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HomeMy WebLinkAboutASRDRB20230330 5.1DESIGN REVIEW BOARD STAFF REPORT 5el TO: Design Review Board Members March 30, 2023 SUBJECT: Review and approve the architecture, color and material board, and landscape design for Development Plan request DEV23-0001 allowing for the construction of a new 6,044 square foot single family residence with an attached 780 square foot garage, and a 1,148 square foot detached ADU located at 68 Hidden Hills Place. PROTECT DESCRIPTION The project includes a Development Plan request (DEV23-0001) to review architectural elevations, material colors, and landscaping for the new 6,044 square foot residence with a 780 square foot attached garage, and a 1,148 square foot detached Accessory Dwelling Unit. The project is located at 68 Hidden Hills Place which is within a Town -identified Major Ridgeline Area and, in accordance with the Towri s Major Ridgeline and Scenic Hillside Ordinance, requires review and approval by the Design Review Board and the Planning Commission prior to building permit issuance. As part of the subdivision that created this lot, a scenic easement was recorded on the rear of the property. No development is proposed within this scenic easement. EVALUATION Architecture • The development criteria for the lots are consistent with R-40 Single -Family Residential Zoning District. • The residence is proposed to be 6,044 square feet with one attached 780 square foot three car garage and a 1,148 square foot detached ADU. • The architectural style is modern with Mediterranean-esq features and colors and materials that are similar to others the Design Review Board has approved in the past. • The body color is proposed to be an off-white stucco with light taupe trim, black window trim, charcoal roofing, and light taupe stone retaining walls. Landscape • Trees to be planted are 15-gallon and 24" containers in size and shrubs are 5-gallon in size. • The landscape treatment is somewhat consistent with the design of other approved landscape treatments in the area. Staff recommends the addition of California pepper trees in the rear yard to provide for more substantial screening. RECOMMENDATION Approve the architecture, color and material board, and landscape design, with recommended modifications, for Development Plan request DEV23-0001 allowing for the construction of a new 6,044 square foot single family residence with an attached 780 square foot garage, and a 1,148 square foot detached ADU located at 68 Hidden Hills Place. Prepared by: Riley Anderson -Barrett Associate Planner Attachments: A - Architectural Plans and Landscape Plans B - Colors and Materials C - Renderings 68 Hidden Hills Place - Development Plan 2 March 30, 2023 APPLICABLE CODES 2022 CALIFORNIA BUILDING CODE 2022 CALIFORNIA RESIDENTIAL CODE 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE 2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA PLUMBING CODE 2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA ENERGY CODE TOWN OF DANVILLE MUNICIPAL CODE PROJECT DIR. OWNER BURT BENEPAL 2415 SAN RAMON VALLEY BLVD. #4403 SAN RAMON, CA. 94583 (707)332-6624 ARCHITECT WILLIAM WOOD ARCHITECTS 301 HARTZ AVENUE, STE. 203 DANVILLE, CA 94526 (925) 820-8233 CONTACT: BILL WOOD CIVIL ENGINEER DEBOLT CIVIL ENGINEERING 811 SAN RAMON VALLEY BLVD DANVILLE, CA. 94526 (925) 837-3780 CONTACT: EASTON MCALISTER SCOPE OF WORK NEW 6,044 SQUARE FOOT RESIDENCE NEW 1,148 SQUARE FOOT DETACHED A.D.U. BUILDING DATA LEGAL OWNER: FLOOR AREA: BURT BENEPAL FIRST FLOOR AREA 4,381 SF 2415 SAN RAMON VALLEY BLVD. #4403 SECOND FLOOR AREA 1,663 SF SAN RAMON, CA. 94583 TOTAL FLOOR AREA 6,044 SF PROJECT ADDRESS: DETACHED ADU 1,148 SF 68 HIDDEN HILLS PLACE DANVILLE, CA. 94506 3 - CAR GARAGE 780 SF APN & ZONING: SETBACKS: APN: 206-540-005 FRONT 25'-0" MIN. ZONED: P-1 (R-40) REAR 30'-0" MIN. SIDES 20'-0" MIN. AGG. 40'-0" FIRE SPRINKLERS: REQUIRED FOR RESIDENCE AND A.D.U. VICINITY MAP t..'i, Game° Tassalara .,: 4a° v SITE r I� e-a INDEX TO DRAWINGS CS1 COVER SHEET L-1.0 LANDSCAPE COVER SHEET L-2.0 LAYOUT AND LIGHTING PLAN CE-1 CIVIL NOTES L-3.0 PLANTING PLAN CE-2 GRADING AND DRAINAGE PLAN L-3.1 PLANTING IMAGES CE-3 EROSION CONTROL PLAN L-3.2 PLANTING DETAILS AND NOTES CE-4 STORM WATER CONTROL PLAN L-4.0 IRRIGATION PLAN L-4.1 LANDSCAPE DOCUMENTATION PACKAGE Al SITE PLAN L-4.2 IRRIGATION DETAILS A2 FIRST FLOOR PLAN L-4.3 IRRIGATION DETAILS A3 SECOND FLOOR PLAN L-4.4 IRRIGATION DETAILS A4 ROOF PLAN A5 BUILDING SECTIONS A6 EXTERIOR ELEVATIONS A7 EXTERIOR ELEVATIONS A8 EXTERIOR ELEVATIONS A9 ADU FLOOR PLAN &ROOF PLAN AND REFLECTED CEILING PLAN A10 ADU EXTERIOR ELEVATIONS 8-� �SEp ARChiT * C 13874 Jan. 31, 2025 FOF C A�\F W U w Z U W Q 0 0-� U) L0 W J J Q = U w J Z J J Q w 0 Z Q Q W = Z 00 W co Q O N O N � w p �, woo Zoo I U N l "+n THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 DRAWN TC, KL CHECKED WW DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET csi OF SHEETS ATTACHMENT A r U z w c� a z N w w 0 z a w w z 0 z w w x r m 0 w a N 0 z a 0 w z 0 V) w z 0 z 0 U M (N z O U 0 0 z 0 z a r a z J w a w a V) z a J a J J Q GENERAL NOTES 1. TOPOGRAPHIC INFORMATION PROVIDED BYTF-E OVMNER 2. CONTRACTOR ASSUMES SOLE AND COMPLETE RESPONSIBILITY FOR THE SITE CONDITIONS AND SHALL HOLD THE OWNER AND ENGINEER HARMLESS FROM ANY REAL OR ALLEGED LIABILITIES EXCEPT THOSE ARISING FROM THE SOLE NEGLIGENCE OF THE OAtER OR ENGI NER 3. CONTRACTOR SHALL NOTIFY DEBOLT CIVIL ENGINEERING TWO WORKI NG DAYS I N ADVANCE OF COMMENCEMENT OF CONSTRUCTION FOR CONSTRUCTION STAKES. 4. SHOULD IT APPEAR THAT THE WORK TO BE DONE, OR ANY MATTER RELATIVE THERETO, IS NOT SUFFI CI ENTLY DETAI LED OR D(FI AI NED ON THESE PLANS, THE CONTRACTOR SHALL CONTACT DEBOLT GVI L ENGI NEERI NG AT 9251837-3780 FOR SUCH FURTHER EXPLANATIONS AS MAY BE NECESSARY. 5. CONTRACTOR SHALL NOTI FY UNDERGROUND SERVICE ALERT 800/227-2600 72 HOURS PRIORTO ANY EXCAVAII ON. THE USA AUTHORIZATION NUMBER SHALL BE KEPT AT THE JOB SITE 6. ALL REVISIONS TO THIS PLAN MUST BE APPROVED BY THE TOWN OF DANVILLE PRIORTO CONSTRUCTION. 7. CONTRACTOR TO FOLLOW RECOMMENDATIONS FROM SOILS REPORT. 8. ALL TREES SHALL REMAI N EXCEPT FOR THOSE SHOWN ON THE IMPROVEMENT PLAN TO BE REMOVED. ALL TREES CONFLICTING WITH GRADING, UTILITIES, OR OTHER IMPROVEMENTS, OR OVERHANGING THE SIDEWALK OR PAVEMENT SO AS TO FORM A NUISANCE OR HAZARD, SHALL BE TRIMMED AND PROPERLY GRADED AND SEALED. AN ARBORIST SHALL BE PRESENT FORANY CONSTRUCTION WORK NEAR OR UNDER THE TREES DRI PLI NE. TREE REMOVAL SHALL BE ALLOWED ONLY UPON PRIOR WRITTEN APPROVAL FROM THE PLANNING DIVISION. 9. CONTRACTOR TO USE CARE IN THE VICINITY OF EXISTING TREES TO REMAIN. ATEJVPORARY FENCE SHOULD BE INSTALLED AROUND TREE FOR PROTECTION. CONTRACTORTO FOLLOW ARBORISTS RECOMMENDATION. 10. IN THE EVENT THAT SUBSURFACE ARCHAEOLOGICAL REMAINS ARE DISCOVERED DURING ANY CONSTRUCTION OR PRE -CONSTRUCTION ACTIVITIES ON THE SITE, ALL LANDALTERATION WORK WITHIN 30.5 METERS (100 FEET) OF THE FIND SHALL BE HALTED, THE TOVMN PLANNING DIVISION NOTIFIED, AND A PROFESSIONAL ARCHAEOLOGIST, CERTIFIED BY THE SOCIETY OF CALIFORNIA ARCHAEOLOGY AND/OR THE SOCIETY OF PROFFESSIONAL ARCHAEOLOGY, SHALL BE NOTIFIED. SITE WORK IN THIS AREA SHALL NOT OCCUR UNTIL THE ARCHAEOLOGIST HAS HADAN OPPORTUNITY TO EVALUATE THE SIGNIFICANCE OF THE FIND AND OUTLINE APPROPRIATE MITIGATION MEASURES, IF THEY ARE DEEMED NECESSARY. I F PREHI STORIC ARCHAEOLOGICAL DEPOSITS ARE DISCVERED DURI NG DEVELOPMENT OF THE SITE, LOCAL NATIVE AIVERICAN ORGANIZATIONS SHALL BE CONSULTED AND INVOLVED IN MAKING RESOURCE MANAGE ENT DECISIONS. 11. CONSTRUCTION ACTIVITY SHALL BE RESTRICTED TO THE PERIOD BETWEEN THE WEEKDAY HOURS OF 7:30 A M. TO 5:30 P. M. (IMIONDAYS THROUGH FRI DAYS), UNLESS OTHERIMSE APPROVED I N WRI II NG BY THE CITY ENGI NEER FOR GENERAL CONSTRUCTI ON ACTIVITY AND THE CHI EF BUILDING OFFICIAL FOR BUILDING CONSTRUCTION ACTIVITY. PRIOR TO ANY CONSTRUCTION WORK ON THE SITE, INCLUDING GRADING, THE CONTRACTOR SHALL INSTALL A MINIMUM 3'X3 SIGN AT THE PROJECT ENTRY WHICH SPECIFIES THE ALLOWABLE CONSTRUCTION WORK DAYS AND HOURS, AND LISTS THE NAME AND CONTACT PERSON FOR THE OVERALL PROJECT MANAGER AND ALL CONTRACTORS AND SUB -CONTRACTORS WORKING ON THE JOB. 12. THE CONTRACTOR SHALL PROVIDE SECURITY FENCING, TO THE SATISFACTION OF THE CITY ENGINEER ANIVOR THE CHIEF BUILDING OFFICIAL, AROUND THE SITE DURING CONSTRUCT 10N OF THE PROJECT. 13. THE CONTRACTOR AND SUBCONTRACTORS TO FIT ALL INTERNALCOMBUSION ENGINES WITH MUFFLERS WHICH ARE IN GOOD CONDITION, AND TO LOCATE STATIONARY NOISE -GENERATING EQUIPMENT AS FARAWAY FROM EXISTING RESIDENCES AS FEASIBLE. WARMING OF CONSTRUCTION EQUIPMENT AND/OR SERVICING SUCH EQUIPMENT SHALL OCCUR ONLY WITHIN THE AUTHORIZED WORK PERIODS. 14. A WATERING PROGRAM WHICH INCORPORATES THE USE OF A DUST SUPPRESSANT, AND WHICH COMPLIES WITH REGULATION 2 OF THE BAY AREA AI R QUALITY MANAGEMENT DISTRICT SHALL BE ESTABLISHED AND IMPLEMENTED FOR ALL ON AND OFF -SITE CONSTRUCTION ACTIVITIES. EQUIPMENT AND HUMAN RESOURCES FOR WATER) NG ALL DCPOSED OR DISTURBED SOIL SURFACES SHALL BE SUPPLI ED ON WEEKENDS AND HOLI DAYS AS WELL AS WORK DAYS. DUST -PRODUCING ACTIVITIES SHALL BE DISCONTINUED DURING HIGH WIND PERIODS. 15. ANY GRADING ON ADJACENT PROPERTIES WILL REQUIRE PRIOR WRITTEN APPROVAL OF THOSE PROPERTY OWNERS AFFECTED. 16. AT LEAST ONE WEEK PRI OR TO COMMENCEMENT OF GRADING, THE CONTRACTOR SHALL POST THE SITE AND MAIL TO THE OWNERS OF THE PROPERTY WITHI N 300 FEET OF THE D(TERIOR BOUNDARY OF THE PROJECT SITE, TO THE HOIVEOMNER ASSOCIATIONS OF NEARBY RESIDENTIAL PROJECTS AND TO THE TOWN OF DANVILLE DEVELOPMENT SERVICES DEPARTMENT, A NOTICE THAT CONSTRUCTION WORK WILL COMMENCE. THE NOTICE SHALL INCLUDE A LIST OF CONTRACT PERSONS WITH NAME, TITLE, PHONE NUIVBERANDAREA OF RESPONSIBILITY. THE PERSON RESPONSIBLE FOR MAINTAINING THE LIST SHALL BE INCLUDED. THE LIST SHALL BE KEPT CURRENT AT ALLTI IVES AND SHALL CONSIST OF PERSONS WITH AUTHORITY TO INITIATE CORRECTIVE ACTION IN THEIR AREA OF RESPONSIBILITY. THE NWES OF INDIVIDUALS RESPONSIBLE FOR DUST, NOISE AND LITTER CONTROL SHALL BE EXPRESSLY IDENTIFIED IN THE NOTICE. 17. ALL CUT SLOPES SHALL BE ROUNDED TO MEET EXI SII NG GRADES AND BLEND WITH SURROUNDING TOPOGRAPHY. ALL GRADED SLOPES OVER 1.5 METERS (FIVE FEET) IN HEIGHT SHALL BE PLANTED WITH SUITABLE GROUND COVER 18. ALL EARTH SWALES SHALL BE 1 % MINIMUM SLOPES, AND 4% MAXIMUM SLOPES. 19. WHERE SOILS OR GEOLOGIC CONDITIONS ENCOUNTERED IN GRADING OPERATIONS ARE DIFFERENT FROM THAT ANTICIPATED IN THE SOILS REPORT, A REVISED SOILS REPORT SHALL BE SUBMITTED FOR REVIEW AND APPROVAL BY THE CITY ENGINEER IT SHALL BE ACOOIVPANI ED BY AN ENGINEERING AND GEOLOGICAL OPINION AS TO THE SAFETY OF THE SITE FROM SETTLEMENT AND SEISMIC ACTIVITY. 20. ALL DEVELOPMENT SHALL TAKE PLACE IN COMPLIANCE WITH THE TOWN EROSION CONTROL ORDINANCE (ORD. 91-25). RESTRICTIONS INCLUDE LIMITING CONSTRUCTION PRIMARILYTOTHE DRY MONTHS OF THE YEAR (MAY THROUGH OCTOBER) AND, IF CONSTRUCTION DOES OCCUR DURING THE RAINY SEASON, THE DEVLEOPER SHALL SUBMIT AN EROSION CONTROL PLAN TO THE CITY ENGINEER FOR REV1EWANDAPPROVAL. THIS PLAN SHALL INCORPORATE EROSION CONTROL DEVICES SUCH AS THE USE OF SEDIMENT TRAPS, SILT FENCI NG, PAD BERMNG AND OTHER TECHNIQUES TO MINIMIZE EROSION. COVER SHEET 21. ALL NEW DEVELOPMENT SHALL BE CONSISTENT WITH MODERN DESIGN FOR RESISTANCE TO SEISMIC FORCES. ALL NEW DEVELOPMENT SHALL BE IN ACCORDANCE WITHTF-E UNIFORM BUILDING CODE AND TOWN OF DANVILLE ORDINANCES. 22. ALL CUT AND FILL AREAS SHALL BE APPROPRIATELY DESIGNED TO MINIMIZE THE EFFECTS OF GROUND SHAKING AND SETTLEMENT. 23. STOCKPILES OF DEBRIS, SOIL, SAND OR OTHER MATERIALS THAT CAN BE BLOWN BY THE WIND SHALL BE COVERED. 24. IF TOXIC OR CONTAMINATED SOIL IS ENCOUNTERED DURING CONSTRUCTION, ALL CONSTRUCTION ACTIVITY IN THAT AREA SHALL CEASE UNTIL THE APPROPRIATE ACTCION IS DETERMINED AND IMPLEMENTED. THE CONCENTRATIONS, EXTENT OF THE CONTAMINATION AND MITIGATION SHALL BE DETERMINED BY THE CONTRA COSTA COUNTY HEALTH DEPARTMENT. SUITABLE DISPOSAL AND/OR TREATMENT OF ANY CONTAMI RATED SOI L SHALL MEET ALLFEDERAL STATE AND LOCAL REGULATIONS. IF DEEMED APPROPRIATE BY THE HEALTH DEPARTMENT, THE APPLICANT SHALL MAKE PROVISIONS FOR IMMEDIATE CONTAINMENT OF THE MATERIALS. RUNOFF FROM ANY CONTAMINATED SOIL SHALL NOT BE ALLOWED TO ENTERANY DRAINGE FACILITY, INLET OR CREEK 25. ALL GRADING ACTIVITY SHALL ADDRESS NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) CONCERNS. SPECIFIC MEASURES TO CONTROLSEDIIVENT RUNOFF, CONSTRUCTIC>IN POLLUTION AND OTHER POTENTIAL CONSTRUCTION CONTAMI NATION SHALL BE ADDRESSED THROUGH THE EROSION CONTROL PLAN (ECP) AND STORM WATER POLLUTICIN PFEVENT 10N PLAN (SNPPP). A NPDES CONSTRUCTION PERMIT MAYBE REQUIRED, AS DE EI:4A NED BY THE CITY ENGINEER 26. THE CONTRACTOR SHALL OBTAIN AN ENCROACHIVENT PERMIT FROM THE ENGINEERING DIVISION PRIORTO COMMENCING ANY CONSTRUCTION ACTIVITIES WITHIN ANY PUBLIC RIGHT OF-WAYOR EASEMENT. 27. ALL MUD OR DIRT CARRIED OFF THE CONSTRUCTION SITTE ONTO ADJACENT STREETS SHALL BE SWEPT EACH DAY. WATER FLUSHING OF SITE DEBRIS OR SEDIMENT OR CONCRETE WASHING IS EXPRESSLY PROHIBITED. 28. ANY DAMAGE TO STREET IMPROVEMENTS NOW EXISTING OR DONE DURING CONSTRUCTION ON OR ADJACENT TO THE SUBJECT PROPERTY SHALL BE REPAIRED TO THE SATISFACTION OF THE CITY ENGINEER, AT FULL EXPENSE TO THE CONTRACTOR THIS SHALL INCLUDE LUDE SLURRY SEAL, OVERLAY OR STREET RECONSTRUCTION IF DEEMED WARRANTED BY THE CITY ENGINEER 29. ALL IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY, INCLUDING CURB, GUTTER, SIDEWALKS, DRIVEWAYS, PAVING AND UTILITIES, SHALL BE CONSTRUCTED IN ACCORDANCE WITH APPROVED STANDARDS AND/OR PLANS AND SHALL COMPLY WITH THE STANDARD PLANS AND SPECIFICATIONS OF THE DEVELOPMENT SERVICES DEPARTMENT AND CHAPTERS MI AND )ON OF THE TOWN CODE. 30. ALL NEW UTILITIES REQUIRED TO SERVE THE DEVELOPMENT SHALL BE INSTALLED UNDERGROUND. 31. LOCATION OF EXISTING UTILITIES SHOWN ON PLANS ARE APPROXIMATE CONTRACTC IRTO D(POSE AND VERI FY. 32. ANY ON -SITE WELLS SHALL BE RESET TO FINISH GRADE IN ACCORDANCE WITH CONTRAGOSTA COUNTY HEALTH SERVICES DEPARTMENT-- ENVIRONMENTAL HEALTH DIVISION REGULATIONS. OCK (1.5" MIN. SIZE) MIN. BEYOND SIDES _OCK N 3" DEEP TIGHT, NON -WOVEN ._.:TILE FILTER FABRIC (MIRAFI 140N OR EQUAL) SPLASH BLOCK ENERGY DISSIPATOR DETAIL N.T.S. EXIST. PAVEMENT PROPOSED PAVEMENT TO REMAIN �w U � Z J REMOVE 1' MIN. OF EXISTING PAVEMENT AND CONFORM WITH SMOOTHLY TRIMMED BUTT JOINT. PAVEMENT SAWCUT DETAIL N- N.T.S. VICINITY MAP N.T.S. SEE PLAN FOR SEE PLAN FOR PIPE LENGTH PIPE LENGTH ABBREVIATIONS: EQ EQ EQ EQ BLDG BUILDING PIPE ANCHOR ASSEMBLY CONC CONCRETE 2 TOTAL - SEE DETAIL AT RIGHT A, (E)/EX EXISTING ESMT EASEMENT FNC FENCE INSTALL CLEANOUT A4 INV. INVERT AT EACH END (TYP.) PROVIDE 112" 0 HOLE AT P.U.E PRIVATE UTILITY EASEMENT BOTTOM OF CAP FOR PERFORATED PIPE- SAME DRAINAGE (TYP.) REBAR. REBAR SIZE AS STORM DRAIN STORM DRAIN ( ) RECORD DATA R/W RIGHT OF WAY PLAN VIEW SSCO SANITARY SEWER CLEANOUT / N.T.S. SSMH SANITARY SEWER MANHOLE SDDI STORM DRAIN DRAIN INLET BACKFILL WITH DRAIN ROCK (T) TOTAL TOPPED WITH FACING CLASS R/PRAP WM WATER METER WV WATER VALVE PERFORATED PIPE WITH 5T PERFORATIONS UP PIPE TO LEGEND: BE INSTALLED LEVEL 3" DRAIN ROCK SECTION A -A SANITARY SEWER MANHOLE N.T.S. WATER VALVE O FOUND MONUMENT AS NOTED 2 DISSIPATOR TRENCH DETAIL •O STANDARD STREET MONUMENT N.T.S. EASEMENT LINE - - ADJACENT PROPERTY LINE BOUNDARY LINE - - - - - - TIE LINE CENTERLINE R=1/ o,<, 0 U-BOLT & PLATE WITH HEXNUT o,<, FOR THE TYPE OF WALL AND CONSTRUCTION DETAILS SEE STRUCTURAL PLANS EMBEDMENT DEPTH SEE STRUCTURAL PLANS TYPICAL WALL SECTION N.T.S. EXISTING WATER LINE COLLAR OF 2" EXISTING STORM DRAIN PIPE PIPE WELDED TO PIPE ANCHOR EXISTING ELECTRIC CABLE FLATTEN I ll L uL-it� r\ rlr L, 5' LONG, DRIVEN ON EACH SIDE OF PIPE PIPE ANCHOR ASSEMBLY N.T.S. EXISTING SANITARY SEWER LINE EXISTING EDGE OF PAVEMENT EXISTING BUILDING EXISTING CURB AND GUTTER EXISTING TREE SHEET INDEX SHEET NO. DESCRIPTION CE 1 COVER SHEET CE 2 GRADING AND DRAINAGE PLAN CE 3 EROSION CONTROL PLAN CEA STORM WATER CONTROL PLAN �� � # REVISIONS DATE Data. Z HIDDEN HILLS�� �rn DEBOLT 6 $ No. 61148 e8/23 * EXP. 12/31/24 * 50 + YEARS N.T.S s�q cWvi� �,�� CIVIL ENGINEERING By: TF OF CA��FEASTON C MoALLISTER- PE 61148 / PLS 9583 EM RENEWAL DATE: 12/31/25 (PE) 03/31/23 (PLS) (925) 837-3780 I OFFICE@DEBOLTCIVIL.COM Job No.: DANVILLE CONTRA COSTA COUNTY CALIFORNIA 480 SAN RAMON VALLEY BLVD UNIT L, DANVILLE, CA94526 22275 CE-1 LEGEND IMPERVIOUS PAVEMENT PER GEOTECH RECOMMENDATIONS. LOWEST ADJACENT WOOD MEMBER FINISHED GRADE 27, MIN. -INIAl it PERVIOUS PAVERS PER GEOTECH RECOMMENDATIONS. PATIO / DECK BUILDING OUTLINE FF 18" MIN. GRADING NOTES: 1) ALL DRY UTILITIES, WATER AND SEWER SERVICES BY OTHERS. 2) ROOF DOWNSPOUTS SHALL BE PIPED DIRECTLY TO ADJACENT STORM DRAIN SYSTEM FOR DISCHARGE TO ENERGY DISSIPATOR TRENCH BELOW LIMITS OF GRADING. 3) BUILDING SETBACKS TO BE CONFIRMED BY OTHERS. 4) CONTRACTOR SHALL MAINTAIN A MINIMUM VERTICAL SEPARATION OF 8" BETWEEN LOWEST WOOD STRUCTURAL MEMBER AND THE ADJACENT EXTERIOR FINISHED GRADE. 5) PAD GRADES ARE ASSUMED, TO BE CONFIRMED WITH FINAL FOUNDATION DESIGN. NOTE: FRAMING, FLOORING, FOOTING, ETC.... ARE SCHEMATIC ONLY. SEE STRUCTURAL PLANS FOR DETAILS. ADJACENT EXTERIOR GRADING N.T.S. EARTHWORK QUANTITIES ITEMS CUT Y FILL CYS. HOUSE PADS 545 106 DRIVEWAY / SIDEWALK 367 137 YARDS & HILLSIDE 0 69 TOTAL 912 312 PROJECT NET BALANCE: 600 CY (EXPORT) THESE ARE ESTIMATED VALUES FOR BONDING PURPOSES ONLY. CONTRACTOR SHALL PERFORM THEIR OWN ESTIMATE FOR THE PURPOSE OF CONSTRUCTION QUANTITIES. AREA OF LAND DISTURBANCE IS 19,440± SF 1 1 1 1 .i t� 8" DIA. DISSIPATOR TRENCH GR 842.0 INV 840.0 22 LF 8" PVC S=0.23 GRADING AND DRAINAGE PLAN DANVILLE --mma ", IJ=V.VJ I I I 68 HIDDEN HILLS CONTRA COSTA COUNTY �r rr No.61148 * EXP. 12/31 /24 CIVIC �P qTF OF CA��F��� CALIFORNIA EASTON C Mo4LLISTER - PE 61148 / PLS 9583 RENEWAL DATE: 12/31/25 (PE) 03/31/23 (P-S) I # REVISIONS DATE Data. DEBOLT 0218(23 sAer 50 + YEARS V=10' CIVIL ENGINEERING By: EM (925) 837-3780 1 OFFICE@DEBOLTCIVIL.COM Job No.: 480 SAN RAMON VALLEY BLVD UNIT L, DANVILLE, CA 94526 22275 CE-2 U z w 0 Q z w w 0 z Q w w z 0 z w w r m 0 w a V1 0 z a 0 w 0 V) w z z 0 U M (N z O U x 0 0 z 0 z Q Q z J w a w a V) z a J a J J Q EROSION CONTROL NOTES 1. THIS EROSION CONTROL PLAN REPRESENTS THE MINIMUM REQUIRED EFFORT TO LEGEND PREVENT TRANSPORT OF SEDIMENTATION DURING CONSTRUCTION ACTIVITIES AND DOES NOT REPRESENT A COMPREHENSIVE SOLUTION TO ALL CONDITIONS. IT IS ®® MATTERIAL STOCKPILE THE CONTRACTORS RESPONSIBILITY TO MAINTAIN ADEQUATE PROTECTION TO ®®® PREVENT EROSION AND ANY POTENTIAL DAMAGE CAUSED BY EROSION TO THE STRAW WATTLE / SILT FENCE SITE, NEIGHBORING PROPERTIES OR THE REGIONAL STORM DRAINAGE SYSTEM. 2. THE EROSION CONTROL MEASURES ARE TO BE OPERABLE DURING THE RAINY O CRUSHED ROCK BETWEEN STRAW WATTLE SEASON, OCTOBER FIRST TO APRIL FIFTEENTH. EROSION CONTROL PLANTING IS TO BE COMPLETED BY OCTOBER FIRST. NO GRADING OR UTILITY TRENCHING SHALL OCCUR BETWEEN OCTOBER FIRST AND APRIL FIFTEENTH UNLESS CONSTRUCTION ENTRANCE AUTHORIZED BY THE DIRECTOR OF PUBLIC WORKS. 3. ALL EROSION CONTROL MEASURES SHALL BE MAINTAINED UNTIL DISTURBED AREAS ARE STABILIZED AND CHANGES TO THIS EROSION AND SEDIMENT CONTROL PLAN SHALL BE MADE TO MEET FIELD CONDITIONS ONLY WITH THE APPROVAL OF OR AT THE DIRECTION OF THE DIRECTOR OF PUBLIC WORKS. 4. DURING THE RAINY SEASON, ALL PAVED AREAS SHALL BE KEPT CLEAR OF EARTH MATERIAL AND DEBRIS. THE SITE SHALL BE MAINTAINED SO AS TO MINIMIZE SEDIMENT —LADEN RUNOFF TO ANY STORM DRAINAGE SYSTEM. 5. ALL EROSION CONTROL FACILITIES MUST BE INSPECTED AND REPAIRED AT THE END OF EACH WORKING DAY DURING THE RAINY SEASON. 6. A CONSTRUCTION ENTRANCE SHALL BE PROVIDED AT ANY POINT OF EGRESS FROM THE SITE TO ROADWAY. A CONSTRUCTION ENTRANCE SHOULD BE COMPOSED OF COARSE DRAIN ROCK (3" MINIMUM DIAMETER) AT LEAST EIGHT INCHES THICK BY FIFTY (50) FEET LONG FOR THE FULL WIDTH AND SHALL BE MAINTAINED UNTIL THE SITE IS PAVED. 7. TEMPORARY EROSION CONTROL DEVICES WHICH INTERFERE WITH THE WORK SHALL BE RELOCATED OR MODIFIED ONLY WHEN THE GRADING INSPECTOR SO DIRECTS. 8. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM THE STREET AREAS UPON STARTING OPERATIONS AND REMOVED DAILY AND AS DIRECTED BY THE INSPECTOR. I MIN. I I MIN. I 9. AFTER SEWER LATERAL AND UTILITY TRENCHES ARE BACKFILLED AND COMPACTED, THE SURFACES OVER SUCH TRENCHES SHALL BE MOUNDED SLIGHTLY TO PREVENT CHANNELING OF WATER IN THE TRENCH AREA. CARE SHALL BE EXERCISED TO PROVIDE FOR CROSS FLOW AT FREQUENT INTERVALS WHERE TRENCHES ARE NOT ON THE CENTERLINE OF A CROWNED STREET. 10. EXCEPT AS OTHERWISE DIRECTED BY THE INSPECTOR, ALL DEVICES SHOWN SHALL ALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE FORECAST OF RAIN PROBABILITY EXCEEDS 40 % AND MAINTAINED DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). 11. STRAW WATTLES AND SANDBAGS SHALL BE STOCKPILED AS SHOWN ON THE EROSION CONTROL PLAN READY TO BE PLACED IN POSITION WHEN RAIN FORECAST IS 40% OR WHEN DIRECTED BY THE INSPECTOR. 12. SANDBAGS REFERRED TO IN THE PRECEDING ITEMS MUST BE FULL. APPROVED SANDBAG FILL MATERIALS ARE SAND, DECOMPOSED GRANITE, AND/OR GRAVEL OR OTHER MATERIALS APPROVED BY THE INSPECTOR. 13. THE DOWNSTREAM STORM SYSTEM SHOULD BE INSPECTED TO VERIFY THAT THE SYSTEM IS CLEAR OF OBSTRUCTIONS AND FUNCTIONING PROPERLY. 14. AS PART OF THE EROSION CONTROL MEASURES, THE UNDERGROUND STORM DRAIN FACILITIES SHOULD BE INSTALLED COMPLETE AS SHOWN ON THESE PLANS. CRUSHED ROCK BAGS BETWEEN STRAW WATTLES SEE STRAW WATTLE DETAIL THIS SHEET INLET PROTECTION DETAIL N.T.S. 15. THIS PLAN MAY NOT COVER ALL THE SITUATIONS THAT ARISE DURING CRIMP HAY ON CONSTRUCTION DUE TO UNANTICIPATED FIELD CONDITIONS. VARIATIONS MAY EXPOSED SLOPES BE MADE TO THESE PLANS IN THE FIELD, SUBJECT TO APPROVAL OF THE CITY ENGINEER. 16. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE CONSTRUCTED AND MAINTAINED IN ACCORDANCE WITH THE PROVISIONS OF THE ASSOCIATION OF 4" (100 MM)MAX. BAY AREA GOVERNMENTS (ABAG) "MANUAL OF STANDARDS FOR EROSION AND SEDIMENT CONTROL." MEASURES ARE SUBJECT TO THE INSPECTION AND APPROVAL OF THE CITY ENGINEER. 12" (300 MM) MIN. 17. BORROW AREAS AND TEMPORARY STOCKPILES SHALL BE PROTECTED WITH APPROPRIATE EROSION CONTROL MEASURES (SEEDED) TO THE SATISFACTION OF + THE INSPECTOR. EROSION CONTROL PLAN INSTALL STRAW ----- WATTLE FENCING, TYP. I I 1 � � I 1 STOCKPILE -� SAND BAGS AND STRAW WATTLE ® I 1 M 1LliL f I CONSTRUCTION ENTRANCE ENCIRCLE ALL STORM INLETS WITH CRUSHED ROCKS BETWEEN STRAW I � WATTLE. SEE DETAIL. I WOOD STAKE �� 19MM X 19MM MAX 1.2M (4FT ) SPACING —SEDIMENT ROLL SEDIMENT ROLL —\ FINISHED GRADE WOOD STAKE ENTRENCHMENT DETAIL IN SLOPE AREA ENTRENCHMENT DETAIL IN FLAT AREAS N.T.S. N.T.S. STRAW WATTLE DETAILS N.T.S. 68 HIDDEN HILLS DANVILLE CONTRA COSTA COUNTY �r rr No.61148 * EXP. 12/31 /24 CIVI\- �P qTF OF CALIFORNIA EASTON C MC4LLISTER - PE 61148 / RLS 9583 RENEWAL DATE: 12/31/25 (PE) 03/31/23 (RLS) 50' MIN. 12" MIN. PUBLIC RIGHT-OF-WAY EXISTING GROUND PROVIDE APPROPRIATE PROFILE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND PUBLIC RIGHT-OF-WAY 50' MIN. EXISTING PUBLIC J GROUND RIGHT-OF-WAY PLAN CONFORM TO CALIFORNIA STORM WATER OUALITY ASSOCIATION (CASOA)2009 STABILIZED CONSTRUCTION ENTRANCE DETAIL N.T.S. # REVISIONS DATE Data. DEBOLT 0218/23 sAer 50 + YEARS 1°=2(Y CIVIL ENGINEERING By: EM (925) 837-3780 I OFFICE@DEBOLTCIVIL.COM Job No.: 480 SAN RAMON VALLEY BLVD UNIT L, DANVILLE, CA 94526 22275 CE-3 STORM WATER CONTROL PLAN 68 HIDDEN HILLS DANVILLE CONTRA COSTA COUNTY --tea i GWAMMIJOO - P-1 sawn 55 SF � � � was- mmmv �r rr No.61148 * EXP. 12/31 /24 CIVI\- �P qTF OF CA��F��� CALIFORNIA EASTON C Mo4LLISTER - PE 61148 / RLS 9583 RENEWAL DATE: 12/31/25 (PE) 03/31/23 (RLS) REVISIONS DATE GRAPHIC SCALE 20 0 10 20 40 ( IN FEET ) 1 inch = 20 ft. DEBOLT 50 + YEARS CIVIL ENGINEERING (925) 837-3780 1 OFFICE@DEBOLTCIVIL.COM 480 SAN RAMON VALLEY BLVD UNIT L, DANVILLE, CA 94526 Dater 02128✓ 23 Scale: 1"=20' By: EM Job No.: =75 CE-4 SITE PLAN. SCALE: I" = I O'-O" NORTH 3 6 Q 3 8-� 8-� 8-� 8-� * C 13874 Jan. 31, 2025 ��9T RFN D F0FCA��F W U w Z U W Q 0 0-C) U) L0 W J J Q = U w J Z J J Q w 0 Z 0 Q W = Z 00 W Q O N O N � W O � � � W � oN0 Z � o U 110 N � xZ � mQ THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 DRAWN TC, KL CHECKED WW DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET Al OF SHEETS NOTES: 1) STAIRS: SEE STAIRS FOR HT., ALL TREAD WIDTHS 10" EA., 22) ANNULAR SPACES AROUND PIPES, ELECTRIC, CABLES, TYP. U.N.O. V.I.F. CONDUITS, OR OTHER OPENINGS IN PLATES AT EXTERIOR �p 2) WINDOWS MARKED W/ (T) SHALL BE TEMPERED SAFETY WALLS SHALL BE PROTECTED A5AIN5T THE PA55AOE OR OLA55 RODENTS BY GLO51 NG SUCH OPEN I NG5 `o 1(0 5) RESIDENCE WINDOW HEAD HT5. SHALL BE a'-O" TYP., U.N.O. WITH CEMENT MORTAR, CONCRETE MASONRY OR SIMILAR A.D.U. WINDOW HEAD HT5. SHALL BE a'-O" TYP., U.O.N. METHOD ACCEPTABLE TO THE ENFORCING AGENCY. 4) ALL W I NDON5 MARKED "EORE55" SHALL MEET MIN. 25) ALL OAS BURNING APPLIANCES I NCLUD I NO FURNACE, EMERGENCY EORE55 WINDOW STANDARDS OF MIN. NET CLEAR WATER HEATER FIRE PLACES SHALL BE LISTED AND OPENING OF 5.7 50. FT. $ MIN. NET CLEAR HEIGHT OF 24" $ APPROVED BY A RECONIZED LI5TINO AGENCY. MIN. NET CLEAR WIDTH OF 20" CONTRACTOR SHALL VERIFY W/ 24) ATTIC SPACE SHALL BE 50" OR GREATER IN CLEAR Q E WINDOW MANUFACTURE. HEIGHT ABOVE AN ATTIC ACCESS OPENING AT LEAST 50 50. 5) THERE MUST BE AT LEAST 15" INCHES BETWEEN THE CENTER FT. IN AREA. 'b 2 - 5 54 FX OF PLUMBING FIXTURES SUCH AS WATER CLOSETS OR SINKS 25) PROVIDE TEMPERED GLAZING AT: (1) WINDOWS ADJACENT AND THE NEAREST WALL OR OBJECT. TO AND WITHIN 24" OF EITHER EDGE OF A DOOR; (2) WITHIN Uj /3 6) CONTRACTOR TO PROVIDE THERMOSTATIC MIXING VALVE 60 ABOVE A BATH TUB/SHOWER STANDING SURFACE; (5) _ _ _ \ 6 Doi $° CONTROLS FOR ALL TUB/SHOWER ENCLOSURES. WINDOWS GREATER THAN Q 5Q/FT AND CLOSER THAN THE 3r�° \ - 2 4 MT 4j0 {�O S 7) CONTRACTOR SHALL VERIFY LOCATION 4 NUMBER OF A/C FLOOR. CRC R50a.4 OR GBG 107.2 / \ W/ - 265 > / � - - - - - - - — UNITS W/ OWNER PROVIDE 4" GONG. SLAB N/ #10 W.W.M. ALL 2(b) PROVIDE ADDITIONAL NATERIGHT CORROSION RE515TANT / / \ ANS ABV. d``9, NECESSARY PLUMBING 4 ELECTRICAL. METAL PAN UNDERNEATH CONDENSATE PRODUCING EQUIPMENT �� / / $ a) ALL SUARDRAIL5 TO BE +42" HIGH, W/ INTERMEDIATE (SUCH AS THE FURNACE) INSTALLED IN THE ATTIC. NOTE THAT �'�'� �' 3 ° .S U >� MASTER „ / / p 101 o; \ BEDROOM SPACES SUCH THAT A SPHERE 4 IN DIA. CAN NOT PASS THE SECONDARY DRAIN LINE MUST BE LOCATED WHERE IT CAN / / Q' EQ' $ " \ HDWD \ THROUGH, TYP. BE READILY OBSERVED. GMO 510.2(2). A / / c �' \ D` \ \ Q) HANDRAIL IS REQUIRED PER SECT. 50°i WHEN DROP 27) SHOWER SHALL HAVE A FLOOR AREA OF AT LEAST 1,024 Al EXCEEDS 50". SQUARE INCHES AND 15 AL50 CAPBLE OF ENCOMPA551 NO A 10) PROVIDE CALCULATIONS FOR THE HANDRAIL AND 50 INCH CIRCLE PER GPO 405.6. 8,, / / 1 T KLE55 SURADRAIL DE51ON AND CONNECTIONS. FOR 51NOLE FAMILY / / oo / \ // H. DWELLINGS, HANDRAILS AND GUARDS SHALL BE DESIGNED TO x. 25 RE51 ST A OONOERNTRATED LOAD OF 200 POUNDS APPLIED IN ° / / 'la ooti 1 �io D I N I NC ANY DIRECTION AT ANY POINT ON THE HANDRAIL OR TOP RAIL \3� / / / / I HDND J J o-ems$ 5z` TO PRODUCE THE MAXIMUM LOAD EFFECT ON THE ELEMENT / / / UNDER \ \ �'i BE I L I NG CONSIDERED AND ATO TRANSFER THIS LOAD � FLOOR - - - - - - - - - - - - - - - - - - - / //' / /�GESS \ THROUGH THE SUPPORTS TO THE STRUCTURE. GBG 1607.8.1 EXCEPTION I ,A5GE 7 5ECTI ON 4.5.1, GRG TABLE 501.5. — — — — — — — $ 11) MINIMUM OF 56-INCH DEEP LANDING 15 REQUIRED IN / 54 a2 \ 'b / / �� MASTER z DIRECTION OF TRAVEL. MAXIMUM RISE OF STEP IS 7.75-INCH. oz w v'� / / Q o,, \ .G. ��� Y �- / / I \ � � o-• / o o � BATH 12) APPROVED SPARK ARRESTORS SHALL BE INSTALLED ON / Go�ERED\ O '%O \ �O� \ / x HDWD �+ TILE \ EACH CHIMNEY/FLUE/VENT USED FOR FIREPLACES AND _� VERANDA \ �' + \\ p+ R; � a+ 8 HEATING APPLIANCES IN WHICH SOLID OR LIQUID FUEL 15 USED. O I I p 47 \ �6 \ Ste\ ry ® ,O 15) SEE ELECTRICAL/MECHANICAL PLAN FOR H05E BIBS 10' O"1 TILE \\ v 0 +moo \\ R` / q �1 LOCATIONS. I Om \ ¢� \d�� \ 9,, / Q t�+C 14) SEE REFLECTED CEILING PLAN FOR GE I L I NO CONDITIONS. �j, ��' '� \ > / 0 15) ADDRESS NUMBERS OR ADDRESSES SHALL BE PLACED ON I I 1 \ \�\ UVo �� \ \ / �t7 �O 'LO ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITION AS TO b , \ / s, BE PLAINLY V 151 BLE AND LEO I BLE FROM THE STREET OR - o - - o -�U �O \ \ / \ \ Uj D` ,O ROAD FRONTI NO THE PROPERTY. SAID NUMBERS SHALL ° z \ / w z iK I TGHEN o \3� o z O I \ / I o z p \ HDWD u � CONTRAST N 1 TH THEIR BAGKOROUND, AND BE MINIMUM OF 4" �tij' p z p I \ / I p z ,O HIGH WITH A MINIMUM STROKE OF 1/2 PER GRG R51a.1. OR GBG �y' EOTILER 1(b) SPECIFY PERIMETER BLOCK I NO BETWEEN THE CEILINGS P� P 4j 'Lr ® �� �+ JOISTS FOR SOLID BACKING FOR THE ATTACHMENT OF THE r I / �L PO ER A ao \ 5HEETROGK TO THE SARASE GE I L I NG. IN LIEU OF THE ��� I LE BLOCKING, ONE MAY USE A CONTINUOUS STRIP OF 16 CASE O� \ 6,, \ \ ® SHEET METAL THAT 15 "L" SHAPED WITH A MINIMUM DIMENSION b O PLAT ROOM \ 0REPS ROOD% \ \q U OF 2.5"X2.5", SECURED TO THE CEILING FRAMING WITH 2-ad'S = O� \ DORMER H WD \ \/ s''. a51.0 O AND ONE ad TO THE TOP PLATELINE. THIS RUNS \ ABOVE I I \ / T.O. FIRST FLOOR qJ .�1 GOYER PERPENDICULAR TO THE JOIST DIRECTION. THE SHEETROCK IS I } 0 / �� N � 'VAULT -� � `o \ � � oi�y �'�c+Q'��' PORCH THEN SCREW ATTACHED AT THE 6 0/0 (TO THE METAL) n� GEILING'-6" I I � \ V ULT OPEN TO !�- / � �� p� TILE // ,. SPECIFY /e TYPE X OYPBOARD ON GE I L I NGS AND I I SECOND \ I L I NO -4 _ o-• Irk SUPPORTING MEMBERS (E.O., BEAM5. COLUMNS AND BEARING I -4 FLOOR O�' WALL5) WHERE L I V I NO AREAS ARE ABOVE. z \ I a' o ° I 12'-7 ° � \ I4'-6' / u� L I V I NC ROOM 17) ANY PENETRATION OF THE WALL COMMON TO THE HOUSE $ <\ _� HDWD GARAGE SHALL BE MADE WITH MINIMUM 26 GAGE METAL AND -� �n I I BALCONY \ / \ / �}• ,0 INSULATED TO AT LEAST R4.2 p \ BR I I I ABOVE Ia) FIRE BLOCKING 15 REQUIRED IN CONGEALED SPACES AT c� O 4'-0I I I I I BOTH THE TOP AND BOTTOM OF STAIR 5TRINOER5 AND ALONG 111 " SiN u la 01 THE 5TR I NOER5 IN BETWEEN THE STUD WITHIN THE WALLS - - -O- \ 5 -O F.P. W 1 NE ST0/RAGE D 1 SPL I Y 1 1 1 1 I WHETHER FIN 15HED OR UNFINISHED. TH 15 FOR BOTH F I RE5TOPP I NG AND THE ATTACHMENT OF THE EDGE NAILING 000,- - - - - - P ATTACHMENT FOR THE ONE -HOUR CONSTRUCTION 5/5-INCH / Q+ 1IX50 HONE �,+ 26xa° TYPE "X" GYPBOARD AT WALLS AND SOFFIT OF ENCLOSED / 2 I MUD I OF F.P. NANNA DOORS USABLE SPACE UNDER STAIRS. _ �/ oj0�o- �I ROOM �• I°i) ALL AIR DUCT5 PENETRATING SEPARATION WALL OR O / BATH #2 �I TILE - GE I L I NG BETWEEN SARAGE AND L I V I NO AREA AS WELL AS THE-' s lu O TILE A m1 /8 TYPE X SYP. BD. O lu IY MIXING BOXES, PLENUM5,ETG., SHALL BE 26 GA.MINIMUM AND 26 o p I AB ° o ~ ® ALL WALL s GLO > OFFICE lu INSULATED TO AT LEAST R4.2. O � v 5 xa z O = v AREAS, BETWEEN LIVING w HDWD 20) PROVIDE MINIMUM 26 GA. GALVANIZED WEEP SCREED AT = = N � = Q = � m �t FOUNDATION PLATE LINE AT LEAST 4" ABOVE GRADE (OR 2 INK B SINK T 51-AGE5 $ GARAGE, Tl'P. d) p 0 w � O I 20 MIN. FIRE RATED, -' N = INCHES ABOVE CONCRETE OR PAVING). cV SELF CLO5INO DR W/ 21) GLAZING IN DOORS AND IN TUB SHOWER ENCLOSURES TO BEDROOM #2 BE TEMPERED. fiQ HDWD 6 ° UNDER \ Y STRIPPING AND WEATHER ' m �t 2 xa FLOOR I I z_ cv 3 - CAR 5ARA E 20 MIN. FIRE RATED, AGGE5 I / CONCRETE SLAB SELF CLOS I NO DR N/ - - - - _ EC RESS WINDOW DETAIL \ Sl 4 (Z Ul / \ THRESHOLD AND NEATHE e o O O I.G. I I a51.0 STRIPPING 2 xa -' cV EORE55 WINDOWS SHALL COMPLY N/ ALL 4 lu \\ �,� IGH WINDOWS" HDWD- - - - I Ll GARAGE 5°xa° _ CONDITIONS ILLUSTRATED BELOW. ----------------------- GUEST �n N \ `io OVER BED 5 P w -- I I I I s P BEDROOM lu 20" 2-4 50 5L I HDWD O 5'-2" TAN�HE55 A.G. A. 5 _5 5 _7 I I I I -I DI .G v I. MIN. ET 4'-10" 2a'- I �r N tnI 2OPENABLE axao <t CLEAR L UN RY I I I q°xa° SECTIONAL I - W l:;)TH TILE la°xa° 5ECTI0 L SARAOE DOOR GARAGE DOOR 26xa° GUEST t'X. BATH m �t TILE 2. MIN. NET LJ LJ LJ � � CLEAR 20A a8 _ O O i N OPENABLE O cv HEIGHT `20 QT I 205 05MT ELEC. 2054 05MT �`7 <t OW METER - 4. MIN. NET ANKLESS 020 7MT (T 4'- 10" 10'-2 " 10'-0" 54'-0" a2'-0" FIRST FLOOR PLAN E0. Ea. 2 -2 51-cill 611 X. SCALE: Sib" = P-O" GLEAR OPENABLE AREA SHALL BE 5.7 5Q/FT. =t 5. MAX. S ILL ' t HE I OHT FLOOR ESCAPE OR RESCUE WINDOWS SHALL HAVE A MINIMUM NET CLEAR OPENABLE AREA OF 5.7 50/FT. (0.55 M ).2 THE MINIMUM NET CLEAR OPENABLE HEIGHT DIMENSION SHALL BE 24 INCHES (60Q.6 MM). THE MINIMUM NET CLEAR OPENABLE WIDTH D I MEN51 ON SHALL BE 20 INCHES (50a MM). WHEN WINDOWS ARE PROVIDED AS A MEANS OF ESCAPE OR RESCUE, THEY SHALL HAVE A F I N I SHED SILL HEIGHT NOT MORE THAN 44 INCHES (Illy MM) ABOVE THE FLOOR. GBG SECTION 510.4 CONTRACTOR NOTE:GONTRAGTOR SHALL BE RESPONSIBLE FOR COMPLIANCE WITH ALL EGRESS REQUIREMENTS. 8-� 8-� 8-� 8-� �c AR�jy/T v� �\NM A. * C 13874 Jan. 31, 2025 RFN D N F0F C A�\F Lu U w Z U W Q Q 0— O _ U) ��nn V J L0 0-) W J J Q = U w J Z J J Q w 0 z 0 Q W = Z 00 W Q O N O N � wGIIIII, p W 000 Z O U 00 N THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 DRAWN TC, KL CHECKED WW DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET A2 OF SHEETS NOTES: 1) STAIRS: SEE STAIRS FOR HT., ALL TREAD WIDTHS 10" EA., TYP. U.N.O. V.I.F. 2) WINDOWS MARKED W/ (T) SHALL BE TEMPERED SAFETY OLAS5 5) RESIDENCE WINDOW HEAD HTS. SHALL BE 5'-0" TYP., U.N.O. A.D.U. WINDOW HEAD HT5. SHALL BE 8'-0" Tl'P., U.O.N. 4) ALL WINDOWS MARKED "EGRESS" SHALL MEET MIN. EMERGENCY EORE55 WINDOW STANDARDS OF MIN. NET CLEAR OPENING OF 5.7 50. FT. $ MIN. NET CLEAR HEIGHT OF 24" 4 MIN. NET CLEAR WIDTH OF 20" CONTRACTOR SHALL VERIFY W/ WINDOW MANUFACTURE. 5) THERE MUST BE AT LEAST 15" INCHES BETWEEN THE CENTER OF PLUMBINO FIXTURES SUCH AS WATER CLOSETS OR SINKS AND THE NEAREST WALL OR OBJECT. 6) CONTRACTOR TO PROVIDE THERMOSTATIC MIXING VALVE CONTROLS FOR ALL TUB/SHOWER ENCLOSURES. 7) CONTRACTOR SHALL VERIFY LOCATION $ NUMBER OF A/C UNITS W/ OWNER PROVIDE 4" GONG. SLAB W/ #10 W.W.M. ALL NECESSARY FLUMBINO 4 ELECTRICAL. 8) ALL OUARDRAI LS TO BE +42" HI OH, W/ I NTERMED I ATE SPACES SUCH THAT A SPHERE 4" IN D I A. CAN NOT PA55 THROUGH, TYP. ci) HANDRAIL 15 REW I RED PER SECT. 50cf WHEN DROP EXCEEDS 50". 10) PROVIDE CALCULATIONS FOR THE HANDRAIL AND OURADRAIL DF-51ON AND CONNECTIONS. FOR SINGLE FAMILY DWELLINGS, HANDRAILS AND GUARDS SHALL BE DESIGNED TO RESIST A CONCERNTRATED LOAD OF 200 POUNDS APPLIED IN ANY DIRECTION AT ANY POINT ON THE HANDRAIL OR TOP RA I L TO PRODUCE THE MAXIMUM LOAD EFFECT ON THE ELEMENT BE I L I NO CONSIDERED AND ATO TRANSFER THIS LOAD THROUGH THE SUPPORTS TO THE STRUCTURE. GBG I(bO7.8.1 EXCEPTION I,A50E 7 SECTION 4.5.1, GRG TABLE 501.5. II) MINIMUM OF 56-INCH DEEP LANDING 15 REG2UIRED IN DIRECTION OF TRAVEL. MAXIMUM RISE OF STEP 15 7.75-INCH. 12) APPROVED SPARK ARRESTORS SHALL BE INSTALLED ON EACH CHIMNEY/FLUE/VENT USED FOR FIREPLACES AND HEATING APPLIANGE5 IN WHICH SOLID OR LIQUID FUEL 15 USED. 15) SEE ELECTRICAL/MECHANICAL PLAN FOR HOSE BIBB LOCATIONS. 14) SEE REFLECTED CEILING PLAN FOR CEILING CONDITIONS. 15) ADDRESS NUMBERS OR ADDRESSES SHALL BE PLACED ON ALL NEW AND EX15TINO BUILDINGS IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. SAID NUMBERS SHALL CONTRAST W 1 TH THEIR BACKGROUND, AND BE MINIMUM OF 4" HIGH WITH A MINIMUM STROKE OF 1/2" PER GRG R51a.1. OR GBG 501.2 I(b) SPECIFY PERIMETER BLOCKINO BETWEEN THE CEILINGS JOISTS FOR SOLID BACK I NO FOR THE ATTACHMENT OF THE 5HEETROCK TO THE GARAGE GE I L I NO. IN LIEU OF THE BLOCKING, ONE MAY U5E A CONTINUOUS STRIP OF 16 OAOE SHEET METAL THAT 15 "L" SHAPED W 1 TH A MINIMUM DIMENSION OF 2.5"X2.5", SECURED TO THE CEILINO FRAMING WITH 2-Sd'5 AND ONE 5d TO THE TOP PLATELINE. THIS RUNS PERPENDICULAR TO THE J0I5T DIRECTION. THE 5HEETROCK 15 THEN 5GREW ATTACHED AT THE 6" O/C (TO THE METAL) SPECIFY %" TYPE "X" GYPBOARD ON GE I L I NO5 AND SUPPORTING MEMBERS (E.O., BEAMS. COLUMNS AND BEARING WALLS) WHERE LIVING AREAS ARE ABOVE. 17) ANY PENETRATION OF THE WALL COMMON TO THE HOUSE 4 OARAOE SHALL BE MADE W 1 TH MINIMUM 2(b GAGE METAL AND INSULATED TO AT LEAST R4.2 tu O C'Stu N . 0) FIRE BLOCK I NO 15 REaU I RED IN CONGEALED SPACES AT BOTH THE TOP AND BOTTOM OF STAIR STRINGERS AND ALONG THE STRINGERS IN BETWEEN THE STUD WITHIN THE WALLS WHETHER FINISHED OR UNFINISHED. THI5 FOR BOTH F I RE5TOPP I NO AND THE ATTACHMENT OF THE EDGE NA I L I NO ATTACHMENT FOR THE ONE -HOUR CONSTRUCTION 5/5-INCH TYPE "X" OYPBOARD AT WALLS AND SOFFIT OF ENCLOSED USABLE SPACE UNDER STAIRS. Ici) ALL AIR DUCTS PENETRATING SEPARATION WALL OR GE I L I NO BETWEEN OARAOE AND L I V I NO AREA AS WELL AS THE MIXING BOXES, PLENUM5,ETC., SHALL BE 2(o OA.MINIMUM AND INSULATED TO AT LEAST R4.2. 20) PROVIDE MINIMUM 2(b OA. GALVANIZED WEEP SCREED AT FOUNDATION PLATE LINE AT LEAST 4" ABOVE GRADE (OR 2 INCHES ABOVE CONCRETE OR PAVINO). 21) GLAZING IN DOORS AND IN TUB SHOWER ENCLOSURES TO BE TEMPERED. 22) ANNULAR SPACES AROUND PIPES, ELECTRIC GABLES, CONDUITS, OR OTHER OPENIN55 IN PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AOAIN5T THE FA55AOE OR RODENTS BY CLO51 NO SUCH OPENINGS WITH CEMENT MORTAR, CONCRETE MASONRY OR SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AOENGY. 25) ALL OAS BURN I NO APPLIANCES I NCLUD I NO FURNACE, WATER HEATER FIRE PLACES SHALL BE LISTED AND APPROVED BY A RECONIZED LI5TINO AGENCY. 24) ATTIC SPACE SHALL BE 50" OR GREATER IN CLEAR HEIGHT ABOVE AN ATTIC ACCESS OPENINO AT LEAST 50 50. FT. IN AREA. • OEM 25) PROVIDE TEMPERED GLAZINO AT: (1) WINDOWS ADJACENT TO AND WITHIN 24" OF EITHER EDGE OF A DOOR; (2) WITHIN 60" ABOVE A BATH TUB/SHOWER STANDING SURFACE; (5) WINDOWS GREATER THAN a 5a/FT AND CLOSER THAN THE FLOOR. GRG R508.4 OR GBG 10'7.2 2(o) PROVIDE ADDITIONAL WATERIOHT CORROSION RE515TANT METAL PAN UNDERNEATH CONDENSATE PRODUC I NO EOU I PMENT (SUCH AS THE FURNACE) INSTALLED IN THE ATTIC. NOTE THAT THE SECONDARY DRAIN LINE MUST BE LOCATED WHERE IT CAN BE READILY OBSERVED. GMG 510.2(2). 27) SHOWER SHALL HAVE A FLOOR AREA OF AT LEAST 1,024 5OUARE INCHES AND 15 AL50 CAPBLE OF ENCOMPA551NO A 50 INCH CIRCLE PER GPG 40e .b. / / / PROVIDE A FL A ORM IN / ATTIC FROM AG E55 TO / THE F.A.U. AT H TCHED / AREA AND PRO 1 DE 1 / 50 "x50" CLEAR SP GE AT I \ SERVICE SIDE OF TH F.A.U. 5'4I 0 Im Q 71 BEDROOM #5-___-- HDWD I � W.I.G. _ I� ��T,Ici 26x8° HDWD fG�Li ow I SINK SINK BATH #; 26x8° TILE 24x8 05MT 2054 GSMT 5 T 21 C FLAT ROOF A A5 �A/ COVERED VERANDA ROOF BELOW ----------- V / \ / F I RST FLOOR \ / ROOF BELOW \ / FIRST FLOOR / ROOF BELOW / / F.A.U. IN ATTIC, PROV E A PROTECTION METHOD OR CONDENSATE OVERFL W THAT D I SCHAROES AT POINT THAT 15 READ I L OBSERVED F I R57 FLOOR ROOF BELOW 862.0 T.O. SECOND HDWD Y � � — — — B,4TH #q. I TILE ED i1r �`I I BEDROOM #4 SHOVER/ z o I HDWD TUB J -� mI - + 2'Oi� _ W.I.G. N? L--------- 5°x7' r2"xa° U) "EGRESS" 20541 C5MT I 2 54 05MT 12'-10" SECOND FLOOR PLAN A A5 SQ'-O" CI'-5" 14'-4" \ ` OPEN TO \OREAT ROONV \ BELOW I '-6" /ol 8'-I 7C NI / 70-INUAM FIRST FLOOR ROOF BELOW N&I +42 "OUARDRA I L —11 F----T- ll --7 12 -11 FIR5T FLOOR I X ROOF BELOW 1313 I m I ZI D- I CLERESTORY p WINDOWS 6 I I S I TT I NO AREA I ll�j I I HDWD I � I 28x8° �t — — — — — — — — I jj sP I I 0 o o I I iu N z D-I HDWD 2°xa° I BEDROOM #3 I I A�S7 to o lJl1 HDWD I (�V 26x8° I I I m 5 - 26 4 05MT — O A AS �0 L--------J I JNDRY 11 Id TILE SHOWER/ O GSMT 20540 M/ TUB BATH #3 020 5MT (T TILE 4'-7" EG2. EGA. 21-12ll 21-a211 Gil SCALE: 516" = 1'-0" / � P / / / / 0 N 0 N w O w EORE55 WINDOW DETAIL EORE55 WINDOWS SHALL COMPLY W/ ALL 4 CONDITIONS ILLUSTRATED BELOW. w 20" I. MIN. NET CLEAR OPENABLE WIDTH 4. MIN. NET CLEAR OPENABLE AREA SHALL BE 5.7 50/FT. 2. MIN. NET CLEAR N OPENABLE HE I OHT 5. MAX. SILL HE I OHT FLOOR ESCAPE OR RESCUE W I NDOW5 SHALL HAVE A MINIMUM NET CLEAR OPENABLE AREA OF 5.7 5a/FT. (0.55 M ).2 THE MINIMUM NET CLEAR OPENABLE HEIGHT DIMENSION SHALL BE 24 INCHES (60ci.(o MM). THE MINIMUM NET CLEAR OPENABLE WIDTH DIMENSION SHALL BE 20 INCHES (508 MM). WHEN WINDOWS ARE PROVIDED AS A MEANS OF ESCAPE OR RESCUE, THEY SHALL HAVE A F I N I SHED SILL HE I OHT NOT MORE THAN 44 INCHES (1115 MM) ABOVE THE FLOOR. GBG SECTION 510.4 CONTRACTOR NOTE: CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLIANCE WITH ALL EORE55 REaUIREMENT5. 8-� 8-� 8-� 8-� AR�jy�T * C 13874 Jan. 31, 2025 9TR.N DN'O��Q' FpF�A��F Lu U w Z v W Q Q 0— O _ �/� v J L0 00 W J JQ = U w J Z J J Q w 0 z 0 Q W = Z 00 Q O N O N � w� p W 0 00 Z �—q O U 110 N IN w THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 DRAWN CHECKED ww DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET A3 OF SHEETS ROOF VENTILATION OALOULATION5 AREA I AREA 2 AREA 3 ATTIC ARE,4�755 50. FT. ATTIC AREA: 5,4ci6 50. FT. ATTIC AREA: 52Q 5a. FT. REQU I RED 4 5Q. IN. REQU I RED AREA: I ,678.08 5Q. IN. REQU I RED AREA: 255A2 5Q. IN. (CONVERTED TO (CONVERTED TO (CONVERTED TO INCHES @ 11500) INCHES @ 11500) INCHES m 11500) UPPER AREA2. 0.72 5a. IN. UPPER AREA: 83Q.04 5a. IN. UPPER AREA: I26.Q(o 5a. IN. (50% REQUIRED (50% REQUIRED (50% REQUIRED IN UPPER I/5) IN UPPER I/5) IN UPPER I/5) PROVIDE 420.72 5a.IN. IN UPPER I/5 OFF ROOF WITH PROVIDE 83Q.04 5a.IN. IN UPPER 1/5 OFF ROOF WITH PROVIDE I26.a6 5a.IN. IN UPPER I/5 OFF ROOF WITH O'HAOIN'S "FLAT" VENT (a5.75 5Q. IN. FREE AREA) O'HAOIN'S "FLAT" VENT (a8.75 5Q. IN. FREE AREA) O'HAOIN'S "FLAT" VENT (a8.75 5Q. IN. FREE AREA) * 4 VENTS REQUIRED * 8 VENTS REQUIRED * I VENT5 REQUIRED LOWER ARE440.72 5a. IN. LOWER AREA: e0q.04 5a. IN. LOWER AREA: I26.a6 5a. IN. (50% REQUIRED (50% REQUIRED (50% REQUIRED IN LOWER 1/5) IN LOWER 115) IN LOWER 1/5) TO BE PROVIDED BY 60 VENTED FRIEZE BLOOK5 MIN. TO BE PROVIDED BY 120 VENTED FRIEZE BLOOK5 MIN. TO BE PROVIDED BY IS VENTED FRIEZE BLOCKS MIN. (7 5a. IN. FREE VENTI NO PER BLOCK VIA 5-2" D I A. HOLES) (7 5a. IN. FREE VENTI NO PER BLOCK VIA 5-2" D I A. HOLES) (7 5a. IN. FREE VENTI NO PER BLOCK VIA 5-2" D I A. HOLES) FLAT ROOF BELON ROOF PLAN ROOF NOTES: 1) ROOF SLOPE = 4:12. U.N.O. 2) 2'-0" OVERHANO, TYP. U.N.O. 5) FINAL LOCATION OF VENTS BY CONTRACTOR. 4) ROOF MATERIAL SEE EXTERIOR ELEVATIONS. 5) COLLECT ALL NEW DOWNSPOUTS AND CONNECT TO AN EXISTING APPROVED DRAINAGE SYSTEM. SCALE: 5/16" = 1'-0" W 0 J d 8-� 8-� 8-� 8-� ARpy�T v� �\NM A. 4Y� co * C 13874 Jan. 31, 2025 ��9T RFN D N FpFcJAN Lu U w Z U W Q 0 0-C) U) L0 W J J Q = U w J Z J J Q w 0 Z 0 Q Lu _ cl Z 00 Lu QON O N � w� 0 W 000 Z o U 110 N r~ x Z THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 DRAWN CHECKED WW DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET A4 OF SHEETS ROOF FRAM I NO, SEE STRUCTURAL DRAWINGS TITLE 24 CALCULATIONS 12 41 T.O. fE nnnnnn� BATT. INSULATION AT EXT. WALL PER TITLE 24 CALCULATIONS T.O. SLAB +851.0 BATT. INSULATION AT GEILING PER TITLE 24 CALCULATIONS ROOF FRAMING, SEE STRUCTURAL DRANIN65 BATT. INSULATION AT GE I L I NO PER — TITLE 24 CALCULATIONS N0z A.D.U. BUILDING SECTION - C/A5 ROOF FRAMING, SEE STRUCTURAL DRANIN55 BATT. INSULATION AT GEILIN5 PER - TITLE 24 CALCULATIONS _1 HIGHEST RIDOE ROOF FRAMING, SEE STRUCTURAL DRAWINGS ,-6" O.H. ROOF FRAMING, SEE STRUCTURAL DRAM BATT. INSULATION AT GE I L I NO PER BATT. INSULATION AT GE I L I NG PER TITLE 24 CALCULATIONS TITLE 24 CALCULATIONS 12 �4 T.O. fE BATT. INSULATION O AT EXT. WALL PERT. NALL PER BATT. INSULATION 13 TITLE 24 CALCULATIONS AT TITLE X24 CALCULATIONS BEDRO4 M #4 T.O. 12 SECOND FLOOR 14 12 5UBFLOOR +862.0 T.O. 14 T.O. t SCALE: 5116" = 1'-0" T.O. fE PROPERTY LINE (N) FENCE BATT. INSULATION O EX15TINO GRADE AT EXT. WALL PER X TITLE 24 CALCULATIONS �0 4 T.O. SLAB +851.0 a A.D.U. BUILDING SECTION - D/A5 SCALE: 5116" = 1'-0" BATT. INSULATION AT EXT. WALL PER TITLE 24 CALCULATIONS O O T.O. FIRST FLOOR SUBFLOOR +851.0 IZ BATT. INSULATION T EXT. WALL PER TITLE 24 GALGULATI N 5 - GAR GARAGE BATT. INSULATION AT FLOOR PER TITLE 24 CALCULATIONS BATT. INSULATION AT FLOOR PER TITLE 24 CALCULATIONS BUILDING SECTION - A/A5 BATT. INSULATION AT GE I L I NG PER TITLE 24 CALCULATIONS 12 4� T.O. fE T.O. f BATT. INSULATION AT EXT. WALL PER TITLE 24 CALCULATIONS m 1- p COVERED VERANDA T.O. FIRST FLOOR 5UBFLOOR +551.0 l' BATT. INSULATION AT FLOOR PER - TITLE 24 CALCULATIONS ROOF FRAM I NO, SEE STRUCTURAL DRAWINGS O DINING -- O BUILDING SECTION - B/A5 COVERED r GREAT ROOM VERANDA p T.O. FIRST FLOOR 5UBFLOOR +851.0 SCALE: 5116" = 1'-0" ROOF FRAMING, SEE STRUCTURAL DRAM 12 �4 T.O. fE 12 14 BATT. INSULATION AT CEILINO PER TITLE 24 OALOULATION5 i FOYER COVERED PORCH T.O. i FIR5T FLOOR SUBFLOOR +55I.0 4 BATT. INSULATION AT FLOOR PER TITLE 24 CALCULATIONS SCALE: 5116" = 1'-0" D� 3 -6 3 L D� z O H Lu Lu 1h r d E 6 m O N O L 6 w c 0 d 8-� �SEp ARChiT G� �\NM A. * C 13874 Jan. 31, 2025 9T F0 C P, Lu U w Z U W Q 0 0- o _ U) U) L0 rn w J J Q = U w J Z J J Q w 0 z 0a W = Z 00 W co Q O N O N � w p �, W 000 (Y) Z O U N l "+n THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 DRAWN TC, KL CHECKED WW DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET A5 OF SHEETS COMPOSITION SHINGLES ROOF COMPOSITION 5HINOLF-5 ROOF FRONT ELEVATION (SOUTHEAST & EAST AI-A-111-1 - -- PARTIAL RIGHT ELEVATION SCALE: 5/16" = 1'-0" SCALE: 5116" = 1'-0" 3 -6 3 L N -6 z Q } tu i r Q E 6 1(1 w m O 0 L 6 w c 0 d 8-� �SEp ARChiT G� �\NM A. * C 13874 Jan. 31, 2025 ��9T RFN D A��' O��Q FOF C A�\F W U w Z U W Q 0 0-C) U) L0 W J J Q = U w J Z J J Q w 0 Z oa W = 0 Z 00 W co Q O N O N � w p �, W o N Z 0 O U N l "+n THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 DRAWN TC, KL CHECKED WW DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET A6 OF SHEETS REAR ELEVATION COMPOSITION SHINGLES ROOF STUCCO FIN15H LEFT REAR ELEVATION ..J I VVVV I I I N I -11 I SCALE: 3/16" = 1'-0" SCALE: 5/16" = 1'-0" 8-� �SEp ARChiT A. * C 13874 Jan. 31, 2025 ��9T RFN D FOF C P, W U w Z U W Q 0 0-C) U) L0 W J J Q = U w J Z J J Q w 0 Z 0 Q W = Z 00 W co Q O N O N � w p �, w ON oo Z 0 O U N � �w� l "+n THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 DRAWN TC, KL CHECKED WW DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET A7 OF SHEETS COMPOSITION SHINGLES ROOF HIGHEST RIDGE 12 STUCCO FINISH 41 T.O. O O T.O. SECOND Fl SUBFLOOR N T.O. fE O O T.O. FIRST FLOOR SUBFLOOR +851.0 FINISH LEFT ELEVATION (SOUTH COMPOSITION SHINGLES ROOF 12 -14 STUCCO FINISH SCALE: 3/16" = I'-O" t- O T.O. FIRST FLOOR SUBFLOOR +a5I.0 8-� �SEp ARChiT * C 13874 Jan. 31, 2025 ��9T RFN D P, O��Q FOF C A�\F W U w Z U W Q Q 0— O �� nn V) L0 0-) W J J Q = U w J Z J J w 0 Z Q Q W = Z 00 W co Q O N O N � w p �, ON (Y) 00 C U N l "+n THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 DRAWN TC, KL CHECKED WW DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET A8 OF SHEETS A5 EORESS WINDOW DETAIL EGRESS WINDOWS SHALL COMPLY W/ ALL 4 CONDITIONS ILLUSTRATED BELOW. 20" ET CLEAR OPENABLE WIDTH 4. MIN. NET CLEAR OPENABLE AREA SHALL BE 5.1 SG/FT. 2. MIN. NET CLEAR OPENABLE HEIGHT 3. MAX. SILL HEIGHT ESCAPE OR RESCUE WINDOWS SHALL HAVE A MINIMUM NET CLEAR OPENABLE AREA OF 5.7 SG/FT. (0.53 M ).2 THE MINIMUM NET CLEAR OPENABLE HEIGHT DIMENSION SHALL BE 24 INCHES (60ci.6 MM). THE MINIMUM NET CLEAR OPENABLE WIDTH DIMENSION SHALL BE 20 INCHES (505 MM). WHEN WINDOWS ARE PROVIDED AS A MEANS OF ESCAPE OR RESCUE, THEY SHALL HAVE A F I N I SHED SILL HEIGHT NOT MORE THAN 44 INCHES (1118 MM) ABOVE THE FLOOR. GBG SECTION 310.4 NOTES: 1) WINDOWS MARKED W/ (T) SHALL BE TEMPERED SAFETY GLASS 2) ALL WINDOW HEAD HTS. SHALL BE 8'-0" TYP., U.N.O. 5) ALL WINDOWS MARKED "EGRESS" SHALL MEET MIN. EMERGENCY EGRESS PROVIDE A PLATFORM IN WINDOW STANDARDS OF MIN. NET CLEAR OPENING OF 5.1 50. FT. $ MIN. NET ATTIC FROM ACCESS TO THE CLEAR HEIGHT OF 24" $ MIN. NET CLEAR WIDTH OF 20" CONTRACTOR SHALL F.A.U. AT HATCHED AREA AND VERIFY W/ WINDOW MANUFACTURE. PROVIDE 30"x3O" CLEAR 4) THERE MUST BE AT LEAST 15 INCHES BETWEEN THE CENTER OF PLUMBING SPACE AT SERVICE SIDE OF THE F.A.U. FIXTURES SUCH AS WATER CLOSETS OR SINKS AND THE NEAREST WALL OR OBJECT. 5) CONTRACTOR TO PROVIDE THERMOSTATIC MIXING VALVE CONTROLS FOR ALL TUB/SHOWER ENCLOSURES. 6'-6" (o) CONTRACTOR SHALL VERIFY LOCATION 4 NUMBER OF A/G UNITS W/ OWNER PROVIDE 4" GONG. SLAB W/ #10 W.W.M. ALL NECESSARY PLUMBING 2 - 30 4 GSMT ELECTRICAL. - 'I) APPROVED SPARK ARRESTORS SHALL BE INSTALLED ON EACH "EGRESS" 2gx8o GHIMNEY/FLUE/VENT USED FOR FIREPLACES AND HEATING APPLIANCES IN WHICH SOLID OR LIQUID FUEL IS USED. In BEDROOM #2 8) SEE ELECTRICAL/MECHANICAL PLAN FOR HOSE BIBB LOCATIONS. O HDWD ci) SEE REFLECTED CEILING PLAN FOR CEILING CONDITIONS. 10) PROVIDE MINIMUM 2(o GA. GALVANIZED WEEP SCREED AT FOUNDATION PLATE LINE AT LEAST 4" ABOVE GRADE (OR 2 INCHES ABOVE CONCRETE OR PAVING). II) GLAZING IN DOORS AND IN TUB SHOWER ENCLOSURES TO BE TEMPERED. 12) ANNULAR SPACES AROUND PIPES, ELECTRIC GABLES, CONDUITS, OR OTHER OPENINGS IN PLATES AT EXTERIOR WALLS SHALL BE PROTECTED G FLOOR AGAINST THE PASSAGE OR RODENTS BY CLOSING SUCH OPENINGS A5 WITH CEMENT MORTAR, CONCRETE MASONRY OR SIMILAR METHOD ,n goxgo TRIPLE SLDR. ACCEPTABLE TO THE ENFORCING AGENCY. 4'-0" GONTRAGTOR NOTE:GONTRAGTOR SHALL BE RESFONSIBLE FOR GOMFL 1 ANGE W I TH ALL EO RESS REOU I REMENTS. BEDROOM #2 FLAT CEILING IRV FLAT CEILING BATH #2 +q'-O" FLAT CEILING jk K N o W O N 9 OREAT ROOM o VAULT CEILING ADU REFLECTED CEILING PLAN COVERED PORCH FOYER FLAT GE I L I NG FLAT GE I L I NG +q'-O" m jk Q v # ?_ �O ua <d+ G ,45 v LL BEDROOM # 1 FLAT CEILING FLAT CEILING -0 +CII-011 SCALE: 3/16" = 1'-0" N �) N ATH #2 �p O TILE O SINK SINK LIN. O 2020 SMT (T) A.G. ADU FLOOR PLAN ADU ROOF PLAN F.A.U. IN ATTIC, PROVIDE A PROTECTION METHOD FOR CONDENSATE OVERFLOW THAT D I SGHARGES AT A POINT THAT 15 READILY OBSERVED D A5 a'-2 " c• • 120x50 DBL. SLDR. _ d 850.0 T.O. A.D.U. TANKLESS 13'-Ci " Q 3 - 3054 GSMT 26'-8" 54'-O" 8" 3 - 26 4 GSMT G VEF TILE FIORC 8o i i TILE SAP -IoxBo SLDR. w lux-1 — BATH # 1 Y m TILE HDWD cv � m t2' "EGRESS' 5654 FX 2 - 30 -7'-8" GSMT O G At N SCALE: 3/16" = 1'-0" SCALE: 3/16" = 1'-0" 8-� �SEp ARChiT * C 13874 Jan. 31, 2025 � 911 RFN. D P, O��Q F' FCA�\F w U w Z U w Q Q 0 O U) VJ 0') w J J Q = U w J Z J J Q w 0 Z 0 Q w = Z 00 w co Q O N O N � w p �, ON 00 Z O U N H THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 DRAWN CHECKED WW DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET A9 OF SHEETS H I OHEST RI DOE T.O. fF T.O. fF- COMFOS I TI ON SH I NOLES ROOF STUCCO FINISH w p 0 ►1 ADU FRONT ELEVATION (NORTH COMPOSITION SH I NOLES ROOF cl, AD&> it r 4 ♦, t4 (E) ORADE— STUCCO FINISH t ty� ' E - 4 STUCCO FINISH f� -- -- -_ {i " . . r , w r .xrrt � "lil.... ADU REAR ELEVATION (SOUTH STUCCO FINISH SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0" STUCCO FINISH ADU LEFT ELEVATION (EAST COMPOSITION SHINOLES ROOF H I OHF-ST R ISO H I OHEST R I DOE STUCCO F I N I SH ADU RIGHT ELEVATION (WEST SCALE: 1/4" = I'-O" SCALE: 1/4" = I'-O" 8-� SSE i ARChiT G� �\NM A. * C 13874 Jan. 31, 2025 ��9T RFN D A��' O��Q F0 C A�\F Lu U w Z U W Q Q 0- O _ U) U) L0 � LuJ J Q = U w J Z J J Q w 0 Z Q Q W = Z 00 W co Q O N 0 N � w 0 �, W 0000 Z � O U N N 11 H THIS IS AN ORIGINAL, UNPUBLISHED WORK, AND MAY NOT BE DUPLICATED, PUBLISHED, OR OTHERWISE USED WITHOUT WRITTEN CONSENT OF WILLIAM WOOD ARCHITECTS. COPYRIGHT © WILLIAM WOOD ARCHITECTS, 2023 ow DRAWN TC, KL CHECKED WW DATE 1-20-23 SCALE AS SHOWN JOB NO. 22.1060R SHEET A10 OF SHEETS BENEPAL RESIDENCE 68 HIDDEN HILLS PLACE, DANVILLE, CA 94506 LANDSCAPE DESIGN DEVELOPMENT PLANS GENERAL NOTES MATERIALS & FINISHES 1. CONTRACTOR SHALL INSPECT THE SITE AND BE FAMILIAR WITH ALL EXISTING CONDITIONS PRIOR TO SUBMITTING HIS/HER BID. 2. THE CONTRACTOR SHALL VERIFY ALL PROPERTY AND LOT LINES, EXISTING CONDITIONS, UTILITIES, GRADES AND DIMENSIONS PRIOR TO THE START OF ANY WORK AND REPORT ANY DISCREPANCIES TO CAMP 4 CAMP ASSOCIATES, INC. BEFORE PROCEEDING. THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILURE TO GIVE SUCH NOTIFICATION. 3. ALL WORK TO BE PERFORMED SHALL CONFORM TO ALL APPLICABLE LOCAL CODES AND ORDINANCES BY AN EXPERIENCED WORKMAN AND A LICENSED LANDSCAPE CONTRACTOR, 4. THE CONTRACTOR SHALL COORDINATE ALL WORK TO PREVENT CONFLICTS BETWEEN TRADES AND SHALL REPORT ALL CONFLICTS OR INCONGRUITIES BETWEEN NEW IMPROVEMENTS AND EXISTING FACILITIES TO CAMP t CAMP ASSOCIATES, INC. IT SHALL BE THE SOLE RESPONS 1 B 1 L I TY OF THE CONTRACTOR TO PROTECT ALL UTILITIES AND STRUCTURES TO REMAIN, AND TO REPAIR OR REPLACE AT HIS/HER OWN EXPENSE ANY UTILITY LINES OR STRUCTURES DAMAGED DURING CONSTRUCTION WHETHER SHOWN OR NOT. 5. ALL PIPING, SLEEVES CONDUIT, ETC. SHALL BE INSTALLED PRIOR TO INSTALLATION OF CONSTRUCTION ITEMS. 6. THE SITE SHALL BE KEPT IN A NEAT, CLEAN AND ORDERLY MANNER DURING INSTALLATION AND ALL REFUSE SHALL BE REMOVED FROM THE SITE ON COMPLETION OF THE PROJECT. LAYOUT NOTES 1. ANY ERRORS OR OMISSIONS ON THESE DRAWINGS SHALL BE BROUGHT IMMEDIATELY TO THE ATTENTION OF CAMP t CAMP ASSOCIATES, INC. 2. THE DRAWINGS SHOW ONLY REPRESENTATIVE AND TYPICAL DETAILS TO ASSIST THE CONTRACTOR. THEY DO NOT ILLUSTRATE EVERY CONDITION. ALL ATTACHMENTS, CONNECTIONS, FASTENINGS, ETC. ARE TO BE PROPERLY EXECUTED IN CONFORMANCE WITH BEST ACCEPTABLE PRACTICES AND THE CONTRACTOR 15 RESPONSIBLE FOR PROVIDING AND INSTALLING MATERIALS. PLANTING NOTES 1. THE SCOPE OF WORK INCLUDES FURNISHING ALL MATERIALS NECESSARY FOR THE INSTALLATION OF THE PLANTING, BACKFILL, IRRIGATION AND DRAINAGE WORK OUTLINED IN THESE DRAWINGS. ALL WORK SHALL BE PERFORMED BY PERSONS FAMILIAR WITH PLANTING WORK AND UNDER SUPERVISION OF A QUALIFIED PLANTING FOREMAN. 2. PLANT MATERIAL LOCATIONS ARE DIAGRAMMATIC AND MAY BE SUBJECT TO CHANGE BY THE LANDSCAPE ARCHITECT BEFORE THE MAINTENANCE PERIOD BEGINS. 3. COMPOST INCORPORATED AT A RATE OF 4 CUBIC YARDS PER 1,000 SF INTO THE TOP 6 INCHES OF SOIL OR COMPOST PER HORTICULTURAL SOIL REPORT RECOMMENDATIONS. 4. ALL PLANTING AREAS SHALL BE TOP -DRESSED WITH 3" LAYER OF CHIPPED MULCH. 5. DIG PLANTING PITS 2 TIMES THE THE HEIGHT AND WIDTH OF ROOTBALL. BACKFILL PITS WITH 10% NATIVE ON -SITE SOIL AND 30% NITROLIZED SHAVINGS OR EQUIVALENT. SAMPLE BACKFILL: 10% NATIVE SOIL BY VOLUME 30% NITROLIZED SHAVINGS OR EQUIVALENT fro LBS. GRO-POWER PLUS, PER CUBIC YARD MIX *OTHER AMENDMENTS PER SOIL ANALYSIS GROW -POWER PLANTING TABLETS 6, ALL TREES TO BE STAKED AS SHOWN IN THE TREE PLANTING DETAIL. HARDSCAPE CONCRETE PAVING AUTOCOURT BORDER PERMEABLE PAVERS INTEGRAL COLOR (DAVIS) COLOR: BAYOU PEDESTRIAN (REAR) FINISH: SMOOTH FINISH VEHICULAR (FRONT) FINISH: STAMPED FINISH MAKE: BELGARD MODEL: AQUA DUEL IN COLOR: VICTORIAN MASONARY MAKE: BELGARD RETAINING MODEL: ASHALR TANDEM WALL WALLS COLOR: VICTORIAN PAVER STAIR TREAD MAKE: BELGARD MODEL: MARINA COPING - COLOR: VICTORIAN *VERIFY SELECTION W1 CLIENT RENDERING GRAVEL MULCH NAME: LOD I GOLD SIZE: EZ% k-0 and 50ro ¢II-P AS AVAILABLE AT AMERICAN STONE OR LYNGSO, FIRE TABLE MAKE: BELGARD MODEL: WESTON STONE FIRE PIT COLOR: VICTORIAN *VERIFY SELECTION W1 CLIENT LANDING MAKE: BELGARD STEPS MODEL: LANDINGS COLOR: VICTORIAN ALUMINUM HEADER A- y7 ti , MAKE: PERMALOC OR EQUAL MODEL: CLEANL INE SIZE: 3/`611 X E ,-E0 RI COLO : BLACK ANODIZED -%0 t � F C Cori i �` = _' -_- •- •- •-.-. Y� _ • • r • .. 831._� I X826.13 � X ,_ - � •_ •_ •_ •_ •_ •-iF93!c60- •- ._ . G G - r !C _ x b4_ _ FNC-•--x8i9.99 I ` G - - - G- X 830.19 - I- --I-- - - -- - - G X836.68 - - X 836.39 X 837.48 i 834•00 X 827.63 -----------. G y G X 827.34 X 825.51 X 836.35 41) G I G s, X.841.05 - - X 833.95 X84iif._ ,r + X840.58 > C XG32.A 84 X�30.09 \ G I X I 834.ES / �' ` G \ 844.i@ �\_���� X838.16 '1- GAlf i. X 839.09 G G' as�.ua 828.30 t /• \ 8/w END X 830167 X $COR UI X83570 CD I X839.59 G 1 COR F/` AP 62 COR AP J y,- G2S.61 X 131.40 II ; ` -- . _ Ir` p \ t Y _ 1 ` X838.S2 - f -IC D I I G >' 84, 4 - X l -T- AP IL I I f - -- -� E}P( 84G. 79 X 846.24w EP 141 , \ ` 76 Ai X'8 fE4 _ k845.62 EP cp S85'07 ^0„W 188.0+; 4 7.02 X861. ic�. ... x_Q*'�3a t ddaafI�tt 8S .Foeo CP 604 1 ' X 852.24 X 85283 G G, r r . . � EP 6 , � I G • �. • t ,r � j \ 8 .1 X 45.02 I t t ♦ r � EP X 83546 X 842.24 f G X 847.3a �G-Top -rOP 1 EP X 846.40 • G � c . ., • a44. �7� ?�� � CP A1gGSS5N894.82 C END EP \ X845.17 X844.38,, 1 .-' \ i �. ryt t• EP .77 6SP41 CO 1 f SHEET INDEX L-1.0 LANDSCAPE COVER SHEET L-2.0 PRELIMINARY LAYOUT & LIGHTING PLAN L-3.0 PRELIMINARY PLANTING PLAN L-3.1 PLANT IMAGES L-3.2 PLANTING DETAILS &NOTES L-4.0 PRELIMINARY IRRIGATION / HYDROZONE PLAN L-4.1 LANDSCAPE DOCUMENTATION PACKAGE (MWELO) L-4.2 IRRIGATION DETAILS L-4.3 IRRIGATION DETAILS L-4.4 IRRIGATION DETAILS ABBREVIATIONS AD AREA DRAIN AGG AGGREGATE BC BOTTOM OF CURB BS BOTTOM OF STAIR B/W BOTH WAYS CLR CLEAR D IA DIAMETER FF FINISH FLOOR FG FINISH GRADE GALV. GALVANIZED HT. HEIGHT MAX MAXIMUM MIN MINIMUM O.C. ON CENTER PA PLANTING AREA PL PROPERTY LINE R RADIUS T.B.D. TO BE DETERMINED T.B.S. TO BE SELECTED TP TOP OF PAVEMENT TS TOP OF STAIR TW TOP OF WALL TYP. TYPICAL V.I.F. VERIFY IN FIELD Camp 8c Camp Associates Planning &Landscape Architecture 2520 CAMINO DIABLO WALNUT CREEK, CA 94597 P. (925) 941-6490 EMAIL: tc@campandcamp.com NOT FOR CONSTRUCTION LANDSCAPE COVER PND S Cg,p F c NC M w 0 OG NO.4494 k�R EN. 09/30/24F CF CAL\FD��P REVISIONS: 02/17/2023 • 02/22/2023 • • DATE: 01 /16/2023 SCALE: AS NOTED JOB: 22-059 SHEET L-1,00 E B C F G LIGHTING LEGEND MANUFACTURER: FX LIGHTMG DESCRIPTION MODEL 0 QTY. GRAPHIC. a PATH LIGHT M-PZ-ZD-3LED-5Z (2) B O IN -GRADE LIGHT VO-ZO-ILED-GW-360-88 (18) A UPLIGHT QZ-ZD-ILED-I5Z (2) C UPLIGHT F5-ZD-3LED-BZ (10) D 0 WASH LIGHT PB-ZD-3LED-BZ (4) E Q WALL L*W PO-ZDALED-80-15Z (4) F T 1 TRANSPORMER LUX-300-88 (1) G LOCATION VJt �r 1 �• k� A. BELGARD MARINA POOL COPING B. BELGARD AQUA DUBLIN PERMEABLE PAVER -r C. CONCRETE PAVING W/ D. BELGARD MARINA STAMPED EDGE 5ULLNOSED STAIR COPING KEYNOTES 1O (N) CONCRETE CURB O (N) 6" THICK SCORED CONCRETE PAVING W/ 16" WIDE STAMPED ASHLAR PATTERNED EDGE COLOR: DAVIS - BAYOU FINISH: BROOM INTERIOR STAMPED ASHLAR BORDER O (N) 6'-O" HIGH MASONRY ENTRY COLUMNS O (N) PERMEABLE PAVERS MAKE: BELGARD MODEL: AQUA DUBLIN COLOR: VICTORIAN O (N) STAIRS MAKE: BELGARD MODEL: LANDINGS/STEPS COLOR: VICTORIAN T (N) MODULAR MASONRY RETAINING WALL MAKE: BELGARD MODEL: ASHLAR TANDEM WALL COLOR: VICTORIAN O (N) PROPANE FIRE TABLE MAKE: TBD BY CLIENT MODEL: TBD BY CLIENT T (N) PAVER STAIR TREAD MAKE: BELGARD MODEL: MARINA COLOR: VICTORIAN =LANTERS, BY OWNER :AST IN PLACE 3ULLNOSED EDGE JNDERGROUND GAS TANK 10'-0" MIN. CLEARANCE rO STRUCTURE ,INCOMPACTED CRUSHED ROCK LODI GOLD 50io 3/9"0 and 5090 3/4"0 VAILABLE AT AMERICAN 4 STONE OR LYNGSO. LUMINUM HEADER MAKE: PERMALOC MODEL: CLEANLINE :OLOR: BLACK ANODIZED ULCH ONLY AREAS. :E LANDSCAPE BY OWNER 0 4' 8' 16' 24' Camp 8c Camp Associates Planning &Landscape Architecture 2520 CAMINO DIABLO WALNUT CREEK, CA 94597 P. (925) 941-6490 EMAIL: tc@campandcamp.com LAYOUT & LIGHTING PLAN �'kNDSCgpF NCF c q�0 C7 sa n. .xc m NO.4494 ti * REN. 09/30/24 ��9TF OF CA��F���� REVISIONS: 02/17/2023 • 03/01/2023 DATE: 01 /16/2023 SCALE: 1 /8" = 1' - 0" JOB: 22-059 SHEET L-2.0 Plant Palette ABBRV. BOTANICAL NAME COMMON NAME SIZE WUCOLS NOTES TREES: ACE PAL ACER PALMATUM '5LOODGOOD' 5LOODGOOD JAPANESE MAPLE 15 GAL. M X CER OCC CERCIS OCCIDENTALIS WESTERN RED BUD 15 GAL. L X CUP TIN CUPRE5SU5 SEMPERVIRENS 'TINY TOWERS' ITALIAN CYPRESS 'TINY TOWERS' 15 GAL. L X CYC REV CYCAS REVOLUTA SAGO PALM 24' BOX M X LAG IND LAGERSTROEMIA INDICA NATCHEZ MULTI NATCHEZ GRAPE MYRTLE 15 GAL. L MULTI -TRUNK OLE EUR OLEA EUROPAEA 'SWAN HILL' FRUITLESS OLIVE 24" 50X L X SHRUBS/PERENNIALS: ACA COU ACACIA COGNATA COUSIN ITT COUSIN ITT ACACIA 5 GAL. L X AGA PET AGAPANTHUS AFRICANNUS 'PETER PAN' DWARF LILY OF THE NILE 5 GAL. L X AGA ATT AGAVE ATTENUATA 'BOUTIN BLUE' FOX TAIL AGAVE 5 GAL. L X CAR CAL CARPENTERIA CALIFORNICA 5USH ANEMONE 5 GAL. L X COR RED CORDYLINE RED SENSATION RED SENSATION CORDYLINE 5 GAL. L X HEM STE HEMEROCALLIS x STELLA d'ORO STELLA d'ORO DAYLILY 5 GAL. L X HET AR5 HETEROMELES ARBUTIFOLIA TOYON 5 GAL. L X MYR CAL MYRICA CALIFORNICA PACIFIC WAX MYRTLE 15 GAL. L X OLE LIL OLEA EUROPAEA 'LITTLE OLLIE' DWARF OLIVE 5 GAL. L X POD MAC PODCARPUS MACROPHYLLUS 'MAKI' PODOCARPUS 5 GAL. M X ROS ICE ROSA ICEBERG ICEBERG ROSES 5 GAL. L X GRASSES: CAL KAR CALAMAGROSTIS A. 'KARL FOERSTER' FEATHER REED GRASS 5 GAL. M X LOM PLA LOMANDRA LONGIFOLIA 'PLATINUM 5EAUTY' VARIEGATED DWAi;aF MAT RUSH 5 GAL. L X GROUND COVERS: ARC PAC ARCTOSTAPHYLOS x PACIFIC MIST PACIFIC MIST MANZANITA 5 GAL. L X STA 5YZ STACHYS 5YZANTIA LAMB'S EARS 1 GAL. L X COMPOST d MULCH NOTE: I. COMPOST INCORPORATED AT A RATE OF 4 CUBIC YARDS PER 1,000 SF INTO THE TOP 6 INCHES OF SOIL OR COMPOST PER HORTICULTURAL SOIL REPORT RECOMMENDATIONS. 2. ALL PLANTING AREAS SHALL 5E TOP -DRESSED WITH 3" LAYER OF CHIPPED MULCH. PLANT DETAILS & NOTES SEE SHEET L-3.2 PLANT PALETTE & IMAGES SEE SHEET L-3.1 0 4' 8' 16' 24' Camp 8c Camp Associates Planning &Landscape Architecture 2520 CAMINO DIABLO WALNUT CREEK, CA 94597 P. 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A 1�-- -K , . . - I , r I , , .' . : .. !!]� , . T, +. .-.'. .rcr�. .-....'... . . . ;A . , k ". , . .. .- t f-T. - .­:h . . . .. . I 1/. , -� , - ... . 0 ,.4.:, . . .: .. , ) , .- - r _; . . . - - N ;I; , ' Ill - - - . . :.'. , .,:r I "....'.. - _".. : . L - 11" - .. . ' ' - -f' - "�.4r � � , ", . . , I - : - 15 ._,'r _, . , - � IF . - .: .:'. r :.- - . . .. ..y . , - % - ArOm _. . . _ . . - 4 ge 40 rl 0 V) N 0 illllllllllllllllllllli 0 I I I m .J W N %l LnQ `llllllllllllll�o a) I n__ `llllllllllllll�O 1--c lm�e-emmomffia--j ""Imp m �OWMUB TREE STAKING SCALE: 3/4" =1' GEPOLE STAKE WITH R TIES- (6) PER TREE 35ER 4 WIRE TIES 'ECIFICATIONS ALL- SET CROWN 1" FINISH GRADE ;H IN BASIN ING BASIN ER OF MULCH /ATE PLANTING PIT TO WIDTH AND DEPTH OF DOT BALL :"r SIDES OF PIT ILL MIX (SEE SPECS.) GRAM AGRIFORI" I TABLETS IOTES FOR RATES) w.,..„'URBED NATIVE SOIL SHRUB 1" LAYER OF MULCH IN BASIN 3" BASIN (IN G.C. ONL`r) 3x DIA. OF CAN 3" LAYER OF BARK MULCH ROOTBALL BACKFILL MIX (SEE SPECS.) SCARIFY SIDES OF PIT USE 21 GRAM AGRIFORM TABLETS (SEE NOTES FOR RATES) UNDISTURBED NATIVE SOIL 2x ROOT BALL SHRUB PLANTING SCALE 3/4" =1' =i=nM nQ =I RTC,_ PLANT cn SPACING Q /141 GROUNDCOVER PLANTING SCALE 3/4" =1' PANTING NOTES 1. The scope of work includes furnishing all materials necessary for the installation of the planting, backfill, irrigation and drainage work outlined in these drawings. All work shall be performed by persons familiar with planting work and under supervision of a qualified planting foreman. 2. Plant material locations are diagrammatic and may be subject to change by the landscape architect before the maintenance period begins. 3. All trees to be staked as shown in the tree planting detail. 4. Contractor sha I I ensure trees do not conflict with utilities. 5. If a discrepancy between these plans and actual on -site conditions occurs, the Landscape Contractor is to notify the Landscape Architect immediately, before proceeding with his work, for a decision. &. All plants will be inspected for acceptable form and condition by Landscape Architect. Unacceptable plants will be replaced by the Landscape Contractor at no additional cost to the owner. All plants shall be togged with the name of the plant in accordance with the standards of practice recommended by the American Association of Nurserymen. In all cases, botanical names shall take precedence over common names. 1. All work shall be performed by persons familiar with planting work and under supervision of a qualified planting foreman. 8. Plant material locations are diagrammatic and may be subject to change by the landscape architect before the maintenance period begins. 9. All plants brought onto the site shall be watered and protected from excessive wind, sun, frost, physical damage and theft until planted. 101andscape Architect shall be notified at least two working days prior to estimated time of setting out plants so a mutually acceptable time can be scheduled for final plant placement. All plants shall be placed in approximate locations shown on plans by Landscape Contractor prior to arrival of Landscape Architect. Final adjustments of locations shall be made by Landscape Architect. 11. The Landscape Architect reserves the right to make deletions, additions or substitutions in the field as necessary with adjustments in the contract as appropriate. 12. Prior to commencement of planting procedures, soil must be inspected for the following: a. Rough Grading: such that all stones over 1" diameter and pockets of road base, asphalt, gravel and concrete have been removed and planting areas slope toward drains and away from structures. b. Amendment: amendments have been incorporated into the soil per the soils test. c. Weeds: all weeds have been removed from all planting areas and pernicious weeds have been treated with appropriate herbicides or approved equal. -I. All asphalt, base course and other debris are to be removed completely below planting areas. Contractor is responsible for supplying top soil as necessary for all planting areas. 8. It shall be the Landscape Contractor's responsibility to provide adequate drainage of all plantings, sufficient to insure healthy growth. 9. All trees to be staked as shown in the tree planting detail. 1O.Contractor shall ensure trees do not conflict with utilities. 11. Mulch all planting areas with 3 inch deep layer of Fir or Redwood walk on bark mulch except where only groundcover occurs, depth shall be 2 inches. 12. After planting has been approved by Landscape Architect, all plant tags are to be removed. 13. pig planting pits 3 times the width of tree rootball and 2 times the width of shrub root ball. Backfill pits with -10'ro native on -site soil and 3016' nitrolized shavings or equiva lent. 5a ckf i 11: 10%, native soil by volume 309.' nitrolized shavings or equivalent 16 lbs. gro-power plus, per cubic yard mix *other amendments per soil analysis grow -power planting tablets Camp 8c Camp Associates Planning &Landscape Architecture 2520 CAMINO DIABLO WALNUT CREEK, CA 94597 P. (925) 941-6490 EMAIL: tc@campandcamp.com w W U a *%1_o Zoo LU C) w = Q o Ciec U o Ln w o CN z 00 � � m**-.OOQ PLANTING DETAILS & NOTES �'kNDSCgpF NCF c q�C' co w m or NO.4494 ti * REN. 09/30/24 ��9TF OF CA��F���� REVISIONS: 02/17/2023 • 03/01/2023 DATE: 01 /16/2023 SCALE: 1 /8" = 1'- 0" JOB: 22-059 SHEET L-3.2 IRRIGATION NOTES I. SEE SHEET L-4.1 FOR IRRIGATION NOTES. GRAPHIC CLARITY NOTE IRRIGATION EQUIPMENT MAY BE SHOWN WITHIN HARDSCAPE FOR GRAPHIC CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT WITHIN PLANTED AREAS. IRRIGATION PIPE AND WIRE CROSSING BENEATH HARDSCAPE SURFACES SHALL BE CONTAINED WITHIN SLEEVING OR SCHEDULE 40 PVC CONDUIT. SLEEVING SIZE SHALL BE A MINIMUM OF TWO TIMES THE AGGREGATE DIAMETER OF ALL PIPES CONTAINED WITHIN SLEEVE. PROVIDE VERTICAL SWEEP FOR ALL ELECTRICAL CONDUIT ON EACH SIDE OF HARDSCAPE AND TERMINATE ENDS AT 1211 MINIMUM DEPTH AND 12" FROM HARDSCAPE SURFACE. MWELO DOCUMENTATION SEE SHEET L-4.1 "I agree to comply with the requirements of the Water Efficient Landscape Ordinance and submit a complete Landscape Documentation Package." Signature: R. Terrence Camp Landscape Architect No. 4494 PLAN NOTES: lO P FLOW SENSOR. REFER TO IRRIGATION LEGEND. ® MASTER CONTROL VALVE (LINE SIZE) REFER TO IRRIGATION LEGEND. Q NEW 1511 REDUCED PRESSURE BACKFLOW PREVENTION ASSEMBLY AND PRESSURE REGULATOR REFER TO IRRIGATION LEGEND. Q IRRIGATION POINT OF CONNECTION Q IRRIGATION SUB -METER. IB" WATER METER MAXIMUM IRRIGATION DEMAND- 13 GFIM AT 55 PSI MINIMUM STATIC PRESSURE AT WATER METER LOCATION (V.IF). Q EBMUD DOMESTIC WATER METER Q IRRIGATION CONTROLLER. WALL MOUNT OUTDOOR MODEL AT THIS LOCATION CONNECT TO 120 VOLT A.C. ELECTRICAL SERVICE INSTALLED AT THIS LOCATION UNDER ELECTRICAL CONTRACT. IRRIGATION CONTRACTOR SHALL COORDINATE LOCATION OF ELECTRICAL SERVICE PRIOR TO CONSTRUCTION. ® WIRELESS ET WEATHER SENSOR MOUNTED ON SAVE. Q STUB OUT IRRIGATION MAINLINE FOR FUTURE EXANSION IRRIGATION LINE SIZING DESCRIPTION GPM New Mainline 211 1120 SCN. 40 PVC W/ SCN. 40 fittings under 18" cover New 3/4" 1120 SCN. 40 PVC W/ SCN. 40 fittings under 12" cover 0-8 1811 under pavement New 111 1120 SCN. 40 PVC W/ SCN. 40 fittings under 12" cover 8-12 18" under pavement New 1 1/4" 1120 SCN. 40 PVC W/ SCN. 40 fittings under 12" cover 12-22 1811 under pavement H� New 1 1/2" 1120 SCN. 40 PVC W/ SCN. 40 fittings under 12" cover 22-30 1811 under pavement \� New 2" 1120 SCN. 40 PVC W/ SCN. 40 fittings under 12" cover 30-50 18" under pavement x x x -- �ai� x ,/ x-- x _ x �X— x x x—, x— x � x x � x— x� x —_ x— x— _x- -� x — x x - -- - -- x — x - - ---- - - --- --- — x — x - - - -- -- -- - - x x — x x _ - -- -- -- -- -- - -- - - -- - x x x _ _ - - -- -- -- - - x x x � LANDSCAPE AREA SUBJECT TO MWELO — x � ° SPECIAL LANDSCAPE AREA HYDROZONE SF (AREA OF THE LANDSCAPE DEDICATED SOLELY TO EDIBLE PLANTS) SF VERY LOW HYDROZONE� (LOW WATER USE LANDSCAPE) _ 860 SF LOW HYDROZONE (LOW WATER USE LANDSCAPE) SF 60 MEDIUM HYDROZONE _ (MEDIUM WATER USE LANDSCAPE) ° SF HIGH HYDROZONE — (HIGH WATER USE LANDSCAPE, POOLS, AND FOUNTAINS) r \ ' HYDROZONE #5: 2,720 SF TOTAL LANDSCAPE AREA SUBJECT TO MWELO LANDSCAPE AREA NOT SUBJECT TO MWELO 2,576 NON -IRRIGATED LANDSCAPE SF (MULCH ONLY AREAS, GRAVEL AREAS,..) 21,827 NON -IRRIGATED EXISTING NATIVE VI SF (EXISTING NATIVE VEGETATION) 024,403 SF TOTAL NON -IRRIGATED LANDSCAPE AREA "27,123 SF TOTAL LANDSCAPE AREA I I I I I I I I I I I I I I I I I I I I I I I I V _ V -\/ v I I I I I I I /T IRRIGATION LEGEND SYMBOL MFG ■ Toro O Toro Toro N Toro FS Toro Dt Febco Toro WM2 Netafim or equa I DESCRIPTION MODEL NO. DETAIL Bubbler (two Per Tree) 5105-FB-50-PC 2 / L-42 Master Valve (Normally Open) 252-21-06 5 / L-42 3/4" Remote Control Valve 264-06-03 5 / L-42 Flow = 025 - 15.00 GPM 1" Remote Control Valve P220-26-04 5 / L-42 Flow = 5.00 - 50.00 GPM Drip Zone Valve Kit DZK-100-I-LF 4 / L-42 Flow = 0.1 - 6.00 GPM Flow Sensor TF5-150 - V Reduced Pressure 825Y-QT 1 I / L-43 Ba ckf low Preventer DL2000 series dripline RGP-212-05 4-8 / L-4.4 with Tri-Loc fittings 1.511 Irrigation Sub -meter WM-150-1.0-IRS Toro Drip System Flushing Valve in T-FJJ16 1 / L-4.4 Valve box Toro Air Relief Valve in valve box YD-500-34 3 / L-4.4 Not Shown - Ball valve - one at Line size 5 / L-43 each valve manifold H Leemco Gate valve (Line Size) LGT-XX-SS 1 / L-42 © Toro 4 Station Irrigation Controller EVO-400 3 / L-42 W/ 12 Station Expansion Module EMOD-12 ® Toro ET Weather Sensor EVO-WS 4 / L-42 o.c Point of Connection _ _ = PVC Sleeving See Sleeving Callout +• Sleeve size Sleevin Callout +' sleeve Depth g © Valve Ca I lout 4 Tag GPMs of bubblers / Linear Footage of drip line SF of zone HYDROZONE # ; Hydrozone Boundary / Callout \ 0 5' 10' 2 0' 3 0' Camp 8c Camp Associates Planning & Landscape Architecture 2520 CAMINO DIABLO WALNUT CREEK, CA 94597 P. (925) 941-6490 EMAIL: tc@campandcamp.com w (1) U a �o Zoo Lr) LU C) I (ON Ln w = Q o � � U o w=•�o CN w 00 a Z Co �O 0 Q PRELIMINARY IRRIGATION PLAN \,NNDSCgp NCF c 9�C, 0 w �.,... m CC Z494 y * REN. 09/30/24 \1 �P F OF CA��F��/ REVISIONS: 02/17/2023 • 2 03/01/2023 DATE: 01 /16/2023 SCALE: 1 " = 10' - 0" JOB: 22-059 SHEET L-4,00 IRRIGATION NOTES HYDROZON E INFORMATION TABLE HYDROZONE ZONE OR VALVE IRRIGATION METHOD GPM AREA (SO. FT.) %OF LANDSCAPE AREA LW 1 D 1.95 235 7. 96% LW 2 D 3,86 (��850 2 28, 79% LW 3 B 2,00 7 0, 24% MW 4 B 9.00 60 2.03% LW 5 D 5,22 647 21, 92% MW 6 B 7.00 26 0.88% LW 7 D 3,66 549 18, 60% MW 8 D 3,85 578 19, 58% TOTAL "HYDROZONE HW = HIGH WATER USE PLANTS MW = MODERATE WATER USE PLANTS LW = LOW WATER USE PLANTS = ARTIFICIAL TURF 36.54 2952 2 IRRIGATION MS = MICRO SPRAY S = SPRAY R = ROTORS B = BUBBLERS D = DRIP O = OTHER LANDSCAPE DOCUMENTATION PACKAGE CHECK LIST X 1. Water Efficient Landscape Worksheet -Hydrozone Information Table -ETWU & MAWA X 2. Landscape Design Plan X 3. Irrigation Design Plan X 4. Grading Plan X 5. Soil Management Report X 6. Certificate of Compliance 100.00% 7. Certificate of Completion (Upon approval of Landscape Documentation Package by the local agency, the project applicant shall: (1) Receive a permit or approval of the plan check or design review and record the date of the permit in the Ceritficate of Completion. (2) Submit a copy of the approved Landscape Documentation Package along with the record drawings and any other information to the property owner or his/her designee. (3) Submit a copy of the Water Efficient Landscape Worksheet to the local water purveyor. "I agree to comply with the requirements of the Water Efficient Landscape Ordinance and submit a complete Landscape Documentation Package." Signature: R. Terrence Camp Landscape Architect No. 4494 WATER EFFICIENT LANDSCAPE WORKSHEET Project Name: Benepal Residence - 68 Hidden Hills Place, Danville, CA Reference Evapotranspiration (Eto) I4fi.1 Hydrozone# Plant Irrigation Irrigation ETAF Landscape ETAF x Area Estimated /Planting Factor (PF) Method Efficiency (PF/IE) Area (sf) Total Water Description (IE) Use (ETWU) Regular Landscape Areas #1 Shrubs 0.30 Drip 0.81 0.37 5. 87.04 2,487.69 #2 Shrubs 0.30 Drip 0.81 0.37 850.00 2 314.81 8,998.04 #3 Shrub/Pots 0.30 Bubbler 0.81 0.37 2.59 74.10 #4 Trees 0.60 Bubbler 0.81 0.74 60.00 44.44 1,270.31 #5 Native Screen 0.30 Drip 0.81 0.37 647.00 239.63 6,849.09 #6Trees 0.60 Bubbler 0.81 0.74 26.00 19.26 550.47 #7 Shrubs 0.30 Drip 0.81 0.37 549.00 203.33 5,811.67 #8 Shrubs 0.60 Drip 1 0.81 0.74 578.00 428.15 12,237.33 Totals 2,952-001 1,339.26 38, 278.71 Special Landscape Areas Totals 0.00 0.00 0.00 EWTU TOTAL 38, 278.71 Maximum Allowed Water Allowance (MAWA) 46,405.74 ETAF Calculations Reeular Landscape Areas Total ETAF x Area 1,339.26 Total Area 2,952.00 Average ETAF 0.45 All Landscape Areas Total ETAF x Area 1,339.26 Total Area 2,952.00 Sitewide ETAF 0.45 PROJECT INFORMATION MAWA (Annual Gallons Allowed) = (Eta x 0.62) ((ETAF x LA) + ((1-ETAF) x SLA)) ETAF for residential = 0.55 ETAF for non-residential = 0.45 Average ETAF for Regular Landscape Areas must be 0.55 or below for residential areas and 0.45 or below for non-residential areas DATE: 01 /17/2023 PROJECT APPLICANT: William Wood Architects PROJECT ADDRESS: 58 Hidden Hills Place TOTAL LANDSCAPE AREA NOT SUBJECT TO MWELO: 24,403 SF TOTAL LANDSCAPE AREA: 27,355SF TOTAL IRRIGATED ARE �-2,�92 �SF 2 PROJECT TYPE: PRIVATE WATER SUPPLY: Potable, EBMUD "A Landscape Irrigation Audit is required. This Audit must be completed by a third party Certified Landscape Irrigation Auditor, not the designer or installer. The Audit must be submitted to the Su i ld ing Department, with a Certificate of Completion (Appendix C) as required by the Department of Water Resources, prior to scheduling a Final Inspection of the Water Efficient Landscape permit." 1. Irrigation equipment may be shown within hardscape for graphic clarity only. Install all irri ation equipment within planted areas. Irrigation pipe and wire crossing beneath hardscape surpaces shall be contained within sleeving or schedule 40 pvc conduit. Sleeving size shall be a minimum of two times the aggregate diameter of all pipes contained within sleeve. Provide vertical sweep for all electrical conduit on each side of hardscape and terminate ends at 12" minimum depth and 12" from hardscape surface. 2. Unsized lateral line piping located down stream of 1" piping shall be 1" in size (Typical). 3. Planting is not to start until the irrigation system is fully operational and the hydrostatic ppressure test, coverage review, and grading review is completed and approved by the City Eng sneer. 2. Do not willfully install the sprinkler system as shown on the drawings when it is obvious in the Field that obstructions, grade differences or differences in area dimensions exist that might not have been considered in the engineering. such obstructions or differences shall be brought to the attention of the owner's authorized representative. In the event this notification is not performed, the irrigation contractor shall assume full responsibility for any revision necessary. 3. It is the responsibility of the irrigation contractor to familiarize himself with all grade differences, location of walls, etc. he shall coordinate his work with the general contractor and other sub -consultants for the location of pipe sleeves through walls and under roadways, paving, structures, etc. 4. The irrigation contractor shall flush and adjust all sprinkler heads for optimum performance and to prevent overspray onto walks, roadways, and/or buildings as much as possible. this shall include selecting the best degree of arc to fit the existing site conditions and to throttle the Flow control at each valve to obtain the optimum operating pressure for each system. 5. Notify Architect of any aspect of the layout that will provide incomplete or insufficient water coverage of plant material and do not proceed until instructions are obtained. 6. Install valve boxes 12" from and perpendicular to walk, curb, lawn, building or landscape feature. at multiple valve groups, each box shall be an equal distance from the walk, curb, lawn, etc. and each box shall be 12" apart. short side of valve box shall be parallel to walk, curb, lawn, etc. S. Provide installation by persons familiar with irrigation work and under the supervision of a qualified supervisor. 9. obtain the permits required and provide labor and materials necessary to fully complete the work in accordance with the drawings and the specifications. 10. Locate and protect new and existing utilities prior to excavation. 11. Do not damage existing utilities, paving or structures. provide the necessary repairs at no additional cost to the city. 12. Remove debris and accumulation of debris as a result of irrigation construction from the site and leave area in a clean condition acceptable to the city engineer. 13. Maintain site for calendar days as specified, following acceptance of work by the city and make corrections or repairs to the irrigc�ation as directed by the City Engineer at the completion of the maintenance periool. 14. The drawings are diagrammatic. equipment shown in paving is for clarity only - install in plantingq areas where possible. Due to the scale of the drawings, all offsets, fittincgs, sleeves, etc. whicFi may be required are not indicated. investigate the structural and finished conditions affecting the contract work includinobstructions, grade differences or area differences which may have not been considered in i9e engineering, Where field changes exist, coordinate the insta (ration work accordingly by notification and approval of the the city engineer as per the contract specifications. coordinate irrigation contract work with all applicable contractors for the location and installation of pipe, conduit, or sleeves of pipe, conduit or sleeves through or under walls, roaclwac s, paving, structure, etc. before construction. assume full responsibility for required revisions if these notifications are not performed. 15. Plastic valve boxes are to be green in color with bolt down, non -hinged cover marked "irrigation". box body shall have knock outs. manufacturer. Carson or approved equal. Valve numbers are to be branded on valve box lid or each valve sha I I have a valve tag. 16. Flush and adjust sprinkler heads for efficient performance. prevent over spray on the walks, roadways, signs, lights, and/or buildings. select the best degree of arc to fit the existing site conditions and throttle the flow control or pressure regulation device at each valve to obtain the best operating pressure for each system. 11. Compost incorporated at a rate of 4 cubic yards per 1,000 SF into the top (o inches of soil or compost per horticultural soil report recommendtions. 16. All planting areas shall be to dressed with 3" layer of chipped mulch. IS. Pressure regulating devices are required if water pressure is below or exceeds the recommended pressure of the specified irrigation devices. 20. Check valves or anti -drain valves are required on all sprinkler heads where low point drainage could occur. 21. Irrigation system is designed to prevent runoff, low head drainage, overspray, or other similar conditions where irrigation water flows onto non -targeted areas. 22. A diagram of the irrigation plan showing hydrozones shall be kept with the irrigation controller For su5sequent management purposes. 23. A Certificate of Completion shall be filled out and certified by either the designer of the landscape plans, the designer of the irrigation plans, or the licensed landscape contractor for the project. 0 24. An irrigation audit report shall be completed at the time of final inspection. A Landscape Irrigation Audit is required. This Audit must be completed by a third party Certified Landscape Irrigation Auditor, not the designer or installer. The Audit must be submitted to the Building Department, with a Certificate of Completion (Appendix C) as required bV the Department of Water Resources, prior to scheduling a Final Inspection of the Water Efficient Landscape permit. 25. A landscape waste diversion plan shall be completed and submitted with the Certificate of Completion. Camp 8c Camp Associates Planning & Landscape Architecture 2520 CAMINO DIABLO WALNUT CREEK, CA 94597 P. (925) 941-6490 EMAIL: tc@campandcamp.com LANDSCAPE DOCUMENTATION PACKAGE \,NNDSCgp NCF c 9�C, GO LL, �.,... �� <w. m CC N0.4494 y * REN. 09/30/24 ���TF OF CAL�F���\P REVISIONS: 1 02/17/2023 • 2 03/01/2023 DATE: 01 /16/2023 SCALE: 1 "=10'-0" JOB: 22-059 SHEET L�A • 1� REMOTE CONTROL VALVE WITH FLOW ® SCHEDULE 80 PVC NIPPLE (3 CONTROL AND MANUAL BLEED TOTAL). (PRESSURE REGULATOR WHERE Og VALVE I.D. TAG (CONTROLLER SHOWN ON PLANS). AND STATION NUMBER). O USE A 14" X 19" RECTANGULAR 10 SCHEDULE 80 PVC THREADED PLASTIC VALVE BOX WITH BOLT DOWN LID FOR 1 " VALVES. FOR 1 1 UNION. PEA GRAVEL OR 3/4" DRAIN 1.5" AND LARGER VALVES INSTALL ROCK- 4" [100mm] DEEP BELOW BALL VALVE WITHIN A SEPARATE 10" ROUND BOX OR ONE BALL VALVE (NO SOIL IN VALVE BOX). VALVE PER MANIFOLD OF VALVES. Q 19 GAUGE 1/2" [12mm] GATE VALVE SIZE SHALL BE SAME SQUARE WIRE MESH. AS LARGEST VALVE WITHIN 10 UPC APPROVED SCHEDULE 40 MANIFOLD. ONE VALVE PER BOX- PVC TEE. NO EXCEPTIONS. INSTALL BOX AS 14 SCHEDULE 80 PVC 90' ELBOW SHOWN IN BOX INSTALLATION (TxT). DETAIL. 0 SCHEDULE 80 PVC NIPPLE - FINISH GRADE. LENGTH AS REQUIRED. ® PVC LATERAL LINE. 16 BRICK-1 EACH CORNER. 05 REFER TO IRRIGATION SPECS. O PVC MAIN LINE. © 3" [75mm] MIN, 6" [150mm] MAX. ® SCHEDULE 80 PVC UNION 07 VALVE CONTROL WIRE- PROVIDE BALL VALVE (ONE PER SEAL PACKS AT ALL SPLICES AND VALVE). 3' [1 m] OF EXCESS OF WIRE IN 19 SCHEDULE 40 MALE ADAPTER A I" [25mm] DIAMETER COIL. REMOTE CONTROL VALVE SCALE: NONE I1[•ll=1 1. ALL MAIN SUPPLY LINES AND LATERAL LINES SHALL BE PLACED IN SLEEVES UNDER PAVED SURFACES. INSTALL LOW VOLTAGE WIRES WITHIN A SEPARATE CONDUIT UNDER PAVED SURFACES. DO NOT TAPE WIRES WITHIN CONDUIT. [4E 10 CLEAN BACKFILL MATERIAL. 02 FINISH GRADE. 03 LATERAL LINE. ® MAIN LINE. 05 LOW VOLTAGE CONTROL WIRE. TAPE AND BUNDLE TUBING OR WIRING AT 10 FT. INTERVALS. WIRING SHALL BE LAID OUT LOOSELY IN THE TRENCH. © DETECTABLE WARNING TAPE OVER MAIN LINE - 3" [75mm] ABOVE PIPE. 07 TYPICAL DISTANCE BETWEEN PIPES. TRENCHING SCALE: NONE 10FINISH GRADE 02 RECTANGULAR JUMBO PLASTIC VALVE BOX WITH BOLT DOWN LID. ONE VALVE PER BOX- NO EXCEPTIONS. INSTALL BOX AS SHOWN IN BOX INSTALLATION DETAIL. 03 SCHEDULE 80 PVC UNION BALL VALVE (ONE PER VALVE) ® SCHEDULE 80 PVC THREADED UNION 05 REMOTE CONTROL VALVE © VALVE I.D. TAG (CONTROLLER AND STATION NUMBER). 07 SCHEDULE 40 MALE ADAPTER @ BRICK-1 EACH CORNER. PVC MAIN LINE. ([)UPC APPROVED SCHEDULE 40 PVC TEE. 01 SCHEDULE 80 PVC NIPPLE-(4-TOTAL) LENGTH AS REQUIRED. PEA GRAVEL OR 3/4" [20mm] DRAIN ROCK - 4" [102mm] DEEP BELOW VALVE (NO SOIL IN VALVE BOX). 19 GAUGE 1/2" [13mm] SQUARE WIRE MESH. ® SCHEDULE 80 PVC 90° ELBOW (TxT) . VALVE CONTROL WIRE- PROVIDE 3M-DBY SEAL PACKS AT ALL SPLICES AND 3' [1 m] OF EXCESS OF WIRE IN A 1 " [25mm] DIAMETER COIL. DISC FILTER 0 PRESSURE REGULATOR (40 PSI) REMOTE CONTROL VALVE (DRIPZONE' SCALE: NONE REFER TO IRRIGATION LEGEND 010" ROUND PLASTIC VALVE BOX WITH BOLT DOWN LID. O 8" [200mm] CLASS 160 OR SCHEDULE 40 PVC PIPE (NOTCH TO FIT OVER MAIN LINE PIPE). 03 PVC MAIN LINE. ® FINISH GRADE. 05 PEA GRAVEL OR 3/4" [20mm] DRAIN ROCK - 4" [100mm] DEEP (NO SOIL IN VALVE BOX). © BRICK-2 TOTAL. 07 19 GAUGE 1/2" [13mm] SQUARE WIRE MESH. ® GATE VALVE. 09 MALE ADAPTER. REFER TO LEGEND FOR FITTING TYPE. GATE VALVE SCALE: NONE NO DETAIL SCALE: NONE Camp 8c Camp Associates Planning & Landscape Architecture 2520 CAMINO DIABLO WALNUT CREEK, CA 94597 P. (925) 941-6490 EMAIL: tc@campandcamp.com w U z w 0 LU ce J Q W z W m W U _0 Q V RN IRRIGATION D ETAI LS \,NNDSCgp NCF w m CC z494 y * REN. 09/30/24 \F OF CAS\F��/ REVISIONS: 02/17/2023 • 2 03/01/2023 DATE: 01 /16/2023 SCALE: SEE DETAIL JOB: 22-059 SHEET L - 4,0 2 S%O O N Z Q FINISH GRADE CARSON VALVE BOX WITH T-COVER BALL SCALE: N 3 VALVE 4 z m > Q= O (n J U Q = 0 W z_ u) z z�a 0 o -ry CD 12" PVC PIPE �I I -BALL VALVE r[rPEA GRAVEL 4" DEEP - NO SOIL IN BOX PVC MALE ADAPTER v"I BRICK 3 MIN. SCH 40 PVC MAINLINE INSTRUCTIONS: 1. STRIP WIRES APPROXIMATELY 1/2" (13 mm) TO EXPOSE WIRE. 2. TWIST CONNECTOR AROUND WIRES CLOCKWISE UNTIL HAND TIGHT, DO NOT OVERTIGHTEN. 3. INSERT WIRE ASSEMBLY INTO PLASTIC TUBE UNTIL WIRE CONNECTOR SNAPS PAST LIP IN BOTTOM OF TUBE. 4. PLACE WIRES WHICH EXIT TUBE IN WIRE EXIT HOLES AND CLOSE CAP UNTIL IT SNAPS. 5. INSPECT FINAL SPLICE ASSEMBLY TO BE SECURE AND FINISHED. WEATHERPROOF WIRE SPLICE ASSEMBLY SCALE: NONE IRRIGATION CONTROLLER @120 VOLT SERVICE IN RIGID STEEL CONDUIT 3�120 VOLT LOCKABLE ON/OFF SWITCH PROVIDED CONTRACT @120 VOLT SERVICE TO CONTROLLER LOCATION CONTRACTOR 24" MIN. IN. 7_rr[0l,1l PROVIDED BY ELECTRICAL @SCHEDULE 40 GREY PVC ELECTRICAL CONDUIT FOR LOW VOLTAGE WIRE ©EXTERIOR WALL (I)ELECTRICAL PULL BOX PER ELECTRICAL CODE ®FINISH GRADE CONTROLLER - INTERIOR WALL MOUNTED SCALE: NONE NOTE: MAXIMUM LINE OF SIGHT FROM SENSOR TO RECEIVER IS 1000 FT, DISTANCE IS LESS IF ❑BSTRUCTI❑NS EXIST, SENSOR MUST BE INSTALLED IN "CLEAR SPACE" WHERE IT IS EXPOSED TO UNOBSTRUCTED RAINFALL AND IS CLEAR OF IRRIGATI❑N SPRAY. 10 WIRELESS CLIMATE SENSOR TRANSMITTER (EVE/GUTTER MOUNTED) @ MOUNT SENSOR ON GUTTER/EVE �3 GUTTER/EVE ® SENSOR RECEIVER @ C❑NTR❑LLER WIRELESS CLIMATE SENSOR O REDUCED PRESSURE BACKFLOW ASSEMBLY. @ WROUGHT COPPER MALE ADAPTER-2 TOTAL (SOLDER x THREAD CONNECTION). @ COPPER TYPE "K" PIPE (LENGTH AS REQUIRED). ® WROUGHT COPPER 90° ELBOW-2 TOTAL (SOLDER x THREAD CONNECTION). O PVC MAIN LINE TO POINT OF CONNECTION. © BUSH AS NECESSARY FOR SIZE TRANSITION. 12 O7 SCHEDULE 40 PVC MALE ADAPTER- 2 TOTAL. @ CONCRETE SUPPORT BLOCK. O9 CONCRETE PAD -SEE ENCLOSURE DETAIL. 10 FINISH GRADE. 11 PVC SLEEVE BOTH SIDES. 12 REFER TO IRRIGATION LEGEND 13 PVC MAIN LINE TO IRRIGATION SYSTEM. NOTES: 1. INSTALL A FREEZE PREVENTATIVE BLANKET AROUND BACKFLOW ASSEMBLY. BLANKET SHALL BE GREEN. 2. DO NOT SOLDER CONNECT FITTINGS WHILE THREADED INTO BACKFLOW ASSEMBLY. THIS MAY CAUSE DAMAGE TO DEVICE. 3. NIPPLES AND FITTINGS TO BE SAME IPT SIZE AS BACKFLOW ASSEMBLY. 4. PROVIDE A STAINLESS STEEL ENCLOSURE TO COMPLETELY ENCLOSE DEVICE. INSTALL ENCLOSURE TO CONCRETE BASE AS DIRECTED BY MANUFACTURER. REDUCED PRESSURE BACKFLOW ASSEMBLY SCALE: NONE VALVE IDENTIFICATION 10 CONTROLLER AND STATION 0 VALVE TYPE 30 HEAT BRAND LETTERS AND NUMBERS INTO LID. @ VALVE BOX COVER 6 [300mm] 7 12" 12" [_1_2_"] 12" [300mm] TYPICAL TOP VIEW OF BOXE8S 50 RECTANGULAR VALVE BOX © ROUND VALVE BOX FOR QCV AND GATE VALVE. 70 HEAT BRAND LETTERS AND NUMBERS INTO LID (TYPICAL). ® EDGE OF LAWN, WALK, FENCE, CURB, ETC. INSTRUCTIONS: 1 • CENTER VALVE BOX OVER REMOTE CONTROL VALVE TO FACILITATE SERVICING VALVE. 2. SET BOXES 1 " [25mm] ABOVE FINISH GRADE OR MULCH COVER IN GROUND COVER/SHRUB AREA AND FLUSH WITH FINISH GRADE IN TURF AREA. 3. SET RCV AND VALVE BOX ASSEMBLY IN GROUND COVER/SHRUB AREA WHERE POSSIBLE. INSTALL IN LAWN ONLY IF GROUND COVER DOES NOT EXIST ADJACENT TO LAWN. 4. SET BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE OF LAWN, WALK, FENCE, CURB, ETC. 5. AVOID HEAVILY COMPACTING SOIL AROUND VALVE BOXES TO PREVENT COLLAPSE AND DEFORMATION OF VALVE BOX SIDES. 6. INSTALL EXTENSION BY VALVE BOX MANUFACTURER AS REQUIRED TO COMPLETELY ENCLOSE ASSEMBLY FOR EASY ACCESS. VALVE BOX INSTALLATION Camp 8c Camp Associates Planning & Landscape Architecture 2520 CAMINO DIABLO WALNUT CREEK, CA 94597 P. (925) 941-6490 EMAIL: tc@campandcamp.com IRRIGATION D ETAI LS �p,NDSCgp ENCF w �.,... m CC z494 y * REN. 09/30/24 Lp��TF CF CA��F���\P REVISIONS: 02/17/2023 • 2 03/01/2023 DATE: 01 /16/2023 SCALE: SEE DETAIL JOB: 22-059 SHEET SCALE: NONE SCALE: NONE PLAN FV 1 O FLUSH VALVE PLUMBED TO FLUSH MANIFOLD AT LOW POINT O2 1 " FLEXIBLE PVC IPS HOSE FLUSH MANIFOLD. 2 O MANIFOLD -TO -ELBOW CONNECTION (TYP). 3 4 O PURPLE PVC LATERAL LINE FORM DRIP ZONE KIT. O PURPLE PVC SUPPLY MANIFOLD. 4 © MANIFOLD -TO -TEE CONNECTION. PURPLE DRIPLINE LATERAL. ® PERIMETER LATERALS 2" 5D [50mm] TO 4" [100mm] FROM EDGE. Oq AREA PERIMETER. DRIPLINE OPERATION INDICATOR LOCATED AT THE ENDS OF EACH DRIPLINE ZONE. 8 9 FV 2 1 10 NOTE: 1. THE TOTAL LENGTH OF A SINGLE DRIP LINE RUN SHALL NOT EXCEED 200 FT. 2. INSTALL NETAFIM DRIPLINE 4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED. DRIP - CENTER FEED LAYOUT SCALE: NONE O PURPLE PVC LATERAL LINE FROM DRIP ZONE KIT. O PURPLE PVC SUPPLY MANIFOLD. O3 MANIFOLD -TO -ELBOW CONNECTION (TYP). ® PURPLE DRIPLINE LATERAL. O 1" FLEXIBLE PVC IPS HOSE FLUSH MANIFOLD. © PERIMETER LATERALS 2" [50mm] TO 4" [ 100mm] FROM EDGE. O AREA PERIMETER. ® DRIP OPERATION INDICATOR LOCATED AT THE ENDS OF EACH DRIPLINE ZONES. Oq FLUSH VALVE PLUMBED TO FLUSH MANIFOLD AT LOW POINT. i L NOTE: 1. THE TOTAL LENGTH OF A SINGLE DRIP LINE RUN SHALL NOT EXCEED 200 FT. 2. INSTALL NETAFIM DRIPLINE 4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED. DRIP - END FEED LAYOUT SCALE: NONE O PURPLE PVC LATERAL LINE ''"J'Y" ""` FROM DRIP ZONE KIT. PURPLE PVC SUPPLY III ;A MANIFOLD. 03 PVC TEE (SXSXS). ® PVC ELL (SxS). -1 05 TECHLINE LINE ELL. �i1�ll III �� II TECHLINE TEE (TLTEE)3 II IIII I� II "� s 07 BLANK 17mm POLY TUBING AT SUPPLY AND FLUSH END 4 5'<<� IJ � ' / I I IIIIIII IIIIIII Il ��� �� OF EACH ISLAND. 'tj "�l III III I II II I "� �� I I III IIIII III ® TECHLINE TEE (TLTEE) X 1 /2" ����1 II I IIIIIII I [1 3mm] SLIP ADAPTER 6 = (FTV16). 09 PURPLE DRIPLINE LATERAL. 7 �0 MANUAL FLUSH VALVE PLUMBED TO TUBING AT Ol FINISH GRADE. LOW POINT. O2 DEPTH OF TUBING PER 8 �1 DRIPLINE OPERATION IRRIGATION LEGEND. INDICATOR LOCATED AT O DEPTH OF PURPLE PVC 9 THE ENDS OF EACH LATERAL LINE PER IRRIGATION DRIPLINE ZONE. LEGEND ® ISLAND PERIMETER. ® TECHLINE TEE (TLTEE) �3 PERIMETER LATERALS 2" O5 DRIPLINE TUBING. [50mm] TO 4" [100mm] © BLANK 17mm POLY TUBING, FROM EDGE. LENGTH AS NECESSARY. ® PVC TEE (SxSxT) WITH 1 /2" [1 3mm] FPT OUTLET. O7 TECHLINE X 1 /2" MTP ADAPTER O9 PURPLE PVC LATERAL LINE FROM (TL075MA). REMOTE CONTROL VALVE. NOTE: 1. THE TOTAL LENGTH OF A SINGLE DRIP LINE RUN SHALL NOT EXCEED 200 FT. 2. INSTALL NETAFIM DRIPLINE 4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED. DRIP - ISLAND LAYOUT NOTE: 1. THE TOTAL LENGTH OF A SINGLE DRIP LINE RUN SHALL NOT EXCEED 200 FT. 2. INSTALL NETAFIM DRIPLINE 4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED. DRIP - CENTER FEED MANIFOLD 1 -77F -:::I 2 SECTIONZELEVATION NOTE: USE ONE AIR/RELIEF VALVE FOR EVERY 7 GPM PER ZONE. LOCATE AT HIGH POINTS. O 1" ABOVE FINISH GRADE. 0 3/4" x 1 /2" REDUCING BUSHING AND NETAFIM O2 FINISH GRADE. COMBINATION TEE (TL075FTEE) O 6" ROUND PLASTIC VALVE © TUBING BOX. HEAT BRAND "AR" ON " �7 PEA GRAVEL (4" DEEP). LID IN 1 HIGH CHARACTERS. ® NETAFIM AIR/VACUUM RELIEF ® BRICK SUPPORTS (2 COMMON VALVE, MODEL #TLAVRV BRICKS REQUIRED). O NATIVE SOIL PER SPECIFICATIONS. DRIPLINE - AIR RELIEF VALVE SCALE: NONE 4 3Tr- I I I II 1 1= I II II 5� 0_ I I I I ii i it � I 7 I I I II161II SECTION NOT TO SCALE O FINISH GRADE © NETAFIM 3/4" MPT O2 CARBON 708 OR EQUAL. ADAPTER (TL075MA) COLOR: BLACK. 07 BRICK (1 OF 2) ® PVC LATERAL LINE SUPPLY. DRIPLINE TUBING MINIMUM SIZE TO BE 1" UNLESS ® NETAFIM INSERT TEE (TLTEE) SIZED DIFFERENTLY ON DRAWINGS. USE SCH 40 PVC POLY TUBING, LENGTH AS 1 "xl "x3/4" TEE OR 90° ELBOW. O NECESSARY. NOTE: USE ONLY WHEN THE TOTAL LENGTH OF DRIP LINE SERVICED FROM THIS PVC CONNECTION IS LESS THAN 300 FT. DRIPLINE TO PVC CONNECTION 3 5 9 D4 5 =° 00000 0 000000 00000 000 O 6000 9D 0 CQ 0DO 0 0 0000 0000000 00 0 0000000 0 0 0 — 0 0000 18" 00000 000000 000� 000 000 0000 1 0 000 co 00 0006 00& 000 0 CD00000 0 0 00 n _00O 00 C0000 0004 REFER TO IRRIGATION LEGEND a 1O 6" ROUND VALVE BOX WITH BOLT DOWN LID 02 FINISH GRADE 03 NETAFIM AUTOMATIC FLUSH VALVE, MODEL TLFV-1 ® BLANK NETAFIM TUBING O BRICK SUPPORTS (TWO) © PEA GRAVEL SUMP DRIPLINE FLUSH VALVE SCALE: NONE FINISH C BARB X CONNECT NOTE 1. LOCATE INDICATOR STAKE AT THE FARTHEST AND/OR HIGHEST POINT ON THE ZONE. OPERATIONAL FLAG SCALE: NONE ON FLAG -LEX K TUBING KE �.;HLINE® 17MM DRIPLINE N41= " 0or kx x Camp 8c Camp Associates Planning & Landscape Architecture 2520 CAMINO DIABLO WALNUT CREEK, CA 94597 P. (925) 941-6490 EMAIL. tc@campandcamp.com IRRIGATION D ETAI LS VNNDSCgp NCF CC NO.4494 y * REN. 09/30/24 \F OF CA��F��/ REVISIONS: 02/17/2023 • 2 03/01/2023 DATE: 01 /16/2023 SCALE: SEE DETAIL JOB: 22-059 SHEET L-4,04 SCALE: NONE SCALE: NONE SCALE: NONE BENEPAL RESIDENCE 68 HIDDEN HILLS PLACE DANVILLE, CA 94506 BODY STUCCO Benjamin Moore Dove Wing #960 ROOF CertainTeed Presidential Series Charcoal Black W.ILLIAM WOOS 301 HARTZ AVENUE, SUITE 203 DANVILLE, CALIFORNIA (925) 820-8233 FAX (925) 820-8793 TRIM Kelly Moore Apple Hill #KM5771 E. WINDOWS Black RETAINING WALLS Country Manor Onyx/Toffee - q -w ; 9wir r ,i * JL wN Wr on - M it 4h op At IL •— T r a1 r Y,r f I ATTACHMENT B 4i W. m Vol. P7 ji ow Alf