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Home My WebLink About20200130_ZA_Staff Report CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT January 30, 2020 Agenda Item No. 6 SUBJECT: Wheatley Residence (PA2019-242) Coastal Development Permit No. CD2019-065 SITE LOCATION: 2008 East Ocean Front APPLICANT: Brandon Architects OWNER: Robert and Julie Wheatley PLANNER: Liane Schuller, Planning Consultant 949-644-3200, lschuller@newportbeachca.gov LAND USE AND ZONING x General Plan: RS-D (Single-Unit Residential Detached) x Zoning District: R-1 (Single-Unit Residential) x Coastal Land Use Category: RSD-C (Single-Unit Residential Detached) (10.0-19.9 DU/AC) x Coastal Zoning District: R-1 (Single-Unit Residential) PROJECT SUMMARY A request for a coastal development permit to allow the demolition of an existing single- family residence and construction of a new 4,890-square-foot, single-family residence with an attached 708-square-foot, three-car garage. The proposed project complies with all applicable development standards including height, setbacks, and floor area limits. No development is proposed seaward of the private property. No deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, 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. CD2019-065 (Attachment No. ZA 1). 1 Wheatley Residence (PA2019-242) Zoning Administrator, January 30, 2020 Page 2 DISCUSSION Land Use and Development Standards x The subject property is located in the R-1 (Single-Unit Residential) Coastal Zoning District, which provides for detached single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required, and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. x The property is currently developed with a one-story, single-family residence and attached garage. The neighborhood is predominantly developed with two-story, single-family residences. Some newer structures include a third story, which is allowed subject to certain development standards. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. x The proposed project will conform to all applicable development standards, including floor area limit, setbacks, and height, as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front 10 feet 10 feet Side 4 feet each 4 feet each Rear 0 feet 7 inches Allowable Floor Area 7,793 square feet 5,598 square feet Allowable 3rd Floor Area 584 square feet 0 square feet Open Volume Area 584 square feet 858 square feet Parking 3 enclosed 3 enclosed Height 24-foot flat roof 29-foot sloped roof 24-foot flat roof 29-foot sloped roof Hazards x The property is an oceanfront lot that is separated from the ocean by sandy beach with an average width of more than 500 feet. A Coastal Hazards and Wave Runup Study was prepared for the project by GeoSoils, Inc., dated October 22, 2019. The report concludes that the long-term shoreline erosion rate is small, if any long-term erosion occurs at all, and it is unlikely that the mean high tide line will reach within 350 feet of the property over the life of the structure. A beach width of 200 feet is recognized by coastal engineers as sufficiently wide enough to protect landward 2 Wheatley Residence (PA2019-242) Zoning Administrator, January 30, 2020 Page 3 development. The GeoSoils study also concludes that coastal hazards, including wave runup and overtopping, will not impact the property over the next 75 years and there is no anticipated need for a shore protection device over the life of the proposed development. x The finished floor elevation of the first floor of the proposed living area is 17.5 feet North American Vertical Datum of 1988 (NAVD 88), which exceeds the minimum 9.0- foot (NAVD 88) elevation standard for new structures and exceeds the minimum requirements for sea level rise (10.6 feet NAVD 88). x Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. x The property is located in an area known for the potential for seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality x The development, as proposed and conditioned, incorporates design features to minimize the effect of construction and post-construction activities on the marine environment. These design features include, but are not limited to, one or more of the following: the appropriate management of equipment and construction materials, reducing runoff with permeable surfaces, and the use of post- construction best management practices to minimize the project’s adverse impact on coastal water. x The project design addresses water quality during construction with a construction erosion control plan. All new construction resulting from the project will tie into an existing post-construction drainage system that includes features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. 3 Wheatley Residence (PA2019-242) Zoning Administrator, January 30, 2020 Page 4 Public Access x 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 existing residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) 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 replaces an existing single-family residence with a new single-family residence. 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. x The project is designed and sited so as not block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the project. Coastal access is currently provided and will continue to be provided by street ends throughout the neighborhood with access to the beach and water. x The project site is not located adjacent to a coastal view road or coastal viewpoint identified by Local Coastal Program maps. The project site may be located within the viewshed of distant public viewing areas; however, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program (LCP) development standards. It will also maintain a building envelope consistent with the existing and anticipated neighborhood pattern of development. 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. 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, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction and location of limited numbers of new, small facilities or structures. The proposed project is the demolition of an existing single-family residence and construction of a new 4,890-square-foot, single-family residence and attached 708-square- foot, three-car garage. 4 Wheatley Residence (PA2019-242) Zoning Administrator, January 30, 2020 Page 5 PUBLIC NOTICE Notice of this application 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 Program 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: GR/ls Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 5 Attachment No. ZA 1 Draft Resolution 6 RESOLUTION NO. ZA2020-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-065 TO DEMOLISH AN EXISTING SINGLE- FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE LOCATED AT 2008 EAST OCEAN FRONT (PA2019-242) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brandon Architects, with respect to property located at 2008 East Ocean Front, and legally described as Lot 3 and the northwesterly one-half of Lot 4 and the northwesterly 4 feet of the southeasterly one-half of Lot 4 in Block D of Tract No. 518 requesting approval of a coastal development permit. 2. The applicant proposes to demolish an existing single-family residence and construct a new 4,890-square-foot, single-family residence with an attached 708-square-foot, three-car garage. 3. The subject property is located within the R-1 (Single-Unit Residential) Zoning District and the General Plan Land Use Element category is RS-D (Single-Unit Residential Detached). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-C (Single Unit Residential Detached) (10.0 - 19.9 DU/AC) and the Coastal Zoning District is R-1 (Single-Unit Residential). 5. A public hearing was held on January 30, 2020 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 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, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 3 includes the construction of a single-family residence in a residential zone. The proposed project includes the demolition of an existing single-family residence and construction of a new 4,890-square-foot, single-family residence with an attached 708- square-foot, three-car garage. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a 7 Zoning Administrator Resolution No. ZA2020-### Page 2 of 8 state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. 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: 1. The proposed structure conforms to all applicable development standards including, but not limited to, floor area limitation, setbacks, height, and parking: a. The maximum floor area limitation is 7,793 square feet and the proposed gross floor area is 5,598 square feet. b. The proposed development will provide the required setbacks, which are 10 feet along the front property line abutting the beach, 4 feet along the side property lines, and 0 feet along the rear property line abutting the alley. c. The highest guardrail or flat roof is no more than 24 feet, measured from established grade at every point as required by Zoning Code Section 20.30.050(B)(3) and the highest ridge is no more than 29 feet from established grade, which complies with the maximum height limitation. d. The project includes enclosed garage parking for three vehicles, which complies with the minimum three-space parking requirement for single-family residences with more than 4,000 square feet of livable floor area. 2. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood’s pattern of development and expected future development consistent with applicable development standards as the neighborhood is predominantly developed with two- and three-story, single-family residences. 3. The property is an oceanfront lot that is separated from the ocean by sandy beach with an average width of more than 500 feet. A Coastal Hazards and Wave Runup Study was prepared for the project by GeoSoils, Inc., dated October 22, 2019. The report concludes that the long-term shoreline erosion rate is small, if any long-term erosion occurs at all, and it is unlikely that the mean high tide line will reach within 350 feet of the property over the life of the structure. A beach width of 200 feet is recognized by coastal engineers as sufficiently wide to protect landward development. The GeoSoils study also concludes that coastal hazards, including wave runup and overtopping, will not impact the property over the next 75 years and there is no anticipated need for a shore protection device over the life of the proposed development. 8 Zoning Administrator Resolution No. ZA2020-### Page 3 of 8 4. Pursuant to Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 5. The finished floor elevation of the first floor of the proposed structure is 17.5 feet North American Vertical Datum of 1988 (NAVD 88), which exceeds the minimum 9.0-foot (NAVD 88) elevation standard for new structures and exceeds the minimum requirements for sea level rise (10.6 feet NAVD 88). 6. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the CBC prior to building permit issuance. 7. A post-construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain runoff on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City’s storm drain system. 8. 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. 9. New landscaping will be verified for compliance with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires 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. 10. The property is not located near coastal view roads and is not located near any identified public viewpoints; therefore, the project will not negatively impact public coastal views. Finding: B. Conforms to 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. 9 Zoning Administrator Resolution No. ZA2020-### Page 4 of 8 Facts 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. The proposed residential development neither provides nor inhibits public coastal access. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) 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 includes the replacement of an existing single-family residence with a new single-family residence. 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. 2. The project is designed and sited so as not to block or impede existing public access opportunities and occurs within the confines of private property. Existing coastal access conditions will not be affected by the proposed development. Coastal access is currently provided and will continue to be provided by street ends throughout the neighborhood with access to the beach and water. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is categorically 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, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-065, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. 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 30th DAY OF JANUARY, 2020. _______________________________ Jim Campbell, Zoning Administrator 10 Zoning Administrator Resolution No. ZA2020-### Page 5 of 8 EXHIBIT “A” CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 3. Coastal Development Permit No. CD2019-065 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. 4. Prior to the issuance of building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 5. Prior to the issuance of a building permit, the property owner shall sign a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgements, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. The letter shall be scanned into the plan set prior to building permit issuance. 6. 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, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 7. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 8. This Coastal Development Permit does not authorize any development seaward of the private property. 11 Zoning Administrator Resolution No. ZA2020-### Page 6 of 8 9. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds pursuant to MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 10. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 11. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 12. 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. 13. 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. 14. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 15. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 16. 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. 12 Zoning Administrator Resolution No. ZA2020-### Page 7 of 8 17. 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. 18. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 19. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 20. 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. 21. 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 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. 22. Prior to issuance of building permits, the final WQHP/WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved WQHP/WQMP and any changes could require separate review and approval by the Building Division. 23. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 24. 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. 25. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 26. 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. 27. This Coastal Development Permit No. CD2019-065 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and 13 Zoning Administrator Resolution No. ZA2020-### Page 8 of 8 Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 28. 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 the Wheatley Residence including, but not limited to Coastal Development Permit No. CD2019-065 (PA2019-242). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 14 Attachment No. ZA 2 Vicinity Map 15 VICINITY MAP Coastal Development Permit No. CD2019-065 PA2019-242 2008 East Ocean Front Subject Property 16 Attachment No. ZA 3 Project Plans 17 $/80,180&21&5(7(($57+*<36803/$67(5,168/$7,215,*,'0$6215<%5,&.6721(0$6215<&21&5(7(%/2&.3/<:22'*/8/$07,0%(56$1'67((/:22'1DPH(OHYDWLRQ$6,05RRPQDPH6)L" 'LVWDQFH1($6,05#L1257+$552:3523(57</,1(7$*6(&7,21,1',&$72552207$*1$0($5($&$//2877$*(/(9$7,21,1',&$725.(<127(7$*:,1'2:7$*'2257$*:$//7$*5(9,6,21)/$*67$,57$*122)5,6(5 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7232*5$3+,&6859(<$ $5&+,7(&785$/6,7(3/$1$ *5$'(3/$1((;+,%,7$ 6/$%('*(3/$1$ %8,/',1*$5($3/$16/ &29(56+((7/ ,55,*$7,21'(7$,/6/ ,55,*$7,21'(7$,/6/ 3/$17,1*3/$1/ 3/$17,1*63(&,),&$7,216$ ',0(16,21$/9,(:6$ ),567)/2253/$1$ 6(&21')/2253/$1$ 9,(:'(&.3/$1$ 522)3/$1$ (;7(5,25(/(9$7,216 0$7(5,$/6&+('8/($ (;7(5,25(/(9$7,216$ %8,/',1*6(&7,21618 BASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINEOF M STREET HAVING A BEARING OF N14°37'45"E PER R.S.B. 273/50.VICINITY MAPBENCHMARK INFORMATIONTITLE REPORT/EASEMENT NOTESNO TITLE REPORT PROVIDEDLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:LOT 3 AND THE NORTHWESTERLY ONE-HALF OF LOT 4 ANDTHE NORTHWESTERLY 4 FEET OF THE SOUTHWESTERLYONE-HALF OF LOT 4 ALL IN BLOCK D OF TRACT NO. 518, IN THECITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OFCALIFORNIA AS PER MAP RECORDED IN BOOK 17, PAGES 33-36,OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTYRECORDER OF SAID COUNTY.LCEXISTING ELEVATIONLEGEND( )ACASPHALT PAVEMENTFOUND MONUMENTSEARCHED, FOUND NOTHING; SETNOTHINGFSFLFINISHED SURFACEFLOWLINEFFG FINISHED FLOOR GARAGECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON A WATER METER (WM)ELEVATION = 12.25 FEETHUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20PAULDOMINICKC R A FT PROFESSIONALLANDSU R V E YOR FFFINISHED FLOORWATER METERWMEGEDGE OF GUTTERGAS METERGMCENTERLINEGRAPHIC SCALESURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBLOCK WALLBRICK SURFACENG NATURAL GROUNDBENCHMARK NO: NB1-4-71DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCSALUMINUM BENCHMARK DISK STAMPED "NB1-4-71",SET IN THE TOP OF A 4 IN. BY 4 IN. CONCRETEPOST. MONUMENT IS LOCATED IN THE SOUTHEASTCORNER OF THE INTERSECTION OF F STREET ANDBALBOA BOULEVARD, 81 FT. SOUTHEASTERLY OFTHE CENTERLINE OF F STREET AND 27.3 FT.NORTHEASTERLY OF THE CENTERLINE OF BALBOABOULEVARD. 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THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN.2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR.3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK.4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR 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 ARCHITECT 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. 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 ARCHITECT 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.8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 9. IT IS 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.10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B. M. P. BEST MANAGEMENT PRACTICES. NOTICE TO HOMEOWNER: HOME OWNER SHALL PROCESS PLANS THROUGH THE HOME OWNER’S ASSOCIATION PRIOR TO ANY CONSTRUCTION. 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 IDENTIFICATION NUMBER CALL UNDERGROUND SERVICE ALERT.TOLL FREE 1-800-422-4133(TWO WORKING DAYS BEFORE YOU DIG)DIG ALERT: 800.227.2600SOUTHERN CALIFORNIA EDISON: 714.895.0246SOUTHERN CALIFORNIA GAS: 800.427.2000CITY WATER & SEWER: 949.644.3011PACIFIC BELL TELEPHONE: 800.750.2355CCITY OF NEWPORT BEACHPUBLIC WORKS DEPT.: 949.644.3311CITY OF NEWPORT BEACH PLANNING DEPT.:GENERAL INFOMATION: 949.644.3200ZONING INFORMATION: 949.644.3204CITY OF NEWPORT BEACH BUILDING DEPT.:GENERAL: 949.644.3275PERMITS: 949.644.3288INSPECTIONS: 949.644.3255NEWPORT BEACH FIRE DEPT: 949.644.3106ORANGE COUNTY HEALTH SERVICES: 714.834.3882IRRIGATION DETAILSIRRIGATION DETAILSLANDSCAPE ARCHITECTURAL PLANS FORBOB AND JULIE WHEATLEY2008 E. OCEANFRONT • NEWPORT BEACH, CA 92663PH. (714) 719-2320julie@wheatleylaw.com bob@wheatleylaw.comDATE:DRAWN BY:D.P.11-21-19© DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO.OF - 9L-24 IRRIGATIONDETAILS2*4"2"1. FLOW SENSOR PER IRRIGATION LEGEND2. #14 UF WIRES TO CONTROLLER (COLOR CODE DIFFERENTLY THAN COMMON WIRE, CONTROL WIRES, AND MASTER VALVE WIRES).3. WATERPROOF WIRE CONNECTORS (2 REQUIRED)4. FINISH GRADE5. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND 'FS' ON LID IN 2" HIGH BLOCK LETTERS6. 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 GRAVEL10. NATIVE SOIL* 1/2" IN TURF AREA, 2" IN SHRUB AREASFLOW SENSORMIN. 5X PIPE DIA. STRAIGHT PIPEMIN. 10X PIPE DIA. STRAIGHT PIPE18"1234567891018"*4"2"4"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 LETTERS3. FINISH GRADE 4. SCH 40 PVC MALE ADAPTER (2 REQUIRED)5. SCH 40 PVC 45 DEGREE ELL (4 REQUIRED)6. NATIVE SOIL7. MAINLINE PIPING PER IRRIGATION LEGEND8. COMMON BRICK SUPPORTS (4 REQUIRED)9. FILL BASE OF BOX WITH PEA GRAVEL * 1/2" IN TURF AREAS, 2" IN SHRUB AREASNOTES:OFF-SET VALVE BOX AROUND BALL VALVE TO ALLOW SPACE FOR FULL MOVEMENT OF THE BALL VALVE HANDLE.BRASS BALL VALVE1234567891. REDUCED PRESSURE BACKFLOW PREVENTER PER IRRIGATION LEGEND2. BRASS CLOSE NIPPLE (R/P SIZE)3. WILKINS 500XL SERIES PRESSURE REGULATOR (R/P SIZE)4. BRASS NIPPLE (R/P SIZE)5. 6" THICK CNCRETE SUPPORT BLOCK 6. FINISH GRADE7. NATIVE SOIL8. BRASS ELL (R/P SIZE)9. SCH 40 PVC MALE ADAPTER (BUSH UP TO MAINLINE PLAN SIZE WHERE R/P DIVICE IS SMALLER THAN MAINLINE SIZE)10. MAINLINE PIPING PER IRRIGATION LEGEND (TO SYSTEM)11. MAINLINE PIPING FROM P.O.C.12. WILKINS YBP-80 STRAINER (R/P SIZE)NOTES: INSTALL PER ALL LOCAL CODES. FINAL LOCATION TO BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT AND / OROWNER.BACKFLOW PREVENTER ASSEMBLY123456789102489111212" - 18"6"6"6"-12"T R E N C H I N G12"MIN.18"MIN.1. FINISH GRADE2. CLEAN BACKFILL WITH ALL ROCKS 1" OR LARGER REMOVED - 90% COMPACTION REQUIRED - SEE SPECS.3. NON- PRESSURE LATERAL LINE PER LEGEND (SNAKE IN TRENCH)5. CONTROL WIRES - INSTALL BELOW PRESSURE MAINLINE6. 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.12345618"*4"6"4"A2123456789101112131415161718192011. PRESSURE REGULATOR PER LEGEND.12. WYE FILTER PER LEGEND13. FILL BASE OF BOX WITH PEA GRAVEL14. COMMON BRICK SUPPORTS (4 REQUIRED)15. MAINLINE PIPING PER IRRIGATION LEGEND(PLAN SIZE)16. SCH 40 PVC MAINLINE FITTING WITH 1" OUTLET17. 1" SCH 40 PVC MAINLINE PIPING (LENGTH AS REQUIRED)18. 1" SCH 40 PVC ELL19. #14 UF WIRES TO CONTROLLER (COLORED CODED)20.WATERPROOF WIRE CONNECTOR (2 REQUIRED)*1/2" IN TURF AREAS, 2" IN SHRUB AREAS1. REMOTE CONTROL VALVE PER IRRIGATION LEGEND2. RECTANGULAR JUMBO PLASTIC VALVE BOX WITH LOCKING LID (NDS #318BCB) HEAT BRAND STATION NUMBER AND 'DZ' ON LID IN 2" HIGH BLOCK LETTERS3. 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 NIPPLE6. FINISH GRADE7. NATIVE SOIL8. SCH 40 PVC MALE ADAPTER9. PVC PIPING TO SYSTEM (CONNECT AND ADAPT AS NECESSARY)10. RECTANGULAR PLASTIC VALVE BOX USEDAS EXTENSION (NDS#318B)DRIP ZONE VALVE ASSEMBLY1. INSERT WIRES THROUGH HOLS IN BASE OF BODY.2. STRIP WIRES APPROXIMATELY 5/8" FROM END AND TWIST TOGEATHER.3. PUT CRIMP SLEEVE ON TWISTED WIRES AND USE INDENT-TYPE CRIMPING TOOL TO SECURE. TRIM EXCESS BARE WIRE.4. PLUG PRE-FILLED WITH ATERPROOF 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 DIRECTION.WATERPROOF WIRE CONNECTOR123456ET / RAIN SENSOR - WIRELESSLEGEND:1. CLIMATE LOGIC™ WEATHER SENSOR MOUNTED OUTDOORS ON FLAT SURFACE USING SCREWS.2. CLIMATE LOGIC™ WEATHER SENSOR MOUNTED ON A RAIN GUTTER USING QUICKCLIP™ GUTTER MOUNT.3. CLIMATE LOGIC™ RECEIVER MODULE MOUNTED INDOORS NEAR THE COMPATIBLE CONTROLLER. MOUNT WITH SCREWS AT EYE LEVEL OR IF IN A SECURE AREA, MOUNT ON HOOK AND LOOP TYPE STRIPS FOR DISMOUNTING AND HANDHELD PROGRAMMING UTILIZING THE SLACK IN THE CORD.4. SINGLE CONNECTION CORD PLUGGED INTO CONTROLLERS REMOTE PORT.5. AUTOMATIC SPRINKLER CONTROLLER6. FINISH SURFACE OF INTERIOR SPACE WHERE CONTROLLER IS LOCATED.7. PVC SCHEDULE 40 CONTROL WIRE CONDUIT (SIZE AS REQUIRED). 8. PVC SWEEP ELL (PROTECTING LOW VOLTAGE CONTROL WIRES TO THE ELECTRIC VALVES).IrritrolCLIMATE LOGIC69F40%1:15aMENUNo Rain-Irrigation11/16CL-M1SMART RXENABLED%AS REQ'DNOTES:INSTALL, MOUNT, AND WIRE THE CLIMATE LOGIC SENSOR AND RECEIVER PER THE MANUFACTURER'S DIRECTIONS. B. FINAL CLIMATE LOGIC SENSOR LOCATION TO BE DETERMINED IN THE FIELD AND APPROVED BY THE OWNER.C. FINAL CLIMATE LOGIC SENSOR LOCATION SHALL BE IN A LOW VISIBILITY AREA.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.12346578SLEEVING12"MIN.24"MIN.1. HARDSCAPE, SEE CONSTRUCTION PLAN 2. CLEAN SAND BACKFILL COMPACT TO MATCH DENSITY OF NATIVE SOIL3. LATERAL LINE IN SCH 40 PVC SLEEVE4. PRESSURE MAINLINE IN SCH 40 PVC SLEEVE5. CONTROL WIRES IN SCH 40 PVC SLEEVE6. UNDISTURBED NATIVE SOIL.NOTES:SIZE ALL SLEEVES PER THE IRRIGATION PLAN. EXTEND SLEEVE MINIMUM 12" BEYOND EDGE OF HARDSCAPE.1234561. AUTOMATIC CONTROLLER PER LEGEND - MOUNT TO WALL PER MANUFACTURER'S DIRECTIONS DIRECTIONS.2. ELECTRICAL JUNCTION BOX FOR 115V AC POWER CONNECTION3. 12" CONDUIT WITH 115V AC POWER WIRES TO POWER SOURCE4. SCH 40 PVC CONDUIT FOR CONTROL WIRES5. SECURE ALL CONDUITS TO WALL WITH "C" CLAMP IN A MINIMUM OF TWO PLACES (TYP)6. FINISH GRADE.7. WALL.WALL MOUNTED IRRIGATION CONTROLLERFRONT VIEWSIDE VIEW1234567WALL24"18"4'-6"188"442LANDSCAPE ARCHITECTURAL PLANS FORBOB AND JULIE WHEATLEY2008 E. OCEANFRONT • NEWPORT BEACH, CA 92663PH. (714) 719-2320julie@wheatleylaw.com bob@wheatleylaw.comDATE:DRAWN BY:D.P.11-11-19© DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899L A N D S C A P E A R C H I T E C T U R ESHEET NO.OF - 5L-25 NORTHSCALE: 3/16" = 1'-0"0GRAPHIC SCALE5 10 15 20 2530DWDWENTRYSEATSHWRUPUPKITCHENPANTRYDININGFOYERBEDROOM #5W.I.C.BATH #4POWDER3-CAR GARAGEWINEGREAT ROOMEAST OCEANFRONTW.M.LOGGIAIMP-SPEIMPATIENSEONE GAL. ASSORTED COLORS, EVERGREEN PERENNIAL TO 30”, COLOR ALL YEAR.IMPATIENSE SPECIESTHE FOLLOWING IS A COMPUTERIZED COUNT OF ALL SHRUBS. CONTRACTOR SHALL VERIFY THE FOLLOWING PLANT TOTALS AND NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES BETWEEN THE NUMBER OF PLANTS SHOWN ON THE PLAN AND THE TOTALS LISTED HERE ON. 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 inches3-inch mulch layer applied to all planting areas (excluding turf areas)Automatic irrigation controllers with manual shut-off valvesStatement, “Owner to agree to comply with the requirements of the prescriptive compliance option to the MWELO).” SYMBOLQUANTITY CAM-YUL4 ELA-DEC7 IMP-SPE 14 RAP-MIN7 ROS-ICE3 SAN-TRI7 SES-AUT 27 SOL-JAS2 WIS-ROS1 WIS-ROS WISTRINGIA ROSMARINIFORMISWESTRINGIA15 GAL. EVERGREEN SHRUB TO 5 FT. WITH SMALL WHITE FLOWERS AND ROSEMARY LIKE FOLIAGE.AJU-REP AJUGA REPTANS ATRO BRONZE AJUGA 6"0.C.LOW GROWING GROUND COVER WITH BRONZE LEAVES AND BLUE FLOWER SPIKES TO 6”.ROS-ICE ROSA ICEBERG (CLIMBER WHEN SPECT.) ICEBERG ROSEFIVE GAL PROFUSE WHITE BLOOMING ROSE, EXCELENT ON FENCES. (CLIMBING WHERE SPECIFIED)GROUND COVERSYMBOL BOTANICAL NAMECOMMON NAME SPACING DESCRIPTIONSHRUBSSYMBOL BOTANICAL NAMECOMMON NAMESIZE DESCRIPTIONCAM-YUL CAMELLIA SASANGUA YULETIDE SASANQUA CAMELLIA 15 GAL. DEEP ROSE-PINK FLOWER ON COMPACT, UPRIGHT SHRUB TO 3’SOL-JAS SOLANUM JASMINOIDESPOTATO VINE / JASMINE NIGHTSHADEFIVE GAL.EVERGREEN TWINING VINE W/ PERPETUAL BLOOM OF STAR SHAPED WHITE FLOWERS. (DEER RESISTANT)SAN-TRI SANSECIERIA TRIFASCIATA 'BLACK GOLD' BLACK GOLD SANSECIERIA FIVE GAL. UPRIGHT PERENNIAL W/ 30 IN. LONG STIFF DARK GREEN LEAVES W/ YELLOW MARGIN FROM BASE. RAP-MIN RAPHIOLEPIS UMBELLATUS ‘MINOR’ DWARF YEDDA HAWTHORNE 15 GAL. SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER CLUSTERS.ELA-DEC ELAEOCARPUS DECIPIENS 'MONPROUD'LITTLE EMPEROR JAPANESE BLUEBERRY 15 GAL. UPRIGHT EVERGREEN SHUB TO 8 FT. WITH GLOSSY GREEN FOLIAGE THAT TURNS BRIGHT RED BEFORE DROPPING. SESLERIA AUTUMNALIS AUTUMN MOOR GRASSSES-AUTONE GAL. GRASS TO 20" TALL, BEARS SPIKE-LIKE SILVER-WHITE (TURNING GOLDEN) FLOWER TASSELS TREE PLANTING DETAILTWICE ROOT BALL WIDTH18" MIN.1. CLINCH TIE OR EQUAL (4 REQ'D)2. 10' LODGE POLE STAKES, STAKE SHALL CLEAR ROOT BALL BY 2" TREATED W/ COPPER NAPTHANATE, PLACE AT RIGHT ANGLES TO PREVAILING WINDS.3. VENTILATED TRUNK GUARD IN TURF AREAS4. TOP OF ROOT BALL TO BE 1 1/2" ABOVE FINISH GRADE.5. 4" HIGH WATERING BERM.6. 2" THICK MULCH LAYER. PER SPEC.7. FERTILIZER & MYCORRHIZAE TABS (SEE SPECS.)8. ROUGHEN SURFACE OF ROOT BALL PRIOR TO PLANTING.12345678NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. 2 X BALL DIA.SHRUB PLANTING DETAILNOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL..12345671. CROWN OF PLANT TO BE 1" ABOVE FINISH GRADE2. 4" HIGH TEMPORARY BASIN.3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN CALLS FOR MULCH COVER.4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.)5. BACKFILL MIX (SEE SPECS.)6. DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER7. COMPACTED BACKFILL PER SPEC.E L E V A T I O NLEGEND1. WALL OR FENCE2. EYEBOLTS: 3/8" DIA. EYEBOLTS IN LEAD SHIELDS, PROVIDE 6.3. FINISH GRADE4. 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 DETAILNON-ADHERING TYPE24" TYP.12345EDGE OF PLANTING2/3 O.C.SPACINGEQUALEQUALSPACING O.C.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 SPACINGIIIIIIIIIIIIIIPLANTING PLANCYCYCYCYEEEEEEERMRMRMRMRMRMRMWRRIRIRIRAP-MINROS-ICESES-AUTWIS-ROSELA-DECIMP-SPESAN-TRISOL-JASAJU-REPCAM-YUL4LANDSCAPE ARCHITECTURAL PLANS FORBOB AND JULIE WHEATLEY2008 E. OCEANFRONT • NEWPORT BEACH, CA 92663PH. (714) 719-2320julie@wheatleylaw.com bob@wheatleylaw.comDATE:DRAWN BY:D.P.11-11-19© DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.D A V I D A. P E D E R S E N • INC.20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. 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