ASA-2004-06b
City Hall
10300 Torre A venue
Cupertino, CA 95014-3255
Telephone: (408) 777 -3223
FAX: (408) 777-3366
Website: www_cupertino.org
ITYOF
CUPEIUINO
OFFICE OF THE CITY CLERK
July 12, 2004
Jim Yee
Dahlin Group, Inc.
2671 Crow Canyon Road
San Ramon, CA 94583
Re: Consider approving Application No.(s) ASA-2004-06, EXC-2004-06; Dahlin Group,
Inc.; Southwest comer of Rodrigues and Torre Avenues; APN 369-40-017:
a) Architectural and site approval for a 51-unit townhome development as part of the
Civic Park approval
b) An Exception to the Heart of the City Specific Plan
Dear Mr. Yee:
At its July 6, special meeting, the Cupertino City Council approved the above stated project with
the following conditions.
ASA-2004-06 conditions:
APPROVED PROJECT
Approval is based on the plan set entitled: "Preliminary Design Submittal Civic Park Rl
Townhouse Condominiums" dated May 28, 2004 and consisting of thirty-five sheets
labeled A-O to A-16 and LO.1 to L6.0 by Dahlin Group, except as may be amended by the
conditions contained in this approval.
ARCHITECTURAL DETAILS
The fonowing details shall be incorporated into the construction drawings, subj ect to the
approval of planning staff:
a. Concrete Roof Tiles: The roof tiles shall have the following
features: Triple stacking of concrete roof tiles along an roof-ridges; random
placement of stacked tiles throughout the roof area; variation in the color of
tile samples; and mortaring of edges.
Printed on Recycled Papel
ASA-2004-06, EXC-2004-06
Page 2
July 12,2004
b. Wrought Iron Details: Wrought iron detailing shall be
conceptually based on the approved plan set, subject to adjustments that can
be approved by Platll1ing staff. -
c. Trim and Corbels: Foam trim and corbels shall be allowed, with
smooth finishing. Where appropriate, rounded edges shall be used, otherwise
comers shall have sharp-angles (not rounded). Planning staff shall approve a
final sample prior to construction.
d. Stucco Exterior: The stucco finish shall be smooth.
STORM WATER RUNOFF MITIGATION
The applicant shall avoid the use of raised curbs within the project area where applicable.
In addition, biofiltration or bioretention devices shall be incorporated into the project.
Prior to the issuance of building permits, Planning staff and the Environmental Programs
Manager shall certify that the applicant has taken reasonable measures to accomplish the
purpose of this condition.
COVENANTS, CONDITIONS AND RESTRICTIONS
Prior to occupancy of the housing units, the applicant shall record CC&Rs for the
townhouses. The language of the CC&Rs shal1 be subject to the approval of the City
Attorney and Planning staff.
NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code
Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of
such fees, and a description of the dedications, reservations, and other exactions. You are hereby
further notified that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If
you fail to file a protest within this 90-day period complying with all of the requirements of
Section 66020, you will be legally barred from later challenging such exactions.
EXC-2004-06 conditions:
APPROVED PROJECT
Approval is based on the plan set entitled: "Preliminary Design Submittal Civic Park R 1
Townhouse Condominiums" dated May 28,2004 and consisting of thirty-five sheets labeled A-O
to A-16 and LO.l to L6.0 by Dahlin Group, except as may be amended by the conditions
contained in this approval.
NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code
Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of
such fees, and a description of the dedications, reservations, and other exactions. You are hereby
ASA-2004-06, EXC-Z004-06
Page 3
July 12.2004
further notified that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If
you fail to file a protest within this 90-day period complying with all of the requirements of
Section 66020, you will be legally barred from later challenging such exactions.
SETBACK EXCEPTION
A seventeen-foot setback is granted for two of the twelve units facing the southerly property
line.
Please review conditions carefully. If you have any questions regarding the conditions of
approval, please contact the Department of Community Development at 408-777-3308 for
clarification. Failure to incorporate conditions into your plan set will result in delays at the
plan checking stage. If development conditions require tree preservations, do not clear the
site until required tree protection devices are installed.
The conditions of project approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government Code
Section 66020(d)(1), these conditions constitute written notice of a statement of the amount of
such fees, and a description of the dedications, reservations, and other exactions. You are
hereby further notified that the 90-day approval period itz which you may protest these fees,
dedications, and other exactions, pursuant to Govemment Code Section 66020(a), has begun.
[fyou fail to file a protest within this 90-day period complying with all of the requirements of
Section 66020, you will be legally barred from later challenging such exactions.
Any iIzterested person, including the applicant, prior to seeking judicial review of the city
council's decision in this matter, must first file a petition for reconsideration with the city
clerk within ten days after the council's decision. Any petition so filed must comply with
municipal ordinance code ~2.08.096.
Sincerely:
&~~~:Jj-
Grace Schmidt
Deputy City Clerk
cc: Community Development
ASA-2004-06
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6252
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING
APPROV AL OF AN ARCHITECTURAL AND SITE REVIEW FOR FIFTY-ONE
PREVIOUSLY APPROVED TOWNHOUSES IN THE CIVIC PARK DEVELOPMENT.
SECTION I; PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
ASA-2004-06
Hunter Storm (Dahlin Group)
Southwest corner of Town Center Lane and Torre Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The proposal, at the proposed location, will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of this chapter, the General Plan, and
zoning ordinance;
3. The proposal will use materials and design elements that compliment the existing and
neighboring structures;
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application ASA-2004-06
Resolution No. 6252
Page 2
ASA-2004-06
June 14,2004
set forth in the Minutes of the Planning Commission meeting of June 14, 2004, and are
incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
Approval is based on the plan set entitled: "Preliminary Design Submittal Civic Park R1
Townhouse Condominiums" dated May 28, 2004 and consisting of thirty-five sheets
labeled A-O to A-16 and LO.1 to L6.0 by Dahlin Group, except as may be amended by the
conditions contained in this approvaL
2. ARCHITECTURAL DETAILS
The following details shall be incorporated into the construction drawings, subject to the
approval of Planning staff:
a. Concrete Roof Tiles: The roof tiles shall have the following features: Triple
stacking of concrete roof tiles along all roof-ridges; random placement of stacked
tiles throughout the roof area; variation in the color of tile samples; and
mortaring of edges.
b. Wrought Iron Details: Wrought iron detailing shall be conceptually based on the
approved plan set, subject to adjustments that can be approved by Planning staff.
c. Trim and Corbels: Foam trim and corbels shall be allowed, with smooth
finishing. Where appropriate, rounded edges shall be used, otherwise corners
shall have sharp-angles (not rounded). Planning staff shall approve a final
sample prior to construction.
d. Stucco Exterior: The stucco finish shall be smooth.
3. STORM WATER RUNOFF MITIGATION
The applicant shall avoid the use of raised curbs within the project area where applicable.
In addition, biofiltration or bioretention devices shall be incorporated into the project.
Prior to the issuance of building permits, Planning staff and the Environmental Programs
Manager shall certify that the applicant has taken reasonable measures to accomplish the
purpose of this condition.
4. COVENANTS, CONDITIONS AND RESTRICTIONS
Prior to occupancy of the housing units, the applicant shall record CC&Rs for the
townhouses. The language of the CC&Rs shall be subject to the approval of the City
Attorney and Planning staff.
5. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
Resolution No. 6252
Page 3
ASA-2004-06
June 14, 2004
amount of such fees, and a description of the dedications, reservations, and other
exactions. You are hereby further notified that the 90-day approval period in which you
may protest these fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-
day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
PASSED AND ADOPTED this 14th day of June 2004, at a Regular Meeting of the Planning
Commission of the City of Cupertino, State of California, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chen, Giefer and Acting Chair Miller
COMMISSIONERS:
COMMISSIONERS: Wong
COMMISSIONERS: Chairperson Saadati
ATTEST:
APPROVED:
/ sl Steve Piasecki
Steve Piasecki
Director of Community Development
Isl Marty Miller
Marty Miller, Acting Chair
Cupertino Planning Commission
PRELIMINARY D
CIVIC
ESIGN S
PARK R1
by
UBMITfAL
CTC FUNDING, L.L.C.
TOWNHOUSE CONDOMINIUMS
LOCATION MAP
CONSULTANTS
DEVELOPER: I
C~
20729 VAND
GRE
EN DRIVE
SUITE 100
CUPERTINO, CA 95014
ATTN: DEKE HUNTER, ED STORM
408.255.4100
CIVIL ENGINEERS: KIER 8~ WRIGHT
3350 SCOTT BLVD., BLDG. 22
SANTA CIARA, CA 95054
ATTN: EUGENE GOIOBIC,IR.
408.727.6665
ARCHITECT: THE DAHLIN GROUP
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
ATTN: JIM YEE, GLEN SIMMONS
925.837.8286
LANDSCAPE ARCHITECT: CARDUCCI & ASSOCIATE5, INC.
1331 COLUMBUS AVENUE 2ND F100R
SAN FRANCISCO, CA 941 ~3
ATTN:REN BATES
415.674.0990
TABLE OF CONTENTS
ARCHITECTURE
A•0 TITLE SHEET
A-1 SITE PLAN -OVERALL
A-la SITE PLAN - Rl -GARAGE LEVEL
A-lb SITE PLAN • Rl -ENTRY LEVEL
A-2 UNIT 1 -FLOOR PLANS
A-3 UNIT 2 FLOOR PLANS
A-4 UNIT 3 FLOOR PLANS
A-4a UNIT 3A FLOOR PLANS
A-5 UNIT 4 FLOOR PLANS
A-b UNIT S FLOOR PLANS
A-7 BLDG. At -FIRST AND SECOND FLOOR PLANS
A-$ BLDG. Al -THIRD FLOOR AND ROOF PLANS
A-9 BLDG. A2 - fIRST AND SECOND FLOOR PLANS
A-10 BLDG. A2 - THIRD f1O0R AND ROOF PLANS
A-11 BLDG. B -FIRST AND SECOND FLOOR PLANS
A-12 BLDG. B -THIRD F1O0R AND ROOF PLANS
A-13 BUILDING ELEVATIONS
A-14 BUILDING ELEVATIONS
A-15 BUILDING ELEVATIONS
A-16 DESIGN DETAILS
LANDSCAPE ARCHITECTURE
L0.1 Rl EXISTING CONDITIONS
L0.2 Rl TREE PLAN
L1.0 Rl LANDSCAPE MATERIALS PLAN
L2.0 R1 PLANTING PLAN
L2.1 R1 PLANTING PLAN
L2.2 Rl PLANTING PLAN
L2.3 Rl PLANTING PLAN
L3.0 R1 IMAGE BOARD
L3.1 Rl ILLUSTRATIVE SECTIONS
L4.0 Rl IRRIGATION PLAN
L4.1 Rl PLANTING & ILLUSTRATIVE DETAILS
L4.2 Rl PLANTING & ILLUSTRATIVE DETAILS
L5.0 Rl CONSTRUCTION DETAILS
L5.1 Rl CONSTRUCTION DETAILS
L6.0 Rl PLANTING ~ ILLUSTRATIVE NOTES
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R-1 TOWNHOUSE
STYLE CONDOS 51 UNITS x 2=102
R_2 CONDOS 68 UNITS x 2=136
12UNITSx1=12
RETAIL 95
TOTAL PARKING REQUIRED 848
ON SITE
SURFACE PARKING STRUCTURE
GARAGE PARKING ON SITE
STREET PARKING S BTOTAL
U
BLDG. C, D&E 131 0 21 152
BLDG. A, B&F 85 0 8 93
BLDG. G 79 83 0 162
R-1 Q 102 14 116
R-2 0 282 34 316
SUBTOTAL 295 4b7 77
TOTAL PARKING PROPOSED 839
OFF SITE
STREET PARKING
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R-1 11
TOTAL PARKING ON TORRE AVENUE 22
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LINfI'lA- 4 ~D1~JOM@ 1,992 SQ.FI: 2 UNI18
UNIP2 - 3 RkD1~JOM @ 1,742 BQ.FI: 8 UNITS
UNIl'3 - 3 SEDIDOM @ 1,689 BQ.FP. 24 UNIlS
UNIr3A- 3 ~DROOM @ 1,701 SQ,FZ: 4 UNIIS
UNIr4 - 4 ~D1~JOM @ 2,052 BQ.FI'. 4 UNIlS
UNIr5 - 4 BIDROOM @ 1,960 5Q.FI'. 1 UNTr
'TOTAL 91,364 SQ.FI: 51 UNITS
AREA CAI~UTAIION
~JIIDING AREA 48,096 SQ.FI: (43,5 %OFIOTAU
H~VA'ITI'4ID AREA 6,706 9Q.FP. (6.1 %OFZOTAU
IAND,SCAPEAREA 22,064 SQ,FI: (20.0 %OFZOTAU
AIIEYWAYAREA 20,488 BQ.FI (18.6 %OF`IOTAI)
PAVEVIIlVTAREA 13,139 SQ.FI'. (11.8 %a 0F`IOTAI)
'IOTALAREA 110,493 8(g1,FI:
US'FA~ECOMMON OPIN SPACERDaU1f~D 7,650 SQ.FI'.
UST'.AI~ECOMMON OPIN SPACEP%)VIDID 10,769 9Q.Fr
FAR 82.7%
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SflCO ND FID O R PLAN
SEGOND FLOOR: 81q S.F.
TOTAL: 1,42 S.F.
FIl~ST FiD O R PiAN
FIRST FLOOR: q23 S.F.
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GARAGE FifJ O R PLAN
GARAGE FLOOR: 0 S.F.
GARAGE: 518 S.F.
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SEGOND FLOOR: 821 S.F.
T07AL: 1,101 S.F.
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FIRST FLOOR: 880 S.F.
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GARAGE: 488 S.F.
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SDCOND ~IUORPIAN
GARAGE FUJ O R PLAN
S~CO ND FID O R PiAN
SEGOND FLOOR: 809 S.F.
TOTAL: 1,689 S.F.
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GARAGE ~ O R PLAN
GARAGE FLOOR: O S.F.
GARAGE: 529 S.F.
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THIRD FLOOR: 457 S.F.
TOTAL: 2,052 S.F.
SECOND FLOOR PLAN
SEGOND FLOOR: I,IIb S.F.
FIRST FLOOR PLAN
FIRST FLOOR: 4l9 S.F.
GARAGE: 438 S.F.
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SDC O ND FIfl O R PLAN
SEGOND FLOOR: 96l S.F.
TOTAL: 1,992 S.F.
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FIRST FLOOR: 971 S.F.
GARAGE FID O R PLAN
GARAGE FLOOR: 54 S.F.
GARAGE: 518 5.~.
UN1T 1- FUJORPIANS
6
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ALT. GARAGE ~ O R PLAN
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GARAGS: 552 5.~.
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SEGOND FLOOf2: 944 S.F.
TOTAL: 1,960 S.F.
CIVIC PARK
FIRST FLOOR PLAN
FIRST FLOOR: 95l S.F.
GARAGE FLOOR PLAN
GARAGE FLOOR: 5q S.F.
GARAGE: 539 S.F.
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May 28, 2004 P[n,&I;TN0:688,001
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CUPII~I.Il~TO, CAIIE1D~dVfA
2671 Cmw Canon Pd.
San Hunon, CA 94683
926.837.A286
9'15.837.2643 Fax
23'0'
~COND FIDORPIANS
SECOND FLOOR PLAN
CIVIC PAID
FIRST FLOOR PLAN
May'18,2004 H~.dI;TN0:688.001
~ ~ / ~
CLTPgaINO , CAIIFI~ 1~T1A
2671 CmwCan~on Ftl.
San Ibmoq CA 94583
925.837.8286
925.A37.2593 Fex
SECOND FLOOR PLAN
C1VIC PARK
CUP~HIINO, CAIIFn1~T1A
FIRST FLOOR PLAN
May`LR,2004 PI~,~T:TN0:688.001
~ M • ~
2871 Prow Canyon [H.
'.yen 1~mon, CA 94583
925.837.8286
925.837.2543 Fkx
ROOF PLAN
CUPIIZIINO , CAIIEn I~VIA
THIRD FLOOR PLAN
May 28, 2004 ftiD.&~;TNO: 688.001
1~ !"i
2971 Cmw Canyon Rl.
San FAmoa CA 44583
9'15.837.8288
926.831.2643 FLx
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CIVIC PARK
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E[JILDING B - FIEiSP &
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Muy28, 2004 PI~JFT,TNO: 688.001
' ~ ~ ~
2671 Cmw Canyon Iii,
Snn Rimon, CA 94583 1
925.837.8286
925.837.'2543 Fix
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May2&, 2009 fti~,A9;TN0: 688.001
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2871 Cmw Canton HI.
San Ibmon, CA 94583 ~ 12
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94 1ULIP 60
100 COAST LIVE OAK 80
IOI LOQUAT 65
102 GOA5T LIVE OAK 65
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(E) TREE TO BE RELOCATED 103 PODOGARPUS
104 LIQUIDAMBAR l0
105 PODOGARPJS 15
106 LIQUIDAMBAR 65
101 PODOGARPJS 65
108 PODOGARPUS 10
xx TREE PROTECTION FENCE 109 HOLLYWOOD .tJNIPER 15
IIO HOLLYWOOD JJNIPER 15
III GHINE5E ELM l0
- LIMIT OF WORK LINE 112 HOLLYWOOD JJNIPER 15
113 HOLLYWOOD JINIFBR 15
114 HOLLYWOOD .UNIPER 65
PROPL~cTY LINE 115 PUIM 45
IIb HOLLYWOOD .UNIPI~ 65
II'1 HOLLYWOOD .t1NIPER 60
IIb PODOGARPUS 50
119 LtQUIDAMBAR 60
EXI5TIN6 TREE PROTECTION NOTES: 12o uQUIDAMBAR
121 PODOGARF'V5 65
50
Plarrt Protoction:
I 122 PODOGARPUS 50
. 123 HOLLYWOOD JJNIPER 55
a. Iretall a temporary b-Foot high metal Ghaln Ilnk tree protection Pence where shown 124 PODOGARPUS
125 PODOGARPUS 10
10
on the drewings, or one-foot beyond the Furthest ranching branch of the existing 126 GHII~SE ELM 15
fret(s) to remain, to define the Protectlvc Zane Radius (PZRJ as directed the
~ 121 PODOGARPUS 10
Landscape Architect. 126 PODOGARPUS 10
129 PODOGARPUS b5
b. Protect troos ainst a+tth , broakl skinnin and brvisin of bark.
a9 9 i'9- 9 9 130 PEAR 15
131 PEAR T5
c. Permit ro traffic or stoc iii within the Protectve Zone Radius.
~ rig 132 PODOGARPUS 10
133 PODOGARPUS 10
d. Do rot change each surface within Protective Zone Radius of trees without written 134 HOLLYWOOD JJNIPEP2 ?0
athorizatian oP the Candace a Architect.
P 135 HOLLYWOOD .UNIPER 10
136 HOLLYWOOD JJNIPER TO
a Do not ark veh~les or store matcrlals, su Ilcs cnd construction a ul mcnt within
p PP 4 P I3T LIQUIDAMBAR 10
the Protective Zona Radius of trues. 138 LIQUIDAMBAR 60
139 LIQUIDAMBAR TO
f. Obtain specific Irbtructlan from the Landscape Architect for pruning of trees, or 140 LIQUIDAMBAR TD
disturbmco of soil within the Protective Zona Radius and fa removal of roots. 141 HOLLYWOOD .UNIPER 60
142 PLUM 10
g. Do not mechankally trench withh the Protective Zone Rodlus oP trees unless It Is 143 PLUM 30
stated on the Drawings "trenching under this tree is accaptoble" 144 HOLLYWOOD JJNIPER 60
145 HOLLYWOOD JJNIPER 60
h. Provide watoring For all planting within Contract Limit and any ad)acent areas 14b COAST UVE OAK 65
aFFected by the work 152 PODOGARPVS 10
153 HOLLYWOOD JJNIPER 10
i. Refer to additbnal requlremonts on tho Drawings. 154 HOLLYWOOD JJNIPER TO
155 HOLLYWOOD .UMIPER 10
). For lengths of temporary Fence under 200' provide and Iretali a mlMinum of two 156 TRISTANIA 65
signs at ec~vla5stant locations, clearly visible from whore construction will occur. For 151 CHINESE E:.M TO
lengths oP temporay Pence over 200' Install one sin par every hunched feat oP Pence 158 i,HINESE ELM TO
at egvldHtant locations fa the force's entire length. Provldo sicyls that are a mfnlrrum 161 PODOGARPU5 10
oP two Peat in one direction and contain the Following laiguayo~ 162 LIQUIDAMBAR 55
163 LIQUIDAMBAR 55
WARNING THIS TREE PROTECTION FENCE SHALL NOT EE REMOVID OR RELOCATED 164 PODOGAfiPU`' '10
NUTHOUT WRITTEN AUTHORIZATION FROM THE LANDSCAPE ARCHITECT 165 PODOGARPUS TO
Ibb PODOGARPV5 10
k. Maintain all temporary Pcncing In a neat and orderly condttlon for the entlrc 161 PODOGARPUS 10
construction period. Tho contractor must have written permission from the Landscape Ib8 PODCGARPUS 10
Architect prier to any removal eP temporary fence. The Penclny may be temporally 169 LIQUIDAMBAR T5
removed to ovlde tem a construction access on aFter obtatnin written
Pr Pei' "! t1 9 110 PODOGARPV5 10
authorization from the Lcndsccpa Architect. 111 LIQVIDAMBAR T5
118 PODOGARf'V5 10
I. Have a cortiFiad artbrist immediately treat arvy exposed or wt tree roots aver ono 114 PODOGARPUS 10
inch in diameter. 180 PODOGARPUS 10
181 CHINESE ELM b5
m, Do rot apply any chem~al herbicides within the Pratectlve Root Zona or within the 182 PODOGARF415 10
true lmmodlately atslda the Protective Root Zono for a distance oqual to one-halF I83 PODOGARPUS 10
the ProtcctNC Root 184 PODOGARPUS 10
Zonc, 185 PODOGARPJS 10
I Bb PODOGARRIS TO
2. Plant Replacement 181 PODOGARPUS 10
188 PODOGARPUS 10
a. Replace trees wt or severely damaged. Sea speclPlcatlons IB9 PODCLARPUS 10
190 HOLLYWOOD JJNIPER 60
b. An Intamational Society of Arboriculture or National Ar!»rist's Association c~ualifiod IQI HOLLYWOOD aJNlf'ER 60
tree surgeon may be retained by the Owner to determine the condition of trees rn 192 HOLLYWOOD .UNIPER 60
G~U95tI0n Q9 tO tFlelr ability tO 5VrVIVa. Comply Wlth reGCmmondatlofl5 tO rehabilitate a 193 PLUM 50
to replace M accordonce with parac~aph above. 194 llOUIDAMBAR 50
145 LIQUIDAMBAR 60
IQb LIQUIDAMBAR 10
141 PODOG,4RPU5 10
198 PODOGARRIS l0
325 LiQUIDAMBAR 55
326 LIQUIDAMBAR 55
GENERAL NOTES: 321 LI`,a'IDAMBAR 55
328 LIQUIDAMBAR 55
I. OWNER TO PROVIDE A TREE PROTECTION BOND IN THE AMOUNT OF x15,000 FOR
EACH HERITAGE TRH WITHIN THE LIMIT OF WORK FOR THIS PHA5E.
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PLANTING AREA
PEDESTRAN PAVING
CONCRETE WITH SAND-B1A51'ED FINISH AND SCORE LINES (APPRD%, 5' APART)
SPECIAL PEDESTRIAN PAVING
COLORED CONCRETE: DAMS COLORS- MOCHA QLB. 6050) i GOGOA (7185. 6130) W/ SAND-BLASTED FINISH
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LAND5GAPE FORM5, INC., SGAR80ROUFiH STRAP 9ETY,H, IVY POY~DERL.OAi, 5G300S-B5-T2
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~--~ 51REET LIGHT REPLACE E%15TIN6 5TREET COBRA LIGHT5 VUTH,
HOLAPHANE LI6HTNG, MEMPHI5 POLE, W/ TEARDROP LUMINAIRE, BLACK COLOR, 30' HT.
51NGLE i~AD HOLAPNANE U6HTING, MEMPHIS SINELE POLE, NU TEARDROP LLMINAIRE, BLACC COLOR, Ib' HT.
PEDE5TRIAN LIGHT (M)IST ALLOW 14' VE3FTIGAL CLEARANGFa
µ DOIbLE HEAD HOLAPHANE LI6HiING, MEMPHIS TWIN POL'c, W/ TEARDRGF LUMINAIRE, BLACK DOLOR, Ib' HT.
PEDESTRIAN LIGHT' (MU5T ALLOW 14' VERTICAL 0.EARANGE)
~ BOLLARD LIGHT HOLAPHANE LIGHTING, GOLI,h181A LIGHT BOLLARD, GREEN DOLOR 44' kT
• WALL LIGHT WALL LIGHTS a 5TEP5 d RAMP WALLS
ACCENT LIGHT UP LI6HT5 DIRECTED 0 OAK TREE FOLIAGE
AREA CALCULATIONS
BUILDING AREA ILDING FOOTPRINT) 49.140 SF
LANDSCAPE AREA I~}49 SF
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LANDSCAPE FORMS, INC.
RECEPTACLE SIDE-OPENING
5G-5002-2433
LANDSCAPE FORMS, INC.
RECEPTACLE WITH ASH PAN
5G-5002-2433
GRAPE.
MYRTLC
LANDSCAPE FORMS, lNG.
SGARBOR~JJGH BACKED
STRAP BENCH-IVY POWDERGOAT
5G3oo5-B5-1a
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MIX COLORS: 5ANDALWOOD, MARIN,
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PAYER BANDS:
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WATER FEATURES
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SGH.80 R/G NIPPLE, TB 3.5ET RGV AND VALVE BOX ASSEhBLY IN GROUND GOVER/SHRUB AREA WHERE
-PVG UNION POSSIBLE. INSTALL IN LAWN ONLY IF GROUND COVER DOES NOT EXIST ADJACENT TO
I. TAPE 1HREADED FITTINGS WITH TEFLON TAPE. LAS.
2. GPMPAGT 501E ARWtm BOX TD 90% MIN. 4. SET BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE OF LAWN,
3. POSITION BALL VALVE CLEAR OF GRAVEL WALK, FENCE, CURB, ETC.
4. POSITION FILTER TO ALLOW SGR~N REMOVAL. 5. AV010 HEAVILY GOMPAGTIN6 501E AROUND VALVE BOXES TO PREVENT COLLAPSE
5.5ET VALVE BOX PERPENDICULAR TO PAVEN7EM, HEADER, AND AS NOTED ON PLAN. AND DEFORMATION OF VALVE BOX 510E5.
PLANTING TAKES PRECEDENCE DYER VALVE LOCATION LOCATE 50 AS NOT TO b. INSTALL EXTENSION BY VALVE BOX MANJFAGTURER AS REQURED TO GOMPi.ETELY
INTERFERE WITH PLANTING. ENCLOSE A55EMSLY FOR EASY ACCESS.
VALVE BOX INSTALLATION
3/4"=I'-0
----~- 5' O.G.
~ DRIPPERLIN'E, SEE PLAN
O t3'-5" BELOW GRADE
in
STAKE AT 5' O.G. AND
• FITTINGS, TYP,
u USE FITTINff~ AND SIZING
O RECOMMENDED BY PIPE
u', MANUFACTURER
Ib"X25 i/2"XIS' DEEP PLA5TIG GREEN 10" ROUND VALVE HOX AND DOVER
VALVE BOX 4 COVER VU PERMANENTLY INSCRIBED ~~ LAYER -FINISH GRADE GREEN VALVE SOX AND COVER W! 2" hULGH
A/MR/ A5 REQUIRED IN IRRIGATION ~ PERMANENTLY INSCRIBED BV A5 LAYER 12xlTxl2 VALVE BOX d BOLT DOV~N
FINISH GRADE REQUIRED IN IRRISATiON NOTES GOER
NOTES, SET 1" ABOVE FINISH GRADE FINISH GRADE p TURF: SET FLVSH W1 FINISH GRADE FINISH TURF: SET FLUSH WITH FINISH GRADE
r 2" MULCH LAYER 3M DBY WIRE SPLICE W/ 30' COIL WIRE FINISH GRADE w _ ~~ NON TlAZF: SET 2' A80VE FINISH GRADE
r 2' NULGH LAYER z - - NON TURF SET 2' ABOVE FINISH GRADE SGH. 80
OMATIG FLUSH VALVE DRIP LII~ FITTING PER MANUFACTURER ~ ~=I I I RIG 3M DBY WIRE 5PLIGE GR APP. E0.
~ Q 2' MU.GH LAYER UNION W/ 30' WIRE COIL
VALVE ~ = b' LONG BLANK DRIPPERLINE TUBING ~ ~ T"m x 9 I/1„ DEEP BEEN T. GHRISTY ENTERPRISES STD. IRRIG.
=I = T. GHRISTY ENTERPR15E5 STANDARD YU GOMPRE5510N ADAPTERS AT DRIPPERIIt~. INSTALL ! 3'~' BEIAW ~ COVER VALVE BOX VALVE VALVE I.D. TAG -SECURE TO
`~ IRRIS. VALVE ID. TAG- SEGLRE TO $OTH ENDS FINISH GRADE 4 ~ 50LENOID WIRE
BELOW SOLENOID WIRE. I/2" BALL VALVE F PVG MAINLINE ~ BALL VALVE -FULL PORTED
n STAKE AT 5' O.G, TYP, z
R/G UNION 24" COBRA GONNEGTGR - E ~ SGH. 80 NIPPLE (TYP.)
a 5GH8o PVG ELL 5GN 40 TEE PVG 5GH 40 I/2' THREADED TEE OR PVG SALE VALVE SAME SIZE ~ - 5GH. 80. PVG ELL, 5x7
~~~ BALL VALVE -FULL PORTED PURPLE PVG COLLECTOR LATERAL ELB01'r A5 GOPpITION REQUIRES. AS MAINLII~ n `-2'-3"GL
3"(TYP) z SGH 80 PVG SxT ADAPTER b" OF 3/4" DRAIN ROCK (EXTEND 3"
' ~ (2) SGH.80 RIG NIPPLES, T8E TO IRRIGATION CIRCUIT I/2'xB' COBRA GONNEGTOR
(TYP, OF 2) BEYOND BOX ON ALL SIDES)
- b" OF 3/4" DRAIN ROCK 18'OF 3/4' DRAIN ROCK (EXTEND 3" PVG SC+I.40 5 x 1/2' FIPT. EXTRA WIRE(S)
BEYOND VALVE BOX ON ALL SIDES) USE TEE OR ELBOW A5 CONDITION ~ CONTROL WIRES
~-- CANTROL WIRES REQUIRES, 0 b" OF 3/4" DRAIN RDGK BRICKS 0 CORNERS
5GH.40 PVG PIPE
~- EXTRA WIRE(S) 30" COIL EACH WIRE 3/4" SGH 40 NIPPLE a (EXTEND 3' BEYOND BOX TYP 5GH.80 PVG 5x5x5 TEE
PVG 5GH 40 3/4' x I/2' 90 Ei.L 5T "~_ w I
(2) 5GHB0 ELLS ! 3' 5x5 5GH60 NIPPLE PVG LATERAL (51ZE PER PLAN). ~ ON ALL 5 DE5) ~~,
MAIN SUPPLY LINE FIELD LOCATE FLUSH YALYE AT A ~ MAIN 5UPPLY LINE 1.512E FITTIN65 AND EQUIPNEIJT TO 7HE
5GH80 NIPPLE 5x5, LENGTH A5 REA'D ..~.,.. 7lIENT ACCESSIBLE LOCATION NEAR NOTE: DRIPP@ZLINE FITTINGS 5HALL SE COMPATIBLE WITH ~ 5AME SIZE A5 VALVE. 2. TAPE THREADED
5GH.80 MAIN LINE `•~+H•~ PVG (MINIMJM b" LONG) PAVEMENT OR PATH. EXTEND LATERAL A5 DRIPPLERLINE PIPE. ~,P FITi1N65 WITH TEFLON TAPE. 3. COMPACT
FITTING 5x5 ELL NEGE55ARY.
501E AROUND BOX TO 90SK MIN
AUTO MANUAL PLUSH VA VE BALL VALVE DETAIL REMOTE CONTROL VALVE
„_,_ PVG TO DRIPPERLINE GONNEGTION
s -I o 3„=r-o 3,,1,-° INSTA ATON I-In":r
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CURB, HEADER OR PAVEMENT b' WALL OR FENCE
DRIP VALVE ASSEMBLY T' ROUND VALVE BOX ANp CAPER CURB, PAVEMENT OR HEADER
Wf PERMANENTLY IN5GRIBED AVRV ~ 3" MINIhUM TO 4' MAXIMUM
POP-UP HEAD W!NON-
5GHB0 PVG ELL A5 REQUIRED IN IRRI6ATIDN NOTES, _ -- 1{Egp TO BE FLUSH WITH TURF FINISH 3' POTABLE COVER
WMITE PVG DISTRIBUTION LATERAL, 5E7 2" ABOVE FINISH GRADE GRADE AND SET VERTICAL
- _ (2) 5GHB0 PVG NIPPLES, TBE 12" BELOW GRADE. 2' MULCH LATER =III
I =I I H=H--- R/G UNION ~ PRIG TO DRIPPERLINE GONNEGTION, 11= I= _ -
FINISH GRADE - I I-
~_ ~ SEE DETAIL (COBRA, TYP) i - ~ I ~ I=1 I = FINISH SRADE O
5GH.80 PYG EL15 4 SGH.eQ Pvc a - d - O
NIPPLE (5Ef ABOVF,I ~ DRIPPERLINE TO DRIPPERLINE AIR VAGUM RELIEF VALVE ~_~ TURf TOR ~ a (- ~ I III- AT LAWN
FI m GONNEGTION SEE DETAIL (VERTIGALJ TURF ROTORS TO HAVE RUBBER COVERS ) I .=I I I-
WYE LTER ~ ,
3/4"M x I/2"F R~l1GT10N BU5HIN6 SGH. 40 MARLEX 5T. ELL I , N M
-----PURPLE PVG GOLLEGTION LATERAL 12 ARLEX STREET ELL
PRE55'JRE REGULATOR, SE7 12" BELOW GRADE, ADAP182, Np. 5GH. 40 MARLEX ST. ELL TxT
T DRIPPE I 3'-5" BE OW GRADE. SG+f.40 MARLEX ST. ELL
V VER IGAL R- ~~ L TEGHLII~ I80 2-WAY ADAPTER TEE 8' SGH. 80 PVG NIPPLE
STAKE AT 5' O.G., TYP. >n ~ SGH. 40 MARLEX 5T. ELL NOTE
8' SGH. BO
BRICKS ®4 CORNERS TYP AVRV AT HIGH POINTS OF DRIPPER TEGHLINE TUBING `~ SGH. 40 MARLEX ST. TEE 5x5xT I. COMPACT SOIL AROUND PVG NIPPLE TBE
PURPLE PVG GOLL.EGTION LINE. CONNECT TO ALL DRIPPER ~ GL 100 PVG LATERAL
5GH.80 FVG NIPPLE, TBE LINES W/ BLANK DRIPPER LINE. HEAD TO 5AME DENSITY 0° TO 45°
SGH.80 PVG ELL LATERAL, 12" BELOW FLUSH VALVE FIELD LOCATE AT A 314" CRUSHED GRAVEL SUMP 0 A5 5URROUNDIN6 SOIL.
TO DRIPPERLINE GRADE. CONVENIENT ACCESSIBLE LOCATION (EXTEND b BEYOND VALVE 80X) 2. HEAD TO BE FLUSH
WITH GLRB, PAVING OR
• ADJACENT TO PAVEMENT OR PATH. ~ NOTE; HEADER AND VERTICAL
MARLEX 5T. ELL
ZV'S ILLUSTRATED IN DRAWING FITTIN6510 BE SAME SIZE A5 HEAD INLET. OR PEf2P. TO FINISFED
FLOW RATE PRESSURE RE6LLATOR FILTER _ .GATE INTENT ONLY. GRADE. SGN. 40 PVG TEE
0.1 - 5A GPM 5ENNIN6ER - 3/4'PMR-LF AMIAD I" SUPER FILTER NOTE: DRIPPERLINE FITTINGS SHALL BE COMPATIBLE INSTAL AVRV'5 AT ALL HIGH POINTS IN PVG LATERAL
5.1 - 18A GPM 5EI~IINGER - I' PMR-MF NU WEAVEWIRE 155 MESH WITH DRIPPERLINE. CIRCUIT. 12' BELOW GRADE
IB.I -30.0 GPM SENNINSER - I I/4" PMR-HF SCREEN
DRIPPERLINE SYSTEM LAYOUT AIR VACUUM RELIEF VALVE (AVRV) TURF ROTOR INSTALLATION POP-UP LAWN SPRAY
M5 3"=I'-0 ~ 3"=I'-0 t INSTALLATION 3"'''-°
(DRIPPERLINE MOUNTED
DRIP VALVE ASSEMBLY 0 TD 30 C.P.M.
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PVG NIPPLE T8E i IRRIGATION MAIN SGH 40 PIPE BEDDED IN SAND, 4' ALL SIDES. \ ~
I, CAMPAGT 501E AROUND 0° TO 45° /\ /\ /\ /\ /\ /\
HEAD TO SAME DEN5ITY COMPACT SUBGRADE TO PREVENT BOX
INS SOIL. SETTLING 1~ TIE A L005E 10' LOOP IN WIRE AT CHANGES IN DIRECTION AND AT INTERVALS
AS SURROUND
2. HEAD TO BE FLU5H ~, OF 100'.
WITH CURB, PAVING OR I. PLA511G VALVE BOX l'~ x 9 112° DEEP INSTALL PIPE, WIRE AND SLEEVES UNDER PAVEMENT PRIOR TO PLACEMENT OF
HEADER AND VERTICAL MARJ-EX 5T. ~" ~\\ ~ /" \/~/ % 2. INSTALL TO PREVENT SEfiNG PAVEMENT AND MINIMIMi C>F 24' DEEP.
~/ ; ~/ / i 3. CENTER QLV IN BOX IDLE AND TAPE WIRE AT 10' INTERVALS
OR FERP. TO FIMSHED SGH. 40 PVG TEE .~ \~ °`~\/` ~ 501E BAGKFILL TO BE FREE OF ROCK, DIRT CLODS, AND DEBRIS GREATER THAN I/1'
GRADE. PVG LATERAL 4 POSITION GIGV TO ALLOW CONVENIENT, DIAMETER WITHIN 4" OF PIPE.
11" BELOW GRADE AGGE551BLE ACCESS TO QGV KE1' 4 H05E ALTERNATE: BAGKFILL WITH SAND IMPORT.
5WIVEL
POP-UP SHRUB SPRAY QUICK GOUPLINC VALVE TRENCHING DETAIL-PRIVATE
INSTALLATION 3°''~-0 ~. s"''-° I"' r-o°
5 B/4" ROUND VALVE BOX AND COVER
Wl PERMANENTLY INSCRIBED AFV A5
REGTJIRED IN IRRIGATION NOTES, SET 2"
- .III IS = ABOVE FINISH GRADE
~ 2" MULCH LAYER
AUTOMATIC FLUSH VALVE
b' LONG BLANK DRIPPERLINE TUBING W/
GOMPRE5510N ADAPTERS AT BOTH ENDS
PURPLE PVG COLLECTOR LATERAL TO
IRRIGATION CIRCUIT
4 PYG SC.H 40 ELBOW
18" OF 3/4" DRAIN ROCK (EXTEND 3"
BEYONp VALVE BOX ON ALL 51DE5)
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FIELD LOCATE FLUSH VALVE AT A CONVENIENT
AGGE551BLE LOCATION NEAR PAVEMBdT OR
PATH. EXTEND LATERAL A51~GE55ARY.
~' DIA VALVE BOX W/ PERMANENT
GlGV SrAMP
SET BOX TOP 2" A80VE GRADE IN
SHRUB AREA, HUSH IN LAWN
GUIGK COUPLING VALVE
~4 REBAR
STAINLESS 5T>~ CLAMP (TYPJ
SGH BO NIPPLE W/ 5GH 80 ELLS E
TEFLON TAPE JT5
GOMPAGTB7 DRAIN ROCK, 6" DEPiH,
EXTEND 3' BEYOND VALVE BOX
DETECTION WIRE IN MAINLIt~ TRENCH
CONNECTED TD REBAR a QUICK
COUPLING VALVE
BRICKS 0 4 SIDES TYP
GOMPPGT SUBSRADE TD PREVENT
BOX SETTLING
NOTES. IRRIGATION MAIN
I. PURPLE VALVE BOX d LID l"4' x 9 112" DEEP
2. INSTALL TO PREVENT SETTLING
3. CENTER QGV IN BOX
4. POSITION QVG TO ALLOW GOM/EIyIENT,
AGLE551BLE ACGE55 TO QGV KEY d HOSE SWIVEL.
~1 AUTOMATIC F USH VALVE ~~ GUIGK GOUPL~NG VALVE DETAIL
DRIPLINE TO DRIPLINE CONNECTION , ,~._ ,._o. ~ J s•_r-o
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Po PLANTING & II~iGAl10N DETAILS
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TREE PLANTING, 2 STAKES
GURB, WALK,
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SPACING
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3" NOTES:
GLR
TYP LOCATE EJ'S AT POINT5 OF TANGANGIES 3
POINT OF CURVATURE AT EQUAL 5PAGE,
' NOT TO EXCEED 20' O.G. LOCATE SCORE
~ JOINTS EQUALLY 5PAGED BETWEEN EJ'S.
DOWEL INTO ADJACENT GONG PAVING.
UNDISTURBED
SECTION SUBGRADE NATURAL COLOR TROWEL FINISH GONG TYP,
CONCRETE MOWSAND
CAST IN PLACE SOUND
ATTENUATING TACTILE
DETECTABLE WARNING
SURFACE SYSTEM AVAILABLE
FROM
ARMOR TILE b00 682-2525
CONCRETE PAVING b
L4.1
AGGREGATE BASE
COMPACTED SUBGRADE
E
n TRUNCATED DOMES
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COMPACT TD 95%
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AGGREGATE BASE, Q5~ RELATIVE
coMPACrION
n I q0% COMPACTED
SUBGRADE
(,~.,, .
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NOTE: DOWEL AT ALL KEY JOINT5 PER CONCRETE b
PAVING DETAIL -
TOP OF KEYED JOINT FLUSH WITH
ADJACENT PAVING
I/4" TOOLED EDGE BOTH
SIDE5 TYP
CONCRETE PAVING
METAL KEY CONTROL JOIN'f-
DAYTON SUPERIOR 6-33
K~1' JOINT (W/OUT GAP) OR EQUAL
ADJAGENr PAVING
BUILDING WALL
BEVELED JOINT SEALANT PER
5PEG5
CONCRETE PAYING
I/2" MIN
BOND BREAKER TAPE
I/2" ASPHALT IMPREGNRTED FIBER BOARD
OR APPROVED EQUAL WHE~2EVER PAVING
ABUTS STRUCTURES OR BUILDINGS. HOLD
DOWN I/2" MIN
FIBER EXPANSION JOINT ®BUILDIN6 WALL AND
AT LOCATIONS AS SHOWN ON PLAN
GONGi~TF PAVING
JOINT SECTIONS
I/2"= I..
CIVIC PAFK
FLAN vl~w
I "x I' STAKE-SPACE
APPX. i' O.G.
8"-10" DIA FIBER ROLL
PRECAST GONG DRAIN
INLET STRUCTURE A5
SPECIFIED
DRILL I/2" DIA WEEP
HOLES. I PER SIDE TYP.
GROUT BOTTOM TO
DRAIN I/4" PER F00T
TYP.
q5% COMPACTED
SUB6RADE
CAST IN PLACE GONG
BASE
NOTE:
I. FIBER ROLL INSTALLATION REQUIRES THE PLACEMENT AND SECURE STAKING OF THE
ROLL IN A TRENCH, 3"-5' DEEP, DUG ON CONTOUR. RUNOFF MUST N07 BE ALLOWED
TO RVN UNDER OR AROUND ROLL.
2. COMPLETELY ENCIRCLE DRAIN INLET WITH FIBER ROLL, TIGHTLY BIND ENDS.
3. REMOVE FIBER ROLL t 5TAKE5 COMPLETE AT ACCEPTANCE OF MAINTENANCE
PERIOD, REPAIR GRADE AND SEED DISTURBED AREA.
4, FIBER ROLL REQUIRED FOR WORK DURING DGTOSER IST THROUGH APRIL 15TH.
~ DRAIN INLET- MEDIUM DUN (TYP)
3/4" TYP
V
a
:4.
' 1l4" RADIUS
NON-SLIP
DETECTABLE
WARNING
GROOVES
I/T'- I"
cu~nNO, cauFORVia
rlNl~li 6KAVC CVbC I TI'
r A e
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~.: _,
'
', COMPACTION
F
O
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I .
NOTE:
I. FINISH MEDIUM BROOM PERPENDICULAR TO PATH OF TRAVEL
2. SCORE JOINTS SHALL BE PLACED A MAX OF 5' OG OR AS SHOWN ON PLANS
3. 2% MAX GR055 SLOPE IN ALL AREAS WITHIN PATH OF TRAVEL. IF FIELD CONDITIONS GREATS
MORE THAN 2% GROSS SLOPE DO NOT POUR CONCRETE WITH OUT APPROVAL BY INSPECTOR.
A
B
G
D
E
F
PEDESTRIAN
CONCRETE
PAVING
GONG. THICKNESS b"
REBAR ~4
REBAR SPACING (O.G~ IS'
GLA55 it A66. BASE THICKNESS b"
NON-EXPANSIVE 50iL THIGKNE55 12"
NATIVE MATERIAL THICKNESS 12"
CONCRETE PAVING SECTION
I 2"~ '-O'
ROADWAY SIDE WIN65 AT I:10 MAX.
SLOPE-BEYOND
' -GONG b
,q~ ¢p
~ ~
'-~
~r ^004'
~ PAVING- SEE 4.I
L
TRANSITION ~`
`
CURB-BEYOND
FLUSH CURB
I ~ 12 SLOPE MAX
LENGTH A5 REQUIRED
BY 5LOPE - 6' MIN TYP
TYPICAL GR055
GT
PLAN VIE
~. 3/E
1. lJ~ ti
~ 1~ 1 ;1
i~
APPR~VAI. L
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aY ~`
V ~J
d,E551BLE CURB RAMP TYPE 8
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2671 Crow Canyon Po.
~n Pomon, CA 94563
925.837.6286
925.837.2543 Fat
SECTION AA
I/2" WIDE RECESSED 3/4" CHAMFER. ii2" WIDE
CONTROL JOINT 3 5tDE5 m TOP REGE55ED
SKATEBOARD pETERRENT: R®AR GONTINJ05 EXPAN510N JOINT
THROUGH JOINT /4
+_. EJ: OMIT HORIZONTAL REBAR 3" GLR OF EJ,
' e PLACE DOWELS SIMILAR TO HORIZONTAL
e REBAR SPACING. SEE 6/L4 151M. ~
° IO
°. C.
b. d.
° - a SKATEBOARD EXPANSION JOINT
e ° + ° ~' DETERRENT ON WALL
. ~ ~ . n +° m PLAN-NO SCALE PLAN-NO SCALE
n
~ b
~ °`a
SMOOTH FORM, MEDIUM SAND
BLAST FINISH WALLS.
PROYIDE MOCKUP.
FINISH GRADE OF
ADJACENT PAVING
+t4 REBAR m 12" OG
GONTINV05 BETWEEN
EXPAN510N JOINT
MEDIUM SAND BLAST FIN15H TOP.
3/4" CHAMFER
~4 YERT REBAR
AT I6' OG MAX.
IN PLANTER CONDITION DAMP
PROOF BACK OF WALL PER
SPECS TO WITHIN 2" OF FIN15H
GRADE
z
- _ ;
~ b" MIN , I' I cV 4" DIA. PUG PERFORATED PIPE.
I ~ INSTALL HOLES DOWN, SLOPE
W ~. L ~ PIPE I% MIN CONNECT TO STORM
~ ~~~ I ~ DRAIN, SEE G1VIL DW6
Q ~ IRRIGATION LATERAL IN SAME
~ TRENCH
.,
6EOTEXTILE FABRIC ENVELOPE
WRAP AND OVERLAP 12" -PIPE
~~~ ~- AND TRENCH
I~"; MIN jF~ l ~ ' ~ - : SAND BAGKFILL
~',,~1RIRl6A~ION%~: ,
4.AT~RAL.
IS
OMITTED 15" UW715TURBED SUBGRADE
SECTION NOTE; PERF-PIPE AND IRRIGATION
COMBINED TRENCH, CONTRACTORS OPTION.
COMBINED PERF PIPE ~ IRRIGATION TRENGi~
NT5
NOTES:
GONG PAVING AND PAVERS TO BE FLUSH TYP.
PAVERS TO Bf 5ET IN 40° I~RRIN6BONE PATTERN
SEAL ALL PAVERS NU SJPER5EAL OR APPROVED EQVAL.
PROVIDE 4'X4' SAMPLE OF PAVER PATTERN AND COLOR FOR APPROVAL
PAVERS: BA5ALITE 4"Xb"
FINISH GRADE MIS510N SERIES
SAND
ADJACENT GONE
PAVING
FILTER FABRIC, MIRAFI 140N
GLA55 2 A66 BASE
COMPACTED r0 q5%
REINFORCING 6E0-TEXTILE
FABRIC, MIRAFI 500
q5% RELATIVE COMPACTED
5116-GRADE, TOP 12" M1N
OR A5 PER 6EOTEGHNIGAL
PRECAST CONCRETE PAVERS '~'~T
I"= ,~-0..
NOTES:
I, COLOR FOR ALL EXPOSED CONCRETE: NATURAL GONG COLOR W/ LAMP BLACK
SEAT PLANTER WALL
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q5% COMPACTED SU86RADE
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