DP-2013-01b OFFICE OF COMMUNITY DEVELOPMENT
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CITY HALL
10300 TORRE AVENUE•CUPERTINO, CA 95014-3255
�u P,�R-�-�N a (408)777-3308 • FAX(408)777-3333•planninq�a�cupertino.orq
September 13, 2013
Terry Brown
10491 Scenic Blvd
Cupertino, Ca. 95014
SUBJECT: ADMINISTRATIVE HEARING MEET'ING ACTION LETTER—DP-2013-01, ASA-2013-03, TR-
2013-12
This letter confirms the decision of the Administrative Hearing Officer, given at the meeting of
September 12, 2013; approving a Development Permit to allow the demolition of a single family home
and detached garage and allow the construction of a mixed use building with a commercial and medical
space and one residential apartment; an Architectural and Site approval for the construction of a new
two-story mixed use building and associated site improvements; and a Tree Removal Permit for the
transplantation of an 18.2 inch Coast Live Oak tree and the removal and replacement of a 24 inch
diameter Pittosporum tree and two multi-trunk California Pepper trees on the site of a new mixed use
building, located at 10049 Imperial Avenue, according to Resolution Nos. 22, 23 and 24.
Please be aware that if this permit is not used within one year, it shall expire on September 12, 2014.
Also, please note that an appeal of this decision can be made within 14 calendar days from the date of
the mailing of the notification this decision. If this happens, you will be notified of a public hearing,
which will be scheduled before the Planning Commission.
Sincerely,
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� �1.�' ��
Geor eder
Associate Planner
City of Cupertino
Enclosures:
Resolution No. 22, 23 and 24
CC:DG or Shirley Long,4921 Proctor Ave,Oakland CA 94618
DP-2013-01
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 22
OF THE ADMINISTRATIVE HEARING MEETING OF THE CITY OF CUPERTINO
TO ALLOW THE DEMOLITION OF A SINGLE-FAMILY HOME AND DETACHED
GARAGE AND ALLOW THE CONSTRUCTION OF A MIXED USE BUILDING WITH A
COMMERCIAL AND MEDICAL SPACE AND ONE RESIDENTIAL APARTMENT AT
10049 IMPERIAL AVENUE
SECTION I: PROJECT DESCRIPTION &RECITALS
Application No.: DP-2013-01
Applicant: Terry Brown
Property Owner: D.G. and Shirley Long
Location: 10049 Imperial Avenue (APN 357-17-013)
Subject: Development Permit to allow the construction of a new mixed use building.
WHEREAS, the Administrative Hearing Officer of the City of Cupertino received an application for a
Development Permit as described in Section I. of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of
the City of Cupertino, and the Administrative Hearing Officer held a public hearing on September 12,
2013 in regard to the application; and
NOW, THEREFORE,BE IT RESOLVED:
After careful consideration of the maps, facts, exhibits, testimony and other evidence submitted in this
matter, the Administrative Hearing Officer hereby approves Application no. DP-2013-01 based upon the
findings described in Section II of this resolution, the public hearing record, and the minutes of the
Administrative Hearing meeting of September 12, 2013, and subject to the conditions specified in Section
III of this resolution.
SECTION II: FINDINGS:
1. The proposed development and/or use, at the proposed location, will not be detrimental or injurious
to property or improvements in the vicinity, and will not be detrimental to the public health, safety,
general welfare, or convenience;
The proposed mixed use building will not be detrimental or injurious to property or improvements in the
vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience because it is
located within a mixed use light industrial, neighborhood commercial, and residential district, which includes
a variety of different land uses similar to the one proposed. The City has approved other similar mixed use
projects in the neighborhood which is consistent with the City's General Plan Policy 2-24 for Monta Vista.
Resolution No.22 DP-2013-01 September 12,2013
2. The proposed development and/or use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan,underlying zoning regulations, and the purpose of this title
and complies with the California Environmental Quality Act(CEQA).
The proposed mixed use building is consistent with and will be conducted in a manner in accord with the
General Plan, zoning ordinance, and CEQA. For example, the project will be required to allow/provide
connections with adjoining sites (GP Policy 2-2 and 2-24), provide a storefront appearance (GP Policy 2-24),
and provide a safe parking lot (GP Policy 4-1). The conditions of approval contained in this resolution further
reduce the likelihood of adverse impacts to surrounding properties.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
Planning Division:
1. APPROVED EXHIBITS
Approval is based on plan sets received on August 23, 2013, titled "A Mixed Use Project with all
new Construction for 10049 Imperial Ave., Cupertino, CA, 95014", consisting of five sheets labeled
"Sheet No. 1 to Sheet No. 5 " and titled °Imperial Ave. Street Elevation,"consisting of twelve sheets
labeled "L1.0 to L.4.0 and Sheet 1 to Sheet 6"drawn by Ray Rooker Architect, Reed Associates
Landscape Architecture, and Nordic Engineering Inc. except as may be amended by conditions in
this resolution.
2. ACCURACY OF PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including but not
limited to property boundary locations, building setbacks, property size, building square footage,
any relevant easements and/or construction records. Any misrepresentation of any property data
may invalidate this approval and may require additional review.
3. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the
building plans.
4. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. ASA-2013-03 and TR-2013-12 shall be applicable to
this approval.
5. PREVIOUS CONDITIONS OF APPROVAL
The following previous conditions of approval for the project site shall remain in effect:
Z-1980-40
• All conditions
6. DEVELOPMENT APPROVAL AND PROJECT AMENDMENTS
Development Permit approval is granted to allow the demolition of an existing single-family home
and detached garage and the construction of a 3,801 square foot two-story mixed use building with
commercial uses, a medical use, and one residential apartment.
Allowed uses include Neighborhood Commercial uses that serve primarily the residents of adjacent
neighborhoods. This includes, but is not limited to, retail activities, personal services, and limited
commercial and medical offices. Future uses will be determined using the City's Parking Ordinance.
Resolution No.22 DP-2013-01 September 12,2013
A separate conditional use permit shall be required for commercial and office uses not considered
neighborhood commercial by the Director of Community Development. Development intensity
shall be regulated by conditional use permit review.
The Director of Community Development shall review amendments to the project considered major.
7. DEVELOPMENT ALLOCATION
The applicant shall receive an allocation of 1,000 square feet of commercial allocation from the
Monta Vista General Plan area and 525 square feet of office allocation from the Heart of the City
General Plan area.
8. TOTAL AVAILABLE PARKING
There shall be a minimum of seven (7) available parking stalls onsite. Two (2) additional on-street
stall directly in front of the site may be used for the onsite parking requirement per the General
Plan. Any proposed intensification of the approved uses shown on the development plans
(including, but not limited to, additional medical office space, child care, food uses) will require City
review and approval and potential additional studies at the applicant's expense.
9. PARKWAY AND SIDEWALK WIDTH
The construction plans shall include a 6 foot wide parkway along the curb and a 5 foot wide public
sidewalk along the project frontage, beginning south of the southem driveway on 21666-21686
Stevens Creek Boulevard (APN 357-17-012). The final details shall be reviewed by the Director of
Community Development in conjunction with the Director of Public Works prior to issuance of
building permits.
10. BELOW MARKET RATE HOUSING PROGRAM MITIGATION FEES
The applicant shall participate in the City's Below Market Rate (BMR) Housing Program by paying
the housing mitigation fees as per the Housing Mitigation Manual. The estimated mitigation fee for
this project is $8,479 based on the 2013-2014 fiscal year rate of $5.56 per square foot of net
commercial/office addition (1,525 square feet). The fees shall be paid prior to issuance of buildin�
vermits•
11. INGRESS/EGRESS EASEMENTS
The property owner shall record an appropriate deed restriction and covenant running with the
land, subject to approval of the City Attorney, providing for vehicular and pedestrian reciprocal
ingress and egress easements to adjoining parcels at 10051-10053 Imperial Avenue (APN 357-17-014)
and 10052-10056 Pasadena Avenue (APN 357-17-035), to be implemented at such time that the City
can require the same of adjacent property owners. In addition, the property owner shall record an
appropriate deed restriction for necessary vehicular and pedestrian reciprocal ingress and egress,
subject to approval of the City Attorney, to and from 21666-21686 Stevens Creek Boulevard (APN
357-17-012). The easements shall be recorded prior to final occu�anc�of site�ermits.
12. PUBLIC PEDESTRIAN ACCESS EASEMENT
The property owner shall record an appropriate deed restriction, subject to approval of the City
Attorney, for a public pedestrian access easement through the interior pedestrian path(s). The
easement shall be recorded prior to final occu�anc�of site�ermits.
Resolution No.22 DP-2013-01 September 12,2013
13. PARKING EASEMENT
The property owner shall record an appropriate deed restriction and covenant running with the
land, subject to approval of the City Attorney, allowing parking access on the northern portion of
the property for 21666-21686 Stevens Creek Boulevard (APN 357-17-012). The easement shall be
recorded �rior to final occu�anc�of site�ermits.
14. SHARED ACCESS DRIVEWAY
The proposed shared access driveway between the project site and 21666-21686 Stevens Creek
Boulevard (APN 357-17-012) shall be fully installed and constructed to the satisfaction of the Public
Works Director and Community Development Director �rior to the issuance of final occu�ancy of
site�ermits.
15. PARKING LOT MAINTENANCE AGREEMENT/MANAGEMENT PLAN
Prior to final occupanc�, the applicant shall record a parking lot maintenance agreement and
management plan, subject to the approval of the City Attorney. This shall include, but not be limited
to, parking easement area, assignment of parking stalls, maintenance of landscaping, stall striping,
surfacing, and stalls that straddle the property at 21666-21686 Stevens Creek Boulevard (APN 357-
17-012).
16. PARKING LOT DIRECTIONAL SIGNAGE
Prior to issuance of building �ermits, the applicant shall work with staff to consider the following
parking lot directional signage to be installed vrior to final occu�ancv:
a. Speed bumps and/or speed limit signage
b. Directional/informational signs
c. Signage indicating "Exit Only" or "Do Not Enter" at the rear parking lot for the driveway at
Imperial Avenue
d. Transpose directional arrows on the parking lot surface
17. MAIN BUILDING ENTRANCE
The main building entrance shall face Imperial Avenue. The entrance doors and storefront are to be
kept open and free of any obstructions. No more than 25% of each storefront window bay may be
obstructed with signage or other interior items. Boarding, closure, shelves, permanent walls, opaque
painting/material of windows, and other storefront obstructions are not permitted.
18. SIGNAGE
Signage is not approved with this application. Signage shall conform to the City Sign Ordinance
(Chapter 19.104 of the Cupertino Municipal Code).
19. FINAL LIGHTING PLAN
All new lighting must conform to the standards in the Parking Ordinance (Chapter 19.124) and
General Commercial Ordinance (Chapter 19.60), and the final lighting plan (including a detailed
photometric plan) shall be reviewed and approved by the Community Development Director prior
to buildin�permit issuance. Prior to final occu�ancy, a licensed lighting consultant shall confirm
that the lighting is in compliance with the City's standards.
Resolution No.22 DP-2013-01 September 12,2013
20. SCREENING
All mechanical and other equipment on the building or on the site shall be screened so they are not
visible from public street areas or adjoining developments. Screening materials/colors shall match
building features and materials. The height of the screening shall be taller than the height of the
mechanical equipment that it is designed to screen. The location of equipment and necessary
screening shall be reviewed and approved by the Director of Community Development prior to
issuance of building permits.
21. TRANSFORMERS
Electrical transformers, telephone cabinets and similar equipment shall be placed in underground
vaults. T'he 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.
22. UTILITY STRUCT'URE PLAN
Prior to issuance of buildin��ermits, the applicant shall work with staff to provide a detailed utility
plan to demonstrate screening or undergrounding of all new utlity structures [including, but not
limited to backflow preventers (BFP), fire department connections (FDC), post-indicatar valves
(PIV), and gas meters] to the satisfaction of the Director of Community Development, Public Works,
Fire Department, and applicable utility agencies.
23. 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 ri� 'or to
issuance of buildin�,�ermits. A report ascertaining the good health of these trees shall be provided
�rior to issuance of final occu�ancv.
24. LANDSCAPE PROTECT SUBMITTAL
Prior to issuance of building permits, 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.
25. LANDSCAPE INSTALLATION REPORT
A landscape installation audit shall be conducted by a certified landscape professional after the
landscaping and irrigation system have been installed. 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 confirxn 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.
Resolution No.22 DP-2013-01 September 12,2013
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."
26. 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, or any time before the landscape installation report is submitted.
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.
27. SOIL ANALYSIS REPORT
A soils analysis report shall document the various characteristics of the soil (e.g. texture, infiltration
rate, pH, soluble salt content, percent organic matter, etc) and provide recommendations for
amendments as appropriate to optimize the productivity and water efficiency of the soil.
The soil analysis report shall be made available to the professionals preparing the landscape and
irrigation design plans in a timely manner either before or during the design process. A copy of the
soils analysis report shall be submitted to the Director of Community Development as part of the
landscape documentation package.
28. TRASH AND DELIVERY ACTIVITIES
A detailed refuse and truck delivery plan shall be prepared by the applicant vrior to issuance of
building permits. The plan shall include,but not be limited to the following:
a. Location and design of trash facilities (i.e. trash enclosures and receptacles). Trash enclosures
shall provide ample space to include trash, recycling, food waste, and waste receptacles along
with a tallow bin.
b. Quantity of trash receptacles.
c. Primary and alternative truck routes.
d. Signage for parking stalls displaced during pick-up and delivery hours(if applicable).
e. Trash pick-up schedule (shall not take place during peak business hours)
f. Loading areas (with signage/markings restricting parking in these areas d uring loading times)
g. Delivery hours (shall not take place during peak business hours)
All trash facilities must be screened and enclosed to the satisfaction of the Public Works
Department. The final plan shall be submitted to the City and the City's refuse service for review
and approval prior to issuance of building permits.
Resolution No.22 DP-2013-01 September 12,2013
29. 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. 'I`he developer shall be
responsible for educating all contractors and subcontractors of said construction restrictions. Rules
and regulation pertaining to all construction activities and limitations identified in this permit, along
with the name and telephone number of a developer appointed disturbance coordinator, shall be
posted in a prominent location at the entrance to the job site.
30. 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.
31. DUST CONTROL
The following construction practices shall be implemented during all phases of construction for the
proposed project to prevent visible dust emissions from leaving the site:
a. Water all active construction areas at least twice daily and more often during windy periods to
prevent visible dust from leaving the site; active areas adjacent to windy periods; active areas
adjacent to existing land uses shall be kept damp at all times, or shall be treated with non-toxic
stabilizers or dust palliatives.
b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at
least 2 feet of freeboard;
c. Pave, apply water at least three times daily, or apply (non-toxic) soil stabilizers on all unpaved
access roads, parking areas and staging areas at construction sites.
d. Sweep streets daily, or more often if necessary (preferably with water sweepers) if visible soil
material is carried onto adjacent public streets.
e. The applicant shall incorporate the City's construction best management practices into the
building permit plan set.
32. NOISE MITIGATION MEASURES
The project and retail operations shall comply with the City's Community Noise Control Ordinance
(Chapter 10.48 of the CMC). In addition, the following mitigation measures shall be taken in order to
reduce noise event impacts to nearby receptor areas:
a. The contractor shall use "new technology" power construction equipment with state-of-the-art
noise shielding and muffling devices. All internal combustion engines used on the project site
shall be equipped with adequate mufflers and shall be in good mechanical condition to
minimize noise created by faulty or poor maintained engines or other components.
b. Locate stationary noise generating equipment as far as possible from sensitive receptors. Staging
areas shall be located a minimum of 200 feet from noise sensitive receptors, such as residential
uses.Unnecessary idling of machines when not in use shall be prohibited.
c. The developer will implement a Construction Management Plan approved by the Community
Development Director and Director of Public Works to minimize impacts on the surrounding
sensitive land uses to the fullest extent possible.
d. Temporary plywood enclosures shall be erected around stationary equipment that produces
excessive noise at nearby receptors
Resolution No.22 DP-2013-01 September 12,2013
e. Good maintenance and lubrication procedures shall be used to reduce operating noise.
f. All construction equipment shall conform to the following standards: 1) no individual device
produces a noise level more than 87 dBA at a distance of 25 feet; or 2) the noise level on any
nearby property does not exceed eighty dBA (Cupertino Municipal Code Section 10.48.053).
g. Equip all internal combustion engine driven equipment with intake and exhaust mufflers that
are in good condition and appropriate for the equipment.
h. Noise from construction workers' radios shall be controlled to a point that it is not audible at
existing residences bordering the project site.
i. Notify all adjacent businesses, residences, and other noise-sensitive land uses of the construction
schedule in writing.
33. PRE-CONSTRUCTTON 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
34. 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 Dep artment.
35. 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.
36. 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,
Resolution No.22 DP-2013-01 September 12,2013
reservations, and other exactions, pursuant to Governinent 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.
Building Division:
37. CONSTRUCTION PLAN SET REVISIONS/INFORMATION
Prior to issuance of building permits, the construction plans shall indicate and/or clarify the
following information:
a. Minimum accessible parking dimensions are 8 feet by 18 feet per stall and 8 feet by 18 feet for
van loading area. Entire accessible parking and loading area is to be 2%or less cross slope.
Indicate an accessible path of access from the parking lot to the building and to the public right
of way. Each business must be accessible.
b. Fire sprinklers are required.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT
1. OFF-SITE PARKING
Use of Public Right of way for private parking requirements is permitted within certain areas in
Monta Vista, as indicated in the Monta Vista Specific Plan. ADA Accessible parking stalls are
required to be located on-site, in order to maximize public parking spaces.
2. STREET WIDENING
Public street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
3. 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.
4. 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.
5. BICYCLE PARKING
Developer shall provide bicycle parking consistent with the City's requirements to the satisfaction of
the City Engineer.
6. 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.
7. 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.
Resolution No.22 DP-2013-01 September 12,2013
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 one 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 reason ably possible.
10. 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.
11. 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.
12. 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, or 5,000 S.F. of uncovered parking lot or restaurant use (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.
Resolution No.22 DP-2013-01 September 12,2013
13. EROSION CONTROL PLAN
Developer shall 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.
14. 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 ($4,183.00 or 6%)
b. Grading Permit: $Per current fee schedule ($2,435.00 or 6°/o)
c. Development Maintenance Deposit: $ 1,000.00
d. Storm Drainage Fee: $TBD
e. Power Cost: *'�
f. Map Checking Fees: $Per current fee schedule (N/A)
g. Park Fees: $Per current fee schedule (N/A)
h. Street Tree By Developer
** Based on the latest effective PG&E rate schedule approved by th e PUC
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor&Material Bond: 100%of Off-site and On-site Improvement
c. On-site Grading Bond: 100%of site improvements.
-T'he 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.
15. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all
grading/erosion control work in conjunction with this project.
16. OPERATIONS&MAINTENANCE AGREEMENT
Developer shall enter into an Operations & Maintenance Agreement with the City prior to final
occupancy. The Agreement shall include the operation and maintenance for non-standard
appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk,
pavers, and street lights.
17. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
Resolution No.22 DP-2013-01 September 12,2013
18. FULL TRASH CAPTURE SYSTEM
T'he developer will be responsible for installing a full trash capture system/device to capture trash
from the onsite storm drain before the storm water reaches the City owned storm drain system. A
full capture system or device is a single device or series of devices that traps all particles retained by
a 5 mm mesh screen and has a design treatment capacity of not less than the peak flow rate Q
resulting from a one-year, one-hour storm in the sub-drainage area (see the Municipal Regional
Permit section C.10 for further information/requirements).
19. TRASH ENCLOSURES AND WASTE/RECYCLING SERVICE
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. Toters instead of front load debris bins are allowed for this project.
Tenants shall bring all toters to the curb on the weekly service day and put them in a designated
place as approved by the Environmental Programs Manager. Signage may be desired to ensure
toters stay in the designated place on service day and do not interfere with parking. Tenants may
double-stack toters at the curb without ensuring that the toters face the street and have at least 30
inches between them.
20. REFUSE TRUCK ACCESS
Developer shall must obtain clearance from the Environmental Programs Manager in regards to
refuse truck access for the proposed development.
21. UNDERGROUND UTILITIES
Developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and
other related Ordinances and regulations of the City of Cupertino, and shall coordinate with
affected utility providers for installation of underground utility devices. Developer shall submit
detailed plans showing utility underground provisions. Said plans shall be subject to prior approval
of the affected Utility provider and the City Engineer. All new utility services to the structure shall
be placed underground.
22. 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.
23. 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.
24. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
Resolution No.22 DP-2013-01 September 12,2013
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 waterlines and appurtenances installed to City Standards
and 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. UTTLITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including PG&E, PacBell,
and California Water Company, and/or equivalent agencies) will be required prior to issuance of
building permits.
SECTION V: CONDITIONS ADMINISTERED BY THE SANTA CLARA COUNTY FIRE
DEPARTMENT
1. FIRE DEPARTMENT REVIEW
Review of this development proposal is limited to acceptability of site access and water supply as
they pertain to fire department operations, and shall not be construed as a substitute for formal plan
review to determine compliance with adopted model codes. Prior to performing any work, the
applicant shall make application to, and receive from, the Building Department, all applicable
construction permits.
2. FIRE SPRINKLERS REQUIRED
An automatic sprinkler system shall be provided throughout all new and existing buildings and
structures. Exception: Group A, B, E, F, I, L, M, S and U occupancy buildings and structures that do
not exceed 1,000 square feet of building area and that are not located in the Wildland-Urban
Resolution No.22 DP-2013-01 September 12,2013
Interface Fire Area. NOTE: T'he 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 department 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. 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.
5. CONSTRUCTION SITE FIRE SAFETY
All construction sites must comply with applicable provisions of the CFC Chapter 14 and County
Fire Standard Detail and Specification SI-7.
SECTION VI: CONDITIONS ADMINISTERED BY THE CUPERTINO SANITARY DISTRICT
1. SANITARY SEWER AVAILABILITY
Sanitary sewer service is available on Imperial Avenue.
2. IMPROVEMENT PLANS
On-site and off-site improvement plans shall be submitted to the District for review and comments.
3. FEES AND PERMITS
Cupertino Sanitary District fees and permits shall be required for the subject application based on
the proposed area and use modifications.
SECTION VII: CEQA REVIEW
This Development Permit is categorically exempt from the California Environmental Quality Act
(CEQA) per section 15303 (New Construction) of the CEQA Guidelines because it applies to a mixed
residential and commercial building and site improvements not exceeded 10,000 square feet.
Resolution No.22 DP-2013-01 September 12,2013
PASSED AND ADOPTED this 12th day of September, 2013 at a Regular Meeting of the Administrative
Hearing Meeting of the City of Cupertino, State of California,by the following roll call vote:
AYES: HEARING OFFICER: Chao
NOES: HEARING OFFICER: none
ATTEST: APPROVED:
/s/George Schroeder /s/Gary Chao
George Schroeder Gary Chao
Associate Planner City Planner
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VICINITY MAP
PROJECT NOTE
Project is the demolition of an oider small house and garage and
the conatruction of a new two story mixed use building with all
new associated site and landscape work.
PROJECT DATA
7,187. sq.ft. Lots size
1,825. sq.ft. Proposed new residence
451. sq.ft. Proposed new garage
1,525. sq.ft. Commercial space(includes 525 for medical)
3,801. sq.ft. Total space proposed
53% FAR
35 spaces Total exisring parldng adjacent commercial building
35 spaces Total revised parking spaces
New building pazking required...
2 spaces Residential
4 spaces Commercial
3 spaces Medical
9 spaces Total spaces required
9 spaces Total spaces provided
INDEX OF DR.AWINGS
Architectural:
Sheet 1 Site Plan, Notes
Sheet 2 First and Second Floor Plans
Sheet 3 Exterior Elevations
Sheet 4 Exterior Elevations
Sheet 5 Sections
Sheet 6 Street Elevation
Landscape:
Sheet L 1.0 Hydrozone Plan
Sheet L 1.1 Irrigation Plan
Sheet L2.0 Planting Plan
Sheet L3.0 Landscape Details
Sheet L3.1 Landscape Details
Sheet L4.0 Specifications
Civil Engineering:
Sheet 1 Grading and Dra.inage Plan
Sheet 2 Erosion Control Plan
Sheet 3 Easement Plan
Sheet 4 Demolition Plan
Sheet 5 Off Site Improvement Plan
Sheet 6 Best Management Practices
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ROOKER
ARCHITECT
architecture
interiors
landscape
49410 Brian Ct.
�QL11IIt8,CA
92253
(760)564-6798
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ROOKER
ARCHITECT
archntecture
inSeriors
landacape
49410 Brian Ct.
La Quinta,CA
92253
(760)564-6798
rrooke�a dc.rr.com
Cal.Lic.C9595
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MAWA=(ETo)x 10b1)x(10.1 x LA)�(03 x SLA))
MAWA= 38,635 galbnsryear
eto= 45.3
hydro-zone plant water use hydrazone area ETWU
i LOW 486 9,555
2 LOW 650 1,304
3 LOW 365 8,531
4 LOW 500 12,482
5 MEDIUM 344 6,763
2,345 38,635
�U
E971MATED WATER U5E(ETUAJ)
ETUIU= IETo)x(0b2)x(��E�A .gLA)
\
ETVUU= 18,907 gallons/year
eto= 45.3
hydro-zone plarrt water use plant factor hydro-zone pFxHA �rtigation ETWU
area efficiency
1 LOW 02 486 97 0.85 3,21z
2 LOW 0.2 650 130 0.85 4296
3 LOW 0.2 365 73 0.85 2,412
4 LOW 02 500 100 0.85 3,304
5 MEDIUM 0.5 344 172 0.85 5,683
TOTAL 2,345 572 18,907
HYDRO ZONE LEC,END
IRRIGATION HYDRO-ZONE LEGEND
PLANTS AR�CsROUP TO HAVE I'1ATGNINCx WATER REQUIREi'1ENTS AND
MICRO-CLIMATE CHARAC7ERISTICS.
FK�FI WATER RE-0UIRNuENT
0 SF.
TU�
+ M�IUM WAT�i�MENT
+ + 344 SF.
+ SNRUS/GROUND COVER AREA ���-�
fl°
LOW WATER REOt�EMENT(DROUGHT TOLB3ANT PLANTIN(�) °
2,001 9F. °
SNRUB/CsROUND GOVER AREA
PROJECT DETAILS
�NOVATED LANDSCAPE A�A TOTAL- 2,345 SF.
IRRIGA710N WA7ER SOURCE-MUNIGIPAL WAtER WITN IRRIGATION WATER ME7ER
i�Il!'fln,
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PLANTING AND IRRIGATION STATEMENT ,.�',�',',II��II��^,�,
�,I��i I�II I�I II I I II I.'.i il'�il
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I. I HAVE COMPLIED WITH THE GRITERIA OF THE IUATER GONSERVATION IN
LANDSGAPINCs ORDINANCE AND PLLIED TI-IEM FOR TNE EFFIGIENT USE OF
IUATER IN THE LANDSGAPE DE51GN PLAN. 0 5 t0 20
2. I HAVE GOMPLIED IUITN THE GRITERIA OF TNE WATER CONSERVATION IN THE
LANDSCAPINCs ORDINANG AND APPLIED THEM AGGORDIKGLY FOR THE Scekt•.tOR
EFFIGIENT USE OF WATER IN TNE IRRIGATION DESICsN PLAN. �trze-24'�e�e'
REED ASSOCIATES
LANDSCAPE ARCHITECTURE
4P S011TH TAAFFE SRiEET
SUNNYVALE,CALIFORNIA&IOBB
�oe�ei-sozoisoe.�ei�sozzF�x
we:.n.w.rYanM�.m.u:p�ulO�a�.�rl
MIXED-USE
COMMERCIAL
10049 IMPERIAL AVE.
CUPERTINO, CA
ISSUE DnTE
REVISIONS 08.25.13
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�PAUL JAY REED�
n No.2002 �
* EXP.9/30/13 #
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ReM Atfotiuta�LanOKUps Mt�itetWre an m0 aMM ramoin
ft�Propnty.7My on to a w�d ony riM rnpxt to mb
Project and aro not to De weE on any other projett.
Subminion or distribution to ma�t officai ngJotory ro–
Quiremente or for purposes in connsction with tha
Prq�ct is mt to M corWruM o�publkalion in dnoqatian of
Rasd Associatu LanEscaps Nohits[lurs.common lar copyripM
w otMr reaarved riqhte.
ApDroved PJR
Drown � Reviewed PJR
Project No. 13.06
Sca�e 1"=10� Issue Date 02.15.13
HYDROZONE PLAN
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TO PROVUE FUL GOVH2AGE.
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CONNECTqN TQ IRRIGATION WATEH
MEfER(WATER�AETER BY OTHERS)
IRR.B.F.P TO BE;LOC/1TED WITHIN AN
ENCLOSURE WITH A CONCREfE BASE AND
IOCKABLE FRE E PROTECTION BLANKET.
ENSURE DEVIC�COMPLIES WITH ALL
LOCAL AND CI CODES AND ORD.
Of
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�iiIC1AT10N PPE SQWC�CHAR'f
CLASS 200 ��4O CLASS 315
•INTERMITTENT-PRESSURE �CONSTANT PRESSURE PIPING
LATERAL PIPING i-I/2 INCNES AND SMALLER. •CONSTANT PRESSURE PIPING
2 INCI-IES AND LARGER.
I/2" _° O-4 GPM •INTERMITTENT-PRESSURE
3/4' -- 5-9 GPM LATERAL PIPIN6
I" ° 10-I6 GPM � •- 9-��M 2" -• 31-48 GPM
I-I/4" -• 17-26 GPM 2-I/2" -- 49-65 GPM
FI/4" •• 16-22 GPM
i-I/2" •• 27-35 GPM
2" _= 36-55 GPM I-I/2" •- 23-30 GPM 3" -- 66-100 GPM
MONTHLY MAINTENANCE SCHEDULE
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rma.ws�.lo ae�.a e�e ae..ws.
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wc��,p ratu w�K�n erai eova
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.no.g r.ow uwr�.mar•e�. , . . . . . . . . . . .
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DRIP IRRIGATION NOTES
L REFO2 TO DRIP IRRIGATION DETAILS FOR TI-E LAYOUT ANO EXACT
D�v1ENSION$FOR TI-E DRIP Llf�. TNE DRIP LJ�SNALL BE A MAXIMUM OF IS"
APART AND SI-IALL BE A MAXIMUM OF 4"FROM ALL WALKS,CURBS ArD
WALLS. TNE NUMBER OF DRP IAES SNOWN ON PLANS MAY NOT REFLECT
TI-E ACTUAL NUti6ER REGIUIRED.TI-E SPAC�JG GUDE SHALL TAKE
PRECEDENCE.DRP EMITTER LII�ES SNAIl BE ALIG�L-0 TO I-IAVE A STAGGERED
TRIANCIA.AR EMITT�LAYOUT PATT�N.
2. TI-E SUPPLY I-IEADER A�D EXI-IAUST LEAD�.WI-EN PVC,S�IALL BE BURIC-0
AT A h�lMUM OF 12"BE10W GRADE.
3. INSTALL THE AUTOMATIC AR RQEF VALVE AT THE HK'-,HEST POGVT ON EACN
CIRCUT OR A$DIRECTED BY TI-IE PRO.IECT LAhDSCAPE ARCI-ITECT.
IRPoCATION NOTES LEGEND
O LOGATE RpGATION MMLPE I+AD I2�GAT10N VALVES N LAI�D�',�CAPE GREAS. N.L RRIGATICN
VALVES TO BE LOCAT�N SPE�VALVE 80X N 51-Rlb PLANTNG AREAS Or1Y.
�uar�Tr�cu a.�ra�anor�MarirF,ow�a,�erai�rFS�oc,c�rFau oas��
aoor zarES.
IRRIGAl10N LEGEND
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slret Wze-2a'�ne'
REED ASSOCIATES
LANDSCAPE ARCHITECTURE
4T7 SOUiH TAAFFE STREET
SUJNYVAIE.CAIIFOFiNU1 91088
�oe.�ei-sozoiaoe.�ei-sozxF�x
w+D:w�w.nlanN i MnW:owlQeWm1
MIXED-USE
COMMERCIAL
10049 IMPERIAL AVE.
CUPERTINO, CA
ISSUE DATE
rtenswNS oe.2s.ia
��x��
�PAUL JAY REED�
a No.2002 �
* E%G.9/'A/q *
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OWNERSHIP AND USE OF DOCUMEMS
M Drawinqe,SpecifKationa and coqss Meraol lumiehed Ey
rteed Ano�ime�LoMxope/ircnitecWro aro aW ehaX reman
ib pmp�rty.1My rna to W usad ony wiM rosp�ct to Mia
Projxt and aro not to be uaed on any othm Dro�sct.
s„bm�.:w�o�dr.o-�n�tro�eo R,..�official raqulatory�.-
quiremsnls or for purpoaes'n connection with tAe
Prorct is nol to M caalru�d a�publkatim in Groqotion of
Raad Msociotm LaMxape NchitMun.common lo�copyriqht
a other reearve0 rignh.
Approved PJR
Drown NG Reviewed PJR
Projset No. 13.06
Scale 1"=10' Issue Dote 02.15.13
IRRIGATION PLAN
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PLAKT LIST•
PLAPlT NOTE$
L TI-E CONTRACTOR$�IALL VERFY PLANT pUANTTTES FROM TI-E PLANTNG PLAN.QUANTRES
S41pWN IN TI�IFGEt�D ARE FOR GONVE�JCE Or1Y.
2. NOTFY TI-E LAPDSCAPE ARC�ITECT MIu�IATaY N TI-E EVBJT OF ANY OISCREPANCES
BETWEEN ACTUAL 51TE COrDIT10N5 AhD 11-E PLANTNG PLAN.
s. a.aNr�aourncovEa N s�us ar�as as No�,use�rnar�u�nR sPaar�.
4. S�DEfAL QrD SPEGRCATION`�TS FOR ADDITIONAL PFORMATIOPI.
5. Tl$2E WLL BE NO MATH21AL5 OR PLANT MATH21AL5 SUBSTIMIONS WfT110Uf APPROVAL OF
TI-E OWf�Ei2 OR TI-E LArDSCAPE ARCI-ITECT.
6. ALL SLOPES PLANT�WITI-I LAWN NOT TO EXCEED A 31 SLOPE ALL SLOPES PLANTED WITN
GROUPD COV62 NOT TO EXCEED A 2�1 SLOPE.
7. PROVDE POSITIVE ORANA6E AWAY FROM ALL BULDNGS(2E MN.I
8. N TI-E EVENT OF ANY DI�,�('.R�ANCES BETW�N TNS PLAN MD ACTUAL SITE COPDITIONS.TI-E
LArD�'aCAPE ARCNTECT iS TO BE NOTF�NMv�IATaY.
9. BJTRE SIlE IS TO BE ROIK�I GRAO�BY 11-E GRADN('CONTRAGTOR TO WfT4N FOOT OF
RNSN GRADE LA�D�aCAPE GONTT2ACTOR IS TO Fi�E GRADE ALL LAf�DSCAPE AREAS.
q. ALL SITE UTriJT�S ARE TO BE PROTECTF�OI.RING CONSTRUCTION. GJ T{�E EVBJT OF COrFLICT
BETWEBJ Tl-E PLANS ArD UTLITES TI-E CONTRACTOR SHALL NOTFY TI-E LArD�'.�CAPE
ARC�ITECT. ANY DAMAGE TO UTLITES.STRUCTI.RES,OR OTl-H2 FEATlRES TO REMAN,APD
CAUSED BY TI-E LA�D�'CAPE CONTRACTOR SNALL BE R�LAC�OR R�ARED BY TI-E
CONTRACTOR AT NO EXPBJSE TO T4E OWPER.
A T}�E WORK N T4E$E DRAWNGS AhD SPEC�FICATION$MY Rl�l CONCld2RENTLY WIT4�1 WORK BY
OTI-�. TI-E LAPDSCAPE COMRAGTOR SNALL COORDNATE TI-E WORK WITI-I OTl-62
CONTRAGTORS.
12. PRIOR TO ANY pK',C�fJC'OR TRBJC',1-NG,GALL It�DER6R0UrD S62VICE AI.ERT-1800.227.2600
13. PROTECT EXISTNG STORM DRAN rLETS DRAN N.ETS,WITH RITB2 FABRIC,FOR TI-E DI.RATION
OF TI-E PRO.ECT.
KEY LEGEND
10 - �2A,�-I f�t�T.oQE-"SC1�CkCLJJ�-I'MZH_AVL�ILAEL�AT L.�D�-,�C'J1�FE FCi�dv�'&�Q521.2546
� - ��-FH2 NCNfA VISTA C£�C�l 0.�E5 I�21
03 - P CYQ.E R�(K-BY OT�-82``
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5x ICATES PLANT KEY �� - o
x INDICATES PLANT QUANTITY
i���
I • � EXISTIN6 TREE TO REMAIN
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1 x � EXISTING TREE TO BE REMOVED
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sca�e r.�a n
sheet du-24Y�8'
REED ASSOCIATES
LAWDSCAPE ARCHITECTURE
4n satni rnnF� st��
SUNNIYVALE,CALIFOW�IIA 91088
�oe.�ei-sozoi�oe.�e+-eozzF�x
vwD:wvw.ral�.nN i�nW:o�ulaW.rw
MIXED-USE
COMMERCIAL
10049 IMPERIAL AVE.
CUPERTINO, CA
ISSUE DATE
REVISIONS 08.25.13
����
(�PAUL JAY REED�
�t No.2002 �
* exv.ai3o� #
S�, P
9T �2
F¢���C'V
OWNERSHIP AND USE OF DOCUMENTS
AM Drornqs.Spscificoliona onE copae thereot fumis�etl Dy
RaaE Msociatp lanMCaps Nc�itecture am aM shall remoin
ita oroWKY•Th�Y«e to W uaW ony rith rap�ct lo mu
Projett onE ore not to be used on ony oMer projxt.
Submi�sion or distribution to me�t officiol rpulotory n—
quiromants or(or purpoaee in�onnxtion wilh the
Aoj�ct is rot to W corotru�d oe pubNcation in MrogaCan ol
Reed Assxiotes LaWxape Mchitaclwe,common law copy�iqht
w other reaerved righb.
Approved p,IR
Drawn � Reviewed PJR .
Project No. 13.08
Swie 1"=2p' Issue Dote 02.15.13
PLANTING PLAN
L2 . 0
Sheet Of
NOZZLE,A5 REOD.BY
RADIUS AND PATTERN
�FINISN GRADE
ASRSPEGIFIEDAD
�-MARLEX STREET ELLS
NIPPLE.SCN f �RISER,SCN 80
LATERAL LINE,PVG� �
MARLEX STREET ELL
TEE OR ELBOW FITTING,SCN 40
_1 � IRRIGATION HEAD DETAIL
FACfORV
CUf T/ERW1L
E7�M1810N
SLIP JOIM
7 O1l fL1LVlWIffD
81EEL H/�W WN,
9EE G/ART FOR ViID1T1
BENW Ba�1RD
PlABTIC NE/iDER
BOUIFD.SEE C11ARi
FOR 3�9 9EE CFMRf
w�ar�caru� �+n�+�
o�o.c.wuc usE r oa�raww ow
PUTED OEp(BCiEWB
FOR ATTACif.Elli
p�p FlNtl9V1 OIiAOE
pMpE OROUI�W COVER
� u ii =_ rw,,,HCU�ns �
u�n ii�u i�l i i _ s�cwwrwn
- p wxrm�iw
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-
-
-
-
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$ER� ��.-'I.il',II-� ����
ww►�u� w�w n�wru sur.iowr
ron. �cn� n�ons aionm ow�rreia� iwnrn+
81� OYE7i81016 POBNBIE PO881B1E GM AT 91JP JOIHT DIMEN9Wf6
7l(! 3]�!'x17i!'x111' 70' 1CI20' 7!I-y1' 11?IDa17
F�oa����
+.oo Mor sc�ewnwax�w�our �a�newN anv
3.U!E QDARBE WOOD VYDNOIQ3 TOOLB
fOR CllITM1O�ORLL1Hli
�.lBE M7ED 9CREM/8 OR PoNO SW1N(
wu�a ro doM ewro ro er� _
1.ALLOW FOR T/ENML E1�AN&ON i CONIPoILTON - I I I
BV LFaVNIC 8N9 NI7lE BLIP JOIN15 ORATTIE E6O �-.I I �.
OF TME RU/(���) .-''�',_ - -.-
WMM WFJ�TFR YBTALL MIN(iAP I
cao wFwn�xeT�u.��.u�x ow �o�
6.8TA1�APRq%S R OC�AO/lE FOR 97R/UO/R RUNB MWAN�D I
LE88 PON dlilVE9) 87ffL MNRPIN.
SEECIIARi '�--I.�-'
BENDA BOARD Fnawiorn =III =
����1N0��0°� SLIP JOINT DETAIL
w�w��cruneo er:eric Puencs.ia FwsT nirafa rro.�oa c�esro
Ua AOOFEaB:....p1epW.mm
5 'BENDABOARD' LAWN HEADER(OR EQUAL) DETAIL
�
--rt
�
�
� � � � � � � � � � �
Gi3�ERAL NOTES
Oj BU.DI�K'.PAVFJ.ENT�GE OR LAWN I-EADH2
2O c�aaro covaz az suxs v�av�
OEO.-EQUPL qSTANGE. 5�PLANT IJST FOR OtiBJ°,�IqJ
9 I GROUND COVER SPACING
4'
W,
3M-ELECTRIGAL 500-09964
DIRECT BURY SPLIGE KIT DBR
INSTALL PER MANUFACTURER'S
INSTRUCTIONS AND ALL APPLIC
cocEs
REMOTE GONTROL VALVE,
'IRRITROL'700 SERIES"ULTRA-FL
OMNI-REG BY IRRITROL(MOR-100)
ON pRIP VALVES ONLY.
SGN 4�PVC
�
VALVE BGX,'NDS-PRO'VALVE BOk'[214BGDBl
WiTN BOLT DOWN LID,OR EQUAL.
�N rRADE
CONTROL VALVE DETAIL
?AL LWE,
40 PVC
a
w
a
c�9
�
O
�
0
4
N
�
�'"�TIE
I��Q��POL�
C
N AT
TIE
MULCN,I-I/2"DEEP
�LL
II PVC�AP
W/v ATE
FINISN GRADE
— - ROOTBALL
— SPECtFIGA�TION)
— PVG PIPE,PERFQRATED
' 4"DIA.X 36"L�NG
EXI TIN B RA E
S G SU G D
2X DIA.ROOTBALL
TREE PLANIING DETAIL
Nia
�ANC3ER ll-IUGTF 4X8)
iTRINGER�12"O.C.
�TRINCsERS TO RAFTERSJ
4°X S"RAFT�R l3�"O.G.)
4"x S"BEAM
4"X 6"POST—��
I"x 4"7RIM �
� PLAN
i
SIMPSON POST BASE�GB461
PER PLAN NOTE: TRELLIS TO BE MADE OF
DOUCsLAS FIR WITH l2J GOATS
OF SEMI tRANSPARANt OLYMP!C
STAIN.GOLOR TBD BY OUINER.
TRELLIS DETAIL
VALVE BOX,GARSON 6i0
� ASICSPE�FPED R VALVE,
i
—TURF
RISER,SGN 80 PVG
� MARLEX STREET ELL�
' �TEE OR ELBOW FITTIN6.
REBAR 9TAKE,30"LONG SGN 40 PVG
a4.SECURE W/WORM-GEAR
CLAMP
�LATERAL LWE,
RISER,SCN 80 PVG GL 200 PVG
3 I QUICK-COUPLER DETAIL
'DEEPROOT' BARRIER
NTA.
�
SIDEWALK
"DEEPROOT"BARRIER
(UB-24-2)
�TREE �GURB
�J-0�'-0'�-�
SIDE W ALK �
TOP OF'DEEPROOT'BARRIER
MUST BE AT LEAST I/2'
ABOVE 6RADE
GROUND LOGKS
. e• /
�
/ NOTES
I.INSTALL'ROOT BARRIER'WNERE EDGE OF TREE IS
LOCATED WITNIN 5'-O"OF WALK OR GURB.
2.LWEAR BARRIER SNALL BE'DEEPROOT BARRIER'
(UB-24-2)
3.DEEP ROOT PARNERS.L.P.
530 WASNWGTON ST.
5AN FRANCISCO.CA 94111
(415)781-9700
4.CENTER ROOT BARRIER ON TREE AND PROVIDE
PROTEGTION FOR A MINIMUM OF 10'-O"LINEAR FEET.
7 I TREE ROOT BARRIER DETAIL
4" X 4" STRINCxER a Im" O.G.
� 4" X 8" RAFT�R
4" X 6" PR�SSUR�
TR�ATED POST
PROvIDE +�EAvY DUTY
NINCs�S AND CsAT� LATCI-I
I" x 4" TREX - OvER
3/4" EXTERIOR PL7
n r�E— SIMPSON POS* BASE ;GB��;
11 I TRASH ENCLOSURE SCREEN/TRELLIS
•r�.aao-suaac-eFV e+cxosu�
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:�Cµ4a c � 'rJ�,, ��ruiusr
�"�
N07E5 �
L ASSEMBI.Y TO BE 3'-O'(MINJ FROM PAVED AREAS.
2.SIEH PPE JOINT GOMPOIl�D ORT�UAWITH'P62MATEX'
a�aK�'an.Er�os�i�a.����E s.�c.
4 BACKFLOW PREVENTER DETAIL
�rr�� �����,
_ _
2X BALL DIA.MIN.
6'
2,
6"
REED ASSOCIATES
LANDSCAPE ARCHITECTURE
4n sourH r�� s�Er
SUNrWALE,CALIFOHNIA&IOBB
�ae.�ei-cozo r�oe.�ei-sozx Fac
we:.�...man.�i.mrc vwp�w,w
MIXED-USE
COMMERCIAL
10049 IMPERIAL AVE.
CUPERTINO, CA
ISSUE DATE
REVISIONS 06.25.13
—suRUe P�ANr !g�`'��
��
m -
c�PAUL JAY REED�
w No.2002 �
* EXO.9/'A/13 #
—BARK MULGN 80 �3"�MIN. Sf �P
9T �'
—CREATE SAUGER WITN TOPSOIL 150 (6">MIN. F C�Cp,��
—GENTLY GOMPAGTED TOPSOIL MIXTURE
—TAMPED ADMIXTURE BAGKFILL
�� , �/o./ �EWNERSHIP AND USE OF DOCUMENTS
_ , , ��� �/� AM DraNinqe, if iona and copiee Neraoi tumiehed Dy
' .._..-+,i��!Sr�:.v�-s.rr.-.4�r�+J-.` . R a Art�iteetwe aro an0 fMN remain
?F�i� . , ",� "�� ib .. to D�usW ony wiM raDKt to Mia
sed o�n any nther pro�xt.
- Submission or d'ntribution lo ma�t ffic�al qulotory e-
�� - � �!'"�Y rMkM�/5ta or/or purposes'n cannxtion with tha
� . ' ' '. •..� �'PI�cT"!nol to M corrotrwd as puDFCation in d�roqotbn of
��r��_/ Rssd Aesociatn Landscapa Architectum.common iv�copyriqht
a otMr rexrved riqhU.
v:, _.. ,.���._,,._:-
Drawn NC Reviewed PJR
�� Projeet No. 13.06
� le-- Issue Date 02.15.13
---
.. ....., .. . w�+ ...__..._.... ...�
SHRUB PLANTING DETAIL
��
� r•a•c7uEx DEC�WG�
B�LARC�PLAN VEiM DETl+L
,or ro en+e
B.EVATION
�� ror ro ec.ie
L Rp�7E%�EWpfp0�5 RRM19L�8Q LAVA Y70�2Y�.pCd�L0�0�SUEUf 9AAFlf FOR ONTHfS OPPItOVAL
Z ND 9CT1(i STPM�CQ.OQ�EE tAY911C•ELALK'�'f�
� FASTB6M'STINE55$1��7 pt!1QM IEAD SL71EW5 OfE SQill�MO TLE FRCE CF 71E
FBrCE BON7DG.T0�OB.E 5(FEWS wLL 5T�OUr lEb6 7w�N 5QLY8[1iNE
SCREEN/ FENCE DETAIL
�� LANDSCAPE
� CONSTRUCTION
DETAILS
L3 . 0
Sheet Of
TOP OF MULGI-1
6-INGN ROUND VALVE BOX�
RAIN BIRD VB-6RND
AIR RELIEF VALVE KIT�
RAIN BIRD XI7000
AR VALVE KIT
FINISI-I 6RADE
LANDSCAPE DRIPLINE TUBING
�3-INCH MINIMUM DEPTN OF
3/4-INCI-I WASHED GRAVEL
1 DRIP LINE AIR RELEIF VALE
COIALNG-RAN BRD'(MOCFCOID)
RUSN CAP-RAN BRp'(MDCFCAP)
..-'---'
� ' COA�SSION ADAPT�
�� �` 'RAN BRD'(600-CF-D
i � NOTE WF$J GLl.P1C'TFE V2 600-CF-I
ADAPT62 MQ T4E PVC T�,USE
AN ABS TO PVC BOrDNG SOLVBJT
�`a
ARNAGAM RBff VALVE
T2AN BRD'AR VALVE KfT
WSTALL AT HGN GONT
N LArD�',�CAPE SYSTBoU
LAI�I7'aCAPE DRPLPE TIb�JC'
PVC SCH 40 SUPPLY LATERAL I.�E
VALVE WIiH
CONTROL ZOPE KR
RR.MAN.rE SIAPLY PPE
SIAPLY LEADER
PVC SCH 40
YNTN COA�VRES� J FITTNG�r
RAN BRd(600�CF-D
5 DRIP LINE IRRIGATION DETAIL
TOP OF MULCN
� 6-INCH ROUND VALVE BOX�
�RAIN BIRD VB-6RND
�FINISN GRADE
■
F�USH GAP
'RAINBN2D'(MDCFCAP)
—LANDSCAPE DRIPLINE TUBING
OR
I/2-INCI-I POLYETNYLENE PIPE
-' A~ --� ."
� _
3 INCN MIf�IMUM DEPTN OF
3/4-INC4�WASNED GRAVEL
9 I FLUSH POINT DETAIL
30 NCFJ LI�EAR LENGTI-1
WRE.GOLED
TOP OF MULGN
FN�'.�I-I GRADE--��
SCFJ.40 PVC Hl
VALVE BOX,TD�-PRd VALVE BOX(214BCD0)
WITtI BOLT DOWN LD,OR EC�UUAL.
—WATER PROOF COrI�ECTION
T2ANBIRO SPIJCE-r
LATERAL LI�
�—3-r,c�+r,iw,u�o�ru oF
3/4-KJCFI WASI-EO GRAV�
40 PVG MAf�lh�
DRIP LINE CONTROL ZONE KIT DETAIL
NOTES�
�MSTALL BI.BBLER ABOVE ROOT BALL
2�INSTALL BUBBLER ON UPI-IILL SIDE OF
PLANT WHERE 4PPUCA.BLE.
BUBBLER /I/2"STREET ELL
STEM-� � 46'MAX L
WATERING BERM Z S LCp �Q c F�E
FINSH 6RADE LJpSEALENGIA-IT AS RE�UIREDI
.-_�--�.._-� 12"MIN.GOVER
. � �`n%tir; � _ �
ROOT BALL�!�"��
MATERIAL BAGKFILL . .. ..
V2"x 3/8'�PVG SGHEDULE
MALE ADAPTER(TYPJ
TREE BUBBLER DETAIL
APD
-V�"TI-IREADED SIDE OUTLET
PVC SCHEDULE 40 TEE(SXSxT�
OR ELL(SXT�CONNEGTED TO
IRR.LATERAL LIrE.
KING BROS.GV-MF SERIES
CHECK VALVE(TXT)
OI DIFFUSER BUG CAP�
RAIN BIRD DBC-025
(I OF 2 SHOWN,6 POS5IBLE)
OZ UNIVERSAL Ya"TUBIN6 STAKE
RAIN BIRD TS-025
(1 OF 2 SHOWN.6 POSSIBLE>
OYa'D�STRIBUTION TUBING
RAIN BIRD XQ TUBaJG
(LENGTN AS REQUIRED)
(I pF 2 SI�OWN,6 POSS�LE)
Oq SUBTERRANEAN EMITTER BOX�
RAIN BIRD SEB 7XB
OMULTI-OUTLET YZ"FPT NJLET X
BARBED OUTLET XERI-BUG
EMITTER�
RAIN BIRD XBT-10-6
6 TOP OF MULCH
�
FINISH GRADE
O PVC SCH 80 NIPPLE
q (LENGTH AS REQUIRED)
PVC SCI-I 40 TEE OR ELL
O PvC LATERAL PIPE
A
3"MNVIMUM DEPTI-I OF
3/s"WASI�D 6RAVEL
NOTE�
L RAN BRD XBT-XX-6 IS AVALABLE kJ TI-E FOILOWNG MODELS=
XBT-05-6 O.5 GPN
XBT-b-6 LO GPH
XBT-20-6 2.0 GPN
MULTI-OUTLET XERI BUG OUTLET
PVC SCla d0 T�OR B1
ON SC4�L 40 RISER
PVC LATERAL GDE
RAN BRD'EASY FiT
COIu�RE$,riNN ADAPTH2
EASY FfT GOAPRES'' COIALNC's
RAN BRD'(A�DCFCOLP)
LAW'',�CAPE DRDLI�E TUBN('
��
`w
�
W
a
�
w
w
N
S[-E IRR.LEGEND��
� l.d
EASY FiT COMPRESSION CIX�LNG
'RAN BR�'(AdDCFCOIP)
o�s��n�eer� �
g"���� COMPRESSION RUSN CAP
OR CIRf?NiiV�� 'RAN BRD'(A�OCFPC�AP)
�
3 DRIP LINE IRRIGATION DETAIL
EASY FT COMPRESSION GOIALING�
'RANJ BRD'(MDCFCOIJP)
EASY RT 3/4"MALE COMPRESSION ADAPTB2�
'RAN BRD'(MDCF751vpT>
O �
EASY FIT V2"MALE COMPRESSION ADAGTER
RAN BIRD'(IvbCF50bPT)
PVC LATERAL LINE
LANDSCAPE DRIPLt�TUBING
OR
V2-INCN POLYETI-IYLE�E P�E
f;
EASY FfT COMPRES� J COI.DLNG�
'RAN BRD'(MDCFCOUP)
�. i EASY FIT 3/4"FB�AALE COtiPRESSION ADAPTER�
'RAN BRD'(Iv1DCF75FPT)
�
EASY FIT V2"FEMALE CO�APRES�NN ADAPTER
'RAN BRO'OdDCF50FPT)
PVC LATERAL LnE
7 I DRIP COMPRESSION ADAPTERS DETAIL
�
PVC SCN 40 Tg OR Bl
'RAN BRD'EASY RT
COAPRES� J PDAP7ER
tOP OF MLCLI
EASY Fff COA�RESSION GOIDtNCs
RAN BRD'0.0CFCUA)
�- i i
' � T�nPE
TE DOWN STAKE DRGLrE
RAN BRD'QDI6STK1
IB'ON GB�1T62 SPACTX.'
F%!�'.�I-I GRaDE-
wc scu ao ar,�
GVC 5pd 40 Tff OR H1
TOP OF M.itpl �COMOf7E UIMJSADAG7H2
RJC�I-�GRODE FASY Fi COI.G4ES°JON COIALNG
RAN BRD'O.00FGIXDI _:
�� � r ,J �- ,����,,.�� �;,
i� � ���, �%u �C�r=, r ig_r- ��
iL'� - ,�i�'`
--����� " LaADSCaPE..
—
TUBNC'
oav�rE
wc scu ao rasaz
TE DOWN STAKE
RAN EY7D'�pq lYJ
IB'ON CBdf62 SPA
PVC LATERAL L�
DRIP LINE IRRIGATION DETAIL - SECTION
EASY RT COMPRESSION ELBOW
'RAIIV B12D'(MDCFEU
EASY FIT COMPRESSION TEE
'RAIN BN2D'(M�CFTEE)
i
LAN�SCAPE DRIPLIf�TUBING
OR
I/2-INCN POLYETNYLENE PIPE
EASY FIT COMPRESSION COUPLING
'RAIN BIRD'(MDCFCOUP)
EASY FIT COIvpRES$ION FLUSN CAP�
'RAIN BIRD'(MOCFGAP)
DRIP COMPRESSION ADAPTERS DETAIL
��y�4 i�-�, i
�t�y-y��t A �.�....;�%�.�� , • .
,
� Q
4 3 u L'6,t"v:.`i '� "�-
� � � �� � �
_ �_ ���-%.�
.:-,
5 . .,. .,�. , -
.. . .....W _„ _ �
REED ASSOCIATES
LANDSCAPE ARCHITECTURE
4n soun+ TnnF� sraeer
SUNNWALE, CALIFORNIA 9�OB8
�oe.�ei-soaor�oe.+e+-eozx FNc
.ne:....ra�anN�.mdL a.NO�a�.ne1
MIXED-USE
COMMERCIAL
10049 IMPERIAL AVE.
CUPERTINO, CA
ISSUE DnTE
REVISIONS 08.25.13
���
�PAUL JAY REED�
a No.2002 �
* EXP.9/30/q #
S� �P
T
F¢��\
OWNERSHIP AND USE OF DOCUMENTS
Ad DraMirge.Specifcotiona and copiea Mareoi fumieheE by
Reed Msocialas LmOxape NcPitacNre arc anE alwM rsrtqin
ib propaty.Thy ore to W uaed ony.tiM rop�cl to Me
Prqect mE aro not to ba uaad on any other project.
Submiseion or dhtribution to m��t afficial rpulotory n—
quiremanta or tor purpoeen in connxtion wit�the
RojM is rot to M cmdru�d as publkation in Mroqotbn ol
Read Amaiota Lantlecaps NcAilecture.common law copy�iqM
w other rexrvad righU.
Approved pJR
Drawn NG Reviewed PJR
Project No. 13.06
Scale ___ Issue Date 02.15.13
LANDSCAPE
CONSTRUCTION
DETAILS
L3 . 1
sneet of
LANDSCAPE SPECIFICATIONS
IRRIGATION SPRINKLER SYSTEM AND LANDSCAPE PLANTING
1.0 GENERAL
A. THE WORK INCLUDES LABOR,MATERIALS,AND EQUIPMENT RE�UIRED TO COMPLETE WORK
INDICATED IN DRAWINGS AND DESCRIBED IN SPECIFICATIONS.
1. PERFORM WORK IN ACCORDANCE WITH BEST STANOARDS OF PRACTICE RELATING TO
VARIOUS TRAOES,AND UNDER CONTINUOUS SUPERVISION OF A COMPONENT FOREMAN
CAPABLE OF INTERPREfING DRAWINGS AND SPECIFICATIONS.
B. PRIOR TO CONSTRUCTION,VERIFY THAT CONTRACT DOCUMENTS REFLECT LATEST REVISIONS.
INCLUDING PLAN CHECK REOUIREMENTS.
C. CONSTRUCT IRRIGATION SYSTEM USING MATERIAL AND METHODS CONFORMING TO
APPLICABLE PROVISIONS OF UNIFORM PLUMBING CODE.PUBLISHED BY WESTERN
PLUMBING OFFICIALS ASSOCIATION,NATIONAL ELECTRICAL CODE.AND OTHER CODES
PROPERLY GOVERNING THESE ACTIVITIES AT THE LOCATION OF THE WORK.
1. VERIFY LOCATIONS OF EXISTING UTILITIES WHETHER OR NOT SHOWN IN DRAWINGS.
ASSUME RESPONSIBILITY FOR THEIR PROTECTION.
D. THE CONTRACT DOCUMENTS ARE NOT INTENDED TO CONFLICT WITH REQUIREMENTS OF
GOVERNING ORDINANCES. WHEN DRAWINGS AND SPECIFICATIONS DESCRIBE MATERIALS,
WORKMANSHIP,OR CONSTRUCTION OF BEffER OUALITY,HIGHER STANOARD,PROVISIONS OF
DRAWINGS AND SPECIFICATIONS TAKE PRECEDENCE.
E. OBTAIN AND PAY FOR PERMITS AND INSPECTIONS REQUIRED FOR THE WORK.
F. BEFORE PROCEEDING WITH THE WORK,VERIFY DIMENSIONS AND QUANTITIES.
IMMEDIATELY INFORM LANDSCAPE ARCHITECT OF OISCREPANCY BETWEEN DRAWINGS,
SPECIFICATIONS,AND ACTUAL CONDITIONS. COMMENCE WORK IN AREAS OF DISCREPANCY
ONLY AFTER RECEIVING INSTRUCTIONS FROM LANDSCAPE ARCHITECT.
G. DIMENSIONS INDICATED IN DRAWINGS ARE APPROXIMATE. PROVIDE OFFSETS,FITTINGS,
SLEEVES,ETC.,REQUIRED TO COMPLEfE THE PROJECT. PERFORM SIMILAR OPERATIONS FOR
LIKE CONDITIONS WITHOUT ADDITIONAL COST TO OWNER.
1.1 SUBSTITUTIONS
A. FURNISH MATERIALS IN OUANTITIES,SIZE,AND MANUFACTURE INDICATED IN DRAWINGS AND
SPECIFICA710N5.
B. FOR A PERIOD OF 30 DAYS AFTER EXECUTION OF CONTRACT,LANDSCAPE ARCHITECT WILL
CONSIDER FORMAL REQUESTS FROM CONTRACTOR FOR SUBSTITUTION OF PRODUCTS IN PLACE
OF THOSE SPECIFIED ONLY UNDER THESE CONDITIONS.
1. WHEN SPECIFIED PRODUCTS ARE NOT AVAILABLE THROUGH NO FAULT OF SUB-CONTRACTOR.
2. WHEN IT IS CLEARLY SEEN,IN THE JUDGMENT OF OWNER,THAT A SUBSTITUTION WILL
BE TO OWNER'S BEST MTERESTS IN TERMS OF TIME.COST,OR OTHER CONSIDERATIONS.
C. SUBMIT A SEPARATE REOUEST FOR EACH SUBSTITUTION. PROVIDE COMPLETE DATA
SUBSTANTIATING COMPLIANCE OF PROPOSED SUBSTITUTION,INCLUOING PRODUCT
IDEN7IFICATION.MANUFACTURER'S NAME AND ADDRESS,MANUFACTURER"S LITERATURE.AND
SAMPLES AS APPUCABLE.
D. MANUFACTURER'S WARRANTIES WILL NOT RELIEVE SUB-CONTRACTOR OF HIS LIABILITY UNDER THE
GUARANTEE,ONLY SUPPLEMENT THE GUARANTEE.
12 RECORD DRAWINGS
A. FURNISH OWNER WITH A SEf OF RECORD DRAWINGS(REPRODUC18LE VELLUMS)OF IRRtGATION
SPRINKLER SYSTEM AT CONCLUSION OF THE INSTALLAfiION.
1. OBTAIN VELLUMS FROM LANDSCAPE ARCHITECT AT COST Of REPRODUCTION PLUS 25
PERCENT.
B. INDICATE IN RECORD DRAWINGS ALL CHANGES MADE 70 IRRIGATION SYSTEM DESIGN.
1.3 EXTRA MATERIALS
A. FURNISH OWNER WITH 2 EACH OF THE FOLLOWING MATERIALS FOR EACH TYPE OF VALVE
AND SPRINKLER HEAD INSTALLED IN THE SYSTEM:
7. VALVE KEYS.
2. SERVICE WRENCHES.
3. OUICK COUPLER VALVE KEYS.
4. HOSE SWIVELS COMPATIBLE WITH OUICK COUPLER VALVES.
5. KEYS TO OPEN AUTOMA7IC CONTROL CABINEf.
B. INSTALLATION 5
1. PRIOR TO INSTALLATION,LAYOUT AND STAKE PRESSURE SUPPLY LINES,IATERAL LINES,AND
LOCATION OF SPRINKLER HEADS. OBTAIN APPROVAL LAYOUT FROM LANDSCAPE
ARCHITECT.
A. IF EQUIPMENT IS INCORRECTLY LOCATED WITHOUT APPROVAL,RELOCATE PER
DIRECTIONS OF LANDSCAPE ARCHITECT WITHOUT ADDITIONAL COST TO OWNER.
2. CONNECT SPRINKLER IRRIGA710N SYSTEM TO POINT OF CONNECTION(P.O.C.)INDICATED
IN DRAWINGS.
A. MAKE CONNECTIONS AT APPROXIMATE�OCATIONS SHOWN IN DRAWINGS.
B. ASSUME RESPONSIBILITY FOR CHANGES CAUSED BY ACTUAL SITE CONOITIONS.
C. TRENCHING&BACKFILLING
1. EXCAVATION INCLUDES REMOVAL OF WATER AND MATERIALS,OR OBSTRUCTIONS OF ANY
NATURE THAT WOULD INTERFERE WITH THE WORK.
2. REMOVE FROM THE SITE EXCESS AND WASTE MATERIAL RESULTING FROM TRENCHING
OPERATIONS.
3. DIG TRENCHES STRAIGHT AND SUPPORT PIPE CONTINUOUSLY ON BOTTOM OF DITCH.
A. LAY PtPE TO AN EVEN GRADE. FOLLOW LAYOUT FOR TRENCHING EXCAVA710N
�� INDICATED IN DRAWINGS AND AS NOTED.
4. COVERAGES
�. A. PROVIDE MINIMUM COVER OF 18 INCHES FOR PRESSURE SUPPLY LINES.
�� B. PROVIDE MINIMUM COVER OF 15 INCHES FOR ALL NON-PRESSURE LINES INDICATED
�� IN DRAWINGS.
C. PROVIDE MINIMUM COVER OF 24 INCHES OVER PIPE UNDER VEMICULAR WAYS.
'�� D. PROVIDE MINIIAUM COVER OF 18 INCHES FOR CONTROL WIRING.
� E. PROVIOE 3 INCH SAND BACKFILL,ALL SIDES OF PVC PIPE,WHERE SOILS CONTAIN
� GREATER THAN SOR ROCKS OR OTHER MATERIAL i/2 INCH OR LARGER IN DIAMETER
WITHIN NATNE BACKFILL MATERIAL.
D. COMPACTION
t. COMPACT BACKFILL FOR TRENCHING TO A DRY DENSITY EOUAL TO ADJACENT
UNDISTURBED 501�IN PLANTING AREAS AND TO 907.IN PAVED AREAS.
2. CONFORM TO ADJACENT GRADES WITHOUT DIPS,SUNKEN AREAS,HUMPS,OR OTHER
IRREGULARITIES.
3. PLACE INITIAL BACKFILL ON ALL LINES OF A FINE GRANULAR MATERIAL.
. 4. FOREIGN MATTER LARGER THAN 1/2 INCH IN SIZE WILL NOT BE PERMITTED.
��. 5. IF SETTLEMENT OCCURS AND ADJUSTMENTS IN PIPE,VALVES.SPRINKLER HEADS,IAWN
OR PLANTING,OR OTHER CONSTRUCTION ARE NECESSARY,MAKE REQUIRED ADJUSTMENTS
''. WITHOUT ADDITIONAL COST TO OWNER.
E. HANDLING OF PIPE
1. INSTALL WC PIPE ALLOWING A SMALL AMOUNT OF EXCESS LENG7H IN THE LWE TO
COMPENSATE FOR CONTRACTION OR EXPANSION OF THE PIPE.
A. ACCOMPLISH EXCESS LENGTH BY"SNAKING"7HE LINE IN THE TRENCH DURING
TIME OF INSTALLATION.
2. HANDLE AND ASSEMBLE PIPE,FITTINGS.AND ACCESSORIES BY SKILLED TRADESMEN
USING APPROVED MEfHODS AND TOOLS. EXERCISE CARE TO PREVENT DAMAGE TO
MATERIALS OR EOUIPMENT.
A. KEEP INTERIOR OF PIPES,FITTINGS,AND ACCESSORIES CLEAN AT AL�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. PERFORIA JOINTING BY COMPETENT TRADESMEN SPECIALLY TR4INED IN THE 7YPE OF
WORK REQUIRED,USING TOOLS AND EOUIPMENT RECOMMENDED BY THE
MANUFACTURERS OF THE PIPE,FITTINGS,OR EQUIPMENT.
A. TAKE EVERY PRECAUTION TO SECURE A PERMANENT,WATER-TIGHT JOINT
BE"fWEEN EACH LENGTH Of PIPE.
B. JOINTING PROCEDURES AND METHODS ADOPTED BY CONTRACTOR SHALL BE IN
STRICT ACCORDANCE WITH RECOMMENDATIONS OF MANUFACTURER OF JOINTING
MATERIAL USED.
1.4 WARRANTY
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 WEAR AND TEAR,UNUSUAL
ABUSE,OR NEGLECT ACCEPTED.
B. PROVIDE GUARANTEE FOR REPAIR OR REPLACEMENT OF DEFECTS IN MATERIAL OR
WORKMANSHIP,SETTLING OF BACKFILLED TRENCHES,AND TO REPAIR OR REPLACE DAMAGE
RESULTING FROM THE REPAIRS OR REPLACEMENTS OF DEFECTS WITHOUT ADDITIONAL COST TO
OWNER.
C. MAKE REPAIRS OR REPLACEMENTS,INCLUDING COMPLEfE RESTORATION OF DAMAGED
PLANTING,PAVING,OR OTHER IMPROVEMENTS OF ANY KIND,WITHIN A REASONABLE TIME
AS DETERMINED BY OWNER,AFTER RECEIPT Of WRITfEN NOTICE.
D. IN THE EVENT OF FAILURE BY CONTRACTOR TO MAKE REPAIRS OR REPLACEMENTS WITHIN A
TEN DAYS AFfER RECEIPT OF WRITTEN NOTICE,REPAIRS OR REPLACEMENTS WILL BE
MADE BY OTHERS AT THE EXPENSE OF SUB-CONTRACTOR.
E. WARRANIY PERIOD FOR IRRIGATION SPRINKLER SYSTEM. 1 YEAR FROM DATE OF ACCEPTANCE
BY OWNER.
1.5 LANDSCAPE MAINTENANCE AND GUARANTEE
A. PROVIDE MAMTENANCE FOR PLANTING ANO IRRIGATION FOR 60 CALENDAR DAYS AFTER STAGE
ACCEPTANCE.
1. WORK INCLUDES,BUT IS NOT LIMITED T0,WATERING.WEEDING,MOWING.FERTILIZING,
CULTIVATING,SPRAYING,CUTTING,AND PRUNING NECESSARY TO KEEP PLANTS IN A
HEALTHY GROWING CONDITION.AND TO KEEP PIANTED AREAS NEAT AND ATTRACTIVE
IN APPEARANCE THROUGHOUT MAINTENANCE PERI00.
2. IMMEDIATELY REPLACE DAMAGED,UNHEALTHY.OR OEAO TREES,SHRUBS,AND
GROUND COVERS WITH SIZE AND KIND INDICATED IN DRAWINGS.
3. PRIOR TO ENO OF MAINTENANCE PERIOD.APPLY FERTILIZED'D'(15-2-6)AT THE RATE
OF 4 POUNDS PER 1,000 SOUARE FEET UNIFORMLY OVER ALL PLP,NTING AREAS.
4. UPON COMPLETION OF INITIAL 60 DAY MAINTENANCE PERIOD,N071FY LANDSCAPE
ARCHITECT 48 HOURS PRIOR TO DATE OF INITIAL INSPECTION.
B. GUARANTEE THAT PLANTS AND PLANTING AREAS ARE IN HEALTHY,THRIVING CONDITION FOR
AN ADDITIONAL 60 DAYS AFTER INITIAL ACCEPTANCE OF PROJECT BY LANDSCAPE ARCHITECT.
1. FlNAL ACCEPTANCE MAY BE GRANTED AT THIS TIME AS DETERMINED BY LANDSCAPE
ARCHITECT.
2.0 PRODUCTS
2.1 IRRIGATION SPRINKLER MATERIALS
A. PVC PLASTIC PIPE AND FITTINGS
1. MAIN LINE(PRESSURE)PIPING,lYPE 1120-1220 SCHEDULE 40,NSF APPROVED.
LASCO,JOHNS MANVILLE.OR APPROVED EOUAL.
A. MAIN LINE PVC PIPE FITTINGS.TYPE 1-11 SCHEDULE 40,NSF APPROVED.
2. LATERAL(NON-PRESSURE)LINE PIPING.TYPE 1120-7220 SCHEDULE 40,CLASS
200,NSF APPROVED,LASCO,JOHNS MANVILLE,OR APPROVED EOUAL.
A. L4TERAL PVC PIPE FITiINGS,TYPE 1-11 SCHEDULE 40,NSF APPROVED,
LASCO,SLOANS,OR APPROVED EQUAL.
3. SOLVENT,lYPE APPROVED BY MANUFACTURER OF PIPE AND FITTINGS. USE SCHEDULE
80 PVC THREADED NIPPLES IN RISER ASSEMBLIES.
4. USE ONLY PVC PtASTIC PIPE FREE FROM BUSTERS,INTERNAL STRIATIONS.DENTS,
WRINK�ES,CRACKS.HOLES,FOREIGN MATERIALS,SMOOTH INTERIOR WALL WITH A GLASS-
LIKE APPEARANCE.
A. CONTINUOUSLY AND PERMANENTLY MARK EACH PIPE WITH MANUFACTURER'S
NAME,KIND OF PIPE,MATERIAL.SIZE SCHEDULE OR NPE,AND MANUFACTURER'S
QUALITY CONTROL IDENTIFICATION.
B. GALVANIZED PIPE AND FITTINGS
1. WHERE INDICATED IN ORAWINGS.USE ASA SCHEDULE 40 MILD STEEL SCREWED
PIPE,GALVANIZED,WITH MEDIUM GALVANIZED SCREWEO BEADED MALLEABLE IRON
FlTfINGS.
A. GALVANIZED COUPLINGS MAY BE MERCHANT COUPLING.
2
C. CUT PIPE CUT STRAIGHT AND TRUE. �
D. AFTER CUTfING,REAM OUT ENDS TO THE FULL INSIDE DIAMEfER OF THE PIPE.
E. IN CHANGING PIPE DEPTHS.USE 450 ELBOWS.
F. SPRINKLER HEADS
1. INSTALL 7URF HEADS,WHERE ADJACENT TO FIXED OBJEC7S SUCH AS HEADERBOARDS,
CURBS,OR MOWING STRIPS,SO POWERED EDGING TOO�S CAN PASS BETWEEN TURF
HEAD AND FIXED OBJECT WITHOUT DIFFICULN.
2. LOCATE SHRUB HEADS MINIMUM 12 INCHES FROM&4CK OF CURBS AND EDGE OF
WALKWAYS WHEN SHRUB HEAD IS MOUNTED ABOVE GRADE ON A RISER.
G. CONTROL VALVES
1. INSTALL ELECTRIC.NORMALLY CLOSED ANGLE CONTROL VALVES AS INDICATED IN
DRAWINGS AND AS SPECIFIED BY MANUFACTURER.
2. SEf VALVES IN VERTICAL POSITION,HOUSED IN AMEfEK OR EQUAI.VALVE BOX WITH
REMOVABLE COVER,FLUSH WITH FINISHED GRADE.WHEREVER POSSIBLE,INSTALL IN A
SHRUB AREA.
H. ELECTRICAL WORK
1. PERFORM ELECTRICA�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 RESPONSIBILITY FOR THE COORDINA710N OF ALL ELECTRICAL SERVICE
CONNECTIONS 70 THE CONTROLLER.
I. FIELD QUALITY CONTROL
1. FLUSH PIPES BY REMOVING HEAOS AND OPERATING THE SYSTEM AT FULL PRESSURE
UNTtL ALL RUST.SCALE.SAND.ETC..IS REMOVED.
A. DIVERT FLUSHING WATER TO PREVENT PONOING OR SOII EROSION.
2. TEST PIPING UNDER FULL 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 DETERMINE THAT THEY FUNCTION ACCORDING TO MANUFACTURER'S DATA,AND
6. TO DETERMINE THAT THE iNSTALLATION WiLL PROVIDE DESIGN COVERAGE.
6. ALLOW OR CAUSE WORK TO BE COVERED UP OR ENCLOSED ONLY AFfER IT HAS BEEN
INSPECTEO,TESTED,AND APPROVED BY LANOSCAPE ARCHITECT.
A. SHOULD ANY WORK BE CLOSED OR COVERED UP BEFORE INSPECTION AND TE5T5
ARE SATISFACTORILY COMPLEfED.UNCOVER THE WORK.AND AFfER IT HAS BEEN
INSPECTED,TESTED,AND APPROVED.MAKE ALL REPAIRS WITH MATERIALS AS MAY
BE NECESSARY TO RESTORE DISTURBED WORK TO ITS ORIGINAL AND PROPER
CONDITION WITHOUT ADDITIONAL COST TO OWNER.
3.2 LANDSCAPE PLANTING PROCEDURES
A. CI.EARING&GRUBBING
1. PRESERVE EXISTING TREES IN AN UNDISTURBED CONDITION.
2. ROUGH GRADE EARTHEN MOUNDS TO CONTOURS INDICATED IN DRAWINGS.
3. CONSTRUCT MOUNDS WITH ENOUGH EXCESS MATERIAL TO ALLOW FOR FUTURE
SEffLEMENT.
A. FINAL LOCATION OF MOUNDS SHALL NOT CONFUCT WITH EXISTING UTILITIES,UTILITY
BOXES,VALVE BOXES,EfC.
P TI I A X PT F R N RMA GRADING AND SHAPING
4. NO COM AC ON W LL BE LLOWED E CE 0 0 L
OPERATIONS. �
5. UPON COMPLETION OF GRADING OPERATIONS.SPREAD EXCESS MATERIAL IN AREAS
DIRECTED BY LANDSCAPE ARCHITECT.
B. SOIL CONDITIONS
1. CULTIVATE PLANTED AREAS TO A LIGHT ANO FRIABLE CONSISTENCY. UNIFORMLY TILL 7HE
C. CONTROL WIRE
1. DIRECT BURIAL REMOTE CONTROL WIRES.U.L.APPROVED TYPE U.F.MINIMUM OF
CHARTI OR REQUIREDUWIRE SIZESONSULT VALVE MANUFACTURER'S CURRENT WIRE SIZING
2. COMMON RETURN WIRE=WHITE.PILOT WIRE=RED,ORANGE.OR BIACK.
3. MAKE SPLICES WITH"SCOTCH LOK"N0.3577 CONNECTOR SEALING PACKS.OR
APPROVED EQUAL.
D. SPRINKLER HEADS,REMOTE CONTROL VALVES,AUTOMATIC CONTROLLER,QUICK
1. ttPE,SIZE,M1D LOCATION INDICATED IN DRnWINGS.
2. LOCATE REMOTE CONTROL VALVES AND QUICK COUPLERS A MAXIMUM OF 12
INCHES FROM CURB,WALK,OR HEADERBOARD.
E. BACKFLOW PREVENTION
7. BACKFLOW PREVENTERS AS INDICATEO IN DRAWINGS OR AS APPROVED 8Y LOCAL
GOVERNWG BODY.
2. DO NOT LOCATE IN L4WN AREAS.
3. SCREEN UNIT WITH PLANT MATERIAL SHOWN ON PLANTING PLAN IN LOCATION OF
BACKFLOW PREVENTER OR ELSEWHERE ON SITE WHEN DIRECTED BY LANDSCAPE
ARCHITECT.
4. AVOID USING PVC PIPING IN BACKFLOW PREVENTER ASSEMBLIES.
F. VALVE BOXES
1. CONTROL VALVE BOxES.AMETEK N0. 10-70-00 WITH GREEN COVER LIO N0 10-
173-004,OR EOUAL. PROVIDE EXTENSIONS IF REOUIRED.
2.2 LANDSCAPE PLANTING MATERIALS
A. SOIL
1. EXISTING SURFACE SOIL,UNLESS OTHERWISE INDICATED IN DRAWINGS,FREE FROM
SUBSO�L,REFUSE,ROOTS,HEAW OR STIFF CLAY,ROCKS,STICKS,BRUSH OR OTHER
DELEfERI0U5 MATERIALS.
2. NATIVE SOIL,MATERIAL ExCAVATED FROM PLANTING HOLES,FREE FROM ROCK OVER 1/2
INCH IN DIAMEfER.
3. IMPORTED SOIL.IF REQUIRED,SANDY�OAM 7EXTURE.
A_ SUBMIT SOIL SAMPLES AND ANALYSIS OF IMPORTED SOIL TO LANDSCAPE
ARCHI7ECT FOR APPROVAL PRIOR TO DELIVERY TO PROJECT SITE.
B. SHOULD lANDSCAPE ARCHITECT REJECT ANY PORTION OF DELIVERED SOIL,FOR ANY
REASON,SELECT SOIL MATERIAL FROM A DIFFERENT SOURCE AND RESUBMIT TO
LANDSCAPE ARCHITECT FOR APPROVAL WITHOUT ADDITIONAL COST TO OWNER.
B. FERTILI2ERS AND SOIL AMENDMENTS
1. COMMERCIAL GRADE FERTILIZERS AND SOIL AMENDMENTS,UNIFORM IN COMPOSITION,
ORY AND FREE-FLOWING,DELIVERED TO SITE IN ORIGINAL,UNOPENED CONTAINERS,
EACH BEARING THE MANUFACTURER'S GUARANTEED ANAlY51S.
2. MATERIAL WHICH BECOMES CAKED OR OTHERWISE DAMAGED,MAKING IT UNSUI7ABLE
FOR USE,WILL BE REJECTED.
A. FERTIUZER'A': FERTILIZER FOR GENERAL SOIL FERTILITY IMPROVEMENT IN ALL
TURF AND PL4NTING AREAS SHALL BE PELLETED TYPE HAVING
A N6-P20-K20 FORMULA.
B. FERTILIZER'B': FERTILIZER TO BE APPLIED TO U1WN AREAS PRIOR TO
SEEDING OR SODDING SHALL BE PELLETED TYPE HAVING
N6-P2-KO(WITH 1X IRON).
C. FERTILIZER'C': FERTILIZER TO BE INCORPORATED IN EACH PtANT PIT SHALL
BE A PLANT TAB WITH FORMULA N20-P10-K5,SUCH AS
AGRIFORM.
D. FERTILIZER'D': FERTILIZER TO BE APPLIED TO LAWN AREAS AFfER TURF IS
ESTABLISHED AND AROUND INSTALLED CONTAINER PLANTS
DURING 7HE MAINTENANCE PERIOD SHALL BE PELLETED T(PE
COMBINATION CHEMICAL ORGANIC FORMUL4 N75-P2-K6.
E. SOIL AMENDMENT: RECYCLED COMPOST MATERIA�,
FOLLOWING MATERIA�,PER 1,000 SQUARE FEET,INTO THE TOP 6 INCHES OF SOIL,USING
A ROTOTILLER OR SIMILAR MACHINE,THEN THOROUGHLY WATER.
6 CU.YDS. - RECYCLED COMPOST MATERIAL(SOIL AMENDMENT)
25 LBS. - FERTILIZER A'
15 LBS. - SOIL SULPHER
2. CULTIVATE EJ(ISTING PLANTING AREAS WITH HANO TOOLS.
3. PREPARED SOIL MIX FOR BACKFILL IN PITS FOR TREES,VINES,AND SHRUBS,CONSISTING
OF THE FOLLOWING:
1/3 YD. - RECYCLED COMPOST MATERIAL(SOIL AMENDMENT)
2/3 YD. - NATIVE SOIL
t LB. - IRON SULPHATE
AND FERTILIZER'C'AS FOLLOWS
1 GAL: 1-TAB
5 GAL: 2-7A85
15 GAL: 4-TA85
6-8 TA85 FOR BOXED MATERIAL
4. CONDUCT SOIL PREPARATION AND PLANTING OPERATIONS ONLY UNDER FAVORABLE
WEATHER CONDITIONS. SOIL SHAL�NOT BE WORKED WHEN EXCESSIVELY DRY OR WET.
A. LANDSCAPE ARCHITECT RESERVES THE RIGHT TO STOP WORK TAKING PLACE DURING
A PERIOD WHEN CONDITIONS ARE CONSIDERED DETRIMENTAL TO SOIL STRUCTURE
OR PUNT GROWTH.
C. PLANTING TREES,SHRUBS,&VINES
1. DIG PITS FOR PLANTS SOUARE PER DETAIL IN DRAWINGS.
A. LEVE�SIZE OF PITS SHALL BE 2 TIMES DIAMETER OF R00T BAl1,AND ONE-HALF
AGAIN AS DEEP AS THE DEPTH OF R00T BAL�.
B. SOIL AT SIDES AND 80TTOMS SHALL BE LOOSENED BY SCAR�FYING TO ENSURE R00T
PENETRATION. AVOID SMOOTH CIRCULAR SIDES.
2. BACKFILL PITS WITH"PREPARED SOIL"TO THE BOTTOM OF THE R00T BALL THEN SET
THE PL4NT IN AN UPRIGHT POSITION IN CENTER OF HOLE. BACKFILL SPACE AROUND IT
WITH PLANTING MIX.
A. WHEN THE BACKFILL AROUND 7HE PLANT IS APPROXIMATELY TWO-THIRDS
COMPLETED.7HOROUGHLY WATER. BACKFILL COMPLETE TO THE GRADE OF 7HE
SURROUNDING AREA.
B. THE C�'OWN OF THE PLANT SHALL BE 1-1/2 INCHES ABOVE(MINIMUM)FINISHED
GRADE.
3. PREPARE A SOIL RING AT LEAST 3 INCHES HIGH AND AS WIDE AS ROOT BALL AROUND
EACH PLANT(NOT IN A TURF AREA)70 RETAIN WATER.
A. WATER THOROUGHLY TO ELIMINATE AIR POCKEfS.
B. REMOVE TURF IN A 24 INCH DIAMEfER RING AROUND EACH TREE BASE IN TURF
AREAS.
D. PLANTING GROUND COVERS
1. PLANTING SHALL TAKE PLACE IN THE EXISTING PREPARED MOIST AND FRIABLE SOIL,
NEVER DRY OR WEf AND SOGGY.
A. THE MOIST CONDITION SHALL EXTEND TO THE FULL DEPTH OF CULTIVATION.
2. SPACE GROUND COVER PLANTS AS INDICATED IN DRAWINGS AND IN THE PLANT LIST.
3. PLANT IN EVENLY SPACED ROWS WITH STAGGERED TRIANGULAR SPACING AND AROUND
SHRUBS AND TREES TO W17HIN ONE F00T.
4. NO GROUND COVER SHALL BE PIANTED LESS THAN ONE-HALF OF 7HE SPECIFIED SPACING
FROM ANY CURB OR WALKWAY.
E. PLANTING TURF GRASS
1. AFTER ALL>OIL AMENDMENT AND FERTILIZERS HAVE BEEN APP�IED AND CULTIVATED
INTO SOIL,FlNE GRADE ALL AREAS.
2. REMOVE RIDGES AND DEPRESSIONS. AREAS SHALL BE SMOOTH,CONTINUOUS,FIRM
PLANES THAT ENSURE PROPER SURFACE DRAINAGE.
3. REMOVE ROCKS,SOtL LUMPS,AND DELEfERI0U5 MATERIALS LARGER THAN 1 INCH,RAKE
AND COMPACT AREAS WITH A 200 POUND ROLLER.
4. AVOID ADDITIONAL COMPACTION OF THE SOILS AFTER TREATMENT. DO NOT PERMIT
VEHICULAR OR EQUIPMENT TRAFFIC OVER AREAS.
3
?
F. IRON SUIFATE: STANDARD COMMERCIAL BRAND.
C. WOOD CHIP MUICH
1. ALL PLANTED AREAS,EXCEPT TURF,SHALL RECEIVE A TOP DRESSING OF MUICH
CONSISTING OF RECYCLED DYED WOOD CHIPS OR FIR CHIPS.MEDIAN GRIND 3/8 TO
TO 3/4"DUIMETER. SHREDDEO BARK IS UNACCEPTABLE.
D. PLANT MATERIAL
1. CONFORM PLANT MATERIAL.INDICATED IN DRAWINGS BY THE USTED NAMES,TO
"STANDARD PIANT NAMES",SECOND EDITION. EXCEPT FOR NAMES NOT INCLUDED,
FOLLOW THE ESTABLISHED CUSTOMS OF THE NURSERY TRADE.
2. ALL PLANTS SHALL BE TRUE TO NAME. TAG ONE OF EACH BUNDLE OR LOT WITH THE
NAME AND SIZE OF THE PLANT,IN ACCORDANCE WITH STANDARDS OF PRACTICE
RECOMMENDED BY AMERICAN ASSOCIATION OF NURSERYMEN.
3. ALL PLANT MATERIALS SHALL MEEf THE SPECIFICATIONS OF FEDERAL,STATE,ANO
COUNTY LAWS,REQUIRING INSPECTION FOR PLANT DISEASES AND INSECT INFESTATIONS.
4. PLANTS SHALL BE SYMMEfRICAL,TYPICAL FOR VARIETY AND SPECIES,SOUND,HEALTHY,
VIGOROUS,FREE FROM PLANT DISEASES.INSECT PESTS.OR OTHER ECGS,WITH
HEALTHY,NORMAL R00T SYSTEMS,WELL FILLING THEIR CONTAINERS,BUT NOT TO THE
POINT OF BEING R00T BOUND.
5. USE ONLY PLANT MATERIALS TNAT ARE FIRST CLASS REPRESENTATNE OF THE SPECIES
AND CULTNARS SPECIFIED AND THAT CONFORM TO ALL STATE AND LOCAL LAWS
GOVERNING THE SALE,TRANSPORTATION,AND INSPECTION OF PIANT MATERIALS.
6. PROVIDE ONLY PLANTS WITH STRAIGHT,SINGLE TRUNKS,UNLESS OTHERWISE INDICATED
IN DRAWINGS.
7. THOSE SPECIFIED TO BE MULTI-TRUNK SHALL HAVE AT LEAST THREE MAIN LEADERS
FROM THE BASE.
8. PLANTS THAT HAVE ENCIRCLING ROOTS.NOT ROOT 80UND,SHALL HAVE ROOTBALLS LIGHTLY
SLASHED ON A MINIMUM OF 3 SIDES TO STOP ENCIRCLING R00T GROWTH.
9. THE HEIGHT ANO SPREAD OF PLANT MA7ERIALS SHALL BE MEASURED WITH BRANCHES
IN THEIR NORMAL POSITION. MEASURE SIZES OF PL4NT5 ON THE PLANT UST.
A. 5 AND 15 GALLON CAN CONTAINER STOCK SHALL HAVE BEEN GROWN IN 7HAT
CONTAINER NOT LESS THAN SIX(6)MONTHS,BUT SHALL NOT HAVE BEEN
OVERGROWN IN THE CONTAINERS SO AS TO HAVE BECOME ROOT BOUND.
B. 15 GALLON CAN CONTAINER STOCK SHALL HAVE A PL4NTED HEIGHT OF 6 FEET WITH
1 INCH CALIPER TRUNK.
2.3 SOURCE QUALJTY CONTROL
A. PERFORM INSPECTIONS OF CONSTRUCTION FOR THE FOLLOWING PARTS OF THE WORK:
1. INSPECTION UPON COMPLETION OF PRELIMINARY FINISH GRADING AND IRRIGATION
SPRINKLER SYSTEM.
2. INSPECTION OF PL4NTS PRIOR TO LAYOUT.
3. LAYOUT INSPECTION OF SPOTTED PL4NTS.
4. INITIAL INSPECTION UPON COMPLETION OF PLANTING AND TREE STAKING,PRIOR TO
COMMENCEMENT OF MAWTENANCE PERIOD.
5. FINAL INSPECTION AT CONCLUSION OF ADDITIONAL 60 DAY LP,NDSCAPE MAINTENANCE
PERIOD.
B. LISTED INSPECTIONS WILL BE MADE BY LANDSCAPE ARCHITECT OR AN AUTHORIZED
REPRESENTATNE.
1. REOUEST INSPEC710N BY L4NDSCAPE ARCHITECT AT LEAST 48 HOURS IN ADVANCE OF
TIME INSPECTION IS REQUIRED.
3.0 EXECUTION
3.1 IRRIGATION SPRINKLER SYSTEM
A. PREPARATION
1. COORDINATE INSTALLATION OF SPRINKLER MATERIALS,INCLUDING PIPE,TO ELIMINATE
INTERFERENCE WITH,OR DIFFICULTY IN PLANTING SHRUBS,TREES,GROUND COVER,
EXISTING OR PROPOSED UTILITIES,AND OTHER CONSTRUCTION. RESTORE TO ORIGINAL
CONTOURS AND ESTABLISHED GRADES CHANGED DURING COURSE OF THE WORK.
4
S
A. IN THE EVENT OF SUCH COMPACTION,CONTRACTOR WILL BE REQUIRED TO
RECULTIVATE COMPACTED AREAS.
5. SODDING: RAKE AREAS TO FINISH GRADE ELEVATION TO 1 INCH LOWER THAN
ADJACENT PAVING TO ACCOMMODATE SOD THtCKNESS.
A. SPREAD 20 POUNDS PER 1,000 SOUARE FEET OF FERTILIZER'B'ON SOIL
SURFACES PRIOR TO SODDING. THEN NEATLY INSTALL SOD SLABS.
B. STAGGER END JOINTS,TIGHTLY JOINTED WITH NO VISIBLE SPACES.
C. LIGHTLY WATER AND ROLL ENTIRE AREAS. THEN HEAVI�Y WATER TO ASSURE WATER
PENEfR4TI0N OF AT LEAST A DEPTH OF 8 INCHES.
6. SEEDING: APPLY FERTILIZER'B'TO FINISH GRADED SURFACES AT THE RATE OF 4
POUNDS PER 1,000 SOUARE FEET.
A. USE ONLY SEED THAT IS WEED FREE,FRESH,RECLEANED,GRADE A.NEW CROP
CONSISTING OF THE PERCENTAGE OF MIX AS DESCRIBED 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 DELIVERED TO PROJECT SITE IN&4GS BEARING DEALER'S LABEL AND
GUARANTEED ANALYSIS.
C. SOW SEED IN 2 DIRECTIONS AT A TOTAL COMBINED RATE OF 10 POUNDS PER
1.000 SOUARE FEET.
D. SOW SEED BY EXPERIENCED PERSONNEL AT A TIME WHE►�L1fiTI�����OR-ND--WINU.^ISY
BLOWING. .;�
E. LIGHTLY RAKE INTO TOP 1/8 INCH OF S01�. '�
F. DO NOT MOW UNTIL 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 FERTIUZER'D',3G i AFTER
PLANTING,AT THE RATE OF 5 POUNDS PER 1,000 SOUARE Fl
A. REPEAT EVERY 30 DAYS THROUGH MAINTENANCE.
F. WEED CONTROL,PEST CONTROL,&MULCHING
1. WEED CONTROL M(ATERIAL SHALL B)E A PRE-EMERGENT HERBICI(1E,TRIFLUR� (TR�AN)
AREASP DO�I APp�LY�T�O�URFIDEVELOPEDPAREAS.EQUAL,APPIIE�OIY'�f�"'
2. CONSIDER IT PART OF CONTRACTOR'S WORK TO CONTROL ON-SITE OR NEARBY PESTS THAT
ARE DISTURBING THE CONDITION OF LANDSCAPE IMPROVEMENTS.
3. CONTROL OF PESTS INCLUDES,BUT IS NOT LIMITED TO RODENTS,RABBITS.INSECTS,
DEER,EfC.
4. REPAIR DAMAGE THAT OCCURS TO THE ORIGINAL CONDITION OF IMPROVEMENTS,
INCLUDING REPLACEMENT OF PIANT MATERIAL WHEN REQUIRED.WITHOUT AODITIONAL
COST TO OWNER.
T AR X PT TURF
PR RK HIP MULCH EVENLY OVER ENTIRE PLAN ED EA E CE
5 DEVELOP D AREAS,TO A MINIMUM DEPTH OF 2". �
G. PRELIMINARY INSPECTION AND STAGE ACCEPTANCE
1. UPON COMPLETION OF PLANTING WORK,NOTIFY LANDSCAPE ARCHITECT THAT PROJECT
IS READY FOR INSPECTION.
2. UPON INSPECTION,IF LANDSCAPE ARCHITECT FINDS ENTIRE PROJECT COMPLETE AND
IN COMPLIANCE WITH DRAWINGS AND SPECIFICATIONS,STAGE ACCEPTANCE WILL BE
GRANTED.
3. IF ASPECTS OF PROJECT ARE INCOMPLETE OR IMPROPERLY INSTALLED,CONTRACTOR WILL
BE NOTIFIED AND HAVE 5 WORKING DAYS IN WHICH TO CORRECT OR COMPLEfE THE
WORK.
4. STAGE ACCEPTANCE WILL BE G�VEN ONLY WHEN ALL WORK IS CORRECT AND COMPLEfE.
5. THE STAGE ACCEPTANCE BY LANDSCAPE ARCHITECT OF LANDSCAPE PROJECT WILL
ESTABLISH THE BEGINNING OF PLANT MAINTENANCE PERIOD.
3.3 CLEANING
A. UPON COMPLEfION OF WORK.REMOVE EXCESS MATERIALS,RUBBISH,DEBRIS,AND
SUB-CONTRACTOR'S CONSTRUCTION AND INSTALLATION EOUIPMENT FROM 7HE PREMISES.
B. FINAL INSPECTION OF THE WORK WILL BE MAOE BY LANDSCAPE ARCHITECT IN THE
PRESENCE OF THE SUB-CONTRACTOR WHEN WORK IS COMPLETED. NOTIFICATION SHALL BE
MADE BY THE CONTRACTOR 48 HOURS IN ADVANCE OF SUCH INSPECTION.
REED ASSOCIATES
LANDSCAPE ARCHITECNRE
477 SOUTH TAAFFE STREET
SUNNYVALE,CALIFOFWIA 9�OB8
�oe.�si-9ozoisoe.�ei-sozxFac
.�b:www.rNinN i�N:OW1Q�WnM
MIXED-USE
COMMERCIAL
10049 IMPERIAL AVE.
CUPERTINO, CA
ISSUE DATE
REVISIONS 08.25.13
N ��
�PAUL JAY REED�
n No.2002 �
* EX7.9/3p/Ki *
S� P
Sr
F��p���
OWNERSMIP AND USE OF DOCUMEMS
AN DrowMqs,Spacificaliwis and coqsa Mersot fumiahed by
ReaE Maotiotas WMecope Nc�itacturc aro aW ehoq rertain
if�Droqrty.TTy an to W uaW ony rilh nap�ct lo Me
Prqect and are not to be used on any othx prqect.
Submi�ian or d'ntribulion to m��t officiol roqulatory rr
quiramants or tor purposee in connxtion wiN tha
Prq�ct ia not to M corotruW as pudicotion in dwoqatbn or
Rsed Aseociatse Landscape Mchitectws.common IaN copyrigM
w other rexrveC rignU.
Approved PJR
Drown NG Reviewed PJR �.
Projeet No. 13.06
Scale ___ Issue Date 02.15.13
!���t�3-�t
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SCALE: 1"=10' PROPOSED PARKING
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(N) Al-6 , � APN. 357-17-012 O (N) Al-6 CURB � � • ,►�,,�,
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( _ + i I I
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3— — T.C. 102.0 5 — — .00�
� 3.0 'PAR G 00' PARKING� SWALE �— o� �` ',-' �'
EASEMENT ° �V GR=100.5 '2. 0'
�ASE T = 'o0 115.00' �' � INV=98A � 5.q'
5.0' F.G. 101.1
�_� T.C. 102.5 ' WALK
� DRAINAGE E� F.G. 101.5 v, ( ►
� o OPENING s , d
o �� 20� PROPOSED �� 3.80' y, r
� � °' - EGRESS�INGRESS r I v �
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cJ z p,SPHP�T ',,°o GARAGE N°' o
C �i � u�,e•
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;�1� —`—� —�G — � F.F. �0�.%S ENTRANCE , '
�.` ' F.G. 101.5 HC ACCESS (N}WM (E)
_ 'n DETECTABLE •s 1O �~
�B � °° WARNING o WALK HC OO 'o, S
�� SURFACE oo ACCESS SL
(N)S.S. .0.
��5 —�H CLASSJIII 7.� b��—�
� LIMIT OF(N) (E)OVERHEAD BICYCLE d
! BL CKS ��O UTILITIES PARKING L/S I . �
_� �'� F.G. 101.2 7 , ,.�
.o � LANDING
(E) 3'HIGH I � • I — — — — .
RETAINING WALL� � (
5
} v. v
(E) 6' HIGH � (E) GARA(�E o � •D
WOOD FENCE = REMOVE � REMOVE(E) CONCRETE �n • �
�1 � Q ( � � }Sy �DRIVEWAY. INSTALL(M) � I
'o
— - - - ^ � _ _ L� _- � � PAVING BLOCKS� - - o'
�
115.00' GR=101.0
(E) 8' HIGH 6"INV IN=97.1
WOOD FENCE 12" INV OUT=96.6
I ADJACENT BUILDING 10'PROPOSED � '
I INGRESS/EGRESS EASEMENT � �
APN. 357-17-014 ONE �
R
�
�
PROJECT BENCHMARK=
PK NA14
EL.=100100'
(ASSUM�D)
QE)CONCRET� VALLEY GUTTER
(N)ELECTIROUER
�CUPERTINO STD.
5-14 �
(E) CONC.I CURB
�GUTTER&
SIDEWALK TO BE
REPLACED
I �
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F
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�
DMH RIM=100.04'
, 12" INV IN=95.8
INV=94.5
i
� NOTES•
' I
I
I
(E)CURB& I
SIDEWALK
(E) UTILITY
POLE &LIGHT
WAY
�► ' I
�
� 08 RELOCATE 15" OAK I I ', :
I - - - - - - - - - - - - - - - - - - - - ,
� _�(E)OVERHEP�D UTILITIES
BOTH SIDES�OF STREET
I I � ! �
I I �
I I � � ���� �
R/W o R/W
U �
%�.���
PARKING DRIVING LANE
� 8.5' 26' I 16.00'—J 7.00' �
� 47.00'
�
I 40.00' I
� s.oo'
2.00'--I 35.00'
5.00' 1.00' �
ASPHALT il
SIDEWALK f— —i
SAWCUT&MATCH
I
I (E)CURB &GUTTER REMOVE
(N) A2-6 CURB &GUTTER
I (N) 1-19 DETACHED SIDEWALK
IMPERIAL SECTION
NOT TO SCALE
1Q INSTALL 6"STORM DRAIN PIPE MIN. 17 SLOPE.
02 NEW CURB IN EXISTING PARKING LOT. SAWCUT ASPHALT 12" FROM NEW A1-6 CURB. PAVE
WITH 8" MIN DEPTH.
30 SEAL COAT EXISTING PARKING LOT WITH 2 COATS. RESTRIPE.
4O INSTALL 4"SANITARY LATERAL(GRAVITY)FROM CLEANOUT AT BUILDING TO CLEANOUT
AT PROPERTY LINE. CONTRACTOR TO VERIFY EXISTING SEWER LATERAL.
5Q EXTEND 1"WATER SERVICE. RELOCATE METER.
6Q INSTALL 12" STORM DRAIN PIPE MIN. 1%SLOPE.
7O REMOVE EXISTING WALL.
8Q RELOCATE 15"OAK.
90 SAWCUT EXISIING CURB, AND MATCH.
ABBREVIATIONS:
(E) EXISTING ^���C���y� �
(N) PROPOSED l��� �j
�...
e. ♦
AC ASPHALT CONCRETE Y ` �q,� ��j'iJ��,3 "'�e� ��, `'��
_-_� .,$,-_ ✓
ABM AGGREGATE BASE '" �`
MATERIAL _,�, ..
F.F. FINISH FLOOR �
E.G. EXISTING GRADE ,, _ l j�"��
_.- .�.�.
F.G. FINISH GRADE ___ ''
� H.B. HEADER BOARD ��
( L�S LANDSCAPING �,.' � �^�-�j�r.�+
� O.H. OVER HEAD UTILITY
PAV PAV�NG �
T.C. TOP OF CURB GRADE
S PIPE SLOPE
I
I S.S.C.O. SANITARY SEWER CLEANOUT
S.D.M.H. STORM DRAIN MANHOLE
WM WATER METER
GR GRATE
I INV INVERT
I
LEGEND:
- - PROPERTY LINE
I
� - -- — — — - PROPOSED EASEMENT LINE
( SL NEW SANITARY LATERAL
SD— NEW STORM DRAIN
� SWALE
� — i i—
� DIRECTION OF SURFACE FLOW
( � 18° X 18" INLET
I ' 6"NDS DRAIN
� SPOT ELEVATION
I ❑ ASPHALT CONCRETE PAVEMENT
I
!
SHEET INDEX
� CONCRETE PAVEMENT SHEET N0. DESCRIPTION
SHEET i GRADING AND DRAINAGE PLAN
SHEET 2 EROSION CONTROL PLAN
PAVING STONES SHEET 3 EASEMENT PLAN
SHEET 4 OEMOLITION PLAN
SHEET 5 OFF SITE IMPROVEMENT PLAN
SHEET 6 BEST MANAGEMENT PRACTICES
REMOVE TREE
I REVISIONS
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STRAW ROLLS MUST B£PUC£D ��d
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` � AGH7ZY ABl1T�
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UNDER ROCK
STABILIZED ENTRANCEWAY
N.T.S.
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� �\
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� NOTE.•
1. STR4W ROLL/NSTALL,4T/ON REOU/R£S TH£
PUC£MENT AND SE(CURE STAK/NG OF 7f1E ROLL/N
� CONTOUR. RUNOf1r�MUST NOT BE ��OWED TO RUN STRAW
& �"°�`�,�'P°""°�°". ROLLS
o �:�
CITY OF CUPERTINO qppR� I DA � � 8-18
STANOARO DETAILS qTY ENGIN
i i �, � � i • •rI
i � % ' ' I I i
� I ;' I ' I '. •
� °
- - - - - - - �-�- � ' �`
- - - - -
-
- - - -�-�- � - - --�- .
� 3.0 PAR G .00' PARKING� � �
� ASEA��T EASEMENT I� 1 I ��
� I
I� eI � ' � g
� , � �I . . . ��� W
,�; � 20' PROPOSED
� ' EGRESS/INGRESS I � ' � �
� EASEMENT �
° I � —r
� .4,.. �i� �
10STRAW ROLL WATTLE
.
, �j d • �, :�
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- - - —��� - - - - 1 -1 -- — - - - - - - '� sD�
STABILIZED ENTRANCEWAY �
10'PROPOSED � '' '
I INGRE55/EGRESS EASEMENT "
I � � � �
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— — �
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NOTES:
O INSTALL STRAW ROLL WATTLE PER CITY STANDARD 8-18.
LEGEND:
PROPERTY LINE
PROPOSED EASEMENT LINE
W W— NEW WATER SERVICE
SL NEW SANITARY LATERAL
SD NEW STORM DRAIN
� � � � � STRAW ROLLS
� DIRECTION OF SURFACE FLOW
� 18" X 18"INLET
' 6" NDS DRAIN
SPOT ELEVATION
❑ ASPHALT CONCRETE PAVEMENT
� CONCRETE PAVEMENT
� REMOVE TREE
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REVISIONS
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� EASE�T EASEMENT I� � I ��
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� J EGRESS/INGRESS . I � ' , `-- �
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4
10' PROPOSED ( �
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--- -- - PROPOSED EASEMENT LINE
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-- - �-
ADJACENT
BUILDING �
I
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115.00'
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(E) 6'HIGH WOOD FENCE f L(E) RETAINING WALL
iTO BE REMOVED TO BE REMOVED �� I
�(E) 6' HIGH WOOD FENCE
TO REMAIN
� (E) OVERHEAD
POWER TO BE (E)RETAINING WALL—'
� REMOVED� TO BE REMOVED �
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� (E) 3'HIGH PICKET FENCE �
{��� (E)RETAIN NG WALLMOVED�"I
(E) 3' HIGH RETAINING WALL TO BE REMOVED�
TO REMAIN� (
I E TREE TO BE RELOCATED J
� ( > GARAGE �
I (E)6' HIGH WOOD FENCE (E) CONCRETE �
�TO REMAIN — — — — _ — _ — — _ _ DRIVEWAY — _ _ —
��5.00'
(E) 8'HIGH WOOD FENCE J �(E) CONCRETE RETAINING
TO REMAIN WALL TO REMAIN
ADJACENT BUILDING I
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APN. 357-17-014 I
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�—_PROJECT BENC�ARK=PK NAIL
EL=I 00.00'
(ASSUMED) �
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LEGEN D/ABBREVIATIONS:
(E) EXISTING
SSCO SANITARY SEWER CLEAN OUT
EXISTING BUILDING TO BE REMOVED
EXISTING CONCRETE PAVEMENT TO BE REMOVED
��� TREE TO BE REMOVED
DENiOLITION NOTES:
DEMOLITION IS NOT TO OCCUR BEYOND THE PROPERTY LINE, NOR DISRUPT EXISTING
IMPROVEMENTS THAT ARE TO REMAIN.
THE EXISTING RETAINING WALL AND FENCE ALONG THE WESTERLY PROPERTY LINE ARE TO
REMAIN.
THE EXISTING RETAINING WALL ALONG THE SOUTHERLY PROPERTY LINE IS TO REMAIN.
ALL EXISTING PAVEMENT, LANDSCAPING MATERIALS AND REMAINING ON-SITE STRUCTURES
ARE TO BE REMOVED, UNLESS OTHERWISE NOTED.
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REVISIONS
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��No.21755 Z�
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lF OF CAI�E�
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Date: AUG 2013
Stele: 1"=10'
Drawn: CAD
Job:
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TYPE E�MOUNTABLE DII�) �°a��
4" Class II Aqg. base
IYPE E I
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1/Y �ongitutlinol bar A.C. DIKE
EXTRUDED CURB ��z� dowel,minimum 8"ie�,th,4 spae��q
A� A3-6R A3•6D
� STANDARD CURB SECTIONS
CIT"OF CUPER?tN0 1 APPROVED
STANrpRD CETAILS 1
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TMIL'A�
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aq.r.
wew.
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NEAKENED PLANE-
JOINT OR CUT
JOIN7 1/B"'MDE,
2'DEFP ON 8'O.C.
�\`��\�� NOTES:
1. Concrete drivewaye not mandatory in
Indwtrial zonee when sidewdka not eonstnuted.
2 Seore marka not to exeeed 4'-0'O.G Ux
med+anied separator at��.ery othn scwe mork.
3. Fnteh to be I�ght broom.
4. Sldewdk!o be roplaced Nhan new drlvsway la
placed
5. Edge of driveway ahall be a minimum of 4�
frum propxty Iha.
W=`Mdth
2' 8' W 2 W 2 4.5�u veiable 5�cornmereial ar Indus4iW�/
Povemmt to be Deep xore Deep xore Slopa /4 Rebar 1B'O.0 both wys
fluah with Ilp of or cdd +1.5%to+87L
qutls /8�L'P j��t or-1.57L to_4X 4'reaide�tfal
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;' '�'' �q,�•e �, ���� 4'Gaaa II Agg.
� �•.• � aas materfd
a• ��� with a 95x rdaUve
� compaetlon
ICommercfal ond induatrld drivewoys
i'— ehaA have stralql�t alope to R
lECTfON A-A
DRIVEWAY DETAIL-DETACHED SIDEWALK
�
REws�s/y� CITY OF CUPERTINO
STANDARD DETAILS
TE i-16 ��
DATE: � 1-20
R/W � R/W
U �
70.00'
PARKING DRIVING LANE
� 8.5' 26' � 16.00'� 7.00' �
� 47.00'
�
I 40.00' I
� 5.00'
2.00'� 35.00'
5.00' 1.00'
ASPHALT
SIDEWALK f— —_�
SAWCUT&MATCH
�
I (E) CURB &GUTTER REMOVE
(N) A2-6 CURB &GUTTER
I (N) 1-19 DETACHED SIDEWALK
I M PERIAL SECTION
NOT TO SCALE
NOTES:
- a conc
voremmt 1O INSTALL 12" STORM DRAIN PIPE MIN. 1%SLOPE.
2a• 2a'
0.2'm�n. O INSTALL NEW A2-6 CURB &GUTTER PER CITY
� STANDARDS. SAWCUT ASPHALT 12"FROM NEW
- - e� GUTTER. PAVE WITH 8" MIN DEPTH.
6'
—r 30 INSTALL 4" SANITARY LATERAL(GRAVITY) FROM CLEANOUT AT BUILDING TO
6'Gma II Aqq.boae matxiai CLEANOUT AT PROPERTY LINE. CONTRACTOR TO VERIFY EXISTING SEWER
6'Go�a li Aqq.bme moterioi with o 957i rNative compoctian
�cn o 9sz..�a«..eomoa«� 6'%6"-10%�o LATERAL.
rrv�c�secna+
"'"eatl"`°'"°'" ��no""-" Q4 EXTEND 1" WATER SERVICE. RELOCATE METER.
STANDARD
CITY OF CUPERTINO �qppROVED
STANDARD DETAILS
20 ,o o ,0 20
� SCALE: 1"=10' � � GR=100.5� � �'' � �
CLASS III ICYCLE PARKING QS INV 98 0 QS� i
- - - - � - - - - - - !ONE _ --� _ QS _ _ - - - - - - - - - - -
'WAY � 3 _
) WM 62.50' ; 22.00'
��� . ..�N� .S.C.Q. .a. .+a . v.�... a � . - . � � � . . . . . .� � .
GR=101.0 �v � a a �. . . • . � , • • ' �.v, .v
6 INV IN=97.1 • � � ;' • +. �• °' • •
uH 12"INV OUT=96.6 , .' b � ��S ' 1 � ',E WM �} • L/S + - w• . .. ._� ,: L/S
� , • �! .� ) . . .. '-o ' •'�.
, _. .,,
., .. ..
J " = -.. _ -- 2
(E)UTILITY POLE (E)SIDEWALK
21.00'
(E) CURB &GUTTER �,O
CONFORM � LIMITS(N) A2-6 (E) CONC. CURB
� _ __ OVERHEAD CURBB&SIGUDET�TE.xR - —� — CURB &GUTTER _ �nFWR�T�BE—
B
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��BO H (N) 12' DRIVEWAY �a N REPLACED �
SIDES APPROACH PER CITY ^� i M P E R I A L A V E N U E
OF STD. 1-20
STREET SDMH b
RIM=100.04' SDMH
12" INV IN=95.8� RIM=100.26'
INV=94.5 (ASPHALT)
(E) UTILITY
POLE &LIGHT�
(E) CURB &
SIDEWALK--��
V _ _ � �21.Od' .
(N) A2-6 CURB (N)22' DRIVEWAY "
& GUTTER APPROACH PER
___TYPICAL-- ----- _ CITY STD. 1-20
REMOVE (E) �
DRIVEWAY
PRUJECT APPROACH
BENCHMARK=
PK NAIL
EL.=100.00'
(E)CONC. VALLEY (ASSUMED)
�GUTTER
GUTTER
� REVISED 5/97
onrE:�( 1 ,-,e
- - � - -
LIMITS
�(N) A2-6 CURB
&GUTTER
CONFORM
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ABBREVIATIONS:
(E) EXISTING
(N) PROPOSED
L/S LANDSCAPING
O.H. OVER HEAD UTILITY
S PIPE SLOPE
S.D.M.H. STORM DRAIN MANHOLE
S.S.C.O. SANITARY SEWER CLEANOUT
WM WATER METER
GR GRATE
INV INVERT
_ _ � LEGEND:
- - PROPERTY LINE
- — — — — - PROPOSED EASEMENT LINE
SL NEW SANITARY LATERAL
SD NEW STORM DRAIN
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DIRECTION OF SURFACE FLOW
18" X 18"INLET
6"NDS DRAIN
SPOT ELEVATION
aASPHALT CONCRETE PAVEMENT
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- -.. - -,— - -
CONCRETE PAVEMENT
REMOVE TREE
REVISIONS
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Date: AUG 2013
Scale: 1"=10'
Drawn: CAD
Job: LONG
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