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HomeMy WebLinkAbout03_Bay House Landscape Improvements Coastal Development Permit_PA2018-243O�"EWpo e CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT s January 24, 2019 C'4(�pp1�P/ Agenda Item No. 3 SUBJECT: Bay House Landscape Improvements (PA2018-243) Coastal Development Permit No. CD2018-096 SITE LOCATION: 2100 East Balboa Boulevard APPLICANT: Shawna L. Schaffner, CAA Planning, Inc. OWNER: Bay House 2100, LLC PLANNER: David S. Lee, Assistant Planner 949-644-3225, dlee@newportbeachca.gov LAND USE AND ZONING • General Plan: RS -D (Single -Unit Residential Detached) • Zone: R-1 (Single -Unit Residential) • Coastal Land Use Category: RSD -B (Single -Unit Residential Detached — 6.0-9.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) PROJECT SUMMARY A coastal development permit to construct a covered patio, outdoor fireplace, pool and spa, and landscaping. Coastal Development Permit No. CD2018-018 was previously issued by the Zoning Administrator on March 29, 2018, authorizing the demolition of the single-family residence. 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. CD2018-096 (Attachment No. ZA 1). 1 Bay House Landscape Improvements (PA2018-243) Zoning Administrator, January 24, 2019 Page 2 Land Use and Development Standards • The subject property is currently developed with an existing 600 -square -foot garage on an existing lot designated for residential development by the Local Coastal Program. Coastal Development Permit No. CD2018-018 was previously issued by the Zoning Administrator on March 29, 2018, authorizing the demolition of the single-family residence. • The property owner currently owns the adjacent subject property and single-family dwelling located at 2021 East Bay Avenue. The property owner intends to utilize both the subject property, including pool, patio, and landscape improvements, and the 2021 East Bay Avenue property as a single site until a future single-family dwelling is constructed on the subject site (2100 East Balboa Boulevard). No improvements are proposed to cross the underlying legal property line between the two lots. • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and appurtenant structures, and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. • In the absence of a single-family residence developed on the subject lot, the proposed covered patio, outdoor fireplace, pool and spa are considered significant non-attached accessory structures requiring the approval of a coastal development permit. Since the property is located in the Coastal Commission Appeal Area, a De Minimis Waiver cannot be issued. Also, the project is not eligible for a Categorical Exclusion from the need to obtain a coastal development permit due to its location on the waterfront. • The proposed accessory structures conform to all applicable development standards, including setbacks and height. The covered patio and pool equipment enclosure exceed the minimum required setbacks, which are 20 feet from the front property line abutting the Newport Bay, 4 feet along each side property line, and 0 feet along East Balboa Boulevard. The height of the covered patio is approximately 13 feet 7 inches and the outdoor fireplace is approximately 17 feet 4 inches, significantly below the 24 -foot maximum height limit. • Per Section 21.30.085 of the Local Coastal Program, landscaping has been conditioned to have low water demand and be drought tolerant. The planting of invasive species shall be prohibited. Subsequent construction of a replacement dwelling will require a separate coastal development permit at a later date. Tmp1C 01/12/17 2 Bay House Landscape Improvements (PA2018-243) Zoning Administrator, January 24, 2019 Page 3 Water Quality • The property is located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan 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. Hazards • The development fronts the Newport Bay and is a private bay front parcel. The project site is protected by an existing bulkhead and no changes are proposed at this time, given the scope of work. A bulkhead conditions report and hazards analysis will be prepared as part of the coastal development permit application submittal for the future single-family residence. Public Access The project site is located on the Balboa Peninsula between the nearest public road and the sea. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project results in the construction of accessory improvements to an adjacent single-family dwelling under single control and ownership. A future single-family dwelling will be constructed under a separate coastal development permit. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project site is and sited so as not to block or impede existing public access opportunities. Vertical access to the bay front is available approximately 520 feet west of the subject property on K Street. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is for the construction of a covered patio, outdoor fireplace, pool and spa, and landscaping. The future development of the site with a replacement dwelling will be required to comply with all applicable LCP development standards. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. Tmp1[: 01/17/17 3 Bay House Landscape Improvements (PA2018-243) Zoning Administrator, January 24, 2019 Page 4 ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 includes the construction of accessory (appurtenant) structures including garages, carports, patios, swimming pools, and fences. The proposed project includes the construction of a swimming pool, covered patio, and outdoor fireplace located in the R-1 Coastal Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting that was posted at City Hall and on the City website. 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: David S. Lee. Assistant Planner MAI Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmp1[: 01/17/17 4 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2019-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2018-096 TO CONSTRUCT A COVERED PATIO, OUTDOOR FIREPLACE, POOL AND SPA, AND LANDSCAPING LOCATED AT 2100 EAST BALBOA BOULEVARD (PA2018-243) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Shawna L. Schaffner, with respect to property located at 2100 East Balboa Boulevard and legally described as Parcel 4 of Resubdivision No. 250 requesting approval of a coastal development permit. 2. The applicant requests a coastal development permit to construct a covered patio, outdoor fireplace, pool and spa, and landscaping. Coastal Development Permit No. CD2018-018 was previously issued by the Zoning Administrator on March 29, 2018, authorizing the demolition of a single-family residence. 3. The subject property is located within the Single -Unit Residential (R-1) Zoning District and the General Plan Land Use Element category is Single -Unit Residential Detached (RS- D). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential — 6.0 — 9.9 DU/AC (RSD -B) and the Coastal Zoning District is Single -Unit Residential (R-1). 5. A public hearing was held on January 24, 2019 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 meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. 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 New Construction or Conversion of Small Structures). 2. Class 3 includes the construction of accessory (appurtenant) structures including garages, carports, patios, swimming pools, and fences. The proposed project includes the construction of a swimming pool, covered patio, and outdoor fireplace located in the R- 1 Coastal Zoning District. N Zoning Administrator Resolution No. ZA2019-### Pape 2 of 6 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Coastal Development Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The subject property is currently developed with an existing 600 -square -foot garage on an existing lot designated for residential development by the Local Coastal Program. Coastal Development Permit No. CD2018-018 was previously issued by the Zoning Administrator on March 29, 2018, authorizing the demolition of a single-family residence. 2. The property owner currently owns the adjacent property and single-family dwelling located at 2021 East Bay Avenue. The property owner intends to utilize both the subject property, including pool, patio, and landscape improvements, and the 2021 East Bay Avenue property as a single site until a future single-family dwelling is constructed on the subject site (2100 East Balboa Boulevard). No improvements are proposed to cross the underlying legal property line between the two lots. 3. The proposed accessory structures conform to all applicable development standards, including setbacks and height. The covered patio and pool equipment enclosure exceed the minimum required setbacks, which are 20 feet from the front property line abutting the Newport Bay, 4 feet along each side property line, and 0 feet along East Balboa Boulevard. The height of the covered patio is approximately 13 feet 7 inches and the outdoor fireplace is approximately 17 feet 4 inches, significantly below the 24 -foot maximum height limit. 4. Per Section 21.30.085 of the Local Coastal Program, landscaping has been conditioned to have low water demand and be drought tolerant. The planting of invasive species shall be prohibited. Subsequent construction of a replacement dwelling will require a separate coastal development permit at a later date. 5. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. 6. The development fronts the Newport Bay and is a private bay front parcel. The project site is protected by an existing bulkhead and no changes are proposed. 7. The property is located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan 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. 01-03-17 Zoning Administrator Resolution No. ZA2019-### Pape 3 of 6 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. Facts in Support of Finding: 1. The project site is located on the Balboa Peninsula between the nearest public road and the sea. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project results in the construction of accessory improvements to an adjacent single-family dwelling under single control and ownership. A future single-family dwelling will be constructed under a separate coastal development permit. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project site is sited so as not to block or impede existing public access opportunities. Vertical access to the bay front is available approximately 520 feet west of the subject property on K Street. 2. The project site is not adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal Land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project site may be located within the viewshed of distant public viewing areas. However, the project is for the construction of a covered porch, outdoor fireplace, pool and spa, and landscaping. The future development of the site with a replacement dwelling will be required to comply with all applicable LCP development standards. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2018-096, 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 Planning and Zoning of the Newport Beach Municipal Code. 01-03-17 g Zoning Administrator Resolution No. ZA2019-### Paqe 4 of 6 PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF JANUARY, 2019. Patrick J. Alford, Zoning Administrator 01-03-17 9 Zoning Administrator Resolution No. ZA2019-### Pape 5 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL 1. Landscaping of the site shall conform to the requirements of Section 21.30.075 (Landscaping) and Section 21.30.085 (Water Efficient Landscaping) of the Local Coastal Program Implementation Plan. Plant materials shall be selected for low water - demand and drought tolerance, and the planting of invasive species shall be prohibited. 2. All landscape materials and irrigations systems shall be maintained in accordance with the approved erosion control plan. All landscaped areas shall be maintained in a healthy and growing conditions 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. 3. Construction activities shall comply with NBMC Section 10.28.040, which restricts hours of noise -generating construction activities to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise -generating construction activities are not allowed on Sundays or Holidays. 4. The development shall be in substantial conformance with the approved construction plans stamped and dated with the date of this approval, (except as modified by applicable conditions of approval). 5. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 6. Coastal Development Permit No. CD2018-096 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. 7. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 8. 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. 9. 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. 01-03-17 2� Zoning Administrator Resolution No. ZA2019-### Paqe 6 of 6 10. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A' shall be incorporated into the Building Division and field sets of plans. 11. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 12. 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. 13. 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). 14. 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. 15. 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. 16. 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 Bay House Landscape Improvements including, but not limited to, Coastal Development Permit No. CD2018-096 (PA2018-243). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attomeys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 01-03-17 11 Attachment No. ZA 2 Vicinity Map 12 Bay House Landscape Improvements (PA2018-243) Zoning Administrator, January 24, 2019 Page 7 VICINITY MAP r,� un ^ �'• D 01 �. Coastal Development No. CD2018-096 PA2018-243 2100 East Balboa Boulevard Tmplo 01/17217 13 Attachment No. ZA 3 Project Plans 14 15 CMU BLOCK WALL W/ EXT. GEMENT PLASTER FINISH — PAINTED SOLID WOOD GATE — 10'-O" i I I P.L. 1 4'5ETBACK I I 1 5.0' TOP OF WALL I 1 41-0„ 1 4.-15' TOP OF DIRT PLANTER 1 _� 15.4' TOP OF EX. WALL RIGHT SIDE ELEVATION 1/4" = 1'-011 P.L 4'5ET6AGK---1 I I PLANTER 4-0 I 1 5.4' TOP OF 1 EX. WALL 1 4.15' TOP OF DIRT 1 5.0' TOP OF WALL GMU BLOCK WALL W/ EXT. GEMENT PLASTER FINISH — LEFT SIDE ELEVATION 1/4" = 1'-0" RETAINING PLANTER WALL WITH EXTERIOR GEMENT PLASTER FINISH POOL EQUIPMENT PLAN PAINTED METAL GAP VENT BEHIND METAL MESH I 4'5ETBACK ASPHALT I SHINGLES_ REAR ELEVATION 1/4" = 1'-0" a of 6X12 4X8®30"O.C.t O i ry TOP OF RIDGE 12 3 Y� 6X13 LATTICE PANEL 4'-O" BRICK VENEER r 6X6 1 5.00' TOP OF 1 WALL I PLANTER I I 1 I EX. RETAINING � WALL �� 1 3.5' TOP OF WALL NEW RETAINING WALL 9.0' EX. GRADE 2'-4 I LEFT SIDE ELEVATION 1/411 = 1'-01 1 1/4" = 1'-011 W Q F o w U � F '�" � dam• U i V] M W w N .21- 2,y 2'-2Y;' 6-3Y,' 0 F vl /i- N O Q A LATTICE PAN L "IBRICKVIENEER n n n n n n n 11 11 11 C II II 0 II II II °I II II ll ml DRE WAGE T II II II II II II II � � a II II II II II II II II II II II x 6x 1 a ABovE I I I I I I I I I I I I I I I I I I I I ;� II IIII II IIII II IIII II II II II___—_]1_____]1_—_—_— — ATE CZI—]1— --III--—I II II II II II 4X85 ® 30" I I I O.G.:, TYP. 1 1 1 1 1 1 I I II I I II II II II II II II II II II II II II II II II II II II II II II II II II II II II II II --11---—--�TT--�--—�1-- --�-- S�DARCy'r U U U U U� U U U U U uI 1 U�2Pe9iH.{yC, ,L [ 9" OVERHANG,TYP. ¢' r �LL 24 5" WOOD GOL. 6X 1 3 ABOVE , NO C-21825 * s 9 OFC I CP1 l COVERED PORCH FLOOR PLAN GdI1JTFt'] MFTdI /.d0 1/4" = 1'-011 FRONT ELEVATION 1/4" = 1'-0" O 1I1I1F1 l/FT 31 130 RIGHT SIDE ELEVATION 1/411 = 11-011 1C lr TOS 1� u� 5V A IL/—ryWl� O l O O W_0 � a N Q OW r l V O W 1-r w r� N ^ U 14 C Fr -T -}i W 0 1C A O O Q r l V O W 1-r w r� Fr -T -}i F IZ�j O E-� Q SHEET: CDP -2 1 1C ❑ICINIT❑ MA❑❑ DIRECTOR❑ GENERAL NOTES: 2100 East Ball oa Boulevard IIQFQJR - Mar B E Nay Pve — y E Balboa a ed Fga 4 - s B n SCALE: 1/8" = 1'-0" OWNER❑ BAY HOUSE 2100, LLC 2100 EAST BAY AVE. NEWPORT BEACH, CA 92661 ARCHITECT ❑ JOHNSON WEN MULDER AND ASSOC. FRANK WEN, ARCHITECT 1691 WESTCLIFF DRIVE NEWPORT BEACH, CA 92660 TEL: (949) 642-5212 ❑ROEECT DATA F1 SITE AREA: 15,450 S.F. EX. GARAGE: 668 S.F. NEW TRELLIS AREA: 364 S.F. LANDSCAPE AREA: 5,824 S.F. DESIGN SHALL COMPLY WITH THE 2016 CBC, CMC, CPC AND CEC AS AMENDED BY CITY ORDINANCE AND THE 2016 BUILDING ENERGY EFFICIENCY STANDARDS, 2016 CALIFORNIA GREEN BUILDING STANDARDS SCHEMATIC LANDSCAPE PLAN 1. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO RECOMMENDATION OF SOILS REPORT. TOPSOIL MIX RECOMMENDED IS EARTHWORK'S "DISNEY MIX" WHICH IS A CUSTOM ANDY LOAM TOPSOIL, PAM AMENDED. SOIL TO BE AMENDED TO 12" DEPTH FOR ALL NEW LANDSCAPE AREAS. 2. MULCH: A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED TO ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. MULCH TO BE SEQUOIA HORTICULTURAL PRODUCTS, MINI PEBBLE BARK. 3. I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND DESIGN STANDARDS AND HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN. 4. ALL GRADING, DRAINAGE, HARDSCAPE AND RETAINING WALLS PER CIVIL ENGINEER. 5. FUTURE PLANTING SHALL NOT CONSTITUTE A HEDGE. 6. FENCES, HEDGES AND WALLS IN SIDE YARD SHALL NOT EXCEED 6' FROM EXISTING GRADE. PLANT KEY I 1 U.23.16 LA CDP Revision 10.29.18 JJ WUCOLS 11.08.18 SmFFF1 BLMILLVm❑ CIT] ❑ LEN FI❑ S� Q E WEMU[L] NOTES Pool Equip Encl. A Mt A EEEEDC E' 411 ® m® M E FF= OLEEtEll BmLMm 36" Bm 19 L 30" ❑❑ LO c ELL R=kFFF] 48" BEE 12 M 7m Com❑ L® GrFFFi ❑ 11= =❑ 9" 8 L�®FM L�Ct 5 4 L ❑❑ OMCt®FM❑='Cmc S❑=Ek= 15 ❑ L 226 L 18" ❑❑ RT R=SF1"Jd❑ RFFFTrm 15 m mD M E� Sm®® B=®1 CK® 1 ® Eli m❑I7 L 611 [1[1 T=m= Tm]❑ FFU EEt m❑I7 L LmmEEi. 0o Tri❑m ®®m S[11iJFM® I ® m M 12" ❑❑ TREE KEY I 1 U.23.16 LA CDP Revision 10.29.18 JJ WUCOLS 11.08.18 SmFM BEUTM-EVm❑ Cm❑mNII i SITM QIM WEMUEE NOTES Pool Equip Encl. 12.10.18 GLIdmR®Trm 72" BEE 3 L UEl LO LLFFFT1Mm® Br Fm 48" BEE 12 M 7m 8 FFF T=Trm 72" BEI] 4 L c/; CD 0 U O i 0- a) d C6 L N Y O Q 0 Q U) to 0 co m _0 c co 0 c 0 c O U C C6 Vl 0 O C N E co .O O O .5 CID O 0 a c m 0 U C O U 0 U U) U) I_- 0 0 in .X 0 CL tz m 2 m 0 c 0 0 I_- 0 c m U) I_- 0 N a� Revisions note date by Iv.1-Adjusted 04.19.18 ZA ggia Footprint Footprint Opts 04.23.18 1 ZA 1741 ON : IT 10.12.18 1 ZA CDP Revision I 1 U.23.16 LA CDP Revision 10.29.18 JJ CDP Revision 11.08.18 ZA CDP Revision 11.28.18 JJ Revision 12.05.18 ZA Pool Equip Encl. 12.10.18 A m `I �I DATE 12/14/18 SCALE 1/8"=1'-0" DRAWN JJ JOB NO. SHEET L1.01 GENERAL PLANTING NOTES: 1 . ALL LIMIT OF OPERATIONS SHALL BE CONFINED WITHIN THE PROPERTY LINE OF THE JOB SITE. 2. CONTRACTOR SHALL REMOVE ALL RUBBLE, STONE AND REMAINING CONSTRUCTION DEBRIS FROM ALL PLANTING AREAS PRIOR TO BEGINNING WORK. 3. CONTRACTOR SHALL REMOVE ALL WEEDS FROM PLANTING AREAS DESIGNATED FOR REPLANTING. 4. CONTRACTOR SHALL SLOPE GRADES WHERE POSSIBLE TOWARD NEW DRAINS OR ADJUST HEIGHT OF DRAIN IF NECESSARY. FINISH GRADES SHALL ALLOW FOR PROPER DRAINAGE AND SHALL BE 2" BELOW THE ADJACENT PAVING. CONTRACTOR SHALL RAKE SURFACE SMOOTH PRIOR TO PLACING PLANTS. 5. ALL EXISTING AND PROPOSED PLANT MATERIAL SHALL BE MAINTAINED AND PROTECTED BY LANDSCAPE CONTRACTOR OR OTHERS DURING ENTIRE CONSTRUCTION PHASE. 6. PLANTS ARE SHOWN DIAGRAMMATICALLY ON PLAN. PLANTING TO BE LAID OUT BY LANDSCAPE DESIGNER IN FIELD. 7. ALL PLANT MATERIAL SHALL BE SUBJECT TO APPROVAL PRIOR TO INSTALLATION. ALL PLANTS SHOULD BE HEALTHY, OF NORMAL GROWTH & FORM, WELL ROOTED AND FREE FROM ALL DISEASES. ALL PLANTS SHALL BE FREE FROM PESTS. 8. ALL TREES SHALL HAVE A MINIMUM LIFE GUARANTEE OF ONE YEAR AFTER INSTALLATION. ALL SHRUBS SHALL HAVE A MINIMUM LIFE GUARANTEE OF ONE YEAR. 9. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE TO CONSULT WITH SITE SUPERINTENDENT, APPROPRIATE AGENCIES, AND DRAWINGS FOR VERIFYING LOCATIONS OF UNDERGROUND UTILITIES, PIPES AND STRUCTURES. TAKE SOLE RESPONSIBILITY FOR COSTS INCURRED DUE TO DAMAGE OF SAID UTILITIES IF PROPER VERIFICATION BY CONTRACTOR WAS NOT PERFORMED. 10. LANDSCAPE CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH PLANTING OPERATIONS WHEN IT IS OBVIOUS THAT UNKNOWN OBSTRUCTIONS AND GRADE DIFFERENCES EXIST THAT MAY NOT HAVE BEEN KNOWN DURING THE DESIGN PROCESS. CONTRACTOR SHALL BRING SUCH CONDITIONS IMMEDIATELY TO ATTENTION OF OWNER'S AUTHORIZED REPRESENTATIVE FOR RESOLUTION. CONTRACTOR TO ASSUME FULL RESPONSIBILITY FOR COSTS INCURRED AND REQUIRED MODIFICATIONS DUE TO LACK OF PROVIDING SUCH NOTIFICATION. 1 1 . LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING OTHER CONTRACTORS WORK RELATED TO PROPER EXECUTION OF LANDSCAPE CONTRACTOR'S WORK. 12. LANDSCAPE CONTRACTOR WILL NEED TO VERIFY FINAL PROPOSED GRADE FROM OWNER'S LANDSCAPE DESIGNER PRIOR TO BEGINNING PLANTING OPERATIONS CERTIFYING THAT ROUGH GRADES ARE WITHIN 1 / 1 OTH OF AN INCH FROM SPECIFIED FINISH GRADES. ENSURE THAT FINISH GRADE ELEVATIONS OF PLANTING AREAS ARE SET AT PROPER ELEVATIONS RELATIVE TO PAVING FINISH SURFACE ELEVATIONS, UTILITY COVERS, AND CURBS. 13. WE RECOMMEND TESTING FOR TOXIC ELEMENTS THAT ARE HAZARDOUS TO PLANT MATERIAL. 15. AMENDMENTS SHALL BE FROM A RELIABLE SOURCE THAT HAS CERTIFIED ORGANIC INGREDIENTS OR EQUAL. SOURCE OF AMENDMENTS TO BE APPROVED BY LANDSCAPE ARCHITECT= 16. BACK FILL AMENDMENTS SHOULD BE PER SOILS REPORT. ONCE AMENDMENT HAS BEEN APPLIED TO PLANTING AREAS, THOROUGHLY MIX THE SOIL TO A MINIMUM DEPTH OF 1 2"FOR LAWN AREAS AND 18" FOR SHRUB AREAS. DO NOT TILL UNDER ANY EXISTING TREE OR SHRUB DRIP LINES. 17. DO NOT APPLY FERTILIZERS AT TIME OF PLANTING TREES, SHRUBS, VINES OR GROUND COVERS. GROPOWER/GYPSUMBACKFILL AMENDMENT MIX IS PERMITTED. APPLY NITROGEN CORRECTLY PER TIME OF YEAR. 18. LANDSCAPE ARCHITECT TO APPROVE FERTILIZERS AND FERTILIZER SCHEDULE. 19. IF LANDSCAPE CONTRACTOR IS TO SUPPLY ANY PLANT MATERIAL FOR PROJECT, THAT SAID PLANT MATERIAL SHALL MATCH REQUIRED SPECIFICATIONS, GENIUS SPECIES, FORM AND CHARACTER. LANDSCAPE CERTIFICATION FORM: Appendix B CERTIFICATION OF LANDSCAPE DESIGN I hereby certify that: (1) 1 am a professional appropnately Ncensed in the State of California to provide professional landscape design services. (2) The landscape desi n� err use calculations four the property located at 7/ n A P ,GT- 7rrr4 G street address or parcel number(s)) were prepared by me or under my supervision. (3) The landscape design and water use calculations for the iden ified property comply with the requirements of the City of Water Efficient Landscape Ordinance Municipal Co a sections C + and the City of v d Guidelines for Implementation of the City of O C/ Water Efficient Landscape Ordinance. (4) The information I have provided in this Certificate of Landscapa Design is tru and correct and is hereby submitted in compliance voth the City of /1(�1vPW- rl�# Guidelines for Implementation of the City of Water Efficient Landscape ordinance. �i/P�1IPd,IG jjcrl syssz z 3 a o� int Name Date Com- LIC -Ar sto9 ignatur License Number 11 r1r Z6 -AS Z ! 5*1viA /1?orv1c,4 e,�4 90cl 3 Address 31oSy27/0 Avtyc@�h�lC_ r< Telephone E-mail Address Landscape Design Professional's Stamp C] SCALE: PER DETAIL 28 20. PLANT MATERIAL SHALL BE OF THE HIGHEST QUALITY AVAILABLE. PLANT MATERIAL, I.E. TREES, SHRUBS, VINES AND GROUNDCOVER, MUST BE APPROVED BY OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION. PLANT MATERIAL INSTALLED WITHOUT OWNER'S AUTHORIZED REPRESENTATIVE'S APPROVAL MAY BE SUBJECT TO REMOVAL AND REPLACEMENT WITH RELATED COSTS INCURRED BY CONTRACTOR. 21. FINAL LOCATIONS OF PLANT MATERIAL ARE SUBJECT TO APPROVAL OF OWNER'S AUTHORIZED REPRESENTATIVE OR LANDSCAPE DESIGNER PRIOR TO INSTALLATION. PERFORM THE FOLLOWING PROCEDURES BEFORE BEGINNING PLANTING PIT EXCAVATION: 21.1. SHRUBS - PLACE ACTUAL PLANT CONTAINERS ON-SITE IN PRELIMINARY LOCATIONS. 21.2. TREES - CHALK OR STAKE LOCATIONS BEFORE DIGGING HOLES. 21.3. CONTAINER POTS - PLANT OUT ONE PROTOTYPICAL CONTAINER POT. 22. TREE ROOTBALL PITS FOR TREES THAT ARE IN A 48" BOX OR SMALLER SHOULD BE OVER EXCAVATED 1 FOOT HORIZONTALLY IN ALL DIRECTIONS. 23. TREE ROOTBALL PITS FOR TREES THAT ARE LARGER THAN A 48" BOX SHOULD BE OVER EXCAVATED 2 FEET HORIZONTALLY IN ALL DIRECTIONS. 24. NOTIFY OWNER'S AUTHORIZED REPRESENTATIVE IN SUFFICIENT TIME TO PERFORM A SPECIFIED SITE OBSERVATION TASK. INSUFFICIENT NOTIFICATION GIVEN TO THE OWNER'S AUTHORIZED REPRESENTATIVE OR LANDSCAPE DESIGNER MAY REQUIRE SITE VISIT TO BE CANCELED,OR POSSIBLY, MAKE CONTRACTOR RESPONSIBLE TO COMPENSATE OWNER'S AUTHORIZED REPRESENTATIVE / LANDSCAPE DESIGNER FOR OVERTIME. 25. LANDSCAPE CONTRACTOR SHALL REQUEST THE LANDSCAPE DESIGNER FOR SITE VISITS AT LEAST 48 HOURS IN ADVANCE OF THE TIME APPROVAL AS REQUIRED. 26. THE CONTRACTOR SHALL CULTIVATE AND RAKE OVER FINISHED PLANTING AREAS AND SHALL LEAVE THE SITE IN AN ORDERLY CONDITION. 27. ON STEEP SLOPE PLANTINGS,A SHALLOW BASIN THE WIDTH OF THE ROOT BALL SHALL BE LEFT AROUND EACH PLANT. 28. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE TO FURNISH PLANT MATERIAL FREE OF PESTS, POOR CONDITION, OR DISEASE, INCLUDING PRE -SELECTED OR PRE -TAGGED PLANT MATERIAL PROVIDED BY OWNER'S AUTHORIZED REPRESENTATIVE. 29. ALL PLANTS SHALL STAND AFTER SETTLEMENT AT THE SAME LEVEL AT WHICH THEY HAVE GROWN IN THE NURSERY. CARE SHALL BE EXERCISED IN SETTING PLANTS PLUMB. 30. ALL VINES ARE TO BE REMOVED FROM STAKES WHEN NOTED. NON -CLINGING VINES AND ESPALIERS SHALL BE TIED TO WALLS. PROVIDE HARDWARE SAMPLES FOR APPROVAL TO LANDSCAPE DESIGNER. 31. GROUNDCOVER SHALL BE TRIANGULARLY SPACED UNLESS OTHERWISE SPECIFIED BY THE LANDSCAPE DESIGNER. 32. CERTIFIED ARBORIST TO APPROVE HEALTH OF ALL TAGGED TREES PRIOR TO SHIPMENT TO JOB SITE. 33. SEE TREE PLANTING DETAIL FOR TREE DRAINAGE, INFORMATION ON PLANTING AND PLANT ROOTBALL PITS. 34. TREES SHALL HAVE 3 CABLES PER INDUSTRY STANDARDS WITH 3/4"-1" PVC PROTECTION PIPE, PAINTED BROWN. 35. LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL AREAS INCLUDED IN THE CONTRACT DURING PROGRESS OF THE WORK UNTIL FINAL ACCEPTANCE OF THE WORK. OWNER TO MAKE ARRANGEMENTS FOR FUTURE MAINTENANCE 36. LANDSCAPE CONTRACTOR TO COORDINATE DELIVERY OF TREES AND SHRUBS INCLUDING TREE CRANE, NECESSARY PERMITS AND TRAFFIC CONTROL MEASURES. 37. LANDSCAPE CONTRACTOR SHALL PROVIDE CLIENT WITH "AS BUILT" IRRIGATION ZONE PLAN CONTAINING ALL IRRIGATION ZONES, VALVE BOXES, MAIN LINES, HOSE BIBS, CONTROLLER AND MASTER ASSEMBLY. 38. ALL PLANTING PROCEDURES SHALL BE PER CITY AND STATE CODE. 39. LANDSCAPE CONTRACTOR TO CONFIRM ALL SQUARE FOOT CALCULATIONS ON SITE. PLANTING DETAILS, NOTES & CERTIFICATION OF LANDSCAPE DESIGN PLANTS WOOD CHIP OR GRAVEL MULCH AMENDED TOPSOIL FERTILIZER TABLETS SUBGRADE N.T.S. 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Set crown of Football 2" above finish grade - typ. 3" deep tamped earth water basain around shrub - typ. Mulch - typ. Finish grade - typ. Planting pit to be 2" shallower than Football at center, but deeper around holes edges to prevent settling. Pit to be twice the width of the container. -Backfill - typ. -Scarify subgrade - typ. 1111❑❑11111111111111111111 N.T.S. N.T.S. --- - ----- _E111=1 I, -I 0 U aJ 0 0 U O CL 0 n3 L rn Y O Q N 0 O CL o) o) rn CoCo Co 1= rn 0 a c 0 -a Co c N c 0 c a� E =o Co j 0 a) a) CD c O `o a cu 0 U CU 0 0 U 0 U U) 0 0 0 Q) cu X O 0_ CL Co N (6 c 0 0 s w c 0 a c O U 03 in 0 N it Revisions note date by DATE 12/14/18 SCALE PER DETAIL DRAWN MS JOB NO. SHEET L2.01 zg 2 A Dock � 55.40 Nil -062_g E POOL SAFETY GATE Dock 3 REPAIR AS NECESSARY CONSTRUCTION. (E`er TO REMAIN. 4 R 7 E TYP. 2 Dock PROPOSED PUMP STATION RADIAL NG'35'52 •E 1 0 a YSanO� C f (\d Aq1 00 0 III F G H 0 35.00 - NEDO'00•E - 101. ® o W J 7 PLANS PREPARED BY: TOAL ENGINEERING, INC. N U?F 0 0 10 20 9b r o SCALE: 1"= 10' �9 b .d e pof ( w 1 0 O (6y�p\d o E w w Existing residence >z >�0. jr(eyh0\d ey�p\d p\d ppf (\d 10 �A?a2 6 tip'' TOI RE UN PROPOSED 13gA 6� 1�Sh( 1�(eyh e4N01 ° 11 �3 lli 54 4.7_'_56 ,•-31:111 1 > 4 DRAINS x 17 12 A 1h( . 3 W 1:111 , LINE '(?YP) . °j ' ° 31 3nj0 ° v I PL AAs O �] __� CHAIN LINK FENCE Gy�� � II I I - t\A0 q A,' 5�' -�� 1�� 274.2'8 6 _I . Existing residence 2 qp ;01 20 ete( pS°0 INLET (TYP.) S.PA� I II II POOL \ \ # �� N A6x Al�uPL 2383 11¢9 Ties ' 10• 10 �1 qA1 \e(m . 121 I� �2 PA I II EQUIP 10 � �o � 'Js I \p2 0 \jam �ho/d ,tg �1\3.° .� ° ��. oEli IV 4' EXIST. \PA y - z.�� I o• 0 , 1 0 �`"``�e�,�, _K °.0; 5 A� a ° ° a ISTING WALL 0. p `i ` ° 5• 1p' 0"� . �. w. a 7 II I I / t o I I INLET T1P. ��� °� A. 1 1° 10' x w o ° v All I; I ( ) 1 WM-1. 3 T.W. lo- 1 ° x. ., <� REMAIN II TURF I a� a ^; 1 $ gyp. 1S ° ° X023'° °: a °.. 0,\®1qio I 1 PROPOSED \ o h q2' 05 46 1pQ c °. v o . ,pfd, 5.53 T.by a r° o 4" DRAIN I pQ ° ° f x Cr ° V UNE (lYP.) , 2 1 9 00 .,p7o m; d' -�.- II PROPOSED Q� ` GRI EXISTING ; e2 .M r pY7 _ ° ` Q ° e\\Pe (Opf 8 2 °a ° ° ° ° °. a n. A�3 1 °.°:.a°° vel (0 \O®0 ° ° 4" DRAIN 0. I 1 ` y`� A5� 10� p 1• ° Qq O` ° x ° o f II UNE (TYP.) I \ . I INLET (TYP.) LIMITS 15.52 T. W. ghCu ° ° \ ° WM-5 22' \01� ° . �� / 14.74 1 w 4 1 OP ° ° 1 0 ° >, ° ° ° ° ° )ST �2 PL VIII,-IV�]I'I PAR R. 1 1 / /' OF WORK L 0 T N0� I'A ZT 4 , ° & '° G- I ° 1% I' 11 W /' / 1 0 °'1Q2 x° TER II I ,,rr' ` PLT GII2AVEL 1� ° a q1�° EXISTING GARAGE °�a�2a1A C O' ° I 2 ,6 °Existing garage°6" PERFORATED I POOL I /' z ^ 1 1 1 q3 '° e�. e °°xIV ° a WM-8 O ° ; -� .", ° ° J II % TG; 1 ° °°.. ° e. 8 \ _ II j I 1Q 1 aA ° a a > ppf 22I I O II DRAIN UNE & INFILTRATION II a V AA g1 c _ ° 1Q ( 2To 1 0 pS� aA2 a° < .. ° A• ° ° 6 \I II III�7RENCH L=15' II T R A C T \ / a IV A2 I I IV O ° _ o A ! a 6 ° . °�' ° a' q�1R� rooms O ° �� ___L �00oLLEAFETY LOT LIN ° ° .. v ° 1 1° POR o19 12 �. �PooP�, cF T, GATE ° £B . " 2 5 > �Ob1 / \ P z ° PROPOSES � ° ° a� IPA 1 PROW SED' I ° I\e r ° 1 �N. OUTLET THRU ° ° ° 11�0/. °.�, 6 AA pA p. FORCE;; N (�j °.p d °' 87 10 g1 '° CURB. A• �1, _ 1 ` aA 7" : A.1Q/.�•� . �..° ..� .ai'. .n7i ....mo'?W.;� yi0:' 1�0• .; / 0;1 J -500. g EXIST. II °I° P D. PA n ! q / , _ LU �s S� �.w 22 w i ^ N� ..b: 9 I . 5 TURF ¢ 1' > ay t -TY GATE - 1L NO.03"11'W.15 12•a q6 °x�,RNV. f 5 GO 5 12 1 JJ II y 7y ��'" � A, , u^- � ° x 5• a x °-D(ISTING WALL °° cD \ r\. 1 0 . a td'` \,e( °, -°" °. ° ;° < EXISTING 'WALL ° °. 'a5$ TO REMAIN >; ° .A• <� ° �, .. o'' . - >° °°; ° '°: a TQ.'REMNN` ° r ° .r •. .., ,,,OP� _ -�- - t �ir.J `,1 Ql� YN �• Ij . v ° ° ...° ° v 'v v . °a .. ° �'�.i �b---�--- �%� YS V'��b °' a N lfi °' b °. .o y .. W 'o .. 'v,. ow x ° ° xl a a.. ° . V. x .°Q. 2 4 PROPOSED \(< II L 1 1 92 i ° y s �, v.. o ° ° °, °' 0 /FORCE MAIN S T� A.♦- 1� Y3_�1' � � o w.. ° a ° °., °. ° ° �".' ° °.a V� a °V. 1 /( •B� _ _r. .aa .n \\ -PA in ° w.oa . ° ;� .qd=149.54 a� ° .° w;' ,.8. v.. e.'o°.; ° a SE -T ,.x. -°, d .. . '° T.W. °. oc. \. ° w °. ° ° ° I I .ti 11.0 -PL 10 ,0• xiZ S F v \ °' °' °11 4 10.8 10.9 LIMITS A,.-° r p 22 15-® 7Wa' o : .xN . x'd °'° V. o a -"° .n'°A2 I . \ 10.7 TYP. SE -6 a a e• a ° - �pP EXISTING WALL ra WORK 1 2 .' °c� °.•, : a _� ... r -° .c�i. O - d . • % TO BE REMOVED \0• 10.8 v,' a� ° ° e' .. ° 2 . x M. n. x ((\ Ip �• o'y �41 437 /QI 0-_'�° v,° A�% x'°' e w ° ° ° Y ° ' - v . . d x . v'... ? . J3 • ° 8 °° $ ° 1• T SpaF ° °. ° T R' T •%` g2 �. °, .° a.. .. '.%k/ .. ° 'a .. ("06' °.. ' �1e e.' Q° Z ° ..° ° .T a3 w ° ,p •° �1 °'. A. 1. 1• a BRAC AxJ v ° . 8. 8-4 . ° ° • x °' '''.°"b 'v 'a'. I .,v' v' x '> . •� 1 a xa •o!�°4. _'v .° °°.° x. °. I J. - .v. ° a d �(,.Q1 ,.i 'I o.. W Z ° vo s°: (!!.. ° a c. ° di1 ° w. I' POO/ o x .a ° x .°,. 6 .: ., Q( a' i. .a o °. ', a. .,...°. ° v ". o e A r, ° 11.. ° ° °.,.,� p ad,,..°' .a�'.°PURL°I,G `'.5,T' \. '\6 \\� PA W.° ° ° _ i 9 �`I •3p' � a x .' x ax ° ° .PA - a ° 9 ° a° P ° x 8A °� °. A A• i°. x, a(°1a °.° °°'a °'° '�°° ° ° m.. ° 1'3 v. a A 'A,h%a' ? G6 a °. BREK.v'RL_8. ° d7� 'di1'e:tb ° °°' a- °�" °Q4a At° a° > a°. 7,10 ° - ° e ° '. v ' Ex0flig rasibeni a ,F , 4 9° o q� .. ' ° .ao ° • w ' - .. ° A :° . 'q• � a ao. ° °. ° ' Lo O \ e v 1 a LOT 10p ho I ° q. O 4. ° eyhold 1r(ey e w OW q1k ° �� ° ° iQ1 ae�!,A10GF .f • ° ° o\e \ ° �, ° 9.81 1hr 9Y f <\d 10• Cob To�'7 E PAR. 1 X305 pp Existing residence Existing residence y� e f (\d e a 2021 E. BAY AVE. w I 2$ 00 of f,4 e RESIDENCE 3' Q ° I Q o 3y06D"901 iLn M. B. 23 7/8I V) 2021 E BAY AVE ®1 "GR CO 7o 71,7777- V74 2 EROSION CONTROL BMPs EC -1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION. TEMPORARY SEDIMENT CONTROL SE -6 GRAVEL BAG BERM PLACE AS SHOWN ON PLAN. JOB NO. 18140 SHEET 2 STREET SHALL BE SWEPT AND SEDIMENT COLLECTED AND PROPERLY DISPOSED OF, SE -7 STREET SWEEPING AND VACUUMING ON OR OFF-SITE, ON A DAILY BASIS. SE -10 STORM DRIAN INLET PROTECTION ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP Z THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM. WIND EROSION CONTROL WE -1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE FROM ANY DISTURBED AREAS DURING CONSTRUCTION. TRACKING CONTROL Lu J Z O PROVIDE RUMBLE PLATES AT CONSTRUCTION SITE ENTRANCE IF VEHICLES WILL BE TC -1 STABILIZED CONSTRUCTION EXIT MOVING ON/OFF SITE. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL DELIVERY AND STORAGE IF MATERIALS ARE STORED ON SITE, THEY SHALL BE STORED IN ORIGINAL MARKED O¢ CONTAINERS AND COVERED FROM RAIN AND WIND. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT 0- > DIRECTIONS. AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. WM-4 SPILL PREVENTION AND CONTROL EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND O m C:) APPROPRIATE RESPONSES. WM-5 SOLID WASTE MANAGEMENT SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE Z CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF PROPERLY. AN ON-SITE CONCRETE WASHOUT AREA SHALL, BE CONSTRUCTED, USED, AND WM-8 CONCRETE WASTE MANAGEMENT DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENTS OF THE CITY. WM-9 SANITARY/SEPTIC WASTE MANAGEMENT ON-SITE FACILITIES SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR w FOR THE DURATION OF THE PROJECT. NON-STORMWATER MANAGEMENT NS -1 WATER CONSERVATION PRACTICES MAINTAIN EQUIPMENT TO PREVENT UNINTENDED NON-STORMWATER DISCHARGES. CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED NS -6 ILLICIT CONNECTION / DISCHARGE MATERIALS ON SITE TO THE ENGINEER AND THE CITY INSPECTOR AND SHALL TAKE NO FURTHER ACTION UNTIL DIRECTED. NS -7 POTABLE WATER / IRRIGATION EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED NON-STORMWATER DISCHARGES. NS -8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. NS -10 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. YEAR-ROUND BMP REQUIREMENTS EROSION CONTROL NOTES 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON-ACTIVE AREAS. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA), SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON SITE BETWEEN OCTOBER 15 AND MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THAY SHALL BE IN PLACE AT THE END OF THE WORKING DAY WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 4. LANDSCAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CONFORMANCE RECEIVED BY THE CITY ENGINEER PRIOR TO CLOSURE OF PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 5. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. A IB IC ID IE IF IG H NOTE THE LOCATION AND TYPE OF EROSION AND SEDIMENT CONTROL MEASURES TO BE USED WILL CHANGE DURING THE COURSE OF CONSTRUCTION. THE CONTRACTOR SHALL IMPLEMENT THE CONTROLS NECESSARY TO PREVENT NON-STORMWATER, SEDIMENT, AND CONTAMINATED RUNOFF DISCHARGES FROM THE SITE AT ALL TIMES. LEGEND XX -X BMP DESIGNATION IN CALIFORNIA STORMWATER BMP HANDBOOK - CONSTRUCTION, LATEST EDITION, BY THE CALIFORNIA STORMWATER QUALITY ASSOCIATION. CT-r-r-rn GRAVEL BAGS SE -6 THIS SHEET FOR EROSION CONTROL ONLY CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineering.com q?,CFESSt Rips F. m No. 57587 A \9Te CAL OF CALEB RIOS R.C.E. 57587 DATE: PREPARED FOR: BAY HOUSE 2100, LLC 2121E BAY AVENUE NEWPORT BEACH, CA. 92661 w 0 0 a Q w a m U) z 0 U) w DATE: 12/12/2018 J SURVEY DATE: 06/28/2017 V. SCALE: N/A DRN.: \A/C DWG. NO. n-2 l� CHD.: C. R. APPD.: C.R. JOB NO. 18140 SHEET 2 OF 2 ?9 a Z 0 O U Q w m Lu J Z O Of O coo Q z w z O¢ J co w 0- > Q m m Q uj O m C:) Q m N Z Lu C:) 0 J C4 w DATE: 12/12/2018 H. SCALE: 1"= 10' SURVEY DATE: 06/28/2017 V. SCALE: N/A DRN.: \A/C DWG. NO. n-2 l� CHD.: C. R. APPD.: C.R. JOB NO. 18140 SHEET 2 OF 2 ?9 A I B I C I D I E I F I G I H I I U 35.00 NO'OO'00"E J PLANS PREPARED BY TOAL ENGINEERING, INC. " 000 F � CIVIL ENGINEERING DZ 0 0 10 20 LAND SURVEYING p STORMWATER QUALITY O O _ 0 SCALE: 1"= 10' 139 Avenida Navarro ,-. � San Clemente, CA 92672 `n I 9 4 9. 4 9 2 8 5 8 6 �I wwwtoalengineering, com I. O O yh°\d C3 0 - X955.40 11�� �h 35' Nll'pO.2g £ 1� AbW J 6� 14 Existing residence Iz 2 °' POOL SAFETY GATE 11.58 .W. F - 9 - 105° 1°1��54'47 h�G PROPOSED 56' Rq A h(e 65h° ho\d 3 l� W �.y`l. 0 4" DRAIN 13' 120 12� .. 1A 1h 1h 05 ° - D� > c LINE (TYP.) - 12. ° ef ° 1h' - a O G a �_--- CD 14.75 FG --_=�_ m� _ __ ° ° - - - - - CHAIN LINK FENCE - - - - - - - - a� Dock ° - II II II II F1P = o r 3 2 � �30 274.29 ° y 1 G Sl 0 V LX/Sun' reoldBnGe 2 0 01 �prC GO 5: a\�e Z PL 2�8� 1144 Th esh 1.3a 0 10 1021 gd1ae(m ° J � 10 PA II II 1 I1 11 II �{ % M q. � ( I � POOL 1. q5 q q1 � qo z e q. o� W INLET TYP.)� _ _SPA- IIII#' II II II II II II F - ` � I II II � II II II II � 12 0 II II EQUIP 10 �0 1° I 10. T old 133 13 F II II II II II II �- I II T I I II II II II II II �II II II II II 6 PA o 10 I 1' 10� 5• a51 EXIST. �6 ' _r,u, I 00 W O a q ° o q11 II II II II II II ' �� O.1H 10` ° TURF II II II II II II � IMII II INLET (TYP.)> q 1° q� 00 3 7.W o.a 10.2 ° ° ° �2 1� ° ° ° °q ib I' 1 �I �V �V ��� 0 1 11;1 ' I kGre0'u�i PROPOSED2 q2• 050 q2 1 9.6 I oy�T'. ° 1 �Q a° ° 51 5 ,01G 15.5,3 T W ° - 10? 105 _ ° .o t° 0. F5 I 4" DRAIN I 1 10 '� ° �' ° v ° 1° \° 3 1 ° v `j I p0 LINE (TYP.) O ° ° (°°. 1p? ° - @ _ °qq ° ° ° T tA ° ° PROPOSED 0.�g 9..� EXISTING 1 ti q2 q2 00, ON ti°°° ° ° e( °f 2 °aGRADE 1 �' V 1 0' C1 \n o 0° 34" DRAINa5 01 '� - ° ° ° Ov _.21° ° °,' �0 Oq'(0 1®o° LINE (TYP.) , 9F5��. INLET (TYP.) LIMITS 15.52 T. W. 1 h0� '° ° ° ° 22' Q 1 1011 s� I 14.74 T. W. 90 3 REPAIR AS NECESSARY POST PL `�� v/. >OFWORK NOTA PART 9.82 LW 1°' OZA y° a ° EXISTING GARAGE e� CONSTRUCTION. (E) PLANTER II I / I 1 qe 10 q1 PL h TO REMAIN. �� GIRAVEL q1 ° ° BRICK ON SAND 01 tc. E Vd' a ��s ° 3 d 10.° ° PA II I 6" PERFORATED POOL BRICK ON SAND w z a - ,0,13 q3 ° 1614 7�.- ° _ a° O ° ° °` DRAIN LINE & \I z ° e ` ° (�It. 2 I 0 INFILTRATION o / q, ° ° ° p, III TRENCH L=15' I \ a Y ^^ I A qp ��� °v v °. p ° v r�1A �2> I O IIII ° ° v - - - - - - - ' - POOLLAFETY GATE - - q�' - -° °° LOT ISE Z 7 0 $ 12 POOL SAFETY GATE °° sB 1° 1 ° PROPOSED IIII I ° 9/j ro 19 /f' IPA �'L 1Z >y ., PR p� 9 ° 5 ° .OUTLET THRU IIII o 0 - - 5 CURB EXIST..v°I° PA w ° ° - ,�G35.00 TURF �\� a F5 P40PDRAIN F�9 I 1 ` 22 POOL SAFETY: 1 - _ NO'03"11 W q 12°q q. Tom° 5 60.05 12 q5 qdq o 50'03'11.Ee� > I� _ �� (TYP.) ¢ 1. �10 r1.a o v.. °- LINE TYP. � � �vy�° PROPOSED G ( 1 a ° . PUMP STATION r,5'1, 1,.. RADIAL F, ,-� 0 PROPOSED 9 A• °. r+ ° ° FG 1-` �' 6 PA FG ° v o° � o ° ° v ° ° � I a ° °° ° ° a ° ° °° e ° a° a NG -35'52'E �� �V FORCE MAIN F �V ' 6 �'FG q` f (A \° ° ° ° • a 6 ° ° ° w °. ° _ _ ° _ ° ° - 2 ° ° NO 01 56 W �` gd149. 4 t�r° w q q 15:84 LW I--�1 10.9 11.2 ° ° �e 9.5 0.8 v.o PL 0.9 LIMITS > q22 15.1 LW. I a ° \ \ ° a 0 v LQ a 5 N V °° V 0.7 OF WORK o1 70 ? o 0 - - ° � v N l9 �v� n B o ° ° ° 4 I ° 1 8 q ° ° q. X11. q� 9.37 ° O I S Spa 4 O q� -til \ PAv ° ° ° ° ° ° ° ° POO/ ° a Q(2JS q 1 aD5 q1 1 ° w Z ° �A P I I R / T F F T a q. 1$4 ° 2 j�.° °v _ °°j,° v.. ° °0 .. e ° � `v ° 5\e `1 ° ° °a o °v. - 1. ° .v PA � i q° ° a° 15 Co p2 °$ ° v p\q °° S° q 2 o py PA ho b d q } ° 0 - - °-° BRICK - - - - - - P� - - - NIa ° °1 a5ting redden e a P^ qCn° 5? I A p �J IT yh°\ \ Iqq1C q.A AhT ^°-°°N���e( 1 q g 21 Existlhg residence Existing residence 2021 E. BAY AVE. I I I 2� hook o\ (d e RESIDENCE 23 00 R° Q 0 35. r n cnI 0 O w � w 1 "GR CO 75'71'777 -- -- - -- -- -- -- -- -- 154.62 SCOPE OF WORK APPURTENANT HARDSCAPE, LANDSCAPE, AND DRAINAGE IMPROVEMENTS. LEGAL DESCRIPTION PARCEL 4 OF PMB 13/47, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, BENCHMARK INFORMATION ELEVATIONS SHOWN HEREON ARE RELATIVE TO THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) ORANGE COUNTY SURVEYOR 1995 ADJUSTMENT, PER THE FOLLOWING ORANGE COUNTY SURVEYOR BENCHMARK: OCS BENCHMARK N81-4-71 ELEV.7.828 FT (NAVD88) YR. 1995 BM IS A 3-3/4" DIAMETER ALUMINUM CAP OCS BM STAMPED "NB1-4-71" SET IN TOP OF A 4"X4" CONCRETE POST. BM IS LOCATED IN THE SE CORNER OF THE INTERSECTION OF F ST. AND BALBOA BLVD, 81 FT. SE'LY OF THE C/L OF F STREET AND 27.3 FT. NE'LY OF THE C/L OF BALBOA BLVD., SET LEVEL WITH SIDEWALK ASSESSOR'S PARCEL NO. 048-240-38 AREA THE AREA OF THE SUBJECT PROPERTY IS AS FOLLOWS: AREA = 15,452 SQUARE FEET (AREA IS BASED ON FIELD MEASUREMENTS) CURVE DATA: CURVE CITY OF NEWPORT BEACH NOTES 1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING RADIUS ARC LENGTtt DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF 4' 24' 37" ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE 73.54 SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF 3° 3G' 37" EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER GO. 20 METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE 7' 23' 59" COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID 77.21 DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE 7 PUBLIC WORKS INSPECTOR. 257.35 2. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC EXISTING GRADE RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND PROPOSED FINISHED SURFACE L-18. PROPOSED FINISHED GROUND 3. AN APPROVED CITY OF NEWPORT BEACH ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES PROPOSED FINISHED FLOOR WITHIN THE PUBLIC RIGHT-OF-WAY. INVERT OF PIPE 4. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE TOP OF GRATE STARTING GRADING. 5. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY PROPERTY LINE TW SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION TF INSPECTION. T/F 6. ALL WORK RELATED TO DOMESTIC WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A _ J w C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. 7. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 N LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. 8 8. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. LEGAL DESCRIPTION PARCEL 4 OF PMB 13/47, CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, BENCHMARK INFORMATION ELEVATIONS SHOWN HEREON ARE RELATIVE TO THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) ORANGE COUNTY SURVEYOR 1995 ADJUSTMENT, PER THE FOLLOWING ORANGE COUNTY SURVEYOR BENCHMARK: OCS BENCHMARK N81-4-71 ELEV.7.828 FT (NAVD88) YR. 1995 BM IS A 3-3/4" DIAMETER ALUMINUM CAP OCS BM STAMPED "NB1-4-71" SET IN TOP OF A 4"X4" CONCRETE POST. BM IS LOCATED IN THE SE CORNER OF THE INTERSECTION OF F ST. AND BALBOA BLVD, 81 FT. SE'LY OF THE C/L OF F STREET AND 27.3 FT. NE'LY OF THE C/L OF BALBOA BLVD., SET LEVEL WITH SIDEWALK ASSESSOR'S PARCEL NO. 048-240-38 AREA THE AREA OF THE SUBJECT PROPERTY IS AS FOLLOWS: AREA = 15,452 SQUARE FEET (AREA IS BASED ON FIELD MEASUREMENTS) CURVE DATA: CURVE DELTA RADIUS ARC LENGTtt C1 4' 24' 37" 955.40 73.54 C2 3° 3G' 37" 955.40 GO. 20 C3 7' 23' 59" 5q7.134 77.21 C4 15' 2G'07' 955.40 257.35 A IB IC ID LEGEND E IF 6- 1 PER CRUSHED FILTER CLOTI 6" ® TOP 4" CONC. OR 6" TOPSOIL MIN. DETAIL TYPICAL INFILTRATION TRENCH NOT TO SCALE NOTE TO CONTRACTOR: CIVIL ENGINEER OF RECORD APPROVAL REQUIRED PRIOR TO BACKFILL OF ALL DRAIN PIPES, CONTACT CIVIL ENGINEER TO FIELD VERIFY LOCATION, SIZE, AND DEPTH OF DRAIN SYSTEM. NOTICE TO CONTRACTOR: REQUIRED CERTIFICATIONS / APPROVALS In addition to any certifications required by the agencies having jurisdiction over this project, the following approvals from the Civil engineer of record are required: 1. Foundation forms for improvements on or abutting property lines is required prior to concrete pour. 2. Location, size, and depth of all drain lines prior to backfill. G IH NSITE NeWAoq Avdlnn 2100 East Balboa Boulevard Peninsula Point Racquet Club E Bay Ave x R y y E Balboa Blvd E Balboa Blvd eI 75m i Q C y a Itzana's House Plaza Del Norte Plaza oel Sbr Miramar pr SemmO Pve f oepan 91101 Miramar D f am 65 ol"'an From _ FOoean sl vd E VICINITY MAP NOT TO SCALE DEVELOPMENT STATISTICS SITE AREA EXISTING CONTOUR -100- PROPOSED CONTOUR 100.00 SPOT ELEVATION 0.24 PROPOSED HARDSCAPE -- FM -- PROP. FORCE MAIN ==4"== PROPOSED STORM DRAIN --SUB-- PROP. SUBDRAIN U Q w PROPOSED RISER PAD PROPOSED PAD ELEVATION T/SLAB PROPOSED TOP OF SLAB EG EXISTING GRADE FS PROPOSED FINISHED SURFACE FG PROPOSED FINISHED GROUND F.F. PROPOSED FINISHED FLOOR INV INVERT OF PIPE TG TOP OF GRATE P.L. PROPERTY LINE TW TOP OF WALL TF TOP OF FOOTING T/F TOP OF FENCE E IF 6- 1 PER CRUSHED FILTER CLOTI 6" ® TOP 4" CONC. OR 6" TOPSOIL MIN. DETAIL TYPICAL INFILTRATION TRENCH NOT TO SCALE NOTE TO CONTRACTOR: CIVIL ENGINEER OF RECORD APPROVAL REQUIRED PRIOR TO BACKFILL OF ALL DRAIN PIPES, CONTACT CIVIL ENGINEER TO FIELD VERIFY LOCATION, SIZE, AND DEPTH OF DRAIN SYSTEM. NOTICE TO CONTRACTOR: REQUIRED CERTIFICATIONS / APPROVALS In addition to any certifications required by the agencies having jurisdiction over this project, the following approvals from the Civil engineer of record are required: 1. Foundation forms for improvements on or abutting property lines is required prior to concrete pour. 2. Location, size, and depth of all drain lines prior to backfill. G IH NSITE NeWAoq Avdlnn 2100 East Balboa Boulevard Peninsula Point Racquet Club E Bay Ave x R y y E Balboa Blvd E Balboa Blvd eI 75m i Q C y a Itzana's House Plaza Del Norte Plaza oel Sbr Miramar pr SemmO Pve f oepan 91101 Miramar D f am 65 ol"'an From _ FOoean sl vd E VICINITY MAP NOT TO SCALE DEVELOPMENT STATISTICS SITE AREA 0.35 AC. 15,452 S.F. DISTURBED AREA 0.24 AC. 10,290 S.F. IMPERVIOUS AREA 20 11' rV •^, U Q w PRE -PROJECT 0.05 AC. 2,222 S.F. NEW OR REPLACEMENT 0.07 AC. 3,142 S.F. POST -PROJECT 0.07 AC. 3,142 S.F. Corona Del Mar Bend �P o� z Seville pve q 6 Miramar or PRELIMINARY PLAN [NOT FOR CONSTRUCTION J r? OFESS/a,, \ cP�EB R7OS F w No. 57587 \yTF OFCICIA`\Fo CALEB RIOS R.C.E. 57587 DATE: PREPARED FOR: BAY HOUSE 2100, LLC 2121 E. BAY AVENUE NEWPORT BEACH, CA. 92661 w e 0 Cl a a 9 0 Z 0 0 w of DATE: 12/12/2018 Z SURVEY DATE: 06/28/2017 V. SCALE: N/A DRN.: A.V. DWG. NO. C-1 CHD.: C. R. J v SHEET 1 OF 2 20 11' rV •^, U Q w W Z DO Q Of � 03 Q a w Q ( �J Z O m 00 >_ p > J lJ I Z m 0 N � m _ J w ui CD N DATE: 12/12/2018 H. SCALE: 1"= 10' SURVEY DATE: 06/28/2017 V. SCALE: N/A DRN.: A.V. DWG. NO. C-1 CHD.: C. R. APPD.: C.R. JOB NO. 18140 SHEET 1 OF 2 20 THIS HYDROZONE PLAN MEETS LA GREEN BUILD, MWELO PERFORMANCE APPROACH. ITEM 11A: DELINEATE AND LABEL EACH HYDROZONE BY NUMBER, LETTER OR OTHER METHOD ITEM 11 B: IDENTIFY EACH HYDROZONE AS LOW, MODERATE, HIGH WATER, OR MIXED USE. WATER EFFICIENT LANDSCAPE WORKSHEET AlILandscape Areas Total ETAF x Area 774 Total Area 5,824 Average ETAF 0.13 Total Area 5,824 Average ETAF 0.13 This worksheet is filled out by the project applicant and it is a requiredel ement of the Landscape Documentation Package. Project Name: BALBOA Project Address: 2100 EAST BALBOA BLVD,NEWPORT BEACH, CA 92661 Reference Evaporation (ETo) 44.4 In/Yr Residential Project? Yes ETW U = (Eto)(.62)((ETAF X AREA) Hydrozone Plant Fctr Irrigation Irrigation ETAF Land. ETAF Estimated Total Plant/Desc Hydrozone # Valve # PF Method Efficiency (PF/IE) Area X Water Use (IE) Area (ETWU) Regular Landscape Areas LOW TREES 1 1 0.2 B 0.81 0.25 72 17.8 489 LOW SHRUBS 2 2 0.2 D 0.81 0.25 965 238.3 6,559 LOW SHRUBS 3 3 0.2 D 0.81 0.25 95 23.5 646 LOW SHRUBS 4 4 0.2 D 0.81 0.25 640 158.0 4,350 LOW TREES 5 5 0.2 B 0.81 0.25 108 26.7 734 MEDSHRUBS 6 6 0.4 D 0.81 0.49 112 55.3 1,523 MEDSHRUBS 7 7 0.4 D 0.81 0.49 400 197.5 5,438 MEDTREES 8 8 0.4 B 0.81 0.49 80 39.5 1,088 LOW TREES 9 9 0.2 B 0.81 0.25 72 17.8 489 LOW SHRUBS 10 10 0.2 D 0.81 0.25 450 111.1 3,059 MEDGC* 11 11 0.4 S 0.75 0.53 1,295 690.7 19,013 MEDSHRUBS 12 12 0.4 D 0.81 0.49 160 79.0 2,175 POOL 13 13 1 O 1 1.00 1,325 1325.0 36,475 SPA 14 14 1 O 1 1.00 50 50.3 1,385 Totals 5,824 774 83,421 * = Deficit Irrigation Special Landscape Area: 1 0 0 0 Totals 0 0 0 Esti mated Total W ate r U s e (ETW U) Total 83,421 Hydrozone # Planting Desc. MAWA= (Eto)(.62)(.55x LA) + (.45x SLA) IMaximurn Applied Water Allowance(MAWA) 88,182 Low Water Med Water Irrigation Method Irrigation Efficiency High Water Overhead Spray or Drip 0.75 for Spray 0.81 for Drip MAWA (Annual Gallons Allowed) = ETo x.62 x [( ETAF x LA) + [(1-ETAF) x SLA)] Where 0.62 is a conversion factorthat converts acre -i n ches/acre/yea rto gal Ion s/squre foor/year, LA is the total landscape area in square feet, SLA is the total special landscape rea in sgaure feet, and ETAF is 0.55 for residential projects and 0.45 for non-residential projects. ETWU (Annual Gallons Required)= ETo x 0.62 x ETAF x Area Where 0.62 is a conversion factor that converts acre-inches/acre/yearto gallons/square four/year. Evapotranspiration Adjustment Factor (ETAF) Calculation This residential project complies with the W ELO and its average ETAF is less than 0.55 Regular Landscape Areas Total ETAF x Area 774 AlILandscape Areas Total ETAF x Area 774 Total Area 5,824 Average ETAF 0.13 Total Area 5,824 Average ETAF 0.13 APPENDIX B WATER EFFICIENT LANDSCAPE WORKSHEET Maximum Applied Water Allowance Annual LA SLA MAWA Notes ET(0) Sq Ft Sq Ft (gal/year 44.4 5,824 0 88,182 ET(0) per MWEU MAWA = (Eto) (.62) (.55 x LA) + (.45 x SLA) SLA =0 0 8 16 24 feet 1/8" = V-0" Revisions note N O 00 11 v� 7� ct ct IM O O DATE 12/11/18 SCALE DRAWN MS JOB NO. SHEET by O b�A CA 7- N 7J Cn LPA L-5.0 21 INTERIOR OR EXTERIOR WAID *NOTE* SPECIFY 6, 12, 18, 24, 30, 36, 42 STATION MODEL CONTROLLER. MOUNT CONTROLLER WITH LCD SCREEN AT EYE LEVEL. CONTROLLER SHALL BE HARD—WIRED TO GROUNDED 110 or 220 VAC SOURCE. DIMENSION A B C 1/2" TO 3" IN SIZE 18" 12" 4" 4" TO 6" IN SIZE 24" 4" SECTION VIEW - N.T.S. NOTE: ALL PLASTIC PIPING SHALL BE SNAKED WITHIN TRENCH. BUNDLE WIRING AND WRAP WITH TAPE AT TEN FOOT INTERVALS. ALL MAINLINE PIPING TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS INSTALLATION SPECIFICATIONS. FINISHED GRADE IN TURF AREAS PLASTIC RECTANGULAR VALVE BOX WITH BOLT DOWN COVER, USE STAINLESS BOLT, NUT, AND WASHER. BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. HEAT BRAND "RCV SEQUENCE" ONTO LID. SCH. 40 PVC ELBOW (FEMALE X FEMALE) REMOTE CONTROL VALVE, SEE LEGEND FOR SPECS. 1/2'FINISHED GRADE -III I — IN SHRUB AREAS - I- WIRE CONNECTORS, -III-III 3" MIN.=1 I = VALVE ID TAGS -I I . =1 1=1 11= SCH 80 PVC NIPPLE, TYP. SCH 40 PVC FEMALE ADAPTER r' MIN. SCH 80 PVC UNION •°o�o O • o •PVC LATERAL LINE oDPo 0 0 o • Qo •�o'•°'b� BRICK SUPPORTS PVC MAINLINE PIPE PER SPECS. LANDSCAPE FABRIC 3/4" ROCK, 3 CUBIC FT SCH 80 PVC T.O.E. NIPPLE LENGTH AS REQUIRED SECTION VIEW - N.T.S. NOTE: INSTALL CONTROL VALVES A MINIMUM OF ONE FOOT APART IN SHRUB AREAS UNLESS OTHERWISE NOTED. AUTOMATIC CONTROLLER ASSEMBLYTYPICAL TRENCHING UNDER LANDSCAPE AREA TYPICAL REMOTE CONTROL VALVE ASSEMBLY SCALE NO SCALE &NO SCALE NOTES: 1. CENTER BOXES OVER VALVES. 2. SET BOXES IN GROUND COVER/SHRUB AREA WHERE POSSIBLE. 3. SET BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE. 4. AVOID HEAVILY COMPACTING SOIL AROUND BOXES TO PREVENT DAMAGING VALVE BOXES. ROUNDI VALVE IIBOX I RECTANGULAR VALVE BT` 12" F� 12" 12" 7 12" P) WYE STRAINER WILKINS MODEL YB-100 12" MIN. FINISH GRADE WILKINS MODEL 500 PRESSURE REGULATOR R/P DEVICE SEE LEGEND FOR SPECIFICATION BRASS BALL VALVE TYP. BRASS NIPPLES MIN. 4" TYP BRASS ELL, 4 REQUIRED BRASS UNION, 2 REQUIRED BRASS RISERS LENGTH AS REQ. I I^-iI�I-I III -I t�7-7I I �I I�-7I�I Ii -II I-I�I I�-I II I-1 IT7-11 Ii- 24" -1T111-1 I I;--I III... II .��11 111 1111111,11 ,,, 1 .. PVC MAINLINE TO MASTER VALVE SCH 80 PVC FEMALE ADAPTER SCH 80 PVC NIPPLE 6" MIN. CONCRETE THRUST BLOCK m m m 1 CUBIC FT, 2 REQUIRED PVC MAINLINE PLANTING SECTION VIEW - N.T.S. EDGE OF LAWN, WALK,-F�CE, CURB, ETC. TYPICAL VALVE BOX LAYOUT �J \ 4 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 OR APPROVED EQUAL. MAKE ALL WATERPROOF WIRE CONNECTIONS PER THE MANUFACTURER'S DIRECTIONS. WIRE CONNECTION SCALE UNDISTURBED SOIL NOTE: - IF WYE STRAINER OR PRESSURE REGULATOR IS SPECIFIED, INSTALL ON EITHER THE HORIZONTAL PIPING OR ON THE DOWNSTREAM LEG AS SPACE PERMITS. - ALL MATERIAL INSTALLED ABOVE GROUND SHALL BE PAINTED FRAZEE "BLACKSMITH" COLOR TYPICAL BACKFLOW PREVENTION ASSEMBLY 90 DEGREE ELL -III—III I—III II � IIIA 45 DEGREE ELL CONCRETE THRUST BLOCK (TYP) rml _llillll III III ,L 5 TEE REDUCING TEE NOTE: THRUST BLOCKS TO BE A MINIMUM OF 1 CUBIC FEET CONCRETE. REFER TO MANUFACTURER RECOMMENDATIONS FOR CONFIGURATIONS NOT SHOWN. PRIOR TO THRUST BLOCKING, WRAP FITTINGS USING AWWA C209 APPROVED TAPE. THRUST BLOCKS IRRIGATION PIPE FINISHED GRADE IN TURF AREAS PLASTIC RECTANGULAR VALVE BOX WITH BOLT DOWN COVER, USE STAINLESS BOLT, NUT, AND WASHER. BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. HEAT BRAND "BV" ONTO LID. BALL VALVE, SEE LEGEND FOR SPECIFICATION FINISHED GRADE IN SHRUB AREAS PRESSURE SUPPLY LINE DEPTH AS PER SPECS. SCH. 80 PVC MALE ADAPTER BRICK SUPPORTS SCH. 80 UNION SCH. 80 NIPPLE LANDSCAPE FABRIC 3/4" ROCK 3 CUBIC FT SECTION VIEW - N.T.S. PRESSURE SUPPLY LINE VALVE BOX BALL VALVE NOTE: - BOX TO BE INSTALLED AS TO ALLOW FOR PROPER OPERATION OF BALL VALVE INSTALL AT RIGHT ANGLE TO HARDSCAPE EDGE, INSTALL VALVE OFF -CENTER IN BOX. - INSTALL VALVE BOX EXTENSIONS AS REQUIRED TO ACHIEVE PROPER VALVE INSTALLATION AT MAIN LINE DEPTH. TYPICAL BALL VALVE ASSEMBLY NO SCALE Techline® CV LATERAL (OR EXHAUST HEADER) VALVE BOX (INSTALL PER SPECS) Techline SHUT-OFF VALVE #TLSOV (BLANK TUBING MAY BE ATTACHED TO OUTLET) BRICK SUPPORTS (THREE) NETAFIM TECHLINE LINE FLUSHING VALVE SCALE 3/4" DISC FILTER PVC MAINLINE REMOTE CONTROL 3/4" PRV 45 PSI HF VALVE 1" FPT FLOW 2" MINIMU CLEARANCE er04O`' OP -p Onn-o n Onner Onner OnniY, 0 06" o `. OY00000000000 00000000000 u rOOVO �iPVOVO�n--FpnYPn BRICK SUPPORT 1 CU. FT. PEA 1" x 3/4" SCH 40 PVC OR POLY (1- EA. CORNER) GRAVEL SUMP RED BUSHING TxT 12" x 18" LATERAL LINE VALVE BOX LOW VOLUME CONTROL ZONE ASSEMBLY 4)Nn Sl'AI F FINISHED GRADE IN TURF AREAS PLASTIC RECTANGULAR VALVE BOX WITH BOLT DOWN COVER, USE STAINLESS BOLT, NUT, AND WASHER. BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. HEAT BRAND "MCV" ONTO LID. MASTER CONTROL VALVE, SEE LEGEND FOR SPEC. 1/2' FINISHED GRADE IN SHRUB AREAS 3" MIN. WIRE CONNECTORS MV 11_111_11 T—III— VALVE ID TAGS PVC SCH 40 FEMALE ADAPTER, 2 REQUIRED 2" MIN. PVC MAINLINE TO FLOW �o SENSOR, PIPE PER SPECS. n,Q• o o BRICK SUPPORTS b •o o SHC 80 PVC UNION SCH 80 PVC NIPPLE, TYP. LANDSCAPE FABRIC 3/4" ROCK, 3 CUBIC FT. PVC MAINLINE PIPE FROM BACKFLOW PER SPECS. SECTION VIEW - N.T.S. NOTE: - INSTALL CONTROL VALVES A MINIMUM OF ONE FOOT APART IN SHRUB AREAS UNLESS OTHERWISE NOTED. - USE 45 DEGREE ELLS TO ACHIEVE MAINLINE DEPTH FROM UP -STREAM SIDE OF THE MASTER VALVE ASSEMBLY. TYPICAL MASTER CONTROL VALVE ASSEMBLY SCALE 11) FINISH GRADE/TOP OF MULCH ROOT WATERING SERIES: RAIN BIRD RWS SERIES (1 OF 2 SHOWN, MORE POSSIBLE) (3 SWING ASSEMBLY (INCLUDED) (1 OF 2 SHOWN, MORE POSSIBLE) ® 1/2 -INCH MALE NPT INLET (INCLUDED,1 OF 2 SHOWN, MORE POSSIBLE) (5) PVC SCH 40 TEE OR EL (1 OF 2 SHOWN, MORE POSSIBLE) © PVC OR POLYETHYLENE LATERAL PIPE OPTIONAL RWS SAND SOCK (RWS-SOCK) FOR SANDY SOILS (1 OF 2 SHOWN, MORE POSSIBLE) ® PLANT ROOT BALL NOTES: 1. POSITION 2-3 UNITS (OR MORE) EVENLY SPACED AROUND PLANT. FOR NEW TREES PLACE NEAR ROOT BALL. FOR EXISTING TREES PLACE HALF THE DISTANCE BETWEEN CANOPY EDGE AND TREE TRUNK. 2. INSTALL PRODUCT WITH TOP EVEN WITH GROUND SURFACE. 3. RWS SERIES AVAILABLE IN THE FOLLOWING MODELS: RWS (NO BUBBLER/EMITTER INCLUDED) RWS-B-C-1401 (0.25 GPM, CHECK VALVE) RWS-B-1401 (0.25 GPM) RWS-B-X-1401 (0.25 GPM, 18" SWING ASSEMBLY) RWS-B-C-1402 (0.5 GPM, CHECK VALVE) RWS-B-1402 (0.5 GPM) RWS-B-C-1404 (1.0 GPM, CHECK VALVE) RWS-B-C-1408 (2.0 GPM, CHECK VALVE) 4. WHEN INSTALLING IN EXTREMELY HARD OR CLAY SOILS, ADD Y4" GRAVEL UNDER AND AROUND THE UNIT TO ALLOW FASTER WATER INFILTRATION AND ROOT PENETRATION. 5. ONCE RWS HAS BEEN INSTALLED FILL THE BASKET WITH PEA GRAVEL BEFORE LOCKING LID. Revisions note date by w M0 rrW w vOCA a1 ASU w�U w C"INF--� O O �O C:) W �INZ J DATE 12/11/18 SCALE NTS DRAWN MS JOB NO. kn N � O � U O h V1 rz bA -cd O b!J vim] 0 •� m � "� °ate A o M w M0 rrW w vOCA a1 ASU w�U w C"INF--� O O �O C:) W �INZ J DATE 12/11/18 SCALE NTS DRAWN MS JOB NO. SHEET REMOTE CONTROL VALVE WITH DISC FILTER AND PRV TRANSITION POINT Techline START CONNECTION MALE ADAPTER AND TEE Techline CV TUBING AREA PERIMETER SEE SPECIFICATIONS FOR ROW SPACING PERIMETER LATERALS 2" to 4" FROM EDGE MANUAL FLUSH VALVE PLUMBED TO TECHLINE CV TECHLINE CV OPERATION PRESSURE INDICATOR STAKE LOCATE AT FARTHEST/ HIGHEST POINT Techline® CV LITE END FEED LAYOUT FINISHED GRADE AMMENDED SOIL TECHLINE DRIPLINE INSTALL 4" MIN. (6" MAX.) BELOW GRADE PVC SCH. 80 END NIPPLE, 3/4" SIZE LENGTH AS REQUIRED EPDXY COATED WIRE STAPLE 9" LONG, 5 FEET ON CENTER PVC LATERAL LINE PIPE OR BLANK POLYETHELENE TUBING SCH. 40 PVC SxSxT TEE FITTING LATERAL x LATERAL x 1/2" SIZE NOTE: - INSTALL TUBING AT CONSISTANT DEPTH BELOW GRADE. SECURE TUBING WITH STAPLES 5 FEET ON CENTER TO PREVENT SURFACING OF TUBING DURING BACKFILL. - DRIPPERLINE TUBING SHALL BE INSTALLED IN PARALLEL ROWS. - INSTALLATION OF TUBING & LAYOUT SHALL BE APPROVED, ON SITE BY THE ARCHITECT, PRIOR TO BACKFILLING OR MULCH COVER. -NETAFIM SUB—GRADE START CONNECTION w/PVC RISER INSTALL SPRINKLER HEAD FLUSH WITH FINISHED GRADE IN TURF AREAS 4" POP-UP HEAD & BUBBLER NOZZLE PER LEGEND 1/2" INSTALL SPRINKLER HEAD 1/2" TTT ABOVE FINISHED GRADE IN NATIVE OR AMENDED SOIL PRE -ASSEMBLED TRIPLE SWING JOINT, PVC TYPE, WITH O -RINGED JOINTS, MIPT INLET AND FIPT OUTLET LAY LENGTH TO BE 6" MINIMUM SIZE AS PER SPRINKLER INLET SCH 40 PVC SxSxT TEE FITTING LATERAL x SPRINKLER INLET SIZE LATERAL LINE, SEE SPECIFICATIONS FOR TYPE AND DEPTH REQUIRED NOTES: LOCATE TREE BUBBLERS ON OPPOSITE SIDES OF PLANT ADJACENT TO ROOTBALL. LOCATE BUBBLERS AND ROUTE PIPING TO AVOID TREE STAKES AND DAMAGE TO ROOTBALL. USE TEFLON TAPE ON ALL PVC TO PVC CONNECTIONS: NO PIPE DOPE ALLOWED. TREE BUBBLER SPRINKLERS SCALE 1. RECTANGULAR PLASTIC VALVE BOX 2. FINISH GRADE. 3. FLOW SENSOR. 4. FLOW SENSOR CABLE P -7162D 5. CONDUIT BUSHING. 6. WATERPROOF DRY SPLICE CONNECTOR. 7. 1-1/4" ELECTRICAL CONDUIT AND SWEEP ELBOW. 8. IRRIGATION MAINLINE FROM MASTER VALVE. 9. MAINLINE TO THE RCV'S 10. CHRISTY'S TAG #ID -MAX -P2 -RC1 P2. 11. QUANTITY OF (4) -BRICK FOR STABILIZATION 12. EDGE OF PAVING. HEADER OR BUILDING WALL. 0 SCALE UUWNS 1 REAM UP61 HEAM NO SCALE REMOTE CONTROL VALVE WITH DISC FILTER AND PRV TRANSITION POINT PVC OR POLY SUPPLY HEADER Techline START CONNECTION MALE ADAPTER Techline® CV TUBING AREA PERIMETER PVC OR POLY EXHAUST HEADER PERIMETER LATERALS 2" TO 4" FROM EDGE MANUAL FLUSH VALVE PLUMBED TO PVC OR POLY Techline® CV END FEED LAYOUT 2 3 0 5 G") PLAN VIEW 1. PVC MAINLINE PER IRRIGATION LEGEND (PLAN SIZE) 2. DRIP VALVE ASSEMBLY PER IRRIGATION LEGEND 3. PVC LATERAL (OR BLANK POLY TUBING IF LESS THAN 5 GAL/MIN) LINE PER IRRIGATION LEGEND (PLAN SIZE) - FROM VALVE TO PLANTED AREA AND THROUGH THE MIDDLE OF THE PLANTED AREA 4. SCH 40 PVC CROSS OR TEE WITH FITTINGS AS NEEDED TO CONNECT AND INSTALL POLY TUBING THROUGH THE PLANTS 5. MANUAL FLUSH VALVE PER IRRIGATION LEGEND OR FLUSH VALVE DETAIL 6. EXTEND PVC LATERAL LINE (OR BLANK POLY TUBING) THROUGH PLANTER AREA AS NECESSARY TYPICAL 7. TYPICAL SHRUB PER PLANTING PLAN. 8. DRIP LINE POLY TUBING PER IRRIGATION LEGEND / PLAN - SNAKE TUBING THROUGH PLANTED AREAS AND STAPLE DOWN PER DETAIL - ALSO APPLIES TO IN-LINE DRIP LINE TYPE TUBING 9. DRIP EMITTER PER IRRIGATION LEGEND NOTES: RUN LATERAL LINE TO AND THROUGH THE APPROXIMATE CENTER OF PLANTS TO BE IRRIGATED. USE CROSS OR TEE FOR CONNECTION TO LATERAL LINE AS NECESSARY TO EXTEND POLY TUBING TO DRIP EMITTER LOCATIONS. INSTALL FLUSH VALVE AT THE TERMINAL END OF ALL POLY TUBING RUNS. WHEN POLY TUBING RUNS IN MULTIPLE DIRECTIONS, INSTALL A FLUSH VALVE AT THE END OF EACH AND EVERY LINE. DO NOT EXCEED MAXIMUM FLOW THROUGH POLY TUBING PER MANUFACTURER'S CATALOG. iTYPICAL POINT SOURCE LAYOUT WITH POLY TUBING 0 SCALE NOTES TO INSTALLER: MANUAL LINE FLUSHING VALVE PLUMBED TO PVC OR POLY MODEL: TLSOV 17mm BLANK TUBING EXHAUST HEADER MODEL: TLCVO Techline®CV DRIP TUBING. FLOW, DRIPPER SPACING, AS INDICATED ON IRRIGATION PLAN INSERT TEE (TYP) MODEL: TLT E TREE TRUNK 6 -INCH SOIL STAPLE (TYP) MODEL: TLS6 TechlinOCV DRIP LINE SPACING ON GRADE AS INDICATED ON IRRIGATION PLAN 17mm BLANK TUBING SUPPLY HEADER MODEL: TLCVO INSERT CROSS (TYP) MODEL: TLCROS 1/2 -INCH MALE ADAPTER MODEL: TL050MA SCH. 40 PVC DRIP LATERAL (SIZE PER FLOW) SCH. 40 PVC 1/2 -INCH FEMALE THREADED TEE 1. INSTALL FIRST Techline° CV LOOP 18 -INCHES FROM EDGE OF TREE TRUNK. ADD & INSTALL EACH ADDITIONAL LOOP AT 12" ON CENTER UNTIL PAST ROOTBALL & EDGE OF BOX.. 2. INSTALL Techline° CV TUBING ON SURFACE TO A MAXIMUM OF 6 -INCHES BELOW GRADE IF AVAILABLE SPACE EXISTS, STAPLE IN PLACE PER MANUFACTURER'S RECOMMENDATION, BACKFILL, AND SPREAD SURFACE TREATMENT AS DIRECTED BY OTHERS. 3. INSTALL Techline° CV IN ACCORDANCE WITH NETAFIM INSTALLATION GUIDELINES. NETAFIM DRIP RINGS: 24 - 84" BOX TREES SCALE Revisions note date by vJ J z O fQ �f1 1Nf_ DATE 12/11/18 SCALE NTS DRAWN V JOB NO. � N � M') V1 rn bb bb c O • ^I • � t}, O ct �M•4 vJ J z O fQ �f1 1Nf_ DATE 12/11/18 SCALE NTS DRAWN MS JOB NO. =141 23 GENERAL NOTES 1. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THIS WORK ARE HEREBY INCORPORATED INTO AND MADE A PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR. IN CASE OF CONFLICT BETWEEN THE SPECIFICATIONS, DRAWINGS, AND/OR CODE, THE MORE STRINGENT REQUIREMENT SHALL PREVAIL. 2. THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER'S REPRESENTATIVE. 3. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK. 4. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK. 5. THE MAINLINE AND SLEEVING IS DIAGRAMMATIC. ALL PIPING IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED WITHIN LIMIT OF WORK BOUNDARIES. AVOID ANY CONFLICTS BETWEEN THE IRRIGATION SYSTEM, PLANTING AND ARCHITECTURAL FEATURES. system ANALYSIS Generated: P.O.C. NUMBER: 01 Water Source Information: FLOW AVAILABLE Water Meter Size: Flow Available: r• 1IF-Sif'APAE1WA'1 City of Newport Beach Water 3/4" 10.20 gpm 6. IRRIGATION EQUIPMENT AS SHOWN IS DIAGRAMMATIC. INSTALL ALL THE IRRIGATION REMOTE CONTROL VALVES, QUICK 1 1" 1 1-1/4" 1 1-1/2" 1 2" 1 2-1/2" 3" SLEEVE SIZE PRESSURE AVAILABLE 1 2" 1 2-1/2" 1 3" COUPLERS, MASTER VALVES, FLOW SENSORS, BACKFLOWS, AIR/VACUUM DEVICES, BALL VALVES, AND ANCILLARY 1 5" Static Pressure at POC: 71.00 psi EQUIPMENT IN SHRUB PLANTING AREAS WHEN FEASIBLE OR AS APPROVED BY OWNER'S REPRESENTATIVE AND THE Elevation Change: 5.00 it � LANDSCAPE IRRIGATION DESIGNER. Service Line Size: 3/4" Length of Service Line: 20.00 ft N M Pressure Available: 65.00 psi 7. DO NOT WILLFULLY INSTALL ANY EQUIPMENT AS SHOWN ON THE PLANS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN CONDITIONS EXIST THAT WERE NOT EVIDENT AT THE TIME THESE PLANS WERE PREPARED. ANY SUCH DESIGN ANALYSIS CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TO ANY WORK OR THE �-_l Maximum Station Flow: 9.66 gpm bA y� WJ IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD REVISIONS DEEMED NECESSARY BY THE rn Flow Available at POC: Residual Flow Available: 10.20 gpm 0.54 gpm OWNER. ct zt 7� Critical Station: 2 8. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBLE TO A Design Pressure: 30.00 psi Friction Loss: 0.12 psi �J C� N COMPLY WITH LOCAL CITY, COUNTY, AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION. ACTUAL U ttings Loss: 0.01 si LOCATION FOR THE INSTALLATION OF ANCILLARY EQUIPMENT INCLUDING, BUT NOT LIMITED TO, THE BACKFLOW Elevation on Loss: 0.00 psi PREVENTER, PUMP STATION (IF APPLICABLE) AND THE AUTOMATIC CONTROLLER IS TO BE DETERMINED IN THE FIELD BY Loss through Valve: 10.74 psi THE OWNER'S AUTHORIZED REPRESENTATIVE. Pressure Req. at Critical Station: 40.88 psi Loss for Fittings: 0.19 psi Loss for Main Line: 1.92 psi 9. CONTRACTOR IS TO PROVIDE THREE (3) ADDITIONAL PILOT WIRES AND ONE (1) COMMON WIRE TO THE END OF THE Loss for POC to Valve Elevation: 0.00 psi MAINLINE RUN IN TWO DIRECTIONS FROM THE CONTROLLER. THE ADDITIONAL WIRE SHALL BE EXTENDED 10', MAKING A Loss for Backflow: 12.36 psi Loss Loss for Ma 0.71 psi COIL TO FIT INSIDE A RECTANGULAR PULL BOX. LABEL THE LID OF THE PULL BOX 'SW'. Loss for Water Meter: 1.50 psi Critical Station Pressure at POC: 57.56 psi 10. ALL PIPE UNDER PAVED AREAS, HARDSCAPE, OR AS DIRECTED BY OWNERS REPRESENTATIVE TO BE INSTALLED IN Pressure Available: 65.00 psi SLEEVING, TWICE THE DIAMETER OF PIPE OR WIRE BUNDLE CARRIED. ALL 4" AND SMALLER SLEEVING SHALL BE PVC 1 220 Residual Pressure Available: 7.44 psi SCH. 40, TYPE 1, GRADE 2 MATERIAL CONFORMING TO ASTM STANDARD D-1 785-4. ALL 6" AND LARGER SLEEVING SHALL BE PVC 1 220 CLASS 200 SDR21 , TYPE 1, GRADE 2 MATERIAL CONFORMING TO ASTM STANDARD D-2241. SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF PAVING. 1 1. ALL QUICK COUPLER VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS WHERE POSSIBLE. ALL QUICK COUPLER VALVES TO BE INSTALLED AS SHOWN ON THE INSTALLATION DETAILS. INSTALL QUICK COUPLER VALVES WITHIN 18" OF HARDSCAPE OR AS NOTED ON PLANS. VALVE SCHEDULE 12. THE IRRIGATION CONTRACTOR SHALL ADJUST THE PRESSURE REGULATOR ON EACH ELECTRIC CONTROL VALVE SO THAT THE SPRINKLER HEAD FARTHEST AND HIGHEST IN ELEVATION FROM ITS RESPECTIVE CONTROL VALVE OPERATES WITHIN NUMBER MODEL SIZE TYPE GPM DESIGN PSI PSI PSI (cil POC THE OPERATING PRESSURE SHOWN ON THE IRRIGATION LEGEND. NOT TO EXCEED FIVE (5) PSI ABOVE THE GIVEN 1 Rain Bird PEB 1" Drip Emitter 2.00 30 31.47 43.92 OPERATING PRESSURE FROM THE SPECIFIED PRESSURE LOCATED ON THE IRRIGATION LEGEND. 2 Netafim LVCZS8010075-HF 1" Area for Dripline 9.66 30 40.88 57.56 3 Netafim LVCZS8010075-LF 1" Area for Dripline 0.96 30 35.00 47.36 4 Netafim LVCZS8010075-HF 1" Area for Dripline 7.68 30 39.65 54.01 13. THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE AND THE MAXIMUM FLOW DEMAND 5 Rain Bird PEB 1" Drip Emitter 3.00 30 31.73 44.24 SHOWN ON THE IRRIGATION DRAWINGS AT EACH POINT OF CONNECTION. THE IRRIGATION CONTRACTOR SHALL VERIFY 6 Rain Bird PEB-PRS-D 1" Drip Emitter 7.00 30 32.68 47.70 WATER PRESSURE BY DIRECT FIELD MEASUREMENT PRIOR TO CONSTRUCTION. REPORT ANY DIFFERENCE BETWEEN THE 7 Netafim LVCZS8010075-HF 8 Rain Bird PEB-PRS-D 1" Area for Dripline 3.99 30 1" Drip Emitter 5.00 30 37.25 32.07 50.29 45.63 WATER PRESSURE INDICATED ON THE DRAWINGS AND THE ACTUAL PRESSURE READING AT THE IRRIGATION POINT OF 9 Rain Bird FEB 1" Drip Emitter 2.00 30 31.46 44.05 CONNECTION TO THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT PRESSURE DIFFERENCES ARE NOT 10 Netafim LVCZS8010075-HF 1" Area for Dripline 4.53 30 37.31 50.98 REPORTED PRIOR TO START OF CONSTRUCTION, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY 11 Rain Bird PEB 1" Turf Rotary 9.00 30 32.46 51.13 12 Netafim LVCZS80100 010075 -LF 1" Area for Dripline 1.94 30 35.38 47.98 AND COSTS FOR ANY REVISIONS. 14. SHOULD FIELD CONDITIONS REQUIRE PIPE INSTALLATION OTHER THAN THAT SHOWN ON PLANS, THE CONTRACTOR SHALL LIMIT EXCESS FLOW AND SIZE ALL PIPE NOT TO EXCEED A VELOCITY OF 5 FEET PER SECOND (FPS) IN PVC PIPE AND CAST IRON PIPE. FLOW THROUGH ANCILLARY EQUIPMENT, STEEL AND COPPER PIPE SHALL NOT EXCEED A VELOCITY OF 7.5 FPS. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. 15. ELECTRICAL POWER SOURCE FOR THE IRRIGATION CONTROLLER AND/OR BOOSTER PUMP (IF APPLICABLE) SHALL BE PROVIDED UNDER THE ELECTRICAL SECTION OF THE SPECIFICATIONS. IT SHALL BE THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO COORDINATE ELECTRICAL SERVICE WITH THE GENERAL CONTRACTOR AND SHALL MAKE THE FINAL CONNECTION FROM THE ELECTRICAL SOURCE TO THE CONTROLLER AND/OR BOOSTER PUMP. 16. LANDSCAPE CONTRACTOR SHALL PROVIDE CLIENT WITH "AS BUILT" IRRIGATION ZONE PLAN CONTAINING ALL IRRIGATION ZONES, VALVE BOXES, MAIN LINES, HOSE BIBS, CONTROLLER, AND MASTER ASSEMBLY. 17. THE IRRIGATION DESIGNER OR LANDSCAPE DESIGNER OR LANDSCAPE ARCHITECT SHALL NOT BE RESPONSIBLE UNDER ANY CIRCUMSTANCES FOR THE QUALITY OR TIMELINESS OF PERFORMANCE OF THE WORK INCLUDING BUT NOT LIMITED TO THE INSTALLATION OF THE BACKFLOW PREVENTION ASSEMBLY MAINLINE, LATERALS, VALVES, SPRINKLER HEADS, DRIP IRRIGATION EQUIPMENT, CONTROL WIRE, CONTROLLERS AND SENSORS (IF APPLICABLE). THE RESPONSIBILITY FOR SAME SHALL REST WITH THE CONTRACTOR PERFORMING THE WORK. OWNERS RESPONSIBILITY 18. THE OWNER IS RESPONSIBLE FOR THE SCHEDULING OF THE IRRIGATION SYSTEM TO MEET HORTICULTURAL REQUIREMENTS AND TO INSURE THAT EXCESSIVE SOIL SATURATION AND/OR SOIL EROSION DOES NOT OCCUR. 19. THE OWNER IS RESPONSIBLE FOR MAINTENANCE OF THE IRRIGATION SYSTEM. 20. IT IS THE OWNER'S RESPONSIBILITY TO INSPECT THE IRRIGATION SYSTEM PERIODICALLY TO INSURE THAT THE SYSTEM IS OPERATING EFFICIENTLY AND THAT ALL NECESSARY REPAIRS ARE MADE TO PROTECT THE HEALTH, SAFETY AND WELFARE OF THE PUBLIC. MINIMUM DESIGN CRITERIA WATER METER SIZE = 3/4", STATIC PRESSURE IS 71 PSI, (MIN). WATER METER CONFIRMED BY NEWPORT BEACH WATER MINIMUM SYSTEM DESIGN CRITERIA IS BASED ON 58 P.S.I. USING 9.8 G.P.M. ACTOR SHALL VERIFY ALL POC SIZE, PRESSURE AND FLOW BEFORE INSTALLATION. IF INFORMATION CONFLICTS, NOTIFY THE OWNER FOR INFORMATION FAILURE TO DO SO MAY RESULT IN CONTRACTOR BEING RESPONSIBLE FOR ANY CHANGES REQUIRED AS A RESULT. GENERAL IRRIGATION NOTES: PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED DEVICES CHECK VALVES OR ANTI -DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR. A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES. A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF THE FINAL INSPECTION. A MINIMUM 3 -INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLANS. UNLESS CONTRADICTED BY A SOILS TEST, COMPOST AT A RATE OF 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. A SOILS REPORT HAS NOT BEEN PROVIDED. THIS IRRIGATION DESIGN ASSUMES THE PROPERTY IS SITED ON LOAM SOILS. IF THIS IS NOT THE CASE, PLEASE CONTACT IRRIGATION DESIGNER IMMEDIATELY FOR REDESIGN. CONTROL OF IRRIGATION WATER IS A NECESSARY PART OF SITE MAINTENANCE. SOGGY GROUND AND PERCHED WATER MAY RESULT IF IRRIGATION WATER IS EXCESSIVELY APPLIED. IRRIGATION SYSTEMS SHOULD BE ADJUSTED TO PROVIDE THE MINIMUM WATER NEEDED. ADJUSTMENTS SHOULD BE MADE FOR CHANGES IN CLIMATE AND RAINFALL. SLEEVES ARE REQUIRED FOR ALL IRRIGATION PIPING INSTALLED UNDER OR THROUGH PAVING/RETAINING WALLS. REFER TO IRRIGATION SLEEVE SIZING CHART SHOWN ON THIS SHEET. IT IS RESPONSIBILITY OF THE CONTRACTOR TO FAMILIARIZE HIM/HER SELF WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS, RETAINING WALLS, FOOTINGS AND COORDINATE THIS WORK WITH OTHER TRADES. IRRIGATION SLEEVE SIZES PIPE SIZE 1 3/4" 1 1" 1 1-1/4" 1 1-1/2" 1 2" 1 2-1/2" 3" SLEEVE SIZE 1 2" 1 2" 1 2-1/2" 1 3" 1 4" 1 5" 6" NOTE: IRRIGATION CONTROL WIRE CONDUIT SIZE SHALL BE 4" Revisions note I date by U) Z J OQ �z U (D U) Lu O Z DATE 12/11/18 SCALE Ln DRAWN V JOB NO. kr) hal p N � N M �-_l "d O bA y� WJ rn O ct zt 7� A p U �-- O �J C� N � U M •� ct-� U) Z J OQ �z U (D U) Lu O Z DATE 12/11/18 SCALE NTS DRAWN MS JOB NO. SHEET