HomeMy WebLinkAbout04-041A Hummer Test Track SDR
AGENDA ST A TEl\IENT
PLANNING COMMISSION DATE: ~;eptember 11.2007
SUBJECT:
PUBLIC HEARING: PA 04-041A -Site Development Review for a
Hummer Test Track at the GM Auto Mall.
Reporl prepared by Erica Fraser, Senior Planner
ATTACHMENTS:
I) Rcsolution approving a Sitc Developmcnt Review for a Hummer Test
Track at the GM Auto Mall.
2) Sitc Development Review plans.
3) Photos of similar Hummer test tracLs.
RECOMMENDATION: 1) Receive Staff presentation;
2) Opcn the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing and delibe'ate; and
5) Adopt Resolution (Attachment ]) approving a Site Development
Review for a Hummer Test Track at the GM Auto Mall.
PROJECT DESCRIPTION:
The Applicant has requested Site Development Review approval to a.low the GM Auto Mall dealership to
construct a track to test Hummer Vehicles. The Hummer dealership i:; located at 4200 John Monego Court
in the OM Auto Mall. Thc location of the dealership and the location of the test track are shown on the
map below.
COPIES TO: Property Owner/Applicant
File
ITEM NO. 8..~
Page I of 4
(il\' A#\100-l10-l-041 A lIummer lrocklPCSR.doc
BACKGROUND:
In 1998, the Planning Commission approved a Site Development Review request to allow the
construction of the Buick, Pontiac and GMC Dealerships at 4400 John Monego Court. In 2003, the
Planning Commission approved a Site Development Review to allo"{ an expansion of the Buick, Pontiac
and GMC Dealerships.
On May 10, 2005, the Planning Commission approved a Site Development Review to allow the
construction of three additional dealerships in the GM Auto Mall to include the Hummer, Saturn and Saab
dealerships. Construction of the dealerships is nearly complete and a Temporary Certificate of Occupancy
has been granted for the dealerships to allow the dealerships to opeL and operate while completing a few
minor improvements.
ANALYSIS:
The test track will be located at the rear of the property, adjacent 10 the Tassajara Creek and the 1-580
Freeway (see location shown on the site plan included in Attachment 2). The track will be approximately
190 linear feet in length and will be set back a minimum of 20 feet to the rear property line (adjacent to
the creek).
The Applicant has indicated that the Hummer vehicles will be driven on the track by employees of the
dealership only. The employees will drive customers on the track to :;how the customer the features of the
Hummer vehicle. The track will have several "obstacles" including uneven surfaces, a hill and a ditch (see
photos included as Attachment 3). The Hummer vehicles will be driven on the track only, no vehicles will
go outside of the track in this area. Additionally, a fence will be co Ilstructed adjacent to the sides of the
track to ensure that the vehicle does not leave the track (see Attachment 3 for examples of the fence).
In order to ensure that the track is not an "attractive" nuisance and to prevent non-Hummer employees
from driving on the track, condition of Approval Number 33 has also been included which requires the
Applicant to lock the entrance and exit to the track (with a chain and padlock) to prevent unauthorized
people from driving on the track when the track is not in use. Additi)nally, the track is located at the rear
of the property and will be screened from view by the existing buildings as well as additional landscaping
so that the track is not visible from the freeway or the public right of way and therefore will not be readily
visible and will reduce the potential for people to try to use the track.
A fence will be constructed along the sides of the track to ensure that the vehicles will not drive off of the
track. The fence will have an open split-rail design. An example of the fence can be found in the photos
included as Attachment 3.
In order to construct the test track, several of the car inventory parking stalls will be removed as well as 5
employee parking stalls. The inventory stalls are not required by the Zoning Ordinance, but were located
on the site to allow for additional vehicle storage by the dealership. The employee stalls, however, are
required to be located on the site to meet the parking requirements for employee parking in the Zoning
Ordinance. In order to ensure that parking is provided pursuant to the Zoning Ordinance, Condition of
Approval Number 40 has been included which requires the Applicant to provide and stripe 5 additional
parking spaces for employee parking, thereby removing five additionally inventory stalls.
. The test track has the potential to become an "attractive" nuisance where citizens may try to utilize the
track during the later hours. In order to ensure that the track is n)t readily visible from the freeway,
conditions of a;lproval have been added which require the Applicant 10 plant a double row of tall sh;tibs to
Page 2 of 4
provide a landscape buffer to the freeway. As shown on the project plans, a landscape buffer has not been
provided between the track and the freeway, other than what currently exists on the site. Condition of
Approval Number 30 requires the Applicant to plant a double row of tall shrubs, such as the Strawberry
Tree (which can grow 8 feet to 35 feet in height, with an equal spread) to provide an adequate buffer.
The landscape plans show that fescue and lilies will be planted around the base of the track. The fescue is
a short grass which can grow 2 feet to 3 feet tall and 1 foot to 2 feet wide. Lilies can grow up to 3 feet tall.
In order to ensure that an adequate buffer is planted around the base of the track, Condition of Approval
Number 29 has been included which requires the Applicant to replace the lily species with a taller shrub
(such as Escallonia) to ensure that the base of the track is adequately screened and to provide additional
plant materials around the track to screen views from off-site.
The test track will be set back a minimum of 20 feet from the rear property line which is located adjacent
to the Tassajara Creek. The Eastern Dublin Comprehensive St:eam Restoration Program requires
structures along the Creek in this area to maintain a structure set back of 50 feet from the top of the creek
bank. The top of the creek bank is located outside of the property past the existing dirt maintenance road
(located adjacent to the rear property line). The top of the creek bank is located 30 feet away from the rear
property line and the test track will be set back 20 feet from the rear property line for a total setback of 50
feet which meets the requirements of the Program.
The Applicant has reviewed the Conditions of Approval for the project and has agreed to comply with all
of the conditions.
ENVIRONMENTAL REVIEW:
The project has been reviewed under the California Environmental Quality Act (CEQA), State CEQA
Guidelines and the Dublin Environmental Guidelines, and the projeet has been found to be Categorically
Exempt per CEQA Section 15301 (Minor alteration of existing facilities).
CONCLUSION:
The Applicant has requested Site Development Review approval to allow the construction ofa test track at
the Hummer dealership. The test track will be located at the rear 0: the dealership and will be screened
from view on Jolin Monego Court by the existing dealership buildings. Additionally, new landscaping will
be installed and as conditioned, a landscape buffer will be planted to screen views of the track from the
freeway. Approval of the track will allow Hummer to demonstrate the features of the Hummer vehicle to
customers. Conditions of Approval have been included in the attlched Resolution (Attachment 1) to
ensure safety of the site by requiring the track to be locked when not in use and by requiring that only
Hummer employees drive the vehicles on the track.
RECOMMENDATION:
Staff recommends that the Planning Commission: I) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate;
and 5) Adopt Resolution (Attachment 1) approving a Site Developmc:nt Review for a Hummer Test Track
at the GM Auto Mall.
Page 3 of4
GENERAL INFORMATION:
APPLICANT:
Inder Dosanjh
Hummer/Satum/Saab
4200 John Monego Court, CA 94568
PROPERTY OWNER:
Same
LOCATION:
4200 John Monego Court
ASSESSORS PARCEL
NUMBER:
986-0016-004
GENERAL PLAN
DESIGNATION:
General Commercial
SPECIFIC PLAN
AREA:
Eastern Dublin Specific Plan
EXISTING ZONING
AND LAND USE:
Planned Development (P A 98-007)
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Property
Site PD- Planned General Comrr.ercial Auto Dealership
Development
North PD- Planned General Comrrercial Buick/Pontiac/GMC
Development Dealerships
South N/A N/A 1-580 Freeway
East PD- Planned Campus Office Koll Center and
Development Gateway Medical
West PD- Planned General Comrr ercial Auto Dealerships
Development
Page 4 of 4
RESOLUTION NO. 07 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR A TEST TRACK FOR THE HUMMER
DEALERSHIP LOCATED AT 4200 JOHN MONEGO COURT IN THE GM AUTO MALL
PA 04-041A
WHEREAS, the Applicant, Inder Dosanjh of Hummer, has requested approval of a Site
Development Review to construct a test track at the Hummer dealership; and
WHEREAS, the project includes an approximately 190 linear foot test track at the rear of the
property adjacent to the creek and the 1-580 freeway; and
WHEREAS, the Applicant has submitted a complete applieation for Site Development Review
for the construction of the test track; and
WHEREAS, the Applicant has submitted project plans for tbe requested entitlement received by
the Planning Division on August 3, 2007; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impacts
and that environmental documents be prepared; and
WHEREAS, The project has been reviewed under the California Environmental Quality Act
(CEQA), State CEQA Guidelines and the Dublin Environmental Guidelines, and the project has been
found to be Categorically Exempt per CEQA Section 15301 (Minor alteration of existing facilities); and
WHEREAS, a Staff Report was submitted to the Planning Commission on September 11, 2007
recommending approval of said application; and
WHEREAS, the Planning Commission did hold a public healing on said application; and
WHEREAS, proper notice of said hearing was given in all re~;pects as required by law.
NOW, THEREFORE, BE IT RESOLVED that the PlanniLg Commission of the City of Dublin
does hereby make the following findings and determinations regarcing the proposed Site Development
Review:
A. The proposed Project, as conditioned, is consistent with the purpose and intent of Chapter 8.104
Site Development Review of the Zoning Ordinance because: 1) the test track has been located on
the site so that it will be screened from view from the public Jight-of-way; 2) the test track will be
used in conjunction with the existing dealership; and 3) as conditioned, the Applicant ,will be
required to plant additional landscape materials to provide fo' a greater landscape buffer from the
freeway.
Page 1 of 11
G:\PA#12004\04-041A Hummer TracklSDR Reso.DOC
ATTACHMENT 1
B. The proposed Project, as conditioned, will be compatible with the surrounding area and complies
with the policies of the General Plan and the Stage1 and St<lge 2 Development Plan for the GM
Auto Mall in which the project is located because: 1) the test track will be use in conjunction with
the existing Hummer Dealership and dealerships and related uses are permitted by the Planned
Development; 2) the test track will enhance the economic viability of the dealership which is
encouraged in the General Plan; 3) an adequate buffer of the track will be provided with
landscaping and the existing buildings and therefore will not impact the adjacent properties; and 4)
the track is surrounded by dealerships and one piece of vacant land that is also located within the
GM Auto Mall area and therefore is consistent with the uses of the surrounding properties.
C. The proposed Project, as conditioned, will not adversely aXect the health or safety of persons
residing or working in the vicinity, nor be detrimental to t/1e public health, safety and welfare
because: 1) the track will be located at the rear of the property and will be screened from view and
therefore will not promote an attractive nuisance; 2) as conditioned, access to the track at the
entrance and exit to the track will be locked at all times when not in use and therefore will promote
the safety of the track; and 3) a fence will be constructed on the sides of the track to ensure that the
vehicles do not go off of the track.
D. The site development for the proposed Project has been designed to provide a desirable
environment for the Project and surrounding areas becaw'e: 1) landscaping will be provided
around the track to provide an adequate landscape buffer; 2) the track will be constructed with
high quality materials; and 3) the track will be located at the n:ar of the property.
E. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures because: I) the existing site is used fo: a dealership; 2) the use of the track
is consistent with the use of a dealership in that it will be used to demonstrate the features of a
Hummer vehicle; 3) the track will be screened from view from the public right-of-way; and 4) new
landscaping will be installed around the track to provide an adequate landscape buffer.
F. There are no impacts to slopes or topographic features beca'Jse: the project site is relatively flat
and requires minimal grading to accommodate the track.
G. The character, scale and quality and design of the project is compatible with the proposed
development, existing and approved projects in the area and with anticipated future development
in the area because: 1) the test track will be constructed wi:h rocks and other natural materials;
and 2) as conditioned, landscaping will be provided around the track which will be compatible
with the existing plant palette at the GM Auto Mall.
H. Parking on-site will conform to the requirements of the Dublin Zoning Ordinance and the Planned
Development Zoning District because: 1) as conditioned, the employee parking spaces will be
relocated on site; and 2) the test track is an auxiliary use on the site and does not generate its own
parking requirement
I. The landscaping will provide an attractive feature, will be compatible with the surrounding area
and will conform to the Stage 1 Planning Development Zoning and Stage 2 Planned Development
2
Rezone because: 1) as conditioned, a row of tall shrubs (:;uch as the strawberry tree) will be
planted between the track and the freeway to provide an ad~quate landscape buffer of the track;
and 2) as conditioned, taller shrubs (such as escallonia) will be planted around the base of the track
to provide an adequate landscape buffer.
J. This project is not required to comply with Chapter 8.58 Public Art Program of the Zoning
Ordinance because: the project is an accessory structure to the site and does not meet the
requirements for the provision of public art as stated in the Ordinance.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said
application, Site Development Review, for a Hummer test track located at 4200 John Monego Court as
generally depicted in the written statement and project plans received by the Planning Division on August
3,2007, labeled Attachment 2 and 3 of the September 11, 2007 Plaming Commission Agenda Statement,
stamped approved, and on file with the Community Development Department, subject to the following
conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject t,) Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks ard Community Services, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District. [LDD], Livermore Dublin Disposal,
[CO] Alameda County Department of Environmental Health, [Zone 7], Alameda County Flood Control
and Water Conservation District, Zone 7, [LA VTA], Livermore Amador Valley Transit Authority, [CHS],
California Department of Health Services.
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL - SITE DEVELOPMENT REVIEW
1. Approval. This Site Development Review approval PL On-going Planning
for the Hummer Dealership Test Track in the GM Auto
Mall, PA 04-041 establishes the detailed design
concepts and regulations for the project. Development
pursuant to this Site Development Review generally
shall conform the project plans received August 3,
2007 on file III the Community Development
Department, and other plans, text, and diagrams
relating to this Site Development Review, unless
modified by the Conditions of Approval contained
herein.
2. Permit Expiration. Construction or use shall PL One year from DMC
commence within one (1) year of Permit approval or permit 8.96.020.
the Permit shall lapse and become null and void. approval D
3
CONDITION TEXT
3.
Commencement of construction or use means the
actual construction or use pursuant to the Permit
approval or demonstrating substantial progress toward
commencing such construction or use. If there is a
dispute as to whether the Permit has expired, the City
may hold a noticed public hearing to determine the
matter. Such a determination may be processed
concurrently with revocation proceedings III
appropriate circumstances. If a Permit expires, a new
application must be made and processed according to
the requirements of this Ordinance.
Time Extension. The original approving decision-
maker may, upon the Applicant's written request for an
extension of approval prior to expiration, and upon the
determination that any Conditions of Approval remain
adequate to assure that applicable findings of approval
will continue to be met, grant a time extension of
approval for a period not to exceed six (6) months. All
time extension requests shall be noticed and a public
hearing or public meeting shall be held as required by
the particular Permit.
Permit Validity. This Site Development Review
approval shall be valid for the remaining life of the
approved structure so long as the operators of the
subject property comply with the project's conditions
of approval.
Revocation of permit. The Site Development Review
approval shall be revocable for cause in accordance
with Section 8.96.020.1 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of
this permit shall be subiect to citation.
Requirements and Standard Conditions. The
Applicant! Developer shall comply with applicable
City of Dublin Fire Prevention Bureau, Dublin Public
Works Department, Dublin Building Department,
Dublin Police Services, Alameda County Flood
Control District Zone 7, Livermore Amador Valley
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions. Prior to
issuance of building permits or the installation of any
improvements related to this proiect, the Developer
4.
5.
6.
4
RESPON.
AGJH:NCY
PL
:>L
::>L
Various
WHEN
REQ'D
Prior to:
One year from
permit
approval
On-going
On-going
Building
Permit
Issuance
SOURCE
DMC
8.96.020.E
DMC
8.96.020.F
DMC
8.96.020.1
Standard
CONDITION TEXT
shall supply written statements from each such agency
or department to the Planning Department, indicating
that all applicable conditions required have been or
will be met.
7. Required Permits. Developer shall obtain all permits
required by other agencies including, but not limited to
Alameda County Flood Control and Water
Conservation District Zone 7, California Department
of Fish and Game, Army Corps of Engineers, Regional
Water Quality Control Board, Caltrans and provide
copies of the permits to the Public Works Department.
8. Fees. Applicant/Developer shall pay all applicable
fees in effect at the time of building permit issuance,
including, but not limited to, Planning fees, Building
fees, Traffic Impact Fees, TVTC fees, Dublin San
Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees,
Fire Facilities Impact fees, Alameda County Flood and
Water Conservation District (Zone 7) Drainage and
Water Connection fees; or any other fee that may be
adopted and applicable.
9. Indemnification. The Developer shall defend,
indemnify, and hold harmless the City of Dublin and
its agents, officers, and employees from any claim,
action, or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set aside, void,
or annul an approval of the City of Dublin or its
advisory agency, appeal board, Planning Commission,
City Council, Community Development Director,
Zoning Administrator, or any other department,
committee, or agency of the City related to this project
to the extent such actions are brought within the time
period required by Government Code Section
66499.37 or other applicable law; provided, however,
that The Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation III the
defense of such actions or proceedings.
10. Clean-up. The Applicant/Developer shall be
responsible for clean-up and disposal of project related
trash to maintain a safe, clean, and litter-free site.
11. Modifications. Modifications or changes to this Site
5
RESPON.
AG][NCY
PW
Various
ADM
PL
PL
WHEN
REQ'D
Prior to:
Building
Permit
Issuance
Building
Permit
Issuance
On-going
On-going
On-going
SOURCE
Standard
Various
Administr
ation/City
Attorney
Planning
DMC
CONDITION TEXT RESPON. WHEN SOURCE
AGJENCY REQ'D
Prior to:
Development Review approval may be considered by 8.104.100
the Community Development Director if the
modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
12. Controlling Activities. The Applicant/Developer PL On-going Planning
shall control all activities on the project site so as not
to create a nuisance to the existing or surrounding
businesses and residences.
PROJECT SPECIFIC
13. Trash and Waste Accumulation. The Applicant or PL On-going Planning
any future owner shall provide and conduct regular
maintenance of the track at least once daily, in order to
eliminate and control the accumulation of trash, excess
waste materials and debris.
14. Sign age. Signage on the test track or sIgnage PL On-going Planning
promoting the test track shall be prohibited.
Directional signage or posted warning signs may be
placed near the track with approval from the
Community Development Director.
LANDSCAPING
15. Final Landscape and Irrigation Plans. Final ?L Building DMC
Landscape and Irrigation Plans, prepared and stamped Permit 8.72.030
by a State licensed landscape architect or registered Issuance
engineer, shall be submitted for review and approval
by the City Engineer and the Community Development
Director. Plans shall be generally consistent with the
landscape plans, received by the Planning Division on
August 3, 2007, except as modified by the Conditions
listed below and as required by the Community
Development Director.
16. Plant Species. Plant speCIes shall be selected PL Building Planning
according to use, sun/shade location and space Permit
available. The landscape plan should include plant Issuance
species that are not salt sensitive. Street trees shall be
high branching and produce minimal litter.
17. Slopes. The landscape plan shall address slopes within PL Building Planning
the property, including erOSIOn, maintenance and Permit
irrigation issues. All slopes shall have a one-foot level Issuance
area at top and bottom of the slope for maintenance.
18. Landscaping at Street/Drive Aisle Intersections. PL Building Planning
Landscaping shall not obstruct the sight distance of Permit
motorists, pedestrians or bicyclists. Except for trees, Issuance
landscaping (and/or landscape structures such as walls)
6
CONDITION TEXT
RESPON.
AG][NCY
at drive aisle intersections shall not be taller than 30
inches above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers and
the general public surveillance capabilities ofthe area.
19. Standard Plant Material, Irrigation and PL
Maintenance Agreement. The Applicant/Developer
shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement.
20. Landscape Borders. Where applicable, allPL
landscaped areas shall be bordered by a concrete curb
that is at least 6 inches high and 6 inches wide. Any
curbs adjacent to parking spaces must be 12 inches
wide to facilitate pedestrian access. All landscaped
areas shall be a minimum of 6 feet in width (curb to
curb). All landscape planters within the parking area
shall maintain a minimum 5 foot radius, or be 2 feet
shorter than adjacent parking spaces to facilitate
vehicular maneuvering. Concrete mow strips at least 4
inches deep and 6 inches wide shall be required to
separate turf areas from shrub areas.
21. Plant Standards. All trees shall be 24" box ?L
minimum, with at least 30% at 36" box or greater; all
shrubs shall be 5 gallon minimum.
22. Maintenance of Landscaping. All landscaping PL
materials within the public right-of-way shall be
maintained for 90 days and on-site landscaping shall be
maintained in accordance with the "City of Dublin
Standards Plant Material, Irrigation System and
Maintenance Agreement" by the Developer after City-
approved installation. This maintenance shall include
weeding, the application of pre-emergent chemical
applications, and the replacement of materials that die.
Any proposed modifications to the landscaping on the
site, including the removal or replacement of trees,
shall require prior review and written approval from
the Community Development Director.
23. Backflow Prevention Devices. The Landscape Plan PL, PW, F
shall show the location of all backflow prevention
devises. The location and screening of the backflow
prevention devices shall be reviewed and approved by
City staff.
24. Root Barriers and Tree Stakine. The landscape plans PL, PW
7
WHEN
REQ'D
Prior to:
Building
Permit
Issuance
Building
Permit
Issuance
Occupancy
On-going
Building
Permit
Issuance
Building
SOURCE
DMC
8.72.050.
B
Planning
Planning
City of
Dublin
Standards
Plant
Material,
Irrigation
System
and
Maintenan
ce
Agreemen
t
Planning
Planning
CONDITION TEXT RESPON. WHEN SOURCE
AGJH:NCY REQ'D
Prior to:
shall provide details showing root barriers and tree Permit
staking will be installed which meet current City Issuance
specifications.
25. Water Efficient Landscaping Ordinance. The PL Building DMC 8.88
Applicant! Developer shall submit written Permit
documentation to the Public Works Department (in the Issuance
form of a Landscape Documentation Package and other
required documents) that the development conforms to
the City's Water Efficient Landscaping Ordinance.
26. Shrubs. All shrubs shall be continuously maintained ?L On-going
including pruning and regular watering. If at any time
the shrubs in the parking lot or throughout the project
site are damaged, missing, dead or dying, these shrubs
shall be immediately replaced with the same species to
the satisfaction of the Community Development
Director.
27. Trees. The property owner shall continually maintain ?L On-going Planning
all trees shown on the approved Landscape Plans
including replacing dead or dying trees with the same
species, pruning and regular watering of the trees.
Within five years and every five year!'l thereafter, all
trees which are to be installed in conjunction with this
phase of the project shall show substantial growth to
the satisfaction of the Community Development
Director. If the trees have not shown substantial
growth, the property owner shall replace the trees to
the satisfaction of the Community Development
Director.
28. Birch Trees. The birch trees shown on the landscape PL Landscape Planning
plans which are to be relocated, shall be relocated Plan Approval
between the track and the rear property line.
29. Lily Species. The lily plants shown on the landscape PL Landscape Planning
plans shall be replaced with a taller shrub such as flax Plan Approval
or escallonia.
30. Freeway Buffer. The existing display area shall be PL Landscape Planning
relocated and a double row of tall shrubs (such as the Plan Approval
strawberry tree) shall be planted to create a buffer
between the track and the freeway.
31. Plant Inspection. Prior to planting the plants, the PL Prior to Planning
Applicant shall place all plants in their location (in Planting
their containers) and shall call for an inspection from
the Planning Division. If the Planning Division
determines that additional plant materials should be
8
CONDITION TEXT RESPON. WHEN SOURCE
AGJgNCY REQ'D
Prior to:
planted for better screening, the Applicant shall plant
the requested additional plants.
POLICE - PROJECT SPECIFIC
32. Security Requirements. The Applicant/Developer PO On-going Police
shall comply with all applicable City of Dublin Non-
Residential Security requirements.
33. Gate. The entrance and exit to the Hummer track shall PL,PO On-going Policee
be blocked off and locked when not in use.
34. Graffiti. The Applicant/Developer shall keep the site PL,PO On-going Police
clear of graffiti vandalism on a continuous basis at all
times. If available, graffiti resistant materials should
be used.
PUBLIC WORKS - STANDARD CONDITIONS
35. Standard Public Works Conditions of Approval. PW Occupancy Public
Applicant/Developer shall comply with all applicable Works
City of Dublin Public Works Standard Conditions of
Approval. In the event of a conflict between the Public
Works Standard Conditions of Approval and these
Conditions, these Conditions shall prevail.
36. Construction Hours. Standard construction and PW Through Public
grading hours shall be limited to weekdays (Monday Completion Works
through Friday) and non-City holidays between the
hours of7:30 a.m. and 6:00 p.m. The
Applicant/Developer may request reasonable
modifications to such determined days and hours,
taking into account the seasons, impacts on
neighboring properties, and other appropriate factors,
by submitting a request form to the City
EngineerIPublic Works Director. For work on
Saturdays, said request shall be submitted no later than
5:00 p.m. the prior Wednesday. Overtime inspection
rates will apply for all after-hours, Saturday, and/or
holiday work.
37. Temporary Construction Fencing. Temporary I'W Through Public
Construction fencing shall be installed along the Completion Works
perimeter of all work under construction to separate
the construction operation from the public. All
construction activities shall be confined to within the
fenced area. Construction materials and/or equipment
shall not be operated or stored outside of the fenced
area or within the public right-of-way unless approved
in advance by the City EngineerIPublic Works
9
CONDITION TEXT RESPON. WHEN SOURCE
AG:ENCY REQ'D
Prior to:
Director.
PUBLIC WORKS - PROJECT SPECIFIC
38. Improvement and Grading Plans. PW Grading! Public
Applicant/Developer shall revise the grading plan and Sitework Works
show how the new proposed test track will impact the Permit
bio-swale and drainage pattern. Approved plans shows
that the parking lot sheet flows into the bio-swale. But
having the retaining wall and test track in the middle of
the swale will interfere with the drainage pattern.
Please address these concerns adequately. All
improvement and grading plans submitted to the
Public Works Department for review/approval shall be
prepared in accordance with the approved Tentative
Map, these Conditions of Approval, and the City of
Dublin Municipal Code including Chapter 7.16
(Grading Ordinance).
39. Site Drainage. All runoff from one parcel/site shall be PW Issuance of Public
contained within the said parcel/site without sheet Grading! Works
flowing across neighboring parcel/property. Sitework
Improvements shall be made along the required Permit
property lines to avoid this situation.
40. Employee Parking Space. Applicant/Developer shall PW Issuance of Public
provide 5 employee parking stalls near test track as Grading! Works
approved earlier. The plans shows only 3 full size Sitework
stalls and one stall without any proper clearance near Permit
the test track entrance. Please eliminate this stall and
provide adequate turning radius for the Hummer to get
in and out the test track.
41. Retaining Wall. Applicant/Developer shall provide PW Issuance of Public
adequate railing system to prevent from people driving Grading! Works
offthe test track. This wall shall be engineered to Sitework
withhold the wait of the Hummer. Permit
10
PASSED, APPROVED AND ADOPTED this 11 th day of September 2007 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
11
I
II
I
HUMMER, SATURN & SAAB DEALERSHIPS
TEST TRACK IMPROVEMENT PLANS
ABBREVIATIONS
COO
PI.
CIF
COlIC
ReP
D!
REV
R()W, RjW
0'"'
owr
[C
[0
so
SOWl<
fL[W
fP
EX, fXlST
FC
DB
HP
/IN
Ie
TO
7>1'
wi
IW
BASIS OF BEARINGS
DUBLIN, CA
CURB .t GUTTER
PROPCRTY LINE
CHAJN UNK ([NeE
COIICRfT[
Rf/NFORCED CONCf?ETf PIP[
DRMJAGf INLfT
RE>1SJOtI
RlGHT~or-wAr
DRAWING
DRMWAY
eND or CURVf
EXISTING GRADE
STORU DRAJNAGE
9DfWIolJI
EliYAIICN
fI)Gf or PAVnJEIff
fXlSTIIIG
nNISH CRADf
GRJJJE BRfAJ<
HIGH POINT
IIMRT
TOP OF CURB
TOP OF CRATE
TYPICAl.
WI1H
WATER VALVE
r--.-..
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: ........._.~.........
---
---
~.-....-...._--
~
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SYMBOLS
EXISTING PROPOSED DESCRIPTION
RIGHT-or-WAY (R/W) 0
OJ
-105~ CONTOUR UNE "'
~ STORM ORAIN
. IHID
----@-- SO IilANHOlE
55 IlAllIIOlI
'" WATER MCT[R
'"
-. FIRE HYDRAtfl
RECVJAlCD WA 1!Ii'
II .. WA/FR VALYr
MOPmrY UNE
EASDlENT
~: TDlCf
~ E/.ECTRO{JfRS (PUBLIC STREIT)
. /JONIPJENT
JOHN
MONEGO
COURT
SITE PLAN
L--- '2:
JO' 60' 720'
I
SCALE: ,. _ 6lJ'
---------
~. !e~
// ~H'O'v[D ~
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'. -........
'l/,/ ~
//. ~
/' // // /. /. /. /. /. /. /. // // // // /. /. // //.,'/ /. /. / /. /. // /. /. /. -~
THE BEARING NORTH 07 IJ' J," WEST. BEING THE CENTERUNf or JOHN /JONEGO COURT (COURT ::4), AS' SHOWN S'f /lAP
ON ALE IN BOOK UJ, PACES 14-87 or MAPS, RECORDS OF Al.AN[fJ4 COU/lfTr, SrArr OF CAUFORNl4.
P"~Eg:[Rl"
D["OUS~[D
BASIS OF ELEVATIONS (BENCHMARK)
B4Rr CONTRf){ MONWENI NO. ~9 IS A J J/B- ALUMINUM DISK SJAJlPED "BART CONTROL NO. 49: AND IS SET IN THE
NORrHEASr CORNER or mE r~ f?QA[) OVfRCROSS/NG O\tfR HIGHWAY 580 IN PI.fASANroN. MONU/JENl NO 49 IS
LOCAITD IN rHE SIOfJfALK 0.85' ABOVE THE A5PHAJ.J RLWlWAY, 0.80' BACK fRO;I /HE FACE or wALK NlD 4.18' ro /HE
BASE OF niE WALl SUPPORnNG mE GIJARDI?AJL ELEVATION = J58.0JJ FEET (8.A.RJO. 1990).
PMlARH
TOl>E"'''''" .
~,.c~..,c
5EI>fMCvED
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DEMDlJSHEO !i
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II'I1Y. 580
t
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VICINITY MAP
NOT TO SCAlE
GENERAL NOTES
I mE CML ENGINEER,
JMH WEISS, INC.
950 SOUTH 8I<SCOII A\I[NU[, SUrrE 2120
SIJN JOSE, OJ 95128
(4lJ8) 286-4555 FAX (408) 2B6-4558
I-t4S DESJ(;NfD /HE PROJECT IN CONFORUWCE wm1 THE GEOTECHNICAL R[PORr f7?OJJ CONSTRUCnON rrsnNG .t [NGINITRlNG, INe.
ENTmE1J "pRfifMINARY SOIL lfM$nG4.TION PROPOSED DUBLIN HSS 0 WESr FRONTAGE JOHN MONEGO COURT
D4ltV APRIL 12, 2005 crr JOB NUMBER 20-160lG.
2. All GRNJiNG SHALL CONFORN TO APPROVfD SPfClnCA110NS PRESENTf[) HEREON OR ATTACHED HERaG. ALL
&HAJj/M; Wfjfff{ ~ J;1t U!:btffVtu N>lU Ar'r-'rf!JytU 01 iNt e>VlLe> C""'''''''', "..,"e>'''",,,,J'V'' ,'':';;';".':' ~ ~",:.,..~~;;..:;.
/HE SOILS ENG1N[[R SHAll BE Nonnm AT LEAST #J HOURS PRIOR ro mE BEClNNI!VG OF CFWJINC AT 5/0-8U-fflJO.
J. THE COfflRACrOR SfWl NOnf'f JIIIH IIf1.5S INC AT 408-286-4555 Ar LEAST .fa HOURS PFi!OR TO THE
NEED FOR CONSrRUCrlON SUfMr STAKING:
4. THE CONTRACTOR ACRffS THAr HE S!-WJ. ASSUIIE SOLE AND COUPLE1F RESPONS/8!UTr FOR /HE JOB SIT[
CONDmONS WRING TliE COURSE Of CONSmUCnoN or mE PRa)ECl, INCLUDING, 81fT NOT UII/TfD TO,
SAFETY OF m PERSONS AND PROPERTY; THAT THIS REO/JIREIIENT SfW.1 #'PLy CONTINUOUSLY AND NOT BE
lJMIT[[) TO NORMAL WORKfNG HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INOf),/NIFr NJD HOlJ) THE
OWND? AND fNGINEERS HARItIUSS FROIII ANY UABlUTY, REAL OR ALLEGED, IN CONNECTION W1TH THE
PfRFORMANCE OF WORK ON THIS PROJECr, EXCEPTING FOR LJA8lUTr ARISING FROIrI THE SOLE NECUGENCE
OF mE OWNER AND/OR [N(;fNEER.
SHEET INDEX
C-1,Q COVER SHEET/DEMOLITION PLAN
C.2,Q GRADING & DRAINAGE/EROSION CONTROL PLAN
UNDERGROUND SERVICE ALERT:
I. All.. txISIIN(; UIIUlY LOCAIIUNS /W/) utr-'/HS Mt N'1-'ffl),il/ltlAii UNL/:
2. CONTRAClOR SHAll POTHOlE AND \tfR1f'f [XlsnNG fJTIunES PRIOR TO CONSTf?UCTlON
J. CONTRACTOR TO COl-ffACT U~ FOR tfTILI7Y fJARKTNCS PRIOR TO CONST1?UCT!ON
PHONE: 800-642-2-4.44
4. /HE 'TYPfS, LOCATIONS, SIZES AND/OR DfPrHS OF EXISTING UNDERCROUND tfTIllnES
AS SHOWN ON THIS TOPOCR#'HIC SUIMY M7i'E OBTNNED FROII SOURCES OF VARYING
RE1..JABUTY. THE COIfTRACTOR IS CAIJTIONfD TWtT ONLY AC7l.i4L EXCAVATION WlU RM.Al
THE TYPES, EXTDlT, SIZES, LOCA TKJNS AND [)[PTHS OF SUCH UNDERGROUND fJTIl.mES.
(A RfASON4H.E UFORr HAS BEEN MAlJE TO LOCATE AND [)[UN[ATE ALl KNOWN UNDER-
GROUND UTJun[S). HO'I(['V[R, rH[ ENGINEER CAN ASSUME NO RESPONS/8ILI7Y FOR /HE j
COJ/PLilfNESS OR ACCURACY OF as D[lJN[AnoN OF SUCH UNDERGROUND fJTIun[S
IfHICH !MY BE ENCOWTfRfD. BIJT WHICH ARE NOT SHOWN ON TliESE DRAWINGS
---...--.---.--. ----.--.--------
Rtvl[W[D BY:
50lL5 ENGINEER
mE PORTION OF THE PlANS CONCERNING THE GEOTECHNICAL ASPECTS OF m[ PROJEcr HAVE BlIN REW[w[[) AND
APPEAR ro BE IN SU8ST~ CONFORIMNCE WT7/-{ THE IfIT[NT OF OUR RfCO/JENDATlONS.
CONSTRUCTION "ffSrlNG .t [NQNfERfNG, INC., CUFmS V. DWIDER. P,E, DArE
REGI 45282, EXP 09-30-06
CITY OF DUBLIN PUBLIC WORKS DEPARTMENT
REViEW or 7'H[ PI.ANS DOf5 NOr REiJM TliE OI'l'HER/DfYflOPER or
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DEMOLiTION PLAN
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SIft.IEl6 I 0R:llHJ ClOVER
ElOlIl1NG PENl"....
TO BE REI..OCATED
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NOTES:
Contractor shsll salvage and relocate existing
trees par drawing. Contractor shall be responsible
to ensure the heslth and raqulred Irrigation of
relocated trees during construction of test track
Maintenance and care of relocated trees shall be
Owne(s reaponslblllty.
Existing planting and irrigation to remain to be
replaced by Contractor If disturbed
Actual conditions may vary - adjust planting in the
field
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PLANT LEGEND:
SYMBOl lYPE
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JOB NO i 0700900
SHEET
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I CD 6LAC-K RJ.JS6ER TIE
@ TREE STAKE
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@ S' HI6H SAUCER
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@ AMENDED BACKFI:"L
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P:T5. SCARIFY 51i7".oS
AND BOTTOM PRIOR
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RECS!VED
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r'. GROUNDGOVER LAYOUT
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NOTES
NOTES: 1. RELOCATE EXISTING REMOTE CONTROL VALVES
AND LOW VOLTAGE WIRES TO THE LOCATION
SHOWN ON THE DRAWING,
1. A MINIMU~ HORIZONTAL SEPARATION OF 10' BETWEEN PARALLEL
CONSTANT PRESSURE BURIED RECYCLED WATER AND
APPURTENANCES AND POTABLE WATER PIPELINES SHAlL 8:;:
MAINTAINED, UNLESS OTHERWISE SPECIf"lED.
2. WHERE A CQN$TAN'; PRESSURE BURIED RECYCLED (RW) WATER
PIPELINE: CROSSES A CONSTANT PRESSURE BURIED POTAELl: WA"'!1:R
PIPELlNE, THE RW LINE SHALl BE LOCATED 12 INCHES BELOW THE
POTABLE WATER LINE, UNLESS OTHERWiSE SPECIFIED.
J THE DESIGN INTENT OF THE IRRIGATION SYSTEM 1$ TO PROVIDE
HEAD- TO-HEAD COVERAGE WITH MINIMUM QVERSPRAY ONTO
BUilDINGS, WAlLS, WALKWAYS, AND PAVEMENT ADJUST SPRAY
HEADS TO CONTAIN SPRAY WITHIN PLANTING AREAS AND MINIMIZE
QVERSPRAY AND RUN OFF OUTSIDE OF LANDSCAPE AREAS.
4. CROSS-CONNECTIONS BETWEEN RECYCLED WATER AND POTASLE
WATER SYSTEMS ME PROHIBITED,
Al:'" WORK SHALL COMPLY WITH THE STANDAR:::lS, PRCCED'JR[S
SPECIFICATIONS AND DRAWlNGS OF DUBLIN SAN RAMON SERVlCE
DISTRICT.
2. CONTRACTOR SHALL VERIFY ALL EXISTING
CONDITIONS PRIOR TO CONSTRUCTION,
E9z
SGALE, 1"-20'-0"
5' 2""
~
fZ; Ie' 4""
3, EXISTING IRRIGATION TO REMAIN IN SERVICE
DURING CONSTRUCTION. EXISTING IRRIGATION
OR LANDSCAPE DAMAGED DURING
CONSTRUCTION SHALL BE REPAIRED AND OR
REPLACED TO MATCH EXISTING.
4. CONNECT NEW REMOTE CONTROL VALVES
C-42 AND C-43 TO EXISTING IRRIGATION
CONTROLLER WITH EXISTING SPARE CONTROL WIRE.
\ FOR CONTINUATION OF
EXISTING MAIN LINE SEE
r\g~~~N D~~~~ErO~~~~~ON
~\\
~~-
- ~
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CONNECT NEW TREE BUBBLER LATERAL
LINE TO EXISTING TREE BUBBLER
LATERAL liNE AT THIS APPROXIMATE
LOCATION. (TYPiCAl)
i
--.j
(EXISTING MAIN LINE. FIELD
VERIFY EXACT LOCATION.
EXISTING TREE BUBBLER CONNECT NEW IRRIGATION MAIN LINE TO
/LATERAl LINE. FIELD VERIFY iEXISTING IRRIGATION MAI,N LINE AT 'HIS
EXACT LOCATION. (TYPICAL) APPROXIMATE LOCATION (1YPICAl)
r- CONNECT NEW TREE BUBBLER
I I I '^T,,"~^' I'^'I:' T'-' I:'YIC:T,~,,.., =1:'1:'
BUBBLER LATERAL LINE AT THIS
APPROXIMATE LOCATION (TYPICAl)
--
~-----
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FOR CONTINUATION OF EXISTING TREE BUBBLER
LATERAL LINE AND DRIP LATERAL LINE SEE DUBLIN
HUMMER IRRIGATION PLANS DATED 10-05-05
I .
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CONNECT NEW LATERAl LINE TO
EXISTING LATERAL LINE AT THIS
APPROXIMATE lOCATION. (TYPICAL)
REMOTE CONTROL
(TY~ICAL)
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DR.AWNBY,! s & S
JOBr,c. 07QQ9.QO
,
SHEET
L2.1
RECTANGULAf! PLASllC Vi'J...VE BOX Willi BOLT DOWN
UO_ ONE VAlVE PER BOX - NO EXCEPTIONS.
INSTALL BOX AS SHOWN IN BOX IHSTALlAllON DETAIL
TOPDll.IENSlON:\6'X25'(12"DEEP)~
POLYURETHANE LD. TAG WITH CONlROlLEil
AND ST....TION NUMBER
POlYURE'Tl-W'lE NONP(lT~LE
WATER WARNING TAG
BRONZE GATE VAlVE
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~-2~ (
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WIRING
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IRRIGATION NOTES
1 ll-'.ESE IRRIGATION DRAWINGS ARE D!AGRAM~ATlC ANJ INOICATlVE or".,[ WORK TO SE INSTA:..liD
Ai.i. PIPING, VAlVES, ETC. SHOWN WITHIN PAV;:~ ARCAS :S fOR ClAR'n" ON~Y ANC AR[ TO BE !NSiA:..:LO
WITl1IN Pl),NTlNG ,fJ<OO WHERE POSSIBLE. DUE TO THE SCAlE OF THE DRAWINGS, IT IS NOT POSSIBLE TO
INDICATE ALL OffSETS. FITTINGS. SLEEVES, ETC., WHICH t.lAY BE REOUIRED nit CONTRACTOR IS
REQUIRED TO INVEsnGATt THE STRUCTURAL AND FlNISHED CQNDmONS AfTECT1NG ALL OF THE CONTRACT
WORK INCLU~NG OBSTRUCTIONS, GIWlE OlFf"ERENCES OR AAEA Olt.lENSIONAl DIFFERENCES WHICH t.lAY NOT
HAVE BEEN CONSIDERED IN THE ENGINEERING_ IN THE EVEN"1" OF FIELD DIFFERENCES. THE CONTFl.ACTOR IS
REQUIRED ro PW THE INSTALLATiON WORK ACCORDINGLY BY NOT1~ICATlON AND APPROVAl OF THE
OWNER'S AUTHORIZED REPRESENTATIVE AND ACCORDING TO THE CONTAACT SPECIFICATION. THE CONTRACTOR
IS "'-.SC REQUIRED TO NOTIfY ANO CooROINATt IIl:RIGo\.TlON CONTRACT WORK WITH AU APPUCABLE
CONTRACTORS FOR THE LOCATION AND INSTALlATION OF PIPE, CONOUIT OR SLEEVES THROUGH OR UNDER
WAUS, ROADWAYS, PAVING, STRUC11JRt, ETC., BEFORE CONSrRUCT10N. IN THE EVENT Tl--iESE NOTlFlCATION$
ARE NOT PERFORI.lED, THE CONTRACTOR SKALL ASSUME FULL RESPONSIBILITY FOR ALL REQUIRED REVISIONS
2. THE INTEw.- OF THIS IRRiGATION SYSTE~ IS TO PRO~DE THE t.lINIr.lUr.I ~OUNT OF WATER REaUIRED
TO SUSTAIN GOOD PLANT HEALTH
3. IT IS THE RESPONSIB1UTY OF Tl--iE LANOSCAP~ t.lAlNTENANCE CONTRACTOR AND/OR OWNER TO
PRQGRAI.l THE IRRIGAT10N CONTROLLERS TO PROVIDE THE I,IINII.lUt.< ~OUNT OF WATtR NEEDED TO SUSTAIN
GOOD FL.AN7 HEAL"". n-lIS INCLUOES r.lAKING ADJUS-:-MENTS TO THE pROC!<.o.M FeF;! SEASQN.Io.:. WEATHER
CHANGES, PLANT I.lATtRiAi., WATER REOUIREIolENTS, 1.l0UNOS AND SLOFES, SUN, SHADE, AND WIND
EXPOSURES.
4. AT THE END Of" THE REQUiRED MAINTENANCE PERIOD OF THE CONTRACTOR, THE OWNER SH.6-U
pROVIOE REGULAR MAINTENANCE OF TH~ IRRIGATION SYSTE~ TO ENSURE THE EFFICIENT USE OF WATER
t.lAJNTENANCE SHAlL INCLUDE, BUT NOT BE Ul.lrTED TC CHECKING, ADJUSTING, AND REFAlRING IRRIGATION
EOUIFt.lENT AND CONTROL S'!'STEI,I
5 IRRIQAT10N CONTROL WlRES SMA:..!. BE COPPER WITH U.L APPROVAL FOR DIRECT BURiAl IN GROUND.
SIZE #14-1. COMMON GROUND WlRE SHALL HAVE WHITE IHSULATlNG JACKET, CONTROL WIRE 5HAl.L HAVE
INSULATING JACKET OF COLOR OTHER THAN WHITE, SPLICE SI-lAL. BE MADE WITH 3r.1-06'1' SEAL FACKS.
6. INSTAlL SPARE CONTROL WIRE OF A DIFFERENT COLOR ALONG TH~ EN11RE t.lAJN LINE. LOOP 36.
EXCESS WIRE INTO EACH SINGLE VALVE BOX AND INTO ONE VALVE BOX IN EACH GROUP OF VAlVES
f,lINIr.lU~ OF ONE SPARE 'MRE PER CONTROLLER
7 SPLICING OF 24 VOlT W1RES IS NOT PERI.lITTED EXCEFf IN VALVE BOXES. SEAL WIRE SPUCES WT1l-'
3t.l-OBY SPLICE SDLJNG DE'<1CES OF SIZE COt.lPATIBLE WITH WlRE SlZE. LEAVE A 36. LONG, 1. DIAt.lETER
COIL OF EXCESS WIRE AT EACH SPUCE AND A 36. LONG EXPANSION LOOP EVERY 100 FEET AlONG WIRE
RUN. TAPE W1RES TOGETHER EVERY TtN FEET. TAFING WIRES IS NOT REQUIRED INSIDE SLEEVES.
8 PlASTlC VAlVE BOXES ARE TO 6E PURPLE IN COLOR WITH BOLT DOWN, NON-HINGED CQII(R ~AAKEO
"IRR!GATlON.. BOX BOD" SHALL HAVE KNOCK OUTS ~UFACTURER SHAU BE CARSON INDUSTRIES
8. INSTAL:.. RE~OTE CONTROL VALVE BOXES 12. FROM WALK, CURB, lAWN, HEADER 60ARO, BUILDING,
OR lANDSCAPE FEATURE. AT ~ULTIPLE VALVE BOX GROUPS, EACH BOX SHAl~ BE AN EOUAL DISTANCE
VALVE BOXES SHAlL BE PARALLEL TO WALK, CURB ETC
10. VN....VE LOCATIONS SHOWN ARE DIAGRAM~ATlC INSTAL:. IN GROUND COV'i:RISHRUB AROO WHERE
POSSIBLE (NOT IN lAWN AREA)
11 THE IRRIG.l.TlON CONTRACTOR SKALL FLUSH AND ADJUST ALL SPRINKLER HEADS FOR OPTWUI,I
PEF;!FORMANCE AND TO PREVENT OVER SPRAY ONTO w.w<s, ROAOWA~, AND/OR BUILDINGS !-S MUCl-1 !-S
~SISLE. THIS SHALl INCLUDE SElECTING THE BEST DEGREE OF AAC TO mTHE EXISTING SITE
CQNomONS AND TO THROTTLE THE FLOW CONTRO. AT EACH VA~VE TO OBTAIN THE OPTIMUM OPERATING
PRESSURE FOR EACH SYSTEM
1 2. AL~ SPRINKLER HEADS SHALl BE SET PERPENDICUc.AR TO FINISH GRADE OF Tl--iE AREA TO BE
IRRIGATtD UNLESS OTHERWISE NOTtD ON Tl--i~ DRAWINGS
13 LOCATE EMITTERS ON UP-HIU SlOE OF PLANT,
14. LOCATE BUBBLERS ON. U~-HllL SIO~ OF TREE
15. INSTAU ^ VN....CON 5000 SERIES SF"FlINC LOADED CHECK VAlV'i: BELOW ~CSE EMITTERS WHERE L(NI
HEAD DRAINAGE WILL CAUSE EROSION MolD/OR EXCESS WATtR
16 WHERE IT IS NECESSARY ro EXCAVATE ADJACENT TO EXISTING TREES, THE CONTRACTOR SHALl USE:
ALL POSSIBLE CARE TO AVOID INJURY TO TREES AND TREE ROOTS. EXCAVATION IN AREAS WHERE TWO (2)
INCH AND lARGER ROOTS OCCUR SHAJ..:.. BE DONE flY HAND. TRENCHES AOJACENT TO TREE SHOULD BE
CLOSED WITHIN TWENTY-FOUR (2'>) HOURS; AND WHERE THIS IS NOT POSSIBLE, THE SIDE OF THE TRENCH
ADJACENT TO THE TREE SfW.l BE KEFf Sf-tADED WITH BURl.AF' OR CNNAS
l' PRESSURE TEST PROCEDURE. THE CONTRACTOR SHALL
A. NOTlF'l' ARCHITECT AT lE.-"ST Tl--iREE (3) DAY IN ADVANCE OF TtSTING
a PERFORM TESTING AT HIS OWN EXPENSE.
C. CENTrR LOAD PIPING WITH St.l.4.l.l. AMOUNT OF BACKFILL TO PREVENT AACHING OR SUPPING
UNDER PRESSURE, NO FITTING SHALl. BE COVERED
D APPLY THE FOUOWING TESTS AfTER WELD PlASTlC PIPE JOINTS HAV'i: CUREO AT lE.AS"' 24
HOURS
TtST LIVE (CONSTANT PRESSURE) AND QUICK COUPlER UNE IiYDROST^TlOilY I<.T 125 PSl
MINIt,lUM. LINES WILL BE APPROVED IF TtST PRESSURE IS ~AlNTAlNED FOR SIX (6) HOUF;!S
THE UNE WILL BE APPROVED OR NOT APPROVED AS SUCH RESULTS ~AY INDICATE. THE
CONTRACTOR SHAU MAKE 'TESTS AND REPAIRS AS NECESSARY UNTIL TEST CONDITIONS ARE
'"
2 TES; RCV CONT1<OLLEC :.ATERAl LJNES WITH WATER AT UNE PRESSURE AN:! ~SUAU Y INSPECT
FOR LEAKS. RE'"ESTAF"TtR CORRECTI"IC DEFECTS
18, THE EXISTING MAIN LINE SHOWN ON THE DRAW'NCS IS DIAGAAt.lIAATIC_ CONTRACTOR TO VERIFY AND
LOCATE EXISTING IoIAIN UNE It, FlELD. ANY DEVIATION OF EXISTING I.lAIN UNE LOCATION AS SHOWN ON THE
DRAWINGS is TO BE REPORTED TO ARCHITECT FOR RE\i1EW AND POSSISLE RE'/JSION.
18 PIPE TKREAD SEAlANT COf,lPOUNQ SHALL BE RECTOR SEAL 1+2 OR APPR<lVai EOUA!-
RECYCLED WATER IRRIGATION NOTES
1. TnlS iRRIGATION SYSTEI,I is DES;GtiE;:; -;0 ACCOlolMO:JATE TrlE CONNECTIOr-. TC A NOr.-:>crrilSLi:
(RECYCLED) WATER SOURCE l"KAT IS CURRENTLY AVAIlABLE AT THIS S!TE_ RECYCLED WATER WARNING
SIGNAGE SHAlL BE PROVIDED IN CONFORMANCE WITH DSRSO NON-POTABLE WATtR GUIOELlNES, A/-('( NolO
ALl. DIRECT PIPE CONNECTIONS BGWEEI-: PCTA6:..E "'''D ",ON-POTASLE WATER SOURCES CR S':'STEMS ARE
PROHIBITED.
2 IRRIGATION CONTRACTOR SHALL FAt.l'LlARIZE HIMSELJ- /HERSE~F WIT., AL:. STA-;~ AND lOCAL L/lWS,
CODES, ORDINANCES. AND RESTRICTIONS PERTAINING TO iHE USE OF RECYCLED WATER AND Il,IPLEME~'T AS
APPLICABLE -:-0 TI1E IN$lALLATIO/'< OF THIS F'Rc"ECT
~ AU. ",,~,y,o,"U~ """"'"'-' ~"Au-. ,,~ ......"'...u- ..."" "",~",,,,-,u"o.'-' ""''' ;:-~".."""-",~, W"c,,"uCu '"''
RECYCLED WATtR USE
4. CONTRACTOR SHALL CON,ACT RECYC,-ED WA7"ER PROV1DER A t.lINIMUM OF FORTY-DGl-!":" (48) HOURS
PRIOR TO COt.lME"ICEMEN"T OF WORK TC FAc;,-~ATE INSPECTIONS
(;()NlkA<;"i()R SI1AU. iPl. .......~ Rl.Mwll. CWN;f<C;~ vA-v<.s, c.A,1. ..,,-,<,=.s, c,u:G,~ G0W~,-,NC. "A~v~
9ACK~LOW ''':lEVENTlON OfVICc~. ANa CO"'~O'-,,"S "..,.c W'''' '!<,CVCL[Q WAIT"" WARt<INr. TAG B" T
CHRISTY ENT" MODE_ NO, ID-MAX-P~-RC1PC"
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1 AU. PLASTIC PIPING SHALl aE INSTALLED iN TKE "TRENCH IN A SERPENTINE MANNER!-S PER THE
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2 All SUPPLY LINES TO BE INSTN....l.EO AS PER MANUFACTURER SPECIF1CATIONS
J. TAPE AND BUNOLE WBING OR WIRING AT 10 FEET INTERVALS
4. All. 120 \IOLT 'MRING IN CONDUrr TO BE INstALLED IN ACCORDANCE WITH AL:.. APPIJCA8lE CODES
5. BACKfiLL I.lATERIAL SHAlL BE THE EARTH EXCAVATED FROt.! TI-1E TRENCHES, FREE FROM ROCKS,
CONCRETE CKUNKS, AND OTl-lER fORElGN DR COAASE MATERIALS. CAREfULLY SELECT BACKFILL
THAT IS TO BE PLACED NEXT TO PlJS\1C PIP( TAP AVOID ANY SHARP OBJECTS WHICH MAY DAMAGE
THE PIPE.
TRENCHING DETAIL
NOT TO SCALE
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JlJloIBO PLAST1C VAlVE oox WITH BOLT DOWN UD
INSTAU. BOX AS SHOWN IN BOX INSTAU.ATlONDETAlLj
~:~OOTRO' ""bill I
NQNF'OTA9lE WATER
WAANING TAG~
SCHEDULE 80 PVC UNION
AT EACH SlOE OF
REI.IOTI:CONTROLVI>J...VE.
NOTE:
=E;~ ~P=EUN~E~~P~:O
SPECS TO CONFlRI.l Tr'\>E OF P1PE.
(TfPICALFOR aoTH SIDES OF UNIT)
INSERT WIRES THROUGH HOLES IN aASE OF SODY
TWIST STRIPPED WIRES TOGETHER N'lD APPLY CRIMP SLEEVE WITH AN INDENT
TYPE CRIt.lPlNG TOOL. TRll.I EXCESS BARE WIRE
3 INVERT BODY AND INSERT PLUG INTO BODY UNTlL IT SWJ'S TlGKT
4. PUSH WIRES AU THE WAY iNTO Tl--iE pLue TO COr.lPLETELY SEA;. THE CRIMP
SLEEVE
WIRE SPLICE DETAIL
NOT TO SCALI
i
16'
TREE BUBBLER
NOT TO SCALI
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VALVEBOXro VALVE BOX FOR Er.lITTER
I.lAHlfOLDASSEt.lBLY
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NOTE: SLEEVE IS TO
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CURB OF. SIDEWAlK
~iT~li "~'.' "PI<.VlNG
-une' ..-16-1
IRFliGATlQNSl.EEVE
IRRIGATION CONTROL
WIRING
DRAWN BV,! 5 &: S
J0b I-<'~' 0700900
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EMITTER MANIFOLD
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ACCEPTED EQUAL
jERICK-2TOTAl
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EMITTER LINE FLUSH VALVE
NOT TO SCALE
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SPRINKLER KEAoS AOJACENT TO
BUILDINGS ARE TO BE PLACED 12'
rRO," BUILDING WALLS,
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~1/~.SCHEDUtE!\O""CTHRE.IoJ)[D
NIPPLE (LENGTH ~ REQUIRED TYPICAL)
~'n"SC>-IFDUlF40F'Vt::
~;"F\U0U, SC' '--'-'-
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STRm Ell.
1/2" KING BRaS FliX RlSfR
t.lODEL Fll-5OQ-f.; OR EOU""
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POP-UP SPRAY SPRINKLER RISER
~W1 10 SCALE
\ I
"-EDGE Of LAWN. WAlK, fENCS CURe,
Jllf...\lOI
1 CENTER VAlVE BOX OVER REMOTE CONTROL VALVE TO FACIUTATt SERVlCING VAlVE.
2 SET BOXES 1. ABOVE FlNISK GRADE OR I.lULCH COVER IN GROUND COVER/SHRUB
AREA AND FINISh GRADE IN TURF ARE"--
3 SET RCV AND VALVE BOX ASSEMBLY IN GROUND COVER/SHRUB AAEA WHERE POSSIBLE
INSTAU IN LAWN ONLY IF GROUND ~ DOES NOT EXIST ADJACENT TO lAWN
4 SET BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE Of lAWN, WALK,
fE:NCE,CURB,ETC.
5 AVOID HEAVILY COMPACTING SOIL AROUND VAlVE BOXES TO PREVENT COLlAPSE AND
DEfORt.lATlON OF VALVE BOX SIDES
6. INSTAlL EXTENSION BY VALVE BOX ~UFACTURER AS REQUIRED TO COt.lPlETELY
ENCLOSE ASSEt.lBLY FOR EASY ACCESS
VALVE BOX INSTALLATION
NOT TO SCALI
(TIP PlASTICS EIIIITTER ACCESS S'...EE:VE
~ULT'-OUTU:T E~'TTERV OR EQUAL - INSTALL PERPENDICUlAR
TO FlNISH GRADE
PLACE AT ROOTB,A,LL AS
INDICATED IN El.lrTTtR
PLACEt.lENTDETAlL. CQVERENO
OF TUBING WIT11 BUG CAP'7 ~ rFINISH GRADE
I III. .r;;:c;T~11 \ I 11!h-~' I -,
: II '1'~!li \ I III~ ,~; Ii
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" Ii, USE Sf,lAl_ OPENING OF ACCESS
II n ~. n II SUEY[ FOR QISORlBUTlor; T..JBING
!! i \. n,l \ I! ~KING e~os, F'_EX!SLE COU",JNC
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Iii 'j V .AIf ~sc,"mUlE ~f) =vc TEf 0<>
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,--J~' / ~~C lATERAL UNE (CLASS 200)
. ,~
MULTI-OUTLET EMITTER INSTALLATION
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PVC lATERAL OR MA/NUNE
SLEEVING INSTALLATION
NOT TO SCALE
IRRIGATION LEGEND
SYM80L MODEL NUMBER DESCRIPTION
@) V " 1812-SA,t,!-PRS-15-f".H,a RAlNBIRQ POP-UP SPRAY SPRINKLER (SHRUB)
@ 1812-$AM-PRS-12-F RAINBIRD POP-UP SPRAY SPRINKLER (SHRUB)
@ 1812-SAM-PRS-10-~ RAlNBIRD POP-UP SPRAY SPRINKLER (SHRUB)
. OCrs16 P PEPCOOCTABUBBLER (2GPH PER OLlTLET) (SHRUB)
. 570S-E-fB-5D-PC TORO BUBBLER ON EFFLUENT ADAPTER (TREE)
X EXISTING POP-UP SPRINKLER
" !-1201-1'51-8130 AMIAD FILTER W/~JO MESH SCRaN AND SENNINGER
PI.lR-MF-JO-j. PRESSURE REDUCING IIAlVE
.. l.I64j.AP100 SPEARSEt.llTTERFLUSHVAlVEASSEIoIBLY
~ EXISTING REI.lOTE CONTROL VALVE
0 700 ULTRA FLO SERIES/ IRRITROL REt.lOTI: CONTROL VAlVE/NlecC GATE VALVE
T-113-IRR
. PRECIPITATION RATE
~ CONTROlliR &: STATION NU~BER
APPROXIIoIATr FLOW (GPI,I)
REIAOTE CONTROL VAlV'i: SiZE
,- , MAINLINE 1120-SCHEDULE 40 PVC PlASTIC PIPE
PURPLE IN COLOR AND PERMANENTLY
MARKED fOR RECYCLED WATER BY "PW
PURPLE PWS. WITH SC\1EDULE 4-0 PVC
SOLVENT-WELD fTmNGS. 24" COVER.
I LATrRALlINE 11 ~O-Ck 200 PVC Pi.AST1C PIPE
PU~P~~ I~ _CO_LBR ._~_~ PE~~~NTL.!.
MAAI(r:.u rOr< .."CT...u:.v W1\'~'" tiT .....
PURPLE P~US" Yr'lTH SCHEDULE -4-C PVC
SOLVENT-WELD FITTINGS '8" COVER
E)'ISTIIOG L/lT[~L LINE
SLEEVlNG 112Q-SCHt::QULt: 40 PVC PlASTIC PiPE
PURPLE IN COLOR \VITrI SCHEDULE 4{)
wr. ;";TT'NG" ?4. r.a,..F'i>
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::)lde Slope Featur'e View From j:;:Jarkmg lot
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