HomeMy WebLinkAbout050923-05.1 PLANNING COMMISSION STAFF REPORT 5.1
TO: Chair and Planning Commission May 9, 2023
SUBJECT: Resolution No. 2023-08, approving Development Plan request DEV23-
0001 allowing the development 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 within a Town-identified Major Ridgeline area. The site
is located at 68 Hidden Hills Place.
DESCRIPTION/ BACKGROUND
This application is a request to develop a new single-family residence located at 68
Hidden Hills Place. The proposed residence is a two-story 6,044 square foot structure
with a 780 square foot attached garage, and a 1,148 square foot detached Accessory
Dwelling Unit. This project is located within a Major Ridgeline area and is subject to the
requirements of the Town’s Major Ridgeline and Scenic Hillside Ordinance.
The Danville Town Planning Commission approved Minor Subdivision request MS 856-
97 in April 1998. A Condition of Approval of that subdivision requires that future
development of this lot be subject to review and approval by the Design Review Board
and Planning Commission under a separate Development Plan application.
Development Plans applications for projects located within a Major Ridgeline area
require review and approval by the Planning Commission.
The Design Review Board (DRB) reviewed the proposed architectural and landscape
plans during their meeting on March 30, 2023. At that meeting, the DRB recommended
approval of the architectural plans.
EVALUATION/ DISCUSSION
Conformance with General Plan and Zoning District
The site has a General Plan Land Use Designation of Residential – Country Estates (1 Unit
Per Acre). The parcel is zoned P-1; Planned Unit Development District with R-40; Single-
Family Residential District (minimum 40,000 square foot parcel size) zoning standards.
The proposed residence meets all development standards for properties zoned R-40.
Architecture
The proposed single-family residence includes tan “wise owl” stucco siding, taupe
68 Hidden Hills Place 2 May 9, 2023
“stonegate” trim, and black windows. The proposed roof would consist of a “charcoal
black” GAF composite roll material. The proposed colors and materials would blend into
the surrounding natural environment.
Landscape Plan
The proposed landscaping would consist of shrubs, grasses, ground covers, and trees
lining the retaining wall along the scenic easement and the northeastern edge of the
property. 12 California pepper trees would be staggered within the scenic easement to
help mitigate visual impacts from lower elevations.
ENVIRONMENTAL REVIEW
This project has been found to be Categorically Exempt from the requirements of the
California Environmental Quality Act (CEQA), Section 15303, Class 3, New Construction
of a Single-Family Residence and Conversion of an Existing Residence. The proposed
project does not propose any unusual characteristics resulting in any significant impacts
relating to traffic, noise, air quality, or water quality.
PUBLIC CONTACT
Public notice of the May 9, 2023, hearing was mailed to property owners within 750 feet
and posted online. A total of 74 notices were mailed to surrounding property owners.
RECOMMENDATION
Approve Development Plan request DEV23-0001 allowing the development 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 within a Town-identified Major Ridgeline area located
at 68 Hidden Hills Place, subject to the findings and conditions of approval contained
within Resolution No. 2023-08.
Prepared by:
Riley Anderson-Barrett
Associate Planner
Attachments: A – Resolution No. 2023-08
B – Public Notification and Map & Notification List
C - Architectural Plans and Landscape Plans
D - Colors and Materials
E - Renderings
RESOLUTION NO. 2023-08
APPROVING DEVELOPMENT PLAN REQUEST DEV23-0001 ALLOWING THE
DEVELOPMENT 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 WITHIN A TOWN-IDENTIFIED MAJOR RIDGELINE
AREA. THE SITE IS LOCATED AT 68 HIDDEN HILLS PLACE
(APN 206-540-005)
WHEREAS, Jonathan James (Applicant) and Burt Benepal (Owner) have requested
approval of Development Plan application DEV23-0001 to allow for development of a new
single-family residence; and
WHEREAS, the subject site is located at 68 Hidden Hills Place is further identified as
Assessor’s Parcel Number 206-540-005 and is located within a Town-identified Major
Ridgeline area; and
WHEREAS, the Town of Danville Planning Commission approved the subject lot as part of
subdivision MS 856-97 in April 1998; and
WHEREAS, as a Condition of Approval, development of the subject lot requires review
and approval by the Design Review Board and Planning Commission under a separate
Development Plan application; and
WHEREAS, Development Plans applications for projects located within a Major Ridgeline
area require review and approval by the Planning Commission; and
WHEREAS, the project is ministerially exempt from the requirements of the California
Environmental Quality Act (CEQA), Section 15303, Class 3; and
WHEREAS, the Planning Commission did review the project at a noticed public hearing on
May 9, 2023; and
WHEREAS, the public notice of this action was given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and consider all reports, recommendations,
and testimony submitted in writing and presented at the hearing; now, therefore, be it
RESOLVED that the Planning Commission approves Development Plan request DEV23-
0001 subject to the conditions contained herein, and make the following findings in support
of this action:
ATTACHMENT A
PAGE 2 OF RESOLUTION NO. 2023-08
Development Plan:
1.The proposed subdivision is in substantial conformance with the goals and policies
of the 2030 General Plan.
2.The design of the proposed residence is in substantial conformance with the
applicable P-1 (R-40); Single Family Residential District zoning regulations.
3.The design of the proposed residence and the type of associated improvements will
not likely cause serious public health problems because water and sanitary facilities
services will be available to the site.
4.The design of the proposed residence and improvements are not likely to cause
substantial environmental damage or subsequently injure fish or wildlife or their
habitat since this property is in an area where residential development has
previously occurred.
5.The design of the proposed residence and proposed improvements will not conflict
with easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
CONDITIONS OF APPROVAL
Conditions of approval with an asterisk ("*") in the left-hand column are standard project
conditions of approval. Unless otherwise specified, the following conditions shall be
complied with prior to the issuance of building permits for the project. Each item is subject
to review and approval by the Planning Division unless otherwise specified.
A. GENERAL
1.This approval is for a Development Plan request DEV23-0001 allowing the
development 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. Development shall be substantially as
shown on the project drawings as follows, except as may be modified by
conditions contained herein:
a.Site plan, floor plans, roof plans, landscape plans, architectural
elevations, and details labeled “Benepal Residence,” prepared by
William Wood Architects, received by the Planning Division on March 9,
2023.
PAGE 3 OF RESOLUTION NO. 2023-08
2.All Town and other related fees that the property may be subject to shall be
paid by the applicant. These fees shall be based on the current fee schedule in
effect at the time the relevant permits are secured and shall be paid prior to
issuance of said permit and prior to any Town Council final approval action.
Fees due at building permit issuance are subject to annual increases:
1.Child Care Facilities Fee............................................. $ 335/unit
2.Finish Grading Inspection Fee ...................................... $ 90/lot
3.Storm Water Pollution Program Fee .......................... $ 56/unit
4.SCC Regional Fee ..................................................... $ 1,676/unit
5.Residential TIP Fee .................................................. $ 2,000/unit
6.Tri-Valley Transportation Fee ........................... $ 6,596.40/unit
7.SCC Sub-Regional Fee..............................................$ 4,624/unit
3.Prior to issuance of building permit the applicant shall reimburse the Town
for notifying surrounding residents. The fee shall be $181.42 ($120 plus 74
notices x $0.83 per notice).
* 4. Prior to the issuance of grading or building permits, the applicant shall
submit written documentation that all requirements of the San Ramon Valley
Fire Protection District (SRVFPD) and the San Ramon Valley Unified School
District have been, or will be, met to the satisfaction of these respective
agencies.
* 5. In the event that subsurface archeological remains are discovered during any
construction or pre-construction activities on the site, all land alteration work
within 100 feet of the find shall be halted, the Town Planning Division
notified, and a professional archeologist, certified by the Society of California
Archeology and/or the Society of Professional Archeology, shall be notified.
Site work in this area shall not occur until the archeologist has had an
opportunity to evaluate the significance of the find and to outline
appropriate mitigation measures if they are deemed necessary. If prehistoric
archaeological deposits are discovered during development of the site, local
Native American organizations shall be consulted and involved in making
resource management decisions.
* 6. Construction activity shall be restricted to the period between the weekday
hours of 7:30 a.m. to 5:30 p.m. (Monday through Friday), unless otherwise
approved in writing by the City Engineer for general construction activity
and the Chief Building Official for building construction activity. Prior to
any construction work on the site, including grading, the property owner
PAGE 4 OF RESOLUTION NO. 2023-08
shall install a minimum 3’ x 3’ 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.
* 7. The applicant shall provide security fencing, to the satisfaction of the City
Engineer and/or the Chief Building Official, around the site during
construction of the project.
8.The applicant shall require their contractors and subcontractors to fit all
internal combustion engines with mufflers which are in good condition, and
to locate stationary noise-generating equipment as far away from existing
residences as feasible.
* 9. A watering program which incorporates the use of a dust suppressant, and
which complies with Regulation 2 of the Bay Area Air Quality Management
District shall be established and implemented for all on and off-site
construction activities. Equipment and human resources for watering all
exposed or disturbed soil surfaces shall be supplied on weekends and
holidays as well as workdays. Dust-producing activities shall be
discontinued during high wind periods.
B. SITE PLANNING
* 1. All lighting shall be installed in such a manner that lighting is generally
down-directed and glare is directed away from surrounding properties and
rights-of-way.
* 2. The location of any pad mounted electrical transformers shall be subject to
review and approval by the Planning Division prior to the issuance of a
building permit. To the extent feasible, such transformers shall not be located
between any street and the front of a building.
C. LANDSCAPING
1.All screen trees shall be a minimum of 15-gallon and 24” box container sizes.
All trees shall be properly staked. All remaining shrubs used in the project,
which are not used as ground cover, shall be a minimum of five gallons in
size.
PAGE 5 OF RESOLUTION NO. 2023-08
2.All landscaped areas not covered by shrubs and trees shall be planted with
live ground cover. All proposed ground cover shall be placed so that they fill
in within two years.
3.The applicant shall submit a cash deposit or other security acceptable to the
Chief of Planning, to the Town in the amount of $5,000 to be held for two full
growing seasons to ensure the continued health of the trees required to be
planted as part of the project as visual mitigation. After two years, the Town
shall inspect the landscaping. Any trees that have died during the initial two
years shall be replanted prior to the Town’s release of the cash deposit.
D. ARCHITECTURE
* 1. All ducts, meters, air conditioning and/or any other mechanical
equipment whether on the structure or on the ground shall be effectively
screened from view with landscaping or materials architecturally
compatible with the main structures.
* 2. The street numbers for each structure in the project shall be posted so as
to be easily seen from the street at all times, day and night.
E. GRADING
* 1. Development shall be completed in compliance with a detailed soils report
and the construction grading plans prepared for this project. The engineering
recommendations outlined in the project specific soils report shall be
incorporated into the design of this project. The report shall include specific
recommendations for foundation design of the proposed buildings and shall
be subject to review and approval by the Town’s Engineering and Planning
Divisions.
* 2. Where soils or geologic conditions encountered in grading operations are
different from that anticipated in the soil report, a revised soils report shall
be submitted for review and approval by the City Engineer. It shall be
accompanied by an engineering and geological opinion as to the safety of the
site from settlement and seismic activity.
* 3. All development shall take place in compliance with the Town Erosion
Control Ordinance (Ord19-4). Restrictions include limiting construction
primarily to the dry months of the year (May through October) and, if
construction does occur during the rainy season, the developer shall submit
an Erosion Control Plan to the City Engineer for review and approval. This
PAGE 6 OF RESOLUTION NO. 2023-08
plan shall incorporate erosion control devices such as, the use of sediment
traps, silt fencing, pad berming and other techniques to minimize erosion.
* 4. All new development shall be consistent with modern design for resistance
to seismic forces. All new development shall be in accordance with the
Uniform Building Code and Town of Danville Ordinances.
* 5. All cut and fill areas shall be appropriately designed to minimize the effects of
ground shaking and settlement.
* 6. Stockpiles of debris, soil, sand, or other materials that can be blown by the
wind shall be covered.
* 7. If toxic or contaminated soil is encountered during construction, all
construction activity in that area shall cease until the appropriate action 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
contaminated soil shall meet all federal state and local regulations. If
deemed appropriate by the Health Department, the property owner shall
make provisions for immediate containment of the materials.
* 8. Runoff from any contaminated soil shall not be allowed to enter any
drainage facility, inlet or creek.
* 9. All grading activity shall address National Pollutant Discharge Elimination
System (NPDES) concerns. Specific measures to control sediment runoff,
construction pollution, and other potential construction contamination shall
be addressed through the Erosion Control Plan (ECP) and Storm Water
Pollution Prevention Plan (SWPPP). The SWPPP shall supplement the
Erosion Control Plan and project improvement plans. These documents shall
also be kept on-site while the project is under construction. A NPDES
construction permit may be required, as determined by the City Engineer.
10. The applicant shall create a construction staging plan that addresses the
ingress and egress location for all construction vehicles, parking and material
storage area. All staging of construction materials and equipment shall occur
on-site. This plan shall be subject to review and approval by the Town prior
to the issuance of a grading permit.
F. STREETS
* 1. The applicant shall obtain an encroachment permit from the Engineering
PAGE 7 OF RESOLUTION NO. 2023-08
Division prior to commencing any construction activities within any public
right-of-way or easement.
* 2. All mud or dirt carried off the construction site onto adjacent streets shall be
swept each day. Water flushing of site debris or sediment or concrete
washing is expressly prohibited.
* 3. 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 XII and XXXI of the Town Code. At the time
project improvement plans are submitted, the applicant shall supply to the
City Engineer an up-to-date title report for the subject property.
4.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 applicant. This shall
include slurry seal, overlay or street reconstruction if deemed warranted by
the City Engineer.
G. INFRASTRUCTURE
* 1. The new residence shall be required to connect to public water and sewer
facilities, subject to all permitting requirements and conditions imposed by
EBMUD and CCCSD.
* 2. Drainage facilities and easements shall be provided to the satisfaction of the
City Engineer and/or the Chief Engineer of the Contra Costa County Flood
Control & Water Conservation District (CCCFC & WCD).
* 3. All runoff from impervious surfaces shall be intercepted at the project
boundary and shall be collected and conducted via an approved drainage
method through the project to an approved storm drainage facility, as
determined by the City Engineer. Development which proposes to contribute
additional water to existing drainage systems shall be required to complete a
hydraulic study and make improvements to the system as required to handle
the expected ultimate peak water flow and to stabilize erosive banks that
could be impacted by additional storm water flow.
* 4. Roof drainage from structures shall be collected via a closed pipe and
conveyed to an approved storm drainage facility in the street curb. No
PAGE 8 OF RESOLUTION NO. 2023-08
concentrated drainage shall be permitted to surface flow across sidewalks.
* 5. Any portion of the drainage system that conveys runoff from public streets
shall be installed within a dedicated drainage easement, or public street.
* 6. If a storm drain must cross a lot, or be in an easement between lots, the
easement shall be equal to or at least double the depth of the storm drain.
* 7. The applicant shall furnish proof to the City Engineer of the acquisition of all
necessary rights of entry, permits and/or easements for the construction of
off-site temporary or permanent road and drainage improvements.
* 8. Electrical, gas, telephone, and cable TV services, shall be provided
underground in accordance with the Town policies and existing ordinances.
All utilities shall be located and provided within public utility easements,
sited to meet utility company standards, or in public streets.
* 9. All new utilities required to serve the development shall be installed
underground.
* 10. All street, drainage or grading improvement plans shall be prepared by a
licensed civil engineer.
H. MISCELLANEOUS
* 1. The project shall be constructed as approved. Minor modifications in the
design, but not the use, may be approved by staff. Any other change will
require Planning Commission approval through the Development Plan
review process.
* 2. Pursuant to Government Code section 66474.9, the applicant (including the
applicant or any agent thereof) shall defend, indemnify, and hold harmless
the Town of Danville and its agents, officers, and employees from any claim,
action, or proceeding against the Town or its agents, officers, or employees to
attack, set aside, void, or annul, the Town's approval concerning this Minor
Subdivision application, which action is brought within the time period
provided for in Section 66499.37. The Town will promptly notify the
applicant of any such claim, action, or proceeding and cooperate fully in the
defense.
PAGE 9 OF RESOLUTION NO. 2023-08
* 3. As a part of the issuance of a demolition permit and/or building permit for
the project, the developer shall submit a recycling plan for building and
construction materials and the disposition of green waste generated from
land clearing on the site. Prior to obtaining framing inspection approval for
the project, the applicant/owner shall provide the Planning Division with
written documentation (e.g. receipts or records) indicating that waste
materials created from the demolition of existing buildings and the
construction of new buildings were/are being recycled according to their
recycling plan, or in an equivalent manner.
* 4. The proposed project shall conform to the Town’s Stormwater Management
and Discharge Control Ordinance (Ord. No. 2004-06) and all applicable
construction Best Management Practices (BMPs) for the site. For example,
construction BMPs may include, but are not limited to: the storage and
handling of construction materials, street cleaning, proper disposal of wastes
and debris, painting, concrete operations, dewatering operations, pavement
operations, vehicle/equipment cleaning, maintenance, and fueling and
stabilization of construction entrances. Training of contractors on BMPs for
construction activities is a requirement of this permit. At the discretion of the
City Engineer, a Storm Water Pollution Prevention Plan (SWPPP) may be
required for projects under five acres.
PAGE 10 OF RESOLUTION NO. 2023-08
APPROVED by the Danville Planning Commission at a regular meeting on May 9, 2023,
by the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
_____________________________
CHAIR
APPROVED AS TO FORM:
_______________________________ ______________________________
CITY ATTORNEY CHIEF OF PLANNING
NOTICE OF A PUBLIC HEARING
Danville Planning Commission Meeting
Tuesday, May 9, 2023, at 5:00 p.m. | Town Meeting Hall, 201 Front Street
Project Name: DEV23-0001 – 68 Hidden Hills Place
Case File Nos.: DEV23-0001
Location: 68 Hidden Hills Place | APN: 206-540-005
Description: Development Plan request DEV23-0001 allowing the development 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 within a Town-identified Major Ridgeline area.
The site is located at 68 Hidden Hills Place.
Environmental
Review This project has been found to be Categorically Exempt from the requirements of
the California Environmental Quality Act (CEQA), Section 15303, Class 3, New
Construction of a Single-Family Residence and Conversion of an Existing
Residence.
Applicant: Jonathan James
301 Hartz Ave., #203,
Danville, CA 94526
Property Owner: Burt Benepal
2415 San Ramon Valley Blvd., #4403,
San Ramon, CA 94583
Staff Contact: Riley Anderson-Barrett, Associate Planner
(925) 314-3314
Randersonbarrett@danville.ca.gov
All interested persons are encouraged to attend and be heard at the scheduled public hearing at 5:00
p.m. on Tuesday, May 9, 2023, at the Town Meeting Hall at 201 Front Street, Danville, CA.
NOTE: If you challenge the Town’s decision on this matter in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice, or in
written correspondence delivered to the Town at, or prior, to the public hearing.
ATTACHMENT B
In compliance with the Americans with Disabilities Act, the Town of Danville will provide special assistance
for disabled citizens. If you need special assistance to participate in this meeting, please contact the City Clerk
(925) 314-3388. Notification 48 hours prior to the meeting will enable the Town to make reasonable
arrangements to ensure accessibility to this meeting. [28CFR 35.102-35.104 ADA Title II]
Vicinity Map and Hearing Notice Boundary
68 Hidden Hills Place
PROJECT SITE
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3536373839404142
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A B C D E
APN NAME ADDRESS CITY STATE ZIP
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206440010 LUNDE D GLENN & CATHERINE TRE 15 MELSENNA CT DANVILLE CA 94506
206331015 CARPENTER KAREN W TRE 16 HILLVIEW CT DANVILLE CA 94506
206332002 SUNDARAM KARTHIK 17 HILLVIEW CT DANVILLE CA 94506
206332001 SHARMA SHISHIR 19 HILLVIEW CT DANVILLE CA 94506
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206331007 MATTOX JEFFERSON H & KHWANDAO 220 VIEWPOINT DR DANVILLE CA 94506
206334004 OZA KUNJAL 221 VIEWPOINT DR DANVILLE CA 94506
206331006 VAIL KELLY J 222 VIEWPOINT DR DANVILLE CA 94506
206334005 FEDERICO JEFFREY 223 VIEWPOINT DR DANVILLE CA 94506
206331005 CHEN DAVID SHI 224 VIEWPOINT DR DANVILLE CA 94506
206323001 BLUE BRENT 225 VIEWPOINT DR DANVILLE CA 94506
206323002 YOUNG JANET C 227 VIEWPOINT DR DANVILLE CA 94506
206323003 MANGAN THOMAS A & KATHLEEN TRE 229 VIEWPOINT DR DANVILLE CA 94506
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206323005 CHUNG BRANDON W & CINDY K 233 VIEWPOINT DR DANVILLE CA 94506
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206331003 POLO JOHN M 45 VIEWPOINT CT DANVILLE CA 94506
206323023 ABRAMS SHARON L TRE 46 GOLD CREEK CT DANVILLE CA 94506
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585960
616263
646566
6768697071727374
75
A B C D E
206333011 ISKIKIAN ANNA & HOVSEP 75 HILLVIEW DR DANVILLE CA 94506
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206331012 HAN SOON DONG & JUNG JA TRE 807 BARONIAL LN ROCKLIN CA 95765
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206331009 REED CHARLES M JR TRE 82 HILLVIEW DR DANVILLE CA 94506
206333007 YANG ANDREW Y & PAMELA 83 HILLVIEW DR DANVILLE CA 94506
206331010 MA SAMUEL SHIN-KWONG TRE 84 HILLVIEW DR DANVILLE CA 94506
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206331011 KHANOYAN GAREN 86 HILLVIEW DR DANVILLE CA 94506
206333005 DIMITRI LARRY J & ANGELA M 87 HILLVIEW DR DANVILLE CA 94506
206332004 LI LI 88 HILLVIEW DR DANVILLE CA 94506
206333004 CORCORAN TIMOTHY & ANA TRE 89 HILLVIEW DR DANVILLE CA 94506
206332005 PAUL STEVEN J & PEGGY A 90 HILLVIEW DR DANVILLE CA 94506
206333003 CUMMINGS JASON OLIVER 91 HILLVIEW DR DANVILLE CA 94506
206332006 HOURIHAN JANET MCNAMARA 92 HILLVIEW DR DANVILLE CA 94506
206333002 CHARBONNEAU ROBERT P TRE 93 HILLVIEW DR DANVILLE CA 94506
206333001 BINJOLA ASHOK K 95 HILLVIEW DR DANVILLE CA 94506
ATTACHMENT C
REVISIONS Date:
Job No.:
By:
Scale:
#DATE
EASTON C McALLISTER - PE 61148 / PLS 9583
RENEWAL DATE: 12/31/25 (PE) 03/31/23 (PLS)
68 HIDDEN HILLS
DANVILLE CONTRA COSTA COUNTY CALIFORNIA
03/22/23
EM
22275
No. 61148 N.T.S.
CE-1
COVER SHEET
LOCATION OF EXISTING UTILITIES SHOWN ON PLANS ARE APPROXIMATE. CONTRACTOR TO
EXPOSE AND VERIFY.
31.
THE CONTRACTOR AND SUBCONTRACTORS TO FIT ALL INTERNALCOMBUSION ENGINES WITH
MUFFLERS WHICH ARE IN GOOD CONDITION, AND TO LOCATE STATIONARY NOISE-GENERATING
EQUIPMENT AS FAR AWAY FROM EXISTING RESIDENCES AS FEASIBLE. WARMING OF
CONSTRUCTION EQUIPMENT AND/OR SERVICING SUCH EQUIPMENT SHALL OCCUR ONLY WITHIN
THE AUTHORIZED WORK PERIODS.
AT LEAST ONE WEEK PRIOR TO COMMENCEMENT OF GRADING, THE CONTRACTOR SHALL POST
THE SITE AND MAIL TO THE OWNERS OF THE PROPERTY WITHIN 300 FEET OF THE EXTERIOR
BOUNDARY OF THE PROJECT SITE, TO THE HOMEOWNER 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 NUMBER AND AREA OF
RESPONSIBILITY. THE PERSON RESPONSIBLE FOR MAINTAINING THE LIST SHALL BE INCLUDED.
THE LIST SHALL BE KEPT CURRENT AT ALLTIMES AND SHALL CONSIST OF PERSONS WITH
AUTHORITY TO INITIATE CORRECTIVE ACTION IN THEIR AREA OF RESPONSIBILITY. THE NAMES OF
INDIVIDUALS RESPONSIBLE FOR DUST, NOISE AND LITTER CONTROL SHALL BE EXPRESSLY
IDENTIFIED IN THE NOTICE.
ALL CUT SLOPES SHALL BE ROUNDED TO MEET EXISTING GRADES AND BLEND WITH
SURROUNDING TOPOGRAPHY. ALL GRADED SLOPES OVER 1.5 METERS (FIVE FEET) IN HEIGHT
SHALL BE PLANTED WITH SUITABLE GROUND COVER.
ALL EARTH SWALES SHALL BE 1% MINIMUM SLOPES, AND 4% MAXIMUM SLOPES.
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 ACCOMPANIED BY
AN ENGINEERING AND GEOLOGICAL OPINION AS TO THE SAFETY OF THE SITE FROM SETTLEMENT
AND SEISMIC ACTIVITY.
19.
18.
17.
A WATERING PROGRAM WHICH INCORPORATES THE USE OF A DUST SUPPRESSANT, AND WHICH
COMPLIES WITH REGULATION 2 OF THE BAY AREA AIR QUALITY MANAGEMENT DISTRICT SHALL BE
ESTABLISHED AND IMPLEMENTED FOR ALL ON AND OFF-SITE CONSTRUCTION ACTIVITIES.
EQUIPMENT AND HUMAN RESOURCES FOR WATERING ALL EXPOSED OR DISTURBED SOIL
SURFACES SHALL BE SUPPLIED ON WEEKENDS AND HOLIDAYS AS WELL AS WORK DAYS.
DUST-PRODUCING ACTIVITIES SHALL BE DISCONTINUED DURING HIGH WIND PERIODS.
ANY GRADING ON ADJACENT PROPERTIES WILL REQUIRE PRIOR WRITTEN APPROVAL OF THOSE
PROPERTY OWNERS AFFECTED.
16.
15.
14.
ANY ON-SITE WELLS SHALL BE RESET TO FINISH GRADE IN ACCORDANCE WITH CONTRA COSTA
COUNTY HEALTH SERVICES DEPARTMENT -- ENVIRONMENTAL HEALTH DIVISION REGULATIONS.
32.
CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT 800/227-2600 72 HOURS PRIOR TO
ANY EXCAVATION. THE USA AUTHORIZATION NUMBER SHALL BE KEPT AT THE JOB SITE.
IN THE EVENT THAT SUBSURFACE ARCHAEOLOGICAL REMAINS ARE DISCOVERED DURING ANY
CONSTRUCTION OR PRE-CONSTRUCTION ACTIVITIES ON THE SITE, ALL LAND ALTERATION WORK
WITHIN 30.5 METERS (100 FEET) OF THE FIND SHALL BE HALTED, THE TOWN 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 HAD AN
OPPORTUNITY TO EVALUATE THE SIGNIFICANCE OF THE FIND AND OUTLINE APPROPRIATE
MITIGATION MEASURES, IF THEY ARE DEEMED NECESSARY. IF PREHISTORIC ARCHAEOLOGICAL
DEPOSITS ARE DISCIVERED DURING DEVELOPMENT OF THE SITE, LOCAL NATIVE AMERICAN
ORGANIZATIONS SHALL BE CONSULTED AND INVOLVED IN MAKING RESOURCE MANAGEMENT
DECISIONS.
THE CONTRACTOR SHALL PROVIDE SECURITY FENCING, TO THE SATISFACTION OF THE CITY
ENGINEER AND/OR THE CHIEF BUILDING OFFICIAL, AROUND THE SITE DURING CONSTRUCTION OF
THE PROJECT.
CONSTRUCTION ACTIVITY SHALL BE RESTRICTED TO THE PERIOD BETWEEN THE WEEKDAY
HOURS OF 7:30 A.M. TO 5:30 P.M. (MONDAYS THROUGH FRIDAYS), UNLESS OTHERWISE APPROVED
IN WRITING BY THE CITY ENGINEER FOR GENERAL CONSTRUCTION ACTIVITY AND THE CHIEF
BUILDING OFFICIAL FOR BUILDING CONSTRUCTION ACTIVITY. PRIOR TO ANY CONSTRUCTION
WORK ON THE SITE, INCLUDING GRADING, THE CONTRACT0R 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.
13.
12.
11.
CONTRACTOR TO FOLLOW RECOMMENDATIONS FROM SOILS REPORT.
ALL TREES SHALL REMAIN 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 FOR ANY
CONSTRUCTION WORK NEAR OR UNDER THE TREES' DRIPLINE. TREE REMOVAL SHALL BE
ALLOWED ONLY UPON PRIOR WRITTEN APPROVAL FROM THE PLANNING DIVISION.
CONTRACTOR TO USE CARE IN THE VICINITY OF EXISTING TREES TO REMAIN. A TEMPORARY
FENCE SHOULD BE INSTALLED AROUND TREE FOR PROTECTION. CONTRACTOR TO FOLLOW
ARBORIST'S RECOMMENDATION.
ALL REVISIONS TO THIS PLAN MUST BE APPROVED BY THE TOWN OF DANVILLE PRIOR TO
CONSTRUCTION.
10.
9.
8.
7.
6.
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 OWNER OR ENGINEER.
CONTRACTOR SHALL NOTIFY DEBOLT CIVIL ENGINEERING TWO WORKING DAYS IN ADVANCE OF
COMMENCEMENT OF CONSTRUCTION FOR CONSTRUCTION STAKES.
SHOULD IT APPEAR THAT THE WORK TO BE DONE, OR ANY MATTER RELATIVE THERETO, IS NOT
SUFFICIENTLY DETAILED OR EXPLAINED ON THESE PLANS, THE CONTRACTOR SHALL CONTACT
DEBOLT CIVIL ENGINEERING AT 925/837-3780 FOR SUCH FURTHER EXPLANATIONS AS MAY BE
NECESSARY.
TOPOGRAPHIC INFORMATION PROVIDED BY THE OWNER.
5.
4.
3.
GENERAL NOTES
2.
1.
ALL CUT AND FILL AREAS SHALL BE APPROPRIATELY DESIGNED TO MINIMIZE THE EFFECTS OF
GROUND SHAKING AND SETTLEMENT.
THE CONTRACTOR SHALL OBTAIN AN ENCROACHMENT PERMIT FROM THE ENGINEERING DIVISION
PRIOR TO COMMENCING ANY CONSTRUCTION ACTIVITIES WITHIN ANY PUBLIC RIGHT-OF-WAY OR
EASEMENT.
26.
ALL NEW UTILITIES REQUIRED TO SERVE THE DEVELOPMENT SHALL BE INSTALLED
UNDERGROUND.
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.
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 XII AND XXXI OF
THE TOWN CODE.
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 SLURRY SEAL,
OVERLAY OR STREET RECONSTRUCTION IF DEEMED WARRANTED BY THE CITY ENGINEER.
30.
29.
28.
27.
STOCKPILES OF DEBRIS, SOIL, SAND OR OTHER MATERIALS THAT CAN BE BLOWN BY THE WIND
SHALL BE COVERED.
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 CONTAMINATED SOIL 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 ENTER ANY DRAINGE
FACILITY, INLET OR CREEK.
ALL GRADING ACTIVITY SHALL ADDRESS NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM
(NPDES) CONCERNS. SPECIFIC MEASURES TO CONTROLSEDIMENT RUNOFF, CONSTRUCTION
POLLUTION AND OTHER POTENTIAL CONSTRUCTION CONTAMINATION SHALL BE ADDRESSED
THROUGH THE EROSION CONTROL PLAN (ECP) AND STORM WATER POLLUTION PREVENTION
PLAN (SWPPP). A NPDES CONSTRUCTION PERMIT MAY BE REQUIRED, AS DETERMINED BY THE
CITY ENGINEER.
25.
23.
24.
ALL NEW DEVELOPMENT SHALL BE CONSISTENT WITH MODERN DESIGN FOR RESISTANCE TO
SEISMIC FORCES. ALL NEW DEVELOPMENT SHALL BE IN ACCORDANCE WITH THE UNIFORM
BUILDING CODE AND TOWN OF DANVILLE ORDINANCES.
ALL DEVELOPMENT SHALL TAKE PLACE IN COMPLIANCE WITH THE TOWN EROSION CONTROL
ORDINANCE (ORD. 91-25). RESTRICTIONS INCLUDE LIMITING CONSTRUCTION PRIMARILY TO THE
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 REVIEW AND APPROVAL. THIS PLAN SHALL INCORPORATE EROSION
CONTROL DEVICES SUCH AS THE USE OF SEDIMENT TRAPS, SILT FENCING, PAD BERMING AND
OTHER TECHNIQUES TO MINIMIZE EROSION.
21.
22.
20.
GRADING AND DRAINAGE PLAN
SHEET INDEX
CE-3
SHEET NO.
CE-2
CE-1 COVER SHEET
DESCRIPTION
CE-4 EROSION CONTROL PLAN STORM WATER CONTROL PLAN
BLDG
CONC
(E)/EX
ESMT
FNC
INV.
P.U.E
REBAR.
()
R/W
SSCO
SSMH
SDDI
(T)
WM
WV
BUILDING
CONCRETE
EXISTING
EASEMENT
FENCE
INVERT
PRIVATE UTILITY EASEMENT
REBAR
RECORD DATA
RIGHT OF WAY
SANITARY SEWER CLEANOUT
SANITARY SEWER MANHOLE
STORM DRAIN DRAIN INLET
TOTAL
WATER METER
WATER VALVE
ABBREVIATIONS:
SANITARY SEWER MANHOLE
WATER VALVE
FOUND MONUMENT AS NOTED
STANDARD STREET MONUMENT
EASEMENT LINE
ADJACENT PROPERTY LINE
BOUNDARY LINE
TIE LINE
CENTERLINE
EXISTING WATER LINE
EXISTING STORM DRAIN PIPE
EXISTING ELECTRIC CABLE
EXISTING SANITARY SEWER LINE
EXISTING EDGE OF PAVEMENT
EXISTING BUILDING
EXISTING CURB AND GUTTER
EXISTING TREE
LEGEND:
N.T.S.
N.T.S.
N.T.S.
N.T.S.
N.T.S.N.T.S.
D
D O U G H E R T Y
R O A D
L
A
W
R
E
N
C
ESITE
R
O
A
DHIDDEN H ILLS
PL AC E
B L A C K H A W K
R O A D
CAMINO
TASSAJARA
REVISIONS Date:
Job No.:
By:
Scale:
#DATE
EASTON C McALLISTER - PE 61148 / PLS 9583
RENEWAL DATE: 12/31/25 (PE) 03/31/23 (PLS)
68 HIDDEN HILLS
DANVILLE CONTRA COSTA COUNTY CALIFORNIA
03/22/23
EM
22275
No. 61148 1"=10'
CE-2
DRAINAGE PLAN
GRADING AND
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 VERTICALSEPARATION OF 8" BETWEEN LOWEST WOOD STRUCTURALMEMBER AND THE ADJACENT EXTERIOR FINISHED GRADE.
5)PAD GRADES ARE ASSUMED, TO BE CONFIRMED WITH FINAL
FOUNDATION DESIGN.
FF
8" MIN.
ADJACENT EXTERIOR GRADING
N.T.S.
18" MIN.
PAD
NOTE: FRAMING, FLOORING, FOOTING,
ETC.... ARE SCHEMATIC ONLY. SEE
STRUCTURAL PLANS FOR DETAILS.
REVISIONS Date:
Job No.:
By:
Scale:
#DATE
EASTON C McALLISTER - PE 61148 / PLS 9583
RENEWAL DATE: 12/31/25 (PE) 03/31/23 (PLS)
68 HIDDEN HILLS
DANVILLE CONTRA COSTA COUNTY CALIFORNIA
03/22/23
EM
22275
No. 61148 1"=20'
CE-3
EROSION CONTROL PLAN
INLET PROTECTION DETAIL
N.T.S.
CONSTRUCTION ENTRANCE DETAIL
STABILIZED
N.T.S.
CRUSHED ROCK BETWEEN STRAW WATTLE
STRAW WATTLE / SILT FENCE
MATTERIAL STOCKPILE
LEGEND
CONSTRUCTION ENTRANCE
EROSION CONTROL NOTES
ENTRENCHMENT DETAIL IN SLOPE AREA ENTRENCHMENT DETAIL IN FLAT AREAS
N.T.S.N.T.S.
STRAW WATTLE DETAILS
N.T.S.
STOCKPILE
SAND BAGS AND
STRAW WATTLE
CONSTRUCTION
ENTRANCE
ENCIRCLE ALL STORM
INLETS WITH CRUSHED
ROCKS BETWEEN STRAW
WATTLE. SEE DETAIL.
INSTALL STRAW
WATTLE FENCING, TYP.
REVISIONS Date:
Job No.:
By:
Scale:
#DATE
EASTON C McALLISTER - PE 61148 / PLS 9583
RENEWAL DATE: 12/31/25 (PE) 03/31/23 (PLS)
68 HIDDEN HILLS
DANVILLE CONTRA COSTA COUNTY CALIFORNIA
03/22/23
EM
22275
No. 61148 1"=20'
CE-4
CONTROL PLAN
STORM WATER
SHEET
SCALE:
JOB: 22-059
DATE:
REVISIONS:
N
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NO. 4494
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2520 CAMINO DIABLO
WALNUT CREEK, CA 94597
P. (925) 941-6490
EMAIL: tc@campandcamp.com
Planning & Landscape Architecture
......
01/16/2023
1 02/17/2023
2 03/01/2023
L-1.0
AS NOTED
LANDSCAPE
COVER
BENEPAL RESIDENCE
68 HIDDEN HILLS PLACE, DANVILLE, CA 94506
SHEET INDEX
LANDSCAPE COVER SHEETL-1.0
LANDSCAPE DESIGN DEVELOPMENT PLANS
L-2.0 PRELIMINARY LAYOUT
& LIGHTING PLAN
ABBREVIATIONS
MATERIALS & FINISHESGENERAL NOTES
L-3.0 PRELIMINARY PLANTING PLAN
L-3.1 PLANT IMAGES
L-4.0 PRELIMINARY IRRIGATION /
HYDROZONE PLAN
L-4.1 LANDSCAPE DOCUMENTATION
L-4.2 IRRIGATION DETAILS
L-4.4 IRRIGATION DETAILS
L-4.3 IRRIGATION DETAILS
PACKAGE (MWELO)
HARDSCAPE
RENDERING
L-3.2 PLANTING DETAILS & NOTES
NOT FOR
CONSTRUCTION
3 REVISION
04/17/23
1
10
6
2
9
9
4
3
2
10
2
10
7
5
2
13
10
8
4
8
4
2
11 11
13
14
12
12
T1
SHEET
SCALE:
JOB: 22-059
DATE:
REVISIONS:
N
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NO. 4494
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2520 CAMINO DIABLO
WALNUT CREEK, CA 94597
P. (925) 941-6490
EMAIL: tc@campandcamp.com
Planning & Landscape Architecture
......
01/16/2023
02/17/2023
03/01/2023
L-2.0
1/8" = 1' - 0"
LAYOUT &
LIGHTING PLAN
KEYNOTES
1
2
3
4
5
6
7
8
0 4'8'16'24'
B
E F
A D
G
9
10
C
11
12
13
14
3 REVISION
04/17/23
GROUND COVERS:L-3.0
1" = 10' - 0"
PRELIMINARY
PLANTING
PLAN
SHEET
SCALE:
JOB: 22-059
DATE:
REVISIONS:
N
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NO. 4494
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-
5
4
0
-
0
0
5
2520 CAMINO DIABLO
WALNUT CREEK, CA 94597
P. (925) 941-6490
EMAIL: tc@campandcamp.com
Planning & Landscape Architecture
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01/16/2023
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03/01/2023
0
PLANT PALETTE & IMAGES
SEE SHEET L-3.1
PLANT DETAILS & NOTES
SEE SHEET L-3.2
3 REVISION
04/17/23
3
3 3
3
3
SHEET
SCALE:
JOB: 22-059
DATE:
REVISIONS:
N
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2520 CAMINO DIABLO
WALNUT CREEK, CA 94597
P. (925) 941-6490
EMAIL: tc@campandcamp.com
Planning & Landscape Architecture
......
01/16/2023
02/17/2023
03/01/2023
L-3.1
1/8" = 1' - 0"
PRELIMINARY
PLANT IMAGES
TREES
SHRUBS
GROUNDCOVERS
Cupressus s. 'Tiny Towers'
Tiny Tower Italian Cypress
PERENNIALS/GRASSES
Arctostaphylos x Pacific Mist
Pacific Mist Manzanita
Olea europeana 'Swan Hill'
Fruitless Olive Tree
Podocarpus macrophyllus
"Maki" Podocarpus
Rosa 'Iceberg'
Carpenteria californica
Bush Anemone
Agapanthus africanus "Peter Pan'
Peter Pan Dwarf Lily of the Nile
Lomandra longifolia "Platinum Beauty"
Variegated Dwarf Mat Rush
Agave attenuata 'Boutin Blue'
Fox Tail Agave
Stachys Byzantium
Lamb's Ears
Heteromeles arbutifolia
Toyon
Hemerocallis x Stella d'Oro
Stella d'Oro Daylily
Calamagrostis x acutiflora
Myrica californica
Pacific Wav Mrytle
Acer palmatum Bloodgood
Bloodgood Japanese Maple
Lagerstroemia indica Natchez
Natchez Crape Myrtle
Cordyline australis Red Sensation
Red Sensation Cordyline
Acacia cognata 'Cousin Itt'
Cousin Itt Acacia
Olea europea 'Little Ollie'
Little Ollie Olive Tree
Cercis occidentalis
Western Redbud
Cycas revoluta
Sago Palm
3 REVISION
04/17/23
3Schinus molle
California Pepper Tree
SHEET
SCALE:
JOB: 22-059
DATE:
REVISIONS:
N
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2520 CAMINO DIABLO
WALNUT CREEK, CA 94597
P. (925) 941-6490
EMAIL: tc@campandcamp.com
Planning & Landscape Architecture
......
01/16/2023
02/17/2023
03/01/2023
L-3.2
1/8" = 1' - 0"
PLANTING
DETAILS & NOTES
MV
FS
HYDROZONE #
MV FS
HYDROZONE #4
HYDROZONE #2
HYDROZONE #2
HYDROZONE #3
HYDROZONE #4
HYDROZONE #8
HYDROZONE #7
HYDROZONE #6
HYDROZONE #8
HYDROZONE #7
HYDROZONE #4
HYDROZONE #1
HYDROZONE #5
L-4.0
1" = 10' - 0"
PRELIMINARY
IRRIGATION PLAN
"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
IRRIGATION NOTES
LOW HYDROZONE
MEDIUM HYDROZONE
HIGH HYDROZONE
NON-IRRIGATED EXISTING NATIVE VEGETATION
(EXISTING NATIVE VEGETATION)
MWELO DOCUMENTATION
SEE SHEET L-4.1
IRRIGATION LEGENDIRRIGATION LINE SIZING
SPECIAL LANDSCAPE AREA HYDROZONE
(AREA OF THE LANDSCAPE DEDICATED SOLELY TO EDIBLE PLANTS)
21,592
SF
0
SF
664
SF
2,523
SF
0
SF
3,187 SF TOTAL LANDSCAPE AREA SUBJECT TO MWELO
NON-IRRIGATED LANDSCAPE2,576
SF
24,168 SF TOTAL NON-IRRIGATED LANDSCAPE AREA
GRAPHIC CLARITY NOTE
27,355 SF TOTAL LANDSCAPE AREA
PLAN NOTES:
2
1
3
6
7
8
5
4
(MULCH ONLY AREAS, GRAVEL AREAS,..)
(HIGH WATER USE LANDSCAPE, POOLS, AND FOUNTAINS)
LANDSCAPE AREA SUBJECT TO MWELO
LANDSCAPE AREA NOT SUBJECT TO MWELO
(LOW WATER USE LANDSCAPE)
(MEDIUM WATER USE LANDSCAPE)
VERY LOW HYDROZONE0
SF
(LOW WATER USE LANDSCAPE)
0
9
6
78
9
3 REVISION
04/06/23
3
L-4.1
1" =10'-0"
LANDSCAPE
DOCUMENTATION
PACKAGE
"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
_____ 1. Water Efficient Landscape Worksheet
-Hydrozone Information Table
-ETWU & MAWA
_____ 2. Landscape Design Plan
_____ 3. Irrigation Design Plan
_____ 4. Grading Plan
_____ 5. Soil Management Report
_____ 6. Certificate of Compliance
_____ 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.
“
SHEET
SCALE:
JOB: 22-059
DATE:
REVISIONS:
N
S
NO. 4494
CFOE
REN.
TA
T
S
ND
G
R E
I S T R.
E T E
L
E DR R E
A
R
OFIAL R IN A
C
T
I
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A
M
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P
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AP
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09/30/24
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68
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Da
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,
C
A
9
4
5
0
6
AP
N
2
0
6
-
5
4
0
-
0
0
5
2520 CAMINO DIABLO
WALNUT CREEK, CA 94597
P. (925) 941-6490
EMAIL: tc@campandcamp.com
Planning & Landscape Architecture
......
01/16/2023
1 02/17/2023
2 03/01/2023
IRRIGATION NOTES
2
2
3
2
2
3 REVISION
04/06/23
3
IRRIGATION
DETAILS
L-4.2
SEE DETAIL
SHEET
SCALE:
JOB: 22-059
DATE:
REVISIONS:
N
S
NO. 4494
CFOE
REN.
TA
T
S
ND
G
R E
I S T R.
E T E
L
E DR R E
A
R
OFIAL R IN A
C
T
I
E
C
T
C
A
M
C
H
P
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AP
CE A
R
09/30/24
BE
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I
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N
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68
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P
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Da
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i
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,
C
A
9
4
5
0
6
AP
N
2
0
6
-
5
4
0
-
0
0
5
2520 CAMINO DIABLO
WALNUT CREEK, CA 94597
P. (925) 941-6490
EMAIL: tc@campandcamp.com
Planning & Landscape Architecture
......
01/16/2023
1 02/17/2023
2 03/01/2023
3 REVISION
04/17/23
IRRIGATION
DETAILS
L-4.3
SEE DETAIL
PVC MALE ADAPTER
SHEET
SCALE:
JOB: 22-059
DATE:
REVISIONS:
N
S
NO. 4494
CFOE
REN.
TA
T
S
ND
G
R E
I S T R.
E T E
L
E DR R E
A
R
OFIAL R IN A
C
T
I
E
C
T
C
A
M
C
H
P
E
AP
CE A
R
09/30/24
BE
N
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P
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N
C
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68
H
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P
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a
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Da
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v
i
l
l
e
,
C
A
9
4
5
0
6
AP
N
2
0
6
-
5
4
0
-
0
0
5
2520 CAMINO DIABLO
WALNUT CREEK, CA 94597
P. (925) 941-6490
EMAIL: tc@campandcamp.com
Planning & Landscape Architecture
......
01/16/2023
1 02/17/2023
2 03/01/2023
3 REVISION
04/17/23
4
2
1
5
6
6" ROUND VALVE BOX WITH BOLT DOWN LID
FINISH GRADE
NETAFIM AUTOMATIC FLUSH VALVE, MODEL TLFV-1
BLANK NETAFIM TUBING4
3
2
1
PEA GRAVEL SUMP
BRICK SUPPORTS (TWO)5
6
6"
18"
3
TECHLINE X 1/2" MTP ADAPTER
(TL075MA).
PLAN
FV
FV
9
8
1
2
3
4
5
6
7
FLUSH VALVE PLUMBED TO
FLUSH MANIFOLD AT LOW
POINT
1" FLEXIBLE PVC IPS HOSE
FLUSH MANIFOLD.
MANIFOLD-TO-ELBOW
CONNECTION (TYP).
PURPLE PVC LATERAL LINE
FORM DRIP ZONE KIT.
PURPLE PVC SUPPLY
MANIFOLD.
MANIFOLD-TO-TEE
CONNECTION.
PURPLE DRIPLINE LATERAL.
PERIMETER LATERALS 2"
[50mm] TO 4" [100mm]
FROM EDGE.
AREA PERIMETER.
10 DRIPLINE OPERATION
INDICATOR LOCATED AT
THE ENDS OF EACH
DRIPLINE ZONE.
1
2
3
4
5
6
7
8
9
1012
PLAN
7
6
5
4
3
2
1
8
9
10
11
12
13
PURPLE PVC LATERAL LINE
FROM DRIP ZONE KIT.
PURPLE PVC SUPPLY
MANIFOLD.
PVC TEE (SxSxS).
PVC ELL (SxS).
TECHLINE LINE ELL.
BLANK 17mm POLY TUBING
AT SUPPLY AND FLUSH END
OF EACH ISLAND.
TECHLINE TEE (TLTEE) X 1/2"
[13mm] SLIP ADAPTER
(FTV16).
PURPLE DRIPLINE LATERAL.
MANUAL FLUSH VALVE
PLUMBED TO TUBING AT
LOW POINT.
DRIPLINE OPERATION
INDICATOR LOCATED AT
THE ENDS OF EACH
DRIPLINE ZONE.
ISLAND PERIMETER.
PERIMETER LATERALS 2"
[50mm] TO 4" [100mm]
FROM EDGE.
FV
FV
FV
13
11
12
4
3
2
1
5 6 7
8
9 10
1
2
3
4
5
6
7
8
9
ISOMETRIC
9
8
7
6
54
3
1
2
FINISH GRADE.
DEPTH OF TUBING PER
IRRIGATION LEGEND.
DEPTH OF PURPLE PVC
LATERAL LINE PER IRRIGATION
LEGEND
DRIPLINE TUBING.
BLANK 17mm POLY TUBING,
LENGTH AS NECESSARY.PVC TEE (SxSxT) WITH 1/2" [13mm]
FPT OUTLET.
PURPLE PVC LATERAL LINE FROM
REMOTE CONTROL VALVE.
9
8
6
7
1
2
3
4
5
PLAN PURPLE PVC LATERAL LINE
FROM DRIP ZONE KIT.
PURPLE PVC SUPPLY
MANIFOLD.
MANIFOLD-TO-ELBOW
CONNECTION (TYP).
PURPLE DRIPLINE LATERAL.
PERIMETER LATERALS 2"
[50mm] TO 4" [100mm]
FROM EDGE.
AREA PERIMETER.
DRIP OPERATION
INDICATOR
LOCATED AT THE ENDS OF
EACH DRIPLINE ZONES.
FLUSH VALVE PLUMBED TO
FLUSH MANIFOLD AT LOW
POINT.
FV
8
7
6
5
4
3
2
1
9
TECHLINE TEE (TLTEE)
TECHLINE TEE (TLTEE)
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.
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.
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.
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.
NOTE
1.LOCATE INDICATOR STAKE AT THE
FARTHEST AND/OR HIGHEST POINT
ON THE ZONE.
®
1" FLEXIBLE PVC IPS HOSE
FLUSH MANIFOLD.
NOT TO SCALE
SECTION
REFER TO
IRRIGATION
LEGEND
4"
1 FINISH GRADE
1 2
3
4
6
7
5
8
2 CARSON 708 OR EQUAL.
COLOR: BLACK.
3 DRIPLINE TUBING
4 NETAFIM INSERT TEE (TLTEE)
6
7
8
BRICK (1 OF 2)
PVC LATERAL LINE SUPPLY.
MINIMUM SIZE TO BE 1" UNLESS
SIZED DIFFERENTLY ON
DRAWINGS. USE SCH 40 PVC
1"x1"x3/4" TEE OR 90° ELBOW.
5
NETAFIM 3/4" MPT
ADAPTER (TL075MA)
POLY TUBING, LENGTH AS
NECESSARY.
NOTE:
USE ONLY WHEN THE TOTAL LENGTH OF DRIP LINE SERVICED FROM THIS PVC
CONNECTION IS LESS THAN 300 FT.
1
2
3
4
5
6
7
8
9
FINISH GRADE.
1" ABOVE FINISH GRADE.
PEA GRAVEL (4" DEEP).
NATIVE SOIL PER SPECIFICATIONS.
IRRIGATION
DETAILS
L-4.4
SEE DETAIL
SHEET
SCALE:
JOB: 22-059
DATE:
REVISIONS:
N
S
NO. 4494
CFOE
REN.
TA
T
S
ND
G
R E
I S T R.
E T E
L
E DR R E
A
R
OFIAL R IN A
C
T
I
E
C
T
C
A
M
C
H
P
E
AP
CE A
R
09/30/24
BE
N
E
P
A
L
R
E
S
I
D
E
N
C
E
68
H
i
d
d
e
n
H
i
l
l
s
P
l
a
c
e
Da
n
v
i
l
l
e
,
C
A
9
4
5
0
6
AP
N
2
0
6
-
5
4
0
-
0
0
5
2520 CAMINO DIABLO
WALNUT CREEK, CA 94597
P. (925) 941-6490
EMAIL: tc@campandcamp.com
Planning & Landscape Architecture
......
01/16/2023
1 02/17/2023
2 03/01/2023
3 REVISION
04/17/23
ATTACHMENT D
ATTACHMENT E