HomeMy WebLinkAboutASRPC20220510 - 04.2 PLANNING COMMISSION STAFF REPORT 4.2
TO: Chair and Planning Commission May 10, 2022
SUBJECT: Resolution No. 2022-10, approving Development Plan request DEV22-
0007 allowing the development of a 650 square foot wood patio and a
guard rail. The site is located within a Town-identified Major Ridgeline
area at 1401 Dutch Mill Drive.
DESCRIPTION
This application is a request to modify the existing single-family residence, located on a
14.3-acre parcel at 1401 Dutch Mill Drive, allowing the construction of a new 650 square
foot wood patio and a surrounding guard rail. The site is located within a Major Ridgeline
Area.
EVALUATION/ DISCUSSION
Conformance with General Plan and Zoning District
The site has a General Plan Land Use Designation of General Open Space. The parcel is
zoned P-1; Planned Unit District. The proposed development complies with all the
development standards for the applicable zoning designation, including height, setbacks,
and floor area ratio. Single-family residential is an approved use within the subject P-1
zoning district.
The site is located within a Major Ridgeline Area. Non-exempt exterior modifications and
additions within a Major Ridgeline area require approval of a Development Plan
application by the Planning Commission.
ENVIRONMENTAL REVIEW
This project has been found to be Categorically Exempt from the requirements of the
California Environmental Quality Act (CEQA), Section 15303, Class 3, New Construction
of a Single-Family Residence and Conversion of an Existing Residence. The proposed
project does not propose any unusual characteristics resulting in any significant impacts
relating to traffic, noise, air quality, or water quality.
1401 Dutch Mill Drive 2 May 10, 2022
PUBLIC CONTACT
Public notice of the May 10, 2022, hearing was mailed to property owners within 750 feet
and posted online. A total of 60 notices were mailed to surrounding property owners.
RECOMMENDATION
Adopt Resolution No. 2022-10, approving Development Plan request DEV22-0007
allowing the development of a 650 square foot wood patio and a guard rail. The site is
located within a Town-identified Major Ridgeline area at 1401 Dutch Mill Drive.
Prepared by:
Riley Anderson-Barrett
Project Planner
Attachments: A – Resolution No. 2022-10
B – Public Notification and Map & Notification List
C – Architectural Plans
D – Engineering Plans
RESOLUTION NO. 2022-10
APPROVING DEVELOPMENT PLAN REQUEST DEV22-0007 ALLOWING THE
DEVELOPMENT OF A 650 SQUARE FOOT WOOD PATIO AND A GUARD RAIL.
THE SITE IS LOCATED WITHIN A TOWN-IDENTIFIED MAJOR RIDGELINE
AREA AT 1401 DUTCH MILL DRIVE
(APN 207-081-035)
WHEREAS, Walter Langhammer (Applicant) and Stuart and Kimi Casillas (Owners) have
requested approval of Development Plan application DEV22-0007 to allow for the
development of a 650 square foot wood patio and a guard rail; and
WHEREAS, the subject site is located at 1401 Dutch Mill Drive is further identified as
Assessor’s Parcel Number 207-081-035; and
WHEREAS, under the Town of Danville’s Scenic Hillside and Major Ridgeline Ordinance,
development of the subject lot requires review and approval by the Planning Commission
under a Development Plan application; and
WHEREAS, the project is ministerially exempt from the requirements of the California
Environmental Quality Act (CEQA), Section 15303, Class 3; and
WHEREAS, the Planning Commission did review the project at a noticed public hearing on
May 10, 2022; and
WHEREAS, the public notice of this action was given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and consider all reports, recommendations,
and testimony submitted in writing and presented at the hearing; now, therefore, be it
RESOLVED that the Planning Commission approves Development Plan request DEV22-
0007 subject to the conditions contained herein, and make the following findings in support
of this action:
FINDINGS OF APPROVAL
Development Plan:
1.The proposed development is in substantial conformance with the goals and
policies of the 2030 General Plan.
2.The design of the proposed residential development is in substantial conformance
ATTACHMENT A
PAGE 2 OF RESOLUTION NO. 2022-10
with the applicable P-1; Planned Unit District zoning regulations.
3. The design of the proposed residential development will not likely cause serious
public health problems because water and sanitary facilities services will be
available to the site.
4. The design of the residential development is not likely to cause substantial
environmental damage or subsequently injure fish or wildlife or their habitat since
this property is in an area where residential development has previously occurred.
5. The design of the proposed residential development will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision.
CONDITIONS OF APPROVAL
Conditions of approval with an asterisk ("*") in the left-hand column are standard project
conditions of approval. Unless otherwise specified, the following conditions shall be
complied with prior to the approval of the final map for the project. Each item is subject to
review and approval by the Planning Division unless otherwise specified.
A. GENERAL
1. This approval is for a Development Plan request DEV22-0007 related to the
development of a 650 square foot wood patio and a guard rail on an existing
single family residential property. The site is identified as 1401 Dutch Mill
Drive. Development shall be substantially as shown on the project drawings
as follows, except as may be modified by conditions contained herein:
a. Site plan and details labeled “Casillas Residence,” prepared by Plan Art
Construction, received by the Planning Division on April 14, 2022.
b. Site plan, architectural elevations, and details labeled “Yard
Improvement 1401 Dutch Mill Dr.,” prepared by Horon Lee Se, received
by the Planning Division on April 14, 2022.
2. The applicant shall obtain a building permit from the Town’s Building
Division prior to the construction of the proposed development.
3. Prior to issuance of building permit the applicant shall reimburse the Town
for notifying surrounding residents. The fee shall be $179.80 ($130 plus 60
notices x $0.83 per notice).
PAGE 3 OF RESOLUTION NO. 2022-10
* 4. Construction activity shall be restricted to the period between the weekday
hours of 7:30 a.m. to 5:30 p.m. (Monday through Friday), unless otherwise
approved in writing by the City Engineer for general construction activity
and the Chief Building Official for building construction activity. Prior to any
construction work on the site, including grading, the property owner shall
install a minimum 3’ x 3’ sign at the project entry which specifies the
allowable construction workdays and hours, and lists the name and contact
person for the overall project manager and all contractors and sub-contractors
working on the job.
5. The applicant shall require their contractors and subcontractors to fit all
internal combustion engines with mufflers which are in good condition, and
to locate stationary noise-generating equipment as far away from existing
residences as feasible.
* 6. A watering program which incorporates the use of a dust suppressant, and
which complies with Regulation 2 of the Bay Area Air Quality Management
District shall be established and implemented for all on and off-site
construction activities. Equipment and human resources for watering all
exposed or disturbed soil surfaces shall be supplied on weekends and
holidays as well as workdays. Dust-producing activities shall be
discontinued during high wind periods.
B. SITE PLANNING
* 1. All lighting shall be installed in such a manner that lighting is generally
down-directed and glare is directed away from surrounding properties and
rights-of-way.
* 2. The location of any pad mounted electrical transformers shall be subject to
review and approval by the Planning Division prior to the issuance of a
building permit. To the extent feasible, such transformers shall not be located
between any street and the front of a building.
C. GRADING
* 1. All development shall take place in compliance with the Town Erosion
Control Ordinance (Ord19-4). Restrictions include limiting construction
primarily to the dry months of the year (May through October) and, if
PAGE 4 OF RESOLUTION NO. 2022-10
construction does occur during the rainy season, the developer shall submit
an Erosion Control Plan to the City Engineer for review and approval. This
plan shall incorporate erosion control devices such as, the use of sediment
traps, silt fencing, pad berming and other techniques to minimize erosion.
* 2. All new development shall be consistent with modern design for resistance
to seismic forces. All new development shall be in accordance with the
Uniform Building Code and Town of Danville Ordinances.
* 3. All cut and fill areas shall be appropriately designed to minimize the effects of
ground shaking and settlement.
* 4. Stockpiles of debris, soil, sand, or other materials that can be blown by the
wind shall be covered.
* 5. If toxic or contaminated soil is encountered during construction, all
construction activity in that area shall cease until the appropriate action is
determined and implemented. The concentrations, extent of the
contamination and mitigation shall be determined by the Contra Costa
County Health Department. Suitable disposal and/or treatment of any
contaminated soil shall meet all federal state and local regulations. If
deemed appropriate by the Health Department, the property owner shall
make provisions for immediate containment of the materials.
* 6. Runoff from any contaminated soil shall not be allowed to enter any
drainage facility, inlet, or creek.
* 7. All grading activity shall address National Pollutant Discharge Elimination
System (NPDES) concerns. Specific measures to control sediment runoff,
construction pollution, and other potential construction contamination shall
be addressed through the Erosion Control Plan (ECP) and Storm Water
Pollution Prevention Plan (SWPPP). The SWPPP shall supplement the
Erosion Control Plan and project improvement plans. These documents shall
also be kept on-site while the project is under construction. A NPDES
construction permit may be required, as determined by the City Engineer.
8. The applicant shall create a construction staging plan that addresses the
ingress and egress location for all construction vehicles, parking, and
material storage area. All staging of construction materials and equipment
shall occur on-site. This plan shall be subject to review and approval by the
Town prior to the issuance of a grading permit.
PAGE 5 OF RESOLUTION NO. 2022-10
D. STREETS
* 1. The applicant shall obtain an encroachment permit from the Engineering
Division prior to commencing any construction activities within any public
right-of-way or easement.
* 2. All mud or dirt carried off the construction site onto adjacent streets shall be
swept each day. Water flushing of site debris or sediment or concrete
washing is expressly prohibited.
3. Any damage to street improvements now existing or done during
construction on or adjacent to the subject property shall be repaired to the
satisfaction of the City Engineer, at full expense to the applicant. This shall
include slurry seal, overlay or street reconstruction if deemed warranted by
the City Engineer.
E. INFRASTRUCTURE
* 1. Drainage facilities and easements shall be provided to the satisfaction of the
City Engineer and/or the Chief Engineer of the Contra Costa County Flood
Control & Water Conservation District (CCCFC & WCD).
* 2. All runoff from impervious surfaces shall be intercepted at the project
boundary and shall be collected and conducted via an approved drainage
method through the project to an approved storm drainage facility, as
determined by the City Engineer. Development which proposes to contribute
additional water to existing drainage systems shall be required to complete a
hydraulic study and make improvements to the system as required to handle
the expected ultimate peak water flow and to stabilize erosive banks that
could be impacted by additional storm water flow.
* 3. Any portion of the drainage system that conveys runoff from public streets
shall be installed within a dedicated drainage easement, or public street.
* 4. If a storm drain must cross a lot, or be in an easement between lots, the
easement shall be equal to or at least double the depth of the storm drain.
* 5. The applicant shall furnish proof to the City Engineer of the acquisition of all
necessary rights of entry, permits and/or easements for the construction of
off-site temporary or permanent road and drainage improvements.
* 6. All street, drainage or grading improvement plans shall be prepared by a
PAGE 6 OF RESOLUTION NO. 2022-10
licensed civil engineer.
F. MISCELLANEOUS
* 1. The project shall be constructed as approved. Minor modifications in the
design, but not the use, may be approved by staff. Any other change will
require Planning Commission approval through the Development Plan
review process.
* 2. Pursuant to Government Code section 66474.9, the applicant (including the
applicant or any agent thereof) shall defend, indemnify, and hold harmless
the Town of Danville and its agents, officers, and employees from any claim,
action, or proceeding against the Town or its agents, officers, or employees to
attack, set aside, void, or annul, the Town's approval concerning this Minor
Subdivision application, which action is brought within the time period
provided for in Section 66499.37. The Town will promptly notify the
applicant of any such claim, action, or proceeding and cooperate fully in the
defense.
* 3. As a part of the issuance of a demolition permit and/or building permit for
the project, the developer shall submit a recycling plan for building and
construction materials and the disposition of green waste generated from
land clearing on the site. Prior to obtaining framing inspection approval for
the project, the applicant/owner shall provide the Planning Division with
written documentation (e.g., receipts or records) indicating that waste
materials created from the demolition of existing buildings and the
construction of new buildings were/are being recycled according to their
recycling plan, or in an equivalent manner.
* 4. The proposed project shall conform to the Town’s Stormwater Management
and Discharge Control Ordinance (Ord. No. 2004-06) and all applicable
construction Best Management Practices (BMPs) for the site. For example,
construction BMPs may include, but are not limited to: the storage and
handling of construction materials, street cleaning, proper disposal of wastes
and debris, painting, concrete operations, dewatering operations, pavement
operations, vehicle/equipment cleaning, maintenance, and fueling and
stabilization of construction entrances. Training of contractors on BMPs for
construction activities is a requirement of this permit. At the discretion of the
City Engineer, a Storm Water Pollution Prevention Plan (SWPPP) may be
required for projects under five acres.
PAGE 7 OF RESOLUTION NO. 2022-10
APPROVED by the Danville Planning Commission at a regular meeting on May 10, 2022,
by the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
_____________________________
CHAIR
APPROVED AS TO FORM:
_______________________________ ______________________________
CITY ATTORNEY CHIEF OF PLANNING
NOTICE OF A PUBLIC HEARING
Danville Planning Commission Meeting
Tuesday, May 10, 2022 at 5:00 p.m. | Teleconference only (details below)
Project Name: 1401 Dutch Mill Drive Remodel
Case File Nos.: DEV22-0007
Location: 1401 Dutch Mill Drive | APN: 207-081-035
Description: Development Plan request DEV22-0007 allowing the development of a 650 square
foot concrete patio, a seatwall, and a cable rail. The site is located at 1401 Dutch
Mill Drive and in a Major Ridgeline Area.
Environmental
Review: This project has been found to be Categorically Exempt from the requirements of
the California Environmental Quality Act (CEQA), Section 15303, Class 3, New
Construction of a Single-Family Residence and Conversion of an Existing
Residence.
Property Owners: Stuart and Kimi Casillas
1401 Dutch Mill Drive
Danville, CA 94526
Applicant: Walter Langhammer
PO Box 84
Danville, CA 94526
Staff Contact: Riley Anderson-Barrett, Assistant Planner
(925) 314-3314
Randersonbarrett@danville.ca.gov
CORONAVIRUS DISEASE (COVID-19) ADVISORY
AND MEETING PROCEDURE
On September 16, 2021, the Governor signed AB 361, extending Brown Act amendments through
December 31, 2023, allowing legislative bodies to meet via teleconference during a proclaimed state
of emergency by the Governor as a precaution to protect the health and safety of staff, officials, and
the general public. As required by AB 361, the Danville Town Council has made findings that it is
ATTACHMENT B
necessary to continue with remote meetings and adopted Resolution No. 22-2022 on April 5, 2022,
approving the continued use of teleconferencing for public meetings of Town legislative
bodies for the subsequent 30 days.
Members will be participating via teleconference. As such, there will be no physical location for
members of the public to participate in this meeting.
The Town of Danville encourages citizens to participate in public meetings. Members of the public
can watch or listen to meetings via the web-video communication platform Zoom. Agendas are
posted on the Town website: https://www.danville.ca.gov/agendas.
Public comments may be provided in one of two ways:
Zoom – verbal comments: To provide live comments during the meeting, join the meeting at the
scheduled time via the Zoom link on the agenda. When the agenda item is opened to public
comment, click on the "Raise Your Hand" option in Zoom. Your name will be announced, and you
will have up to 3 minutes to share your comments.
Email - written comments: To provide written comments, send an email to the Administrative
Assistant prior to 11:00 a.m. on May 10, 2022. Correspondence should include the meeting date and
agenda item number. All comments received prior to the deadline will be provided to
the Commissioners in advance of the meeting. Written comments will not be read into the record.
If you have questions, contact the Administrative Assistant at 925-314-3310
or devserv@danville.ca.gov prior to 11:00 a.m. on the day of the meeting. For additional
information regarding the project, please contact the staff representative as referenced above.
To access the Commission meeting:
Town of Danville website: https://www.danville.ca.gov/agendas
Zoom: https://us02web.zoom.us/j/81981173053
Webinar ID: 819 8117 3053
For audio access to the meeting by telephone, use dial-in information below:
US: (669)900-6833 or (346)248-7799 or
(253)215-8782 or (312)626-6799 or
(929)205-6099 or (301)715-8592
Please note that telephone access to the meeting is recommended for audio only. To supplement a PC,
Mac, tablet or device without audio, you may also join by phone at the telephone numbers listed above.
All interested persons are encouraged to attend and be heard during the teleconference at the
scheduled public hearing at 5:00 p.m., Tuesday, May 10, 2022. For additional information regarding
the project, please contact the staff representative as referenced above.
NOTE: If you challenge the Town’s decision on this matter in court, you may be limited to raising only those
issues you or someone else raised at the public hearing described in this notice, or in written correspondence
delivered to the Town at, or prior, to the public hearing.
In compliance with the Americans with Disabilities Act, the Town of Danville will provide special assistance
for disabled citizens. If you need special assistance to participate in this meeting, please contact the City Clerk
(925) 314-3388. Notification 48 hours prior to the meeting will enable the Town to make reasonable
arrangements to ensure accessibility to this meeting. [28CFR 35.102-35.104 ADA Title II]
Vicinity Map and Hearing Notice Boundary
1401 Dutch Mill Drive
PROJECT SITE
APN NAME ADDRESS CITYSTATE ZIP
207550019 COMMON AREA-TRACT 6675 PO BOX 2971 DANVILLE CA 94526
207540009 SILBERMAN JAMES & RACHEL 10 CLAYPOOL CT DANVILLE CA 94526
207540001 PALIA LES M & ANNETTE M 10 GLENHILL CT DANVILLE CA 94526
207560048 COMMON AREA-TRACT 7166 100 N MILPITAS BLVD MILPITAS CA 95035
207510004 CHIU NOEL T 12 CANDLELIGHT LN LAFAYETTE CA 94549
207460016 SILVERMAN DANIEL D & JANET TRE 1226 DUTCH MILL DR DANVILLE CA 94526
207460010 STROHMEYER ROBERT STEPHEN 1227 DUTCH MILL DR DANVILLE CA 94526
207460015 NORRIS DEREK & MOLLY TRE 1228 DUTCH MILL DR DANVILLE CA 94526
207460011 AUSTIN EDWARD H & JILL M TRE 1229 DUTCH MILL DR DANVILLE CA 94526
207460014 VENGEL ALAN & KATHLEEN TRE 1230 DUTCH MILL DR DANVILLE CA 94526
207460012 BOSCACCI DELMAR & LOUELLA TRE 1231 DUTCH MILL DR DANVILLE CA 94526
207460013 CRANE KENNETH E 1233 DUTCH MILL DR DANVILLE CA 94526
207081042 CANNATELLA STEVEN & LISA TRE 1301 DUTCH MILL DR DANVILLE CA 94526
207081041 ARORA PRITINDER S TRE 1351 DUTCH MILL DR DANVILLE CA 94526
207081036 MASON CHRISTOPHER & JERRI TRE 1400 DUTCH MILL DR DANVILLE CA 94526
207081035 CASILLAS STUART E & KIMI M TRE 1401 DUTCH MILL DR DANVILLE CA 94526
207540008 TACCHINI JAMES S & THERESA A D 15 GLENHILL CT DANVILLE CA 94526
207420034 HANSON LEWIS J TRE 360 MERRILEE PL DANVILLE CA 94526
207460025 DANVILLE CREST HOMEOWNERS ASSN 379 DIABLO RD #210 DANVILLE CA 94526
207472037 BULGER KEVIN G & CYNTHIA K TRE 46 TYRREL CT DANVILLE CA 94526
207472032 KUBAS JOHN A & ANNE P TRE 47 TYRREL CT DANVILLE CA 94526
207472036 CANNON JONATHAN & STEPHANIE 48 TYRREL CT DANVILLE CA 94526
207472033 RODA RONALD & ROXANNE 49 TYRREL CT DANVILLE CA 94526
207472035 CARTY VALERIE W TRE 50 TYRREL CT DANVILLE CA 94526
207472034 FAY MICHAEL P TRE 52 TYRREL CT DANVILLE CA 94526
207550005 PRATT WILLIAM J & SHERRY L TRE 776 TUNBRIDGE RD DANVILLE CA 94526
207550006 NOONAN BRENDAN TRE 778 TUNBRIDGE RD DANVILLE CA 94526
207550007 MACDONALD DAVID R & PATRICIA 780 TUNBRIDGE RD DANVILLE CA 94526
207550008 LEDOUX RYAN C & ALISSA R 782 TUNBRIDGE RD DANVILLE CA 94526
207550009 LARSEN BRADLEY A TRE 784 TUNBRIDGE RD DANVILLE CA 94526
207550010 ANDERSON CURTIS & LISSA TRE 786 TUNBRIDGE RD DANVILLE CA 94526
207550011 TACCHINI STEPHEN A TRE 790 TUNBRIDGE RD DANVILLE CA 94526
207550017 SOLOMON JOSHUA 792 TUNBRIDGE RD DANVILLE CA 94526
207550018 TALEBI MAJID & NORA S TRE 794 TUNBRIDGE RD DANVILLE CA 94526
207560046 SCHIFF SAMUEL W TRE 795 TUNBRIDGE RD DANVILLE CA 94526
207560001 DOUVIKAS JAMES G & DEBBIE D 796 TUNBRIDGE RD DANVILLE CA 94526
207560045 OVERBAUGH ANTONY & STACIE 797 TUNBRIDGE RD DANVILLE CA 94526
207560002 PALM JOHN E & PHYLLIS TRE 798 TUNBRIDGE RD DANVILLE CA 94526
207560044 GASPARINI ANTHONY C & MAUREEN 799 TUNBRIDGE RD DANVILLE CA 94526
207560029 CLESS VICTORIA M TRE 800 TUNBRIDGE RD DANVILLE CA 94526
207560030 RAO BHARADWAJ 802 TUNBRIDGE RD DANVILLE CA 94526
207560043 MILLINICH ROBERT & BETTY TRE 803 TUNBRIDGE RD DANVILLE CA 94526
207560005 JACKSON ERIC A & JULIE A TRE 804 TUNBRIDGE RD DANVILLE CA 94526
207560042 HO MICHAEL M & CHRISTINE P TRE 805 TUNBRIDGE RD DANVILLE CA 94526
207560006 YARES JAMES R & PAMELA S TRE 806 TUNBRIDGE RD DANVILLE CA 94526
207560041 DIMAGGIO KIMBERLEY D 807 TUNBRIDGE RD DANVILLE CA 94526
207560007 FANELLI FRANCIS & ANITA TRE 808 TUNBRIDGE RD DANVILLE CA 94526
207560040 QIU HENRY ZHI-HONG TRE 809 TUNBRIDGE RD DANVILLE CA 94526
207560008 CIARDELLO THOMAS W JR & D TRE 810 TUNBRIDGE RD DANVILLE CA 94526
207560039 WARD MICHELE 811 TUNBRIDGE RD DANVILLE CA 94526
207560009 WENDT ROBIN & NANCY TRE 812 TUNBRIDGE RD DANVILLE CA 94526
207560038 SMART ROBIN L TRE 813 TUNBRIDGE RD DANVILLE CA 94526
207560010 LECLAIRE GREG & ALISON 814 TUNBRIDGE RD DANVILLE CA 94526
207560037 SALES JOHN M & SUSAN J 815 TUNBRIDGE RD DANVILLE CA 94526
207560011 QUANE DANIEL & NICOLETTE TRE 816 TUNBRIDGE RD DANVILLE CA 94526
207560036 BARTNICK LUCIAN S & DARILENE M 817 TUNBRIDGE RD DANVILLE CA 94526
207560013 SROUJI JOHN G & VIVIAN TRE 821 TUNBRIDGE RD DANVILLE CA 94526
207560033 NEAVE ROBERT B FORTINGTON 823 TUNBRIDGE RD DANVILLE CA 94526
207560034 BURTON PETER M TRE 825 TUNBRIDGE RD DANVILLE CA 94526
207560047 SHELTON MICHAEL & KETURAH TRE 826 TUNBRIDGE RD DANVILLE CA 94526
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:
950 Detroit Ave. 7
Concord, CA 94518
(415)508-7582
(925)451-0932
info@planart.com
planart
construction
AS NOTED
SCALE:
DATE:
05/08/2021
ABBREVIATIONS
A.F.F. ABOVE FINISH
FLOOR.
AMP. AMPERE.
BD. BOARD.
BATH. BATHROOM.
CLR. CLEAR.
℄CENTER LINE.
CBC CALIFORNIA
BUILDING CODE.
CL'G. CEILING.
CONC. CONCRETE.
CONT. CONTINUOUS.
DBL. DOUBLE.
DEG. DEGREE.
DN. DOWN.
DTL. DETAIL.
DW DISHWASHER.
(E) EXISTING.
ETC. ETCETERA.
EXT. EXTERIOR.
FE FIRE
EXTINGUISHER.
FT. FEET.
GAL. GALVANIZE
GFI. GROUND FAULT
INTERRUPTER.
GYPBD. GYPSUM BOARD.
HG'T. HEIGHT.
I.E. FOR EXAMPLE.
INSUL. INSULATION.
INT. INTERIOR.
LBS. POUNDS.
LH LEFT HAND.
MAX. MAXIMUM.
MIN. MINIMUM.
MTD. MOUNTED.
MTL. METAL.
(N) NEW.
NEC NATIONAL
ELECTRICAL CODE.
O.C. ON CENTER.
O/ OVER.
PT PRESSURE
TREATED.
P-WRAP PIPE WRAPPED.
REQ'D REQUIRED.
RH RIGHT HAND.
SEC. SECTION.
SF. SQUARE FEET.
SL. SLOPE.
S.S.D. SEE STRUCTURAL
DRAWINGS.
T.O. TOP OF.
TV TELEVISION.
TYP. TYPICAL.
U..N. UNLESS
OTHERWISE
NOTED.
W/ WITH.
W/D WASHER AND
DRYER.
WP WATER PROOF.
# NUMBER.
& AND.
Ø DIAMETER.
% PERCENTAGE.
@ AT.
" INCHES.
VICINITY MAP
W E
N
S
1. ALL WORK SHALL BE IN CONFORMANCE WITH THE 2019 EDITION OF THE CALIFORNIA BUILDING CODE
(CBC), CALIFORNIA PLUMBING CODE AMENDMENTS, AND WITH THE REQUIREMENTS OF ALL OTHER AGENCIES
HAVING JURISDICTION.
2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS AND CONDITIONS AT THE SITE AND NOTIFY
THE ARCHITECT IN WRITING IF ANY DISCREPANCIES IN PLANS AND SPECIFICATIONS IMMEDIATELY. WORK
SHALL NOT PROCEED WITHOUT ARCHITECT'S AUTHORIZATION.
3. ALL DIMENSIONS ARE TO FACE OF FINISH, UNLESS OTHERWISE NOTED. DO NOT SCALE DRAWINGS,
CALL ARCHITECT / DESIGNER WHERE CLARIFICATION IS REQUIRED.
4. DETAILS SHOWN ARE TYPICAL. SIMILAR DETAILS SHALL APPLY IN SIMILAR LOCATIONS AND
CONDITIONS.
5. THESE DOCUMENTS DESCRIBE DESIGN INTENT. CONTRACTOR IS RESPONSIBLE TO PROVIDE
COMPLETE OPERATIONAL SYSTEMS AND INSTALLATIONS. NO CLAIMS FOR ADDITIONAL WORK WILL BE
AWARDED FOR WORK WHICH IS DESCRIBED IN THESE DOCUMENTS OR WHICH IS REASONABLY INFERABLE
FROM THEM.
6. CONTRACTOR IS RESPONSIBLE FOR THOROUGH COORDINATION OF TRADES, NO CLAIMS FOR
ADDITIONAL WORK WILL BE AWARDED FOR WORK RELATED TO SUCH COORDINATION.
GLAZING SUBJECT TO HUMAN IMPACT SHALL BE SAFETY-TEMPERED.
7. BEDROOM WINDOWS SHALL HAVE AT LEAST ONE OPERABLE WINDOW OR EXTERIOR DOOR APPROVED FOR
EMERGENCY ESCAPE OR RESCUE.
8. ALL EXTERIOR WINDOWS ARE TO BE DOUBLE GLAZED AT CONDITIONED SPACES.
9. PROVIDE WEATHER-RESISTIVE BARRIER AT ALL EXTERIOR WALLS.
10. CONTRACTOR SHALL CAREFULLY CHECK THE STABILITY OF ALL ELEMENTS OF THE BUILDING BEFORE
DOING ANY WORK ON OR DEMOLITION TO THE EXISTING STRUCTURE. THE CONTRACTOR SHALL BRACE OR
STRENGTHEN ANY PORTIONS OF THE STRUCTURE THAT MAY BE WEAKENED BY DEMOLITION OR
CONSTRUCTION ACTIVITIES. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR JOB SITE SAFETY AND
PRESERVATION OF EXISTING CONSTRUCTION NOT STALED FOR DEMOLITION.
11.ALL DEMOLITION AND REMOVAL WORK SHALL CONFORM TO ALL APPLICABLE CODES AND
REGULATIONS, INCLUDING 3.6.0, CHAPTER 44 AND A.N.S.I. A10.6-1983 "SAFETY REQUIREMENTS FOR
DEMOLITION.
12. REMOVAL OF ANY ITEM LISTED ON THE DEMOLITION SCHEDULE SHALL INCLUDE ALL COMPONENTS
ASSOCIATED WITH THAT ITEM:
"REMOVE DOOR" includes door, hardware, trim, sill, flashing, etc. unless otherwise noted)
"REMOVE EXTERIOR WALL" includes framing, sheathing, exterior finish interior finish and foundation unless otherwise
noted).
13. CONTRACTOR SHALL VERIFY WITH OWNER ANY ITEM TO BE SALVAGED AND REUSED. DAMAGE TO ANY
SUCH ITEM WILL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR.
14. REMOVAL OF WALL FINISHES, FLOOR FINISHES AND CEILING FINISHES SHALL INCLUDE ALL MATERIAL DOWN
TO FRAMING, EXTERIOR SHEATHING OR SUBFLOOR.
15. ALL PLUMBING, ELECTRICAL AND HVAC WORK WILL BE PERFORMED UNDER SEPARATE DESIGN BUILD
PERMITS FILED UNDER THIS APPLICATION.
16. ANY HAZARDOUS MATERIALS ARE TO BE REMOVED PRIOR TO CONSTRUCTION. ANY QUESTIONS THAT
ARISE RELATED TO ASBESTOS SHALL BE REFERRED TO THE OWNER FOR RESOLUTION. ALL CONTRACTORS
AND SUB-CONTRACRTORS SHALL REPORT THE PRESENCE OF ANY MATERIAL OR ASSEMBLY SUSPECTED TO
CONTAIN ASBESTOS UPON DISCOVERY. THE WORK SHALL BE CARRIED OUT PER THE CONSULTANTS
RECOMMENDATIONS OUTSIDE OF THE WORK DESCRIBED IN THIS PERMIT.
17. ALL NEW FENESTRATIONS TO TO HAVE A U-FACTOR ≤0.32.
18. GAS VENTS PER CMC 802.6 & SFMC 802.6.2.
19. EXHAUST SHALL TERMINATE MIN. 3' AWAY FROM PL & OPENINGS
SITE PLAN1 3
6
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AREA OF WORK
2
GENERAL NOTES
SCOPE OF WORK
ARCHITECTURAL
A-1 GENERAL NOTES / VICINITY MAP / SCOPE OF WORK / SHEET
INDEX /APPLICABLE CODES / PROJECT DATA/ SITE PLAN.
A-2 PARTIAL EXISTING & DEMOLITION 1st FLOOR PLAN.
A-3 PARTIAL PROPOSED 1st FLOOR PLAN & DETAILS.
A-4 SCHEMATIC SECTION & ELEVATIONS.
STRUCTURAL
S-1 GENERAL NOTES AND TYPICAL DETAILS.
S-2 TYPICAL DETAILS.
S-3 PARTIAL FOUNDATION PLAN.
S-4 PARTIAL FRAMING PLAN.
GOVERNING CODES
PROJECT DATA
ALL CONSTRUCTION SHALL COMPLY WITH LOCAL CODES ,
ORDINANCES, AND THE CODES LISTED BELOW:
1) 2019 CALIFORNIA BUILDING CODE
2) 2019 CALIFORNIA MECHANICAL CODE
3) 2019 CALIFORNIA PLUMBING CODE
4) 2019 CALIFORNIA ELECTRICAL CODE
5) 2019 CALIFORNIA GREEN BUILDING CODE
6) 2019 CALIFORNIA ENERGY CODE
FIRST FLOOR:
- INTERIOR COSMETIC REMODELING @ POOL AREA
- NEW SLIDING-POCKET DOOR @ REAR YARD
- NEW CONCRETE PATIO @ REAR YARD
OWNER:
STUART & KIM CASILLAS
tkcasillas@gmail.com
STRUCTURAL ENGINEER
HORON LEE
horon.lee@sbcglobal.net
415.793.7768
PROJECT DIRECTORY
SHEET INDEX
ARCHITECTURAL DESING
PLANART CONSTRUTION
info@planart.con
925-451-0932
GENERAL CONTRACTOR:
WALTER LANGHAMMER
wlanghammer@gmail.com
925.548.3886
4
5
8
9
10
OWNER: STUART ETHAN CASILLAS
KIM MICHELLE CASILLAS
JOB ADDRESS: 1401 DUTCH MILL DRIVE, DANVILLE, CA 94526
ZONING INFORMATION:
_____________________________________________________________
Planed Unit District: P-1 APN: 207-081-035
Use Code: 19
Use Code Description: Single Family detached with major common area
such as pool, tennis, clubhouse, or other amenities,
Cluster Homes.
LOT SIZE: 620,840 SQ. FT. TOTAL
EXISTING PROPOSED
TOTAL BUILDING AREA: 7,478 S.F. NO CHANGE
LEGEND
SHEET NUMBER
DETAIL SYMBOL
ALIGN ALIGN FACE OF ADJACENT
FINISHES U.O.N.
OPENING IN FLOOR,
WALL, CEILING, ROOF
(N) 30-68
DOOR & WINDOW IDENTIFICATION
DOOR SIZE
(N) NEW DOOR
(E) EXISTING DOOR
LATEST DRAWING REVISION
INSIDE "CLOUD"
(N) 00-00
REVISION NUMBER SYMBOL
DETAIL/DRAWING NUMBER
WINDOW SIZE
(N) NEW WINDOW
(E) EXISTING WINDOW
X WALL TYPE
#
WINDOW NUMBER
DOOR NUMBER
DEMOLITION
KEY NOTE
(E) WALL
(N) WALL
OVERHEAD CONSTRUCTION
(E) WALL TO BE REMOVED
WALL IDENTIFICATION
GENERAL
EXT. ELEVATION #
SHEET #
SHEET #
INT.. ELEVATION #
SHEET #
BLDG. SECTION #
SHEET #
DETAIL #
1
A-3
1
1
A-6
1
A-7 A-6
xx CONSTRUCTION
KEY NOTE
7
1
SHT_# _
#
ATTACHMENT C
1'
-
1
"
1'
-
1
"
4'
-
1
0
"
EL =+/- 00
EL = -10"EL = -30"
EL = -64"
SWIMMING
POOL
DECK
REAR YARD
24"
H
I
G
H
32"
H
I
G
H
40"
H
I
G
H
48"
H
I
G
H
56"
H
I
G
H
9'-10"6'-9"4'-8"
29
'
-
1
0
"
21'-0
"
12'-3
"
9
'
-
1
"
7'-2"
DN
KITCHENETTE
WET BAR
GARDEN
94
X
8
0
SI
L
L
H
T
:
2
'
0
94
X
8
0
SI
L
L
H
T
:
2
'
0
95
X
8
0
SI
L
L
H
T
:
2
'
0
94
X
8
0
SI
L
L
H
T
:
2
'
0
SLOPING DOWN
DN
JACUZZI
9'-0
"
6'-8
"
6'-0
"
6'-0
"
3
9
'
-
6
"
DOOR TO
THE HOUSE
INSIDE OF HOUSE
WOOD RETAINING
WALL TO BE REMOVED
8"X12"
WOOD
BEAMS
94
X
8
0
SI
L
L
H
T
:
2
'
0
9'-1112"
8
'
-
8
"
7'-7"
CMU WALL W/
VARYING HEIGHTS
8"X12"
WOOD
BEAMS
8'X8'
SKYLIGHTS
8'X8'
SKYLIGHTS
1'
-
1
"
10'-0
"
3
3
4
6
1 2
8
5
6
7
16
'
-
9
"
PO
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C
A
9
4
5
2
6
EXISTING POOL AREA AND REAR YARD2
RE
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A-2
EX
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DR
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S
:
DR
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FL
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N
950 Detroit Ave. 7
Concord, CA 94518
(415)508-7582
(925)451-0932
info@planart.com
planart
construction
1/4" = 1'-0"
SCALE:
DATE:
05/01/2021
NORTH
TRUE
NORTH
REFERENCE
4'4'0'8'
DEMOLITION NOTES
A. CONTRACTOR SHALL CAREFULLY CHECK THE
STABILITY OF ALL ELEMENTS OF THE BUILDING
BEFORE DOING ANY WORK ON OR DEMOLITION
TO THE EXISTING STRUCTURE. THE
CONTRACTOR SHALL BRACE OR STRENGTHEN
ANY PORTIONS OF THE STRUCTURE THAT MAY
BE WEAKENED BY DEMOLITION OR
CONSTRUCTION ACTIVITIES. THE CONTRACTOR
SHALL BE SOLELY RESPONSIBLE FOR JOB SITE
SAFETY AND PRESERVATION OF EXISTING
CONSTRUCTION NOT STALED FOR DEMOLITION.
B. ALL DEMOLITION AND REMOVAL WORK SHALL
CONFORM TO ALL APPLICABLE CODES AND
REGULATIONS, INCLUDING 3.6.0, CHAPTER 44 AND
A.N.S.I. A10.6-1983 "SAFETY REQUIREMENTS FOR
DEMOLITION. THE CONTRACTOR SHALL BEAR
SOLE RESPONSIBILITY FOR IDENTIFYING, TESTING
AND DISPOSING OF ANY HAZARDOUS MATERIALS
ENCOUNTERED IN THE DEMOLITION PROCESS IN
ACCORDANCE WITH ALL APPLICABLE CODES,
ORDINANCES AND REGULATIONS.
C. REMOVAL OF ANY ITEM LISTED ON THE
DEMOLITION SCHEDULE SHALL INCLUDE ALL
COMPONENTS ASSOCIATED WITH THAT ITEM:
"REMOVE DOOR" includes door, hardware, trim, sill,
flashing, etc. unless otherwise noted). "REMOVE
"EXTERIOR WALL" includes framing, sheathing,
exterior finish interior finish and foundation unless
otherwise noted).
D. CONTRACTOR SHALL VERIFY WITH OWNER ANY
ITEM TO BE SALVAGE AND REUSED. DAMAGE TO
ANY SUCH ITEM WILL BE THE SOLE
RESPONSIBILITY OF THE CONTRACTOR.
CONTRACTOR SHALL NOTIFY OWNER
IMMEDIATELY ANY DISCREPANCIES BETWEEN
EXISTING CONDITIONS AND CONSTRUCTION
DOCUMENTS.
E. REMOVAL OF WALL FINISHES, FLOOR FINISHES
AND CEILING FINISHES SHALL INCLUDE ALL
MATERIAL DOWN TO FRAMING, EXTERIOR
SHEATHING OR SUBFLOOR.
LEGEND
(E) WALL
(N) WALL
OVERHEAD CONSTRUCTION
(E) WALL TO BE REMOVED
NEW CONSTRUCTION
EXISTING CONSTRUCTION
DEMOLITION KEY NOTES
1
2
3
4
5
7
THESE NOTES ARE FOR THIS SHEET ONLY
REMOVE FIREPLACE
REMOVE CABINETS.
REMOVE WINDOW.
REMOVE POST.
REMOVE UNUSED BALCONY ABOVE.
REMOVE ROCKS AND PLANTERS.
REMOVE EXISTING WOOD RETAINING WALL.
REMOVE STAIRWAY.
6
8
SWIMMING
POOL
EXISTING DECK
NEW PATIO
19'-4"
29
'
-
1
0
"
21'-0
"
12'-3
"
9'
-
1
"
DN
BBQ
GARDEN
SLOPING DOWN
JACUZZI
DOOR TO
THE HOUSE
INSIDE OF HOUSE
8
'
-
8
"
7'-7"
16
'
-
0
"
EL =+/- 00
BENCH SEATING
REPLACE WITH AN
OPERABLE SKYLIGHT
PATHWAY
TO NEW DECK
(N) CONCRETE
RETAINING WALL
20'-
1
1 2 "
GATE
13'-
1
1
1 2 "
10'-
5
"
LA CANTINA OR
NANA WALL DOOR
DN
SLOPE TO DRAIN
1/8" PER FOOT
SLOPE TO DRAIN
1/8" PER FOOT
L= +/- 00"
L= +/- 00"L= +/- 00"
L= - 10"
L= - 10"
L= - 10"
L= +/- 00"
BENCH SEATING
S
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1
0
'
-
0
"
3'-0"
3'-11"
9'
-
1
0
"
U
P
7'
-
2
"
5'-812"
8
'
-
0
"
1'-10
"
3
6
'
-
4
"
11
A-4
11
A-4
1
4" MAX.
1
2" MAX.FACE OF WALL
BEYOND
CAULK
CONT. GALV.
FLASHING
1
4" PER FT. MIN.
SLOPE TO DRAIN
(E) TILE
1
2" MAX
TRESHOLD
INTERIOR
FINISHED FLOOR
WALL FINISH
BEYOND
DOOR
JAMB
MAX. SLOPE 1
2"
1
2
SCALE:
FILE:THRESHOLD 3"=1'-0"6
SHAPED RAIL
WEEP HOLES
P.T. SLAB
BI-LEVEL DRAIN
PAVING/ FIN. FLR.
SCORED CONC.
W.P.M.
1/8"/FT. MIN. SLOPE
TO DRAIN
2'
-
0
"
PL
A
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CONCRETE WALL
WPM
6"
MI
N
.
2'
-
0
"
A
.
F
.
F
.
CONNECT TO
DRAINAGE SYSTEM
1/4" X FT. SLOPE
FILTER FABRIC
MIRADRAIN
W/FLASHING OVER
SAW-IN REGLET
CONC. RETAINING WALL, S.S.D.
5/8"Ø EXP. ANCHORS W/
WASHERS (4 @ EA. POST)
SEALANT OVER
ASPHALTIC FILLER BOARD
42"H. STL.
GUARDRAIL 3' MAX .
APART W/ CABLE
RAILING
THRESHOLD: CHANGE IN LEVEL 1
4" TO 1
2"
PERMITED W/ 1:2 BEVEL; GREATER
CHANGE SHALL BE RAMPED 1:12
4
3
SCALE:
FILE:GUARDRAIL DETAIL 3"=1'-0"
SCALE:
FILE:CONCRETE PLANTER 3"=1'-0"
5 SCALE:
FILE:DRAIN @ EXTERIOR PATIO 3"=1'-0"
4"
MI
N
.
L
A
P
STUCCO O/
BLD'G. PAPER
GSM FLASHING
SHT. FLASHING PER. DET. 6
WOOD TRIM-MATCH EXISTING
NAILING FIN
SEALANT
DOUBLE GLAZED WINDOW
HEADER SEE S.S.D.
SEALANT
PLYWD. SHEATHING
SEE - STRUCTURAL DWGS.
SCALE:
FILE:WINDOW / DOOR HEADER 3"=1'-0"2
PO
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4
5
2
6
PROPOSED POOL AREA AND REAR YARD1
RE
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A-3
PR
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PA
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F
L
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P
L
A
N
950 Detroit Ave. 7
Concord, CA 94518
(415)508-7582
(925)451-0932
info@planart.com
planart
construction
1/4" = 1'-0"
SCALE:
DATE:
03/01/2021
NORTH
TRUE
NORTH
REFERENCE
4'4'0'8'
A. ALL ANGLES OTHER THAN 90° SHALL BE 45°
UNLESS OTHERWISE NOTED ON PLAN.
B. GLAZING SUBJECT TO HUMAN IMPACT
SHALL BE SAFETY-TEMPERED.
C. BEDROOM WINDOWS SHALL HAVE AT LEAST
ONE OPERABLE WINDOW OR EXTERIOR
DOOR APPROVED FOR EMERGENCY ESCAPE
OR RESCUE.
D. ALL EXTERIOR WINDOWS ARE TO BE
DOUBLE GLAZED AT CONDITIONED SPACES
(MIN...)
E. PROVIDE WEATHER-RESISTIVE BARRIER AT
ALL EXTERIOR WALLS.
F. PROVIDE UNDER-FLOOR VENTILATION BY
OPENINGS INTO THE UNDER FLOOR AREA
WALLS. SUCH OPENINGS SHALL HAVE A NET
AREA OF NOT LESS THAN 1 SQUARE FOOT
FOR EACH 150 SQUARE FEET OF
UNDER-FLOOR AREA
G. TERMINATION OF ALL ENVIRONMENTAL AIR
DUCTS SHALL BE A MINIMUM AT 3 FEET
FROM THE PROPERTY LINES OR ANY
OPENINGS INTO THE BUILDING (I.E., DRYERS,
KITCHEN HOOD, BATH AND UTILITY FANS,
ETC., MUST BE 3 FEET AWAY FROM DOORS,
WINDOWS, OPENING SKYLIGHTS OR ATTIC
VENTS).
CONSTRUCTION NOTES
DE
T
A
I
L
S
1'
-
7
1 2 "2'
-
6
"
3'
-
2
1 2 "
2'
-
6
"
5'
-
8
1 2 "4'
-
2
"
36'-012"
PROPOSED RETAINING WALL
EXISTING GRADE AT
INTERIOR SIDE OF THE
PROPOSED RETAINING WALL
EXISTING GRADE AT
EXTERIOR SIDE OF THE
PROPOSED RETAINING WALL
EXISTING HOUSE BEYOND
EXISTING DECK
EXISTING
GAZEBO
EXISTING
C M U WALL
SWIMMING
POOL
EXISTING
GRADE
PROPOSED
SLAB ON GRADE
COMPACTED
SOIL 3'
-
0
"
2'
-
1
0
1 2 "5'
-
1
0
1 2 "
13
'
-
0
"
30
'
-
0
"
CONCRETE BENCH
SLOPE TO DRAIN
1/8" PER FOOT
INSIDE OF HOUSE
1'
-
4
"
3'
-
6
"
CABLE RAIL
PO
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A
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1
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C
A
9
4
5
2
6
SCHEMATIC SECTION1
RE
N
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A-4
SC
H
E
M
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DR
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:
DR
A
W
I
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S
:
EL
E
V
A
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I
O
N
S
950 Detroit Ave. 7
Concord, CA 94518
(415)508-7582
(925)451-0932
info@planart.com
planart
construction
AS NOTED
SCALE:
DATE:
05/01/2021
SCALE: 1/4" = 1'-0"
NORTH ELEVATION2
REAR VIEW3
A
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