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ASA-2016-01b i OFF9CE OF COIMi1�UNITY DEVELOPfi�EN� �, CITY HALL 10300 TORRE AVENUE�CUPERTINO, CA 95014-3255 �� (408) 777-3308� FAX(408)777-3333�planninqCa�cupertino.org July 18, 2016 Aditi 1Vlukherjee 1448 S Stelling Rd. - Cupertino, Ca. 95014, SUBJECT: ADIVIINISTRATIVE HEARING MEETING ACTTOIV I.,ETTER—ASA-2016-01 'I`his letter confirms the decision of the Adiniilistrative IIearing Officer, given at the meeting of July 14, 2016; approving an Architectural and Site Permit to allow the construction of a new 2,581 square foot, two-story single famil.y residence with a front facing, second story balcony in a Planned Development Zone, located at 10131 Alhambra Avenue, according to Resolution No. 64. Please be aware that if this permit is not used within two years, it shall expire on July 14, 2018. Also, please note that an appeal of this decision can be made within 14 calendar days from the date of the decision. If this happens, you will be notified of a public hearing, which will be scheduled before the Plu�uzing Cominission. , . Sincerely, ; Ellen Yau Assistant Planner City of Cupertino Enclosures 12esolution No. 64 CC:DV Alhambra,LLC.,Attn:Murali Narasimhan, 1268 Chateau Dr.,San Jose Ca.95120 Matt or Shoko Kather, 10149 Empire Ave., Cupertino Ca.95014 James or Catherine Wood, 10131 Empire Ave.,Cupertino Ca. 95014 ASA-2016-01 CITY OF CUPERTINO 10300 Torre Avenue ' Cupertino, California 95014 RESOLUTION NO. 64 OF THE ADMINISTRATIVE HEARING MEETING OF THE CITY OF CUI'ERTIIVO FOR Al�T ARCHITECTURAL AND SITE APPROVAL TO ALLOW THE CONSTRUCTION OF A NEW 2,581 SQUARE FOOT,TWO-STORY SIIVGLE-FAlVIILY RESIDElVCE AND A FRONT-FACING SECOND-STORY BALCONY IN A PLANIVED DEVELOPMENT ZONE SECTION L• PROTECT DESCRIPTION Applicant: Aditi Mukherjee Property Owner: 1V�urali Narasimhan and Niranjan Kumar Location: 10131 Alhambra Avenue(APN 326-23-027) SECTION II: FINI�INGS WHEREAS,the Administrative Hearing Officer of the City of Cupertino received an application to allow an Architectural and Site Approval to allow the construction of a new 2,581 square foot, two-story single-family residence and a front-facing second story balcony in a planned developxnent zone; WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Administrative Hearing Officer has held at least one public meeting in regard to the application;and WHEREAS, the applicant has met the burden of proof required to support said application; and WHEREAS, the Adininistrative Hearing Officer finds: 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 tlie public health, safety, general welfare, or convenience; � , . The applicant is pYoposing a new two story single family residence on property that has an existing single-story single family home. The proposed project will provide setbacks and parking totals that deviate from the standard R-1 Ordinance; yet due to its Planned Development zoning which allows for design flexibility, the project, located at its proposed location, proposes a height below 28' (consistent with the R-1 Ordinance and the surrounding two-story properties), proposes privacy plantings to mitigate privacy impacts to adjacent properties, and designed within the first floor building envelope. Due to the adjacent development and uses, the project proposes a plan that differs Resolution No. 64 ASA-2016-01 July 14,2016 Page 2 from standard R-1 standards, but will not be detrimental to the public health, safety, general welfare oY convenience. 2. The proposal is consistent with the purposes of Chapter 19.168, Architectural and Site Review, of the Cupertino 1Vlunicipal Code, the General Plan, any specific plan, zoning ordinances, applicable planned development permit, conditional use permits, variances, subdivision maps or other entitlements to use which regulate the subject property including,but not limited to, adherence to the following specific criteria: a) Abrupt changes in building scale should be avoided. A gradual transition related to height and bullc should be achieved between new and existing buildings, ' The proposed two-stoYy structure will replace'an existing single story home therefore there will be an increase in the height of the new building. The proposed home itself is aesthetically designed with a balanced form and avoids abYupt changes in scale. b) In order to preserve design harmony between new and existing buildings and in order to preserve and enhance property values, the materials, textures and colors of new buildings should harmonize with adjacent development by being consistent or compatible with design and color schemes, and, with the future character of the neighborhood and purposes of the zone in which they are situated. The location, height and materials of walls, fencing, hedges and screen planting should harmonize with adjacent development. Unsightly storage areas, utility installations and unsightly elements of parking lots should be concealed. The planting of ground cover or various f.ypes of pavements should be used to prevent dust and erosion, and the unnecessary destruciion of existing healthy trees should be avoided. Lighting for development should be adequate to meet safety requirements as specified by the engineering and building departments, and provide shielding to prevent spill-over light to adjoining property owners; � The proposed contemporar�y Craftsman residence honors the existing character and promotes the future character of the neighborhood by harmonizing both contemporary and rustic materials and elements. The proposal does not propose to locate unsightly storage, utility units, and or parking lots visible to the public right-of-way. Furthermore, the project pYoposes to re-landscape zvith organic ground cover and/or compatible paving tnaterials to prevent dust and erosion. Additionally, existing healthy trees (including 23" and 18" diameter pine, 9" and 15" diameter oak, 20" palm, and 15" Chinese Pistache) will not restrict the development of the home and are proposed to be retained and protected as part of this permit approval. The proposed lighting is limited to residential use and will minimize spill-over light uncommon in residential neighborhoods. The location, height and materials of fencing, hedges, and screen planting should harmonize with adjacent development; therefore, as a condition of approval, the final plan fencing plan will require additional review and approval by the Community Development Department prior to issuance of a building permit. � ` . .. �. \... . . . Resolution No.64 ASA-2016-01 July 14,2016 Page 3 c) The number, location, color, size, height, lighting�and landscaping of outdoor advertising signs and structures shall minimize traffic hazards and shall positively affect the general appearance of the neighborhood and harmonize with adjacent development; and ' No signage or outdoor advertising is proposed by the project. � d) With respect to new projects within existing residential neighborhoods, new development I� should be designed to protect residents from noise, traffic, light and visually intrusive effects by use of buffering, setbacks,landscaping,walls and other appropriate design measures. The project is located within an existing residential neighborhood and in order to provide the same level of privacy for the neighbors as in Single Family Zoning Districts, the applicant proposes to utilize privacy trees to provide screening to the neighbor to the north. No additional noise, traffic, or light atypical of a single family home is proposed. NOW, T�IEREFORE,BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in Seetion III, N and V of this Resolution beginning on Page 3 thereof, the Application No. ASA-2016-01 is hereby approved; and that the sub-conclusions upon which the findings and conditions specified in this Resolution are based and contained in the public hearing record concerning Application ASA-2016-01 as set forth in the 1Vlinutes of the Administrative Hearing meeting of July 14, 2016, and are incorporated by reference as though fully set forth herein. SECTION III: CONDITIONS ADMINISTERED BY THE COMIVIUNITY DEVELOPMENT DEPARTMENT 1. APPROVED EXHIBITS Approval is based on the plan set entitled, "New Residence For DV Alhambra LLC", consisting of fifteen (15) sheets labeled A1-A10, CO3 dated March 14, 2016, and L1-L4, dated June 18,2016, except as may be amended by conditions in this resolution. 2. ACCURACY OF PROZECT 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 consfruction records. Any misrepresentation of any property data may invalidate this approval and may require additional review. 3. CONSULTATION WITH OTHER DEPAR'TMENTS 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 I�evelopment Deparhnent. : Resolution No. 64 ASA-2016-01 July 14,2016 Page 4 4. EXTERIOR�UILI�ING MATERIALS/TREATMElVTS Final building exterior treatment plan (including but nof limited to details on exterior color, material, architectural treatments and/or embellishments) shall be reviewed and approved , by the Director 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 modification approval with neighborhood input. 5. PRIVACY PROTEC'TION The final privacy-planting plan shall be reviewed and approved by the Planning Division prior to issuance of building permits. The variefy, size, planting distance shall be consistent with the City's requirements. 6. PRIVACY PROTECTION &FRONT-YARD TREE COVElVANT � The property owner shall record a covenanf on this property to inform future property owners of the privacy protection measures and other tree protection requirements consistent with the requirements of the IZ-1 Ordinance, for all windows with views into neighboring yards and a sill height that is 5 feet or less from the second story finished floor. The precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Departrnent prior to final occupancy of the residence. 7. LANDSCAI'E PROTEC'T SUBMIT'TAL Prior to issuance of building permits, the applicant shall submit for the Prescriptive Compliance Option per sections 14.15.040 A-C or for the Landscape Documentation Package per sections 14.15.050 A-D as listed in the Landscape Ordinance n� �a��e tr�a�� 60� sa�na��e ¢�� Il�11t�SC��9fl][1� ��'�� 15 �➢]C��9�S�S�.. The docuxnents shall be reviewed and approved to the safisfaction of the Director of Community Development prior to issuance of building permits and the full requirements per section 14.15.040 and 14.15.050 shall be submitted prior to permit final. 8. FENCING PLAN The fencing plan as shown on the plan set dated March 14, 2016 is not approved. Prior to issuance of building permits, the applicant shall submit revised details, including location, height, and materials, of all fencing to be installed on the property to the satisfaction of the Community Development Department. 9. OFF-STREET PARKING The proposed driveway is sub-standard in depth to allow for a typical motor vehicle to park per Cupertino 1Vlunicipal Code section 19.124. The property owner may park or may allow any motor vehicle to park on the driveway provided that it does not violate the aforementioned or any other City, or California State Vehicle Code. Specifically the property owner agrees that the approval of this project does not allow the parking of any motor Resolution No.64 ASA-2016-01 July 14,2016 Page 5 • vehicle that extends beyond the property line as listed in California Vehicle Code section , � � 22500. 10. INDEMNIFICATIOIV Except as otherwise prohibited by law, the applicant shall indemnify and hold harmless the City, its Cify Council, and its officers, empl'oyees and agents (collecti�ely,the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against one or more of the indemnified parties or one or more of the indemnified parfies and the applicant to attack, set aside, or void this Resolution 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 applicant shall pay such attorneys' fees and costs within 30 d.ays following receipt of invoices from City. Such attorneys' fees and costs shall include amounts paid to counsel not otherwise employed as City staff and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. 11. NOTICE OF FEES DEDICATIONS. RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requiremerits, and other exactions. Pursuant to Government Code Section 66020(d) (1), tllese Conditions constifute written notice of a statement of the amount of such fees, and a description of•the dedieations, 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 Secfion 66020, you will be legally barred from later challenging such exactions. SECTION IV: CONDITIONS AD1VIIlVSTERED BY THE PUBLIC WORKS DEPARTMENT 12. COMPLIANCE WITH PUBLIC WORKS COIVFIRMATIOIV FORM The project shall comply with the requirements indicated on the Public Works Confirmation form dated 12/6/2015 and updated 1/6/2016, including, but not limited to, dedications, easements, off-site improvements, undergrounding of utilities, all necessary agreements, and utility installations/relocations as deemed necessary by the Director of Public Works and required for public health and safety. The Public Works Confirination is a prelunulary review, and is not an exhaustive review of the subject development. Additional requirements may be established and implemented during the construction permitting process. The project construction plans shall address these requirements with the consixuction permit submittal, and all required improvements shall be completed to the satisfaction of the Director of Public Works prior to final occupancy. Resolution No.64 ASA-2016-01 July 14,2016 Page 6 13. CURB AND GUTTER IlVIPROVElVIENTS Curbs and gufters, sidewallcs and related structures shall be installed in accordance with grades and standards as specified by the City Engineer. 14. 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. 15. UNDERGROUND UTILITIES Developer shall comply with the requirements of the Underground Ufilities Ordinance Na 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 shQwing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 16. 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 Plaruling Department, Santa Clara County Fire Department and the water company. 17. BEST MANAGEMENT PRACTICES Utilize Best Management I'ractices (BNIPs), 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. 18. EROSION CONTROL PLAN Developer shall provide an approved erosion control plan by a Registered Civil Engineer. This plan should include aIl erosion control measures used to retain materials on site. Erosion control notes shall be stated on fihe plans. 19. WORK SCI�EDULE 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. 20. 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. 21. DEDICATION OF UNDERGROUND WATER RIGHTS Developer shall "quit clai_m" to the Cify all rights to ptunp, take or otherwise extract water from the underground basin or any underground strata in the Santa Clara Valley. Resolution No.64 ASA-2016-01 July 14,2016 Page 7 22. SAN TOSE WATER COMPANY CLEARANCE Provide San Jose Water Company approval for water connection, service capability and locafi.on and layout of water lines and backflow preventers before issuance of a building permit approvaL 23. SAIVITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary I�istrict prior to issuance of building permits. ', SECTION V: CONDITIOIVS ADIVIII�TSTERED�BY THE FIRE DEPARTMENT 24. REVIEW Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 25. FIRE SPRIIVKLERS RE UQ IRED An aufomatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: in all new one- and two-family dwellings and in exisiing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to deterinule if any modification or upgrade of the existing� water service is required. A State of California licensed (G16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. 26. W�ATER SUPPLY REQUIREMENTS Potable water supplies shall be protected from containination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor record. Final approval of the system(s)under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 27. COIVSTRUCTIOIV SITE FIRE SAFETY All construction sites must comply with applicable provisions of the CFC Chapter 33 and Standard Detail and Specification SI=7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. Resolution Na 64 ASA-2016-01 July 14,2016 Page 8 28. ADDRESS IDENTIFICATION New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly Iegible and visible from ' the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic ntunbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). PASSED AND ADOPTED this 14th day of July, 2016 at a noticed public meeting of the Adinulistrative Fiearing Officex� of the City of Cupertino, State of California, held by the Director of Community Development, or his or her designee, pursuant to Cupertino Municipal Code Section 19.12.120. ATTEST: APPROVED: /s/Ellen Yau � /sBenjamin Fu Ellen Yau Benjainul Fu Assistant Planner Asst.Director of Community Development . . . __ _ _ __ _ _ . . _ _ I __ _ __ . _ _ _ � i REVISIONS BY �. 6.13.16 L�GEN D PRO�ERTY LINE _ i SETSACK LINE = I � , _ __ ,-... ". - �� ( �S�D ARC,Y .. .� ��:_.- .f...,-,� / T Fl}ZST FLaOR , � �.. _ _�_ _.__._W __.._._.__� O� C� -_ , ,..�... � ,� .�., '_�' * aan MUKH�� _---_—, QQQ LIC.C37611 SECONfl FLOOR 1.._----_, �� P REN:NOV.2017 - ��' �' _ � _ ; . �7 � Nr �� , __ _._ _. _;_-. -_::_. - � : � 9T��F CA��F�� EXISTING BLDG y�"�� ''� I DEAAOLISHEQ �� , . = - � _... � _�.__....._ � S+�OPE�4F�1VOR� ti �� NEtN'TVV�ST�RY I�OME 1M1��ITH W �°�o�M �Ct�R ATT�CI-�E�G��GE � � x ��M � Fra-lU�"� PRO�ECT DATA �� PRO$ECT ADD€tESS 10131 ALHAi�IBRA AUENUE APN 326 23 U27 �-+ vi c� ZC�NING D157'RIC'C A l�BS � U�W� Q �� REA�"A�.r�rLATION GRQSS LOT�RE�, 7021 S.F. DEDiCA'H'IOt� 7T8 S.F. NET AREA LOT AREA[?021-778) 6243 S•F. ALLO�VABLE FLOOR AREA 2809 S.F.(45 a,sa) NOTE:ALL NEW 3 FT.TALL WOOD SEE THROUGH FENCE AT FROiVT APID CORNER A��QrG�F 5�4� PROPGRTY LINE BASED ON V[SION 1�I.,I.OtM1rABI,E LQT CQVERACe E ZH�g S,F.��S�/�rl� TREE TO BE EDGE OF PAVEbiENT TREE PROTECTION FENCE TRIANGLE DETERMINAT[ON BY THE REMOVED-TYP � PUBLIC WORKS DEPARThtENT-TYP ��,��A��.�lU�'��/��Z� 1BD.CONCEPTUAL DESIGN ON A8. NE4V FIRST FLOOR 1122.G S.F. NOTE:ALLNEW 6FC. �1TTIC ABOVE 7 F'f. O�O S.F. 15"OaK TALL WOOD FENCE AT REAR iVEt4FSHC4IYD F(.�QR �0��.�$.�. S ��E 50.00� S�°��J��E 82.94� PROPERTYLINE-TYP � � t TOTA4 LIVING AREA 2l51.9 S.F. ~ o ��o pUw � !VE'W'2 CAR GAILAGE 42£t.75.R Ozs^r�s o �g s a � �s�zo^r.a�.ni . . • a � EAVE OVERHANG "'��'F z O ¢ / TREE \ w a � O SECOiVD FLOOR AREA=66.4 6fo OF F{RST FLQdK ARF,rI �� -- - - - �¢a a N � 9"CEDAR� � Q�'�J-�� U � Q� ~ � � J �----- (-� �� U TpTAI.PROPp5ED FI.QOR AIt�A 25�0.6 5.�.(43.3/o) � �� to�-o^( L_�._ I o� � ALL01N'ABLE FLQQR ARE;a 2809 S.F. � --- ,_ � I ��, is��c�trxEse Q � SIDE SET� (+. J E^ PISTACHE H � � O i QT C0ITERAGE SUMMARY 4CNAL ` '^ �g ( �AGE� � a� ��, � a x � NF41'E�IRS�FLqOR 112a:6 S,R� " � — � �z � P NE�FRONT PORCH 3G.3 S.F.(14.5 x 3.45� — '�— i / F T�O`� � � � W FOF OUT WI3'VDO4V �,5.{i S.F. 20 Ff.REQD.1 ST FLOOR REAR SETBACK a—V- �`f'�a`r ��,P f a v � i 6��HO LY ��BPG� �'C��p�O, SF'C�4� W /'1 M Q-1 NEav cA�cE ��zs.�s.F. __ T TOTr1G EAVE 3p3 S.F. ! � S z F-I ,--i 25 FT.REQD.2ND.FLOOR REAR SETBACK , ��T / O U , � � NEW TWO STORY J I� j 3�GP�P $�9, / � °I'OTAL PROPOSED LDT CQVERAGE i902.4 5.1'.l 30.4n/o) _ / I RESIDENC r '' NOTE:PLEASL•REFERTOTHE � _ P�.. _ q?^w��e �-' - - _J LANDSCAPE PLAN FOR THE � ✓� � 5H EET l N D EX 1REE SPECIES COUNT AND SIZES � �. _ � � NOTE:ALL NEW 3 FT.TALL WOOD SEE - NEW FRONTY THROUGH FENCE AT FRONT AND CORNER LANDSCAPE TREE � PROPERTY LINE BASED ON ViS[ON A1 SITE FL�1N,AREA SU�lMARY, -�P. I W � ' I ,;... �.`.. TRI.4NGLC DETER2v1INATION BY THE u1C1N11'YMAP , - o's;nc�c�sV��cY-� C RED eoa[.[c woar.s C:0 SURV�Y � ------ i R� - vorr�x{+x�pr�- � y$5 DEPARTMENT-TYP A2 p6LIOl.IT[ONPLAN&STREET5CAPE � -L�!- ,,, � FENCETYPEH&IGHTANDLACA110N ( � / - --: oo`�G9 TBD.CONCEPTUAL DESIGN ON A8. N01'E:ALLNEW 6FT. � BALCONY ,�� • _ L �oC�O A3 F1RST FLOOR PLAN 42'\NDE TALL WOOD FENCE AT SIDE d. ��T pBOVE •- `'--� ` I SZ� A$ SECOi�iD FL�ORPLAf�I PROPERTYLINE-TTP N � � .",� ' -G� � � �� t �'.. .. - A5 AREA CALCl3LATtbN �. - � � -----� • �.1�°NNIPER :C i •" �9�p��P � AG AR£ACALCULATION W P�4�C�c- .••,: ..•. ..,_ ,.. t `_ ... 5// a7 ROOF PL.�IV o �5�`�o�,�iy . ... ... -- - t18 E}CTERIOR LLEVATI{?iVS / . •.:': _ TREE �� - - ' -fUL17 K W o p ,... ri A9 EXTERIOR LLEVAT(QNS � ��,� I ��,0 . ��6 NN 'R _ � � � A10 BUILDII�G SECTION �� '.. - � aU Z �� Ps''�° �,o . � � W `��o, � � � a °�o 9� � r-� �-1 � �� -` 18"PINE �� /�,�{"JUN PER a � � � [7� Y--1 ^ UniuersityVlaY �� `� . �� E.,� ',.J � a NOTE:ALL NEN 3 FT. a � � �� TALL WOOD FENCE AT SIDE � �( F--� F�� <� i=��'' �.` . PROPERTY LINE9-TYP 9"OAK I � ��3� � � !� .� l? . � . � � `p� NE�`��V P r I � � � �� , � �� GP� , % '�;�; �, ,s ri., ��Fo� �y o2 i01311iinuny6i�aAec . 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SHEETS � LEGEND ---�r�€�--- oc�snrec conirrouR ur�E _=200-��= iVA7URAt.GW1DE CONTOUR UNE p POUPID CItY MONUAdENT BOX,OR AS NDTED � 80UPlDARY QF PROPERIY SURVEYED () RECORD IINFORA4AflOtd �� 90 30 50 �,,oa, ... m ,�_ - CENIERUNE FOUPID CITY p GRRPMIC SCALE . � � p CllRB INLEf MONUMENT 9 =10 Q �.�.�m CURB UNE '� �� 'n �i �� ORNEWAY APROfd � �—o ELECTROLIER �� m g� . —X—x—x—FENCE o w c?o, THE BEARING NORTH 2450'00"EAST OF THE CENTER LINE OF EMPIRE STREET AS t � FlRE HYDRANT •� SHQWN ON THAT MAP OF"MONTA VISTA FfRST ADDffION'FILED F4R RECORD IN o�� BOOK P OF MAPS PAGES 23,SANTA CIARA.COUNIY RECOROS,AND AS FOUND � FIAT GRATE INLET MONUMENTED,WAS TAKEN AS THE BASIS OF BFARING fOR THIS SURVEY. o.�.�� OVERHEAD POWEi�UNE \ , LOT 15 � � �� o.n.m. OVERHEAD TEtEPHONE L1NE � �"' Ri N � e i r ss $dNiiARY SEWER UNE �� 99_29' �m ,o� � � �o O SANITARY SEWER AqANHOLE a h AN i�OT�S: � sa�rraev sEwErt ctFallour o 1.DISTAPICES AND AIMENSIONS ARE SHOWN IN FEET AND DECIMALS TMEREOF. -o- SIGN s� �, 4 � � � � i� � ; 2.THE DISTINCTIVE 80RDER LINE DENOTES THE 80UNDARY. m SfORA9 DRWN UNE ,� `' 4\ 18,"TREE .� �, /�� ' BENCHMARK: 3.TREES SPECIES NAMES ARE APPROXIMATE,aND LABELED BY TMEIR COMMON NAME s `� '�. ' TO TNE 9EST-0F OUR KN4WLEpGE.IT 1S NOT BASED ON AN ARBORIST REPORT. ,.---_.� \a 9 A TRE � LQT 16 � � , ��`� 23 TREE� ELEV. 100.0�' 4.THIS t�AAPS REPRESENTS TOPOGRAPHY OF 7HE SURFACE FEATURES ONLY.THE o(� SfORM DRAIN A�ANHOLE ``�.�'$so 1 \.1 �'�, � � �R1 '� a ( � MAG NAIL BOUNDARY SHOWN ARE TAKEN`FROM RECaRDED'MAPS AND DEEDS FOR REfRENCE a WTIL1iY 80X +'r o � f� �`^ � � � � ONtY. r +�\� $�; �� .—.�c . `x�`��-�--QJ89'S(L(10�E:82.��.� ELECT IC MEi;E 5.UNLESS SPECIFIED ON THIS MAP,tOCA�IONS OF THE UNDERGROUND AND -o- tif�lllY PDEE A' ' s- 5 I'`�. �"7 ��,r ,' 5.97' UTILtTY POLE OVERHEAD ql'ILfTiES ARE NEITHER IN7ENDED NOR IMPLIE�.FOR THE LOGATIONS OF 7Y �� ,� �'6'-� ,,,�� ' UN�ERGROUND UTOLITIES CALL tlSA (J-800 6�2 2440). w WATER UNE .-' .5,,u�p'-6, � ;- i 'o r'"�, ,,; �\ , ,� � i � fi.BUILDING f00TPRiP1TS ARE SHOWN AT GRQUNO LEVEL A wA�� •' �� a��`A5 z 9" L��- ,� / E , 7.fINISH fL00R'ELEVATION TAKEN AT�OOR 7HRESHOLD'(EXTERIOR), � � r' ,..;,9:s�' �% EpG Of WA 8.A TITLE REPOR7 FOR THE SUBJECT PROPERN HAS NOT BEEN EXAMINED BY ca WATER VALVE �\� � �"``•s �`'t�7 as� {� ` GREENBLUEARTN,WC.:OTHER EASEMENTS OF RECORD MkY EXIST THAT ARE NOT G i' ?- � PA EMENT; � ELECTRIC ME7ER Z 5 e'r .�,� 1�\.� '��?�� `�� sv ,� � #+� � o SHOWN ON i'HIS MAP. � \�\\ � EX.HOU�E �� 5�.r � tNATER HEATER �� ` �� 8 TREE .�--�� FF 102.7 L ��',, y C DAR 1R ' l � E GE OF PAVEMENT p � / � \\` �� ._`.n' �• � ✓iiiiiiiiii�rj �.- � ao,5o' � J �, ; 2 4 �'o #\\ ,�p9�`�\ . �2�� PN.��J�:�326-23-027 \�� i � oo\� 6 � v� 59.27'`�-_ �v � �' EX.; H al / �\� 'r2� ��` l0T GROSS AA'EA;7.23'SF"� x "• }� m � � �� '";- � ORIGINAI SUB�NISION LOT UNE � �, '�. 'fHAT'HA5 BEEN REMOVED �� , t�`\ � �910"��E (% `��t/r�\. �,'+' Ij �}`�_ � � REFERENCES: ��p1.lANp. � e �Z � ` � ��. �. �.,, '��, 1� OAK T�EE R t MONTA YISTA 9 ST ADDITION P-M-23 �c�`�� 0 'r�/9y �� `^` �� ` �� ` '`. � �` '� R2 PARCEL MAP 655-M-3 e, F+ o / � � 4"MULTI ' '"J/� �. w � ? t o W' o OSCAR OSUMA -� w� nl � ` ��\� TR NK TREE\ �;J r i `'�� o �� i Q e No:8921 � N °1� � . ��1�� \\ sp o�1�� i �` Fxp.9-3D-16 @ ��. �1 , ` �o T� ❑ o �?� ; �'9 � v�, �� / 1 ��`t�� \\� t�'""1 ��I �U `n-� �3.56' -o � PF pf CA��F� / � i � �R1 � � �o �� m. ,�"' 22 �' � \\� � � �"TREE�� 1��,l � '�� o . � � 0 �� , � `�� \, '�� ) I .� .� Z `i= BEMCH MARK �� `� \� '�, y"�� PfA�f'�� 2�'��'� � � DESCRIPTION: ASSUMED BENGHMARK,MAG NAIL ON SIREET,NEAR THE � �\ t� �� l � �� S � � � NOR7HERCY EASTERLY CORNER Of LOT AS SHQWN: ELEV.: 106.00' � /'� 21 �' � \�� . �\�� ,� �`I' � '� � � � .�{� � . // 4 t � �+, t r�\\ e'`�., �'��'� � � � r EX.SOMH /i 1 1 \ � ✓ r ,� `) ,�i1 "TRE� := U � � �� \ �*'� t�e �i • � � ��'� ; `: a� � \ t � � S.6Z'�w101.Q �Bf2�/�7��$ �J z \ i� �O i `� �;� ��_Q- \�\ l�"�'� � �/ -o APN ASSESSOR'S PARCEL NUMBER �W p / � `� ��` ``.,� „ x�- � o ; BM BENCH MARK o� � ��/� /� � � \� J � '�-� �� ,�N ' CAN CABLE TELEVI510N OVERHEAD �Q�� .r„�---: � � EX.$SMH �'" �,�•��,,, .- o D CURVE DELTA Q�� i �� , � �� F = DRWY DRNEWAY f- Q � �\, TC.,/�D1.0 � ,� � .�� i � � \\��` �''fL� 7 01.3 "'/��~"� � EX.WATfR.VALVE FL FLOW SLINETELEVATION �� \ i '�� `\� �J � IP IRON PIPE �Q� / 4 ` �EX.Fli 1 L CURVE LENGTH = �,� � � .�, � � R� REFERENCE�OCUMENT }---�� /�/` �/ � � EX..S ...,, ~*�,` `. f TC. D1.0 = D.H.PWR O�ERHEAD POWER Ll E� '2 y� �� J O.H.TEL OVERHEAD TEIEPHONE UNE �p;p� � � �-' \ ,'j � f_ � _� — PCL PARCEL � e- \ '' �g � i� �„ --�"�'� � �-., ;�-75r150D L=27.1D'R to:oo' P:M. PARCEL MAP O Q�o ,/ ,..,.•' � � I P7N PORTION � \i /L�'' ,-."r l � R RADIUS � �_ "�\ i� '- ��y, EX.EIEILITY 5D STQRM DRAIN }-� w /' /� �,�.•- fOUND CI7Y p p0lE 5S SANIFARY SEWER �� j / \ MONUMEM x k�t :�t��`�i J�� • ' B ELEVATION _ � TC TOP OF Cl7R °� v ,�f�fl�� 8 d�..:...dJ�a�� _�i"�� ' `\ /�// �7 UEP UBt1CUTIEITY EASEMENT �� -- . ��..= .��-.� �Er�v�e��'��.��'a 3yi;��a�i�'�� `� EX H WLE WATER LINE EASEMENT � r,%� •- -•— � ��,--.-,- �//'\ '� CL �� .�.-�.��,_--.z �-,_,�.�,_.=,�_�---�_.�.._ �,� / h��`�.,-„ �� e:., �...� :n..._,...,.�_,_.� - _:._,�.�--...�.�--�-� JOB N0. t 9asi , � � `��w 4l��.�'..��.��„'�,v C . . SHEEF � OF � ,. , �,��e . v,,..� �,...:__ � ��_� EnV2, Inc. � �� WATER USAGE LEGEND HARDSCAPE LEGEND NOTES. E�„�;g;onorNet�« • CA LIC.:A,B,C27 910951 1937 CONCOURSE DF. zoi•rE DESCRIPTION IItRIGATION �A SYMBOL DESCRIPTION a. The property owner shall record a covenant on the propert; S^NJoSE,CA95131 � 1'EL:(408)890.G289 \ ZONE A. GRASS AREA HIGH 413 SF """ FAX:(408)886-7229 ZONE B. PLANTIIVG AREA MIX 0 SF � CONCREi'E PATH WAY WITH BROOM FINISH fOt" thG' C1G'W trees/shrubs planted for purpose Of required ZONE C. PLANTINGAREA LOW 2048 SF � TILE OVERLAY OVER CONCRETE ,,- -� �;, , replacement trees, privacy protection, and required GRAVEL AREA NO IIZRIGATION 811 SF " / --L�l� front ard tree. COLORED STAMPED CONCREfE � ` � -- - Y _ . : TOTALLANDSCAPEAREA 2461SF � (INDICATED IN THE PLAN) - � � � b.Following completion Of construction, and affidavit from . . ooao iN-r�R �ocKirvc P,avER ; ; ,,� . _ _��--/��, an affidavit from an ISA-certified arborist shall be provided � e��c AREa _ � ; ,�� confirming that the new trees have been pianted properly - � � ,, and according to plan. � � � � ;� :��. � . _ _ � : _ � _ ; .. � �R� - -�`- • �-.�� c. A Iannin de artment ins ection is re uired to verif w BEDERABLEBOARD � P g P p q y �/ ��j T.Y.P. :t .,g�r[,?i. '��,��_�.t',.- � F-�, F� exterior materials/finishes, trees, landscaping, site work. Q U W PLANTING ,.,,. ZONE C �� --ZONE C d. A eertified landscaping professional shall conduct w '� � � NOT ALLNEW6Ff. � � TI� SQ��e � O.O �IIOOIJOOOS IY�•ZS �IIOOIIOOOS pROPE TYllLNE-1YpTREAR U � U 79� SQ.F?.� a landscaping installation audit after the landscaping W � _ ._. - -- ---_ _-- -_ — _�._�.... _— s.�.�-� 6=.TA,L FENCE'___ -�_- -— - �a � . _ . a e . � _ �o--1 �� — ' ;;r � and irrigation systems have been installed A � � z :� __� m m m o m � e � o m a o e ,-- -�r --c �. o ; __, , ,:�, � � F, 5s� sQ.�r. - �� `�-— ———————— —— „�. ��:� � � � per Chapter 14.15 (Landscape Ordinance). w x � � � , _ : � n y a � � � � `�� . . _ T , `�� ..,� ings ment shall be conso�idated into � � � a c , � ' ,.� , �:;� � �� The find' of the assess� : : ,...,.,�.�,,.w.��.,� ,��.;��.. .n��..��•. � LL�,:,��,.�,:u�.a�� ,"„s„��.��m<�we.��,.,�». G�� . _ r �.,/ � W � _ ,. w�� . � � . : , � , �� `- t- t -, : -� , . > , ;� �' �01 o a landscape installation report provided to the Planning Divisi�. z Q � � CONC.PATI � : –-....—_.�.�y, r z�c>c�:�.z � � . . � - � i ..� E (; N : O � � - -- � , " � � � �; � - e. The property owner shall sign a landscape maintenance '� - � � �1=:.�t�� , . � ;� 3 S FT - :: .. . : �MaiN.PA�ri � � ;��-�� '�>�f��-�' �� °� �_ � � � _ � - , � � �,�- � �' ' a reement er Cha ter 14.15 Landsca e Ordinance , . . � Ti� `! ` r��_��.��:�c:� � , 9 P P � P } . ._ . .. .. � ._ .'v. .. . h� OVER =,�a��_—T�� s,oE r,�o`: .' " _�- . i� o �''� ° .� prepared by the City, and record it with � ,,;... OR T.B. �r L4 �ONC:.,.PATHWAY- f� � �. '. . � / / =%'" ' , _� .; � � �,,�:�G ,' �48 S��.`- ,'- , ' '_ �� Q� GRAVEL ARF�4 the Santa Clara Co. Recorder s Office. , _ �: � � � . � ----- i- � The property owner shall contact the Planning Division � � --�: � ,:: ...:-:: -�..��v�cc� �� —_.�'� '�i' t � J � -" ROCK GARD EN .; : . ,,� "� ��.,z�� -��' ' / J � � s�i�sQ��N in advance of the final to prepare the agreement o'� _ ,,,r,,. t,,,� ; ; � �..� � ,� J ; '' � p � � " � � NOTE:ALL NEW 3 FT.TALL WOOD SEE � rT, ` O � i-.^- y,�.�.��.,,�,, � ��.��`"��, ��'�� ! � THROUGH FENCE AT FRONT AND CORNER A C G � :, l 1 I :� � ,�-��.� - - -- � _.�� ; . . . . . , �\ �y, . rtified landscape professional shall provide ti�" - ,e ,. PROPERTY LINE BASED ON VISION ;, �, ; •�. '1 �� .`.'.' " �i' / �� TRIANGLE DETERMINATION BY TfIE �� . . . . �. �1 � - �� IISy+S F �.C(�r+2I�J;'� . . . ��_l ��, i,� �' �� ' PUBLICWORKS a landsca e and rrr� ation maintenance schedule ; : _ ��....��, ,. n , � -�� z, ��.,, ��_�. ,.., ,. :� _ P 9 . • . H - ' DEPARTMENT TYP ; � �.� �—--- .t � c ✓: . . . _ _ . . . � � �1 �,,. „ ;�.: , r e . , — . ° �`CE ATSIDE ' ;..z-vnos ?�._.__ . �.� , . � • ♦ o . ��:; � 20NE-: � � �$5 pe Chapt r 14 15 �:-. .- . � . , ;�T� a %"� --' . '� ' ` ��:, ( an ape ce) to the Planning Division. W ��_nP � ��`: ,%��""'� ..�°� dsc Ord i na n W � n i,,,,,.,.,.,,,,��,��/SIDE�YAR�1�—�..;�-� ,:� c ' � '�-, - - f O Q� y `� (� /�►/ � CONC.PATH ; ; ' �_ �CONG��A4TFi1VAY� �i �� °J R � , ; ,._ :_ .. .. ._ ,. ,. .:.. ` c �3 j ' ,. :..��: ..; 98 $Q.�. , ;.. � O,GP�� c - ....... .._.,.,. / ;( ° � .. .:.. ' 1 . . . : •:.. . . ;. ... .:. .. • ' . , �,� :. =� : l� ; : � ;� / sF�°� J � _ Z _ , �� . . : : _ ; � . T , e ; , � �� •• . . ... � , m ! ;I ,.�.��•.�� NOT6'ALLNHWbFT �� C C }�[� Q C � � .,-_ r . � � �:.,.� �, � , '.t � � •��..` �� '. � � IOO.OJ�IIOOIJOOOS IY V•ZV �IIOOIJOOOS PROPER�TYLINE TYPTREAR ,. , �.•.•.-.•.- , � ; ,\� PERVIOUS PAVER W - -- -- -_ -- ,�/ � � , : - . . _ . . _ --- -- - --- -- — Z� �� ., 7 - < NCRETE BORDER F-ti � � '- ` s /f��.��.� � "- . � w__�_. _.—�� •T—tu N�—_—_ a e s ; � . . ., :. . 1w-/ �/� t . .. , ____'_ - __'_'_ ..__—_ :.��: O $ � I'L�,' ' ._.. � ; .. .;. .., . � " �O � �y�� ,. _ 0 o e o 6 • • t Z� �71/�f� „ ��. . . J�I��' " ' L, i a i .. . - '; �Q, � , a„�,. .. :. PATHWAY W f ; � . _ . . . . . . . . . � , - ' ` ' ' - , ��°� —�'—Z STAMPED COLOR CO(V ° � � ' ' � � ; ,_ . .: . � �' . , a . _ . n i �` ' G . . _ :; . �. ,, - ONE C - . � � �� - � � ; ; : _ ; . . _ .G R A S S.- ��....�,,w,�a � ��n�� ,�.,.,. ,:n.�,.��, d 4;: . ��' _ a ,� ,�-� � ; ; : : . : ; ;. -.• -.- -.- - � 59 SQ ��. ,.:�..► i . . . . ,� , .. , .. _ . . . . G � �" � i S .... � _ .. . . .(, :� . . .. .. . . . . . • ��, ��...,m�.:�-.m- . . _ . . � o - �� TA G ` O l �:iIDE � . .. ... � . �� ' 3 . .� .` � . . . . . . . . d I: — . � ��•' ' N . r :, . , � �\ , . ,.yf. . . ,.�. . . ` : I W'�.1.��Ei?C:1 l�\': . %. Fk, � .�. yy�. � u t _ _ , ..�.�. t ,_. , .. ., . . .C. . . . , _ . : . 1/`" . ; .��; :\F. � i : � � . \ . `-' : . � . . . ' .. .. .. . ��.��-�-_ '- ' \\ g � .: `. .;. ..\ �.� . , '_ _ n �� P.�o�`\"� �O` GRAVEL AREA � ` ' �.. �`- c °I�' "��. `� ,,�. a o � , ` . d- �., ;�, a ,�,> €�,t. :: . ��` �;.� � � ROCK GARDEN c, �; ;�.t�tr��<t.•€: _ �/ . � �� ;� � ��' � ,�\` �� NO IRRIGATION R ' ._.___.I� ,��' �;:%" �';� ; Q . : . �r � . : _ , ,.�:-; , . �� o5p GRASS AREA �2s sQ.Fr. .._� ,_______� � ------ � i " i: _ �;-� � � � �.� 3 � �zA� u � ��::�� :x,, m� � � ,. i - � $� ;. _ : � . . � ]^�F4�� I: � 3 I � � � � r ._ .-a.-»;�swm;� �� 1 � ,3l�l.u�: � vu .^��..m.��.�^-.1�n�.� vl 4_�� ' O �y � — PLANTING AREA G4. �' :� �' �, , � .� N �� GRAVEL AREA O ' � ? � � i � NO?E:ALLNEW3FT.TALLWOODSEE �� ',\i i w,�p�, j � _ �$ � � , ,;. ,�..` o THROUGH FE�CE AT FROM AND CORNEft Z' ROCK GARDEN Q •' i: $._. � ,;.� � :•.•.-.• ,�� , � NO IRRIGATION t . \ PAOPERTYLINEBASEDONVISION ��: .; -__� GENERAL NOTES• � � �_ �� >> -' ; -�>> TftIANGLEDET6RMlNATIONBYTHE �� F\ z „ r^ ; �' � I � -"\( DEPAATMENI'TYP �� 366 SQ.FT. r' j � • :. ,�� N - ._� � � � � . �,,,� , � 1 �—� 1. ALL HARDSCAPE AND LANDSCAPE AREAS SHALL 4. CONTRACTOR SHALL PROVIDE A-�=E:�,.�NSW�T. '; z ° ° ° ' • ,��' ; �. ''. . � $5 y �, 5 :-'' �— 2 .11.L WOOD FENCE ATSIDE �'-�E F h _. . ! I.� �. " '\`��` �• a�� J �' �'��'�--'� HAVE PROPER SLOPE AND DRAINAGE AWAY FROM WRITfEN WARRANIY FOR ALL W C�T'"��9t�TAINED . � -,:_ �;,„��„,a„„„��„��rn�,,_,�a s � � .�,:--' ��g j' ; N M �r � ;� • \� �� ---- �1� ,. ��—: ,�: , � � , �c �: :: . �oo �� Q Q a Q� . IN THESE PLANS. I '� �; - � "' " ' ' e i � THE HOUSE OR �OWARD APPROPRIATE DRAINAGE ��_ _ _ �� _= , T, �;-_-.-'- �°�JO ; �� ,��,��_ ' � '� STRUCTURE TO CARRY WATER TO AN APPROVED '�` , �.,`�� ' �' S� �� SCALE. l�g��-1'-0" ;� �. -�� '�pFO��P � � rp ��.M DRAINAGE OUTLEf � @ �� y „ � � �j . • — — ,, 6 Z ,; - �� ,� SCALE. 1/10 1 0 � � DWGBY: � . � 0�� r�g�j. 2 2.CONTRACTOR IS RESPONSIBLE FOR PROPER ; ; '•'�; � �� J ` ' � .•.�.-.�.•.-. . `� @ . �� DWGDATE: 6-18-2016 � ; o� r DRAINAGE OF ALL AREAS AND SHALL ADHERE /-'.' �.'�'.'.'.',� � ' REGULAR WTERLOCKING � � �� PAVER DRIVEWAY �� ` 0� TO ALL APPLICABLE LOCAL BUILDING CODES � ' '` � ��-�•�•�-�•.-:� :.'o ' °' �,' � � CHECKBY: HYl' �' �� ; ;. � �:�. �-:�:=:cRass.:. � °� FRONT YARD PAVING CALS � � � � 0 �� o GJO AND INDUSTRY STANDARD FOR ALL WORK , �-"'� �a� c�cK Da�: ;,z � ? LNEN3FT. �� •�•••�•�.• •• . • G �' �:. 6-18-2016 s �v ODFENCEATSIOE � � �� ,�.�.� ' � �j�L CONTA(NED IN THESE PLANS. - ••-.-_. .. .- � p YLINES-TYP_'__.___J r � �n' �`� ti \.'•/` ' �2 >; �y�} 3. CONTRACTOR !S RESPONSIBLE FOR FOLLOWING ' , �� P��.�,- ��. ��, �� PJTNO: �; �v Y . � ��\.. \\� 7 � �� APPROVED, BEST IN�USTRY ACCEPTED ;j �y� 0�� TOTAL FRONT YARD WITHIN 20: 3084 SQ.FT. �� LENO �, PR,acTicEs, spEc�FieA�rioNs A�v� MErHot�s � o e 2�� TOTAL PERVIOUS INTER LOCKING PAVER ARE� WlTH1N 20': 0 SQ FT N ��''�°�'��"��" ��`�� ; FOR INSTALiATlON OF ALL ITEMS CONTAINED IN S ��-��'� �` THESE P[ANS. TOTAL HARDSCAPE AREA WlTHIN 20': 675 SQ.FT.(22�) ,. �:< Sheet: L 1. � `� _,. �� „ ' :�� '�� of 4 Sheets. e; �,:, s:;aa :,..� . .. .`.. ........ . ..� .�. ::..v ... ....,� \� v ' ..�,a.. ) � �� o�>. . .. . .... ..,.. .. . �. ` .��...u............ � . . . .w av., � ,...�. �.�.�.v�.... ,v.. ,.w....� ., .., . ...o,. .. ..,,.. .. ... . . . ... ...., .. .,,.. �'� ;�,.:....V ...a ,...w. .. . �� , ,a..,..� _.Y,� .a..� �.v..�..... .,v_...�..� ..l. ��_. ..x.,.� .>w.0.�.H....,.. .�....�,. .. . .�. �. .� ,.. ., .., a .... �.. ...... . .1,.. .. � .a.�.� ),.�,.�.2... _. . �------.---------, ----------------------------.� r , � �:: , �� EnV2 Inc. ----------------------------- �. HYDROZONE C. LOW ATER ZONE � E� � Eni�•isionofNaWre �HYDROZONE B: MIXED �LOW1MODERATE WATER ZONE� �_____________�____________,� �� CALIC.:A,B,C27910951 I HYDROZONE I �___�______e _ ___��_______ � PLANTING LEGEND 1937CONCOURSEDR 'A• HIGH WATER (FESCUE TURF WITH SPRAY SPRINKLERS)I ,� PLANTING LEGEND � �7 SAN70SE,CA95131 • � TEL:(408)890.G289 "� FAX:(408)88G-7229 ' u (B• MIXED (LOW/MODERATE) WATER ZONE ( SHRUBS • LEGEND SIZE PLANT NAME(SPECIES&VARIETY) PLANT COMMON NAME QUANTITY WATERING NEEDS I C� LOW WATER ZONE � LEGEND SIZE PLANT NAME(SPECIES&VARIETI� PLANT COMMON NAME QUANl1TY WATERING NEEDS N 0 N E S-1 5 GAL NANDINA FlRE POWER DWARFT HEAVENLY BAM800 7 LOW WATER �---------------� S-2 5 GAL RHAPHIOLEPIS INDICA INDIAN HAWTON 9 LOW WATER S-3 5 GAL EUONYMUS JAPONICUS'MICROPHYLLUS' BOXLEAF EUONYMUS 20 LOW WATER S-4 5 GAL CERATOSTiGMA PLUMBAGINOIDES DWARF PLUMBAGO 2 LOW WATER rH YD R 0 Z 0 N E Ae H I G H WA TE R � �H YD R 0 Z 0 N E C: L 0 W A TE R Z 0 N E s , S-5 5 GAL PUNICA GRANAIUM'NANA' DWARF POMEGRANATE �5 LOW WATER S-6 5 GAL ALYOGYNE HUEGELII BLUE HIBISCUS 3 LOW WATER �-----------------! L-----------------------------J , FESCUE TURF WETH SPRAY SPRINKLERS S-7 5 GAL PLEIOBLASTUS VIRIDISTRIATUS DWARF GREEN BAMB00 4 LOW WATER LAWN AREA DWARF FESCUE __�',LLANTING LEGEND cw�-�RooT ea,RR�ER� NOTE: PROVIDE IRRIGAl10N AT ALL PLANTED AREAS v ��ES W ALL PLANTING ARES SHALL RECEIVE PRE-EMERGENT AND LEGEND SIZE PIANT NAME(SPECIES&VARIETY) PLANT COMMON NAME QUANTITY WATERING NEEDS ,A,� � 3"DEEP RECYCLED CHIPPE�MULCH IN DARK BROWN IN ALL AREA TOTAL AMOUNT OF PLAWT PROPOSEi 7� PLAI�IIJ � " EXCEPT IN TURF AREAS. :? ALL EXIS7ING PLANTS TO BE REMOVED FOR SITE PREPARAl10N T—� 15 GAL PITfOSPORUM UNDULATUM (VICTORIAN BOX) 10 LOW WATER �O a � T-2 24'BOX PYRUS CALLERYANA'ARISTOCRAT' ARISTOCRAT FLOWERING PEAR � LOW WATER AMOUNT OF LOW WATER USE PLAN7'e V� PLN,1 J C86�, U � � Q+ � zx � U . w �a � � ::, , ;,; ��,; Q � � z � �,,�::.„: — W x x � S-1 C E) � NOTE ALL NE�V 6FT. � 5 P L A N TI N G N 0 TE S j� � a a w IOO• J �IIOOIJOOOS SEE SU VEYOR MAP IY�•ZV �IIOOISOOOS pROPERIYULNE-1YpTREAR 2 � � �� Q� a .c; T—1 —_ 6FT.TALLFENCE ___ _ 'P' W � M t. —......�--..�-.._ --��,.---- �"�- .. . _ .—�_�_.�.._�... -�-..�_�--�. �e_= � �- �` U Q - - " ' �+��.� S—q- 1. THE WATER SOURCE WILL BE MUNICIPAL '.�� Q � _ _�_ - _�.. _. , C � —'� � r ;ZONE � 2. NO SEED MIX WILL BE APPLIED TO LANDSCAPING „ w O --___ _....._._...__, . __.. ,--i - !- c, ; �� t. �_..t //. I C ; 4 •., �� , ;;t;, 3. ALL TREES 15 GALION OR LARGER TO RECEIVE(2S 3"x10' LODGE POLE PINE STAKES UBBER � i � ,. �' a � a _ � �\ �....j i. . _. : , _ . _ � ;,�` �:' ;z ,�,H �2��p WITH R ' , . � C � �� C G i , �' � _ : �. . y t . . . _. ;. .. s�\`� : ,.,�,u,,,._...,,,�,,,�,_..._..�,,,,,„„�,,;, ' ,,.,�,.,. �,,,,„,.r,,„,,,,�,,,„�1s,�,,,u�,n,�,,,�w;Ma� c i, , - •- - . - �� IES SEE 1REE DETAILS ON L2-0. AND NAIL WITH GALVANIZED WOOD SCREWS. � ;�,w,,,�.��-,w9,�..�,,..�,��, _��._ �,.:_-� a —i7-��=i— , : ,; , _ � ;. , �. : - - � _ � ,. . _ _ , ; , . , � • • � ' �--• -- ' � ' '. `�'� � �;� , � 4. PROVIDE DEEP WATERIN6/INSPECTION TUBES ON ALL TREES, WATER BASIN SHOULD BE SUFFICIENT r �\ i, . . : , , _ _ _ __ _ .: � �. :. � : I . ,. . . G • y—'--- , . . . . . . ' � , , , . . . . .1, j �� 'v� 3-� . �� . t,.•�� .�� „ ' �•"�£i .>NON�IRRIGA�: ; ;- , > , " 1'' �; I N ENOUGH TO CONTAIN WATER AT BASE OF TREE, AS NECESSARY. �. , � ; t��t>C�R �� AT MID POINT OF ROOT BALL PER ' C:1R1C,E_ !, . : : � ,-J� . — — : , : - a < tGRAVEL.AREA� _ - . : I :I 5. � �" `v i�Y`l b'r<�'s�(.}R>' � °i, ' ; . ` . ` . ' C > TR EE MA UFACTU ERS RECO MENDATIONED � � � � / �� E � . : , . _ . ' : ��.F Gy.(()}"wC F', ;v + � � • • t - < / � 6. USE COMPOST FOR SOIL AMENDMENTS.APPLY MINIMUM 3 INCHES OF COMPOST IN ALL PLANTING AREA (\ ' ' ` `. � ' ; AND ROTOTILL THOROUGHLY INTO MINIMUM TOP 9 INCHES OF TOP 501�. E r.n3;n_r ' �.: ��.. � .,..,. _, . . . �+ 0� ..,� -'� � .. .� � 1. , / �� . . .,.. .;. . �. T , ; � '-"� �--u�•-- ;� < - � � � - - ` ��/ �� % 7 AO RDE 3"SOFVWALKING BARK UNDER ALL 1REES, SHRUBS AND UNPLANTED AREAS FOR , ,. _ , , . PR � i�x :,�.h�,�;sc� � ; �,.' , : . ; ,. . .. .:- /�% W CON ER ATION � i � AM,,�----��- `" � • ��1/ �,�,,��✓ S. PLANT LOCA710NS ARE DIAGRAMMA7IC AND MAY BE ADJUSTED IN THE FIELD AT THE LANDSCAPE � j , � ��y�: _ --- ��_v�_., �?'" ARCHITECT DIRECTION PRIOR TO INSTALLAl10N. a rs � t _� � �. � �- u„�,... ,,.�,�.,� �a,.,�,,.��„�..,�.,,�� — „�'Z0 C � .,%� � i-, ' � ��y.�• � �� 9. QUANTITY AND SIZE AS PER PLAN LC� � ; u ` �% NOTE:ALLNEN3FT.TALLWOODSEE 10. ALL PLANTS MATERIALS SHALL BE HAND SELECTED BY THE CONIRACTOR. THE CONTRACTOR ot ; ; �' � � ,�„_, � �� `\ / � TtIROUGHFENCEATFRONT ANDCORNER IS CAUTIONED TO EXCERCISE CARE IN HANDIN T UNLOAOING, AND STORING � , ; sr-,�:rr . ..� . . . . �____._.�_......,�....�.�� E ��.lG •.i �• // P R O P E R T Y L I N E B A S E D O N V I S I O N OF PLANT MATERIALS. PIANT MATERIALS THA HAVE BEEN DAMAGED IN ANY WAY � (—��:- t�,�`� -�;.'� � � ��/ TRIANGLEDETERhIINATIONBYTHE �, � �.,.=,�Q��T__�i _ , �,, �� `'� ruattcwoiucs WILL BE DISCARD ND IF INSTA LE , SHALL BE REPLACED WITH UNDAMAGED MATERIALS � � ED A L D ,� �" f�R,�' �: - � � DeenxTn�rrT-Trr AT THE CONTRACTOR'S EXPENSE. � � : ; �� -_ .�.- , _ ; � NOTE:ALLNEW 6FT. . E � �� .'� `' ; — . . n71 11. TREES THAT ARE PLANTED WITHIN fIVE FEET OF CONCRET IN THE LAWN AREA TO BE INSTALLED Q� � . ..% TALL WOOD FENCE AT S[DE �-�^+vnoe �� , � �"� � � �+�-�- - +•V� -� G�v PROPER'[YLINE-TYP � :T, �— �' ' � � ,�°�� ! 4 .�. ",� �;.:+� ,� g"• S—Z IN A DEEP ROOT U824-2 ROOF BARRIER AT THE TIME OF PLANTING. ` -��..,��,�„��„�w,� �.,�....,.mLLw�. : . _ � ; �G ,—� � ,-r—,;�, f � � 12. ALL 7REES TO 8E DOUBLE STAKED WITH �ODGE POLE STAKES. STAKES MUST BE STRAIGHT !� �I i i i I � � -� \ +�` , . o�O O AND FIRMLY IN GROUND. � �I �i ,� ;' ':."�; � ,�:.' � ��P�O� c2� T—2 13. GROUNDCOVER IS TO BE PLANTED TRAINAGULARLY SPACED AT 12" ON CENTER. S-7 ,. ,. :., , : . / ii � �Oti9 J 14 � S . SOIL AMENDMENTS SHALL BE ROTOTILLED IN A MINIMUM DEPTH OF 9"IN , ;_ ; LAWN ARES AND IS TO BE MIXED WITH NATIVE SOIL WHEN BACKING PLANTS. ,.I � �� ,.xwy,�,:�.,.� " ��`� � FRON T YARD TREE �t� � . : � � ; , �-.�.-".�� , �` � „ �� ,: . � /,r � PLAN7ING I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATION �� \� � � - � -+•�• -�-�-� r 1 ` `� SPREAD DISTANCE IN LANDSCAPING ORDINANCE AND APPLIED THEM �' _ ,�, (E) TRE S ; , � � - • - - • • �r; ' MAXIMUM � �� -/�ON�.-/4.-.•; � r-2 B ;� ,sr/� � � ACCORDINGLY FOR THE EFFICIENT USE OF WATER i �� Q ` �� ` '-'�—— ZONE C PYRUS CALLERYANA ARISTOCRAT 30 15° IN THE PLANTING DESIGN PLAN.' � � � - -GRASS.. _ ,!<' �; E:ALLrr�w3FT. ° ARISTOCRAT FLOWERING PEAR �� , _ . . NOODFENCEATSIDE :� .� ;�",`� , �� ` �.ERTY LINES-TYP � ,.. �, \�.. •�. •yr+ .� ��z �� . _ ,T \ . . . .;� �ia� �, . . �� .,;--.�. -�•.-.� Q`Z � � ' _;� `�4pl�P��;y:� ��55• C I TY T.B.D. �;� � , NON—IRRIGATED I � , : �t�►v�- ��► ;� � � � a50 PRIVACY SCREENING MATERIALS �AwN AREA �� z 0 +, � PLAN7ING 3 �``:; ;; O � � HEIGHT SPREAD DISTANCE �� '�� S—J� MAXIMUM "� > � ZONE C��S T-� 1.LAWIN AREA IS DWART FESCUE W a Q a Q a � S—6 `4 PITTOSPORUM UNDULATUM 15-40' 15-40� �8� O.C.MAX. 2. TURF IS NOT PLANTED ON SLOPES GREATER THAN 25� , ,<,,� ,.... (VICTORIAN BOX� 3. NO INVASIVE PLANT SPECIES NOXIOUS WOODS SHALL BE INSTA�LED � / `��' £,� SCALE: 1/8��-1'-0�� :�� \� ;' ; \ ANY EXISTING INVASIVE SPECIES/NOXIOUS WEEDS SHALL BE �� /V t� j �� NQTE: ALL PRIVACY TREES MUST BE AT LEAST 8: REMOVED FROM PROPERTY PRIOR TO NEW LANDSCAPE INSTALLATION �� DWGBY: H� � " �. `, ` � DWG DAT'E: 6-18-2016 ;� � `� ��1 HIGH WHEN PLANTER. ALL PRIVACY SHRUBS MUST � � � �: .M BE AT LEAST 6' TALL WHEN PLANTER. � � �� :� . , .� CHECK BY: HYP �� *� M �y , �; y � 63 ` �M „ i w �� CHECK DATE: 6-18-2016�3 �. 2 M M I N I M U�! T H R E E (3 � s1,Y E R O F M U L C H S H A L L B E A P P L f E D O N A L L E X P O S E D S O I L ` x -- . _ _ � � � p'`�� oJ5 2 SURFACES OF Pt�►NTING AREAS EXCEPT IN TURF AREAS, CREEPING OR � P.rrNo: �� 3 � ... ` , Q h W �� 3 a 50� ��3 ._ �� _�'�� `'� .__=-��..,� ��No �:: � c�2� o�p�� ROOTING GROUNDCOVERS, OR DIRECI` SEEDING APPLtCATION WHERE .. _ _ �� .��=� `� � ` � : , ��.:,,,.: �:�� ,�,s��.� F • �' S`Z MULCH IS CONTRAIN�ICATED. .� -� ��:�� . ; �`!'� � � � N � � - �� L2.0 � t __ __ __. \ _ _. _ _: �eet: ,� - :�;3;I _ � , �� 2 of 4 Sheets. ,.:, _ _ _._ ,_. _..._ _.. __ . . _ �.. �.. ,,.,........,, ,.,. ,... ..,�... ,. ., � ,. - ,.a„.�,.. �..,�:..,,,, ., _. .�,.,._ .. ,,, _ ,.. ,,. . ..,.,.r�_,..,,.,,..,,,.., „..:.., � ..�. �, ,,. � � <. ., �� .,., � .,, � , <, ...�,...�.. .,.. .. .,, ...... _.,.. ,. , ,....,,,.> .....,. , .,.. ... ,�-�s �. ,,,�, .� � � ,,, .�,� , , , � m , , s. �.. . „. ,. ., � �,., � , x . ,�. . ..� �- ,. a �,.,a�o��a �,. .,.\@\.�� ..�c�,.�F��. .�„�� ., � �.� �.. as�.��c.. .� ��a .'� .�e.'�e�c'. ,,.� .a� � ..,... e � �`�..� .e� � � �"'�.�. .. . .X . .e. �c, ,� . , y., ,� . -� �.�, �.. � �->•-�� ,m a, ��,> ,�� m ..� �..�. �, �. . , .. . �c.Z:, c ..a. � .��- .� .c � ,�, ., ., .� �., ,,,r.„ . �,� ...� .�. ,�� e „ �., � .;��s,,.. -� . � �. � r .-a ��: m�.� 1� � �.� ..��.� :� �,�,� .,� ��, , ., . � � �-c^ � , � A �., < � . �,.�,�„ �c � e , .,�. �.,� '�, "�� , ti ,. ..� �, ..� .�. ... 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SAN SOSE.CA 95131 . ��U a��o6'Uo E ovo� �EsooA�AoO�� @ N�a �.+d-J��PE�L�fr'�I'� A� �. . .. � � TEL:(40S)590.6289 . , ;. + � r - � FAX:(408)88G-7229 m o e o o e �m � � �Q �� - a �� ` o�m�� M Q � � � � Q o�� E E o. .. Q � a y : .. ... . '{' 'F' 'F' '�' '{' 'f 'F + + + + �' 'F' 'F' + } � . -�. � i g �g, Q Q :. ., . . + + + + + + + + + -F t t -F . �+ } "� �� B � �� Q+ + + + + + + + + + + + + + + + +��.� . � . � � PO T OF CO NECTION: a �� + + + + + + + + + + + + + . � . � + + + + + + + + + + + + + + �� + +� + +. + �t- t. � "� CTNEWGATEVALVE � � �� o � � - (FIEL ERIFY - STATICPRESSURE).� + + + + +� + �.+�+ + + + + + + + + + + +:�-- + ^ � . d� ' t i� + t �F i� �i- �1- -F �i- t -F + + -F� d- + t -F' } a- -F rv N LD VERIFYA MINIMUM 60�SI STATIC PRESSURE 8 � � �k9 � � � . + + + + + + + + + + + + + + +� + + + + + � ATP INTOF�CONNECTION.� + + + + + + + + + + + + + + + +� .+ + + + �� 0 � ��o�o e -�- WEATHE� ENSOR�-� a � + + + + + +.+� + + + k + + + + + + - � + + + d+ + + + + + + + + + + + + + + + + + + + + + � � WEATHER SENSOR AT THIS L CATION.� + + + + + + + + + + + +� + + + + + + + + m � � � FER TO NUFACTURE INSTALLATIO DETAIL. + + + + + + + + + + + + + + + + + +-+ � � COORDINATE A D VERIFY ROPOSED LOCATION WIT�OWNER. � .+ + + + + + + + + + + + +. + + + + + � �� -� � . . + + + + + + + + + + + + + + + + + / ��T � IRRIGATION CON OLLER . � + + + + + + + + + + + + + + + + �- � ��/ � � � � �� ; ALL SP-4MEI � R �+ + + + + + + + + + + + +� + + �� /• . / �� rTl � AT THIS LOCAT�ON AS DETAILED. NNECT TO 120 VOLT A C: + + + + + t +.+ + + + + + + / i ^ PANIRY � � + + + + + + +: + + + + + + � � �° � aaaJ ELECTRICAL�E TO BE INSTALLEO AT IS LOCATION BY OTHE � � � OORDINATE AND VERIFY PROPOSE,LOCATION WITH OW ER. � . �� r� � r,�x r�ky r � ��,�'�" � � �- � � �„�,� � � � � �' �✓t�8 � ��..�.J'`�'��:.�, �... � p � / � .�.,.-.,,.,.�,,�-- -_� � ....��..-��.�:�� -.,.- ... � .. Q � e. €mmY --- � � � �� F,K`�'�3a f^�'dSt , `'o.r��9�G�a�� p� � � a,:�J��,.a��.>..,(4..��J u� W � � �J . ,-� , � . � ClfllE.ALL NEW 3 FT.TALL NOOD SEE !J � �.a� . . � . .. I-. � �.. �THROUGH FENCEAT FRONT AND CORNER � �?f �a f� y . �"��'�� y �/ � . . � ` • • ` ` • �� -�� PROPER'CY LINE BASED ON VISION ��" q ;�,.F..._...,.,.,;-,�,_ � �� MMM �_,_,.._., U � `I'e'.NEN FAO � TRIANGLE DETERMINATION BY Tl-1E . Q �� '��$��"��r�� O. � � 'e LANDSCAP'T �e� PUBLIC NORKS �}��.-� o � , : � � � .-� . �.�. ... . �.- . y"'� DEPARTMENT-TYP NOTE:ALLNEWGFI'. � �� 0 � �` 'S�: f'�] � � � � �ry_I, . � Q,_� -�..�t�F � Pr�T, � �� ^�e 'c.�t'(S�G ��e.C��Il`� r.:�.«.. , ..-�cv-� _---�.�.�:�� .,.., .. �c�;v^cnt�^z��;� �1� � � Yp��i� TALL WOODFENCE ATStDE "''�r • • • �� '� - � PROPERTYLINE-TYP aT + t +.+� + +� �A " e._. �{�$ �+ �F + + +� + + Q �� t •��o• • �00�� a.7lF6J� ��.�l��htsr $Fdti _ y� � {`a'1 + �/fo° � � '� � ,� �� + � + + + + + + + + + +`L�J� + + �o• p�J � � M U +s�^-�+�+,�+ + + + + + + + ��D��P / �+�VC v--� i�+ + + +- t.�� . + D a� � � � ++ �+++++ + + � 5 � _ IRRIGATION 1VOTES � + + + + �� + � �'"� � B + + + + + �-�� ' ' NEW WATER METER A. GENERAL IRRIGA710Pf INFORMATIOM C. SPRINKLER HEADS + J + °. +++} ++ \ j' SEE CIVIL ORAWING FOR DETAIL t:THIS DESIGN IS OIAGRAMMATIC. ALL PIPING,YAI,VES;EfC.SHOWN WtiHIN PAVED 9.YHE CONTRACTOR SHAI:L FLUSH AND ADJU5P dLL SPRINKLER.HFADS FOR OFIIMUPA �� + + + .� `•� ` �.�+` + + + ' I %. AREAS IS FOR DESIGPI CLARIFlCATION ONLY AND SHALL BE INSTACLEO IN PtANTiNG pQZFpRMANCE/tPlD TO PREVENT OVERSPRAY ONTO'WAI:KS,ROMWAYS e1PlD/OR +�+ + + •."� '��`� + + �m AREAS WHERE POSSIBLE: AV010 ANY CONFl.ICTS BEPWEEN 7HE SPRINKLER SYSTEM. BUILDINGS AS MUCH AS POSSIBLE. DEGREE AND RADIUS ItdFORMATIOPd"PROdiDED AS + + � PIAPf11PIG AtdO.ARCHRECiUttAL.FEATURES. @ASEtJNE INFORMATIOfd. CONTWICTOR SHALL SELECT THE BESf DEGR�E OF/1RC TO e�L� o o � 1++ `� , e g-� + �f :+++ +' 2.UQ.NOY WILLFULLY INSfAI:I.THE SPRINKI:ER-SYSiEM AS SHOWM ON THE ORAWINGS FlT THE EXI571PIG SITE:CONDIilONS APID.THROTTLE THE FCOW COPlTROL/1T EACH ��, WHEN R iS O8VI0US W THE FlELD TFU1T 085fRUCTIONS,GRAOE OIFFERENCES QR VALVE TO OBTAIN THE OPTIMUM OPERATING ERESSURE FOR EACH SYSTEM. + •'• • . • • • ��+ +:+ �� DIFtERENCES l(d THE 11RFA.OIMEPlSIOWS:OfIST THAT MIGHT NOT HAVE BEEPI 2.Plpi1PY OWNER OF ANY bSPECTS OF LAYOIJr WHICH WILL PttOVIOE:1NCOMPLETE OR + � + •GRASS-� o� CONSIDERE�IN'THE ENGINEERING. SUCH 08STRUCTIONS OR OIFfERENCES SH0U6D INSUfFiCIEM WAT�R COVERAGE OF PLANT'MATERiAL AfdD D0 NOT PROCEED UNTIL � NOTE:ALL NE W 3 FT. +��+. � : . ••• •..'•��a . d �.'}'� �� o�m�� bonFlc°anob-is�o E P�ca°m°iHE I��Ric'""anoN co�u�"r�Eac�ro s u��uraE HIS 1NSTRUCTIO,P15 ARE OBTAIfdED. �� .. � � . , TALL WOOD FENCE AT StDE + + ' � FULL RESPONSIBII.tIY.FOR-ANY REVISIONS NECESSARY. D. SLEEVE LINE �PROPERTYLINES-TYP . + ++�.t .`� � �9 8.SPUCINCa OF 24 VOLT WIRES WILL��NOT BE�PERMt1TED�p(CEPi IN VALVE.BOttES. - �' �� .� +. . � I:EAVE A 36"COIL OF EXCESS WIRE AT EACH"SPLICE AND 700 FEET'ON CENTER 1•SLEEVE BEIOW•All HARDSGAPE EIEMENTS WITH.CLdSS 315 PVC 7WICE THE DIAMETER OF 7HE .`. .`.` ' PIPE OR WIRE BUNDLE WITHIid;BURIAL�EPfH fOR SLEEVES 6ELOW FlNISHED GRAOE ARE AS . :+ • • • • ALONG WIRE RUN. TAPE'WIRE IN BUNt7LES 10 fEET ON CEPIiER. NO TAPING FAI:LOWS: `•,Rl��f � �� PERMIiTED INSIDE SLEEVES. ,+ �.9�� 4.INSTALL A SPARE.CONTROL WIRE OF A DIFFERENT COLOR ALONG THE EWTIRE MAIN 24'MIPlIPAUM UNDER PAVEMENR FOR MAIPf LItdES AP1D WIRING O G�O�� U�� OP 36'.D(CESS:WIRE'INTO EACH SINGLE dN.VE 80X AND INTO ONE VALVE 18"'MINIMUNI UPIDER PAVEMEPIT FOR LATERAI.:LINES BpX IPd EACH GROUP.Of VALVES. 2,AU,SLEEVE BELOW HAROSCAPE SHAIL DCTEN�18"BEYOND HARD SURFACES EOGES. � e. va.vEs�vai.vE eox �9 7.INSTALL VALVE 80kES 92'FROM AND PERFENOICULAR TO WAUt,CURB,LAWN, � IRRIGATION SYSfEM �(i BUILDING OR iANOSCAPE FEATURE AT MULTIPLE VALUE BOX GROUPS,EACH BOM IRRIGATION SYSTEM SHdLL BE DESIGNED TO AREVENT RU(dOFf,LOW HEAD QRAIPlAGE, SHALI BE AN Et�UAL OISTANCE FROM THE WALK CURB fAWN.EfC pND EACH BOX OVER SPRAY,OR OTHER SIMILAR CONDfT10NS. SHALL BE 12"APART. SHORT SIOE OF VALVE BbX SHA�t.BE PpRAI.LEL TA WALK, F. SfORMWATER BEST MANAGEMENT PRACTICES Ct1RB,LdWN.ETC. 2.VALVE.IOCATIONS SHOWN ARE OIAGRAPAMATIC. INSTALL IN CROUND COVER/SHRUB dP1Y STORMWATER BEST MANAGEMEWT.PRAC7ICES SHEU.BE INCORPORATfD INTO AREAS WHERE'POSSIBLE(P10T IAI LAWN ARFA). THIS LANOSCAPE INSTALLATIOfd PROJECT. 8.40CATE Q.CS 92'FROM HARDSCAPE AREAS. D LAIVDSCAPE WATER USE � �� ESTIMATED TOTAL WATER USE PER YEAR MAXIMUM ALLOWABLE WATER ALLOWANCE e �� ETWU=(EToX0.62)��PF)(HA) +SLA) MAWA=(ETo�0.62){(ETAF x LA)+[(1-ETAF)x SLA]} (IE) IRRIGATIOI�T LEGEIVD nnawA=a5.s X as2 x��o.5s X 2,561)+[(1-0.55)x 0]} A � �� ESTIMATED TOTAL WATER USE FOR EACH HYDROZONE � � =39,561 GALS/YEAR COMROLLER STATIO(�t PIUMBER Hydro- Plant Water Plant Irrigation IrrigaUon ETAF Hydrozone ETAF ETWU COIVTROL VALVE SfZE mne Use Type Facror,PF Method Efficiency,IE (PF/IE) Area(SF),HA X Area(HA) (Gal/Yera) � A HIGH o.s sPrey o.�s t2o 413 aes.so issas ESTIMATED TOTAL WATER USE PER YEAR � C HYDRO ZONE A 13,919 GAL Q . LOW 0.2 Drip 0.81 0.25 881 217.53 6110 F'°"'�°b HYDRO ZONE C FnMYaN 6,110 GAL t10W RATE'fHROUGH VAlVE,GPM C �ow 0.2 Drip o.si o.zs 1167 z88�5 eoss HYDRO ZONE C a�kvab 8,786 GAL Back Yerd PERCIPITATION RATE,tn/h zae� �oo� ze�2z TOTAL: 28.815 GAL/YEAR PRESSURE 1'HROUGH VALVE,PSI TOTAL LANDSCAPE AREA(LA) 2,461 SF SYM MANUF. MODEL N0. OESCRIPTION GPM RAD PSI SPECIAL LANDSCAPE AREA(SLA) 0 SF � H 1.85 15' 30 ETAF CALCULATION O 4. � RAINBIRD 1804-15VAN 4'POP-UP SPRAY WIiH 95VAtd NOZZLE Q 0.92 15` 3tY 5 .. . Average ETAF=(Total ETAF X Area)/Total Landscape Area �a j�Q Q QQ POINT OF CONNECTION-PORTABLE WATER 60 PSf SiATIC PRESSURE =1,026/2,461 � V =0.42 M� WATER METER PORTABl.E WATER � _ _ *Average ETAF for Regular Landscape Area must be 0.55 or beiow for Residential Area. SCALE: 1/8"-1'-0" � t't1TILiTY PVC BAI.L&ATE VALVE IlV VALVE BOx WlTli EACKING!.E€1 DWG BY: �' �4. � RAIP78lRD �oo-asvF �'R�no�cor�o�va►,.vE wrrt,n�rr�osPH�a�c eac��ow aR�v�a IRRIGATION SCHEDULE �- DWG DATE: G-18-2016 � � RAINBIRD 075-ASVF 3/4'REMOTE CONTAOL VAE.VE WITH ATMOSPHERIC BACKFLdW PREVE6�FEEd iRR(GAT(ON SHEEL BE UMFTEt)BEEWEEN"EHE HOURS OF SA6 FM AND 10:�0 AM, CHECK BY: HYP '��' lANDSGIPE - &3/4'INLINE Y-FlLTER W/455 MESH SCREEN UNLESS UNFAVORABt£WEA'EElER PREVEMS IF OR RENDERS IRRtGRT10N UNNECE55ARY(IRRIGA'f10P!OUYSi�E PIORMAL DESIGNATED HOURS IS ALLOWED FOR AUDFElON AND SYSFEM MAtMENANCE ONLl�. SENNIMGER - &3/4"PRE-SET 30 PSI REGULATOR 6-18-2016 CHECK DATE: � � RAlNBfRD ESP4SMfT� 4 SFATfON INDOOR BASE MODUlES NtRF[0 SFATfOfd MODEIEES(ESPSh43j �GATTONSCHEDULE;MARCH,APRIL,bfA1,SEP1',OCf,NOV.(SPRING&FALL) IliRIGAT[ONSCHEDUL6;JUN,JULY.AUG.(SUNAgRI IRRICATIONSCHEDULE;DEGJAN,FEB.(tVINfER) . � �ru.4 sranoNs PTT NO: Valve Ircigation Flow Rele Preci Rate� Min. Gycles Days Gals Gals Valve Irrigation Flow Rala Preci Rafe Min. Cycles �Days Gais Gals Valve �m9ation Flow Rate Preci Rate Min. GyGes Days Gals Gals � No. Type (GPM) (INh) lCycte /Day M/eek PoVeek /Season No. Type (GPM) (INh) lCycle /Day NVeek ANeek /Season No. �Type (GPM) Qn/h) lCycle /Day M/eek ANeek /Season � RD F2kJNBIRD - NlERTFIER SENSOR � Sprey 7.37 1422 4 1 3 88.44 2122.56 1 Spray 7.37 14.22 5 1 5 78425 2211.00 1 Spray 7.37 74.22 3 1 1 22.11 285.32 FILE NO: ��-� �(�B�(Z� �Q-Qg-'j¢- O.S GPEf t2`SPACING:'�.��iP�IN��OQ' F.ASNQSCRPE�REPEENE 2 Drip 3.56 N/A 8 7� � 3 � 85.44 2050.56 2 Drip 3.56 �. � N/A '10 1 5 178.00 2138.00 2 �rip 3.58 N/A 6 1 �7� 27.36 256.32 � � 3 Drip 3:08 N/A 4 1. 3 3G.86 867.04 3 Drip 3.08� N/A. 5. 1 3 48.20 - 'I108.80� .3 Drip 3.08 N/A 3 1 - 3 27.72 fi6528 SCH 4Q 43/4'PVC IRRIGAT[ORE FIPE,EJtTERAL lINE:12'COVER.t8'COVER UN�ER FAVEMEl156 co�umn 210.84 WB0.18 Column �e.as 5455.80 Column 7�.iy ��ae.ez �---` Tolel: - Total: � Tola�: �3 0 0 4�. SCli 40�t"PVC IRRl6A'ffON PtFE,MRIN EINE;18'GOVER,24"COVEK UNDER PkVECvfENF �-J CEASS 3t5 PVC FFPE SE.E��/E UNE EJN�ER PAVEMENF,SEE IRRfGAF[ON NOTE E?:SEEEVE€!NE °I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPING Sheet' ORDINANCEAND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN." 3 of� Sheets. E�V�, I�co . Enivision of Nalurc �aratm�+ --. : CA LIC.:A.B.C27 910951 �p� � ��KF9�Pfl��frEp � � ��UB PLANTING�SPECi�ICATI.ONS � lRRIGATION SPECIFI�CATIONS 1937CONCOURSEDR �� /'� -�- a�uwave ., wea�xen aun�cEr sa��cwsrmum-mu temwr �. cmmntr�enevnt / iuu91 CRaGE . � \.% . . . . B . . 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