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HomeMy WebLinkAbout03_941 Via Lido Soud CDP_PA2017-1664�EVVPOQT o e� CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT cticoaN01, SUBJECT: Gabriel Residence (PA2017-166) SITE LOCATION: 941 Via Lido Soud Coastal Development Permit No. CD2017-068 APPLICANT: Andrew Gabriel OWNER: Andrew Gabriel PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT January 11, 2018 Agenda Item No. 3 • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -C (Single -Unit Residential Detached - (10.0 - 19.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY A Coastal Development Permit (CDP) to allow the demolition of an existing two-story, 4,787 -square -foot, single-family residence and the construction of a new two-story, 6,580 - square -foot, single-family residence with an attached three -car garage. The project includes landscape, hardscape, and subsurface drainage facilities all within the confines of the private property. The site is protected by an existing private bulkhead that has been inspected, is in generally good condition, and will be reinforced in conjunction with the proposed construction. The design complies with all applicable development standards and no deviations are requested. 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. _ approving Coastal Development Permit No. CD2017-068 (Attachment No. ZA 1). 1 DISCUSSION Land Use and Development Standards • The project is located in the R-1 Zoning District, which allows a maximum of one residential dwelling unit on a single legal lot, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A CDP is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. • The property consists of one legal lot containing an existing single-family residence. The neighborhood is predominantly developed with two-story single-family residential structures. The design, bulk, and scale of the proposed development is consistent with the existing and anticipated neighborhood pattern of development. • The proposed single-family residence and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below: • The project includes a 1,866 -square -foot subterranean basement level containing storage and mechanical areas for the proposed residence. Newport Beach Municipal Code (NBMC) Section 20.18.030 (Residential Zoning Districts General Development Standards) excludes subterranean basement areas from floor area limitations. Hazards The finished first floor elevation of the proposed residence is 13.25 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. • The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by William Simpson & Associates, Inc., dated September 29, 2017, concludes that the cast -in-place wall is in generally good condition. In order to protect the proposed new development, the report recommends that the wall be reinforced and repaired, and provides specific recommendations on how this should be accomplished. Once the wall has been N Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front street 4 feet 5.5 feet Sides 4 feet 4.2 feet Front water 10 feet 12.5 feet Allowable Floor Area 8,062 square feet 6,580 square feet Open Volume Area 605 square feet 838 square feet Parkin 3 -car garage 3 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet sloped roof • The project includes a 1,866 -square -foot subterranean basement level containing storage and mechanical areas for the proposed residence. Newport Beach Municipal Code (NBMC) Section 20.18.030 (Residential Zoning Districts General Development Standards) excludes subterranean basement areas from floor area limitations. Hazards The finished first floor elevation of the proposed residence is 13.25 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. • The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by William Simpson & Associates, Inc., dated September 29, 2017, concludes that the cast -in-place wall is in generally good condition. In order to protect the proposed new development, the report recommends that the wall be reinforced and repaired, and provides specific recommendations on how this should be accomplished. Once the wall has been N reinforced and repaired, it is not anticipated that the wall will need further repair or replacement in the next 75 to 100 years. • A project -specific Coastal Hazards Analysis Report was prepared by William Simpson & Associates, Inc., dated September 29, 2017. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the life of the proposed development, provided the existing seawall is reinforced and repaired as recommended. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by Geofirm on August 22, 2017, provides recommendations relative to grading, drainage and foundation design. 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. Water Quality • A Construction Pollution Prevention Plan (CPPP) prepared by Toal Engineering, dated July 26, 2017, provides recommendations for temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. Construction plans and activities will be required to adhere to the CPPP. • Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site's proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Toal Engineering, dated July 27, 2017. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 3 • The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. • The residential lot does not currently provide nor does it inhibit public coastal access. Coastal access is provided by adjacent small public beach areas with access from the water. There are no designated Public View Points or Coastal View Roads near the project site, per the Coastal Land Use Plan. Due to the distance of the proposed development from public view points and the project's compliance with all applicable development standards, including height and setbacks, the project will not impact coastal 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. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing 4,787 -square -foot, single-family residence and the construction of a new 6,580 -square -foot, single-family residence with an attached three -car garage in the R-1 Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property 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, which was posted at City Hall and on the City website. 0 APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is 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. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: L' ine Sc u er ontract Planner BMZ/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Description and Justification ZA 4 Project Plans 5 Attachment No. ZA 1 Draft Resolution 0 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-068 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW TWO-STORY, SINGLE-FAMILY RESIDENCE AND ATTACHED THREE -CAR GARAGE AT 941 VIA LIDO SOLID (PA2017-166) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Andrew Gabriel with respect to property located at 941 Via Lido Soud, requesting approval of a coastal development permit. 2. The property is legally described as Lot 323 of Tract 907. 3. The applicant proposed the demolition of an existing two-story, 4,787 -square -foot, single-family residence and the construction of a new two-story 6,580 -square -foot, single-family residence with an attached three -car garage. The project includes landscape, hardscape and subsurface drainage facilities. The site is protected by an existing private bulkhead that has been inspected, is in generally good condition, and will be reinforced in conjunction with the proposed construction. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RS -D (Single -Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1 (Single -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD -C (Single -Unit Residential Detached - (10.0 - 19.9 DU/AC) and the property is located within the R-1 (Single -Unit Residential) Coastal Zone District. 6. A public hearing was held on January 11, 2018, 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. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or 7 Zoning Administrator Resolution No. ZA2017-### Paqe 2 of 8 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction and location of limited numbers of new, small facilities or structures including one single-family residence in a residential zone. The proposed project consists of the demolition of an existing 4,787 -square -foot, single-family residence and the construction of a new 6,580 -square -foot, single-family residence with an attached three -car garage in the R-1 Zoning District. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), 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 8,062 square feet and the proposed floor area is 6,580 square feet. b. The proposed development will provide the minimum required setbacks, which are four (4) feet along the front property line abutting Via Lido Soud, four (4) feet along each side property line, and ten (10) feet along the front property line abutting the waterway. c. The highest ridge of the sloping roof is approximately 24 feet from established grade, which complies with the maximum height limitation of 29 feet. The project includes enclosed garage parking for three vehicles, in compliance with the minimum parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two-story, single-family residences. The proposed design, bulk, and scale of the development will be consistent with the existing neighborhood pattern of development and expected future development. 3. The finished first floor elevation of the proposed residence is 13.25 feet (NAVD88), which is higher than the minimum required 9.00 -foot (NAVD88) elevation standard. 4. The existing development includes a private seawall/bulkhead along the waterway. A Bulkhead Condition Report prepared by William Simpson & Associates, Inc., dated I Zoning Administrator Resolution No. ZA2017-### Paqe 3 of 8 September 29, 2017, concludes that the cast -in-place wall is in generally good condition. In order to protect the proposed new development, the report recommends that the wall be reinforced and repaired, and provides specific recommendations on how this should be accomplished. Once the wall has been reinforced and repaired, it is not anticipated that the wall will need further repair or replacement in the next 75 to 100 years. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. A project -specific Coastal Hazards Analysis Report was prepared by William Simpson & Associates, Inc., dated September 29, 2017. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the life of the proposed development, once the existing seawall is reinforced and repaired as recommended. 7. The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by Geofirm on August 22, 2017, provides recommendations relative to grading, drainage and foundation design. 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. 8. A Construction Pollution Prevention Plan (CPPP) prepared by Toal Engineering, dated July 26, 2017, provides recommendations for temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. Construction plans and activities will be required to adhere to the CPPP. 9. Pursuant to Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), because of the project site's proximity to coastal waters, a Water Quality and Hydrology Plan (WQHP) was prepared by Toal Engineering, dated July 27, 2017. The WQHP has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a low -impact development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Construction plans will be reviewed for compliance with the approved WQHP prior to building permit issuance. 0 Zoning Administrator Resolution No. ZA2017-### Paqe 4 of 8 10. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 11. New landscaping will be verified for compliance with NBMC Section 21.30.075. A condition of approval is included that requires drought -tolerant, and prohibits invasive, species (Condition of Approval No. 16). Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 12. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. Finding: 8. 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: 1. The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. The residential lot does not currently provide nor does it inhibit public coastal access. Coastal access is provided by adjacent small public beach areas with access from the water. 3. There are no designated public viewpoints or coastal view roads near the project site, per the Coastal Land Use Plan. Due to the distance of the proposed development from public view points and the project's compliance with all applicable development standards, including height and setbacks, the project will not impact coastal views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-068, 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 10 Zoning Administrator Resolution No. ZA2017-### Paqe 5 of 8 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. PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF JANUARY, 2018. Patrick J. Alford, Zoning Administrator 11 Zoning Administrator Resolution No. ZA2017-### Pape 6 of 8 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 a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify 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 development. 4. The existing private seawall/bulkhead shall be reinforced and repaired, in keeping with the recommendations provided in the Bulkhead Condition Report prepared by William Simpson & Associates, Inc., dated September 29, 2017. 5. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 6. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 7. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 12 Zoning Administrator Resolution No. ZA2017-### Paqe 7 of 8 8. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 9. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 10. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 11. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 12. 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. 13. This coastal development Ppermit 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. 14. 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. 15. 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 permit 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. 16. Prior to issuance of the building permits, the approved CPPP shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and any changes could require separate review and approval by the Building Division. 17. 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. i3 Zoning Administrator Resolution No. ZA2017-### Paqe 8 of 8 18. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 19. 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 the current property owner or agent. 20. Coastal Development Permit No. CD2017-068 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. 21. 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 Gabriel Residence including, but not limited to, Coastal Development Permit No. CD2017-068 (PA2017-166). 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. In Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Coastal Development Permit No. CD2017-068 PA2017-166 941 Via Lido Soud 20 Attachment No. ZA 3 Project Description and Justification 17 PA2017-166 Residential I Commercial I Mixed -Use d'Arcy & Associates August 15, 2017 City of Newport Beach, Planning Department Coastal Development Permit: 941 Lido Soud Existing Conditions: The 5,569 sqft site of 941 Via Lido Soud (APN 423 28111) has a single family home that contains 4,787 sgft and was built in 1972. It contains 6 bedrooms and 5.5 bathrooms. The site falls within the Lido Isle Community Association as well as the local Coastal Zone Program. Proposed Development: Demolition of existing residence, followed by the new construction of an approximately 6,580 gross sqft floor area 2 -story residence with a 1,861 sqft subterranean basement level. The proposed residence's first floor will feature a 3 car garage, entry court, great room, dining room and media room. Additionally, the main kitchen will be supported by a scullery and large walk in pantry area. The second floor will contain the Master suite as well as three additional bedrooms with en suite baths. An office, study and laundry area will support these spaces on the second floor. In the subterranean basement level, there is a proposed 2 car garage (featuring a car lift to the first floor garage. The remainder of the basement level will be for mechanical equipment and general storage. On the exterior of the proposed building, two existing 72" high site walls will remain. The guardrail along the sea wall will be replaced with a new 42" cable guard rail. An effort to keep several existing trees along the side yard/rear yard was made as seen in the landscape plan. There will also be a proposed fire -pit and hot tub in the rear yard along with existing private dock access 18 Technology Drive Suite 158 . Irvine, CA 92618 . 949.407.7760 . www.darcyarchitecture.com 12 Attachment No. ZA 4 Project Plans 19 GABRIEL RESIDENCE 941 VIA LIDO SOUD NEWPORT BEACH, CA 92663 IL w1 A. 1 i k ' e 4 lMY *ARTIST RENDERING PROJECT DESCRIPTION PROJECT LOG CODE ANALYSIS OVERVIEW PROJECT DATA PROJECT TEAM SHEET INDEX NEW 2 -STORY, 4 BEDROOM, 4.5 BATH, SINGLE-FAMILY DETACHED RESIDENCE. PROPOSED DATE DESCRIPTION PROJECT TYPE: 2 STORY DETACHED SINGLE FAMILY RES. PROJECT ADDRESS: 941 VIA LIDO SOUD OWNER SHEET # DESCRIPTION CONSTRUCTION TO BE APPROXIMATELY 6,580 GROSS SQFT WITH A 1,861 SQFT SUBTERRANEANNEWPORT BEACH, CA 92663 BASEMENT LEVEL. EXISTING RESIDENCE TO BE DEMOLISH UNDER SEPARATE PERMIT. 2017.08.15 COASTAL DEVELOPMENT PERMIT SUBMITTAL ANDREW GABRIEL CONSTRUCTION TYPE: VB APN: 423-281-11 GENERAL PROJECT JUSTIFICATION (PER NBMC 21.52.015'F'- FINDINGS AND DECISION) 941 VIA LIDO SOUD A000 COVER SHEET 1. PROJECT CONFORMS TO ALL APPLICABLE SECTIONS OF THE CERTIFIED LOCAL COASTAL OCCUPANCY: R-3 COMMUNITY ASSOC: LIDO ISLE COMMUNITY ASSOCIATION NEWPORT BEACH, CA 92663 A010 GENERAL NOTES PROGRAM PH: 949.300.2850 A011 GENERAL NOTES & ABBREVIATIONS 2. PROJECT CONFORMS TO THE PUBLIC ACCESS AND PUBLIC RECREATION POLICIES OF FIRE SPRINKLER: SPRINKLERED NFPA13-D TRACT NO: TRM 00907 LOT 323 (MM 028 25-36) agiceman@gmail.com CHAPTER 3 OF THE COASTAL ACT, AS FOLLOWS: •• DEVELOPMENT DOES NOT INTERFERE WITH THE PUBLIC'S RIGHT OF ACCESS TO THE APPLICABLE CODES: LOT AREA: 5,569 SQFT ARCHITECTRUAL SEA A040 CITY OF N.B. AREA CALCS BASEMENT LEVEL •• ADEQUATE ADJACENT PUBLIC ACCESS, CURRENTLY LOCATED WITHIN 400' OF THE 2016 CALIFORNIA RESIDENTIAL CODE LAND USE: RS -D (SINGLE UNIT RESIDENTIAL DETACHED) A041 CITY OF N.B. AREA CALCS FIRST LEVEL SUBJECT PROPERTY ON VIA LIDO SOLD, IN ADDITION TO (12) OTHER LOCATIONS ON 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA MECHANICAL CODE ZONING DISTRICT: R_1 0 C COND LEVEL LIDO ISLE, ARE NOT IMPACTED BY THE DEVELOPMENT OF THE PROPOSED (SINGLE UNIT RESIDENTIAL) ARCHITECTURAL DESIGN TEAM A 50 TY OF .B. GRADE EXH BIT SINGLE-FAMILY RESIDENCE. ALL PUBLIC BEACH ACCESS LOCATIONS ARE 2016 CALIFORNIA ELECTRICAL CODE 90 SITE PLAN CURRENTLY MAINTAINED BY THE LIDO ISLE COMMUNITY ASSOCIATION, AND SOME 2016 CALIFORNIA ENERGY CODE COASTAL: YES CHARLES d'ARCY BOB WHITE A200 SUBTERRANEAN SLAB PROFILE PLAN INCLUDE PARKING AND/OR BOAT SLIPS. 2016 CALIFORNIA GREEN BUILDING CODE d'ARCY & ASSOC. ARCHITECTURE, INC. A201 GROUND LEVEL SLAB PROFILES PLAN ALL LOCAL ORDINANCES AND REQUIREMENTS LIQUEFACTION ZONE: YES FOREST STUDIO 18 TECHNOLOGY DRIVE 332 FOREST AVE, STE.4 A210 REFERENCE BASEMENT PLAN SETBACK MAP: S -3B IRVINE, CA 92618 LAGUNA BEACH, CA 92651 A211 DIMENSION BASEMENT PLAN A220 REFERENCE FIRST FLOOR PLAN FRONT YARD: 4'-0" (5'-6"+ PROPOSED) PH: 949.407.7760 PH: 949.497.0202 A221 DIMENSION FIRST FLOOR PLAN SIDE YARD: 4'-0" (4'-2"+ PROPOSED) charles@darcyarchitecture.com bob@foreststudio.com A230 REFERENCE SECOND FLOOR PLAN REAR YARD: 10'-0" (12'-6"+ PROPOSED) A231 DIMENSION SECOND FLOOR PLAN MAXIMUM BUILDING HEIGHT: 29'-0" (3:12 SLOPE OR GREATER) A250 ROOF PLANA260 EXTERIOR ELEVATIONS 24'-0" FLAT ROOF SURVEY CIVIL A261 EXTERIOR ELEVATIONS FIRE SPRINKLER: SPRINKLER REQUIRED (DEFERRED SUBMITTAL) A270 BUILDING SECTIONS I /1 PETE DUCA ADAM TOAL A271 BUILDING SECTIONS �/ I DUCA MCCOY INC. TOAL ENGINEERING INC. CIVIL 3840 EAST COAST HIGHWAY 139 AVENIDA NAVARRO NEWPORT BEACH, CA 92625 SAN CLEMENTE, CA 92672 1 OF 1 EXISTING TOPOGRAPHIC SURVEY PH: 949.675.4487 PH: 949.492.8586 C-1 PRELIMINARY GRADING PLAN atoal@toolengineering.com C-2 EROSION CONTROL PLAN WQ-1 WQMP SITE PLAN (FOR REFERENCE ONLY -SEE FULL EXHIBIT) W LOCATION MAP DRAWING SYMBOLS MUNICIPALITY NOTES LANDSCAPE LANDSCAPE n T-1 TITLE SHEET M. CAROLE MCELWEE LANDSCAPE DESIGN IP -1 IRRIGATION PLAN Di REVISION DESIGNATION PO BOX 12334 IL-1 IRRIGATION LEGEND NEWPORT BEACH, CA 92658 ID -1 IRRIGATION DETAILSIRRIGATION DETAILS 1 O WALL TAG PH: 949.387.2777 ISD -1 IRRIGATION SPECIFICATIONS W CATIONS LP- LANDSCAPE PLAN D-1 PLANTING DETAILS = x KEYNOTE REFERENCE PS -1 PLANTING SPECIFICATIONS NERD O # DETAIL REFERENCE TOTAL SHEETS IN SET: 34 �QDETAIL NUMBER OVER O z Z SHT SHEET NUMBER k� Q BUILDING SECTION REFERENCE w # SECTION NUMBER OVER a SHT SHEET NUMBER V J� EXTERIOR ELEVATION REFERENCE w ELEVATION NUMBER OVER Q US SHT SHEET NUMBER a; �jA I�DO SOLID ,v A Do l INTERIOR ELEVATION REFERENCE DB INTERIOR ELEVATION NUMBER OVER SHEET NUMBER/�Cl ELEVATION NUMBER OUTER v C x ENLARGED AREA REFERENCE x PLAN NUMBER OVER PROJECT LOCATION SHEET NUMBER U W U Z W m N 12 a, 0U U LuO 2 j2 UQ LLJJ Q m > W O° Lu Z m V REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15.17 20 DIVISION 1 - GENERAL REQUIREMENTS 1. SUBCONTRACTOR WORKMANSHIP WILL BE OF QUALITY TO PASS INSPECTIONS BY LOCAL AUTHORITIES, LENDING INSTITUTIONS, ARCHITECT OR OWNER. ANY ONE, OR ALL, OF THE ABOVE MENTIONED ENTITIES MAY OBSERVE WORKMANSHIP AT ANY TIME, AND ANY CORRECTIONS NEEDED TO SATISFY INDUSTRY STANDARDS FOR QUALITY OF BUILDING WILL BE DONE IMMEDIATELY. FIELD VISITS BY THE ARCHITECT'S REPRESENTATIVE ARE FOR OBSERVATION FOR CONFORMANCE WITH THE AESTHETIC DESIGN INTENT ONLY AND SHALL NOT BE CONSTRUED AS INSPECTION OR APPROVAL OF CONSTRUCTION. 2. SCHEDULE: EACH SUBCONTRACTOR SHALL START HIS WORK PROMPTLY, PURSUE IT DILIGENTLY, AND COMPLETE IT IN ACCORDANCE WITH CONTRACTOR'S BUILDING SCHEDULE. IT IS MUTUALLY UNDERSTOOD THAT SCHEDULE IS SUBJECT TO CHANGE WITHOUT NOTICE AS CIRCUMSTANCES WARRANT. 3. MATERIALS STORAGE: ALL MATERIALS, MACHINERY, AND EQUIPMENT SHALL BE STORED IN A MANNER APPROVED BY CONTRACTOR, IN A PLACE DESIGNATED BY CONTRACTOR. FIRE HAZARD SHALL BE MINIMIZED BY ALL REASONABLE MEANS. STORAGE PLACES SHALL BE PROMPTLY VACATED UPON REQUEST BY CONTRACTOR AND LEFT IN BROOM -CLEAN CONDITION. 4. CLEANUP: EACH SUBCONTRACTOR, UNLESS SPECIFICALLY EXEMPTED BY THE TERMS OF THE SUB -CONTRACT AGREEMENT, SHALL BE RESPONSIBLE FOR CLEANING UP AND REMOVING FROM THE JOB SITE ALL TRASH AND DEBRIS NOT LEFT BY OTHER SUBCONTRACTORS. BUILDER WILL DETERMINE HOW SOON AFTER SUBCONTRACTOR COMPLETES EACH PHASE OF HIS WORK THAT TRASH AND DEBRIS WILL HAVE TO BE REMOVED FROM THE SITE. 5. JOB PROTECTION: WHILE IT IS THE RESPONSIBILITY OF EACH SUBCONTRACTOR TO COOPERATE FULLY WITH THE JOB SUPERINTENDENT IN PROTECTING ALL WORK THROUGH THE ENTIRE COURSE OF CONSTRUCTION, SPECIAL ATTENTION MUST BE GIVEN TO PROTECTION OF ALL FINISH WORK PERFORMED AFTER COMPLETION OF PLASTERING, STUCCOING, OR DRYWALL. ALL SUBCONTRACTORS SHALL FULLY COOPERATE WITH JOB SUPERINTENDENT IN PROTECTING THE GOOD CONDITION OF ALL FINISH FLOORS, WALLS, CABINET WORK AND COUNTERTOPS, THROUGHOUT THE HOUSE. NO TOOLS OR MATERIALS SHALL EVER BE PLACED ON AN UNPROTECTED FINISH SURFACE. SUBCONTRACTORS WILL BE BACK -CHARGED FOR ANY DAMAGE WHICH MAY REASONABLY BE ASCRIBED TO THEM; FOR THIS REASON, EACH SUBCONTRACTOR SHALL BE RESPONSIBLE FOR PROMPTLY NOTIFYING JOB SUPERINTENDENT OF ANY DAMAGE EXISTING PRIOR TO THE START OF HIS WORK. 6. CODE REQUIREMENTS: THE CALIFORNIA BUILDING CODE, 2016 EDITION, AS ADOPTED BY THE LOCAL JURISDICTION, AND ALL APPLICABLE RELATED SPECIALTY CODES. 7. SPECIFICATION AND DRAWING EXPLANATION: FOR CONVENIENCE OF REFERENCE AND TO FACILITATE THE LETTING OF CONTRACTS AND SUBCONTRACTS, THESE SPECIFICATIONS ARE SEPARATED INTO TITLED SECTIONS. SUCH SEPARATIONS SHALL NOT, HOWEVER, OPERATE TO MAKE THE ARCHITECT AN ARBITER TO ESTABLISH LIMITS TO CONTRACTS BETWEEN THE CONTRACTOR AND SUBCONTRACTOR. 8. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY -STANDARD LEVEL OF QUALITY AND DETAIL, AND THEY ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THEM TO THE ATTENTION OF AN APPROPRIATE OWNER REPRESENTATIVE IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY EVENT ALL CONTRACTORS PROCEED AT THEIR OWN RISK IF THEY FAIL TO VERIFY AND FIELD MEASURE DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS,. AND NOT TO DEPICT SPECIFIC LOCATIONS. 9. IN USING THESE PLANS FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK. IN CASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. 10. "OR EQUAL": THE CONTRACTOR SHALL SUBMIT FOR THE OWNER'S WRITTEN APPROVAL, ALL MATERIALS OR EQUIPMENT, WHICH IS CONSIDERED "OR EQUAL" TO THAT SPECIFIED. 11. RELATED DOCUMENTS: A. GENERAL REQUIREMENTS OF CONSTRUCTION SHALL BE AS DESCRIBED IN THE AMERICAN INSTITUTE OF ARCHITECT'S STANDARD DOCUMENT NO. A201 INCLUDING ALL SUPPLEMENTARY GENERAL CONDITIONS SHALL APPLY TO THE PERFORMANCE OF CLIENT, GENERAL CONTRACTOR AND SUBCONTRACTORS. B. COMPLIANCE: ENERGY E: REFER TO THE CURRENT ENERGY COMPLIANCE REPORT AS PROVIDED BY CLIENT FOR C C CONSTRUCTION COMPONENTS NECESSARY FOR COMPLIANCE. C. STRUCTURAL ENGINEERING: REFER TO THE CURRENT STRUCTURAL CALCULATIONS BY THE STRUCTURAL ENGINEER FOR BACK-UP STRUCTURAL INFORMATION. D. THE GENERAL CONTRACTOR SHALL OBTAIN A COMPLETE LISTING OR COPIES OF ALL RELATED DOCUMENTS NOT LISTED HERE FROM CLIENT, NECESSARY TO PROPERLY EXECUTE ALL WORK. DIVISION 2 - SITE WORK 1. REFER TO GRADING AND DRAINAGE PLANS BY OTHERS FOR ALL GRADING AND DRAINAGE SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT. ALL CIVIL ENGINEER'S REQUIREMENTS TAKE PRECEDENCE OVER THE REQUIREMENTS HEREIN. 2. ALL SITE WORK, GRADING, EXCAVATING, CUTTING, FILLING COMPACTION, ETC., SHALL CONFORM TO RECOMMENDATIONS OF THE SOILS REPORT AND CIVIL ENGINEER'S PLANS. ANY DEVIATION FROM THOSE RECOMMENDATIONS IS THE SOLE RESPONSIBILITY OF THE GENERAL CONTRACTOR. 3. LOCATE EXISTING UTILITIES BY HAND EXCAVATION, DISCONNECT, SEAL OR CAP AT CONNECTION TO SERVICE LINES IN ACCORDANCE WITH UTILITY REQUIREMENTS BEFORE STARTING SITE -CLEARING OPERATIONS. 4. EXCAVATIONS: ALL EXCAVATIONS, GRADING AND FOOTINGS SHALL CONFORM TO THE RECOMMENDATIONS OF THE SOIL ENGINEER. 5. PROVIDE TERMITE AND DECAY PROTECTION. 6. ALL FILL OR IMPORTED SOILS TO BE CERTIFIED BY SOILS ENGINEER 7. FINISH GRADE SURROUNDING BUILDING SHALL BE GRADED TO DIRECT SURFACE RUN OFF AWAY FROM FOUNDATIONS AT A MINIMUM SLOPE OF 5%, AND FOR A MINIMUM DISTANCE OF 10 FEET, MEASURED PERPENDICULAR TO THE FACE OF THE WALL, TOWARD A WATER DISPOSAL AREA OR SUBDRAIN SYSTEM APPROVED BY THE CIVIL AND SOILS ENGINEERS. WHERE PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET OF HORIZONTAL DISTANCE A 5% MINIMUM SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION, SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A MINIMUM OF 2%. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE FOUNDATION SHALL BE SLOPED A MINIMUM OF 2% AWAY FROM THE BUILDING. VERIFY REQUIREMENTS WITH FINAL SOILS REPORT. THE MORE STRINGENT SHALL PREVAIL. 8. REFER TO LANDSCAPE DRAWINGS FOR ADDITIONAL HARDSCAPE AND AREA DRAIN INFORMATION DIVISION 3 - CONCRETE AND FOUNDATIONS REFER TO STRUCTURAL DRAWINGS FOR STRUCTURAL NOTES 2. ALL FOOTINGS SHALL BEAR ON FIRM NATURAL SOILS OR APPROVED COMPACTED FILL TO A MINIMUM DEPTH SHOWN ON DRAWINGS AND SHALL CONFORM TO THE SOIL REPORT. 3. PRIOR TO POURING FOOTINGS OR SLAB, CONTRACTOR SHALL INSURE THAT ALL FORMS AND TRENCHES ARE FREE OF DEBRIS AND ALL REINFORCING ANCHOR BOLTS, AND OTHER INSERTS ARE IN PLACE, SECURELY ATTACHED, INCLUDING WORK OF OTHERS. CMW 11e1 rI1Z t.MiVA11►11bDPN71 � VLlRa7;l:3;IW ;[:"►n AiaTATNz•].7nuH g1►169: [el:71.7 5. CEMENT CONTRACTOR SHALL VERIFY THAT FOUNDATION PLANS CONFORM TO FLOOR PLANS BEFORE COMMENCING WORK. ALL FORMWORK SHALL CONFORM EXACTLY TO PLAN DIMENSIONS. WHEN FORMS ARE SQUARED, DIAGONALS SHALL BE WITHIN 3/8" OF EQUAL. VERIFY LOCATION OF ALL SPECIAL TIES DOWN ANCHOR BOLTS AS SHOWN ON DETAIL PLANS. LAYOUTS SHALL BE CHECKED WITH 1/4" PLANS. 6. ALL FORM LUMBER SHALL BE STRAIGHT; ALL SCREEDS SHALL BE STRAIGHT. ALL POINTS ON THE BUILDING SLABS SHALL BE WITHIN PLUS OR MINUS 1/8" OF ESTABLISHED GRADE ELEVATION WITHIN 12' RADIUS. ALL FORM LUMBER FURNISHED BY CONCRETE SUBCONTRACTOR. 7. HEIGHT AND WIDTH OF ALL FOOTING TRENCHES SHALL BE AS PER PLAN; ALL FOOTINGS SHALL BE CLEANED BEFORE CONCRETE IS POURED. SLABS SHALL BE TROWELED SMOOTH AND LEVEL AROUND ALL PLUMBING PIPES, ELECTRIC CONDUIT AND MISCELLANEOUS IRON STRAPS PROTRUDING THEREFROM. SLABS SHALL BE SPRAYED WITH HUNT'S PROCESS CURING COMPOUND OR APPROVED EQUAL IMMEDIATELY AFTER FINISH TROWELING. PLAN DIMENSIONS SHALL BE CHANGED ONLY WITH THE CONSENT AND APPROVAL OF THE ARCHITECT. 8. CEMENT CONTRACTOR SHALL PERFORM ANY DRYPACKING OPERATIONS NEEDED BY THE FRAMING CONTRACTOR IN BRINGING HIS TOP PLATE LINES TO A LEVEL CONDITION. 9. CEMENT CONTRACTOR SHALL PROMPTLY REMOVE ANY ANCHOR BOLTS OR OTHER STEEL INADVERTENTLY MISPLACED IN OR AT OPENINGS AND SHALL PATCH ANY SURFACE DAMAGE CAUSED BY THE REMOVAL THEREOF. 10. CEMENT CONTRACTOR SHALL FURNISH ALL CONCRETE, ROCK, SAND, MESH, MEMBRANE, ANCHOR BOLTS WITH NUTS AND WASHERS, ANCHOR STRAPS, FORM MATERIALS, HUNT'S PROCESS COMPOUND, REINFORCING STEEL, AND IMBEDS UNLESS SPECIFICALLY EXCLUDED. 11. AFTER COMPLETION OF POURING EACH SLAB, CEMENT CONTRACTOR SHALL REMOVE ALL FORM LUMBER, MISCELLANEOUS LUMBER AND CEMENT DEBRIS, LEAVING JOB SITE CLEAR AND GRADED SMOOTH FOR OTHER WORKMEN. 12. AN IMAGINARY LINE FROM THE BOTTOM CORNER OF ANY FOOTING, EXTENDING DOWNWARD AT 45 TO THE HORIZONTAL SHALL NOT INTERSECT ANY EXCAVATION FOR GAS, SEWER OR DRAINAGE PURPOSES. 13. ALL WORK SHALL COMPLY WITH CBC CHAPTER 19 AND ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE AMERICAN CONCRETE INSTITUTE (ACI), AND THE PORTLAND CEMENT ASSOCIATION (PCA), CURRENT EDITIONS. DIVISION 4 - MASONRY 1. NOT USED DIVISION 5 - METALS 1. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE AMERICAN WELDING SOCIETY, INC. (AWS), CURRENT EDITION. 2. REFER TO STRUCTURAL PLANS AND DETAILS OR SHOP DRAWINGS BY OTHERS FOR SIZES, MATERIAL AND ATTACHMENTS. 3. SELECT ALL METALS EXPOSED TO, OR IN CONTACT WITH AIR, MOISTURE, CORROSIVE ATMOSPHERIC CONDITIONS, OTHER METALS AND OTHER CONSTRUCTION MATERIALS FOR MAXIMUM CORROSION RESISTANCE, AND LACK OF STAINING AND NEGATIVE REACTIVITY WITH OTHER CONSTRUCTION MATERIALS. WHERE APPROPRIATE AND APPROVED BY CLIENT -PROVIDED METAL SPECIALIST, FLASHING EXPOSED TO ENVIRONMENTAL EXPOSURE MAY BE HOT DIPPED GALVANIZED OR PROPERLY PRIMED AND PAINTED SHEET METAL TO PREVENT RUST OR CORROSION. DIVISION 6A - ROUGH CARPENTRY 1. REFER TO STRUCTURAL DRAWINGS FOR STRUCTURAL NOTES, DETAILS AND SPECIFICATIONS. 2. ALL LUMBER IN CONTACT WITH CONCRETE OR MASONRY WITHIN 8" OF GRADE TO BE PRESSURE TREATED WEST COAST DOUGLAS FIR OR FOUNDATION GRADE REDWOOD PER CBC 2304.12.1.2. 3. ALL PLYWOOD EXPOSED TO WEATHER SHALL BE EXTERIOR GRADE AND EXTERIOR GLUE. 4. FRAMING SHALL BE DONE IN A WORKMANLIKE MANNER BY SKILLED MECHANICS. 5. THE FRAMING CONTRACTOR AND HIS EMPLOYEES SHALL USE DUE CARE IN THE HANDLING OF ALL BUILDING MATERIALS USED OR TO BE USED IN THE FRAMING CONSTRUCTION. THIS MEANS THAT MATERIALS ON THE JOB IN ADVANCE OF THE ACTUAL TIME FOR THEIR INCORPORATION IN THE STRUCTURE SHALL BE STOCKPILED AND MAINTAINED BY THE CONTRACTOR IN A MANNER CALCULATED TO MINIMIZE WARPAGE, TWISTING, WEATHERING AND OTHER FORMS OF DETERIORATION. 6. ALL WALLS SHALL BE LEVEL, PLUMB, STRAIGHT, AND SQUARE WITH RESPECT TO ALL OTHER WALLS, IN THE STRUCTURE UNLESS OTHERWISE INDICATED IN THE PLANS. IF SHIMMING IS NECESSARY TO BRING A GIVEN WALL TO A LEVEL CONDITION, SUCH SHIMMING SHALL BE DONE ONLY AT THE BOTTOM PLATE, AND ANY SPACE BETWEEN BOTTOM PLATE AND THE CONCRETE SLAB SHALL BE PROMPTLY DRY PACKED WITH A SUITABLE MIXTURE OF SAND AND CEMENT. 7. THE DIMENSIONS OF THE ACTUAL CONSTRUCTION SHALL CONFORM IN ALL RESPECTS TO THE DIMENSIONS SPECIFIED IN THE PLANS, OR TO SUCH DIMENSIONS, WHICH ARE OF NECESSITY PROVIDED BY OR AGREED TO BY THE CONTRACTOR. 8. ALL WOOD -FRAMING MEMBERS SHALL BE WELL NAILED IN ACCORDANCE WITH APPLICABLE BUILDING CODES. ALL EXTERIOR NAILS SHALL BE GALVANIZED. ALL NAILS PROTRUDING THROUGH FINISH SURFACES ("SHINERS") SHALL BE CLIPPED FLUSH WITH FINISH SURFACE OR IF NECESSARY, REMOVED AND REPLACED. 9. WHERE DESIRED BY THE CONTRACTOR, SUCH POSTS, BEAMS, HANDRAILS, AND OTHER FINISH MEMBERS INSTALLED IN -THE -ROUGH SHALL BE FASTENED WITH MACHINE BOLTS OR LAG BOLTS IN LIEU OF NAILS. ALL NAILS IN WOOD SIDING SHALL BE SET FLUSH WITH SURFACE OF WOOD USING NAIL SET TO AVOID HAMMER MARKS OR "GOLF BALLS ALL NAILS IN SIDING SHALL BE SET TO A LINE. ALL EXTERIOR NAILS SHALL BE GALVANIZED. ALL PLYWOOD SUBFLOOR SHALL BE 32/16 MINIMUM PLYWOOD INDEX. 10. ALL WALLS SHALL BE TEMPORARILY BRACED UNTIL JOISTS OR RAFTERS ARE NAILED IN PLACE, SUFFICIENT ADDITIONAL BRACES SHALL ALSO BE EMPLOYED TO MAINTAIN THE PLUMBNESS, SQUARENESS AND STRAIGHTNESS OF ALL WALLS UNTIL THE CONSTRUCTION HAS ADVANCED TO A POINT WHERE ALL PORTIONS OF THE BUILDING ARE HELD RIGID, IN THE PROPER POSITION. WHEN TEMPORARY BRACES ARE REMOVED, FRAMING CONTRACTOR SHALL REMOVE ALL NAILS PLACED IN CONNECTION THEREWITH, LEAVING THE FRAMING FREE OF RANDOM MISCELLANEOUS NAILS. 11. PARTICULAR CARE SHALL BE USED IN FRAMING WALLS ADJACENT TO THE LOCATION OF THE FINISH OF CABINET WORK, COUNTER, MARBLE, FORMICA, CERAMIC TILE, STAIRWAYS, WARDROBES, LAUNDRY AREAS, BATHTUBS, SHOWERS, EXTERIOR DOOR FRAMES, ALUMINUM SLIDING DOORS AND ANY OTHER FINISH WORK DEPENDENT UPON CORRECT AND SUFFICIENT FRAMING. ALL LUMBER WILL BE TIGHT FIT TO WITHIN 0 INCH. 12. ALL WALLS SHALL BE PLUMB WITHIN PLUS OR MINUS 1/8" IN 4 FEET. WALLS SHALL BE STRAIGHT WITHIN 1/8" + OR - TO 16 FEET. ALL CORNERS SHALL BE SQUARED AND PLUMB. STUDS MUST FIT TIGHTLY AT TOP AND BOTTOM PLATES. 13. FRAMING CONTRACTOR WILL SUPPLY ALL BUILDING PAPER UNDER EXTERIOR SIDING. 14. FRAMING CONTRACTOR IS TO SUPPLY ALL MOISTSTOP OR BITUTHENE PAPER USED AT EXTERIOR DOORS AND WINDOW FRAMES, UNLESS THE PAPER COMES WITH THE FRAMES. 15. FRAMING CONTRACTOR WILL SUPPLY AND APPLY APPROVED MASTIC CAULKING MATERIAL AT ALL POINTS IN THE FRAMING WHERE IN THE OPINION OF THE CONTRACTOR LEAKS ARE APT TO OCCUR. THIS SHALL INCLUDE BUT IS NOT LIMITED TO ALL EXTERIOR SILLS, FLASHINGS, WINDOWS, ALL F.A.U. SILLS, ETC. SPECIAL CARE SHALL BE USED IN THE APPLICATION OF ALL BUILDING PAPERS TO PREVENT LEAKS. 16. AT EACH OPENING ONE TRIMMER SHALL BE NAILED SOLID TO KING STUD, THE OTHER TRIMMER SHIMMED NO MORE THAN 1" FROM ITS KING STUD. TRIMMERS SHALL BE SHIMMED WITH SHIM SHINGLES AND NAILED SOLIDLY WITH 16D NAILS. NO BENT NAILS OR LOCK NAILS SHALL BE USED AT EDGES OF TRIMMERS. 17. DOOR JAMBS SHALL BE PLUMB WITH 0 INCH TOLERANCE, BOTTOM AND HEAD SHALL BE LEVEL WITH O INCH TOLERANCE. AMPLE NAILS SHOULD BE USED SO THAT HEAD JAMBS ARE NAILED SOLIDLY TO HEADERS, WITH 8D OR 16D CASING NAILS; NO HAMMER MARKS WILL BE ALLOWED ON JAMBS OR HEAD JAMBS. 18. SIDES OF ALL WINDOWS SHALL BE PLUMB WITH 0 INCH TOLERANCE' BOTTOM AND HEAD SHALL BE LEVEL WITH 0 INCH TOLERANCE. AMPLE NAILS SHOULD BE USED IN FASTENING WINDOW AT TOP, BOTTOM AND SIDES TO PREVENT FRAME FROM BEING TWISTED OUT OF LINE, 19. PROVIDE ALL CUTTING, BACKING, FURRING, FRAMING, ETC. NECESSARY FOR OTHER TRADES. 20. FIRE BLOCKS AND DRAFT STOPS: PER CBC SECTION 718. FIRE BLOCK AT ALL INTERSECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES AND AT A MAXIMUM OF 10'-0" INTERVALS WITHIN CONCEALED SPACES. 21. HEADERS AND BEAMS: 1 1/2" MINIMUM BEARING, AND SHALL BE 2 - 2X4 ON EDGE OVER OPENINGS LESS THAN 30". (U.N.O. ON PLANS). 22. PROVIDE 4X4 POSTS OR 2 - 2X4 STUDS UNDER ALL BEAMS AND WALLS OR AS NOTED. 23. ALL SUBSILLS, OVER 8'-0" IN LENGTH, SHALL BE DOUBLE 2X4. 24. PROVIDE WOOD BACKING FOR ALL OTHER TRADES AS REQUIRED. 25. OVERHANGS: TO BE 1x6 SPRUCE T&G SOLID FROM FASCIA TO PLATE. SEE DETAIL 26. ALL NAILS IN STRAP CONNECTORS SHALL BE SIMPSON "N" NAILS OR APPROVED EQUAL. GALVANIZED WHERE EXPOSED TO WEATHER. 27. EXTERIOR WOOD. ALL EXPOSED FASCIAS, BARGE BOARDS, ETC. TO BE S4S, PER DETAILS. 28. EXTERIOR PLYWOOD: 3/8" THICK EXTERIOR GRADE PLYWOOD, RESAWN TEXTURE. APA 303-18-S. NO WOOD PATCHES. INSTALL PLYWOOD AND NON -VENEERED PANELS PER APA -CONSTRUCTION GUIDELINES. 29. PRIMARY SLOPES: BUILT UP ROOFS, WATERPROOF BALCONY DECKS AND ALL EXTERIOR HORIZONTAL SURFACES REGARDLESS OF SIZE OR DIMENSION (HORIZONTAL SURFACES OF SURFACE -APPLIED TRIM, POTSHELVES AND OTHER SIMILAR SURFACES) ARE TO BE FRAMED WITH SLOPE 1/4" (2%) PER FOOT MINIMUM, TO ENSURE WATER DRAINAGE WITHOUT PUDDLING. DIVISION 6B - FINISH CARPENTRY 1. SUPPLIER OF ALL FINISH MATERIALS AND MILLWORK, INTERIOR AND EXTERIOR WILL BE NOTIFIED OF DELIVERY 30 DAYS PRIOR TO DELIVERY. A DELAY IN SUPPLYING AND DELIVERING OF THESE MATERIALS CONSTITUTES A DELAY IN PRODUCTION, WHICH CANNOT BE TOLERATED BY THE OWNER. 2. ALL INTERIOR FINISH AND TRIM MATERIAL SHALL BE CLEAR GRADE "B" OR BETTER KILN DRIED D.F. INTERIOR PANELING AS PER PLANS. 3. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE WOODWORK INSTITUTE OF CALIFORNIA (WIC), CURRENT EDITION. 4. WORKMANSHIP: ALL JOINTS BETWEEN ADJACENT WOOD MEMBERS SHALL BE SQUARELY AND NEATLY CUT; SHALL BE TIGHTLY JOINED; SHALL BE SOLIDLY FASTENED WITH NAILS, SCREWS, OR GLUE, OR ANY COMBINATION OF THESE AS GOOD WORKMANSHIP DEMANDS. IF A SLIGHT CRACK REMAINS, IT SHOULD BE FILLED; IF ANY ROUGH WOOD BURRS REMAIN FROM THE SAW CUTS, THEY SHOULD BE REMOVED AND THE JOINT SANDPAPERED. ALL WOOD MEMBER ADJOINING PLASTER SHALL BE TIGHTLY FITTED UP TO THE PLASTER; ANY CRACK OR JOINT REMAINING VISIBLE TO THE EYE SHALL BE MINIMAL AND UNIFORM, AND IF NECESSARY, FILLED. WOOD TRIM WILL BE APPLIED AT ANY PLACE DESIGNATED BY JOB SUPERINTENDENT IN ORDER TO CLOSE CRACKS BETWEEN WOOD AND DRYWALL OR STUCCO. 5. DOOR HANGING: ALL WOOD SCREWS WILL BE PLACED AS FOLLOWS: FIRST, A PILOT HOLE SHALL BE MADE, THE DIAMETER OF WHICH SHALL NOT EXCEED THE DIAMETER OF THE SCREW TO BE PLACED (MEASURE THE SCREW DIAMETER FROM THE BOTTOM OF THE THREAD CHANNEL AT THE AVERAGE WIDTH OF THE SCREW; SECOND, INSERT SCREW AND TIGHTEN WITH A SCREWDRIVER. UNDER NO CIRCUMSTANCES SHALL ANY WOOD SCREW BE DRIVEN INTO PLACE WITH A HAMMER. THIS SHALL APPLY TO THE INSTALLATION OF ALL BUTTS, LOCKSETS, OR PARTS THEREOF, FINISH HARDWARE AND ACCESSORIES, LAGSCREWS, AND SHALL BE ACCEPTED THROUGHOUT THE JOB AS A BASIC PRINCIPLE OF ACCEPTABLE CARPENTRY. 6. ALL INTERIOR AND EXTERIOR DOORS SHALL BE SO HUNG THAT THE CLEARANCE BETWEEN TOP AND SIDES OF EACH DOOR AND THE DOOR JAMB AND HEAD ADJACENT SHALL NOT EXCEED 1/16" (THE THICKNESS OF A NEW UNITED STATES TEN CENT PIECE SHALL BE AN ACCEPTABLE GAUGE), TO PRODUCE A UNIFORM CLEARANCE AT ALL POINTS ALONG TOP AND SIDES OF THE DOOR. 7. DOOR BOTTOM CLEARANCES: ANY DOOR SWINGING OPEN OVER A HARD FLOOR SURFACE SHALL BE CUT AS TO CLEAR FLOOR BY 1/2", ANY DOOR SWINGING OPEN OVER A CARPETED FLOOR SHALL BE VERIFIED FOR DIMENSION OF UNDERCUT AND BE CUT AS TO CLEAR FLOOR BY V; IF, AS DOOR SWINGS COMPLETELY OPEN, IT PASSES OVER ANY POINT THE ELEVATION OF WHICH REDUCES CLEARANCE BELOW THESE STANDARDS, IT SHALL BECOME THE RESPONSIBILITY OF FINISH CARPENTRY SUBCONTRACTOR TO IMMEDIATELY NOTIFY JOB SUPERINTENDENT OF THE CONDITION SO THAT REMEDIAL ACTION MAY BE TAKEN. 8. BEFORE HANGING ANY DOOR, SAID DOOR SHALL BE THOROUGHLY INSPECTED FOR WARPAGE OR OTHER DAMAGE OR DETERIORATION WHICH MAY PREVENT A COMPLETELY SATISFACTORY FINISH JOB; IN THE EVENT A DOOR IS UNSATISFACTORY FOR HANGING, JOB SUPERINTENDENT SHALL BE IMMEDIATELY NOTIFIED SO THAT A REPLACEMENT MAY BE PROMPTLY SUPPLIED TO DOOR HANGER. FINISH CARPENTER AT NO COST WILL DO ANY REWORK TO BUILDER, UNLESS JOB SUPERINTENDENT, IN WRITING, ACCEPTS WORK. 9. NO DOOR SHALL BE INSTALLED IN ANY OPENING, THE HEAD JAMB OF WHICH IS NOT LEVEL OR THE SIDE JAMBS OF WHICH ARE NOT PLUMB, STRAIGHT, AND SQUARE; NEITHER SHALL ANY DOOR BE HUNG IN AN OPENING THE JAMBS OF WHICH HAVE BEEN DAMAGED IN ANY WAY WHICH WOULD INTERFERE WITH A SATISFACTORY FINISH JOB; SUCH DAMAGE IS TO BE PROMPTLY REPORTED TO FIELD SUPERINTENDENT SO THAT REPAIRS MAY BE ARRANGED. ALL DOORS TO BE HUNG OR ADJUSTED TO STAY IN AN OPEN POSITION. 10. HARDWARE: PROVIDE 3 -BUTT HINGES (1-1 /2 PAIR) ON ALL DOORS 6-8" AND OVER IN HEIGHT. ALL HARDWARE TO BE INSTALLED AS PER INSTRUCTION OF JOB SUPERINTENDENT. 11. CABINETS: PER INTERIOR DESIGNER SPECIFICATIONS 12. ENTRY DOORS: 1-3/4" THICK SOLID WOOD, EXTERIOR GRADE WITH TEMPERED GLASS PANEL AS DETAILED ON PLANS. DOORS SHALL BE AS SELECTED BY OWNER. 13. INTERIOR DOORS: 1-3/8" THICK, SOLID CORE - RAISED PANEL SHALL BE AS SELECTED BY CLIENT TO MATCH EXISTING. 14. BI -FOLD DOORS: TO MATCH TYPICAL INTERIOR DOORS, RAISED PANEL. 15. FRENCH DOORS: 1-3/4" THICK SOLID WOOD WITH DIVIDED LITES AS INDICATED ON ELEVATIONS. 16. THRESHOLD PAN: AT ALL DOORS ON EXTERIOR WALLS, PROVIDE 1 PIECE CORROSION RESISTANT THRESHOLD SILL PAN INTEGRATED WITH ADJACENT FLASHING. 17. EXTERIOR TRIM: S4S DOUGLAS FIR. ALL WRAPS AROUND TRIM SHALL BE MITERED. CHAMFER EXPOSED BEAM ENDS. 18. INTERIOR TRIM: KILN DRIED VERTICAL GRAIN FIR. DIVISION 7 - THERMAL AND MOISTURE PROTECTION 1. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE NATIONAL ROOFING CONTRACTORS ASSOCIATION (NBCA), THE ROOF TILE INSTITUTE (RTI), THE WESTERN STATES ROOFING CONTRACTORS ASSOCIATION (WSRCA), SHEET METAL AND AIR CONDITIONING CONTRACTORS NATIONAL ASSOCIATION, INC. (SMACNA), AND ASPHALT ROOFING MANUFACTURERS ASSOCIATION (ARMA), ALL THE CURRENT EDITIONS. 2. MEMBRANE ROOF: CLASS A RATED ROOF ASSEMBLY. 'FIBERTITE' MEMBRANE ROOF SYSTEM, LISTED UL790,THE SEAMAN CORPORATION. INSTALL OVER MINIMUM 30 POUND FELT UNDERLAYMENT IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS. COLOR TO BE SAND/ALMOND WITH SMOOTH FINISH. 3. EXTERIOR OPENINGS: FLASH ALL EXTERIOR OPENINGS WITH APPROVED WATERPROOF BUILDING PAPER TO EXTEND UNDER THE BUILDING PAPER BEHIND THE WALL FINISH PER CODE. EXTERIOR OPENINGS EXPOSED TO WEATHER SHALL BE FLASHED IN SUCH A MANNER AS TO MAKE THEM WEATHERPROOF, PER CBC 1405.4. 4. ALL FRAMING AND/OR DECORATIVE PLANT -ON AND TRIM EXPOSED TO THE WEATHER AND EXTENDING INTO WALL FRAMING SHALL BE FLASHED AND HAVE PROTECTIVE TREATMENT. ALL BEAMS, OUTLOOKERS, AND CORBELS REQUIRE SHEET METAL FLASHING. 5. FLASHING: 26 GAUGE CORROSION RESISTANT METAL MINIMUM, LAP JOINTS AND FILL WITH MASTIC/SEALANT, U.N.O. 6. SELECT ALL METALS EXPOSED TO, OR IN CONTACT WITH AIR, MOISTURE, CORROSIVE ATMOSPHERIC CONDITIONS, OTHER METALS AND OTHER CONSTRUCTION MATERIALS FOR MAXIMUM CORROSION RESISTANCE, AND LACK OF STAINING AND NEGATIVE REACTIVITY WITH OTHER CONSTRUCTION MATERIALS. WHERE APPROPRIATE AND APPROVED BY CLIENT -PROVIDED METAL SPECIALIST, FLASHING EXPOSED TO ENVIRONMENTAL EXPOSURE MAY BE HOT DIPPED GALVANIZED OR PROPERLY PRIMED AND PAINTED SHEET METAL TO PREVENT RUST OR CORROSION. 7. INSTALL ROOFING AND WALL CORROSION RESISTANT METAL FLASHING PER MANUFACTURER'S INSTRUCTION INCLUDING THE USE OF FASTENERS AND ANCHORING DEVICES IN HIGH WIND AREAS, CAREFULLY INCORPORATING FLASHING SCUPPERS, JACKS, SLEEVES, ROOF DRAINS, SKYLIGHTS, ETC., SUPPLIED BY OTHERS. 8. MOISTURE BARRIER: REFER TO SOILS REPORT RECOMMENDATION. 9. WINDOW FLASHING: UNLESS NOTED IN WRITING BY THE OWNER, FLASH DOOR, WINDOW & WALL LOUVERED OPENINGS PER AAMA 2400-02, W/ 12" WIDE "MOISTOP" FLASHING SYSTEM BY FORTIFIBER CORPORATION, OR APPROVED EQUAL. INSTALL PER MANUFACTURER'S INSTRUCTIONS. CAULK FLASHING WITH MATERIAL APPROVED AND TESTED BY FLASHING MANUFACTURER, FLASHING TO MEET ASTM E2112 STANDARDS. 10. ELASTOMERIC SHEET MEMBRANE: FLASHING ON ALL NON -VERTICAL STUCCO SURFACES AND BENEATH COPINGS: PROVIDE SELF-SEALING, SELF -HEALING, FULLY ADHERING, COMPOSITE FLEXIBLE FLASHING CONSISTING OF 36 MIL THICK PLIABLE AND HIGHLY ADHESIVE RUBBERIZED ASPHALT COMPOUND BOUNDED COMPLETELY AND INTEGRALLY TO 4 MIL THICK, HIGH DENSITY, TWO PILES OF CROSS LAMINATED POLYETHYLENE FILM TO PRODUCE AN OVERALL 40 MIL THICKNESS; PROTECTED FROM CONTAMINATION FROM DUST OR DIRT BY A SILICONE -COATED RELEASE SHEET, TO BE REMOVED IMMEDIATELY BEFORE INSTALLATION. FLASHING SHALL BE "VYCOR" WALL MEMBRANE BY W.R. GRACE & CO. OR APPROVED EQUAL. COMPLETE WITH SURFACE CONDITIONERS AND RUBBERIZED ASPHALT -BASED TERMINATION MASTIC AS REQUIRED FOR PROPER WATER -TIGHT INSTALLATION. MEMBRANE NEED NOT BE APPLIED OVER FOAM TRIM UNLESS SHOWN OTHERWISE ON PLANS. 11. BUILDING PAPER: ALL WEATHER -EXPOSED SURFACES SHALL HAVE A WEATHER -RESISTIVE BARRIER PER CBC 1402.2, "60 -MINUTE JUMBO TEX" BY FORTIFIBER CORPORATION, OR APPROVED EQUAL- GRADE'D', TO PROTECT THE INTERIOR COVERING. BUILDING PAPER AND FELT SHALL BE FREE FROM HOLES AND BREAKS OTHER THAN THOSE CREATED BY FASTENERS AND CONSTRUCTION SYSTEM DUE TO ATTACHING OF THE BUILDING PAPER, AND SHALL BE APPLIED OVER STUDS OR SHEATHING OF ALL EXTERIOR WALLS, SUCH PAPER SHALL BE APPLIED HORIZONTALLY WITH UPPER LAYER LAPPED OVER LOWER SHEET NOT LESS THAN 2". WHERE VERTICAL JOINTS OCCUR, PAPER SHALL BE LAPPED NOT LESS THAN 6". 12. FURNISH AND INSTALL FIRE THERMAL AND SOUND INSULATION COMPLETE INCLUDING ALL ENERGY COMPLIANCE INSULATION REQUIREMENTS. REQUIREMENTS INDICATED IN CF -IR FORMS TO SUPERSEDE ALL INFORMATION GIVEN. Q 13. THERMAL INSULATION: INSTALL BATTS BETWEEN JOISTS AT ALL CEILINGS OF CONDITIONED AREAS EXPOSED TO ROOF OR ATTIC AREAS INCLUDING VERTICAL WALLS SEPARATING CONDITIONED AREAS FROM ATTICS BETWEEN CEILINGS AND ROOF -KNEE WALLS, AND BETWEEN STUDS AT ALL EXTERIOR WALLS. BATTS SHALL BE SECURELY INSTALLED AND TIGHTLY FITTED WITHOUT COMPRESSING THE NORMAL LOFT THICKNESS. PROVIDE INSULATION STOPS/BAFFLES AS REQUIRED TO PREVENT OBSTRUCTION OF VENTS. 14. WATERPROOF DECKING: CLASS A RATED FIRE ASSEMBLY. FURNISH AND INSTALL DECK COVERING COMPLETE AND WATERTIGHT, PER MANUFACTURER'S INSTRUCTIONS. INSTALL A NATIONALLY RECOGNIZED TRAFFIC BEARING ELASTOMERIC MEMBRANE DECK SYSTEM. AN EXAMPLE IS WEATHERWARE BY DEX-O-TEX, ICC REPORT NO. 1338, OR CLIENT SELECTED SUBSTITUTE, STRICTLY FOLLOW ALL RECOMMENDATIONS REGARDING STABILITY OF FLOOR, POSITIVE SLOPE AWAY FROM LIVING AREAS, UNITIZED FLASHING AT ALL EDGE, CORNER AND VERTICAL SURFACE CONDITIONS, REINFORCING TAPE AT SUBFLOOR JOINTS, AND METAL REINFORCING AT INSIDE OR OUTSIDE (I.E.: STAIR NOSING) CORNERS, ETC. WATERPROOF DECKS SHALL BE FLOOD TESTED. COLOR AND TEXTURE TO MATCH EXISTING. 15. PROVIDE CORROSION RESISTANT GUTTERS AND DOWNSPOUTS AS REQUIRED BY THE SOILS REPORT AND AS NOTED ON ROOF PLAN. DOWNSPOUTS SHALL DISCHARGE INTO A SEPARATE SUBSURFACE DRAINAGE SYSTEM OR ONTO SPLASH BLOCK WHOSE LOCATIONS ARE APPROVED BY THE CIVIL AND SOILS ENGINEERS. DOWNSPOUTS SHALL NOT DISCHARGE ONTO WATERPROOF WALKING SURFACES, ACCESS PATHS, STAIRS OR INTO PLANTING AREAS ADJACENT TO STRUCTURAL FOUNDATIONS. 16. PROVIDE ATTIC CROSS VENTILATION AT ALL ATTIC AREAS PER MOST STRINGENT REQUIREMENTS OF APPLICABLE CITY, COUNTY, CODE OR ROOF MATERIAL MANUFACTURER. VENT OPENINGS SHALL BE COVERED WITH CORROSION RESISTANT METAL MESH WITH MESH OPENINGS OF 1/4" IN DIMENSION. THE GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT SHOULD ANY ENCLOSED AREA BE DISCOVERED IN THE FIELD FOR WHICH REQUIRED VENTILATION HAS NOT BEEN PROVIDED PRIOR TO THE APPLICATION OF FINISH MATERIALS. 17, CRAWL SPACE / FOUNDATION VENT- PROVIDE CROSS VENTILATION AT ALL ENCLOSED AREAS EXPOSED TO GRADE PER CODE REQUIREMENTS. VENT OPENINGS SHALL BE COVERED WITH CORROSION RESISTANT METAL MESH WITH MESH OPENINGS 1/4" DIMENSION. 18, VENT DRYER TO OUTSIDE AIR WITH MINIMUM 4" DIAMETER SMOOTH METAL DUCT WITH BACK DRAFT DAMPER PER CODE AND LOCAL JURISDICTIONAL REQUIREMENTS. LENGTH OF RUN AND NUMBER OF BENDS TO BE MINIMIZED. DUCT RUNS EXCEEDING MAXIMUM ALLOWED BY CODE SHALL BE OVERSIZED TO ENSURE ADEQUATE AIR FLOW IN ACCORDANCE WITH APPROVED CALCULATIONS BY OTHERS. 19. THERMAL INSULATION: INSTALL BATTS BETWEEN JOISTS, AT ALL CEILINGS OF CONDITIONED AREAS EXPOSED TO ROOF OR ATTIC AREAS INCLUDING VERTICAL WALLS SEPARATING CONDITIONED AREAS FROM ATTICS BETWEEN CEILINGS AND ROOF -KNEE WALLS, AND BETWEEN STUDS AT ALL EXTERIOR WALLS. BATTS SHALL BE SECURELY INSTALLED AND TIGHTLY FITTED WITHOUT COMPRESSING THE NORMAL LOFT THICKNESS. PROVIDE INSULATION STOPS/BAFFLES AS REQUIRED TO PREVENT OBSTRUCTION OF VENTS. DIVISION 8 - DOORS, WINDOWS AND GLASS 1. ALL GLASS AND GLAZING SHALL COMPLY WITH CBC CHAPTER 24 AND MUST BE LABELED SAFETY GLAZING FOR IMPACT WHERE REQUIRED. 2. TEMPERED GLASS: PROVIDE SAFETY GLAZING PER CBC 2406. ALL GLASS IN OPERABLE DOORS TO BE TEMPERED GLASS. ALL GLASS LESS THAN 18" ABOVE ADJACENT WALKING SURFACE SHALL BE TEMPERED. 3. WEATHERSTRIPPING: ALL EXTERIOR DOORS AND WINDOWS TO BE FULLY WEATHER-STRIPPED PER LOCAL CODES AND TITLE 24 REQUIREMENTS. 4. REFER TO CONSTRUCTION DOCUMENTS FOR DOOR AND WINDOW SIZES. 5. MATERIALS: GLASS: GRADE TO BE DSB AND SSB AND AS REQUIRED CBC CHAPTER 24. ALL GLASS TO BE FLOAT GLASS QUALITY. CAULKING COMPOUND: SHALL BE SUITABLE GRADE FOR APPLICATION, PER INDUSTRY STANDARD. FLEXIBLE TYPE. COLOR: NEUTRAL. WEATHERSTRIPPING: VINYL BEAD TYPE AT HEAD AND JAMBS OF ALL EXTERIOR DOORS. 6. DOORS: COLOR AND FINISH TO MATCH EXISTING. REFER TO PLANS FOR SIZES AND DESCRIPTION OF ALL DOORS. 7. WINDOWS: COLOR AND FINISH TO MATCH EXISTING. REFER TO PLANS FOR SIZE AND DESCRIPTION OF ALL WINDOWS. WINDOWS SHALL HAVE FACTORY INTEGRATED NAILING FINS AT ALL 4 SIDES IN WHICH TO ATTACH PERIMETER FLASHING MATERIALS. 8. DUAL GLAZING: PROVIDE DUAL GLAZING AT ALL WINDOWS, TO MATCH EXISTING. 9. EGRESS WINDOWS: ESCAPE OR RESCUE WINDOWS SHALL HAVE A MINIMUM NET CLEAR OPENABLE AREA OF 5.7SF, OR 5.OSF AT GRADE LEVEL PER CBC 1030.2. THE MINIMUM NET CLEAR OPENABLE HEIGHT DIMENSION SHALL BE 24", AND MIN. WIDTH DIMENSION SHALL BE 20" PER CBC 1030.2.1. EGRESS WINDOWS SHALL HAVE A FINISHED SILL HEIGHT NOT MORE THAN 44" ABOVE THE FINISHED FLOOR, PER CBC 1030.3. 10. LIGHT AND VENTILATION: GUEST ROOMS AND HABITABLE ROOMS WITHIN A DWELLING UNIT SHALL BE PROVIDED WITH NATURAL LIGHT BY MEANS OF A GLAZED EXTERIOR OPENINGS WITH AN AREA NOT LESS THAN 8 -PERCENT OF THE FLOOR AREA, PER CBC 1205.2. GUEST ROOMS AND HABITABLE ROOMS WITHIN A DWELLING UNIT SHALL BE PROVIDED WITH NATURAL VENTILATION BY MEANS OF OPENABLE EXTERIOR OPENINGS WITH AN AREA NOT LESS THAN 4 -PERCENT OF THE FLOOR AREA, PER CBC 1203.5.1. DIVISION 9A - DRYWALL 1. NAILING: EMBEDMENT INTO STRUCTURAL FRAMING PER CODE AND MANUFACTURER REQUIREMENTS. FASTENER LENGTH TO BE INCREASED WHERE STRUCTURAL PANELING IS A COMPONENT OF THE WALL SYSTEM. SEE PLANS FOR LOCATION OF STRUCTURAL PANELING. THE SUBCONTRACTOR, AT HIS OPTION, MAY USE WALLBOARD SCREWS IN LIEU OF NAILS AS ALLOWED BY THE RATED ASSEMBLY EVALUATION TEST REPORT AND LOCAL CODE REQUIREMENTS. ALL DRYWALL TO BE INSPECTED PRIOR TO TAPING. 2. INTERIOR WALLS SHALL BE COVERED WITH ONE LAYER 1/2" THICK MIN. GYPSUM WALLBOARD, SCREWED DIRECTLY TO STUDS AND JOISTS, WITH ALL SEAMS TAPED AND FILLED FLUSH WITH APPROVED JOINT COMPOUND IN ACCORDANCE WITH THE MANUFACTURER'S SPECIFICATIONS. ALL NAIL HEADS SHALL BE DIMPLED AND SPACKLED FLUSH WITH COMPOUND. GYPSUM WALLBOARD TEXTURES TO MATCH EXISTING. CORNERS TO MATCH EXISTING. WHERE INDICATED ON PLANS, AT ALL I -HOUR DIVISION WALLS INSTALL ONE LAYER OF 5/8" THICK FIRE -RATED GYPSUM WALLBOARD. ALL STAIRWELLS TO HAVE 2 LAYERS 5/8" TYPE'X' GYPSUM DRYWALL AT STORAGE BELOW. 3. DRYWALL SHALL NOT BE INSTALLED UNTIL BUILDING IS WEATHER TIGHT, PER CBC 2508.2.11. 4. FLOORS METAL FRAMES, TRACKS, AND WOOD JAMBS AND FINISH MATERIALS TO BE THOROUGHLY CLEANED TO FIELD SUPERINTENDENT'S APPROVAL. 5. UNDER NO CIRCUMSTANCES WILL SHEET ROCK BE APPLIED OVER CROOKED OR BOWED STUDS. ALL WALLS WILL BE IN A SATISFACTORY CONDITION FOR PAINTING. THE PAINTING AND JOB SUPERINTENDENTS TO APPROVE WALLS PRIOR TO PAINTING. 6. DRYWALL CONTRACTOR TO REMOVE ALL HIS DEBRIS FROM JOB SITE. 7. PROVIDE WATER RESISTANT DRYWALL AT ALL BATH AND KITCHEN AREAS, PER CBC 2508 8. GARAGE WALLS, CEILING OR COLUMNS ADJACENT TO OR UNDER DWELLING WHICH SUPPORT OCCUPANCY SEPARATION SHALL BE PROTECTED WITH 5/8" TYPE'X' WALLBOARD AS WELL AS UNDERSIDE OF STAIRS, EXPOSED ROMEX AND BACK OF ELECTRICAL PANEL. 9. SUPPORTS SHALL BE PLACED PER CBC 2504, NOT TO EXCEED THE SPACING SET FORTH IN TABLE 25-G FOR SINGLE -PLY APPLICATION AND TABLE 25-H FOR TWO-PLY APPLICATION. FASTENERS SHALL NOT BE SPACED LESS THAN 3/8" FROM EDGES AND ENDS OF GWB. FASTENERS AT THE TOP AND BOTTOM PLATES OF VERTICAL ASSEMBLIES, OR THE EDGES AND ENDS OF HORIZONTAL ASSEMBLIES PERPENDICULAR TO SUPPORTS, AND THE WALL LINE MAY BE OMITTED EXCEPT ON SHEAR -RESISTING ELEMENTS OR FIRE -RESISTIVE ASSEMBLIES, PER CBC 2511.3. FASTENERS SHALL BE APPLIED IN SUCH A MANNER AS TO NOT FRACTURE THE FACE PAPER WITH THE FASTENER HEAD. 10. SINGLE -PLY APPLICATION: PER CBC 2508.3. ALL EDGES AND ENDS OF GWB SHALL OCCUR ON THE FRAMING MEMBERS, EXCEPT THOSE EDGES AND ENDS THAT ARE PERPENDICULAR TO THE FRAMING MEMBERS. ALL EDGES AND ENDS OF GWB SHALL BE IN MODERATE CONTACT EXCEPT IN CONCEALED SPACES WHERE FIRE -RESISTIVE CONSTRUCTION OR DIAPHRAGM ACTION IS NOT REQUIRED. 11. TWO-PLY APPLICATION: PER CBC 2508.4. THE BASE SHALL BE APPLIED IN THE SAME FASHION AS SINGLE -PLY APPLICATION. THE FACE PLY OF WB MAY BE APPLIED WITH GYPSUM WALLBOARD INT COMPOUND OR APPROVED ADHESIVE FURNISHING C G JO O FULL COVERAGE BETWEEN THE PLIES OR WITH FASTENERS IN ACCORDANCE WITH TABLE 2508.5. WHEN THE FACE PLY IS INSTALLED WITH JOINT COMPOUND OR ADHESIVE, THE JOINTS OF THE FACE NEED NOT OCCUR ON SUPPORTS. TEMPORARY NAILS OR SHORING SHALL BE USED TO HOLD FACE PLY IN POSITION UNTIL THE JOINT COMPOUND OR ADHESIVE DEVELOPS ADEQUATE BOND. DIVISION 9B - STUCCO 1. ALL STUCCO SHALL CONFORM TO CHAPTER 25 OF THE CBC. EXTERIOR STUCCO SHALL BE MINIMUM 7/8" THICK, 3 -COAT WORK SHALL BE USED PER CBC 2512, WITH A CORROSION RESISTANT LATH AND LATH ATTACHMENTS PER CBC 2510. THE PROPORTION OF AGGREGATE TO CEMENTITIOUS MATERIALS SHALL BE SET FORTH IN TABLE 2507.21. 2. PLASTERING CONTRACTOR SHALL PROTECT ALL MASONRY, FIREPLACES AND WOOD PANELING AND EXPOSED WOODWORK PRIOR TO START OF PLASTERING OPERATION. IN ANY EVENT, HE SHALL MAKE CERTAIN THAT ALL FINISH SURFACES ARE CLEAN AND FREE OF PLASTER UPON COMPLETION OF HIS WORK. ALL METAL FRAMES SHALL BE KEPT CLEAN AS THE SHEET ROCK PLASTERING WORK PROCEEDS. ALL JAMBS AND FRAMES SHALL BE WASHED FREE OF STRAY PLASTER AS WORK PROGRESSES. ALL WINDOWS AND DOOR TRACKS SHALL BE KEPT FREE OF PLASTER AND DEBRIS. PLASTERER TO REMOVE ALL HIS DEBRIS FROM THE JOB SITE. 3. ALL CORNER BEAD AND MILCOR SHALL BE SET STRAIGHT PLUMB, LEVEL SQUARE, AS THE JOB REQUIRES, WHERE THERE ARE MARGINS, THEY SHALL BE EVEN AND UNIFORM. WHERE MILCOR JOINTS MIGHT BREAK IN THE MIDDLE OF A WINDOW HEAD, THEY SHALL BE BROKEN AT THE LEAST OBVIOUS POINT, SUCH AS A POST. MILCOR MITERS SHALL BE NEAT AND SQUARE. 4. STUCCO: AS MANUFACTURED BY OMEGA, OR APPROVED SIMILAR. COLOR TO MATCH EXISTING, AS SELECTED BY OWNER. HAND TROWELED FINISH TO MATCH EXISTING, AS SELECTED BY OWNER. 6. BACKING OR A CORROSION RESISTANT LATH SHALL PROVIDE SUFFICIENT RIGIDITY TO PERMIT PLASTER APPLICATION, PER CBC 2510. PROVIDE EXPANDED METAL LATH AT SOFFITS AND HORIZONTAL SURFACES OVER 2 LAYERS GRADE'D'BUILDING PAPER OVER FRAMING. INA VERTICAL ASSEMBLY, LATH WIRE IS TO BE LAPPED NO LESS THAN 2". WHERE NO EXTERNAL CORNER REINFORCEMENT IS USED, LATH SHALL BE FURRED OUT AND CARRIED AROUND CORNERS AT LEAST AT LEAST ONE SUPPORT ON FRAME CONSTRUCTION. 7. WEEP SCREED: A WEEP SCREED SHALL BE PROVIDED AT OR BELOW THE FOUNDATION PLATE LINE ON ALL EXTERIOR STUD WALLS. THE SCREED SHALL BE PLACED A MINIMUM OF 6 INCHES ABOVE GRADE AND 2 INCHES ABOVE PAVED SURFACES AND SHALL BE OF A TYPE, WHICH WILL ALLOW TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE BUILDING. THE WEATHER -RESISTIVE BARRIER AND EXTERIOR LATH SHALL COVER AND TERMINATE ON THE ATTACHMENT FLANGE OF THE SCREED, PER CBC 2512.1.2. 8. 3 -COAT STUCCO APPLICATION: BASE COATS (SCRATCH AND BROWN COAT) TO BE APPLIED (PER CBC SECTION 2512) AND MOIST CURED AS SET FORTH IN TABLE 2512.6, PER CBC 2512.6. FINISH COAT TO BE APPLIED IN ACCORDANCE WITH TABLE 2512.6, PER CBC 2512.6. ALLOW 48HRS TYPICALLY BETWEEN COATS. DIVISION 9C - FLOORING 1. MATERIALS AND COLORS TO BE SELECTED BY OWNER AND INTERIOR DESIGNER 2. MATERIALS SHALL BE APPLIED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS. 3. TILE ON FLOOR, SLAB OR WOOD FRAMING SHALL BE INSTALLED PER THE TILE COUNCIL OF AMERICA STANDARDS, INCLUDING ALL EXPANSION AND CONTROL JOINTS. 4. PROVIDE WATERPROOF MEMBRANE BENEATH TILE OVER WATER RESISTANT BACKING BOARD AS RECOMMENDED BY MANUFACTURER AND THE CERAMIC TILE INSTITUTE AND TILE COUNCIL OF AMERICA STANDARDS AT ALL AREAS SUBJECT TO MOISTURE AND WATER (I.E., TUBS/SHOWERS). 5. PROVIDE POSITIVE SLOPE AT TILE SEATS WITHIN SHOWERS AND AT FLOOR TOWARDS FLOOR DRAIN 6. SEE FLOOR PLANS FOR LOCATION OF NEW FLOORING. DIVISION 9E - PAINTING & FINISHING 1. ALL WORK AND MATERIALS SHALL MEET THE PERFORMANCE STANDARDS OF THE PAINT HANDBOOK BY GUY WEISMANTEL, CURRENT EDITION. 2. PROVIDE PAINTING WORK AS INDICATED AND SPECIFIED, COMPLETE INCLUDING PREPARATION OF SURFACES OTHER THAN THOSE THAT ARE FACTORY PRIMED. 3. PAINTING SUBCONTRACTOR SHALL COORDINATE WITH FRAMING SUBCONTRACTOR THE INSTALLATION OF ALL EXTERIOR WOOD TRIM TO ENSURE THAT ALL SIDES AND CUT ENDS ARE PRIMED PRIOR TO INSTALLATION. PAINTING SUBCONTRACTOR SHALL COORDINATE WITH GYPSUM WALLBOARD, METAL, SHEET METAL, CABINET AND STUCCO SUBCONTRACTORS (AND OTHERS) TO ENSURE PAINTING CONFORMS WITH CODE AND INDUSTRY STANDARDS AND DOES NOT CONFLICT WITH THE WORK OF OTHERS. 4. ALL MATERIALS SHALL BE DELIVERED TO THE SITE IN SEALED ORIGINAL MANUFACTURER'S CONTAINERS. NO THINNING OF MATERIAL SHALL BE ACCEPTABLE. 5. COLORS: TO MATCH EXISTING, AS SELECTED BY THE OWNER 6. EACH COAT SHALL BE UNIFORMLY APPLIED, WELL BRUSHED OUT AND FREE OF BRUSH MARKS, RUNS, SAGS OR SKIPS. 7. PAINT FINISHES SHALL BE CUT SHARPLY TO LINE. PROTECT ADJACENT SURFACES. 8. SUBCONTRACTOR WILL BE RESPONSIBLE FOR ANY DAMAGE RESULTING FROM OVERSPRAY, AND FOR ALL NECESSARY CLEAN-UP. 9. SEMI -GLOSS PAINT TO BE ROLLER OR BRUSH APPLIED. 10. SURFACES SHALL BE CLEAN AND DRY, AND IN SUITABLE CONDITION FOR FINISH SPECIFIED. REMOVE ALL OIL, GREASE, BOND BREAKING AGENTS, DUST, MILL SCALE AND EFFLORESCENCE. 11. CRACKS, HOLES, AND KNOTS SHALL BE FILLED, SANDED SMOOTH, AND SEALED. WOOD SURFACES, EXCEPT RESAWN WOOD, SHALL BE SANDED PERFECTLY SMOOTH. SANDING DUST SHALL BE COMPLETELY REMOVED. 'W �/ J __ 5 L 0.. ^W 0- Z W :' i LL O 1 W W n I ,� v I IF :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE W U Z W co CV 0 CT (/ Q � ov W O 0 Q ry JLLJ Q co I 1-- �O W CT IL Lu 0 ' z co Z W Q V REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15.17 GENERAL NOTES SCALE: N/A A010 :21 12. TRIM AND OTHER FINISH WORK SHALL BE BACK -PAINTED PRIOR TO INSTALLATION, TO MINIMIZE INCONSISTENT SHRINKAGE. 13. EXTERIOR EXPOSED CONCRETE AND MASONRY: TWO COATS MASONRY PAINT. 14. EXTERIOR WOOD, INCLUDING SIDING, GARAGE DOORS, RAILINGS, FASCIA, EXPOSED BEAMS, ALL TRIM, ETC.: TWO COATS. 15. EXPOSED METAL, INCLUDING VENT PIPES, EXHAUST VENTS, HEATING AND AIR CONDITIONING UNITS, GRILLS, ETC.: TWO COATS OF PAINT OVER ONE COAT OF PRIMER. COLOR TO MATCH ADJACENT SURFACES. 16. ALL EXPOSED EDGES OF TRIM TO BE SAME COLOR AS FACE. 17. SUBCONTRACTOR SHALL SEAL ALL SIX SIDES OF ALL DOORS. 18. THE NUMBER OF COATS NOTED ABOVE SHALL BE CONSIDERED MINIMUM. APPLY ADDITIONAL COATS IF REQUIRED TO PROVIDE FULL AND EVEN COVERAGE THROUGHOUT. 19. FULLY SEAL AND PRIME ALL CUT ENDS OF WOOD MEMBERS IN CONTACT WITH OTHER WOOD MEMBERS. 20. CEILINGS AND WALLS -KITCHENS, NOOKS, BATHROOMS AND INTERIOR SERVICE ROOMS: ONE COAT SEALER AND ONE COAT SEMI -GLOSS ENAMEL, UNO. -ALL OTHER ROOMS: ONE COAT SEALER AND ONE COAT FLAT PAINT, UNLESS NOTED OTHERWISE. 21. DOORS, FRAMES, WOOD BASE, SHELF CLEATS: ONE COAT PRIMER, ONE COAT SEMI -GLOSS ENAMEL. 22. STAIN GRADE CABINETS: ONE COAT SANDING SEALER, ONE COAT STAIN, TWO COATS LACQUER. 23. PAINT GRADE CABINETS, RAILINGS, WOOD CAPS ETC: ONE COAT SEALER AND ONE COAT SEMI -GLOSS ENAMEL. 24. METAL SURFACES: PRIME AND PAINT SAME AS ADJACENT SURFACES. 25. LUMINOUS CEILING RECESSES ARE TO BE PAINTED WITH ONE (1) COAT SEALER AND ONE (1) COAT WHITE ENAMEL HIGH GLOSS. 26. ALL EXPOSED INTERIOR WOOD BEAMS TO BE PAINTED TO MATCH CEILING OR SOLID STAIN PER CLIENT. 27. SUBCONTRACTOR SHALL SEAL ALL SIX SIDES OF INTERIOR DOORS IN ROOMS WHICH GENERATE MOISTURE - I.E.: BATHS, KITCHEN, SERVICE ROOMS. 28. THE NUMBER OF COATS NOTED ABOVE SHALL BE CONSIDERED MINIMUM. APPLY ADDITIONAL COATS IF REQUIRED TO PROVIDE FULL AND EVEN COVERAGE THROUGHOUT. DIVISION 10 -SPECIALTY FINISHES 1. FURNISH AND INSTALL COMPLETE IN WORKING ORDER THE ITEMS INDICATED ON THE PLANS AS SPECIFIED HEREIN. 2. THE GENERAL CONTRACTOR TO VERIFY COMPATIBILITY OF ALL ADJACENT FINISH MATERIALS WITH ALL SELECTED FIXTURES AND APPLIANCES, ALL FIXTURES AND APPLIANCES TO BE CEC CERTIFIED. 3. LAVATORY: SHALL BE AS SELECTED BY OWNER, UNDER MOUNTED. 4. LAUNDRY SINK: SHALL BE AS SELECTED BY OWNER, 30" WALL MOUNTED - VERIFY. 5. SHOWER ENCLOSURE: SIZE AS INDICATED ON PLANS; TEMPERED, SHATTERPROOF GLASS ENCLOSURE. FRAME SHALL BE AS SELECTED BY OWNER, MINIMUM 72" HIGH ABOVE DRAIN. 6. DISHWASHER: SHALL BE AS SELECTED BY OWNER, 24" WIDE - VERIFY. 7. RANGE/OVEN: GAS, SLIDE -IN OVEN BELOW: 36" WIDE - VERIFY. 36" EXHAUST HOOD ABOVE, AS SELECTED BY OWNER. 8. MICROWAVE/OVEN/WARMING DRAWER: 30" WIDE- VERIFY, AS SELECTED BY OWNER. 9. REFRIGERATOR: AS SELECTED BY OWNER. PROVIDE 42" WIDE X 84" HIGH SPACE- VERIFY. 10. WINE REFRIGERATOR: AS SELECTED BY OWNER. PROVIDE 30" WIDE X 80" HIGH SPACE - VERIFY. 11. SINK: SHALL BE AS SELECTED BY OWNER, STAINLESS STEEL FARMHOUSE SINK WITH DISPOSAL: 42" WIDE - VERIFY. DIVISION 15A -PLUMBING 1. REFER TO PLUMBING DRAWINGS BY OTHERS FOR SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT. SUBCONTRACTOR TO SUPPLY AND SUBMIT TO THE APPROPRIATE APPROVAL AGENCY LOAD CALCULATIONS AND DRAWINGS FOR APPROVAL PRIOR TO COMMENCING WORK. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW AND CONFORMANCE WITH THE VISUAL DESIGN CONCEPT PRIOR TO COMMENCING WORK. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECT'S. FOR ALL PLUMBING, THE REQUIREMENTS OF THE PLUMBING DRAWINGS TAKE PRECEDENCE OVER THE REQUIREMENTS HEREIN. 2. SUPPLY ALL LABOR, TRANSPORTATION, MATERIALS, ETC., FOR INSTALLATION OF COMPLETE PLUMBING SYSTEM TO OPERATE ACCORDING TO THE BEST PRACTICES OF THE TRADE AND INCLUDING BUT NOT LIMITED TO: FIXTURES, HOT AND COLD WATER PIPING, EXHAUST FLUES, COMBUSTION AIR, GAS PIPING, DRAINS, SOIL AND VENT PIPING, HOT WATER HEATERS, PIPE INSTALLATION, METERS, VALVES, VAULTS, ETC. ALL MATERIALS, WORK, ETC., TO COMPLY WITH ALL REQUIREMENTS OF ALL LEGALLY CONSTITUTED PUBLIC AUTHORITIES HAVING JURISDICTION INCLUDING ALL COUNTY AND STATE ORDINANCES. 3. CORROSIVE PROPERTIES OF SOIL: FOLLOW ALL RECOMMENDATIONS IN THE FINAL SOILS REPORT FOR ALL MATERIALS WITHIN OR IN PROXIMITY OF SOIL AS NECESSARY. 4. WASTE AND SOIL PIPE: SERVICE WEIGHT, CAST IRON NO -HUB AT FIRST FLOOR OF A TWO-STORY UNIT; ABS WITH ABS SOLVENT ALL OTHER AREAS. 5. VITRIFIED CLAY PIPE: FIRST GRADE, SALT GLAZED; CONFORM WITH ASTM C700; OUTSIDE AND WITHIN 5-0" OF BUILDING. 6. DOMESTIC WATER PIPING: TYPE L OR K COPPER TUBING BELOW GRADE AND SLAB - VERIFY WITH SOIL COMPATIBILITY; ALL OTHER COPPER TUBING SHALL BE TYPE M. FITTINGS - WROUGHT COPPER OR CAST BRONZE. USE NO -LEAD SOLDER. 7. DIELECTRIC ISOLATORS: EPCA TYPE FX, FB OR GX DIELECTRIC UNIONS. 8. VENT PIPING: ABS D2661-68. 9. VALVES, STOPS, CLOCKS: ANTI -SCALDING SHOWER AND TUB VALVES ARE REQUIRED PER APPLICABLE CODE OR CLIENT, SELECTED SUBSTITUTE. 10. DRAINS: SIZED AS REQUIRED. PROVIDE OVERFLOWS AS INDICATED ON PLANS AND AS NECESSARY. 11. AIR CHAMBERS AT EACH END OF HEADERS, SHALL BE 36 -INCHES LONG, ONE PIPE SIZE LARGER THAN HEADER. INDIVIDUAL CHAMBERS SHALL BE 18 INCHES LONG, ONE PIPE SIZE LARGER THAN BRANCH TO FIXTURE. 12. ALL GAS PIPING SHALL CONFORM TO CPC/UPC CHAPTER 12 FOR MATERIALS, INSTALLATION AND TESTING. 13. GAS PIPING IS NOT PERMITTED UNDER STRUCTURES OR SLABS EXCEPT AT KITCHEN COOKING ISLANDS AS ALLOWED BY ADMINISTRATIVE CONSTRUCTION POLICY 88-6. 14. ROUGHING -IN SHALL BE COMPLETED, TESTED AND INSPECTED AS REQUIRED BY CODE BEFORE CLOSING -IN WITH OTHER WORK. 15. OPENINGS IN PIPES, DRAINS, AND FITTINGS SHALL BE KEPT COVERED DURING CONSTRUCTION. 16. PROVIDE SOLID BACKING FOR SECURING FIXTURES. ALL FIXTURES TO BE SET LEVEL. 17. PROVIDE CLEANOUTS AT ENDS OF ALL LINES WHERE REQUIRED BY CODES. 18. BLACK IRON AND GALVANIZED STEEL PIPE JOINTS SHALL BE MADE WITH APPROVED PIPE THREAD COMPOUND. 19. PROVIDE SHUT-OFF VALVES AT EACH FIXTURE. 20. PROVIDE COLD WATER LINE TO REFRIGERATOR SPACE IN RECESSED BOX OR IN CABINET IMMEDIATELY ADJACENT AND ACCESSIBLE TO REFRIGERATOR SPACE. 21. ISOLATE ALL PIPING FROM STRUCTURE WITH FIBER PADDING AND AT ALL PENETRATIONS WITH ELASTIC CAULKING OR SOUND ISOLATORS. 22. ALL VENTS TO LEAD TO OUTSIDE AIR, WHERE POSSIBLE, LOCATE ALL ROOF VENTS TO REAR SIDE OR RIDGES. VENTS TO TERMINATE NOT LESS THAN 10'-0" FROM, OR NOT LESS THAN 3'-0" ABOVE AN OPENABLE WINDOW, DOOR, OPENING, AIR INTAKE, OR VENT SHAFT, OR NOT LESS THAN 3'-0" IN EVERY DIRECTION FROM A LOT LINE, ALLEY AND STREET EXCEPTED. 23. PROVIDE AIR CHAMBERS AT LAVATORY, DISHWASHER AND CLOTHES WASHER WATER CONNECTIONS. SET VERTICALLY AS CLOSE TO FIXTURE AS POSSIBLE. 24. NO ALTERATIONS TO THE STRUCTURAL FRAME, DIAPHRAGMS, CONNECTIONS OR SHEAR PANELS SHALL BE MADE WHICH WOULD COMPROMISE THE DESIGNED STRUCTURAL INTEGRITY OF SUCH ELEMENTS WITHOUT PRIOR WRITTEN APPROVAL FROM THE STRUCTURAL ENGINEER. 25. HOT WATER SHALL BE LEFT FITTING AT ALL FAUCETS. 26. SUBCONTRACTOR TO SUPPLY AND SUBMIT TO THE APPROPRIATE APPROVAL AGENCY ANY REQUIRED CALCULATIONS AND DRAWINGS FOR APPROVAL PRIOR TO COMMENCING WORK. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW AND CONFORMANCE WITH THE VISUAL DESIGN CONCEPT PRIOR TO COMMENCING WORK. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECT'S. 27. VERIFY ALL REQUIREMENTS WITH GOVERNING UTILITY COMPANY DIVISION 15C - HEATING AND AIR CONDITIONING 1. REFER TO MECHANICAL DRAWINGS BY OTHERS FOR SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT. SUBCONTRACTOR TO SUPPLY AND SUBMIT TO THE APPROPRIATE APPROVAL AGENCY LOAD CALCULATIONS AND DRAWINGS FOR APPROVAL PRIOR TO COMMENCING WORK. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW AND CONFORMANCE WITH THE VISUAL DESIGN CONCEPT PRIOR TO COMMENCING WORK. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECT'S. FOR ALL MECHANICAL WORK, THE REQUIREMENTS OF THE MECHANICAL DRAWINGS TAKE PRECEDENCE OVER THE REQUIREMENTS HEREIN. 2. SUPPLY ALL LABOR, TRANSPORTATION, MATERIALS, ETC., FOR INSTALLATION OF A COMPLETE HEATING AND AIR CONDITIONING SYSTEM TO OPERATE ACCORDING TO THE BEST PRACTICES OF THE TRADE INCLUDING, BUT NOT LIMITED TO: MECHANICAL UNITS, DUCTS, REGISTERS, CATWALKS, GRILLES, BOOTS, VENT PIPES, DAMPERS, COMBUSTION AIR, FANS, VENTILATORS, REFRIGERANT LINES, REFRIGERANT, ETC. ALL MATERIALS, WORK, ETC., TO COMPLY WITH ALL REQUIREMENTS OF ALL LEGALLY CONSTITUTED PUBLIC AUTHORITIES HAVING JURISDICTION INCLUDING ALL COUNTY AND STATE ORDINANCES, FURNISH AND INSTALL ALL EQUIPMENT COMPLETE AND OPERABLE. VERIFY ALL MATERIAL INSTALLATION REQUIREMENTS AND LIMITATIONS AT FIRE AND SOUND ASSEMBLIES. 3. DUCTS: CONSTRUCTED, INSTALLED AND INSULATED PER CMC/UMC CHAPTER 6. 4. NO ALTERATIONS TO THE STRUCTURAL FRAME, DIAPHRAGMS, CONNECTIONS OR SHEAR PANELS SHALL BE MADE WHICH WOULD COMPROMISE THE DESIGNED STRUCTURAL INTEGRITY OF SUCH ELEMENTS WITHOUT PRIOR WRITTEN APPROVAL FROM THE STRUCTURAL ENGINEER. 5. EQUIPMENT SHALL COMPLY WITH STATE ENERGY REQUIREMENTS FOR EFFICIENCY. DUCT WORK R -VALUE SHALL ALSO COMPLY WITH STATE ENERGY REQUIREMENTS. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECT'S. DIVISION 16 - ELECTRICAL 1. REFER TO ELECTRICAL DRAWINGS BY OTHERS FOR SPECIFICATIONS, NOTES, AND DETAILS TO BE USED ON THIS PROJECT. SHALL BE DRAWN BY OTHERS AND SUBMITTED BY THE ELECTRICAL SUBCONTRACTOR TO THE APPROPRIATE APPROVAL AGENCY FOR APPROVAL. SUBMIT ONE SET TO THE ARCHITECT FOR REVIEW OF CONFORMANCE WITH THE VISUAL DESIGN CONCEPT. SUBCONTRACTOR SHALL COORDINATE HIS DRAWINGS WITH THE ARCHITECTS. FOR ALL ELECTRICAL WORK, THE REQUIREMENTS OF THE ELECTRICAL DRAWINGS TAKE PRECEDENCE OVER THE REQUIREMENTS HEREIN. 2. SUPPLY ALL LABOR, TRANSPORTATION, MATERIALS, ETC., FOR INSTALLATION OF COMPLETE ELECTRICAL SYSTEM TO OPERATE ACCORDING TO THE BEST PRACTICES OF THE TRADE INCLUDING, BUT NOT LIMITED TO: FIXTURES, APPLIANCES, WIRING, SWITCHES, OUTLETS, TELEVISION JACKS, SERVICES, GROUNDS, TEMPORARY POWER, JUNCTION BOXES, CONDUIT, SUB -PANELS, ETC. 3. ALL MATERIALS, WORK, ETC., TO COMPLY WITH ALL REQUIREMENTS OF ALL PUBLIC AUTHORITIES HAVING JURISDICTION INCLUDING ALL COUNTY AND STATE ORDINANCES. FURNISH AND INSTALL ALL EQUIPMENT COMPLETE AND OPERABLE. VERIFY ALL MATERIAL INSTALLATION REQUIREMENTS AND LIMITATIONS AT FIRE AND SOUND ASSEMBLIES. 4. WORK AND EQUIPMENT SHALL BE IN ACCORDANCE WITH THE BEST PRACTICES OF THE TRADE AND CONFORM ALL LOCAL GOVERNING AGENCIES. 5. MATERIALS: -SWITCHES: SILENT TYPE. -INTERIOR OUTLETS: DUPLEX TYPE, 15A, 125 VOLT, A.F.C.L. -EXTERIOR OUTLETS: SINGLE WEATHERPROOF TYPE, G.F.C.I. -OUTLETS AND PULL BOXES: GALVANIZED OR SHEARARDIZED. -CONDUIT, CABLE, WIRE: PER PRESENTLY ADOPTED EDITION OF THE N.E.C. -FLUORESCENT TUBES AND BULBS: FULL SPECTRUM 3500K. -RECESSED INCANDESCENT LIGHT FIXTURES: IN THE PROXIMITY OF ATTIC, CEILING OR FLOOR INSULATION SHALL BE I.C. TYPE 6. ALL MATERIALS SHALL BE NEW AND OF THE SAME MANUFACTURER FOR EACH CLASS OR GROUP OF EQUIPMENT. MATERIALS SHALL BE LISTED AND APPROVED BY UNDERWRITER'S LABORATORIES AND SHALL BEAR THE INSPECTION LABEL WHERE SUBJECT TO SUCH APPROVAL. MATERIALS SHALL MEET THE APPROVAL OF THE DIVISION OF INDUSTRIAL SAFETY AND ALL GOVERNING BODIES HAVING JURISDICTION. MATERIALS SHALL BE MANUFACTURED IN ACCORDANCE WITH APPLICABLE STANDARDS ESTABLISHED BY A.N.S.I., N.E.M.A. AND N.B.F.U.. INSTALL PER MANUFACTURERS' RECOMMENDATIONS. 7. IF ALUMINUM FEEDER CONDUCTORS ARE APPROVED FOR SUBSTITUTION, COPPER ONLY WITHIN UNITS, AND INSTALLED, FINAL CONNECTIONS TO VIBRATING EQUIPMENT SHALL BE COPPER ONLY AND ALL ALUMINUM TERMINATIONS SHALL BE MADE USING A HYPRESS TOOL OR OTHER MANUFACTURER'S RECOMMENDATIONS. PROVIDE ANTI -OXIDE COMPOUND ON ALL ALUMINUM TERMINATIONS. NO ALUMINUM CONDUCTOR SMALLER THAN #4 AWG. 8. CEILING FAN OUTLET BOXES SHALL BE LISTED FOR THE APPLICATION/LOCATION USED. 9. HOUSE SERVICE: VERIFY EXISTING COMPLIANT WITH ADDITIONAL REQUIREMENTS. 10. FIXTURES, SWITCH PLATES, COVERS, ETC.: SHALL BE AS SELECTED BY OWNER. 11. FIRE WARNING SYSTEM: SMOKE DETECTORS AND ALARM SYSTEMS SHALL BE HARD -WIRED WITH BATTERY BACK-UP POWER AND LOW BATTERY SIGNAL AND INSTALLED AS REQUIRED BY CBC SECTION 907. 12. CORROSIVE PROPERTIES OF SOIL: FOLLOW ALL RECOMMENDATIONS IN THE FINAL SOILS REPORT FOR ALL MATERIALS PLACED WITHIN OR IN PROXIMITY OF SOIL AS NECESSARY. 13. PROVIDE SEPARATE CIRCUITS EACH FOR DISHWASHER, GARBAGE DISPOSAL, REFRIGERATOR, RANGE OVEN AND MICROWAVE OVEN. 14. SWITCHED OUTLETS SHALL BE 1/2 HOT. 15. ALL EQUIPMENT INSTALLED OUTDOORS AND EXPOSED TO WEATHER SHALL BE WEATHERPROOF, WITH SEALANT AT ANNULAR SPACE OF ALL BUILDING FINISH PENETRATIONS. 16. PROVIDE GROUND FAULT CIRCUIT INTERRUPTERS, GFCI, AT ALL BATHS, KITCHENS, GARAGES, OUTDOOR AND WET AREA OUTLETS PER CODE REQUIREMENTS. 17. KITCHEN AND BATHROOM LIGHTING SHALL BE IN ACCORDANCE WITH STATE ENERGY MANDATORY REQUIREMENTS. 18. ALL CONDUIT SHALL BE INSTALLED CONCEALED WHERE PHYSICALLY POSSIBLE. ALL EXPOSED CONDUIT SHALL BE INTERMEDIATE METAL CONDUIT OR E.M.T. AND INSTALLED PARALLEL TO OR AT RIGHT ANGLES WITH THE BUILDING WALLS. IF VIEWED BY THE PUBLIC, PAINT TO MATCH SURFACE TO WHICH IT IS ATTACHED. 19. THE COMPLETE ELECTRICAL SYSTEM SHALL BE GROUNDED IN ACCORDANCE WITH THE PRESENTLY ADOPTED EDITION OF THE NEC, ARTICLE #250. 20. USE ONLY COMPETENT AND SKILLED PERSONNEL AND PERFORM ALL WORK, INCLUDING AESTHETIC AS WELL AS ELECTRICAL AND MECHANICAL ASPECTS TO STANDARDS CONSISTENT WITH THE BEST PRACTICES OF THE TRADE. 21. NO ALTERATIONS TO THE STRUCTURAL FRAME, DIAPHRAGMS, CONNECTIONS OR SHEAR PANELS SHALL BE MADE WHICH WOULD COMPROMISE THE DESIGNED STRUCTURAL INTEGRITY OF SUCH ELEMENTS WITHOUT PRIOR WRITTEN APPROVAL FROM THE STRUCTURAL ENGINEER. ►��i7gl:�►[ely1.[illjl:ai Z�):/��9:I11�:1�:a[ell�7�[.9xi111:7q�7�►�lI[ya 23. SMOKE DETECTORS SHALL BE LOCATED PER MANUFACTURER'S REQUIREMENTS AVOIDING DEAD AIR POCKETS AND SHALL BE CENTRALLY LOCATED IN CORRIDORS OR AREA GIVING ACCESS TO EACH SEPARATE SLEEPING AREA, ADJACENT ROOMS AND IN SLEEPING ROOMS - PER MANUFACTURER'S RECOMMENDATIONS. SMOKE DETECTORS MUST BE A MINIMUM OF 3'-0" FROM DUCT OPENINGS. DETECTORS SHALL BE PLACED IN CLOSE PROXIMITY TO STAIRWAY WHEN BEDROOMS ARE LOCATED ON UPPER FLOOR. ALL DETECTORS SHALL BE INTERCONNECTED TO SOUND A SIMULTANEOUS ALARM AUDIBLE IN ALL SLEEPING AREAS OF THE DWELLING UNIT. 24. INSTALLATION HEIGHTS: ALL HEIGHTS GIVEN ARE TO BOTTOM OF FIXTURE OR OUTLET. HEIGHTS TO MEET ALL APPLICABLE DISABLED/ACCESSIBILITY REQUIREMENTS. -EXTERIOR LIGHT FIXTURES TO BE +72" FROM FINISH FLOOR - UNLESS NOTED OTHERWISE -TYPICAL WALL OUTLETS TO BE +12" FROM FINISH FLOOR. -TYPICAL WALL SWITCHES TO BE +36" FROM FINISH FLOOR. -ABOVE-COUNTER OUTLETS AT KITCHEN TO BE +44" FROM FINISH FLOOR. -WALL OUTLET FOR RANGE HOOD TO BE +78" FROM FINISH FLOOR. -ABOVE-COUNTER OUTLETS AT BATH TO BE +38" FROM FINISH FLOOR. -ABOVE-COUNTER OUTLETS AT LINEN OR OTHER MISCELLANEOUS COUNTERS TO BE +44" FROM FINISH FLOOR. -OUTLETS AT SERVICE AREAS TO BE +48" FROM FINISH FLOOR. -JUNCTION BOXES FOR LIGHT FIXTURES N BATHROOM TO BE+84" FROM FINISH FLOOR. -SMOKE DETECTORS LOCATED PER MANUFACTURERS REQUIREMENTS. 25. REFER TO LANDSCAPE DRAWINGS FOR ALL COMMON AREA WALLS AND EXTERIOR LIGHTING SURROUNDING BUILDING NOT INDICATED. 26. VERIFY AND LOCATE ALL OUTLETS PRIOR TO INSTALLATION OF GYPSUM WALLBOARD. LOCATE ALL SWITCHES AND FIXTURES FROM FINISHED FLOOR PER ELECTRICAL PLANS AND NOTES. 27. SHOULD CONFLICT ARISE BETWEEN THE PLANS OR ANOTHER ELECTRICAL SPECIFICATION OR REQUIREMENT, WHETHER OR NOT SAID REQUIREMENTS ARE A PART OF THESE PLANS, THE MORE STRINGENT SHALL PREVAIL. 'W �/ ) 5� L ry ^W Z W :�i [L O 1 W W Q im :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15. 17 GENERAL NOTES AND ABBREVIATIONS SCALE: N/A A01 1 i2 LT LIGHT ABBREVIATIONS LVR LOUVER MAX MAXIMUM AB ANCHOR BOLT MB MACHINE BOLT ABV ABOVE MC MEDICINE CABINET A/C AIR CONDITIONING MECH MECHANICAL AD AREA DRAIN MEMB MEMBRANE ADJ ADJUSTABLE MET METAL AFF ABOVE FINISHED FLOOR MFR MANUFACTURER AGG AGGREGATE MH MANHOLE AL ALUMINUM MIN MINIMUM ALT ALTERNATE MISC MISCELLANEOUS ANOD ANODIZED MIR MIRROR APPROX APPROXIMATE MTD MOUNTED ASPH ASPHALT MTL MATERIAL BD BOARD MILL. MULLION BLDG BUILDING N NORTH BLK BLOCK NAT NATURAL BLKG BLOCKING NIC NOT IN CONTRACT BM BEAM NO NUMBER BOT BOTTOM NOM NOMINAL BRG BEARING NTS NOT TO SCALE BTU BRITISH THERMAL UNIT BTWN BETWEEN OA OVERALL OBS OBSCURE CAB CABINET OC ON CENTER CPT CARPET OD OUTSIDE DIAMETER CEM CEMENT OFF OFFICE CER CERAMIC CG CORNER GUARD OPP OPPOSITE CI CAST IRON PBD PARTICLE BOARD CJ CEILING JOIST PL PROPERTY LINE CLG CEILING PLUMB PLUMBING CLKG CAULKING PLY PLYWOOD CLR CLEAR PNL PANEL COL COLUMN PR PAIR COMP COMPOSITION PREFAB PRE -FABRICATED CONC CONCRETE PT POST TENSIONED, PRESSURE TREATED CONN CONNECTION PTN PARTITION CONST CONSTRUCTION PVMT PAVEMENT CONT CONTINUOUS CORR CORRIDOR QT QUARRY TILE CR CORROSION RESISTANT R RISER, RADIUS CSMT CASEMENT RAG RETURN AIR GRILLE CTSK COUNTERSUNK REF REFRIGERATOR DBL DOUBLE REG REGISTER DEPT DEPARTMENT REINF REINFORCED DH DOUBLE HUNG RES RESILIENT DIA DIAMETER RD ROOF DRAIN DIAG DIAGONAL RM ROOM DIM DIMENSION RFG ROOFING DISP DISPENSER RO ROUGH OPENING DJ DECK JOIST ROW RIGHT OF WAY DN DOWN RDWD REDWOOD DR DOOR RWL RAIN WATER LEADER DS DOWNSPOUT S SOUTH DSP DRY STANDPIPE SC SOLID CORE DTL DETAIL SECT SECTION DU DWELLING UNIT SF SQUARE FEET DWG DRAWING SH SINGLE HUNG EA EACH SHR SHOWER EJ EXPANSION JOINT SHT SHEET EL ELEVATION SHTG SHEATHING ELEC ELECTRICAL SIM SIMILAR ELEV ELEVATOR S&P SHELF & POLE EMER EMERGENCY SL SLOPE ENCL ENCLOSURE SLDG SLIDING EP ELECTRICAL PANEL SPEC SPECIFICATIONS EQ EQUAL SQ SQUARE EQPT EQUIPMENT SS STAINLESS STEEL EWC ELECTRICAL WATER COOLER STD STANDARD EXH EXHAUST STL STEEL EXP EXPANSION STOR STORAGE EXT EXTERIOR STRUCT STRUCTURAL FA FIRE ALARM SUSP SUSPENDED FBRGL FIBERGLASS SYM SYMMETRICAL FD FLOOR DRAIN SYN SYNTHETIC FND FOUNDATION TB TOWEL BAR FE FIRE EXTINGUISHER TC TOP OF CURB FEC FIRE EXTINGUISHER CABINET TEL TELEPHONE FF FINISH FLOOR TEMP TEMPERED GLASS FG FINISH GRADE TER TERRAllO FIN FINISH T&G TONGUE & GROOVE FJ FLOOR JOIST THK THICK FLR FLOOR TOC TOP OF CONCRETE FLASHG FLASHING TOP TOP OF PARAPET FLUOR FLUORESCENT TOW TOP OF WALL FO FACE OF TP TOP PLATE FRMG FRAMING TPD TOILET PAPER DISPENSER FS FINISH STRUCTURE TR TREAD FTG FOOTING TYP TYPICAL FURR FURRING FX FIXED UC UNDERCUT UNF UNFINISHED GA GAUGE UNO UNLESS NOTED OTHERWISE GALV GALVANIZED UR URINAL GB GRAB BAR GI GALVANIZED IRON VT VINYL TILE GL GLASS VB VAPOR BARRIER GR GRADE VERT VERTICAL GYP GYPSUM W WEST HB HOSE BIBB W/ WITH HC HOLLOW CORE WC WATER CLOSET HDR HEADER WD WOOD HDWD HARDWOOD WDW WINDOW HGT HEIGHT WG WIRE GLASS HM HOLLOW METAL WH WATER HEATER HORIZ HORIZONTAL WI WROUGHT IRON HR HOUR W/O WITHOUT HTG HEATING WP WATERPROOF HVAC HEATING, VENTILATING, AIR CONDITIONING WSCT WAINSCOT WT WEIGHT ID INSIDE DIAMETER SYMBOLS IN TEXT INSUL INSULATION INT INTERIOR X BY & AND JAN JANITOR E CENTER LINE JT JOINT # POUND OR NUMBER (E) EXISTING LB LAG BOLT LAV LAVATORY LBS POUNDS 'W �/ ) 5� L ry ^W Z W :�i [L O 1 W W Q im :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15. 17 GENERAL NOTES AND ABBREVIATIONS SCALE: N/A A01 1 i2 NEWPORT BEACH AREA CALC TOTAL GROSS AREA ALLOW. (BUILDABLE x 2.0): 4,031 x 2.0 = 8,062.0 TOTAL GROSS AREA PROPOSED: INlL•1IIIIIIII-M51�1PL►I&X4409 OPEN VOLUME AREA: TOTAL OPEN VOLUME PROPOSED: PROPERTY LINE SETBACK LINE_---------- --- --_---- I I I I I 11 I I I 1 I I I 1 I I I 1 n li I i t I —mss I I I I I I I I I I I I i I I I I I I I I I I I I II I I I I I I I I , I i I I I I I 302.8 SQFT 287.0 SQFT 25.0 SQFT 1,251.3 SQFT 21'-0" X 14'-5" 21'-0" X 13'-8" 10'-0" X 2'-6 59'-0" X 21'-2" I ( I ---------------------------------------------------------- I I--- — ------------------------------------------------------------------------------------------------------------------------------------- J — — - I I I I L__j ----------------- - — - — - — - — -------------------------- - - - - - - - — - — -— - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - - - -- 1,866.1 SQFT TOTAL 3,350.6 + 3,229.5 = 6,580.1 4,031 x 0.15 = 604.7 320.5 + 517.9 = 838.4 (20.8%) W V) ry w Z U -i n 0 1 Lu W 0 E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15.17 CITY OF NEWPORT BEACH AREAS CALCS BASEMENT LEVEL SCALE: 1/4" = 1'-0" A040 z 3.5 SQFT 3'-6" X 1'-0" NEWPORT BEACH AREA CALC TOTAL GROSS AREA ALLOW. (BUILDABLE x 2.0): 4,031 x 2.0 = 8,062.0 TOTAL GROSS AREA PROPOSED: INlL•11l-M51�1PL►Ir\A401 OPEN VOLUME AREA: TOTAL OPEN VOLUME PROPOSED: 57 3 C(.1FT 1 R(1 9 'OFT R9 3 C(1FT _ - - - SETBACK LINE77 - - - - - - 77 _ r \ \ \ \ ;moi i I� � - - - - v -J --- - ------------------------ --- ----------------------- ---------- I I L__j ----------------------- - - - - ---------------------------------- 3,350.6 SQFT TOTAL (320.5 SQFT OPEN VOLUME AREA) 3,350.6 + 3,229.5 = 6,580.1 4,031 x 0.15 = 604.7 320.5 + 517.9 = 838.4 (20.8%) W C/) w z CW ]�En 0 1 w Lu 0 rg In E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE REVISIONS 10.27. 17 CDP REVISIONS JOB # : 1710 8.15.17 CITY OF NEWPORT BEACH AREA CALCS FIRST LEVEL SCALE: 1/4" = l'-0" A041 1 I 1 1 NEWPORT BEACH AREA CALC TOTAL GROSS AREA ALLOW. (BUILDABLE x 2.0): 4,031 x 2.0 = 8,062.0 TOTAL GROSS AREA PROPOSED: INlL•11l-M51�1PL►Ir\A40l OPEN VOLUME AREA: TOTAL OPEN VOLUME PROPOSED: 197 A C(.1FT 57 3 C(.1FT 1 R(1 9 C()FT R9 3 C(1FT 3,229.5 SQFT TOTAL (517.9 SQFT OPEN VOLUME AREA) 3,350.6 + 3,229.5 = 6,580.1 4,031 x 0.15 = 604.7 320.5 + 517.9 = 838.4 (20.8%) 'W v ) ry w z <W n 0 1 Lu W 0 im E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE W U z W M CV � Q Lu 0 U J Q m J LuO Q` IL Lu V z co Z W Q V REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15.17 CITY OF NEWPORT BEACH AREA CALCS SECOND LEVEL SCALE: 1/4" = 1'-0" A042 0) �O 6 Qj GRADE/SLOPE CALCS • GRADE ESTABLISHMENT, PER ZONING CODE 20.30.050 ESTABLISHMENT OF SLOPE: (13.00 - 12.54) / 113.42 = 0.4% ESTABLISHMENT OF GRADE (5% SLOPE OR LESS): (13.00+13.10+12.55+12.54)/4=12.80 • AVERAGE CURB HEIGHT, PER LICA REQUIREMENTS (12.50+12.25) /2= 12.38 AVERAGE CURB HEIGHT GOVERNS AS MORE RESTRICTIVE EXISTING HOUSE O N,,� . 11 '1 -5 Olb O� IIINn 6'-1" ) 1` 1'li'illllulllii��n'iIlp{ I% x Kli 71x WALL �9 tN 82;12 PLNTR 1,3 41.31, = - II I �unvl, 1 27.0 3 R N / _ w - 1� hO' N 58° 1 1' 08" W ��`� % ���,� ,/j�G �Q' L€- - --� x x� I g AT l-0 - h11n WALL 85.18.80 TW - _ � TW PLNTR Tw '��� I x� �, 8 ;1 •g7 � 5. 7 � � •_ % PLNTg �--------, I �j T 4 , h PLNTR 6 3 �8 g2'1 ____-- I \ r I h1111 I 'J x T _ LL x 30F- 6x- ------ , u' _ ,> 84;13 4 TW 90;12.93 -' - --g LOW WA c0 LOW WALL __ -------------- °i I �� �, x 2. I � �`- -----------------, I o I _ ___------�`�. x �. �� vim, —/�I I1� ��WALL I �'I ��--- -._._- 85' _ x C�C�/7 �"?— —':C� ^�� CJ.' �, ��I`�t� \ I� F 10'-41104------------------� --- r_—�� /� x x ��� 9 �, �I� D�' I TILE PATIO I 00, oc x O \ AD - - h • , Q � i lJ� I r� � ; i W r -t I - Li w h 1� 47 '14 1 g `� \ (� _ r �/ I I � I I I _____________1___ _______________________________I _ �i �O� �`�LLJ 42;1 2.5 a (s , C � �73 12 64 1" TILE WALK 101 ;12.77 43;1 2 101;1115 - ii I II I II ILEI PATIO iT II II II II I� II II I I II II I II II II II CONC. WALK x� 45 ;13.5 46;13.0 WALL N 530 18' 45" W EXISTING HOUSE I I I I I I II I it I I II I I I I I I I I I I I I I I OD x I I I I I I I I I ��• I j �(� I I I I I I I I I I I I I I I I I I I I i I I I I I i TILEI PATIO I I I I I I I I it I i i i O� g5 I----------------------------- \JJ F---- --------- -------------- ------- ---R rl^'--- I I Q) ^ \ : I ---;a ----- ,; I j �O� ,. AD � II \ II ----------------------I II I w �.---' \`SII/I �--I / v\ 1— V` I O 13.94 TW TILE PATIO 48;13.39 p� \ i, -----26 13 - 21 ----� 8 52-------- X X `L\ (o 4g;13. 50.13. 51.13• ;13.16 3'-10 x \ - 30 R 1 1 9.75 101 ;10.73x x101 ;8.75 V1-- Q LLJ LJ Jm a® cb ,,,D . ,D �N\ �O C N\ u ��)'�-� 00 �E L �- WALL3-91154;19.37 TW d Jm QZ® BULKHEAD W W z Lu 0 Lu Lu n J Q V) Q i IHARLES E. d ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE (�F Lu U Z W cy) NON oo� O� w OLLJ U Q J Q m W �� w z Q V REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15. 17 CITY OF NEWPORT BEACH GRADE EXHIBIT SCALE: 1/4" = V-0" F'�*) -i 20 SITE PLAN KEYNOTES XX SYMBOL 1 LINE OF ROOF ABOVE 2 LINE OF EXTERIOR WALL (REFER TO FLOOR PLANS) 3 EXISTING 72"H BLOCK WALL @ PL ( NEW STUCCO FINISH ON SUBJECT PROPERTY) 4 LILY PADS (STONE), REFER TO LANDSCAPE PLAN 5 42" H BLOCK WALL ( STUCCO FINISH), REFER TO LANDSCAPE PLAN 6 42" H FENCE (CABLE RAIL), SEE DETAILS ( XXXX ) 7 72"H FENCE & GATE ( HORIZONTAL WOOD FINISH), SEE DETAILS (XXXX ) 8 FIREPIT, REFER TO LANDSCAPE PLAN 9 HOT TUB, REFER TO LANDSCAPE PLAN. PUMP & FILTER LOCATED IN BASEMENT MECHANICAL ROOM 10 BBQ, REFER TO LANDSCAPE PLAN 11 PLANTER AREA, REFER TO LANDSCAPE PLAN 12 TEAK BENCH, REFER TO LANDSCAPE PLAN 13 UTILITY METERS 14 DRIVEWAY 15 ENTRY COURT, REFER TO LANDSCAPE PLAN 17 TRASH AREA, SCREENED FROM STREET VIEW 18 GRAVEL AREA, REFER TO LANDSCAPE PLAN 19 IPE WOOD DECK AREA, REFER TO LANDSCAPE PLAN SITE PLAN NOTES A. ARCHITECTURAL SITE PLAN FOR REFERENCE ONLY, SEE CIVIL AND LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION B. ALL ACCESSORY STRUCTURES, INCLUDING FENCES, HEDGES, WALLS AND RETAINING WALLS ARE LIMITED TO 6-0" IN SIDE AND REAR SETBACKS AND 42" IN FRONT SETBACKS. ALL ACCESSORY STRUCTURES ARE MEASURED FROM NATURAL GRADE BELOW TO HIGHEST POINT OF STRUCTURE. C. FINISH GRADE WITHIN 10 FEET OF THE NEW STRUCTURE/ADDITION SHALL BE SLOPED A MIN. 2% AWAY FROM THE BUILDING FOR DRAINAGE PURPOSES D. THE DISCHARGE OF POLLUTANTS TO ANY STORM DRAINAGE SYSTEM IS PROHIBITED. NO SOLID WASTE, PETROLEUM BYPRODUCTS, SOIL PARTICULATE, CONSTRUCTION WASTE MATERIALS, OR WASTEWATER GENERATED ON CONSTRUCTION SITES OR BY CONSTRUCTION ACTIVITIES SHALL BE PLACED, CONVEYED OR DISCHARGED INTO THE STREET, GUTTER OR STORM DRAIN SYSTEM. E. ALL DRAINAGE SHALL BE MAINTAINED AND IN ACCORDANCE WITH THE 2016 CALIFORNIA BUILDING CODE. F. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. N 53° 18' 12.25 TC (PER SURVEY W V) ry Lu z Lu L n O 1 Lu Lu n �� A !HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Q�� F W U z Lu m 0 CV 0 o�' � Q O U Lu DQ LLJJ Q m W 0 rLu �// zM� Z W V REVISIONS 10.27. 17 CDP REVISIONS JOB # : 1710 8.15.17 SITE PLAN SCALE: 1/4" = 1'-0" A090 2:7-'- Illizol I 1 I 1 1 PROPERTY LINE — — — — SETBACK LINE— — — — — — — — — — — ___1 I 23'-4" 10'-0" 46'-8" I I I I I SLAB PROFILE NOTES A. ALL DIMENSIONS ARE TO THE FACE OF CONCRETE, U.N.O. B. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. REFER TO STRUCTURAL FOUNDATION PLANS FOR SLAB THICKNESS, HOLD-DOWNS, FOOTINGS AND DETAILS. E. ALL SLAB, CURB AND CONCRETE WALL HEIGHTS SHALL BE FIELD VERIFIED. F. CURBS SHALL BE 6" WIDE, U.N.O, VERIFY WITH STRUCTURAL REQUIREMENTS. G. TYPICAL CONCRETE STOOP, NOT LESS THAN WIDTH OF DOOR OPENING BY 36" IN THE DIRECTION OF TRAVEL, SHALL BE PROVIDED AT EACH EXTERIOR DOOR AS PART OF HARDSCAPE. H. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. SLAB PROFILE NOTES XX SYMBOL 1 CONCRETE CURB, MIN. 6" WIDE, VERIFY WITH STRUCTURAL 2 CONCRETE RETAINING WALL. REFER TO STRUCTURAL PER MORE INFO 3 DEPRESSED SLAB FOR CAR LIFT PIT. REFER TO F.P A210 FOR MORE INFO 4 VERTICAL SHAFT THROUGH STRUCTURAL SLAB ^2 rV uj r) z uj L n O 1 Lu W In J Q V) Q I 01 '�� !HHARLES E. d'ARCYY C-32314 FEBRUARY 28, 2019 RENEWAL DATE W U z Lu clo N NO CV 0 o�' � Q O U Lu 0 j2 U2 LLj J Q m W O° C^ Lu ^ / z REVISIONS 10.27. 17 CDP REVISIONS JOB # : 1710 8.15. 17 SUBTERRANEAN SLAB PROFILE PLAN SCALE: 1/4" = 1'-0" A200 22 ° d a I a N I I n a. I W d d d e ..a Q° Q a ° d I e d ° I c� — (V N — I I I iv I ° 24,5" SLAB ON `a DEPRESSION GRADE I N a FOR CAR LIFT PIT , 2 92' I I 0.88' I e' d I d I e I d ea I (V a I N 11.92' = T C �I I I N N I 23'-4" 10'-0" 46'-8" I I I I I SLAB PROFILE NOTES A. ALL DIMENSIONS ARE TO THE FACE OF CONCRETE, U.N.O. B. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. REFER TO STRUCTURAL FOUNDATION PLANS FOR SLAB THICKNESS, HOLD-DOWNS, FOOTINGS AND DETAILS. E. ALL SLAB, CURB AND CONCRETE WALL HEIGHTS SHALL BE FIELD VERIFIED. F. CURBS SHALL BE 6" WIDE, U.N.O, VERIFY WITH STRUCTURAL REQUIREMENTS. G. TYPICAL CONCRETE STOOP, NOT LESS THAN WIDTH OF DOOR OPENING BY 36" IN THE DIRECTION OF TRAVEL, SHALL BE PROVIDED AT EACH EXTERIOR DOOR AS PART OF HARDSCAPE. H. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. SLAB PROFILE NOTES XX SYMBOL 1 CONCRETE CURB, MIN. 6" WIDE, VERIFY WITH STRUCTURAL 2 CONCRETE RETAINING WALL. REFER TO STRUCTURAL PER MORE INFO 3 DEPRESSED SLAB FOR CAR LIFT PIT. REFER TO F.P A210 FOR MORE INFO 4 VERTICAL SHAFT THROUGH STRUCTURAL SLAB ^2 rV uj r) z uj L n O 1 Lu W In J Q V) Q I 01 '�� !HHARLES E. d'ARCYY C-32314 FEBRUARY 28, 2019 RENEWAL DATE W U z Lu clo N NO CV 0 o�' � Q O U Lu 0 j2 U2 LLj J Q m W O° C^ Lu ^ / z REVISIONS 10.27. 17 CDP REVISIONS JOB # : 1710 8.15. 17 SUBTERRANEAN SLAB PROFILE PLAN SCALE: 1/4" = 1'-0" A200 22 SLAB PROFILE NOTES A. ALL DIMENSIONS ARE TO THE FACE OF CONCRETE, U.N.O. B. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. REFER TO STRUCTURAL FOUNDATION PLANS FOR SLAB THICKNESS, HOLD-DOWNS, FOOTINGS AND DETAILS. E. ALL SLAB, CURB AND CONCRETE WALL HEIGHTS SHALL BE FIELD VERIFIED. F. CURBS SHALL BE 6" WIDE, U.N.O, VERIFY WITH STRUCTURAL REQUIREMENTS. G. TYPICAL CONCRETE STOOP, NOT LESS THAN WIDTH OF DOOR OPENING BY 36" IN THE DIRECTION OF TRAVEL, SHALL BE PROVIDED AT EACH EXTERIOR DOOR AS PART OF HARDSCAPE. H. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. SLAB PROFILE NOTES XX SYMBOL 1 CONCRETE CURB, MIN. 6" WIDE, VERIFY WITH STRUCTURAL 2 CONCRETE RETAINING WALL. REFER TO STRUCTURAL PER MORE INFO 3 DEPRESSED SLAB FOR CAR LIFT PIT. REFER TO F.P A210 FOR MORE INFO 4 VERTICAL SHAFT THROUGH STRUCTURAL SLAB 5� L ry Lu n Z Lu n O 1 Lu W 0 im E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE W U Z W M CV O< (woe O U J Q Q m J> I- LJJ IL 0 Lu z co Q V REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15.17 GROUND FLOOR SLAB PROFILE PLAN SCALE: 1/4" = 1'-0" A201 3'-6" 5-2" 34'-4" 15-6" 21'-0" 7'-4" 7'-8" 74' 3'-0" 3'-0" 14'_4" 14'-0" 1'-5" 18'-2" l'-5" 1'-4" 6-0" 6-0" V-6" PROPERTY LINE - - I _ - -�-� —SETBACKLINE------- \T/ b� -�- — 15'-- ---- ----- 1 TOC IN _---------- oo m-- ---------- TOC V— — Tx) A[n I I I C? � 1 % `. 13.75' — — � _LL — ��--- FT I 13.75' TOC ; b0"8"/70)_C_ 7'-0" (D I II II II II p Lo zo II II I — �I 3. T 3.25ce I I II II II II II I I x/ ma x 4 I co I 3.75 Q I I I I I I C9 TOC �. I I I I FL SH o I � I , I II II II II II II I I I I ,,i I I 10'-0 1/2" d 6-8 1/2"' II II II II I 2� -2 9'-4" 1 3'-2" 13'-6" / II II II II II � I \'� I ��'� j ❑Q � -- 4 \ -I N -------------------------------- J-------------------------- 'I �--� I\/I mac— ----------------- 4 \/ I /\ I I I J I -811 /2 18'_2" �/ \ — — — — — — —--/ IL — — I I -------------------- SLOPE , c I\x/7ZF= I — — I /X\ I I I 0 0 I I I b I I C? 0 � II J T_7„ 20'-9 1 /2,. 3._7„ I — — — — — — — — — — I I— N —I o -u I I o \/ 9 r� I ,\ '°' 10000aO0-0,\ 1 I Id — — — 13.75' — — — — — — — — — — — — — — — — — — — — — — \13.75' — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — TOC TOC I 6 1 y 0" 7-5 1/2".. /2" - - 9'-0" - 5-2" 2'-10" - 3-2" - - - - - - - - 25-11/2" 2'-1" - - - 9'-91/2" - - - - - - - 44'-10" - - - - - - - - -- 37-3 1/2p' 64'-8 1/2" 102'-0" SLAB PROFILE NOTES A. ALL DIMENSIONS ARE TO THE FACE OF CONCRETE, U.N.O. B. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. REFER TO STRUCTURAL FOUNDATION PLANS FOR SLAB THICKNESS, HOLD-DOWNS, FOOTINGS AND DETAILS. E. ALL SLAB, CURB AND CONCRETE WALL HEIGHTS SHALL BE FIELD VERIFIED. F. CURBS SHALL BE 6" WIDE, U.N.O, VERIFY WITH STRUCTURAL REQUIREMENTS. G. TYPICAL CONCRETE STOOP, NOT LESS THAN WIDTH OF DOOR OPENING BY 36" IN THE DIRECTION OF TRAVEL, SHALL BE PROVIDED AT EACH EXTERIOR DOOR AS PART OF HARDSCAPE. H. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. SLAB PROFILE NOTES XX SYMBOL 1 CONCRETE CURB, MIN. 6" WIDE, VERIFY WITH STRUCTURAL 2 CONCRETE RETAINING WALL. REFER TO STRUCTURAL PER MORE INFO 3 DEPRESSED SLAB FOR CAR LIFT PIT. REFER TO F.P A210 FOR MORE INFO 4 VERTICAL SHAFT THROUGH STRUCTURAL SLAB 5� L ry Lu n Z Lu n O 1 Lu W 0 im E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE W U Z W M CV O< (woe O U J Q Q m J> I- LJJ IL 0 Lu z co Q V REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15.17 GROUND FLOOR SLAB PROFILE PLAN SCALE: 1/4" = 1'-0" A201 B C 1 D A270 A271 A260 A271 16 I - - - - - - - .IL LLLLI I ) I I I I I — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - — 3 A261 FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOORS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. G. OCCUPANCY SEPARATION: -MINIMUM 1/2"' GYPSUM BOARD AT ALL GARAGE WALLS. -MINIMUM 5/8" TYPE "X" GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC R302.6. -DUCTS PENETRATING WALL OR CEILING SEPARATIONS SHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC 302.5.2. REFER TO SHEET A270 FOR MORE INFORMATION FLOOR PLAN KEYNOTES XX SYMBOL 1 SPATIAL 1 MECH CHASE 1 B LINE OF FLOOR ABOVE 1 C ATTIC ACCESS, 22"X30" MIN OPENING, PER DTL XX/AXXX 1 D ROOF ACCESS HATCH, 30"X30", PER DTL XX/AXXX 2 EXTERIORS 2A 42" GUARDRAIL PER DTL XX/AXXX 2B STAIR HANDRAIL, WALL MOUNTED, PER DTL XX/AXXX 2C OPEN GUARDRAIL SYSTEM, PER DTL XX/AXX 3 INTERIORS 3A GARAGE DOOR SHALL BE 1 3/8" SOLID CORE OR 20 MIN. FIRE RATED & SELF CLOSING, SELF -LATCHING PER R302.5.1. 3B CLOSET SHELF & POLE 3C 60" SEALED COMBUSTION UNIT FIREPLACE 3D 42" GUARDRAIL PER DTLS XX/AXXX 3E STAIR HANDRAIL, WALL MOUNTED, PER DTL XX/AXXX 3F LOW WALL, PER DTL XX/AXX 3G AUTOMATIC ROLL -UP GARAGE DOORS 4 APPLIANCES 4A 60" GAS COOKTOP PER INTERIOR DESIGNER SPECS. PROVIDE POWER FOR 60" HOOD, LIGHT / EXHAUST FAN, VENT PER MANUFACTURER'S REQS. 4B 36" BUILT-IN REFRIGERATOR/FREEZER PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL. 4C 24" UNDER COUNTER BEVERAGE REFRIGERATOR, PER INTERIOR DESIGN SPECS. 4D 30" FREEZER TOWER PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL. 4E 24" WINE CAPTAIN, PER INTERIOR DESIGN SPECS. 4F 30" REFRIGERATOR DRAWER(S) PER INTERIOR DESIGN SPECS. 4G 24" DISHWASHER, PER INTERIOR DESIGN SPECS. 4H 24" MICROWAVE DRAWER PER INTERIOR DESIGN SPECS. 4J COUNTERTOP ESPRESSO MACHINE, PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION 4K SIDE BY SIDE, FRONT LOADING WASHER & DRYER PER INTERIOR DESIGN SPECS, VENT DRYER TO OUTSIDE AIR W/ NEW RECESSED BOX PER DTL XX/AXXX 4L 30" DOUBLE OVEN W/ WARMING DRAWER BELOW, PER INTERIOR DESIGN SPECS. 4M ICE MAKER, PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION AND FLOOR SINK BELOW 5 MILLWORK 5A KITCHEN ISLAND W/ CABINETS BELOW, COUNTERTOP WITH WATERFALL SIDES, AS SELECTED 5B MILLWORK PER INTERIOR DESIGN SPECS. SC TRASH/RECYCLE DRAWER, PER INTERIOR DESIGN SPECS. SD VANITY PER INTERIOR DESIGNERS SPECS 6 EQUIPMENT 6A TANKLESS WATER HEATER MOUNTED TO WALL PER CRC REQS. SEE UTILITY PLAN FOR MORE INFO. 6B SPA EQUIPMENT, UNDER SEPARATE PERMIT 6C WATER TREATMENT EQUIPMENT (SEE UTILITY PLAN) 6D PHANTOMPARK SUBTERRANEAN CAR LIFT EQUIPMENT LOCATION, PER MANUF SPECS. 6E A/V EQUIPMENT ON PULL-OUT RACKS 6F BOILER FOR HYDRONIC HEATING SYSTEM (SEE UTILITY PLAN) 6G HYDRONIC HEATING SYSTEM(SEE UTILITY PLAN) 6H EJECTOR IN CENTRAL EQUIPMENT WELL W/ GRATE TOP 6J VINTAGE VIEW WINE STORAGE, OR APP'D SIM 7 MEP 7A MECHANICAL FAU (SEE UTILITY PLAN) 7B FLOOR AREA DRAIN 7C FLOOR AREA DRAIN W/ FLOW GUARD SYSTEM 7D WALL MOUNTED PANELS (SEE UTILITY PLANS) 7E MANIFOLD LOCATION FOR HYDRONIC HEATING SYSTEM 7F CARBON MONOXIDE EXHAUST FAN, DUCTED FROM CAR STORAGE TO EXTERIOR OF BUILDING (EXHAUST VENTS WITHIN 18" OF FLOOR) 8 FIXTURES 8A 36" SINGLE COMPARTMENT, APRON FRONT SINK WITH GARBAGE DISPOSAL, PER INTERIOR DESIGNERS SPECS 8B 16" SINGLE COMPARTMENT, UNDER MOUNT BAR SINK PER INTERIOR DESIGN SPECS 8C TOILET PER INTERIOR DESIGNER SPECS. 8D HOT MOPPED SHOWER PAN WITH TILE FINISH W/ FRAMELESS GLASS ENCLOSURE (SAFETY GLAZING PER CRC R308) SHOWER NICHE PER DTL XX/XXX BE 30"x60" FREESTANDING SOAKING TUB„ TILED FINISH/W FRAMELESS GLASS ENCLOSURE (SAFTEY GLAZING PER REQUIRMENTS ON WINDOW SCHEDULE) SHOWER BENCH PER DTL XX&XX/AXXX AS REQ. & SHOWER NICHE PER DTL XX/AXXX AS REQ 8F 72" DROP-IN TUB PER INTERIOR DESIGNER SPEC. 8G 60" SHOWER/TUB COMBO PER INTERIOR DESIGN SPEC. TILED FINISH W/ FRAMELESS GLASS ENCLOSURE (SAFTEY GLAZING PER REQUIRMENTS ON WINDOW SCHEDULE) SHOWER NICHE PER TEL XX/AXXX AS REQ) 8H BIDET PER INTERIOR DESIGN SPECS. 8J 16" UNDER MOUNT UTILITY SINK, PER INTERIOR DEISGN SPEC. 9 SPECIALTY 9A CAR LIFT, PHANTOMPARK SUBTERRANEAN LIFT, OR APP'D SIM 9B CHILLED WINE STORAGE, CONDITIONED ROOM W/ MIN. R-15 INSULATION. WHISPER KOOL CEILING MOUNT UNIT OR APP'D SIM. 9C OPERABLE LOUVER SCREEN WALL, PER INTERIOR DESIGN SPEC. 'W v J I..L ^W Z 5W L IL O 1 W W In J Q V) Q I 01 :HARLES E. d'ARCY III C �' C-32314 FEBRUARY 28, 2019 Q RENEWAL DATE O� REVISIONS 10.27. 17 CDP REVISIONS JOB # : 1710 8.15.17 REFERENCE BASEMENT PLAN SCALE: 1/4" = 1'-0" A210 so 3 A261 FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOORS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. G. OCCUPANCY SEPARATION: -MINIMUM 1/2"' GYPSUM BOARD AT ALL GARAGE WALLS. -MINIMUM 5/8" TYPE "X" GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC 8302.6. -DUCTS PENETRATING WALL OR CEILING SEPARATIONS SHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC 302.5.2. REFER TO SHEET A270 FOR MORE INFORMATION 'W v J w z uj L n O 1 Lu W 0 !ED ARCy/ F :HARLES E. d'ARCY III (� C-32314 FEBRUARY 28, 2019 INC RENEWAL DATE O� Cc — .I \F W U z Lu m 0 CV 0 a, � Q O U Lu DQ LLJJ Q m > W O rLu �// zM� Z W V REVISIONS 10.27. 17 CDP REVISIONS JOB # : 1710 8.15.17 DIMENSION BASEMENT PLAN SCALE: 1/4" = 1'-0" A21 1 S2 B C 1 D A270 A271 A260 A271 FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOORS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. G. OCCUPANCY SEPARATION: -MINIMUM 1/2"' GYPSUM BOARD AT ALL GARAGE WALLS. -MINIMUM 5/8" TYPE "X" GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC R302.6. -DUCTS PENETRATING WALL OR CEILING SEPARATIONS SHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC 302.5.2. REFER TO SHEET A270 FOR MORE INFORMATION FLOOR PLAN KEYNOTES XX SYMBOL 1 SPATIAL 1 MECH CHASE 1 B LINE OF FLOOR ABOVE 1 C ATTIC ACCESS, 22"X30" MIN OPENING, PER DTL XX/AXXX 1 D ROOF ACCESS HATCH, 30"X30", PER DTL XX/AXXX 2 EXTERIORS 2A 42" GUARDRAIL PER DTL XX/AXXX 2B STAIR HANDRAIL, WALL MOUNTED, PER DTL XX/AXXX 2C OPEN GUARDRAIL SYSTEM, PER DTL XX/AXX _ - - 3 INTERIORS _ - - 3A GARAGE DOOR SHALL BE 1 3/8" SOLID CORE OR 20 MIN. FIRE RATED & SELF CLOSING, SELF -LATCHING PER R302.5.1. - - � - 3B CLOSET SHELF &POLE - - 3C 60" SEALED COMBUSTION UNIT FIREPLACE PROPERTY LINE - - 3D 42"GUARDRAIL PER DTLS XX/AXXX 3E STAIR HANDRAIL, WALL MOUNTED, PER DTL XX/AXXX - - - - - - - - I 3F LOW WALL, PER DTL XX/AXX - - � - - - - - - 104 - - - - 105 I 3G AUTOMATIC ROLL -UP GARAGE DOORS - - SETBACKLINE_ 4 APPLIANCES 4A 60" GAS COOKTOP PER INTERIOR DESIGNER SPECS. PROVIDE POWER FOR 60" HOOD, LIGHT / EXHAUST FAN, VENT PER _ 101 MANUFACTURER'S REQS. 4B 36" BUILT-IN REFRIGERATOR/FREEZER PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL. 4C 24" UNDER COUNTER BEVERAGE REFRIGERATOR,. PER INTERIOR DESIGN SPECS. 4D 30" FREEZER TOWER PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL. 105 I 4E 24" WINE CAPTAIN, PER INTERIOR DESIGN SPECS. I 4F 30" REFRIGERATOR DRAWER(S) PER INTERIOR DESIGN SPECS. ~m"7 TT TT I 4G 24" DISHWASHER, PER INTERIOR DESIGN SPECS. I 102 I 5B 5B 0 5D 153 J MEDIA I 4H 24" MICROWAVE DRAWER PER INTERIOR DESIGN SPECS. I I I I 4J COUNTERTOP ESPRESSO MACHINE, PER INTERIOR DESIGN SPECS. I ACH ST = FOYER I I I PROVIDE PLUMBING CONNECTION I I I 1 O1 P W D R 03 I I 4K SIDE BY SIDE, FRONT LOADING WASHER & DRYER PER INTERIOR I ® I I I DESIGN SPECS, VENT DRYER TO OUTSIDE AIR W/ NEW RECESSED I I [�& I I BOX PER DTL XX/AXXX I 151 152 _ _ I IDI N I N C� I GREAT ROOM 4L 30" DOUBLE OVEN W/ WARMING DRAWER BELOW, PER INTERIOR I I 108 I 0 I DESIGN SPECS. 7 3A I I 4M ICE MAKER, PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING I� I ' CONNECTION AND FLOOR SINK BELOW I I I 9A / lA I I 106 I 5 MILLWORK I \ G HALL 5A KITCHEN ISLAND W/ CABINETS BELOW, COUNTERTOP WITH WATERFALL SIDES, AS SELECTED 5B MILLWORK PER INTERIOR DESIGN SPECS. 5C TRASH/RECYCLE DRAWER, PER INTERIOR DESIGN SPECS. �p 3D UP 1 B 154 I 5D VANITY PER INTERIOR DESIGNERS SPECS I / I ❑ I 6 EQUIPMENT / / I �G 6A TANKLESS WATER HEATER MOUNTED TO WALL PER CRC REQS. SEE A270 I I I \ - 1A I ❑ i UTILITY PLAN FOR MORE INFO. 101 G ---------------- F _x -------- ------- 4L I I 66 SPA EQUIPMENT, UNDER SEPARATE PERMIT I , - rt ❑ .I L------------------ 2 I 3 CAR GARAGE ,- - E-_-_ 5A 4 6C WATER TREATMENT EQUIPMENT (SEE UTILITY PLAN) A260 I I 00 3E 4C 8B ----------------- I 261 6D PHANTOMPARK SUBTERRANEAN CAR LIFT EQUIPMENT LOCATION, I I D�� _ �`- PER MANUF SPECS. SCULLERY �X� a6 F'7 X71 �„ o ix' I pER - 09 i I 6E AN EQUIPMENT ON PULL-OUT RACKS 5 O SP��EM MN �000 - - 5B -14 6F BOILER FOR HYDRONIC HEATING SYSTEM (SEE UTILITY PLAN) 0X3 4H SC 8A 4G I 6G HYDRONIC HEATING SYSTEM(SEE UTILITY PLAN) 9C I 6H EJECTOR IN CENTRAL EQUIPMENT WELL W/ GRATE TOP I PANTRY 155 4J _ - - _ KITCHEN EN - - - _ I 6J VINTAGE VIEW WINE STORAGE, OR APP'D SIM ^ -- 4D 4G SA SC 71 SB x l 0 ,% 3 A261 Ee 106 7 MEP 7A MECHANICAL FAU (SEE UTILITY PLAN) 7B FLOOR AREA DRAIN 7C FLOOR AREA DRAIN W/ FLOW GUARD SYSTEM 7D WALL MOUNTED PANELS (SEE UTILITY PLANS) 7E MANIFOLD LOCATION FOR HYDRONIC HEATING SYSTEM 7F CARBON MONOXIDE EXHAUST FAN, DUCTED FROM CAR STORAGE TO EXTERIOR OF BUILDING (EXHAUST VENTS WITHIN 18" OF FLOOR) 8 FIXTURES 8A 36" SINGLE COMPARTMENT, APRON FRONT SINK WITH GARBAGE DISPOSAL, PER INTERIOR DESIGNERS SPECS 8B 16" SINGLE COMPARTMENT, UNDER MOUNT BAR SINK PER INTERIOR DESIGN SPECS 8C TOILET PER INTERIOR DESIGNER SPECS. 8D HOT MOPPED SHOWER PAN WITH TILE FINISH W/ FRAMELESS GLASS ENCLOSURE (SAFETY GLAZING PER CRC R308) SHOWER NICHE PER DTL XX/XXX BE 30"x60" FREESTANDING SOAKING TUB„ TILED FINISH/W FRAMELESS GLASS ENCLOSURE (SAFTEY GLAZING PER REQUIRMENTS ON WINDOW SCHEDULE) SHOWER BENCH PER DTL XX&XX/AXXX AS REQ. & SHOWER NICHE PER DTL XX/AXXX AS REQ 8F 72" DROP-IN TUB PER INTERIOR DESIGNER SPEC. 8G 60" SHOWER/TUB COMBO PER INTERIOR DESIGN SPEC. TILED FINISH W/ FRAMELESS GLASS ENCLOSURE (SAFTEY GLAZING PER REQUIRMENTS ON WINDOW SCHEDULE) SHOWER NICHE PER TEL XX/AXXX AS REQ) 8H BIDET PER INTERIOR DESIGN SPECS. 8J 16" UNDER MOUNT UTILITY SINK, PER INTERIOR DEISGN SPEC. 9 SPECIALTY 9A CAR LIFT, PHANTOMPARK SUBTERRANEAN LIFT, OR APP'D SIM 9B CHILLED WINE STORAGE, CONDITIONED ROOM I . R - INSULATION. WHISPER KOOL CEILING MOUNT UNIT OR APP'D SIM. 9C OPERABLE LOUVER SCREEN WALL, PER INTERIOR DESIGN SPEC. 'W �/ ) 5ll�__ L I..L ^W Z W 2 [L O 1 W W 0 J Q V) :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15.17 REFERENCE FIRST FLOOR PLAN SCALE: 1/4" = 1'-0" A220 3 A261 FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOORS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. G. OCCUPANCY SEPARATION: -MINIMUM 1/2"' GYPSUM BOARD AT ALL GARAGE WALLS. -MINIMUM 5/8" TYPE "X" GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC 8302.6. -DUCTS PENETRATING WALL OR CEILING SEPARATIONS SHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC 302.5.2. REFER TO SHEET A270 FOR MORE INFORMATION 'W v J w z uj n O 1 Lu W 0 im E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE W U z W M CV � Q o v Lu 0 Q J Q m J W O Q` IL Lu z co Z W Q V REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 DIMENSION FIRST FLOOR PLAN SCALE: 1/4" = 1'-0" A221 ,J B C 1 D A270 A271 A260 A271 PROPERTY LINE - - - - - SETBACK LINE— — — — — — — — — — — — — �- 208 I I 204 OS 206 207 I - - EXERCISEIBDRM 4 209 MASTER BDRM 218 214 I 1 I 56 ](D SD BA 4 207 I I� 203 II III II II _ I STUDY I 56 J II L-- 204 8C \SD - 208 I 252 -------- --- I \ I _ (OFFICE i \ I I I i v I 213 �� / vv 219 - - II II II II II x II -JL- V ----- 2 I 204 7E HALL - 8 1 202 I 51B 205 A 2,11 I 251 212 7 O 8B ,D HALL 211 5B I 5B 4C 220 BDRM 3 203 I L - i I - 201 O 56 - v 0 �I 3F DN M5B I i'` ----- ----- 213 SF I A I � 3B 3B A27o I I I o � i I I MASTER BA A260 1201 \/ 206 i I I 215 I 4 e 5D SD 261 • SDO I � I I I I 11221 I I I BDRM 2 I [51B LN D Y 207 I 210/�I I I BC BAb— I BG �, MASTER CLST SC 2,5 \ \728 64'/ / I 201 202 BA 3 �- 0 WIC 203 l i \ 211 \ 222 3B — — — — — — — — — — — — — — — — — — — — — — — — -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - L L 3 A261 FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOORS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. G. OCCUPANCY SEPARATION: -MINIMUM 1/2"' GYPSUM BOARD AT ALL GARAGE WALLS. -MINIMUM 5/8" TYPE "X" GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC 8302.6. -DUCTS PENETRATING WALL OR CEILING SEPARATIONS SHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC 302.5.2. REFER TO SHEET A270 FOR MORE INFORMATION FLOOR PLAN KEYNOTES XX SYMBOL 1 SPATIAL lA MECH CHASE 1 B LINE OF FLOOR ABOVE 1 C ATTIC ACCESS, 22"X30" MIN OPENING, PER DTL XX/AXXX 1 D ROOF ACCESS HATCH, 30"X30", PER DTL XX/AXXX 2 EXTERIORS 2A 42" GUARDRAIL PER DTL XX/AXXX 2B STAIR HANDRAIL, WALL MOUNTED, PER DTL XX/AXXX 2C OPEN GUARDRAIL SYSTEM, PER DTL XX/AXX 3 INTERIORS 3A GARAGE DOOR SHALL BE 1 3/8" SOLID CORE OR 20 MIN. FIRE RATED & SELF CLOSING, SELF -LATCHING PER R302.5.1. 3B CLOSET SHELF & POLE 3C 60" SEALED COMBUSTION UNIT FIREPLACE 3D 42" GUARDRAIL PER DTLS XX/AXXX 3E STAIR HANDRAIL, WALL MOUNTED, PER DTL XX/AXXX 3F LOW WALL, PER DTL XX/AXX 3G AUTOMATIC ROLL -UP GARAGE DOORS 4 APPLIANCES 4A 60" GAS COOKTOP PER INTERIOR DESIGNER SPECS. PROVIDE POWER FOR 60" HOOD, LIGHT / EXHAUST FAN, VENT PER MANUFACTURER'S REQS. 4B 36" BUILT-IN REFRIGERATOR/FREEZER PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL, 4C 24" UNDER COUNTER BEVERAGE REFRIGERATOR, PER INTERIOR DESIGN SPECS. 4D 30" FREEZER TOWER PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION, RECESSED BOX IN WALL. 4E 24" WINE CAPTAIN, PER INTERIOR DESIGN SPECS. 4F 30" REFRIGERATOR DRAWER(S) PER INTERIOR DESIGN SPECS. 4G 24" DISHWASHER, PER INTERIOR DESIGN SPECS. 4H 24"MICROWAVE DRAWER PER INTERIOR DESIGN SPECS. 4J COUNTERTOP ESPRESSO MACHINE, PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION 4K SIDE BY SIDE, FRONT LOADING WASHER & DRYER PER INTERIOR DESIGN SPECS, VENT DRYER TO OUTSIDE AIR W/ NEW RECESSED BOX PER DTL XX/AXXX 4L 30" DOUBLE OVEN W/ WARMING DRAWER BELOW, PER INTERIOR DESIGN SPECS. 4M ICE MAKER, PER INTERIOR DESIGN SPECS. PROVIDE PLUMBING CONNECTION AND FLOOR SINK BELOW 5 MILLWORK 5A KITCHEN ISLAND W/ CABINETS BELOW, COUNTERTOP WITH WATERFALL SIDES, AS SELECTED 5B MILLWORK PER INTERIOR DESIGN SPECS. 5C TRASH/RECYCLE DRAWER, PER INTERIOR DESIGN SPECS. SD VANITY PER INTERIOR DESIGNERS SPECS 6 EQUIPMENT 6A TANKLESS WATER HEATER MOUNTED TO WALL PER CRC REQS. SEE UTILITY PLAN FOR MORE INFO, 6B SPA EQUIPMENT, UNDER SEPARATE PERMIT 6C WATER TREATMENT EQUIPMENT (SEE UTILITY PLAN) 6D PHANTOMPARK SUBTERRANEAN CAR LIFT EQUIPMENT LOCATION, PER MANUF SPECS. 6E A/V EQUIPMENT ON PULL-OUT RACKS 6F BOILER FOR HYDRONIC HEATING SYSTEM (SEE UTILITY PLAN) 6G HYDRONIC HEATING SYSTEM(SEE UTILITY PLAN) 6H EJECTOR IN CENTRAL EQUIPMENT WELL W/ GRATE TOP 6J VINTAGE VIEW WINE STORAGE, OR APP'D SIM 7 MEP 7A MECHANICAL FAU (SEE UTILITY PLAN) 7B FLOOR AREA DRAIN 7C FLOOR AREA DRAIN W/ FLOW GUARD SYSTEM 7D WALL MOUNTED PANELS (SEE UTILITY PLANS) 7E MANIFOLD LOCATION FOR HYDRONIC HEATING SYSTEM 7F CARBON MONOXIDE EXHAUST FAN, DUCTED FROM CAR STORAGE TO EXTERIOR OF BUILDING (EXHAUST VENTS WITHIN 18" OF FLOOR) 8 FIXTURES 8A 36" SINGLE COMPARTMENT, APRON FRONT SINK WITH GARBAGE DISPOSAL, PER INTERIOR DESIGNERS SPECS 8B 16" SINGLE COMPARTMENT, UNDER MOUNT BAR SINK PER INTERIOR DESIGN SPECS 8C TOILET PER INTERIOR DESIGNER SPECS. SD HOT MOPPED SHOWER PAN WITH TILE FINISH W/ FRAMELESS GLASS ENCLOSURE (SAFETY GLAZING PER CRC R308) SHOWER NICHE PER DTL XX/XXX BE 30"x60" FREESTANDING SOAKING TUB„ TILED FINISH/W FRAMELESS GLASS ENCLOSURE (SAFTEY GLAZING PER REQUIRMENTS ON WINDOW SCHEDULE) SHOWER BENCH PER DTL XX&XX/AXXX AS REQ. & SHOWER NICHE PER DTL XX/AXXX AS REQ 8F 72" DROP-IN TUB PER INTERIOR DESIGNER SPEC. 8G 60" SHOWER/TUB COMBO PER INTERIOR DESIGN SPEC. TILED FINISH W/ FRAMELESS GLASS ENCLOSURE (SAFTEY GLAZING PER REQUIRMENTS ON WINDOW SCHEDULE) SHOWER NICHE PER TEL XX/AXXX AS REQ) 8H BIDET PER INTERIOR DESIGN SPECS. 8J 16" UNDER MOUNT UTILITY SINK, PER INTERIOR DEISGN SPEC. 9 SPECIALTY 9A CAR LIFT, PHANTOMPARK SUBTERRANEAN LIFT, OR APP'D SIM 9B CHILLED WINE STORAGE, CONDITIONED ROOM W/ MIN. R-15 INSULATION. WHISPER KOOL CEILING MOUNT UNIT OR APP'D SIM. 9C OPERABLE LOUVER SCREEN WALL, PER INTERIOR DESIGN SPEC. 'W v J I..L ^W n Z 5W L n O 1 Lu W n J Q V) Q F.T :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE O`� F W U Z W r) N 0 C� OU LuO U 2 Q LLJJ Q m W O° C^ Lu ^ / z Z W V REVISIONS 10.27. 17 CDP REVISIONS JOB # : 1710 8.15.17 REFERENCE SECOND FLOOR PLAN SCALE: 1/4" = 1'-0" A230 34 — — — 1 N - N _ SETBACK LIN — — — — — — — MASTER BDRM M II 214 II II II ) — —_- /j � - \\ \\ 3'-9/ 2'-9 1 /2" 7-3" 6'-6 _— —— 1 F co - ° 5'-1" 1'-9" 2'-9" 5'-31/2" v I I STUDY I Bs 4 v/ 204 �� x 721/2 / \ —. a ii IHALL ri 5-9" 11 1/2" '-4" ll. -91.-0' 8'-0" EXERCIS o9 BDRM 4 13'-6" I I I III I I ---- o I I II II II II II I I l0-2 I I I I I I I I I I I I 11 I IOFFICEI I I I I I II 2131 II I�i I I` I I I _ I I I M A § — — II 8 1 /2 9 1/2L 3'-8 6 3'4 1/2 -- 9'-2" ----- 7'-6" 5'-10" 1'-8" 2'-4" I I 2'- 0 C? I to I ' _ � I II 1 /2" —I— BDRM 3\jv < 5 9 0 ° 9'-8" • No BA O I VVIC I 202 n o 7— 1 0„ 0" 2'-0 1/2" I M HALL o I MASTER BA I '-3 2" 5'-5" 2' I 1 / 2' I' 5-5 2'- 1 / 10" 3'-0" 2'-9 1 /2" 5'-6" 0" 4'-0" 0" 5'-6" 8" BA 2 206 BDRM 2 207 0 0 `n LNDRY ��--, IG _ \, L _ "' i — — — — ❑ MASTER CLST / \ / \ o I I o FLOOR PLAN NOTES A. ALL DIMENSIONS ARE TO THE FACE OF STUD, U.N.O. B. DO NOT SCALE DRAWINGS, WRITTEN DIMENSIONS TAKE PRECEDENT OVER SCALE. C. VERIFY ALL EXISTING FIELD CONDITIONS / DIMENSIONS PRIOR TO CONSTRUCTION. D. ALL EQUIPMENT, APPLIANCES AND FIXTURES AS SELECTED BY OWNER AND INSTALLED PER MANUFACTURER SPECIFICATIONS. E. INTERIOR WALL FINISH TO BE 1/2" GYPSUM BOARD AT WALL AND 5/8" AT CEILINGS U.N.O. F. UNLESS NOTED OTHERWISE, DOORS ARE TO BE DOUBLE STUDDED WITH CASING (4" TOTAL) OR DOORS ARE TO BE CENTERED IN SPACE. G. OCCUPANCY SEPARATION -MINIMUM 1/2"' GYPSUM BOARD AT ALL GARAGE WALLS. -MINIMUM 5/8" TYPE "X" GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC 8302.6. -DUCTS PENETRATING WALL OR CEILING SEPARATIONS SHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC 302.5.2. REFER TO SHEET A270 FOR MORE INFORMATION w V) Lu Z uj n O 1 Lu W 0 In E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Lu U Z W M o� O( Lu O0 U U Q LuJ Q m Lu I O o` IL w M Z W Q V REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15.17 DIMENSION SECOND FLOOR PLAN SCALE: 1/4" = 1'-0" A231 1 I I I I I I I I I I I A I 270 I 2 I A260 D e 2 271 A260 A271 ROOF NOTES A. REFER TO STRUCTURAL DRAWINGS FOR ROOF SHEATHING SPECIFICATIONS. B. WHERE NOTED, ROOF TO BE UNVENTED ATTIC ASSEMBLY AND SHALL COMPLY WITH R806.5 • THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE • NO INTERIOR VAPOR RETARDERS ARE INSTALLED ON THE CEILING SIDE OF THE UNVENTED ATTIC ASSEMBLY • AIR-PERMIABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT WITH THE UNDERSIDE OF THE STRUCTURAL ROOF SHEATHING • RIGID BOARD OR SHEET INSULATION WITH AN R -VALUE OF R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHEATHING FOR CONDENSATION CONTROL. C. PROVIDE 26 GA. CORROSION RESISTANT METAL FLASHING AT ALL VALLEYS AND WHERE ROOF PITCH CHANGES. D. THE CENTER LINE OF ALL FLASHING FOR VENT PIPES SHALL BE NOT LESS THAN 12" FROM ANY VALLEY. E. ALL ROOF PENETRATIONS SHALL BE INSTALLED AS TO MAKE THEM WATERPROOF. F. GUTTERS AND DOWNSPOUTS SHALL BE PROVIDED AS REQUIRED G. NO MECHANICAL EQUIPMENT SHALL BE LOCATED ON ROOF. H. ROOF TRUSS HEELS TO BE 8" UNLESS NOTED OTHERWISE. SEE STRUCTURAL SHEETS. I. NO PLUMBING VENTS OR SIMILAR ROOF PENETRATIONS ARE TO BE LOCATED FACING THE COURTYARDS. DESIGNATED SOLAR ZONE SPACE REQUIREMENTS [CEC 110.10(B)]: • DESIGNATED SOLAR ZONE SHALL BE LOCATED ON THE ROOF OR OVERHANG OF THE BUILDING. • TOTAL AREA THE DESIGNATED SOLAR ZONE SHALL BE NOT LESS THAN 250 SQUARE FEET. • THE DESIGNATED SOLAR ZONE SHALL HAVE A MINIMUM DIMENSION OF 5 FEET ON ALL SIDES. • THE DESIGNATED SOLAR ZONE SHALL BE UNSHADED, UN -PENETRATED, AND FREE OF ANY OBSTRUCTIONS. INTERCONNECTION [CEC 110.10(C)]: • A PATHWAY SHALL BE PROVIDED FOR ROUTING CONDUIT FROM THE SOLAR ZONE TO THE MAIN SERVICE PANEL. • A PATHWAY SHALL BE PROVIDED FOR ROUTING OF PLUMBING FROM THE SOLAR ZONE TO THE WATER -HEATING SYSTEM. DOCUMENTATION [CEC 110.10(D)]: • A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLE DOCUMENT INDICATING THE DESIGNATED SOLAR ZONE AND INTERCONNECTION PATHWAY INFORMATION SHALL BE PROVIDED TO THE OCCUPANT. MAIN ELECTRICAL SERVICE PANEL [CEC 110.10(E)]: • MAIN ELECTRICAL SERVICE PANEL SHALL HAVE A MINIMUM BUSBAR RATING OF 200 AMPS • MAIN ELECTRICAL SERVICE PANEL SHALL HAVE A RESERVED SPACE TO ALLOW FOR THE INSTALLATION OF A DOUBLE POLE CIRCUIT BREAKER FOR A FUTURE SOLAR ELECTRIC INSTALLATION. THE RESERVED SPACE SHALL BE POSITIONED AT THE OPPOSITE (LOAD) END FROM THE INPUT FEEDER LOCATION OR MAIN CIRCUIT LOCATION. THE RESERVED SPACE SHALL BE PERMANENTLY MARKED AS "FOR FUTURE SOLAR ELECTRIC". ROOF KEYNOTES XX SYMBOL 1 NATURAL SLATE SHINGLES, CLASS'A' RATED 2 BUILT-UP ROOFING SYSTEM WITH PEA GRAVEL INSTALLED PER MANUFACTURERS SPECS, CLASS'A' RATED 3 GUTTERS AND DOWNSPOUTS SHALL BE PROVIDED AS REQUIRED 4 FIREPLACE CHIMNEY CAP 5 ROOF AREA DRAIN W/ OVERFLOW 6 ROOF ACCESS HATCH 7 MECH EQUIPMENT/CONDENSER E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE w Z uj n O 1 Lu LLL In REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15. 17 ROOF PLAN SCALE: 1/4" = 1'-0" A250 J 7 9 >� a ul Z� J �I �I wl �I Z NI NI w �I OI �I I w p ZMAX:AL:L0"A:BLEPITCH RO F 41.38' d 37.41' TOP OF HIMNEY 35.41' TOP OF SHTG 35.75TOP OF PARAPET ±35.91' TOP OF FINISH ±36.25'T OF FINISH 7 6 ! 1 I 4 8 5 I 3 I I II II MAX ALLAH LE FLAT ROOF 36.38' 2'-3.. �- jVE O. .) .40 I \ _ ' FIR ul ul mum M] m ' _ 2N IF52425 !-TP I- HaR — I I- I, IFC 1 A 1) 1-2-38 IN FRONT ELEVATION EXTERIOR ELEVATION NOTES A. REFER TO GENERAL NOTES SHEETS FOR THE GENERAL CONSTRUCTION METHODS AND CONDITIONS. B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOP OF SHEATHING) U.N.O. C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS. AND STEP LOCATIONS. D. WINDOW HEADERS ARE AT X' -X" U.N.O. EXT. ELEVATION KEYNOTES XX SYMBOL 1 //8" MIN. EXTERIOR CEMENT PLASTER, SMOOTH TROWEL FINISH 2 VERTICAL SIDING 3 EXTERIOR LIGHT FIXTURE PER OWNERS SELECTION 4 WOOD TRIM, NATURAL WEATHERED FINISH 5 WOOD RAFTER TAIL 6 PLASTER FINISHED FIREPLACE CHIMNEY CAP 7 ROOF GUTTER 8 NATURAL SLATE SHINGLES (GRAY -GREEN COLOR) (±600LBS PER SQUARE), CLASS 'A'FIRE RATED . Iu' u' JI �I <I <I �I w w of NI NI °! I MAX AL OWABLE PITCHED ROOF 41.38' - - - MAX ALLOWABLE PITCHED ROOF 41.38' 37.41' TOP OF CHIMNEY 35.41' TOP OF SHTG 34.54' TOP OF SHTG 35.75TOP OF PARAPET 35.41' TOP OF SHTG ±35.91' TOP OF FINISH ±35.04' TOP OF FINISH ±36.25'T P OF FINISH ±35.91' TOP OF FINISH I I 3 6 3 8 5 1 2 II I � III II MAX ALLOWABLE FLAT ROOF 36.38' I NJ O I - - - - MAX ALLO ABLE FLAT RO I F 36.38' �� — _ —..toll L �-1� I (EAVE O.H.) \ `,_�� j��� �_ T ` (EA ETP IZ4 TIP - HDR. I - -- I HDR \ Iffliffl- Eon- IN® ® 5'01/2,. I—LEIZ L T_F7 + LLI Lil Lll U-1 W 1 112ND FSI .25 - - - - - - - - - - - Ez=� 10 0 MR1, Elul ElEl F1 - II _ 9NQ!FS24 25 TP - - - - - - - - - - - - - - - - - - - - - - --- - - - - - -I �P HDR - _ I I HDR —ILIL I I i i i i i i i i i i i i i i i i i Q Q LLJJ m J O W •\ I I 0 1 �1 I II - - -- - - - -IFS13 25 El— AVG CU B 12.38 ON J LEFT ELEVATION :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Lu U z W M CV In � O o� Q U Lu n Q Q LLJJ m J O W 7imm 'W v J `~ REVISIONS L 10.27.17 CDP REVISIONS W Z ILLI ^/ 1._L O 1 JOB # : 1710 ui \ 8.15.17 w 0 J Q V) EXTERIOR ELEVATIONS SCALE: 1/4" = 1'-0" 0 in 0 v N an N z� ui J Q �I ml � W W ylCL OI MAX AL OWABLE SLOPED ROOF 41.38' - i 1 I 2 II MAX ALLOWABLE FLAT ROOF 36.38' I 3'-8 1/2" / (EAVE O.H.) j TP HDR -8 1V/ 2" %\ (SH TIER .H. / / i I i 2ND FS 14.25 - - - - - TP HDR - I I I GARAGE FS 12.75 zpq AVG CL RB 12.38 - - I zuI uI z Jl QI QI J 35.75TOP OF PARAPET ±36.25' TOP OF FINISH F-1 n 51 n REAR ELEVATION EXTERIOR ELEVATION NOTES A. REFER TO GENERAL NOTES SHEETS FOR THE GENERAL CONSTRUCTION METHODS AND CONDITIONS. B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOP OF SHEATHING) U.N.O. C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS. AND STEP LOCATIONS. D. WINDOW HEADERS ARE AT X' -X" U.N.O. EXT. ELEVATION KEYNOTES XX SYMBOL 1 //8" MIN. EXTERIOR CEMENT PLASTER, SMOOTH TROWEL FINISH 2 VERTICAL SIDING 3 EXTERIOR LIGHT FIXTURE PER OWNERS SELECTION 4 WOOD TRIM, NATURAL WEATHERED FINISH 5 WOOD RAFTER TAIL 6 PLASTER FINISHED FIREPLACE CHIMNEY CAP 7 ROOF GUTTER 8 NATURAL SLATE SHINGLES (GRAY -GREEN COLOR) (±600LBS PER SQUARE), CLASS 'A'FIRE RATED . u ZI <I J m �I W � NI W d OI d MAX ALLOWABLE SLOPED RO F41.38' 37.4170P OF CHIMNEY TiMAX ALLOWABLE FLAT ROOF 36.38' 10'-2 1 /2 (EAVE O.H.) I TP Ir HDR MUI i - - - 2ND 24.25 - - 9' 1 TP tRoeF o:H.r - - - - - - - - - - - HDR \ -\ I 1 1 ST FS 13.25 ON RIGHT ELEVATION :HARLES E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE Lu U z W M CV In O D` Q U Lu n J Q Q m J O W 7imm 'w �/ J REVISIONS 10.27.17 ^/ CDP REVISIONS I..L Lu 1.� Z UJI ^/ 1._L O 1 JOB # : 1710 ui \ 8.15.17 w 0 J Q V) In EXTERIOR ELEVATIONS SCALE: 1/4" = 1'-0" A261 ZI uI uI ZI gi Qi SECTION BUILDING SECTION NOTES A. REFER TO GENERAL NOTES SHEETS FOR THE GENERAL CONSTRUCTION METHODS AND CONDITIONS. B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOP OF SHEATHING) U.N.O. C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS. AND STEP LOCATIONS. D. THE FOUNDATION AND FRAMING ELEMENTS SHOWN ARE FOR REFERENCE ONLY. REFER TO THE STRUCTURAL PLANS, DETAILS AND CALCULATIONS FOR ALL STRUCTURAL INFORMATION. E. PROVIDE FIREBLOCKING AND DRAFT STOPS AT FURRED SPACES PER CODE. F. INSULATION REQUIREMENTS PER T-24 ENERGY REPORT: R-13 INSULATION IN EXTERIOR WALLS TYP. R-19 INSULATION IN RAISED WOOD FLOOR SPACE TYP. R-30 INSULATION IN CEILING SPACE TYP. (R-30 HIGH DENSITY 7.25" THICK "ROXUL COMFORTBATT' INSULATION AS NEEDED.) G. WINDOW HEADERS ARE AT 8'-0" TYP. U.N.O. ON ELEVATIONS OR PLANS. BLDG SECTION KEYNOTES XX SYMBOL 1 ROOF SHEATHING: REFER TO FRAMING PLANS 2 ROOF RAFTERS : REFER TO FRAMING PLANS 3 CEILING JOISTS: REFER TO FRAMING PLANS 4 SLAB ON GRADE: REFER TO FOUNDATION PLAN 5 INTERIOR FINISH : INTERIOR WALLS SHALL BE COVERED WITH ONE LAYER 1/2" THICK MIN. GYPSUM WALLBOARD, SCREWED DIRECTLY TO STUDS AND JOISTS, WITH ALL SEAMS TAPED AND FILLED FLUSH WITH APPROVED JOINT COMPOUND, PER MANUF SPECS, UNLESS NOTED OTHERWISE. PROVIDE WATER RESISTANT GYPSUM WALLBOARD AT ALL BATH AND KITCHEN AREAS. INTERIOR FLOORS SHALL BE FINISHED WITH WOOD, OR THINSET TILE IN WET AREAS, PER INTERIOR DESIGNER SPECIFICATIONS. GARAGE AND MECHANICAL ROOM(S) FLOORS TO BE FINISHED CONCRETE. 6 OCCUPANCY SEPARATION: MINIMUM 1 /2" GYPSUM BOARD AT ALL GARAGE WALLS & CEILINGS. MINIMUM 5/8" TYPE X- GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC R302.6. DUCTS PENETRATING WALL OR CEILING SEPARATIONS SHALL BE CONSTRUCTED OF MINIMUM 26 GAUGE SHEET METAL AND SHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC 302.5.2. 7 CAR LIFT, PHANTOM PARK SUBTERRANEAN LIFT, OR APP'D SIM SECTION 'W v ry w z LLL n O 1 Lu LLL II J Q Q E. d'ARCY C-32314 FEBRUARY 28, 2019 RENEWAL DATE W U z W M CV � Q o v Lu 0 Q LLJJ Q m J > W O Lu r\ z co Z Q V REVISIONS 10.27.17 CDP REVISIONS JOB # : 1710 8.15. 17 BUILDING SECTIONS SCALE: 1/4" = 1'-0" A270 JI ' Qu' ?I QI <I SECTION Uj UI zl QI QI SECTION BUILDING SECTION NOTES A. REFER TO GENERAL NOTES SHEETS FOR THE GENERAL CONSTRUCTION METHODS AND CONDITIONS. B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR (TOP OF SHEATHING) U.N.O. C. REFER TO CIVIL AND HARDSCAPE PLANS FOR FINISH GRADE ELEVS. AND STEP LOCATIONS. D. THE FOUNDATION AND FRAMING ELEMENTS SHOWN ARE FOR REFERENCE ONLY. REFER TO THE STRUCTURAL PLANS, DETAILS AND CALCULATIONS FOR ALL STRUCTURAL INFORMATION. E. PROVIDE FIREBLOCKING AND DRAFT STOPS AT FURRED SPACES PER CODE. F. INSULATION REQUIREMENTS PER T-24 ENERGY REPORT: R-13 INSULATION IN EXTERIOR WALLS TYP. R-19 INSULATION IN RAISED WOOD FLOOR SPACE TYP. R-30 INSULATION IN CEILING SPACE TYP. (R-30 HIGH DENSITY 7.25" THICK "ROXUL COMFORTBATT' INSULATION AS NEEDED.) G. WINDOW HEADERS ARE AT 8'-0" TYP. U.N.O. ON ELEVATIONS OR PLANS. BLDG SECTION KEYNOTES XX SYMBOL 1 ROOF SHEATHING: REFER TO FRAMING PLANS 2 ROOF RAFTERS : REFER TO FRAMING PLANS 3 CEILING JOISTS: REFER TO FRAMING PLANS 4 SLAB ON GRADE: REFER TO FOUNDATION PLAN 5 INTERIOR FINISH : INTERIOR WALLS SHALL BE COVERED WITH ONE LAYER 1/2" THICK MIN. GYPSUM WALLBOARD, SCREWED DIRECTLY TO STUDS AND JOISTS, WITH ALL SEAMS TAPED AND FILLED FLUSH WITH APPROVED JOINT COMPOUND, PER MANUF SPECS, UNLESS NOTED OTHERWISE. PROVIDE WATER RESISTANT GYPSUM WALLBOARD AT ALL BATH AND KITCHEN AREAS. INTERIOR FLOORS SHALL BE FINISHED WITH WOOD, OR THINSET TILE IN WET AREAS, PER INTERIOR DESIGNER SPECIFICATIONS. GARAGE AND MECHANICAL ROOM(S) FLOORS TO BE FINISHED CONCRETE. 6 OCCUPANCY SEPARATION: MINIMUM 1 /2" GYPSUM BOARD AT ALL GARAGE WALLS & CEILINGS. MINIMUM 5/8" TYPE X- GYPSUM BOARD AT GARAGE CEILINGS BELOW HABITABLE SPACE PER CRC R302.6. DUCTS PENETRATING WALL OR CEILING SEPARATIONS SHALL BE CONSTRUCTED OF MINIMUM 26 GAUGE SHEET METAL AND SHALL HAVE NO OPENINGS INTO THE GARAGE, PER CRC 302.5.2. 7 CAR LIFT, PHANTOM PARK SUBTERRANEAN LIFT, OR APP'D SIM uj — I ry w z uj L n O 1 Lu Lu In !ED ARCy/ F :HARLES E. d'ARCY III C� C-32314 FEBRUARY 28, 2019 INC RENEWAL DATE O� Oz - .I \F W U z Lu m 0 CV 0 a, � Q O U Lu DQ LLJJ Q m > W O Lu r / z REVISIONS 10.27. 17 CDP REVISIONS JOB # : 1710 8.15.17 BUILDING SECTIONS SCALE: 1/4" = 1'-0" A271 40 =1 a 0 32.50 NOTES: SURVEYOR OR CIVIL ENGINEER TO SUBMIT A "CORNER RECORD" OR "RECORD OF SURVEY" TO THE COUNTY SURVEYOR. EVIDENCE OF SUBMITTAL FOR A "RECORD OF SURVEY" TO BE SUBMITTED TO THE BUILDING INSPECTOR AT OR PRIOR TO FOUNDATION INSPECTION. PROPERTY CORNERS TO BE MONUMENTED BY A LICENSED LAND SURVEYOR OR REGISTERED CIVIL ENGINEER AUTHORIZED TO PERFORM SURVEYING BY THE STATE BOARD OF CIVIL ENGINEERS AND LAND SURVEYORS. NOTE: ALL EASEMENTS OF RECORD MAY NOT BE SHOWN HEREON. CIVIL ENGINEERS NOTES: L THE DISTINCTIVE BOUNDARY SHOWN HEREON WAS PLOTTED PER ON-SITE FIELD OBSERVATIONS, ALL BEARINGS AND DISTANCES ARE MEASURED; UNLESS NOTED OTHERWISE. 2. LICENSED CIVIL ENGINEER OF RECORD SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. PLEASE CALL THE LICENSED CIVIL ENGINEER OF RECORD..... PETE DUCA @ 949-675-4487 TO SCHEDULE CONSTRUCTION STAKING AND ALL CERTIFICATIONS 3. THE LICENSED CIVIL ENGINEER OF RECORD TO SUBMIT A "REC6RD OF SURVEY" OR "CORNER RECORD" TO THE COUNTY SURVEYOR. EVIDENCE OF SUBMITTAL TO BE SUBMITTED TO THE BUILDING INSPECTOR AT OR PRIOR TO FOUNDATION INSPECTION. LEGEND: — P.C.C. CONCRETE ® —BLOCK RETAINING WALL — DIRECTION OF FLOW 2J — PROPOSED ELEVATION F.S. -- FINISH SURFACE ELEV. F.G. ---- FINISH GRADE ELEV. T.C. —TOP OF CURB E.G. --- EXISTING GRADE ELEV. x56; 96.90 TC ELEVATION OF SHOT SURVEY PT. REF. NO. I. No, 296 1 . T.W. —TOP OF WALL 7�. !'lVll LOT AREA: `wt �F A T.S.W. —TOP OF STEM WALL CURVE DATA: ` T.F.C.--TOP OF FOUND. CURB Curve Delta Angle Radius Arc Tangent 5569 S.F. F.L.—FLow LINE 4 9028'45" 241.77 40.00 59.28 0.128 ACRES G.B.--GREBRI 5 7'35'44" 383.10 50.77 25.05 PREPARED BY: FLOOR SHFLOOR F.F. —FINISH G.F. --GARAGE FLOOR PROPERTY OWNER: BENCHMARK DUCA-MCCOY T.F. ---TOP OF FOOTING INV. —PIPE INVERT ELEV. ANDREW GABRIEL USED ORANGE COUNTY BENCHMARK: TELE —TELEPHONE BOX 941 VIA. LIDO SOUD OCS"NB3-10-70" 3840 E. COAST HIGHWAY GM —GAS METER WATER ETER WM -- M NEWPORT BEACH, CA. 92663 ELEVATION= 11.273 CORONA DEL MAR CA 92625 CBL --- CABLE BOX /9491 100 -?950 _ _ . , I-- ,_ , —T.. (949) 675-4487 !� J 41 2 M 4 5 ,1 A I B I C I D I E I F I G I H SURVEY NOTES 1. TOPOGRAPHIC SURVEY PREPARED BY DUCA MCCOY, INC. DATED 9/8/16. A I B YEAR-ROUND BMP REQUIREMENTS 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON—ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. 3. BMPs TO CONTROL OFF—SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON—STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON—ACTIVE AREAS. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON—ACTIVE AREA), SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON—SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. C I D EROSION CONTROL BMPs EC -1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON—SITE DURING CONSTRUCTION. TEMPORARY SEDIMENT CONTROL SE -6 GRAVEL BAG BERM PLACE AS SHOWN ON PLAN. SE -7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEPT AND SEDIMENT COLLECTED AND PROPERLY DISPOSED OF, ON OR OFF—SITE, ON A DAILY BASIS. SE -10 STORM DRAIN INLET PROTECTION CAP RISERS, CUT RISERS ABOVE GRADE, AND/OR PROVIDE GRAVEL BAGS AT INLETS TO PREVENT SEDIMENT INTRODUCTION INTO THE AREA DRAIN SYSTEM. WIND EROSION CONTROL WE -1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE FROM ANY DISTURBED AREAS DURING CONSTRUCTION. TRACKING CONTROL TC -1 I STABILIZED CONSTRUCTION EXIT CONSTRUCT WHERE SHOWN ON PLAN. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTIONS. WM-2 MATERIAL DELIVERY AND STORAGE IF MATERIALS ARE STORED ON SITE, THEY SHALL BE STORED IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. WM-3 STOCKPILE MANAGEMENT TEMPORARY SOIL STOCKPILES SHALL BE SURROUNDED BY PERIMETER CONTROLS AS SHOWN ON THE PLAN. GEOTEXTILE OR PLASTIC COVERS ARE REQUIRED DURING HIGH WINDS OR RAIN EVENTS. WM-4 SPILL PREVENTION AND CONTROL AMPLE CLEAN—UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON—SITE. EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND APPROPRIATE RESPONSES. WM-5 SOLID WASTE MANAGEMENT SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF PROPERLY. WM-8 CONCRETE WASTE MANAGEMENT AN ON—SITE CONCRETE WASHOUT AREA SHALL BE USED. WASTE SHALL BE DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENTS OF THE CITY. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT ON—SITE FACILITIES SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT. NON-STORMWATER MANAGEMENT NS -1 WATER CONSERVATION PRACTICES MAINTAIN EQUIPMENT TO PREVENT UNINTENDED NON—STORMWATER DISCHARGES. NS -3 PAVING AND GRINDING OPERATIONS APPLY PERIMETER CONTROLS AND VACUUMING TO PREVENT NON—STORMWATER DISCHARGES. NS -7 POTABLE WATER / IRRIGATION EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED NON—STORMWATER DISCHARGES. NS -8 VEHICLE AND EQUIPMENT CLEANING SHALL NOT BE PERFORMED ON SITE. NS -9 VEHICLE AND EQUIPMENT FUELING SHALL NOT BE PERFORMED ON SITE. NS -10 VEHICLE AND EQUIPMENT MAINTENANCE SHALL NOT BE PERFORMED ON SITE. NS -12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. NS -13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. E F A NOTE THE LOCATION AND TYPE OF EROSION AND SEDIMENT CONTROL MEASURES TO BE USED WILL CHANGE DURING THE COURSE OF CONSTRUCTION. THE CONTRACTOR SHALL IMPLEMENT THE CONTROLS NECESSARY TO PREVENT NON—STORMWATER, SEDIMENT, AND CONTAMINATED RUNOFF DISCHARGES FROM THE SITE AT ALL TIMES. LEGEND XX—X BMP DESIGNATION IN CALIFORNIA STORMWATER BMP HANDBOOK — CONSTRUCTION, LATEST EDITION, BY THE CALIFORNIA STORMWATER QUALITY ASSOCIATION. C=C --X= GRAVEL BAG BERM SE -6 GRAVEL BAG ARRANGEMENT VISUAL MONITORING LOCATION D PLANS PREPARED BY: L ENGINEERING, INC. O CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.loalengineering.com jQROFE. L. Tp� y � No. 59275 A \9Te OF' ADAM L. TOAL R.C.E. 59275 DATE: PREPARED FOR: ANDREW GABRIEL 941 VIA LIDO SOUD NEWPORT BEACH, CA 92663 w 0 0 a w 0 r M n�- 0 DATE: H. SCALE: 8/1/2017 g SURVEY DATE: V. SCALE: 9/08/2019 Z DRN.: A.M.S. DWG. NO. CHD.: A.L.T. of APPD.: A.L.T. O LL. SHEET Z 17132 U Z Q J 0— CL CL U z O °' 0° 0 ct Z F O N LLI Z Z_ M 2 p 00 N w d Of 0 J n�- 0 DATE: H. SCALE: 8/1/2017 1"=8' SURVEY DATE: V. SCALE: 9/08/2019 — DRN.: A.M.S. DWG. NO. CHD.: A.L.T. C-2 APPD.: A.L.T. JOB NO. SHEET OF 17132 2 2 43 MargaretcElweeCaro%M Lana'scape Design LANDSCAPE CONSTRUCTION DRAWINGS SITE INFORMATION LOT 323 TRACT NO. 907 ADDRESS GABRIEL RESIDENCE 941 VIA LIDO SOUR NEWPORT BEACH, CALIFORNIA (949)300-2850 INDEX TITLE SHEET: PRELIMINARY GRADING PLAN: IRRIGATION PLAN: IRRIGATION LEGEND: IRRIGATION DETAILS: IRRIGATION SPECIFICATIONS: LANDSCAPE PLAN: PLANTING DETAILS: PLANTING SPECIFICATIONS: T-1 C-1 IP -1 IL-1 D-1, IS -1 LP -1 PD -1 PS -1 ID -2 DIG ALERT iX CALL BEFORE YOU DIG! 1-800-227-2600 UNDERGROUND SERVICE ALERT Call at least 2 working days prior to excavating. W U z W 0 .� � L O W U O J C)IZ- _ U W j (I Q m W2 � L. z m > o W Q '� r'f W (D Z IL �1DSCAp� e4k�'�' R t. KOF�� a�so : Jun.3�Q 2019 9 e.n. m� DRAWING TITLE: TITLE SHEET DATE: 10/18/2017 SCALE: N.T.S. DRAWN BY: HK JOB NUMBER: SHEET: 1 415 m Y 2 W 0 w 0 z z O M W �1DSCAp� e4k�'�' R t. KOF�� a�so : Jun.3�Q 2019 9 e.n. m� DRAWING TITLE: TITLE SHEET DATE: 10/18/2017 SCALE: N.T.S. DRAWN BY: HK JOB NUMBER: SHEET: 1 415 �n IRRIGATION NOTES 12Y IC (PERSURVEY L- 19 MORE ,] 25 IC APER SURVEY 1. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THIS WORK ARE HEREBY INCORPORATED INTO AND MADE A PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR. 2. THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER'S REPRESENTATIVE. 3. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK. 4. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK. 5. THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN CLARITY ONLY AND IS TO BE INSTALLED WITHIN PLANTING AREAS. 6. THE CONTRACTOR SHALL NOT WILLFULLY INSTALL ANY EQUIPMENT AS SHOWN ON THE PLANS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN CONDITIONS EXIST THAT WERE NOT EVIDENT AT THE TIME THESE PLANS WERE PREPARED. ANY SUCH CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TO ANY WORK OR THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY BY THE OWNER. 7. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION. 8. CONTRACTOR IS TO PROVIDE AN ADDITIONAL PILOT WIRE FROM CONTROLLER ALONG ENTIRETY OF MAIN LINE TO THE LAST RCV ON EACH AND EVERY LEG OF MAIN LINE. LABEL SPARE WIRES AT BOTH ENDS. 9. ALL PIPE UNDER PAVED AREAS TO BE INSTALLED IN SLEEVING TWICE THE DIAMETER OF THE PIPE CARRIED. SEE LEGEND FOR TYPE. ALL WIRE UNDER PAVED AREAS TO BE INSTALLED IN A SCH. 40 SLEEVE, TWICE THE SIZE OF WIRE BUNDLE CARRIED. ALL SLEEVES TO BE INSTALLED WITH A MINIMUM DEPTH AS SHOWN ON THE SLEEVING DETAILS. WHERE FEASIBLE SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING. 10. ALL REMOTE CONTROL VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS WHERE POSSIBLE. ALL REMOTE CONTROL VALVES TO BE INSTALLED AS SHOWN ON THE INSTALLATION DETAILS. INSTALL ALL REMOTE CONTROL VALVES WITHIN 18" OF HARDSCAPE. 11. THE CONTRACTOR SHALL USE PROPER GROUNDING TECHNIQUES FOR GROUNDING THE CONTROLLER AND RELATED EQUIPMENT PER MANUFACTURERS SPECIFICATIONS. IRRIGATION DESIGNER RECOMMENDS MEASURING FOR PROPER GROUND AT LEAST ONCE ANNUALLY, AND NECESSARY ADJUSTMENTS MADE TO COMPLY WITH MANUFACTURER SPECIFICATIONS. 6 4 5 2 SHRUB DRIP 1" 1" SHRUB DRIP/M ® -! Tr=T� ,f isL7�l 11/� _ E:r.Zczr I I I I I II II D A.P.N. 423-281-11 ml= 3 14 1" TREE BUBBLER/M n II II II II II II II II II� II II `II II- II II -II II �li��li� II II II II II JL--JL-- h POINT TO POINT DRIP SYSTEM NOTES: ALL LATERAL LINES FOR DRIP SYSTEM SHALL BE PVC AS SHOWN IN THE LEGEND. POLYFLEX RISERS SHALL BE CONNECTED TO THE PVC LATERAL LINES IN LOCATIONS ALONG THE LATERAL LINE ROUTE IN QUANTITIES AND LOCATIONS REQUIRED BY THE PLANT GROUPS. INSERT DRIP EMITTERS INTO RISER AS CLOSE AS POSSIBLE TO PLANT MATERIALS. COVER ALL DRIP TUBING COMPLETELY WITH DECOMPOSED GRANITE SPECIFIED ON LANDSCAPE PLANS CONTRACTOR TO PROVIDE THE QUANTITY OF EMITTERS AND RISERS BASED ON THE ACTUAL PLANT COUNT AND THE EMITTER LEGEND SHOWN BELOW. ANY REFERENCE TO EMITTER QUANTITIES ON THESE PLANS IS FOR DESIGN USE ONLY. VERIFY THE ACTUAL PLANT QUANTITIES AND SIZES FROM THE LANDSCAPE PLANS PRIOR TO BIDDING OR STARTING WORK. NOTE: ALL PLANTING TAKES PRECEDENCE OVER ALL IRRIGATION EQUIPMENT, LATERAL AND MAINLINES. NOTE: MAINLINE AND RELATED EQUIPMENT SHOWN WITHIN PAVING FOR CLARITY ONLY. ACTUAL LOCATION OF MAINLINE AND RELATED EQUIPMENT TO BE WITHIN PLANTER ADJACENT HARDSCAPE OR BUILDING AND OTHER OBSTACLES TYP. NOTE: BUBBLERS AND LATERAL LINES ARE SHOWN WITHIN PAVING FOR CLARITY ONLY, ACTUAL LOCATION TO BE WITHIN PLANTER. BUBBLERS SHALL BE ALIGNED WITH TREES, PARALLEL ALONG THE SLOPE AND AT EQUAL ELEVATIONS WITHIN THE PLANT BASIN, AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. CONFIRM ALL LAYOUT IN FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK. NOTE: I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND HAVE APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN. CONTRACTOR SHALL IDENTIFY AND NOTIFY LANDSCAPE ARCHITECT OF ALL UTILITY CONFLICTS PRIOR TO INSTALLATION 2 24 SHRUB DRIP/M 3 SHRUB DRIP/M LATERAL LINE PIPE SIZING CHART ALL LATERAL LINES FOR TREE BUBBLERS ON SITE AND ON STREETS SHALL HAVE A MINUMUM SIZE OF 1 INCH. ALL LATERAL LINES FOR SPRAY HEADS AND BUBBLERS IN PLANTED AREAS SHALL HAVE A MINUMUM SIZE OF 3/4 INCH. FLOW RANGE MINIMUM SIZE OF LATERAL LINE 0 THROUGH 7 GPM MINIMUM SIZE SHALL BE 3/4 INCH 8 THROUGH 12 GPM MINIMUM SIZE SHALL BE 1 INCH 13 THROUGH 22 GPM MINIMUM SIZE SHALL BE 1 1/4 INCH 23 THROUGH 30 GPM MINIMUM SIZE SHALL BE 1 1/2 INCH 31 THROUGH 50 GPM MINIMUM SIZE SHALL BE 2 INCH ALL LATERAL LINES SHALL BE SCHEDULE 40 PVC. ALL LATERAL LINES INSTALLED UNDER PAVING SHALL BE PRESSURE TESTED PRIOR TO BURIAL. NOTES / DISCLAIMER: 1 . CONTRACTOR TO VERIFY ALL DIMENSIONS. 2. ANY DISCREPANCIES, WHETHER DIMENSIONAL OR OTHERWISE ARE TO BE BROUGHT TO THE ATTENTION OF THE DESIGNER. 3. IF SITE CONDITIONS DIFFER FROM THOSE INDICATED ON THE PLANS, THE DESIGNER IS TO BE NOTIFIED IMMEDIATELY. 4. QUALITY OF INSTALLATION AND WORKMANSHIP BY INSTALLER / CONTRACTOR IS COMPLETELY THE RESPONSIBILITY OF THE INSTALLER / CONTRACTOR. S. MARGARET CAROLE MCELWEE GARDEN DESIGN IS NOT RESPONSIBLE FOR THE WORKMANSHIP OR PERFORMANCE OF THE INSTALLER / CONTRACTOR. 0 4 8 16 24 SCALE: 1/8"= 1'-0" w U z w 0 .� L ~ O u') O I -L- w () U O J C)_ U ro w J 1--4 Q co w I--1 L z00 > o W Q '� n w (D z IL ti�1DSCAP I KOF / v� `Z`w 4730 Jun. 30, 2019 9 Exp Date OF CA��F�� DRAWING TITLE: IRRIGATION PLAN DATE: 10/18/2017 SCALE: 1/8"=1'-0" DRAWN BY: HK m SHEET: I I Y u u w 0 m 0 0 z z 0 ti�1DSCAP I KOF / v� `Z`w 4730 Jun. 30, 2019 9 Exp Date OF CA��F�� DRAWING TITLE: IRRIGATION PLAN DATE: 10/18/2017 SCALE: 1/8"=1'-0" DRAWN BY: HK JOB NUMBER: SHEET: I I 40 IRRIGATION MATERIAL LEGEND SYMBOL MAN UFACT. MODEL NO. / DESCRIPTION V RAIN BIRD PC -24-1032 PC MODULES SERIES EMISSION DEVICES WITH PC DIFFUSER CAP 24.0 GPH PER OUTLET); EACH SYMBOL REPRESENTS THREE (3) EMITTERS PER TREE; INSTALL WITH MODEL PFR/FRA24, PRE -ASSEMBLED POLYFLEX RISER ADAPTER. FOR INFORMATION CONTACT DON JOHNSON WITH HIGH TECH IRRIGATION INC. @ (760) 774-8388 RAIN BIRD PC -XX -1032 PC MODULES SERIES EMISSION DEVICES WITH PC DIFFUSER CAP (5.0, 7.0 GPH PER OUTLET); EACH SYMBOL REPRESENTS TWO (2) EMITTERS PER SHRUB; INSTALL WITH MODEL PFR/FRA24, PRE -ASSEMBLED POLYFLEX RISER ADAPTER. FOR INFORMATION CONTACT DON JOHNSON WITH HIGH TECH IRRIGATION INC. @ (760) 774-8388 GPM/GPH PER EMITTER PSI 24.0 (72.0) GPH 20 5.0, 7.0 GPH 20 PRECIPRITATION RADIUS RATE N/A 1.00 N/A 1.00 NO SYMBOL TORO ALL CONNECTIONS BETWEEN DRIP TUBING SHALL BE MADE USING DL -2000 "LOC-EZE" FITTINGS fl7 1* Fm TORO RGP-218-12 DL2000 DRIP TUBING W/.5 GPH EMITTERS 18" ON CENTER, INSTALL TUBING ROWS A MAXIMUM 0.95 IN SHRUB AREAS. ALL TUBING SHALL BE INSTALLED 2" BELOW FINISHED SOIL GRADE W/ 9" WIRE STAKES . FIVE (5) FEET ON CENTER; VERIFY THE LAYOUT AND SPACING IN THE FIELD PRIOR TO STARTING WORK I I I I 1. I 1 1 I 1 TORO CA -710 COMPRESION FITTING FOR CONNECTION BETWEEN PVC LATERAL LINES AND DRIP TUBING NO SYMBOL TORO ALL CONNECTIONS BETWEEN DRIP TUBING SHALL BE MADE USING DL -2000 "LOC-EZE" FITTINGS NO SYMBOL TORO PROVIDE A FCH-H AUTOMATIC FLUSH VALVE AT END/MIDDLE OF DRIPLINE 3/4" PCV FLUSH MANIFOLD LINE, INSTALL FLUSH VALVE INSIDE A SEPERATE VALVE BOX, ONE AT THE END OF TUBING RUNS IN EACH DIRECTION. INSTALL MIN. ONE FLUSH VALVE PER 1000' OF TUBING IN EACH DIRECTION ON DRIPLINE FLUSH MANIFOLD. INSTALL 18" FROM PAVING. INSTALL ALL FLUSH EQUIPMENT PER MANUFACTURER'S SPECIFICATIONS. NO SYMBOL TORO NO SYMBOL AG PRODUCTS O P.O.C. RAIN BIRD RAIN BIRD ® IRRITROL ® IRRITROL ® N/A ►�� KBI NO SYMBOL NO SYMBOL AS APPROVED AS APPROVED AS APPROVED AS APPROVED AS APPROVED NO SYMBOL 3M YD -500-34 AIR/VACUUM RELIEF VALVE INSTALLED WITH A FT -050 CONBINATION TEE AND A 3/4" X 1/2" REDUCER BUSHING, INSTALL AIR RELIEF ASSEMBLY INSIDE A 6" ROUND VALVE BOX AT THE HIGH POINT OF EACH PLANTER, MIN. 1 ARV PER 500' OF DRIPLINE. 3/4" -B BALL VALVE, INSTALLED WITH A SALCO A/R FLEXIBLE PVC HOSE (MINIMUM THREE (3) FOOT LENGTH). PROVIDE A FLUSH VALVE AT THE END OF EACH DRIP EMITTER ZONE, INSTALL FLUSH VALVE INSIDE A SEPARATE 10" ROUND VALVE BOX. INSTALL ALL FLUSH EQUIPMENT PER MANUFACTURER'S SPECIFICATIONS AND 18" FROM PAVING. 3/4" DOMESTIC WATER METER FOR FUTURE RESIDENCE PER CIVIL PLANS. INSTALLED BY CVWD 100-ASVF (1") PLASTIC AUTOMATIC ANTI -SIPHON VALVE, INSTALL 6" ABOVE HIGHEST HEAD SERVED XACZ-100-PRF-BF (1") ANTI -SIPHON DRIP VALVE ASSEMBLY, INSTALL 6" ABOVE HIGHEST HEAD SERVED SD900 INT SMART DIAL CONTROLLER 9 STATIONS INSTALLED WITHIN GARAGE PER MANUFACTURER RECOMMENDATIONS. RFS1000 WIRELESS RAIN SENSOR, MOUNT TO EAVE OF ROOF. INSTALL PER MANUFACTURER RECOMMENDATIONS. 120 VOLT ELECTRICAL POWER, PROVIDED BY ELECTRICIAN, VERIFY ACTUAL LOCATION IN FIELD WLT-1250-T 11/4" BALL TYPE ISOLATION VALVE PVC PIPE 3/4" - 1-1/2" SCH. 40 AS LATERAL LINES 18" BELOW GRADE PVC PIPE 1.5" CL. 315 AS MAINLINES 24" BELOW GRADE ALL MAINLINE SHALL HAVE CONCRETE THRUST BLOCKS INSTALLED PER DETAIL PVC PIPE SCH. 40 AS SLEEVING, TWICE THE DIAMETER OF PIPE OR WIRE BUNDLE CARRIED PLACE BELOW ALL PAVING, HARDSCAPE, ETC., AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE IRRIGATION CONTROL WIRE #14UF AWG DIRECT BURIAL (U.L. APPROVED) DBY DIRECT BURIAL WATER -PROOF WIRE CONNECTORS FOR USE ON ALL WIRE CONNECTIONS CONTROLLER/ VALVE NUMBER Al 24 G.P.M. TREE BUBBLER/M- VALVE TYPE/PLANT WUCOL ' VALVE SIZE IRRIGATION CONTROLLER RUN TIMES (ESTABLISHED) Gabriel Residence JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Total: Irrigation Schedule ETo/Mo 2.2 2.6 3.4 3.8 4.6 4.6 4.9 4.9 4.4 3.4 2.4 1.9 43.1 POC / Controller A ETo/Day 0.07 0.09 0.11 0.13 0.15 0.15 0.16 0.16 0.15 0.11 0.08 0.06 a 0 Tvve AKc Pr Rate IE 0 Shrub Drip 0 z 0.85 0.95 0.9 4.2 5.5 6.5 7.6 8.9 9.1 9.4 9.4 8.7 6.5 4.8 1 3.7 Min/Da 4 Qty. of Valves Total Run Times 21 28 33 38 44 46 47 47 44 33 24 1 18 Total Min/Da Tree Bubblers W 0.8 3 1 1.1 1.5 1.8 1 2.0 2.4 2.5 2.5 1 2.5 2.3 1.8 1.3 1.0 Min/Da 1 Qtv. of Valves Total Run Times 1 1 1 2 2 2 1 2 3 3 2 2 1 1 Total Min/Da Total Valve: 5 TOTAL RUN TIMES HR :0.4 0.5 0.6 0.7 0.8 0.8 0.8 0.8 0.8 0.6 0.4 0.3 JAN FEB MAR APR MAY JUN JUL AUG SEP OCT I NOV I DEC NOTE: THESE SUGGESTED RUN TIMES ARE FOR REFERENCE ONLY. ACTUAL RUN TIMES MAY DIFFER DUE TO VARYING SITE CONDITIONS. CONTRACTOR SHALL ADJUST RUN TIMES AS REQUIRED TO PROVIDE APPROPRIATE WATER FOR EACH VALVE CIRCUIT. WATER PRESSURE CALCULATIONS POC NUMBEh, 1 1 1 POC SIZE 3/4" HYDRAULIC GRADE LINE I N/A I POC ELEVATION N/A ELEVATION DIFFERENCE I N/A I STATIC PRESSURE 50 REMOTE CONTROL VALVE 4 3 REMOTE CONTROL VALVE IZB/4" R.C.V. DEMAND GPM 14 TOTAL DEMAND GPM 9 RCV. ELEVATION I N/A I STATIC PRESSURE AT R.C. 60 SIZE DESCRIPTION PSI LOSS 1.5" SERVICE LINE 1.0 PSI 3/4" WATER METER 1.3 PSI 1.25" PRESSURE REGULATOR 1.0 PSI 1" BALL VALVES 0.5 PSI 1.5" 75 FEET OF MAINLINE: TYPE SCH 40 0.3 IPSI 1" REMOTE CONTROL VALVE 4.6 IPSI 10% ILATERAL LINE LOSS 4.0 IPSI 10% IFITTING LOSS 1.3 PSI TOTAL SYSTEM PRESSURE LOSS 14.0 PSI PRESSURE REQUIRED AT HEAD 20.0 PSI TOTAL PRESSURE REQUIRED 34.0 PSI STATIC PRESSURE 50.0 PSI RESIDUAL PRESSURE 16.0 PSI STATIC WATER PRESSURE WAS NOT AVAILABLE AT TIME OF SYSTEM DESIGN. SYSTEM WAS DESIGNED FOR A MINIMUM REQUIRED STATIC WATER PRESSURE OF 50 PSI. CONTRACTOR SHALL VERIFY EXISTING STATIC WATER PRESSURE PRIOR TO COMMENCING WORK. IF STATIC WATER PRESSURE IS LESS THAN THE 65 PSI MINIMUM REQUIRED PRESSURE THEN CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY FOR DIRECTION ON HOW TO PROCEED. A STATIC WATER PRESSURE LOWER THAN 50 PSI. WILL REQUIRE THE ADDITION OF AN IRRIGATION BOOSTER PUMP, SAID BOOSTER PUMP SHALL BE AS SPECIFIED BY LANDSCAPE ARCHITECT, AND SHALL BE ISSUED AS AN ADDENDUM TO THE ORIGINAL BID. FAILURE TO NOTIFY THE LANDSCAPE ARCHITECT SHALL PLACE ALL REQUIRED REPAIRS/EQUIPMENT AND OTHER RELATED COST AS THE FULL RESPONSIBILITY OF THE IRRIGATION CONTRACTOR. Landscape Water Use Calculations Decarion Residence (For projects with more than 1 hydrozone) 1 Maximum Annual Water Allowance (MAWA) the total square footage of landscape =786.4 S.F. the Hist. ETo for the area = 43.1 MAWA = 36 ccf / yr 2 Estimated Annual Water Use (EAWU) Hydrozone # 2 Plant Factor = 0.5 square footage of hydrozone = 1,248 hydrozone irrigation efficiency = 1 EAWU = 22 gal / yr SubTotal EAWU = 22 Input Irrigation System Operation Factor0.85 Total EAWU = 26 EAWU < MAWA = 10 Controller : Gabriel PLANT TYPE / SPRINKLER TYPE Days Per Week: 6 Shrub and Ground Covers: Drip Trees: (Med) gal / yr cu ft / yr IRRIGATION CONTROLLER RUN TIMES (ESTABLISHMENT) Eto AKc PR RATE IE RUN TIME QUANTITY RUN TIME 4.9 (HOURS) (HOURS) 4.90 0.85 0.95 0.90 0.19 4 0.76 Bubbler Heads 4.90 0.80 3.00 0.90 0.06 1 CYCLES PER DAY: 1 TOTAL NUMBER OF STATIONS: 5 TOTAL RUN TIME IN HOURS FOR DRIP & BUBBLERS ONLY: TOTAL RUN TIME IN HOURS ALL SPRAY ZONES: TOTAL RUN TIME IN HOURS: THESE SUGGESTED RUN TIMES ARE FOR REFERENCE ONLY. ACTUAL RUN TIMES MAY DIFFER DUE TO VARYING SITE CONDITIONS. CONTRACTOR SHALL ADJUST RUN TIMES AS REQUIRED TO PROVIDE APPROPRIATE WATER FOR EACH VALVE CIRCUIT. i i. 0.06 0.76 0.81 NOTE: I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND HAVE APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN. W U Z W 0 .� L O = W U 01� O J �_ U W � (i I --I Q o0 w I--1 L z00 > o W Q '� n w a (D z VODSCAp�q,, I.K0 / v� `Z`w 4730 Jun. 30, 2019 OF DRAWING TITLE: IRRIGATION LEGEND DATE: 10/18/2017 SCALE: 1/8"=1'-0" DRAWN BY: HK m SHEET: I Lm 1 Y U U W a 0 0 0 z z 0 W z VODSCAp�q,, I.K0 / v� `Z`w 4730 Jun. 30, 2019 OF DRAWING TITLE: IRRIGATION LEGEND DATE: 10/18/2017 SCALE: 1/8"=1'-0" DRAWN BY: HK JOB NUMBER: SHEET: I Lm 1 47 PRESSURE SUPPLY LINE TO HOUSE PRESSURE SUPPLY LINE TO IRRIGATION SYSTEM rl\LJJVI\L JVrrLI LIIVL FROM METER PRESSURE REGULATOR (IF REQUIRED) PLAN VIEW - N.T.S. REFER TO DETAILS "D" AND "E" FOR SECTION VIEW OC P.O.C. CONNECTION PLASTIC RECTANGULAR VALVE BOX WITH BOLT DOWN COVER, USE STAINLESS BOLT, NUT, AND WASHER. BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. HEAT BRAND "PRV" ONTO LID. PRESSURE REGULATOR, SEE LEGEND FOR SPECIFICATION 3" FINISHED GRADE IN SHRUB AREAS -III=1 I k PVC SCH 80 T.O.E. I I — NIPPLE, 3" MIN., 2 REQ. Illlillll: ` PVC SCH 40 SLIP COUPLING, 2 REQ. 2" MIN. o PVC MAINLINE TO VALVES o° o �o BRICK SUPPORTS (FOUR TOTAL) b CP " 3/4" ROCK, 3 CUBIC FT. LANDSCAPE FABRIC PVC MAINLINE FROM P.O.C. SECTION VIEW - N.T.S. NOTE: INSTALL CONTROL VALVES A MINIMUM OF ONE FOOT APART IN SHRUB AREAS UNLESS OTHERWISE NOTED. USE 45 DEGREE ELLS TO ACHIEVE MAINLINE DEPTH FROM UPSTREAM SIDE OF THE PRESSURE REGULATOR ASSEMBLY. REFER TO DETAIL "C" FOR PLAN VIEW OG PRESSURE REGULATOR WATERPROOF WIRE CONNECTORS ELECTRIC ANGLE CONTROL VALVE UVR PVC SCH. 40 THD. ELL AND PVC SCH. 80 NIPPLE (3" LONG) MIN. 6" ABOVE FINISH GRADE nn PVC SCH. 80 NIPF LENGTH AS REQ. 2 REQ. (TYPICAL) )ANGLE VALVE 24" LONG WIRE LOOP FINISH GRADE MAINLINE PVC SCH. 40 FITTINGS TYP. PVC LATERAL LINE PIPING TO ATMOSPHERIC VACUUM BREAKER AND HEADS CO FO DRIP REMOTE -11- " -",DE IN TURF AREAS -FIPT AUTOMATIC FLUSH JD VALVE BOX, 6" SIZE FV" ONTO LID. FINISHED GRADE IN SHRUB AREAS PVC SCH 80 CLOSE NIPPLE 1 PVC LATERAL LINE PIPE BRICK SUPPORTS 3/4" ROCK, 1 CUBIC FT. PVC ELL SCH 80 SxT LANDSCAPE FABRIC VALVE BOX TO BE TAN COLOR IN D.G. AND GREEN COLOR IN TURF SECTION VIEW - N.T.S. OB AUTOMATIC FLUSH VALVE ATMOSPHERIC — VACUUM BREAKER MIN. 6" ABOVE HIGHEST HEAD PVC SCH. 80 NIPPLE — LENGTH AS REQ. 2 REQ. (TYPICAL) PVC LATERAL LINE PIPING TO HEADS IBM r_BA:LU►1:31:7H91.1F9:1:0I WATERPROOF CONNECTION: RAIN BIRD SPLICE -1 (1 OF 2) 30 -INCH LINEAR LENGTH OF WIRE, COILED CONTROL ZONE KIT: RAIN BIRD XACZ-100 (INCLUDES 100-ASVF ANTI -SIPHON VALVE, IN-LINE FILTER AND PRESSURE REGULATOR INSTALL 6 -INCH MIN. ABOVE HIGHEST POINT OF DISCHARGE UV RADIATION RESISTANT PVC SCH 40 PIPE (1 OF 2) FINISH GRADE PVC SCH 40 ELL (1 OF 2) PVC LATERAL PIPE (1 OF 2) CONTROL VALVE FINISH GRADE PVC LATERAL LINE PIPING FROM ANGLE CONTROL VALVE PVC SCH. 40 FITTINGS TYP. SESCTION VIEW - N.T.S. OJ ATMOSPHERIC VACUUM BREAKER PC -XX -1032 PC MODULES SERIES WITH PC DIFFUSER CAP EMITTER MODEL PFR/FRA, PRE -ASSEMBLED POLYFLEX RISER ADAPTER FINISHED GRADE IC SCH 40 TEE OR ELL IC LATERAL LINE PLACE EMITTERS AT EDGE OF ROOTBALL ON OPPOSITE SIDES OF SHRUB. ADJUST PER ROOTBALL SIZE TYPICAL. PVC LATERAL LINE PIPE, SEES SPECIFICATIONS FOR TYPE PLAN VIEW - N.T.S. AND DEPTH REQUIREMENTS ROOT BALL OF SHRUB OR TREE FOR SHRUBS USE ONLY: PC -XX -1032 PC MODULES SERIES ( 5.0, 7.0 PER OUTLET), INSTALL WITH MODEL PFR/FRA, PRE -ASSEMBLED 'POLYFLEX RISER ADAPTER. NOTE: PROVIDE EMITTERS QUANTITIES AS INDICATED BELOW SHRUB 2 (5.0 GPH) EMITTERS, PER "LOW" WATER USE SHRUBS 2 (7.0 GPH) EMITTERS, PER "MODERATE" WATER USE SHRUBS LANDSCAPE ARCHITECTS FEEL THAT BASING THE NUMBER OF EMITTERS ON PLANT SIZE AT THE TIME OF INSTALLATION ENSURES THAT THE PLANT'S ROOTS WILL RECEIVE ADEQUATE WATER DURING THEIR INITIAL ESTABLISHMENT PERIOD. THE SECTION VIEW - N.T.S. SYSTEM DESIGN ALLOWS FOR THE MAINTENANCE CONTRACTOR TO ADJUST THE NUMBER OF EMITTERS OR EMITTER SIZES IN RESPONSE TO PLANT GROWTH RATE AND CHANGING WATER REQUIREMENTS AS THE PLANTS MATURE. OA DRIP/TREE LINE INSTALLATION ELECTRIC ANTI -SIPHON /—CONNECTORS WIRE CONTROL VALVE CONNECTORS I —24" WIRE LOOP MIN. 6" ABOVE HIGHEST HEAD FINISH GRADE PVC SCH. 80 NIPPLE — LENGTH AS REQ. (2 TYP.) PVC LATERALS PVC PRESSURE MAIN LINE PIPING PVC SCH. 40 FITTINGS TYP. SECTION VIEW - N.T.S. OE ANTI -SIPHON VALVE IN I UM- AKLAJ SIR / VACUUM RELIEF IALVE BOX, 6" SIZE /" ONTO LID. FINISHED GRADE IN SHRUB AREAS SUBSURFACE DRIP TUBING LANDSCAPE FABRIC 3/4" ROCK, 1 CUBIC FT. 1/2" PVC TEE (SxSxT) WITH TORO CA710 COMP. ADAPTER @DRIP AIR RELIEF VALVE PLASTIC RECTANGULAR VALVE BOX WITH BOLT DOWN COVER, USE STAINLESS BOLT, NUT, AND WASHER. BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. HEAT BRAND "BV" ONTO LID. PVC BALL VALVE, FULL -PORT TYPE, SEE LEGEND FOR SPECIFICATION FINISHED GRADE IN SHRUB AREAS FLOW aPRESSURE SUPPLY LINE I DFPTH AS PFR SPFCS_ BRICK SUPPORTS PVC MALE ADAPTER LANDSCAPE FABRIC 3/4" ROCK, 2 CUBIC FT. SECTION VIEW - N.T.S. NOTE: INSTALL VALVE BOX EXTENSIONS AS REQUIRED TO ACHIEVE PROPER VALVE INSTALLATION AT MAIN LINE DEPTH. OD FULL -PORT BALL VALVE FINISHED GRADE IN TURF AREAS TORO FCH-H W/ DL200 AUTOMATIC FLUSH VALVE WITH DL-75MA-9153 3/4" MALE ADAPTER PLASTIC ROUND VALVE BOX, 6" SIZE HEAT BRAND "FV" ONTO LID. FINISHED GRADE IN SHRUB AREAS 2" IN. - -1 I El 11. DRIP TUBING Ml � 1= LENGTH AS REQUIRED =1 11= DRIP TUBING SWEEP DOWN TO ENTER VALVE BOX BRICK SUPPORTS LANDSCAPE FABRIC 3/4" ROCK, 1 CUBIC FT. TORO BARBED ELL (DL -E9018) OH DRIP FLUSH VALVE W U Z W fu0 L r~n� o Y./ Lu U O J o_ U W J a I -I Q co W H L z00 > o W Q n �U � z a \ASCApi-q,, �w� ���OR Fj / v� L KOsw 4730 9 � n Jun. 30, 2019 9 Ex". Date— OF CA��F�� DRAWING TITLE: IRRIGATION DETAILS DATE: 10/18/2017 SCALE: 1/8"=1'-0" DRAWN BY: HK m SHEET: I ® l Y 2 U w a 0 w 0 z z 0 m > z \ASCApi-q,, �w� ���OR Fj / v� L KOsw 4730 9 � n Jun. 30, 2019 9 Ex". Date— OF CA��F�� DRAWING TITLE: IRRIGATION DETAILS DATE: 10/18/2017 SCALE: 1/8"=1'-0" DRAWN BY: HK JOB NUMBER: SHEET: I ® l AMMENDED SOIL* INSTALLED AFTER TUBING INSTALLATION —DRIP TUBING AMMENDED SOIL* BRING SOIL LEVEL TO 4 1/2" BELOW FINISHED GRADE PRIOR TO DRIP TUBING INSTALLATION WIRE STAKE V210911AI LTA 12101Q2171069/lNA\Ire] 0 TO INSURE EVEN PARALLEL AND LEVEL TUBING ROWS IT IS RECOMMENDED THAT THE SOIL LEVEL IN THE PLANTER AREAS BE BROUGHT TO 4 1/2" BELOW FINISHED GRADE AND PROPERLY COMPACTED AS PER THE LANDSCAPED DRAWINGS PRIOR TO THE INSTALLATION OF THE TUBING. INSTALL TUBING AS INDICATED ON THESE DRAWINGS AND SECURE TO GRADE USING WIRE HOOP STAKES AT 5 FEET ON CENTER SPACING. BACKFILL FINAL 4" OF SOIL OVER THE TUBING AFTER INSTALLATION OF THE TUBING SUBSURFACE DRIP CONNECTION SECTION VIEW - N.T.S. PLAN VIEW - N.T.S. RUBBER DRAIN CAP MISSION RUBBER CO. NO. 0704-015, 4" FINISH GRADE BUBBLER HEAD, SEE LEGEND FOR SPECIFICATION TOP 1" BELOW FINISH GRADE SCH 80 NIPPLE, LENGTH AS REQUIRED, 2 REQUIRED KBI 1/2" ANTI -DRAIN VALVE NATIVE SOIL PVC LATERAL LINE DRILL THROUGH PIPE 1/2" PVC ELL (SxT) 4" DIA. x 36" LONG PERFORATED PVC DRAIN PIPE FILL WITH 3/4" GRAVEL TO BOTTOM OF CHECK VALVE Q IA A 111:1_[61:1 a I I I ROOT BALL OF TREE ROOT BALL OF TREE BUBBLER HEADS PER LEGEND AND AS SHOWN ABOVE PROVIDE BUBBLER QUANTITIES AS INDICATED BELOW: 2 BUBBLERS MIN. PER TREE 3 BUBBLERS PER 24" & 36" BOX TREE 4 BUBBLERS PER 48" BOX AND LARGER TREE PVC LATERAL LINE PIPE SEE SPECIFICATIONS FOR TYPE AND DEPTH REQUIREMENTS MAXIMUM LINE OF SIGHT FROM RAIN SENSOR TO RECEIVER IS 500 -FT. DISTANCE IS LESS IF OBSTRUCTIONS EXIST. O )WIRELESS RAIN/FREEZE SENSOR DRIPLINE BLANK LATERAL DL 2000 POLY CONNECTION FITTINGS TO DRIPLINE LATERALS, DRIPLINE BLANK LATERAL AIR/VACUUM RELIEF VALVE-- PVC ALVE PVC HEADER SIZE PER PLAN MIN. SIZE 3/4" PVC HEADER MIN. 3/4" SIZE FLUSH VALVE -------4 —IRRIGATION RCV CONNECTION TO PVC LATERA/ SEE LEGEND FOR TYPE DL 2000 IN-LINE TUBING IN ROWS 14 - 16 INCHES ON CENTER ON LEVEL GROUND. INSTALL DRIP FLUSH VALVE PER DETAIL AT THE END OF EACH TUBING SECTION PER PLAN INSTALL AIR RELIEF VALVES PER DETAIL, AT HIGH POINTS OF EACH TUBING SECTION PER PLAN. RUN AIR/VACUUM RELIEF BLANK TUBING LATERAL ALONG HIGH POINT OF MOUND OR BERM. ATTACH ALL IN-LINE DRIP TUBING TO BLANK LATERAL. MORE THAN TWO RELIEF VALVES MAY NEED TO BE INSTALLED PER SECTION OR SUB SURFACE DRIP CONNECTION LOW VOLTAGE WIRES, 3 MAXIMUM WIRES PASS THROUGH GROOVES IN TUBE LID TO ALLOW LID TO CLOSE CLOSE TUBE LID AFTER WIRE IS INSERTED INTO TUBE POLY TUBE PRE -FILLED WITH WATERPROOF GEL LOCK TABS PREVENT WIRE REMOVAL ONCE CONNECTOR IS INSERTED SCOTCHLOK ELECTRICAL SPRING CONNECTOR. WIRES SHALL BE PRE -STRIPPED OF 1/2" OF THE INSULATION PRIOR TO INSERTION INTO THE CONNECTION. TWIST CONNECTOR ONTO WIRES TO SEAT FIRMLY. SCOTCHLOK CONNECTOR AND WIRES INSERTED INTO TUBE UNTIL THE CONNECTOR PASSES LOCK TABS NOTE: WIRE CONNECTOR SHALL BE A 3M DBY-6 DIRECT BURY SPLICE KIT. KIT SHALL INCLUDE A SCOTCHLOK Y SPRING CONNECTOR, A POLYPROPYLENE TUBE AND A WATERPROOF SEALING GEL. TUBE SHALL BE SUPPLIED PREFILLED WITH GEL. DIRECT BURY SPLICE KIT SHALL BE USED TO ELECTRICALLY CONNECT 2 - 3 #14 OR 2 #12 PRE -STRIPPED COPPER WIRES. LARGER WIRES OR GREATER QUANTITIES OF WIRES SHALL REQUIRE A LARGER APPROVED WIRE CONNECTION. Q CONTROLLER, SEE LEGEND FOR SPECIFICATION. 120 VOLT POWER SUPPLY IN J -BOX, BY OTHERS RIGID ELECTRICAL CONDUIT (1") LOW VOLTAGE WIRE IN RIGID PVC CONDUIT (3") PVC ELECTRICAL SWEEP TO EXTERIOR BUILDING WALL THROUGH J -BOX BUILDING FLOOR BY OTHERS SECTION VIEW - N.T.S. NOTE: INSTALL ENCLOSURE AS INDICATED BY OWNERS REPRESENTATIVE & MANUFACTURER'S RECOMMENDATION. ROUTE WIRES AND SLEEVE THROUGH WALL AS PER LANDSCAPE ARCHITECT'S RECOMMENDATION. O WALL MOUNT CONTROLLER PC EMMITTER SEE LEGEND FOR S POTTERY PLANTER SEE PLANTING PLAT` SCH 80 RISER, LENC CONCRETE SLAB LATERAL LINE IN SLEEVE NOTE: CONTACTOR SHALL HAVE POT MANUFACTURER PROVIDE ADDITIONAL HOLE IN BASE OF POT TO ALLOW FOR IRRIGATION STUB -UP. INSTALL SPRINKLER RISERS PLUMB. ADJUST SPRAYS OR NOZZLE STREAM TO COVER LANDSCAPE AREA WITHOUT OVERSPRAY ONTO PAVING, FENCES, WALLS OR BUILDINGS. 2EE G PLANS IIIItl I� [H:l'B>I1:I�:b9 O TYPICAL POT DRIP EMMITER LAYOUT DIMENSION A B C D 1/2" TO 2-1/2" IN SIZE 1/2" TO 4" IN SIZE 36" 24" 24" 4" 24" PAVING SAND BACKFILL COMPACTED TO THE DENSITY OF EXISTING SOIL LATERAL LINES IN SCH 40 SLEEVE CONTROL WIRES IN SCH 40 SLEEVE UNDISTURBED SOIL PRESSURE MAINLINE IN SCH 40 SLEEVE PVC SLEEVES TO BE TWICE THE DIAMETER OF THE PIPE OR WIRE BUNDLE CARRIED. DETAIL ALSO FOR PIPE INSTALLED IN ROCK SOIL. UVR PVC SCH.80 THREADED 900 ATMOSPHERIC VACUUM BREAKER TWO PVC ELLS AS REQUIRED (TYP). + +I PVC LATERAL LINE TO ATMOSPHERIC VACUUM BREAKER BURIED AS SHOWN ON PLANS MIN. 6" ABOVE SLOPE HIGHEST OUTLET FINISH GRADE ANGLE VALVE, SEE LEGEND FOR SPECS/ _ 1\ I - DRI -SPLICE — CONNECTIONS MIN. 6" ABOVE FINISH GRADE PVC SCH. 80 NIPPLE, LENGTH AS REQ. (TYP). NOTE: ALL THREADED CONNECTIONS TO HAVE TEFLON TAPE OR PASTE. (/ PVC LATERAL LINE r�f�l TO HEADS PVC LATERAL LINE TO AVB SWING CHECK VALVE PVC SCH. 40 SxT FITTINGS (TYP.) O ANGLE VALVE /AVB PLACEMENT FINISHED GRADE DRIP TUBING TYPICAL BOTH SIDES TORO DL 2000 TEE (DL -T-9017) TORO DL 2000 BLANK TUBING (A710) TORO DL 2000 COMPRESSION ADAPTER (CA710) SCH. 40 PVC TEE SxSxS IWLTIQA\1AC7A1■a1jI� 4" 1 OP SUB SURFACE DRIP INSTALLATION DIMENSION A B C 1/2" TO 2-1/2" IN SIZE 18" 12" 4" 3" TO 6" IN SIZE 24" 4" FINISH GRADE CLEAN COMPACTED BACKFILL LATERAL LINES, SEE SPECS. CONTROL WIRES, SEE SPECS. UNDISTURBED SOIL PRESSURE MAINLINE, SEE SPECIFICATIONS w U Z w fu0 L ~� o O w U O j �_ U w a I—I Q co W � H z00 > o W Q n 0U � z a r m Y 2 U w 0 w 0 z z 0 m > \ASCAp�q,, L KOF / v� sw 4730 9 Jun. 30, 2019 9 Ex". nm' OF CA��F�� DRAWING TITLE: IRRIGATION DETAILS DATE: 10/18/2017 OV DEEP WELL BUBBLEROU WIRE CONNECTIONO O SCALE: 1/8"=1'-0" T SLEEVE INSTALLATION S PIPE INSTALLATION DRAWN BY: HK JOB NUMBER: SHEET: l ® 2 IRRIGATION SPECIFICATIONS PART 1 - GENERAL CONDITIONS 1.1 Description: A. Work Included: Provide all labor, materials, transportation, and services necessary to furnish and install irrigation systems as shown on the drawings and described herein. 1.2 Quality Assurance: A. Manufacturer's Directions: Manufacturer's directions and detailed drawings shall be followed in all cases where the manufacturers of articles used in this contract furnish directions covering points not shown in the drawings and specifications. B. Ordinances and Regulations: All local, municipal and state laws, and rules and regulations governing or relating to any portion of this work are hereby incorporated into and made a part of these specifications and their provisions shall be carried out by the Contractor. Anything contained in these specifications shall not be construed to conflict with any of the above rules and regulations or requirements of the same. However, when these specifications and drawings call for or describe materials, workmanship, or construction of a better quality, higher standard, or larger size than is required by the above rules and regulations, the provisions of these specifications and drawings shall take precedence. C. Explanation of Drawings: 1. Due to the scale of the drawings, it is not possible to indicate all offsets, fittings, sleeves, etc., which may be required. The Contractor shall carefully investigate the structural and finished conditions affecting all of his work and plan his work accordingly, furnishing such fittings, etc. as may be required to meet such conditions. Drawings are generally diagrammatic and indicative of the work to be installed. The work shall be installed in such a manner as to avoid conflicts between irrigation systems, planting, and architectural features. 2. The word Landscape Architect as used herein shall refer to the Owner's authorized representative. 3. All work called for on the drawings by notes or details shall be furnished and installed whether or not specifically mentioned in the specifications. 4. The Contractor shall not willfully install the irrigation system as shown on the drawings when it is obvious in the field that obstructions, grade differences, or discrepancies in area dimensions exist that might not have been considered in the irrigation design. Such obstructions or differences should be brought to the attention of the Owner's authorized representative. In the event this notification is not performed, the irrigation contractor shall assume full responsibility for any revisions necessary. 1.3 Submittals: A. Material List: 1. The Contractor shall furnish the articles, equipment, materials or processes specified by name in the drawings and specifications. No substitution will be allowed without prior written approval by the Landscape Architect. 2. Complete material list shall be submitted prior to performing any work. Material list shall include the manufacturer, model number, and description of all materials and equipment to be used. Copies of catalog information shall not be substituted for the materials list, and will be rejected as unacceptable. 3. Equipment or materials installed or furnished without prior approval of the Landscape Architect may be rejected and the Contractor required to remove such materials from the site at his own expense. 4. Approval of any item, alternate, or substitute indicated only that the product apparently the requirements of the drawings and specifications on the basis of the information or samples submitted. 5. Manufacturer's warranties shall not relieve the Contractor of his liability under the guarantee. Such warranties shall only supplement the guarantee. 9 Y PP B. Record Drawings: 1. The Contractor shall provide and keep up to date a complete "record" set of blue line ozalid prints which shall be corrected daily and show every change from the original drawings and specifications and the exact locations, sizes, and kinds of equipment. These drawings shall also serve as work progress sheets and shall be the basis for measurement and payment for work completed. This set of drawings shall be kept on the site and shall be used only as a record set. 2. The Contractor shall make neat and legible annotations thereon daily as the work proceeds, showing the work as actually installed. These drawings shall be available at all times for inspection and shall be kept in a location designated by the Landscape Architect. 3. Before the date of the final inspection, the Contractor shall transfer all information from the record prints to a sepia mylar or mylar procured from the Landscape Architect. All work shall be neat, drawn in waterproof ink by a technical ink pen designed specifically for use on mylar material. Work completed in felt tip pen or ball point pen will be rejected because of the non -permanent nature of both devices. All work shall be subject to approval by the Landscape Architect. 4. The Contractor shall dimension from two permanent points of reference the location of the following items: a. Connection to existing water lines b. Connections to existing electrical power c. Gate valves d. Routing of pressure main line pipe e. Sprinkler control valves f. Routing of control and common wire g. Quick coupling valves h. Other related equipment as directed by the Landscape Architect. 5. On or before the date of the final inspection, the Contractor shall deliver the corrected and completed mylars to the Landscape Architect. Delivery of the m tars will not relieve the Contractor of the responsibility of furnishing required Y P Y 9 q information that may be omitted from the prints he compiled at the site. C. Controller Charts: 1. Record drawings shall be approved by the Landscape Architect before controller charts are prepared. 2. Provide one controller chart for each controller supplied. 3. The chart shall show the area controlled by each automatic controller and shall be sized as designated by each automatic controller or as designated by the Owner's authorized representative. 4. The chart is to be a reduced drawing of the actual record drawings. However, in the event the controller sequence is not legible when the drawing is reduced, it shall be readable when the controller chart is completed. 5. The chart shall be a bloacline or blueline ozalid print and a different color shall be used to indicate the area of coverage for each control valve station. 6. When completed and approved, the chart shall be sealed by a plastic laminating process. the plasstic laminating shaeets shall be a minimum of 10 mil. thickness each. D. Operation and Maintenance 1. Prepare and deliver to the Landscape Architect within ten calendar days prior to completion of construction, two hard cover binders with three rings each containing the following information: a. Index sheets stating Contractor's address and telephone number, list of equipment with names and addresses of local manufacturer's representatives. b. Catalog and parts sheets on every material and equipment installed under this contract. c. Guarantee statement (Section 1.05). d. Complete operating and maintenance instructions on all major pieces of equipment. 2. In addition to the above mentioned maintenance manual, provide the Owner's maintenance personnel with instructions for major equipment and show evidence in writing to the Landscape Architect at the conclusion of the project that this service has been rendered. E. Equipment to be Furnished: 1. Supply as part of this contract the following tools: a. Two sets of special tools required for removing, disassembling, and adjusting each type of sprinkler and valve installed under this contract. b. Two five-foot valve keys for operation of gate valves (as required). c. Two keys for each automatic controller or enclosure. d. Six quick coupler keys and matching hose swivels for each type of quick coupling valve installed. 2. The above mentioned equipment shall be turned over to the Owner at the conclusion of the project. Before final inspection can occur, evidence that the Owner has received material must be shown to the Landscape Architect. 1.4 Product Protection, Storage, and Handling: A. Handling of PVC Pipe and Fittings: The Contractor is cautioned to exercise care in handling, loading, unloading, and storing of PVC pipe and fittings. All PVC pipe shall be transported in a vehicle which allows the length of pipe to lie flat so as not to subject it to undue bending or concentrated external load at any point. Any section of pipe that has been dented or damaged will be discarded, and if installed, shall be replaced with new piping. 1.5 Analysis of samples and tests: None. 1.6 Guarantee: A. The guarantee for the sprinkler irrigation system shall be made in accordance with the attached form. The general conditions and supplementary conditions of these specifications shall be filed with the Owner or his representative prior to acceptance of the Y irrigation system. 9 B. A copy of the guarantee form shall be included in the operations and maintenance manual (Section 1.03, D). C. The guarantee form shall be re -typed onto the Contractor's letterhead and contain the following information: GUARANTEE FOR SPRINKLER IRRIGATION SYSTEM We hereby guarantee that the sprinkler system we have furnished and installed is free from defects in materials and workmanship,and the work has been completed in accordance with P the drawings and specifications. We agree to repair or replace any defects in material or workmanship which may develop during the period of one year from the date of acceptance and also to repair or replace any damage resulting from the repairing or replacing of such defects at no additional cost to the Owner. We shall make repairs or replacements within a reasonable time after receipt of written notice from the Owner. In the event of our failure to make such repairs or replacements within a reasonable time after receipt of written notice P P P from the Owner, we authorize the Owner to proceed to have said repairs or replacements made at our expense and we will a the costs and charges therefore upon demand. P pay 9 P (The above statement is to be followed by the project name, location, signature, address, and telephone number of Irrigation Contractor, in addition to the date of acceptance). PART 2 - MATERIALS 2.1 General: Use only new materials of brands and types noted on the drawings, specified herein, or approved equals. A. PVC pressure Main Line Pipe and Fittings: 1. Pressure main line piping for sizes 2 -inches and larger shall be PVC Class 315. 2. Pipe shall be made from an NSF approved Type 1, Grade 1, PVC compound conforming to ASTM resin specification D1784. All pipe must meet requirements as set forth in Federal Specification PS -22-70 (Solvent Weld Pipe) with an appropriate standard dimension (S.D.R.) 3. Pressure main line piping for sizes 1 and 1/2 inch and smaller shall be PVC Schedule 40 with solvent welded joints. 4. Pipe shall be made from NSF approved Type 1, Grade 1, PVC compound conforming to ASTM resin specification D1785. All pipe must meet requirements as set forth in Federal Specification PS -21-70 (Solvent -Weld Pipe). 5. PVC solvent -weld fittings shall be Schedule 40, 1-2, 11-1 NSF approved conforming to ASTM test procedure D2466. 6. Solvent cement and primer for PVC solvent -weld pipe and fittings shall be of the type and installation methods prescribed by the manufacturer. 7. All PVC pipe must bear the following markings: a. Manufacturer's name b. Nominal pipe size c. Schedule or class d. Pressure rating in PSI e. NSF (National Sanitation Foundation) approval f. Date of extrusion 8. All fittings shall bear the manufacturer's name or trademark, material designation, size, applicable I.P.S. schedule and NSF seal of approval. B. PVC Non -Pressure Lateral Line Piping: 1. Non -pressure buried lateral line piping shall be PVC class 200 with solvent -weld joints. 2. Pipe shall be made from NSF approved, Type 1, Grade II, PVC compound conforming to ASTM resin specification D1784. All pipe must meet requirements set forth in Federal Specifications PS -22-70 with an appropriate standard dimension ratio. 3. Except as noted in paragraphs 1 of 2 of Section 2.01 C, all requirements for non -pressure lateral line pipe and fittings shall be the same as for solvent -weld pressure main line pipe and fittings as set forth in Section 2.01B of these specifications. C. Brass Pipe and Fittings: 1. Where indicated on the drawings, use red brass screwed pipe conforming to Federal Specification WW -P-351. 2. Fittings shall be red brass conforming to Federal Specification WW-PA60. D. Galvanized Pipe Fittings: 1. Where indicated on the drawings, use galvanized steel pipe ASA Schedule 40 mild steel screwed pipe. 2. Fittings shall be medium galvanized screwed beaded malleable iron. Galvanized couplings may be merchant coupling. 3. All galvanized pipe and fittings installed below grade shall be painted with two coats of Koppers 50 Bitumastic. E. Gate Valve: 1. Gate valves 3 -inches and smaller shall be 125 -Ib. SWP bronze gate valve with screw-in bonnet, non -rising stem and solid wedge disc, have threaded ends, and be equipped with bronze wheel handle. 2. Gate valves 3 -inches and smaller shall be similar to those manufactured by Nibco or approved equal. 3. All gate valves shall be installed per installation detail. F. Quick Coupling Valves: Quick coupling valves shall have a brass two-piece body designed for working pressure of 150 PSI operable with quick coupler key. Key size and type shall be as shown on plans. G. Backflow Preventer Unit: 1. Backflow prevention units shall be of size and type indicated on the irrigation drawings. Install the backflow prevention units in accordance with the irrigation construction details. 2. Wye strainers at backflow prevention units shall have a bronzed screwed body with 100 mesh monel screen and shall be similar to Bailey 100A or approved equal. H. Check Valves: 1. Swing check valves 2 -inches and smaller shall be 200 lbs. WOG bronze bronze construction and replaceable composition, neoprene or rubber disc, and shall meet or exceed Federal Specification WW -V-51 D, Class A, Type IV. 2. Anti -drain valves shall be of heavy-duty virgin PVC construction with F.I.P. thread inlet and outlet. Internal parts shall be stainless steel with Buna-N seals. Valve shall be field adjustable against drawout from 3 to 40 feet of head. Anti -drain valve shall be similar to the King Bros. "CV" series or approved equal. I. Control Wiring: 1. Connections between the automatic controllers and the electric control valves shall be made with direct burial copper wire AWG-U.F. 600 volt. Pilot wires sharing the same automatic controller shall be the same color. Common wire shall be white in color with a stripe to match the pilot wires with which it is circuited on the same controller. Provide different colors for each controller installed on the same project. Install wire in accordance with valve manufacturer's specifications and wire chart. In no case shall wire size be less than #14. 2. Wiring shall occupy the same trench and shall be installed along the same route as pressure supply or lateral lines wherever possible. 3. Where more than one wire is placed in a trench, the wiring shall be taped together at intervals of ten feet. 4. An expansion curl shall be provided at each wire connection. Expansion curl shall be of sufficient length at each splice connection at each electric control valve so that in case of repair, the valve bonnet may be brought to the surface without disconnection of the control wires. Control wires shall be laid loosely in trench without stress or stretching of control wire conductors. 5. All splices shall be made with Rainbird ST-03UL Snap-Tite wire connector with PT/S5 sealer or approved equal. Use one wire connector per wire splice. 6. Field splices between the automatic controller and electric control valves will not be permitted without prior approval of the Landscape Architect. J. Automatic Controller: 1. Automatic controller shall be of size and type shown on the drawings. 2. Final location of automatic controller shall be approved by the Owner's authorized representative prior to installation. 3. Unless otherwise noted on the plans, the 120 -volt electrical power to the automatic controller location shall be furnished by others. The final hook-up of the automatic controller to the 120 -volt power source shall be the responsibility of the irrigation contractor. K. Electric Control Valves: 1. Electric control valves shall be of the size and type shown on the drawings. 2. Unless otherwise noted on plan or construction details, all electric control valves shall have a manual flow adjustment. 3. Provide and install one control valve box for each electric control valve. L. Control Valve Boxes: 1. Use 10" x 10 1/4" round box for all gate valves, Carson Industries 910-12B with green bolt down cover or approved equal. Extension sleeve shall be PVC -6 -inch minimum size. 2. Use 9-1/2" x 16" x 11" rectangular box for all electric control valves, Carson Industries 1419-12B with green bolt down cover or approved equal. M. Sprinkler Heads: 1. All sprinkler heads shall be of the size, type, and deliver the same rate of precipitation with the diameter (or radius) of spray, pressure, and discharge in G.P.M. as shown on the drawings and/or specified in these special provisions. 2. All spray type sprinklers shall have a screw adjustment. 3. Riser/swing joint assemblies shall be fabricated in accordance with the irrigation construction details shown on the drawings. 4. Riser nipples for all sprinkler heads shall be the same size as the riser opening in the sprinkler body. PART 3 - EXECUTION 3.1 Inspection: A. Site Conditions: 1. All scaled dimensions are approximate. The Contractor shall check and verify all site dimensions and receive Landscape Architect's approval prior to proceeding with work under this section. 2. Exercise extreme care in excavating and working near existing utilities. Contractor shall be responsible for damages to utilities which are caused by his operations or neglect. Check existing utilities drawings or call utilities companies for existing utility locations. 3. Coordinate installation of sprinkler irrigation materials, including pipe so there shall be no interference with utilities or other construction or difficulty in planting trees, shrubs, and groundcovers. 4. The Contractor shall carefully check all grades to satisfy himself that he may safely proceed before starting work on the sprinkler irrigation system. 3.2 Preparation: A. Physical Layout: 1. Prior to installation, the Contractor shall stake out all pressure supply lines, routing, and location of sprinkler heads. 2. All layout shall be approved by Landscape Architect prior to installation. B. Water Supply: 1. Sprinkler irrigation system shall be connected to water supply points of connection as shown on drawings. 2. Connections shall be made at approximate locations as shown on the drawings. Contractor is responsible for minor changes caused by actual site conditions. C. Electrical Supply: 1. Electrical connections for automatic controller shall be made to electrical points of connection as shown on the drawings. 2. Connections shall be made at approximate locations as shown on the drawings. Contractor is responsible for minor changes caused by actual site conditions. 3.3 Installation: A. Trenching: 1. Dig trenches straight and support pipe continuously on bottom of trench. Lay pipe to even grade. Trenching excavation shall follow layout indicated on the drawings and as noted. 2. Provide for a minimum cover of 18 -inches for all pressure supply lines. 3. Provide for a minimum cover of 12 -inches for all non -pressure lines. 4. Provide for a minimum cover of 18 -inches for all control wiring. B. Backfilling: 1. The trenches shall not be backfilled until all required tests are performed. Trenches shall be carefully backfilled with the excavated materials approved for backfilling, consisting of earth, loam, sandy clay, sand or other approved materials, free from large clods of earth or stones. Backfill shall be mechanical) acted in 9 Y compacted landscaped areas to a dry density equal to adjacent undisturbed soil in planting areas. Backfill will conform to adjacent grades without dips, sunken areas, humps, or other surface irregularities. 2. A fine granular material backfill will be initially placed on all lines. No foreign matter larger than 1/2 -inch in size will be permitted in the initial backfill. 3. Flooding of trenches will be permitted only with approval of the Landscape Architect. 4. If settlement occurs and subsequent adjustments in pipe, valves, sprinkler heads, lawn, or planting, or other construction as necessary, the Contractor shall make all required adjustments without cost to the Owner. C. Trenching and Backfill Under Paving: 1. Trenches located under areas where paving, asphaltic concrete or concrete will be installed shall be backfilled with sand (a layer six -inches below the pipe and 3 -inches above the pipe), and compacted in layers to 95% compaction, using manual or mechanical tamping devices. Trenches for piping shall be compacted to equal the compaction of the existing adjacent undisturbed soil and shall be left in a firm unyielding condition. The sprinkler irrigation Contractor shall set in place, cap, and pressure test all piping under paving prior to the paving work. 2. Generally, piping under existing walks is done by jacking, boring, or hydraulic driving, but where any cutting or breaking of sidewalks and/or concrete is necessary it shall be done and replaced by the Contractor as part of the contract cost. Permission to cut or break sidewalks and/or concrete shall be obtained from the Landscape Architect. No hydraulic driving will be permitted under new concrete paving. D. Assemblies: 1. Routing of sprinkler irrigation lines as indicated on the drawings is diagrammatic. Install lines (and various assemblies) in such a manner as to conform with the details per plans. 2. Install no multiple assemblies on plastic lines. Provide each assembly with its own outlet. 3. Install all assemblies specified herein in accordance with respective detail. In absence of detail drawings or specifications pertaining to specific items required to complete work, perform such work in accordance with the best standard practice with prior approval of the Landscape Architect. 4. PVC pipe and fittings shall be thoroughly cleaned of dirt, dust, and moisture before installation. Installation and solvent -weld methods shall be as recommended by the pipe and fitting manufacturer. 5. On PVC to metal connections, the Contractor shall work the metal connections first. Teflon tape, or approved equal, shall be used on all threaded PVC to PVC, and on all threaded PVC to metal joints. Light wrench pressure is all that is required. Where threaded PVC connections are required, use threaded PVC adapters into which the pipe may be welded. E. Line Clearance: All lines shall have a minimum clearance of 6 inches from each other and from lines of other trades. Parallel lines shall not be installed directly over one another. F. Automatic Controller: Install per manufacturer's instructions. Remote control valves shall be connected to controller in numerical sequence as shown on the drawings. G. High Voltage Wiring for Automatic Controller: 1. 120 -volt power connection to the automatic controller shall be provided by the Irrigation Contractor. 2. All electrical work shall conform to local codes, ordinances, and union authorities having jurisdiction. H. Remote Control Valves: Install where shown on the drawings and per detail. When grouped together, allow at least 12 inches between valve boxes. Install each remote control valve in a separate valve box. I. Flushing of System: 1. After all new sprinkler pipe lines and risers are in place and connected, all necessary diversion work has been completed, and prior to installation of sprinkler heads, the control valves shall be opened and a full head of water used to flush out the system. 2. Sprinkler heads shall be installed only after flushing of the system has been accomplished to the complete satisfaction of the Landscape Architect. J. Sprinkler Heads: 1. Install the sprinkler heads as designated on the drawings. Sprinkler heads to be installed in this work shall be equivalent in all respects to those itemized in the irrigation equipment legend. 2. Spacing of sprinkler heads shall not exceed the maximum as indicated on the drawings. In no case shall the spacing exceed the maximum recommended by the manufacturer. 3.4 Temporary Repairs: The Owner reserves the right to make temporary repairs to keep the sprinkler system equipment in operating condition. The exercise of this right by the Owner shall not relieve the Contractor of his responsibilities under the terms of the guarantee as herein specified. 3.5 Existing Trees: Where it is necessary to excavate adjacent to existing trees, the Contractor shall use all possible care to avoid injury to trees and tree roots. Excavation in areas where 2 -inch and larger roots occur shall be done by hand. All roots 2 -inches and larger in diameter, except directly in the path of pipe or conduit, shall be tunneled under and shall be heavily wrapped with burlap to prevent scarring or excessive drying. Where a ditching machine is run close to trees having roots smaller than 2 inches in diameter, the wall of the trench adjacent to the tree shall be hand trimmed, making clean cuts through. Roots 1/2 inch and larger in diameter shall be painted with two coats of tree seal, or equal. Trenches adjacent to trees should be closed within 24 -hours, and where this is not possible, the side of the trench adjacent to the tree shall be kept shaded with burlap or canvas. 3.6 Field Quality Control: A. Adjustment of the System: 1. The Contractor shall flush and adjust all sprinkler heads for optimum performance and to prevent overspray onto walks, roadways, and buildings as much as possible. 2. If it is determined that adjustments in the irrigation equipment will provide proper and more adequate coverage, the Contractor may also include changes in nozzle sizes and degrees of arc as required. 3. Lowering raised sprinkler heads by the Contract shall be accomplished within ten days after notification by Owner or Landscape Architect. 4. All sprinkler heads shall be set perpendicular to finished grade unless otherwise designated on the plan or as required for proper coverage (slopes, etc.). B. Testing of Irrigation System: 1. The Contractor shall request the presence of the Landscape Architect in writing at least 48 hours in advance of any testing. 2. Test all pressure lines under hydrostatic pressure of 150 PSI and prove watertight. Note: Testing of pressure main line piping shall occur prior to installation of electric control valves or quick coupling valves. 3. Alli in under paved areas shall be tested under hydrostatic PP 9 P Y pressure of 150 psi and proved watertight, prior to paving. 4. Sustain pressure in tested lines for not less than two hours. If leaks develop, replace joints and repeat test until entire system is proven watertight. 5. All hydrostatic tests shall be made only in the presence of the Landscape Architect. No pipe shall be backfilled until it has been observed, tested, and approved in writing. 6. Contractor shall furnish force pump & all other test equipment necessary. When the sprinkler irrigation system is completed, perform a coverage test in theresence of the Landscape Architect to determine if the P P water coverage for planting areas is complete and adequate. Furnish all materials and perform all work required to correct any inadequacies of coverage due to the deviation from plans, or where the system has 9 P , Y been willfully installed as indicated on the drawing when it is obviously inadequate, without bringing this to the attention of the Landscape q 9 9 P Architect. This test shall be accomplished before any groundcover is planted. 8. Upon completion of each phase of work, the entire system shall be tested and adjusted to meet site requirements. 3.7 Maintenance: A. The entire sprinkler irrigation system shall be under full automatic operation for a period of seven days prior to any planting and for 90 days after inspection to begin maintenance period. B. The Landscape Architect reserves the right to waive or shorten the operation period. 3.8 Clean-up: Clean-up shall be made as each portion of work progresses. Refuse and excess dirt shall be removed from the site. All walks and paving shall be broomed or washed down, and any damage sustained on the work of others shall be repaired to original conditions. 3.9 Final Observation Prior to Acceptance: A. The Contractor shall operate each system in its entirety for the Landscape Architect at the time of final inspection. Any items deemed not acceptable by the qualified observer shall be reworked to the complete satisfaction of the Landscape Architect. B. The Contractor shall show evidence to the Landscape Architect that the Owner has received all accessories, charts, record drawings and equipment as required before final observation can occur. 3.10 Observation Schedule: A. Contractor shall be responsible for notifying the Landscape Architect in advance for the following observations according to the time indicated: 1. Pre -job conference - 7 days. 2. Pressure supply line installation and testing - 48 hours. 3. Automatic controller installation - 48 hours. 4. Control wire installation - 48 hours. 5. Lateral line and sprinkler installation - 48 hours. 6. Coverage test - 48 hours. 7. Observation to begin maintenance period - 7 days. 8. Final Observation - 7 days. B. When observations have been conducted by other than the Landscape Architect, show evidence of when & by whom these observations were made. C. No observation will commence without record drawings. In the event the Contractor calls for an observation without record drawings, without completing previously noted corrections, or without preparing the system for observation, he shall be responsible for reimbursing the Landscape Architect at the rate per hour (portal to portal) plus transportation costs, for the inconvenience. No further observations will be scheduled until this charge has been paid. END W U z W 0 L O = W (1) c6 U J IZU H (� W .JN w �I 4-J 4 Q > O �1i1 Z W � I-- U > W ^, i 0 W W (D z IL VODSCAp�q w� ER I K0 I� Z 4730 � Jun. 30, 2019 9 Ex". Date DRAWING TITLE: IRRIGATION 'ECIFICATION DATE: 10/18/2017 SCALE: 1/8"=1'-0" DRAWN BY: HK m SHEET: I Sm 1 Y x U w a 0 0 0 z Z 0 m w z VODSCAp�q w� ER I K0 I� Z 4730 � Jun. 30, 2019 9 Ex". Date DRAWING TITLE: IRRIGATION 'ECIFICATION DATE: 10/18/2017 SCALE: 1/8"=1'-0" DRAWN BY: HK JOB NUMBER: SHEET: I Sm 1 SD v co LO v 0 a vi v 14vv` a vvvvL_L_ DRIVEWAY TREE LEGEND SYMBOL BOTANICAL NAME/COMMON NAME IDC \A/nnPl Mll=:t`V Al I Mll=t`VQ Tn DC Q %A1nnn DAAICI Q CDnnn nl n CONCRETE SLAB FOR TRASH CONTAINERS NOTE: ALL PLANTING AREAS TO RECEIVE A 3" LAYER OF COMPOSTED MULCH. SIZE QTY VINE LEGEND WATER USAGE IPE WOOD BENCH SPA CONCRETE FIREPIT IPE WOOD DECK OUTDOOR COUNTER OUTDOOR SHOWER WOOD DECK WITH SPA STAINLESS OIL RUBBED BRONZE VINE SUPPORT TRELLIS OVER GARAGE LEGEND 1. SPA PER POOL CONTRACTOR. 2. 6" TILE TO BE SELECTED. 3. WATERLINE, 3" FROM TOP OF COPING. 4. ADJACENT IPE DECKING. 5. 90% COMPACTED SUB -GRADE. rj 2 O Section Scale: 3/4" = 1'-0" SPA SECTION NOTES =AVY kUGE WIRE A. Pool contractor to provide shop drawings to Landscape Architect for all reinforcing, connections, and footing requirements. B. Refer to Construction Plan for all colors, types, finishes, and manufacturer requirements. 1' V-6"1 je�1'-6" 1 ( 3 d° a a M d N ° ° d e e ° d e ° d -- ° a e e° ee ° e ,77777777 SYMBOL BOTANICAL NAME/COMMON NAME SIZE QTY. WATER USAGE HOWEA FORSTERIANA 36" BOX 4 MODERATE KENTIA PALM FICUS PUMILA CREEPING FIG PINUS THUNBERGII 36" BOX 2 MODERATE ® JAPANESE PINE LONICERA JAPONICA JAPANESE HONEYSUCKLE RHAPHIS EXCELSA 15 GALLON 8 MODERATE m LADY PALM PLATYCERIUM BIFURCATUM STAGHORN FERN— MOUNTED ON WALL SHRUB LEGEND SYMBOL BOTANICAL NAME/COMMON NAME SIZE QTY. WATER USAGE m SHEET: L P O FARFUGIUM JAPONICUM 5 GALLON 40 HIGH 5 GALLON 5 GALLON SCHLUMBERGERA X BUCKLEYI CHRISTMAS CACTUS— MOUNTED ON WALL STEPHANOTIS FLORIBUNDA 5 GALLON MADAGASCAR JASMINE FARFUGIUM GROU N DCOVER LEGEND LIRIOPE MUSCARI 1 GALLON 381 MODERATE o BIG BLUE LILY TURF SYMBOL OSMANTHUS FRAGRANS 15 GALLON 3 MODERATE /- - SWEET OLIVE OPHIOPOGON JAPONICUS 'NANA' DWARF MONDO GRASS li PLUMERIA SPP. OWNER PROVIDED 4 LOW PLUMERIA BOTANICAL NAME/COMMON NAME SPACING 29 2 MODERATE LOW LOW 2 LOW 1 MODERATE WATER USAGE FLATS © 6" 0. C. MODERATE NOTE: PLANTING AREA: 1 148 SQUARE FEET NOTES / DISCLAIMER: 1 . CONTRACTOR TO VERIFY ALL DIMENSIONS. 2. ANY DISCREPANCIES, WHETHER DIMENSIONAL OR OTHERWISE ARE TO BE BROUGHT TO THE ATTENTION OF THE DESIGNER. 3. IF SITE CONDITIONS DIFFER FROM THOSE INDICATED ON THE PLANS, THE DESIGNER IS TO BE NOTIFIED IMMEDIATELY. 4. QUALITY OF INSTALLATION AND WORKMANSHIP BY INSTALLER / CONTRACTOR IS COMPLETELY THE RESPONSIBILITY OF THE INSTALLER / CONTRACTOR. S. MARGARET CAROLE MCELWEE GARDEN DESIGN IS NOT RESPONSIBLE FOR THE WORKMANSHIP OR PERFORMANCE OF THE INSTALLER / CONTRACTOR. 0 4 8 16 24 7L=7�" SCALE: 1/8"= 1'-0" W U z W roQ L ~ � O Cn O W (n v 0C0 J C)IZ- _ U W j a W < � z m > o W Q '� 3 r'f °U ON z Il r SCALE: 1/8"=1'-0" DRAWN BY: HK m SHEET: L P 1 Y V a 0 0 z 2 0 ti��scAp� 477330/' 9 J * /°- 7 A J.,. 330, ,2019 OF C ANv � DRAWING TITLE: LANDSCAPE PLAN DATE: 10/18/2017 SCALE: 1/8"=1'-0" DRAWN BY: HK )OB NUMBER: SHEET: L P 1 ss E F G VINE PLANTING LEGEND 1. WALL, FENCE OR TRELLIS, PER PLAN 2. WATERING BASIN - MIN 4" DEPTH. REMOVE BASIN AFTER MAINTENANCE PERIOD. 3. FINISHED GRADE 4. AMENDED BACKFILL MIX - SEE SPECIFICATIONS. TAMP OR WATER SETTLE SO THAT PLANT DOES NOT SINK AFTER PLANTING. 5. FERTILIZING TABLETS PER SPECIFICATIONS 6. ROOTBALL OF PLANT - MUST NOT BE ROOTBOUND. LOOSEN ANY TIGHT -PACKED ROOTS. 7. EXISTING SOIL 8. "CROWN" OF PLANT- MUST NOT BE BURIED BELOW LEVEL OF SURROUNDING SOIL. 9. PLACE VINE AS CLOSELY AS POSSIBLE TO WALL, FENCE, TRELLIS OR OTHER SUPPORT. SECURE LEADER TO SUPPORT WITH GREEN NURSERY TAPE. (USE EPDXY-TIE ON WALLS AND FENCES). SECURE ALL OTHER LENGTHY BRANCHES IN AN OUTWARD RADIAL PATTERN WITH ADDITIONAL GREEN NURSERY TAPE (AND EPDXY-TIES), AS NECESSARY, TO DIRECT GROWTH. AFTER VINE IS ADEQUATELY SECURED, REMOVE NURSERY STAKE. N Lu Lu ® X\ / \ / \ / \ / \ ® ® ® O O EQUAL NOTES A. ALL SHRUBS/ GROUND COVERS SHALL BE PLANTED AT EQUAL SPACING (TRIANGULAR) UNLESS OTHERWISE INDICATED ON PLANS. SEE LEGEND FOR SPACING REQUIREMENTS. SHRUB/GROUND COVER SPACING TREE BREATHER TUBE N.T.S. N.T.S. END TREE, 15 GAL. OR LARGER 4" PVC CAP 4" PERFORATED PIPE WRAPPED IN FILTER FABRIC N.T.S. C 0 LEGEND 1. ONE THROUGH FIFTEEN GALLON SIZE CONTAINER PLANT 2. WATERING BASIN - MIN 4" DEPTH. REMOVE BASIN AFTER MAINTENANCE PERIOD. 3. FINISHED GRADE 4. AMENDED BACKFILL MIX - SEE SPECIFICATIONS. TAMP OR WATER SETTLE SO THAT PLANT DOES NOT SINK AFTER PLANTING. 5. FERTILIZING TABLETS PER SPECIFICATIONS 6. ROOTBALL OF PLANT - MUST NOT BE ROOTBOUND. LOOSEN ANY TIGHT -PACKED ROOTS. 7. EXISTING SOIL 8. "CROWN" OF PLANT - MUST NOT BE BURIED BELOW LEVEL OF SURROUNDING SOIL. SHRUB PLANTING CD EX) DR sr PLAM TREE PLANTING N.T.S. LEGEND 1. FRONDS TO BE TIED AND PROTECTED DURING SHIPMENT. UNTIE FRONDS AFTER 30 DAYS. OR AS DIRECTED BY PALM TREE EXPERT OR LANDSCAPE ARCHITECT. 2. TRUNK HEIGHT: MEASURED FROM ORIGINAL GRADE LEVEL AT BASE OF TRUNK TO TERMINAL BUD AT BASE OF FRONDS. TRUNK TO BE CLEAN*, STRAIGHT AND FREE OF SCARS OR ROT. SET TRUNK PLUMB. 3. PLANT BASE OF TREE AT OR SLIGHTLY ABOVE FINISH GRADE. DO NOT BURY ANY PART OF TRUNK 4. FINISH GRADE 5. ROOTBALL: TO BE PROTECTED DURING SHIPMENT MINIMUM 3'-6'X 3'-6'X 4' DEEP. 6. WASHED COARSE CONCRETE SAND BACKFILL. DO NOT USE EARTH OR OTHER TYPES OF SAND. 7. 2" MULCH LAYER PER SPECIFICATIONS 8. 4" DIA. BLACK PVC SLIP CAP, TOP 3" MAX. 9. 4" DIA. X 8' PERFORATED PVC PIPE - CENTER IN HOLE, WRAPPED WITH FILTER FABRIC 10. 12" DIA. X 8" DEEP AUGURED HOLE FILLED WITH 3/4" CRUSHED GRAVEL 11. END CAP *PHOENIX PALM TRUNKS TO BE DIAMOND -CUT. WASHINGTONIA PALM TRUNKS TO BE SKINNED. NOTE: SEE PALM TREE PLANTING AND MAINTENANCE SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS N.T.S. 1 PREVAILING WIND Q� PLAN VIEW LEGEND 1. 24" CORDED TIE. SEE SPECIFICATIONS. ATTACH WITH ROOFING NAILS (4 TYP.) 2. 2" DIA. X 10' LODGE POLE PINE STAKE (2 TYP.) KEEP CLEAR OF ROOTBALL AND CROWN OF TREE. SEE SPECIFICATIONS. 3. WATER BASIN, 3" MIN. DEPTH AFTER �O1 WATERING BY HOSE. REMOVE BASIN IN LAWN AREAS AND AS DIRECTED BY 2 LANDSCAPE ARCHITECT. 4. FINISHED GRADE. 9 5. AMENDED BACKFILL. SEE SPECIFICATIONS FOR MIX AND PIT SIZE. 3 6. PLANT TABLET PER SPECIFICATIONS. 7. EXISTING SOIL. 8. SCARIFY SIDES AND BOTTOM OF 111111=PLANTING PIT. 9. ARBOR-GARD TRUNK PROTECTOR FOR ROOTBALL 5 USE IN TURF AREAS 1 L 10. SET TOP OF ROOTBALL 3" ABOVE I- 6 SURROUNDING GRADE AND SLOPE FOR III: DRAINAGE. I=1 I=1 I 11. INSTALL #UB24-2 ROOT BARRIER, AS (=III -III- III -I 8 MANUFACTURED BY DEEP ROOT, I 1=III=I I (800) 458-7668, AT ALL TREES WITHIN SEE SPEC. 5' OF HARDSCAPE, OR AS SHOWN ON 7 PLANTING PLAN. 2X DIA. OF FOOTBALL NOTE: MAINTAIN TURF 3" CLEAR FROM TREE TRUNK. A) TREE PLANTING (24" BOX AND SMALLER) N.T.S. LEGEND 1. SPECIMEN TREE, 36" BOX OR LARGER 2. BLACK PVC HOSE WITH 1/8" BRAIDED GALVANIZED STEEL GUY CABLE, USE GALVANIZED CABLECLAMPS AND TURNBUCKLE. MINIMUM (3) GUYS PER TREE, PROVIDE ADDITIONAL GUYS IF REQUIRED DUE TO SITE CONDITIONS. 3. FINISH GRADE. CROWN OF TREE MUST NOT BE PLANTED BELOW THIS LEVEL. 4. WATERING BASIN - MINIMUM 4" DEPTH. MULCH TO 2" DEPTH AND DEEP WATER TREE IMMEDIATELY AFTER PLANTING. REMOVE BASIN AT END OF MAINTENANCE PERIOD. 5. TREE FOOTBALL - MUST NOT BE ROOT BOUND. LOOSEN ANY TIGHT PACKED ROOTS. 6. AMENDED BACKFILL MIX - SEE SPECIFICATIONS. TAMP AND WATER -SETTLE BACKFILL BEFORE PLANTING SO THAT TREE DOES NOT SINK AFTER PLANTING. 7. FERTILIZER TABLETS PER SPECIFICATIONS. 8. EXISTING SOIL 9. MODEL 68 DUCKBILL EARTH ANCHOR WITH 1/8" BRAIDED GALVANIZED STEEL CABLE. 10. 1/2" DIA. X 2'-0" LONG WHITE PVC WARNING DEVICE TO BE INSTALLED IN PUBLIC AREAS. 11. ARBOR-GARD TRUNK PROTECTOR FOR USE IN TURF AREAS. B) TREE PLANTING (3611 BOX AND LARGER) N.T.S. w u z w ® �� L ~� o O 4- w fu U O J 0 IZ- U fo w J 1-I Q co W L z� > o W Q '� n a r SCALE: N.T.S. DRAWN BY: HK m SHEET: P Dml- Y 2 V w p w 0 0 z z O m M w z \,ODSCgpI Ko� 4730 � n lo,1 /" >k Jun. 30, 2019 9 ", DRAWING TITLE: PLANTING DETAILS DATE: 10/18/2017 SCALE: N.T.S. DRAWN BY: HK ]OB NUMBER: SHEET: P Dml- 52 PLANTING GENERAL PLANTING NOTES 1. CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT FOR THE INSTALLATION OF PLANT MATERIAL AS INDICATED ON THE DRAWINGS AND AS SPECIFIED HEREIN. 2. CONTRACTOR SHALL COORDINATE PLANTING WITH OTHER SITE IMPROVEMENTS. UNLESS OTHERWISE SPECIFIED, STRUCTURAL IMPROVEMENTS SHALL BE INSTALLED PRIOR TO PLANTING OPERATIONS. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING AND STAKING EXISTING SEWER, WATER, AND UTILITY LINES ABOVE OR BELOW GRADE THAT MIGHT BE DAMAGED AS A RESULT OF PLANTING OPERATIONS. CONTRACTOR SHALL ASSUME SOLE RESPONSIBILITY FOR ANY COST INCURRED DUE TO DAMAGE AND FOR REPLACEMENT OF AFOREMENTIONED UTILITIES. 4. ALL WORK ON THE IRRIGATION SYSTEM, INCLUDING HYDROSTATIC, COVERAGE, AND OPERATIONAL TESTS, AND THE BACKFILLING AND COMPACTION OF TRENCHES SHALL BE PERFORMED PRIOR TO PLANTING OPERATIONS. 5. SAMPLES OF FERTILIZERS, SOIL CONDITIONERS, SEED, OR OTHER MATERIALS SHALL BE SUBMITTED TO CITY/OWNER FORTY-EIGHT (48) HOURS PRIOR TO INCORPORATION IN THE WORK. 6. AN AGRICULTURAL SUITABILITY AND FERTILITY ANALYSIS SOILS REPORT SHALL TAKE PRECEDENCE OVER THESE SPECIFICATIONS. A. PLANT MATERIAL QUALITY 1. PLANT MATERIAL SHALL BE IN ACCORDANCE WITH THE STATE DEPARTMENT OF AGRICULTURE'S REGULATIONS FOR NURSERY INSPECTIONS, RULES, AND GRADING. ALL PLANTS SHALL BE OF NO. 1 GRADE AND HAVE A NORMAL HABIT OF GROWTH, AND SHALL BE SOUND, HEALTHY, VIGOROUS, AND FREE OF INSECT INFESTATIONS, PLANT DISEASES, SUN SCALDS, FRESH BARK ABRASIONS, OR OTHER OBJECTIONABLE DISFIGUREMENTS. ALL PLANTS SHALL HAVE A NORMAL, WELL-DEVELOPED BRANCH SYSTEM AND VIGOROUS AND FIBROUS ROOT SYSTEM WHICH IS NOT ROOT BOUND AND IS FREE OF KINKED OR GIRDLING ROOTS. 2. NURSERY GROWTH STOCK SHALL BE SELECTED FROM HIGH QUALITY WELL -SHAPED STOCK, GROWN UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE PROJECT LOCALE. MINIMUM ACCEPTABLE SIZE OF PLANTS AS INDICATED IN THE DRAWINGS SHALL CORRESPOND WITH THAT NORMALLY EXPECTED FOR THE SPECIES AND VARIETY OF COMMERCIALLY AVAILABLE NURSERY STOCK. 3. WHERE APPLICABLE, CALIPER SHALL BE THE DIAMETER OF THE TRUNK ONE FOOT (1') ABOVE THE GROUND SURFACE. 4. OVERSIZE PLANTS MAY BE USED IF NOT ROOT BOUND, BUT SHALL NOT INCREASE THE CONTRACT PRICE. UP TO TEN PERCENT (10%) OF UNDERSIZED PLANTS IN ANY ONE (1) VARIETY AND GRADE MAY BE USED, PROVIDED THEY ARE LARGER THAN THE AVERAGE SIZE OF THE NEXT SMALLEST GRADE. 5. SCIENTIFIC AND COMMON NAMES CONFORM TO CUSTOMARY NURSERY USAGE. 6. TYPES AND SIZES OF PLANT MATERIALS SHALL BE AS INDICATED ON THE DRAWINGS. QUANTITIES SHOWN ARE A GUIDE ONLY; CONTRACTOR SHALL VERIFY QUANTITIES BY PLAN CHECK. 7. THE CITY/OWNER RESERVES THE RIGHT TO REFUSE OR REJECT ANY UNSUITABLE PLANT MATERIAL. UNSUITABLE PLANTS SHALL BE REMOVED FROM THE PROJECT SITE AND REPLACED AT THE CONTRACTOR'S EXPENSE. REPLACEMENT PLANTS SHALL BE THE SAME SPECIES, VARIETY, SIZE AND CONDITIONS AS SPECIFIED. 8. PRUNING OF PLANT MATERIALS SHALL NOT BE DONE PRIOR TO DELIVERY. AFTER PLANTING, PRUNING SHALL BE LIMITED TO THE MINIMUM NECESSARY TO REMOVE INJURED TWIGS AND BRANCHES. DEAD WOOD. AND SUCKERS. 9. PLANT MATERIAL IS SUBJECT TO SUBSTITUTION BASED UPON AVAILABILITY. SUBSTITUTED MATERIAL SHALL BE APPROVED IN ADVANCE BY THE CITY/OWNER AND LANDSCAPE ARCHITECT. B. FERTILIZERS 1. FERTILIZERS SHALL COMPLY WITH APPLICABLE REQUIREMENTS OF THE STATE AGRICULTURAL CODE AND SHALL BE PACKAGED, FIRST GRADE, COMMERCIAL QUALITY PRODUCTS IDENTIFIED AS TO SOURCE, TYPE OF MATERIAL, WEIGHT AND MANUFACTURER'S GUARANTEED ANALYSIS. FERTILIZERS SHALL NOT CONTAIN TOXIC INGREDIENTS IN QUANTITIES HARMFUL TO HUMAN, ANIMAL, OR PLANT LIFE. WHEN REQUESTED, CONTRACTOR SHALL FURNISH THE CITY/OWNER WITH CERTIFICATE OF COMPLIANCE STATING THAT THE MATERIAL SUBSTANTIALLY MEETS THE SPECIFICATIONS. 2. COMMERCIAL FERTILIZER SHALL BE A PELLETED, BEADED, OR GRANULAR PRODUCT HAVING THE CHEMICAL ANALYSIS SPECIFIED HEREIN AND SHALL BE FREE-FLOWING MATERIAL DELIVERED IN ORIGINAL UNOPENED CONTAINERS. USE OF MATERIAL WHICH BECOMES CAKED OR OTHERWISE DAMAGED SHALL NOT BE PERMITTED. 3. ORGANIC BASE FERTILIZER SHALL BE COMPRISED OF DECOMPOSED ANIMAL, FISH, AND VEGETABLE MATTER WITH HUMIC ACIDS AND A BACTERIAL STIMULANT, MANUFACTURED AS GRO-POWER BY SOUTHERN CALIFORNIA ORGANIC FERTILIZER CO., GLENDALE, CALIFORNIA, OR APPROVED EQUAL. C. AMENDMENTS 1. NITROGEN STABILIZED ORGANIC AMENDMENT SHALL BE A GROUND OR PROCESSED WOOD PRODUCT DERIVED FROM WOOD OF REDWOOD, FIR, OR CEDAR AND TREATED WITH A NON-TOXIC AGENT TO ABSORB WATER QUICKLY. NITROGEN CONTENT, BASED ON DRY WEIGHT SHALL BE 0.5% FOR REDWOOD AND 0.7% FOR FIR AND CEDAR. IRON CONTENT, BASED ON DRY WEIGHT, SHALL BE 0.1%. PINE SAWDUST IS NOT ACCEPTABLE. 2. WHEN REQUESTED, CONTRACTOR SHALL FURNISH THE CITY/OWNER WITH A DELIVERY RECEIPT AND CERTIFICATE OF COMPLIANCE STATING THAT THE MATERIAL SUBSTANTIALLY MEETS THE SPECIFICATIONS. D. TOPSOIL 1. TOPSOIL SHALL CONSIST OF FERTILE, FRIABLE SOIL OF LOAMY CHARACTER, AND SHALL CONTAIN AN AMOUNT OF ORGANIC MATTER NORMAL TO THE AREA. IT SHALL BE REASONABLY FREE FROM WEEDS, REFUSE, ROOTS, HEAVY OR STIFF CLAY, STONES LARGER THAN ONE INCH (1") IN DIAMETER, STICKS, BRUSH, LITTER AND OTHER DELETERIOUS SUBSTANCES. TOPSOIL MAY BE OBTAINED FROM THE SITE IF APPROVED BY THE CITY/OWNER. 2. WHEN REQUIRED, IMPORTED TOPSOIL SHALL BE SUBJECT TO INSPECTION AND TESTING AT THE SOURCE OF SUPPLY PRIOR TO DELIVERY TO THE PROJECT. E. MATERIAL DELIVERY AND INSPECTION 1. PLANT MATERIAL SHALL BE DELIVERED WITH LEGIBLE IDENTIFICATION LABELS, HANDLED AND STORED ADEQUATELY TO MAINTAIN A HEALTHY CONDITION, PROTECTING THEM FROM DRYING OUT, WINDBURN, OR ANY OTHER INJURY. 2. INSPECTION OF PLANT MATERIALS REQUIRED BY CITY/OWNER, COUNTY, STATE OR FEDERAL AUTHORITIES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. WHEN REQUESTED, CONTRACTOR SHALL FURNISH COPIES OF SUCH PERMITS OR CERTIFICATES TO CITY/OWNER. F. SOIL PREPARATION (TURF AND GROUND COVER AREAS) 1. FERTILIZING AND CONDITIONING MATERIALS SHALL BE AS SPECIFIED IN THE PROJECT AGRICULTURAL SUITABILITY REPORT. 2. IF NO AGRICULTURAL SUITABILITY REPORT IS AVAILABLE, THE FOLLOWING AMENDMENTS, OR APPROVED EQUAL, SHALL BE MECHANICALLY SPREAD AND UNIFORMLY CULTIVATED INTO THE UPPER SIX INCHES (6") PER 1,000 SQUARE FEET OF SOIL BY SUITABLE EQUIPMENT OPERATED AT APPROXIMATELY RIGHT ANGLES IN AT LEAST TWO (2) DIRECTIONS: 4 CY Nitrogen stabilized organic amendment /compost 150 LBS Gro -Power Plus 100 LBS Agricultural gypsum 3. RESULTING SOIL SHALL BE CLEAN, IN A FRIABLE CONDITION AND SUITABLE FOR PLANTING. G. WEED ABATEMENT OPERATIONS 1. THE IRRIGATION SYSTEM AND FINISH GRADE SHALL BE COMPLETED PRIOR TO WEED ABATEMENT OPERATIONS. 2. CONTRACTOR SHALL OPERATE THE IRRIGATION SYSTEM TO KEEP PLANTING AREAS UNIFORMLY MOIST FOR A PERIOD OF THREE (3) WEEKS (21 CONSECUTIVE CALENDAR DAYS). AT THE END OF THE THREE (3) WEEK PERIOD, CONTRACTOR SHALL SPRAY ALL VISIBLE WEEDS WITH A CONTACT HERBICIDE. APPLICATION METHOD SHALL BE AS RECOMMENDED BY MANUFACTURER. AFTER SPRAYING, PLANTING AREAS SHALL REMAIN UNWATERED FOR A MINIMUM OF FORTY-EIGHT (48) HOURS. REMOVE WEEDS FROM SITE. 3. WATER SEVEN (7) ADDITIONAL CONSECUTIVE CALENDAR DAYS FROM THE FIRST APPLICATION, AND APPLY A CONTACT HERBICIDE AS MAY BE NECESSARY. AFTER SECOND SPRAYING, WATER SHALL NOT BE APPLIED FOR AN ADDITIONAL FORTY-EIGHT (48) HOUR PERIOD. APPLICATIONS SHALL CONTINUE AT SEVEN (7) DAY INTERVALS AS DETERMINED BY THE CITY/OWNER. 4. CONTRACTOR SHALL APPLY SPRAY CHEMICALS WHEN AIR CURRENTS ARE STILL; PREVENTING DRIFTING ONTO ADJOINING PROPERTY AND PREVENTING ANY TOXIC EXPOSURE TO PERSONS WHETHER OR NOT THEY ARE IN OR NEAR THE PROJECT. 5. WEEDS AND DEBRIS SHALL BE DISPOSED OF OFF-SITE. I. BACKFILL 1. BACKFILL SHALL BE AS SPECIFIED IN THE PROJECT AGRICULTURAL SUITABILITY REPORT; MACHINE -MIXED AND APPROVED BY THE CITY/OWNER PRIOR TO INCORPORATION IN PLANTING PITS. 2. IF AN AGRICULTURAL SUITABILITY REPORT IS NOT AVAILABLE, THE FOLLOWING AMENDMENTS OR APPROVED EQUAL, SHALL BE INCORPORATED: 6 parts by volume On-site soil 4 parts by volume Nitrogen stabilized organic amendment 17 LBS per CY of mix Gro -Power Plus 1 LB per CY of mix Iron sulfate 10 LBS per CY of mix Agricultural gypsum J. INSTALLATION 1. STAKE PLANT LOCATIONS AND SECURE APPROVAL FROM THE CITY/OWNER BEFORE EXCAVATING PITS. EXCAVATED PITS SHALL BE AS INDICATED IN THE DETAILS ON THE DRAWINGS. DUST SIDES OF PITS WITH GYPSUM BEFORE BACKFILLING. 2. CONTAINERS SHALL BE OPENED AND REMOVED SUCH THAT THE ROOTBALL IS NOT INJURED. 3. WATER ALL PLANTING AREAS THOROUGHLY AFTER INSTALLATION OF PLANT MATERIALS. ADDITIONAL BACKFILL SHALL BE ADDED TO FILL VOIDS CAUSED BY WATER SETTLEMENT. 4. TREES SHALL BE STAKED AT TIME OF PLANTING AS INDICATED IN THE DETAILS ON THE DRAWINGS. K. GUARANTEE 1. CONTRACTOR SHALL GUARANTEE PLANT MATERIAL THROUGH ONE (1) FULL YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK. 2. REPLACEMENT PLANT MATERIAL SHALL BE OF THE SAME SPECIES, VARIETY, & SIZE AS ORIGINALLY PLANTED AND SHALL BE GUARANTEED FOR ONE (1) FULL YEAR FROM THE DATE OF RE -PLANTING. 3. COST INCURRED DUE TO REPLACEMENT OF DEAD OR DYING PLANT MATERIAL SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. SODDED TURF A. CULTIVATE ALL TURF AREAS TO A DEPTH OF 8". ROCKS AND DEBRIS LARGER THAN 1" IN DIAMETER WHICH ARE BROUGHT TO THE SURFACE BY CULTIVATION SHALL BE REMOVED FROM THE SITE. IF CULTIVATION DOES NOT BREAK LUMPS, A SPIKE TOOTH HARROW SHALL BE PULLED BEHIND MECHANICAL SEEDER OR TRACTOR. B. AREAS TO BE PLANTED IN SOD SHALL BE FINISHED SMOOTH TO PRESENT A NEAT AND UNIFORM GRADE PRIOR TO INSTALLATION. THE TURF BED SHALL BE INSPECTED BY THE PROJECT ENGINEER TO DETERMINE SUITABILITY FOR PLANTING PRIOR TO INSTALLING SOD. C. ALL SODDED AREAS SHALL BE THOROUGHLY WATERED FOR ONE WEEK PRIOR TO INSTALLATION OF SOD. SODDED AREAS ARE TO BE MAINTAINED AT A LEVEL OF MOISTURE THAT ENCOURAGES QUICK ROOTING OF TURF BY IRRIGATING AS OFTEN AS REQUIRED. D. ANY TURF AREAS THAT DO NOT SHOW A PROMPT "CATCH" OF GRASS SHALL BE RE -SODDED AT TEN DAY INTERVALS UNTIL AN ACCEPTABLE STAND OF TURFGRASS IS ASSURED. POST -INSTALLATION MAINTENANCE PERIOD A.GENERAL 1. CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS AND EQUIPMENT TO PERFORM WORK DURING THE POST -INSTALLATION MAINTENANCE PERIOD, AS SPECIFIED HEREIN, INCLUDING BUT NOT LIMITED TO: ADEQUATE WATERING OF PLANT MATERIAL, REPLACING UNSUITABLE PLANT MATERIAL, AND CONTROLLING WEEDS, RODENTS, AND OTHER PESTS. 2. CONTRACTOR SHALL MAINTAIN THE PROJECT ON A CONTINUOUS BASIS FROM THE FIRST DAY AFTER PLANTING IS COMPLETED, UNTIL ACCEPTANCE OF THE WORK. 3. COSTS INCURRED DUE TO DAMAGE OR REPLACEMENT DURING POST -INSTALLATION MAINTENANCE PERIOD SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 4. UNLESS STIPULATED OTHERWISE BY THE CITY/OWNER, THE POST -INSTALLATION MAINTENANCE PERIOD SHALL CONSIST OF A MINIMUM OF NINETY (90) CONSECUTIVE CALENDAR DAYS. 5. POST -INSTALLATION MAINTENANCE PERIOD MAY BE EXTENDED BY THE CITY/OWNER IF THE PROJECT IS IMPROPERLY MAINTAINED, APPRECIABLE REPLACEMENT IS REQUIRED, OR OTHER CORRECTIVE WORK BECOMES NECESSARY. B. EXECUTION 1. ALL AREAS INCLUDING, BUT NOT LIMITED TO, TURF, GROUND COVER, AND CONCRETE FLATWORK, SHALL BE KEPT CLEAN AND FREE OF WEEDS, LITTER AND DEBRIS. 2. SUBSURFACE DRAINS AND CATCH BASIN GRATES SHALL BE KEPT CLEAR OF LEAVES, LITTER AND DEBRIS TO ENSURE UNIMPEDED PASSAGE OF WATER. DRAINLINES SHALL BE PERIODICALLY FLUSHED WITH CLEAR WATER TO AVOID BUILD-UP OF SILT AND DEBRIS. 3. BEFORE WEEDS EXCEED TWO INCHES (2") IN HEIGHT, THEY SHALL BE REMOVED AND DISPOSED OF OFF-SITE. SERIOUS WEEDS SHALL BE SPOT SPRAYED AND LEFT IN PLACE FOR SEVEN (7) CALENDAR DAYS. AREAS SPRAYED SHALL REMAIN UNWATERED FOR A MINIMUM OF FORTY-EIGHT (48) HOURS. DEAD WEEDS SHALL BE REMOVED SEVEN (7) CALENDAR DAYS AFTER APPLICATION AND DISPOSED OF OFF-SITE. 4. IF THE CITY/OWNER NOTIFIES THE CONTRACTOR OF FAILURE TO CONTROL WEEDS AS SPECIFIED HEREIN, THE CONTRACTOR SHALL KILL ALL WEEDS WITHIN TEN (10) CALENDAR DAYS OF SUCH NOTIFICATION. THE POST -INSTALLATION MAINTENANCE PERIOD WILL BE EXTENDED FOR EVERY DAY AFTER THE TEN (10) CALENDAR DAYS UNTIL SUCH WEEDS HAVE BEEN KILLED. 5. CONTRACTOR SHALL TAKE APPROPRIATE STEPS TO ELIMINATE RODENTS. C. IRRIGATION SYSTEM 1. CONTRACTOR SHALL OPERATE THE IRRIGATION SYSTEM AUTOMATICALLY AND SHALL PROPERLY AND COMPLETELY MAINTAIN ALL PARTS OF THE IRRIGATION SYSTEM. 2. CONTRACTOR SHALL PROVIDE FOR DELIVERY OF WATER IN SUFFICIENT QUANTITIES AND ADJUST WATER APPLICATION TO COMPENSATE FOR SEASONAL CONDITIONS. 3. COSTS INCURRED DUE TO REPAIR OR REPLACEMENT OF EQUIPMENT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. REPLACEMENT PARTS SHALL BE IDENTICAL TO THE MATERIAL AND AS INDICATED ON THE DRAWINGS AND SPECIFIED HEREIN. D. GROUND COVER AREAS IF AN AGRICULTURAL SUITABILITY SOILS REPORT IS NOT AVAILABLE, GROUND COVER AREAS SHALL BE FERTILIZED WITH GRO-POWER HI -NITROGEN 14-4-9 OR APPROVED EQUAL EVERY FORTY-FIVE (45) CALENDAR DAYS, AT A RATE RECOMMENDED BY THE MANUFACTURER. E.TREES 1. IF REQUIRED, OR AT THE DIRECTION OF THE CITY/OWNER, TREES PLANTED AS PART OF THE CONTRACT SHALL BE PRUNED OR HEADED BACK, TO ELIMINATE DISEASED OR DAMAGED GROWTH, REDUCE TOPPLING OR WIND DAMAGE, MAINTAIN GROWTH WITHIN SPACE LIMITATIONS, MAINTAIN NATURAL APPEARANCE, AND TO BALANCE THE CROWN WITH THE ROOT STRUCTURE. 2. STAKING OF TREES SHALL BE CHECKED FREQUENTLY FOR DAMAGE, AND TO PREVENT CHAFFING OR GIRDLING. COSTS INCURRED DUE TO DAMAGE OR REPLACEMENT DUE TO IMPROPER STAKING MATERIALS SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 3. AT THE REQUEST OF THE CITY/OWNER, WOUNDS OVER ONE AND ONE-HALF INCH (1 1/2") IN DIAMETER MAY BE SEALED WITH AN APPROVED TREE SEAL. 4. DEAD OR DYING TREES SHALL BE IMMEDIATELY REPLACED AT THE CONTRACTOR'S EXPENSE WITH MATERIAL OF THE SAME SPECIES AND SIZE AND GUARANTEED AS DESCRIBED IN THESE SPECIFICATIONS. 5. CONTRACTOR SHALL EXERCISE PREVENTATIVE MEASURES WHEN USING STRINGLINE TRIMMERS NEAR TREE TRUNKS. COSTS INCURRED DUE TO DAMAGE OR REPLACEMENT OF TREES DUE TO IMPROPER MEASURES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. F. SLOPES 1. PRIOR TO ACCEPTANCE OF THE PROJECT AND MAINTENANCE PERIOD, SLOPES SHALL BE ESTABLISHED WITH A UNIFORM 80% COVERAGE OF HEALTHY, VIGOROUS GROWTH. COSTS INCURRED FOR REPAIR OR REPLACEMENT OF BARE, SPARSE, OR DAMAGED AREAS SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 2. SEED FOR REPLACEMENT SHALL BE OF THE SAME TYPE AND QUANTITY RATIO AS SPECIFIED IN THE PLANT LIST ON THE DRAWINGS. 3. IF A SOILS REPORT IS NOT AVAILABLE SLOPES SHALL BE FERTILIZED WITH GRO-POWER HI -NITROGEN 14-4-9 OR APPROVED EQUAL EVERY FORTY-FIVE (45) CALENDAR DAYS, AT A RATE RECOMMENDED BY THE MANUFACTURER. G. INSPECTION UPON COMPLETION OF THE POST -INSTALLATION MAINTENANCE PERIOD, CONTRACTOR SHALL REQUEST AN INSPECTION FOR ACCEPTANCE OF THE WORK PERFORMED IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. THE REQUEST SHALL BE MADE TO THE CITY/OWNER, A MINIMUM OF SEVEN (7) CALENDAR DAYS PRIOR TO THE DATE FOR INSPECTION. S� W U z W fu ® ~� L O W U ® IZ U _ W ( C0 W H� L QZ LU W 2 n VJ � � z a m Y S V w a 0 w 0 0 z Z 0 m W \,ODSCAp,,q� I. KOg 4730 IjA * 107 >4 A,".30,2019 �91 Cxp.Dma OF c0N DRAWING TITLE: PLANTING SPECIFICATIONS DATE: 10/18/2017 SCALE: N.T.S. DRAWN BY: HK JOB NUMBER: SHEET: PSM 1 S�