15-103039 PLANSACC 55 MAR
NO SCALE
VICINITY MAC'
450'
Em
M.
Lm 16HT PLAN
1= 10,
5' 10,
LAB
PROJECT CRITERIA
TAX ACCOUNT NOS. 042104-11.28
LEGAL DESCRIPTION:
N 65 FT OF E 215 FT. A5 MEAS. ON N LN FR RD OF 5W
1/4 OF NE 1/4 N OF RD.
CONTACT INFO:
OWNER: ANDY TRAN
(206) 2201-88,{8
TRANDEVELOPMENT@YAHOO.COM
AGENT: JESSE WOLFE
( 425) 252-2153
JE-55E62812ARCHITECTURE.COM
BUILDING CRITERIA
CODE: 2012 IBC
ZONING: RM1800
MAX. HEIGHT (ZONING) : 35,
OCCUPANCY: R
CONSTRUCTION TYPE: VB
ALLOWABLE AREA CALCULATION
IBC TABLE 503
R-2 OCCUPANCY -1,000 5.F. (3 5TORIE5, 40' MAX.)
I f =(21 -7/434- . 25) (20/30) =(. 5- . 25) (2/3) = . 16-1
ALLOWABLE AREA CALCULATION
Aa =1, 000 + (1, 000 x . 1 b-0 + (1, 000 x 2)
Ao=1000 + 1 , 1 b9 + 14,000 = l , q40
Aa= 22,16a 5F
SITE AREA
TOTAL 14,4gb 5.F.
NET SITE AREA 5,140 5.F.
TOTAL BUILDING AREA
BUILDING
LEVEL 1
0142 5.F.
LEVEL 2
1,102
S.F.
LEVEL 3
1,102
5.F.
BUILDING 2
LEVEL 1
1,415
5.F.
LEVEL 2
1,653
5.F.
LEVEL 3
1,655
5.F.
TOTAL
BUILDING 1
5,146
5.F.
BUILDING 2 __
4, -11 q
5. F.
1,865 S.F. /
PARKING
REQUIRED: 2 STALLS PER UNIT* 5 UNITS= 10 5TALL5
PARKING PROVIDED: 12 5TALL5
PEDE5TRIAN AREAS
LANDSCAPE
PRIVATE LANDSCAPING REQ'D:
200 5F PER UNIT
PRIVATE LANDSCAPING PROVIDED:
271 5F PER UNIT
PUBLIC LAND50APEIN6 REQ'D:
200 5F PER UNIT
PUBLIC LANDSCAPE PROVIDED:
214 5F PER UNIT
2,11 SF CHILDREW 5 PLAY AREA
INDEX OF DRAWIN65
CS COVER SHEET
T5 TOPOGRAPHIC SURVEY
L-1
LAND50APE PLAN
L-2
IRRIGATION PLAN
1 of 4
COVER SHEET
2 of 4
5WPPP
3 of 4
DRAINAGE 4 GRADING
4 of 4
UTILITIES
A1.1
SITE PLAN
A2.1
FLOOR PLAN
A3.1
EXTERIOR ELEVATIONS
MB
MATERIAL BOARD
PUBLIC RIGHT OF WAYS
DEDICATED=
.014 ACRE5
UPGRADE
OF EXISTING RIGHT OF WAY=
.008 ACRES
PR I VATS
I NGiE55/ EGRESS=
OS�f ACRES
TOTAL
.111 ACRES
PUBLIC FACILITIES
LANDSCAPING: .025 ACRE5
SrTE PLAN rnu,,RESUBMITTED
et \Number: I ; �f 0 3�� ��
A Pproved By:
Date:" FEB 18 2016
r Comments: _ e� of FEDERAL WAY
NORTH
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Drawing:
cs
t Jab Number.
12c-3264
NO SCALE
FOUND
3" BRASS DISK
W/SCRIBED "X"
IN CASE
S88`16'59'E
241.54'
2
O
(BASIS OF BEARINGS)
21 NORTH, RANGE 4 EAST, W M,
N
GRAPHIC HIC SCALE
5 0 10 20
1 INCH =10 FT.
SET 5/8" X 24-
-STEEL ROD W/2"
ALUMINUM CAP
WOOD FENCE IN 1.9'
❑ ❑,
r 450 ------------ 446
WIRE FENCE OUT 1.0'
i
J
WIRE FENCE OUT 1.3'
TREE TABLE
NO.
CALIPER(IN.)
SPECIES
DRIPLINE RADIUS(FT.)
01
10"
CEDAR
10'
02
12"
CEDAR
12'
03
18"
CEDAR
18'
04
24"
CEDAR*
1 24'
* = MULTI TRUNK
SW 1 /4, NE 1 /4, SEC 4, TWN 21 N, RGE 4E, W.M.
VICINITY MAP
N TS
9p96
p�.
1
WOOD FENCE IN 1.1' W000 FENCE OUT 1.8' p�2
WOOD FENCE OUT 0.7' WOOD FENCE OUT 2.5' WOOD FENCE OUT 4.5'
❑❑ _ ❑ .❑ `
n
-----
-------------- - - - S881 -591
-------------------------------------- 446 ❑ ❑ ❑ ❑
ROOF OVERHANG
-----------------
' O
;---------- �-
It It
ELECTRICAL METER tK' - I CONCRETE '
j!< ASPHALT
�tK DECK i FF=446.02 HOUSE
-WIRE FENCE ONLINE
---- ! RH=462.78
; I
- t
FFG=444.64 i Ik bi
I `
ROOF OVERHANG
I SHED _ ,
i GAS METER I
GARAGE i �Rx 11
g + ;
�.
t
GRAVEL
I
!_ --------------------------
X 44g X-------- X
WOOD / WIRE FENCES OUT 3.7'
EDGE OF GRAVEL OUT 1.1'
SET 5/8" X 24"
STEEL ROD W/2"
I ALUMINUM CAP
WIRE FENCE OUT
2.8' S. & 1.2' W.
e 4231"
E
8`43`, 98,
FOUND
2" IRON PIPE J
IN CASE
GENERAL NOTES
1. THIS SURVEY WAS COMPLETED WITHOUT BENEFIT OF A CURRENT TITLE
REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST ON THIS
PROPERTY THAT ARE NOT SHOWN HEREON.
2. INSTRUMENTATION FOR THIS SURVEY WAS A 3-SECOND NIKON NPL 352
TOTAL STATION. PROCEDURES USED IN THIS SURVEY MEET OR EXCEED
STANDARDS SET BY WAC 332-130-090.
3. THE INFORMATION ON THIS MAP REPRESENTS THE RESULTS OF A SURVEY
MADE IN OCTOBER 2006 AND CAN ONLY BE CONSIDERED AS INDICATING
THE GENERAL CONDITIONS EXISTING AT THAT TIME.
4. UTILITIES SHOWN ON THIS SURVEY ARE BASED UPON ABOVE GROUND
OBSERVATIONS AND AS --BUILT PLANS WHERE AVAILABLE. ACTUAL
LOCATIONS OF UNDERGROUND UTILITIES MAY VARY AND UTILITIES NOT
SHOWN ON THIS SURVEY MAY EXIST ON THIS SITE.
5. ALL MONUMENTS WERE LOCATED DURING THIS SURVEY UNLESS OTHERWISE
NOTED,
GRAVEL
&AA
N8816'59"W 231.02' J
❑ ❑ ❑ n ❑ ❑ --
WOOD FENCE OUT 3.7 ❑
9p61 WOOD FENCE OUT 3.5' WOOD FENCE OUT 13
PROJECT INFORMATION
TAX PARCEL NUMBER:
PROJECT ADDRESS:
ZONING:
PARCEL ACREAGE:
Dcl
O�,L1p
042104-9128
29215 MILITARY ROAD SOUTH
FEDERAL WAY, WA 98003
RM1800
14,496 S.F. (0.33 ACRES t)
AS SURVEYED
VERTICAL DATUM & CONTOUR INTERVAL
ELEVATIONS SHOWN ON THIS DRAWING WERE DERIVED
FROM ELEVATION DATA PROVIDED BY THE KING COUNTY.
BENCH MARK ID ,#4406; ALIAS NQTR 4: 3" BRASS IN
CONCRETE DOWN 0.2' IN CASE STAMPED WITH AGENCY
DATUM AND SECTIONS. LOCATED ±100' EAST OF INTERSECTION
OF 23RD PLACE AND S. 288TH STREET AND WEST OF
INTERSECTION OF S. 288 TH STREET AND MILITARY
ROAD.
ELEVATION = 487.155 NAVD "88"
2.0' CONTOUR INTERVAL - THE EXPECTED VERTICAL
ACCURACY IS EQUAL TO 1/2 THE CONTOUR INTERVAL
OR PLUS / MINUS 1.0' FOR THIS PROJECT.
BASIS OF BEARINGS
PER WINDSWEPT PLAT RECORDED IN VOLUME 233 OF PLATS, PAGE(S)
093-096, UNDER RECORDING NO. 20060501000741, RECORDS OF KING
COUNTY, WASHINGTON
ACCEPTED THE BEARING OF THE NORTH LINE OF SECTION 4, TOWNSHIP 21
NORTH, RANGE 4 EAST, W.M., IN KING COUNTY WASHINGTON.
LEGAL DESCRIPTION
THAT PORTION OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 4, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY,
WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT OF THE WEST LINE OF SAID SUBDIVISION DISTANCE
NORTH 00 2424" WEST 1,238.80 FEET;
THENCE SOUTH 89'57'39" EAST PARALLEL WITH THE SOUTH LINE OF SAID
SUBDIVISION OF THE WESTERLY LINE OF OLD MILITARY ROAD REVISION AS
CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER
33022385 AND THE TRUE POINT OF BEGINNING;
THENCE NORTH 89'57'39" WEST 215 FEET,
THENCE SOUTH 00'02'21" WEST 65 FEET;
THENCE SOUTH 89*57*39" EAST TO THE WESTERLY LINE OF SAID OLD MILITARTY
ROAD;
TJENE NORTHERLY ALONG THE SAID WESTTERLY LINE TO THE TRUE POINT OF
BEGIINNINGG.
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON
WOOD FENCE OUT 2.6'
FOUND
3" BRASS DISK
W/SCRIBED "X"
IN CASE
L nt)
RI
SEWER MANHOLE
RIM=441.61
INV 8" N=433.28
INV 8" S=433.14
INV 8" " 1=434.17
WOOD FENCE OUT 5.7'
SET 5/8" X 24"
STEEL ROD W/2"
ALUMINUM CAP
N
N,
C
WATER METER v
CATCH BASIN
RIM=435.70
INV 24" N=428.40
INV 24" S=428.00
SEWER MANHOLE
RIM=436.77 _
INV 8" N=427.22
INV 8" S=427.12
WOOD FENCE OUT 1.8'
❑ ------
FOUND
REBAR & CAP
1.0' S. & 12.2' W.
LS# 18103
SET 5/8" X 24"
STEEL ROD W/2"
ALUMINUM CAP
N88'13'58"W 2639.4.8' 33 V 34
659.8T 1319.74'
4 3
SITE 656.60'V236
13,20'
S88'15'28"E26.40'
FOUND
2" IRON PIPE
IN CASE
436
4 4 # a
tlok
o� •
d
4
4
d ` 4 4
Q A
v 3
AS YLVE
MAIL BOX 4 4
4•
4 4 a
I
v ,
4d O ;
C. a4
G) Lo -A i
4 a' 3
c)
4
f�
N 4
N
rn,4
0
:'a
1 4
4
d
4
3
r
SEWER MANHOLE
RIM=433.35
INV �" Nib-423.15
INV " SE=427.12
INV " W=423.37
$5
SOLI LID CATCH BASIN
RIM=431.72
INV 24" N=424.
AV 24" S=424.
UTILITY POLE
CATCH BASIN
RIM=431.75
INV 12" N=428.15
INV 12" E=428.15
INV 12" S=428.20
BREAKDOWN OF NE SECTION 4 TWN 21N, RGE 4E, W.M.
a G 4
Ot, 30p0, 4a d
•a - a
CATCH BASIN
RIM=436.15
t O PIPES
4 d
4 d
d da
q'•
a
N
0
c�
I cr
a
W
:D
p
n
0
(Y
V)
00
Q
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Q
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ry
0
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0
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N
LJ
LL
I-
CV
DRAFTER:
DESIGNER:
PROD. ENGR./SURV.:
DATE: 07-27-07
PROJECT NO.: 07228
SHEET 1 OF 1
O
CITY COMMENT 81'1
450
448
44E
PLANT SCHEDULE
QTY. BOTANICAL NAME I COMMON NAME SIZE NOTES
TREE UNITS
SYMBOL
DECIDUOUS TREES
SMALL
11
* ACER.LIR VI
8-10' HT.
NURSERY GROWN, B&B
SMA 0.5
2
�GINKGO BILOBA'PRINCETON SENTRY' / COLUMNAR GINKGO
1-34' CAL.
NURSERY GROWN, B&B
MEDI M 1.0
6
* RU PYS CALLERYANA'ARISTOCRAT' / ARISTOCRAT PEAR
1-314" CAL.
B&B
EVERGREEN TREES
ME IU 1.0
1
* THUJA PLICATA'EXCELSN / EXCELSA RED CEDAR
6' HT.
B&B
EVERGREEN SHRUBS
*ABELIA X GRANIDFLORA 'FRANCIS MASON' / GLOSSY ABELIA
21-24" HT.
FULL & BUSHY, 4' O.C.
0
10
*BUXUS S.'SUFFRUTICOSA' I TRUE DWARF BOXWOOD
1 GAL,
SPACED 18" O.C.
*CHAMAECYPARIS OBTUSA'NANA GRACILIS' / DWARF HINOKI CYPRESS
4' HT.
B & B
(�)
12
*MAHONIAAQUIFOLIUM'COMPACTA` / COMPACT OREGON GRAPE,
21-24" HT.
FULL & BUSHY, 4' O.C.
�..1
14
*PIERIS'FOREST FLAME' 1 FOERST FLAME PIERIS
21-24" HT.
FULL & BUSHY, 4' O.C.
0
19
*PRUNUS L.'OTTO LUYKEN' J OTTO LUYKEN LAUREL
21-24" SPR.
B&B, 3' O.C.
5
* PRUNUS L.'SCHIPKAENSIS' / SCHIPKA LAUREL
* VIBURNUM DAVIDII / DAVIDS VIBURNUM
24-30" HT.
21-24" SPR.
B&B, 4' O.C.
FULL & BUSHY, 4' O.C.
19
VIBURNUM TINUS `SPRING BOUQUET'/ LAURUSTINUS
21-24" HT.
FULL & BUSHY, 4' O.C.
DECIDUOUS SHRUBS
$�
20
* BERBERIS T. ATROPUROUREA'BAGATELLE' / JAPANESE BARBERRY
1 GAL.
FULL & BUSITY,18" O.C.
* PHYSOCARPUS OPULIFOLIUS'SUMMER WINE'/ NINEBARK
21-24" HT.
FULL & BUSHY, 4' O.C.
(]]C3
SPIRAEA J.'ANTHONY WATERER' / ANTHONY WATERER SPIREA
21-24" HT.
FULL & BUSHY, 4' O.C.
PERENNIALS / FERNS
'
17
* POLYSTICUM MUNITUM / WESTERN SWORD FERN
1 GAL.
GROUNDCOVER
170
ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK
4" POT
SPACED 24" O.C.
24
* CARER COMANS'FROSTED CURLS' / NEW ZEALAND HAIR SEDGE
1 GAL.
SPACED 12" O.C.
150
* 25% EPIMEDIUM RUBRUM 1 BISHOPS HAT
1 GAL.
SPACED 24" O.C.
50
*5 /� 7 ° G EPANIUM MACRORRHIZUM / CRANESBILL
RANDOM PLACEMENT
250
* 75% GAULTHERIA SHALLON I SAAAL
1 GAL.
SPACED 24" O.G.
85
* 25% MAHONIA REPENS I LOW OREGON GRAPE
RANDOM PLACEMENT
-
* DROUGHT TOLERANT TREES, SHRUBS, AND GROUNDCOVER.
FINE LAWN
10
BARK MULCH
EDGE OF BED
LANDSCAPE NOTES
2.
3.
9
5.
[.1
7.
0
IN
11.
LANDSCAPE CONTRACTOR TO CLEAR AND GRUB ALL PERIMETER LANDSCAPE
AREAS SHOWN TO RECEIVE NEW LANDSCAPE.
ALL NEW LANDSCAPE AREAS ADJACENT TO BE SET AT 6" MINUS FINISH ELEVATION
THESE AREAS TO RECEIVE IMPORTED 3-WAY TOPSOIL TO A MIN. DEPTH OF 6.
ROTOTILLED INTO SUBGRADE.
ALL NEW PLANTING BEDS TO HAVE FINE BARK MULCH TO A MINIMUM
DEPTH OF 2".
GROUND COVER TO EXTEND UNDER ALL DECIDUOUS TREE CANOPIES AT THE
SPECIFIED SPACING TO PROVIDE COMPLETE COVERAGE IN ALL PLANTING
BEDS DESIGNATED TO RECEIVE GROUND COVER, GROUNDCOVER BENEATH
EVERGREEN TREES TO BE MAINTAIN A T CLEARANCE FROM BASE OF TRUNK.
ALL LANDSCAPE BEDS SHALL BE PLANTED WITH GROUNDCOVER, PLANTED
IN A TRIANGULAR PATTERN, TO ACHIEVE FULL COVERAGE WITHIN TWO YEARS
OF PLANTING.
ALL NEW PLANTINGS TO BE FERTILIZED WITH STARTER FERTILIZER 2-4-2, OR
APPROVED EQAUL. APPLIED AT MANUFACTURES RATE. TREES AND SHRUBS
TO BE ADDITIONALLY FERTILIZED WITH AGSAFE 20-10-5, 21 GRAM TABS. APPLIED
AT MANUFACUTRERS RECOMMENDED RATE.
LANDSCAPE DRAWINGS ARE BASED ON THE SITE PLANS PREPARED BY
2812 ARCHITECTURE. IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT OF
ANY FIELD CHANGES TO THE SITE PLAN WHICH MAY REQUIRE ADJUSTMENT
OF DESIGN,
REFER TO CIVIL ENGINEERING DRAWINGS FOR GRADING AND DRAINAGE
INFORMATION. IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT OF ANY ADVERSE
DRAINAGE CONDITIONS WHICH MAY AFFECT THE HEALTH OF PLANT MATERIAL.
NO PRE -EMERGENT HERBICIDES TO BE USED ON THE PROJECT SITE
DURING THE FIRST YEAR WARRANTY PERIOD.
ALL NEW LANDSCAPE AREAS TO BE IRRIGATED WITH A FULLY AUTOMATIC
IRRIGATION SYSTEM. IRRIGATION TO BE HEAD TO HEAD COVERAGE IN ALL
LANDSCAPE AREAS. SEE SHEET L-2
TREES TO MAINTAIN A MINIMUM CLEARANCE OF 8' FROM WATER, SEWER,
AND FIRE HYDRANTS. SHRUBS TO MAINTAIN A MINIMUM CLEARANCE OF
4' FROM FIRE HYDRANTS.
CURB OR HEADER
GROUND COVER SPACING
NTS NOTE: SPACING TO BE TRIANG. PER DI
SHOWN ON PLANT SCHEDULE
LEGEND
CALIPER @ DBH
TREE TYPE
120 j EXISTING TREES TO BE RETAINED
r
�C SIGNIFICANT TREES TO BE REMOVED
TREE TYPE ABBREVIATIONS
C WESTERN RED CEDAR
LANDSCAPE CALCULATIONS
REQUIRED PARKING LOT LANDSCAPE: 30 S.F. (15 S.F. PER STALL)
PROVIDED PARKING LOT LANDSCAPE: 125 S.F.
TREE DENSITY CALCULATIONS
SITE AREA 0.33 ACRES (14,496 S.F.)
REQUIRED TREE DENSITY STANDARD: 9.9 (30 TREE UNITS I ACRE)
PROVIDED TREE UNITS: 6.5 REPLACEMENT (11 @ 0.5 UNITS)
1A7 REPLACEMENT (7 @ 1.0 UNITS)
TOTAL 13.5
DROUGHT TOLERANT LANDSCAPE
ALL TREES, SHRUBS, AND GROUNDCOVER HAVE BEEN
SELECTED TO BE DROUGHT TOLERANT.
ni ivul-c.n
DIA. OF ROOTBALL
SHRUB PLANTING
SEA' CROWN AT NURSERY
HEIGHT
BARK MULCH PER SPECS
BACKFILL TO CONSIST
OF TOPSOIL PER SPECS.
ADD FERTILIZER PER
SPECS
SCARIFY ROOTBALL ON
CONTAINER MATERIAL.
REMOVE ALL BURLAP
ON B&B MATERIAL
LANDSCAPE PLAN
0 5' 10, 25'
1
SCALE: I" =10' - 0"
i
PLANT TREES HIGH
ENOUGH TO ALLOW
POSITIVE DRAINAGE
AWAY FROM ROOTBALI
DIA. OF ROOTBALL
DECIDUOUS TREE STAKING
LANDSCAPE PLAN APPROV
Pon it.Number. 11-, d-.I G, �_t)lL-
1.0111; fro
SECURE TRUNK WITH DOUBLE
STRAND OF 14 GAUGE GALV.
WIRE WRAPPED IN CLEAR
VINYL. TWIST TIGHT
2" DIA. "BVC" LODGEPOLE
PINE TREE STAKES WITH
6" CONICAL POINT
36" DIA. TREE WELLS IN
LAWN AREAS. FILL WITH
2" OF SPECIFIED MULCH
REMOVE ALL BURLAP
AND WIRE BASKETS
BACKFILL PIT WITH 50%
TOPSOIL AND 50% NATIVE
SOIL. ADD SPECIFIED
FERTILIZER TO MIX
2 \I I CITY COMMENT 211
ZM
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Date: 6-15-15
Project: 131 G
File:
Drawn: CB
NTS
NTS
1 \1 I CITY COMMENT 8121
450'
448'
IRRIGATION SCHEDULE
01MMI DESCRIPTION I MAI 911 :A kv, I
0 MP1
HUNTER MPR40-06-CV-MP1000 90-210, 6" POP-UP ROTATOR
g
14'
0.75
J=. MP1
HUNTER MPR40-06-CV-MP1000 90-210, 6" POP-UP ROTATOR
40
14'
0.37
d Mp1
HUNTER MPR40-06-CV-MP1000 90-210, 6" POP-UP ROTATOR
40
14'
0.19
A. MP1
HUNTER MPR40-06-CV-MPG, 6 POP-UP CORNER ROTATOR
40
14'
0.19
❑ MPSS
HUNTER MPR40-06-CV-MPSS, 6 POP-UP SIDE STRIP ROTATOR
40
5' X 15,
0.44
❑ MPRS
HUNTER MPR40-06-CV-MPRS, 6" POP-UP RIGHT STRIP ROTATOR
40
F X 16
0.22
❑ MRS
HUNTER MPR40-06-CV-MPLS, 6" POP-UP LEFT STRIP ROTATOR
40---
5' X 15'
0.22
L 4Q
HUNTER SRS-06-4Q, 6" POP-UP SPRAY
40
4'
0.24
0
3/4" IRRIGATION METER (REFER TO CIVIL DRAWINGS)
Dcv
POINT OF CONNECTION:
(1)1" BRASS GATE VALVE
(1) WILKENS 600C, 314" PRESSURE REDUCING VALVE (IF REQUIRED)
(1) FEBCO 850, 3/4" DOUBLE CHECK VALVE ASSEMBLY
(1) V RAINBIRD 44RC, V QUICK COUPLING VALVE ZONE #
(1) RAINBIRD 100 PEB, V MASTER VALVE 1
❑
RAIN BIRD 075-DV, 3/4" REMOTE CONTROL VALVE 1.2 G.P.M.
❑
RAIN BIRD XCZ-075-PRF, 314" DRIP CONTROL ZONE
RAIN BIRD ESP8LXME, 8-STATION MODULAR CONTROLLER VALVE SIZE/TYPE
WALL MOUNTED
. • • • • • • • •
RAIN BIRD XFD-09-12, DRIPLINE W10.92 GPH EMITTERS @ 12" O.C.
W/ RAIN BIRD TOS-050, GALV. TIE DOWN STAKES @ T Q.C.
— — — — — —
3/4" MAINLINE, SCHEDULE 40 PVC
CLASS 200 PVC LATERAL LINE (3/4" UNLESS NOTED OTHERWISE)
4" SLEEVING, SCHEDULE 40 PVC
WILKENS RR.V.
IF REQUIRED.
DOUBLE CHECK VALVE ASSEMBLY
- WASHED DRAIN ROCK
MINIMUM 12' DEPTH (TYP)
QUICK COUPLER VALVE
MASTER VALVE
FLOW _
t— GATE VALVE �- SCH 80 PVC UNION (TYPJ
NOTE: MAIN SHUT OFF
4. INSTALLATION SHALL CONFORM WITH LOCAL WATER DISTRICT
1. VALVE BOX SHALL NOT REST ON PIPES.
2. ALL PIPE AND FITTINGS WITHIN VAULT TO BE ONE SIZE LARGER THEN STANDARDS, REVIEW CURRENT STANDARDS FOR REVISIONS.
COMPONENTS. USE REDUCING BUSHINGS. 5. FOR 314" & 1" DEVICES, CARSON JUMBO BOXES.
3. TEST COCKS SHALL HAVE 12" CLEARANCE.
POINT OF CONNECTION
VALVC Z5UHtUVL.0
ZONE #
VALVE TYPE
G.P.M.
1
RAIN BIRD 075-DV
4
2
RAIN BIRD XCZ-075-PRF
0.5
3
RAIN BIRD 075-DV
7
4
RAIN BIRD 075-DV
1
5
RAIN BIRD 075-DV
3
6
RAIN BIRD 075-DV
6
8
-
-
PIPE SIZING TABLE
PIPE SIZE MAX G.P.M.
3/4" CLASS 200 UP TO 10 G.P.M.
V CLASS 200 UP TO 16 G.P.M.
2n`
18" MIN.
11 \1 Ni VI-% I I V 1 11 I'm V 1 L_%J
1. VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO COMMENCEMENT
OF WORK. PROTECT ALL NEW AND EXISTING UTILITIES. PROMPTLY NOTIFY
THE LANDSCAPE ARCHITECT OF ANY CONFLICT BETWEEN PROPOSED WORK
AND OBSTRUCTIONS.
2. IRRIGATION CONTRACTOR SHALL PROVIDE PROTECTION OF ALL PROPERTY,
PERSONS, WORK IN PROGRESS, STRUCTURES, UTILITIES, WALKS, CURBS,
PAVED SURFACES AND EXISTING LANDSCAPE AND IRRIGATION TO
REMAIN DURING THE INSTALLATION OF LANDSCAPE AND IRRIGATION WORK.
VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO
COMMENCEMENT OF WORK AND PROTECT SAID UTILITIES.
3. IRRIGATION CONTRACTOR SHALL OBTAIN AND PAY FOR ALL NECESSARY
PERMITS AND FEES AS REQUIRED BY APPLICABLE CODES AND ORDINANCES
FOR THIS WORK. ALL WORK TO BE INSTALLED PER LOCAL CODE
REQUIREMENTS AND MANUFACTURE'S SPECIFICATIONS.
4. PRESSURIZE MAINLINE TO 100 PSI FOR A PERIOD OF 2 HOURS
CHECK ALL JOINTS AND CONNECTIONS FOR LEAKS AND REPAIR AS REQUIRED.
PROVIDE WRITTEN DOCUMENTATION THAT A PRESSURE TEST HAS BEEN COMPLETED
WITH NO MORE THAN 5 PSI LOSS DURING THE TEST DURATION.
5. UPON THE COMPLETION OF IRRIGATION WORK, OPERATE THE SYSTEM IN THE
PRESENCE OF THE OWNERS REPRESENTATIVE, ADJUST AS REQUIRED.
6. GUARANTEE ALL MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR
COMMENCING AT THE TIME OF FINAL ACCEPTANCE. THIS GUARANTEE
DOES NOT APPLY TO WORK OR DAMAGE DONE TO THE IRRIGATION
SYSTEM BY OTHERS AFTER FINAL ACCEPTANCE.
7. PRIOR TO FINAL ACCEPTANCE PROVIDE THE OWNER WITH A SET OF CLEARLY
DRAWN REPRODUCIBLE RECORD DRAWINGS SHOWING ACTUAL LOCATION
AND TYPE OF IRRIGATION ELEMENTS INSTALLED.
STANDARD CARSON 12"
VALVE BOX.
3M DRY SPACE CONNECTORS.
PROVIDE FOR A 24" LOOP OF
EXCESS WIRE.
FINISH GRADE.
DRIP CONTROL ZONE KIT
REFER TO IRRIGATION
BALL VALVE
PVC SCH 40 SXS 90
DRAIN GRAVEL MIN 2" DEPTH
PVC SCH. 80 NIPPLE
(LENGTH AS REQUIRED).
P.V.C. SCH 80 UNION
TOPSOIL DEPTH VARIES
P.V.C. MAINLINE
SCH. 40 PVC TEE OR ELL.
NOTES:
1. PROVIDE VALVE BOX EXTENSIONS AS REQUIRED.
2. SUPPORT VALVE BOX WITH (4) BRICKS.
3. TAPE CONTROL WIRES AND SPARE TO BOTTOM
OF MAINLINE (TYPICAL).
AUTOMATIC VALVE
NTS
PVC LATERAL LINE
POP-UP ROTATOR
NTS
18" MIN.
PAVING, CONCRETE
OR PAVERS.
SUBBASE- REFER TO
CIVIL PLANS AND
SPECIFICATIONS
a a , 1�� I I 112
0 5' 10, 25'
SCALE: V=10'-0"
_________-=====-==�-========== -- MULCH
TOPSOIL PER
PLANTING PLAN
,BACKFILL SEE
NOTE BELOW
PVC LATERALS
I 2" PVC SCH. 40
WIRE SLEEVE
PVC SCH. 40
MIN. 2X DIA.
OF INTERIOR PIPE
REEVING / PIPE TRENCHING
NTS
INSTALL POP-UP SPRINKLER HEADS
3" ABOVE GRADE AND ADJUST TO
FINISH GRADE. SEE PLAN FOR MODEL
AND BRAND
<— FINISH GRADE
(1) MARLEX FITTING
(2) SPIRAL BARB
FITTINGS
SWING PIPE (18" MAX.)
PVC SCH. 40 ELL (OR TEE)
DRIPLINE LAYOUT
NTS
PVC MAIN LINE
VALVE WIRING
AND TRACE WIRE
IF SPECIFIED
�"/S SCH 40 FITTINGS
)MPRESSION .ADAPTER
)GE OF BED
RIPLINE TUBING
FACED 18" O.C.
R/VACUUM RELIEF VALVE
STALL AT EACH HIGH POINT
RIP CONTROL ZONE KIT
ITH VALVE, FILTER, & PRV
VC SCH 40 MAIN LINE
VC CLASS 200 LATERAL
IC SCH 40 SUPPLY HEADER
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PER 11.205.010(NOTE 6): PRIVATE: UNIT TERRACE 4 DECK: 258 SF PER UNIT =
REG. = 400 5F PER UNIT X (5) UNITS = 2,000 5F PUBLIC OPEN SPACE OF 25'X25.5' = 638 SF
MIN. PRIVATE OPEN SPACE OF 200 5F PER UNIT EAST LANDSCAPE BUFFER PER 101.125.060(5)(a) = 684 5F
MIN. PUBLIC OPEN SPACE OF 625 SF (25'x25') TOTAL OPEN SPACE PROVIDED = 2,612 SF > 2,000 5F REQ.
SITE PLAN - AREAS
450'
LANDSCAPE
ROOKERY —
WAMIESIM
II
TRASH I RECYCLE
BAY WINDOW. i ENTRY COLLECTION AREA
CANOPY ® UNIT ABV., TYP. ® EA. UNIT, TYP.
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PROVIDED = 1,5' W. = 15% REDUCTION MODIFICATION
REQUEST PER 101.125.100 (6) FOR ADJACENT LAND USE
ZONING DISTRICT RM1800
444' 442
J PROP05ED LANDSCAPE
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Job Number.
12c-3264
20' -0"
BAY WIN. 4 ENTRY
CANOPY ABV.
16070 O.H. GARAGE DR.
GARAGE LEVEL 1
20'x20' D445 5F l
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CONC, TERRACE
ON 6R9.
LEVEL 1 FLOOR PLAN
ENTRY: 25 5F
GARAGE 4 STORAGE: 443 5F I TERRACE: 140 SF
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LIVING FACE: 551 5F
DECK: 115 5F
6'-0"
ENTRY CANOPY
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WINDOW NOT--
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25
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36" H. DECK
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LIVING 5PACE: 551 5F
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A2, 1
Job Number
12G-3264
NEST ELEVAi I ON
BAST ELEVAiION
5UiLDIN6 HEIGHT CALCULATION:
BUILDING 1:
HEI6HT5:
N:441'-O"
5:442'-0"
E:440'-O"
W:445'-0"
AVERAGE GRADE: 441'-6°
BUILDING HEIGHT: 51'-11"
BUILDING 2 HEI6HT5:
N:444'-O"
5:444'-0"
E:445'-O"
I -oil
AVERAGE GRADE: 444'
BUILDIN6 HEIGHT: 52'-2"
NORTH ELEVAT
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SOUTH
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Job Number:
12c-3264