DP-2014-01b City of Cupertino
, ,, 10300 Torre Avenue
Cupertino,CA 95014
(408) 777-3308
C U P E RT 1 N C'�► FAX (408) 777-3333
Community Development Department
May 28, 2014
Prometheus Real Estate Group
Attn: Mike Ducote
1900 S. Norfolk St. #150
San Mateo, Ca. 94403
SUBJECT: PLANNING COMMISSION ACT`ION LETTER—DP-2014-01, ASA-2014-01, TR-2014-18
This letter confirms the decision of the Planning Commission, given at the meeting of May 27, 2014,
approving a Development Permit to allow the demolition and reconstruction of a clubhouse and seven
new apartment units at an existing apartment complex (Biltmore Apartments); an Architectural and Site
Permit to allow for the construction of a clubhouse, seven apartment units including parking lot,
landscaping and other site modifications at an existing apartment complex; a Tree Removal Permit to
allow the removal and replacement of 48 trees to facilitate the construction of an expansion and
associated site improvements at an existing apartment complex, located at 10159 S. Blaney Avenue,
according to Planning Commission Resolution No.(s) 6740, 6741 and 6742.
Please be aware that if this Permit is not used within a two-year period, it shall expire on May 27, 2016.
Also, please note that an appeal of this decision can be made within 14 calendar days from the mailing
of the notice of the decision. If this happens, you will be notified of a public hearing, which will be
scheduled before the City Council.
Sincerely,
: �� � �
i
Kaitie Groeneweg
Assistant Planner
Planning Department
Enclosures: Resolution 6740, 6741 and 6742
g:/planning/post hearing/actionletterDP-2014-01,ASA-2014-01,TR-2014-18
DP-2014-01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6740
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
DEVELOPMENT PERMIT TO ALLOW THE DEMOLITION AND RECONSTRUCTION
OF A CLUBHOUSE AND SEVEN NEW APARTMENT UNITS AT AN APARTMENT
COMPLEX LOCATED AT 10159 S BLANEY AVENUE, (APN: 369-03-008)
SECTION I: PROJECT DESCRIPTION
Application No.: DP-2014-01
Applicant: Mike Ducote
Property Owner: Biltmore Apartments
Location: 10159 S Blaney Avenue(APN: 369-03-008)
SECTION II: FINDINGS FOR DEVELOPMENT PERMIT:
WHEREAS, the Planning Commission of the City of Cupertino received an application for a
Development Permit as described in Section I. of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of
the City of Cupertino, and the Planning Comrnission has held at least one public hearing in regard to
the application; and
WHEREAS, the applicant has met the burden of proof required to support said application; and
WHEREAS, the Planning Commission finds as follows with regard to this application:
a) The proposed development, at the proposed location, will not be detrunental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public health, safety,
general welfare, or convenience;
Given that the project is consistent with the General Plan and Zoning Ordinance; has been designed to be
compatible with and respectful of adjoining land uses; 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.
b) The proposed development will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan and the purpose of the City's zoning ordinances.
The proposed development is in conformance with the General Plan Land Use Map of the City of Cupertino,
since it is consistent with the existing land use designation (Medium/High Density (10-20DU/Gr.Ac.)). The
location, height, and massing of the building is compatible with the adjacent and surrounding developments.
Resolution No.6740 DP-2014-01 May 27,2014
NOW,THEREFORE,BE IT RESOLVED:
That after careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in
this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 2
thereof,:
The application for a Development Permit, Application no. DP-2014-08 is hereby recommended for
approval 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 no. DP-2014-OS as set forth
in the Minutes of Planning Commission Meeting of May 27, 2014, and are incorporated by reference as
though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set dated May 16, 2014, consisting of 19 sheets labeled G0.0, SP1.0,
SP1.1, SP1.3, A2.1, A2.2, A3.1, A4.0, A4.1, A5.1, A5.2, C-1.0, L-0.1, L-0.2, L-1.1, L-1.2, L-2.1, and L-2.2,
entitled, "Biltmore Clubhouse, 10159 S Blaney Avenue, Cupertino, CA" prepared by Studio T;
Architecture, Planning&Urban Design, except as may be amended by conditions in this resolution.
2. CONCURRENT APPROVAL CONDITIONS
T'he conditions of approval contained in file nos. ASA-2014-01 and TR-2014-18 shall be applicable to
this approval.
3. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the
building plans.
3. ACCURACY OF PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including but not
limited to property boundary locations, building setbacks, property size, building square footage,
any relevant easements and/or construction records. Any misrepresentation of any property data
may invalidate this approval and may require additional review.
4. DEVELOPMENT ALLOCATION
The City shall deduct seven residential units in the General Plan allocation from the Heart of the
City area.
5. DEVELOPMENT APPROVAL AND PROJECT AMENDMENTS
Development Permit approval is granted to allow the demolition of 3,000 square feet of existing
building area and the construction of an 11,278 square foot building that will include seven
residential units, a clubhouse, and leasing office.
The Planning Commission shall review amendments to the project considered major by the Director
of Community Development.
6. HOUSING MITIGATION
For residential projects, a housing mitigation fee of $2.94/square feet is required and must be paid
prior to building permit issuance. A preliminary estimate of the required housing mitigation fee is
Resolution No.6740 DP-2014-01 May 27,2014
$14,768 ($2.94 x 5,023). Please note that a change in the amount of square footage or change in fee
per square foot will alter the final amounts.
7. SCHOOL IMPACT FEES
The project shall pay the applicable school impact fees assessed by the school districts prior to the
issuance of building permits.
8. CONDOMINIUMIZATION
Please note that the condominiumization of spaces is not approved as part of this project. Any
proposed changes to the map shall require further City review and approval.
9. PARKING PLAN
A detailed parking plan shall be finalized prior to final building occupancy, and shall include but
not be limited to: parking assignments or reserved spaces, allocation of leasing office and residential
parking, hourly restrictions, signage, etc.
10. BICYCLE PARKING CLASS
All provided bicycle parking shall be identified as Class 1 bicycle parking and be consistent with the
City's requirements to the satisfaction of Director of Community Development.
11. ROOFTOP EQUIPMENT AND OTHER ABOVE-GROUND EQUIPMENT SCREENING
All mechanical and other equipment on the building or on the site shall be screened so they are not
visible from public street areas or adjoining developments. The height of the screening shall be
taller than the height of the mechanical equipment that it is designed to screen. A line of sight plan
may be required to demonstrate that the equipment will not be visible from any public right-of-way.
T'he location of the equipment and necessary screening shall be reviewed and approved by the
Director of Community Development prior to issuance of building perxnits.
12. EXTERIOR BUILDING MATERIALS/TREATMENTS
Final building exterior treatment plan (including but not limited to details on exterior color,
material, architectural treatments and/or embellishments) shall be reviewed and approved by the
Directar of Community Development prior to issuance of building permits. The final building
exterior plan shall closely resemble the details shown on the original approved plans. Any exterior
changes determined to be substantial by the Director of Community Development shall require a
minor modification approval with neighborhood input.
13. REPLACEMENT PLANTING PLAN
The final replacement planting plan shall be reviewed and approved by the Planning Division prior
to issuance of building permits. The variety, size, planting distance shall be consistent with the
City's requirements.
14. ARBORIST REVIEW OF EXISTING AND NEW SITE TREES
The applicant shall plant replacement trees in accordance with the replacement requirements of the
Protected Tree Ordinance. The trees shall be planted prior to final occupancy of site perxnits. All
trees to remain shall be protected according to the City's standard tree protection measures during
construction. An ISA Certified Arborist shall inspect and confirm the existing trees good health
following construction. Corrective measures shall be taken, if necessary.
Resolution No.6740 DP-2014-01 May 27,2014
The final planting plan shall be reviewed and approved by the Director of Community
Development prior to issuance of building perxnits. The Director of Community Development shall
have the discretion to require additional tree replacements as deemed necessary. An ISA Certified
Arborist shall confirm that the replacement trees were planted properly and according to plan prior
to final occupancy.
15. PRE-CONSTRUCTTON MEETING AND CONSTRUCTION MANAGEMENT PLAN
A demolition and construction management plan shall be submitted and reviewed prior to building
permit issuance. Prior to commencement of construction activities, the applicant shall arrange for a
pre-construction meeting with the pertinent departments (Building, Planning, and Public Works) to
review the prepared construction management plan, to ensure that construction complies with the
conditions of approval, staging of construction equipment is appropriate, tree protection measures
are in place, public access routes are identified is defined, and noise and dust control measures are
established.
16. CONSTRUCTION HOURS
Construction activities shall be limited to Monday through Friday, 7 a.m. to 8 p.m. and Saturday and
Sunday, 9 a.m. to 6 p.m. Construction activities are not allowed on holidays. The developer shall be
responsible for educating all contractors and subcontractors of said construction restrictions. Rules
and regulation pertaining to all construction activities and limitations identified in this permit, along
with the name and telephone number of a developer appointed disturbance coordinator, shall be
posted in a prominent location at the entrance to the job site.
17.DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible subject
to the Building Official. The applicant shall provide evidence that materials were recycled prior to
issuance of final demolition permits.
18. DUST CONTROL
The following construction practices shall be implemented during all phases of construction for the
proposed project to prevent visible dust emissions from leaving the site:
a) Water all active construction areas at least twice daily and more often during windy periods to
prevent visible dust from leaving the site; active areas adjacent to windy periods; active areas
adjacent to existing land uses shall be kept damp at all times, or shall be treated with non-toxic
stabilizers or dust palliatives.
b) Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at
least 2 feet of freeboard;
c) Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers on all unpaved
access roads, parking areas and staging areas at construction sites.
d) Sweep streets daily, or more often if necessary (preferably with water sweepers) if visible soil
material is carried onto adjacent public streets.
e) The applicant shall incorporate the City's construction best management practices into the
building permit plan set.
19. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard to the
proposed project for additional conditions and requirements. Any misrepresentation of any
submitted data may invalidate an approval by the Community Development Department.
Resolution No.6740 DP-201401 May 27,2014
20. MODIFICATION OF APPROVED PLANS
The Director of Community Development is empowered to review and approve amendments to the
project considered minor per section 19.12 Administration—of the Zoning Ordinance.
21. INDEMNIFICATION
To the extent perxnitted by law, the Applicant shall indemnify and hold harmless the City, its City
Council, its officers, employees and agents (the "indemnified parties") from and against any claim,
action, or proceeding brought by a third party against the indemnified parties and the applicant to
attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project,
including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in
defense of the litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice.
22. 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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
1. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and
standards as specified by the City Engineer. The developer will be required to resurface Blaney
Avenue to the satisfaction of the City Engineer should the construction of the proposed right of way
improvements fall within the street moratorium.
2. PEDESTRIAN AND BICYCLE IMPROVEMENTS
Developer shall provide pedestrian and bicycle related improvements consistent with the Cupertino
Bicycle Transportation Plan and the Pedestrian Transportation Guidelines, and as approved by the
City Engineer.
3. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the City Engineer. Lighting fixtures
shall be positioned so as to preclude glare and other forms of visual interference to adjoining
properties, and shall be no higher than the maximum height permitted by the zone in which the site
is located.
4. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08 of
the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please contact
Army Corp of Engineers and/or Regional Water Quality Control Board as appropriate.
Resolution No.6740 DP-2014-01 May 27,2014
5. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-
development hydraulic calculations must be provided to indicate whether additional storm water
control measures are to be constructed or renovated. The storm drain system may include, but is
not limited to, subsurface storage of peak stormwater flows (as needed), bioretention basins,
vegetated swales, and hydrodynamic separators to reduce the amount of runoff from the site and
improve water quality. The storxn drain system shall be designed to detain water on-site (e.g., via
buried pipes, retention systems or other approved systems and improvements) as necessary to avoid
an increase of the ten percent flood water surface elevation to the satisfaction of the City Engineer.
Any storm water overflows or surface sheeting should be directed away from neighboring private
properties and to the public right of way as much as reasonably possible.
6. UNDERGROUND UTILITIES
Developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and
other related Ordinances and regulations of the City of Cupertino, and shall coordinate with
affected utility providers for installation of underground utility devices. Developer shall submit
detailed plans showing utility underground provisions. Said plans shall be subject to prior approval
of the affected Utility provider and the City Engineer.
7. BICYCLE PARKING
Developer shall provide bicycle parking consistent with the City's requirements to the satisfaction of
the City Engineer.
8. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of Cupertino
providing for payment of fees, including but not limited to checking and inspection fees, storm
drain fees, park dedication fees and fees for under grounding of utilities. Said agreement shall be
executed prior to issuance of construction perxnits.
Fees:
a. Checking&Inspection Fees: $Per current fee schedule($2,707 or 5%)
b. Grading Permit: $Per current fee schedule($2,542.00 or 6%)
c. Development Maintenance Deposit: $ 1,000.00
d. Storm Drainage Fee: $TBD
e. Power Cost: �'�'
f. Map Checking Fees: $Per current fee schedule($8,213.00)
g. Park Fees: $Per current fee schedule ($9,000 per unit)
h. Street Tree $338 per tree to be installed by City
** Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
Faithful Performance Bond: 100% of Off-site and On-site Improvements
Labor&Material Bond: 100% of Off-site and On-site Improvement
On-site Grading Bond: 100%of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted by the City
Council. However, the fees imposed herein may be modified at the time of recordation of a final
Resolution No.6740 DP-2014-01 May 27,2014
map or issuance of a building perxnit in the event of said change or changes, the fees changed at that
time will reflect the then current fee schedule.
9. TRANSFORMERS
Electrical transformers, telephone cabinets and similar equipment shall be placed in underground
vaults. The developer must receive written approval from both the Public Works Department and
the Community Development Department prior to installation of any above ground equipment.
Should above ground equipment be permitted by the City, equipment and enclosures shall be
screened with fencing and landscaping such that said equipment is not visible from public street
areas, as determined by the Community Development Department. Transformers shall not be
located in the front or side building setback area.
10. WATER BACKFLOW PREVENTERS
Domestic and Fire Water Backflow preventers and similar above ground equipment shall be placed
away from the public right of way and site driveways to a location approved by the Cupertino
Planning Department,Santa Clara County Fire Department and the water company.
11. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board,
for construction activity, which disturbs soil. BMP plans shall be included in grading and street
improvement plans.
12. NPDES CONSTRUCTION GENERAL PERMIT
When and where it is required by the State Water Resources Control Board (SWRCB), the developer
must obtain a Notice of Intent (NOI) from the SWRCB, which encompasses preparation of a Storm
Water Pollution Prevention Plan(SWPPP),use of construction Best Management Practices (BMPs) to
control storm water runoff quality, and BMP inspection and maintenance.
13. C.3 REQUIREMENTS
C.3 regulated improvements are required for all projects creating and/or replacing 10,000 S.F. or
more of impervious surface (collectively over the entire project site). The developer shall reserve a
minimum of 4% of developable surface area for the placement of low impact development
measures, for storm water treatment, on the tentative map, unless an alternative storm water
treatment plan, that satisfies C.3 requirements, is approved by the City Engineer.
The developer must include the use and maintenance of site design, source control and storm water
treatment Best Management Practices (BMPs), which must be designed per approved numeric
sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement Agreement,
Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing
operation and maintenance of treatment BMPs are each required.
All storm water management plans are required to obtain certification from a City approved third
party reviewer.
14. EROSION CONTROL PLAN
Developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan
should include all erosion control measures used to retain materials on site. Erosion control notes
shall be stated on the plans.
Resoluiion No.6740 DP-2014-01 May 27,2014
15. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all
grading/erosion control work in conjunction with this project.
16. OPERATIONS&MAINTENANCE AGREEMENT
Developer shall enter into an Operations & Maintenance Agreement with the City prior to final
occupancy. The Agreement shall include the operation and maintenance for non-standard
appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk,
pavers, and street lights.
17. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer to be approved by
the City. The plan shall include a temporary traffic control plan for work in the right of way as well
as a routing plan for all vehicles used during construction. All traffic control signs must be reviewed
and approved by the City prior to commencement of work. The City has adopted Manual on
Uniform Traffic Control Devices (MLTTCD) standards for all signage and striping work throughout
the City.
18. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
19. FULL TRASH CAPTURE SYSTEM
The developer will be responsible for installing a full trash capture system/device to capture trash
from the onsite storm drain before the storm water reaches the City owned storm drain system and
storm inlets in the street adjacent to the project, to the satisfaction of the City Engineer. A full
capture system or device is a single device or series of devices that traps all particles retained by a 5
mm mesh screen and has a design treatment capacity of not less than the peak flow rate Q resulting
from a one-year, one-hour storm in the sub-drainage area (see the Municipal Regional Permit
section C.10 for further information/requirements).
20. TRASH ENCLOSURES
T'he trash enclosure plan shall be submitted and must be designed to the satisfaction of the
Environmental Programs Manager and the City of Cupertino Trash and Recycling Enclosure
Guidelines. Clearance by the Public Works Department is needed prior to obtaining a building
permit.
21. REFUSE TRUCK ACCESS
Developer must obtain clearance from the Environmental Programs Manager in regards to refuse
truck access for the proposed development.
22. STREET TREES
Street trees shall be planted within the Public Right of Way to the satisfaction of the City Engineer
and shall be of a type approved by the City in accordance with Ordinance No. 125.
23. FIRE PROTECT'ION
Fire sprinklers shall be installed in any new construction to the approval of the City.
Resolution No.6740 DP-2014-01 May 27,2014
24. SANTA CLARA COUNTY FIRE DEPARTMENT
A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department
prior to issuance of building permits. Clearance should include written approval of the location of
any proposed Fire Backflow Preventers, Fire Department Connections and Fire Hydrants (typically
Backflow Preventers should be located on private property adjacent to the public right of way, and
fire department connections must be located within 100' of a Fire Hydrant).
25. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as
needed.
26. SANTA CLARA WATER DISTRICT CLEARANCE
Provide Santa Clara water district approval before issuance of a building permit. The developer
shall pay for and obtain Water District permit for activities or modifications within the District
easement or fee right of way or affecting District facilities.
27. CALIFORNIA WATER SERVICE COMPANY CLEARANCE
Provide California Water Service Company approval for water connection, service capability and
location and layout of water lines and backflow preventers before issuance of a building permit
approval.
28. DEDICATION OF WATERLINES
Developer shall dedicate to the City all waterlines and appurtenances installed to City Standards
and shall reach an agreement with California Water Services Company for water service to the
subject development.
29. DEDICATION OF UNDERGROUND WATER RIGHTS
Developer shall "quit claim" to the City all rights to pump, take or otherwise extract water from the
underground basin or any underground strata in the Santa Clara Valley.
30. SANITARY DISTRICT
A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to
issuance of building permits.
31. UTILITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including PG&E, AT&T,
and Water Company, and/or equivalent agencies) will be required prior to issuance of building
permits.
Resolution No.6740 DP-201401 May 27,2014
PASSED AND ADOPTED this 27th day of May, 2014, Regular Meeting of the Planning Commission of
the City of Cupertino, State of California,by the following roll call vote:
AYES: COMMISSIONERS: Chair Brophy,Vice Chair Lee, Sun, Gong,Takahashi
NOES: COMMISSIONEIZS:none
ABSTAIN: COMMISSIONERS:none
ABSENT: COMMISSIONERS:none
ATTEST: APPROVED:
/s/Aarti Shrivastava /s/Paul Bro�hy
Aarti Shrivastava Paul Brophy, Chair
Assistant City Manager Planning Commission
G:�Planning�PDREPORT�RES�2014\DP-2014-01 res.doc
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TMO
10159 S BLANEY AVE., CUPERTINO, CA
PROJECT DIRECTORY
OWNER
PROMETHEUS REAL ESTATE GROUP
1900 SOUTH NORFOLK ST.,#150
SAN MATEO,CALIFORNIA 94403
CONTACT PERSON:MICHAEL DUCOTE
650.931.3457
LANDSCAPE:
THUILOT ASSOCIATES.
2245 5TH STREET
BERKELEY,CALIFORNIA 94710
CONTACT:JACOB TOBIAS
510.848.3200
CML
BKF
4670 WILLOW ROAD
PLEASANTON,CALIFORNIA 94588
CONTAGT PERSON:ALEXIS MATUSEK
925.396.7700
ARCHITECT:
STUDIO T-SQ.,INC.
304 12TH STREET,SUITE 2A
OAKLAND,CALIFORNIA 94607
CONTACT:RAY WELTER
S 10.451.2850
_ARBORISTg
ARBORWELL
2337 AMERICAN AVENUE
HAYWARD,CALIFORNIA 94545
CONTACT;SAM OAKLEY
888.969.8733
SCOPE OF WORK
DEMOLITION OF THE EXISTING CLUBHOUSE/LEASING OFFICE,ENTRY
PATH,POOL DECK AND PLAY AREA.NEW CONSTRUCTION WILL BE A
NEW CLUBHOUSE/LEASING OFFICE WITH 7 NEW RESIDENTIAL UNITS,
NEW ENTRY COURT/PARKING AREA;NEW POOL DECK AND FENCE;NEW
PLAY AREA;NEW LANDSCAPING
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SHEET INDEX
TITLE
G0.0 TITLE SHEET
ARCHITECTURAL
SP1.0 EXISTING CONDITIONS
SPl.l OVERALL SITE PLAN
SP1,2 ENLARGED SITE PLAN
SP1.3 DEMOLITION PLAN
A2.1 FIRST FLOOR PLAN
A2,2 SECOND FLOOR PLAN
A3,1 ELEVATIONS
A4,0 SITE SECTIONS
A4.1 SECTIONS
A5.1 PERSPECTNES
A5.2 PERSPECTNES
CIVIL
C-1.0 GRADING AND STORMWATER MANAGEMENT PLAN
LANDSCAPE
L0.1 EXISTING TREE DISPOSITION PLAN
L0.2 EXISTING TREE DISPOSITION NOTES
Ll.i ILLUSTRATNE PLAN
L1.2 ILLUSTRATNE PLAN ENLARGEMENT
L2.1 PLANTING PLAN
L2.2 PLANTING NOTES AND LEGEND
PROJECT SUMMARY
PIiOJECT SUMMARY{existing Biltmo�e Apartrnents site only}
EXISTING PROPOSED
GENERAI PIAN DESIGNA710H I I.ah ot T�c Cit�Spc�it�c Flan Arca I I;art ut Thc Cit�S ccitic Plan Arca
ZONING DE516NAllON Central Stevens Crrek P R-3}10-20 Centr�l Stevens Creek P(R-i 10-20
SITE AREA
r,e�n���;�..n�„�c�w.i a4oi�rs iii��>>�c mOA�rs<.n��n.�iac.
Gros:.Rrca�sq.tt&xre<j 479.G04s.tt. L1.Ul�t. 479G04s.ic'11.01ac
DENSfTY CALCUTATtON
[��vel li ng Units Per Type
Stutlin 0 7
]Octlroom 77 ?7
28rdroom 1170 100
3 Brdroom tl B
AI lowahle da�sity:Z2�uniL�
11.01 x 20 185 192
MEIGHT OF STRUCiU1�5
M�xiniurt�HN�i};l�� ip'•I)" 7�f'-0"
NuniB�r nf Stc�ries 2 2
REQUIqED SET8ACK5
Front 35'•0" 17�'�0"
$idr 1�?bld�.h�l.Ur 10'miri. 79(--'.>"
5[mM(ROdriquci) 1 2 bld h .or LO'mi n. 243�3"
Re�r 1-1/2bld.n .or.t7'min. 448'�(1"
BUILDING AREA
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Unit 1C 1 N A 731s.tt.
FirsiFloorTotal 3,OOOs.ft. 5,921s.ft.
Unit lA j10Gx2� N/A 1 112 sq.h.
Unit1B 710x2 N A 1.4ROz.ft.
Unit 1C N/A 713sq.ft.
Unil_ti) N/A l�R;y�q.YI.
Outdxr/Mist. N/A dRJ: ft
Second Flooriotal N/A 4,979 sq.ft.
POOIHpuf! Nfrl ;lK�;.fl.
@uildin r•�t�i 3000s.tt. 11,278s.h.
IATCOVERAGE zr.�n,ilza,:ioasa.k.ra�u?,xt�;:q.k.) 29)6 127,(iU3s.ft./44t!,'S27,q.ft.J
FLOOR AI�A RATIO 0.G Q.61
BUII�NG PADELEVATION 210.4 210.4
CURB EIEVATIO N 2V4.�5 2W.�5
NUMBER OF EMVIO�EES ) 3
PARKING Resfdantial ind.StQVansCroQkSitQ
Totalperdtiyellin unit 1.H 1.E2
Providrd 4ti7 4b5
Uni-sixe 160 d77
ActeSZihlc 7 8
NOURSOFOPERAl10N 9am- m 4am• m
USE Clubhousr and lrnsing Uffice flubhousellrasing
�i}iCP RRSIf�PR[IAI UfiIIC
PAVNJG ARFA
Sq�arr Foota e 146,D77 s,ft.(incl. ool deck 152,629s.ft.incl. I deck
a�<�i��.�i���a�rtl ��,�o� ac m,�
1AN06tAPEAREA
5 �re fooW e 260 421 .ft. 250,614 s.h.
�,of r�et lot area 44.709h a3.10%
CpHN�CN pPEN SVACE
6]671 s.ft.27 750s.h.requircd 61 B71 s it.28 800s.ft.rc ired
COI�MAON MARDSCAPESPACE
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�•� SLOPE AND DIREC110N LABEL
x 112.2 NEW FINISH SURFACE ELEVATION
� EXISTING GRADE CALLOUT
����v POTENTIAL BIORETENTION AREA,
I.i.»� SEE DETAIL ON THIS SHEET
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1. ALL NEW HARDSCAPE SURFACE FLOWS TO
ADJACENT TREATMENT AREAS OR LANDSCAPE
PLANTERS FOR TREATMENT.
2. RUNOFf FROM THE NEW PLAY AREA AND
SURROUNDING NEW LANDSCAPE PATHS SURFACE
FLOWS INTO ADJACENT LANDSCAPING FOR
1REATMENT.
� BIORETENTION AREA TABLE
PROPOSED REQUIRED POTENTIAL EXCESS
IMPERVIOUS AREA BIORETENTION BIORETENTION BIORETENTION
SF 2 AREA SF� AREA(SF) AREA(SF)
21,420 857 1,035 178
I NOTES:1.REQUIRED TREATMENT AREA IS CALCULAlED AS 4°k OF THE
PROPOSED IMPERVIOUS AREA
2.PROPOSED IMPERVIOUS AREA DOES NOT INCLUDE?HE NEW
PLAY AREA SURFACE AND SURROUNDING PATHS,WHICH DRAIN
INTO ADJACENT LANDSCAPE AREAS
�
BIORETENTION AREA
I DRAINAGE 12"x12'OVERFLOW
BUBBLER DRAIN INLET
I
e" 6 - -�8" ��pX
MIN MIN
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SUBGRADE AT 2X MIN NOTE 3
4�DIA.PERFORATED SLOPED
UNDERDRAIN(SLOPE AT 0.507n
NATH PERFORATIONS DOWN
DETAIL NOTES:
1. PLACE 4" MIN. DIA. APPROVED NOYO C068LE (OR APPROVED EQUIVALENT)
FLUSH WITH CHANNEL SURFACE AROUND ALL STRUCTURES WITHIN BIORETENTION
AREA (DRAINAGE BUBBLERS, OVERFLOW DRAINS, SIGNS, LIGHT POSTS, IRRIGATION
BOXES, ETC.), EXTENDING 12" FROM EDGE OF STRUCTURE.
2. TREATMENT SOIL TO BE UNCOMPACTED AT FINAL CONDITION. KEEP HEAVY
EQUIPMENT OUT OF TREATMENT AREAS.
3. STRUCTURAL BIORETEN110N RETAINING WALL WITH FOOTING OR CROSS-BRACING
REQUIRED AT ALL LOCATIONS WHERE BIORETENTION BASINS ARE LESS THAN 3'
FROM CURB OR WALL.
BIORETENTION AREA DETAIL
NTS
: Architecture
: Planning
: Urban Design
: 304 12th Street,Suite 2A
: Oakland,Califomia 94607
: (510) 451-2850
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARV TO STUDIO T-S0,INC.Aryp IS FURNISHED
IN CONFIDENCE FOR 1HE LIMITED PURPpSE OF
EVALUATION OR REVIEW.THIS DOCUMENT OR ITS
CONTENTS MAV NOi BE USED FOR ANY pTHER
PURPOSE AND MAY NOT BE REPRODUCED OR
DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN
CONSENT OF SNDIO T-5�.,INC.ALL PoGHTS RESERVED,
COPVRIGMT 2070.
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Sheet Title:
GRADING AND
STORMWATER
MANAGEMENT PLAN
Job No. 13015
Date: 5/16/2014
Scale: NOTED
Drawn By: ACM
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TREE DISPOSITION
� REMOVE DUE TO DESIGN IMPACTS
x REMOVE DUE TO CONDITION
QT TRANSPLANT
Q PRESERVE
ALL TREES NOT OTHERWISE
INDICATED SHALL BE PRESERVED.
NOTES:
1.THE NUMBERS AT EACH TREE REFER TO
THE TAG NUMBER LISTED IN THE"BILTMORE
APARTMENT TREE INVENTORY&
ASSESSMENT"DATED DEC.6,2013. REFER
TO THAT DOCUMENT FOR FURTHER
INFORMATION ABOUT THE TREES INDICATED.
2.REFER TO SHEET L-0.2 FOR TREE
INVENTORY DATA.
3.REFER TO THE PLANTING PLAN,SHEET
L-2.1,FOR THE PROPOSED LOCATIONS OF
THE TREES TO BE TRANSPLANTED.
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ASSOCIATI
LANDSCAPE ARCHITECT
2245 5th Street
Berkeley,CA 94107
510-848-3200
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PLAN
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��«t�' S/16/2014
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1.TREE-PROTECTION REQUIREMENTS SHALL BE INCLUDED IN THE
TECHNICAL SPECIFICATIONS OF THE CONSTRUCTION DOCUMENTS.
2.TREE PROTECTION ZONES SHALL BE ESTABLISHED FOR ALL TREES NOT
INDICATED TO BE REMOVED OR TRANSPLANTED(WITHIN OR OUTSIDE OF
THE LIMIT-OF-WORK)THAT MAY BE IMPACTED BY CONSTRUCTION
ACTIVITIES. THE TREE PROTECTION ZONES WILL BE INDICATED IN THE
CONSTRUCTION DOCUMENTS. A PRE-CONSTRUCTION MEETING WITH A
CERTIFIED ARBORIST WILL BE HELD TO VERIFY THE TREE-PROTECTION
ZONES.
3.TREE PROTECTION ZONES SHALL BE DELINEATED BY FENCING ALONG
THE DRIPLINE OF THE TREES,OR AS OTHERWISE APPROVED BY THE
CERTIFIED ARBORIST.
3.TREE FENCING SHALL BE ERECTED PRIOR TO DEMOLITION,GRADING OR
CONSTRUCTION AND REMAIN IN PLACE UNTIL FINAL INSPECTION.
4.THE TREE PROTECTION ZONE SHALL BE MULCHED TO A 6-INCH DEPTH,
UNLESS MULCH WOULD BE DELETERIOUS TO EXISTING PLANTING THAT IS
INDICATED TO REMAIN.
5.THE FOLLOWING SHALL BE PROHIBITED WITHIN THE TREE PROTECTION
ZONE:VEHICLES AND CONSTRUCTION EQUIPMENT,MATERIALS
STOCKPILING,RUNOFF AND SPILLAGE OF CHEMICALLY INJURIOUS
MATERIALS,EROSION,FLOODING,EXCESSIVE WETTING OR DRYING.
6.EXISTING TREES SHALL BE WATERED AS NECESSARY TO MAINTAIN
THEIR HEALTH FOR THE DURATION OF THE CONSTRUCTION PERIOD.
7.ANY CONSTRUCTION WORK THAT IS INDICATED TO TAKE PLACE WITHIN
THE TREE PROTECTION ZONE SHALL BE APPROVED AND SUPERVISED BY
A CERTIFIED ARBORIST. WHERE NECESSARY,ROOTS SHALL BE PRUNED
WITH CLEAN,SHARP TOOLS AND SHALL BE PROTECTED FROM DRYING.
EXCAVATION WITHIN THE TREE PROTECTION ZONES SHALL BE DONE BY
HAND. WHEREEVER POSSIBLE,UTILITIES SHALL BE INSTALLED BY BORING
UNDER EXISTING ROOTS LARGER THAN 1",RATHER THAN TRENCHING
WITHIN THE TREE PROTECTION ZONE.
8.TREES SHALL BE PRUNED ONLY UNDER THE APPROVAL AND
SUPERVISION OF A CERTIFIED ARBORIST.
9.FOR ADDITIONAL TREE-PROTECTION REQUIREMENTS,REFER TO THE
"BILTMORE APARTMENT TREE INVENTORY&ASSESSMENT"DATED DEC.6,
2013,PREPARED BY ARBORWELL.
TREE REPLACEMENT QUANTITIES
SIZE
DISPOSITION <12" 12"-18" 18"-36" >36"
REMOVE DUE TO CONDITION 5 2 6 1
REMOVE DUE TO DESIGN 13 3 2 0
REPLACEMENTS REQUIRED: (22)24"-BOX&(9)36"-BOX
PROPOSED TREES:(17)24"-BOX&(19)36"-BOX
11\LLIIYVLIYIVI\1 V/11/'�
a�,�c�► ►�i`nc Wfdth
Ta Common Name Specles Inches) (feet) (feet) Health Structure Acdon Notes
300 Coast Redwood Sequaa sempervirens 31 60 25 Good Good Preserve
305 Coast Redwood Sequoia sempervirens 30 60 25 Good Good Preserve
306 Coast Redwood Sequaa sempervirens 30 60 25 Good Good Preserve
307 Sweetgum [ipuidombor styrocifluo 26 40 25 Fair Marginal Remove Poor Structure l
311 Crape Myrtle Loyerstroemia indica 4 20 10 Good Good Transplant
312 Crape Myrtle logerstroemia indico 7 25 20 Good Good Transplan[
313 Sweetgum Liquidambarstyraciflua 20 40 25 Fair Marginal Remove �
314 Coast Redwood Sequoia sempervirens 25 60 30 Good Good Vreserve
316 Coazt Redwood Sequoia sempervirens 37 70 30 Good Good Preserve
317 Sweetgum Liquidambor sryroci/lua 22 4 25 Fair Marginal Remove �nduded bark and branch �
tailures
319 Sweetgum Cipuidombor styraciJlua ]0 30 15 Fair Poor Remove Failed top;Included bark �
323 Dracaena Cordyline australis 20@ 20 10 Fair Fair Remove due to Too dose to structure /
design impacts
325 Olive Olea euopaeo 36@ 20 30 Fair Fair Transplant
335 Brisbane Box Tristoniopsis laurina 13@ 15 15 Good Good Transplant
336 Brisbane Box Tristoniopsis laurino 6 15 10 Good Good Preserve
345 Crape Myrtle Logerstrcemia rndico 9@ 10 10 Good Good Transplant
346 Brisbane Bo� Tristoniopsis laurina IS@ 20 10 Good Good Transplant
347 Crape Myrtle Lagerstrcemio indica 12@ 10 10 Good Good Transplant
348 Brisbane BoK Tristaniopsis laurina 6 10 10 Good Good Remove due to �
design impacts
Remove due to /
349 Evergreen Pear Pyrus kowakomii 9 15 15 Fair Fair design impacts Leaning
350 Evergreen Vear Pyrus kawakomii 10@ 10 15 Fair Fair Remove due ro
design impacts �
Remove due ro �
351 Evergree�Pear Pyrus kowakomir 10@ 10 10 Fair Fair design impacts DBH approximated
352 Crape Myrtle Logerstroemia indiro 3 10 5 Good Good Transplant
353 Swee[gum liquidamborsryraciflua S 20 10 Fair Fair Remove due[o �-
design impacts
Remove due to
354 Sweetgum Liquidamborsryrociflua 7 25 10 Fair Fair design impacts �
355 Sweetgum Liquidambar sryracifluo 12 30 20 Fair Fair Remove due to �
design impacts
356 Sweetgum Liquidombarsryraciflua 12 30 25 Fair Marginal Remove Poor strucuture;Visible �
decay on branches
363 Red Ironbark Eucatyptus sideroxylon 12 30 20 Fair Marginal Remove Included bark '
364 Crepe Myrtle LogersVOemia indico 5 20 15 Good Good Transplant
365 Crape Myrtle Logerstroemia indica 4 15 15 Good Good Transplant
366 Crape Myrtle Logentroemia indica 4 15 15 Good Good Transplant
367 Chinese pistache Pistocia chinensis 5 20 15 Fair Fair Remove due to „
design impacts
368 Crape MyRle Logerstroemia indica 4 15 10 Good Good Transplant
369 Sweetgum Liquidombarstyrociflua 11 30 20 Fair Marginal Remove Poorstructure �
370 Sweetgum Liquidombar styrociflua 10 30 20 Fair Marginal Remove Poor structure /
371 Evergreen Pear Pyrus kowakamii 18� 15 15 Fair Fair Remove due to f
design impacts
372 Evergreen Pear Pyrus kowakomii 13@ IS 15 Fair Fair Remove due N /
design impacts
383 Evergreen Pear Pyrus kawakomii 9 15 15 Fair Fair Remove due to O�d trunk wound �
design impacts
384 Red Ironbark Euca/yptus sideroxylon 19 40 25 fair Marginal Remove Poor structure .-
385 Crape Myrtle laqerstroemia indico 4� 8 5 Good Good Remove due to ,
design impacts
386 Canary Island Pine Pinus connariensis 36 60 30 fair Poor Remove Severe iean over �
s[ructure/codominant rop
387 Monterey Pine Vinus radiata 21 40 25 fair Marginal Remove Vine pitth canker infection �
388 Canary Island Pine Pinus cannariensis 24 60 25 fair Marginal Remove Excessively pruned;Low
crown diamteter ratio
389 Crape Myrtle Logerstrcemio indica 8� 10 10 Good Good Remove due to
design impacts
390 Crape Myrtle lagerstrcemia indico 13@ 10 10 Good Good Aemove due to
design impads
391 Olive Olea euopaeo 12 20 30 Fair Fair lransplant
392 Olive Olea euopoea 25 20 30 Fair fair Transplant
393 Sweetgum liquidambar styraciflua ll 40 15 Fair Marginal Remwe Crooked trunk;Poor y
structure
394 Olive Ofea euopoeo 34@ 35 30 Fair Fair Trensplant
395 Sweetgum LiquidombarstyraciJlua S 15 10 Fair Poor Remove Stuntedgrowth
Remove due to
396 Evergreen Pear Pyrus kowokomii 8 25 15 Fair Fair .
design impacts
a Sweetgum Liquidambar styraci/lua 19 SO 25 Fair Fair Remove due to .
design impacts
6 Red Gum Eucalyptus Eucalyptus comoldulensis 36 100 60 Voor Poor Preserve
c Red Gum Eucalyptus Eucalyptus comoldulensis 37 90 60 fair Fair Preserve
d Weepi�g Bottlebrush Callistemon viminalis 11 35 25 Fair Fair Preserve
SOURCE:
"BILTMORE APARTMENT TREE INVENTORY�ASSESSMENT"DATED DEC.6,2013,PREPARED BY ARBORWELL.
TREES LISTED IN THE INVENTORY DOCUMENT THAT ARE NOT LISTED ABOVE ARE OUTSIDE OF THE LIMIT OF WORK.
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ASSOCIATI
LANDSCAPE ARCHITECT
2245 5th Street
Berkeley,CA 94107
510-848-3200
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PRELIMINARY LIGHTING LEGEND
� POLE LIGHT
• BOLLARD LIGHT
� IN-GROUND PATH LIGHT
� LIGHTING FOR SIGNAGE
T SCONCE MOUNTED TO COLUMNS,8
HIGH
SEASONAL DECORATIVE LIGHTING,
TIVOLI STRING LIGHTS
NOTES: �
1.ALL LIGHTING SHALL BE DARK SKY COMPLIANT WITH FULL CUTOFF �
2.SWIMMING POOL LIGHTING SHALL COMPLY WITH ALL APPLICABLE CODES. �
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ORNAMENTAL PLANTING
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TRISTANIOPSIS LAURINA
ALNUS RHOMBIFOLIA
LAGERSTROEMIA INDICA
PISTACIA CHINENSIS
ACER RUBRUM'ARMSTRONG'
OLEA EUROPAEA
PLATANUS X ACERIFOLIA'COLUMBIA'
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Zone Descri tion Botanical Name Water Requirements
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� ARCTOSTAPHYLOS'PACIFIC MIST' �
� ILEX CRENATA'SOFT TOUCH' M
� PITTOSPORUM TOBIRA'WHEELER'S DWARF' M
� WESTRINGIA FRUTICOSA'MORNING LIGHT' �
� RHAPHIOLEPIS tNIDICA'CLARA' �
� YUCCA FLACCIDA"YELLOW STRIPE' �
� HEMEROCALLIS'BY MYSELF' M
� ANIGOZANTHOS'ORANGE CROSS' �
� HEMEROCALLIS'HEARTS A FIRE' M
� DASYLIRION LONGISSIUMUM VL
� AGAPANTHUS'MOOD INDIGO' M
2 ILEX CRENATA'SOFT TOUCH' M
2 RHAPHIOLEPIS UMBELLATA'RUTRHALP' �
2 AGAPANTHUS'GOLD STRIKE' M
2 SESLERIA GREENLEES ITYBRID M
2 DIETES BICOLOR �
2 LOMANDRA LONGIFOLIA BREEZE M
3 DIETES BICOLOR �
3 YUCCA FLACCIDA"YELLOW STRIPE' �
3 SESLERIA GREENLEES ITYBRID M
3 LOMANDRA LONGIFOLIA BREEZE M
3 CAREX DIVULSA M
3 MUHLENBERGIA DURIA �
3 CHONDROPETALUM TECTORUM H
4 ROSA'ICEBERG' M
4 ANIGOZANTHOS'PINK JOEY' �
4 CAREX DIVULSA M
4 LOMANDRA LONGIFOLIA BREEZE M
4 DASYLIRION LONGISSIUMUM VL
4 TEUCRIUM CHAMAEDRYS �
4 CALLISTEMON CITRUS'LITTLE JOHN' �
4 WESTRINGIA FRUTICOSA'MORNING LIGHT' �
4 CHONDROPETALUM TECTORUM H
4 AGAPANTHUS'STORM CLOUD' M
4 HEMEROCALLIS ITYBRID'RED' M
4 HEMEROCALLIS ITYBRID'YELLOW' M
4 AGAPANTHUS ORIENTALIS'TINKER BELL' M
5 JUNCUS PATENS H
5 CAREX PRAEGRACILIS M
5 CAREX TUMILCOLA M
5 IRIS DOUGLASIANA �
SIZE
24"BOX
24"BOX
24"BOX
36"BOX
24"BOX
N/A
24"BOX
PLANTING DESIGN CRITERIA NOTES
1.WATER REQUIREMENTS ARE BASED ON WUCOLS III MANUAL
2.SEE L-0.1 AND L-0.2 FOR EXISTING TREE INFORMATION.
3.SEE L-2.2 FOR LANDSCAPE NOTES AND LEGEND.
4.ALL NEW PLANT MATERIAL WITHIN PROPERTY LINE SHALL BE MAINTAINED BY THE OWNER FOLLOWING INDUSTRY STANDARDS.
5.REFER TO CIVIL PLANS FOR GRADING,DRAINAGE AND STORMWATER MANAGEMENT DETAILS.
6.ALL PLANTING AREAS SHALL HAVE AMENDED TOPSOIL AND 3"BARK OR WOOD-CHIP MULCH.
7.ALL PLANTING WILL BE ARRANGED BY HYDROZONES BASED ON WATER NEEDS.
IRRIGATION DESIGN CRITERIA
1.IRRIGATION DESIGN TO COMPLY WITH AB-1881 REQUIREMENTS,
FOLLOWING STATEWIDE MODEL ORDINANCE DESIGN GUIDELINES
AND CITY REQUIREMENTS FOR WATER-EFFICIENT PLANTING AND
IRRIGATION.
2.ALL PLANTING AREAS SHOWN WILL BE IRRIGATED BY AN
AUTOMATIC IRRIATION SYSTEM.
3.HYDROZONES SHALL BE ON SEPARATE VALVES.
4.IRRIGATION SYSTEMS SHALL EMPLOY THE FOLLOWING
WATER-CONSERVATION FEATURES: (A)CONTROLLERS CAPABLE
OF RESPONDING TO ON-SITE WEATHER CONDITIONS;(B)
CONTROLLERS WITH MULTIPLE PROGRAMS;(C)WATERING
SCHEDULES WITH SHORT CYCLES;(D)RAIN SHUT-OFF DEVICES;(E)
DRIP AND BUBBLER IRRIGATION WHERE APPLICABLE.
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