HomeMy WebLinkAboutReso 184-2023 (File 23-1037)
DRAFT CONDITIONS OF APPROVAL
P23-0029, DR23-0037
Orange Memorial Park Aquatic Center
(As recommended by Planning Commission on November 2, 2023)
Introduction
The term “applicant”, “developer”, “project owner” or “project sponsor” used hereinafter shall
have the same meaning- the applicant for the Orange Memorial Park Aquatic Center project or
the property/project owner if different from applicant.
GENERAL
1. The project shall be constructed and operated substantially as indicated on the plan set
prepared by ELS Architecture, and approved by the City Council in association with P23-
0029 as amended by the conditions of approval. The final plans shall be subject to the
review and approval of the City’s Chief Planner.
2. The construction drawings shall comply with the City Council approved plans, as amended
by the conditions of approval, including the plans ELS Architecture and Urban Design,
August 28, 2023.
3. Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and approved
by the City Engineer, Fire Marshal, and Chief Planner.
4. Prior to issuance of any building or construction permits for grading improvements, the
applicant shall submit final grading plans for review and approval by the City Engineer,
Fire Marshal, and Chief Planner.
5. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012
(“Modification”), whereby the Chief Planner may approve minor changes. All exterior
design modifications, including any and all utilities, shall be presented to the Chief Planner
for a determination.
6. Unless the use has commenced or related building permits have been issued within two (2)
years of the date this permit is granted, this permit will automatically expire on that date,
subject to any extensions provided under the Subdivision Map Act or other applicable law.
A one-year permit extension may be granted in accordance with provisions of the SSFMC
Chapter 20.450 (Common Procedures)
Page 1
7. The permit shall not be effective for any purpose until the property owner or a duly
authorized representative files a signed acceptance form, prior to the issuance of a building
permit, stating that the property owner is aware of, and accepts, all of the conditions of the
permit.
8. The permit shall be subject to revocation if the project is not operated in compliance with
the conditions of approval.
9. Neither the granting of this permit nor any conditions attached thereto shall authorize,
require or permit anything contrary to, or in conflict with any ordinances specifically
named therein.
10. Prior to construction, all required building permits shall be obtained from the City’s
Building Division.
11. Demolition of any existing structures on site will require demolition permits.
12. All conditions of the permit shall be completely fulfilled to the satisfaction of the affected
City Departments and Planning and Building Divisions prior to occupancy of any building.
13. When submitting an application for building permits, applicant shall demonstrate
compliance with all Conditions of Approval and Mitigation Measures.
CONSTRUCTION
14. The applicant is responsible for maintaining site security prior to, and throughout the
construction process. This includes installation of appropriate fencing, lighting, remote
monitors, or on-site security personnel as needed.
15. The applicant is responsible for providing site signage during construction, which contains
contact information for questions regarding the construction.
16. Prior to proceeding with exterior construction, the applicant shall provide a full-scale
mockup of a section of exterior wall that shows the cladding materials and finishes,
windows, trim, and any other architectural features of the building to fully illustrate
building fenestration, subject to site inspection and approval by Planning Division staff.
17. After the building permits are approved, but before beginning construction, the
owner/applicant shall hold a preconstruction conference with City Planning, Building,
Fire and Engineering staff and other interested parties. The developer shall arrange for
the attendance of the construction manager, contractor, and all relevant subcontractors.
DESIGN REVIEW / SITE PLANNING
1. All equipment (either roof, building, or ground-mounted) shall be screened from view
through the use of integral architectural elements, such as enclosures or roof screens, and
Page 2
landscape screening or shall be incorporated inside the exterior building wall. Equipment
enclosures and/or roof screens shall be painted to match the building. Prior to issuance of
a building permit the applicant shall submit plans showing utility locations, stand-pipes,
equipment enclosures, landscape screens, and/or roof screens for review and approval by
the Chief Planner or designee.
2. Prior to issuance of any building or construction permits for landscaping improvements,
the applicant shall submit final landscaping and irrigation plans for review and approval
by the City’s Chief Planner. The plans shall include documentation of compliance with
SSFMC Section 20.300.008, Landscaping.
3. Plant materials shall be replaced when necessary with the same species originally specified
unless otherwise approved by the Chief Planner.
4. All landscape areas shall be watered via an automatic irrigation system which shall be
maintained in fully operable condition at all times, and which complies with SSFMC
Chapter 20.300 (Lot and Development Standards).
5. All planting areas shall be maintained by a qualified professional; the landscape shall be
kept on a regular fertilization and maintenance program and shall be maintained weed free.
6. Plant materials shall be selectively pruned by a qualified arborist; no topping or excessive
cutting-back shall be permitted. Tree pruning shall allow the natural branching structure to
develop.
7. All landscaping installed within the public right-of-way by the property owner shall be
maintained by the property owner.
8. Prior to issuance of certificate of occupancy, the applicant shall submit final landscaping
and irrigation plans demonstrating compliance with the State’s Model Water Efficiency
Landscaping Ordinance (MWELO), if applicable (See SSFMC Section 20.300.008, and
the City’s WELO Document Verification package).
a) Projects with a new aggregate landscape of 501 – 2,499 sq. ft. may comply with the
prescriptive measures contained in Appendix D of the MWELO.
b) Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply
with the performance measures required by the MWELO.
c) For all projects subject to the provisions of the MWELO, the applicant shall submit
a Certificate of Completion to the City, upon completion of the installation of the
landscaping and irrigation system.
9. The applicant shall incorporate the recommendations of the Design Review Board from
their meetings of March 21 and June 20, 2023.
Page 3
10. Landscaped areas in the project area may contain trees defined as protected by the South
San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or
pruning of protected trees shall comply with the Tree Preservation Ordinance, and
applicant shall obtain a permit for any tree removals or alterations of protected trees, and
avoid tree roots during trenching for utilities.
11. Prior to receiving certificate of occupancy, the applicant shall install street furniture, trash
receptacles, and bicycle racks along the project sidewalk frontages. The Planning Division
shall review and approve all street furniture, trash receptacles and bicycle rack options
during the Building Permit process.
TRANSPORTATION / PARKING
12. A Parking and Traffic Control Plan for the construction of the project shall be submitted
with the application for Building Permit, for review and approval by the Chief Planner and
City Engineer.
ENVIRONMENTAL MITIGATION MEASURES / CEQA
13. The applicant shall comply with all applicable mitigation measures outlined in the
Mitigation Monitoring and Reporting Program (MMRP) for the Orange Memorial Park
Aquatic Center Initial Study / Negative Declaration.
Please contact Adena Friedman, [email protected], for questions.
Page 4
City of South San Francisco
Water Quality Control Division
Date: October 18, 2022
To: Planning Department
From: Andrew Wemmer, Environmental Compliance Supervisor
Project: P23-0029
Orange Memorial Park – Aquatic Center
APPROVED WITH CONDITIONS - the following items must be included in the plans or
are requirements of the Water Quality Control Stormwater and/or Pretreatment
Programs and must be completed prior to the issuance of a building permit:
1. Storm drains must be protected during construction. Discharge of any
demolition/construction debris or water to the storm drain system is prohibited.
2. Do not use gravel bags for erosion control in the street or drive aisles. Drains in
street must have inlet and throat protection of a material that is not susceptible to
breakage from vehicular traffic.
3. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel
is allowed.
4. After 7/1/19, Demolition Projects must complete a PCBs Screening Assessment
Form (attached and available in Building Division). If screening determines the
building is an applicable structure, the Protocol for Evaluating PCBs-Containing
Materials before Building Demolition shall be followed.
Submit a PCB screening package for each address/building containing:
1.) PCBs Screening Form
2.) QAQC checklist
3.) Contractor’s Report
4.) Analytical Results (if applicable)
5. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall
discharge to stormwater treatment devices or landscaping first.
6. Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown
on plans.
7. Trash enclosure (if applicable) shall be covered (roof, canopy) and contained
(wall/fence). Floor shall slope to a central drain that discharges to the sanitary sewer
system. If food prep to be involved, the central drain shall first discharge to a grease
trap/interceptor and then connect to the sanitary sewer. Details of trash enclosure
shall be clearly provided on plans.
8. Install a condensate drain line connected to the sanitary sewer for rooftop equipment
and clearly show on plans.
9. Wherever feasible, install landscaping that minimizes irrigation runoff, promotes
surface infiltration, minimizes use of pesticides and fertilizers and incorporates
appropriate sustainable landscaping programs (such as Bay-Friendly Landscaping).
10. Site may be subject to C.3 requirements of the Municipal Regional Stormwater
Permit (please see SMCWPPP C.3 Regulated Projects Guide at
https://www.flowstobay.org/newdevelopment for guidance). If C.3 is
applicable, the following items will be required;
11. Applicant shall provide 100% Low-Impact Development for C.3 stormwater
treatment for all of the project’s impervious areas per MRP Section C.3.b. In-lieu of
feasible on-site treatment, qualifying applicants may apply for the Special Project
Status exemption per Provision C.3.e.ii to Low Impact Development for C.3
treatment. However, the applicant must provide a complete Infeasibility
Narrative establishing all of the following (while still treating as much of the
runoff via LID onsite as possible):
a. Infeasibility of treating 100% of the amount of runoff identified in
Provision C.3.d for the project’s drainage area with LID treatment measures
onsite;
b. Infeasibility of treating 100% of the amount of runoff identified in
Provision C.3.d for the project’s drainage area with LID treatment measures
offsite within South San Francisco, providing LID treatment of an equivalent
amount of runoff either at a:
i. Available Regional Stormwater Project in same watershed ;
ii. Property owned by the project proponent in the same watershed; or
iii. Planned South San Francisco Green Infrastructure (GI) Stormwater
Project.
1. Project options to be made available by City Engineering
staff upon request
c. Infeasibility of treating 100% of the amount of runoff identified in
Provision C.3.d for the project’s drainage area with some combination of
LID treatment measures onsite, offsite or at a Regional Project in the same
watershed;
d. Infeasibility of installing LID treatment within the Right-of-Way. If
Applicant chooses to treat any of their Project’s impervious areas within the
ROW, Applicant shall size the treatment measures to treat both the Project’s
impervious areas and the ROW. The ROW area to be treated shall be from
the property line to the street centerline or crown whichever is a greater
distance along the entire project frontage. Sizing and design shall conform to
the San Mateo Countywide Water Pollution Prevention Program design
templates and technical guidance and be approved by the Water Quality
Control Plant and the Engineering Division. Applicant shall maintain all
treatment measures required by the project and enter into a Stormwater
Treatment Measure Maintenance Agreement with the City.
12. Completed attached forms for Low Impact Development (C3-C6 Project Checklist).
Forms must be on 8.5in X 11in paper and signed and wet stamped by a professional
engineer. Calculations must be submitted with this package.
Use attached forms for completing documents, as old forms are no longer sufficient
Forms can also be found at http://www.flowstobay.org/newdevelopment
A completed copy must also be emailed to andrew.wemmer @ssf.net
13. Sign and have engineer wet stamp forms for Low Impact Development.
14. Submit flow calculations and related math for LID.
15. Complete attached Operation and Maintenance (O&M) agreements.
Use attached forms for completing documents, as old forms are no longer sufficient
Do not sign agreement, as the city will need to review prior to signature.
Prepare packet and submit including a preferred return address for owner
signature.
Packet should also be mailed or emailed to:
Andrew Wemmer
City of SSF WQCP
195 Belle Air Road
South San Francisco, CA 94080
[email protected]
Exhibit Templates can also be found within Chapter 6 the C.3 Technical Guidance
at http://www.flowstobay.org/newdevelopment.
16. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
17. Landscaping shall meet the following conditions related to reduction of pesticide
use on the project site:
a. Where feasible, landscaping shall be designed and operated to treat
stormwater runoff by incorporating elements that collect, detain, and
infiltrate runoff. In areas that provide detention of water, plants that are
tolerant of saturated soil conditions and prolonged exposure to water shall
be specified.
b. Plant materials selected shall be appropriate to site specific characteristics
such as soil type, topography, climate, amount and timing of sunlight,
prevailing winds, rainfall, air movement, patterns of land use, ecological
consistency and plant interactions to ensure successful establishment.
c. Existing native trees, shrubs, and ground cover shall be retained and
incorporated into the landscape plan to the maximum extent practicable.
d. Proper maintenance of landscaping, with minimal pesticide use, shall be
the responsibility of the property owner.
e. Integrated pest management (IPM) principles and techniques shall be
encouraged as part of the landscaping design to the maximum extent
practicable. Examples of IPM principles and techniques include:
i. Select plants that are well adapted to soil conditions at the site.
ii. Select plants that are well adapted to sun and shade conditions at
the site. In making these selections, consider future conditions
when plants reach maturity, as well as seasonal changes.
iii. Provide irrigation appropriate to the water requirements of the
selected plants.
iv. Select pest-resistant and disease-resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation
from affecting the entire landscaping plan.
vi. Use “insectary” plants in the landscaping to attract and keep
beneficial insects.
18. A SWPPP must be submitted (if > 1 acre). Drawings must note that erosion control
shall be in effect all year long.
19. A copy of the state approved NOI must be submitted (if > 1 acre).
Please have applicant contact Andrew Wemmer at Water Quality Control with any
questions at (650) 829-3840 or [email protected].
CITY OF SOUTH SAN FRANCISCO
POLICE DEPARTMENT
Scott Campbell – Chief of Police
POLICE DEPARTMENT PLAN CHECK COMMENTS
Monday, October 23, 2023
To: Planning Division
From: Sergeant Michael Toscano, PoliceDepartment
Re: Planning Commission Agenda Items
Case No.: P23-0029
Location: Orange Memorial Park Aquatic Center
All construction must conform to South San Francisco Municipal Code Chapter 15.48.070
Minimum security standards for non-residential buildings, (Ord. 1477 § 1C, 2013; Ord. 1166 § 1,
1995)
15.48.85 Additional Security Measures May Be Required
Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the
following conditions will also be required:
1) The hardware design of any double doorways shall prevent any doors from being secured
in a closed position to either another door or a fixed object within four feet of any door by
means of a rope, cable, chain, or similar item. This is to prevent malicious prevention of
egress and/or ingress by building occupants or first responders. Pay particular attention
to all glass doorways. See possible samples below.
Acceptable:
ADDRESS ALL COMMUNICATIONS TO THE CHIEF OF POLICE
1 CHESTNUT AVENUE SOUTH SAN FRANCISCO, CALIFORNIA 94080
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Unacceptable:
3) All exterior doorways shall be illuminated during darkness by a white light source that
has full cut-off and is of pedestrian scale.
4) The landing at the lowest level of service staircases, such as those in the garage area or
fire escapes, shall have some mechanism, such as fencing and/or a gate, to prevent access
to those areas where a person could conceal themselves and/or loiter in said area. The
fencing and/or gate shall be at least six feet tall and constructed in a manner that makes it
difficult to climb. The fencing and/or gate shall be roughly flush with the lowest step to
provide maximum access restriction to the area to the side or of underneath the stairs.
Please see below examples.
6) Any exterior bicycle racks installed shall be of an inverted “U” design, or other design
that allows two different locking points on each bicycle.
7) Any publicly accessible benches shall be of a design that prevents persons from lying on
them, such as a center railing.
8) Any publicly accessible power outlets shall be of a design that prevents their access or use
during those hours the business is normally closed. If physical locking covers are used,
they must be made of metal, not plastic, and locks must be installed prior to inspection.
9) Any publicly accessible raised edge surfaces, such as retaining walls, concrete benches,
handrails, or railings, shall be of a design that prevents or discourages skateboard use on
those surfaces.
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10) The mature height of all shrubbery shall be no higher than three feet, if so, it shall be
maintained at a maximum height of three feet, and tree canopies shall be no lower than
six feet above grade.
11) The applicant shall install and maintain a camera surveillance system that conforms to the
minimum technical specifications of South San Francisco Municipal Code Chapter
8.66.050 Minimum technological standards, (Ord. 1515, 2016). The video surveillance
cameras will be used as a crime deterrent and assist with the identification and
apprehension of criminals if a crime is committed on the property. Enough cameras shall
be installed to provide adequate coverage for the intended space. Cameras shall be placed
minimally in the following locations:
x All exterior entrances/exits
x Garage area (providing coverage to entire parking area)
x Bicycle storage area
x Main lobby of building
x Loading docks
The Police Department requires acknowledgement of these comments to include specific
locations in the plans where the applicable change requests have been made.
The Police Department reserves the right to review and comment upon the submission of revised
and updated plans.
For questions concerning this project, please contact the Planning Sergeant at (650) 877-8927 or
at [email protected].
Michael Toscano
Planning and Crime Prevention Sergeant
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AUGUST 28, 2023
PLANNING APPLICATION SUBMITTAL
PROJECT TEAM:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 ADDISON STREET
BERKELEY, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 WILLOW ROAD, SUITE 250
PLEASANTON, CA 94588
P: 925.396.7704
LANDSCAPE ARCHITECT:
SWA
2200 BRIDGEWAY
SAUSALITO, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 PINE STREET, 6TH FLOOR
SAN FRANCISCO, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 MONTGOMERY STREET, SUITE 230
SAN FRANCISCO, CALIFORNIA, 94111
P: 415.655.4000
AQUATICS:
AQUATIC DESIGN GROUP
2226 FARADAY AVENUE
CARLSBAD, CA 92008
P: 760.438.8400
PROJECT INFO:
ZONING DISTRICT: CIVIC DISTRICT - PARKS AND RECREATION
PROPOSED:
28'-0"
35'-11" @ NATATORIUM
23'-0" @ POOL STORAGE
29'-0"
REQUIRED:
30'-0"
20'-0"
10'-0"
BUILDING HEIGHT:
SETBACKS:
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-COVER SHEET
-INDEX SHEET
-CODE ANALYSIS
-EGRESS PLAN
- COVER AND PROJECT NOTES
-EXISTING CONDITIONS
-ROUGH GRADING PLAN
-ROUGH GRADING SECTIONS
-GRADING AND DRAINAGE PLAN
-SITE UTILITY PLAN
-PAVING AND STRIPING PLAN
-FIRE ACCESS PLAN
-EXISTING CONDITION AERIAL
-ILLUSTRATIVE PLAN
-LAYOUT PLAN
-SITE SECTIONS - ORANGE AVE & TENNIS DR
-SITE SECTIONS - DROP-OFF & LANDFORM AT WINDSCREEN
-SITE SECTIONS - PEDESTRIAN CROSSWALK & ENTRY PLAZA
-GRADING PLAN
-IRRIGATION PLAN
-IRRIGATION LEGEND AND NOTES
-PLANTING PLAN
-PLANTING LIST
-PLANTING DETAILS
-TREE SHADE
-PAVING DETAILS
-FENCE, WALL, AND SITE FURNISHING DETAILS
-VETERANS MEMORIAL DETAIL
-DEMOLITION SITE PLAN
-OVERALL SITE PLAN
-PLANS AND ELEVATIONS - POOL STORAGE
-SECTIONS AND DETAILS - POOL STORAGE
-SITE DETAILS
-FLOOR PLAN
-FLOOR PLAN - OUTDOOR POOL
-ROOF PLAN
-ELEVATIONS
-ELEVATIONS
-BUILDING SECTIONS
-BUILDING SECTIONS
-SECTIONS AND ELEVATIONS POOL WINDSCREEN
-PLAN AND SECTIONS - MECHANICAL SCREEN
-EXTERIOR SIGNAGE DETAILS
-OVERALL SITE PLAN - LIGHTING
-FLOOR PLAN LEVEL 1 - LIGHTING
-LIGHTING FIXTURE SCHEDULE
-PROJECT RENDERINGS
-EXTERIOR MATERIALS
-SITE PHOTOS
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PL
A
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N
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A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
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A
L
NO
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F
O
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COVER AND
PROJECT NOTES
C001
(N)NORTH
(S)SOUTH
LP LOW POINT
HV HIGH VOLTAGE
SIDEWALKSDWK
CONCRETE CURB & GUTTERCCG
1/2 PT HALF POINT OF CURB RETURN AT F/C
FUTURE(F)
DOMESTIC WATERDW
BM
BLDG, B
BOV
CMP
CO
CONC
(E)
EVC
FF
FG
FT
BENCH MARK
BUILDING
BLOWOFF VALVE
CORRUGATED METAL PIPE
CLEANOUT
CONCRETE
EAST
END VERTICAL CURVE
FINISHED FLOOR ELEVATION
FINISHED GRADE
FEET
HIGH POINT
MINIMUM
MANHOLE
MONUMENT
NUMBER
PORTLAND CEMENT CONCRETE
POINT OF REVERSE CURVE
PROPOSED STORM DRAIN EASEMENT
POINT
HP
MIN
MH
MON
NO, #
PRC
PSDE
PT
GRADE BREAKGB
R RADIUS
BEGIN CURB RETURNBCR
BW, B/W BACK OF WALK
CURB RETURNCR
DRAWINGDWG
ELECTRICE
ECR END OF CURB RETURN
ELEVATIONEL, ELEV
FACE OF CURBF/C, FC
FINISHED PAVEMENTFP
GRD GRADE
JP JOINT POLE
NTS NOT TO SCALE
PCC POINT OF COMPOUND CURVE or
PG&E PACIFIC GAS AND ELECTRIC
PR, PROP PROPOSED
STREETST
T, TEL TELEPHONE
TG TOP OF GRATE
TP TOP OF PAVEMENT
TYPICALTYP
VERTICALVERT
WATER METERWM
WV WATER VALVE
(W)WEST
WITHW/
LAT LATERAL
DWY DRIVEWAY
PL PROPOSED LINE
T&B TOP AND BOTTOM
DIAMETERDIA
PAE PRIVATE ACCESS EASEMENT
HUB & TACKH&T
CATV CABLE TELEVISION
I(CO) CLEANOUT INVERT ELEVATION
PUBLIC SERVICE UTILITY EASEMENTPSUE
TOP OF WALLTW
UG UNDERGROUND
STORM DRAIN CATCH BASINSDCB
STREET LIGHT BOXSLB
CURVE NUMBERC1
LENGTHL
PAVEMENTPAV, PVMT
SP SIGN POST
CI CURB INLET
DESCRIPTIONSYMBOL
AB
AC
BC
FL
AGGREGATE BASE
ASPHALTIC CONCRETE
BEGIN OF CURVE
FLOW LINE
STORM DRAINSD
CENTERLINEC, C/L, CL
EDGE OF PAVEMENT
STA STATION
E/P, EP
SS SANITARY SEWER
LINEAL FEETLF
HYDRAULIC GRADE LINEHGL
RCP REINFORCED CONCRETE PIPE
GASG
INVERT ELEVATIONIE, INV
CATCH BASINCB
WATER, WATERLINEW
GR GRATE ELEVATION
TOP OF CURBTC
MAX MAXIMUM
POLYVINYL CHLORIDEPVC
STORM DRAIN MANHOLESDMH
SHEETSH, SHT
RIGHTRT
RIGHT-OF-WAYR/W
LEFTLT
SANITARY SEWER MANHOLESSMH
SLOPES
END OF CURVEEC
BLOWOFFBO
TEMPORARYTEMP
END OF VERTICAL CURVE ELEVATION
END OF VERTICAL CURVE STATION
EVCE
EVCS
VERTICAL CURVEVC
POINT OF VERTICAL INTERSECTIONPVI
RW RECLAIMED WATER
IRRIGATIONIRR
RIM ELEVATIONRIM
AIR RELEASE VALVEARV
FIRE HYDRANTFH
ADJ
AGG
ADJUST
AGGREGATE
DUCTILE IRON PIPEDIP
L
TRAFFIC INDEXTI
POTABLE WATERPW
PERFORATED PIPEPP
FS FINISHED SURFACE
PIV POST INDICATOR VALVE
FDC FIRE DEPARTMENT CONNECTION
FS FIRE SERVICE
EMERGENCY ACCESS EASEMENTE.A.E.
WET STANDPIPEWSP
REDUCED PRESSURE PRINCIPALRPP
BACKFLOW PREVENTERBFP
JPL JOINT POLE WITH LIGHT
JT JOINT TRENCH
OVERHEAD ELECTRICALOHE & T
CP CATHODIC PROTECTION
DESCRIPTIONSYMBOL
ELECTRIC TRANSFORMERET
AND TELEPHONE
PRV PRESSURE REDUCING VALVE
SEWER MAIN INVERT ELEVATIONI(M)
FIBER OPTICSFO
EGCL EXISTING GROUND AT CENTERLINE
EXISTINGEX
LIP OF GARAGELOG
EMERGENCY VEHICLE ACCESSEVA
LIP OF GUTTERLG
GRND GROUND ELEVATION
SWL SWALE
EDGE OF WALKEOW
SSCO SANITARY SEWER CLEANOUT
STORM DRAIN LINESDLI
OVERHEADOH
FW FIRE WATER
ON CENTEROC
STANDARDSTD
SW SIDEWALK
SOUTHEAST
(SW)
(SE)
SOUTHWEST
ELECTRIC BOXEB
ELECTRIC VAULTEV
FAB FIRE ALARM BOX
GP GUARD POLE
COM COMMUNICATION
EXTS EXISTING TOP OF SLAB
HC HANDICAPPED
INV INVERT
TS TOP OF SLAB
WATER BOXWB
SMY SMALL MANAGEMENT YARD
BOT BOTTOM OF BOX
COR CORNER
PB PULL BOX
STORM DRAIN AREA DRAINSDAD
(NE)
(NW)
NORTHEAST
NORTHWEST
COL BUILDING COLUMN
HANDICAP RAMPHCR
EDGE OF TRAVEL WALKETW
AD AREA DRAIN
VALLEY GUTTERVG
STORM DRAIN CLEANOUTSDCO
ABBREVIATIONS:
ROUGH GRADERG
GENERAL NOTES:
1. ARRANGE FOR REQUIRED INSPECTIONS BY CITY PROJECT
MANAGER OR APPROVED DESIGNEE. NO DELAY OF WORK CLAIM
WILL BE ALLOWED DUE TO CONTRACTOR'S FAILURE TO ARRANGE
FOR REQUIRED CITY INSPECTIONS IN ADVANCED. PROVIDE
NOTICE TO CITY ENGINEER A MINIMUM OF 2 WORKING DAYS IN
ADVANCE OF REQUIRED INSPECTIONS.
2. REVISIONS TO THESE PLANS MUST BE REVIEWED AND APPROVED
IN WRITING BY ENGINEER, WHO WILL OBTAIN APPROVAL FROM
CITY PROJECT MANAGER OR APPROVED DESIGNEE PRIOR TO
CONSTRUCTION OF AFFECTED ITEMS. REVISIONS SHALL BE
ACCURATELY SHOWN ON REVISED PLANS, WHICH SHALL BE
REVIEWED AND APPROVED BY THE ENGINEER AND CITY PROJECT
MANAGER OR APPROVED DESIGNEE PRIOR TO INSTALLATION OF
THE IMPROVEMENTS.
3. REPLACED OR REPAIR EXISTING UTILITIES, IMPROVEMENTS OR
FEATURES DAMAGED, REMOVED, OR DISTURBED BY
CONSTRUCTION TO THEIR ORIGINAL CONDITION, WHETHER
SHOWN ON PLANS OR NOT.
4. REPLACE STREET MONUMENTS, LOT CORNERS PIPES AND OTHER
PERMANENT MONUMENTS DISTURBED DURING CONSTRUCTION.
MONUMENTS SHALL BE SET BY A SURVEYOR REGISTERED IN THE
STATE OF CALIFORNIA.
5. IMPLEMENT CONSTRUCTION DUST CONTROL MEASURES TO
REDUCE PARTICULATE GENERATION TO A LESS THAN
SIGNIFICANT LEVEL. PROVIDE DUST CONTROL IN CONFORMANCE
WITH BAY AREA AIR QUALITY MANAGEMENT DISTRICT MINIMUM
REQUIREMENTS.
6. SHOULD IT APPEAR THAT THE WORK IS NOT SUFFICIENTLY
DETAILED OR SPECIFIED IN CONSTRUCTION DOCUMENTS, NOTIFY
ENGINEER AND OBTAIN CLARIFICATION BEFORE PROCEEDING
WITH WORK IN QUESTION.
7. CONSTRUCTION STAKING SHALL BE DONE BY A CIVIL ENGINEER
OR LAND SURVEYOR REGISTERED IN THE STATE OF CALIFORNIA.
8. MATCH EXISTING PAVEMENT, CURB AND GUTTER, SIDEWALK,
ADJACENT LANDSCAPE AND OTHER IMPROVEMENTS WITH
SMOOTH TRANSITION TO AVOID ABRUPT OR APPARENT CHANGES
IN GRADES, CROSS SLOPES, LOW SPOTS OR HAZARDOUS
CONDITIONS.
9. PROTECT ADJOINING PREMISES, TREES, LANDSCAPING, UTILITIES,
SIDEWALKS, STREETS AND OTHER FEATURES FROM DAMAGE BY
CONTRACTOR'S OPERATION. REPAIR, REPLACE OR CLEAN
ADJOINING PREMISES, TREES, LANDSCAPING, UTILITIES,
SIDEWALKS, STREETS AND OTHER FEATURES TO SATISFACTION
OF OWNER.
10. OBTAIN AND PAY FOR PERMITS AND LICENSES AS REQUIRED TO
PERFORM WORK WITHIN THE CITY OF SOUTH SAN FRANCISCO
PRIOR TO START OF WORK. PERMITS MAY INCLUDE CITY
ENCROACHMENT PERMIT FOR WORK IN CITY RIGHT OF WAY AND
GRADING PERMIT.
11. WORK SHALL CONFORM TO THE 2022 CITY OF SOUTH SAN
FRANCISCO MUNICIPAL CODE.
EXISTING CONDITIONS:
1. EXISTING TOPOGRAPHIC INFORMATION SHOWN ON THESE PLANS
IS BASED ON FIELD SURVEY DATED SEPTEMBER 2022 BY BKF
ENGINEERS. CONDITIONS ENCOUNTERED ON SITE MAY VARY
FROM THOSE SHOWN. REVIEW CONSTRUCTION DOCUMENTS AND
CONDUCT INVESTIGATIONS TO UNDERSTAND AND VERIFY
EXISTING CONDITIONS AT THE SITE.
2. EXISTING SUBSURFACE IMPROVEMENTS AND UTILITIES SHOWN
ON THESE PLANS WERE TAKEN FROM RECORD INFORMATION
KNOWN TO THE ENGINEER AND FIELD SURVEY OF ABOVE GRADE
FEATURES. THESE PLANS ARE NOT MEANT TO BE A FULL
CATALOG OF EXISTING SUBSURFACE CONDITIONS. CONDUCT
FIELD INVESTIGATION TO VERIFY THE LOCATIONS AND
ELEVATIONS OF EXISTING SUBSURFACE IMPROVEMENTS AND
UTILITIES WHETHER SHOWN ON PLANS OR NOT, PRIOR TO START
OF EXCAVATION. IF DISCREPANCIES BETWEEN EXISTING
CONDITIONS AND THERE PLANS ARE DISCOVERED, NOTIFY
ENGINEER IMMEDIATELY AND REQUEST DISCREPANCY BE
RESOLVED.
3. VERIFY LOCATION AND ELEVATION OF EXISTING UTILITIES PRIOR
TO START OF CONSTRUCTION AFFECTING UTILITIES. POTHOLE
WHERE NEEDED TO VERIFY LOCATION AND ELEVATION OF
EXISTING UTILITIES.
4. CONTACT USA (UNDERGROUND SERVICES ALERT) AT
1-800-227-2600, AND AFFECTED UTILITY COMPANIES A MINIMUM OF
2 WORKING DAYS PRIOR TO STARTING WORK TO REQUEST
UTILITIES TO BE MARKED.
UTILITIES:
1. NOTIFY PG&E A MINIMUM OF 2 WORKING DAYS PRIOR TO
COMMENCING WORK. IF EXISTING ELECTRIC, GAS OR OTHER
UTILITY SERVICES ARE DISTURBED OR DAMAGED DURING
CONSTRUCTION, NOTIFY UTILITY OWNER IMMEDIATELY.
2. PROTECT EXISTING UTILITIES FROM DAMAGE CAUSED BY
CONTRACTOR'S WORK.
DRAWING LANGUAGE:
1. NOTES AND CALLOUTS ON DRAWINGS MAY BE IMPERATIVE
LANGUAGE. REQUIREMENTS EXPRESSED IMPERATIVELY ARE TO
BE PERFORMED BY THE CONTRACTOR UNLESS NOTED
OTHERWISE.
RECORD DRAWINGS:
1. KEEP ACCURATE RECORD OF THE FINAL LOCATION, ELEVATION
AND DESCRIPTION OF WORK ON A COPY OF THE FINAL
APPROVED CONSTRUCTION DOCUMENTS. NOTE THE LOCATIONS
AND ELEVATION OF EXISTING IMPROVEMENTS ENCOUNTERED
THAT VARY FROM THE LOCATIONS SHOWN ON THE
IMPROVEMENT PLANS. PROVIDE COPY OF RECORD INFORMATION
TO OWNER AT COMPLETION OF PROJECT AND WHEN REQUESTED.
STATEMENT OF RESPONSIBILITY:
1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE
WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES,
CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME
SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS
DURING THE COURSE OF CONSTRUCTION OF THE PROJECT,
INCLUDING SAFETY OF ALL PERSONS AND PROPERTY. THIS
REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND
NOT BE LIMITED TO NORMAL WORKING HOURS, AND
CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND,
INDEMNIFY AND HOLD BOTH DESIGN PROFESSIONAL AND THE
CITY OF SOUTH SAN FRANCISCO HARMLESS FROM ANY AND ALL
LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE
PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING
LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF EITHER THE
DESIGN PROFESSIONAL OR THE CITY OF SOUTH SAN FRANCISCO
RESPECTIVELY.
UNAUTHORIZED CHANGES AND USES:
1. THE ENGINEER PREPARING THESE PLANS WILL NOT BE
RESPONSIBLE FOR, OR LIABLE FOR UNAUTHORIZED CHANGES TO
OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST
BE IN WRITING AND REQUIRE WRITTEN APPROVAL OF THE CITY
PROJECT MANAGER OR APPROVED DESIGNEE AND THE
PREPARER OF THESE PLANS.
CITY NOTES:
1. ALL CONSTRUCTION SHALL BE COMPLETED AND MAINTAINED IN A
PROFESSIONAL MANNER AND APPEARANCE.
2. PRIOR TO PLACEMENT OF ANY CONSTRUCTION TRAILERS, THE
GENERAL CONTRACTOR SHALL SUBMIT A SITE PLAN SHOWING
PLACEMENT OF THE CONSTRUCTION TRAILERS AND SHALL
AGREE TO ABIDE BY ALL CONDITIONS OF APPROVAL REQUIRED
BY THE COMMUNITY DEVELOPMENT DIRECTOR.
3. BEFORE COMMENCING ANY WORK IN THE CITY'S RIGHT-OF-WAY,
THE GENERAL CONTRACTOR SHALL OBTAIN AN ENCROACHMENT
PERMIT, POSTING THE REQUIRED BONDS AND INSURANCE.
4. SUBSEQUENT TO ISSUANCE OF A GRADING PERMIT BY THE
BUILDING INSPECTION DIVISION AND PRIOR TO COMMENCEMENT
OF ANY WORK PERTAINING TO ON-SITE DRAINAGE FACILITIES,
GRADING, OR PAVING OR ANY WORK IN THE CITY'S
RIGHT-OF-WAY, THE GENERAL CONTRACTOR SHALL NOTIFY THE
ENGINEERING DIVISION AT LEAST TWENTY-FOUR (24) HOURS IN
ADVANCE.
5. ALL EXCESS FILL SHALL BE DISPOSED OF IN ACCORDANCE WITH
CITY REQUIREMENTS. ALL BUILDING DEBRIS SHALL BE DISPOSED
OF OUTSIDE THE CITY OF SOUTH SAN FRANCISCO.
6. THE PROJECT SHALL COMPLY WITH ALL CITY/EMID CODES IN
EFFECT AT THE TIME OF ISSUANCE OF THE BUILDING PERMITS.
7. PRIOR TO OCCUPANCY, THE GENERAL CONTRACTOR SHALL
REPAIR AND REPLACE TO CITY STANDARDS ANY STREETS,
CURBS, GUTTERS AND SIDEWALKS DAMAGED DURING
CONSTRUCTION OF THE PROJECT.
8. CONSTRUCTION ACTIVITIES SHALL BE LIMITED TO THE HOURS OF
8 AM TO 5 PM ON WEEKDAYS UNLESS DEVIATIONS FROM THIS
SCHEDULE ARE APPROVED IN ADVANCE BY THE CITY.
NON-CONSTRUCTION ACTIVITIES MAY TAKE PLACE BETWEEN THE
HOURS OF 7 AM AND 8 AM ON WEEKDAYS AND 9 AM AND 4 PM ON
SATURDAYS BUT MUST BE LIMITED TO QUIET ACTIVITIES AND
SHALL NOT INCLUDE THE USE OF ENGINE-DRIVEN MACHINERY.
NO ACTUAL CONSTRUCTION ACTIVITIES MAY TAKE PLACE
BETWEEN 7 AM AND 8 AM, EXCEPT WHEN POST-TENSION SLAB
FOUNDATIONS ARE BEING POURED, THE CONCRETE PUMPER
MAY BE SET UP BUT NO CONCRETE MAY BE POURED. FORKLIFTS
SHALL BE ALLOWED TO OPERATE ONSITE BETWEEN THE HOURS
OF 5 PM AND 6:30 PM ON WEEKDAYS. THE PROJECT MANAGER
RESERVES THE RIGHT TO RESCIND THIS CONDITION AND
FURTHER RESTRICT CONSTRUCTION ACTIVITIES IN THE EVENT
THAT THE PUBLIC HEALTH, SAFETY AND WELFARE ARE NOT
PROTECTED DUE TO NOISE LEVELS EMANATING FROM THE
CONSTRUCTION PROJECT.
9. IN ORDER TO MINIMIZE CONSTRUCTION NOISE IMPACTS, ALL
ENGINE-DRIVEN CONSTRUCTION VEHICLES, EQUIPMENT AND
PNEUMATIC TOOLS SHALL BE REQUIRED TO USE EFFECTIVE
INTAKE AND EXHAUST MUFFLERS; EQUIPMENT SHALL BE
PROPERLY ADJUSTED AND MAINTAINED; ALL CONSTRUCTION
EQUIPMENT SHALL BE EQUIPPED WITH MUFFLERS IN
ACCORDANCE WITH OSHA STANDARDS.
10. BLOWING DUST SHALL BE REDUCED BY TIMING CONSTRUCTION
ACTIVITIES SO THAT PAVING AND BUILDING CONSTRUCTION
BEGIN AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING,
AND BY LANDSCAPING DISTURBED SOILS AS SOON AS POSSIBLE.
FURTHER, WATER TRUCKS SHALL BE PRESENT AND IN USE AT
THE CONSTRUCTION SITE. ALL PORTIONS OF THE SITE SUBJECT
TO BLOWING DUST SHALL BE WATERED AS OFTEN AS DEEMED
NECESSARY BY THE CITY IN ORDER TO INSURE PROPER
CONTROL OF BLOWING DUST FOR THE DURATION OF THE
PROJECT. WATERING ON PUBLIC STREETS SHALL NOT OCCUR.
STREETS WILL BE CLEANED BY STREET SWEEPERS OR BY HAND
AS OFTEN AS DEEMED NECESSARY BY THE CITY PROJECT
MANAGER OR APPROVED DESIGNEE. WATERING ASSOCIATED
WITH ON-SITE CONSTRUCTION ACTIVITY SHALL TAKE PLACE
BETWEEN THE HOURS OF 8 AM AND 7 PM AND SHALL INCLUDE AT
LEAST ONE-LATE AFTERNOON WATERING TO MINIMIZE THE
EFFECTS OF BLOWING DUST. ALL PUBLIC STREETS AND MEDIANS
SOILED OR LITTERED DUE TO THIS CONSTRUCTION ACTIVITY
SHALL BE CLEANED AND SWEPT ON A DAILY BASIS DURING THE
WORKWEEK TO THE SATISFACTION OF THE CITY.
11. THE GENERAL CONTRACTOR'S REGISTERED ENGINEER SHALL
NOTIFY THE CITY PROJECT MANAGER OR APPROVED DESIGNEE,
IN WRITING, AT LEAST 72 HOURS IN ADVANCE OF ALL
DIFFERENCES BETWEEN THE PROPOSED WORK AND THE DESIGN
INDICATED ON ON THE PLANS. ANY PROPOSED CHANGES SHALL
BE SUBJECT TO THE APPROVAL OF THE CITY BEFORE ALTERED
WORK IS STARTED. ANY APPROVED CHANGES SHALL BE
INCORPORATED INTO THE FINAL "AS-BUILT" DRAWINGS.
12. THE GENERAL CONTRACTOR SHALL PROVIDE QUALIFIED
SUPERVISION ON THE JOB SITE AT ALL TIMES DURING
CONSTRUCTION.
13. ALL WORK SHALL CONFORM TO THE APPLICABLE CITY/DISTRICT
CODES. GOOD HOUSEKEEPING PRACTICES SHALL BE OBSERVED
AT ALL TIMES DURING THE COURSE OF CONSTRUCTION.
SUPERINTENDENCE OF CONSTRUCTION SHALL BE DILIGENTLY
PERFORMED BY A PERSON OR PERSONS AUTHORIZED TO DO SO
AT ALL TIMES DURING WORKING HOURS. THE STORING OF GOODS
AND/OR MATERIALS ON THE SIDEWALK AND/OR THE STREET WILL
NOT BE ALLOWED UNLESS A SPECIAL PERMIT IS ISSUED BY THE
ENGINEERING DIVISION.
14. PRIOR TO ISSUANCE OF A BUILDING PERMIT, THE GENERAL
CONTRACTOR SHALL DEVELOP AN EARTH MOVEMENT AND
MANAGEMENT PROGRAM UNDER THE SUPERVISION OF A
LICENSED SOILS ENGINEER FOR REVIEW AND APPROVAL BY THE
ENGINEERING DIVISION.
15. PRIOR TO ISSUANCE OF A BUILDING PERMIT OF THE
COMMENCEMENT OF ANY SITE WORK, THE GENERAL
CONTRACTOR SHALL ACKNOWLEDGE IN WRITING THAT THEY
HAVE READ AND UNDERSTAND THE PROJECT CONDITIONS OF
APPROVAL, PARTICULARLY THOSE PERTAINING TO
CONSTRUCTION PRACTICES AND SITE SAFETY, AND WILL MAKE
CERTAIN THAT ALL PROJECT SUBCONTRACTORS HAVE READ AND
UNDERSTAND THEM PRIOR TO COMMENCING WORK AND THAT A
COPY OF THE PROJECT CONDITIONS OF APPROVAL WILL BE
POSTED ONSITE AT ALL TIMES DURING CONSTRUCTION.
16. PRIOR TO THE COMMENCEMENT OF ANY SITE WORK OR THE
INTRODUCTION OF ANY EARTH MOVING EQUIPMENT OR BUILDING
MATERIALS ON THE SITE, THE GENERAL CONTRACTOR SHALL
INSURE THAT A TEMPORARY FENCE CONSTRUCTED OF
MATERIALS AND LOCATED TO THE SATISFACTION OF THE CHIEF
BUILDING OFFICIAL HAS BEEN CONSTRUCTED. THIS FENCE SHALL
BE IN PLACE AS APPROVED UNTIL THE CHIEF BUILDING OFFICIAL
SHALL ALLOW IT TO BE REMOVED OR CHANGED. THE FENCE MAY
ONLY BE EXPANDED OR CONTRACTED IN SIZE UPON APPROVAL
OF THE CHIEF BUILDING OFFICIAL. FAILURE TO ADHERE TO THIS
CONDITION OF APPROVAL SHALL RESULT IN THE PERMIT BEING
BROUGHT TO THE PROJECT MANAGER FOR ITS REVIEW AND
INTRODUCTION OF STRICTER SITE AND BUILDING CONSTRUCTION
REGULATIONS.
17. THE GENERAL CONTRACTOR SHALL REQUIRE ALL
SUBCONTRACTORS TO OBTAIN ANY PERMITS REQUIRED BY THE
CITY OF SOUTH SAN FRANCISCO.
18. CURRENT BEST MANAGEMENT PRACTICES FOR NEW
CONSTRUCTION AS OUTLINED BY THE SAN MATEO COUNTY
STORMWATER POLLUTION PREVENTION PROGRAM SHALL BE
FOLLOWED.
19. PRIOR TO ISSUANCE OF A BUILDING PERMIT, AN EROSION
CONTROL PLAN, SUBMITTED IN WRITING, WHICH INDICATES THE
INTENT AND GUARANTEES THAT SILT AND RUN-OFF WILL REMAIN
ON SITE, SHALL BE PREPARED TO THE SATISFACTION OF THE
ENGINEERING DIVISION.
20. IN ORDER TO ASSURE PUBLIC SAFETY AND MINIMIZE THE
UNATTRACTIVE SHORT TERM ASPECTS OF CONSTRUCTION ON
THE NEIGHBORHOOD, PRIOR TO ISSUANCE OF A BUILDING
PERMIT, PLANS SHALL INCLUDE SITE CONTROL INFORMATION
WHICH, AT A MINIMUM PROVIDES THAT A 6 (SIX) FOOT TALL
CHAIN-LINK FENCE (NO PORTION OF WHICH CONTAINS BARBED
WIRE) WITH A DARK GREEN (OR OTHER COLOR APPROVED BY
THE COMMUNITY DEVELOPMENT DIRECTOR) VINYL OR CANVAS
INTERIOR LINER PLACED ON THE EXTERIOR OF THE FENCE SHALL
BE PLACED AROUND ANY YARD OR ANY PORTION OF A YARD
WHICH THE CHIEF BUILDING OFFICIAL SHALL IDENTIFY AS
REQUIRING SUCH.
21. ALL REQUIRED FENCING SHALL BE IN PLACE PRIOR TO THE
COMMENCEMENT OF ANY WORK ON SITE, SHALL REMAIN IN
PLACE FOR SUCH TIME AS REQUIRED BY THE CHIEF BUILDING
OFFICIAL AND SHALL BE REMOVED PRIOR TO THE ISSUANCE OF
AN OCCUPANCY PERMIT. THE GATE TO THE FENCE SHALL BE
LOCKED AT ALL TIMES THAT THE FENCED AREA IS LEFT
UNATTENDED BY EITHER THE OWNER OR RESIDENT, THE
GENERAL CONTRACTOR OR SUBCONTRACTORS. ALL
CONSTRUCTION MATERIALS AND EQUIPMENT, INCLUDING
TEMPORARY OR PORTABLE EQUIPMENT, SUCH AS GENERATORS,
STORAGE CONTAINERS OR FACILITIES, SHALL BE STORED WITHIN
THE INTERIOR OF THE FENCED AREA WHEN CONSTRUCTION
ACTIVITIES ARE NOT OCCURRING. IF PLACED ANYWHERE ON SITE,
PORTABLE TOILETS SHALL BE PLACED WITHIN THE INTERIOR OF
THE FENCED AREA AT ALL TIMES.
22. ALL VEHICLES HAULING MATERIALS TO THE PROJECT SITE THAT
EXCEED 12,000 POUNDS GROSS WEIGHT SHALL FOLLOW
ESTABLISHED TRUCK ROUTE STREETS TO THE CLOSEST POINT
OF THE JOB SITE UNLESS DIRECTED OTHERWISE BY THE CITY
PROJECT MANAGER OR APPROVED DESIGNEE.
EARTHWORK AND GRADING:
23. PRIOR TO COMMENCEMENT OF WORK, AS REQUIRED BY
CALIFORNIA GOVERNMENT CODE 4216, UNDERGROUND SERVICE
ALERT (USA) SHALL BE CONTACTED BY THE GENERAL
CONTRACTOR TO PROVIDE INFORMATION ON THE LOCATION OF
UNDERGROUND UTILITIES IN THE PUBLIC RIGHT OF WAY PRIOR
TO EARTH WORK ACTIVITIES AT THE SITE. IN ADDITION TO
CONTACTING USA, THE GENERAL CONTRACTOR SHALL ALSO BE
RESPONSIBLE FOR VERIFYING LOCATION OF ALL UTILITIES ON
THE PROJECT SITE.
24. SUBSEQUENT TO ISSUANCE OF A GRADING PERMIT BY THE
BUILDING INSPECTION DIVISION AND PRIOR TO COMMENCEMENT
OF ANY WORK PERTAINING TO ON-SITE DRAINAGE FACILITIES,
GRADING, OR PAVING, OR ANY WORK IN THE CITY'S
RIGHT-OF-WAY, THE APPLICANT SHALL NOTIFY THE ENGINEERING
DIVISION AT LEAST FORTY-EIGHT (48) HOURS IN ADVANCE.
1. FILL MATERIAL SHALL CONFORM TO THE SPECIFICATIONS AND
THE GEOTECHNICAL REPORT BY NINYO & MOORE, DATED APRIL
11, 2023.
2. TOPSOIL, ROOTS, VEGETABLE MATTER, TRASH AND DEBRIS WILL
NOT BE CONSIDERED ACCEPTABLE FILL MATERIAL.
3. REMOVE DEBRIS FROM AREAS OF EARTHWORK PRIOR TO
PLACING FILL OR STARTING GRADING OPERATIONS.
4. PLACE AND COMPACT FILL MATERIAL AS RECOMMENDED IN THE
SPECIFICATIONS AND THE GEOTECHNICAL REPORT BY NINYO &
MOORE, DATED APRIL 11, 2023:
PLACE FILL MATERIAL IN MAXIMUM 8 INCH UNCOMPACTED
THICKNESS. COMPACTION BY FLOODING, PONDING OR JETTING
WILL NOT BE PERMITTED.
5. GENERAL CONTRACTOR SHALL MAKE THEIR OWN
DETERMINATION OF EARTHWORK QUANTITIES.
6. GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING
ANY AND ALL REQUIRED PERMITS FOR OFFSITE WORK
CONDUCTED AS PART OF THIS PROJECT.
VICINITY MAP
NOT TO SCALE
PROJECT SITE
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
REVISION
NUMBER DATE DESCRIPTION
1 11/30/22 PRICING SET
2 12/15/22 100% SD
3 4/3/23 50% DD PRICING SET
4 4/17/23 100% DD
5 6/15/23 60% CD
1 W ORANGE AVE
SOUTH SAN FRANCISCO CA, 94080
6 8/24/23 PERMIT SET
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
6
0
0
1
3
2
6
.
5
2
0
2
C
L
M
H
0
3
SYMBOLS & ABBREVIATIONSLEGEND
SURVEY NOTES
EXISTING
CONDITIONS
C100
1" = 30'scale
30 0 30
feet
60
ORANGE AVENUE
AMBERWOOD CIRCLE
EUCALYPTUS AVENUE
T
E
N
N
I
S
D
R
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
REVISION
NUMBER DATE DESCRIPTION
1 11/30/22 PRICING SET
2 12/15/22 100% SD
3 4/3/23 50% DD PRICING SET
4 4/17/23 100% DD
5 6/15/23 60% CD
1 W ORANGE AVE
SOUTH SAN FRANCISCO CA, 94080
6 8/24/23 PERMIT SET
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
T
E
N
N
I
S
D
R
I
V
E
ORANGE AVENUE
LOWLOW
LOW
LOW LOW
LOW
LO
W
L
O
W
LOW
LOW
LOW LOW
L
O
W
LOW
L
O
W
L
O
W
L
O
W
L
O
W
LOW
L
O
W
L
O
W
LOW
LOW
LOW
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINEPROPERTY LINEPROPERTY LINE
(FFE 26.25)
RG PAD 19.60
RG PAD 17.90
RG PAD 15.25
SUBBASE RG 24.83
RG PAD 21.50
OUTDOOR POOL
SUBBASE RG 21.20
INDOOR POOL
SUBBASE RG 18.58
SU
B
B
A
S
E
R
G
2
5
.
2
5
RG
P
A
D
2
2
.
6
0
(FFE 26.25)
SU
B
B
A
S
E
R
G
1
8
.
2
6
RG
P
A
D
1
5
.
6
0
(FFE 26.25)
SUBBASE RG 24.83
RG PAD 21.50
SUBBASE RG 22.26
SU
B
B
A
S
E
R
G
2
5
.
8
1
RG
P
A
D
2
3
.
1
5
(FFE XX.XX)
PAD XX.XX
ROUGH GRADING
PLAN
C3001" = 20'scale
20 0 20
feet
40
ORANGE AVENUE
T
E
N
N
I
S
D
R
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
REVISION
NUMBER DATE DESCRIPTION
1 11/30/22 PRICING SET
2 12/15/22 100% SD
3 4/3/23 50% DD PRICING SET
4 4/17/23 100% DD
5 6/15/23 60% CD
1 W ORANGE AVE
SOUTH SAN FRANCISCO CA, 94080
6 8/24/23 PERMIT SET
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
ROUGH GRADING
SECTIONS
C301
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
REVISION
NUMBER DATE DESCRIPTION
1 11/30/22 PRICING SET
2 12/15/22 100% SD
3 4/3/23 50% DD PRICING SET
4 4/17/23 100% DD
5 6/15/23 60% CD
1 W ORANGE AVE
SOUTH SAN FRANCISCO CA, 94080
6 8/24/23 PERMIT SET
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
SD
LOWLOW
LOW
LOW LOW
LOW
LO
W
L
O
W
LOW
LOW
LOW LOW
L
O
W
LOW
L
O
W
L
O
W
L
O
W
L
O
W
LOW
L
O
W
L
O
W
LOW
LOW
LOW
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINEPROPERTY LINEPROPERTY LINE
GRADING AND
DRAINAGE PLAN
C302
REVISION
NUMBER DATE DESCRIPTION
1 11/30/2022 PRICING SET
2 12/15/2022 100% SD
3 4/3/2023 50% DD PRICING SET
4 4/17/2023 100% DD
1" = 20'scale
20 0 20
feet
40
ORANGE AVENUE
T
E
N
N
I
S
D
R
60% CONSTRUCTION
DOCUMENTS
JUNE 15, 2023
5 6/15/2023 60% CD
4/17/2023 100% DD
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
REVISION
NUMBER DATE DESCRIPTION
1 11/30/22 PRICING SET
2 12/15/22 100% SD
3 4/3/23 50% DD PRICING SET
4 4/17/23 100% DD
5 6/15/23 60% CD
1 W ORANGE AVE
SOUTH SAN FRANCISCO CA, 94080
6 8/24/23 PERMIT SET
SE
E
L
A
N
D
S
C
A
P
E
G
R
A
D
I
N
G
P
L
A
N
(
L
2
0
0
)
F
O
R
GR
A
D
I
N
G
I
N
T
H
I
S
A
R
E
A
SEE LANDSCAPE GRADINGPLAN (L200) FOR GRADING INTHIS AREA
S
E
E
L
A
N
D
S
C
A
P
E
G
R
A
D
I
N
G
P
L
A
N
(
L
2
0
0
)
F
O
R
G
R
A
D
I
N
G
I
N
T
H
I
S
A
R
E
A
SEE POOL DECK PLAN SHEETDP-1 FOR GRADING IN THISAREA
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
SD
LOW
LOW
LOWLOW
LOW
LOW LOW
LOW
LO
W
L
O
W
LOW
LOW
LOW LOW
L
O
W
LOW
L
O
W
L
O
W
L
O
W
L
O
W
LOW
L
O
W
L
O
W
LOW
LOW
LOW
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE
SD
SITE UTILITY
PLAN
C400
1" = 20'scale
20 0 20
feet
40
MA
T
C
H
L
I
N
E
A
MA
T
C
H
L
I
N
E
A
ORANGE AVENUE
T
E
N
N
I
S
D
R
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
REVISION
NUMBER DATE DESCRIPTION
1 11/30/22 PRICING SET
2 12/15/22 100% SD
3 4/3/23 50% DD PRICING SET
4 4/17/23 100% DD
5 6/15/23 60% CD
1 W ORANGE AVE
SOUTH SAN FRANCISCO CA, 94080
6 8/24/23 PERMIT SET
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
LOWLOW
LOW
LOW LOW
LOW
LO
W
L
O
W
LOW
LOW
LOW LOW
L
O
W
LOW
L
O
W
L
O
W
L
O
W
L
O
W
LOW
L
O
W
L
O
W
LOW
LOW
LOW
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINEPROPERTY LINEPROPERTY LINE
E
V
EV
EV
NO
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
LEGEND
VEHICULAR ASPHALT CONCRETE
(DRIVE AISLE AND FIRE LANE)
1,246 SQ FT
VEHICULAR ASPHALT CONCRETE
(PARKING STALLS)
4,500 SQ FT
VEHICULAR CONCRETE
2,931 SQ FT
GENERAL NOTES
1.ALL NEW ROADWAY SURFACES OR FIRE LANES SHALL BE CAPABLE OF PROVIDING CONTINUOUS SERVICE FOR
VEHICLES WITH A GROSS VEHICLE WEIGHT OF 68,000 LBS.
2.PRIOR TO COMBUSTIBLE MATERIALS BEING BROUGHT ONTO THE SITE, DESIGNATED ROADWAYS SURFACES OR
FIRE LANES SHALL BE CAPABLE OF PROVIDING CONTINUOUS SERVICE FOR VEHICLES WITH A GROSS VEHICLE
WEIGHT OF 68,000 LBS.
3.ALL SIGNS AND SIGN CODE REFERENCES SHALL BE IN ACCORDANCE WITH THE CALIFORNIA MANUAL OF UNIFORM
TRAFFIC CONTROL DEVICES (MUTCD) EDITION 2014
4.SEE LANDSCAPE PLANS FOR HARDSCAPE PAVING LAYOUT AND DETAILS
5.CONTRACTOR SHALL REPLACE ANY STRIPING THAT IS DAMAGED OR LOST DUE TO TRENCHING AND/OR
CONSTRUCTION ACTIVITIES.
6. REFER TO SHEET C-601 FOR TEMPORARY STRIPING FOR TENNIS DRIVE PARKING LOT TO MAINTAIN ADA ACCESS
TO EXISTING BUILDING WHILE CONSTRUCTION OF THE NEW BUILDING IS ONGOING
PAVING AND
STRIPING PLAN
C600
1
2
3
4
1" = 20'scale
20 0 20
feet
40
4
ORANGE AVENUE
T
E
N
N
I
S
D
R
5
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
REVISION
NUMBER DATE DESCRIPTION
1 11/30/22 PRICING SET
2 12/15/22 100% SD
3 4/3/23 50% DD PRICING SET
4 4/17/23 100% DD
5 6/15/23 60% CD
1 W ORANGE AVE
SOUTH SAN FRANCISCO CA, 94080
6 8/24/23 PERMIT SET
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
OUTDOOR POOL DECK
POOL STORAGE
EVEV
EV
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
LOWLOW
LOW
LOW LOW
LOW
LO
W
L
O
W
LOW
LOW
LOW LOW
L
O
W
LOW
L
O
W
L
O
W
L
O
W
L
O
W
LOW
L
O
W
L
O
W
LOW
LOW
LOW
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINEPROPERTY LINEPROPERTY LINE
1" = 20'scale
20 0 20
feet
40
ORANGE AVENUE
T
E
N
N
I
S
D
R
200' HOSE REACH
20
0
'
H
O
S
E
R
E
A
C
H
2
0
0
'
H
O
S
E
R
E
A
C
H
1
2
0
'
H
O
S
E
R
E
A
C
H
200' HOSE REACH
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
REVISION
NUMBER DATE DESCRIPTION
1 11/30/22 PRICING SET
2 12/15/22 100% SD
3 4/3/23 50% DD PRICING SET
4 4/17/23 100% DD
5 6/15/23 60% CD
1 W ORANGE AVE
SOUTH SAN FRANCISCO CA, 94080
6 8/24/23 PERMIT SET
FIRE ACCESS
PLAN
C900
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
EXISTING
CONDITION
AERIAL
L000
0204060
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
NATATORIUM
OUTDOOR POOL DECK
POOL STORAGE
LOBBY
EVEV
EV
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
ILLUSTRATIVE
PLAN
L001
0204060
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
SD
NATATORIUM
OUTDOOR POOL DECK
POOL STORAGE
LOBBY
EVEV
EV
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
LAYOUT PLAN
L100
0204060
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
NATATORIUM
OUTDOOR POOL DECK
POOL STORAGE
LOBBY
ORANGE AVENUE
ORANGE AVENUE
R
A
I
L
R
O
A
D
CI
R
C
L
E
C
O
U
R
T
T
E
N
N
I
S
D
R
I
V
E
EVEV
EV
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
FFE 26.25
FFE
26.25
26.17
26.06
26.06
1.3%
1.7%
26
25
25
25
25
25
25
26 26
26
26
26
26
26
254.5%
2
4
.
6
(25.55)(25.48)
(25.11)
25.97
(TC 24.98)
(25.4)
(25.5)
(25.7)
(26.64)
(TC 26.20)
LP 24.3
2
6
L
P
2
3
.
9
(25.7)
(25.6)
[25.8]
(25.8)
(TC 25.15)
(TC 25.11)
(TC 24.67)
(
0
.
4
%
)
[TC 25.00]
[BC 24.50]
2627
26 27
LP 24.9
1%
26.23
HP 28.06
HP
2
8
.
0
6
FFE 26.2526.23
(25.26)
25.8
FFE
26.2526.23
FFE
26.2526.23
26.06
26.13
25.62 25.45
4.5%
26.06
26.23
26.13
(
0
.
7
%
)
[BR 25.32]
[TC 25.33]1.7%
TC 26.39
BC 25.89
TC 26.13
BC 25.63
[TC 26.02]
[TC 25.86]
4.5%
TR 25.90
26.18
26.10
25.22
25.49
25.16
25.53
1.5%
TW 27.60
BW 25.33
TW 27.60
BW 25.10
25.84
25.29
25.36
(25.5)
[25.50]
[25.49]
25.79 1.7%
(25.06)
25.79 1.7%
25.225 5%25.06
1.7%
24.89
26.23
3.6%
25.961.7%
26.06
1.5%
25.98
25.43
25.20
25.32
25.19
0.5
%
TW 26.59
BW 25.09
(TC 26.34)
(TC 26.19)
(
0
.
3
%
)
3.3%
TR 26.08
TW 27.60
BW 25.20
TW 27.60
BW 25.15 TW 26.59
BW 25.14
TC/BC 26.12
(
0
.
4
%
)
TC/BC 26.04
1%
5.1%BR 25.44TR 26.08
TC 26.26
BC 25.76
25.01
24.95
[TC 25.90]
TC 25.84
TR 25.97
26.03
TC/BC 25.97
TC/BC 26.01
26.07
25.16
25.10
25.6
(TC 25.05)(TC 24.99)
1.5%
26.06
25.88
25.92
(25.03)
[25.09]
(25.5)
(25.5)
(25.6)
TW 29.06
4
:
1
TW 29.06
4:1
TW
TC
TR
BC
BR
(26.4)
(25.5)
(25.5)
(25.5)
(27.0)
(27.2)
(27.1)
(27.1)
(27.7)
25.65
1.7%
26.09
25.40
BW
2
6
2
5
BR 24.36
5%
26.13
5%
5%
5%
(TC 24.77)
TR 24.90
(TC 24.89)
(24.97)
(1.3%)
(0.2%)
TC 24.77
(CB 24.13)
TR 24.86
26.225.9
25.2 25.9
25.2 25.9
25.2 25.9
(25.34)
(25.30)
(25.90)
(25.89)
TC 25.79
BC 25.29
TC 25.75
BC 25.25
SD
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
GRADING PLAN
L200
0204060
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
NATATORIUM
OUTDOOR POOL DECK
POOL STORAGE
LOBBYE
-
7
E
-
6
E
-
5
E
-
4
E
-
3
E
-
2
E
-
1
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
IRRIGATION PLAN
L300
fax 925.932.5671tel 925.939.3985
www.rmairrigation.com
2760 Camino Diablo
Walnut Creek, CA 94597
Russell D. Mitchell Associates, Inc.
Irrigation Consultant:
IRRIGATION CONTROLLER "C". MOUNT ON INTERIOR WALL
WITHIN UTILITY ROOM AS DETAILED AND AS DIRECTED BY
ARCHITECT. CONNECT TO 120 VOLT A.C. ELECTRICAL SERVICE
INSTALLED AT THIS LOCATION UNDER ELECTRICAL CONTRACT.
IRRIGATION CONTRACTOR SHALL COORDINATE LOCATION
OF ELECTRICAL SERVICE PRIOR TO CONSTRUCTION.
4
1
PLAN NOTES LEGEND
NOTES:
1. ONE BUBBLER SYMBOL IS SHOWN AT TREES FOR GRAPHIC CLARITY ONLY.
INSTALL MINIMUM TWO BUBBLERS AT EACH TREE. INSTALL REQUIRED NUMBER OF
BUBBLERS AS DETAILED.
2. IRRIGATION EQUIPMENT MAY BE SHOWN WITHIN HARDSCAPE FOR GRAPHIC
CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT WITHIN PLANTED AREAS.
IRRIGATION PIPE AND WIRE CROSSING BENEATH HARDSCAPE SURFACES SHALL
BE CONTAINED WITHIN SLEEVING OR SCHEDULE 40 PVC CONDUIT. SLEEVING
SIZE SHALL BE A MINIMUM OF TWO TIMES THE AGGREGATE DIAMETER OF ALL
PIPES CONTAINED WITH SLEEVE. PROVIDE VERTICAL SWEEP FOR ALL ELECTRICAL
CONDUIT ON EACH SIDE OF HARDSCAPE AND TERMINATE ENDS AT 12"
MINIMUM DEPTH AND 12" FROM HARDSCAPE SURFACE.
3. UNSIZED LATERAL LINE PIPING LOCATED DOWN STREAM OF 1" PIPING SHALL BE
3/4" IN SIZE (TYPICAL).
4. SIZING OF LATERAL PIPE SHALL BE AS FOLLOWS:
0.75" 0-6 GPM
1" 7-12 GPM
1.25" 13-20 GPM
1.5" 21-32 GPM
2" 33-50 GPM
5. SIZING OF LATERAL PIPE FOR DRIPLINE (12" O.C. GRID WITH 0.6 GPH OR LESS
EMITTERS) SHALL BE AS FOLLOWS:
0.75 0-500 FT
1" 501-1100 FT
1.25" 1101-2000 FT
1.5" 2001-3000 F
8
1
2
2
2
2
2
6
7
5
9
8
EXISTING GATE VALVE THAT PROVIDES WATER TO THE
EXISTING PARK.
2 POT HOLE AND LOCATE EXISTING LATERAL LINE. CAP PIPE AT
THIS APPROXIMATE LOCATION.
3
3
3
3
3
3 REPLACE SPRINKLER WITH NEW I-40-06-SS-15. ADJUST ARC
PATTERN TO ELIMINATE SPRAY ONTO NEW BUILDING
POT HOLE AND LOCATE EXISTING 6" A.C. MAIN LINE. CUT OUT
A SECTION OF PIPE TO INSTALL NEW TEE PER DETAIL.4
5 EXISTING VALVES AND MAIN LINE TO BE PROTECTED DURING
CONSTRUCTION.
EXISTING IRRIGATION NOTES:
1. EXISTING IRRIGATION IS SHOWN FOR REFERENCE ONLY AND IS BASED ON OLD IRRIGATION
AS-BUILD PLANS AND/OR SITE VISIT. EXACT ROUTING OF IRRIGATION MAINLINE, WIRES,
LOCATION OF REMOTE CONTROL VALVES, AND IRRIGATED AREAS SHOULD BE INVESTIGATED
PRIOR TO CONSTRUCTION. CONTRACTOR WILL NEED TO FIELD VERIFY THE LOCATION OF ALL
EXISTING IRRIGATION EQUIPMENT AND THE WORKING CONDITIONS PRIOR OF CONSTRUCTION.
CONTRACTOR TO NOTIFY LANDSCAPE ARCHITECT IF THERE ARE ANY PROBLEMS PRIOR TO
CONSTRUCTION.
2. CONTRACTOR IS RESPONSIBLE TO KEEP ALL EXISTING PLANTING AREAS (TO REMAIN) WITH
WATER AT ALL TIMES DURING CONSTRUCTION. THIS SHALL INCLUDE PROVIDING TEMPORARY
WATER SOURCE AND TEMPORARY IRRIGATION DURING CONSTRUCTION.
6 POT HOLE AND LOCATE EXISTING MAIN LINE THAT SERVICES
PLANTING AROUND THE BUILDING. CAP ON DISCHARGE SIDE
OF VALVE.
7 APPROXIMATE LOCATION OF EXISTING LOW VOLTAGE
WIRES THAT SERVICES ALL VALVES ON THE EAST SIDE OF THE
ROAD. ROUTE 9 (7 CONTROL, 1 COMMON, 1 EXTRA)
CONTROL WIRES FROM NEW CONTROLLER TO THIS
LOCATION. SPLICE INTO EXISTING WIRES AT THIS LOCATION.
LOCATE ALL SPLICES WITHIN RECTANGULAR VALVE BOX.
9 POT HOLE AND LOCATE EXISTING MAIN LINE AT THIS
APPROXIMATE LOCATION. CONNECT NEW 2" MAIN LINE TO
EXISTING AT THIS APPROXIMATE LOCATION. ASSUMED PIPE IS
GALVANIZED OR A.C. USE HYMAX OR EQUAL REPAIR
COUPLING TO CONNECT NEW PIPE.
2
3
3
3
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SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
IRRIGATION
LEGEND AND
NOTES
L301
fax 925.932.5671tel 925.939.3985
www.rmairrigation.com
2760 Camino Diablo
Walnut Creek, CA 94597
Russell D. Mitchell Associates, Inc.
Irrigation Consultant:
1. THESE IRRIGATION DRAWINGS ARE DIAGRAMMATIC AND
INDICATIVE OF THE WORK TO BE INSTALLED. ALL PIPING, VALVES,
AND OTHER IRRIGATION COMPONENTS MAY BE SHOWN WITHIN
PAVED AREAS FOR GRAPHIC CLARITY ONLY AND ARE TO BE
INSTALLED WITHIN PLANTING AREAS. DUE TO THE SCALE OF THE
DRAWINGS, IT IS NOT POSSIBLE TO INDICATE ALL OFFSETS,
FITTINGS, SLEEVES, CONDUIT, AND OTHER ITEMS WHICH MAY BE
REQUIRED. INVESTIGATE THE STRUCTURAL AND FINISHED
CONDITION AFFECTING THE CONTRACT WORK INCLUDING
OBSTRUCTIONS, GRADE DIFFERENCES OR AREA DIMENSIONAL
DIFFERENCES. IN THE EVENT OF FIELD DISCREPANCY WITH
CONTRACT DOCUMENTS, PLAN THE INSTALLATION WORK
ACCORDINGLY BY NOTIFICATION AND APPROVAL OF THE
OWNER'S AUTHORIZED REPRESENTATIVE AND ACCORDING TO THE
CONTRACT SPECIFICATIONS. NOTIFY AND COORDINATE
IRRIGATION CONTRACT WORK WITH APPLICABLE CONTRACTORS
FOR THE LOCATION AND INSTALLATION OF PIPE, CONDUIT OR
SLEEVES THROUGH OR UNDER WALLS, ROADWAYS, PAVING AND
STRUCTURES BEFORE CONSTRUCTION. IN THE EVENT THESE
NOTIFICATIONS ARE NOT PERFORMED, THE CONTRACTOR
ASSUMES FULL RESPONSIBILITY FOR REQUIRED REVISIONS.
2. THE CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE CODES,
STANDARDS, AND REGULATIONS. ALL WORK AND MATERIALS
SHALL BE IN FULL ACCORDANCE WITH THE LATEST RULES AND
REGULATIONS OF THE NATIONAL ELECTRIC CODE; THE UNIFORM
PLUMBING CODE, PUBLISHED BY THE WESTERN PLUMBING
OFFICIALS ASSOCIATION; AND OTHER STATE OR LOCAL LAWS OR
REGULATIONS. NOTHING IN THESE DRAWINGS IS TO BE
CONSTRUED TO PERMIT WORK NOT CONFORMING TO THESE
CODES OR REGULATIONS. THE CONTRACTOR SHALL FURNISH
WITHOUT ANY EXTRA CHARGE, ANY ADDITIONAL MATERIAL AND
LABOR WHEN REQUIRED BY THE COMPLIANCE WITH THESE CODES
AND REGULATIONS.
3. THE CONTRACTOR SHALL COORDINATE INSTALLATION OF
IRRIGATION SYSTEM WITH LAYOUT AND INSTALLATION OF THE
PLANT MATERIALS TO INSURE THAT THERE WILL BE COMPLETE AND
UNIFORM IRRIGATION COVERAGE OF PLANTING IN ACCORDANCE
WITH THESE DRAWINGS, AND CONTRACT DOCUMENTS. THE
IRRIGATION LAYOUT SHALL BE CHECKED BY THE CONTRACTOR
AND OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO
CONSTRUCTION TO DETERMINE IF ANY CHANGES, DELETIONS, OR
ADDITIONS ARE REQUIRED. IRRIGATION SYSTEM SHALL BE
INSTALLED AND TESTED PRIOR TO INSTALLATION OF PLANT
MATERIAL.
4. THE INTENT OF THIS IRRIGATION SYSTEM IS TO PROVIDE THE
MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD
PLANT HEALTH.
5. IT IS THE RESPONSIBILITY OF THE MAINTENANCE CONTRACTOR
AND/OR OWNER TO PROGRAM THE IRRIGATION CONTROLLER(S)
TO PROVIDE THE MINIMUM AMOUNT OF WATER NEEDED TO
SUSTAIN GOOD PLANT HEALTH. THIS INCLUDES MAKING
ADJUSTMENTS TO THE PROGRAM FOR SEASONAL WEATHER
CHANGES, PLANT MATERIAL, WATER REQUIREMENTS, MOUNDS,
SLOPES, SUN, SHADE AND WIND EXPOSURE.
6. IT IS THE RESPONSIBILITY OF A LICENSED ELECTRICAL CONTRACTOR
TO PROVIDE 120 VOLT A.C. (2.5 AMP DEMAND PER CONTROLLER)
ELECTRICAL SERVICE TO THE CONTROLLER LOCATION(S). IT IS THE
RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO
COORDINATE THE ELECTRICAL SERVICE STUB-OUT TO THE
CONTROLLER(S). PROVIDE PROPER GROUNDING PER CONTROLLER
MANUFACTURER'S INSTRUCTIONS AND IN ACCORDANCE WITH
LOCAL CODES.
7. PROVIDE EACH CONTROLLER WITH ITS OWN GROUND ROD.
SEPARATE THE GROUND RODS BY A MINIMUM OF EIGHT FEET. THE
GROUND ROD SHALL BE AN EIGHT FOOT LONG BY 5/8" DIAMETER
U.L. APPROVED COPPER CLAD ROD. INSTALL NO MORE THAN 6" OF
THE GROUND ROD ABOVE FINISH GRADE. CONNECT #6 GAUGE
WIRE WITH A U.L. APPROVED GROUND ROD CLAMP TO ROD AND
BACK TO GROUND SCREW AT BASE OF CONTROLLER WITH
APPROPRIATE CONNECTOR. MAKE THIS WIRE AS SHORT AS
POSSIBLE, AVOIDING KINKS OR BENDING.
8. INSTALL NEW BATTERIES IN THE IRRIGATION CONTROLLER(S) TO
RETAIN PROGRAM IN MEMORY DURING TEMPORARY POWER
FAILURES. USE QUANTITY, TYPE AND SIZE REQUIRED AS PER
CONTROLLER MANUFACTURER'S INSTRUCTIONS.
9. SCHEDULE A MEETING WHICH INCLUDES REPRESENTATIVES OF THE
IRRIGATION CONTROLLER MANUFACTURER, THE MAINTENANCE
CONTRACTOR, THE OWNER AND THE IRRIGATION CONTRACTOR
AT THE SITE FOR INSTRUCTION ON THE PROPER PROGRAMMING
AND OPERATION OF THE IRRIGATION CONTROLLER.
10. INSTALL 3" DETECTABLE TAPE ABOVE ALL PRESSURIZED MAIN LINES
AS DETAILED. USE CHRISTY MODEL #TA-DT-3-BIRR FOR POTABLE
IRRIGATION SYSTEMS.
11. PROVIDE EACH IRRIGATION CONTROLLER WITH ITS OWN
INDEPENDENT LOW VOLTAGE COMMON GROUND WIRE.
12. IRRIGATION CONTROL WIRES: SOLID COPPER WITH U.L. APPROVAL
FOR DIRECT BURIAL IN GROUND. COMMON GROUND WIRE: SIZE
#12-1 WIRE WITH A WHITE INSULATING JACKET. CONTROL WIRE
SERVICING REMOTE CONTROL VALVES: SIZE #14-1 WIRE WITH
INSULATING JACKET OF COLOR OTHER THAN WHITE. SPLICES
SHALL BE MADE WITH 3M-DBY SEAL PACKS OR APPROVED EQUAL.
13. IRRIGATION CONTROL WIRES: SOLID COPPER WITH U.L.
APPROVAL FOR DIRECT BURIAL IN GROUND. CONTROL WIRE
SERVICING REMOTE CONTROL VALVES: SIZE #14-1 WIRE WITH A
UNIQUE COLOR INSULATING JACKET FOR EACH CONTROLLER.
COMMON GROUND WIRE: SIZE #12-1 WIRE WITH A WHITE I
INSULATING JACKET AND A STRIPE OF COLOR WHICH MATCH'S
THE CONTROL WIRE COLOR CHOICE FOR SPECIFIC CONTROLLER.
SPARE WIRE: #14-1 WIRE WITH BLACK INSULATION JACKET.
SPLICES SHALL BE MADE WITH 3M-DBR/Y-6 SEAL PACKS OR
APPROVED EQUAL.
14. INSTALL TWO SPARE CONTROL WIRES OF A DIFFERENT COLOR
ALONG THE ENTIRE MAIN LINE. LOOP 36" EXCESS WIRE INTO EACH
SINGLE VALVE BOX AND INTO ONE VALVE BOX IN EACH GROUP
OF VALVES.
15. INSTALL GREEN (TURF) OR BLACK (GROUNDCOVER) PLASTIC VALVE
BOXES WITH BOLT DOWN, NON HINGED COVER MARKED
"IRRIGATION CONTROL VALVE". BOX BODY SHALL HAVE KNOCK
OUTS. ACCEPTABLE VALVE BOX MANUFACTURER'S INCLUDE NDS,
CARSON OR APPROVED EQUAL.
16. INSTALL REMOTE CONTROL VALVE BOXES 12" FROM WALK, CURB,
BUILDING OR LANDSCAPE FEATURE. AT MULTIPLE VALVE BOX
GROUPS, INSTALL EACH BOX AN EQUAL DISTANCE FROM THE
WALK, CURB, BUILDING OR LANDSCAPE FEATURE AND PROVIDE 12"
BETWEEN BOX TOPS. ALIGN THE SHORT SIDE OF RECTANGULAR
VALVE BOXES PARALLEL TO WALK, CURB, BUILDING OR LANDSCAPE
FEATURE.
17. VALVE LOCATIONS SHOWN ARE DIAGRAMMATIC. INSTALL IN
GROUND COVER/SHRUB AREAS (AVOID LAWN AREAS WHERE
POSSIBLE).
18. THE CONTRACTOR SHALL LABEL CONTROL LINE WIRE AT EACH
REMOTE CONTROL VALVE WITH A 2 1/4" X 2 3/4" POLYURETHANE
I.D. TAG, INDICATING IDENTIFICATION NUMBER OF VALVE
(CONTROLLER AND STATION NUMBER). ATTACH LABEL TO
CONTROL WIRE. THE CONTRACTOR SHALL PERMANENTLY STAMP
ALL VALVE BOX LIDS WITH APPROPRIATE IDENTIFICATION AS
NOTED IN CONSTRUCTION DETAILS.
19. FLUSH AND ADJUST IRRIGATION OUTLETS AND NOZZLES FOR
OPTIMUM PERFORMANCE AND TO PREVENT OVER SPRAY ONTO
WALKS, ROADWAYS, AND/OR BUILDINGS. SELECT THE BEST
DEGREE OF THE ARC AND RADIUS TO FIT THE EXISTING SITE
CONDITIONS AND THROTTLE THE FLOW CONTROL AT EACH VALVE
TO OBTAIN THE OPTIMUM OPERATING PRESSURE FOR EACH
CONTROL ZONE.
20. SET SPRINKLER HEADS PERPENDICULAR TO FINISH GRADE.
21. LOCATE BUBBLERS ON UPHILL SIDE OF PLANT OR TREE.
22. INSTALL A HUNTER HCV SERIES, KBI CV SERIES, OR APPROVED
EQUAL SPRING LOADED CHECK VALVE IN SPRINKLER RISER
ASSEMBLIES WHERE LOW OUTLET DRAINAGE WILL CAUSE EROSION
AND/OR EXCESS WATER.
23. WHERE IT IS NECESSARY TO EXCAVATE ADJACENT TO EXISTING
TREES, USE CAUTION TO AVOID INJURY TO TREES AND TREE
ROOTS. EXCAVATE BY HAND IN AREAS WHERE TWO (2) INCH AND
LARGER ROOTS OCCUR. BACK FILL TRENCHES ADJACENT TO TREE
WITHIN TWENTY-FOUR (24) HOURS. WHERE THIS IS NOT POSSIBLE,
SHADE THE SIDE OF THE TRENCH ADJACENT TO THE TREE WITH WET
BURLAP OR CANVAS.
24. NOTIFY LOCAL JURISDICTIONS FOR INSPECTION AND TESTING OF
INSTALLED BACKFLOW PREVENTION DEVICE.
25. THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUM
OPERATING PRESSURE SHOWN ON THE IRRIGATION DRAWINGS.
VERIFY WATER PRESSURE PRIOR TO CONSTRUCTION. REPORT ANY
DIFFERENCE BETWEEN THE WATER PRESSURE INDICATED ON THE
DRAWINGS AND THE ACTUAL PRESSURE READING AT THE
IRRIGATION POINT OF CONNECTION TO THE OWNER'S
AUTHORIZED REPRESENTATIVE.
26. IRRIGATION DEMAND: REFER TO PLANS.
27. THE EXISTING MAIN LINE SHOWN ON THE DRAWINGS IS
DIAGRAMMATIC. VERIFY AND LOCATE EXISTING MAIN LINE IN FIELD.
REPORT TO ARCHITECT IN WRITING ANY DEVIATION OF EXISTING
MAIN LINE LOCATION FROM THAT SHOWN ON THE DRAWINGS.
28. PIPE SIZING SHOWN ON THE DRAWINGS IS TYPICAL. AS CHANGES
IN LAYOUT OCCUR DURING STAKING AND CONSTRUCTION THE
SIZE MAY NEED TO BE ADJUSTED ACCORDINGLY.
29. PIPE THREAD SEALANT COMPOUND SHALL BE RECTOR SEAL #5.
30. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR MINOR
CHANGES IN THE IRRIGATION LAYOUT DUE TO OBSTRUCTIONS
NOT SHOWN ON THE IRRIGATION DRAWINGS SUCH AS LIGHTS,
FIRE HYDRANTS, SIGNS, ELECTRICAL ENCLOSURES, ETC.
31. WHEN WORK OF THIS SECTION HAS BEEN COMPLETED AND SUCH
OTHER TIMES AS MAY BE DIRECTED, REMOVE ALL TRASH, DEBRIS,
SURPLUS MATERIALS AND EQUIPMENT FROM SITE.
32. CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLEMENTAL HAND
WATERING OF ALL PLANT MATERIAL WITHIN DRIPLINE AREAS UNTIL
THE PLANTS ARE SUFFICIENTLY ESTABLISHED.
33. VERIFY LOCATIONS OF ALL IRRIGATION COMPONENTS INSTALLED
WITHIN A VALVE BOX WITH LANDSCAPE ARCHITECT PRIOR TO
INSTALLATION. DO NOT INSTALL UNTIL LANDSCAPE ARCHITECT
PROVIDES ACCEPTABLE LOCATIONS.
IRRIGATION NOTES
PCB-25
SCHEDULE 40 PVC PLASTIC PIPE. COVER TO BE AS
INDICATED IN SPECIFICATIONS OR AS INDICATED
ABOVE FOR PIPE DEPTH OF COVER.
3/4" AND LARGER:
1120-SCHEDULE 40 PVC PLASTIC PIPE WITH
SCHEDULE 40 PVC SOLVENT WELD FITTINGS.
12" COVER.
REMOTE CONTROL VALVE SIZE (IN INCHES)
LATERAL LINE:
SLEEVING:
FLOW (GPM)
CONTROLLER AND STATION NUMBER
570-DRIP-IND TORO POP-UP DRIPLINE INDICATOR WITH SIDE INLET.
T-YD-500-34 TORO DRIPLINE AIR RELIEF VALVE
WLT-0500-T NDS SCH 40 BALL VALVE OR APPROVED EQUAL
CONTROLLER AND STATION NUMBER
AREA (SQ. FT.)
FLOW (GPM)
REMOTE CONTROL VALVE SIZE (IN INCHES)
2" THROUGHOUT:
1120-SCHEDULE 40 PVC PLASTIC PIPE WITH
SCHEDULE 40 PVC SOLVENT WELD FITTINGS.
18" COVER.
MAIN LINE:
ASSOCIATED REMOTE CONTROL VALVE
ASSOCIATED REMOTE CONTROL VALVE
DRIP ZONE:
TORO DL2000 SERIES DRIPLINE WITH DL2000 INSERT
FITTINGS, PART #RGP-212. TUBING TO BE INSTALLED
4" BELOW GRADE IN A 12" O.C. GRID ACCORDING TO
DETAILS. SIZE EXHAUST HEADERS AS FOLLOWS: 1":
0-10 GPM, 1.25": 11-20 GPM. ALL EXHAUST HEADERS
SHALL BE 1" SCH 40 PVC OR 1" SCH 40 FLEXIBLE PVC.
USE SCH. 40 PVC SOLVENT WELD FITTINGS. EXTEND
PVC HEADERS TO THE ENDS OF ALL DRIP ZONES TO
BALANCE FLOW IF REQUIRED. SEE DETAILS FOR
FURTHER INFORMATION.
DRIPLINE REMOTE CONTROL VALVE
3/4" AND LARGER:
1120-SCHEDULE 40 PVC PLASTIC PIPE WITH
SCHEDULE 40 PVC SOLVENT WELD FITTINGS.
12" COVER.
DRIPLINE
LATERAL LINE:
ALL PIPE SHALL BE PURPLE IN COLOR WITH LABELING
APPROVED FOR USE WITH RECYCLED WATER SYSTEMS.
NOTE:
44-LRC RAIN BIRD 1" TWO-PIECE QUICK COUPLING VALVE (YELLOW LOCKING
RUBBER COVER)
T113-K SERIES NIBCO BRASS GATE VALVE (LINE SIZE)-2.5" AND SMALLER
HUNTER BUBBLER (TREE)
MIN. 2 PER TREE. REFER TO
BUBBLER DETAIL FOR
QUANTITY OF BUBBLERS
PER TREE SIZE.
0.25 TRICKLE30
XCZ-100-PRB-COM RAIN BIRD REMOTE CONTROL VALVE DRIP ZONE KIT WITH SCRUBBER
VALVE. (3-20GPM)
RAIN BIRD REMOTE CONTROL VALVE WITH SCRUBBER MECHANISMPESB-R SERIES
F-619-RWS-SON NIBCO FLANGED GATE VALVE (LINE SIZE)-3" AND LARGER.
SUPPLY
HEADER
EXHAUST
HEADER
DRIP ZONE
EXTENTS
PVC LATERAL
IRRIGATION LEGEND
SYMBOL
OPERATING
PSIDESCRIPTION
NOZZLE
GPM
OPERATING
RADIUS (FEET)MODEL NUMBER
3300200 SUPERIOR MASTER VALVE-2" (NORMALLY OPEN) INSTALL 2 #14 GAUGE
WIRES (1) BLUE, (1) WHITE FROM MASTER VALVE TO CONTROLLER. USE 3M
SCOTCHLOC 3570G-N SPLICE KITS ON WIRE CONNECTIONS.
FM1.5U CALSENSE ULTRA SONIC 1.5" PVC FLOW SENSOR. INSTALL 2 #14 GAUGE
WIRES (1) BLACK, (1) RED FROM FLOW METER TO CONTROLLER. USE 3M
SCOTCHLOC 3570G-N SPLICE KITS ON WIRE CONNECTIONS.
CS3-48-WM1/
CS3-GR-BUNDLE-2
CALSENSE CS3000 48 STATION CONTROLLER IN A STAINLESS STEEL WALL
MOUNT ENCLOSURE; INCLUDES STUBBY ANTENNA AND 4G LTE
COMMUNICATION WITH A 10-YEAR DATA PLAN.
INSTALLATION CONTRACTOR SHALL CONTACT CALSENSE JENNIFER
GREGORIS (925) 325-9368 [email protected] TO REQUEST A
CALSENSE SITE REVIEW TO WHAT WAS SPECIFIED IS INSTALLED PER
MANUFACTURER'S SPECIFICATION. ¬
--EXISTING REMOTE CONTROL VALVE TO REMAIN IN SERVICE
--EXISTING GATE VALVE TO REMAIN IN SERVICE
1.47 40 16-18HUNTER POP-UP
SPRAY SPRINKLER
WITH MP ROTATOR
NOZZLE (TURF)
PROS-06-PRS40-CV/
MP2000-360
25
25
25
18
2.0
3.82 20-25HUNTER POP-UP GEAR
DRIVEN ROTOR (TURF)
HUNTER POP-UP GEAR
DRIVEN ROTOR (TURF)20-2545
45
1.0HUNTER POP-UP GEAR
DRIVEN ROTOR (TURF)
20-2545
I-20-06/MPR-25
I-20-06/MPR-25
I-20-06/MPR-25
0.75 40 12-14HUNTER POP-UP SPRAY
SPRINKLER WITH MP
ROTATOR NOZZLE
(SHRUB/GC)
PROS-12-PRS40-CV/
MP1000-360
0.37,0.19 40 12-14HUNTER POP-UP SPRAY
SPRINKLER WITH MP
ROTATOR NOZZLE
(SHRUB/GC)
PROS-12-PRS40-CV/
MP1000-90
0.78 40 8-10HUNTER POP-UP SPRAY
SPRINKLER WITH MP
ROTATOR NOZZLE
(SHRUB/GC)
PROS-12-PRS40-CV/
MP800SR-360
0.42,0.23 40 8-10HUNTER POP-UP SPRAY
SPRINKLER WITH MP
ROTATOR NOZZLE
(SHRUB/GC)
PROS-12-PRS40-CV/
MP800SR-90
0.32,0.16 30 10-12HUNTER POP-UP SPRAY
SPRINKLER WITH MP
ROTATOR NOZZLE
(SHRUB/GC)
PROS-12-PRS30-CV/
MP1000-90
APPROXIMATE CONNECTION POINT BETWEEN
DRIPLINE TUBING AND PVC SUPPLY WHEN DRIP
ZONE IS LESS THAN 3 GPM AND NO PVC
SUPPLY/EXHAUST HEADERS ARE NEEDED. REFER TO
DRIPLINE TUBING CONNECTION DETAIL FOR MORE
INFORMATION.
DRIPLINE REMOTE CONTROL VALVEPVC LATERAL
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LOBBY
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SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
PLANTING PLAN
L400
0204060
SYMBOL TYPE SCIENTIFIC NAME COMMON NAME SIZE SPACING
PLANT LIST - UNDERSTORY
LAWN
SHRUB
PLANTING
ORNAMENTAL
GRASSES
BUFFER
PLANTING
STORMWATER
TREATMENT
GRASSES
EXISTING TREES
TO REMAIN
DECIDUOUS
CANOPY TREES
36" BOX
EVERGREEN
CANOPY TREES
PALM TREE
EXISTING TREE
TO REMOVE
METAL HEADER
ARCTOSTAPHYLOS
DENSIFLORA
'HOWARD MCMINN'
FRANGULA CALIFORNICA
'MOUND SAN BRUNO'
LAVANDULA X HETEROPHYLLA
MUHLENBERGIA RIGENS
PRUNUS CAROLINIANA
JUNCUS PATENS
LEYMUS CONDENSATUS
80-10-10 (FESCUE-BLUE-RYE) MIX
HOWARD MCMINN MANZANITA
COFFEEBERRY
SWEET LAVENDER
DEERGRASS
CAROLINA CHERRY LAUREL
CALIFORNIA GRAY RUSH
CANYON PRINCE WILD RYE
SOD
5 GAL
5 GAL
5 GAL
5 GAL
1 GAL
15 GAL
1 GAL
1 GAL
NA
30" O.C. TRIANG. SPACING
30" O.C. TRIANG. SPACING
30" O.C. TRIANG. SPACING
30" O.C. TRIANG. SPACING
24" O.C. TRIANG. SPACING
36" O.C. TRIANG. SPACING
18" O.C. SQUARE SPACING
18" O.C. TRIANG. SPACING
SYMBOL TYPE SCIENTIFIC NAME COMMON NAME SIZE QUANTITY
PLANT LIST - TREE
LONDON PLANE TREE
COAST LIVE OAK
INTERIOR LIVE OAK
STONE PINE
CANARY ISLAND
DATE PALMS
PLATANUS X ACERIFOLIA
'COLUMBIA'
QUERCUS AGRIFOLIA
QUERCUS WISLIZENI
PINUS PINEA
PHEONIX CANARIENSIS
EXISTING TREE TO REMOVE
36" BOX
36" BOX
36" BOX
36" BOX
30' HEIGHT
(TRUNK)
6
7
11
6
2
22
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SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
PLANTING LIST
L401
ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' -- HOWARD MCMINN MANZANITA
EVERGREEN CANOPY TREES
LAWN SOD ORNAMENTAL GRASSES
LAVANDULA X HETEROPHYLLA -- SWEET LAVENDER PRUNUS CAROLINIANA -- CAROLINA CHERRY LAUREL
PLATANUS X ACERIFOLIA 'COLUMBIA' -- LONDON PLANE TREE PHOENIX CANARIENSIS -- CANARY ISLAND DATE
JUNCUS PATENS -- CALIFORNIA GRAY RUSH LEYMUS CONDENSATUS -- CANYON PRINCE WILD RYE
STORMWATER TREATMENT GRASSES
SHRUB PLANTING (3FT)BUFFER PLANTING (6FT)
MUHLENBERGIA RIGENS -- DEERGRASS
QUERCUS AGRIFOLIA -- COAST LIVE OAK
FRANGULA CALIFORNICA -- COFFEEBERRY
PINUS PINEA -- STONE PINE
DECIDUOUS CANOPY TREE ICONIC PALM TREE
80-10-10 (FESCUE-BLUE-RYE) MIX
QUERCUS WISLIZENI -- INTERIOR LIVE OAK
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
PLANTING
DETAILS
L402
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
NATATORIUM
OUTDOOR POOL DECK
POOL STORAGE
LOBBY
EVEV
EV
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
N
O
P
A
R
K
I
N
G
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
TREE SHADE
L403
LIMIT OF WORK AREA: 98,994 SQ FT
HARDSCAPE AREA: 22,578 SQ FT
TREE SHADED AREA ON HARDSCAPE: 8,932 SQ FT
TREE SHADED PERCENTAGE OF HARDCAPE: 40%
LANDSCAPE AREA: 33,671 SQ FT
TREE SHADED AREA ON LANDCAPE: 15,824 SQ FT
TREE SHADED PERCENTAGE OF LANDSCAPE: 47%
PARKING LOT AREA: 4,817 SQ FT
TREE SHADED AREA ON PARKING LOT: 2,663 SQ FT
TREE SHADED PERCENTAGE OF PARKING LOT: 55%
TREE SPECIES HEIGHT SPREAD SHADE OFFSET
(IN 15 YEARS) (IN 15 YEARS)
COAST LIVE OAK 35' TALL 35' WIDE 13.6' OFFSET
STONE PINE 40' TALL 40' WIDE 15' OFFSET
LONDON PLANE TREE 30' TALL 30' WIDE 11.6' OFFSET
INTERIOR LIVE OAK 30' TALL 30' WIDE 11.6' OFFSET
CANARY ISLAND DATE PALMS 30" TALL (TRUNK) 25' WIDE 9.6' OFFSET
EXISTING TREE 16'-30' TALL 16'-30' WIDE 6'-11.6' OFFSET
0204060
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
PAVING DETAILS
L500
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
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L
NO
T
F
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S
T
R
U
C
T
I
O
N
AA
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
FENCE, WALL, AND
SITE FURNISHING
DETAILS
L501
PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
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O
N
S
U
B
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T
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L
NO
T
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DEDICATED TO VETERANS BY THE CITY OF SOUTH SAN FRANCISCO
“A NATION REVEALS ITSELF NOT ONLY BY THE MEN IT PRODUCES
BUT ALSO BY THE MEN IT HONORS; THE MEN IT REMEMBERS”
JOHN F. KENNEDY OCTOBER 26, 1963
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
REVISION
NUMBER DATE DESCRIPTION
3 31 25
8 24 23
VETERANS
MEMORIAL
DETAIL
L502
PL
A
N
N
I
N
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PL
A
N
N
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
U
B
M
I
T
T
A
L
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
D
12
28' - 6"
3
'
-
6
"
CAST IN PLACE BOARD
FORMED CONCRETE W/
EASED EDGES, TYP.
SURFACE MOUNTED 1-1/2”
THICK PRECISION CUT
ALUMINUM LETTERING
(MUSEO SANS 500 FONT), W/
POWDER COAT FINISH
FREE STANDING 1-1/2” THICK
PRECISION CUT ALUMINUM
LETTERING (MUSEO SANS
500 FONT), W/ POWDER
COAT FINISH
1' - 6"
0'
-
1
0
"
0 '-1 0 "
BUILDING ADDRESS
SURFACE MOUNTED 1-1/2”
THICK PRECISION CUT
ALUMINUM LETTERING
(MUSEO SANS 500 FONT), W/
POWDER COAT FINISHEXTERIOR WALL, SEE FLOOR
PLANS AND SCHEDULE
7' - 0"
0
'
-
6
"
LEVEL 1
+0' -0"
1'
-
7
"
1'
-
4
"
1' - 6"
19' - 5"
23' - 10"
28' - 6"
7'
-
0
"
CAST IN PLACE BOARD
FORMED CONCRETE W/ EASED
& CHAMFERED EDGES, TYP.
SURFACE MOUNTED /
PINNED 1-1/2” THICK
PRECISION CUT ALUMINUM
LETTERING (MUSEO SANS
500 FONT), W/ POWDER
COAT FINISH, COLOR TO
MATCH P-3
FREE STANDING 1-1/2” THICK
PRECISION CUT ALUMINUM
LETTERING (MUSEO SANS
500 FONT), W/ POWDER
COAT FINISH, COLOR TO
MATCH EXTERIOR METAL
PANEL
6
A802
79
T.O.S
+12' -6"
8
1'
-
6
"
39' - 0"
0'
-
1
"
1-1/2” THICK PRECISION CUT
ALUMINUM LETTERING (MUSEO
SANS 500 FONT), W/ POWDER
COAT FINISH, COLOR TO MATCH
P-3
ALUMINUM SHELF, W/
POWDER COAT FINISH,
COLOR TO MATCH P-3
3'
-
2
"
A
7 98
39' - 0"
EQ.EQ.
0'
-
6
"
0'
-
2
"
FR
O
M
FA
C
E
O
F
FI
N
.
1-1/2” THICK PRECISION CUT
ALUMINUM LETTERING
(MUSEO SANS 500 FONT), W/
POWDER COAT FINISH
ALUMINUM EDGE SHELF, W/
POWDER COAT FINISH
ALIGN LETTERS W/
EDGE OF SHELF
AIR/WATER BARRIER
STEEL JOIST FRAMING
SOFFIT VENT
CEMENT PLASTER
GYPSUM SHEATHING
AIR/WATERBARRIER
8"
4"
PLASTER J EDGE TRIM
J PLASTER MOULD
SELF-ADHERED FLASHING
1 1/2" D X 1 5/8" WIDE FLANGE -
Z FURRING CHANNEL
2-PIECE PAINTED
GSM FLASHING
SEALANT
1'
-
4
"
POWDER COAT ALUM. PERFORATED PLATE
3/
4
"
1
/
4
"
1"
1 1/2"
6"
1-1/2” THICK PRECISION CUT
ALUMINUM LETTERING (MUSEO
SANS 500 FONT), W/ POWDER
COAT FINISH
POWDER COAT ALUM. EXTRUSION
S.S. BOLT W/ NEOPRENE
WASHER @ 16" O.C.
S.S. BOLT W/ NEOPRENE WASHER @ 16" O.C.
METAL PANEL
FLAT STRAP OR SOLID
BLOCKING, 54 MIL MIN.
ATTACHMENT PER
SIGNAGE FABRICATOR
CITY OF SAN FRANCISCO
ORANGE MEMORIAL PARK AQUATIC CENTER PROJECT
CITY COUNCIL
FLOR NICOLAS, MAYOR
MARK NAGALES, VICE MAYOR
MARK ADDIEGO
JAMES COLEMAN
EDDIE FLORES
PARKS AND RECREATION COMMISION
STEVE FIRPO, CHAIR
RUTH DENARDI, VICE CHAIR
BETTY BATTAGLIA
BRITTANY BURGO
KRISTY CAMACHO
WILLIAM LOCK
ROBERT UY
CITY MANAGER - SHARON RANALS
DIRECTOR OF CAPITAL PROJECTS - JACOB GILCHRIST
PARKS AND RECREATION DEPUTY DIRECTOR - ANGELA DULDULAO
ARCHITECT - ELS ARCHITECTURE AND URBAN DESIGN
PROJECT MANAGER - PHILIP VITALE
PARKS AND RECREATION DIRECTOR - GREG MEDIATI
PARKS DIVISION MANAGER - JOSHUA RICHARDSON
CONTRACTOR - TBD
DEDICATED SEPTEMBER __, 2023
1'
-
6
"
1' - 10"
NOTE: WORDING TO BE
REVIEWED AND
FINALIZED BY OWNER
NOTES:
S.S.D FOR
FOOTING
INFORMATION
SURFACE MOUNTED /
PINNED 1-1/2”THICK
PRECISION CUT ALUMINUM
LETTERING (MUSEO SANS
500 FONT), W/ POWDER
COAT FINISH
FREE STANDING 1-1/2”
THICK PRECISION CUT
ALUMINUM LETTERING
(MUSEO SANS 500 FONT),
W/ POWDER COAT FINISH
0' - 1"
0'
-
1
"
0' - 2 1/2"
3/
4
"
4
1
/
4
"
CAST IN PLACE BOARD
FORMED CONCRETE W/
EASED & CHAMFERED
EDGES, TYP.
0' - 10"
A811
5 sim
03/31/25
SHEET NUMBER:
DATE:
ISSUE:
SHEET TITLE:
PROJECT:
CLIENT:
ARCHITECT:
ELS ARCHITECTURE AND URBAN DESIGN
2040 Addison Street
Berkeley, CA 94704
P: 510.549.2929
CIVIL ENGINEER:
BKF ENGINEERS
4670 Willow Road, Suite 250
Pleasanton, CA 94588
P: (925) 396-7704
LANDSCAPE ARCHITECT:
SWA
2200 Bridgeway
Sausalito, CA 94965
P: 415.332.5100
STRUCTURAL ENGINEER:
FORELL/ELSESSER ENGINEERS, INC.
160 Pine Street, 6th Floor
San Francisco, CA 94111
P: 415.837.0700
MEP / FIRE PROTECTION:
GUTTMANN & BLAEVOET
1620 Montgomery Street, Suite 230
San Francisco, CA 94111
P: 415.655.4000
AQUATICS:
AQUATICS DESIGN GROUP
2226 Faraday Avenue
Carlsbad, CA 92008
P: 760.438.8400
SPECIFICATIONS
TOPFLIGHT SPECS
49 Geary Street, Suite 230
San Francisco, CA 94108-5748
P: 415.546.6033
PROJECT TEAM:
STAMP:
PERMIT SET
EXTERIOR
SIGNAGE DETAILS
A802
AUGUST 24, 2023
CITY OF SOUTH SAN
FRANCISCO
ORANGE MEMORIAL
PARK AQUATIC
CENTER
1 W ORANGE AVE
SOUTH SAN FRANCISCO, CA 94080
3/8" = 1'-0"1 BUILDING SIGNAGE PLAN
3/8" = 1'-0"2 BUILDING SIGNAGE ELEVATION
N.T.S.3 BUILDING SIGNAGE PERSPECTIVE
3/8" = 1'-0"8 BUILDING ENTRY SIGNAGE ELEVATION
3/8" = 1'-0"7 BUILDING ENTRY SIGNAGE PLAN
9 BUILDING ENTRY SIGNAGE PERSPECTIVE
3" = 1'-0"10 BUILDING ENTRY SIGNAGE SECTION DETAIL
3" = 1'-0"4 BRONZE DEDICATION PLAQUE
1 1/2" = 1'-0"6 WALL SECTION @ BOARD FORM CONCRETE
REVISION
NUMBER DATE DESCRIPTION
PL
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A402
PROJECT
RENDERINGS
LOBBY ENTRY VIEWORANGE AVENUE AND TENNIS DRIVE VIEW
NATATORIUM FROM POOL DECK VIEWORANGE AVENUE VIEW
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A400
SITE PHOTOS
PHOTO OF ORANGE AVENUEPHOTO OF EXISITNG ORANGE POOL BUILDING FROM TENNIS DRIVE
PHOTO OF PROJECT SITE FROM TENNIS DRIVE PHOTO OF THE JOSEPH A. FERNEKES RECREATION BUILDING AND
ORANGE MEMORIAL PARK FROM ORANGE AVENUE.
PHOTO OF THE JOSEPH A. FERNEKES RECREATION BUILDING FROM
THE PROJECT SITE
PHOTO OF THE PROJECT SITE FROM ORANGE AVENUE.
Z002
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