CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

January 11, 2017
To:

Chair Goodhue and Planning Commissioners

From:

Marc Wiener, AICP, Community Planning and Building Director

Subject:

Consideration of a Concept Design Review (DR 16-384) and associated

Coastal Development Permit for the construction of a new multi-family (2unit) building located on a vacant parcel in the Residential and Limited
Commercial (RC) Zoning District.

Recommendation:
Accept the Concept Design Study and Use Permit Application (DR 16-384) subject to the attached
recommendations/draft conditions.
Application:
Block:
Location:
Applicant:

DR 16-364
APN:
010-087-020
89
Lot:
26
th
Junipero Street, 2 NW of 8 Avenue
Eric Miller Architects
Property Owner: Thomas Fountain

Background and Project Description:

The project site is located on Junipero Avenue, two parcels northwest of 8th Avenue in the
Residential and Limited Commercial (RC) Zoning District. The property is 2,000-square foot vacant
lot and located on the east side of the city-owned Scout House. In 2003, the Planning
Commission approved two new single-family residences and an associated lot line adjustment at
the subject location; one residence was approved at the NW corner of Junipero and 8th Avenue and
has since been built. The second residence was approved on the subject lot and was never built.
The property is under new ownership and the owner/applicant is proposing to construct a new
2,988 square foot duplex consisting of 1,800 square feet of living space and 1,188 square feet of
underground parking/storage. The living space is proposed to consist of a 760 square foot unit
located on the main floor and an 840 square foot unit located on the upper floor. Each unit will

223

DR 16-364 (Fountain)
January 11, 2017
Staff Report
Page 2

consist of two bedrooms, a kitchen/dining area, two full bathrooms, and two small patios. The
units will be accessed by an interior spiral staircase. The applicant is also proposing an underground
parking area that will consist of three spaces with a common car turntable. The proposed duplex is
very similar in design to the residence at the NW corner of Junipero and 8th in that it would be clad
entirely with stone and includes a clay-tile roof.
Municipal Code Section 17.14.110 encourages commercial project applications to be presented
preliminary concepts to the Planning Commission for feedback prior to final approval. The purpose
of this meeting is to provide feedback to the applicant on the proposed project.
PROJECT DATA FOR A 2,000-SQUARE FOOT SITE (RC):
Site Considerations
Allowed
Existing

Proposed

Floor Area
Building Coverage
Ridge Height
Parking Requirement
Setbacks

1,600 sf (80%)
1,400 sf (70%)
26 ft.
1.5 spaces/unit
Minimum Required

1,600 sf (80%)*
1,305 sf (65%)
30 ft. @ west elev.
3 spaces**
Proposed

Front
Rear
Side Yard

7.5 ft.
NA
0 ft.
NA
5 feet for at least 50% NA
of the property length.

NA
NA
NA
NA
Existing

7.5 ft.
0 ft.
5 feet for at least 50% of
the property length.

* Main Level/Upper Level Unit = 840 sq. ft.; Lower Level Unit = 760 sq. ft.; Basement =
1,188 sq. ft.
** Vehicle turntable in basement could be construed as a parking space in which case
there would potentially be 4 on-site parking spaces
Staff analysis:
Proposed Use: This site is zoned Residential and Limited Commercial (RC).
17.14.010.C states that the purpose of the RC Zoning District is to:

CMC Section

To provide an appropriate location for permanent and transient residential uses,

service and office uses, and limited retail uses that do not adversely impact the
residential neighborhood. This district is intended to provide a transition and
buffer between the more intense activities in the CC and SC districts and the less
intense activities in the R-1 and R-4 districts.

224

DR 16-364 (Fountain)
January 11, 2017
Staff Report
Page 3

The proposal for a multi-family building at the subject location is consistent with the
purpose of the RC Zoning District.
Zoning Compliance:
Floor Area: The allowed floor area in the RC Zoning District is 80% for a two-story structure. The
proposed building includes 1,600 square feet of habitable space, which meets the 80%
requirement. Per Municipal Code Section 17.14.150, the basement/parking area is not included in
the floor area calculations, however, the code states that additional underground floors, not
defined as a story, may be authorized by a use permit approved by the Planning Commission when
the use of this floor is expressively limited to the parking of vehicles, noncommercial storage and
mechanical equipment serving the building. A Use Permit is required for the basement/parking
area.
Apartment Size: Municipal Code Section 17.14.040 requires that for two (2) unit residential
developments, the floor area of the smaller unit shall be at least 40% of the size of the larger unit.
The proposed development complies with this requirement. The smaller unit is 760 square feet in
size, which is 47.5% of the total floor area, while the larger 840-square foot unit is 52.5% of the
total.
Height: The maximum permitted height in the RC Zoning District is 26 feet. The property proposed
building meets this requirements, with the exception of the south elevation in the area of the
garage. Municipal Code Section 17.06.020 states that the height of buildings shall be measured as
the plumb vertical distance from existing or finished grade (whichever is more restrictive) to the
highest point on the roof. As measured from the bottom of the excavated driveway the front wall
is approximately 30 feet high and exceeds the height limit. A condition has been drafted requiring
the applicant to revise the design to address this issue.
Setbacks: The proposed design complies with the minimum setback requirements. The structure
would be located 7.5 feet from the front property line, which meets the minimum requirement of
7.5 feet for properties across the street from the R-1 Zoning District. The proposed building has a
0-foot rear setback, which is permitted by code.
With regard to the side-yard setback, the structure must have a setback distance of 5 feet for at
least 50% of the property length. The proposed design meets this requirement. The subject
property is 50 feet long. Along the west property line, 15 feet of the structure would have a 0- foot
setback, while the remainder of the building would be at least 5 feet. Along the east property line,

225

DR 16-364 (Fountain)
January 11, 2017
Staff Report
Page 4

10 feet of the structure would have a 0-foot setback, while the remainder of the building would be
at least 5 feet.
Parking: Pursuant to CMC 17.38.020.C, the proposed 2-unit structure requires three off-street
parking spaces. The three spaces are proposed below the structure. A turntable is proposed and
two of the spaces are in a tandem configuration. The Citys Municipal Code does not explicitly
address tandem parking, but it does call for flexibility in meeting parking requirements for
constrained lots. In staffs opinion, a tandem parking configuration is reasonable given the
constraints of the lot.
Dwelling Unit Density: CMC Section 17.14 establishes the range of permitted and conditional uses
that are allowed in this RC Zoning district. Multi-family projects between 0 and 22 units per acre
are a permitted use. Projects between 33 and 44 dwelling units per acre require a Use Permit with
an affordable housing component in order to achieve a density bonus. The applicant is proposing
two dwelling-units on a 2,000 square foot site, or a density of 43.56 units per acre. Hence, the
project will require a Use Permit for the proposed density and one of the apartment will have to
meet the affordable housing requirements in order to achieve the bonus.
Building Design: According to CMC 17.14.010, the basic standard of review in the Commercial
District is whether the project constitutes an improvement over existing conditions not whether
the project just meets minimum standards. In addition to this standard, the Commission should
ensure that the project is consistent with zoning requirements and the Commercial Design
Guidelines.
Commercial Design Guidelines Section E, state that building materials and colors should respect
traditions already established in the commercial district. The use of richly detailed wood, tile,
molding, corbels, brick and stone are encouraged and building walls facing public streets and
walkways should provide visual interest to pedestrian. Variations such as display windows, changes
in building form, and changes in material, texture, or color are appropriate.
The proposed structure is a Mediterranean design with a stone veneer, wood doors and windows,
and a clay-tile roof. The Design Guidelines encourage architectural diversity while maintaining
compatibility with the neighborhood. Staff supports the overall design and use of materials, but has
some concern that the proposed building may appear too similar to the adjacent building on the
NW corner of Junipero and 8th. The Commission should consider whether the design or use of finish
materials should be revised to differentiate from the adjacent building.

226

DR 16-364 (Fountain)
January 11, 2017
Staff Report
Page 5

Public ROW: The unimproved portion of the City Right-of-Way (ROW) between the front property
line and edge of paving along 8th Avenue is approximately 17 feet wide and contains no
encroachments. It should be noted that the City has been considering putting a pedestrian
pathway along the north side of 8th Avenue, and while it is currently not a funded project, the
concept may be revisited in the future. The applicant is proposing to have the driveway retaining
walls encroach into the City ROW. The walls originally extended to the edge of the road, but at the
request of staff the walls have been pulled back approximately 4 feet.
The Planning Commission is advisory to the City Administrator and City Council on encroachments.
It should consider whether the driveway retaining walls should be pulled back further towards the
property line, and a potential option it could condition the approval with a requirement that the
applicant install a pathway in the City ROW along the property frontage.
Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the construction of a duplex in an urbanized area, and therefore qualifies for a Class 3
exemption. The proposed duplex does not present any unusual circumstances that would result in
a potentially significant environmental impact.
ATTACHMENTS:

Attachment A Site Photographs

Attachment B Draft Recommendations/Conditions
Attachment C Project Plans

227

Attachment A Site Photographs

Project Site Facing northeast

Neighboring Residence NW corner of Juniper and 8th

228

Attachment B Recommendations/Draft Conditions

DR 16-364 (Fountain)
January 11, 2017
Recommendations/Draft Conditions
Page 1

Recommendations/Draft Conditions
No.
1.
2.
3.
4.

The applicant shall revise the design of the south elevation to comply with the
26-foot height requirement on the.
The applicant shall provide a proposal for an affordable rental unit in order to
obtain the density bonus.
The Commission should consider requiring that the design or use of finish
materials be revised to better differentiate from the adjacent building to the
east.
The Commission should consider requiring that the applicant install a pathway
long the property frontage in the City ROW as a condition of the project and
proposed retaining wall encroachment.

229

REVISION

No.

F*LEX !
RECEIVED

8th Avenue, 2 NW of "'unipero

Carmel by the Sea, California

JAN 0 4 2017
City of carme~-by-the-Sea
Planning & Bmldmg Dept.

::J

~--G-E_N
__
E_R_A_L_N_O_T_E_S----------------------------------------~-P-R_O
__J_E--CT_D_A_T_A----------------------~-------P-R_O_J_E_C_T__T_E_A_M----------------~------8-H_E_ET--IN
__
D_
E_
X----------------------------~~

(.)

CONTRACToR L ICENSE : THE CONTRACTOR(S) PERFORM ING THE Y':)RK DE5c;R16ED BY THESE PLANS AND
SPECIF ICATIONS SHALL 6E PROPERLY AND CURRENTLY LICENSED DURING> THE EXECUTION OF THE PROJECT AND SHALL
NOT PERFOR.t-1 I"'QRK OUTSIDE THE LE5AL Sc;QPE OF ANY LICENSE.
THE CONTRACTOR SHALL PROVIDE AND PAY FOR ALL LAOOR, MATERIALS, TOOLS, EGii.IIPMENT AND
MACHINERY, TRANSPoRTATI ON, ~ATER HEAT, ELECTRICAL, TELEPHONE, AND ANY OTHER RELATED ITEMS NECESSARY
FOR THE PROPER EXECUTION AND TIMELY COMPLETI ON OF THE ~K.

QUALITY CONTROL: IT IS THE EXPRESS INTENTION OF THESE Pl-ANS AND SPECIFICATIONS TO REQUIRE A HI5H
STANDARD OF ~ORK. IF, IN THE OPINION OF THE CONTRACTOR, ANY PORTION Of THE DOCUMENTATION HEREIN IS
INCONSISTENT ~ITH THIS, THE O~NER AND THE ARCHITECT SHALL BE NOTIFIED PRIOR TO EXECUTING> THE ~ORK AND
ALLO~D REVISION TIME If FELT NECESSARY.

4. i"'ARRANTY: THE CONTRACTOR ~RRANTS TO THE O~NER THAT ALL MATERIALS AND EQUIPMENT FURNISHED UNDER
THIS CONTRACT ~ILL BENE~ UNLESS OTHE~ISE SPECIFIED, AND THAT ALL ~ORK ~ILL BE OF 500D QUALITY, FREE
FROM FAULTS AND DEFECTS, AND IN CONFORMANCE ~ITH THE CONTRACT DRAf"'IN5S AND SPECIFICATIONS.
UNLESS OTH~ I SE INSTRUCTED, THE Oi"'NER SHALL PAY ALL PERMIT FEES 1Nc.LUD IN6 UTILIT IES. THE
S. PERMITS:
CONTRACTOR SHALL SECURE THE 6UII...DIN6 PERMIT AND A NY OTI-ER PERMITS PRioR TO STARTIN6 THE v;oRK AND
COMPLY ~ITH ALL INSPECTION REGIUIREMENTS THROU5H FINAL SI6N-DFF.

b . LEGAJ_INOTICES/C.ODE COMPLIANCE :
THE CONTRACTOR SHALL 61VE ALL NOT ICES AND COMPLY i"'ITH ALL LA~,
ORDINANCES, 6UII...DIN6 CODES, RULES, RE6ULATIONS AND OTHER L~FUI.- ORDERS OF ANY PUBLIC AUTHORITY BEARIN6
ON THE FERFORHANCE OF THE i"'ORK.
THE C.ONTRACTaB SHALL PROMPT NOTIFY THE ARCH ITECT IN i"'RITING IF THE
DRA~INGS AND/ OR SPECIFICATIONS ARE AT VARIANCE i"'ITH ANY SUcH REQUIREMENTS. (1 <1"11 U.B.C J

PROJECT DESCRIPTION :

LOT SIZE

><
N

1.

'I('"""

c:

- - - - --

SUPERV I 51N~

ARCHITECT

A.P .N.

- - --

ERIC MILLER ARCHITECTS, INC.

151 5RAND AVE. SUITE 106
PACIFIC &ROVE, CA '!~"150
PH: 8~1-~12-0410

R.C

OCCUPANCY 6ROUP : - - - R-3 (FOR HOUSE),

I SETBACK I

A-1.2

PROPOSED SITE SEC.TION

A-2.1

BASEMENT PLAN

A-.2.2
A-2.3

MAIN FLOoR PLAN

UPPER FLOOR PLAN

A-2.4

ROOF PLAN

AT LEAST 5 .0 ' ALON5 AT LEAST

OF EACH SIDE PROPERTY LINE

ARCHAEOLOGIST

50~

ARCHAEOI.-051CAI.- CON511L TIN5

P .O. OOX ~S"!i
SALINAS, CA <1~12
PH. 831-422-4"112
CONTACT: 5ARY S. BRE5c;HINI

24.0'

PROPOSED SITE PLAN

A-3. 1

50UiH ELEVATION

A-3.2

EAST ELEV ATIO N

A-3.3

FRONT- "1.5"

BUILDING HEI5HT -

EXISTIN6 SITE 4 TOPOGoRAFHIC MAP

en

NORTH

6UILDIN6 SECTION

A-4.1

DOORS 5c;HEDUL.E

A-4.2

i"'INDO~S

THE cONTRACTOR SHALl- 61: RESPONSIBLE FOR INITIATING>, MA INTAINING> AND

PROPERLY
ADEGIUATE INDUSTRY STANDARD SAFETY PREcAUTIONS AND FR05RAMS
IN cONNECTION i"'ITH THIS

A-S .I

STREET ELEVATION

A-6.1

SITE ASSESSHENT F(I.-AN

'!. ~

LIABIL ITY INSURANCE SHALL 6E MAINTAINED BY T"HE CONTRACTOR. TO PROTECT A6AINST ALL CLAIMS
UNDER i"'IRKMAN'5 COHPEN5ATION ACTS, DAHA61:S DUE: TO BODILY INJURY INcLUDIN6 DEATH, AND FOR ANY
PROPERTY DAMA6ES ARISIN6 OUT OF OR RESULTING FROM THE C.ONTRACTOR5 OPERATIONS UNDER THE C.ONTRAcT.
THIS INSURANCE SHALL BE FOR LIABILITY L IHITS SATISFACTORY TO THE Oi"'NER. THE Oi"'NER HAS THE RI5HT TO
REQUIRED CONTRACTUAL LIABILITY INSURANCE AFFLIC.ABLE TO THE CONTRACToR'S OBL I6ATIONS. CERTIFICATES OF
SUCH INSURANC-E SHALL BE F ILED i"'ITH THE Oi"'NER PR IOR. TO TI-E COMHENCEMENT OF v;oRK .

..,.!...

rn

10. INPEHNIFICATION: THE CONTRACT01'1. ~0 A6REE5 TO PERFORM THI5 i"'ORK AL50 A6REE5 TO INDEHNIFY AND HOLD
HARMLESS THE Oi"'NER. AND THE ARCHITEC-T FROH AND ASAINST ALL CLAIMS/ DAMA6E5/LOS5ES/AND EXPENSES,
INCLUDING> ATTORNEY'S FEE5 AND LIT16ATION COSTS, ARI51N6 OUT OF OR RESULTIN5 FROM THE PERFORHANCE OF
THE f"!ORK.
II.

CLEANIN6 !.iE!..
THE CONTRACTOR SHALL KEEP THE PREMISES AND SITE FREE FROM ACCUMULATION OF i"'ASTE
MATERIALS DURINCS CONSTRUCTION BY PERIODIC CLEAN UF AND OFF-SITE DEBRI5 REMOVAL. FINAL C.LEANUF AND
DEBRIS D I5POSiiiON SHALL BE TO THE SATISFACTION OF THE Oi"'NER.

12. EXISTING ~ CONTRACTOR. SHALL V ISIT THE S ITE AND VERIFY ALL EXI STIN6 CONDIT IONS PRioR TO ANY
i"'aBK AND NOTIFY THE ARCHITECT OF ANY D ISC.REFANCIE5 BETi"'EEN THESE DRAHIN5S cONDIT ION AND EXISTIN6
AFFECTIN6 THE I"'QRK OR NATURE OF SPECIFIED MATERIALS AND/ OR SCOPE OF DESI&N
19. CONSTRUCTION NOTES : ALL NOTES, DIMENSIONS. ETC . INDICATE NEi"' HATERIALS OR CONSTRUCTION UNLE5S
NOTED.

O~ISE

FLOOR AREA RATIO

A-1 .1

ELEVATION

UPPER FLOOR

>-Iii
WlU

a:
<(

5c;HEDULE

a:
w
_.J

I. Tln.E AND ALL "C.OP'I'RI6HT" PRIV IL5ES TO THESE DRA"'IN65 AND SPECIFIC...TIONS 15 C-LAIMED 5'( THE ARGHITEG-T. ERIC. MILLER.
HEREIN"FTER REFEI<RED TO "S 'THE ARG.HITECT" I"'I"THOUT FRE.JJDICE. V ISUAL C.ONTACT f"'ITH THESE SVEI.teCT DRAI"'IN65 AND
SPECIFIC:OATIONS SHALL CONSTITUTE PRIMA FACIE EVIDENC:OE OF THE ACC:OEFTANGE OF THESE OI'INERSHIF R I5HTS AND THE FOLLOI"'ING
RELA"TW.

6RADIN6 ( DRAINA5E F'LAN

II

THE ARCHITI:CT DI~CL ... IMS Al.l. RESPONSIBILITY IF THESE DRA~INSS ANI> SFECIFIC ... TIONS ARE USED, IN I"'HOL OR IN PART, I"'ITHOUT
PRIOR I"'RITTEN F'ERMI5SION, f"'HETHER OR NOT MODIFIED 6Y OTHERS FOR ANOTHER SITE.
~-

e40 S.F.

C2

6RADIN6 4 DRAINA5E F'LAN

1b0 S .F .

C9

CONcEPTUAL 6RADIN6 t DRAINA6E Pl.-AN

a:

(.)

!::

UJ

J:

(.)

lhOO S.F.=

TOTAL

80%

a:

RECEIVED

I..ANDSCAPI N<SL-1.0

FLANTIN6 PLAN

L-2 .0

LI6HTIN6 PLAN

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IlU
z
.... 0

.... :r:
C\la..

<1:

BASEMENT

City ofr"

. '-'annel-by-the-Sea

1,188 S .F .

Plaruung & Bu1d

D ept.
.I mg

BUILDING COVERAGE

&

OPEN SPACES

IBUILDING COVERAGE
PROPOSED BUILDING COVERAGE
1.90S S.F.

WATSONVILLE

IlU
lU
I

c -~ _Q
'ij (I)~

~
c ~~

\f)

li

lL

>
()

b3 5 .F .

SITE STAIRS

3S S.F .

SCALE:

DRIVEi"'AY PAVERS

82 S.F.

DRAWN

PLANTERS

I LANDSCAPE

322 S .F .

REMOVIN6 2-&" MULiiFRON6 Ac;ACIA TREE 1i NORTHII'E:ST CORNER OF TI-E PROPERTY

TOTAL:

6"15 s .F .

DATE:

ICARMEL-

TO SAN LUIS
OBISPO

iY-THE-SEA

IQ
- -t

1::2/1::2/16

N.T.S.

JOB NUMBER:

~-

PROJECT
TO

SITE

4.

143 SF.

SO S .F .

ll

<{)\)

COIJRTYARD PATIO

UNDER b'-0"

.n ()
z

() ..c:'..., 0

lU
\)

~ALLS

()

COURTYARD ENTRY

SITE i"'ALLS I RETAINING

()_~~d.)
~ :zlfl ()
N ~ I

TO
SAN JOSE

MONTEREY BAY

b5%

()

<
'\)

~ acfrTO

:;; :;; Ci

1,400 5 .F .

PROPOSED

CL

VICINITY MAP

ALI...Oi"'ED 10%

()
()
()

(l
\..
~

OPEN SPACES

REMOVIN6 4 ' OAK TREE ALON6 THE FROFOSED DRI~A'( ENTRY OF THE F'ROFERTY

z~

(NOT GO\JNTED TOI'IARD!> FLOOR AREA RATIO)

IN THE EVENT oF UNAUTHORIZED LISE 6'( AN'( THIRV PARTY OF THESE DAA~INI&S AND SF'ECIFICATIONS THE Cl-IENT FOR I"'HIGH THIS
""RK """"' ORI51NALL'f ~AREO HERESY AI&I<EES TO HOLD HARHLESS>, INDEMNIFY ANI> DEFEND THE AFI.CHITECT, ERIC MILLER, HIS
STAFF/ EMFLO'fEES FROM AN'f CLAIMS ARISING FROM SUCH UNAUTHORIZED LISE.

~@
WIL.

JAN 0 4 2017

BASEMENT FLOOR AREA

4.

TREE REMOVAL

~~

(.) og

1-

::t

THE USE OF THESE PRA\III.I""kSS AND SPEC.IFIC.ATIONS SHAU. 6E 50LEL. Y li!ES'TRIC.i'ED TO THE ORI!SoiNAL.. SITE FOR Y'iiUC.H THEY l-1ERE
PREPARED AND THE ARC.HITEGT HEREBY STATES THAT THET ARE NOT IN.TCNDED f'OR NOR SIJITASLY EN61NEERED FOR ANY OTHER SITE .
REP!WDUGTION OF THESE DOC.UHENTS IF THEREFORE EXF'RESSL '( LIMITED TO THIS INTENI>ED USE.

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Q":'

u.~

Gl

OV'4NER5HIP ANI> USE OF THESE DRA!"'IN<5S ANI> SPEGIFIG ...TIONS:

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HATERIAI.- cOL.OR SAMPI..E

14. BIJII DING C.ODES : THIS PR OJ EC.T SHALL COMPLY HITH THE TITLE 24 AND 2013 CALIFO RNIA RESIDENTIAL C.ODE (CRC ) ,
CALIFORNIA 8UIJ...DINS CODE (CBG), CALIFORNIA MECHANI C A L CODE (C.MG), CALIFORNIA PLUMBING CODE (CPG),
CALIFORNIA ELECTRICAL CODE (C.EC), CALIFORNIA ENER5Y CODE (eRne), CALIFORNIA FIRE CODE (CFG), CALIFORNIA
GREEN BUILDING CODE (C6BG) AND CALIFORNIA TITLE - 2 4 ENER5Y CODE.

OWNERSHIP NOTES

:c

PROPOSED FLOOR AREA RATIO

MAIN FLOOR

<"!

(.)

1.000 S.F.

ALLOi"'ED .50%

en=
ME
en!!

1- ~~

i"'EST ELEVATIO N

A - 3.4
A-3 .5

0~
1- '<t'Oi

(.)

LANDSET EN~ I NEERIN6

S20-B CRAZY HORSE CANYON ROAD
SALINAS, C.A '!3'l01
PH: f>3 1 -44~-b"'10

CIVIL:

COVER SHEET

A-1.0
A-1.1

- - - 010-081-020-000 V-1 (FOR. 6ARA5E)

TYPE OF CONSTRUcTION: - - ( V-B ) ( FSS)

A-0 .1

i"'ORK.

U5
I

cONSTRUCT"ION RESPONSIBILITY:
THE cONTRACTOR SHALL BE SOLELY RE5PONS16LE FOR. ALL
CONSTRUCTION
HEANS, HETHODS, TECHNIGIUE5, SEGIUENCES AND PROCEDURES SELEcTED TO EXECUTE THE i"'IRK. THE CONTRAcTOR
SHALL COORDINATE ALL PORTIONS OF Y':)RK i"'ITHIN THE SCOPE OF THE CONTRACT.

PROPOSED Tf"'I UNITS APARTMENT 1"1111' 5 GAR 5ARA0oe

AT 5A5EHENT

AfC.C.HITECTUfC.AJ...

THOMAS FOUNTAIN
IIE'JS i"'IODLAND AVENVE
MENLO PARK. CA 94025
PH, bS0-544-8141

OWNER:

.JQI2_:2J.I];_~

!';

ClJ
N

of Jun!oet""o

- - - - - - - 2POO .O S.F.

ZONIN&:

'I('"""

N~

C.ARHEL Bl' THE 5EA C.A 99921

sc;QPE,

2.

00

Btb AVENUE 2

ADDR ESS:

DM
15.2f>

A-0.1
230

SHEET

OF

J:SLUL.l\.IS~

A.P.N. 010-087-003
A.P .N. 010-087-006
I')

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NO PARKING

GENERAL NOTES
1) ELEVATIONS ARE BASED ON AN ASSUMED DATUM. PROJECT BENCHMARK IS A MAG NAIL
IN THE A.C. PAVEMENT ON THE NORTHERLY SlOE OF 8TH AV. ELEVATION= 109. 75:
AS SHOWN.
2) BUILDING LOCATIONS, AREAS AND DIMENSIONS WERE LOCATED TO THE OUTERMOST FACE
OF BUILDING FINISH AT GROUND LEVL.
3) NOT ALL UNDERGROUND UTILinES wrRE LOCATED. ONLY VISIBLE FACILITIES ABOVE AND
FLUSH WITH THE SURFACE ARE SHOWN. SUB-SURFACE UTILITY LINES DRAWN MAY NOT
BE COMPLETE AND SHOULD BE VRIFIED BY FIELD RECONNAISSANCE. UNDERGROUND
UTILITY LOCATIONS CAN BE OBTAINED FROM THE APPROPRIATE UTILITY COMPANIES, PUBLIC
AGENCIES, OWNER'S AS-BUlL T DRAWINGS, ETC, AND SHOULD BE THOROUGHLY COMPILED
AND DEEMED COMPLETE WITHIN THE PROJECT AREA PRIOR TO ANY SITE DEVELOPMENT
DESIGN AND/OR CONSTRUCTION. SEPTIC TANK AND LEACHFIELD ARE SCHEMA TIC
4) THIS MAP PORTRAYS THE SITE AT THE TIME OF THE SURVEY {03/3/15) AND DOES NOT
SHOW SOILS OR GEOLOGY INFORMATION, UNDERGROUND COND/710NS, EASEMENTS. ZONING
OR REGULATORY INFORMATION OR ANY OTHER ITEMS NOT SPECIFICALL Y REQUESTED BY THE
PROPERTY OWNER, DR THEIR REPRESENTATIVES.
5) THIS MAP DOES NOT REPRESENT A BOUNDAR Y SURVEY PROPERTY LINES SHOWN HEREON
WERE COMPILED FROM RECORD INFORMATION AND FROM FIELD TIES TO EXISTING BOUNDARY
MONUMENTATION. THE LOCATION OF THESE LINES IS SUBJECT TO CHANGE, PENDING THE
RESULTS OF A COMPLETE BOUNDARY SURVEY.
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z~
~
~

C-LAY TILE R OOF

-----

:::>

VI

C-OPPER SUTTER

(.)

~--

5TONE V'IALL FINISH

DD[JD
D
D

5TUGC-O V'IALL FINISH

r.

1!l<l.O'

ST,.IfG/ GOR.RIDClfO. T 0 P.
UPI"'ER t)~ST.O . F ,

= 138.5'

-- ~-..,...._~_. - STAI~L~IDQR T,PP. i

~'

"''!-

"''

UPFER

~OMS T.O .P.

1~.~ :

i
I

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d)

~
N

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.
+

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LIPPER F F I BEDROOMS

c.EI(JN6 LINE

=1 ~ . 5"

~--- . . ... UPP~ F.F. 4 BEPRQOMS '

9'

. . 4-....... C.EILI~

LINE

~----9'

{)

=_j~~~- --

'l

~
N

{)

co

a:~

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0~

><
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M E

w <m .g
1- c.:!
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ww

=_1:2'1.5'

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v iD
OJ;:

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,__
-4 __M_A1li FL~E:I2fO.OOMS

_ _ ..! 1~.0.'_ _ __

:------ --- - - --- - - -- -

-+-- __

cu
N
U5
.,.!.
ro

= 1:21.0'

0:

------------

::>z~

wu..
....J >

....J <o

'\- ---- - -

~~
~ ::?!~

-- - ---~- '!

'"'~-- EX15TINS 6R.ADE, 24 "-0"

::?!~
w&j

BELOY'l MAX, 6VIL DINGo 1-EicSoHT

{)

b
uu

0:

1-

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(,)
c:
<

u.~
u.~

0~

:I:w
z
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.... J:

C'\Jc..

NORTH ELEVATION
SGALE:

1/4" = 1'-0 "

()

i=
<(

ll

>
lU
_J

IU
I
J-

li

.:..;

()

CD

DATE:

1:2/1.:2/1 6
1!4": I'-o"

SCALE:

DK

DRAWN:

JOB NUMBER:

15 ..:26

A-3.4
241

II

SHEET

OF

REVISION

'

.,:..:

--

'~--~----

:...J
:::l
V1

MAXIHUH ElUILDING HEIISHT

~ 24'-0 " ABOVE EX15TIN6 CS.RADE

MAXIM!~ ~ILDIN& HEIEoH'T' "

"'"":":.::-:_
= !3~ .o
19&,5 '

~ 24'-0 " AEOVE EX15TING> CS.RADE

~~-----------;._
__--------...._--L------ - -- - -i2-

..,,'
9ill

UN

~4 ----

---=-=-=- --~= ==..

--

UEf'~ F.E.~-~M_!;__ ~.
G.EIL~ G

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~:- ~

----

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0

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In

- -1. ~-- -

#1

(/)

BATH OOM

I-

91

:::::.- 9~-- ~:

(.)

d;)

a:

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c:

UN

#2

EXISTING> ISRADE, 24'-0"

SELO~ MAX. SLD6 HEIG-HT

-SH W.

MAIN. f ,F. _ E!EQitOOM!o

Q)

c.t;ILI!'!
_l-Jt!l::~-

__:__1::2 1.0 '

:

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U5

I DINING I LIVING

---

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KITC EN I DINING I LIVING

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5:

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or:-

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ww
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1/4"= 1'-0"

J
(Q

1.:2/1.:2/1~

DATE:
SCALE:

1/4' ;1 '-0"

DM

DRAWN :
JOB NUMBER:

15.:2f>

A-3.5
242

II

SHEET

OF

REVISION

No .

DOOR SCHEDULE
SIZE

TYPE

LOCATION

THKNS.

ROOM
NO.

NO.
D1

NOT l!SED

02

NOT USED

03

NOT l!SED

04

NOT USED

DOOR

MATL.

WXH
DOOR

FRAME
MATL.

HEAD
DETAIL

JAMB
DETAIL

THRSHLD
DETAIL

REMARKS

ROOM NAME

IDOOR TYPE
2'-0"

- - -/
- - - i(
I

05

NOT USED

06

NOT USED

07

NOT USED

rc!JIT

DB

NOT USED
NOT l!SED

D10

NOT USED

D11

NOT USED

.....

c.

12'- 0 " )( 1'-o'

GARAGE

1-3/4 '

HOOD

i"'IOD

OVERHEAD HOOD GARA6E DOOR

DECORATIVE SOLID i"'IOD

D13)

2 '- 8'

T-Q''

GARAGE

1-314"

HOOD

HOOD

D14)

2'-8'

T-O"

GARA&E

1-314"

HOOD

i"'IOD

FIRE RATED
SELF C.LOSE
FIRE RATED
SELF CLOSE

D15)

2'-8 ' X T -0"

0ARAGE

1-314"

HOOD

i"'IOD

2 '-b "

1'-0"

STORA6E

1-314"

V'lOOD

I'OOD

D17

3 '-0 '

T-o"

ELEVATOR

1-314"

HOOD

I'OOD

SOLID HOOD DOOR

018

3'-0"

T-o"

MECHANICAL AREA

1-314 '

V'lOOD

I'OOD

HOOD DOOR

020)
NOT l!SED
~ ~0~21~---t--NO_T__
l!S_E_D------t---~--------------r-----+------r-----t----~----~~----t---------------------------------~

016 030 034 039 047

NOT USED

020 031

><

2'-4 ' X T-0"

BALCONY

1/4"

GLASS

METAL

METAL FRAMED DOOR HI TEMPERED GLASS

026)

3'- 0"

T-0"

CORRIDOR

1-314"

HOOD

HOOD

SOLID HD. FRAMED DR HI TEMPERED GLASS

027)

3'-0 '

T-0"

ELEVATOR

1-3/4"

HOOD

i"'IOD

SOLID HOOD DOOR

D28)

3'-Q ' X T-6'

MAIN ENTRY

1-314 '

HOOD

HOOD

C.ANTERA GATE (HANDRAIL TYPE)

Q)

D29)

2 '-8 '

STAIR

1-314"

V'lOOD

JAIOOD

SOLID HD. FRAMED DR. HI TEMPERED &LASS

D30)

2'-4" X T-0"

BEDROOM

1-314"

HOOD

JAIOOD

SOLID HD. FRAMED POC.KET DOOR

D31)

PR 1'-4 "

LAUNDRY

1-314"

HOOD

I'OOD

SOLID I'OOD DOOR (DOUBLE BIFOLD)

D32

2 '-b"

X "]'-Q"

BEDROOM 1

1-3/4"

HOOD

I'OOD

SOLID HOOD DOOR

D33

2'-0"

C.LOSET

1-314"

HOOD

i"'IOD

SOLID i"'IOD DOOR

1\S

::r:

9!i- :

044 049

T-o"

T-o"

1 '0"

2'-0 ' x b'-b"

SHOHER

1-3/4"

GLASS

METAL

SOLID HOOD DOOR

D36

PR I '-0"

"]'-0"

CLOSET

1-314'

HOOD

HOOD

039

2'-4' X T - 0"
2 '-0 '

6'- 8 '

MASTER BATHRM
SHOHER

1-314"
1-314"

HOOD
GLASS

HOOD
METAL

ALUM. FRAME HI TEMPERED GLASS

011

SOLID i"'IOD DOOR

028

SOLID HOOD DOOR

NOT l!SED

041

PR 4'-0 ' X T-Q"

MASTER C.LOSET

1-314"

HOOD

HOOD

SOLID i"'IOD DOORS

D42

PR 1''1 " x T-0"

MASTER BEDRM.

1/4"

GLASS

METAL

METAL FRAMED DOOR HI TEMPERED GLASS

D43

3'-0 '

ELEVATOR

1-3/4"

HOOD

3 '-0'

D44

T-0"

CORRIDOR

1-314 "

HOOD

HOOD

SOLID HD. FRAMED DR HI TEMPERED &LASS

1-314''

HOOD

JAIOOD

SOLID HOOD DOOR (DOUBLE BIFOLD)

BEDROOM 1

1-314"

HOOD

Y<OOD

SOLID JAIOOD DOOR

2 '-0 " X "] '-0"

CLOSET

1-314 "

HOOD

I'OOD

SOLID HOOD DOOR

2 '-4' X T-0"

BALC.ON'f

114'

C:.LASS

~TAL

HOOD DOOR HI TEMPERED GLASS

1'-6"

D48

2'-8'

047

048

T-o"
T -0"
T-O"

2'-4 ' X "]'-0"

TOILET

1-314"

HOOD

HOOD

2'0" X 6'-b"

SHOHER

1-314"

GLASS

METAL

ALUM. FRAME HI TEMPERED GLASS

D51

PR I '-0" x T-0"

CLOSET

1-314"

HOOD

i"'IOD

SOLID i"'IOD DOOR

g ~D~~~-E--+--2-'-b_'_x T_-Q_"----t---~--M-A_S_TE_R--BE_D_R_H-.--r-I--3-1_4_'+--H-00--D-r-HO--O-D-t-----t----~r-----t-SO--LI_D_HO
~
u: ~~r---r------------+----+-------------r-----r-----+-----+-----+-----+-----+-------------------------------~
__O
_D
__
D_OO
__
R____________________

~ ~D~53~-A--+-_2_'-4_"_x__
T_-o_'_'---t----,__BE_DR
__o_o_M
______-t_l_-3_1_4_"+--V'l_o_o_D-r-1'<-0_o_D-t-----t----~------t-S-O_L_ID_H_D_._F_RA
__M_E_D_P_o_c._K_E_T_D_o_o_R__________~

:
:::1

rn
DD

------ ~----~- -~----

DOO~

SI<AU. c.c>MPLY

~TH

J))

>,

: 2'-0"

f =----=-t

eiJ~?I
11'\ o

-'k-

--

_t

SOLID HOOD DOORS

GANTERA &ATE
(HANDRAIL)

ALL FIRE RATED DOORS SHALL HAVE PEMKO SBBD (OR EOUIVALENT) SMOKE SEALS AND
SHALL BE TIG>HT-FITTIN6, SELF-C.LOSINC:., AND SELF-LATGHINC:..
ALL EXTERIOR DOORS roBE JAIEATHERSTRIPPED.

SHALL HAVE HARDHARE MOUNTED 30 " TO 44' ABOVE F INISH FLOOR.

b. SHALL BE SOLID C.ORE.

3 . THRESHOLD SHALL HAVE MAXIMUM HEI6HT OF 112" ABOVE FINISH FLOOR

q_

4. PROVIDE (2) PAIR- 4-112" X 4-112" BUTTS ON ALL DOORS.

10. ALL HIN6ED SHOHER DOORS SHALL OPEN OUTHARD PER C.Bc., SECTION 2407.

5. ALL HARDHARE TO HAV E USIOB FINISH (OIL RUBBED BRONZE) .

II.

Y<OOD

SOLID HOOD DOORS

HOOD

HOOD

SOLID Y<OOD DOOR

ALL FRENCH DOORS AND EXTERIOR DOORS HAROHARE TO BE USE SHALL BE C.ODY LEVER
STYLE "5 PLATE (DARK BRONZE) B'f EMTEK PRODUCTS INC. .

3 '-Q" X T-0"

DINING>

1-314 "

V'lOOD

i"'IOD

SOLID HD. FRAMED DR. HI TEMPERED &LASS

ALL INTERIOR PASSAC:OE DOORS TO BE USE SHALL BE BRONZE EGG KNOB (DARK BRONZE)

2'-0 ' X b'-b"

SHOHER

1-314"

6LASS

METAL

ALUM. FRAME HI TEMPERED C:OLASS

t>. ALL FIRE RATED DOORS SHALL HAVE PEMKO SBbD (OR EGlUIVALENT) SMOKE SEALS AND
SHALL BE TIGHT-FITTING. SELF-GLOSINC:., AND SELF-LATGHINC:. .

METAL FRAMED DOOR HI TEMPERED GLASS

b.

GLASS

METAL

- - '-----1..--'---

1.

1-3/4"

6LASS

OJ

-,f- -- ~: -.r

THE FOLLOY'INIS, LJNL.ESS OTHERJ"'ISE NOTED, U.O.N,,

1-314"

114"

[I]

054

SHALL BE 2'-0" X t>'-b" MINIMUM.

MASTER C.LOSET

MASTER BEDRM

053

I.

MASTER BATHRM

PR 1'-q ' x 7'-0"

rnm

051

'

--t'

DOOR NOTES

2 '-4 '

FIRE-RATED DOOR,
TIGHT-FITTIN6, SOLID
GORE. SELF-C.L05E.
SELF-LATC.H

PR 2'-6" x T-0"

058

041

ELEVATOR DOOR

VARIES

GLASS

057

.}-E~-J

9r-

J ~~~~R~6~ SOLID

MECHANICAL DOOR

->j'--- - --- --- 1(

036

054

056

I ~~~g =,f~~

GORE. SELF-CLO SE,

SELF-LATCH

---.r-

055

T-o"

3'- 0"

THE ENTRY DOOR HARDHARE TO BE USE SHALL BE REMIN0TON STYLE (DARK BRONZE)
B'f EMTEK PRODUCTS INC..

'

SIAIIN6 DOOR

SOLID HOOD DOOR

DSO

__

----- -'1.-

K ~~~ ~~~~~~~~

All

049

SOLID i"'IOD DOOR

LAUNDRY

D45

2'-b "

ITO

ALUM. FRAME HI TEMPERED GLASS

FL.OCIR Le:vEi.

040)

=>

(ll

TEMPERED 6LASS
PER GBG 2406.5

,1 -------r

G ~~'5~~~!_L~~;_MED H ~~~~~~~~~~~~~iD

~-- -r
029

~r;g~~~ss

3'-0"

~ ~D~37~-E--+--2-'-b_'_x--1'--0-,-,---t----,_-M_A_S_TE_R--BE_D_R_M---t-I--3-1_4_"+--H-O_O_D-r-H-O_O_D-t-----t----~------r-SO--LI_D_HO
__O_D
__
D_O_O_R____________________~
038

SHIN6-0UT DOOR

~ ~~--_,------------+----r------------+-----~--~r---_,-----+-----r-----r------------------------------~

;u

LIJ~

- --------%'~"-- --

_D _,_ ,

!
- - ---'1;- -

__
LL.O ~O~M~-E--+--2-'-4_'_'x__
T_-o_"____t---~--B_A_TH_R_o_o_M______r-I_-3_1_4_'+--H-o_o_D-r_H_o_o_D-t-----t----~------r-SO--LI_D_HO
__o_D
__
D_o_o_R____________________~
D

Ii

"C
[Jj

~~+---+-------------+---~--------------r-----+------r-----+----~----~------r---------------------------------~

035

040

.FF

1'

NOT USED

I Ii l

035 057

Ii

FI XED LOUVERS

,r-_2'-6"
___

NOT USED

024

022 032 037 045

022

025

V1

VARIES

023

00

SOLID H::JOD DOOR

(POC.KET)

024 033 038 046 052

cc

i i

B BI-FOLD DOORS JAIITH

-r-----+

HI FIXED LOUVERS

E
QJ

s:::

SOLID i"'IOD DOOR

~ ~~--_,------------+----r------------+-----~--~r---_,-----+-----r-----r------------------------------~
019
N
PR 2'0" x 5'-0 '
TRASH ENCL
1/4"
GLASS
TRASH ENCLOSURE V'lOOD DOOR
i"'IOD

II

025 050

TIGHT FITTING, SOLID C.ORE,

AND SELF LATC.H DOOR
TIGHT FITTING, SOLID CORE,
AND SELF LATC.H DOOR

D16)

__ ,
'

QJ

J : !:

FLOOR LEVEL

D12

~
~---.rr--==~---- - i - --~

D9

B'f EMTEK PRODUCTS INC..

A LL DOOR G>LAZIN0 SHA LL BE DOUBLE PANE AND TEMPERED.

EXTERIOR IAIINDOHS, HINDOH HALLS, C:.LAZED DOORS AND C:.LAZED OFENIN6S IAIITHIN
EXTERIOR DOORS SHALL BE DOUBLE PANE INSULATIN& &LASS HITH A MINIMUM OF ONE
TEMPERED FANE, AND HAVE A FIRE-RESISTANCE RATING NOT LESS THAN 20 MINUTES HHEN
TESTED IN AC.C.ORDANGE HITH NFPA 251.

12 . REQUIRED NATURAL LI6HT FOR SPACES INTENDED FOR HUMAN OC.C.UPANGY SHALL HAVE
&LAZED OPENIN6S H ITH AN AREA NOT LESS THAN B% OF ROOM FLOOR AREA.

12/12/16

DATE:

AS NOTED

SCALE:

13. REQUIRED NATURAL VENT FOR SPACES INTENDED FOR HUMAN OCCUPANCY SHALL
HAVE GLAZED OPENINGS NOT LESS THAN 4% OF AREAS BEIN& VENTED

DRAWN-

GGR

14. EXTERIOR DOORS SHALL BE APPROVED NON COMBUSTIBLE CONSTRUCTION OR

IGNITION - RESISTANT MATERIAL. SOLID GORE I'OOD HAVIN6 STILES AND RAILS NOT
LESS THAN 1%" THICK H ITH INTERIOR FIELD PANEL THICKNESS NO LESS THAN 11'4 " THIC.K,
SHALL HAVE A FIRE RESISTANCE RATING OF NOT LESS THAN 20 MI~TES.

JOB NUMBER:

15.20

A-4.1
243

SHEET

OF

No.

REVISION

/WINDOW TYPE

WINDOW SCHEDULE
WOW.
NO.

TYPE

SIZE
W>H

LOCATION

GLAZING

FRAME
MAT.

SILL HEIGHT
ABOVE FF

HEAD HEIGHT
ABOVE FIN. FLJ\.

REMARKS

VARIER

VARIES

+ - -- ---,(-

ROOM NAME

EGl

EQ

..,<....~

r----~

NOT USED

~-L~

~ m~:

NOT USED
NOT USED
NOT USED

- --'1- r-

NOT USED

-I

b
f()' l'

~~

NOT USED

FLOOR LEVU

NOT USED
B

:2'-0 "

1'-6"

4'-0"

2'-0"

VESTIBULE

DOUBLE

METAL

3'-0"

T-0'

E&RESS V'IINDOV'I (TEMPERED &LASS)

LI VIN&/ FAMILY

DOUBLE

METAL

5'-6"

T-6"

FIXED

V'IINDO~

LIVIN6/ FAMILY

DOUBLE

METAL

2'-Q"

10'-0"

FIXED

HINDO~

1'-h" X 2'0"

LIVIN6/ FAM ILY

DOUBLE

METAL

5'-6"

T-h"

FIXED i'-IINDOi'-1

2 '- 6"

4'-0"

KITCHEN

DOUBLE

METAL

3'-6"

T-6'

SV'IIN6 HINDOi'-1 (TEMPERED GLASS)

2'-6 "

4'-0"

M. BEDROOM

DOUBLE

METAL

3'-0"

1'-0"

SV>IIN6 HINDOV'l (TEMPERED GLASS)

PR 1'-6 "

PR 2'-0 '

4 '-0"

4 '-0"

DOUBLE

METAL

4 '-0"

1'- 0"

CASEMENT HINDOH (TEMPERED GLASS)

DOUBLE

METAL

3 '-0 "

T-o"

CASEMENT HINDOi'-1 (TEMPERED 6LASS)

FIXED HINDOI'ol

1'-6"

CORRIDOR

DOUBLE

METAL

5'-0"

1'-0"

2'-6 "

4 '-0"

LI V IN<5>/ FAMILY

DOUBLE

METAL

3'-6"

1'-6"

Si'-IIN6 HINDOi'-1 (TEMPERED GLASS)

2 '-6"

4'-Q"

LIVIN6/ FAMILY

DOUBLE

METAL

3 '-6"

T-6 "

SHIN6 HINDOI-i (TEMPERED GLASS)

2'-0"

.1 '-5"

(OPAQUE)

1'-q"

4'- 0"

ENTRY

DOUBLE

METAL

3 '-0 "

T-0"

FIXED HINDOi'-1 (TEMPERED CURVED &LASS)

1'-q "

4'-0"

ENTRY

DOUBLE

METAL

3'-0"

T-0"

FIXED HINDO~ (TEMPERED GURVED &LASS)

1'-q"

4'- 0"

HALLV'IAY

DOUBLE

METAL

FIXED HINDO~ (TEMPERED CURVED 6LA55)

1'-q '

4 '-0"

HALLV'IAY

DOUBLE

METAL

FIXED HINDOY'l (TEMPERED GURVED &LASS)

1'-q"

4 '-0 "

HALLV'IAY

DOUBLE

METAL

FIXED i'-II NDO~ (TEMPERED CURVED &LASS)

I '-q " X 4'-0"

HALLV'IAY

DOUBLE

METAL

FIXED i'-IINDOH (TEMPERED CURVED &LASS)

LIVIN6/ FAMILY

DOUBLE

METAL

5 '-o"

1'-Q"

FIXED H INDOi'-1

LIVIN6/ FAMILY

DOUBLE

METAL

0"

8 '-6 "

FIXED ARCH TOP

3 '-3"

'- +-- -

'j.

,r.____.o-o_::_ ___

M. BATHROOM

METAL FRAMED
&LASS ~INDOI'ol

BEDROOM I

1'-6"

r--r

'

'!--- -

><

METAL FRAMED
GLASS HINDOi'-1 (FIXED)

DODD
ocpo

k1'-5"1

---1 '1 i

FLOOR LEVEL

00

METAL FRAMED
&LASS V'IINDOH (FIXED ~ OPERABLE)

{.

METAL FRAMED
GLASS ININDOH (FIXED)

METAL FRAMED
&LASS H INDOH (FIXED)

a:

NOT USED

s::::

0
Q.J

N
V)

J_

n;
I

~!0v

1'-h"

2'-0"

6 '-o"

B'-6''

HINDO~

(TEMPERED 6LAS5)

f'

~ ~~~W=2~--G-4__1'-_6_"_x_2_'-_0_"____f -__L_IV_IN_G_I_F_A_M_IL_Y__~D-O_u_BL_E~-M-ET__A_Lf----5-'-0_'_'____~----1-'-_o_. ____4-----F-IXE__D_H_IN_D_0_~'-~____________________________-1

...J

2'-6 "

~ Q

8:8

x 4'-0"

KITCHEN

DOUBLE

METAL

3'-0"

T-0"

SHIN& HINDOH (TEMPERED 6LASS)

2 '-6" x 4'-0"

H. BEDROOM

DOUBLE

METAL

PR 1'- 6" X 4 '-0 "

M. BATHROOM

DOUBLE

METAL

3'-0 "

T-G"

SHINE> HINDOH (TEMPERED GLASS)

5'- 0 '

1'-Q"

SHINE> HINDOH (TEMPERED GLASS)

w~~~+--+---------4----------~---4----+-------~---------r------------------------------~

2'-0"

SF
SF
SF

ef

BEDROOM I

DOUBLE

METAL

3'- 0"

1'-0'

SHIN& HINDOi'-1 (TEMPERED 6LASS)

1'- 6"

STAIR

DOUBLE

METAL

2 '-6"

10'-0"

FIXED H INDOH (TEMPERED CURVED &LASS)

3 '-Q''

T-6"

STAIR

DOUBLE

METAL

2 '-6 "

10'-0 "

FIXED H INDOH (TEMPERED CURVED &LASS)

1'-6"

STAIR

DOUBLE

METAL

2'-6"

10'-0"

FIXED HINDOH (TEMPERED CURVED &LASS)

2'-6 " X 4'-Q"

LIVIN6/ FAMILY

DOUBLE

METAL

3'-0"

1'-G"

SHINE> 1-iiNDOH (TEMPERED GLASS)

2 '-6 '

LIVIN6/ FAMILY

DOUBLE

METAL

'3'-0"

1'-o"

HALLHAY

DOUBLE

METAL

4 '-0"

1'-0"

FIXED i'-IINDOi'-1 (TEMPERED CURVED &LASS)

X
X

4'-Q"
4'-0"

a:

;o :;

_I;

-~1

3'-0"

1'-'l "

!!l j

~o
~z

C\lc..

~~

~~

- -- -'i-- -METAL FRAMED

GLASS HINDOH (FIXED)

::I:w

't

~:
>I

wu.

~ <(9
:::!:~
u.~
(.) u.og

'f.

[OJ ~~_,I

we;;

:J!!!.
z~

_J >
<Co
z:;:

(OPAQVEJ

NOT USED

3 '-Q"

seB"'
es

4'-0"

---.r

.,__~'l''t

~ ~~--+-----------+------------~----+----4----------~--------~r-----------------------------------~

::::~e

3'-0"

w
_J

---'1.

METAL FRAMED
&LASS ININDOI'ol (FIXED)

SHINe;. HINDOH (TE~PERED GLASS)

1'-q ' X 4'-0"

HALLV'IAY

DOUBLE

METAL

3'-0"

1'-0"

FIXED i'-IINDOi'-1 (TEMPERED CURVED &LASS)

1'-q"

4'-0"

HALLHAY

DOUBLE

METAL

:l'-0"

1'-0"

FIXED V<I INDOH (TEMPERED CURVED &LASS)

WINDOW NOTES

1'-q"

4'-0"

HALLHAY

DOUBLE

METAL

3'-0"

1'-0"

FIXED HINDOi'-1 (TEMPERED CURVED GLASS)

ALL

~NDOV'E>

SHI'ILL COMPLY n iTH THE FOU-OniNG UNLESS OTHER1'!1SE NOTED U.O .N.

I. E6RESS WINDOHS SHALL HAVE SILL HEI GHT NOT MORE THAN 44" A.F.F., 5.1 SF.

2. METAL FRAMED 1-iiNDOHS UNLESS OTHERHISE NOTED.

3. ALL GLAZI NG SlJBJEGT TO HUMAN IMPACT SHALL GOMPLY HITH CBG, SECTION 2406.1.
ALL INDIVIDUAL 6LAZED AREAS IN HAZARDOUS LOCATIONS PER GBG, SECTION 2406.4
SHALL PASS THE REQUIREMENTS OF UBG STANDARD 24-1. PART I.

4 . ALL SLOPED GLAZIN& SHALL COMLY r<ITH GBG, SECTION 240'! FOR INSTALLATION AND
MATERIAL.
5. SEE i'-IINDOIN TYPES. THIS PAGE FOR OPERABLE PORTIONS OF HINDOV<IS AND TO VERIFY
NATLRAL VENTILATION PER CBG 1203.3 AND E&REES PER GBG '310.4.
ALL WINDOH 0LAZIN6 SHALL BE LOi'-1-E
6. A LL HINDOI'ol GLAZIN& SHALL DOUBLE PAl' HI MINIMUM ONE PANE TO BE TEMPERED.

II
NOTE:
REQUIRED SAFETY &LAZING (TE~PERED) FOR ALL GLASS DOORS AND HINDOHS AS PER GRG SECTIONS R308.3 4 R30E>.4 AND LISTED BELOH:
A)
FIXED AND OPERABLE PANELS Of SHINGIN&, 5LIDIN0 AND BI-FOLD ASSEMBLIES.
B)
6LAZINS IN AN INDIVIDUAL F IXED OR OPERABLE PANEL ADJAGENT TO A DOOR V<IHERE THE NEAREST VERTICAL EDGE
IS HITHIN A 24" ARC. O F THE DOOR IN A C-LOSED
POSITION AND HH05E BOTIOM ED6E IS LESS THAN 60" ABOVE THE FLOOR OR V'IALKING SURFACE.
G)
&LAZIN& IN AN INDI V IDUAL FIXED OR OPERABLE PANEL THAT MEETS ALL OF THE FOLLOHIN6 CONDITION,
I) EXPOSED AREA OF AN INDIVIDUAL PANE GREATER THAN <1 SQ. FT ..
2) BOTIOH ED6E lESS THAN IB" ABOVE THE FLOOR.
3) TOP ED&E 6REATER THAN 36" ABOVE THE FLOOR.
4) ONE OR MORE HALKIN& SURFAC-ES H ITHIN 36" HORIZONTALLY OF THE e>LAZIN&.
5) 6LAZIN6 IN RAILIN6S.
6) 6LAZIN6 IN ENCLOSURES FOR OR i'-IALL5 FAGIN6 HOT TLBS, INHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTLBS AND SHOHERS HHERE THE BOTIOM ED&E OF THE GLAZIN& IS
U oSS THAN 60" ~EASURED VERTICALLY ABOVE ANY STANDIN6 OR HALKING SURFACES.
1) 6LAZIN& ADJACENT TO STAIRHAYS. LANDINGS AND RAMPS HITHIN 36" HORIZONTALLY OF A V'IALKING SURFACES HHEN THE SURFACE i'-IHEN THE SURFACE OF THE &LAZING IS
LESS THAN 60" ABOVE THE PLANE Of THE ADJACENT V'IALKIN6 SURFAC-E.

DATE:

12/12/1:>

AS NOTED

SCALE:

DRAWN:

GGR

JOB NUMBER

15.2:>

A-4.2
244

II

SHEET

OF

(j

PROPERTY BOUNDARY

PROPERTY BOUNDARY

""""' OJUNIJARY

(j

p~~RTY BOUNDNlV

I
I
co
T""

C\1
T""

.;:

.. f.

i .':

~- -./ '

Q)

U5

...,!...

~.-

::c

I
SUBJECT PROPERTY
AP.N. 010-087-020

NEIGHBOR'S PROPERTY

A.P.N. 010-087- 005

NEIGHBOR'S PROPERTY
AP N. 010-087-019

1'-~"LEVATION

STREET
SC.Al-Eo

1/ B"=

1:2 '

245
11

' '

A.P.N . 0 I C-081-80.3

$C
, .....
!11oft: WUOI 101'
JOB HO. l3lt&l

1
246

REVI SION

No.

FXt.cJ" ;nnire

r1

l. ------ -

PO: Wall Lights

t!
:J 4J
)

tJ

g p

SITE WALL LIGHT

(2)

COPPER GUTTER & DOWNSPOUT

WINDOW SAMPLE

CD

ROOF TILE SAMPLE

DRAIN COVER

EXTERIOR WALL LIGHT

WOOD GARAGE DOOR

STUCCO SAMPLE

,..,lt~.~>'..-r"'

,-._,.,...,,r.._ll-

f!'U ~ 1 <" .1i.U'.I3'" "l~l't"'lf\ ~

r,l'n~t~>,q.....,~"ttr=:.-:rf'l

Ctllf<..~-1:'~ .J

...
:

.. '

.V1J:-~'

'fJ ,

" ~ .... -

~~ii!J

II

.!~

-~

-~- .. i

DATE

;r---:- r~--~~-

._
i _ _

08/.26/16

SCALE:

N.T .5 .

-~

DRAWN:
JOB NUMBER:

@
II

TRENCH & AREA DRAIN

GARDEN LIGHT

INTERLOCKING PAVERS

STONE WALL SAMPLE

15..26

A-7.1
247

SHEET

Of

GENERAL NOTES:
1) PROJECT DESIGN BASED ON INFORMATION PROVIDED AND SHOWN ON THE SITE PLAN FOR THE
PERLIMINARY ARCHITECTURAL PLAN SET PREPARED BY ERIC MILLER ARCHITECT'S, INC. DATED
10/18/16 AND THE BASE TOPOGRAPHIC INFORMATION PREPARED BY LANDST NGINR'S INC.
2)

~-~..

WITH A NE:T SURPLUS OF 800 C.Y.

A) THE: BASMNT UNDE:RSLAB DRAINAGE: SHALL B CONNCTD INTO THE: SUMP LOCATD IN THE:
MCHANICAL/LEVA TOR CONTROL ROOM AND OUTLHS TO STRT LEVEL (S SHT C2).
B) THE BASEMENT MRGNCY EXIT, SHALL BE EQUIPPED WITH AREA DRAIN AND INDEPENDENT SOLID
PIPING CONNECTED INTO Tt-;E BASEMENT SUMP (SEE SHEET C2).

~~DT,fi''1I'Hf ZFvft'fJLLLE:fLcJ~~~c~~ETNFcPA ~~TN N$:JrrfA/i!AlfRNJ~[t'if#!t.L~~~r~gD D:!!8~T

FOUNTAIN RESIDENc1--

PATIO

~-~

D) THE DRIVE:WAY TRENCH DRAIN SHALL BE CONNE:CTED DIRCTLY INTO THE DRIVWAY SUMP.
E) THE ROOF DRAINAGE ALONG THE WESTERL Y SIDE OF THE BUILDING SHALL BE CONNECTED INTO A
RAIN WATER LEADER AND OUTFALLED TO DAYLIGHT INTO THE ROCK RIP - RAP EROSION CONTROL AND
ENRGY DISSIPATOR.

T~

:
I
I

AP.N . 010-087-005

-~

~
~

-/:

______ -

J~

~ ~:

"

A.P.N. 010-087-019
(3000 SQ. FT.)

10

, .

10

~---

I!

//

20

I
I
I

~f--.....-----..--+rt-1-:::=
JCJ:;;;;;:;:;;
.. _;;;;_~I - ~

-i
./:
.....

"-

'- -~-----''"~ r

,-,

--<

~---

I
I
I

.!
; I

C) THE ROOF DRAINAGE: ALONG TH EASTERLY SID OF THE BUILDING SHALL BE CONNECTED INTO A
RAIN WATER LEADER AND PIPED TO THE: SUMP LOCATED A T THE EASTE:RLY EDGE OF THE DRIVEWAY

RggjJNfi!'r:~A~NfDjlo,:}.IEWJ.mL L~fBEtNf~gy lff7JPfb01iJHJRit~'J!A f;EW!JNTRY

- - - - ----

---,~~-:

4) PRELIMINARY DRAINAGE: LAYOUT:

'fJ_fJHE

THE: INTENT AND PURPOSE OF THE GRADING IS TO PROVTD FOR A MIXED US BUILDING RESIDENTIAL
AND COMMERCIAL APPLICATION.

3) THERE ARE APPOXIMATELY l$10 C.Y. OF CUT AND TO C.Y. OF FILL,

A.P.N. 010-087 - 003

A.P.N. 010-087-006

--- -

- -- -

-- - -

-- -

---f+--

-----:...

- - - - - -

~ ~
~

~----. ~~-;;_L_

..

-- - __..:.--

-- - - -

- ::::

"f

__:__
~

:;:
; 1

~
Jl

<

....i

""
:;":.

ll

:::

\< !T\. \1RFU. \0

~---

/~

?"

..

f'

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-l

fl

II

I
8TH A VENUE OVERVIEW- PLAN & PROFILE
SCALE ' 1"=10 ' ~ &V

1 40,_------,--------,-------,-------,--------,-------,--------,-------,--------,-------,--------,-------Tr-------,-------,-------,--------rr-------,--------,-------,-------,--------,-------,~------,-------,--------,-------,

I
130 r-----~----~------T------r----~------~-----T------r-----~----~------T-----~-----,~~~~nu~-*~----rr------r----~U)
--JJA_C_E_~N1-+_PR_O_P_ER_a-rY----~r-----~-----+------r-----~----~
LANDS OF FOUNTAJ"'

E !STING GRO NDl

_l ___ ~RIVE--~A l

IDEWALK~

APPROXIMATE 'l OF
ATH OF TRA EL

__

.n.

.-.--

__ ...11'.''-'~._.VEW.A-Y

1 10~------~------~----~~~~~~~----~------~----~~~~~~~-~----_--+---------+---~~+--=~~f---~n~-~--==~==~-------4-------4-------4-------4-------4-------4-------4-------4-------4-------4~-----4~----~
J
I

-- --l --~'!tiA~~~ -

.---

MISt\:18N STREET

SIDEWALl<

_..,.::_:-_

--

-- /

.-

NORTH

- -- -

FIN ISH GF ADE--'

~~G~V~~U~AVEMENT

~1
2-

90~------+-------~-------+-------1--------~------+-------~-------+------~~------+-------~-------+------~--------~------+-------~-------+--------~------+-------4--------t------~--------+-------4--------r------~

0+00

0+10

0+20

0+30

0+40

0+50

0+60

0+70

O+BO

0+90

1 +00

1+10

1 +20

1 +30

1 +40

1 +50

1 +60

1+70

1 +BO

1+90

2+00

2+10

2+20

2+30

2+40

2+50

2+60

SCALE: 1 "=5'
DATE: JULY 2016

JOB NO. 1420-01

12/23/16 AMS SITE PLAN Rf\I ISION
11/02/ 16 AMS C.O.C. OR16-384- ITEMS No.2 & 5
10/21/16 FR

SIDEWALK PROFILE

SHEET

Cl
248

AP.N . 01

A.P N. 0 11

~
-----J

.0

AD - 4 Vl

SUBDRAIN SUMP PUMP U2.3

""'----

2.5

LIO=I09.50

10

- ----- -

UNIT 1

------~

FL=l 07.89 AD1

FL=I06. 16 USD
BOT=104.00

B.

- -----

GR=120.80
FL= 120.19

PUMP OUTLET TO Bth STREET

MECHANICAL
FF=1D9;SD

--

\'L;--- I<Y1! -

2.5

PARKINGc

- -- - -

_ : F~,,_ - - '- 'J,

0

;;; ,;'L

GR=120.80
FL=12D.JB

10

FF=122.90

AD-3 V1

/~kL}~~~.~~g~~ =~O~SJS

-----

------~

FF=1.09.00

UNrt2

FF=122.90

'+

BEDROOMSfflATHROOMS

;;;

;:o

<

""

[;:
0

FF=12 1.00

"'>-

0.
0.

;:o

<

'-"

RWL THRU FLOOR JOISTS

17L.F. - 4"PVC-S=O.S"

AD-1 Vl
GR:1013 .90
FL=10B.23

~ET.

~~

FF=1D9.5D

I'"'

WALL

rP::l DB

~D

A.P .1\J. 01 0

~-

A P.N 0 10
(3000 c:

( 30 00

44L.F.-2" FORCE MAIN

UNOERSLAB .DRAINJ:

67Lt.-4"PVC-S=1.D"

(PERFORATED PIPE)

r .- .- .- - .,- .- .
~~

-~~-ii>
-+- . ~r ..

WAI.I._,......-

UNIT1
PARKING

...... H=109.(J)

~~~ ~

AD-2 Vl
GR=116.90

FL=11 6.32

~:!_ _ ~109:oo
_;----- ----(~
TRASH EN~LOSURE

_:o_:_ s11soo

J/'

RAIN WATER LEADER (RWL)

17L.F.-.f'rpvc~s-t2 . q"

ET. WALL

ROSION CONTROL
ENERGY OISSIPATOT

-~~

ROSION CONTROL 1&

_ENE.RGY OISSIPAT01

l _ -

__ n.&~~-

C BERM

AC BERM

8TH AV'ENUE
(A. CITY STREET~ 50' \VIDE)

CITY STREET. 50' \VIDE)

-------------------------- --

--~- ---

-----------

BASEMENT FLOOR

MAIN FLOOR

DATE: JULY 2016

JOB NO. 1420-01
12/23/16 AMS SITE PLAN REVISION
11/02/16 AMS C.O.C. DRlG-384-ITEMS No. 2 & 5

GRADING & DRAINAGE PLAN

SCALE: 1"-5'

10/2 1/16 FR

SIOWALK PRO FILE

SHEET

C2
249

8th AVE.
AC

- RETINING WLL

BER~

DRIVEWAY

RETAINING WALL

PAVERS

LOWER FLOOR

--------- --------
FINISH

GRADE
TRENCH ' DRAIN-/ "
GR=10B.90

"~'
0

~00

O<N

00

~-~
0+05

_.,

~ ! rQ

~ !~

--

; :~

~:~

0 -t 10

0-115

0+20

--

.- . ...
o

~8

~~

0+25

_,. __
0+30

0+35

0+4-0

0+45

0+50

0+55

0+60

0+65

0+70

0+75

c o

..,,..,

"' "'
"'"'

"'~ : "'~

"'~"' "'~"'

~:~
~~~

~:s

0+00

0+05

0+ 10

0+15

0+20

=~

~ -~

., ...

t") ! l")

0+2::,

0+30

SECTION A-A

SECTION B-E

SCALE: 1 " -5' H&V

SCALE: 1 " -5 ' H&V

~"- ' ,....

..,J-: .....

~ -~

0+35

0+45

0+50

EXIST ING

Cut/Fill Summary

~ETAINING WALL~

.,,
:"

:"

0+00

01"05

Na.me

Cut Factor

Fill Factor

2d Area

Cut

Fill

1420-VOL-EXSG

1.000

l . JDO

2261.19 Sq. Ft.

808.94 Cu. Yd.

0.22 Cu. Yd.

808.72 Cu. Yd.<Cut>

2261.1 9 Sq . Ft.

808.94 Cu. Yd.

0.22 Cu. Yd.

BOB. 72 Cu, Yd. <Cut>

------------------Totals

Net

'"--FOR CE MA IN-UNOERSLAB

DRAIH DISCHARGE

"

"'"
"'"
~~

"'"' ;;
!

1'1 ;;;

~ -~

.01-1 D

0-t 15

0+ 20

~ :;

N '-

"'"'
~-~

w.,

..,

0+35

0+40

~~

.......... ,,___
0+25

0+30

0+4-5

0+50

SCALE: 1"'=5" H&V

DATE: JULY 2016
JOB NO. 1420-01

SECTION C-C
SCALE: 1 " -5" H&V

12/25/1

AMS SITE PLAN REVISION

11/02/16 AMS C.O.C. DR16-364-ITEMS No. 2 & 5

10/2 1/ 16 FR

C3

SHEET

SIDEWALK PROFI LE

t-:-:-No-_f-6"=~-'-~o':':ft-'-15'+'-'A~"':+R::..:EL:;:;EA"-S"-'ED-:R:-:'T~.,...v~'-'~::.:::~'--N;-----I OF

250

SHEETS

a
a

REVISION

PLANT LEGEND

*WUC CODE

BOTANICAL NAME

COMMON NAME

SIZE

No.

CHARACTER

Shrubs
M

Da

Dichondra argenta 'Silver Falls'

Silver Falls Dichondra

1 Gal.

Hh

Heuchera 'Hollywood'

Hollywood Alum Root

1 Gal.

Fr

Francoa ramosa

Bridal Wreath

4" Pot

Le

Leptosperrnum 'Ruby Glow'

Ruby Glow Tea Tree

15 Gal.

Nf

Nepeta faassenii 'Walker's Low'

Walker's Low Catmint

Pg

Pelargonium gravelens 'Lady Plymouth' Scented Geranium

Pt

Phormium tenax 'Tiny Tiger'

Tiny Tiger New Zealand Flax

1 Gal.

Sb

Stachys byzantia

Lamb's Ears

1 Gal.

Yankee Point California Lilac

15 Gal.

5 Gal.
1 Gal.

Groundcovers
[ ] Ceanothus 'Yankee Point'

@6' 0 .C.

~ Thymus 'Elfin'

Elfin Creeping Thyme

4" Pot

@6" 0 .C.

~
lf)

Vines
Bo

z<(

u
Bougainvillea 'San Diego Reel'

San Diego Red Bougainvillea

5 Gal.

oo

GENERAL NOTES
1.
2.
3.
4.
5.
6.
7.
8.
9.

Landscape Architect to approve plant material BEFORE plant layout commences.

Landscape Architect to approve layout of all plants BEFORE planting commences.
Apply pre-emergent herbicide to all planting areas. See Specifications.
Prepare, amend, and fertilize existing soil per Specifications. Import topsoil per
Specifications.
Pre-mix amendments into soil before backfilling plant pits - do not mix inside pits. Break
large clods into small pieces. See Specifications.
Plant shrubs and groundcovers per detail c::IZkiiD. See Spacing Diagram.
Install vine mounting per detail ( 2/L-1.0 )
Install mulch to all planting areas - 3" thick.
See Specifications for Maintenance Period.

li

+
+

...

-+
+

.,_

...

...
+

-+

+
...

+
+

.,.

+ + + +
+ + + +
+ + +
+ + + +

...

...

..,.

"'

...

+ + +

...

...

+
+

'Iff;};# ;

+ + -+ + + "'"
+ + + + + + +
+ + + ... + ...
+

+
~

+
+
+
-l"

..

+
+

+
-t

...

+
+

..

+ + +

'"

...

+
+

-+

+
t

+ +
+

-1

-..:

+
+

+
+

...

..

+ + +

-t

+ + +

+ +
+

.. . -~.

....

+ . ;.

+ + .,. + ...
.... + + + +
+ + + + ...

+
t

+ + + + + ~
+ + + + + + +
+

..

+ + ...
+

+ +

+
1"

+
+

-+

+ +
+

+ +

-+
-+

+ +

()

. . . . . . . . + ... +
:11"
+ + + +
+- + + + + + 1"
... + + + +
+ 1" + + + -;-

+
..

+
+

-+

1"

+
+

...

..

-;-

......
+ +
t
+
+ + +
+

..

......

...

+++

++

+++

a:

(D

_J

Bid All Plan ling Area

UJ

1-

.....

++++++

......

+ + ... + + + +
+++++-++

PLANT PIT SIZE TABLE

1 GAL
5 GAL

+-t

+ + + +

...

-ft-+-t++-t+++-t-t

+ + +

1-

-+

+ +

.,.

+ -+

+++
...

-t

...

+
T+

..

.--"'

+ - t + + + + + + t - t - t + + t + t t t t t + -t + + t - + 1 '
+ ~ + + + +
+ + + -+ + + .. + ...... + ... + + .. + + + + +
t+ ++++
++
+++~
+
++~
++
++~
+~
~
+ .. + + + +
.. + ..... + + + + + + ...... + + + -+ + + + +
+t+++++++++++++++ + -++-+++++++
+ + +
t
-t
+ ... t
t
t
-t
+ + t
+ + + ... + t
.. + + + + t
"~
T
t
+ + + + + + -t -t + t
t
..+ + + .,_ .,. -t t
+ -t t
+ 1"
++++
~

-l-++++++++++

"-++++++++

......... ....

+ _....

~ -

0~

Z"'

<(~

a:~

~~

a:

f'-0
LO::I:

.-c..

BACKFILL: 2/3 NATIVE SOIL,

1/3 ORGANIC AMENDMENT, 6
AGRIFORM PLANT TABS/TREE.
THOROUGHLY MIX BACKFILL
PRIOR TO INSTALLATION

~UNDISTURBED SUB-SOIL

t
+ + + + + + ... + + + + + + -t ... .. .... + .. + t + + + +
+ t
...
+ + + + + ... + + + .. -t + 1" + t
+ + ... + t
+ + + 1"
+ + + + + .. + t
+ + + + + + + t
t
+ + + + t
+ + + +
++++-+++++-+-++ ++ + -+-+++-+-+++
., + + + + + + . . . + .... + t
+ .. + ... + + ...... + + + +
+++ ++++++++++++++++++++++++
...
+t't-t+++++++++t + ++++++-+1"
+ + + .... + + ... + + + + .,. + + + .,. + . . . . + .,. + +
++++++++++++++++++++-++++

'

~SOIL

+ + + + +
-t

.gJ

-~ ~

++t-+

-++-t"t

... +
.....................................
.... .........................

+ ....
+ + + .. + + .... + + + ....... +
+
+ + .. + +
+

~i:f:

WATER BASIN 3"

,r-- MULCH 3"
-FINISH GRADE

15 GAL 10" ALL AROUND

+ ++++++

1-t-t-t++++

Pt-++

+-t++-t+~++++++-t+

+ + +

6" ALL AROUND

8" ALL AROUND

+++-++++++

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PIT SIZESIZE ROOTBALL PLUS

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+ + + + ... + ... + + + + ..... + ... + ... + + + ... + + ...... +
+ + + + + + + ... + + + + + + + + + + + + -+ + -+ + + + +

+++++++-++++

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REFERENCE NOTES

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Revised 2014, University of California Cooperative Extension, L.R . Costello, K.S. Jones

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WUCOLS Region Applicable to this Project: REGION 1

H = High; M =Moderate; L = Low; VL =Very Low; NL =Species Not Listed
*from: Water Use Classification of Landscape Species,
A Guide to the Water Needs of Landscape Plants (WUCOLS)

+ ...

U)

*WATER USE CATEGORY (WUC) KEY

SEE PLAN FOR GROUNDCOVER

SPACING DIAGRAM.

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GARDEN TAPE: GREEN, TIE VINE TO WIRE.

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STAPLE: 2, 1" LONG. FASTEN WIRE TO POST

GROUNDCOVER SPACING AND PLANTING SETBACK DIAGRAM

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~POST FOOTING

,~VINE
VINE ROOTBALL

PLANT, TYP.

.
1.

FOR SPACING 'X' , SEE PLANTING

PLAN LEGEND

2.

Y= 1/2X + 12"

rBACK OF CURB
- - - - - - - - - - + - L - OR PAVING

Vine at Post
2
- - - -- NTS

OAT:

12/21/20 16

SCAL[ 1"

4'-0"

DRAWN: KB/SP
JOB NUMBER: 15.088

251

L-1.0

No.

REVISION

FIXTURE LEGEND
- - - -- - - -- -- -- - - - - -- - - -- -- -- -- -- - - -- - - -- -- -- - - -- - - -- -- - - -SYM TYPE

NUMBER

LED ln-9rade Fixture

BK Lighting MD-LED ellntegral

Driver-TR-e40 (3WLED/2. 7K) BZP-4-MT
12VOLT

Steplight

FX luminaire P0-1 LED RD AB + Amber Filter 1 OW LED/2. 7K

LAMP

COMMENTS

3W LED/2. 7K

Remote magnetic transformer required.

Do not e><ceed BOo/o of the load capacity
of the transformer.
Remote magnetic transformer required.
D<l not exceed 80% of the load capacity
of the transformer.

GENERAL NOTES
1. System shown schematically for graphic clarity. Verify all light locations and cable
runs in field with Architect. Cabling to be sized to provide a minimum 10.5 volts and a
maximum of 11.5 volts to all fixtures. Minimum cable size is 12 gauge multi strand
direct burial cable.
2. Allow 30% of transformer capacity for future additional site lighting.
3 . Coordinate switching zones for site lighting with Owner.
5. Run maximum o11 0 lights in daisy chain.
6. Run additional 2" sleeves under a !I paving areas for possible future site lighting
Review locations in field with Landscape Architect

7. 8" depth minimum cable burial.

8. All w ire connections shall be water-proofed using fully encapsulated , direct burial
waterproof connectors.
9.

Space lights evenly.

11. Transformer locations to be determined.

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DATE:

12/2 1/201 6

SCALE: 1" - 4' -oDRAWN: KB/SP

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JOB NUMBER: 16.088

252

L-2.0