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HomeMy WebLinkAboutReso - PC - 2023.01.09 - 7BDocusign Envelope lD: EF1AD694-F5A0-42DD-ABD9-172E35605AF8 RECORDING REQUESiED BY Planning Department City of Burlingame WHEN RECORDED I\4AIL TO COMMUNIry DEVETOPI\,1ENT DEPARTMENT CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 2023-012016 9:31 am 03/20/2023 Rl Foe: No FEE Count of Pages4 Rocordod in Off icial Recods County of San Mateo MarkChurch A6e6isor.County Clerk-Recorder ll l]]llllll l]|l|flllillt |llll lillil ilill rll il*$q0003140513$* Resolution No. 2023-0'1.09-7B 912 LINDEN AVENUE APN 026-251-270 TITLE OF DOCUMENT I hereby certify this to be a full, true and conecl copy of the document it purports to be, the original of which is on file in my offce. Janua 20,2023 hxiw Aorkurty TY EGAM ATEO JTJ'€ Kevin Gardiner, AICP, Community Development Dire Date: RESOLUTION APPROVING CATEGORICAL EXEMPTION AND DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Desiqn Review for a new. two-s srnto o le-unit dwellino and attached oaraoe at 912 Linden Avenue. zoned R-'1. SF21G. LLC. oroDertv owner , APN: 026-251-270 WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Januarv 9.2023. at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing: NOW, THEREFORE, it is RESOLVED and DETERMTNED by this Ptanning Commission that: On the basis of the lnitial Study and the documents submitted and reviewed, and comments received and addressed by this Commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. ln urbanized areas, up to three single-family residences maybe constructed or converted under this exemption, is hereby approved. Said Design Review is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Design Review is set forth in the staff report, minutes, and recording of said meeting. 3. lt is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo arrperson 2 I,, Tr,qF tr , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the gth dav of Januarv, 2023 by the following vote: ffi 9FAFF, SCHXID, TSENOES: NONE ABSENT LOVUENTHAL RECUSED: COIAROTO 1 -l \ '' 7n ,..--. l---/SecieFrV EXHIBIT "A'' Conditions of Approval for Categorical Exemption and Design Review 912 Linden Avenue Effective January '19, 2023 Page 1 1 that the project shall be built as shown on the plans submitted to the Planning Division date stamped December 22,2022, sheets T1.0, D1.0, A1 .0 - A5.0, Ll.1 through 13.4, topographic SUrvCY; that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYl or amendment to be determined by Planning staff); that any changes to the size or envelope of the first or second floors, or garage which would include adding or enlarging a dormer (s), shall require an amendment to this permit; that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible. as determined by the Community Development Directori that demolition or removal of the existing structures and any grading or earth movrng on lhe site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; that all air ducts, plumbing vents, and flies shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construclion plans before a Building permit is issued; that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or erlerior, shall require a demolition permit. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of building permit submittal, as amended by the City of Burlingame, 2 J 4 5 C, 7 8 q EXHIBIT "4" Conditions of Approval for Categorical Exemption and Design Review 912 Linden Avenue Effective January 19, 2023 Page 2 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the prolect falls at or below the maximum approved floor area ratio for the property; 11 that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, , set the building footprint and certify the first floor elevatjon of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer, 12 prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the archltectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13 that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Divtsioni and that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been build according to the approved Planning and Building plans. 14 F Thomas lames Humes 2s5 Shoreline Or STE 428 ahiebau[@[Ihuza.mm ■ 912 LindenAve I /I■Y11 n a m e, Ca 94010 �/- I Legal Oesc n: Lo[23 Block9(22M661 APN: 026-2s1-270 Loning DlstrlR: `1Area: land Use: Low Density (1-S Resmenual (1-6 eu/ad Lo[ 1,161 so Lo[ Wla[h: 60' Lo[ Wh: loS• / 12V DEMOLISH EXISTING ONE-STORY SINGLE FAMILY HOME WITH ATTACHED GAMGE. CONSTRUCTA NEW T O- STORY HOME, 3 BEDROOMS WRH ATTACHED 1-CAR GARAGE ANDATTACHED ADU. DEVELOPMENTSTANDARDS STANDARD IXISCODEREQUIREMENT PROPOSED SETBACKS: FIRST FLOOR SECOECO ND FLOOR FIRST FLOOR SECOND FLOOR FIRST FLOOR SECOND FLOOR FRONT GARAGE 19.6' 26' N/A N/A 16.3' 20' 2o' N/A 16.3' 28.6' 21-T N/A SIDE (H 2.6' N/A 4' 6s' ,._' i 7' REVISE D December 1st, 2022 RECEIVED DEC r CITY OF BURLINGAME Planning Application CDD-PLANNING DIVISION SIDE (RIGHT) 4.6' N/A ' 9' LOTCOVERAGE: 40%2,2 O0D TOTAL LOTCOVEIiAGE oFT 1,6595Q FT 2,260.00 SQ Fi 1,600.825Q Fi (28%) SQUARE FOOTAGE FAR: 32%♦ 110D SF MAX OF LOT AREA BELOW GRADE N/A N/A N/A FIRSTFLDOR (EXCLUDING GARAGEI GA 1,19/A FT N/A 1,213.21 SO FT SECONDFLOOR x/A N/A 1,21321 SO FT GARAGE Z73 sq Fr N/A 2E8.99 sQ FT DETACHEDBUILDINGS 193 sq FF N/A N/A TOTAL 1,ESB So 1,911.2D sq FT 2,818.61 sQ FT ADU N/A N/A 418.83 SQ FT Square Footage - Existing Residence: 1st Floor (Excluding Garage): +- 1193 s.f . Studio: +193 s.f. Garage: +273 s.f. g SHEETINDEX ARCHITECTURAL T1.0 Title Sheet & Data Sheet 01.o Demo Plan A1.O Site Plan A1.1 Lot Coverage A1.2 Floor Area Diagrams A2.0 First Floor Plan A2.1 Second Floor Plan A3.o Roof Plan A4.0 Exterior Elevations & Materials List A4.1 Exterior Elevations & Materials List A4.2 Sections A5.0 Exterior Color Board AS -BUILT DRAWINGS 1of3 Floor Plan 2of3 Roof Plan 3of3 Elevations LANDSCAPE L1.1 Layout Plan L1.2 Construction Notes L1.3 Construction Details L1.4 Construction Details L2.1 Irrigation Plan & Schedules L2.2 Irrigation Notes & Water Use Calcs L2.3 Irri ation Details 9 L2.4 Irrigation Details L2.5 Irrigation Details L2.6 Irrigation Specs & Details L3.1 Planting Plan & Schedule L3.2 Planting Notes L3.3 Planting Details L3.4 Tree Protection Plan & Notes CIVIL 1 Topographic Survey APPLICANT: ARCHITECT: Thomas James Homes KTGY Group, Inc. 255 Shoreline Dr STE 428 1814 Franklin St. Suite 400, Redwood City, CA 94065 Oakland, CA 94612 Phone: 650.382.0648 Phone: 510.272.2910 Contact Contact Cynthia Thiebaut Amanda Mazzei cthiebaut@tjhusa.com amazzei kt com @ 9y' CIVIL ENGINEER: LANDSCAPE: CBG VAN DORN ABED 2633 Camino Ramon #350 81 14th Street San Ramon, CA 94583 San Francisco, CA. 94103 Phone: 925.866.0322 Phone: 415.864.1921 N OF PARPARRING R OF PARKING SPACES INGSPA 1 1 1 INTERIOR GARAGE LV.23' 30.20' 1 12'-6".21'-0" HEIGHT: MAIN BUILDING HEIGHT 17' 3B' 27W ACCESSORY BUILDING HEIGHT N/A N/A N/A BUILDING INFORMATION: CIASSIFICATION TYPE OF CONSTRUCTION FIR -NE Total Area: +1659 s.f. - Square Footage Per City Standard: 1 st Floor (Excluding Garage): 1213.21 s.f. 2nd Floor: 1316.41 s.f. Garage: 288.99 s.f. Single Family Da... R-1 TYPE V-B N/A BUILDING CODES: YEAR coDE 20L9 CALIFORNIA BUILDING CODE 2019 CALIFORNIARESIDENTIALGODE N39 CALIFORNIAMECHANICALCODE 2019 CALIFOFRIA PLUMBING CODE 2119 CALIFORNIAFIRE CODE 2019 CALIFORNIA ELECTRICAL CODE znS CAUFORNIA ENERGY CODE Total Area: 2818.61 s.f. S uare Foota e Per Indust Standard: q g rY 1 st Floor: 1213 s.f. 2nd Floor: 1338 s.f. Total Living: 2551 s.f. Garage: 289 s.f. mo CALI FORN IA GREEN BUILDI NG STANDARDS CODE GOVERNING BODY: CITY OF BURLINGAME PROJECT DATA 2019 California Residential Code (CRC) 2019 California Mechanical Code (CMC) 2019 California Plumbing Code (CPC) 2019 California Electrical Code (CEC) 2019 California Fire Code (CFC) 2019 California Energy Code (CEC) 2019 California Green Building Standards Code 2019 California Building Code (CBC) Type of Construction: V-B Occupancy Group: R-3 Garage: U Fire Sprinklers: NFPA 13 D p An automatic residential fire sprinkler system shall be designed and installed in accordance with NFPA 13-D in one and two family dwellings.{±•��T�C'['pq� This project shall comply with all other regulations and ordinances adopted by the local governing agencies.®► PROJECT DIRECTORY oaArea: s.. Ttl A2840 f "Construction Hours" Weekdays: 8:00 a.m. - 7:00 p.m. Saturdays: 9:00 a.m. - 6:00 p.m. Sundays and Holidays: No Work Allowed (See City of Burlingame Municipal Code, Section 18.07.1 10 for details.) (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Construction hours in the City Public right-of-way are limited to weekdays and non -City Holidays between 8:00 a.m. and 5:00 P.M. Note: Construction hours for work in the public right-of-way must now be included on the plans. PROJECT SQUARE FOOTAGE `«� • K' ,�.- .�` `- -- r f��, .' + + , ` v ���� "••,y 'Y t CODE VICINITY MAP SHEET INDEX CONSTRUCTION HOURS Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgyCom 510.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Mauei Email: am azzei@ktgy.com Principal: Jill Williams Project Designer: Amanda Mauei Developer 255 SHORELINE DR. SUITE 426 TJ REDWOOD CITY �J CA. 94065 PHONE NO. (650) 980-8340 FAX NO. ^' W Q U CD CD Q SN N z G 70co Q c J m Y N No. Date Description 07-0E-P2 DESIGN SUBMITTAL 08-07-22 PLANNING COMMENTS CLIENT REVISIONS 09-29-22 CLIENT REVISIONS 1031-22 PLANNING HEARING 11-28-22 CLIENT REVISIONS TITLE SHEET T1.0 TREE A9 17111Ji3C1g311'I+1 DEMO EXISTING k SHED I TREE �6 EXISTING TREE TABLE RETAIN/ # SPECIES DBH CONDITION REMOVE PROTECTS 1 Sequoia sempervin ra 42.0 Moderate Retain Yes 2 Sequoia sempervinam 36.0 Moderate Retain Yes 3 Yooc3Aloirolia 5.0 Moderate Remove No 4 Acernbmm 5.5 Good Retain No 5 Pi—abi- 34.0 Moderate Retain Yes 6 Ficus sp. 16.0 Moderate Retain Y.- _L Fias ap. 12,11 Moderate Retain Yea FENCE LEGEND: EXISTING WOOD FENCE - DEMO% NEW 6' HIGH WOOD FENCE NEW 19" HIGH WOOD FENCE TREE µa (�) Linden Avenue DEMO PLAN I SCALE: 1rer=1- 1 Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgy.com 510.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Ma22ei Email: amaz i@ktgy.com Principal: Jill Williams Project Designer: Amanda M=ei Developer SHORELINE DR. SUITE O SUITE 428 TJ REDWOOD CITY ,J CA. 94065 PHONE NO. (650) 980-8340 FAX NO. �♦ W V 0 Q N N z 7 Co J DO Y N No. Date Description 07-OF,U DESIGN SUBMITTAL 03A7-M PLANNING COMMENTS CLIENT REVISIONS 09-29-22 CLIENT REVISIONS 1031-22 PLANNING HEARING 11-28-U CLIENT REVISIONS DEMO PLAN D1.0 EXISTING TREE TABLE RETAIN I 8 SPECIES DBH CONDITION REMOVE PROITECTEE 1 Sequoia semperinars 42.0 Moderate Retain Yes 2 Sequoa ivarni hers 36.0 Moderate Retain Yes 3 Yucca Ali 5.0 Moderate Remove No 4 Acer mbrun 5.5 Good Retain No 5 Pima stiles 34.0 Moderate Retain Yes 6 Flcus sp. 16.0 Moderate Retain Yes 7 Ficus sp. 12,11 Moderate Ratein Yes SITE PLAN NOTES: POST -PROJECT IMPERVIOUS AREA: BUILDING: 2,020 SF (PER ARCH) LANDSCAPE IMPERVIOUS: 1,350 SF (PER LS PLANS) TOTAL: 3,370 SF 40 % OF LOT AREA: 5,660 SF X 40 % = 2,264 SF POST -PROJECT IMPERVIOUS AREA EXCEEDS 40% OF TOTAL LOT SIZE. RUNOFF MITIGATION WITH A DRY WELL IS PROPOSED. ALL DRAINAGE SHOWN IS SCHEMATIC AND TO BE CONFIRMED IN CONSTRUCTION DOCUMENTS. BACK OF WATER METER AND SEWER CLEANOUT CONNECTIONS PER PLUMBING PLANS DURING CONSTRUCTION DOCUMENTS. SEE TOPO SURVEY T-1 FOR EXISTING SITE PLAN. FENCE LEGEND: EXISTING WOOD FENCE - DEMO NEW C HIGH WOOD FENCE NEW IT HIGH WOOD FENCE °£\ EXISTING RESIDENCE EXISTING 6' HIGH- WO o£\ OD FENCE TO BE REMOVED TYP. NEW 6' HIGH , ELC r \y Ty TREE #1 52"6 \ - FG 1101.5 , +101.5 � h / - I i 1 AREA DRAIN TYP_ FC-+lay. \ \ \ I 1 c �q EXISTING RESIDENCE o � / \ 6-6.1• �. 1•{Y• 13 �, 19•-4' 4'-0� lr _ del 11MIC EXISTING RESIDENCE NEW 6' NO WOOD I H�i♦ H♦pOpp♦� DOWNSPOUT TYP IN NEW DRIVEWAY APPROACH I � REF CITY STANDARD DRAWING INSTALL NEW SANITARY E SW-1. CLEANOUT ON EXISTING LIT NEW GAS SERVICE RUNNING / SEWER WORK TO FOLLOW _,. ,.... ..... ,„�� AND STAND. MIDSPAN CONNECTION POWER ACROSS THE ` - �l DJ EW 6' HIGH / WOOD FENCE — NEW POWER POC alai aria NEW GAS SERVIC- POC EXISTING OF RESIDENCE tY 5'x5' DRY WELL FOR RUNOFF AND REPLACE SIDEWALK ALONG FRONTAGE PER CITY ;D DETAIL SW-1, In PROVIDER TO CONFIRM EXISTING SERVICE AND ER CAN SUPPORT PROJECT FLOWS. IF NEW OF SERVICE IS NEEDED, WORK TO FOLLOW -I Ty ` ;EMENTS AND STANDARDS. E AND REPLACE EXISTNG AND ALONG Linden Avenue RTY FRONTAGE PER CITY TRICK A AREDETAIL SW-1. SITE PLAN SCALE: 1 Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgy.com 510.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Mai Email: ama—!@ktgy.com Principal: Jill Williams Project Designer: Amanda Ma2zei Developer 255 SHORELINE DR SUITE 428 ,4TI`M1�• REDWOOD CITY �f CA. 94065 PHONE NO. (650) 980-8340 FAX NO. W FT QQ� 0 � 0 70 z CN � J m Y N No. Date Description 07-05Z2 DESIGN SUBMITTAL 0B07-22 PLANNING COMMENTS CLIENT REVISIONS 0829-22 CLIENT REVISIONS 1031-M PLANNING HEARING 11-2& CLIENT REVISIONS SITE PLAN A1.0 F-1 BLOCK CALCS: HOUSE - 1 ST FLOOR 1. 19'-4" x 13-8" = 264.22 SQ. FT 2. 15-1 1.5" x 19-0" = 287.25 SQ. FT 3.21'-0.5' x 14'-1" = 296.34 SQ. FT 4.22'-0.5' x 8'4.5' = 184.60 SQ. FT 5.3'-0" x 1'.5.5' = 4.38 SQ. FT 6. 12'S' x 14'-2.5" = 176.42 SQ. FT TOTAL = 1213.21 SQ. FT GARAGE 7. 15'-11.5" x 3'-0" = 47.88 SQ. FT. 8. 12'-1 1.5" x 15-8" = 203.01 SQ. FT. 9. 13'-5' x 2'-10" = 38.01 SQ. FT. TOTAL = 288.99 SQ. FF. PORCH / OUTDOOR LIVING / MISC 10. 11'-0" x 2'-10' = 33.06 SQ. FF. 1 1. 11'-10.5" x C-5.5" = 52.94 SQ. FT. 12. 7-0" x 01-5.51 = 0.92 SQ. FT. 13. 2-3" x 0'-5.5" = 1.03 SQ. Fr 14. Z-C' x 5'-4" = 10.67 SQ. FF. TOTAL = 98.62 SQ. FI ADU - NOT INCLUDED IN COVERAGE 17. 12'-7.5' x 14'-2.5" = 179.38 SQ. FT. 18. 1'-6, x 14'-8" = 22.00 SQ. FF. 19. 14'S" x 15-1" = 217.45 SQ. FF. ADU TOTAL = 418.83 SQ. FT MAX. LOT COVERAGE = 5,660.00 X 40%= 2,264.00 SQ. FT. ACTUAL COVERAGE AREA = 1,213.21 + 288.99 + 98.62 = 1,600.82 SQ. FT. (28%) ADU FLOOR AREA = 418.83 SQ. Ff. LOT COVERAGE DIAGRAM 1 Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgyCom 510.272.2910 I(TGY Project No:2021-1076.01 Project Contact: Amanda Ma -el Email: amaz i@ktgy.com Principal: Jill Williams Project Designer: Amanda Mauei Developer SUI TE SHORELINE DR. SUIO TE 428 TJ REDWOOD CITY �J CA. 94065 PHONE NO. (650) 980-8340 FAX NO. N � L.L � Q Q V Q N N 70 z r � co J m Y N No. Date Description 074rU DESIGN SUBMITTAL 0&07-22 PLANNING COMMENTS CLIENT REVISIONS 09-29-22 CLIENT REVISIONS 1031-22 PLANNING HEARING 11-28-2 CLIENT REVISIONS LOT COVERAGE DIAGRAM A1.1 91-4" 19'-4" BLOCK CALCS: BLOCK CALCS: -1 F HOUSE - 2ND FLOOR HOUSE - 1ST FLOOR L 10. 19'-4" x 28'-2.5' = 545.36 SQ. FT. 1. 19'-4. x 1 Y-8" = 264.22 SQ. FT. 11. 10'-6" x 17'-2.5' = 180.69 SQ. FT. 2. 15-1 1.5' x 19-0" = 287.25 SQ. Fr. 12.22'-7.5'xT-7.5' = 172.52SQ. Fr. 2ND FLOOR 3.2l'-0.5"x14'-1" = 296.34SO. Fr. 13. 17-71 x 11'-9. = 147.85 SQ. Fr. 1,316.41 S.F. _ 4. 22'-0.5" x 8'-4.5" = 184.60 SQ. FT. 14. 1 T3" x 14'-6" = 250.13 SQ. FT. I 5. 3'-0" x 1'-5.5" = 4.38 SQ. FT. 15. 1 1'-1 1" x 1'-8, = 19.86 SQ. Fr. 6. 1 T.5" x 14'-2.5' = 176.42 SQ. Fr. x ro 2ND FLOOR TOTAL = 1316.41 SQ. FT. 10,_6,� Y---- TOTAL = 1213.21 SQ. FT. GARAGE 0 7. 15-1 1.5" x 3'-0" = 47.88 SQ. Fr. r 8. 12'-1 1.5' x 15-8" = 203.01 SQ. Fr. CC DDA 9. 13'-5' x 2'-10" = 38.01 SQ. Fr. li 21'- 15,-111,. ----- TOTAL = 288.99 SQ. FT. 2 2 II I II II I �i� 1 1 III I I ADU -NOT INCLUDED IN FAR 7 O2 III ix� 16. 12'-7.5" x 14'-2.5" = 179.36 SQ. FT. 17. 1'-6"x 14'-8" - 22.00 SQ. FT. II III ro 18. 14'-5" x 15'-1" = 217.45 SQ. FT. F� 1ST FLOOR - _ 2 / I� ADU TOTAL = 418.83 SQ. FT. 1,213.21 S.F. �t L n rr II 1� 2 =_ _ _- ____� o o ----- c �Iw L-1 I ------- ® -- -- ---77 -- -- GARAGE � 2 8.99 S.F 13 8 14 r _ Ito PI w III _ 2 1ZFr�� -- 2� �I 1 T.3' 12'-7' i� - -- 9 0 a II 11,_11,• I N I ----- =y II II ° _-_-_-_-___-_-_-_- U 8.783 13'-5" MAX. FLOOR AREA = 5,660.00 X 3217.+ 1,100 = 2,911.20 SQ. FT. ACTUAL FLOOR AREA = 1,213.21 + 1,316.41 + 288.99 = 2,818.61 SQ. FT. ADU FLOOR AREA = 418.83 SQ. FT. SECOND FLOOR AREA DIAGRAM - - 2 FIRST FLOOR AREA DIAGRAM Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgyCom 510.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Ma=ei Email: ama=ei@ktgy.com Principal: Jill Williams Project Designer: Amanda Ma=ei Developer SHORELINE DR. SUITE SUITE 428 TJ REDWOOD CITY �J CA. 94065 PHONE NO. (650) 980-8340 FAX NO. N (D LL Q Q O a N N z 70 c J = co m Y N No. Date Description 014622 DESIGN SUBMITTAL DM71 PLANNING COMMENTS CLIENT REVISIONS 09-29-22 CLIENT REVISIONS 1031-22 PLANNING HEARING 11-2832 CLIENT REVISIONS FLOOR AREA DIAGRAMS MWA /I- 1 I I I / I I I c AN III 01 O; 0 I Z, I m I I I 15'- 5,_6" Side S.B. r a' 39'-6" 11 fide .B. 2/A4.3 .. I P-d 3050SH 5050 FG 30W SH Floor Plan Summary: o I 3 Bedrooms rat Ro P a I 3.5 Baths - I 1'3"z16' d - 2550.73 s.f. Living I I ADU ----------- N I 1 Bedroom Scs,S- SN 3oscs-- I 1 Bath 418.83 s.f. Living °Ik1" 2969.56 s.f. Total Living Dining Room I Zoning:R-1 - I u,-S" z 13'-9, B,Y. 6.1.1I I I - � Lot Coverage: Lot Size: 5660.00 s.f. K r ���, I Coverage Max.: 40% 5660.00 x .40 = 2264.00 s.f. Max. - o0-- ,I I Pro osed: 1600.82 s.f. (28% )0 h I F-� L� I a (Excludes ADU) ----- -I - a I Ir iCIoIIae111 �"✓ GarageII II L J �2`b_�_o 2°'-1" z FAR Requirement: =____= dr° °nep i Lot Size: 5660.00 s.f. a o I � + FAR Max.: 32% 1100 s.f. Max. Q roo m 5660.00 x .32 + 1100 = 2911.20 s.f. Max. y 0 (Includes Garage) 11 Entry 03cBoll El (Excludes ADU) ble 0 l e I FAR Provided: I �. me 1 st Floor: 1213.21 s.f. P NI ---------- I eer I Garage: 288.99 s.f. 8080 SE T. AR. DR. Subtotal: 1502.20 s.f. Kitchen* Poch - I 2nd Floor: 1314.43 s.f. �I -_ - I ---- o Total: 2816.63 s.f. 13' 6' 12'-1 I d 2 *ADU Kitchen Notes: waI b" i h Refrigerator has separate doors for a the refrigerator and freezer 0 " compartments. N p Cooking facility is a permanent stove a'-O'Min �ide S.B. 1' 13)2660CSMT 1 14'-5" 11'-92' 1 13'-32' 1' ^ Side S.B �, and/or oven. 39'-6" v FIRST FLOOR PLAN SCALE: 1w=11-0' 1 Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgy.com 510.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Ma -el Email: ama—i@ktgy.com Principal: Jill Williams Project Designer: Amanda Mauei Developer SHORELINE DR. SUITE O SUITE 428 TJ REDWOOD CITY ,J CA. 94065 PHONE NO. (650) 980-8340 FAX NO. N O C LU a N � cD 70 z J co co No. Date�Description 07-05U DESIGN SUBMITTAL 0B47-22 PLANNING COMMENTS CLIENT REVISIONS 0929-22 CLIENT REVISIONS 10-31-U PLANNING HEARING 11-2 V CLIENT REVISIONS FIRST FLOOR PLAN A2.0 I I 2/A4.3 3050 SH 5050 FG 3050 SH I I EGRESS I Primary II N Bedroo -S-r l4 I ,�ivowmeceirn j ` I I (2) 2D46 SH (TEMP) � H I I ---- ---�--------lill I li II El Primary I II s Bath 2 W.I.C. I I I -- 4T-0"Lf. II I I El n ___ 6-6.' Min. \ Q '�— JL —,�J ' F,-6,' Min. 2nd Flr. SB — \ Laund: 2rnd Flr. SB I � I N �I Hall Idn BathN 2 n G 5068 BI-POS °J \ / Bedroom 2�68 I M I oluLfn I Q drmo 3 G D' BOth� 3 I I I 2468 2046 CSMT 204 CSMT � i II EGRESS 2030 CSMT �I 2646 264I (TEMP) ICSMT CSMT I r__________1_I � II I I r�l I I III I L— — — — — — — —I— — — — — — — — — — J � I 4 o SECOND FLOOR PLAN Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 dgy.com 510.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Mauei Email: ama22ei@ktgy.com Principal: Jill Wlliams Project Designer: Amanda Ma=ei Developer SHORELINE DR. SUITE SUITE 428 TJ REDWOOD CITY �J CA. 94065 PHONE NO. (650) 980-8340 FAX NO. Q U ( Q CN 70 N Z G It Jco Y N rn No. Date Description W3S-U DESIGN SUBMITTAL 0947-22 PLANNING COMMENTS CLIENT REVISIONS 09-29-22 CLIENT REVISIONS 1031-U PLANNING HEARING 113&U CLIENT REVISIONS SECOND FLOOR PLAN A2.1 DS — — DS 5:12 �Q r DS � I DS D >7 L (9 F ' DS � 0 5:12 r-----� IV li li II 'i IL----- I II I I 1� i a�Q L----- I r----- -- -DS I I I I I I I I I I I I I SOLAgZONE �\Q L----- ----- IDS _ -----� 5:12 y� I I L A I I I I I 9l(� II II I DS DS "--r�—»•r—�� —�` L 5:12 al---------�-- DS S w h-7 IDS S ----- —----s rDs ROOF PLAN OVERHANG: 12" RAKE: 12" ROOF PITCH: 5:12 U.N.O ROOF PLAN SCALE: Ill=ram 1 'imiNlt Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgy.com 510.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Ma=ei Email: ama=ei@ktgy.com Principal: Jill Williams Project Designer: Amanda Ma=ei Developer SHORELINE DR. SUITE O SUITE 428 TJ REDWOOD CITY �J CA. 94065 PHONE NO. (650) 980-8340 FAX NO. Q Q 4 U O Q SN z G 70 Q Jco Y N rn No. Date Description W3 U DESIGN SUBMITTAL OB4EF-M PLANNING COMMENTS CLIENT REVISIONS 09-29-22 CLIENT REVISIONS 1031-U PLANNING HEARING 113&U CLIENT REVISIONS ROOF PLAN A3.0 Material List: 1❑ Composition Shingle Roofing 14 i6 5 4 9 6 10 1 2 7 8 3 11 14 ❑2 Stucco Finish 'MAX.HEI ❑3 Downspout Typ. 30' HrLIMIT r- — — — — — — — — — ® 1 2'x 3 2' Trim Surround w/ 2x On I I Edge At Head And Sill (Typ.) iOP OF RIDGE I I TOP OF RIDGE 127S3 ❑5 Marvin Fiberglass Windows &Sliding I I Glass Doors (Typ.) a I I © Fiberglass Front Door I I ❑7 Wood Garage Door TOP PurE 2x6 Fascia w/ Ogee Gutter and \ ` Round Downspout d / ❑9 Cementitious 4" Lap Siding w/ \ v 1 z'x 5 2"' Trim w/ 2x On Edge R Cementitious Panel Column b u` 11 Coach Light UPPER FLOOR- UPPER FLOOR Tale. - Cable & Elec. Meter PLATE LEVEL 4 1© Gas Meter 5- 5-0'^ Fence Line - 6'-0" High SIDE SB SI E SB (See Landscape) — 1® Fence Line -+19" High III (See Landscape) A.E. ME=1003+1013 1® ADU Address Visible From Street. MAIN FLOOR- � 2 Sizing &Labeling Per Building &Fire Municipal Codes. A.T.O.C. 10o.e= 101 s+ 1002 2 D.H.E.101A=,00.5+101s 2 NG±100M L 7ILow PROPERTY uNE NG+100.70' Point) PROAERtt i.O.C. 1002=100.3+100.1 LI E 2 KEYNOTES Notes: Fiberglass windows with no divided lites. FRONT ELEVATION (SOUTH) SCALE: 1N'=1'-0 1a 3 8 s a z 1a 1 1s PROVIDED: 3050 SH WINDOW PROVIDES OVER 7 SQ. FT. OF NET OPENING FOR EGRESS WITH +34" iOP OF RIDGE WIDTH & +28" HEIGHT OPENING CRC: R310.2 Emergency Escape and Rescue Openings roPPurE Emergency escape and rescue openings shall have minimum dimensions as specified in this section. n5bv o E IIII R310.2.1 Minimum Opening Area O UPPER FLOOR- - _IIII _______0 ________ Emergency escape and rescue openings shall have a net clear opening of not less — - PLATE LEVEL `." b than 5.7 square feet (0.530 m2). The net clear opening dimensions required by this LINEOF� NDING I� --a _ o 0 o _ _ section shall be obtained by the normal q operation of the emergency escape and q F q q resue opening from the inside. the net MAINFL R u clear height of the opening shall be not less than 24 inches (610 mm) and the net clear width shall not be less than 20 Fe.,oz.w 1 _ 1 NG+101A4' NG+101.05' NG+100.84' inches (508 mm). LEFT ELEVATION (WEST) SCALE: 1N'=1'-0' 2 NOTES Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgyCom 510.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Ma -el Email: ama—i@ktgy.com Principal: Jill Williams Project Designer: Amanda Mauei Developer SHORELINE DR. SUITE O SUITE 428 TJ REDWOOD CITY ,J CA. 94065 PHONE NO. (650) 980-8340 FAX NO. N N � LL V O a N N z 7 DO co J DO Y N No. Date Description 07-0522 DESIGN SUBMITTAL 0&07-22 PLANNING COMMENTS CLIENT REVISIONS 09-2422 CLIENT REVISIONS 1031-22 PLANNING HEARING 11-28-U CLIENT REVISIONS 12-20-22 PLANNING COMMENTS EXTERIOR ELEVATIONS A4.0 Material List: 1❑ Composition Shingle Roofing 3 5 4 2 1 8 14 ❑2 Stucco Finish ❑3 Downspout Typ. ® 1 2'x 3 2' Trim Surround w/ 2x On Edge At Head And Sill (Typ.) iOP OF RIDGE ❑5 Marvin Fiberglass Windows &Sliding Glass Doors (Typ.) a © Fiberglass Front Door ❑7 Wood Garage Door rOP PLATE - ® 2x6 Fascia w/ Ogee Gutter and Round Downspout ❑ ❑ ❑ ❑9 Cementitious 4" Lap Siding w/ E.IE.-S 1 2'x 5 2' Trim w/ 2x On Edge o 1� Cementitious Panel Column - _ �� III 11 Coach Light UPPER FLOOR PUTE LEVEL "' I � 1© Tale. -Cable & Elec. Meter 1© Gas Meter 1 Fence Line - 6'-0" h Hi � 9 ¢� a r 777 (See Landscape) 1® Fence Line-+19" High III III a (See Landscape) - - � 1® ADU Address Visible From Street. MAIN BOOR FFS"0 u J Sizing & Labeling Per Building & Fire Municipal Codes. RIGHT NG+101 AB' NG+101.01' LQFT KEYNOTES PROPERTY LIi E I PROPERTY LIryE I Notes: Fiberglass windows with no divided lites. PROVIDED: 3050 SH WINDOW REAR ELEVATION (NORTH) SCALE: 1N'=v-0 1 PROVIDES OVER 7 SQ. FT. OF NET 15 10 13 i2 5 a z 1 a 3 OPENING FOR EGRESS WITH +34" WIDTH & +28" HEIGHT OPENING ,TOP OF RIDGE CRC: R310.2 Emergency Escape and Rescue Openings Emergency escape and rescue openings shall have minimum dimensions as ,TOP PLATE specified In this section. 0 ❑ IIII III R310.2.1 Minimum Opening Area IIII - R a a Emergency escape and rescue openings UPPER FLOOR ----------------- -------------_ -- N shall have a net clear opening of not less than 5.7 square feet (0.530 m2). The net clear opening dimensions required by this plgTE LEVEL °? section shall be obtained by the normal operation of the emergency escape and III resue opening from the inside. the net clear height of the opening shall be not MAIN FLOOR _III I — — q q � q � III less than 24 inches 610 mm and the net ( ) FE.1oz.,o' — �� - 1 _ clear width shall not be less than 20 inches (508 mm). NG+loo [Low Point) 1D�iNG+100.91' NG+100.97 RIGHT ELEVATION (EAST) SCALE: 1N'=1'-V 2 1 NOTES Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgyCom 510.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Ma -el Email: ama—i@ktgy.com Principal: Jill Williams Project Designer: Amanda Mauei Developer SHORELINE DR. SUITE SUITE 428 TJ REDWOOD CITY ,J CA. 94065 PHONE NO. (650) 980-8340 FAX NO. O a N N z 7 DO co J DO Y N No. Date Description 074FU DESIGN SUBMITTAL 08A7-22 PLANNING COMMENTS CLIENT REVISIONS 09-29-22 CLIENT REVISIONS 1031-22 PLANNING HEARING 11-21. CLIENT REVISIONS 12-20-22 PLANNING COMMENTS EXTERIOR ELEVATIONS A4.1 30': MAX. HEIGHT LIMIT I I TOPOFRIDGE I I I TOP OF RIDGE 127.53 I I I ATTICo I I TOP PLATE I I PRIMARY \ BEDROOM \ / \ 4 a UPPER FLOOR 45� UPPER FLOOR +'I PLATE LEVEL b �+jlv O ZIP-T GREAT ROOM 6--1 V. SIDE SB SIDE SB D.H.E. 100.8= 100.3+ 1013 MAIN FLOOR 2 FFE-102.401 NG+101.06 D.H.E.101.0=100.5+1015 A.T.O.C.1009=101.5+100.2 NG+100.70' RI Hi 2 LEFT 2 ILow Point) PROPERTY i.O.C.100.2=100.3+100.1 PROPERTY UI E ME 2 SECTION (SOUTH) SCA E: 1a'=1'-0 1 37-0" MAX. HEIGHT LIMIT r- — — — — — — — — — — — — — — — — — — — — — — -- I I TOP OF RIDGE ,oTOP I I I TOP OF RIDGE 127.53 I a I " I "" I I TOP PLATE I I O� = HALL BATH 2 \ \ UPPER ROOK '" 45° UPPER FLOOR + PLATE LEVEL O 0 Q N 5-0. SIDE $BO-LLS�T HALL WH GARAGE SIDE $B _ D.H.E. 100.8= 100.3+ 101.3 MAIN FLOOR 2 FFE+102A0' NG+101.08' A.T.O.C. 1009= 1012 GD.H.E.101A=1015+101.5 +10.70' RI Hi 2 LEFT Low Point) T.O.C. 100.2 = 100.3+2 100.1 PROPERTY PROPERTY LINE E SECTION SOUTH SE: lw=T-0 2 (SOUTH) Architecture + Planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgy.com 510.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Ma22ei Email: ama22ei@ktgy.com Principal: Jill Williams Project Designer: Amanda Ma=ei Developer 255 SHORELINE DR. Sul O SUITE 428 TJ REDWOOD CITY �J CA.94065 PHONE NO. (650) 980-8340 FAX NO. �♦ W V CDCD Lu (D a N 0 70 Z � J Co m Y N No. Date Description 07-05-M DESIGN SUBMITTAL 06417-22 PLANNINGCOMMENTS CLIENT REVISIONS 09-29-22 CLIENT REVISIONS 10-31-M PLANNING HEARING 11-2 U CLIENTREVISIONS 12-2042 PLANNING COMMENTS BUILDING SECTIONS A4.2 30-0" MAX. HEIGHT LIMIT I I TOP OF RIDGE I I I I TOP OF RIDGE 127.53 a I I I ATTIC I TOP PLATE I I d / \ BEDROOMS BA1H3 BEDROOM \\ b v UPPER ROOK 0.5� UPPER FLOOR n'I PLATE LEVEL 0 b o SIDDEES B ADU BEDROOM ENTRY PDR. GARAGE SIDE$B D.H.E. 100.8= 100.8+ 1013 MAIN FLOOR 2 FFE+102,W' NG+101.p8' D.H.E. 101.0=TOD.5+101.5 A.T.O.C. 100.8= 101 1002 NG+1-7c RI i 2 L R 2+ (Low Polntl T.O.C. 1002 = 100.3+ 100.1 PROPERTY PROPERTY LINE FE 2 SECTION (SOUTH) SCALE: 114' 1 TOP OF RIDGE ATTIC TOP PLATE ll Y� EJ UPPER FLOOR PLATE LEVEL L —� -- POR H T MAIN FLOOR FFE+102.dD R R NG+101.04 NG+100.85 A.T.O.C. 100.8=101.5+1002 FR Nf �ERTY PROPERTY ME 2 PRO LI E SECTION (WEST) SCALE: 1N•=1'-0' 2 �© PRIMARY BEDROOM HALL CLOSET [BATH3 GREAT ROOM KITCHEN ENTRY L Architecture +planning The Leamington Building 1814 Franklin Street, Suite 400 Oakland, CA 94612 ktgy.com 610.272.2910 KTGY Project No:2021-1076.01 Project Contact: Amanda Mazzei Email: amazzei@k[gy.com Principal: Jill Williams Project Designer: Amanda Mauei Developer 255 SHORELINE DR. O SUITE 428 TJ REDWOOD CITY �J CA. 94086 PHONE NO. (650) 980-8340 FAX NO. W Q U O � a N (3)70 z � J co Y N No. Date Description 07-0522 DESIGN SUBMITTAL OS-07-22 PLANNING COMMENTS CLIENT REVISIONS 0928-22 CLIENT REVISIONS 1031-22 PLANNING HEARING 11-0&22 CLIENT REVISIONS 12-20.22 PLANNING COMMENTS BUILDING SECTIONS A4.3 WINDOW FRAMES: BLACK L-4 LH 1-4 ❑®d ' FRONT OR MASONITE VISTA GRANDE 3/4 LITE 4 SOL PANEL DOOR 2 SDL PANEL SIDELITES GLASS:FROSTED ADU DOOR MASONITE VISTA GRANDE 3/4 LITE 4 SDL PANEL DOOR 2 SDL PANEL SIDELITES GLASS:FROSTED mnn� UAIUJ GARAGE DOOR CARRIAGE DOOR, WOOD DESIGN: 7000 EXTERIOR RENDERINGS (NOT TO SCALE) 912 HOUSE NUMBERS EXTERIOR LIGHT FIXTURE 6"W x 15"H x 6-3/4"D *DARK SKY COMPLIANT* PURE WHITE SW 7005 o STUCCO o GABLE SIDING o DOOR & WINDOW TRIM FENCE STAIN SEMI -TRANSPARENT NAVAJO WHITE a 21. a���N R7i B o n Lu Lu Q Q $~ rg® Lu v � 0 ME zLu `E a as N T OC H�a g`gkv NOTES', DIMENSIONS PROVIDED IN THIS DOCUMENT ARE BASED OFF THE ARCHITECTURAL PLANS AND ARE TO BE VERIFIED N FIELD. ACTUAL FIELD CONDITIONS MAY EFFECT THESE DIMENSIONS. PROJECT MANGER TO NO11FY DESIGNER OF DIMENSIONS AND FIELD CONDITIONS THAT DIFFER FROM THE DESIGN PACKAGE AND ARCHITECTURAL PLANS, DATE: 12.20.22 DESIGNER: KRISTIN LASKY ARCHITECT KTGY NOTE: RENDERINGS SHOWN ARE FOR ILLUSTRATION PURPOSES ONLY AND ARE NOT INTENDED TO BE AN ACTUAL DEPICTION OF THE HOME OR IT'S SURROUNDINGS K29A A5.0 TRADITIONAL LAYOUT LEGEND REN�RECEO DETAIL NUMBER CAL-T REFERENCED DETNL SHEET ADJ. ADJACENT NATNE NATIVE GRASS SO EQUAL DISTANT GRABS SOC SACK OF— - OVVERHANG BOW BACK OF WJLLK RTI.AREA CJ CONSTRUCTOw COLDJOINT IPROPERTY LINE CL CENTERLINE POB POINT OF BEG INNING EJ EXPPNSION JOINT SYM SYMMETRICAL EO EQUAL DISTANT TYP TYPICAL ILO IN LIEU M T,TURF TNRF AREA MANLINO U AREA NOTEDOTHERYSE .IN MINIMUM VIF VERIFY IN REID PAVING AND FENCING LEGEND CONCRETE PAVERS PER DETAIL At L13 STANDARD GRAY CONCRETE O WRH ACID ETCH RNISH WRH TOP CAST.1 SURFACE RETARDANT MANUFACTURER BY GRACE PRODUCTS. PAVERS TO BE SPACED OEGIJALLYATFRONTYARD-HILGAPWRHP2(GRIJ—DAGGREGATE) ANDATBACKYARD-FILLG WITHPW NG,SEESHEETL9.1. OGOLD PAOIED ON IRE —ING PER DETNL DI LI.3. LYNGSOIl UNSET CONCRETE PAVING (PEDESTRIAN) PER DETAIL B/ L13 STANDARD GRAY OCONCRETE WITH ACID ETCH FINISH WTTH TOP CAST.1 SURFACE RETARDANT MANUFACTURED BY GRACE PRODUCTS CONCRETE PAVING (VEHICULAR) PER DETAIL CI L19 STANDARD GRAY O CONCRETE NTH ACID ETCH FLASH WITH TOP C 1.1 SURFACE UFACTURED BY GRACE PRODUCTS TOOLED SCORE JOINTS AS SHOWN ON PLANS O CONCRETETOBEPoURED WITH ARCHITECTURE. REFER TO STRUCTURAL DRAWINGS. 6' HIGH SIDEYARD FENCE: PER DETAIL Al 1-1.4, 2551E (CONTRACTOR TO VERIFY, INCLUDES ONE 4'U' GATE) SITE CALCULATIONS (PERFORMANCE APPROACH) 912 LINDEN AVENUE SF % LOT AREA EXISTING GROSS LOT SF AREA 5,7603E 100% TOTAL PERMEABLE AREA 2,541 SF 44% TOTAL LANDSCAPED AREA 2,274 SF 100% TURFAREA(% OF TOTAL LANDSCAPE AREA) 324 SF 14% SHRUB AREA (%OF TOTAL LANDSCAPEAREU 1711 SF 75% BARK, MULCH, NON -IRRIGATED 239 SF 11% DECOMPOSED GRANITE PAVING 267 SF TOTAL IMPERMEABLE AREA 3,2195E 56% RESIDENCE GARAGE GARAGE FOOTPRINT 1,938 SF 34% CONCRETE DRIVEWAY 544 SF UNCOVERED CONCRETE REAR PATIO 3895E FRONT PORCH 85 SF CONCRETE PAVERS 46 SF TRASH AREA PAD 176 SF CONCRETE PAVING 61 SF FRONT YARD SETBACK 616 SF PERMEABLE 5178F 63% MPEEMEABLE 299SF 37% SPUR-1 FENCE PER DETAIL B/L1 A, 2) LF CONTRACTOR TO VERIFY) NOTE: WATER SUPPLY ISDOMESTIC. 7EL HEADER, . REFER O PLAN FOR EXACT ATIONS AND CONDITIONS.Ihave—plied With the Ddteda of III. Water Effi t EX STING TREES TO REMNW LandsmpO Ordinance and ap3Z 61Om for the 1 EXISTING TREES TO REMOVE eMdBM use of Water in the Land—pe Deei9n Plan SEE TREE PROTECTION PLAN S NOTES ON SHEET USA` I\ f� 12/02/22 SIGNATURE DATE NOTE: SEE ARBORIST REPORT FOR ADDITIONAL INFORMATION AND TREE PROTECTION CHART TREE PROTECTION PLAN ON SHEETL3A TREE 0 STATUS LOCATION SCIENTIFIC NAME COMMON NAME DBH 11D) ACTION 1 PROTECTED ONSITE SEQUOIA SEMPERVIRENS REDWOOD TREE 42.0 RETAIN 2 PROTECTED OFFSITE SEQUOIA SEMPERVIRENS REDWOOD TREE 36.0 RETAIN 3 NON -PROTECTED OFFSITE YUCCA ALOIFGL A SPANISH BAYONET 5.0 REMOVE 4 NON -PROTECTED OFFSITE ACERRUBRUM RED MAPLE 5.5 RETAIN 5 PROTECTED OFFSITE PICEA AB/ES NORWAV SPRUCE 34.0 RETAIN 6 PROTECTED OFFSITE FICUS SP. FICUS 16.0 RETAIN 7 PROTECTED OFFSITE FICUS SP. FICUS 12,11 RETAIN CONSTRUCTION NOTES t. LOCAL CODES AND ORDINANCES: WORK SHALL CONFORM TO ALL LOCAL CODES. 7. VERRCAL WORK ALL VERTICAL CONSTRUCTION SHALL BE INSTALLED TRUE AND PLUMB. ORDINANCES, AND REQUIREMENTS, INCLUDING FEDERAL ACCESSIBILITY GUIDELINES. ALL UN IT COURSING AND TOPS OF WALLS, FENCES, EEC. SHALL BE LEVEL UNLESS NOTED OTHERWISE. ALL CURVES SHALL BE CONTINUOUS AND EVEN, WITH NO BRENCS OR APPLICABLE CODES OR OTHER JURISDICTONAL REQUIREMENTS ANGLES AT PoINTSOFTANGENCYOR FORMWORK JOINTING. 2. � CONTACT COMMON CE(CGA.)AT all, AT LEAST TWO WORKING B. ME: SPECIFIED MATERIALS MAY REQUIREA SIGNIFICANT LEAD TIME.CONTRACTOR DAYSINADVANCEOFWORK(PERCAGOV.CODE4216).THECONTMCTORSHALL IS SOLELY RESPONSIBLE TO LEAD TIMES AND TO PROVIDE SUBMITTALS, AND ORDER PROTECTALLEXISTINGUTILNIES.WHETHERSHOWN OR NOT, NJDSHALLPAY FORANY MATERI,M.ENSUREDELIVERYTOTHEJOBSRETOALLOWTIMELYPROGRESSIONOF Pans REQUIREDDUETOTHECONTRACTORSDPER IONSATNOADDInONAL WORN. EXPENSE TO THE OWNER. 9. IXISTTNG WORK WHERE NEW CONSTRUCTION ABUTS EXISTING WORK, ALL IXInNG 3. DISCREPANCIES:NOTFYDISTRICT'9REPRESENTATIVEOFANTVARIATION8 BETWEEN THE WORKS BE PROTECTED CONTMCTOR SHALLREPIACEANYGAMAGEDEXISTING CONTRACT DOCUMENTS AND FIELD CONDITIONS. DONOTPROCEEDWKERE WORKATNOADDRIONAL EXPENSE TO ME OWNER.ALL NEW WORK WILL CONFORM TO DIFFERENCESEXISTTHATWOULDAFFECTTHEWORILALLADJUSTMENTSDUETONELD TO EXISTING WORK, INCLUDING FLATNORK JOINTS, E—ONS COLOR, AND FINISH. CONDITIONS MUST BE APPROVED BY THE DISTRICTS REPRESENTATIVE PRIOR TO CONTINUING. 10. FENCING: FENCE LOCATIONS SHONN ARE DIAGRAMMATIC AND FINAL LOCATIONS ARE TO BE COORDINATED IN THE FIEUU BY THE LANDSCAPE CONTRACTOR. 4. LAYOUT NOTES: THE WRITTEN DIMENSION SUPERCEDES SCALED OR GRAPHIC 11. ADDITIONAL NOTES: SEE SHEET ILIA FOR ADDITIONAL CONSTRUCTION NOTES. UNLESS NOTED OTHERWISE. DIMENSIONS PRE TO CENTERLINE OR FACE OF MASONRY, SEE SHEET LI.3 FOR CONSTRUCTION DETAILS. CONCRETE. OR FRAMING SUBSTRATE FINISH SURFACES, UNLESS NOTED OTHERWISE. 6. COORDINATON: CONTRACTOR SHALL COORDINATE WORK BETWEEN TRADES.ALL REQUIRED BLEEVING SHALL BE COORDINATED WITH SITE WORK. INCLUDING OTHER UNDERGROUND UTILITIES, CURBS, AND CONCRETE. �go�s PROPERTY LINE, TYP. / \ / [°Ni �s 1 TURF, SEE PLANTING PLAN. SHEET L3.1. A 6 4 E STEEL HEADER, _ TYR A M A se Tp°sr''°TyCq A NOTE: FIELD VERIFY A/C LOCATIONS AND REQUIRED 5 g1 CLEARANCES.REFER TOCIVIL T" ^ PLANS FOR PAD HEIGHT. IF a Sax # REQUIRED, INSTALL DRYWELL DING B O PER MEP PLANS. CONFIRM ITH DRYWELL LOCATION WJT TVP. L1.3 PRIOR TO INSTALLATION. C P3 W i 3 9 $F Iy hp! T1 DECOMPOSED GRANITE <6 mill L1.3 PAVING, TYP. l- o 1€�7�[ 3 - _ it 0 1 B CONCRETE PAVING 2 E eO Z Q S 3, (PEDESTRIAN), TYP. 912 LINDEN AVENUE and BURLINGAME, CA m A 7 IIII A 6' HIGH SIDEYARD CONCRETE PAVERS A 1I 1 CENTER PATH ON 1 1i W U L A FENCE S GATE (PEDESTRIAN), TYP. L1.3 ARCHITECTURE. 1® WE. d 6' HIGH SIDEYARD FENCE, A 0 Q W UO TYP. L1.4 / 0 W A CONCRETE PAVING B P9 I O C CONCRETE PAVING (PEDESTRIAN), TYP. L1.3 (VEHICULAR), TYP. $ — - g A;' � y3y3II z O SPLIT RAIL FENCE, rB B SPLIT RAIL FENCE, ZZ J Y ¢ TYL1.4 P. P4 ,I L1.4 TYP. DECOMPOSED GRANITE D I PAVING, TYP. L1.3 STEEL HEADER./ t \ 5 e ■ __________________ e _ ------------ �%f DRIVEWAY APRON, REFER TO CIVIL DRAWINGS LINDEN AVENUE I a CONCRETE SIDEWALK = PER CIVIL ENGINEER ECALLOUT EXISTINGWVILDRAWIN Mum. REFER TO CIVIL DRAWINGS © PB2/O2/22 V2221 0' 4' S' w 24' L1.1 GENERAL NOTES: 1. Conir for shall verily all existing site conditions pnw to beginning construction. No* Ownar. Representative of any 2. The Contractor shall provldo all mamdals, labor and equipment to complete all landscape work es shown on the plans and specifications. 3. If there is a conflict with the utilities and Me planting, the Owners Representative is to be responsible for spotting new plant locations prior to the planting process. 4. The Contractor shall be responsible for any damage to exlating u1111dee, pavement or Improvements. All repalra shell a made at no expense to the Owner. 5. The Contractor shall notify Me Owners Repre—tim prior to beginning construction and shall keep the Owners Representative Informed of progress of work throughout landscape construction. 6. Al construction and workmanship shall be installed in conformance with .1I applicable local codes and ordinances by experienced workmen and A licensed Contractor who shall obtain all necessary permits and pay all required fees. T. Any requirement In Me Plana and / or Notes and Speclflcetlon. shall be coneldered binding. In ceas of di.rope.d. , the Owners Representative shall be conceded! immediately. 8. There shall be regular site visits by the Owners Representative/Landscape Amhltect throughout landscape condmctlon. A site review b begin maintenance period, and final afe revlew will be required. 9. Execute weekly ciaenirg of Me site throughout the contact period to remove .1I waste materials, rubbish, plant containers, etc. 10. See CIAI Engineers Improvement plane for all general grading Information and notes. 11 Al written dimension. supersede scaled distances. All dimemiore are taken from back of curb, face of building, face of wall finish or face of fence. It Is the contactors responsibility to check ant verify all dire—lons, framing and site conditions before the start of any work. In case of discrepancies, the owners Mmsentathe shall be contacted immediately. 12. Upon award of bid and prior to any construction, the Contactor shall perform the Percolation and Soils Testing as speclfled In the Planting Notes, If these tests have not already been performed. If drainage Is found b be InsuMclent, or soils teal results Identify condition, requiring eztraoMlnary or corrective measures, the Contactor shall Immediately sled the Owners Representative and Landscape Architect of any such p.Nems, for corrective action amVor additional drainage treatment. GRADING NOTES: 1. See General Notes and CINI Engineers Grading Plans for additional Information. 2. Rough gading and site drainage shall have been completed prior to Contractor's work. Verity ell axl.ting dte conditlon. and report any discrepancies to Owners Repree.rds ve. 3. CoMrsotor shell be responsible for finish grading. Verly posmwe shel drainage et A minlmum 2% slope In landscape areas away from buildings and 1% on paved surfaces. Ground cover areas l nd 1" and lawn areas 1" below top of adjacent paving, headers, or curbs. No low spots which hold startling water will be permitted. 4. Al aehageable, clean top it from areas to be paved shall be stockpiled! to be used as fill in planting areas CONSTRUCTION MATERIALS NOTES: 1. Concrete work: Install concrete work as detailed. Layout of concrete work shall be as shown on construction plan. and as spe.if cl below. A. Layout shall be approved by Owners representaflooUndecape Architect prior to concrete pour. Contact Owners Representetive two days In advance. 2. Paving Installation: A- Concrete Materials: For paving, concrete shall be a 5 sack mix producing concrete having a 28 day abength not less Man 2500 pal. For walls concrete shall be 6 sack mix. S. Portland cement: Conforming to ASTM. C150, Type I or I. Total alkall contend not W exceed 0.60%. Dell — comets and all materials in labeled, unopened containers. C. Form coatings: Standard product resin type sealer. Do not use form cal or any o14,wwring material. D. Concrete aggregates: Conorm to ASTM C33. Medmum 3/4'she aggregate. E. Base course aggregates: Conform In ASTM C33. Maximum 3l4"size aggregate. F. Water: Clean and potable. G. Force: Form material is Subcontecta's option. H. Admixtures or finish rebrdaMs: For workaNlRy, where approvetl by Owners representative, antl atlmNWre may be added In accordance with manufacturers recommendations. Obtain appmval of material prior b use. I. Expamion joint material: 18" X #4 SmmoM dowel, sleeved or greased one side with Bituminous preformed experwonjoinlfilla. J. Bars: Deformed, Intermediate grade, conforming to ASTM A615, Grade 40 for sizes #5 and smeller. K. Tie wire: Annealed mpper-bearing abed who, minimum 16 gauge. L. Waldedwiremesh: 6'x8'x#10. M. Uquld curing compound as required: Thompson's approved standard product fugitive main type, or equal conforming to ASTM C309, free of was or oil, compatible with subsequently applied finishes or coverings, not deleterious b band of cemenffico. materials to aggregate N. Patching mortar: One pert Portland cement or equal (pad white and part grey adjusled to match color of ,umcurnfing concrete) and 2-1/2 parts sand with the least water required to produce a workable me... Rework tM1 mortar until it is the stiffest consistency that will permit placing. 3. Concrete Installation: A. Construct the subgad, true to grade and detail as shown. Compact subg,d, to 90% maximum density at optimum moisture content. B. Set forms with upper adges hue b line and grade. Properly brace or lie together to maintain position and shape. Remove side brow not sooner than 12 hours after finishing has been completed. Form come and straight sections for smooth and coMin..u. lines. Secure Owners representative's approval of subgade compaction and moisture content and form alignment prior to pouring concrete. C. Embedded Item: Do not place any concrete until all Inserted Items such as sleeves, anchor bobs, wood, malls. dowels, to. are installed in their proper locati....... ured against displacement, cleaned, inapectetl and approvetl. Fumleh ties antl supports necessary to keep embedded items in place when concrete is placed. D. Weather: Do not place concrete during rain unless approved measures are taken to prevent damage to concrete. E. Deposit concrete evenly, consolident with meohonlcal vibrators, particularly 9 side forms and strike off to Indicated elevations and cont- F. Concrete finishes shall be even surfaces of uniform texture and appearance, free of unsightly bulges, depressions and other imperfections and as follows: Acid etch finish: Apply Dayton Superior Topcest #01 Surface RetaMent per manufacturer specifications to achieve an acid etch finish ap,,earence. Test mix on a 2'x2' aample slab of concrete with integral color for s#e 'ew prior to commencing with entire area. Follow procedure until the surface matches the pproved sample slab. Care must be taken to ensure that ruooff waters are treated In Accordance with local by-laws and regulation.. follow all manufacturers instmctiona for use, etomge, and clean up. Joints: Joints shall be foaled with threesixteenM inch (3/16') radius edging tool or as shown on plans. Edge.: Edge slabs, edge curbs and other structures three-abdaenth Inch (3/16") radius unless otherwise shown. Remove flange marks: Remove flange marks resulting from fooling of edges by carefully trowelling out, unless specifically detailed in plans. 4. Carpentry: A. Woad materials: Sae details for type of wood for each Rem. II. Construction Common Redwood or better, U.N.O.: Selected for drelghtness and smoothness, slm and grade as shown In plans. Coat all Redwood ant with two coats Penofn Clear Stain or Thompson. Watadaml or Eq waterproofing for all above surface areas. For below grade and embedded wood, treat all Redwood members which torch the soli with two coats bmshon preservative treatment such as Ruslolem Brand WoodL#e CopperCcat or similar as prescribed by the American Wood Preservers Association standards. B. Workmanship: Carefully plan and layout the work as required. Properly accommodate the work of other bedew. Accurately sawcut and fit lumber Into the respective locations, true to line, grade, and level, As Indicated or requited, and permanently secure In proper position with spikes, nails, lag screws, belts, hangers, or other fastenings to make the work substantial and rigid in all parts and connections. C. Connections: Make connections between members tight, accurate and secure. Place fastenings without splitting wood; preddll when required. Drill boll holes same size as bill diameter. Drill holes for lag screws same size as Mreed root diameter, and munterbore, same depth and diameter es shank. Tom lag screws Into place; do not drive. Provide bolts and lag screws with washers under every head and nut bearing on wood. Tighten bolts and lag screws at installation: cerefolly retighmn just priorb closing in, or at completion of project. D. Finishing: As per plan. 5. Hardware: D. All metal bolts, nails, screws and other hardware shell be gahanlzetl steel, eked as shown on the plans. E. All visible hardware shall be painted with two mats of black rustproof paint or to match architectural colas. Color to be approvetl by Owners representative. F. All hardware for metal at. to be approved by Owner. repmearmth a. TOOLED VRTN�,: RADIUS M�.X DDEP;H OF s­1OCATE PER Gv 9� raRSErICENTER ==G. flE a IN �TH ITH �tQ P REFER TO —.DRESE1�ERDPE�R x...— 71NTERDEPSPPITN' MEN PREF R n FmDG,E° REDDREDTOZTp RDorlNDs O-H DOWEL, — — -- s x. ORGREASED MEEo PR—ED EXPANSION MP ED DNrPMEN H = _ = — III-11 D� REw TIE DENM,~ 11 AGGREGATEroATEEEw.GG"PACTEDDENE- — — — — — — — — SARE a'..D.D. AN. .UEGR­CAR PYTOP 11'. aE ,. COMPACT TO SI-I REw„VE 1—"caMr. a) TOP ArvD aixa eorraM GNAOE-YARG O°LOTS.(PA .'TOIoaED i�)u raaclnno- coN��crro°sue "EwrI�oENsm MWITH "o SEE EM �FMBE_-sS�Pa E N lanSURFACE ' I. =FEGGAN"ON *CONCRETE PAVERS CONCRETE PAVING (PEDESTRIAN) /9 a/a•-t-o• ��J s/a•-r-0• ORTUFF EL .,M.: _CK MIN. T DEEP �i III III IIIIII — �I-- EV 110 RESET IN CENTER OF Ilse osHE SO.igo D. (PER PAVING PLAN SEE SHEET DIAL - — T�nlrv.p oE,TN of oEorECl '& �P0 PER PLANS REwnvE DErvslry vaoweurur D4 RDT TURF, PLANTERso.Max. PER MnrvuPgcruRER, REQUIRED SPACING SH L NOT wc 0GASenENE o— EDoc. oPERP 34' M ,rxsa MORGRq ere T at c � �II— II�II��I�II� II IkIIIII II III„III. III —III— C�Ti kll—II SnuMlNous PRELFORMEI IION =PuLIER — I k = =III = = GM_wurvoeR CLASS 11 NOTES ro M Sox RELATIVE DENSITY caar'a�w SnRs , oSE:rsurvsEr srAnEs. MAzaa o.c. REurNEDENs MEE DAEE MTER1u D•1°n =� NSU A'n°PPRovEo °EourvuENr. DDMPAmTO.—RE—VEDENE1r. ,. NGXH D rvER1C1xAR�-sr.NDARD DR..coNwE,EM„R NANNUFACTURE .—N ON PLANS CONCRETE PAVING (VEHICULAR) DECOMPOSED GRANITE PAVING D STEEL HEADER `% a/6.1'-0• a/4-4-0• C a/4•-r-0 Pux(OASOMDTm FOROwum +I�I—� IS TEEDE PLAN(CAPOMITTEDFORCu RIBuO SIDE a �� ma �ry IF � 1. SBODNERUPI TOPNOTES ALLJOI1Ra ON POeTe � HINGE JREIO OwE uMB a, AS RN x RADE TaEATEo .ACO _ e MRNLAry P�rs� x' POS NxaHOP T --_ _--_-- _ _--_-- _ DRNrvAGEAwAER. nox (PGDLIG$IDE) Y IrvsIDE RAN OFF sol D .• _ AT ElDHY..w �NG (OFFS. FRAME I—EATE LEDGE )Ep, a.ST. LAG ECRM __---_ � rtuLwlt yN ram Ez1ERlpt MTED STAN 1. ALL FASTENERS SHALL BE GPLVANDFD. 2. cUN Ox rpmtox ETTECOINIo.O� STEP FENCE AT POaTS.FORGRADEs a c Dwoon�OPE PAxELsxmH caAne.a (1Tx)oR xcv.n�vnm vmenxvoo 1. Tl" PRIIERI SIDE OF FEET RISE.— TFANEP._ EATER R AN COLOR 6. FIrvIAoSTAIN caDRTO BE�SEELEGTm By WmER�.GATE nnoxron c .+ V� C L A SIDEYARD FENCE WITH GATE a�GRADE E— sr.xxn lnou W � 3� MiI Q y 9 �I po y s€6S�a IM,5 U aie o O IM MI Q if > and e s e 4'0 14 SPLITFAIL aMN souIr MaCu STAN_ HOLES TENON.T- B OP GOETODRAIN N 12 Du coxc. FomING I y ' LU Q Z N i c� U n W3jyzGA o 2 U £ NOTES: t. 2-RAIL STANDARD SPLR MIL PENCE, WOOD SMALL BE WESTERN RED CEDAR. MILS SMALL SE ATTACHED POST WITH MORTISE AND TENON JOINS TYPICAL OF SPLIT RAIL FENCE SPLIT RAIL FENCE � sie•-r-o• Etftff CONSTRUCTIO DETAILS AS NOTED 12/02/22 V2221 : ii :G4 IRRIGATION SCHEDULE _ TOR00-T-5TUZEP-PRX SERIES USE PR��TUG- UtATORDANO XPFLOW NABERSHUT-0FF DEVICE. RE µAOZOE ABC uTFO TURF SPRAY HFA05 I P 1y N31 IFEMALE-THREAOEOINLET. WRHCHECHVALVE 1� PRECISIO TORo-TNST0i6P-PRXCOL11. SERIES REGUTATORDANOX-FLOW SS WATERSHUF-0FF OEVICE. RE L — — J FEMA 1,ALYE. SYMBOL PRECISION TIFEPMODELDESCRIvOON TREE DRIP 11 DRIP I"IH-BUNILE WATTS US�e� PRESSURECOMPENS4nNG TREPE.D 11 RIP BUBBL E RS S.O GPH.INBTALL2AT EARTREE INBTALLRt AT EACH TE SHRGBSAGEo.1 `NROPSaD�OM ✓ ;a oa�P`VINE. TREES = VINNNa"ON 3 TEVA EDIRw E � Ofl�IQOC �� .-FLINE WITHSHALL S N TERAL WITH EMITFERS ET FOR —N. INSTALL FLUSH VALVEsnNo ua RREEue EVEDUVES NOT"SHOWWNOFORN U DETAILSSEE DRIP TYPICAL INSTALunOH LOCATIONSATFACHDRIPC—UT. NOTER ROTE' CONCRETE PAO�S,I STAT�9INGLE giPLIN EE45 RE PAD S"" MN MOELDESGRIPDON —UTY TORo�AR� AN' ELECTRIC REMOTE CONTROL VALE —TOP. WITH WITH AT ORIPIUM AND RIP SUSB ROIRCUIT.. INSTALL AMIAO YV —MESH I -MICRON) MACH PLASTIC R-GILIE�ROeRTORO (OREOIJ—ENT) 30 PSI PRESSURE INSTALL ' FILTER AND PRESSUREAFTERIDOWNSTREAM OF REMOTE CONTROL ON IFGVISSE INSTALL ONE RAINeIRO OPORIND POP-UP OPEMnOry IN TOPLOCATRI IINE VALVE CIRCUIT TEAENINECIRCUR AT FLUSH vAV. W FREECtASS 1256PO"ZE GATE SHUT OF VALVE VUH WHEEL HANDLE. SAME ZE AS IPE ER 1 NN1oRC EMRA LY LOSED F—TCIELECTPRICET V GLOBECRFIGURAT. WITH NPTTHREAU.MASTEALVE. R TB25 W UCHS EEN. 1A TION ONFIXEI DCON"TROLLER INDOOR C VALVE COHNFCT HUNTER NORMALLY CLOSED MASTER SPECIFI"DFL W NS RPERMANUFACTURERS ® HUN RaNFREE3F`$=OKII"STAU--H -FTOF CON—R, IN LINE VAC --NA POWER FROM TMERTRNI3FORMEReMOUNT AS NOTED. HU LNTERHO METERFRU E FR ® CONTROLLER TO NONROR FLOWAND PRWIDE SYSTEM ALER3UB MErinn Ory Arvv ESCEMNL FLOW ToT UE R IRRMwTIONITRRERu LIOESP TE%3 2oDSR21 INOCATEOOPI NTHE P`LANHUN_ EILm LATERALHRES SOH U—FR1-1?ANDSMALLERPIPESIZES(USE 1P-C 8'MINUBURY 5SRt3.5FORTANOLARGERSME IPES), TYPICAL PPE SLEEVE FR IRRIGATION NE. PPF SLEEVE llEl PE ----- OR WITS eurvOpE WITHIN IXTEND SLEEVES t2 INCHEA EYOND NG "SLEEIE fl CONDUIT NOTES'FORSLEEV MIN. BURY MENTS NOTE CONTRACTOR SHALL FIELD STAKE ALL TREE LOCATIONS PRIOR TO INSTALLATION OF IRRIGATION SYSTEM TO AVOID CONFLICTS WITH TREE LOCATIONS AND MAIN UNES/LATERAL LINES. IRRIGATION LATERAL LINES AND MAIN LINES SHALL BE LOCATED V MINIMUM HORIZONTALLY FROM TREE LOCATIONS FIELD ADJUST ROUTING OF IRRIGATION LINES AS NECESSARY TO MEET MINIMUM CLEARANCE NOTED ABOVE PIPES & EQUIPMENT SHOWN IN PAVED AREAS OR OUTSIDE OF LANDSCAPED AREAS IS FOR DESIGN CLARITY ONLY - LOCATE ALL IRRIGATION LINES AND EQUIPMENT IN LANDSCAPE AREAS, TYP. INSTALL ALL PIPES IN SLEEVES WHERE THEY CROSS PAVED AREAS, SEE SLEEVE NOTES, TYR. C4 WHERE MAIN LINES, LATERAL LINES AND LOW VOLTAGE CONTROL WIRES CROSS PAVED AREAS, INSTALL ALL NECESSARY SLEEVE AND CONDUITS, TYP. NOTE: NOT ALL THE CONDUITS AND SPARE SLEEVES NOT SHOWN FOR DESIGN CLARITY. SEE'SLEEVE & CONDUIT NOTES" L2.2. IRRIGATION SYSTEM POINT OF CONNECTION (P.O.C.) IS AT: DOMESTIC WATER LINE WHERE IT ENTERS HOUSE. INSTALL NEW 1" X DOMESTIC WATER LINE SIZE TEE. TEE SHALL BE SAME MATERIAL AS DOMESTIC WATER LINE. FOR PVC TEES USE SCH.80. — LOCATION SHOWN IS DIAGRAMMATIC, CONTRACTOR SHALL FIELD LOCATE POINT OF CONNECTION. FIELD ADJUST LOCATION OF MASTER VALVE & FLOW SENSOR SO THEY ARE --- CLOSE THE P.O.C. IF DOMESTIC WATER LINE CAN'T BE ACCESSED, CONTRACTOR SHALL MAKE P.O.0 AT NEAREST 3/4" OR LARGER HOSE BIB. CONTRACTOR SHALL FIELD VERIFY DOMESTIC WATER LINE (OR HOSE BIB) LOCATION. CONTRACTOR SHALL FIELD VERIFY PRESSURE AVAILABLE AT P.O.C. PRIOR TO BEGINNING WORK. SEE IRRIGATION NOTES. SUBMIT TO OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT RESULTS OF PRESSURE TEST AND DOMESTIC WATER LINE (OR HOSE BIB) SIZE PRIOR TO BEGINNING WORK. IF WATER LINE (OR HOSE 616) ARE SMALLER THAN 3/4" SIZE AND/OR THERE ARE DISCREPANCIES OF 5 PSI OR MORE SYSTEM MAY NOT PERFORM CORRECTLY. IRRIGATION DEMAND: T GPM " 80 TSI SEE WATER PRESSURE AT P.O.C. NOTES' SHEET L2.2. ,In WAN ON Imilm �J _® LL LINDEN AVENUE I have mmplled wM the CNlerla of Me Water Ef IN,t LaOtlMape OR l—. and applied them for the eRi u. of water I. the LRDEswpe DBSpD Plan 12A12122 SIGNATURE DATE HOUSE WATER METER. ROOF, IN AREA OPEN TO SKY WITH FULL SUN EXPOSURE LOCATION TO BE APPROVED BY OWNER'S REPRESENTATIVE; INSTALL PER MANUFACNUR'S -INSTRUCTIONS, TYP. WIRE CONDUIT FROM CONTROLLER THROUGH GARAGE WALL AND UNDER WALKWAY PAVING TO EXIT IN PLANTING AREA. I IRRIGATION CONTROLLER "C: WALL MOUNT IN GARAGE AT LOCATION APPROVED BY OWNER'S REPRESENTATIVE. PLUG CONTROLLER TRANSFORMER INTO NEARBY 120 VOLT AC OUTSET. L— O 4' s w 24' op Lu DO Lu 7 0d Q W Q U Z Q7y J a N DO O 1 U L2.1 WATER EFFICIENT LANDSCAPE ORDINANCE WATER USE CALCULATIONS GENERAL NOTES- g 1. THIS DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES,ETC., SHOWN WITHIN PAVED AREAS ARE FOR DESIGN CLARIFICATION ONLY S Water Efficient Landscape WOFkShael: AND SHALL BE INSTALLED IN PLANTING AREAS WHERE POSSIBLE, UNLESS OTHERWISE NOTED. AVOID ANY CONFLICTS BETWEEN THE IRRIGATION SYSTEM, PLANTING AND ARCHITECTURAL FEATURES. LOCATE TURF AREA REMOTE CONTROL VALVE(S) IN k SHRUB PLANTING AREAS - DO NOT LOCATE IN TURF AREAS OR BIOSWAUMIORETENTION AREAS. PI)-- st xU—nAve. 2. CONTRACTOR SHALL VERIFY P.O.C,METER SIZE AND PRESSURE ONSITE PRIOR TO BEGINNING WORK. SEE IRRIGATION NOTES RNerence Evapohanapiratlon (Eno): axs FOR TEST REQUIREMENTS. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY CORRECTIVE MEASURES REQUIRED TO IRRIGATION SYSTEM. AT NO ADDITIONAL COST TO THE OWNER. IF IRRIGATION SYSTEM IS INSTALLED WITHOUT REQUIRED TESTS. AND DISCREPANCIES IN PRESSURE AND P.O.C./METER SIZE ARE DISCOVERED THAT PREVENT THE IRRIGATION SYSTEM FROM I Iffy In "" FUNCTIONING CORRECTLY.13],553 � - WATER PRESSURE AT P.O.C. NOTES: 1. CONTRACTOR SHALL VERIFY WATER PRESSURE ON SITE. IF PRESSURE IS 55 PSI OR HIGHER AT P.O.C., CONTRACTOR SHALL INSTALL A PRESSURE REDUCER AT THE IRRIGATION SYSTEM POINT OF CONNECTION (P.O.C.), AND SET PRESSURE REDUCER TO 55 PSI. PRESSURE REDUCER SHALL BE WILKINS LEAD FREE 500XL-YSBR (INCLUDES PRESSURE REDUCER & FILTER), LINE SIZE, SEE IRRIGATION DETAILS. Nas�at,ynq x 1 spacial L 2. IF PRESSURE IS LESS THAN 85 PSI OMITPRESSURE REDUCER. S�tS R geQ.n 3. IF PRESSURE IS LESS THAN 50 PSI NOTIFY OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT FOR CORRECTIVE y NM MEASURES. ICi (D) SLEEVE & CONDUIT NOTES: �11—w,w, A-1- c I FOR DESIGN CLARITY DUE TO THE SCALE OF THE DRAWINGS, NOT ALL SLEEVES MAY BE SHOWN IN THE SMALLER AREAS OF THE SITE. FIELD CONDITIONS MAY ALSO VARY, AND MORE SLEEVES MAY BE REQUIRED THAN WHAT IS SHOWN ON THE DRAWINGS. `�°b11Np OiO"`" CONTRACTOR SHALL VERIFY FIELD CONDTIONS. CONTRACTOR IS RESPONSIBLE FOR INSTALLING SLEEVES AT ALL PIPES AND << F emn uasww CONTROL WIRES CROSSING UNDER PAVED AREAS. w Ni 1. SLEEVE AND CONDUIT DEPTHS SHALL BE AS FOLLOWS 2d'MIN.BURY. UNDERPEDESTRIAN PAVNG 838'MIN. BURY UNOERp�yVEHICULAR PAVING. I pollT5cp2. WHERE LATERAL LINES WITH SLEEVES CROSS ROADS OR DRIVEWAYS, CONTRACTOR SHALL INSTALL ONE SPARE 4'CLASSk s��9€ SCH.40 PVC SLEEVE. it 3. WHERE MAIN LINES WITH SLEEVES CROSS ROADS OR DRIVEWAYS, CONTRACTOR SHALL INSTALL ONE SPARE 8' SCH.40 PVC Q effie TAI uua Mnwn.alruiarion. R.ss SLEEVE. anawroiiwi. rsswennnarm. "f o.Az e. 4. WHERE LOW VOLTAGE CONTROL WIRES CROSS UNDER PAVED AREAS, INSTALL IN SCH.O CONDUIT. CONDUIT SIZE SHALL BE Q $mod 1' OR LARGER SO WIRES CAN BE EASILY PULLED THROUGH CONDUIT. i 'm tJ z,x� 5. COORDINATE WITH OTHER TRADES FOR ALL SLEEVING,ETC. m q54 B B ATMOSPHERIC VACUUM BREAKER REMOTE CONTROL VALVE NOTES: " 1. ATMOSPHERIC VACUUM BREAKER(AVB) REMOTE CONTROL VALVES MUST BE INSTALLED IN A LOCATION SO THAT THEY ARE 12' MINIMUM ABOVE THE HIGHEST ELEVATION SPRINKLERIEMITTER HEAD IN EACH YARDS IRRIGATION SYSTEM. Aw•s•TAF 2. CONTRACTOR SHALL FIELD VERIFY LOCATION OF HIGHEST SPRINKLERIEMITTER HEAD(S) AND INSTALL THE RCVS AT LOCATION WHERE THEY WILL BE 12' MINIMUM ABOVE THE HIGHEST ELEVATION SPRINKLER/EMITTER HEAD IN THE IRRIGATION SYSTEM. THIS INCLUDES LOCATING RCVS AT THE TOP OF SLOPE AREAS ADJACENT TO FENCES, LOCATING 7 y RCVS AT A HIGHER LOCATIONSIFAD ELEVATIONS IN THE REAR YARDS. DO NOT LOCATE RCVS IN THE MIDDLE OF OPEN Fp AREAS -LOCATE THEM ADJACENT TO FENCES, WALLS, HOUSE, ETC. DO NOT LOCATE RCV MORE THAN 24" ABOVE IyJ dd FINISH GRADE. > W ai WATER USE CALCULATION NOTES: 3. THE RCV LOCATIONS INDICATED ON THE IRRIGATION PLANS ARE DIAGRAMMATIC/APPROXIMATE ONLY. CONTRACTOR a Q U 1. THE LANDSCAPE WATER USE CALCULATIONS COMPLY WITH THE CURRENT CITY SHALL FIELD VERIFY CORRECT INSTALLATION LOCATIONS AS NOTED ABOVE. Lu Qe0-� LANDSCAPE ORDINANCE. 0 5 r. 4. RVC'S THAT ARE NOT INSTALLED 12' ABOVE THE HIGHEST ELEVATION SPRINKLERIEMITTER HEAD IN THE IRRIGATION 2. THEET ADJUSTMENT FACTOR UTILIZED FOR THE MAXIMUM APPLIED WATER ALLOWANCE SYSTEM WILL NOT BE ACCEPTED. SEE IRRIGATION DETAILS. ? a (MAWA) IS 0.55. ? x Si 3. THIS PROJECTS ESTIMATED TOTAL WATER USE (ETWUSPECIAL REQUIREMENTS AT EXISTING TREE NOTES: z) IS LESS THAN THE MAXIMUM z G APPLIED WATERLANDSCAPE DE(MAWA), THEREFORE THIS PROJECT IS WATER 1. IF EXISTING TREES ARE PRESENT, ALL UNDERGROUND IRRIGATION LINES SHALL BE ROUTED OUTSIDE THE DRIP U CONSERVING LANDSCAPE DESIGN. LINES WHERE POSSIBLE. 2. IF UNDERGROUND IRRIGATION LINES MUST TRAVERSE THROUGH THE DRIP LINE AREA, LOCATION OF IRRIGATION e -:NESSHALL BE REVIEWED WITH PROJECT ARBORIST AND MODIFIED AS NEEDED PRIOR TO INSTALLATION. WHEN IRRIGATION DESIGN INTENT STATEMENT: LINES ARE PROPOSED WITHIN A DISTANCE FROM THE TRUNKS OF FIVE (5) TIMES THEIR DIAMETER, THE PROJECT ARBORIST MAY RECOMMEND THAT A PNEUMATIC AIR DEVICE IS USED TO EXCAVATE THE TRENCH. THE IRRIGATION HAS BEEN DESIGNED FOR MAXIMUM EFFICIENCY AND WATER CONSERVATION: IRRIGATION CONTROLLER NOTES: • SMART E.T. BASE IRRIGATION CONTROLLER WITH AUTOMATIC WATER SCHEDULE ADJUSTMENTS DAILY BASED UPON LOCAL SITE CLIMATIC CONDITIONS. 1. CONTRACTOR SHALL CREATE THE BASELINE PROGRAM, AND CREATE A SEPARATE PROGRAM FOR THE PLANT ESTABLISHMENT PERIOD. • RAIN SHUTOFF DEVICE. 2. IRRIGATION CONTROLLER IS AN ET WEATHER BASED SMART CONTROLLER THAT UTILIZES BASELINE PROGRAM AND • SHRUB AND GROUND COVER AREAS PLANTING AREAS UTILIZE PRIMARILY WATER ADJUSTSTHE RUN TIME SCHEDULE DAILY BASED UPON LOCAL WEATHER CONDITIONS, FOR MAXIMUM WATER CONSERVING LOW WATER USE PLANT MATERIALS. SEVERAL AREAS OF MEDIUM WATER USE EFFICIENCY. PLANT MATERIALS ARE USED IN KEY ACCENT AREAS. THE HIGH WATER USE TURF AREA IS LIMITEDTOONESMALLAREA 3. CONTRACTOR SHALL SETUP AND PROGRAM HUNTER HYDRAWISE CONTROLLER ACCOUNT AND PROVIDE ACCESS INFORMATION TO OWNER'S REPRESENTATIVE. • LOW VOLUME DRIP EMITTERS AT TREE, SHRUB AND GROUND COVER PLANTING AREAS. 4. CON TRACTOR SHALL PROVIDED OWNER'S REPRESENTATIVE WITH WRITTEN VERIFICATION THE FOLLOWING HAS BEEN +&^ • HIGH EFFICIENCY WATER SMART PRECISION SPRAY HEADS ARE UTILIZED AT THE SMALL DONE: TURF AREA. • IRRIGATION CONTROLLER IS COMMUNICATION WITH WIREDAMRELESS RAINIFREEME EATHER SENSORS. • SEPARATE VALVE CIRCUITS FOR THE LOW, MEDIUM AND HIGH WATER USE HYDROZONES IECRIGATION • IRRIGATION CONTROLLER IS CONNECTED TO AND OPERATING ALL VALVES CORRECTLY. NOTES & WATER • IRRIGATION SYSTEM COMPLIES WITH THE CITY LANDSCAPE WATER ORDINANCE AND THE USE CALCS STATE CALIFORNIA'S MODEL WATER EFFICIENT LANDSCAPE ORDINANCE(MWELO), IRRIGATION CONTROLLER IS COMMUNICATING WITH MASTER VALVE AND FLOW SENSOR AND CORRECT'K' N/A VALUES HAVE BEEN UTILIZED TO ENSURE ACCURATE WATER FLOW MEASUREMENTS. • NORMALLY CLOSED MASTER VALVE SHALL BE PROGRAMED TO TURN ON WHEN CONTROLLER VALVES 12/02/22 OPERATE. V2221 • IRRIGATION CONTROLLER'S FLOW MONITORING HAS BEEN ENABLED AND PROGRAMMED FOR LEAK DETECTION ALERT NOTIFICATION TO PROPERTY OWNER. L2.2 NOT FANS NOTES R REDUIREME INPOSTRI REDUCED, SEE O CE SEE RRIGATION PUN (REFER TO CIVIL PLANS), WATER METER BY s R BID MENTs (I J.EE PRESSURE REDUCER & FILTER)OOLNE SIZE, SEE IRRIGATION SYSTEM P.O.C. ® DOMESTIC WATER LINE DETAIL NOT TO SCALE AREA B. _ PIPE BRICKOTOTAL) (NO SOIL IN px�EE 4 GATE VALVE DETAIL scH. Ba PVC MUEAw,vrER xor TD sr.,F WECHR ABC DET�TO U5[ NOTE REGARDING ITEEL G TER LINEE TO HOSPPER ORE BE. BY OTHERS, E%STING 1/4" HOSE BIB, BY OTHERS 3/4' %LNESCH.. — ADAPTER SCH.SO PJC MAIN LINE LEAD FREE OR GATE VALVES(NIBCO OR APPROVED SO, SO PVC SCH SO EPVC MAN ADAPTER SAHSO PVC ELBOW NOTED 'EE RRI'TN PLAINS FOR MAN LINE PIPE -E. NSTALL FEE . NEITO TO GA EL PE, 2 IRRIGATION SYSTEM P.O.C. 03 4" OR LARGER HOSE BIB DETAIL NOT TO SCALE _.IZOMN `��II�I �JJ 1A 6PENCE CU. S EP YSTRAPIRES-11 ENDS I CLOCRAISSE DIRECTION. STEP J. GELEFIDPA T EOC ECKMO MAKE PUSHED PAST LOCKING FINGERS ATUNBDS SEATED AT .—M OF sTEP4: CH uooRINU­rueeL iR. NOTE `A`IMUMNRE SIZES PER CONNECTOR ARE VALVE BOX LAYOUT DETAIL C WIRE CONNECTION DETAIL 5 NOT TO SCAT£ 6 NOT TO SCA E _RRIGATION CONTROLLER IN LOCKABLE CABINET NOTE1, PIPE AS: FAT LEI 4 ILL BE _IDED FOR THE D MY IN R FITTINGS. COVER PIPEM DI WT- TREs�OSTF 4 LOOSEY PLACED LIGHTLY CDMP SHALLBEC COMPACTING TIE ED TOAROFTHE OF ENCHMINIMUM OF ED RCENT PROCOTOR ERRITY B. MATERAL�C RLLMATERNLSHALLBE. CLEM. JOB EXCAVATED FROM DEBRIS. ORGANIC MATER­ ROCKS. A GREATER THAN I-MCH IN ANY DIMENSIONpND STONES 2. SLEEVE BELOW ALL HARDWARELEMENTS NTH AT LEAST TMCE THE DIMETREOF THE PIPE B PE OR WR IFIED UNDLEC PE 2STTIMEB RGAS KETROD DRFN�TITMENMAIN LINES, SLEEVES SHALL BE D. FOR PIPE ANDWRE BURIAL DEPTHS REFER TO IRRIGATION LEGENDPECHROAXIVNI AND S TAPE AN BUNDLE AT s GIRREENCT.NOF OT 4. 10-FOOT INTERVALS. AS SHONMTRENCH NS HOVE WEB.WNW OR LERT. DTO COMACT DIGALERT(C.ALL e110R VIA ALL ORG) 2 DAYS MINIMUM PRIORTO TRENCHING BEEN MADE TER �O OPERATIONS. PIPE AND WIRE TRENCHING DETAIL 1 ` INFERIOR GARAGE WALL 24VOLTNREB IN PVC CONDUIT PLUHINTRANSFORMER, 50' AX CONNECT TO NEARBY 1A O RECGROUNDED GARAGE FLOOR NOTES: . LOCATE CONTROLLER AS DIRECTED BY ONNE0.Y REPRESENTATIVE. CONTROLLER SHOWN AT APPROXIMATE LOCATION ONLY. COD DINATE WITH ONN REPRESENTATIVE FOR 120V POWER TO CONFROLLER, AND FOR INTERIOR MOUNTED CONTROLLERS ALL REQUIRED PENETRATIONS BY CANNERS RRRESE R CONTROL NNE CONDOR. SEAL PENETRATIONS AS ATIVE 2. ELECTRICN-NORKMLSTCONFORMTO LOCALCODES. REFERTORODL- LITRATURE FOR ADDITIONAL INSTALIATI UN REQUIREMENTS. WALL MOUNT IRRIGATION CONTROLLER DETAIL NOT TO SCALE NOTES 1, SEE .BE ;SVFANOAII REAS MOTE COIBUVVR AA NIGCLC IAA REOUIREMENTS.TONAL P CBALL SON. ED PVC NIPPLE. RE.'RE.- �2 K 1B" PVC MAINLINE AVB REMOTE CONTROL VALVE FLU k 11 PI \ SPIRESRUEBEBOD ET SIZE. SRGUvN A 4F 9C PVC VF SXF ELL ai bD W/BALL VALVE, MASTER REMOTE *ELL VE E B. RE MGRGUNDCCKERAREA BIG IN XISH GRADE FIN I SCHL ES UNION SEE EGRENDP C. YLLINETO SENGOR BRICK SUPPORTS NToTPEA GRAVELSCH. ED REDUCER BUSHING L.SCHPVC N NIPPLE (LENGTH AS RECUIRED4TOTAL) FROMIOV 7 MASTER GREMOTE CONTROL VALVE DETAIL NDT To ! ! NOTES: ET PIPE ENTERING METER: LENGHTH MUST BE A MIN. OF 1 O X PIPE DIAITENCTMUST BE MIN OF I X FIRE CIA INLETANDOUTLEF Gs OR TURNS UNTL rHESESPEGIFIEDLENGTHS PIPIEANDRlinNGSMAFYB sGH8DPVC SOLVENT WELD, THREADED PON 80 PVC OR BRASS, AS REQUIRED FOR PROJECT. 2 MANUFACTURERSRPEGIFICATONSLER S: INSTgLLVNRELESS MODULE PER DETAIL LEGEND: 1O HCpUNNECTHIONS SEE IRRIG EEENDOR O AND PLANS FORTYPE �NDESILZEEND FOR MODEL NG. O TARO WIRES TO FLOW SENSOR 2O 3CH 80 PVC FEMALE ADAPTER (SXT) IERMINA2 GRT NTROLLER MIN.18 O3 RECTANGULAR VALVEBOX PER AWGUF 2.OB mm SHIELDED WI RE SPECIFICATIONS WITH DIFFERENT IR FROM 4O SCHg�pAT4NS �REE FLBpyy /�XS) CONTROUCOMMON WIRE. �T�O6� LOW//ERM NIBETE PROPER � WEATHERPROOF WIRE CONNECTOR ASNEERBEE) FOR LARGER BMOOAIN //LLIgINE 10 FINISH GRADE ©�ipX��yyPEA/CMAN�NETEPROPER X S) 11 SPECIFIED SOIL COVER(SEE LEGEND) DEPTH102 COMMON BRICK OB 1.3'O (40 mm) MAIN LINE AT INLET& 13 GRAVEL BASE, 8"(15 Cm)DEEP ET BE W 0 z z LU Q a A U LLI n E_ z J � ] LV F (n % z 0 AS SHOWN 10 xPIPEDIA. SIDE VIEW --F Sx PIPF� V2221 HUNTER FLOW METER DETAIL FL " o NOT TO SCALE II 2 . 3 \O 1 LEGERB O IN �PLTU.EEON FLUSH nwnlwFioAT LOI MINT a Qa wC--FOLD (] TORO OE2I00 MAMFOLBTOELBJW a OENNEETUN(TrP). ° O°PvD SIERv mRI.0 SF -- LINE FEEDNG3Ow 05 Pw: SORT MANIFgD. (jS g:ND.L3�MNNIF—TOTEE E �i TGNo0L3moORRLI.— e (RGP-xx 'N r OO AwrvncuuMNLR UTwu,rcxo "V NBING xiDpcwTwww (MOu o0a S eE1xA, B _UE%g0AIRNACULMRB_ uxE�P SNPLLMEEDrorom s (:Ero(MsmDArwaxlglPolnr. • �® 1®PERIMETERUTEPALS <•wwAEDGE, 11 0—PwNIERTOR 3 O 0ON IroIGTgP 1 xorrassiE PVN G R-0=PTON11. TORO DL2000 CENTER FEED LAYOUT DETAIL � Nor ro sr", F r EN TWo AUn BROUSH uNE(FFwHFIPTPLUEeD USHMNN Q iOROLU—oF onoFl�i. (fUL � TGRODLam Os— IRG.PLRq. OS enwPwaERR. Or PER uTERus° RPan Q SERELATNOLLINEPEEDING . Os TGROTR(nc—mT (0PdCSLPPLVMWIFttD, —AIR—UUMRELEF u�PVLa )PU.MANIUMLOAr— Pvw Nuns. NOTTE-1 HIEN Powr. SUSSUPFACE IwIGAnw CESIGx GU SEETgPO OEIwRMwRLnBB)NUFACNRE�SPECIFCA CMS UNIENGTN. AND FLU. ARN FOODS SNALL BE TORO DL2000 TRIANGULAR LAYOUT DETAIL 4 Nor ro scuE (l)UFR uTwuLN FEEgxG SCNEJONE)Pw: 03 PXSUP-MwlFOLO 3 Os TaogI _ 3 CONNECnON(rvP). ()TOFOIXlcca wlPLxE uIEIUL s L TOA'UE S1 1 -°r.%� T. S Iv-NDT-L ATFM�HAN wG ©AIFNACUU.—IFF IAT— I0RO E oBLUE STRIPE EPOLY LREU ONBIG MOUND OR BERM (]r MFLUSx Mom OLU. O PERMFFER LATEw.-NOM r DaEAPERIMErER. e L— •� ®rourD�RlnoEMRPaT)IOPTDNAL. O R 8 NMM—RUTONAnC FLUsx IS (FFCNatEIPORU PLUN P W SX MW IF0.p AT LOw FO1.1Ixi. NOTTOSCA(E I TE SUZAtCLENRG' I0_NTEEM)NNEONEMEBGRMXOLONE—NOrwCEEIT1EMO(MUMPUNIFNGTH. SEETORI IN ACCOREMCEMRIN MR— SPECIFOATOW a. BONOiSGLE�oRAG xG. s, wcsuvPGALv.xo FwsxwHlFBxossiw�Ll sNislanswc UTERNLINEREPTI—ON1 sEE'UwvuxETUsxe NOTEB TORO DL2000 END FEED LAYOUT DETAIL 2 NDi TO SCALE NOTE: FOR IRRIGATION CONTROLLER 'I & "F" RECYCLED WATER IRRIGATION SYSTEMS, INSTALL REQUIRED RECYCLED WARNING TAGSILABELS ON THE IRRIGATION COMPONENTS, SEE EBMUD DETAIL SHEETS 1-5.20-1-5.21. HIIGHPOINT LEGENE G—BUUP F-( �- N LNE O�TO wC W E (nr6—aq PWUEENo []s we Fwsx MAxo OLOgxMIT. ORL KVILNE TO SE (5) S ('—niP).. TO oLo CxME1FVR C six loo a � X�xas�P DPI LNEL—L F OFFLOW Av Or wcsLPrtvMARFOLDromaw CO 'ON 9 ®Fw uTFnALSf FWM J~® EWE. 11x �AaEn PEaIMETEa. 1 FI �Ul/ NO—R(TID—)OPTIONAL. normsu(E NOTES THENr11LENGT(OF 1—OJwEC(En URPLxES(WLNOTEKCEEOTEMAKIMUMRUx SO IDEIFORMxurn T. 2, INi11 ON TORE COMPLFTED x ACCORU-FWITHMWUFACTURRSSNCIFIGTONS. �Tw-rcwHrl )�wMeEo ro FLUSH ALEW xvsEETosO 5 SEE IRRIGATONLECExU FORUwvux[TUSxGSRECIFICATONS. LINEFEEOINZIXIE.SEE NoTA!-ANDFUURH Fo ssxnuSESAMESDE sPIATFAK 6 SEE RR —ON POSC FOR ADDIT—DRIPLINE TUBING SPACING PEOUREMENTS TORO DL2000 SLOPE LAYOUT DETAIL DNPLINENBING ON SLOPED —S 3 N or ro �mH' 3 LU � rn c7 z z a aQ a U W z o L F ) NOR iQT a LE O.uPPLVM1VNIFq➢ dzd U aNwNEw -IFITICFLwHoR.M Cl s S unE IO—lvll J a LOAT�NEnroFiusx r — O FEEolxcmxE). ro-m x � ° N_ F m oLxoaoaPERAnxr. wgaTgt O (TOOPFICNu.ON � � _REL EFALr' nN AT HIGH Powr. � � � Oa Pvc Fwsx MANFOLU, 8 i0vo—)Ruu— ©Pvc U / 3 OTO.. LD aao MAN F-roE(EOw F Ni. MINT. SUPPLY ARNIFOLD r �wcTEE(amis),IFan. w _ OJw1ECTION(rvP).GID OPJC SUF0.r MWIFOLD, 1®NCELBJW(Sxs), TOM TW.LGC TEE mn. / ° (�. �aPmnn �s Pw�RAUTERusrFRMEBEE s Os P+D Eu•�. IwrolwaR LDRRIaErw Or TOROoLmao INEUTERN- 1 e mm-wa->onoRPL To oTR.LaELr3xv ��— \ r QMPw PwN(w. (7 TEROTRNOCTEE m-T. (Q TOmeLBNRG E \ f �s OR we Fan�rroMwe s �e TGAOSLuesTRIPEPar RtHo omnwNRT \ 9 LK- LNEF®INzaE). eINGRExµo)R Lvu( woaFFncxlsur0. \ 1®PrOe11FR.TMWIFgD. wDOFEACH IEUND. 1®IHLLIINESPRINGCHEC% �m _ONMwFaD TOEu (]ATEROON-u FEx)r[ SLPIDI➢IERIT.-TS301 S 13 ) r AIRrvAcwMRELIEFvuvE © GMwrorm A: xiaxnEwMosLCPLv ®o E3wENlr. wan NOTTO— a s xorTosGAiE a NOTES, ). aMncilRaTMlGanor�i aslcrcwllPwwlwpr;INi:xEawuxorFxc®nEMsxIAUMRw (ENTx. sEEraao wAc wN(cEwlTx MwuFAcrvRnssPEaFlcnnws. s, ooxorsc.�ETGURnwBxGc.PGAW ). B���NNwIPixEsxulxorEKc®TxEAaxIAUMRw (eHOTx. reDNAc wA EWITx MANUFACTGRERsSPECIFICAnoxs. SEETORO IRRIGATION DETAILS 5, PJCSLWLV AHD FLUSx rtuRFq.W SXIILFESAAESa1S wC UTFnALuxERIDIHG3'wE SFEvxIPuxENelxG NOTES. 5, PJC SUPPLV INOFLL5x MAmFg15Sx11LEE W,ESxEAS wC LITERAL wEEEEUNGFORE SEE NOTES•. TUBING SASESHOWN 12/02/22 pgggl U.. TORO DL2000 ODD CURVES LAYOUT DETAIL TORO DL2000 ISLAND LAYOUT DETAIL 5 NETTo SCALE C V Nor TO SGLE L2.4 �GurmDMxcs-ua-ua ��FO MLOOTEE(CDOR _ 4 10R0 BlE STRIPE POLY � ruBNGOBoleuXul. mill _—= IIIII 1 — -- Q5 IA9C E�RI,IWRMrr Owe reEls.sm wnx to Q NAPIESOILe40ffILLFER _ = ` —111 1)�Q OPPTHOIT-GIFT xoi ioscoLE 1, INSTALUTIoxmaEcoMvl£TEOIx ACcoFo4xcEwRx NSNGox GTRNEOEEAiL'. O SAME OEPmx ASPVCNLBE nONS. 5, SEE IRNGATOxI 11 FOR Owvux[TOSIxOSVECIHCATONS, IumicanorvLLEEGER. ® PVCY FOLD 4 IFRCM Pv01AlERMLIN: rERALLNEREDNGmnE. sEE VRIPuxEruBln0x0TEs. FEEDING—E). TORO DL2000 MANIFOLD TEE CONNECTION DETAIL 1 NOT TO SCALE FINISHED GRADE Fe'ROWOVK;EBOX VALVE(FCH-KFIPT) SCH 00 PVC NIPPLE IGTH AS REOUIRED) BUMP (IW DEEP) TORO DL2000 AUTOMATIC FLUSH VALVE — 4 PLUMBED TO PVC DETAIL Nor ro scuE NBIOReDE II �®rvNlr1=11- Gls FwsN TORO DL2000 TUBING ON GRADE DETAIL 7 NOT TO SWE TFINIBX CAME. O INt1G9 ONIEIH�GFER URGE SEE''' TORO DL3(OJ 1UBNGOx GRAOE OErML'. O �rERA YL.x IIIIALLBE SEE PRIGAPONUESEND �a mKorRliac rBl(n-n uiERM pIG I.Xp. © 1 LENGTHo �0LESrNPEPoLV (rF1G1MLl 7, _ AS NECESSARY, 1CA Mw11Am+.%m. M>r oACCORD— �e PVC FEE pun w11H 1? , DONTmALETPWINFOATDNS. fT OJIIET 2A. 4 RRttA wCLA1FRK LIE LATBVLLIEFESNGWLE. SEE-.11 INEE RNS. lE3' FETDI.—EI. TORO DL2000 MANIFOLD CENTER FEED DETAIL 2 NOT TO SGLE POUND Y—BOX �TRERE VMOOAIRNACUUM YE(ENVACU4) TEE DI-EFEW x 1rr FPr AIRA-UUM RELIEF VALVE CANNOT BE CONNECTED LOWER DRIPLINE E TORO DL2000AIR/VACUUM RELIEF VALVE — 5 PLUMBED TO TUBING DETAIL NOT TO SCALE TOW DRIPTUBNG MAXIMUM LENGHT OF RUN CHART: TUBING TYPE: TORO RGP-212(12); ENITTERS AT 12 KITH OS3 GPH EMRTERS BI 1T' T Pertormvvee 8oer18eatloov lmolMuadF Muimum lmMofmu - RGP-21LXX: 250' ®IS Mi (i (]Bm ®1,O1 BeU 360'®25 peIIOmQI,TL Her) TUBING LAYOUT CHART NOTES: 1. SLL AFIELD LAYOUT DRIP TU BING ZON F AREAS AS INDICATED ON THE PIaNS, AND) FIELD � FYICALCUTATE EACH ZONES TOTAL GPM DOES NOT EXCEED THE DRIP ZONE ­VE CIRCUIT PMSSHO-ONTHEPIANS. IF DRIP ZONE(S) GPMS EXCEED GPW8 SHOM ONPILANS,CONTRACT.R8HAU.SPLIT DRIP ZONE(S) INTO iWOOR MORE DRIP ZONE VALVE CIRCUITS AREAS TO REDUCE GPM FLOW RATES AS NECESSARY. 2. PSIAVA1-M AT EACH DRIP CIRCUS'S TUBING WILL VARY AND DEPEND UPON PSI AT WATER METEWP.O.0 AND PSI LOSSES FROM P.O.0 TO DRIP TUBING REMOTE CONTROL VALVE. CONTRACTOR SHALL FIELD VERIFY PSI AVAILABLE AT EACH DRIP CIRCUITS VALVE, AND SELECT HE APPROPRIATE MAXIMUM TUBING LENGTH RUN FROM CHART BELOW. DO NOT EXCEED MAXIMUM TUBING RUN LENGTHS. 3. MERENECMEARY, INSTALL ADDITIONAL PVC LATERAL SUPPLY MANIFOLDS IN DRIP ZONE AREAS TO KEEP TUBING RUN LENGTHS FROM EXCEEDING MAXIMUM RUN LENGTHS. 4. SEE"DRIPLINE TUBING NOTES' FOR ADDITIONAL INFORMATION. TORO DL2000 DRIP CIRCUIT MAXIMUM TUBING LENGTH CHART H NOT TO SCALE US FI�NISHGPME, L_ + CFICI_ABIINFGEF OFER E. B UNEIB�NB � wPYLPET AIL. --III— — Snm[o[ml M 0 III IUPiINES SEE ca.nr DRIER (4) TGRoRPiMcEuSoW(rq OB lOt0DIm00 LAIFUN: IA1ERK pt(Axxx_1 0 TQRllUElTllE= 0 0 UEN_(MNECESSM NOTTISWE T�Nlml?M1Pf NO ES', 1 rIDNS. GDARo=wBH � PIPT B.nWRl,7 2 DONOTSCALE—IIHG wC 111MANIOUD 4 (FROM PVC —LINE uTERN LIH—LNG -E. SEE IRRIHE TUBING NOlE3' FEEDING —E). ,TORO DL2000 MANIFOLD END FEED DETAIL NOT m SCALE ' I III ibAALE PTER(GRISE� II hull TUBINGSTAIE V LEGEND FIFXBLE WEE PVC SC N PVC NGBmProA) weIATERAL LINE �ROUN ROOT LTHROUGH T(DDOLNOT TREE DRIP BUBBLER DETAIL ) 6 NOT TD SCALE i GRADE 4TION INDICATOR BIRD MODEL: OPERIND INE TUBING NOTES: 1. INSERT BARB TRANSFER FITTING DIRECTLY INTO DRIPLINE TUBING. 2. SET TOP OF INDICATOR FLUSH WITH FINISH GRADE. DRIPLINE OPERATION INDICATOR 9 NOT I SCALE DRIPLINE TUBING NOTES: 1. DRIPLINE TUBING LAYOUT ON PLANS IS SCHEMATIC. REVIEW RANTING PLANS PRIOR TODRIPUNEINSTALJATON. VERIFY RANTING IN AREAS WHERE DRIPUNE IS INDICATED. IN AREAS WHERE THERE ARE NO RANTS, UTILITIES PREVENTING PLANTING, AND/OR IN AREAS WHERE THERE IS MULCH ONLY, OMIT DRIPUNE TUBING. THE DRIPLINE TUBING SHOULD ONLY BE INSTALLED WHERE RANTS ME SHOWN. FIELD ADJUST AS NECESSMY. 2. INSTALL DRIRINE AND COMPONENTS PER MANUFACTURERS INSTRUCTIONS AND INSTALLATION DETAILS. 3. DRIPUNE SPACING SHALL BE M INDICATED IN IRRIGATION LEGEND. INSTALL DRIPUNE 4" FROM PERIMETER OF PUNTED MEA THERE SHALL BE A MINIMUM OF TWO DRIPUNE LITERALS IN EACH PLANTED MEA DRIRINE SHALL BE INSTALLED AT A CONSISTENT DEPTH THROUGHOUT THE CIRCUIT. SEE IRRIGATION LEGEND AND DRIP CIRCUIT DETAILS FOR DRIPLINE TUBING DEPTH. 4. RACE AIR/VACUUM REUEF VALVES AT THE HIGHEST POINTS OF EACH ZONE AND JUST BELOW CHECK VALVES ON SLOPES. INSTALL ONE AIR/VACUUM RELIEF VALVE FOR ] GPM PER -(OR FOR EVERY 800' OF 0.53 GPH/12" EMITTER SPACING DRIPUNE). SEE DRIP CIRCUIT AIR RELIEF VALVE DETAIL MR ADDITIONAL REQUIREMENTS. 5. RACEFWSH VALVESATTHEHYDRAULIC CENTER OF THE EXHAUST HEADER OR AT IOW POINT ON SLOPES. INSTALL ONE AIR/VACUUM REUEF VALVE FOR EVERY ] GPM R ZONE (OR FOR EVERY 800' OF 0.53 GPH/12" EMITTER SPACING DRIPUNE). SEE DRIP CIRCUIT FLUSH VALVE DETAIL MR ADDITIONAL REQUIREMENTS. 6. INSTALL IN -LINE CHECK VALVES ON SLOPES GREATER THAN 3%AND WHERE LOW-UNE DRAINAGE COULD CAUSE WET AREAS IN TIE LOWEST AREAS OF AN IRRIGATION ZONE. CHECK VALVES SHALL BE PI -ACED EVERY 4-5 FEET BETWEEN DRIPUNE LATERALS AND BEFORE THE FLUSH VALVE ]. ON ALLSLOMS AND MOUNDS, PLACETIE DRIPUNE LATERALS PARALLEL TO THE SLOPE CONTOUR WHEREPOSSIBLE. INCREASETIE LATERAL SPACING BY 25%ON THE LOWER ONE -TURD OF THE SLOPE TO AVOID EXCESS DRAINAGE 8. THE DRIP CIRCUIT PVC SUPPLY UNES AND PVC FLUSH MANIFOLDS LINES SHALL BE TIE SAME SIZE AS THE PVC LITERAL LINE FEEDING THE ZONE. ALL PVC SUPPLY LATERAL UNE AND RIP CIRCUIT PVC MANIFOLD UNES SHALL BE INSTALLED AT SAME DEPTH AS LATERAL UN BURY DEPTH INDICATED IN THE IRRIGATION LEGEND. 9. SEE"DRIP CIRCUIT MAXIMUM TUBING LENGTH CHART' FOR MAXIMUM DRIPUNE TUBING LENGTHS AND DRIP CIRCUIT PSI AND GPM FIELD VERIFICATION REQUIREMENTS. 10. FITTINGS SHALL BE OF TH E SAME MANUFACTURER M DRIPUNE SEE DRIP CIRCUIT DETAILS FOR FITTING TYPE. 11. THOROUGHLYFLUSHEACHINSTALIATION SEGMENT TO ENSURE NO DEBRIS CONTAMINATION OCCURS. 12. RUNTHEDRIPUNESYSTEMEVERYDAYM EVERY 11 DAYTOESTMUSHPIANT MATERIAL. MAINTAIN ACONSISTENT MOISTURE BALANCE IN THE SOIL. IT IS IMPORTANT TO KEEP THE SOIL MOIST WITHOUT SATURATION. 13. CONTRACTORSHALLCONTACTCHRIS STEBLB, TORO IRRIGATION SPECIFICATION SALES MANAGER 559-]]9-8676, PRIOR TO INSTALLATION OF DRIP TUBING TO REVIEW INSTALLATION REQUIREMENTS. aobs W Vi � a A0ll �+�j 0 g UNE Z09H >5mIII TD LU z z LU Q 0.i q U D U-1 z� J ] a N � z O � U AS SHOWN L2.5 IRRIGATION NOTES: 1. Ingation system shall be installed in conformancewith all applicable local codes and ordinances by experienced workman and a licensed Landscape Contractor who shall obtain all necessary permits and Pay all required fees. 2. Prior W the start of construction, the Contractor shell wady with the City, Water District,and/or other governing agency(s) if a reclaimed water source will be available in the future for connection to the IOrigaton system. If local regulations so stipulate, than the Contractor shall follow all requirements, specifications, commuch.n details, codes, eh:., for the installation of Irrigation systems utllWing reclaimed water sources for irrigation of landscaping, 3. The Contractor shall be responsible for any carnage to existing facilities caused by or during the perfomrance of his work. All repairs shall be mode at no cost to the Owner. 4. This design is diagrammatic: install parallel lines in a conmon french with minimum horizontal distance of 4" and lines not e above the other. Snake pipe in trenches. All piping, vahvee,ets., shown within paved areas is for design cl.rii ton only and shall be installed in planting areas where possible. Avoid any conflicts between the irrigation system, planting and architectural features. 5. Do not willfully install the irrigation system as shown on the drawings when it's obvious in the field that obstructions, grade differences or differences in the area dimensions exist that might not haw: been conabered in the engineering. Such obstructions or differences should be brought a the attention of the Owner's authorized representative. In the event this nottiioatbn is not perfomsd, the Contractor Shall assume full responsibility for any revisions necessary. 8. It Is the responsibility of the Contractor to familiarize himself with all grade differences, location of walls, retaining walls elf. Contractor shall coordinate his work with there Geral Contractor and other Subcontractors for the location and the instalation of pipe sleeves through walls, under roadxays, paving, structures, etc. 7. Due to the Scale of the drawings, it is not possible to indicate all offsets, firings, sleeves, e1c., which may be required The Contractor shall carefully investigate the structural and finished conditions affecting all of his work and plan his work accordingly, furnishing such filings, etc., as may be required to meet such conditions. Drawingsaregenemlly diagrammatic and indicative of the work a be installed. The work shall be installed in such a manner as to avoid conflicts between ingation system, planting, and architectural features. 8. Nofify Landscape Architect of any other aspects of layout which will provide Incomplete or insufbieot water coverage of plant material and do not proceed until his instructions are obtained. 9. Sprinkles/bubbles/muftout trip emitters bceWd where low head drainage will cause erosion and excess water mnof, use pop-up bodies with an integral check valve, and shrub risers with King Bros. CV series check valve in lieu of Schedule 80coup"ng. For drip or bubbler circuits install King Bros. CV wades check valve in lateral lines forevery 10' of elewdbn change. 10. Electrical Contractor a supply 120 vdl A.C.(2.5 AMP) -ice to controller location. Contradorlo make final camedbn from electrical stub -out to cerlmller. Paint conduit to controllerwith 2 coats Rusteleum brawn paint If Installed outdoors; cobrtobeapprovedby Onnersnepresentatw. 120-IlAC.J-BS kS-ntrollerby others. A11120-ItAC.and24vDll connections to be trace by Contractor. 11. Each controller still have its own independent ground wire. 12. Program irrigation centVi.r(s) .operate between the hours specified in the ocal City/fown/County landscape ordinance. 13. Valve locations shown are diagrammatic. InsWll in ground cover/shrub.... whe. passible (not in lawn area). 14. Install valve bones 12" from and perpendicular W walk, curb, lawn, building or landscape feature. At multiple valve ben groups, each bon shall be an equal distance from the walk, curb, lawn, etc., and each bon shall be 17 aped. Short sloe of valve bon shall be parallel to walk, curb, lawn, at. 15, For Standard tare Irrigation Controllers: Install U.L. approved direct -burial wlrela14 minimum and lk12common ground at 18-depth minimum. Splicing of 24 volt wires will not be Permitted except in valve oozee leave a 38" od1 of excess wire at each valve box, orgroup ct valve bones, splices and 100 feet on center along wire ran. Tape Wminbunfleel0keton center. Notaping Permitledinsidesleevee. lnsWllone(1)sparecenholwimbrevery8(six)stetbnsonthecontroller along the entire mein line. Spare wires shall be different cobs than control wires. 18. For 2-tans Ingation Controllers: Install 2-wire cabling per manufacturers specifications and notes on the drawings. 17, Flowsensor cable shallbe per manufacturers specifications. Install cable in 1"Sch.40 PCV conduit from controller to flow sensor. For 2-W as controllers, install flaw sensor wiring per controller manufacturers specifiratbns. 18. Prior W trenching, call Underground Senice Alert 1A00d42-2444 to loceW all cables, conduits, and other utilities and take proper precautions not te damege or disturb existing utilities. 19. All Main lines and lateral lines under paving shall be in PVC sl- which extend 17 into Planting areas. All backfil1 shall% free of rocks greaterthan 1"dlameter. For ring -the PVC main line piping inside sleeves use 1120-315 PSI PVC plastic pipe with Schedule 40 PVC couplings. 20. Al mein lines shall be flushed prior to the installation of irrigation heedw/ddp emites. At 30 days after installation each system shall be flushed W eliminate glue and din canticles from the lines. 21. When applicable, Schedule 80, ASTM D2488 male adapters to be used where mainline connects to copper pipe service line installed by others. 22. Copper pipe shall be joined to Steel or cast iron pipe with a dieledric union. 23. In addition to the sleeves and conduits Shown on the plans the Contractor shall be responsible for the installation of sleeves and conduits of sufficient size under all paved areas. 24, Locate bubbles on uphill aide oft-, Tree bubbles are for mIAiahment and drought conditions. They areto be fumed of after trees are established and Burned on during drought conditions. 25. Locate quick coupling valve 17 from handscape area. 26. The irrigation system deeign is based on the minimum operating Pressure (PSI) and Flow (GPM) shown on the drawings (see Ingation Demand at P.O.C. notes). The Contractor shall verify the following: A Verify water pressure-fte at the irrigation system point of connection(P.O.C.). B. Vedy siee(s) of irdgatbn system point of cone ion. See irdgatbn pWns fer P.O.C. type (eg., water meter, servos line Stu nWt, at.) Submit to Owners Reprisenmthm and Landscape Architect results of pressure test, and sizes) of Irroatbn system point of connection. Note any discrepancies of 5 PSI or more and irrigation system point of connection siee(s) smaller than size(.) indicated on the drawings to Owners Representative and Landscape Architect If there are discrepancies of 5 PSI or more or irrigation system point of connection scans) smaller than scans) indicated on la w m 5 the drawings, irrigadon system may not perform correctly -tlo not proceed with irrigation system installatlon until conecthve rere determined. Note, Conlacor shall be responsible for any corrective measures required to the irrigation system at no additional cost to the Owner, if irrigation system Is Installed without required verification of onaite water m pressure and ingation system point of connection siee(s), and discrepancies in pressure and/or irrigation system point of e F connection sce(s), are discovered that prevent the Irrigation system from functioning comedy. ' 27, Meter(s)indicated on the Drawings) is supplied and installed by others, unless otherwise indicated. The Contractor is responsible for Burnishing all proper fittings. 28. Al irrigation piping shall be Subjected to hydrostatic pressure testa as follows before beckfilling trenches: VBlvee, pumps, and accurately calibrated recording gauges shall be installed in at least two places. Supply lines shall be bested at 125 psi . for at least 4 hours with an allowable teas of 5 psi. laterals lines shall be tested at 100 psi for at least 1 hour with an allowable loss of 5 psi. Any leaks shall be corrected and piping re -tested until the system met the requirements. The Contaccr shall notify the Owners Representetw at I ... l3 days in advance of the time that the irrigation system piping is tobetested. Submit wriRentest results a Owners RepresentaWe and Landscape Architect. 29, Contractor to notify all local jurisdictions for inspection and testing of installed backfow prevention device. W. Ingation demand: Be, Irrigation Plans. 31. The entire irrigation system shall be operating pmwry before any Wwn or ground cover is planted. 32. The Cantradorshallpmvide Cwnerwithacleaneel of-a.dpdd..f"RECORDDRAWINGS"drawings. Referenceall * raw Hcs�m* trenches, w1 as, controllers, splice bones, quick couplers, backfiow mmenters, water meters, with dimensions to cearesl Wilding or paving. w� 33. See notes on irrigation plans for additional requirements. FCAUFo 34, Sod turf and Bad no -mow grass areas with buried drpline ingation tubing shall be hand watered by Contractor until plant material is established. p@ M. Contractor furnished by him to be free defects tubs shall guarantee all materials, equipment and workmanship of all of workmanship and materials, with the exception of repairs and labor cost made necessary by vandalism, and shall agree to in vi� �3 5 IY yp`s replace at his expense, at any time within one year after installation is accepted, any and all defective parts that may be QV5q 9 F °�Fs5eF9 found. Warranty shall also cover repair of damage to any part of the premises muting from defects, leaks or selling of Ilp trenches. It shall be the responsibility cf the Contractorto fill and repair all depressions and replace all necessary lawn Z � e9 � and planting due 0 the seWemanl of irrigation branches for one year following completion and acceptance of the job. Defects antl damage shall be promptly repaired at C*ntmctbrs expenw w the sffi fadi,n of the Owmra R,precenWbv yy O < $ e1 al5 f , including the restoration of planting, paving or other improvements. Q kl g F UniE Qz$a >SmF4 s ZL W rn z z LU Q a A d U ILLI z zE_ ] x N z � z O NOTES �_ U 1 PRESSUREREDUCERSHALL eE UNES6E VALKIN6 LEAD FREE 5JDXL-YSBR (MOLUDES LEaD FRFF PRESSURE RBWCER a FILTER), SET TO P INDICATED ON IRRIG. PUNS. LVE w to RESSRUSURE aA oEIANDALVE EH GOMHATo E gS3eMBLYfwIiHU MESH NGE FR a E[itj. SEEPUNSFOR I DEAREERNTAT�. rER PoitmnG UP FON Po MIN REACH S SEE IRRIG. �B o ERS LEG _ AS NECEE eMOTE MuuNLINE TO ow IRRIGATION eOYADAPiEaS, AS NI:c PBA GRAVEL, I-H WATBRP DInBc.aN wocsoaw EnIr%xiLY SPECIFICATIONS DETAILS 8 NA 12/02/22 PRESSURE REDUCER DETAIL Nor TO sGLE V2221 L2 6 PLANT SCHEDULE a_E`E's\ CODE ANICAL NAME COMMON NAM CONT OT_1' uauTTEaFr :Eau r.wrANEBE ME ty ln)x tv fWl AEaau RE Mn� ZJBox ; JBox wuc W).EE(H)x (W) cEROcc CERCISO DENTALIS WESTERN REDBUD WE- t WUCOLS ryl. tars IN) X ta20'(w) TRIBRI TRIBTANIACONFERTA BRISBANE Box 21BOx t W.—ry1. sU'(n) x 2EM SIHUBS CODE BOTANICAL NAME AGA ATr AGAVEATTEN— COMMON NAM FOXTAILAGAVE CONT. OT_1' EFMRKB 13GAL t2 WUCOLB(L.4(H)X (W) Q ANI BGL ANIf ANTHOSXSUSHGOLIr BUSH GOLD XANGAROO PAW I— 5 WUCOLBryl. 2a'(H)xr(w) CARIUM CAREXTUMULICOLA FOOTHILL BE— I— 2B WU (L1.2'(H)X2'(N) /` (• I CPAEU --TERIACAUFORNIG-U—ETH ELWEETHBUSHANEMONE SGCL S WUCOLS-),P%(H)Xi- DIA FRI DMNe REVmUTA'LITTLE REV I—E REV FLAX ULv SGAL 28 WUCOL8ry1.24(H)Xt (W) ((Q� G� DIE VEG DIETEBVEGETA AFRICAN IRIS 5— IR WUCOLE(L.-(H)X8'OY) EUP EVE EUPHoaeu CHCR - eveHCHeEH SPURGE 5— a WUCOLShI.s(H)X (N) Q FEB OA FESTUCA OVINAGIAUGTUJPH BLUE ELLAH ewe FESCUE 5-1BT WUcm ILI, v (I) X v(w) � (D �` E. COE nEBEX'COEP -F. HE 5-9 WU—(.),—(H)X.(W) � 1•J LEU XBA LEUCADENDRON.. BVBOUOU- BABveOUWETCONEBUSH 5— 2 wwo-s 1. 8'(H1xBryy 0 PEN BUN PENNISETUMALOPECUROIDEB'LITTLEBUNNY LITTLE BUNNY FOUNTAIN GRASS SGAL B2 WUCOL8(LI.t-2'(H)Xt (W) PHI W. PHILADELPHIJE—BB WILD MOCHORANBE EGAL t WUCOL8IH),E-12•I11)XB'(W) PHO— PHORMIUMXVELLOVI— VELLOWWAVENEWIEAIANDRAX I— 21 wuco_B(LIa'(H)X84(VO MT— PNTOEPORVMTOBIRAVARIEGATA VARIFGATED JAPANESE PIITOBPORUA !I— tJ wuco_s(LI8'(Hlx?ryy yLq POL MUN POLYBTICHUM MUNITUM wIRTERN SWoNO Fean I— BB WUCULS(ILL 2 (H)X 24(W) OOBURV TIBOUCHINAURVILLEANA PRINCEBS FLOWeR SGAL 2 WUCULS(M),BB'(H)X (W) BOTMTI M ISTEDIOIDES rCPLL VIDLLEETT T TRUMPET NE 50-T. O EMARKS a8W) ,s.2B(H)x,­�A HARVIO HAROENBEaOw VIOLACEA LILACVINE GOAL 2 WUCOL9 W), V (H) x 1T(M M ® -MAR I—ONDIA MARGARETAE SILVERCARPEDVMONDIA FIATS BB SF WUCO_Bry).2•(H)X.B IW7 TURBOL TURFBODBOLERO PLUS FESCUE BLEND BOD JOB SF WUCOL8(H1, SOD LEGEND TREE NUMBER EXISTING TREES TO REMAIN, SEE TREE PROTECTION PLAN 8 NOTES ON SHEET UA E) SEE 8HEET L81 FOR PLANTING NOTES, SHEET LB.B FOR PLANTING DETAILS AND USA FOR TREE PROTECTION PLAN I NBVB r plled W the OTIIada Of MB Water Effid- LBOdBraps OR11... ce and applled them W MS aryia U.Of—, iD the LRDESwps DesgD PIM, �� 1210222 SIGNATURE DATE 0, a r w 24' A O 9 4 Zi> gd L3.1 PLANTING NOTES: 1. See General Notes. I. All vines shall be trained to posts, fences or walls by tying select Individual branches with plastic covered calm do. 13. Maintenance: 2. Submillals: Conlmcna shall submit the following items to Owners Representative and Landscape Architect for as fellows: ties shall be attached to wood surfaces wind 3/4" gelvanized iron staples and attached to sago co r� row/approval pdw to beginning planting insWa ben operations: masonry surfaces with epoxy as recommended! by manufedurs, See planting bound.. A. Begin maintenance after each plant and each porlbn of lawn or grouts cover Is Installed! and continue until FInel N A. Solis test reports (Initial site Bolls test and post amendment Installation test) per'Topsoll, S.II Amendments, Acceptance. ComPcet'section below. J. All trees shell be planted 10'-0" minlmum from buildings Including overhangs and V-0' minimum from curbs paying, B. Vendor data for ImMd pe products, inducing: bark mulch, mat home., fertilizers, sell amendments, and sal fences, etc. Orient main branches of none away from building. Should any discrepancies occur between fiend B. Maintenance Period shall begin upon inspection and approval by Owners Representative and shall be for 60 condition... C. Written results of Percolation Tests per'True and Shrub Planting° section below. ccnddons and planting plans contact Owners Representative. All Irece closer than V"from curbs, foundation., old ewalks, or other haMsrape Items, shall be Installetl with linear mot defedw panels protecting aotJacenl calendar days. 3. The Commusur shall verify the avall,blilly of all landscape plants wMin 10 days following awed of the centred. hadscep, item,, but never ally surrounding rootball. Install a 10 foot by 24 Inch deep section of linear Im ar,oking root deflector panels, centered each ntered on tree (5 feet on aide), lccetal al curb, founded. , sidewalks, other C. Maintenance of new planting shell wnsid of watadng, wltlwding, weeding, mulcMng, re-staldng, igh daring and to proper grador upright position, restoration of the planting saucer, and repairiof guys, resetting plats grades Or 1 Dlaereb'cles or other problems and all plant substitutions shall be resolved at this time. If a substitute Is authorized by hadscepe items, unless otherwise indicated. See plans for detail. amishing and applying such sprays and invigorates as are necessary to keep the plantings free of insects and 1 the Owners Representative, it must be d the same size, value and quality w the original plant. disease end In thriying wndMon. When pruning Is required, regularly dewntamineta equipment to pm 1 spread 4. All Plant Materials to be procured from nursed,, that have a Phyaphthom management program. Samples of each K. All trees shall be planted a minimum a V-0' away from storm drain, or other underground utility lines (or per coda), of disease. Plant Malarial shall be tented for Phyephthom and other pathogens at the nursery prior to ordering and certified by the and 10-0" away from sanitary sewer lines (or ,.node), and 15'-0° minimum away from utility pd.. or light rsery to be dis row free prior Eelverya jab site. Contractor shall reject Plant Malnrials Mat are centaminatetl with Stan lmd. (or par cedo). D. Maintenance oflawns shall ccmdsl of weeding, watering, mowing, treatment of Angus dionew and insect pests, Phytophthore and other pathogens. Submit to Landscape Architect and Owners Representative disease has repair of erosion, forillAng and all Incidental work necessary to maintain tudsatlsfadory to the Owner. Allmoo, cedfications from nurseries. L. All one and shrub planting areas shall receive 3" deep mulch. Gm-doover areas to receive 1"layer of mulch. Mulch shall be organic (unless prohibited by Fuel Modlffcations Plans, or other applicable nodded shall be mowed weekly beginning 14 days after sodding at a height no less then 2'. All area, seeded shell be mowed onlyafter lawn reaches 3" in height; lawn shall not be wt lower than 3" al its' fnt mowing. Martina vµoryey 5. All been and repro,enteth, aamples d,hrubalgroumcl wvem shall be Inspected at the Otte for approval by the Owner, Representative and meet the following standard.: ordimm es) and sbell .... let of recycled or pod,bonsumer maerals. mowing, lawn shall be mowed wankly at a height no less than 2" c ^ +O A. Quality and size shall conform to the State ofCallfomla Grading Code of Nursery Stork, No. l grede and to the M. Mulch shall be"Walk-On Mulch".Available through Lygnso, unless otherwiss Indicated. Mulch shell be natural E. Prated planting ereas and plants et all times against damage of all kinds, Including frost for durationd rant Issue of the American Standard for Nursery Stock published by the Amadcen Association of Nurserymen, brown in wI r(no die)w/ recycled trimmings content and renge in size to 3" maximum. Submit mmpl. for aintenance period. Maintenance mcludea temporary protection fence,, beden, covers during front and signs as Use only nursery -grown stock. Tho Owners Representative will inspect plants for approval prior to any installation. approval pror to odor. Apply pro -emergent prior to placing mulch. If maintenance period extend. past 60 celendar required for protection. If any plants become damaged or injured, treat or replace as directed by Landscepe B. Plant material mud be selected from nurseries that have been inspected by state or federal agencies. C. Nomenclature will be In accordance with Hodus III. days from appliketicn, apply again per mm utedurers Instructions. No substitutions wleoul approval ofLand-ow Architect, Architect at no additional costa Owner. Replacement plants shall be contract disease has as specified under Item k4. 0 h D. Plant meterins will not be accepted that are dl... soul, overgrown, root -bound, ortoo recently mooed so that the g root system is not ftmMhly astabli,hed throughout the can. Proning shall not or be done prito delivery except as N. Blo-retention areas shall be mulched Per City Standard.. Sio-retention areas shall be planed can -to -can all, no 14. Gumnntan: aulhorizetl by the Owners Representative. mulch. Bio-retention areas shall be mulched with river rocks as shown in S.Topsail, Soil Amendments, Compost plandtlefzils. A. AI trees and sh,M shill be In thriving condition 1 year from the data of float acceptance. Replace any trees which A. Soil Ted: Contractor a Waypolnl Ann"cel, Sent, Clam 0. All tracts and shrubs planted In ground cover ..an shall have watering basins around them. Basin diameters shall have lost at least 30%atheir normal (ding, m are not In Ago... growing condition. ! SSSyiapproved shall submit one (1) representative soll samples or equal to stestetlfor agricultural suitability and fertlity with preylant anti post -plant recommendations, be the same size as the tree or sh,V, romit all. Basins shall be formed with level bottoms and 3 inch h' h walls. Basins indicated. Hold 6"from trunk g IMPORT SOIL: Ni following the completion of rough grading. Soil samples shall be taken from location deermined by shall receive mulch unless otherwise mulch €���[Immediately A Othe Owners Representative. Soil shall be certlfled as dean end free of hazardous material or waste commminetlon. 8. Ground Cover Planting: 1. Works Included: k fi x. " Notiy Owners Representative of any soils problems noted in the sails tent report that could potentially offec0impact plant heats, including Wl not limited a the following: high or low it pH, poor sal drainage, A Soil amendments shall have been incomoreed into the soil prior to planting. ir °d' ffi O esslve Sall compaction, different soil types In the same to sample, d dent orexcess random levels, high sell A. Provide imported topsoil as necessary in planting areas to raise existing soil a meet grede end in pots. 0 = levels, high boron a Other elements and compounds toxic to plants, etc. Submit report to Landscape Architect and B. Clear planting areas of rocks and deals greater than 1"diameter. Z Owners Representative for review and approval Prior to beginning work. Do not proceetl who any amending Soils led Imported top Boller landscape aultablllty. k p operetlons until soils rsport has been revlewed and approved. (San note for vod Amendment Installation Sol Testing for Compliance" requirements - this soils test report for compllance mud be submMed to Landscape C. Apply apre- emergent herbicide, per mandadurers direction,.B. ; 3] m Architect and Owners Representative for review and approval prior to beginning planting operations). D. All ground cover areas shall have complete coverage at spacings noted on plans. C. Provide and Incorporate soil amendments and (will ran per Bolls test recommendations. " B. Sal amendment to be added as fellows in all planting p g areas' ' m B Amount per 1000 square feel: E. All Planting areas who dopes greater then 2:1 shell have Jule mesh Installed as per detail, or per manueqursr recommendations. 2. IMPORT TOPSOILS TEST: B 201ba. 6-20-20 fedltrer (Bests Cropmaker) F. All groundcover areas shall receive 1' depth of mulch unless otherwise indiceted. Sea bark mulch specification A Import topsoil: Comiredor shall submit one sal sample for each batch of import topsoil to be delivered to the job e 10Ibe. 625-0 Single super phosphate shove. site along who a copy of the specifications, type of plant material to be Installed, and required water analysis to soil U 101bs. Iron saints G. Thirty (30) days after planting, replace all dead plane and fill In here ground cover areas. Top dress with 16- 8 and plant laboratory, Santa Clara or approvedl equal, to be heated for agd,uftu,l suitability and fertility with preplanl and poslplanl recommendations and for ccnformamce to the wacifcetions. written tend report shall (Applletl rates of soli amendment and co,,oml.l fartlllaar ,hall ba band for bidding purpose until ferdllzerat7Iba/1000 sq. R when ground cover Is dry and thoroughly Irrigate promptlyafterappllcatlon InduderwommwdMlonsforsollamendmeM,ertlllzem,chemimimndMon,m,appllcatlonretesformiI w determined by soil tests) (Applied to. of ..It amendment and -...let fertlleer shall be hand for bidding purpose unkl preparation, planting bacMIII mlx, and post -maintenance tartlllzdlon program, for the type, of plentlng. specified. Soil shall be certified as clean and has of hazadous materials or waste contamination and shall be certified as 111 C. Soil amendment In all plentlng areas shall be uniformly spread and Moroughly Incorporated to a soli depth of 6" determined by ..It tests) meeting all topsoil wedfcetloms. Amend and fedlllze ,It per report remmm,rcim ors. Z minimum by repeated rotary hoe cultivation prior to planting. W d Kr D. Compost shall be applied at a minlmum rate of four cubic yards 1,000 sf of per permeate area and 9. Sodded Lawn Planting: B. Import topsoil: After irhcorooretirg amentlmene and fertilaerseimport topsoil areas as speafind herein, Q P� 6Q Incorporated to a depth d 6' Into the soli. Soils with greater than 6%organic meter In the lop 6" of soli are A Contractor shell submit one (1) Boll sempla to Boll and plan[ laboreory, Sella Clare or approvetl equal to be tested Z U z exemplfrom [his requlremenL for agricufuml suitability and feNli hu,compli-m to,pacification,. Soil,ample shall betnkenfromacall n W Q E. Post Amendment Indallation Soil Testing for Compliance: After inomporating amendments, redlI... entl B. Sell amendmen s shall have been incorooreeot into the wil prior to lawn planting. detemined by the owner representative. add any additional amendments m.mmend.d by sails analysis 0 e0-r condltlonva Cgnlredorshall take ono(1)nepresented,, not samples and have samples tested for Agricultural laboratory at no addiJ.r.1 cost to owner representative. Z Suitability and Fertility by an approved soils analysis laboratory for compliance who original soil test report C. Sodded lawn shall have been grown for a minlmum of 9 months and a maximum of 18 months and shall be J K. mendations. Add any atlditional amendments, fertilizer and conditioners becommemdetl by soils analysis vgorous, well -rooted and healthy turf. C. Submit all Boils led, a owner re talive for to lean to soil. An work Performed! to pres,n approved prior placing p Y pe prior N y laboratory at no cost to Owner. Notify Owners Representative of any potential soils problems noted in the report. submittal d required soils testing and prior a written approval shall be rejected. tl ri Z Submit report for emendmemNadllinadcondidmor compliance to Landscape Architect and Owners Represenetive prior to beglnning plentlng operation,. D. Bring sod area ewlihln 3/4"d top of paying or header. z O U 7. Tree entl Shrub Planting: E. Rakem area to be smooth, and roc to drain remoAN all ks letma and other deerious terial greater than %" in dismee, smooth grades, with no bonding. Ensure adequate loll compaction to avoid settlement, without 3. Import Topsal Specfications: J 2E,tabllah Prior to digging holes for final plentlng, the C,rhadm shall spot all trees as shown on the Drawings for approval by the exceeding 85% reeq relative density. Subsuent settlement shall be dad ear evidence of inadequate comact pion. A. Provide new topeoil to Me depth shown that is fertile, friable, USDA designated as a loamy and, reasonably has e Undecape Arohltact. of subsoil, day lumps, brush, wood, and other litter, anti hen of rocs, stumps, stones larger than 25.4mm (1 inch) F. Within 24 to 48 hour of sodding, moisten area to be nodded to a depth of at least 6", anti maintain md-m until A. Sell amendment, and fedllzer shall have been IncOWnsted Into the soll prior a tree and shrub planting. sodding. Do not allow Boll to become saturated. Install and per growers Indmuctic . Roll Am heavy roller In any dimension, and other eO,nw,, or toxic matter hamdul a plant growth. B. Dig pits. After pits are dug, break ,idea and bottom of holes to open wall a pit for rout penetration. following application to eliminate air pockets and to compact sod. C. Percolation Test All plant pits shall be tested for sufficient tlrelnoge prior to planting. Representative plant pits shall B. Obtain topsoil only from naturally, welldreined sites where topsoil occurs in a depth of not less than 101.6mm (4 be dug (at least 2) at site upon award of Bidto had for general site subgrede drainage conditions. Indhldusi G. Top dress who 11-84or approved fertilizer at rate of 15 fie. par 1,0W w. ft after 6 weak., when lawn is tlry and Inches). Do trot obtain from bogs or marshes planting pits shall also be testetl again for sufficient drainage prior to planting. Contrador shall fill plant pie with thoroughly irrigate promptly after application wrier, a see if subsoil contlitlans will cease retention of costar within plant pie sovernight. If lending costar is still observed aMr 12 hou re, than Contractor shall sled Owners Reprownta lve and Landscape Archked of the (Applied men of soil amendment and commemlal ferdil r shall be used for bidding purpose until C. Conform to ASTM D 5268. pH range of Saturated paste of 5.5 to 7.5 without high Ilme content. problem. dnemdsed by ..It tests) D. Planing lOw Il mix for tme nd shrubs shall be: D. Soil to conlan suficient quanbf davailade nkrogen, phosphorus, Wo ..ium, calcium and magnesium to Amwnl per Cubic Yard: H. Install Sod! within 12 hours of dellvery. Do not slew Soot to aft In direct sunlight or ro dry out. support normal plant growth. Sufficient quantities to be determined by required soils analysis and deficient 3/4 cubic yard! On site ..it 1. Sod shall not exceed 2" In height. nutrients or amendments to be added per report recommendations. 1.5 lbs. 6-20-ZO edlizer (Best', Cropmaker) 2.51to. 0-25-0 Single ..par phosphate 10. Workmanship: Certficate Of Completion: A cedficete of completion shall be filled out and certlfled by either the designer of the Landscape Plans, Irrigation NN 1 lb. Iron outlets Precautions shall be taken to evold damage to existing plane, tuff and structures. Any areas damaged shall be restored Plans, or the licensed landscape Cmtredm for the Project at the completlon of the pmjed and submitted with the soll 6 (Applletl rates of ,It amendment and commercial entlllzer shall be used for bidding purpose until Meal, original condition. analysts repot to the authority having jurisdiction. determined by soil bete) 11. Cleanup: PING LANT E. Fedllze plards at time of planting with Agrlform 21gmm fedllzer packds, 20-10-5:2 per 1 gallon can; 3 par 5 gallon can; 8 per 15 gallon con; 15 per use. p g, and staked or detailed at the time of lantin Remove nurse F. Plante shellbeered after lantin guyed as planting. rye Keep all areas of work dean, neat and odeM at all times. Keep all pavetl areas clean during planting and maintenance oPeretlons. have compleetl with the crterla d the Water EfideM Nm�' Lendsce OMlnanceanda Iled Memforthe Pe PP NOTES E wu 9 rakes. 1. SEE SHEET L3.3 FOR PLANTING DETAILS efficient use of water in the Landscepe Design Plan Slle G. Plant crown shall be 1"above finish grade for shrubs end 2' above finish gretle for trees after watering and sending. 12. Vlcll, entl Approvals: AND L3.4 FOR TREE PROTECTION PLAN �11� 12�02�22 02 H. Tree and shrub plantings shall be e a bred and floodetl to eliminate air pockets within 2 hours a the time of The Contractor shall wMact ibe Owners RepreanMalive br review entl approval d plats materials (per'AII trees entl 2. SEE SHEET L2.2 FOR IANDSCPE WELLO .0 12/02/22 COMPIJANCE AND CHECKLIST rocker xo V2221 plentlng. representatNe samples of shrobaground covem..' section above) and plant kratlons (por'Tree and Shrub Flem in8 section above). The maintenance period begins following acceptance of plant Installation. SIGNATURE DATE i3:az PRO " PANTING AFTREE D EIFINING E TDHIN, D P G EEDGE�NDmGNDE AIL D A ENT A JLS REPORT NG JACENTSURFACES 41ECT [iUce �Ee PREPAREG SOI HAND REOURE ER FOR FIwLFNsx CM1ADEAT GF MULCH OTH iC AMExOEDAND III iii III III IIIIII III I�—j7I III —11 / VAV A/A A �i��� �IIIIII IIIIIffil I III III I \� SODDED OR SEEDED AREAS III SODDED OR SEEDED IARFABMMP III SECTION NOTES: PLANTING AREA SOIL PREPARATION PLANTED AREA EDGE CONDITION AT HARDSCAPE � PxE4P� o�EGDGN I� 4r$+7 �iC SONOOEe BRADE pA PqM 1 aural gyp9 REE T'S. STARE ems` rREE rauxx PLAN VIEW VUU aRFLEwEBLEBET /, _um.. OR RLBBER Ifip SrARESwRo TD IOR No. DO NOT PLACE �AN BE;DMEEE� DANDTRUNRTOBE,. E BOB TREE BRANCHING STRUCTURE III EAcla cEPr lx ��N18B SOIL AMENDMENTSAS NECESSARY. FINISH Bf-E HORPp ROOTBNLe o EPBeMtEr+L DISTRI u,ED — REsraN Fuxrx DFuxDlsrvRem FERrxaERTAaLETS TREE UNDISTURBED HATE SOIL uxoLSTURBEOERIsnNGsoIL—(— NOTES: 1. RFA G.TO E'sAxE DIAfeOONTET IPER IS ' IAMETERMIN.ixDMMETEROR NOTES:2. =EROOTRCVR= HALLBE�;�— FINISH 6. FERTILDER TABLT SHA-1- BE 21 GRAN. I . —H MIN. � DEPTH. KEEP T FROM TRLNK Togo. m g 111111 1NRMEDSo-°Ea a am roR ENEPGESFlttNmWN� mTrouTcnlT mwwutaxo. cF rewTMu rtx==.TvvF Z[ oR. TMTxS a..T.F M k wD,�IFNFAGExrxdmEmW IAo aNGxNXm AUEw NG,PN STEMCMiWwFan5.5TFURURq L roxcas[IrvnTorvwarssPw �.• Ruxruu `.� xNxarm T. \ 1� 1ROOT STRUCTURE: CONTAINERIZED PLANTS � WA FOR SOIL FERTILITY ANALYSIS & CERTIFICATE OF COMPLETION, SEE PLANTING NOTES ON SHEET L3.2 NOTES: P rcAUED FNncm ' ouNLEEENormoZE"R". ROUE Y D Pwnrwlcu B. MULcx MN.B DEPTH.REEPs FROMTRUNK s OF —STRAP. CURB. HDR, RGALLON STAaLET8 2, GRPM PLAN TREE PLANTING: STANDARD UP TO 36" BOX SHRUB PLANTING �GROUNDCOVER PLANTING C s/a•-ro• r s/4.4-0• S/4•-I.-o- PLANTING DETAILS L3.3 CROWN DRIP LINE OR OTHER LIMIT OF TREE PROTECTION. SEE TREE PRESERVATION PLAN FOR FENCE ALIGNMENT. TPZ (MEE PROTECTION ZONE) - SHALLI—ENDTODRIPLINE,TYP. _ (SEE NOTES FOR E%CEPTIONS) ��� — _ S' TALL CHAIN LINK FENCING, TYP. TREE PROTECTION FENCE: HIGH DENSITY POLYETHYLENE FENCING WITH 3.5' X 1.5' OPENINGS. COLOR: AT B�GE. STEEL POSTS INSTALLED D" O.C. 2' X S' STEEL POSTS OR APPROVED EQUAL. 3' LAYER OF CHIP MULCH OVER THE PROTECTED ROOT ZONES MAINTAIN EXISTING GRADE WITHIN THE TREE PROTECTION FENCE UNLESS OTHERWISE INDICATED ON THE PLANS T — �� SIITARSORIST NOTES �A� ELEVATION NOTES: t SEE ARBORIST REPORT FOR ADDITIONAL PROTECTION 4. NO PRUNING SHALL BE PERFORMED EXCEPT UNDER RED UIREMENTS.COMPLY WITH ALL TREE PROTECTION THE DIRECTION OF APPROVEDARBORIST. REQUIREMENTS PER JURISDICTION. 5. NOEQUIPMENTSHALLOPERATEINSIDETHE 2. IRRIGATE AS NEEDED TO MAINTAIN HEALTH OF TREE. PROTECTIVE FENCING INCLUDING DUPING FENCE INSTALLATION AND REMOVAL. 3. KEEP EXPOSED ROOTG MOIST. B. NO MATERIALS SHALL BE STORED INSIDE FENCE. TREE PROTECTION FENCING n N/A TREE PROTECTION CHART NOTE: SEE ARBORLST REPORT FOR ADDITIONAL INFORMATION TREE It STATUS LOCATION SCIENTIFIC NAME COMMON NAME DSH (In) ACTION 1 PROTECTED ONSITE SEQUOIA SEMPERV/RENS REDWOOD TREE 42.0 RETAIN 2 PROTECTED OFFSITE SEQUOIA SEMPERWRENS REDWOOD TREE 36.0 RETAIN 3 NON -PROTECTED OFFSITE YUCCA ALOIFOLIA SPANISH BAYONET 5.0 REMOVE 4 NON -PROTECTED OFFSITE ACERRU9RUM RED MAPLE 5.5 RETAIN 5 PROTECTED OFFSITE PICEA ABIES NORWAY SPRUCE 34.0 RETAIN 6 PROTECTED OFFSITE FICUS SP. FICUS 16.0 RETAIN T PROTECTED OFFSITE FICUS SP. FICUS 12,11 RETAIN I R TO THE ARSORIST REPOU TERTIFI ED ARBORIST REPORT'MEPAREDBYHMH,INC.DATEDREV.JUNE2.2022FOR FULL DETAILS AND TREE PROTECTION MEASURES. 2. TREES AND SHRUBS NOT IDENTIFIED WITHIN THE REPORT. BUT AS PART OF THE TOPOGRAPHICAL SURVEY, ARE INCLUDED FOR REFERENCE ON1. 3. PROTECTALL EXISTING ITEMS NOTED TO REMAIN OR 4. EXISTING TREES TO REMAIN UNLESS NOTED OTHERWISE.DO UNDER DRIMINES OF EXISTING TREES, I—EPT AS REQUIRED FOR P V4dTING OPERATIONS. S. USEHANDTOOLS ONLYFORSOIL CULTIVATION UNDER DRIPLINES OF EXISTING TREES TO REWIN. _________________________________ I — _____________ I N / I LINDEN AVENUE 4 I have r plled wM the clued, &Me Water Eftlent I. ,kOBpe OT M.— and applied them for the e6iaeM uSe Dl water I. the LRDEswpe Deapn Plan ��� 12d122022 SIGNATURE DATE LEGEND EXISTING TREE CANOPY, TIP. TREES TO BE REMOVE. TYP. TEE lRl REFER TO PRB OR_ REPORT 0' N C v 24' Lu Uc Q W Q U Lu ZQ7y J 04 N E-I z O U �Y �e L3.4 Hw� ONNI 0/ UTILITY POLE S£ o�W \ £ III£ WMIO rEFFE� S IOt,a6 1DEV LOT 214 (22 N1 66) ExIsTING RESIDENCE 101.25E /'EXI1SCNRE - 10193 DIRTEEN—' EXISTED /y}��) SHED ( TREE /1J BRICK RISER 195 50. Fi.2 4T WH woo0 FENCE 10O' 10099 TREE IS k 36 DI 1� 11012; FREE P 101 DB CON, �1 �I zl 1oi LOT (22 M 66) I EXISTING RESIDENCE I I DNC DI Ilal IIKI ,a pIRT/GRASS t100 B6 „0 101.1] 101.05 00 1Dm W 99 10,.0 ,.t M G �� LOT 23 G BLOCK 9 rEOOF 11R (22 M 66) EXISTING SINGLE STORY RESIDENCE FF 103.45 (1,448 SQ. FT. 3) COVERED CWCCIRISERS DIRT/Ere 1005] BABBLE -UP NI S0.WDRAIN' FYIOD FENCE \ LOT 25 (22 M 6E EXISTING REM aaiiaoaiaiaiaaiiaoaiai 2 LOT 26 (22 M 66) EXISTING RESIDENCE UI - - - `100 �MATER MAIN PER fy IW 34 100.15 IDO.UK BLUE US4 MARKINGS TREE DM 3 RIM I I \ LIP ER `"' S5 BH N %LGG --_ E_- o TOP OF 6"INVE 51� 10036 6f55 lJ + VERTCAL 6' CUTTER IW21t --- SETT RI CUT 95.16 --- SET MAC NA �\ 4 9998 \/ EXTENT of GAS IATFRALJ LINDEN AVENUE 6 wV w'463 PER YELLOW USA MARKINGS 6" INV IN 94.59 (W' RIGHT OF WAY) I 6" INV IN 94.80 6' INV GILT 9457 )Hw CHw OHW OHw OHW OHW OHW UHw Hw CHw 0HW SURVEYOR'S STATEMENT: THIS TOPWRAPHIC SURVEY REPRESENTS A SURVEY BY ME OR UNDER MY DIRECTON. ID/2G/21 MARK H. WEHBER DATE REGISTERED ITS. NE, 7NEO TITLE REPORT FIDELITY NATIONAL TITLE COMPANY PRE N0. FSMO-10B2101I62-BO DATED SEPTEMBER 17. 2U2, LEGAL DESCRIPTION: EXCEPTIONS AND EXCLUSIONS: ® INDICATES PRE REPORT ITEM NUMBER ITEMS O TIRWGH g RELATE TO TAXES, LIENS, CGUI AND DEEDS OF TRUST, AND CANNOT BE PLOTTES. BENCHMARK: BENCHMARKI ESCRPTW DSEi MAC BNq LH NARiHE STREET PAVEMENT LOCATED N FRORT OF 912 LINDEN AVENUE ELEVATOR 9997' (ASSUMED) ASSESSOR'S PARCEL NUMBER: 026-251-2J0 AREA: 5,660 S0. FT. MORE OR LESS VICINITY MAP NOT TO SCALE NOTES: 1) REOCOROBOUND RTTCNRAVEYD PROPERTY DESCRIPTION ARE PER PREON. E REPORT LISTED HERTHIS IS 2) UTILITIES SHOWN ARE BASED ON OBSERVED EVIDENCE AT THE TIME OF THE FIELD SURVEY ADDITIONAL RESEARCH AND INVESTGATW ASUID BE REWIRED TO DETERMINE THE EXACT LOCATIONS OF UNDERGROUND UTLITES DO NOT RELY ON THIS SURVEY FOR SUCH TRUCKS, SOME ETC. COULD OBJECTS 3) ALL DSTANCES SHOO ARE FEET AND DECMALS THEREOF 4) STRUCTURE $ MPROVEMENTS AND TREES OR ADJACENT PROPERTIES HAVE NOT BEEN SURVEYED LWATORS DEPCTED HEREIN ARE APPROXIMATE. 5) SURVEY UPDATED 10/W/21 TO INGLECE TREE TAG INFERMATION RELATED TO TREE INVENTERY IN THE PROTECT ANSORST REPORT DATED 10/22/21 AND PREPARED BY HMH Fi,00D 70NF- LEGEND & ABBREVIATIONS SM B NCNM RK PROPERTY BOUNDARY LINE CORC CONCRETE EXISTING RIGHT OF WAY GOT DIAMETER AT BREAST HEIGHT CENTEELINE ON GRVEWAY - - - - - EXISTING UTILITY LINE EL ELEVATOR ADJACENT PROPERTY BWNOARY LINE E% EXISTING '//aaa�aaa�aaa�aa�aaa�%, FACING sTRucTURE FT HNIsxEO FLOOR H OVERHEAD WRES TH FIRE HYDRANT x x FENCE LINE IT LATERAL ® EKISTING WATER SERVCE LS LANOSCME ® EXISTING FLED TIC METER WW OVERHEAD WREs EXISTING GAS METER 55 SANITARY SEVER 9 TER SSW SANITARY SENER CLEANCOT — D ELEVATORSSMH SANITARY SEVER MANHOLE A3D EXISTING FIRE HYDRANT SW SIDEWALK O EXISTING MANHOLE W WATER EXISTING SANITARY SEWER CLEANOJT NN WATER METER LOCAL BENCHMARK W5 WATER SERVICE 912 LINDEN AVENUE TOPOGRAPHIC SURVEY CITY OF BURLINGAME SAN MATEO COUNTY CALIFORNIA SCALE:1" 10' DATE:OCFOBER26,2021 C 4 ® SACRrIM NTO i925)866-0322 l�,Wo�e� ?OF 0 ,0 20 SO CNIL ENGINEERS SURVEYORS P NNERS JOB NO.: 3085-M OPISH®'IS