HomeMy WebLinkAbout03_Rooney Residence Coastal Development Permit_PA2017-029ct�
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
aOctober 12, 2017
Agenda Item No. 3
SUBJECT: Rooney Residence CDP (PA2017-029)
SITE LOCATION: 2451 and 2455 Marino Drive
• Coastal Development Permit No. CD2017-012
APPLICANT: Peter and Mary Rooney
OWNER: Peter and Mary Rooney
PLANNER: David S. Lee, Planning Technician
949-644-3225, dlee@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
• Coastal Land Use Category: Single -Unit Residential Detached — (6.0 - 9.9 DU/AC)
(RSD -B)
• Coastal Zoning District: Single -Unit Residential (R-1)
• General Plan Land Use Category: Single -Unit Residential Detached (RS -D)
• Zoning District: Single -Unit Residential (R-1)
PROJECT SUMMARY
A request for a Coastal Development Permit (CDP) to allow the demolition of two existing
single-family residences with attached garages and the construction of a new 7,764 -square -
foot single-family residence with an 838 -square -foot attached garage. The proposed
development also includes additional appurtenances such as walls, fences, patios,
hardscape, drainage devices, and landscaping.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant
to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the
environment; and
3) Adopt Draft Zoning Administrator Resolution No. ZA2017-_ approving Coastal
Development Permit No. CD2017-012 (Attachment No. ZA 1).
1
Rooney Residence CDP
Zoning Administrator, October 12, 2017
Page 2
Land Use and Development Standards
The property is located in the R-1 Coastal Zoning District, which provides for single -unit
residential development and is consistent with the City's Coastal Land Use Plan, General
Plan Land Use Category and Zoning Code. These designations provide for single-family
residential development. The property is located within the appeal area providing the
possibility for a final action to be appealed to the California Coastal Commission.
Additionally, a waiver for de minimis development cannot be issued because the site is
within the appeal area.
The property currently consists of two separate legal lots, each developed with a single-
family residence. The applicant proposes the demolition of two existing single-family
residences with attached garages and the construction of a new 7,764 -square -foot
single-family residence with an 838 -square -foot attached garage. The proposed
development also includes additional appurtenances such as walls, fences, patios,
hardscape, drainage devices, and landscaping. The two lots were approved to be
merged by the Zoning Administrator on July 28, 2016, under Lot Merger No. LM2016-
006. Upon the demolition of one existing single-family residence on either lot, recordation
of the lot merger documents will be completed.
• The proposed single-family residence and accessory structures conform to all applicable
development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88)
minimum finished floor elevation, and off-street parking as illustrated in Table 1 below:
Table 1: Development Standards
Development Feature
Required
Proposed
Setbacks (Min.)
Front
10'-0"
10'-0"
Rear
10'-0"
10'-0"
Sides
4'-0"
4'-0"
Height (Max.)
Flat
24'
23'
Sloped
29'
28'-11"
Floor Area Limit Max.
14,900 sq. ft.
8,602 sq. ft.
Parkin Min.
3 -car garage
3 -car garage
Hazards
• The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance
Tmpl[: 01/17217
2
Rooney Residence CDP
Zoning Administrator, October 12, 2017
Page 3
of building permit. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
• The development is set back approximately 260 feet from coastal waters. Due to the
large distance from coastal waters, a Construction Pollution Prevention Plan (CPPP)
is not required. However, due to the project being a new development that creates
more than 10,000 square feet of impervious surface, a Water Quality Management
Plan (WQMP) is required. A WQMP prepared by Toal Engineering, Inc., dated August
22, 2017 has been reviewed and approved by the City's Engineer Geologist. A post -
construction drainage system will be installed that includes drainage and percolation
features designed to retain dry weather and minor rain run-off on-site to ensure the
project does not impact water quality. Any water not retained on-site is directed to the
City's storm drain system.
Public Access
• The project site is not located between the nearest public road and the sea or shoreline
and the proposed project will not affect public recreation, access or views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no
potential to have a significant effect on the environment.
The Class 3 exemption includes the construction of limited numbers of new, small
structures, including one single-family residence. The proposed project is a new single-
family residence located in the R-1 Coastal Zoning District.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners of
property and residential occupants within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting that was posted at City Hall and on the City website.
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Rooney Residence CDP
Zoning Administrator, October 12, 2017
Page 4
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
David S. Lee, fanning Technician
JM/dl
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
Tmpl[: 01/17/17
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-012 FOR A NEW SINGLE
UNIT RESIDENCE LOCATED AT 2451 AND 2455 MARINO DRIVE
(PA2017-029)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
An application was filed by Peter and Mary Rooney, with respect to property located at
2451 and 2455 Marino Drive, requesting approval of a Coastal Development Permit.
2. The lot at 2451 Marino Drive is legally described as Lot 73 of Tract 1140. The lot at 2455
is legally described as Lot 74 of Tract 1140. The two lots were approved to be merged by
the Zoning Administrator on July 28, 2016, under Lot Merger No. LM2016-006.
3. The applicant proposes the demolition of two existing single-family residences with
attached garages and the construction of a new 7,764 -square -foot single-family residence
with an 838 -square -foot attached garage. The proposed development also includes
additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and
landscaping.
4. The subject property is located within the Single -Unit Residential (R-1) Zoning District and
the General Plan Land Use Element category is Single -Unit Residential Detached (RS-
D).
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single -Unit Residential Detached — (6.0 - 9.9 DU/AC) (RSD -B) and the Coastal
Zoning District is Single -Unit Residential (R-1).
6. A public hearing was held on October 12, 2017, in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
M,
Zoning Administrator Resolution No. ZA2017-###
Paqe 2 of 6
2. Class 3 exempts the construction of limited numbers of new, small structures, including
one single-family residence. The proposed project is a new single-family residence
located in the R-1 Coastal Zoning District.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal
Code, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 14,900 square feet and the proposed floor
area is 8,602 square feet.
b. The proposed development complies with the required setbacks, which are 10
feet along the property line abutting Marino Drive and Crestview Drive, 4 feet
along the side property line abutting 2461 Marino Drive, and 10 feet along the
rear property line abutting the alley.
c. The highest guardrail/parapet is less than 24 feet from established grade and the
highest ridge is less than 29 feet from established grade. The proposed
development complies with all height requirements.
d. The proposed development provides a three -car garage, meeting the three -car
minimum garage requirement for residences that exceed 4,000 square feet of
livable floor area.
e. The proposed development exceeds the minimum 9.0 (NAVD88) top of slab
elevation requirement for interior living areas of new structures.
2. The neighborhood is predominantly developed with two and three-story single-family
residences. The proposed design, bulk, and scale of the development is consistent with
the existing neighborhood pattern of development and expected future development.
3. The development is set back approximately 260
large distance from coastal waters, a Construction
not required. However, due to the project being a
than 10,000 square feet of impervious surface,
(WQMP) is required. A WQMP prepared by Toal
2017 has been reviewed and approved by the
01-03-17
feet from coastal waters. Due to the
Pollution Prevention Plan (CPPP) is
new development that creates more
a Water Quality Management Plan
Engineering, Inc., dated August 22,
City's Engineer Geologist. A post -
construction drainage system will be installed that includes drainage and percolation
7
Zoning Administrator Resolution No. ZA2017-###
Paqe 3 of 6
features designed to retain dry weather and minor rain run-off on-site to ensure the project
does not impact water quality. Any water not retained on-site is directed to the City's storm
drain system.
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
5. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition
of approval is included that requires drought tolerant and prohibits invasive species. Prior
to issuance of building permits, the final landscape plans will be reviewed to verify invasive
species are not proposed.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Fact in Support of Finding:
The project site is not located between the nearest public road and the sea or shoreline
and the proposed project will not affect public recreation, access or views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-012, subject to the conditions set forth in Exhibit "A,"
which is attached hereto and incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 of the City's certified LCP and Title 14 California Code of Regulations,
Sections 13111 through 13120, and Section 30603 of the Coastal Act.
01-03-17
8
Zoning Administrator Resolution No. ZA2017-###
Paqe 4 of 6
PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF OCTOBER, 2017.
Patrick J. Alford, Zoning Administrator
01-03-17
Zoning Administrator Resolution No. ZA2017-###
Paqe 5 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to the issuance of building permits, recordation of the Lot Merger No. LM2016-006
documents with the County Recorder shall be required.
3. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
4. Coastal Development Permit No. CD2017-012 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
5. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
6. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
7. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
8. Prior to issuance of the building permits, a copy of the Resolution, including conditions
of approval Exhibit "A" shall be incorporated into the Building Division and field sets of
plans.
9. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Coastal
Development file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Coastal Development Permit.
10. Prior to the issuance of building permits, the approved WQMP shall be submitted with
the Building Permit plans. Implementation shall be in compliance with the approved
WQMP and any changes could require separate review and approval by the Building
Division.
01-03-17
2�
Zoning Administrator Resolution No. ZA2017-###
Paqe 6 of 6
11. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
12. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
13. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
14. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
15. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner, or the leasing agent.
16. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach
Municipal Code.
17. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of Rooney Residence Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2017-012 (PA2017-029). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action, causes
of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating
or bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attomeys' fees, and damages which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
01-03-17
11
Attachment No. ZA 2
Vicinity Map
12
Rooney Residence CDP
Zoning Administrator, October 12, 2017
Page 7
VICINITY MAP
Coastal Development No. CD2017-012
PA2017-029
2451 and 2455 Marino Drive
TmpIC 01/12217
i3
Attachment No. ZA 3
Project Plans
14
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LEGAL. DESCRIPTION
LEGAL DESCRIPTION: LOTS 73 AND 74, OF TRACT 1140 BAYSHORES, CALIFORNIA
PROJECT ADDRESS: 2451 MARINO DRIVE, BAYSHORES, CALIFORNIA 92663
GOVERNING CODE: 2013 CALIFORNIA BUILDING CODE
OCCUPANCY TYPE:
HOUSE R-3
GARAGE U-1
ZONING: RESIDENCE
CONSTRUCTION TYPE: TYPE V NON RATED CONSTRUCTION
FULLY SPRINKLERED - NFPA 13D
LOT MERGER APPROVAL No. LM2016-006 (PA2016-087)
FIRE DEPT. APPROVAL # SR# ######
BUILDING AREA TABULATIONS:
COVERER LOGIA AND PORCHES 345.00 SQ. FT. 457.00 SQ. FT
SECOND FLOOR`QALCONIES: 1,132.00 SQ. FT. 1,244.00 SQ. FT
TOTAL COVERED 0 TDOOR AND BALCONY SQ.
PREVIOUS CURRENT
RST FLOOR LIVABLE AREA:
4,042.00 SQ.
FT.
S_ OND FLOOR LIVABLE AREA:
3,722.00 SQ.
FT.
TOT LIVABLE AREA:
7,764.00 SQ.
FT.
GARAG FLOOR AREA:
838.00 SQ.
FT.
TOTAL U BLE + GARAGE:
8,602.00 SQ.
FT.
COVERER LOGIA AND PORCHES 345.00 SQ. FT. 457.00 SQ. FT
SECOND FLOOR`QALCONIES: 1,132.00 SQ. FT. 1,244.00 SQ. FT
TOTAL COVERED 0 TDOOR AND BALCONY SQ.
FT.: 1,477.00 SQ. FT.
1,701.00 SQ.
FT.
SITE AR
CALCULATIONS
-, R INJIT� �T >
ESTABLISHED GRADE PLAN = 12.22'
IN ASSOCIATION
SITE AREA:
10,711 SQ.
FT.
BUILDABLE AREA:
TI�B~ RST
7,450 SQ.
FT.
FLOOR AREA LIMITATION:
14,900 SQ.
FT,
PROPOSED FLOOR AREA:
a`
8,602 SQ.
FT.
BUILDING FOOTPRINT:5,280.00
SQ. FT,
5,392.00 SQ.
FT,
OPEN VOLUME REQUIREMLDESCRI
1,117.50 SQ.
FT.
EN VOLUME PROVIDED1,610.00
SQ. FT,
1,498.00 SQ.
FT,
P OJECTTION
60%
PROPSED: LOT MERGER BETWEEN LOTS 73 AN 74 OF TRACT 1140 (APPROVED JULY 28 2016)
EXISTING T 0 RESIDENTIAL STRUCTURES TO BE ZED AND A NEW SINGLE FAMILY HOME WILL
BE CON
TED NEW ON THE NEW SINGLE LOT. HE RESIDENCE SHALL HAVE 4 BEDROOMS
WITH 4 BATHS ND 2 HALF BATHS ALONG WTi A L BABY AND AN ELEVATOR.
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COPYRIGHT
DAVID MARTIN AND MAISONS HEREBY
EXPRESSLY RESERVES THE COMMON LAW
COPYRIGHT AND OTHER PROPERTY RIGHTS
IN THESE PLANS AND DRAWINGS ARE NOT
TO BE REPRODUCED, CHANGED, COPIED IN
ANY FORM OR MANNER WHATSOEVER W/O
FIRST OBTAINING THE EXPRESS WRITTEN
PERMISSION AND CONSENT: NOR ARE THEY
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IN THESE PLANS AND DRAWINGS ARE NOT
TO BE REPRODUCED, CHANGED, COPIED IN
ANY FORM OR MANNER WHATSOEVER W/O
FIRST OBTAINING THE EXPRESS WRITTEN
PERMISSION AND CONSENT: NOR ARE THEY
TO BE ASSIGNED TO ANY THIRD PARTY
WITHOUT SAID WRITTEN CONSENT
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GRADING N0.. QO........................
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IN THESE PLANS AND DRAWINGS ARE NOT
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RESOLUTION NO. ZA2016-042
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING LOT MERGER NO.
LM2016-006 AND A WAIVER OF THE PARCEL MAP
REQUIREMENT FOR A LOT MERGER LOCATED AT 2451 AND
2455 MARINO DRiVE (PA2016-087)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Peter and Mary Rooney, with respect to property located at
2451 and 2455 Marino Drive. The lot at 2451 Marino Drive is legally described as Lot 73
of Tract 1140. The lot at 2455 Marino Drive is legally described as Lot 74 of Tract 1140.
2. The applicant proposes a lot merger and requests to waive the parcel map requirement
for two properties under common ownership.
3. The subject properties are located within the Single -Unit Residential (R-1) Zoning District
and the General Plan Land Use Element category is Single -Unit Residential Detached
(RS -D).
4. The subject properties are located within the coastal zone. The Coastal Land Use Plan
category is Single -Unit Residential Detached (RSD -B)-
5. A public hearing was held on July 28, 2016, in the Corona dei Mar Conference Room
(Bay E-1 st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. The project is categorically exempt under Section 15315, of the State CEQA
(California Environmental Quality Act) Guidelines - Class 15 (Minor Land Divisions).
Class 15 exemption includes the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four (4) or fewer parcels when the
division is in conformance with the General Plan and zoning, no variances or
exceptions are required, all services and access to the proposed parcel to local
standards are available; the parcel was not involved in a division of a larger parcel
within the previous two (2) years, and the parcel does not have an average slope
greater than 20 percent. This exemption includes a minor lot merger not resulting in
the creation of any new parcel that complies with the conditions specified above.
Zoning Administrator Resolution No. ZA2016-042
Page 5 of 6
PASSED, APPROVED, AND ADOPTED THIS 28"' DAY OF JULY, 2016,
Patrick J. Alford, Zoning Administrator
03-03-2015
Zoning Administrator Resolution No. ZA2016-042
Page 2 of 6
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 19.68.030 and 19.08.030 of the Newport Beach Municipal Code,
the following findings and facts in support of such findings are set forth:
Finding:
A. Approval of the merger will not, under the circumstances of this particular case, be
detrimental to the health, safety, ,peace, comfort and general welfare of persons
residing or working in the neighborhood of such proposed use or be detrimental or
injurious to property and improvements in the neighborhood or the general welfare of
the City, and further that the proposed lot merger is consistent with the legislative
intent of this title.
Facts in Support of Finding:
1. The lot merger to combine two existing legal lots by removing the interior lot line
between the lots %drill not result in the creation of additional parcels.
2. The project is in an area with an average slope of less than 20 percent.
3. The lot merger is consistent with the purpose and intent of Title 19 (Subdivisions) -
4. The future development on the proposed parcel will be subject to the Zoning Code
development standards, which are intended to promote orderly development,
protect neighborhood character, and preserve public health, safety, and general
welfare of the City.
Finding:
B. The lots to be merged are under common fee ownership at the time of the merger.
Facts in Support of Finding:
1. The two lots to be merged are under common fee ownership.
Finding
C. The lots as merged will be consistent or will be more closely compatible with the
applicable Zoning regulations and will be consistent with other regulations relating to
the subject property including, but not limited to, the General Plan and any applicable
Coastal Plan or Specific Plan.
Facts in Support of Finding:
1. The merged lots will retain the Single -Unit Residential (R-1) zoning designation,
consistent with the surrounding area. The R-1 Zoning District is intended to provide
03-03-2015
L
E
3
n
5
Zoning Administrator Resolution No. ZA2016-042
Paae 6 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
The map shall be submitted to the Public Works Department for Final Map Review and
Approval. All applicable fees shall be paid.
The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
Prior to the issuance of building permits for construction to cross the existing interior
lot line between the two (2) parcels proposed to be merged, recordation of the lot
merger documents with the County Recorder shall be required.
Prior to the recordation of the lot merger, a minimum of one existing dwelling unit shall
be demolished or modified so that the merged lot will not contain more than one
dwelling unit.
Lot Merger No. LM2016-006 shall expire unless exercised within twenty-four (24) months
from the date of approval as specified in Section 20.54.060 of the Newport Beach
Municipal Code, unless an extension is othervvise granted.
To the fullest extent permitted by lawn, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions; officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Rooney Lot Merger including, but not limited to, Lot
Merger No. LM2016-006 (PA2016-087). This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and
other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition
03 03 2015
Zoning Administrator Resolution No. ZA2016-042
Page 3 of 6
for areas appropriate for a detached single-family residential dwelling unit located on
a single lot.
2. The Land Use Element of the General Plan designates the subject site as Single -Unit
Residential Detached (RS -D), which applies to a range of single-family residential
dwelling units. The Coastal Land Use Plan designates this site as Single -Unit
Residential Detached (RSD -B), which provides for density ranges from 6.0-9.9
dwelling units per acre. The land use will remain the same and the merger is
consistent with the land use designations of the General Plan and Coastal Land Use
Plan.
3. The subject property is not located within a Specific Plan area
4. Section 20.18.030 of the Zoning Code establishes minimum lot area and width
requirements. The proposed merger of the lots would create one 10,711 square -foot
parcel that will exceed the minimum 6,000 -square foot corner lot area standard of the
Zoning Code. Also, the proposed merger of the lots would create one approximately
104 -foot -wide parcel that will exceed the minimum 60 -foot corner lot width standard of
the Zoning Code.
Finding:
D. Aleither the lots as merged nor adjoining parcels will be deprived of legal access as a
result of the merger.
Facts in Support of Finding:
1. No adjoining parcels will be deprived of legal access as a result of the merger. Legal
access is provided from Marino Drive, Crestview Drive, and from an ingress and
egress easement at the rear of the parcel, and will rernain unchanged.
Finding:
E. The lots as merged will be consistent with the surrounding pattern of development and
will not create an excessively large lot that is not compatible with the surrounding
development.
Facts in Support of Finding:
1. Properties in the Bay Shores neighborhood consist of lots of varying shapes and
sizes. Although the proposed lot merger will create a larger lot, it will not create an
excessively large lot in comparison to many of the existing lots in the area. There
are many existing lots in the surrounding development that exceed the proposed lot
area, including 2686 Bay Shore Drive (36,065 square feet), 2692 Bay Shore Drive
(23,751 square feet), 2801 Circle Drive (13,522 square feet); and 2508 Marino
Drive (10,988 square feet).
03-03-2015
Zoning Administrator Resolution No. ZA2016-042
Pace 4 of 6
2. The proposed lot width is approximately 104 feet, which will not create an
excessively wide lot in comparison to other existing lots in the area. There are
existing lots in the Surrounding developmentelopma
nt that exceed the proposed lot width,
including 2692 Bay Shore Drive (approximately 111 feet), 2686 Bay Shore Drive
(approximately 120 feet), and 2676 Bay Shore Drive (approximately 108 feet).
3. The resulting lot configuration will not change the existing pattern of development
since the orientation and access to the parcel would remain from the alley in the
rear of the lot.
Finding:
F. The proposed division of land complies with requirements as to area; improvement
and design, flood water drainage control, appropriate improved public roads and
property access, sanitary disposal facilities, water supply availability; environmental
protection, and other applicable requirements of this title, the Zoning Code, the
General Plan, and any applicable Coastal Plan or Specific Plan.
Facts in Support of Finding:
1. Approval of the proposed lot merger would remove the existing interior lot line, and
allow the property to be used as a single site. The proposed lot would comply with all
design standards and improvements required for new subdivisions by Title 19,
General Plan, and Coastal Land Use Plan.
2. The subject property is not subject to a Specific Plan.
3. Easements at the rear of parcel would remain in place for ingress, egress, public
utilities, and garbage collection.
NOW, THEREFORE, BE IT RESOLVED
1. The Zoning Administrator of the City of Newport Beach hereby approves Lot (Merger No.
LM2016-006, subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated by reference.
2. This action shall become final and effective 10 days after the adoption of this
Resolution unless within such time an appeal is filed with the Director of Community
Development in accordance with the provisions of Title 19 (Subdivisions) of the
Newport Beach Municipal Code.
03-03-2015
AIC APPROVED
JAN 2 3 2O17
v DECLARATION OF V
COPYRIGHT
DAVID MARTIN AND MAISONS HEREBY
EXPRESSLY RESERVES THE COMMON LAW
COPYRIGHT AND OTHER PROPERTY RIGHTS
IN THESE PLANS AND DRAWNGS ARE NOT
TO BE REPRODUCED, CHANGED, COPIED IN
ANY FORM OR MANNER 4ilATSOEVER W/O
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TO BE REPRODUCED, CHANGED, COPIED IN
ANY FORM OR MANNER 4ilATSOEVER W/O
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O9 10' EASEMENT FOR THE PURPOSE FOR PUBLIC UTILITIES AS
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NEWPORT BEACH, CA
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NDEX OF LANDSCAPE SHEETS
SHEET 1-1.1 CONSTRUCTION PLAN
SHEET 1-1.2 PLANTING PLAN
SHEET 1-1.3 LIGHTING PLAN (NOT INCLUDED)
SHEET L1.4 ROOF TERRACE PLAN POTS AND PLANTS
SHEET 1-1.5 LANDSCAPE IRRIGATION PLAN
SHEET 11.6 IRRIGATION TREE PLAN
SHI
SHI
SHI
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N
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2 4 SJ' 1 M A R I N O ED R I V E
A R C H
I T E C T U R A L
SIT E
3EHIND
July 25, 2017 Rev Site Plan
THESE DOCUMENTS ARE THE PROPERTY OF KATZMAIER NEWELL KEHR AND MAY NOT BE REPRODUCED
CHANGED OR COPIED IN ANY MANNER MATSOEUFR, NOR ARE TNEY TO BE ASSIGNED TO A THIRD
PARTY MOLT THE WRITTEN PERMISSION OF KATZMAIEP NEWELL KEHR. IN THE EVENT OF THE
UNATHORIZED USE OF THE DOCUMENTS BY A THIRD PARTY, THE THIRD PARTY SHALL INDEMNIFY,
HOLD HARMLESS AND DEFEND KATZMAIER NEWELL KEHR AGAINST ALL CLAIMS THAT MIGHT ARISE
OUT OF SUCH UNAUTHORIZED REUSE OF THESE DOCUMENTS.
Katzmaier Newell Kehr
Architecture
Landscape Architecture
Planning
5151 California Avenue
Suite 100
Irvine, CA 92617
949-825-7018
ROONEY HOUSE
2451 MARINO
BAYSHORES
NEWPORT BEACH, CA
LANDSCAPE
CONSTRUCTION PLAN
Scale: 1/8'.=1'-O..
Date: NOV. 5, 2016 L1* 1
1 of 10
Job No: 1318
215
KEYNOTES
LIMESTONE OR TRAVERTINE
ASHLER PATTERN - IMPERVIOUS SURFACE
CONCRETE PAVING IN SIDE YARD
IMPERVIOUS SURFACE
GR
PERVIOUS GRAVEL WALKWAY, COLOR: TAN
SEE CIVIL FOR DRAINAGE
HDR
HEADER, LIMESTONE OR TRAVERTINE CUT STONE
SEE DETAIL
MTL
HDR
METAL HEADER BETWEEN LAWN AND PLANTING AREAS
FTN
FOUNTAIN TO BE RAISED 12" OUT OF GRADE
32 S.F. OF WATER SURFACE - RECIRCULATING SYSTEM
SS
STEPPING STONE - TRAVERTINE OR LIMESTONE
TRE
VERICAL TRELLIS ON WALL - SEE DETAIL
ARB
ARBOR - REFER TO ARCHITECT'S DRAWINGS
MTL
FNC
5' STRAIGHT PICKET METAL FENCE SEE DETAIL
GT
5' METAL GATE, SELF CLOSING AND LATCHING
July 25, 2017 Rev Site Plan
THESE DOCUMENTS ARE THE PROPERTY OF KATZMAIER NEWELL KEHR AND MAY NOT BE REPRODUCED
CHANGED OR COPIED IN ANY MANNER MATSOEUFR, NOR ARE TNEY TO BE ASSIGNED TO A THIRD
PARTY MOLT THE WRITTEN PERMISSION OF KATZMAIEP NEWELL KEHR. IN THE EVENT OF THE
UNATHORIZED USE OF THE DOCUMENTS BY A THIRD PARTY, THE THIRD PARTY SHALL INDEMNIFY,
HOLD HARMLESS AND DEFEND KATZMAIER NEWELL KEHR AGAINST ALL CLAIMS THAT MIGHT ARISE
OUT OF SUCH UNAUTHORIZED REUSE OF THESE DOCUMENTS.
Katzmaier Newell Kehr
Architecture
Landscape Architecture
Planning
5151 California Avenue
Suite 100
Irvine, CA 92617
949-825-7018
ROONEY HOUSE
2451 MARINO
BAYSHORES
NEWPORT BEACH, CA
LANDSCAPE
CONSTRUCTION PLAN
Scale: 1/8'.=1'-O..
Date: NOV. 5, 2016 L1* 1
1 of 10
Job No: 1318
215
1d
SYM.
SIZE
PLANT LIST
BOTANICAL NAME
THESE DOCUMENTS ARE FTE PROPERTY OF KATZMAIER NEWELL KEHR AND MAY NOT BE REPRODUCED,
CHANGED OR COPIED IN ANY MANNER WAA30EVER. NOR ARE THEY TO BE ASSIGNED TO A TURD
PARTY WITHOUT THE WRITTEN PERMISSION OF KATZMAIER NEWELL KENT. IN THE EVENT OF THE
TOTAL LOT SQ FOOTAGE
TREES
PR
—
PLATANUS RACEMOSA — EXISTING ON—SITE SPECIMEN WILL
—
BE MOVED TO THIS NEW LOCATION
PR—R
—
PLATANUS RACEMOSA — EXISTING SPECIMEN TO REMAIN
EX T
—
NEW SPECIMEN TREES — VARIETIES TO BE SELECTED
PC
36" BOX
PROSOPIS CHILENSIS — CHILEAN MESQUITE
LI
24" BOX
LAGERSTROEMIA INDICA 'NATCHEZ' CRAPE MYRTLE
PK
36" BOX
PYRUS KAWAKAMII — FLOWERING PEAR
PL
36" BOX
PSIDIUM CATTLEIANUM — STRAWBERRY QUAVA
C
36" BOX
CITRUS — VARIETIES TO BE SELECTED
PKK
5 GAL
PITTOSPORUM KOHOHO GOLF BALL
EJM
5 GAL
EUONYMUS J. 'MICROPHYLLUS'
HYD
5 GAL
HYDRANGA MACROPHYLLA 'WHITE'
BM
5 GAL
BUXUS 'WINTER GEM'
OLD
5 GAL
OLEA 'LITTLE OLLIE
PCC
5 GAL
PITTOSPORUM CRASSIFOLIA 'COMPACTA'
PYW
5 GAL
PHORMIUM 'YELLOW WAVE'
EDF
1 GAL
EUPHORBIA 'DIAMOND FROST'
BI
1 GAL
BEARDED IRIS — BLUE AND WHITE
TOTAL PERVIOUS PAVING
TOTAL PERVIOUS PAVING
TOTAL PERVIOUS PAVING
1081 s.f.
25 s.f.
1106 s.f.
FOUNTAIN SQ. FOOTAGE
FOUNTAIN SQ. FOOTAGE
39 s.f.
39 s.f.
2 4 5 I M A R I" O E) R I i! E
SYM.
SIZE
BOTANICAL NAME
THESE DOCUMENTS ARE FTE PROPERTY OF KATZMAIER NEWELL KEHR AND MAY NOT BE REPRODUCED,
CHANGED OR COPIED IN ANY MANNER WAA30EVER. NOR ARE THEY TO BE ASSIGNED TO A TURD
PARTY WITHOUT THE WRITTEN PERMISSION OF KATZMAIER NEWELL KENT. IN THE EVENT OF THE
TOTAL LOT SQ FOOTAGE
SHURBS
HG1
PLUGS
6' HIGH HEDGE, WITH 5' HIGH WROUGHT
H3 YES
IRON FENCE SET BEHIND HEDGE WITHIN
TOTAL HOUSE FOOTPRINT SQ. FOOTAGE
PROPERTY
HG2
SOD
5' HIGH HEDGE
HG3
24" TO 30" HIGH BOXWOOD HEDGE
R.
5 GAL.
ROSES'ICEBURG'
LT — 6'
15 GAL
LIGUSTRUM TEXANUM — PRIVIT COLUMNS
CH
5 GAL
CUPHEA HYSSOPIFOLIA
EMV
5 GAL
EUONYMUS J 'MICROPHYLLUS VARIEGATA'
PKK
5 GAL
PITTOSPORUM KOHOHO GOLF BALL
EJM
5 GAL
EUONYMUS J. 'MICROPHYLLUS'
HYD
5 GAL
HYDRANGA MACROPHYLLA 'WHITE'
BM
5 GAL
BUXUS 'WINTER GEM'
OLD
5 GAL
OLEA 'LITTLE OLLIE
PCC
5 GAL
PITTOSPORUM CRASSIFOLIA 'COMPACTA'
PYW
5 GAL
PHORMIUM 'YELLOW WAVE'
EDF
1 GAL
EUPHORBIA 'DIAMOND FROST'
BI
1 GAL
BEARDED IRIS — BLUE AND WHITE
TOTAL PERVIOUS PAVING
TOTAL PERVIOUS PAVING
TOTAL PERVIOUS PAVING
1081 s.f.
25 s.f.
1106 s.f.
FOUNTAIN SQ. FOOTAGE
FOUNTAIN SQ. FOOTAGE
39 s.f.
39 s.f.
SYM.
SIZE
BOTANICAL NAME
THESE DOCUMENTS ARE FTE PROPERTY OF KATZMAIER NEWELL KEHR AND MAY NOT BE REPRODUCED,
CHANGED OR COPIED IN ANY MANNER WAA30EVER. NOR ARE THEY TO BE ASSIGNED TO A TURD
PARTY WITHOUT THE WRITTEN PERMISSION OF KATZMAIER NEWELL KENT. IN THE EVENT OF THE
TOTAL LOT SQ FOOTAGE
GROUND COVER &VINES
T1
PLUGS
UC VERDE
H3 YES
REMOVE LAWN IN FRONT AND REPLACE
TOTAL HOUSE FOOTPRINT SQ. FOOTAGE
WITH THE ABOVE. AREA IN COURT PLANT
T2
SOD
MARAHON SOD
TOTAL LANDSCAPE & PAVING
LIMESTONE OR TRAVERTINE
WITHIN THE PROPERTY LINE &
TOTAL LANDSCAPE & PAVING WITHIN THE PROPERTY LINE
ASHLER PATTERN — ALTERNATIVE: BELGARD
OUTSIDE THE PROPERTY LINE
5431 s.f.
POROUS PAVING PATTERN TO BE
7383 s.f.
SELECTED
CONCRETE PAVING IN SIDE YARD
TOTAL LAWN AND GROUND COVER SQ. FOOTAGE
TOTAL GROUND COVERS . FOOTAGE
WS
5 GAL
WISTERIA SINENSIS 'BLUE'
CR
5 GAL
CLIMBING ROSE — DAVID AUSTIN
RDA
5 GAL
ROSE 'DAVID AUSTIN'
PER
TOTAL SHRUB SQ. FOOTAGE
SEASONAL DROUGHT TOLERANT
TOTAL SHRUB SQ. FOOTAGE
2239 s.f.
PERENNIALS TO BE SELECTED PER
2801 s.f.
TOTAL IMPERVIOUS PAVING
THE SEASONS
HERBS
411 POTS
HERBS TO BE SELECTED
BI
1 GAL
BEARDED IRIS — BLUE AND WHITE
TOTAL PERVIOUS PAVING
TOTAL PERVIOUS PAVING
TOTAL PERVIOUS PAVING
1081 s.f.
25 s.f.
1106 s.f.
FOUNTAIN SQ. FOOTAGE
FOUNTAIN SQ. FOOTAGE
39 s.f.
39 s.f.
SQUARE FOOTAGES
THESE DOCUMENTS ARE FTE PROPERTY OF KATZMAIER NEWELL KEHR AND MAY NOT BE REPRODUCED,
CHANGED OR COPIED IN ANY MANNER WAA30EVER. NOR ARE THEY TO BE ASSIGNED TO A TURD
PARTY WITHOUT THE WRITTEN PERMISSION OF KATZMAIER NEWELL KENT. IN THE EVENT OF THE
TOTAL LOT SQ FOOTAGE
H2 YES
10,687 s.f
UNATHORIZEO USE OF THE DOCUMENTS BY A THIRD PARTY. THE THIRD PARTY SHALL INDEMNIFY,
HOLD HARMLESS AND DEFEND KATZMAIER NEWELL NEHR AGAINST ALL CLAIMS THAT MIGHT ARISE
H3 YES
TOTAL HOUSE FOOTPRINT SQ. FOOTAGE
5252 s.f.
TOTAL LANDSCAPE & PAVING
WITHIN THE PROPERTY LINE &
TOTAL LANDSCAPE & PAVING WITHIN THE PROPERTY LINE
TOTAL LANDSCAPE & PAVING OUTSIDE THE PROPERTY LINE
OUTSIDE THE PROPERTY LINE
5431 s.f.
1952 s.f.
7383 s.f.
TOTAL LAWN AND GROUND COVER SQ. FOOTAGE
TOTAL GROUND COVERS . FOOTAGE
TOTAL LAWN SQ. FOOTAGE
AND GROUND COVER
939 s.f.
1306 s.f.
419 S.F. MARATHON LAWN
1826 S.F UC VERDE GROUNDCOVER
TOTAL SHRUB SQ. FOOTAGE
TOTAL SHRUB SQ. FOOTAGE
TOTAL SHRUB SQ. FOOTAGE
2239 s.f.
562 s.f.
2801 s.f.
TOTAL IMPERVIOUS PAVING
TOTAL IMPERVIOUS PAVING
TOTAL IMPERVIOUS PAVING
319 s.f.
59 s.f.
1192 s.f.
814 s.f. alley
TOTAL PERVIOUS PAVING
TOTAL PERVIOUS PAVING
TOTAL PERVIOUS PAVING
1081 s.f.
25 s.f.
1106 s.f.
FOUNTAIN SQ. FOOTAGE
FOUNTAIN SQ. FOOTAGE
39 s.f.
39 s.f.
i
SOIL ANALYSIS
WALLACE LABORATORIES, LLC
DECEMBER 1, 2016
THE SOIL HAS MODEST ALKALINITY A PH OF 7.29. SALINITY IS MODEST AT 0.71 MILLIMHO/CM.
NITOGENIS LOW. BORON AND SULFUR ARE MODERATE. OTHER NUTRIENTS ARE HIGH, GREATER DETAIL CAN BE FOUND IN THE REPORT
ZINC IS HIGHER THAN DESIRED AT 39 PARTS PER MILLION, AGAIN REFER TO REPORT FOR GREATER DETAIL.
RECOMMENDATIONS:
USE A MORE SUITABLE SOIL FOR ZINC—SENSITIVE PLANTS OR ELSE USE ZINC—TOLERANT PLANTS
DEEPER SOIL MAY BE MORE SUITABLE.
APPLY GYPSUM 10 POUNDS PER 1000 SQUARE FEET AND INCORPORATE 6 INCHES DEEP OR BLEND GYPSUM INTO THE SOIL AT
1/2 POUND PER CUBIC YARD.
FOR MAINTENANCE FERTILIZATION, APPLY A PH NEUTRAL NITROGEN SUCH AS YARA OR SIMPLOT
CALCIUM AMMONIUM (27-0-0) AT 4 POUNDS PER 1,000 SQUARE FEET ABOUT ONCE PER
QUARTER STARTINGNOW OR OTHER PH NEUTRAL NITROGEN SUCH AS UREA (46-0-0), UREA
FORMALDEHYDE (38-0-0) COATED UREA, BLOOD MEAL, FEATHER MEAL, ETC. MONITOR THE SITE WITH
PERIODIC TESTING. ADJUST THE MAINTENANCE PROGRAM AS NEEDED
RELATIVE INFILTRATION RATE — SAIR/SLOW
ESTIMATED SOIL TEXTURE — SANDY LOAM
ORANIC MATTER — FAIR/GOOD
NOTE:
THE CONTRACTOR SHALL RE—TEST THE SITE SOIL FOLLOWING RE—GRADING AND SITE CONSTRUCTION
MULCHING AND COMPOST
APPLY COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1000 SQUARE FEET TO A DEPTH
OF 6 INCHES
3 INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS EXCLUDING TURF AREAS
MULCH TO BE: AQUINAGA GREEN INC. IRVINE, CA 1/2" TO 1 1/2" COMPOSTED MULCH
HYDROZONE AREA
July 25, 2017 Rev Site Plan
H1 YES
THESE DOCUMENTS ARE FTE PROPERTY OF KATZMAIER NEWELL KEHR AND MAY NOT BE REPRODUCED,
CHANGED OR COPIED IN ANY MANNER WAA30EVER. NOR ARE THEY TO BE ASSIGNED TO A TURD
PARTY WITHOUT THE WRITTEN PERMISSION OF KATZMAIER NEWELL KENT. IN THE EVENT OF THE
H2 YES
UNATHORIZEO USE OF THE DOCUMENTS BY A THIRD PARTY. THE THIRD PARTY SHALL INDEMNIFY,
HOLD HARMLESS AND DEFEND KATZMAIER NEWELL NEHR AGAINST ALL CLAIMS THAT MIGHT ARISE
H3 YES
OUT OF SUCH UNAUTHORIZED REUSE OF THESE DOCUMENTS.
Katzmaier Newell Kehr
H9 I YES
H10 YES Architecture
Landscape Architecture
Planning
5151 California Avenue
Suite 100
Irvine, CA 92617
949-825-7018
ROONEY HOUSE
2451 MARINO
BAYSHORES
NEWPORT BEACH, CA
LANDSCAPE
PLANTING PLAN
Scale: 1/811=1P-011
e: NOV. 5, 2016
A DatL1 2
ARCH ITECTU RAL S I T E P L A Iii 2 Of 10
Job NO: 1318
20
PA2017
N
0
0
N
X
X
4
Z
0
2
POTS AND PLANT LEGEND
SYMBOL
POTS
PLANTS
e0
A
CITRUS KUMQUAT, 15 GAL. WITH PINK GERANIUMS AT BASE.
IfOT
SPHERICAL BOXWOOD - 15 GAL. WITH EUPHORBIA DIAMOND FROST'
AT BASE
B
SPHERICAL BOXWOOD - 15 GAL. WITH EUPHORBIA 'DIAMOND FROST'
C�
AT BASE
O
SPHERICAL BOXWOOD - 15 GAL. WITH EUPHORBIA 'DIAMOND FROST'
AT BASE
OT
SPHERICAL BOXWOOD - 15 GAL, WITH EUPHORBIA 'DIAMOND FROST'
E
AT BASE
OT
.._.._... — .....
LAURUS NOBILIS 15 GAL STANDARD WITH BUXUS 'MORRIS MIDGET' 1 GAL FILL POT WITH
F
BUXUS
... ....... .
0
........ -- - ---- --..._ _ _... _...._..._._.........
LAURUS NOBILIS 15 GAL STANDARD WITH BUXUS 'MORRIS MIDGET' 1 GAL FILL POT WITH
BUXUS
G
POT
-
CITRUS KUMQUAT - 15 GAL STANDARD FILL BASE WITH VARIGATED
H
THYME
POT
LAURUS NOBILIS 15 GAL STANDARD WITH BUXUS 'MORRIS MIDGET' 1 GAL FILL POT WITH
BUXUS
POT
_...... .......
CITRUS KUMQUAT - 15 GAL STANDARD FILL BASE WITH VARIGATED
THYME
.... ................. -....._.
-- ......... ._.
POT
..... ....... ..._.__ -- -----
CITRUS KUMQUAT 15 GAL STANDARD FILL BASE WITH VARIGATED
TiYME
K
POT
LAURUS NOBILIS 15 GAL STANDARD WITH BUXUS 'MORRIS MIDGET' 1 GAL FILL POT WITH
L
BUXUS
POTS AND PLANT LEGEND
POTS I PLANTS
LAURUS NOBILIS 15 GAL STANDARD WITH BUXUS 'MORRIS MIDGET' 1 GAL FILL POT WITH
BUXUS
peLIGUSTRUM TEXANUM CONICAL 15 GAL
N FLL BASE WITH WOOLEY THYME V POTS
(0 LIGUSTRUM TEXANUM CONICAL 15 GAL
O FILL BASE WITH WOOLEY THYME 4" POTS
FILL ALL POTS WITH POTTING SOIL, WATER PROOF ALL POTS, SEE IRRIGATION PLAN FOR
REQUIRED IRRIGATION AND CONNECTIONS.
,tSY WZAQlIS A , ➢t,OpWfY W IG,IYNIX IETFLL N A WY MT M IE➢ROW
OIAN'3➢ M COPED W ANY YAYlkR RNAl5QE4FR, NIXf ARE NkY ro K A$LpEp TO A T
vARn vOpUT ➢E NWTIpI vFAYSMi
v er A RATD P t. W Im1t M TFE E1dT OF lfE
!pAmo�n usE nE 000Aa„rs A T,mm vARn, THE TNpo vAatt soli pommy.
NCi➢ NAOR$ NA Cf{pq RATd..EI(!E'AIIL RWi AGNST N.L QNR$ IINT YOIT MI¢
Wi OF 9ri11 UiMJRILTOffp FEUY (F li(g pq,VYpR
Katzmaier Newell Kehr
Architecture
Landscape Architecture
Planning
5151 California Avenue
Suite 100
Irvine, CA 92817
949-825-7018
ROONEY HOUSE AIC APPROVED
2451 MARINO DRIVE
BAYSHORES JAN 2 3 2017
NEWPORT BEACH, CA
LANDSCAPE
ROOF TERRACE PLAN
POTS AND PLANTS
Date: NOV. 5, 2018 L1.4
a��
4 of 10
Job No: 1318
27
N
V
U
aZ
O=N=RAL NOTE5
INSTALL ALL PRESSURE AND NON -PRESSURE LINES AND ANY
EQUIPMENT INSIDE FLANTING AREAS WHEREVER POSSIBLE, (ITEMS
SHOWN OUTSIDE SUCH AREAS FOR PURPOSES OF CLARITY ONLY.)
SELECT AND INSTALL ALL EQUIPMENT IN ACCORDANCE WITH LEGEND ,
SPECIFICATIONS ANp CONSTRUCTION DETAILS.
FOR SYMBOL DESIGNATION , REFER TO LEGEND(5).
WHERE PRESSURE REGULATING VALVES ARE USED ADJUST VALVES
FOR OPTIMUM PRESSURE , OR A5 NOTED ON DRAWINGS.
ADJU5T ALL SYSTEMS TO AVOID SPRAY ONTO BUILDINGS , WALKS ,
AND ROADWAYS BY INDIVIDUALLY ADJUSTING SFRINKLER HEAp5
AND CONTROL VALVES.
DEFINE AREAS AS NECESSARY TO DETERMINE EXACT LOCATION OF
SPRINKLER HEADS PRIOR TO INSTALLATION.
MAINTAIN AS -BUILT DRAWINGS AND SPECIFICATION ON SITE AT ALL
TIMES UPDATE AS -BUILT DRAWINGS DAILY. SITE REVIEWS WILL NOT BE
CONDUCTED WITHOUT THESE DRAWINGS.
/411 REVIEW AND VERIFY AREAS RECEIVING AN IRRIGATION SYSTEM
REGARDING ACCURACY OF SIZE ANp CONFIGURATION. ANY
DISCREPANCIES THAT WOULD PROVE DETRIMENTAL TO FINAL
O \ \\\ \ COVERAGE SHALL SE BROUGHT TO OWNERS ATTENTION BEFORE
\\ INSTALLATION. IF HE/SHE FAILS TO DO 50. CONTRACTOR MAY BE
\ \\ \\ \\ \ RESPONSIBLE FOR ANY RELATED ADJUSTMENTS REQUIRED.
WHERE VERTICAL OBSTRUCTIONS IN THE LANDSCAPE AREA
'
Go INTERFERE \ \ \ \ \ \\ \ \\\� 11/4
7-1
INTERFERE WITH THE SPRAY PATTERN OF ANY SPRINKLER RE5UL7ING
FA
' ea°g�$eao \ \ \ \` \\ \ N THE IMPROPER IRRIGATION COVERAGE, CONTRACTOR SHALL
s,� \
RECTIFY THE SITUATIONS BY FIELD ADJUSTMENT TO THE IRRIGATION
c -. c. SYSTEM. THIS MAY REQUIRE THE ADDITION OF QUARTER CIRCLE TO
EACH SIDE OF THE OBSTRUCTION OR OTHER MEASURES. ALL SUCH
[0` ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE
g I °o°soma° \r \ \\ \ \ \ OWNER.
4PIPING AND WIRE CONDUIT PENETRATIONS THROUGH WALLS AND
a°
INSTALLATION OF ANY IRRIGA71ON EQUIPMENT UNDER FAVING MUST
\ \\ \�\\,\� ?o¢wF BE COORDINATED WITH THE GENERAL CONTRACTOR AND/OR
gas bID \ —\ \ \ "\ \ / DRIP CONTRACTORS OF ALL THE VARIOUS TRADES THAT MAYBE
L;moo�o� \ �>' \ \
INVOLVED 70 ELIMINATE FROBLEMS THAT MAY ARISE FROM
was -j� �\ \V A INACCESSIBILITY OR DAMAGED TO ANOTHER TRADE'S WORK.
P
48$e g9 o$e°Bo storage m I I I \ \ \\ \ THE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUST ALL
SPRINKLER HEADS AND VALVES FOR OPTIMUM COVERAGE WITH MINIMAL
wPo � m
/ � porch •� o° °� s /�`\ \ \\ \� /4 � OVERSPRAY ONTO WALKS, AND STREETS, WALLS, ETC. THIS SHALL
INCLUDE SELECTING THE BEST DEGREE OF ARG AND/ OR RADIUS OF
5 NOZZLE AND/ OR PRESSURE COMPENSATING SCREEN OR USE VARIABLE
ogs a
ReOm ARG NOZZLE TO FIT EXISTING SITE CONDITIONS.
°Raw F.F.
Idutl Ra etc/-rtaatlxc ' p° oa O \ \
_ 132 EF, o rF.1NG osee�o I I [I36„IBI III \ \ \\ \ \ � THE IRRIGATION SYSTEM MUST COMPLY WITH ALL LOCAL, STATE,
— — — — — — — a Po° I I I—I I I I \ \ \\ \ \ AND FEDERAL LAWS AND REGULATIONS.
Covered TeHUce THE IRRIGATION DESIGNER OR LANDSCAPE ARCHITECT OR LANDSCAPE
DESIGNER SHALL PERFORM ONE: OF, OMORE RG
SITE OBSERVATIONS DURIN
I I I og�oPoPo is — mog�°° I I I36IBOI I I \\ 7\ \ \ SYSTEM INSTALLATION TO CHECK ADHERENCE TO THE DESIGN, INCLUDING
THE PROPER INSTALLATION OF BACKFLOW PREVENTION ASSEMBLY,
`
iras Area °m eo x°j°u0 o°m�8 �.� B �• ''��m�"° '--<\ \ \ \ D PRESSURE BUFFLY LINES AND NON -PRESSURE LINES, VALVES, ALES, SPRINKLER
mg,eega,g, s g SAWS, ga,mg:e°gawg s g°>ga,a, ga,°g.cga°g° 8w°g,d*gaA6 e g° g, s g,6 p,.--e�„fi°og„a 8w;g \ \ \ \\ \ \ HEADS, DRIP IRRIGATION EQUIFMENT, CONTROL WIRES, REMOTE CONTROL
4 s _ _ o
Qo�o'oo oo�a�oa ao�a�oo oo�a�oa ao�oo ooa�oa ° °a opo ro°�ooQA°; ° o° \\ \ \\ \ \ \ VALVES, HOSE BIBS AND QUICK COUPLERS AND ETC. 70 INSURE THAT THE
wffi , w°.•d6°Smr,2,°6.b»o.9�6°Swwffi°B° w'^vY�°6°Sm$2,°6.b»o.9�6°Swwffi°B° w°.d6°a 0$2 °6.b»m6°Swwffi.°B° w'^'dry°,➢°Sm$ m"d�s, wwffi,°B°g�'^'dry°6°Sm °6°d.m"F,. \
e asap aq ass& \ \\ \\\\\\ \ RRIGA710N DESIGN HAS BEEN PRESERVED.
8� om ads °e \
Room
F—
V
— — — — — — — — — — — — — — — — — — — — — gaao
------------- °�------- I [I I g�� \ \ \
— — — — — — — — — — — — — — °�B&" — — — — — O
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— — — — — — — — — — - — — -
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— — — — — — — — — — — & m — — — — — — — ¢ • °..
— — — — — — — — — — — — — — — — — — — — �n
— — — — — — — — — — — — --- °a- -, — — — — — — — — —
-------------- °-41 ---------
VYa1:%CCloset
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0
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TURP
Low
'J FI — — -- ---
N A OLTP R I T„ IS 710N CONIC I AN75, e OFFI ER AN OWNER PEES H R, DoroND
AND HOLD !R IRRIGATION CONSULTANTS, IT'S AC:71C , AND EMPLOYEES HARMLESS FROM
ANY AND ALL EER RFS, LIABILITIS, ANYCAUSES .N AG TION, SUITS, ANDD NIC IN O WHATEVER
TYPE OF NATURE RESIJLTIN6 PROM ANY GHAN6=5 MADE TO ELECTRONIC INTORM IRI OPA TIES
AFTER 17 15 PROVIDED NN R. IRRIGATION CONSULTANTS TO THE OWNER OR TO THIRD PARTIES
DESIGNATED EY THE O'NN=R. ANY REUSETHIS MATERIAL ON ANY RRNER. T OTHER THAN
FOR WHICH IT WAS DESIGNED SHALL 3E ATT THE SOLE RISK OF THE OWNER.
G.G.
DRIP
/II TURP -----—
HIGH I
® DRIP — — — — — O — I
Entrance Hall— — — — —
eIe� I
1' 1
----PER
— — — — — — — — — — — — —
/
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— — — — -- ------
------- --
------
------ o + -- T_--
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I I I ------j----------A
F-17 1-1 EJ—T Fft
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---- ---
DDa off00
G.G.
DRIP
A714
5/4 TURF
UR
&I TURF
5/4 LOw
CON5TRUCTION DOTES
0 P.O.G. TO DOMESTIC WATER LINE (WATER METER)
(CONTRACTOR SHALL VERIFY EXACT 51ZE AND LOCATION
ON SITE)
BACKFLOW PREVENTION ASSEMBLY
122 20 (CONTRACTOR SHALL VERIFY EXACT LOCATION
ON SITE)
AUTOMATIC, CONTROLLER "A” WITH to STATIONS
REQUIRES: INDEPENDENT IISV/60GYG/2AMP
ELECTRICAL CIRCUIT TO BE PROVIDED BY GENERAL
CONTRACTOR (CONTRACTOR SHALL VERIFY EXACT
LOCATION ON SITE)
5N�15fi O 5I 5N �RD17ERIA
IRRIGATION SYSTEM DESIGNED FOR MINIMUM OPERATING PRESSURE OF
65 P.5.1. A720 G.P.M.
CONTRACTOR SHALL VERIFY THE ABOVE PRESSURE BEFORE INSTALLATION.
IF INFORMATION CONFLICTS, NOTIFY THE OWNER FOR INFORMATION
FAILURE TO DO 50 MAY RESULT IN CONTRACTOR BEING RESPONSIBLE
FOR ANY CHANGES REQUIRED A5 A RESULT.
OD
JR IRRIGATION CONSULTANTS
4353 CHASE AVENUE, LOS ANGELES, CALIFORNIA 90066
(310) 396-4094 Office (310) 902-6069 Cell (310) 313-4214 Fax
jessCjrirrigafiADn.c Orrl jrirriga I,ion@ca.rr.corn
THESE DOCUMENTS ARE THE PROPERTY OF KAiZMMER NEWELL KEHR AND MAY NOT BE REPRODUCED.
CHANGED OR COPIED IN ANY MANNER WHATSOEVER. NOR ARE THEY TO BE ASSIGNED TO A THIRD
PARTY WITHOUT THE WRITTEN PERMISSION OF KATZMAIER NEWELL 'REHR, IN ME EVENT OF THE
VNATHORIZED USE OF THE DOCUMENTS BY A THIRD PARTY. ME THIRD PARTY SHALL INDEMNIFY.
HOLD HARMLESS AND DEFEND KARMAIER NEv.{LL KEHR AGAINST ALL CLAIMS THAT MIGHT ARISE
OUT of SUCH UNAUWORIZED REUSE OF THESE DOCUMENTS,
Katzmaier Newell Kehr
Architecture
Landscape Architecture
Planning
5151 California Avenue
Suite 100
Irvine, CA 92617
949-825.7018
ROONEY HOUSE
2451 MARINO
BAYSHORES
NEWPORT BEACH, CA
LANDSCAPE
IRRIGATION
PLAN
1/8" = 1'-0"
NOV. 5, 20
U5
5OF10
22
PA2017-02
G�,ta'(ta
OZ
jy L � @�IIgW�ppD'Ff
aaaw
---- -- - -- - ❑ F1 EI F1 00 1
LJ
INSTALL ALL PRESSURE AND NON -PRESSURE LINES AND ANY
EQUIPMENT INSIDE PLANTING AREAS WHEREVER POSSIBLE. (ITEMS
5HOHN OUT5IDE SUCH AREAS FOR PURPOSES OF CLARITY ONLY.)
SELECT AND INSTALL ALL EQUIPMENT IN ACCORDANCE HITH LE6END ,
SPECIFICATIONS AND CONSTRUCTION DETAILS.
�• FOR SYMBOL DE5I0-NATION , RE-1=ER TO LEOEND(5).
WHERE PRESSURE REE-ULATING VALVES ARE U5W , ADJUST VALVES
FOR OPTIMUM PRESSURE , OR A5 NOTED ON PRAHIN65.
APJUST ALL SYSTEMS TO AVOID SPRAY ONTO DUILDINCa HALK�:
AND ROADHAYS BY INDIVIDUALLY AD-.IUC-TINC5 SPRINKLER HEADS
' ANC CONTROL VALVES.
DEFINE .AREAS AS NECESSARY TO DETERMINE ENACT LOCATION OF
SPRINKLER HEAD5 PRIOR TO INSTALLATION.
MAINTAIN A5-BUi1_T DRAAIN6S AND SPECIFICATION ON SITE AT ALL
'9 TIMES UPDATE A5 -BUILT DRAWINGS DAILY. SITE RE'/IEHS HILL NOT :-.L
CONDUCTED WITHOUT THESE DRAWINGS.
REVIEW AND VERIFY AREAS RECEI`VIN6 AN IR.RI6ATION 5Y5TM-I
REGARDING ACCURACY OF SIZE AND CONFIGUR.AfION. ANY
DISCREPANCIE5 THAT WOULD PROVE DETRIMENTAL TO FINAL
COVFRAGE SHALL BE BROUGHT TO OHNERS ATTENTION BEFORE
INSTALLATION. IF HE/SHE FAILS TO DO SO. CONTRACTOR MAY BE
RESPONSIBLE FOR ANY RELATED .ADJUSTMENTS REOUIRED.
WHERE VERTICAL OBSTRUCTIONS IN THE LANDSCAPE AREA
INTERFERE HITH THE SPRAY PATTERN OF .ANY SPRINKLER RE5ULTINO
IN THE IMPROPER IRRIGATION COVERAGE. CONTRACTOR SHALL
RECTIFY THE 51TUATIONS BY FIELD ADJU5TI-1ENT TO THE IRRIC-ATION
5'r5TEIA. TH15 I I -^.Y REQUIRE THE ADDITIOII OF OUARTER CIRCLE f0
EACH SIDE OF THE 055TRUCTIOIJ OR OTHER I-IEASURE5. ALL SUCH
ADJU5TMENT5 SHALL BE MADC AT NO ADDITIONAL COST TO THE
OWNER.
PIPIHa AND WIRE- CONDUIT PENETRATIONS THROUGH HALLS AND
INSTALLATION OF ANY IRRIGATION EOUIPMENT UNDER PAVING MUST
(i BE COORDINATED WITH THE GENERAL CONTRACTOR AND/OR
C01•ITRAc;TORS OF ALL THE VARIOUS TRADE5 THAT MAYDE
IN✓OL✓ECS TO ELUANATE PPOBLEI-15 THAT I LAY AR15E FROH
INACCE5515ILITY OR DAMAGED TO ANOTHER TRADE'S WORK.
THE IRRICA11011 GOIITRACTOR SHALL FLUSH AIIP ADJUST ALL
5PRII iKLER HEADS AI iD /AL /E5 FOR OPTll IUM CO /ERAG-E WITH 1 111111
I I O/ER5PRAr Ott"O I';ALK5 AIID STREETS I,aL»5 ETC. THIS .HALL
INCLUDE 5ELECTIN6 THE BEST DEGREE OF ARC AND; OR RADIUS OF
NOZZLE AND/ OR PRESSURE COI-1PEN5ATING SCREEN OR USE VARIABI.,
ARG NO:=LE TO FIT E'' ISTIN6 SITE C014PITIONS-
THE IRRI6ATION SYSTEI•I MUST COMPLY HITH ALL. LOCAL, STATE.
' AIID FEDERAL LAH5 AND RE6ULATION5.
THE IRRIGATION DESIGNER OR LANDSCAPE ARCHITECT OR LANDSCAPE
DESIGNER SHALL PERFORM ONE OR I"IORE 51TE OBSERVATIONS DURIH6
51'5TE11 IN5TALLATIOH TO CHECK ADHERENCE TO THE DESIGII, INCLUDING
I THE PROPER II15T•ALLaTl01I OF BACKFLOW PRE /El ITIOH A55E1 IBLY,
PRESSURE SUPPLY LINES AND I'.ION-PRESSURE LINES, /AL'/E5, 5PRINKLER
HEADS, DRIP IRRIGATION EOUIPHENT, COI ITROL HIRES, REHOTE CONTROL
VAL'/ES, HOSE BIBS AND OUICK COUPLERS AND ETC. TO INSURE THAT THE
IRRIGATION DESIGN HA5 BEEN PRESERVED.
C0N''57 UC710N 1'4407E
0 P.O.C. TO DOMESTIC WATER LINE (WATER METER)
(CONTRACTOR SHALL VERIFY EXACT SIZE AND LOCATION
ON SITE)
0 I" BACKFLOW PREVENTION ASSEMBLY
(CONTRACTOR SHALL VERIFY EXACT LOCATION
ON SITE)
AUTOMATIC CONTROLLER "A" WITH 24 STATIONS
REQUIRES: INDEPENDENT II5V/6OCY0/2AMP
ELECTRICAL CIRCUIT TO BE PROVIDED BY GENERAL
CONTRACTOR (CONTRACTOR SHALL VERIFY EXACT
LOCATION ON SITE)
C�5ICSN CRITERIA
IRRIGATION SYSTEM 0E516NED FOR MINIMUM OPERATING PRE55URE OF
65 FS.1. AT 20 G.P.M.
CONTRACTOR SHALL VERIFY THE ABOVE PRESSURE BEFORE INSTALLATION.
IF INFORMATION CONFLICTS, NOTIFY THE OANER FOR INFORMATION
FAILURE TO DO 50 MAY RESULT IN CONTRACTOR BEING RESPONSIBLE
FOR ANY CHANBE5 REQUIRED A5 A RESULT.
OD
JR IRRIGATION CONSULTANTS
4353 CHASE AVENUE, LOS ANGELES, CALIFORNIA 90066
(316) 396-4094 Office (310) 902-6069 Cell (310) 313-4214 Fax
jessOjrirrigation.com jrirrigation®ca.rr.com
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Katzmaier Newell Kehr
Architecture
Landscape Architecture
Planning
5151 California Avenue
Suite 100
Irvine, CA 92617
949-825-7018
ROONEY HOUSE
2451 MARINO AIC AppROVED
BAYSHORES JAN 3 Z017�
NEWPORT BEACH, CA
LANDSCAPE
IRRIGATION TREE
PLAN
�. 5, 2016
6OF10
29
PA2017-029
ENERA% NOTEE)
INSTALL ALL. PRESSURE ANV NON -PRESSURE LINES AND ANY
EQUIPMENT INSCjE PLANTING APEA5 WHEREVER POSSIBLE. (ITEMS
5HOWN OUTSIDE 5UCHH AREAS FOR PURPOSES OF OLARITY ONLY)
SELECT AND INSTALL ALL EOUIMIENTT IN ACCORPANCE NIITH LEEENL• ,
c 5PETSIFI6AI'IONS AND CONSTRUCTION DETAILS.
11
FOR SYMBOL DE516N:ATION , REFER TO LEOENDIS!.
NFIERE PR.E551)RE RE6ULATINO VALES ARE USED , ADJUST VALVES
f -OR OPTIMUH PRE55URE , OR .A5 NOTED ON DRAWIN65.
AD.JU5T ALL SYSTEMS TO AVOID 5PRAT' ONTO BUILDINGS , WALK5 ,
AND ROAPWAYS BY INDIVIDUALLY ADJU5TIN6 SPRINKLER HEADS
AND CONTROL JAL ✓E5.
DEFINE AREA5 A5 NECE55ARY TO DETERMINE E\ACT LOCATION OF
SPRINKLER HEADS PRIOR TO INSTALLATION.
MAINTAIN A5 -BUILT DRAWIN65 AND SPECIFICATION ON 51TE AT ALL
TIMP-5 UPDATE AS -BUILT DRAWIN65 DAILY. 51TE REVIEWS WILL NOT BF
CONDUCTED WITHOUT THESE DRAWIN65.
RE VIEW A4117) VERIFY AREAS RECEIVING AN IRRIGATION SYSTEF-I
REGARDING— ACCUR.AGY OF SIZE AND CONF-IOURATION..ANY
L315CREPANCIE5 THAT WOUL-P PROs/E: DETRIFIENTAL TO FINAL
CO /1-RA6E 5H.AL-L BE BROUGHT TO OWNERS ATTENTION BEFORE
IIISTALLATl011. Jr- HE,!5HE FAILS TO DO 50. f,ONTRACTOR MAY BE
RF5PON5I5LE FOR ANY RELATED AD_IUSTt-1ENTS REOUIREP.
V4HE-RE ✓EPTIC.AL OBSTRUCTIONS IN THE LANDSCAPE AREA
INTERFERE WITH THE SPRAY PATTERN OF ANY SPRINKLER RE5UL T INCA
C1 11.1 THE 11 [PROPER IRRIOATIOI-I COVERAGE, CONTRACTOR SHALL
REc,TIF7' THE SITUATIONS BY FIELD A0JU5TFIENT TO THE IRRIGATION
5YSTE1 1. TH15 F-IAY REOUIRE 1HE ADDITION OF OUARTER CIRCLE TO
ITAC-H 51DE OF THE OBSTRUCTION OR OTHER l iEA5URl 5. ALL SUCH
ADJU5TI IEHT�- 5HALL BE I IADE L�T 110 ADDITIONAL C05T TO THE
Oil IFR.
!1:PII 1(ti A! ID t'.:RE COI :DU'- PEI IETRAT?O! IS '✓-HROUC,H L•iALLa. dI 1P
iNSTALLATIO11 OF ANY IRRI6.ATI01•I EOUIPI-IEIJT UNDER P-NAN6 t•iUS
10 BE COORDINATED WITH THE GENERAL CONTRACTOR AND/OR
COI•ITRAC.TORS OF ALL THE /ARIOUS TRADES THAT i-1AYBE
INVOLVED TO ELIFIINATE PROBLEMS THAT 1F1AY ARISE FROM
INACCESSIBILITY OR PAI=IA6ED TO ANOTHER TRADE'S WORK.
THE IRRIGATION CONTRACTOR SHALL FLU5H AND .ADJUST ALL
SPRIFdKLER HEADS AND /AL /ES FOR OPTIFIUI 1 COVERA6E WITH 1.11NIMAL.
0"/ER51PRAY ONTO WALKS, AND STREETS, WALLS, ETC. THI5 SHALL.
111CLUDE: SELECTIII6 THE BE5T DEGREE OF .ARC AND/ OR RADIUS OF
IIO=LE AND' OR PRESSURE COI IPEHSATINCS SCREEN OR USE /ARI ABLE
ARG< NOZZLE TO FIT E'• 15TIN6 SITE CONDITIONS.
THE IRR16ATiOH 5Y5TEF 1 F IUST COt IPLY WITH .ALL LOCAL, STATE,
AND FEDERAL LAWS .AND RE6ULATION5.
THE IRRIGATION PE516NER OR LANDSCAPE ARCHITECT OR LANDSCAPE
DESIGNER 5H.ALL PERFORM ONE OR MORE SITE OBSERVATIONS DURING
SYSTEM INSTALLATION TO CHECK ADHERENCE~ TO THE DF -516N, INCLUDING
THE PROPER INSTALLATION OF BACKFLOW PREVENTION ASSEMBLY,
PRESSURE SUPPLY LINE5 AND NON -PRESSURE L-INES, VALVE5, 5PRINKLER
HEADS, DRIP IRRIGATION EOUIPMENT, CONTROL WIRE5, REMOTE CONTROL
VALVES, H05E 5155 AND QUICK COUPLERS AND ETC. TO INSURE THAT THL
IRRIGATION DE516N HAS BEEN PRESERVED.
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Q TXD pt ( 40 x M1 YAIRYR YNATSEEI[R xryt A _ 11 TO K AS D TO A iM?0
P40Th .1 Oc WbTW1 PEMi1yQ1 CF IGIIYNER NEVEyE NFM. W M EAw Tw Ai
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MRD .1E$S .WT fE39b GRYPIFR Nfl1RL NflW AE Tµ4 Q 1 IMAT .L l M:l
Katzmaier Newell Kehr
Architecture
Landscape Architecture
Planning
5151 California Avenue
Suite 100
Irvine, CA 92617
949-825.7018
ROONEY HOUSE
2451 MARINO %IC APPROVED
BAYSHORES JAN 23 X017
NEWPORT BEACH, CA
LANDSCAPE
IRRIGATION TREE
PLAN
NOV. 5.2016
so
WATER BUDGET CALCULATIONS
Estimated total router use per year (gallons per year)
Los Angeles County
Fla =
Maximum Applied Water Allowance (.MAWA)
= 43.2
The project's Maximum Applied Water Allowance shall be calculated uding dris equation:
Plant Factor from WUCOLS (See Definitions)
MAWA = (E7o)(0.62)((0.7s LA) + (0.3 s SLA)]
HA =
where:
= 3891
MAWA = Maximum Applied Water Allowance (gallons per year)
Special Landscape Area (square feet)
ETo = Reference Evapotranspiration (Newport Beach ETo = 43.2 (inches per year)
= 43.2
0.7 = ETAdfustment Factor (ETAF)
= 0.55
LA = Landscape Area includes Special Landscape Area(squarefeet)
= 4545
0.62 = Conversion factor (to gallons per square foot)
= 0.62
SLA = Portion of the landscape area indentified as Special Landscape Area (square feel)
= 0
0.3 = The addi6aal ET Ac/jn stment Factor far Special Landscpae Area (1.0 - 0.7 = 0.3)
= 0.7
Maximum Applied Water Allowance = 66,954 gallons per year
Street illness
523.2
calculations:
City
Slate 'Lip Code
MAWA = 43.2 ( 0.62) [ (0.55 X 4545 ) + ( 0.3 x 0 ) ] = 66,954
Project Address and Location:
Effective Precipitation (Eppt)
Sum 164
If considering Effective Precipitation, use 25% of annual precipitation. Use the following equation to calculate
Maximum Applied Water Allowance:
Parcel,'fracr or Lot Number (if available)
MAWA = (ETo - Eppt) (0.62)111.7 x LA) + (0.3 x SLA)
Maximum Applied Water Allowance = N/A gallons per year
Latitude/Longitude (optional)
calculations: N/A
3891
1167.3
WATER BUDGET CALCULATIONS
Los Angeles County
The project's Estimated Total Water Use is calculated using the following formula
ETWU = (FTo)(0. 62)(((PFx HA)/IF) + SLA)
where:
ETWU =
Estimated total router use per year (gallons per year)
= ETWU
Fla =
Reference Evapotranspiration (Nen Part Beach F,Ta = 43.2) (inches per year)
= 43.2
PF =
Plant Factor from WUCOLS (See Definitions)
= 0.50
HA =
Hydrozone Area / high, oedi on, and low water use areas / (square feel)
= 3891
SLA =
Special Landscape Area (square feet)
= 0
0.62 =
Conversion Factar(togallonspersgnarefoot)
= 0.62
IF =
Irrigation Efficiency (minin ton 0.71)
= 0.81
Hydrozone Table for Calculatiing ETWU
Table No. 1
Hydrozone Plant Water
Use Type (s)
Plant Factor
(PF)
Area (HA)
(square feet)
PF x HA
(square feet)
Irrigation
Efficiency (IE)
TURF LOW
0.30
1954
586.2
0.81
G.C. LOW
0.30
1937
581.1
0.81
Telephone
Conversion, Factor (ono gallons per square foot)
= 0.62
IF =
Fax
= 0.85
Title
Email Address
Company
Street illness
523.2
City
Slate 'Lip Code
Project Address and Location:
Sum 164
Street Address
Parcel,'fracr or Lot Number (if available)
SLA 0
City
Latitude/Longitude (optional)
Sun,
3891
1167.3
SLA
0
Property Owner or his/her designee:
Estimated Total Water Use = 38,599 gallons
lCalculations: (43.2)( 0.62 )((1167.3/0.81) = 38,599
MAWA >ETWU
LANDSCAPE WATER BUDGET COMPLIES WITH MAWA FOR THIS
SITE AND THE WATER EFFICIENT LANDSCAPE ORDINANCE
CERTIFICATE OF COMPLETION
F,stimated iota[ water ase per year (gallars per year)
This certificate is filled out by the project applicant upon completion of the landscape project.
PART 1. PROJECT INFORMATION SHEET
Reference F,vapotranspiration (Newport Beach ETo = 43.2) (inches per year)
eet Address
Date
Slate "Lip Code
= 0.50
IIA =
Project Name
= 654
SLA =
Special Landscape Area (square feet)
Name of Project Applicant
Telephone
Conversion, Factor (ono gallons per square foot)
= 0.62
IF =
Fax
= 0.85
Title
Email Address
Company
Street illness
523.2
City
Slate 'Lip Code
Project Address and Location:
Sum 164
Street Address
Parcel,'fracr or Lot Number (if available)
SLA 0
City
Latitude/Longitude (optional)
State Zip Code
Property Owner or his/her designee:
Name
Telephone
Fax
'Title
Email Address
Company
Str
Property Owner
'7/we certify that Uwe have received copies of all the documents within the Landscape Documentation Package and the
Certificate of Completion and that it is our responsibility
to see that the project is maintained in accordance with the
Landscape and Irrigation Maintenance Schedule."
property Owner Signature
Date
Please answer the below questions:
1. Date the Landscape Documentation Package was
submitted to the local agency
2. Date the Landscape Documentation Package was
approved by the local agency
3. Date that a copy of the Water Efficient Landscape Worksheet (including the Water Budget Calculation) was
submitted to the local water purveyor
BY ACC=P7IN6 7HI5ELECTRONIC INFORMATION/MEDIA. THE OWNER A6R==5 TO DEFEND
ANG HOLD JR IRRIGATION CONSULTANTS, IT'S OFFICERS AND EMPLOYEES HARMLE55 FROM
ANY AND ALL CLAIMS, LIABILITIES, CAUSES OF ACTION, SJIT5, AND OAM6E5 OF WHATEVER
TYPE OF NATURE RESULTING FROM ANY CHANE=5 MADE TO ELECTRONIC INFORMATION/MEDIA
AFTER IT 15 PROVIDED BY JR IRRIGATION CONSULTAN75 TO THE ONNER OR TO THIRD PARTIES
DESIGNATED BY THE O'NN=R. ANY REU5E OF THIS MATERIAL ON ANY PRO JEGT OTHER THAN
FOR WHICH I i WAS DESIGNED SHA! L BE AT THE 50! E RISK OF THE OWNER.
WATER BUDGET CALCULATIONS
Los Angeles County
The project's Estimated Total Water Use is calculated using the following formula
ETWU = (ETo)(o.62)(((PFxl1A)/IE)+SLA)
where:
ETWU =
F,stimated iota[ water ase per year (gallars per year)
= ETWU
FTM =
Reference F,vapotranspiration (Newport Beach ETo = 43.2) (inches per year)
eet Address
City
Slate "Lip Code
BY ACC=P7IN6 7HI5ELECTRONIC INFORMATION/MEDIA. THE OWNER A6R==5 TO DEFEND
ANG HOLD JR IRRIGATION CONSULTANTS, IT'S OFFICERS AND EMPLOYEES HARMLE55 FROM
ANY AND ALL CLAIMS, LIABILITIES, CAUSES OF ACTION, SJIT5, AND OAM6E5 OF WHATEVER
TYPE OF NATURE RESULTING FROM ANY CHANE=5 MADE TO ELECTRONIC INFORMATION/MEDIA
AFTER IT 15 PROVIDED BY JR IRRIGATION CONSULTAN75 TO THE ONNER OR TO THIRD PARTIES
DESIGNATED BY THE O'NN=R. ANY REU5E OF THIS MATERIAL ON ANY PRO JEGT OTHER THAN
FOR WHICH I i WAS DESIGNED SHA! L BE AT THE 50! E RISK OF THE OWNER.
WATER BUDGET CALCULATIONS
Los Angeles County
The project's Estimated Total Water Use is calculated using the following formula
ETWU = (ETo)(o.62)(((PFxl1A)/IE)+SLA)
where:
ETWU =
F,stimated iota[ water ase per year (gallars per year)
= ETWU
FTM =
Reference F,vapotranspiration (Newport Beach ETo = 43.2) (inches per year)
= 43.2
PF =
Plant Factorfrom WUCOLS (See Definitions)
= 0.50
IIA =
Ilydrozane Areal high, rnedinag and low water use areas l (square feer)
= 654
SLA =
Special Landscape Area (square feet)
= 0
0.61 =
Conversion, Factor (ono gallons per square foot)
= 0.62
IF =
Irrigation Efficiency (oinimnnn 0.71)
= 0.85
Hydrozone'I'able for Calculatiing ETWU
Table No. I
Hydrozone Plant Water Plant Factor Area (HA)
Use Type (s) (PF) (square feet)
PF x HA
(square feet)
Irrigation
Efficiency (IE)
TURF HIGH 0.80 654
523.2
0.85
PF =
Plant Factor from WUCOLS (See Definitions)
= 0.50
HA =
Hydrozone Area / high, medium, and low wuter use areas f (square feet)
= 82
SLA =
Special Landscape Area(squarefeet)
= 0
0.62 =
Conversion Factor(togallonspersquarefool)
= 0.62
IE =
Irrigation Efficiency (crinin umn 0.71)
= 0.77
Sun, 1 654 1
523.2
SLA 0
Estimated Total Water Use = 17,301 gallons
calculations: (43.2)( 0.62 )((523.2/0.85) = 17,301
MAWA >ETWU
LANDSCAPE WATER BUDGET COMPLIES WITH MAWA FOR THIS
SITE AND THE WATER EFFICIENT LANDSCAPE ORDINANCE
WATER BUDGET CALCULATIONS
Los Angeles County
The project's Estimated Tonal Water Use is calculated using the following formula
ETWU = (ETo)(0. 62)(((PFx IIA)/IE)+SLA)
where:
ETWU =
Estimated total water use per year (gallons per year)
= ETWU
ETo =
Reference Evapotranspiration (Newport Beach ETo = 43.2) (inches per year)
= 43.2
PF =
Plant Factor from WUCOLS (See Definitions)
= 0.50
HA =
Hydrozone Area / high, medium, and low wuter use areas f (square feet)
= 82
SLA =
Special Landscape Area(squarefeet)
= 0
0.62 =
Conversion Factor(togallonspersquarefool)
= 0.62
IE =
Irrigation Efficiency (crinin umn 0.71)
= 0.77
Hydrozone Table for Calculatiing ETWU
Table No. 1
Hydrozone Plant Water
Use Type (s)
Plant Factor Area (HA)
(PF) (square feet)
PF x HA
(square feet)
Irrigation
Efficiency (IE)
TREE MED
0.50 150
75
0.77
POT MED
0.50 14
7
0.77
Zip Code
Sum 164
82
SLA 0
Estimated Total Water Use = 2,853 gallons
calculations: (43.2)( 0.62 )((8210.77) = 2,853
MAWA>ETWU
LANDSCAPE WATER BUDGET COMPLIES WITH MAWA FOR THIS
SITE AND THE WATER EFFICIENT LANDSCAPE ORDINANCE
PART 2. CERTIFICATION OF INSTALLATION ACCORDING TO THE LANDSCAPE
DOCUMENTATION PACKAGE
"I/we certify that based upon periodic site observations, the work has been substantially completed in accordance with the
ordinance and that the landscape planting and irrigation installation conform to the criteria and specifications of the
approved Landscape Documentation Package."
Signature'
Date
Name (print)
Telephone
Fax
Name of Project Applicant
Email Address
License No. or Certification No.
Company
Street Address
City
Slate
Zip Code
"Signer of the landscape design plan, signer of the irrigation plan or a licensed landscape contractor.
PART 3. IRRIGATION SCHEDULING
Attach parameters for setting the irrigation schedule on controllerper ordinance Section 492.10.
PART 4. SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE
Attach schedule of Landscape and Irrigation Maintenance per ordinance Section 492.11.
PART 5. LANDSCAPE IRRIGATION AUDIT REPORT
Attach Landscape Irrigation Audit Report per ordinance Section 492.12.
PART 6. SOIL MANAGEMENT REPORT
Attach soil analysis report, fact previously submitted with the Landscape Documentation Package per ordinance Section
492.5.
Attach documentation verifying implementation of recommendations from soil analysis reportper ordinance Section 492.5.
Affix Seal
Here
LAN®5C,APE! AN® RSIeA70N MAINTENANCE 5CbE=®ULE7
MAINTENANCE PERIOD: THE MAINTENANCE PERIOD SHALL BE FOR a0 CALENDAR DAYS BEGINNING ON THE
DAY OF THE CHECK INSPECTION AFTER ALL NORK HAS BEEN INSTALLED AND APPROVED BY THE LANDSCAPE
ARCHITECT, THE MAINTENANCE PERIOD MAY BE EXTENDED TO INCLUDE ANY ADDITIONAL TIME THAT MAY BE
REO'JIRED TO MEET THE REQUIREMENTS OF THE WORK SPECIFIED,
GENERAL: THE GENERAL CARE AND MAINTENANCE OF ALL AREAS SHALL CONSIST OF PROPER NATERING,
FERTILIZATION, NEEDING, RODENT CONTROL. GLEANUF, ETC.
SAFETY: ALL PLANT MATERIALS SHALL BE CHECKED AND MAINTAIND AS REQUIRED IN AN GOING FRCeRAM
TO ASSURE A SAFE ENVIRONMENT,
WATERING: WATER ALL PLANTING TO ASSURE COMFLETE GERMINATION OF ALL SEEDED AREAS AND CONTINUED
4 GROWTH OF THE PLANTS. AREAS THAT DO NOT HAVE ADEQUATE IRRIGATION COVERAGE OR NHICH MAY REQUIRE
ADDITIONAL DEEP WATERING SHALL BE WATERED BY HAND AS REOUIRED.
IRRIGATION COVERAGE: ADUST ALL IRRIGATION HEADS IN EACH AREA AND ZONE OF EXPOSURE SO THAT THE
s OFTIMUM AMOUNT OF NATER 15 APPLIED AT THE PROPER TIMES NITHOUT OVERTHROW ONTO WAL1-5, NALKS, ETC.
CULTIVATINS AND WEEDING: CULTIVATE AND 'NEED ALL PLANTED AREA5AT REGULAR INTERVALS NOT TO EXCEED
(J IS DAYS. EXERCISE CARE WHEN CULTIVATINS TO AVOID DAMAGE TO ROOTS OF THE SRONINS PLANTS.
CHEMICAL HERBICIDES: A CERTIFIED TECHNICIAN SHALL APFLY CHEMICAL HERBICIDES TO CONTROL WEEDS AT
THE OPTION OF THE CONTRACTOR AND UPON PRIOR .APPROVAL BY THE LANDSCAPE ARCHITECT.
PEST AND DISEASE CONTROL: A CERTIFIED TECHNICIAN SHALL SPRAY AS NECESSARY TO CONTROL ALL
I NFE5TATION5.
RODENT CONTROL: THE CONTRACTOR SHALL TAKE THE NECESSARY STEPS TO ELIMINATE ANY RODENTS
ENCOUNTERED ON SITE.
® PRUNING: ALL PRUNING SHALL BE IN ACCORDANCE NITH ISA STANDARDS. DAMAGED, DEAD, OR DRYING
BRANCHES SHALL BE REMOVED BACK TO THE POINT OF GROWTH.
PLANT REPLACEMENTS: DURING THE MAINTENANCE PERIOD, SHOULD ANY PLANT 5HON WEAKNESS AND PROBABILITY
OF DYING, IT SHALL BE REPLACED BY THE CONTRACTOR WITHIN S DAYS OF NOTIFICATION TO DO SO.
OFERA7IN6 INSTRUCTIONS: AFTER THE SYSTEM HAS BEEN COMPLETED, THE CONTRACTOR SHALL INSTRUCT THE
OWNER'S AUTHORIZED REPRESENTATIVE IN THE OPERATION AND MAINTENANCE OF THE SYSTEM AND SHALL FURNISH
A GOMFLETE SET OF OFERATINS INSTRUCTIONS.
SITE MAINTENANCE: CONTRACTOR SHALL KEEP THE PROJECT SITE GLEAN AND FREE FROM RUBBISH AND DEBRIS.
ALL DEBRIS SHALL BE REMOVED FROM SITE FER LOCAL GODS AND ORDINANCES.
GUARANTEE: THE ENTIRE IRRIGATION SYSTEM, INCLUDING ALL VNORK DONE UNDER THIS CONTRACT, SHALL BE
SUARANTEED AGAINST ALL DEFECTS AND FAULT OF MATERIAL AND WORKMANSHIP, AND SHALL BE MAINTAINED IN
PERFECT WORKING ORDER FOR ONE YEAR FROM DATE OF COMPLETION BY THE CONTRACTOR WITHOUT EXPENSE
TO THE OWNER. ALL MATERIALS USE SHALL CARRY A MANUFACTURER'S GUARANTEED OP MINIMUM OF ONE YEAR. ANY
SETTLING OF BACKFILLED TRENCHES NHICH MAY OCCUR DURING THE ONE YEAR PERIOD SHALL BE REPAIRED TO THE
OWNER'S SATISFACTION BY THE CONTRACTOR WITHOUT EXPENSE TO THE ONNER- INCLUDING THE COMFLETE RESTORATION
OF ALL DAMAGED PLANTING, PAVING OR OTHER IMFROVEMEN75 OF ANY KIND.
WATER AX) I T NOTA
THE CONTRACTOR HILL CONDUCT AN IRRIGATION AUDIT USING A CERTIFIED IRRIGATION AUDITOR,
AFTER THE FINAL FIELD OBSERVATION HAS BEEN COMPLETED AMC) ALL IRRIGATION COMPONENTS ARE
INSTALLED IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS AMC:) THE IRRIGATION SYSTEM IS
ACCEPTED BY THE PROJECT ARCHITECT FOR MAINTENANCE.
THE IRRIGATION AUDIT WILL BE CONDUCTED IN ACCORDANCE NITH THE FOLLOWING SCHEDULE:
I. PLACE FLA65 AT EACH HEAD IN THE ZONE (WHERE NECESSARY).
2. MEASURE SPACING AMC' MARK MID -POINTS BETWEEN HEADS (NHERE NECESSARY)
5. PLACE WATER MEASURING RECEFTACLE5.
4. TAKE READINGS OF 'NATER LEVEL IN REGEFTAGLES AND RECORD RESULTS.
5. MEASURE HEAD PRESSURE IN EACH ZONE AND RECORD RESULTS.
6, AFTER COMPLETING ZONE, ADVANCE TO NEXT ZONE AND REPEAT FROCEDURE.
T. SUBMIT THE RESULTS OF THE AUDIT TO THE PROJECT ARCHITECT.
THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELON ARE INTENDED AS MINIMUM
STANDARDS AND MORE EFFICIENT ATTENTION MAY BE REQUIRED DEFENDING ON THE PARTICULAR
SITE CONDITIONS,
I. CONTROLLER CABINET - OPEN CABINET AND rI_ AN OUT DEBRIS AND REPLACE BATTERY AS NECESSARY.
CHECK NIRIN6 AND REPAIR AS NEEDED AND CHECK CLOCK AMC, RESET, IF NECESSARY,
2. IRRISATION SCHEDULE - ADJUST SCHEDULE FOR SEASONAL VARIATIONS AND OTHER CONDITIONS
NHICH MAY AFFECT THE AMOUNT OF NATER NEEDED TO MAINTAIN PLANT HEALTH, ADJUST AS NECESSARY.
3. P.O.G. - VISUALLY INSPECT COMPONENTS FOR LEAKS, PRESSURE SETTINSS, SETTLEMENT OR OTHER DAMAGE
AFFECTING THE OPERATIONS OF A COMPONENT, REPAIR AS NEEDED.
4. REMOTE CONTROL VALVES, ISOLATION VALVES, MASTER CONTROL VALVES AND QUICK COUFLER VALVES
VISUALLY INSPECT FOR LEAKS, SETTLEMENT, WIRE CONNECTIONS .AND PRESSURE SETTINGS, REPAIR AND ADJUST
AS NEEDED.
5. PRESSURE SUPPLY LINES AND NON -PRESSURE LINES - VISUALLY INSPECT FOR LEAKS OR SETTLEMENT OF TRENCH.
6. SPRINKLERS/DRIPPERLINES - VISUALLY CHECK FOR ANY BROKEN, MISALIGNED OR CLOGGED HEADS OR EMITTER
OUTLETS, HEADS KITH INCORRECT NOZZLE/ARG, INADEQUATE COVERAGE OR OVERSPRAY AND LON HEAD DRAINAGE,
REPAIR AS NEEDED.
7. FILTERS AND STRAINERS - VISUALLY CHECK FOR LEAKS, BROKEN FITTINGS. GLEAN AND FLUSH SCREENS.
AUDIT SHALL BE IN ACCORDANCE WITH THE LATEST STATE OF CALIFORNIA LANDSCAPE WATER MANAGEMENT
PROGRAMS DESCRIBED IN THE LATEST LAND5CAFE IRRIGATION AUDITOR HANDBOOK. THE LAND5CAFE
IRRIGATION AUDITS TO BE CONDUCTED BY A QUALIFIED INDIVIDUAL AND THE AUDIT SCHEDULE SHALL BE CONDUCTED
AT LEAST ONCE EVERY FIVE YEARS AN ACCORDANCE WITH THE REOUIREMENTS OF TITLE 20, DIVISION I OF THE
LOS ANGELES COUNTY CODE.
ZONE- b l ISH
ZCNE2: MSC) I M
-Al -An-AIS
OD
JR IRRIGATION CONSULTANTS
4353 CHASE AVENUE, LOS ANGELES, CALIFORNIA 90066
(310) 396-4094 Office (310) 902-6069 Cell (310) 313-4214 Fax
\ jessCjrirrigation.corn jrirrigationC6ca.rr.corn
THESE DOCUMENTS ARE THE PROPERTY OF KATZMMER NEWELL KEHR AND MAY NOT DE REPRODUCED.
CHANGED OR COPIED IN ANY MANNER WHATSOEVER. NOR ARE THEY TO RE ASSIGNED TO A THIRD
PARTY WITHOUT THE WRITTEN PERMISSION OF KATZMAIER NEWELL 'REHR, IN ME EVENT OF THE
UNATHORIZED USE OF THE DAGNMENTS BY A THIRD PARTY. THE MIND PARTY SHALL INDEMNIFY.
HOLD HARMLESS AND DEFEND KARMAIER NEcELL KEHR AGAINST ALL CLAIMS THAT MIGHT ARISE
OUT OF SUCH UNAUTHORIZED REUSE OF THESE DOCUMENTS,
Katzmaier Newell Kehr
Architecture
Landscape Architecture
Planning
5151 California Avenue
Suite 100
Irvine, CA 92617
949-825.7018
ROONEY HOUSE
2451 MARINO
BAYSHORES
NEWPORT BEACH, CA
LANDSCAPE
IRRIGATION
PLAN
1/8" =1 U8
NOV. 5, 2016
8OF10
3i
PA2017
TYPICAL BUILDING WALL
AUTOMATIC CONTROLLER ASSEMBLY
(WALL MOUNTED)
ELECTRICAL CON12UIT TO INDEPENDENT
j SOURCE (CONTROL -UNIT ELECTRICAL
REQUiRMENTS: 12OV, 60CYC, 2A MAX)
PROVIDED UNDER ELECT. SECTION
'
IF
--- FIN15H FLOOR, GRADE, ETC..
•
AP
" I/� ------ 5TRA16HT CONDULET FOR WIRE
/ - - CONNECTIONS USING WIRE UNIT
/J 2" RVG SLEEVE WITH 2" LONG SLEEVE
PULLBOX PROVIDED BY 6L.
J ------ ELECTRICAL TAPE (TAPE HIRING-
AT
IRINGAT INTERVALS OF 0 O.G.)
CONTROL WIRING (AWG -UF TO
CONTROL UNIT AT TERMINALS)
--- I COMMON WIRE TO ALL R.G.V.'5
` I CONTROL WIRE TO EACH R.C.V.
NOTE:
L COMMON WIRE TO BE WHITE AND CONTROL WIRE TO BE BLACK IN COLOR
2. NO SPLICES SHALL BE MADE BETWEEN CON1ROOLLER .AND REMOTE
CONTROL VALVE UNLESS OTHERWISE NOTED ON DRAWING.
3. CONTROL WIRING 5EQUENCE CORRESPONDS TO OPERATING 5EOUENCE OP
REMOTE /AL ✓ESI S AUTOMATIC CONTROLLER UNIT STATION CONNECTION
15EE IRPIC-ATION PLAN FOR CORRECT ✓ALVE SEQUENCE)
Nf'FlCAL AUT01 1ATIC C011TRCLLER A55E1 IBL I
NO SCALE (WALL MOUNTED TYPE) JR -2007
GATE ✓ALVE
ME55UPE RECLILATOR-
SET .AT P.5.1.
f DELI,/EF) PRESSURE I
LOOSE KEY
--
H05£ 51M
STRAINER #46
MESH MONEL
BRASS ELBOW -`
rr--a
BRASS NIPPLE -. df I.
GATE VALVE ----. MOy,,,
BRASS PIPE
- RELIEF
PORT
rte° J
BRASS NIPPLE
�( TYP- 5 PLACES )
l .-BRASS ELBOW
e ,--BRASS NIPPLE
BRASS UNION
s,
-- BRAS5 PIPE
Iii
NOTES:
I. EQUIPMENT TO BE INSTALLED AT A MAXIMUM OF 12' FROM WALLS, BLDGS, ETC.
2- WHEN UNI7 15 NEXT TO BUILDING, WALL. ETC., TEST COCKS ARE TO BE ON OUTSIDE.
3. ALL UNDERGROUND PIPES SHALL BE DOUBLE WRAPPED WITH APPROVED TAPE WHEN
L151NO GALVANIZED STEEL PIPE.
YPICAL BA
CKFL®W FREVENTER A55EMBLY
NO SCALE (REV -3/27/00) (2 1/2' AND SMALLER) JR -2007
II TYP
NO SCALE
TYP. TREE OR PLANT
-SPRINKLER HEAD
SET FLUSH WITH TOP OF POT)
FINISH GRADE
SEH. 40 PVC RISER
- PROVIDE HOLE IN
POT AND WATERPROOF
/- ADAPTOR (SXT)
/-DECK, FLOOR, ETC.
BRA55 COUPLER
(SET FLUSH WITH
FINISH FLOOR, DECK, ETC.
---- TO SYSTEM
BOX TO BE PLACED AT RIGHT
ANGLE TO HARD51-APE EDGE
12' X IS" PLASTIC BOX 4 COVER4W, , I � EDGE OF
LOCK TOP MARKED: 'RG.V.' �� I '(I% HARDSGAPE,
y h1�
CURL TYPE EXPLANTING AREA,PANSION EtG.
LOOP ( MIN. 24 )
WATERPROOF WIRE
CONNECTION -
TAG WITH SEQUENCE NO.
5ECURF TO SOL ID
LINj. -. • • • - !rE FPIRTTES�RE
WIRES. SEE SPEG'S
FINISH GRADE - '1A
LAWN AREAS
FINISH GPAD1-\'- P✓C LINE PIPE
r
SHRUB AREAS .� -�' r -- SOLENOID
FLOW ADJUST -
PEA 6RA\JEL
1l.\. \ ( MIN. 5 CU. FT.)
/ a
O --'--------------'--- - P✓G 5CH. 40
f MALE .ADAPTER
- (TYP. _PLACES
• - wC LINE PIPE
---------------- PVC ELBOW
• .----------- - P✓C LINE PIPE
/ 1 .\ ----------------- PVC SUPPLY
LINE FITTING
(5X5\5)
�- -- CONTROL AND COMMON WIRE5
TAPE ALONG PRESSURE SUPPLY
LINE EVERY 10 FEET.
NOTES:
I. VALVES ARE TO BE INSTALLED IN SHRUB AREAS UNLESS OTHER45E APPRO✓ED.
WHEN MORE THAN ONE VALVE 15 LOCATED IN THE 5AME .AREA.
PROVIDE A SPACE A MIN. OF 3 FT. APART.
3. USE TEFLON T.AFF ON .ALL. THRE.APED FITTINGS.
OltITROL `✓ALVE All --SEI. IBL
I STRAIGHT TYPE ) JR -2015
AUTOMATIC CONTROLLER
TO PONIgR DATA CONTROLS LARK BOX INSTALLED INSIDE
CONTROLLER HOUSING
SUPPLY
ei of �� r --r. ,nurrc r-(21 +114 WIRE
PLASTIC EOX 4 COVER
W,606K TOP ITYP.1--\
° FINISH GRADE-
- GABLE (FAZE 1200-P)
-1
- // ^ FLOW SENSOR 3/4" GRAVEL (MIN 3 CV -FT)
/ \
/� •( ` MASTER CONTROL
'AIR � VALVE (NORMALY OPEN)
OI'A
TEE F 0
(5X5XT) L
COUPL I,NG D�
�IpIS�'
NOTE:
I. INSTALL VALVE 5OXE5 1/2' ABOVE FINISH GARDE-LAhN AREAS
2. INSTALL VALVE BOXES 2' ABOVE FINISH 6RADE-SHRUB AREAS
5. ALL WIRE5 ARE TO BE #14 CAWE
4. USE TEFLON TAPE ON ALL THREADED FITTINGS
5. WATERPROOF ALL WIRE -5 CONNECTIONS
)YFI&AL MA5TER C0NTRCL VALVE 4 FL®Wo SCA5ENS�R JR 2001
V PVC, THREADED
GAP
ADAPTOR TO '4' MPT
(RAIN BIRD PA -80)
INSTALLATION
SUBSURFACE TUBING
BURIED4 MAX
SWING JOINT COLLECTOR
ASSEMBLY MANIFOLD
IT POP-UP HEAD
SPRINKLER
NOTES:
- INSTALL SPRINKLER INDICATOR HEADS 24' FROM FENCES, WALLS OR BUILDINGS.
e INSTALL SPRINKLER INDICATOR HEADS 4' FROM PAVING EDGE IN GROUND COVER AREAS.
• USE TEFLON TAPE ON ALL THREADED FITTINGS.
.Y CI�ITYPICAL FLUSH -®UT 4 INDICATC
A-2016 \ NO SCALE RAINBIRD 1812 W PA -BO ADAPTOR 4 GAP
JR -2015
FIN15HED GRADE IN TURF AREAS
f12" X IS') PLASTIC RECTANGULAR VALVE BOX
WITH BOLT DOWN COVERS, USE STAINLESS BOLT,
NUT, AND WASHER. BOX TO BE PLACED AT
RIGHT ANGLE TO HARDSe AFE EDGE. HEAT
BRAND 'REV SEQUENCE" ONTO CONTROL VALVE
BOX LID.
- SCH. 40 PVC ELBOW (FEMALE X FEMALE)
- REMOTE CONTROL VALVE SEE LEGEND FOR SPECS.
- WIRE CONNECTORS
-- SCH SO PJC UNION TYPICAL
---------
VALVE ID TAGS
FINISHED GRADE IN SHRUB AREAS
---'iF-- --- .. .- SCH W F/C
li NiPPI.ETYP
0A _L
.
BRA55 ELBOW-�]
/.)
LINE SIZE X 12'
t
BRA% NIPPLE
--
63/4'
PVC FEMALE ADAPTER -
- -BRASS ELEOW
PRESSURE SUPPLY -
BRICK SUPPORTS --
LINE-
DOMESTIC PRESSURE
PEC[
(`.SEE SPEGIFICA GATION )
-SUPPLY LINE -INTAKE
MAINLINE PIPE
(see 5PEGIF[CATION )
P& SPECS.
NOTES:
I. EQUIPMENT TO BE INSTALLED AT A MAXIMUM OF 12' FROM WALLS, BLDGS, ETC.
2- WHEN UNI7 15 NEXT TO BUILDING, WALL. ETC., TEST COCKS ARE TO BE ON OUTSIDE.
3. ALL UNDERGROUND PIPES SHALL BE DOUBLE WRAPPED WITH APPROVED TAPE WHEN
L151NO GALVANIZED STEEL PIPE.
YPICAL BA
CKFL®W FREVENTER A55EMBLY
NO SCALE (REV -3/27/00) (2 1/2' AND SMALLER) JR -2007
II TYP
NO SCALE
TYP. TREE OR PLANT
-SPRINKLER HEAD
SET FLUSH WITH TOP OF POT)
FINISH GRADE
SEH. 40 PVC RISER
- PROVIDE HOLE IN
POT AND WATERPROOF
/- ADAPTOR (SXT)
/-DECK, FLOOR, ETC.
BRA55 COUPLER
(SET FLUSH WITH
FINISH FLOOR, DECK, ETC.
---- TO SYSTEM
BOX TO BE PLACED AT RIGHT
ANGLE TO HARD51-APE EDGE
12' X IS" PLASTIC BOX 4 COVER4W, , I � EDGE OF
LOCK TOP MARKED: 'RG.V.' �� I '(I% HARDSGAPE,
y h1�
CURL TYPE EXPLANTING AREA,PANSION EtG.
LOOP ( MIN. 24 )
WATERPROOF WIRE
CONNECTION -
TAG WITH SEQUENCE NO.
5ECURF TO SOL ID
LINj. -. • • • - !rE FPIRTTES�RE
WIRES. SEE SPEG'S
FINISH GRADE - '1A
LAWN AREAS
FINISH GPAD1-\'- P✓C LINE PIPE
r
SHRUB AREAS .� -�' r -- SOLENOID
FLOW ADJUST -
PEA 6RA\JEL
1l.\. \ ( MIN. 5 CU. FT.)
/ a
O --'--------------'--- - P✓G 5CH. 40
f MALE .ADAPTER
- (TYP. _PLACES
• - wC LINE PIPE
---------------- PVC ELBOW
• .----------- - P✓C LINE PIPE
/ 1 .\ ----------------- PVC SUPPLY
LINE FITTING
(5X5\5)
�- -- CONTROL AND COMMON WIRE5
TAPE ALONG PRESSURE SUPPLY
LINE EVERY 10 FEET.
NOTES:
I. VALVES ARE TO BE INSTALLED IN SHRUB AREAS UNLESS OTHER45E APPRO✓ED.
WHEN MORE THAN ONE VALVE 15 LOCATED IN THE 5AME .AREA.
PROVIDE A SPACE A MIN. OF 3 FT. APART.
3. USE TEFLON T.AFF ON .ALL. THRE.APED FITTINGS.
OltITROL `✓ALVE All --SEI. IBL
I STRAIGHT TYPE ) JR -2015
AUTOMATIC CONTROLLER
TO PONIgR DATA CONTROLS LARK BOX INSTALLED INSIDE
CONTROLLER HOUSING
SUPPLY
ei of �� r --r. ,nurrc r-(21 +114 WIRE
PLASTIC EOX 4 COVER
W,606K TOP ITYP.1--\
° FINISH GRADE-
- GABLE (FAZE 1200-P)
-1
- // ^ FLOW SENSOR 3/4" GRAVEL (MIN 3 CV -FT)
/ \
/� •( ` MASTER CONTROL
'AIR � VALVE (NORMALY OPEN)
OI'A
TEE F 0
(5X5XT) L
COUPL I,NG D�
�IpIS�'
NOTE:
I. INSTALL VALVE 5OXE5 1/2' ABOVE FINISH GARDE-LAhN AREAS
2. INSTALL VALVE BOXES 2' ABOVE FINISH 6RADE-SHRUB AREAS
5. ALL WIRE5 ARE TO BE #14 CAWE
4. USE TEFLON TAPE ON ALL THREADED FITTINGS
5. WATERPROOF ALL WIRE -5 CONNECTIONS
)YFI&AL MA5TER C0NTRCL VALVE 4 FL®Wo SCA5ENS�R JR 2001
V PVC, THREADED
GAP
ADAPTOR TO '4' MPT
(RAIN BIRD PA -80)
INSTALLATION
SUBSURFACE TUBING
BURIED4 MAX
SWING JOINT COLLECTOR
ASSEMBLY MANIFOLD
IT POP-UP HEAD
SPRINKLER
NOTES:
- INSTALL SPRINKLER INDICATOR HEADS 24' FROM FENCES, WALLS OR BUILDINGS.
e INSTALL SPRINKLER INDICATOR HEADS 4' FROM PAVING EDGE IN GROUND COVER AREAS.
• USE TEFLON TAPE ON ALL THREADED FITTINGS.
.Y CI�ITYPICAL FLUSH -®UT 4 INDICATC
A-2016 \ NO SCALE RAINBIRD 1812 W PA -BO ADAPTOR 4 GAP
JR -2015
FIN15HED GRADE IN TURF AREAS
f12" X IS') PLASTIC RECTANGULAR VALVE BOX
WITH BOLT DOWN COVERS, USE STAINLESS BOLT,
NUT, AND WASHER. BOX TO BE PLACED AT
RIGHT ANGLE TO HARDSe AFE EDGE. HEAT
BRAND 'REV SEQUENCE" ONTO CONTROL VALVE
BOX LID.
- SCH. 40 PVC ELBOW (FEMALE X FEMALE)
- REMOTE CONTROL VALVE SEE LEGEND FOR SPECS.
- WIRE CONNECTORS
-- SCH SO PJC UNION TYPICAL
---------
VALVE ID TAGS
FINISHED GRADE IN SHRUB AREAS
---'iF-- --- .. .- SCH W F/C
li NiPPI.ETYP
0A _L
.
2l<
r
t
10 }PVC LA7`ERAL PIPE
--
63/4'
GATE VALVE
C0
Irl
BRICK SUPPORTS --
4 RED. PER BOX
TRAIN£R/RE6ULATORA
\C:: I00-PRB-COM KIT?
MAINLINE PIPE
FVC SCH 40 FEMALE
P& SPECS.
ADAPTER
SCH W PVC
PVC LATERAL LINE-
T.Oe- NIPPLE
- \GZ-100-PRE-COM KIT)
3/4" ROCK, 3 GFT.,WX - J
NOTE:
INSTALL CONTROL /AL /ES, A MINIMUM Or •12 IN.' APAPT IN SHRUB AREAS
UNLESS OTHERWI5E NOTED.
7)TYPIC /AL REI 10TE 001ITROL. /AL/E iPRIP)
j NO SCALE (RAINBIRD \GZ-095-PRF) 3/4' JR -2015
3'
oO o
r?"
FINISH GRADE
TURF AREAS
FINISH GRADE
SHRUB AREAS
�- ROUND COVER
)
BON 4 DOVER
CLOVER MARKED
MAX. 11% "IRR[. GATE'
eta HANIP HEEL
%- PVG SUPPLY LINE
NOTE
I. GATE VALVE SHALL BE INSTALLED IN SHRUB AREAS LNLE55 OTHERWISE APPROVED.
2. USE TEFLON TAPE ON ALL THREADED FITTINGS.
TYPICAL LATE VALVE A55EMl5LY
NO SCALE (3" AND SMALLER) JR -2007
HOUSE ROOF
RAIN SEN90R--
(EXACT LOCATION
TO BE DETERMINED
ON SITE)
RAIN CHECK 3 -WIRE
RED WIRE TO MASTER VALVE
TERMINAL, WHITE WIRE TO
COMMON TERMINAL, BLUE WIRE
TO VALVES
BLIT -PROVIDES COMMON
TO VALVES
13E
17 SCALE
LE
IRRIGATION CONTROLLER
MASTER VALVE COMMON
EN50R A55EMBLY
1R-2015
t-4--�--'--'-- --- -
13 NOTE: INSTALL CONTROL VALVES A MINIMUM OF (12 INJ APART
14 IN 5HRUB AREAS UNLESS OTHERWISE NOTED.
I } FIN15H SRADETOP OF MU.GH
PVC MALE
ADAPTER
\y\a
jllo
10 }PVC LA7`ERAL PIPE
--
63/4'
GATE VALVE
C0
GRAVEL0
RAIN BIRD DB SERIES
_-
00
PVC WH 50 NIPPLE (2 -INCH LENGTH,
��
\C:: I00-PRB-COM KIT?
PVC, MALE
( 6 } ID TAG
ADAPTER
NOTE
I. GATE VALVE SHALL BE INSTALLED IN SHRUB AREAS LNLE55 OTHERWISE APPROVED.
2. USE TEFLON TAPE ON ALL THREADED FITTINGS.
TYPICAL LATE VALVE A55EMl5LY
NO SCALE (3" AND SMALLER) JR -2007
HOUSE ROOF
RAIN SEN90R--
(EXACT LOCATION
TO BE DETERMINED
ON SITE)
RAIN CHECK 3 -WIRE
RED WIRE TO MASTER VALVE
TERMINAL, WHITE WIRE TO
COMMON TERMINAL, BLUE WIRE
TO VALVES
BLIT -PROVIDES COMMON
TO VALVES
13E
17 SCALE
LE
IRRIGATION CONTROLLER
MASTER VALVE COMMON
EN50R A55EMBLY
1R-2015
t-4--�--'--'-- --- -
13 NOTE: INSTALL CONTROL VALVES A MINIMUM OF (12 INJ APART
14 IN 5HRUB AREAS UNLESS OTHERWISE NOTED.
I } FIN15H SRADETOP OF MU.GH
(q j PVC BCH 40 FEMALE ADAPTOR
1 2 VALVE BOY, WITH COVER
10 }PVC LA7`ERAL PIPE
( 3 150 -INCH LINEAR LENGTH OF WIRE, COILED
(-11 P'✓C SCH 60 NIPPLE (LENGTH AS REQUIRED)
(�) WATERPROOF CONNECTION:
4
(j ) PVC SIGH 40 ELL
RAIN BIRD DB SERIES
(5 ') I -INCH BALL VALVE (INCLUDED )N(i3
PVC WH 50 NIPPLE (2 -INCH LENGTH,
��
\C:: I00-PRB-COM KIT?
HIDDEN) ANG PVC SCH 40 ELL
( 6 } ID TAG
(-14 -� PVC 50H 40 TEE OR ELL
- REMOTE CONTROL VALVE:
IS MAINLINE PIPE
I }
(/7 ) RAIN BIRD PESB (IWLLCED IN
- \GZ-100-PRE-COM KIT)
(' 1E• 5 -INCH MINIMA DEPTH OF 5•'4 -INCH
WASHED SRAVEL
-- PRESVJRE REE47-ATING pUICK CHECK GASKET
' b)
-1
FILTER: RAINIBIRC PRB-OK_kK-100
'-'" (INCLUDED IN \C
(17 P/C 51-H EO NIPPLE. CLOSE iINCLUDED IN
-PRS-100-COM KIT)
! \r-_-PRB-100-COM KIT)
►'t`PICAL, REI f0TE C0I
ITROL /AL ,/E
NO 56ALE (RAINBIRD XCZ-100-PR5-COM' I" R-2014
NOTE:
IN5TAL.L ROOT WATERIN& =STB?
ASSEMBLIES IN RELATIONSHIP TO
TREE ACCORDING TO MF6R.
RECON4IENDATION5.INSTALL
PRODUCT WITH TOP FLL15H WITH ^�
FINISH 6PADE.�
I :- 4 -INCH ORATE INCULDED'
i 2I DA35LER: RAINBIRD R46 -C, C-1402
i2 PER TREE OR A5 REOUIRED'
vl ROOT WATERING SYSTEM;
RAINBIRD RWS-13-V-140'
INCLUDES PGE BUBBLER
0.50 GPM BUBBLER WITH
RISER, GRATE, SWING ASSEMBLY,
U- INCH MALE NPT INLET, AND
BASKET CANISTER
41 FINISH GRADE
5! OPTIONAL PEA GRA /EL
j) I.'2 INCH PVC %H. 80 NIPPLE
") V2 INCH 90 DEGREE ELBOW
J 12 INCH SWING A55EMBLY (INCLUDED)
91 I.r_ INCH MALE NOT INLET
10 SIGH• 40 PVC TEE OR ELL
J LATERAL LINE
I2) 4 INCH BASKET WEAVE CANISTER
13 FINISH GRADE
NOTE:
I. USE TEFLON TAPE ON ALL THREADED FITTINGS-] 1/2" WPAP5 MAX.
T1'PICAL TREE BUBBLER A55EM!5LY
NO SCALE JR-IRPG
12" MAX. NEXT TO WALK
36' MIN. WHEN IN FRONT
OF PARKING STALLS
HOSE BIBS -BENT NOSE
HANDLE TYPE
(WITH INTEGRAL VACUUM
BREAKER)
FINISH GRADE
SHRUB AREAS
STAINLESS STEEL (LAMP
i 2 PLACE -5)
3/4' DRAS5 NIPPLE
f LENGTH AS REO'D )
PVC SUPPLY LINE
(S X 5 X T) FITTING
5,4' SCH. &0 PVC NIPPLE
I LONG
5CH. 40 P -/C ELBOW
3/4' BCH. W PI/0 NIPPLE
4"LONG
SCH. 40 PVC ELBOW ( TX T )
:' X 2' REDWOOD STAKE
I ROUGH ) MIN. 36' LONG OR AS
SITE REQUIRES
PVC SUPPLY LINE
NV IE:
I. USE TEFLON[ TAFE ON .ALL THREADED FITTINGS -1 V2' WRAPS MA\.
2. INSTALL IN SHRUB OR GROUND COVER AREAS ONLY,
3. HOSE BIBB TO FACE CURB, 51DEWALK, ETC.
'PICAL HOSE 5I05- A55E1 I5LY
NO SCALE JR -2015
RAINBIRD OF DRIPLINE HEADER
A55CMDL t
(42,
4' I
n!(6)I
FRT-i�'-'P•TF�'�4�.
�
'I'I
I
�.
I I
I
`• I'.
f :) FLUSH POINT (TYPICAL)
(S) PERIMETER OF AREA
_ PERIMETER DRIPLINE PIPE TO BE
(4) INSTALLED 2^'-4' FROM PERIMETER
I J OF AREA
I
PIC SUPPLY PIPE FROM RAIN BIRD
l 5� CONTROL ZONE KIT (SIZED AS NOTED
I OR LATERAL FLOW DEMAND)
(6) P✓C SUPPLY MANIFOLD
Iv) CONNECTION FROM SUPPLY MANIFOLD
TO DRIPLINE (TYPICAL)- SEE INSET A
SUB -SURFACE DRIPLINE:
I 1.ei RAIN BIRD XF 5ERIE5 DRIPLINE (TYP)
Oq RAIN BIRD XF SERIES BLANK TUBING
BARB .\ BARB INSERT TEE OR CR055:
! QJ RAIN BIRD XFF-TEE OR
- - - - - - - RAIN BIRD XFD-CROe5 (TYPICAL)
`-'�` 13 Iii )`, AIR RELIEF VALVE: RAIN BIRD
MODEL: ARV050
12 BARB X FEMALE FITTING:
vv RAIN BIRD XFD-TFA-0.15 FITTING
DRIP SYSTEM OPERATION INDICATOR
13 (INSTALL PER ZONE AREA)
INSTALLATION TO BE DETERMINED ON
517E (RAINBIRD OPERIND)
NOTES
:- DISTANCE BETYCE14 LATERAL ROYL9 AND EMITTER 5FACINS TO BE BASED ON SOIL
TYPE. PLANT MATERIALS ANT'. CHANGES IN ELEVATION. SEE RAIN BIRD XF-5D1
DRIPLINE INSTALLATION WIDE FOR S 56ESTED SPACINGS OR AS SPECIFIED.
LEN5TH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMIM
1.E1,45TH OF 402 FEET (BASED ON INLET PRESSURE OF 40 FSA, 16- OF SPACINS,
AND NOMINAL FLOW OF 0.9 GALLONS PER MOM
3. AIR RELIEF VALVE TO BE INSTALLED AT HIGH POINT OF AREA.
4. P' EN MIN5 ITMM INSERT FITTIN65 WITH DE516N PRESSURE OVER SOP51, IT 15
RECON.`ENDED THAT STAINLESS STEEL CLAMPS BE INSTALLED ON EACH FITTING.
IL" YFICAL 5U5-5URFACE I
NO SCALE A55EMBL7
JR -2015
JR IRRIGATION CONSULTANTS
4353 CHASE AVENUE, LOS ANGELES, CALIFORNIA 90066
(310) 398-4094 Office (310) 902-6069 Cell (310) 313-4214 Fax
\ jessOjrirrigation.com jrirrigation@ca.mcom
ncze DDCNVHrs ARE nc RRaPuett a MArzuMrx x[Ycu McxR Mn vAY Mor eC RCPRDDucm,
MMM M C D W WY AME TE'/ 10 W ASI Gip A MRD
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uMArwort¢m use a r,[ Dpnamns A D•ro PAR P.en. me nsU PAvn sx,Mi WDoersr,
xm H.MY ss MO affum Mwiiuspe ,EaDl Mw+ A. T Au gaw5 Wi,r Wwr MSc
Wr a suw UxAD1,RJIxIFTs ISI15< Q< TtF$E pONMFWrS
Katzmaier Newell Kehr
Architecture
Landscape Architecture
Planning
5151 California Avenue
Suite 100
Irvine, CA 92617
M-825-7018
ROONEY HOUSE
2451 MARINO
BAYSHORES AiC APPROVED
NEWPORT BEACH, CA
JAN 2 3 20171
LANDSCAPE
IRRIGATION
PLAN
= 1'
5,
L1.9
90F10
PA2017
I. ALL WORKF1AN5I+P AND MATERIALS SHALL CONFORM TO LOCAL BUILDIN6 AND PLUMBING CODES HAVING JURISDICTION.
2. APPL-Y AND PAY FOR ALL PFRMITS REOUIRED FOR THI5 PORTION OF THE WORK
3. PROTECT THIS WORK .AND THE OWNER'S PROPERTY FROM LPAMAC�L? AS A RESULT OF THE WORK.
4. PRIOR TO 5UDI-11TTIN6 DID, E --.AMINE THE SITE AND THE CONDITIONS THEREOF.
S_ iHF WO13.K TO BE rERVORMED UNDER THIS CONTRACT INCLUDES FURNI5HIN6 ALL- I-ABOR, IAATERIALS, TOOLS. MACHINERY,
ANE? EOLIIPMENT NECESSARY TO INSTALL_A COMPLETE= SPRINKLER AS SHOWN ON THE IRRIGATION PLANS, INCLUDING, TRENCHING,
t3ACk'-FII.LIN6. CTC.
6. PRIOR TO COI II-IENCING WORK ON THE: PROJECT, ARRANCE .AN ON -SITE: CONFERENCE WITH THE LANDSCAPE ARCHITECT. OR 14I5
PUL'i' APPOINTED REPRESENTATIVE.
',. THE: INSIALLATION AND OPERATION OF THE 5Y5TEF1 MUST BE APPROVED BY THE LANDSCAPE ARC-11MIT.
3. IF IT IS FOUND DURING INSTALLATION THAT THE SITE VARM-S FROI"( rHF DRAWI1,165, NOTIFY THE LAN1',75CAPF ARCHITECT BEFORE
PROCEEDING WITH THE WORK.
'. COORDINA TE THE INSTALLATION OF ALL SPRINKLER MATERIALS, iNCLUDIN6 PIPE, iNITH THE LANDSCAPE ORAWING5 TO A'✓OID
NrERFERlN6 WITH THE PL_-ANTING OF TRE!e5, SHRUBS, OR OTHER PLANTING.
IT 15 THE INTENT OF THESE ORAWINC5 AND SPECIFICATIONS TO INDICATE A C011-9PLETE SPRINKLER SY57EI-[ INSTALLED AND READY
FOR 05E WITHOUT FURTHER COST TO THE OWNER.
II. i.io, = ACCURATELY ON ONE SET OF REPRODUCID-1-F PRI14T5 OF THE DRALNING5. RECORD PL -AN KEPT UP TO DATE A5 THE
PROJECT IN UNDER CONSTRUCTION. DIMENSION FROM TWO PERMANENT POINTS OF REFERENCE THE LOCATION OF
THE PRESSURE SUPPLY LINE ROUTIId6, ALL /AL.VES, PLUB TEES, AI4D CONTROL WIRF.
12. THE SPRINKLER SYSTEM SHALL BE UNCONDITIONALLY WARRANTED FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE.
MANUFACTURER WARRANTIFS SHALL NOT REPLACE THIS WARRANTY AND THE CONTRACTOR SHALL BE LIAELE FOR REPAIRS .AND
REPLACEi•IENTOF FAILED MATERIAL.
15- UPOI"I COFIPLETION ON THE WORK, REMOVE At -1- E\CE55 MATERIAL. EOUIPf`"iFt4'r ANP WA5TE TO THE 5AT-15F.ACTION OF THE
LANDSCAPE .ARCHITECT.
14. THE SPRINKLER IIISTALLATION SHALL BE DEEPIED II-ICOI IPLETE UNTIL ALL 5PRII•IKLER HEAD5,'/AL-VE5 AFID ALL RELATEM
IRR16ATION EOUIPMENT HAVE BEEN CHECKED AND ADJUSTED TO BEST CONFORM TO THE CONDITIONS AND REOUIREMENT5 THAT
6`I11_.L PRE,/Alla .AT THE FINISH SITE(, ANIS APPROVED RECORD PRAINIH51 HAVE EEFN 51,1BF IITTED. (THIS INCLUDEY CHANGE OF
tIO_'L_F5 IF R OUIREP FOR PP,OPCR c:0/ERA6E.'
IS. ALL 5PRII IKLER HEADS AND PIPING SHALL BE INSTALLED PER THEIR DETALI.-5. 11.1 THEIR RE51PECTI /F LOCATIONS, At -ID SHALL_
BE OF Tfir I LAFIUFPCTURER NOTED Vil-ESS OTHE:RWI5E APPRO/ELS.
IC. ALL MATERIAL REOUIRED FOR THE PROJECT (HALL BE AS INDICATED II -I THE LEGEND A14D 11I5TALLED .ACCORDIE46 TO $A14E OR A5
RECOF 1EIFNDED BY THE t"I.ANUFAC-TURER.
i9. ELECTRICAL SER /ICE REOUIRED FOR CONTROLLER SHALL BE PROVIDED BY OWNER,
85. CONNECTION PETW[:EN CONTROLLER AND REFiOTF CONTROL /AL,/ES WITH PIRF"f`r BURIAL 41,4G -UF COO JOLT WIRE.
MAKE 512E H0.1.4. NHE=RF PFRIIITTEP SPLICES SHALL BE HATERPROOFED.
r, F34.`,S-Ti F!TT(tiG ^41 4E.:L BF aCHE:DULE 40 PO4.1'/Illl'L. -CHLORIDE IIIM-TIOII 1 IOLDFC> 'Ilr) SP L7. TIRE<1p--
REOUIRED. SHALL ALS0 BE IIIJECTION I IOL-L7EP,
0. E CA /-:,TE TRE91CHES To SU=rII IEFIT DEPTH TO PRO /VE CO /ERA(<,LE= Or- IC's" O /eP -:,LL PPF_S50RE NUPPLY LII IFS .41 IP
le" e_ 1 -IF AL'- i10'I-Pt°_'ES<YURr- L.II!r-=5 OTHERI`I E I1,0T,P'-.r1' Jit DR AIT I1(:F�. I'IHFI1 - rjr!li. IS 10t:ATEP 011DFR PA ARE A�. 01.15-11PFF
C:11 IE1451011 TO BE 15121-011 diJBGP DE.
C01 [PACT BAC,,KFILL FOR TRENCHING TO A DRY PEI ISITY FOUAL TO THE ADJACEI•IT UNDISTURBED SOIL,
iCOHFORI 11116 TO ADJACENT GRA\DES WITHOUT GIPS, SUNKEN AREAS. HUI IPS, OR OTHER IRREC-ULARITIE5.
INITIAL BACKFILL 014 PLASTIC LINES SHALL BE OF A FINE GRANULAR i-IATERIAL WITH NO FOREIGN 1 IATTER LARGER THAN
I: IN 51::E.
3. IIISTALL ALL PRESSURE AND NOM -PRESSURE Lit IES, AHP AH T' EOUIPI !EI IT. INSIC?E PLAITTIMG AREAS WHERE /ER POSSIBLE. iPLANS
SHOW S'1`STEI I OUTSIDE SUCH AREAS FOR READABILITY AND CLAPIT`t ONLY.)
4. PRES50PIT RF6ULATIIIC '/AL /ES U51717) SHALL BE ADJUSTED FOR OPTIC V! I PRESSURE, OR AS NOTED Ott DRAWIt4y.
yS. REGULATE ALL 5-y5TEt IS TO A'/OiD SPRAYIFI(- ONTO BI)ILDI 105, N1ALKd AIIP ROAD4^IAY5 BY IIIDI'/fPUALLY ADJUSTIFI6 5PP.It.H'I_Fr
HL D5 At CONTROL /ALVES.
°6. IT 15 rHE RE5P01l51BILITY OF THE IN5T.ALLIN6 CONTRACTOR TO PFFINE AREA5 AS REOUIRED TO DETFRI- 11,1E E`-.AGT LOGAT.:Ii c i-
SPRINKLER HEADS PRIOR TO INSTALLATION.
n'i MAINTAIN RECORD PR.ANIN65 AND SPECIFICATIONS ON 51TE AT ALL Tit-iE5. RECORD ORAWIN65 SHALL BE UPDATED DAILY. SITE
REVIEWS WILL NOT BE COND06TED WITHOUT THE5e DRAWIN65.
:�. REVIEW AND VERIFY AREAS HAVING AN IRRIGATION 5Y5TEI.1 INSTALLED FOR ACCURACY OF SIZE AND CONFIGURATION. DRING ANY
DISCREPANCIES IES DISOOVIdRE® THAT WOULD AFFECT FINAL CO'✓ERABE TO THE LANDSCAPE ARCHITECT'S ATTENTION BEFORE
INSTALLATION. FAILURE TO DO SO WILL MEAN THE CONTRACTOR MAY BE RE5PON5115LE FOR ANY MODIFICATIONS REQUIRED.
,'al. SUPPLY AS PART OF THIS CONTRACT THE FOLLOWING TOOLS:
(A) TWO KEYS FOR EACH CONTROLLER SPECIFIED.
(E3) ONE CONTROLLER CHART FOR EACH CONTROLLER SUPPLIED. TH15 CHART 5H.ALL BE A REDUCED DRAWING OF THE
ACTUAL RECORD DRAWING, WITH EACH STATION INDICATED IN A DIFFERENT COLOR. CHART SHALL BE ENCAPSULATED
BETWEEN TWO PIECES OF PLASTIC. 20 MILS. TOTAL.
GENERAL LEEN®
SYMBOLS
DE5CRIPTIONS
MANUFACTURER 8 PART NO.
REFERENCE
2' P.O.C.
POINT OF CONNECTION
SPECIFICATION
��
PRESSURE SUPPLY LINES 4 SIZE 2 $ 5ML
SCHEDULE 40 P.V.G.
SPECIFICATION
sia
NON -PRESSURE LINES E SIZE
SCHEDULE 40 P.V.C.
SPECIFICATION
AI
CONTROLLER 5EOUENCE
45
GALLONS PER MINUTE
PLANTING AREA TYPE
I -I/2" RJ-
REMOTE CONTROL VALVE SIZE
�j
AUTOMATIC CONTROLLER
RAIN BIRD ESP -MC 5ERIE5
DETAIL NO. I
O
REMOTE CONTROL VALVES
RAINDIRD PED SERIES
DETAIL NO. 2
REMOTE CONTROL VALVE (DRIP ONLY)
RAIN6IRD XCZ-015-PRF
DETAIL NO. 3
REMOTE CONTROL VALVE (DRIP ONLY)
RAINBIRD XCZ-100-PRF
DETAIL NO. 4
(�
H05E B15BS
CHAMPION 261 4_F (W/INTE6RAL VACUUM BREAKER.,)
DETAIL NO, 5
BAG-KFLOhI PREVENTION ASSEMBLY
FEBCO a25Y (21)-PEEXIO X80 (2-I/2")
DETAIL NO. 6
1-'®e
5TRA INER ASSEMBLY
FEBCO 650 (2" 8 SMALLER)
DETAIL NO. b
PRESSURE REGULATOR 4 STRAINER
WATT5 U56 HP/SC/66
DETAIL NO. b
:ATE VALVE ASSEMBLY (3" 8 SMALLER)
HAMMOND 16645
DETAIL NO- i
MASTER CONTROL VALVE
SUPERIOR 3100 N/O
DETAIL NO. b
FLOW SENSOR ASSEMBLY
DATA INDUSTRIAL 220P
DETAIL NO. 8
SUB -SURFACE DRIPPERLINES (DRIP SYSTEM)
FLOOD BUBBLER (TREES ONLY)
RAINBIRD XFS-09-(8
RAINBIRD RW6-6-C-1402
DETAIL NO. IO
DETAIL NO. H
A
FLOOD BUBBLER (POTS ONLY)
RAINBIRD RW5-5-C-1402
DETAIL NO. II
RAIN CHECK DEVICE
RAINBIRD RAIN CHECK
DETAIL NO. IS
JR IRRIGATION CONSULTANTS
4353 CHASE AVENUE, LOS ANGELES, CALIFORNIA 90066
(310) 398-4094 Office (310) 902-6069 Cell (310) 313-4214 Fax
jess@jrirrigation.com jrirrigation@ca.rr.com
OCQY n A THE GThBEiTV C6 x.TtL MENELL XE /JD YFY 1*T M REPRP} 0.
01AMGE0 M O:OED W MY W WfR MNATS Afl. NOR RRE i 1 TO W AiOl 5 tO A MRD
G/Rn WM T TIF WTIEII MHdmW a! xA1Z11A6R NEYA1 xE7R. d IK EY T V M
uxATh m USE OE M W WT/ENm a, A I RARm THE MID RARn "ALL «OEw .
Hd ~-aL MD pE[ENO.172.Kx fFWE1L Y.E M.lJ16T ALL WA .1 .pY dR15E
WT O AI'31 ....MzEO mu 6 NEY WN<YHTs.
Katzmaier Newell Kehr
Architecture
Landscape Architecture
Planning
5151 California Avenue
Suite 100
Irvine, CA 92617
949-825.7018
ROONEY HOUSE
2451 MARINO
BAYSHORES AIC APPROVED
NEWPORT BEACH, CA JAN 2 3 2017,
LANDSCAPE
IRRIGATION
PLAN
5,2016 L1A
10 OF 10
33
Zoning Administrator - October 12, 2017
ITEM NO. 3a - ADDITIONAL MATERIALS RECEIVED
Rooney Residence Coastal Development Permit
Zoning Administrator Resolution No. ZA2017-###
Pape 3 of 6
features designed to retain dry weather and minor rain run-off on-site to ensure the project
does not impact water quality. Any water not retained on-site is directed to the City's storm
drain system.
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
5. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition
of approval is included that requires drought tolerant and prohibits invasive species. Prior
to issuance of building permits, the final landscape plans will be reviewed to verify invasive
species are not proposed.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Fact in Support of Finding:
and the n se d n ern+ .,ill Rot a#eGt p blip reg a atir.n
1. The project site is located between the nearest public road and the sea or shoreline in the
Private community of Bayshores. Implementation Plan Section 21.30A.040 requires that
the provision of public access bear a reasonable relationship between the requirement and
the project's impact and be proportional to the impact. The project involves the demolition
of two existing single-family residences on separate lots, and the construction of one
single-family residence on a lot to be merged. Therefore, there is no change in land use
and the proposed floor area, height, and bulk will not result in any significant adverse
impacts to public recreation, access or views or otherwise diminish the public's use of the
ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal parks,
trails, or coastal bluffs.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-012, subject to the conditions set forth in Exhibit "A,"
which is attached hereto and incorporated by reference.
01-03-17
To: ZONING ADMINISTRATOR - OCTOBER 12, 2017
Subject: ADDITIONAL MATERIALS RECEIVED
• ITEM III - DRAFT MINUTES OF 09/28/2017
• ITEM 1 b - Bengston Residence CDP (PA2017-058)
• ITEM 3b -Rooney Residence CDP (PA2017-029)
From: Jim Mosher [mailto:iimmosher@yahoo.com]
Sent: Thursday, October 12, 2017 12:57 PM
To: Alford, Patrick <PAlford@newportbeachca.eov>
Subject: Comments on Zoning Administrator Agenda (October 12, 2017)
Patrick,
The City has once again scheduled its Finance Committee meeting to overlap the Zoning
Administrator hearing.
So I don't expect to be able to attend, but I do have these comments:
Item 111.1. Minutes of September 28, 2017: page 1, Item B: the first sentence says "Gregg Ramirez,
Senior Planner, requested that this item be continued..." without identifying what item.
Shouldn't it say "Gregg Ramirez, Senior Planner, requested that Item 1 be continued..."?
I would also note that this request was likely accompanied by a written memo. However, none of the
materials related to the presentation of this Item 1 from September 28, including the continuation
notice, if any, have, at present, been preserved in the City's archive of the Zoning Administrator
hearings that day:
http://ecros.newportbeachca.gov/Web/O/fol/l 231481 /Rowl .aspx
I would suggest all the materials presented at the September 28 hearing be posted there, so both the
City and the public have a complete and accurate record of what transpired.
Item IVA. Bengston Residence Coastal Development Permit No. CD2017-024: The latest
request for continuance/tabling of this item says "The project is being re -designed to ensure the
proposed home complies with applicable development standards." The fact that there may be doubt
about the project's compliance is in curious juxtaposition to the "Project Summary" in the main staff
report, which assures the Zoning Administrator and public that (as already designed) "The project
complies with all applicable development standards." This vacillation, especially without any
explanation of what, specifically, the compliance doubt is about, raises serious questions about the
credibility of such assertions in future staff reports and Zoning Administrator resolutions.
i
emPal
Rooney Residence Coastal Development Permit No. CD2017-012: I think there is a
oasct issue, unaddressed here, related to the depletion of the already limited single family
coastal housing stock created by the merging of the few coastal lots on which such housing is
allowed. But judging from the staff report, that ship sailed when the merger underlying this out -sized
development was approved on July 28, 2016.
Yours sincerely,
Jim Mosher