allowable size outlined in Table 3, the
development will not substantially interfere with
views and privacy to adjacent lots. In addition, the
proposal exceeds all setback requirements, is
within its 27-foot, two-story height limit at 26-feet
and 4-inches, and substantially setback from
adjacent residences to the south, east, and west,
which minimizes interference with views and
privacy. Project plan sheets A1.03a and A1.04
shows the proximity of the subject lot in
relationship to adjacent lots and residential
structures. Additionally, the subject property is
located on a corner lot and adjacent residences are
also setback from the street and have privacy
landscaping surrounding the lots. New proposed
landscaping and deer fencing up to 5.5-feet in
height for the Project if the Planning Commission
approves the fence height exception per MMC XI10-54.10(D)(4)(a) will also provide additional privacy screening.
(b) Preserve Natural Landscape. The
natural landscape will be preserved
insofar as practicable by designing
structures to follow the natural contours
of the site and minimizing tree and soil
removal.
Consistent. The Project site is currently vacant
and undeveloped with no trees. As currently
proposed, the design of the house is designed to
follow the natural downsloping contour of the lot
and proposes the new two-story residence with
both floors and supporting structures to step down
into the hillside. As a result, the approximate
amount of excavation is minimized to 805 cubic
yards, 530 cubic yards of which will occur outside
of the building footprint area for the driveway, inground pool, and septic system. Approximately 310 cubic yards of this excavated soil will be
repurposed for the areas outside the building
footprint only, and the remainder of the soil will
be exported.
(c) Minimize Perception of Excessive Bulk.
The design of the proposed main and /or
accessory structure(s) in relation to the
Consistent. The proposed design includes
varying rooflines, a clear delineation of different
colors and materials, and punctuation of certain
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 12 of 14 Site and Architectural Guidelines
Section XI-10-45.09-7
Consistency Finding
immediate neighborhood should
minimize the perception of excessive
bulk.
front, rear, and side facing elevations with the
terraced floor levels to remove the perception of
bulk within the two-story residence. This stepped
down design of the floors into the hillside will
provide the illusion that the new residence is onestory as viewed from Vista Ridge Drive, further reducing the perception of excessive bulk.
(d) Impairment of Light and Air. The
proposed main or accessory structure(s)
shall not unreasonably impair the light
and air of adjacent properties nor
unreasonably impair the ability of
adjacent properties to utilize solar
energy.
Consistent. The proposed home will not exceed
the maximum height limit for homes east of the
crestline, has two floor levels that will step down
into the downsloping lot, and exceeds all
minimum setbacks as required by the Hillside
development standards. The proposed home has a
combination of flat and minimally pitched roof
systems that will include solar panels. With
regards to adjacent properties, the lots to the east,
north, and west are all on lower elevations than
the subject lot, and the residence to the south is on
a higher elevation as demonstrated on Project plan
sheets A1.03a and A1.04. All neighboring
residences are also setback substantially from the
proposed new residence. As such, the proposed
Project will not cause an impairment to the
adjacent properties access to light and air.
(e) Grading. All grading shall be kept to an
absolute minimum and shall comply with
the grading ordinance criteria.
Consistent. As designed, the proposed location
of the new residence will have both floors and
associated accessory structures step down into the
downsloping lot around the middle portion of the
lot, which minimized grade and complies with the
Hillside grading criteria. This design minimized
grading to 805 cubic yards, the majority of which
will be needed for the primary driveway, inground pool, and development of the septic system.
Crestline Zone of Protection
Per MMC Section XI-10-45.06, the purpose of the Crestline Zone of Protection is to preserve the crestline's natural quality and the slopes immediately below when viewed from the valley floor.
To demonstrate compliance, the applicant took pictures from the three nearest vantage viewpoints established by the City from the crestline. As demonstrated in Sheets A1.01, A1.02, and A1.03 of Attachment B (Project Plans), the Project site will not be visible from the valley floor, and is
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 13 of 14 obstructed from views by an existing hill, and is therefore, compliant with the Crestline Zone of Protection.
FINDINGS FOR APPROVAL (OR DENIAL)
A finding is a statement of fact relating to the information that the Planning Commission must consider in making a decision. Findings shall identify the rationale behind the decision to take a certain action. Based on substantial evidence in the public record, Staff has found that the proposed Project is consistent with the General Plan, Zoning Ordinance, and all required findings.
Site Development Permit Findings (Section XI-10-57-03-1(F))
1. The layout of the site and design of the proposed buildings, structures and landscaping are compatible and aesthetically harmonious with adjacent and surrounding development.
As described within the staff report, the development's architectural design and site planning is aesthetically compatible with the neighboring properties, and the on-site grading plan minimizes changes to the natural topography. The proposed single-family residence incorporates earth tone colors and materials that complement both the site and existing neighborhood. Furthermore, the design of the proposed Project will complement adjacent and surrounding development as the new two-story residence features a terraced design into the existing topography of the downsloping lot, appearing as a one-story residence from Vista Ridge Drive and will be built within its size limitations per the Hillside Zoning Ordinance.
2. The Project is consistent with the Milpitas Zoning Ordinance in that:
As described within the staff report and demonstrated within Table 3 of the staff report, the proposed single-family residence is consistent with the development standards of the Milpitas Zoning Ordinance for the R1-H Single-Family Residential-Hillside Zoning District for setbacks, height requirements, and landscaping. The Project will be consistent with fencing and grading requirements with Planning Commission approval of the fence exceptions per MMC XI-10-54.10(D)(4)(a) and the grading plan per MMC XI-10-45.18(b).
3. The Project is consistent with the Milpitas General Plan in that:
As demonstrated within Table 2 of the staff report, the Project is consistent with the existing Hillside General Plan policies of the City of Milpitas. The proposed residence is designed to fit in with the existing natural topographic features of the property with minimized grading utilizing a terraced design and will have little to no visual impact as viewed from the valley floor as the subject residence will be shielded by an existing hill and is located on a farther eastern edge of the City. No significant grading is required. The scale, mass, building form, and overall design of the new Hillside residence will be similar to other single-family residences in the Hillside and will have earth toned colors and features.
ENVIRONMENTAL REVIEW
The proposed Project is categorically exempt from environmental review under the California Environmental Quality Act (CEQA) in accordance with CEQA Guidelines Section 15303(a) (New
Agenda Item IX-1: New Hillside Residence – November 8, 2023 Page 14 of 14 Construction or Conversion of Small Structures) and Section 15183 (Projects Consistent with a Community Plan, General Plan or Zoning).
PUBLIC COMMENT/OUTREACH
Staff provided public notice for the application per City and State public notice requirements. At the time of writing this report, there have been no inquiries from the public. A notice was published in the Milpitas Post on October 27, 2023. In addition, 24 notices were sent to owners and occupants within 300 feet of the project site. A public notice was also provided on the project site, on the City’s Website, www.milpitas.gov, and posted at City Hall.
RECOMMENDATION
STAFF RECOMMENDS THAT the Planning Commission:
1. Open the Public Hearing to receive comments;
2. Close the Public Hearing; and
3. Adopt Resolution 23-019, approving and recommending that the City Council approve Site Development Permit No. SD23-0003, to allow development of a single-family residence in the R1-H Single-family Residential Hillside Zoning District, subject to the findings and attached Conditions of Approval.
ATTACHMENTS
A: Resolution 23-019
B: Project Plans
RESOLUTION NO. 23-019
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MILPITAS APPROVING AND RECOMMENDING APPROVAL OF SITE DEVELOPMENT PERMIT NO. SD23-0003 TO THE MILPITAS CITY COUNCIL TO DEVELOP A NEW HILLSIDE HOME ON A VACANT 1.3-ACRE SITE LOCATED AT 490 VISTA RIDGE DRIVE
(APN: 042-30-022)
WHEREAS, on February 14, 2023, an application was submitted by Todd Aranaz of Fougeron Architecture (“Applicant” or “Permittee”), for a Site Development Permit (SD23-0003) entitlement to allow development of a 5,838- square foot, single-family residence up to 26 feet, four inches (two stories) in height, with a 1,552-square foot attached garage, 1,138-square foot attached accessory dwelling unit (ADU), in-ground pool, deer fencing up to 5.5-feet in height, landscaping, and associated site improvements on a vacant 1.3-acre site at 490 Vista Ridge (APN: 042-30-022) (the “Project”). The Project site is zoned Single Family Residential - Hillside; and WHEREAS, the Planning Division completed an environmental assessment for the Project in accordance with the California Environmental Quality Act (CEQA), which assessment determined that the Project is exempt from CEQA review pursuant to Section 15303 (New Construction and Conversion of Small Structures) of the CEQA Guidelines and, as a separate and independent basis, pursuant to Section 15183 of the CEQA Guidelines; and WHEREAS, on November 8, 2023, a duly noticed public hearing was held by the City of Milpitas Planning Commission on the subject application, at which time all those in attendance were given the opportunity to speak on the Project; and
WHEREAS, the Planning Commission has considered all of the written and oral testimony presented at the public hearing in making its decision; and
NOW THEREFORE, the Planning Commission of the City of Milpitas hereby finds, determines and resolves as follows:
SECTION 1: Recitals
The Planning Commission has considered the full record before it, which may include, but is not limited to such things as the staff report, testimony by staff and the public, and other materials and evidence submitted or provided to it.
Furthermore, the recitals set forth above are found to be true and correct and incorporated herein by reference.
SECTION 2: CEQA Finding
The project is exempt from further environmental review under the California Environmental Quality Act (CEQA) pursuant to Section 15303(a) for “New Construction or Conversion of Small Structures including one single-family residence, or a second dwelling unit in a residential zone,” because it can be seen with certainty that there is no possibility that these actions may have a significant effect on the environment. The Project’s proposed new construction of a singlefamily residence and its accessory structures are within a residentially zoned area on a legal parcel and none of the exceptions, as specified in Section 15300.2 of the CEQA Guidelines that would preclude applicability of this exemption are present. As a separate and independent basis, the Project is exempt from Section 15183 of the CEQA Guidelines as a project consistent with a community plan, general plan or zoning in that it is consistent with the development density established in the Milpitas General Plan and the applicable zoning and there are no project-specific significant effects which are peculiar to this project or its site.
SECTION 3: Site Development Permit Findings (Section XI-10-57.03(F)(1)) - The Planning Commission makes the following findings based on the evidence in the public record in support of Site Development Permit No. SD23- 0003:
1. The layout of the site and design of the proposed buildings, structures and landscaping are compatible and aesthetically harmonious with adjacent and surrounding development.
Resolution No. 23-019
2 As described within the staff report, the development's architectural design and site planning is aesthetically compatible with the neighboring properties, and the on-site grading plan minimizes changes to the natural topography. The proposed single-family residence incorporates earth tone colors and materials that complement both the site and existing neighborhood. Furthermore, the design of the proposed Project will complement adjacent and surrounding development as the new two-story residence features a terraced design into the existing topography of the downsloping lot, appearing as a one-story residence from Vista Ridge Drive and will be built within its size limitations per the Hillside Zoning Ordinance.
2. The Project is consistent with the Milpitas Zoning Ordinance.
Table 1 demonstrates the Project’s consistency with the applicable development standards of the R1-H Zoning District per Section XI-10-45 - "H" Hillside Combining District of the Milpitas Zoning Ordinance, including setbacks, height requirements, maximum impervious surface coverage, and parking. The Project will be consistent with fencing and grading requirements with Planning Commission approval of the fence exceptions per MMC XI-10-
54.10(D)(4)(a) and the grading plan per MMC XI-10-45.18(b).
Table 1 :
Summary of Development Standards
Standards Hillside Requirements Proposed Complies
Front Yard Setback
25 ft. minimum when avg.
slope is <16%. Otherwise,
40 ft. minimum
44 ft. 5 in. (Avg.
slope of lot is 21%) Yes
Side Yard Setback 40 ft. minimum > 40 ft.1 Yes
Rear Yard Setback 40 ft. minimum 98 ft. 8 in. Yes
Size of Main Residence 6,000 sq. ft. maximum
(lots < 3 acres) 5,838 sq. ft. Yes
Impervious Surfaces 8,000 sq. ft. maximum (lots
< 3 acres) 7,596 sq. ft. Yes
Building Height
(maximum) 27 ft. east of crestline 26 ft. 4 in. Yes
Parking Main Residence - Three
spaces required
Six spaces (three
inside garage &
three outside)
Yes
Fence Height and
Materials
Height: 54 inches (4.5 ft.)
Material: Wood (all fence
post and supporting
framework)
Height: 4.5-ft along
front, and up to 5.5-
ft. at side/rear yards
Material: Wood
posts with metal
supporting
framework
Yes, with Planning
Commission approval
of a fence exception
per MMC XI-10-
54.10(D)(4)(a)
Grading
Grading plans greater than
500 cubic yards (cy), but
less than 1,500 cy requires
Cut: 805 cy
Fill: 310 cy
Export: 495 cy
Yes, with Planning
Commission approval
per MMC XI-10-
45.18(b)
1 Because of the odd-shaped nature of the lot with a curvilinear lot line on three sides as showing in Maps 1 and 2 of the staff report, there is not a traditional side yard for the Project as designed. Nevertheless, all proposed structures are more than 40 feet from any lot line, which meets the minimum 40 foot setback requirement of the Hillside Ordinance on lots with an average slope greater than 16% as shown on Sheet 1.00, Site Plan of the project plans (Attachment B).
Resolution No. 23-019
3 Standards Hillside Requirements Proposed Complies
Planning Commission
approval
Due to the subject property’s location, the Project is also required to comply with the development standards in the City’s Hillside Combining District. Per Section XI-10-45.09-7 of the Zoning Ordinance, the Planning Commission and City Council shall consider the following guidelines in their review of proposed new development. Staff has determined the home to be consistent with the Hillside Architectural Guidelines as demonstrated below. See Table 2 for consistency.
Table 2:
Hillside Zoning Ordinance Compliance
Site and Architectural Guidelines
Section XI-10-45.09-7
Consistency Finding
(a) Avoid unreasonable interference with Views
and Privacy. The height, elevations and
placement on the site of the proposed main
or accessory structure, when considered
with reference to the nature and location of
residential structures on adjacent lots, will
avoid unreasonable interference with views
and privacy.
Consistent. Due to the proposed location and minimal
scale of the home in consideration to its maximum
allowable size outlined in Table 1, the development
will not substantially interfere with views and privacy to adjacent lots. In addition, the proposal exceeds all setback requirements, is within its 27-foot, two-story
height limit at 26-feet and 4-inches, and substantially setback from adjacent residences to the south, east, and west, which minimizes interference with views and
privacy. Project plan sheets A1.03a and A1.04 shows
the proximity of the subject lot in relationship to
adjacent lots and residential structures. Additionally, the subject property is located on a corner lot and
adjacent residences are also setback from the street and have privacy landscaping surrounding the lots. New
proposed landscaping and deer fencing up to 5.5-feet
in height for the Project if the Planning Commission
approves the fence height exception per MMC XI-10-
54.10(D)(4)(a) will also provide additional privacy
screening.
(b) Preserve Natural Landscape. The natural
landscape will be preserved insofar as
practicable by designing structures to follow
the natural contours of the site and
minimizing tree and soil removal.
Consistent. The Project site is currently vacant and
undeveloped with no trees. As currently proposed, the
design of the house is designed to follow the natural
downsloping contour of the lot and proposes the new
two-story residence with both floors and supporting
structures to step down into the hillside. As a result, the approximate amount of excavation is minimized to
805 cubic yards, 530 cubic yards of which will occur
outside of the building footprint area for the driveway, in-ground pool, and septic system. Approximately 310
cubic yards of this excavated soil will be repurposed
for the areas outside the building footprint only, and
the remainder of the soil will be exported.
(c) Minimize Perception of Excessive Bulk. The
design of the proposed main and /or
accessory structure(s) in relation to the
immediate neighborhood should minimize
the perception of excessive bulk.
Consistent. The proposed design includes varying
rooflines, a clear delineation of different colors and
materials, and punctuation of certain front, rear, and
side facing elevations with the terraced floor levels to remove the perception of bulk within the two-story
Resolution No. 23-019
4 Site and Architectural Guidelines
Section XI-10-45.09-7
Consistency Finding
residence. This stepped down design of the floors into
the hillside will provide the illusion that the new
residence is one-story as viewed from Vista Ridge
Drive, further reducing the perception of excessive
bulk.
(d) Impairment of Light and Air. The proposed
main or accessory structure(s) shall not
unreasonably impair the light and air of
adjacent properties nor unreasonably impair
the ability of adjacent properties to utilize
solar energy.
Consistent. The proposed home will not exceed the
maximum height limit for homes east of the crestline,
has two floor levels that will step down into the
downsloping lot, and exceeds all minimum setbacks as
required by the Hillside development standards. The
proposed home has a combination of flat and
minimally pitched roof systems that will include solar
panels. With regards to adjacent properties, the lots to the east, north, and west are all on lower elevations
than the subject lot, and the residence to the south is on a higher elevation as demonstrated on Project plan
sheets A1.03a and A1.04. All neighboring residences
are also setback substantially from the proposed new
residence. As such, the proposed Project will not cause an impairment to the adjacent properties access to light and air.
(e) Grading. All grading shall be kept to an
absolute minimum and shall comply with the
grading ordinance criteria.
Consistent. As designed, the proposed location of the
new residence will have both floors and associated
accessory structures step down into the downsloping
lot around the middle portion of the lot, which
minimized grade and complies with the Hillside
grading criteria. This design minimized grading to 805
cubic yards, the majority of which will be needed for
the primary driveway, in-ground pool, and
development of the septic system.
3. The Project is consistent with the Milpitas General Plan.
As demonstrated in Table 3 below, the Project is consistent with the existing General Plan policies of the Milpitas 2040 General Plan:
Resolution No. 23-019
5 Table 3:
General Plan Consistency
Policy Conformance
CD 7-1 Maintain the visual character of
hillsides, recognizing both the importance of the
exposure of hillside development from off-site
public views and the importance of providing
panoramic public views from and of hillsides.
Consistent. The proposed Project will not impact
the visual character of the hillside from the valley
floor or other viewpoints as the Project site is
located over a half mile east of the crestline and the
new residence will be shielded by an existing hill
when viewed from the valley floor. Project plan
sheets A1.01, A1.02, and A1.03 illustrate how the
proposed residence will not obstruct panoramic
public views from and of the hillsides.
CD 7-2 Minimize the alteration of existing
landforms and maintain the natural topographic
characteristics of the hillside areas, allowing only
minimal disruption.
Consistent. When designing the new residence,
the applicant considered the challenges of the
existing site constraints of the lot with the City’s
Hillside regulations in order to minimize
significant grading to the lot. The new residence
and accessory structures are designed to terrace
down the existing slope of the lot, rather than
creating a new mass graded flat pad site. As viewed
from Vista Ridge Drive and demonstrated with
renderings on Project plan sheet A3.01
(Attachment B), the new residence will visually
appear as one story, with the second floor serving
primary front entry for the main residence and
attached ADU. This proposed design considering
the steep downhill nature of the existing
topography will limit the excavation to 805 cubic
yards and fill to 310 cubic yards, with 495 cubic
yards to be exported offsite. A majority of the total
excavation (503 cubic yards) will be for areas
outside of the building footprint, including the
primary driveway, in-ground pool, and
construction of the septic system. As such, the
proposed Project is consistent with Policy CD 7-2,
as the new two-story residence and accessory
structures are designed to step-down and flow with
the existing downsloping topography of the lot,
and does not require mass alteration of the existing
landform.
CD 7-3 Protect the natural character of hillside
areas by means of contour grading to blend
graded slopes and terraces with the natural
topography.
Consistent. The proposed new residence is
designed to protect the natural character of the
steep sloped lot by having two terraced floors to
blend with the natural topography. All new
contours will be designed to blend with the natural
existing site contours as demonstrated in the civil
drawings in the plan set. Grading of the driveway
follows the natural contours of the existing lot.
Resolution No. 23-019
6 CD 7-4 Avoid mass graded pads within hillside
areas. Smaller steps or grade changes should be
used over single, large, slope banks to the
greatest extent feasible.
Consistent. The subject lot contains steep slopes
and the Project does not propose mass graded flat
pads to accommodate the new residence. The
applicant chose to design the new two-story
residence with both floors stepping down the
existing natural topography of the lot. Grading has
been substantially minimized in the Project as a
result, in that the siting follows the site's natural
contours to preserve the natural terrain quality.
CD 7-5 Ensure that any change in hillside land
use is accompanied by appropriate safety
measures and that the environmental constraints
are adequately addressed especially with respect
to runoff and erosion.
Consistent. No changes are proposed to the
existing land use and zoning designation for the
subject site to be used as a single-family residence.
Prior to construction of the residence, all proposed
Project construction and operational details will be
reviewed thoroughly by applicable Departments
during the building permit review process. The
building permit application will be reviewed with
the latest adopted State and local building and
development codes, which will include standard
requirements such as Construction Best
Management Practices (BMPs) and an erosion and
sediment control plan to control runoff onto
adjacent properties.
CD 7-6 Require hillside development to
incorporate architecture, scale, massing, building
form, building color, roof materials, and
landscaping to reflect the natural hillside setting.
Consistent. The proposed Project’s building
design and earth tone materials and colors will
blend into the rural environment and includes a
terraced design into the hillside by appearing as a
one-story residence when viewed from Vista Ridge
Drive, thereby reducing the massing and scale of
the new two-story residence. The exterior facade
will include materials such as gray cedar wood
siding, beige brick veneer gladding, gray
aluminum windows with gray trim, with a
matching gray metal standing seam roof. As
demonstrated by Colors/Materials Sheets A9.03,
9.03a, and A9.03b in Attachment B (Project Plans),
the 3D renderings show the new residence with its
earth-toned proposed colors and materials that
brings together the natural hillside topography of
the lot. Additionally, the proposed landscaping
materials are consistent with the Hillside
Landscaping Ordinance.
As described above, the Project is compatible and consistent with the surrounding uses and has been found to conform to the intent of the Milpitas 2040 General Plan designation. The proposed home is designed to fit in with the natural topographic features of the property and reduces the visual impact as viewed from the valley floor.
SECTION 4: The Planning Commission of the City of Milpitas hereby approves and recommends the City Council approve Site Development Permit No. SD23-0003 to allow the construction of a single-family residence in the R1- H Single-Family Residential-Hillside Zoning District at 490 Vista Ridge Drive, based on the above findings and subject to the Conditions of Approval in the proposed Site Development Permit No. P-SD23-0003 attached hereto as Exhibit 1 and incorporated herein.
Resolution No. 23-019
7 PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of Milpitas on November 8, 2023.
Chair
TO WIT:
I HEREBY CERTIFY that the following resolution was duly adopted at a regular meeting of the Planning Commission of the City of Milpitas on November 8, 2023, and carried by the following roll call vote:
COMMISSIONER AYES NOES ABSENT ABSTAIN
Mercedes Albana
Dipak Awasthi
Bill Chuan
Larry Ciardella
Alexander Galang
Sonia Medina-Ashby
Parveen Gupta
Resolution No. 23-019
8 EXHIBIT 1
SITE DEVELOPMENT PERMIT NO. P-SD23-0003
490 VISTA RIDGE DRIVE (APN 042-30-022)
The City of Milpitas Planning Commission and City Council approve Site Development Permit No. SD23-0003 in accordance with Section X1-10-45.09 and XI-10-57.03 of the Milpitas Municipal Code, subject to and conditioned upon all applicable State and local laws and regulations and the Conditions of Approval outlined below. This Site Development Permit entitlement is to allow the issuance of building permits for the proposed development of a 5,838-square foot, single-story residence, up to two stories in height, with a 1,552-square foot attached garage (“Project”) on a vacant 1.3- acre hillside lot located within the R1-H Single-family Residential Hillside Zoning District at 490 Vista Ridge Dr (APN:
042-30-022), subject to all necessary reviews, approvals, studies, and inspections for the issuance of such building permits.
APPROVED SUBJECT TO THE FOLLOWING CONDITIONS OF APPROVAL:
General Conditions
1. General Compliance. The applicant, including all successors in interest (collectively “Permittee”) shall comply with each and every condition set forth in this Permit. Site Development Permit No. SD23-0003 (“Permit”) shall have no force or effect and no building permit shall be issued unless and until all things required by the below-enumerated precedent conditions have been performed or caused to be performed and this Resolution has been recorded by the Permittee with the Santa Clara County’s Recorder Office and a copy shall be provided to the Planning Department. (P)
2. Modifications to Project. Any deviation from the approved site plan, floor plans, or other approved submittal shall require that, prior to the issuance of building permits, the Permittee shall submit modified plans and any other applicable materials as required by the City for review and obtain the approval of the Planning Director or designee. If the Planning Director or designee determines that the deviation is significant, the Permittee shall be required to apply for review and obtain approval of the Planning Commission, in accordance with the Zoning Ordinance. (P)
3. Effective Date. Unless there is a timely appeal filed in accordance with the Milpitas Zoning Code, the date of approval of this Permit is the date on which the decision-making body approved this Permit. (P)
4. Acceptance of Permit. Should Permittee fail to file a timely appeal within twelve (12) calendar days of the date of approval of this Permit, inaction by Permittee shall be deemed to constitute each of the following:
a. Acceptance of this Permit by Permittee; and
b. Agreement by the Permittee to be bound by, comply with, and to do all things required of or by Permittee pursuant to all of the terms, obligations, and conditions of this Permit.
5. Permit Expiration. Pursuant to Section XI-10-64.06 of the Milpitas Zoning Code, this Permit shall become null and void if the activity permitted by this Permit is not commenced within two (2) years from the date of approval, or for a project submitted with a tentative map, within the time limits of the approved tentative map. Pursuant to Section XI-10-
64.06(B) of the Milpitas Zoning Code, an activity permitted by this Permit shall be deemed to have commenced when the Project:
a. Completes a foundation associated with the Project; or b. Dedicates any land or easement as required from the zoning action; or c. Complies with all legal requirements necessary to commence the use, or obtains an occupancy permit, whichever is sooner.
This permit shall become null and void if the work is added to, modified, or otherwise deviated from in any significant way from the approved site plan, building plan, floor plans, or other approved submittals as determined by the Planning Director or designee.
Resolution No. 23-019
9 6. Time Extension. Pursuant to Section XI-10-64.07 of the Milpitas Zoning Code, unless otherwise provided by State law, Permittee shall have the right to request a one-time extension of the Permit if the request is made in writing to the Planning Division prior to the expiration date of the approval. (P)
7. Project Job Account. If Permittee’s project job account is at any time delinquent or below the required deposit amount, City will not continue to review or process the application until Permittee’s private job account is paid in full and the required deposit has been made. Additionally, prior to the issuance of any building permit or occupancy permit, as applicable, Permittee shall pay in full the project account balance and establish a remaining balance of at least twentyfive percent (25%) of the required initial deposit. (ALL)
8. Notice. Pursuant to California Government Code Section 66020, any protest filed in court relating to the imposition of fees, dedication, reservations, or other exactions to be imposed on the development project shall be filed within ninety (90) days after the date of the adoption of this Resolution. This provision serves as notice from the local agency to the Permittee that the ninety (90) day period in which the applicant may file a protest has begun under California Government Code Section 66020(d)(1). (P)
9. Cost and Approval. Permittee shall fully complete and satisfy each and every condition set forth in this Resolution and any other condition applicable to the Project to the sole satisfaction of the City. Additionally, Permittee shall be solely responsible and liable for the cost to satisfy each and every condition. Permittee shall pay all required fees and charges to City at the rate in effect at time of building permit issuance, or, the rate in effect when the fees and charges are due and paid in full to City. There is no vesting of any fees or charges with the adoption of this Resolution. (P)
10. Conditions. Each and every condition set forth in this Exhibit shall apply to the Project and continue to apply to the Project so long as the Permittee is operating the Project under the permits and approvals in this Resolution. (P)
11. Compliance with Laws. The construction, use, and all related activity authorized under this Permit shall comply with all applicable local, state, and federal laws, rules, regulations, guidelines, requirements, and policies. (CA/P)
12. Previous Approvals. Permittee shall abide by and continue to comply with all previous City approvals, permits, or requirements relating to the subject property, unless explicitly superseded or revised by this Permit. (ALL)
13. Indemnification. To the fullest extent permitted by law, Permittee shall indemnify, defend with counsel of the City’s choosing, and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to (i) City's approval of the Project, including but not limited to, the approval of the discretionary permits, maps under the Subdivision Map Act, and/or the City's related determinations or actions under the California Environmental Quality Act, and (ii) Permittee’s construction, operation, use, or related activity under this Permit. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. Permittee shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. Permittee shall pay to the City upon demand or, as applicable, to counsel of City’s choosing, any amount owed pursuant to the indemnification requirements prescribed in this condition. (CA)
14. Revocation, Suspension, Modification. This Permit may be suspended, revoked, or modified in accordance with Section XI-10-63.06 of the Milpitas Zoning Code. (P)
15. Severability. If any term, provision, or condition of this Permit is held to be illegal or unenforceable by the Court, such term, provision, or condition shall be severed and shall be inoperative, and the remainder of this Permit shall remain operative, binding, and fully enforceable. (ALL)
16. Conditions of Approval. As part of the issuance of building permits, the Permittee shall include within the first four pages of the working drawings for a plan check, a list of all conditions of approval imposed by the final approval of the project. (P)
17. Development in Conformance with Approved Plans: Permittee shall develop the approved Project in conformance with the plans dated September 28, 2023 and approved by the City Council on the date of the signed City Council Resolution, in accordance with these Conditions of Approval. Any deviation from the approved site plan, elevations, materials, colors, landscape plan or other approved submittal shall require that, prior to the issuance of building permits, the
Resolution No. 23-019
10 Permittee shall submit modified plans and any other applicable materials as required by the City for review and obtain the approval of the Planning Director or Designee. If the Planning Director or designee determines that the deviation is significant, the owner or designee shall be required to apply for review and obtain approval of the Planning Commission or City Council, as applicable, in accordance with the Milpitas Zoning Code. (P)
18. Response to Conditions of Approval. Permittee shall provide a written response to comments upon submittal for building permit application. The responses should clearly indicate how each condition of approval has been addressed in the plans and shall note the appropriate plan sheet. (P)
19. Prior to the issuance of a building permit, the owner or designee shall include within the four first pages of the working drawings for a plan check, a list of all conditions of approval imposed by the final approval of the Project. (P)
20. Streets shall be designed to generally follow the contours and landform in order to minimize cut and fill. Exposed walls facing roadways and retaining walls shall be no greater than six feet in height. Crib walls facing roadways shall be no greater than 15 feet in height. (P)
21. Landscaping coverage and stabilization of graded slopes shall be selected and designed to be compatible with surrounding natural vegetation or to replace removed natural vegetation and should recognize climate, soil, and ecological characteristic of the region. Plant materials that require excessive water after becoming established should be avoided. (P)
22. Within six months, or such other period established by the Planning Commission, after the commencement of grading activities, all graded areas not covered by an impervious surface shall be stabilized in such manner as shall be approved by the Planning Director. (P)
23. The proposed home is located east of the Crestline and is subject to a maximum height of 2 stories or 27 feet. (P)
24. Trees which have a six inch or greater diameter trunk size at a point three feet above grade may not be removed without obtaining prior approval from the City. The location of all such trees shall be shown on all plans submitted for approval. The Planning Commission, upon review of an “S” Zone application approval, shall have the power to authorize removal, relocation or replacement if the Permittee can show that such requirement is unreasonable as applied to the particular property. If the removal is permitted, the replacement of any trees removed pursuant to this section shall be at a five to one (5:1) ratio. (P)
25. Where two cut-or-fill slopes intersect, the intersection shall be horizontally rounded and blended. (P)
26. Where any cut-or-fill slopes intersect the natural grade, the intersection of each slope shall be vertically and/or horizontally rounded and blended. (P)
FIRE DEPARTMENT CONDITIONS
The plans approved by the Planning Department process are not building plans and have not been reviewed nor approved for conformance to the California Building Code (CBC), California Fire Code (CFC) and the Milpitas Municipal Code (MMC). Do not consider this set of plans as final building plans approved by the Fire Department. Building plans must be submitted for review and approval before construction is to commence. The following notes are a general list of the applicable code requirements (2022) and are provided to assist with the building permit process. Please note that these are not all inclusive. All applicable Building, Fire and Municipal Code requirements must be met in advance of any building permit approvals or related construction.
27. Electronic documents. The fire code official may require electronic base documents for all construction documents and operational permits. The fire code official shall designate the software base format for the electronic documents.
CFC Section 106.2.1, added by MMC Section V-300-2.28, and CFC Section 106.1.1
28. Automatic Fire Sprinkler Requirements. An automatic sprinkler system shall be provided throughout the new dwellings (main and guest), inclusive of basements and garages. Milpitas Municipal Code Section V-300-2.69, CFC Section 903.2.8
Resolution No. 23-019
11 29. Fire Department access. Sheets A-1.0 shows an acceptable Fire Dept. apparatus access. Fire apparatus access roads shall be provided for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building. Fire apparatus access shall meet the following:
a. Fire apparatus access shall extend to within 150 feet of all portions of exterior walls of the building/structure per the California Fire Code Section 503.1.
b. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather capabilities. Bearing capacity for the driveway and the entry drive court shall be designed to provide a minimum of 75,000 lbs bearing capacity for the fire apparatus. CFC Section 503.2.3, D102.1
c. The grade (maximum 10%) of the fire apparatus access road shall be within the limits established by the fire code official based on the fire department’s apparatus. CFC Section 503.2.7 d. Electric gates. Where provided, gates shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. CA Fire Code Section 503.5
Electric gates shall also be provided with a Milpitas Fire Department approved “Knox” electronic switch in addition to the keypad. CA Fire Code Section 506
30. Premises identification. New and existing buildings shall have approved address numbers. Address numbers shall be illuminated and located where they are clearly visible from the street. CFC Section 505
31. Fire Flow. Fire flow requirements for buildings or portions of buildings and facilities hall be determined by an approved method or Appendix B.
a. Fire flow data based on the 8,528 square foot type VB building total area provided, a minimum requirement of 1,250gpm. Table B105.1(1) and B105.1(2) for hydrant. Available fire flow shall be taken into consideration when designing the fire sprinkler system.
32. Water supply requirements. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. CFC Section 507.5.1 Exception:
For Group R-3 and Group U occupancies, equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3, the distance requirement shall be not more than 600 feet
33. Sprinkler system supervision and alarms, and monitoring. It is recommended that due to the location of the home (hillside) the automatic fire sprinkler system for this home be a system that has supervision and alarm, and monitoring system in conformance to the CA Fire Code Section 903.4.
34. R Occupancy - Smoke Alarm. Single- and multiple-station smoke alarms. Listed single- and multiple-station smoke alarms complying with UL 217 shall be installed in accordance with Sections 907.2.11.1 through 907.2.11.7 and NFPA 72.
Exception: For Group R occupancies. Afire alarm system with smoke detectors located in accordance with this section may be installed in lieu of smoke alarms. Upon actuation of the detector, only those notification appliances in the dwelling unit or guest room where the detector is actuated shall activate. [Ref.: CFC 907.2.10]
Resolution No. 23-019
12 ENGINEERING DEPARTMENT CONDITIONS
PRIOR TO CONSTRUCTION PLAN SUBMITTALS
The following conditions shall be met prior to any detailed construction plan check submittals (Building or Engineering, except demolition and rough grade plans), unless otherwise approved by the Director of Engineering/City Engineer. City reserves the right to reject any plan check submittal if any of the following conditions are not met. (E)
35. Modifications: The Site Development Plan dated 6/16/2023 is subject to change during the plan check stage based upon City’s previous comments and conditions stated herein.
31. Stormwater Control Plan: Permittee shall submit City approved final Stormwater Control Plan (SWCP) that complies with the latest Municipal Regional Stormwater NPDES Permit, including Low Impact Development (LID) Section C3.c.i.(2)(b) measures for harvesting and reuse, infiltration, or evapo-transpiration, for City’s review and approval by the Engineering Department.
32. Project Job Account/Fee Deposit: Permittee shall open a new PJ account as a deposit to cover the costs for Engineering Department’s services for review and inspection of the project. The amount shall be determined based on the approved City fee schedule at the time of application submittal.
PRIOR TO FINAL MAP APPROVAL/RECORDATION
The following conditions shall be addressed during the final map plan check process and shall be met prior to any final approval/recordation (except demolition permit and rough grade permit), unless otherwise approved by the Director of Engineering/City Engineer. (E)
33. Utility Company Approval: Permittee shall obtain approval letters from utility companies (PG&E, AT&T, Comcast) for abandonment of existing and dedication of new public service utilities easements.
PRIOR TO OFF-SITE PLAN APPROVAL/ENCROACHMENT PERMIT ISSUANCE The following conditions shall be addressed as part of the off-site improvement plan review and shall be met prior to encroachment permit issuance, unless otherwise approved by the Director of Engineering/City Engineer. (E)
34. Public Improvement Design Standards: All public improvements shall be designed and constructed in accordance with all applicable public improvement design standards, including but not limited to:
a. Milpitas Design Guidelines: (https://www.milpitas.gov/317/Land-Development-Procedures-Guidelines ); b. Standard details and specifications: (https://www.milpitas.gov/317/Land-Development-Procedures-Guidelines ); c. Americans with Disabilities Act (ADA) requirements, where applicable.
35. Domestic Water and Fire Service Calculations: Permittee shall submit potable water and fire service calculations to confirm adequacy of lateral size, pressure and flow, to be reviewed and approved by the Engineering Department and Fire Department. Hydraulic modeling analysis by the City and paid by the Permittee may be required as needed.
Permittee shall be responsible to implement any necessary improvements if there is any identified deficiency to the existing main as a result of the project.
36. Water Service Agreement: Permittee shall complete a water service agreement to obtain water service.
PRIOR TO BUILDING PERMIT ISSUANCE
The following conditions shall be addressed during the building plan check process and shall be met prior to any building permit issuance (except demolition permit and rough grade permit), unless otherwise approved by the Director of Engineering/City Engineer. (E)
37. Water Supply and Force Majeure: The City reserves the right to suspend the issuance of building permits in case of an emergency declaration of water supply in the case of a major catastrophic event that restricts City’s assurance to provide water supply.
Resolution No. 23-019
13 38. Water Efficient Landscapes: Permittee shall comply with Milpitas Municipal Code Title VIII, Chapter 5 Water Efficient Landscapes for landscape design, including but not limited to, providing separate water meters for domestic water service and irrigation service and providing applicable landscape documentation package.
39. Mailboxes: The Permittee shall coordinate with US Postal Services regarding placement of required mailboxes.
Mailbox location shall not be on public street frontages and shall be approved by City and US Postal Services prior to building permit issuance. Mailbox locations shall be shown on the improvement plans and Permittee shall submit a letter to the City’s Land Development Engineering Section from the Post Master approving the location of the mailbox. Structures to protect mailboxes may require Building, Engineering and Planning Department review.
DURING CONSTRUCTION
The following conditions shall be complied with at all times during the construction phase of the project, unless otherwise approved by the Director of Engineering/City Engineer. (E)
40. Dewatering: If dewatering is needed during construction, Permittee shall obtain a Short-Term Industrial Wastewater Permit from the San Jose/Santa Clara Water Pollution Control Plant for discharging the groundwater to a sanitary sewer system.
41. Prohibition of Potable Water Usage: Permittee shall use recycled water for construction purposes, including dust control and compaction. Permittee shall comply with MMC VIII-6-5.00 and 6-6.00 where potable water usage is prohibited, unless otherwise approved by the City Council.
42. Construction Staging and Employee Parking: Permittee shall place all construction related materials, equipment, and arrange construction workers parking on-site and not located in the public right-of-ways or public easements.
PRIOR TO FIRST OCCUPANCY
The following conditions shall be met prior to first building occupancy on either lot, unless otherwise approved by the Director of Engineering/City Engineer.
43. Landscape Certificate of Completion: Permittee shall submit a Certificate of Substantial Completion that complies with the Milpitas Municipal Code Water Efficient Landscapes ordinance.
44. Record Drawings: Permittee shall submit record drawings in Full size hard copy, AutoCAD, Tiff, and PDF formats for City records. Record drawings shall include all public improvements. Additionally, if the project uses recycled water, the permittee shall also submit record drawings of on-site irrigation facilities.
45. Private Job (PJ) Balance: Permittee shall pay for any remaining balance from the Private Job deposit.
BUILDING DEPARTMENT CONDITIONS
46. Compliance with California Code of Regulations. The Project shall comply with the requirements of the Building Safety and Housing Department and the California Code of Regulations Title 24 and the Milpitas Municipal Code as adopted by the City. Building permits shall be submitted to and approved by the Building Safety and Housing Department prior to start of construction. All California Code of Regulations Title 24 and Milpitas Municipal Code requirements applicable at the time of building permit application must be met in advance of any building permit approvals or related construction. Changes to the site plan and/or building plan require review and approval by the Building Safety and Housing Department.
LEGEND
(P) = Planning Department
(B) = Building Department
(E) = Engineering Department
(F) = Fire Department
(CA) = City Attorney’s Office
ALL = All Reviewing Departments
Resolution No. 23-019
14 NOTICE OF RIGHT TO PROTEST
The Conditions of Project Approval set forth herein include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), began on date of adoption of this resolution. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions.
AGREEMENT
Permittee/Property Owner
The undersigned agrees to each and every condition of approval and acknowledges the NOTICE OF RIGHT TO PROTEST and hereby agrees to use the project property on the terms and conditions set forth in this Permit.
Dated: _________________ ______________________________________ Signature of Permittee
A0.00 Cover Sheet N.T.S. 1" DIMENSION
CL symbols A 1 / A1.01 1 / A1.01 1 / A1.01 BEDROOM 101 000 SF 010101 STRUCTURAL GRID NORTH ARROW ROOM NAME / NUMBER / SQUARE FOOTAGE DETAIL [DRAWING 1, SHEET A1.01] ELEVATION [DRAWING 1, SHEET A1.01] SECTION [DRAWING 1, SHEET A1.01] WORK / DATUM POINT KEYNOTE REVISION NUMBER WALL TYPE DOOR TYPE [RE: DOOR SCHEDULE] 1 A1.01N
S
E W INTERIOR ELEVATION [DRAWING 1, SHEET A1.01] ALIGN FIRST STORY FFE 00.00' 2.01 A WINDOW TYPE [RE: WINDOW SCHEDULE]
N general notes ALL WORK SHALL CONFORM TO THE CONTRACT DOCUMENTS WHICH INCLUDE THE OWNER/CONTRACTOR AGREEMENT, THE DRAWINGS, AND ALL ADDENDA AND MODIFICATIONS ISSUED BY THE ARCHITECT. ALL DIMENSIONS ARE TO FACE OF FINISH UNLESS OTHERWISE NOTED. ALL ITEMS ARE NEW, UNLESS OTHERWISE NOTED. THE CONTRACTOR SHALL MAINTAIN FOR THE ENTIRE DURATION OF THE WORK ALL EXITS, EXIT LIGHTING, FIRE PROTECTIVE DEVICES, AND ALARMS IN CONFORMANCE WITH ALL APPLICABLE CODES AND ORDINANCES. THE CONTRACTOR SHALL REVIEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND SHALL CONFIRM THAT ALL WORK IS BUILDABLE AS SHOWN. ANY CONFLICTS OR OMISSIONS, ETC, SHALL BE IMMEDIATELY REPORTED TO THE ARCHITECT FOR CLARIFICATIONS PRIOR TO THE PERFORMANCE OF ANY WORK IN QUESTION. IN CONFLICTS BETWEEN THE ARCHITECTS AND DESIGN BUILD ENGINEER'S DRAWINGS IN LOCATING MATERIALS / EQUIPMENT, THE ARCHITECTURAL DRAWINGS SHALL GOVERN. CONTRACTOR SHALL COORDINATE WITH OWNER THE SCHEDULE FOR ALL TELEPHONE COMPANY AND DATA INSTALLATIONS. THE CONTRACTOR SHALL OBTAIN ALL PERMITS AND INSPECTIONS AND COMPLY WITH ALL CODES, LAWS, ORDINANCES, RULES, AND REGULATIONS OF ALL PUBLIC AUTHORITIES (FEDERAL, STATE, OR LOCAL) GOVERNING THE WORK. THE MOST STRINGENT SHALL APPLY. SUBSTITUTIONS, REVISIONS, OR CHANGES MUST BE SUBMITTED TO THE ARCHITECT FOR REVIEW (IN CONFORMANCE WITH SPECIFIED PROCEDURES) PRIOR TO PURCHASE, FABRICATION, OR INSTALLATION. ALL MANUFACTURED ARTICLES, MATERIALS, AND EQUIPMENT SHALL BE APPLIED, INSTALLED, CONNECTED, ERECTED, CLEANED, AND CONDITIONED PER MANUFACTURER'S INSTRUCTIONS. IN CASE OF DIFFERENCES BETWEEN THE MANUFACTURER'S INSTRUCTIONS AND THE CONTRACT DOCUMENTS, THE CONTRACTOR SHALL NOTIFY THE ARCHITECT BEFORE PROCEEDING. THE ARCHITECT HAS NO KNOWLEDGE AND SHALL NOT BE HELD LIABLE FOR ANY ASBESTOS OR OTHER HAZARDOUS MATERIALS ON THE JOBSITE. IF ASBESTOS OR OTHER HAZARDOUS MATERIALS ARE DISCOVERED DURING CONSTRUCTION, THE CONTRACTOR SHALL ISOLATE THE AFFECTED AREA AND CONTACT THE OWNER FOR FURTHER INSTRUCTIONS BEFORE PROCEEDING. THE CONTRACTOR SHALL COMPLY WITH APPLICABLE LOCAL, STATE, AND FEDERAL CODES AND REGULATIONS PERTAINING TO SAFETY OF PERSONS, PROPERTY, AND ENVIRONMENTAL PROTECTION. ERECT AND MAINTAIN DUSTPROOF PARTITIONS AS REQUIRED TO PREVENT SPREAD OF DUST, FUMES, AND SMOKE, ETC. TO OTHER PARTS OF THE BUILDING. ON COMPLETION, REMOVE PARTITIONS AND REPAIR DAMAGED SURFACES TO MATCH ADJACENT SURFACES. REMOVE TOOLS AND EQUIPMENT FROM SITE UPON COMPLETION OF WORK. LEAVE CONTRACT AREAS AND SITE CLEAN, ORDERLY, AND IN A CONDITION ACCEPTABLE FOR NEW OR OTHER CONSTRUCTION. ELECTRICAL, MECHANICAL, PLUMBING, AND SPRINKLERS SHOWN FOR GENERAL LAYOUT PURPOSES ONLY. ELECTRICAL PERMIT, MECHANICAL PERMIT, PLUMBING PERMIT, AND SPRINKLER PERMIT TO BE SUBMITTED SEPARATELY. abbreviations ACOUS ACOUSTICAL ACT ACOUSTICAL TILE ADDNL ADDITIONAL ADJ ADJACENT AFF ABOVE FINISH FLOOR ALUM ALUMINUM ALT ALTERNATE ANOD ANODIZED APPRD APPROVED APPROX APPROXIMATE @ AT BD BOARD BETW BETWEEN BLKG BLOCKING BM BEAM BO BOTTOM OF BRKT BRACKET CAB CABINET CLNG CEILING CTR CENTER CL CENTER LINE CLR CLEAR COL COLUMN CONC CONCRETE CONST CONSTRUCTION CONT CONTINUOUS CJ CONTROL JOINT CORR CORRIDOR CTRTOP COUNTERTOP (D) DEMOLISH, DEMOLITION DBL DOUBLE DIA DIAMETER DIM DIMENSION DN DOWN DR DOOR DTL DETAIL DWG DRAWING EA EACH EL ELEVATION ELEC ELECTRICAL ELEV ELEVATOR EQ EQUAL / EQUAL TO EQUIP EQUIPMENT EXP EXPANSION EXT EXTERIOR (E) EXISTING FF FINISH FLOOR FE FIRE EXTINGUISHER FLR FLOOR FD FLOOR DRAIN F-F FACE TO FACE FOC FACE OF CONCRETE FOF FACE OF FINISH FOG FACE OF GYP BD FOS FACE OF STUD FOW FACE OF WALL FR FRAME FT FOOT, FEET FURR FURRING GEN GENERAL GL GLASS OR GLAZED GA GAUGE GR GRADE GYP BD GYPSUM BOARD HDWR HARDWARE HVAC HEATING, VENTILATION & AIR CONDITIONING HGT HEIGHT HC HOLLOW CORE HM HOLLOW METAL HORIZ HORIZONTAL HR HOUR HT HEIGHT IN INCH, INCHES INCAN INCANDESCENT INS INSULATION INT INTERIOR JT JOINT LAM LAMINATE LEV LEVEL LOC LOCATION MAX MAXIMUM MECH MECHANICAL MEMB MEMBRANE MFR MANUFACTURER MIN MINIMUM MTD MOUNTED MTL METAL MOD MODULE (N) NEW NIC NOT IN CONTRACT NTS NOT TO SCALE NO NUMBER O/ OVER OFF OFFICE OC ON CENTER OPNG OPENING OPP OPPOSITE PTD PAINTED PNL PANEL PTN PARTITION PLAM PLASTIC LAMINATE PLAS PLASTER PLT PLATE PLY PLYWOOD PT POINT PL PROPERTY LINE RAD RADIUS, RADII RE REFER TO RECEP RECEPTACLE REFL REFLECTED R REMOVE RES RESISTANT RESIL RESLILIENT RE RELOCATE REQ'D REQUIRED R/A RETURN AIR A1.01 RD ROOF DRAIN RM ROOM SAD SEE ARCHITECTURAL DRAWINGS SCD SEE CIVIL DRAWINGS SLD SEE LANDSCAPE DRAWINGS SSD SEE STRUCTURAL DRAWINGS SMD SEE MECHANICAL DRAWINGS SPD SEE PLUMBING DRAWINGS SED SEE ELECTRICAL DRAWINGS SC SOLID CORE SCHED SCHEDULED SECT SECTION SHT SHEET SIM SIMILAR SKDGD SKID GUARD SQ SQUARE SS STAINLESS STEEL STD STANDARD STL STEEL STRUCT STRUCTURAL SUSP SUSPENDED TEL TELEPHONE TEMPD TEMPERED TEMPD GL TEMPERED GLASS THK THICK THRU THROUGH TO TOP OF TYP TYPICAL UL UNDERWRITERS LABORATORY UON UNLESS OTHERWISE NOTED VEN VENEER VER VERIFY VIF VERIFY IN FIELD VWA VERIFY WITH ARCHITECT VERT VERTICAL VCT VINYL COMPOSITION TILE WH WATER HEATER W/ WITH WD WOOD W/O WHERE OCCURS CENTER LINE applicable building codes 1 PROJECT SITE: 490 VISTA RIDGE DRIVE
N FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223
LICENSED
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RCHITECT
STATE
OF
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ALIFORNIA
★ NO. C18901
★ Renewal Date 12/31/2023
ANNE
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UGERON 01.23.2023
1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set
2 2022 CALIFORNIA BUILDING STANDARDS CODE - TITLE 24 2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA PLUMBING CODE THE MILPITAS MUNICIPAL CODE THE SPRING VALLEY HEIGHTS DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS project description CONSTRUCTION OF A NEW SINGLE FAMILY HOUSE IN MILPITAS. THE NEW TWO-STORY BUILDING WILL INCLUDE FOUR BEDROOMS, LIVING ROOM, TWO OFFICES, DINING ROOM, KITCHEN, LAUNDRY, STORAGE, EXERCISE ROOM, AN ELEVA TOR, THREE CAR GARAGE AND AN ADU. THE HOUSE WILL
INCLUDE ALL NEW HYDRONIC HEATED FLOORS, AC IN BEDROOMS AND A SWIMMING POOL.
ADDITION OF NEW NFPA 13R SPRINKLER SYSTEMS PER CBC 903.3.1.3
UNDER SEPARATE PERMIT
sheet index ARCHITECTURAL A0.00 COVER SHEET A0.01 FLOOR AREA DIAGRAM A0.02 PERVIOUS SURFACE DIAGRAM A0.03 EXIT ROUTE A0.04 SITE SURVEY A1.00 SITE PLAN A1.00a SITE PLAN - FIRE ACCESS A1.01 CRESTLINE EXHIBITS A1.02 CRESTLINE EXHIBITS A1.03 CRESTLINE ZONE OF PROTECTION: SITE SECTIONS A1.03a SITE SECTION A1.04 CONTEXT MAP A2.01 FIRST FLOOR PLAN A2.02 SECOND FLOOR PLAN A2.03 ROOF PLAN & LIBRARY MEZZANINE PLAN A3.01 EXTERIOR ELEVATION A3.02 EXTERIOR ELEVATION A4.01 BUILDING SECTION A4.02 BUILDING SECTION A4.03 BUILDING SECTION A8.00 WINDOW SCHEDULE A8.01 WINDOW TYPES A8.02 WINDOW TYPES A9.01 3D RENDERINGS A9.02 3D RENDERINGS A9.03 EXTERIOR MATERIALS CIVIL C-1.0 TITLE SHEET C-1.1 OVERALL SITE PLAN C-1.2 SIGHT DISTANCE ANALYSIS C-2.0 GRADING & DRAINAGE PLAN C-3.0 UTILITY PLAN C-4.0 DETAILS C-4.1 DETAILS C5.0 GRADING SPECIFICATIONS ER-1 EROSION CONTROL PLAN ER-2 EROSION CONTROL DETAILS OWTS SS-1 TITLE SHEET OWTS SS-2 SEPTIC SYSTEM ENGINEERED PLAN OWTS SS-3 CONVENTIONAL OWTS DETAILS LANDSCAPE L0.0 COVER SHEET L0.10 LANDSCAPE SITE PLAN L0.11 SITE SECTIONS / ELEVATIONS L0.12 LAYOUT PLAN L0.13 PAVING PLAN & DETAILS L0.21 WALLS & STAIRS DETAILS L0.22 GATE & FENCE DETAILS L0.30 PLANTING PLAN L0.31 IRRIGATION PLAN L0.32 IRRIGATION & PLANTING NOTES L0.40 LIGHTING PLAN L0.41 LIGHTING CUT SHEETS L0.60 POOL DETAILS L0.70 FOUNTAIN DETAILS project data 490 VISTA RIDGE DRIVE, MILPITAS LOT 22 / 4230022 R1-H RESIDENTIAL (R-3) TYPE 5-B ALLOWED/REQUIRED PROPOSED 1.3 AC N/A 8,000 SF N/A N/A 8,000 SF / 60,079 SF = 13.3% 27'-0" 2 40'-0"
40'-0"
REQUIRED 6
6 3
3 3
3 2
2 ADDRESS BLOCK / PARCEL # ZONING OCCUPANCY BUILDING TYPE DEVELOPMENT STATISTICS GROSS LOT AREA NET LOT AREA TOTAL FLOOR AREA ADDITIONAL FLOOR AREA FLOOR AREA RATIO LOT COVERAGE HEIGHT NUMBER OF STORIES FRONT SETBACK REAR SETBACK PARKING STATISTICS STANDARD SPACES COVERED SPACES UNCOVERED SPACES GUEST SPACES
EV SPACES
0 2 SHORT TERM BICYCLE PARKING 22 LONG TERM BICYCLE PARKING 22 FLOOR/AREA ALLOWED PROPOSED FIRST FLOOR N/A 2,720 SF SECOND FLOOR N/A 2,835 SF LIBRARY MEZZANINE N/A 283 SF TOTAL 8,000 SF 5,838 SF ADU 1,200 SF 1,138 SF GARAGE N/A 1,552 SF IMPERVIOUS COVERAGE ALLOWED PROPOSED 8000 SF 7,596 SF AREA OF DISTURBED SOIL 36,707 SF / 0.84 ACRES (SEE C-1.1) 1 1
1 1
2 1.3AC
N/A
5,838 SF
N/AN/A
7,860 SF / 60,079 SF = 13%
26'-4"2
44'-5"
2 98'-8"
PROPOSED
2 2 A9.03
a EXTERIOR MATERIALS A9.03b EXTERIOR MATERIALS (6 TOTAL) (3 OF 6)
(3 OF 6)
(2 OF 6)
3 0
9.28.2023
A0.01 Floor Area Diagram 3/32": 1' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON legend MAIN RESIDENCE ACCESSORY DWELLING UNIT (ADU) 01 first floor area diagram 00 01 08 16'-0" 32 64 02 second floor area diagram 00 01 08 16'-0" 32 64 03 library mezzanine floor area diagram 00 01 08 16'-0" 32 64 1 2 5 6 Floor Area Calculation: 1. Main House - Lower Floor 2720 SF 2. Main House - 1st Floor 2256 SF 3. Bridge 88 SF 4. Library - 1st Floor 491 SF 5. Library - 2nd Floor 283 SF 5838 SF (Allowable 6,000 SF) 6. ADU 1138 SF 7. Garage 1552 SF 7 3 4 DECK DECK 04 green building standards for compliance (ordinance no.64.142) NOT APPLICABLE 05 amendment to green building standards (ordinance no.64.149) APPLICABLE GARAGE 1 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
IMPERVIOUS - POOL / FOUNTAIN SEE 1/L0.60 Impervious Surface Coverage (XI-10-45.17): A0.02 Pervious Surface Diagram 1/16": 1' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON legend IMPERVIOUS - PAVING / PATIO SEE 6/L0.13 IMPERVIOUS - BUILDING FOOTPRINT 01 pervious surface diagram 00 01 08 16'-0" 32 64 Main Residence : House 2720 SF Bridge 88 SF Library 491 SF Accessory Structure : Garage 1552 SF Building Footprint (Impervious): 4851 SF Impervious Pavement Coverage: Patio 137 SF Paving 1589 SF Pool / Fountain 1019 SF Total Impervious Coverage (Proposed): 7596 SF Max. Impervious Coverage (Allowed): 8000 SF PERVIOUS - PARKING & DRIVEWAY SEE 2/L0.13 985' 980' 975' 970' 980' 975' 970' 1005' 995' 990' 985' VISTA RIDGE DR. VISTA RIDGE DR.
VISTA SPRING CT. HOUSE LIBRARY GARAGE DECK POOL BRIDGE FOUNTAIN PATIO note SEE HYDROLOGY REPORT FOR ADDITIONAL INFORMATION 2 PERVIOUS - PERMEABLE PATHWAY SEE 5/L0.13 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A0.03 Exit Route 3/32": 1' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON legend EGRESS ROUTE 01 first floor plan 00 01 08 16'-0" 32 64 02 second floor plan 00 01 08 16'-0" 32 64 03 library mezzanine floor plan 00 01 08 16'-0" 32 64 DECK 15' -11" 13' -9" 46' -1" 19' -5" 2' -1" 8' -8"
6' -4"
22' -11"
8' -8"
3' -3" 14' -0"
20' -3"
19' -8"
5' -0"
46' -0"
5' -0"
1' -2"
5' -6"
3' -2"
21' -10" 4' -4" 31' -2" 28' -10" EXIT EXIT
EXIT
EXIT EXIT 80'-5" MAX 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A0.04 Site Survey SEE DRAWINGS FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name: project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON NO TREES EXIST ON THIS SITE EXISTING FIRE HYDRANT EXISTING FIRE HYDRANT 11 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A1.00 Site Plan 1/32": 1' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name: project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON SETBACK 40' VISTA SPRING CT. VISTA RIDGE DR. VISTA RIDGE DR. 980' 985' 990' 995' 1000' 1005' 1005' 1000' 980' 975' 970' 965' 960' 955' 985' 990' 995' N LOT 22 LOT 7 LOT 9 LOT 17 LOT 18 40' SETBACK PARKING STALLS #5 & 6; ON GRADE, UNCOVERED SEPTIC SYSTEM SEE CIVIL DRAWINGS 5'-6" TALL FIRE ACCESS GATE, SEE 5/L0.22 48" DECOMPOSED GRANITE PATH AND STEPS TO HOUSE, TYP. EXISTING FIRE HYDRANT 5' PATH AND STEPS TO HOUSE 44'-5" 98'-8" PROPOSED REAR SETBACK 40' SETBACK legend 76' 11' POOL AND PATIO, SEE LANDSCAPE DRAWINGS 01 site plan 00 08 16 32'-0" 64 128 982' -0" 992' -6" EXISTING FIRE HYDRANT 10' PRIVATE SERVICE EASEMENT (PSE) AND 10' SLOPE EASEMENT (SE) 5'-6" TALL FIRE ACCESS GATE, SEE 5/L0.22 5' PRIVATE SERVICE EASEMENT (PSE) 10' PRIVATE SERVICE EASEMENT (PSE) #6 #5 #3#2#1 #4 PROPERTY LINE 40' SET BACK LINE EASEMENT LINE PROPOSED 5'-6" TALL DEER FENCE PROPOSED 4'-6" TALL FENCE 5' TOPO. CONTOUR LINE UNCOVERED CONCRETE PAD SEE 2/L0.13 5'-6" TALL DEER FENCE, SEE 3/L0.22 4'-6" TALL FENCE, SEE 3/L0.22 48" DECOMPOSED GRANITE PATH AND STEPS TO HOUSE, TYP. 10' PRIVATE SERVICE EASEMENT (PSE) 5' SLOPE EASEMENT (SE) PROPERTY LINE PARKING STALLS #1, 2 & 3 INSIDE 3-CAR GARAGE (N) POOL EQUIPMENT PROPOSED HOUSE 4'-6" TALL FENCE, SEE 3/L0.22 PARKING STALL #4; ON GRADE, UNCOVERED 4'-6" TALL FIRE ACCESS GATE, SEE 5/L0.22 (N) PLANTER DRIVEWAY PROPOSED FRONT SETBACK 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023 4'-6" TALL FENCE, SEE 3/L0.22
A1.00a Fire Access Site Plan 1/32": 1' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name: project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON VISTA SPRING CT. VISTA RIDGE DR. VISTA RIDGE DR. 980' 985' 990' 995' 1000' 1005' 1005' 1000' 980' 975' 970' 965' 960' 955' PROPOSED HOUSE 985' 990' 995' N LOT 22 LOT 7 LOT 9 LOT 17 LOT 18 150' -0" 155' -0" 155' -0" 142' -0"
112' -6"
86' -6"
77' -6"102' -6" FIRE TRUCK LOCATION ON STREET TRUCK 1 TRUCK 2 TRUCK 3 TRUCK 4 48" DECOMPOSED GRANITE PATH AND STEPS TO HOUSE, TYP. EXISTING FIRE HYDRANT FIRE TRUCK LOCATION ON STREET 73'-2" 121'-1" 231'-3" 63'-1" legend 76' 11' 01 site plan 00 08 16 32'-0" 64 128 EXISTING FIRE HYDRANT FIRE HOSE RUN, TYP. #6 #5 #3#2#1 #4 FIRE TRUCK LOCATION ON STREET 5'-6" TALL FIRE ACCESS GATE, SEE 5/L0.22 48" DECOMPOSED GRANITE PATH AND STEPS TO HOUSE, TYP. 4'-6" TALL FIRE ACCESS GATE, SEE 5/L0.22 5'-6" TALL FIRE ACCESS GATE, SEE 5/L0.22 FIRE TRUCK LOCATION ON STREET
PROPERTY LINE
40' SET BACK LINE
EASEMENT LINEPROPOSED 5'-6" TALL DEER FENCEPROPOSED 4'-6" TALL FENCE 5' TOPO. CONTOUR LINE
FIRE HOSE ROUTEFIRE HOSE ROUTE START POINTFIRE HOSE ROUTE END POINT 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
01 A
1.0 1 Crestline Exhibits N.T.S. FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223
LICENSED
A
RCHITECT
STATE
OF
C
ALIFORNIA
★ NO. C18901
★ Renewal Date 12/31/2023
ANNE
N.
F
O
UGERON crestline zone of protection: reference map 02 viewpoint images N 01.23.2023
1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set
23 0
9.28.2023
A1.02 Crestline Exhibits SEE DRAWINGS FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON city of milpitas: reference map 01 ALL STRUCTURES CONCEALED BEHIND HILL N 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
SUBJECT PROPERTY 992' - 8" VIEWPORT 7 EYE LEVEL SUBJECT PROPERTY 1000' - 0" VIEWPORT 8 EYE LEVEL VIEWPORT 9 EYE LEVEL SUBJECT PROPERTY 1000' - 0" 02 site section: from viewpoint 8 00 125 250 500'-0" 1000 2000 203'
202'
280' 9358' 1934' 9376' 2317' 8518' 2176' VP 7 VP 8 VP 9
LINE OF SIGHT
LINE OF SIGHT
LINE OF SIGHT A1.03 Crestline Protection: Site Sections 1": 500' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name: project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223
LICENSED
A
RCHITECT
STATE
OF
C
ALIFORNIA
★ NO. C18901
★ Renewal Date 12/31/2023
ANNE N.
F
O
UGERON 03 site section: from viewpoint 9 00 125 250 500'-0" 1000 2000 01 site section: from viewpoint 7 00 125 250 500'-0" 1000 2000 27' MAX HEIGHT 27' MAX HEIGHT 27' MAX HEIGHT 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set
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(E) FOUNDATION OF 519 VISTA RIDGE DR. +1022'-0" (N) ROOF HIGH POINT +1009'-5" (N) SECOND FLOOR +992'-6" (N) FIRST FLOOR +982'-0" A1.03a Site Section 1/16": 1' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name: project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 01 site section 00 4' 8' 16'-0" 32' 64' LOCATION OF 519 VISTA RIDGE DR. MAIN HOUSE SITE BOUNDARY, 490 VISTA RIDGE DR. SITE BOUNDARY, 490 VISTA RIDGE DR. PROPOSED HOUSE VISTA RIDGE DR. 10'-6" 16'-11" 12'-7"
5'-4" EYE LEVEL HEIGHT AT FOUNDATION OF 519 VISTA RIDGE DR. 27' MAX HEIGHT 1 MAIN HOUSE ON 490 VISTA RIDGE DR. IS OUTSIDE THE VIEW PLANE OF THIS DRAWING 2 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
3 1 A1.04 Context Map 1/32": 1' FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 01 context map 00 01 08 16'-0" 32 64 VISTA SPRING CT. VISTA RIDGE DR. VISTA RIDGE DR. 980' 985' 990' 995' 1000' 1005' 1005' 1000' 980' 975' 970' 965' 960' 955' 985' 990' 995' LOT 22 LOT 7 LOT 9 LOT 17 LOT 18 N 2 3 SUBJECT PROPERTY 2 1 4567 7 4 6 5 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
1 2 3 4 5 6 8 9 10 D C B A 7 B1 1 2 3 4 5 6 8 9 10 D C B A 7 B1 FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON A2.01 First Floor Plan 1/8": 1' -0" 985' 980' 975' 970' 965' 980' 975' DRIVEWAY SETBACK VISTA RIDGE DR. 970' 990' 985' N 68' 982' -0" CL. CL. UP UP POOL F F F F E C T S2 3 CAR GARAGE 101 41'-5" x 35'-0" WALKWAY 102 7'-0" x 70'-0" MBR 103 20'-5" x 23'-7" MBA 104 BR 1 9'-0" x 16'-0" 106 14'-5" x 11'-0" BR 2 108 14'-5" x 11'-0" STORAGE 105 7'-0" x 7'-10" BA 1 107 7'-0" x 7'-0" BA 2 109 7'-0" x 7'-0" GYM 110 14'-0" x 18'-7" BR 3 111 14'-5" x 11'-0" BA 3 112 7'-0" x 7'-0" LAUNDRY 113 7'-0" x 7'-0" MECH. 114 7'-0" x 7'-0" STORAGE 115 10'-7" x 16'-5" 982' -0" 1 / A4.01 1 / A4.01 1 / A4.02 1 / A4.02 1 / A4.03
1 / A4.03 LIBRARY FOUNDATION F1 1 LEVEL 2 & 1 LEVEL 1 EV READY CIRCUIT ARE PROVIDED, PER ORDINANCE NO. 65.149 legend PROPERTY LINE SET BACK LINE 1 HR RATED WALL 2 HR RATED WALL 5' TOPO. CONTOUR LINE 10' 20' PARKING STALL #3 20' 10'PARKING STALL #2 20' 10'PARKING STALL #1 20' 10' PARKING STALL #4 # ROOM NAME AREA 101 3 CAR GARAGE 1450 SF 102 WALKWAY 490 SF 103 MASTER BEDROOM 481 SF 104 MASTER BATHROOM 144 SF 105 STORAGE 55 SF 106 BEDROOM 1 159 SF 107 BATHROOM 1 49 SF 108 BEDROOM 2 159 SF 109 BATHROOM 2 49 SF 110 GYM 260 SF 111 BEDROOM 3 159 SF 112 BATHROOM 3 49 SF 113 LAUNDRY 49 SF 114 MECHANICAL 49 SF 115 STORAGE 174 SF 21' 20' 982' -0" 992' -6" 13'-0" 1 1 1 1 23'-8" 31'-10" (N) PLANTER, SEE LANDSCAPE 2 14-0" 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
1 2 3 4 5 6 8 9 10 D C B A 7 B1 1 2 3 4 5 6 8 9 10 D C B A 7 B1 A2.02 Second Floor Plan 1/8": 1' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 990' 995' 1000' 1005' 1005' 985' 980' 975' 970' 980' 975' 970' 965' 990' 992' -6" DN ENTRY DN R O R UP N O P Q R S U V L J X W G D B A CL. PATIO ADU 201 27'-5" x 35'-0" ADU BA 202 6'-6" x 8'-6" BA 4 203 4'-6" x 8'-0" LIVING 204 20'-10" x 23'-9" KITCHEN 205 16'-10" x 23'-9" WALKWAY 206 4'-0" x 85'-9" DECK 206 OFFICE 1 207 7' -0" x 8' -6" OFFICE 2 208 7' -0" x 8' -6" DINING 209 14' -5" x 22' -0" LIBRARY 210 24' -0" D GUARDRAIL, TYP. N2 1 / A4.01 1 / A4.01 1 / A4.02 1 / A4.02 1 / A4.03
1 / A4.03 985' B1 legend PROPERTY LINE SET BACK LINE 1 HR RATED WALL 2 HR RATED WALL 5' TOPO. CONTOUR LINE 20' 10'PARKING STALL #6 20' 10'PARKING STALL #5 # ROOM NAME AREA 201 ADU 960 SF 202 ADU BATHROOM 55 SF 203 BATHROOM 4 36 SF 204 LIVING ROOM 495 SF 205 KITCHEN 400 SF 206 WALKWAY 343 SF 207 OFFICE 1 60 SF 208 OFFICE 2 60 SF 209 DINING 317 SF 210 LIBRARY 452 SF 1 1 1 20' 10' PARKING STALL #4 21' 20' 982' -0" 992' -6" 23'-8" 31'-10" 2 68' (N) PLANTER, SEE LANDSCAPE N 13'-0" 14-0" 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
B1 1 2 3 4 5 6 8 9 10 D C B A 7 B1 A2.03 Roof Plan & Library Mezzanine 1/8": 1' FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name: project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON N OPEN OPEN DN 1003' -2" 02 library mezzanine 00 01 08 16'-0" 32 64 M M2 BALCONY PV PANELS SETBACK 1009' -5" 1003' -8" 1013' -1" INTERNAL DOWNSPOUT W/ DIVERTER 2.8 ° SLOPE Y Z CRICKET GUTTER W/ INTERNAL DOWNSPOUT GUTTER W/ INTERNAL DOWNSPOUT legend PROPERTY LINE SET BACK LINE 1 HR RATED WALL 2 HR RATED WALL 5' TOPO. CONTOUR LINE MEZZANINE 210 24' -0" D # ROOM NAME AREA 301 LIBRARY MEZZANINE 262 SF 01 roof plan 00 01 08 16'-0" 32 64 1 1 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
BRICK A3.01 Exterior Elevations 1/8": 1' FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223
LICENSED
A
RCHITECT
STATE
OF
C
ALIFORNIA
★ NO. C18901
★ Renewal Date 12/31/2023
ANNE
N.
F
O
UGERON legend 02 north 00 04 8'-0" 16 32 01 south 00 04 8'-0" 16 32 (N) SECOND FLOOR +992' -6" (N) FIRST FLOOR +982' -0" (N) LIBRARY ROOF +1013' -1" (N) ROOF (HIGH POINT) +1009' -5" (N) ROOF (LOW POINT) +1003' -8" (N) SECOND FLOOR +992' -6" 12 WOOD SIDING3 ALUM. WINDOW4 CHANNEL GLASS5 BRICK SCREEN/ BRICK RAILING 1 5
3 5
2 4
4 3 1 5
6 METAL FASCIA
6 5
66 5
3 (N) LIBRARY ROOF +1013' -1" (N) ROOF (HIGH POINT) +1009' -5" (N) ROOF (LOW POINT) +1003' -8" 5 1 / A4.03 1 / A4.03
1 / A4.02 1 / A4.02
1 / A4.02 1 / A4.02
1 / A4.03 1 / A4.03
1 / A4.02 1 / A4.02
1 / A4.02 1 / A4.02 SECOND FLOOR +992'-6" GRADE +989'-0" GRADE +991'-6" GRADE +991'-0" FIRST FLOOR +982'-0" GRADE +984'-9" 9 8 7 6 5 4 3 2 1
1 2 3 4 5 6 7 8 9 ALL ELEVATIONS RELATE BACK TO SITE SURVEY FOUND ON SHEET A0.04 2 01.23.2023
1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set
23 0
9.28.2023
A3.02 Exterior Elevations 1/8": 1' FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 02 west 00 04 8'-0" 16 32 01 east 00 04 8'-0" 16 32 (N) LIBRARY ROOF +1013' -1" (N) SECOND FLOOR +992' -6" (N) ROOF (LOW POINT) +1003' -8" (N) SECOND FLOOR +992' -6" (N) FIRST FLOOR +982' -0" 27' -0" MAX. HT. LIMIT MAX. HT. LIMIT 27' -0" elevation at garage elevation at library BRICK legend12 WOOD SIDING 3 ALUM. WINDOW 4 CHANNEL GLASS 5 BRICK SCREEN/ BRICK RAILING 6 METAL FASCIA 1 356 6 3 4 (N) ROOF (LOW POINT) +1003' -8" GARAGE DOOR FIRST FLOOR +982'-0" SECOND FLOOR +992'-6" SECOND FLOOR +992'-6" GRADE +988'-9" B C D B1 ALL ELEVATIONS RELATE BACK TO SITE SURVEY FOUND ON SHEET A0.04 2 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A4.01 Building Section- CC 1/4": 1' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 8'-3" 10'-0"
27'- 0" MAX. HT. LIMIT LIBRARY +/- 1'- 8" VARIES MAX. 8" BELOW MAX. HEIGHT LIMIT (E) GRADE LIBRARY MEZZANINE +1003' -8" LIBRARY ROOF +1013' -1" SECOND FLOOR FFE +992' -6" 2 ALL ELEVATIONS RELATE BACK TO SITE SURVEY FOUND ON SHEET A0.04 2 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A4.02 Building Section- DD 1/4": 1' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name: project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON MAX. HT. LIMIT BEDROOM DINING STORAGE MTL. SUNSHADE, TYP. 27' -0" POOL +/- 1'- 1" VARIES MAX. 8" BELOW MAX. HEIGHT LIMIT (E) GRADE SECOND FLOOR FFE +992' -6" FIRST FLOOR FFE +982' -0" ROOF H.P. +1009' -5" 16'-11" 10'-6"
21'-9"
DISTANCE BETWEEN POOL AND HOUSE ALL ELEVATIONS RELATE BACK TO SITE SURVEY FOUND ON SHEET A0.04 2 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A4.03 Building Section- EE 1/4": 1' -0" FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 27' -0" MAX. HT. LIMIT BEDROOM KITCHEN WATER +/- 8" VARIES MAX. 8" BELOW MAX. HEIGHT LIMIT MTL. SUNSHADE, TYP. STORAGE SECOND FLOOR FFE +992' -6" FIRST FLOOR FFE +982' -0" ROOF H.P. +1009' -5" 16'-11" 10'-6" ALL ELEVATIONS RELATE BACK TO SITE SURVEY FOUND ON SHEET A0.04 2 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A8.00 Window Schedule N.T.S. FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name: project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223
LICENSED
A
RCHITECT
STATE
OF
C
ALIFORNIA
★ NO. C18901
★ Renewal Date 12/31/2023
ANNE N.
F
O
UGERON window and door notes • U-FACTOR: 0.35, SHGC: 0.28 • SEE EXTERIOR ELEVATIONS FOR WINDOW LOCATIONS. • FIELD VERIFY ALL OPENINGS PRIOR TO MANUFACTURE OF UNITS. • REQ'D WINDOW AREA SHALL NOT BE LESS THAN 8% OF FLOOR AREA BEING SERVED; THE MIN OPENABLE AREA TO THE OUTDOORS SHALL BE 4% OF THE FLOOR AREA BEING VENTILATED. • EVERY SLEEPING ROOM AND BASEMENT MUST HAVE AT LEAST ONE OPENABLE WINDOW OR DOOR APPROVED FOR EMERGENCY RESCUE WITH A MIN NET CLEAR OPENING OF 5.7 SF, EXCEPT THE WINDOWS AT THE GRADE FLOOR SHALL HAVE A MIN NET AREA OF 5.0 SF. THE MIN NET VERTICAL OPENING DIMENSION SHALL BE 24". THE MIN NET CLEAR OPENING WIDTH DIMENSION SHALL E 20". THE BOTTOM OF THE CLEAR OPENING SHALL BE NO MORE THAN 44" FROM THE FLOOR. • SAFETY GLAZING IS REQUIRED IN ALL FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS. • SAFETY GLAZING SHALL BE REQUIRED WITHIN 24" OF A DOOR EDGE OR WITHIN 36" OF A STAIRWAY, LANDING OR RAMP WHEN THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60" FROM THE FLOOR OR WALKING SURFACE. • SEE PLANS FOR ALTERNATE WINDOW REPLACEMENT PRICING ITEMS. TYPE DESCRIPTION FRAME MANUFACTURER HARDWARE REMARKS
A SLIDING DOOR W/ FIXED WINDOWS ALUM SKYFRAME CURTAIN SLIDING DOORS B SLIDING DOOR ALUM " B1 AWNING WINDOW ALUM BLOMBERG T 450N C FIXED ALUM " D FIXED CLERESTORY w/ BACK PAINTED IGU ALUM " E SLIDING DOOR W/ FIXED WINDOWS ALUM " F SLIDING DOOR ALUM " EGRESS F1 SLIDING DOOR ALUM " G SLIDING DOOR W/ FIXED WINDOWS ALUM " J FIXED ALUM " L FIXED ALUM " M 6 FIXED PANELS, 2 AWNING WINDOWS ALUM " M2 1 FIXED PANEL, 1 SIDE OPENING WINDOW ALUM " N 6 FIXED PANELS, 2 AWNING WINDOWS ALUM " N2 1 FIXED PANEL, 1 SIDE OPENING WINDOW ALUM " O FIXED ALUM " P FIXED ALUM " Q FIXED ALUM " R SLIDING DOOR W/ FIXED WINDOWS ALUM " S1 FIXED ALUM " S2 FIXED ALUM " T FIXED ALUM " U HINGED DOOR ALUM " V FIXED ALUM " W SLIDING DOOR W/ FIXED WINDOWS ALUM " X SLIDING DOOR ALUM " Y SKYLIGHT ALUM " Z SKYLIGHT ALUM " 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set
23 0
9.28.2023
A8.01 Window Types 1/4": 1' FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name: project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 24'-6" EQ. EQ. EQ. EQ. EQ. EQ. 6'-6" M 16'-8"
7'-3" 6'-8" 5' 5' 10' EQ.
4'-5" EQ.7'-3" 15' EQ.
3'-11" EQ.10' EQ.
7'-3" 3'-5"
4'-1"13'
7' 5'-2" 5'-2" 2'-7" 13'
2'-3" 5'-2" 5'-2" 2'-7" 25' EQ.
2'-3" EQ. EQ. EQ. EQ. P Q R S T S2 window and door notes • U-FACTOR: 0.35, SHGC: 0.28 • SEE EXTERIOR ELEVATIONS FOR WINDOW LOCATIONS. • FIELD VERIFY ALL OPENINGS PRIOR TO MANUFACTURE OF UNITS. • REQ'D WINDOW AREA SHALL NOT BE LESS THAN 8% OF FLOOR AREA BEING SERVED; THE MIN OPENABLE AREA TO THE OUTDOORS SHALL BE 4% OF THE FLOOR AREA BEING VENTILATED. • EVERY SLEEPING ROOM AND BASEMENT MUST HAVE AT LEAST ONE OPENABLE WINDOW OR DOOR APPROVED FOR EMERGENCY RESCUE WITH A MIN NET CLEAR OPENING OF 5.7 SF, EXCEPT THE WINDOWS AT THE GRADE FLOOR SHALL HAVE A MIN NET AREA OF 5.0 SF. THE MIN NET VERTICAL OPENING DIMENSION SHALL BE 24". THE MIN NET CLEAR OPENING WIDTH DIMENSION SHALL E 20". THE BOTTOM OF THE CLEAR OPENING SHALL BE NO MORE THAN 44" FROM THE FLOOR. • SAFETY GLAZING IS REQUIRED IN ALL FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS. • SAFETY GLAZING SHALL BE REQUIRED WITHIN 24" OF A DOOR EDGE OR WITHIN 36" OF A STAIRWAY, LANDING OR RAMP WHEN THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60" FROM THE FLOOR OR WALKING SURFACE. • SEE PLANS FOR ALTERNATE WINDOW REPLACEMENT PRICING ITEMS. 5'-9" 10'-2" 3'-8" 1'-5" V 4'-8"
11'-1" U FIRST FLOOR F.F.E. +982' -0" FIRST FLOOR CEILING +991' -6" SECOND FLOOR F.F.E. +992' -6" 01 main residence - front 00 04 8'-0" 16 32 02 library 00 04 8'-0" 16 32 13' EQ. 11' EQ. EQ. O SECOND FLOOR F.F.E. +992' -6" LIBRARY CEILING +1012' -5" 24'-6" EQ. EQ. EQ. EQ. EQ. EQ. 7'-9" N 04 skylight 00 04 8'-0" 16 32 M2N2
6'-6" 7'-9" 8'-4" 8'-4" LIBRARY MEZZANINE F.F.E +1003' -8" Z Y 5' 21'-4" 20'-4" EGRESS EGRESS
7'-3"
7'-3"
2'-9"
2'-9"
2'-9"
2'-6"
2'-8"
2'-8"
2'-3"
2'-3" 11'-6" 8"
10'-10"
9'-11" LOWER LEVEL F.F.E. +982' -0" 03 main residence - exercise room 00 04 8'-0" 16 32 13' EQ. 7' EQ. EQ. F1 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A8.02 Window Types 1/4": 1' FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name: project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 15' EQ. EQ. EQ. 10' 9'-7"
7' 17'-5" EQ. EQ.
8' 17'-5" EQ. EQ. EQ.
6'-9" 20'-3" EQ. EQ. EQ. 6'-5"
9'-3"
6'-6" 6'-5" EQ.
9'-3" 11'-4" EQ. EQ. EQ. 6'-9" 4'-8"
4'-5"
10' EQ. 12'-8" EQ. EQ. EQ. 12'-10" EQ. EQ.
5'-7" 10'
7'-6" A B C D E F G J 20'-3" EQ.
3'-4" 7'-6" EQ. EQ. window and door notes • U-FACTOR: 0.35, SHGC: 0.28 • SEE EXTERIOR ELEVATIONS FOR WINDOW LOCATIONS. • FIELD VERIFY ALL OPENINGS PRIOR TO MANUFACTURE OF UNITS. • REQ'D WINDOW AREA SHALL NOT BE LESS THAN 8% OF FLOOR AREA BEING SERVED; THE MIN OPENABLE AREA TO THE OUTDOORS SHALL BE 4% OF THE FLOOR AREA BEING VENTILATED. • EVERY SLEEPING ROOM AND BASEMENT MUST HAVE AT LEAST ONE OPENABLE WINDOW OR DOOR APPROVED FOR EMERGENCY RESCUE WITH A MIN NET CLEAR OPENING OF 5.7 SF, EXCEPT THE WINDOWS AT THE GRADE FLOOR SHALL HAVE A MIN NET AREA OF 5.0 SF. THE MIN NET VERTICAL OPENING DIMENSION SHALL BE 24". THE MIN NET CLEAR OPENING WIDTH DIMENSION SHALL E 20". THE BOTTOM OF THE CLEAR OPENING SHALL BE NO MORE THAN 44" FROM THE FLOOR. • SAFETY GLAZING IS REQUIRED IN ALL FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS. • SAFETY GLAZING SHALL BE REQUIRED WITHIN 24" OF A DOOR EDGE OR WITHIN 36" OF A STAIRWAY, LANDING OR RAMP WHEN THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60" FROM THE FLOOR OR WALKING SURFACE. • SEE PLANS FOR ALTERNATE WINDOW REPLACEMENT PRICING ITEMS. SECOND FLOOR F.F.E. +992' -6" 16'-7" 3'-10" EQ.6' EQ. EQ. EQ.
10' 4'-5" W 9'-4"
10' EQ. EQ. X SECOND FLOOR F.F.E. +992' -6" FIRST FLOOR F.F.E. +982' -0" FIRST FLOOR CEILING +991' -6" 01 main residence - rear 00 04 8'-0" 16 32 16'-6" 7'-3" 5'-3" 5'-3" 5'-11" L EGRESS EGRESS EGRESS EGRESS EGRESS EGRESS 2'-6"
2'-9"
4'
2'-6"
2'-6"
2'-9"
3'-6" B1 SECOND FLOOR F.F.E. +992' -6"
6' 4' 5' 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A9.01 Exterior Rendering N.T.S. FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223
LICENSED
A
RCHITECT
STATE
OF
C
ALIFORNIA
★ NO. C18901
★ Renewal Date 12/31/2023
ANNE
N.
F
O
UGERON 01 rendering - front
2 7
6 4
5 1 01.23.2023
1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set
23 0
9.28.2023
A9.02 3D Rendering N.T.S. FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223
LICENSED
A
RCHITECT
STATE
OF
C
ALIFORNIA
★ NO. C18901
★ Renewal Date 12/31/2023
ANNE N.
F
O
UGERON 02 rendering - rear BRICK legend
12 WOOD SIDING3 ALUM. WINDOW4 CHANNEL GLASS5 BRICK SCREEN/ BRICK RAILING 4 1
2 35
6 METAL FASCIA
66 01.23.2023
1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set
23 0
9.28.2023
A9.03 Exterior Materials N.T.S. FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 1 ext. walls and guardrails: endicott "golden buff" roman brick 2 guardrails: endicott "golden buff" roman brick (reference only) 4 bendheim SF-60 dbl. glazed exterior channel glass 5 Blomberg T450N thermally broken dbl. glazed alum. windows 3 deck material: alaskan yellow cedar - unsealed 6 metal fascia color: Benjamin Moore #CSP-70 7 morin 16" wide x 1" tall standing seam metal roof to match windows Benjamin Moore # CSP-70
"Upper West Side"
Benjamin Moore #1602 "Gunmetal" Benjamin Moore #1602 "Gunmetal" 2 2 1 5 5 2 1 4 2 66 2 5 (N) SECOND FLOOR +992' -6" (N) FIRST FLOOR +982' -0" (N) LIBRARY ROOF +1013' -1" (N) ROOF (HIGH POINT) +1009' -5" (N) ROOF (LOW POINT) +1003' -8" reference: north elevation 00 04 8'-0" 16 32 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A9.03a Exterior Materials N.T.S. FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 1 ext. walls and guardrails: endicott "golden buff" roman brick 2 guardrails: endicott "golden buff" roman brick (reference only) 4 bendheim SF-60 dbl. glazed exterior channel glass 5 Blomberg T450N thermally broken dbl. glazed alum. windows 3 deck material: alaskan yellow cedar - unsealed 6 metal fascia color: Benjamin Moore #CSP-70 7 morin 16" wide x 1" tall standing seam metal roof to match windows Benjamin Moore # CSP-70
"Upper West Side"
Benjamin Moore #1602 "Gunmetal" 2 2 Benjamin Moore #1602 "Gunmetal" reference: south elevation 00 04 8'-0" 16 32 (N) LIBRARY ROOF +1013' -1" (N) ROOF (HIGH POINT) +1009' -5" (N) ROOF (LOW POINT) +1003' -8" (N) SECOND FLOOR +992' -6" 4 5 1 2 6 2 2 1 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
A9.03b Exterior Materials N.T.S. FOUGERON ARCHITECTURE Fougeron Architecture 521 Francisco Street San Francisco, CA 94133 p: 415.641.5744 VISTA RIDGE 490 Vista Ridge Dr., Milpitas, CA 95035 no: date: issue: client: Christy Vu & Sonny Vu 250 Perry St., Milpitas, CA 95035 project name:project number: scale: consultants: Structural Engineer: Endre Studio 4053 Harlan St. # 113, Emeryville, CA 94608 510.898.6960 Surveyer: Meridian Surveying Engineering 2958 Van Ness Avenue San Francisco, CA 94109 415.440.4131 Civil Engineer: Lea & Braze Engineering Inc. 2495 Industrial Parkway West, Hayward, CA 94545 510.887.4086 Landscape: Arterra Landscape Architects 88 Missouri Street, San Francisco, CA 94107 415.861.3100 Energy Consultant: Monterey Energy Group, Inc. 26465 Carmel Rancho Blvd. Suite #8 Carmel, CA 93923 831.372.8328 Geotech: Romig Engineers. 1390 El Camino Real, 2nd Floor San Carlos, CA 94070 650.591.5224 Mechanical: TBD Vista Ridge 20223 LICENSED ARCHITECTSTATE OF CALIFORNIA ★ NO. C18901 ★ Renewal Date 12/31/2023 ANNE N. FOUGERON 1 ext. walls and guardrails: endicott "golden buff" roman brick 2 guardrails: endicott "golden buff" roman brick (reference only) 4 bendheim SF-60 dbl. glazed exterior channel glass 5 Blomberg T450N thermally broken dbl. glazed alum. windows 3 deck material: alaskan yellow cedar - unsealed 6 metal fascia color: Benjamin Moore #CSP-70 7 morin 16" wide x 1" tall standing seam metal roof to match windows Benjamin Moore # CSP-70
"Upper West Side"
Benjamin Moore #1602 "Gunmetal" 2 2 Benjamin Moore #1602 "Gunmetal" reference: east elevation 00 04 8'-0" 16 32 (N) ROOF (LOW POINT) +1003' -8" (N) SECOND FLOOR +992' -6" (N) FIRST FLOOR +982' -0" 1 526 reference: west elevation 00 04 8'-0" 16 32 (N) LIBRARY ROOF +1013' -1" (N) SECOND FLOOR +992' -6" 6 5 4 (N) ROOF (LOW POINT) +1003' -8" 2 01.23.2023 1 06.16.2023 08.18.2023 Planning Permit Planning Revision 1 Planning Revision 2 Planning Conformed Set 23 09.28.2023
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
CUBIC YARDS WITHIN BUILDING
FOOTPRINT
OUTSIDE
BUILDING
FOOTPRINT
TOTAL CUBIC
YARDS
CUT 805
FILL 310
EXPORT 495
MAXIMUM
DEPTH (FT)
7.16 5.99
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
DESIGN SPEED
(MILES PER HOUR)
STOPPING DISTANCE
(FEET)
10 50
15 100
20 125
25 150
30 200
35 250
40 300
” ”
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
”
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
NOTE:
COUNTY REQUIRES LEACH LINES TO BE
STAKED OUT BY A SURVEYOR PRIOR TO
INSTALLATION. FOR CONSTRUCTION
STAKING SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA AT LEA &
BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
NOTE:
FOR CONSTRUCTION STAKING
SCHEDULING OR QUOTATIONS
PLEASE CONTACT ALEX ABAYA
AT LEA & BRAZE ENGINEERING
(510)887-4086 EXT 116.
[email protected]
88 MISSOURI SAN FRANCISCO 94107
415.861.3100 arterrasf.com
SCALE:
DATE: ISSUE:
L0.0
AS NOTED
VISTA RIDGE RESIDENCE
APN: 042-30-022
MILPITAS, CA 95035
490 VISTA RIDGE DRIVE
COVER SHEET
VISTA RIDGE RESIDENCE
LANDSCAPE IMPROVEMENTS
490 VISTA RIDGE DRIVE
MILPITAS, CA 95035
PROJECT DESCRIPTION
Addition of new driveway, guest parking, landscape retaining walls, paths, stairs, pool, entry fountain, perimeter fencing, auto gate, pedestrian gate, planting, irrigation, and low voltage lighting.
ABBREVIATION LEGEND
+/- PLUS OR MINUS
ADD ADDENDUM, ADDITON
A.D. AREA DRAIN
ADD'L ADDITIONAL
AGGR AGGREGATE
AR ARBORIST REPORT
ARCH ARCHITECTURAL
BLDG BUILDING
BO BOTTOM OF
BW BOTTOM OF WALL
CLR CLEAR
CJ CONTROL JOINT
CMU CONCRETE MASONRY UNIT
CONC CONCRETE
CONT CONTINUOUS
CTR CENTER
DG DECOMPOSED GRANITE
DIA DIAMETER
DIM DIMENSION
DN DOWN
DS DOWNSPOUT
DWGS DRAWINGS
(E) EXISTING
EA EACH
EJ EXPANSION JOINT
ENG ENGINEER
EQ EQUAL
EQUIP EQUIPMENT
EXP EXPANSION
EXT EXTERIOR
FFE FINISHED FLOOR ELEVATION
FG FINISHED GRADE
FIXT FIXTURE
FOC FACE OF CONCRETE
FOF FACE OF FINISH
FOPLY FACE OF PLYWOOD
FOS FACE OF STUD
FS FINISHED SURFACE
FTG FOOTING
FUT FUTURE
GALV GALVANIZED
GFI GROUND FAULT INTERRUPT
HB HOSE BIBB
HDR HEADER
HT HEIGHT
ID INSIDE DIAMETER
JST JOIST
JT JOINT
LA LANDSCAPE ARCHITECT
LOW LIMIT OF WORK
LSK LANDSCAPE SKETCH
MAX MAXIMUM
MFR MANUFACTURER
MISC MISCELLANEOUS
MIN MINIMUM
MTL METAL
(N) NEW
NA NOT APPLICABLE
NOM NOMINAL
NIC NOT IN CONTRACT
NTS NOT TO SCALE
OC ON CENTER
OD OUTSIDE DIAMETER
PA PLANTED AREA
PIP POURED IN PLACE
PL PROPERTY LINE
PLYWD PLYWOOD
POB POINT OF BEGINNING
POC POINT OF CONNECTION
POO POINT OF ORIGIN
PP POWER POLE
PSI PER SQUARE INCH
PT PRESSURE TREATED
PTDF PRESSURE TREATED DOUGLAS FIR
RAD RADIUS
REF REFERENCE
REINF REINFORCED
REV REVISION
ROW RIGHT OF WAY
RWD REDWOOD
SAD SEE ARCHITECTURAL DRAWINGS
SCD SEE CIVIL DRAWINGS
SCHED SCHEDULE
SECT SECTION
SF SQUARE FEET
SIM SIMILAR
SMD SEE MECHANICAL DRAWINGS
SPEC SPECIFICATION
SPD SEE PLUMBING DRAWINGS
SSD SEE STRUCTURAL DRAWINGS
SS STAINLESS STEEL
SSD SEE STRUCTURAL DRAWINGS
STD STANDARD
STRUCT STRUCTURAL
SQ SQUARE
TBD TO BE DETERMINED
TBR TO BE REMOVED
T&G TONGUE AND GROOVE
TC TOP OF CURB
TME TO MATCH EXISTING
TOC TOP OF CONCRETE
TW TOP OF WALL
TYP TYPICAL
VIF VERIFY IN FIELD
WL WATER LEVEL
WM WATER METER
W/0 WITHOUT
SYMBOL LEGEND
ALIGN
STAIR RISERS
HOSE BIBB
GAS
ELECTRICAL OUTLET
SPOT ELEVATION
PROPERTY LINE
EXISTING CONTOUR
PROPOSED CONTOUR
CENTER LINE
MATERIALS CALLOUT
REVISION CLOUD &
NUMBER
SETBACK LINE
TREE TO BE REMOVED
G
+ 150.50 120 125
DRAWING TITLE
SCALE 1"=1'-0"
1 L0.03
DETAIL NUMBER
SHEET NUMBER X
1 SITE LOCATION
PROJECT DIRECTORY
OWNER:
CHRISTY VU & SONNY VU
250 PERRY ST.
MILPITAS, CA 95035
ARCHITECT:
FOUGERON ARCHITECTS
521 FRANCISCO STREET
SAN FRANCISCO, CA 94133
CONTACT: TODD ARANAZ
415-641-5744
LANDSCAPE ARCHITECT:
ARTERRA LANDSCAPE ARCHITECTS
88 MISSOURI ST.
SAN FRANCISCO, CA 94107
CONTACT: GRETCHEN WHITTIER
415-861-3100
STRUCTURAL ENGINEER:
ENDRESTUDIO
4053 HARLAN ST. #113,
EMERYVILLE, CA 94608
510-898-6960
CIVIL ENGINEER:
LEA & BRAZE ENGINEERING INC.
2495 INDUSTRIAL PARKWAY WEST,
HAYWARD, CA 94545
510-887-4086
SURVEYOR:
MERIDIAN SURVEYING ENGINEERING
2958 VAN NESS AVENUE
415-440-4131
GEOTECH:
ROMIG ENGINEERS
1390 EL CAMINO REAL, 2ND FLOOR
650-591-5224
ENERGY CONSULTANT:
MONTEREY ENERGY GROUP, INC.
26465 CARMEL RANCHO BLVD.
SUITE #8
CARMEL, CA 93923
831-372-8328
SHEET INDEX - PLANNING SUBMISSION
L0.0 COVER SHEET
L0.10 LANDSCAPE SITE PLAN
L0.11 SITE SECTIONS / ELEVATIONS
L0.12 LAYOUT PLAN
L0.13 PAVING PLAN & DETAILS
L0.21 WALLS & STAIRS DETAILS
L0.22 GATE & FENCE DETAILS
L0.30 PLANTING PLAN
L0.31 IRRIGATION PLAN
L0.32 IRRIGATION & PLANTING NOTES
L0.40 LIGHTING PLAN
L0.41 LIGHTING CUT SHEETS
L0.60 POOL DETAILS
L0.70 FOUNTAIN DETAILS
PGE
T PGE E E
WV WV
E
E
WM
WM
Y D H
WM
WM
CA
970
975
980
985
990
995
1000
1005
1005
1000
995
990
985
980
975 970
965
960
955
950
945
940
935
1005
1000
995
990
985
980
975
970
965
960
955
950 945
940
5'-0" SLOPE EASEMENT
10'-0" PUBLIC SERVICE EASEMENT
10'-0" PUBLIC SERVICE EASEMENT 5'-0" PUBLIC SERVICE EASEMENT VISTA RIDGE DRIVE
VISTA SPRING COURT
VISTA RIDGE DRIVE
NTS
01.06.2023 PLANNING SUBMISSION
SCALE: 1"=40'
12.31.2023
08.18.2023
1 06.16.2023 PLANNING
RESUBMITTAL
2 08.18.2023 PLANNING REVISION 2
PGE
T PGE E E
WV WV
E
E
WM
WM
Y D H
WM
WM
CA
970
975
980
985
990
995
1000
1005
1005
1000
995
990
985
980
975 970
965
960
955
950
945
940
935
1005
1000
995
990
985
980
975
970
965
960
955
950 945
940
5'-0" SLOPE EASEMENT
10'-0" PUBLIC SERVICE EASEMENT
10'-0" PUBLIC SERVICE EASEMENT 5'-0" PUBLIC SERVICE EASEMENT VISTA RIDGE DRIVE
VISTA SPRING COURT
VISTA RIDGE DRIVE
12 11
8 7
9 6
5 4
3 2
1 20
15 14
5 13
10 18
20 20
20 17
16 19
22 23
N) POOL
N) MAIN RESIDENCE
N) LIBRARY
N) DRIVEWAY
N) GUEST
PARKING
26 22
5 25
25 24
24 24
25 ADDED PATHS PER FIRE
DEPARTMENT REVIEW 05'10'
ADDED PATHS PER FIRE
DEPARTMENT REVIEW
ADDED PATHS PER FIRE
DEPARTMENT REVIEW
26 26
26 26
22 25
21 27
LEGEND
1. GUEST PARKING (PERMEABLE PAVING) 15. AMPHITHEATER
2. ENTRY GATE 16. LOUNGE
3. HILLSIDE STAIRS 17. VANISHING EDGE POOL (75'x10')
4. HILLSIDE WALLS 18. ORCHARD
5. ORNAMENTAL PLANTING 19. PRIMARY BEDROOM TERRACE
6. MAIN ENTRY 20. SCREEN PLANTING
7. ENTRY FOUNTAIN 21. POOL EQUIPMENT
8. ADU ENTRY 22. 4'-6" TALL FENCE
9. STAR GAZING PATIO 23. MULCH PATH
10. DRIVEWAY (PERMEABLE PAVING) 24. FIRE ACCESS PATHS
11. ADU (ABOVE) 25. FIRE ACCESS GATES
12. GARAGE (BELOW)
14. LIBRARY
26. 5'-6" TALL FENCE
27. BACK PATIO
88 MISSOURI SAN FRANCISCO 94107
415.861.3100 arterrasf.com
SCALE:
DATE: ISSUE:
L0.10
1/16" = 1'0"
VISTA RIDGE RESIDENCE
APN: 042-30-022
MILPITAS, CA 95035
490 VISTA RIDGE DRIVE
LANDSCAPE
SITE PLAN
0 8'4' 16' 32'
12.31.2023
08.18.2023
NOTE:
AN AUTOMATIC POOL COVER WILL BE INSTALLED AND SHALL
COMPLY WITH ALL ASTM STANDARD F1346-91 REQUIREMENTS.
ALL PROPOSED PLANTS TO BE DROUGHT TOLERANT AND SERVICED BY A WATER EFFICIENT DRIP IRRIGATION SYSTEM.
01.06.2023 PLANNING SUBMISSION
1 06.16.2023 PLANNING
RESUBMITTAL
2 2
2 2
2 2
PLEASE SEE SHEET L0.12 FOR DETAILED CALLOUTS
2 2 08.18.2023 PLANNING REVISION 2
2 2
88 MISSOURI SAN FRANCISCO 94107
T: 415.861.3100 W: arterrasf.com
SCALE:
DATE: ISSUE:
NOT FOR CONSTRUCTION - COORDINATION ONLY- 08.16.2023
L0.11
AS NOTED
VISTA RIDGE RESIDENCE
APN: 042-30-022
490 VISTA RIDGE DRIVE
MILPITAS, CALIFORNIA
SITE SECTIONS
& ELEVATIONS
FULL SITE SECTION ELEVATION
Scale: 1/8" = 1'-0"
1 L0.11
POOL W/ VANISHING EDGE
GRAVEL SPILL WEIR BASIN
RETAINING WALL
PLANTED HILLSIDE
PEDESTRIAN GATE
GUEST PARKING
(E) GRADE
(E) GRADE
PROPERTY LINE
VISTA RIDGE DRIVE
LIBRARY, SAD
N) MAIN RESIDENCE, SAD
01.06.2023 PLANNING SUBMISSION
12.31.2023
08.18.2023
1 06.16.2023 PLANNING
RESUBMITTAL
2 08.18.2023 PLANNING REVISION 2
2
88 MISSOURI SAN FRANCISCO 94107
T: 415.861.3100 W: arterrasf.com
SCALE:
DATE: ISSUE:
L0.12
1/16" = 1'-0"
VISTA RIDGE RESIDENCE
APN: 042-30-022
490 VISTA RIDGE DRIVE
MILPITAS, CALIFORNIA
LAYOUT PLAN
PGE
T PGE E E
WV WV
E
E
WM
WM
Y D H
WM
WM
CA
970
975
980
985
990
995
1000
1005
1005
1000
995
990
985
980
975 970
965
960
955
950
945
940
935
1005
1000
995
990
985
980
975
970
965
960
955
950 945
940
5'-0" SLOPE EASEMENT
10'-0" PUBLIC SERVICE EASEMENT
10'-0" PUBLIC SERVICE EASEMENT 5'-0" PUBLIC SERVICE EASEMENT VISTA RIDGE DRIVE
VISTA SPRING COURT
VISTA RIDGE DRIVE
1 L0.21
WALL- RETAINING, CONC W/ METAL FACE
1 L0.11
1 L0.60
POOL LAYOUT ENLARGEMENT
3 L0.21
WALL RETAINING @
AMPHITHEATER, PIP CONCRETE
5 L0.21
STAIRS W/ METAL EDGER
1 L0.70
FOUNTAIN LAYOUT ENLARGEMENT
3 L0.22
FENCE - WOOD W/ WIRE ON
PROPERTY LINE, 4'-6"
1 L0.21
WALL- RETAINING, CONC W/
METAL FACE
1 L0.21
WALL- RETAINING, CONC W/
METAL FACE
2 L0.22
GATE - WOOD & WIRE DOUBLE
SWING, 4'-6"
4 L0.22
DEER FENCE - WOOD W/ WIRE, 5'-6"
N) POOL
N) MAIN RESIDENCE
N) LIBRARY
N) DRIVEWAY
N) GUEST
PARKING
2 L0.21
WALL- RETAINING @ POOL
TERRACE PIP CONCRETE
2 L0.21
WALL- RETAINING @ POOL
TERRACE PIP CONCRETE
5 L0.22
FIRE ACCESS GATE
5 L0.22
FIRE ACCESS GATE
5 L0.22
FIRE ACCESS GATE
4 L0.22
DEER FENCE - WOOD W/ WIRE, 5'-6"
4 L0.22
DEER FENCE - WOOD W/ WIRE, 5'-6"
3 L0.22
FENCE - WOOD W/ WIRE ON
PROPERTY LINE, 4'-6"
5 L0.22
FIRE ACCESS GATE
3 L0.22
FENCE - WOOD W/ WIRE ON
PROPERTY LINE, 4'-6" SIM
4 L0.21
WALL RETAINING @
DRIVEWAY, PIP CONCRETE 0 4' 8' 16' 32'
01.06.2023 PLANNING SUBMISSION
12.31.2023
08.18.2023
1 06.16.2023 PLANNING
RESUBMITTAL
2 08.18.2023 PLANNING REVISION 2
2 FENCE LEGEND
FENCE - WOOD W/ WIRE ON PROPERTY LINE, 4'-6" TALL
DEER FENCE - WOOD W/ WIRE, 5'-6" TALL
2
88 MISSOURI SAN FRANCISCO 94107
T: 415.861.3100 W: arterrasf.com
SCALE:
DATE: ISSUE:
NOT FOR CONSTRUCTION - COORDINATION ONLY- 08.16.2023
L0.13
AS NOTED
VISTA RIDGE RESIDENCE
APN: 042-30-022
490 VISTA RIDGE DRIVE
MILPITAS, CALIFORNIA
PAVING PLAN
& DETAILS
PGE
T
PGE
Y D
H
E
E
W
V W
V
E
E
WM
WM
Y D
H
WM
WM
CA
970
975
980
985
990
995
1000
1005
1005
1000
995
990
985
980
975
970
965
960
955
950
945
940
935
1005
1000
995
990
985
980
975
970
965
960
955
950
945
940
5'-0"
SLOPE EASEMENT
10'-0"
PUBLIC SERVICE EASEMENT
10'-0"
PUBLIC SERVICE EASEMENT
5'-0"
PUBLIC SERVICE EASEMENT
VISTA RIDGE DRIVE
VISTA SPRING COURT
VISTA RIDGE DRIVE
PAVING REFERENCE PLAN
Scale: 1/32" = 1'-0"
1 L0.13
2 L0.13
PAVING - CONCRETE
5 L0.13
PAVING - MULCH PATH
2 L0.13
PAVING - CONCRETE
6 L0.13
PERMEABL.E ASPHALT - SEE CIVIL
ENNGINEER DETAlL 4/C4.1
4 L0.13
PAVING-CONCRETE
STEPPING PADS
N) POOL
N) MAIN RESIDENCE
N) LIBRARY
N) DRIVEWAY
N) GUEST PARKING
3 L0.13
PAVING - PERMEABLE PAVERS
2 L0.13
PAVING - CONCRETE
FG
1 PAVING - MULCH PATH
COMPACTED SUBGRADE
MULCH
3"
MIN
METAL EDGER
PAVING - MULCH PATH
Scale: 1" = 1'-0"
5 L0.13
EXAMPLE IMAGE: FOREST MULCH
3 PAVING- CONCRETE STEPPING PADS
VARIES SEE PLAN
PLANTED/GRAVEL JOINTS
TYP SEE PLANDIM
8"
5 1/2"
PIP CONC PADS
#4 REBAR, 16" OC,
BOTH WAYS
ALL EDGES,
TYP 1/8" RAD
THICKENED EDGES,
TYP ALL SIDES AGGREGATE BASE-TYPE
2AB, 95% COMPACTION,
COMPACTED SUBGRADE
VARIES
SEE PLAN
NOTE:
CONFIRM SUBBASE WITH GEOTECH REPORT.
6" MIN
PAVING-CONCRETE STEPPING PADS
Scale: 1" = 1'-0"
4 L0.13
EXAMPLE IMAGE: CONCRETE STEPPING
PADS W/ PLANTED JOINTS
2 PAVING- PAVERS ON SAND
2" (50 MM) THICK ASTM NO. 8
BEDDING STONE
+/-2" TBD
NOTE:
CONFIRM SUBBASE WITH GEOTECH REPORT.
UNCOMPACTED SUBGRADE
MIN. 10" (250MM) THICK
COMPACTED NO. 57
BASE STONE
MIN. 3 1/8" (80MM) THICK
PERMEABLE CONC. PAVERS
W/ ASTM NO. 8, 89, OR 9 STONE IN
JOINTS
CAST-IN-PLACE CONCRETE MIN. 4"
WIDE
MORTAR
PAVING - PERMEABLE PAVERS
Scale: 1" = 1'-0"
3 L0.13
EXAMPLE IMAGE: CALSTONE NARROW
JOINT PERMEABLE MISSION PAVERS
SLOPE TO DRAIN
8" TBD
COMPACTED SUBGRADE
CONC SLAB
AGGREGATE BASE-TYPE 2AB,
95% COMPACTION,
#4 REBAR, 16" OC, BOTH WAYS
NOTE:
CONFIRM CJ SAWCUT OR TROWEL JOINTS W/ LA.
TROWEL JOINTS 1/8" RAD MAX.
5 1/2"
1'-0"
X PAVING- CONCRETE
X-##
CONFIRM SUBBASE WITH GEOTECH REPORT
6” MIN
PAVING - CONCRETE
Scale: 1" = 1'-0"
2 L0.13
DAVIS CONCRETE COLOR: ADOBE
0 8' 16' 32' 64'
01.06.2023 PLANNING SUBMISSION
12.31.2023
08.18.2023
1 06.16.2023 PLANNING
RESUBMITTAL
1 X DRIVE- ASPHALT, (VEHICULAR)
EXAMPLE IMAGE: PERMEAB LE ASPHALT
PERMEABL.E ASPHALT - SEE CIVIL ENNGINEER DETAlL 4/C4.1
Scale: 1" = 1'-0"
6 L0.13
1 2 08.18.2023 PLANNING REVISION 2
2 2
2
88 MISSOURI SAN FRANCISCO 94107
T: 415.861.3100 W: arterrasf.com
SCALE:
DATE: ISSUE:
NOT FOR CONSTRUCTION - COORDINATION ONLY- 08.16.2023
L0.21
AS NOTED
VISTA RIDGE RESIDENCE
APN: 042-30-022
490 VISTA RIDGE DRIVE
MILPITAS, CALIFORNIA
WALLS & STAIRS
DETAILS
1'-0"
MIN
COMPACTED SUBGRADE
AGGREGATE BASE- TYPE
2AB, 95% COMPACTION,
CONC FOOTING
4" PERF. PVC PIPE
DRAIN ROCK
FILTER FABRIC
MIRADRAIN W/ BAR
ATTACHED TO WALL
PA
THOROSEAL
1/2 X H
1 WALL- RETAINING, CONCRETE W/ METAL FACE
6" MIN
4'-0" MAX
FROM BOTTOM OF FTG
METAL PANEL
3" CLR MIN
5/8” DIA STAINLESS STEEL
SCREW ANCHOR OR CAST IN
PLACE BOLT WITH 3”
EMBEDMENT INTO CONC WALL.
PROVIDE ANCHORS/BOLTS AT
24” OC MAX HORIZONTAL
SPACING
6"
6" MIN
1'-0" MIN
1'-0" MAX
WALL- RETAINING, CONC W/ METAL FACE
Scale: 1" = 1'-0"
1 L0.21
1'-0" MIN
2"MIN
1'-6"
1'-0"
MIN
EJ
#4 REBAR, 16”
OC, BOTH WAYS
1/4"-1/2" RADIUS AT ALL
EXPOSED EDGES -
CONFIRM WITH LA
COMPACTED SUBGRADE
COMPACTED AGGREGATE
BASE-CLASS 2AB
CONC FOOTING
4" PERF. PVC PIPE
DRAIN ROCK
FILTER FABRIC
MIRADRAIN W/ BAR
ATTACHED TO WALL
PA
THOROSEAL
1/2 X H
3 WALL- RETAINING @ AMPHITHEATER, PIP CONCRETE
6" MIN
18" MAX
4'-0" MAX
FROM BOTTOM OF FTG
5 L0.13
PAVING -
MULCH PATH
WALL RETAINING @ AMPHITHEATER, PIP CONCRETE
Scale: 1" = 1'-0"
3 L0.21
METAL EDGER, W/TAPERED METAL STAKES,
TOP OF EDGING TO BE MAXIMUM OF 1/4” ABOVE
SURFACE MATERIAL
FG
4 STAIRS W/ METAL EDGER X-##
5"
TAPERED STAKE, PER SPEC +/- 7 1/2"
5 L0.13
PAVING - MULCH PATH
STAIRS W/ METAL EDGER
Scale: 1" = 1'-0"
5 L0.21
1'-0" MIN
1'-6"
1'-0"
MIN
EJ
#4 REBAR, 16”
OC, BOTH WAYS
COMPACTED SUBGRADE
COMPACTED AGGREGATE
BASE-CLASS 2AB
CONC FOOTING
4" PERF. PVC PIPE
DRAIN ROCK
FILTER FABRIC
1/2 X H
2 WALL- RETAINING @ POOL TERRACE PIP CONCRETE
6" MIN
30" MAX
4'-0" MAX
FROM BOTTOM OF FTG
5 L0.13
PAVING - MULCH PATH
1"
3"
MIRADRAIN W/ BAR
ATTACHED TO WALL
THOROSEAL
2 L0.13
PAVING - CONCRETE
WALL- RETAINING @ POOL TERRACE PIP CONCRETE
Scale: 1" = 1'-0"
2 L0.21 01.06.2023 PLANNING SUBMISSION
2"MIN
TBD
EJ
MIRADRAIN W/ BAR
ATTACHED TO WALL
PA
THOROSEAL
2 WALL STRUCTURAL- RETAINING, PIP CONC.
6" - 10' - 6" MAX
1/4"-1/2" RADIUS AT ALL
EXPOSED EDGES -
CONFIRM WITH LA
NOTES:
CONCRETE DIMENSIONS,
REINFORCEMENT, AND
DRAINAGE, SSD, SCD
GROUTED JOINT
3 L0.13
PAVING - PERMEABLE PAVERS
WALL RETAINING @ DRIVEWAY, PIP CONCRETE
Scale: 1" = 1'-0"
4 L0.21
12.31.2023
08.18.2023
1 06.16.2023 PLANNING
RESUBMITTAL
2 08.18.2023 PLANNING REVISION 2
88 MISSOURI SAN FRANCISCO 94107
T: 415.861.3100 W: arterrasf.com
SCALE:
DATE: ISSUE:
L0.22
AS NOTED
VISTA RIDGE RESIDENCE
APN: 042-30-022
490 VISTA RIDGE DRIVE
MILPITAS, CALIFORNIA
GATE & FENCE
DETAILS
2 GATE- METAL & WIRE DOUBLE SWING, 4'-6"
4'-6" TYP.
4'-6" TYP.
3'-0"
4x4 WOOD POST
2x4 STEEL HOGWIRE
BALL BEARING
HINGE-TYP. OF 3
WOOD FRAMING
KEYPAD ON STREET SIDE
STOP PLATE
2'-5 1/2" 2" TYP.
FINISH GRADE
POST FOOTING, TBD
2'-5 1/2"
STOP PLATE
WELDED TO POST
LATCH
ELEVATION
PLAN
SECTION
GATE - WOOD & WIRE DOUBLE SWING, 4'-6"
Scale: 1/2" = 1'-0"
2 L0.22
EXAMPLE IMAGE:
TRANSPARENT METAL FENCE
NOTE: KNOX BOXES TO BE INSTALLED
FOR EMERGENCY ACCESS.
FENCING TO BE AT LEAST 75%
TRANSPARENT WITHIN EVERY SQUARE
FOOT AREA, POSTS EXCLUDED.
COLOR: 1602 GUNMETAL
BY BENJAMIN MOORE
4'-6" TYP.
2x2 WOOD POST
2x4 STEEL HOGWIRE
4'-6" TYP.
FINISH GRADE
5'-0" O.C.
2" TYP.
POST FOOTING, TBD
2x2 WOOD FRAMING
FENCE - WOOD W/ WIRE ON PROPERTY LINE, 4'-6"
Scale: 1/2" = 1'-0"
3 L0.22
EXAMPLE IMAGE:
TRANSPARENT METAL FENCE
COLOR: 1602 GUNMETAL
BY BENJAMIN MOORE
NOTE:
FENCING TO BE AT LEAST 75%
TRANSPARENT WITHIN EVERY SQUARE
FOOT AREA, POSTS EXCLUDED.
01.06.2023 PLANNING SUBMISSION
12.31.2023
08.18.2023
1 06.16.2023 PLANNING
RESUBMITTAL
HEIGHT VARIES, SEE PLAN
3'-0"
2" TYP.
2'-5 1/2"
HEIGHT VARIES, SEE PLAN
ELEVATION
SECTION
4x4 WOOD POST
1x1/2 WOOD FRAMING
2x4 STEEL HOGWIRE
BALL BEARING
HINGE-TYP. OF 3
1/4” DECORATIVE CROSS BRACE
WOOD FRAMING
PLAN
STOP PLATE
FINISH GRADE
POST FOOTING, TBD
STOP PLATE
WELDED TO POST
LATCH
NOTE: KNOX BOXES TO BE INSTALLED FOR
EMERGENCY ACCESS.
FENCING TO BE AT LEAST 75% TRANSPARENT WITHIN
EVERY SQUARE FOOT AREA, POSTS EXCLUDED.
FIRE ACCESS GATE
Scale: 1/2" = 1'-0"
5 L0.22
EXAMPLE IMAGE:
TRANSPARENT METAL FENCE
COLOR: 1602 GUNMETAL
BY BENJAMIN MOORE
FENCE- HOGWIRE @ PROPERTY LINE 6'
5'-
6" TYP.
WOOD POST
2x4 STEEL HOGWIRE 5'-
6" TYP.
FINISH GRADE
5'-0" O.C. 2" TYP.
WOOD FRAMING
ELEVATION
SECTION
NOTE:
VIF WITH LA POST LAYOUT AND FINAL FENCE PANEL
HEIGHTS.
FENCING TO BE AT LEAST 75% TRANSPARENT WITHIN
EVERY SQUARE FOOT AREA, POSTS EXCLUDED.
POST FOOTING, TBD
WOOD FRAMING
Scale: 1/2" = 1'-0"
4 DEER FENCE - WOOD W/ WIRE, 5'-6"
L0.22
EXAMPLE IMAGE:
TRANSPARENT METAL FENCE
COLOR: 1602 GUNMETAL
BY BENJAMIN MOORE
2 08.18.2023 PLANNING REVISION 2
2 2
2 2
2 2
2 2
BM #1602 'GUNMETAL'
BM #1602 'GUNMETAL'
BM #1602 'GUNMETAL'
BM #1602 'GUNMETAL'
BM #1602 'GUNMETAL'
13-ALO
31-PEN
6-ANL
74-TEF
31-SCY
29-PEN
20-PHJ
36-PEN
13-ALO
59-VBA
46-ECW
19-ANL
NEC
NOF
NOF
NOF
NOF
64-ECW
27-ROO
23-STB
11-ASN
9-LMO
60-ACH
40-WES
64-VBA
19-AGN
7-LMO
17-CEG
45-SCY
49-ACH
24-ANL
9-ECW
18-PHJ
6-ROO
4-QUA
1-QUA
5-CEC
4-CEC
3-CEC
2-CEC
1-QUA
1-QUA
33-RHC
7-PRU
6-FEI
5-FEI
E
WM
WM
CA
970
975
980
985
990
995
1000
1005
1000
995
990
985
980
975 970
965
960
955
950
945
940
935
1005
1000
995
990
985
980
975
970
965
960
955
950
945
940
5'-0" SLOPE EASEMENT
10'-0" PUBLIC SERVICE EASEMENT
10'-0" PUBLIC SERVICE EASEMENT 5'-0" PUBLIC SERVICE EASEMENT
VISTA RIDGE DRIVE
VISTA SPRING COURT
N) POOL
N) MAIN RESIDENCE
N) LIBRARY
N) DRIVEWAY
N) GUEST
PARKING
NOTE:
THE FACE OF ALL CUT-AND-FILL SLOPES TO BE
PLANTED AND MAINTAINED WITH A NATIVE
EROSION CONTROL MIX AS RECOMMENDED BY
THE GEOTECH REPORT.
N)
POOL
EQUIP
88 MISSOURI SAN FRANCISCO 94107
415.861.3100 arterrasf.com
SCALE:
DATE: ISSUE:
L0.30
1/16" = 1'0"
VISTA RIDGE RESIDENCE
APN: 042-30-022
MILPITAS, CA 95035
490 VISTA RIDGE DRIVE
PLANTING PLAN
0 8'4' 16' 32'
12.31.2023
08.18.2023
01.06.2023 PLANNING SUBMISSION
Plant List
Symbol Qty ID Botanical Name Common Name Scheduled Size WUCOLS Remarks Trees
11 FEI Acca (Feijoa) sellowiana Pineapple Guava 1 GalM
14 CEC Cercis canadensis Eastern Redbud 1 GalM
7 PRU Prunus cerasifera 'Atropurpurea' Purple Leaf Plum 36" BoxM 7 QUA Quercus agrifolia Coast Live Oak 36" Box VL
Shrubs
17 CEG Ceanothus gloriosus Pt. Reyes Ceanothus 5 GalL
16 LMO Lantana montevidensis Trailing Lavender Lantana 5 GalL 33 RHC Rhamnus californica Coffeeberry 1 GalL
33 ROO Rosmarinus officinalis Rosemary 5 GalL
74 TEF Teucrium fruticans Bush Germander 1 GalL
40 WES Westringia fruticosa Coast Rosemary 5 GalL
Perennials
63 ANL Acanthus mollis Bear's Breeches 1 GalM
109 ACH Achillea millefolium Common Yarrow 1 GalL
99 AGN Agapanthus africanus Lily Of The Nile 1 GalM
11 ASN Artemesia schmidtiana 'Nana' Dwarf Schmidt Wormwood 1 GalL 119 ECW Euphorbia charcias subsp. wulfeniiMediterranean Spurge 1 GalL 96 PEN Penstemon heterophyllus Foothill Beardtongue 1 GalL 38 PHJ Phormium tenax New Zealand Flax 1 GalL
118 SCY Santolina chamaecyparissus Lavender Cotton 1 GalL 23 STB Stachys byzantina Lamb's Ears 1 GalL
123 VBA Verbena tenusecta Moss Verbena 1 GalL
Cacti & Succulents
26 ALO Aloe striata Coral Aloe 1 GalL
Seed Mixes
28,500 SF Control Mix
Pacific Coast Seed- Native Erosion
1 06.16.2023 PLANNING
RESUBMITTAL
2 08.18.2023 PLANNING REVISION 2
1 Low 1
Low
2 Low
2 Low
2 Low
3 Mod
2 Low
4 High
2 Low
5 Mod
5 Mod
5 Mod
5 Mod
5 Mod
5 Mod
6 Low
5 Mod
5 Mod
5 Mod
5 Mod
5 Mod
6 Low
5 Mod
5 Mod
5 Mod
8 Low
8 Low
8 Low
8 Low
7 Mod
7 Mod
9 Low
10 Low
10 Low
10 Low
9 Low
13 Mod
13 Mod
13 Mod
10 SLA
10 SLA
10 SLA
9 Low
14 Low
15 Mod
14 Low
8 Low
11 Low
11 Low
12 Mod
12 Mod
12 Mod
5 Mod
1 Low
16 High
E
WM
WM
CA
970
975
980
985
990
995
1000
1005
1000
995
990
985
980
975
970
965
960
955
950
945
940
935
1005
1000
995
990
985
980
975
970
965
960
955
950
945
940
5'-0"
SLOPE EASEMENT
10'-0"
PUBLIC SERVICE EASEMENT
10'-0"
PUBLIC SERVICE EASEMENT
5'-0"
PUBLIC SERVICE EASEMENT
VISTA RIDGE DRIVE
VISTA SPRING COURT
N) POOL
N) MAIN RESIDENCE
N) LIBRARY
N) DRIVEWAY
N) GUEST
PARKING
NOTE:
LOW VOLUME IRRIGATION SYSTEMS SHALL BE
INSTALLED. THIS INCLUDES LOW VOLUME
SPRINKLER HEADS, DRIP EMITTERS, AND
BUBBLER EMITTERS. THE WATER APPLICATION
RATE SHOULD NOT EXCEED 0.25" PER
IRRIGATION CYCLE AND SHOULD NOT EXCEED
0.75" PER HOUR. ELECTRIC CONTROLLER TO BE
SET BETWEEN 7PM AND 10AM. DRIP IRRIGATION
SYSTEMS CAN OPERATE AT ANYTIME.
N)
POOL
EQUIP
88 MISSOURI SAN FRANCISCO 94107
415.861.3100 arterrasf.com
SCALE:
DATE: ISSUE:
L0.31
1/16" = 1'-0"
VISTA RIDGE RESIDENCE
APN: 042-30-022
MILPITAS, CA 95035
490 VISTA RIDGE DRIVE
IRRIGATION ZONE
PLAN/WELO
CALCULATIONS
WATER EFFICIENT LANDSCAPE WORKSHEET
City: Mill Valley Reference ETo: 45
ETWU Equation: ETo x 0.62 x [((PF x HA)/IE) + SLA]
MAWA Equation: (ETo) x (0.62) x [(0.55 x LA) + (1.0 - 0.55) X SLA)] Irrigation Efficiency for spray is 0.75 and drip is 0.81. Minimum IE is 0.71.
Plant Water Use Type Plant Factor
Very Low 0 - 0.1
Low 0.2 - 0.3
Medium 0.4 - 0.6
High 0.7 - 1.0
SLA 1
Number
Hydrozone
Method
Irrigation
Use Type
Plant Water
(PF)
Plant Factor
(SF)
(HA) without SLA
Hydrozone Area
(IE)
Efficiency
Irrigation
(SF)
ETAF x AREA
Zone 1 Drip Low 0.30 2,433 0.81 901
Zone 2 Drip Low 0.30 1,927 0.81 714
Zone 3 Drip Mod 0.60 310 0.81 230
Zone 4 Pool High 1.00 160 0.71 225
Zone 5 Drip Mod 0.60 208 0.81 154
Zone 6 Drip Low 0.30 100 0.81 37
Zone 7 Drip Mod 0.60 78 0.81 58
Zone 8 Drip Low 0.30 330 0.81 122
Zone 9 Drip Low 0.30 220 0.81 81
Zone 10 Drip Low 0.30 150 0.81 56
Zone 11 Drip Low 0.30 4,064 0.81 1505
Zone 12 Drip Mod 0.60 2,138 0.81 1584
Zone 13 Drip Mod 0.60 39 0.81 29
Zone 14 Drip Low 0.30 150 0.81 56
Zone 15 Drip Mod 0.60 39 0.81 29
Zone 16 Pool High 1.00 836 0.71 1177
Total: 13182 6958
SLA 1.00 91 1.00
Sum 13,273
Results
MAWA = 205,228 ETWU= 198,405 Gallons
26,523 Cubic Feet
265 HCF
0.61 Acre-feet
0.20 Millions of Gallons
ETWU complies with MAWA
ETAF Calculations
Regular Landscape Areas
Total ETAF x Area 6958
Average ETAF 0.53
ETAF is below .55
All Landscape Areas
Total ETAF x Area 6957.63
Total Area 13273
Sitewide ETAF 0.52
HYDROZONE WATER USE LEGEND
SLA
MODERATE
HIGH
LOW
1 06.16.2023 PLANNING
RESUBMITTAL
12.31.2023
08.18.2023
2 08.18.2023 PLANNING REVISION 2
88 MISSOURI SAN FRANCISCO 94107
415.861.3100 arterrasf.com
SCALE:
DATE: ISSUE:
L0.32
1/16" = 1'-0"
VISTA RIDGE RESIDENCE
APN: 042-30-022
MILPITAS, CA 95035
490 VISTA RIDGE DRIVE
IRRIGATION
& PLANTING NOTES
1 06.16.2023 PLANNING
RESUBMITTAL
SECTION 5: DRIP SYSTEM SCHEDULE - EMITTERLINE TUBING
IN-LINE EMITTER TUBING
NETAFIM TECHLINE CV
IN-LINE FILTER
TORO DRIP ZONE KIT WITH REMOTE CONTROL VALVE, WYE FILTER WITH 150 MESH SCREEN AND 30 PSI PRESSURE REGULATOR/ KBI PVC BALL VALVE OR SIMILAR. IF SITE STATIC PRESSURE IS LESS THAN 30 PSI, DO NOT INSTALL A PRESSURE REGULATOR ON DRIP ZONES.
NETAFIM GRID SPECIFICATIONS
EMITTER FLOW, EMITTER SPACING AND GRID ROW SPACING BASED ON SOIL TYPE OF SITE:
Soil Type Emitter Flow Emitter Spacing Row Spacing Application Rate Coarse Sand 0.9 gph 12" 16" 1.11 in/hr
Sand 0.6 gph 12" 16" 0.73 in/hr
Sandy Loam 0.6 gph 12" 16" 0.73 in/hr
Loam 0.4 gph 18" 18" 0.30 in/hr
Clay Loam 0.4 gph 18" 18" 0.30 in/hr
Clay 0.4 gph 18" 18" 0.30 in/hr
Clay 0.26 gph 18" 18" 0.19 in/hr
SECTION 6: DRIP SYSTEM SCHEDULE - POINT SOURCE EMITTERS THE RECOMMENDED DRIP METHOD IS EMITTER LINE TUBING GRIDS, AS SHOWN ABOVE.
WHEN USING INDIVIDUAL EMITTERS, USE THE FOLLOWING SCHEDULE:
Container size
# of .5 gph
Emitters Total Flow Configuration
4" 1 Emitter .5 gph On root ball
1 gallon 2 Emitters 1 gph Opposite sides of root ball
2 gallon 2 Emitters 1 gph Evenly around root ball
5 gallon 4 Emitters 2 gph Evenly around root ball
15 gallon 5 Emitters 2.5 gph Evenly around root ball
24" Box 10 Emitters 5 gph Concentric rings
36" Box 18 Emitters 9 gph Concentric rings
48" Box 27 Emitters 13.5 gph Concentric rings
SECTION 8: PRESSURE AND FLOW RECORDING
1. CONTRACTOR SHALL MAINTAIN A SET OF ‘AS-BUILT’ DRAWINGS THROUGHOUT THE CONSTRUCTION AND
PREPARE AND DELIVER A LEGIBLE COPY OF THE PLAN TO THE LA/OWNER UPON COMPLETION OF THE WORK AND BEFORE FINAL PAYMENT. THE IRRIGATION PLAN SHALL INDICATE LOCATIONS OF ALL UNDERGROUND PIPES,
LOCATION OF SLEEVES, LOCATION OF VALVES AND ANY OTHER INFORMATION NECESSARY FOR LONG-TERM MAINTENANCE OF THE SYSTEM. ONE LAMINATED PLAN COPY AND ONE LAMINATED VALVE ZONE SCHEDULE MUST BE PLACED AT THE IRRIGATION CONTROLLER.
2. CONTRACTOR SHALL INCLUDE BASE FLOW READING IN GALLONS PER MINUTE FOR EACH VALVE ZONE ON THE AS-BUILT IRRIGATION DRAWING.
3. CONTRACTOR SHALL NOTE THE STATIC PRESSURE ON THE AS-BUILT IRRIGATION DRAWING.
SECTION 7: DRIP SYSTEM NOTES
1. LOCATE IN-LINE FILTER, PRESSURE REGULATOR AND VALVE IN VALVE BOXES.
2. FOR DRIP ZONES WITH A FLOW OF LESS THAN 4 GPM, ½” POLYETHYLENE TUBING MAY BE LEAD ALL THE WAY FROM THE VALVE TO THE DRIP ZONE.
3. FOR DRIP ZONES WITH A FLOW BETWEEN 4 GPM AND 8 GPM, ¾” SCHEDULE 40 PVC SHALL RUN FROM THE VALVE TO THE BEGINNING OF THE ZONE.
4. FOR DRIP ZONES WITH A FLOW BETWEEN 8 GPM AND 12 GPM, 1” SCHEDULE 40 PVC SHALL BE RUN FROM THE VALVE TO THE BEGINNING OF THE ZONE.
5. LOCATE EMITTER DISCHARGE WITHIN THE WATERING BASIN OF EACH PLANT. SEE PLANTING PLAN FOR EXACT LOCATION AND SIZE OF PLANTS TO DETERMINE LOCATION OF EMITTERS. SECURE ABOVE GRADE EMITTER LINES TO FINISH GRADE WITH PLASTIC OR METAL STAPLES.
6. INSTALL ONE MANUAL FLUSH VALVE FOR EACH DRIP SUB-ZONE ON THE EXHAUST HEADER AT THE HYDRAULIC OPPOSITE END FROM THE SUPPLY HEADER.
7. INSTALL ONE DRIP ZONE FLOW INDICATOR WITHIN 3 FEET OF THE FLUSH VALVE FOR EACH ZONE.
8. IF ¼” INCH TUBING IS USED, INSTALL E.O.V.C. BUG CAPS AND TUBING STAKES AT THE DISCHARGE ENDS BY ‘SALCO’. ¼” TUBING LENGTHS TO BE NO GREATER THAN SIX FEET.
9. IN-LINE EMITTER TUBING SHALL BE INSTALLED AS A CLOSED LOOP GRID SYSTEM. ALL DRIP GRIDS SHALL BE SITUATED ON THE CONTOUR OF SLOPES AND NOT PERPENDICULAR TO THE SLOPE. INSTALL TUBING ON TOP OF FINISH GRADE AND UNDER MULCH. ENSURE THAT EACH PLANT HAS AN EMITTER ON ITS ROOT BALL TO ESTABLISH IT.
10. POINT SOURCE DRIP (BUTTON EMITTERS, FLAG EMITTERS, SHRUBBLERS, AND VARI-SPRAYS) SHALL BE AVOIDED, IF POSSIBLE. INSTALL AN INLINE GRID IN ALL PLANTED AREAS.
SECTION 4: COMPONENT SCHEDULE
BACKFLOW PREVENTER
FEBCO #825Y-1” or approved equal
CONTROL VALVES
TORO Remote Control Valve, TPV Series
MAIN LINES
1120 SCH.40 PVC Solvent weld pipe with SCH 40 PVC solvent
WELD FITTINGS
18" Cover, min.
LATERAL LINES
1120-200 PSI PVC solvent weld pipe with SCH 40 PVC solvent
WELD FITTINGS
12" cover, min.
SECTION 1: GENERAL IRRIGATION NOTES
1. THIS SPECIFICATION IS TO ESTABLISH PERFORMANCE STANDARDS FOR A BIDDER-DESIGNED IRRIGATION SYSTEM.
2. CONTRACTOR SHALL VISIT SITE AND VERIFY ALL CONDITIONS SHOWN ON PLANS PRIOR TO COMMENCEMENT OF ANY WORK.
3. THE IRRIGATION SYSTEM SHALL BE INSTALLED IN CONFORMANCE WITH ALL APPLICABLE STATE AND LOCAL CODES AND ORDINANCES (MWELO) BY A LICENSED LANDSCAPE CONTRATOR AND EXPERIENCED WORKMEN.
THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS AND FEES.
4. INSTALL (10) HOSE BIBS ON IRRIGATION MAIN LINE. CONFIRM FINAL LOCATIONS ON SITE WITH LANDSCAPE ARCHITECT (LA).
5. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO OPERATE ACCORDING TO THE AVAILABLE STATIC PRESSURE AT POINT OF CONNECTION (P.O.C.) CONTRACTOR IS RESPONSIBLE FOR VERIFYING AVAILABLE STATIC AND DYNAMIC PRESSURE PRIOR TO CONSTRUCTION AND INFORM LA IF STATIC PRESSURE IS LESS THAN 65 PSI.
6. IF A SOIL REPORT HAS NOT YET BEEN GENERATED, CONTRACTOR SHALL GATHER A SOIL SAMPLE, SEND IT TO A LAB FOR ANALYSIS, AND BASE THE DRIP EMITTER LINE GRIDS AND FLOW RATE ON THE EMITTERS ON THE SOIL TYPE.
SEE BELOW IN SECTION 5 FOR DETAILS.
7. EVERY IRRIGATION VALVE MANIFOLD ON THE SITE SHALL HAVE AN ISOLATION VALVE ON THE UPSTRAM SIDE.
8. USE ONLY ONE TYPE SERIES HEAD ON ANY VALVE/CIRCUIT. DO NOT MIX HEAD TYPES OR MANUFACTURERS. ALL IRRIGATION HEADS NEED TO HAVE A BUILT-IN CHECK VALVE AND BUILT-IN PRESSURE REGULATION. ALL HEADS NEED TO BE SET BACK 24" FROM NON-PERMEABLE SURFACES.
9. IRRIGATION EQUIPMENT TO BE INSTALLED PER MANUFACTURER'S INSTRUCTIONS.
10. AREAS OF TURF THAT ARE LESS THAN 8 FEET WIDE AND ARE ADJACENT TO IMPERMEABLE SURFACES SHALL BE IRRIGATED BY SUB-SURFACE DRIP.
11. CONTRACTOR TO CONFIRM LOCATION OF EXISTING UTILITIES AND UNDERGROUND STRUCTURES PRIOR TO THE EXCAVATION OF TRENCHES. CONTRACTOR SHALL REPAIR ANY DAMAGE CAUSED BY, OR DURING PERFORMANCE OF HIS WORK AT NO ADDITIONAL COST TO THE OWNER. CALL UNDERGROUND ALERT (811) FOR UTILITY LOCATIONS.
12. CONTRACTOR TO GUARANTEE COMPLETE AND EVEN COVERAGE OF IRRIGATION IN ALL PLANTED AREAS.
LAWN/SPRAY SYSTEM SHALL HAVE COMPLETE, OVERLAPPING AND EVEN COVERAGE, WITH VALVES HYDROZONED TO ADDRESS DIFFERENT SUN, SHADE AND SLOPE ASPECTS.
13. THE CONTRACTOR SHALL SIZE AND LOCATE ALL LINES AND SLEEVE AS REQUIRED. PARALLEL PIPES MAY BE INSTALLED IN A COMMON TRENCH. PIPES SHALL HAVE A SIX INCH HORIZONTAL SEPARATION AND ARE NOT TO BE INSTALLED DIRECTLY ABOVE ONE ANOTHER.
14. BACKFILL TRENCHES WITH MATERIAL FREE OF ROCKS. EXCAVATIONS TO BE BACKFILLED TO 90% COMPACTION MINIMUM. CONTRACTOR TO REPAIR SETTLED TRENCHES FOR ONE YEAR AFTER COMPLETION OF WORK.
15. INSTALL BACKFLOW PREVENTER AS PER LOCAL CODE AND ACCORDING TO MANUFACTURER'S SPECIFICATIONS.
FINAL LOCATION TO BE DISCREET AND HIDDEN FROM VIEW. CONFIRM FINAL LOCATION ON SITE WITH LA.
BACKFLOW PREVENTER SHALL BE INSTALLED PLUMB AND IN ALIGNMENT WITH ADJACENT PAVEMENT EDGES OR STRUCTURES.
16. VALVE LOCATIONS ARE DIAGRAMMATIC. LOCATE IN GROUNDCOVER AREAS (NOT LAWN). LOCATE 12" MIN. FROM WALKS, WALLS FENCES AND PARALLEL OR PERPENDICULAR TO THEM. VERIFY FINAL LOCATIONS WITH LA.
17. CONTROLLER LOCATION IS DIAGRAMMATIC. VERIFY WITH LA. CONTRACTOR TO SUPPLY POWER AND INTERNET CONNECTION TO CONTROLLER, AS REQUIRED BY THE MANUFACTURER.
18. SET OPERATION OF IRRIGATION CONTROLLER BETWEEN THE HOURS OF 10:00 PM AND 7:00 AM. COORDINATE ESTABLISHMENT IRRIGATION SCHEDULE WITH MANUFACTURER AND COORDINATE WITH GARDENER/OWNER.
19. INSTALL ON-SITE WEATHER STATION (SENSOR) IN A SOUTHWEST LOCATION FREE FROM ANY OVERHANGS OR TREES. (HIGHEST WIND, SUNNIEST). CONFIRM FINAL LOCATION WITH LA.
20. FLUSH MAIN SUPPLY LINES PRIOR TO THE INSTALLATION OF REMOTE CONTROL VALVES. PRESSURIZE MAINLINE FOR A MINIMUM OF 24 HOURS TO 100 PSI PRIOR TO BACKFILLING. FLUSH LATERAL LINES PRIOR TO THE INSTALLATION OF SPRINKLER HEADS OR DRIP. FLUSH ALL LATERAL LINES AFTER INSTALLATION OF SPRINKLER HEADS AND DRIP.
21. IRRIGATION CONTROL WIRE SHALL BE #14 UL APPROVED FOR DIRECT BURIAL. COMMON WIRE TO BE WHITE IN COLOR. WIRES TO INDIVIDUAL CONTROL VALVES TO BE A COLOR OTHER THAN WHITE. SPLICES ARE TO BE MADE
WITHIN A VALVE BOX USING A CRIMP TYPE COPPER WIRE CONNECTOR WITH A HEAT-SHRINK WATERPROOF JACKET. IN-LINE SPLICES SHALL BE SOLDERED. LEAVE TWENTY FOUR INCHES OF WIRE COIL AT EACH REMOTE
CONTROL VALVE WIRE CONNECTION TO ALLOW VALVE BONNET REMOVAL WITHOUT DISCONNECTING CONTROL WIRES. IDENTIFY ALL STATION WIRES WITH A CHRUSTY ID TAG LOCATED AT EACH VALVE.
22. INSTALL ONE (1) SPARE CONTROL WIRE FOR EVERY SIX (6) STATIONS ON THE CONTROLLER ALONG THE ENTIRE MAIN LINE. SPARE WIRES SHALL BE THE SAME COLOR (ONE WITH A WHITE STRIPE) AND OF A DIFFERENT COLOR THAN OTHER CONTROL WIRES, LOOP 36” EXCESS WIRE INTO EACH SINGLE VALVE BOX AND INTO ONE VALVE BOX IN EACH GROUP OF VALVES.
23. THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION OF SLEEVES AND CONDUITS OF SUFFICIENT SIZE UNDER ALL PAVED AREAS. MINIMUM SIZE TO BE 2”.
24. CONTRACTOR SHALL WARRANT THAT THE IRRIGATION SYSTEM WILL BE FREE FROM DEFECTS IN MATERIAL AND WORKMANSHIP FOR A PERIOD OF ONE YEAR AFTER COMPLETION OF WORK.
SECTION 2: POINT OF CONNECTION COMPONENTS
ORDER OF COMPONENTS:
1. MANUAL SHUT-OFF VALVE (GATE VALVE OR BALL VALVE)
2. REDUCED PRESSURE BACKFLOW PREVENTER
3. IRRIGATION-ONLY WATER METER OR FLOW METER
4. FLOW SENSOR
SECTION 3: PIPE SIZING
1. FOR SPRINKLER ZONES WITH A FLOW BETWEEN 0GPM AND 8 GPM, ¾” SCHEDULE 40 PVC MINIMUM PIPE SIZE.
2. FOR SPRINKLER ZONES WITH A FLOW BETWEEN 8 GPM AND 12 GPM, 1” SCHEDULE 40 PVC MINIMUM PIPE SIZE.
3. FOR ALL ZONES LARGER THAN12 GPM, CONSULT WITH LA.
CONTROLLER
HUNTER ACC2 with SOLAR SYNC. Mount in accessible are for landscape maintenance crew.
WEATHER SENSOR SENSOR
HUNTER SOLAR SYNC mounted on SW side of property
SPRAY HEADS
HUNTER PRO SPRAY or RAINBIRD SAM PRS. Min 6” pop up in turf, 12” pop up in shrub areas.
VALVE BOXES
CARSON, black plastic
HOSE BIB
CHAMPION or BUCKNER with vacuum breaker
GATE VALVE
NIBCO, (line size)
NOTE: CONTRACTOR IS RESPONSIBLE FOR SUBMITTING A FULL LIST/CUT SHEETS OF ALL IRRIGATION EQUIPMENT TO LA FOR APPROVAL PRIOR TO PURCHASE.
4. CONTRACTOR TO PROVIDE ONE IRRIGATION BINDER TO THE LA/OWNERS, AT FINAL WALK THROUGH. BINDER TO INCLUDE AS-BUILT IRRIGATION DRAWING, VALVE MAP, MANUFACTURER’S OPERATING INSTRUCTIONS AND WARRANTY AND REPAIR INFORMATION.
5. CONTRACTOR TO PROVIDE AN IRRIGATION AUDIT REPORT (ALL PROJECTS UNDER 2500SF CAN BE CONDUCTED BY THE INSTALLING CONTRACTOR. FOR ALL PROJECTS OVER 2500 SF, A QUALIFIED CLIA IRRIGATION AUDITOR MUST BE HIRED.)
PLANTING NOTES
REFER TO GENERAL LANDSCAPE NOTES
GENERAL
THIS PLANTING DESIGN APPLIES HYDROZONE/XERISCAPE PRINCIPLES INCLUDING NATIVE AND LOW WATER USE PLANTS GROUPED WITH LIKE WATER AND SUN NEEDS. ANY SUBSTITUTIONS OR REVISIONS SHALL COMPLY WITH THESE PRINCIPLES AND BE APPROVED BY THE LA.
AS A SEPARATE LINE ITEM ON THE BID FORM, INCLUDE AN ALLOWANCE OF 15% FOR ADDITIONAL PLANTS.
PREPARATION
PLANTING SHALL BE PERFORMED BY PERSONS FAMILIAR WITH THIS TYPE OF WORK AND UNDER THE SUPERVISION OF A QUALIFIED PLANTING FOREMAN.
LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR AMENDING SOIL IN ALL PLANTING AREAS AND BRINGING ALL PLANTING AREAS UP TO FINISH GRADE.
SOIL MUST BE AMENDED BEFORE PLANTS ARE SET OUT.
IMPORTED TOPSOIL SHALL BE APPROVED BY LA. CONTRACTOR TO PROVIDE SOURCE AND TESTING DATA PRIOR TO DELIVERY TO THE SITE.
NOTIFY LA IF GOPHER BASKETS ARE ADVISED.
HARDSCAPE, IRRIGATION MAIN LINE AND EDGERS ARE TO BE INSTALLED AND ACCEPTED BY LA PRIOR TO SETTING PLANTS.
SOIL AMENDMENT
PROVIDE 2” COVER OF DIESTIL TURKEY MANURE (LYNGSO) OR APPROVED EQUAL, OVERALL PLANTED AREAS. INCORPORATE EVENLY INTO THE TOP 12” OF SOIL. AMEND PLANT PITS WITH SOIL MIX.
DO NOT TILL SOIL UNDER EXISTING TREE CANOPIES. AMEND NEW PLANT PITS ONLY.
SOIL MUST BE AMENDED PRIOR TO DELIVERY AND PLACEMENT PLANTS ON SITE. BILL OF LADING FOR AMENDMENTS SHALL SUBMITTED TO THE LANDSCAPE ARCHITECT FOR APPROVAL.
PLANTING
SELECT PLANT MATERIAL THAT IS HEALTHY, VIGOROUS, NATURAL IN FORM AND FREE OF PESTS AND DISEASE. ALL PLANT MATERIAL TO BE APPROVED BY THE LA PRIOR TO PLANTING.
ALL TREES SHALL BE ACCEPTED OR SELECTED BY LA PRIOR TO DELIVERY TO THE SITE. CONFIRM WITH LA METHOD OF APPROVAL; PHOTO APPROVAL OR NURSERY INSPECTION.
PLANT SELECTION HAS BEEN CAREFULLY COORDINATED WITH THE OWNER, WITH SPECIFIC VARIETIES BEING SELECTED FOR SPECIFIC REASONS.
CONFIRM FINAL VARIETIES PRIOR TO ORDERING. IF SPECIES IS NOT INDICATED ON THE PLANT LIST, CONFIRM WITH LA PRIOR TO ORDERING. IF PLANT MATERIAL SPECIFIED IS NOT AVAILABLE, LA MAY SELECT ALTERNATIVE VARIETIES. NO UNAPPROVED SUBSTITUTIONS WILL BE ACCEPTED ON SITE.
PLANT MATERIAL LOCATIONS SHOWN ARE DIAGRAMMATIC AND MAY BE SUBJECT TO CHANGE IN THE FIELD BY THE LA BEFORE THE MAINTENANCE PERIOD BEGINS. LA RESERVES THE RIGHT TO MAKE MINOR ADJUSTMENTS IN TREE LOCATIONS AFTER PLANTING AND AT NO COST TO THE OWNER.
PLANT TREES BEFORE CONTAINER STOCK. PAINT OUT OR STAKE LOCATIONS OF TREES FOR APPROVAL PRIOR TO DIGGING TREE PITS.
DEEPLY SOAK EACH PLANT IN THE CONTAINER, PRIOR TO PLANTING. THEN THOROUGHLY SOAK THE PLANT PIT, AFTER PLANTING.
PLANT CROWNS ARE TO BE SET SLIGHTLY HIGHER THAN EXISTING GRADE, TO ENSURE POSITIVE DRAINAGE AND TO AVOID CROWN ROT. TREES ARE TO BE SET HIGHER THAN EXISTING GRADE TO ACCOMMODATE FOR SETTLING. CONFIRM HEIGHT WITH LA. ENSURE THAT SOIL IS BACKFILLED UNIFORMLY WITH NO AIR POCKETS BETWEEN ROOTBALL AND NATIVE SOIL.
REMOVE ALL EXISTING STAKES, TIES AND LABELS FROM PLANT MATERIAL, AT TIME OF PLANTING. LEAVE LABELS ON ROSES AND FRUIT TREES.
DOUBLE STAKE ALL TREES, 15 GALLON AND 24” BOX, WITH RUBBER & WIRE TREE TIES. USE THREE STAKES FOR LARGER TREES.
MULCH
FINISH ALL PLANTER AREAS WITH 3" MINIMUM OF FOREST FLOOR MULCH, OR APPROVED EQUAL. CONFIRM WITH LA PRIOR TO DELIVERY TO THE SITE.
LEAVE PLANTERS IN A CLEAN, SMOOTH CONDITION. HOLD MULCH BACK 2" FROM CROWN OF TREES. DO NOT BURY CROWNS.
ALL IRRIGATION LINE SHALL BE COVERED AND NO VISIBLE.
HILLSIDE PLANTINGS (25% SLOPE AND GREATER)
PREPARE PLANT PITS AS DETAILED AND INSTALL PLANTS AND SUB IRRIGATION LINES.
INSTALL JUTE MESH AFTER PLANTING OF LARGER CONTAINER PLANTINGS AND INSTALLATION OF SUB IRRIGATION.
PLANT SMALLER PLANT MATERIAL (1 GALLON AND SMALLER) AND SET SURFACE IRRIGATION AFTER INSTALLATION OF JUTE MESH.
MULCH ENTIRE AREA AFTER ALL PLANTING, IRRIGATION AND JUTE MESH ARE INSTALLED. COMPLETELY COVER MESH WITH A MINIMUM 3" OF MULCH.
SOD INSTALLATION
PREPARE SOIL AS DETAILED, INCLUDING SAND LAYER AND GOPHER WIRE.
CONFIRM SOD TYPE, PRIOR TO ORDERING.
THOROUGHLY SOAK AND ROLL SOIL TO SETTLE AND SMOOTH, PRIOR TO INSTALLATION OF SOD.
CONFIRM FINISH GRADE, RELATIVE TO PAVED AREAS, PRIOR TO INSTALLATION OF SOD.
KEEP SOD IRRIGATED AND MOWED THROUGH 30-DAY ESTABLISHMENT PERIOD.
SEEDING
TBD
SUBMITTALS
A. CONTRACTOR TO SUBMIT PLANT LIST PRIOR TO PURCHASING
B. CONTRACTOR TO PROVIDE BILL OF LADING/RECEIPTS FOR SOIL AMENDMENTS AND MULCH, PRIOR TO PLACING PLANTS.
C. CONTRACTOR TO SUBMIT COPIES OF SHIPPING ORDERS FOR ALL PLANT MATERIAL, TO CONFIRM VARIETIES OF PLANTS SHIPPED.
AT COMPLETION
REFER TO IRRIGATION NOTES & SPECIFICATIONS. ENSURE THAT IRRIGATION EMITTERS ARE PROPERLY PLACED SO THAT ROOT BALLS RECEIVE WATER AND CROWN OF PLANT WILL NOT ROT.
THE CONTRACTOR SHALL MAINTAIN ALL PLANTED STOCK FOR A PERIOD OF 30 DAYS AFTER FINAL ACCEPTANCE BY THE OWNER.
THE CONTRACTOR SHALL GUARANTEE A PERIOD OF 90 DAYS FOR CONTAINER STOCK AND TREES IN 24” BOX TREES AND LARGER SHALL BE GUARANTEED FOR ONE YEAR AFTER FINAL ACCEPTANCE BY THE OWNER.
PLEASE NOTE: FINAL IRRIGATION AND PLANTING INSTALLATION TO BE IN FULL COMPLIANCE WITH MILPITAS RESOLUTION NO 6066 EXHIBIT "A" HILLSIDE LANDSCAPING WATER CONSERVATION POLICY.
12.31.2023
08.18.2023
2 08.18.2023 PLANNING REVISION 2
L2
L3
L4
L2
L2
L2
L2
L2
L2
L3
L3
L3
L3
L3
L3
L4
L4
L4
L4
L1
L1
L1
L1
L1
L1 L1
L1 L1
L1 L1
L1
L1
L1
L1
L1
L1
L1
L1
L1
L1
L1
L1
L1
L1
L1
L1
L1
L1
L3
L3
L3
L3
L3
PGE
T PGE E E
WV WV
E
E
WM
WM
Y D H
WM
WM
CA
970
975
980
985
990
995
1000
1005
1005
1000
995
990
985
980
975 970
965
960
955
950
945
940
935
1005
1000
995
990
985
980
975
970
965
960
955
950 945
940
5'-0" SLOPE EASEMENT
10'-0" PUBLIC SERVICE EASEMENT
10'-0" PUBLIC SERVICE EASEMENT 5'-0" PUBLIC SERVICE EASEMENT VISTA RIDGE DRIVE
VISTA SPRING COURT
VISTA RIDGE DRIVE
N) POOL
N) MAIN RESIDENCE
N) LIBRARY
N) DRIVEWAY
N) GUEST
PARKING
LANDSCAPE LIGHTING LEGEND
SYMBOL DESCRIPTION MANUFACTUER MODEL SPEC FINISH NOTES
PATH LIGHT SBI SPJ-SQ100-1-PVDG-2W-125-2700K-9-15V PVDG STEP LIGHT SBI SPJ-MSL2-PVDG-2W-125-2700K-9-15V PVDG
DRIVEWAY LIGHTS SBI SPJ-MSL2-PVDG-2W-125-2700K-9-15V PVDG POOL LIGHT JANDY JLU4C24W50
T TRANSFORMER SPJ SPJ MAGNETIC DIMMABLE TRANSFORMER - 150 or 300 L1
L2
L3
L4
N)
POOL
EQUIP
88 MISSOURI SAN FRANCISCO 94107
415.861.3100 arterrasf.com
SCALE:
DATE: ISSUE:
L0.40
1/16" = 1'0"
VISTA RIDGE RESIDENCE
APN: 042-30-022
MILPITAS, CA 95035
490 VISTA RIDGE DRIVE
LIGHTING PLAN
0 8'4' 16' 32'
12.31.2023
08.18.2023
01.06.2023 PLANNING SUBMISSION
1 06.16.2023 PLANNING
RESUBMITTAL
2 08.18.2023 PLANNING REVISION 2
88 MISSOURI SAN FRANCISCO 94107
415.861.3100 arterrasf.com
SCALE:
DATE: ISSUE:
L0.41
AS NOTED
VISTA RIDGE RESIDENCE
APN: 042-30-022
MILPITAS, CA 95035
490 VISTA RIDGE DRIVE
LIGHTING CUT SHEETS
12.31.2023
08.18.2023
DESCRIPTION
SPECIFICATION FEATURES
Forever Bright
Wet Listed
USA-C.
COM
•
CA0AA
.015
* Of Domestic & Foreign
3 Components
Finish: Our naturally etched finishes will withstand the test of time. All finishes are individually treated insuring consistency. Our meticulous application results in a fixture that truly becomes “a one of a kind”.
Electrical: Available in 9-15V
Labels: ETL Standard Wet Label
C-ETL
Model#: SPJ-SQ100-1
Material:Solid Brass
Electrical: 9-15V
Engine:FB-2WREC-TA-2-B-2700K
Lumens: 125
Color Temp: 2700K
Mounting: 1/2” NPT.
LED: Nichia
Contemporary Path Light
Model: SPJ-SQ100-1
Finish: PVD Graphite
21”
4 7
/8”
FB-2WREC-TA-2-B-2700K
1/2” NPT
WWW.SPJLIGHTING.COM
ORDERING INFORMATION
SPJ-SQ100-1
Model#
PVDG
V = Verde
M= Moss
AG= Aged Brass
MBR= Matte Bronze
RC=Raw Copper
GM= Gun Metal
B= Black
R= Rusty
PVDP=PVD Polished
PVDS=PVD Satin
PVDG=PVD Graphite
Finishes
2W
2W
Wattage
125
125
Lumens
2700K
4000K
6500K
2700K
Color Temp.
9-15V
9-15V
Electrical
1” SQ.
DESCRIPTION
SPECIFICATION FEATURES
USA-C.
COM
•
CA0AA
.015
* Of Domestic & Foreign
3 Components
Forever Bright
Wet Listed
Finish: Our naturally etched finishes will withstand the test of time. All finishes are individually treated insuring consistency. Our meticulous application results in a fixture that truly becomes “a one of a kind”.
Electrical: Available in 9-15V or 120V
Labels: ETL Standard Wet Label
C-ETL
Recessed Fixture
Model: SPJ-MSL2
Finish: PVD Graphite
1 7/
8”
1 3
/
4”
2 5
/
8”
2 5
/
8”
Mounting Tabs
Mounting Tabs Alternate View
FB-2WREC-TA-2-B-2700K
3”
2”
2”
2”
WWW.SPJLIGHTING.COM
ORDERING INFORMATION
SPJ-MSL2
Model#
PVDG
V = Verde
M= Moss
AG= Aged Brass
MBR= Matte Bronze
SB= Satin Brass
GM= Gun Metal
B= Black
R= Rusty
PVDP=PVD Polished
PVDS=PVD Satin
PVDG =PVD Graphite
Finishes
2W
2W
Wattage
125
125
Lumens
3500K
4000K
5000K
6500K
2700K
Color Temp.
9-15V
120V
9-15V
Electrical
8/32”
Phillip Screw
7/8” Knockout
Model#: SPJ-MSL2
Engine:FB-2WREC-TA-2-B-2700K
Wattage: 2W
Lumens: 125
Color Temp: 2700K
Electrical: 9-15V, 120V
LED: Nichia
01.06.2023 PLANNING SUBMISSION
PATH LIGHT-L1
Scale: NTS
1 L0.41
STEP LIGHT-L2
Scale: NTS
2 L0.41
DRIVEWAY LIGHT-L3
Scale: NTS
3 L0.41
POOL LIGHT-L4
Scale: NTS
4 L0.41
DESCRIPTION
SPECIFICATION FEATURES
USA-C.
COM
•
CA0AA
.015
* Of Domestic & Foreign
3 Components
Forever Bright
Wet Listed
Finish: Our naturally etched finishes will withstand the test of time. All finishes are individually treated insuring consistency. Our meticulous application results in a fixture that truly becomes “a one of a kind”.
Electrical: Available in 9-15V or 120V
Labels: ETL Standard Wet Label
C-ETL
Recessed Fixture
Model: SPJ-MSL2
Finish: PVD Graphite
1 7/
8”
1 3
/
4”
2 5
/
8”
2 5
/
8”
Mounting Tabs
Mounting Tabs Alternate View
FB-2WREC-TA-2-B-2700K
3”
2”
2”
2”
WWW.SPJLIGHTING.COM
ORDERING INFORMATION
SPJ-MSL2
Model#
PVDG
V = Verde
M= Moss
AG= Aged Brass
MBR= Matte Bronze
SB= Satin Brass
GM= Gun Metal
B= Black
R= Rusty
PVDP=PVD Polished
PVDS=PVD Satin
PVDG =PVD Graphite
Finishes
2W
2W
Wattage
125
125
Lumens
3500K
4000K
5000K
6500K
2700K
Color Temp.
9-15V
120V
9-15V
Electrical
8/32”
Phillip Screw
7/8” Knockout
Model#: SPJ-MSL2
Engine:FB-2WREC-TA-2-B-2700K
Wattage: 2W
Lumens: 125
Color Temp: 2700K
Electrical: 9-15V, 120V
LED: Nichia
1 06.16.2023 PLANNING
RESUBMITTAL
2 08.18.2023 PLANNING REVISION 2
88 MISSOURI SAN FRANCISCO 94107
T: 415.861.3100 W: arterrasf.com
SCALE:
DATE: ISSUE:
NOT FOR CONSTRUCTION - COORDINATION ONLY- 08.16.2023
L0.60
AS NOTED
VISTA RIDGE RESIDENCE
APN: 042-30-022
490 VISTA RIDGE DRIVE
MILPITAS, CALIFORNIA
POOL DETAILS
985
980
975
970
POOL LAYOUT ENLARGEMENT
Scale: 1/8" = 1'-0"
1 L0.60
2 L0.60
2 L0.60
N) RESIDENCE, SAD
N) POOL
10' X 75'
3'-0"
TYP
21'-2"
3'-0"
8'-0"
4'-3"
6'-0"
76'-0"
11'-0"
3'-0"
MIN
18'-3"
WL
POOL - SECTION A
Scale: 1/8" = 1'-0"
2 L0.60
POOL VANISHING EDGE
GRAVEL COVERED BASIN
RETAINING WALL
(E) GRADE
(E) GRADE
RETAINING WALL
POOL TERRACE
POOL COVER VAULT
PLANTED AREA
WL
POOL - SECTION B
Scale: 1/8" = 1'-0"
3 L0.60
(E) GRADE
(E) GRADE
RETAINING WALL
PLANTED AREA
GRAVEL SPILL BASIN POOL TERRACE
POOL W/ VANISHING EDGE STAIRS W/ HANDRAIL
N) RESIDENCE, SAD
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08.18.2023
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1 1
1 2 08.18.2023 PLANNING REVISION 2
2 2
2
88 MISSOURI SAN FRANCISCO 94107
T: 415.861.3100 W: arterrasf.com
SCALE:
DATE: ISSUE:
NOT FOR CONSTRUCTION - COORDINATION ONLY- 08.16.2023
L0.70
AS NOTED
VISTA RIDGE RESIDENCE
APN: 042-30-022
490 VISTA RIDGE DRIVE
MILPITAS, CALIFORNIA
FOUNTAIN DETAILS
995 990
FOUNTAIN LAYOUT ENLARGEMENT
Scale: 1/4" = 1'-0"
1 L0.70
SPILL BASIN
STEPPING PADS
FOUNTAIN POOL AT GRADE
PA
PA
PA PA
PA
PA
RETAINING WALLS
METAL RETAINING WALL
N) RESIDENCE, SAD
2 L0.70
SPILL WEIR
RUNNELS
2'-10" 2'-8" 4'-1" 3'-8"
MAIN
ENTRY
ADU
ENTRY
NOTE:
WATER FEATURE SHALL BE RECIRCULATED WITH USE OF CITY WATER ONLY FOR INITIAL FILLING AND REPLACEMENT OF EVAPORATED LOSSES.
FOUNTAIN SECTION ELEVATION
Scale: 1/4" = 1'-0"
2 L0.70
(E) GRADE
(E) GRADE
N) RESIDENCE, SAD
RETAINING
WALLS
FOUNTAIN &
SPILL WALL
STEPPING
PADS
METAL
RETAINING
WALL
PLANTED
AREA
+/- 992.5
+/- 987.0
+/- 984.5
+/- 4'-5"
5'-2" 2'-6"
NOTE:
WATER FEATURE SHALL BE RECIRCULATED WITH
USE OF CITY WATER ONLY FOR INITIAL FILLING
AND REPLACEMENT OF EVAPORATED LOSSES.
01.06.2023 PLANNING SUBMISSION
12.31.2023
08.18.2023
1 06.16.2023 PLANNING
RESUBMITTAL
1 2 08.18.2023 PLANNING REVISION 2
CITY OF MILPITAS
AGENDA REPORT
(AR)
Item Title: Waive the Second Reading and Adopt Ordinance No. 38.854 Amending the Zoning Code Contained in Title XI, Chapter 10, Section 3.03 of the Milpitas Municipal Code to Allow a Zoning Designation Change of a Certain Parcel (APN 022-38-007) Within the Zoning Map (Staff Contact: Jay Lee, Planning Director, 408-586-3077; and Lillian VanHua, Senior Planner, 408-586-3073) Category: Consent Calendar-Community Development
Meeting Date: 12/5/2023
Recommendation: Move to waive the second reading and adopt Ordinance 38.854 amending the Zoning Code contained in Title XI, Chapter 10, Section 3.03 of the Milpitas Municipal Code to allow a Zoning Designation change of a Certain Parcel (APN 022-38-007), located on the west side of California Circle, from the MP Industrial Park Zoning District to the MXD Mixed Use Zoning District.
BACKGROUND:
This Ordinance was introduced at the City Council meeting held on November 7, 2023. The Ordinance is now ready for its second reading and adoption.
The proposed rezoning will allow the development of a multi-family residential project consisting of 13 residential buildings, up to 51 feet in height, and one residential apartment building, up to 78 feet in height, for a total of 206 residential units. A General Plan Text Amendment, Site Development Permit, Conditional Use Permit, Vesting Tentative Map, Density Bonus Permit, and Tree Removal Permit for this project were approved at the November 7, 2023 City Council meeting.
ANALYSIS:
Waiving the second reading is commonplace for ordinances previously considered by the Council and returning for adoption without substantial changes from the initial introduction.
FISCAL IMPACT:
Given the potential impact of the Project being located within an existing industrial zone, a Fiscal Impact Analysis was completed. Economic & Planning Systems’ (EPS) Fiscal Impact Analysis found that the City would financially benefit from the Project and related zone change. Moreover, the annual net positive impact on the General Fund is expected to be $169,000.
The City expects to see this annual net positive impact on the General Fund following full project construction.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):
An environmental assessment was conducted according to the California Environmental Quality Act of 1970 (CEQA), as amended, and state guidelines implementing CEQA. The City prepared the DEIR and circulated this document for the required 45-day public review on July 7, 2023. The public review period ended on August 21, 2023. A public comment meeting on the DEIR was held on August 3, 2023. The CEQA Clearinghouse project number is: 2022110251.
The DEIR identified the following significant and unavoidable environmental impacts related to aesthetics:
• Impact AES-1: The Project would develop multiple structures at a maximum building height that is greater than the existing building structures on-site. Accordingly, this increase in height would result in significant view blockages of public scenic resources (i.e., the eastern open hillsides) from public
viewpoints, specifically for bicyclists travelling northbound along Coyote Creek Trail, and motorists travelling southbound along McCarthy Boulevard. As such, the Project would result in substantial adverse effects to scenic vistas, and the impact would be significant and unavoidable.
The contents of the Final EIR include the Draft EIR, comments received during the public comment period on the Draft EIR, and responses to comments. The Final EIR included Findings of Fact along with a Statement of Overriding Considerations and the Mitigation Monitoring Program (MMP) for the Project.
Given that significant and unavoidable impacts would remain with respect to aesthetics, a Statement of Overriding Considerations has been prepared. On November 7, 2023, the City Council approved a Resolution certifying the EIR, approving the Mitigation Monitoring Program and made findings that while there are significant unavoidable impacts, there are other economic, legal, social, technological, environmental, and other considerations that outweigh these impacts and warrant approving the Project.
RECOMMENDATION:
Move to waive the second reading and adopt Ordinance No. 38.854 amending the Zoning Code contained in Title XI, Chapter 10, Section 3.03 of the Milpitas Municipal Code to allow a Zoning Designation change of a Certain Parcel (APN 022-38-007), located on the west side of California Circle, from the MP Industrial Park Zoning District to the MXD Mixed Use Zoning District.
ATTACHMENT(S):
(a) Ordinance No. 38.854
REGULAR
NUMBER: 38.854
TITLE: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MILPITAS AMENDING THE ZONING CODE CONTAINED IN TITLE XI, CHAPTER 10, SECTION 3.03 OF THE MILPITAS MUNICIPAL CODE TO ALLOW A ZONING
DESIGNATION CHANGE OF A CERTAIN PARCEL WITHIN THE ZONING MAP
HISTORY: This Ordinance was introduced (first reading) by the City Council at its meeting of November 7, 2023 upon motion by Vice Mayor Chua and was adopted (second reading) by the City Council at its meeting of _______________, upon motion by ____________________________. The Ordinance was duly passed and ordered published in accordance with law by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: APPROVED:
________________________________ __________________________ Suzanne Guzzetta, City Clerk Carmen Montano, Mayor
APPROVED AS TO FORM:
________________________________
Michael Mutalipassi, City Attorney
Ordinance No. 38.854
RECITALS AND FINDINGS:
WHEREAS, on April 12, 2022, Pulte Homes Company LLC (Applicant) submitted an application to the City of Milpitas requesting a General Plan Text Amendment, Zoning Map Amendment, Site Development Permit, Conditional Use Permit, Vesting Tentative Map, Density Bonus Permit, Tree Removal Permit, and Environmental Assessment to allow the development of a multi-family residential project consisting of 13 residential buildings, up to 51 feet in height, and one residential apartment building, up to 78 feet in height, for a total of 206 residential units. The project will also include 393 vehicle parking spaces, a 0.32-acre internal park, and associated site improvements on a 6.7-acre site at 1355 California Circle (Project). The project thus consists of and requires:
a. General Plan Text Amendment No. GP22-0001: To remove language associated with the California Circle Specific Plan within the General Plan 2040 by amending the Neighborhood Commercial Mixed-Use (NCMU) designation (pg. LU-6), removing the “California Circle Specific Plan Overlay” statement (pg. LU-8) and amending Action LU-2b (pgs. LU-17 and LU-18); and b. Zoning Map Amendment No. ZA22-0001: To amend the zoning map to change the property zoning designation from Industrial Park (MP) to Mixed-Use District (MXD); and for the property identified as 1355 California Circle (APN 022-38-007); and c. Site Development Permit No. SD22-0003: To allow the development of a multi-family residential project consisting of 13 residential buildings, up to 51 feet in height, and one residential apartment building, up to 78 feet in height, for a total of 206 residential units on a 6.7-acre site; and d. Conditional Use Permit No. UP22-0001: To allow residential units as condominiums and associated subdivision, and tandem parking configuration; and e. Vesting Tentative Map No. MT22-0011: To establish 14 lots, 131 residential condominium spaces and related common areas; and
f. Density Bonus Permit No. DB22-0003: To ensure compliance with State Density Bonus law and regulations and grant modification of the distribution requirements so affordable units can be constructed in the apartment building only; and
g. Tree Removal Permit No. TR23-0021: To remove 27 ordinance-sized trees and replace them with 269 new trees.
WHEREAS, pursuant to the California Environmental Quality Act (Public Resources Code, § 21000 et seq.), the State CEQA Guidelines (California Code of Regulations, title 14, § 15000 et seq.) (Collectively, “CEQA”), the City of Milpitas is the lead agency for the proposed Project described above; and
WHEREAS, General Plan (GP) Amendment No. GP22-0001 proposes an amendment within the City of Milpitas General Plan Text to allow for changes associated with policy direction for the Neighborhood Commercial Mixed-Use (NCMU) general plan land use designation and the reference of a future California Circle Specific Plan. Such proposed Amendment has been initiated by resolution for approval by the City Council, separate from this Ordinance; and WHEREAS, Zoning Map Amendment No. ZA22-0001 proposes an amendment within the City of Milpitas Zoning map to change of zoning designation from Industrial Park (MP) to Mixed Use District (MXD) for APN 022-38-007, which has been initiated by this Ordinance; and WHEREAS, on October 11, 2023, the Planning Commission held a duly-noticed public hearing on the subject application and associated project, and considered evidence presented by City staff, the
Ordinance No. 38.854
applicant, and other interested parties and recommended the City Council approve the proposed amendments; and
WHEREAS, per Milpitas Municipal Code § XI-10-57.02(G)(3), the City Council finds the Zoning Map Amendment set forth herein to be consistent with the General Plan because the proposed zoning (MXD) is an implementing zoning district of the existing Neighborhood Commercial Mixed Use (NCMU) general plan designation; and
WHEREAS, per Milpitas Municipal Code § XI-10-57.02(G)(3), the City Council likewise finds that the Zoning Code Amendment set forth herein will not adversely affect the public health, safety and welfare because the zoning map amendment will implement a land use designation that is consistent with the permitted general plan land use designation. An environmental consultant has reviewed the project and that traffic, environmental impacts, access to essential services, and community well-being will not be impacted in a manner that would significantly affect public health, safety and welfare. If the project is developed, it has been conditioned to comply with federal, state, and local laws and regulations related to public health, safety, and welfare. This includes zoning ordinances, building codes, environmental regulations, and safety standards; and
WHEREAS, on November 7, 2022 the City Council held a duly-noticed public hearing on the proposed action, and considered evidence presented by City staff and other interested parties; and WHEREAS, the City Council finds that with approval (by separate resolution) of the General Plan Text Amendment No. GP22-0001, and the adoption (by this ordinance) of Zoning Map Amendment No.
ZA22-0001, the General Plan Map and Zoning Map will be internally consistent; and WHEREAS, prior to taking action on this Ordinance, the City Council has taken separate action by resolution to certify the 1355 California Circle Project EIR (State Clearinghouse No. 2022110251) associated with the Project.
NOW, THEREFORE, the City Council of the City of Milpitas does ordain as follows:
SECTION 1. RECORD AND BASIS FOR ACTION
The City Council has duly considered the full record before it, which may include but is not limited to such things as the City staff report, testimony by staff and the public, and other materials and evidence submitted or provided to the City Council. Furthermore, the recitals set forth above are found to be true and correct and are incorporated herein by reference.
SECTION 2. AMENDMENT OF MILPITAS MUNICIPAL CODE TITLE XI, CHAPTER 10, SECTION 3.03
Title XI, Chapter 10, Section 3.03 (“Zoning Map”), Table XI-10-6.04-1 is hereby amended, as attached hereto in Exhibit 1.
SECTION 3. CALIFORNIA ENVIRONMENTAL QUALITY ACT
The adoption of this Ordinance is under the authority of the 1355 California Circle Project EIR (EIR)(State Clearinghouse No. 2022110251); that was prepared to conform to the requirements of the California Environmental Quality Act (CEQA), the CEQA Guidelines (Title 14, California Code of Regulations §15000 et seq.) and the regulations and polices of the City of Milpitas. The purpose of this EIR is, among other things, to provide objective information regarding the environmental consequences of the
Ordinance No. 38.854
proposed Project to the decision makers and the public and to identify measures to substantially lessen or avoid significant adverse environmental effects of the project.
SECTION 4. SEVERABILITY
The provisions of this Ordinance are severable, and the invalidity of any phrase, clause, provision or part shall not affect the validity of the remainder.
SECTION 5. EFFECTIVE DATE AND POSTING
In accordance with Section 36937 of the Government Code of the State of California, this Ordinance shall take effect thirty (30) days from and after the date of its passage. The City Clerk of the City of Milpitas shall cause this Ordinance or a summary thereof to be published in accordance with Section 36933 of the Government Code of the State of California.
Ordinance No. 38.854
Exhibit 1: Zoning Map
CITY OF MILPITAS
AGENDA REPORT
(AR)
Item Title: Receive an Update on Storm Drain System Emergency Repairs and Improvements at Evans Road and Piedmont Creek and Determine that the Condition Continues to Constitute an Emergency (Staff Contact: Christian Di Renzo, Public Works Director, 408-586-2602)
Category: Consent Calendar-Community Services and Sustainable Infrastructure Meeting Date: 12/5/2023
Recommendation: (1) Receive an update on the storm drain system emergency repairs and improvements at Evans Road and Piedmont Creek (in the amount of $137,519); and (2) Determine by a four-fifths vote that the condition continues to constitute an emergency.
Background:
Pursuant to Public Contract Code section 22050 and the attached Council Resolution No. 9134, the Director of Public Works, in the case of emergency, may authorize a repair of a public facility and procure the work without giving notice for bids. An emergency is defined as “a sudden, unexpected occurrence that poses a clear and imminent danger, requiring immediate action to prevent or mitigate the loss or impairment of life, health, property, or essential public services.” Additionally, State law requires the Public Works Director, as the City official with delegated authority to take emergency action, to report any emergency authorization and the reason(s) for the authorization to the City Council not later than seven days after the action, or at its next regularly scheduled meeting if that meeting will occur not later than 14 days after the action. Further, the Public Works Director is required to report why the emergency would not permit a delay resulting from a competitive solicitation for bids and the City Council is required to review the emergency action at every regularly scheduled meeting thereafter until the emergency repair is completed. The City Council shall continue to review the emergency action at every regularly scheduled meeting thereafter until the action is terminated. At each review, the City Council shall determine, by a four-fifths vote, whether there is a need to continue the action.
Analysis:
Consistent with applicable State law and Council Resolution, on November 21, 2023, the Public Works Director declared an emergency and authorized the City to contract with local contractor, Able Construction Inc., for the storm drain system emergency repairs and improvements at Evans Road and Piedmont Creek. Further, within the required timeframe the Public Works Director informed the City Council via the attached Information Memorandum on November 21, 2023 regarding the emergency authorization, the reasons for the authorization, and the cost for repair in the amount of $137,519.
Staff is currently working with the contractor to execute contracts and finalize repair timeline based on parts and equipment availability.
Fiscal Impact:
Funding for these repairs is available in the City’s Capital Improvement Program (CIP) budget. CIP Project 3715 - Storm Drain System Rehabilitation Project will fund $137,519 for the storm drain system emergency repairs and improvements at Evans Road and Piedmont Creek. As of November 24, 2023, the balance in CIP 3715 is $1,611,359.
California Environmental Quality Act:
The emergency repair work is exempt from CEQA, per CEQA Guidelines Section 15301, Existing Facilities and 15302, Replacement or Reconstruction. Moreover, the project is an emergency repair to publicly or privately
owned service facilities necessary to maintain service essential to the public health, safety or welfare and is exempt from CEQA pursuant to Cal. Code Regs., tit. 14, § 15269.
Recommendations:
1. Receive an update on the storm drain system emergency repairs and improvements at Evans Road and Piedmont Creek.
2. Determine by a four-fifths vote that the condition continues to constitute an emergency.
Attachment:
Emergency Declaration – Storm Drain System Repairs and Improvements at Evans Road and Piedmont Creek Memorandum
455 E. Calaveras Blvd., Milpitas, CA 95035 www.milpitas.gov Superior Customer Service Open Communication Integrity and Accountability Trust and Respect Recognition and Celebration
MEMORANDUM
Public Works Department
DATE: November 21, 2023
TO: Mayor and Council
FROM: Ned Thomas, City Manager
THROUGH: Christian Di Renzo, Public Works Director
SUBJECT: Emergency Declaration – Storm Drain System Repairs and Improvements at Evans Road and Piedmont Creek
This memorandum serves to inform the City Council about two emergency storm drain system improvement projects that will need to be completed in advance of this year’s rainy season.
Project #1 includes repairing and rehabilitating an existing storm drain pipeline and inlet structure, which are corroded and can no longer convey stormwater. This project is located on the north side of Evans Road adjacent to Michael Street. Project #2 includes replacing weirs and riprap along Piedmont Creek, within the creek bed. This project is located along Piedmont Road, immediately south of Aguilar Court.
Pursuant to Public Contract Code section 22050 and Resolution No. 9134, the Public Works Director is authorizing immediate emergency repairs and dispensing with public bidding requirements.
Background
During the winter of 2022, the San Francisco Bay region experienced twelve atmospheric rivers which culminated into higher-than-average stormwater runoff into the City’s storm drain system network (System). The System, which is currently unfunded and, as a result, aging and deteriorating, experienced failures throughout the winter season. The City’s operations and maintenance (O&M) staff took precautions to mitigate the adverse impacts resulting from System deficiencies, however, the two locations comprising this emergency declaration experienced failures which exceeded the operational capacity of O&M staff and stretched thin the resources available to adequately perform preventative maintenance on other parts of the System (refer to accompanying pictures).
The National Weather Service has stated a Super El Niño is anticipated to continue through the Northern Hemisphere spring (with an 80% chance during March-May 2024). This type of system is expected to produce more frequent storm events with higher-than-average intensities. Due to the existing deficiencies and greater likelihood of additional failures at these two locations in the System, any one significant storm event presents considerable safety concerns to the public and City O&M staff.
Project #1 - Evans Road Storm Drain Replacement Project The storm drain system on Evans Road, for a section adjacent to the inlet structure, comprises of a corrugated metal pipe, 30-inches in diameter, conveying stormwater runoff from the
Emergency Declaration: Storm Drain System Repairs and Improvements at Evans and Piedmont Creek Page 2 of 3 November 21, 2023
455 E. Calaveras Blvd., Milpitas, CA 95035 www.milpitas.gov Superior Customer Service Open Communication Integrity and Accountability Trust and Respect Recognition and Celebration hillside. The pipe drains into an inlet connected to the City’s valley floor System, which is pumped into local creeks and ultimately to the lower San Francisco Bay. The pipe is extremely brittle due to corrosion and therefore susceptible to failures. At present, a section of the pipe along the invert connecting to the inlet structure has washed out and is no longer a closed conduit, therefore unable to adequately convey water. Consequently, stormwater flows out of the pipe before reaching the inlet and floods Evans Road and adjacent streets.
Project #2 - Piedmont Creek Weir and Riprap Rehabilitation Project Piedmont Creek originates in the hillside and flows downstream towards Piedmont Road. For its entire length, Piedmont Creek, including a section along Piedmont Road, is a natural, unlined creek bed until it reaches its point of terminus south of Aguilar Court, where it drains into an inlet connected to the City’s valley floor System. Natural creeks rely on tree and plant roots to reduce the rate of flow and prevent the creek banks from eroding or washing out.
Piedmont Creek lacks these natural features therefore, during rain events which produce high rates of runoff, the volume of water in the creek combined with the high rate of flow washes out soils and vegetation from the hillside and deposits them at the base of the creek along Piedmont Road. The remainder of the sediment and debris flow to the System inlet which clogs the inlet and downstream piping, resulting in the localized flooding of Piedmont Road and adjacent streets. In 1999 the City initiated a project to install weirs and riprap along sections of Piedmont Creek to mitigate this hazard. The project included obtaining easements from private property owner(s) to build a maintenance road from Piedmont Road to the creek. The project was subsequently completed and requires on-going maintenance to monitor and replace sections of weir and riprap as needed. Due to insufficient funds, this maintenance work has not been performed on a recurrent schedule and the riprap and weirs have either failed or washed out and need to be replaced.
Discussion
Pursuant to Public Contract Code section 22050 and Resolution No. 9134, the Director of Public Works, in case of emergency, may authorize a repair of a public facility and procure the work without giving notice for bids to let contracts. An emergency is defined as “a sudden, unexpected occurrence that poses a clear and imminent danger, requiring immediate action to prevent or mitigate the loss or impairment of life, health, property, or essential public services.” Additionally, State law requires the Public Works Director, as the City official with delegated authority to take emergency action, to report any emergency authorization and the reason(s) for the authorization to the City Council not later than seven days after the action, or at its next regularly scheduled meeting if that meeting will occur not later than 14 days after the action.
The Public Works Director will provide the City Council with an update on the emergency repairs at the December 5th City Council meeting. The City Council is required to review the emergency action at every regularly scheduled meeting thereafter until the emergency repair is completed. At each review, the City Council shall determine, by a four-fifths vote, whether there is a need to continue the action.
The City’s Public Works Engineering Division, in concert with O&M staff, investigated the failures at both locations and developed a viable and cost-effective solution. The projects were designed in summer 2023 and plans were distributed to local contracting firms to obtain cost estimates. The City received interest for the project from one local contractor, Able
Emergency Declaration: Storm Drain System Repairs and Improvements at Evans and Piedmont Creek Page 3 of 3 November 21, 2023
455 E. Calaveras Blvd., Milpitas, CA 95035 www.milpitas.gov Superior Customer Service Open Communication Integrity and Accountability Trust and Respect Recognition and Celebration Construction Inc., who provided cost estimates for completing the work in accordance with the project plans.
Due to the existing condition of the System at these two locations and the likelihood of persistent flooding in the coming winter season and, as authorized by Resolution No. 9134, the Public Works Director will be authorizing an agreement with Able Construction Inc., for the following scope of work:
DRAFT SCOPE OF WORK Cost Estimates
Evans Road Storm Drain Replacement Project
Replace Storm Drain Piping $ 27,296
Repair Storm Drain Inlet Structure $ 21,423
Evans Road Sub-Total $ 48,719
Piedmont Creek Weir and Riprap Rehabilitation Project
Construct Weirs and Channel Protection $ 88,800
PW/IT PD Sub-Total $ 88,800
TOTAL PROJECT COST $137,519
CITY OF MILPITAS
AGENDA REPORT
(AR)
Item Title: Receive an Update on the Emergency Repairs to the HVAC System and Equipment at City Hall and at the Public Works/Information Technology/Police Department Buildings (Staff Contact: Christian DiRenzo, Public Works Director, 408-586-2602)
Category: Consent Calendar-Community Services and Sustainable Infrastructure Meeting Date: 12/5/2023
Recommendation: 1) Receive an update on the emergency repairs to the HVAC system and equipment at City Hall and at the Public Works/Information Technology/Police Department Buildings; and
2) Approve the termination of the emergency declaration.
BACKGROUND:
Pursuant to Public Contract Code section 22050 and the attached Council Resolution No. 9134, the Director of Public Works, in the case of emergency, may authorize a repair of a public facility and procure the work without giving notice for bids. An emergency is defined as “a sudden, unexpected occurrence that poses a clear and imminent danger, requiring immediate action to prevent or mitigate the loss or impairment of life, health, property, or essential public services.” Additionally, State law requires the Public Works Director, as the City official with delegated authority to take emergency action, to report any emergency authorization and the reason(s) for the authorization to the City Council not later than seven days after the action, or at its next regularly scheduled meeting if that meeting will occur not later than 14 days after the action. Further, the Public Works Director is required to report why the emergency would not permit a delay resulting from a competitive solicitation for bids and the City Council is required to review the emergency action at every regularly scheduled meeting thereafter until the emergency repair is completed. The City Council shall continue to review the emergency action at every regularly scheduled meeting thereafter until the action is terminated. At each review, the City Council shall determine, by a four-fifths vote, whether there is a need to continue the action.
Consistent with applicable State law and Council Resolution, on April 27, 2023, the Public Works Director declared an emergency and authorized the City to contract with its existing HVAC maintenance contractor, Environmental Systems Inc. (ESI), for the emergency repairs to the HVAC system at City Hall and the Public Works, Information Technology and Police Department buildings. The Information Memorandum issued on that date outlined the various equipment issues and provided a cost estimate of $ 899,300.
STATUS UPDATE:
All emergency repairs have been completed for the HVAC systems at City Hall and Public Works, Information Technology and Police Department Buildings. Accordingly, the Public Works Director is hereby terminating the emergency declaration. The total cost for the repairs was $899,300.
FISCAL IMPACT:
Funding for these repairs was encumbered in the City’s Capital Improvement Program (CIP) budget in CIP Project 3499 - HVAC Systems Repairs for $620,000 for the upgrades to the Building Management System (BMS) and Variable Air Flow (VAV) boxes at both buildings. The remaining repairs were encumbered in CIP Project 3406 – City Building Improvements in the amount of $279,300.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):
The emergency repair work is exempt from CEQA, per CEQA Guidelines Section 15301, Existing Facilities and 15302, Replacement or Reconstruction.
RECOMMENDATION:
1. Receive an update on the emergency repairs to the HVAC system and equipment at City Hall and at the Public Works/Information Technology/Police Department Buildings; and
2. Approve the termination of the emergency declaration.
ATTACHMENT(S):
None
CITY OF MILPITAS
AGENDA REPORT
(AR)
Item Title: Approve and Authorize the City Manager to Execute an Agreement with Imperial Maintenance Services, Inc. For a Five-Year Term in an Amount Not-toExceed $2,486,863.50 to Provide Janitorial Services for City Facilities, Subject to Annual Appropriation of Funds (Staff Contact: Christian Di Renzo, Public Works Director, 408-586-2602)
Category: Consent Calendar-Community Services and Sustainable Infrastructure Meeting Date: 12/5/2023
Recommendation: 1. Approve and authorize the City Manager to execute an agreement with Imperial Maintenance Services, Inc. for a five-year term in an amount not-toexceed $2,486,863.50 to provide janitorial services for city facilities, subject to the annual appropriation of funds; and
2. Approve a budget amendment to appropriate $50,000 to the Department of Public Works FY 2023-24 Operating Budget.
BACKGROUND:
The Public Works Facilities Division is responsible for the maintenance of 12 City-owned buildings that require janitorial services, five (5) of which are serviced via contract: City Hall, Sports Center, Library Parking Garage, Fire Station #1 Administration, and the Public Works Administration and Corp Yard.
On December 11, 2018, the City entered into a contract with Nova Commercial, Inc. to perform janitorial services for city facilities for a five-year contract term which is set to expire on January 6, 2024. In order to provide continued janitorial services for city buildings, a Request for Proposals (RFP) was issued to solicit proposals from qualified vendors. The bid included a base bid of the five (5) existing buildings, add alternates for the remaining seven (7) buildings1, as well as requesting quotes for the provision of day porter services. The base bid estimates range from $1,989,028 to $3,692,929 for a five (5) year term. The add alternate locations that were advertised were deemed too cost-prohibitive (and therefore will continue to be maintained by staff) to include in the award. Prices for these additional sites ranged from a low of $1,861,004 to a high of 3,037,728 for a five (5) year term.
ANALYSIS:
On October 24, 2023, the City issued RFP 24-036 for Janitorial Services for city facilities. The RFP was publicly noticed in accordance with the City’s municipal code and advertised on the city’s website. A mandatory bid walk was held on November 1, 2023, with nineteen (19) contractors in attendance. Ten (10) bids were received at the bid close on November 10, 2023. Five (5) of the bids were disqualified for being non-responsive with the required submittals. Five (5) bids were reviewed and rated with Imperial Maintenance Services, Inc. receiving the top rating with a final score of 81.83.
The evaluation committee reviewed proposals based on the following weighted criteria:
1. Overall proposal – 10%
2. Technical competence and experience – 20%
3. Proposed compensation – 25%
1 Add alternate sites included: Police Department, Fire Department Trailer, Community Center, Senior Center, Jose Higuera Adobe, and the Sal Cracolice Building.
4. Operation plan – 30%
5. Financial condition and resources – 10%
6. References – 5%
Bid Proposal Scoring
Bid Proposer Final Score
1 Imperial Maintenance Services, Inc 81.83
2 Quality Cleaning Professionals, LLC 68.5
3 Nova Commercial Co, Inc 68.17
4 Executive Facility Services, Inc 64.17
5 Karla’s Janitorial & Suppliers, LLC 58.67
6 EcoBrite Services Disqualified
7 Impec Group, LLC Disqualified
8 Joncowest Disqualified
9 Premier Property Preservation, LLC Disqualified
10 Z&C Services Disqualified
Bid Proposal Cost
Bid Proposer Base Bid Total
Cost
(5-Year)
1 Imperial Maintenance Services $1,989,028.50
2 Karla’s Janitorial & Suppliers, LLC $2,206,646.40
3 Quality Cleaning Professionals, LLC $2,472,834.00
4 Nova Commercial Co, Inc $2.819.928.76
5 Executive Facility Services, Inc $3,058,179.48
In addition to the routine services for the five (5) City buildings (and the remaining seven buildings as add alternates), staff had also solicited day porter services to enhance cleaning throughout all the sites. Imperial Maintenance Services, Inc.’s proposal for day porter services $497,835 over a five (5) year contract term. The proposed day porter service would be provided Monday-Friday from 6:30am-3:30pm to address any janitorial emergencies, restocking of restrooms, and ensure that all facilities are attended to until staff begin their custodial shift at 2PM each afternoon. The day porter service is not restricted to the five base bid buildings but, rather, will be provided to all 12 buildings. There is currently little, if any, janitorial services being provided throughout the facilities for much of the day until staff begin their shift so this is deemed to be a favorable service enhancement.
Staff recommends the City Council award the contract for janitorial services to Imperial Maintenance Services, Inc. to include the base bid and day porter services as an add alternate and authorize the City Manager to execute the agreement in an amount not to exceed $2,486,863.50. The pricing proposal is subject to annual adjustments of up to 5% in years 2-5 whereas the price increase is 1.8% between years 1 and 2.
POLICY ALTERNATIVE(S):
Alternative 1: Reject all bids and re-issue an RFP for janitorial services for City facilities.
Pros: None
Cons: Would result in a lag of janitorial services between the expiration of the current contract and the execution of a new one. Current staffing levels are inadequate to address this void.
Reason for Not Recommending: Not proceeding with the janitorial services would have an impact on the various departments operating within the buildings as well adversely affecting citizens visiting said facilities.
FISCAL IMPACT:
There is $388,133.00 budgeted for janitorial services in the FY 2023-24 Public Works Operating Budget, though $197,834.58 has been encumbered for Nova Commercial Co., Inc. to provide janitorial services through January 5, 2024. For the remainder of FY 2023-24 it is estimated that an additional $50,000 will need to be appropriated to the Department of Public Works Operating Budget in order to accommodate the increase due to the recommended contract award to Imperial Maintenance Services, Inc. Funding for the remaining years of this contract will be subject to annual appropriations.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):
The action is continuing administrative or maintenance activity and is not a project pursuant to Cal. Code Regs., tit. 14, § 15378.
RECOMMENDATION:
1. Approve and authorize the City Manager to execute an agreement with Imperial Maintenance Services, Inc. for a five-year term in an amount not-to-exceed $2,486,863.50 to provide janitorial services for city facilities, subject to the annual appropriation of funds; and
2. Approve a budget amendment to appropriate $50,000 to the Department of Public Works FY 2023-24 Operating Budget.
ATTACHMENT(S):
(a) Agreement
(b) 24-036 Bid Tab
(c) Budget Change Form
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CITY OF MILPITAS
AGREEMENT FOR JANITORIAL SERVICES
1. PARTIES AND DATE.
This Agreement for Janitorial Services (“Agreement”) is made and entered into as of ______________ (“Effective Date”) by and between the City of Milpitas, a municipal corporation organized under the laws of the State of California with its principal place of business at 455 E. Calaveras Boulevard, Milpitas, California 95035 (“City”) and Imperial Maintenance, Inc., a stock corporation with its principal place of business at 8830 Cherry Hills Place, Stockton, CA 95209 (“Contractor”). City and Contractor are sometimes individually referred to as “Party” and collectively as “Parties” in this Agreement.
2. RECITALS.
2.1 Contractor.
Contractor desires to perform and assume responsibility for the provision of certain janitorial services required by City on the terms and conditions set forth in this Agreement. Contractor represents that it is experienced in providing janitorial services to public clients, is licensed in the State of California, and is familiar with the plans of City.
2.2 Project.
City desires to engage Contractor to render such services for the 24-036 Janitorial Services project (“Project”) as set forth in this Agreement.
3. TERMS.
3.1 Scope of Services and Term.
3.1.1 General Scope of Services. Contractor promises and agrees to furnish to City all labor, materials, tools, equipment, services, and incidental and customary work necessary to fully and adequately supply the services and advice on various issues affecting the decisions of City regarding the Project and on other programs and matters affecting City (“Services”). The Services are more particularly described in Exhibit “A” attached hereto and incorporated herein by reference. All Services shall be subject to, and performed in accordance with, this Agreement, the exhibits attached hereto and incorporated herein by reference, and all applicable local, state and federal laws, rules and regulations.
3.1.2 Term.
The term of this Agreement shall be from the date first written above through January 7, 2029, unless earlier terminated as provided herein. The City reserves the right to review the Contractor’s performance at the end of each year and cancel all or part of the Agreement.
3.2 Responsibilities of Contractor.
3.2.1 Control and Payment of Subordinates; Independent Contractor. The Services shall be performed by Contractor or under its supervision. Contractor will determine the means, methods and details of performing the Services subject to the requirements of this Agreement. City retains Contractor on an independent contractor basis and not as an employee of City. Contractor retains the right to perform similar or different services for others during the term of this Agreement. Any additional personnel
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2 performing the Services under this Agreement on behalf of Contractor shall also not be employees of City and shall at all times be under Contractor's exclusive direction and control. Contractor shall pay all wages, salaries, and other amounts due such personnel in connection with their performance of Services under this Agreement and as required by law. Contractor shall be responsible for all reports and obligations respecting such additional personnel, including, but not limited to: social security taxes, income tax withholding, unemployment insurance, disability insurance, and workers' compensation insurance.
3.2.2 Schedule of Services. Contractor shall perform the Services expeditiously, within the term of this Agreement, and in accordance with the Schedule of Services set forth in Exhibit “B” attached hereto and incorporated herein by reference. Contractor represents that it has the skilled personnel required to perform the Services in conformance with such conditions. In order to facilitate Contractor's conformance with the Schedule, City shall respond to Contractor's submittals in a timely manner. Upon request of City, Contractor shall provide a more detailed schedule of anticipated performance to meet the Schedule of Services.
3.2.3 Conformance to Applicable Requirements. All work prepared by Contractor shall be subject to the approval of City.
3.2.4 Substitution of Key Personnel. Contractor has represented to City that certain key personnel will perform and coordinate the Services under this Agreement. Should one or more of such personnel become unavailable, Contractor may substitute other personnel of at least equal competence and experience upon written approval of City. In the event that City and Contractor cannot agree as to the substitution of key personnel, City shall be entitled to terminate this Agreement for cause. As discussed below, any personnel who fail or refuse to perform the Services in a manner acceptable to City, or who are determined by City to be uncooperative, incompetent, a threat to the adequate or timely completion of the Project or a threat to the safety of persons or property, shall be promptly removed from the Project by Contractor at the request of City. The key personnel for performance of this Agreement are as follows:
Alfonso Solis.
3.2.5 City's Representative. City hereby designates Samu Tiumalu, Public Works Manager, or his or her designee, to act as its representative for the performance of this Agreement (“City's Representative”). City's Representative shall have the power to act on behalf of City for all purposes under this Agreement. Contractor shall not accept direction or orders from any person other than City's Representative or his or her designee.
3.2.6 Contractor's Representative. Contractor hereby designates Alfonso Solis, or his or her designee, to act as its representative for the performance of this Agreement (“Contractor's Representative”). Contractor's Representative shall have full authority to represent and act on behalf of Contractor for all purposes under this Agreement. Contractor's Representative shall supervise and direct the Services, using his or her best skill and attention, and shall be responsible for all means, methods, techniques, sequences and procedures and for the satisfactory coordination of all portions of the Services under this Agreement.
3.2.7 Coordination of Services. Contractor agrees to work closely with City staff in the performance of Services and shall be available to City's staff, contractors and other staff at all reasonable times.
3.2.8 Standard of Care; Performance of Employees. Contractor shall perform all Services under this Agreement in a skillful and competent manner, consistent with the standards generally recognized as being employed by contractors in the same discipline in the State of California. Contractor represents and maintains that it is skilled in the calling necessary to perform the Services. Contractor
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3 warrants that all employees and subcontractors shall have sufficient skill and experience to perform the Services assigned to them. Finally, Contractor represents that it, its employees and subcontractors have all licenses, permits, qualifications and approvals of whatever nature that are legally required to perform the Services, including any required business license, and that such licenses and approvals shall be maintained throughout the term of this Agreement. As provided for in the indemnification provisions of this Agreement, Contractor shall perform, at its own cost and expense and without reimbursement from City, any services necessary to correct errors or omissions which are caused by Contractor's failure to comply with the standard of care provided for herein, and shall be fully responsible to City for all damages and other liabilities provided for in the indemnification provisions of this Agreement arising from the Contractor’s errors and omissions.. Any employee of Contractor or its subcontractors who is determined by City to be uncooperative, incompetent, a threat to the adequate or timely completion of the Project, a threat to the safety of persons or property, or any employee who fails or refuses to perform the Services in a manner acceptable to City, shall be promptly removed from the Project by Contractor and shall not be re-employed to perform any of the Services or to work on the Project.
3.2.9 Laws and Regulations. Contractor shall keep itself fully informed of and in compliance with all local, state and federal laws, rules and regulations in any manner affecting the performance of the Project or the Services, including all Cal/OSHA requirements, and shall give all notices required by law. Contractor shall be liable for all violations of such laws and regulations in connection with Services. If Contractor performs any work knowing it to be contrary to such laws, rules and regulations and without giving written notice to City, Contractor shall be solely responsible for all costs arising therefrom. Contractor shall defend, indemnify and hold City, its officials, officers, employees and agents free and harmless, pursuant to the indemnification provisions of this Agreement, from any claim or liability arising out of any failure or alleged failure to comply with such laws, rules or regulations.
3.2.10 Insurance. Contractor shall not commence work for the City until it has provided evidence satisfactory to the City it has secured all insurance required under Exhibit “D” (Insurance Requirements), attached hereto and incorporated herein by this reference. In addition, Contractor shall not allow any subcontractor to commence work on any subcontract until it has secured all insurance required therein.
3.2.11 Safety. Contractor shall execute and maintain its work so as to avoid injury or damage to any person or property. In carrying out its Services, Contractor shall at all times be in compliance with all applicable local, state and federal laws, rules and regulations, and shall exercise all necessary precautions for the safety of employees appropriate to the nature of the work and the conditions under which the work is to be performed. Safety precautions as applicable shall include, but shall not be limited to: (A) adequate life protection and life saving equipment and procedures; (B) instructions in accident prevention for all employees and subcontractors, such as safe walkways, scaffolds, fall protection ladders, bridges, gang planks, confined space procedures, trenching and shoring, equipment and other safety devices, equipment and wearing apparel as are necessary or lawfully required to prevent accidents or injuries; and (C) adequate facilities for the proper inspection and maintenance of all safety measures.
3.3 Fees and Payments.
3.3.1 Compensation. Contractor shall receive compensation, including authorized reimbursements, for all Services rendered under this Agreement at the rates set forth in Exhibit ”C” attached hereto and incorporated herein by reference. The total compensation shall not exceed Two Million Four Hundred Eighty-Six Thousand Eight Hundred Sixty-Three Dollars and Fifty Cents ($2,486,863.50) without written approval of City’s City Manager. Extra Work may be authorized, as described below, and if authorized, will be compensated at the rates and manner set forth in this Agreement.
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4 3.3.2 Payment of Compensation. Contractor shall submit to City a monthly itemized statement which indicates work completed and hours of Services rendered by Contractor. The statement shall describe the amount of Services and supplies provided since the initial commencement date, or since the start of the subsequent billing periods, as appropriate, through the date of the statement. City shall, within forty-five (45) days of receiving such statement, review the statement and pay all approved charges thereon.
3.3.3 Reimbursement for Expenses. Contractor shall not be reimbursed for any expenses unless authorized in writing by City.
3.3.4 Extra Work. At any time during the term of this Agreement, City may request that Contractor perform Extra Work. As used herein, “Extra Work” means any work which is determined by City to be necessary for the proper completion of the Project, but which the parties did not reasonably anticipate would be necessary at the execution of this Agreement. Contractor shall not perform, nor be compensated for, Extra Work without written authorization from City's Representative.
3.3.5 California Labor Code Requirements
(a) Contractor is aware of the requirements of California Labor Code Sections 1720 et seq. and 1770 et seq., which require the payment of prevailing wage rates and the performance of other requirements on certain “public works” and “maintenance” projects (“Prevailing Wage Laws”). If the Services are being performed as part of an applicable “public works” or “maintenance” project, as defined by the Prevailing Wage Laws, and if the total compensation is $1,000 or more, Contractor agrees to fully comply with such Prevailing Wage Laws. Contractor shall defend, indemnify and hold the City, its officials, officers, employees and agents free and harmless from any claims, liabilities, costs, penalties or interest arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. It shall be mandatory upon the Contractor and all subcontractors to comply with all California Labor Code provisions, which include but are not limited to prevailing wages (Labor Code Sections 1771, 1774 and 1775), employment of apprentices (Labor Code Section 1777.5), certified payroll records (Labor Code Sections 1771.4 and 1776), hours of labor (Labor Code Sections 1813 and 1815) and debarment of contractors and subcontractors (Labor Code Section 1777.1). The requirement to submit certified payroll records directly to the Labor Commissioner under Labor Code section 1771.4 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Section 1771.4.
(b) If the Services are being performed as part of an applicable “public works” or “maintenance” project, then pursuant to Labor Code Sections 1725.5 and 1771.1, the Contractor and all subcontractors performing such Services must be registered with the Department of Industrial Relations.
Contractor shall maintain registration for the duration of the Project and require the same of any subcontractors, as applicable. Notwithstanding the foregoing, the contractor registration requirements mandated by Labor Code Sections 1725.5 and 1771.1 shall not apply to work performed on a public works project that is exempt pursuant to the small project exemption specified in Labor Code Sections 1725.5 and 1771.1.
(c) This Agreement may also be subject to compliance monitoring and enforcement by the Department of Industrial Relations. It shall be Contractor’s sole responsibility to comply with all applicable registration and labor compliance requirements. Any stop orders issued by the Department of Industrial Relations against Contractor or any subcontractor that affect Contractor’s performance of Services, including any delay, shall be Contractor’s sole responsibility. Any delay arising out of or resulting from such stop orders shall be considered Contractor caused delay and shall not be compensable by the City. Contractor shall defend, indemnify and hold the City, its officials, officers,
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5 employees and agents free and harmless from any claim or liability arising out of stop orders issued by the Department of Industrial Relations against Contractor or any subcontractor.
3.4 Accounting Records.
3.4.1 Maintenance and Inspection. Contractor shall maintain complete and accurate records with respect to all costs and expenses incurred and fees charged under this Agreement. All such records shall be clearly identifiable. Contractor shall allow a representative of City during normal business hours to examine, audit, and make transcripts or copies of such records and any other documents created pursuant to this Agreement. Contractor shall allow inspection of all work, data, documents, proceedings, and activities related to the Agreement for a period of three (3) years from the date of final payment under this Agreement.
3.5 General Provisions.
3.5.1 Termination of Agreement.
(a) Grounds for Termination. City may, by written notice to Contractor, terminate the whole or any part of this Agreement at any time and without cause by giving written notice to Contractor of such termination, and specifying the effective date thereof, at least seven (7) days before the effective date of such termination. Upon termination, Contractor shall be compensated only for those services which have been fully and adequately rendered to City through the effective date of the termination, and Contractor shall be entitled to no further compensation. Contractor may not terminate this Agreement except for cause.
(b) Effect of Termination. If this Agreement is terminated as provided herein, City may require Contractor to provide all finished or unfinished Documents and Data, as defined below, and other information of any kind prepared by Contractor in connection with the performance of Services under this Agreement. Contractor shall be required to provide such document and other information within fifteen (15) days of the request.
(c) Additional Services. In the event this Agreement is terminated in whole or in part as provided herein, City may procure, upon such terms and in such manner as it may determine appropriate, services similar to those terminated.
3.5.2 Delivery of Notices. All notices permitted or required under this Agreement shall be given to the respective parties at the following address, or at such other address as the respective parties may provide in writing for this purpose:
Contractor:
Imperial Maintenance Services, Inc.
8830 Cherry Hills Place
Stockton, CA 95209
Attn: Alfonso Solis
City:
City of Milpitas
455 E. Calaveras Boulevard
Milpitas, California 95035
Attn: City Manager
Such notice shall be deemed made when personally delivered or when mailed, forty-eight (48) hours after
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6 deposit in the U.S. Mail, first class postage prepaid and addressed to the party at its applicable address.
Actual notice shall be deemed adequate notice on the date actual notice occurred, regardless of the method of service.
3.5.3 Cooperation; Further Acts. The Parties shall fully cooperate with one another, and shall take any additional acts or sign any additional documents as may be necessary, appropriate or convenient to attain the purposes of this Agreement.
3.5.4 Attorneys’ Fees. If either party commences an action against the other party, either legal, administrative or otherwise, arising out of or in connection with this Agreement, the prevailing party in such litigation shall be entitled to have and recover from the losing party reasonable attorneys’ fees and all costs of such action.
3.5.5 Indemnification. To the fullest extent permitted by law, Contractor shall defend, indemnify and hold City, its officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, costs, expenses, liability, loss, damage or injury, in law or equity, to property or persons, including wrongful death, in any manner arising out of or incident to any alleged negligent acts, omissions or willful misconduct of Contractor, its officials, officers, employees, agents, subcontractors and subcontractors arising out of or in connection with the performance of the Services, the Project or this Agreement, including without limitation the payment of all consequential damages, attorneys’ fees and other related costs and expenses. Contractor shall defend, at Contractor's own cost, expense and risk, any and all such aforesaid suits, actions or other legal proceedings of every kind that may be brought or instituted against City, its officials, officers, employees, agents or volunteers. Contractor shall pay and satisfy any judgment, award or decree that may be rendered against City or its officials, officers, employees, agents or volunteers, in any such suit, action or other legal proceeding. Contractor shall reimburse City and its officials, officers, employees, agents and/or volunteers, for any and all legal expenses and costs, including reasonable attorneys’ fees, incurred by each of them in connection therewith or in enforcing the indemnity herein provided. Contractor's obligation to indemnify shall not be restricted to insurance proceeds, if any, received by City or its officials, officers, employees, agents or volunteers.
This Section 3.5.5 shall survive any expiration or termination of this Agreement.
3.5.6 Entire Agreement. This Agreement contains the entire Agreement of the parties with respect to the subject matter hereof, and supersedes all prior negotiations, understandings or agreements. This Agreement may only be supplemented, amended or modified by a writing signed by both Parties.
3.5.7 Governing Law. This Agreement shall be governed by the laws of the State of California. Venue shall be in Santa Clara County.
3.5.8 Time of Essence. Time is of the essence for each and every provision of this Agreement.
3.5.9 City's Right to Employ Other Contractors. City reserves the right to employ other Contractors in connection with this Project.
3.5.10 Successors and Assigns. This Agreement shall be binding on the successors and assigns of the parties.
3.5.11 Assignment or Transfer. Contractor shall not assign, hypothecate, or transfer, either directly or by operation of law, this Agreement or any interest herein without the prior written consent of City. Any attempt to do so shall be null and void, and any assignees, hypothecates or transferees shall acquire no right or interest by reason of such attempted assignment, hypothecation or transfer.
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7 3.5.12 Construction; References; Captions. Since the Parties or their agents have participated fully in the preparation of this Agreement, the language of this Agreement shall be construed simply, according to its fair meaning, and not strictly for or against any Party. Any term referencing time, days or period for performance shall be deemed calendar days and not work days. All references to Contractor include all personnel, employees, agents, and subcontractors of Contractor, except as otherwise specified in this Agreement. All references to City include its elected officials, officers, employees, agents, and volunteers except as otherwise specified in this Agreement. The captions of the various articles and paragraphs are for convenience and ease of reference only, and do not define, limit, augment, or describe the scope, content, or intent of this Agreement.
3.5.13 Amendment; Modification. No supplement, modification, or amendment of this Agreement shall be binding unless executed in writing and signed by both Parties.
3.5.14 Waiver. No waiver of any default shall constitute a waiver of any other default or breach, whether of the same or other covenant or condition. No waiver, benefit, privilege, or service voluntarily given or performed by a Party shall give the other Party any contractual rights by custom, estoppel, or otherwise.
3.5.15 No Third Party Beneficiaries. There are no intended third party beneficiaries of any right or obligation assumed by the Parties.
3.5.16 Invalidity; Severability. If any portion of this Agreement is declared invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions shall continue in full force and effect.
3.5.17 Prohibited Interests. Contractor maintains and warrants that it has not employed nor retained any company or person, other than a bona fide employee working solely for Contractor, to solicit or secure this Agreement. Further, Contractor warrants that it has not paid nor has it agreed to pay any company or person, other than a bona fide employee working solely for Contractor, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. For breach or violation of this warranty, City shall have the right to rescind this Agreement without liability. For the term of this Agreement, no member, officer or employee of City, during the term of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.
3.5.18 Equal Opportunity Employment. Contractor represents that it is an equal opportunity employer and it shall not discriminate against any subcontractor, employee or applicant for employment because of race, religion, color, national origin, handicap, ancestry, sex or age. Such nondiscrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination. Contractor shall also comply with all relevant provisions of any minority business enterprise program, affirmative action plan or other related programs or guidelines currently in effect or hereinafter enacted.
3.5.19 Labor Certification. By its signature hereunder, Contractor certifies that it is aware of the provisions of Section 3700 of the California Labor Code which require every employer to be insured against liability for Workers’ Compensation or to undertake self-insurance in accordance with the provisions of that Code, and agrees to comply with such provisions before commencing the performance of the Services.
3.5.20 Authority to Enter Agreement. Contractor has all requisite power and authority to conduct its business and to execute, deliver, and perform the Agreement. Each Party warrants that the
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8 individuals who have signed this Agreement have the legal power, right, and authority to make this Agreement and bind each respective Party.
3.5.21 Counterparts. This Agreement may be signed in counterparts, each of which shall constitute an original.
3.5.22 Employment Adverse to City. Contractor shall notify City, and shall obtain City’s written consent, prior to accepting work to assist with or participate in a third-party lawsuit or other legal or administrative proceeding against City during the term of this Agreement.
3.5.23 Conflict of Employment. Employment by Contractor of personnel currently on the payroll of City shall not be permitted in the performance of this Agreement, even though such employment may occur outside of the employee’s regular working hours or on weekends, holidays or vacation time. Further, the employment by Contractor of personnel who have been on City’s payroll within one year prior to the date of execution of this Agreement, where this employment is caused by and or dependent upon Contractor securing this or related Agreements with City, is prohibited.
3.5.24 Survival. All rights and obligations hereunder that by their nature are to continue after any expiration or termination of this Agreement, including, but not limited to, the indemnification and confidentiality obligations, and the obligations related to receipt of subpoenas or court orders, shall survive any such expiration or termination.
3.5.25 Subcontracting. Contractor shall not subcontract any portion of the work required by this Agreement, except as expressly stated herein, without prior written approval of City. Subcontracts, if any, shall contain a provision making them subject to all provisions stipulated in this Agreement.
3.5.26 Wage Theft Prevention
(a) Contractor, and any subcontractor it employs to complete work under this Agreement, shall comply with all applicable federal, state and local wage and hour laws. Applicable laws may include, but are not limited to, the Federal Fair Labor Standards Act, the California Labor Code and the Milpitas Minimum Wage Ordinance.
(b) BY SIGNING THIS AGREEMENT, CONTRACTOR AFFIRMS THAT
IT HAS DISCLOSED ANY FINAL JUDGMENTS, DECISIONS OR ORDERS FROM A COURT OR INVESTIGATORY GOVERNMENT AGENCY, FINDING IN THE FIVE (5) YEARS PRIOR TO
EXECUTING THIS AGREEMENT THAT CONTRACTOR OR ITS SUBCONTRACTORS HAS VIOLATED ANY APPLICABLE WAGE AND HOUR LAWS. CONTRACTOR FURTHER AFFIRMS
THAT IT OR ITS SUBCONTRACTOR(S) HAS EITHER FULLY SATISFIED EACH JUDGMENT,
DECISION OR ORDER, OR, IF ANY JUDGMENT, DECISION OR ORDER HAS NOT BEEN FULLY
SATISFIED, CONTRACTOR AFFIRMS THAT IT OR ITS SUBCONTRACTOR(S) IS CURRENTLY
SATISFYING SAID JUDGMENT, DECISION OR ORDER THROUGH A PAYMENT OR
ALTERNATIVE PLAN APPROVED BY THE APPLICABLE COURT/GOVERNMENT AGENCY
AND THAT CONTRACTOR OR ITS SUBCONTRACTOR(S) ARE IN COMPLIANCE WITH SAID PLAN AS OF THE DATE OF EXECUTING THIS AGREEMENT.
(c) If at any time during the term of this Agreement, a court or investigatory government agency issues a final judgment, decision or order finding that Contractor or a subcontractor it employs to perform work under this Agreement has violated any applicable wage and hour law, or Contractor learns of such a judgment, decision, or order that was not previously disclosed in its bid/proposal, Contractor shall inform the City no more than fifteen (15) calendar days after the judgment, decision or order becomes final or from the date of learning of the final judgment, decision or order.
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9 Contractor or its subcontractor(s) shall, within thirty (30) calendar days after notifying the City, either (i) fully satisfy any such judgment, decision, or order and provide the City with documentary evidence of satisfying said judgment, decision or order; or (ii) provide the City documentary evidence of a payment or other alternative plan approved by the court/government agency to satisfy the judgment, decision or order.
If the Contractor or its subcontractor is subject to a payment or other alternative plan, the Contractor or its subcontractor shall continue to submit documentary evidence every thirty (30) calendar days during the term of the Agreement demonstrating continued compliance with the plan until the judgment, decision or order has been fully satisfied.
(d) For purposes of this Section, a "final judgment, decision, or order" refers to one for which all appeals have been exhausted or the time period to appeal has expired. Relevant investigatory government agencies include: the United States Department of Labor, the California Division of Labor Standards Enforcement, the City, or any other governmental entity or division tasked with the investigation and enforcement of wage and hour laws.
(e) Failure to comply with any part of this Section constitutes a material breach of this Agreement. Such breach may serve as a basis for immediate termination of this Agreement and/or any other remedies available under this Agreement and/or law. (f) Notice provided to the City shall be addressed to: Attention: Finance Director, 455 E. Calaveras Blvd. Milpitas, CA 95035. The Notice provisions of this Section are separate from any other notice provisions in this Agreement and, accordingly, only notice provided to the above address satisfies the notice requirements in this Section.
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10 SIGNATURE PAGE FOR AGREEMENT
FOR JANITORIAL SERVICES
BETWEEN THE CITY OF MILPITAS
AND IMPERIAL MAINTENANCE SERVICES, INC.
IN WITNESS WHEREOF, the Parties have entered into this Agreement as of the date first written above.
CITY OF MILPITAS
Approved By:
Ned Thomas, City Manager
Date
Approved:
Lauren Lai, CPA, MPA
Finance Director/Risk manager
Approved As To Form:
Michael Mutalipassi, City Attorney
IMPERIAL MAINTENANCE SERVICES,
INC.
Signature
Name
Title
Date
Approved As To Content:
Christian Di Renzo, Public Works Director
38077.00180\31932669.6 C2
11 EXHIBIT “A”
SCOPE OF SERVICES
Contractor’s proposal shall address how the Contractor will deliver the indicated services. Work tasks shall include, but are not necessarily limited to, those items listed in Attachment A.1 Schedule of Services.
The contractor shall be an independent contractor capable of providing experienced, knowledgeable and professional staff. The contractor shall be responsive and maintain excellent working relationships with government officials and City staff. The contractor shall always provide adequate staffing levels and adhere to established schedules. The contractor shall comply with all federal, state, and local laws, rules, regulations, ordinances, and statutes.
Routine Services
Successful Proposer will be responsible for the daily cleaning of City facilities listed above that meet the needs of the building occupants and the operation of the City. See Attachment A.1 Schedule of Services.
Periodical Services
Successful Proposer shall have adequate additional resources at their disposal to complete monthly, quarterly, bi-annual, and annual periodical services in addition to their normal staff levels utilized to complete the day-to-day tasks required in the buildings, as identified in Attachment A.1 Schedule of Services.
Periodical Service dates for rental sites may be adjusted seasonally or based on rental activity. Contractor will be notified in advance of rental schedules and when to provide services. Contractor shall provide an annual schedule for these services to the Project Manager or their designee for planning purposes.
Periodical services are identified as. See Attachment A.1 Schedule of Services • Carpet Bonnet Cleaning (Quarterly)
• Carpet Extraction (Bi-Annual)
• Floor stripping and waxing (Quarterly)
• Strip and Seal Stone, Concrete and Ceramic/Tile Floors (Bi-Annual) • Exterior window washing (Bi-Annual)
Day Porter Services – Add Alternate
Contractor shall provide specialized day porter services Monday-Friday between the hours of 6:30 a.m. and 3:30 p.m. to respond to janitorial emergencies, monitoring and replenishing City restrooms, ensuring all exterior and interior entrances are clean to prevent soil and moisture deposits over high traffic areas and other cleaning as necessary. Day Porter services will be provided at all City facilities.
Service Hours
Services shall be provided during non-business hours to not interfere with building operations, special events or alternate shifts of the building being services. Contractors will be provided a monthly calendar on programmed events that impact the cleaning of the building. See the Building Inventory table for service hours per building.
Holidays
There are twelve (12) City holidays on which the contractor may need to provide services to City facilities, upon request from the City Project Manager or their designee based on building use or event schedule. A