Project Zoning Summary
Parcel #: 022-162-310, 022-162-420
Location: 540 & 570 Crespi Drive Pacifica, CA 94044
Current Zoning: M-1
Proposed Zoning: C-2
Lot Area (SF): 72,984 S.F.
1.68 Acres
Development Standards per Article 11, C-2 Commecial District and Article 24, Residential Clustered Housing Development Standards. Required: Proposed C-2 Clustered
Housing
Minimum Lot Area (SF) 5,000 72,984
Min Lot Area: 2000 sf per Dwelling Unit: 30,000
Minimum Lot Width (Feet) 50 135
Minimum setback:
Front None 10'
Side None 10'
Rear None 235'-2"
Distance Between Buildings 10' 25'
Maximum Height (Feet) 35' 35'
Landscape and open space reqirements: (see A-1.20 for additional detailed Information) Min Landscape Area: 10% 7,298 7,953.00
Private Open Space 2,790 10,412.37
Usable Open Space 13,350 16,015.67
Proposed Required BMR
BMR Units (15% -8 units or More) 19 Units 3.00 2 (Unit A2 & C2) Proposed Floor Area Total
Bldg A - Commercial (SF) 3,165
Bldg A - Residential (3 Flats)(SF) 3,692
Bldg B - Residential (6 Townhomes)(SF) 16,196
Bldg C - Residential (6 Townhomes)(SF) 20,643
Grand Total 43,696
Required Parking (Sec 9-4.2818) & Parking Report on sheet GB-3.1 Thru GB-3.3 - See full 248 Page Traffic Report Parking # Req'd
Per
Sec 9-4.2818
Parking # Req'd
Per
Parking Report
Parking Provided on
Site
Parking Provided Shared
on Community Center
Site
Residential Townhouses 36.00 32.00 36.00 0
Mixed Use [email protected]/1 bdrm unit 6.00 4 Per report page 23 6.00 0 Mixed Use Building - Commecial @1/300 SF 11.00 4 Per report page 23 5.00 17 Per report page 23 Total Parking: 53 40 47 64
Compact Parking (20% of total allowed) 0 0
Accessible parking (per 15-40 = 2 req'd) 2 2 2 3
EV parking stall 1 1 1 1
EV charging station 2 2 2 2
* Total mixed use parking, incl, 3 offsite. See Parking Report ARCHITECT: EID Architects
Environmental Innovations in Design
412 Olive Avenue
Palo Alto, CA 94306-2225
Phone: (650) 226-8770
Mobile: (650) 793-2856
Email: [email protected]
OWNER:
Brendan Murphy
P.O. Box 301
San Mateo, CA 94401
Phone: (650) 401-3642
Mobile: (650) 430-5200
Fax: (650) 342-4915
Email: [email protected]
STRUCTURAL ENGINEER:
GENERAL CONTRACTOR:
T.B.D.
Phone:
Mobile:
Email:
TRAFFIC/PARKING:
RKH Civil and Transportation Eng.
BIOLOGY
WOOD BIOLOGICAL
GEOTECHNICAL:
Daniel Dyckman
561-D Pilgrim Dr.
Foster City, CA 94404
Phone: (650) 349-3369
Mobile: ()
Email: [email protected]
ARBORIST:
CIVIL ENG.:
Cliff Bechtel & Associates
901 Waltermire St.
Belmont, CA 94002
Phone: (650) -
Mobile: (650) 333-0103
Fax: (650) 637-1059
Email: [email protected]
LANDSCAPE ARCHITECT:
GeoForensics
TBD
P.O. Box 1569
El Granada, CA 94018
Phone: (415) 254-4835
Mobile:
Email: [email protected]
Address
Phone:
Mobile:
Email:
837 Columba Lane
Foster City, CA 94404
Phone: (650) 212-0837
Mobile: (415) 420-3150
Email: [email protected]
SURVEYOR:
B&H Surveying
Dan Bishop
901 Waltermire St.
Belmont, CA 94002
Phone: (650) 637-1590
Mobile:
Email: [email protected]
Advanced Tree Care
P.O.Box 5326
Redwood City, CA 94063
Phone: (650) 839-9539
Mobile: (650) 537-0172
Email: [email protected]
Michael Callan
63 Bovet Rd. #314
San Mateo, CA 94402
Phone: (650) 372-9220
Mobile: (650) 888-9029
Fax: (650) 372-9219
Email: [email protected]
SITE LIGHTING:
CAL LIGHTING
Patrick London
4000 Executive Pkwy, Ste 350
San Ramon, CA 94583
Phone: 925.575.4233
Mobile:
Email: [email protected]
570 CRESPI DRIVE
DRAWING INDEX
VICINITY MAP PROJECT TEAM
540 & 570
CRESPI DR.
PACIFICA, CA
COMMERCIAL & RESIDENTIAL: ZONE M-1 (C-3) PROPOSE TO RE-ZONE TO C-2
TYPE V-B CONSTRUCTION
PLANNING PERMIT # 2016-004
BUILDING PERMIT NUMBER: TBD
APN# 022-162-310, 022-162-420
LOT AREA: 72,984 SF (1.68 ACRE)
Jurisdiction - Town of Pacifica
ALL CONSTRUCTION SHALL COMPLY WITH 2016 CRC, CBC, CPC, CMC, CEC and 2016 California Energy Code, PACIFICA MUNICIPAL CODE, ALL LOCAL AMENDMENTS / ORDINANCES, and ALL LOCAL SUB-TRADE CODES. CONTRACTOR SHALL COMPLY WITH 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE, REFER TO GB SHEETS.
DEFERRED SUBMITTALS FOR THIS PROJECT INCLUDE:
ROOF TRUSSES, FIRE SPRINKLERS, FIRE ALARMS, EVSE (electric vehicle charging stations), SPECIAL INSPECTIONS REQUIRED:
DRILLED PIERS, HIGH STRENGTH CONCRETE, FIELD WELDING, HIGH STRENGTH SHEAR WALLS.
PROJECT DATA SUMMARY #1
FIRE DEPARTMENT NOTES:
• RE: DWG'S. A-1.12a AND A-1.12B AND TM-54 AND NORTH COUNTY FIRE AUTHORITY REQUIREMENTS . • AN N.F.P.A. 13 AUTOMATIC FIRE SPRINKLERS SHALL BE PROVIDED @ COMMERCIAL BUILDING AND COMMON AREAS AT MULTI FAMILY DWELLINGS AN N.F.P.A. 13 FIRE SPRINKLER SYSTEM COMPLYING WITH LOCAL AMENDMENTS. • A FIRE DEPARTMENT ROADWAY ACCESS SERVING DWELLING/STRUCTURE WHOSE EAVES LINES ARE 30 FEET OR LESS IN HEIGHT SHALL HAVE A MINIMUM 24 FOOT UNOBSTRUCTED LINEAR WIDTH. THESE ACCESS ROADS SHALL BE DESIGNATED AS FIRE LANES. ACCESS ROADS SHALL MEET FIRE DEPARTMENT STANDARDS FOR SURFACE TYPES; ALL WEATHER, DISTANCE; NOT EXCEED 150 FEET IN LENGTH WITHOUT AN APPROVED TURNAROUND, WEIGHT LOADS; 75,000 LB. MINIMUM, TURN RADIUS; RADII OF 22.5 INSIDE AND 37.5 OUTSIDE MEASURED FROM THE SAME POINT, GRADES; NOT TO EXCEED 10 PERCENT, CROSS GRADE, INTERSECTIONS AND TURNAROUNDS SHALL BE LEVEL (MAXIMUM 5%) WITH THE EXCEPTION OF CROWNING FOR WATER RUN-OFF AND VERTICAL CLEARANCE; 13.5 MINIMUM.
GEOTECHNICAL NOTE:
• THE GEOTECHNICAL ASPECTS OF THE CONSTRUCTION INCLUDING DEMOLITION AND ROUGH SITE GRADING, AT- GRADE
FOUNDATION EXCAVATIONS, SUBGRADE PREPARATION AND THE INSTALLATION OF SURFACE DRAINAGE CONTROL SYSTEMS, SHOULD BE PERFORMED IN ACCORDANCE WITH THE RECOMMENDATIONS PRESENTED IN THE GEOTECHNICAL REPORT. GEOTECHNICAL CONSULTANT SHOULD BE PROVIDED AT LEAST 48 HOURS ADVANCE NOTIFICATION OF ANY GEOTECHNICAL ASPECTS OF THE
CONSTRUCTION AND SHOULD BE PRESENT TO OBSERVE AND TEST, AS NECESSARY, THE EARTHWORK, FOUNDATION, AND DRAINAGE INSTALLATION PHASES OF THE PROJECT.
PROJECT DATA SUMMARY #2
MECHANICAL NOTE:
• ALL PERMANENT MECHANICAL EQUIPMENT, SUCH AS MOTORS, COMPRESSORS, PUMPS, AND COMPACTORS WHICH IS DETERMINED
BY THE BUILDING OFFICIAL TO BE A SOURCE OF STRUCTURAL VIBRATION OR STRUCTURE-BORNE NOISE, SHALL BE SHOCK MOUNTED IN INERTIA BLOCKS OR BASES AND/OR VIBRATION ISOLATORS IN A MANNER APPROVED BY THE BUILDING OFFICIAL.
Re: Sustainability:
a) Near zero energy Architectural design;
b) LED lighting with variety of color spectrum for optimal light color rendition at Indoor/outdoor,
Commercial/Retail/Residential, plaza/pathway,
landscape/building highlighting;
c) Advanced Framing;
d) Reduced Thermal bridging assemblies;
e) Low fly-ash concrete;
f) Recycled Rebar;
g) Hydrophobic U-stucco, with superior Thermal, Fire, Water, Acoustic properties;
h) Translucent Roofing;
i) High quality, Low-E, low glare, fenestration;
j) Rainwater Filtration Roofing assembly;
k) PV Solar arrays;
l) Sun Shading devices on South and West fenestration;
m) High percentage of open space;
n) Enhanced pedestrian and cyclist paths;
o) Increased connectivity of neighborhood paths, plazas, and bicycle parking not reliant on El Camino Real r.o.w.;
p) More comfortable streetscape promenade experience to invite greater likelihood for non-vehicular travel;
q) Permeable paving and expansive, drought tolerant
landscaping for increased groundwater infiltration to earth; r) Eco-balanced vegetation and soil mixtures to foster
pollenating songbirds, animals, and insects;
The Architect will provide professional services of this under California Architect license number C-26427.
PACIFICA, CA 94044
A New Vibrant & Sustainable Mixed Use Community
A unifying theme throughout the project will be the use of sustainable materials and energy efficient technologies. Green building has become more and more mainstream in recent years, thus homeowners and businesses increasingly seek the high level of quality, natural beauty, economic and health benefits that sustainable design and construction entail. Our green design approach is particularly suitable for a community that includes a fifteen percent (15%) affordable housing component.
While all residents of this sustainable community will enjoy lower utility bills (utility bills are reduced by as much as 90% in zero energy homes), this significant monthly savings will be particularly meaningful to low and moderate income residents. The health benefits of sustainable design, such as better indoor air quality resulting from the use of no or low VOC paints and adhesives, are another advantage for sensitive populations. Green Design will support a thriving retail community, as restaurant owners and shopkeepers benefit from reduced utility bills and customers return again and again to enjoy pleasant, daylight-filled spaces.
The retail component of the project will include cutting-edge commercial applications of energy efficient and recycled building materials. Some of the features envisioned for this component include solar electric power systems, high efficiency heating and cooling systems, energy efficient lighting systems, radiant roof barriers, low E windows, solar window shading, and increased insulation and thermally wrapped building envelopes, low VOC interior finishes and recycled building materials and flooring.
The residences will include features such as electric power, high efficiency water heating, structured plumbing with recirculating pumps, high efficiency furnaces with Energy Star thermostats, low E windows, increased insulation, thermally wrapped building envelope, advanced HVAC design, tight ducting, Energy Star appliances, water saving fixtures, high efficiency lighting and ceiling fans.
Landscape elements throughout the entire project will include a variety of drought tolerant native California plants, satellite-controlled irrigation systems (where feasible), porous paving and local materials. Vegetation has been selected to compliment this particular drought tolerant, low water use, natural ecosystem.
Architectural Design
The architectural style for the project is Eco-Functionalism. The project incorporates many ecologically friendly components and synthesizes them in a functional and attractive manner.
PROPOSED SCOPE OF GREEN DESIGN
"GREEN" & COASTAL CHARACTER
COPYRIGHT © 2022 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4
ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM
DATE SHEET TITLE SHEET NUMBER
4/8/2022 8:08:36 AM
COVER SHEET A-0.0 04/08/2022
Sheet No Sheet Name
Architectural
A-0.0 COVER SHEET
A-0.2A CONDITIONS OF APPROVAL
A-0.51 Render 1
A-0.52 Render 2
A-0.53 Render 3
A-0.54 3D VIEWS 1 - OVERALL
A-0.55 3D VIEWS 2 - GROUND LEVEL
A-0.70 EXISTING NEIGHBORHOOD PHOTOS
A-1.11a SITE PLAN
A-1.12a AUTO TURN EXHIBIT
A-1.12b FIRE FLOW REQUUIREMENTS
A-1.13 POTENTIAL ADDITIONAL PARKING EXHIBIT
A-1.14 WETLAND BOUNDARY DELINEATION
A-1.15 SITE ELEVATIONS
A-1.16 SITE ELEVATIONS
A-1.17 PHOTOMETRIC LIGHTING STUDY
A-1.18 SITE PHOTOMETRIC LIGHTING FIXTURE SPEC SHEETS
A-1.20 PROPOSED LANDSCAPE, OPEN SPACE - SITE PLAN
A-1.21 PROPOSED AREA BLOCK DIAGRAM 1ST FLOOR
A-1.22 PROPOSED AREA BLOCK DIAGRAM 2ND FLOOR
A-1.23 PROPOSED AREA BLOCK DIAGRAM 3RD FLOOR
A-1.24 PROPOSED AREA BLOCK DIAGRAM ROOF
A-3.1 BLDG A - COMMERCIAL - FLOOR PLANS
A-3.2 BLDG A - COMMERCIAL - ROOF PLAN
A-3.3 NOT USED
A-3.4 NOT USED
A-3.5 BLDG A - COMMERCIAL - ELEVATIONS NORTH & SOUTH
A-3.6 BLDG A - COMMERICAL - ELEVATIONS EAST & WEST
A-3.7 BLDG A - COMMERCIAL - SECTIONS 1
A-3.8 BLDG A - COMMERICAL - SECTIONS 2
A-4.1 BLDG B - MULTIFAMILY WEST - 1ST & 2ND FLOOR PLANS A-4.2 BLDG B - MULTIFAMILY WEST - 3RD & ROOF FLOOR PLANS SHEET REVISIONS:
1 PLAN CHECK COMMENTS - JUNE 06, 2019
2 PLAN CHECK COMMENTS - JUNE 13, 2019
3 PLAN CHECK COMMENTS - SEPT. 13, 2019
4 PLAN CHECK COMMENTS - NOV. 27, 2019
5 PLAN CHECK COMMENTS - JAN. 20, 2020
6 PLAN CHECK COMMENTS - NOV. 30, 2020
7 PLAN CHECK COMMENTS - JAN. 05, 2021
8 PLAN CHECK COMMENTS - MAR. 10, 2021
8 Sheet No Sheet Name
A-4.3 BLDG B - MULTIFAMILY WEST - ELEVATIONS NORTH & SOUTH A-4.4 BLDG B - MULTIFAMILY WEST - ELEVATIONS EAST & WEST A-4.5 BLDG B - MULTIFAMILY WEST - SECTIONS 1
A-4.6 BLDG B - MULTIFAMILY WEST - SECTIONS 2
A-5.1 BLDG C - MULTIFAMILY EAST - FIRST & SECOND FLOOR PLAN A-5.2 BLDG C - MULTIFAMILY EAST - THIRD AND ROOF DECK FLOOR PLAN
A-5.3 BLDG C - MULTIFAMILY EAST - ELEVATIONS NORTH & SOUTH A-5.4 BLDG C - MULTIFAMILY EAST - ELEVATIONS EAST & WEST A-5.5 BLDG C - MULTIFAMILY EAST - SECTIONS 1
A-5.6 BLDG C - MULTIFAMILY EAST - SECTIONS 2
A-6.1 COLORS AND MATERIALS
A-6.2 COLORS AND MATERIALS
A-7.1 TRASH / RECYCLING ENCLOSURE
A-7.2 MASTER SIGN PROGRAM
GB-3.1 TRAFFIC IMPACT ANALYSIS REPORT
GB-3.2 TRAFFIC IMPACT ANALYSIS REPORT
GB-3.3 TRAFFIC IMPACT ANALYSIS REPORT
Civil
TM-0 TITLE AND TENTATIVE MAP
TM-1 BOUNDARY AND TOPOGRAPHIC SURVEY
TM-2 GRADING AND DRAINAGE PLAN
TM-3 GRADING AND DRAINAGE PLAN
TM-4 GRADING AND DRAINAGE PLAN
TM-5 UTILITY PLAN
TM-6 STORM WATER MANAGEMENT PLAN
TM-7 CIVIL DETAILS
Landscape
L1.1A PLANTING PLAN
L1.1B PLANTING PLAN
L2.0 IRRIGATION PLAN
L2.5 LANDSCAPE NOTES & DETAILS
Total Sheets: 61 (REVISED - APRIL 27, 2021) 8
4688 sf
12'-0"
15'-0"
16'-0"
R28'-0"
15,622 + 4,510/43,560 = 0.46 ac.
AWS-2
AWS-1 3,379 SF/43,560 = 0.07 ac.
10,638 SF /43,560 = 0.24 ac.
FEM-1
65° 26' 00"
57.13'
S
E
40° 16' 00"
555.61'
S W
40° 16' 00"
543.30'
N E
40° 16' 00"
525.40'
S W
65° 26' 00"
83.13'
N
W
5 3° 01' 0
0"
8 0.16'
S
E
5 3° 01' 0
0"
5 5.0
9'
S
E
05 06
07 08
09 10
11 12
17 18 16
19 20
21 22
04 02 01 03
14 13
15 23
24 25
CRESPI DR VI E
SIDEWALK
SIDEWALK
SIDEWALK SIDEWALK
DECK WALKWAY
5'-6"
N40°16'00"E 4'-0"
543.30'
S53°01'00"E
80.16'
S40°16'00"W
525.40'
N
65 °2
6'00"W
83.13'
50.00 NEW ENTRY DRIVE
EXISTING EXIT/ENTRY DRIVE
EV
BIKE RACKS BIKE RACKS
HC
VAN
SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/2
EA
1 ST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST
29.5°
75.5°
Magnetic North
GM
CO
CO
SD
TELE
W
W
W
W
TELE
W
W
HC
VAN
RAMP
UP
11'-2 3/128"
87 SF
Utility Room
103
BUILDING A -
UNIT AC-2
101
BUILDING A -
UNIT AC-2
100
57 SF
Utility Closet
103
106 SF
All Gender
Restroom
103
144 SF
Common
Area Lobby
104
2,123.65
SF
789.63 SF
Elevator
UP
3,313 sq./ft.
BUILDING A - RETAIL / OFFICE
SLOPE 1%
SLOPE 1%
33,372.65
SF
VACANT /
UNDEVELOPED AREA
TO REMAIN
Site Area Legend
BLDG A
BLDG B
BLDG C
Grasscrete
HARDSCAPE
Landscape
TRASH
VACANT / UNDEVELOPED AREA TO
REMAIN
3,308.60
SF
BLDG A
7,046.30
SF
BLDG C
240.01
SF
TRASH
5,539.33
SF
BLDG B
15,409.29
SF
HARDSCAPE
SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/2
EA
1 ST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST
29.5°
75.5°
Magnetic North
189.89 SF
7 246.08 SF
8 262.39 SF
9 359.91 SF
10 312.52 SF
11 534.64 SF
12 308.11 SF
13 21.15 SF
14 1,085.02
SF
15 692.79 SF
16 UNIT AC-2
UNIT AC-1
2,279.29
SF
17 4.05 SF, Typ of 16
1.76 SF, Typ of 13
435.35 SF
40 12.00 SF
42 12.00 SF
43 12.00 SF
44 12.04 SF
45 13.65 SF
46 12.38 SF
47 12.30 SF
48 12.38 SF
49 12.38 SF
50 12.30 SF
51 12.00 SF
41 NOTE:
USABLE OPEN SPACE & LANDSCAPE
COVERAGE CALCULATIONS DO NOT
INCLUDE ANY LOT AREA WITHIN VACANT /
UNDEVELOPED AREA.
12.38 SF
52 12.14 SF
53 12.91 SF
54 16.12 SF
55 19.69 SF
56 18.78 SF
65 506.91 SF
69 404.46 SF
70 COPYRIGHT © 2022 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE P A C I F I C A, C A L I F O R N I A 9 4 0 4 4
ENVIRONMENTAL INNOVATIONS IN DESIGN
412 OLIVE AVE. PALO ALTO, CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM
SHEET TITLE SHEET NUMBER DATE
4/7/2022 7:13:06 PM
A-1.20
PROPOSED LANDSCAPE, OPEN SPACE
04/08/2022 - SITE PLAN
1" = 20'-0"
1 Site Plan
Landscape Coverage
Number Area
69 506.91 SF
70 404.46 SF
7 189.89 SF
8 246.08 SF
9 262.39 SF
10 359.91 SF
11 312.52 SF
12 534.64 SF
13 308.11 SF
14 21.15 SF
15 1,085.02 SF
16 692.79 SF
17 2,279.29 SF
18 4.05 SF
19 1.76 SF
20 4.05 SF
21 1.76 SF
22 4.05 SF
23 1.76 SF
24 4.05 SF
25 1.76 SF
26 4.05 SF
27 1.76 SF
28 4.01 SF
29 4.05 SF
30 1.76 SF
31 4.05 SF
32 1.76 SF
33 4.05 SF
34 1.76 SF
Area - Private Open Space
Unit Name Area
Open Space
UNIT A1 BALCONY 395.00 SF
UNIT A2 - BMR BALCONY 131.75 SF
UNIT A3 BALCONY 395.00 SF
UNIT B1 BALCONY 242.00 SF
UNIT B1 ROOF DECK 444.06 SF
UNIT B2 BALCONY 242.00 SF
UNIT B2 ROOF DECK 444.06 SF
UNIT B3 BALCONY 242.00 SF
UNIT B3 ROOF DECK 444.06 SF
UNIT B4 BALCONY 242.00 SF
UNIT B4 ROOF DECK 444.06 SF
UNIT B5 BALCONY 242.00 SF
UNIT B5 ROOF DECK 444.06 SF
UNIT B6 BALCONY 242.00 SF
UNIT B6 ROOF DECK 444.06 SF
UNIT B7 BALCONY 368.67 SF
UNIT B7 ROOF DECK 442.71 SF
UNIT C1 BALCONY 242.00 SF
UNIT C1 ROOF DECK 249.10 SF
UNIT C2 - BMR BALCONY 242.00 SF
UNIT C2 - BMR ROOF DECK 249.10 SF
UNIT C3 - BMR BALCONY 242.00 SF
UNIT C3 - BMR ROOF DECK 249.10 SF
UNIT C4 BALCONY 242.00 SF
UNIT C4 ROOF DECK 249.10 SF
UNIT C5 BALCONY 242.00 SF
UNIT C5 ROOF DECK 249.10 SF
Usable open space includes the private open space for
each unit, plus the landscaped area that meet the
requirement of a 10' x 4' minimum dimension.
REFER TO SHEETS A-1.22 THRU A-1.24 FOR PRIVATE OPEN
SPACE DIAGRAMS
Required: 13,350 SF
Provided:
Private Open Space 10,412.37 (2,790 req'd)
Landscape Open Space: 5,602.63
Total Usable Open Space: 16,015.00 SF
Minimum landscaped area: ten (10%) percent "Landscaping" shall mean plant and inorganic materials installed on the site to produce a pleasant aesthetic effect and to complement the structures constructed upon the site.
Landscaping Required: 10% of lot area, = 7,298 sf.
Usable open space. The minimum required usable open space, exclusive of all structures, shall contain an area having a slope of not more than ten (10%) percent and a minimum area per unit as follows: (1) Townhouses: 750 square feet per unit; and (2) All other forms of clustered housing: 450 square feet per unit.
Usable Open Space Required: (750 x 16) + (450 x 3) = 13,350 Square Feet Private open space. Each unit within the project shall have an appurtenant private patio, deck, balcony, atrium, or solarium with a minimum area of 150 square feet, except that a studio or one-bedroom unit shall be allowed to have a minimum area of 130 square feet. Such space shall be designed for the sole enjoyment of the unit owner, shall have at least one duplex weatherproofed electrical convenience outlet and shall have a shape and size which would allow for optimal usable space. Such space shall be at the same level as, and immediately accessible from, a room within the unit. 16 townhomes x 150 + 3 flats x 130 = 2,790
"Usable open space" shall mean common or private outdoor living, recreation, domestic use, or landscaping. Such area may be on the ground or on a roof, porch, deck, court, or balcony. Off-street parking areas or driveway and/or exit corridors shall not be included as usable open space. Any separate area to qualify under this definition shall be a minimum of four (4′) feet by ten (10′) feet. Usable open space shall not have a slope of more than ten (10%) percent.
Article 11 C-2 Development Requirements:
Article 24 Clustered Housing Requirements:
Landscape Open Space
Number Area
7 189.89 SF
8 246.08 SF
9 262.39 SF
11 312.52 SF
12 534.64 SF
15 1,085.02 SF
16 692.79 SF
17 2,279.29 SF
Total
Landscape
5,602.63 SF
Landscape Open Space areas are
Landscape areas that meet the
requirement to be counted as
common open space, and are
sumarizes separately here. They are
also included in the Total Landscape
Coveraage calculations to the right.
Article 2 Definitions:
Usable Open Space
The Landscaped area calculation
includes the planed areas of the
developed site but does not include
the vacant undeveloped area of the
natural state to the rear of the project.
Landscape Area:
Required, 10% 7,298.30
Provided: 7,953.59
equals 10% of total lot area, or
22% of developed lot area.
Vacant Undeveloped
Area 33,372.65
Combined, the Landscape coverage
plus the Vacant Undeveloped
Area equals 41,326.24 sf, or 56.6% of
the total lot area.
Landscape Coverage
Landscape Coverage
Number Area
35 4.05 SF
36 1.76 SF
37 4.05 SF
38 1.76 SF
39 4.05 SF
40 435.35 SF
41 12.00 SF
42 12.00 SF
43 12.00 SF
44 12.00 SF
45 12.04 SF
46 13.65 SF
47 12.38 SF
48 12.30 SF
49 12.38 SF
50 12.38 SF
51 12.30 SF
52 12.38 SF
53 12.14 SF
54 12.91 SF
55 16.12 SF
56 19.69 SF
58 4.01 SF
59 1.76 SF
60 4.05 SF
61 1.76 SF
62 4.05 SF
63 1.76 SF
64 4.05 SF
65 18.78 SF
Total
Landscape
7,953.59 SF
Area - Private Open Space
Unit Name Area
UNIT C6 BALCONY 242.00 SF
UNIT C6 ROOF DECK 249.10 SF
UNIT C7 BALCONY 242.00 SF
UNIT C7 ROOF DECK 249.10 SF
UNIT C8 BALCONY 242.00 SF
UNIT C8 ROOF DECK 249.10 SF
UNIT C9 BALCONY 385.00 SF
UNIT C9 ROOF DECK 249.10 SF
10,412.37 SF
3'-0" 3'-0" 3'-0" 3'-6"MIN.
WALKING SURFACE
2" SQ. HOLLOW STL. TOP RAIL
2"x1 1/2" HOLLOW STL. BOTTOM RAIL
1/8" DIA. STRANDED STL CABLE
SPACED SO THAT A 4" DIA.
OBJECT CANNOT PASS THROUGH
3 1/2" 4" MAX. 4" MAX. 4" MAX. 4" MAX. 4" MAX. 4" MAX. 4" MAX. 4" MAX. 4" MAX.
1" Wx1/8" THK STEEL STIFFENER
3/4" X 2" STEEL BALUSTER
REQUIRED GUARDS SHALL NOT
HAVE OPENINGS THAT ALLOW
PASSAGE OF A SPHERE 4" IN
DIAMETER PER CRC R312.1.3. 6"
6"
5'-6"
6" CONCRETE WALL PER
STRUCTURAL DETAILS (TYP.)
PREVIOUS PAVEMENT SECTION
SLOPE TO DRAIN
DRIP THROUGH BOADWALK, 1X6
TIMBERTECH AZEK OR EQ. ; VINTAGE
COLLECTION COASTLINE COLOR WITH
HIDDEN STAINLESS STEEL FASTENERS.
POWDER COATED FLAT STEEL POSTS AND TOP
RAIL WITH CABLES; FEENLEY CABLES OR EQ.
(E) WETLANDS OR
ARROYO WILLOW AREA
2x FASCIA BD.
PROPOSED GRADE
CORTEN STL. PLATE INTERPRETIVE SIGN
BOLTED TO RAILING BAR
WETLAND
DELINEATION LINE
4'-0"
DRIP THROUGH BOADWALK, 1X6
TIMBERTECH AZEK OR EQ. ;
VINTAGE COLLECTION COASTLINE
COLOR WITH HIDDEN STAINLESS
STEEL FASTENERS.
ARROYO WILLOW
AREA UNDER 2'-6"
ARROYO WILLOW
AREA
PROPOSED GRADE
2x FASCIA BD.
BOTH SIDES
1 23
4 567
E F G H
8910
PLANTER
PLANTER PLANTER
PLANTER PLANTER PLANTER
PLANTER
PLANTER
PLANTER N40°16'00"E
543.30'
S53°01'00"E
80.16'
S40°16'00"W
525.40'
N65°26'00"W
83.13'
50.00 NEW ENTRY DRIVE
EXISTING EXIT/ENTRY DRIVE
CRESPI DRIVE
EV
SUNRISE
29° South East 7:20 12/21
31° North East 4:49 6/21 EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST
29.5°
75.5°
Magnetic North
(E) ONE STORY BUILDING
(PACIFICA COMMUNITY CENTER)
(E) ONE STORY BUILDING
(COMMERCIAL)
65° 26' 00" 57.13'
S
E
40° 16' 00"
555.61'
S W
40° 16' 00"
543.30'
N E
40° 16' 00"
525.40'
S W
65° 26' 00" 83.13'
N
W
53° 01' 00"
80.16'
S
E 53° 01' 00"
55.09'
S
E CRESPI DRIVE
05 06
07 08
09 10
11 12
17 16
DROP-OFF AREA
18 19
20 21
22 PLANTER PLANTER PLANTER
PLANTER
PLANTER
BIKE RACKS BIKE RACKS
HC
VAN
04 03 02 01
R28'-0"
CO
TELE
W
W
W
W
HC
VAN
RAMP UP
U
CO
CO
W
W
TELE
W
W
(E) PARKING LOT
(PACIFICA COMMUNITY CENTER)
NEW DRIVEWAY
15'-0"
15'-0"
16'-0" TYP.
7'-6" TYP.
12'-0"
15'-0"
16'-0"
PROPERTY ENTRANCE SIGN - LIT FROM WITHIN LINEAR LOW LEVEL LED ON A
PHOTOCELL FOR NIGHT TIME LIGHTING
ADDRESS, ORIENTATION SIGN
213'-7" 153'-11"
P
WETLAND
DELINEATION LINE
EXISTING
ARROYO WILLOW
BOUNDARY LINE
NW S NON-JD
BOUNDARY LINE
P P
AREA OF ARROYO
WILLOW TO BE RELOCATED
784 SF.
PLANTER
PROPOSED
ADDED AREA OF
ARROYO WILLOW
448 SF.
PLANTER PLANTER
PROPOSED
ADDED AREA
ARROYO WILLOW
800 SF.
SIDEWALK
SIDEWALK
SIDEWALK SIDEWALK
LEGEND OF ARROYO WILLOW AREAS:
PROPOSED
ADDED AREA
PROPOSED AREA
TO RELOCATE
PROPOSED
ADDED AREA
ARROYO WILLOW
308 SF.
EXISTING AREA TO
REMAIN
1556 SF.
784 SF.
ARROYO WILLOW SUBTOTAL: 3306 SF.
1750 SF.
EXISTING AREA 2603 SF.
(27 % INCREASE) 14 13
15 DECK WALKWAY
GRASSPAVE,
RE: CIVIL
DWG'S.
GRASSPAVE, RE: CIVIL
DWG'S.
UP 87 SF
Utility Room
103
BUILDING A - UNIT AC-2
101 11'-2 3/128"
BUILDING A - UNIT AC-2
100
BUILDING A - RETAIL / OFFICE
57 SF
Utility Closet 103
106 SF
All Gender Restroom
103
144 SF
Common Area Lobby
104
2,123.65 SF
789.63 SF
Elevator
1 2
3 4
5678
C B A
SLOPE 1%
SLOPE 1%
23 24
25 26
27 28
29 30
31 32
4688 sf
5'-6"
3'-0"
DECK WALKWAY DECK WALKWAY DECK WALKWAY
5'-6"
4'-0"
(E) WOOD FENCE
WETLAND
DELINEATION LINE
WETLAND
DELINEATION LINE
(JURISD. WETLAND)
(E) CL FENCE
(E) WOOD FENCE
GATE
NON-JURISD.
ORNAMENTAL TREES
SP-3
SP-2
SP-1
EMERGENCY OVERFLOW
18" RISER
WITH ATRIUM BASKET GRATE
RIM 10.0
INV 8.0
EXISTING 24" SD PER
CITY EQUALIZATION PROJECT
PLANS (SHEET C-60)
57 INCH SD PER CITY MAPS
CONNECT TO EXISTING 24" SD
PER CITY REQUIREMENTS
12 INCH HDPE
S=2% MIN.
(E)CITY BIOTREATMENT AREA
S = 2% MIN.
NOTE:
RE: TM-03 FOR ADDITIONAL
UTILITY INFORMATION
UP 87 SF
Utility Room
103
BUILDING A - UNIT AC-2
101 11'-2 3/128"
BUILDING A - UNIT AC-2
100
BUILDING A - RETAIL / OFFICE
57 SF
Utility Closet 103
106 SF
All Gender Restroom
103
144 SF
Common Area Lobby
104
2,123.65 SF
789.63 SF
Elevator BLDG B
BLDG C
BLDG A
1 A-1.14
NOTE:
RE: CIVIL & LANDSCAPE
DWG'S. FOR PERMEABLE
PAVING MATERIALS.
3 A-1.14
2 A-1.14
1 A-1.14 6"
6"
3'-0"
6" CONCRETE WALL PER
STRUCTURAL DETAILS (TYP.)
PREVIOUS PAVEMENT SECTION
SLOPE TO DRAIN
DRIP THROUGH BOADWALK, 1X6
TIMBERTECH AZEK OR EQ. ; VINTAGE
COLLECTION COASTLINE COLOR WITH
HIDDEN STAINLESS STEEL FASTENERS.
POWDER COATED FLAT STEEL POSTS AND TOP
RAIL WITH CABLES; FEENLEY CABLES OR EQ.
(E) WETLANDS OR
ARROYO WILLOW
AREA
2x FASCIA BD.
PROPOSED
GRADE
OPTIONAL CORTEN STL. PLATE INTERPRETIVE
SIGN BOLTED TO RAILING BAR
WETLAND
DELINEATION LINE
COPYRIGHT © 2022 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. 540 & 570 CRESPI DRIVE PACIFICA, C A L I F O R N I A 94044
ENVIRONMENTAL INNOVATIONS in DESIGN
412 OLIVE AVE . PALO ALTO CA 94306
PHONE: 650-226-8770 WWW.EIDARCHITECTS.COM
DATE SHEET TITLE SHEET NUMBER
04/08/2022
DELINEATION
WETLAND BOUNDARY A-1.14
543.30' 525.40'
S53°01'00"E N40°16'00"E
80.16' N65°26'00"W S40°16'00"W 83.13'
15 FL=11.17 RIM=14.54 W A A A A C B C C B C C G2 G2 1 G2 V C G2 V1 G2 C G2 G2 1 G2 V G2 G2 G2 G2 G3 G2 G3 TELE WW GM UTELE W W A A A A A A G2 2 4 4 4 4 4 4 4 4 4 4 4 4 9 9 9 9 9 9 9 9 2 2 5 5 2 2 5 2 5 2 2 2 2 2 2 2 3 3 3 3 77 7 9 9 9 7 3 3 88 8 8 8 8 33 8 8 8 4 8 48 8 8 8 4 8 4 3 5 5 12 3 3 3 3 3 3 3 33 3 3 3 3 101010101010 22 3 3 101010 10 10 10 101010101010101010101010 10 10 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 22222222222222222 222222 2 222222 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 8 8 8 2 3 3 3 3 3 3 3 3 3 3 3 3 3 4 3 4 4 3 4 3 3 3 3 1 1 3 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 2 1 1 2 1 2 2 22 2 1 11 2 1 1 2 4 4 4 4 1 3 3 3 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 3 33 1 1 12 2 1 3 2 2 3 2 1 3 2 1 5 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 1 1 5 1 1 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 555 555 3 3 3 3 3 33 3 3 33 2 3 3 1 3 3 3 2 2 5 3 1 1 3 1 5 3 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 55 5 5 5 5 5 5 55 5 5 55 5 5 5 55 5 5 5 55 5 5 5 55 5 55 5 5 55 5 5 5 55 5 5 5 5 5 555 5 5 5 5 5 5 5 5 5 555 5 5 55 5 5 5 5 5 5 5 5 5555 5 55 55 55 5 5 5 5 55 5 5 5 5 3 4 9 5 4 4 3 4 4 4 4 2 4 3 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 9 9 9 4 9 9 9 9 9 9 9 9 9 5 9 5 5 5 5 2 2 5 2 3 2 2 5 2 2 2 2 3 3 2 5 2 3 3 3 7 9 2 3 9 9 9 9 9 9 9 7 9 9 9 9 9 7 9 3 7 9 8 8 8 7 8 8 4 3 8 4 8 4 8 8 8 8 8 4 8 8 4 8 4 8 8 8 8 8 8 4 12 5 12 3 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 3 2 2 2 2 3 3 3 2 2 33 2 3 3 3 3 3 3 3 2 33 3 3 3 3 3 3 3 3 3 3 3 3 3 3 4 3 3 7 3 8 4 3 7 8 4 9 8 9 9 9 9 9 8 9 9 9 9 9 9 5 9 9 9 9 9 3 9 2 33 3 5 5 5 5 1 5 3 5 5 5 5 1 5 5 5 5 2 2 3 3 3 1 1 3 2 1 2 5 1 11 1 2 5 3 3 2 5 5 5 5 5 5 5 5 3 5 2 5 2 5 5 1 5 5 5 5 1 3 3 5 5 5 5 5 5 5 5 5 5 5 5 5 4 55 5 5 5 4 5 5 5 9 5 8 5 5 5 4 8 7 5 5 5 3 5 5 9 9 9 9 8 8 8 8 7 7 777777777 9 9 9 9 9 9 9 9 9 9 9 9 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 121212 12 12 12 12 10"TREE (2)4"TREE 6"TREE6"TREE 8"TREE 7"TREE 33"PINE 35"/30"/36"/34" 39"CYPRESS 12"CYPRESS 14"CYPRESS 16"CYPRESS 20"CYPRESS 10"CYPRESS 2 3 46"/26"/18"/12"5 35"CYPRESS6 60"CYPRESS4 1 1 CYPRESS CLUSTER CYPRESS CLUSTER BUILDING B BUILDING C BUILDING A BUILDING D VACANT TO REMAIN UNDEVELOPED AREA (N) DRIVEWAY ASPHALT (N) DRIVEWAY ASPHALT(N) PARKING (N) PARKING (N) PARKING MATCHLINE MATCHLINE MATCHLINE MATCHLINE (N) DRIVEWAY ASPHALT (N) PARKING GRASSPAVE (N) PARKING GRASSPAVE (E) WILLOW ARROYO AREA WETLAND DELINEATION LINE WETLAND DELINEATION LINE 1 07/23/19 M.C. L1.0 DATE: APRIL 28, 2022 SCALE: 1" = 20'-0" LANDSCAPE PLAN TITLE: SHEET NO: PLAN LANDSCAPE REVISIONS
MIXED USE PROJECT
540 & 570 CRESPI DRIVE PACIFICA, CALIFORNIA 2 10/28/19 M.C. 3 12/02/20 M.C. 3 3 3 4 04/28/22 M.C. 4 4 543.30' 525.40'
S53°01'00"E N40°16'00"E
80.16' S40°16'00"W
15 W
A
A
A
A
C
B
C
C
B
C
C G2 G2
1 G2
V
C G2
V1 G2
C G2 G2
1 G2
V G2 G2 G2 G2 G3 G2 G3 GM
W
W G2
2 4 4 4 4 4 4 4
4 4 4 4 4
9 9 9 9 9 9 9 9
2 2 5 5
2 2 5
2 5
2 2
2 2 2
2 2 3 3
3 3
7 7
7 9 9 9
7 3
3 8
8 8
8 8
8 3
3 8
8 8
4 8
4 8
8 8 8
4 8
4 3
5 5 12
3 3
3 3
3 3
3 33
3 3
3 3 101010101010
2 2
3 3 101010 10 10 10 101010101010101010101010 10 10
2 2
2 2 2
2 2 22 2 22 22
2 2 2
2 2 22 2 2
2222222222
2 222
222
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2 2
2 2
2 2 2 2 2 2 2 2
2 2
2 2
2 2
2 2
2 2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
8 8
8 2
3 3
3 3
4 3
4 4 3
4 3
3 3
3 3
1 1
1 2
2 1
1 1
2 1
1 1
4 4
4 4 4
4 4 4 4 4
4 4 4
4 4 4
4 4 4 4 4
4 4
4 4 4 4 4
4 4
3 3
3 1
1 1
2 2
1 3
2 2
3 2 1
3 2
5 1
V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 5 1 1
5 5
5 5
5 5
5 5
5 5
5 5
5 5
5 5
5 5 5
5 5
5 5
5 5
5 5
5 5
5 5
5 5 5
5 5
5 5 5
5 5
5 5
5 5 5
5 5
5 5
5 5
5 5
5 5
5 5
3 3
3 3
3 3
3 2
3 3
1 3
3 2
2 5
3 1
1 3
1 3
5 5
4 9
4 4 4 4
2 4 4
4 4 4
4 4 4
4 4
4 4
4 4 4
4 4 4
4 4 4
9 9 9
4 9 9 9 9 9 9 9
9 9
5 9
5 5 5 5
2 2 5
2 3
2 2 5
2 2 2 2 3 3
2 5
2 3 3 3
7 9
2 3
9 9 9 9 9 9 9
7 9 9 9 9 9
7 9
3 7
9 8 88
7 8
8 4
3 8
4 8
4 8
8 8
8 8
4 8
8 4
8 4
8 8 8
8 8 8
4 12
5 12
3 2
2 2
2 2 2
2 2
2 2
2 2
2 2 2
2 2
2 2
2 2
2 2
2 2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
3 3
3 3
4 3
7 8
4 3
7 8
4 9
8 9 9
9 9
9 8
9 9
9 9
9 9
5 9 9
9 9 9 9
3 3
5 5 1
5 3
5 5
5 1
5 2
2 3
3 1
1 2
1 2
1 1
1 1
2 3
3 5
5 5
5 3
5 2
1 5
1 3
3 5
4 5
4 9
8 4
8 7
9 9 9
9 8
8 88
7 7
777777777
9 9 9 9 9 9 9 9 9 9 9 9 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 33"PINE 35"/30"/36"/34" 2 39"CYPRESS 3 46"/26"/18"/12"5 35"CYPRESS6 60"CYPRESS4 1 1 CYPRESS CLUSTER CYPRESS CLUSTER (N) DRIVEWAY ASPHALT (N) DRIVEWAY ASPHALT C R E S P I D R I V E (N) BUILDING POSTS *PER ARCH. DWGS. OUTLINE OF (E) HOUSE TO BE REMOVED (E) ADJACENT BUILDING (N) HANDICAP PARKING (N) PARKING (N) PEDESTRIAN PAINT STRIPING (N) ADDRESS / ORIENTATION SIGN (N) COLORED CONCRETE WALKWAY (E) CURB / GUTTER (E) CONCRETE (N) CONCRETE DRIVEWAY APPRON (E) UTILITY VAULT *SEE CIVIL DWGS. (N) PARKING (N) PARKING (N) COLORED CONCRETE CURB (TYP.) (N) BICYCLE STORAGE BUILDING B BUILDING C BUILDING A (N) PEDESTRIAN PAINT STRIPING (N) COLORED CONCRETE WALKWAY (N) COLORED CONCRETE CURB (TYP.) (N) DRIVEWAY ASPHALT (N) HANDICAP PAINT STRIPING (N) BUILDING POSTS (N) TRASH ENCLOSURE *SEE ARCH. DWGS. (N) ASPHALT DRIVEWAY ACCESS *SEE CIVIL DWGS. (N) FLOWERING TREES 5' 5' 10'-0"
10'-0"
SETBACK LINE (N) COLORED CONCRETE PATHWAY (N) NATIVE BIOSWALE GRASS (N) NATIVE WILLOW PLANTINGS (N) NATIVE GRASS (N) COLORED CONCRETE PATHWAY (N) COLORED CONCRETE PATHWAY (E) TREES TO BE REMOVED (N) DRIVEWAY ASPHALT (N) PLANTING AREAS (N) LIVING WALL PER ARCH PLANS (N) LIVING WALL PER ARCH PLANS (N) LIVING WALL PER ARCH PLANS (N) FLOWERING TREES (N) DROUGHT TOLERANT GROUNDCOVER (N) DROUGHT TOLERANT GROUNDCOVER (N) NATIVE EVERGREEN (N) MAILBOXES *SEE ARCH DWGS (N) CONCRETE STEPPING PADS (N) WATER METERS LOCATION (N) CONCRETE SIDEWALK / CURB *INSTALL PER CITY (E) UTILITY COVERS (N) FIRE SERVICE BACKFLOW (E) UTILITY VAULT W/ SYNTHETIC STONE BOULDER COVER LIMIT OF AT&T VERIFY BY POT HOLING PRIOR TO CONSTRUCTION (N) ELECTRIC VEH. PARKING (N) HANDICAP RAMP *SEE CIVIL DWGS (N) CONCRETE SWALE *SEE CIVIL DWGS (N) PLANTING AREAS UNDERGROUND VAULT, SIDEWALK STDS *SEE CIVIL DWGS. *SEE CIVIL DWGS. DEVICE AREA PER CIVIL DWGS. (N) PARKING SPACES (N) BOULDERS (N) BOULDERS (E) SIGNS (N) DRIVEWAY ASPHALT (N) PARKING (N) COLORED CONCRETE WALKWAY (N) COLORED CONCRETE CURB (TYP.) (N) WOOD DECK PATHWAY (N) COLORED CONCRETE PATHWAY (N) COLORED CONCRETE PATHWAY (N) GRASSPAVE *SEE CIVIL DWG'S (N) GRASSPAVE *SEE CIVIL DWG'S (N) DRIVEWAY STONE (E) WILLOW ARROYO AREA TO REMAIN (N) NATIVE ARROYO WILLOW PLANTINGS (#12) (N) NATIVE ARROYO WILLOW PLANTINGS (#12) (E) CYPRESS TREE TO BE REMOVED (E) CYPRESS TREE TO REMAIN (E) CYPRESS TREE TO BE REMOVED TREES (E) DEAD PINE TREE TO BE REMOVED (E) CYPRESS TREE TO BE REMOVED 1 6/30/20 M.C. L1.1A DATE: SCALE: 1" = 10'-0" PLANTING PLAN TITLE: SHEET NO: PLAN LANDSCAPE REVISIONS
MIXED USE PROJECT
540 & 570 CRESPI DRIVE PACIFICA, CALIFORNIA
APRIL 13, 2022 GENERAL NOTES 1. CONTRACTOR SHALL OBTAIN ALL PERMITS NECESSARY TO COMPLETE PROPOSED WORK PER CITY REQUIREMENTS. 2. CONTRACTOR SHALL VERIFY ON SITE ALL GRADES, PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, SITE IMPROVEMENTS, WATERPROOFING AND UNDERGROUND PIPING BEFORE CONSTRUCTION BEGINS. THE LANDSCAPE ARCHITECT ASSUMES NO LIABILITY FOR DISCREPANCIES BETWEEN THE PLANS AND ACTUAL FIELD CONDITIONS. ALL DISCREPANCIES OR PROBLEMATIC SITE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT. 3. WORK WITHIN THE RIGHT OF WAY IS SUBJECT TO INSPECTION AND APPROVAL BY THE CITY. CONTRACTOR SHALL OBTAIN AN ENCROACHMENT PERMIT FROM PUBLIC WORKS DEPARTMENT PRIOR TO WORK WITHIN THE RIGHT OF WAY. THIS WORK MAY INCLUDE LANDSCAPING IN THE RIGHT OF WAY, NEW CURB DRAINS, AND PARKING STRIP. 4. FINISHED GRADES SHALL PROVIDE POSITIVE DRAINAGE AWAY FROM STRUCTURES AND SHALL BE PROPERLY INSTALLED TO PREVENT ANY STANDING WATER. ALL HARDSCAPE SHALL HAVE A MINIMUM GRADE OF 2% UNLESS NOTED OTHERWISE. JUTE MESH EROSION CONTROL NETTING SHALL BE USED ON ALL 3:1 OR GREATER SLOPES & STAKED APPROPRIATELY. 5. CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING TREES BY INSTALLING TEMPORARY FENCING AROUND THE TREES AS CLOSE AS POSSIBLE TO THE DRIPLINE. IN THE EVENT THAT TREE ROOTS OVER 6" ARE DISCOVERED, THE LANDSCAPE ARCHITECT SHOULD BE CONTACTED. 6. CONTRACTOR SHALL REFER TO ARCHITECTURAL, CIVIL, & OTHER ENGINEERING DRAWINGS / DOCUMENTS FOR WORK IN RELEVANT AREAS. 7. THE LANDSCAPE ARCHITECT MAY MAKE SITE OBSERVATIONS DURING CONSTRUCTION BUT SHALL NOT BE UTILIZED TO SUPERVISE CONSTRUCTION ONSITE. PLANTING NOTES 1. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TO SUBMITTING BID FOR WORK. 2. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST STANDARDS OF NURSERY STOCK, PUBLISHED BY THE AMERICAN NURSERY & LANDSCAPE ASSOCIATION. 3. PLANT MATERIAL CANNOT BE GUARANTEED AS DEER RESISTANT DUE TO CHANGING HABITS OF DEER. 4. ALL PLANTING AREAS SHALL BE COVERED WITH A LAYER OF BARK MULCH TO A MINIMUM DEPTH OF 2 INCHES, WITH A CHIP SIZE OF NO LESS THAN ONE INCH. A 2 INCH LAYER OF GREENWASTE MULCH UNDER THE BARK MULCH IS RECOMMENDED. 5. SOIL AMENDMENTS SHALL BE USED AS NECESSARY. SOIL AMENDMENT SHALL BE FREE OF DEBRIS. ROCKS LARGER THAN ONE INCH DIAMETER WILL NOT BE PERMITTED. SOIL AMENDMENTS ARE NOT PERMITTED IN TYPICAL NATIVE PLANT LANDSCAPE AREAS. 6. PLANTING HOLES SHALL GENERALLY BE 2x - 3x THE SIZE OF THE ROOT BALL. THE WALLS AND BASES OF PLANT HOLES SHALL BE SCARIFIED. HOLES SHALL BE BACKFILLED WITH 5% ORGANIC COMPOST & 95% EXISTING SOIL. PLANTING HOLES OF NATIVE PLANT MATERIAL SHOULD BE INOCULATED WITH MYCORRHIZAL FUNGI, PER MANUFACTURER'S SPECS. 7. TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREE TRUNK SHALL BE SECURED WITH TWO RUBBER TIES OR STRAPS FORMING A FIGURE-EIGHT BETWEEN TRUNK AND STAKE. 8. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTOR AS NECESSARY. APPLICATION SHALL BE ACCORDING TO MANUFACTURER'S INSTRUCTIONS. 9. LAWN SHALL NOT BE INSTALLED ON SLOPES GREATER THAN 25%. ALL TURF AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION. LOT COVERAGE CALCULATIONS SITE MAP BUILDING B BUILDING C BLDG. VACANT
A TO REMAIN UNDEVELOPED AREA BUILDING D SCOPE OF WORK SCOPE OF WORK 1 1
1 1
1 1
2 12/02/20 M.C.
2 2
2 2 *SEE CIVIL ENGINEERING CALCS/PLANS
2 3 04/15/22 M.C.
3 3
3 3
3 15 FL=11.17 RIM=14.54 W G2 G2 G2 G2 G2 G2 G2 G3
TELE WW GM UTELE W W A A A A A A B G2 4 4 4 4 4 77 7 9 9 9 12 3 33 3 3 2 10 10 10 10101010 222222 3 3 3 3 3 3 3 3 3 3 3 3 3 4 3 4 4 3 4 3 3 3 3 1 1 3 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 2 1 1 2 1 2 2 22 2 1 11 2 1 1 2 4 4 4 4 1 3 3 3 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 3 33 1 1 12 2 1 3 2 2 3 2 1 3 2 1 5 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 V 1 1 1 5 1 1 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 555 555 3 3 3 3 3 33 3 3 33 2 3 3 1 3 3 3 2 2 5 3 1 1 3 1 5 3 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 55 5 5 5 5 5 5 55 5 5 55 5 5 5 55 5 5 5 55 5 5 5 55 5 55 5 5 55 5 5 5 55 5 5 5 5 5 555 5 5 5 5 5 5 5 5 5 555 5 5 55 5 5 5 5 5 5 5 5 5555 5 55 55 55 5 5 5 5 55 5 5 5 5 3 5 4 4 3 4 3 4 4 4 4 4 4 4 4 4 4 4 4 4 7 9 9 9 9 9 9 9 9 9 9 9 9 9 9 9 12 12 3 3 3 3 3 33 3 3 3 3 3 3 3 33 3 3 3 3 3 3 3 3 3 3 3 3 3 3 4 3 3 7 3 4 3 7 9 9 9 9 9 9 9 5 9 9 3 2 33 3 5 5 5 5 1 5 3 5 5 5 5 1 5 5 5 5 2 2 3 3 3 1 1 3 2 1 2 5 1 11 1 2 5 3 3 2 5 5 5 5 5 5 5 5 3 5 2 5 2 5 5 1 5 5 5 5 1 3 3 5 5 5 5 5 5 5 5 5 5 5 5 5 4 55 5 5 5 5 5 5 5 5 5 5 7 5 5 5 3 5 5 9 9 9 7 7 777777777 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12"CYPRESS 14"CYPRESS 16"CYPRESS 20"CYPRESS 10"CYPRESS 46"/26"/18"/12"5 6 60"CYPRESS4 CYPRESS CLUSTER (N) (N) PARKING BUILDING B (N) PEDESTRIAN PAINT STRIPING (N) COLORED CONCRETE WALKWAY (N) COLORED CONCRETE CURB (TYP.) (N) BUILDING POSTS (N) TRASH ENCLOSURE *SEE ARCH. DWGS. (N) ASPHALT DRIVEWAY ACCESS *SEE CIVIL DWGS. 5' 10'-0" (N) COLORED CONCRETE PATHWAY (N) NATIVE WILLOW PLANTINGS (N) NATIVE GRASS (N) COLORED CONCRETE PATHWAY (N) LIVING WALL PER ARCH PLANS (N) LIVING WALL PER ARCH PLANS (N) DROUGHT TOLERANT GROUNDCOVER (N) MAILBOXES *SEE ARCH DWGS (N) CONCRETE STEPPING PADS LIMIT OF AT&T VERIFY BY POT HOLING PRIOR TO CONSTRUCTION (N) HANDICAP RAMP *SEE CIVIL DWGS (E) CONCRETE PATH (N) PLANTING AREAS (N) ASPHALT PARKING (E) CONCRETE PATH (N) PEDESTRIAN CROSS WALK STRIPING (N) PLANTING AREAS (N) PLANTING AREAS (E) DRIVEWAY (E) CYPRESS TREE TO REMAIN LAWN *RETROFIT (E) IRRIGATION SYSTEM C R E S P I D R I V E (E) CYPRESS TREE TO BE REMOVED (2) (E) CONCRETE SIDEWALK (E) CONCRETE CURB (E) CYPRESS TREE TO REMAIN (E) LAWN (E) LAWN (E) LAWN (E) CONCRETE WALKWAY (E) CONCRETE SIDEWALK (E) SIGNAGE (E) CYPRESS TREE TO REMAIN (E) UTILITY VAULTS (N) HAND PARKING SPACE PARKING SPACES (N) ASPHALT ENCLOSURE (N) TRASH COMMUNITY CENTER (E) UNDERGROUND VAULT, (E) LIGHT (E) ARBOR TO REMAIN (E) PATH (E) SIGNS (E) LIGHTS (E) PATIO BUILDING (N) PLANTINGS (N) FLOWERING CRAPE MYRTLE TREES (E) CONCRETE CURB *SEE CIVIL DWGS. (N) BOULDERS (N) DRIVEWAY ASPHALT (N) DRIVEWAY ASPHALT (N) FLOWERING TREES (N) BOULDERS (E) PATH (N) FLOWERING TREES (E) CONCRETE CURB *SEE CIVIL DWGS. (E) CONCRETE CURB *SEE CIVIL DWGS. (N) BOULDERS (N) BOULDERS (N) 6'-0" STEEL / (N) PARKING SPACES (E) UTILITY VAULTS (E) WATER METERS (N) BOULDERS (N) PLANTINGS (E) LAWN (N) BOULDERS (N) BOULDERS (E) SIGNS (N) BOULDERS (N) EVERGREEN HEDGE (E) CONCRETE CURB *SEE CIVIL DWGS. WIRE MUSH FENCING (N) CYPRESS TREE TO MATCH (E) (E) LANDSCAPE AREA (E) LANDSCAPE AREA (E) LANDSCAPE AREA (E) PARKING LOT (E) DRIVEWAY (E) PARKING LOT (N) COLORED CONCRETE PATHWAY (E) WILLOW ARROYO AREA (N) NATIVE ARROYO WILLOW PLANTINGS (#12) (N) NATIVE ARROYO WILLOW PLANTINGS (#12) (E) CYPRESS TREE TO BE REMOVED (E) CYPRESS TREE TO REMAIN (E) CYPRESS TREE TO BE REMOVED 1 00/00/00 M.C. L1.1B DATE: SCALE: 1" = 16'-0" PLANTING PLAN TITLE: SHEET NO: PLAN LANDSCAPE REVISIONS
MIXED USE PROJECT
540 & 570 CRESPI DRIVE PACIFICA, CALIFORNIA
NOVEMBER 27, 2020 IRRIGATION NOTE: CONTRACTOR SHALL RETROFIT THE EXISTING IRRIGATION TO ADJUST SPRAY HEADS IN LAWN AREAS AND INSTALL DRIP TUBING TO ALL OTHER AREAS SHOWN TO BE NEWLY PLANTED ON THIS PLAN. EXISTING VALVES AND FILTERS SHALL BE INSPECTED TO ENSURE THEY ARE IN GOOD WORKING AS WELL AS THE IRRIGATION CONTROLLER PLANTING NOTES 1. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TO SUBMITTING BID FOR WORK. 2. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST STANDARDS OF NURSERY STOCK, PUBLISHED BY THE AMERICAN NURSERY & LANDSCAPE ASSOCIATION. 3. PLANT MATERIAL CANNOT BE GUARANTEED AS DEER RESISTANT DUE TO CHANGING HABITS OF DEER. 4. ALL PLANTING AREAS SHALL BE COVERED WITH A LAYER OF BARK MULCH TO A MINIMUM DEPTH OF 2 INCHES, WITH A CHIP SIZE OF NO LESS THAN ONE INCH. A 2 INCH LAYER OF GREENWASTE MULCH UNDER THE BARK MULCH IS RECOMMENDED. 5. SOIL AMENDMENTS SHALL BE USED AS NECESSARY. SOIL AMENDMENT SHALL BE FREE OF DEBRIS. ROCKS LARGER THAN ONE INCH DIAMETER WILL NOT BE PERMITTED. SOIL AMENDMENTS ARE NOT PERMITTED IN TYPICAL NATIVE PLANT LANDSCAPE AREAS. 6. PLANTING HOLES SHALL GENERALLY BE 2x - 3x THE SIZE OF THE ROOT BALL. THE WALLS AND BASES OF PLANT HOLES SHALL BE SCARIFIED. HOLES SHALL BE BACKFILLED WITH 5% ORGANIC COMPOST & 95% EXISTING SOIL. PLANTING HOLES OF NATIVE PLANT MATERIAL SHOULD BE INOCULATED WITH MYCORRHIZAL FUNGI, PER MANUFACTURER'S SPECS. 7. TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREE TRUNK SHALL BE SECURED WITH TWO RUBBER TIES OR STRAPS FORMING A FIGURE-EIGHT BETWEEN TRUNK AND STAKE. 8. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTOR AS NECESSARY. APPLICATION SHALL BE ACCORDING TO MANUFACTURER'S INSTRUCTIONS. 9. LAWN SHALL NOT BE INSTALLED ON SLOPES GREATER THAN 25%. ALL TURF AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION.
W GM W (N) TIMER/ CONTROLLER (N) BACKFLOW PREVENTION DEVICE (N) WATER METER LOCATION (N) 'NETAFIM' SUBSURFACE DRIP TUBING (N) 'NETAFIM' SUBSURFACE DRIP TUBING (N) 'NETAFIM' SUBSURFACE DRIP TUBING (N) LIVING WALL DRIP (N) LIVING WALL DRIP (N) LIVING WALL DRIP (N) 'NETAFIM' SUBSURFACE DRIP TUBING (N) 'NETAFIM' SUBSURFACE DRIP TUBING 2MX 1 7 MX MX6MX 5MX 14 MX 13 MX 12 MX11 MX 20 MX 19 MX 21 MX (N) 'NETAFIM' SUBSURFACE DRIP TUBING 22 MX 23 MX 24 MX 25 MX 26 MX27 MX28 MX 4MX3MX 1-1/2" PVC SCH 40 MAINLINE 1-1/2" PVC SCH 40 MAINLINE 1-1/2" PVC SCH 40 MAINLINE 1-1/2" PVC SCH 40 MAINLINE 1-1/2 PVC SCHEDULE 40 MAINLINE 1-1/2 PVC SCH 40 MAINLINE *WITH 4" SLEEVING 1-1/2 PVC SCH 40 MAINLINE *WITH 4" SLEEVING 1-1/2" PVC SCH 40 MAINLINE *WITH 4" SLEEVING BUILDING B BUILDING C BUILDING A C R E S P I D R I V E 17 MX 18 MX 8MX 9MX (N) 'NETAFIM' SUBSURFACE DRIP TUBING L2.0 DATE: SCALE: 1" = 10'-0" IRRIGATION PLAN TITLE: SHEET NO: PLAN IRRIGATION REVISIONS
MIXED USE PROJECT
540 & 570 CRESPI DRIVE PACIFICA, CALIFORNIA FILTER / PRESSURE REGULATOR FEBCO 825Y REDUCED PRESSURE ASSEMBLY PVC SCH 40 SLEEVING IRRIGATION LEGEND DESCRIPTION PVC SCH 40 LATERAL PIPING PVC SCH 40 MAINLINE IRRITROL 100 SERIES CONTROL VALVE SHUT-OFF VALVE SYM UNDER ALL PAVING / WALLS AS NEEDED PER MFR'S SPECS SIZING TBD BY CONTRACTOR W/ GLOBE VALVE W/ SHUT-OFF VALVES BRASS BALL VALVE REMARKS SEE PLAN FOR SIZING WEATHERMATIC SMARTLINE SERIES CONTROLLER W/ WEATHER STATION HOSEBIB 30" TALL BRASS LINE & FIXTURE 60-100 -- 60-100 60-100 - 175 max. PSI 30-55 10-30 60-100 RAINBIRD XERI-BUBBLER SPIKE *NOT SHOWN 15-30 AS NEEDED, SEE DETAIL - INSTALL PER MFR'S SPECS GPM----- .02-.22 ------ NETAFIM TECHLINE CV DRIPLINE SIZING TBD BY CONTRACTOR NETAFIM TECHLINE CV (SUBSURFACE) DECEMBER 1, 2020 M2 HYDROZONE # / WATER USE (VL, L, M, or H) (VL)-VERY LOW, (L)-LOW etc.
MIXED USE PROJECT
540 & 570 CRESPI DRIVE PACIFICA, CALIFORNIA L2.5 DATE: TITLE: SHEET NO: DETAILS NOTES / REVISIONS WATER CONSERVATION IN LANDSCAPING ORDINANCE COMPLIANCE THESE PLANS COMPLY WITH THE CRITERIA OF THE WATER CONSERVATION IN LANDSCAPING ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN. WEATHERMATIC SMART CONTROLLER B SCALE: NTS SMARTLINE SL4800 CONDUIT 24v AC CONTROLLER POWER SUPPLY WIRES GROUND WIRE SLW10 WEATHER STATION CONDUIT 115v AC *WALL-MOUNT RAIN STAT WIRES *OPTIONAL MASTER VALVE WIRE *OPTIONAL COMMON NEUTRAL WIRE PUMP CIRCUIT WIRES *OPTIONAL VALVE CONTROL WIRES *ONE PER VALVE EXPANSION COILS WATERPROOF CONNECTIONS CONTROL VALVE NOTE: ALL ELECTRICAL WORK TO COMPLY WITH APPLICABLE CODES *12-48 ZONES EMITTER / EMITTER SPACING G SCALE: NTS EMITTER / LARGE SHRUB SMALL SHRUB 1/2" - 3/4" POLY TUBING 1/4" DISTRIBUTION TUBING *STAKED 1/2" - 3/4" POLY TUBING 5'-0" MAX. LENGTH BUBBLER BUBBLER OR TREE 1/4" DISTRIBUTION TUBING *STAKED 5'-0" MAX. LENGTH NOTES: 1. SPACE EMITTERS TO CREATE AN EVEN WET ZONE ABOUT THE SIZE OF THE CANOPY OF ALL NEW SHRUBS, NEW TREES, & EXISTING 2. PLACE EMITTERS AS TO AVOID AS MUCH AS POSSIBLE IRRIGATING OAK TREES & ANY OTHER EXISTING, MATURE NATIVE OR DROUGHT TOLERANT PLANTS. IMMATURE NON-NATIVE EXISTING TREES. CONTROL VALVE C SCALE: NTS FINISHED GRADE VALVE BOX WATERPROOF WIRE CONNECTIONS IRRITOL 100 SERIES CONTOL VALVE PVC MALE ADAPTER PVC SCH 40 SxT ELL PVC SCH 80 NIPPLE *6" LONG PVC LATERAL LINE *ANGLE TO CORRECT DEPTH W 450 ELL'S TYP BRICK PEA GRAVEL *12" DEEP PVC SCH 80 PIPE COMMON & CONTROL WIRES TO CONTROLLER MAIN LINE PIPING W/ FITTING NOTE: ALL ELECTRICAL WORK TO COMPLY WITH APPLICABLE CODES FEBCO 825Y REDUCED REDUCED PRESSURE ASSEMBLY A SCALE: NTS 12" MIN. PRESSURE ASSEMBLY FINISHED GRADE NOTE: REDUCED PRESSURE ASSEMBLY TO BE INSTALLED PER MFR'S FEBCO PRV SERIES PRESSURE REGULATOR *AS NEEDED BRASS WYE-FILTER *100 MESH SCREEN SHUT-OFF VALVE *BOTH SIDES BRASS UNION *BOTH SIDES RISER PIPE *COPPER TYPE 'K' OR BRASS SPECS & APPLICABLE CODES IRRIGATION NOTES 1. THE CONCEPTS ON THE IRRIGATION PLAN ARE SCHEMATIC MINIMUM REQUIREMENTS, THE FULL EXTENT OF WHICH ARE TO BE DETERMINED BY THE CONTRACTOR. THE CONTRACTOR SHALL MAKE ADJUSTMENTS AS NECESSARY BASED ON ACTUAL SITE CONDITIONS. 2. ALL IRRIGATION SYSTEM COMPONENTS SHALL BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. MANUFACTURER'S SPECIFICATIONS SUPERSEDE ANY SPECS ON THESE PLANS / DETAILS. 3. IRRIGATION SYSTEM SHALL USE PRESSURE REGULATORS AS NEEDED TO KEEP ALL COMPONENTS WITHIN OPTIMAL PSI RANGE, PER MANUFACTURER'S SPECS. 4. CONTROLLER TYPE SHALL BE A SMART CONTROLLER. RAIN SENSORS AND / OR WEATHER STATIONS ARE RECOMMENDED. 5. CONTROLLER SHALL BE SET TO IRRIGATE BETWEEN THE HOURS OF 8PM AND 10AM. CONTROLLER SHALL BE SET TO IRRIGATE DEEPLY AND LESS FREQUENTLY TO ENCOURAGE DROUGHT RESISTANT ROOT GROWTH. IRRIGATION SCHEDULE TO BE DETERMINED BY AUDITOR / CONTRACTOR. 6. PIPING BETWEEN THE WATER METER AND A REDUCED PRESSURE ASSEMBLY SHALL BE BRASS OR COPPER TYPE 'K'. 7. THE BOTTOM OF THE REDUCED PRESSURE ASSEMBLY SHALL BE INSTALLED MIN. 12" ABOVE THE GROUND. 8. A 100 MESH FILTER SHALL BE INSTALLED ON THE MAINLINE BEFORE THE REDUCED PRESSURE ASSEMBLY. 9. VALVES SHALL BE HOUSED IN WEATHER-PROOF PLASTIC BOXES, WITH LOCKABLE LIDS MARKED WATER. 10. CONTROL WIRE CONNECTIONS SHALL BE MADE WITH WATERPROOF PLASTIC WIRE NUTS. 11. MAIN SUPPLY LINES & FITTINGS SHALL BE PVC SCH 40, SIZE AS NOTED ON PLAN, BURIED 12" - 16" DEEP. 12. LATERAL SUPPLY LINES & FITTINGS SHALL BE PVC SCH 40, SIZE TO BE DETERMINED BY CONTRACTOR, BURIED 9" - 12" DEEP. 13. FLEXIBLE POLY PIPE TO BE 12" -34", DETERMINED BY CONTRACTOR . ALL 14" FLEXIBLE DISTRIBUTION LINES TO BE A MAXIMUM OF 5'-0" IN LENGTH & ARE TO BE STAKED. 14. BUBBLERS SHALL BE SPACED TO CREATE AN EVEN WET ZONE ABOUT THE SIZE OF THE CANOPY OF ALL NEW SHRUBS, NEW TREES & EXISTING IMMATURE NON-NATIVE TREES. BUBBLERS SHALL BE PLACED TO AVOID AS MUCH AS POSSIBLE IRRIGATING OAK TREES & ANY OTHER EXISTING, MATURE NATIVE OR DROUGHT TOLERANT PLANTS. 15. HOSE BIBS SHALL BE MOUNTED ON GALVANIZED STEEL RISERS 30" ABOVE FINISHED GRADE. SECURE TO A #4 STEEL BAR DRIVEN 18" INTO SOLID GROUND. 16. CHECK VALVES SHALL BE INSTALLED ON ALL DOWNHILL DRIPLINE & DISTRIBUTION LINE. 17. RISER HEIGHT IN LAWN AREAS SHALL BE 4". RISER HEIGHT IN MEADOW AREAS AND OTHER LANDSCAPE AREAS SHALL BE 12". THE RISERS FOR SPRINKLERS ON SLOPES SHALL BE SET APPROXIMATELY PERPENDICULAR TO THE PLANE OF THE SLOPE. 18. IF LOCATION OF A SUPPLY LINE INTERFERES WITH THE DRILLING OF THE PLANT HOLES, THE PLANT HOLES SHALL BE LOCATED AS TO CLEAR THE SUPPLY LINES. 18. ALL LINES SHALL BE THOROUGHLY FLUSHED OUT PRIOR TO ATTACHMENT OF VALVES, SPRINKLERS, EMITTERS, & OTHER TERMINAL FITTINGS. 19. THE CONTRACTOR SHALL MAKE FINAL ADJUSTMENTS TO THE IRRIGATION SYSTEM TO ENSURE PROPER COVERAGE AND PREVENT WATER RUN-OFF AND EXCESS SPRAY. 20. ALL SPRAY AND DRIP ZONES TO BE MIN. 5'-0" AND PREFERABLY 10'-0" AWAY FROM OAK TREE TRUNKS. SPRAY HEAD & BODY D SCALE: NTS FINISH GRADE HUNTER MPR40 BODY HUNTER MP ROTATOR W/ CHECK VALVE HUNTER PRO-FLEX TUBING, (2) HSBE-050 ELBOWS & (1) MARLEX STREET ELBOW SWING JOINT: LATERAL TEE OR ELL LATERAL PIPE SPRAY NOZZLE NOTE: LAWN SPRAY RISER: 6" POP-UP MEADOW SPRAY RISER: 12" POP-UP FINISHED GRADE POP-UP MICROSPRAY F SCALE: NTS XERI-POP MICROSPRAY 1/2" or 3/4" POLY TUBING 1/4" SELF-PIERCING BARB CONNECTOR 1/4" DISTRIBUTION TUBING NOTE: LAWN SPRAY RISER: 6" POP-UP MEADOW, SHRUB SPRAY RISER: 12" POP-UP DRIPLINE SAMPLE LAYOUT E SCALE: NTS AUTOMATIC FLUSH VALVE PLUMBED TO PVC OR POLY EXHAUST HEADER TECHLINE TEE TECHLINE DRIPLINE *CENTERED ON BERM TECHLINE DRIPLINE TECHLINE START CONNECTION AIR / VACUUM RELIEF PLUMBED TO TECHLINE AT EACH HIGH POINT SUPPLY HEADER REMOTE CONTROL VALVE WITH DISC FILTER AND PRV SOIL BED SPACING TECHLINE MULCH FINISHED GRADE PER SOIL CONDITIONS DRIPLINE MALE ADAPTER DECEMBER 16, 2019