P
age 1 of 2
3090 B
rowns Valley Road Subdivision
Project Description
Revised January 2023
Edenbridge Homes proposes to build eleven (11) new single family homes and a public cul-de-sac street on a 3.77-acre residential infill site at 3090 Browns Valley Road. The property contains an existing residence, cottage, barn, and shed structures and borders single family homes to the east and west, Browns Valley Creek to the north, and Browns Valley Road to the south. A mapped trace of the West Napa Fault traverses the northern portion of the site from east to west.
The property is in the City’s Sphere of Influence and requires annexation. The current General Plan land use designation is SFR-110 (0 to 3 units per acre) and the planned updated General Plan designation is Low Density Residential (3 to 8 units per acre). The zoning designation is RS-10 (residential infill, minimum lot size 10,000 square feet). The proposed 11-home project will be at the upper end of the current density range and at the lower end of the future density range. Small Lot Development Standards will be applied through a use permit to achieve the required density given the site constraints, including the parcel shape and appropriate creek and fault setbacks. The minimum lot size in the project will be over 7,000 square feet.
The property has historically been vacant land with low density residential use. An orchard was present from 1947 to 1951. A barn was constructed around 1947 and two residences in 1951, with shed structures added in 1968 and 1982. All existing structures will be demolished in conjunction with the proposed development.
The new single family homes will be accessed from Browns Valley Road via a new public cul-de-sac. The new road section will include parking on both sides and an attached sidewalk on both sides. A design exception request letter is included with this application for the proposed alternate attached sidewalk and cross slope of the new street.
The project frontage along Browns Valley Road will be improved with a separated sidewalk and park strip. Utility connections will include tie-ins to existing water and sewer facilities in Browns Valley Road and construction of on-site bio-retention basins and a new storm drain outfall at the creek.
Browns Valley Creek and a northern portion of the site are currently within the 100-year floodplain. The base flood elevations appear to be below the surveyed top of bank and therefore confined within the creek banks. The project intends to process a Letter of Map Amendment (LOMA) to remove the portion of site above the top of bank from the floodplain.
New home lots will range in size from 7,098 to 28,092 square feet, with an average of 12,209 square feet. Building setbacks will be 20-foot fronts, 30-foot rears, and 10-foot sides consistent with zoning regulations, except for single-story homes on Lots 2 and 11, where a reduction to 5-foot sides is requested in accordance with Small Lot Development ATTACHMENT 5
P
age 2 of 2
Standards. Small Lot Development Standards will generally apply to Lots 1-3 and 9-11 that are less than 10,000 square feet. Lot 6 is proposed as a flag lot. The driveways to Lots 5 and 6 are both 14 feet wide and less than 150 feet long to comply with access requirements.
The project will include three (3) house plans between 2,770 and 3,576 square feet. Plan 1 is a single-story home with 4 bedrooms, 3-1/2 bathrooms, and a 2-car attached garage.
Plans 2 and 3 are two-story homes with 5 bedrooms, 4-1/2 bathrooms, and 3-car attached garages. All homes will have front doors oriented to the new cul-de-sac, with prominent front porch elements to diminish the appearance of garage doors. Each lot will also feature a full-length driveway for off-street parking.
New home exterior elevations will include Traditional, Agrarian, and Contemporary styles. The Traditional style is defined by hip and gable roof forms, stucco and shingle siding for texture and color variation, wood window trim, corbels and pot shelves, built- up porch columns with stone veneer, and composition roof shingles. Agrarian elevations have steeper-pitched gable roofs, stucco and board-and-batten siding, composition roof shingles, wood window trim and porch post-columns with bottom trim and knee braces typical of the early California farm. Contemporary elevations provide a modern interpretation of the more classic styles with the use of shed roofs, stucco and horizontal lap siding, simple wood window trim, post porch columns on tapered bases, and composition roof shingles. All elevations will include a mix of high-quality exterior finishes intended to complement one another and the home styles of the surrounding neighborhood.
ATTACHMENT 5
BA #2
#1 BA
BROWNS VALLEY ROAD SUBDIVISION
NAPA CALIFORNIA
7 PRELIMINARY - NOT FOR CONSTRUCTION
CHECKED
DRAWN
DESIGNED
DATE
JOB NO.
SHEET NO.
OF SHEETS
APPDREVISIONS BYDATENO.
Printed on Recycled Paper Please Continue the Cycle RSA | CONSULTING CIVIL ENGINEERS + SURVEYORS ++ 1980
est.
1515 FOURTH STREET
NAPA, CALIF. 94559
OFFICE
www.RSAcivil.com
| 252.3301707|
+ +
VESTING TENTATIVE SUBDIVISION MAP
N A P A C A L I F O R N I A
BROWNS VALLEY ROAD SUBDIVISION
COVER SHEET
TM1
1 ATTACHMENT 5
BROWNS VALLEY ROAD SUBDIVISION
NAPA CALIFORNIA
7 PRELIMINARY - NOT FOR CONSTRUCTION
CHECKED
DRAWN
DESIGNED
DATE
JOB NO.
SHEET NO.
OF SHEETS
APPDREVISIONS BYDATENO.
Printed on Recycled Paper Please Continue the Cycle RSA | CONSULTING CIVIL ENGINEERS + SURVEYORS ++ 1980
est.
1515 FOURTH STREET
NAPA, CALIF. 94559
OFFICE
www.RSAcivil.com
| 252.3301707|
+ +
EXISTING CONDITIONS & DEMOLIOTION PLAN
TM2
2 ATTACHMENT 5
BA #2
BA #1
BROWNS VALLEY ROAD SUBDIVISION
NAPA CALIFORNIA
7 PRELIMINARY - NOT FOR CONSTRUCTION
CHECKED
DRAWN
DESIGNED
DATE
JOB NO.
SHEET NO.
OF SHEETS
APPDREVISIONS BYDATENO.
Printed on Recycled Paper Please Continue the Cycle RSA | CONSULTING CIVIL ENGINEERS + SURVEYORS ++ 1980
est.
1515 FOURTH STREET
NAPA, CALIF. 94559
OFFICE
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| 252.3301707|
+ +
SITE LAYOUT
TM3
3 LOTPLAN
TYPE
# OF
BEDROOMS
PARKING
SPACES
REQUIRED
PARKING PROVIDED
GARAGEDRIVEWAYON-STREETTOTAL
12B6 1,23216
21D22
33A2
42C3
530
6 3A
30 7
3B
30 8
2C
2 9
2A
2 103C2
111A2215
6 1,2
6 1,2
5 1,2
PARKING TABLE
5 4
5 5
5 5
5 5
5 5
4 5
6 7
6 6
6 5 1,2
6 1,2
6 1,2
6 1,2
6 1,2,3
3 3
3 3
3 3
3 3
EXTRA
TOTAL64
10 75
10 3B6 1,2
6 1,2
312618
1 1
1 1
1 1
6 6
6 ATTACHMENT 5
BA #2
BA #1
BROWNS VALLEY ROAD SUBDIVISION
NAPA CALIFORNIA
7 PRELIMINARY - NOT FOR CONSTRUCTION
CHECKED
DRAWN
DESIGNED
DATE
JOB NO.
SHEET NO.
OF SHEETS
APPDREVISIONS BYDATENO.
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est.
1515 FOURTH STREET
NAPA, CALIF. 94559
OFFICE
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| 252.3301707|
+ +
GRADING PLAN
TM4
4 ATTACHMENT 5
#1
BA #2
BA
BROWNS VALLEY ROAD SUBDIVISION
NAPA CALIFORNIA
7 PRELIMINARY - NOT FOR CONSTRUCTION
CHECKED
DRAWN
DESIGNED
DATE
JOB NO.
SHEET NO.
OF SHEETS
APPDREVISIONS BYDATENO.
Printed on Recycled Paper Please Continue the Cycle RSA | CONSULTING CIVIL ENGINEERS + SURVEYORS ++ 1980
est.
1515 FOURTH STREET
NAPA, CALIF. 94559
OFFICE
www.RSAcivil.com
| 252.3301707|
+ +
UTILITY PLAN
TM5
5 ATTACHMENT 5
#1
BA
BROWNS VALLEY ROAD SUBDIVISION
NAPA CALIFORNIA
7 PRELIMINARY - NOT FOR CONSTRUCTION
CHECKED
DRAWN
DESIGNED
DATE
JOB NO.
SHEET NO.
OF SHEETS
APPDREVISIONS BYDATENO.
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est.
1515 FOURTH STREET
NAPA, CALIF. 94559
OFFICE
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| 252.3301707|
+ +
STREET A PLAN & PROFILE
TM5A
6 ∆∆∆∆
ATTACHMENT 5
#1
BA #2 BA
BROWNS VALLEY ROAD SUBDIVISION
NAPA CALIFORNIA
7 PRELIMINARY - NOT FOR CONSTRUCTION
CHECKED
DRAWN
DESIGNED
DATE
JOB NO.
SHEET NO.
OF SHEETS
APPDREVISIONS BYDATENO.
Printed on Recycled Paper Please Continue the Cycle RSA | CONSULTING CIVIL ENGINEERS + SURVEYORS ++ 1980
est.
1515 FOURTH STREET
NAPA, CALIF. 94559
OFFICE
www.RSAcivil.com
| 252.3301707|
+ +
STORMWATER CONTROL PLAN
TM6
7 WATER QUALITY
FEATURE ON SITE
DO NOT ALTER
OR REMOVE
CONTACT CITY OF NAPA
FOR MORE INFORMATION
DMA #1
DMA #2
DMA #4
DMA #3
ATTACHMENT 5
BA #2
BA #1
BROWNS VALLEY ROAD SUBDIVISION
NAPA CALIFORNIA
1 PRELIMINARY - NOT FOR CONSTRUCTION
CHECKED
DRAWN
DESIGNED
DATE
JOB NO.
SHEET NO.
OF SHEETS
APPDREVISIONS BYDATENO.
Printed on Recycled Paper Please Continue the Cycle RSA | CONSULTING CIVIL ENGINEERS + SURVEYORS ++ 1980
est.
1515 FOURTH STREET
NAPA, CALIF. 94559
OFFICE
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| 252.3301707|
+ +
ADU OPPORTUNITY AREAS EXHIBIT
EXH
1 ATTACHMENT 5
ATTACHMENT 5
28'-5"
30'-4"
30'-6"
30'-9"
28'-10"
31'-0"
29'-1"5'-0"10'-10" 5'-0" 10'-0" 10'-0" 10'-0"
30'-2"
5'-0" 10'-0"
30'-2"
10'-0"28'-2"
10'-0"
28'-2"
30'-2"
10'-0" 10'-0"
28'-2"
30'-2"
10'-0"
28'-0"
30'-0"21'-3"
9'-3"
PROJECT
BOUNDARY - TYP
STREET A
BROWNS VALLEY ROAD
10' P.U.E.
- TYP
20'-0"
20'-0"
14'-0"
14'-0"
20'-0"
14'-0"
20'-0"
14'-0"
20'-0"
14'-0"
20'-0"
14'-0"
20'-0"
14'-0"
20'-0"
14'-0"
19'-9"
10'-0"
15'-3"
15'-0"
12'-7"
17'-7"
22'-5"
18'-0"
2ND FLOOR
BAY - TYP.
2ND FLOOR
BAY - TYP.
15'-0"
18'-0"
19'-0"
73'-4 1/2"
16'-3"
21'-7"
21'-11"
19'-0"
23'-3 1/2"
15'-0" 15'-0"
27'-0"
12'-4"
4'-8"
32'-11 1/2"
15'-0"15'-0"
18'-0"
19'-0"
15'-0"15'-0"
19'-0"
2ND FLOOR
BAY - TYP.
2ND FLOOR
BAY - TYP.23'-3 1/2"
23'-3 1/2"
LINE OF 2ND
FLOOR ABV. - TYP.
84'-11 1/2"
LOT 1
PLAN 2
AGRARIAN
SCHEME 4
LOT 2
PLAN 1
CONTEMPORARY
SCHEME 7
LOT 3
PLAN 3
TRADITIONAL
SCHEME 2
LOT 4
PLAN 2
CONTEMPORARY
SCHEME 8
LOT 5
PLAN 3
TRADITIONAL
SCHEME 3
LOT 6
PLAN 3
AGRARIAN
LOT 7
PLAN 2
CONTEMPORARY
LOT 8
PLAN 2
TRADITIONAL
LOT 9
PLAN 3
CONTEMPORARY
LOT 10
PLAN 3
AGRARIAN
LOT 11
PLAN 1
TRADITIONAL
341.026
Browns Valley
Napa, CA
December 9, 2022
Edenbridge Homes
21771 Stevens Creek Boulevard Ste. 200A Cupertino, CA 95014-1175 669.231.4240
0 6' 12'18' 30' 60'24'
NORTH
ARCHITECTURAL SITE PLAN
A0
ATTACHMENT 5
LOT 1
LOT 5
LOT 10LOT 11
STREET A
BROWNS VALLEY ROAD
LOT 2 LOT 3 LOT 4
LOT 9 LOT 8 LOT 7 LOT 6APPROXIMATE
LOCATION OF
SOLAR PANELS
TYP.
341.026
Browns Valley
Napa, CA
December 9, 2022
Edenbridge Homes
21771 Stevens Creek Boulevard Ste. 200A Cupertino, CA 95014-1175 669.231.4240
0 6' 12'18' 30' 60'24'
NORTH
SOLAR PLAN
A0A
ATTACHMENT 5
ATTACHMENT 5
BEDROOM 4
12'-0" X 11'-9
2-CAR GARAGE
20'-1" X 20'-7"
BATH 3
DINING
12'-0" x 14'-0"
FAMILY
14'-11" x 15'-9"
KITCHEN
LNDY
BEDROOM 2
11'-0" x 11'-3"
BEDROOM 3
12'-8" x 12'-0"
OWNER'S
SUITE
14'-0" x 15'-0"
BATH 2
ENTRY
PWDR
FLEX
12'-0" x 12'-0"
NOOK
12'-0" x 14'-0"
LINEN
PANTRY
WALK-IN
CLOSET
83'-0"
38'-6"
PORCH
BUTLER'S
PANTRY
LINENWALK-IN
CLOSET
WALK-IN
CLOSET
OWNER'S
BATH
341.026
Browns Valley
Napa, CA
December 9, 2022
Edenbridge Homes
21771 Stevens Creek Boulevard Ste. 200A Cupertino, CA 95014-1175 669.231.4240
SQUARE FOOTAGES
TOTAL LIVING
2-CAR GARAGE
PORCH @ TRADITIONAL
PORCH @
CONTEMPORARY
2770 SQ. FT.
425 SQ. FT.
298 SQ. FT.
156 SQ. FT.
0 1' 2' 3' 4' 8'
PLAN 1 FLOOR PLAN
A2
ATTACHMENT 5
ATTACHMENT 5
ALL ROOF SLOPES
TO BE 5:12 U.O.N
4 :124
:12
4 :12
341.026
Browns Valley
Napa, CA
December 9, 2022
Edenbridge Homes
21771 Stevens Creek Boulevard Ste. 200A Cupertino, CA 95014-1175 669.231.4240
0 1' 2' 3' 4' 8'
PLAN 1 TRADITIONAL ROOF PLAN
A4
ATTACHMENT 5
ATTACHMENT 5
ALL ROOF SLOPES
TO BE 2.5:12 U.O.N
341.026
Browns Valley
Napa, CA
December 9, 2022
Edenbridge Homes
21771 Stevens Creek Boulevard Ste. 200A Cupertino, CA 95014-1175 669.231.4240
0 1' 2' 3' 4' 8'
PLAN 1 CONTEMPORARY ROOF PLAN
A6
ATTACHMENT 5
ATTACHMENT 5
ATTACHMENT 5
BEDROOM 5
11'-0" X 13'-9
2-CAR GARAGE
20'-1" X 20'-1"
KITCHEN
FLEX
14'-10" x 11'-6"
NOOK
13'-6" x 10'-6"
PANTRY
WALK-IN
CLOSET
60'-0"
38'-6"
BATH 4
FAMILY
15'-9" x 14'-0"
PWDR
ENTRY
1-CAR GARAGE
11'-3" X 18'-3"
PORCH
UP
LNDY
OWNER'S
SUITE
13'-10" x 15'-5"
OWNER'S
BATH
LINEN
BEDROOM 2
11'-0" x 13'-9"
WALK-IN
CLOSET
LOFT
14'-5" x 15'-5"
BATH 3
WALK-IN
CLOSET
BEDROOM 3
11'-10" x 13'-2"
BEDROOM 4
11'-5" x 12'-6"DN
BATH 2
341.026
Browns Valley
Napa, CA
December 9, 2022
Edenbridge Homes
21771 Stevens Creek Boulevard Ste. 200A Cupertino, CA 95014-1175 669.231.4240
SQUARE FOOTAGES
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
3-CAR GARAGE
3-CAR GARAGE @
CONTEMPORARY
PORCH @ TRADITIONAL
PORCH @ AGRARIAN
PORCH @
CONTEMPORARY
1350 SQ. FT.
1669 SQ. FT.
3019 SQ. FT.
663 SQ. FT.
732 SQ. FT.
196 SQ. FT.
129 SQ. FT.
139 SQ. FT.
FIRST FLOOR PLAN
0 1' 2' 3' 4' 8'
PLAN 2 FLOOR PLANS
A9
SECOND FLOOR PLAN
ATTACHMENT 5
ATTACHMENT 5
ATTACHMENT 5
ATTACHMENT 5
ATTACHMENT 5
ATTACHMENT 5
KITCHEN NOOK
10'-0" x 16'-9"
FAMILY
16'-4" x 16'-9"
BEDROOM 5
11'-0" x 16'-0"
FLEX
17'-3" x 12'-6"
DINING
15'-10" x 14'-4"
3-CAR TANDEM GARAGE
20'-1" X 37'-11"
BATH 4
PWDR
WALK-IN
CLOSET
LINEN
PORCH
38'-6"
60'-0"
ENTRY
OWNER'S
SUITE
14'-8" x 18'-9"
LOFT
14'-5" x 13'-3"
WALK-IN
CLOSET
LINEN
BEDROOM 2
11'-8" x 12'-0"
BEDROOM 3
11'-8" x 12'-0"
BEDROOM 4
11'-3" x 14'-2"
BATH 3
LNDY
WALK-IN
CLOSET
WALK-IN
CLOSET
WALK-IN
CLOSET
WALK-IN
CLOSET
BATH 2
OWNER'S
BATH
341.026
Browns Valley
Napa, CA
December 9, 2022
Edenbridge Homes
21771 Stevens Creek Boulevard Ste. 200A Cupertino, CA 95014-1175 669.231.4240
SQUARE FOOTAGES
FIRST FLOOR
SECOND FLOOR
TOTAL LIVING
3-CAR TANDEM GARAGE
PORCH @ TRADITIONAL
PORCH @ AGRARIAN
PORCH @
CONTEMPORARY
1707 SQ. FT.
1869 SQ. FT.
3576 SQ. FT.
603 SQ. FT.
266 SQ. FT.
251 SQ. FT.
238 SQ. FT.
FIRST FLOOR PLAN
0 1' 2' 3' 4' 8'
PLAN 3 FLOOR PLANS
A15
SECOND FLOOR PLAN
ATTACHMENT 5
ATTACHMENT 5
ATTACHMENT 5
ATTACHMENT 5
ATTACHMENT 5
ATTACHMENT 5
SCHEMATIC LANDSCAPE DESIGN L-1
BROWNS VALLEY ROAD SUBDIVISION
NAPA, CALIFORNIA
MARCH 25, 2022
G:\2021\8121040.0_Browns_Valley_Subdivision\DESIGN\EXHIBITS\8121040.0 PRELIM-SCHEMATIC.dwg 03/23/2022 1:59:39PM RBrinkerhoff COPYRIGHT Studio1515 8121040.0
Edenbridge Homes
21771 Stevens Creek Blvd Suite 200A
Cupertino, CA 95014
669-231-4240
Copyright ©2022 Studio 1515 Landscape Architecture
N
SCALE:
0 30' 60' 120'
1"=30'-0"
IRRIGATION NOTES
1. THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE
GOVERNOR'S WATER CONSERVATION MANDATE AND CURRENT LOCAL WATER DISTRICT REGULATIONS (MWELO).
2. THE IRRIGATION SYSTEM WILL BE AUTOMATICALLY CONTROLLED BY AN
ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO ALLOW FOR MULTIPLE
STARTS TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES.
3. THE IRRIGATION SYSTEM WILL CONSIST OF LOW VOLUME, LOW FLOW
BUBBLERS FOR TREES, AND POINT SOURCE DRIP IRRIGATION FOR
SHRUBS AND GROUNDCOVERS
4. PLANTS WILL BE GROUPED ONTO SEPERATE VALVES ACCORDING TO SUN
EXPOSURE AND WATER USE TO ALLOW FOR IRRIGATION APPLICATIONBY HYDROZONE. THE IRRIGATION SCHEDULING WILL REFLECT THE
REGIONAL EVAPO-TRANSPIRATION RATES.
5. ALL MWELO DOCUMENTAION INCLUDING IRRIGATION PLANS AND WATER
USE CALCULATIONS SHALL BE INCLUDED WITH THE LANDSCAPE
CONSTRUCTION DOCUMENTS FOR REVIEW AND APPROVAL.
1. FINAL TREE LOCATIONS TO BE DETERMINED WHEN FINAL UTILITY LOCATIONS ARE APPROVED.
2. PROPOSED TREE CANOPIES ARE SHOWN AT 75% MATURE GROWTH
DIAMETER IN ORDER TO ENSURE THERE IS SUFFICIENT ROOM FOR TREE GROWTH AND HEALTH.
3. ALL ABOVE GRADE UTILITIES WILL BE SCREENED WITH EVERGREEN SHRUBS AS PER CITY REQUIREMENTS.
6' GOOD NEIGHBOR FENCE -
SEE DETAIL A / SHEET L-3
6' GOOD NEIGHBOR FENCE ON RETAINING WALL -
SEE DETAIL C / SHEET L-3
6' GOOD NEIGHBOR FENCE WITH GATE -
SEE DETAIL B / SHEET L-3
VIEW FENCE - SEE DETAIL E / SHEET L-3
PLANTING NOTES
FENCE LEGEND
ATTACHMENT 5
RETAINING WALL PER CIVIL
ENGINEER'S PLANS, TYP.
BROWNS VALLEY ROAD
STREET "A"
CBU MAILBOX -
SEE DETAIL D,
SHEET L-3
CONCRETE SIDEWALK PER
CIVIL ENGINEER'S PLAN, TYP.
CONCRETE
DRIVEWAY, TYP.
MATCHLINE 'A',SEE SHEET L-2
BIO-RETENTION
AREA #1
CONCRETE ENTRY
WALK, TYP.
BIO-RETENTION
AREA #1
VIEW FENCE
CONCRETE
DRIVEWAY, TYP.
CONCRETE ENTRY
WALK, TYP.
LOT 1
PLAN 2B
LOT 2
PLAN 1D
LOT 3
PLAN 3A
LOT 4
PLAN 2C
LOT 11
PLAN 1A
LOT 10
PLAN 3C
LOT 9
PLAN 3B
LOT 8
PLAN 2A
N
SCALE:
0 20' 40' 80'
1"=20'-0"
SCHEMATIC LANDSCAPE DESIGN L-2
BROWNS VALLEY ROAD SUBDIVISION
NAPA, CALIFORNIA
MARCH 25, 2022
G:\2021\8121040.0_Browns_Valley_Subdivision\DESIGN\EXHIBITS\8121040.0 PRELIM-SCHEMATIC.dwg 03/23/2022 1:59:48PM RBrinkerhoff COPYRIGHT Studio1515 8121040.0
Edenbridge Homes
21771 Stevens Creek Blvd Suite 200A
Cupertino, CA 95014
669-231-4240
Copyright ©2022 Studio 1515 Landscape Architecture
IRRIGATION NOTES
1. THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE
GOVERNOR'S WATER CONSERVATION MANDATE AND CURRENT LOCAL WATER DISTRICT REGULATIONS (MWELO).
2. THE IRRIGATION SYSTEM WILL BE AUTOMATICALLY CONTROLLED BY AN
ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO ALLOW FOR MULTIPLE
STARTS TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES.
3. THE IRRIGATION SYSTEM WILL CONSIST OF LOW VOLUME, LOW FLOW
BUBBLERS FOR TREES, AND POINT SOURCE DRIP IRRIGATION FOR
SHRUBS AND GROUNDCOVERS
4. PLANTS WILL BE GROUPED ONTO SEPERATE VALVES ACCORDING TO SUN
EXPOSURE AND WATER USE TO ALLOW FOR IRRIGATION APPLICATIONBY HYDROZONE. THE IRRIGATION SCHEDULING WILL REFLECT THE
REGIONAL EVAPO-TRANSPIRATION RATES.
5. ALL MWELO DOCUMENTAION INCLUDING IRRIGATION PLANS AND WATER
USE CALCULATIONS SHALL BE INCLUDED WITH THE LANDSCAPE
CONSTRUCTION DOCUMENTS FOR REVIEW AND APPROVAL.
1. FINAL TREE LOCATIONS TO BE DETERMINED WHEN FINAL UTILITY LOCATIONS ARE APPROVED.
2. PROPOSED TREE CANOPIES ARE SHOWN AT 75% MATURE GROWTH
DIAMETER IN ORDER TO ENSURE THERE IS SUFFICIENT ROOM FOR TREE GROWTH AND HEALTH.
3. ALL ABOVE GRADE UTILITIES WILL BE SCREENED WITH EVERGREEN SHRUBS AS PER CITY REQUIREMENTS.
6' GOOD NEIGHBOR FENCE -
SEE DETAIL A / SHEET L-3
6' GOOD NEIGHBOR FENCE ON RETAINING WALL -
SEE DETAIL C / SHEET L-3
6' GOOD NEIGHBOR FENCE WITH GATE -
SEE DETAIL B / SHEET L-3
VIEW FENCE - SEE DETAIL E / SHEET L-3
PLANTING NOTES
FENCE LEGEND
TREES BOTANICAL NAME COMMON NAME SIZE WUCOLS
ACER BUERGERIANUM TRIDENT MAPLE 15 GAL. MOD
ACER RUBRUM RED MAPLE 15 GAL. MOD
EXISTING REDWOOD TO REMAIN ---
EXISTING OAK TO REMAIN ---
LAGERSTROEMIA INDICA 'DYNAMITE' DYNAMITE CRAPE MYRTLE 15 GAL. MOD
SHRUBS COMMON NAME SIZE WUCOLS
BOUTELOUA G. 'BLONDE AMBITION' BLONDE AMBITION BLUE GRAMA 1 GAL. LOW CALAMAGROSTIS X A. 'KARL FOERSTER' FEATHER REED GRASS 1 GAL. LOW CALLISTEMON V. 'LITTLE JOHN' DWARF BOTTLEBRUSH 5 GAL. LOW CAREX DIVULSA EUROPEAN GREY SEDGE 1 GAL. LOW
CARPENTERIA C. `ELIZABETH` ELIZABETH BUSH ANEMONE 5 GAL. LOW CHONDROPETALUM TECTORUM SMALL CAPE RUSH 5 GAL. LOW
CISTUS X PURPUREUS ORCHID ROCKROSE 5 GAL. LOW
DODONAEA VISCOSA `PURPUREA` PURPLE HOPSEED BUSH 5 GAL. LOW ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 1 GAL. LOW
ERIOGONUM GRANDE RUBESCENS RED BUCKWHEAT 1 GAL. LOW
GALVEZIA SPECIOSA 'FIRECRACKER' FIRECRACKER ISLAND SNAPDRAGON 5 GAL. LOW GREVILLEA LANIGERA 'COASTAL GEM' COASTAL GEM GREVILLEA 1 GAL. LOW LAVATERA MARITIMA TREE MALLLOW 5 GAL. LOW
LOMANDRA HYSTRIX 'LHCOM' TM TROPICBELLE MAT RUSH 5 GAL. LOW MYOPORUM P. 'PROSTRATUM' PROSTRATE TRAILING MYOPORUM 1 GAL. LOW MYRTUS COMMUNIS `COMPACTA` DWARF COMMON MYRTLE 5 GAL. LOW NANDINA DOMESTICA 'LEMON LIME' LEMON LIME HEAVENLY BAMBOO 5 GAL. LOW NEPETA X FAASSENII `WALKER`S LOW` WALKER`S LOW CATMINT 1 GAL. LOW PHORMIUM X `JESTER` NEW ZEALAND FLAX 5 GAL. LOW
ROSMARINUS O. 'HUNTINGTON CARPET' HUNTINGTON CARPET ROSEMARY 1 GAL. LOW SALVIA GREGGII 'PURPLE' PURPLE AUTUMN SAGE 5 GAL. LOW
SCAEVOLA A. `MAUVE CLUSTERS` MAUVE CLUSTERS FAIRY FAN FLOWER 1 GAL. LOW TEUCRIUM FRUTICANS 'COMPACTUM' COMPACT BUSH GERMANDER 5 GAL. LOW VERBENA LILACINA 'DE LA MINA' DE LA MINA LILAC VERBENA 1 GAL. LOW VIBURNUM TINUS `SPRING BOUQUET` SPRING BOUQUET LAURUSTINUS 5 GAL. LOW
BASMAA COMMON NAME SIZE WUCOLS
CAREX DIVULSA EUROPEAN GREY SEDGE 1 GAL. LOW
CARPENTERIA CALIFORNICA BUSH ANEMONE 1 GAL. LOW
CHONDROPETALUM TECTORUM SMALL CAPE RUSH 1 GAL. LOW
JUNCUS PATENS CALIFORNIA GRAY RUSH 1 GAL. LOW
LONICERA HISPIDULA HONEYSUCKLE 1 GAL. LOW
ROSA CALIFORNICA CALIFORNIA WILD ROSE 1 GAL. LOW
PROPOSED PLANT PALETTE
ATTACHMENT 5
CONCRETE
DRIVEWAY, TYP.
TOE OF SLOPE, TYP.
TOP OF SLOPE, TYP.
PROPERTY LINE, TYP.
MATCHLINE 'A',SEE SHEET L-1
CONCRETE ENTRY
WALK, TYP.
BIO-RETENTION
AREA #1
BIO-RETENTION
AREA #2
VIEW FENCE VIEW FENCE
LOT 7
PLAN 2C
LOT 6
PLAN 3B
LOT 5
PLAN 3A
SCHEMATIC LANDSCAPE DESIGN L-3
BROWNS VALLEY ROAD SUBDIVISION
NAPA, CALIFORNIA
MARCH 25, 2022
G:\2021\8121040.0_Browns_Valley_Subdivision\DESIGN\EXHIBITS\8121040.0 PRELIM-SCHEMATIC.dwg 03/23/2022 1:59:51PM RBrinkerhoff COPYRIGHT Studio1515 8121040.0
Edenbridge Homes
21771 Stevens Creek Blvd Suite 200A
Cupertino, CA 95014
669-231-4240
Copyright ©2022 Studio 1515 Landscape Architecture
N
SCALE:
0 20' 40' 80'
1"=20'-0"
IRRIGATION NOTES
1. THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE
GOVERNOR'S WATER CONSERVATION MANDATE AND CURRENT LOCAL WATER DISTRICT REGULATIONS (MWELO).
2. THE IRRIGATION SYSTEM WILL BE AUTOMATICALLY CONTROLLED BY AN
ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO ALLOW FOR MULTIPLE
STARTS TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES.
3. THE IRRIGATION SYSTEM WILL CONSIST OF LOW VOLUME, LOW FLOW
BUBBLERS FOR TREES, AND POINT SOURCE DRIP IRRIGATION FOR
SHRUBS AND GROUNDCOVERS
4. PLANTS WILL BE GROUPED ONTO SEPERATE VALVES ACCORDING TO SUN
EXPOSURE AND WATER USE TO ALLOW FOR IRRIGATION APPLICATIONBY HYDROZONE. THE IRRIGATION SCHEDULING WILL REFLECT THE
REGIONAL EVAPO-TRANSPIRATION RATES.
5. ALL MWELO DOCUMENTAION INCLUDING IRRIGATION PLANS AND WATER
USE CALCULATIONS SHALL BE INCLUDED WITH THE LANDSCAPE
CONSTRUCTION DOCUMENTS FOR REVIEW AND APPROVAL.
1. FINAL TREE LOCATIONS TO BE DETERMINED WHEN FINAL UTILITY LOCATIONS ARE APPROVED.
2. PROPOSED TREE CANOPIES ARE SHOWN AT 75% MATURE GROWTH
DIAMETER IN ORDER TO ENSURE THERE IS SUFFICIENT ROOM FOR TREE GROWTH AND HEALTH.
3. ALL ABOVE GRADE UTILITIES WILL BE SCREENED WITH EVERGREEN SHRUBS AS PER CITY REQUIREMENTS.
6' GOOD NEIGHBOR FENCE -
SEE DETAIL A / SHEET L-3
6' GOOD NEIGHBOR FENCE ON RETAINING WALL -
SEE DETAIL C / SHEET L-3
6' GOOD NEIGHBOR FENCE WITH GATE -
SEE DETAIL B / SHEET L-3
VIEW FENCE - SEE DETAIL E / SHEET L-3
PLANTING NOTES
FENCE LEGEND
TREES BOTANICAL NAME COMMON NAME SIZE WUCOLS
ACER BUERGERIANUM TRIDENT MAPLE 15 GAL. MOD
ACER RUBRUM RED MAPLE 15 GAL. MOD
EXISTING REDWOOD TO REMAIN ---
EXISTING OAK TO REMAIN ---
LAGERSTROEMIA INDICA 'DYNAMITE' DYNAMITE CRAPE MYRTLE 15 GAL. MOD
SHRUBS COMMON NAME SIZE WUCOLS
BOUTELOUA G. 'BLONDE AMBITION' BLONDE AMBITION BLUE GRAMA 1 GAL. LOW CALAMAGROSTIS X A. 'KARL FOERSTER' FEATHER REED GRASS 1 GAL. LOW CALLISTEMON V. 'LITTLE JOHN' DWARF BOTTLEBRUSH 5 GAL. LOW CAREX DIVULSA EUROPEAN GREY SEDGE 1 GAL. LOW
CARPENTERIA C. `ELIZABETH` ELIZABETH BUSH ANEMONE 5 GAL. LOW CHONDROPETALUM TECTORUM SMALL CAPE RUSH 5 GAL. LOW
CISTUS X PURPUREUS ORCHID ROCKROSE 5 GAL. LOW
DODONAEA VISCOSA `PURPUREA` PURPLE HOPSEED BUSH 5 GAL. LOW ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 1 GAL. LOW
ERIOGONUM GRANDE RUBESCENS RED BUCKWHEAT 1 GAL. LOW
GALVEZIA SPECIOSA 'FIRECRACKER' FIRECRACKER ISLAND SNAPDRAGON 5 GAL. LOW GREVILLEA LANIGERA 'COASTAL GEM' COASTAL GEM GREVILLEA 1 GAL. LOW LAVATERA MARITIMA TREE MALLLOW 5 GAL. LOW
LOMANDRA HYSTRIX 'LHCOM' TM TROPICBELLE MAT RUSH 5 GAL. LOW MYOPORUM P. 'PROSTRATUM' PROSTRATE TRAILING MYOPORUM 1 GAL. LOW MYRTUS COMMUNIS `COMPACTA` DWARF COMMON MYRTLE 5 GAL. LOW NANDINA DOMESTICA 'LEMON LIME' LEMON LIME HEAVENLY BAMBOO 5 GAL. LOW NEPETA X FAASSENII `WALKER`S LOW` WALKER`S LOW CATMINT 1 GAL. LOW PHORMIUM X `JESTER` NEW ZEALAND FLAX 5 GAL. LOW
ROSMARINUS O. 'HUNTINGTON CARPET' HUNTINGTON CARPET ROSEMARY 1 GAL. LOW SALVIA GREGGII 'PURPLE' PURPLE AUTUMN SAGE 5 GAL. LOW
SCAEVOLA A. `MAUVE CLUSTERS` MAUVE CLUSTERS FAIRY FAN FLOWER 1 GAL. LOW TEUCRIUM FRUTICANS 'COMPACTUM' COMPACT BUSH GERMANDER 5 GAL. LOW VERBENA LILACINA 'DE LA MINA' DE LA MINA LILAC VERBENA 1 GAL. LOW VIBURNUM TINUS `SPRING BOUQUET` SPRING BOUQUET LAURUSTINUS 5 GAL. LOW
BASMAA COMMON NAME SIZE WUCOLS
CAREX DIVULSA EUROPEAN GREY SEDGE 1 GAL. LOW
CARPENTERIA CALIFORNICA BUSH ANEMONE 1 GAL. LOW
CHONDROPETALUM TECTORUM SMALL CAPE RUSH 1 GAL. LOW
JUNCUS PATENS CALIFORNIA GRAY RUSH 1 GAL. LOW
LONICERA HISPIDULA HONEYSUCKLE 1 GAL. LOW
ROSA CALIFORNICA CALIFORNIA WILD ROSE 1 GAL. LOW
PROPOSED PLANT PALETTE
ATTACHMENT 5
BROWNS VALLEY ROAD SUBDIVISION
NAPA, CALIFORNIA
MARCH 25, 2022
G:\2021\8121040.0_Browns_Valley_Subdivision\DESIGN\EXHIBITS\8121040.0 PRELIM-DETAILS.dwg 03/23/2022 2:00:16PM RBrinkerhoff COPYRIGHT Studio1515 8121040.0
Edenbridge Homes
21771 Stevens Creek Blvd Suite 200A
Cupertino, CA 95014
669-231-4240
Copyright ©2022 Studio 1515 Landscape Architecture
CONSTRUCTION DETAILS L-4
6' GOOD NEIGHBOR FENCE 6' GOOD NEIGHBOR FENCE WITH GATE 2'-0'
12"
6'-0"
1"
5/8" X 6" FENCING
(BOARD ON BOARD)
4" X 4" POST
@ 8' O.C.
2" X 4" BOTTOM
RAIL DADO
2" X 6" KICKBOARD
(PTFD)
CONCRETE FOOTING
COMPACTED SUBGRADE
OR ENGINEER FILL
6" AGG DRAIN ROCK
NOTE:
1. ALL WOOD TO BE CONSTRUCTION GRADE REDWOOD
2. ALL NAILS TO BE HOT-DIPPED GALVANIZED.
2" X 4" TOP RAIL
DADO (16' LENGTH)
2"
TOP OF FOOTING
AT TOP OF GRADEELEVATION
SECTION
FENCE ON RETAINING WALL CONNECTION
SCALE: 1/2" = 1' - 0" SCALE: 1/2" = 1' - 0" SCALE: 1" = 1' - 0" SCALE: 1/2" = 1' - 0"
A B C
D
CBU MAILBOX
3'-0"
6'-0"
GOOD NEIGHBOR FENCE-
SEE DETAIL A THIS SHEET
NOTE:
1. ALL WOOD TO BE CONSTRUCTION
GRADE REDWOOD
2. ALL NAILS TO BE HOT-DIPPED
GALVANIZED.
3. GATE WIDER THAN 3' REQUIRE A
4" X 6" POST HINGE SIDE ONLY
GATE LATCH PER EDENBRIDGE
HOME STANDARD
2" X 4" TOP AND
BOTTOM BRACE
2" X 4" DIAGONAL BRACE
2"
1'-0"
6"
5/8" DIA BOLTS
2" X 1/8" GALVINIZED WELDED BRACKET WET
SET IN WALL AT 7'-6" O.C.
FOOTING AND DRAINAGE STRUCTURAL
DESIGN PER CIVIL ENGINEER'S PLANS
FINISH GRADE
COMPACTED SUBGRADE OR ENGINEERED
FILL
4" X 4" POST
1'-6"1'-6"
VARIES - SEE
CIVIL ENGINEER'S
PLANS
RETAINING WALL PER CIVIL ENGINEER'S PLANS
16 UNIT
ELEVATION
13 4
3 2
1 7
8 16
ALUMINUM CLUSTER BOX UNIT
(CBU) VITAL MODEL #1570-165DAF
TYPE III (16 UNIT)
OUTGOING MAIL AND
INCOMING PARCEL BOX SET
AT A MAXIMUM OF 54" ABOVE
FINISH SURFACE FOR ADA
ACCESSIBILITY.
9 10
11 12
14 5
15 6
SURFACE MOUNT CBU PEDESTAL TO
CONCRETE PAD PER MANUFACTURERS
SPECIFICATIONS
ALUMINUM CBU TRADITIONAL FINIAL
CAP MODEL # VOGUECA
CONCRETE PAD
2'-5"
ALUMINUM CBU CLASSIC PILLAR
PEDESTAL COVER MODEL
#VOGUE114 (16 UNIT)1'-9"
12"NOTE: ALL MAILBOXES AND
ACCESSORIES AVAILABLE THROUGH AF
FLORENCE (800) 275-1747 WITH POWDER
COAT FINISH. COLOR: DARK BRONZE
(PEBBLE) PMS BLACK 7C.
3'-6"
EQ EQ
2x6 TOP RAIL.1
2x4 RAIL LAP OVER FENCING. ATTACH
FENCING TO BACK OF 2x4 WITH STAPLES.
2 4x4 POST PRESSURE TREATED CEDAR
TONE @ 8' ON CENTER, TYPICAL.
3 2x4 WELDED WIRE FENCING. ATTACH TO
4x4 POSTS WITH HEAVY DUTY WIRE
STAPLES.
4 FINISH GRADE.5
COMPACTED SUBGRADE OR
ENGINEERED FILL.
6 CONCRETE FOOTING.7
NOTE:
· ALL WOOD TO BE REDWOOD CONSTRUCTION GRADE.
· ALL NAILS TO BE HOT DIPPED GALVANIZED.
5 2
4 3
1 2
6 7
6'-0"2'-0"
2"
1'-0"
SCALE: 1/2" = 1' - 0"E
6' HIGH VIEW FENCE
ATTACHMENT 5
BROWNS VALLEY ROAD SUBDIVISION
NAPA, CALIFORNIA
MARCH 25, 2022
G:\2021\8121040.0_Browns_Valley_Subdivision\DESIGN\EXHIBITS\8121040.0 PRELIM-IMAGES.dwg 03/23/2022 2:01:00PM RBrinkerhoff COPYRIGHT Studio1515 8121040.0
Edenbridge Homes
21771 Stevens Creek Blvd Suite 200A
Cupertino, CA 95014
669-231-4240
Copyright ©2022 Studio 1515 Landscape Architecture
PLANT IMAGES L-5
PROPOSED TREE PALETTE PROPOSED PLANT PALETTE
ACER RUBRUM LAGERSTROEMIA I. 'DYNAMITE' BOUTELOUA G. 'BLONDE AMBITION' CALAMAGROSTIS A. 'KARL FOERSTER' CAREX DIVULSA CHONDROPETALUM TECTORUM CISTUS PURPUREUS ERIGERON KARVINSKIANUS ERIOGONUM G. RUBESCENS GALVEZIA S. 'FIRECRACKER' GREVILLEA L. 'COASTAL GEM' LAVATERA MARITIMA LOMANDRA 'TROPIC BELLE' MYOPORUM P. 'PROSTRATUM' ROSMARINUS O. 'HUNTINGTON CARPET' SALVIA G. 'PURPLE' VERBENA L. 'DE LA MINA'
PROPOSED BIO-RETENTION PLANT PALETTE
CAREX DIVULSA
CARPENTERIA CALIFORNICA
CHONDROPETALUM TECTORUM JUNCUS PATENS
LONICERA HISPIDULA ROSA CALIFORNICA
CALLISTEMON 'LITTLE JOHN'
SCAEVOLA 'MAUVE CLUSTERS'
DODONAEA V. 'PURPUREA'
PHORMIUM 'JESTER'
MYRTUS C. 'COMPACTA'
NANDINA D. 'LEMON LIME' VIBURNUM T. 'SPRING BOUQUET'
CARPENTERIA C. 'ELIZABETH'
NEPETA F. 'WALKER'S LOW' TEUCRIUM F. 'COMPACTA'
ATTACHMENT 5