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HomeMy WebLinkAbout05/09/2017 PC AgendaPLAWING COMMISSION 4GENDA May 9, 2017 7:00 P.M. City Hall, Windmill Community Room 21810 Copley Drive Diamond Bar, CA 91765 Chairperson Vice Chairperson Commissioner Commissioner Commissioner Raymond Wolfe Ken Mok Naila Barlas Frank Farago Jennifer "Fred" Mahlke Copies of staff reports or other written documentation relating to agenda items are on file in the Planning Division of the Community Development Department, located at 21810 Copley Drive, and are available for public inspection. If you have questions regarding an agenda item, please call (909) 839-7030 during regular business hours. Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the City Clerk's office at 21810 Copley Drive, Diamond Bar, California, during normal business hours. In an effort to comply with the requirements of Title /I of the Americans with Disabilities Act of 1990, the City of Diamond Bar requires that any person in need of any type of special equipment, assistance or accommodation(s) in order to communicate at a City public meeting must inform the Community Development Department at (909) 839-7030 a minimum of 72 hours prior to the scheduled meeting. IIIiT 117 (7 �tTiTi1-7' eating or drinking in the Windmill Community Room The City of Diamond Bar uses paper and encourages you to do the same City of Diamond Bar Planning Commission MEETING RULES PUBLIC INPUT The meetings of the Diamond Bar Planning Commission are open to the public. A member of the public may address the Commission on the subject of one or more agenda items and/or other items of which are within the subject matter jurisdiction of the Diamond Bar Planning Commission. A request to address the Commission should be submitted in writing at the public hearing, to the Secretary of the Commission. As a general rule, the opportunity for public comments will take place at the discretion of the Chair. However, in order to facilitate the meeting, persons who are interested parties for an item may be requested to give their presentation at the time the item is called on the calendar. The Chair may limit individual public input to five minutes on any item; or the Chair may limit the total amount of time allocated for public testimony based on the number of people requesting to speak and the business of the Commission. Individuals are requested to conduct themselves in a,professional and businesslike manner. Comments and questions are welcome so that all points of view are considered prior to the Commission making recommendations to the staff and City Council. In accordance with State Law (Brown Act), all matters to be acted on by the Commission must be posted at least 72 hours prior to the Commission meeting. In case of emergency or when a subject matter arises subsequent to the posting of the agenda, upon making certain findings, the Commission may act on item that is not on the posted agenda. INFORMATION RELATING TO AGENDAS AND ACTIONS OF THE COMMISSION Agendas for Diamond Bar Planning Commission meetings are prepared by the Planning Division of the Community Development Department. Agendas are available 72 hours prior to the meeting at City Hall and the public library, and may be accessed by personal computer at the contact information below. Every meeting of the Planning Commission is recorded and duplicate recordings are available for a nominal charge. ADA REQUIREMENTS A cordless microphone is available for those persons with mobility impairments who cannot access the public speaking area. The service of the cordless microphone and sign language interpreter services are available by giving notice at least three business days in advance of the meeting. Please telephone (909) 839-7030 between 7:30 a.m. and 5:30 p.m., Monday through Thursday, and 7:30 a.m. and 4:30 p.m., Friday. HELPFUL CONTACT INFORMATION Copies of Agenda, Rules of the Commission, CDs of Meetings (909) 839-7030 Email: info(o)diamondbarca.gov Website: www.diamondbarca.gov CITY OF DIAMOND BAR PLANNING COMMISSION Tuesday, May 9, 2017 AGENDA CALL TO ORDER: 7:00 p.m. PLEDGE OF ALLEGIANCE: Next Resolution No. 2017-11 ROLL CALL: COMMISSIONERS: Naila Barlas, Frank Farago, Jennifer "Fred" Mahlke, Vice Chairperson Ken Mok, Chairperson Raymond Wolfe 2. MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS: This is the time and place for the general public to address the members of the Planning Commission on any item that is within their jurisdiction, allowing the public an opportunity to speak on non-public hearing and non -agenda items. Please complete a Speaker's Card for the recording Secretary (completion of this form is voluntary). There is a five-minute maximum time limit when addressing the Planning Commission. 3. APPROVAL OF AGENDA: Chairperson 4. CONSENT CALENDAR: The following items listed on the consent calendar are considered routine and are approved by a single motion. Consent calendar items may be removed from the agenda by request of the Commission only: 4.1 Minutes of General Plan Update Joint Meeting #2 Of The City Council And Planning Commission: March 29, 2017 4.2 Minutes of Regular Meeting: April 25, 2017 5. OLD BUSINESS: None 6. NEW BUSINESS: 7. PUBLIC HEARING(S): 7.1 Tree Permit No. PL2017-40 — Under the authority of Diamond Bar Municipal Code Section 22.38, the applicant and property owner are requesting a Tree Permit to remove one protected California black walnut tree (Juglans californica) and replace with three California black walnut trees on site, located at 2468 Alamo Heights Rd. The subject property is zoned Rural Residential (RR) with an underlying General Plan land use designation of Rural Residential (RR). APRIL 25, 2017 PAGE 2 PLANNING COMMISSION A Project Address: 2468 Alamo Heights Rd. Property Owner: Richard Wang and Jing Ma 22826 Lazy Trail Road Diamond Bar, CA 91765 Applicant: Feng Xiao 2540 Huntington Dr., Suite 207 San Marino, CA 91108 Environmental Determination: The removal of protected trees is subject to the regulations set forth under Chapter 22.28 of the Diamond Bar Municipal Code, including required approval findings and mitigation measures for such removals. The removal of a protected tree on the subject property is proposed in conjunction with a discretionary permit; i.e. the previous approval of a single-family residence on the subject property. The entirety of the project is Categorically Exempt from the California Environmental Quality Act (CEQA) under Section 15303(a) of the California Code of Regulations/CEQA Guidelines (new construction of a single- family residence in a residential zone). Recommendation: Staff recommends that the Planning Commission approve Tree Permit No. PL2017-40, based on the Findings of Fact, and subject to the conditions of approval as listed within the draft resolution. PLANNING COMMISSION COMMENTS / INFORMATIONAL ITEMS: STAFF COMMENTS / INFORMATIONAL ITEMS: 9.1 Public Hearing dates for future projects 10. SCHEDULE OF FUTURE EVENTS: TRAFFIC AND TRANSPORTATION COMMISSION MEETING: CITY COUNCIL MEETING: PLANNING COMMISSION MEETING: Thursday, May 11, 2017, 7:00 pm Diamond Bar City Hall Windmill Community Room 21810 Copley Drive Tuesday, May 16, 2017 — 6:30 pm South Coast Air Quality Management District Auditorium 21825 Copley Drive Tuesday, May 23, 2017, 7:00 pm Diamond Bar City Hall APRIL 25, 2017 PAGE 3 PLANNING COMMISSION PARKS AND RECREATION COMMISSION MEETING: MEMORIAL DAY HOLIDAY: 11. ADJOURNMENT: Windmill Community Room 21810 Copley Drive Thursday, May 25, 2017, 7:00 pm Diamond Bar City Hall Windmill Community Room 21810 Copley Drive Monday, May 29, 2017 In observance of the holiday, City Offices will be closed. City offices will re -open on Tuesday, May 30, 2017. 3 r MINUTES OF THE CITY OF DIAMOND BAR GENERAL PLAN UPDATE JOINT MEETING #2 OF THE CITY COUNCIL AND PLANNING COMMISSION MARCH 29, 2017 CALL TO ORDER: Mayor Lin called the Special General Plan Update Joint Meeting No. 2 of the City Council and Planning Commission to order at 6:33 p.m. in the City Hall Windmill Community Room, 21810 Copley Drive, Diamond Bar, CA 9176 1. ROLL CALL: Present: Council Members: Carol Herrera, Nancy Lyons, Steve Tye, Mayor Pro Tem Ruth Low, and Mayor Jimmy Lin. Commissioners: Naila Barlas, Frank Farago, Jennifer "Fred" Mahlke, Vice Chair Ken Mok, and Chair Raymond Wolfe Also present: James DeStefano, City Manager; Ryan McLean, Assistant City Manager; Greg Gubman, Community Development Director; James Eggart, Assistant City Attorney; Grace Lee, Senior Planner; Mayuko Nakajima, Associate Planner; Natalie T. Espinoza, Assistant Planner; David Liu, Public Works Director; Marsha Roa, Public Information Manager; Alfredo Estevez, Help Desk Support Technician; and Tommye Cribbins, City Clerk. Consultants present: Sophie Martin, AICP, Project Manager and Eric Simundza, Dyett & Bhatia, Urban and Regional Planners; Yesenia Arias, Arellano Associates A) GENERAL PLAN UPDATE MEETING #2: CDD/Gubman stated that this is the second joint meeting. The first joint meeting was held nearly eight months ago when the City Council and Planning Commission convened on August 10, 2016, to receive staff's introduction of the General Plan Update Project and soon to follow First Phase (including reconnaissance, fact- finding, scoping of the community) to identify opportunities, constraints, areas of interest, and areas the community would like for the City to focus on as it moves forward on this process. The purpose of tonight's meeting is to provide a recap of the tasks that were completed during the past eight months. MARCH 29, 2017 1 PAGE 2 GP JOINT CC & PC MTG #2 Project Manager Sophie Martin, Dyett & Bhatia, Urban and Regional Planners, assisting the City with the update to its General Plan presented the following report. PROJECT OVERVIEW: The General Plan can be thought of as a "constitution" for the City's growth and development. It is a long-range document that looks out over a 20 -year period, sometimes longer. At its heart, it is an expression of the community's vision for its future and it outlines specific steps in the form of Goals, Objectives and Policies in order to achieve that vision. The City's current General Plan dates back to 1995 and was prepared shortly after the City incorporated. Many who have lived in the City since that time know that while many things have remained the same, things have changed from 1995 to now and it is important that the City's General Plan reflect current conditions, as well as the current community's aspirations for the future. In short, this process is intended to update the document, make it relevant, keep it active and make sure it reflects the future that Diamond Bar wants to see for itself as it looks forward to the year 2040. This is a multi -phased process which will take a few years to get through. To date, the first phase has been completed which included Project Initiation, going through an extensive period of issue identification and reaching out to the community to hear from them about what their goals and priorities are and, at the same time, conducting quite a bit of technical background research to ascertain what conditions are like in the City today so that there is a good understanding of the baseline from which to move forward. 2. REVIEW OF GPAC FORMATION AND MEETINGS: The GPAC is a 15 -member committee appointed by the City Council which plays a very important role of shepherding this process along. It reviews key project documents, provides input, helps guide the public outreach strategy and ultimately makes recommendations to the Planning Commission and the City Council at key milestones. Another important function of the GPAC members is to act as ambassadors for the project to the community at large and help the City in its efforts to hear not just from them, Councilmembers and Planning Commissioners, but from everybody in Diamond Bar — to spread the word and share with staff what they hear and help build enthusiasm and interest in the project. There have been two meetings with the GPAC to date. The first, in October 2016 provided the opportunity for the GPAC to talk with them about their vision, their understanding of the City's opportunities and challenges and helped identify some issues the MARCH 29, 2017 PAGE 3 ' Go JbWT CC & PC MTG #2 General Plan should address. The second meeting was held in January 2017 where staff shared with them the results of the background research, as well as a report back on the first community workshop that was held in November 2016. 3. COMMUNITY OUTREACH EFFORTS TO DATE Staff has conducted a number of outreach efforts to hear from people what their ideas and concerns are and what they want this plan to focus on. Sophie Martin introduced Yesenia Arias of Arellano Associates, based in Chino Hills, who specializes in community outreach and has been playing a critical role in the process of helping to organize, host and publicize public events. Ms. Arias explained that the outreach strategies thus far included three interactive opportunities for community participation. She implemented a community workshop, held five pop-up workshops, as well as a very successful online survey. The community workshop was held on November 9, 2016 with about eighty (80) community members participating. It was a very dynamic opportunity to meet one- on-one with residents to try and understand what their vision of the City is now and what they would like it to be in the future by identifying some of the opportunities and challenges that they see. Sophie Martin led the workshop which included two major activities, the first being nine different questions that focused on traffic, land use, development, and open space. Attendees were asked to put answers on Post -it notes and paste them on posters for each question. As people were able to put their Post -it notes around the room based on their perceptions or answers to questions Sophie asked, they were able to view what their peers were saying in response to the same questions which helped to develop ideas and thoughts that could be pushed forward to what their neighbors are thinking as well. Activity #2 was slightly more interactive. Attendees were provided blank covers to a magazine and were asked if this were the year 2040 and Diamond Bar was going to be featured on the cover of a magazine, what would it say and what would they want to highlight about Diamond Bar — what makes Diamond Bar the City that should be on the cover of a magazine? With this exercise, staff received a lot of good feedback. Many residents feel that Diamond Bar is a beautiful city that has beautiful scenery and a good history. Everyone seemed to be very proud to be a part of the City and a part of the update as well. Scenery came up over and over again as a matter of pride in living in Diamond Bar. Headlines included "Diamond Bar — The True Jewel of Los Angeles," "It's a Small Town Feel," "The Great Schools in the City of Diamond Bar" — the Single Family Living," "The Trees and The Scenery," as well as several references to the different trails that are available to residents. MARCH 29, 2017 PAGE 4 GP JOINT CC & PC MTG #2 Some of the common themes that came out of the workshop and surveys included: • Traffic vs. Development — While about 70 percent of the people who have participated in the different workshops want commercial uses and a town center so they can stop shopping in Chino Hills and instead shop in Diamond Bar, common concerns is the traffic residents are dealing with now and were not in favor of development that would impact open space. People love the open space and feel the City needs more fields. There is a lot of support for commercial uses but participants wanted to make sure that traffic impacts was something that would be taken seriously. • Aesthetics —This subject came up frequently and residents wanted to highlight how many years ago when the City was beginning to grow, homes had a different feel. There are many original homeowners living in the City that like to see their homes kept the same way. The talk about renters coming in and the upkeep associated with that is important to residents and they want to be sure that the City continues to keep that beautiful face that it has had, continue to improve shopping centers and beautify the City as a whole. • Elderly —Many commented that they would like to see senior housing, senior center availability, better public transportation and walkability which was a very important topic. They would love a pedestrian path and feel safe when they are walking. • Youth — Likewise for youth, mobility is very important, sports fields, a teen center and every opportunity people had they talked about the high quality in standards that the schools in Diamond Bar have. School districts unification also came up as part of the conversation. The five pop-up workshops included participation at the Barktober Festival on October 15, 2016; Eco Expo Recycles Day, November 12, 2016; Quail Summit Elementary Carnival, October 28, 2016; Chaparral Middle School Concert, December 14, 2016 and Diamond Bar High School Food Festival, February 1, 2017. Ms. Arias said she was extremely proud of the five pop -ups because there was a really good cross-section of people throughout City that participated, including seniors, adults, elementary and middle school and high schools. High schoolers will be living in Diamond Bar in the future and she feels the General Plan should really speak to their needs. There were approximately 300 visitors at the pop -ups and about 200 surveys were completed during those events. MARCH 29, 2017 PAGE 5 GP JOINT CC & PC MTG #2 Questions from the pop-up workshops: People are starting to see changes in the City so there were questions about what happened to the Honda dealership and what is going to happen in that area; what is going to happen at the golf course, and if Diamond Bar can have shopping opportunities similar to the Chino Hills Shoppes. They saw that Kmart is empty and wanted to know what was happening there. And, the issue of traffic along the SR57/60 freeway came up frequently. A total of 501 surveys were completed, consisting of 488 in English and 13 in Chinese, which is very good. Korean was offered as well, but there were no takers. The survey was promoted through the City's Newsletter, Social Media (Facebook, Twitter, Instragram), Pop-up Workshops, Community Workshops, Church extended outreach and the City's General Plan website. The survey consisted of 16 questions. In retrospect, it may have been a little too long but people did complete the survey. The questions were multiple choice and open-ended and everyone was given an opportunity to give feedback under an "Other" option as well. SURVEY RESULTS: Sophie Martin said the survey results were really fascinating and would really help as the process moves forward. For the open ended questions it can be a little difficult to sort through all of the complex comments that people provide. Some write quite a bit and even when people are asked to define Diamond Bar in one word they provide a paragraph. Overwhelmingly words people use to describe Diamond Bar are very positive — safe, home, peaceful, clean, community, are all great things and it is good that this starts from such a positive place of how people feel about their City. That being said, there are a few words that sneak in that are not quite as positive such as bland, congested, and boring. The survey asked what place people like most in Diamond Bar and it is incredibly telling that people are so connected to and feel so strongly about the natural features, open space, parks, trails, nature, etc. This is a real theme. The survey then asked people more specific questions about different land uses. First, what types of housing people wanted to see in Diamond Bar and the survey also gave them the opportunity to say they did not want to see any more housing. Slightly more than 50 percent of the respondents provided that answer. Of those who did want to see more housing, the survey asked "what type?" About a third of the respondents said "more single-family detached homes" but also some support for senior housing, MARCH 29, 2017 PAGE 6 GP JOINT CC & PC MTG #2 townhouses, condominiums, and apartments. The survey asked if the City were to see additional housing, where should it be built and there was not as strong of a consensus on this particular topic. There was a fairly equal spread between areas that are currently outside of the City limits but still within its planning area, potential redevelopment of other older parts of town and taking a look at some of the vacant land between Diamond Bar and Chino Hills (Tres Hermanos). The survey then asked about what types of employment and commercial uses are needed in Diamond Bar. The most popular response (over two-thirds) was restaurants, and beyond that, entertainment and family -friendly activities were the most popular responses. People were able to check multiple boxes here (up to 3) which is why the percentages add up to more than 100 percent. The survey then asked where these new commercial type uses should be located. And again, not as strong of a consensus. People had a lot of different ideas and preferences for where commercial development should be located. About a third or so talked about near the freeway exits, near the Metrolink station and around some major intersections such as Diamond Bar Boulevard and Grand Avenue which of course is where much of that development is seen at this time. Other responses people gave were potential growth areas potentially outside of the current City limits and entertaining the idea of redevelopment of the golf course. The people were asked whether they thought that Diamond Bar needed some kind of a downtown or town center and this could be interpreted however they wished. People have various ideas about what constitutes a town center or downtown. However people interpreted whether they think Diamond Bar needed a town center or downtown, about 70 percent of respondents said "yes." This same question was asked at the workshop and in fact, all of the survey questions very closely mirror the questions that went with the Post -it note activity so that it could be determined whether there were different responses from different groups of people across multiple venues. This was a question where the results of the workshop and the results on the survey were virtually identical — about 70 percent of people in both of those settings said they would like to see some kind of town center in Diamond Bar which leads to a more in-depth question about what should be located at the town center. These results mirror very closely the types of comments said on what types of commercial uses they were interested in: Restaurants, entertainment activities such as a movie theater, activities and programming for families, as well as arts and cultural activities rounded out the top four choices. If Diamond Bar does need a town center, where should it be? Again, not a strong consensus on location for these different land uses. A very slight plurality of respondents said they thought the area near Diamond Bar Boulevard and the SR57/60 (the old Kmart site) might be a good location. There were similar amounts of support for around the MARCH 29, 2017 PAGE 7 GP JOINT CC & PC MTG #2 intersection of Grand Avenue and Diamond Bar Boulevard where one might think of the City's town center currently. And just over 20 percent of people also supported the idea of reusing the golf course for that town center. Transportation was another area of discussion in which people were asked to pick which top three transportation improvements they would most like to see. This should come as no surprise that there was very strong support for improving congestion, both on City streets and on the freeways. There was also a pretty good amount of support for making it safer and easier to walk around. Safety and comfort as a pedestrian is very important. Parks, open space and recreational opportunities were the top three picks in response to what they like about the City now. There was nearly an even split between four different options: Creating new and improving existing trails; creating a new "grand" park similar to the Irvine Regional Park (a large community park with many amenities); creating new and improving existing picnic areas and playgrounds (smaller parks); and creating new and improved existing outdoor athletic fields. These are things that the General Plan can look into in more detail. People were asked directly what they thought about the golf course. Interestingly, about 30 percent of people said they would be okay with golf course being removed or relocated and being reused in some way. Almost a similar number of people said they had no opinion about the golf course. 22 percent said that it should be upgraded or renovated and another 22 percent said it should be left exactly the way it is. When asked about their feelings regarding the Tres Hermanos property, over half of the respondents said that the land should remain the way it is, about one-third said that the land might be developed to serve the City's needs and the remaining 13 percent were not sure. This is obviously a tricky subject because the City has limited control over what happens there, but it is still important to understand what people's opinions about the property are. Finally, the survey was concluded with a handful of additional open-ended questions, providing an opportunity for people to provide a little bit more detail in their own words on some of the responses they had given. People were asked what other important priorities or issues the General Plan should address and many people took the opportunity to again say that traffic was very important. Next they were asked if they would like to provide any more detail or clarification on another question or topic in response to a question asking what they would do to MARCH 29, 2017 PAGE 8 GP JOINT CC & PC MTG #2 most improve Diamond Bar over the next 20 years, again traffic emerged as a major quality of life issue. Also, many of the same topics that came up through other questions resurfaced in more detail. In the summary report that analyzes all of the survey responses, there is a very long appendix that includes every single free response to all of the survey questions. 4. EXISTING CONDITIONS REPORT SUMMARY: This is an important task for consultants because while there is value in hearing a lot of the anecdotal and personal experience people have from living in the community, it is also important to get a thorough understanding of the data regarding the existing conditions i.e. what is actually on the ground, before beginning to plan for the future. There are a lot of topics to cover and the planners decided to split this research into three different volumes: The first takes a look at Land Use, Community Character & Design and Traffic and Transportation. The second focuses on Economic, Market and Fiscal conditions and the third volume focuses on our Environmental Resources and Constraints, as well as Public Facilities, Services and Utilities. The first volume focuses a lot of what planners think of as the bread and butter of planning — how land is currently being used, what the existing General Plan says, what types of land use designations, zoning districts it has, what development proposals are coming along and, the urban design characteristics of the City. How does it look and feel in its built form today and where are opportunities for future land uses as Diamond Bar looks to the future. As part of that a handful of places were identified where there is some opportunity for land use change, evolution, or transformation over time. Keeping in mind what the planners had heard from people about that interest in seeing some kind of a town center, they looked at where realistically, something like that could be developed. Ms. Martin again emphasized that this is a long-range plan, a long-range policy document that articulates a vision for a 20 -year timeframe. There are no specific development proposals associated with this plan. Nobody is coming in and developing any one of these sites tomorrow as part of this process — it is about visioning and it is about thinking long-term. In looking at these sites there was some spatial analysis done to get a better sense of how they are currently developed and what their prospects might be for the future — how likely are they to change and evolve over time, and if they do change, how could they best meet the community's needs. Diamond Bar does not really have a traditional downtown and if the community decides this is something that this plan should pursue or look into if it is a high MARCH 29, 2017 PAGE 9 GP JOINT CC & PC MTG #2 priority, there are a lot of opportunity areas that can be looked at more closely. What that looks like and what form it takes is going to be something that needs to be studied closely and include a lot of options which will be an area of focus for the next phase. The City really does have potential to offer residents more options for local shopping, entertainment, dining and so on. The next section focused on Circulation and Mobility and traffic, level of service, and congestion, etc. which were studied in a holistic manner, as well as other aspects of the transportation system including goods movement, general transportation system performance, public transit and how easy it is to walk and bike around. And, regional traffic and the congestion that it produces on the freeways, as well as on the City's streets is a really significant problem. However, the City's ability to actually influence and control traffic that is a result of regional growth patterns is very limited, and will be a real challenge for this plan while looking at how the City can position itself to alleviate some of those impacts on residents while still making sure that regional traffic is able to move through the entire system. There may be some opportunities to alleviate congestion by strengthening some alternative modes of travel, by looking at traffic calming strategies to improve safety and discourage cut -through traffic and also to keep abreast of the future transportation projects that are occurring through Caltrans in other jurisdictions that will have impacts on the highways and roadways. The second volume focused on Economics, Market Conditions and various Fiscal topics. This is an exercise that begins to take a look at long-term planning for different uses, such as how many new residential units and new square footage of various non-residential uses, is the City likely to see demand for over time. Even if the City continues to grow at a relatively slow pace, there will be demand for these various uses. This is a combination of taking a look at socioeconomic trends and projections, as well as capacity of the City to support new uses over time. Planners looked at the City's current fiscal conditions to understand where its sources of revenue are coming from at this time. The City gets a pretty large percentage of discretionary revenue from property taxes and sales taxes, and while it has enjoyed a surplus in recent years, it is still subject to the fluctuations of the regional and national economy as a whole. So taking a look at what land uses mean for the City's fiscal bottom line is an important part of the next phase of analysis. The City needs to look forward to some new development opportunities in order to maintain that long-term fiscal sustainability, to have a balanced mix of uses to support services that contribute so much to the City's quality of life. Another key MARCH 29, 2017 PAGE 10 GP JOINT CC & PC MTG #2 finding that supports what is being discussed is that Diamond Bar does currently experience some pretty significant leakage in retail sales to other jurisdictions. And looking for ways that the City can capture where people that live here are spending their retail dollars — to have them spend locally, will really position the City more positively. The third volume focused on various environmental topics, as well as Public Facilities & Services. This covers the whole range of topics from Air Quality, Greenhouse Gases, Biological Resources, Plants and Animals, Hydrology, Fire Hazards and other types of hazards, as well as Noise. The issues that Diamond Bar faces from an environmental standpoint are not unique. They are shared by other communities nearby and by many communities throughout southern California and the State as a whole. Generally in this area, issues pertaining to air quality, wildfire hazards and water resources are the most pertinent and every one of those has the potential to be further exacerbated by a change in climate. For public facilities, planners looked at parks, trails, recreational opportunities, schools, public safety and utilities that are supplied to residences and businesses. What has emerged from this research is that while residents so value the parks, the open space, the recreational amenities that they have, the City is actually pretty under- served from both a total acreage perspective, as well as an access perspective. This looks not just at the total amount of parks acreage as a ratio to the population, but also how easy it is to get there and these areas around the parks show five and 10 minute walking distances. And there are a lot of residential areas that are not covered by these zones. There are a lot of neighborhoods where individuals are not within a 10 -minute walk of a park. And while people can certainly drive there, being able to take a family to a park in their neighborhood is something people really value. So, the total amount and access of established parkland is currently not meeting the City's standard for meeting the needs of the resident population. Along with the park space, there was a lot of interest in seeing more facilities for more community groups — youth, teens, and seniors. There are a lot of great facilities in Diamond Bar that people are fighting to get access to. They are limited and they are very popular. So looking for ways to increase that will be a high priority. Schools are a tremendous asset, a pride of the community and something that brings a lot of people to and keeps them in the City. 5. REVIEW OF NEXT STEPS Ms. Martin said that the next steps in this process involve starting to move beyond the base understanding of what is currently existing and to begin planning for the future by coming up with a couple of different land use alternatives and diagrams MARCH 29, 2017 PAGE 11 " ' 601JOINt CC & PC MTG #2 that illustrate how the City might grow and change over time in response to some of these opportunities, challenges and priorities that were heard in the first phase. From all of the background research and community input, planners will come up with a few different concepts, each of which will be evaluated to understand what the impacts of those choices would be on the circulation system, the City's infrastructure, the City's fiscal bottom line and other metrics to understand the implications of the choices. Those alternatives will again be shared with the community and there will be a similar round of outreach (workshop, survey, pop- up event) to let people know their priorities were heard and accordingly, three different ways in which that could play out will be presented. The consultants will share those results with the GPAC, Planning Commission and City Council to ultimately arrive at a preferred land use plan which will form the basis of the rest of the General Plan. The General Plan has a lot of different topics (7 or so main chapters) and many people think of land use and the land use diagram being the heart of the document. Once the preferred land use plan is determined, it will serve as the basis for building the rest of the plan/policy document. The schedule is as follows: After this evening's meeting, consultants will dive into the alternatives analysis to take a close look at a few different concepts, go back out to the community to do that analysis over the course of the summer and hope to arrive at a preferred land use plan sometime in the fall. After that point, work will commence on writing the plan. 6. QUESTIONS, COMMENTS, DISCUSSION C/Tye asked how the different responses from different groups and how similar the responses were is validated. How does one assume it is not the same people providing the same information? Ms. Martin said that this was not a scientific statistical survey. It is definitely possible and probable that some people did attend multiple events; however, she believes that by holding events at different settings, the process was able to reach out to a pretty broad spectrum of the community. There was a great diversity of people who attended the workshop, but there is no way to say that it was not precisely the same 60 people showing up time and time again. C/Tye asked if locations were suggested for a town center or downtown area. There was a map showing a Metrolink station which, if the City or its representatives suggested, made no sense to him because it is not in Diamond Bar. If someone that used the Metrolink station suggested it, he would understand MARCH 29, 2017 PAGE 12 GP JOINT CC & PC MTG #2 that because they use it and perhaps are not aware that they traveled through Diamond Bar and were actually in the City of Industry. Another was the old Honda property and he does not believe there is anything that could be at the outward most edge of the City limits. Ms. Martin responded that it came from numerous sources. The consultants heard firsthand from people that were asked where something like that could be located and people brought up a lot of different topics. The discussion involved staff members and the consultants did their own analysis of places where there is potential for redevelopment. She believed there was a bit of conflation in the maps and the way in which the outreach was characterized. This looked at notjust where a potential for a town center might be but also places where there is the greatest opportunity for redevelopment of one sort or another. So while there is some overlap, they are not entirely the same thing. MPT/Low asked if the different sizes and colors of the words in the "cloud" slides was for artistic purposes or did it represent the strength of the issue being addressed. Ms. Martin said that the size of the word corresponds to how frequently it was mentioned in the survey responses. C/Lyons asked if in considering these ideas the cost came into focus or were these ideas without consideration to cost. Ms. Martin responded that generally speaking, people were encouraged to put anything and everything on the table. However, she recalls from some of the outreach (surveys and comments) that people are concerned about costs. They do not want to send the City down the path of financial ruin and they do want to know what the impacts are going to be. Consultants tried to encourage people to put out as many ideas as they wanted to at this stage in the process and that in the next stage, the process would take a much closer look at the financial implications. C/Herrera asked at what point there would be discussion of the financial viability of some of these different sites and which might be achievable? The City does not own the Metrolink or any of the buildings that might be reused for some other purpose and if that was a consideration, where would the City get the finances to accomplish that. The Diamond Bar Honda site is only four acres and what is the feasibility of looking at that site for a town center/downtown development? At what point will this process look at the different sites to determine which are more financially feasible/achievable than other site? MARCH 29, 2017 PAGE 13 GP JOINT CC & PC MTG #2 Ms. Martin responded that it is an important component of the next phase. The alternative analysis will include a Financial Feasibility Assessment of up to five different prototypical developments that could take place on these sites. When town centers and development opportunities are talked about, there is not an assumption that it would be the City itself developing these properties in these ways. These are privately held properties and there may be some sites that are City -owned. Generally speaking, this is a discussion about actions that are taken by the private sector. Since Redevelopment no longer exists, it is not an option. The General Plan, in contemplating these types of uses is taking the role of expressing a vision of how it would like development to occur in the future should people decide to redevelop land they own. As an example, the golf course would not be redeveloped by the City but should it change hands to an owner that is interested in developing it over time, the role of the General Plan is to articulate the land use parameters the City expects to see on a site like that. Again, the City would not be responsible for doing and paying for that development project. C/Herrera asked if the consultants were looking for feedback from the Council and Commission on those different sites or would that come at a future meeting. Ms. Martin said that if Councilmembers wished to provide feedback on which sites they believed to be viable, that information will be taken into consideration whenever it becomes available. Comm/Mahlke said that while reading the survey report she was struck by the inherent conflict of wanting resources, retail and availability, but not traffic which is difficult for Diamond Bar. From a curiosity standpoint, is that something the consultants see in their line of work. Secondly, will the alternative analysis attempt to figure out how those two things could happen and as this goes back out to the surveys and GPAC, will the questions be designated in a way to promote reckoning that has to be done between those two very conflicting ideas. Ms. Martin responded "definitely." The first answer is "yes" it is very common that everybody always wants the good stuff and doesn't want the bad stuff. Unfortunately, traffic is a way of life. The planners and staff will do their best to mitigate it to the greatest extent possible and try to make smart land use decisions that help alleviate traffic. One of the ways to start answering the second question, to help alleviate traffic is to start thinking about the types of trips that people are taking and what is the nature of those trips? What percentage of trips are occurring around town, running local errands, going to school, going to the grocery store? MARCH 29, 2017 PAGE 14 GP JOINT CC & PC MTG #2 What percentage of them are going straight through Diamond Bar without stopping and what percentage of them are starting in Diamond Bar and ending somewhere else or vice versa, such as a commute trip. Where there is an opportunity to start cutting down on traffic, setting aside the pass-through traffic as a different conversation, is taking a look at the mix of land uses within the City. If there is a certain percentage of trips that are occurring because people are unable to get the goods, services, recreation, entertainment, etc. here in town and they are taking car trips to Chino Hills, Brea, etc. to obtain those things and Diamond Bar can provide them with those amenities here in the City, then some of those longer trips will disappear or they may be shorter in length or rather than take multiple trips, take one trip and accomplish multiple goals at the same time. This process begins to look at some of those results reveal themselves as it looks closely at traffic modeling of some of these alternatives so that will be an interesting point of comparison to look at in the next phase. Com/Farago asked why a developer has not come to Diamond Bar to develop a site into a downtown like they have in some of the surrounding communities. What is it about Diamond Bar that has not attracted that type of development now, because one would assume that some of this would have already occurred? Ms. Martin said that was a great question and she imagines that staff may be able to speak to that to some extent more than she can; however, there are a whole host of reasons people chose to develop one place versus another. One way in which her staff can try to take a look at some of those issues is to determine how conducive the City's current land use regulations and process are for producing that type of development and would the Diamond Bar land use districts and standards even permit that type of development? They may not. Is the process one that is onerous in some way or have other cities, for example, been able to, through various means, offer some kind of incentives for those types of developments to take place. Is it a matter of available land or available parcel sizes? Diamond Bar may have parcel sizes that are not really conducive to larger developments or maybe the parcels that are appropriate for that are owned by people who are not interested in doing anything with them. If older shopping centers have been around for a time and the property owners are perfectly happy with their revenue stream they have no incentive to change that up and why bother. A lot of what this is about is whether the City really wants to see some kind of change and it may involve taking steps to make it worth the property owner's while to change what they have in place. She would say that probably that inertia above anything else can be very difficult to overcome. MARCH 29, 2017 PAGE 15 GP JOINT CC & PC MTG #2 Com/Farago asked if generating that inertia was part of this plan/exercise. Ms. Martin said that property owners may see an update to a General Plan as a sign from a City that they may be interested in working with the property owner on something like that. Cities whose General Plans, Zoning or Development Standards have been in place for a long time and haven't really produced anything different and don't really indicate any great vision or initiative on the City's part, there is nothing that will make a property owner look at that and say, "all right, I'm ready to play ball." Whereas, often a process like this can serve as a catalyst for getting people to think about what opportunities might be in play that they had not previously considered. Chair/Wolfe said that once he got past the big T -word (traffic) on the cloud site, some of the other words and thoughts that concerned him were "boring and bland" which he feels is why there is a conversation about community identity. Three of the examples that were suggested as possible things to aspire toward are Claremont, Monrovia and Brea and all of those communities had a historical downtown upon which they built up into something that many communities now look to as something they wished they could have. It is one thing this community has never really had. This is a much younger community and really, Diamond Bar's example is Chino Hills. But he believes the competition that Chino Hills has built will make it much more difficult for Diamond Bar to do something akin to that. So he wonders if there are other communities for which the team has worked on General Plan updates that are in a similar scenario to Diamond Bar where there are external pressures that might dictate having to look in a different direction. Diamond Bar will not be Claremont or have a downtown Claremont for a number of reasons, but primarily because the City does not have that "historic" center of town. It won't be Brea for the same reason and it won't be Monrovia, Pasadena, etc. Chino Hills has built a fantastic vibrant city community center with lots of shops, lots of restaurants, lots of opportunities for people to be outside and enjoy themselves and it is just down the road from us and easily accessible from this community. He thinks Diamond Bar would be hard pressed to replicate something like that which in his mind is what the City would have to be looking to do to create a community center. Certainly, we could try to build something that is slightly different but he does not know what that would be and he is wondering if in her experience doing this work in other communities that other cities have this same problem. Majestic Realty is going to build a bunch of stuff just to the west of the City on Grand Avenue which is going to further erode Diamond Bar's ability to attract the kinds of restaurants that some of the respondents were concerned MARCH 29, 2017 PAGE 16 GP JOINT CC & PC MTG #2 about, whether it is high-end restaurants or a number of restaurants and some of the other activities. What have other communities done to create their own community identity and if they merely replicate what is being done east and west of a community, any such effort will likely fail. Ms. Martin said that no City exists in a vacuum. Even when she and her colleagues do work for cities that are a little bit more geographically isolated, they are always subject to outside pressures. More often than not, she and her colleagues work in communities that have very close neighbors. Here in the LA area and in the Bay area, San Francisco Peninsula and in the East Bay, it is city after city after city. They are all in a row and they cannot help what their neighbor does. The best they can do is be aware of it and react to it. It is very common. Ultimately, the market is really the primary determinant of what can happen and how many retail spaces a region can support. The region as a whole is continuing to grow, not just Diamond Bar but the whole of LA County and neighboring counties. There will always be some additional demand for these types of things generated purely by population growth. Beyond that, what is really challenging for cities is that economic development strategy and identifying what it is that is going to set the City apart and what the City is going to try to foster and brand and create that is different. If the neighbor to the west starts putting in big big -box stores, sure, that will take some of the market for some of those big uses for sure. What she believes is critical for Diamond Bar to consider getting to the Chino Hills example, is creating some kind of a space, should the City decide it wants to pursue, that is not just a collection of places for people to spend money, but a place where people actually want to spend time. That is really the critical element. When she said this City is not really going to be a master developer, she also said that the City will still play a large role in shaping what that place looks like and also shaping what the public realm looks and feels like. Having some role in how the streets are designed, how walkable the area is, if there is a community center integrated into part of that, if there is some kind of connection to the trails system. There is definitely a partnership there and she believes the challenge is to come up with what that identity is to make something really'unique so that people will really want to stay here in town for or perhaps even attract people from Chino Hills to come to and to try and carve out that market niche and do it in a way that can be supported by the economy and market forces at large. It is not easy, but lots of cities that are next to each other have town centers that are right next to each other. Chair/Wolfe said that part of the commentary was the lack/discontinuity for walking and cycling trails and he believes that for a community like this with its topography which is very similar to certain areas in the Bay area, in his mind, this City is built of many separate communities and he thinks the important thing for Diamond Bar MARCH 29, 2017 PAGE 17 GP JOINT CC & PC MTG #2 as it looks to the future is not necessarily creating connectivity on the major thoroughfares and connecting bike routes on Grand Avenue so that people can travel through the region, it is more making sure that children can walk to and from school within their respective communities, that they can walk to and from their park areas, which in most of the communities are possible, but less, in his mind, a focus on creating this mass network of cycling and walking trails that threads throughout the City and connects to neighboring cities. He is just not sure that this community is that focused on that type of connectivity with the type of topography it has. MPT/Low asked if at some point demographics will be available to the study to compare demographics and economics that have been garnered during this phase. Ms. Martin responded that the second volume of the background report includes a lot of demographics, both of Diamond Bar and of some of its neighboring communities and when it comes to land use projections of how much growth it can support demographics and economics will play a role in that they will be able to equate acreage planned for single family homes to a certain number of people who would reside in those homes. M/Lin said that in any type of plan and studies that involve the public, when the study is concluded many say they were not aware of things and when a plan is formulated they may say it is not what they want. He is concerned that when a vocal minority comes to a meeting to voice their opinions, the silent majority does not have a say. Before the preferred plan is put on paper, will there be another round of a more comprehensive public input process such as a website or online survey where people can respond. Ms. Martin responded that a website exists and the survey was online. They continue to shape the outreach process based on what was successful and what was not successful from the first phase. The good news is that the list of people who have expressed interest in this process is growing. Whenever anyone comes to any of the events or logs onto the website and puts in their email address, etc. they become part of the mailing list and will receive notifications of every meeting, online survey, etc. There will be another complete round of public outreach during the next phase that will be multi -pronged. It will have both an in-person component, as well as an online component. They will be going to some of the same types of events that were mentioned before. They often find that the trouble with workshops is that it asks people to go to yet another "thing" that is not on their schedule. And so the advantage of going to an event that is already occurring is that people are already there and they do not have to attend a separate event. MARCH 29, 2017 PAGE 18 GP JOINT CC & PC MTG #2 They have done mailers, advertised in various City publications and staff has been great at publicizing things and the Public Information team has a lot of really great ideas for how these things can be disseminated. The team is always open to suggestions from you and anyone in the community of how the team could better reach out. M/Lin asked if the GPAC members' input reflected on the results of these events. Ms. Martin responded that all of the meeting notes from the GPAC meetings are typed up separately so that anyone can see what members specifically had to say. She knows that there were a number of GPAC members who attended the workshop as observers rather than participating. Whether or not they responded to the survey, she cannot say. M/Lin said that Diamond Bar had a very successful redevelopment trend over the last couple of years. The Country Hills Town Center was a blighted retail location and a developer turned that around to be one of the more popular community centers. Based on the county statistics for 2016, the average per -family income was $118,000 which is higher than Beverly Hills which was $78,000. He believes there is money to be spent in Diamond Bar and what is needed is to find out what suits the residents as far as businesses and activities. C/Lyons asked if responses were from residents only or if there were responses from people who live in other communities. Yesenia Arias said that while she could not speak to other venues, the first question asked at pop-up events was whether they were residents. Events at the schools involved residents. C/Lyons said that the team might want to consider being a part of the Concerts in the Park events because many people attend those events. However, there are non-residents who attend as well so the team would want to be careful to determine residency. C/Tye felt the more immediate event was the City's Birthday Party which would afford a great outreach opportunity. Chair/Wolfe said that one of his colleagues informed him that the response rate is only about 8/10ths of one percent and to put that in context, LA County spent about $19 million for its last election at the beginning of this month and they had over 11 percent response which is dismal. While there is a lot of data in front of the Council and Commission he really thinks that what the City is trying to do is to look to what MARCH 29, 2017 PAGE 19 GP JOINT CC�& PC MTG #2 the future of this community should be and he thinks that not even having one percent of the population respond is inadequate at best and he does not believe it is a data sample set size the City should accept as the basis for moving forward. In short, he believes everyone needs to figure out some strategies for getting out into the community and being more proactive. This is a tough bedroom community and everybody is coming home after a long day of commuting and they really do not want to be bothered. But he believes it is a mistake to say well, this is the level of response the City can secure so we're going to move forward. Something different has to be figured out before the City can be done and he does not know the answer. In his daily job he works with Arellano and Associates on other things and they have a similar problem as M/Lin pointed out his firm has. It is very difficult, but he believes this is very critical to the future success of this community so that hopefully, our children will want to live in this community that we can't say "that's good enough." C/Herrera opined that this is quite a document with lots of information. She highlighted that people did not want the City to be harmed — they want fiscal sustainability and yet, they want ballfields, they want a senior center of their own, they want a youth center for teens, they want senior housing. We, the City, would like a hotel for fiscal sustainability and she believed a hotel on a 4 -acre site would not be feasible or realistic in the future. However, if we look at a piece of land where a lot of these things can be achieved, that is the golf course. If there was a specific plan that included senior housing, walking trails, a small senior center adjacent to the senior housing, on the other side of Grand Avenue convert the club house into a Youth Center, put some ballfields in that area and leave the space closest to the homes a nine -hole golf course (mini-course/executive course) and a hotel. Restaurants would love to be in that location and visible from the freeway. There is a huge development going in on Grand Avenue but it will be hidden and not visible from the freeway. Businesses love visibility — they want to be seen from the freeway and have people leave' the freeway to visit their businesses. The Diamond Bar Golf Course is going to be minimized when the SR57/60 Confluence becomes a reality because the project will take land away from the golf course. She does not know what the process would be to look at what is really realistic, feasible and viable and conversely, there could perhaps be a golf course on Tres Hermanos. Ms. Martin said that this type of analysis is exactly what the planners hope to get into in the next phase. And again, while it is a General Plan and not a Specific Plan, should the community decide that it is interested in repurposing the golf course in that way she believes a Specific Plan would be the appropriate tool and the role of the General Plan would be to specify what the Specific Plan would then need to include and could include some of those uses C/Herrera mentioned. MARCH 29, 2017 PAGE 20 GP JOINT CC & PC MTG #2 M/Lin asked if the consultants would be presenting a single plan or if there would be a selection of plans. Ms. Martin explained that the alternatives analysis will look at three different scenarios. Ultimately, when this process gets to the preferred plan there will necessarily be a range of buildout that is possible according to that particular land use plan purely because, for every site land use designations are applied and typically, there is a range of development intensity that could occur i.e. single family 2-7 units per acre, and on non-residential sites FAR so there could be a real variety depending on the intensity of what occurs on any given site. They typically try to arrive at something that represents a reasonable mid -point for purposes of analysis and they will look at more of that range when this process gets to the EIR and are doing the analysis there, both on the preferred plan and on EIR alternatives. 7. PUBLIC COMMENTS: Lew Herndon stated that he has been a Parks and Recreation Commission for more than 10 years and for decades prior to that Diamond Bar has had a shortage of youth sports fields. The 2011 Parks Master Plan acknowledged the shortage of parks and sports fields. Tonight the documents before the Council and Commission further acknowledge the shortage of parks and sports fields. Why is this important? About three years ago The Daily Bulletin exposed that less than one in three of students in WVUSD and PUSD can pass the basic California physical fitness test. A follow up article stated that the problem was not improving, but getting worse and child diabetes, obesity and related illnesses were on the upswing. In his opinion, Diamond Bar needs to offer its children an incentive to play outdoor sports by providing them with sufficient lighted and up-to-date youth sports fields. He suggested that the planners talk to the youth sports board of directors who represent thousands of families in the City. Lee Paulson said the 1995 General Plan's stated goal is to "maintain the rural setting of the community through the retention and maintenance of extensive amounts of natural open space and hillside vegetation" and under the Land Use policies stated "design new subdivisions to minimize their impact on community character, surrounding neighborhoods and natural features." He realized that the southern part of Diamond Bar's Sphere of Influence in LA County is a significant ecological area #15 and LA County has specific language in their goals and policies for open space that says "prioritize open space acquisitions for available land that contain unique ecological features, streams, watersheds, habitat types, and/or offer linkages that enhance wildlife movements and genetic diversity.". That area of the Boy Scout Ranch and the southern portion is one of the most ecologically diverse areas in the entire country and he would like to see the MARCH 29, 2017 PAGE 21 GP JOINT CC & PC MTG #2 language which prioritizes those significant ecological areas placed into the updated Diamond Bar General Plan which offers a link between the pieces of Tres Hermanos and would allow the City to determine to a significant degree what happens in Tres Hermanos. Secondly, he understood that Diamond Bar allows developers to pay a mitigation fee for cutting down ecologically valuable trees and to reduce the amount of parkland in their developments but he was also told that that money goes into the General Fund for additional parks which he has not seen happen. He felt any mitigation fees should be required to create those things someplace else (replacement of trees or building of new parks). His understanding is that the Planning Commission is talking about passing an ordinance that any request to build a granny flat does not need an environmental review. Jim Gallagher said he and his wife moved to Chino Hills in 1993 and at that time they were excited to be part of a new city and participated in its General Plan. Residents were proud of the fact that when their city was developed that foremost in the General Plan was the vision of an open space and a rural -like atmosphere. As a result, Chino Hills enjoys 3,000 acres of community -owned open space that is visible throughout the community, 39 miles of trails and 50 parks with a good economic base that sustains the community. He urged the City Council, Planning Commission and consultants to try to figure out how to work that formula into Diamond Bar's General Plan amendment to prevent urban sprawl. He is present tonight to express his concern about Tres Hermanos and believes Chino Hills and Diamond Bar should keep Tres Hermanos as open space. It is part of a natural watershed and part of the missing middle of the wildlife corridor that goes from the Cleveland National Forest to Puente Hills. He envisions open space revenue sharing, a conservation easement or tax -based sharing between the two communities. M/Lin said by the way, a large part of the traffic problem in Diamond Bar is caused by the Chino Hills traffic. Robin Smith spoke about the Existing Conditions report and what she felt were its flaws and inconsistencies in the Biological Resources section. She summarized a document she provided to the Council and Commission. The map is incorrect on many levels. It is not a true representation of field surveys and it affects the health and well-being of the community, especially now when it is critical that any plan the City creates to mitigate the greenhouse gas emissions which the City is bound to do, if this opportunity of how the City can capitalize and partake of its natural resources, it will result in a huge loss. The City enjoys natural aquifers, clean groundwater, and natural settings of trees on hills and in valleys that serve to clean the water and the air, which is a unique environmental situation to Diamond Bar. MARCH 29, 2017 PAGE 22 GP JOINT CC & PC MTG #2 She wants tangible answers to her questions to learn what a corrective scenario would be on any subject in the Existing Conditions report because this report will change the baseline upon which all other work is based. For purposes of transparency and to inform the public, she would like the minutes of the GPAC meeting posted on the website two weeks after the event and not months after. Allen Wilson said that the survey said that people wanted more business but no more traffic and he believes to have a more healthy community there should be the opportunity for "walk and shop" days for Diamond Bar. Residents need to use their purchasing power. Before asking more businesses to come into Diamond Bar this process needs to look at the fact that many main street businesses have closed and more are closing every day. It is true this is a bedroom community, not a historical community. He lives within walking distance of the golf course and if that property is developed, it will impact his community. Residents want more walking areas and the bigger challenge is the topography. June Harris said she did not receive the survey and never saw a pop-up. Her kids do not go to DBHS. Is there a better way to reach out to get more people in the community to participate? None of her neighbors knew about it. She knew about the planning because she looks at the website on occasion. Bob Belker, a 30 -year resident, said he was very involved with the business community when the City was first incorporated. He has 25 years of helping nurture new business everywhere but Diamond Bar which is why he ran for Council and will run again. Something he heard that got him excited was the debate about the sampling and where the data came from. But when those who come from out of town are criticized that if this City is going to be built it should be thought of as a "destination" and if there are people responding to queries and are from out of town, seize that opportunity and find out why they are here. That is what Diamond Bar needs to build on. Paul Diebold, Wagon Trail Road, was a commuter and is now semi -retired and wanted to observe this process and become more involved in it. He gathers from the conversation this evening that there is a significant interest in establishing or improving on the unique identity of Diamond Bar or creating a "sense of place" and creating an identity for the community. One theme that seems to run through the comments this evening is the extent to which we have preserved natural resources and in that arena, the City has what might be referred to as a comparative advantage in natural resources that may be somewhat unique in terms of the region. Brea went the road of creating a downtown with theaters and associated retail uses. Chino Hills did something similar and they have plans to include residential. He believes Diamond Bar could look at the potential to build on MARCH 29, 2017 PAGE 23 GP JOINT CC & PC MTG #2 Diamond Bar's natural resources as some sort of an "eco" community by looking to the future economy and what will happen 20 years from now. He believes there will be an even greater emphasis on environmental quality, health and well-being within the community and a lot of commercial activity in that sector that would sustain the community economically and environmentally. Another item has been what is around the City and he briefly looked at the slide presentations and all of the maps end at the boundaries of Diamond Bar. He believes the alternatives process should take into account and inform Diamond Bar residents as to what those adjacent land use and plans are in Industry and the south boundary of the City. Robert Manford, a 13 -year resident and a city planner. Diamond Bar's topography does not lend itself to a unified planning model, it is more to quality -centric or customer -centric. It would be good to look at sub -areas so that each sub -area can plan accordingly. Someone indicated that seems to be a conflict between adding business which would create additional traffic problems and he believes using systematic route strategies would be helpful to revitalization strategies. Another questioned why there are no developers interested in Diamond Bar? He believes public-private partnerships would be good and it would be good as part of the public outreach for the City to invite developers to come and look at Diamond Bar and the City needs to decide what it can do that would be helpful to the businesses. Mario Salas saw the notice for tonight's meeting in The Windmill. He knows there will be construction in the area of the SR57/60 and wanted to know if that would include the SR57 to the SR60 east. He agrees with a previous speaker that Tres Hermanos should remain intact while allowing for the community to participate in that area with minimal to no development distress to the environment. He believes the City can have businesses without additional traffic impacts. He believes most of the City's traffic problems have to do with pass-through traffic. If business is increased, it may increase the amount of traffic to a slight degree but it is not a big deal. Fighting pass-through traffic to get from home to the freeway is a problem. John Verdugo has children at Quail Summit, Chaparral and DBHS and is very aware of the traffic and other communities coming into the City's fields and Diamond Bar youth going out to other fields. He agreed with Mr. Herndon about field use and field allocations and what that will be in the future. He is on the board of Diamond Bar Go Softball (field manager) who is on the fields all of the time and his thought is that the fields and parking could be redesigned and buildings could be moved it would greatly enhance the sport fields. Because this is a good community and the fields are much better than fields in other cities the youth like to stay here and it will attract more youth from outside the City who want to be a part of the Diamond Bar leagues and the school districts. In his opinion, growth fj 1 MARCH 29, 2017 PAGE 24 GP JOINT CC & PC MTG #2 for Diamond Bar should be geared more toward families, family events such as Concerts in the Park and parks and recreation activities and the hills should be preserved. Peggy Jackson, a 40 -year resident, moved to Diamond Bar because the theme was "Diamond Bar Country Living" and it really was a beautiful town. She has seen it grow but as a previous speaker said, the thing that stood out to her from the presentation was that the City was boring and bland and in her words, ugly. The City has grown to not have the beauty the City used to have and she wanted to know if there were CC&R's for commercial properties in the City because she believed that if the look of the commercial properties were improved and especially if the Planning Commission and the people who have given this presentation will concentrate more on the look of an environment and atmosphere can be created thaTwill make people feel like she felt when she first moved to the City. RESPONSE TO PUBLIC COMMENTS: CDD/Gubman responded to comments critical of the public outreach efforts that in coordination with the City's Public Information department, staff has identified several venues to advertise the various outreach efforts to encourage participation in the General Plan Update process which has included sending out individual mailers to all residents for the first and only workshop to date. The information is on the City's website and pop-up events where signage and other handout information has been provided to inform the community about the website where they can register and receive updates. Every month in the DBConnection City Newsletter there is a small article that features the General Plan Update process. The City also uses its various social media tools which require community members to be registered. Staff and planners continue to work with Public Information staff to identify other opportunities and if there are specific segments of the community that are not being reached staff will look into the possibility of other outlets where the net can be widened to alert folks to all of the various activities that are part of the General Plan Update process. Chair/Wolfe reiterated that it would be incorrect for this process to proceed with such a small respondent list from the City. Everybody goes to the grocery store and the Girl Scouts are very successful in selling cookies and wondered if there were things that have not been done in the past that could be implemented to enhance the public outreach so that this process can garner a much higher percentage. In fact, he would argue that even 10 percent is not satisfactory for what the City is trying to accomplish but he would be happier with 10 percent than less than one percent. MARCH 29, 2017 PAGE 25 GP JOINT CC & PC MTG #2 Com/Mahlke looked through the Diamond Bar Facebook page and found no mention of tonight's meeting within the last week. She knows that it is difficult and that the City cannot make people like the City's Facebook page, but the reality is that as people scroll Diamond Bar is not being seen. There are less than 3,000 people that "like" the City's Facebook page which is a very small amount of people considering how many people likely are on Facebook. Perhaps Facebook needs to be approached with a different idea as well and perhaps by increasing input in terms of social networking and technology, it will provide a different cross-section as well which is vital input. Tomorrow night is the State of the City address and there is always a great video and fun things and why aren't we doing that for this? Make people want to be involved. She doesn't know what the answer is but if it is not being put on the City's Facebook page Diamond Bar is missing opportunities. Ms. Arias said that in her experience in working with different cities on projects like this, bluntly speaking, General Plans are not sexy and there is not a lot of inertia at the beginning. But what she has found is that once the City establishes an "identity" for the project people begin to get involved and people are given the opportunity to provide feedback. Some of those ideas are reflected in the alternatives that are presented during phase 2. The number of respondents goes up. The number of people that are interested goes up. The discussions get a little healthier and meatier as the project moves forward. She is sorry that the Commissioners are discouraged by the numbers, but when she and her team are out in the community asking for people to complete a 16 -question survey, there is usually only one person in the household who will complete the survey. She believes that the comprehensive program the consultants have put together has a traditional base and it has a social media base and there are a lot of constituents that prefer to get their information in hardcover in the mail because they want to read it. There are some individuals who would rather have the survey available online. She has taken copious notes and the City did a really good job of putting signs up three weeks prior to the workshops so that people could have an idea of what was coming and how they could participate. She offered that this could be expanded to make sure to use Facebook more often because so many things come up on Facebook and Twitter so fast that people scroll to the latest news. She understands there is room for improvement, but she does not want anyone to be discouraged because she believes Phase 2 will spark more interest and be a little more entertaining. She is telling her neighbors about it and hopes that everyone here does the same. C/Tye asked how many surveys were taken, started to be filled out and did not get turned in or was every survey that was picked up returned completed? MARCH 29, 2017 PAGE 26 GP JOINT CC & PC MTG #2 Ms. Arias said that during the pop -ups, iPads were available and if people were provided an iPad they completed the survey onsite. The surveys that were handed out were usually taken home. None were returned to her. She was told by people who took hard copies that they needed to take them home and formulate their ideas and that they would complete the survey online and return it to the City. She does not know how many people actually did that but she felt that regardless of whether they returned the survey that person was made aware of the project and what was coming. C/Tye asked because he felt 16 questions is a bit onerous and it might lose people's attention after 8 questions. Ms. Arias said she received that feedback which was constructive criticism they received from the community that perhaps the survey was too long. Phase 2 includes another survey that is slightly more interactive (scenarios, trade-offs, priorities, costs, etc.) so they can select one priority over another, for example. It is more entertaining and dynamic over a Q&A situation which she hopes will result in more engagement and feedback. NEXT STEPS IN THE PROCESS: CDD/Gubman stated that from this point the next step is to embark on Phase 2 and there has been some groundwork done on that. There will be no joint meetings or GPAC meetings while staff and the consultants begin crafting the Alternatives Plan. This will not go into granular detail but will be in draft form and somewhat nebulous but detailed enough so that it can be presented to the GPAC and community to begin having some iterative feedback to better define the plan and make sure that as this process moves from a more bubbled diagram graphics to more specific graphic information that it will be done in an interactive way. It will probably be a couple of months before the next GPAC meeting which does not mean that things have come to a standstill. There is a lot of data and feedback to work with which will be the basis for the next phase. Staff will continue to provide monthly updates in the DBConnection newsletter and will be re-evaluating other venues to keep the General Plan Update process in the public eye so that when the next round of public meetings is announced it will not come as a complete surprise. M/Lin said he sensed that the outreach process needed to be modified and he suggested that staff and the consultants could work toward a modified framework and present it to the Planning Commission and City Council so that the Council Members and Commissioners know what the next phase of outreach activity will be. MARCH 29, 2017 PAGE 27 GP JOINT CC & PC MTG #2 CDD/Gubman responded that there is an outreach program that was mapped out at the beginning of this process and there has been discussion about what has worked and what has not worked so that the focus can be on those outlets that generate more response. Staff can provide the Councilmembers and Commissioners with the amended or updated or enhanced outreach program. ADJOURNMENT: With no further business before the joint session, M/Lin adjourned the General Plan Update Joint Meeting No. 2 at 8:41 p.m. The foregoing minutes are hereby approved this 9th day of May, 2017. Respectfully Submitted, Greg Gubman Community Development Director Raymond Wolfe Planning Commission Chairman Respectfully Submitted, Tommye Cribbins, City Clerk Jimmy Lin, Mayor MINUTES OF THE CITY OF DIAMOND BRltN MEETING OF THE PLANNING COMMISSION« APRIL 25, 2017 CALL TO ORDER: Chair/Wolfe called the meeting to order at 7:05 p.m. in the Windmill Room, 21810 Copley Drive, Diamond Bar, CA 91765. PLEDGE OF ALLEGIANCE: 1. ROLL CALL: C/Farago led the Pledge of Allegiance. Present: Commissioners Naila Barlas, Frank Farago, Jennifer "Fred" Mahlke, Vice Chair Ken Mok, and Chair Raymond Wolfe Also present: Greg Gubman, Community Development Director; James Eggart, Assistant City Attorney; Grace Lee, Senior Planner; Mayuko Nakajima, Associate Planner; and Stella Marquez, Administrative Coordinator. 2. MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS: None Offered 3. APPROVAL OF AGENDA: Chair/Wolfe asked that the meeting be re -ordered to have Item 7.1 be the last item heard tonight with 7.2 and 7.3 to be heard as the first and second items, respectively. 4. CONSENT CALENDAR: 4.1 Minutes of the Regular Meeting of March 28, 2017: C/Mahlke moved, VC/Mok seconded, to approve the Minutes of the Regular Meeting of March 28, 2017, as presented. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Barlas, Farago, Mahlke VC/Mok, NOES: ABSENT: 5. OLD BUSINESS: 6. NEW BUSINESS: COMMISSIONERS: COMMISSIONERS: 7. PUBLIC HEARING(S): None None Chair/Wolfe None None 7.2 Development Review No. PL2016-221 — Under the authority of Diamond Bar Municipal Code Section 22.48, the applicant requested development review approval to construct a 1,246 square foot addition and a 438 square foot attached _ r APRIL 25, 2017 PAGE 2 PLANNING COMMISSION balcony and patio area to an existing 2,104 single family residence on a 0.2 gross acre (9,239 gross square foot) lot. The subject property is zoned Low Residential (RL) with an underlying General Plan land use designation of Low Residential PROJECT ADDRESS PROPERTY OWNER/ APPLICANT: 3543 Hawkwood Road Diamond Bar, CA 91765 Anil Luthra 3543 Hawkwood Road Diamond Bar, CA 91765 AP/Nakajima presented staff's report and recommended Planning Commission approval of Development Review No. PL2016-221, based on the Findings of Fact, and subject to the conditions of approval as listed within the resolution. Chair/Wolfe opened the public hearing. Anil Luthra said he has lived in Diamond Bar since 1985 and is the original owner of the property which was purchased in March 1985. He thanked AP/Nakajima for working with him so cooperatively and constructively through this process. In proceeding with this remodel, he had three objectives: 1) to accommodate his older sister in living somewhat independently and yet remain with the family so that they can look after each other; 2) he is retired and wanted to develop the home to feel like a resort so that he could enjoy the peace and quiet and, 3) provide a bedroom on the first floor to accommodate older family members when they visit. Chair/Wolfe closed the public hearing. C/Barlas moved, VC/Mok seconded, to approve Development Review No. PL2016-221, based on the Findings of Fact, and subject to the conditions of approval as listed within the resolution. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Barlas, Farago, Mahlke VC/Mok, Chair/Wolfe NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None 7.3 Development Review No. PL2016-174 — Under the authority of Diamond Bar Municipal Code Section 22.48, the applicant and property owner requested Development Review approval to construct a new 12,978 square foot single family residence on a 1.39 gross acre (60,548 gross square foot) lot. The subject property is zoned Rural Residential (RR) with an underlying General Plan land use designation of Rural Residential. APRIL 25, 2017 PAGE 3 PLANNING COMMISSION PROJECT ADDRESS PROPERTY OWNER: 2133 Derringer Lane Diamond Bar, CA 91765 Sumermal Vardhan 2127 Derringer Lane Diamond Bar, CA 91765 APPLICANT: Pete Volbeda 180 N. Benson Avenue #D Upland, CA 91786 AP/Nakajima presented staff's report and recommended Planning Commission approval of Development Review No. PL2016-174, based on the Findings of Fact, and subject to the conditions of approval as listed within the resolution. Chair/Wolfe opened the public hearing. Pete Volbeda, Architect, said he appreciated staff's assistance in getting the project to this stage. He designed the houses on either side of the project and with this project, he worked the design to be compatible with the style of the contiguous homes. VC/Mok commented that he noticed the similar Mediterranean design and wondered if all three were designed by the same architect and said that all three were gorgeous homes. Chair/Wolfe closed the public hearing. C/Farago moved, C/Mahlke seconded, to approve Development Review No. PL2016-174, based on the Findings of Fact, and subject to the conditions of approval as listed within the resolution. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Barlas, Farago, Mahlke VC/Mok, ChairA/Volfe NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None 7.1 Time Extension — Planning Case No. PL2016-221 — Under the authority of Diamond Bar Municipal Code Sections 21.20.150 and 22.66.050, the applicant requested a one-year time extension for Tentative Tract Map No. 54081, a 16 -lot residential subdivision on 12.9 acres, located at the southern terminus of Crooked Creek Drive, east of the SR57 Freeway, Brea Canyon Road and Brea Canyon flood control channel and north of the City's southern boundary (Los Angeles County Assessor's Parcel Number 8714-028-003). The City Council initially approved the project on February 20, 2007. The state legislature passed four j hi t= APRIL 25, 2017 PAGE 4 PLANNING COMMISSION bills: SB 1185, AB 333, AB 208, and AB 116, which automatically extended the duration of the approval period for all tentative maps that were set to expire. The duration of the combined time extensions granted by all four Senate bills set the expiration date of this tentative map to February 20, 2017. PROJECT ADDRESS: Southern terminus of Crooked Creek Drive, east of the SR57 Freeway, Brea Canyon Road and Brea Canyon flood control channel and north of the City's southern boundary (APN 8714-028-003) Diamond Bar, CA 91765 PROPERTY OWNER/ Cathay View Development, LLC APPLICANT: 411 E. Huntington Drive, Suite 312 Arcadia, CA 91006 AP/Nakajima presented staff's report. Chair/Wolfe asked AP/Nakajima to read aloud the proposed condition of approval for the extension of time request regarding Mitigation Measure No. 6 of the Mitigated Negative Declaration. AP/Nakajima responded as follows: At the time of approval of the Map Extension, grading activities on the project site have not commenced. In such an event, Mitigation Measure No. 6 for the project requires the applicant to perform a new Biological Survey to reassess the presence or absence of protected biological resources on and adjacent to the site. This condition clarifies that the intent of Mitigation Measure No. 6 is that if the survey finds that such protected biological resources are present, that additional environmental analysis will need to be conducted. This clarification does not pre- suppose the type of environmental document that will be required, which determination shall be made based on the survey and the possible impacts at the time the survey is completed." AP/Nakajima said that staff received several comments from the public and public agencies up until the 5:00 p.m. hour. Public agencies, Native American representatives and a variety of advocacy groups have expressed concerns. Staff also received two letters today and have provided copies to the Commissioners. She summarized comments and provided responses as follows: Comment — The project is not in compliance with AB 52, which requires notification and consultation requests with area Indian tribes. Response — AB 52 only applies to projects for which a Negative Declaration was filed on or after July 1, 2015. APRIL 25, 2017 PAGE 5 PLANNING COMMISSION Comment — Conditions have changed regarding the project site's environmental setting which must be reexamined. Response — The MND acknowledges that the potential of these resources may change over time and it could potentially require a re -assessment of the project. As a result, the MND provides that if grading has not commenced by 2007, a new biological survey needs to be conducted. If the survey determines that there have been changes, additional environmental analysis will be required. This could potentially include anything from an addendum to an EIR and the MND contains a discussion about the County's sensitive ecological areas. However, as noted in the MND, the project site is not located within any existing or proposed sensitive ecological areas. Comment - The map has been revised, and an updated CEQA analysis is needed. Response - While the applicant may be considering substantial changes to the project, none are being proposed to date with this time -extension request. Until the applicant actually submits an application to modify the project, CEQA analysis would be premature. As to the new information concerning biological resources, the MND acknowledges that endangered and threatened species could be impacted by the project and proposed mitigation therefore. The fact that the. project may impact these species is not new information or a changed circumstance. As noted earlier, the applicant will be required to conduct another biological survey prior to any grading which may, in fact, result in a need for additional CEQA analysis. Y Comment—The tentative map has expired. Response - The developer filed a request for the extension before the expiration date and the City is permitted to consider the Time -Extension request. Staff believes that the applicant has made a good -faith effort to record the Final Map and the request is reasonable in light of the applicant's progress. If approved, the new expiration date would be February 20th of 2018. The Time Extension does not change the approved project nor the Conditions of Approval. Staff recommends that the Planning Commission adopt the resolution with the added Condition recommending that the City Council approve a one-year time extension for Vesting Tentative Tract Map No. 54081 and related entitlements based on the Findings of the Diamond Bar Municipal Code Section 21.20.150 subject to Conditions of Approval as listed within the draft resolution - Planning Case No. PL2016-221. C/Farago asked how soon the applicant would have to complete the biological survey if this time -extension request is approved and how many extensions can be issued. AP/Nakajima responded that the applicant is allowed up to three one- APRIL 25, 2017 PAGE 6 PLANNING COMMISSION year extensions and the applicant would need to get the final map recorded by February 20, 2018. And prior to any grading, the applicant would have to perform the biological survey. C/Farago asked for confirmation that the applicant could not do any grading until the final map was approved and that the final map had to be approved by February 20, 2018, again unless they request another extension of time. Chair/Wolfe stated that the matter in front of the Commission this evening is just a request for an extension for them to record and this has nothing to do with grading. C/Farago said he was asking what would have to take place if the Commission approved an extension and if they have to immediately do a biological survey he believes everyone would be anxious to see it and he asked how long the applicant had to complete it and whether it is just to the end of the one-year extension. SP/Lee said that to C/Farago's first question, he is correct that the applicant has until February 20, 2018, to record the final map. However, the grading can start after the final map records. Because there are grading plan check approvals that are required for the final map, there is no time table as to when grading will start. It depends on approval of grading plans and all of the other technical improvement plans. And yes, biological assessment would be required prior to any grading activities. VC/Mok said that supposing the issues that have come before the Commission today are substantiated and the issues are true, would the applicant have to address those issues before anything else could happen. SP/Lee responded that the applicant has not filed any revisions to the Map at this point. So when they resubmit plans that they are currently working on, staff would, at the time of submission, determine if there are any substantial changes to the Tentative Map and then determine what level of environmental review would be required. VC/Mok asked if that would perhaps be in the form of an EIR and SP/Lee said it could be a Mitigated Negative Declaration or it could be an EIR. C/Mahlke said when she looks at the initial report and the letter from the developers, she is struggling with the idea of the three things that need to happen in order for the MND to have to be redone. The MND was done in 2006 and there are three things — proposed substantial changes to the project which staff has not seen because there is no plan in place (SP/Lee said nothing has been submitted yet) — correct. "Substantial changes have occurred with respect to the circumstances under which the project will be undertaken that will require major revisions" which she struggles to understand and the paperwork from the developer notes that there are differences in the aerial topography and they note sanitary sewer issues and they note geotechnical evaluation changes. So she is reading this as the developer saying there have been changes and she asked for clarification of the way she was assessing the report. When she reads it, it feels like it might negate the MND based on that second option because what the APRIL 25, 2017 PAGE 7 PLANNING COMMISSION developer has said is that these things they are now finding out. SP/Lee said right. It is possible, but again, the applicant has not formally submitted any plans so staff has not made that determination. The developer has expressed that there will be some changes because they did find some survey errors on the topographic map. Staff understands there may be changes but does not know whether they are "substantial' changes. C/Mahlke said thank you. So even though the developer is saying there are going to be changes, this is not an official plan so it does not fall under those environmental assessment changes because a revised map has not been submitted. ACA/Eggart said that if there are changes, the analysis under CEQA and whether the changes would require a change to the MND, without specific information, City staff is not able to evaluate whether whatever changes the developer might propose would require a change to the MND — C/Mahlke said putting the CEQA before the Plan like the cart before the horse so to speak. ACA/Eggart said that not all changes require redoing an MND so staff has to evaluate exactly what the change is and what environmental analysis will be required . VC/Mok said he too had a problem with the verbiage in that section. He read an excerpt from a letter sent by Cathay View Development which on Page 4 said that "improvement plans were redrafted i.e., prepared from scratch discarding the previous efforts." When he read "prepared from scratch" that automatically denotes to him that this is a major change which, that said, hopefully in the discussion later on someone will clarify what "substantial change" actually means. Chair/Wolfe opened the public hearing. Chuck Lockman, Engineer of Record, TTG Engineers, speaking on behalf of his client Cathay View Development, LLC, thanked staff for working diligently with his firm. He became involved with the project in July 2016. It is a very difficult site and was originally planned to be built on by the original developer going back to the late 70s. To clarify, their client Cathay View Development purchased this property represented by the seller that the plans were previously submitted to the City and were essentially approved and that all Cathay needed to do was to move forward with plans that were previously done on this project. Cathay purchased the property with that understanding and submitted the plans to the City they understood had been previously approved. Cathay got comments back through a normal plan check process but the comments they received back were not what one would expect to be getting on plans that were previously approved and ready to go. It is not the fault of the City staff. Cathay began looking at the comments and wondered what they would do and they came to his office and asked him if he would,take on this project. Before TTG said yes, they wanted to conduct their own due diligence to find out what they would be up against and whether Cathay coming to them could be beneficial. At first blush, when they began going through the plans that were "approved," the comments that came back from the City were APRIL 25, 2017 PAGE 8 IING COMMISSION just and needed to be addressed. When they contacted the original engineer that did the Tentative Map, they were trying to find out where they got their source of topography because all of the documents did not identify their source of topography. Unfortunately, the engineer that did the Tentative Map is no longer in business. He is retired and living in New York and when Mr. Lockman spoke with the gentleman, he basically had no recollection of the project. Mr. Lockman then spoke to the engineer that took the plans over and submitted and he had no idea where the topography came from. In going through this process he told the developer there were certain things that would have to be done if they wanted to continue with this project. First, there has to be good topography on the site to know what they are dealing with because when dealing with hillside development, if the plans are off by 2/10ths or two feet it can be disastrous when one is in the field. Additionally, he wanted to meet with the County to have discussions and everyone agreed that his firm would take on that effort and try to make this a better project and try to do it right. When they re -flew the site and entire area, they found out that in some areas the topography was off only a couple of 10ths and in some areas it was off as much as six feet. The land forms in general appeared the same but the actual elevations and locations of the contours were off. While this is not abnormal in the development process, it is that they did not use a design -level topography when they did the Tentative Map. The other thing they began to notice was the street design. The original applicant in the Tentative Map had created a high point and created Crooked Creek to drain to the south. The improved street of Crooked Creek currently drains to the north. In doing that and attempting to get the sewer to drain to the north, they came up with a condition the City picked up on and rightfully so, that they were not able to give the required distance over the sewer at the end of the new cul-de-sac and meet with code. Because of that issue, they had to redesign the street and raise it up or put in a sewer lift station. When they spoke with the County which will maintain the sewer they said they did not want a sewer lift station for 16 homes because it is not practical and his firm agreed. In short, they kept coming across issues like this that they have been working through to make it a better project. The geotechnical issues were that plan check comments came back addressing historical landslides so his firm needed to do additional geotechnical testing to find out more information about those slides so that the information can be incorporated into the design to mitigate those slides which is something the other engineers did not do. In short, they are trying to make the project a better project and be as compliant with the Tentative Map as possible. The goal would be to be in compliance with that Tentative Map but if that cannot be worked out, they would bring modifications back to the City. This request is seeking additional time to do all of these things he has spoken about. Dr. Gary Stickel, 845 S. Windsor Boulevard, No 1, Los Angeles, CA 90005, received his PhD from and taught at UCLA and is now retired from that and has the honor of being the Tribe Archeologist for the original Indian tribe of this area, the Kizh, the story of which can be found on the tribal website www.gabrielenoindians.org. They had a vast territory which included this area APRIL 25, 2017 PAGE 9 PLANNING COMMISSION and have lived here for at least 9,000 years based on the sacred artifact, the Sunstone, which was studied by a student of his who became a professor at California State University, Los Angeles. The Sunstone is co -existent with the tribal territory. All of this property was originally stolen from the Kizh who have never been redressed in any way. They are not asking for reparations but they are asking to be recognized and respected. The concern is that this parcel contains natural environment oak trees which were sacred to the Kizh and is the staff of life for all California Indians. The acorns provided food and the tree provided wood for warmth and safety and provided shade. As he understands it, these are some of the last oak woodlands within the City of Diamond Bar and they need to be preserved which he believes is the absolute responsibility of the City. In reviewing documents for Cathay Development, he was disappointed that they did not address CEQA adequately which he mentioned in the letter he provided to the Commission, and they did not address AB 52, which is California State Law that passed in 2014 which augments the concern for Native American and sacred sites which is cause to redo the Environmental Impact Report. Tobingna and Acuangna are in this area. In addition, there is a 1938 County of Los Angeles Map which shows a site which may well be on the subject property. Kizh means domed shaped houses made of willow and thatching which is shown on the tribal logo. Ryan Venti said that this area was recently referred to in an issue of DB Connection as sphere of interest. In the distant past it was considered to be a future park. Within two of the three parks built at the end of Castle Rock Road, there are barbecues, drinking fountains and feeding tables and without restroom facilities there is a problem. The land was set aside for a new continuation school and then sold for $26 million. It is necessary that there be another park and by Diamond Bar's education standards, possibly named Continuation Commemoration Park located at the end of Crooked Creek Drive. There are adequate facilities to be installed for the neighboring other three parks having plenty of room for natural wilderness hiking trails, parking, small pond with stream. The restroom facilities will take care of public needs that will arise for the four parks. We stand on a lid created from Antarctica that is hundreds of years old. There is no documented evidence of this. It has been covered up by communism. We live on the surface. Then there's a place called Nami. Then there's a place called The Republic. The Republic is what they dug down to and took all of the gold in the 1400s and 1500s. The burial site of King Arthur is on this exact site and the sword Excalibur metaphysically is erected on the site. Dr. Joan Licari, 16017 Villa Flores, Hacienda Heights, representing the San Gabriel Valley Task Force of the Sierra Club, sent in a letter. Her group shares the same concerns Commissioners have addressed that this is indeed a new project. And this was evidenced by some of the comments that were presented by Cathay LLC in their letter to the City. The first is that the expiration date has passed and her group does not believe that there should be an extension granted, but that this is a new project that should be addressed with new i.. APRIL 25, 2017 PAGE 10 PLANNING COMMISSION environmental studies. The project is the same now but they are saying in their document that the roads will be changed, pad levels will be changed, the sewer needs to be redesigned and this is an area in which there is new information concerning things such as the hydrology, seismicity, and this is an area that has some unconsolidated materials that might be subject to liquefaction which sounds to her like there should be extensive new studies done. In fact, in Cathay's letter, they said that the improvement plans were redrafted — essentially prepared from scratch and this sounds like a new project. We are hoping the extension will not be granted, that they can come in with their new designs to start a new project with an environmental review. Amy Tiang, 3702 Crooked Creek Drive, echoed what others have said about the original plan being approved in 2007 eleven years ago and this should be looked at as a new project and not just a continuation from the original "approved" plan. She hopes Councilmembers will think about this as a new project and not look at it as an extension. This is a culturally rich area with a lot of natural resources and it is the responsibility of the residents and those in charge to preserve those cultural heritages which she does not believe is being addressed by the applicant. There should be someone neutral to look at this as a new project and she hopes this extension will not be approved. Robin Smith also believes this is a new project and for the benefit of the applicant, as well as the citizens of Diamond Bar the extension should be denied and this should begin as a new, project with all of the appropriate and updated surveys. From Cathay's own letter it says they were led to determine that prior documents (improvement plans) were not to the standard of the industry (Page 307) and as they continue to move forward they find more and more discoveries where they are basically thrown into damage control or find themselves interacting with these new discoveries. When she went through the IS MND she found a couple of things that confused her very much. The July 2006 MND frequently refers to the Diamond Bar 1992 General Plan and it refers to the "addendum of the 1995 General Plan." And it does this again and again and again and she does not know what the 1992 General Plan is and she cannot get it. She has ordered it and she does not know where it is. But she has read about it in newspaper articles and it says "the 1992 Draft Plan was contentiously appealed defending Tonner Canyon from proposed transit roads and high density housing, which is why the July 1995 General Plan was adopted." And there was a lot of fighting back then. She knows many of us were not there. It is confusing. She gets that. But she wants to know how this IS MND can refer to two General Plans back and forth to justify its conclusions. She did not think that could be done. She thought there was one General Plan. This document was created in 2006 and how does that work. She truly believes it is not reliable to do that. It is confusing. The other thing that confuses her is that the agenda packet (for tonight's meeting) says that "the time extension does not change the approved project and the conditions of approval set forth in City Council Resolution, etc. and will not change with the extension of time." This statement makes no sense and how is it true in light of APRIL 25, 2017 PAGE 11 PLANNING COMMISSION the ongoing total redesign of the project as specified by Cathay. She struggles with that as well. "All planning projects are to be consistent with the General Plan and the General Plan must be internally consistent with itself' and how does that bear on the documents and references that the MND uses to uphold itself? And then of course Cathay expresses surprise and shock at all of this. I would like to see this developer have all of the support and guidance possible and she would like them to know about the Los Angeles County Oak Woodland Conservation Guide which is not the same as an Oak Tree Permit. This City has no oak tree policy. There is nothing in the City's library that can offer the best support to these developers that are dealing with very sensitive habitats. And a habitat is not like an individual tree, a City tree or even some of the trees she has in her backyard. They are living things. And in conclusion, she wants to uphold the community's health, safety and aesthetic character. So to help the applicant apply for this project as a separate thing with all of those necessary supports, she believes is the best course of action and she appeals for that. David Warren stated that the Los Angeles County Oak Woodland Conservation Guide applies to the City of Diamond Bar. Yet, to date, we do not see our City adopting "best practices" of that document. State protections apply. The California Department of Fish and Wildlife, is California's trustee agency for fish and wildlife resources and holds those resources in trust by statute for all of the people of this state. CDFW in its trustee capacity has jurisdiction over the conservation, protection and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable population of those species. The Public Trust Doctrine is a legal principle that characterizes natural resources as public resources that must be held in trust for the people of California. This doctrine includes natural resource protection meaning that local entities may not allow activities that will damage them unnecessarily. The City of Diamond Bar is responsible for its role as a public trust guardian, especially when fragile or rare resources are being impacted. Present weed discing damages the understory plant alliance with wildlife which supports the woodland habitat. R. Lee Paulson, 21919 Santaquin Drive said that obviously, all of the speakers have more than five comments and he understands and appreciates what the staff is saying. He would hope that the Commission would do the right thing. As a normal citizen sitting back listening to this, there is a saying that if it looks like a duck, walks like a duck and quacks like a duck, it might be a duck and we're fairly certain it's a duck, but after listening to all of the Cathay folks and all of the other things, oh, gosh, it walks on four legs, has fur'and howls at the moon but we're going to approve this on a technicality because we really don't know how much is changed. He suggested that the developer's representative has already said enough to make it a significant change to warrant a new project. Secondly, he is concerned about mitigation and he presented a map of the Millennium project in 2007 before the project was undertaken which shows all of the green trees, oak woodlands, etc. In 2012 the developer came and destroyed over 9,000 oak trees and all of these woodlands and did so in 2007. Today, 10 years later, APRIL 25, 2017 PAGE 12 PLANNING COMMISSION there is no mitigation. There are no trees. There is nothing. So when the City says "trust us" to mitigate this and take care of this, he would like to know what the City will specifically do to ensure that this project and other projects have the appropriate mitigation so that trees actually get planted. He would also like to know when the Planning Commission allows for mitigation to be paid to take a tree down, where that money goes. Does that money go into the General Fund or to plant more trees? The same thing is true about the parks the City needs. He understands developers can pay money and cut down the amount of parks and the City takes it and yet he does not see the additional parks being built. He would like to know what happens to that because these oak woodlands and this terrain are a unique Diamond Bar asset, one of the most precious assets the City has. It seems to him that if they are being taken out and paved over, it needs to be done with the utmost discretion and care and he does not hear that coming tonight from the staff or the developer. It sounds to him like the developer got a raw deal. Mr. Lockman said that if changes are made that are in non -conformity with the Tentative Map, those changes will have to be brought back to the Council and if those changes are ultimately made, the developer will have to comply with whatever staff determines as far as new environmental documentation, whether it be Mitigated Negative Dec, EIR or whatever. This is not what is before the Commission this evening. We are trying to make the project be in substantial conformance with the Tentative Map. He appreciates comments the audience has made on this project tonight. He lives in Chino Hills and has spent a lot of time in Diamond Bar refereeing the young people in the community and he appreciates the community. He has been practicing engineering in the San Gabriel Valley for over 30 years and the last thing he wants to do is to come in and do a project that everyone is not proud of. The developer is more than willing to go through and do an updated biological survey on this property. They have had a consultant come in and work with the developer to do an initial study. In 2008 there was a fire. This property was burned in that fire. A lot of the oak trees that were there are gone as a result of that fire. The developer has not said they will not adhere to the documents that detail the mitigation. That would not be to the benefit of the developer or the City. The developer will adhere to the mitigation and do a new study. The developer wants to put oak trees back on that property as part of this project which it is conditioned to do. In reviewing the documents that were done when this project was initiated back in the '70s as well as their own cultural surveys, there was no indication of Indian artifacts or Indian tribes on this property whatsoever. So he feels very confident that is not an issue. Going forward, the Commission and Council's approval of this is to say the developer can go forward with the project while trying to make it better. If changes are made, it comes back to the Commission and Council. Chair/Wolfe closed the public hearing. APRIL 25, 2017 PAGE 13 PLANNING COMMISSION C/Mahlke asked staff to clarify some of the comments. She knows the land was purchased in 2014. The timeline shows that there were no big plans given to the City until December 2016, a gap of two years. AP/Nakajima said that was correct. It sounds like the developer did not get appropriate information from the sellers but all of that is public record. AP/Nakajima said that any correspondence would be public record. C/Mahlke asked if the developer's letter reflecting the idea that they were not given adequate information and that they were misled about being given the understanding that the improvement plans and Final Map for this project were essentially completed and previously reviewed and approved by the City of Diamond Bar or their representative, would that be in public record? CDD/Gubman said he did not believe the references in the letter are public record items. To be blunt, it sounds like it was part of the sales pitch that preceded the transaction. So the information that has been made public record is in this Extension of Time request from Cathay View Development which appears to chronicle in quite a bit of detail the errors and omissions that were encountered as the current purchaser took over the project and then embarked on the process of trying to comply with the Tentative Map conditions by commencing on the actual tract improvement plans which includes all of the infrastructure plans, utilities, and constructability-level studies for the site. C/Mahlke said that part of the developer's argument (for the time extension) is that they did not get adequate information and she was curious how much of the information they did not have could have been accessible to them through public records. CDD/Gubman replied that everything that has been submitted to the City for review is public record but some of the information, for example, the source of survey, was not submitted. When staff is reviewing a Tentative Tract Map, it receives as part of the graphics submittals a layout of the lots and a conceptual grading plan, and those maps and exhibits include topographic information - slopes, contours, elevations and so forth. When staff is reviewing a Tentative Tract Map it is not reviewing the constructability, the final survey level of detail. So whatever the baseline information that the previous project engineer had obtained through their enlisting of their own surveyors and so forth, they are presenting to staff (on the maps and plans) as the site conditions. And then as the very capable technical team that is currently doing the project, they have encountered some errors at the metadata level of this effort. VC/Mok said that with respect to AB 52, he understands that if the project was developed or if the application was in before July 1, 2015, that no tribal consultant would be necessary and AP/Nakajima said that was correct. VC/Mok said that the developer seems to be pretty amenable to doing almost anything to get the project accomplished and asked if the applicant had any qualms about hiring a consultant. Chair/Wolfe reopened the public hearing for the developer's response. APRIL 25, 2017 PAGE 14 PLANNING COMMISSION Mr. Lockman said they would have no problem accepting an additional condition that the property be studied for Indian cultural artifacts. ChairANolfe closed the public hearing. C/Mahlke said that hiring a consultant does not mean that the requirements for the actual law would go into place so any post findings would not be enforceable. CDD/Gubman said he did not immediately know how staff would craft the necessary language for such an amendment if that is something the Commission would like to do but he would suppose that the general outline of such a condition would be to state that the applicant shall commence in Tribal consultation pursuant to AB 52 and staff may need to contact the Native American Heritage Commission for guidance because there is a list of Indian Tribes that have submitted notifications to staff that they have claims to this area as being part of their historical region of occupation. Under AB 52, the City is obligated to ask the California Native American Heritage Commission for a list of those Native American associations, tribes and consortiums so that the City can request consultation. In addition, pursuant to AB 52 staff has a mailing list from organizations that have requested to be added to that list that would need to be reached out to for consultation requests. ACA/Eggart said that since the question has come up and AB 52 is being thrown around, he should briefly explain what AB 52 requires. AB 52 applies to projects for which an initial study is performed after July 1, 2015, and what it requires is for the City — it imposes a requirement on the City, to engage in consultation with Tribal representatives that have provided notice to the City that they want consultation for these areas. And once that consultation concludes, the City would then make a determination whether to impose any conditions of approval on a project that is being studied that came out of that consultation. So even though oftentimes the developer will be the one that engages in a consultation because it is more efficient, it is the obligation of the City and it pre -supposes the City is making a subsequent discretionary determination in which it can impose a condition on the developer related to that consultation with the Tribes. That is not necessarily the situation that this Commission would have and it could not guarantee that because there may or may not be subsequent decisions by the City depending on what happens with this particular project. So the Commission could not say to the developer, you shall comply with AB 52 because AB 52 is an obligation that the City would have to comply with. If the developer said they agree to a condition where they would consult with the Tribe, not necessarily within that statutory construct where they would consult with the Tribe and reasonably consider mitigation measures proposed by the Tribe as a result of the discovery of artifacts or potential for discovery of artifacts on a property, that might be a condition that could actually be enforceable or would actually work, but it could not be put in the construct of "comply with AB 52" because it is not a developer requirement to begin with. APRIL 25, 2017 PAGE 15 PLANNING COMMISSION VC/Mok said he might be belaboring the AB 52 issue, but somewhere in his reading (of staff's report) did it say something about if they find artifacts on the surface of the ground then that would require a Tribal Consultant. His question is, suppose a developer goes in and starts grading and digging around and prior to that there are no artifacts on the surface, but in the process of moving land (earth) they do discover artifacts, then it is incumbent upon the City to stop everything and reevaluate? i.e., suppose there is a burial site there, then as a City, what do we need to do? ACA/Eggart said that sometimes that is a project Condition of Approval so typically, when an environmental analysis is undertaken to determine whether there is a likelihood of discovery of artifacts and if there is, oftentimes conditions are imposed that would say, if you discover artifacts, stop. The Community Development Director is telling him that he does not think that that was a condition of this project approval because at the time that the analysis was undertaken, it was determined that there were no such cultural resources, so that is not currently a current project condition of approval. VC/Mok said but we don't know how that determination was made — that there were no cultural implications. CDD/Gubman stated that the cultural resources analysis section of the initial study led to the conclusion that the likelihood (of encountering cultural resources) is so low that a mitigation measure was not warranted. The mitigation measures do not state that should any artifacts be encountered during grading, work shall stop and further investigation begin. To his reading of this, the only obligation that is imposed on this project is if human remains are found then there are legal requirements for the county coroner to come out, but it doesn't appear that any such condition was imposed on the project when the Negative Declaration was adopted in 2007. ACA/Eggart further stated that so essentially, based on the information at the time (of approval) the City determined that there weren't any and the City has not, at this point, undertaken further environmental analysis because nothing has triggered the City to do so to determine whether there is new information. Chair/Wolfe said he was going to bring this back and see if he can call for the question. While we understand that there are changes based on the applicant's own admission and on some of the discussion here this evening, as our general counsel has noted, we don't know enough information yet to adequately ascertain whether or not there is sufficient change to require reopening the environmental document and so, really what is in front of us (the Commission) tonight is whether the Planning Commission believes that the applicant has had enough time to record the Tract Map and whether the proposed project still represents the best APRIL 25, 2017 PAGE 16 PLANNING COMMISSION use of the property. And so, as the Chair of the Planning Commission, he would like to move the staff recommendation with the corrected amendment. Motion: to adopt the resolution with the added Condition recommending that the City Council approve a one-year time extension for Vesting Tentative Tract Map No. 54081 and related entitlements based on the Findings of the Diamond Bar Municipal Code Section 21.20.150 subject to Conditions of Approval as listed within the draft resolution - Planning Case No. PL2016-221. C/Farago second the Motion. Motion carried 3-2 by the following Roll Call vote: AYES: COMMISSIONERS: Barlas, Farago, Chair//Wolfe NOES: COMMISSIONERS: Mahlke, VC/Mok ABSENT: COMMISSIONERS: None 9. PLANNING COMMISSIONER COMMENTS/INFORMATIONAL ITEMS: VC/Mok said it is nice to see his fellow Commissioners and staff at the City's events i.e., the Easter Egg Hunt, the City Birthday Party. Staff did a great job in supporting the City. Chair/Wolfe said he was unable to participate in the City Birthday Party. His father passed away recently and he has been dealing with some of those issues. 10. STAFF COMMENTS/INFORMATIONAL ITEMS: 10.1 Public Hearing dates for future projects. CDD/Gubman offered condolences to Chair/Wolfe. The next Planning Commission meeting is scheduled for May 9 with one item which is a Tree Removal Permit on a project site for a new home that originally incorporated the preservation of a Walnut tree. The applicant has determined that the preservation of that tree is not feasible and, therefore, would be requesting an amendment to the Conditions of Approval requiring its preservation and, requesting approval for an alternative of removal of the Walnut tree and mitigation in accordance with the City's Tree Preservation Ordinance. APRIL 25, 2017 PAGE 17 11. SCHEDULE OF FUTURE EVENTS: As posted in the Agenda. PLANNING COMMISSION ADJOURNMENT: With no further business before the Planning Commission, Chair/Wolfe adjourned the regular meeting at 8:32 p.m. The foregoing minutes are hereby approved this 9th day of May, 2017. Attest: Respectfully Submitted, Greg Gubman Community Development Director Raymond Wolfe, Chairperson PLANNING COMMISSION AGENDA REPORT CITY OF DIAMOND BAR -21810 COPLEY DRIVE -DIAMOND BAR, CA 91765 -TEL. (909) 839-7030 -FAX (909) 861-3117 AGENDA ITEM NUMBER: MEETING DATE: CASE/FILE NUMBER: PROJECT LOCATION: GENERAL PLAN DESIGNATION: ZONING DISTRICT: PROPERTY OWNER: 7.1 May 9, 2017 Tree Permit No. PL2017-40 2468 Alamo Heights Road (Previously 2488) Diamond Bar, CA 91765 (APN 8713-028-003) Rural Residential (RR) Rural Residential (RR) Richard Wang and Jing Ma 22826 Lazy Trail Road Diamond Bar, CA 91765 APPLICANT: Feng Xiao 2540 Huntington Dr., Suite 207 San Marino, CA 91108 SUMMARY: The applicant is requesting a Tree Permit (TP) to remove one protected Southern California black walnut tree and replace it with three Southern California black walnut trees on-site. The subject property is zoned Rural Residential (RR) with a consistent underlying General Plan land use designation of Rural Residential (RR). RECOMMENDATION: Adopt the attached Resolution (Attachment 1) approving Tree Permit No. PL2017-40, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.38, subject to conditions. BACKGROUND: The project site is located in the Diamond Bar Country Estates (The Country), on the east side of Alamo Heights Road, immediately north of the intersection with Steeplechase Lane. The rectangular shaped property slopes upward from the street at a 10 percent average slope to the rear of the parcel. It is currently an undeveloped 57,935 gross square -foot (1.33 gross acres) lot. The property is legally described as Lot 118 of Tract No. 30578, and the Assessor's Parcel Number (APN) is 8713-028-003. On August 5, 2015, the Planning Commission approved a Development Review request to construct a new 10,724 square -foot, multi-level, single-family residence with an attached 3,125 square -foot garage (Planning Case No. PL2015-34). The proposed multi-level house is plotted within the front half of the property. A series of retaining walls and significant grading at the center of the property will create level pads to facilitate the development of the house and useable open space at the front and rear of the home, which will include fountains, garden areas, a swimming pool, and a detached patio cover over a barbeque area, along with other landscape and hardscape surface areas. There are three Southern California black walnut (Juglans californica) trees located within the property boundaries. Trees #1 and #2 are located towards the front half of the property, while Tree #3 is located towards the rear half of the property. Tree #1 is considered to be a protected tree. The other two walnut trees (Tree #2 and Tree #3) are not protected because they have a diameter at breast height ("DBH" i.e., 4.5 feet above ground level) of less than eight inches. No other trees on-site or immediately adjacent to the subject property are considered protected pursuant to DBMC 22.38.030. Tree #1 was proposed to be retained in place and no disturbance of protection zones was proposed, so a tree permit was not required as part of the original application. A condition of approval was included to require protective measures to be put in place prior to construction activity. Site (Plan View) Aerial Tree Permit Planning Case No. PL 2017-40 Page 2 of 7 ll Aerial View of Project Site Protected Tree Location Exhibit ---------------- xuzsr / Xs" d"� ail 0.� CO -Y OF DIAMOND BAR PROTECTED TREE PROTECTED TREE CANOPY - — - TREE PROTECTtON FENCING BLOCK WALL Tree Permit Planning Case No. PL 2017-40 Page 3 of 7 During building plan check review, it was discovered that Tree #1 interferes with fire access. A fire access way is required from the north and .south side yards of the main residence to comply with the 150 -foot maximum distance from the fire apparatus vehicular access to the rear yard. The 150 -foot mark is circled in red on the "Required Fire Access" image below. A pedestrian path for fire access is required for firefighters to be able to access the rear of the proposed residence and accessory structures from these fire access points. PROPERTY m �rewr` LINE '-P..- Required Fire Access ANALYSIS: Review Authority (DBMC Section 22.38) The proposed project requires Planning Commission review and approval of a Tree Permit (TP) application. Approval is required from the Planning Commission to remove Tree #1 which amends the condition on the original approval. The analysis that follows provides the basis for staff's recommendation to approve the TP application. Tree Permit (DBMC Section 22.38.050) A Tree Permit is required whenever a person proposes to remove, relocate, or develop within the protection zone of a protected tree. A protected tree is any of the following: Native oak, walnut, sycamore and willow trees with a diameter at breast height ("DBH" i.e., 4.5 feet above ground level) of eight inches or greater, and located on parcels larger than one-half acre in area; Tree Permit Planning Case No. PL 2017-40 Page 4 of 7 • Trees of significant historical or value as designated by the City Council; • Any tree required to be preserved or relocated as a condition of approval for a discretionary permit; • Any tree required to be planted as a condition of approval for a discretionary permit; and • A stand of trees, the nature of which makes each tree dependent upon the others for survival. The applicant submitted a tree report, prepared by an International Society of Arboriculture (ISA) certified arborist. Tree #1 Tree #1 is a mature walnut that is characterized by multiple trunks that diverge from two main trunks. It has a DBH that ranges from 6.6 - 9.9 inches. The base of the trunk is located at the top of a steep slope that descends toward the southwest, on to the subject property. Upon the requirement from the County of Los Angeles Fire Department to provide a fire access way, the arborist reviewed the impacts of such requirement to Tree #1 if it were to remain in place. A block wall and an eight -foot wide, decomposed granite path was proposed approximately five feet south of the trunk. A retaining wall is also proposed approximately. 15 feet south of the trunk. Fill material would have been placed between the block wall and the retaining wall to accommodate the landscape, hardscape, and residential design. This would elevate the grades under this tree's canopy from approximately two feet below the trunk elevation on the west end of the walkway to about five feet above the trunk elevation at the east end. Construction of the walls and compaction of the fill material would impact greater than 50 percent of the southern root system of the tree. Grading and construction equipment access, as well as long-term path clearance, will require significant pruning of this tree's canopy. Based on the proposed grades and the ground -sweeping nature of this tree's canopy, it is estimated that greater than 20 percent of the canopy and limbs greater than four inches in diameter will require pruning. Tree Permit Planning Case No. PL 2017-40 Page 5 of 7 Protected Tree Impact Exhibit The arborist determined that Tree# 1 will incur substantial root zone disturbance and canopy impacts. The arborist stated that walnuts generally do not tolerate root zone disturbance or significant canopy pruning very well. Changes in soil aeration and water availability due to placement of fill material and compaction to engineering standards will likely -cause increased stress, increased susceptibility to pests and disease, and significant decline in Tree #1. That, coupled with the significant pruning that will be required for construction and long-term golf cart, pedestrian and fire access on the landscape path, leads the arborist to have the opinion that Tree #1 will be significantly impacted by the development as proposed. According to the arborist, impacts to Tree #1 will be significant. Therefore, there are two options for this tree: Remove and replace Tree #1 with the appropriate number of mitigation trees on-site. The species, number of trees, and the container sizes will be at the discretion of the City. 2. Retain Tree #1 with the recommended tree protection measures and monitor its response over a period of time to the satisfaction of the City. Based on the recommendation and observations from the arborist, the applicant is requesting to remove and replace Tree #1 with the appropriate number of mitigation trees on-site. Preservation of this tree may not be feasible due to the health and the likelihood of significant decline. Based on the Development Code, a total of three replacement trees are required. The applicant is proposing to plant three 24 -inch box Southern California black walnut trees at the front of the property. Tree Permit Planning Case No. PL 2017-40 Page 6 of 7 Additional Review The Public Works Department and Building and Safety Division reviewed this project, and their comments are included in the attached resolution as conditions of approval. NOTICE OF PUBLIC HEARING: On April 28, 2017, public hearing notices were mailed to property owners within a 1,000 -foot radius of the project site. On April 28, 2017, the notice was published in the San Gabriel Valley Tribune and Inland Valley Daily Bulletin newspapers. A notice display board was posted at the site, and a copy of the notice was posted at the City's three designated community posting sites. Public Comments Received No comments have been received as of the publication date of this report. ENVIRONMENTAL ASSESSMENT: The removal of protected trees is subject to the regulations set forth under Chapter 22.28 of the Diamond Bar Municipal Code, including required approval findings and mitigation measures for such removals. The removal of the protected tree is proposed in conjunction with a discretionary permit; i.e., the previous approval of a single-family residence on the subject property. The entirety of the project is Categorically Exempt from the California Environmental Quality Act (CEQA) under Section 15303(a) of the California Code of Regulations/CEQA Guidelines (new construction of a single-family residence in a residential zone). Prepared by: G -r\. Mayuko Nakajima Associate Planner Attachments: Reviewed by: Grac S. Lee Senior Planner 1. Draft Resolution No. 2017 -XX and Standard Conditions of Approval 2. Arborist Report Prepared by Christy Cuba and Scott McAllaster, Dated January 8, 2017 3. Site Plan, Precise Grading Plans, and Landscape Plans Tree Permit Planning Case No. PL 2017-40 Page 7 of 7 PLANNING COMMISSION RESOLUTION NO. 2017 -XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING TREE PERMIT NO. PL2017-40 TO REMOVE ONE PROTECTED SOUTHERN CALIFORNIA BLACK WALNUT TREE AND REPLACE WITH THREE SOUTHERN CALIFORNIA BLACK WALNUT TREES ON-SITE LOCATED'AT 2468 ALAMO HEIGHTS ROAD, DIAMOND BAR, CA 91765 (APN 8713-028-003). A. RECITALS 1. The property owner, Richard Wang and Jing Ma, and applicant, Feng Xiao, have filed an application for Tree Permit No. PL2017-40 to remove one protected Southern California black walnut tree and replace with three Southern California black walnut trees on-site, located at 2468 Alamo Heights Road, Diamond Bar, County of Los Angeles, California. 2. The subject property consists of one parcel totaling 57,935 gross square feet (1.33 gross acres). The subject property is zoned Rural Residential (RR) with an underlying General Plan land use designation of Rural Residential. 3. The legal description of the subject property is Lot 118 of Tract 30578. The Assessor's Parcel Number is 8713-028-003. 4. On April 28, 2017, public hearing notices were mailed to property owners within a 1,000 -foot radius of the Project site. Also, public notices were posted at the project site and the City's three designated community posting sites. On April 28, 2017, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. 5. On May 9, 2017, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 1. The Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct; and 2. The removal of protected trees is subject to the regulations set forth under Chapter 22.28 of the Diamond Bar Municipal Code, including required approval findings and mitigation measures for such removals. The removal of the protected tree is proposed in conjunction with a discretionary permit; i.e., the previous approval of a single-family residence on the subject property. The entirety of the project is Categorically Exempt from the California Environmental Quality Act, (CEQA) under Section 15303(a) of the California Code of Regulations/CEQA Guidelines (new construction of a single-family residence in a residential zone). Therefore, no further environmental review is required. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Section 22.38, this Planning Commission hereby finds as follows: Tree Permit Findings (DBMC Section 22.38.110) Preservation of the tree is not feasible and would compromise the property owner's reasonable use and enjoyment of property or surrounding land and appropriate mitigation measures will be implemented in compliance with DBMC Section 22.38.130 (Tree replacement/relocation standards) below. The applicant submitted a tree report, prepared by a licensed arborist, which indicates three (3) Southern California black walnut trees exist on the property. Of the three walnut trees, one is considered protected (Tree #1). The applicant is proposing to remove Tree #1 due to bad health and structure of the tree, which is located within the construction/fire access area. The preservation of this tree is not feasible because it would compromise the design and construction of the project. Further, the relocation of the tree is not feasible due to the existing health condition of the tree. The applicant is proposing to replace the tree with three 24 -inch box Southern California black walnut trees, meeting the minimum required 3:1 ratio and size for replacement of protected trees. The planting of three new protected species will provide sufficient replacement of the natural landscape. 2. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). The removal of protected trees is subject to the regulations set forth under Chapter 22.28 of the Diamond. Bar Municipal Code, including required approval findings and mitigation measures for such removals. The removal of the protected tree is proposed in conjunction with a discretionary permit, i.e., the previous approval of a single-family residence on the subject property. The entirety of the project is Categorically Exempt from the California Environmental Quality Act (CEQA) under Section 15303(a) of the California Code of Regulations/CEQA Guidelines (new construction of a single-family residence in a residential zone). Based upon the findings and conclusion set forth above, the Planning Commission hereby approves this Application, subject to the following conditions: 2 Planning Commission Resolution No. 2017 -XX Development shall substantially comply with the plans and documents presented to the Planning Commission at the public hearing. 2. All replacement trees shall be a minimum of 24 -inch box Southern California black walnut trees and planted at a 3:1 ratio. k 3. Monitoring of tree protection and restoration measures specified as conditions of approval shall be performed by site inspection conducted by an arborist. 4. Prior to the issuance of a demolition, grading or building permit, the existing black walnut trees shall be enclosed by chain link fencing with a minimum height of five feet or by another protective barrier approved by the Community Development Director. The protective barrier shall be placed at least five (5) feet outside the drip line of the tree to also protect the existing surrounding grade. Fencing shall be installed as illustrated on the enclosed tree protection plan and a `Warning' sign shall prominently displayed at regular intervals around the fencing line. The sign shall be a minimum of 8.5 inches x 11 inches and clearly state the following: TREE PROTECTION ZONE THIS FENCING SHALL. NOT BE REMOVED The fencing plan shall be shown on the grading plan and other applicable construction documents and the Planning Division shall be contacted to conduct a site visit prior to commencement of any work to ensure this condition is met. No grade changes shall be made within the protective barriers without prior approval by the Director. Where roots greater than one inch in diameter are damaged or exposed, the roots shall be cleanly saw cut and covered with soil in conformance with industry standards. 7. Excavation or landscape preparation within the protective barriers shall be limited to the use of hand tools and small hand-held power tools and shall not be of a depth that could cause root damage. 8. No attachments or wires other than those of a protective or non -damaging nature shall be attached to a protected tree. 9. No equipment or debris of any kind shall be placed within the protective barriers. No fuel, paint, solvent, oil, thinner, asphalt, cement, grout or any other construction chemical shall be stored or allowed in any manner to enter within the protected barrier. 10. If access within the protection zone of a protected tree is required during the construction process, the route shall be covered in a six-inch mulch bed in the 3 Planning Commission Resolution No. 2017 -XX drip line area and the area shall be aerate and fertilized at the conclusion of the construction. 11. When the existing grade around a protected tree is to be raised, drain tiles shall be laid over the soil to drain liquids away from the trunk. The number of drains shall depend upon the soil material. 12. Lighter sandy soils and porous gravelly material require fewer drains than heavy nonporous soils like clay. Dry wells shall be large enough to allow for maximum growth of the tree trunk. Dry well walls shall be constructed of materials that permit passage of air and water. 13. When the existing grade around a tree is to be lowered, either by terracing or a retaining wall, a combination may be used to lower grade. With either method, the area within the drip line shall be left at the original grade, except as allowed by the Director. The retaining wall shall be porous to allow for aeration. 14. Cleaning of equipment used for construction should be done outside the protected zone and in compliance with the manufacturer's directions. 15. Hand-held equipment should be used in the allowed encroachment zones for trenching of foundations, irrigation, and utility line placement to avoid shattering and tearing roots. 16. Exposed roots to remain and should be covered with burlap, carpet remnants or other material that may be kept moist until soil can be replaced. 17. Digging, excavating, trenching, or placement of fill material within the Tree Protection Zones of any protected trees is monitored by an arborist. 18. If canopy pruning of protected trees is found to be necessary, it should only be performed by a qualified ISA Certified Arborist or ISA Certified Tree Worker. 19. This report is part of the set of plans given to the contractor. The contractor shall be familiar with the specific instructions and responsibilities pertaining to protected trees. It is recommended that a certified arborist be retained and meet with the contractor and his personnel prior to commencement of the project. 20. Turf should be maintained as far away from the trunks as possible, but at least 5-6 feet to discourage excessive summer moisture. Natural leaf litter should be allowed to accumulate under the dripline of protected trees to remain. 21. If protective measures fail to ensure the survival of any protected tree during construction activity or within three years after approval of final inspection, a minimum of three 24 -inch box Southern California black walnut trees or other protected species shall be planted on the property for each protected tree that dies. 22. Standard Conditions. The applicant shall comply with the standard development conditions attached hereto. 4 Planning Commission Resolution No. 2017 -XX The Planning Commission shall: a. Certify to the adoption of this Resolution; and b. Forthwith transmit a certified copy of this Resolution, by certified mail to the property owner, Richard Wang and Jing Ma, 22826 Lazy Trail Road, Diamond Bar, CA 91765, and applicant, Feng Xiao, 2540 Huntington Drive, Suite 207, San Marino, CA 91108. APPROVED AND ADOPTED THIS 9TH DAY OF MAY 2017, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. In Raymond Wolfe, Chairman I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 9th day of May, 2017, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: Greg Gubman, Secretary 5 Planning Commission Resolution No. 2017 -XX COMMUNITY DEVELOPMENT DEPARTMENT ais^` STANDARD CONDITIONS USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Tree Permit No. PL 2017-40 SUBJECT: To remove one protected Southern California black walnut tree and replace with three Southern California black walnut trees on-site. PROPERTY Richard Wang and Jing Ma OWNER: 22826 Lazy Trail Road Diamond Bar, CA 91765 APPLICANT: Feng Xiao 2540 Huntington Drive, Suite 207 San Marino, CA 91108 LOCATION: 2468 Alamo Heights Road, Diamond Bar, CA 91765 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. I. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS 1. The applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul, the approval of Tree Permit No. PL2017-40 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys' fees, incurred in defense of such claims. (b) Applicant shall promptly pay any final judgment rendered against the City defendants. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof. 6 Planning Commission Resolution No. 2017 -XX This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this Tree Permit No. PL2017-40, at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports. 3. All designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business License; and a zoning approval for those businesses located in Diamond Bar. 4. Signed copies of Planning Commission Resolution No. 2017 -XX, Standard Conditions, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 5. Prior to the plan check, revised site plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Division review and approval. 6. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed. 7. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other applicable regulations. 8. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance. All site, grading, landscape/irrigation, and roof plans, and elevation plans shall be coordinated for consistency prior to issuance of City permits (such as grading, tree,removal, encroachment, building, etc.,) or approved use has commenced, whichever comes first. 10. The property owner/applicant shall remove the public hearing notice board within three days of this project's approval. 11. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, Public Works Department, and the Fire Department. B. FEES/DEPOSITS Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, Public Works Department and Mitigation Monitoring) at the established rates, prior to issuance of building or grading permit (whichever comes first), as required by the City. School fees as required shall be paid prior to the issuance of building permit. In addition, the applicant shall pay 7 Planning Commission Resolution No. 2017 -XX all remaining prorated City project review and processing fees prior to issuance of grading or building permit, whichever comes first. 2. Prior to any plan check, all deposit accounts for the processing of this project shall have no deficits. C. TIME LIMITS 1. The approval of Tree Permit No. PL2017-40 expires within one year from the date of approval if the use has not been exercised as defined per Diamond Bar Municipal Code (DBMC) Section 22.66.050 (b)(1). In accordance with DBMC Section 22.60.050(c), the applicant may request, in writing, a one-year time extension for Planning Commission consideration. Such a request must be submitted to the Planning Division prior to the expiration date and be accompanied by the review fee in accordance with the fee schedule in effect at the time of submittal. D. SITE DEVELOPMENT 1. This approval is to remove one protected Southern California black walnut tree and replace with three Southern California black walnut trees on-site at 2468 Alamo Heights Road, as described in the staff report and depicted on the approved plans on file with the Planning Division, subject to the conditions listed below. 2. The construction documents submitted for plan check shall be in substantial compliance with the architectural plans approved by the Planning Commission, as modified pursuant to the conditions below. If the plan check submittal is not in substantial compliance with the approved Tree Permit submittal, the plans may require further staff review and re -notification of the surrounding property owners, which may delay the project and entail additional fees. 3. To ensure compliance with the provisions of the Planning Commission approval, a final inspection is required from the Planning Division when work for any phase of the project has been completed. The applicant shall inform the Planning Division and schedule an appointment for such an inspection. 4. The above conditions shall run with the land and shall be binding upon all future owners, operators, or successors thereto of the property. Non-compliance with any condition of approval or mitigation measure imposed as a condition of the approval shall constitute a violation of the City's Development Code. Violations may be enforced in accordance with the provisions of the Development Code. 5. Failure to comply with any of the conditions set forth above or as subsequently amended in writing by the City, may result in failure to obtain a building final and/or a certificate of occupancy until full compliance is reached. The City's requirement for full compliance may require minor corrections and/or complete demolition of a non-compliant improvement, regardless of costs incurred where the project does not comply with design requirements and approvals that the applicant agreed to when permits were pulled to construct the project. 8 Planning Commission Resolution No. 2017 -XX 6. The project site shall be developed and maintained in substantial conformance with the approved plans submitted to, approved, and amended herein by the Planning Commission, on file with the Planning Division, the conditions contained herein, and the Development Code regulations. 7. All ground -mounted utility appurtenances such as transformers, air conditioning condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berms, and/or landscaping to the satisfaction of the Planning Division. 8. All roof -mounted equipment shall be screened from public view. 9. All structures, including walls, trash enclosures, canopies, etc., shall be maintained in a structurally sound, safe manner with a clean, orderly appearance. All graffiti shall be removed within 72 hours by the property owners/occupant. 10. All landscaping, structures, architectural features and public improvements damaged during construction shall be repaired or replaced upon project completion. E. SOLID WASTE The site shall be maintained in a condition, which is free of debris both during and after the construction, addition, or implementation of the entitlement approved herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction shall be done only by the property owner, applicant or by a duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to insure that the waste contractor used has obtained permits from the City of Diamond Bar to provide such services. 2. Mandatory solid waste disposal services shall be provided by the City franchised waste hauler to all parcels/lots or uses affected by approval of this project. END Planning Commission Resolution No. 2017 -XX Attachment 2 UES Registered Consulting ARBORISTS PROTECTED TREE REPORT — REVISION 1 WANG RESIDENCE LOT 118 OF TRACT 30578 2468 ALAMO HEIGHTS DRIVE -DIAMOND BAR, CALIFORNIA 91765 SUBMITTED TO: RICHARD WANG & JING MA 2488 ALAMO HEIGHTS DRIVE DIAMOND BAR, CALIFORNIA 91765 PREPARED BY: CHRISTY CUBA AS'CA REGISTERED CONSULTING ARBORIST #582 ISA CERTIFIED ARBORIST #WE 1982A ISA QUALIFIED TREE RISK ASSESSOR SCOTT MCALLASTER ISA CERTIFIED ARBORIST #WE 7011A ISA QUALIFIED TREE RISK ASSESSOR Santa Monica Office 828 Fifth Street, Suite 3 Santa Monica, California 90403 Office: 310.451.4804 Sierra Madre Office 80 West Sierra Madre Boulevard, #241 Sierra Madre, California 91024 Office: 62 6.428.5072 JANUARY 8, 2017 www.cycairlberg.com vvAmw asemsmos ~2^sn xLxmo os/oorv onms' omMnmo axR. CALIFORNIA TABLE OfCONTENTS LIST OF EXHIBITS TABLE i - SUMMARY [)FINVENTORIED TREES ..................................... ' ..~-.^...........2 EXHIBIT i'AERIAL VIEW [}FTHE PROPERTY ............ ^................ .....��—�^",.-,_-- EXH]BIT 2'REDUCED COPY OFTHE'PROTECTEDTREE LOCATION EXHIBIT ............. ................ 11 EXHIBIT 3 - REDUCED COPY OF THE'PROTECTED TREE IMPACT EXHIBIT & PROTECTION PLAN - SHEET 1 12 ...---....--....--^~_-_~^,,~___~~___^~~__^,~~__^^~_,� EXHIBIT 4 - REDUCED COPY OF THE'PPOTECTED TREE IMPACT EXHIBIT & PROTECTION PLAN ^ SHEET 2 13 .-.....-_.-_-.....~~,~.---°",~~~_,_^^~___,,~,,~~,~,__��,� CAPTIONEDPHOTOGRAPHS ............................................................................................................. 14 HEALTH AND STRUCTURE DEFINITIONS .................................................. ...................................... 17 CERTIFICATE0FPERFORMANCE .................................................................................. .................. 19 ARBORIST DISCLOSURE STATEMENT ....... .................................... ................. .................. ...... -20 21 REGU�NES--.-...~~..--~^..^--~~^^---^~^^^—~~~^~~.~__--~~^~~~~^. COVER SHEET FOR SOCIATES Horticulturists and Registered Consulting ARBORISTS January 8, 2017 Mr. Richard Wang and Ms. Jing Ma 2488 Alamo Heights Drive Diamond Bar, California 91765 Re: Protected Tree Report — Revision 1 Wang Residence — 2468 Alamo Heights Drive, Diamond Bar, California Lot.118 of Tract 30578 Dear Mr. Wang and Ms. Ma, EXECUTIVE SUMMARY This protected tree report was prepared in accordance with the City of Diamond Bar Tree Preservation and Protection Ordinance (Chapter 22.38 of the Municipal Code). Three protected Southern California black walnut trees may be affected by the proposed development located at 2468 Alamo Heights Drive, Diamond Bar. No City of Diamond Bar rights-of-way trees are associated with this project. No other trees considered "protected" by the City of Diamond Bar's Tree Ordinance are located on-site or immediately adjacent to the subject property. Based on the Precise Grading Plan provided, no protected trees are proposed for removal as a result of the proposed improvements. However, impacts to one of the protected trees may be significant enough to warrant its removal. General tree protection recommendations are made for trees to remain in the area of potential impact. BACKGROUND AND ASSIGNMENT You propose to construct a new two-story, single-family residence with a basement garage on a currently vacant, roughly 1.33 -acre parcel. A separate patio and a'Day Room" structure, as well as terraced landscaping, a pool, gardens, and hardscape areas are also proposed. Three Southern California black walnut (Juglans califomlca var. californica) trees are located within the property limits. Several other non -protected trees are located along the northern property boundary. Santa Monica Office 828 Fifth Street, Suite 3 Santa Monica, California 90403 Office: 310.451.4804 Sierra Madre Office 80 West Sierra Madre Boulevard, #241 Sierra Madre, California 91024 Office: 626.428.5072 www.cycariherg.com ear "e_rgASSOCIATES The City of Diamond Bar defines a protected tree as any of the following: (1) Native Oak, walnut, sycamore and willow trees with a diameter at breast height (DBH; 4 %feet above grade) of eight inches or greater; (2) Trees of significant historical or value as designated by the council; (3) Any tree required to be preserved or relocated as a condition of approval for a discretionary permit; (4) Any tree required to be planted as a condition of approval for a discretionary permit; and (5) A stand of trees, the nature of which makes each tree dependent upon the others for survival. Carlberg Associates (Carlberg) was retained to visit the property, inventory all potentially protected trees, evaluate the potential impacts of construction, make recommendations for the protection of trees to remain, and prepare a Protected Tree Report'for your submittal to the City of Diamond Bar. We used the Precise Grading Plan (Southland Civil Engineering, November 16, 2016) to determine the impacts to the protected trees. This report is based on our site visit of November 22, 2016. OBSERVATIONS We found three, native, Southern California black walnut trees (walnut) on the subject property. Tree trunks and canopies (driplines) were recorded in the field, from grade, using the topographic survey (no source or date) provided by Southland Civil Engineering. The walnut trees were numbered and tagged with a numerically embossed aluminum tag.. The locations of those trees are illustrated on the 'Protected Tree Location Exhibit:' Tree driplines' and the recommended location of protective fencing are graphically represented to -scale on the plan. Table 1 summarizes the inventoried trees and their proposed dispositions. Additional information on the health and structure of the trees is provided below. Captioned photographs and exhibits at the end of this report illustrate site context, tree locations, tree structure, and vigor. A full-sized copy of the'Protected Tree Location Exhibit' and'Protected Tree Impact Exhibit and Protection Plan' are included in back pockets at the end of this report. TABLE 1 —SUMMARY OF INVENTORIED TREES DBH(s) Height Canopy Spread Health Structure Disposition (Remove, Tag p Common Name Botanical Name (inches) (feel) (feet) Grade Grade Preserve, Encroach) WE/S/W Jen"""' 1 California black Juglans califomica 6.6,8.3, 18-20 9120/18/30 B B Encroach var. cafifornica 8.7,9A, 9.9 walnut Southern 2 California black Juglans califomica 1.8, 2, 2, 18-20 13/5/3/6 B B Encroach var. californica 2.6 walnut Southern 3 California black Juglans califomica 16,16 8-10 616/616 A B Remain vac cafifornica walnut Definitions for health and structural grades are provided at the end of this report ' The drip line is the outermost edge of the tree's canopy. When depicted on a map, the drip line will appear as an irregular shape that follows the contour of the tree's branches as seen from overhead. JANUARY 8, 2017 / PROTECTED TREE REPORT — REVISION 1 PAGE WANG RESIDENCE -246-a ALAMO HEIGHTS DRIVE, DIAMOND BAR �Gl� lJe�gASSDCIATES Tree 1 —This mature walnut is characterized by multiple trunks that diverge from two main trunks well below four and one-half feet from natural grade. The base of the trunk is located at the top of a steep slope that descends toward the southwest, on to the subject property. The difference in grade from the base of the trunk to the toe of the slope is approximately ten feet. The trunk exhibits a significant, but apparently natural, lean toward the south, southwest. The canopy to grade measurements for the on-site dripline include: - southeast - 2 feet, south -1 foot, southwest - 5 feet, and west — 0 (branches effectively touching the ground). A concrete walkway that borders the southern property line of the neighboring residential lot is located 32 inches north of the trunk. Root pruning associated with the construction of the concrete walkway and/or that building pad is unknown. If root pruning occurred within dripline to the north, it may impact the structural stability of the tree in the long-term. However, no indication of recent soil uplift was noted on the north. Canopy pruning has occurred on the north side of the tree. Canker disease is present in moderate amounts throughout the crown, as indicated by dead twigs and branches. About 20-25 percent of the crown appears to infested and infected with "thousand canker' disease at this time. The infestation is evident by beetle entry/exit holes, characteristically cracked bark, and dark brown cankers under the bark. The other 75-80 percent of the canopy appears healthy and vigorous. Depending on environmental conditions and this specific tree's genetics, vigor, and defense mechanisms, the disease may progress or it may remain in check over many years. Tree 2— This young walnut tree has four trunks that arise from the base. Their individual diameters are noted in Table 1. When simply added together, the combined trunk diameter equals 8.4 inches at DBH. However, a more accurate combined measurement of the multiple trunks is obtained by adding the trunk areas and then converting that single trunk area to the corresponding trunk diameter. When this method of trunk "addition" is applied, this tree has a combined trunk diameter of approximately 4.2 inches at diameter breast height. Since the City's definition of protected trees does not include directions for multi -stem trees, the protected status of this tree is unclear and the City will have to make a determination in that regard. This tree is located about two feet from the southern property line in the western portion of the lot. While it exhibits good health and vigor at this time, thousand canker disease is present in minor -moderate amounts on the main stems. The infestation is evidenced by beetle entry/exit holes, characteristically cracked bark and dark brown cankers under the bark. The outer twigs and branches do not appear to be effected, yet, and a good crop of walnuts was noted at the time of the inventory. Depending on environmental conditions and this specific tree's genetics, vigor, and defense mechanisms, the disease may progress or it may remain in check over many years. Tree 3 — This healthy and vigorous walnut "tree" is comprised of numerous, vigorous, stems (>20) arising from the root crown of two stumps, each measured at 16 inches in diameter. It is unknown when or why the main trunks were cut. The individual diameters of the sprouts range from about %-1'/ inches. When simply added together, or the areas combined and converted to a single diameter, the combined sprout diameters would surpass eight inches at DBH. Since the City's definition of protected trees does not include directions for multi - stem trees or trees that have been cut to stumps and are re -sprouting, the protected status of this tree is unclear and the City will have to make a determination in that regard. Walnuts commonly re -sprout after fire, pest infestation, disease, or drought events cause dieback in.the crown. This is an adaptation mechanism which is evident throughout native black walnut woodlands in Southern California. Epicormic stems that arise from the root crown of walnut trees can grow to become new, multi -trunk JANUARY 8, 2017 1 PROTECTED TREE REPORT - REVISION 1 PAGE 3 WANG RESIDENCE - 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR ` 6Ir ke-r(JASSOCIATES trees in a relatively short period of time. The new stems benefit from the extensive root system that usually remains relatively undamaged by fire or pests. DISCUSSION There are numerous potential consequences related to residential construction that may affect trees during and after a typical construction process. They are as follows and are discussed below: • EXCAVATION / TRENCHING - ROOT SEVERANCE • SOIL COMPACTION (DURING AND POST -CONSTRUCTION) • ALTERATION OF THE WATER TABLEiSITE DRAINAGE • SUBSTANTIAL TRIMMING OF CANOPY OR ROOTS • MECHANICAL DAMAGE • IRRIGATION A. ExcavahbruTrenchina=Roof Severance Trenching can include excavation for irrigation, utility, or drainage lines. Trenching and excavation can also be required for foundations of structures and free-standing walls. Trenching and excavation removes soil and tree roots. When performed in the critical root zone (approximately 5x the trunk diameter of any tree) or within the dripline (outer edge of the natural canopy), there is the potential to remove large areas of root mass, and to shatter and tear roots that will remain connected to the tree(s). Tom and shattered roots cannot callous over or generate new roots in the manner of cleanly -cut roots. Tom and shattered roots are potentially unstable, are entrypoints for disease and decay organisms, and eventually die. Significant root loss and/or severance can be critical to the health and structure of trees to remain in a landscape. 8. Soil Compaction Soil compaction is a complex set of physical, chemical, and biological constraints on tree growth. Principal components leading to limited growth are the loss of aeration and pore space, poorgas exchange with the atmosphere, lack of available water, and mechanical hindrance of root growth. Soil compaction is considered to be the largest single factor responsible for the decline of trees on construction sites. C. Changes in Grade Changes in grade, by the addition orremoval of soil (filling or cutting), can be injurious. Lowering the grade around trees can have immediate and long-term effects on trees. The addition of soil and compaction for common engineering practices also results in long-term effects on trees. Typically, the vast majority of the root mass exists within the top three feet of soil, and most of the fine roots active in water and nutrient absorption are in the top 12 inches. D. Alteration of the Water Table/Site Drainage The water table is the upper surface of the zone in which soil macropores are saturated with water, water tables may vary seasonally. Rather than a flat, static surface, the watermoves down a gradient. Its depth varies, depending on the structure of the soil and rocks through which if flows. A perched water table may form in soils that have impermeable strata. Swamps and wetlands are created where the water table intersects level ground. 'Y' JANUARY 8, 2017 1 PROTECTED TREE REPORT - REVISION 1 PAGE4 WANG RESIDENCE - 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR earl "e-reASSOCIATES Structures such as footings, basements, subterranean buildings, and retaining walls may intercept impermeable layers in the soil on which water perches: If adequate drainage is not provided, the water table uphill may gradually rise and interfere with tree roots. This type of damage usually takes a period of time to be recognized and diagnosed.2 Oaks are particularly susceptible to root infections, such asArmillaria and Phytophthora. Both of these fungal diseases can progressively weaken a mot system, resulting in dead branches in the canopy of the tree, loss of stability of the entire tree because of decaying roots, and premature death of the tree. Trees form roots in accordance with existing soil composition and water availability Minor drainage changes in the winter and spring months are significant to the health of the trees. E. Canopy and Root Pmning Leaves perform vital functions for trees. Through photosynthesis, they manufacture sugars that feed the tree and are used to create the building blocks of wood. Leaves help to move water and nutrients up from the roots and around the tree through their vascular system and cool the tree down through transpiration. They moderate temperatures beneath the tree, lessen the drying action of winds, and intercept rainfall, which reduces erosion. On the ground, they moderate soil temperatures; retain moisture, and as they decompose, return theirnutrients back to the soil to be recycled and reused by the tree. A healthy canopy of leaves is essential to ensure an adequate food supply for the roots to perform their important functions. Typically, root systems extend outward past the driplina, two to four times the diameter of the average tree's crown. Main root functions include water and mineral conduction, food and water storage, and anchorage of the tree to the soil. Root systems consist of short-lived, fine -textured, feeder roots and larger, woody, perennial roots. Feeder roots, while averaging only 1/16 inch in diameter, constitute the major portion of the root system's surface area. Feeder roots act like sponges, growing predominantly outward and upward from the large roots near the soil surface where minerals, water and oxygen are usually abundant. Larger, woody roots and -their subordinates tend to annually increase in diameter and grow horizontally. Predominantly located in the top 6 to 24 inches of the soil, these structural and storage roots usually do not grow deeper than three to seven feet. Root growth is generally inhibited by soil compaction and temperature. As the depth increases, soil compaction increases, and the availability of water, minerals, oxygen, and soil temperature all decrease. Removal of significant amounts of the canopy and/or root system can lead to both immediate and long-term detrimental effects on trees. Effects can be physiological, structural, or both. F. Protection Against Mechanical Damage/Fencing Fencing is a temporary enclosure erected around a tree to enclose as much of its safety zone as possible. Fences are critical to (1) prevent direct contact and damage to the canopy, branches, and trunk, (2) preserve roots and soil in an intact and non -compacted state, and (3) identify the Tree Protection Zone. Fencing must be in place before demolition or the initiation of construction, and remain until adjacent construction activity no longer threatens tree health. 2 Nelda Matheny and James R. Kid JANUARY 8, 2017 1 PROTECTED TREE REPORT - REVISION 1 PAGE 6 WANG RESIDENCE - 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR earl "e-r'JASSOCIATES G. Irrigation Trees that have suffered root loss may not be able to exploit as large a soil volume as before injury. Also, changed patterns of drainage may divert wateraway from trees. In either case, trees may benefit from supplemental irrigation. The following are general guidelines. • The amount of water applied must be appropriate to the species. • Light, infrequent irrigations should be avoided. • Excess irrigation from new landscaping should be avoided. Runoff from plantings should be minimized and/or directed away from trees. Wetting the trunk should be avoided.3 Proposed grading and construction will result in encroachment into the protected zones of two native walnut trees (Trees #1 and #2). Based on the Precise Grading Plans, Tree #3 will not be impacted by the proposed development. Tree #1 — A rock wall and an eight -foot wide, decomposed granite cart path will be located approximately five feet south of the trunk of Tree #1. A retaining wall will be constructed approximately 15 feet south of the trunk. Fill material Will be placed between the rock wall and the retaining wall to accommodate the landscape, hardscape, and residential design. Fill material will elevate the grades under this tree's canopy from approximately two feet below the trunk elevation on the west end of the walkway to about five feet above the trunk elevation at the east end. Construction of the walls and compaction of the fill material will impact greater than 50% of the southern root system of the tree. Grading and construction equipment access, as well as long-term cart path clearance, will require significant pruning of this trees western, southern, and eastern canopy. Based on the proposed grades and the ground -sweeping nature of this tree's canopy, it is estimated that greater than 20% of the canopy and limbs greater than four inches in diameter Will require pruning. Tree #2— Construction of a retaining wall will occur approximately eight feet north of the trunk of Tree #2. The proposed excavation for the retaining wall foundation will encroach into the dripline of this tree by about five feet. Given the distance and the existing grade difference, construction of the retaining wall is not likely to result in significant damage to the root system of this young tree. Given the proposed height of the retaining wall and the building pad to the north, the northern trunk of this young tree would require some pruning and possible tie -backs to allow for wall construction. With reduction of the northern trunk to a middle lateral branch, along with the potential use of tie -backs to pull the remaining portion of the stem southward, pruning could be kept to less than 20% of this tree's canopy. Tree #3 — According to the Precise Grading Plans reviewed for this report, no impacts to Tree #3 are. anticipated. CONCLUSION AND RECOMMENDATIONS The development of the site with the proposed basement/garage, two-story home, new landscape and hardscape as depicted on the Precise Grading Plans will encroach upon two native Southern California black walnut trees. Tree#1 Will incur substantial root zone disturbance and canopy impacts. Tree #2 will incur minor root zone impacts and minor canopy impacts. Tree #3 will not be impacted by development. 3 See Matheny and Clark p 125 r JANUARY 8, 2017 1 PROTECTED TREE REPORT - REVISION 1 PAGE 6 WANG RESIDENCE - 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR earl "e-r(jASSOCIATES Walnuts generally do not tolerate root zone disturbance or significant canopy pruning very well. They are intolerant of grade changes, changes to the water table, and mechanical injury. Changes in soil aeration and water availability due to placement of fill material and compaction to engineering standards will likely cause increased stress, increased susceptibility to pests and disease, and significant decline in Tree #1. That, coupled with the significant pruning that will be required for construction and long-term cart and pedestrian access on the landscape path, lead me to the opinion that Tree #1 will be significantly impacted by the development as proposed. Given that Tree 92 is young and in good health, the proposed impacts to this tree are likely to be less than significant in the long-term. in my opinion, the impacts to Tree #1 will be significant. Therefore, there are two options for this tree: 1. Remove and replace Tree #1 with the appropriate number of mitigation trees on-site. The species, number of trees, and the container sizes will be at the discretion of the City of Diamond Bar. 2. Retain Tree #1 with the recommended tree protection measure_ s and monitor its'response over a period of time to the satisfaction of the City of Diamond Bar. The following tree protection measures are recommended for the protected trees to remain on-site: The protective measures shall include but are not limited to the following: 1. The existing trees to be retained shall be enclosed by chain link fencing with a minimum height of five feet or by another protective barrier approved by the director prior to the issuance of a grading or building permit and prior to commencement of work. Fencing should be installed as illustrated on the enclosed tree protection plan and a'Warning' sign is prominently displayed at regular intervals around the fencing line. The sign will be a minimum of 8.5 inches x 11 inches and clearly state the following: TREE PROTECTION ZONE FITHIS FENCING SHALL NOT BE REMOVED 2. Fencing shall be placed at least five feet outside the drip line of trees to be protected. A lesser distance may be approved by the director if appropriate to the species and the adjacent construction activity. See recommended fencing on the tree protection exhibit. 3. No grade changes shall be made within the protective barriers without prior approval by the director. Where roots greater than one inch in diameter are damaged or exposed, the roots shall be cleanly saw cut and covered with soil in conformance with industry standards. 4. Excavation or landscape preparation within the protective barriers shall be limited to the use of hand tools and small hand-held power tools and shall not be of a depth that could cause root damage. 5. No attachments or wires other than those of a protective or non -damaging nature shall be attached to a protected tree. 4 See Matheny and Clark, p. 172. JANUARY 8, 2017 / PROTECTED TREE REPORT — REVISION 1 PAGE 7 WANG RESIDENCE - 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR Mari be-r9ASSOCIATES 6. No equipment or debris of any kind shall be placed within the protective barriers. No fuel, paint, solvent, oil, thinner, asphalt, cement, grout or any other construction chemical shall be stored or allowed in any manner to enter within the protected barrier. 7. If access within the protection zone of a protected tree is required during the construction process, the route shall be covered in a six-inch mulch bed in the drip line area and the area shall be aerated and fertilized at the conclusion of the construction. 8. When the existing grade around a protected tree is to be raised, drain tiles shall be laid over the soil to drain liquids away from the trunk. The number of drains shall depend upon the soil material. Lighter sandy soils and porous gravelly material require fewer drains than heavy nonporous soils like clay. Dry wells shall be large enough to allow for maximum growth of the tree trunk Dry well walls shall be constructed of materials that permit passage of air and water. 9. When the existing grade around a tree is to be lowered, either by terracing or a retaining wall, a combination may be used to lower grade. With either method, the area within the drip line shall be left at the original grade, except as allowed by the Director. The retaining wall shall be porous to allow for aeration. 10. Trees that have been destroyed or that have received major damage during construction shall be replaced prior to final inspection. 11. Cleaning of equipment used for construction should be done outside the protected zone and in compliance with the manufacturer's directions. 12. Hand-held equipment should be used in the allowed encroachment zones for trenching of foundations, irrigation, and utility line placement to avoid shattering and tearing roots. 13. Exposed roots to remain and should be covered with burlap, carpet remnants or other material that may be kept moist until soil can be replaced. 14. Construction Monitoring — monitoring of tree protection and restoration measures specified as conditions of approval shall be performed by site inspection conducted by the director, or by an arborist. 15. Digging, excavating, trenching, or placement of fill material within the Tree Protection Zones of any protected trees is monitored by a professional arborist. 16. If canopy pruning of protected trees is found to be necessary, it should only be performed by a qualified ISA Certified Arborist or ISA Certified Tree Worker. 17. This report is part of the set of plans given to the contractor. The contractor should be familiar with the specific instructions and responsibilities pertaining to protected trees. It is recommended that a professional arborist be retained and meet with the contractor and his personnel prior to commencement of the project. 18. Turf should be maintained as far away from the trunks as possible, but at least 5-6 feet to discourage excessive summer moisture. Natural leaf litter should be allowed to accumulate under the dripline of protected trees to remain. JANUARY B, 2017 / PROTECTED TREE REPORT - REVISION 1 PAGE 8 WANG RESIDENCE - 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR eol-rI ke_reASS.00IATES Please feel welcome to contact me at 626.428.5072, if you have any immediate questions or concerns. Respectfully submitted, Christy Cuba, Registered Consulting Arborist, #502 Sierra Madre Office ch risty(ftycarlberct. com This report comprises a total of 25 pages and three full-size maps. Unauthorized separation or removal of any portion of this report deems it invalid as a whole. Conditions represented in this report are limited to the inventory date and time. Risk assessments were not requested nor performed for the purposes of this report. Ratings for health, aesthetics, and structure do not constitute a health or structural guarantee beyond the date and time of the inspection. .. JANUARY 8, 2017 / PROTECTED TREE REPORT - REVISION 1 PAGE 9 WANG RESIDENCE - 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR \�OT'I berg ASSOCIATES EXHIBIT 1 -AERIAL VIEW OF THE PROJECT PROPERTY WITH APPROXIMATE BOUNDARY 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR, CA (Source: Google, Earth -the walnut frees are deciduous In this photograph) JANUARY 8, 2017 / PROTECTED TREE REPORT - REVISION 1 PAGE 10 WANG RESIDENCE - 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR ear EXHIBIT 2- REDUCED COPY OF THE PROTECTED TREE LOCATION EXHIBIT (not to scale) JANUARY e, 2017 1 PROTECTED TREE REPORT —REVISION 1 PAGE 11 WANG RESIDENCE 12468 ALAMO HEIGHTS DRIVE, DIAMOND OAR, CA ecn°i berg ASSDCIATES EXHIBITS -REDUCED COPY OF THE PROTECTED TREE IMPACT EXHIBIT AND PROTECTION PLAN- SHEET 1 (not to scale) (i - - TR I t -m v-" •>e sn A:: P.�r.-t 'I f>� �T�.�a•e.we.. > e '� � v JANUARY 6. 2017 1 PROTECTED TREE REPORT — REVISION 1 PAGE 12 WANG RESIDENCE 1 2468 ALAMO HEIGHTS DRIVE. DIAMOND BAR, CA earl Verg A550CIATES EXHIBIT 4- REDUCED COPY OF THE PROTECTED TREE IMPACT EXHIBIT AND PROTECTION PLAN — SHEET 2 (not to scale) I d sy�.y s� nT -.n e.a• .2E vm tPOfEC1E91PFEM u �..- • .3tS nJ W. f .... ? K.:Y� ff )xmr�a... i R -v-.� &i��s ...m JANUARY 6. 2017 1 PROTECTED TREE REPORT- REVISION 1 PAGE 15 WANG RESIDENCE 12466 ALAMO HEIGHTS DRIVE. DIAMOND BAR. CA earl kerg ASSOCIATES JANUARY 8, _2017 /PROTECTED TREE REPORT -REVISION 1 PAGE 14 WANG RESIDENCE 1 2460 ALAMO HEIGHTS DRIVE, DIAMOND BAR, CA i .4y44�` F 11 ,y .F.• ' .4y44�` earl ker9ASSOCIATES Tree #1 — examples of characteristic beetle entry holes and cracks in the bark caused by the walnut twig girdler and "thousand cankers" disease. When the cankers become so numerous that they coalesce around a stem, that stem dies. Tree #2 — example of Cracking bark over cankers caused by 'thousand cankers' disease, carried by the walnut twig beetle. t Tree #2 — example of exposed, dark brown cankers caused by 'thousand cankers' disease, carried by the walnut twig beetle. !I JANUARY 8, 2017 / PROTECTED TREE REPORT - REVISION 1 PAGE 16 WANG RESIDENCE / 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR, CA ear kenj ASSOCIATES HEALTH AND STRUCTURE GRADE DEFINITIONS Health and structure ratings of the trees are based on the archetype tree of the same species through a subjective evaluation of its physiological health, aesthetic quality, and structural integrity. Overall physiological condition (health) and structural condition were rated A -F: Health A) Outstanding — Exceptional trees of good growth form and vigor for their age class; exhibiting very good to excellent health as evidenced by normal to exceptional shoot growth during current season, good bud development and leaf color, lack of leaf, twig or branch dieback throughout the crown, and the absence of decay, bleeding, or cankers. Common leaf and/or twig pests may be noted at very minor levels. B) Above average — Good to very good trees that exhibit minor necrotic or physiological symptoms of stress and/or disease; shoot growth is less than reasonably expected, leaf color is less than optimal in some areas, the crown may be thinning, minor levels of leaf, twig, and branch dieback may be present, and minor areas of decay, bleeding, or cankers may be manifesting. Minor amounts of epicormic growth may be present. Minor amounts of fire damage or mechanical damage may be present. Still healthy, but with moderately diminished vigor and vitality. No significant decline noted. C) Average—Average, moderately good trees whose growth habit and physiological or fire -induced symptoms indicate an equal chance to either decline or continue with good health into the near future. Most of these trees exhibit moderate to significant small deadwood in outer crown areas, decreased shoot growth and diminished leaf color and mass. Some stem and branch dieback is usually present and epicormic growth may be moderate to extensive. Cavities, pockets of decay, relatively significant fire damage, bark exfoliation, or cracks may be present. Moderate to significant amounts of insect or disease symptoms may be present; the tree may be shaded or crowded in such a way that it is expected to negatively impact the lifespan of the tree. Tree may be in early decline. D) Below Average/Poor-trees whose growth habit and physiological or fire -induced symptoms indicate significant, irreversible decline. Most of these trees exhibit significant dieback of wood in the crown, possibly accompanied by significant epicormic sprouting. Shoot growth and leaf color and mass is either significantly diminished or nonexistent throughout the crown. Cavities, pockets of decay, significant fire damage, bark exfoliation, and/or cracks may be present. Significant amounts of insect or disease symptoms may be present; the tree may be shaded or crowded in such a way that it has negatively impacted the lifespan of the tree. Tree appears to be in irreversible decline. F) Dead or in spiral of decline —this tree exhibits very little to no signs of life. Structure A) Outstanding — Trees with outstanding structure for their species exhibit trunk and branch arrangement and orientation that result in a sturdy form or architecture that resists failure under normal circumstances. The spacing, orientation, and size of the branches relative to the trunk are quintessential for the species and free from defects. No outward sign of decay or pathological disease is present. Some trees exhibit naturally inherent branching defects, like multiple, narrow points of attachment from one point on the trunk, which would preclude them from achieving an W grade. 16NUARY 8, 2817 I PROTECTED TREE REPORT - REVISION 1 PAGE 17 WANG RESIDENCE 12468 ALAMO HEIGHTS DRIVE, DIAMOND BAR, CA ear "e-r3AS50CIATEB B) Above average - Trees with good to very good structure for their species. They exhibit trunk and branch arrangement and orientation that result in a relatively sturdy form or architecture that resists failure under normal circumstances, but may have some mechanical damage, over -pruning, or other minor structural defects. The spacing, orientation;"and size of the branches relative to the trunk are still in the normal range for the species, but they exhibit a minor degree of defects. Minor, sub -critical levels of decay or pathological disease may be present, but the degree of damage is not yet structurally significant. Trees that exhibit naturally inherent branching defects, like multiple, narrow points of attachment from one point on the trunk, would generally fall into this category. A small percentage of the canopy maybe shaded or crowded, but not in such a way that it is expected to negatively impact the structural integrity or lifespan of the tree. C) Average - Trees with moderately good structure for their species, but with obvious defects. They exhibit trunk and branch arrangement and orientation that result in a less than sturdy form or architecture, which reduces their resistance to failure under normal circumstances. Moderate levels of mechanical damage, over -pruning, or other structural defects may be present. The spacing, orientation, and size of some of the branches relative to the trunk are not in the normal range for the species. Moderate to significant levels of decay or pathological disease may be present that increase the likelihood of structural instability. Influences such as an excessive trunk lean, slope erosion, root pruning, or other growth -inhibiting factors may be present. A moderate to significant percentage of the canopy may shaded or crowded in such a way that it is expected to negatively impact the structural integrity or lifespan of the tree. Risk of full or partial failure in the near future appears to be moderately elevated. D) Well Below Average/Poor -Trees poor structure for their species and With obvious defects. They exhibit trunk and branch arrangement and orientation that result in a significantly less than sturdy form or architecture, significantly reducing their resistance to failure under normal circumstances. Significant levels of mechanical damage, over -pruning, or other structural defects may be present. The spacing, orientation, and size of many of the branches relative to the trunk are not in the normal range for the species. Significant levels of decay or pathological disease may be present that increase the likelihood of structural instability. Influences such as an excessive trunk lean, slope erosion, root pruning, or other growth - inhibiting factors may be present. A significant percentage of the canopy may be shaded or crowded in such a way that it is expected to negatively impact the structural integrity or lifespan of the tree. Risk of full or partial failure in the near future appears to be advanced. F) Severely Compromised — trees with very poor structure and numerous or severe defects due to growing conditions, historical or recent pruning, mechanical damage, history of limb or trunk failures, advanced and irreparable decay, disease, or severe fire damage. Trees with this rating are in severe, irreparable decline, or are barely alive. Risk of full or partial failures in the near future may be severe. JANUARY 8, 2017 1 PROTECTED TREE REPORT - REVISION 1 PAGE 18 WANG RESIDENCE 1 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR, CA earl ke-rJASSOCIATES CERTIFICATION OF PERFORMANCE 1, Christine Cuba, certify: • That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated =.. my findings accurately. The extent of the evaluation and appraisal is stated in the attached report and the Terms of Assignment; D • That I have no current or prospective interest in the vegetation or the property that is the subject of this report and have no personal interest or bias with respect to the parties involved; • That the analysis, opinions, and conclusions stated herein are my own; • That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted arboricultural practices; • That no one provided significant professional assistance to the consultant, except as indicated within the report; , • That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party. I further certify that I am a member of the American Society of Consulting Arbodsts, and that I acknowledge, accept, and adhere to theASCA Standards of Professional Practice. I am an International Society of Arboriculture Certified Arborist and Qualified Tree Risk Assessor, and have been involved in the practice of arboriculture and the study of trees for over twenty-five years. Signed. C� d449-1 Date: January S 2017 Christy Cuba Registered Consulting Arborist, #502 Certiftd Arborist WE -1982A Qualified Tree Risk Assessor Sierra Madre Office christy(W-cycadbeMg com JANUARY 6, 2017 / PROTECTED TREE REPORT - REVISION 1 PAGE 19 WANG RESIDENCE / 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR, CA earl ke-P9ASSOCIATES ARBORIST DISCLOSURE STATEMENT Arborists are tree specialists who use their education, knowledge, training and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like any medicine, cannot be guaranteed. Treatment, pruning and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership, site lines, disputes between neighbors, and other issues. Arborists cannot take such considerations into account unless complete and accurate information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the completeness and accuracy of the information provided. Trees contribute greatly to our enjoyment and -appreciation of life. Nonetheless, they are subject to the laws of gravity and physiological decline. Therefore, neither arborists nor tree owners can be reasonably expected to warrant unfailing predictability or elimination of risk. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees Is to eliminate all trees. JANUARY 8, 2017 / PROTECTED TREE REPORT - REVISION i PAGE 20 WANG RESIDENCE / 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR, CA earl "e-r`JASSOCIATES CHRISTY CUBA CARLBERG ASSOCIATES Satellite Office- 80 W. Sierra Madre BNd., #241 • Sierra Madre - California • 91024 828 Fifth Street, Suite 3 • Santa Monica • California • 90403 chdsty@cycarlberg.com • o: 626.428.5072 • www.cycarlbarg.com Education B.A., Environmental Analysis & Design, Cum Laude, University of California, Irvine, 1993 Graduate, International Society of Arboriculture Certification Study Program, April 1998 Graduate, Consulting Academy, American Society of Consulting Arborists, February 2008 Experience SeniorArborisi/Associate, Carlberg Associates, 2011 -Present Director of Environmental Services & Senior Arborist, Land Design Consultants, Pasadena, 1994 - 2011 Park SpeciallstiNaturalist, City of Monrovia, 1988-1996 Certificates Codified Arborist, WE -1982A, International Society of Arboriculture, 1998 Registered Consulting Arbodst, #502, American Society of Consulting Arbodsts, 2011 Qualified Tree Risk Assessor, International Society of Arbodculture, 2013 AREAS OF EXPERTISE Ms. Cuba Is experienced in the following areas of tree management and preservation: • Tree health & risk assessments • Inventories & reports for native and non-native trees • Master planning • Evaluation of trees for preservation, encroachment, relocation, restoration, and hazards • Value assessments (appraisals) for native and non-native trees • Post -fire Inventories, assessments, and valuations for native and non-native trees • Guidelines for tree preservation, planting, pruning and maintenance specifications • Pest and disease Identification • Tree and landscape resource mapping -GPS, GIS, and AutoCAD • Planning Commission, City Council, and community meetings representation • Review of landscape plans for mitigation compliance & fire fuel modification planning • Preparation of native habitat and woodland management plans • Performance of long-term mitigation compliance monitoring & reporting Expert testimony PREVIOUS CONSULTING EXPERIENCE Ms. Cuba has performed hundreds of tree Inventories, health evaluations, impact analyses, hazard, and value assessments for counties, cities, sanitation districts, and water districts, as well as private developers, architects, engineers, and homeowners. She has over 23 of experience in arboriculture and Is trained in environmental planning, state and federal regulatory permitting, preparation of CEQA analyses, and habitat mitigation planning and Implementation. Representative clients Include: City of Pasadena San Diego Gas & Electric City of Monrovia Quinn, Emanuel, Urquhart and Sullivan (attorneys at law) City of Santa. Cladta - The New Home Company City of Glendora City of South Gate Los Angeles County Fire Department City of Sierra Madre California Institute of Technology Belzberg Amhitects Min Lehrer+Associates Occidental College Pulte/Centex Homes Rose Bowl Stadium Newhall Land and Farming Las Encinas Hospital/Aurora Health Services KOVAG Design Studio - EPT Design Pamela Burton & Company Gensler Architects Chandler School The Claremont Colleges (Pomona College, Claremont University Consortium, Mesivta of Greater Los Angeles Claremont Graduate University) AFFILIATIONS Ms. Cuba serves with the following national and regional professional organizations: Member, American Society of Consulting Arbodsts • Member, International Society of Arboriculture, Western Chapter • Member, Los Angeles Oak Woodland Habitat Conservation Strategic AlOance • Past President (2015), Street Tree Seminar, Inc. Ish JANUARY 8, 2017 / PROTECTED TREE REPORT REVISION 1 PAGE 21 WANG RESIDENCE / 2465 ALAMO HEIGHTS DRIVE, DIAMOND BAR, CA eor beT JASSOCIATES SCOTT MCALLASTER CARLBERG ASSOCIATES Satellite Office -80 W. Sierra Madre Blvd., #241 • Sierra Madre • California - 91024 828 Fifth Street, Suite 3 • Santa Monica • California - 90403 scott@cycariberg.com • in: 424.285.3334 • www.cycarlberg.com Education B.A., Environmental Studies, University of California, Santa Barbara, 2000 Experience Project Planner & Senior Arborist, Land Design Consultants, Inc. Pasadena, 1999-2014 Certificates Certified Arbodst, WE -7011A, International Society of Arboriculture, 2004 Qualified Tree RiskAssessor, International Society of Arboriculture, 2015 AREAS OF EXPERTISE Mr. McAllaster is experienced in the following areas of tree management and preservation: I Tree health & risk assessments • Inventodes & reports for native and non-native trees • Master planning • Evaluation of trees for preservation, encroachment, relocation, resloratio n, and hazards • Construction monitoring and reporting • Value assessments (appraisals) for native and non-native trees • Post -fire Inventories, assessments, and valuations for native and non-native trees • Guidelines for tree preservation, planting, pruning and maintenance spec cations Tree and landscape resource mapping —GPS,. GIS, and AutoCAD • Planning Commission, City Council, and community meetings representation • Review of landscape plans for mitigation compliance & fire fuel modification planning • Performance of long-term mitigation compliance monitoring & reporting PREVIOUS CONSULTING EXPERIENCE Mr. McAllaster has performed hundreds of tree Inventories, health evaluations, impact analyses, hazard, and value assessments for counties, cities, sanitation districts, and water districts, as well as private developers, architects, engineers, and homeowners. He has over 11 years of experience in arbodculture and is trained In environmental planning, state and federal regulatory permitting, preparation of CEQA analyses, and habitat mitigation planning and implementation. Representative clients Include: City of Pasadena City of Santa Clarita City of Glendora Los Angeles County Fire Department Los Angeles County Sanitation Districts Newhall County Water District Pulte/Centex Homes. Newhall Land and Farming E & S Ring, Inc. Hollywood Forever Cemetery Archdiocese of Los Angeles St. John's Hospital, Santa Monica Kovac Architects Tim Barber, Ltd., Architects Ojai Valley Community Hospital The Kibo Group EI Monte Garden Senior Center IMT Capital, LLC AFFILIATIONS San Diego Gas & Electric Corky McMillin Companies City of South Gate City of Arcadia D2 Development Buntec, Inc. The Claremont Colleges The New Home Company William Carey University Claremont Golf Course Universal Hilton Gensler Architects Marmot Radziner, Architects NAC Architecture Aurora/Signature Health Services Monte Vista Grove Homes Highpolnte Communities Claremont University Center Mr. McAllaster serves with the following national and regional professional organizations: • Member, International Society of Arboriculture, Western Chapter • Member, Street Tree Seminar, Inc. ft JANUARY 8, 2017 / PROTECTED TREE REPORT — REVISION 1 PdGE 22 WANG RESIDENCE 1 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR, CA ea-' Le-rgASSDCIATEs PLACEHOLDER FOR MAP POCKETS AND FULL-SIZE PROTECTED TREE LOCATION EXHIBIT AND PROTECTED TREE IMPACT EXHIBIT AND PROTECTION PLAN (2 SHEETS) JANUARY 8, 2017 / PROTECTED TREE REPORT - REVISION 1 PAGE 23 WANG RESIDENCE 1 2468 ALAMO HEIGHTS DRIVE, DIAMOND BAR, CA —PNECISE GIeAO1NO PIAN � �� Wm •iriwu.Tay. q 111 mncrsosmrs torus �_ PROJECTTEAM OWNER MR. RICHARD WANG BMS. JING MA 2463AL.RAN, A H. ARCHITECT CABti65 ARCHII£D 'EN HUNFL RCHNENASE,S SA NVNTIHGTONDRNE SURE N] .GB PHONE ASA®. EKIL. FENGMEvOR CMTECT.COM CIVIL ENGWEER 3OUTHLAND CMLENGINEERINGS SURVEY LLP 31N.RAYMONDAVE,SUITE300 PASADENA. CA 91103 PHONEB28.0UPS5EKTM4 FUTAIL LMAR�SOUIHANDCIII.COM FAR ... AMC lMC ROBERT TAFI A ASSOCIATES PHONE 951.6) .GPU ENAILPOBEBTETAFTLA®GMA%-COM STRUCTURAL ENGINEER: TCA ENGINEERING, INC. 1170E ROME, BLVD. PAG EL MONTF CM.IYO PRONE620.5/1.900B EMAIL TCAENGIIFEWGQDMAILCOM MEP ENGINEER SOUTHFAR G "BEBY COUSULT — 1401MENNEYNE3TSEET LAGUNA BEACH, CA SBMN PHONE04BA5 SN" FAK9R.a9i.23o EMA4:PAULKIASOUTHLAUSUGCOM GEOTECH.E. ENSMEER: COAST GEOTECHNICAL INC. )200 W COMMONWEALTIAVE FULLER -CAGUM PHONE 1.714.)0.)2)1 EMAIL: COASTGEDTROGAGOGLOBALNET FIRE DEPARTMENT NOTE BUILDING SHOULD BE FULLY SPRINKL SHED PER...' I L05 ANGELES FIREOEPARTMFNT REQUIREMENT.. N. BE cNIE W EO ANO APPROVED BY NOF LOS AN6FTES FIRE DEPASTMETPRIORTO INSTALLATION PROJECT SUMMARY AND CODE DATA DEFERRED SUBMITTALS PROJECT DESCRIPTION: APMICABLEDMET"I CODES: DEFERRED SUBMITTALS,(SPRINKLER SYSTEM. NOCE 23TORY NEWSIMLE FAMILY ..BE WON ATTACHMSMAGEATBASEMENT 2013 CALIFORNIA RESIDENTIAL CODE 20121NTERVARORAL ( RESIDENTML CODE) TRUSS, ETC.) ER�Sg 2013 CALIFOPNIA GREEN BNLOING STANDARDS CODE DOCUMENTS FOR DEFERRED SUBMRTAL ITEMS SHALL BE SRF..RESS' 2813 ME RLA ENERGY COOS DESIGN SIIBMIREOTOTHE REGISTERED DESIGN PROFESSIONAL IN PSOFEMANO N65 AIAMO HER. OR L: CALIFORNIA FIRE CORE UD 12 INTERNATIONAL FlRE RESPONM10SELE HEREWHOSH DIAMOND BAR. CAllti63 CODE) FORWARD THEM TO THE LOCAL BURPING OFFICIAL WI TNA j/fL ]ti:_.9m. M1(a 2013 CALIFORNIABUILDWO CODE (RB 121NLERNAPONAL NOTATION INDICATING. THE DEFERRED SUBMITTAL LOT1 c[SaIIMO BVILDNIG CODE) O. MENTS HAVE BEEN REVIEWED AND BEEN FOUND TO LOT 11 S, )PACT 909ifl4L60 KNOWN AS 201]GLLIMEDIA MECHANICAL CODE G0121NTERNATIONAL BEINGFNERRL CONFORMANCE TO THE DESIGN OF THE SIM AIAM O HEIDHTS ROAD, DIAMOND BAR MECHANAUI CODE) BUILDING. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE APN 6713028063 5019 CALIFORNIA PLUMBING CODE (SN21WERNATONAL INSTALLED UNTIL THE DESIGN AND SLEMIRAL iLL F YSmlun PLUNGING CODE) AVE DOCUMENTS HAVEBEFN APPROVED BYTHELOCAL APPLICABLE 2DNING CODE CITY OFDIAMOND BAR MUNICIPAL CODE 2013 CALINRNIA ELECTRICAL CODE (N I I NATONAL ELECTRICAL CODE) DOCUMENTSING CONTEACTOR SHALL BE RESPONSIBLE FOR ALL ZONE RR LMMA ocP�elEwom� OFFERED SUBMITTALS. CVPANCYGRCUP: RESIDENTIAL GROUP R I WITH LO}ARMS STIES SF GROUP U FOR ATTACHED GARAGE GROSS WING AREA: EOFCIXJSTRUCTICN: YBWITHSMINKLEB MAIN HOUSE: ISTLENEL: ECSF 2ND LEVEL: 5,4005E W AD. LEVEL :M SF HFROM GRADE TOTAL LIVABLE AUM TD5B OF PLANE) N OF STORY ALLOWED: 3, PROPOSED:2 OAYROOM(POMMOVSET 1.000 SF AREA ALLOWED PER FLOOR UNLIMITED GARAGE 2, 128 SF I WALL FFNI OOE GREE Of OPENING ROOM IN GgMGE PROTECT ON' TONSFEVTILItt6POWDER t?2BSF E TED AN THEAREAUALF NOT UNITED FOR THAFIREPROTECTED OPENING SNALLNOTBE LIMITED FOR R-3 WITH AflRE LOTCOVEPAGE FEET OR GREATER (PERTABLE MAX ALLOWED: 90% MUT.ANCE6 FOR OWNOTE F). BES US. FAM HOUSE GROUP UP R-3, FACTIST MIN. GIRESFPpMTWN DISTANCE (NORTH 9OEMYROOM): MIN. ME MCKMACHN 7%LSF DACKPCRC IBR' DA UEFO 1605E MISFIRE IDE.LEVEL2 TOTAL BUILDING FOOTPRINTAMEA: SpW1LOBMSAV BUILDING FOOTPRINT ETWEE!MINHOUS ANDMEOOMF BE]' BEIWEEIIMAINATIO MIN.E N STANCE(EAS LOT AREA, B7,050BE A: 5i,5]E 6F MAIN USEANDDAYRE45TSROELEVEI2 BETWEENSEPARAOUSEANDNCE(SOUTHSI3' PROPOSED: 1292W FROM MIN.FMESEPAMTION DISTANCE (SOUTH SIDE LEVEL t): 8' .."UP. U.IDUT PE0.20NWG COOP OR ALL 4MRS. MORE THAN S'. NO HIM ITFOR CPFNING. 95 PflCPO6ED: 35 PROPOS SUI FOR GROUPU. FlRSEPARATION W! DISTANCE MOST 6105): )6118' NO LIMIT MEAT TI FRCNTYNR AUDINFU PRCGGERH S1'0'(INCLVOINGiO'PRIVATE STREET EEEnS DSIDEISANOTHERSIOE BUT2SBEMlWUNFEN 6TRIICTURES ON APIOINING SUTO PARCEL. NOTES FOR IGNITION RESISTANT CONSTRUCTION PROPOSED YARD RDLJMO�N15IN DISTANCE EEOG PARCEL (NORTH): DTEN((NAI REQUIREMENTS: Attachment 3 RESIDENCE 2468 2468 ALAMO HEIGHTS DR. DIAMOND BAR, CA 91765 (PREVIOUS ADDRESS:2488 ALAMO HEIGHTS DR. DIAMOND BAR, CA 91765) 2B' rcDssrtgwf>Lht! DISTANCE BEIWEE ALLOWING PARCEL(NORTH): cppuvAbYIk LS(3' Tbpapp9c'MRUMi(ms4: N. 1.FIRE MEASURES 1NCLVOE PROTECTEEAVESAND OPA E, M27A DC WEZONE MEASURES FOR PROTECTED HFAW- ER�Sg AN D VEARS IN 3TO GM,ALZONE TIMBEfl, SNCCO CWISTRVCTON, ONENOVRMEAVYTMPER PATO, AN0 VENTS (R 321.4 CRC 20ib). PROPOSE OV 111. iSve KumCOk . PROPOSED ' B9'47M' 21GNWPN , N REOVIR.4. AMBO Ill BonTmeKSR.9 uYmw AMEETYE CBS VERY MRGX FEE NNAPL SEVFAItt IDNE (R327.4. CRC Mt]) FEE R 4.EYTERIOR WINDOWS ANO EXTERIOR DOOR GLAZING ARE TO BE TEMPERED SAZ MHO27.02 CRC 013)(CHEET ATOS, ABIq REKTERIOR COORS SHALL COMPLY WITH ONE OF THE FOLLOARTO (1). THEE%IERIORSURFACEORCLAODINGSHALLBEOFNONCOMBUUIBLEORIGMVON�R ISTANTMATERUL,OR (2). SHALL BE CONSRVCTED OFSMIDCORE WOOD THAT COMPLY, NTH THE FOLLOWING REQUIREMENTS: 2.1.8TLESMDMILGSHPLLNOTBELESSTMN1391NCHEBTHICK 22MISE0 PANELS SHALLNOTSELMSTHAN 114 INCHES THICK, EXCEPT FORTHE ENTERIORPERIMMEROFTHE MGM PANELTRAT MAY TAPER TO A TONGUE NOT LESS THAN 3M INCH TRICK ONBNALL HAVE A FlPOUND OF NOT LESS THAN W MNOTES WHEN TESTED ACCORTNG TO NFPA 252 PH SHALL BE TESTED TO MEET THE PERFORMANCE REOUIREM EMS OF BEM STANDARD t2 -]A -i. (RS2T.8.2CRC M 13)(SHEET A]BS) R EAVES ARE TO 8 E CLOSED IN OR FIRE RESISTANT MATERIAL OR NONCOMBUSTIBLE CONSTRUCTION ON THE EXPOSED SIGE XOT.B CRC .1.)(SHEET ASM A4G2) PSZ7.S.. CRC.13) (S), RODE SUTLERS: ROOF GUTTERS SHALL BE PROVIOEB WITH THE M MUM 10 PREVENT THE ACCUMULATION OF LEAVES AND URGING IN THE GUTTER. (R32"6 BRC 013) VICINITY MAP SITE LOCATION MR. RICHARD WANG & MS. JING MA FENG XIAO ARCHITECT, INC CHANGE OF ADDRESS DAT.:J�,1t, 9336 ' Tlj: ...._ ,.PnSn LiatiH9aw PROM: 0yap%�JHc–PUEGe W�uH.yuEo� 9UMUSD CSANGBOEPROPSIILYAODRE54 1lnopmefMpopWylmw rcDssrtgwf>Lht! dxg¢ofNLmM36+9Ib Cfry'[pwLIDw W:9203.'IbTrzOnfE V Nm cppuvAbYIk LS(3' Tbpapp9c'MRUMi(ms4: ' ormevaB:r.GA 916As PlusNu^6�3TMQBumdlmAdxxmdnd9- T71L WNm�VJ1eYWtlmp9dn. 111. iSve KumCOk . ZJl LE®.a Pt%im IQL 1Nme48vPa#OBtrc Ill BonTmeKSR.9 uYmw lLl w PLOWt&BIVL^N1 ISCAPS C1 PmvulmlOW,f RH 7M11"I1mm14mLARy 'N' f/ll Wifmtiu".,UN j/fL ]ti:_.9m. M1(a EGG `f Li lbmillmt' �lMm1 ORII WYm1VYIn 9bW 11l Be. AI'd pu,' 13l A�ayOxm I1 SauLLUS.m Z/Ly mmmepmCm®ryasWa I Vmivw 2/!L ebmyBeMAvofvalen till 3:A.CpgyF3Hewyat W.fdayF SLLfUA '>11 2J•'IbmbF Sn MT9' Y.L, CppyF SY1120 ]1L (Styl`.bi y'll idCamYl'Ye` •Fx iLL F YSmlun 111 1lCwmtY Tn 'w' WmmiBvG10 i/L. Dummj.&(BM6m19i(gy w LMMA ocP�elEwom� FXn FENG XIAR ARCHITECT.IHC 1. Auoey-USO' M�cou w eA'SAT GPFL' 6w.—GAS-1—CO. Iiiniicg®wwewxet P, APP 12 2017 OF DIAMOND TREE PERMITSUBMISSION FEBRUARY28,2017 RESIDENCE 2468 SHEET G001 NOTES: 1. When security gates are provided, maintain a minimum access width of 20 feet. The security gate shall be provided with an approved means of emergency operation, and shall be maintained operational at all times and replaced or repaired when defective. Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F220. Gates shall he of the swinging or sliding type. Construction of gates shall he of materials that allow manual operation by one person. Fire Code 503.6. 2. Approved building address numbers, building numbers or approved building identification shall be provided and maintained so as to be plainly visibleand legible from the street fronting the property.The numbers shall contrast with their background, be Arabic numerals or alphabet letters, and be a minimum of 4 inches high with a minimum stroke width of 0.5 inch. Fire Code 505.1 3. The required fire flow for fire hydrants at this location is 1625 gpm, at 20 psi residual pressure, for a duration of 2 hours over and above maximum daily domestic demand. Fire Code 507.3 and Appendix 8105.1 Appendix B. 4. All fire hydrants shall measure 6"x 4" x 2.112", brass or bronze, conforming to American Water Works Association Standard C503, or approved equal, and shall be Installed in accordance with the County of Los Angeles Fire Department Regulation 8. 5. Plans showing underground piping for private on -she fire hydrants shall be submitted to the Sprinkler Plan Check Unit for review and approval prior to installation. Fire Code 901.2, County of Los Angeles Fire Department Regulation 7 6. Household fire alarm systems installed in accordance with NFPA 72 that include smoke alarms, or a combination of smoke detector and audible notification device installed as required by this section for smoke alarms, shall be permitted. The household fire alarm system shall provide the same level of smoke detection and alarm as required by this section for smoke alarms. Where a household fire warning system is installed using a combination of smoke detector and audible notification device, it shall become a pemranent fixture of the occupancy and owned by the homeowner. The system shall be monitored by an approved supervising station and be maintained in accordance with NFPA 72. Residential Code R314.2 7. Smoke alarms shall receive their primary power from the building wiring provided that such wiring is served from a commercial source and shall be equipped with a battery backup. Residential Code R314.4 8. Where more than one smoke alarm is required to be installed within an individual dwelling or sleeping unit, the smoke alarms shall be Interconnected In such a manner that the activation of one alarm will activate all of the alarms in the individual unit. Residential Code R314.5 9. An approved carbon monoxide alarm shall be Installed in dwelling units and in sleeping units within which fuel -burning appliances are installed and in dwelling units that have attached garages. Required carbon monoxide alarms shall recieve their primary power from the building wiring where such wiring is served from a commercial source and shall be equipped with a battery back-up. Where mom than one carbon monoxide alarm is required to be installed within the dwelling unit or within a sleeping unit the alarm shall be interconnected in a manner that activation of one alarm shall activate all of the alarms In the individual unit. Residential Code R315.1.2, Building Code 420.4.1 10. Clearance of brush and vegetative growth shall be maintained per Fire Code 325 �I 6'E1111 az.0111 U s I I I WI 2 UI —F, 1 unm,r[ zwuslul LEGEND 6/�/�L�[J 20'WIGE MIN.flRE iflUCK PLLE66 PRFA �hv S'WIOE --o-Eo --ACCESS • FIREACCE56P A.ECv.TLFNGTH KEYNOTELEGENGS KEY KEVNGTE FIRE ACCESS ROAD DETAIL NOT TO SCALE FX 1 FEND XIAO ARCHITECT.INC, �cCcxu�ihms uErun �wU ARG ea W TREE PERMIT SUBMISSION FEBRUARY28,2017 No, I Description Date i RESIDENCE I 2468 SITE PLAN J e PmncIN=�. 16005 L=,= FEB.28.2017 2 G010 a s=•• As indicated GENERAL NOTES MPPHGIA,GFTxEDu,FDRNu aummEcooaim+o�uoui u ao�"m�a5mmoo oau n, `E"�m.'� GWMNSRN,.INaD55GE,a,SRM.GGEIRS. U.SUPMwxGEENT .I.. SCOUS—BASS. L�l FORMED. FLOODS. NO. MUSE. AITREC Ol .1 AMNNOAA ­�00.1LµER'TMUSIE;SESUFFTEENN1,,' .1 MEN pExUxT PEPAPEO 0Y 1HE.IPPUCMT AT xIs XaEI. R UPON REP`cU"E.SOTOP OBCUTY.A NFROM DwawOFFlEtO OEROD"TBsiMEm BE M UNAS POUDDENA AONETERPOREACHttmFOOPVERNCY VFi. Cm .ASUMCITxUMBE4 OFfiNwXSLOPE,ESRTO P PYmMPAOWNOFTHE StcPESUPFACE ,.NOFlLLaNNLeEPUCEo NWmtU MEPIAC¢MENTOi E�P0510NcsOgnRO�FwsUEOFO0.INE P ,ECTISLOORi. LTRIONDERNAGOAD MOL UNCENSURRAPERY PLARREPEARE PRE. MY NED UP BASES NO ARABOU Am nMA«B AMOBSEN A GM I'.OPTxECAMFOR«IAeVX➢IOSEMPONTOMEPEROUNIESUPPOLNOwOE SSO OFPON, 1%TN..RAN PEC]ORPWORmI e"UEw4CEOFBYILDINGPERu`"NxsL E" INEas OFECOROAW MPPOUm ALESSI CORDIMP CAN ISE Y. MY MY ENECANO"s OR SO CNANGE9„xnIMFECEN SENERAD 1DUST .1IA OUan-TE CRY. 14. A� G—SE SEES MUST HAVE DRAINAGE A.. ... ADD BOUND OMEANEE SEENPUSS ADMN%NU AT UM RESSURRESPOPONS FOR SUCH PLACID INT NABE MEN E.B.1 BY TEE BEDS SOMESPER AND AFFROPMED IN AARYANCBqy�N A, RmwGoPmAirolrs MUSTBE NORY-S RxxmT"EcommRGRS OBSEEAnw,DFlxEaDlls RwIEm ELL I I EXPACCOON NOR YEAMEM� BEER ABO REACYALOF UNFUNDURCE ALMA MUST ME ONEEPONED AND ACCE FUND OF AND _ FOUNDERING GED—STcmEANCESS MST ONLAM�wDLALBERT ANDS"pwl'AIIs mGN¢R wR NmXmwxGOEawlsiaF ECOW NVsi WJw AEwomOII ACAS WaEE A.. I I 1 .1 YOR MAN PAREELLY BOUNTY ..IRA -1 FBI THE DOUBLED A. FREE T. I'D— ¢mx¢R OR MISMEMBLE GEOI OLOST OF ECOPO PWOR TO PLACES s,E£LO0. RETESMESOILS 21. A RENNUFFAND SAM PnS" SELsMRAGRAmxO vNFORMARE TO THE — ANDIRON NO MAN UMN IS ANNESPERLDROU PB SUED CLUDD TO �E mn MOSI EEIAPPROVVAL+`IOXF EASEDolowEMONACEMECAUi rwu GR".°on'ND MOR SE, Flmu DBB G SR F RTPv eR�wEoe SUM IIEO MLLlc AUw B,onrEnom m.zw au EPouu¢nAnoxs caxiuxm TxERexsF�io rGP'mwaEwxMPIwN AxO R SMNSMM PEMONM'O.AVP"A ATMS"AVi TNESD.SMU teEl"rNEPP55EsxOXOEA mTEBSE LAN MUSTEEAPHEOD5 ME OFOVNumsaw FORcoxEO" CEvnm ALLEwsnX._ECsxarv"ORxois"cvm. Pom OwENswxS.uxEs oaGEPwEssMmSN ixcwOlxG ADVANCE OP NUANU N -SEG. GRA RAL OfFlcsnTNmi n>tws FORSYawElielxouRSlx PF.— s.....w STMw wAUED ­U.R 1.(IRALllPENUES mxs SMELLESCANY COSSIDU E"wxFiRlxcLUdNOSOI�Sttr`as.sxEARaiRFNGMPAW,ETE0.s AxOcwwEBSOURNED FOR ALL ANY, POS. IEttrsiOIwFMIFY 30, REPULSE FOOD — ND WHIMUM TECRYe ` EPOvaM sUCNRLL WI DECODE REREudTs FOR INE S"E.'MRS OIANYUME NOT IL TrPEVCEMENEsxw BY MEERMS. wwETEWGRNLaMaGwmEacrwITXTNEGROuxG. RxlEaa FIRE DEPT. NOTES ss awoM OF Be FEET. END MO Rwry MATE 0.O�AT-rv.E umu ECREA`"wi5� "PS w,"Hio EErnBEL MINES �ABiEorEwa`'"aa, a. mswu BEusreOlxlwmroAxGFwRx"ux.G FMAVFONAre u"ARDmiPSECUELUMP OF AOPSM DAL msRwB�SHLMOONNIMB ON womaI T.NO."OF RATES ..EOF UPPERRY �E< IE„ERS.AxBBEAMININRMGPxwGXE51xNXWxx�a :uu I�rSG; F.,ENULFlECGDE " FwwfOR REµOA"BOUE Awpu"x oulvoOluFsxnc NANO FISE=UuTIE APPEXOIxefN AMERSUEN m AND N+O FssuESAa-Ax-�?, SASS ORBN01,{ccxmEIINGNPMEWCFV WNm P T".E.M.NUMNERICMEANFlEOEPNRNEMREGUUnoX ,OaNULaEIXSTNSID WKCOPOM'W WRIT saNONWnUXOENAOUNOPIPwOmNPNNAR aV3REFIPEX59P.Wla sFW."RESPO UESIN INF DFLGaANCIEMN oERAMM: �I.IAnG ,. °" PwGn nlNai GN. N GD Fm„PoR AVa49 Nm YS.SW EPE0. uMYAs WNEwY0YlH15 "sFCOOX RE wN W m� SYaIFY Is wsilllID UslxO A cOEIETax aF sM VF p TA""Ecrw NOnw eltixonn n1x+x OEVlcgrtawll EEwlumOBY.NO BE MUlOswFxLnswG siATON M'OBEMUMuxEOw ACPoWM'CE WIINNFVAri EaIDENiIYPoOE Wia2 WANG RESIDENCE 2468 ALAMO HEIGHTS DRIVE DIAMOND BAR, CA 91765 TOPOGRAPHIC SURVEY: PROJECT ARCHITECT x'Num. E NO WSERS...' wsCRUmrm SMMENS.G Nfl�xDG s.mw vwm.nEN.—IM.mm. Ott F9V Ela0W KT.FLNGASURA'A.NCAnN aa�`i=—LOPFnGMENES. auRLEv,uc � gypM. �.,y�)Ip. GS PRECISE GRP➢WGPWI BOUNDARYSURVEY: GEOTECHNICAL: MAMPLAMwCAWLPNCE.E A«�,oDM INS � ���rA46� OUSESPEON NAMPROCA."ElS�Bo0 "NOCO,G"u.w0 @ONUesxss MNwrePNGcxix FxFAIIAL®uWNMwi¢m G] ROVGN GRADING BENCHMARK LOSAAASM,.eoveMBEMaEMJI(Ww LTeFO so eCRA ANCON SONCES SUM."llWELIM oimmox GRen,mR LEGEND � FnEP�EDE�mATIG, IPe"' U.S. w yam x,ES—RES a —P. M. WALLYXGwR—Y" PENCE (SEECGIs1PEizSIXILLYS" XIX,NOIFS AMIAWSGPE0.VCWIECRPuxsl PFG WEOSNAMENO +s S �� P EBGDNBRE,EPoWEMr IXxLIDY/rcaav ABBREVIATIONS _.___.........aarnr rz . OWNER: .. rwmw/ DRAWING INDE%: Ott F9V Ela0W GI iliLE bHEETNETAItb _.../roer RMB � gypM. �.,y�)Ip. GS PRECISE GRP➢WGPWI NALS,OdM � CJ PRECISE GRADING PLAN .....`N NM � ���rA46� U SECTIGNSNETNLS Cfi SUBSURFACE GFAINAOE CF ......................RMB IA(F G6 SUBSVRFAGE GFAINAGE BERE G] ROVGN GRADING r"7, CgRGVGH GRADING � LEVEL GROUND INSTALLATION ADJACENT TO TOP OF SLOPE SOUNOMYSHEET G1O EROSION CONIRMPIAN AY QNRA ABBREVIATIONS _.___.........aarnr rz . OWNER: rs ......_... _. A IN __.._........... _.../roer RMB Ln E.EBOUNDEE �. .. EMM .... .....`N NM T OMOM ......IIHGf CF ......................RMB IA(F IOR J. BERE ANNE. r"7, LEVEL GROUND INSTALLATION ADJACENT TO TOP OF SLOPE AC .._._. _............ AY QNRA AS ......................... UJKtiSM!/ PROPERTY SUMMARY NI AGMNAAAN DELxD. RRAwnDxFlMXIacRE AARESNONER LANCONS.—CM. RUNFN.v IeSDExnALpR, SON 1mc.v. PILL. INFOY. PDDR U>6GY. PUEME WUs.0 NNMIs.xxUUY mn, cOMPICTIoxGrels,ImEmn. POTuaxavmsJ LINOSCAPEARCHITECT: CIVILENGINEER �o L L MEMOUP W,ES SPoR..NRRYILENGIXE.RwG LP'NUFuw '�` `P'xAanOExauSINEsre.iw LMUBS05Y .PLARANBODJUIMOmMACT.N_T¢ esmm Fawt.urei®vnMMmimm BASIS OF BEARING ". CRABEwBNMGEf.,rmwE"M TUISSPARAIµ5,rx-cPENreRw,EGFw+.G�s,Gma LEGAL DESCRIPTION N1TNT 4niuMRHJ PROFEMYSRWROIHIXE WUXIYOFLOSAxsP�es.siPIECFGLIFMXN SN'."¢"XumvPENNAM FECw[tRCESAwOm Y]ss.ewEs,TxRcwr,xwuusPre OEN.wS.mmecmrz EwexmFSFTPn�vrvATE` ...ORTREEUNOMBE NSED BE.." Omw"mnASLRmexvm I" wpmEMaruAW.E...Y.M N. BRRES.F.su WwnW "`�G .OFigLL EvwmS6auD ICGwiY.N%G1.RENXW n+m All.MNCNR' EFCFaTTHERERUWAHTPCRRMVNIND EUSS RSDENTE LOUIS OFFARC¢, AEON OEsoREn. ASSEMPOES PARCEL NO, BURSALSOU a PAVED SWALE DETAIL O NO SCA, TYPICAL HANDRAIL / GUARDRAIL DETAIL `� NO SCALE `� .m A� E BRASS ADRAIN O mAYEAD M.� M wR.WFR,MaW �m AREADRAIN O NO SCALE TOP OF WALL DRAIN c NO SCALE SO, m�i AM v ra f.m 4" POP-UP DRAINAGE EMITTER / NO SCALE v� 1 OWNER: A E.EBOUNDEE �. ONu. T M IOR J. T¢wSSlBssss r"7, LEVEL GROUND INSTALLATION ADJACENT TO TOP OF SLOPE LINOSCAPEARCHITECT: CIVILENGINEER �o L L MEMOUP W,ES SPoR..NRRYILENGIXE.RwG LP'NUFuw '�` `P'xAanOExauSINEsre.iw LMUBS05Y .PLARANBODJUIMOmMACT.N_T¢ esmm Fawt.urei®vnMMmimm BASIS OF BEARING ". CRABEwBNMGEf.,rmwE"M TUISSPARAIµ5,rx-cPENreRw,EGFw+.G�s,Gma LEGAL DESCRIPTION N1TNT 4niuMRHJ PROFEMYSRWROIHIXE WUXIYOFLOSAxsP�es.siPIECFGLIFMXN SN'."¢"XumvPENNAM FECw[tRCESAwOm Y]ss.ewEs,TxRcwr,xwuusPre OEN.wS.mmecmrz EwexmFSFTPn�vrvATE` ...ORTREEUNOMBE NSED BE.." Omw"mnASLRmexvm I" wpmEMaruAW.E...Y.M N. BRRES.F.su WwnW "`�G .OFigLL EvwmS6auD ICGwiY.N%G1.RENXW n+m All.MNCNR' EFCFaTTHERERUWAHTPCRRMVNIND EUSS RSDENTE LOUIS OFFARC¢, AEON OEsoREn. ASSEMPOES PARCEL NO, BURSALSOU a PAVED SWALE DETAIL O NO SCA, TYPICAL HANDRAIL / GUARDRAIL DETAIL `� NO SCALE `� .m A� E BRASS ADRAIN O mAYEAD M.� M wR.WFR,MaW �m AREADRAIN O NO SCALE TOP OF WALL DRAIN c NO SCALE SO, m�i AM v ra f.m 4" POP-UP DRAINAGE EMITTER / NO SCALE IO-� raK�Rws acvaxr x.xrs am¢xs.vrm�ay.Gmx .armor ABBREVIATIONS LEGEND rzls aw.KkY lrmm�.vo,mwx mmxamx OO - mvm+zr re'm a'KwKuavraxaWKW, �m muwmarammcrs rc ... ........ ._._,_...rzowur'-% I«oPrsmErE....�Y nvrssm rrow.an muwAmx Is l.K...._.-._-......-..mmen KUIY /� mnixG W.Er..nw aa)m�rsrzls rm mwato ArsY xmurwmx NP........._.._._ .....M1NF PoN! �— IXFV.S.NO.96I.GlATT R4 ............................ 11PT4PAIF _ mrnxmSweFxwul �- [pVlftC![fAWA.i 6MF MWHJ!'MKKMYAI9 &YHi.Wtf O.eEIA3 IIP._....__..._...... --..MLI mnamaainmx¢wuL RRYKMI,Y.Y4.Y(MPID flMEM!/S SYYL @'ISAI/0A)0'MNY N,W.fV.S CF. ...._......_._.._.2M. !2 dmIMK,DR m GWNMC AWMmS RMff lW R4lS A'p A[OAYRM' Uf�BC ......_. dI[l �.0 RYwml�MuauvYPWImtWALLYNCEO%N1NE Wl.fFNCE 6EEccxsxYrnox NoresumwloSuvE avClmEcrs Puxsl o-MtY[ANOu14 MnMYG,4 FOW mLabRVEMWI[C4 FLY6 NY KlA[S %_..__.._..--.....GUM MfA)!/LV An ss .....Iwsvrtaz Pa -` worvaYwosxmxY o-ru�mclr.uwrerria�rtw�am A'09lnANIFM 1p: uimem ,rvwa �l'wx .wA asww rave AL ..-. mus<xzY .....ffMIr ,IPY(M, _. o-TSFW R(C 9M AM,AX [UF�tl.9 RA441DSVCFN/aars MK.BMm,gX a —_ _avmlax .Sfilrnal,L(45 aw mvs Aw murn,Mr .. .. as ... as ......._..... .__.mxrsxa _..... mK,rMr --(za - _� �- OO-,e'xamrwu,K/azvalrsfv..mm mrlmeax'Awmnsrzxssaemusaw (� `--'--'--- l�w�sawsr'Kuaxmnaa wunz aerPemwmw. rmmmuwwr.xwl¢a PxoaosmeoxoaEre onrvEwnr mY Ka,> A,a vevcnux . (�mwEils o -s An urt«sres�Aaaw a',nleu.uv wanmw mrmlr,vaewlav �1 �,ur.awsrK�rve�a'e�erwuww,o .uum arl�— L m�rmws wrv�rx rnu¢Krtnrl� s �. .I�o�rzaw +C� mmmKi lm a-xW aew rm eew r'avrm.ux o-, mnav uwlrra,mv —� Southland`"� V%� \ \ \ \ Loi 130 / Loi 136 M 00578 x1a,7me X"I .a CONSTRUCTION NOTES: ABBREVIATIONS LEGEND FS - - ---------- ---- rsv:- - .. ....... . .... ......... .. .... . .. ........ I. ... . ........ . ...... ... ... ............... ... ...... ............ ... IO Q1._.._.__...__ . ..... - - ----------- Loi 136 M 00578 x1a,7me X"I .a + R red a aeu HOUSE LI6IAC R[✓/m /r=Dssm Dm�w" w SECTION B -e HOUSE SECTION E -E ad a rz nm _ nnra mDn/g_— _—__ ___ ___ nna SECTION D -D SECTION A -A H USE PUBLIC WORKS DEPARTMENT C I T Y O F D I A M O N D B A R LOT 118 OF TRACT 30578, s Ma ux wuwu.r BOOK 785, PAGES 1 THROUGH 25 „y vc �.� Southland IAR- RICHARD WANG $ IAS. JING IMCivlEgineering2488 F*i AWAO HEICHIS DW &Survey, LLPsl SECTIONS AND DETAILS DRAMNGNoCA sHEET4OF10 + R red a aeu HOUSE LI6IAC R[✓/m /r=Dssm Dm�w" w SECTION B -e HOUSE SECTION E -E ad a rz nm _ nnra mDn/g_— _—__ ___ ___ nna SECTION D -D SECTION A -A + R red a aeu HOUSE LI6IAC R[✓/m /r=Dssm SECTION GC SECTION B -e HOUSE + R red a aeu LI6IAC R[✓/m SECTION GC + R ROOM m9B� HOUSE SECTION E -E ad a rz nm _ nnra mDn/g_— _—__ ___ ___ nna SECTION D -D + R ROOM SECTION E -E O-* M* I1VM .mar :ams E Q SECTION D -D CLEANOUT DETAIL wu m&W�ID ON iPµM N 4sM6�➢YY swl wieeE st[n hh �w� & @H. MAXPINING WN M LEGEND AW �oxsmmurn xu�mea a"°ounos��:�nr` w:i I:`� P�P �EOWIN�eP„�,�Y ���------- i/ / CONSTRUCTION NOTES p�.eauaal aewlwaxu �•P�.��N �-,. o -,/>a, 5•PY.0 l+� �],� P r=.N«.,aN�a�.om maX o-nwe eu arw rza am sav¢£.w, az p-mau rro�le amm/eamu x'asmm o-]. wm.mao-xaa lw wuru�w.vmmr�rsn' xp-teau my aear'avlamle o-,,,mt.•.�a m,��m�,,,,,w,.,�P,� mmm,M9 StEPS UP / / y \ �e'o. nic .-, ; n ' m'PxsPSN'`DAY ROOM �, iZ� \.•�. .v .... �0�5. ��� a. t`o nurse m, TEPI( BEN + � t' ' .4MAP0. / • m.1 � ` � � _ �. ml� FE PIE , AI MmII' N" -. _ q t SYNIHEIIC GRAS$ SYMHE¶C�CrRA55 - l i • \ri' Y [ �� ', miss a �, xh 4 -. m[m �� c • ... - DEN Tj4RGEN ° l 06 / j, te_. f ` ., /• - .. _. ... _. comma �,.. bl d,•>� (pmt - r ,.'--._...-.__ .... ...._ � t' i 1 sz r_ ti -u- r.�� k��E�..-_� ._� 2_�._.w-° .—°T"Y��—•,-.- �¢8S]MI ... rte,. e:.: wu m&W�ID ON iPµM N 4sM6�➢YY swl wieeE st[n hh �w� & @H. MAXPINING WN M LEGEND AW �oxsmmurn xu�mea a"°ounos��:�nr` w:i I:`� P�P �EOWIN�eP„�,�Y ���------- i/ / CONSTRUCTION NOTES p�.eauaal aewlwaxu �•P�.��N �-,. o -,/>a, 5•PY.0 l+� �],� P r=.N«.,aN�a�.om maX o-nwe eu arw rza am sav¢£.w, az p-mau rro�le amm/eamu x'asmm o-]. wm.mao-xaa lw wuru�w.vmmr�rsn' xp-teau my aear'avlamle o-,,,mt.•.�a m,��m�,,,,,w,.,�P,� mmm,M9 N 6RMML SC1lC I R OCE 19d'2.4T LEGEND Av �n a �_ r cn�woiu� �my� �� raraaw.v Lok 119 Trdct 30578 Lot 117 7rdct 30578 OVEREXCAVATION DETAIL NDS E Xils;r Lot 131 / Tract 30577 N ro� uerac scvr srxe: retro' LEGEND /gym w+u�motvanw / �rn��vnwx 1p ��R�wbn_ o oscoo cu— wnm� ��/�� earnr,ciasoowvxv e XIM666 I ,vuro upsns mw.eF m•w.'rNvromw usrnvwrF��xue m sur a xaYm .�mr nm, �} aYmmy �nq R,-rs \ EEA=ECHASE a LANE x srnxrr ap m.n•m up ns Blas �- I is R� / Lot 132 r Tract 30578 1 I av re.wm „e ms R, -r5 / m5wrt •xmF warn.wr m•. I / / RAMJn5r41616S FG/]S I -a-_------------\Lot 130 / Lot 131 // Tract 30578§ Tract 3057E \ / g/ 1 1 a f / Lot 136 ,R„ ,w„�,�, •v OL imRr, � Tract 30578 � I NdIYOM£ SW Or' ISS „IXtl Wb0fb1 — rp•r®Frxmuxvetaw/wcRcawr mRrum mz .mm a I I ap unmma+m rant .Rr a -sr -mw an SrwaNr.ww,' �„" ` Lot 118 I_ } Tract 30578 : ,, ` Lot 137 — — _ — ^sxim'— -- -- - - _ — Tract 30578 �— 1 !_ Rte_ "__' , �—_ �nrop'¢r Sm•s' ,: � _ _ — _ — sv to 11 Lot 117 / Lot 138 — �= g Tract 30578 ,,!! 1 I I } � / Tract 30578 — „II _L ------ f - - - - --- __ --; a 1 --------------- {la I_ot 116 % Lot 1391 m SII= Tract 30578�� a,�, Tract 30578 a I 99AfeIR9RA� \III 1 I ,55,•• — — -i- —, 1 Lot 140 ---- I Tract 30578 1 Lot 141 Tract 30578 I I --- 1 I R SMelW9EA.uso.�nar� 1 aY m.wsa ,e rm. Rl-x I 1 I 1 Southland Civil Engineering h & Survey, LLP -lil „�.RA..,•v.RN•.1AA_,u •„RR VICINITY MAP BASIS OF BEARING •>•>� SSFRRR N•arv,A.•Noww.R>o A%A. RAI.." «vxEaF.wwre,o.,.•x.vxv. LEGAL DESCRIPTION �•..«'R'IeEP`N�'��sxwER,. Rnwreo .N n,e r«mr oF.a• uY,•�R. •r•,E aF cwFwawn �,NE vv,mn. N.OR, SAS, ARO ERNr_AR'SANG R,.OA=. OR iuw .,,•RR,Ixx«xo9ss R"m"voRo'REveeRNEn�.R:, v�•uvReoREmRceawuer.. q , YxFneµ RenxwuxEn ui Rlw,n is Nua<el OFn1E5 W FP�0.Vos�u65MFPCE«IDPOEVm cFsw FEFI FRgAIXE svPl"c£ tx sNouxR c uvS GOOORTOO OF RlNsluss um EGREaS WER PLL �Ro�,pmne��N",ER,R•�,•,AxoaERAn ARE �`sR"�"��� � �>o,...R�R�•�IRe«x,�nR�E•..TMR�R�. •RR�RrarN..o•E•naR,RxRRE.e �,�a`a'°�;?�;,�°Le ""o'E��N b"�I'. �`L,. OWNER DEVELOPER SARS era SSAOSn G :iovlio\uuno a'luiien. AOwnanF.R ..cxARe.0 F,•R�R�.R�I�maw.l�+� PROJECT ARCHITECT: CIVIL ENGINEER fery6�uirmxora�Ru"YR sv`i,'E Rav,w..'v Ao1,u.EwRc MARIR:,-.11. ..RS, sre— oxoroz. $$W ,RR,Rmm «x.AR.. rvwwn,,Y,RUR• «R.AR.:aRRrw,, nE�. A. I I \ \ggg 0\ NAgn'Y'Y � e� Z YPL t NA9YR IMtD MF 9181 \ RF ,F X3$Y9 Xi Rl-IS \ \ \ N9R(<FINW pL4m.539)el \ \ I _ \ msuo- aam � ,nsure wwY aan.u'me, vrF mrwa ,e ss 1-rs 'Z rr rm m mra ,s mz R ,-n ' J t I `E ...._�N TOrP I ,vuro upsns mw.eF m•w.'rNvromw usrnvwrF��xue m sur a xaYm .�mr nm, �} aYmmy �nq R,-rs \ EEA=ECHASE a LANE x srnxrr ap m.n•m up ns Blas �- I is R� / Lot 132 r Tract 30578 1 I av re.wm „e ms R, -r5 / m5wrt •xmF warn.wr m•. I / / RAMJn5r41616S FG/]S I -a-_------------\Lot 130 / Lot 131 // Tract 30578§ Tract 3057E \ / g/ 1 1 a f / Lot 136 ,R„ ,w„�,�, •v OL imRr, � Tract 30578 � I NdIYOM£ SW Or' ISS „IXtl Wb0fb1 — rp•r®Frxmuxvetaw/wcRcawr mRrum mz .mm a I I ap unmma+m rant .Rr a -sr -mw an SrwaNr.ww,' �„" ` Lot 118 I_ } Tract 30578 : ,, ` Lot 137 — — _ — ^sxim'— -- -- - - _ — Tract 30578 �— 1 !_ Rte_ "__' , �—_ �nrop'¢r Sm•s' ,: � _ _ — _ — sv to 11 Lot 117 / Lot 138 — �= g Tract 30578 ,,!! 1 I I } � / Tract 30578 — „II _L ------ f - - - - --- __ --; a 1 --------------- {la I_ot 116 % Lot 1391 m SII= Tract 30578�� a,�, Tract 30578 a I 99AfeIR9RA� \III 1 I ,55,•• — — -i- —, 1 Lot 140 ---- I Tract 30578 1 Lot 141 Tract 30578 I I --- 1 I R SMelW9EA.uso.�nar� 1 aY m.wsa ,e rm. Rl-x I 1 I 1 Southland Civil Engineering h & Survey, LLP -lil „�.RA..,•v.RN•.1AA_,u •„RR VICINITY MAP BASIS OF BEARING •>•>� SSFRRR N•arv,A.•Noww.R>o A%A. RAI.." «vxEaF.wwre,o.,.•x.vxv. LEGAL DESCRIPTION �•..«'R'IeEP`N�'��sxwER,. Rnwreo .N n,e r«mr oF.a• uY,•�R. •r•,E aF cwFwawn �,NE vv,mn. N.OR, SAS, ARO ERNr_AR'SANG R,.OA=. OR iuw .,,•RR,Ixx«xo9ss R"m"voRo'REveeRNEn�.R:, v�•uvReoREmRceawuer.. q , YxFneµ RenxwuxEn ui Rlw,n is Nua<el OFn1E5 W FP�0.Vos�u65MFPCE«IDPOEVm cFsw FEFI FRgAIXE svPl"c£ tx sNouxR c uvS GOOORTOO OF RlNsluss um EGREaS WER PLL �Ro�,pmne��N",ER,R•�,•,AxoaERAn ARE �`sR"�"��� � �>o,...R�R�•�IRe«x,�nR�E•..TMR�R�. •RR�RrarN..o•E•naR,RxRRE.e �,�a`a'°�;?�;,�°Le ""o'E��N b"�I'. �`L,. OWNER DEVELOPER SARS era SSAOSn G :iovlio\uuno a'luiien. AOwnanF.R ..cxARe.0 F,•R�R�.R�I�maw.l�+� PROJECT ARCHITECT: CIVIL ENGINEER fery6�uirmxora�Ru"YR sv`i,'E Rav,w..'v Ao1,u.EwRc MARIR:,-.11. ..RS, sre— oxoroz. ni�i.R•O..'"A"A SRS, SSAA ,RR,Rmm «x.AR.. rvwwn,,Y,RUR• «R.AR.:aRRrw,, nE�. LANDSCAPE ARCHITECT: GEOTECHNICAL RR t%,IR,R.wR. r+anau,r «R.•e,R«E�®F°"'�' „�N�,rRRRexEx PUBLIC WORKS DEPARTMENT C I T Y O F D I A M 0 1 � n w z®,m �a�rrcm IrLL��p1w rcumoaum R =_AR, SO, ACE =Rm. BOUNDARY ESTABLISHMENT LOT 118 OF TRAGI 30578, BOOK 785, PAGES 1 THROUGH 25 RICHARD WANG h MS JING MA A68 AIAMO HEIGHTS DRNE DMWING No C-9 SHEET i "r.. PEFa"P'P NGEr-SM,IJx!2Yl.}'„T�,�1 RT `GP - 1 P ygX.ALYR4A 1 R '1, Mpz a s.:£s4s GJ.f2+'Fi}la¢EiJN�sT1Y.U;Y]IYTRO - _ - xxuJ R eMr.W WIDogc :n N -x aw n .�o®Iman a Wes mwanw msrenwaurcaml Dq+MiD/R+mm um m.uvuRmua M.x[ M�Nnn sunµvl «xu vMawY ____ �, , • m maNm LAY NR u oa u Y. m KWON 6i`m e �SECPON A -- STABILIZED CONSTRUCTION E14TRANCE/EXIT TC -1 SILT FENCE NO SCALE LEGEND: BEST MANAGEMENT PRACTICES MINIMUM REQUIREMENTS FOR CONSTRUCTION PROJECTS �. ulovnrnrsPecmuREcrzRPmTMmmrxsvaNN pxs wowwxvTME'MFA:iEre`re`aNe�-n-m�xrs�PEc�iw�. 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ROBERT iAD 8 ASSOCIATES La�m�O a n,�mlm w.e Landscape Construction Documents for: WANG RESIDENCE P� 2488 ALAMO HEIGHTS WANG RESIDENCE DIAMOND BAR CA 60AIamo Hegh6R atl 2468AIB Bar, Ca. PI— LANDSCAPE CONSTRUCTION PLANS GENERAL NOTES VICINITY MAP SHEET INDEX 1. CONTRATOR SHALLNOTIFYUNDERGROUND SERVICE ALERT(80B) 133 BEFORE START OF CONSTRUCTION (2 WORKING DAYS OR 48 HOURS). 2. CONrtNCTOR SHALL VERIFY EXISTING LOCATION OF UTILITIES AS NECESSARY TO PROTECTIN PLACE. 3. CONTRACTOR SHALL NNNFYTHE LANDSCAPE ARCHITECT WITH 26 HOUR NOTICE OFA PRE -LANDSCAPE CONSTRUCTION MEETING LF REQUIRED PRIOR TO INNIAT W N OF ANY LANDSCAPE SHE WORK A COPY OF THE AGRONOMIC SOIL REPORT SHALL BE FAXED PRIORTOTHEMEETNG. 4. CONTRACTOR SHALL NOTFYTHE LANDSCAPE ARCHITECT UPON COMPLETION OF WORK S CONTRACTORS ON THE JOS SHALL CARRY INSURANCE SATISFACTORY TO THE OWNER AND PROVIDE PROOF OF CERTIFICATION UPON REQUEST, THIS POUCY SHALL NOT LAPSE OR BE CANCELED AT ARYANS DURING PROJECT CONSTRUCTION. 6. THE CONTRACTOR AGREES TO HOLO THE OWNER AND THE LANDSCAPE ARCHITECT HARMLESS FROM ANY CLAIMS ARISING OUT OF HIS OPERATIONS OR THE OPERATIONS OFANY OF HIS SUB CONTRACTORS. MATERIALS, SUPPLIERS OR AGENTS. ]. THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED CONSTRUCTION AND DO NOT INDICATE METHODS, PROCEDURES, OR SEQUENCE OF CONSTRUCTION. B, ALL LOCAL, MUNICIPAL, AND STATE LAWS AND REGULATIONS GOVERNING OR RELATING TOANY PORTION OFTHIB WORK ARE CONSIDERED TO BE INCORPORATED INTO AND MADE A PART OF THESE SPECIFICATIONS. 9. THE CONRU CTOR SHALL VERIFY THE LOCATIONS OF ALL EXISHNG DELMER, SERVICES, STRUCTURES, ANO FEATURES PRIOR TO START OF CONSTRUCTION. THE CONTRACTOR SHALL REPAIR, AT HIS OWN EXPENSE ALL DAMAGE RESULTING FROM HIS OPERATIONS. OWNER RICHARD WANG 2468 ALAMO HEIGHTS ROAD DIAMOND BAR, CA. ARCHITECT FENG XIAO ARCHITECT. INC. 2540 HUNTINGTON DRIVE, STE. 207 SAN MARINO, CA 91108 PH. 626.380.7098 EMAIL: FENG@FXARCHITECT.COM R qq 3 3 m SITE PR SIZE VICINITY MAP CIVIL ENGINEER SOUTHLAND CIVIL ENGINEERING & SURVEY LLP 87 N. RAYMOND AVE., STE. 300 PASADENA, CA 91103 PH. 626.486.2555 EXT. 204 EMAIL: LMAR@SOUTHLANDCIVIL.COM TITLE SHEET 1 CONSTRUCTION PLANS 2-3 CONSTRUCTION DETAILS 4-5 IRRIGATION PLANS 6-7 IRRIGATION DETAILS & SPECIFICATIONS 8-9 LIGHTING PLANS 10-11 PLANTING PLANS 12-13 PLANTING DETAILS & SPECIFICATIONS 14-15 S,I ��x LANDSCAPE ARCHITECT �°°1 ROBERT TAFT &ASSOCIATES 36275 AVENIDA DE ACACIAS TEMECULA, CA 92592 PH. 951.676.5688 EMAIL: ROBERTETAFfLA@GMAIL.COM WN.9mu.G5mIZNM t-000 22]-2600 LP h+M Y+nawn w RarlBm o.l. sn.,Tx. TITLE SHEET k6Nn� N 15 GENERAL NOTES These plalrs demmulmm aealgn bbnl only and are net Intended to mmmunkale conte,.. nreans or mnansfo Tha Canbadobeadba styes aMmns. An,, aimenvod.shot bers, end eagel WcNt.l ma. Any tliscregal Arc restic,dadadllon. ei)bbe Lands®pe ArtJlpecl !ol tlellAa W n. All Conbaors an, requbetl to comply WH E all appflmble Shr. and IOd Adlnenw, md-entl regdaders at pedaln to Ne mMr don aink parte. 11 is the raamnslblity W she can... to veddy an le Wncs6. barias and regulators plmrto mm on'ber.t dIM1b pOfad. Co.. Is responsble hr ObbMing all nexesary formONlnaft addsagulally "ander Wneaynnslble Inspedbns as Fe trinity b Ne pertnH process. Ills the resportslbllty of Ibe pane,b 01ldn wry neccaaary sW tluml englneeMg or edge regods. Contactor shall all UNDERGROUND SERNCE ALERT. LERT x1120 0.22 74 6 0 b e ai l I—W a 0f .4 undedaund utlmes Iwn daye pder b any ayging. A Is the mndetloM1 reelremlbylty to second bm6ar MN grade Marenas, beaten of Wells, retaining —11, etc Wabaclofb mmalnale earl Abased mntrador aha. submndadoa be W -E. antl tanagers .!pipe skgss Nmu011 Walls, pavhg, sWcbres. etc. (Racer shall Install all elecbkal Innes, gas Roes, wab,Ihws, goes Ines, end.bhang for ax Me. WOA as desbnalea on Ne plans -Wer by Me(Nmec f .l'sluthu' ksa00na a la, be vatlAea Atte the De,aa, All maedak, moa antl Mahone. prepmea oa Nefia pow are la be mmpllma r ary b No Nee. amhXeaure antl sele Mby Qvner. HARDSCAPE NOTES A0 manage parlag shag be 2600 minimum psi and a MMmum a Nlckness at par.. antl wrier,., entl 300 psi minimum and mNmum 6'Nkknes at b, L.M.ys. Col melembrRantl be Dssed aantlsed bones, eN ofequsl. Flnel enter to be sekalM by Omer. All subnMaa alms for concrete, slam, Mck,or onersersh, paving aleall be presmuret. and relzNe a Y Is ... flmpoded a.. 11 aubCau for pall.. aMwalW, saWk,nrforaaddvawary. A➢."Re poring and seems base for brick or stage shad tag inns W ctN xM ib star mlNmum ®10•o,a. be. di ecWna When the anveb. Cormele floor and pa vim shall be as spee"Idm Na plans. bred 01.1 wbUl for all alone, brick, or uk aboard Dow shat be+Xv8'. The Do shell have flaal sdedbn of allwl maleref and Mons. a M Comet slaps and —# caps shot be W Nlck a de aemnMre mu a. bullnose edge and be m rdeous, Gmrele mor shall maVA mncrele paving add have a Ip;Madtlekhed6nlah. Aauallpseadyofslep.lobe delemWM N Are flab by Na C Ihamb r. Codracla stall NslaA sapansbn told!. and man.$ nzNtradabledilnes.rase-41.1dr reRaaalratlM Pllsbrw wzepscreetlsa docent o mremaine mak upon mmpleWn o(baNzmpe adjanl to the cNerxx. Me,. relaM planers are atlf amn( to petlnwbn wall. or house walla Ne COMnclar.ball cans W ct a m Wmum 4• vMa coned, bbd Regattas beMw xall agmen Ne ei¢Hng.11 antl planNsa Lordered appy Anger TeNndOglm Hyd2Gx.W (orequal We, mag0ed barred Wearyaoflng mennban. on Na mX side. POOL/SPA NOTES 1m .,shall be mnelmcletl par Wal cores and slag be mesladsaty reed aW ingly xlabwomtl bye Ikensetl pa0I coarse, PaMmlrma0r..0 be repmslble b.blaln aN pemrle antl SB ,rand emmevNg as regdrea. PW e. orbit deb out ad ehIIirng ere gas mnnesr.. lmm meters he pool e,d.,.t area, dad dberfealuss as ¢M1wn or tho plans. Posi-d o,a b 'Easyloucll'(oreguaB mnbdbfaMgbelwblW. Pool antl spa egUlpmed sM1e11 be •Penlalf (d equal) I W,00 61tl Malec'InlegiAtern. Real am Ron o. colal. entl'IMelgchaii as. Ped aMrya sMNMve aaO+rMvdlgecovindna .dertheelm Mus. on a an,andms. Spa smOrpbbaAheng. . MooTranh aM a sre withdoess be g,PlesLLE isr!an ,, AA' ilM1 deep Maury Antral Wham anderes. lo, leequal00W aha¢Ne vehPwVSpa. hall he nd Group 5 aeb sM1W bepereedI,efor (hoes. shall be Group aha steal MssiiMd. Wnrec Pmdhedtod rat en brand pangslWlreceWesbna -rear are n.letl ld maldl plan@raMW¢mMalls. C.nhaMr.hall Insall all sandy cs heed as ImehM per Cly, Crony and Sane nature.. I..., safe, net, psol ending and gales, and Made systems. C.nOaMr b add a rempa2ry eater, pmt Rose around pre Npedeader fenao Int Waged. At eleddd aha gas IInes ¢MA the Logged ger n,. frv,M+vM.cryln mmrlmrmnR NnrMrN. MFam CONSTRUCTION LEGEND 61FP6 P1T1NFA03 O SNSEXS W/PtTmxmPMre • FlNISH O aeETE.PW/asl R`vM.1.is +sFn SVMBotlReers. AebegRatsxm PAnos Port © recrIan. a aero SaaR G�ECGNAi ..oGAre. O awE10'0, Qe ausouNYXEFALUINGwau(ewxlWlvnwtH O PAiIOYNNRWAYSds O.®OPNEWAYS)W/ O HASTEN Fhdg M.sg..r11.losV, O BESEEEC1EpH6U®tB'0.c B. W: 6TONETo 6FF CML FNGINEERs FVHs P COLOPEocGNcxElE4aNflYAY WI R-e'W." L. pme,'O a ® xxfDNLXEIECPP.P,C4z © AYdwTE3o6oEsto Xro B ..1.-u.� PAOXT 6E 6ELECIEhor IMTCHiSFENEECN WNIs © lal airo'a iPPOE-a¢slGxm Q Rarered, reflEnereG a A wicx..'aAoes ® a s(WN)NeP U�IAasIEKeosLibKETo 16 oarneISIm.s-ars" RBE MNG,aMCPEN ie WIsmEGFPoCLAaFA © AaT .eo TGEOEsEIECi g`t`6WBOEx R0.11., COTe P VSTER FINISX IX,Eap0. 6 al. rP O vA rg.loECONGE . PGUMANvnimEE13) IP 6ECgaA "'ILLWAYs-PRWICE R£CisIV1 a'. ® ImxCmaEIEGtGtfIBseenn-ALtmlmN°FU1a'HMUEi eta ppHr+TCI�Hwuv . .TAI. srEELMR, beer. ...a Q O....MERTOprodde e. a FHISHIOBESMSOTNeL451FA i0 ELFCFPIW.UK.a aEwEacdxlrecnoxs6E ® AR -M .LTOBExMEEIECI .1LLAA- Gsaapl ©x6R PflONCEp5TAT1ARf m+mNcaElE © e/etm�( ba"e s.eO "A'sPAIH ro PLTERNATE'R%aPVsipa .IX. ROBERT TAR L ASSOCIATES nanarender rm:v..'sslm6sab Iueoroe— Pm{ea WANG RESIDENCE 2466 Me—HeigM16 Read Diamond liar, Ca. Plw LANDSCAPE CONSTRUCTION PLANS IM NORTH N¢ . dam CONSTRUCTION ® 6: UWFli; Onfl EO'AL BW MA.N"YAA.YA'FT PLAN WWWSYHIAWX.I:plam,a3anmAAtW1 Swnl tlMearylxq Sahara Akn ,mu w >��or ,au Fv¢ Sag L za-zfio0 +mw >b A�aA r.vwl. -15 61FP6 P1T1NFA03 O SNSEXS W/PtTmxmPMre • FlNISH O aeETE.PW/asl R`vM.1.is +sFn AebegRatsxm PAnos Port © 1bdl Rdg. brTONa•etolbu+.1 aero SaaR G�ECGNAi ..oGAre. O U PIIEA Qe elwgEwvn6�A nor io6YUP::i nOlLsesxm.FtmsX Sdq..dzR beeb(NCYPMSTEP W/SMCOIH O FlxI�AN aMTp HWSE,sxZPso. CPP. a, 3' H GEraMTNE MWAER a VSE iEIE ® xxfDNLXEIECPP.P,C4z WAbsE H.rEfAM1NE CWaiEIEBASETHIN ,C1L .1..g1PUMEA WALL W/aMUnM © eeaeb aF�NLpSECdICnETEGx6.1 aYN W. B MTNETUBNAxstEB FExtlNG mP®PXdxiwutoxtY ld TGSSN AMSOMIYGNNFN WPLL W/ ® 1NPUSiEx FlMSH^GNATgIHWSEa s(WN)NeP U�IAasIEKeosLibKETo 16 oarneISIm.s-ars" RBE MNG,aMCPEN ie WIsmEGFPoCLAaFA © AaT .eo TGEOEsEIECi g`t`6WBOEx R0.11., COTe P VSTER FINISX IX,Eap0. 6 al. rP O vA rg.loECONGE . PGUMANvnimEE13) IP 6ECgaA "'ILLWAYs-PRWICE R£CisIV1 a'. ® ImxCmaEIEGtGtfIBseenn-ALtmlmN°FU1a'HMUEi eta ppHr+TCI�Hwuv . .TAI. srEELMR, beer. ...a Q O....MERTOprodde e. a FHISHIOBESMSOTNeL451FA i0 ELFCFPIW.UK.a aEwEacdxlrecnoxs6E ® AR -M .LTOBExMEEIECI .1LLAA- Gsaapl ©x6R PflONCEp5TAT1ARf m+mNcaElE © e/etm�( ba"e s.eO "A'sPAIH ro PLTERNATE'R%aPVsipa .IX. ROBERT TAR L ASSOCIATES nanarender rm:v..'sslm6sab Iueoroe— Pm{ea WANG RESIDENCE 2466 Me—HeigM16 Read Diamond liar, Ca. Plw LANDSCAPE CONSTRUCTION PLANS IM NORTH N¢ . dam CONSTRUCTION ® 6: UWFli; Onfl EO'AL BW MA.N"YAA.YA'FT PLAN WWWSYHIAWX.I:plam,a3anmAAtW1 Swnl tlMearylxq Sahara Akn ,mu w >��or ,au Fv¢ Sag L za-zfio0 +mw >b A�aA r.vwl. -15 ROBERT TAFf 8 ASSOCIATES lemecuborcz rauxreseheWara vewz man on,al rm 9t". GENERAL NOTES These PlansaemomXak des, intent mmy ad are not InkMed b mmmulimle breWGnn means or melhoes. TMCmtreadeldmfve*.11sikmneMms, Mmomossa M.MiwoW examen am a.I.N. Any eiaddiameMsshall.nomm"Wine eelahlyteMa IaMsom.Ashasotlmdaffi Ilan. Nl ConaaMnndema. adia mptywMaN .RN N WAa Slate ane bbl beinanms, cama antl .adadons Mel p°NM k Me domeuaflon of his poled. Itk Ma resmnslbGyaf the Contactors b onmmercemeall rnences,feesmod regulatlam petered mntd M6 pmje0. Camman BrsspanddeforobbinhataYnsayssary month as adminal. Canlmaned"n be reamnaN. an debelnaMp aN"EmIta yagendm Red Inapectmon.a am alaeto the mlmit pmfss. Itis ,here id -041b, a Me Owner.ob.any nef¢ssalysWclorel malmdamng .soft boas. Germander Mat cat! UNDERGROUND SEANCE N£RT W Y800.Yt-26001, _MY ..Yon Man Nomandenddikleaneeda.. pebrloanydaglret. It Is Me mnle.eeadearn aftbb,mmebmBim wIM gentle eMerencts, location d nets, Metal, wale. de Controlled to moNinae. WAM1 dammed fMadm ad ,Mer..boanlmdama car loatlon ad maddlaton of pled sleeves amangh wells, paaNd, a..— ek. ConbaMrd.11 Need all deekol Ease, ala Mm, waarline.. NO. tneq ad dammed tar all NNrewok as d.aldnae l on Me pleb anWf by Ne Dxmr. Rom Nhb wIopWna Met e he viled wham Me Oalmr, All mabepk...and ideas. proposN an Mesa pminichreelald.. pyed0x .house HARDSCAPE NOTES Monne. pavin. shall be NVt mtannamml and e Mnlnmm r Mk Imade at mass ole walku¢ys, eM 9080 pal mlninwm ane mMimum R Mlckwss. eMeways, Nodmis W., shall No Deaf Sane GlI N,LMSmfedm N,u I. Fnalmlvrbhoankdeehy Dealer. At sahevdere areas for mnsmk, able, Midi,. trek mving shell be press W rel J ad remire a r Iayer of Immortal Clam 11 subbase for mYm ad walks. or6'la rloreY erWewe . Ys Allcansrele Nn d m a 9 conaek baaehr badcmen orsbne"them ahA beds.construdde Windammyerminlmum Q3la- v.c WMGmclbmwlWn Ne motets. Convek finial and pavma shall be as saastm Ma plana. GnMdjdnlwlcm N,msN.GIMd,.,""Ona aM1SII ba N3IB'. The Dvnershdlhaeef..k.ledand all 'mm, makes ane odors. Concrete slaps antl well caps shall M 3 mese MM daorefve roundel NAmme Md'. am he mMnuous. Conoekolsed allmaVTonnalftsfgand man ths do..a In Bad Gold ACWdqumtltydalembhe eekmbd In Na fats byNe ConuaMr. Comm., shall lnAell Gleams. table and mnbol Joints car lndusbyabandons. Al scwdbes shad W had4mvelee Ynesarsam-adjams. All sWmo we ,Needs sh.11 rema neamsed upm oemboad of haNsom atlNwnt he Me Imldenf. Mass named pkm . ma adjacent. meim.waD. of house walk Me Cmbedm Mall,mh.s a Mnbwm V wdtle ono'ek black makNh barren, wan bebean Me avlseng wag and planter fp. and shall appt APPfed Talmoloades HyemGuam(osmell Na mm madfatl aaleof wak,..a, mamamn°on Meeh AdaG NI ..flat, okrs °d mdam a pmapmae an base plans Ye to be on"Nommkry to Eelwuse POOUSPA NOTES P...1.1,41 m emommo ee pa heel meed aha shall be medrenl®9yanEabudtmlyeegNeefee bye 0cemeepod Mmmodr. Psdmnbadornhallba meponamlebadsndlpemaamadea osrm anglmoodnaasmgalas. Pod mndaan e"Bad and"..." elmMml em a. wmmatlmes hobmakes epode et medmegane d eanNammmshmm on Ae plans. PCd me sob 'Wnil'adiA'fnlfi(OMmOtallooddolm). 'EasylouN'(oreguellmdmHershall ae NwlellM. Ptd sole spaepWpmanlalNN ba'Pendl(lwepual)(fO,CM BTUWabshinflflaban. PbleapeeepUftalh Efihar, ampmans.dad'syakm. Pml omandi M1a .fi as WDean eedn fam ahadasSarel aim howls. Teemp, .melee, SmaeaOf o.inelMtm leveed. Thempya me.,vaaaceeYbalrolpbektl Mmupdd MaspaxiM Beep hmWafmsd tho adan'Easyloum'(aeagaapmnallos eMside pommim. slam antllovmm6 shallM medial Tlekr .a, iMal is Grado Dvner. Pod ed 1. Wnd b.stal al mosso doe vanearas noted to makM1 plmkrad/orsmNmlk. Cnamehe ah.1 measetl salary eeNms as recuml car vary. Cody and stets nstelremen s Indelina easy ml. pmt lednpad pales, end Mamsysams. Canmdndo add s lemponry sabot pml rode abed melamemderkneenotima d. County and ANN lmWeaIrenls.en nyotdo aM1 to sa camas �. aldtam umneny Nd. upon stets glare or Illumlmlbn umn arty otlhrpllnleld. Al mskdak, minmadfdMpsarebbe ccmp.Nalby k Mdd the ham mddkdere. SbnG on Tao m pmt seen makh stem on horse. CONSTRUCTION LEGEND Pn W/as aUluosE c0.G3En roxcxE,ECVPIx°-applWSEn 1s FmdW PAn,a Ndal 6VMeoL O rsSttpEWMIIVE Wo„cgIEIHFO e'Gl TpnvEmlXEsmxevnvErelxA auson.. �E.dx...'seas' 1. Oj 00.5E t<'O upt ppitERN WE1iCONCREFE. 1] plgslEp FI�sHTO MgTdIXOV6Ea]F%rV W. O miadael 6e'O.0 &W.�sfox[ITWOI VVAVGE xcreERUP.sEPFAaIEPEAMn- eE6FlECIE➢INV. GoaA sEECMLENGWEEX50.M's nryEWwV WI .Nms.)&AIXnECdURVE O mAL°refa°WCUFPP'REPHb REFm. ®B'Waag 6VIM GAI Fs-pESIGNTo © ON, ]H-FIN4NIGRT09ESElE .." xATC 1o.CEma. WNOIEN i® ar HlsoMm TE°MLI..-maeamro O lE fi.E nes GADT © IMiC .Noaasme.i,4 ado Q1111 11—IR14PS.aE,M6WIP Nn OS Pn W/as aUluosE c0.G3En roxcxE,ECVPIx°-applWSEn 1s FmdW PAn,a Ndal O rsSttpEWMIIVE Wo„cgIEIHFO PMAEOUIPMEMPXFA 9SHVMwsOXRVWAll.NN GatnmMEM upasMe.aXPusamFxlsx ro]MTICXI.' n.M.-OLsamm.N.00TH O Go.Mmds,rall.. x.° moa.E COXGlmande imam v 0.. WISM„lx 6a. 9UtxmE me. CAP,.111 manamidlEssahlom le'N VA60YM PIAMER wP]1wISMWIx © FlXSXTOMwiCXXW3" Pamas BInWC,NCW. aS,( ala. .MUGdGAGN L. T .¢fWCINa vNIaP�FA .MRs LLONI i® s x�w ...lo ilwlw.wi °Xa11 maNmOGHxOU3E8 3s X,a� W, amDI,3E GpxaxE,E dap Godlammandol- . L"m O talamIp e-aGEs Xmad pa xro ECFPOCLMG © mm-A0mLmasaGm.maim WI�mpINBVuSWPGEN O RFMGEXTGos.4n XIV WMWIHPIAs ER FINISX F%IEWORB]SXIP .awxOSEcex.wE7Ew 19 R[CdUI spM`Wp PVs_mm NsE ElGmmmT b W h M. ® 'd'. EGNDIQ M AGF.T GtNadxa H°EwaE RmDmM N NNmmW slAmIE55WGalemet a m" Qee Fnm.Ga Es°Mv o°E° pax ETAdGmao NmA -FmO EaEcmmu,GA6a © .a...amealds. Axi-FWOFL EILLIW na— © .a PaovpEosFATVAIrvox¢MAEIe upas WANG RESIDENCE 2468 Nemo Heights Rand ,lemons Be, Co. fat LANDSCAPE CONSTRUCTION PLANS NO M 1 �mwd14P NORTH H. a. ,ale ® ouiEs".WTE: n a•cnv.uao..nca.oaxoi °°PmP SpyWAGGaE>;AT.- CONSTRUCTION ® s"'a�D' m0aOoMdl°°6oX:..`T ..'al.amsyxAWX PLAN shad udtpmadsadm Nan a�y CnC 1ClL FNL �FmuaVn, /� oo oes V( -G e. 227-2600 rhkwwa,mm m 16 BARBEQUE NOTES Bodn'ashal be construgad per lwzl¢dmaM Mel... Carroadmaball ba nselm bl.rabra oil parnme as r,*W. Gumamershall lnslall l"elm,b odual oWelmPf'! brain ed), gas line, evlsWg gas Immerge urdl, -relyparalor, Beel' s W age acmes: damn and hmkop for un f arrears, light k W los sa regu end In Ne Oma. TM Deam shall apmova IDfl Orel bns mal 41 pmrregas bersee a not, slwage morass door, aM Iyhlhoorea. SoonerNp shall be slate to math a-flal. Immenue slob, hN,sNQll he 36GYNgh, lar munlwNght .hell he S,M' high In above l aN rue munkr Night). 0mwY to vandy, wmmNNe meMw nature. All akMrel and has no.. .It be insblmd per Gy, Counyand Slate m,wlmmard:. No"tlmur terming .hB 1 be plased or n edmomed open any bl so m he .areend ua..'e bb, In. ar Rominatlon upon airy All maledals, cram aM finlatme are be he mmpFNe V1 to had of the he.- eclahme s. Gras to maloh.1.9p bamarae mune,. St.—an fmad mama W s 1. meph alarm colo( and I. an hum. COLORED G..SACAQILARH TO RRYCH COUNTERTOP- FINAL SMISTON BY EVANS 12 SO. GRANITE OR PDUREOANAIACE COLORED CONS. COUNTERTOP -FINAL SELECTION OY OWNER ANOIOROMWERS COVER- TYPICAL -S TOTAL PLAN VIEW ASQUARE CST �OOE OR OCLOSTED C..C, STORAGE INSIDE SNOTOR PILASTER FOUR TO BATCH HONGE SIDE ELEVATION BARBEQUE SCALE: 1/4"=T -O" $PBOIGTIGNS mdev'sNeG USTBEINJIMIE➢ANG6E\ "an't YNWNPEGRAN.I.: PhLdTTMENEPANgRN0E earnaT ECESNUNNWGINOSSAVEGWESSOBLEURD m ARTdEdAOAIDNE": TECNN®PGLYRRSESFNE 51p1SGBEGWEG WIfH SGIGOLE.Es.PC.ble"m YAW CLV.OItGMNIDNE": FIEEDGREERTME SEWWGCLDMNGEAGNFSA'TEPE Y1AN 0%OkIR\1CNSGNE^: TRIFITAN PBEPRES:GNAN"T.; 2 ENCESE:TR\TENCapper: 111'J-15# YABROBLIdAYP IB. NOLLWARK1y.mH ..I. NATE >95 Nonyal' NHOSE NbT 1. INSTAWIKKI TO BE ONEETEO IN AUarroa EWITH SPECRGTCNBBY FACi01[(AVINCNE➢ WSTACCRE L DONOTYJLE0.GWM5. d DEN.NNORES. APPESNEJHBYBYNIA"And"B u". PIIEPRSFNAWN®IdY. YHAVMdi VMWSYNIAWN.LVkI SYNTHETIC GRASS OVER AGGREGATE BASE PLANTER / RETAINING WALLS - SEE CIVIL ENG'S. PLAN /Gk DOWN -LIGHTS W/ DIMMER \ y� SWITCH - FIXTURESBE m I� � \ — � I SELECTED BY OWNER / PATIO STRUCTURE CIELING fey TO BE T&G STAINED - '1 COLOR TO BE SELECTED BY OWNER PRECAST CONCRETE NOTE. ALL STRUCNRE WOOD MEMRERi ME CONNECTOR$P056, FASIENER$TOORNG$EIC COLUMNS TO BE BROS PER SIRURURAL ENGINEER CIELING-FAN OR CHANDELIER W/ DIMMER SWITCH - FIXTURE TO BE SELECTED BY OWNER SIDE SECTION ASA SONRY BLOCK CONSTRUCTION NOTES Masonry unik shell be grade A o mman dg he ASTM CSO and manaksmrea in .coal" .AIN movers mammy amcci abMe.. PONand Cement c mvele :brig mnfam Is ASTM LOSS. CanmaleshallhrvaamlMmnderamaSeT 6,5oopslaL2Rd htyoe puylndunW mired). .marina bo fresmyprempan and anitam4 In 1 In a.. W tpanworeµ. ASWCZpoly,a to parts mMatis head,Meimm AsiMC3To.aPle ONO s III moment lsosea,gte limepullysh. to real Ment NeredOEal-Illmottndssand of I p RaOnment3 mesood dAML 3 peas rand of 1 pedrement J Wr6asM d2PeM1a pea 9mval. Repo oxer, Real shall be deformed bars crod"itg to ASTMAS159mde40. WrerelnhmMgshallmMomt to ASTMA165. PATIO STRUCTURE NOTES All sbaos er shag be constmclea per foal Ades eM nuemons. CmbeMrsNllbemapweablemobdMad petmAs ve neither. AN s.., shad homes N. I Cede Seegers FlrwwU dabanheeofdelMgvacka,beldsorbeMs. All an'so Anm AND, he,., am plates as rembed, shay me gehanaed"nd snap meet general sWarml desgn renuiremada es dmardleed by the sbompead .mhealAn.., AR woad shall be mlMed be match Ne souse hurt Cmbmal is mspomlble N.1. all ,.mule aM slvclael engmomm, as mgulmd fw all shmessex Roel Nes, pitch of Tariff and sht� Alor and finish smell hard, me lwuse. Conoress, ball MORI gas space hmdems AOfig ON. light (Mures, hwkups W TV able, speakers, as SaWOR by She born.. The Oma shall apevre all finarmmgons and coil mwide TV, speakus. and Ogr freends. At eksbinl and gas linea shall he madepea parCiy, Counyand Some mgeuemoon. NoexnMrlighm, .Nd sa dacetl wmannWma.pananyrataomb aM morn mble Blare w iF+ndnetlon open any aMwpauatelol At mekaak, Abn aM flnkbes an t0 Be AmpprnmeNym and M pre Nam artltileaare. CONCRETE BLOCK WALL SO WN't MORTAR ( FIN.. W/STICCO 'G "'Awn E%ISNNG ON NOUEE BS MARS 21 D.C. - NLL BLOCK W/ PAVING OR PLANTER AREA - CONCRETE MORRIS W/E R3 RFBARS HORRONTAL SIDESECTION MASONRY PLANTER WALL N.T.S. PL CL O 6'%5'X15' CONCRETE PRECISION BLOCK ROBERT TAFI R,ASSSOCAATES O NN4VERT.RESAR®3VOG. - m>.wal 311JCCO FINISH TO MATCH RESIDENCE De Aa"sm ® brasnver,Rs m melamwnm aOfiie: 30NCEETEFOOTMG creagne. CONC. CAP © .1 COMPATEO SURCEASE iueu•wtmm FILL PROOFING ON CONE. G AL Pared IPE SET IN GRAVEL WANG LIDALL CELLS TnKA. iE1O A. GROUT STAGGER O, STAGCERATT BLOCKS. BE CENTERS BE OIN CULL RESIDENCE BASS Alamo Heights Road Diamond Rac Ca. MASONRY PLANTER WALL N.T.S. PL CL FREESTANDING MASONRY WALL N.T.S. FRONT ELEVATION --- POOL -SEE PLAN LANDSCAPE CONSTRUCTION PLANS eel 9 NedaguM A. Alen } } � y f�gLY i[LL ME nBR G1fRO` I-eDG 32I -260D st�l ISP sbs PATIO STRUCTURE ROOF OVERHANG - ROOF TO MATCH TILE ROOF OF RESIDENCE Ne. Nc.bm Dam — PLANTER / RETAINING WALLS - SEE CIVIL ENG'S. PLAN PRECAST CONCRETE COLUMNS NOR AUMUCNRE WOOD MEMBERS, =a CONNECTORS, ED= FASTENER$ EO SING$ EIC. PLANVIEW POOL -SEE PLAN roBEnTRoPER smucWRALExuxEER POOL CABANA POOL CABANA - SCALE: t/4"=1'-0" SCALE: 1/4"=1'-0" CONSTRUCTION DETAILS Rood Ri Tar. 4 lere. m�5 O 6'%5'X15' CONCRETE PRECISION BLOCK 1 3 O NN4VERT.RESAR®3VOG. - O3 311JCCO FINISH TO MATCH RESIDENCE > ® NoaH SED. RESAR COM. TOPA BOTFOM O$ 30NCEETEFOOTMG T © .1 COMPATEO SURCEASE FINISH ORADE G NOTES: 4 LIDALL CELLS TnKA. iE1O A. GROUT STAGGER O, STAGCERATT BLOCKS. BE CENTERS BE OIN CULL 6 1.V EEHSHATT CELL IN WHICH LOCATED. FREESTANDING MASONRY WALL N.T.S. FRONT ELEVATION --- POOL -SEE PLAN LANDSCAPE CONSTRUCTION PLANS eel 9 NedaguM A. Alen } } � y f�gLY i[LL ME nBR G1fRO` I-eDG 32I -260D st�l ISP sbs PATIO STRUCTURE ROOF OVERHANG - ROOF TO MATCH TILE ROOF OF RESIDENCE Ne. Nc.bm Dam — PLANTER / RETAINING WALLS - SEE CIVIL ENG'S. PLAN PRECAST CONCRETE COLUMNS NOR AUMUCNRE WOOD MEMBERS, =a CONNECTORS, ED= FASTENER$ EO SING$ EIC. PLANVIEW POOL -SEE PLAN roBEnTRoPER smucWRALExuxEER POOL CABANA POOL CABANA - SCALE: t/4"=1'-0" SCALE: 1/4"=1'-0" CONSTRUCTION DETAILS Rood Ri Tar. 4 lere. m�5 PROTECT-MAACE 2'6'Sp.x<3'H. MASONRY //�� 4TK W.L FFNCIN0 ON IO' H. FINISH TO J5M00THADENER MASONRY WALL N/ IASTER FINISHTp MATCN RE50ENCE FlNILTOSMATCHREWGRAE- WPLLTOSTAIHSTEP W/GMDE- TYPICAL +d'So.x02'K. ONRYGATE 'vTO Ma4nCH 'IIZ C' GASTERS WJ SMOOTH PIASTER =1NISH TO MATCH RESIDENCE 8 LOW PLANTED PUTS -TYPICPL EMSHNGADJACENT ELEVATION FRONT FENCING & DRIVEWAY ENTRY SCALE: soe SEGnoN O 61nE5EC1ION U LEGEND SaMEXX oEs... Pnox °siEr's wE.�PasENswisEriwJ.wr az x. ruxrnEresawsmnoE.ceslGxro Qi m Qe MA MH41JSmAOE50NIpIKE FlNISXSS "e, Pow PwcEio O eoWPwts.sauwuosE cp. ~OXEG�Cwa1CR ING�sPPMI5EO1s Oq L'M'LOSE Wqt-utwrEs ro GE rsavEPlxlsxPn Pnnoa Pow o��wNp�sE p�ttHING,eiDOPu'ro n,C.MASESON�RYPaRS1ENW/SMDGm 6�N. ia�Y�H{PEOP nFAm PouNrPlx BYels Q LG O - io6ESE]£cIE➢BYLA XERiS , GxwpNSlrvE EONCPF1E�lewsElPoa°A O ]u ,..a.,a W/ME a. I, �LLNGSECWICXEIE�•6]SXiV I.V4�EA w/SJnpm ruLNmEilsxroroLVxiixnGosErxzrsa "''EE O E�Ua 0. uP.e ISXGEfCM1NE sRitlFn WsaNWiIwEE1]IPsow oKww a[ciwuL PuNhaha WMMMSN Ir H. xa oxxr . T5Pp1wnv5-oE " O roxreµPtiEE�EcaPa `]vw. J 'Q fxxrnVPo]L�AflWew�il�ReaPaPRErwsr GDI+ - mL]P.rcxxouse .H",,Fg,,E.TNEMV1AE51EELwiuxa oxiw®PRoxrw.woxLr DILtu(JN0.IGRXENwux]ER wv ]sa asoNxxasXDExwuLwirlo srAWlEssslEELaeG.sEKJHnwPAs.e G4JEG CWxlERrOP ro6EwLOREn © Gsx rr wPlwsiEN�xLSWro wiaxousEe I caxaErae FlxnxioaesMoom°wslEnro xowE-PHwIOEE�c mw.r>,s.e Ma5cN0.v PEfaNMG WNLIrwLLI W/SMwm stwEscwl¢cnaxs O PIAEttAFlNRH TOMPTCNNWSEe]S%iVW © �PPWIJEJSfniIMRYGN fANCPETE ENEINEERa P1AA'6 i0R 11EGm3 6 wiMS O anicXBPL115,pgGPN]AmAuEGFFIGNIo © eW.. ]'gOFdMaFPSEGGx.NnEG0.L PPm wSelaxoEa a. �xrN.aT%�AsncasEGEw�ssoNLo 01 C 0 ROBERTTAFT &ASSOCIATES ona]=a Pe n,muem ire fmcsimmas becJMe OIAce� C51omL v/me olKe%Jrae V51,6)656N menmcmeuess Pmpa WANG RESIDENCE 2468 Alamo Haigh%Road DI—nd Bar, Ca. Pore LANDSCAPE CONSTRUCTION PLANS I-aoD zn-2so0 « ]k Asan w..uawn u wIi Na. Revlsbn OnN CONSTRUCTION DETAILS 5 sop Pp, hl Nn w 15 PRESSURE LOSS CALGU"TIONS 1-y,CONTROLLER su:6+MeYIMwnId�M�urs STATION N0. 1. 1102Sly SRE -.rppAtw ¢ma.v,—orma MA%IMUMFURV1FARTRECTFR0MPOC 12 PIPE W4e(Erde@snal(OsseUlrla3eand EONPMENT GPE I,S. .o.o Fa�smarl eaeewed ohne, One -Copper lSO'EsOmalal 1' 1.5 mo(mseNnelvea 1w1 — uguerearaymlgxdaMmw atl ohn,s...Mekr 1' + N M¢.0 BaekRwv P+even+w (RNTYW) 1' t]D a -maamluea,Nea(mnMn SIA=syMlaMopam MssIV LmVd Vehe 1' LB mrntu.+wa el+,ap3 Fkw Semw 1' 18 sch,ta VCMa4,IMa-6]Y 11T 1.0 FleeLk Conadyave 1' 1.5 WwN Uses (1n%P—ana. Moa.) Mlae 2.4 —esnnlmawu®wAie— SUBPO ERESSURELOSSES PS FMe6,PIµeWdnpeegydaane(anucxsl MISC. LOSSES THROUGH SYSTEM 10% 25 1111=Ern, r turn a try, a tho, I-(sw Flmum famed FaellPresswe amtwee Per,ion TOTAL PRESSURE LOSSES953 mTT^0°eas ` "aso (e,'1 PmmurRep"b¢ael Odp2ane Valve 50.0 meaeau(I¢,� uns— sppF TOTRLPRES$UREREOGO. SUYrme—atpoS 75.] 110.0 yA' 1ryy®eepe^ RS nmw add, .E 101m -PRESSURE %.T ggeWntral a N syvlYlan ym®Ie 1 IPOnEwI! IRRIGATIONNOTES COnlremw.11 veMy, Iacmton Sall unde+gmund uO , card finesem. pnwlo 0idbillifm kind. Con ,shall aaudg buaa Wa kiloton ri Todv, a,H lah"OaOonnPoPupsPnMl¢rsBl+a. noodesencmmpone1zhumugMul TI. Ori aaonzyMm eezignabali ba based ana minlmum opereMp p a sm and madmum Bow d..hd-deleWW by Ne Conwdnr. venry wafer Mmum pdw Or mnshootlon Ropan wale pxssum rea&np al IMlaaon polnlaf racWn to saner. auuro+rsea 1—passes... In event presoure Is Ins Man 75 psi pmWsknz At need to be mad. b make anis. opemle artetlwn, D. Esta. ,.in shat be wmrerd of be poUWerem"supp4I appmea amMeni Smae don al as required by Ne 1.1 Wafer AHencYe 11-Sh"ed5ble asep.hnone. Onal pulse coupler eevkxs or hose blbs at minimum zpaanp n spw as by the Umar, Ats.W. 3tah,n, shall be doggned so ash .—am mr ran a as Oars, emeamr. NI armin anbd y&,. shot be hats lea van sob 90 anion con... Nl sperWmM1eads shall ba loalea so a. to pm 100%bead-1Wmad caveman. All lmgaOon It. baker, M5bped bebw 0+ade (ones cemewisel WS'mkrslmdes Mein Ilnesballbeminlmum SCH40m C1gS5315. Uncal Imes shun W minrnum SCH 40. Issued poa a by, sEnk.1 heads In sores all amana mver area se Mat nip of sprinkle, head 1 -Ts' e W va fin6hed glade. le.w Polwp typea frdm heads In lawn areas so Suit Op oUp bad., bond is W above firlith Md.. Set spdnk6,M1eads p upon dicum to finbh ghee of —a to be Intel Ms. cemnam Enmeshed. Commoserr shall reddish Brie Ordaten an separete yeas.domballpotsallshnbareasos smonon Ns plan. Ummsball oddly .11 find poi I—bans, Rush and adult spdnktw beside foropSmNm pedumanm and to prevent ovempiaYlnp onto wales a+M badUn,is. This lachmes sNesWq Ne bmf tons. of em to ad .1. mn&9onz ell b thongs now wmM at easF valve to obdin opumam prmm.A ter -ch anlem. r . Gasman. bawl lns+ell Mo eNavaN. wi+m t,.0 valla 1.11, and slob up in a -No We Do col ell Imlay I&Mer Syomm when it b obvkus In flair Mmab.0cara..do dere. a, ant — erlst Nm mill . Ways been senatlwed Sam, rasps. Bnal surf+ oMbUMlors anNw deRrear—to tui abandon of nvaees trWMamcl Repmsemberme. In Ne event thia irefiaton is ml 'homal assume lull resp -11,111y for retelars, (kis ".. tape on pro mala pee Nreeds oa ululation slfnl joint and onFre assembles, 1t Is Me aon.m.e. respwlslbiiry he bemme mmllarwllM1 l+ada mrc.raments. —man n1.0. aWft wMlh. at.. Ca.NShba wink wNb pe nal Osumi ad ogei su4mnb .Mr bate, .lesstaaalon of 0. sl— ..no xalls, Sals ,end sumo ms etc, IRRIGATION EQUIPMENT LEGEND 1-y,CONTROLLER su:6+MeYIMwnId�M�urs SYMBOL M INUFACTURENMODELN SRE DUAL ._,_.._V&aa .._..._..._.__. © eiEuaY.uSva'uw 12 PIPE POINT OF CONNECTION INFORMATION o. ®w155x,u YPIPE 21 ?PIPE 8 P �G a Gbu Pamly-1-110 umpercseec3Maa 31Mfmbwn 1. me sae,-, Val ,marnsirm.me uoT� Pm.m .....a-.-. MIVialmmWa-les! SIZE R aw+dw®sexeeemeemedvweeammm.Nanxaadeeww + o ® Span WR51bPa6w 01W 1Nm-levxxYex FauM,+E VXebe 3+9WUT .... .. - sma Prtn§eumwtae-+e wJmum cnv ++rs' 3, ' M s .—I- aPr'aM:prr -m" a:pmx :mw ` 77 minaw+a-]veNaMlaeperu'm[am 1-y,CONTROLLER su:6+MeYIMwnId�M�urs I M ISw.Rw.uamana,.exwrnwnn(>deweN,+.a. 3„+,.InI.+..,.. yN.n-�waFalnFel.ma.na.e4aaFearhdmaF-Ma4d,Fep• 12 PIPE POINT OF CONNECTION INFORMATION o. ®w155x,u YPIPE 21 ?PIPE aEATIn4m1-t+oasl osn VE me sae,-, Val ,marnsirm.me ]'PIPE .....a-.-. MIVialmmWa-les! SIZE W+Rmiena AEON-dono.l.. 11IPE TN6 Tons, AwPotuim-u.w SO.ii.pNcwaE9 ¶'mPamvrouxiuw) SPRINKLER LEGEND CPin P.,wman . .,m osa.ossarards) PIPE SIZING CHART aN PmE STATION # / l2GPM 1-y,CONTROLLER I M ;,wp:pS 2VeGPM 12 PIPE ]ISOGPM GPM 51-oGPM YPIPE 21 ?PIPE RIRV VE Z ]'PIPE (GpMI SIZE III-I..pM 11IPE IBI-]25GPM CPin NOTE: FOR IRRIGATION DETAILS SEE SHEET 8 & 9. FOR IRRIGATION SPECIFICATIONS SEE SHEET 9. WATER CONSERVAMN STATEMENT 'I h. mmpliad wllb tui Mledo of It. ..In—and appN.tl Nem asmnlingly for Ibis eKtleat use of wafer In Pre "I dealynpImt 920 SignaFlre Don, W w U) W LLI U) di Z J U F - Q Dm.. s emoS rarroma. POT IRRIGATION N.T.S. uweymana same Alas rs! TIYL iI6E ®k 1 -Boo sin-zsoo ihWe4.e.�w� OO ROBERT TAFT & ASSOCIATES Lnnasen Pe Aernluemr. nara� bon. wbo raoff Isarsuea cm+ ¢oris Dewe Ph.aus yeTeaaues lored e+srs"baoo— Pmmd WANG RESIDENCE 2468 Alamo Helghto Road Diamond ear, Ga. maw LANDSCAPE CONSTRUCTION PLANS 5eW As r Haff UUEP' #17111* NORTH No. Rnr6M Ode the RRIGATION PLAN and sssm m. 6 .Ie, Nuo d15 IRRI6AT]ONNOTES Caro mor shag vmify Insolvent of all undmgund NuNIns. Nair lma¢, a la War to rigging of., Who. CnWWWorsfail deslgnAdid the forgotten erosion setng high qualiM mamdak whir as Rang BLd, Toro, or Hoofer lMga(mn papapapdnMam, homes song margamnla Mmugan". The Imgman ¢y¢lam memo map be based an a minimum npePalmg .— ad mazlmum Mu demand as delaimimdbyue Pun. 'Veiny water P --prior Is mfabuslen. Repot .star .a— reading el 10g09on pdnkof—man on to oameh euMoirted repasanlaWe. in .. mean. is 1.. Nsn]5 psi provlamns wlu need Is hemado to make sim. opemm efiecrvely. The mil..... as sheu be mnnMe l W a W mebts water mHAy wM apposed baGflw prevention earn. as requlmd by Ne loal Wale, Agency.. we11 as chy wd Bele m.l.dars. Install gWck mope, dmalm, or home bibs at mmlmum n,mongs as spefilad by Ne r .. n — I A All -We sb,bm meg be moan ned an as In amoanl tar aua and swam sepaation. Mi mmola wnbd valves sWA. lnsslled wM am Wmmantmnnmem. All smother heads s au We tom4M so asto pmHde ICO% heablahead..be. All migraines fines shall W lWWlkd balmy grade mnwehuemNenomal pafkml odes. Main We ones be tab.. SCH 40 of C..16. Useful lines east fin minimum SCH Q. Ireton pa,, type spMkler hoods In smooth and grwnd mver area sr Nat lop of spdnkkr head is f�,'ab. fif%Md .do. Ineen't lauprype midleer he. In men erase sr at top of spnMdef read In V abwa finish grade. Set sprinkler he. pormfim in, Is Penh gods of area to ba arlame unless.flaMse Indlmted. Comador rhes foam ddp iMgamn an septi. -We maintainsm M" am sMub somas es shownon Nepene. OwrarshasveMyall final potkmtimm. Flamandadluelsglnklerhmonfi mil. ,do—.- song W Prevenl mserspreying anlo whifim and bulMinge. l Iso lntludas selecliv He best degree of am N Mello—of&-and to NmNe Who sanow at meta Varve is obtain aptlmum p,evsem for mash sphom. ConbadmshoomIAHwoomavalvaxfiealemeso , aWe moopbg and own m to a valve box. Do nm wIINWg, Inner I apd W er aramm when n Is addou¢ In field g,at dewater , Maria dlRememes. and area exist Nat might tat have been wmirom during deitgm idly sung Wassisons arnM Wforerceeto Ne mom on of mol ANhmaad Repreeemalive. 1n Na ..of this naufing. W W pmfmmed, assume NO selmooMlly far,eWNons. Usa lasees tape on he mala W, threads an epmfiler ewMaIDmt and valve aesemblles It is Ne m,MarW.,espanslblsty W become barber wM girds dXmrenm, b®Ibn ofxalk, staining walls, fila. Coon lint, warka b generel mntmgar antl other submmmdom for lacatlm am Inemlm9on of ripe sleeve¢ Nmogn wale. wWr9. and swtlaaamla IRRIGATION EQUIPMENT LEGEND x x SYMBOL MANUFACRREWMOOELR SPE DETAIL ©Pr E+wmw.aww .GP. N XeP6vtle Vam�es paawwNp,aw�w-Iry+n¢awaesseecwrr..ereep��w.m ' ,MS® ' POINT OF CONNECTION INFORMATION 1'PME ® � naCmIMIr.JraapVMf>ssganl..0+Pafgerba%ss%vLnan ' N wxew pmmose.cewMNu ...fmtvaeass , x ____________ snwwck.g.mnuwn..,r MNrvmw.w „m' J snwwc monate,m xeabe..,mwal,a., -,z Asomata cww ---_-__ �wcnga�b.Pyermwaw..slrere-u�,xwrvmcwm Pn spm [ oswa.wseµx smmanwwm.rww.lwpmxcwn.wx.. 14a L xxslwm �sbda.e vew4--i gPx"a",so sense ir-sW'reo eass.,=.;�xawr�� x x mme.am,o-xcPxmu...graetmun. s..w.oawmawa,xfasanslw+mm 6l InfrHom—Aalma lommem-morwsrstmr .GP. n... u,rsak.muea.rtwM-fmvaewbmi..w.nwarw CONTROLLER POINT OF CONNECTION INFORMATION 1'PME wearer 1. . ohrsar� p.-ryml.sxs,m¢ 1inah TsmgmmrEATNkIEa-IWPm mi,]aYmansfi MPSA mcxµoWMmmnB¢S�-,' M J,MGo.s", 1RPx'E 2•PIPE mqy m' azux5,RA 96Pi.N-am,ne., 51-]e GPN earm.Arm wWlm-mere so.Fi.pxm a n NSpm,mau Nxsl meet SPRINKLER LEGEND ]I-ItOGpM PM raw-,�M reme masTWAIrronmenamereformagere 1,1-1xOGPM mmmm.a.ww maa.azaPu+lwSm PIPE SIZING CHART STATION0 .GP. sm,pmE CONTROLLER 41x GPM 1'PME 1inah IIm'PIPE M J,MGo.s", 1RPx'E 2•PIPE mqy VALVE 51-]e GPN 21/l PIPE meet 512E ]I-ItOGpM 9'PIPE 1,1-1xOGPM .•PIPE 18fa15GPN .."p: NOTE: FOR IRRIGATION DETAILS SEE SHEET 8 & 9. FOR IRRIGATION SPECIFICATIONS SEE SHEET 9. WATERCONSERVA]IONS]ATEMENT 1 h—sampllalwM 9n ¢Mmi.wom m threose.. .Wood NeW momill, fall ¢Men' mm-oaler In Ne migration &I plan.• _ 211W2G1] sigdalma nam era Wri ti ��� o. ¢firm xuwGra,mm PnjeM WANG RESIDENCE 2460 Means Heights Road Diamond Be, Ca, firre LANDSCAPE CONSTRUCTION PLANS PYGa0x3 SOLVEMO6 EIXIPL POT IRRIGATION N.T.S. VMer9ountl 5pM¢NeM1 eg 1CLL iEE I-6DD 22]-2600 Ma Avdl, .a.m 41 NORTH Ren. mm 6IRRIGATION PLAN a— lose m 7 m 15 fAUYfVlE4Y � 59L�NEIY �.-.nnoa ets Bpfrnoxs Swarf mNlw i rocaSlxET h,M CCUIBNA ,. mMamENUM�MPAY FA CONTROLLER p sEcnox( _ EICV a �wmEmxmal.wlx�PsNµ vAsi�EnE VNO �IxExrtvMwcouYox WAMnvPOOF WIPE WNNERPoK(EPWYWvq vusKvuvEBP[wnXrOCXIxBIW a0a INIO.I x4T s NVxI1NEPWWOER PXIDAne Ma-15ENsoas� IIIIMMI.. ."Mwmm vveA0 MMNE) zcxwoSmaEl FLOW SENSOR xuDMixpxxBMMN�,exiitxs �Mts.tuunl AB.n,«nXEBwBEAI xBE BYN FEGIixwl PPmR( scwwEBl ND>R Ixrvxf MHs.t NaXNJB WFAs © BALL VALVE P"A.en�NE'oY,Duixfiar . 5°�MVRXmUP01 IA WmuNecel HW -NaNw°, uEff— nX`°-R-1 xtmFw W+IM n:NWIxw,ExBMI PW�Iaar::lox�EA° oiPl�.Nt� aW,ET QUICK COUPLING VALVE mxE �' p wmipxrtxIaiswI,am&m ,�PeexY a v.I.LSPIXaGNVXFhiefEPEx3,e5YXE v�✓elwlE loPw.so a, TO e/IvtK pNIa, xss6.1 pp,EgTs JI+HSMAsVAIPPIWTON1Fr£MD i, °• --Na�sYVSFEKI&G vin ,1. RUIN EAIawWNWi,£m�D PM IFxoNPAPCIm wWusrevsDsmXxsalams�l E�c�c ,a xxA55crosPxmxE1P,P5¢EI ,. wTrvEmrt V.LLveemvWMl lmpsswf°emlNfai BrtafD © BACKFLOW PREVENTER a w MM. sn➢eNxmsm«w'm'Ox CNIAICHRKiYs4Rs,Dn'M� NINIED LEISEw I.IaEI Naa, IsK% sEa ImwNcrAVD N mi © DRIP ZONE VALVE oE a. <° [N.ummlcNs .s wsnnon t[AwB1v,n °' EiceIIMNEFI(WRTe ElIM we NwtluMEv—wAaa, INa..l [uN aaINal m. NaMaMFASEzro W —IsxMm SECIIPYIEIE/APDX �' p .r s—,u SE61gNIFlEVAIIIN! z D. inn W TAND N Dim MitHPVA WNV¢-]n lsx.Yi Wixao,l WWfs TYGeI,ffA WTl FteclxlclWSiAVE to N£�Mvw za'IxsXPYBMFA6 bm Ruus W MFNwI E�c�c fIYIN >. Im'MSYx°0 wm2 sG. °m V.LLveemvWMl lmpsswf°emlNfai BrtafD .0 FNgelwosrireAxcxNmr EHDrvNrEs�I tEE1W,tEiieeE ,n Wzw3x BLocrcttTENs oai NOAH-InLLm NSNE —am .NNAINPuueoxes. LLWIJ. IWiwN .e.FSo vaasPx®ulxml i �xi�s a.II wAiENPYODFNIaEMMac(oxS xcFPPEssuNE WBNYXExS'S.m3,1fftEtc1 l,�ixmU.'`ulxlvu�H 53�LME vwiNem NionruL,FxMIxuFcw,s. n SPARE WIRE w�'"`K.w lxosn ul n TRENCHING 6ECPDNIEI£VAIIDN �osni�i"LLL-ImvnciiBNAnX BEM4T'K WTYE YFXLw3u:E°w:F�cxE"«wD�Inm,IK SLEEVING _ PN. a R"«5O°Yi EmwNaYNS ' iB`a P`EDrvALVEAP�" `ilw°OePam�l CpexotEx tNN uD�xosu ec:lw. 'xl:iaxW,�lwNo N.n YB«z wLrvNAN5�.1 uHIMAVE �.,wa iwx iwtpx t[EpW,tTioxs w NAwESv[I E Edi wmw �R,Miw IINN,a Uxsas uw ,u, SYt) ,x1x,t'w5wx¢ PVIwflax a6lvAL ear �mfws,,'wslw,re B. cox.wxBNIV SYPPON,:nxEwN®1 .Nrs ❑D MASTER VALVE © WIRE CONNECTOR u,le«emYmsBraBBaBn ��, aN>uL nss 1-aoo 22>-2600 t��IPYFsza,s N ROBERTTAR & ASSOCIATES temKwaN.: nw.—INNc �i sionenenzacon alsce eAllm:�Ib55XM Ilupiu5com Pmpe WANG RESIDENCE 2469 Alamo HelgMs Road Diamond Bar, c . LANDSCAPE CONSTRUCTION PLANS seN No. a. MN.. a.. DETAILS a. T. n P.em.xn, a a 15 1. r9 11. ;do F.RIIT0l -aTR— z D. inn W TAND N RAI.—ED)vavE. ollnluw3rvs mv0 ww,m ,Mpmsnt.emlxwrnT 3 scH<Dwc¢tNALVESOEI fIYIN PX llpi _ EHDrvNrEs�I tEE1W,tEiieeE TpUL1Wa,73,walvwnm —am rNYryuvE3R1 IWiwN .e.FSo K�ilxm,w SNA" aITNIvvwowru vwiNem a. N w�'"`K.w lxosn ul oN,eowo VAMm MRNJV NMI 3°. 1suU.lE96F/RwNCMVNj aT3e REME-1 ,a .n FM OIIIIEmxxEcmas R REQ Mfq anP.s.z„IxsIWYB CONTROLVALVE Ia— © WIRE CONNECTOR u,le«emYmsBraBBaBn ��, aN>uL nss 1-aoo 22>-2600 t��IPYFsza,s N ROBERTTAR & ASSOCIATES temKwaN.: nw.—INNc �i sionenenzacon alsce eAllm:�Ib55XM Ilupiu5com Pmpe WANG RESIDENCE 2469 Alamo HelgMs Road Diamond Bar, c . LANDSCAPE CONSTRUCTION PLANS seN No. a. MN.. a.. DETAILS a. T. n P.em.xn, a a 15 1 v J ❑M DRIP ATUBING & EMITTER IRRIGATION NOTES: 1. GENERAL- ALL WORK SHALL BE IN ACCORDANCE WITH APPLICABLE WOES AND THESE RARE. THE CONTRACTOR SMALL APPLY FOR ALL PERMITS AND PAY SAME 1A THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS SHOWN ON THE PLANS AT ME SHE PRIOR TO COMMENCEMENT OF ANY WORK UNDER THIS CONTRACT. I.S. THE CONTRACTOR SHALL CARRY ALL WORKERS COMPENSATION. PUBLIC LNBRT'ANO PROPERTY DAMAGE INSURANCE AS REQUIRED 2. SCOPE OFWMK- UNLESS OTHERWISE SPECIFIED. THE CONSTRUCTION OF IRRIGATION SYSTEMS SHALL INCLUDE THE FURNISHING INSTALLING AND TESTING OF ALL POINTS OF CONNECTION, BACKRDW DEVICES. ME MAINLINE:AND THE FURNISHING AND INSTALLING OF CONTROLLERS. ELECTRIC CONTROL VALVES. OTHER SPECIFIED VALVES, IATEML LINES, RISERS AND FITTINGS. SPRINKLER HEADS. AND DRIP LINES'. AND EXCAVATION AND BACKHLL AND ALL OTHER WORK IN ACCORDANCE WITH THESEPLANS, DETAINS, AND NOTES. THE CONTRACTOR SHALL FURNISH All LABOR MATERIAL, EQUIPMENT PROPERTY, TRANSPORTATION. AND PERFORM ALL OPERATIONS REQUIRED FOR A COMPLETE AND OPERABLE IRRIGATIONSYSTEM AS INDICATED ON OR REASONABLY IMPLIED BY THE DRAWINGS. DETAILS, AND NOTES. INC W DEO AS A PART OF THE IRRIGATION WORK. BUT NOT LIMITED BY R ARE ME FOLLOWING: 20. INSTALL COMMETE OPERABLE INDEPENDENT IRRIGATION SYSTEMS PFR THE PIANS, DETAILS, LEGEND$, AND NOTES. 2B. ALL IRRIGATION WORK SHALL BE GUARANTEED BY THE CONTRACTOR AS TO OSTROM AND WORKMANSHIP, INCLUDING SETlMNG OF BADMILLEO TRENCHES BELOW GRACE FOR A PERIOD OF ONE YEAR FOLLOWING ME DATEOFFMALACCEPTANCEOFTHEWORK. 3. CHEORMOVERIFY LLT ALL SHE CONDITIONS AND ILT' LOCATIONS PRIOR TO ANY SHE WORK IF H IS FOUND MATME SITE VARIES FROM THE DMWWGS, NOTIFY ME LANDSCAPE ARCHITECT. THE LANDSCAPE ARCHITECT SHALL DECIDE ALLWRSTIMB REIATINGTOME INTERPRETATION OF ME BMW INSS AND ME ACCEPTABLE FULEILLMEM OFMECONTRACT. 4. COORDINATE ALL IRRIGATION WORK WITH PUAMING ANC GR ING OPERATIONS M AVOID ANY CONFLICT WITH RADFORD PHS, DRAINAGE SWALES, ETC. 5. PI PING SHOWN ON ME PLANS IS ESSENTIALLY DIAGRAMMATIC. CONTRACTOR M. ROITIE PIPING TO AVOID CONFLICT WITH STATOMRY ELEMENTS AND IN SUCH A MANNER AS TO CONFORM WITH ME VARIOUS QETAIIS AND DESIGN INENT OF MESE PIANS. WHERE TREES, LIGHT STANDARDS. OR OTHER PNYSKM-..STRUCTjM. EMST, ME PIPING AND SPRINKLER HEAD LOCATIONSED SHALL BE ADJUSTANO I OR RELOCATED AS NECESSAWTOOBTAIN FULL WVEMGE WITH MINIMAL OVERSPMY. 6. ME CONTRACTOR SHALL AT AU- MW PROTECT HIS WORK FROM DAMAGE AND THEFT AND REPLACE ALL DAMAGED OR STOLEN PARTS AT HIS EXPENSE UNTILME WORKIS ACCEP(EOIN WRHING BYTHEOWNERANOOR GOVERNINGAGENCY. T. EXTREME CARE SHALL SE EXERCISED IN EXCAVATNG AND WORKING NEAR EXISTING TILITI UES M CONTRACTOR SHALL VERIFY E LOCAMON ANO CONCHIW OF ALL UTILITIES AND BE RESPONSIBLE FOR ANY DAMAGE CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT A MINIMUM INCIDENTALTO HIS WORK 9. ME IRRIGATION DESIGN IS BASED DN ME DRUGS MEECH POINT OF CONNECTION SIZE ANO WATER PRESSURE INDICATED ON ME WATER SOURCE I POINT OF CONNECTON NOTE ON ME PUNS. COUMNEMS SHALL VERIFY ME PRESSURE PRIOR TO CONSTRUCTION, SHOULD A DISCREPANCY EXIST. NOTIFY THE IANDSCAPEARCHHKT PRIOR TO BEGINNING CONSTRUCTION. DD NOT PROCEED VOTE ANY IRRIGATION INSTALLATIONWORK UNTIL ANY ANO ALL WATER SUPPLY AND PRESSURE ISSUES WAVE BEEN RESOLVED. 10. CONTMCTORSHALLMPI(EPOIM(S)OFWNNEMION(PM)ASNOTEDON ME PIANS. ALL FEES AND LOCAL REQUIREMENTS SRALL BE ME 10. IRRIGATION CONTRACTOR SHALL WDROINAM 12DV AS POWER TO HDA - CONTROLLED LOGTWN WITH GENERAL CONTRACTOR ANGOR ELECTRICAL CONTRACTOR AS NECESSARY. MIGATON CONTRACTOR SHALL PAY ALL ASSOCIATED FEES FOR ELECTRICAL SERVICE IRRIGATION COMMANDS SHALL BE RESPONSIBLE FOR MORE ALL FINAL CONTROLLER CONNECTIONS PER LOCAL CODES. 11. CONTRACTOR SHALL PROVIDE ALL EQUIPMENT REQUIRED TO PERFOIMA MAINUNE PRESSURE MT. THE HYDROSTATIC TEST SHALL HOLD A MINIMUM OF 1 EO PSI FOR 3 HOUSE OR MORE. CONTRACTOR SHALL CONTACTTHE OWNER'S REPRESENTATIVE A MINIMUM OF 45 HOURS IN ADVANCE OF ME TEST FOR CERTIFICATION D, CONTRACTOR SHALL THOROUGHLY RUSH ME ENTIRE MAINLINE PRIORTO INSTALLING REMOTE CONTROL VALVES. ALL LATERAL HOES SHALL BE COMPLETELY FLUSHER PRIOR TO INSTALUNG HEADS AND NOBLES. FOR RI O P SYSTEMS ALL PIPING /TUBING OOWNGHE4M OFMECONTROLVALVE SHALL BETHOROUGHLY I STLLIN PRIOR V0 Va SING'SYSTEM(FORCARO SYSTEMS). OR BEFORE INSTALLING RUSH VALVES. 13. ALLWIRESSHALL BE SOUD COPPER. PLASTIC INSULATED, UJR DIRECT BURIAL WINE ALLCOMMDN WME.NALLBEAWGWHS WHITER --CONTROL WIRES SHALL BE AWG 914 REO OR BLACK. CONTROLLERS SHALL AVE SEPARATECOLDR CODES COMMON WINES AND CONTROL WIRES WHEN TWO OR MORE CONTROLLERS ARE ON THE PROJECT. 6Lrn0xvMv xis ❑ N FLUSH VALVE W. ALL CONTROL WIRES AND IRRIGATION PIPING THAT RUNS UNDER HAROSCAPE / PAV IND SHALLBE FHOASED IN P VO REEVES PER THE LEGEND. SUMMER SHALL BE BRED ACCORDING TO ME SLEEVING CHART ON THE PLANS. SLEEVES SHALL BE STMIGM RUNS OF PVC PIPE WITH NO FLUTINGSINSTALLED UNDER HAROSCAPED AREAS. IF WIDTH OF HANOSCAPE EXCEEDS A FULL LENGTH OF PIPE. USE BELLED END CONNECTION OR COUPLER WNMN SLEEVE, ENSURING SLEEVE IS LARGE ENOUGH FORME ADDED DNMEIER OFME CONNECTION. 15. THE FINAL LOCATOR FOR CONTROL VALVES AND QUICK COUPLERS SHALL BE APPR W ED M THE FIELD BY THE LANDSCAPE ARCHITECT OR THE OWNER'S AUTHORIZED REPRESENTATIVE ALL VALVES ANO QUICK COUPLERS SHALL BE LOCATED IN SHRUB MEMO WHEREVER POSSIBLE 16. THE CONTRACTOR SHALL HEAT BRAND VALVE NUMBERS GR OTHER MMKINGSAS CAUFD FOR IN TIE IRRIGATION DETAM ON INSIDE AND OUTSIDE OF ALL VALVE BOX UOS. 17. ALL BRASS OR GALVANI2EO CONNECTIONS SHALL SE COATED WITH TEFLON TAPE OR APPROPRIATE PIPE JOINT COMPOUND. ALL PVC TO PVC THREADER CONNECTIONS SHALL BE COATED WITH TEFLON TAPE, NO PIPE HOPE IS ALLOWED AT VALVE OR SPRINKLER HEAD CONNECTIONS. ANY PVC TO METAL CONNECTIONS SHALL BE MADE WITH A MALE THREADED PVC FITTING ANDAFEMALETHREADEDMETAL RMIG. 18. ALL PVC SOLVENFWELD CONNECTIONS SHALL BE MADE WITH SOLVENT -WED MEMNALS AS RECOMMENDED BY ME PIPE MANUFACTURER. SOLV EM -W ELD PRESS SHALL BE APPLIED AT ALL CONNECTIONS. 13. LOW HEAD DRAINAGE WILL NOT BE ALLOWED. CONTRACTOR TO DETERMINE IN THE HEM WHICH HEADS GRAIN AFTER THE VALVE IS SHUTOFF. CONTRACTOR SHALL PROVIDE AND INSTALL AOOMMAL INLINE CHECK V ALV ES AS NEEDED AT NO ADDIRONPI COST TO ME OWNER 20. ALL PRESSURE SUPPLY LINES AND CONRLOLCOMES TO HAVE I S' MINIMUM COVER ALL LATERAL LINES M HAVE 17 WNIMUM COVER. FOR RECYCLED WATER SYSTEMS, PIPE OEM TO BE DETERMINED BY ME LOCAL GOVERMNGAGENCY. 21. WINUNEANOMRESLEEVINGTONAV WMINIWMCOVERFROMTOPOF TOP OF SLEEVE TO B07 M OF AGGREGATE BABE IAMPALLIE SLEEVING TO HAVE I MINIMUM PAVER FROM TOP OFSLEEVE TO BOTTOM OF AGGREGATE BASE IATEML UNE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE W MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE CONTRACTOR SHALL INSTALL SME V W G UNDER ALL RMOSCAPE 36 WINE OR GREATER WE TO GRAPHIC MAN". NOT ALL SLEEVES MAYBE SHOWN ON THE PIANS. CONTRACTOR SHALL INSTALLAM SLEEVING PRIOR TO HMDSCAPE AND PAVING INSTALLATION. M THE RADIUS OF EACH HEAD IS TO BE ADJUSTED SO THAT HEAD-TMEAD COVERAGE IS MAINTAINED, BUT WERSPRAY ON RUIDBJGS. WALKS, WADS, AND OMM HARD SUSFACES IS MINIMRFD. MIS SHALL INCLUDE BUT NOT BE LIMITED TO USING ME BEST NDM E MUIUS AND PATTERN. USING PRESSURE COMPENSATING DEVICES FOR NOZZLES. USING MMUSTABIE HOMES, OR USING ME RADIUS ADJUST SCREW ON INDNIDUAL NOBLES. 0. FINE NNE EACH CONTROL VALVE FOR OPTIMUM OPERATION. THIS SHALL BE DONE BYMRNINO DOWN ME FLOW CONTROL OF ME VALVE UNTIL SYSTEM PERFORMANCE STARTS TO SUFFER ATMET POINT, OPEN UP VALVE R'N O CONTROL ABOUT ONE-HALF TURN OR UNTIL ME VALVE IS JUST OPEN ENOUGH FOR DESIRED OPERATION. 24, MNTRACTORSHM-INSTM-ZENTE WIREEM MCORTROLLER(S)TO EACH END OF ME=`NE. WIRES SHALL COME UP INTO ALL VALVE BOXES ALONG ME MAINUNE PATH WON 36' EXPANSION COILS IN EACH BOX SPARE WIRES FOR EACH CONTROLLER M UPON COMPLETIMOFME PROJECT. TO ME O W NER ME FOLLO W ING; 25a A REMWUCIBLESETOF-ASBUILPDRAWINGS AND CONTROLLER CHART. SEL 2 KEYS FOR EACH CONTROLLER( WMROLLER ENCLOSURE (AN APPLICABLE). M£ 2 QUICK COUPLER KEYS AND MATCHING HOSE GWNELS. 26.A 4 OF EACH SPRINKLER HEAD SPECIFIED (AS APPUCABLE). Me. TBV OF EACH DRIP LINE TUBING SPECIFIED IAS APPLICABLE). 2EL 10 OF EACH DRIP EMITTER I RUSH VALVE IDRIP SYSTEM APPARATUS SPECIFIED (AS APPLCABOU . M. RECORD CHARMS. - ME CONTACTOR SHALL PRWIDE AND KEEP UP TO DATE A COMPLETE RECORD SET OF PRINTS WHICH SHALL BE CORRECTED DALY AND SHOW EVERY CHANGE FROM ME MIGIML DRAWINGS.PRIOR TO FINAL INSPECTION, ME CONTACTOR SHAD. TRANSCRIBE ALL INFORMTIM FROM ME RECORD SET TO A BLACK-11NE PRINT PROCURER FROM ME OWNER ALL WORK SHALL BE NEAT AND LEGIBLE UNDOING THE FOLLOWING ITEMS FROM PERMANENT POINTS OF REFERENCE SHUTAFF VALVES MNNLINE AND CONTROL WIRE ROMNG, POC. BACKFLOW DEVICE. CONTROL VALVES CONTROLLER QUICK DOLPHINS VALVES AND OIHM PERTINENT UNDERGROUND MASS. 2T. 'CONTROLLERCHARP- UPON APPROVAL OF ME FINAL RECORD DRAWINGS, PROVIDE ONE CART FOR EACH CONTROLLER INSIALMD, 27A THECARTI$TOMAREWCMCOPYOFMEAPPROVEORE M DRAW ING (A BIACK-LINE PRIM REDUCED M ME MAXIMU M SITE ME CONTROLLER DOOR MU -ALLOW, COLORED WITH A DIFFERENT COLOR BITSFE 1L1TOBALLWEGIQ 11 M sMLS wvn[APvws Nxs Wsamv I I ENNLINEPIPWvvw EV MTDN wvlPlulslrzl INFEUVITO Rlvsl wnTEPP o IEMIPERII MMMK-- Isxwwl W�M.'.INNSIRMSVA .TMEUIIU.aaN� IRS.. QFTNEAQTAANDBNT�TN IE -MU - FO TREE BUBBLER FOR EACHVALVE STATION'SARFAOFOWEEMER 27.6. WREN COMPLETED AND APPROVED. THE CHART SHALL HE(AMINATED BET W EEN T W O (2) PIECES OF M MIL CIFAR PLASTIC AND MOUNLED ON THE INSIDE OFTHE CONTROLLED DOOR USING VELCRO TAPE OREOUM- 28. DRIP UNE IRRIG MM SBA DMPLINENONGISSHOWNONTHEPIANSINTHESUGGESTM IAYOIT.CONTEACTORSHALLPOIUSTIAYOIRMDETERMINED NECESSARY IN ME FIELD TO WATCH ME ACTUAL SHE CONOMONS. DIMENSIONS, E10. 28B. ALLDRIPURESYSMMS SHALLBEINSTAIUDPERTHE MANUFACTURER'S RECOMMENDATIONS AND DIRECTIONS THIS SHALL INCLUDE, BUT NOT BE UNDER TO SOIL TYPE CONSIDERATION. PLANT TYPE CONSIDERATION. SLOPES. TYPICAL TUBING LAYOUT, SUPPLY HEADERS, FLUSH HEALERS, NRREMASE VALVES, FLUSH VALVES, SOL STAPLES. AND OPERATION INDICATORS. ETC. M.C. EACH DRIP UNE SYSTEM SHALL HAVE A DRIP ZONE VALVE PRIMARY THAT INCLUDES A PRESSURE REGULATOR AND NINE FILTER PER THE IRRIGATION LEGEND. 28D. EXTEND PVC LATERAL LINE PIPING PER IRRIGATION LEGEND FROM THE DRIP ZONE VALVE INTO ME PLANTING AREAS. ALL SUPPLY HEADER$ AND FLUSH HEADERS SHALL BE PJC PIPING OR DRIP LINE TURNS AS SPECIFIED ON THE DRAWINGS. 28.E CONNECT THE DRIP LINE TURING ETH) ME PVC U PCLY TUBING HEADERS PER THE MANUFACTURER'S DIRECTIONS, USING FITTINGS AS SUPPLIED BY ME MANUFACTUR ER OF ME DRIP ONE TUBING. 28.E DRIP UNE TUB ING RUNS SHALL BE SPACED AT APPROXIMATELY 10'OG. ORA$NOTEUONMEPLMS- 28.G TUBING SHALL RUN GENERALLY PARALLEL M THE LONG MIS OF ME PLANTING AREAS. THE EXCEPTION TO THIS W WID BE SLOPED AREAS SBH. FLUSH VALVES SHALL BE INSTALLED AME TERMINAL ENDS MOMS LOW POINTS OF ZONES IN ALL DEMEHONS. MR RELEASE VMVES. WHERE REQUIRED FOR BURIED SYSTEMS. SHALL BE INSTALLED AT THE H IGH POINTS OF EACH ZONE REFER TO ME MANUFACTURER'S DIRECTIONS FOR ME QUANTIY OF FLUSH VALVES AND AM -RELEASE 2EI. DRIP UNE TUBING SHALL BE BURET SJ' DEEP. STAPLED DOWN, AND COVERED WITH MULCH PER ME PUNTING PUN. 4.1. EACH DRIP UNE ZONE SHALL INCLUDE AN OPERATION INDICATOR. ME OPERATION INDICATOR SHALL BE INSTALL AT ME FARMEST POINT AWAY FROM ME ZONE DRIP VALVE ASSEMBLY. NES. ALL FGTMGS USED FOR DRIP LINE TUBING CONNECTIONS AND DRIP LINE TUBING TO PVC CONNECTIONS SRALL BE AS PRODUCED AND S W RUED BY THE MANUFACTURER OF ME DRIP UNE TUB ING, P[ INIwvEn A' .'..a. snE� a uo Ew[auwrnTiExnvx wvvEPEoulPmvm[wlxvaxmEwancvuN MaT awTwty NEIDmPw[xE ROUT [M uw PIMWlev wNW ms um PENIS RM MM..RUGAJI-DOOVTG`SM`FNXIUAVMW ounmEavs.sETPtuw'.TEP N NAY IUTAwuus.PwuPAsxEtnEv. Am'PpoNExuWyvXwar IMIMNAmrtOR vxAwnPPmvmLvn Epul 5. IMEIMiIcxsAGW9pwE I. scum PEmm-na. ZONEPWANCETOXEM.umEU EPTPPO[tavPE ...'a P.-DQVS.. EIAIE9TSE.11F1FNCMYOm.MSVR. 'd vA-LIRS. .M M-11. OmeAluN IS oxSmEOln9wiEs nvNs[MwV a sW1AAu0. EsnMAiEvxwivevMEsnNAiwsvaT'P'OWD wEMlsmgcEiw+ B....", EroNmpPRGI NDIARNEaT. IS.. 6Ek.."S MOSID.E MWLxA TD aEEMENNEOAW/YI.M5mp1 AUlvwnvlFUj.slow[EEA MMAREuswuRB,. wVEVEVEtm usxm.lT LmCLNs'AsreLoatcnsFnswtnlssusassimillniiHE IIMeIIIIOUM Sem'm AW 6 S* TIAL TUBE S00 B>-2600 1��YNI1 W saws 0 ROBERT TAR & ASSOCIATES AnmcA a nmmlec mre m�mcwa'Avun wCa mmY+v�ass (M.AAPNFm: 9516i6Xtl IIIA®pnwican WANG RESIDENCE 2460 Alamo Helot, Road Dlamona ear. Ca. LANDSCAPE CONSTRUCTION PLANS su INzMSSa'p Na PnkMn vaw IRRIGATION SPEC'S & NOTES slvl -a 9 W Nn� d15 IRRIGATION WNMOLUM SCHEDULE GUIDELINE - PLANT ESTABLISHMENT PERIM _ �� EAv4 ERIN E. nB4 E- a v M EAL ETry{ IS N EiWhJ Eiml Lipy muEATTmku NM �I��� -Damam 6n siAMIN WM-PaD "a II EZE m vl-rt HMmncipl as 6Vry 'l GI I S IS oxSmEOln9wiEs nvNs[MwV a sW1AAu0. EsnMAiEvxwivevMEsnNAiwsvaT'P'OWD wEMlsmgcEiw+ B....", EroNmpPRGI NDIARNEaT. IS.. 6Ek.."S MOSID.E MWLxA TD aEEMENNEOAW/YI.M5mp1 AUlvwnvlFUj.slow[EEA MMAREuswuRB,. wVEVEVEtm usxm.lT LmCLNs'AsreLoatcnsFnswtnlssusassimillniiHE IIMeIIIIOUM Sem'm AW 6 S* TIAL TUBE S00 B>-2600 1��YNI1 W saws 0 ROBERT TAR & ASSOCIATES AnmcA a nmmlec mre m�mcwa'Avun wCa mmY+v�ass (M.AAPNFm: 9516i6Xtl IIIA®pnwican WANG RESIDENCE 2460 Alamo Helot, Road Dlamona ear. Ca. LANDSCAPE CONSTRUCTION PLANS su INzMSSa'p Na PnkMn vaw IRRIGATION SPEC'S & NOTES slvl -a 9 W Nn� d15 IRS NN GM SH Na NO NS �I��� II GI I S IS oxSmEOln9wiEs nvNs[MwV a sW1AAu0. EsnMAiEvxwivevMEsnNAiwsvaT'P'OWD wEMlsmgcEiw+ B....", EroNmpPRGI NDIARNEaT. IS.. 6Ek.."S MOSID.E MWLxA TD aEEMENNEOAW/YI.M5mp1 AUlvwnvlFUj.slow[EEA MMAREuswuRB,. wVEVEVEtm usxm.lT LmCLNs'AsreLoatcnsFnswtnlssusassimillniiHE IIMeIIIIOUM Sem'm AW 6 S* TIAL TUBE S00 B>-2600 1��YNI1 W saws 0 ROBERT TAR & ASSOCIATES AnmcA a nmmlec mre m�mcwa'Avun wCa mmY+v�ass (M.AAPNFm: 9516i6Xtl IIIA®pnwican WANG RESIDENCE 2460 Alamo Helot, Road Dlamona ear. Ca. LANDSCAPE CONSTRUCTION PLANS su INzMSSa'p Na PnkMn vaw IRRIGATION SPEC'S & NOTES slvl -a 9 W Nn� d15 STEP UGHT UNDERCOUNTERLIGHT Conlulni anon vedb loradan al all und"ranna utiFties. drain likes. at. prior to algging of nay tlM. Inslalllwr voNege lendsape ngM1ting, paWnylgOnry, realMM1tin31tore...1). KrQIWi aM,,0 on 000anday1((prequel). FMal W. sMab be selected by armor. Install lox vollage up10. as sM1vm on Ne plan. Canlras .h9ba tespansbklorstmg banafwmens) m wovlae fall power N ea hNWre. An 119M1Ia ion N. TRN note. Manabse lndoned. MSW111. 1. weeNerpmof a oodont du w. .. an sham on lM1e plan. The Ownetshop approve all Baal lomdans. 11Is Ne wnne.W. mponslbiliry N bawma NaNibe WM erase cift.a a.l—.Nb a(xalla. reboring walk. ak. CooNte w lnaoM wAM1 Baneral—.., ana Nhersubmne . for lotanon and lnsklbtion ,,,,Cannes Cannes Nmu,h mils, paying. and sWdmes alc Nl Nabkal Chan be Installed par Cb. Count, and S.I. requVemenls. No eperbs Note, slam be plawd w ma4Nelned upon any also m la ®uu and reasonebk Hlare or guMnatlon upon ., oMtt PrNab bE LOW VOLTAGE LIGHTING LEGEND BRASS MINI DELIGHT W1 MR 16 3W LAMP UNION LIGH1ING'PULSAR'WB-36 TOTAL t{"'h 110 V GFT WEATHERPROOF DUPLEX OUTIET -25TOTAL Q TAP STAINLESS SER W1PHLTOC TRANSFORMER WI PHOTOCELL AND TIMER UNIQUE LIGHTING MULTIMATAY - 3 TOTAL WI SATILITE HUBS AS REQUIRED xIa STAINLESS STEEL UNDERWATER LIGHT WI MR IS v 35W LAMP UNIQUE LIGHRNG'NNfTILU5 SS -7 TOTAL BP SS SURFACE MOUW STEP LIGHT W120W LAMP UNIQUE LIGHTING VOYAGER VWB-S6 TOTAL NOTES: 1. UNIQUE LIGHTING SYSTEMS AVNLABLE AT(800)955J831 Z CONTRACTOR TO PROWDEBIDALTERNATE FOR ALUAW OUTDOOR LIGHTING AVAILABLE AT (000) 9306225 Uneadeamsan+aAkn >�h� lou Roc 1-fiBB zn-zfiOB D ROBERT TAFT & ASSOCIATES xnm�opa ��=nua� a.e ob�a walae�aeco,n was rNrmc�asai n�i65me a.,r. aae�R,nx..egmez<on, NoBa WANG RESIDENCE 2468 Name Halgnls Road Olamnna Bar, Ca. LANDSCAPE CONSTRUCTION PLANS 01 NORTH SMFIIF UGHIING PLAN P. 10 amxn .15 PL9rvSMm(x/M II9A .Rt' 6-N-I%s M STEP LIGE? UNDERCGUNTER EIGHT LOWWLTAGEUGHINGNOTES: LOW VOLTAGE LIGHTING LEGEND ..daGa'.w vaiRy kwlbnofallarA .m BRASS MINI WILIGHT WI MR 1635W LAMP Galles, dal hes, .11 pdot 1a digr[I a.al Had. UNIQUE UGHrNNG'PULSAR' WB -35 TOTAL 1. lax voltage ltara.iB Riddr9, pal -ay fgM1Brg, 110 V GFIWEATHERPROOF DUPLEX OUTLET .I- Rd&d,and.'Otarenl W Ungae lgM1Wy y -i/ -z6 TOTAL BW95540SI(oregual). Final TaNresMatoba STAIN ESBSTES-MULTRAP aeleded by vxmer. Q TRANSFORMER WI PHOTOCELL AND TIMER UNIQUE LIGHTING' MULTIMAHV-6TOTAL Inc leO WxvolU eu teas sham an the g pHgh plan W/ SATILRE HUBS AS REQUIRED Cantadashellbaresponsl6le TmzWrg bawamreds)IoproWtle full power to eesl.,.. N1 STAIN LESSSTEELUNDERWATERLIGHTWIMRI6 lights—Nelghl Gnlaaao0aavt StRakd. 35W LUMP UNIQUE UGHTING'NAUTILUS' SS -T TOTAL Inadat1110a 0wa Da'rorl e1ecWrsldupkt.0ats BRASS SURFACE MOUNT STEP LIGHT WI 20W wMP as sham on Ne plan. The Omar shall approve ell UNIQUE UGHRNG VOYAGER 6' WS -S4 TOTAL Dal lore5ons. It 0th.-nra.W. responsibility to W— N.N. ROGER: wMgndedHferences,relalbg 1. UNIQUE UGHtlNGSYSTEMSAVAIIABLE AT(NO)955-0P31 —11t,.C.GdasI..ca%loallonMwa0.s, ,neat—.t r 2. CONTRACTOR TO PROVIDE BID ALTERNATE FOR ALLIANCE ennslellatlon antlaersubwMeadon forloalbndl tli OUTDOOR UGHRNG AVAIIABLE AT(800)930AP25 of pipe sleeves NmagM1 well, lade,, and s W Gores a, Al Nec9iral shall be lnebllad pot C4, Crar"ad lisle requhements. Noeidedar NgM1agaM1all ba 01 or malsinetl upon enY lot ao es ro ceuw end sonable glare ar 01m4w W n uryn airy other pdualebt UMeryvwntl SaNm NBd tO! l7- RSE t-eoe zv—z60D !p yuv,,.L.oz N ROBERT TAR & ASSOCIATES ram:aa a n«nu acwre �:„KKnaau. vsnxmaoanraaw �rema�a ome. rnlw.:ss e�asset Iweaam�m a�Hw WANG RESIDENCE 2468 Alama Heights Road Dlamana Bar, Ce. LANDSCAPE CONSTRUCTION PLANS Setl @*M ollll� NORTH Ne. xertbn Wm a.Ya, LIGHTING PLAN �TeWny9. mk mxa tl 15 PLANTLEGEND C'e) LLI LLI _ U) ui LLI U) di Z J U F - Q 75 SYMBOL BOTANICALNAMFJCINAMONNAME REMARKS WUCOLS 52E Ott. SYMBOL BOTANICATRANSICOMMONNASE REMARK% WUCOLS 912E OT V. E REMARKS WIICOLS I.E. I STY - TREES: 1LRFSU09TRUTE O leauapeaIn sy Muhknbergia mplmtlaPlnk MUMy�FmnlYanl L 1GAL BOI SF=vF89 PLANTS Oe'Sxan HIE Hlp MULTIAMNCN L 36'00% ] © AnlgoxanMos AaWautl Kangema Pew SUN L sWL ® OpleopopanfaponlWMManm Gmss AQ Dry Rwm ye,,v1'PLE, D.0 M IDA, 9539.F.=HA53 PIAN15 0.Beaus m.jepsnlc✓JAlwrmse SUN M GIetlIBle WamntlioNHonry STANDARD L 24'80% 16 ® Boxamed NOSVMaM pppmv¢a Baal MukA 3.OEPTHTH1ROUGHOUFALLSHRUBAREAS O LowA Ca IWaolRomltar BuaM1 SUN M ScdL e © Are name taMana'CuN'IGOM lanhne TRNNGVIARSPACING flp3'O,G L 1GAL 1,]65 SF.=N-t 95P1ANT5 See, apaMWare /Gdeen gain STANDARD L 3fi'BD% q® Myapomm WMfMIUMMyopwum TRWNGULARSPACING@VO,C, L 1G4L 9,353 S.F.=N-i,029PtANl9 Tree Ph W.L'Raiabcw.11 BUN M 11.1 st Relanmv WaMar New Ww Fhx RKa'Red..tt VFWCasfel Rosa TRWNOUTAR SPACING®3'D.C. M IG4L 9B90,F.=rF10]PUMS O. Coprmmz zempwvlmmlih6an Cypa STANDARD L 29'80% 26 © Age"wh Nadegak'/ SUN L sGnL AI gwemaMcealtl4naNs'PmsbaWs%Fuss Rmenmry TRWNGUTAR SPALING@3'O.C. L 1GAL 4.799 SE=i/52]PIAN(B Vetla9alM Smool AAave sWl ]e LywwNammuSE aspleMklWNCamMe STANDARD L 2q'BO% 5 �. f Vertene Momesleetl Pmpk'I Homssbatl PUPk Vernena TRNNGULAR SPACING®3'O.C. L 1UAL 2.659 S.F.=a/-293 PIANTO ©HNaN laa'MurekeC/Munsbetl 9UN L taxider POT]ES PLANTS: i i- 61sIIrq BlarkWaMNTreesbbe VEAIFYINTHE L NA - O Rasa lcebeq/White kvbx9 Roae SUN M zwL 13 DECOMMISPOTSAM URNSTOBEVILIAPEBTE'71.1�31OREOUAy ANOTO protedNinpbre-BeeTme%an FIELD SE PR.WUM".NER. ALLPOTSTOBEINBTALLEOONWDSCAPEORMASONRY - ® goamaeinuso. Tusanelue%Tuscan ON L Sa m PILASTERS. FINAL LDCATIONSTOBEDETERMINELI '//y {`/ B1ua Rmemary pM1mnuaapyMmar gale PoHn STANDARD L 2S B.T.H. 4 ® U.UgTRGQ6'HFIRAL POTS (BTOTAL. M PM1xZ-11aduhopuryvrea1 Funk SUN M AM PSRUMJ.SPIMLTWTUTA SMITE OR1PFR POT) M ?Vp CM1xpswps M1umlNsrMwlkmnoan Fan M1ATFlAUNK L 24.80% 2 O New Zealaml Flat awL re ANO PELARGONIUM PELTATVM t`NNRE OR PINK) - QUARTS- IB PER POD �WIIVc' pdol Akulwu.Compau-4 ON L PIANTINGt6-H,Y1AMD URNS IBTOTAQ: M PM1cen4mettleNYPgmY Dak Pane MULTFTRUNK M 15GAL ] IQ ..,Tree © PHDRMIUM'MINBOWWARRIOR'-I.AL-(1 PON POT) M a.il• DAN- e2 CIXEUSITYBRIDUS'REP-IG4L-IIPERPOTI L Jl�YYzLJr DWon¢a v.'PURurea'/Puryle Laefetl SUN M LANT/WA'OWARFYELLOW AVART9.(4 PE0.FOT) Ju9lensoBfomisNBlaG WalnN STANDARD L 24.80% 3 11 Ibpwetl BuzA PUNTING2fi'H.x2q'D0. POT9(2TOTALY M Replawnwnikri removMBkla WaMN CRRU591WARFt .N' I IZ Leurva nonWYSveel Bay RUN L IS WL PES.TVAR. TOBESERPW BYOWNER - SGAL-()PER M WTe pgovlasnmawwpweopwTewapn warumEDBsxMN .T)AM PELARGONIUM PELTATUMIWHREOR PW-OUART9-(B PER POT) muwunroumtrsmucsuaaopwuls ad mx 13 Munkaberyle Laplmas/PIak V.1, 9VN L Sant ]a szrwrvpuum PpaVlo[n MIM ® PMENW EBEUNI-1 SAL- FEE PO M a PLANTING NOTES PHOENI%ROEBESUI- ASMIN (t PER POT) M iRACHEl08PERMUMJASMINO101ES-t GAL -(2PER POT) fmbadw¢MlberespoezNebmnsW wN tlm emro.Jvanalesr.¢pomek mkmkn gammdaaal pa rplpknlbev vMhln l9fealafgax,v2klwseux zupeMbMeM eppmpaale agenWa.xN 9mbpsfw Ime olpeds.powwnalmn.vakaau,Mtlu6Vg pose luiNn MnereMbl OxnertpNMtrM veMpglo®dowo(uneagmuM UWNea, paneM PIPseIeWOorlmmmg9etl lAamrtaNlblpmsbetlby Represenm&e Hmeetlrig lnhuNarkaMarspom sWsplrti ConlwtlwsM1tlikkesob resmasbllry0rmnz OwneranNw Wnrels AUMw4M RePw=waad.'e F IMaMdlmletlon OmNngc 65vrtetldueb tlemage olselaoW'Ales KpmpefveaXsfiin CNnbatlwahaYenwreMalludareazam wpanka LmhaMwshaX lephm ormpalretlstlnpmaNUk geNmr.Mwwaz nNLPertNNnae. rmmgmanemvx aNeshmb aresswNna.dflee lMa• mal em aamagmaanag Pl.Nmgapemmnx CmbatlwaheYml wlkmXV %oasetl vNhp NhNs—tlus OTunnw9aks ale99]8�9JM8 avJaeq Nry spedlbi CwbadwNaAveafypopeaylnes pbem can.nkBahwua9aluNnaxnoe¢wvSvuaneemda axnoealodedga¢nale.uuema. wmmNnaN9 gananeopammn¢. d.daa zane mNm.NNI navam YnwaeNaN9Na aeslpn pm.s aaw.'UmNNmuKedla9aWyte Coneadarshad Malpolxyxpam9�wmtlm+ersntl gekrlo Cdyentlmunly Wnaxes lv smnaatl a lel QmwanWNr4—'awhh,. Regneme sNWs, uMo¢bJ Iril olnervMean D2Mrgs knd+apepbnsandspetlflremn; xMemepAbNa. MmaGMkry Assume Nl respanl6iitykrmhlnrunM Malmalalutt Nmm�lxaT'atlnBwnenaOla¢Mb aMlpWMnu9dmmnz sue to kck o(pmYdbgxNli wvNamas. caeca, Nr NMw%Eeagss. Bena9mmmpod lz Nolpm&ENBr6m mCmWhaaMmoNr,snal[e re¢povWelwmoNMa6goMer COMaMr NaYEzeksdkesbb Nepmvallrg ulnetl e CoN"eeraM1ellokelWneynaeMgIDm IvDueuaMN NIlntlkakionBreOMn. P.dncdgaofM-ba,NlwrtS awwA='h M Ndh. mMaamn rwkrelabtllo qNpesueMbn✓fnnbetlo(s CpNhadpsnaXmukM1 Nmbentlpwntla'erelees Wwk (arluely Wrt.gmYWsoveremnslssz NenlpaW4 COMmddibelnol Mange NagmeaaajauMb Panlmakrel. Le. t2ea.slwbs. WnesaNeywNM1nvers, tlleepdpaof—Wn-IOL ual w.Vw GtlsI WF.JNN .dvtlN9'salsanal.Nms. mup EeappovMhydmerarAbr Ovmera AVNwCM CenhaJwslMlIe .Lepeldhe pe.NrNNa1 Rep....opryrmlvmNh'ort PbM oakaal lnNXaa COnbacbralwY nM p.. bees.."NIMnB had E... betla. v.11M1OW Mmaranakr Cxnerz Aulnd4ee RepewMnNa'a bany Natletl9e.Le.aWenlFs. wa4andhoinN eppovalnmyho¢uhjetllomnwvel entl redswm¢nlMk f°NMaWre. wXM1°N uxdasaddee.WdhNpa �Naledms6loanee bVConbedor. Rona hvMet¢nal6eaneppmveapkzSN'deepend un n Ne enllrepeemaWell Vntlwno VntlmywmtlxMreNM Fr.IIN®XNNa oldamealMalam ¢uhktlmepxmalNl aio rtsbNseanaN aarueaee gamedmmrxan3 NOTES: Ut TCLL FIS o..Nx.Naa.o.,Nera Auuma dRaPmaeMmNepmrm /eW bam Nee M9a. I.e. daewalkewawaee. FOR EE iMssag.b9lmllBrmWB�agnsp-bPMnmAHmnN0NaFN4tl1mu®MekPkmvamMdomartgapmmnwxazworzmslmkrmwe b eeenwretlul bean .m NN SHEET 74.FOR SOIL REPORT & SOIL AMENDMENTS SEE SHEET pl,aNdWdeep mbtlbfln@ngmd'. FOR PLANTING SPECIFICATIONS °® znl--ezcfioo 0 SEE SHEET 15. +d^i�alr r+x eoawa h.lmlrt- wIlans. fnNtra. paadXm¢bYPla al.. R.S At6e4 spe b.Tress-cnalkoesbke bodona bekm agPN9lidel ktlN9 ma PmeominalevkuafinepuMa 0 ROBERTTAFT S ASSOCIATES maascM nrmueu.re wmll�ee DlbNe+o.ssa Nerwra,:�seruvg uw. paaanouuc9mMtmm Pigea WANG RESIDENCE 2466 Alamo Heigh% Road Olamond Be,. Ed. pl. LANDSCAPE CONSTRUCTION PLANS xJ Wesp°e �r N q�4 GUV� NORTH No. RnkM Wm ehaNT. PLANTING PLAN ae p S.T. n. 12 Ytl NUN J15 ,'.ay, w, ,DDaMNmaaAwMNS RA M/F/Mp/M 119f Pa'Pa'6-1-11-BGSA, av PLANTLEGEND 'T. a Goo lss, oP SYMBOL BOTAMCAL NAME/COMMON NAME REMARK$ I. SIZE I Ory, SYMBOL 13.1,11 ALNAME,COM RoAldE REMARKS WUCOLS SIZE QTY, TREES: O geaewopea'Svan NIM/Swan HPl MVLT48RANCH L 36'00% ] AnUovaaASI...1 RM—a Paw SUN L SGLL So .No BUFua m.).pantos/ Japan SUN M 5WL GG Glealkla MamnNcNHmry STANDARD L -BOX 15 ® Borvnotl O Losui, ryen Q la". 5 Caktle rsWbMrsl BusM1 SUN M mamea Rcelreukaa WnkuUlalGWaM Rein STANDARD L 36.80% 0 Toa Phomtlumt'Ra,Now Wamo!/ SUN M ftelMcw WaMoNewZrelanaflaz O CupmausaempeMmna/bdlan CW.. STANDARD L 2100% S4 scnl p ©Vd,,Wd&TMA/ 6VN L Vatlryektl 6moolggave LyoM -a-- L azpkMfoluar Celalba STANDARD L 24'00% 5 qo,m.� © LavantlWa v.'Munslwtl'/Mwwkea U. L SWL 95 taventic l "F /) Evistlig Blocq Walnut Trersbbe VERIFYINTHE L NA - O] Rao. Imner97 while lrsbery Raze SVN M s LL. 'Z .W.R pmbaaalop6¢-See Tree Plan FIELD 4 ® nusa. Tusmn Bluv'/Tuscan SUN L 5wL 55 RNe Rosemary PnoeNetlaclylllera/OaN Pakn STANDARD L WKTM, PM1ormlumt'Aulmpurpurea'/Punto SUN M CnemaeNps M1umNar Metlllermnean Fen MULTFTRUNK L 24'80% 2 9 Naw Sealant Flax Palm 53 AfiuWau.CvmpadeN.vaR SUN L 5— Pnoerd[tcebeleNV Plpmy Dab Palm MULhiRU1R! M 15 GAL. ] IO 6nawberry Tfea Moot DWaneay.'Pugsuree%Pumlalmfea SUN M "Goo- "Goo- Bx GG J.Reaaoid.lml...Walnut ...R. L 29'00% II Hop¢eea Busn Rep-m—M for 1 remwatl D10.0IZ Launn iwh0iel6wcel BaY SUN L m NoMGAUAoGUsoo/m PG -o au5 Ya aSnaurSEBEm'EwTaEE 13MUMenbeepla apNlaasNNkMMF! SUN L SGSL 9 PLANTING NOTES Conimtlw¢haA ba reaFon+INelommuHwMaHe Co.ahel bereryomU..WdShplanlmxGd. Ooavlpka Ms,dWnlbk I&,,..walnoraewer ¢vceanlyd,n4 eRo Sp a a9eadea, and RaS,11 slw Gas apesk. War wnallbn. or alseasa, IntlWln9 tires. CM.P ,,r VoO.vnoh AWM1omea VeConlrztlw¢hAl Wesde resryndnp%y (wmsla ttPgedpbMmak&P-lld.dW RegGdN.Mm,N,p..GNG,dMGlmmaNngbmmMUXks,ppaM QM]OmAuwdReiaanhWa, rclreMtladonPnBs.MUMS, Mwn do,u otlama9eolaaitluYlaaa Mpmper.r MNSn CaMado,ahaA ensure Nal M1uleiea¢arexepawWtl Conhador¢Wl rellam ornpa'rexbWg maladak by Conl2Mrwaz mlpeMmrcd. ryom9pmamye, aSSGh.G areasx9M1spM0M1X<' Rut are damaged ..a pGMrE o...Wns. LmbaaM¢M1LInNVAIIW pmreetivllh IaiNng eperzlbn¢ Epk'BwtleBmN(w equeBed9iy avaiagelluu wnenxlaohakas N.laaLva.G, tllomantlgiatle gaCmnorSeksx WO]e938gB. ttavnahapadAaa _almdwznal GGG.pAGGG keagk,b diflare—.Mo G%,GG,.I,eenknvxnauNgelw - MveFMPo9eahal Ee WM[W. ryn9gana,y aPe2lbna. B.S. pro2av DMg.. GdmG .,, matlUBUb CMMNIGNSMQMs oSMu oo,m M Refer.CCyandceuMy.MMSfm¢bndsrd aGoolum lO —Boor QVnelsr....NNISSM. anrub,inlmindimlNOlne,wheanOmW,pa. hafto moos—lMoaraW......'acaUe. (w resdumn. Acne Wlresrynalnlily lormetl lmm�etl MalndFnW on¢nkrspady when ad)ettMb aMmqulredrevdlAsl6ristlue loktkofpmWlywN paVederea; walk, oralM1erldedalaez. Il an agmnomkadkrePwllsnolpmaWotl bytlw nolNMlnrt MmerlM1e Gn4edw¢hallohb. enaam GMM Cokoloorshalk..—i'SWbina preveNnpWMfl MSlhomequeliRM cats laMlebryeM emmtlsol Canuedoeshaa SeresMnslNe formanll�wt.9 o.or ^^I���o^Ma Gmxi,ga. Fantle Aearygaol Bremla reWdbenaure 9oai plant Wo0. (SMUS.r ihal mollASSISS 1SAMIS.IMI area¢ (uHa6q SR, gwMaverareas lessman 1paaon, Cosa,aaa .Sclooan9e lne 9caa¢aafammm hpn:,amarw,anaaanaalMkrneaa)wma3aa,n exkaaaM1alk.ndlmw. Flanlna.nMte.n¢e;..,A NaeaaMa"'u.MmJ, attPl FraveW mnM. mualne ay. �WSMIGI ..Pool SoMoSS Coawdwahaleamabed, halw9.lnmu9luulal Repressno,..Gd .GNlGA.PWMmvkdal MM Contr B ad SM.Lespeaalls, Waw.a...M S led NRereavaNTknWg bele wdhoul my andbrOG, as uawMal Represen.a0 bent adMI_. s000G GG,QrenwrdaM re,Aecmrent vAal .1 SMGr,MM No an N -Sl aaV d24l baron. releletl msklnmiretl by WnlntloE RwlhaMa¢IW EeanappmaM lYeatic R4'tleapana amMN9 u. aMA.wemdGdl. uacerm FaellwAknsofple GA,Maalaresu,GM`ppmmlof 1-1 o. M A.edMybeeanval Nad-1 Nana Qvnnandor O.mels Abhwlzad Regmenblive pdorb Teetloerryfl[ededge, Le. sMewalksanawalk. Wxeeam.. PMR Pe WNa,IrN, ¢dwe .M Coahetlm A.S wua: No. Gees God Mary a—nm beabminaplaMngo'—Boa, AGMc.,GP, w..IGMGG.a. a,SNuba-IAw a,bml,Aod Mnd.enorxaW p..M IoG - Coalre ... lnGLGN INS. me.ax wed led beslsWe b.Treea-=M1ak w ffikebMJons GebM alaaka h... kBG ae predomlrele. o1 Me Ga. SYMBOL I BDTANICALNAMECOMMON NOME I REAMRKG TURF BUBSUIUTE ® Muhkr�GerykmlAlleaarPlnk Mu "CoGal Ydtl @TO.C. Ophlry[gonjaponlciMMonCO.—S A Uay Room 1. WOG NOSYMBOL Agpmved Bek Muldl ]' DEPUR THROUGHOUT ALL SHRUS AREAS t Mave'GOM'I Gob lantana TRIANGULAR SPACING SIT O.C. ® M ootum pawibGl Myopaoun TRIANGU(AR SPACING AD S' OC. Rosa' Rea Caroll Rea.,, Rose TRIANGULAR SPACING@ 3' O.C. ROSemaaus olhNo. Ifta.11 B.vaRRosemary TRIANGUWt SPACING @3'O.C. Varbena'Hommleea Puryk'IHomeakaa PM% Verbena TRIANGUWiSPACWG@TQC. POTTED PLANTS ® PIANItNG36M.524'DIA POPE IB TOTAL} IJGUSTRUM 10-N SPIpALTOPWtT-tSGU.-j1 PER POT) ANO ST E- 10NIUMPELTATUM(WNREOR PINK) -QUARTS -(B PER POT) O PUMINGISNY[6'OK. URNS IS TOTAL): B PHORMIVM WAIRLI.WARRIOR-SGAL-(1 PER IGN COLEUSITYBRIDUS'REO'-1 GAL -(1 PER PQU LANTANA DWARF YEJIAW -QUARTS-(4 PER POT) O PIANRNGzfiMs24'DI0. POTS I2 TOTAL): CITRUS DWARF LEMON'(FINALVAR. TO BE SELECTED BY OWNER) -5 GAL -p PER POT) AND PELARGONIUM PELTATUM MHRE OR PINT) -QUARTS -(B PER POT) ® PUWRNG5091.x3 .V,. POT.(STOTA1): PHOENI%ROEBELINI-15 GAL It PER POT) L IGAL BOT:.0-U.. PLANTS M iSAL BSS SE=,UBEPIANTS L 1 GAL L 1 GAL M 1 GAL L 1 GAL L IG M M M M M NOTES: FOR PLANTING DETAILS SEE SHEET 14. FOR SOIL REPORT & SOIL AMENDMENTS SEE SHEET 14. FOR PLANTING SPECIFICATIONS SEE SHEET 15. 1165 S.F.=.N95 PLANTS 9.353 S.F.=N-1,OR0PLWIG 9S9S.F.=N4o]PIANTS 4,790 S.F. = 0521 PLANTS '1,859 S.F. _ aF293 PUNTS vao,aaoad.G aNn1 athtr lql. R.kE 1-eao zz]-zSOG ¢Aa{aulr Nam 0 ROBERT TAFT & ASSOCIATES Enaa¢ooee nr=IHL=wra wmwaaonk�rzsrs ed93LaauM emaT. Eoe.,+E.oau�,w<am Pidad WANG RESIDENCE 2468 Alamo Heigh S Road 0lamond Ba, Co. LANDSCAPE CONSTRUCTION PLANS Seel Woo^°a R # Y RSR NORTH xu. Be. ped PLANTING PLAN 6kM WMU 13 a 615 e-r- FA] €n ¢ TREE STAKING -24"BOX6 . .-A�. GROUND COVER B © TREE PLANTING @e �@� �����}^W^• TREE DEEP WATERING xmin © ROOT BARRIER 9 VINE PLANTING su �1en°..rna��l wa.roi-,.� do4,um.cmxmx'�swnv+�'w^samdvm T..n;b...eT.i.'a. `s".,'s44avn0.r.a i ROBERT TAR & ASSOCIATES tantli<ope /. P<elle..... wevlMee Whe.a YlW] bmeMSafivM Ynee I1M¢CWwNa Iie95 dY655Y find. P°xMEi°XUBpmi<m� WANG RESIDENCE 2468 Alamo Halghta Raaf DlamoM ear. Ca. J a.m�40wWo, —a a Fil POTTED PLANT B © TREE PLANTING @e �@� �����}^W^• TREE DEEP WATERING xmin © ROOT BARRIER 9 VINE PLANTING su �1en°..rna��l wa.roi-,.� do4,um.cmxmx'�swnv+�'w^samdvm T..n;b...eT.i.'a. `s".,'s44avn0.r.a i ROBERT TAR & ASSOCIATES tantli<ope /. P<elle..... wevlMee Whe.a YlW] bmeMSafivM Ynee I1M¢CWwNa Iie95 dY655Y find. P°xMEi°XUBpmi<m� WANG RESIDENCE 2468 Alamo Halghta Raaf DlamoM ear. Ca. PALM PLANTING NOTE: S" MINIMUM DEEP MULCH PER PLANTING PLAN REO'D. IN ALL SHRUB AREAS. SuMmo.vMw�pl ax°nm �mm Y.m+nrv�*eF µy v,�+mweia ®m a Pwt Mr— ME U==:7-2600 w nram o.m a� PLANTING DETAILS a—s.r. s 14 bb Nn� a 15 a.m�40wWo, —a a FRI momre,nreuc,nneuw SHRUB PLANTING Pu. LANDSCAPE CONSTRUCTION PLANS PALM PLANTING NOTE: S" MINIMUM DEEP MULCH PER PLANTING PLAN REO'D. IN ALL SHRUB AREAS. SuMmo.vMw�pl ax°nm �mm Y.m+nrv�*eF µy v,�+mweia ®m a Pwt Mr— ME U==:7-2600 w nram o.m a� PLANTING DETAILS a—s.r. s 14 bb Nn� a 15 PLANTING SPECIFICATIONS A IA.D BWORKRENERALNOT£6 -EAAN.—AAN.(I 54c—AFA,EF:'� wGSMOwERxro REM.A.DDIARM a AewnsEv NMEE nwsrs IN-A.o. SETENro rA---a,cAFE.Sl. T¢M-SOMEASMARMAWDCMOmM¢M ADMINISTER. —.5 ANMSM- E�� Tm:xIu__A—MER� FAN.D.v°wWxEEIR.GIlall�EFAREFFENN. SSwx�LLmAAAAFMmex—RNAmxeAINRE "OBERSOROOMBINFORRENEARM AUPUIn tusFAWAxRwaxxuwsexPmRAHEXN n�F ox l�lre/pPEOS O` Gm AM—NAsxx¢ aDE'EAM°EADX®woa"mx .S.RNMARS scnxmACEISIANIS OFRxSxciupE .,,TWAIXA.a EE.pxxflY.,�ERF.I- M-AFAMAA xo' W,�IP. SDRARARRERmDIF-EME , ANDER MFRELEA AlO, Tmw,FDLLA-NAMIl-ABBs WxLL.E.RSE MSE TAGGEDFAAEAR- ARRAN(£ E ME SEAT SIDE AND FACE AUNNEMMMrts. G@E% -AFE VE.M.AuDISM u'F n� ERESENmSmlNwwilSxs's�EEn SOIEPNEPAMADxFEARsoEw�SOI:EN'EPEie E'AP:F.'�xom�s RwPlxc.Noo-nu ..I ME AIX IAxFS �INe .mmLL`xE..",ME IA,I.IM oxm.O0.,"'. UARE.ANwuNNE Pa.IPEASAnox AND CONSMucno, PEPsoxA�EES, AND ixALLINSIDER PRO PRDTEcmEkEANe Po ORNORBEF, I.M.ET MANNERS. ANN ANDRE, .�, ME —. ANANSESIAND .NDovEMESE°'"PAu.�wn "E'A.BEow"'AFFx.EAvo�M EvaF W05 AAR IMSCTA—ANNAREIRM-MAFONS.—FO �MYA.VEN5 A. EtFnalulYiG 1¢Txgtas. TxE Sol PExAESII. 4 IMS, wunw FODMWMus OORllw SONSEREI 1MEN TPPOPEREsvwMw,s AUY sETANERNATTOMwnESuuwPRmEM�gns s -NAME, ISSESAINBRAL E.EEI.uiE�VLA`AN �DEOEOFN�NFAwY.pAYwR- ERM_: ME OFFERS ON, .,E,Ao,DR ANNEMI mu - MAN ME ARMED OR NOT SPESMA—Y FORESEEN IN ME AREAS ME"B" sCPEWsuro waElPPnSAMMENoRaaa, �iN4 I M,....--AM- .EyAw•FIppsxALLEEFOxwuxemv¢AOu AnAuivwE wvsn¢ ap. ASIA -1. .1 SON. a adME—R 1. 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N_ OLOj O -1O U O yC "U3�N y OC "N- (D w O Z 'C C7 0 N y J O C N O O O O K 0 C L C fn C O co C y N o N M :_ M ..0. V :_ (D y .= r .= = p y (n y O y (A ;n, N y O N Z o =o -O r c o 0 3 m o '0 -o M '0 0 3 � 3 M 3 N 'o v 3 o d O s M M O M M N O D W -O M- t0 0 r d O% N 'O N 0 d IL N Q NM N¢ N Z N Q N Q N Q N Z N Z N Z 'S N Z > 3 CITY OF DIAMOND BAR NOTICE OF PUBLIC MEETING AND AFFIDAVIT OF POSTING STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF DIAMOND BAR I, Stella Marquez, declare as follows: On May 9, 2017, the Diamond Bar Planning Commission will hold a Regular Meeting at 7:00 p.m. at City Hall, Windmill Community Room, 21810 Copley Drive, Diamond Bar. California. I am employed by the City of Diamond Bar. On May 5, 2017, a copy of the Planning Commission Agenda was posted at the following locations: South Coast Quality Management Heritage Park District Auditorium 2900 Brea Canyon Road 21865 East Copley Drive Diamond Bar, CA 91765 Diamond Bar, CA 91765 Diamond Bar Library 21800 Copley Drive Diamond Bar, CA 91765 I declare under penalty of perjury that the foregoing is true and correct. Executed on May 5, 2017, at Diamond Bar, California. Stella arquez Community Development Dept. CD:\zstel I a\affid av itposting. doe / . VOLUNTARY REQUEST TO ADDRESS THE PLANNING COMMISSION AGENDA ITEM: SUBJECT: 1"I:l/�,z Z� G TK<�e— 'Pae -t' PL -2 -6l7 -q-0 TO: Planning Commission DATE: 5-1 SPEAKER (Please ADDRESS: (Please print clearly) 1 would like to address the Planning Commission on the above stated item. Please have the Commission Minutes reflect my name and address as printed abov Si natu e Note: This form is intended to assist the Chairman in ensuring that all persons wishing to address the Commission will have the opportunity to do so,,and to ensure correct spelling of names in the Minutes. After completion, please submit your form to the Planning Commission Secretary. Thank you. VOLUNTARY REQUEST TO ADDRESS THE PLANNING COMMISSION AGENDA ITEM: ( I SUBJECT: J n✓v"�� TO: Planning Commission SPEAKER NAME: jar t b� r17Fa (Please print clearly) L"� uv e PkN'v� , DATE: /�aL t7 r -SS If\"� N"� (_Iy\L (Please print clearly) o-7 vwl I would like to address the Planning Commission on fhe above stated item. Please have the Commission Minutes reflect my name and address as printed above Signatt4te iL Note: This form is intended to assist the Chairman in ensuring that all persons wishing to address the Commission will have the opportunity to do so,.and to ensure correct spelling of names in the Minutes. After completion, please submit your form to the Planning Commission Secretary. Thank you. VOLUNTARY REQUEST TO ADDRESS THE PLANNING COMMISSION pr l( n itis U„�f AGENDA ITEM:__—_ SUBJECT: i l/v0 Y ,/ 2 G —;. TO: Planning Commission DATE: SPEAKER I�ifilGt X (Please ADDRESS: 2540 11N(1 . (Please print clearly) � J l�i I would like to address the Planning. Commission on the E Minutes reflect my name and address as printed above SCM 114 w , CA gIt4k At,t t f---1- 1 IUL ; vpstated item. Please have the Commission I Note: This form is intended to assist the Chairman in ensuring that all persons wishing to address the Commission will have the opportunity to do so,.and to ensure correct spelling of names in the Minutes. After completion, please submit your form to the Planning Commission Secretary. Thank you. 1 VOLUNTARY REQUEST TO ADDRESS THE PLANNING COMMISSI rib, �r t AGENDA ITEM:____.--- SUBJECT: / TO: Planning Commission SPEAKER �/ NAME: (Please print dually) _ / g ADDRESS: (Please print clearly) I would like to address the Planning Commission on the above stated item. Please have the Commission Minutes reflect my name and address as printed above Signature to ress Note: This form is intesist the Chairman do so, and to ensureacloreect sprsonselling of names in the Minutes. Commission will have the opportunity After completion, please submit your form to the Planning Commission Secretary. Thank you.