HomeMy WebLinkAbout1428 Vancouver Avenue - PlansNEW RESIDENCE
1428 VANCOUVER AVE. BURLINGAME, CA 94010
A.P.N.: 026-054-170
DESIGN DATA
PROJECT DATA
SHEET INDEX
PROJECT DIRECTORY
2013 CALIFORNIA BUILDING CODE
2013 CALIFORNIA MECHANICAL CODE
1. SITE ADDRESS: 1428 VANCOUVER AVENUE
ARCHITECTURAL
PROPERTY OWNER: LANDSCAPE DESIGNER:
2013 CALIFORNIA PLUMBING CODE
BURLINGAME, CA 94010
AI COVER SHEET
CROCICET LANE LLG CHU DESIGN ASSOCIATES INC.
2013 CALIFORNIA ELECTRIC CODE
2. APN: 026-054-I10
A2 SITE PLAN
1120 CROCKETT LN 55 W. 43RD AVE.
2013 C4LIFORNIA ENERGY CODE
3. TYPE OF CONSTRUCTION FOR
A3 PROPOSED FIRST i SECOND FLOOR PLAN
HILLSBOROUGH, CA 94010 SAN MATEO, CA $4403
DWELLING AND GARAGE: TYPE V-N
A4 ELEVATIONS
TEL: (650) 391-6643 TEL: (650) 345-9286, EXT. 104
ALL OTHER STATE AND LOCAL ORDINANCES AND REGULATIONS
OCCUPANCY GROUP FOR DWELLING: R-3 t U-1
A5 ELEVATIONS
FAX: (650) 345-9281
ALL STRUCTURAL DESIGN DATA AS PER CBG SECTION 1603
OCCUPANCY GROUP FOR GARAGE: U-1
Ab GARAGE FLOOR PLAN i ELEVATIONS
EMAIL: Jamesochudeslgncam
ALL CONSTRUCTION AS PER CBC TABLE 601. TYPE V.
G.I GREENPOINT CHECKLIST
ARCHITECTURAL:
ADOPTION OF THE 1013 EDITION OF THE CALIFORNIA STATE BUILDING CODES, TITLE 24,
6000D0 SF 4. SITE AREA:
3,42020 5F
LANDSCAPE
JAMES CHU
CHU DESIGN ASSOCIATES INC.
CALIFORNIA CODE OF REGULATIONS WAS MANDATED BY AB 4616 AND 5B 2811, EFFECTIVE
5. MAX. COVERED FLOOR AREA ALLOWED:
13?% . 1,100 + 400 SF FOR GARAGE)
L.1 LANDSCAPE PLAN
55 W. 43RD AVE.
JA 14RY I, 2014. THE FOLLOWING LOCAL AMENDMENTS TO THE CALFOR41A STATE BUILDING
CODES WERE FILED WITH THE OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT.
6. MAX LOT COVERAGE ALLOWED (409 h 2.40000 `
L2 IRRIGATION PLAN
SAN MATEO, CA S4403
TEL: (650) 345-9286, EXT. 104
ENTIRE RESIDENCE, CRAWL SPACE MID ATTIC SHALL BE PROTECTED BY AUTOMATIC
1. EXISTING STRUCTURE TO BE REMOVED
C V IL
0
FIRE -EXTINGUISHING SYSTEM NFPA 13-D STANDARD.
(E) RESIDENCE 4 GARAGE t1,123DO 5F
..I
EMAIL: James®chudesign.com
GENERAL NOTES:
8. PROPOSED FLOOR AREA
BOUNDARY 4 TOPOGRAPHIC SURVEY
I. ALL DETAILS, MATERIALS, FINISHES AND ASSEMBLIES ARE NOT NECESSARILY SHOWN. THESE FINAL FINISH
(N) PROPOSED FIRST FLOOR 1,641.13 5F
CIVIL SURVEY:
DETAILS INCLUDING CA5EWORK AND MATERIAL SELECTIONS WILL BE COORDINATED BY THE COER
(N) PROPOSED SECOND FLOOR 1333b3 5F
(N) GARAGE 421.11 5F
B t H SURVEYING, INC.
2. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE LNIFORM BUILDING CODE, APPLICABLE
(N) FRONT, REAR 4 SIDE PORCH 61.15 SF < 100 5F 000 5F
WI WALTERMIRE ST.
EDITION, AND ALL OTHER PERTINENT CODES, LAWS AND RECUIREMENTS OF THE LOCAL BUILDING
ONT, A 0,4
BELMONT, GA 94002
(N) TOTAL FLOOR AREA 3,401B1 SF < 3,420D0 SF
OFFICIALS, WHETHER OR NOT SPECIFICALLY SHOWN ON THESE DOCUMENTS. THESE DOC 'IENT5 ARE NOT
(N) FLOOR AREA RATIO: 5660 4
TEL: 90
INTENDED TO 5HOW EVERY DETAIL OR CONDITION. MANY DETAILS IN RESIDENTIAL CON5TRUCTICN ARE
BUILT ACCORDING TO PROFESSIONAL CONSTRIICTION PRACTICES, AND ARE THEREFORE NOT DETAILED IN
9. LOT COVERED AREA
THESE DOCUMENTS. CONTACT CHU DESIGN AND ENGINEERING INC. IF CONDITIONS OR OTHER
(N) FIRST FLOOR Ib4l.l3 SF
CIRCUMSTANCES REQUIRE C 4443ES IN THE WORK SHOIIN, OR REQUIRE CLARIFICATION ALL WORK SHALL
(N) GARAGE 421.11 SF
BE DONE IN A HIGH QUALITY MOANER ACCORDING TO THE PREVAILING STANDARDS OF THE INDUSTRY
FOR EACH TRADE.
(N) FRONT, REAR N SIDE PORCH 61.15 SF
(N) FIREPLACES 10D0 SF
3. THE CONTRACTOR SHALL PROVIDE ALL LABOR MATERIALS, EG UIPMENT, 5UFERVI510N AND GLEAN -UP
(N) DECK / DECK STEPS 20004 SF
TO ACCOMPLISH ALL OF THE WORK SHOWN, INCLUDING ALI. WARRANTIES AND INSTRUCTIONS, TO PROVIDE
(N) CANTILEVER 5325 SF
A COMPLETE WORKING INSTALLATION, AND TO LEAVE THE OWNER WITH AN APPROVED PRODUCT.
(N) TOTAL FLOOR AREA 239W6 SF <2,40000 5F
4. CONTRACTOR SHALL ASSUME COMPLETE AND SOLE RESPONSIBILITY FOR MEANS AND METHODS OF
CONSTRICTION, AND FOR ALL SAFETY MEASURES TO PROTECT ALL PROPERTY, PER50WEL AND THIRD
(N) FLOOR AREA RATIO: 39.99 q
e ®� �`"�
PARTIES FROM DAMAGE OR INJURY. THIS RESPONSIBILITY SHALL BE CONTINUOUS AND NOT SOLELY
\`!� /�.akt
DURING, WOWING HOURS. CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD HARMLESS C-IU DESIGN
ASSOCIATES INC. AND RELATED ENGINEERS FROM ANY CLAIMS OF LIABILITY, REAL OR ALLEGED, IN
CONNECTION WITH THE PERFORMANCE OF HIS WORK ON THI5 PROJECT, EXCEPTING FOR LIABILITY ARSING
FROM THE SOLE NEGLKiENGE OF GF#1 DESIGN ASSOCIATES INC. AND RELATED ENGINEERS.
DEC 18 2M
5. THESE DOCUMENTS DO NOT CONTAIN PROV15IONS FOR THE HANDLING OR REMOVAL OF ANY
HAZARDOUS MATERIALS. SHOULD ANY SUCH MATERIALS BE SUSPECTED OR ENCOWTERED, SPECIALISTS
SHALL BE CALLED IN TO MAKE RECOMMENDATIONS.
CITY O� BURLINGAME
6. PROVIDE ALL MANDATORY FEATURES REQUIRED BY THE T-24 ENERGY CODE, INCLUDING
QDD-Ds Q1
CONSTRUCTION SCHEDULE_
WlEATHER-STRIPPING, BUILDING INSULATION, PIPE INSULATION, LIGHTING AND APPLIANCE MEASURES, AND
OTHER FEATURES REQUIRED BY TITLE 24 OR OTHER STATE, FEDERAL OF LOCAL CODES.
I. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTER OR
1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTER OR REPAIR ANY
BUILDING OR STRICTURE OTHER THAN BETWEEN THE HOURS PERMITTED BY THE LOCAL JURISDICTION
REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWIEEN THE FOLLOWINCs
HOLIDAYS ARE THE FIRST DAY OF JANUARY, THE THIRD MONDAY OF FEBRIARY, THE LAST
S. ANY HIDDEN CONDITIONS THAT REQUIRE WOW TO BE PERFORMED BEYOND THE SCOPE OF THE
MONDAY OF MAY, THE FOURTH DAY OF JUL7, THE FIRST MONDAY OF THE
BUILDING; PERMIT ISSUED FOR THESE PLANS MAY REQUIRE FURTHER CITY APPROVALS INCLUDING REVIEW
IN AND THE T
ELEVENTH DAY OF NOVEMBER THE FOURTH THURSDA7 IN NOVEMBER AND THE TWENTY
BY THE PLANING COMMISION
FIRTH DAY OF DECEMBER, THE OR IF THE TWENTY-FIFTH DAY OF DECEMBER FALLS ON A
3 PLUM5W. CONTRACTOR WILL PROVIDE A SINGLE LINE DIAGRAM ON TIME OF INSPECTION AND ANY
SUNDAY THE FOLLOWING MONDAY IS A HOLIDAY. PROVIDE THE FOLLOWING CONSTRUCTION
INSTALLATION PRIOR TO PLAN CHECK AND APPROVAL 15 AT CONTRACTOR'S RISK
HOURS ON THE PLANS PER CITY OF BURLINGAME MUNICIPAL CODE 1601.130.
I. MONDAY THROUGH FRIDAY: lAM TO IFrM
10. FIRE SPRINKLERS SHALL BE INSTALLED AND SHOP DRAWINGS SHALL BE APPROVED BY THE FIRE
11. SATURDAY$: 9AM TO (vFM
DEPARTMENT PRIOR TO INSTALLATION
III SUNDAY AND HOLIDAYS: 10AM TO &P'M
II. IF GRADING PERMIT 15 REQUIRED, IT SHOULD BE OBTAINED FROM DEPARMENT OF PUBLIC WORKS.
• 12. IF PUBLIC WOWS REQUIRES SIDEWALK REPLACEMENT, POLICY FOR EXPANDING WIDTH OF PLANTER
STRIP NEED TO BE IMPLEMENTED AID TREES NEED TO BE ADDED.
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fJ REVISIONS I BY
:. POSTS
. TOP BOTTOM RAILS
j a.
.' .'//..'� /
IMAM A11
STAN NATURAL
12" LATTICE ON TOP
0
7r ?r \ \�-2"A2" PT. RWD KICKBOARD
12 FINISH GRADE
12" DIA. CONIC. PIERS, 30" DEEP (TYP.)
WOOD FENCE
ASCALE: NTS
A
RUBBER CINCH TIE OR EQUAL
9e
S' PINE POLE STAKE
OUTR51DE ROOTBALL
ROOTBALL
4" MULCH IN BASIN
FINISHED
WATER BASIN
G3" HIGH LIP
GRADE
ROUGHEN SIDES
4 BOTTOM OF PIT
PREPARED BACK -ILL
AMEND WITH ORGANIC
5% ORGANIC COMPOST
FUNGI
PER SPECS
PREPARED SUBSOIL
3x ROOTBALL MIN. PEDESTAL
(WIDER IN CLAY SOILS)
TREE PLANTING
BSCALE: NTS
FIN!
GR
-25x ROOTBALL MIN. —1,
uSHRUB PLANTING
CSCALE: NTS
ELL
A IN BASIN
WATER BASIN
3" HIGH LIP
ROUGHEN SIDES
4 BOTTOM OF PIT
PREPARED BACOILL
'AMEND WITH ORGANIC
59 ORGANIC COMPOST
4 MYCORRHIZAL FUNGI
PER MFR'S 5PEGS
(VEX PLANTER BASE
PEDESTAL
x
ou6'0'saD� 1 0' A L L E Y
WOOD FENCING
IV R' LATTICE ON
TOP
150
9
WOOD FENCING
W/ 12'LATTICE ON
TOP
W GRMIITE
FINE PATH
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I I
OUILIE OF I
REHOLISE
MOVEDTO
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SET ON SAND BA'.
NEW% RESIDENCE
FPL EL - low
V A N C 0 U V E R
(N)CONCRETE J
DRIVEWAY APPROACH
PER QTY STANDARDS
A 6PEC5
A V E N U E
OUTLINE OF
(E) GARAGE TO BE
REMOVED
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(50' R/W)
PLANT LIST
1425 VANCOUVER AVE_, BURLINGAME, CA
TREES
SYM
BOTANICAL NAME
CO'1'ILN NAME
OTY.
SI2E/SPACMG
GROWTH RATE
A
alErCLIS CCCCINEA
SCARLET OAK
I
24' BOX
MODERATE
B
ACER PALMATIM
JAPANESE MAPLE
I
24' BOX
MODERATE
C
ACER DI56ECT.M RERM'
RED mw MAPLE
I
B GALLON
FAST
D
MAGNOLIA GRANDFLORA 'LITTLE GEM'
DWAW SOUTVERI MAGNOLIA
I
24' BOX
MODERATE
SHRUBS
I
VEhEROCALLL4
DWARF RFD DAYLILY
121GALLON
FAST
2
GERANII9 'JORRSON5 BLLE'
GERANII'1
12
1 GALLON
FAST
3
PERES JAFO MICA
JAPAfESE PEFE$
4
5 GALLON
MODERATE
4
CAMELLIA JAPONICA
CAMELLIA
3
5 GALLON
MODERATE
5
LIGUSTRIM JAPCNIQM
UAA.EAF PRIVETGE WED
4
5 GALLON
FAST
6
AZALEA SPP
AZALEA
22
5 GALLON
MODERATE
T
NOT USED
S
NOT USED
S
LAVAIM A ANG ISTFOLA
ENGLISM LAVEDER
W
5 GALLON
FAST
10
NOT WED
II
Rtl9 SPP
PACVC COAST HYBRIDS
10
5 GALLON
MODERATE
12
LORFPETALLM PLlli DELIGHT'
FRINGE FLOWER
4
1 GALLON
FAST
B
NOT USED
H
HYDRANGEA M4CR7PNYLLA
HTDRA!>EA
2
5 GALLON
FAST
B
NOT USED
16
NOT USED
TI
PRTOSPOW TBLWFOLW M
RTT06POR11
4
5 GALLON
MODERATE
0
PRNS LA ROCEZA5US
EMGLISH LAIFEL
4
5 GALLON
FAST
GROUND
COVER
GI
I DYMQDIA 9PP bWVBt CARPET 16 1 GALLON FAST
L CONTRACTOR SHALL VERIFY ON SITE ALL GRADES, PROPERTY LIES, EA5ETIIffS, SETBACKS, UTILITIES, SIZE IPROYET'ENTS, WATERPIRDOFNG AND ILDERGIUM PIPING Bffm
CONSTRICTION BEGINS. ALL DISCREPANCIES OR PROBLEMATIC SITE CONDITIONS SMALL BE BR3JGNT TO THE ATTRITION OF THE LANDSCAPE ARCHITECT.
2. FINISHED GRADES SMALL PRMDE POSITIVE DRAINAGE AWAY FROM STRUCTURES AND SHNl BE PROPERLY INSTALLED TO FPEVENT ANY STANDING WATER
CONC ETE"FIDSCAFE SMALL HAVE A MNILM GRADE OF 2% IILE'..A NOTED ORERUSE
3. JIM MESH EROSION CONTROL NETTING SHALL BE USED ON ALL 3:1 OR GFEATER SLOPES. STAKE NETTING APPROPRATELY AND KA47 SPECIFIED GROUNDCOVIER
4. CONTRACTOR SHALL OBTAIN ALL PERMITS NECESSARY TO COMPLETE PROPOSED WORM AS PER CITY/TOWN FEBWRE ENTS.
5. CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING TREES BY 16TALLW TEMPORARY FENOINY AT 11-E ORPLIE ARWO THE TREES. N 71E EVETIT THAT TREE ROOTS
OVER 6' AIE DISCOVERED, THE LANDSCAPE ARCHITECT SHOLLD BE CONTACTED.
6. FEFB2 TO AFCWT ECRRAL AND BGI EERIG DRAUANGS FOR ANY CALCLLATIONS, DETAILS AND SPECIFICATIONS REGARDING BUILDING STRILTIIIE, F°IIDATIOS AND GRADING,
SOILS, GAS AND ELECTRICAL
l THE CONTRACTOR 165 RESPONSIBLE FOR COMPLIANCE WITH SOILS REPORT, FOOL PLANS AND GRADING AND DRAINAGE REBIIFEMENTS PER CIVIL ENGINEER
S. THIS PLAN 15 NOT A SURVEY OR CONSTRICTION DOLL ENT. I7 15 PROVIDED FOR CONLEPRU L RKPOSES AND SHCIY.D BE WIED FOR PLANING PURPOSES.
% LANDSCAPE ARCHITECT MAY M4Iq SITE 059ERJATIONS DW04G CONSTRICTION BUT SHALL NOT BE UTILIZED TO 9PERJISE CONSTRICTION OSRE
10. THE LANDSCAPE ,ARCHITECT AND ENGINEER ASSUMES NO LIABILITY FOR DI6CFERANCES BETWEEN THE FLMS AND ACTUAL FIELD CONDITIONS. CONTRACTOR SHALL VERIFY
EXISTING CONDITIONS.
IL WORK WITHIN THE RIGHT OF WAY 15 SIEJECT TO INSPECTION AND APPROVAL BY THE CITY. OBTAIN ENCROACHMENT PERMIT FROM RELIC WORCS DEPARTMENT PRIOR TO WORK
WITIN THE RIGHT O WAY. T1415 WOR, MAY INCLUDE LANDSCAPING N THE M314T OF WAY, NEU QARB DRAINS, AND PAFKNG STRIP.
PLANTING HOMO
L ALL PL 49M AREAS WITH A SLOPE OF LESS THAN 16%, SMALL BE QLTIVATEP AND ROTOIILLED TO A DEFTM OF SIX (6) INCHES WITH FIVE (5) CIVIC YARDS OF SOIL MIX PER WO
SOAFE FEET.
2. SOL MBDMEITS SHALL BE FREE OF DEBRIS SUCH AS LITTER BROKEN CLAY POTS, AND OTHER FOREIGN MATERAL ROCKS LARSER iH AI ONE NCH DIAMETER WILL NOT BE
PERMITTED. SOIL AMESRBNTS SHALL HAVE THE FOLLOWING CONTENT: SOIL MU( PIMA. NG TOx REDWOOD NTIRFIED CO'RCST, 30% SANDY LOAM.
3. PLANT HOLES SHALL BE DOUBLE THE SIZE OF THE CONTAINER (GENERALLY). THE WALLS AND BASES OF PLANT HOLES SMALL BE SCARIFIED. MOLES SHALL BE BAO*ILLFD WITH
A M XTII E OF IMPORTED SOIL TO DOTING SOIL AT A RATIO O WJ20.
4. SOL BERMS SMALL BE FORMED ARAND ALL PLANTS I GALLON 60 AND LAFGER BASKS SHALL BE FILCHED WITH A 2' LATER OF EAR, CHIPS. CHIPS SHALL BE A MNIMPI OF 1
VP N SIZE.
5. ALL FLAWS SHALL BE FERTILIZED. FERTILIZER SNM.L BE COMMEROALLY AVAILABLE TYPE, ACi2F'GR1 (OR EBJNALENT). APPLICATION SHALL BE ACCOfm►G TO
MAN FACTLPER5 INSTRICTIONIS.
6. RESIDUAL W® PRE-BIEW01T SHALL BE APPLIED BY THE CONTRACTOR THE TYPE AND BRAND QNOSEN BY THE CONTRACTOR SHALL BE APPRTM9 BY THE LANDSCAPE
ARCHITECT. APPLICATION SMALL BE ACCORDING TO MIANFACIURER'S INSTRUCTIONS.
1 TREES SHALL BE STAKED WITH TWO PFESM TREATED 2' DIA POLES. TREE TRH. SHALL BE SMIRED WITH TWO REBER TES OR STRAPS FORCING A FIM-EIGHT BETWEEN
TRW AND STAKE
S. ALL PLANTING AREAS SMALL BE COVETED WITH A LAYER OF BAR, M ILCH, MINIMUM TRIO I ESS O 2 INCHES, AND 04PP 911E OF NO LESS THAN CE NCH
S. LAIN TYPE SHALL BE DWARF FESOJEARYE BLEND, WAD ALL HUE AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION
1V. LANDSCAPE CONTRACTOR SHALL VERFY PLANT AND SOD ajAMrT ES PRIOR TO SUB9TRG BID FOR WOW DOCIENTATION OF PLANTS INSTALLED AT THE JOBKTE S
REBIDim, WITH A LETTER PROVIDED TO THE OWNER STATIC FINAL BARITES.
R LANDSCAPE ARCHITECT C IINOT GUARANTEE PLANT MATERAL AS DEER RESISTANT DIE TO CHANGING HABITS OF PER
L CONCRETE PAYING SHALL BE 4' THICK WITH 9 FEBAR AT B' OD. COLOR IBM
DRWHWAY SHALL BE WIT PAVERS TYPE: B1ARRY STONE PATTEM OLDTOWN COLOR: TAN / GREY
STONE SMALL BE: B IFSTONE COLOR: TAN / GREY
2 57M REINFORCEMENT SHALL BE TED AND SET CENTERED N THE THWO M SPECIFIED ABOVE
3. RAW GRADING AND FINAL GRADING SWILL BE FEFFOF! ED BY THE LADDSCAPE CONTRACTOR THE SOIL SHALL BE GRADED SUCH THAT IT SLOPES AWAY FROM THE BUILDING
FOUNDATIONS.
4. CONTRACTOR SHALL VHiPY ALL PROPERTY LINES ADJACENT TO THE AIREA. OF WORK NO ENCRIDACH'ENT SHAM BE PERMITTED ON ADJACENT LANDS WL.ES6 WRITTEN
PERMISSION IS OBTAINED FROM THE LAND OWNER OR CRY BIICDNG DEPARTMENTS.
LANDSCAPE PLAN
SCALE: 1 /8" = 1 I-0"
w�
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1 0' A L L E Y
V A N C 0 U V E R A V E N U E (50' R/VA
RRIGATION LEGEND
SYM
DESCRIPTION
PSI
I GPM
I REMARKS
B
HYDROZONE' / WATER USE (VL, L, M, or H)
(A) -VERY LOW, (L)-LOW etc.
❑T
WEATHERMATIC SMARTLINE SERIES CONTROLLER
W/ WEATHER STATION
®
FEBCO 825Y REDUCED PRESSURE A55EMBLY
115 max.
W/ SHUT-OFF VALVES
►�
SHUT-OFF VALVE
60-100
BRASS BALL VALVE
i
H06EBIB
60-100
30" TALL BRASS LINE 4 FIXTURE
IRRITOL 100 SERIES CONTROL VALVE
60-100
W/ GLOBE VALVE
❑
FILTER / PRESSURE REGULATOR
-
AS NEEDED PER MFR'S SPECS
c�
HUNTER MPR40 BODY W/ MP ROTATOR SERIES
30-55
.01-2b3
(C)-CORNER, (U-1000 etc.
—
PVC SCH 40 MAINLINE
60-100
SEE PLAN FOR SIZING
—
PVC SCH 40 LATERAL PIPING
30-55
SIZING TBD BY CONTRACTOR
✓,
FLEXIBLE DISTRBUTION LINE
SIZING TBD BY CONTRACTOR
=
PVC 5CH 40 SLEEVING
UNDER ALL PAVING / WALLS
IZRImATION NOTES
L ALL NRRIGATION SYSTEM COMPONENTS SHALL BE NSTALLED PER MA4FACFARERS SPE05. MAAFACRIM'e'S SPECS SIF£RSEDE
ANY SPECS ON THESE PLANS / DETAILS.
2. FJW.ATION SYSTEM SWILL USE PRE5611RE f ILATORB AS NEEDED TO KEEP ALL W PONBNIS WITHN OPTIMAL PSI RANG.:.
PER MIMIFACPiER'5 SPECS.
3. CONTROLLER TYPE 54ALL BE A SMART CONTROLLER RAN SENSORS AND / OR REAT14ER STATIONS ARE RECO tIENDED.
4. CONTROLLER SN Wl BE °.ET TO IRRIGATE BEMEEN THE HOURS OF SFM AND IOAM. CONTROLLER &CALL BE SET TO IRRIGATE
DEEPLY AND LESS GENTLY TO ENCOIRAW DRMWT RESISTANT FOOT GROWN FTR UTION SCIEDLLE TO BE DETERMINED
BY ADITOR / CONTRACTOR
S. PM BETUEEI THE ULTER METER AND A f IICED PfE8611iE ASSEMBLY SHALL BE BRASS OR COPPER TYPE K'.
6. THE BOTTOM OF T1E REDUCED PR561IZE A66EMBLY SHALL BE INSTALLED MN 12' ABOVE THE GRCMND.
T. A 100 MESH FILTER SWILL BE INSTALLED ON THE MAINLINE WORE THE REWCED ME&!E ASSEMBLY.
T. VALVES SHALL BE MOUSED N AEATHE R- RDCF PLASTIC BOXES, WITH L=AELE LDS MARW ULSTER
B. CONTROL DARE CONNECTIONS SHALL BE MADE WITH WATERPROOF PLASTIC M NITS.
S. MAN SUPPLY LINES 1 FITTINGS SHALL BE PVC 504 40, SIZE AS NOTED ON PLAN, BURIED D' - 16' DEEP.
10. LATERAL &LY LINES / FRT IS SHALL BE PVC SCW 40, STZP TO BE DETER'IIED BY CONTRACTOR I3JP1ED IF - U' DEEP.
U RM(IBLE POLY PPE TO BE )i' -Y,', DETERINTD BY CONTRACTOR. ALL Y' REXBLE DISTFOMCN LASS TO BE A MAXlMr
OF 5'-r N LEYGTH A ARE TO BE STAKED.
V. BIEBLERS SHALL BE SPACED TO CREATE AN EYE! UET ZONE ABOUT THE SIZE OF THE CANOPY OF ALL NEW "483, NEW TREES
A EXISTNS IMMAT ATE NON-NATIVE TREES. BUBBLERS SHALL BE PLACED TO AVOID AS MIY-H AS POSSIBLE IRWIATNG OAK TREES
ANY OTHER EXISTW., MATURE NATIVE OR DROUGHT TOLERANT PLAITS.
B. NOSE BW SHALL BE MOINTED ON GALVANIZED STEEL RISERS 30' ABOVE FNISHW GRADE SEO.IrE TO A 44 STEEL BAR
DRNE D' NTO SOLID GROUD.
9 CHECK VALVES SHALL BE ISTALLM ON ALL DOUMILL DRIPLNE A DISTRIBUTION LINE.
IS. T14E RISEp i FOR SPRWLERS ON SLOPES SHALL BE SET APPROXIMATELY PER'EDIQLAR TO M PLANE OF T1E SLOPE -
IS. F LOCATION OF A &FPLY LNE INTERFERES, UATH TIE DRILLING OF THE PLANT HOLES, THE PLANT HOLES 514ALL BE LOCATED
AS TO CLEAR THE 51PPLY LNES.
IT. ALL LNES SHALL BE THOWW, LY RU51ED OUT PRIOR TO ATTACWW OF VALVES, SPRNQERS, EMITTERS, 4 OTHER TERMINAL
FITTINGS.
S. TIE CONTRACTOR WALL MAKE FINAL ADASRENTS TO THE IRRIGATION SYSTEM TO B&IRE PROPER COVERAGE AID PREVENT
WATER RN -OFF AND EXCESS SPRAY.
M ALL SPRAY AND DRIP ZONES TO BE MN 5'-0' AND PFODUBLY I0'-0' AUAT FROM OAK TREE TRIK.G-
IRRIGATION PLAN
SCALE: 1/8" = 11-0"
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10 D 5 10 20 40
I
�
1H FEEL'
Y,
.J''_ TAr
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1 inch 30 ft pC w;
> _ _
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5px___..R ...--_------
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°
BUILDING FRONT SETBACK
gag jr
e#1404°. 18.3'
#1408 =3' 1K 9 I40��• ..%:v�q:2. n::E:: ,
F1412 18.6 k �y.
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/1424 19.8, b• : +96.19
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Ji
BASIS OF ..
ELEVATIONS ARE BASED UPON AN ASSUMED DATUM. tkp $
8 TBM: SET SCRIBED CROSS ON SIDEWALK, AS SHOWN
LE = 100.00 L _ ELEVATION BASIS OF BEARINGS +98.51 Its r
THE BEARING. N55.04'56'W OF THE CENTERUNE OF ,V1g'I
VANCOUVER AVENUE. AS SHOWN ON THAT CERTAIN
RECORD OF SURVEY FILED IN VOL 36 OF LLS MAPS Y �0 63 'l 1 Bs� eQ
AT PAGES 9 AND 10. WAS TAKEN AS THE BASIS OF �' ,
BEARINGS FOR THIS SURVEY. Yj'j J 4+f�yi'� V ! p
J o -- ; Y'�sgg4 ? lop.� r
L.GI.TJWFOUND �; �:: o: oi•
• BRASS PIN(RCE 4IP M20858) PER 2 ILLS 66 b v TH PLASTIC PLUG AND n
UNLESS OTHERWISE NOTED
A//C ASPHALTIC CONCRETE �p i1 �, .. ...
:1...
BW BACK OF WALK 9D' k ; 9g6 / o''^�""
CIP CASTCATCH
IRON PIPE aT } ,I ij '
MP CORRUGATED METAL PIPE
TE
co G CLEAN -OUT EXISTING HOUSE gg�p ; ;� S ; ,arir<r ;ts.t >
OEM EELLECTRIIC METER ,,`•,A, t,l• �,':'•'>;: 55k I'�s I )
FF FOUND
FLOOR
FL FLOW LINEFH
�, Vim• -
GA GUY ANH giROµRT A
'VGRD GROUND
HCR HANDICAP RAMP : �• M '
INV. INVERT
IP IRON PIPE
LATERAL
LGT UP OF GUTTER
O/H OVERHEAD !�I:
'P.E.
�
PUSUC UTIUTIES EASEMENT
RCP REINFORCED CONCRETE PIPE S5 "v p�
' RWALL RETAINING WALL gg. /t..: `0�
rRIGHT OF WAY
O SANITARY SEWER CLEAN -OUT ;�, Qi*�: 1�5 '.5} .(• '
SSMH SANITARY SEWER MANHOLE j -...r is :::iri gg\a �.,, .,. .:__10 ,�j• +�li,1 .
SOMH STORM DRAIN MANHOLE nr.. ""'i' x g99aT >>-p1 p1 __ j o- i
TECH
TOP BACK OF CURB •55
//CW ;
L/G UNDEROFGTtOUND DIRT CUT '00 g _"' _"'--_ 1�'
VVCCPP NTRIAED CLAY PIPEWA
WV TER ?- .1q� 6 �•, 'k $ �7 c•.
WM WATER METER BOX
(: 9g�11' C)) 10V 1A � `F % `• 50N
-EN CABLE ICAL LSION LINE v Og AV j o
INE
_G- GAS LINE
-SS- SAKI ARY SEWER LINE y
-SD- STORM DRAIN LINE 0.
U
-T- TELEPHONE LINE `pp� ._-r•: F^fib i
-W- WATER LINE %•'...'•.. �• : _ _
1
<• .. y,
i z x; w..
_ PiSJ t4 CC''X _O.OT %�.�i. i _ .................... _____ _____ __ __ _ ____. _____ _.._____ ____. _____ ._._.___________________ ._.... ____. .._ ________ ..._
0'' Ss q• 9 , `' �� {?O'o'N __X±: '- .._ ..
k- A _____________________Wry3.97+ I m
r e 1 � .•I�.
_______._ .____________' z' "_____!, II
yg?5 g, .. Gg� 0 'teC'S" CF Ttp BC 01.11-0 ° -} 1 `3.97
—o/H o/H o/H—D/HvM—o/F+—wag • M eg-G Q�I�T
__________ ______________________________ r - y _ --------------__ } W
®, 91 g655G gg•y50 `('5-UG �OtiVO \p1i50 1 2g, `�„� ae:' :2 ::S S•' !. :; :LS :X:
.��.}s O
0.02' , -•F'r-
`�
-
-
- -
=
- - - - - - �- -
I
- -
- - - VANCOUVER
AVENUE
(50' R/W)
BASIS OF
uj
u'
�N
c
=1
BOUNDARY AND
TOPOGRAPHIC SURVEY
— — — — — —
—
— —
- -
-
a ic...;.
b
W
LOT ?8, BLOCS; 45
np LlF EASION AD -EDITION TO BURUNGAME 4"
yl - - Nt,.
VOLUME 4 U; MAPS AT PAGE 57
ASSESSOR'S ARCEL NUMBER: 025-054-170
U`rLM NOTE
j'ur.::>. .,::
(1428 VANCOUVER AVENUE)
W
THE UTILITIES EXISTING ON THE SURFACE AND SHOWN ON THIS
r
DRAWING HAVE BEEN LOCATED BY FIELD SURVEY. ALL UNDERGROUND
,.� ;•r
`•...:>:d'-i'
�....
-v'AU::•-•,. -_ :. :'f ?dLic%:, 2•)15
J
UTILITIES SHOWN ON THIS DRAWING ARE FROM RECORDS OF THE
ON
THE SURVEYOR DOES NOT ASSUME
!
.,::r
VARIOUS UTILITY AND
INDICATED LOCATION, OR
- v
B H SURVEYING, INC.
RESPONSIBIUTY FOR THEIR COMPLETENESS,
SIZE. RECORD UTILITY LOCATION SHOULD BE CONFIRMED BY EXPOSING
PROFES91ONAL LAND SURVEYING
=
THE UTILITY.
I
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I
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