Milpitas City Council
October 1, 2024

8 Section 4.8. Expenses and Limits Thereon.

The Trustees shall have the power to incur and pay any expenses which in the opinion of the Trustees are necessary or incidental to carry out any of the purposes of this Declaration of Trust. The Trustees shall fix the compensation of all officers and employees who are not Trustees.

Section 4.9. Litigation.

The Trustees shall have the power to engage in and to prosecute, defend, compromise, abandon, or adjust, by arbitration or otherwise, any actions, suits, proceedings, disputes, claims, and demands relating to the Trust or the Trust property, and, out of the Trust property, to pay or to satisfy any debts, claims or expenses incurred in connection therewith, including those of litigation, and such power shall include without limitation the power of the Trustees or any appropriate committee thereof, in the exercise of their or its good faith business judgment, consenting to dismiss any action, suit, proceeding, dispute, claim, or demand, derivative or otherwise, brought by any person, including a Participant or an Investor in such Participant’s or Investor’s own name or in the name of the Trust, whether or not the Trust or any of the Trustees may be named individually therein or the subject matter arises by reason of business for or on behalf of the Trust.

Section 4.10. Manner of Acting and By-Laws.

Except as otherwise provided herein or in the By-Laws, any action to be taken by the Trustees may be taken by a majority of the Trustees present at a meeting of Trustees (a quorum being present). The Trustees may adopt By-Laws not inconsistent with this Declaration of Trust to provide for the conduct of the affairs of the Trust and may amend or repeal such By-Laws.

Section 4.11. Miscellaneous Powers.

The Trustees shall have the power to: (a) employ or contract with such persons as the Trustees may deem desirable for the transaction of the affairs of the Trust; (b) to the extent permitted by law, enter into joint ventures, partnerships and any other combinations or associations; (c) remove Trustees or fill vacancies in or add to their number, elect and remove such officers and appoint and terminate such agents or employees as they consider appropriate, and appoint from their own number and others, and terminate, any one or more committees which may exercise some or all of the power and authority of the Trustees as the Trustees may determine; (d) purchase, and pay for out of Trust property, insurance policies insuring the Trustees, officers, employees, agents, Participants, investment advisers, distributors, or independent contractors of the Trust against all claims arising by reason of holding any such position or by reason of any action taken or omitted by any such person in such capacity, whether or not constituting negligence, or whether or not the Trust would have the power to indemnify such person against such liability; (e) to the extent permitted by law, indemnify any person with whom the Trust has dealings to such extent as the Trustees shall determine; (f) determine and change the fiscal year of the Trust and the method by which its accounts shall be kept; and (g) adopt a seal for the Trust but the absence of such seal shall not impair the validity of any instrument executed on behalf of the Trust.

In addition to these specific powers, the Trustees shall also have all other powers consistent with the Act and the laws of California governing California business trusts and reasonably necessary from time to time to carry out the purposes of the Trust as set forth in Section 2.2.

9 ARTICLE V. INVESTMENT ADVISORY AND OTHER SERVICES TO TRUST

Section 5.1. Investment Adviser and Approval of Agreements.

The Trustees are responsible for the general policies of the Trust and for such general supervision of the business of the Trust conducted by all officers, agents, employees, advisers, managers or independent contractors of the Trust as may be necessary to insure that such business conforms to the provisions of this Declaration of Trust. However, the Trustees shall not be required personally to conduct all the business of the Trust, and consistent with their ultimate responsibility as stated above, the Trustees shall have the power to appoint, employ or contract with any person (including one or more of themselves or any corporation, partnership, or Trust in which one or more of them may be directors, officers, stockholders, partners or trustees) as the Trustees may deem necessary or proper for the transaction of the business of the Trust. The Trustees may in their discretion, from time to time, enter into an investment advisory or management contract whereby the other party to such contract shall undertake to furnish the Trust such management, investment advisory or supervisory, administrative, accounting, legal, statistical, research, and promotional facilities and services, and such other facilities and services, if any, as the Trustees may in their discretion determine. The Trustees may authorize the investment adviser to effect purchases, sales, loans or exchanges of portfolio securities of the Trust on behalf of the Trustees or may authorize any officer, employee or Trustee to effect such purchases, sales, loans or exchanges pursuant to recommendations of the investment adviser, all without further action by the Trustees. Any such purchases, sales, loans and exchanges shall be deemed to have been authorized by all of the Trustees.

The Trustees shall have the power to determine the compensation and other terms of employment or contract of the investment adviser or any other person whom they may employ or with whom they may contract; provided, however, that any determination to employ or contract with any Trustee or any person of which a Trustee is an Affiliate, shall be valid only if made, approved or ratified by a majority of the Trustees who are not Affiliates of such person. The Trustees may exercise broad discretion in allowing the investment adviser to administer and regulate the operations of the Trust, to act as agent for the Trust, to execute documents on behalf of the Trustees, and to make decisions which conform to general policies and general principles previously established by the Trustees.

Section 5.2. Other Activities of Investment Adviser.

Subject to and as limited by the terms and conditions of any Investment Advisory Agreement or other agreement between the Trust and the investment advisor, the investment adviser shall not be required to administer the investment activities of the Trust as its sole and exclusive function and may have other business interests and may engage in other activities similar or in addition to those relating to the Trust, including the rendering of services and advice to other persons and the management of other investments (including investments of the investment adviser and its Affiliates).

The investment adviser shall be required to use its best efforts to present a continuing and suitable investment program to the Trust which is consistent with the investment policies and objectives of the Trust.

10 Section 5.3. Other Services to the Trust.

The Trustees may, from time to time in their discretion, enter into contracts or agreements with independent contractors to carry out the following functions: (l) transfer agent and dividend disbursing agent; (2) administrator, to maintain the books and records of the Trust, to supervise all aspects of the Trust’s operations, including periodic updating of the Trust’s Program Guide and Information Statement, to prepare the Trust’s tax returns and periodic reports to Shareholders, to compute the Trust’s daily net asset value and yield, to provide office space, equipment and facilities necessary for the Trust’s operations and to provide such other administrative services as the Trustees may require; (3) distributor, to act as the Trust’s sales agent for the distribution of the Shares, (4) customer service agent, to provide information to California Public Agencies which are Participants or Investors or are interested in becoming Participants or Investors; (5) custodian bank, to hold all money and securities constituting the Trust property; (6) independent certified public accountants, to perform an annual audit and provide such other services as the Trustees may require, and (7) legal counsel. The foregoing specific list shall not prevent the Trustees from employing other persons to provide such advice, assistance or services as the Trustees may, from time to time, require to carry out the purposes of the Trust as set forth in Section 2.2.

ARTICLE VI. LIMITATIONS OF LIABILITY

Section 6.1. No Personal Liability.

No Participant shall be subject to any personal liability whatsoever to any person in connection with the Trust property or the acts, obligations or affairs of the Trust. Subject to Section 6.2., no Trustee, officer, employee or agent of the Trust shall be subject to any personal liability whatsoever to any person in connection with Trust property or the acts, obligations or affairs of the Trust, and all such persons shall look solely to the Trust property for satisfaction of claims of any nature arising in connection with the affairs of the Trust. No Participant, Trustee, officer, employee, or agent, as such, of the Trust, made a party to any suit or proceeding to enforce any such liability, shall be held to any personal liability. The Trust shall indemnify and hold each Participant harmless from and against all claims and liabilities to which such Participant may become subject by reason of its being or having been a Participant and shall reimburse such Participant for all legal and other expenses reasonably incurred by it in connection with any such claim or liability; provided that such indemnity or reimbursement shall be made from assets (or proceeds thereof or income therefrom) of the one or more Series of Shares of the Trust in respect of which such claim or liability arose and not from the assets (or proceeds or income therefrom) of any other Series of Shares of the Trust. The rights accruing to a Participant under this Section 6.1. shall not exclude any other right to which such Participant may be lawfully entitled, nor shall anything herein contained restrict the right of the Trust to indemnify or reimburse a Participant in any appropriate situation even though not specifically provided herein.

Section 6.2. Non-Liability and Indemnification of Trustees and Others.

No Trustee, officer, employee or agent of the Trust shall be liable to the Trust, to its Shareholders, or to any Participant, Trustee, officer, employee or agent thereof for any action or failure to act (including, without limitation, the failure to compel, in any way, any former or acting Trustee to redress any breach of trust), except for its, his or her own bad faith, willful misfeasance, gross negligence or reckless disregard of

11 duty. Each Trustee, officer, employee and agent of the Trust shall be indemnified as provided in the By- Laws and to the fullest extent provided by California law.

Section 6.3. Official Bond Required.

The Trustees shall obtain an official bond in such amounts and with such terms as they shall determine pursuant to Section 6505.1 of Title 1, Division 7, Chapter 5 of the Government Code of the State of California.

Section 6.4. No Duty of Investigation and Notice in Trust Instruments.

No purchaser, lender, transfer agent or other person dealing with the Trustees or any officer, employee or agent of the Trust shall be bound to make any inquiry concerning the validity of any transaction purporting to be made by the Trustees or by such officer, employee or agent or be liable for the application of money or property paid, loaned, or delivered to or on the order of the Trustees or of such officer, employee or agent. Every obligation, contract, instrument, certificate, Share or other security of the Trust and undertaking, and every other document executed in connection with the Trust, shall be conclusively presumed to have been executed or done by the executors thereof only in their capacity as Trustees under this Declaration of Trust or in their capacity as officers, employees or agents of the Trust.

Every written obligation, contract, instrument, certificate, Share or other security of the Trust or undertaking made or issued by the Trustees shall recite that it is executed by them not individually, but as Trustees under this Declaration of Trust, and that the obligations of any such instruments are not binding upon any of the Trustees or Participants individually, but bind only the Trust property, but the omission of such recital shall not operate to bind the Trustees or Participants individually.

Section 6.5. Reliance on Experts.

Each Trustee, officer and employee of the Trust shall, in the performance of his or her duties, be fully protected with regard to any act or any failure to act resulting from reliance in good faith upon the books of account or other records of the Trust, upon an opinion of counsel, or upon reports made to the Trust by any of its officers or employees or by the investment adviser, administrator, transfer agent, custodian, distributor accountants, appraisers or other experts or consultants selected with reasonable care by the Trustees, officers or employees of the Trust.

Section 6.6. Immunity from Liability, Limited Waiver of Sovereign Immunity of Certain Participants.

All of the privileges and immunities from liability, all exemptions from laws, ordinances and rules, and all pension, relief, disability, workmen’s compensation, and other benefits which apply to the activity of Trustees, officers, agents or employees of the Initial Participants and any additional Participants when performing their functions within the territorial limits of their respective Public Agencies, shall apply to them to the same degree and extent while engaged in the performance of any of their functions and duties associated with the Trust; provided however, that notwithstanding the foregoing, any Participant that is a federally recognized Indian tribe agrees (a) to a limited waiver of its sovereign immunity solely for the purpose of authorizing another Participant or Participants, including the Trustees, to initiate an action against it to enforce any right under the Declaration of Trust, to seek provisional remedies and to enforce an award or judgment rendered in any such action; and (b) to waive its sovereign immunity from any

12 liability or judgment arising from any such action, but any such waiver shall be limited to and co-extensive with the immunity afforded a Participant that is a California Public Agency but not a federally recognized Indian tribe. The Trust, acting through one or more service providers, with the consent of the Board President, shall be authorized to negotiate and to enter into agreements with federally recognized Indian tribes on behalf of the Trust consistent with the above waivers as required to address terms and conditions.

Section 6.7. Further Restriction of Duties and Liabilities.

Without limiting the foregoing provisions of this Article VI, the Trustees, officers, employees, agents, and Participants of the Trust shall in no event have any greater duties or liabilities than those imposed by applicable law as shall be in effect from time to time.

ARTICLE VII. SHARES OF BENEFICIAL INTEREST

Section 7.1. Beneficial Interest.

The interest of the Shareholders hereunder shall be divided into transferable units to be called Shares. The number of Shares authorized hereunder is unlimited. Except as otherwise provided in this Section 7.1. and in Section 7.8. hereof, each Share shall represent an equal proportionate interest in the net assets of the applicable pool of securities within the Trust. Each Share of any Class of Shares created by the Trustees, whether or not the Trustees have created more than one Series of Shares of such Class, shall represent an equal proportionate interest in the assets of that Class with each other Share in that Class. The Trustees may divide or combine the Shares of any Class into a greater or lesser number of Shares of that Class or any Series of that Class without thereby changing the proportionate interests of each Share of that Class in the assets of that Class.

There is hereby established and designated two Classes of Shares known as the “Cash Reserve Portfolio” Class and the “Term Portfolio” Class. These Classes of Shares shall be divided into two Series of Shares, within the same portfolios, a “Participant Shares Series” and an “Investor Shares Series.” Subject to the provisions of Section 7.8. hereof, the Trustees may authorize the creation of additional Classes of Shares (the proceeds of which may be invested in other portfolios with investment objectives different from the “Cash Reserve Portfolio” Class and the “Term Portfolio” Class) and such series of Shares of such additional Classes as the Trustees may deem appropriate. All Shares issued hereunder, including, without limitation, Shares issued in connection with a dividend in Shares or a division of Shares, shall be fully paid and nonassessable. Except as expressly provided herein, or in the action of the Trustees in creating any new Series of a Class, no division of Shares into Series shall result in the creation of a preference as to dividends or distributions or a preference in the event of any liquidation, termination or winding up of the Trust. All references to Shares in this Declaration of Trust shall be deemed to be Shares of any one or more Series or Classes, or of all Series and Classes, as the context may require.

Section 7.2. Rights of the Shareholders.

The ownership of the Trust property of every description and the right to conduct the affairs of the Trust herein before described are vested exclusively in the Trustees, and the Shareholders shall have no interest therein other than the beneficial interest conferred by their Shares, and they shall have no right to call for any partition, division, dividend or distribution of any property, profits, rights or interests of the

13 Trust nor can they be called upon to assume any losses of the Trust or suffer an assessment of any kind by virtue of their ownership of the Shares beyond their beneficial interests in the Shares. The Shares shall be personal property giving only the rights specifically set forth in this Declaration of Trust. The Shares shall not entitle the holder to preference, preemptive, appraisal, conversion or exchange rights, except as the Trustees may determine.

Section 7.3. Establishment of a Trust.

It is the intention of the Trustees and the Shareholders to create the relationship of Trustee and beneficiary between the Trustees and each Shareholder from time to time. It is not the intention of the Trustees and the Shareholders to create a general partnership, limited partnership, joint stock association, corporation, bailment or any form of legal relationship other than a trust. Nothing in this Declaration of Trust shall be construed to make the Shareholders, either by themselves or with the Trustees, partners or members of a partnership or a joint stock association.

Section 7.4. Register of Shares.

A register shall be kept at the principal office of the Trust or at such place as the Trustees shall designate containing the names and addresses of all the Shareholders and the number of Shares held by them respectively and a record of all transfers thereof. Such register shall be conclusive as to which California Public Agencies are the holders of the Shares and which California Public Agencies shall be entitled to receive distributions or otherwise to exercise or enjoy the rights of Participants or Investors.

No Shareholder shall be entitled to receive payment of any distribution, nor to have rights given to it as herein or in the By-Laws provided, until its correct name and address has been given to the transfer agent or such other officer or agent of the Trustee as shall keep the register. The Trustees, in their discretion, may but need not authorize the issuance of Share certificates and promulgate appropriate rules and regulations as to their use.

Section 7.5. Transfer of Shares.

Shares shall be transferable on the records of the Trust only by the record holder thereof or by its agent thereunto duly authorized in writing, upon delivery to the transfer agent of a duly executed instrument of transfer, together with such evidence of the genuineness of each such execution and authorization and of other matters as may reasonably be required. Upon such delivery the transfer shall be recorded on the register of the Trust. Until such record is made, the Shareholder of record shall be deemed to be the holder of such Shares for all purposes hereunder and neither the Trustees nor any transfer agent nor any officer, employee or agent of the Trust shall be affected by any notice of the proposed transfer.

No Shares may be transferred to a transferee other than a California Public Agency or the Trust itself. Any attempted transfer to any other person shall be void and of no effect.

Section 7.6. Notices.

Any and all notices and communications to which a Shareholder may be entitled shall be deemed duly given or made if delivered in person, by email or other electronic communication with respect to which a record of delivery of the notice shall be obtained and maintained, or mailed, postage prepaid, addressed to the Shareholder of record at its address as recorded on the register of the Trust. In addition to any other notice or communication to which a Shareholder may be entitled, each Shareholder shall be

14 entitled to notice of any amendment to this Declaration of Trust or of any matter which is approved by the Participants.

Section 7.7. Approval Powers.

The following matters taken by the Trustees shall require the approval of a majority of the holders of outstanding voting Shares: (i) the appointment of Trustees as provided in Section 3.2., (ii) liquidation of any Class of Shares or Participant Shares Series as provided in Section 7.8.(e), (iii) termination of the Trust as provided in Section 10.2., (iv) amendment of this Declaration of Trust to the extent provided in Section

10.3., (v) merger, consolidation or sale of assets of the Trust as provided in Section 10.4., (vi) a change in the investment restrictions or fundamental policies set forth in the Program Guide and Information Statement, except as set forth therein, and (vii) such additional matters relating to the Trust as may be required by this Declaration of Trust or the By-Laws or as the Trustees may consider necessary or desirable.

Only Participants shall be entitled to exercise such approval powers in proportion to the number of full and fractional Shares held by each Participant. Investors shall have no voting rights.

Shares shall not be cumulated for the purpose of approving Trustees. Until Shares are issued, the Trustees may exercise all rights of the Participants and may take any action required by law, this Declaration of Trust or the By-Laws to be taken by the Participants. The By-Laws may include further provisions for the approval of the Participants and related matters.

Section 7.8. Series and Classes of Shares.

The following provisions are applicable regarding the Series or Classes of Shares of the Trust established and designated by Section 7.1. hereof and shall be applicable if the Trustees shall establish and designate additional Classes or Series of a Class as provided in that Section:

(a) The number of Shares of each Series or Class that may be issued shall be unlimited.

(b) All consideration received by the Trust for the issue or sale of Shares of a particular Class (whether or not Shares of such Class have been divided into Series), together with all assets in which such consideration is invested or reinvested, all income, earnings, profits and proceeds thereof, including any proceeds derived from the sale, exchange or liquidation of such assets, and any funds or payments derived from reinvestment of such proceeds in whatever form the same may be, shall irrevocably belong to Shares of that Class for all purposes, subject only to the rights of creditors, and shall be so recorded upon the hooks of account of the Trust. In the event that there are any assets, income, earnings, profits, or proceeds thereof, or funds or payments of the Trust which are not readily identifiable as belonging to any particular Class, the Trustees shall allocate them among any one or more of the Classes established and designated from time to time in such manner and on such basis as they, in their sole discretion, deem fair and equitable.

Each such allocation by the Trustees shall be conclusive and binding upon the Shareholders of all Classes for all purposes.

(c) The assets belonging to each particular Class shall be charged with the liabilities of the Trust in respect of that Class, as will all expenses, costs, charges and reserves attributable to that Class, and any general liabilities, expenses, costs, charges or reserves of the Trust which are not readily identifiable as belonging to any particular Class shall be allocated and charged by the Trustees to and among any one or more of the Classes established and designated from time to time in such manner and on such basis as the

15 Trustees in their sole discretion deem fair and equitable. Each allocation of liabilities, expenses, costs, charges and reserves by the Trustees shall be conclusive and binding upon the Shareholders in all Classes for all purposes.

(d) Except as otherwise provided in the Certificate of Determination of the Trustees creating a Series of Shares of a particular Class, all dividends and distributions on Shares of a particular Class shall be distributed pro rata to the holders of that Class in proportion to the number of Shares of that Class held by such holders at the date and time of record established in the By-Laws for the payment of such dividends or distributions.

(e) In the event of the liquidation of a particular Series of a Class or of an entire Class, the Participants or Investors in that Series or Class, as the case may be, which is being liquidated shall be entitled to receive, when and as declared by the Trustees, the excess of the assets belonging to Shares of that Class over the liabilities attributable to Shares of the Class. The holders of Shares of any such Class shall not be entitled thereby to any distribution upon liquidation of any other Series or Class. The assets so distributable to the Participants or Investors, as the case may be, in any Class shall be distributed among such Participants or Investors in proportion to the number of Shares of that Class, whether in one or more Series, held by them and recorded on the books of the Trust. The liquidation of any particular Series or Class in which there are Shares then outstanding held by Participants may be authorized by an instrument in writing, without a meeting, signed by a majority of the Trustees then in office, subject to the affirmative vote of a majority of the outstanding voting Shares of that Series or Class held by Participants.

(f) The Trustees shall have the authority to provide that the holders of Shares of any Series or Class shall have the right to convert or exchange such Shares for or into Shares of one or more other Series or Class in accordance with such requirements and procedures as may be established by the Trustees.

(g) The Trustees shall have the power to determine the designations, preferences, privileges, limitations and rights, including approval and dividend rights, of each Series or Class of Shares. Subject to the provisions of this Section 7.8., all Shares of all Series or Classes shall have identical rights and privileges.

(h) The establishment and designation of any Series or Class of Shares in addition to those established and designated in Section 7.1. hereof shall be effective upon the execution by a majority of the then Trustees of an instrument setting forth such establishment and designation and the relative rights, preferences, approval powers, restrictions, limitations as to dividends, qualifications, and terms and conditions of redemption of such Series or Class or as otherwise provided in such instrument. At any time that there are no Shares outstanding of any particular Series or Class previously established and designated, the Trustees may by an instrument executed by a majority of their number abolish that Series or Class and the establishment and designation thereof. Each instrument referred to in this paragraph shall constitute an amendment to this Declaration of Trust.

ARTICLE VIII. REDEMPTIONS

Section 8.1. Redemptions.

In case any Shareholder at any time desires to dispose of its Shares, it may deposit a written request or other such form of request as the Trustees may from time to time authorize, at the office of the transfer

16 agent or at the office of any bank or trust company, either in or outside of California which is a member of the Federal Reserve System and which the transfer agent has designated in writing for that purpose, to have the Shares redeemed by the Trust at the net asset value thereof per Share next determined after such deposit as provided in the By-Laws. Payment for redemption shall be made to the Shareholder within the number of business days specified in the Trust’s current Program Guide and Information Statement, unless the date of payment is postponed pursuant to Section 8.2. hereof, in which event payment may be delayed beyond such period.

Section 8.2. Suspension of Right of Redemption.

The Trustees may declare a suspension of the right of redemption or postpone the date of payment or redemption for the whole or any part of any period (i) during which the New York Stock Exchange is closed other than customary weekend and holiday closings, (ii) during which trading on the New York Stock Exchange is restricted, or (iii) during which an emergency exists as a result of which disposal by the Trust of securities owned by it is not reasonably practicable or it is not reasonably practicable for the Trust fairly to determine the value of its net assets. Such suspension shall take effect at such time as the Trustees shall specify, but not later than the close of business on the business day next following the declaration of suspension, and thereafter there shall be no right of redemption or payment on redemption until the Trustees shall declare the suspension at an end, except that the suspension shall terminate in any event on the first day on which the New York Stock Exchange shall have reopened or the period specified in (ii) or (iii) shall have expired (as to which the determination of the Trustees shall be conclusive). In the case of a suspension of the right of redemption, a Shareholder may either withdraw its request for redemption or receive payment based on the net asset value existing after the termination of the suspension.

Section 8.3. Redemptions to Reimburse Trust for Loss on Nonpayment for Shares or for Other Charges.

The Trustees shall have the power to redeem Shares owned by any Shareholder to the extent necessary (i) to reimburse the Trust for any loss it has sustained by reason of the failure of such Shareholder to make full payment for Shares purchased by such Shareholder, or (ii) to collect any charge relating to a transaction effected for the benefit of such Shareholder which is applicable to Shares as provided in the Program Guide and Information Statement. Any such redemption shall be effected at the redemption price determined in accordance with Section 8.1. hereof.

Section 8.4. Redemptions Pursuant to Constant Net Asset Value Policy.

The following provisions shall apply to any Series, or multiple Series of a Class or Classes of Shares invested in the same portfolio, of investments of the Trust during any period that the Trustees, in their discretion, establish a policy of maintaining a constant net asset value per Share. If for any reason the net income of the Trust attributable to such Shares invested in the same portfolio shall, at the time of any determination thereof in accordance with Section 9.1. hereof, be a negative amount, then the Trustees shall have power to cause the number of outstanding Shares of such Series or multiple Series of a Class or Classes of Shares invested in the same portfolio to be reduced by requiring each Shareholder to contribute to the capital of the Trust such Shareholder’s proportionate part of the total number of Shares which have an aggregate current net asset value equal as nearly as may be practicable to the amount of the Trust’s net

17 loss in respect of such portfolio. Each Shareholder, by becoming a registered holder of Shares, agrees to make any such contribution which may be required.

Section 8.5. Redemptions in Kind.

Payment for Shares redeemed pursuant to Section 8.1. may, at the option of the Trustees, or such officer or officers as they may duly authorize for the purpose, in their complete discretion be made in cash, or in kind, or partially in cash and partially in kind. In case of payment in kind, the Trustees, or their delegate, shall have absolute discretion as to what security or securities shall be distributed in kind and the amount of the same, and the securities shall be valued for purposes of distribution at the figure at which they were appraised in computing the net asset value of the Shares.

Section 8.6. Minimum Investment.

The Trustees shall have the power to fix the minimum investment for Shareholders expressed in dollars or Shares, or both. Whenever a Shareholder’s investment is less than the minimum established by the Trustees, the Trustees may redeem the Shares of such Shareholder, provided thirty days prior notice is given to such Shareholder. If the Trustees increase the minimum investment to an amount greater than it was at the time of the investment of any Shareholder, the investment of such Shareholder shall not be redeemed solely because it is less than such minimum amount without such Shareholder’s consent.

ARTICLE IX. DETERMINATION OF NET ASSET VALUE, NET INCOME AND

DISTRIBUTIONS

Section 9.1. By-Laws to Govern Net Asset, Net Income and Distribution Procedures.

The Trustees, in their absolute discretion, may prescribe and shall set forth in the By-Laws such bases and times for determining the per Share net asset value of Class of the Shares that is a separate pool, the net income of the Trust, and the declaration and payment of distributions, as they may deem necessary or desirable. If authorized by the By-Laws such provisions may be set forth in the Information Statement.

ARTICLE X. DURATION, TERMINATION AND AMENDMENT

Section 10.1. Duration.

The Trust shall continue without limitation of time but subject to the provisions of this Article X.

Section 10.2. Termination of Trust.

(a) The Trust may be terminated by the vote of the majority of the authorized Trustees, subject to approval of the holders of not less than two-thirds of the holders of outstanding voting Shares.

Upon the termination of the Trust:

(i) The Trust shall carry on no activities except for the purpose of winding up its affairs;

(ii) The Trustees shall proceed to wind up the affairs of the Trust and all of the powers of

18 the Trustees under this Declaration of Trust shall continue until the affairs of the Trust shall have been wound up, including the power to fulfill or discharge the contracts of the Trust, collect its assets, sell, convey, assign, exchange, transfer or otherwise dispose of all or any part of the Trust property to one or more persons at public or private sale for consideration which may consist in whole or in part of cash, securities or other property of any kind, discharge or pay its liabilities, and do all other acts appropriate to liquidate its business; provided that any sale, conveyance, assignment, exchange, transfer or other disposition of all or substantially all the Trust property shall require approval in accordance with Section

10.4. hereof; and

(iii) After paying or adequately providing for the payment of all liabilities, and upon receipt of such releases, indemnities and refunding agreements as they deem necessary for their protection, the Trustees may distribute the remaining Trust property, in cash or in kind or partly in cash and partly in kind, among the Shareholders according to their respective beneficial interests.

(b) After termination of the Trust and distribution to the Shareholders as herein provided, a majority of the Trustees shall execute and lodge among the records of the Trust an instrument in writing setting forth the fact of such termination, and the Trustees shall thereupon be discharged from all further liabilities and duties hereunder, and the rights and interests of all Shareholders shall thereupon cease.

Section 10.3. Amendment Procedure.

(a) This Declaration of Trust may be amended by the vote of the Trustees, subject to approval of such amendment by the holders of a majority of outstanding voting Shares. The Trustees may also amend this Declaration of Trust without such approval to change the name of the Trust or any Series or Class, to establish and designate additional Series or Classes, to supply any omission herein or to correct or supplement any ambiguous, defective or inconsistent provision hereof, or if they deem it necessary, to conform this Declaration of Trust to the requirements of applicable laws or regulations, or to eliminate or reduce any taxes which may be payable by the Trust or the Shareholders, but the Trustees shall not be liable for failing to do so.

(b) No amendment may be made under this Section 10.3. which would change any rights with respect to any Share by reducing the amount payable thereon upon liquidation of the Trust, or by diminishing or eliminating any approval rights pertaining thereto, except with the vote of a majority of the Trustees and the approval of the holders of two-thirds of the outstanding voting Shares. Nothing in this Declaration of Trust shall permit its amendment to impair the exemption from personal liability of the Participants, Trustees, officers, employees and agents of the Trust or to permit assessments upon the Shareholders.

(c) A certificate signed by a majority of the Trustees setting forth an amendment and reciting that it was duly adopted by the Trustees and, if applicable, by the majority of the outstanding voting Shares, or a copy of the Declaration of Trust as amended, and executed by a majority of the Trustees, shall be conclusive evidence of such amendment when lodged among the records of the Trust.

Section 10.4. Merger, Consolidation and Sale of Assets.

To the extent permitted by law, the Trust may merge into or consolidate with any other corporation, association, trust or other organization or may sell, lease or exchange all or substantially all of

19 the Trust property, including its good will, upon such terms and conditions and for such consideration when and as authorized by vote of a majority of the Trustees and approved by the holders of two-thirds of the outstanding voting Shares.

ARTICLE XI. MISCELLANEOUS

Section 11.1. Governing Law.

This Declaration of Trust is executed by the Initial Participants and delivered in the State of California and with reference to the laws thereof, and the rights of all parties and the validity and construction of every provision hereof shall be subject to and consented according to the laws of the State of California.

Section 11.2. Counterparts.

This Declaration of Trust may be simultaneously executed in several counterparts, each of which shall be deemed to be an original, and such counterparts, together, shall be constituted one and the same instrument, which shall be sufficiently evidenced by any such original counterpart.

Section 11.3. Adoption by California Public Agencies.

A Public Agency of the State of California may become a Participant of this Trust by taking appropriate action to adopt this Declaration of Trust, furnishing the Trust with satisfactory evidence that such action has been taken, and signing a counterpart of this Declaration of Trust. A copy of this Declaration of Trust may be adopted through incorporation by reference into an ordinance or resolution of such Public Agency, and a certified copy of such ordinance or resolution shall constitute satisfactory evidence of adoption contemplated by this Section.

Section 11.4. Certificates.

Any certificate executed by an individual who, according to the records of the Trust, appears to be a Trustee hereunder, or Secretary or Assistant Secretary of the Trust, certifying to: (a) the number or identity of Trustees or Shareholders, (b) the due authorization of the execution of any instrument or writing, (c) the form of any vote passed at a meeting of Trustees, (d) the number of Trustees present or voting at any meeting, (e) the form of any By-Laws adopted by or the identity of any officers elected by the Trustees, or (f) the existence of any fact or facts which in any manner relate to the affairs of the Trust, shall be conclusive evidence as to the matters so certified in favor of any person dealing with the Trustees and their successors.

Section 11.5. Provisions in Conflict with Law or Regulations.

(a) The provisions of this Declaration of Trust are severable, and if the Trustees shall determine, with the advice of counsel, that any of such provisions is in conflict with applicable laws and regulations, the conflicting provisions shall be deemed superseded by such laws or regulations to the extent necessary to eliminate such conflict; provided, however, that such determination shall not affect any of the

20 remaining provisions of this Declaration of Trust or render invalid or improper any action taken or omitted prior to such determination.

(b) If any provision of this Declaration of Trust shall be held invalid or unenforceable, such invalidity or unenforceability shall pertain only to such provision and shall not in any manner affect any other provision of this Declaration of Trust in any jurisdiction.

Section 11.6. Index and Headings for Reference Only.

The index and headings preceding the text, articles and sections hereof have been inserted for convenience and reference only and shall not be construed to affect the meaning, construction or effect of this Declaration of Trust.

Section 11.7. Successors in Interest.

This Declaration of Trust and the By-Laws shall be binding upon and inure to the benefit of the undersigned Initial Participants and their successors and assigns, and every Shareholder and its successors and assigns.

IN WITNESS WHEREOF, the undersigned have executed this Declaration of Trust as of the date first herein above set forth.

MONTEREY PENINSULA WATER

MANAGEMENT DISTRICT

PLACER COUNTY
By: /s/ Dick Heuer By: /s/ Alex Ferreira
Name: Dick Heuer Name: Alex Ferreira
Title: Chairman Title: Chairman, Board of Supervisors

The undersigned Public Agency hereby represents that the governing body of the undersigned has duly adopted by appropriate action the Declaration of Trust of the California Asset Management Trust dated as of December 15, 1989, as amended and restated as of October 25, 2022; hereby executes such Declaration of Trust and, by such execution, hereby becomes a party to and Participant of the Trust and agrees to be bound by all the provisions of the Declaration of Trust.

Date:

Public Agency:

By:

Name:

Title: _______________________________________

A-1

EXHIBIT A

AMFENDED AND RESTATED CERTIFICATE OF DETERMINATION OF CALIFORNIA

ASSET MANAGEMENT TRUST (PARTICIPANT SHARES SERIES AND INVESTOR

SHARES SERIES OF THE CASH RESERVE PORTFOLIO CLASS AND THE TERM

PORTFOLIO CLASS)

We, the undersigned Trustees of the California Asset Management Trust (“Trust”), a California Joint Exercise of Powers Authority, formed pursuant to Section 6500 of the Joint Exercise of Powers Act, Title 1, Division 7, Chapter 5 of the Government of the State of California, and a common law trust established under a Declaration of Trust dated as of December 15, 1989, as amended and restated as of February 28, 2005 (“Declaration of Trust”) (capitalized terms used herein, unless otherwise provided, have the meaning assigned in the Declaration of Trust), do hereby adopt the following:

WHEREAS, the Declaration of Trust authorizes the Trustees to divide the shares of beneficial interest (“Shares”) into any number of Classes and Series of Classes and determine the rights, preferences, privileges and restrictions granted to or imposed upon any of the such Classes or Series of Classes of Shares; and

WHEREAS, the Declaration of Trust authorizes two Series of Shares of the Cash Reserve Portfolio Class and the Term Portfolio Class, consisting of Participant Shares Series and Investor Shares Series with each Share representing an equal proportionate Share in the net assets of the Class; and

WHEREAS, the Participant Share Series consists of Shares issued and outstanding to Participants in the Trust with rights, preference, privileges and restrictions as more fully set forth herein and in the Declaration of Trust and By-Laws; and

WHEREAS, the Trustees wish to designate the rights, preferences, privileges and restrictions of the Participant Shares Series and the Investor Share Series.

NOW, THEREFORE, BE IT RESOLVED, as follows:

(a) Participant Shares Series. The rights, preferences, privileges and restrictions granted to or imposed upon the Participant Shares Series are as follows:

1. Voting Rights. Except as otherwise expressly provided by law, the By-Laws as
adopted as of December 15, 1989, as amended and restated as of October 25, 2022, (“By-Laws”), or the Declaration of Trust, Participant Shares have exclusive voting rights on the following matters: (a) the appointment of Trustees, (b) liquidation of any Participant Shares Series, or any Class of Shares held in whole or in part by Participants, (c) termination of the Trust, (d) amendment of the Declaration of Trust, (e) merger, consolidation or sale of assets of the Trust, (f) change in the investment restrictions or fundamental policies set forth in the Information Statement, and (g) such other matters relating to the Trust as may be required by the By-Laws or the Declaration of Trust or as the Trustees may consider necessary or desirable to obtain the approval of the holders of the Participant Shares Series; and

A-2

2. Dividends. The holders of the Participant Shares Series shall be entitled to receive
dividends and distributions as may be determined by the Trustees, in accordance with the By-Laws and the Declaration of Trust, and all such dividends and distributions shall be distributed pro rata to each holder of the Participant Shares Series in proportion to the number of Shares of the Participant Shares Series held by such holder at the date and time of record established by the By-Laws for the payment of such dividends and distributions; and

3. Liquidation. In the event of any liquidation of the Participant Shares Series of any Class, each holder of the Participant Shares Series shall be entitled to receive, when and as declared by the Trustees in accordance with the By-Laws and the Declaration of Trust, the net asset value of each Share of the Participant Shares Series held by the Participant. The holders of the Participant Shares Series shall not be entitled to any distribution upon liquidation of any other Series of any Class. The assets so distributable to the holders of the Participant Shares Series shall be distributed in proportion to the number of Shares of the Participant Shares Series of such Class held by each holder and recorded on the books of the Trust; and

4. Redemption. The holder of the Participant Shares Series shall have the right at
any time to redeem Shares of the Participant Shares Series at the net asset value per Share with payment for the Shares of the Participant Shares Series redeemed to be made by the Trustees to such holder either in cash or in kind or partially in cash and partially in kind, as may be determined by the Trustees, in their complete discretion, or by such officer or officers as the Trustees may duly authorize for this purpose.

RESOLVED, FURTHER,

(b) Investor Shares Series. The rights, preferences, privileges and restrictions granted to or imposed upon the Investor Shares Series are as follows:

1. Voting Rights. Except as otherwise expressly provided by law, the Investor Shares Series shall have no voting rights; and

2. Dividends. The holders of the Investor Shares Series of a Class of Shares shall be entitled to receive dividends and distributions as may be determined by the Trustees, in accordance with the By-Laws and the Declaration of Trust, and all such dividends and distributions shall be distributed pro rata to each holder of the Investor Shares Series of such Class in proportion to the number of Shares of the Investor Shares Series held by such holder at the date and time of record established by the By-Laws for the payment of such dividends and distributions; and

3. Liquidation. In the event of any liquidation of the Investor Shares Series of a Class, each holder of the Investor Shares Series of such Class shall be entitled to receive, when and as declared by the Trustees, in accordance with the By-Laws and the Declaration of Trust, the net asset value of each share of the Investor Shares Series of such Class. The holders of the Investor Shares Series shall not be entitled to any distribution upon liquidation of any other Series. The assets so distributable to the holders of the Investor Shares Series of a Class shall be distributed in

A-3
proportion to the number of Shares of the Investor Shares Series held by each holder and recorded on the books of the Trust; and

4. Redemption. The holder of the Investor Shares Series of a Class shall have the right at any time to redeem Shares of the Investor Shares Series of such Class at the net asset value per Share with payment for the Shares of the Investor Shares Series redeemed to be made by the Trustees to such holder either in cash or in kind or partially in cash and partially in kind, as may be determined by the Trustees, in their complete discretion, or by such officer or officers as the Trustees may duly authorize for this purpose.

VERIFICATIONS BY WRITTEN DECLARATION OF AMENDED AND RESTATED

CERTIFICATE OF DETERMINATION

Steve Dial declares under penalty of perjury under the laws of the State of California that he has read the foregoing Amended and Restated Certificate and knows the contents thereof and that the same is true of his own knowledge.

Dated: October 25, 2022

By: /s/ Steve Dial

Name: Steve Dial

Karen Adams declares under penalty of perjury under the laws of the State of California that he has read the foregoing Amended and Restated Certificate and knows the contents thereof and that the same is true of his own knowledge.

Dated: October 25, 2022

By: /s/ Karen Adams

Name: Karen Adams

André Douzdjian declares under penalty of perjury under the laws of the State of California that he has read the foregoing Amended and Restated Certificate and knows the contents thereof and that the same is true of his own knowledge.

Dated: October 25, 2022

By: /s/ André Douzdjian

Name: André Douzdjian

A-4
Duane Wolterstorff declares under penalty of perjury under the laws of the State of California that he has read the foregoing Amended and Restated Certificate and knows the contents thereof and that the same is true of his own knowledge.

Dated: October 25, 2022

By: /s/ Duane Wolterstorff

Name: Duane Wolterstorff

Lauren Warrem declares under penalty of perjury under the laws of the State of California that he has read the foregoing Amended and Restated Certificate and knows the contents thereof and that the same is true of his own knowledge.

Dated: October 25, 2022

By: /s/ Lauren Warrem

Name: Lauren Warrem

Jordan Kaufman declares under penalty of perjury under the laws of the State of California that he has read the foregoing Amended and Restated Certificate and knows the contents thereof and that the same is true of his own knowledge.

Dated: October 25, 2022

By: /s/ Jordan Kaufman

Name: Jordan Kaufman

David Persselin declares under penalty of perjury under the laws of the State of California that he has read the foregoing Amended and Restated Certificate and knows the contents thereof and that the same is true of his own knowledge.

Dated: October 25, 2022

By: /s/ David Persselin

Name: David Persselin

ONE CALIFORNIA STREET
SUITE 1000

SAN FRANCISCO
CALIFORNIA 94111

213 MARKET STREET HARRISBURG
PENNSYLVANIA 17101

PHONE (800) 729-7665
FAX (888) 535-0120

www.camponline.com

CAMP® is a registered trademark and the CAMP logos and designs are trademarks owned by the California Asset Management Trust (Trust).

RESOLUTION NO. _____________

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MILPITAS ADOPTING A

RESOLUTION FOR THE CITY OF MILPITAS TO JOIN WITH OTHER PUBLIC

AGENCIES AS A PARTICIPANT OF THE CALIFORNIA ASSET MANAGEMENT

TRUST, A JOINT POWERS AUTHORITY, TO INVEST IN SHARES OF THE TRUST,

AND AUTHORIZE THE CITY MANAGER, THE ASSISTANT CITY MANAGER AND

THE DIRECTOR OF FINANCE OR THEIR DESIGNEES TO EXECUTE ANY

REQUIRED DOCUMENTS
WHEREAS, Section 6509.7 of Title 1, Division 7, Chapter 5 of the Government Code of the State of California (the “Joint Exercise of Powers Act”) provides that, if authorized by their legislative or other governing bodies, two or more public agencies that have the authority to invest funds in their treasuries may, by agreement, jointly exercise that common power; and
WHEREAS, under Sections 6500 and 6509.7(b) of the Joint Exercise of Powers Act, a “public agency” includes, but is not limited to, any California county, county board of education, county superintendent of schools, city, public corporation, public district, regional transportation commission, state department or agency, any joint powers authority formed pursuant to the Joint Exercise of Powers Act by public agencies or any nonprofit corporation whose membership is confined to public agencies or public officials; and WHEREAS, public agencies that constitute local agencies, as that term is defined in Sections 53600 of Title 5, Division 2, Part 1, Chapter 4, Article 2 of the Government Code of the State of California (the “California Government Code”), are authorized pursuant to Section 53601(p), to invest all money belonging to, or in the custody of, a local agency not required for its immediate need in shares of beneficial interest issued by a joint powers authority organized pursuant to Section 6509.7 of the California Government Code that invests in the securities and obligations authorized in subdivisions (a) to (q), inclusive, of Government Code Section 53601; and WHEREAS, the California Asset Management Trust (the “Trust”) was established, pursuant to and in accordance with the Joint Exercise of Powers Act, by a Declaration of Trust, made as of December 15, 1989, as subsequently amended from time to time (the “Declaration of Trust”), as a vehicle for public agencies to jointly exercise their common power to invest the proceeds of debt issues and Public Agency surplus funds; and WHEREAS, pursuant to and in accordance with the Joint Exercise of Powers Act, the City of Milpitas desires to join the other public agencies which are or will be Participants of the Trust by adopting and executing the Declaration of Trust, a form which is on file in the office of the Finance Director; and WHEREAS, the City of Milpitas is a “public agency” as that term is defined in Sections 6500 and 6509.7(b) of the Joint Exercise of Powers Act and a “local agency” as that term is defined in Section 53600 of the California Government Code; and
WHEREAS, the City of Milpitas Investment Policy was last reviewed and approved by the City Council pursuant to Resolution No. 9354 on September 17, 2024; and WHEREAS, the Trust is an eligible investment under the Local Government Investment Pools section of the City of Milpitas Investment Policy; and
WHEREAS, the City of Milpitas is otherwise permitted to be a Participant of the Trust and to invest funds in the Trust to be managed by the Investment Adviser to the Trust NOW, THEREFORE, the City Council of the City of Milpitas hereby finds, determines, and resolves as follows:

1. The City Council 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

2 Resolution No. XXXX
provided to it. Furthermore, the recitals set forth above are found to be true and correct and are incorporated herein by reference.

2. The City of Milpitas shall join with other public agencies pursuant to and in accordance with the Joint Exercise of Powers Act by executing the Declaration of Trust and thereby becoming a Participant in the Trust, which Declaration of Trust is hereby approved and adopted. A copy of the Declaration of Trust, which is available in the office of the Finance Director, shall be filed with the minutes of the meeting at which this Resolution was adopted. The Mayor of the City of Milpitas is hereby authorized to execute, and the City Clerk of the City of Milpitas is hereby authorized to attest and deliver, the Declaration of Trust.

3. The City of Milpitas is hereby authorized to purchase shares in the Trust from time to time with available funds, and to redeem some or all of those shares from time to time as such funds are needed.

4. The City Manager, the Assistant City Manager and the Finance Director or their designees are hereby authorized and directed in the name and on behalf of the City of Milpitas to take all actions and to make and execute any and all certificates, requisitions, agreements, notices, consents, warrants and other documents, and any changes, amendments, modifications, or waivers thereto which they, or any of them, might deem necessary or appropriate in order to accomplish the purposes of this Resolution.

5. This Resolution shall take effect at the earliest date permitted by law.

PASSED AND ADOPTED this ___ day of ___________, 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

CITY OF MILPITAS

AGENDA REPORT
(AR)
Item Title: Adopt a Resolution Approving a Site Development Permit and PUD Amendment Permit to Develop a New One-and-a-Half Story Single-Family Residence and to Deviate from the Approved Designs, on a Vacant 1-Acre Lot Located in the R1-H Single-Family Residential Zoning District with a Hillside Combining District at 1327 Terra Vista Court (Staff Contact: Jay Lee, Planning Director, 408-586-3077) Category: Consent Calendar-Community Development
Meeting Date: 10/1/2024
Recommendation: Consider the exemption in accordance with CEQA and adopt a resolution approving Site Development Permit No. SD23-0004 and Planned Unit Development Amendment No. PA24-0001 to allow the development of a new single-family residence at 1327 Terra Vista Court, subject to the attached Conditions of Approval.

BACKGROUND:

On November 17, 1992, the City Council approved Planned Unit Development (PUD) No. 68 (Countryside Estates) to allow the construction of six hillside residential home sites on a 24.5-acre parcel. Each home site would be reviewed separately under the provisions of an “S” Zone Application or Site Development Permit and subject to a precise building envelope established by the PUD. To date, four lots have been approved for development.

On March 7, 2023, Kulwantbir Sandhu (“Applicant” or “Permittee”) submitted a Site Development Permit and PUD amendment Permit application to develop a new 5,998-square foot, one-and-a-half story single-family residence on a vacant 1-acre lot (Lot 3 of the Countryside Estates subdivision) located at 1327 Terra Vista Court. The zoning designation for this property is Single-Family Residential (R1) with a Hillside (H) Combining District. Per Milpitas Municipal Code (MMC) Section XI-10-45.09-2, no building permit shall be issued for the construction or expansion of a single-family structure in the Hillside (H) Combining District until such structure has received a site and architectural review approval by the Planning Commission (PC) and City Council (CC).

On August 28, 2024, the PC held a duly noticed public hearing on this item and voted to unanimously approve the proposed project and recommend approval by the City Council (6-0, one abstaining). A copy of PC Resolution No. 24-030 is attached to this report.

ANALYSIS:

Planning staff recommends City Council review and approve a resolution to allow the development of a single- family residence, attached garage, and associated improvements on a vacant lot located at 1327 Terra Vista Court. The project site is located on the northeastern edge of the City of Milpitas, adjacent to properties with the same single-family hillside zoning designation. Unincorporated Santa Clara County properties are located further to the north.

The project is designed in a modern Palazzo style, which adds to the neighborhood's diversity. The exterior materials are composed of smooth-finished white stucco, natural white limestone, dark aluminum windows, metal roof tiles, and decorative balustrade on balconies and stairs. The articulation of the architectural forms blending with a variety of finishes creates an attractive front elevation, along with an integrated driveway pattern using pervious pavers that enhances the house and the neighborhood. All exterior materials and finishes work together as a palette of earth-tone colors, creating harmony with the surroundings. The colors and materials are complementary to the neighboring residences and within an earth tone range.

In accordance with MMC Section XI-10-45.09-7, and as outlined in the attached resolution and staff report, the City Council shall consider the following guidelines in its review of the proposed project:

(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 the residential structures on adjacent lots, will avoid unreasonable interference with views and privacy.
(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. (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.
(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.
(e) Grading. All grading shall be kept to a minimum and shall comply with the grading ordinance criteria.

The project, including both the home and attached garage, features a creative design, with a minimal building footprint and substantial setbacks from neighboring property lines to alleviate unreasonable interference with views and privacy. Most of the land around the residence and associated driveway will be preserved as natural landscape similar to nearby vacant properties and designated open space lots in the immediate area.

The incorporation of varying rooflines has minimized the perception of excessive bulk, a clear delineation of colors and materials, and the punctuation of walls along the front and side elevations. The proposed maximum height of the residence at 27 feet is within the 27-feet height limit, and all required building setbacks will substantially exceed the minimum standards to help mitigate potential impairment of light and air. Given the slope of the lot, grading was required to accommodate a one-and-a-half story home with rear yard access. In order to minimize grading, the rear yard entry is located on the second floor, which requires considerably less grading that having the exit on the first floor. However, due to the property slope and proximity to the crestline, the project will result in 357 cubic yards of cut and 256 cubic yards of fill, resulting in an export of 101 cubic yards. As noted earlier in the report, the Planning Commission recommended Council approval of the project based on the required findings for approval.

POLICY ALTERNATIVE(S):

Alternative 1: Direct staff to draft a resolution to deny the project for review at a subsequent meeting.

Pros: The existing hillside lot is not developed and remains as open space, or a new or revised project could be proposed.

Cons: The applicant would need to either withdraw the application or resubmit revised plans for development of a new residence at this location.

Reason for Not Recommending: The proposed project meets the required findings for approval and is consistent with the City’s goals of supporting the development of a new high-quality housing in all areas of the City, including appropriate hillside locations. Both staff and the Planning Commission are recommending approval of the proposed project.

FISCAL IMPACT:

If the proposed project is approved, the applicant will apply for building permits and pay associated fees. The new single-family home will increase the property value and tax revenues but will also increase the demand for City services, including public safety and utilities. The project is located within an existing residential subdivision with existing services nearby.

California Environmental Quality Act (CEQA):

The project is exempt from further environmental review under 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. The Project proposes the new construction of a single-family residence and attached garage within a residentially zoned area on a legally established parcel, and it can be seen with certainty that there is no possibility that these actions may have a significant effect on the environment. As a separate and

independent basis, the project is exempt from further CEQA review pursuant to Section 15183 of the CEQA Guidelines for projects consistent with a community plan, general plan or zoning. The project is consistent with the General Plan and the applicable zoning, and there are no significant environmental impacts peculiar to the project or its site.

RECOMMENDATION:

Adopt a resolution approving Site Development Permit No. SD23-0004 and PUD Amendment Permit No.

PA24-0001 to allow the development of a new single-family residence at 1327 Terra Vista Court, subject to the attached Conditions of Approval.

Attachments:
(a) City Council Resolution
(b) Planning Commission Staff Report dated August 28, 2024 (c) Planning Commission Resolution No. 24-030
(d) Project Plans

RESOLUTION NO. XXXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MILPITAS APPROVING SITE DEVELOPMENT PERMIT NO. SD23-0004 AND PLANNED UNIT
DEVELOPMENT AMENDMENT PA24-0001 TO DEVELOP A NEW HILLSIDE HOME LOCATED ON A VACANT 1-ACRE SITE AT 1327 TERRA VISTA CT (APN: 029-07-011)

AND MAKING CEQA FINDINGS OF EXEMPTION
WHEREAS, on March 7, 2023, an application was submitted by Kulwantbir Sandhu (“Applicant” or “Permittee”), for a Site Development Permit (SD23-0004) entitlement and Planned Unit Development Amendment (P-PA24-0001) to allow development of a 5,998 square-foot, single-family residence up to 27 feet (two stories) in height, with a 1,280 square-foot attached garage and mechanical room, landscaping, and associated site improvements on a vacant 1-acre site at 1327 Terra Vista Ct. (APN: 029-07-011) (the “Project”).

The Project site is zoned Single Family Residential – Hillside and located within Planned Unit Development No. 68 (Countryside Estates); and
WHEREAS, Planned Unit Development Amendment Permit No. PA24-0001 is also required to allow for a change in the exterior finishes within this project and associated Planned Unit Development Area, known as PUD 68; 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, Section 15183 (Projects Consistent with a Community Plan, General Plan or Zoning) of the CEQA Guidelines; and WHEREAS, on August 28, 2024, 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 the Planning Commission voted 6-0 with one Commissioner abstaining to recommend approval of the Project to the City Council subject to Conditions of Approval per Planning Commission Resolution No. 24-030; and
NOW THEREFORE the City Council of the City of Milpitas hereby finds, determines and resolves as follows:

SECTION 1: Recitals
The City Council 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 single-family residence and its accessory structure 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

2 Resolution No. xxxx
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 City Council makes the following findings based on the evidence in the public record in support of Site Development Permit No. SD23-0004:

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.

The development’s architectural design and site planning are 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. The new residence will be located on a rectangular, down sloping lot where the primary structure is situated on the flattest portion of the lot. The Project will have two floors and outdoor amenities including a lattice patio cover terraced down into the hillside towards the front portion of the lot. 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. The home will also be built within its size limitations per the Hillside Zoning Ordinance.

2. The Project is consistent with the Milpitas Zoning Ordinance.

The proposed home meets the development standards in the Single-Family Hillside Zoning District and Countryside Estates PUD 68 for setbacks, height requirements, and landscaping and is requesting an amendment to PUD 68 for exterior finishes, building square footage, and size of the garage. 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 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
41 ft. 4 in. Yes
Side Yard Setback 40 ft. minimum
40 ft. and 5 in. on
south;
43 ft. and 9 in. on
north
Yes
Rear Yard Setback 40 ft. minimum 128 ft. and 9 in. Yes
Size of Main
Residence
6,000 sq. ft. maximum
(lots < 3 acres) 5,998 sq. ft. Yes
Impervious Surfaces 10,000 sq. ft. maximum
(lots < 3 acres) 7,579 sq. ft. Yes
Building Height
(maximum) 27 ft. east of crestline 27 ft. Yes

3 Resolution No. xxxx
Standards Hillside Requirements Proposed Complies
Parking Main Residence - Five
spaces required
Four spaces (two
inside garage & two
outside)
Yes
Fence Height and
Materials
Height: 54 inches (4.5
ft.)
Material: Wood
Height: 3.5-ft
Material:

Openwork wood
(75% or more open)
Yes
Grading
Grading plans greater
than 500 cubic yards
(cy), but less than 1,500
cy requires Planning
Commission approval
Cut: 357 cy
Fill: 256 cy
Export: 101 cy
Yes, with Planning
Commission
approval per MMC
XI-10-45.18-4(b)
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 relative to the 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 27-feet, and substantially setback from adjacent property lines to the north and south, which
minimizes interference with views and privacy.

Additionally, the lot to the west is dedicated as
Common Area only and will not be developed with
future residential uses. New proposed landscaping and
wood fencing for the Project 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 and has no existing trees. As such, no
trees will be removed. As proposed, the design of the
house is carefully sited to be built on the flattest
portions of the lot, following the natural landscape and existing contours of the site to limit cut to 357 cubic yards and fill to 256 cubic yards, with a net export of 101 cubic yards. Minimal landscaping is also
proposed, including 17 mid-size trees and various
flowering plants, ground cover, succulents and shrubs.

4 Resolution No. xxxx
Site and Architectural Guidelines
Section XI-10-45.09-7
Consistency Finding
(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 and side
facing elevations to remove the perception of bulk
within the one-and-a-half-story residence. The overall building footprint of the main residence on the 1-acre
lot is consolidated, and the remaining portions of the
lot will also remain undeveloped except for the
proposed ADU. The exterior facade is composed of
smooth-finished white stucco, natural white limestone,
dark aluminum windows, and decorative balustrade on
balconies and stairs. As demonstrated by 3D
Renderings Sheet A-15 and Materials Sheet A-16 in
Attachment B (Project Plans), the images show the
new residence with its earth-toned proposed colors and
materials that brings together the natural hillside
topography of the lot.
(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 27
feet in height as permitted for homes east of the
crestline, and exceeds all minimum setbacks as
required by the Hillside development standards. The
proposed home also has minimally pitched roof
systems that could be used to utilize future solar
energy. With regards to adjacent properties, the lot to the west is reserved as Common Area and the
residences to the east are located greater than 429 feet away. As such, the proposed main residence 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. The proposed location of the main
dwelling is where the existing lot is most flat, and
grading is limited to 357 cubic yards of necessary cut
to accommodate the one-and-a-half-story dwelling and
256 cubic yards of the grading will be repurposed as
fill.

Site & Architectural Design
The Project is designed in a modern Palazzo style, which adds to the architectural diversity of the neighborhood. The exterior materials are composed of smooth-finished white stucco, natural white limestone, dark aluminum windows, metal roof tiles, and decorative balustrade on balconies and stairs.

The articulation of the architectural forms blending with a variety of finishes creates an attractive front elevation, along with an integrated driveway pattern using pervious pavers that enhances the house and the neighborhood. All exterior materials and finishes work together as a palette of earth tone colors creating harmony with the surroundings. The colors and materials are complementary to the neighboring residences and within an earth tone range.

Grading and Landscaping
Due to the sloped lot and vehicular access requirements, the applicant has requested that the site be graded in order to make the site feasible for residential development. In an effort to limit the amount of

5 Resolution No. xxxx
ground to be removed, the applicant has proposed a site plan which locates the proposed home on the flattest portion of the site. Given the steep slope of the lot, grading was required to accommodate a one- and-a-half-story home with rear yard access. Although the home is one-and-a-half stories, there are two floors. To minimize grading, the rear yard entry is located on the second floor, which requires considerably less grading than having the exit on the first floor. However, due to the property slope and proximity to the crestline, the Project will result in 357 cubic yards of cut and 256 cubic yards of fill for the construction of a new home and the required grade at the driveway for firetruck access. All cubic yards of cut will be repurposed, resulting in a net export of only 101 cubic yards. Furthermore, no grading is proposed in the crestline zone of protection, and grading is limited to the footprint of the home and rear patio area. The proposed landscape plan includes a variety of flowers, shrubs, succulents, and trees. As demonstrated in Attachment B (Project Plans), these plans are consistent with the grading/landscaping requirements within the Hillside Ordinance.

Crestline Zone of Protection
In an effort to protect the quality of views of the hills from the valley floor, development standards related to the crestline have been incorporated into the Zoning Code. Per MMC Section XI-10-45.06, the purpose of the crestline zone of protection is to preserve the natural quality of the crestline and the slopes immediately below, when viewed from the valley floor. In addition, Section 45.06-2 states that, in the area within three hundred (300) feet easterly of the crestline, structure heights shall be restricted so that no structure extends above the crestline site line. An exhibit was given to the applicant demonstrating the location of prominent crestlines identified by the City. Specifically, designated viewpoints VP2, VP4, and VP5 were included within this analysis. As demonstrated in plan Sheets A-3 and A-4, the Project will not be visible from the valley floor, and therefore, is compliant with the Crestline Zone of Protection.

3. The Project is consistent with the Milpitas General Plan.

The project is consistent with the Milpitas General Plan, and particularly with Policy CD 7-5, which states to limit new development in the Hillside Area to only Very Low Density Residential, open space and park uses. The project meets this finding, as the site is a part of an approved Planned Unit Development, which subdivided lots planned for clustered housing. 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. As outlined in Table 3 below:

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 50 feet east of the crestline. Project Plan sheet A-4
illustrates 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. The proposed Project will be situated at
the flattest portion of the lot to limit disruption to the existing natural topography by limiting cut to 357
cubic yards and fill to 256 cubic yards for both
construction phases. The total earthwork exported
will be 101 cubic yards to accommodate the home's

6 Resolution No. xxxx
footprint and meet the grade requirements to not be
visible from the valley floor.

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. Minimal contour grading will be required
for the construction of the new residence due to its
siting on the flattest areas of the lot. All new
contours will be designed to blend with the natural
existing site contours as demonstrated in the civil
drawings in the plan set.

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 building pad is proposed at the
flattest portion of the lot and will only necessitate
minimal grading to accommodate the residence.

Grading has been minimized as much as feasibly
possible in the Project, in that the site follows the
site's natural contours in an effort 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 roof design that
follows the existing slope of the lot, thereby reducing the massing and scale of the new two-story residence.

The exterior facade will include materials such as
gray board and batten siding, beige stone veneer,
bronze fiberglass windows, and a gray composite
asphalt shingle roof. As demonstrated by Materials
Sheets A09 in Attachment B (Project Plans), the 3D
renderings show the new residence with its earth-
toned proposed colors and materials that bring
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.

7 Resolution No. xxxx
SECTION 4: Planned Unit Development (Section XI-10-54.07(B)(6)(a-d)) – The City Council makes the following standard requirements based on the evidence in the public record in support of the Planned Unit Development Amendment PA24-0001:

1.The proposed development will result in an intensity of land utilization no higher than and standards of open spaces at least as high as permitted or specified otherwise for such development in the General Plan, Zoning Ordinance and Subdivision ordinance.

The permit amendment, along with the Project, will result in an intensity no higher than and standards of open space at least as high as permitted, in that the PUD requirements mirror the Hillside combining zoning requirements, in regards to land utilization, planting, irrigation, and open space. This standard has been met.

2.The development will not create traffic congestion pursuant to the California Environmental Quality Act (CEQA). However, if traffic congestion is created by the proposed development, the traffic impacts will be mitigated by traffic improvements proposed by the developer or by funding capital projects and by on- site provisions for traffic circulation and parking or, if it cannot be mitigated, the Planning Commission and City Council shall issue any necessary findings pursuant to CEQA.

The Project associated with the PUD permit amendment, will not create traffic congestion that will significantly and negatively affect existing traffic operations. This standard has been met.

3.For residential development in the Valley Floor Planning Area, as defined in the Milpitas General Plan Land Use Element, the maximum dwelling unit density range within each zoning designation. In the case of the Valley Floor Planning Area residential developments proposed on land zoned “R3” (Multiple Family Residential) an overall density of up to forty (40) units per gross acre can be approved if the following criteria are found by the City Council to be met.

The proposed PUD permit amendment shall not have any effect on residential development density. This standard has been met.

Furthermore, in order to grant a Planned Unit Development amendment, the following findings are hereby made pursuant to Milpitas Municipal Code Section XI-10-54.07(B)(6)(d):

1.Development of the site under the provisions of the Planned Unit Development will result in public benefit not otherwise attainable by application of the regulations of general zoning districts.

The amendment, along with the Project, will result in a public benefit by modifying the PUD to conform with current development standards and allow flexibility for a smaller garage, more square footage for the residential structure and changes to the exterior, without being detrimental to the light, air or privacy of any other structure or use currently existing or anticipated. Furthermore, the Planning Commission has already approved similar increases to the maximum allowed square footage within this PUD for Lot 2 and 4 entitlements.

2.The proposed Planned Unit Development is consistent with the Milpitas General Plan.

The amendment, along with the Project is consistent with the Milpitas General Plan, as demonstrated and outlined in Table 2 above.

3.The proposed development will be in harmony with the character of the surrounding neighborhood and will have no adverse effects upon the adjacent or surrounding development, such as shadows, view obstruction, or loss of privacy that are not mitigated to acceptable levels.

The architectural design and site planning of the proposed home are aesthetically compatible with the neighboring homes, with an emphasis of minimizing changes to the natural topography. The proposed home incorporates earth tone colors and is tucked into the hillside as to not draw attention to it when viewing from the valley floor. All exterior materials and finishes work tougher as a palette of earth tone colors, creating harmony with the surroundings. The colors and materials of the proposed Palazzo design

8 Resolution No. xxxx
are complementary to the neighboring residences. Additionally, the proposed home is on a 1-acre parcel sitting at a minimum of 40 feet set back from all property lines, with a minimum of 80 feet between the closest neighboring home, and therefore will not interfere with privacy.

SECTION 5: City Council Approval
Based on the foregoing, the City Council hereby approves Site Development Permit No. SD23-0004 and Planned Unit Development Amendment P-PA24-0001 to allow the construction of a new single-family residence in the R1-H Single-family Residential Zoning District with an H Hillside Combining District located at 1327 Terra Vista Court, based on the above findings and subject to the Conditions of Approval attached hereto as Exhibit 1 and incorporated herein.

PASSED AND ADOPTED this _____ day of___________, 2023, 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

9 Resolution No. xxxx
EXHIBIT 1
SITE DEVELOPMENT PERMIT NO. P-SD23-0004
PLANNED UNIT DEVELOPMENT AMENDMENT NO. P-PA24-0001
1327 TERRA VISTA COURT (APN 029-07-011)
The City of Milpitas Planning Commission and City Council approve Site Development Permit No. SD23-0004 and Planned Unit Development Amendment P-PA24-0001 in accordance with Sections X1-10-45.09, XI-10-

57.03, and XI-10 -54.07(B)(6)(a-d) 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 is to allow the issuance of
building permits for the proposed development of a 5,998-square foot, single-family residence, up to two stories in height,
with a 1,280 square-foot attached garage and mechanical room (“Project”) on a vacant 1-acre hillside lot located within
the R1-H Single-family Residential Hillside Zoning District at 1327 Terra Vista Court (APN: 029-07-011), subject to all
necessary reviews, approvals, studies, and inspections for the issuance of such building permits. This Planned Unit
Development Amendment is to amend Planned Unit Development No. 68 for this lot to allow the proposed changes to
exterior finishes and design for a modern Palazzo style, reduction from a three-car to a two-car garage, and increase from
a 4,000 to 5,000 square-foot dwelling to a maximum 6,000 square-foot dwell as allowed by and subject to all laws and
standards.

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. SD23-0004 and Planned Unit Development Amendment No. PA24-0001 (“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

10 Resolution No. xxxx
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.

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 twenty-five 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,

11 Resolution No. xxxx
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 June 16, 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 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 1.5 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,

12 Resolution No. xxxx
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)

27. Prior to Building Permit Issuance, the applicant must demonstrate proof in accordance with “Special Conditions – P.U.D. No. 68 and Vesting Tentative Map “Countryside Estates,” that the development at “1327 Terra Vista Ct.” will be serviced by a fire hydrant that meets the minimum water demand of 1,500 hydrant fire flow to the satisfaction of the Deputy Fire Chief, or his designee. (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. Planning review done under the submittals on November 27, 2023 with revision 2.

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, guest ADU, accessory structure), inclusive of basements and garages. Milpitas Municipal Code Section V-300-2.69, CFC Section 903.2.8

29. Fire Department access. Sheets A11 shows an acceptable Fire Dept. apparatus access. Driveway is not part of the fire apparatus access road. 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.

Allowed the increase of about 10 percent of the required extension in the hose reach based on the exception provided in accordance with 2022 CFC 503.1.1.

Architectural plans showing the fire access at the west side of the building (similar to 3D rendering 1/A15 shall be reflected on all plans during permitting.)
b. The private road shall be designed for fire apparatus access. Fire Access Dimensions, fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm). CFC Section 503.2.1 Exception:

Milpitas Municipal Code XI-10-45.11

45.11-1 Privately owned and maintained access from the public road to each single-family dwelling shall be a minimum of fourteen (14) feet in width. Turning radius shall be designed to meet the Fire Department’s requirements.

13 Resolution No. xxxx

45.11-2 Turnout space shall be provided on driveways over one hundred fifty (150) feet in length with a maximum spacing of one hundred fifty (150) feet if driveway is less than eighteen (18) feet wide.

45.11-3 Turnaround. All dwelling units shall provide an on-site area for vehicles to turn around if served by a driveway over one hundred fifty (150) feet in length to meet Fire Department’s requirements.

45.11-4 Vertical Clearance. All privately owned and maintained roads and drives shall assure a minimum fourteen (14) foot vertical clearance.

30. 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

31. 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

32. ACCESS CONTROL DEVICES. When access control devices including bars, grates, gates, electric or magnetic locks or similar devices, which would inhibit rapid fire department emergency access to the building, are installed, such devices shall be approved by the fire code official. All access control devices shall be provided with an approved means for deactivation or unlocking by the fire department. Access control devices shall also comply with Chapter 10 Egress. (Knox box location shall be at 6 feet above the finish floor, or fire access walkway or road). [Ref.: CFC 504.6, added by MMC V-300-2.54]

33. 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

34. Fire Hydrant systems. Fire hydrant systems shall comply with 2022 CFC section 507.5.1 through 507.5.6 and Appendix C or by an approved method. 202 California Fire Code 507.5.

35. Fire Flow. Fire flow requirements for buildings or portions of buildings and facilities shall be determined by an approved method or Appendix B or the City of Milpitas Engineering requirement. a. Fire flow data based on the 7,982 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. Water supply shall be reviewed and approved per the City of Milpitas Engineering Department standard and the most demanding requirement for domestic and fire service will be followed.

Approval of this permit is contingent upon approval of the private main supply under Building Permit # B-SI17-0022 & Fire Record # 2017-1604. These permits are for the private hydrants along Terra Vista Court that are not yet approved (contact the City of Milpitas Engineering for further details).

36. 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

37. 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.

14 Resolution No. xxxx

38. 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]

39. The Milpitas Fire Department shall approve new installation and/or modifications to existing fire protection, alarm or monitoring system(s). A separate submittal is required to the Milpitas Fire Department, for review and approval, prior to the commencement of any work. CFC Section 901.2. This will include the relocation of the on-site fire hydrant under a fire permit for underground fire service lines.

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)

40. Modifications: The Site Development Plan dated July 3, 2024 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. Submittal Requirements: Permittee to ensure that all plan check submittals are in accordance with City’s submittal check list for each permit type, including but not limited to, payment of permit fees and/or fee deposit at the time of the submittal.

33. 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 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:
b. Standard details and specifications:
c. Americans with Disabilities Act (ADA) requirements, where applicable.

35. Sanitary Sewer Calculations: Permittee shall submit a completed “Sewer Needs Questionnaire” form and sanitary sewer calculations to justify lateral size design, allocation of discharge for each of the lateral, and impact to the existing main. Permittee shall be responsible to implement any necessary improvements if there is any identified deficiency to the existing main as result of the project.

15 Resolution No. xxxx

36. Storm Drain Design: Permittee shall submit storm drain hydrology and hydraulic calculations based upon a 10-year storm event to justify the size of the storm drain lateral flowing full, without surcharging the main line pipe, and to be reviewed and approved by the Engineering Department.

37. 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.

38. Relocation and Adjustment of Existing Public Utilities: Permittee shall relocate and/or adjust existing public utilities as needed that are in conflict with the proposed improvements.

39. Water Service Agreement: Permittee shall complete a water service agreement to obtain water service.

40. Encroachment Permit: Prior to any work in the public right-of-way and/or public easement, obtain an encroachment permit with insurance requirements for all public improvements including a traffic control plan per the latest California Manual on Uniform Traffic Control Devices (MUTCD) standards to be reviewed and approved by the Engineering Department.

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)

41. 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.

42. 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.

43. Private utilities shall run within their recorded easements.

44. Fees: Upon reviewing Exhibit B from the Subdivision Improvement Agreement, it appears that a number of fees were deferred to be paid before building permit issuance. Those fees are listed here, as well as additional fees that may apply:

Exhibit B fees:
a. Water connection fee at $1,164/unit for residential, based upon increased water usage. b. 3.8% of applicable fees in accordance with City Resolution No. 8969 as Permitting Automation Fee.

Other Fees:
c. Sewer connection fee: $1,908 single family parcel (separate from Treatment Plant fee)

45.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 Postmaster approving the location of the mailbox. Structures to protect mailboxes may require Building, Engineering and Planning Department review.

16 Resolution No. xxxx

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)

46. Dewatering: If dewatering is needed during construction, Permittee shall obtain a Short-Term Industrial Wastewater Permit from the San José/Santa Clara Water Pollution Control Plant for discharging the groundwater to a sanitary sewer system.

47. 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.

48. 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.

49. Water Shut-Down Plan: Permittee shall provide a water shut-down plan at least seven days in advance of the shut-down in coordination with the Engineering Inspector, and notify affected property owners/tenants when cut-in tee(s) is/are required.

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.

50. Landscape Certificate of Completion: Permittee shall submit a Certificate of Substantial Completion that complies with the Milpitas Municipal Code Water Efficient Landscapes ordinance.

51. 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.

52. Private Job (PJ) Balance: Permittee shall pay for any remaining balance from the Private Job deposit.

BUILDING DEPARTMENT CONDITIONS

53. 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

17 Resolution No. xxxx

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
August 28, 2024

APPLICATION: NEW HILLSIDE RESIDENCE - 1327 TERRA VISTA COURT (LOT 3) – P-SD23-0004 and P-PA24-0001: A request for an Amendment to the development standards for a single-family home within Planned Unit Development No. 68 (Countryside Estates) to deviate from the approved designs for that single -family home and a Site Development Permit to construct a 5,998 square -foot, one- and-a-half-story, single-family residence w ith an attached two -car garage on a 1 -acre vacant site , located in the R1 -H Single-Family Residential-Hillside Zoning District with a Site and Architectural (- S) Overlay at 1327 Terra Vista Ct. (Countryside Estates, Lot 3).

RECOMMENDATION: Staff recommends that the Planning Commission open and close the public hearing, consider the exemptions in accordance with CEQA, and adopt Resolution No. 24-030, approving and
recommending approval of Site Development Permit SD23-0004 and Planned Unit Development Amendment PA24-0001 to the City Council, subject to the attached Conditions of Approval.

LOCATION:

Address/APN: 1327 Terra Vista Court (APN 029-07-011)
Area of City: Northeastern portion of the City of Milpitas in the hillside area

PEOPLE:

Project Applicant: Kulwantbir Sandhu
Project Planner: Randy Baez , Associate Planner

LAND USE:

General Plan Designation: Hillside Low -Density (HLD) Zoning District: Single Family Residential -Hillside (R1-H) Planned Unit Development: No. 68 (Countryside Estates) Site Area: 1 acre

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 – August 28, 2024 Page 2 of 13

Map 1
3D Aerial Project Location

Map 2
Zoning Map

Project Site
Project Site

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 3 of 13

BACKGROUND
History
On November 17, 1992, the City Council approved Planned Unit Development (PUD) No. 68 (Countryside Estates) to allow the construction of six hillside residential home sites on a 24.5-acre parcel. Each home site would be reviewed separately under the provisions of an “S” Zone Application or Site Development Permit and subject to a precise building envelope established by the PUD. To date, lots 2, 3 and 6 have been approved for development.

The Application
The following is a summary of the applicant’s request:
• Site Development Permit : To allow the development of a 5,998 square -foot, one-and-a- half story single-family residence with an attached two -car garage on a 1 -acre vacant lot within the hillside. The proposal also includes a detached 985 square -foot accessory structure (Accessory Dwelling Unit), landscaping, and associated site improvements. • Planned Unit Development Amendment : To allow for changes to exterior finishes and design to allow for a contemporary design for this lot, which will include patterned limestone, white stucco, decorative balustrade features throughout, and metallic roof shingles. The amendment also includes a change from a three -car garage to a two -car garage and an increase from a 4,000 -5,000 square-foot dwelling to a 6,000 square-foot dwelling.

Process
In addition to satisfying the substantive and procedural requirements typically applicable to a Site Development Permit and Planned Unit Development Amendment, b ecause of the project’s location within the Hillside Combining District (“H”), the application must be considered by both the Planning Commission and the City Council (Milpitas Municipal Code [MMC] Section XI-10-

45.09) for conformance with the Hillside Site and Architectural Guidelines.

PROJECT DESCRIPTION
Overview
The Project site is an undeveloped 1-acre parcel located near the intersection of Country Club Drive and Terra Vista Court and within Planned Unit Development No. 68: Countryside Estates.

The property and neighboring properties are zoned Single Family Residential – Hillside. The Project site is located on the east side of the hillside crest line. A vicinity map of the subject site location is shown on Map 1.

The first half -floor, totaling approximately 1,280 -square feet will include the oversized two -car garage, storage, and a mechanical room. The garage will be accessed from a new driveway which will offer two uncovered parking stalls. In total, four onsite parking stalls are proposed. The second floor will contain five bedrooms, five bathrooms, a laun dry room, family room, living room, kitchen, and a covered patio.

Location and Context
The Project site is located in the northeastern portion of the City of Milpitas in the hillside area on an undeveloped 1-acre parcel along Terra Vista Court. The subject property and all neighboring

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 4 of 13

properties are zoned Single -Family Residential-Hillside as shown in Map 2 . Table 1 provides a summary of the Zoning and Land Use surrounding the site.

Table 1: Surrounding Zoning and Land Uses

General Plan Zoning Existing Use
Subject Site Hillside Low Density
(HLD)
Single-Family Residential-
Hillside (R1-H)
Vacant
North Hillside Low Density
(HLD)
Single-Family Residential-
Hillside (R1-H)
Vacant
South Hillside Low Density
(HLD)
Single-Family Residential-
Hillside (R1-H)
Vacant
East Hillside Low Density
(HLD)
Single-Family Residential-
Hillside (R1-H)
Vacant
West Hillside Low Density
(HLD)
Single-Family Residential-
Hillside (R1-H)
Vacant

PROJECT ANALYSIS
General Plan and Zoning Conformance
Milpitas General Plan 2040
The General Plan designation for the Project site is Hillside Low Density (HLD). The General Plan details the goals, objectives, and policies for the City’s Hillside Area. It is characterized by gentle to steep slopes, grassy terrain with some chaparral and trees, wildlife, geologically unstable areas, the Ed R. Levin County Regional Park, and a feeling of remoteness from the more urban portions of the city. The Hillside Low Density designation allows a maximum of one (1) housing unit per gross acre. The Project is in conformance with the policies and standards in the City’s General Plan policies, as outlined in Table 2.

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 50 feet east of the
crestline. Project Plan sheet A-4 illustrates
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. The proposed Project will be
situated at the flattest portion of the lot to limit
disruption to the existing natural topography by
limiting cut to 357 cubic yards and fill to 256
cubic yards for both construction phases. The

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 5 of 13

total earthwork exported will be 101 cubic
yards to accommodate the home's footprint and
meet the grade requirements minimize
visibility from the valley floor.

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. Minimal contour grading will be
required for the construction of the new
residence due to its siting on the flattest areas
of the lot. All new contours are designed to
blend with the natural existing site contours as
demonstrated in the civil drawings in the plan
set.

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 building pad is proposed at
the flattest portion of the lot and will only
necessitate minimal grading to accommodate
the residence. Grading has been minimized as
much as feasibly possible in the Project, in that
the site follows the site's natural contours in an
effort 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 , as
the subject site is to be used as a single-family
residence.

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 roof design that follows the existing slope of
the lot, thereby reducing the massing and scale
of the new two -story residence. The exterior
facade will include materials such as gray
board and batten siding, beige stone veneer,
bronze fiberglass windows, and a gray
composite asphalt shingle roof. As
demonstrated by Materials Sheets A09 in
Attachment B (Project Plans), the 3D
renderings show the new residence with its
proposed earth-toned colors and materials that
bring 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 located 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

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 6 of 13

by the application of regulations and requirements established to meet the particular constraints associated with the development of hillside areas, including, but not limited to, geologic problems, slope, safe access, and visibility.

Per MMC 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 and PUD No. 68.

Table 3: Summary of Development Standards

Standards Hillside & PUD 68
Requirements
Proposed Complies
Front Setback
25 ft. minimum when avg.
slope is <16%.

Otherwise, 40 ft.
minimum
41 ft. and 4 inches from
the property line Yes
Side Yard Setback 40 ft. minimum 40 ft. and 5 in. on south; 43 ft. and 9 in. on north. Yes
Rear 40 ft. minimum 128 ft. and 9 inches Yes
Size of Main
Residence
6,000 sq. ft. maximum
(lots < 3 acres) 5,998 sq. ft. Yes
Impervious Surfaces 8,000 sq. ft. maximum
(lots < 3 acres) 7,579 sq. ft. Yes
Building Height
(Maximum)
17 ft. west of crestline;
27 ft. east of crestline
/ 1 ½ stories
1 ½ story or 27 feet

Yes
Parking

Four spaces required

Four spaces (two inside
garage & two outside) Yes
Fence Height and
Materials
Height: 54 inches (4.5 ft.)

Material: Wood
(Exceptions allowed for
metal fences)
Height: 3.5 ft.

Material: Openwork wood
(75% or more open)
Yes
Crestline Zone of
Protection
Within three hundred
(300) feet easterly of the
crestline, structure heights
shall be restricted so that
no structure extends above
the crestline site line
Within 300 ft east of the
crestline, not visible from
the three closest
viewpoints nor does the
height of the structure
extend into the crestline
site line
Yes

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 7 of 13

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 MMC Section XI-10-45.09-7 of the Zoning Ordinance, t he Planning Commission and City Council shall consider the following guidelines in its review. Staff has determined the Project to be consistent with the Hillside Architectural Guidelines as demonstrated in Table 4 below.

Table 4: Hillside Zoning Ordinance Compliance

Site and Architectural Guidelines
Section 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 relative to the
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 27-
feet, and substantially set back from adjacent
property lines to the north and south, which
minimizes interference with views and privacy.

Additionally, the lot to the west is dedicated as
Common Area only and will not be developed
with future residential uses.
(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 and has no existing trees. As
such, no trees will be removed. As proposed, the
design of the house is carefully sited to be built on
the flattest portions of the lot, following the
natural landscape and existing contours of the site
to limit cut to 357 cubic yards and fill to 256 cubic
yards, with a net export of 101 cubic yards.

Minimal landscaping is also proposed, including
17 mid-size trees and various flowering plants,
ground cover, succulents and shrubs.
(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 and side facing elevations to remove the
perception of bulk within the one-and-a-half-story
residence. The overall building footprint of the
main residence on the 1-acre lot is consolidated
into one area, and the remaining portions of the lot
will remain undeveloped except for the proposed
ADU. The exterior facade is composed of smooth-
finished white stucco, natural white limestone,

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 8 of 13

Site and Architectural Guidelines
Section 45.09-7
Consistency Finding
dark aluminum windows, and decorative
balustrade on balconies and stairs. As
demonstrated by 3D Renderings Sheet A-15 and
Materials Sheet A-16 in Attachment B (Project
Plans), the images show the new residence with its
proposed earth-toned colors and materials that
bring together the natural hillside topography of
the lot.
(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
27 feet in height as permitted for homes east of the
crestline, and exceeds all minimum setbacks as
required by the Hillside development standards.

The proposed home also has minimally pitched
roof systems that could be used to utilize future
solar energy. With regards to adjacent properties,
the lot to the west is reserved as Common Area
and the residences to the east are located greater
than 429 feet away. As such, the proposed main
residence 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. The proposed location of the main
dwelling is where the existing lot is most flat, and
grading is limited to 357 cubic yards of necessary
cut to accommodate the one-and-a-half-story
dwelling and 256 cubic yards of the grading will
be repurposed as fill. All cubic yards of cut will
be repurposed, resulting in a net export of only
101 cubic yards. Furthermore, no grading is
proposed in the crestline zone of protection, and
grading is limited to the footprint of the home and
rear patio area. The proposed landscape plan
includes a variety of flowers, shrubs, succulents,
and trees. As demonstrated in Attachment B
(Project Plans), these plans are consistent with the
grading/landscaping requirements within the
Hillside Ordinance

Planned Unit Development Amendment
The Project is also located within PUD 68, which establishes total allowable square footage, total allowable grading, size of the garage , and exterior finish materials. Per PUD No. 68 (adopted November 1992), the lot shall have a 3 -car garage, 4 ,000-5,000 square feet of total allowable square footage for the residential structure, and only permit certain types of exterior finishes.

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 9 of 13

Staff has determined through analysis and research that PUD No. 68, also known as Countryside Estates, which was established to regulate the construction of six custom homes , is no longer reflective of the current development patterns of the Bay Area.

Staff recommends amending the PUD for this lot to allow for a n increase in residential square footage, a modification for a two -car garage instead of a three -car garage, and proposed changes in exterior finishes. In order to approve such changes, the Planning Commission must make the finding that these changes will not be detrimental to the light, air or privacy of any other structure or use currently existing or anticipated.

Site & Architectural Design
The Project is designed in a modern Palazzo style, which adds to the architectural diversity of the neighborhood. The exterior materials are composed of smooth-finished white stucco, natural white limestone, dark aluminum windows, metal roof tiles, and decorative balustrade on balconies and stairs. The articulation of the architectural forms blending with a variety of finishes creates an attractive front elevation, along with an integrated driveway pattern using pervious pavers that enhances the house and the neighborhood. All exterior materials and finishes work together as a palette of earth tone colors creating harmony with the surroundings. The colors and materials are complementary to the neighboring residences and within an earth tone range.

Grading and Landscaping
Due to the sloped lot and vehicular access requirements, the applicant has requested that the site be graded in order to make the site feasible for residential development. In an effort to limit the amount of ground to be removed, the applicant has proposed a site plan which locates the proposed home on the flattest portion of the site . Given the steep slope of the lot, grading was required to accommodate a one-and-a-half-story home with rear yard access. Although the home is one-and- a-half stories, ther e are two floors. To minimize grading, the rear yard entry is located on the second floor , which requires considerably less grading than having the exit on the first floor.

However, due to the property slope and proximity to the crestline, the Project will result in 357 cubic yards of cut and 256 cubic yards of fill for the construction of a new home and the required grade at the driveway for firetruck access. All cubic yards of cut will be repurposed, resulting in a net export of only 101 cubic yards. Furthermore, no grading is proposed in the crestline zone of protection, and grading is limited to the footprint of the home and rear patio area. The proposed landscape plan includes a variety of flowers, shrubs , succulents, and trees. As demonstrated in Attachment B (Project Plans) , these plans are consistent with t he grading/landscaping requirements within the Hillside Ordinance.

Crestline Zone of Protection
In an effort to protect the quality of views of the hills from the valley floor, development standards related to the crestline have been incorporated into the Zoning C ode. Per MMC Section XI-10-

45.06, the purpose of the crestline zone of protection is to preserve the natural quality of the crestline and the slopes immediately below, when viewed from the valley floor. In addition , Section 45.06-2 states that, i n the area within three hundred (300) feet easterly of the crestline, structure heights shall be restricted so that no structure extends ab ove the crestline site line. An exhibit was given to the applicant demonstrating the location of prominent crestlines identified by the City. Specifically, designated viewpoints VP2, VP 4, and VP 5 were included within this

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 10 of 13

analysis. As demonstrated in plan Sheets A-3 and A -4, the Project will not be visible from the valley floor, and therefore, is 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 has considered 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 are 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 color s and materials that complement both the site and existing neighborhood. The new residence will be located on a rectangular, down sloping lot where the primary structure is situated on the flattest portion of the lot. The Project will have two floors and outdoor amenities including a lattice patio cover terraced down into the hillside towards the front portion of the lot. 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. The home will also 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 in Table 3 above, the proposed home meets the development standards in the Single-Family Hillside Zoning District and Countryside Estates PUD No. 68 for setbacks, height requirements, and landscaping and is requesting an amendment to PUD No. 68 for exterior finishes, building square footage, and size of the garage. As described within the staff report and demonstrated in Table 4 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 Zonin g District for setbacks, height requirements, and landscaping. The Project will be consistent with fencing and grading requirements with Planning Commission approval of the grading plan per MMC XI-10-45.18(b).

3. The project is consistent with the Milpitas General Plan in that:

As demonstrated in 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 and a terraced design. The proposed residence will have little to no visual impact as viewed from the valley floor as it will be shielded by an existing hill and is located on the northeastern edge of the City. The scale, mass, bu ilding form, and overall design of the new Hillside residence

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 11 of 13

will be similar to other single -family residences in the Hillside and will utilize earth toned colors and features. The Project is particularly consistent with Milpitas General Plan Policy CD 7 - 5, which states to limit new development in the Hillside Area to only to Very Low Density Residential, open space and park uses. The Project meets this finding, as the site is a part of an approved Planned Unit Development, which subdivided lots planned for clustered housing.

Planned Unit Development (Section XI-10-54.07(B)(6)(a-d))

1. The proposed development will result in an intensity of land utilization no higher than and standards of open spaces at least as high as permitted or specified otherwise for such development in the General Plan, Zoning Ordinance and Subdivision ordinance.

The permit amendment, along with the Project, will result in an intensity no higher than and standards of open space at least as high as permitted, in that the PUD requirements mirror the Hillside combining zoning requirements, in regards to land utilization, planting, irrigation, and open space. This standard has been met.

2. The development will not create traffic congestion pursuant to the California Environmental Quality Act (CEQA). However, if traffic congestion is created by the proposed development, the traffic impacts will be mitigated by traffic improvements proposed by the developer or by funding capital projects and by on -site provisions for traffic circulation and parking or, if it cannot be mitigated, the Planning Commission and City Council shall issue any necessary findings pursuant to CEQA.

The Project associated with the PUD permit amendment, will not create traffic congestion that will significantly and negatively affect existing traffic operations. This standard has been met.

3. For residential development in the Valley Floor Planning Area, as defined in the Milpitas General Plan Land Use Element, the maximum dwelling unit density per gross acre shall be the upper limit of the corresponding General Plan density range within each z oning designation. In the case of the Valley Floor Planning Area residential developments proposed on land zoned "R3" (Multiple Family Residential) an overall density of up to forty (40) units per gross acre can be approved if the following criteria are fo und by the City Council to be met.

The proposed PUD permit amendment shall not have any effect on residential development density. This standard has been met.

Furthermore, in order to grant a Planned Unit Development amendment, the following findings are hereby made pursuant to Milpitas Municipal Code Section XI-10-54.07(B)(6)(d):

1. Development of the site under the provisions of the Planned Unit Development will result in public benefit not otherwise attainable by application of the regulations of general zoning districts.

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 12 of 13

The amendment, along with the Project, will result in a public benefit by modifying the PUD to conform with current development standards and allow flexibility for a smaller garage, more square footage for the residential structure , and changes to the exterior, without being detrimental to the light, air or privacy of any other structure or use currently existing or anticipated. Furthermore, the Planning Commission has already approved similar increases to the maximum allowed square footage within this PUD for Lot 2 and 4 entitlements.

2. The proposed Planned Unit Development is consistent with the Milpitas General Plan.

The amendment, along with the Project is consistent with the Milpitas General Plan, as demonstrated and outlined in Table 2 above.

3. The proposed development will be in harmony with the character of the surrounding neighborhood and will have no adverse effects upon the adjacent or surrounding development, such as shadows, view obstruction, or loss of privacy that are not mitigated to acceptable levels.

The architectural design and site planning of the proposed home are aesthetically compatible with the neighboring homes, with an emphasis of minimizing changes to the natural topography. The proposed home incorporates earth tone colors and is tucked into the hillside as to not draw attention to it when viewing from the valley floor. All exterior materials and finishes work together as a palette of earth tone colors, creating harmony with the surroundings. The colors and materials of the proposed Palazzo design are complementary to the neighboring residences. Additionally, the proposed home is on a 1 -acre parcel sitting at a minimum of 40 feet set back from all property lines , with a minimum of 80 feet between the closest neighboring home, and therefore will not interfere with privacy.

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 Construction or Conversion of Small Structures) and Section 15183 (Project s Consistent with a Community Plan, General Plan or Zoning) as it involves the construction of a single -family residence that is consistent with the General Plan and R1-H Zoning District.

PUBLIC COMMENT/OUTREACH
Staff provided public notice for the application in accordance with City and State public noticing 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 August 16, 2024. In addition, 16 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

Agenda Item IX-1: New Hillside Residence – August 28, 2024 Page 13 of 13

3. Adopt Resolution 24-030, approving and recommending the City Council approve Site Development Permit No. SD 23-0004 and Planned Unit Development Amendment P - PA24-0001, to allow the 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 24-030
B: Project Plans

RESOLUTION NO. 24-030

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MILPITAS APPROVING AND RECOMMENDING APPROVAL OF SITE DEVELOPMENT PERMIT NO. SD23-0004 AND PLANNED UNIT DEVELOPMENT AMENDMENT P -PA24-0001 TO THE MILPITAS CITY COUNCIL TO DEVELOP A NEW HILLSIDE HOME ON A VACANT 1-ACRE SITE LOCATED AT 1327

TERRA VISTA COURT
(APN: 029-07-011)

WHEREAS, on March 7, 2023, an application was submitted by Kulwantbir Sandhu (“Applicant” or “Permittee”), for a Site Development Permit (SD23 -0004) entitlement and Planned Unit Development Amendment (P -PA24-0001) to allow development of a 5,998 square-foot, single-family residence up to 27 feet (two stories) in height, with a 1,280 square- foot attached garage and mechanical room, landscaping, and associated site improvements on a vacant 1-acre site at 1327 Terra Vista Ct. (APN: 029-07-011) (the “Project”). The Project site is zoned Single Family Residential – Hillside and located within Planned Unit Development No. 68 (Countryside Estates); 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, Section 15183 (Projects Consistent with a Community Plan, General Plan or Zoning) of the CEQA Guidelines; and
WHEREAS, on August 28, 2024 , 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 single - family residence and its accessory structure 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- 0004:

Resolution No. 24-030

2 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 are 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. The new residence will be located on a rectangular, down sloping lot where the p rimary structure is situated on the flattest portion of the lot. The Project will have two floors and outdoor amenities including a lattice patio cover terraced down into the hillside towards the front portion of the lot. 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. The home will also be built within its size limitations per the Hillside Zoning Ordinance.

2. The Project is consistent with the Milpitas Zoning Ordinance.

As described in Table 3 of the staff report, the proposed home meets the development standards in the Single-Family Hillside Zoning District and Countryside Estates PUD 68 for setbacks, height requirements, and landscaping and is requesting an amendment to PUD 68 for exterior finishes, building square footage, and size of the garage. As described within the staff report and demonstrated in Table 4 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 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
41 ft. 4 in. Yes
Side Yard Setback 40 ft. minimum
40 ft. and 5 in. on
south;
43 ft. and 9 in. on
north
Yes
Rear Yard Setback 40 ft. minimum 128 ft. and 9 in. Yes
Size of Main
Residence
6,000 sq. ft. maximum
(lots < 3 acres) 5,998 sq. ft. Yes
Impervious Surfaces 10,000 sq. ft. maximum
(lots < 3 acres) 7,579 sq. ft. Yes
Building Height
(maximum) 27 ft. east of crestline

27 ft.

Yes
Parking Main Residence - Five
spaces required
Four spaces (two
inside garage & two
outside)
Yes
Fence Height and
Materials
Height: 54 inches (4.5
ft.)

Material: Wood
Height: 3.5-ft
Yes

Resolution No. 24-030

3 Standards Hillside Requirements Proposed Complies
Material:

Openwork wood
(75% or more open)
Grading
Grading plans greater
than 500 cubic yards
(cy), but less than 1,500
cy requires Planning
Commission approval
Cut: 357 cy
Fill: 256 cy
Export: 101 cy
Yes, with Planning
Commission
approval per MMC
XI-10-45.18(b)

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 relative to the 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 27-feet, and substantially setback from adjacent property lines to the north and south, which
minimizes interference with views and privacy.

Additionally, the lot to the west is dedicated as
Common Area only and will not be developed with
future residential uses. New proposed landscaping and
wood fencing for the Project 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 and has no existing trees. As such, no
trees will be removed. As proposed, the design of the
house is carefully sited to be built on the flattest
portions of the lot, following the natural landscape and existing contours of the site to limit cut to 357 cubic yards and fill to 256 cubic yards, with a net export of 101 cubic yards. Minimal landscaping is also
proposed, including 17 mid-size trees and various
flowering plants, ground cover, succulents and shrubs.
(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 and side
facing elevations to remove the perception of bulk
within the one-and-a-half-story residence. The overall building footprint of the main residence on the 1-acre
lot is consolidated, and the remaining portions of the
lot will also remain undeveloped except for the

Resolution No. 24-030

4 Site and Architectural Guidelines
Section XI-10-45.09-7
Consistency Finding
proposed ADU. The exterior facade is composed of
smooth-finished white stucco, natural white limestone,
dark aluminum windows, and decorative balustrade on
balconies and stairs. As demonstrated by 3D
Renderings Sheet A-15 and Materials Sheet A-16 in
Attachment B (Project Plans), the images show the
new residence with its earth-toned proposed colors and
materials that brings together the natural hillside
topography of the lot.
(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 27
feet in height as permitted for homes east of the
crestline, and exceeds all minimum setbacks as
required by the Hillside development standards. The
proposed home also has minimally pitched roof
systems that could be used to utilize future solar
energy. With regards to adjacent properties, the lot to the west is reserved as Common Area and the
residences to the east are located greater than 429 feet away. As such, the proposed main residence 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. The proposed location of the main
dwelling is where the existing lot is most flat, and
grading is limited to 357 cubic yards of necessary cut
to accommodate the one-and-a-half-story dwelling and
256 cubic yards of the grading will be repurposed as
fill.

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:

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 50 feet east of the crestline. Project Plan sheet A -4
illustrates 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. The proposed Project will be situated at
the flattest portion of the lot to limit disruption to the existing natural topography by limiting cut to 357
cubic yards and fill to 256 cubic yards for both
construction phases. The total earthwork exported will

Resolution No. 24-030

5 be 101 cubic yards to accommodate the home's
footprint and meet the grade requirements to not be
visible from the valley floor.

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. Minimal contour grading will be required
for the construction of the new residence due to its
siting on the flattest areas of the lot. All new contours will be designed to blend with the natural existing site contours as demonstrated in the civil drawings in the
plan set.

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 building pad is proposed at the flattest portion of the lot and will only necessitate minimal
grading to accommodate the residence. Grading has
been minimized as much as feasibly possible in the
Project, in that the site follows the site's natural
contours in an effort 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 roof design that
follows the existing slope of the lot, thereby reducing the massing and scale of the new two-story residence.

The exterior facade will include materials such as gray board and batten siding, beige stone veneer, bronze
fiberglass windows, and a gray composite asphalt
shingle roof. As demonstrated by Materials Sheets
A09 in Attachment B (Project Plans), the 3D
renderings show the new residence with its earth-toned
proposed colors and materials that bring 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.

Resolution No. 24-030

6 SECTION 4: Planned Unit Development (Section XI-10-54.07(B)(6)(a-d)):

1. The proposed development will result in an intensity of land utilization no higher than and standards of open spaces at least as high as permitted or specified otherwise for such development in the General Plan, Zoning Ordinance and Subdivision ordinance.

The permit amendment, along with the Project, will result in an intensity no higher than and standards of open space at least as high as permitted, in that the PUD requirements mirror the Hillside combining zoning requirements, in regards to land utilization, planting, irrigation, and open space. This standard has been met.

2. The development will not create traffic congestion pursuant to the California Environmental Quality Act (CEQA).

However, if traffic congestion is created by the proposed development, the traffic impacts will be mitigated by traffic improvements proposed by the developer or by funding capital projects and by on -site provisions for traffic circulation and parking or, if it cannot be miti gated, the Planning Commission and City Council shall issue any necessary findings pursuant to CEQA.

The Project associated with the PUD permit amendment, will not create traffic congestion that will significantly and negatively affect existing traffic operations. This standard has been met.

3. For residential development in the Valley Floor Planning Area, as defined in the Milpitas General Plan Land Use Element, the maximum dwelling unit density range within each zoning designation. In the case of the Valley Floor Planning Area residential deve lopments proposed on land zoned “R3” (Multiple Family Residential) an overall density of up to forty (40) units per gross acre can be approved if the following criteria are found by the City Council to be met.

The proposed PUD permit amendment shall not have any effect on residential development density. This standard has been met.

Furthermore, in order to grant a Planned Unit Development amendment, the following findings are hereby made pursuant to Milpitas Municipal Code Section XI-10-54.07(B)(6)(d):

1. Development of the site under the provisions of the Planned Unit Development will result in public benefit not otherwise attainable by application of the regulations of general zoning districts.

The amendment, along with the Project, will result in a public benefit by modifying the PUD to conform with current development standards and allow flexibility for a smaller garage, more square footage for the residential structure and changes to the exterior, without being detrimental to the light, air or privacy of any other structure or use currently existing or anticipated. Furthermore, the Planning Commission has already approved similar increases to the maximum allowed square footage within this PUD for Lot 2 and 4 entitlements.

2. The proposed Planned Unit Development is consistent with the Milpitas General Plan.

The amendment, along with the Project is consistent with the Milpitas General Plan, as demonstrated and outlined in Table 2 above.

3. The proposed development will be in harmony with the character of the surrounding neighborhood and will have no adverse effects upon the adjacent or surrounding development, such as shadows, view obstruction, or loss of privacy that are not mitigated to acceptable levels.

The architectural design and site planning of the proposed home are aesthetically compatible with the neighboring homes, with an emphasis of minimizing changes to the natural topography. The proposed home incorporates earth tone colors and is tucked into the hillside as to not draw attention to it when viewing from the valley floor. All exterior materials and finishes work tougher as a palette of earth tone colors, creating harmony with the surroundings. The colors and materials of the proposed Palazzo d esign are complementary to the neighboring residences. Additionally, the proposed home is on a 1-acre parcel sitting at a minimum of 40 feet set back from all property lines, with a minimum of 80 feet between the closest neighboring home, and therefore wi ll not interfere with privacy.

SECTION 5: The Planning Commission of the City of Milpitas hereby approves and recommends the City Council approve Site Development Permit No. SD 23-0004 and Planned Unit Development Amendment P -PA24-0001 to allow the development of a single-family residence in the R1-H Single-Family Residential-Hillside Zoning District at 1327 Terra Vista Court, based on the above findings and subject to the Conditions of Approval in the proposed Site Development

Resolution No. 24-030

7 Permit No. P -SD23-0004 and Planned Unit Development Amendment P -PA24-0001 attached hereto as Exhibit 1 and incorporated herein.

PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of Milpitas on August 28, 2024.

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 August 28, 2024, and carried by the following roll call vote:

COMMISSIONER AYES NOES ABSENT ABSTAIN
Mercedes Albana
Dipak Awasthi
Michael Caulkins
Chia Ling Kong
Alexander Galang
Sonia Medina-Ashby
Parveen Gupta

Resolution No. 24-030

8 EXHIBIT 1

SITE DEVELOPMENT PERMIT NO. P-SD23-0004
PLANNED UNIT DEVELOPMENT AMENDMENT NO. P-PA24-0001
1327 TERRA VISTA COURT (APN 029-07-011)

The City of Milpitas Planning Commission approves Site Development Permit No. SD23-0004 and Planned Unit Development Amendment P-PA24-0001 in accordance with Sections X1-10-45.09, XI-10-57.03, and XI-10-

54.07(B)(6)(a-d) 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 is to allow the issuance of building permits for the proposed development of a 5,998-square foot, single-family residence, up to two stories in height, with a 1,280 square-foot attached garage and mechanical room (“Project”) on a vacant 1-acre hillside lot located within the R1-H Single-family Residential Hillside Zoning District at 1327 Terra Vista Court (APN: 029-07-011), subject to all necessary reviews, approvals, studies, and inspections for the issuance of such building permits. This Planned Unit Development Amendment is to amend Planned Unit Development No. 68 for this lot to allow the proposed changes to exterior finishes and design for a modern Palazzo style, reduction from a three-car to a two-car garage, and increase from a 4,000 to 5,000 square-foot dwelling to a maximum 6,000 square-foot dwell as allowed by and subject to all laws and standards.

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 -0004 and Planned Unit Development Amendment No. PA24 -0001 (“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.

Resolution No. 24-030

9 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.

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 twenty- five 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 Calif ornia 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 c laims, 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 na ture 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 rela ted 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)

Resolution No. 24-030

10 17. Development in Conformance with Approved Plans: Permittee shall develop the approved Project in conformance with the plans dated June 16, 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 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 re view 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 re gion. 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 1.5 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)

27. Prior to Building Permit Issuance, the applicant must demonstrate proof in accordance with “Special Conditions – P.U.D. No. 68 and Vesting Tentative Map “Countryside Estates,” that the development at “ 1327 Terra Vista Ct.” will be serviced by a fire hydrant that meets the minimum water demand of 1,500 hydrant fire flow to the satisfaction of the Deputy Fire Chief, or his designee. (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. Planning review done under the submittals on November 27, 2023 with revision

2.

Resolution No. 24-030

11 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, guest ADU, accessory structure), inclusive of basements and garages. Milpitas Municipal Code Section V-300-2.69, CFC Section 903.2.8

29. Fire Department access. Sheets A11 shows an acceptable Fire Dept. apparatus access. Driveway is not part of the fire apparatus access road. 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.

Allowed the increase of about 10 percent of the required extension in the hose reach based on the exception provided in accordance with 2022 CFC 503.1.1.

Architectural plans showing the fire access at the west side of the building (similar to 3D rendering 1/A15 shall be reflected on all plans during permitting.)
b. The private road shall be designed for fire apparatus access. Fire Access Dimensions, fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm). CFC Section 503.2.1 Exception:

Milpitas Municipal Code XI-10-45.11

45.11-1 Privately owned and maintained access from the public road to each single-family dwelling shall be a minimum of fourteen (14) feet in width. Turning radius shall be designed to meet the Fire Department’s requirements.

45.11-2 Turnout space shall be provided on driveways over one hundred fifty (150) feet in length with a maximum spacing of one hundred fifty (150) feet if driveway is less than eighteen (18) feet wide.

45.11-3 Turnaround. All dwelling units shall provide an on-site area for vehicles to turn around if served by a driveway over one hundred fifty (150) feet in length to meet Fire Department’s requirements.

45.11-4 Vertical Clearance. All privately owned and maintained roads and drives shall assure a minimum fourteen (14) foot vertical clearance.

30. 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

31. 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

32. ACCESS CONTROL DEVICES. When access control devices including bars, grates, gates, electric or magnetic locks or similar devices, which would inhibit rapid fire department emergency access to the building, are installed, such devices shall be approved by the fire code official. All access control devices shall be provided with an approved means for deactivation or unlocking by the fire department. Access control devices shall also comply with Chapter 10 Egress. (Knox box location shall be at 6 feet above the finish floor, or fire access walkway or road). [Ref.:

CFC 504.6, added by MMC V-300-2.54]

33. 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

Resolution No. 24-030

12 34. Fire Hydrant systems. Fire hydrant systems shall comply with 2022 CFC section 507.5.1 through 507.5.6 and Appendix C or by an approved method. 202 California Fire Code 507.5.

35. Fire Flow. Fire flow requirements for buildings or portions of buildings and facilities shall be determined by an approved method or Appendix B or the City of Milpitas Engineering requirement. a. Fire flow data based on the 7,982 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. Water supply shall be reviewed and approved per the City of Milpitas Engineering Department standard and the most demanding requirement for domestic and fire service will be followed.

Approval of this permit is contingent upon approval of the private main supply under Building Permit # B-SI17- 0022 & Fire Record # 2017-1604. These permits are for the private hydrants along Terra Vista Court that are not yet approved (contact the City of Milpitas Engineering for further details).

36. 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

37. 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.

38. 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]

39. The Milpitas Fire Department shall approve new installation and/or modifications to existing fire protection, alarm or monitoring system(s). A separate submittal is required to the Milpitas Fire Department, for review and approval, prior to the commencement of any work. CFC Section 901.2. This will include the relocation of the on-site fire hydrant under a fire permit for underground fire service lines.

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)

40. Modifications: The Site Development Plan dated July 3, 2024 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, infiltrati on, or evapo-transpiration, for City’s review and approval by the Engineering Department.

Resolution No. 24-030

13 32. Submittal Requirements: Permittee to ensure that all plan check submittals are in accordance with City’s submittal check list for each permit type, including but not limited to, payment of permit fees and/or fee deposit at the time of the submittal.

33. 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 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:
b. Standard details and specifications:
c. Americans with Disabilities Act (ADA) requirements, where applicable.

35. Sanitary Sewer Calculations: Permittee shall submit a completed “Sewer Needs Questionnaire” form and sanitary sewer calculations to justify lateral size design, allocation of discharge for each of the lateral, and impact to the existing main.

Permittee shall be responsible to imple ment any necessary improvements if there is any identified deficiency to the existing main as result of the project.

36. Storm Drain Design : Permittee shall submit storm drain hydrology and hydraulic calculations based upon a 10 -year storm event to justify the size of the storm drain lateral flowing full, without surcharging the main line pipe, and to be reviewed and approved by the Engineering Department.

37. 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.

38. Relocation and Adjustment of Existing Public Utilities: Permittee shall relocate and/or adjust existing public utilities as needed that are in conflict with the proposed improvements.

39. Water Service Agreement: Permittee shall complete a water service agreement to obtain water service.

40. Encroachment Permit: Prior to any work in the public right -of-way and/or public easement, obtain an encroachment permit with insurance requirements for all public improvements including a traffic control plan per the latest California Manual on Uniform Traffic Control Devices (MUTCD) standards to be reviewed and approved by the Engineering Department.

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)

41. 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. 24-030

14 42. 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.

43. Private utilities shall run within their recorded easements.

44. Fees: Upon reviewing Exhibit B from the Subdivision Improvement Agreement, it appears that a number of fees were deferred to be paid before building permit issuance. Those fees are listed here, as well as additional fees that may apply:

Exhibit B fees:

a. Water connection fee at $1,164/unit for residential, based upon increased water usage. b. 3.8% of applicable fees in accordance with City Resolution No. 8969 as Permitting Automation Fee.

Other Fees:
c. Sewer connection fee: $1,908 single family parcel (separate from Treatment Plant fee)

45. 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 Postmaster 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)

46. 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.

47. 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.

48. 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.

49. Water Shut-Down Plan: Permittee shall provide a water shut-down plan at least seven days in advance of the shut-down in coordination with the Engineering Inspector, and notify affected property owners/tenants when cut -in tee(s) is/are required.

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.

50. Landscape Certificate of Completion: Permittee shall submit a Certificate of Substantial Completion that complies with the Milpitas Municipal Code Water Efficient Landscapes ordinance.

51. 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.

52. Private Job (PJ) Balance: Permittee shall pay for any remaining balance from the Private Job deposit.

Resolution No. 24-030

15 BUILDING DEPARTMENT CONDITIONS

53. 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

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

A
-
1 SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

S.M.H
PROJECT:
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA FIRE CODE
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE

MILPITAS

CITY MUNICIPAL CODE

ALL APPLICABLE COUNTY OF SANTA CLARA CODES & REGULA
TIONS
REVISION TABLE:

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

COVER SHEET
DRAWN BY:

SHEET NO.:

AS NOTED
VICINITY MAP:

APN MAP:

PROJECT CONTACTS:

SITE LOCATION
OWNER:

DESIGNER:

LANDSCAPE
ARCHITECT:

PROJECT DATA:

AREA CALCULATION:

DRAWING INDEX:

CODE EDITIONS:

SCOPE OF WORK:

SITE LOCATION

CITY STAMP PLACE

SURVEY & CIVIL
ENGINEER:

SANDHU

RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035
APN: 029
-
07 -
011
GROSS AREA: 1.004 ACRE
OCCUPANY GROUP: R
-
3 FLOOD ZONE: D
CONSTRUCTION TYPE: VB
-

SPRINKLERED
NUMBER OF FLOORS: 1 1/2 (ONE AND HALF)
FIRE PROTECTION: AUTOMATIC FIRE SPRINKLERS for NEW
HOMES (NFPA 13D)
SET BACKS REQUIRED: FRONT: 25Ft

SIDE(EACH): 40 Ft

BACK: 40 Ft
MAIN HOUSE:

A.D.U
BEDROOMS: 4
BEDROOMS: 2
BATHROOMS: 5
BATHROOMS: 2
NAME: SUMER SINGH SANDHU
TEL:510
-
455
-
6399
EMAIL:KEVIN@NILESROCKTRAN
SPORT.COM

CODE ANALYSIS
APLICABLE CODES: 2022 C.B.C., 2022 C.R.C., 2022 C.M
.C.,
2022 C.E.C., 2022 C.P.C., 2022 CENC., 2022 MMC

COMPLY TO MILPITAS MUNICIPAL CODE
CONSTRUCTION TYPE: V
-
B

REFER TO THE AS
-
BUILT 2
-
430 FOR THE EXISTING UNDERGROUND UTILITI
ES
INSTALLED IN COUNTRY CLUB DRIVE AND APPROVED PLAN 2
-
955 FOR PUBL
IC
IMPROVEMENT PLANS FOR COUNTRYSIDE ESTATES DATED 8/1
4/2009.

SANDHU

RESIDENCE

SINGLE FAMILY

RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035
S.M.H

AS NOTED
6/16/2023
612
A
-
1 COVER SHEET
A
-
2 VIEW POINTS
-
1 A
-
3 VIEW POINTS
-
2 A
-
4 VIEW POINTS SECTIONS
A
-
5 PROPOSED HARDSCAPE PLAN
A
-
6 PROPOSED SITE PLAN
A
-
7 GARAGE/A.D.U FLOOR PLAN
A
-
8 FIRST FLOOR PLAN
A
-
9 ROOF PLAN
A
-
10 PROPOSED SITE PLAN FOR FIRE DEPARTMENT
A
-
11 ELEVATIONS
A
-
12 A.D.U ELEVATIONS
A
-
13 SECTIONS
A
-
14 DIAGRAM PLANS
A
-
15 3D VIEWS
A
-
16 MATERIALS BOARD
A
-
17 DOORS & WINDOWS SCHEDULES
A
-
18 GENERAL NOTES
A
-
19 ARCHITECTURAL NOTES
A
-
20 ARCHITECTURAL DETAILS
A
-
21 BEST MANAGMENT PRACTICES
A
-
22 RESIDENTIAL MANDATORY MEASURES
CG
-
1 CALGREEN NOTES
CG
-
2 CALGREEN CHECKLISTS
C
-
1 COVERSHEET
C
-
2 SITE PLAN
C
-
3 GRADING AND DRAINAGE PLANS
C
-
4 DETAILS
C
-
5 EROSION CONTROL PLAN
L
-
1 LANDSCAPE PLANTING PLAN
L
-

1.1 LANDSCAPE NOTES & LEGENDS
L
-
2 LANDSCAPE HYDROZONE PLAN
L
-

2.1 LANDSCAPE NOTES & LEGENDS
L
-
3 LANDSCAPE CONSTRUCTION DETAILS
L
-

3.1 LANDSCAPE CONSTRUCTION DETAILS
L
-
4 LANDSCAPE SPECIFICATIONS
BUILDING NEW 5998 SQFT MAIN HOUSE + 985
SQFT A.D.U

PROFESSIONAL ENGINEERS
TEL: 650
-
644
-
7674
500 W HAMILTON AVE.,
#110246
CAMPBELL, CA 95008
-
0246
EMAIL:[email protected]
WWW.PROENGS.COM

REED ASSOCIATES LANSCAPE

ARCHITECTURE
TEL: 408
-
481
-
9020
1345 PAULINE DR, SUNNY
VALE, CA 94087
EMAIL:[email protected]
WWW.RALA.NET
T
-
1 TOPOGRAPHIC SURVEY
MAP

SMP ENGINEERS
TEL:
(650) 941
-
8055
1534

CAROB LANE,

LOS ALTOS CA
94024
EMAIL:SRAZAVI@SMPENGINE
ERS.COM
COMMENT BY CITY 05/04/2023

LOT COVERAGE CALCULATIONS

FLOOR AREA CALCULATIONS
COVERED PORCH, COVERED PATIO AND A.D.U ARE

EXEMPT FROM THIS CALCULATION
A.D.U.

LOT AREA
A.D.U IS EXEMPT FROM THIS CALCULATION

SQUARE FOOTAGE

SQUARE FOOTAGE
43750 SQFT.

MAIN FLOOR LIVING AREA (CONDITIONED)

FRONT PORCH

GARAGE FLOOR AREA (UNCONDITIONED)

BACK PATIO
5998 SQFT.
1280 SQFT.
178 SQFT.
3074 SQFT.
6168 SQFT.

BUILDING FOOTPRINT

LOT COVERAGE (BUILDING FOOTPRINT/LOT SIZE)
14%
985 SQFT.

A.D.U. BACK YARD
338 SQFT.

ARCHITECTURAL:

CIVIL:

LANDSCAPE:

SURVEY:

REQUIRED CITY NOTES:
1) BUILDER MOST PROVIDE THE HOME OWNER WITH THE LUM

INARIES SCHE
DULE
( AS REQUIRED IN TITLE 24 CALIFORNIA CODES OF REG

ULATIONS, PAR
T 1,
10 -
103(B)) THAT INCLUDES A LIST OF LAMP INSTALLED THE

LUMINARIES
.
2) ALL SINK FAUCETS, SHOWER HEADS,TOILETS AND URINA

LS SHALL COMP
LY
WITH CALIFORNIA CIVIL CODE SECTION 111.1 THROUGH 11

01.8. (KITCHE
N
FAUCETS SHALL NOT EXCEED 1.8 GALS/MIN. LAVATORY FAU

CETS SHALL NO
T
EXCEED 1.2GALS/MIN. SHOWER HEADS SHALL NOT EXCEED

1.8 GALS/MI
N.

TOILETS SHALL NOT EXCEED 1.28 GALS/MIN AND URINALS

SHALL NOT EX
CEED

0.5 GALS/FLUSH.
3)
“

ANY WORKS WITHIN THE PUBLIC RIGHT OF WAY WILL REQUI
RE THE
ENCROACHMENT PERMIT.
4) AUTOMATIC FIRE SPRINKLERS FOR NEW HOMES:

4.1) AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM (N
FPA 13D MINIM
UM)

SHALL BE PROVIDED FOR THE HOME (LIVING SPACE, GARAG

E, OUTDOOR SP
ACES
ATTACHED TO THE HOME, ETC.). CALIFORNIA FIRE CODE S
ECTION 903.2.
8 4.2) FIRE DEPARTMENT PERMIT
–

REQUIRED

THE MILPITAS FIRE DEPARTMENT SHALL APPROVE NEW INST

ALLATION AND/
OR

MODIFICATIONS TO EXISTING FIRE PROTECTION, ALARM OR

MONITORING
SYSTEM(S), PUBLIC AND PRIVATE HYDRANTS. A SEPARATE

SUBMITTAL IS

REQUIRED TO THE MILPITAS FIRE DEPARTMENT, FOR REVIE

W AND APPROVA
L,
PRIOR TO THE COMMENCEMENT OF ANY WORK. CFC SECTION
901.2

4.3) WATER SUPPLY SERVICE TO THE HOME THE EXISTING

WATER SUPPLY

SERVICE TO THE HOME MAY NEED UPGRADING TO SERVICE T

HE AUTOMATIC
FIRE SPRINKLER SYSTEM. ALL NEW WATER SERVICES SHALL

BE DONE AS

REQUIRED BY THE CITY OF MILPITAS ENGINEERING DIVISI
ON.
5) DOMESTIC WATER AND FIRE SERVICE CALCULATIONS: PE

RMITTEE 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 DEP
ARTMENT.

PROVIDE THE WATER PRESSURE TEST TO ENSURE IT WILL M

EET THE MINIM
UM
REQUIREMENT BY FIRE DEPARTMENT. IF NOT, A WATER STO

RAGE TANK AND

PUMP AND/OR OTHER ACCEPTABLE MEANS DETERMINED BY TH

E APPLICANT
’
S
ENGINEER.
6) WATER SERVICE AGREEMENT: PERMITTEE SHALL COMPLET

E A WATER

SERVICE AGREEMENT TO OBTAIN A WATER METER FOR DOMES

TIC SERVICE A
ND
A SEPARATE FIRE LATERAL CONNECTION.
7) STORM DRAINAGE SHALL NOT ADVERSELY AFFECT DOWNST

REAM PROPERTY
OWNERS. AN ADEQUATE MEANS OF PICKUP AND CONVEYANCE

OF THESE STOR
M
FLOWS ON THE 17% GRADE TO COUNTRY CLUB DRIVE WILL B
E REQUIRED.
8) AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM (NFP
A 13D MINIMUM
)

SHALL BE PROVIDED FOR THE HOME (LIVING SPACE, GARAG

E, OUTDOOR SP
ACES
ATTACHED TO THE HOME, ETC.). CALIFORNIA FIRE CODE S
ECTION 903.2.
8 9) FIRE DEPARTMENT PERMIT
–

REQUIRED THE MILPITAS FIRE DEPARTMENT

SHALL APPROVE NEW INSTALLATION AND/OR MODIFICATIONS

TO EXISTING
FIRE

PROTECTION, ALARM OR MONITORING SYSTEM(S), PUBLIC A

ND PRIVATE
HYDRANTS. A SEPARATE SUBMITTAL IS REQUIRED TO THE M

ILPITAS FIRE

DEPARTMENT, FOR REVIEW AND APPROVAL, PRIOR TO THE C

OMMENCEMENT O
F
ANY WORK. CFC SECTION 901.2
10) WATER SUPPLY SERVICE TO THE HOME THE EXISTING W

ATER SUPPLY

SERVICE TO THE HOME MAY NEED UPGRADING TO SERVICE T

HE AUTOMATIC
FIRE SPRINKLER SYSTEM. ALL NEW WATER SERVICES SHALL

BE DONE AS

REQUIRED BY THE CITY OF MILPITAS ENGINEERING DIVISI
ON.
11) REQUIRED WATER SUPPLY (HYDRANTS THAT MEET THE M

INIMUM CITY
ENGINEERING DIVISION DESIGN STANDARDS). BEFORE APPL

YING FOR BUIL
DING

PERMIT, OWNER TO PROVIDE AN APPROVED WATER SUPPLY C

APABLE OF

SUPPLYING THE REQUIRED FIRE FLOW FOR FIRE PROTECTIO

N SHALL BE

PROVIDED TO PREMISES UPON WHICH FACILITIES, BUILDIN

GS OR PORTION
S OF

BUILDINGS ARE HEREAFTER CONSTRUCTED OR MOVED INTO O

R WITHIN THE
JURISDICTION. CFC SECTION 507.1 SHOW AND IDENTIFY T

HE NEAREST HY
DRANT
OF THE STREET (COURT). OWNER TO PROVIDE A REPORT S

HOWING A MINI
MUM
FIRE FLOW OF 1,250 GMP AT MINIMUM 20 PSI RESIDUAL P

RESSURE BASED
ON

THE TYPE V
-
B SPRINKLERED WITH A TOTAL FIRE AREA OF 7,982 SQUAR
E
FEET.
2022 CFC B105.1
12) AUTOMATIC FIRE SPRINKLERS FOR NEW HOMES:

12.1) AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM (
NFPA 13D

MINIMUM) SHALL BE PROVIDED FOR THE HOME (LIVING SPA

CE, GARAGE,
OUTDOOR SPACES ATTACHED TO THE HOME, ETC.). CALIFOR

NIA FIRE
CODE SECTION 903.2.8

12.2) FIRE DEPARTMENT PERMIT
–

REQUIRED

THE MILPITAS FIRE DEPARTMENT SHALL APPROVE NEW INST

ALLATION

AND/OR MODIFICATIONS TO EXISTING FIRE PROTECTION, A

LARM OR
MONITORING SYSTEM(S), PUBLIC AND PRIVATE HYDRANTS.

A SEPARATE

SUBMITTAL IS REQUIRED TO THE MILPITAS FIRE DEPARTME

NT, FOR

REVIEW AND APPROVAL, PRIOR TO THE COMMENCEMENT OF A
NY
WORK. CFC SECTION 901.2

12.3) WATER SUPPLY SERVICE TO THE HOME THE EXISTING
WATER

SUPPLY SERVICE TO THE HOME MAY NEED UPGRADING TO SE
RVICE
THE AUTOMATIC FIRE SPRINKLER SYSTEM. ALL NEW WATER

SERVICES

SHALL BE DONE AS REQUIRED BY THE CITY OF MILPITAS E

NGINEERING
DIVISION.
13) SANITARY SEWER CALCULATIONS: PERMITTEE SHALL SU
BMIT A

COMPLETED
“

SEWER NEEDS QUESTIONNAIRE
”

FORM AND SANITARY

SEWER CALCULATIONS TO JUSTIFY LATERAL SIZE DESIGN,

ALLOCATION

OF DISCHARGE FOR EACH OF THE LATERAL, AND IMPACT TO
THE
EXISTING MAIN. PERMITTEE SHALL BE RESPONSIBLE TO IM

PLEMENT

ANY NECESSARY IMPROVEMENTS IF THERE IS ANY IDENTIFI
ED

DEFICIENCY TO THE EXISTING MAIN AS A RESULT OF THE
PROJECT.

COMPLETELY FILL OUT THE SEWER NEEDS QUESTIONNAIRE F
ORM,

SECTION C TO SHOW THE TOTAL ESTIMATED WATER USES FO
R THIS
APPLICATION.
14) WATER, SEWER AND STORM DRAIN CONNECTION FEE SHA
LL BE
PAID BEFORE BUILDING PERMIT ISSUANCE. THE CONNECTIO
N FEE
SHALL BE DETAILED IN THE CONDITIONS OF APPROVAL.
15) THE PROJECT SHALL COMPLY WITH THE REQUIREMENTS
OF THE

BUILDING SAFETY AND HOUSING DEPARTMENT AND THE CALI
FORNIA
CODE OF REGULATIONS TITLE 24 AND THE MILPITAS MUNIC

IPAL CODE
AS ADOPTED BY THE CITY. BUILDING PERMITS SHALL BE S

UBMITTED TO

AND APPROVED BY THE BUILDING SAFETY AND HOUSING DEP

ARTMENT
PRIOR TO START OF CONSTRUCTION. ALL CALIFORNIA CODE
OF
REGULATIONS TITLE 24 AND MILPITAS MUNICIPAL CODE RE

QUIREMENTS

APPLICABLE AT THE TIME OF BUILDING PERMIT APPLICATI

ON MUST BE

MET IN ADVANCE OF ANY BUILDING PERMIT APPROVALS OR

RELATED
CONSTRUCTION. CHANGES TO THE SITE PLAN AND/OR BUILD

ING PLAN

REQUIRE REVIEW AND APPROVAL BY THE BUILDING SAFETY
AND
HOUSING DEPARTMENT.

GENERAL NOTES:
1) ALL WORK DESCRIBED IN THE DRAWING SHALL BE VERIF

IED FOR

DIMENTIONS, GRADE, EXTENT AND COMPATIBILITY TO THE
EXISTING SITE.

ANY DISCREPANCIES AND UNEXPECTED THAT AFFECT OR

CHANGE THE

WORK THAT DESCRIBED IN THE CONTRACT DOCUMENTS

SHALL BE
BROUGHT TO THE DESIGNER ATTENTION IMMEDIATLY. DO NO

T PROCEED

WITH THE WORK IN THE AREA OF DISCREPANCIES

UNTIL ALL SUCH
DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOO

SES TO DO SO
HE SHALL BE PRECENDING AT HIS OWN RISK.
2) OMISSIONS FROM DRAWING AND SPECIFICATIONS OR THE
MIS
-

DESCRIPTION OF THE WORK WHICH IS MANIFESTLY

NECESSARY TO

CARRY OUT THE INTENT OF THE DRAWINGS AND SPECI

FICATIONS, OR

WHICH IS CUSTOMARIYL RERFORMED, SHALL NOT RELIEVE C

ONTRACTOR

FROM PERFORMING SUCH OMITTED OR MIS
-

DESCRIBED DETAILS OF THE

WORK AS IF FULLY AND COMPLETELY SET FORHT AND DESCR

IBED IN THE
DRAWINGS AND SPECIFICATIONS.
3) SITE CONDITONS: ALL CONTRACTORS AND SUB
-

CONTRACTORS SHALL

VERIFY DIMENSIONS AND CONDITONS AI THE SITE PRIOR T

O COMMENCE
-
MENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT REL

EASE THEM
FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.

IF ANR VARIATION, DISCREPANCY OR OMISSION BETWEEN T

HE INTENT OF

THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITION
S ARE

FOUND, THE CONTRACTOR OR SUB
-

CONTRACTOR SHALL NOTIFY DESIGNER

IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM DESIG

NER PRIOR TO
PROCEED WITH ANY RELATED WORK.
1 COMMENT BY CITY 12/15/2023
3 3

SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

SMH
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

CRESTLINE - EXHIBIT A
CRESTLINE ZONE OF PROTECTION: REFERENCE MAP - EXHIBIT B

PROJECT LOCATION
1327 TERRA VISTA CT ,

PROJECT LOCATION
APN:029 -07 -011

CREST LINE
S.M.H

AS NOTED
1/30/2023
612
VIEW POINTS -1
A-2

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

SMH
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

VIEW POINT 5 - DISTANCE: 5246 FT.

VIEW POINT 4 - DISTANCE: 4451 FT. STREET VIEW FROM POINT - 4 TO SITE LOCATION STREET VIEW FROM POINT - 5 TO SITE LOCATION
S.M.H

AS NOTED
1/30/2023
612
VIEW POINTS -2
A-3

DISTANCE FROM VIEWPOINTS TO LOCATION OF PROJECT
VIEW POINT 2 - DISTANCE: 6302 FT. STREET VIEW FROM POINT - 2 TO SITE LOCATION

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

SMH
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
77 ft.
150 ft.
225 ft.
300 ft.
375 ft.
450 ft.
26 ft.
150 ft.
225 ft.
300 ft.
375 ft.
450 ft.
46 ft.
150 ft.
225 ft.
300 ft.
375 ft.
450 ft.
75 ft.
75 ft.

LINE OF SIGHT

1.2 MILE
Sc: 1"/200'
VP2 - SITE SECTION

9.24°

9.29°
Sc: 1"/200'
VP4 - SITE SECTION

0.85 MILE

LINE OF SIGHT

CRESTLINE

CRESTLINE
Sc: 1"/200'
VP5 - SITE SECTION

1.0 MILE

10.00°

LINE OF SIGHT

CRESTLINE
478 FT.
461 FT.
444 FT.

S.M.H

AS NOTED
1/30/2023
612

VIEW POINTS SECTIONS
A-4

PROPERTY LINES

PROPERTY LINES

PROPERTY LINES
1 COMMENT BY CITY 05/04/2023

9.29°

LINE OF SIGHT

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

DN
DN
DN
2 50' - 0"
175' - 0"
175' - 0"
40' - 0"
40' - 0"
4 0' - 0"
2 5' - 0"
8 8' - 8"
1 7' - 0"
3 0' - 6"
3' - 1"
96' - 5"
40' - 5"
7 9' - 3"
23' - 5"
11' - 11"
19' - 9"
12' - 8"
22' - 11"
90' - 9"
7 9' - 11"
26' - 9"
13' - 10"
10' - 6"
39' - 8"
90' - 9"
96' - 5"

RETAINING WALL

RETAINING WALL

RETAINING WALL

BACK PATIO

DRIVE WAY

SIDEWALK

MAIN LEVEL

FINISH FLOOR
96'
-
6"

FRONT PORCH

BALCONY

BALCONY
4' - 3"
1 8' - 0"

SET BACK

PROPERTY LINE

SET BACK

SET BACK

SET BACK

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
2 50' - 0"
3 5' - 0"
40' - 6"
3 5' - 0"
26' - 11"
40' - 6"
4 1' - 4"
40' - 6"
1 28' - 9"
1 28' - 9"
63' - 5"
2 2' - 10"
18' - 11"
14' - 0"
2 2' - 11"
3 ' - 0"
11' - 6"
23' - 5"
43' - 9"
1 28' - 8"
43' - 9"
4 2' - 1"
4 2' - 0"
39' - 8"
7 ' - 11"
10' - 6"
13' - 10"
6 ' - 4"
4 1' - 4"
4 0' - 11"
4' - 9"
4' - 1"
8' - 11"
14' - 9"
4 7' - 5"
6 2' - 9"
161' - 10"
1 0' - 2"
17' - 9"
10' - 0"
4' - 9"
6 ' - 6"
4' - 1"
3 7' - 2"
5 ' - 9"
1 5' - 11"
2 5' - 6"
1 5' - 4"
8' - 0"
32' - 10"
7 9' - 11"
26' - 9"
13' - 10"
10' - 6"
2 2' - 8"

CONCRETE CURB

FIRE HYDRANT

NEW LOCATION

SIDEWALK
11' - 6"
1 1' - 0"
1 5' - 0"
1 5' - 6"
1 1' - 0"

EASEMENT LINE
1 1' - 8"
2 3' - 8"

ENTRANCE

GARAGE LEVEL

FINISH FLOOR
85'
-
6"
96' - 5"

HOUSE CORNER
GRADE

HOUSE CORNER
GRADE

HOUSE CORNER
GRADE
93' - 11"
91' - 6"
89' - 4"
85' - 8"
91' - 6"
99' - 10"

RETAINING WALL

ELEVATION
93' - 0"

BACK YARD
86' - 6"

ADU LEVEL

FINISH FLOOR
96'
-
6"
R

4 '

-

0 "

PERVIOUS AREA

CREST LINE

CREST LINE

CREST LINE

CREST LINE

CREST LINE
SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

SMH
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
1" = 10'-0"
1 PROPOSED HARDSCAPE PLAN
STRUCTURE SQUARE FOOTAGE FIGURES:

LOT AREA

STRUCTURE

FOOTAGE

PERVIOS
AREA
43750 SQFT

1.00436 ACRES
MAIN BUILDING: 6510 SQFT
ADU: 985 SQFT
DRIVEWAY: 1223 SQFT
BACK PORCH: 2934 SQFT
SIDEWALK: 780 SQFT

IMPERVIOS
AREA

AS NOTED
1/30/2023
612

PROPOSED HARDSCAPE
PLAN
A
-
5 REFER TO LANDSCAPE PLAN SHEETS FOR LANDSCAPE DETAIL
S
1 COMMENT BY CITY 05/04/2023
SANDHU

RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035
2

DN
DN
DN
S
6 0
°

3 6
'

0 6
"
E
2 5
0 .
0 0
S
6 0
°

3 6
'

0 6
"
E
2 5
0 .
0 0
S
2 9
°

2 3
'

5 4
"
E
1 7
5 .
0 0
"
B
A
S
I
S

O
F

B
E
A
R
I
N
G
"
S
2 9
°

2 3
'

5 4
"
E
1 7
5 .
0 0
R
/
W

L
I
N
E
C
E
N
T
E
R

L
I
N
E
ESMNT.

TERRA VISTA COURT
AREA: 20878 S.F.
100.13

99.40 99.62

93.77 99.42

96.22 91.74

85.80 85.87

85.77 86.23

82.57 82.11

79.10 78.63

78.78 78.57

75.39 75.10

75.14 75.66

75.71 98.90

98.48 97.90

92.80 87.53

87.06 81.11

81.74 79.11

79.67 76.48

78.75 82.59

88.11 92.78

96.21 97.70

96.43 93.36
106.61
106.19
104.75
112.78
106.76
101.14

98.33 103.29

99.88 94.90

93.92 99.11

89.81 86.62

89.85 92.49

96.34 99.47

99.66 92.65

98.66 98.47

92.03 87.54

86.47 86.44

85.26 87.21

88.05 90.29

93.58 96.71

98.38 98.92

97.35 96.36

98.23 96.74

93.24 89.80

77.37 78.00

87.17 91.34

95.07 97.73

98.11 83.14

91.61 7
5 '

-

0 "

7 6
'

-

0 "

7 7
'

-

0 "

7 8
'

-

0 "

7 9
'

-

0 "

8 0
'

-

0 "

8 1
'

-

0 "

8 2
'

-

0 "

8 3
'

-

0 "

8 4
'

-

0 "

8 5
'

-

0 "

8 6
'

-

0 "

8 7
'

-

0 "

8 8
'

-

0 "

8 9
'

-

0 "

9 0
'

-

0 "

9 1
'

-

0 "

9 2
'

-

0 "

9 3
'

-

0 "

9 4
'

-

0 "

9 5
'

-

0 "

9 5
'

-

0 "

9 6
'

-

0 "

9 6
'

-

0 "

9 7
'

-

0 "

9 7
'

-

0 "

9 8
'

-

0 "

9 8
'

-

0 "

9 9
'

-

0 "

1 0
0 '

-

0 "

1 0
1 '

-

0 "

1 0
2 '

-

0 "

1 0
3 '

-

0 "

1 0
4 '

-

0 "

1 0
5 '

-

0 "

1 0
6 '

-

0 "

1 0
7 '

-

0 "

1 0
8 '

-

0 "

1 0
9 '

-

0 "

1 1
0 '

-

0 "

111' - 0"

1 1
2 '

-

0 "

2 50' - 0"
90' - 9"
175' - 0"
175' - 0"
40' - 0"
40' - 0"
4 0' - 0"
2 5' - 0"
88' - 8"
1 7' - 0"
3 0' - 6"
3' - 1"
96' - 5"
40' - 5"
79' - 3"
23' - 5"
11' - 11"
19' - 9"
12' - 8"
22' - 11"
90' - 9"
7 9' - 11"
26' - 9"
13' - 10"
10' - 6"
39' - 8"
90' - 9"

RETAINING WALL

RETAINING WALL

RETAINING WALL

BACK PATIO

DRIVE WAY

SIDEWALK

ENTRANCE
FRONT
PORCH

BALCONY

BALCONY
4' - 3"
1 8' - 0"

SET BACK

PROPERTY LINE

SET BACK

SET BACK

SET BACK

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
2 50' - 0"

CREST LINE

CREST LINE

CREST LINE

CREST LINE

CREST LINE
35' - 0"
40' - 6"
3 5' - 0"
26' - 11"
40' - 6"
4 1' - 4"
40' - 6"
128' - 9"
128' - 9"
63' - 5"
22' - 10"
18' - 11"
14' - 0"
22' - 11"
3' - 0"
11' - 6"
23' - 5"
43' - 9"
128' - 8"
43' - 9"
42' - 1"
42' - 0"
39' - 8"
7' - 11"
10' - 6"
13' - 10"
6' - 4"
41' - 4"
40' - 11"
4' - 9"
4' - 1"
8' - 11"
14' - 9"
47' - 5"
62' - 9"
161' - 10"
10' - 2"
17' - 9"
10' - 0"
4' - 9"
6' - 6"
4' - 1"
37' - 2"
5' - 9"
15' - 11"
25' - 6"
15' - 4"
8' - 0"
32' - 10"
79' - 11"
26' - 9"
13' - 10"
10' - 6"
2 2' - 8"

CONCRETE CURB

SIDEWALK
11' - 6"
11' - 0 1/32"
15' - 0"
15' - 6 15/32"
11' - 0"

EASEMENT LINE
23' - 8"
3 4' - 6"
1 0' - 0"

EASEMENT LINE

EASEMENT LINE
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
84' - 6"
82' - 6"
91' - 6"
106' - 6"
106' - 6"
96' - 5"

BACK PORCH
103' - 10"
99' - 10"

HOUSE TOP CORNER
3 ' - 11"

HOUSE TOP CORNER
2' - 8"
2 ' - 8"
2 ' - 11"
93' - 0"
94' - 0"
96' - 0"
91' - 8"
90' - 5"
89' - 2"
87' - 9"
86' - 6"
84' - 10"

PERVIOUS AREA
1 6' - 3"
96 GALLON

GARBAGE/FOOD

SCRAPS CART
96 GALLON

GREEN YARD

TRI MMI NGS CAR T
96 GALLON BLUE

RECYCLABLES

SPLI T C ART
96 GALLON

GARBAGE/FOOD

SCRAPS CAR T
96 GALLON

GREEN YARD

TRI MMI NGS CAR T
96 GALLON BLU E

RECYCLABLES

SPLIT C ART
OFF
-

SITE LOCATION FOR

SOLID WASTE CARTS
ON
-

SITE LOCATION FOR

SOLID WASTE CARTS

PERVIOUS AREA
FENCE
FENCE
FENCE
FENCE

REFER TO LANDSCAPE SHHETS

FOR MORE DETAILS

FENCE ACCESS GATE

REFER TO LANDSCAPE SHHETS

FOR MORE DETAILS

FENCE ACCESS GATE

REFER TO LANDSCAPE SHHETS

FOR MORE DETAILS
4' 6" P.S.E.
10' P.S.S.E.
26' P.S.D.E.
30' 6"
37' 6" E.A.E.

TERRA VISTA COURT
P.U.E.
3 ' - 0"
3 ' - 0"
SHEET TITLE:

DATE:

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S.M.H
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

CITY STAMP PLACE
1" = 10'-0"
1 PROPOSED SITE PLAN
6/16/2023
612

PROPOSED SITE PLAN
A
-
6 2
COMMENT BY CITY 05/04/2023
SANDHU

RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035
COMMENT BY CITY 08/09/2023

UP
UP
6 ' - 4"
4 ' - 7" 8 ' - 0" 9 ' - 0" 2 3' - 8"
25' - 11"
1 5' - 6"
17' - 6"
D-9
D-2
D-2 D-10
D-10
D-9
8' - 0"
6 ' - 5"
14' - 2"
0' - 6"
0 ' - 6"
0' - 6"
0 ' - 8"
OFFICE
BATH

LAUNDRY

KITCHEN

LIVING ROOM
CLOSET

BEDROOM
CLOSET
BATH
CLOSET
4' - 9"
8' - 10"
8' - 0"
3 7' - 2"
1 0' - 2"
10' - 0"
2 5' - 6" 1 5' - 4"
6 ' - 6"
1 4' - 6"
10' - 2"
8' - 8"
1 1' - 3"
14' - 9"
17' - 9"
3 ' - 6"
5' - 8"
5' - 0" 2' - 0"
7 ' - 11" 3 ' - 0"
DD 70410
DC 7040
DC 7060
DC 7660
DC 7060

BACKYARD
88' - 8" 87' - 9" 86' - 6"
3 A-13
2 A-13
1 A-13
D-2
D-2
D-2
D-12
D-11
D-13
D-13
D-19
D-13
W-14
W-3 W-19 W-20
W-18
W-16
W-21

GARAGE MECHANICAL

STORAGE

UNCONDITIONED AREA
SHEET TITLE:

DATE:

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PROJECT:

REVISION TABLE:

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AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
1/8" = 1'-0" 1 ADU/GARAGE FLOOR

AS NOTED
1/30/2023
612

ADU/GARAGE FLOOR
PLAN
A-7

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

DW
DN
DN
DN
7 9' - 3"
2 1' - 3"
5 ' - 9"
16' - 3" 15' - 11"
1 0' - 6"
7 ' - 11"
4 ' - 0"
1 8' - 4"
26' - 3"
1 7' - 4" 6 ' - 5" 4 5' - 5"
5 ' - 3"
15' - 0"
6' - 2"
3' - 5"
22' - 0"
6 ' - 3" 3 ' - 0"
2' - 8"
1 5' - 5" 1 8' - 0" 1 2' - 8" 8 ' - 3"

MASTER BEDROOM

MASTER CLOSET

COVERED PATIO
BEDROOM 1
BEDROOM 2

LIBRARY/OFFICE

BATHROOM
BEDROOM 3

FAMILY ROOM
ENTRY

LIVING ROOM

DINING ROOM

KITCHEN
KITCHEN PREP.

LAUNDRY

BATHROOM

BATHROOM

MASTER BATHROOM

COVERED PATIO
PORCH
CLOSET
8 ' - 0"
26' - 9"
17' - 10"
1 1' - 9"
7' - 1"
11' - 6"
8 ' - 8"
6' - 4"
12' - 8"
7' - 7"
10' - 6"
10' - 8"
2 9' - 4"
6 ' - 4"
13' - 0"
15' - 0"
2 3' - 0"
24' - 4"
1 8' - 5"
13' - 0"
11' - 8" 6' - 6"
9 ' - 9"
8 ' - 8"
4' - 3"
5 ' - 3"
11' - 8" 5' - 10" 16' - 5"
22' - 7"
3' - 8"
2 1' - 6" 1 0' - 3"
1 7' - 8"
2 ' - 3"
7' - 9"
5 ' - 10"
5 ' - 8"
6 ' - 8"
5' - 10"
2 0' - 10"
5 ' - 3"
3' - 5"
6' - 7"
4 ' - 7" 1 0' - 4"
10' - 9"
D-2
D-2
D-2
D-2
D-2
D-2
D-4
D-2
D-2
D-2
D-2
D-2
D-2D-2
D-2
D-2
D-2
D-2
D-6D-3
D-2
D-3
W-11
W-11
D-8
D-7
W-13
W-10 W-10 W-7 W-4 W-12
W-2
W-8
W-9
2 ' - 9"
4 ' - 0"
5 ' - 9"
5' - 11"
7 ' - 3"
8 ' - 1" 3 ' - 0"
39' - 8" 4 ' - 6"
4 ' - 0"
W-5
5 ' - 1"
D-5
7' - 1"
3' - 2" 1 0' - 0"
4 ' - 0"

FIRE PLACE

FIRE PLACE

FIRE PLACE
2 0' - 1"
W-6W-5
10' - 0"
10' - 10"
9' - 0"
3' - 6"
1 1' - 0"
3' - 6"
3 ' - 8"
W-11
D-7
W.I.C
D-3
D-3
D-3
W-3W-3
D-2
D-2
W-3 W-3
D-2
7 ' - 0" 1 1' - 0"
5' - 1"
11' - 8"

FIRE PLACE

FIRE PLACE

FIRE PLACE
6' - 3"
5 ' - 10"
3 A-13
2 A-13
2 9 8
7 1
13 13
13 10 10
10 10 10
10 11
11 11
11 11
5' - 4"
5' - 4"
6 5
3 4
12 5
5 5
5 T
T T
T
T
T
SHEET TITLE:

DATE:

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SMH
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
1/8" = 1'-0" 1 1st. Floor
KEY NOTES:

LEGEND
ROOF

EXISTING WALLS

WALLS TO ADD
1 2
3 4
5 7
8 9
10 11
12 13
14 15
DOUBLE GLAZED LOW -E WINDOW U -FACTOR & SHGC PER T24 ENERGY

CALCULATIONS
MAIN ENTRY TEMPERED GLASS DOUBLE DOOR 72"X108" TO BE OPENABLE FROM INSIDE W/O USE OF KEY, SPECIAL KNOWLEDGE, OR EFFORT; WITH MIN. 32" CLEAR WIDTH & MIN. 78" CLEAR HEIGHT (CRC R.311.2.)

LINE OF VAULTED CEILING
(N) GAS RANGE W/ MIN. 100 CFM HOOD TO EXHAUST TO OUTSIDE OF THE

BUILDING
(N) SINK W/ GARBAGE DISPOSAL
36" - 48" CLEAR REFRIGERATOR SPACE; PLUMB FOR WATER SUPPLY PROVIDE 5/8" TYPE X SHEETROCK FROM FLOOR TO ROOF PLYWOOD (CRC SEC.

R302.6 & TABLE R302.6)CRC SEC. R302.6 & TABLE R302.6)
(N) LAVATORY SINK W/ A MAX. FLOW OF 1.2 GPM AT 60 PSI FOR FAUCET (CGBC 4.303.1.4.1)
(N) CONTROL VALVE & SHOWER HEAD W/ A MAX. FLOW OF 1.8 GPM AT 80 PSI (CGBC 4.303.1.3.1)
PROVIDE TEMPERED GLASS SHOWER DOOR ENCLOSURE W/ A MIN. CLEAR UNOBSTRUCTED FINISHED WIDTH OF 22 INCHES SEE TUB/SHOWER REQUIREMENTS SHEET A -15
(N) WATER CLOSET W/ MIN. 24"(DEPTH) X 30"(WIDTH) ACCESS AREA (CPC 402.5) 16 17
EXTERIOR DOOR LANDING FOR REQUIRED EGRESS DOORS SHALL BE 7.75 " ( MAX.) FOR IN -SWING & 1-1/2" ( MAX.) FOR OUT -SWING DOORS FROM THE TOP OF THE THRESHOLD TO THE LANDING. ( CRC R 311.3.1

DOORS OTHER THAN THE REQUIRED EGRESS DOOR SHALL BE PROVIDED WITH LANDINGS OR FLOORS NOT MORE THAN 7.75 " INCHES BELOW THE TOP OF THE THRESHOLD. ( CRC R 311.3.2 ) ( CRC R 311.3.2 ) SEE EXTERIOR STEP NOTES & DETAIL SHEET A -14 /15

T PROVIDE TEMPERED GLASS
E

EGRESS WINDOW TO COMPLY
WITH FLOOR PLAN NOTES#7
SOLID WOOD DOOR NOT LESS THAN 1 -3/8 INCHES IN THICKNESS, SOLID O R HONEYCOMB CORE STEEL DOOR NOT LESS THAN 1 -3/8 INCHES THICK, OR 2 0-

MINUTE FIRE -RATED DOOR, EQUIPPED WITH A SELF -CLOSING AND SELF -LA TCHING DEVICE. (CRC R302.5.1.)

AS NOTED
1/30/2023
612

FIRST FLOOR PLAN
A-8
6 (N) A/C CONDENSER UNIT LOCATION
(N) NAPOLEON 60" ELECTRICAL FIRE PLACE
(N) NAPOLEON 60" SEETHROUGH ELECTRICAL FIRE PLACE

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

DN
DN
90' - 9"
175' - 0"
175' - 0"
40' - 0"
40' - 0"
2 5' - 0"
8 8' - 8"
1 7' - 0"
3 0' - 6"
3' - 1"
40' - 5"
4 2' - 1"
43' - 9"
43' - 9"
40' - 6"
40' - 6"
4 1' - 4"
4 1' - 4"
4 7' - 8"
4 2' - 0"
4 0' - 11"
4 7' - 5"
6 2' - 9"
4' - 9"
8' - 10"
17' - 9"
14' - 9"
8' - 0"
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12 4:12
4:12 4:12
4:12
4:12
4:12
2 2
2 2
2 2
2 2
1 1
1 1
1 1' - 6"
1' - 6"
1' - 6"
1' - 6"
1' - 6"
1' - 6"
1' - 6"
SHEET TITLE:

DATE:

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PROJECT ID:

SMH
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
1" = 10'-0" 1 ROOF PLAN

AS NOTED
1/30/2023
612

ROOF PLAN
A-9
KEY NOTES:
1 2
3 ARCHED ROOF
(N) 2'X3' VELUX SKYLIGHT - FCM LISTING IAPMO -ES EVALUATION REPORT (ER) 199 (VERSION 3)

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

DN
DN
DN
75' - 0" 76' - 0" 77' - 0"
78' - 0"
79' - 0"
80' - 0"
81' - 0"
82' - 0"
83' - 0"
84' - 0"
85' - 0"
86' - 0"
87' - 0"
88' - 0"
89' - 0"
90' - 0"
91' - 0"
92' - 0"
93' - 0"
94' - 0"
95' - 0"
95' - 0"
96' - 0"
96' - 0"
97' - 0"
97' - 0"
98' - 0"
98' - 0"
99' - 0"
100' - 0"
101' - 0"
102' - 0"
103' - 0"
104' - 0"
105' - 0"
106' - 0"
107' - 0"
108' - 0"
109' - 0"
110' - 0"
111' - 0"
112' - 0"
2 50' - 0"
90' - 9"
175' - 0"
175' - 0"
3 0' - 6"
40' - 5"
79' - 3"
23' - 5" 11' - 11" 19' - 9"
12' - 8" 22' - 11" 90' - 9"
7 9' - 11"
26' - 9" 13' - 10" 10' - 6" 39' - 8"
90' - 9"

RETAINING WALL

RETAINING WALL

RETAINING WALL

BACK PATIO

DRIVE WAY

SIDEWALK

ENTRANCE
FRONT
PORCH

BALCONY

BALCONY
4' - 3"
1 8' - 0"

SET BACK

PROPERTY LINE

SET BACK

SET BACK

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
2 50' - 0"
35' - 0"
40' - 6" 26' - 11"
40' - 6"
4 1' - 4"
40' - 6"
128' - 9"
128' - 9"
63' - 5"
22' - 10"
18' - 11" 14' - 0"
22' - 11" 3' - 0"
11' - 6" 23' - 5" 43' - 9"
128' - 8"
43' - 9"
42' - 1"
42' - 0"
39' - 8"
7' - 11"
10' - 6" 13' - 10"
6' - 4"
41' - 4"
40' - 11"
4' - 9" 4' - 1" 8' - 11" 14' - 9"
47' - 5"
62' - 9"
161' - 10"
10' - 2"
17' - 9" 10' - 0" 4' - 9"
6' - 6"
4' - 1"
37' - 2"
5' - 9"
15' - 11"
25' - 6"
15' - 4"
8' - 0"
32' - 10"
79' - 11"
26' - 9"
13' - 10" 10' - 6"

CONCRETE CURB

FIRE HYDRANT

NEW LOCATION

SIDEWALK
11' - 6"
11' - 0 1/32"
11' - 0" 11' - 8"
23' - 8"

DISTANCE TO NEXT
FIRE HYDRANT : 153'

DISTANCE TO NEXT
FIRE HYDRANT : 196'
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12 4:12
4:12
4:12

BACK PORCH

HOUSE TOP CORNER
3 ' - 11"

HOUSE TOP CORNER
2' - 8"
2 ' - 8"
2 ' - 11"

EXISTING FIRE HYDRANT

TO RELOCATE
13' - 7"
11' - 8 "
29' - 6"
1 10' - 7"
24' - 1"
31' - 7
"
FIRE HOSE ROUTE : 166'
FIRE HOSE ROUTE : 167'

PERVIOUS AREA

CREST LINE

CREST LINE

CREST LINE

CREST LINE

CREST LINE

FENCE ACCESS GATE

REFER TO LANDSCAPE SHHETS

FOR MORE DETAILS

FENCE ACCESS GATE

REFER TO LANDSCAPE SHHETS

FOR MORE DETAILS
SHEET TITLE:

DATE:

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S.M.H
PROJECT:

REVISION TABLE:

DRAWN BY:

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AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

CITY STAMP PLACE
1" = 10'-0" 1 PROPOSED SITE PLAN FOR FIRE DP.
6/16/2023
612

PROPOSED SITE PLAN

FOR FIRE DEPARTMENT
A-10
2 COMMENT BY CITY 05/04/2023

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035
COMMENT BY CITY 08/09/2023

GARAGE FLOOR
85' - 6"
1st. Floor
96' - 6"
Roof
106' - 6"

TOP OF BUILDING
113' - 8"
9' - 0"
1st. Floor
96' - 6"
Roof
106' - 6"

TOP OF BUILDING
113' - 8"
3 12
3 12
1' - 6"
1' - 6"

GARAGE FLOOR
85' - 6"
1st. Floor
96' - 6"
Roof
106' - 6"
8' - 0"

TOP OF BUILDING
113' - 8"

NATURAL GRADE
2 3' - 11"
13' - 8"

FIRE APPARATUS ACCESS

ROAD CLEARANCE
AVG. GRADE

SLOPE LINE
27' - 0"

CURB SIDE
1st. Floor
96' - 6"
Roof
106' - 6"

TOP OF BUILDING
113' - 8"
3 12
3 12
1' - 6" 1' - 6"

NATURAL GRADE
SHEET TITLE:

DATE:

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PROJECT ID:

SMH
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
1/8" = 1'-0" 1 EAST ELEVATION
1/8" = 1'-0" 2 NORTH ELEVATION
1/8" = 1'-0" 3 SOUTH ELEVATION
1/8" = 1'-0" 4 WEST ELEVATION

AS NOTED
1/30/2023
612

ELEVATIONS
A-11
1) FINISH GRADE WITHIN 10' OF THE HOUSE SHALL HAVE A MIN. 5% SLOPE AWAY FROM FOUNDATION FOR PERVIOUS SURFACE
AND MIN. 2% SLOPE FOR IMPERVIOUS SURFACE (CBC 1804.3).
2) ON GRADED SITES, THE TOP OF ANY EXTERIOR FOUNDATION

SHALL EXTEND ABOVE THE ELEVATION OF THE STREET GUTTER

AT A POINT OF DISCHARGE (OR THE INLET OF AN APPROVED
DRAINAGE DEVICE), A MIN. OF 12 INCHES PLUS 2%.
3) EXISTING DRAINAGE SHALL REMAIN THROUGHOUT
CONSTRUCTION.
4) ROOFING MATERIAL SHALL HAVE 2 -LAYERS OF #30 FELT AS

UNDERLAY AND FASTENED TO ROOF SHEATHING WITH
CORROSION RESISTANT FASTENERS, TYPICAL (CRC R905.2.5.)
5) FLASHING (CBC 1507 AND CRC R905.2.8 -R905.2.8.4) PROVIDE

ROOF FLASHING AT ALL WALL AND ROOF INTERSECTIONS,

GUTTERS, AND WHERE THERE IS A CHANGE IN THE ROOF SLOPE
OR DIRECTION AROUND ROOF OPENINGS. FLASHING SHALL BE A
MINIMUM 26 GAUGE CORROSION -RESISTANT GALVANIZED METAL. 6) DRIP EDGE (CBC 1507.2.8.3 AND CRC R905.2.8.5) PROVIDE A DRIP EDGE AT EAVES AND GABLES OF ASPHALT SHINGLE ROOFS.

ADJACENT PIECES OF THE DRIP EDGE SHALL BE OVERLAPPED A
MINIMUM OF 2 INCHES. THE DRIP EDGE SHALL EXTEND ¼ INCH
BELOW THE ROOF SHEATHING AND A MINIMUM OF 2 INCHES UP
THE ROOF DECK. THE DRIP EDGE SHALL BE MECHANICALLY
FASTENED TO THE ROOF DECK AT A MAXIMUM OF 12 INCHES
WITH APPROVED FASTENERS. THE UNDERLAYMENT SHALL BE

INSTALLED OVER THE DRIP EDGE ALONG THE EAVES, AND UNDER THE DRIP EDGE AT GABLES (RAKE EDGES). SHINGLES CAN BE

FLUSH WITH THE DRIP EDGE IF ALLOWED BY THE
MANUFACTURER.
7) WEATHER RESISTIVE BARRIERS SHALL BE INSTALLED AS
REQUIRED IN SECTION R703.2 AND, WHERE APPLIED OVER

WOOD -BASED SHEATHING, SHALL INCLUDE A WATER -RESISTIVE

VAPOR -PERMEABLE BARRIER WITH A PERFORMANCE AT LEAST
EQUIVALENT TO TWO LAYERS OF GRADE D PAPER (R703.6.3)
8) PLASTERING WITH PORTLAND CEMENT PLASTER SHALL NOT

BE LESS THAN THREE COATS WHEN APPLIED OVER METAL LATH

OR WIRE LATH AND SHALL BE NOT LESS THAN TWO COATS WHEN

APPLIED OVER MASONRY, CONCRETE, PRESSURE -

PRESERVATIVE TREATED WOOD OR DECAY -RESISTANT WOOD AS
SPECIFIED IN SECTION R317.1 OR GYPSUM BACKING (R703.6.2). 9) A MINIMUM 26 GA. GALVANIZED CORROSION -RESISTANT WEEP SCREED WITH (R703.6.2.1): A) A MINIMUM VERTICAL
ATTACHMENT FLANGE OF 3 -1/2 INCHES PROVIDED AT OR BELOW THE FOUNDATION PLATE LINE AT ALL EXTERIOR WALLS. B) THE SCREED SHALL BE PLACED A MINIMUM OF 4 INCHES ABOVE
EARTH OR 2 INCHES ABOVE PAVED AREA.
10) WINDOWS AND GLAZED DOORS MUST HAVE LABELS FOR "U - FACTOR" & "SHGC" AS REQUIRED PER ENERGY CODE. SEE
ENERGY COMPLIANCE INFORMATION ON SHEET T -24.
11) CRAWL SPACE VENTS SHALL NOT OCCUR AT SHEAR WALLS.
12) PROVIDE ADDITIONAL CRAWL SPACE VENTS PER (E) VENTS
BLOCKED BY NEW ADDITION.
13) MINIMUM NET AREA OF VENTILATION OPENINGS SHALL NOT
BE LESS THAN 1 SQUARE FOOT FOR EACH 150 SQUARE FEET OF UNDER -FLOOR AREA (R408.2).
14) ONE VENTILATION OPENING SHALL BE WITHIN 3 FEET OF
EACH CORNER OF THE BUILDING (R408.2).
15) 50% TO 70% OF EYEBROW VENTS SHALL BE IN THE UPPER 1/3 OF ROOF STRUCTURE.
16) PROVIDE ADDITIONAL ATTIC VENTS PER (E) VENTS BLOCKED BY NEW ROOF.

EXTERIOR WALLS DETAIL
GENERAL NOTES:

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

ADU FLOOR LEVEL
85' - 6"

ADU TOP PLATE
96' - 6"
ADU T.O.B
100' - 8"

ADU FLOOR LEVEL
85' - 6"

ADU TOP PLATE
96' - 6"
ADU T.O.B
100' - 8"

ADU FLOOR LEVEL
85' - 6"

ADU TOP PLATE
96' - 6"
ADU T.O.B
100' - 8"
2' _ 10"

ADU FLOOR LEVEL
85' - 6"

ADU TOP PLATE
96' - 6"
ADU T.O.B
100' - 8"
SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

SMH
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
1/8" = 1'-0" 1 ADU EAST ELEVATION
1/8" = 1'-0" 2 ADU NORTH ELEVATION
1/8" = 1'-0" 3 ADU SOUTH ELEVATION
1/8" = 1'-0" 4 ADU WEST ELEVATION

AS NOTED
1/30/2023
612

ADU ELEVATIONS
A-12

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035
2 COMMENT BY CITY 08/09/2023

ADU FLOOR LEVEL
85' - 6"

ADU TOP PLATE
96' - 6"

NATURAL GRADE
11' - 0"
ADU T.O.B
100' - 8"
1' - 6" CRAWL SPACE
6' - 10"
2' _ 10"

GARAGE FLOOR
85' - 6"
1st. Floor
96' - 6"
Roof
106' - 6"

TOP OF BUILDING
113' - 8"

NATURAL GRADE
ADU T.O.B
100' - 8"

ADU FLOOR LEVEL
85' - 6"

ADU TOP PLATE
96' - 6"

NATURAL GRADE
17' - 10"
ADU T.O.B
100' - 8"
11 12
13 14
15 10
9 8
7 6
5 4
3 2
1 8"
MIN
5% SLOPE
16 18
17 SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

SMH
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
1/8" = 1'-0" 1 Section 5
1/8" = 1'-0" 2 Section 4
1/8" = 1'-0" 3 Section 3
ADU

AS NOTED
1/30/2023
612

SECTIONS
A-13
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 KEY NOTES:

FOUNDATION PER PLAN

STUD WALL PER PLAN
STUCCO WEEP SCREED @ FOUNDATION
PLATE LINE. 4" MIN. ABOVE PAVED AREAS, TYP.

WALL SHEATHING PER PLAN
2-LAYERS OF GRADE D PAPER AS WATER -

RESISTIVE BARRIER
3-COAT OF 7/8" STUCOO APPLIED OVER

METAL LATH OR WOOD SIDING
1/2" SHEETROCK
R-13 WALL INSULATION
5/8" SHEETROCK
NONCOMBUSTIBLE OR A MIN. OF SCHEDULE
40 PLASTIC PIPE DOWNSPOUT, TYP.

CORROSION RESISTANT GUTTER

ROOF SHEATHING PER PLAN
#30 FELT UNDERLAYMENT

ROOFING PER PLAN

ROOF FRAMING PER PLAN
NOTES:

1. BUILDING SECTIONS ARE PROVIDED FOR SPATIAL
REFERENCE ONLY. FOR ROOF/CEILING FRAMING, FLOOR

FRAMING, AND FOUNDATION PLAN DETAILS, SEE STRUCTURAL
SHEETS, TYPICAL.

2. FOR INSULATION R -VALUES, SEE T24 ENERGY
CALCULATIONS.

3. WOOD FRAMING MEMBERS, INCLUDING WOOD SHEATHING,

THAT INCLUDING WOOD SHEATHING, THAT REST ON
EXTERIOR FOUNDATION WALL AND ARE LESS THAN 8 ” FROM
LESS THAN 8 ” FROM FROM EXPOSED EARTH SHALL BE

NATURALLY DURABLE OR PRESERVATIVE -TREATED WOOD,
PER CRC R317.1(2).
16 R-38 INSULATION AT VAULTED AREA
17 1" AIR GAP BETWEEN INSULATION AND PLYWOOD.
18 R11 ATTIC INSULATION
1 : 10 4 TYPICAL WALL SECTION

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035
2 COMMENT BY CITY 05/04/2023
COMMENT BY CITY 08/09/2023

D W
DN
DN
UP
AB
DC
EF
G
J
L
MK
IH
N
O
P
Q
AA BB
CC
DD
EE
FF
GG
R
SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

SMH
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
1/16" = 1'-0" 1 MAIN FLOOR AREA CALC. PLAN

AS NOTED
1/30/2023
612

DIAGRAM PLAN
A-14

AREA SCHEDULE - STANDARD

LOT COVERAGE CALCULATIONS

FLOOR AREA CALCULATIONS

AREA KEY AREA NAME AREA
COVERED PORCH, COVERED PATIO AND A.D.U ARE

EXEMPT FROM THIS CALCULATION
A.D.U.

LOT AREA
A
B
C
D
E
F
G
H
I
J
K
L
M
O
P
Q
AA
A.D.U IS EXEMPT FROM THIS CALCULATION

SQUARE FOOTAGE

SQUARE FOOTAGE

MAIN FLOOR - ENTRANCE

MAIN FLOOR - LIVING ROOM

MAIN FLOOR - LIBRARY/OFFICE
MAIN FLOOR - BATH/BEDROOM 1
MAIN FLOOR - BATH/BEDROOM 2

MAIN FLOOR - MASTER BATH/BEDROOM

MAIN FLOOR - DINING ROOM

MAIN FLOOR - BATHROOM/CLOSET

MAIN FLOOR - FAMILY ROOM
1082 SQFT.
758 SQFT.
435 SQFT.
325 SQFT.
558 SQFT.
203 SQFT.

MAIN FLOOR - BATHROOM 3

MAIN FLOOR - LAUNDRY/STORAGE
MAIN FLOOR - KITCHEN/ PREP.KITCHEN
MAIN FLOOR - BEDROOM 3
393 SQFT.
161 SQFT.
165 SQFT.
265 SQFT.
606 SQFT.
432 SQFT.
481 SQFT.
1/8" = 1'-0" 2 GARAGE/ADU FLOOR AREA CALC. PLAN
640 SQFT. GARAGE FLOOR - GARAGE

GARAGE FLOOR - STORAGE

GARAGE FLOOR - MECHANICAL
195 SQFT.
290 SQFT.

BB
CC
DD
EE
FF
GG
A.D.U FLOOR - ENTRANCE/HALLWAY
A.D.U FLOOR - KITCHEN
A.D.U FLOOR - LIVINGROOM
A.D.U FLOOR - BEDROOM
A.D.U FLOOR - BATHROOM
A.D.U FLOOR - OFFICE
A.D.U FLOOR - BATHROOM
130 SQFT.
235 SQFT.
143 SQFT.
200 SQFT.
104 SQFT.
107 SQFT.
67 SQFT.
43750 SQFT.

MAIN FLOOR LIVING AREA (CONDITIONED)

FRONT PORCH

GARAGE FLOOR AREA (UNCONDITIONED)

BACK PATIO
5998 SQFT.
1280 SQFT.
178 SQFT.
2867 SQFT.
6168 SQFT. BUILDING FOOTPRINT
IMPERVIOUS HARDSCAPE (FRONT PORCH/STAIRS & DRIVEWAY) 1027 SQFT. 4227 SQFT.

LOT COVERAGE (BUILDING FOOTPRINT/LOT SIZE) 14%
N 113 SQFT. MAIN FLOOR - STAIRCASE
R GARAGE FLOOR - STAIRCASE 113 SQFT.

LOT COVERAGE (BUILDING FOOTPRINT+HARDSCAPE/LOT SIZE)
PERVIOUS HARDSCAPE (SIDEWALK/BACK PATIO/A.D.U. BACK YARD)

16.5%
985 SQFT.

A.D.U. BACK YARD 330 SQFT.

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

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USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
3D VIEWS
A-15
1/30/2023
612

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035
2 EXTERIOR 3D RENDER 1 EXTERIOR 3D RENDER
4 EXTERIOR 3D RENDER 3 EXTERIOR 3D RENDER

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USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

AS NOTED
1/30/2023
612

MATERIALS BOARD
A-16
1 3D PERSPECTIVE FRONT-SIDE
2 3D PERSPECTIVE BACK-SIDE
1 2
3 4
5 7
8 9
10 6 10
WHITE NATURAL LIMESTONE 16"X36" WHIT SMOOTH SURFACE

BLACK PAINTED ALUMINUM WONDOWS AND DOORS

BLACK METAL ROOF SHINGLES

CONCRETE PLANTER

U-MAX WOODEN PERGOLA GAZEBO

U-MAX WOODEN PERGOLA GAZEBO JOINTS

ROOF DESIGN FOR SOFFIT AND DENTILS

METAL WINDOW TRIM WITH OFF WHITE COLOR TO MATCH WHITE NATURAL

LIMESTONE

SMOOTH FINISH WHITE STUCCO PANDORA OUTDOOR WALL LIGHT BY MODERN FORMS MIXED MEDIUM TO LIGHT GREY PERVIOUS PAVERS 1 10
4 3
8 9
2 5
9 7
11 6

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SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

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USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.
08/10/2022
0612

DOORS & WINDOWS

SCHEDULE

AS NOTED
1/30/2023
612
A-17
W-21 DOUBLE SLIDING GARAGE 1 48" 64"
W-20 DOUBLE CASEMENT ADU 1 90" 72"
W-19 DOUBLE CASEMENT ADU 1 84" 72"
W-18 DOUBLE CASEMENT ADU 1 84" 46"
W-17 FIXED ADU 2 12" 48"
W-16 DOUBLE HUNG ADU 1 32" 36"
W-15 DOUBLE HUNG ADU 1 36" 48"
W-14 DOUBLE HUNG ADU 1 24" 36"
W-13 FIXED FIRST FLOOR 1 108" 168"
W-12 FIXED FIRST FLOOR 1 60" 60"
W-11 FIXED FIRST FLOOR 3 108" 60"
W-10 DOUBLE HUNG FIRST FLOOR 2 84" 48"
W-9 DOUBLE CASEMENT FIRST FLOOR 1 60" 72"
W-8 DOUBLE CASEMENT FIRST FLOOR 1 60" 60"
W-7 DOUBLE CASEMENT FIRST FLOOR 1 52" 60"
W-6 FIXED FIRST FLOOR 1 36" 48"
W-5 DOUBLE HUNG FIRST FLOOR 2 48" 36"
W-4 DOUBLE HUNG FIRST FLOOR 1 60" 36"
W-3 DOUBLE HUNG FIRST FLOOR\ADU 5 48" 48"
W-2 DOUBLE CASEMENT FIRST FLOOR 1 48" 60"
W-1 FIXED FIRST FLOOR 6 96" 12"
MARK WINDOW TYPE FLOOR QTY. HEIGHT WIDTH TEMPERED EGRESS DE SCRIPTION

WINDOWS SCHEDULES
D-13 BI-FOLD ADU 4 49" 82" INTERIOR STACKABLE DOOR
D-12 BI-FOLD ADU 1 84" 90" INTERIOR STACKABLE DOOR
D-11 DOUBLE ADU 1 51" 90" EXTERIOR ENTRANCE DOOR
D-10 GARAGE DOOR BASEMENT 2 96" 78" EXTERIOR WITH WINDOW P ANE D-9 SINGLE FLUSH BASEMENT 2 36" 84" INTERIOR FIRE RATED DO OR D-8 BI-FOLD FIRST FLOOR 1 192" 96" EXTERIOR STACKABLE DOOR D-7 BI-FOLD FIRST FLOOR 2 144" 96" EXTERIOR STACKABLE DOOR D-6 DOUBLE FIRST FLOOR 1 60" 80" INTERIOR
D-5 POCKET FIRST FLOOR 1 34" 80" INTERIOR
D-4 SLIDING FIRST FLOOR 1 96" 84" INTERIOR
D-3 FRENCH FIRST FLOOR 5 72" 96" EXTERIOR OUT SWING FRENCH DOOR D-2 SINGLE FLUSH BASEMENT/FIRST FLOOR 26 30" 80" INTERIOR D-1 DOUBLE FIRST FLOOR 1 80" 96" EXTERIOR ENTRANCE DOOR WI TH SIDELITE MARK DOOR TYPE FLOOR QTY. WIDTH HEIGHT FUNCTION DESCRIPTIO N

DOORS SCHEDULES

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

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THE DESIGNER.

GENERAL NOTES:

AS NOTED
1/30/2023
612

GENERAL NOTES
A-18

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035
ELECTRONIC DOCUMENTS. THE FIRE CODE OFFICIAL MAY REQUIRE ELECTRO NIC BASE DOCUMENTS FOR ALL CONSTRUCTION DOCUMENTS AND OPERATIONAL PERMITS. CFC SECTION 106. 2.1, ADDED BY MMC SECTION V-300 -2.28, AND CFC SECTION 106.1.1

2. AUTOMATIC FIRE SPRINKLER REQUIREMENTS. AN AUTOMATIC SPRINKLER SYSTEM SHALL BE PROVIDED

THROUGHOUT THE NEW DWELLINGS (MAIN, GUEST ADU, ACCE SSORY STRUCTU RE) INCLUSIVE OF BASEMENTS AND GARAGES. MILPITAS MUNICIPAL CODE SECTION V -300 -2.69, CFC SECTION 903.2.

3. FIRE DEPARTMENT ACCESS. FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED FOR EVERY BUILDING

HEREAFTER CONSTRUCTED WHEN ANY PORTION OF AN EXTERIOR WALL OF TH E FIRST STORY IS LOCATED MORE THAN 150 FEET FROM FIRE APPARATUS ACCESS AS MEASURED BY AN APPRO VED ROUTE AROUND THE EXTERIOR OF THE BUILDING. FIRE APPARATUS ACCESS SHALL MEET THE FOLLOWING:

1. 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 ARCHITECTURAL PLANS SHOWING THE FIRE ACCESS AT THE WEST SIDE OF THE BUILDING (SIMILAR TO 3D RENDERING 1/A15 SHALL BE REFLECTED ON ALL PLANS DURING PERMITTIN G.

2. THE PRIVATE ROAD SHALL BE DESIGNED FOR FIRE APPARATUS ACCESS. FIRE ACCESS DIMENSIONS, FIRE APPARATUS ACCESS ROADS SHALL HAVE AN UNOBSTRUCTED WIDTH OF NOT L ESS THAN 20 FEET (6096 MM). CFC SECTION 503.2.1.

EXCEPTION:

MILPITAS MUNICIPAL CODE XI -10 -45.11

45.11 -1: PRIVATELY OWNED AND MAINTAINED ACCESS FROM THE PUBLIC R OAD TO EACH SINGLE -FAMILY DWELLING SHALL BE A MINIMUM OF FOURTEEN (14) FEET IN WIDTH. TURN ING RADIUS SHALL BE DESIGNED TO MEET THE FIRE DEPARTMENT ’S REQUIREMENTS.

45.11 -2: TURNOUT SPACE SHALL BE PROVIDED ON DRIVEWAY S OVER ONE HUNDRED FIFTY (150) FEET IN LENGTH WITH A MAXIMUM SPACING OF ONE HUNDRED FIFTY (150) FEET IF DRIVEW AY IS LESS THAN EIGHTEEN (18) FEET WIDE.

45.11 -3: TURNAROUND. ALL DWELLING UNITS SHALL PROVIDE AN ON -SIT E AREA FOR VEHICLES TO TURN AROUND IF SERVED BY A DRIVEWAY OVER ONE HUNDRED FIFTY (150) FEET IN LENGTH TO MEET FIRE DEPARTMENT ’S REQUIREMENTS.

45.11 -4: VERTICAL CLEARANCE. ALL PRIVATELY OWNED AND MAINTAINED ROADS AND DRIVES SHALL ASSURE A MINIMUM FOURTEEN (14) FOOT VERTICAL CLEARANCE.

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 CAP ABILITIES. BEARING CAPACITY SHALL BE DESIGNED TO PROVIDE A MINIMUM OF 75,000 LBS BEARING CAPACITY FOR THE FIRE APPARATUS. CFC SECTION 503.2.3, D102.1

5. THE GRADE (MAXIMUM 10%) OF THE FIRE APPARATUS ACCESS ROAD SHA LL BE WITHIN THE LIMITS ESTABLISHED BY THE FIRE CODE OFFICIAL BASED ON THE FIRE DEPARTMENT'S APPARAT US. CFC SECTION 503.2.7

6. ACCESS CONTROL DEVICES. WHEN ACCESS CONTROL DEVICES INCLUDING BARS, GRATES, GATES, ELECTRIC OR

MAGNETIC LOCKS OR SIMILAR DEVICES, WHICH WOULD INHIBIT RAPID FIR E DEPARTMENT EMERGENCY ACCESS TO THE BUILDING, ARE INSTALLED, SUCH DEVICES SHALL BE APPROVED BY T HE FIRE CODE OFFICIAL. ALL ACCESS

CONTROL DEVICES SHALL BE PROVIDED WITH AN APPROVED MEANS FOR DEA CTIVATION OR UNLOCKING BY THE FIRE DEPARTMENT. ACCESS CONTROL DEVICES SHALL ALSO COMPLY WITH CHAPTER 10 EGRESS. KNOX BOX LOCATION SHALL BE AT 6 FEET ABOVE TH E FINISH FLOOR, OR FIRE ACCESS WALKWAY OR ROAD. [REF.: CFC 504.6, ADDED BY MMC V -300 -2.54]

7. PREMISES IDENTIFICATION. NEW AND EXISTING BUILDINGS SHALL HAV E APPROVED ADDRESS NUMBERS.

ADDRESS NUMBERS SHALL BE ILLUMINATED AND LOCATED WHERE THEY ARE CLEARLY VISIBLE FROM THE STREET.

CFC SECTION 505

8. FIRE HYDRANT SYSTEMS. FIRE HYDRANT SYSTEMS SHALL COMPLY WITH 2022 CFC SECTION 507.5.1 THROUGH 507.5.6 AND APPENDIX C OR BY AN APPROVED METHOD. 202 CALIFORNIA FIRE CODE 507.5

9. FIRE FLOW. FIRE FLOW REQUIREMENTS FOR BUILDINGS OR PORTIONS O F BUILDINGS AND FACILITIES SHALL BE DETERMINED BY AN APPROVED METHOD OR APPENDIX B OR THE CITY OF MI LPITAS ENGINEERING REQUIREMENT.

1. FIRE FLOW DATA BASED ON THE 7,982 SQUARE -FOOT TYPE VB BUILDIN G TOTAL AREA PROVIDED, A MINIMUM REQUIREMENT OF 1,250GPM. TABLE B105.1(2) FOR HYDRANT. AVAILABLE FIRE FLOW SHALL BE TAKEN INTO CONSIDERATION WHEN DESIGNING THE FIRE SPRINKLER SYSTEM. WATER S UPPLY SHALL BE TAKEN INTO CONSIDERATION WHEN DESIGNING THE FIRE SPRINKLER SYSTEM.

WATER SUPPLY SHALL BE REVIEWED AND APPROVED PER THE CITY OF MILP ITAS ENGINEERING DEPARTMENT STANDARD AND THE MOST DEMANDING REQUIREMENT FOR DOMESTIC AND FIR E SERVICE WILL BE FOLLOWED.

APPROVAL OF THIS PERMIT IS CONTINGENT UPON APPROVAL OF THE PRIVA TE MAIN SUPPLY UNDER BUILDING PERMIT # B -SI17 -0022 & FIRE RECORD # 2017 -1604. THESE PERMITS A RE FOR THE PRIVATE HYDRANTS ALONG

TERRA VISTA COURT THAT ARE NOT YET APPROVED (CONTACT THE CITY OF MILPITAS ENGINEERING FOR FURTHER DETAILS).

10. WATER SUPPLY REQUIREMENTS. WHERE A PORTION OF T HE FACILITY O R BUILDING HEREAFTER CONSTRUCTED OR MOVED INTO OR WITHIN THE JURISDICTION IS MORE THAN 400 FEET ( 122M) FROM A HYDRANT ON A FIRE

APPARATUS ACCESS ROAD, AS MEASURED BY AN APPROVED ROUTE AROUND T HE 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

1. EXCEPTION: FOR GROUP R -3 AND GROUP U OCCUPANCIES, EQUIPPED T HROUGHOUT 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.

11. SPRINKLER SYSTEM SUPERVISION AND ALARMS, AND MONITORING. IT IS RECOMMENDED THAT DUE TO THE

LOCATION OF THE HOME (HILLSIDE) THE AUTOMATIC FIRE SPRINKLER SYS TEM FOR THIS HOME BE A SYSTEM FOR

THIS HOME BE A SYSTEM THAT HAS SUPERVISION AND ALARM, AND MONITO RING SYSTEM IN CONFORMANCE TO THE CA FIRE CODE SECTION 903.4.

12. R OCCUPANCY - SMOKE ALARM. SINGLE - AND MULTIPLE -STATION SMOK E ALARMS. LISTED SINGLE - AND MULTIPLE -STATION SMOKE ALARMS COMPLYING WITH UL 217 SHALL BE INS TALLED IN ACCORDANCE WITH SECTIONS 907.2.11.1 THROUGH 907.2.11.7 AND NFPA 72.

1. 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 A LARMS. UPON ACTUATION OF THE

DETECTOR, ONLY THOSE NOTIFICATION APPLIANCES IN THE DWELLING UNI T OR GUEST ROOM WHERE THE DETECTOR IS ACTUATED SHALL ACTIVATE. [REF.: CFC 907.2.10]

13. THE MILPITAS FIRE DEPARTMENT SHALL APPROVE NEW INSTALLATION AND/OR MODIFICATIONS TO EXISTING FIRE PROTECTION, ALARM OR MONITORING SYSTEM(S). A SEPARATE SUBMI TTAL IS REQUIRED TO THE MILPITAS FIRE DEPARTMENT, FOR REVIEW AND APPROVAL, PRIOR TO THE COMMENCEM ENT OF ANY WORK. CFC SECTION 901.2. THIS WILL INCLUDE THE RELOCATION OF THE ON -SITE FIRE HYDR ANT UNDER A FIRE PERMIT FOR UNDERGROUND FIRE SERVICE LINES.

CALIFORNIA FIRE CODE NOTES:

COMMENT BY CITY 12/15/2023
3 3

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THE DESIGNER.

AS NOTED
1/30/2023
612

ARCHITECTURAL NOTES
A-19
SKYLIGHT NOTES:

FLOOR PLAN NOTES:

GLAZING IN HAZARDOUS LOCATIONS:

PLUMBING NOTES:

MECHANICAL NOTES:

FURNACE NOTES:

FURNACE NOTES:

TUB/SHOWER REQUIREMENTS: GREEN BUILDING NOTES:

AIR CONDITIONING NOTES:

STAIRS NOTES:

SEC. 2409.4 SKYLIGHTS SET AT AN ANGLE OF LESS THAN
45 DEGREES FROM THE HORIZONTAL PLANE SHALL BE
MOUNTED AT LEAST 4" ABOVE THE PLANE OF THE ROOF

ON A CURB CONSTRUCTED OF MATERIALS AS REQUIRED
FOR THE FRAME.

SKYLIGHTS MUST BE INSTALLED IN THE PLANE OF THE
ROOF WHEN THE ROOF SLOPE IS 45 DEGREES OR
GREATER FROM HORIZONTAL.

FOR OPENING SKYLIGHTS: SECTION 506 -VENT

TERMINATION

A) EACH VENT PIPE OR STACK SHALL EXTEND THROUGH

ITS FLASHING AND SHALL TERMINATE VERTICALLY NOT
LESS THAN SIX (6) INCHES (152.4 MM.) ABOVE THE ROOF
NON LESS THAN ONE (1) FOOT (.3 M.) FROM ANY VERTICAL
SURFACE.

B) EACH VENT SHALL TERMINATE NOT LESS THAN TEN (10)
FEET (3 M.) FROM, OR AT LEAST THREE (3) FEET (.9 M)

ABOVE, ANY OPENABLE WINDOW, DOOR, OPENING, AIR
INTAKE OR VENT SHAFT, NOR LESS THAN THREE (3) FEET
(.9 M) IN EVERY DIRECTION FROM ANY LOT LINE; ALLEY
AND STREET EXCEPTED FOR OIL.

C) TYPE L. VENTING SYSTEMS SHALL TERMINATE NOT LESS
THAN 2 FEET ABOVE THE ROOF THROUGH WHICH IT
PASSES NOT LESS THAN 4 FEET FROM ANA PORTION OF

THE BUILDING WHICH EXTENDS AT AN ANGLE OF MORE
THAN 45° UPWARD FROM THE HORIZONTAL. FOR GAS:

D) VENT TERMINALS. VENTING SYSTEMS SHALL TERMINATE
NOT LESS THAN 4 FEET BELOW OR 4 FEET HORIZONTALLY
FROM, NOT LESS THAN 1 FOOT ABOVE, ANY DOOR,
WINDOW OR GRAVITY AIR INLET INTO ANY BUILDING.

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1 2
2 3
3 4
5 6
7 6
5 FLASHING AT DOOR

OPENINGS

1. CUT. FOLD UP & TEMPORARILY SECURE BUILDING PAPER

HOUSEWRAP OR FELT (AS

OCCURS)

2. APPLY FLEXIBLE FLASHING STRIP TO EXTERIOR WALL AS SHOWN. (SIZE STRIP TO RUN ENTIRE LENGTH OF DECK/ SLAB (AS

OCCURS)

3. APPLY FLEXIBLE FLASHING STRIPS (BITUTHENE OR EQUAL) AT

BOTTOM OF JAMB OPENINGS BY FIRST FOLDING STRIPS IN HALF BOTH DIRECTIONS. THEN SLICING ENDS UP TO HORIZONTAL FOLDS. (WHEN SIZING STRIPS. ALLOW FOR A 6" MIN. EXTENSION FROM BOTTOM OF THRESHOLD, ETC.) APPLY STRIP AT INSIDE OF JAMBS FIRST. THEN WRAP DOWN AND AROUND AS SHOWN

4. APPLY FLEXIBLE FLASHING STRIP (BITUTHENE OR EQUAL) TO

THRESHOLD BY FIRST FOLDING STRIP INTO THIRDS (TO MATCH STEP AT THRESHOLD, ETC.) NEXT, SLICE STRIP AT UPPER FOLD (ALLOW FOR A MINIMUM 3" OVER LAP PAST ALREADY APPLIED FLASHING AT JAMB.) SIZE STRIP TO RUN ENTIRE LENGTH OF DECK/ SLAB (AS OCCURS).

5. APPLY FLEXIBLE FLASHING STRIPS (BITUTHENE OR EQUAL) TO INSIDE JAMBS AS SHOWN. (ALLOW FOR A 3" MIN. LAP PAST ALREADY

APPLIED FLASHING AT
JAMBS.)

6. APPLY FLEXIBLE FLASHING STRIPS (BITUTHENE OR EQUAL) TO EXTERIOR JAMB OPENINGS OVER JAMB FLANGES AS SHOWN. (ALLOW FOR MIN. 3" OVERLAP PAST HEAD FLANGE AND A MIN 3" OVERLAP

PAST SILL FLANGE WHEN SIZING
STRIP.)

7. APPLY FLEXIBLE FLASHING STRIP (BITUTHENE OR EQUAL) TO EXTERIOR WINDOW HEAD OVER HEAD FLANGE AS SHOWN. (WHEN
SIZING STRIP, ALLOW FOR A MIN. OVERLAP OF 3" PAST EACH JAMB FLASHING.) UNFOLD BUILDING PAPER, HOUSEWRAP OR FELT (AS

OCCURS) OVER FLASHING AND TAPE
EDGES.
1 SEE NOTES: 2 SEE NOTES:

HEADER

ROUGHED- IN

OPENING
WINDOW

ROUGH SILL SILL STRIP
14"
2"
12"

ATTACH A SILL STRIP OF FLASHING MATERIAL
AT LEAST 12" WIDE THE TOP EDGE EVEN
WITH THE TOP EDGE OF THE ROUGH SILL.

EXTEND
THIS SILL STRIP AT LEAST 14" BEYOND

THE EDGE OF THE ROUGH OPENING FOR
WINDOW. ATTACH FLASHING WITH GALVANIZED
ROOFING NAILS OR RUST- RESISTANT STAPLES.

AFTER SILL STRIP IS IN PLACE ATTACH
JAMB

STRIPS (SIDE OF OPENING) AT LEAST
12" WIDE WITH INSIDE EDGE OF FLASHING
FLUSH WITH EDGE OF WINDOW OPENING.

START JAMB STRIPS 1" BELOW THE SILL
STRIP AND EXTEND JAMB STRIPS 12"
ABOVE

THE LOWER EDGE OF THE HEADER (TOP
OF THE WINDOW OPENING).
3 4
NOTE

EDGE OF
FLANGE
A
B
C
2"
MIN.

LAP

APPLY A CONTINUOUS BEAD OF SEALANT TO THE

BACK SURFACES OF THE WINDOW FLANGE, THEN

PLACE THE WINDOW INTO

THE ROUGH OPENING

WITH FLANGES OVER THE INSTALLED FLASHING
STRIPS. AFTER WINDOW IS PLACED, INSTALL THE
HEAD FLASHING OVER THE WINDOW FLANGE. THIS
IS ANOTHER STRIP OF FLASHING AT LEAST 12" WIDE

STARTING AT THE BOTTOM OF THE WALL (SOLE PLATE),

LAY WATER- RESISTANT PAPER
UNDER
THE SILL STRIP.

CUT ANY EXCESS WATER- RESISTANT PAPER THAT MAY

EXTEND ABOVE THE SILL FLANGE ON THE EACH SIDE OF
THE OPENING. (SHOWN IN DIAGRAM AS SHORT DASH
LINES). INSTALL SUCCEEDING COURSES OF WATHER-
FLANGES IN SHINGLE- BOARD FASHION. PAPER SHOULD

RUN CONTINUOUSLY OVER HEAD WITH NO SPLICES
ABOVE WINDOW.

NOTES: C.B.C. 1405.3, CALLS FOR FLASHING OF ALL EXTERIOR

OPENINGS EXPOSED TO WEATHER TO MAKE THEM WEATHER
PROOF. SINCE C.B.C. DOES NOT OUTLINE PROCEDURES FOR
WINDOW

FLASHING, TECHNIQUES SHOWN HERE ARE
RECOMMENDED. USE "MOISTOP" FLASHING BY
FORTIFIBER CORP., OR EQUAL WHENEVER POSSIBLE FOR FLASHING MATERIAL. CAULK BACK OF THE WINDOW FRAMES BEFORE SETTING. USE WINDOWS THAT AREWATERTIGHT.

26. GA. G.I. FLASHING REQUIRED AS SHOWN IN OTHER

WINDOE DETAILS TO BE INSTALLED BY SHEET METAL
CONTRACTOR.

LINE WIRE, WHEN USED AS BACKING TO SUPPORT WATER-

RESISTANT BUILDING PAPER OR FELT

BENEATH LATH FOR STUCCO SHOULD BE INSTALLED
ACCORDING TO INDUSTRY STANDARDS ARE PRACTICE.

NO ATTACHMENT DEVICE NOR THE WIRE BACKING SHOULD
COVER OR PENETRATE FLASHING MATERIAL.

PERIPHERAL FLASHING AT ALL EDGES OF WALL OPENING
MUST COVER WIRE BACKING.

WINDOW FRAME
W/ CONT. SEALANT

BEHIND FLANGE
60 MINUTE GRADE
'D' PAPER
'MOISTOP' FLASHING
PAPER (12" WIDE)
2X4 WOOD TRIM
(SEE ELEVATIONS )

SELF SEALING, SELF

ADHERING BITUMINOUS

MEMBRANE APPLIED

OVER SOLID BACKING

NON-HARDENING

SEALANT
26 GA. G.I. FLASHING

EXTERIOR PLASTER

O/ WIRE MESH
HEADER
(SEE FRAMING PLAN)
60 MINUTE GRADE
'D' PAPER
4"
16" MIN.
16" MIN.

NOTE:

APPLY ADDITIONAL MASTIC TO FLASHING AT ALL TOP CORNERS.

PAINT ALL EXPOSED FLASHING WITH RUST PROOF METAL PRIMER

INSTALL CONDENSATION GUTTER WHERE REQ'D PER
MANUFACTURERS SPECS.

NON- PERF. TYPE 15
FELT

UNDERLAYMENT

APPLIED PER
A.R.M.A.
9" WIDE MINERAL SURFACE STARTER STRIP
26 GA. G.I. FLASHING

ALUMINUM
FRAMED

SKYLIGHT
ROOF

FRAMING

AS REQUIRED

ROOF SHEATHING

CONTINUOUS

SEALANT

GALVANIZED NAILS IN

PER DRILLED
HOLES-
(OR AS SPECIFIED BY

MANUFACTURER)
2X6 CURB (MIN.)
1 1/2" MIN.

CONTINUOUS

CANT STRIP-

PROVIDE POSITIVE

DRAINAGE

TO BOTH ENDS

ASPHALT SHINGLES

APPLIED PER
A.R.M.A.

NON- PERF. TYPE 15
FELT

UNDERLAYMENT

APPLIED PER
A.R.M.A.

NOTE:

VERIFY METHOD OF FLASHING

AND/OR WATERPROOFING
WITH
SKYLIGHT MFR.

NON- PERF. TYPE 15

FELT UNDERLAYMENT
APPLIED PER A.R.M.A.

NON- PERF. TYPE 15
FELT

UNDERLAYMENT

APPLIED PER
A.R.M.A.

ROOF SHEATHING

ALUMINUM FRAMED SKYLIGHT

GALVANIZED NAILS IN PER DRILLED HOLES-
(OR AS SPECIFIED BY MANUFACTURER)
26 GA. G.I. FLASHING

ASPHALT SHINGLES

APPLIED PER
A.R.M.A.

CONTINUOUS
SEALANT 1 1/2" MIN.

CONTINUOUS

CANT STRIP-

PROVIDE

POSITIVE

DRAINAGE TO

BOTH ENDS
2X6 CURB
(MIN.)
ROOF

FRAMING

AS REQUIRED
1/2" MIN.

FLSHG.

MAX. 7 1/ 2"
2"
4" MIN.

THRESHOLD- PROVIDE

BITIMUNOUS

COATING TO ISOLATE

THRESHOLD
FROM FLASHING PER C.B.C.
2004.3
26 GA. G.I. FLASHING
NON-

HARDENING

SEALANT

EXTERIOR

PLASTER

O/ WIRE MESH
26 GA. CORROSION

RESISTANT WEEP
SCREED
P.T.D.F. SILL PLATE

GRACE 'ICE &

WATER SHIELD

PLYWOOD FLOOR

SHEATHING
2X JOISTS
(SEE FRAMING
PLAN)
P.T.D.F. RIM JOIST

AT DOOR

LOCATION
CONC. STOOP

EXPANSION STRIP

NON-HARDENING

SEALANT
NOTE:

PROVIDE INTERIOR
WOOD

MOLDING AT WINDOW

HEAD, JAMB AND SILL

WINDOW FRAME
W/ CONT.

SEALANT

BEHIND FLANGE
'MOISTOP'

FLASHING
PAPER (12" WIDE)
60 MINUTE
GRADE
'D' PAPER

EXTERIOR FINISH
2X TRIM, SLOPE TOP
(SEE ELEVATION )
2X BACKING OR PLYWOOD

BACKING AT GRACE
'ICE & WATER SHIELD'
NON-

HARDENING

SEALANT
3/4" KEY AT EXTERIOR

PLASTER, NON-

HARDENING

SEALANT AT SIDING

GRACE 'ICE &

WATER SHIELD
SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

S.M.H
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

CITY STAMP PLACE
WINDOW FLASHING INSTALLATION DETAILS & NOTES 1 2
54 7 8 9

DOOR FLASHING DETAIL & NOTES
HEADWALL FLASHING DETAIL WINDOW HEAD DETAIL SKYLIGHT DETAIL ON ASPHALT SHINGLES 1

SKYLIGHT FLASHING DETAIL ROOF VENT FLASHING DETAIL
63 10 SILLWITH 2X TRIM
DETAIL

THRESHOLD AT SLIDING DOOR AT RAISED

WOOD FLOOR
SKYLIGHT DETAIL ON ASPHALT SHINGLES 2

AS NOTED
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612

ARCHITECTURAL DETAILS
A-20

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

S.M.H
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

CITY STAMP PLACE

BEST MANAGMENT

PRACTICES
A-21
1/30/2023
612

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

S.M.H
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

CITY STAMP PLACE

RESIDENTAL MANDATORY

MEASURES
1/30/2023
612
A-22

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

S.M.H
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

CITY STAMP PLACE
CG -1

CALGREEN RESIDENTIAL

CHECKLIST
1/30/2023
612

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035

SHEET TITLE:

DATE:

SCALE:

PROJECT ID:

S.M.H
PROJECT:

REVISION TABLE:

DRAWN BY:

SHEET NO.:

AS NOTED

ALL DRAWINGS AND WRITTEN MATERIAL APPEARING

HERE IN CONSTITUTE ORIGINAL AND UNPUBLISHED

WORK OF THE DESIGNER AND MAY NOT BE DUPLICATED,

USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF
THE DESIGNER.

CITY STAMP PLACE
A. PRODUCTS COMPLIANT WITH THE CALIFORNIA DEPARTMENT OF PUBLIC HEALTH, “STANDARD METHOD FOR THE TESTING AND EVALUATION OF VOLATILE ORGANIC CHEMICAL EMISSIONS FROM INDOOR SOURCES USING ENVIRONMENTAL CHAMBERS, ” VERSION 1.1, FEBRUARY 2010 (ALSO KNOWN AS SPECIFICATION 01350), CERTIFIED AS

A CHPS LOW -EMITTING MATERIAL IN THE COLLABORATIVE FOR HIGH PERFORMANCE SCHOOLS (CHPS) HIGH PERFORMANCE PRODUCTS DATABASE.

B. PRODUCTS CERTIFIED UNDER UL GREENGUARD GOLD (FORMERLY THE GREENGUARD CHILDREN & SCHOOLS PROGRAM).

C. CERTIFICATION UNDER THE RESILIENT FLOOR COVERING INSTITUTE (RFCI FLOORSCORE PROGRAM.

D. MEET THE CALIFORNIA DEPARTMENT OF PUBLIC HEALTH, “STANDARD METHOD FOR

THE TESTING AND EVALUATION OF VOLATILE ORGANIC CHEMICAL EMISSIONS FROM INDOOR SOURCES USING ENVIRONMENTAL CHAMBERS, ” VERSION 1.1, FEBRUARY 2010 (ALSO KNOWN AS SPECIFICATION 01350).

21. HARDWOOD PLYWOOD, PARTICLEBOARD AND MEDIUM DENSITY FIBERBOARD

COMPOSITE WOOD PRODUCTS USED ON THE INTERIOR OR EXTERIOR OF THE

BUILDING SHALL MEET THE REQUIREMENTS FOR FORMALDEHYDE AS SPECIFIED IN TABLE 4.504.5 SHEET CG -1.

22. VERIFICATION OF COMPLIANCE WITH NOTE 21 SHALL BE PROVIDED AT THE REQUEST OF THE COUNTY OF SANTA CLARA.

23. CONCRETE SLAB FOUNDATIONS REQUIRED TO HAVE A VAPOR RETARDER BY CBC, CHAPTER 19 OR CONCRETE SLAB -ON -GROUND FLOORS REQUIRED TO HAVE A VAPOR RETARDER BY CRC CHAPTER 5, SHALL COMPLY WITH FOLLOWING REQUIREMENT:

A CAPILLARY BREAK SHALL BE INSTALLED IN COMPLIANCE WITH AT LEAST ONE OF THE FOLLOWING:

A. A 4 -INCH -THICK BASE OF 1/2 INCH OR LARGER CLEAN AGGREGATE SHALL BE

PROVIDED WITH A VAPOR RETARDER IN DIRECT CONTACT WITH CONCRETE AND A

CONCRETE MIX DESIGN, WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING, SHALL BE USED.

B. A SLAB DESIGN SPECIFIED BY THE LICENSED DESIGN PROFESSIONAL.

24. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALL AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN THE

FRAMING
MEMBERS EXCEED 19 PERCENT MOISTURE CONTENT. INSULATION PRODUCTS WHICH

ARE VISIBLY WET OR HAVE A HIGH MOISTURE CONTENT SHALL BE REPLACED OR ALLOWED TO DRY PRIOR TO ENCLOSURE IN WALL OR FLOOR CAVITIES. WET -APPLIED INSULATION PRODUCTS SHALL FOLLOW THE MANUFACTURERS ’ DRYING RECOMMENDATIONS PRIOR TO ENCLOSURE.

25. EACH BATHROOM SHALL BE MECHANICALLY VENTILATED AND SHALL COMPLY WITH THE FOLLOWING:

A. FANS SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE OUTSIDE THE BUILDING.

B. UNLESS FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, FANS MUST BE CONTROLLED BY A HUMIDITY CONTROL.

1. HUMIDITY CONTROLS SHALL BE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVE HUMIDITY RANGE OF ≤ 50 PERCENT TO A MAXIMUM OF 80 PERCENT.

A HUMIDITY CONTROL MAY UTILIZE MANUAL OR AUTOMATIC MEANS OF ADJUSTMENT.

2. A HUMIDITY CONTROL MAY BE A SEPARATE COMPONENT TO THE EXHAUST FAN AND IS NOT REQUIRED TO BE INTEGRAL.

26. HEATING AND AIR -CONDITIONING SYSTEMS SHALL BE SIZED, DESIGNED AND HAVE THEIR EQUIPMENT SELECTED USING THE FOLLOWING METHODS:

A. THE HEAT LOSS AND HEAT GAIN IS ESTABLISHED ACCORDING TO ANSI/ACCA 2 MANUAL J —2016 (RESIDENTIAL LOAD CALCULATION), ASHRAE HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS.

B. DUCT SYSTEMS ARE SIZED ACCORDING TO ANSI/ACCA 1 MANUAL D —2016 (RESIDENTIAL DUCT SYSTEMS), ASHRAE HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS.

C. SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ANSI/ACCA 3 MANUAL S —2014 (RESIDENTIAL EQUIPMENT SELECTION) OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS.

27. HVAC SYSTEM INSTALLERS SHALL BE TRAINED AND CERTIFIED IN THE PROPER

INSTALLATION OF HVAC SYSTEMS INCLUDING DUCTS AND EQUIPMENT BY A NATIONALLY OR REGIONALLY RECOGNIZED TRAINING OR CERTIFICATION PROGRAM.

UNCERTIFIED PERSONS MAY PERFORM HVAC INSTALLATIONS WHEN UNDER THE

DIRECT SUPERVISION AND RESPONSIBILITY OF A PERSON TRAINED AND CERTIFIED TO INSTALL HVAC SYSTEMS OR CONTRACTOR LICENSED TO INSTALL HVAC SYSTEMS.

28. IF REQUIRED BY THE COUNTY OF SANTA CLARA, THE OWNER OR THE RESPONSIBLE ENTITY ACTING AS THE OWNER ’S AGENT SHALL EMPLOY ONE OR MORE

SPECIAL INSPECTORS TO PROVIDE INSPECTION OR OTHER DUTIES NECESSARY TO SUBSTANTIATE COMPLIANCE WITH THIS CODE. SPECIAL INSPECTORS SHALL

DEMONSTRATE COMPETENCE TO THE SATISFACTION OF THE COUNTY OF SANTA CLARA FOR THE PARTICULAR TYPE OF INSPECTION OR TASK TO BE PERFORMED.

SPECIAL INSPECTORS SHALL BE INDEPENDENT ENTITIES WITH NO FINANCIAL

INTEREST IN THE MATERIALS OR THE PROJECT THEY ARE INSPECTING FOR COMPLIANCE WITH THIS CODE.

29. DOCUMENTATION USED TO SHOW COMPLIANCE WITH THIS CODE SHALL INCLUDE

BUT IS NOT LIMITED TO, CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS,

BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS

ACCEPTABLE TO THE COUNTY OF SANTA CLARA WHICH DEMONSTRATE SUBSTANTIAL CONFORMANCE. WHEN SPECIFIC DOCUMENTATION OR SPECIAL INSPECTION IS

NECESSARY TO VERIFY COMPLIANCE, THAT METHOD OF COMPLIANCE WILL BE

SPECIFIED IN THE APPROPRIATE SECTION OR IDENTIFIED IN THE APPLICATION CHECKLIST.

A. A CONSTRUCTION WASTE MANAGEMENT PLAN IS PROVIDED. THE CONSTRUCTION

WASTE MANAGEMENT PLAN SHALL BE UPDATED AS NECESSARY AND SHALL BE

AVAILABLE DURING CONSTRUCTION FOR EXAMINATION BY THE COUNTY OF SANTA CLARA.

1. IDENTIFY THE CONSTRUCTION AND DEMOLITION WASTE MATERIALS TO BE

DIVERTED FROM DISPOSAL BY RECYCLING, REUSE ON THE PROJECT OR SALVAGE FOR FUTURE USE OR SALE.

2. SPECIFY IF CONSTRUCTION AND DEMOLITION WASTE MATERIALS WILL BE SORTED ON -SITE (SOURCE - SEPARATED) OR BULK MIXED (SINGLE STREAM).

3. IDENTIFY DIVERSION FACILITIES WHERE THE CONSTRUCTION AND DEMOLITION WASTE MATERIAL WILL BE TAKEN.

4. IDENTIFY CONSTRUCTION METHODS EMPLOYED TO REDUCE THE AMOUNT OF CONSTRUCTION AND DEMOLITION WASTE GENERATED.

5. SPECIFY THAT THE AMOUNT OF CONSTRUCTION AND DEMOLITIO N WASTE

MATERIALS DIVERTED SHALL BE CALCULATED BY WEIGHT OR VOLUME,BUT N OT BY BOTH.

B. A WASTE MANAGEMENT COMPANY CAN BE UTILIZED IF APPROVED BY THE COUNTY OF SANTA CLARA. SEE CALGREEN 4.408.3 FOR FURTHER .DETAILS

11. DOCUMENTATION SHALL BE PROVIDED TO THE COUNTY OF SANTA CLARA WHICH DEMONSTRATES COMPLIANCE WITH NOTE 10.

12. AT THE TIME OF FINAL INSPECTION, A MANUAL, COMPACT DISC, WEB -BASED

REFERENCE OR OTHER MEDIA ACCEPTABLE TO THE COUNTY OF SANTA CLARA

INCLUDES
ALL OF THE REQUIRED INFORMATION, SHALL BE PLACED IN THE BUILDING. SEE CALGREEN 4.410.1 FOR DETAILS OF REQUIRED INFORMATION.

13. ANY INSTALLED GAS FIREPLACE SHALL BE A DIRECT -VENT SEALED -COMBUSTION TYPE. ANY INSTALLED WOODSTOVE OR PELLET STOVE SHALL COMPLY WITH U.S. EPA

NEW SOURCE PERFORMANCE STANDARDS (NSPS) EMISSION LIMITS AS APPLICABLE,

AND SHALL HAVE A PERMANENT LABEL INDICATING THEY ARE CERTIFIED TO MEET THE EMISSION LIMITS. WOODSTOVES, PELLET STOVES AND FIREPLACES SHALL ALSO

COMPLY WITH APPLICABLE SANTA CLARA COUNTY ORDINANCES AND BAY AREA AIR QUALITY MANAGEMENT DISTRICT REGULATION 6, RULE 3.

14. AT THE TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION

SITE AND UNTIL FINAL STARTUP OF THE HEATING, COOLING AND VENTILATING

EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENT

OPENINGS SHALL BE COVERED WITH TAPE, PLASTIC, SHEET METAL OR OTHER

METHODS ACCEPTABLE TO THE COUNTY OF SANTA CLARA TO REDUCE THE AMOUNT OF WATER, DUST AND DEBRIS,WHICH MAY ENTER THE SYSTEM.

15. ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL MEET THE REQUIREMENTS OF CALGREEN TABLES 4.504.1 OR 4.504.2 AS REPRODUCED ON SHEET CG -1. SUCH PRODUCTS ALSO SHALL COMPLY WITH THE RULE 1168

PROHIBITION ON THE USE OF CERTAIN TOXIC COMPOUNDS (CHLOROFORM,

ETHYLENE DICHLORIDE, METHYLENE CHLORIDE, PERCHLOROETHYLENE AND TRICHLOROETHYLENE), EXCEPT FOR AEROSOL PRODUCTS, AS SPECIFIED BELOW.

AEROSOL ADHESIVES, AND SMALLER UNIT SIZES OF ADHESIVES, AND SEALANT OR

CAULKING COMPOUNDS (IN UNITS OF PRODUCT, LESS PACKAGING, WHICH DO NOT WEIGH MORE THAN 1 POUND AND DO NOT CONSIST OF MORE THAN 16 FLUID

OUNCES) SHALL COMPLY WITH STATEWIDE VOC STANDARDS AND OTHER

REQUIREMENTS, INCLUDING PROHIBITIONS ON USE OF CERTAIN TOXIC COMPOUNDS, OF CALIFORNIA CODE OF REGULATIONS, TITLE 17, COMMENCING WITH SECTION 94507.

16. ARCHITECTURAL PAINTS AND COATINGS SHALL COMPLY WITH VOC LIMITS AS SHOWN IN TABLE 4.504.3 SHEET CG -1. THE VOC CONTENT LIMIT FOR COATINGS THAT

DO NOT MEET THE DEFINITIONS FOR THE SPECIALTY COATINGS CATEGORIES LISTED IN TABLE 4.504.3 SHALL BE DETERMINED BY CLASSIFYING THE COATING AS A FLAT,

NONFLAT OR NONFLAT -HIGH GLOSS COATING, BASED ON ITS GLOSS, AS DEFINED IN SUBSECTIONS 4.21, 4.36, AND 4.37 OF THE 2007 CALIFORNIA AIR RESOURCES BOARD,

SUGGESTED CONTROL MEASURE, AND THE CORRESPONDING FLAT, NONFLAT OR NON -FLAT -HIGH GLOSS VOC LIMIT IN TABLE 4.504.3, SHEET CG -1 SHALL APPLY.

17. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT -WEIGHTED MIR LIMITS FOR ROC IN SECTION 94522(A)(2) AND OTHER REQUIREMENTS, INCLUDING

PROHIBITIONS ON USE OF CERTAIN TOXIC COMPOUNDS AND OZONE DEPLETING SUBSTANCES, IN SECTIONS 94522(E)(1) AND (F)(1) OF CALIFORNIA CODE OF REGULATIONS, TITLE 17, COMMENCING WITH SECTION 94520; AND IN AREAS UNDER

THE JURISDICTION OF THE BAY AREA AIR QUALITY MANAGEMENT DISTRICT

ADDITIONALLY COMPLY WITH THE PERCENT VOC BY WEIGHT OF PRODUCT LIMITS OF REGULATION 8, RULE 49.

18. VERIFICATION OF COMPLIANCE WITH NOTES 15, 16, AND 17 SHALL BE PROVIDED AT THE REQUEST OF THE COUNTY OF SANTA CLARA.

19. ALL CARPET INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE TESTING AND PRODUCT REQUIREMENTS OF ONE OF THE FOLLOWING:

A. CARPET AND RUG INSTITUTE ’S GREEN LABEL PLUS PROGRAM.

B. CALIFORNIA DEPARTMENT OF PUBLIC HEALTH, “STANDARD METHOD FOR THE

TESTING AND EVALUATION OF VOLATILE ORGANIC CHEMICAL EMISSIONS FROM INDOOR SOURCES USING ENVIRONMENTAL CHAMBERS, ” VERSION 1.1, FEBRUARY 2010 (ALSO KNOWN AS SPECIFICATION 01350.)
C. NSF/ANSI 140 AT THE GOLD LEVEL.

D. SCIENTIFIC CERTIFICATIONS SYSTEMS INDOOR ADVANTAGE GOLD.

ALL CARPET CUSHION INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE REQUIREMENTS OF THE CARPET AND RUG INSTITUTE ’S GREEN LABEL PROGRAM. ALL CARPET ADHESIVE SHALL MEET THE REQUIREMENTS OF TABLE 4.504.1, SHEET CG -1.

20. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80 PERCENT OF FLOOR

AREA RECEIVING RESILIENT FLOORING SHALL COMPLY WITH ONE OR MORE OF THE FOLLOWING:

1. PROJECTS WHICH DISTURB LESS THAN ONE ACRE OF SOIL AND ARE NOT PART OF A

LARGER COMMON PLAN OF DEVELOPMENT WHICH IN TOTAL DISTURBS ONE ACRE OR MORE, SHALL MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION. SEE

CALGREEN

4.106.2 FOR FURTHER DETAILS.

2. CONSTRUCTION PLANS SHALL INDICATE HOW THE SITE GRADING OR DRAINAGE SYSTEM

WILL MANAGE ALL SURFACE WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS. SWALES, WATER COLLECTION AND DISPOSAL SYSTEMS, FRENCH DRAINS, WATER RETENTION GARDENS, AND OTHER MEASURES CAN BE USED.

EXCEPTION: ADDITIONS AND ALTERATIONS NOT ALTERING THE DRAINAGE PATH.

3. NEW CONSTRUCTION SHALL COMPLY WITH CALGREEN SECTIONS 4.106.4.1 TO FACILITATE FUTURE INSTALLATION AND USE OF EV CHARGERS. ELECTRIC VEHICLE

SUPPLY EQUIPMENT (EVSE) SHALL BE INSTALLED IN ACCORDANCE WITH THE CALIFORNIA ELECTRICAL CODE, ARTICLE 625.

EXCEPTIONS:

A. WHERE COUNTY OF SANTA CLARA HAS DETERMINED EV CHARGING AND INFRASTRUCTURE ARE NOT FEASIBLE.

B. ACCESSORY DWELLING UNITS (ADU) AND JUNIOR ACCESSORY DWELLING UNITS (JADU) WITHOUT ADDITIONAL PARKING FACILITIES.

4. FOR EACH DWELLING UNIT, INSTALL A LISTED RACEWAY TO ACCOMMODATE A DEDICATED 208/240 -VOLT BRANCH CIRCUIT. THE RACEWAY SHALL NOT BE LESS THAN TRADE SIZE 1 (NOMINAL 1 -INCH INSIDE DIAMETER). THE RACEWAY SHALL ORIGINATE

AT THE MAIN SERVICE OR SUBPANEL AND SHALL TERMINATE INTO A LISTED CABINET,

BOX OR OTHER ENCLOSURE IN CLOSE PROXIMITY TO THE PROPOSED LOCATION OF AN EV CHARGER. RACEWAYS ARE REQUIRED TO BE CONTINUOUS AT ENCLOSED, INACCESSIBLE OR CONCEALED AREAS AND SPACES. THE SERVICE PANEL AND/OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40 -AMPERE MINIMUM DEDICATED

BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE.

THE RACEWAY TERMINATION LOCATION SHALL BE PERMANENTLY AND VISIBLY MARKED AS “EV CAPABLE ”.

5. ALL NONCOMPLIANT PLUMBING FIXTURES SHALL BE REPLACED WITH WATER CONSERVING PLUMBING FIXTURES. PLUMBING FIXTURE REPLACEMENT IS REQUIRED

PRIOR TO ISSUANCE OF A CERTIFICATE OF FINAL COMPLETION, CERTIFICATE OF OCCUPANCY, OR FINAL PERMIT APPROVAL BY BUILDING AND INSPECTION DIVISION.

SEE CIVIL CODE SECTION 1101.1, ET SEQ., FOR THE DEFINITION OF A NONCOMPLIANT

PLUMBING FIXTURE, TYPES OF RESIDENTIAL BUILDINGS AFFECTED AND OTHER IMPORTANT ENACTMENT DATES.

A. THE EFFECTIVE FLUSH VOLUME OF ALL WATER CLOSETS SHALL NOT EXCEED 1.28 GALLONS PER FLUSH. TANK -TYPE WATER CLOSETS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE U.S. EPA WATERSENSE SPECIFICATION FOR TANK TYPE TOILETS.

B. SHOWERHEADS SHALL HAVE A MAXIMUM FLOW RATE OF NOT MORE THAN 1.8 GALLONS PER MINUTE AT 80 PSI. SHOWERHEADS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE U.S. EPA WATERSENSE SPECIFICATION FOR SHOWER HEADS.

C. WHEN A SHOWER IS SERVED BY MORE THAN ONE SHOWERHEAD, THE COMBINED

FLOW RATE OF ALL SHOWER -HEADS AND/OR OTHER SHOWER OUTLETS CONTROLLED BY A SINGLE VALVE SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 80 PSI, OR THE

SHOWER SHALL BE DESIGNED TO ALLOW ONLY ONE SHOWER OUTLET TO BE IN OPERATION AT A TIME. A HAND -HELD SHOWER SHALL BE CONSIDERED A SHOWER HEAD.

D. THE MAXIMUM FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS SHALL NOT EXCEED 1.2 GALLONS PER MINUTE AT 60 PSI. THE MINIMUM FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS SHALL NOT BE LESS THAN 0.8 GALLONS PER MINUTE AT 20 PSI.

E. THE MAXIMUM FLOW RATE OF KITCHEN FAUCETS SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 60 PSI. KITCHEN FAUCETS MAY TEMPORARILY INCREASE THE FLOW ABOVE THE MAXIMUM RATE, BUT NOT TO EXCEED 2.2 GALLONS PER MINUTE AT 60 PSI, AND MUST DEFAULT TO A MAXIMUM FLOW RATE OF 1.8 GALLONS PER MINUTE AT 60 PSI.

6. PLUMBING FIXTURES AND FITTINGS SHALL BE INSTALLED IN ACCORDANCE WITH

THE CALIFORNIA PLUMBING CODE, AND SHALL MEET THE APPLICABLE STANDARDS REFERENCED IN TABLE 1701.1 OF THE CALIFORNIA PLUMBING CODE.

7. RESIDENTIAL DEVELOPMENTS SHALL COMPLY WITH A LOCAL WATER EFFICIENT

LANDSCAPE ORDINANCE OR THE CURRENT CALIFORNIA DEPARTMENT OF WATER RESOURCES ’ MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO), WHICHEVER IS MORE STRINGENT.

8. NEWLY CONSTRUCTED RESIDENTIAL DEVELOPMENTS, WHERE DISINFECTED

TERTIARY RECYCLED WATER IS AVAILABLE FROM A MUNICIPAL SOURCE TO A

CONSTRUCTION SITE, MAY BE REQUIRED TO HAVE RECYCLED WATER SUPPLY

SYSTEMS INSTALLED, ALLOWING THE USE OF RECYCLED WATER FOR RESIDENTIAL LANDSCAPE IRRIGATION SYSTEMS. SEE CHAPTER 15 OF THE CALIFORNIA PLUMBING CODE.

9. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER

OPENINGS

IN SOLE/BOTTOM PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE

PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR,

CONCRETE
MASONRY OR A SIMILAR METHOD ACCEPTABLE TO THE COUNTY OF SANTA CLARA.

10. RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65 PERCENT OF THE

NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH CALGREEN SECTION 4.408.2 OR 4.408.3.

CALGREEN 2019 NOTES:

CG -2

CALGREEN NOTES
1/30/2023
612

SANDHU RESIDENCE

SINGLE FAMILY RESIDENCE
1327 TERRA VISTA CT.,
MILPITAS, CA 95035