FRONTAGE ( HARRIS ROAD)
68' - 1 7/16"
131' - 6 23/32"
1:2 RATIO
(2500 SF PER DU)
No.C-30179
Ren.1.31.27
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2024 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE #4
SAN FRANCISCO
CA, 94121
415.336.6937 c
[email protected]
I C H A E L
A B C
8 DE FG H I J K
7 6
5 4
3 2
1 A
B C DEFG H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1" = 20'-0"Harris Street Condominiums
A0.0
Rev 6: 02-10-2025
477 harris Road.
Hayward CA
Cover Sheet
477 Harris Road. Hayward CA
Owner
Tengjun LLC
David Cai and Daphne Shen
477 Harris Rd.
Hayward CA 94544
1-408-888-6198
Architect:
Michael Ryan Architect
Lic No. C-30179
2539 Lake St #4
San Francisco CA 94121
415-336-6937 c.
415-276-6372 f.
[email protected]
Civil Engineers
Lea and Braze Engineering
Johnny Chiu (Contact)
2495 Industrial Pkrwy W.
Hayward, CA 94545
1-510-887-4086 p
1-510-887-3019
[email protected]
Landscape Architect
Taniguchi Landscape Architects
Dennis Taniguchi (Contact)
Lic no. 2942
1013 South Claremont St., Ste.1
San mateo CA 94402
1-650-638-9985
1-650-638-9986
[email protected]
Site Zoning information:
APN: 453-0060-047
Zone: RM
Occupancy: R2
Type of Construction: VB
Sprinklered: Yes: Wet pipe system LFII by Tyco.
Stories: 3
Ht. Limit: 40'-0"
Lot Dims: 68' x 130' (APPROX.)
Lot Area: 9398 SF (per Survey plan)
Setbacks:
Front & Rear: 20'-0"
Side Yard: 10% = 6'-9 3/4"
Building Coverage:
Footprint 31% (2939 sf)
Open Space: 69% (6459 Total Hard + Soft Scape)
Landscape Area: sf. (Soft Scape)
Hardscape Area: sf (Hardscape)
These plans will comply with 2022 CBC, 2022 CMC, 2022 CPC, 2022 CRC, 2022 CEC, 2022 CFC, 2022 California Energy Code, California Green Building Requirements.
Scope of Work:
Removal of Single Family Residence.
Construction of 3 Town-House Style Condominiums on lot per Planning and Zoning Regulations.
Huiting (David) Cai & Jun (Daphne) Shen
New 3-Unit Condominiums for:
Vicinity Map
1 Street View 1
Sheet Index
Sheet
Number Sheet Name
A0.0 Cover Sheet
A0.1 Site Plan - Architectural
A1.0 1st Floor Proposed
A1.1 2nd Flr Proposed
A1.2 3rd Flr Proposed
A1.3 Roof Plan Proposed
A2.0 Elevations
A2.1 Elevations
A4.0 Sections
A4.1 Sections
A6.0 Site Plan - Existing
A6.1 Floor Plan - Existing
A6.2 Elevations - Existing
SU1 Site Survey
TM-1 Prelim. Title Sheet
TM-2 Prelim. Lot Layout Site Plan
TM-3 Prelim. Grading, Drainage, Util. Plan
TM-4 Prelim. StormWater Plan
BMP-1 Clean Bay Blue Print
L-1A Prelim Landscape Plan 1
L-1B Prelim Landscape Plan 2-3
L-2A Hydrozone Plan 1
L-2B Hydrozone Plan 2-3
L-2C Irrigation Notes
L-3 Landscape Details
1" = 20'-0"2 Lot RM Diagram
Unit Info
9398 Gross SF. / 2500 SF per Unit = 3.75 (3 Units)
Parking: 1 + 1.1 per DU = 6.3 (7 Spaces Required)
2 Provided to each unit. 1 Public Space provided at back of property
Unit #1:
Area total: 3391.6 sf
Parking: 2 Enclosed Spaces
Bedrooms: 4
Bathrooms: 4 full / 2 half
Unit #2:
Area Total: 2458.8 sf
Parking: 2 Enclosed Spaces
Bedrooms: 4
Bathrooms: 3 Full / 1 Half
Unit #3:
Area Total: 3391.6 sf
Parking: 2 Enclosed Spaces
Bedrooms: 4
Bathrooms: 3 Full / 1 Half
Area Calcs for HMC 10-1.205(a) [2]: 1st Floor area: 2965 sf Area of 3rd Floor: 2372 sf. 2965*0.8= 2372
Attachment IV
0' 4' 8' 16' 32'
TNPN
SITE PLAN NOTES:
1. Keys or Cards must be provided to waste management service provider. Waste Management of Alameda County. (510) 537-5500 to acquire Keys and Locks for a fee. or waste carts must be placed on Harris Road on pick up days.
2. All public water mains and appurtenances shall be constructed in accordance with the City's "Specifications for the construction of water mains and fire hydrants" latest revision at the time of permit approval.
3. All connections to the existing water mains shall be performed by City Water Distribution Personnel at the applicants expense.
4. All water services from existing water mains shall be installed by City Water Distribution Personnel and the applicants expense.
Developer may only construct new services in conjunction with their construction of new water mains.
5. Where a water main is in an unpaved easement or under decorative, or stamped, or colored concrete (including turf blocks), the water main shall be constructed of ductile iron. Shut of valves are required where a water main transitions from a paved area to an unpaved easement. trees shall not be planted in the easement to avoid access problems.
6. Water mains and services, including the meters, must be located at least 10 feet horizontally and 1 foot vertically above any parallel pipeline conveying untreated sewage (including sanitary sewer laterals), and at least 4 feet from and one foot vertically above any parallel pipeline conveying storm drainage, The minimum horizontal separation distances can be reduced by using higher grade (ie Pressure) piping materials.
7. All sewer mains and appurtenances shall be constructed in accordance to the city's "Specifications for the construction of Sewer Mains and Appurtenances (12" in diameter or less) latest revision at the time of permit approval. 7 5' - 0"
10' - 0"
20' - 0"
1 Side Setback / Walkway
2 3 4 5 6
Planter
PG&E Meters
Mailbox
6" Curb
Req'd Separation
5' - 8"
1' - 0" 1' - 0" 1' - 0"
9x19 Prk 9x19 Prk 9x19 Prk 9x19 Prk 9x19 Prk 9x19 Prk
Paved Driveway Area
Unit 1
Unit 2Unit 3
Garbage and
Recycling & Organics
Pedestrian Gate to comply
with Chp. 10 Art. 14 of
Haward Municipal Code
5' - 3"
Utility Closet
32 64
64 64 64
32 64
Stoop
Step
Drive way (Paved)
Security Gate and fence
UncoveredParking
Spc.
26' - 0"
Front Yard Areas:
Lawn / Planting: 748 SF
Paving: 638 SF
Lawn
No.C-30179
Ren.1.31.27
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
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A
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OFCALIFO
R
N
I
A
c 2024 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE #4
SAN FRANCISCO
CA, 94121
415.336.6937 c
[email protected]
I C H A E L
A B C
8 DEFG H I J K
7 6
5 4
3 2
1 A
B C DEFG H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1/8" = 1'-0"Harris Street Condominiums
A0.1
Rev 6: 02-10-2025
477 harris Road.
Hayward CA
Site Plan -
Architectural
1/8" = 1'-0"1 Site Plan - Architectural
A2.0
A2.1
A2.0
1 2
2 1
Side Setback / Walkway
Garden Patio
2 3 4 5 6
NRCB Combi-
boiler Heater
Gar/Rcy Rm
TV
Stoop
Living
Planter
bath #1
EntryBedroom #1
Hall
Washer
Dryer
Up
A4.0
1 1 2 3 3.9 41.1
A
B
A4.0
2 Cl
Cl
PG&E Meters
NRCB Combi-
boiler Heater
NRCB Combi-
boiler Heater
21' - 10 11/16" 21' - 10 11/16" 21' - 10 11/16"
A4.1
1 A4.1
2 bath #1
Low StorageCl.
Cl.
Cl.
Hall
Up
Cl.
Stoop
Egress window w/
Top Down Bottom
Up Shades at this
window, typ.
bath #1
Entry
Low StorageCl.
Cl.
Hall
Up
Cl.
Stoop
Egress window w/
Top Down Bottom
Up Shades at this
window, typ.
Utility Closet
Entry
Cl.
1/2 Bath
Bedroom #1
Path
Driveway
Bedroom #1
32 64
64 64 64
32 64
Security Gate w/ call box
Mail Box
Cl.
A2.1 1
7 5' - 0"
10' - 0"
20' - 0"
6" Curb
(N) Securty Gate and fence
Uncovered Parking
Spc.
5' - 0"
5' - 0"
7 No.C-30179
Ren.1.31.27
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2024 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE #4
SAN FRANCISCO
CA, 94121
415.336.6937 c
[email protected]
I C H A E L
A B C
8 DEFG H I J K
7 6
5 4
3 2
1 A
B C DEFG H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1/4" = 1'-0"Harris Street Condominiums
A1.0
Rev 6: 02-10-2025
477 harris Road.
Hayward CA
1st Floor
Proposed1/4" = 1'-0"1 First Floor - Proposed
Kitchen
1/2 Bath Master Suite
A4.0
1 1 2 3 3.9 41.1
A
B
R
A4.0
2 P
R
21' - 10 11/16" 21' - 10 11/16" 21' - 10 11/16"
A4.1
1 A4.1
2 Roof Below
Kitchen
1/2 Bath
Cl.
Balcony
DenLiving
Dining / Sitting
M.Bath
Walk-In
Dining / Sitting
Kitchen
Dining / Sitting
Hall
UpDn
1/2 Bath
Cl.
DW
DW
Stucco Solid Railing
L
Bay
Balcony
Cl.
P.
Dn
Cab/Cntr
Cl.
Up
DW
L
Cl.
P.
Dn
Cab/Cntr
Up
R
Cab/CntrCab/Cntr
BalconyPlanter
Bay
Planter
Bay
Planter
DenLiving DenLiving
Metal Wire railingMetal Wire railingMetal Wire railing
Cl.
Planter Below
30x60
No.C-30179
Ren.1.31.27
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2024 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE #4
SAN FRANCISCO
CA, 94121
415.336.6937 c
[email protected]
I C H A E L
A B C
8 DEFG H I J K
7 6
5 4
3 2
1 A
B C DEFG H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1/4" = 1'-0"Harris Street Condominiums
A1.1
Rev 6: 02-10-2025
477 harris Road.
Hayward CA
2nd Flr Proposed
1/4" = 1'-0"1 Second Floor - Proposed
A2.0
A2.1
A2.0
1 2
2 A4.0
1 1 2 3 3.9 41.1
A
B
A4.0
2 21' - 10 11/16" 21' - 10 11/16" 21' - 10 11/16"
Bedroom #2
A4.1
1 A4.1
2 Linen
A2.1 1
Balcony
Bath #3
Bedroom #4
Planter Planter Planter
Bath #3WIC
Bath #2
Hall
Bedroom #3
Desk
Shelves
Balcony Balcony
Cab
Bath #2
Dn
Desk
Shelves
Cab
Linen
Bedroom #4
Cab
Bath #2
Bath #3
Stucco Solid Railing
Metal Wire railingMetal Wire railingMetal Wire railing
Bedroom #2
Dn
Bay Window
Desk
Bedroom #3
Bay WindowBay WindowBay Window Bay Window
Bedroom #2 Bedroom #3
Desk
Dn
No.C-30179
Ren.1.31.27
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2024 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE #4
SAN FRANCISCO
CA, 94121
415.336.6937 c
[email protected]
I C H A E L
A B C
8 DEFG H I J K
7 6
5 4
3 2
1 A
B C DEFG H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1/4" = 1'-0"Harris Street Condominiums
A1.2
Rev 6: 02-10-2025
477 harris Road.
Hayward CA
3rd Flr Proposed
1/4" = 1'-0"1 Third Floor - Proposed
A2.0
A2.1
1 2
A4.0
1 1 2 3 3.9 41.1
A
B
A4.0
2 A4.1
1 A4.1
2 Balcony Below Balcony Below
A2.1 1
CLASS - FLAT ROOF
Sloped to drain
Balcony Below
Planter BelowPlanter Below Planter Below
CLASS - FLAT ROOF
Sloped to drain
CLASS - FLAT ROOF
Sloped to drain
beyond
Skylight typical
CLASS - FLAT ROOF
Sloped to drain
beyond
Planters Below
No.C-30179
Ren.1.31.27
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2024 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE #4
SAN FRANCISCO
CA, 94121
415.336.6937 c
[email protected]
I C H A E L
A B C
8 DEFG H I J K
7 6
5 4
3 2
1 A
B C DEFG H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1/4" = 1'-0"Harris Street Condominiums
A1.3
Rev 6: 02-10-2025
477 harris Road.
Hayward CA
Roof Plan
Proposed
1/4" = 1'-0"1 Roof Plan - Proposed
First Floor Plan
0' - 0"
Height Limit
40' - 0"
Second Floor
Proposed
9' - 0"
Third Floor
Proposed
19' - 0"
9' - 0"10' - 0"
Top of Roof
28' - 0"
9' - 0"
1 2 3 3.9 41.1
Property Line
Property LineProperty Line
Ipe Finish Bay Windows typ
Flat Roof
Class A Flat Roof Skylights Typ
Aluminum Clad Wood
Windows
Solid Core Wood Door PG&E Meters
mailbox
Stucco
First Floor Plan
0' - 0"
Height Limit
40' - 0"
Second Floor
Proposed
9' - 0"
Third Floor
Proposed
19' - 0"
Top of Roof
28' - 0"
AB
9' - 0" 10' - 0"
Stucco Solid Wall Railing
Ipe Wood Finish Planter
Aluminum Clad
Wood Windows
Stucco
Skylight
Skylights, Typ
Ipe Wood Finish
Ipe Wood Finish
Wood and Glass door (Frosted)
Stucco
Flat Roof
Call Box
Gate Pedestrian
Wire Railing
Wire Railing
Stucco / Stone Capped Pier typ.
Property Line
Property Line
x A2.0
5' - 8"
6' - 8"
x A2.0
x A2.0
17' - 0"
x A2.0
x A2.0
100
Neighbor House Mid Point
15' - 0"
4' - 8"
9' - 0" Adjacent Neighbor
House
Approx Length of Front Facade
40' - 2 1/4"
7 8' - 0" 1' - 6" 8' - 6"
Area of Horiz Wood Siding: 236 SF
Area of Stucco: 503 SF
Area of Windows: 176 SF
3' - 6" 3' - 6"
14' - 0"
7 No.C-30179
Ren.1.31.27
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2024 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE #4
SAN FRANCISCO
CA, 94121
415.336.6937 c
[email protected]
I C H A E L
A B C
8 DE FG H I J K
7 6
5 4
3 2
1 A
B C DEFG H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
3/16" = 1'-0"Harris Street Condominiums
A2.0
Rev 6: 02-10-2025
477 harris Road.
Hayward CA
Elevations
3/16" = 1'-0"1 Left Side (West)
3/16" = 1'-0"2 Front Facade (South)
First Floor Plan
0' - 0"
Height Limit
40' - 0"
Second Floor
Proposed
9' - 0"
Third Floor
Proposed
19' - 0"
Top of Roof
28' - 0"
1233.94 1.1
Property Line Stucco Solid Railing
Ipe Wood Finish Planter
Skylights typ.
Ipe Wood Finish
Planter
Stucco
Wire RailingStucco
Stucco
StuccoGargbage / Recycling
Stucco and Stone Capped Pier
Planter
Ipe Wood Finish
Aluminum Clad Wood Window Typical Typ
Aluminum Clad Wood Glass Doors with Transom typ.
Stone Cap on Solid
Stucco Pier
Roll Up Garage Door
PlanterPlanterPlanter
Planter Planter
Utility Closet
Planter
Wire Railing
Wire RailingWire RailingWire Railing
Wire Railing
First Floor Plan
0' - 0"
Second Floor
Proposed
9' - 0"
Third Floor
Proposed
19' - 0"
Top of Roof
28' - 0"
A B
Stucco Solid Wall Railing
Aluminum Clad
Wood Windows
Stucco
Skylights, Typ
Ipe Wood Finish
Flat Roof
Planter
No.C-30179
Ren.1.31.27
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2024 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE #4
SAN FRANCISCO
CA, 94121
415.336.6937 c
[email protected]
I C H A E L
A B C
8 DEFG H I J K
7 6
5 4
3 2
1 A
B C DEFG H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
3/16" = 1'-0"Harris Street Condominiums
A2.1
Rev 6: 02-10-2025
477 harris Road.
Hayward CA
Elevations
3/16" = 1'-0"2 Right Side (East)
3/16" = 1'-0"1 Rear Side (North)
First Floor Plan
0' - 0"
Second Floor
Proposed
9' - 0"
Third Floor
Proposed
19' - 0"
Top of Roof
28' - 0"
A B
A4.1
1 A4.1
2 First Floor Plan
0' - 0"
Second Floor
Proposed
9' - 0"
Third Floor
Proposed
19' - 0"
Top of Roof
28' - 0"
A B
A4.1
1 A4.1
2 No.C-30179
Ren.1.31.27
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2024 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE #4
SAN FRANCISCO
CA, 94121
415.336.6937 c
[email protected]
I C H A E L
A B C
8 DEFG H I J K
7 6
5 4
3 2
1 A
B C DEFG H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1/4" = 1'-0"Harris Street Condominiums
A4.0
Rev 6: 02-10-2025
477 harris Road.
Hayward CA
Sections
1/4" = 1'-0"1 Section Thru Stairwell
1/4" = 1'-0"2 Section Thru Unit Center
First Floor Plan
0' - 0"
Second Floor
Proposed
9' - 0"
Third Floor
Proposed
19' - 0"
Top of Roof
28' - 0"
A4.0
1 1233.94 1.1
A4.0
2 First Floor Plan
0' - 0"
Second Floor
Proposed
9' - 0"
Third Floor
Proposed
19' - 0"
Top of Roof
28' - 0"
A4.0
1 1233.94 1.1
A4.0
2 No.C-30179
Ren.1.31.27
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2024 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE #4
SAN FRANCISCO
CA, 94121
415.336.6937 c
[email protected]
I C H A E L
A B C
8 DEFG H I J K
7 6
5 4
3 2
1 A
B C DEFG H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1/4" = 1'-0"Harris Street Condominiums
A4.1
Rev 6: 02-10-2025
477 harris Road.
Hayward CA
Sections
1/4" = 1'-0"1 Section Longitudinal
1/4" = 1'-0"2 Section Longitudinal Thru Unit Center
WI
TH
RISER
HARRIS ROAD (59')
G FOOTPRINTS ARE SHOWN
ED M
ATERIAL (STUC
C
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AT GROUND LEVEL.
FLOOR ELEVATIONS ARE TAKEN
DOOR THRESHOLD (EXTERIOR)
GM
W
M
W
M
W
V
EM
EB
N42°
00'32"W
13 1.56'
N57°08'22"E72.90'
N42°
00'32"W
10 1.49'
N32°
51'38"W
29.69'
N57°08'22"E
68.12'
22.94 22.40FL
TC@D
W
22.92 22.44FL
TC@D
W
22.81 22.39FL
TC@D
W
22.75TC
22.28FL
22.67 22.18FL
TC@D
W
22.57 22.07FL
TC@
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22.52 22.07FL
TC@
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22.58TC
22.11FL
22.62TC
22.17FL
22.68TC
22.20FL
22.70TC
22.25FL
22.80TC
22.32FL
22.88TC
22.51F
L
23.19 23.14
23.10 23.05
22.81 22.76
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INV
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22.2 22.6
23.3 24.6
23.0 23.1
23.5 23.4
23.2 23.4
23.5 23.5
23.5 23.6
23.34 23.2
23.2 23.3
23.3 23.5
23.4 23.3
23.4 23.2
23.39 23.2
23.1 23.2
23.4 23.1
23.1 23.0
23.5 23.2
22.9 23.0
23.4 23.42
23.75 23.26
23.15 23.30
23.15 23.34
23.41 23.12
23.16 23.08
23.06 23.4
23.22 23.03
23.1 23.4
23.323.0
22.97 23.38
22.96 22.92
23.12 22"SYCA
M
ORE
20"STUMP
10"11"PLUM
28"SYCA
M
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10"11"
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CA
3"4"LE
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5"6"PLUM
5"ORANGE
12"PEAR6"TREE
(DEAD)
SSM
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23.11 PARCEL II
PARCEL M
AP No. 1148
79 PARCEL M
APS 41
9,398± SQ.FT.
0.22± ACRES
PARCEL I
PARCEL MA
P No. 1148
79 PARCEL MA
PS 41
LANDS OF SINGH
F M
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37.6 GATE
6'
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PAVERS
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4'
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10"VCP 10"VCP
FOUND 3/4"
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W
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W/
W
OOD PLUG
ELEVATION =
20.8 (CI
TY OF HAYWA
RD DATUM)
H
Y
D
0' 4' 8' 16' 32'
TNPN
No.C-30179
Ren.1.31.21
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2019 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE ST #4
SAN FRANCISCO CA
94121
415.336.6937 c
[email protected]
I C H A E L
AB C
8 DEFGH I J K
7 6
5 4
3 2
1 AB C D E F G H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1/8" = 1'-0"
Harris Street Town Homes
A6.0
08-15-19
477 harris Road.
Hayward CA
Site Plan -
Existing
1/8" = 1'-0"1 Site Plan Existing
A6.2
A6.2
A6.2
A6.2
1 3
4 2
No.C-30179
Ren.1.31.21
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2019 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE ST #4
SAN FRANCISCO CA
94121
415.336.6937 c
[email protected]
I C H A E L
AB C
8 DEFGH I J K
7 6
5 4
3 2
1 AB C D E F G H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1/4" = 1'-0"
Harris Street Town Homes
A6.1
08-15-19
477 harris Road.
Hayward CA
Floor Plan -
Existing
1/4" = 1'-0"1 Floor Plan - Existing
No.C-30179
Ren.1.31.21
Michael
Octavius
Ryan L
IC
ENSEDARCHIT
EC
T
S
T
A
T
E
OFCALIFO
R
N
I
A
c 2019 MICHAEL RYAN. NO PART OF THIS WORK
MAY BE REPRODUCED CHANGED COPIED OR
TRANSMITTED IN ANY FORM OR BY ANY MEANS,
INCLUDING BUT NOT LIMITED TO ELECTRONIC OR
MECHANICAL EXCEPT AS MAY BE EXPRESSLY
PERMITTED IN WRITING FROM MICHAEL RYAN.
E S I G N
Y A N
D
R
M
2539 LAKE ST #4
SAN FRANCISCO CA
94121
415.336.6937 c
[email protected]
I C H A E L
AB C
8 DEFGH I J K
7 6
5 4
3 2
1 AB C D E F G H I J K
8 7
6 5
4 3
2 1
&
R C H I T E C T U R EA
1/4" = 1'-0"
Harris Street Town Homes
A6.2
08-15-19
477 harris Road.
Hayward CA
Elevations -
Existing
1/4" = 1'-0"1 Left Side (West)
1/4" = 1'-0"2 Front Facade (South)
1/4" = 1'-0"3 Rear Side (North)
1/4" = 1'-0"4 Right Side (East)
IMPERVIOUS SURFACE
NEW
TOTAL S.F.
+ 1,007 SQUARE FEET (NET INCREASE) NET CHANGE IN IMPERVIOUS AREA
PROPOSED
TOTAL S.F.
PARCEL AREA9,398 SQUARE FEET (0.216 ACRE)
GROSS PROJECT AREA
PERVIOUS PAVING
+ 3,398 SQUARE FEET (NET INCREASE) NET CHANGE IN PERVIOUS PAVING
EXISTING
TOTAL S.F.
REMOVED
TOTAL S.F.
TOTAL DEVELOPED AREA
NET CHANGE IN DEVELOPED AREA
8,312 3,907
+ 4,405 SQUARE FEET (NET INCREASE)
10,166 SQUARE FEET (0.233 ACRE)
3,907 TOTAL IMPERVIOUS AREA
PATIOS, WALKWAYS & PADS
OFF-SITE IMPERVIOUS534
932
1,984 RESIDENCE ROOF*
4,914
598
716
3,600
3,9078,312
PERVIOUS PAVER DRIVEWAY & PARKING03,398 03,398
LANDSCAPE6,2541,854
ACCESSORY STRUCTURE ROOF*247
210 IMPERVIOUS DRIVEWAY & PARKING
0 0
TOTAL DISTURBED AREA 10,166 SQUARE FEET (0.233 ACRE) * HARDSCAPE BELOW ROOFS, BALCONIES, AND OVERHANGS INCLUDED IN ROOF AREA 3,907
534
932
1,984
247
210
4,914
598
716
3,600
0 0
2 HARRIS ROADPROPOSED BUILDINGLAG MUS(36" BOX)
LAG TUSSTREET TREE(36" BOX)
JUN PAT(@ BUBBLER)
12 10 9
6781345
LAG MUS(36" BOX)PHO DDDDDDFES EB
L tL tL t LmLmLmLAG MUS(36" BOX)
PHO YW OLE OLL
PRU CAR
LPLPLPLPLPLPPHO DCLIM PERSLSLSAL LEUSLPHO YWLPLPLP
PRU CARPHO DCDD
MUH RIGCAR TUMSLSLSLSLSLSL
SAL LEUACH SCPHO YWLPLPLPLPLPLPLPLPLIM PERDD
4'-0" FENCE TO BOW4'-0" FENCE TO BOW10
1 44 3
3 8
56 77
7 8
9 2
LEGENDEXISTING TREESTO REMAINPROPOSED TREESEXISTING TREESTO BE REMOVEDXX
SHRUB ANDGROUNDCOVER AREA
KEY NOTES1PROPOSED CONCRETE PAVING2PROPOSED STAMPED CONCRETE PAVING3DRIVEWAY4CITY SIDEWALK (EXIST)5SEATING AREA6BBQ7FENCE--6 FT WOOD, SEE DETAIL 4/L-3. TRANSITIONS TO 4 FT HIGH AT 20' FRONT SETBACK8FENCE HEIGHT TRANSITION POINT9"BUBBLER" REFER TO CIVIL ENGINEER'S STORMDRAIN PLAN10PERMEABLE PRECAST CONCRETE PAVERS--SEECIVIL ENGINEER'S PLAN SCHEMATICLANDSCAPEPLAN:FIRST FLOORL-1A
DESCRIPTION:ISSUE:DATE:
SCALE:PROJECT NUMBER:TLA#: 19023.000
101/17/20PLANNING SUBMITTAL
477 Harris RoadHayward, CA94544
SHEET TITLE
SHEET NO.
c Copyright 2019 TANIGUCHI LANDSCAPE ARCHITECTURE
AS NOTEDTaniguchi Landscape Architecture1013 South Claremont St., Ste 1San Mateo, CA 94402v 650.638.9985 | f 650.638.9986CLA #2942
CONDOMINIUMSHARRIS ROAD
206/08/21PLANNING RESUBMITTAL312/20/21PLANNING RESUBMITTAL404/07/23PLANNING RESUBMITTAL PROGRESS11/26/2024
PROGRESS11/27/2024NOTES:1. SOIL TO BE AMENDED BASED ON SOIL FERTILITY TEST AFTER SITEMASS GRADING. A SOIL ANALYSIS REPORT SHALL BE INCLUDED FORAMENDING THE SOIL WITH ORGANIC COMPOST TO BRING THE SOILORGANIC MATTER TO A MINIMUM OF 5% BY DRY WEIGHT ANDINCORPORATING ORGANIC FERTILIZERS TO RECOMMENDED LEVELSFOR PLANTING AREAS. THE SOIL ANALYSIS REPORT SHALL BESUBMITTED WITH THE LANDSCAPE CERTIFICATE OF COMPLETION.3. MULCH TO BE ORGANIC RECYCLED CHIPPED WOOD IN DARK BROWNCOLOR, MINIMUM 3 INCHES DEEP. MAXIMUM SIZE OF MULCH CHIPS IS1-1/2 INCHES. IN ALL PLANTING AREAS EXCEPT ANY ALLOWED LAWNAREAS.4. SEE SHEETS L-2A AND L-2B, IRRIGATION HYDROZONE PLANSFOR CONCEPTUAL IRRIGATION APPROACH, IRRIGATIONSTANDARDS,AND WATER USE.5. SEE SHEET L-3 FOR PLANTING DETAILS.
I HAVE COMPLIED WITH THE CRITERIA OF THE CITY OFHAYWARD BAY-FRIENDLY WATER EFFICIENT LANDSCAPEORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OFWATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN.LANDSCAPE STATEMENT 24TREE NUMBER
FOR EXISTING TREES REFER TO:"ARBORIST REPORT TREEREMOVAL & PROTECTIONPLAN" DATED NOVEMBER 19,2021. PREPARED FORHUITING (DAVID) CAI & JUN(DAPHNE) SHEN, SITEADDRESS: 477 HARRIS RD.HAYWARD, CA 94544 BY BOFIRESTONE TREES &GARDENS, CERTIFIEDARBORIST #WE-8525A.
PROPOSED BUILDINGDbDbDbDbDbDbDbDbDbDIE BIC
NAN GSDIE BICPROPOSED BUILDINGDbDbDbDb DbDbDb
SCHEMATICLANDSCAPEPLAN:SECOND ANDTHIRD FLOORSL-1B
DESCRIPTION:ISSUE:DATE:
SCALE:PROJECT NUMBER:TLA#: 19023.000
101/17/20PLANNING SUBMITTAL
477 Harris RoadHayward, CA94544
SHEET TITLE
SHEET NO.
c Copyright 2019 TANIGUCHI LANDSCAPE ARCHITECTURE
AS NOTEDTaniguchi Landscape Architecture1013 South Claremont St., Ste 1San Mateo, CA 94402v 650.638.9985 | f 650.638.9986CLA #2942
CONDOMINIUMSHARRIS ROAD
206/08/21PLANNING RESUBMITTAL312/20/21PLANNING RESUBMITTAL404/07/23PLANNING RESUBMITTAL PROGRESS11/26/2024
PROGRESS11/27/2024
PLAN: SECOND FLOOR
PLAN: THIRD FLOOR
HARRIS ROADPROPOSED BUILDING
HYDROZONE 1:(65 SF)
PROPOSED IRRIGATIONPOINT OF CONNECTION.REDUCED PRESSUREBACKFLOW DEVICE PERHAYWARD STANDARDS HYDROZONE 2:(67 SF)HYDROZONE 3:(715 SF)
HYDROZONE 4:(88 SF)
HYDROZONE 5:(505 SF)
HYDROZONE 6:(288 SF)
IRRIGATIONHYDROZONEPLAN:FIRST FLOOR
CONCEPTUAL IRRIGATION STATEMENT1Irrigation design shall be zoned for 1) turf and annuals and other moderate to higher water use plant materials; 2)groundcovers, and 3) native and water conserving plant materials.2Irrigation design shall also be zoned for micro climates including cool, shaded and protected areas, as well ashot, sunny and windy areas.3Part shade areas include moderate water use areas having morning and/or afternoon shade.4Cool and full shady areas include low water use areas for plants requiring little or no irrigation water and/orlocations that will provide moist conditions.5Layout shall be designed for minimum runoff and overspray onto non-landscaped areas6Low volume sprinklers shall be used wherever possible with head to head coverage.7Drip emitter or bubbler irrigation shall be utilized at trees to promote deep watering wherever possible.8Drip irrigation shall be utilized at non-traffic or isolated planting areas to decrease the possibility of vandalism tothe micro-tubing.9The irrigation controller shall have ample capacity in terms of programs and cycles that will match the complexityof the landscape plan for more efficient watering. For example, the controller shall have the ability to havemultiple cycles to permit a number of short duration waterings that will allow water to soak into the soil rather thanrun off.10Individual bubblers or drip emitters shall be utilized to isolate water for plant materials and eliminate watering of"bare ground."11Trees to be irrigated on a separate irrigation valve. Tree species with different irrigation water needs will be onseparate irrigation valves.
HYDROZONE LEGEND
L-2A
NOTES:1. I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPINGORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE ANDIRRIGATION DESIGN PLAN.2. IRRIGATION SYSTEM TO HAVE SEPARATE, DEDICATED WATER METER AND REDUCEDPRESSURE BACKFLOW.3. SEE SHEET L-2B FOR IRRIGATION LEGEND/EQUIPMENT LIST.4. SEE SHEET L-2C FOR IRRIGATION NOTES AND PERFORMANCE SPECIFICATIONS.
DESCRIPTION:ISSUE:DATE:
SCALE:PROJECT NUMBER:TLA#: 19023.000
101/17/20PLANNING SUBMITTAL
477 Harris RoadHayward, CA94544
SHEET TITLE
SHEET NO.
c Copyright 2019 TANIGUCHI LANDSCAPE ARCHITECTURE
AS NOTEDTaniguchi Landscape Architecture1013 South Claremont St., Ste 1San Mateo, CA 94402v 650.638.9985 | f 650.638.9986CLA #2942
CONDOMINIUMSHARRIS ROAD
206/08/21PLANNING RESUBMITTAL312/20/21PLANNING RESUBMITTAL404/07/23PLANNING RESUBMITTAL PROGRESS11/26/2024
PROGRESS11/27/2024
LOW WATER USE: 1830 SF(SUBSURFACE DRIP AND/OR DRIP EMITTERS)MEDIUM WATER USE: 0 SF(SUBSURFACE DRIP AND/OR DRIP EMITTERS)
HYDROZONE 7:54 SF
Kitchen1/2 BathMaster Suite
R
PRRoof Below
Kitchen1/2 BathCl.
Balcony
DenLiving
Dining / SittingM.BathWalk-In Dining / Sitting
Kitchen
Dining / SittingHallUpDn1/2 BathCl.
DWDW
Stucco Solid Railing
L
BayBalcony
Cl.P.
DnCab/CntrCl.Up
DW
LCl.P.
DnCab/CntrUp
RCab/CntrCab/Cntr
BalconyPlanterBayPlanterBayPlanter
DenLivingDenLiving
Metal Wire railingMetal Wire railingMetal Wire railing
Cl.
Planter Below
30x60
HYDROZONE 8:48 SF
IRRIGATIONHYDROZONEPLAN:SECOND ANDTHIRD FLOORSL-2B
DESCRIPTION:ISSUE:DATE:
SCALE:PROJECT NUMBER:TLA#: 19023.000
101/17/20PLANNING SUBMITTAL
477 Harris RoadHayward, CA94544
SHEET TITLE
SHEET NO.
c Copyright 2019 TANIGUCHI LANDSCAPE ARCHITECTURE
AS NOTEDTaniguchi Landscape Architecture1013 South Claremont St., Ste 1San Mateo, CA 94402v 650.638.9985 | f 650.638.9986CLA #2942
CONDOMINIUMSHARRIS ROAD
206/08/21PLANNING RESUBMITTAL312/20/21PLANNING RESUBMITTAL404/07/23PLANNING RESUBMITTAL PROGRESS11/26/2024
PROGRESS11/27/2024
PLAN: SECOND FLOOR
PLAN: THIRD FLOOR
HYDROZONE LEGENDLOW WATER USE: 1762 SF(SUBSURFACE DRIP AND/OR DRIP EMITTERS)MEDIUM WATER USE: 0 SF(SUBSURFACE DRIP AND/OR DRIP EMITTERS)NOTES:1. I HAVE COMPLIED WITH THE CRITERIA OF THE WATER CONSERVATIONIN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENTUSE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN.2. SEE SHEET L-3B FOR IRRIGATION NOTES AND PERFORMANCESPECIFICATIONS.
RAIN BIRD REMOTE CONTROL VALVE
REMOTE CONTROL VALVE SIZE (IN INCHES)FLOW (GPM)CONTROLLER AND STATION NUMBERCONTROLLER AND STATION NUMBERAREA (SQ. FT.)FLOW (GPM)REMOTE CONTROL VALVE SIZE (IN INCHES) PEB SERIESXCZ-100-PRB-LCRAIN BIRD REMOTE CONTROL VALVE DRIP ZONE KIT (3-20GPM)
ASSOCIATED REMOTE CONTROL VALVEASSOCIATED REMOTE CONTROL VALVE DRIP ZONE:DRIPLINE REMOTE CONTROL VALVEAPPROXIMATE CONNECTION POINT BETWEEN DRIPLINETUBING AND PVC SUPPLY WHEN DRIP ZONE IS LESSTHAN 3 GPM AND NO PVC SUPPLY/EXHUST HEADERSARE NEEDED. REFER TO DRIPLINE TUBING CONNECTIONDETAIL FOR MORE INFORMATION.DRIPLINE REMOTE CONTROL VALVERAIN BIRD XFCV SERIES DRIPLINE WITH XF DRIPLINEINSERT FITTINGS, PART #XFCV-06-12. TUBING TO BEINSTALLED 4" BELOW GRADE IN A 12" O.C. GRIDACCORDING TO DETAILS. SIZE EXHAUST HEADERS ASFOLLOWS: 1": 0-10 GPM, 1.25": 11-20 GPM. ALLEXHAUST HEADERS SHALL BE 1" SCH 40 PVC OR 1" SCH40 FLEXIBLE PVC. USE SCH. 40 PVC SOLVENT WELDFITTINGS. EXTEND PVC HEADERS TO THE ENDS OF ALLDRIP ZONES TO BALANCE FLOW IF REQUIRED. SEEDETAILS FOR FURTHER INFORMATION.
WLT-0500-TNDS SCH 40 BALL VALVE OR APPROVED EQUALOPERINDRAIN BIRD DRIP ZONE INDICATOR1401/RWS-B-C-1401RAIN BIRD BUBBLERON-GRADE AT TREE AND AROOT WATERING SYSTEM0.25TRICKLE30 PVC LATERALSUPPLYHEADEREXHAUSTHEADERDRIP ZONEEXTENTSPVC LATERALXXSTATION #COLOR HATCHOF ZONEXXSTATION #DRIP ZONEEXTENTSCOLOR HATCHOF ZONE IRRIGATION LEGEND (Proposed for future--componentsnot shown on plan)SYMBOLOPERATINGPSIDESCRIPTIONNOZZLEGPMOPERATINGRADIUS (FEET)MODEL NUMBER SCHEDULE 40 PVC PLASTIC PIPE. COVER TO BE ASINDICATED IN SPECIFICATIONS OR AS INDICATEDABOVE FOR PIPE DEPTH OF COVER. 3/4" AND LARGER:1120-SCHEDULE 40 PVC PLASTIC PIPE WITHSCHEDULE 40 PVC SOLVENT WELD FITTINGS.12" COVER.LATERAL LINE:SLEEVING:
1.5" AND SMALLER:1120-SCHEDULE 40 PVC PLASTIC PIPE WITHSCHEDULE 40 PVC SOLVENT WELD FITTINGS.18" COVER.MAIN LINE:3/4" AND LARGER:1120-SCHEDULE 40 PVC PLASTIC PIPE WITHSCHEDULE 40 PVC SOLVENT WELD FITTINGS.12" COVER.DRIPLINELATERAL LINE:
PHC-2400HUNTER PRO-HC HYDRAWISE CONTROLLER IN A PLASTIC WALLMOUNTED ENCLOSURE.MVHC-100-FLOWHUNTER 1" FLOW METER (0.3-30 GPM)FSHC-PLAN-ENTHUSIASTHUNTER HYDRAWISE SOFTWARE 33-DRCRAIN BIRD 3/4" TWO-PIECE QUICK COUPLING VALVE (YELLOWLOCKING RUBBER COVER)3100100SUPERIOR MASTER VALVE-1" (NORMALLY OPEN)T-FP600A-LF-1"NIBCO 1" BRASS BALL VALVE WR-CLIKWIRELESS RAIN-CLIK SENSOR AND RECIEVER.M70-100LNSX-HLBADGER RECORDALL 1" WATER METERSMWILKINS REDUCED PRESSURE BACKFLOW ASSEMBLY WITHFREEZE BLANKET (PER CITY OF HAYWARD DETAIL).975XL2SEU-1.5"/PBB-30
IRRIGATIONNOTES ANDSPECIFICATIONSL-2C
DESCRIPTION:ISSUE:DATE:
SCALE:PROJECT NUMBER:TLA#: 19023.000
101/17/20PLANNING SUBMITTAL
477 Harris RoadHayward, CA94544
SHEET TITLE
SHEET NO.
c Copyright 2019 TANIGUCHI LANDSCAPE ARCHITECTURE
AS NOTEDTaniguchi Landscape Architecture1013 South Claremont St., Ste 1San Mateo, CA 94402v 650.638.9985 | f 650.638.9986CLA #2942
CONDOMINIUMSHARRIS ROAD
206/08/21PLANNING RESUBMITTAL312/20/21PLANNING RESUBMITTAL404/07/23PLANNING RESUBMITTAL PROGRESS11/26/2024
PROGRESS11/27/2024
1.THESE IRRIGATION DRAWINGS ARE DIAGRAMMATIC ANDINDICATIVE OF THE WORK TO BE INSTALLED. ALL PIPING, VALVES,AND OTHER IRRIGATION COMPONENTS MAY BE SHOWN WITHINPAVED AREAS FOR GRAPHIC CLARITY ONLY AND ARE TO BEINSTALLED WITHIN PLANTING AREAS. DUE TO THE SCALE OF THEDRAWINGS, IT IS NOT POSSIBLE TO INDICATE ALL OFFSETS,FITTINGS, SLEEVES, CONDUIT, AND OTHER ITEMS WHICH MAY BEREQUIRED. INVESTIGATE THE STRUCTURAL AND FINISHEDCONDITION AFFECTING THE CONTRACT WORK INCLUDINGOBSTRUCTIONS, GRADE DIFFERENCES OR AREA DIMENSIONALDIFFERENCES. IN THE EVENT OF FIELD DISCREPANCY WITHCONTRACT DOCUMENTS, PLAN THE INSTALLATION WORKACCORDINGLY BY NOTIFICATION AND APPROVAL OF THEOWNER'S AUTHORIZED REPRESENTATIVE AND ACCORDING TO THECONTRACT SPECIFICATIONS. NOTIFY AND COORDINATEIRRIGATION CONTRACT WORK WITH APPLICABLE CONTRACTORSFOR THE LOCATION AND INSTALLATION OF PIPE, CONDUIT ORSLEEVES THROUGH OR UNDER WALLS, ROADWAYS, PAVING ANDSTRUCTURES BEFORE CONSTRUCTION. IN THE EVENT THESENOTIFICATIONS ARE NOT PERFORMED, THE CONTRACTORASSUMES FULL RESPONSIBILITY FOR REQUIRED REVISIONS.2.THE CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE CODES,STANDARDS, AND REGULATIONS. ALL WORK AND MATERIALSSHALL BE IN FULL ACCORDANCE WITH THE LATEST RULES ANDREGULATIONS OF THE NATIONAL ELECTRIC CODE; THE UNIFORMPLUMBING CODE, PUBLISHED BY THE WESTERN PLUMBINGOFFICIALS ASSOCIATION; AND OTHER STATE OR LOCAL LAWS ORREGULATIONS. NOTHING IN THESE DRAWINGS IS TO BECONSTRUED TO PERMIT WORK NOT CONFORMING TO THESECODES OR REGULATIONS. THE CONTRACTOR SHALL FURNISHWITHOUT ANY EXTRA CHARGE, ANY ADDITIONAL MATERIAL ANDLABOR WHEN REQUIRED BY THE COMPLIANCE WITH THESE CODESAND REGULATIONS.3.THE CONTRACTOR SHALL COORDINATE INSTALLATION OFIRRIGATION SYSTEM WITH LAYOUT AND INSTALLATION OF THEPLANT MATERIALS TO INSURE THAT THERE WILL BE COMPLETE ANDUNIFORM IRRIGATION COVERAGE OF PLANTING IN ACCORDANCEWITH THESE DRAWINGS, AND CONTRACT DOCUMENTS. THEIRRIGATION LAYOUT SHALL BE CHECKED BY THE CONTRACTORAND OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TOCONSTRUCTION TO DETERMINE IF ANY CHANGES, DELETIONS, ORADDITIONS ARE REQUIRED. IRRIGATION SYSTEM SHALL BEINSTALLED AND TESTED PRIOR TO INSTALLATION OF PLANTMATERIAL.4.THE INTENT OF THIS IRRIGATION SYSTEM IS TO PROVIDE THEMINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOODPLANT HEALTH.5.IT IS THE RESPONSIBILITY OF THE MAINTENANCE CONTRACTORAND/OR OWNER TO PROGRAM THE IRRIGATION CONTROLLER(S)TO PROVIDE THE MINIMUM AMOUNT OF WATER NEEDED TOSUSTAIN GOOD PLANT HEALTH. THIS INCLUDES MAKINGADJUSTMENTS TO THE PROGRAM FOR SEASONAL WEATHERCHANGES, PLANT MATERIAL, WATER REQUIREMENTS, MOUNDS,SLOPES, SUN, SHADE AND WIND EXPOSURE.6.IT IS THE RESPONSIBILITY OF A LICENSED ELECTRICAL CONTRACTORTO PROVIDE 120 VOLT A.C. (2.5 AMP DEMAND PER CONTROLLER)ELECTRICAL SERVICE TO THE CONTROLLER LOCATION(S). IT IS THERESPONSIBILITY OF THE IRRIGATION CONTRACTOR TOCOORDINATE THE ELECTRICAL SERVICE STUB-OUT TO THECONTROLLER(S). PROVIDE PROPER GROUNDING PER CONTROLLERMANUFACTURER'S INSTRUCTIONS AND IN ACCORDANCE WITHLOCAL CODES.7.SCHEDULE A MEETING WHICH INCLUDES REPRESENTATIVES OF THEIRRIGATION CONTROLLER MANUFACTURER, THE MAINTENANCECONTRACTOR, THE OWNER AND THE IRRIGATION CONTRACTORAT THE SITE FOR INSTRUCTION ON THE PROPER PROGRAMMINGAND OPERATION OF THE IRRIGATION CONTROLLER.8.INSTALL 3" DETECTABLE TAPE ABOVE ALL PRESSURIZED MAIN LINESAS DETAILED. USE CHRISTY MODEL #TA-DT-3-BIRR FOR POTABLEIRRIGATION SYSTEMS.9.PROVIDE EACH IRRIGATION CONTROLLER WITH ITS OWNINDEPENDENT LOW VOLTAGE COMMON GROUND WIRE.10.IRRIGATION CONTROL WIRES: SOLID COPPER WITH U.L. APPROVALFOR DIRECT BURIAL IN GROUND. COMMON GROUND WIRE: SIZE#12-1 WIRE WITH A WHITE INSULATING JACKET. CONTROL WIRESERVICING REMOTE CONTROL VALVES: SIZE #14-1 WIRE WITHINSULATING JACKET OF COLOR OTHER THAN WHITE. SPLICESSHALL BE MADE WITH 3M-DBY SEAL PACKS OR APPROVED EQUAL.11.INSTALL TWO SPARE CONTROL WIRES OF A DIFFERENT COLORALONG THE ENTIRE MAIN LINE. LOOP 36" EXCESS WIRE INTO EACHSINGLE VALVE BOX AND INTO ONE VALVE BOX IN EACH GROUPOF VALVES.12.SPLICING OF LOW VOLTAGE WIRES IS PERMITTED IN VALVE BOXESONLY. LEAVE A 36" LONG, 1" DIAMETER COIL OF EXCESS WIRE ATEACH SPLICE AND A 36" LONG EXPANSION LOOP EVERY 100 FEETALONG WIRE RUN. TAPE WIRES TOGETHER EVERY TEN FEET. DO NOT TAPE WIRES TOGETHER WHERE CONTAINED WITHINSLEEVING OR CONDUIT.13.INSTALL BLACK PLASTIC VALVE BOXES WITH BOLT DOWN, NONHINGED COVER MARKED "IRRIGATION CONTROL VALVE". BOXBODY SHALL HAVE KNOCK OUTS. ACCEPTABLE VALVE BOXMANUFACTURER'S INCLUDE NDS, CARSON OR APPROVED EQUAL.14.INSTALL REMOTE CONTROL VALVE BOXES 12" FROM WALK, CURB,BUILDING OR LANDSCAPE FEATURE. AT MULTIPLE VALVE BOXGROUPS, INSTALL EACH BOX AN EQUAL DISTANCE FROM THEWALK, CURB, BUILDING OR LANDSCAPE FEATURE AND PROVIDE 12"BETWEEN BOX TOPS. ALIGN THE SHORT SIDE OF RECTANGULARVALVE BOXES PARALLEL TO WALK, CURB, BUILDING OR LANDSCAPEFEATURE.15.VALVE LOCATIONS SHOWN ARE DIAGRAMMATIC. INSTALL INGROUND COVER/SHRUB AREAS.16.THE CONTRACTOR SHALL LABEL CONTROL LINE WIRE AT EACHREMOTE CONTROL VALVE WITH A 2 1/4" X 2 3/4" POLYURETHANEI.D. TAG, INDICATING IDENTIFICATION NUMBER OF VALVE(CONTROLLER AND STATION NUMBER). ATTACH LABEL TOCONTROL WIRE. THE CONTRACTOR SHALL PERMANENTLY STAMPALL VALVE BOX LIDS WITH APPROPRIATE IDENTIFICATION ASNOTED IN CONSTRUCTION DETAILS.17.FLUSH AND ADJUST IRRIGATION OUTLETS AND NOZZLES FOROPTIMUM PERFORMANCE AND TO PREVENT OVER SPRAY ONTOWALKS, ROADWAYS, AND/OR BUILDINGS. SELECT THE BESTDEGREE OF THE ARC AND RADIUS TO FIT THE EXISTING SITECONDITIONS AND THROTTLE THE FLOW CONTROL AT EACH VALVETO OBTAIN THE OPTIMUM OPERATING PRESSURE FOR EACHCONTROL ZONE.18.LOCATE EMITTER OUTLETS ON UPHILL SIDE OF PLANT OR TREE.19.LOCATE BUBBLERS ON UPHILL SIDE OF PLANT OR TREE.20.INSTALL A HUNTER HCV SERIES, KBI CV SERIES, OR APPROVEDEQUAL SPRING LOADED CHECK VALVE IN SPRINKLER RISERASSEMBLIES WHERE LOW OUTLET DRAINAGE WILL CAUSE EROSIONAND/OR EXCESS WATER.21.NOTIFY LOCAL JURISDICTIONS FOR INSPECTION AND TESTING OFINSTALLED BACKFLOW PREVENTION DEVICE.22.THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUMOPERATING PRESSURE SHOWN ON THE IRRIGATION DRAWINGS.VERIFY WATER PRESSURE PRIOR TO CONSTRUCTION. REPORT ANYDIFFERENCE BETWEEN THE WATER PRESSURE INDICATED ON THEDRAWINGS AND THE ACTUAL PRESSURE READING AT THEIRRIGATION POINT OF CONNECTION TO THE OWNER'SAUTHORIZED REPRESENTATIVE.23.PIPE SIZING SHOWN ON THE DRAWINGS IS TYPICAL. AS CHANGESIN LAYOUT OCCUR DURING STAKING AND CONSTRUCTION THESIZE MAY NEED TO BE ADJUSTED ACCORDINGLY.24.PIPE THREAD SEALANT COMPOUND SHALL BE RECTOR SEAL #5.25.THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR MINORCHANGES IN THE IRRIGATION LAYOUT DUE TO OBSTRUCTIONSNOT SHOWN ON THE IRRIGATION DRAWINGS SUCH AS LIGHTS,FIRE HYDRANTS, SIGNS, ELECTRICAL ENCLOSURES, ETC.26.THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FORCHANGES IN THE IRRIGATION LAYOUT AND VALVE ZONING DUETO VARIATIONS IN THE EXISTING SITE CONDITIONS SUCH ASEXPOSURE FROM BUILDINGS, TRELLISES, TREES, ETC., AS WELL ASSLOPE AND SOIL CONDITIONS. THE CONTRACTOR SHALL NOTIFYTHE LANDSCAPE ARCHITECT AND IRRIGATION CONSULTANT OF THEPROPOSED CHANGES PRIOR TO INSTALLATION FOR APPROVAL.27.THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADJUSTINGTHE IRRIGATION SYSTEM DESIGN IF THE PLANTING DESIGNCHANGES FROM THE ORIGINAL PLAN AND NEEDS TO ADAPT TOTHE NEW PLANTING DESIGN. THE LANDSCAPE CONTRACTORNEEDS TO NOTIFY THE LANDSCAPE ARCHITECT AND IRRIGATIONCONSULTANT OF PROPOSED CHANGES PRIOR TO INSTALLATIONFOR APPROVAL.28.CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLEMENTAL HANDWATERING OF ALL PLANT MATERIAL WITHIN DRIPLINE AREAS UNTILTHE PLANTS ARE SUFFICIENTLY ESTABLISHED.29.VERIFY LOCATIONS OF ALL IRRIGATION COMPONENTS INSTALLEDWITHIN A VALVE BOX WITH LANDSCAPE ARCHITECT PRIOR TOINSTALLATION. DO NOT INSTALL UNTIL LANDSCAPE ARCHITECTPROVIDES ACCEPTABLE LOCATIONS.
IRRIGATION NOTES AND PERFORMANCE SPECIFICATIONS
1TREE PLANTING (HAYWARD STANDARD)NOT TO SCALE
DESCRIPTION:ISSUE:DATE:
SCALE:PROJECT NUMBER:TLA#: 19023.000
101/17/20PLANNING SUBMITTAL
477 Harris RoadHayward, CA94544
SHEET TITLE
SHEET NO.
c Copyright 2019 TANIGUCHI LANDSCAPE ARCHITECTURE
AS NOTEDTaniguchi Landscape Architecture1013 South Claremont St., Ste 1San Mateo, CA 94402v 650.638.9985 | f 650.638.9986CLA #2942
CONDOMINIUMSHARRIS ROAD
206/08/21PLANNING RESUBMITTAL312/20/21PLANNING RESUBMITTAL404/07/23PLANNING RESUBMITTAL PROGRESS11/26/2024
PROGRESS11/27/2024
2SHRUB PLANTINGNOT TO SCALESECTION
FINISH GRADESCARIFY BOTTOM & SIDESOF PIT TO 3" DEPTHFERTILIZER TABLETSBACKFILL MIXROOT CROWN 1" ABOVE SOILAFTER SETTLEMENT. SCARIFYPERIMETER OF ROOTBALL.MULCH4" HIGH SOIL BERM ATEDGE OF ROOTBALL.REMOVE AT END OFMAINTENANCE PERIOD.2x CONTAINER DIA PLANSECTIONNOTES:1. PLANTS SHALL BE PLANTED ON EQUAL ON-CENTER SPACING AS SHOWN. SEEPLANT LIST FOR ON-CENTER DIMENSIONS.2. PLANT GROUNDCOVER UP TO SOIL BERM OF TREES AND SHRUBS AND INOPENINGSEQ. O.C.EQ. O.C.EQ. O.C. 3GROUNDCOVER/SHRUB PLANTINGplanting.dwgNOT TO SCALE
BACK OF PAVINGOR BACK OF CURBSETBACK EQUAL TO12 OC SPACING FORGIVEN SPECIESHEADERGROUNDCOVER ORSHRUB LOCATION TYP.GROUNDCOVER PLANTMULCH, 3"BACKFILL MIX 4WOOD FENCE (6 FOOT/4 FOOT)NOT TO SCALELANDSCAPEDETAILSL-3