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FIGURE 3-4Landscape Concept PlanMap Source: Project Design Consultants (2019)M:\JOBS5\8958\env\graphics\EIR\fig3-4.ai 10/28/1943434R3R4R1R1211243R4R3R1R1211234R3R4R1R1211211243R4R3R4R1R12R1R12R1R121121121123R
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<br />434R21R12R1R12R3R4343421R12R1R12R1R12R4R3434321R12R1R3R43424IMPROVEMENTS SUCH AS DRIVEWAYS, UTILITIES, DRAINS, ANDWATER/SEWER LATERALS SHALL BE DESIGNED SO AS NOT TO PROHIBITTHE PLACEMENT OF STREET TREES, ALL TO THE SATISFACTION OF THECITY.ORNAMENTAL LANDSCAPE AREAS WILL BE SERVED BY A PERMANENT,AUTOMATIC MULTIPLE- VALVE IRRIGATION SYSTEM. THIS SYSTEM WILL USELOW PRECIPITATION HEADS, SEGREGATED BASED ON PLANT MATERIAL TYPEAND ASPECT, AND BE DESIGNED TO MINIMIZE OVERSPRAY ONTO ANY NATIVEAREAS, HARDSCAPE SURFACE. RECYCLED WATER MAY BE USED, IFAVAILABLE.PERMANENT IRRIGATION WILL BE PROVIDED FOR THE REQUIRED STREETTREES AND INTERIOR SLOPES PER THE PLANT LEGEND SHEET.TEMPORARY IRRIGATION WILL BE PROVIDED FOR THE PERIMETER SLOPES TOREVEGETATE AND STABILIZE THE SLOPES FOR EROSION CONTROL.PROPOSED IRRIGATION SYSTEMS WILL USE AN APPROVED RAIN SENSORSHUTOFF DEVICE..MINIMUM 24-INCH BOX SIZE STREET TREES SHALL BE INSTALLED IN THEPUBLIC RIGHT-OF-WAY. TREE PLANTING AREAS SHALL HAVE A MINIMUM 40SQUARE FEET OF AIR-AND-WATER, PERMEABLE AREA.INSTALL ALL APPROVED LANDSCAPE AND OBTAIN ALL REQUIREDLANDSCAPE INSPECTION FORMS. COPIES OF THESE APPROVEDDOCUMENTS MUST BE SUBMITTED TO THE CITY.PERMANENT MONUMENT SIGNAGE MAYBE PROPOSED BY THEDEVELOPER.NO IMPROVEMENTS, INCLUDING ENHANCED PAVING, IRRIGATION ANDLANDSCAPING, SHALL BE INSTALLED IN OR OVER ANY EASEMENT PRIORTO THE APPLICANT OBTAINING AN ENCROACHMENT MAINTENANCE ANDREMOVAL AGREEMENT.ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THE CITY OF SANDIEGO LANDSCAPE REGULATIONS AND CITY OF SAN DIEGO LANDDEVELOPMENT MANUAL LANDSCAPE STANDARDS AND ALL REGIONALSTANDARDS FOR LANDSCAPE INSTALLATION AND MAINTENANCE.THE PALETTE OF LANDSCAPE PLANT MATERIALS WILL PROVIDEVARIATIONS OF FOLIAGE, BARK, AND FLOWER FORM, TEXTURE, ANDCOLOR. THESE VARIATIONS WILL BE USED TO BLEND IN WITH EXISTINGSURROUNDING LANDSCAPE TREATMENTS ESPECIALLY AT PERIMETERSLOPES.TREE ROOT BARRIERS SHALL BE INSTALLED WHERE TREES ARE PLACEDWITHIN 5 FEET OF PUBLIC IMPROVEMENTS INCLUDING WALKS, CURBS, ORSTREET PAVEMENT OR WHERE NEW PUBLIC IMPROVEMENTS ARE PLACEDADJACENT TO EXISTING TREES. ROOT BARRIERS WHICH WRAP AROUNDTHE ROOT BALL ARE NOT PERMITTEDMULCH: ALL REQUIRED PLANTING AREAS SHALL BE COVERED WITH MULCHTO A MINIMUM DEPTH OF 2 INCHES, EXCLUDING SLOPES REQUIRINGREVEGETATION AND AREAS PLANTED WITH GROUND COVER. ALL EXPOSEDSOIL AREAS WITHOUT VEGETATION SHALL ALSO BE MULCHED TO THISMINIMUM DEPTH.PLANT MATERIALS SPECIFIED FOR USE ON THIS PROJECT WILL BE FROMTHE PALETTE OF PLANTS KNOWN TO PERFORM WELL IN THIS CLIMATICZONE AND AMENDED SOIL TYPE.LANDSCAPE PLANTING AREAS WILL BE GRADED TO ASSURE POSITIVESURFACE DRAINAGE.ONSITE SOILS WILL BE AMENDED TO COMPLY WITH THE RECOMMENDATIONOF A CERTIFIED SOILS TESTING LABORATORY.ALL SLOPE ASPECTS 2:1 OR STEEPER SHALL RECEIVE JUTE MATTING(OR PER THE RECOMENDATION BY THE GEO-TECHNICAL ENGINEER).LANDSCAPE DESIGN OBJECTIVES:IRRIGATION:NOTES:NO TREES OR SHRUBS EXCEEDING THREE FEET IN HEIGHT AT MATURITYMAY BE LOCATED WITHIN TEN FEET OF ANY SEWER FACILITIES.1.2.3.4.5.1.2.3.4.5.6.7.8.9.20 FEET5 FEET10 FEET10 FEET25 FEET10 FEETTRAFFIC SIGNAL, STOP SIGNUDERGROUND UTILITY LINESABOVE GROUND UTILITY STRUCTURESDRIVEWAYSINTERSECTIONSSEWERSMINIMUM TREE SEPARATION DISTANCE:DESIGN STATEMENT:MAINTENANCE NOTE:THE PRIMARY GOAL OF THE LANDSCAPE DESIGN IS TO BLEND ANDCOMPLIMENT THE EXISTING NATIVE PLANTING IN THE AREA. NATIVELOW FUEL VOLUME SPECIES WILL BE USE TO RE-VEGETATE THEGRADED SLOPES. THE TREATMENT FOR THE INTERIOR SHALLPRIMARILY BE PARKWAY STREET TREES AND GROUNDCOVER,ORNAMENTAL IN NATURE, FIRE-RESISTENT, AND COMPLIMENT THEBUILDING ARCHITECTURE. THE RECREATION AREA WILL BE MIX OFORNAMENTAL AND NATURALIZED MATERIAL AND LOW MAINTENANCE.ALL REQUIRED COMMON LANDSCAPE AREAS SHALL BE MAINTAINEDBY THE HOMEOWNERS ASSOCIATION. THE LANDSCAPE AREAS SHALLBE MAINTAINED FREE OF DEBRIS AND LITTER AND ALL PLANTMATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION.DISEASED OR DEAD PLANT MATERIAL SHALL BE SATISFACTORILYTREATED OR REPLACED PER THE CONDITIONS OF THE PERMIT.GRADING NOTES:1. PERMANENT REVEGETATION - ALL GRADED, DISTURBED, ORERODED AREAS THAT WILL NOT BE PERMANENTLY PAVED ORCOVERED BY STRUCTURES SHALL BE PERMANENTLY REVEGETATEDAND IRRIGATED AS SHOWN IN TABLE 142-04F AND IN ACCORDANCEWITH THE STANDARDS IN THE LAND DEVELOPMENT MANUAL2. TEMPORARY REVEGETATION - GRADED, DISTURBED, OR ERODEDAREAS THAT WILL NOT BE PERMANENTLY PAVED, COVERED BYSTRUCTURE, OR PLANTED FOR A PERIOD OVER 90 CALENDAR DAYSSHALL BE TEMPORARILY REVEGETATED WITH A NON-IRRIGATEDHYDROSEED MIX, GROUND COVER, OR EQUIVALENT MATERIAL.TEMPORARY IRRIGATION SYSTEMS MAY BE USED TO ESTABLISH THEVEGETATION.3. ALL REQUIRED REVEGETATION AND EROSION CONTROL SHALL BECOMPLETED WITHIN 90 CALENDAR DAYS OF THE COMPLETION OFGRADING OR DISTURBANCE.4. INTERIM BINDER NOTE: GRADED, DISTURBED OR ERODED AREASTO BE TREATED WITH A NON-IRRIGATED HYDROSEED MIX ANDINTERIM BINDER / TACKIFIER AS NEEDED BETWEEN APRIL 2ND ANDAUGUST 31ST FOR DUST-EROSION CONTROL WITH SUBSEQUENTAPPLICATION OF HYDROSEED MIX DURING THE RAINY SEASONBETWEEN OCTOBER 1ST AND APRIL 1ST.RE-VEGETATED SLOPES 241,124 SF or (5.53 Acres)INTERIOR SLOPED AREAS 40,595 SFRECREATION AREA 5,906 SFPARKWAY AREAS 8,935 SFWATER QUALITY BASIN 31,324 SFDEVELOPER INSTALLED LANDSCAPE AREASSTREET TREES SHALL HAVE A 40 S.F. ROOT ZONE AREA(10' FROMUNDERGROUND SEWER & 5' FROM UNDERGROUND WATERUTILITIES) OR IF CONFLICTS ARISE THE TREES SHALL BELOCATED ON THE RESIDENTIAL LOT.STREET TREES:STREET TREE NOTE:IMPROVEMENT SUCH AS DRIVEWAYS UTILITIES, DRAINS ANDWATER SEWER LATERALS SHALL BE DESIGNED SO AS NOT TOPROHIBIT THE PLACEMENT OF STREET TREES, ALL TO THESATISFACTION OF THE DEVELOPMENT SERVICES DEPARTMENT.PROPOSED WALLFINISH GRADEBACKFILL MIXROOTBALL-SET AS SLOSE TO STRUCTRURE AS POSSIBLEPLACE ROOTBALL TO ACCOMODATEFTG. WHERE OCCURSSEE GRADING PLANSFOR HEIGHT OR PER EXISTING CONDITIONSFILL 12" THICKDRAINAGE AGGREGATE12" THICKAPPROXIMATE EXCAVATIONLINEVINE PLANTED AT TOP OF WALLPLANTING ALONG WALLNOTE:1. CONTRACTOR SHALL IRRIGATE FROM THE TOP OF WALL AND FROMBOTTOM OF WALL.2)ALL PLANTING PROVIDED SHALL PROVIDE 80% SCREENING OF THE WALLWITHIN TWO YEARS.REVEGETATED SLOPESINTERIOR SLOPED AREASPUBLIC STREET SIDEWALKSPARKWAY AREASWATER QUALITY BASINSTREAM BEDCONCEPTUAL LANDSCAPE PLANRECREATION AREA ENLARGEMENT3-RAIL FENCE - CONCRETEW/ WOOD GRAIN3-RAIL FENCE - CONCRETEW/ WOOD GRAINPARK SCALE SHADE TREESCOMMUNITY LOOK-OUT W/BENCHES SET INDECOMPOSED GRANITE5' DECOMPOSED GRANITEWALKWAYDOG PARK- LARGE AND SMALL DOGPENS W/ STAGING AREAS- METAL PICKET FENCE ANDGATES- ARTIFICIAL TURFSINGLE VIEWING BENCHNTSRECREATION AREA, SEEENLARGEMENT THIS SHEETEXISTING MHPA BOUNDARYLANDSCAPE CONCEPT PLANPUMP STATIONTYPICAL STREETSCAPE AND EXCLUSIVE USE AREANTSRESIDENTIAL EXCLUSIVEUSE AREABLOCK WALL ALONGSTREET SIDE UNITSMETAL PICKET VIEWFENCE AT TOP OFSLOPESNON-COMBUSTABLEWOOD OR VINYLSIDEYARD FENCEREMAINING LANDSCAPINGOUTSIDE OF RESIDENTIALEXCLUSIVE USE AREAS TOBE MAINTAINED BY HOAGLASS AND BLOCK VIEWFENCE ALONG UNITSADJACENT TO OPEN SPACEPUBLIC STREETSEE TYPICAL EXCLUSIVEUSE & FENCE LAYOUTENLARGEMENT THIS SHEETVIEWVIE
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<br />LARGE BOULDER WITHHISTORIC PLAQUE ORENGRAVING FOR THEDEBEVOISE FAMILY* TREES WITHIN ZONE 1 SHALL BE LOCATED A MINIMUM OF 10' AWAY FROM THE STRUCTURE PER THE BRUSH MANAGEMENT CODE.NO DIRECT ACCESS TO THE MHPA IS PROPOSED . WHERE NOFENCE EXISTS, SIGNAGE WILL BE PROVIDED IDENTIFYING THATENTRANCE INTO THE MHPA IS PROHIBITED.MHPA ACCESS NOTE:ADA ACCESS ROUTE TOCOMMON AREAPER SDMC 143.0143(d) DISTURBED PORTIONS OF THE SITE IN 25 PERCENT(4 HORIZONTAL FEET TO 1 VERTICAL FOOT) OR GREATER SLOPES SHALLBE REVEGETATED OR RESTORED IN ACCORDANCE WITH CHAPTER 14,ARTICLE 2, DIVISION 4 (LANDSCAPE REGULATIONS).10.ROLL UP GARAGE DOOR2 CAR GUEST PARKING2 CAR GARAGE PARKINGSTREET TREE- PER PLANT PALETTE- PER BMR SUB-AREA PLANSTORAGE AREA- TRASH, RECYCLE, AND GREEN WASTECOMMUNITY SIDEWALK- 5' WIDE CONCRETE WITH BROOM FINISHWALKWAY ACCESSTO EXCLUSIVE USEPRIVATE DRIVEWAYPROHIBITIVE ENTRANCEINTO MHPA SIGNAGE WILLBE PROVIDED, TYP.RANITEKAND SMALL DOGSTAGING AREASPICKET FENCE ANDAL TURFTYPICAL STREETSCAPE AND EXCLUSIVE USE AREANTSRESIDENTIAL EXCLUSIVEUSE AREABLOCK WALL ALONGSTREET SIDE UNITSMETAL PICKET VIEWFENCE AT TOP OFSLOPESNON-COMBUSTABLEWOOD OR VINYLSIDEYARD FENCEREMAINING LANDSCAPINGOUTSIDE OF RESIDENTIALEXCLUSIVE USE AREAS TOBE MAINTAINED BY HOAGLASS AND BLOCK VIEWFENCE ALONG UNITSADJACENT TO OPEN SPACEPUBLIC STREETVIEW* TREES WITHIN ZONE 1 SHALL BE LOCATED A MINIMUM OF 10' AWAY FROM THE STRUCTURE PER THE BRUSH MANAGEMENT CODE.ROLL UP GARAGE DOOR2 CAR GUEST PARKING2 CAR GARAGE PARKINGSTREET TREE- PER PLANT PALETTE- PER BMR SUB-AREA PLANSTORAGE AREA- TRASH, RECYCLE, AND GREEN WASTECOMMUNITY SIDEWALK- 5' WIDE CONCRETE WITH BROOM FINISHWALKWAY ACCESSTO EXCLUSIVE USEPRIVATE DRIVEWAYLENGTH OFDRIVEWAY 18’ MIN.
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