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Home My WebLink About11_Todd Residence Coastal Development Permit_PA2017-247Q�EWPpRT o e? CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT _, SUBJECT: Todd Residence (PA2017-247) SITE LOCATION: 41 Beacon Bay Coastal Development Permit No. CD2017-105 APPLICANT: Jeff Benson, BD&Arch OWNER: Michael Todd PLANNER: Liane Schuller, Contract Planner 949-644-3237, Ischuller@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT February 27, 2018 Agenda Item No. 11 • General Plan: RT (Two -Unit Residential) • Zoning District: R-2 (Two -Unit Residential) • Coastal Land Use Category: RT -C Two -Unit Residential - (10.0- 19.9 DU/AC) • Coastal Zoning District: R-2 (Two -Unit Residential) PROJECT SUMMARY The applicant requests a coastal development permit (CDP) to allow the demolition of an existing single-family residence and construction of a new three-story, 4,596 -square -foot, single-family residence with an attached 800 -square -foot, three -car garage. The project includes landscape, hardscape, and subsurface drainage facilities all located within the confines of private property. The design complies with all applicable development standards and no deviations are requested. All improvements are shown on the attached project plans (Attachment No. ZA 3). 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. CD2017-105 (Attachment No. ZA 1). 1 Todd Residence Zoning Administrator, February 27, 2018 Page 2 Land Use and Development Standards The project is located in the R-2 Zoning District, which allows single- and two -unit residential development, 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. Most of the newer residences have a rooftop deck and a partial third story. 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: Hazards The project site is located approximately 170 feet from Promontory Bay and is separated from the bayfront by Harbor Island Drive and a row of existing residential development. The lowest first floor elevation of the living area of the proposed residence is 11.00 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. The floor elevation of the garage (i.e., not living area) slopes from 10.92 to 10.68 feet (NAVD88) with a 2 -percent slope driveway connecting to the existing street. 9 Table 1 — Development Standards Development Standard Standard Pro osed Setbacks min. Front Cove Road 6 feet 6 feet Sides 4 feet 4 feet Front Ketch Road 5 feet 5 feet Allowable Floor Area 6,762 square feet 5,396 square feet Open Volume Area 507 square feet 765 square feet Third Floor Area 507 square feet 444 square feet Parking 3 -car garage 3 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards The project site is located approximately 170 feet from Promontory Bay and is separated from the bayfront by Harbor Island Drive and a row of existing residential development. The lowest first floor elevation of the living area of the proposed residence is 11.00 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation standard. The floor elevation of the garage (i.e., not living area) slopes from 10.92 to 10.68 feet (NAVD88) with a 2 -percent slope driveway connecting to the existing street. 9 Todd Residence Zoning Administrator, February 27, 2018 Page 3 The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by Coast Geotechnical, Inc. on October 30, 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 The property is not located on the shoreline nor is it located within 100 feet of coastal waters. 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. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 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. The property is located approximately 385 feet from the public beach and vertical coastal access is provided along several streets within the neighborhood. The nearest vertical access point is located at the Shelter Cove street -end. Lateral access is available via a public beach fronting Balboa Island Channel. • The nearest Public Viewpoint is located at the end of Channel Road viewing the entrance of the Harbor, approximately 1,200 feet from the property. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. Due to the distance of the proposed development from identified Public Viewpoints and the project's compliance with height and setbacks, the project will not impact existing 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 S Todd Residence Zoning Administrator, February 27, 2018 Page 4 the CEOA 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 demolition, 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 single-family residence and the construction of a new 4,596 -square -foot, single-family residence with an attached 800 -square -foot, three -car garage in the R-2 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. 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: Li ne Schu er ontract Planner BMZ/Is Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 0 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-105 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW THREE-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED THREE -CAR GARAGE AT 41 BEACON BAY (PA2017-247) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Jeff Benson of BD&Arch ("Applicant'), on behalf of Michael Todd ("Owner"), with respect to property located at 41 Beacon Bay, requesting approval of a coastal development permit. 2. The property is legally described as Lot 41, in the City of Newport Beach, County of Orange, State of California, as shown on the map filed in Book 9, pages 42 and 43 of Record of Surveys, in the office of the County Recorder of said County. 3. The Applicant proposes to demolish an existing single-family residence and construct a new three-story, 4,596 -square -foot, single-family residence with an attached 800 - square -foot, three -car garage. The project includes landscape, hardscape, and subsurface drainage facilities all located within the confines of the private property. The design complies with all applicable development standards and no deviations are requested. 4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land Use Element and is located within the R-2 (Two -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RT -C (Two -Unit Residential, 10.0 — 19.9 DU/AC) and the property is located within the R-2 (Two -Unit Residential) Coastal Zone District. 6. A public hearing was held on February 27, 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 0 Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 7 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition and construction 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 single-family residence and the construction of a new 4,596 -square -foot single-family residence with an attached 800 -square -foot, 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 total proposed floor area, including the residence and enclosed parking, is 5,396 square feet, which complies with the maximum allowable floor area limit of 6,762 square feet. B. The proposed development will provide the minimum required setbacks, which are six (6) feet along the front property line at Cove Road, four (4) feet along each side property line, and five (5) feet along the front property line at Ketch Road. C. The highest guardrail is no more than 24 feet and the highest roof ridge is no more than 29 feet, measured from the established grade level of 10.52 feet (NAVD88), which complies with the maximum height limitation. D. The project includes enclosed garage parking for three vehicles, in compliance with the minimum parking requirement for single-family residences with 4,000 square feet or more of habitable floor area. 2. The neighborhood is predominantly developed with two-story single-family residences. Most of the newer residences have a rooftop deck and a partial third story. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The project site is located approximately 170 feet from Promontory Bay and is separated from the bayfront by Harbor Island Drive and a row of existing residential development. The lowest first floor elevation of the living area of the proposed residence is 11.00 feet (NAVD88), which exceeds the minimum required 9.00 -foot (NAVD88) elevation Zoning Administrator Resolution No. ZA2018-### Paqe 3 of 7 standard. The floor elevation of the garage (i.e., not living area) slopes from 10.92 to 10.68 feet (NAVD88) with a 2 -percent slope driveway connecting to the existing street. 4. The property is located in an area known for the potential of seismic activity and liquefaction. A project -specific Geotechnical Investigation prepared by Coast Geotechnical, Inc. on October 30, 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. 5. The project design addresses water quality with a construction erosion control plan that outlines temporary Best Management Practices (BMPs) to be implemented during construction to minimize erosion and sedimentation, and to minimize pollution of runoff derived by construction chemicals and materials. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property. 6. The property is not located on the shoreline nor is it located within 100 feet of coastal waters. 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. No water quality impacts to coastal waters are anticipated based upon the location and elevation of the property 7. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). Condition of Approval No. 13 is included to require drought -tolerant, and prohibits invasive, species. Prior to issuance of the building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 8. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 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. 0 Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 7 2. The residential lot does not currently provide nor does it inhibit public coastal access. The property is located approximately 385 feet from the public beach and vertical coastal access is provided along several streets within the neighborhood. The nearest vertical access point is located at the Shelter Cove street -end. Lateral access is available via a public beach fronting Balboa Island Channel. 3. The nearest Public Viewpoint is located at the end of Channel Road viewing the entrance of the Harbor, approximately 1,200 feet from the property. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. Due to the distance of the proposed development from identified Public Viewpoints and the project's compliance with 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. CD2017-105, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 27TH DAY OF FEBRUARY, 2018. Patrick J. Alford, Zoning Administrator 0 Zoning Administrator Resolution No. ZA2018-### Pace 5 of 7 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. 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. 3. 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). 4. 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. 5. 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. 6. 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. 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. 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. 10. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 10 Zoning Administrator Resolution No. ZA2018-### Paqe 6 of 7 11. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 12. Prior to issuance of a building permit, 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. 13. Prior to the issuance of a building permit, 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. 14. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 15. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance 16. 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. 17. Coastal Development Permit No. CD2017-105 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. 18. 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 Todd Residence including, but not limited to, Coastal Development Permit No. CD2017-105 (PA2017-247). 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, 11 Zoning Administrator Resolution No. ZA2018-### Paqe 7 of 7 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. 12 Attachment No. ZA 2 Vicinity Map 13 VICINITY MAP Coastal Development Permit No. CD2017-105 PA2017-247 41 Beacon Bay :L4 Attachment No. ZA 3 Project Plans 15 ZQ m 1 �Q on Ov _ ----- V, LOT A-7 �� _ - ---- --- UF<�_ --------------- ____ I I 10.65 II -------------------- joV o-- --------------------------- --- - _ — — I ° -- — — — — — — 12'-6" 12'4' I �� D ----- I� I I I I I A —--� A I •�� I =° `z� I i vF i I � 7 � I �ti° -�--------------- I 5'-0" I REAR YARD I I , I 6 0 I Q SETBACKI------------------------- I i 1 �� P FRONT YARD 'j SINGLE FAMILY RESIDENCE WITH °s ' SETBACK G tio• 4TTACHED;3-CAR GARAGE I I O I I OUTLINE OF— EXISTING F EXISTING RESIDENCE ; I I 20'-0" 20'-0" I TO BE DEMOLISHED I b ° s �-- p4r10 I I I r I 1 10.b I I I I I �S� ------ ---------� ------------- }ey----- r --------j I OUTLINE OF EXISTING —---------------- RESIDENCE TO BE . I � • I � � � DEMOLISHED • I ui W IIS S ------ � • - a-7 U P I I o I I ADJACENT RESIDENCE f I (10.2) 7 C) s� I GRADE PLANE CALCS 10.78' 10.65 10.40 1 10.25 42.08' 1 GRADE PLANE _ 42.08'/4= 10.52' SITE PLAN SCALE: 1/8" = 1'-0" NOTES 1. DO NOT SCALE DRAWINGS. 2. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS. IF ANY DIMENSIONS DIFFER FROM THOSE ON THE PLANS, THEY MUST NOTIFY THE ARCHITECT PRIOR TO PROCEEDING. 3. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 4. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS, AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42 -INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED SETBACK AREA. LEGAL OWNER MICHAEL TODD 41 BEACON BAY NEWPORT BEACH, CA, 92660 CONTACT: JEFF BENSON AT BD&ARCH (949) 534-2724 LEGAL DESCRIPTION MAPPING ID: LOT 41 A.P.N.: 050-222-17 COUNTY: ORANGE CITY: NEWPORT BEACH AREA: BEACON BAY SCOPE OF WORK CONSTRUCT A NEW SINGLE FAMILY RESIDENCE WITH AN ATTACHED 3 -CAR GARAGE. JEFFREY JAMES BENSON IS THE D.P.I.R.C. - THE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. DO NOT SCALE THE DRAWINGS DESIGN DATA CITY: ZONE: CODE: USE: CONSTRUCTION TYPE: OCCUPANCY: SETBACKS: FRONT- SIDES- REAR - MAXIMUM HEIGHT: SHEET INDEX NEWPORT BEACH T-1 TITLE SHEET, SITE PLAN, & NOTES L-1 R-2 A-1.1 -OMIT- L-2 2016 CRC, 2016, CBC, A-1.2 -OMIT- L-3 2016, CPC, 2016 CM A-2 FIRST FLOOR PLAN L-4 2016 CMC, 2016 BEES, A-3 SECOND FLOOR PLAN L-5 2016 CGBSC, CH. 15 NBMC A-4 THIRD FLOOR PLAN L-6 SFD A-5 EXTERIOR ELEVATIONS L-7 VB/SPRINKLERED A-6 EXTERIOR ELEVATIONS L-8 R -3/U A-7 SECTIONS L-9 A•8 SECTIONS C-1 6'-0" A•9 1 ROOF PLAN C-2 5'-0" SF -1 1ST FLOOR SQ. FOOTAGE OVERLAY C-3 5'-0" SF -2 2ND FLOOR SQ. FOOTAGE OVERLAY C-4 24' (FLAT ROOFS) SF -3 3RD FLOOR SQ. FOOTAGE OVERLAY C-5 29' (SLOPED ROOFS) TS -1 PROJECT DATA LOT SIZE: BUILDABLE AREA: MAXIMUM ALLOWABLE (2x B.A.): MAX 3RD FLOOR AREA (15% OF B.A.): 1 ST FLOOR: 2ND FLOOR: TOTAL LIVABLE: GARAGE: TOTAL STRUCTURE: 2ND FLOOR DECK: ROOF DECK: 39381 SQ. FT. 69762 SQ. FT. 507 SQ. FT. 15465 SQ. FT. 29687 SQ. FT. 444 SQ. FT. 45596 SQ. FT. 800 SQ. FT. 59396 SQ. FT. 117 SQ. FT. 19014 SQ. FT. CONSULTANTS T-24 ENERGY CALCULATIONS: NANCY VAN DALSEM 217 CANAL STREET NEWPORT BEACH, CA 92663 (949) 307-6237 COVER SHEET CONSTRUCTION PLAN CONSTRUCTION DETAILS LIGHTING PLAN IRRIGATION PLAN IRRIGATION DETAILS IRRIGATION DETAILS PLANTING PLAN PLANTING SPECS. CIVIL TITLE SHEET PRECISE GRADING PLAN SECTION & DETAILS EROSION CONTROL PLAN GEOTECHNICAL RECOMMENDA TOPOGRAPHIC SURVEY LANDSCAPE ARCHITECT: DAVID A. PEDERSEN, INC. 20271 ACACIA STREET, SUITE 120 NEWPORT BEACH, CA 92660 (949) 251-8999 SURVEYOR: GEOTECHNICAL ENGINEER: RON MIEDEMA L.S. 4653 COAST GEOTECHNICAL, INC. 23016 LAKE FOREST DRIVE, SUITE 409 1200 W. COMMLNWEALTH AVENUE LAGUNA HILLS, CA 92653 FULLERTON, CA 92833 (949) 858-2924 (714) 870.1211 VICINITY MAP CIVIL ENGINEER: CORE STRUCTURE, INC. 23172 PLAZA POINT DR., SUITE 145 LAGUNA HILLS, CA 92653 (949) 954-7243 STRUCTURAL ENGINEER: CORE STRUCTURE, INC. 23172 PLAZA POINT DR., SUITE 145 LAGUNA HILLS, CA 92653 (949) 954.7243 SUBJECT SITE O u ro O O m V co N N N U cG rn N (a 0 N h N 4 M Lo oi v W 0 U L U Q C (0 0 m ■ Q a REVISION: \ 1/3/18 REVISION: REVISION: REVISION: JOB #: 17-027 o ARC \ J!v ��y JAMEg 9�cyn�1 e C32268 ° REN. 9/19 Q O �T�OF CAOF Q� Q � Q � oo 0 0 � Q � 0 � Q � o°°a O Q ro O O m V co N N N U cG rn N (a 0 N h N 4 M Lo oi v W 0 U L U Q C (0 0 m ■ Q a REVISION: \ 1/3/18 REVISION: REVISION: REVISION: JOB #: 17-027 o ARC \ J!v ��y JAMEg 9�cyn�1 e C32268 ° REN. 9/19 Q O �T�OF CAOF Q� R S.B. I I I I I I I I I I T.O. PLATE = I I I I I SECOND FLOOR I _ 'T.O. SHT'G= 21.50 I I I I I I I I I I � I I I ' I I I ` LNIABMHEV GRADE PLAN = 10.52' EXTERIOR FINISH SPECIFICATIONS: 0 0 0 \#I EXTERIOR SIDING: EXTERIOR HORIZONTAL LAP -SIDING OVER (1) LAYER DUPONT TYVEK HOMEWRAP. SIDING TO BE PAINTED TO MATCH "SNOWBOUND WHITE" BY SHERWIN WILLIAMS. FINAL COLOR TO BE APPROVED BY HOMEOWNER PRIOR TO FULL APPLICATION. n��VrnT�. CAMELOT 11 SHINGLES BY GAF, COLOR TO BE "CHARCOAL." APPLY SHINGLES WTTH DECK -ARMOR BREATHABLE ROOF DECK PROTECTION, STARTER STRIP SHINGLES, & RIDGE CAP SHINGLES PER GAF INSTALLATION REQUIREMENTS. METAL ROOFING: METAL, STANDING SEAM ROOF TO BE PAC-CLAD'S SNAP -CLAD SYSTEM. COLOR SHALL BE "SLATE GRAY" OR ARCHITECT APPROVED EQUAL. EXTERIOR TRIM & DETAILING: EXTERIOR DOOR & WINDOW SURROUNDS, COLUMNS, WALL CAPS, FASCIA BOARDS, RAFTER TAILS, AND CORNER TRIM SHALL BE PAINTED TO MATCH THE EXTERIOR SIDING. OEXTERIOR DOORS & WINDOWS: EXTERIOR WINDOWS, HINGED DOORS, SLIDERS, MULTI -SLIDERS, & BI -FOLDING DOORS TO BE BY WESTERN WINDOW SYSTEMS. COLOR TO BE DARK BRONZE ANODIZED. OSHUTTERS & GARAGE DOORS: COLOR TO BE CHARCOAL GRAY. ELEVATION NOTE: 71 HEIGHT CERTIFICATION REQUIRED B EAST E L E VAT I O N SCALE: 1/4" = V-0" 4 2.91QQTHEK( ITLLWI----------------- 2A -EO -QT HEK( II'LLWIL — — --------------------------------------------------------- S.B. R I I I R Q I E I c� I I 00 I I I T.O. PLATE _ nnQn I O I I I o I a� I I I SECOND FLOOR I 2. O. SHT'G= 21.50' I I I O I I o I I I I I FIRST FLOOR O. SLAB = 11.00 I I ` LNIABMHEV GRADE PLAN = 10.52' EXTERIOR FINISH SPECIFICATIONS: 0 0 0 \#I EXTERIOR SIDING: EXTERIOR HORIZONTAL LAP -SIDING OVER (1) LAYER DUPONT TYVEK HOMEWRAP. SIDING TO BE PAINTED TO MATCH "SNOWBOUND WHITE" BY SHERWIN WILLIAMS. FINAL COLOR TO BE APPROVED BY HOMEOWNER PRIOR TO FULL APPLICATION. n��VrnT�. CAMELOT 11 SHINGLES BY GAF, COLOR TO BE "CHARCOAL." APPLY SHINGLES WTTH DECK -ARMOR BREATHABLE ROOF DECK PROTECTION, STARTER STRIP SHINGLES, & RIDGE CAP SHINGLES PER GAF INSTALLATION REQUIREMENTS. METAL ROOFING: METAL, STANDING SEAM ROOF TO BE PAC-CLAD'S SNAP -CLAD SYSTEM. COLOR SHALL BE "SLATE GRAY" OR ARCHITECT APPROVED EQUAL. EXTERIOR TRIM & DETAILING: EXTERIOR DOOR & WINDOW SURROUNDS, COLUMNS, WALL CAPS, FASCIA BOARDS, RAFTER TAILS, AND CORNER TRIM SHALL BE PAINTED TO MATCH THE EXTERIOR SIDING. OEXTERIOR DOORS & WINDOWS: EXTERIOR WINDOWS, HINGED DOORS, SLIDERS, MULTI -SLIDERS, & BI -FOLDING DOORS TO BE BY WESTERN WINDOW SYSTEMS. COLOR TO BE DARK BRONZE ANODIZED. OSHUTTERS & GARAGE DOORS: COLOR TO BE CHARCOAL GRAY. ELEVATION NOTE: 71 HEIGHT CERTIFICATION REQUIRED B EAST E L E VAT I O N SCALE: 1/4" = V-0" 4 2.91QQTHEK( ITLLWI----------------- 2A -EO -QT HEK( II'LLWIL — — --------------------------------------------------------- S.B. R I I I GRADE PLAN = 10.52' 1 1 11 Ll I— I J — L 1 s is 2 I III VII I_I I_I II �_ �\y��l"I I I I T.O. PLATE _ V I 7L 7 = i O SECOND FLOOR -- - - - - - - - F - -- T.O. SHT'G= 21.50' 3>-` <4 4 I I I FIRST FLOOR ------------------ I------- �T.O. SLAB = 11.00' I SOUTH ELEVATION SCALE: 1/4" =1'-0" w 0 0 5 x 0 LL z a s 0 a a z a 0 0 z 0 m w a Y a z w 0 z a LL z z 0 x 0 N K a K N a 3 0 N K O x S a 2 D Z a Z_ O N K a N Z a d F Z O z m N a r z 0 w z m 0 LL s a 0 g x a 0 0 N Q m Y F z a zz a z w w 0 x 0 w a ww °o a d a m z N a w F z a w z w z z 0 x a 0 a d 0 a 0 s z 0 0 N x w w w N N d W z 0 z m a r w 0 sm Q 0 E c� 0 GRADE PLAN = 10.52' 1 1 11 Ll I— I J — L 1 s is 2 I III VII I_I I_I II �_ �\y��l"I I I I T.O. PLATE _ V I 7L 7 = i O SECOND FLOOR -- - - - - - - - F - -- T.O. SHT'G= 21.50' 3>-` <4 4 I I I FIRST FLOOR ------------------ I------- �T.O. SLAB = 11.00' I SOUTH ELEVATION SCALE: 1/4" =1'-0" w 0 0 5 x 0 LL z a s 0 a a z a 0 0 z 0 m w a Y a z w 0 z a LL z z 0 x 0 N K a K N a 3 0 N K O x S a 2 D Z a Z_ O N K a N Z a d F Z O z m N a r z 0 w z m 0 LL s a 0 g x a 0 0 N Q m Y F z a zz a z w w 0 x 0 w a ww °o a d a m z N a w F z a w z w z z 0 x a 0 a d 0 a 0 s z 0 0 N x w w w N N d W z 0 z m a r w 0 Q 00 c� 0 00 nnQn �n O Q Q u 00 Ilk GRADE PLAN = 10.52' 1 1 11 Ll I— I J — L 1 s is 2 I III VII I_I I_I II �_ �\y��l"I I I I T.O. PLATE _ V I 7L 7 = i O SECOND FLOOR -- - - - - - - - F - -- T.O. SHT'G= 21.50' 3>-` <4 4 I I I FIRST FLOOR ------------------ I------- �T.O. SLAB = 11.00' I SOUTH ELEVATION SCALE: 1/4" =1'-0" w 0 0 5 x 0 LL z a s 0 a a z a 0 0 z 0 m w a Y a z w 0 z a LL z z 0 x 0 N K a K N a 3 0 N K O x S a 2 D Z a Z_ O N K a N Z a d F Z O z m N a r z 0 w z m 0 LL s a 0 g x a 0 0 N Q m Y F z a zz a z w w 0 x 0 w a ww °o a d a m z N a w F z a w z w z z 0 x a 0 a d 0 a 0 s z 0 0 N x w w w N N d W z 0 z m a r w 0 cz 3 co O CO M N 141101 A ICT N r` N M LoV O O U t U a C N cl m Q 00 c� 0 00 nnQn �n O Q Q u 00 cz 3 co O CO M N 141101 A ICT N r` N M LoV O O U t U a C N cl m REVISION:U 1/3/18 REVISION: REVISION: REVISION: JOB #: 17-027 00 c� a aJ REVISION:U 1/3/18 REVISION: REVISION: REVISION: JOB #: 17-027 LANDSCAPE ARCHIT CTURAL PLANS JOHN WAYNE AIRP(1RT NOT TO SCALE FOR THE TODDR SID NOE STORAGE SPACE HARE30R ISL AND E)R. P11j4 �/Iiiil I z BEDROOMI UP REF FRZR F -Io 0 PANTRY mevI KITCHEN WD 7S: TCONTRACTORCONRACTOR SHALL PROVIDE ALL LABOR TRANSPORTATION MATERIALS AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPEGIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LIGENSED CONTRACTOR. 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO GAL -OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK. 4. THE GONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE NATURE AND LOGAMON OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE GONTRAGTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND / OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND / OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARGHITEGT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. 6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER. 7. GONTRAGTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARGHITEGT PRIOR TO GONSTRUGTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOGIATION. 8. WITH THE ACCEPTANCE TO CONSTRUGT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARGHITEGT HARMLESS OF ANY UNFORESEEN GONSTRUGTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 9. 17 15 THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE GONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. 10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B. M. P. BEST MANAGEMENT PRACTICES. ENTRY mus DINING BUFFET 00 0p Dox r. 0 0 0 Ia'•. NOTICE TO HOMEOWNER: HOME OWNER SHALL PROCESS PLANS THROUGH THE HOME OWNER'S ASSOCIATION PRIOR TO ANY GONSTRUGTION. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOC. APPROVAL. SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE' WILL BE VALID. FOR YOUR DIG ALERT IDENTIFIGATION NUMBER GALL UNDERGROUND SERVICE ALERT. TOLL FREE 1-800-422-4133 (TWO WORKING DAYS BEFORE YOU DIG) DIAL TOLL FREE 1-800-227-2600 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA SHEET INDEX: Lunse No. 3995 s��„� NEN�WTE L-1 COVER SHEET L-2 CONSTRUCTION PLAN L-3 CONSTRUCTION DETAILS L-4 LIGHTING PLAN L-5 IRRIGATION PLAN L-6 IRRIGATION DETAILS L-7 IRRIGATION DETAILS L-8 PLANTING PLAN L-9 PLANTING SPECS. SEE CIVIL ENGINEER'S PLAN FOR ALL DRAINAGE 00 J N t0 �to W N T Q yU rnrn NQ�o U J II' UmNN Qarnrn 04 NZHLL U L.L Q ^J I..L Q U 0 z Q J �I rI DATE: 8_?A-17 DRAWN BY: D.P. SHEET NO) Loom 1 OF - 9 m GENERAL- NOTES AND SPEGIFIGATIONS 1. GENERAL NOTICE TO CONTRACTORS ALL CONTRACTORS AND SUBCONTRACTORS PERFORMING WORK SHOWN ON OR RELATED TO THESE PLANS SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND THE PUBLIG IS PROTEGTED. ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY WITH THE "OGGUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR, AND WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' GON5TRUGTION SAFETY ORDERS% THE OWNER AND OWNERS' REPRESENTATIVES SHALL NOT BE RESPONSIBLE IN ANY WAY FOR THE CONTRACTOR'S AND SUBCONTRACTOR'S COMPLIANCE WITH SAID REGULATIONS AND ORDERS. CONTRACTOR FURTHER AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF GONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY: THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS: AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND HIS REPRESENTATIVE HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN GONNEC71ON WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR HI5 REPRESENTATIVE. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO ASGERTAIN THE LOCATION OF ALL UNDERGROUND UTILITIES OR STRUCTURES FROM FIELD INVESTIGATIONS AND AVAILABLE RECORDS PRIOR TO COMMENCING ANY EXCAVATION. 2. CONCRETE AND REINFORCING STEEL: CEMENT FOR CONCRETE SHALL BE A STANDARD BRAND MEETING THE REQUIREMENTS FOR TYPE V GEMENT OF ASTM SPECIFICATIONS C-150 "PORTLAND GEMENT'. MINIMUM COMPRESSIVE STRENGTH OF ALL CONCRETE SHALL BE 2,500 PSI IN 28 DAYS. 6 SACK MIX WITH A 5" MAX. SLUMP. AT A MINIMUM THICKNESS OF FOUR INCHES OVER 1" SAND BASE AND 90% COMPACTED NATIVE SOIL. (DRIVEWAY MIN. THICKNESS OF 6 INCHES) THE LARGEST PRACTICAL 51ZE OF COARSE AGGREGATE UP TO 1/2" SHALL BE USED IN THE CONCRETE. MINIMUM CONCRETE CLEAR COVERAGE OF REINFORCING STEEL SHALL BE AS FOLLOWS: FOOTINGS: GONGRETE PLACED AGAINST EARTH ... 3' GONGRETE PLACED AGAINST FORMS EXPOSED TO EARTH.. 2" SLABS -11/2' ALL REINFORCING STEEL SHALL BE DEFORMED BARS IN ACCORDANCE WITH ASTM A-615 - GRADE 40. ALL BARS AT SPLIGES IN CONCRETE SHALL LAP AS FOLLOWS: GRADE 40 IS 40 DIAMETER LAP. ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS, AND OTHER INSERTS SHALL BE SECURELY FASTENED IN THE FORMS BEFORE PLACING THE CONCRETE. REINFORCING STEEL SHALL BE SECURELY TIED IN PLACE WITH #16 DOUBLE ANNEALED STEEL WIRE. BARS SHALL BE SUPPORTED ON WELL -CURED CONCRETE BLOCKS OR APPROVED METAL CHAIRS. WIRE FABRIC SHALL CONFORM TO "STANDARD 5PECIFIGATION5 FOR WELD WIRE FABRIC FOR CONCRETE REINFORCEMENT', "ASTM A-185-64". ALL CONCRETE WORK SHALL RECEIVE 1/2" "FIBERMIX STEALTH MULTIFILAMENT FIBERS" AT 2 LBS. PER CU. YD. ALL CONCRETE FLAT WORK AND OR STONE SUB -BASE SHALL RECEIVE NO. 3 BAR AT 18 INCHES ON CENTER, CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE FLAT WORK SHALL RECEIVE NO. 4 BAR AT 12 INCHES ON CENTER, CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE SHALL BE A MINIMUM THICKNESS OF 6 INCHES. ALL CONCRETE SHALL BE UNDERLAIN WITH A VAPOR BARRIER CONSISTING OF A PLASTIC FILM (TEN MIL POLYVINYL CHLORIDE OR EQUIVALENT) AT A MINIMUM. THE VAPOR BARRIER SHOULD BE PROPERLY LAPPED AND SEALED. SINGE THE VAPOR BARRIER WILL PREVENT MOISTURE FROM DRAINING FROM FRESH CONCRETE, A BETTER CONCRETE FINISH CAN USUALLY BE OBTAINED IF AT LEAST TWO INCHES OF SAND IS SPREAD OVER THE VAPOR BARRIER PRIOR TO PLACEMENT OF CONCRETE. 3. MASONRY: UNIT MASONRY SHALL CONFORM TO THE REQUIREMENTS OF ASTY G-90 GRADE N. MINIMUM COMPRESSIVE STRENGTH SHALL BE FOR THE GROSS SECTION OF BLOCK. CEMENT FOR MASONRY MORTAR SHALL CONFORM TO THE REQUIREMENTS OF A5TM C-150 "PORTLAND GEMENT', TYPE 1. MORTAR SHALL BE 1:31/2 CEMENT AND SAND MIX WITH 1/4 PART APPROVED HYDRATED LIME OR LIME PUTTY, TYPE M OR 5. GROUT SHALL BE 1:3:2 CEMENT, SAND, AND 3/8" PEA GRAVEL MIX WITH A SLUMP OF 8" TO 11'. DRYPAGK SHALL BE 1:3 CEMENT AND SAND MIX. ALL REINFORCING STEEL SHALL BE INTERMEDIATE GRADE PERFORMED BARS CONFORMING TO ASTM A-615, GRADE 40. REINFORGING STEEL SHALL BE LOCATED AT THE CENTER OF THE WALL UNLESS OTHERWISE NOTED ON THE PLANS, I.E. RETAINING WALLS. SPLIGES OF REINFORCING STEEL SHALL LAP 40 DIAMETERS OR 2-0" MINIMUM. ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS AND OTHER INSERTS SHALL BE SEGURELY ANGHORED IN PLACE PRIOR TO GROUT. GENERAL: GONTRAGTOR SHALL PROVIDE DECK -O -SEAL EXPANSION MASTIC (COLOR TO MATCH ADJACENT HARDSGAPE, FINISHED WITH SILICA SAND AS EXPANSION JOINTS. EXPANSION JOINTS SHALL OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OF CONCRETE WALKS, ADJACENT TO BUILDINGS, AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND / OR GURB5, THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16 FT. O.C. FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENGINEER. ALL INSIDES OF ALL RAISED PLANTERS / RETAINING WALLS SHALL RECEIVE THOROSEAL WATERPROOFING PER MANUFACTURES SPEC. ALL HARDSGAPE (STONE WORK AND CONCRETE ETC.) SHALL BE SEALED PER AER (AMERICAN ENVIRONMENTAL RECOVERY, ING.) RECOMMENDATIONS. GONTAGT MARC- WINBURN AT 714-724-5009 FOR QUOTE. CONTRACTOR TO HAVE MARK WINBURN PERFORM A STATIC COEFFICIENT OF FFIIG710N TEST ON ALL FINISH SURFACES TO ENSURE THE S -ONE MEETS INDUSTRY STANDARDS FOR SLIPPAGE PRIOR TO INSTALLATION. CONTRACTOR SHALL CONSULT OWNER IN REGARDS TO OUTDOOR SPEAKER LOCATION. AND PROVIDE SEPARATE BID FOR RUNNING SPEAKER WIRE IN PVC SG 80 GONDUIT AND WIRE TO EACH LOCATION. CONTRACTOR SHALL PROV.DE OWNER AS BUILT DRAWINGS FOR ALL UNDERGROUND UTILITIES - IRRIGATION WIRES, ANY SPEAKER WIRES AND OR GAS LINES. ALL TREES PLANTED WITHIN FIVE FEET OF HARDSGAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSGAPE AREA. ALL DOWNSPOUTS SHALL BE CONNECTED TO THE LOT DRAINAGE SYSTEM. SEE DRAINAGE PLAN CONTRACTOR SHALL BE IN CHARGE OF PROCESSING ALL PERMITS WHERE NEEDED. POOLS, SPAS, WALLS, FENCES, PATIO COVERS, AND OTHER FREE-STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR HI5 OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE G17Y ENGINEER. MASONRY CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELEGTRIGIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC. ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES. FINISH SURFACE OF CONCRETE OR HIARD5CAPE SURFACE TO BEA 3" MINIMUM BELOW STUCCO SGREED: VERIFY IN FIELD AND ADJUST GRADES IF NEGE55ARY TO ACHIEVE THIS. CHECK WITH GOVERNING GODES FOR REQUIREMENTS AND COMPLY WITH IF DIFFERENT. STEP TREADS TO BE 12" WIDE MINIMUM. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARGHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRAGTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 17 15 THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. CONSTRUCTION BID ITEMS: CONTRACTOR SHALL PROVIDE AN ITEMIZED BID COST FOR EACH OF THE FOLLOWING. 1DBRICK FACED BARBECUE CENTER, B.B.Q. UNIT TO BE SUPPLIED BY THE OWNER WITH AGGESS DOOR FOR BELOW B.B.Q. SERVING TOP SHALL BE GRANITE. CONTRACTOR SHALL SUPPLY GAS AND POWER (120v outlet) TO THIS AREA. SEE ELEVATION DRAWING. COORDINATE OPENINGS IN COUNTER BARBECUE, G.F.G.I. OUTLETS AND ANY OTHER EQUIPMENT TO BE SELECTED. OFOUNTAIN FEATURE. FOUNTAIN PROVIDED BY OWNER - CONTRACTOR SHALL INSTALL AND PROVIDE POWER AND FOUNTAIN FILL VALVE. OCOLORED CONCRETE SIDE YARD WITH CONTROL JOINTS AS SHOWN AND EXPANSION JOINT AT BASE OF HOUSE. OFLAG STEPPING STONES SET ON 4" MORTAR BASE, ALLOW ±3" BETWEEN STONES FOR PLANTING. OSAND SET BRICK PATH. EDGE WITH PERMALOGK SIDWALL ALUMINUM LANDSCAPE EDGE. OCOLORED 6" THICK CONCRETE DRIVEWAY PADS WITH LANDSCAPE BETWEEN. O6 FT. SIDE YARD GATE - PAINT TO MATCH HOUSE COLOR. OEXISTING PROPERTY LINE WALL, PROTECT IN PLACE. OPOT DRAIN LOCATION - SEE DRAINAGE PLAN, 10 EXISTING TREE, PROTECT IN PLACE. OPERMEABLE SAND SET PAVERS 12 BRICK HARDSGAPE ON 4" CONCRETE BASE. 13 14 HA�B0R ISLAND DR. GRAPHIG SCALE 14 w NORTH SCALE: 1/8" =1'-0" O 8 16 24 32 40 48 0o W N .p m '0 LJ_ W N Q NU _0,0 U N Q W O Q W � � w CO un Lin N N Q H'11 QO-ITa a0,`V` NowwQ NZH-W U O a I/ IS m a 1 DATE: 8-24-17 DRAWN BY: D.P. SHEET NO: Loom 2 OF - 9 2y R m k9 Ci Q U dU 0 CL1 m o v- 1 Q N W Z (� O ' M� "'13) icc- C DATE: 8-24-17 DRAWN BY: D.P. SHEET NO: Loom 2 OF - 9 2y R 3'-0 MIN. I VERIFY W/ OWNER I 1. FLOAT VALVE uj rn 2. FLOW GONTROL UNIT U 3. FLEXIBLE PVC PIPE. H rn a 4. PUMP W/ CORD. SIZE AS REQUIRED.1 N U (7, o U 5. UNION 4 a w W 0. OVERFLOW, PLUMB TO DRAIN SYSTEM U m N N 7. SUPPLY LINE. SIZE AS REQUIRED U a rn 8. RETURN LINE 3 X SIZE OF SUPPLY LINE. 2 Q o o; _ 9. DIRECT BURIAL PLASTIC BASIN WITH LID.>k41.g-1'-'X o W w a 10. CONNECT PUMP TO GFGI CIRCUIT N Z H• LL U 11. PLUMB TO STATIC POTABLE WATER SOURCE. ENSURE SOURCE IS ISOLATED • FROM DOMESTIG WATER BY RP BAGKFLOW Q F= W 112 3 6 7 Z 3 Q F U --- p • ----------------------- Z ONGRETE TOP Q 10 - TYPICAL FOUNTAIN PUMP INSTALLATION INSTALL CIRCULATION PUMP ON BACK SIDE PER DETAIL ABOVE. LINE INSIDE W/ 1" POOL TILE STONE FACE. TO BE SELECTED A PRE -CAST GONG. GAP SPILL SCUPPER Z \ I I I STONE FADE z FOUNTAIN ELEVATION O W 0) 1. 2 X 6 TOP AND BOTTOM RAILS WITH RADIUS AT TOP MEMBER - PROVIDE DADO TO ACCEPT T 6,: G. 2. 2 X 6 SIDE RAILS - PROVIDE DADO TO ACCEPT T ;, G. 3. 1 X 4 7 a 0 PANEL. 4. GATE HARDWARE AS SELEGTED BY OWNER. 5. 1 X 3 GATE STOP ATTACH TO WALL WITH GALVANIZED FASTENERS AT 4 PLACES. C. TWO 0' LONG X 3/8" DOWELS AT EACH SPLICE. 7. 3 GALVANIZED BUTT HINGES WITH BLACK FINISH. 8. BLOCK WALL - SEE CONSTRUCTION PLAN. 0. FINISH SURFACE NOTE: ALL WOOD TO BE CLEAR D.F. PRIME AND PAINT TO MATCH HOUSE (VERIFY COLOR WITH OWNER). PROVIDE COPPER GAP WOOD GATE imul 3. HARDSGAPE SURFAGE. 4. SELF -LEVELING DECK -O -SEAL EXPANSION MASTIC GOLOR TO MATCH GONG., FINISH WITH SILICA SAND 5. 3/ 8' POLYFELT FOAM EXPANSION. 6. COMPACTED SOIL FOR HARDSGAPE TYPE, SEE CONSTRUCTION PLAN. EXPANSION JOINT AT HOUSE r� PRE-GAST GONG. III11111111=1111=III =1111111111111111111111111111=1111=1111 GOLD JOINT EXPANSION JOINT GAP 1. SECOND POUR 2. # 4 REBAR AS STEEL DOWEL 3. SAW GUT OR TOOLED CONTROL JOINT, SEE CONSTRUCTION PLAN 4, SPEED DOWEL SLEEVE (800) 531-3355 S. FIRST POUR 6. COMPACTED SOIL 7. POLYFELT FOAM EXPANSION. 8. SELF -LEVELING DECK -O -SEAL EXPANSION MASTIC COLOR TO MATCH GONG., FINISH WITH SILICA SAND FOR CONCRETE PAVING COLOR AND TEXTURE, SEE CONSTRUCTION PIAN. 1. TOOLED OR SAWGUT CONTROL JOINT - MIN. 1/8" WIDE x 1/3 DEPTH OF GONGRETE WHERE SHOWN ON PLAN. 2. GONGRETE PAVING AND OR CONCRETE SUB -BASE FOR STONE, BRICK ETC.. - SEE PLAN 3. THICKENED EDGE 8" THICK FOR WALKING SURFACES, 10" THICK FOR DRIVEWAY. 4. REBAR PER CONSTRUCTION PLAN. 5. FINISH LANDSCAPE GRADING. NOTE: MAINTAIN 3" CLEAR BETWEEN REBAR AND EARTH. 2" MIN. PROVIDE SAND BED AND / OR BASE MIX OVER GOMPAGTED 90916 SUBGRADE. TYPICAL HAzDSCAPE THICKENED EDGE EXPANSION JOINT / SPEED DOWEL DETAIL CONTROL JOINT / SAW GUT DETAIL DATE: 8-24-17 DRAWN BY: D.P. SHEET NO. Loom 3 OF - 9 IF DISTANCES FROM TRANSFORMER EXCEED RECOMMENDED LENGTHS AND WATTAGES, EXCESSIVE VOLTAGE DROP WILL OCCUR AND LIGHT OUTPUT WILL GREATLY DIMINISH. CENTER TRANSFORMERS WHENEVER POSSIBLE. MAKE CABLE RUNS AS SHORT AS POSSIBLE TO REDUCE VOLTAGE DROP. SIZE CABLE AND TRANSFORMERS PROPERLY FOR EACH PROJECT. ALLOW ROOM FOR GROWTH OR ADDITIONS TO THE SIGHTING SYSTEM. IT IS RECOMMENDED TO USE EYELET, FLANGE SPADE, OR SPADE TERMINAL CONNECTORS WHEN ATTAGHING CABLE TO TERMINAL BLOCK STUDS. THIS ENABLES ADDITIONAL SETS OF GABLE TO BE USED AND REDUCES THE POSSIBILITY OF STRAY WIRES TO TOUCH FROM ONE CONDUCTOR TO ANOTHER. IF THIS HAPPENS, ARCHING WILL OCCUR CAUSING A SUPER HEATED CONDITION AT THE TERMINAL BLOCK. CAUTION: HALOGEN LIGHTS OPERATED BELOW 10 VOLTS CONTINUOUSLY WILL BLACKEN AND HAVE BOTH LIFE AND LIGHT OUTPUT LESS THAN THE ABOVE FIGURES. FLUORESCENT LIGHTS WILL NOT OPERATE UNDER 10 VOLTS. VOLTAGE DROP IS INHERENT IN ALL LIGHTING SYSTEMS. MAKE CABLE RUNS AS SHORT AS POSSIBLE FROM TRANSFORMER. CENTER THE TRANSFORMER WHENEVER POSSIBLE AND MAKE MLLTIPLE RUNS TO ACHIEVE THE DESIRED COVERAGE. CONTRACTOR SHALL USE SILICONE- FILLED SAFETY WIRE CONNECTORS BY "KING CONNECTORS" MODEL NO. KING -6T FOR DIRECT BURRAL LOW -VOLTAGE LIGHTING SYSTEMS. FINISH GRADE SPOT LIGHT FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE. SPIKE MOUNT LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. TYPICAL DIRECTIONAL SPOT LIGHT SHRUB PLANTING AREAS SCALE: NOT TO SCALE FINISH GRADE 114 FLOOD LIGHT FIXTURE. SEE \ LIGHTING PLAN LEGEND FOR _\ TYPE. SPIKE MOUNT LOW VOLTAGE CABLE WITH APPROVED WATER PROOF GONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. TYPICAL FLOOD LIGHT SCA_E. NOT TO SCALE 1. FINISH GRADE 2. 2" IN G.G., FLUSH IN LAWN 3. VALVE BOX (SEE SPECS.) 4. WATER PROOF CONNECTOR 5. 24" LINEAR LENGTH OF WIRE, COILED. G. BRICK (1 OF 4 ) 7. PVC SWEEP ELLS, 8. 1 CU. FT. PEA GRAVE (MIN) 9. GRAY PVC SCH 40 WHEN SPECIFIED DIRECT BURIAL OTHERWISE. RUN ALL WIRES ADJACENT TO IRRIGATION MAIN LINE WHEN POSSIBLE. WIRE PULL BOX / JUNCTION BOX LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. BLUE ENT W/ SWEEPS BLOCK WALL - SEE AS REQUIRED CONSTRUCTION PLAINT�- WALL LIGHT FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE. WATERPROOF ALL SLEEVE ENDS W/ SILICONE TO PREVENT WATER SEEPAGE. THIS FIXTURE IS DESIGNED FOR DOWNLIGHTING ONLY. DO NOT USE IN AN UPLIGHT POSITION TYPICAL RECESS WALL LIGHT STEP LIGHT SIMILAR TOP VIEW SCALE: NOT TO SCALE STAKE MOUNTED LIGHTING FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE, COLOR a LAMP. LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 36" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR FUTURE RELOCATION. SCALE: NOT TO SGALE TYPICAL LANDSCAPE AREA LIGHT SHRUB PLANTING AREAS INSTALL THIS MODEL IN DRAINED AREAS. DO NOT INSTALL IN LOCATIONS THAT ARE SUBJECT TO STANDING WATER AS IT IS NOT AN UNDERWATER I Ir NT LL LIGHT FIXTURE. SEE HTING PLAN LEGEND FOR �E. SET FIXTURE FLUSH WITH SH GRADE IN LAWN AREAS. V VOLTAGE CABLE WITH DROVED WATER PROOF NNEGTION. LEAVE 18' MIN. DP GOILED IN BOTTOM OF PURE FOR MAINTENANCE ?POSES. I �J. FT. OF COARSE GRAVEL TYPICAL WELL LIGHT LAWN AREA SCALE: NOT TO SCALE LIGHTING LEGEND VOLTAGE GUIDELINE L/NEAR FT OF # 12/2 W/RE FROM THE TRANSFORMER TO THE F/RST LAMP TOTAL WATTAGE OF RUN 40 80 108 128 144 180 WATTS WATTS WATTS WATTS WATTS WATTS VOLTAGE TAP TO BE USED AT TRANSFORMER 25 LN. Fr. 12V 12V 12V 13V is V 13 V 50 LN. FT. 12V 12V 12V 13V 14 V 14 V 75 LN. Fr. 12V 12V 13V 13V 14 V 14 V 100 LN.IFT. 12V 13V 14V 14V 150 LN. FT. 13V 14V 15V 16V 200 LN. FT. 14V 14V 16 V 17V 16V 2ov 250 LN. FT. 14V 16V 17V 18V 2n V 20 V 300 LN. Fr. 15 V 17V 18 V 20 V 2n V 350 LN. Fr. 15V 18 V 20V 400 LN. Fr. 15 V 20 V 20 V 450 LN. Fr. 15 V 20 V 500 LN. Fr. 16 V 20 V 550 LN. Fr. 17V 600 LN. FT. 17V 650 LN. FT. 18 V 700 LN. FT. 18 V 750 LN. FT. 20 V 800 LN. FT. 20 V 220 WATT HAL' 12 HOW TO USE DIFFERENT VOLT TAPS. 12 VOLTS 12 VOLTS EXAMPLE: If the first light tests at 8 volts, subtract 8 -8 VOLTS + 4 VOLTS volts fc= 12 volts, which equals 4 volts. Now add the 4 = ¢VOLTS = 16 VOLTS volts back irto 12 volts and that will equal 16 volts (thus) CONTRATOR SHALL RUN MINIMUM OF 8 GUAGE WIRE FROM THE TRANSFORMER FOR THE FIRST 15 FT., PRIOR TO -HE REDUCTION OF WRE S'ZE. W'RE 5 Z UNDER 14 GL.'AGE IS NOT =0R THIS LIGHTING GABLE / DISTANCE CHART CABLE TYPE RECOMMENDED DISTANCE FRO TRANSFORMER (SINGLE MAXIMUM WATTAGE ONE CIRCUIT 2 CONDUCTORS E ET _- 200 WATTS: -2 __- 250 WA -TS G i L 00 FEE- 300 WA S !C/2 150 FEET 300 WA -5 8/2 200 FEET 300 WATTS 2 CIRCUITS 3 CONDUCTORS 12/3 200 FEETrcCO WATTS, '.300 WA--- =c2 C RC- T) -0/3 250 FEET 600 WA -TS. ;SCO WA -5 �2 C RC:.11] FINISH GRADE SPOT LIGHT FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE. SPIKE MOUNT LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. TYPICAL DIRECTIONAL SPOT LIGHT SHRUB PLANTING AREAS SCALE: NOT TO SCALE FINISH GRADE 114 FLOOD LIGHT FIXTURE. SEE \ LIGHTING PLAN LEGEND FOR _\ TYPE. SPIKE MOUNT LOW VOLTAGE CABLE WITH APPROVED WATER PROOF GONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. TYPICAL FLOOD LIGHT SCA_E. NOT TO SCALE 1. FINISH GRADE 2. 2" IN G.G., FLUSH IN LAWN 3. VALVE BOX (SEE SPECS.) 4. WATER PROOF CONNECTOR 5. 24" LINEAR LENGTH OF WIRE, COILED. G. BRICK (1 OF 4 ) 7. PVC SWEEP ELLS, 8. 1 CU. FT. PEA GRAVE (MIN) 9. GRAY PVC SCH 40 WHEN SPECIFIED DIRECT BURIAL OTHERWISE. RUN ALL WIRES ADJACENT TO IRRIGATION MAIN LINE WHEN POSSIBLE. WIRE PULL BOX / JUNCTION BOX LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. BLUE ENT W/ SWEEPS BLOCK WALL - SEE AS REQUIRED CONSTRUCTION PLAINT�- WALL LIGHT FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE. WATERPROOF ALL SLEEVE ENDS W/ SILICONE TO PREVENT WATER SEEPAGE. THIS FIXTURE IS DESIGNED FOR DOWNLIGHTING ONLY. DO NOT USE IN AN UPLIGHT POSITION TYPICAL RECESS WALL LIGHT STEP LIGHT SIMILAR TOP VIEW SCALE: NOT TO SCALE STAKE MOUNTED LIGHTING FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE, COLOR a LAMP. LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 36" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR FUTURE RELOCATION. SCALE: NOT TO SGALE TYPICAL LANDSCAPE AREA LIGHT SHRUB PLANTING AREAS INSTALL THIS MODEL IN DRAINED AREAS. DO NOT INSTALL IN LOCATIONS THAT ARE SUBJECT TO STANDING WATER AS IT IS NOT AN UNDERWATER I Ir NT LL LIGHT FIXTURE. SEE HTING PLAN LEGEND FOR �E. SET FIXTURE FLUSH WITH SH GRADE IN LAWN AREAS. V VOLTAGE CABLE WITH DROVED WATER PROOF NNEGTION. LEAVE 18' MIN. DP GOILED IN BOTTOM OF PURE FOR MAINTENANCE ?POSES. I �J. FT. OF COARSE GRAVEL TYPICAL WELL LIGHT LAWN AREA SCALE: NOT TO SCALE LIGHTING LEGEND SYMBOL DESCRIPTION / COLOR MFG. MODEL NO. LAMP VOLTAGE NOTES: O COPPER AREA LANDSCAPE / PATH LIGHT, 17 HIGH, "SMALL HAT' TOP 7OP-PL-340-MBR 2 WATT LED 12 LOCATE x12' AWAY FROM ANY WALK OR PATIO. t 18' FROM MOW EDGE. COPPER DIRECTIONAL UP LIGHT W/ LARGE SHROUD TOP TOP 142 -MBR 6 WATT LED 12 SHINE IN MID BRANCHES OF TREE m COPPER DIRECTIONAL FLOOD LIGHT TOP TOP -UL -150 -MBR PAR 36 FLOOD 6 ALT WATT LED 12 SHINE IN LOWER BRANCHES OF SHRUB OR VINE. LOUVERED BRASS RECESS LIGHT. TOP TOP-SL-LGBX SL-CV12534-MBR (3) 2 WATT LED 12 LOCATE 2" BELOW WAL_ GAS. INS -ALL FLUSH TO WALL, WIRES IN BLUE ENT. AND OR IN STEP FACE. i COPPER DIRECTIONAL SPOT TOP TOP -UL -114 -MBP 220 WATT HAL' 12 SHINE AT URN OR STATUE T TRANSFORMERS SHALL BE A TOP 600 WATT TOP LIGHTS TRANSFORMER BY TOP W/ INTEGRAL TIMER) CONTACT BRETT BROWNING AT TOP LIGHTS INC. TO PLACE ORDER 877-867-5596 (CELL 949-422-4563) GENERAL LIGHTING NOTES ALL LIGHTING FIXTURES AND ELECTRICAL INSTALLATION SHALL BE IN CONFORMANCE WITH THE NATIONAL ELECTRICAL GODES AND LOCAL GOVERNMENTAL AGENGY, PERMIT REQUIREMENTS AND STATE HEALTH AND SAFETY REQUIREMENTS. CONTRAGTOR SHALL VERIFY LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. CONTRACTOR SHALL BE HELD LIABLE FOR ANY DAMAGES INCURRED. ALL ELECTRICAL FIXTURES ARE SHOWN SCHEIMAMCALLY FOR APPROXIMATE LOCATIONS AND QUANTITIES REQUIRED. FINAL LOCATIONS TO BE VERIFIED ON SITE BY THE CONTRACTOR AT NIGHT. CONTRACTOR SHALL COORDINATE ALL SLEEVING REQUIRED WITH MASONRY AND OTHER SUBCONTRACTORS AS REQUIRED. CONTRACTOR SHALL SIZE AND CIRCUIT ALL ELECTRICAL REQUIREMENTS PER MANUFACTURERS REQUIREMENTS. ALL- CABLE LLGABLE MUST BE INSTALLED A MINIMUM OF 12 INCHES BELOW GRADE. PVC SGH 40 SLEEVING SHALL BE PROVIDED UNDER ALL HIARDSCAPE AREAS. ALL GROUND -MOUNTED FIXTURE SHALL HAVE A MINIMUM OF 18" OF EXCESS CABLE BURIED AT EACH FIXTURE FOR POSSIBLE RE POSITIONING AND OR MAINTENANCE. CONTRAGTOR SHALL PROVIDE OWNER WITH ALL MANUFACTURERS GUARANTEE LITERATURE. F-1 STORAGE SPACE m UP "ARBOR ISLAND E)R. �.� snaa MimiL MIN :�eaa.a®I BEDROOM 1 REF FRZR o 0 PANTRY MWS KITCHEN WD GRAPHIC, SG/,!,,LE DINING DINING BUFFET 0 O 8 16 24 �1 32 NORTH SCALE: 1/8" =1'-O" 40 48 0 0 Uj N 0 W N O� 5 Q NU me NQ00o U Q_ LU w Um N N L)Il5� ~_ a CL' ; _ O W W Q 04 H LL U If Q LU a- < U U) z m O (LL V/ Z N 01- U TL ED cn V m W0aQ z O Q 1L z Q O Z �I DATE: (5_24-17 DRAWN BY: D.P. SHEET NO) Lamm 4 OF - 9 31 TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA (PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEET WIDE) 75% OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLS PLANT FACTOR OF 0.3. COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES 3 -INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TUR= AREAS) AUTOMATIC IRRIGATION GONTROLLERS WITH MANUAL SHUT-OFF VALVES STATEMENT, "I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO)." POINT OF CONNECTION MAKE IRRIGATION POINT OF CONNECTION INTO WATER SERVICE LINE DIRECTLY DOWNSTREAM OF EXISTING LOT WATER METER. VERIFY EXACT LOGAMON IN THE FIELD AND ADJUSTAS NECESSARY. INSTALL BALL VALVE AT POG FOR IRRIGATION SYSTEM ISOLATION. EXTEND MAINLINE AS SHOWN TO SIDE YARD FOR IRRIGATION EQUIPMENT LOCATION. INSTALL BAGKFLOW PREVENTER DOWNSTREAM OF BALL VALVE PER ALL LOCATE CODES. FINAL BACKFLOW PREVENTER LOGATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. PIPING BETWEEN THE POG AND THE BACKFLOW PREVENTER TO BE 1" TYPE 'K' COPPER INSTALL MASTER VALVE DOWNSTREAM OF BACKFLOW DEVICE AND WIRE TO CONTROLLER PER MANUFACTURERS DIRECTIONS. INSTALL FLOW SENSOR DOWNSTREAM OF MASTER VALVE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. MAXIMUM DEMAND IS 5 GPM. MINIMUM DESIGN PRESSURE AT POG IS 60 PSI. CONTRACTOR SHALL TAKE A DIRECT PRESSURE MEASUREMENT AT THE POG PRIOR TO START OF WORK. IF STATIC PRESSURE IS GRATER THAN 80 PSI. INSTALL PRESSURE REGULATOR WITH BACKFLOW ASSEMBLY PER THESE PLANS AND SET TO 60 PSI. IF STATIC PRESSURE IS BETWEEN 60 PSI AND 80 PSI, DO NOT INSTALL PRESSURE REGULATOR. IF STATIC PRESSURE IS LESS THAN 60 PSI. NOTIFY LANDSCAPE ARCHITECT IN WRITING. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLYAND PRESSURE ISSUES HAVE BEEN RESOLVED. 2. Soil Preparation Mulch and Amendments (a) Prior to planting of any materials, compacted sails shall be transformed to a friable condition. On engineered slopes, only amended planting holes need to meet this requirement. (b) Soil amendments shall be Incorporated according to the recommendations of the soil report and what is appropriate for plants selected. (c) For landscape Installations, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six Inches into the soil. Soils with greater than 6% organic matter In the top 6 inches of soll are exempt from adding compost and tilling. (d) A minimum two, three inch (3") layers of mulch shall be applied on all exposed soil surfaces of planting areas except In turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, up to 596 of the landscape are may be left without mulch. Designated Insect habitat must be Included in the landscape design plan as such. (e) Stabilizing mulching products shall be used an slopes that meet current engineering standards such as those detailed in the USDA/USAID Low Volume Roads Engineering Best Management Practices Field Guide. (f) The mulching portion of the seed/mulch slurry In hydroseeded applications shall meet the mulching requirement. (g) Organic mulch materials made from recycled or postconsumer shall take precedence over inorganic materials or virgin forest products unless the recycled post -consumer CONTROLLER INSTALL IRRIGATION CONTROLLER OUTSIDE HOUSE AS SHOWN ON THE PLANS. FINAL CONTROLLER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE THE IRRIGATION CONTRACTOR SHALL COORDINATE 120V AG POWER TO THE FINAL GONTROLLER LOCATION WITH GENERAL CONTRACTOR AND / OR ELECTRICAL CONTRACTOR AS NECESSARY, AND PAY ALL ASSOCIATED COST. THE IRRIGATION CONTRACTOR SHALL MAKE ALL FINAL CONNECTIONS PER LOCAL CODES. MOUNT, GROUND, AND WIRE ALL THE CONTROL EQUIPMENT PER THE MANUFACTURER'S DIRECTIONS, THESE PLANS, AND PER ALL LOCAL CODES. SLEEVING MAINLINE AND VALVES SHOWN OUTSIDE OF PLANTED AREAS FOR CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT IN ADJACENT PLANTED AREAS EXCEPT WHERE SLEEVING IS SHOWN ON THE PLANS. ALL PIPES AND WIRES THAT MUST RUN UNDER HARDSGAPE TO BE SLEEVED IN SGH 40 PVC SLEEVES ACCORDING TO THE SLEEVING CHART. DRIP LINE SYSTEMS SHRUB AREAS AS SHOWN SHALL BE IRRIGATED WITH DRIP LINE IRRIGATION. INSTALL ALL DRIP LINE SYSTEMS PER THE MANUFACTURER'S DIRECTIONS AND RECOMMENDATIONS. CONTRAGTORS NOT FAMILIAR WITH DRIP LINE SYSTEM INSTALLATION SHALL CONTACT THE MANUFAGTURER'S REPRESENTATIVE PRIOR TO START OF WORK FOR ON-SITE PRODUCT AND INSTALLATION TRAINING. Appendix B CERTIFICATION OF LANDSCAPE DESIGN I hereby certify that: (1) I am a professional appropriately licensed in the State of California to provide professional landscape design services. (2) The landscape design and water use calculations for the property located at _ �I'I RCD/-/lnl RDY (provide street address or parcel numberil were prepared by me or under my supervision. (3) The landscape design and water use calculations for the identified property comply with the requirements of the City of NEWPORT BEACH Water Efficient Landscape Ordinance (Municipal Code Sections and the City of NEWPORT BEACH Guidelines for Implementation of the City of NEWPORT BEACH Water Efficient Landscape Ordinance. (4) The information I have provided in this Certificate of Landscape Design is true and correct and is hereby submitted in compliance with the City of NEWPORT BEACH Guidelines for Implementation of the City ot, EwPORT BEAGHWater Efficient Landscape Ordinance. DAVID A. PEDERSEN Print Name 6-23-17 Date „�l �oiionnom✓ .3895 Signature License Number 20271 ACACIA 57. NEWPORT BEACH GA. SUITE 120 Address 949-251-8999 Telephone Landscape Design Professional's Stamp S��NDSCAPt J hhl 3895 . ;�GNit7yRE RENCi�MTFCi WIRELESS ET SENSOR - LOCATE ON OUTSIDE OF HOUSE. FINAL LOCATION TO BE DETERMINED IN THE FIELD. ADJUSTA5 NECESSARY. —1 n �K DAVE@D PLAN DSGAPE.GOM E-mail Address LOGATE ALL EQUIP. ALONG GARAGE WALL Hl H2 H3 ALL PIPING AND RELATED IRRIGATION EQUIPMENT SHOWN IN PAVED AREAS 5 FOR CLARITY ONLY, ALL EQUIPMENT TO BE INSTALLED IN PLANTED AREAS WHEN POSSIBLE. THE FINAL LOCATION AND EXACT POSITIONING OF THE IRRIGATION CONTROLLER SHALL BE APPROVED BY THE OWNER PRIOR TO INSTALLATION THIS IRRIGATION SYSTEM SHALL BE INSTALLED. BY A COMPETENT LANDSCAPE CONTRACTOR EXPERIENCED IN IRRIGATION INSTALLATION AND THE BASIC FUNDAMENTALS OF ITS HYDRAULIC DEMANDS. THE IRRIGATION CONTRACTOR SHALL FIELD SELECT ALL IRRIGATION NOZZLES AND ARK PATTERNS TO OBTAIN OPTIMUM HEAD TO HEAD COVERAGE WITH THE MINIMUM OF OVER -SPRAY. THE IRRIGATION CONTRACTOR SHALL GUARANTEE ENTIRE SPRINKLER SYSTEM AGANST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FROM DATE OF APPROVAL. SHOULD ANY REPAIRS BE NECESSARY DURING THE PERIOD, IF DUE TO DEFECTIVE MATERIALS OR WORKMANSHIP, CONTRACTOR SHALL REPAIR AT HIS EXPENSE. OBSTRUCTIONS WHEN VERTICAL OBSTRUCTIONS (UTILITIES BOXES, STREET LIGHTS, TREES, ETC.) INTERFERE WITH THE SPRAY PA77EPN OF THE SPRINKLER HEADS SO AS TO PREVENT PROPER COVERAGE, THE IRRIGATION CONTRACTOR SHALL FIELD ADJUST THE SPRINKLER SYSTEM BY INSTALLING A QUARTER CIRCLE OR HALF CIRCLE SPR'-NKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TO PROVIDE PROPER COVERAGE. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. (TYPICAL) EQUIPMENT LEGEND Water Efficient Landscape Worksheet -Residential MANUFAGTUER / MODEL NUMBER BP Reference evapotranspiration(Eto) My 45.4 MAWA=EtoX0.62X[(0.55XLA)+(1-0.55XSLA)] TORO TF5-050 SERIES FLOW SENSOR IN PVC TEE I Hydrozone# Plant ® Irrigation efficiency IRRITROL 700-1 SERIES 'ULTRA FLOW ELECTRIC GONTROL VALVE I Estimated Total Planting description TORO TMC-424E-OD+TSM-8F SERIES WEATHER - BASED AUTOMATIG ET ADJUSTING 'SMART CONTROLLER - WITH IRRITROL GL -100 5ERIE5 CLIMATE LOGIC' WIRELESS ET / RAIN SENSOR factor Irrigation Method (IE) ETAF:(PF:/IE):[ Landscape Area ETAF X Area Water Use ETWU Regular Landscape Areas FIELD FABRICATED OPERATION INDICATOR / MANUAL FLUSH VALVE ASSEMBLY. LEO 1 driveway strips 0.2 drip line 1 0.81 0.246 1 120 1 29.52 830.92 2 south side yard 0.4 drip line 0.81 0.493 127 62.61 1762.34 3 north side yard 0.4 drip line 0.81 0.493 519 255.87 7202.22 Average Total Total 0.41 1 766 348 Total Landscape Area 766 Sitewide ETAF 0.41 ETWU Total 9795.48 Maximum AllowedWater Allowance (MAWA) 11858.75 Appendix B CERTIFICATION OF LANDSCAPE DESIGN I hereby certify that: (1) I am a professional appropriately licensed in the State of California to provide professional landscape design services. (2) The landscape design and water use calculations for the property located at _ �I'I RCD/-/lnl RDY (provide street address or parcel numberil were prepared by me or under my supervision. (3) The landscape design and water use calculations for the identified property comply with the requirements of the City of NEWPORT BEACH Water Efficient Landscape Ordinance (Municipal Code Sections and the City of NEWPORT BEACH Guidelines for Implementation of the City of NEWPORT BEACH Water Efficient Landscape Ordinance. (4) The information I have provided in this Certificate of Landscape Design is true and correct and is hereby submitted in compliance with the City of NEWPORT BEACH Guidelines for Implementation of the City ot, EwPORT BEAGHWater Efficient Landscape Ordinance. DAVID A. PEDERSEN Print Name 6-23-17 Date „�l �oiionnom✓ .3895 Signature License Number 20271 ACACIA 57. NEWPORT BEACH GA. SUITE 120 Address 949-251-8999 Telephone Landscape Design Professional's Stamp S��NDSCAPt J hhl 3895 . ;�GNit7yRE RENCi�MTFCi WIRELESS ET SENSOR - LOCATE ON OUTSIDE OF HOUSE. FINAL LOCATION TO BE DETERMINED IN THE FIELD. ADJUSTA5 NECESSARY. —1 n �K DAVE@D PLAN DSGAPE.GOM E-mail Address LOGATE ALL EQUIP. ALONG GARAGE WALL Hl H2 H3 ALL PIPING AND RELATED IRRIGATION EQUIPMENT SHOWN IN PAVED AREAS 5 FOR CLARITY ONLY, ALL EQUIPMENT TO BE INSTALLED IN PLANTED AREAS WHEN POSSIBLE. THE FINAL LOCATION AND EXACT POSITIONING OF THE IRRIGATION CONTROLLER SHALL BE APPROVED BY THE OWNER PRIOR TO INSTALLATION THIS IRRIGATION SYSTEM SHALL BE INSTALLED. BY A COMPETENT LANDSCAPE CONTRACTOR EXPERIENCED IN IRRIGATION INSTALLATION AND THE BASIC FUNDAMENTALS OF ITS HYDRAULIC DEMANDS. THE IRRIGATION CONTRACTOR SHALL FIELD SELECT ALL IRRIGATION NOZZLES AND ARK PATTERNS TO OBTAIN OPTIMUM HEAD TO HEAD COVERAGE WITH THE MINIMUM OF OVER -SPRAY. THE IRRIGATION CONTRACTOR SHALL GUARANTEE ENTIRE SPRINKLER SYSTEM AGANST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FROM DATE OF APPROVAL. SHOULD ANY REPAIRS BE NECESSARY DURING THE PERIOD, IF DUE TO DEFECTIVE MATERIALS OR WORKMANSHIP, CONTRACTOR SHALL REPAIR AT HIS EXPENSE. OBSTRUCTIONS WHEN VERTICAL OBSTRUCTIONS (UTILITIES BOXES, STREET LIGHTS, TREES, ETC.) INTERFERE WITH THE SPRAY PA77EPN OF THE SPRINKLER HEADS SO AS TO PREVENT PROPER COVERAGE, THE IRRIGATION CONTRACTOR SHALL FIELD ADJUST THE SPRINKLER SYSTEM BY INSTALLING A QUARTER CIRCLE OR HALF CIRCLE SPR'-NKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TO PROVIDE PROPER COVERAGE. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. (TYPICAL) 2 3 HZ -1 -1Z-2 HZ -3 Rj Rj Rj Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data with nonvolatile memory shall be required for irrigation scheduling in all irrigation systems recommending U.S. EPA WaterSense labeled devices as applicable. H,gI�BO� ISLAND DR. HYDROZONE 3 519 SQ. FT. NORTH SIDE YARD STATION NUMBER HYDROZONE NUMBER PRECIPITATION RATE FLOW (GPM) VALVE SIZE FS MV BP V�J - LOCATE ON OTHER SIDE PATH OT] . . . . .........I ET L______.. . ❑n7 7❑ 7irlmgitf rvivall STORAGE SPACE E BEDROOM 1 ---------- --------L------- EQUIPMENT LEGEND SYMBOL MANUFAGTUER / MODEL NUMBER BP =EBGO 825YA SERIES REDUCED PRESSURE BACKFLOW PREVENTER - INSTALL WITH WILKINS YBP-80 STRAINER AND WILKINS 500XL SERIES PRESSURE REGULATOR (IF NECESSARY) My IRRITROL 700-1 SERIES 'ULTRA FLOW ELECTRIC CONTROL VALVE USED AS MASTER VALVE FS TORO TF5-050 SERIES FLOW SENSOR IN PVC TEE I CONTRACTOR SHALL TEE OFF L- — — — — -- r ® NIBCO 7-580-70 TWO-PIECE BRONZE BALL VALVE - FULL PORT IRRITROL 700-1 SERIES 'ULTRA FLOW ELECTRIC GONTROL VALVE I IRRITROL 700-1 SERIES'ULTRA FLOW' ELECTRIC CONTROL VALVE - INSTALL WITH 1" 25 PSI SENNINGER PRESSURE REGULATOR AND 1" NETAFIM DISC FILTER ❑IRRIGATION Er TORO TMC-424E-OD+TSM-8F SERIES WEATHER - BASED AUTOMATIG ET ADJUSTING 'SMART CONTROLLER - WITH IRRITROL GL -100 5ERIE5 CLIMATE LOGIC' WIRELESS ET / RAIN SENSOR — — — SGH 40 PVC IRRIGATION PRESSURE MAINLINE 18" MIBNIMUI"I COVER GLASS 200 PVC NON -PRESSURE LATERAL LINE -12" MINIMUM COVER _ NETAFIM TLHGVXR5-12XX DRIP LINE TUBING WITH 0.53 GPH EMITTERS AT 12" O.G. - ROS OF TUBING TO BE ABOUT 16" -18" O.G. BURY TUBING 3"-4" BELOW GRADE - STAPLE DOWN • FIELD FABRICATED OPERATION INDICATOR / MANUAL FLUSH VALVE ASSEMBLY. LEO 2 3 HZ -1 -1Z-2 HZ -3 Rj Rj Rj Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data with nonvolatile memory shall be required for irrigation scheduling in all irrigation systems recommending U.S. EPA WaterSense labeled devices as applicable. H,gI�BO� ISLAND DR. HYDROZONE 3 519 SQ. FT. NORTH SIDE YARD STATION NUMBER HYDROZONE NUMBER PRECIPITATION RATE FLOW (GPM) VALVE SIZE FS MV BP V�J - LOCATE ON OTHER SIDE PATH OT] . . . . .........I ET L______.. . ❑n7 7❑ 7irlmgitf rvivall STORAGE SPACE E BEDROOM 1 ---------- --------L------- . . . . . . . . - — — — — — — — _ }} P.O.G \ OF CONNECTION) I CONTRACTOR SHALL TEE OFF L- — — — — -- r THE HOUSE MAIN BETWEEN THE Z I WATER METER (POTABLE ® WATER) AND THE HOUSE AND RUN A ONE INCH MAIN LINE TO THE BACK FLOW PREVENTER. LEO WATER METER LOCATION ENTRY REF T7 T7 T7 0 0 PANTRY FRZR - DINING KITCHEN WD HYDROZONE 2 127 SQ. FT. SOIJT#�YBE�'ARf� TOTAL IRRIGATED LANDSCAPE = 76C SQ. FT. D Y®YYY®YYY®YYY®�E8@®4EHE&&C®88A44EH®&H9 GRAPHIC, SG/,!,,LE 0 8 16 24 �I 32 NORTH SCALE: 1/8" =1'-0" 40 48 O o LU N �� 0 Lu N O h -Q NU 0, C, NQ00o U QLU Um N N L)lla a ~_ a CL , ; _ O W W Q NZF-LLL U IY Q LU 11 Q U U) Q J • 1 10 O V Z N � U Otm W�aQ E— x _ ZO Q m 1L Z Q QO Z rI Z O V DATE: 8_17 DRAWN BY: D.P. SHEET NOI Lal 5 OF - 9 SECTION / ELEVATION k FRONT VIEW SIDE VIEW 10 4n 3 4 - WALL L 11 N I 1 5 O 12 Ir 2 6 2co 13 FLOW i 7 3 14 2" 4 7 15 t 5 164" 8 9 17 - 18 n 18 24„ 1. REMOTE CONTROL VALVE PER 10. WATERPROOF WIRE CONNECTORS IRRIGATION LEGEND (2 REQUIRED) SECTION 1 2. SCH 40 PVC MALE ADAPTER 11. #14 OF WIRES TO CONTROLLER ELEVATION (2 REQUIRED) VALVE SIZE (COLOR CODED) 3. RECTANGULAR PLASTIC VALVE BOX WITH 12. I.D. TAG WITH STATION NUMBER 1. AUTOMATIC CONTROLLER PER LEGEND - MOUNT TO WALL PER LOCKING LID (NDS #314BCB) HEAT PRINTED ON IT (CHRISTY'S #ID -STD -Y1) MANUFACTURER'S DIRECTIONS BRAND STATION NUMBER ON LID IN 2" 13. SCH 40 PVC ELL (VALVE SIZE) 2. ELECTRICAL JUNCTION BOX FOR 115V AC POWER CONNECTION HIGH BLOCK LETTERS 14. MAINLINE PIPING PER IRRIGATION 3. 1/2" CONDUIT WITH 115V AC POWER WIRES TO POWER SOURCE 4. FINISH GRADE LEGEND (VALVE SIZE) 4. SCH 40 PVC CONDUIT FOR CONTROL WIRES 5. PVC LATERAL LINE PER IRRIGATION 15. SCH 40 PVC TEE (OUTLET TO BE 5. SECURE ALL CONDUITS TO WALL WITH "C" CLAMP IN A MINIMUM OF LEGEND (VALVE SIZE) VALVE SIZE) TWO PLACES (TYP) 6. SCH 40 PVC 45 DEGREE ELL 16. MAINLINE PIPING PER IRRIGATION 6. FINISH GRADE 7. SCH 40 PVC 45 DEGREE ELL (BUSH UP LEGEND (PLAN SIZE) 7. WALL TO LATERAL LINE PLAN SIZE) 17. FILL BASE OF BOX WITH PEA GRAVEL 8. RECTANGULAR PLASTIC VALVE BOX 18. NATIVE SOIL EXTENSION (NDS #214-6) 1/2" IN TURF AREAS, 2" IN SHRUB AREAS CONTROLLER - WALL MOUNT 1. CLIMATE LOGIC WEATHER SENSOR MOUNTED OUTDOORS ON FLAT SURFACE USING SCREWS 2. CLIMATE LOGIC WEATHER SENSOR MOUNTED TO RAIN GUTTER USING QUICK -CLIP GUTTER MOUNT 3. CLIMATE LOGIC RECEIVER MODULE MOUNTED INSIDE 1 CONTROLLER ENCLOSURE - MOUNT WITH SCREWS OR IF IN A SECURE AREA, MOUNT ON HOOK HOOK AND LOOP TYPE STRIPS FOR DISMOUNTING AND HAND-HELD PROGRAMMING UTILIZING THE SLACK IN THE CORD 4. SINGLE CONNECTION CORD PLUGGED INTO CONTROLLER REMOTE PORT m 2 5. COMPATIBLE SPRINKLER CONTROLLER (LOCATE IN ENCLOSURE AS CALLED FOR ON THE PLANS) U 6. FINISH SURFACE OF INTERIOR SPACE WHERE CONTROLLER IS LOCATED (IF APPLICABLE) 7. EXTERNAL PLUG-IN TRANSFORMER (PROVIDED WITH 5 1 3 CONTROLLER IF APPLICABLE) r4l�-8. SCHEDULE 40 PVC CONTROL WIRE CONDUIT (SIZE AS REQUIRED IF APPLICABLE) SCH 40 PVC OTECTING LOW -VOLTAGE 9 SWEEP CONTROL WIES TO ELECTRIC C VALVES IF APPLICABLE) NOTES: p A. INSTALL, MOUNT, AND WIRE THE CLIMATE LOGIC SENSOR w • $OO7 AND RECEIVER PER THE MANUFACTURER'S DIRECTIONS. B. FINAL CLIMATE LOGIC SENSOR LOCATION TO BE DETERMINED IN THE FIELD AND APPROVED BY THE OWNER. N C. FINAL CLIMATE LOGIC SENSOR LOCATION SHALL BE IN A 9 Q 6 LOW VISIBILITY AREA WITH MAXIMUM VANDAL RESISTANCE, D. FOR MOST ACCURATE SENSING, LOCATE THE SENSOR SO THAT IT IS EXPOSED TO SUN AS MUCH AS POSSIBLE. REFER TO THE OWNER'S GUIDE FOR FURTHER MOUNTING LOCATION DIRECTIONS. E. THE CLIMATE LOGIC SENSOR HAS AN INTEGRATED BRACKET FOR MOUNTING. USE ANY COMBINATION OF ADAPTERS / FITTINGS AS MAY BE REQUIRED TO MOUNT IN THE SPECIFIC LOCATION FOR THIS SITE. KI ET / RAIN SENSOR - WIRELESS 9 SECTION / ELEVATION 1. FINISH GRADE 2. CLEAN BACKFILL WITH ALL ROCKS 1" OR LARGER REMOVED - 90% COMPACTION REQUIRED - SEE SPECS 3. NON -PRESSURE LATERAL LINE PER LEGEND (SNAKE IN TRENCH) 4. PRESSURE MAINLINE PER LEGEND (SNAKE IN TRENCH) 5. CONTROL WIRES - INSTALL BELOW PRESSURE MAINLINE 6. UNDISTURBED NATIVE SOIL NOTES: BUNDLE AND TAPE WIRES AT 10' O.C. PIGTAIL AND LOOP WIRES AT ALL CHANGES IN DIRECTION. SPLICING OF WIRE RUNS IS NOT PERMITTED WITHOUT PRIOR APPROVAL FROM OWNER AND LANDSCAPE ARCHITECT. RUN CONTROL WIRES IN SAME TRENCH AS MAINLINE WHERE POSSIBLE. INSTALL 12"x12"x12" CONCRETE THRUST BLOCKS AT ALL CHANGES IN DIRECTION OF PRESSURE MAINLINE (45'S, 90'S, TEES, ETC.) AND AT ALL TERMINAL POINTS. TRENCHING 9. COMMON BRICK SUPPORTS (4 REQUIRED) © ELECTRIC CONTROL VALVE SECTION / ELEVATION 17 16 15 4 ) ( 5 C � ��J 10 11 12 4" 13 4 14 12. WYE FILTER PER LEGEND 13. FILL BASE OF BOX WITH PEA GRAVEL 14. COMMON BRICK SUPPORTS (4 REQUIRED) 15. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 16. SCH 40 PVC MAINLINE FITTING WITH 1" OUTLET 17. 1" SCH 40 PVC MAINLINE PIPING (LENGTH AS REQUIRED) 18. 1" SCH 40 PVC ELL 19. #14 OF WIRES TO CONTROLLER (COLOR CODED) 20. WATERPROOF WIRE CONNECTOR (2 REQUIRED) * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS 0 1. INSERT WIRES THROUGH HOLES IN BASE OF BODY. 2. STRIP WIRES APPROXIMATELY 5/8" FROM END AND TWIST TOGETHER. 3. PUT CRIMP SLEEVE ON TWISTED WIRES AND USE INDENT -TYPE CRIMPING TOOL TO SECURE. TRIM EXCESS BARE WIRE. 4. PLUG PRE -FILLED WITH WATERPROOF SEALANT. 5. INVERT BODY AND INSERT PLUG INTO BODY UNTIL IT SNAPS TIGHT. 6. PUSH WIRES ALL THE WAY INTO PLUG TO COMPLETELY SEAL THE CRIMP SLEEVE. NOTES: USE SPEARS #DS -400 DRI -SPLICE WIRE CONNECTOR KIT. MAKE ALL WATERPROOF WIRE CONNECTIONS PER THE MANUFACTURER'S DIRECTIONS. WATERPROOF WIRE CONNECTOR 4" U ' 10 MIN. lOXPIPE DIA MIN. 5xPIPE DIA. SECTION/ STRAIGHTPIPE STRAIGHTPIPE ELEVATION 1. FLOW SENSOR PER IRRIGATION LEGEND 2. #14 OF WIRES TO CONTROLLER (COLOR CODE DIFFERENTLY THAN COMMON WIRE, CONTROL WIRES, AND MASTER VALVE WIRES) 3. WATERPROOF WIRE CONNECTORS (2 REQUIRED) 4. FINISH GRADE 5. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB)HEAT BRAND "FS" ON LID IN 2" HIGH BLOCK LETTERS 6. MAINLINE PIPING PER IRRIGATION LEGEND (SENSOR SIZE) 7. RECTANGULAR PLASTIC VALVE BOX EXTENSION (NDS #214-6) 8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. FILL BASE OF BOX WITH PEA GRAVEL 10. NATIVE SOIL 1/2" IN TURF AREAS, 2" IN SHRUB AREAS MIFLOW SENSOR J OCU I IUIV I CLCVH I IUIV \ �, 1. BALL VALVE PER IRRIGATION LEGEND (MAINLINE SIZE) 2. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND "BV" ON LID IN 2" HIGH BLOCK LETTERS 3. FINISH GRADE 4. SCH 40 PVC MALE ADAPTERUIRED 2 REQUIRED) Q ) 5. SCH 40 PVC 45 DEGREE ELL (4 REQUIRED) 6. NATIVE SOIL 7. MAINLINE PIPING PER IRRIGATION LEGEND 8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. FILL BASE OF BOX WITH PEA GRAVEL * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS NOTES: OFF -SET VALVE BOX AROUND BALL VALVE TO ALLOW SPACE FOR FULL MOVEMENT OF THE BALL VALVE HANDLE. 10 BALL VALVE co 5 = O 14 1. QUICK COUPLING VALVE PER IRRIGATION LEGEND 2. #4x36" REBAR SUPPORT STAKE (2 REQUIRED) 3. STAINLESS STEEL CLAMP (2 REQUIRED) 4. FINISH GRADE 5. 10" ROUND PLASTIC VALVE BOX WITH LOCKING LID (NDS #312BCB) HEAT BRAND "QC" ON LID IN 2" HIGH BLOCK LETTERS 6. 3/4"x6" SCH 80 PVC NIPPLE 7. 3/4" SCH 40 PVC STREET ELL (3 REQUIRED) 8. COMMON BRICK SUPPORTS (3 REQUIRED) 9. 3/4"x12" SCH 80 PVC NIPPLE 10. 3/4" SCH 40 PVC ELL (SxT) 11. 3/4" SCH 40 PVC MAINLINE (12" MINIMUM LENGTH) 12. SCH 40 PVC MAINLINE FITTING (TEE OR ELL) WITH 3/4" SLIP OUTLET 13. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 14. NATIVE SOIL 15. FILL BASE OF BOX WITH PEA GRAVEL * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS QUICK COUPLING VALVE SECTION I ELEVATION 1. FINISH GRADE 2. NATIVE SOIL / BACKFILL PER SPECIFICATIONS 3. 6" POP-UP SPRAY HEAD & NOZZLE PER LEGEND 4. 1/2" MARLEX STREET ELL 5. 1/2" SCH 40 PVC STREET ELL TxT 6. 1/2" x 12" MIN. SCH 80 PVC THREADED NIPPLE 7. 1/2" MARLEX STREET ELL 8. SCH 40 PVC LATERAL LINE FITTING WITH 1/2" FEMALE THREADED OUTLET 9. LATERAL LINE PIPING PER LEGEND El POP-UP SPRAY HEAD NOTES: USE TEFLON TAPE ON ALL PVC TO PVC CONNECTIONS; NO PIPE DOPE ALLOWED. SET PERIMETER HEADS 4"-6" FROM CURBS AND WALKS AND 6"-12" FROM VERTICAL OBJECTS SUCH AS FENCES AND WALLS, ETC. ONLY USE BOTTOM INLET OF HEAD. SECTION / ELEVATION 1. REDUCED PRESSURE BACKFLOW 1. REMOTE CONTROL VALVE PER LEGEND MAINLINE SIZE 2. RECTANGULAR JUMBO PLASTIC VALVE 3. WILKINS 500XL SERIES PRESSURE (TO SYSTEM) BOX WITH LOCKING LID NDS #318BCB 11. MAINLINE PIPING PER IRRIGATION LEGEND 4. BRASS NIPPLE (R/P SIZE) LENGTH AS HEAT BRAND STATION NUMBER AND "DZ" ON REQUIRED 12. WILKINS YBP-80 STRAINER (R/P SIZE) LID IN 2" HIGH BLOCK LETTERS 3. I.D. TAG WITH STATION NUMBER PRINTED ON IT (CHRISTY'S #ID -STD -Y1) 4. SCH 40 PVC BALL VALVE 5. SCH 80 PVC CLOSE NIPPLE 6. FINISH GRADE 7. NATIVE SOIL 8. SCH 40 PVC MALE ADAPTER 9. PVC PIPING TO SYSTEM (CONNECT AND ADAPT AS NECESSARY) 10. RECTANGULAR PLASTIC VALVE BOX USED AS EXTENSION (NDS #318B) 11. PRESSURE REGULATOR PER LEGEND ❑H DRIP ZONE VALVE ASSEMBLY 0 1. INSERT WIRES THROUGH HOLES IN BASE OF BODY. 2. STRIP WIRES APPROXIMATELY 5/8" FROM END AND TWIST TOGETHER. 3. PUT CRIMP SLEEVE ON TWISTED WIRES AND USE INDENT -TYPE CRIMPING TOOL TO SECURE. TRIM EXCESS BARE WIRE. 4. PLUG PRE -FILLED WITH WATERPROOF SEALANT. 5. INVERT BODY AND INSERT PLUG INTO BODY UNTIL IT SNAPS TIGHT. 6. PUSH WIRES ALL THE WAY INTO PLUG TO COMPLETELY SEAL THE CRIMP SLEEVE. NOTES: USE SPEARS #DS -400 DRI -SPLICE WIRE CONNECTOR KIT. MAKE ALL WATERPROOF WIRE CONNECTIONS PER THE MANUFACTURER'S DIRECTIONS. WATERPROOF WIRE CONNECTOR 4" U ' 10 MIN. lOXPIPE DIA MIN. 5xPIPE DIA. SECTION/ STRAIGHTPIPE STRAIGHTPIPE ELEVATION 1. FLOW SENSOR PER IRRIGATION LEGEND 2. #14 OF WIRES TO CONTROLLER (COLOR CODE DIFFERENTLY THAN COMMON WIRE, CONTROL WIRES, AND MASTER VALVE WIRES) 3. WATERPROOF WIRE CONNECTORS (2 REQUIRED) 4. FINISH GRADE 5. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB)HEAT BRAND "FS" ON LID IN 2" HIGH BLOCK LETTERS 6. MAINLINE PIPING PER IRRIGATION LEGEND (SENSOR SIZE) 7. RECTANGULAR PLASTIC VALVE BOX EXTENSION (NDS #214-6) 8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. FILL BASE OF BOX WITH PEA GRAVEL 10. NATIVE SOIL 1/2" IN TURF AREAS, 2" IN SHRUB AREAS MIFLOW SENSOR J OCU I IUIV I CLCVH I IUIV \ �, 1. BALL VALVE PER IRRIGATION LEGEND (MAINLINE SIZE) 2. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND "BV" ON LID IN 2" HIGH BLOCK LETTERS 3. FINISH GRADE 4. SCH 40 PVC MALE ADAPTERUIRED 2 REQUIRED) Q ) 5. SCH 40 PVC 45 DEGREE ELL (4 REQUIRED) 6. NATIVE SOIL 7. MAINLINE PIPING PER IRRIGATION LEGEND 8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. FILL BASE OF BOX WITH PEA GRAVEL * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS NOTES: OFF -SET VALVE BOX AROUND BALL VALVE TO ALLOW SPACE FOR FULL MOVEMENT OF THE BALL VALVE HANDLE. 10 BALL VALVE co 5 = O 14 1. QUICK COUPLING VALVE PER IRRIGATION LEGEND 2. #4x36" REBAR SUPPORT STAKE (2 REQUIRED) 3. STAINLESS STEEL CLAMP (2 REQUIRED) 4. FINISH GRADE 5. 10" ROUND PLASTIC VALVE BOX WITH LOCKING LID (NDS #312BCB) HEAT BRAND "QC" ON LID IN 2" HIGH BLOCK LETTERS 6. 3/4"x6" SCH 80 PVC NIPPLE 7. 3/4" SCH 40 PVC STREET ELL (3 REQUIRED) 8. COMMON BRICK SUPPORTS (3 REQUIRED) 9. 3/4"x12" SCH 80 PVC NIPPLE 10. 3/4" SCH 40 PVC ELL (SxT) 11. 3/4" SCH 40 PVC MAINLINE (12" MINIMUM LENGTH) 12. SCH 40 PVC MAINLINE FITTING (TEE OR ELL) WITH 3/4" SLIP OUTLET 13. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 14. NATIVE SOIL 15. FILL BASE OF BOX WITH PEA GRAVEL * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS QUICK COUPLING VALVE SECTION I ELEVATION 1. FINISH GRADE 2. NATIVE SOIL / BACKFILL PER SPECIFICATIONS 3. 6" POP-UP SPRAY HEAD & NOZZLE PER LEGEND 4. 1/2" MARLEX STREET ELL 5. 1/2" SCH 40 PVC STREET ELL TxT 6. 1/2" x 12" MIN. SCH 80 PVC THREADED NIPPLE 7. 1/2" MARLEX STREET ELL 8. SCH 40 PVC LATERAL LINE FITTING WITH 1/2" FEMALE THREADED OUTLET 9. LATERAL LINE PIPING PER LEGEND El POP-UP SPRAY HEAD NOTES: USE TEFLON TAPE ON ALL PVC TO PVC CONNECTIONS; NO PIPE DOPE ALLOWED. SET PERIMETER HEADS 4"-6" FROM CURBS AND WALKS AND 6"-12" FROM VERTICAL OBJECTS SUCH AS FENCES AND WALLS, ETC. ONLY USE BOTTOM INLET OF HEAD. SECTION / ELEVATION 1. REDUCED PRESSURE BACKFLOW WHERE R/P DEVICE IS SMALLER THAN PREVENTER PER IRRIGATION LEGEND MAINLINE SIZE 2. BRASS CLOSE NIPPLE (R/P SIZE) 10. MAINLINE PIPING PER IRRIGATION LEGEND 3. WILKINS 500XL SERIES PRESSURE (TO SYSTEM) REGULATOR (R/P SIZE) 11. MAINLINE PIPING PER IRRIGATION LEGEND 4. BRASS NIPPLE (R/P SIZE) LENGTH AS (FROM P.O.C.) REQUIRED 12. WILKINS YBP-80 STRAINER (R/P SIZE) 5. 6" THICK CONCRETE SUPPORT BLOCK 6. FINISH GRADE 7. NATIVE SOIL 8. BRASS ELL (R/P SIZE) 9. SCH 40 PVC MALE ADAPTER (BUSH UP TO MAINLINE PLAN SIZE NOTES: INSTALL PER ALL LOCAL CODES. FINAL LOCATION TO BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT AND/OR OWNER. © BACKFLOW PREVENTER ASSEMBLY 13 SECTION I 1. MASTER VALVE PER IRRIGATION LEGEND ELEVATION 2. FINISH GRADE 3. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND "MV" ON LID IN 2" HIGH BLOCK LETTERS 4. SCH 40 PVC MALE ADAPTER (2 REQUIRED) USE REDUCING ADAPTERS WHERE MAINLINE IS LARGER THAN VALVE 5. SCH 40 PVC 45 DEGREE ELL (4 REQUIRED) 6. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 7. RECTANGULAR PLASTIC VALVE BOX EXTENSION (NDS #214-6) 8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. WATERPROOF WIRE CONNECTORS (2 REQUIRED) 10 #14 OF WIRES TO CONTROLLER (COLOR CODE DIFFERENTLY THAN COMMON WIRE, CONTROL WIRES, AND FLOW SENSOR WIRES) 11. I.D. TAG WITH "MV" PRINTED ON IT (CHRISTY'S #ID -STD -Y1) 12. FILL BASE OF BOX WITH PEA GRAVEL 13. NATIVE SOIL 1/2" IN TURF AREAS, 2" IN SHRUB AREAS MASTER CONTROL VALVE "Lijo r W CV VU cc NQc90 U aw,� L1J NN LO aoo _ Lo Luc) NZF-LL U L -L Lu Q Q U U) Q Q J m m -04 m Oki m (Y- LL Y- O L m Z � U C) mm V- C) v-6) U�aQ W v- W _ SL Zw CID O ot OL Z O D Z r� DATE: 8-24-17 DRAWN BY: D.P. SHEET NO. OF - 9 ss IRRIGATION NOTES: 1. GENERAL -ALL WORK SHALL BE IN ACCORDANCE WITH APPLICABLE CODES AND THESE PLANS. THE CONTRACTOR SHALL APPLY FOR ALL PERMITS AND PAY SAME. 1.A. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS SHOWN ON THE PLANS AT THE SITE PRIOR TO COMMENCEMENT OF ANY WORK UNDER THIS CONTRACT. 1.6. THE CONTRACTOR SHALL CARRY ALL WORKERS COMPENSATION, PUBLIC LIABILITY AND PROPERTY DAMAGE INSURANCE, AS REQUIRED BY THE OWNER AND/OR GOVERNING AGENCY. 2. SCOPE OF WORK - UNLESS OTHERWISE SPECIFIED, THE CONSTRUCTION OF IRRIGATION SYSTEMS SHALL INCLUDE THE FURNISHING, INSTALLING AND TESTING OF ALL POINTS OF CONNECTION, BACKFLOW DEVICES, AND MAINLINE; AND THE FURNISHING AND INSTALLING OF CONTROLLERS, ELECTRIC CONTROL VALVES, OTHER SPECIFIED VALVES, LATERAL LINES, RISERS AND FITTINGS, SPRINKLER HEADS, AND DRIP LINES; AND EXCAVATION AND BACKFILL AND ALL OTHER WORK IN ACCORDANCE WITH THESE PLANS, DETAILS, AND NOTES. THE CONTRACTOR SHALL FURNISH ALL LABOR, MATERIAL, EQUIPMENT PROPERTY, TRANSPORTATION, AND PERFORM ALL OPERATIONS REQUIRED FOR A COMPLETE AND OPERABLE IRRIGATION SYSTEM AS INDICATED ON, OR REASONABLY IMPLIED BY THE DRAWINGS, DETAILS, AND NOTES. INCLUDED AS A PART OF THE IRRIGATION WORK, BUT NOT LIMITED BY IT, ARE THE FOLLOWING: 2.A. INSTALL COMPLETE OPERABLE INDEPENDENT IRRIGATION SYSTEMS PER THE PLANS, DETAILS, LEGENDS, AND NOTES. 2.B. ALL IRRIGATION WORK SHALL BE GUARANTEED BY THE CONTRACTOR AS TO MATERIAL AND WORKMANSHIP, INCLUDING SETTLING OF BACKFILLED TRENCHES BELOW GRADE FOR A PERIOD OF ONE YEAR FOLLOWING THE DATE OF FINAL ACCEPTANCE OF THE WORK. 3. CHECK AND VERIFY ALL SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO ANY SITE WORK. IF IT IS FOUND THAT THE SITE VARIES FROM THE DRAWINGS, NOTIFY THE LANDSCAPE ARCHITECT. THE LANDSCAPE ARCHITECT SHALL DECIDE ALL QUESTIONS RELATING TO THE INTERPRETATION OF THE DRAWINGS AND THE ACCEPTABLE FULFILLMENT OF THE CONTRACT. 4. COORDINATE ALL IRRIGATION WORK WITH PLANTING AND GRADING OPERATIONS TO AVOID ANY CONFLICT WITH PLANTING PITS, DRAINAGE SWALES, ETC. 5. PIPING SHOWN ON THE PLANS IS ESSENTIALLY DIAGRAMMATIC. CONTRACTOR SHALL ROUTE PIPING TO AVOID CONFLICT WITH STATIONARY ELEMENTS AND IN SUCH A MANNER AS TO CONFORM WITH THE VARIOUS DETAILS AND DESIGN INTENT OF THESE PLANS. WHERE TREES, LIGHT STANDARDS, OR OTHER PHYSICAL OBSTRUCTIONS EXIST, THE PIPING AND SPRINKLER HEAD LOCATIONS SHALL BE ADJUSTED AND / OR RELOCATED AS NECESSARY TO OBTAIN FULL COVERAGE WITH MINIMAL OVER SPRAY. 6. THE CONTRACTOR SHALL AT ALL TIMES PROTECT HIS WORK FROM DAMAGE AND THEFT AND REPLACE ALL DAMAGED OR STOLEN PARTS AT HIS EXPENSE UNTIL THE WORK IS ACCEPTED IN WRITING BY THE OWNER AND/OR GOVERNING AGENCY. 7. EXTREME CARE SHALL BE EXERCISED IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES. CONTRACTOR SHALL VERIFY THE LOCATION AND CONDITION OF ALL UTILITIES AND BE RESPONSIBLE FOR ANY DAMAGE. CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT A MINIMUM OF TWO WORKING DAYS PRIOR TO DIGGING. 8. THE CONTRACTOR SHALL KEEP THE PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS, AND RUBBISH INCIDENTAL TO HIS WORK. 9. THE IRRIGATION DESIGN IS BASED ON THE METER AND/OR POINT OF CONNECTION SIZE AND WATER PRESSURE INDICATED ON THE WATER SOURCE / POINT OF CONNECTION NOTE ON THE PLANS. CONTRACTOR SHALL VERIFY THE PRESSURE PRIOR TO CONSTRUCTION. SHOULD A DISCREPANCY EXIST, NOTIFY THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING CONSTRUCTION. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. 10. CONTRACTOR SHALL MAKE POINT(S) OF CONNECTION (POC) AS NOTED ON THE PLANS. ALL FEES AND LOCAL REQUIREMENTS SHALL BE THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR. 11. IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND/OR ELECTRICAL CONTRACTOR AS NECESSARY. IRRIGATION CONTRACTOR SHALL PAY ALL ASSOCIATED FEES FOR ELECTRICAL SERVICE. IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING ALL FINAL CONTROLLER CONNECTIONS PER LOCAL CODES. 12. CONTRACTOR SHALL PROVIDE ALL EQUIPMENT REQUIRED TO PERFORM A MAINLINE PRESSURE TEST. THE HYDROSTATIC TEST SHALL HOLD A MINIMUM OF 150 PSI FOR 3 HOURS OR MORE. CONTRACTOR SHALL CONTACT THE OWNER'S REPRESENTATIVE A MINIMUM OF 48 HOURS IN ADVANCE OF THE TEST FOR CERTIFICATION. 13. CONTRACTOR SHALL THOROUGHLY FLUSH THE ENTIRE MAINLINE PRIOR TO INSTALLING REMOTE CONTROL VALVES. ALL LATERAL LINES SHALL BE COMPLETELY FLUSHED PRIOR TO INSTALLING HEADS AND NOZZLES. FOR DRIP SYSTEMS, ALL PIPING /TUBING DOWNSTREAM OF THE CONTROL VALVE SHALL BE THOROUGHLY FLUSHED PRIOR TO'CLOSING' SYSTEM (FOR GRID SYSTEMS), OR BEFORE INSTALLING FLUSH VALVES. 14. ALL WIRES SHALL BE SOLID COPPER, PLASTIC INSULATED, U.F. DIRECT BURIAL WIRE. ALL COMMON WIRE SHALL BE AWG #14 WHITE; ALL CONTROL WIRES SHALL BE AWG #14 RED OR BLACK. CONTROLLERS SHALL HAVE SEPARATE COLOR CODED COMMON WIRES AND CONTROL WIRES WHEN TWO OR MORE CONTROLLERS ARE ON THE PROJECT. 15. ALL CONTROL WIRES AND IRRIGATION PIPING THAT RUNS UNDER HARDSCAPE / PAVING SHALL BE ENCASED IN PVC SLEEVES PER THE LEGEND. SLEEVES SHALL BE SIZED ACCORDING TO THE SLEEVING CHART ON THE PLANS. SLEEVES SHALL BE STRAIGHT RUNS OF PVC PIPE WITH NO FITTINGS INSTALLED UNDER HARDSCAPED AREAS. IF WIDTH OF HARDSCAPE EXCEEDS A FULL LENGTH OF PIPE, USE BELLED END CONNECTION OR COUPLER WITHIN SLEEVE, ENSURING SLEEVE IS LARGE ENOUGH FOR THE ADDED DIAMETER OF THE CONNECTION. 16. THE FINAL LOCATION FOR CONTROL VALVES AND QUICK COUPLERS SHALL BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT OR THE OWNER'S AUTHORIZED REPRESENTATIVE. ALL VALVES AND QUICK COUPLERS SHALL BE LOCATED IN SHRUB AREAS WHEREVER POSSIBLE. 17. THE CONTRACTOR SHALL HEAT BRAND VALVE NUMBERS OR OTHER MARKINGS AS CALLED FOR IN THE IRRIGATION DETAILS ON INSIDE AND OUTSIDE OF ALL VALVE BOX LIDS. 18. ALL BRASS OR GALVANIZED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE OR APPROPRIATE PIPE JOINT COMPOUND. ALL PVC TO PVC THREADED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE. NO PIPE DOPE IS ALLOWED AT VALVE OR SPRINKLER HEAD CONNECTIONS. ANY PVC TO METAL CONNECTIONS SHALL BE MADE WITH A MALE THREADED PVC FITTING AND A FEMALE THREADED METAL FITTING. 19. ALL PVC SOLVENT -WELD CONNECTIONS SHALL BE MADE WITH SOLVENT -WELD MATERIALS AS RECOMMENDED BY THE PIPE MANUFACTURER. SOLVENT -WELD PRIMER SHALL BE APPLIED AT ALL CONNECTIONS. 20. LOW HEAD DRAINAGE WILL NOT BE ALLOWED. CONTRACTOR TO DETERMINE IN THE FIELD WHICH HEADS DRAIN AFTER THE VALVE IS SHUT OFF. CONTRACTOR SHALL PROVIDE AND INSTALL ADDITIONAL IN-LINE CHECK VALVES AS NEEDED AT NO ADDITIONAL COST TO THE OWNER. 21. ALL PRESSURE SUPPLY LINES AND CONTROL WIRES TO HAVE 18"-24" MINIMUM COVER. ALL LATERAL LINES TO HAVE 12" MINIMUM COVER. FOR RECYCLED WATER SYSTEMS, PIPE DEPTH TO BE DETERMINED BY THE LOCAL GOVERNING AGENCY. 22. MAINLINE AND WIRE SLEEVING TO HAVE 24" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. MAINLINE AND WIRE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING TO HAVE 12" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. CONTRACTOR SHALL INSTALL SLEEVING UNDER ALL HARDSCAPE 36" WIDE OR GREATER. DUE TO GRAPHIC CLARITY, NOT ALL SLEEVES MAY BE SHOWN ON THE PLANS. CONTRACTOR SHALL INSTALL ALL SLEEVING PRIOR TO HARDSCAPE AND PAVING INSTALLATION. 23. THE RADIUS OF EACH HEAD IS TO BE ADJUSTED SO THAT HEAD-TO-HEAD COVERAGE IS MAINTAINED, BUT OVER SPRAY ON BUILDINGS, WALKS, WALLS, AND OTHER HARD SURFACES IS MINIMIZED. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO USING THE BEST NOZZLE RADIUS AND PATTERN, USING PRESSURE COMPENSATING DEVICES FOR NOZZLES, USING ADJUSTABLE NOZZLES, OR USING THE RADIUS ADJUST SCREW ON INDIVIDUAL NOZZLES. 24. FINE TUNE EACH CONTROL VALVE FOR OPTIMUM OPERATION. THIS SHALL BE DONE BY TURNING DOWN THE FLOW CONTROL OF THE VALVE UNTIL SYSTEM PERFORMANCE STARTS TO SUFFER. AT THAT POINT, OPEN UP VALVE FLOW CONTROL ABOUT ONE-HALF TURN OR UNTIL THE VALVE IS JUST OPEN ENOUGH FOR DESIRED OPERATION. 25. CONTRACTOR SHALL INSTALL 2 EXTRA WIRES FROM CONTROLLER(S) TO EACH END OF THE MAINLINE. WIRES SHALL COME UP INTO ALL VALVE BOXES ALONG THE MAINLINE PATH WITH 36" EXPANSION COILS IN EACH BOX. SPARE WIRES SHALL BE COLOR -CODED DIFFERENTLY THAN OTHER CONTROL WIRES FOR EACH CONTROLLER. 26. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR IS TO TURN OVER TO THE OWNER THE FOLLOWING: 26.a. A REPRODUCIBLE SET OF "AS -BUILT" DRAWINGS AND CONTROLLER CHART. 26.b. 2 KEYS FOR EACH CONTROLLER / CONTROLLER ENCLOSURE (AS APPLICABLE). 26.c. 2 QUICK COUPLER KEYS AND MATCHING HOSE SWIVELS. 26.d. 4 OF EACH SPRINKLER HEAD SPECIFIED (AS APPLICABLE). 26.e. 100' OF EACH DRIP LINE TUBING SPECIFIED (AS APPLICABLE). 26.f. 10 OF EACH DRIP EMITTER / FLUSH VALVE / DRIP SYSTEM APPARATUS SPECIFIED (AS APPLICABLE). 27. RECORD DRAWINGS - THE CONTRACTOR SHALL PROVIDE AND KEEP UP TO DATE A COMPLETE RECORD SET OF PRINTS WHICH SHALL BE CORRECTED DAILY AND SHOW EVERY CHANGE FROM THE ORIGINAL DRAWINGS. PRIOR TO FINAL INSPECTION, THE CONTRACTOR SHALL TRANSCRIBE ALL INFORMATION FROM THE RECORD SET TO A BLACK -LINE PRINT PROCURED FROM THE OWNER. ALL WORK SHALL BE NEAT AND LEGIBLE, LOCATING THE FOLLOWING ITEMS FROM PERMANENT POINTS OF REFERENCE: SHUT-OFF VALVES, MAINLINE AND CONTROL WIRE ROUTING, POC, BACKFLOW DEVICE, CONTROL VALVES, CONTROLLER, QUICK COUPLING VALVES, AND OTHER PERTINENT UNDERGROUND ITEMS. 28. "CONTROLLER CHART" - UPON APPROVAL OF THE FINAL RECORD DRAWINGS, PROVIDE ONE CHART FOR EACH CONTROLLER INSTALLED. 28.A. THE CHART IS TO BE A REDUCED COPY OF THE APPROVED RECORD DRAWING (A BLACK -LINE PRINT REDUCED TO THE MAXIMUM SIZE THE CONTROLLER DOOR WILL ALLOW, COLORED WITH A DIFFERENT COLOR FOR EACH VALVE STATION'S AREA OF COVERAGE). 28.B. WHEN COMPLETED AND APPROVED, THE CHART SHALL BE LAMINATED BETWEEN TWO (2) PIECES OF 20 MIL. CLEAR PLASTIC AND MOUNTED ON THE INSIDE OF THE CONTROLLER DOOR USING VELCRO TAPE OR EQUAL. 29. DRIP LINE IRRIGATION 29.A. DRIP LINE TUBING IS SHOWN ON THE PLANS IN THE SUGGESTED LAYOUT. CONTRACTOR SHALL ADJUST LAYOUT AS DETERMINED NECESSARY IN THE FIELD TO MATCH THE ACTUAL SITE CONDITIONS, DIMENSIONS, ETC. 29.B. ALL DRIP LINE SYSTEMS SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS AND DIRECTIONS. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO SOIL TYPE CONSIDERATION, PLANT TYPE CONSIDERATION, SLOPES, TYPICAL TUBING LAYOUT, SUPPLY HEADERS, FLUSH HEADERS, AIR -RELEASE VALVES, FLUSH VALVES, SOIL STAPLES, AND OPERATION INDICATORS, ETC. 29.C. EACH DRIP LINE SYSTEM SHALL HAVE A DRIP ZONE VALVE ASSEMBLY THAT INCLUDES A PRESSURE REGULATOR AND IN-LINE FILTER PER THE IRRIGATION LEGEND. 29.D. EXTEND PVC LATERAL LINE PIPING PER IRRIGATION LEGEND FROM THE DRIP ZONE VALVE INTO THE PLANTING AREAS. ALL SUPPLY HEADERS AND FLUSH HEADERS SHALL BE PVC PIPING OR DRIP LINE TUBING AS SPECIFIED ON THE DRAWINGS. 29.E. CONNECT THE DRIP LINE TUBING INTO THE PVC / POLY TUBING HEADERS PER THE MANUFACTURER'S DIRECTIONS, USING FITTINGS AS SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. 291. DRIP LINE TUBING RUNS SHALL BE SPACED AT APPROXIMATELY 12" O.C. OR AS NOTED ON THE PLANS. 29.G. TUBING SHALL RUN GENERALLY PARALLEL TO THE LONG AXIS OF THE PLANTING AREAS. THE EXCEPTION TO THIS WOULD BE SLOPED AREAS WHERE THE TUBING SHALL RUN PARALLEL TO THE SLOPE CONTOURS. 29.H. FLUSH VALVES SHALL BE INSTALLED A THE TERMINAL ENDS AND/OR LOW POINTS OF ZONES IN ALL DIRECTIONS. AIR RELEASE VALVES, WHERE REQUIRED FOR BURIED SYSTEMS, SHALL BE INSTALLED AT THE HIGH POINTS OF EACH ZONE. REFER TO THE MANUFACTURER'S DIRECTIONS FOR THE QUANTITY OF FLUSH VALVES AND AIR -RELEASE VALVES RECOMMENDED FOR EACH ZONE. 29.1. DRIP LINE TUBING SHALL BE BURIED 3"-4" BELOW FINISH GRADE, STAPLED DOWN, AND COVERED WITH MULCH PER THE PLANTING PLAN. 29.J. EACH DRIP LINE ZONE SHALL INCLUDE AN OPERATION INDICATOR. THE OPERATION INDICATOR SHALL BE INSTALL AT THE FARTHEST POINT AWAY FROM THE ZONE DRIP VALVE ASSEMBLY. 29.K. ALL FITTINGS USED FOR DRIP LINE TUBING CONNECTIONS AND DRIP LINE TUBING TO PVC CONNECTIONS SHALL BE AS PRODUCED AND SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. IRRIGATION MAINTENANCE SCHEDULE THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELOW ARE INTENDED AS MINIMUM STANDARDS AND MORE FREQUENT ATTENTION MAY BE REQUIRED DEPENDING ON THE PARTICULAR SITE CONDITIONS. FREQUENCY QUARTERLY MONTHLY QUARTERLY QUARTERLY QUARTERLY WEEKLY MONTHLY MAINTENANCE TASK CONTROLLER CABINET - OPEN CABINET AND CLEAN OUT DEBRIS AND REPLACE BATTERY AS NECESSARY. CHECK WIRING AND REPAIR AS NEEDED AND CHECK CLOCK AND RESET IF NECESSARY. IRRIGATION SCHEDULE - ADJUST SCHEDULE FOR SEASONAL VARIATIONS AND OTHER CONDITIONS WHICH MAY AFFECT THE AMOUNT OF WATER NEEDED TO MAINTAIN PLANT HEALTH. ADJUST AS NECESSARY. POC - VISUALLY INSPECT COMPONENTS FOR LEAKS, PRESSURE SETTINGS, SETTLEMENT OR OTHER DAMAGE AFFECTING THE OPERATION OF A COMPONENT. REPAIR AS NEEDED. REMOTE CONTROL VALVES, ISOLATION VALVES AND QUICK COUPLER VALVES - VISUALLY INSPECT FOR LEAKS, SETTLEMENT, WIRE CONNECTIONS AND PRESSURE SETTINGS. REPAIR OR ADJUST AS NEEDED. MAINLINE AND LATERALS - VISUALLY INSPECT FOR LEAKS OR SETTLEMENT OF TRENCHES. REPAIR AS NEEDED. SPRINKLERS - VISUALLY CHECK FOR ANY BROKEN, MISALIGNED OR CLOGGED HEADS, HEADS WITH INCORRECT ARC, INADEQUATE COVERAGE OR OVER -SPRAY AND LOW HEAD DRAINAGE. REPAIR AS NEEDED. FILTERS AND STRAINERS - VISUALLY CHECK FOR LEAKS, BROKEN FITTINGS. CLEAN AND FLUSH SCREENS. ® NOT USED EQUAL EQUAL JtCIIUNItLtVAIIUN 1. HARDSCAPING AND AGGREGATE (TYPICAL) 2. CLEAN SAND BACKFILL - COMPACT TO MATCH DENSITY OF NATIVE SOIL 3. LATERAL LINE IN SCH 40 PVC SLEEVE 4. PRESSURE MAINLINE IN SCH 40 PVC SLEEVE 5. CONTROL WIRES IN SCH 40 PVC SLEEVE 6. UNDISTURBED NATIVE SOIL NOTES: SIZE ALL SLEEVES PER THE IRRIGATION PLANS. EXTEND SLEEVES 6" MINIMUM BEYOND EDGE OF HARDSCAPE (AT EACH END) INTO THE PLANTING AREAS. SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. ❑M SLEEVING v 1. 'GPH IRRIGATION' GDFN FLUSH VALVE / INDICATOR 2. MULCH TOP DRESSING PER PLANTING PLAN 2. 2. MULCH LAYER PER PLANTING PLAN NOTES: 3. FINISH GRADE USE TEFLON TAPE ON ALL PVC TO 3. 4. NATIVE SOIL / BACKFILL PER SPECIFICATIONS PVC CONNECTIONS; NO PIPE DOPE 5. HUNTER PROS -I2 -CV HI -POP SPRAY HEAD BODY ALLOWED. ADAPT TO DRIP SYSTEM 6. FLUSH HEADER PIPING PER LEGEND AS REQUIRED (POLY OR PVC). 7. 1/2" MARLEX STREET ELL ONLY USE BOTTOM INLET OF 4. 8. FLUSH HEADER FITTING WITH 1/2" FEMALE THREADED SPRINKLER HEAD. IF POSSIBLE, - SEE DETAIL AT RIGHT OUTLET - ADAPT AS NECESSARY LOCATE FLUSH / INDICATOR 5. 9. 1/2"x12" MIN. SCH 80 PVC THREADED NIPPLE ASSEMBLY IN AREA WITH EASY 10. 1/2" SCH 40 PVC STREET ELL TxT ACCESS FOR MAINTENANCE. © DRIP LINE SYSTEM - FLUSH VALVE ASSEMBLY ® NOT USED EQUAL EQUAL JtCIIUNItLtVAIIUN 1. HARDSCAPING AND AGGREGATE (TYPICAL) 2. CLEAN SAND BACKFILL - COMPACT TO MATCH DENSITY OF NATIVE SOIL 3. LATERAL LINE IN SCH 40 PVC SLEEVE 4. PRESSURE MAINLINE IN SCH 40 PVC SLEEVE 5. CONTROL WIRES IN SCH 40 PVC SLEEVE 6. UNDISTURBED NATIVE SOIL NOTES: SIZE ALL SLEEVES PER THE IRRIGATION PLANS. EXTEND SLEEVES 6" MINIMUM BEYOND EDGE OF HARDSCAPE (AT EACH END) INTO THE PLANTING AREAS. SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. ❑M SLEEVING v r- �° °--.------- �-- ROW SPACING PER PLAN LAYOUT OUT \ EMITTERS IN 1 TRIANGULAR $O PATTERN - - - 10 i �O 10 FV ROW SPACING PER PLAN FV � 8)O 8 - - - - - - - - - - - - - - - - - - PLAN VIEW O O \\-O 1. 1. FINISH GRADE OF MULCH LAYER 7. 2. MULCH TOP DRESSING PER PLANTING PLAN 2. 3. POLY TUBING PER IRRIGATION LEGEND 4. FINISH GRADE 5. STEEL TUBING -SOIL STAPLE (NETAFIM TLS6 OR APPROVED EQUAL) 8. 6. NATIVE SOIL 3. 7. DEPTH OF MULCH PER PLANTING PLAN OR SPECIFICATIONS NOTES: LOCATE STAPLES ALONG TUBING AT ABOUT 5'0.C. AND AT ALL FITTINGS (TEES, 9. ELLS, ETC.) AND CHANGES IN DIRECTION OF TUBING. BURY TUBING PER THE IRRIGATION PLAN / NOTES. FNIDRIP LINE TUBING r- �° °--.------- �-- ROW SPACING PER PLAN LAYOUT OUT \ EMITTERS IN 1 TRIANGULAR $O PATTERN - - - 10 i �O 10 FV ROW SPACING PER PLAN FV � 8)O 8 - - - - - - - - - - - - - - - - - - PLAN VIEW O O \\-O 1. DRIP ZONE VALVE PER LEGEND 7. FLUSH HEADER ELBOW CONNECTION 2. PVC LATERAL LINE FROM VALVE INTO SEE DETAIL AT RIGHT PLANTER AREA - PLAN SIZE 8. FLUSH HEADER TEE CONNECTION - 3. POLY TUBING SUPPLY HEADER - USE SEE DETAIL AT RIGHT BLANK TUBING WHERE EMITTERS ARE 9. POLY TUBING FLUSH HEADER - USE NOT NEEDED (LOCATE IN HYDRAULIC BLANK TUBING WHERE EMITTERS ARE CENTER OF ZONE WHERE POSSIBLE) NOT NEEDED 4. SUPPLY HEADER CROSS CONNECTION 10. FLUSH VALVE PLUMBED TO FLUSH - SEE DETAIL AT RIGHT HEADER AT LOW POINT 5. SUPPLY HEADER TEE CONNECTION - 11. OPERATION INDICATOR - INSTALL ON SEE DETAIL AT RIGHT TUBING AT FARTHEST POINT FROM 6. DRIP LINE POLY TUBING PER LEGEND DRIP ZONE VALVE FV I DRIP LINE SYSTEM - TYPICAL LAYOUT SUPPLY HEADER TEE FLUSH HEADER ELBOW BL A OC D C t7t SUPPLY HEADER CROSS NOTES: B • SET PERIMETER LATERALS APPROXIMATELY 4" FROM PLANTER EDGE. • RUN ROWS OF TUBING PARALLEL TO LONG AXIS OF PLANTED AREA • INSTALL FLUSH VALVES AT END OF EACH RUN. • REFER TO THE GUIDELINES AND INSTALLATION DETAILS FROM THE MANUFACTURER FOR THE INSTALLATION OF ALL DRIP LINE SYSTEMS. FLUSH HEADER TEE A. POLY TUBING DRIP LINE PER LEGEND B. POLY TUBING (BLANK OR DRIP LINE AS NEEDED) SUPPLY HEADER C. NETAFIM INSERT CROSS MODEL TLCROSS D. NETAFIM INSERT TEE MODEL TLTEE E. POLY TUBING (BLANK OR DRIP LINE AS NEEDED) FLUSH HEADER F. NETAFIM INSERT ELL MODEL TLELL cc W N o N W N Ol NU me NQC?o U ¢W,� Lu mLn Lo NN Ucra,a, ~_ rl _ owwU Q N !, ZF-LL Q Lu Q U U) Q Z Q J s m a -44 m Oki m (Y- O LL Z N � U C) mm V- C) �m W�a� v- W _ SL Z O of3 OL Z 0 V1 ••• Z r� DATE: 8-24-17 DRAWN BY: D.P. SHEET NO. o OF - 9 34 CLINCH TIE OR EQUAL (4 REQ'D) 10' LODGE POLE STAKES, STAKE SHAT -L CLEAR ROOT BALL BY 2' TREATED W/ COPPER NAFfHANATE, PLACE AT RIGHT ANGLES TO PREVAILING WINDS. VENTILATED TRUNK GUARD IN TURF AREAS TOP OF ROOT BALL TO BE 11/2"ABOVE FINISH GRADE. 1111 6 ql 1111 QUANTITY LEGEND 1 5. 4' HIGH WATERING BERM. 1111 1. SPECIMEN TREE, 36" BOX OR LARGER `! I = 6. 7 THICK MULCH DYER. PER SPEC. 7 1 O CABLE CLAMPS AND TURNBUCKLE, MINIMUM 3GUYS. q - 3.1/2" DA. X 2" LONG WHITE PVC WARNING DEVICE- TO BE INSTALLED IN PUBLIC AREAS. III 7. FERTILIZER $ MYCORRHIZAE TABS 4. WATER BASIN- MINIMUM 4" DEPTH, MULCH TO 2" DEPTH AND DEEP WATER TREE V (SEE SPECS.) e TWICE ROOT 3 8. ROUGHEN SURFACE OF ROOT BALL 6. AMMENDED BACKFILL MIX - SEE SPECIFICATIONS. TAMP AND SETTLE BACKFILL BEFORE BALL WIDTH PRIOR TO PLANTING. TREE PLANTING DETAIL NOTE: A_L -FEES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. 1. GROWN OF PLANT TO BE 1• ABOVE FINISH GRADE 2. 4' HIGH TEMPORARY BASIN. 3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN GALLS FOR MULCH COVER 4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.) 5. BACKFILL MIX (SEE SPECS.) 6. DIG HOLE A MIN. OF 11/2 X THE DEPTH OF THE PLANT CONTAINER 7. COMPACTED BACKFILL PER SPEC. D'.A. NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. SHRUB PLANTING DETAIL CROWN OF PLANT. 4 HIGH TEMPORARY BASIN. EXISTING GRADE PLANTING TABS (SEE SPECS) BACKFILL MIX (SEE SPECS) DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER COMPACTED BACKFILL PER SPEC. nS _I_ DIA. NOTE: UNTANGLE. MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT GRAGK ROOT BALL. CONTRACTOR SHALL PROVIDE EP -05 ON CONTROL WHEN SPECIFIED. SLOPE PLANTING DETAIL 6 MIN. 1R" L_ a_ F_ V 11,% 1 1 1_w I N LEGEND 1. WALL 2. EYEBOLTS: 3/8' DIA EYEBOLTS IN LEAD SHIELDS, SPACE PER DETAIL 3. FINISH GRADE 4.12 GA GALV. WIRE, SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND REMOVE STAKE $ TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL DIAMOND DESIGN EDGE O_FJ PLAN TING SPACING — —4- HO_A-1 NOTE: ALL MASS PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRIANGULAR) UNLESS OTHERWISE INDICATED ON PLANS. SEE LEGEND FOR SPACING REQUIREMENTS. MULCH ALL PLANTING AREAS PER SPEC. GROUND COVER AND SHRUB SPADING Turf area does not exceed 25% of landscape planting area (prohibited on slope areas QUANTITY LEGEND and parkways less than 10 feet wide) GA_ IAE 1. SPECIMEN TREE, 36" BOX OR LARGER GA--YUL YESTERDAY, TODAY, TOM. 2. BLACK PVC H05E WITH 1/8" BRAIDED GALVANIZED STEEL GUY CABLE, USE GALVANIZED 1 O CABLE CLAMPS AND TURNBUCKLE, MINIMUM 3GUYS. q - 3.1/2" DA. X 2" LONG WHITE PVC WARNING DEVICE- TO BE INSTALLED IN PUBLIC AREAS. 2 a 4. WATER BASIN- MINIMUM 4" DEPTH, MULCH TO 2" DEPTH AND DEEP WATER TREE V IMMEDIATELY UPON PLANTING. REMOVE BASIN AT END OF MAINTENANCE PERIOD. 3 5. FINISH GRADE, CROWN OF TREE MUST NOT BE PLANTED BELOW THI5 LEVEL. 3 LIR-GIG 6. AMMENDED BACKFILL MIX - SEE SPECIFICATIONS. TAMP AND SETTLE BACKFILL BEFORE MIS -SIN 12 PLANTING 50 THAT TREE DOES NOT 51NKAFTER PLANTING. BOTTOM 8" UNDER TREE 4 OLE -DW= SHALL BE WASHED SAND. Automatic irrigation controllers with manual shut-off valves 20 77REE ROOTBALL- MUST NOT BE ROOT BOUND LOOSEN ANY TIGHT PACKED ROOTS. 34 9 CL 5 1 10 8, EMPTY 3" DIAMETER PERFORATED PVC DRAIN PIPE FOR TRA -JAS 22 DAYLILY AIR AND WATERING, PLACE MIN.3 PER TREE. LU HES-PAR HESPERALOE PARVIFLORA RED CORAL YUCCA FIVE GAL. 3 FT. STEMLESS SUCCULENT WITH CLUMPS OF ORA35-LIKE BLUE-GREEN LEAVES W/ WHITE FRAYING FIBERS, RED FLOWER LAV -OTT LAVANDULA STOEGHAS 'OTTO QUAST SPANISH LAVENDER U TREES 9. FERTILIZER TABLETS - SEE SPECIFICATIONS LIRIOPE GIGANTEA SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION FIVE GAL. PERENNIAL TO.2 FT. OF GRASSLIKE APPEARANCE W/ PURPLE FLOWER SPIKES. MAG -GEM MAGNOLA GRAND.'LITTLE GEM' DWARF MAGNOLIA TREE 36' BOX EVERGREEN SMALL SCALE TREE TO 15 FT. W/ FRAGRANT, LARGE WHITE FLOWERS. MSGANTHUS SINENSIS YAKU JIMA Q FIVE GAL. ORNAMENTAL ORA53 TO 4 FT. z 10. MODEL 68 DUCKBILL EARTH ANCHOR WITH 1/8" DWARF HEAVENLY BAMBOO Q FEATHERY FOLIAGE ON ERECT CANES COMPACT TO 5, RED FALL COLOR, WHITE FLOWER FOLLOWED BY BERRIES. OLE-DWF _ BRAIDED GALVANIZED STEEL CABLE. INSTALL III - 15 GAL. ............................. BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE PER MFG. SPECIFICATIONS. PURPLE MOUNTAIN SUN DAISY TOTALS LISTED HERE ON. LAVENDER -PURPLE DAISIES ON A COMPAGT MOUNDING SHRUB TO 2 FT. PIT -GRE 11. ROOTBALL DEPTH PLUS 8" FOR WASHED SAND 8 II, ==IIIb. II I— —I II ILI II I— IF BEDROCK IS ENCOUNTERED DIG AN ADDITIONAL 78". DWARF YEDDA HAWTHORNE TW E OOT NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BAL11 WIDTH BARRIER DEVICE INSTALLED ADJACENT TO HARD5CAPE AREA. SPEGIMENJ ITREE PLANTING DETAIL FIVE GAL. 12.12 0 AUGURED HOLE X 6' DEEP _VIII I, 12 1 L — JL• FILL WITH WASHED SAND. 6 MIN. 1R" L_ a_ F_ V 11,% 1 1 1_w I N LEGEND 1. WALL 2. EYEBOLTS: 3/8' DIA EYEBOLTS IN LEAD SHIELDS, SPACE PER DETAIL 3. FINISH GRADE 4.12 GA GALV. WIRE, SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND REMOVE STAKE $ TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL DIAMOND DESIGN EDGE O_FJ PLAN TING SPACING — —4- HO_A-1 NOTE: ALL MASS PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRIANGULAR) UNLESS OTHERWISE INDICATED ON PLANS. SEE LEGEND FOR SPACING REQUIREMENTS. MULCH ALL PLANTING AREAS PER SPEC. GROUND COVER AND SHRUB SPADING Turf area does not exceed 25% of landscape planting area (prohibited on slope areas QUANTITY LU and parkways less than 10 feet wide) GA_ IAE cc GA--YUL YESTERDAY, TODAY, TOM. W N 75% of landscape area must be plated with climate adapted plants with an average01 CA -TAS N WUCOLS plant factor of 0.3. - -Z:a, oU' 6� -EI"-HYB "9 • Compost at a rate of four cubic yards per 1,000 square feet to a depth of six inches 3 UmNN W a �.... �— 5 LIR-GIG 2 MIS -SIN 12 ao�� 3 -inch mulch layer applied to all planting areas (excluding turf areas) OLE -DW= a �_;X = Automatic irrigation controllers with manual shut-off valves 20 o z �U_l U 34 RAP -MIN CL Statement, "I agree to comply with the requirements of the prescriptive compliance option 1 Q to the MWELO)." TRA -JAS 22 DAYLILY FIVE GAL. LU HES-PAR HESPERALOE PARVIFLORA RED CORAL YUCCA FIVE GAL. 3 FT. STEMLESS SUCCULENT WITH CLUMPS OF ORA35-LIKE BLUE-GREEN LEAVES W/ WHITE FRAYING FIBERS, RED FLOWER LAV -OTT LAVANDULA STOEGHAS 'OTTO QUAST SPANISH LAVENDER U TREES LIR-GIG LIRIOPE GIGANTEA SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION FIVE GAL. PERENNIAL TO.2 FT. OF GRASSLIKE APPEARANCE W/ PURPLE FLOWER SPIKES. MAG -GEM MAGNOLA GRAND.'LITTLE GEM' DWARF MAGNOLIA TREE 36' BOX EVERGREEN SMALL SCALE TREE TO 15 FT. W/ FRAGRANT, LARGE WHITE FLOWERS. MSGANTHUS SINENSIS YAKU JIMA Q FIVE GAL. ORNAMENTAL ORA53 TO 4 FT. z THE FOLLOWING 15 A COMPUTERIZED COUNT OF ALL 5HRUB5. CONTRACTOR,514ALL VERIFY THE FOLLOWING PLANT TOTAL5 AND DWARF HEAVENLY BAMBOO Q FEATHERY FOLIAGE ON ERECT CANES COMPACT TO 5, RED FALL COLOR, WHITE FLOWER FOLLOWED BY BERRIES. OLE-DWF OLEA EUROPAEA MONTRA NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES 15 GAL. J BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE OSTEOSPERMUM BARBERIAE COMPACTUM PURPLE MOUNTAIN SUN DAISY TOTALS LISTED HERE ON. LAVENDER -PURPLE DAISIES ON A COMPAGT MOUNDING SHRUB TO 2 FT. PIT -GRE SHRUBS DWARF VARIEGATED PIT. Ot SYMBOL QUANTITY DRU -=_O 2 GA_ IAE - GA--YUL YESTERDAY, TODAY, TOM. GT -SUN - CA -TAS - ELA-DEG - GER -SID 6� -EI"-HYB "9 HHS -PAR 3 LAV -OTT 5 LIR-GIG 2 MIS -SIN 12 NAN-COI" "0 OLE -DW= 9 OS =BAR 20 PIT -CRE 34 RAP -MIN 21 ROS -ALT 1 SES -AUT '5 TRA -JAS 22 OLE-DWF SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION BRU-FLO BRUNFELSIA PAUCIFLORA 'FLORIBUNDA YESTERDAY, TODAY, TOM. 15 GAL. SHRUB TO 6 FT. FLOWERS OPEN VIOLET, THEN TURN LAVENDER, THEN WHITE. ACID SOIL. FULL TO PART SHADE. CAL -INE GALLIANDRA INAEQUALATERA ESP/AL/ERPINK POWDERPUFF 15 GAL. FAST GROWING SHRUB W/ PINK "POWDER PUFF"BLOSSOMS IN WINTER. EXCELLENT AS ESPALIER CAM-YUL CAMELLIA 5A5ANGUA YULETIDE SA5ANOUA CAMELLIA 15 GAL. DEEP ROSE -PINK FLOWER ON COMPACT, UPRIGHT SHRUB TO 3' CIT -SUN GISTUS X'SUNSET SUNSET ROCKROSE FIVE GAL. COMPACT, EVERGREEN SHRUB TO 3'X 4' WITH ATTRACTIVE GRAY GREEN FOLIAGE. BRIGHT ROSE FLOWERS. DIA -TAS DIANELL.A TASMANIGA TAS RED FIVE GAL. LOW FLAX LIKE PLANT TO 18" WITH DENSE DARK GREEN FLOPPY LEAVES WITH RED BASE. ELA-DEG ELAEOGARPUS DECIPIENS raNpRouaLITTLE EMPEROR JAPANESE BLUEBERRY 30 GAL. UPRIGHT EVERGREEN SHUB TO 8 FT. WITH GLOSSY GREEN FOLAGE THAT TURNS BRIGHT RED BEFORE DROPPING. GER -SID GERANIUM SIDIOIDES 'CRIMSON & GREY GERANIUM ONE GAL. DENSE GROUND COVER TO 12" W/ ROSE -PINK BLOSSOMS, FULL SUN SOFT BLUE GREY FOLIAGE. HEM-HYB HEMEROCALLIS HYBRID DAYLILY FIVE GAL. CLUMPING SLENDER ARCHING LEAVES TO 2 FT. W/ CLUSTERS OF TALL STEMMED LILY LIKE FLOWERS. HES-PAR HESPERALOE PARVIFLORA RED CORAL YUCCA FIVE GAL. 3 FT. STEMLESS SUCCULENT WITH CLUMPS OF ORA35-LIKE BLUE-GREEN LEAVES W/ WHITE FRAYING FIBERS, RED FLOWER LAV -OTT LAVANDULA STOEGHAS 'OTTO QUAST SPANISH LAVENDER FIVE GAL. GRAY -GREEN FOLIAGE PERENNIAL TO 2-3 FT. SHOWY PURPLE BRACKS EA. TOPPED W/ TUFT OF LARGER PURPLE PETAL LIKE BRACKS LIR-GIG LIRIOPE GIGANTEA GIANT LILY TURF FIVE GAL. PERENNIAL TO.2 FT. OF GRASSLIKE APPEARANCE W/ PURPLE FLOWER SPIKES. MIS -SIN MSGANTHUS SINENSIS YAKU JIMA DWARF MAIDEN GRASS FIVE GAL. ORNAMENTAL ORA53 TO 4 FT. NAN-COM NANDINA DOMESTICA GULFSTREA.M DWARF HEAVENLY BAMBOO FIVE GAL. FEATHERY FOLIAGE ON ERECT CANES COMPACT TO 5, RED FALL COLOR, WHITE FLOWER FOLLOWED BY BERRIES. OLE-DWF OLEA EUROPAEA MONTRA LITTLE OLVE DWF OLIVE 15 GAL. DWARF OLIVE WITH BLUE GREEN FOLIAGE TAKES PRUNING WELL. OST -BAR OSTEOSPERMUM BARBERIAE COMPACTUM PURPLE MOUNTAIN SUN DAISY ONE GAL. LAVENDER -PURPLE DAISIES ON A COMPAGT MOUNDING SHRUB TO 2 FT. PIT -GRE PITTOSPORUM CREAM DE MINT DWARF DWARF VARIEGATED PIT. 15 GAL. MOUNDING VARIEGATED GRAY GREEN SHRUB TO 30'. SUN OR SHADE. RAP -MIN RAPHIOLEPIS UMIBELLATUS 'MINOR' DWARF YEDDA HAWTHORNE 15 GAL. SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER CLUSTERS. ROS -ALT R05A'AL7I5SIM0 RED CLIMBER FIVE GAL. PROFUSE LARGE SINGLE BRIGHT RED BLOOMING CLIMBING ROSE TO 10 FT. (TIE TO WALL) SES AUT 5E5LERA AUTUMNALIS AUTUMN MOOR GRASS ONE GAL. GRASS TO 20" TALL, BEARS SPIKE-LIKE SILVER -WHITE (TURNING GOLDEN) FLOWER TASSELS TRA -JAS TRACHELOSPERMUM JASMINOIDES STAR JASMINE FIVE GAL. TWINING GROWN COVER / VINE PROVIDES A DENSE MAT W/ FRAGRANT WHITE FLOWERS. GROUND COVER SYMBOL BOTANICAL NAME COMMON NAME SPACING DESCRIPTION DYY-MAR DYMONDIA MARGARETAE DYMONDIA 4"O.G. TIGHT MAT TO 3" W/ YELLOW FLOWERS, FOLIAGE LOOKS LIKE A MINIATURE GAZANA. o� "ARBOR ISLAND DR. E uIC I G� � G o u G G G G G G - MULGH p \ ` LAV -OTT BF. OLE-DWF ENTRY DINING BUFFET G LIR-GIG —I REPAIR EX. -LAWN RM W'I RM RM RM RM RM M RM RM G� G G G G G G G G G GER -SID RAP-MINTRA-JAS RAP -MIN TRAIN ON WIRE NORTH SCALE: 1/8" =1'-O" O 8 16 24 32 40 48 GRAPHIC SGALE I I I I I I I I I I I I I I I I I I I I I I I I f S -04 O (LL V) 0 Z N 01- U Vm W�aQ V-W� z o W C0 Q LL L Q O 0 Z z Q _Z z Q DATE: 8-24-17 DRAWN BY: D.P. SHEET NO. L- 8 OF - 9 S5 PLANTING SPECIFICATIONS SCOPE OF WORK PROVIDE ALL LABOR, EQUIPMENT, MATERIAL, AND SERVICES NECESSARY TO COMPLETE THE FINISH GRADING, SOIL PREPARATION, PLANTING, AND MAINTENANCE AS SPECIFIED. A. GENERAL WORK PROCEDURES WORK PROGEDURE5 SHALL FOLLOW BEST CUSTOMARY PRACTICE. 1. ALL MATERIALS SHALL BE BEST AVAILABLE. DO NOT BEGIN SOIL PREPARATION AND PLANTING UNTIL IRRIGATION WORK AROUND PLANTING AREA IS COMPLETE AND TESTED. 2. PP-EM015TF-N - SPECIAL GAPE SHALL BE TAKEN TO PREMOISTEN THE SURFACE 8" OF ALL PLANTING AREAS AND INSURE THAT PLANTS ARE PREVENTED FROM DRYING DURING PLANTING OPERATIONS. 3. WEEDING, BEFORE AND DURING PRELIMINARY GRADING AND FINISH GRADING. ALL WEEDS AND STOLONIFEROUS GRASSES, NUT GRASS AND JOHNSON GRASS, SHALL BE CHEMICALLY ERADICATED OR DUG OUT BY THE ROOTS AND DISPOSED OF OFF SITE. 4. PREMISES SHALL BE KEPT GLEAN AND MAINTAINED FREE OF GONSTRUCTION LITTER, ALL EMPTY CONTAINERS, EMPTY BAGS AND DEBRIS SHALL BE REMOVED FROM THE SITE UPON COMPLETION OF EACH DAYS WORK. ALL WALKS OR PAVEMENTS SHALL BE SWEPT OR WASHED GLEAN DAILY. 1. ORGANIC AMENDMENTS - ORGANIC AMENDMENTS SHALL BE DECOMPOSED NITROGEN STABILIZED GOMPOSTED RED WOOD SHAVINGS CULTIVATED INTO TOP 8" OF ALL PLANTING AREAS. 2. HUMATE -PLUS GRANULAR SOIL CONDITIONER BY "TRI -C". 3. GOMMERGIAL FERTILIZER - GOMMERGIAL FERTILIZER SHALL SE AGRIFORM 18-18-6 COATED PELLETS OR EQUAL 4. SOIL SULFUR - SOIL SULFUR SHALL BE AGRICULTURAL GRADE. 5. POLYMER - POLYMER SHALL BE A SYNTHETIC AGRYLAMID GO -POLYMERS FORMATION AS MANUFACTURED BY TERRA SORB. G. MULCH - MULCH SHALL BE A SHREDDED BARK MATERIAL AS PRODUCED BY KELLOGG'S "XERIMULGH". 7. PLANTING TABLETS - PLANTING TABLETS SHALL BE 21 GRAM AGRIFORM BLUE CHIP PLANTING TABLETS. 8. PLANTS - ALL PLANTS SHALL BE HEALTHY, OF NORMAL GROWTH, WELL ROOTED, FREE FROM DISEASE, INSECTS, INSECT EGGS AND LARVAE. THE ROOTS SHALL SHOW NO EVIDENCE OF HAVING BEEN RESTRICTED, DEFORMED OR OR BOUND AT ANY TIME. VARIETIES AND SIZE OF PLANTS SHALL BE AS STATED ON THE PLAN. PLANTS SHALL BE SUBJECT TO INSPECTION AND APPROVAL OR REJECTION BY THE OWNER OR HIS REPRESENTATIVE ON THE SITE AT ANY TIME BEFORE OR DURING PROGRESS OF PLANTS SHALL BE REMOVED FROM THE SITE IMMEDIATELY. SPECIAL CARE SHALL BE TAKEN TO INSURE THAT PLANTS IN CONTAINERS ARE ADEQUATELY WATERED. D. PLANTING MIX - ALL SOIL BACKFILL IMPUTS FOR TREES, SHRUBS, VINES, UNLESS OTHERWISE NOTED, SHALL BE PREPARED SOIL CONSISTING OF 4096 NITROLIZED ORGANIC AMENDMENTS AND 6096 SUITABLE EXISTING SOIL. PLUS POLYMERS PER THE FOLLOWING AMOUNTS. MYGOR ZHIZAE SPEGIFIGAMONS. CONTRACTOR SHALL APPLY TRY -C' ENDO 120 ARBUSCULAR MYCORRHIZAL INOCULUM AT THE FOLLOWING RATES APPLY AT 11/2 LBS. PER 1,000 50. FT. FOR ALL LANDSCAPE AREAS TILL INTO SOIL W/ AMENDMENTS. (SEE SPECS) FOR BACKFILLED BEDS APPLY AT 5 LBS. PER GUBIG YARD OF MIX. GONTRAGTOR SHALL ALSO APPLY 'TRY -G' MYCO RAGS PLACE INDIVIDUAL PAGKETS ADJACENT TO ALL SHRUB ROOT BALLS AT THE FOLLOWING RATES. 1GAL=1PACK 5 GAL. = 3 PAGKS 15 GAL. = 8 PACKS CONTACT TRY -G 1-800-027-3311 FOR SUPPLIERS. C. INSTALLATION. 1. SOIL CONDITIONING (NON SLOPE AREAS) THE FOLLOWING APPLICATION SHALL BE MADE PER 1,000 SQUARE FEET OF AREA AND SHALL BE THOROUGHLY PRET" IOISTENED SOIL: 4 CUBIC YARDS ORGANIC AMENDMENT 20 POUND COMMERCIAL FERTILIZER 100 LBS TRI -C HUMATE PLUS GRANULAR SOIL CONDITIONER (AREAS WITH SLOPES GREATER THAN A 3:1 RATIO ARE EXEMPT. CULTIVATED INTO THE TOP 8 INCHES OF 2. TREE AND SHRUB PLANTING a) EXCAVATE PITS WITH VERTICAL SIDES FOR ALL PLANTS, SHRUBS, AND TREES. PITS SHALL BE 1-1/2 TIMES THE DEPTH OF BALLS, AND TWICE THEIR WIDTH. b) TERRA SORB AG POLYMER SHALL BE ADDED TO PLANT BACKFILL PER THE FOLLOWING: 1 TABLE SPOON PER 1 GALLON PLANT 3 TABLE SPOON 5 GALLON PLANT 4 TABLE SPOON 15 GALLON PLANT 2 TABLE SPOON 1/2" CALIPER OF TREE TRUNK FOR SPECIMEN PLANTS LARGER THAN 15 GALLONS. UNUSED EXCAVATED SOIL SHALL BE DISPOSED OF OFF THE THE SITE. SIZE OF CONTAINER NUMBER OF TABLETS WEIGHT GRAMS 1 GALLON 1 21 5 GALLON 2 42 15 GALLON 6 126 BOXED CONTAINER 10 210 d) PLANTING HEIGHT OF SHRUBS AND TREE CROWNS TO BE 1 INCH ABOVE FINISH GRADE UNLESS NOTED OTHERWISE ON PLAN. e) COMPACT SOIL AT BOTTOM OF PIT AND TRAMP FIRMLY. FILL SOIL AROUND BALL OF PLANT USING BAGKFILL AS SPECIFIED AND WATER THOROUGHLY fl IMMEDIATELY AFTER PLANTING, STAKE ALL TREES TO PREVENT DAMAGE FROM WIND AS DETAILED. g) GRADE AREAS AROUND PLANTS, TO FINISH GRADE AND DISPOSE OF EXCESS SOIL. h) WATER - IMMEDIATELY AFTER PLANTING, WATER SHALL BE APPLIED TO EACH TREE AND SHRUB, IN SUCH A MANNER AS NOT TO DISTURB BACKFILL OR MULCH, AND TO THE EXTENT THAT ALL MATERIALS IN THE PLANTING HOLE ARE THOROUGHLY SATURATED. (SEE PLANTING DETAILS FOR VARIATIONS FROM ABOVE.) 3. GROUND COVER AREAS PLANTING PITS FOR GROUND COVERS SHALL BE 4" X 4", OR ADEQUATE TO ACCEPT MATERIAL FROM FLATS WITHOUT CRUSHING OR DEFORMING THE ROOT BALL. PLANT AT SPACINGS AND IN AREAS INDICATED ON THE DRAWINGS. SOIL SHALL BE FIRMLY PRESSED AROUND EACH PLANT, AND THE EXCESS SOIL REMOVED FROM THE GROWN. EACH SECTION OF GROUND COVER SHALL BE IMMEDIATELY WATERED UPON COMPLETION OF PLANTING, OR WITHIN ONE HOUR. 4. MULCHING OF SHRUB AREAS CONTRACTOR SHALL APPLY A MINIMUM OF TWO INCHES OF KELLOGG'S "XERIMULGH" TO ALL GROUND COVER AND SHRUB PLANTING AREAS AFTER COMPLETION OF ALL PLANT INSTALLATION (ONE CUBIC YARD COVERS 162 SQ. FT. AT TWO INCH DEEP.) AREAS LESS THAN ONE INCH DEEP AFTER SETTLEMENT FOR ONE WEEK SHALL BE REMULCHED TO ACHIEVE THE REQUIRED 1" DEPTH. 5. MAINTENANCE AND GUARANTEE (OPTIONAL - (30 DAYS AS SEPARATE BID ITEM) ALL PLANTING SHALL BE MAINTAINED (BY CULTIVATING, MOWING, WEEDING, WATERING, FEEDING, SPRAYING AND PRUNING) FOR 60 DAYS AFTER COMPLETION AND ACCEPTANCE OF ALL PLANTING. ALL SHRUBS AND TREES NOT LIVING AFTER 60 DAY MAINTENANCE SHALL BE REPLACED. A FINAL INSPECTION SHALL BE MADE BY THE OWNER OR HIS OR HER REPRESENTATIVE TO VERIFY THE FOLLOWING: HEALTHY, PEST FREE PLANT MATERIALS, VIABLE WEED FREE GROUND GOVER AREAS, STAKING OF TREES, ETC. AZALEAS PLANTING AND CARE INSTRUCTIONS PLANTING... AZALEAS ARE SHALLOW -ROOTED AND ARE TO BE PLANTED INA WELL-DRA.NED A,= D SOIL MIX. CONTRACTOR SHALL BACK FILL HOLE WITH 40% PEAT MOSS, 40% PINE BARK, AND 20% GOOD, LIGHT SOIL OR SPONGE ROGK IF THE 501L IS CLAY OR HARD. HOLE SHALL BE AT LEAST THREE - "IE5 AS WIDE AND A FEW INCHES DEEPER THAN SIZE OF CONTAINER. PLACE PLANT ABOUT 1 INCH ABOVE GROUND LEVEL SO THAT THE R0075 MAY OBTAIN AIR, THEN TAMP PEAT MIX FIRMLY AROUND THE ROOT BALL. WATER THOROUGHLY, AND MAKE CERTAIN GOOD DRAINAGE iS MAINTAINED. WATERING... SURPRISINGLY, THE WORD "AZALEA" GOME5 FROM THE GREEK WORD MEANING "DRY". ACTUALLY, MORE AZALEAS DIE FROM OVER -WATERING THAN FROM ALL OTHER GAUSES. THEY SHOULD BE KEPT MOIST, BUT NEVER SOGGY WET. WATER WELL AND DEEPLY, BUT ONLY AS OFTEN AS YOUR OWN WEATHER CONDITIONS DEMAND. FERTILIZING... AZALEAS ARE VERY LIGHT FEEDERS, AND THREE TO FOUR FEEDINGS SPACED FROM APRIL THROUGH SEPTEMBER ARE SUFFICIENT. USE A GOOD AZALEA ACID FOOD. AZALEA LEAVES ARE SOMETIMES SUBJECT TO CHLOROSIS, A YELLOWING BETWEEN VEINS. THIS '.5 USUALLY CAUSED BY A LACK OF IRON, AND WILL MOST OFTEN RESPOND TO AN APPLICATION OR TWO OF CHELATED IRON. PRUNING... HEAVY PRUNING OF UNDESIRABLE BRANCHES SHOULD BE DONE WHEN PLANTS ARE AT THEIR PEAK OF BLOOM (USE THE BRANCHES AS GUT FLOWERS). M05T VARIETIES OF AZALEAS REQUIRE ONE GOOD PINCHING OR PRUNING OF NEW SPRING GROWTH IN JULY, THUS CREATING MORE BRANCHES AND BUSHINESS FOR FALL BUD SETTING. HOWEVER, WHEN PLANTS ARE YOUNG AND VIGOROUS, ESPECIALLY WITH THE SOUTHERN INDICAS, PRUN�NG ON NEW GROWTH SHOULD CONTINUE THROUGH SEPTEMBER. PURCHASING... WE RECOMMEND ALL AZALEAS TO BE PURCHASED FROM MILFEL05' NURSERY WHO SPECIALIZE IN THE GROWING OF SPECIMEN AZALEAS. THEY ARE LOCATED AT 2550 ADAMS STREET. RIVERSIDE, GA (90.9) 689-7900, (800) 952-0ROW. 00 W N p rr r � W N Q N U rna Ingo o U Lu Lu o Q d vs 2 oWwa!, NzH- U O a Lu Q U 0 z Q J IN IS • t IS IS DATE: 8-24-17 DRAWN BY: D.P. SHEET NO: Loom 9 OF - 9 0 m 0) k9 Ci Z Z Q U Z U Q �QZLLLLLL m 0 pry Im Z O DATE: 8-24-17 DRAWN BY: D.P. SHEET NO: Loom 9 OF - 9 0 0) Z Z Z Q Q �QZLLLLLL a DATE: 8-24-17 DRAWN BY: D.P. SHEET NO: Loom 9 OF - 9 0 GRADING GENERAL NOTES P UATT7D AT 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING RE CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. EROSION CONTROL PRECISE GRADING PLAN FOR TODD RESIDENCE 41 BEACON BAY, NEWPORT BEACH, CA GRADING FILLS/CUTS CONT. NOTICE TO CONTRACTOR 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER 9 TO MAY 15. CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE 2. EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY UNTIL DEWATERING IS STOPPED. PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTOR WILL BE REQUIRED TO INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITION SQ -FT DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH DURING THE COURSE OF CONSRUCTION OF THE PROJECT, INCLUDING SAFETY 3. RESPECTIVE CANYON. OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN RE FIELD CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. APPROVAL. FOR LINE AND GRADE. CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF EXCEPTING LIABILITY ARISING FROM RE SOLE NEGLIGENCE OF DESIGN CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE PROFESSIONAL. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND TESTING. 2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THE BUILDING DEPARTMENT. SIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTED PROJECT. THE 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS CHAPTER 15 OF THE NBMC. THAT COULD HAVE BEEN CORRECTED DURING THE CONSTRUCTION OF THIS 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER PROJECT, IF THE STAKING HAD BEEN DONE BY THE SURVEY CREW UNDER HIS GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY DIRECT SUPERVISION. PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL 3. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OF GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO AVAILABLE RECORDS TO RE BEST OF OUR KNOWLEDGE. THE CONTRACTOR IS THE BUILDING DEPARTMENT FOR APPROVAL. REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS, DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND AND IS RESPONSIBLE FOR THE PROTECTION OF, AND ANY DAMAGE TO THESE SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LINES OR STRUCTURES. LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 15. THE ENGINEERING CT AND AND SOILS SHALL ETO NOTE TO SURVEYOR TEST THE CONSTRUCTION OF ALL BUTTRESSLOGIST FILLS AND ATTEST THE STABILITY OF RE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED INSPECTOR PRIOR TO FOUNDATION INSPECTION. NECESSARY BY RE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. ADDITIONAL NOTE 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR 1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE IMPROVEMENTS ON THE ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS 9 TO MAY 15. PLANS, RE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-S1TE BETWEEN TO THE PERSON IN CHARGE OF RE GRADING WORK AND TO THE BUILDING UNTIL DEWATERING IS STOPPED. OVEREXCAVATION AND RECOMPACTION OCTOBER 15 AND MAY 15. INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF PROPOSED IMPERVIOUS AREA: 3,966 SQ -FT NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL 2 IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY APPROVAL. GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURING PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING. THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, DOCUMENTATION WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER BY CERTIFIED MAIL 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER 10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATION WORK. MAINTAINED FOR THE DURATION OF THE PROJECT. REQUIRED INSPECTIONS 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING 2 CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 3 GRADING FILLS/CUTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD NOT] 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, APPLIED TO RE FILL AREAS. CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY DEBRIS, SCARFED AND APPROVED BY THE SOILS ENGINEER PRIOR TO ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED PLACING OF THE FILL.. BY THIS PERMIT. 5.FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR PRIOR TO PERFORMING ANY WORK IN THE CRY RIGHT-OF-WAY, AN REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORK 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR DEPARTMENT. CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. P HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN RE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFICATIONS. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. UBLIC WORKS NOTE 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLE/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORK INSPECTOR. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 1. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. 5. SHEET INDEX TITTLE SHEET C-1 PRECISE GRADING & DRAINAGE PLAN C-2 SECTIONS & DETAILS C-3 EROSION CONTROL PLAN C-4 GEOTECHNICAL RECOMMENDATION C-5 EARTH WORK QUANTITY CUT 11 C.Y. FILL 9 C.Y. IMPORT 0 C.Y. EXPORT 2 C.Y. OVEREXCAVATION AND RECOMPACTION 250 C.Y. PROPOSED IMPERVIOUS AREA: 3,966 SQ -FT NOTE: QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY. 01ARTUD MIKE TODD 41 BEACON BAY, NEWPORT BEACH, CA 92663 PHONE: 310-962-3931 EMAIL: MGTINCA@GMAIL.COM ARCHITECT BD & ARCH 234 BROADWAY, COSTA MESA, CA 92627 PHONE: 714-534-2724 BDANDARCHLCOM SOIL ENGINEER COAST GEOTECHNICAL, INC. 1200 W. COMMOMWEALTH AVE, FULLERTON, CA 92883 PHONE: 714-870-1211 N"I CORE STRUCTURE INC. 23172 PLAZA POINTE DRIVE, SUITE #145 LAGUNA HILLS, CA 92653 PHONE: 949-954-7244 LANDSCAPE ARCHITECT DAVID A. PEDERSEN INC. 20271 ACACIA ST., SUITE 120 NEWPORT BEACH, CA 92660 PHONE: 949-251-8999 SURVEYOR RdM SURVEYING INC. RON MIEDEMA L.S.4653 23016 LAKE FOREST DR. #409 LAGUNA HILL, CA 92653 PHONE: 949-858-2924 „��., • $y5�,'amarc. ronal Relk vrtsrslua � o^ RUFSw e°'J �,N•, , N KC -I! - „kra �° IlnlVerthY ^I=alts^I° IrvlOne Nlm u`P " ? �• BENCH MARK BENCH MARK # NB4-39-77 DATUM: NAVD 88 ELEVATION 10.859 New Por Neaeh a"„Ea JALBOA .-i. va Zon¢© 9..k GVIIY SITE °a N.,,o., . 9o1v 9e5 Go gie VICINITY MAP NOT TO SCALE BASIS OF BEARING REFER TO RECORD OF SURVEY 2004-1227 FOR LOT BEARING AND DIMENSIONS. DILA RT, �iMCODEION 4 REQUIRES t6 / 4217 F THE GOVERNMENT ® IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT' TO EXCAVATE" WILL BE VALID. FOR YOU DIGALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE 811 BEFORE YOU DIG. 133 TOW WORKING DAY ce RE Fro.-, The Groud up Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com PROJECT NAME: TODD RESIDENCE ARCHITECT: BD&ARCH 234 BROADWAY COSTA MESA ADDRESS: 41 BEACON BAY NEWPORT BEACH CA REVISIONS SHEET NAME: TITLE SHEET PROJECT NUMBER: 70263 DESIGNED BY:CHECKED BY: PLOT DATE: 11/10/2017 SHEET NUMBER: C-1 1 a L12 Ln \HARBOR ISLAND DR m a_�� C EL U 9>.29 INV Q 10.65 FS G / � S 10.60 TG 1 '�� 9.52INV 9 37 INV 10.60 TG 1 Co - 'U TG 9.42 INV 1 ®� 0.7% AC 9.47IlVV -5=0.005 V_LU.55 FS- �� MATGIr EXISTING CONTOUR AC 10.70 TG 1 -4- AC o. LOIN L, -17-7 -- 4" -- PROPOSED STORM DRAIN 10.65 FS Flo 10.70 FS 3� N� w U AC w�2 10.33 FS 11 MATCH EXIST TG 9.85 IIW I AC A \ 1 a L12 Ln \HARBOR ISLAND DR m a_�� C EL U 9>.29 INV Q 10.65 FS G / � S 10.60 TG 1 '�� 9.52INV 9 37 INV 10.60 TG 1 Co - 'U TG 9.42 INV 1 ®� 0.7% AC 9.47IlVV -5=0.005 IMAINTENANCE S=0.005 S=0.005 AC AC AC z 10..58 FS EXISTING CONTOUR CONC�P��E 1%nr�Nj 10.63 FS 10.70 TG 1 cONc SPOT ELEVATION 1T LOIN L, -17-7 -- 4" -- PROPOSED STORM DRAIN 10.65 FS Flo 10.70 FS 3� C _ 4,j s �ti°(0's 10.78E A o G� 10.67 TG 1030 TG 1 - �� 9.64INV 10.70 TG 10.70 9.59 INV . �- 10.71 FS 5=0.005 �� 9.69 INV � 9.74 INV A�/ 0'30 TG 1 S=0.005 S=0.005 1 11<1 =0.0059.76YIIVV S 10.71 FS Lti� c,: 2 10.70 FG -`.�- �� CONC • �� 10:75 TG o �.`�� o I 1!O:OOsINV rti 4 2% El "43 CONC CONC, R 13,$%$ S"'9) & +fi AC --12.5 Ac n��\10.83 FS CF C MATCH EXIST C 0 w �3 L�10:06`<TC; 9:88ZFL MATCH EXIST AC 2.01 RULLED CURB 2 Q�/ 0 35 FS < 1 P 8 �u L❑ 59 FS CON10.74 FS [INC/ 10.68F 9.00 INV+ 1 9.0"S�IIW 1\ 9.10 INV # 9.15IV' \_ o \ + _ CEXIST Pj OWER BOX 1 0.65 TG o �O9.20 INV pp PROTECT IN PLACE 5.9 r, PRECISE GRADING PLAN SCALE 1"=8' e � RE�.IDENDE FF = 11.13' TOS= 11.00' PAD e10.25' ti Sk I L ONC, CONC,(2 J 1u.i 9.25 INV CONC CONIC 8 cONco IMAINTENANCE MATCH EXIST 100 EXISTING CONTOUR 5.A1 10.70 TG 1 SPOT ELEVATION 9.80 INV -- 4" -- PROPOSED STORM DRAIN I i� EXIST WATER ME' o PROTECT IN PLA�C 1�10.70 11 TG 9.85 IIW I -� �10.63_17S r P J 0/0 0 �X2, \� 0 20' nNc� 10.30 T CONIC 9.45 INV �- TG 10.30 FG INV MATCH EXIST -17.5 2.5 U Z 0 U U z U U 'CH EXIST 30 FS TCH EXIST L�' S 2.5 A AT lI TT SLAB SHALL BE UNDERLAIN BY MINIMUM OF 4 -IN GRADED GRAVEL OR CRUSHED STONE. LEGEND IMAINTENANCE BOTTOMLESS TRENCH DRAIN 43'LX2W'X3'H 100 EXISTING CONTOUR 10OFS SPOT ELEVATION PROPOSED CONCRETE PAD -- 4" -- PROPOSED STORM DRAIN PAD PROPOSED PAD ELEVATION TOS PROPOSED TOP OF SLAB FS PROPOSED FINISHED SURFACE FG PROPOSED FINISHED GROUND FF PROPOSED FINISHED FLOOR INV INVERT OF PIPE TG TOP OF GRATE PL PROPERTY LINE TW TOP OF WALL TF TOP OF FOOTING CONSTRUCTION NOTE O INSTALL 6" DIA. ATRIUM DRAM NDS 40 W/RISER AND ADAPTOR OR EQUAL. O INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM. O CONSTRUCT BOTTOM LESS TRENCH DRAIN PER DETAIL ON SHEET C-3. O CONSTRUCT CONCRETE DRIVEWAY PER LANDSCAPING PLAN. O CONSTRUCT CONCRETE HARDSCAPE PER LANDSCAPING PLAN. O INSTALL 3" MINI CHANNEL DRAM NDS MODEL 500 WITH CHANNEL GRADE OR EQUAL. O INSTALL NEW SEWER CLEAN OUT AN LATERAL PER CITY STANDARD STD -406-L AND ABANDON EXISTING SEWER LATERAL AND REMOVE CLEAN OUT RISER, 4TT BOX AND WYE. O INSTALL DOWNSPOUT WITH 6" DOWNSPOUT FILTER BY BIO -CLEAN OR EQUAL. BMP I IMAINTENANCE BOTTOMLESS TRENCH DRAIN 43'LX2W'X3'H IBEFORE AND AFTER SIGNIFICANT RAIN EVENT DOWNSPOUT FILTER 16 -TOTAL IBEFORE AND AFTER SIGNIFICANT RAIN EVENT 16 12 8 4 0 8 16 SCALE 1"=8' C 0 E Foie The 6r 'd c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com PROJECT NAME: TODD RESIDENCE ARCHITECT: BD&ARCH 234 BROADWAY COSTA MESA ADDRESS: 41 BEACON BAY NEWPORT BEACH CA REVISIONS SHEET NAME: PRECISE GRADING PLAN PROJECT NUMBER: 70263 DESIGNED BY:CHECKED BY: PLOT DATE: 11/10/2017 SHEET NUMBER: C-2 30 ii ROAD 20 EXIST SURFACE 10 - n V SECTION A -A SCALE 1"=8' M FF 11.13' TOS 11.00' `-SUBGRADE OVER -EXCAVATION 20 EXIST SITE WALL R R PROTECT IN PLACE u I FF 11.13' MATCH EXIST 11 ?°i°i° I TOS 11.00, III 5% 2% 10Li L�1 ------ � 1 `SUBGRADE OVER -EXCAVATION n V SECTION B -B SCALE 1"=8' CONCRETE WEEPSCREED REED DETAIL BUILDING DRAINAGE NOT TO SCALE nn Z 6" MIN. WIDE PEDESTRIAN SAFE IMENSIONS DETERMINED BY PLAN FRAME & GRATE ZZ 8" SLOT GRATE FRAME DIMENSIONS. OPENING. EASE JORDAN IRON USE FRAME AS A FORM WORKS OR EQUAL 011.1 1 800-784-4100 O O -- -- �- #4 EBAR T&B FILL THIS PORTION WITH CRUSHED ROCK AFTER POURING GRATE g" SUPPORT CURB 4" CRUSHED ROCK J 24" W/ FILET CLOTH SECTION Z -Z DETAIL BOTTOMLESS TRENCH DRAIN NOT TO SCALE – - – - – – V FL Il REMOVE EXIST BUILDING 1% s° MATCH EXIST ELEVATION ��_ 1 EXIST CONCRETE GUTTER J 30 20 10 NOTE: a. DIG A 24" WIDE X 36" DEPTH TRENCH b. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOP C. FILL BOTTOM OF THE TREHCH W/ 3/4" CRUSHED ROCK d. FORM AND POUR PERIMETER CONC. CURB e. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH 30 20 10 0 TOP OF GRATE ELEV. PER PLAN SEE NOTES FOR GRATE TYPE - FINISH GRADE CONSTRUCTION NOTE O INSTALL 6" DIA. ATRIUM DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL. O INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM. O CONSTRUCT BOTTOM LESS TRENCH DRAIN PER DETAIL ON SHEET C-3. O CONSTRUCT CONCRETE DRIVEWAY PER LANDSCAPING PLAN. sO CONSTRUCT CONCRETE HARDSCAPE PER LANDSCAPING PLAN. O INSTALL 3" MINI CHANNEL DRAIN NDS MODEL 500 WITH CHANNEL GRADE OR EQUAL. O INSTALL NEW SEWER CLEAN OUT AN LATERAL PER CITY STANDARD STD -406-L AND ABANDON EXISTING SEWER LATERAL AND REMOVE CLEAN OUT RISER, 4TT BOX AND WYE. O INSTALL DOWNSPOUT WITH 6" DOWNSPOUT FILTER BY BIO -CLEAN OR EQUAL. BIO CLEAN 6" DIA DOWNSPOUT FILTER — Screen Type PATENTED Co PAIENIS PENDING NG FILTER INSERT Stainless Steel 83 SQ FT FILTER SURFACE AREA FILTER SCREEN BioSorb HYDROCARBON BOOM FILTER HOUSING O.D. 6$" HANDLE TREATMENT FLOW RATE .56 CFS BYPASS FLOW RATE 1.26 CFS TOP OF GRATE ELEV. PER PLAN 4" PVC RISER (IF NEEDED) NDS 643 COUPLING 4" PDVC SDR 35 DRAIN PIPE (TYP.) OR 4" PVC For Model# BC-DF2 2" LISTED ADAPTER 4" LISTED For Model# ADAPTER BC-DF4 HIGH FLOW BYPASS or NOTES 1. The device shall be sized according to the nominal size of the interconnecting drainage system. At no time shall the entrance size be larger than the exit size. 2. The device shall be installed in an accessible location to provide for means of repair and maintenance. 123 3. The device shall be installed using approved adapters or 16 couplings to attach the device to the downspout or drainage TOTAL pipe. HEIGHT 4. Screens are made out of 46 mesh stainless steel. 0.0055in. wire diameters. 55% open around exterior of filter insert. BIO CLEAN ENVIRONMENTAL PO BOX 869, OCEANSIDE, CA ® P 760.433.7640 F 760.433.3179 w mo r: 6 DOWNSPOUT FILTER SCREEN TYPE MODEL NO. BC—DF2, BC—DF4 " "MEI DATE: 9/6/2012 SCALE: NTS LM 9/6/2012 DRAFTER: T.H.H. UNITS =INCHES — DETAIL DOWNSPOUT FILTER NOT TO SCALE SEE NOTES FOR GRATE TYPE FINISH GRADE NDS SPEED -D -BASIN NDS 101 SINGLE OR NDS 201 DOUBLE c OUTLET CATCH BASIN. 1% MIN. — 1% MIN.R. PLAN — INV. ELEV. PER PLAN *USE 6" NDS 66 EXTENSIONS U0 4" MIN PVC MAIN W/ TEE OR WYE WHERE NEEDED NOTE: 1. ALL FITTINGS BY: NDS, INC. (OR EQUAL) 4. GLUE "LP.S. WELD ON" #773 SOLVENT PHONE: 1-800-726-1994 (MEDIUM BODIED FAST SET) FOR PIPE 2. REFER TO GRADING PLAN FOR FINISH I+FI `<< " GRADING. 5. ALL PIPES TO BE 4" << PVC SDR 35 OR 3. DO NOT GLUE GRATE OR RISER TO PIPE. SCHEDULE 40. DETAIL INLET DRAW NOT TO SCALE C RE Foin The 6r ,u d c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www. corestru ctu re. corn PROJECT NAME: TODD RESIDENCE ARCHITECT: BD&ARCH 234 BROADWAY COSTA MESA ADDRESS: 41 BEACON BAY NEWPORT BEACH CA REVISIONS SHEET NAME: SECTIONS & DETAILS PROJECT NUMBER: 70263 DESIGNED BY:CHECKED BY: PLOT DATE: 11/10/2017 SHEET NUMBER: C-3 kin o� .Q R"s s ° -fi.,, HARBOR ISLAND DR w o D 0— AC r�77L� <� F AL Ac AC AC a `ter. CONC, CONC CONC 5.7 AC EXIST WATER METER PROTECT IN PLACE W Io. Ac WE_1 AC o° _ Co SE -7 WM-2 CONC CONS/\ r EESIDENCE 10 P o� S V WM-47 ti, z El AC WM-5 0 o 12.5 3 'J , AC TYP. �tio �� CON �., _ P CONS, cONc CONE � x CONC coN CONC 1 O # I # # + z Ac s s o ��, � # o A (II- ,0L EXIST POWER BOX �� f -u, Ac PROTECT iIN PLACE EROSION CONTROL PLAN 17.5 SCALE 1"-8' EROSION CONTROL BMPS GRAVEL BAG BERM EC -1 SCHEDULING STREET SWEEPING AND VACUUMING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION. TEMPORARY SEDIMENT CONTROL SE -6 GRAVEL BAG BERM INSTALL WHERE SHOWN ON PLAN. SE -7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS. SE -10 STORM WATER INLET PROTECTIONONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. WIND EROSION CONTROL BMPS WE 1 W� WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED TC -1 TC -1 STABILIZED CONSTRUCTION EXIT FST PADS AND ANY STOCKPILE AREAS. TRACKING CONTROL MANAGEMENT NS -1 RUMBLE RACK SHALL BE PLACED ON THE DRIVEWAY TO ENSURE THAT ALL VEHICLES LEAVING THE SITE PASS OVER THE DEVICES BEFORE ENTERING TC -1 TC -1 STABILIZED CONSTRUCTION EXIT FST PAVING AND GRADING OPERATIONS APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE. NS -6 THE PUBLIC STREET. NON-STORMWATER MANAGEMENT NS -1 WATER CONSERVATION PRACTICES MAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES. NS -3 PAVING AND GRADING OPERATIONS APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE. NS -6 ILLICIT CONNECTION / ILLEGAL DISCHARGE CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER UVIMEDIATELY AND CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDE A RESPONSE/ NS -7 POTABLE WATER / IRRIGATION EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES. NS -8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. NS -9 VEHICLE AND EQUIPMENT FUELING ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE. NS -10 VEHICLE AND EQUIPMENT MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE. NS -12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. NS -13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. MATERIAL INVENTORY SHALL WM-1 MATERIAL DELIVERY AND STORAGE CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTION. WM-3 STOCKPILE MANAGEMENT MATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TO MAINTAIN DUST CONTROL. WM-4 SPILL PREVENTION AND CONTROL AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEE SHALL BE EDUCATED ON THE CLASSIFICATION 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 CONSTRUCTED, USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENT OF THE CITY. SANITARY / SEPTIC WASTE WM 9 MANAGEMENT ON-SITE FACILITY SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT. DRY SEASON REQUIREMENTS(MAY-SEPT.) 1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED. 2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS. 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. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTION OF THE SITE WITHIN 48 HRS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITE PERIMETER, SITE SLOPES, AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETE FOR ANY PORTION OF THE SITE. STANDBY BMP MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED. WET SEASON REQUIREMENTS (OCT. -APRIL) 1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED A THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR STORMS LIKELY TO OCCUR DURING THE RAINY SEASON. 2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. 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. 3. THE AMOUNT OF EXPOSED SOH. 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. 4. A DISTURBED AREA THAT IS NOT COMPLETED AND 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. 5. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTION 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. VERTICAL VIEW SINGLE ROW OF GRAVEL BAGS 2 BAGS HIGH AROUND PERIMETER OF GRATE AREA DRAIN HORIZONTAL VIEW ##/ VERTICAL VIEW HORIZONTAL VIEW VIEW PLAN DETAIL INLET PROTECTION NOT TO SCALE EROSION CONTROL CONSTRUCTION NOTES: ❑i INSTALL EROSION CONTROL GRAVEL BAGS 2 ROW X 2 GRAVEL BAGS HIGH. ❑d PROVIDE CONSTRUCTION ENTRANCE TC -1. 1fl INSTALL INLET PROTECTION ALONG EXISTING INLETS. 1.=.1...1.1..,.:..,�.�� EXISTING GRADE PROFILE 20' MIN. EXIST GROUND 0�4, 1" ROCK�C�O o �o o STEEL PLATE PLAN DETAIL STABILIZED CONSTRUCTION ENTRANCE NOT TO SCALE mmmmmi 16 12 8 4 0 8 16 SCALE 1"=8' Co E Foie The Grouid c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com PROJECT NAME: TODD RESIDENCE ARCHITECT: BD&ARCH 234 BROADWAY COSTA MESA ADDRESS: 41 BEACON BAY NEWPORT BEACH CA REVISIONS SHEET NAME: EROSION CONTROL PLAN PROJECT NUMBER: 70263 DESIGNED BY:CHECKED BY: PLOT DATE: 11/10/2017 SHEET NUMBER: C-4 COAST GEOTECHNICAL, INC. Mr. Todd 10 W. 0. 531517-01 Geotechnical Engineering Investigation May 16, 2017 PROPOSED GRADING Grading plans were not available at the time this report was prepared. It is anticipated that grading will consist mainly of over -excavation and reeompaction for uniform support of the foundations and slabs. GENERAL GRADING NOTES All existing structures shall be demolished and all vegetation and debris shall be stripped and hauled from the site. The entire grading operation shall be done in accordance with the attached "Specifications for Grading". Any import fill materials to the site shall not have an expansion index greater than 20, and shall be tested and approved by our laboratory. Samples must be submitted 48 hours prior to import. Grading_ and/or foundation recommendations are subject to modification upon review of final plans by the Geotechnical Engineer. Please submit plans to COAST GEOTECHNICAL, Inc. when available. GRADING RECOMMENDATIONS Removal, and reeompaction of existing earth materials will be required to provide adequate support for foundations and site improvements. Earthwork for foundation support shall include the entire building pad and shall extend a minimum, of three feet outside exterior footing lines. Based on in place densities and consolidation tests soils found at a depth of three feet below existing grade and deeper have adequate geotechnical properties to provide adequate support of proposed fills and the structure; as such, removals to a depth of three feet below existing grade or to one foot below proposed footing bottoms, whichever is greater, are anticipated; however, field observations made at the time of grading shall determine final removal limits. To provide adequate support along property lines excavations shall be sloped at a 1:1 (H:V) gradient from property line down to the excavation bottom. As fill soils are placed the grading contractor shall bench into the 1:1 constriction cut to final grade. Temporary excavations along property lines are shown on Plate 4. During earthwork operations, a representative of COAST GEOTECHNICAL, INC. shall be present to verify compliance with these recommendations. Subsequent to approval of the excavation bottom, the area shall be scarified six inches, moisture conditioned as needed, and compacted to a minimum of 90% relative compaction. COAST GEOTECHNICAL, INC. Mr. Todd 11 W. 0. 531517-01 Geotechnical Engineering Investigation May 16, 2017 Fill soils shall be placed in six to eight inch loose lifts, moisture conditioned as needed, and compacted to a minimum of 90% relative compaction. This process shall be utilized to finish grade. Due to the caving nature of the on-site sands, it is highly recommended that the upper two feet of fill, be mixed with cement to reduce, but not eliminate, the potential of caving of the foundation excavations. Typically, a 2-3% by volume mixture of cement is sufficient to reduce the caving potential of foundation excavations. Preventing the foundation excavations from being surcharged by foot traffic and equipment will also help to reduce caving potential. Grading for hardscape areas shall consist of removal and reeompaction of loose surficial soils. Removal depths are estimated at one to two feet. Earthwork shall be performed in accordance with previously specified methods. FOUNDATIONS - RESIDENCE The proposed structures shall be supported by a mat foundation or a conventional foundation system. Conventional foundations shall utilize spread footings and/or isolated pad footings placed into native material a minimum depth of 24 inches below lowest adjacent grade utilizing an allowable bearing value of 1,800 pounds per square foot. This value is for dead plus live load and may be increased 1/3 for total ,including seismic and wind loads where allowed by code. The structural engineer's reinforcing requirements should be followed if more stringent. Calculations are provided on Plate G. Where ,isolated pads are utilized, they shall be tied, in two directions into adjacent foundations with grade beams. Footing excavations shall be observed by a representative of COAST GEOTECHNICAL, INC., prior to placement of steel or concrete to verify competent soil conditions. If unacceptable soil conditions are exposed mitigation will be recommended. Geotechnical recommendations for foundation reinforcement are given under the liquefaction section of this report. If a mat slab design is utilized, the structural engineer should design the thickness and reinforcement requirements for the mat foundation for the building based on the anticipated loading conditions. The mat foundation slab should be at least twelve inches thick; with perimeter footings a minimum of 24 inches below the lowest adjacent grade. A modulus of subgrade reaction of 80 pei may be used in the design of the mat foundation. Reinforcement shall COAST GEOTECHNICAL, INC. Mr. Todd 12 W. 0. 531517-01 Geotechnical Engineering Investigation May 16 2017 be determined by the structural engineer. Calculations for the subgrade reaction are provided on Plate I. Alternate foundations and or additional ground modification techniques, for support of the structure, can be addressed upon request of the project manager. All foundation plans are subject to review and approval of the soils engineer. All foundation bottoms shall be observed and approved by COAST GEOTECHNICAL, Inc. prior to placement of the capillary break. FOUNDATIONS -SECONDARY STRUCTURES Property line walls, planter walls, and other incidental foundations may utilize conventional foundation design. Continuous spread footings or isolated pads placed into native material at a minimum depth of 24 inches below lowest adjacent grade may utilize an allowable bearing value of 1,500 pounds per square foot. This value is for dead plus live load and, may be increased 1/3 for total including seismic and wind loads where allowed by code. Where isolated pads are utilized., they shall be tied in two directions into adjacent foundations with grade beams. Footing excavations shall be observed by a representative of COAST GEOTECHNICAL, Inc., prior to placement of steel or concrete to verify competent soil conditions. If unacceptable soil conditions are exposed mitigation will be recommended. Foundations shall be reinforced with a minimum of four #5 bars, two top and two bottom, The structural engineer's recommendations for reinforcement shall be utilized where more severe. LATERAL, DESIGN Lateral restraint at the base of footings and on slabs may be assumed to be the product of the dead load and a coefficient of friction of .30. Passive pressure on the face of footings may also be used to resist lateral forces. A passive pressure of zero at the surface of finished grade, increasing at the rate of 250 pounds per square foot of depth to a maximum value of 2,500 pounds per square foot, may be used for compacted fill or native material at this site. Calculations are provided on Plate H. If passive pressure and friction are combined when evaluating the lateral resistance, then the value of the passive pressure should be limited to 2/3 of the values given above. COAST GEOTECHNICAL, INC. Mr. Todd 13 W. 0. 531517-01, Geotechnical Engineering Investigation May 16, 2017 FLOOR SLABS Slab on grades shall be designed in accordance with 2016 CBC codes. Site soils are non plastic. Minimum geotechnical recommendations for slab design are five inches actual thickness with #4 bars at 12 inches on center each way. Slabs shall be tied into perimeter foundations with #4 bars at 24 inch centers. Structural design may require additional reinforcement and slab thickness. Subgrade soils shall exhibit a minimum relative compaction of 90% to the depth determined by the geotechnical engineer. The soil should be kept moist prior to casting the slab. However, if the sorts at grade become disturbed during construction, they should be brought to approximately optimum moisture content and rolled to a firm, unyielding condition prior to placing concrete. COAST GEOTECHNICAL, Inc. to verify adequacy of subgrade soils prior to placement of sand or visqueen. Section 4.505.2.1 of the California Green Code requires the use of a capillary break between the slab subgrade and vapor barrier. The capillary break material shall comply with the requirements of the local jurisdiction and shall be a minimum of four inches in thickness. Geotechnically coarse clean sand is acceptable; however, some localities require the use of four inches of gravel (1/2 -inch or larger clean aggregate). If gravels are used, a heavy filter fabric (Mirafr 140N) shall be placed over the gravels prior to placement of the recommended vapor barrier to minimize puncturing of the vapor barrier. Additionally; a vibratory plate should be used over the gravels prior to placement of the recommended filter fabric to smooth out any sharp protuberances and consolidate the gravels. Slab areas should be underlain by a vapor retarder consisting of an engineered plastic film, (as described by ASTM:E-1745). In areas where a moisture sensitive floor covering will be used and/or where moisture infiltration is not desirable, a vapor barrier with a permeance of less than 0.01perms (consistent with ACI 302.2R-06) such as 15 mil. Stego Wrap Vapor Barrier, or equivalent, should be considered, and a qualified water proofing specialist should be consulted. The vapor barrier should be underlain by the above described capillary break materials and filter cloth. The capillary break materials should be compacted to a -uniform condition prior to placement of the recommended filter cloth and vapor barrier. The vapor barrier should be properly lapped and sealed. Since the vapor barrier will prevent moisture from draining from fresh concrete, a better concrete finish can usually be obtained if at least two inches of sand is spread over the vapor barrier prior to placement of concrete. C RE Foie The Ground c!y Core Structure, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.corn www. corestru ctu re. com PROJECT NAME: TODD RESIDENCE ARCHITECT: BD&ARCH 234 BROADWAY COSTA MESA ADDRESS: 41 BEACON BAY NEWPORT BEACH CA REVISIONS SHEET NAME: GEOTECHINCAL RECOMMENDATION PROJECT NUMBER: 70263 DESIGNED BY:CHECKED BY: PLOT DATE: 11/10/2017 SHEET NUMBER C-5 , \ q NORTH 0' 8' 16' \ \ � o� _R SCALE 1"=8' T \ o°� � �/ NOTE RECORD EASEMENTS ARE NOT PLOTTED IF ANY. \ �_ J/� SURVEYOR OR ENGINEER SHALL PERMANENTLY ALLEY �, �tic� < F MONUMENT PROPERTY CORNERS OR OFFSETS `o ac S �o �~ �gee �_ BEFORE STARTING GRADING. �� p+ Ac — — N85 4259"V►/88.76r AC �L 0e� e �X AC AC CONC. S CON(. CONC. CON(. 1� �� `tio I ICONC. `tio CONC. � 11_ AC l'6� °��, `~ CONC. CON(. T J �~ 5.7 A CA C z �o CV ti o LJ J A C I � M c, I `° FS, ` `ti0 OHO I p1, M b �ti p Ac �~ z W ED °Oo CONC. ° �, CONC. RESIDENCE rros� P O AC I (10.6) I 0 A C0 li 12.5 �� CON(. � I AC �ptiS�o rj� rISJ . 20 CONC. CON(. b� Q CON(. CON(. CON(. CON(. CON(. 30 CON( w Ll T_ S 9 # N90°00'00"E 97.54' rlo z w AC 2.5— I .5 I AC I # 17.5 � 2.5 O v 2.0 ROLLED CURB �RESIDENCE LEGEND Ac DESCRIPTION (123.45) MEAS. ELEVATIONS U Z # BRICK WALL BUILDING SAND 5�� LOT LINE RUNMIEDEMA A WM WATER METER NO. 4653 F.F. FINISH FLOOR EXP. 9/30/19 G.F. GARAGE FLOOR 9�F R ^ %oJ6.. CONC. CONCRETE CA��F F.S. FINISH SURFACE M.H. MAN—HOLE A.C. ASPHALT NOTE: REFER TO RECORD OF SURVEY 2004-1227 FOR LOT BEARINGS AND DIMENSIONS. T.G. TOP—GRATE R d M SURVEYING INC TOPOGRAPHIC SURVEY OWNER: LEGAL DESCRIPTION BENCH MARK ADDRESS OF PROJECT: R❑N MIEDEMA L.S. 4653 MIKE TODD BENCH MARK #: NB4-39-77 41 BEACON BAY 23016 LAKE FOREST DR. #409 41 BEACON BAY DATUM: NAVD88 NEWPORT BEACH, CA LAGUNA HILLS, CA 92653 NEWPORT BEACH, CA LOT 41, OF A RECORD OF SURVEY RECORDED ELEVATION: 10.859 IN BOOK 9, PAGES 42-43. (949) 858-2924 OFFICE JOB: 51-22 DATE: 5/22/2012 (949) 858-3438 FAX RDMSURVEYING@COX.NET 42