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EXC-2014-02b City of Cupertino 10300 Torre Avenue Cupertino,CA 95014 (408) 777-3308 C U P E RT!N O FAX (408) 777-3333 Community Development Department June 10, 2014 Terry Brown 10491 Scenic Blvd. Cupertino, Ca. 95014 SUBJECT: PLANNING COMMISSION ACT'ION LETTER—EXC-2014-02, TR-2014-09, EXC-2014-03,TR- 2014-10, EXC-2014-04 This letter confirms the decision of the Planning Commission, given at the meeting of June 9, 2014, approving a Hillside Exception to allow the construction of a new 2,986 square foot single family residence on slopes greater than 30% on a vacant lot (Lot A) and a Tree Removal Permit to allow the removal and replacement of five (5) Coast Live Oak trees to facilitate the construction of the new residence; Hillside Exception to allow the construction of a new 3,185 square foot single family residence on slopes greater than 30% on a vacant lot (Lot B) and a Tree Removal Permit to allow the removal and replacement of five (5) Coast Live Oak trees to facilitate the construction of the new residence; Hillside Exception to allow the construction of a new 3,186 square foot single family residence on slopes greater than 30% on a vacant lot (Lot C), located at 10645 Cordova Road, Lots A, B and C, according to Planning Commission Resolution No.(s) 6744, 6745, 6746, 6747 and 6748. Please be aware that if this Perxnit is not used within a two-year period, it shall expire on June 9, 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, �- C�LL�� -- li'�—' �_ K ti Groeneweg Assistant Planner Planning Department Enclosures: Resolution 6744, 6745, 6746, 6747 and 6748 CC:Kathryn Osann,62 Emerald,Irvine Ca 92614 Kevin O'Grady,31 Ocean Heights Dr, Newport Beach Ca 92657 Brian O'Grady, 1134 W El Camino Real,Mountain View Ca 94040 EXC-2014-02 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6744 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A HILLSIDE EXCEPTION TO ALLOW THE CONSTRUCTION OF A NEW 2,986 SQUARE FOOT SINGLE FAMILY RESIDENCE ON SLOPES GREATER THAN 30%ON A VACANT LOT LOCATED AT 10645 CORDOVA ROAD (LOT A) SECTION I: PROTECT DESCRIPTION Application No.: EXC-2014-02 (EA-2014-02) Applicant: Terry Brown(Osann, K. O'Grady and B. O'Grady Lots) Location: Lot A, 10645 Cordova Road APN#342-22-101 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 Environmental Review Committee has recommended adoption of a Mitigated Negative Declaration; and WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Planning Commission 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: 1. The proposed development will not be injurious to property or improvements in the area nor be detrimental to the public health and safety. The ��oposed site is situated on the west side of Cordova Road, between Me�•cedes Road to the north and San Juan Road to the soutli. The lot is currently vacant and surrounded by existing hillside single family residences in the Inspiration Heiglits area of the city. Therefore, the development will not be injurious to property or improvements in tlze a1�ea nor be detrimental to tlie public liealtli and safety. 2. The proposed development will not create a hazardous condition for pedestrian or vehicular traffic. Various street improvements are proposed to Co��dova Road to widen the street, construct curb and gutter to better define the edge of the street, thereby improving veliicular circulation. In addition, the project proposes the construction of one driveway to serve three residences which will reduce multiple conflict Resolution No.6744 EXC-2014-02 june 9,2014 areas for pedestrian traffic. Therefore, the development will not create a hazardous condition for pedestrian or vehicular t��affic. 3. The proposed development has legal access to public streets and public services are available to serve the development. Tlie properties will be accessed by a shared private driveway from Cordova Road. Shared maintenance agreements and ingress/egress easements will be recorded on the properties for tlTe driveway. In addition, sewer and water connections are available in the street. Tl1e development has legal access to public streets and public services are available to serve the development. 4. The proposed development requires an exception, which involves the least modification of, or deviation from, the development regulations necessary to accomplish a reasonable use of the parcel. Aside from the exception to allow construction of slopes greater tJian 30%, the proposed development complies will all other development regulations of the RHS zoning district including, but not limited to, building heiglit, setbacks, and floor area. The development involves the least modification of the p��escribed development regulations necessary to accomplish a reasonable use of tlie parcel. 5. All alternative locations for development on the parcel have been considered and have been found to create greater environmental impacts than the location of the proposed development. All locations on the parcel are steeply sloped with slopes ranging from 32% to 36% and, therefore no location on tlie parcel can be developed witliout a hillside exception. The proposed development will be located to minimize environmental and grading impacts on the site. 6. The proposed development does not consist of structures on or near known geological or environmental hazards that have been determined by expert testimony to be unsafe or hazardous to structures or persons residing therein. Design-level geotechnical plans shali be provided to the satisfaction of the City Building Official and all foundational piers shall extend into the bedrock. Additionally, a geotechnical consultant shall review and approve all geoteclinical aspects of tlie project's building and grading plans to ensure tlie recommendations are incorporated. With the incorporation of the recommendations provided in the geotechnical report, the proposed development does not consist of structures that have been determined by expert testimony to be unsafe or hazardous to structures or persons residing thel•ein. 7. The proposed development includes grading and drainage plans that will ensure that erosion and scarring of the hillsides caused by necessary construction of the housing site and improvements will be minimized. The development will follow as closely as possible the primary natural contour of the lot to ensure tliat erosion and scarring of the hillsides caused by necessary construction of the housing site and improvements will be minimized. 8. The proposed development consists of structures incorporating designs, colors, materials, and outdoor lighting which blend with the natural hillside environment and which are designed in such a manner as to reduce the effective visible mass, including building height, as much as possible without creating other negative environmental impacts. Resolution No.6744 EXC-2014-02 June 9,2014 The development on the property shall use natural earth tone and/or vegetation colors with stone detailing and wood siding which blends with the natural hillside environment and which is designed in such a manner as to reduce the effective visible mass as much as possible. 9. The proposed development is located on the parcel as far as possible from public open space preserves or parks (if visible therefrom), riparian corridors, and wildlife habitats unless such location will create other, more negative environmental impacts. The p�roposed development is located on the parcel as far as possible firom public open space preserves or parks (if visible therefrom), riparian cor�•idors, and wildlife habitats unless such location will create otlier, more negative environmental impacts. 10. The proposed development is otherwise consistent with the City's General Plan and Zoning Ordinance as described in Section 19.40.010. Tlie development is meeting all the requirements for RHS zoned properties and is consistent with the City's General Plan and Zoning Ordinance as described in Section 19.40.010. NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of the initial study, 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,: A Mitigated Negative Declaration (Application no. EA-2014-02) is hereby recommended for adoption; and the application for a Hillside Exception, Application no. EXC-2014-02 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. EXC-2014-02 as set forth in the Minutes of Planning Commission Meeting of June 9, 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 recommendation is based on the plan set received January 29, 2014 consisting of 25 sheets, labled C, P-1, A-1, A-2, A-3, A-4, B-1, B-2A, B-2B, B-3, B-4, C-1, C-2A, C-2B, C-3, C-4, 1, 2, 3, L1.0, L2.0, L2.1, L3.0, L3.1 and L4.0 entitled, "3 Custom Residences, 10645 Cordova Rd., Cupertino, CA 95014," drawn by SSS Designs LLC; except as may be amended by conditions in this resolution. 2. ACCURACY OF PROTECT 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. 3. CONCURRENT APPROVAL CONDITIONS The conditions of approval contained in file no. TR-2014-09 shall be applicable to this approval. Resolution No.6744 EXC-2014-02 June 9,2014 4. EXTERIOR BUILDING MATERIALS/TREATMENTS, LANDSCAPING Final building exterior treatment plan (including but not limited to details on exterior color, material, architectural treatments and/or embellishments, lighting, retaining walls and landscaping) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits for compliance to RHS zoning and other relevant regulations. Any exterior changes determined to be substantial by the Director of Community Development shall require a modification approval. 6. DEVELOPMENT ALLOCATION The applicant shall receive an allocation of one residential unit from the Other Residential Neighborhoods residential allocation area. 7. 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. 8. TRASH PICK UP PLAN Prior to building permit issuance the applicant shall provide a trash pickup plan. This should identify the location of the trash pickup of all three residences on the site. 9. INGREE/EGRESS ACCESS AGREEMENT Prior to building permit issuance, the applicant shall prepare and record a covenant on the property that: a) Describes the purpose, functions and beneficiaries of the ingress/egress access easement; b) Declares that the applicant agrees to work with neighboring owners of property to the north of the subject site to facilitate future access to their lots, which includes but is not limited to sharing driveway improvements, altering grading and modifying and/or demolishing of retaining walls and other improvements built in the easement area. The covenant shall state that the declaration is binding on successors and assigns of the owner(s). The covenant shall be reviewed and approved by the City Attorney prior to recordation. 10. DRIVEWAY EASEMENT AREA The shared ingress/egress driveway shall be impervious pavers. 11. INTERIOR GARAGE DIMENSION The interior garage clearance shall be 20 feet by 20 feet(measured from inside walls). 12. LANDSCAPE PROTECT SUBMIT°TAL Prior to issuance of building pe� the applicant shall submit a full landscape project submittal per section 14.15.040 of the Landscaping Ordinance. The Water-Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation Design Plans, and Water Budget Calculations shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits. Resolution No.6744 EXC-2014-02 June 9,2014 13. LANDSCAPE INSTALLATION REPORT A landscape installation audit shall be conducted by a certified landscape professional after the landscaping and irrigation system have been installed and �rior to final occu�anc�. The findings of the assessment shall be consolidated into a landscape installation report. The landscape installation report shall include, but is not limited to: inspection to confirm that the landscaping and irrigation system are installed as specified in the landscape and irrigation design plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that causes overland flow, and preparation of an irrigation schedule. The landscape installation report shall include the following statement: "The landscape and irrigation system have been installed as specified in the landscape and irrigation design plan and complies with the criteria of the ordinance and the permit." 14. LANDSCAPE AND IRRIGATION MAINTENANCE A maintenance schedule shall be established and submitted to the Director of Community Development or his/her designee, either with the landscape application package, with the landscape installation report prior to issuance of final occu�ancy, or any time before the landscape installation report is submitted prior to issuance of buildin��ermits. a) Schedules should take into account water requirements for the plant establishment period and water requirements for established landscapes. b) Maintenance shall include, but not be limited to the following: routine inspection; pressure testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas; replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and removing obstructions to emission devices. c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size- adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall either be replaced or be revived through appropriate adjustments in water, nutrients, pest control or other factors as recommended by a landscaping professional. 15. TREE PROTECTION The existing trees to remain shall be protected during construction per the City's Protected Tree Ordinance (Chapter 14.18 of the municipal code). The City's standard tree protection measures shall be listed on the plans, and protective fencing shall be installed around the trees to remain prior to issuance of building permits. A report ascertaining the good health of these trees shall be provided prior to issuance of final occupancy. 16. COMPLIANCE WITH MITIGATION MONITORING AND REPORTING PROGRAM (MMRPI The project shall be required to adhere to the mitigation measures identified in the Mitigated Negative Declaration(EA-2014-04) and Mitigation Monitoring and Reporting Program (MMRP) for the project. 17. GEOLOGY AND SOILS MITIGATION MEASURES MM GEO-1: The Geotechnical Study has identified and provided recommendations for site rupture potential under section 9.1 Location of Proposed Improvements. Those recommendations will be followed in the construction of the project. Resolution No.6744 EXC-2014-02 June 9,2014 MM GEO-2: The Geotechnical Study has identified and provided recommendations for seismic ground shaking potential under section 9.2 Seismic Design Criteria. Those recommendations will be followed in the construction of the project. MM GEO-3: The Geotechnical Study has identified and provided recommendations for site seismic- related ground failure under the following sections. Those recommendations will be followed in the construction of the project, except where supplemental geotechnical design measures were recommended by the Geologic and Geotechnical Peer Review (as noted below): • 9.3 Earthwork • 9.4 Foundations—'I'he Geologic and Geotechnical Peer Review offers the following additional recommendations: ■ The Project Geotechnical Consultant shall extend all piers sufficiently into competent bedrock materials. Anticipated primary impact will be to the depths of piers on Lot C. Due to the hillside setting, the presence of shears within the colluvium, future irrigation, and the potentially high expansive nature of the colluvium, this geologic unit does not appear to present a suitable, long-term bearing material for residential foundations. ■ Structural plans shall be developed that incorporate the recommendations of the Project Geotechnical Consultant. • 9.5 Draina�e - The Geologic and Geotechnical Peer Review offers the following additional recommendations: ■ Design specifications of the retention chambers shall be included in the development plans. Additionally, the Grading and Drainage Plan shall reference the most recent geotechnical investigation report and incorporate their design recommendations. • The Geologic and Geotechnical Peer Review recommends the applicant's geotechnical consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations and underpins, retaining walls and driveway) to ensure that their recommendations have been properly incorporated. 18. AIR QUALITY MITIGATION MEASURES MM AIR-1: All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. ■ All haul trucks transporting soil, sand, or other loose material off-site shall be covered. ■ All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. ■ All vehicle speeds on unpaved roads shall be limited to 15 mph. ■ All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. ■ Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control Resolution No.6744 EXC-2014-02 june 9,2014 measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. ■ All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. ■ Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. 19. BIOLOGICAL RESOURCES MM BIO-1: For every protected tree removed, plant replacement trees, of a species and size as designated by the approval authority and consistent with the replacement value of each tree removed. MM BIO-1: ■ A site plan shall be prepared describing the relationship of proposed grading and utility trenching to the trees designated for preservation. Construction and grading should not significantly raise or lower the ground level beneath tree drip lines. If the ground level is proposed for modification beneath the drip line, the architect/arborist shall address and mitigate the impact to the tree(s). ■ All trees to be preserved on the property and all trees adjacent to the property shall be protected against damage during construction operations by constructing a four-foot-high fence around the drip line, and armor as needed. The extent of fencing and armoring shall be determined by the landscape architect. The tree protection shall be placed before any excavation or grading is begun and shall be maintained in repair for the duration of the construction work. ■ No construction operations shall be carried on within the drip line area of any tree designated to be saved except as is authorized by the Director of Community Development. ■ If trenching is required to penetrate the protection barrier for the tree, the section of trench in the drip line shall be hand dug so as to preclude the cutting of roots. Prior to initiating any trenching within the barrier approval by staff with consultation of an arborist shall be completed. ■ Trees which require any degree of fill around the natural grade shall be guarded by recognized standards of tree protection and design of tree wells. ■ The area under the drip line of the tree shall be kept clean. No construction materials nor chemical solvents shall be stored or dumped under a tree. ■ Fires for any reason shall not be made within fifty feet of any tree selected to remain and shall be limited in size and kept under constant surveillance. ■ The general contractor shall use a tree service licensee, as defuzed by California Business and Professional Code, to prune and cut off the branches that must be removed during the grading or construction. No branches or roots shall be cut unless at first reviewed by the landscape architect/arborist with approval of staff. ■ Any damage to existing tree crowns or root systems shall be repaired immediately by an approved tree surgeon. Resolution No.6744 EXC-2014-02 June 9,2014 ■ No storage of construction materials or parking shall be permitted within the drip line area of any tree designated to be saved. 20. CULTURAL RESOURCES MITIGATION MEASURES MM HAZ-1.4: In the event that any prehistoric or historic subsurface culiural resources are discovered during ground disturbing activities, all wark should be temporarily halted in the vicinity of the discovered materials and workers should avoid altering the materials and their context until a qualified professional archaeologist has evaluated the situation and provided appropriate recommendations. Project personnel should not collect culiural resources. The City of Cupertino (or its representative) shall consult with a qualified archaeologist or paleontologist to assess the significance of the find. If any find is determined to be significant, the City of Cupertino (or its representative) and the archaeologist and/or paleontologist would meet to determine the appropriate avoidance measures. All significant cultural materials recovered shall be subject to scientific analysis, professional museum duration, and a report prepared by the qualified archaeologist according to current professional standards. 21. NOISE MITIGATION MEASURES MM NOI-1: The following construction noise mitigation measures shall be taken in order to reduce noise event impacts to nearby receptor areas: • Construction activities shall be limited to the hours of 7:00 am to 8:00 pm on weekdays and 9:00 am to 6:00 pm on weekends. Construction activities are prohibited on holidays. • All construction equipment shall use noise-reduction features that are no less effective than those originally installed by the manufacturer. If no noise-reduction features were originally installed, then the contractor shall require that at least a muffler be installed on the equipment. • No individual device will produce a noise level more than 87 dBA at a distance of twenty-five feet or the noise level on any nearby property does not exceed SO dBA. 22. PRE-CONSTRUCTION MEETING AND CONSTRUCTION MANAGEMENT PLAN Prior to commencement of construction activities, the applicant shall arrange for a pre-construction meeting with the pertinent departments (including, but not limited to, Building, Planning, Public Works, Santa Clara County Fire Department) to review an applicant-prepared construction management plan including,but not limited to: a. Plan for compliance with conditions of approval b. Plan for public access during work in the public right-of-way c. Construction staging area d. Construction schedule and hours e. Construction phasing plan, if any f. Contractor parking area g. Tree preservation/protection plan h. Site dust, noise and storm run-off management plan i. Emergency/complaint and construction site manager contacts 23. 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 Resolution No.6744 EXC-2014-02 june 9,2014 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. 24. 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. 25. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departxnents 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. 26. INDEMNIFICATION To the extent permitted 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. 27. 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. RETAINING WALL Developer will be responsible for designing and installing a concrete retaining wall on the downhill (east) side of Cordova Road along the property frontage, in accordance with City Standards and as approved by the City Engineer. The retaining wall will need to provide adequate support for the roadway to handle the increased traffic caused by the development and to address emergency vehicle (fire truck) loading requirements. T'he Developer shall provide to the City samples or depictions of the wall fa�ade for approval,prior to installation of the wall. 2. .ASPHALT PAVEMENT ALONG PUBLIC STREET Developer will be required to repair any damage to the asphalt pavement in the public right of way caused by project's construction activities, as required by and to the satisfaction of the City Engineer. Resolution No.6744 EXC-2014-02 June 9,2014 3. TREE PROTECTION AND PRESERVATION Developer will be responsible for protecting and preserving the existing Torrey Pine tree (Pinus Torreyana) located adjacent to Cordova Road on the southerly end of the property frontage. Tree protection facilities shall be installed in accordance with City Standard Details and will be required to be inspected and approved by a certified arborist. 4. STREET WIDENING Public street widening and dedications shall be provided in accordance with City Standards and specifications and as required by the City Engineer. 5. 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. 6. 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. 7. 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. 8. 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. 9. 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 storm 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. 10. 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 Resolution No.6744 EXC-2014-02 june 9,2014 detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 11. 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 permits. 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 map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule. 12. 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. 13. 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. Resolution No.6744 EXC-2014-02 June 9,2014 14. 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. 15. 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. 16. 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. 17. 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. 18. 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. 19. TRAFFIC SIGNS Traffic control signs shall be placed at locations specified by the City. 20. TRASH ENCLOSURE 'The trash enclosure plan must be designed to the satisfaction of the Environmental Programs Manager. 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. Resolution No.6744 EXC-2014-02 June 9,2014 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 PROTECTION Fire sprinklers shall be installed in any new construction to the approval of the City. 24. FIRE SAFETY DURING CONSTRUCTION Developer shall at all times during construction have adequate access to water facilities (temporary metered access to a fire hydrant, an onsite water tank, water truck, etc.) to aid in immediate fire suppression. 25. 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). 26. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as needed. 27. SAN jOSE WATER COMPANY CLEARANCE Provide San Jose Water 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 water mains and appurtenances installed to City Standards. The developer shall reach an agreement with San Jose Water 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. UTILIT'Y 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.6744 EXC-2014-02 June 9,2014 SECTION V: CONDITIONS ADMINISTERED BY THE SANTA CLARA COUNTY FIRE DEPARTMENT 1. FIRE SPRINKLERS REQUIRED IN RESIDENCES AND DETACHED WORKSPACES Wildland-Urban Interface: This project is located within the designated Wildland-Urban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related Landscape plan requirements. 2. FIRE SPRINKLERS REQUIRED IN RESIDENCES AND DETACHED WORKSPACES An automatic sprinkler system shall be installed in one-and two-family dwellings (including detached workspaces) as follows: In all new one-and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building area. NOTE: 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 determine if any modification or upgrade of the existing water service is required. NOTE: Covered porches, patios, balconies, and attic spaces may require fire sprinkler coverage. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this departxnent for review and approval prior to beginning their work. Sections 903.2 as adopted in Section 16-40-210 of the CMC. 3. WATER SUPPLY REQUIREMENTS Potable water supplies shall be protected from contamination 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 system, 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 of 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). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 4. CONSTRUCTION SITE FIRE SAFETY All construction sites must comply with applicable provisions of the CFC Chapter 33 and County Fire Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 5. PREMISES IDENTIFICATION Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. CFC Sec. 505. Resolution No.6744 EXC-2014-02 June 9,2014 SECTION VI: CONDITIONS ADMINISTERED BY THE CUPERTINO SANITARY DISTRICT 1. FEES AND PERMITS Cupertino Sanitary District Fees and Permits shall be required for the subject improvements. 2. BACKFLOW DEVICE An approved backflow device (IAPMO or UPC approved) is required since the lowest finished floor with plumbing is less than (1') foot above the rim of the nearest upstream manhole (O.C. 4105). The backflow device will be inspected to verify existence and serviceability by a District Inspector at the time of video inspection. District to provide Building Department with written notification upon completion of inspection (O.C. 5104). 3. PROPERTY LINE CLEANOUT Install new property line cleanout. Property line cleanout must be within 5 feet of the property line. Cleanout shall be the same diameter as the street portion of the service lateral. Gravity lateral is 4" diameter minimum (O.C. 4101). 4. CONNECTION PERMIT A Cupertino Sanitary District Connection Permit is required for the proposed improvements (O.C. 8100) 5. LATERAL PERMIT A Cupertino Sanitary District Lateral Permit is required for the proposed improvements (O.C. 8300). Lateral Permit will only be issued to Licensed Underground Contractor registered to work in the Cupertino Sanitary District Instructions for Contractor's registration can be found on the District's website under "Contractors." (O.C. 5100). 6. SEWAGE PUMP A sewage pump is required unless a Civil Engineer certifies that the sewage can adequately gravity drain from plumbing fixtures to public sewers. The sewage pump shall not be located within the crawlspace or basement. Relocate pump outside of structure or within light well or stairwell. The pump will be inspected by the City of Cupertino and verified by a District Inspector. 7. SANITARY SEWER MANHOLE Show the upstream sanitary sewer manhole with existing rim and invert elevation, main and lateral on plans. The street portion of existing sanitary sewer lateral is to be extended by permit from the District to the new property line. 8. CLOSED-CIRCUIT VIDEO Closed-circuit video of the new property line cleanout, point of connection and District lateral is required prior to clearance for City of Cupertino Final Inspection. Owner to call District at least 48 hours prior to video inspection to schedule a District Inspector. District to provide Building Department with written notification upon completion of inspection (O.C. 5104). Resolution No.6744 EXC-2014-02 June 9,2014 PASSED AND ADOPTED this 9th day of June, 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: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS:none ATTEST: APPROVED: /s/Gary Chao /s/I'aul Bro�h� Gary Chao Paul Brophy, Chair Assist. Director of Community Development Planning Commission G:\Planning\PDREPORT\RES\2014\EXC-2014-02 res.doc � pRAWIN�INDEX SHEET NO. DESCRIVTION ARCHITECTURAL DRAIMNGS COVER SITE PLAN. SITE DATA DRAWING INDEX SCOPE OF WORK P-1 3 HOMES PERSPECTIVE A-1 LOT A SITE PLAN SITE DATA SITE KEY A-2 LOT A FLOOR PLANS FLOOR AREA DIAGRAMS A-3 LOT A EXTERIOR ELEVATIONS A-4 LOT A BUILDING SECTIONS PERSPECTIVE B-1 LOT B SITE PLAN SITE DATA SITE KEY &2A LOT B FLOOR PLANS B-2B FLOOR AREA DIAGRAMS B-3 LOT B EXTERIOR ELEVATIONS 8-4 LOT B BUILDING SECTIONS PERSPECTIVE C-1 LOT C SITE PLAN SITE DATA SITE KEY C-2A LOT C FLOOR PLANS G2B FLOOR AREA DIAGRAMS C-3 LOT C EXTERIOR ELEVATIONS C-4 LOT C BUILDING SECTIONS PERSPECTIVE CIVIL DRAWINGS 1 OF 3 DEVELOPMENT PLAN 2 OF 3 TREE EXHIBIT PLAN 3 OF 3 GRADING&DRAINAGE PLAN LANDSCAPE DRAWINGS L1.0 PLANTING PLAN L2.0 HYDROZONE PLAN L2.1 IRRIGATION PLAN L3.0 LANDSCAPE DETAILS L3.1 LANDSCAPE DETAILS L4.0 LANDSCAPE SPECIFICATIONS �.,,,G.;.��s.,T.,t� .. .. ..•+r.-^ti•��m.�rc_......��.•`.- ..r�,.::.,.��-_, •.: . ',t� M ��'��7`�� Y'`i '-.'1;:'.:�y�ir��w�[t�'` �/ �'�_V:/� �- � h.r:,►.��a.cR�r ,�c-+r ~.�. ' �?f'�Yy.�wCC � .r. %_ � / ' �;�•w�.::� -'` "r': »':;.�� P � ��/� � � .sw�►�..s.��,--- . ��,'�!i�.:�E r.�e.�_ _....r.w...r ....•.�.:..,.a / �_i'.,�{:.Yia��;''+ � E � �i; � � itt'�' :�w'.:..7�"�.�^.*3r'�.�c�. "'_v+wwR.,�.........._. .� -.f _ iF-_.. :r;1.. SITE �ATA APN 342-22-099 LOT"C" LOT AREA 13.828 SF ZONING RHS ALLOWABLE FLOOR AREA FLOOR AREA�((13,828-10000�1000)(58.59)+�600� FLOOR AREA=4,719.20 SF SLOPE ADJUSTMENT a,��e.zo sF x o.�o-3,sa�.�sF Mnx.n��ow. PROPOSED FLOOR AREA COVERED PORCH 75.0 SF WA OARAOE LEVEL 475.0 SF MAIN LEVEL 1,851.0 SF UPPER LEVEL 1,080.0 SF TOTAL 3,188.0 SF C,RADED YARD AREA 1,320.0 SF LOT COVERAGE 14.0% 1,925 SF/13,828 SF ON SITE PARKINO 8 GARAGE 2 OPBd 4 SPRINIQER YES NUMBER OF STORIES 3 OCCUPANCY R3N TOTAL HEIGHT 2B'-0" FLAT AREA 192 SF TOTAL LANDSCAPE S,B98 SF PATIO/HARDSCAPE 1,275 SF APN 342-22-100 LOT"B" �07 AREA 12.455 SF DEDUCT EASEMENT 1,182 SF ZONING RHS NET AREA 11 273 SF ALLOWABLE FLOOR AREA FLOOR AREA�((11,273-10000)/1000)(59.5�+4500� FLOOR AREA�1,588 SF 3�OPE A0.IUSTMENT 4,598 SF X 0.70�3,217 SF MAX.ALLOW. PROPOSED FLOOR A_R_EA COVERED PORCH 2O.0 SF GARAGE LEVEL 428.0 SF MAIN LEVEL 1,583.0 SF UPPER LEVEL 1,168.0 SF TOTAL "3,185.D SF GRADED YARD AREA 870.0 SF LOT COVERACiE 1�.93% 1,859 SF/12,455 SF ON SITE PARKING TOTAL 8 GARAGE 2 OPEN 4 SPRINKLER YES NUMBER OF STORIES 3 TOTAL HEIOHT 2T�" fLAT AREA 186 SF TOTAL IAND3CAPE 8.882 SF PATIO/HARDSCAPE 891 SF APN 342-22-107 LOT"A" �or nr�en�0,912 SF ZONING �S DEDUCT EASEMENT 1,432 3F NET AREA 9,480 SF ALLOWABLE FLOOR AREA FLOOR AREA=0.45 X 8,480 SF FLOOR AREA=4,288 SF SLOPE ADJUSTMENT FLOOR AREA�4,288 X(1{7.5 X(0.30-1))) �2,988 SF MAX.ALLOW. PROPOSEDFLOORAREA COVERED PORCH 88.0 SF WA GARAGE LEVEL 480.0 SF ENTRY LEVEL 540.0 SF MAIN LEVEL 1,041.0 SF UPPER LEVEL 925.0 SF TOTAL 2,988.0 SF GRADED,YARD AREA 655.0 SF LOT COVERAGE 18.75°G 1,828 SF/10,912 SF ON SITE PARKING TOTAL e GARAGE 2 OPEN 4 SPRINKLER YES NUMBER OF STORIES 3 TOTAL HEICiHT 29'-0" FLAT AREA 0 SF TOTAL LANDSCAPE 8,829 SF PATIO/HARDSCAPE 429 SF �F�e • ��'�p g�� \N��H��NG � " \ y � � �� Y �\� � U \ 25'-0" t � 1 � y� �� $I � � � — YARDRARE 0 I O /h 1�� R)� ..i�� LWEOF2 DFLOOR— / SCOPE OF WORK CODE COMPLIANCE CONSTRUCT THREE(3)NEW SINGLE FAMILY DWELLINGS ON THREE SEPARATE PARCELS WITH A HILLSIDE(RHS)EXCEPTION(WITH THE SITE SLOPE GREATER THAN 30°�). 2073 CALIFORNIA BUILDIN(i COOE (Baaed on 2009 I�emational Buildiny Code) 2013 CALIFORNIA PLUMBING CODE (Besed Oon 2009 Intematlonal residen8al Code) 2013 CALIFORNIA MECHANICAL CODE (Based on 2009 UnRorm Plumbkig Code) 2013 CALIFORNIA ELECTRICAL CODE (Based on 2009 Uniform Mec:henkal Code) 2013 CALIFORNIA ELECTRICAL CODE (Based on 2009 Netlond Eleetrlcal Code) 2013 CALIFORNIA ENERGY CODE 2013 CALIFORNIA GREEN BUILDING CODE CUPERTINO MUNICIPAL CODE 2013 CALIFORNIA RESIDENTIAI CODE 2013 CALIFORNIA FIRE CODE , (E)\op��Fi �� , �\c 7��3 . , \ ��89p� O\ �� ' � � 1p3, ,� 3 W��J I ��' � �� \� \� O \ l I \ �\ \�� ! // � � I �� s �� 2 m� , ` \ LOT C W � i � I \p�R AVE.SLOPE 3596 �V ! � I lqyF / r j ' N�23 , `-, � P � �� 3p�,£ / ' LECTROLIER �� Op• \ � , wLOTB � ' / ' �/ 01 �, \�� ' AVE.SLOPE 32y6 / � // EORE33/INORES¢ °Y�� // � �EMNT AREA d 1,182 SF � /.\ / , � � ! 3 � �� , // � ,93�3� �� / ' / �� ,� � � AR�p�� / , // / / C/N 12 O�v // , / ND ROOR SETBAC S,�`�i�' � Q��GP i / , � ,o y � , // ��A / ,2 = ,/ ' � � / �/ _OPE 3876/ �� ess / / ,-�, sF �� ,/ / �� / / / �� 0 ' � // � � �/ // // / / / �� , �� /// � / � REFER TO LANDSCAPE DRAWINGS FOR MORE � INFORMATION FOR HARDSCAPE 6 SOFTSCAPE i,`6$.�1n �� REFER TO CIVIL DRAWINGS FOR MORE DEfAILED /��16Q A/Q P�� INFORMATION FOR SRE DEVELOPMENT ,�� O O J P j� � LE6END � �� ~ ' r Q R�� RETAININO WALL ' �'/� '�J�'``•j�'/''�/ ' "/' / � / '/�✓?.��• .�'-_�- -�--- rvicri.�n_�nr�uir �/' /f � /�' �� ,_` � � /�/ � �� / �� .� �� ^��• --- CORDOVA ROAD RIGHT OF WAY � TREE TO BE REMOVED � TREE TO BE PROTECTED � r x r cHRis�rv uxi owuw+,oe iN�T �-x-x- FENCE LINE-8 FEET HIGH OPEN TYPE FENCING � S I T E P L A N SCALE:1/16"=1'-0" NORTFI REVISIONS BY Q�� 555 19 SEPT 13 QPLANWNG S� NOV 25,2013 QPLANMNO 333 DEC 09,?O73 QPLANNING S� JAN 0!Z014 n.o��...MOamnooa�n. �MAllm n'�M O01>1�I1D POII llw wa�crurMnwma�me�no uie,o�ne.«wannr. ou�al�ua efR 000l W1n al Mlln vrt.wvnmwu�onnrowina� ana.a�o�.�o.cn.ra�,m�m� ,o nw n�nsor.a�rae eoru+en v n�ax+rMrAion n onw anrr�r I�d�R M Y�IIIIN/1'MO YMOIMI[ eareN�noxm�awwua �www�Mn ca�ew�na wuu� D[IlIII��V��M C!!OM llfi V m � N�f O Q � ��0 Z � �� h � H U >�o� � � �� W oa � Z � �� W �/� a�� r, 0 � J /� �/ _�.1 O. � Q � � H �� J� Z � � � � � � W V � � H wZe � w � °c 0 o N Q F..a � � � V � Z 0 � Z Lii � H � � 0� � V M ow�v�sr. � CHECI�D BM 555 DATE AU6UST 26,2013 9� AS NOTE� .pB N W BER: TRR-0713 s�r: � OF SHEETS ��16 � � � J � . 9 1 . . 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I�'• SDMH RIM=118.46' �DI 8"IN 131.0 8" OUT 129.0 SILT BASIN 128.0 \TW 124.0 FG 121.0 �EP 129.0 ,25.� CORDOVA ROAD RIGHT OF WAY TREE TRIMMED(REMOVAL) WITHOUT PERMIT TREE TO BE REMOVED TREE TO BE PROTECTED 2'X 2'CHRISTY U23 DRAINAGE INLET AVERAGE SLOPE = 35� � �I .�N ,� / h p � N�' � � VICINITY MAP , � S�4$s, ��8q��k' NOT TO SCALE \ I �I��ER�,GE �LUPr = 35� � � N �I � �o i ' � � u, o - cn o i 0 0 r�I \ \ I �, � PAR,CEL 1, ',' � � '�'y�. DOC�13861924 �y � j ` "�4?'s3- 14,926SF GROSS � � �°�J.4��t �F 13,628SF NET ,�( � z I �� AV�RAGC SLOPE = 3�� ;� ! o�o \ I ��Q � \ / f ��233Q�� / � PARCEL 2, '4000• ` ' � i DOC#1852C695 ; � � �/ � 13,353SF �RUSS � '�� 12,455SF MET � � - s 59'10'S1"yy // / �06 p5� � , ! / � AVEI�A�E SLOPE = 36� �Q S�� cn I \3 pp�� // �O O N �� PARCEL 3, P �` P�'� °�� -f DOC�17446542 ` OU�.�Q/ iTi ,; �� 14,173SF GROS� � �� ,�� / � �i J,912�F NE�'�� "// / ;. , I -�� _. � 1600� / , � �� ,�� / / o �,60 � / ,- .-.. . - .. .,. ,.-. -� °o. -! _ .._.a. ., ,y �. .- :: •s:.-'� �` ; �� 7�-��1�-D�? , � ' � ��C'-�,?C�l�'�� , ; � - . � � - � �'- _ �� -/ _ . � � "�� f_ _----,_ -"--- • . .'�'t" � � � ��..�.a w+,`--.,+��.:.slMrr...� ,l .----- � _" ; � S f ,�, ;� , . ..t�� ., r,�a. -...--- ..�.��.... {.aii�il�:eJ<'.�;4ii � � �� "�`;..� � I REVISIONS N C1 N , C � ��m � � � Z N �O 3 �N.-�U C� UI O��1 .`� ��a.� � >Q�p� rii • m V� � y ��C1 $N�W C C `OiOa�o� C7 � W m yc7�o � � ��3 � <o 0 3 p W ,� v 3 in �ii > V U � 0 �pFESSI y�o��R D.y�<"%+ ��Na.21155 Z� �l9lF C 1 V 1��\� OF�p�\f � Z Q � Q � O � � Q � � Q �-- OU Z � �.I..� 1..1� O � O 7 � U � o � � w � w 1..J� W 0 � 0 � U Date: JAN 2014 $Cale: 1"= 20' Drawn: CAD Job' Sheet 1 � of � Sheets X �l � 2 Gl A � O n m 12"OAK j�53 � �2"OA / 54 � 12"OAK ' � �y52 i i I 24"REDWOOD N31 �`4 f � � a �� 12"OI K.,,,i ii., I�a^a nwnnn � EXISTING F��ESiOENCE 40 20 0 20 40 SCALE: 1"=20' i I i j I I + I ) ; I � � I � 7 � � I i � I j � I �� —��b 95 � � a4s.... ,2°oAK 23"TREE 48 � 39 "RED OOD ! f -- 30"OAK } �� 8"OAK #8 -- -- % � � � �� y �� I `- - a '� �Q I16"REDWOOD - � � � #9 51oA � � 14"0 K �' 4"REDWOOD 16�. A � //� �41 #40 �� ! � 16"REDWOOD ; � � � #6 � E A ACIA� j 10��0AK � 24/OAK � � � �42 O // �2" ACACIA / � " AK `#45 16"REDW00 PR � ��n !��6 OA -�- , , 3 ` I # � P �C#��446 — , � / D — , ,,;: 10" 0�� 16"PINE � J�i � � ;� / / %' / / ' ,- '� LEGEND: / _J/ -��-�--�� RETAINING WALL �- __-- �- — LOT UNE _--- __-- CORDOVA ROAO RIGHT OF WAY TREE TRIMMED (REMOVAL) WITHOUT PERMIT `�� TREE TO BE REMOVED mm X �S � °� TREE TO BE PROTECTED m � 2' X 2' CHRISTY U23 DRAINAGE INLET TREES TRIMMED (REMOVAL) WITHOUT PERMITS No. DESCRIP110N PARCEL 2 /�12 2-12" OAKS �j13 16"OAK #14 12"OAK #19 36"REDWOOD PARCEL 3 #8 30"OAK #11 24"REDWOOD PROTECTED TREES TO BE REM OVED No. DESCRIPTION PARCEL 2 �21 14"OAK #22 10"OAK #23 10"OAK #48 12" OAK #49 12" OAK PARCEL 3 #5 12"OAK �/42 10"OAK #51 10"OAK TREE REPORT REVISED 11/27/13 BY JAMES SCOTT, ISA 0971 �1 �aT` - .. _..w , . ..,_jv<.ac . %� '�l�-�� . _ ';,�,:. �i��'r��,.�'1,�� - . ........_....s..�.. . . `.w.�i..�:,�^: . . +� �- �CF4, „R� . }'� - _r 'd..'�.i.°R •�?.*.r^G�a-,-.�+� 6 ';:s�� . ,,. � � .,:..� �.:�,�:�i..,s .,....,._.,.<•,�,...,.r �'t��s:�'cr"�>r�� ' REVISIONS N � � , C ^ ��m � � e � N �o �� yN GD� C fn 3 c�°°' � cAo�c C ��iva`r �IJ mU�� C y � �N�C •C C `6ia�� c7 �o u� �oM� pc fO o W � v3 Z � � U U � 0 �pFESSIq� �oGF'Ft�.y�COf%+ ��No.21755 Z� �r'TF�F'CAI�ECR'��< � �7 Q L � � O � � / Q O U 0 Z � ^ Q 0 O J U z � � u J �..L.� � �'�"� �..I..� � � � O � �- � U Date: JAN 2014 Scale: 1"= 20' Drawn: CAD Sheet � of � Sheets m x in z m O i�i E RETAINING WALL i� �A�'" f� ��'�"� � '1 WMt� 0?� ,N g'11'06'E 1�39 ��; 37.91� / DRAIN INLET SDMH RIM=148.78 INV.= _,_.-- SSMH RIM=149.24'_.---- ___._,_ R4#=�30.26' _-- '�- � � s Ewstuac Z PESIDENCE ' �--�.�►-�w--, [ �-�c'artnc.z.. ` -^-U�.-^+-±r::k-e- s..,�_ 7� ��1�"D�i ��,�;��w �Xc-��p� r��r 40.00' RIGHT OF WAY , LOCATION VARIES R .:< 20.00' �� 0 -�I� •ws� � `_t'':.';;^ir ;.,,? I 2.00� � r�16.00' TO STA 0+50'� I ...-,�...,�,�.,,�,rw�Y� �ir�,, �� 1 � 2q � . n ��a��ig23i':� �1�� AC OVERLAY � s � ��,s��,j,,,r��,��, DEEP CURB � CURB & GUTTER 4' RETAINING WALL �p O a0 N� �Q O� . a d N� N� �6�'$�- � � •__. . _...._��. ._... LG.. __. ....... ____O� _.._. _-. . .__. •.._._.__" ._.. , .._. . .... .._. ... . , F .__ .... . .. H J ~�J �i �, �Q ' �� . . . . ..i11.L1 f . L� . .. . _ . �K�� .i� � � . . .. . . . . _. . ..... -6 329;� -7.81„ b�w 8.33� � �w � +� . o� —�`_ ~� � - iO °.n 140� _ _ • __ � . . . _� .- ----r_ - + . _ _ _-� - � _ __ _. _..._ , � . ,- . ., �_ Y , -� 4% ��--_r +- +N �° .., ,, , , . . ,, , ', , NI M'�N : ' ,, ,. ,�.. ' ' -75. � `�� _ �__-- _-_ ___ _. -__ � ___. ._ .._ ____- � -�- � � . _- r ., w --_ � __. .__. _ .__ r _. . ,, .' ��' � ,, ~'''J , Q lyJ . . � ��. ,. ,�, , ,, . ' . ,,, , , . : , ��I J .. ,. , , . . . ,,. �. � . , , ,,. ', �, �.. �,, � . '. ... V11 W ',, ' ��,. �. '. �20 _ _-.-__ _ �__ «._.__ .- ._ . _ . :_ _.__ ,-._._ _, L. } _. �-__� � . __ _ ____. ___. . __ , -_;_-�.r ..__; �; _ O�n I� N DO M pj� 1� i() � O � �? � � � N � � o+�n 1+00 2+00 3+00 ABBREVIATIONS: E EXISTING SSMH SANITARY SEWER MANHOLE SDMH STORM DRAIN MANHOLE JP JOINT UTILITY POLE I.P. IRON PIPE WM WATER METER TREE TRIMMED(REMOVAL) TW TOP OF WALL WITHOUT PERMIT BW BOTTOM OF WALL `�� TREE TO BE REMOVED FG FINISH GRADE TC TOP OF CURB j'�"�' TREE TO BE PROTECTED EP EDGE OF PAVEMENT �N�T' DI DRAIN INLET . ROW CORDOVA ROAD RIGHT OF WAY 2' X 2'CHRISTY U23 DRAINAGE NOTE: EARTH WORK pUANTITIES SHOWN ARE BASEO UPON AVERAGE FINISH GRADES, mX INLET STA STATION SUB-GRADES AND AVERAGE EXISTING GRADES AND ARE APPROXIMATE. IT SHALL BE mz CONTRACTOR'S RESPONSIBILIiY TO INDEPENDENTLY ESTIMATE QUANTITIES FOR HIS/HER Z� owri usE. � � REVISIONS � �, c ,� u'�. a � Z N C''O m C� in o°°c' .` � ��a� C � CO�� y�C '`i C cd«.N p(hp,�? � � W � u)�<p`O li C J OM Z � 6� �p��3 � co 0 3 pW ,a a 3 Z � � U U � 0 o p�iOFESS/� y oGF,R D.y��f� ��Na.21755 Z� �lsfF C 1 V 1��! OF CAI�E z Q ___l � Q Wn � z v O 1..� Z � � Q Q J � � Q 0 O U � � N � � O � U � Z � � Q � �..I..� � � Q � C.� � U Date: JAN 2014 Scale: 1"= 20' Drawn: CAD Sheet Z J of � Sheets �LIER -�—:�r.�5 �O/ �.n.-�/. f �IG:��:'di PLANT SYMBOL3 Sx INDICATES PLANT KEY x I�ICATES PLANT QUANTITT �� L THE CONTRACTOR SNALL VERIFY PLANT pUANTfTIES FROM TI-IE PLANTNJG PLAN. QUANTITIES SI-IOWN IN TI-E LEGErD ARE FOR CONVENENCE ONLY. 2. NOTFY TI-E LANDSCAPE ARCNTECT IMMEDIATELY IN TI-E EVENT OF ANY DISCREPANCES BETWEB�I ACTUAL 51TE COf�DITIONS AND TNE PLANTNG PLAN. 3. PLANT GROUNDCOVER N 51i2UB AREAS AS NOTED,USE TRIAN6ULAR SPACING. 4. SEE DETAIL AND SPECIRCATION SF�TS FOR ADDITIONAL INFORMAIlOf�1 5. TI-IERE WILL BE NO MATERIALS OR PLANT MAT621ALS SUBSIITUTIONS WITNOUT APPROVAL OF T�IE OWf�R OR TI-IE LA�SCAPE ARGNTECT. 6. ALL SLOPES PLANTED WITN LAWN NOT TO EXCEED A 3�I SLOPE. ALL SLOPES PLANTED WITN GROU�D COVER NOT TO EXCEEO A 2�1 SLOPE. 7. PROVIDE POSITIVE�RAINAGE AWAY FROM ALL BULDINC'S(28 fvNV.) S. IN TI-E EVENT OF ANY DISCREPANCES BETW�I TIa15 PLAN AND AGTUAL SITE COrDITIONS,TNE LANDSCAPE ARCNTECT IS TO BE NOTIFIED IMMED�ATELY. 9. BJTIRE SITE IS TO BE ROUC,�I GRAD�BY TI-E GRADING CONTRACTOR TO WITF�J J{o FOOT OF FNSN GRADE. LANDSCAPE CONTRACTOR IS TO Ft�E 6RADE ALL LAPDSGAPE AREAS. 10. ALL 51TE UTN..ITIES ARE TO BE PROTECTED DURING CONSTRUCTION. IN THE EVBJT OF COrFLJCT BETWEEN Tl-IE PLANS Af�D UTILITIES TLE GONTRACTOR SNALL NOTIFY TNE LArDSCAPE ARCNITECT. ANY DAMAGE TO UTLITIES,STRUCTURES,OR OTI-IH2 FEATURES TO REMAIN,AND GAUS�BY THE LAt�DSGAPE GONTRAGTOR$HALL BE REPLACED OR R�AIR�BY TNE CONTRACTOR AT NO EXPENSE TO TNE OW�R. IL TNE WORK N TNESE DRAWMJ6S APD SPEGFICATION�'MY RUN CONCURRENTLY WITI-I WORK BY OTI-ERS. TNE LANDSCAPE CONTRACTOR SI-IALL COORDINATE Tl-IE WORK WITN OTNER CONTRACTORS. 12. REFER TO GVIL F1JG�EER'S PLANS FOR OVERALL SITE GRADNG AI�D DRAINAGE. 13. SOD LAWN SNALL BE DWARF FESGUE BLErD. 14. PRIOR TO ANY DIGGING OR TRENCI-ING.CALL UNDERGROUrD S62VICE ALERT- L800.227.2600 ��L� -:� (� _n -l� i � � , = , � �� ..a� .� - ��i,:r:.�-.:.�---:�x��- o � ,e � ��,.-,8� �,�-�..�. �� _ �°�U� �� "`� ,� ``��i ��, �, �� V� °d.�[�'�fY,'.. `'9.�Y .�E�-,:['�A� ��__ REED ASSOCIATES LANDSCAPE ARCHffECTURE an sourn T,v�E S�+EEr suNrmuE.cwr-or�u waee soe.�s+-oo�a i sos.�si-oaxz F� vwe:ww..�r�i«wc o.+�r.� CORDOVA ROAD 10645 CORDOVA RD. CUPERTINO,CA ISSUE DATE - sh�ehanp�s 12.02.13 - eity eommMfi 01.06.14 �� PAUL JAY REED � No.20D2 y * E%P.9/30/6 * S� P 9T F�� OWNERSHIP AND USE OF DOCUMENTS PN Drawinge,Specifirntiona and copiea thereot fumishad by ReeE AsaxiNq loMSCaps ArcMlxNro aro rnE ahaM rertain ite pmpnty.Thay as W W uaM ony wiM.npect to tho Projxt rnd aro not to Cs used on ony other project. $ubminion or diahiAution to m�st official rogulalory ra- quiremsnta or(or purposea in connection with the Aq�ct ia nol to M corolru�E ae puENCOtion in dsroqation ol Rsad Aeeociotee LanAxape Nchitacturo,common law copyriqM or ot�er roxrved rightn. Approved pjr Drawn p5 Rev�ewed pjr Project No. ---- Scok 1=16 Issue Dote 1,6.14 LANDSCAPE PLANTING PLAN L1 .0 Sheet Of � i- / 1 /d/�/~ ,r � \,A f//� '"±..�� . ��/ - F �� .. � .. , ._:-�'��e. _ . __ .. � ._ ��... � -"r �� { � `'`�•., t r 1 ; ,�,�y1`k� i�, �; � � . , u �� ,.. - � ;�4 1;_� k-� ` Y � J � ,�� LOT'C `'� �t�._ ~ :-"` J% t �� .....\ � `. � i , "` �%•` \\'` \`k y fi`�`•, _ 1 �- /L` �� • � / ��{ ��:~ ,� .• ' t t \\ �� .� / �. � 1 �- '`� t�.1." � � t � �'�'�"'a�.6,`�`�F{ ;�2'� + � \ .�. _ .�' /�. � I \�r '� ;��,.s,_,�� , : � ` \ �� 't � _ : �. 1( �-��'� �_- F�, �►+�•J..,,.,� .>_ y ;�,_ ,1 � ` ri :: ••.. a:',�< � . ,��.�� ..i....,p+-�. 5�..�..�"'�•»....�� ' �`'`�'.; .. -. �_ � *.. '� �►� 6� •�q� , ' � srr � , , '�'!*��.� v Y�� rr\ �� /, 1/• � � �►..A .-. �. J . - '�'' • ' l{ � 1 � "�... l �� V � / �� °•o.,��/' \ /\ � / � ✓ "�l/ /= � � �'�`\ 1 � , �"� LOT'�' V ,/ ., �. ii �l_ � ��`�. � � � .�_� � � �� •�: _T�� , �. _ �✓ , .11�' � , 4,!" .. . _ � , /_ / _ . „ ' . ,; � , . > ..�� f .r---`� . � ...w .. ; , � ��_� � . ._-..-..-\ , _..-. .. : . � ��"�•, , / �:....__. � � .�. . M� ' � �- . ,r � • �' �.� +�''�° • ",' _ _._ /� ,e� .. .. - . � `y'/f_.... , � . ,.�', . _ ( , .. � �� • i� � � \ /��S V�:J:- '-�� I\ i ��. � '' � . .. _:..� ,�� _�\ , • �w��''�..� \ I ��, � �..�� w / . ' �, 4�M. � w \ � � �.� J� .l r ��.��Z � � / � -:-� ��'r-�� • i _'.��i ,� ,� �f k r r, i } �, , ` � � i� . ' � a E ' :. ' t-,� �c � ; ,� � � �' F� ^ � , , _ . �`� r �-,,: ` L' �� y...� _ , ..�. � 1 r f '' �' ' � + ' ✓ 1� ` F� � 1� _ � r �..�' x. � ��F I � .� ,k'� �{ � A �,`� ,.� �� . y �, - �l Y' a:�, , � ;f"7,� {, ..� r��. _.�,' ��. � � f r �. � ° �`~ � �' '�E t,.�s�, , �� -�� _t,- ti;, ��\" � �1 ._��"�.�,� ' �\ I'+�\ //� %., fG_-__� �ti - t. �, � ��,,�-�� , �. ,. .,4` ` J ' .+'*� / / ' ' � - �f�y:l.��; ��'+w..,k' i'�,,` � �� , �• , \ !� �� x� �� \ /-- 1 ' j ..� � '.�fl�-�, f ; �� ; , LDT Y�' , i ti � � �;, �• ' � . "�i :�' � � �'� v 1 � /_`<� I -r ;,� ��_i • _ .r.r. ':r1.....��_ �'' � °'� O� t . "''� z •. � WM �, � � fi��"� �y / /. .'��1 i;.�:.. • D \ ,fy ,. ~ t-, . . 1� `_�Y� , g0 �`_� x,/ ��, . ; �1\ .i; S� �� / /: � �: � �-:_�, ` $O � :.0' � � :� - � X �, � ! �� `! � g0 .� , � ,� �� ; �-. SS \ �"! ��.; �• �� 90,.�. J, ��_'� �• �" :��" •� � � � , � �� • �',,:. � / ;, t,.::y':;'" , \ �/ SS - � so �` -' i � .- � i �.- � --""'".----�"�'�....�-� __..._� �� '�� 0 08 16 32 I I � SCele 1'=18 R � .�,�=�.•X� I� I�,. :11 J :11 �F��R�E'*Y a."�'��' � �"p� Q O�O: � U�5 ,� � �r�j�n ��/P��:�� C V�.4J�.�•g�t�,�.. r.,,�., IRRIGATION HYDRO-ZONE LEGEND PLANTS ARE CsROUP TO HAVE MATGHING WATER�QIJIREMENT9 AND MICRO-CLIMATE CNARQGTfRISTICS. ❑ Fi(�I WA78i FEQUF�(i +++ A�0.�1 WAlBi F�OU�6ENT + + ��J LOW WAT6i REUU�T(DROUC�tT TOLHiANT Pl1►NTTK� V//I _...___ -� _�l�"D�j . - T� � � , . , -.i t �....L=--►��"� l.� :�. ; �: ��^t � , .. -�- . �.�G�::T!�r,C .� ^ ; � f � ' ? �f/ r��/"1 � :. !` ti ;�. r _ ... , � � �� _ . . ... _r--,r--.�. _.�_....r _ � �. , r� � , �r�: 1..;.��... ..� �� y( ArB.�1.. l��IJM�M...' • . W� _ �/ .� I I � ' JP ELECTROLIER O 5 MAWA-Lot'B' �� MAUTA=IETo)x 10b2)x ll0.l x LA).l03 x SLA)) MAWA= 134.908 galbns/year eto= 45.3 hydro-mne plant water use hydro-zone ar� MAWA Irtigation method 1B MEDIUM 2,508 49,268 DRIP 28 MEDIUM �8 13,723 DRIP 3B MEDIUM 1,040 20,447 DRIP 4B MEDIUM 2,618 51,470 DRIP 6�862 134�908 �U-LOt'B' ESTIMATED WATER U9E IETWJ) ETUJU= IETo)x 10b2)x(��E NA .SLA) � ETWU= 113,388 gallons/year eto= 45.3 hydro-zone plarrt water uae plant factor hydro-zone PF� irrigadon �� area elfiaency iB MEDIUM 0.5 2,506 1,253 0.85 41,402 28 MEDIUM 0.5 �8 349 0.85 11,532 3B MEDIUM 0.5 1,040 520 0.85 17,182 4B MEDIUM 0.5 2,618 1,309 0.85 43.252 TOTAL 6,862 3,431 173,388 AVERAGE'IE' 0.85 MAWA-Lot'C' MAWA=IETo)x 10b2)x 110.�x LA)+l03 x SLA)) MAWA= 115,976 gallons/yeer eto= 45.3 hydro-zone plant water use hydro-zone area MAWA Irtigation method 1C MEDIUM 1,711 33,839 DRIP 2C MEDIUM 647 12,720 DRIP 3C MEDIUM 3,541 69,617 DRIP 5,899 115,976 �U - LOt'C' ESTIMATED WA?ER U5E(ETWU) ETUIU■ IETo)x 10b2)x(��HA ,SLA) � ETWU= 97,458 gallOns/year eto= 45.3 hydro-zone plarrt water use plarit fector hyd�e PF� �a� �� 1C MEDIUM 0.5 1,711 856 0.85 28,268 2C MEDIUM 0.5 847 324 0.85 10,688 3C MEDIUM 0.5 3,541 1,771 0.85 58,501 0 0.00 rOTn� s,a9s 2,s5o s�,ass AVERAGE'IE' 0.85 MAWA-Lot'A' MAWA=(ETo)x(0b2)x l(0.l x LA)•l03 x SLA)) MAWA= 189,648 gellons/year eto= 45.3 hydro-mne plaM water uae hydro-zone area MAWA Irtigation metfiod 1A MEDIUM 3,170 62,323 DRIP 2A MEDIUM 242 4,�58 DRIP 3A MEDIUM 5217 102,567 DRIP 8.629 169.648 ETWU-Lot'A' E5TIMATED WATER USE�ETIU1) ETUA1= IETo)x l0b?)x(��E NA .SLA) � ETyy�= 142,561 galbns/year eto= 45.3 hydro-zone irtigation hydro-zone plant water use plant factor ar� PFxHA �� EfVNU 1A MEDIUM 0.5 3,170 1,585 0.85 52,372 2A MEDIUM 0.5 242 121 0.85 3,998 3A MEDIUM 0.5 5,217 2,609 0.85 86,191 TOTAL 8,629 4,315 142,581 AVERAGE'IE' 0.85 REED ASSOCIATES LAWDSCAPE ARCHITECiURE sn Sami T�e s�Er SUNNYVNE,CALIFORNU 91086 �oe.�ei-aoso i+oe.�si�oozz FNc ..o:w,..iw.nr�«rW:v.�en�arr CORDOVA ROAD 10645 CORDOVA RD. CUPERTINO,CA ISSUE DATE - �N�chonq�t 12.02.13 - cNy comm�nh 01.06.1! N �� PAUL JAY REED � ia0.zooz y * EXP.9/30/15 * S�, P 9T F��L�� OWNERSHIP AND USE OF DOCUMENTS All Drowrtgs,Spac�hcaAma aM copies Mereol fumishetl Dy Resd Aeaociatn landxape Nchitecture orc on0 e�dl rcrtain ib prop�rty.7My an to M uuC ony�itn nep�et to tnis Project ond aro not to De ueed on any other prqect. SuDmiesion or E�atri6ution to mset oHical mgulotay rc- Quirementa or for purposea in connxtion with t�e PlO�0 M��O b!COIIf�fYld OS pUblitO�qll�tl dl109011011 O� Reetl Mwcntae Lond�cape Mchilecturc,common lar copyrighl or other reeerved righte. Approved pjr Drown p$ Reviewed pj` Project No. ---- scole 1=1 6 �seue Dace 1.6.ia LANDSCAPE HYRO-ZONE PLAN L2.0 Sheet Of i— � i � �—T� I � � ,V%''� \�;� ""fi'�;�/,l�, ', '��e.�`, ;y`�...'�'�'/ ��T� ��''r�4 1 'l, '%� i ) r�, ��1/f 1 1('I(�( 1 I 1 t i I.� l,. �11 I ,,I�T I,.� y�rriij�. 7t /�,1'� � y`'' �,.Ilr C ,,� ' �„ ��t t�f±�1`1�S 11; �,',S'� � Gi.P1'1. I' `�, G PJ'1. I" `�.. ,`�+.. t +� , ' FA� � �!� � . �� LOT'C' � ` ` �'•j IRRIGATION NOTES I. SEE SPECFICATION AND DETAIL SFEETS FOR ApDITIONAL INFORMATION. 2.NOTIFY TI-E�q��APE ARCHTEGT►vNAEDIATELY N TI-IE EVENT OF ANY qSCR�ANCIES BETWEEN TI..�ACTUAL SITE COf�DITION�'ArD TNS PLAN. 3.THS SYSTEM IS DESIG�D TO OPERATE WITI-I A STATIC WATER PRE55URE OF 70 P51. VERFY WATER CRESSU2E PRIOR TO TF�E START OF CONSTRUCTION. 4.THS PLAN IS DIAGRAMMATIC ArD DOES NOT NECESSARIY NDICATE ALL OFFSETS APD FITTNGS REQURED FOR A COMPI.ETE RRIGATION SYSTEM. 5.LOCATE ALL PIPING IN PLANTING AREAS W462E EVER POSSIBLE. 6. COORDNATE AUTOMATIC CONTROLIFR ELECTRICAL NOOK-UP WITLI PROJECT QECTRICIAN. 7.VERFY TYPE A!�LOCATpN pF gACKROW PREVENTION ASSEMBLY WITLI LOCAL .xra�s�icriorr,Przioa ro r�sTa�.anori. 8. NSTALL CI-ECK VALVES AS REQURW TO PREVENT LOW-HEAD DRAINAGE. 9.DETECTOR TAPE SHOU-D BE INSTALLED WITI-1 ANY PRESSURE LhES NOT BURIEp IN TFE SAME TRENCH WITH CONTROL WRES ArD WRH ANY IJI�S OF ANY KND UNDER PAVING NOT IN A TRENCH WITH CONTROL WIRES. q. INSTALL TWO SPARE CONTROL WIRES ALONC�TI-IE ENTRE MAIN Lf�E. SPARE WIRES SHALL 8E THE SAME COLOR(OrF WITI-I A WF�pTE STRPE)Al�D OF A DIFFERENT COLOR TNAN O71-IB2 GONTRpL WIRES. LOOP 36'EXCESS WIRE IN70 EACN SINGI.E VALVE BOX AND NTO OrE VALVE BOX IN EACH GROUP OF VALVES. II. /� \ I • 1 EXISTNG TREE TO REMAN � / �_i 'U�y- -.� ��', ' II.O , �`�.� �`:"'�.� ` / ��\ ��\ ' P .P1'1. � � • �; 1`'�` ..��' �\ �� '�� `�• � d�� , �� • �, �� :��`,, 1`. ,�_ � I � ,_�� f'� r �� ,� 1. . �` r '�`+�,�� . ;- ` , � , 1 _I r� �� ° ,; 1`, ` ,..��'ca \ �1 �A� � rfin�,� '� .l. * ��, ! �. �M . 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I ELECTROLIER / / / IRRIGATION LEGEND DRIP IRRIGATION NOTES I. REFER TO DRP IRRIGATION DETALS FOR TI-E LAYOUT AN�EXACT DIMBJ��NS FOR THE DRIP LNE. THE DRP LJ�SHALL BE A MAXNAUM OF 18" APART At�S�IALL BE A MAXIMUM OF 4"FROM ALL WALKS,CURBS AND WALLS. TI-E�A1MBB2 OF DRIP LI�S SHOWN ON PLANS MAY NOT REFLECT THE ACTUAL�62 REQURED.TI-E SPACNG GUDE SNALL TAKE PRECEDB�ICE. DRP EMITTER LrES SNALL BE ALIGrID TO NAVE A STAGGERED TRIANGULAR EMTTER LAYOUT PATTERN. 2. Tl-IE SUPPLY I-EADER At�EXNAUST 1-IEADER,WNEN PVC,SNALL BE BU2ED AT A MNMUM OF 12"BELOW GRADE. 3. WSTALL TI-E AUTOMAl1C Atl2 RELIEF VALVE AT TI�NIGI�ST PONT ON EAGI-I CRCUT OR AS�IRECTED BY THE PROJECT LArDSCAPE ARCHTECT. 4. ALL DRIP EMITTER LJ�S TO RUN PARALLEL TO LAI�DSGAPE S�OPE WNERE APPUCABLE. i�cA►no�n�o�s� O LOCAIE Id�GA110N M4NlE MD IdM'r1TI0N VALVES N LMO.�iGAPE Pf�4S NL CSd('�ATKJN VNE$TO�LOCAT�N$�VAL�E BOX N y�2lb qANIlG A$J+$CN,Y. �F1APD TRBJCN RRIGATION LhE{'1MMJ DOSTNC'TR�ROO7 ZGY�E } � ; � � � � i! .. � -�ol�f- pC ��.. . �. �.;;:;;_ ��C-�?l�-D� ....,....+a-.�-- � � �►-�,:�•►.�,. , \ � � '�f.e�pw.�•';.i� �� . �. .:� ;�%'..`a 4 - 5� 'a+ �-:�F;;.'r1�2r �Fil(3ATION PPE 3RNVf�CHART GLASS 200 c��E qp CLASS 315 �INTERMITTENT-PRESSURE •CONSTANT PRESSURE PIPING LATERAL PIPING I-I/2 INGNES AND SMALLER. •CONSTANT PRESSURE PIPING 2 INCNES AND LARGER. I/2" _= O-4 GPM �INTERMITTENT-PRESSURE 3/4' °° 5-9 GPM LATERAL PIPING I" _= 10-16 GPM 2" -• 31-48 GPM P •• 9-16 GPM I-I/4" _= 17-26 GPM 2-I/2" -- 49-65 GPM I-I/4" •• I6-22 GPM I-I/2" -- 27-35 GPM I-I/2" •• 23-30 GPM 3" •- 66-100 GPM 2" _= 36-55 GPM .,-.r.,„.s,. � %.w i.: �' .+��,�`'� , :11 J :'ll ��;EF��_RaE��o� �` ��°� ��', � � �An��' �� W��.- ^f a �•,�5� uE�,;3�5� REED ASSOCIATES LANDSCAPEARCHITECTURE +n sourn r� srr�Er SUNNYVALE. CALIFOHNIA 91088 �os.as,-eosoi�os.�e�-eox�v�x .we:vwrw.rYana�«�rx:yr/�rr�r CORDOVA ROAD 10645 CORDOVA RD. CUPERTINO,CA ISSUE DATE - ak�c�anq�a 12.02.13 - city comm�nM 01.06.14 �� PAUL JAY REED No.2002 � * EXG.9/30/B * Sf P 9l P��L\� OWNERSHIP AND USE OF DOCUMENTS AM Drawmqe.Speci(cotiona and copiee thersof furros�eE Dy RseE Nwnotn LonNCOpe/vcMlacWrc are mE Nall rertqn �a aop.ny.may or.to w�a.a o�y.�n,r..P«t to ma Project onE are not to De useA on any othsr pro�act Submi�s'an or distribution to mast offic�oi ngulotory n- quiroments or for purpoaee'n connxt'on w'th t�e AojKt�s ral to W CamtruM m publKatlon�n dsroqaCan o( ReeA Aeeocqtee Londecope Mchitscturo.comrtan IoM copyriqht w other roxrved righb. �roved pjr wn p5 Reviewed pjr ject No. ---- le 1=16 Issue Date 1.6.14 �� n f .� � LANDSCAPE IRRIGATION PLAN L2. 1 Sheet Of �««-�� NOZZLE AS REc�D.BY VALVE BOX,'NDS-PRO'VALVE BOx(2128GW1 � �� —RADIUS AND PATTERN PURPLE GOLOR. I VALVE BOX,'NDS-PRO'VALVE BOX(213PBGR) A�S SPE�FEDR VALVE. WITN BOLT DOWN LID.OR E�UAL. / I I PURPLE GOLOR. 3M-ELECTRIGAL 500-09964 I I ; �: �� ; ; �, ,, � DIREGT BURY SPUGE KIT DBR TURF INSTALL PER MANUFAGTURER'S FINISN 6RADE I I �� INSTRUGTIONS AND ALL APPLIGABLE\ � � � � GODES I ti I �FINiSH GRADE RISER.SGN 80 PVG r� � � - _ �a'6"-�"�Gi I � I SPRINKLER NEAD � � AS SPEGFIED � � � �"�,� � REMOTE GONTROL VALVE, MARLEX STREET ELLS % �- MARLEX STREET ELLS IRRITROL'700 SERIES 'ULTRA F�OW". � ++ I�� a OMNI-REG BY IRRITROL(MOR-100) � -Y - - -Y- � PRE55URE REGULATOR NIPPLE,SGN 80 �RISER,SGI-I 80 MAINLINE g�� '�'.�-'�� ` �� '��'�� ^�� SCN 40 PVG 000°�°�oodo o��oOi io� •3�rt.s ac. � . � a� i nc� sd:'ib'�c r`� - �e nausr �� LATERAL LINE, TEE OR ELBOW FITTING, ¢� � SGN 40 PvC REBAR STAKE,30"LON6 SGN 40 PVG ,assae�r ro ee 3�-0-�.,�on�a�s. LATERAL LINE,PVG/ PEA GRAVEL SUMP - T� a4.SECURE W/WORM-GEAR MARLEX STREET ELL CLAMP 2 SEAL ALL TLREPDED COMEG7�ONr N�7H'792M.4iE7C TEE OR ELBOW FITTING.SGI�40 � CL 200�PVC� '"�'°��''r°O"'flO1rO°�E°`'"`� RISER,5CN 80 PVC� ?USE BACKROW PGEVBdT62 BJC105RURE-'�JBBQ EEE�DFp L:'E CON�ACiL ZOPE KIT DETAL FOIi SFJAC�. 5�BJCLOSIRE AS REOIRED. BPDL NC. <602>,8B-u� FOR COtJTAOL VAUI�FOR DFiP EiiC3AAT10N a rasraLL�vaoTecnoni e�nr�er. 1 IRRIGATION HEAD DETAIL 2 IRRICATION CONTROL VALVE DETAIL 3 QUICK—COUPLER DETAIL 4 BACKFLOW PREVENTER DETAIL 'DEEPROOT' BARRIER Krs. � SIDEWALK I "DEEPROOT"BARRIER .to NB-24-2) �NF_W TREE ° CURB �v,',°m`m� °V . '0"•^'°`�^ �51-IRUB PLANT ... __-- -�-= � �_� w TIE �-��`� _" °_- reu � I _ Q 4��A�E SIDE W ALK SenqN _ nu�Hnv � BARK MULGN c3"1 MIN. �'SET �T CRCJWN AT � I-I/2" Z>VE FMISH TOP OF'O�PROOT BARRER �' �GR4D TIE MUST BE AT LEAST V2' GREATE SAUGER WITI-!TOPSOIL(6")MIN. O MULGFl.I-I/2"DEEP ��A� .i�ii�!ii, ��;:'�i��. EARTI-!gE RM � ' - •' • ' �Of °i Q AROUND ROOTB4LL - � 3"HGH MIN. P�C CAp ,� GROUJD LOCKS � � W�GRATE ° ,m, a�� FNI54J GRADE � _ __ _ GENTLY COMPACTED TOPSOIL MIXTURE . - - TAMPED ADMIxTURE BACKRLL �A.: / �1QIE5 �µ��+�a��+m . �� -� I.INST4LL'ROOT BARRIER'WNERE EDGE OF TREE IS � � 2� LOGATED WITNIN 5'-O"OF WALK OR CURB. ROOTBALL ��mrni�a m'"'i.:�++. i d�g 2.LINEAR BARRIER SHALL BE'DEEPROOT BARRIER' 2X BALL DIA.MIN. �� gAC KFILL[c�EE (UB-24-27 etuo�eo�w '�°1�0�'" '-'�r SPEGFIGAT70N) wr�nrt ocru� vz o I � 3.D O W A�S�FaNJ GP ON�ST�L.P. �ma��.�w.,ua�o.mw�. �� aVG I�PIPE,PER�ORGTED SAN FRANGISCO.CA 94111 D 36" ON (415)781-9700 Ex15TWG SUBGRADE q.GENTER ROOT BARRIER ON TREE AND GROVIDE PROTECTION FOR A AAIJIMUM OF 10'-O"LINEAR FEET. BENDA BOARD PLASTIC HEADER BOARD DETAIL#110 zx DIA.ROO78ALL ure m �w.o�e�w�oia.owiwimuruc>. 5 'BENDABOARD'LAWN HEADER(OR EQUAL)DETAIL 6 TREE PLANTING DETAIL 7 TREE ROOT BARRIER DETAIL 8 SHRUB PLANTING DETAIL 3 � 2 0 w I � I � I � I � I � - E . (�`I I I I I I I I ,,...a..v"-•--.�4:.'.,C�"'S�'�Y"f'•,:".4.;�,Y..�;..Yr+�-�'.`�.•�av�.. F,.�* � � Q � I � � w ~ �',,. 7s�1�_J� p �_ � �v -- I I I I I I � • _ �t ��(�— �,� �.� _ I I I I I _ � a. . � � ^� _ , � .,�.�.. �..�—?��7_ _-,�� I � I � I � I � I � e ,.a•:�.,-�.. . � � � � � � � � � � � � --9-1� , GEhERAL NOTES � ..,� .}• '' _ �:C�.. .. �'�' _� � lO BUIDI�IC��GAVElv1ENT EDGE OR LAWN FEADER � Q` �'� � � q OGROUf�D COVER OR SERUB PLANTNG 1 � O3 EA.-EWAL DISTANCE. SEE PLANT I�ST FOR DFABJ�'.+ION g . • / ti ^'�' �� ' / � ,� . ,...-. �w _,....M1.. ..��.✓a�as�ws ,�. +l�z��t,s,��ti.�t',il" � i 9 GROUND COVER SPACINC 10 11 12 . � � �w• � ..�r;.it.*•n-r+s�c-�.-��,�r�. _ .. - - REED ASSOCIATES LANDSCAPE ARCHITECTURE 477 SOUiH TAAFFE STREET SUNNYVALE� CALIFORNIA 9AOB6 �oe.�e�-oozoi�oe.�ei-oosa vx r.u:www.rw.nw�«rr�:v.�.�ur CORDOVA ROAD 10645 CORDOVA RD. CUPERTINO,CA ISSUE DATE - tM�chunp�� 12.02.13 - eHy tomm�nh 01.06.14 �� (�PAUL JAY REED � 8l No.2002 � * EXP.9/90/15 * Sf P 9T F¢�� OWNERSHIP AND USE OF DOCUMENfS /JI Drowirgs,$paci(icatiana aM copies Mereof fumished by Raed Nsociatea LanOuope Nchilectwe on and ahaN rertain R�prop�rty.Thy an to W u�W ony ritn mp�ct to t�is Projxt orM orc not to De uaed on ony other projxt. Submiasion w diatribution to mxt otticial regubtpy ro- quirsmente or(or purpoeee in connection with t�e Projeet ia not to Ee constrwd as puhlication in dxoqation of Reed Atwciate�LanMcope Nchilxturc,comrtan qw capyriqht or other reservaE r'iqMS. Approved pj� Drawn p$ Reviewad pjr Project No. ---- Scale NTS Issue Dote 1.6.14 LANDSCAPE CONSTRUCTION D ETAI LS L3.0 TOP OF MULCI-I 6-�1GN ROUND VALVE BOX� RAIN BIRD VB-6RND 3p NC4J L.PEAR LENGTI-1 EASY FIT COMPRESSION ELBOW WRE.CqFp 'RAN BRD'(IVDCFEL) AIR RELIEF VALVE KIT� ��T•��o'��x c2wecoB> __ RAIN BIRD X17000 TOP OF M lCU R��,�i��' . . . AR VALVE KIT Wq7g2 pRppF Cp�,pECT10N . . . � � . FMSN GRADE 'RAf�bRD SPLICE-f FIN151-I GRADE RA�� Ensr Frr�a•n�a.E co�ssar�c.on.vTez corrrua zorF KR: ._ (NCLlAES BALL VALVE� RAN 8RD'O.00F751.Pn � � VAVLE,BASKET RTER APD EASY RT COMPRESSION T� PRESSIRE REGILATOR) O E�nST FiT V7 MALE COAPRES°NN nDnPTH2 'RAN BRD'(MDGFT�) R.4N 9Rd 0.0CF'SOAOTI �_ PVG LATH2AL LAE � . PVC LAT62AL ll�E ' �A��'0'��T�� LANDSCAPE DRIPLINE TUBING LArDSGAPE DRIPLINE TUBING SCK 40 PvG i� �"" 2-NCkI POL1"ETNI'�B�E�PE � I/2-INCI-I POLYETNYLENE PIPE -:. .. - . ,�,.� 3-IJCH Wf�1�lUM D�TH OF 3/4�JC",H WASEED 6RAVEL EABY FfT GOI+PREB�NN GOIDLN('r EASY FR COMPRESSION COUPLING� �qp�g�ry p,�p�p�p> 'RAN&RD'(MDCFCOUP) 3 INCN MINIMUM DEPTI-I OF SCU.40 PVC MAr11�E 3/4-INCN WASHED GRAVEL �`sY�rr�°•�uE co�55a�''�'°°P�r' RAN DRd UOCF75FPT) EASY FIT V2'F£MNF GOtiPGES`' ��.D/P�2 Rtw 9RD'cr.065awn EASY RT COMPRESSION FLUSN CAP� 'RAN BRD'(MDCFGAP> wc i.n�oi u� 1 DRIP LINE AIR RELEIF VALE 2 DRIP LINE CONTROL ZONE KIT DETAIL 3 DRIP COMPRESSION ADAPTERS DETAIL 4 DRIP COMPRESSION ADAPTERS DETAIL PVC SG1 40 Tg OR BL 7VG SCH a0 7ff OR Hl COIRNC''RAN BRD'(AOCF('.OIP) ON SCII 40 RF.�ER RPN BRD'EASY Fff RUSH CAP i RAN BRD'Q.00FCPP) GOAPRESSION PDAP7Hi , �•�--' PVG LATH2AL PPE TOP OF M,I.GH EASY Flf GOI.Pff5S10N COIALNC'* '�/ R�1600{'.F-D� RAN BRV UOCF{'.OIVI � � � . .... .. � i i 7E WF MGI.�PT�FCE V2 �-I .:..... .... . . �...�, ...... ... qp� O T� ,.....�...... � . ....._ �,-,�. �� ; [w.485 TO PvC 00f,Dt�X'SIX.VBJf �CAA�PRES��SADAPTH2 �� EASY FfT COA�PRES� J COIPLNG ,.. �� ... ,��::�� `\` ��' RAN BRD'(AOCFCOIF) - .i:-.i ._. _'�,t � f� '.i 4 ii - - raTES .I I�'I I I I.�'j7qLL BLBBL62 ABOVE ROOT BCLL LA%DSCAPE DRPL%E 7LXi%1C - TE DONRJ$TAKE �� FOR TR�S 10CATED ON SLOPES = RAN BRD'QDI657K1 �Z ��T��A�'� I/2"MARLE% ARNACIA�rI Raff VALVE , � �c��_ &�� STREET Hl RAN BRD'AR VALVE KIT W %�G$C:I 40 RF.$i I/2'M t,PT x I/2"BARB ADAOTER N�TU+�'D�.�G%�7�SYSIF�II J STEM <SBA-050�BY RarBIeD' V2'FLExBLE PIPE � wATERING BERM� �5px-Fl.ExpO�Bl"'RAfJBRD' .I W FNSH 6RADE� ' . �HOSE(LENC�-IT AS REOUREDI LAt�3CAPE DRGLI�E TIBiJC :. N .. �--�-�'�. .. .....,... CVC SGH 40 Tg 02 fll - . SEE IRR.LEGEND��- � ' . ; TOP OF Mlp-I RCO�.�I��NSADAGTH2 � . PVG SGN 40 SUPPLY LATSiAI LrE /^^\ �,�(�,qp� EAST FIT COI.PI�S.�iIM�COI.�LNCs ROOT BALL � `V2'TI-READED SDE OUTLET i � RAN BRD'O.00FCOI.P> MATERIAL BACKRL � . I — � PVC SCI-EDULE 40 TEE ISXS%T) �:�) / � lKe ELL�oATr i�Y�4�E�.TEG Tv �� RRIG�TION LATERAL LFE I/2"M FPT%V2'BARB ADO.PTER� \'NWTER'HCV Ci-ECK VALVE ' .. .,,....., .�,,,' ":;' -'-.''. .:.�... ... ISBA-0501 BY'QAl1�HIQD' cHC-SOM-50-F1 - �T ��P`�,��I.1 I 1��'� 1.� � C�OMROL ZOrE qT �i �, 4, � : � ��,-, . i_� L r�.iJ. EASY F1T CObPf7ESS1pN GOIpLNG � ; i. -'�' :.,. RAN BRD'lI+�CFCOIP) ,.:C,... �� ll:,I'i. � LMDSCAVE OFFSET F1d1TH2 T1,88P�C' �� . B"FRaM BULDNC� COMPRESSION RUSFI CAP wG SC11 a0 R�''.�H2 (bi.nIMIPE SIDRY PVE OQ ClRBNGVNG� RAN BRD'(I+DCFPCAP) B'�CBJfHt SPACNG GVC�SQIE� PVC LATH2AL LhE W�TU COI.PRES� �FifRJC�S 4AN BIA'(600-CF'D 5 DRIP LINE IRRIGATION DETAIL 6 DRIP LINE IRRIGATION DETAIL - SECTION 7 TREE BUBBLER DETAIL 8 DRIP LINE IRRIGATION DETAIL TOP OF MULGN I DIFFUSER BUG GAP� RAIN&RD DBC-025 6-INCH ROUND VALVE BOX� (I OF 2 SHOWN.6 POSSIBLE) RAIN B�RD VB-6RN� O2 UNIVERSAL Y4"TUBING STAKE� RAM BIRD TS-025 I 2 3 4 5 (1 OF 2 SFdOWN,6 POSSIBLE> OY4"DISTRIBUTION TUBING� ... . .. . _ _ �. . . .. � .-."::-..:>� . RAIN BIRD XQ TU&NC' ,�%� �� (LENGTH AS REQURED> I'C �l L�� "/ (I OF 2 SNOWN,6 POSSIBLE) � � FINISH GRADE Oq SUBTERRAf�AN EMITT�BOX� 0 / `' 6 RANJ BIRD SEB 7XB j T . �-�/� /y(�' OAM_A_TI-OUTLET Y�"FPT It�ET X " . ,. . . . • • --- +y V�l�....`�/ 1 -D� BARBED OUTLET XERI-BUG 4 '^"'�""''�' 7 EMITTER� �^ ' •�!'it��: O TOP OF MULCBT-10-6 • � i FLUSH GAP 8 � 'RAINBIRD'(MDGFCAP) 9 FM1ISu GRADE > LA�DSCAPE DRIPLINE TUBING O PVC SCF-1 80 NPPLE u� .�.?' � .'_ ,y ~ '`�--� � r/� � OR 10 qO (LENGTU AS REQURED) � , Z•i• _ :,i�:..,,`.,�. 1. I/2-INCH POLYETNY�ENE PIPE PvC SCN ao TEE oR Eu. � '" � �._.� . ��_i;y;;, -;J�_'� � 0 � , � PVC LATERAL PIPE � _ _. „_ _ _ I' � 3"MRJMv0.JM OEPTH OF � 3/a"WA�'ED GRAVEL �.. ,� -- - -,./�-- r,orE: ,r� _ � �. �� L RAN BRD XBT-XX-6 IS AVAIABIE N TFE FOLLOWNC MODELS� �:�i} �,�,i,� µ .� ~�Y�� XBT-05-6 0.5 GPH � �`u 3-INGN MINIMUM DEPTLI OF XBT-lo-6 t0 GPN i`,��1� +.,�;�=Y 3/4-INCI-I WASF�D 6RAVEL XBT-20-6 2.0 GPH Y � 9 FLUSH POINT DETAIL 10 MULTI-OUTLET XERI BUG OUTLET 11 12 - _ _ _- REED ASSOCIATES UWDSCAPE ARCHITECTURE 4T7 SOUTH TAAFFE STREET SUNNWALE, CAL1FqNIA 9�OB8 108.4l7-9040/�0l.1/1-90R2 FAX wb:www.rW.nM/arW:pr�@�WIM CORDOVA ROAD 10645 CORDOVA RD. CUPERTINO,CA ISSUE DATE - �M��hanq�� 12.02.13 - cMy comm�nH 01.06.1a �� PAUL JAY REED No.2002 � * EXP.9/30/IS * ST P 9T F��``� OWNERSH�P AND USE OF DOCUAIENTS AM DraNings,Specificotiona anA copiea tMreof fumia�eC Dy ReW Neaiatee LanESCOpa Nchitxlurc are an0 shdl remoin ite property.T1iq arc to Oe uxE only KiM respect to Nia Project and are not to be useE on any other project. Submiseqn or EirtriDUtion to meet official requlatory ro- quirsments or tor purpon�a in connection with the vroi«t�e�ot to D!C01141NlA 09 p�niKOta��aeroyacan or Read Auodotm Landscope ArchitecWm,common lor copyright or otMr roaerveA nq�ts. Approved pjr Drown pS Reviewed pjr Projecl No. ---- Scole NT$ Issue Date 1,6.14 LANDSCAPE CONSTRUCTION D ETAI LS L3. 1 LANDSCAPE SPECIFICATIONS IRRIGATION SPRINIQER SYSTEM AND UWDSCAPE PLANTING 1.0 GENERAL A. THE WORK INCLUDES LABOR,AUTERIALS,AND EOUIPMENT REOUIRED TO COAIPLETE WORK INDICATED IN DRAwINGS AND DESCRIBED IN SPECIFlCA710N5. 1. PERFORM WORK IN ACCORDANCE WITH BEST SfANDARDS OF PRACTICE RELATINC TO VARIOUS TRADES,AND UNDER COMINUOUS SUPERVISION OF A COMPONENT FOREMAN CAPABLE OF INTERPRETING DRAWINGS AND SPECIFICATIONS. B. PRIOR TO CONSTRUCTION,VERIfY THAT CONiRACT DOCUMEMS REFLECT U7E5T REVISIONS, INCLUDING PLAN CHECK REOUIREMENTS. C. CONSTRUCT IRRIGATION SYSTEM USING MATERIAL AND METHODS CONFORMING TO APPUCABLE PROVISIONS OF UN�FORA1 PLUMBING CODE,PUBLISHED B1'WESTERN PLUMBING OFFICIALS ASSOCV.TION,NATIONAL ELECTRICAL CODE,AND OTHER CODES PROPERLV GOVERNING TNESE ACTNITIES AT THE LOCATION OF THE WORK. 1. VERIfY LOCAT10N5 OF EXISTING UTILRIES WHETHER OR NOT SMOWN IN DRAWINGS. ASSUME RESPONSIBILITY FOR THEIR PROTECTION. D. THE CONTRACT DOCUMENTS ARE NOT IN7ENDED TO CONFLICT WITH REOUIREMEMS OF GOVERNING ORDINANCES. WHEN DRAWINGS AND SPECIFlCATIONS DESCRIBE MATERIALS, WORKMANSHIP,OR CONSfF2UCTI0N OF BET7ER OUALITY,HIGHER STANDARD,PROVISIONS OF DRAWINGS AND SPECIFICAtI0N5 TAKE PRECEDENCE. E. OBTNN AND PAY FOR PERMI75 AND INSPECTIONS REOUIRED FOR THE WORK. F. BEFORE PROCEEDING WITH 7HE WORK,VERIFY DIMENSIONS AND OUANTITIES. IMMEDIATELY INFORM UN�SCAPE ARCMITECT OF DISCREPANCY BETWEEN DRAWINGS, SPECIFICATIONS.AND ACTUAL CONDfT10N5. COMMENCE WORK IN AREAS OF DISCREPANCY ONLY AFfER RECEIVING INSTRUCTIONS FROM LANDSCAPE ARCHITECT. C. DIMENSIONS INDICATED IN DRAWINGS ARE APPROxIMATE. PROVIDE OFf5Ef5,FlTfINGS, SLEEVES,ETC.,REOUIRED TO COMPLETE THE PROJECT. PERFORM SIMILAR OPERATIONS FOR LIKE CONDRIONS WITHOUT ADDfT10NAL COST TO OWNER. 1.1 SUBSTIMIONS A. FURNISH MATERIALS IN QUANTITIES,SIZE.AND MANUFACTURE INDICATED IN DRAWINGS ANO SPECIFICATIONS. & FOR A PERIOD OF 30 DAYS AFTER E%ECUTION OF CONTRACT,LANDSCAPE ARCHI7ECT WIIL CONSIDER FORMAL REOUESTS FROM CONTRACTOR FOR SUBSTITUTION OF PRODUCTS IN PLACE OF THOSE SPEqFIED ONLY UNDER THESE CONDITIONS. 1. WHEN SPECIFIEO PRODUCTS ARE NOT AVPJIABLE THROUGH NO FAULT OF SUB-CONTRACTOR. 2. WHEN IT IS CLEARIY SEEN,IN THE JUDGMENT OF OWNER,THAT A SUBSTfTUT10N WILL BE TO OWNER'S BEST INTERESTS IN TERMS OF TIME,COST,OR OTHER CONSIDERATIONS. C. SUBMIT A SEPAR4TE REOUEST FOR EACH SUBSTITUTION. PROVIDE COMPLEfE DATA SUBSTANTIATING COMPLIANCE OF PROPOSED SUBSTITUTION,INCLUDING PRODUCT IDEMIFICA710N,MANUFACTURER'S NAME AND ADDRESS.MPNUFACTURER'S LITERATURE.MlD SAMPLES AS APPLICABLE. D. MANUFAC7URER'S WARRANTIES WILL NOT RELIEVE SUB-CONTRACTOR OF HIS LIPBILJTY UNDER THE GUARANTEE.ONLY SUPPLEMENT THE CUARANTEE. 1.2 RECORD DRAWINGS A. FURNISH OWNER WITH A SET OF RECORD DRAWINGS(REPRODUCIBLE VELLUAIS)OF IRRIGATION SPRINKLER SYSTEM AT CONCLUSION OF THE INSTALLA?ION. 1. OBTAIN VELLUMS FROM WJDSCAPE ARCHITECT AT COST OF REPRODUCTION PLUS 25 PERCENT. B. INDICATE IN RECORD DRAWINGS ALL CHANGES M4DE TO IRRIGATION SYSTEM DESIGN. 1.3 IXfRA AAATERWS A. FURNISH OWNER WITH 2 EACH OF THE FOLLOWING MATERIALS FOR EACH TYPE OF VALVE AND SPRINKLER HEAD INSTALLED IN THE SY57EM: 1. VALVE KEYS. 2. SERVICE WRENCHES. 3. OUICK COUPLER VALVE KEYS. 4. HOSE SWNELS COMPATIBLE WITH OUICK COUPLER VALVES 5. KEYS TO OPEN AUTOAIATIC CONTROL CABINET. B. INSTAW4T10N 7. PRIOR TO INSTALLATION,LAYOUT AND STAKE PRESSURE SUPPLY UNES,LATERAL LINES,AND LOCA710N OF SPRINKtER MEADS. OBTAIN APPROVAL IAYOUT FROM LANDSCAPE ARCHITECT. A. IF EOUIPMENT IS INCORRECTLY LOCATED WITHOUT APPROVAL,RELOCATE PER DIRECTIONS OF LANDSCAPE nRCHITECT WITHOUT ADDITIONAL COST TO OWNER. 2. CONNECT SPR�NKLER IRRICATION$YSTEM TO POIM Of CONNECTION(P.O.C.)INDICATED IN DRAWINGS. A. MAKE CONNECTION$AT APPRO%IMATE LOCATION$SHOWN IN DRAWINCS. B. ASSUME RESPONSIBILITY FOR CHANGES CAUSED BY ACTUAL SITE CONOITIONS. C. TRENCHING 8 BACI�IWNG 1. EXCAVATION INCLUDES REMOVAL OF WATER AND MA7ERIALS,OR OBSTRUCTIONS OF ANY NATURE TMAT WOULD INTERFERE WITH THE WORK. 2. REMOVE FROM THE SRE EXCE55 AN�WASTE MATERIAL RESULTING FROM TRENCHINC OPER4TION5. 3. DIG TRENCHES STRAIGHT AND SUPPORT PIPE CONTINUOUSLY ON BOTTOM OF DITCH. A. LAY PIPE TO AN EVEN GRADE. FOLLOW UYOUT FOR TRENCHING EXCAVATION INDICATED IN DRAWINGS AND AS NOTED. 4. COVERAGES A. PROVIDE MINIMUM COVER OF 1B INCHES FOR PRESSURE SUPPLY LINES. F R N-PR S URE LINES INDICATED PR VI MINIMUM COVER OF 15 INCHES 0 ALL NO E S B. 0 DE IN DRAWINGS. C. PROVIDE MINIMUM COVER OF 24 INCHES OVER PIPE UNDER VEHICULAR WAYS. D. PROVIDE MINIMUM COVER OF 18 INCHES FOR CONTROL WIRING. E. PROVIDE 3 INCH SAND BACKFlLL,ALL SIDES OF PVC PIPE,WHERE SOILS CONTAIN CREATER THAN SOZ ROCKS OR OTHER MATERIAL i/2 INCH OR LARGER IN DIAMETER WRHIN NATNE BACKFILL MATERIAL. D. COMPACTION 1. COMPACT BACKFILL FOR TRENCHING TO A DRY DENSItt EQUAL TO ADJACEM UNDISTURBED SOIL IN PLANTING AREAS AND TO 90X IN PAVED AREAS. 2. CONFORM TO ADJACENT GRADES WfTHOUT DIPS.SUNKEN AREAS,HUMPS,OR OTHER IRREGUTARITIES. A FI N R MATERIAL. 3. PLACE INRU.L BACKFILL ON ALL UNES OF NE GR4 ULA 4. FOREIGN 1MTTER URGER THAN 1/2 INCH IN SIZE WILL NOT BE PERMITfED. 5. IF SEffLEMENT OCCURS AND ADJUSTMENTS IN PIPE,VALVES,SPRINKLER HEADS,LAWN OR PLANTING.OR OTHER CONSTRUCTION ARE NECESSARY,MAKE REOUIRED ADJUSTMENTS WITHOUT ADD(TIONAL COST TO OWNER. E. HANDLJNG OF PIPE 1. INSTALL PVC PIPE ALLOWING A SMALL AMOUNT OF EXCESS LENGTH IN THE IINE TO COMPENSATE FOR CONTRACTION OR EXPANSION OF THE PIPE. A. ACCOMPLISH EXCESS LENGTH BY"SNAKING"THE LJNE IN THE TRENCH DURING TIME OF INSTALLATION. 2. HANDLE AND ASSEMBLE PIPE,FlTfINGS,AND ACCESSORIES BY$KILLED 7RADESMEN USING APPROVED MEfHODS AND TOOLS. EXERCISE CARE TO PREVENT DAMAGE TO MATERIALS OR EQUIPMENT. A. KEEP INTERIOR OF PIPES,FITTINGS,AND ACCESSORIES CLEAN AT ALL TiMES. CLOSE OPENINGS IN PIPING RUNS AT THE END Of WORK EACH DAY TO PREVENT ENTRY OF FOREIGN MATERIALS. B. BENDING OF GALVANIZED STEEL PIPE WILL NOT BE PERMITTED. 3. PERFORM JOINTING BY COMPETENT TRADESMEN SPECIALLY TR/JNED IN THE NPE OF WORK REOUIRED,USING TOOLS AND EWIPMEN?RECOMMENDED BY THE MANUFACTURERS OF THE PIPE,FlTTINGS,OR EQUIPMENT. A. TAKE EVERY PRECAUTION TO SECURE A PERMANENT,WATER-TIGHT JOINT BEPNEEN EACH LENGTH OF PIPE. B. JOINTING PROCEDURES AND METHODS ADOPTED BY CONTRACTOR SHALL BE IN $TRICT ACCORDANCE WRH RECOMMENDATIONS OF MANUFACTURER OF JOINTING MnTERWL USED. i.a wnFtwwrv A. FURNISH OWNER WITH GUARANTEE THAT IRRIGATION SPRINKLER SYSTEM IS FREE FROM DEFECTS IN MATERIALS AND WORKMANSHIP,AND THE WORK HAS BEEN COMPLETED IN ACCORDANCE WITH DRAWINGS AND SPECIFICATIONS,ORDINARY WEM AND TEAR,UNUSUAL ABUSE.OR NEGLECT ACCEPTED. B. PROVIDE CUARANTEE FOR REPAIR OR REPUCEMENT OF DEFECTS IN MATERIAL OR WORKMPNSHIP,SEffLING OF BACKFILLED TRENCHES.AND TO REPAIR OR REPI.ACE DAMAGE RESUL7ING FROM THE REPAIRS OR REPUCEMENTS OF DEFECTS WRHOUT ADDfT10NAL COST TO OWNER. C. MAKE REPNRS OR REPUCEMENTS,INCLUDING COMPLETE RESTORATION OF DAMAGED PLANTING,PAVING,OR OTHER IMPROVEMEN75 OF ANY KIND,WITHIN A REASONABIE T�ME AS DETERMINED BY OWNER,AFTER RECEIPT OF WRIITEN NOTICE. D. IN THE EVENT OF FPJLURE BY CONTRACTOR TO MAICE REPAIRS OR REPUCEMENTS WITHIN A TEN DAY$AFTER RECEIPT OF WRRTEN NOTICE,REPAIRS OR REPUCEMENTS WILL BE MADE BY OTHERS AT THE ExPENSE OF SUB-CONTRACTOR. E. WARRAN7Y PERIOD FOR IRRICAiION SPRINKLER SYSTEM,1 YEAR FROM OATE OF ACCEPTANCE BY OWNER. 1.5 LANDSCAPE MAINTENANCE AND GUARANTEE A. PROVIDE MAINTENANCE FOR PLANTING AND IRRIGATION FOR 60 CALENDAR OAVS AFTER STAGE ACCEPTANCE. t. WORK INCLUDES,BUT IS NOT LIMITED T0,WATERING,WEEDING,MOWING,FER7IUZING, CUL7NATING,SPRAYING,CUTfING,AND PRUNING NECESSNTY TO KEEP PLANTS IN A HEALTFIY GROWINC CONDITION,AND TO KEEP PLANTED AREAS NEAT AND ATTRACTNE IN PPPEARANCE 7HROUGHOUT MAINTENANCE PER100. 2. IMMEDIATELY REPLACE DAMAGED,UNHEALTHY,OR DEAD TREES,SHRUBS,AND GROUND COVERS WITH SIZE AND KIND INDICATED IN DRAWINGS. 3. PRIOR TO EN�OF bWNTENMICE PERIOD,APPLY FERTILIZED'D'(15-2-6)AT THE RATE OF 4 POUNDS PER 1,000 SOUARE fEEf UNIFORAILY OVER ALL PUNTING AREAS. 4. UPON COMPLEfION OF INITIAL 60 DAY MAINTENANCE PERIOD,NOTIFY LANOSCAPE ARCHRECT 48 HOURS PRIOR TO DATE OF INRIAL INSPECTION. B. GUAR4NTEE THAT PUNTS AND PLANTING AREAS ARE IN HEPLTHY,THRIVING CONDITION FOR AN ADDfTIONAL 60 DAYS AFTER INITIAL ACCEPTANCE OF PRQIECT BY UNDSCAPE ARCMfTECT. 1. FINAL ACCEPTANCE MAY 8E GR4NTED AT THIS TIME AS DETERAIINED BY UNDSCAPE ARCHfTECT. 2.0 PRODUCTS 2.1 IRRIGATION SPRINKLER MATERIALS A. PVC PlAST1C PIPE AND FfTT1NGS t. AWN LINE(PRESSURE)PIPING.7YPE 1120-1220 SCHEDULE 40,NSF APPROVED, LASCO,JOHNS MANVILLE,OR APPROVED EQUAL. A. AIAIN IINE PVC PIPE FITfINGS,iYPE 1-11 SCHEDULE 40,NSF APPROVED. 2. UTERAL(NON-PRESSURE)LINE PIPING,NPE 1120-1220 SCHEDULE 40,CU55 200,NSF APPROVED,LASCO,JOHNS MANVILLE,OR APPROVED EOUAL. A. IATERAL PVC PIPE FfTTINGS,1YPE 1-11 SCHEDULE 40.NSF APPROVED. LASCO,SLOPNS.OR APPROVEO EOUAL. 3. SOLVENT,TVPE APPROVED BY MANUFACTURER OF PIPE AND FITfINGS. USE SCHEDULE 80 PVC THREADED NIPPLES IN RISER ASSEMBUES. 4. USE ONLY PVC PLAS7IC PIPE FREE FROM BLISTERS.INTERNAL STRIA?IONS,DENTS. WRINKLES,CR4CKS,HOLES,FOREIGN MATERIALS,SMOOTH INTERIOR WALL WRH A GLASS- LIKE APPEARANCE. A. CONTINUOUSLY AND PERMANENTLY MARK EACH PIPE WRH MANUFACTVRER'S NAME,KIND OF PIPE.MATERIAL,SIZE SCHEDULE OR iYPE.AND MANUFACTURER'S QUALIlY CONTROL IDENTIFICATION. B. GALVANIZED PIPE AND FITTINGS 1. WMERE INDICATED IN DRAWINGS,USE ASA SCHEDULE 40 MILD STEEL SCREWED PIPE,GALVANIZED,WRH MEDIUM GALVANIZED SCREWED BEADED MALLEABLE IRON FITfINGS. n. GnLVnNIZED COUPLINGS MAY BE MERCHANf COUPLING. C. CUT PIPE CUT STRAIGHT AND TRUE. ' D. AFfER CUTfING,REAM OUT ENOS TO THE FULL INSIDE DIAMETER OF THE PIPE. E. IN CHANGING PIPE DEPfHS,USE 45S ELBOWS. F. SPRINKLER HEADS 1. INSTALL TURF HFADS,WHERE ADJACEM TO FlXED 0&IECTS SUCH AS HEADERBOARDS, CURBS,OR MOWING STRIPS,50 POWERED EDGING TOOLS CAN PASS BETWEEN TURF HEAD AND FIXED 0&IECT WRHOUT DIF'FICULtt. 2. LOCATE SHRUB NEADS MINIMUM 12 MCHES FROA1 BACK OF CUR85 AND EDGE OF WALKWAYS WHEN SHRUB HEAD IS MOUN7ED ABOVE GRADE ON A RISER. G. CONTROLVALVES 1. INSTALL ELECTRIC.NORMALLY CLOSEO ANGLE CONTROL VALVES AS INOICATED IN DRAWINGS AND AS SPEqF1ED BY MANUFACTURER. 2. SET VALVES IN VERTICAL POS1710N,HOUSED IN AMETEK OR E�UAL VALVE BOX WITH REMOVABLE COVER,FLUSH WITH FlNISHED GRADE.WHEREVER POSSIBLE,INSTALL IN A SHRUB AREA. H. ELE TRI WORK 1 C PERCFO�R ELECTRICAL WORK IN ACCORDANCE WITH THE NATIONAL ELECTRICAL CODE,THE STATE OF CALIFORNIA ELECTRICAL SAFETY ORDERS.OTHER APPLICABLE STATE AND LOCAL CODES AND REGULATIONS. 2. ASSUME RESPONSiBIIfiY FOR THE COORDINATION OF ALL ELECTRICAL SERVICE CONNECTIONS TO THE CONTROLLER. I. FIELD�UALRY CONTROL 1. FLUSH PIPES BY REMOVING HEADS AND OPERATING 1}1E SYSTEAI AT FULL PRESSURE UMIL PLL RUST,SCALE,SAND,ETC.,IS REMOVED. A. DNERT FLUSHING WATER TO PREVENT PONDING OR SOIL EROSION. 2. TEST PIPING UNDER FULI PRESSURE,WITH RISERS CAPPED FOR A PERIOD OF TWO HOURS. 3. INSPECT PIPE FOR LEAKS. A. CORRECT ANY LEAKAGE DISCOVERED DURING TESTS. 4. REPEAT TESTS UNTIL SATISFACTORY. 5. TEST SPRINKLER HEADS: A. TO DEfERMME THAT THEY FUNCTION ACCORDING TO MANUFACNRER'S DATA,AND B. TO DEfERMINE THAT THE INSTALUTION WILL PROVIDE DESIGN COVERAGE. 6. ALLOW OR CAUSE WORK TO BE COVERED UP OR ENCLOSED ONLY AfTER IT MAS BEEN INSPECTED,TESTED.AND APPROVED BY LANDSCAPE ARCHRECT. A. SHOULD ANY WORK BE CLOSED OR COVERED UP BEFORE INSPECTION AND TE5T5 ARE SATISFACTORILV COMPLETED,UNCOVER THE WORK AND AFTER IT HAS BEEN INSPECTED.lESTED,AND APPROVED.MAKE A�L REPAI(�S WRH AIATERIALS!S AIAY BE NECESSARY TO RESTORE DISNRBED WORK TO fT5 ORIGINAL AND PROPER CONDITON WITHOUT AD�ITIONAL COST TO OWNER. 3.2 LANDSCAPE PLANTING PROCEDURES A. CLEARING&GRUBBING 1. PRESERVE EXISTING TREES IN AN UNDISTURBED CONDITION. 2. ROVGH GRADE EARTHEN MOUNDS TO CONTOURS INDICATED IN DRAWINGS. 3. CONSTRUCT MOUNDS WITH ENOUCH EXCESS MATERIAL TO ALLOW FOR FUTURE SETTLEMENT. A. FINAL LOCATION OF MOUNDS SHALL NOT CONFUCT WITH EXISTING UTIUTIES.UTILIT' BOxES,vALVE BOxES.EfC. 4. NO COMPACTION WILL BE ALLOWED,EJ(CEPT FOR NORMAL GRADING AND SHAPING OPERATIONS. 5. UPON COMPLETION OF GRADING OPERATIONS,SPREAD EJ(CESS MATERIAL IN ARE/5 DIRECTED BY IANDSCAPE ARCHITECT. B. SOIL CONDRIONS 1. CULTNATE PIANTED AREAS TO A LIGHT AND FRIABLE CONSISTENCY. UNIFORMLY TILL THE C. CONTROL WIRE 1. DIRECT BURIq�REMOTE CONTROL WIRES,U.L.APPROVED 7YPE U.F.MINIAIUM OF ;/54 INCH VINYL INSUUTION. CONSULT VALVE MANUFACTURER'S CURRENT WIRE SIZING CFI�RT FOR REOVIRED W�RE SRES. 2. COMMON RETURN WIRE s WHRE.PILOT WIRE=RED.ORANGE,OR BUCK. 3. MAKE SPUCES WRH"SCOTCH LOK"NO.3577 CONNECTOR SEALING PACKS,OR APPROVED EOUAL. D. SPRINKLER HFADS,REMOTE CONTROL VALVES,AUTOMATIC CANTROLLER,QUICK CAUPLER 1. TYPE,$RE,AND LOCATION INDICATED IN DRAWINGS. 2. �pCATE REMOTE CONTROL VALVES AND OUICK COUPLERS A MAXIMUM OF 12 INCHES fROAI CURB,WALK,OR HEADERBOARD. E. enc��ow��Nnori 1. BACKFLOW PREVENTERS AS INDICATED IN ORAWINGS OR AS APPROVED BY LOCAI. GOVERNING BODY. 2. 00 NOT LOCATE IN UWN AREAS. 3. SCREEN UNIT WITH PLAM MATERIAL SHOWN ON PLANTING PUN tN LOCATION Oi BACK�LOW PREVENTER OR ELSEWHERE ON SfTE WHEN DIRECTED BY LANDSCAPE ARCHITECT. 4. AVOID USING PVC PIPING IN BACKFLOW PREVENTER ASSEMBUES. F. VALVE BOXES 1. CONTROL VALVE BOXES,AMEfEK N0.10-70-00 WITH GREEN COVER LID N0.10- 173-004,OR EOUAL. PROVIDE EXTENStONS IF REOUIRED. 2.2 LANDSCAPE PLANTING MAiERIALS A. SOII 1. EXISTING SURFACE SOIL,UNLESS OTHERWISE INDICATED IN DRAWINGS,FREE FROM SUBSOIL,REFUSE,ROOTS,MFAW OR STIFF CUY,ROCKS,STICKS,BRUSH OR OTHER DELETERIOUS AIATERWS. Z. Nq71yE SOIL.MATERIAL E%CAVATED FROM PLANTING HOLES.FREE FROM ROCK OVER 1/2 INCH IN DIAMETER. 3. IMPORTED SOIL,IF REQUIRED.SANDY LOAM TEXTURE. A. SUBMIT SOIL SAMPLES PND ANALY515 OF IMPORTED SOIL TO IANDSCAPE ARCHfTECT FOR APPROVAL PRIOR TO DELIVERV TO PRQIECT SITE. B. SHOULD UNDSCAPE ARCHITECT REJECT ANY PORTION OF DE�NERED SOII,FOR ANY REASON,SELECT SOII MATERLIL FROM A DIfFERENT SOURCE AND RESUBMIT TO UNDSCAPE ARCHITECT FOR PPPROVAL WITHOUT ADDITIONAL COST TO OWNER. B. ORGANIC FERTILJZERS AND SOIL AMENDMENTS 1. COMMERCIAL GRADE ORCANIC FERTILIZERS AND SOIL AMENOMENTS UNIFORM IN COMPOSITION, DRY/WD FREE-FLOWING.DELIVEREQ TO SITE IN ORICINAL.UNOP�NED CONTAINERS. EACH BEAR�NG TME MANUFACTURER S GUARANfEED ANALY515. 2. MAiERIAL WHICH BECOMES CAKED OR OTHERWISE DAMAGED.MAKING R UNSURABLE FOR USE,WILL BE REJECTEO. A. FERTILIZER'A': ORCANIC FERTUZER FOR CENERAL SOIL FERTILITY IMPROVEMENT IN ALL TURF AND PLANTING AREAS SHALL BE GRANULATED/PELLETIZED 7YPE HAVINC A N6-P20-K20 FORAIULA. B. FERTILIZER'B'' ORGANIC FERTILIZER TO BE APPLIED TO UWN AREAS PRIOR TO SEEDING OR SODDING SHALL BE GRANUU+TED/PELLETIZED ttPE HAVING N6-P2-KO(W17H 1X IRON). C. FERTILIZER'C': ORG4NIC FERTIUZER TO BE INCORPORATED IN EACH PLANT PIT SHALL BE A PUWi TAB WRH FORMUU N20-P10-K5,SUCH AS GRO-POWER. D. FERTILIZER'D'�. ORGANIC FERTILIZER TO BE APPLIED TO UWN AREAS AFTER TURF IS ESTABLISHED AND AROUND INSTALLED COMAINER PIANTS DURING THE AWNTENANCE PERIOD SHALL BE PELLETED 7YPE COMBINATION CHEMICAL ORCANIC FORMULA N15-P2-K6. E. SOIL AMENDMENT: RECYCLED COMPOST MATERIAL FROM A PROCESSOR THAT PARTiCIPATES IN THE U.S.COMPOSTING COUNCIL'S STANOARD TESTINC ASSURANCE PROGRAM 3 FOILOWING MATERIAL,PER 1,000$OUARE FEEf,INTO THE TOP 6 INCHES OF SOIL,USING A ROTOTILLER OR SIMILAR MACHINE,THEN THOROUCHLY WATER. 6 CU.YDS. - RECYCLED COMPOST AUTERIAL(SOIL AMENDMENT) 25 LBS. - ORGANIC FERTILRER A' 15 LBS. - SOIL SUIPHER 2. CULTIVATE EXISTING PLANTNG AREAS WITH HAND TOOLS. 3. PREPARED SOII MD(FOR BACKFILL IN PfTS FOR TREES,VINES,AND SHRUBS,CONSISTING OF THE FOLLOwING: 1/3 YD. - RECYCLED COMPOST MATERIA.L(SOIL AMENDMENT) 2/3 YD. - NATNE SOIL 1 LB. - IRON SULPHATE AND ORGP.NIC FERTILIZER'C'AS FOLLOWS(GRO-POWER TABS OR EOUAL) 1 GAL: t-TAB 5 GAL: 2-TABS 15 GAL: 4-TABS 6-8 TABS FOR BOXED MATERIAL 4. CONDUCT SOIL PREPAR4TION AND PLPNTNG OPER4TION5 ONLY UNDER FAVOR48LE WEATHER CONDfT10N5. SOIL SHAIL NOT BE WORKED WHEN EXCESSNELY DRY OR WEf. A. LANDSCAPE ARCHITECT RESERVES THE RIGHT TO STOP WORK TAI(ING PLACE DURWG A PERIOD WHEN CONq710N5 ARE CONSIDERED DETRIMENfAL TO SOIL STRUCTURE OR PLANT GROWTH. C. PLANTING TREES,SHRUBS,&VINES 1. I P P SQUARE PER DETAIL IN DRAWINGS. D G ff5 FOR UNTS A. LEVEL SIZE OF PITS SHALL BE 2 TIMES DIAMElER OF R00T BnLL,M1D ONE-HALF AGAtN AS DEEP/S THE DEPTH OF ROOT BALL. B. SOII AT SIDES AND BOTTOMS SW�LL BE LOOSENED BY SCARIF'1'ING TO ENSURE R00T PENETRATION. AVOID SMOOTH CIRCUTAR SIDES. 2. BACKFILL PITS WITH�PREPARED SOIL"TO THE BOTfOM OF THE R00T BALL. THEN SEf THE PLANT IN AN UPRIGHT POSITION IN CEMER OF HOLE. BACKFILL SPACE AROUND IT WITM PLANTING A11X. A. WHEN THE BMCKFILL AROUND THE PLANT IS APPROXIMATELY T40-THIRDS COMPLETED,THOROUGHLY WATER. BACKFILL COMPLEfE TO THE GRADE OF THE SURROUNDING AREA. B. 7HE CROWN OF THE PLPNT SHALL BE 1-1/2 INCHES ABOVE(AIINIMUM)FINISHED GRADE. 3. PREPARE A SOIL RING AT LEAST 3 INCHES HIGH AND AS WIDE AS R00T BALL AROUND EACM PLANT(NOT IN A TURf AREA)TO REfAIN WATER. A. WATER THORWGHLY TO ELIMINATE AIR POCKEfS. B. REMOVE TUR�IN A 24 INCH DIAMETER RING AROUND EACH TREE BASE IN TURF AREAS. D. PLANTING GROUND COVERS 1. PLANTING SHALL TAKE PUCE IN TiE EXISTING PREGARED MOIST AND FRIABLE SOIL. NEVER DRY OR WEf AND SOGGY. A. THE MOISf CONDRION SHALL EXTEND TO THE FULL DEPTH OF CULTNATION. 2. SPACE GROUND COVER PLANTS AS INDICATED IN DRAWINGS AND IN THE PLANT LIST. 3. PLNJT IN EVENLY SPACED ROW$WITH STAGCERED TRIANGULAR SPACING AND AROUND SHRUB$AND TREES TO WITHIN ONE F00T. 4. NO GROUND COVER SHALL 8E PLANTED LESS THAN ONE-MALF OF THE SPECIFlED SPACING FROM ANY CURB OR WALKWAY. E. PLANTING TURF GRASS 1. AFfER ALL SOIL AMENDMENT AND ORGMIIC FERTIL12ER5 HAVE BEEN APPl1ED AND CULTIVAlED INTO SOIL,FlNE GRADE ALL AREAS. 2. REMOVE RIDGES AND DEPRESSIONS. AREAS SHALL BE SMOOTH,COMINUOUS,FIRM PLANES THqT ENSURE PROPER SURFACE DRNNAGE. 3. REMOVE ROCKS,SOIL LUMPS,AND DELETERIOUS MATERIALS LARGER THAN 1 INCH,RAKE AND COMPACT AREAS MATH A 200 POUND ROLLER. 4. AVOID ADDfT10NAL COMPACTION Oi THE SOILS AFfER TREA7MENT. 00 NOT PERMIT VEHICUUR pR EOUIPMENT TRAFFIC OVER AREAS. F. IRON SULFATE: STANDARD COMMERCIAL BRAND. C. WOOD CHIP MULCH 1. ALL PLANTED ARElS,EXCEPT TURf,SHPLL RECEIVE A TOP DRESSING OF MULCH CONSISTING OF RECYCIED,NON-DYED WOOD CHIPS OR FIR CHIPS,MEDIAN CRIND 3/8 TO TO 3/4"DIAAIEfER. SMREDDED BARK IS UNACCEPTABLE. D. PLANT MATERUIL 1. CONFORM PLANT MATERIAL.INDICATED IN DRAWINGS BY THE LISTED NAMES,TO FOL OW�RTHE�E�SJTABLr SAHED CUSTOMS OFT HE NURSERY FOT�R�ES NOT INCLUDED, 2. ALL PLANTS SHALL BE TRUE TO NAME. TAG ONE OF EACH BUNDLE OR LOT WITF1 THE NAME AND 512E OF THE PL.ANT,IN ACCORDANCE WITM STANDARDS OF PR4CTICE RECOMMENDED BV AMERICAN ASSOCIATION OF NURSERYMEN. 3. ALL PLANT MATERW..S SHALL MEET THE SPEGFlCAT10N5 OF FEDERAL,STATE,AND COUNT'UWS.REOUIRING INSPECTION FOR PLANT DISEASES AND INSECT INFESTATIONS. 4. PlANTS SHALL BE SYMMEfRICAL,TYPICAL FOR VARIETY AND SPECIES,SOUND,HEALTHY, VIGOROUS,FREE FROM PUNT DISEASES.INSECT PESTS.OR OTHER EGGS,WRH HEALIHY,NORMAL R00T SYS7EMS.WELL FILLING THEIR CONTPJNERS,BUT NOT TO THE POINT OF BEING ROOT BOUND. 5. USE ONLY PLANT MATERV�LS THAi ARE FIRST CUSS REPRESEMATNE OF THE SPECIES AND CULTNARS SPECIFIED AND THAT CONFORM TO ALL STATE AND IOCAL UWS GOVERNING THE SALE,TRANSPORTATION,AND INSPECTION OF PUNf AIATERIALS. 6. PROVIDE ONLY PLANTS WITH STRAIGHT,SINGLE TRUNKS,UNLESS 07HERWISE INDICATED IN DRAWINGS. 7. THOSE SPEpFlED TO BE AIULTI-TRUNN SHALL HAVE AT LFAST iHREE MAM LEADERS FROM THE 94SE. 8. PLANTS THAT NAVE ENpRCLING R00T5,NOT R00T BOUND,SHALL HAVE ROOTBALLS LIGHTLY SUSHED ON A MINIMUM OF 1 SIDES TO STOP ENpRCL1NG R00T GROWfH. 9. THE HEICHT AND SPREAD OF PUNT MATERIALS SHN.L BE MEASURED WRH BRANCHES IN THEIR NORMAL POSRION. MEASURE SIZES OF PLANTS ON THE PLANT LJST. A. 5 AND 15 GALLON CAN CONTAINER STOCK SHALL HAVE BEEN GROWN IN THAT CONTAINER NOT LESS THAN SIX(6)MONTHS,BUT SHALL NOT HAVE BEEN OVERGROWN IN THE CONTAINERS Sb AS TO MAVE BECOME ROOT BOUND. B. 15 GALLON CAN COMAINER STOCK SMALL HAVE A PLANTED HEtGHT OF 6 FEET WITH 1 INCH CALIPER TRUNK. 2.3 SOURCE QUALITY CONTROL A. PERFORM INSPECTIONS OF CONSTRUCTION FOR THE FOLLOWINC PARTS OF THE WORK: 1. INSPECTION UPON COMPLETION OF PREUAIINARY FIN�SH GRADING AND IRRIGATION SPRINKLER SVSTEM. 2. INSPECTION OF PLAMS PRIOR TO LAYOUT. 3. LAYOUT INSPECTION OF SPOTTED PLAMS. 4. INI7IAL INSPECTION UPON COMPLEfION OF PLANTING AND TREE STAKING,PRIOR TO COMMENCEMENT OF MAINTENANCE PERIOD. 5. FINAL INSPECTON AT CONCLUSION OF ADDRIONAL 60 DAY LANDSCME MPJNTENANCE PERIOD. B. LISTED INSPECTIONS WILL BE MADE BY LANDSCAPE ARCHITECT OR AN AUTHORIZED REPRESENTATIVE. i. REOUEST INSPECTION BY IANDSCAPE ARCHITECT AT LEAST 48 HOURS IN ADVANCE OF TIME INSPECTION IS REOUIRED. 3.0 IXECUTION 3.1 IRRIGATION SPRINKLER SYSTEM A. PREPARATION 1. COOROINATE INSTALLATION OF SPRINKLER MATERULS,INCLUDING PIPE,TO ELIMINATE INTERFERENCE WITH,OR DIFFlCULTY IN PVWTING SHRUBS,TREES.GROUND COVER, E7(ISTING OR PROPOSED UTILRIES,AND O7HER CONSTRUCTION. RESTORE TO ORIGINAL CONTOURS AND ESTABLISHED GRADES CHANGED DURING COURSE OF THE WORK. A. IN THE EVENT OF SUCH COMPACTION,CONTRACTOR WILL BE REOUIRED TO RECULTNATE COMPACTED AREAS. 5. SODDING: RAKE AREAS TO FINISH GRAOE ELEVATION TO 1 INCH LOWER THAN AD,IACENT PAVING TO ACCOMMODATE SOD THICKNE55. A. SPREAD 20 POUNDS PER 1,000 SOUARE FEEf OF FERTILIZER'8'ON SOIL SURFACES PRIOR TO SODDING. THEN NEATLY INSTALL SOD SLABS. B. STAGGER END JOINfS.TIGHTLY JOiNTED WITH NO VISIBIE SPACES. C. LIGHTLY WATER AND ROLL ENTIRE Af2EAS. THEN HEANLY WATER TO ASSURE WATER PENEfRAT10N OF AT LEAST A DEPTH OF 8 INCHES. 6. SEEDING: APPIY FERTILIZER'B'TO FINISH GRADED SURFACES AT THE RATE OF 4 POUNDS PER 1,000 SOUARE FEET. A. USE ONIY SEED THAT IS WEED FREE,FRESH,RECLEANED,GRADE A,NEW CROP CANSISTING OF THE PERCENTAGE OF MIX AS DESCRIBE�IN DRAWINGS. .,_, ,� B. LABEL SEED IN ACCORDANCE WITH THE U.S.DEPARTMENT OF AGRICULTURE RULES AND REGULATIONS UNDER THE FEDERAL SEED ACT PRESENTLY IN EFFECT AND SHALL BE DELNERED TO PROJECT SITE IN BACS BEARING DEALER'S UBEL AND GUARANTEED ANALYSIS. C. SOW SEED IN 2 DIRECTIONS AT A TOTAL COMBINED R/+TE OF 1 POUNDS PER . 1,000 SOUARE FEET. � '��"F�' D. SOW SEED 6Y ExPERIENCED PERSONNEL AT A TIME WHEN LITTL�OR NO WIND�5 /�k � BLOWING. E. UGHTLY RAKE INTO TOP 1/8 INCH OF SOIL. / F. DO NOT MOW UMIL TURF IS 2-1/2 INCHES HIGH,AND FOR INITIAL MOWING DO NOT MOW LOWER THAN 1-1/2 INCHES. REMOVE ALL CLIPPINGS. � 7. FERTILIZING DURING MAINTENANCE: APPLY FERTILIZER'D',30 CALEND DAYS AFTER �;1 ri;�!r�';•,-� PUMING,AT 7HE RATE OF 5 POUNDS PER 1,000 SQUARE FEET. �rw�:rr�,.. . � A. REPEAT EVERY 30 DAYS THROUGH MAINTENANCE. F. WEED CONTROL,PEST CONTROL,8 MULCHING 1. WEED CONTROL MATERIAL SHALL BE A PRE-EMERGENT HERBICIDE,TRIF ROLIN(TREFU+N) OR DIPHENAMID(DYMID OR ENIDE)OR APPROVED EQUAL,APPUED ON UNTED AREAS.DON'T APPLY i0 TURF DEVELOPED AREAS. NOlE:IN CRIES AND FOR PRQIECTS THAT DO NOT ALLOW FOR SYNTli PRE-EMERGEMS USE A CORN GLUTEN MEAL PRODUCT. c;�^ � 2. CONSIDER IT PART OF CONTRACTOR'S WORK TO CONTROL ON-SRE OR EARBY PESTS THAT�"t�j��'r'� ARE DISTURBING THE CONDITION OF LANDSCAPE IMPROVEMENTS. T IMIT T RO NTS RAB INSECTS. . F PESTS INCLUDES BUT IS NO L ED 0 DE . . 3 CONTFiOL 0 . DEER.ETC. � 4. REPAIR DAMAGE THAT OCCURS TO TME ORIGINAL CONDRION OF IAIPRO�ENTS. INCLUDING REGUCEMENT OF PLANT MATERIAL WHEN REOUIRED.WITHOU ADDRIONAL COST TO OWNER. � 5. SPREAD fl4RK CHIP MULCH EVENLY OVER ENTIRE PLANTED AREA.EXCEPT TURF DEVELOPED AREAS,TO A AIINIAIUM DEPTH OF 3�. G. PRELIMINARY INSPECTION AND STAGE ACCEPTANCE .J 1. UPON COMPLEf10N OF PUNTING WORK,NOTIFY LANDSCAPE ARCHITECT 7HAT PR0.IECT IS READY FOR INSPECTION. �� `. �.�� 2. UPON INSPECTION,IF LANDSCAPE ARCHITECT fIN05 ENTIRE PROJECT COMPLEfE AND IN COMPLIANCE WITH DRAWINGS AND SPECIFICATIONS,STAGE ACCEPTANCE WILL BE GRANTED. 3. IF ASPEC75 OF PRWECT ARE INCOMPLETE OR IMPROPERLY INSTALLED,CONTRACTOR WILL BE NOTIFIED AND HAVE 5 WORKING DAYS IN WHICH TO CORRECT OR COMPIEfE THE WORK. 4. STAGE ACCEPTANCE WILL BE GNEN ONLY WHEN ALL WORK IS CORRECT AND COMPLETE. 5. THE STAGE ACCEPTANCE BY LANDSCAPE ARCHITECT OF UNDSCAPE PROJECT WILL ESTABLISH THE BECINNING OF PL4NT MAINTENANCE PERIOD. 3.3 CLEANING A. UPON COMPLETION OF WORK,REMOVE EXCESS MATERIALS,RUBBISH,DEBRIS.AND SUB-CONTRACTOR'S CONSTRUCTION AND INSTALUTION EOUIPMENT FROM THE PREMISES. 8. FiNAL INSPECTION OF THE WORK WILL BE MADE BY LANOSCAPE ARCHITECT IN THE PRESENCE OF THE SUB-CONTRACTOR WHEN WORK IS COMPLEiED. NOTIFlCATION SHALL BE MADE BY TFiE CONTRnCTOR 48 HOURS IN nDVANCE OF SUCH INSPECTION. ..-..r-'�s+•'�•,• � f {�, ZY�:� s � � '.:..`¢::lM1�� REED ASSOCIATES LANDSCAPE ARCHffECTURE 4T7 SW'iH TAAFFE STREET SUNMYVAI.E�GI.IFOFWIA WOBB �oe.+si-coso i�os.�si-ooas F�x wD:wwa.nY.n�1 I wnx:PrY�r�rrl CORDOVA ROAD 10645 CORDOVA RD. CUPERTINO,CA ISSUE DATE - �it�chanp�s 12.02.13 - city oomm�nit 01.08.14 �� PAUL JAY REED � a No.2002 � * EI(D.9/30/6 * Sf P 9T F(��\� OWNERSHIP AND USE OF DOCUMENTS All Drawinqe,Spacificationa on0 coqee tlroraof tumie�M Dy ReeE Aswciotae LanOfcape McNlsctu�e are aM Mall nmoin rt,MoDMY.TMY«a to Ea uaM only riM raD�t to lMa Project onE are not to Oe u�ea on ony other prqect. Submi�san or dishiDution to m��!officiol r�qulotory n- quiremsnts or for purposes in connection with tAe Propct ia rat to Da coralrvM as puDNCatian in d�rogatio�ol RaaE Nsxiatee LondKape Nc�ilecturo.common low copyriqht w oMer raaarved righb. �� "OVEtl ��ff �,�`�'�..^rt...�'I':�v�y��f�'t.�fL„" '•Y P �, '� 119�rJ� /1/�Jiewed pjr `Proje - - - I e Date �c �a t.6.14 `` �`�f6 i!l�3.z•K er � � ,, i � � �r°�y �n � � 1 ,ff! �N • _ "tii ,�_/`� : // C 'rs�.K'�"�Y � � � � � �� Gi:IY� SPECIFICATIONS L4.0 sneet of ee a so . � es : _ _ _ _ _ _ _ _ _ _ • • or a � � ona . n orma ion . ee i e _ _