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2018/04/12 Planning Commission Resolution (3)
PLANNING COMMMISSION RESOLUTION NO. 2018-25 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR SONOMA COUNTY DISTILLING COMPANY INDUSTRIAL BUILDING (APN 143-021-023) WHEREAS, the applicant, Merle Avila for Avila + Bunch Architects, filed Planning Application No. PLSR17-0011 for Site Plan and Architectural Review for a new industrial building, in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Applications No. PLSR17-0011 was processed in the time and manner prescribed by State and local law; WHEREAS, on April 12, 2018, the Planning Commission reviewed Planning Application No. PLSR17-0011 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the April 12, 2018, Planning Commission meeting, upon considering all testimony and arguments, if any, of all persons desiring to be heard, the Commission considered all the facts relating to Planning Application No. PLSR17-0011. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Factors Considered. The Planning Commission, in approving Planning Application No. PLSR17-0011, makes the following factors, to wit: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. The industrial building is consistent with the character of development in the immediate vicinity. The proposed warehouse storage building is a simple design and will be screened from the public right-of-way along State Farm Drive by an existing solid fence/gate and enhanced landscaping. The development will preserve many of the mature trees and vegetation on the site and would add additional landscaping to screen the new storage warehouse building from public view. B. That the development incorporates a variation from adjacent on-site and off-site structures in height, bulk, and area; arrangement on the parcel; openings or breaks in the fagade facing the street,- and/or the line and pitch of the roof. Criteria Satisfied. The proposed building massing is inspired by traditional forms. Volumes are simple, asymmetrical yet balanced. Repetitive and alternating elements are present, with additional articulation provided using colors, materials, screening, and recesses. The existing solid fence/gate and enhanced landscaping along the State Farm Drive street frontage would screen the new storage warehouse building from public view. C. That the development will be located and oriented in such a manner so as to provide pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate, and avoids indiscriminate location and orientation. Criteria Satisfied. Vehicular access to the property is from existing driveways on State Fann Drive. There is pedestrian access to the building from State Farm Drive and bicycle access from the street via the two existing driveways. Section 3. Environmental Clearance. In accordance with the California Environmental Quality Act (CEQA), an EIR was prepared for the PDA. The Sonoma County Distilling Company new storage warehouse building project is located within the PDA, an analysis was prepared to evaluate the consistency of the proposed project with the PDA EIR. As demonstrated in the analysis, the proposed project is consistent with the PDA Plan analyzed in the PDA EIR NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR17-0011 subject to the Conditions of Approval attached as Exhibit A. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired and that the appeal period shall be ten (10) working days from the date of said action. No building permits shall be issued until the appeal period has expired, providing there are no appeals. DULY AND REGULARLY ADOPTED on this 12th day of April, 2018 by the City of Rohnert Park Planning Commission by the following vote: AYES:�V11j NOES: d ABSENT: - d ,ABSTAIN: , D_ ADAM BLAN UIE,,4 BORBA GIUDICEA1 HAYDON { �1 Adams, Chairperson, Rohnert Park Planning Commission Attest: U (I)&" Asan Aze do, Recording Secretary EXHIBIT A ADOPTED PER PLANNING COMMISSION RESOLUTION NO. 2018-25 CONDITIONS OF APPROVAL: 5531 STATE FARM DRIVE INDUSTRIAL BUILDING SITE PLAN AND ARCHITECTURAL REVIEW The conditions below shall apply to the Industrial Building project located at 5531 State Farm Drive (PLSR17-0011). General Conditions 1. The Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date, unless prior to the expiration a building permit is issued and construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved. 2. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code (RPMC) and any state or federal agency. The violation of any condition listed herein shall constitute a nuisance and a violation of the Rohnert Park Municipal Code. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC may be an infraction or a misdemeanor and shall be punishable as provided by law. In addition to criminal penalties, the City may seek injunctive relief. The Applicant agrees to pay for all attorney's fees and costs, including, but not limited to, staff time incurred by the City in obtaining injunctive relief against the Applicant as a result of a failure of the Applicant to fully perform and adhere to all of the Conditions of Approval. 3. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert Park, its agents, officers, attorneys and employees from any claim, action or proceedings brought against any of the above, the purpose of which is to attack, set aside, void, or annul the approval of this application or certification of the environmental document which accompanies it. This indemnification obligation shall include but not be limited to, damages, costs, expenses, attorneys', or expert witness fees that may be asserted by any person or entity, including the Applicant, whether or not there is concurrent passive or active negligence on the part of the City, its agents, officers, attorneys or employees. 4. The Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date, unless prior to the expiration a building permit is issued and construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved. Public Safetv Conditions 5. It appears that 2,500 gpm of water supply is required. A fire pump may be required to supply that quantity of water to the height of this building. A recommendation is to have a hydrant flow test to determine the available water supply and pressure. Please contact the Fire Prevention Division at (707)584-2641. 6. It is assumed that high -piled combustible storage will be within this building. Please provide any details upon submittal of Building Plans. 1 7. In lieu of easements, please provide written acknowledgement of the cross -property fire lanes from the adjoining property owners 8. Please revise parking layout to relocate spaces 22 and 23. The Fire Lane needs to connect to the gate into the adjacent property and to access the existing fire hydrant. Please show limits of red striping and proposed "Fire Lane" signs on Improvement Plans. 9. Please show Fire Truck turning radii. The on-site pavement sections shall be capable of supporting a fully loaded fire engine. A certification by a soils engineer will be required. 10. Address numbers shall be illuminated and visible from the street. A 12" minimum height is required per Ordinance 920. Engineering Conditions 11. The narrative states that, of the 16,457 sf of surface being removed and replaced, that the only 12,693 sf will be directed to the treatment pond, with the remaining 3,764 sf being sent directly to the storm drain. This matches the treatment/ drainage plan shown on the civil plans. It is unclear why a portion of the new surface is being left untreated. It appears that there is room within the landscape area to increase the treatment pond area by approximately 33% to accommodate the additional 3,764 sf, and to direct the low flows from this area into the pond (It is noted that the existing storm drain treats runoff from a larger offsite area, and that treatment could be limited to a portion of the total flows equal to that generated onsite). Please clarify on drainage plan sheets. 12. Post- construction storm water BMPs shall be installed in general conformance with the City of Santa Rosa storm water calculator (htty://srcity. ore/denartments/utilities/stormwatercreeks/swvermit/Pages/swLIDtechManu al.asx), as modified under the January 6, 2016 Municipal MS4 Storm Water Permit (effective May 3, 2017). 13. The treatment measures should include full -trash capture measures, per the current MS4 permit. 14. Prior to issuance of building or grading permits, a site civil improvement plan prepared by a licensed civil engineer shall be submitted to the City for review and approval. The plan shall include the aforementioned fire water, pavement, and stormwater treatment improvements, as well as any additional improvements needed for the project. Improvements shall be completed prior to occupancy of the building. 15. The final on-site water system layout will be subject to approval by the Depts. Of Public Safety, Public Works, and Development Services. 16. A grading permit will be required for any on-site grading or construction. An encroachment permit will be needed for any work within the public right-of-way. 17. The applicant will be responsible for plan review and inspection fees for grading and site work. 2 -.jI E Li I REI PAVING I Nr= ^I WAREHOUSE DUILDIN6 I I I CSF i ••Si0•• C."ARf�C •'• IEA FENCE REI TREE ITYPI ` REI SHRUB: REMOVE REI TRANSFORMER REI LIGHT POLE PLAKM? SPEWICATIONS I GENERAL: CONTRACTORS ll Y M MO DISTILL PLANTNA wlrl ALA SEA 11W1t R.YW 410 mcm' AT10N, YUY MVM MMS TM1(TCN EOTEPIWN, p QVRD PLALIR BT uNOECAP! Aq•ttCt PIOR NCRWM BYl n Wf tNVIm TD ALL LMDTALBeAEw. LILAITT RRANAAER •DRPiIANB CaNPB�Af1011 CBNBSVT Ab MT'BTIaA NSfiBPAT To PRRaIEx BP Avi NYRRA,TeO PA.N1111S N EINIMI a TRe ORI. AW RAdArem xeAeN 7 UNDERGROUND UTILITIES: DAAL M tAWeNwAAp 11"m AL ENT SSA AT BHNNRHPtl•1NA O BAn PEN, TO OnDNS. TO LOGTE Iu "ARIMNRe bvnutCl CNea Tnf. StlRlA ODNTRACTOR IND MARNM MIT LOGTmm v IAL UENNRONWD ATDIINA PRIOR TO EONINRt1A BEMIS MMOM RM AM OMTSACTOR Mol mWeGT MD VTAER ALL NNPRPSNS AND OMOTICB. ARB *P ISM IA.OSCW Or W OW WMON BCMeW BRANBIM AND ALTVAt PTC CONSISTS" PRIOR TO CORRIERE i Tom CONTRACTOR BAA, ASM[ AI RSTOPBIBO]n SPS NORI —R M AREA'MMA[ WGR HAS M. NWETEO NT41Ni TTOffl. APPROVAL S. QUALITY ASSURANCE: ME NM.AM QIRS BRINI 00 TR m Or 00ov ENIS, Oleo IN P ccm TIYWACT, OSP^ M l Noir BE �ENWD &pW ON M.:001 AND SICCPICAnDN CORDINANCES A ReGRMTIONS ALL RMTNATfxW4 TO N NNAtlE9 PM CRY OF RO,NAT PAR OTAIONR%AID MMM mtA>A M RAI, NATmIu SHAD, comma, IS m PLAN esew M[CYIGTPNN PM RIa A umv PBMN a TW W.S'NI N4leNTNAN BTA"DAAA. S. PRODUCT A. LABOR GUARANTEE; M CWMACTOR RAALL ETYAANTCE M RNR WTCRIALA A LABOR PDS TNG COISLEE NAOrOVALt PERIOD M mulm RIvIL m NULTM' AND FRCS mm NBCAEE ARO SNd1ATbm Me ;ONr%AmN NNil REPLACE All BRI IALTM PLARTB FAM ABUSE I1131TW D TOO PMOO AC AO COST TO M OWNER Nita I&AM A MLAMI!NTS BXALL Be BDNRETm WITHIN A m DAY PER= D. SITE OBSERVATIONS: 000tl1ALTS BP PELO AEKAAr— ATN L NOSLARE ARPEECT, CAt TO PRDWOt u NOR NTICL A REVIEW PDOEAWO ERADC a LAIOK!)E AN[NRCT PLANA ro RNA PLACERlNT ALL PLANTS EHAL Be 04PK B M ANSORIITI LANW APC ANLISTCT EOR NN.M MIS AND I= POOR TO LAYOUT. IT3Er AUMM SOR. S "TDTMUT RANTPDI APPROVAL N PUL QUANTITIES, PNM To NBSIN 1101— ADJUST IAYOUT AN DIRECTED BY LANDSCAPE MUITECT. O M— PING" UST WREN-THeI L EXPLANATION OP DRAWINGS: , v PLANT N OYBR4011%= IND MY NRO PRC ADJUSTMENT POS ODSLIAB ORE CORAM NOT BIIOIW ON RAN% M M RREETEB M M LAITp[AWE ArDTTKT. AARNTiEnit IND. BE NAD! TUR NIIM$ ACCLN, M ALL RANTINN EXAL BE MW MASTED TO MEET M NMNIN STAR RENUTIOME FOR RANYNB AN MAINTAINING A RAE DEFENSIBLE MAC, DWT. OF FONEf1RY. B. 9U6ffITTALb A BD Ne MANN S" LAIWCVE AADWRCI M LAN Y NAIM 1ESf p! BN fi AT WIT" A omm lh AW rmTw DBePBIDr IADR APP4DNPl Y IAYORAPt AItf1ORC7 PEAS ro MGQT. ► OORTA"CTOI B4AL PNMOP ♦ ANREte UAt v RANT PYREN. aowm B AAO AT>¢ PPL APPROTA OF uNSIEve AADNRR• PgOR TB OROtRW C COIIP4Cr0R MOUSE ►ANAL }BOLL ANE ON9nS MD nACN MR APPROVAL PRIOR TO OEUVERIN ON BYTE. S. PLANTING OPERATIONS A ["M BAMTII AN PYWtO ARODRS 4 ALANTINS ARG Bmf OWL Be COIPD•m UPA PRIM BRq+ ARAN CAPANE TP RNl m. M — RAM Il! A OMYARIN No NO<MR low Be Coln 0R0/OE ASRIDATTAAA AJTAww mr e•TrE PON Akwop , RMp11EABATIBA ROO'le umm CWT, R.AQB B SO trTTLL AW ANEW ALL WAW A SINK OO74% MBS. WET" I OAK YAW PER IDN TNA4 Peet OF A40 CM►DST• IS W OTMN AND IS W O` TRIPLE TA IeNINtIM tlTPT4 AT M NLIANW OC T -BIRSS ARIAS • M All&= A04 Bel" C AL'W TII!L RANTNG RULE M PER RAVTRB DOTAA, IBV ALOW RLPAN PRITrA@N AT AYA,lALYyACL RCOIMMDEO RAR 0. ENAIN MO MIS ALL RAf T MW ro AC•g2 DEBRIB INRACN TNM P OIAIlIEII ReeSTABLNX IMIRIE HAMAR AmpNNA B'.0 IRIOA ro PER PL NRB I, APIRS N"A4E AW NO N PM PLANATI x.Au TINO TAND I S, IMmYRLY /ACR B NSIN IOM P. IRA WAVI B ALIO PNIM ro DROPUNV gIAXNO BUT ROA 10 NWENM. NNIN A PBE{NABEAT xNNMOe M PVR NUAIACNAtn EPralATWIi T To AD. ANm N IFAS [ RODMN TI comRETE N APRT A Y NN IATM W ARBM IOAA1 rD ILL PUNTING AREAS New 1 EmrDAI AAONM OMQ BUBOINL ID. MAINTENANCE PERIOD A MtLP A 1 NMBI NANTNI W PERRIO tPUN FNA DONLCTY OP RN,TNS OPSATNI{ OANI RANnRi 4`24AIWW Alt COY1lTC Wmr Y1PT IAAWAPR AApNTA I,e INA TNR •CD. N MrINNI D AA ART VIEW NOT N COfOSNNR WM RAN RU BE NOTED ON A P SOA USI 0 WRd SEEM DIYAPPROI Y� ACCEPTANCE a FNI 70 R� IE VA AMM NAINTDN,4 /CARD) C M., MOL " IMA A SIATtRW/ TO PSNTLOt. NM AW 0 FREE OP PHIS S ANNE IlL ."m— 'w, Ow RAM NYLL Be TLLAM N Am" NxM IEtL M OORON AR A poov e I UIT M TARP I1. CLEANUP: A WAM BNALL OR MDE AS EACH PORTION OF WON PROOlROCA ALL PAWN MO WAUR WYLL BE MOONED A WAS4D TORN MO ANY DANAAR TO M WORT OF DML PYLA Be RWA E0 TO ORIGINAL OWrIW E At W B RENOW ALL DEBRID A TRAIN PALMI SITE, NANTAO A MEAN l SAPS WGIRR exVPONIlNf. 19. SEE PLANTING DETAILS ON SHEET 1-1.1 6 L2.2 FOR ADDITIONAL INFORMATION PLANT LEGEND WOCOLS [WATER USE MASGIFICATION (Na ff(]IMIfB OP LANDSCAPE BI MM51 L7 tABtLTAOMON L tAVENlR CTM[ NTIITIe BI' BOM TA CA, OPIUM SAAMHeD, N.W TALL LOW PN MOOf/AI! RENOMIP - "B NERIN NIA INYRBNEPIA UNELLLTA RONDR R S. LOW gRy1NOCGVERrsRAsse6mNes tB LDMNDR,t LaN1ewA vas 1 S PLAAL ! DC LA10.T N RIA MAYtI1t AJDIRLT W W CERTTFRD APPLICATOR SHALL SPRAY NY WITH HERBICIDE- REINDVE AFTER TWO WCRIL ORIDAR AND RESPRAY ALL REM GROMIH IN THREE MMR[ WCETS 7 Q Landscape Plan D' 10' 20' 40 SCALE: 1 " = 20'-D' LANDSCAPE ARCHITECTS PLANNERS ARBORIST 835 Piner Road "i"' Santa Rosa, CA B54D3 p 7137. 526 ' 5009 f 707 573 9626 PHASE: PRELIMINARY DRAWN GY MG/GR DATE: 04 03 18 SHEET NUMBER'. L1.0 ! 1 I f el". F -L f � Irl NF -A 1 BUILDING THIS \ FROJEGT EXISTIN6 9000 50. FT. \ 4 BUILDING x 'f 2.25-0I' ` ZI �I �I o� I f I 1 1 GARDEN I Bw RRTONYi014 MEA L Al may. EXISTING BUILDING \ III CONTROLLER •REPLACE PER LEGEND / 1 1 ti 1• 4i�i / W RID10 DRIP la TREE VALVE 2.0 GPM NEW VALVE ASSEMBLY CONNECT TO III SPLICE BOX 1 I„ FLEXIBLE DRIP 155 GPM IEI IRRIGATION VALVE: REPLACE WITH DRIP MANIFOLD PER DETAIL D, SHEET 1-2.1, TYP. TIE INTO (E) MAINLINE ITYP.I IRRIGATION LEGEND •.RRLN%. De.auPT•o.l lel EXISTING NEI CIATROLLER - REPLACE WITH HUNTER XC HYBRIDROLLEN, , WALL MOUNT CONT II SEE PLAN FOR LOCATION 6 SHEET LI FOR DETAILS. ® HUNTER RAIN SENSOR, RAIN COK, MODEL RWK-CLIK 6, (El IRRIGATION VALVE - REPLACE WITH DRIP MANIFOLD, SEE DETAIL D, SMEET 1.21 QOC QUICK COUPLER: RAINBIRO 41NP. WITH LOCKABLE COVER, IN ROUND VALVE BOX - TIE TO EXISTING MANN LATERAL: BCH 40 PVC, SIZE PER PLAN SI4� FLEXIBLE DRIP STUMP (SIZE PER PLANk BCH 40 PVC LATERALS, WITH Vi• POLY DRIP TUBING AND END CAPS (NOT 8HOWNL INLINE DRIP TUBING RIND - ICH 40 PVL LATERALS l SEE DETAIL J, SHEET LLL, SLiF PER PLAN L 3 VALVE NUMBER *, 10 DPL—GKLONS PER MINUTE (GPMI VALVE 612E NOTE; ALL PVC PIPE SHALL BE RECYCLED WATER, PURPLE COLORED PIPING CITY OF SANTA ROSA STANDARDS �nw,,..ni.Ix.i.wr.D yI�r NNa•x NA Inilur.� I M1. S+.— � wxw...-.AM1•,a �. ,n.m y.. ...u. .„uawdi. ,IWiWp m. ,r..r.ni,r r n ihJ.•yrvlla,.a..,.,". n, h. wWm.•�It, M-m.ni lnn 4. y..i.lvw..y.-nr� nami o.,, .,�r. a• v.r ..I�.wo.. H...1. .•.......,AA IE) IRRIGATION VALVE: REPLACE WITH DRIP MANIFOLD PER DETAIL D. SHEET 1.21, TYP. </P�L �-- \ eFLEXIBLE DRIP .. 1a•a,al""°•""`"' 0 U31 GPM P4' WATER EFFICIENT LANDSCAPE ORDINANCE - COMPLETION REQUIREMENTS: LALL MATMUI.B, WORK SHIP. CONSTRUCTION, DESIGN AND AUDITING SHALL CONFORM TO THE MOST RECENT CRY OP ROHNCOT PARK WATER EFFICIENT LANDSCAPE ORDINANCE IN EFFECT AT THE TIME OF PLAN APPROVAL 7. 1 HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DI91ON PLAN 5 INCORPORATE COMPOST OR NATURAL FERTILIZER! INTO THE 5011. TO A MINIMUM DEPTH OF W AT A WNIMJM RATE OF B CUBIC TAROS PER tOUS SQUARE FLET OR PER SPECIFIC AMENDMENT RECOMMENDATIONS FROM A SOILS LABORATORY REPORT. 4, A MINIMUM Y LAYER OF MULCH SHALL BE APPLIED TO ALL EMBED 80L SURFACES IN RANTING AREAS, EXCEPT IN NRF MEAS, CREEPING OR ROOTING OROUNDCOVERS OR DIRECT SEEDING APPLCATIONS. 7 UPON INSTALLATION AND COMPLETION OF THC LANDSCAPING, THE APPLICANT SHALL SUBMIT TO THE ENGINEERING DEVELOPMENT SERVICES INSPECTOR A COMPLETED AND SIGNED •CBRTIRCATE OP COMPLETION' STATING THE PROJECT HAS BEEN INSTALLED AS DESIGNED. D. THE V"MIGTE OF COMPLETION' SHALL BE ACCOMPANIED BY AN IRRIGATION AUDIT, IRi10AThTN SCHEDULE AND &WmleRANCE AMOULE AS DESCRIBED IN THE MUST RECENT CITY OF BANTA am WATER e•FMIENT LANDSCAPE ORDINANCE LN EFFECT AT THC TIME OF PLAN APPROVAL L A FINAL CRY INSPECTION SHALL BE PERFORMED TO VERIFY POLICY COMPLIANCE THE INISTALLATION CONTRACTOR SMALL ATTEND THIS INSPECTION AND MAKE ALL REQUIRED REPAIRS AND ADJUSTMENTS TO ACHIEVE APPROVAL AND COMPLETION FROM THE CITY. TO SCHEDULE AN INSPECTION, CONTACT CITY OF RDHNCRT PARK PUBLIC WORKS DEPARTMENT AT 17071 5411,5502 R REFER TO CITY OF SANTA ROSA RECYCLED WATER STANDARDS GUIDE a, .a l,..al�a,<,•„a•`L„HI.. �,,. 1w..,...a •rl ( Ow e�ae-rrr ww �M•onlrr rwl� w.awan w■V� ri'w�.•��iltiiiiwirTYlaawmWV f �rr., . �� • � ww..... � PIN• R.L11r•u 1,>ael ""Rl.. wwulR I ,^` 1Nrw � I Irrigation Plan%7 1Dr LED' 40' SCALE I • - 20'-D" LANDSCAPE ARCHITECTS • PLANNERS ARBORIST 835 Pine, Road Swine E Santa Rosa, CA 95403 P 707526.5009 f 707573.9676 C m CL c O .cn PHASE. PRELIMINARY DRAVAV BY. MBIGR DATE: 040310 I SHEEL 2 R:.0 IRRIGATION SPECIFICATIONS: 1, GENERAL: LANDSCAPE CONTRACTOR IC.27 LICENSE) SHALL BIO AND INSTALL IRRIGATION PER THESE PLANS AND SPECIMAI IONS, LPIC65 GIVEN FURTHER WRITTEN INSTRUCTIONS, OR RENQSW PLANS PER OWNER OR LANDSCAPE ARCHtICCU WORK INCLUDES, BUT IS NOT LIMITED TO ALL LA^ COVERED LIABILITY IRSVRARCE, WORKMANS COMPENBATI DNS, EOUDWENT AND MATERIALS NECESSARY TO FURNISH, INSTALL AND TEST IRRIGATION SYSTEM, AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN 1 QUALITY ASSURANCE: A MANUFACTURERS DIRECTIONS AND DETAILED DRAWINO SHALL BE FOLLOWED IN ALL CASES WHERE THE MANUFACTURERS OF COMPONENTS, USED IN THIS CONTRACT, COVER POINTS NOT SHOWN ON DRAWINGS AND SPECIFICATIONS B REPAIRS- REPAIR ALL DAMAGES TO UNDERGROUND SYSTEM AT THE CONTRACTORS EXPENSE REPAIRS BHALL BE VAN WITNUI TIMM•POOR 1241 HOURS 7 ORDINANCES AND REGULATIONS: ALL IRRIGATION EQUIPMENT TO BE INSTALLED PER CITY OF ROHNERT PARK STANDARDS THE CONTRACTOR SHALL OBTAIN AND PAY FOR ANY AND ALL PERMITS AND INSPECTIONS AS REQUIRED. THE MATERIAL AND WORKSHALL CONFORM/ TO ALL APPLICABLE PROVISIONS OF THE LATEST ADDITIONS OF THE UNWORN PLUMBING CODE AND THE NATIONAL ELECTRIC CODE 4, GUARANTEE: THE CONTRACTOR SHALL GUARANTEE ALL NEW PARTS OF THE IRRIGATION SYSTEM FOR A PERIOD OF ISO DAYS. THE SYSTEM SHALL Of PACE FROM/ DEFECTS IN MATERIALS AND WORKMANSHIP AND THE CONTRACTOR SHALL REPAIR OR REPLACE ANY DEFECTS AND REPAIR ANY DAMAGE CAUSED BY DEF[CT6 FOR THE ABOVE MENTIONED TINE PERIOD AT ND COST TO THE OWNER SUCH REPAIRS OR REPLACEMENTS SHALL BE COMPLeTED WITHIN A 46 HOUR PERIOD AND IMMEDIATELY 1F IT IS A SAFETY ISSUE. S. SITE OBSERVATIONS: COORDINATE 171 FIELD OBSERVATIONS WITH LANDSCAPE ARCHITECT AND CALL TO PROVIDE 48 HOUR NOTICE,. A TEST ALL EXISTING IRRIGATION AND WIRES PRIOR TO CONSTRUCTION NOTIFY LANDSCAPE ARCHITECT OP ANY PROBLEMS OR CONTRACTOR $HALL BE LIABLE FOR REPAIRS B. VERIFY VALVE AND CHALKED MAINLINE LAYOUT PRIOR TO TRENCHING OPERATIONS. ADJUST LAYOUT AS DIRECTED BY LANDSCAPE ARCHITECT. C OBSERVE COMPLETE PLUMBING SYSTEM AND PRESSURE TEST ALL MAINLINE 6 LATERALS PRIOR TO ANY BACKPILLING OPERATIONS 0 OBSERVE ALL DRU' IRRIGATION AND FLUSH VALVE OPERATION AFTER FINISHED GRADING 1 PRIOR TO MULCHING B, EXPLANATION OF DRAWINGS: A LAYOUT OF PIPING AND VALVES). ARE ODWRANNATIC ANO MAY BE FIELD AWUSTE0 FOR EARS OF VISTALLATION, COMMON TAEMCN AYD " LUN COVERAGE OBTAIN WRITTEN APPROVAL FOR CHANGES PRIOR TO CONSTRUCTION. IPI LATERALS AND SPRINKLERS ARE NOT SHOWN, INTENT 15 TO RENOVE SPRINKLERS AND CAP, THEN UBE THE ICI LATERALS TO FEED NEW DRIP IRRIGATION SYSTEMS B CALL THE UNDERGROUND SERVICE ALERT [USA] AT 11-114664244 k 121 DAYS PRIOR TO DIGGING, TO LOCATE ALL UNDERNOWD UTILITIES. C DRIPLINES ARE HOT SHOWN, VERIFY FLAW OYALITIPS EN FOR EXACT NUMBER OF EMITTERS AND L" OF INLINE PIPE ALL OFFSET, FITTINGS,, SLEEVER, ETC ARE NOT INMCAYCD DUE TO SCALE OF ORAWP^ AND ARE TO BE FURNISHED AS REWIRED D BEFORE PROCEEDING WITH ANY WORK, CONTRACTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND QUANTITIES; CONTACT AND INFORM THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES OCTWECN DRAWINGS AND ACTUAL CONDITION IMMEDIATELY, IN WRITING. E CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR WORK INSTALLED IN AREA WHERE WORK HAS BEEN MODIFIED WITHOUT WRITTEN APPROVAL P. PIPE SIZE ON PLANS ARE MINIMUM ALLOWABLE, G LINES CROSSING ASPHALT SHALL BE SAW CUT, PLACED AND ASPHALT REPAIRED ONCE NOTE 121 7, TRENCHING AT EXISTING TREES: A AVO 10 CUTTING EXISTING ROOTS GREATER THAN P DIAMETER, TUNNEL UNDER ROOT WITHOUT DAMAGING CAMBIUM LAYER OF BARK ALL TRENCHING WITHIN THE DRIPLINE OF EXISTTNG TREES SHALL BE DONE BY HAND, VERIFY PIPE ROVE WITH LANDSCAPE ARCHITECT PRIOR TO TRENCHING B ALL DRIP TUBING LINES SHALL HAVE A MIN 2' COVER PRIOR TO MULCHING B. DESIGN OPERATING PRESSURE L FLOW: CONTRACTOR SHALL VERIFY GALLONS PER MINUTE IGPNI AT POINT OF CONNECTIGN DOWNSTREAM OF MCKFLOW DEVICE TO BE A MINIMUM OF 10 GPM AND 60 PSL CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO COMMENCING WORK, FAILURE TO DO 50 WILL MAKE THE CONTRACTOR LIABLE FOR ALL NECESSARY CHANCES S SUBMITTALS R AS-6UILT5: A CONTRACTOR SHALL SUPPLY OWNER WITH APPROVED 'ASQUILT RECORDS OF ALL UNDERGROUND L SURFACE IRRIGATION, COMPONENTS, DIMENSIONING AND ILLUSTRATING EXACT LOCATION DRIP CONNECTIONS TO MAINLINES, LATERALS, WERE ROUTES, QUICK COUPLER VALVES, REMOTE CONTROL VALVES, BACKFLOW PREVENTER, AND TANIROLLER B PROVIDE LANDSCAPE ARCHITECT WITH 'AS -BUILT IRRIGATION PLAN FOR APPROVAL AFTER APPROVAL, PROVIDE 7 COLOR CODED RXM REDUCED COPIES LAMINATE PLANS & MOUNT ONE COPV PY ON ' PLYWOOD 6 LEAVE WITH CONTROLLER. PROVIDE 2 OTHER COPIES TO LANDSCAPE ARCHITECT. 'AS-BUILTS' MUST BE COMPLETED FOR MAINTENANCE PERIOD TO BEGIN C CONTRACTOR SHALL SUBMIT TWO (21 COPES OF MANUFACTURER WT SHEETS OF ALL IRRISATION COMPONENTS TO LANDSCAPE ARCHITECT BEFORE DELIVERING MATERIALS TO SITE ANY CHANCES OR SUBSTITUTES TO PLANS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT IN WRITING THESE LRC SHEETS WILL BE PRESENTED TO OWNER UPON FINAL ACCEPTANCE WITH 'AS-BIDLP PLANS. 10 POWER: A LICENSED ELECTRICIAN SHALL PROVIDE ELECTRIC POWER SUPPLY FOR IRRIGATION CONTROLLER LANDSCAPE CONTRACTOR SHALL MAKE HARDWIRE CONNECTION FOR ALL CONTROL WIRES. 11. CONTROL WIRES: A CONNECTIONS BETVMM THE CONTROLLER AND THE NEMOTE CONTROL VALVES SHALL BE MADE CONTINUOUS IND SPLICES) WITH DIRECT BURIAL COPPER WIRE, SINGLE STRAND 14 GA AWG UF. SCO VOLT, S SEPARATE COLORS TAPE WIRES TO THE MAINLINE AT 10 FOOT INTERVALS, EXCEFC WHERE INDEPENDENTLY SLEEVED UNDER PAVING. B AN EXPANSION CURL &HALL BE PROVIDED WITHIN 1ST FEET OP EACH WIRE CONNECTION IN VALVE BOX EXPANSION CURLS SMALL BE IB INCHES IN LENGTH AT EACH SPLICE CONNECTION AND AT EACH CONTROL VALVE, SO THAT IN CASE OF REPAIR THE VALVE BONNET CAN Be BROUGHT TO THE SURFACE WITHOUT DISCONNECTION OF THE CONTROL WINES, C ALL SPLICES SHALL BE MADE WATERPROOF WITH RAINBIRD SNAP - TIE WIRE CONNECTIONS OR APPROVED EQUAL D PROVIDE 0110011111"0 LOOP WARS FROM CONTROLLOR TO EACH VALVE FOR NOPE UBC ON WPOREW COLORBL 12. SLEEVING: USE SCH 40 PVC AT ORNEWAYAROAD CROSSING WITH 24' OF COVER ALL SLEEVES TO BE TWICE DIAMETER OR REQUIRED PIPE AND EXTEND IT BEYOND PAVING EDGE. SLEEVE EACH PIPE SEPARATELY AND PROVIDE SEPARATE SLEEVE FOR CONTROL WIRES. CONTRACTOR TO COORDLNATE VWORADING CONTRACTOR ON SLEEVE INSTALLATION AND COMPACTION PER SOILS REPORT. 15. BACKFILL R FLUSHING SYSTEM: A THE TRENCHES SHALL 14DT BE BACKPILLED UNTIL ALL REQUIRED TESTS ARE PERFORMED DACKPILL SHALL BE WATERSETTLED OR MECHANICALLY COMPACTED IN LANDSCAPED AREAS TO A DRY DENSITY EQUAL TO ADJACENT UNDISTURBED AREAS 5. CONTRACTOR WILL INSTALL Y WIDE DETECTABLE TAPE 115 DTP, AS MANUFACTURED BY T, CHRISTYI TAPE SHALL BE INSTALLED 6' ABOVE THE IRRIGATION MAINLINE AND BE LABELED 'CAUTION WATER LINE BURIED BELOW. C MCKFULINS SHALL CONFORM TO ADJACENT GRADES WITHOUT DIPS, SUNKEN AREAS, HUMPS ON OTHEN SURFACES IRREGLLATIONS IF SETTLEMENT OCCURS AND SUBSEQUENT ADJUSTMENTS ARE NECESSARY, THE CONTRACTOR SHALL MAKE ALL REQUIRED ADJUSTMENTS WITHOUT COST TO THE OWNER 14 ADJUSTMENTS: A CONTROLLER: SET AND PROGRAM AUTOMATIC CONTROLLERS POR SEASONAL WATER REQUIREMENTS. ONE THE OWNERS REPRESENTATIVE INSTRUCTIONS ON HOW TO TURN 0" SYSTEM IN CASE OF EMERGENCY B. FLUSH ALL MAINLINES PRIOR TO CONNECTING VALVES. FOR DRIP VALVES, OPEN UP DRP TUBING 6 FLUSH AWAY FROM VALVE PRIOR TO PLUGGING IN EMITTERS, O LATERAL LINES SHALL BE FLUSHED OUT PRIOR TO PLACING DRP TUBING OR SPRINKLER HEAD, FLUSH TO EACH END OF THE LATERAL 15 CLEANUP: A CLEANUP SHALL BE MADE AS EACH PORTION OF WORK PROGRESSES. ALL PAVING AND WALKS SHALL BE GROOMC0 OR WASHED 00" AND ANY DAMAGE SUSTAINED TO THE WORK OF OTHERS SHALL BE REPAIRED TO ORIGINAL CONDITIONS ACCEPTABLE TO THE OWNER 16, SEE SHEETS L21 AND 1.2.1 FOR INSTALLATION DETAILS. 1S." S O' MIN FINISH GRADE BACRPIELL GOD, COMPACT TO PREVENT SETTLING TRACER TAPE FOR ALL COMMON ELECT GAS LINES IN TRENCH LATERALS SCH 40 PVL LINE - PURPLE PIPE 1' SAND OR ROCK FREE SOIL MOUND ALL PIPES MAIN PVC LINE - PURPLE PIPE ELECT CONDUIT OR OTHER PIPES 14 GA CONTROL R COMMON WIRES, TAPE WIRES R 10 O.C. NOTES: I. DEPTHS UNDER PAVING A IN R00T PROTECTION 20NE OF (0) TREES CAN BE MORE SHALLOW TO AVOID [EI UTILITIES, ROOTS OR DRAINAGE SYSTEMS. (OBTAIN APPROVAL OF ARCHITECT OR ARBORIST) 1 ALL PIPES 6 CONTROL WIRES UNDER PAVING SHALL BE SLEEVED WITH SCH 40 PVC SEPARATELY, MIN. 24' DEEP. 0TRENCH SECTION _ .ucuOW HALM 415 FINISH GRADE RECLAIMED WATER LATERAL EACH 40 PVL 390LATION VALVE O EACH VALVE GROUPING l �SS� 1 BA CKPILL SOIL, COMPACT TO PR2VEMi "IN SEPARATION I ROUND VALVE BOX SETTLING NEI BUILDING WALL (El WALL MOUNT CONTROLLER N.LFI TANGLE VALVE BOX 1 14' X IF RECTANGLE �1 1 BELOW H02' SCH So PVC RIPE, RECLAIMED WATER IS^ 1 �/'✓ LOCATED NEXT TO MALL 0 CLEARANCE BETWEEN GRAVEL AND FILTER MAINLINE �1 (ONE PON EACH CONTROLLER 1 CBO' THICK 21-x Y ALUMINUM PLATE ROUTE WITH PAINT TO MATCH BUILDING) 1 R DEEP PEA GRAVEL SUMP CONTROLLER RCV RCV R1T+ Fj{ L�W 1 ELECTRIC LY 8 J BOX, PRDVIPEOPBY ELECTRICAL 5� BV j CONTRACTOR 12'I1 BUILDING CONCRETE SLAB 1 jA� 1 1 —II =III- 1-1 SMOOTH ALL EDGES RESOURCE DE51GI 1-1/1' HIGH BLOCK LETTERS AND NUMBERS ROUTED INTO ALUMINUM PLATE ROUTED NUMBER5 TO BE EDGE OF WALL OR WALK LANDSCAPE ARCHITECTS FLOOR ( I I_ I I I _� PLAN VIEW I.1PA' COUPLING PLANNERS II I,I III'� - 1�NTER VALVE BOX D4[R REMOTE CONTROL VALVE ARBORIST 2SET RCV AND VALVE BOX IN GROUND COVER AREAS WHER POSSIBLE • 1-I/2' GLH BO PVL PIPE SWEEP 5 SET VALVE BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO 835 Pi—Road EL80W. 1S' RADIUS MINE" THE EDGE OP WALL OR WALK Suite E ._I I( ONSiA:LED BY LANDSCAPE 4 ALL BOXES SHALL BE SET LEVEL UNLESS ON A SLOPE. THEN SET I. Santa Rosa, CA . _II F CONTRACTOR PLLEL TO THE FINISH GRA 5 AVOID HEAVY COMPACTION OFF DE SOIL AT VALVE BOXES TO PREVENT 95403 vi SOON. DEFORMATION OF THE VALVE BOX OR SOIL CAVING INTO BOX p 707.526.5009 B. NUMBER OF VALVE BOXES YARNS, SEE DETAILS, f 707.573.9626 Re - A EXTERIOR WALL -MOUNTED CONTROLLER accWDN . R VALVE BOX INSTALLATION O,oN 4 ICAO NTS `40NUIMTS O' MIN FINISH GRADE BACRPIELL GOD, COMPACT TO PREVENT SETTLING TRACER TAPE FOR ALL COMMON ELECT GAS LINES IN TRENCH LATERALS SCH 40 PVL LINE - PURPLE PIPE 1' SAND OR ROCK FREE SOIL MOUND ALL PIPES MAIN PVC LINE - PURPLE PIPE ELECT CONDUIT OR OTHER PIPES 14 GA CONTROL R COMMON WIRES, TAPE WIRES R 10 O.C. NOTES: I. DEPTHS UNDER PAVING A IN R00T PROTECTION 20NE OF (0) TREES CAN BE MORE SHALLOW TO AVOID [EI UTILITIES, ROOTS OR DRAINAGE SYSTEMS. (OBTAIN APPROVAL OF ARCHITECT OR ARBORIST) 1 ALL PIPES 6 CONTROL WIRES UNDER PAVING SHALL BE SLEEVED WITH SCH 40 PVC SEPARATELY, MIN. 24' DEEP. 0TRENCH SECTION _ .ucuOW HALM 415 FINISH GRADE 1.10_1.'I`77TT 24' SLACK WIRE USE W/ WIRE CONNECTORS REMOTE CONTROL VALVE SCH BD PVC THREAD NIPPLES RECTANGULAR HEAVY DUTY JUMBO PLASTIC VALVE BOX WITH LOCKING LID 11 VALVES PER BOX, PURPLE COLORI P AO PRODUCTS FILTER 4E -P MP. FOR ALL DRIP VALVES ONLY] SCH BO UNION MP. FOR ALL DRIP VALVES ON01 SCH 40 PVC LATERAL 11' DEEP MIN 1111 RECLAIMED WATER LATERAL EACH 40 PVL 11' l �SS� 1 BA CKPILL SOIL, COMPACT TO PR2VEMi "IN SEPARATION / / ' SETTLING -� AS REQUIRED I - DOMESTIC WATER SERVICE BELOW \^� / RECLAIMED WATER MIN �/'✓ MAINLINE SCH 40 PVC 0 CLEARANCE BETWEEN GRAVEL AND FILTER 141 BRICKS 1.10_1.'I`77TT 24' SLACK WIRE USE W/ WIRE CONNECTORS REMOTE CONTROL VALVE SCH BD PVC THREAD NIPPLES RECTANGULAR HEAVY DUTY JUMBO PLASTIC VALVE BOX WITH LOCKING LID 11 VALVES PER BOX, PURPLE COLORI P AO PRODUCTS FILTER 4E -P MP. FOR ALL DRIP VALVES ONLY] SCH BO UNION MP. FOR ALL DRIP VALVES ON01 SCH 40 PVC LATERAL 11' DEEP MIN 1111 — — PM%ft REGULATOR I� IK V;;s s ALL VALVES ONLY) VALVE BOX EXTENSION -� AS REQUIRED I - ALUMINUM SCREEN MESH CLOTH -E.71t I L POR BOPH R EXCLUSION 11 LA7ER6� I I 0 CLEARANCE BETWEEN GRAVEL AND FILTER 141 BRICKS CBO' THICK 21-x Y ALUMINUM PLATE ROUTE WITH _ I/1^ RADIUS CORNERS POP RIVET TO VALVE BOX LII R DEEP PEA GRAVEL SUMP CONTROLLER VALVE NUMBER 3/1S.'4 POP ITN10110 H BOX LIDBiEf6 _/k<� jA� 1 1 SMOOTH ALL EDGES 1-1/1' HIGH BLOCK LETTERS AND NUMBERS ROUTED INTO ALUMINUM PLATE ROUTED NUMBER5 TO BE God' DEEP PAINTED WITH GREEN ENAMEL ROUTE LETTERS AND NUMBERS TO CORRESPOND TO EACH IRRIGATION VALVE P CLEARANCE FINAL GRADE CD RECLAIMED WATER -TRENCH SEPARATION SECTION wmm 1/24 THREAD OUTLET wz; rn IOW ROUND LOCKING PLASTIC VALVE BOX (PURPLE COLOR] 24- COBRA FLEX RISER, 1/1'6 OT MANIFOLD EN_ _. POSSIBLE, USE 14' % 10- VALVE BOXES FOR BOXES WITH MORE THAN ONE END CAP. D REMOTE CONTROL VALVE - GRIP Mani FILTER & ESSUPRRE REGULATOR xu2: MTs 1/2' PLASTIC BALL VALVE MULCH A MINIMUM PBA GRAVEL ALUMINUM SCREEN MESH CLOTH FOR GOPHER EXCLUSION N LAYERS) PVC OR POLY PIPE LATERAL 1/211 K 5/4' PVC ELL 154 E RIGID DRIP END CAP DETAIL T `LcnD,. 1 11, 1 NOTE; ALL PVC PIPE AND VALVE BOXES SHALL BE RECYCLED WATER, PURPLE COLORED PIPING PER CITY OF SANTA ROSA STANDARDS PHASE: PRELIMINARY DRAWN BY: MRIGR DATE: 040318 SHEET NUMBER: Planting & Irrigation Details L2 1 NOT TO SCALE .a-. LIMIT OF PLANTING - SEE LANDSCAPE PLAN EQUAL IeQI ON CENTER IOCI SPACING, SEE PLANT LEGEND EO ED t EO 00 .....e, .�. I CONCRETE WALK OR BUILDING WALL SHRUB ORIPLINE F GROLINDCOVER SPACING DETAIL KNK.'RpI1L -1{ I,T� SOIL BACKFILL MIX. 1 PART ORG AMENOMT 'TRee Boor OR -AMOKW:ARA' AOR LAWN AREAS CONDITION A -WITH 1/4 DISTRIBUTOR TUBING 7 PARTS NATIVE SITE PIC, LATERAL ISE[ PLAN FOR A PLANT PIT OTBALL AND A CE TWICE AS TWICE 1V[OE All ROOT B MAIN STEM OR TRUNK SIZINGI TEE UP TO DRIP TUBING MINIMUM OF !' DEEPER ROOT BALL EDGE OF PLANT ROOTBALL SHRUB PLANTING DETAIL SPECIMEN TREE \ lua 4CN. - W MIN - 56• MAX \ SET ROOT CROWN E ABOVE GRADE 5/4' IPS HOS[ SET ROOT CROWN 2' ' °C ABOVE PINISH GRADE I/4 TRANSFER BARB - SHRUB OR GROUNDCOVER 1/4 DISTRIBUTION TUBING 2' MIN MULCH JUTE STAPLE — — ]I44H/TM717' 1/7' DRIP TGE WATER RETENTION BERM DRIP EMITTER 6' MIN LLR CO PRESSSION I FINISH GRAD[ FINISH GRADE I ESI II. FERTILIZER TABLETS 1/2W DRIP TUBING 1.— PER I GAL PER 5 SAL I/2° DRIP ADAPTER 1.15 j�.IIF 5 PER 16 GAL -1{ I,T� SOIL BACKFILL MIX. 1 PART ORG AMENOMT 'TRee Boor OR -AMOKW:ARA' AOR LAWN AREAS /(��/ I �I I. 7 PARTS NATIVE SITE PIC, LATERAL ISE[ PLAN FOR A PLANT PIT OTBALL AND A CE TWICE AS TWICE 1V[OE All ROOT B SOIL SIZINGI TEE UP TO DRIP TUBING MINIMUM OF !' DEEPER ROOT BALL SHRUB PLANTING DETAIL SPECIMEN TREE G lua 4CN. END CAP DETAIL -S—IDN scniE nTs 6% VALVE BOX ISEE DETAIL ABOV[I Ill — .1 r .111-1 1 =111. — CONDITION A -WITH 1/4 DIST. TUBING I III OALlAR EMITTERS PER I GALLON CONTAINER 01f GAL -(Ht EMITTERS PER 9 GALLON CONTAINER 1,11 GAL/HR ITTERS PER 15 GALLON CONTAINER {51 1 GAL/HR EMEMITTERS PER 24' BOX CONTAINER m 1 GAL/HR EMITTERS PER 56' BOX CONTAINER 1511 GAL 'HR EMITTERS PER 48' BOX CONTAINER III GAL/HR EMITTERS PER 60° BOX CONTAINER 7 LAYOUT ON PLAN IS SCHEMATIC VERIFY PLANT QUANTITIES FOR TOTAL NUMBER FO EMETTERS. H FLEXIBLE DRIP a ON KA:x NI+ FINISHED GRADE 6' ROUND VALVE BOX FIGURE R FLEXIBLE DRIP TUBING LUT TO REACH OUTSIDE OF BOSI WHEN FLUSHING COMPRESSION ELBOW BRICK SUPPORTS 151 PEA GRAVEL SUMP 069 LANDSCAPE ARCHITECTS PLANNERS ARBORIST 835 Pln Road Suite E S.— Rosa, CA 95403 p 7075265009 f 707.573-9676 6' CLEAR TO BRANCHES I2ISTAKEBAOR 121 2D XEZ Ox[6'PFIR STAKBS DRIVE STAKES INTO 50• GROUND PRIOR TO BACK FILLING NAIL OR STAPLE CHAIN LOCK THEE TIES TAEE DETAIL -PUN SCALE ATS 'TRee Boor OR -AMOKW:ARA' AOR LAWN AREAS /(��/ I �I I. ' / ` / / 112° DRIP TEE - COMPRESSION MULCH SPECIMEN TREE - 'TREE BDOr OR 'ARBOR GUARD' USE IN LAWN AREAS ONLY \ SET ROOT CROWN E ABOVE GRADE 5/4' IPS HOS[ Ill' TUBING NCYASP WITH Ry GPH EMIi'PERB SPACED 11° OC-- °C 5' O Y MIN, MULCH 5 ]I44H/TM717' 1/7' DRIP TGE WATER BASIN PVC TEE CO PRESSSION I EXTEND V„ TUBING AND i FINISH GRADE Ili EMITTERS TO ROOTBALL •' \�/ � ROUGHEN SIDES AND II • =I« ., I \ ' Qi BOTTOM OF HOLE '< I Y�• • PERTILIZER TABLETS: \ I I\\ - ^I I I ` O lJ 901E BACKFILL MD( 5 PER 5 GAL 5 PER 15 GAL ' I 1 I �/ I— PVC TE[ 6 WATER SUPPLY TRUNK Y PLANT PIT SHALL BE TWICE A9 —' I -I wDMINIMUM OF ROOTBALL AND Fill MIR G PER 24' COX -I f_ 12 PER 56' BOX I—I I I — / I ^_ ' } a Lu v O _� Ih I f—I _ SUB GRADE 5H' DRAIN ROCK IN TREE PIT, COVER WITH STRAW „ ' -{�l I!I I I-- I I I / D rn 5° SDR ]5 P[RF. PIPE IN PR 9 SDR 96 SOLID, OUTSIDE OF PIT, RUN TO DAYLIGHT PLACE ROOTBALL ON MOUND OF TAMPED FIRM TOPSOIL -I — I I -I1� E fi 1• ( / AY OIUP TOM - INNER KART \ L^ Q •a •L_ IN HEAVY CLAY SDILS 11 VBRERE THERE ]S HMO PAR, FILL HOLE COMPLETELY WITH *ATEELLIIT DRAW AND PAL AGA1x p WATER 19 1 1 —III— IRRIGATION LATERAL I I—I I �1 1 'ROOT DALE LIMIT OF WATERING BASIN 1/1° DRIP TUBING -OUTER RING } E �x KJ STILL IN HOLE All OA PR•7'N01 ADDITIONAL COST TD Z974L SIZE AS PER PLAN ISIZE VAREESI � _ OWN- FAA THE TR W1Tx CRIT ROCK, VERIFY PROPER DRAINAGE OF THE PLANT PIT PRIOR TO PLANTING. FILL THE PIT ...` r I/2° TUDING NETAFIM WITH 5 GPH EMITTERS SPACED 12' O.C. CT WITH WATER TO CHECK THAT NO WATER 18 LEFT AFTER 74 HOURS. O C NOTE: r1TREE RIN�i.--IRRIGATION DETAIL uanw.lw.T[u�, V N •� • INSTALL SDR 55, Y4 DRAIN PIPE 6 DAYLiONT OR CONNECT T'0 STORM ' FOR EXISTING AND NEW TREES 5fA11 S"' Q DRAIN SYSTeM. PROVIDE COSTS FOR APPROVAL, PRIOR TO WORK. C G (� TREE PLANTING AND STAKING z �`IIDK dCL NOTE: ALL PVC PIPE, IPS HOSE AND DRIP TUBING SHALL BE FOR RECYCLED WATER, PURPLE COLORED PIPING, PER CITY OF SANTA ROSA STANDARDS PHASE: PRELIMINARY DRAWN BY: Ml DATE: 040310 SHEET NUMBER: Planting & Irrigation Details L2 2 ' NOT TO SCALE r 1� BENCHMARK: A ONE POINT MINIMALLY CONSTRAINED CORS ADJUSTMENT USING CORS STATIONS PISS. P197, PI98, AND P202. ADJUSTMENT BASED ON NA083, CALIFORNIA ZONE 2 (0402), CSRC 2011.00 EPOCH, GEOIDI2B(CONUS), USING A 34 HOUR GPS OBSERVATION OF CONTROL POINT 3 ON 10/18/2016. CONTROL POINT 3 ELEVATION — 96.60' 10 IAL (IWIn PLASM MdSTURE BARIELR Wb" BwRIEEINOw IS CHECKED: BOUNDARY NOTE: Oym4W f2' WAY BE JOILACBG ./A FINN¢ SOL Ira . U V OF BLDG. PAVEMEMT PARCEL LINES SHOWN HEREON TAKEN FROM RECORD OF SURVEY, 541 MAPS 44, S.C.R-AND THE ASSESSORS PARCEL MAP AND SHOULD NOT BE CONSIDERED AS FINAL OR ALL INCLUSIVE ENCROACHMENTS, AMBIGUITIES AND INCONSISTENCIES (IF ANY) BETWEEN THE RECORD DATA AND ACTUAL FIELD CONDITIONS WERE NEITHER CONSIDERED NOR RESOLVED. REMOVE BTM OR DRILL 5-3'0 BASIS OF BEARING: RECORD OF SURVEY, FILED IN BOOK 541 OF MAPS, AT PAGE 44, SONOMA COUNTY RECORDS LEGEND PUCE Of ON 12• (min) THICK LAYER OF DRAIN ROCK ABBREVIAMNS I I I I I , - and/Dr lower case DENOTES EXISTING L1 TEMPORARY BENCHMARK IMPROVEMENTS CHAIN LINK FENCE f PLUS/MINUS AC ASPHALT CONCRETE - - - METAL PARnnON APN ASSESSOR PARCEL NUMBER APPROX APPROXIMATE CONCRETE BSW BACK OF SIDEWALK --,. CONCRETE WALL CB CATCH BASIN CNC CONCRETE --- - CINDER BLOCK WALL CPy CONTROL POINT No. DI DROP INLET DRAIN INLET EAC EXISTING ASPHALT CONCRETE ECB ELECTRIC CABINET 0 CATCH BASIN (CURB INLET) EP EX EDGE OF PAVEMENT EXISTING ss SANITARY SEWER MANHOLE FF FINISHED FLOOR FLOWUNE FpH FIRE HYDRANT GB GB GRADE BREAK GRVL GRAVEL ® WATER VALVE HOPE HIGH DENSITY POLYETHYLENE PIPE INV INVERT z HOSE BIB JP JOINT POLE e WATER METER LF UNEAR FEET UP UP OF GUTTER © GAS METER (max) MAXIMUM (min) MINIMUM ® WWAVWU UTUTY F1x1URE MS MONUMENT SIGN M+S MAG NAIL h SHINER MANHOLE, SERVICE UNKNOWN POE PACIFIC GAS & ELECTRIC PROPERTY UNE E] ELECTRIC PANEL RCP RCP REINFORCED CONCRETE PIPE RCB ROLLED CURB 0 BOLLARD RUD ROLL UP DOOR RWD REDWOOD 0 SUPPORT POST, METAL 5= SLOPE EQUAL SD STORM DRAIN FLAG POLE SF SQUARE FOOT SOFL SIDE OPENING FLOWLINE ® FIRE SPRINKLER VALVE ST LT STREET LIGHT BEd CITY OF ROHNERT PARK STANDARD PLANS ID SECURITY SYSTEM SW SIDEWALK TBM TEMPORARY BENCHMARK EYEWASH STATION TC TOP OF CURB TG TOP OF GRATE + IDDDO SPOT ELEVATION (typ) TYPICAL LINK UNKNOWN SPECIES LIL MNLBOX WM WATER METER STREET LIGHT RD O ROOF DRAIN ORD ORW W/CONAIN PAN O VERTICAL PIPE. SITE AS NOTED puw MONITORING WELL ® e' DIAMETER VERT. CONDUIT B BUILDING ❑ ELECTRICAL OUTLET BOX t t TREE SYMBOL h DRIP HE 2-1 OR FLITTER (tq) DESIGNED: MBF' Tfgmw) DRAWN: JS S1AUC11KML SOL TlIC �� 10 IAL (IWIn PLASM MdSTURE BARIELR Wb" BwRIEEINOw IS CHECKED: MBF' Oym4W f2' WAY BE JOILACBG ./A FINN¢ SOL Ira . U V OF BLDG. PAVEMEMT SECTION AND/OR SIDEWALK (typ) PROJ,ENGR.: MBF' _ q PROJ.MGR : MBF' REMOVE BTM OR DRILL 5-3'0 HOLES (mW) IN BTM OF DI, PUCE Of ON 12• (min) THICK LAYER OF DRAIN ROCK I I I I I , THIS FS AN ONIOWAL KWPURUSHI O WOR ANO MAY NOT BE fl1 i;j'?jM-ffCNAIVIIrolM.1flu. GRAPHIC SCALE A b ( IN FEET ) I inch - 20 ft OR OTHERWISE SFEET C1 or SHEETS JOB No 17107