Chollangi Residence

671 Townsend Ct.

Folsom, Ca.

APN# 072-3330-008-0000

Site Plan

Scale 1" = 10'

A1.0

CONTENTS& SITEPLAN

1' Min.

DRAINAGE SWALE DETAIL (typ.)

Straw Wattles for erosion control during construction period

AS GROUND IS DISTURBED A LAYER OF HAY SHALL BE DISPURSED AS A MEASURE OFEROSION CONTROL ON NEWLY EXPOSED DIRT

MULTIPLE GRAVEL BAGS TO BE UTILIZED AT STREET DRAIN LOCATIONS BELOW PROPERTY,AND ALL OTHER EROSION CONTROL MEASURES AS SPECIFIED BY CITY AND STATEREQUIREMENTS

2% min slopeaway from house

CUSTOM HOME EROSION AND SEDIMENT CONTROL NOTES1. THE PROJECT SHALL CONFORM TO THE FOLSOM MUNICIPAL CODE (FMC) FORPROTECTION OF SURFACE WATERS AND URBAN RUN-OFF. IN ADDITION, SITES OF ONEACRE OR MORE SHALL COMPLY WITH THE STATE’S NPDES GENERAL CONSTRUCTIONPERMIT.2. THE PROJECT OWNER SHALL DESIGNATE AN EROSION AND SEDIMENT CONTROL (ESC)MANAGER WHO SHALL PROVIDE THEIR NAME, PHONE NUMBER, AND E-MAIL ADDRESS TOTHE PUBLIC WORKS STORMWATER QUALITY MANAGER OR THE DESIGNATED CITYINSPECTOR. CHANGES TO THE ESC MANAGER’S CONTACT INFORMATION SHALLPROMPTLY BE REPORTED TO THE PUBLIC WORKS STORMWATER QUALITY MANAGER. THEESC MANAGER SHALL BE RESPONSIBLE FOR ALL PROJECT PERSONNEL INCLUDINGSUBCONTRACTORS AND MATERIAL SUPPLIERS.3. THE ESC MANAGER SHALL INSPECT AND MAKE NECESSARY CORRECTIONS ANDADJUSTMENTS TO THE STORMWATER CONTROLS ON THE FOLLOWING SCHEDULE: 1)WEEKLY, 2) 48 HOURS PRIOR TO A STORM EVENT PREDICTED BY THE NATIONAL OCEANICATMOSPHERIC ADMINISTRATION TO EXCEED 0.10 INCH, 3) DURING A STORM EVENTEXCEEDING 0.10 INCH AND 4) WITHIN 48 HOURS AFTER A STORM EVENT EXCEEDING 0.10 INCH.4. BEST MANAGEMENT PRACTICES (BMPS) DESCRIBED HEREIN AND ON THE APPROVEDEROSION CONTROL PLAN ARE THE MINIMUM REQUIRED BMPS TO BE IMPLEMENTED ANDMAINTAINED ON THE CONSTRUCTION SITE YEAR ROUND IN ORDER TO COMPLY WITH CHAPTER8.70 OF THE FMC. ADDITIONAL MEASURES MAY BE REQUIRED AS SITE CONDITIONS DICTATE,THROUGHOUT THE COURSE OF THE WORK, TO ENSURE THAT WATER QUALITY RUN-OFF INTOCITY DRAINAGE FACILITIES IS PROTECTED.5. SEDIMENT CONTROL BMPS SHALL BE INSTALLED AND MAINTAINED YEAR ROUND AND AT AMINIMUM SHALL INCLUDE PERIMETER CONTROLS, DRAIN INLET PROTECTION, AND STABILIZEDACCESS. PUBLIC STREETS AND SIDEWALKS SHALL BE SWEPT DAILY WHEN VEHICLES AREACCESSING THE SITE. WASHING THE STREET SHALL NOT BE PERMITTED UNLESS OTHERWISEAPPROVED BY THE CITY.6. THE CONTRACTOR SHALL ANTICIPATE AND ACCOMMODATE ANY RUN-ON FROMNEIGHBORING PROPERTIES, INCLUDING EXISTING WATER COURSES. EXISTING WATERCOURSES SHALL BE MAINTAINED IN THEIR ORIGINAL CONDITION, EXCEPT WHEREMODIFICATIONS ARE APPROVED BY THE CITY.7. ALL AREAS DISTURBED DURING CONSTRUCTION SHALL BE PROTECTED FROM EROSIONDURING THE WET SEASON. HYDROSEED, IF USED, SHALL BE PLACED ON OR BEFORESEPTEMBER 15TH. HYDROSEED PLACED AFTER SEPTEMBER 15TH SHALL BE USED WITH ASECONDARY PROTECTION METHOD SUCH AS A MAT OR BLANKET SPECIFICALLY DESIGNEDTO FACILITATE GERMINATION AND GROWTH.8. PROTECTED AREAS SHALL BE PROTECTED WITH ORANGE CONSTRUCTION FENCING.ADDITIONAL SIGNAGE MAY BE REQUIRED TO IDENTIFY THE RESOURCE BEING PROTECTEDAND/OR PROVIDE ADDITIONAL INSTRUCTIONS TO CONSTRUCTION PERSONNEL.9. CEMENTITIOUS, PAINT, WASTE, AND HAZARDOUS MATERIALS SHALL BE HANDLED,COVERED, AND/OR STORED PROPERLY TO AVOID SPILLS, LEAKAGE, AND CONTACT WITHRAIN OR STORMWATER RUNOFF.10. UPON COMPLETION OF THE PROJECT, ALL BMP’S SHALL BE REMOVED ONCELANDSCAPING IS INSTALLED AND FUNCTIONING TO THE SATISFACTION OF THE CITY.11. VIOLATIONS OF THE FMC 8.70 MAY RESULT IN STOP WORK NOTICES, FINES, AND/ORDELAY IN CITY INSPECTIONS OF THE PROJECT IMPROVEMENTS.

*Notes:A 36" min. pathway to all exterior doors and emergency escape or rescue windows shall beprovided and a min. 24" clearance at obstructions along the access walkway, incl. HVACunits, accesssory bldgs. and structures, trees, large plants and shrubs.Where walls and/or fending are installed across pathways, an approved access gate shallbe installed.A min. 4" sewer line to residence is required.Fencing to meet community guidelinesBond metallic gas pipe and water pipes to the service ground per CEC article 250-90(a&b)An approved pressure regulator proceeded by a strainer shall be installed and the pressurereduced to 80 psi or less. The pressure regulator and strainer shall be located so it isreadily accessible for cleaning without removing the regulator or strainer body and shall beequipped with a bore-sighted drain sloped to daylight.Any water system containing a backflow preventer, pressure regulator or other any otherdevice that prevents dissipation of building pressure back into the water main shall beprovided with an approved, listed, and adequately sized expansion tank or other approveddevice to control thermal expansion.Prior to issuance of a building permit, all proposed encroachment, grading and retainingwalls shall be permitted and completed. Note that no earthwork will be permitted in theadjacent lot owned by the Empire Ranch Community Association.Provide certification letter from soil engineer at time of foundation inspection. Letter shallbe dated after issuance of permit and certify that the pad and footing excavations are readyto receive improvements.Complete the City Form "Determination of Applicability to the Model Water EfficiencyLandscape Ordinance (AB1881) available on the City's web page and submit to theCity Arborist fro review. If it is determined that landscape and irrigation plans are required,plans, calculations and a certification statement shall be submitted as a deferredsubmittal. Before issuance of a certificate of occupancy, the landscape and irrigation workshall be complete, inspections of the plants and irrigation installation by the City and athird part water audit must be performed and submitted for approval to the City Arborist"The ground immediately adjacent to the new foundation shall be sloped away frombuilding at a slope of not less than 6" (5 percent slope) in the first 10 feet measuredperpendicular to the face of the wall. Impervious surfaces within 10 feet of building shallbe sloped a minimum of 2 percent away from building. R:401.3A photovoltaic system shall be installed prior to final inspection.Provide certification letter from project engineer/soil engineer at time of foundationinspection. Letter shall be dated after issuance of permit and certify that the pad and footing.excavations are ready to receive improvements."

STAIR FRAMING. SUPPORTS, AND STAIR FOUNDATION AREDEFERRED.

TWO (2) COPIES OF EACH DEFERRED SUBMITTAL WILL FIRSTBE SUBMITTED TO THE ARCHITECT/ENGINEER-OF-RECORD,WHO WILL REVIEW THEM AND FORWARD THEM TO THEBUILDING DEPARTMENT WITH NOTATIONS INDICATING THATTHE SUBMITTALS CONFORM TO THE DESIGN OF THE BUILDING.THE ENGINEER(S) RESPONSIBLE FOR THE DESIGN OF THEDEFERRED SUBMITTAL ITEMS SHALL STAMP AND WET-SIGNTHOSE DRAWINGS AND CALCULATIONS FOR WHICH HE/SHEIS RESPONSIBLE.

XXXX See referenced tree, trunk size, canopy dia. & species in arborist survey

X indicates trees to be removed11' side setback

DRIVEWAY

DRIVEWAY

GARAGESLAB53'

GARAGESLAB53'

HOUSESUB-FLOOR

55.5'

GARAGESLAB44' 45

50

55

60

40

35

30

17'-8"

5'-2"

5'-1"

5'-0"

5'-0"

5'-0"

5'-0"

9'-7"

6'-0"

10'-11"

9'-3"

10'-8"

6'-6"

6'-0"

9'-10"

5'-0"

5'-0"

5'-1"

9'-8"

10'-0"

11'-0"

5'-0"

25'-11"

116'-6"

Utility Easement

20' Front Setback

5' Side Setback

215'-9"

109'-5"

246'-5"

26'-9" 82'-5"

10'-3"

11'-4"

24'-2"

Top of Curb 55.3Bottom of Slab 55

TOC 53.3BOS 51

6" curb entire length

TOC 46BOS 43.3

TOC 49BOS 45.5

TOS 44BOS 43

Townsend Ct.

5'-2"5'-1"5'-0"5'-0"5'-0"5'-0"9'-10"6'-0"9'-10"

Townsend Ct.

17'-8"

13'-6"

Sidewalk

98'-4"

10'-11" 9'-3" 10'-8" 12'-6"

Tanden Garage

Basement Garage

43'-4"

3'-6"

5'-0" 5'-0" 5'-1" 9'-8"

4' high bright orange protection zone (TPZ) fencingw/ 5'' tall stakes, 12" into soil, 10' o.c. max spacingw/ 3' TPZ signs (17"x11") waterproof (text by city)attached to TPZ fencing in 50' o.c.

LOWER DRIVEWAY - 13.7%

UPPER DRIVEWAY - 8% slopeTOW 53'BOW 46'

TOW 53'BOW 52.8''

TOW 53'BOW 44'

TOW 50'BOW 44'TOW 49'

BOW 44'

TOW 53'BOW 51.5'

TOW 53'BOW 44'

TOW 50'BOW 44'

TOW 47'BOW 44'

TOW 46'BOW 44'

Deco Drain

TOW 53'BOW 51.5'

TOW 56'BOW 53'

Thickened Slab - no retaining

Water

Water

Elect

Elect

Gas

House Cleanout

Street Sewer Cleanout

4" sewer line

Gas

Chollangi Residence

671 Townsend Ct.

Folsom, Ca.

APN# 072-3330-008-0000

Chollangi Residence

671 Townsend Ct.

Folsom, Ca.

APN# 072-3330-008-0000

SCALE 1/4"=1'

A1.1

Front / RearElevations

REAR ELEVATION

FRONT ELEVATION 16" Facia

12

4 (typ)

1 coat Omega StuccoICC-ES EVAL REPORT ESR - 1194

Exposed metal to be painted as trim

Dark Bronze color Dual Low E dual pane windows

Wrought Iron and Glass Door

Railing Detail

Stucco stone veneer to be placed min. of 4" aboveearth or 2" above paved surfaces

Lighted House Numbersmin. 4" high & min .5" strokein contrasting color to stucco

12" Facia 12" Facia12" Facia12" Facia12" Facia

12" Facia

12" Facia

9.5" facia (typ)

12" Facia

2'-0"

12

1/2"

"2'-0

29'-912"

Full weight concrete tile over 30lb felt (typ)

1/2 / 12 TPO over 30lb felft roof w parapet walls and roof drains

Chollangi Residence

671 Townsend Ct.

Folsom, Ca.

APN# 072-3330-008-0000

LEFT ELEVATION

RIGHT ELEVATION

A1.2

Left / RightElevations

Chollangi Residence

671 Townsend Ct.

Folsom, Ca.

APN# 072-3330-008-0000

A1.6

A1.6

BEDROOMMASTER

3BEDROOM

4BEDROOM

BELOWOPEN

BELOWOPEN

BATHMASTER

CLOSET

LAUNDRY

TOILET

SHOWER

HALL

COVERED

DECK

SHOWER

CLOSET

BATH

ROOMPRAYER

LANDING

SHOWER

CLOSET

BATH

DRESSING

BRIDGE

3'-412" 8'-112" 3'-3" 1'-512" 13'-11" 33'-534" 15'-9"

11'-4"12'-6"

1'-912"

23'-312"

28'-814"

13'-1134"

9'-8" 3'-312"

12'-112"5'-912"

13'-1112"

6'-1"

1'-7"

1'-6" 12'-10"

10'-10" 15'-134"

3'-334"

5'-6"

634"

4'-11"

10'-614"

11'-434"

7'-10"

3'-1"

31'-5"

17'-212"

4'-6"

3'-0"

6'-134"

13'-114"

5'-414"

6'-934"

5'-434"

2'-314"

13'-1014"6'-1034" 8'-414"

3'-812"

2'-014"

3'-1014"

7'-212"

4'-434"

7'-312"

2'-0" 2'-0"

2656SH 2650SH

2680

2046SH 10080*2046SH

6056LS

2680

3080

3080

3080

3080

3080

6060FX

3080

6060LS

3080

6016FX

2056SH

4856FX 4856FX 4856FX 4856FX

2046SH

6050FX*

5080

3080

4080

3016FX

31016FX

2650FX2650FX

2656SH

2656SH

2646SH

2640SH

5080

4656LS

4016FX

42" 1/2 wall

4616

7'-834"

2656FX*

2656FX*

COVERED DECK

AtticAccess20"x30"

Tempered Glass

Tempered Glass

Tempered Glass

2056SH

2056SH

Hose Bib

Hose Bib

5080*

30805080

OFFICE

CLOSET

2656SH

2656SH

2656SH

2656SH

* Note:Where the opening of the sill portion of an operable window islocated more than 72” above the finished grade or other surfacebelow, the lowest part of the clear opening of the window shallbe a minimum of 24” above the finished floor surface of the roomin which the window is located. Glazing between the floor and aheight of 24” shall be fixed or have openings such that a 4”diameter sphere cannot pass.

No opening in the railing shall allow passage of a sphere 4" indiameter. CRC R312

Notes:

An * next to window size indicates the window ordoor is to have tempered glass All Glass Double Glazeand to comply to CBC / CRC

All Glass Double Glaze and to comply to CBC / CRC

Shower shall be finished with a smooth, hardnonabsorbent surface to a height of not lessthan 72 inches above the drain per CBC. Greengypsum wall board on walls per CBC / CRC. Greengypsum wall board shall not be used on ceilingframing spaced more than 12" c.c. per CBC / CRC

A 36" min. pathway to all exterior doors and emergencyescape or rescue windows shall be provided and amin. 24" clearance at obstructions along the accesswalkway, incl. HVAC units, accesssory bldgs. andstructures, trees, large plants and shrubs.

Where walls and/or fending are installed across pathways,an approved access gate shall be installed.

All gas outlets located in a fireplace shall be controlledby an approved valve located in the same room andoutside the hearth but not more than 4' from such outletsper 2019 CPC

Non-removable backflow prevention devices shall beutilized on all ext. hose bibs per 2019 CPC

Open risers are permitted provided the openings locatedmore than 30" above the floor/grade below do not permitthe passage of a 4" diameter phere. R311.7.5

Nailing of framing structure shall comply withCBC unless noted otherwise. Dbl topplates carried over all headers

All Nails common unless otherwise noted.

8d common = 0.131"x2-1/2"10d common = 0.148"x3"16d common = 0.162"x3-1/2"20d common = 0.203"x4"

SCALE 1/4"=1' A1.4

HEATILATORNEVO 4236(Direct Vent)

A1.4

32" high 2x6 stucco wall cappedby 10" high metal guardrail.2x6 wall shares cont. shear w floorrim nailed per min & 3-3/16"x6"screws betwn studs into solid blkg

ROOTOP DECKS

Guardrail

12'-112"

6'-1"

13'-1134"

5'-912"

Stairwell

2% slope

2% slope

2056SH

2656SH

3'-312"

13'-1112"

14'-234"

15'-5" 5'-912"

8'-2"

4'-0" 4'-234" 3'-514"

4'-634"

1'-614"

Upper Deck

Lower Deck

2% slope

steps

Spiral stair systemand railing shall beengineered bymanufacturer and submittedfor permit for approval uponcontract by homeowner wmanufacturer.

A1.3

A1.3

Guardrail

August 06, 2021

SUBJECT: Approval Letter: Design Review Approval for a 3,985-square-foot custom

home located at 671 Townsend Court (PN 21-150)

The City of Folsom Community Development Department (CDD) has reviewed an application

for Design Review of a 3,985-square-foot custom home located at 671 Townsend Court. The

CDD has made the decision to conditionally approve the application based on the following

findings:

The project is compliant with the General Plan, the Zoning Ordinance, and all applicable

Specific Plans;

The project is in conformance with all applicable city-wide design guidelines;

The project is in conformance with all applicable project-specific design guidelines and

standards approved through the Planned Development Permit process or similar review

process;

The project provides compatibility of building materials, textures, and colors with

surrounding development and consistency with the general design theme of the

neighborhood.

The project is categorically exempt from the provisions of the California Environmental

Quality Act (CEQA) under Section 15303 (New Construction or Conversion of Small

Structures) of the CEQA Guidelines.

The project is subject to the following condition(s) of approval:

1. The project shall be in substantial conformance with the submitted grading plan

submitted 07/23/21, floor plans, elevations, and colors/materials submitted 08/05/21 on

file with the CDD and attached to the Design Review approval email.

2. All exterior windows on the proposed residence are required to be recessed, have window

trim (foam trim or similar architectural element) or window frames that contrast in color

with the color of the exterior material to the satisfaction of the CDD.

3. Fencing shall not exceed 3 ½ feet in height in the front of the residence and shall not

exceed 6 feet in height in the side and rear of the residence. Open view fencing shall be

required adjacent to open space.

4. Building Permits are required for the custom home and retaining walls (if applicable).

The final location, size, materials, and design of any proposed retaining wall is subject to

review and approval by the Community Development Department. With respect to the

design of the retaining walls, a decorative material or veneer is required to cover any

exposed portion of the walls to the satisfaction of the Community Development

Department. If special inspection is required for the construction of the wall(s), a final

observation letter shall be submitted to the Community Development Department prior to

the issuance of a Certificate of Occupancy.

5. Pursuant to the state’s Model Water Efficient Landscape Ordinance (MWELO), all

new construction projects with an aggregate front yard landscape area equal to or

greater than 500 square feet shall submit a landscape documentation package and

landscape permit application to the CDD for review and approval. The landscape

permit shall be issued prior to, or at the time of, the issuance of a building permit.

Projects with an aggregate front yard landscape area of 500 to 2,500 square feet

may comply with either the Performance Approach requirements or the

Prescriptive Approach requirements of the MWELO.

Projects with an aggregate front yard landscape area of more than 2,500 square feet

shall comply with the Performance Approach Requirements of the MWELO.

Projects with an aggregate front yard landscape area of less than 500 square feet

shall submit a preliminary landscape plan to the CDD for review and approval

prior to, or at the time of, the issuance of a building permit. The preliminary

landscape plan shall show all proposed front yard landscaping with irrigated

planting areas, plant materials, street tree species and location, footprints of

buildings or structures, sidewalks, driveways, decks, patios, gravel or stone walks,

or other pervious or non-pervious hardscapes, and other non-irrigated areas

designated for non-development (such as open spaces and existing native

vegetation). The preliminary landscape plan shall also include the calculation of

front yard landscape area consistent with the definition herein.

The City-approved landscape plan shall be installed at the time of the final

inspection for the building permit, prior to Certificate of Occupancy. Any

significant modification to the City-approved landscaping shall comply with the

State’s Model Water Efficient Landscape Ordinance.

For purposes of this condition of approval, “landscape area” means all the irrigated

planting areas, irrigated turf areas, and water features in a landscape design plan or

preliminary landscape plan. The landscape area does not include footprints of

buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or

stone walks, other pervious or non-pervious hardscapes, and other non-irrigated

areas designated for non-development (e.g., open spaces and existing native

vegetation).

6. A tree permit, tree protection plan, and appropriate mitigation shall be required to

protect trees to be retained and account for tree impacts from the proposed

development activities. The tree protection plan shall be prepared in collaboration

with a qualified arborist and shall be subject to review and approval by the CDD.

The tree protection plan shall contain the contact information of the project arborist

and shall be included in all associated plan sets for the project.

7. The applicant shall retain the services of a project arborist for the duration of the

development project to monitor the health of the heritage oak tree and carry out the

City-approved tree protection plan. All regulated activity conducted within the Tree

Protection Zone shall be performed under the supervision of the project arborist.

8. A certification letter by the project arborist attesting compliance with these

conditions shall be submitted to the CDD at the time of the final inspection, prior to

the Certificate of Occupancy.

9. If any tree(s), protected or otherwise, are within the property, on the property line or

encroaching into the property, an arborist report is required which locates, identifies,

assesses and quantifies each tree. A tree permit, protection plan and appropriate

mitigation shall also be required to protect and/or account for the proposed development

activities.

10. All plans and applications submitted for Building Permits will accurately reflect the

size (3,985 square-feet) of the proposed residence.

11. The windows and doors on the rear wall of the basement shall be removed on the

plans submitted to the Building Department for permit to be consistent with the

rear elevations that show no windows or doors on the basement level of the rear

elevation.

12. The Lakeview Oaks subdivision allows residences to build out 25% of the

unconditioned lower-level basement area to be habitable space for a 2 ½ story

residence. Any work to turn unconditioned space to conditioned space shall require

a Building Permit.

13. Any conversion of conditioned or unconditioned space into an Accessory Dwelling

Unit shall require a Building Permit.

14. Retaining walls of any height shall not be permitted unless shown on the approved

Design Review plan. Retaining walls found at the project site not approved in Design

Review are subject to a notice of correction. Note that retaining walls are not allowed in

the Public Utility Easement.

15. Prior to issuance of a building permit, all proposed encroachment, grading and retaining

walls shall be permitted and completed.

16. Condition #2 shall be made a note on the construction drawings.

17. If a complete application for a building permit is not submitted within two years of this

approval, this design review approval will expire.

The application is subject to a ten-day appeal period which commences on August 6, 2021 and

ends on August 16, 2021. Should you have any questions regarding this letter, please do not

hesitate to call me at (916) 461-6238 or email me at bgustafson@folsom.ca.us.

Best regards,

Brianna Gustafson

Associate Planner

City of Folsom