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20191121_Plans_30x42
PA2019-243SHEET INDEX ARCHITECTURAL: A0.l COVER SHEET A 1.1 EXISTING SITE SURVEY Al .2 DEMOLITION PLAN Al .3 SITE PLAN Al .4 ZONING INFORMATION A2.l FIRST FLOOR PLAN A2.2 SECOND FLOOR PLAN A2.3 ROOF PLAN A3.l BUILDING ELEVATIONS A3.2 BUILDING ELEVATIONS A4.l BUILDING SECTIONS A4.2 BUILDING SECTIONS A4.3 BUILDING SECTIONS A4.4 BUILDING SECTIONS A4.5 BUILDING SECTIONS A4.6 BUILDING SECTIONS CIVIL: l NOTES 2 3 4 GRADING PLAN SECTIONS/DETAILS EROSION CONTROL PLAN LANDSCAPE: l COVER SHEET 2 CONSTRUCTION PLAN 3 CONSTRUCTION DETAILS 5 IRRIGATION PLAN 6 IRRIGATION DETAILS 7 IRRIGATION DETAILS 8 PLANTING PLAN RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates. 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949. 760.8668 T 949.759.9381 F www.robertcoffeearchitects.com 0 L(') ~N >< o--o ~N w <( °' 3: <( I a_ <t:u UJ .. :::) U)~ 00 <( °'~ 0 """"....J OUJ >< zO <( <( 0 .. z ~o LL """" ~ --o otu """" This and all other project documents and <ill ideas, aesthelics and designs in<:<>rporot•d tlwm,in cm, in!<lrum•rrl!! of Hryic&. All project decumants ONI Iha reglslered property of Robert R. Coffee Archiled• and Associale,s [RCA+A) end a:innot be lawfully u.ed in whol11 or in pert for any prajact-or purpo.,11 except"" described in the controctual agn,ament between RCA+A and the di.,nt. RCA+A h•rt1by gives l<:,rm<:>I netic• tho! any such proi•ct docum"rrt uu, nopr<>duclion, or modification (misu.se] is not only unlawful but also outem(Jlicdly binds ell porti~• involved with tho, mi,u.., to fully indemnify ond de-F .. nd IICA+A ond IICA+A's consuliont. lo th• maximum legal -nl against all losses, demands, claims or liabilities arising directly or indirecily from prof eel document misuse. Project documents d<>SCribe design intent of work ond ore not a cepra ... nk:ltion of the o:o-built or e,isting condirion,. RCA+A and RCA+A', consultants moke no '"l'"'"""tations concerning th occurac:y of documents and on, not responsible for any discrepandes between project doxuments and the exisring condition,. REVISIONS COASTAL DEVELOPMENT PERMIT JOB NO.: DRAWN BY: DATE: CITY PROJECT NO: TITLE: SHEET: TITLE SHEET AO.l DATE 11/11/19 201 B.08 RCA+A 11/11/2019 N/A TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFIL TCA FFNO. C10620REN.07-31-21I EERCADETR.RCIHOETEXISTING SITEA1.1PLAN SURVEYEXISTING SITE PLAN SURVEY 1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESPA2019-243I I I ' ' 'I ' ' ' CuNC, l I ' ' ' ' I I I I I I \ \ n 0 z n I I I I \ \ ' ' ' I I I I -, ' I I I I I I \ \ n 0 z n L CONC • -coNC, 'I fl .1, .,_-' ' I I I< I / I / I I I I L-..., -IC_': I ,, I '~ j I I -n 0 z n coNC ---1 __ \_ I \ -• -2 ) --' _/ ' -l ) coNC • --I , --I " • -STORY n 0 z n I \ __ I ) ~-' -I I coNC ---( \ / -.• ' ' '1 / _.-'-__ / --RESIDENCES OUTLINE OF EXISTING BUILDING 1C l • n 0 z n --' 1 --•---·,, I \_Ir. ·----/ •., I I --, n 0 z n J • --• c□Nc, • --SETBACK LINE coNC, -• --\ • -'I I' I \ I (_; • I tJ •.. ,' -·••·,. ' /7 r ·-,,_ / ' I I 1 I I I I ·,_.,...! I i \ \ 1J' ' ' ' ' ' \ ' ' ' \ \ \ n 0 z n \ \ \ ' :_,/ ' \ ( \ \ \ \ \ n 0 z n \ \ \ I I I \ '( I I I I n 0 z n I \ \ \ '' ,: ~\---I_ 1 \------f \ \ \ \ n 0 z n \~ -' " n 0 z n ' ---2 I I --~' ( " ' ) n 0 z n (/) '1c \" y ~ y ;D d ;D '1c0 y d 'I I -' \ \ G RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949. 760.8668 T 949.759.9381 F www.robertcoffeearchitects.com 1nc.orpor<Jted the _P I ~ docum,ml• end all "de regi,tered prupe': 0/:: in!rtrurnents of service' All' ".".U,.,tic:s end d ... ign• or,d con not be lowful cbert_ R. Cclfee Archii-ec1/a~1ect doc~ments ore tl,e "".""pl a• deocribed ;~ ~sed '" whole or in port for d A,.~,ate, (RCA+A) client. RCA+A hereby i e corrlmc:lual .,9,eemenl b= pro1ect or purpose u"", reproduc~on El ve~ formal notice that on een RCA+A and the ~utomoticolly bind; ;1 ;0-;;1ti':"'1ion (misu5e) is n.,i; su~h project doC1Jment .,F,,_nd RCA+A ond R l<IS ,involved wHh the mis on Y unla_wlul b...t also '."go1nst oll losses d CA+A 5 cor15ultun'5 lo lheu,e to_fully indemnify and 1ndiractly from pr~j..:~~nds, claims or liabiliti:axn~':'m legal """'nl Project document, d . ocument misuse. arising directly or of the ao-built or .,,,:~cr,bi, design int,,nt of work nd representation• con~•'"~ ,:onditions. RCA-,.Aond R~ "':' not O reprBSenlotion far any di•cnoponcieo r;;:,: the m:curacy of document,-,.A.:i conoultonb moke no ~his ond ell olhar ,c· een projectdocumenb and ~he°'':' not respon,ible exioirng conditions. 12346671234567TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFIL TCA FFNO. C10620REN.07-31-21I EERCADETR.RCIHOETDEMOLITIONA1.2SITE PLANDEMOLITION SITE PLAN1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESPA2019-243I I I ~ ~ •• I ' " ' ' ' CQNC ~ I I I I l ' \ I I \ I \ n 0 z n I I \ I I \ ' ' ' ' ' ' • I I I I I I I I I 1_) -.) ' ( '\ I \ I I -I \ _! \ -n 0 z n "" L CONC 1')/ -coNC. I I ' ' ,-.,) ' •I .. ) ;I / I / I I I ~ r' I'~·· I, ~ ~ -coNC --'' I I i' 'I □ ~~ ~~ \{] "" n 0 z n 'I ;-\ I --1.~/ ·~ '-" 1-, a ' ui l _\~I \ '1c ' • -• 2 ) --1-1 ' ,/ ) coNC -' ' \ ' ' ' • • --/ -, I ' • ci □ ' ' ' ' ' -J --11 ,_'_ I I j I I ~ I I n 0 z n ) ) __ , ·1 r -I r: coNC. 11D. ---I I RESIDENCES ' ' ' ' r: ' ' ' ' >'( --•--1D1 --J • --coNC, • )'~ <'(' coNC, • --\ • --'I I' > I \ I(_)' I tJ '·•.,,. :' -7 ·· .. _ '·,, ,/ /r' I I I I I I I -----·,_.,...! I ,-1 ' ' ' ' ' ' \ \ ' ' ' ' ' ' ' ' ' ' \ \ \ n \ \ \ ' 0 z n \ \ :_,/ ' \ ( \ \ \ \ \ n 0 z n \ \ \ '·,,··~ -__ \_Y' 1J' I I I \ '( I I I I n 0 z n I \ \ \ j ~\-,• I ' I \----,·' ,_, , _ _/ \ \ n 0 z n ' ---2 \ \ n 0 z n I I ( n 0 z n 'I ;D '1c0 y d I ' ' \ \ G □ □ □ □ □ □ □ REMOVE EXISTING BUILDING AND FOUNDATION REMOVE EXISTING WOOD DECK AND STAIRS REMOVE EXISTING PLANTER REMOVE EXISTING CONCRETE DRIVEWAY REMOVE All EXISTING UNDERGROUND UTILITIES TO PROPERTY LINE REMOVE EXISTING TREES, QUANTITY (3) PROTECT EXISTING SIDEWALK RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949, 760,8668 T 949.759.9381 F www.robertcoffeearchitects.com ~his and ell 0th .. , ,c· 1nc.orpor<Jted the _P I ~ docum,ml• end all "de regi,tered prupe': 0/:: in!rtrurnents of service' All' ".".U,.,tic:s end d ... ign• or,d con not be lowful cbert_ R. Cclfee Archii-ec1/c~1ect doc~ments ore tl,e "".""pl a• deocribed i~ ~sed ,n whole or in port for d A,.~,ate, (RCA+A) client. RCA+A hereby i e corrlmc:tual .,9reement b= pro1ect or purpose u"", reproduc~on g ve~ formal notice that an een RCA+A and the ~utcmatically bind; ;1 ;0-;;•ti':"'1ion (misu5e) is n.,i; su~h project doC1Jment .,F,,_nd RCA+A and R l<IS ,involved wHh the mis on Y unla_wlul b...t also '."ga1nst all losses d CA+A 5 conoultun'5 lo lheu,e to_fully indemnify and indiractly from pr~j..:~~nds, claims or liabiliti:"x"~':'m leg<JI <OOenl Project document, d . ocument misuse. arising directly or of the oo-built or .,,,:~mbi, design int,,nt of work nd representation• con~•'"~ ,:onditions. RCA-,.Aond R~ "':' not a reprBSentotion far any di•cnopancieo r;;:,: the m:curacy of document,-,.A.:i con•ultanb make no een projectdocumenb and ~he°'':' not respon,ible exioirng canditions. 12345671243689TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFIL TCA FFNO. C10620REN.07-31-21I EERCADETR.RCIHOETSITEA1.3PLANSITE PLAN1SCALE1/4" = 1'-0"PROJECTNORTH1234567KEYNOTES89PA2019-243□ □ C[lt)C, ' ' ' ' ' I ' ' ' ' ' ' ' ' ' ' T.O.W. 107.0 ~ i. ' '+ ' ' ' ! ' ' ' ' n 0 z n ' ' ' ' ' ,, ,. ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' / '·/ ' . ' ' ' ' ' ' ' ' ' ' ' ' ' ' /1· ' / ' ' ' ' ' ' ' ' •1· ' ' ' ' ! ' ' ' ' ' " _3'-5" ----~;_ ✓ ,--,, ·'-'· I ' ' ' ' ' ! I T.O.W. 107.o~\/ □ ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' /·-I I ' ' ! ' ' ' ' ,·.[. ' ! ' ' ' ' : ' ' ' ' ,, '' ' ' ' ' ' ' ' ' ' ' ' ' ' ' :.J I • ·: <} i---------;.._•' -..JI , J [, ' I ' ' ' ' ' ' / ' V n 0 z n I ' u .::_; I I ,_ CONC n 0 z n ' -,. -0 ' I (Y) ' I I ' ' ' I ' ' <' ' I I I .:~ I I, I I I I " I > I ' I I I coNC = (Y) ' CONCRETE PATIO ,_, ,, 3 :~~E SLIDING DOOR<; I. I I II ' I -----------------~,-----------,,, ' _, "ONCRETE " ~ PATIO I I I I I\ ~:_~f"'" UNITA □ II ' ' I ' I I 'v' ' ' 0 EXISTING CONCRETE SIDEWALK ' ' ' ' I 0 I I ' I ' ' _,,, / ----' I FIN. FLOR l 05.3 I~ . ·.~:~1 ' ' II I I ✓ --coNC, • " CON~RfTE PAT(b _,-J PANE SLIDING DOOR ,'I ---0 ' -I ",,-----------,~----------------=7 [:_ II UNIT B I CONCRETE'' PATIO 1· • , I / I ,, •. -1------+----+----" -n 0 z n I - = 1 I _JJ --------/ --1 I I • v --• I ,, ,,__,:'.J_ ______ < ________________ i..l ~---f-·1 -------"----J ----~--+ ~ -• ' . -----:'.1 ____ -J.;.... f--________ ·-·-··-.::i,_ __ ~--·-...J.;_...:..L.._ --------,-S----------------____,l·------_J " ' ' ; " / "Y /'I ' .,,-c;;; I Y .J l.__ ti /1_<1 ---V~ V '' '> j ✓ " 3'-6" ----11111111 LI CONCRETE DRIVEWAY n 0 z n " ~ -I i I I 1~ "-' I , C:, '.'..I I -=="-i"~ I I ,J I I ' ,, ' ,'"·•,,, ., . I. , , C_J ... ,.-------, -1 .b ·----'<'.:) L J ' --c'.i -CONCRETE DRIVEWAY -' -' --------CI ------' n 0 z n c'.. -' -------u -- --n 0 z n --V ' ' ' ' ' --" ,, ' ' V ' j ' ' ' V ' V • n 0 z n ,--------' I , I v ' <. J n 0 z n ------, I '/ ,w, \ \ \ T.O.W. 110. ' '·' n 0 z n ' I : '\ :, ,, /j ' \ ,,l ~.' I , ' ~ .. ~·c'_~• ---4 ' ' n 0 z n \ / , I V ' ' ' '' I•.\; '' \_' -1-' ' ' ,, ' \ \ n -('.j 1 0 /" ,----,-· --,-~11--l----4L-~---+----l___j ' V ' ' < V n 0 z n . ' ' ' ' ,, I/ n I I □ □ G □ TRASH CONTAINERS □ HVAC UNIT □ ELECTRICAL METER □ □ □ □ □ □ GATE LOW PLANTER WALL, SEE GRADING PLAN PLANTING AREA, SEE LANDSCAPE PLAN EXISTING SIDEWALK AND CURB CUT TO REMAIN 12"-18" CONCRETE STEM WALL WITH WOOD FENCE ABOVE (TYPICAL) SEE GRADING PLAN FOR WALL HEIGHT SETBACK LINE RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949. 760.8668 T 949.759.9381 F www.robertcoffeearchitects.com This and ell 0th .. , prcjed docum,ml• end all idew, c.,.U,.,tic:s end d ... ign• inc.orpor<Jted therein ore in!rtrurnents of service. All project documents ore tl,e regi,tered pruperly 01 Rebert R. G:,ffee Architedli end A,scxiate, (RCA+A) or,d con not be lowfully used in whole or in port for ony project or purpose except a• deocribed in the corrlmc:lual agreement between RCA+A and the client. RCA+A hereby gives -Ferm al notice that any such project doC1Jment u"", reproduc~on, or m<>ditication (misu5e) is not only unlawful b...t also autcmatic.olly binds all parties involved wHh the misu.e to fully indemnify and deF,,nd RCA+A end RCA+A'• cor15ulrnnt. lo the maximum legal """'nl against all losses, demand,, claims or liabilities arising directly or indicactly fr-am pcojec:t document misuse. ~roject document, de,criOO design int,,nt of work and are no1 a repr8Sentation o/ lhe ao-built or exisling ,:onditions. RCA½Aond RCl\½A's con1ultonb moke no representation• concerning the accurncy of document, aOO me not reopon,ible for ony di1cnopancie1 between projectdacumenb and the ex isling .:andilians. TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFIL TCA FFNO. C10620REN.07-31-21I EERCADETR.RCIHOETZONINGA1.4PLANSSITE GRADE AND HEIGHT DETERMINATION1SCALE1/4" = 1'-0"PROJECTNORTHNOTESSITEPLANOPEN SPACE AREA CALCULATION2SCALE1/4" = 1'-0"PROJECTNORTHPERMEABLE AND LANDSCAPE AREA CALCULATION3SCALE1/4" = 1'-0"PROJECTNORTHPA2019-243-' ' ' ' ' ' ,, ' :· T,Q,W, 107,0c-n D z n : ' p ' ,: ,' ' SETBACK LINE'--+ T,Q,W, 107,0 -1/ c□Nc, ·, .. 'r--+--::-~-..:c;;:;□:NC, -...i, --4-c□NC, ,-, I,, •I ,' I " ' j ~>v /"·0'. :4 ·/ · -.-., I l --UNITA coNC, n 0 z n CONC, CONC. UNITB CONC, n.o.w. 110.0 r, ., 1 ' ' ' ' ' --=i----,--:--------,~1..=:r,,, ---,-,----::---,.,_~ "-~ -• < ' ' ' ' ' ' ' ' ' ' ' ' ' .. ·• ~l . . ·• ; ,. ., ,. . .,. ., ,. _, ' ., ' '-,~:_,· n 0 z n n 0 z n --n 0 z (7 -I ' I • , I ;;a 10~,• .I I MORNING n 0 z n CYN, --.., .. _, , ., , ' n §1 n BUILDING FOOTPRINT CONCRETE PAVING AND IMPERMEABLE AREA LANDSCAPE AREA n 0 z n \ n 0 z n l·i •/ l V •' / ' ' 4840 SF n 0 z (7 1299 ~ -' ' ' n 0 z n ' ' ' SETBACK LINE---!-' ' ' ' ' ' ' ' ' SETBACK LINE ,I ' ' ' ' (7 0 z n ' ' ' ' ' ' ' ' ' '' '' '' I '' '' i ' ' ' ' ' ' ' ' ' ' ' ' ' c□Nc 'r--+~~-..:c;;:;□:NC, ...Ji CONC, ----"Ir--/ ' ' ' ' ' ' / --1'.·t --I-, •l0SF,'. n 0 z n I CONC. 5'1 UNIT A (' n 0 z (7 coNC, --n D z n CONC, cONC, -".l--'----------111'-------....L-,-·-., FIN. FLOR 104.3 I ;;a "' I I ---n 0 z (7 MORNING (7 0 z n 641-611 4,6 % UNITB -"c -----n D z (7 CYN, CONC. coNC, ' ' ' ' ' ' ! \ ' ' ' ' ' -----CONC, (' n 0 z n "c CDNC, -n 0 z n n 0 z n n 0 z n l\--7\\\ \ '' n 0 z n I----'=\=-\\\ ! ' '. \ \ \ ' ! ·' / ;/ I n 0 z n n 0 z (7 OPEN SPACE AREA 100 106 lO ~/ 44 T~ ' I, I -,t··, -------._C.....,? ___ __,.,\ n 0 z n I I ' ',_ NEW BUILDING ' ' ' ' EXISTING BUILDING 102.8 102,5 105,8 4,6 % 4,4 % 105,8 EXISTING CORNER GRADES 102,2 105,8 105,8 102.5 + 416,3 / 4 = 104.10 ZONING SITE GRADE ESTABLISHMENT 105,8 \ \ \ 105,8 } n 0 z n ' ' ' I (7 0 z n / 102,5 ~---........-,,(' ~-~ ,,(' ___ _ -// ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' -n 0 z n (7 0 z n -n D z n ---73'-511 4,4 % "c MORNING (7 0 z n CYN, n 0 z n n 0 z n ----------G G ZONING: OCCUPANCY: RM-6000 (CORNER LOT) R-3 CONSTRUCTION TYPE: TYPE V-A-F,S. ADDRESS: SETBACKS: HEIGHT LIMIT: 494,496, AND 498 SEWARD RD (CORNER LOT AT THE INTERSECTION OF MORNING CANYON AND SEWARD RD) FRONT (MORNING CANYON) 12' S,W, SIDEYARD 6' N.E, SIDEYARD 6' REAR 6' FLAT ROOF 28' SLOPED ROOF (3:12 MIN) 33' SITE GRADE ESTABLISHED AT 104,10 SITE COVERAGE: 60% SITE AREA= 6,174 SF MAX SITE COVERAGE ALLOWED= 3,704 SF (60% OF 6,159) PROPOSED SITE COVERAGE= 3,496 (INCLUDES EAVES) OPEN SPACE REQUIREMENT: 15% OF BUILDING AREA SITE AREA: 6,174 SF SETBACK AREA: 2,209 SF BUILDABLE AREA: 3,965 SF 3,965 SF X 15% = 594]5 SF REQUIRED OPEN SPACE PROVIDED: 632 SF IMPERMEABLE AREA CALCUlATION BUILDING FOOTPRINT: CONCRETE WALKS, PATIOS, DRIVEWAY: TOTAL IMPERMEABLE AREA: TOTAL lANDSCAPED/PLANTING AREA: BUILDING AREA CALCULATION BUILDING AREA: UNIT A FIRST FLOOR: SECOND FLOOR: SUBTOTAL: GARAGE: TOTAL: BUILDING AREA: UNIT B FIRST FLOOR: SECOND FLOOR: SUBTOTAL: GARAGE: TOTAL: BUILDING TOTAL AREA: LIVING SPACE: GARAGE: TOTAL: 2,96B SF l,B72 SF 4,840 SF 1,299 SF 1,143 SF 1,254 SF 2,397 SF 400 SF 2,797 SF 1,025 SF 1,162 SF 2,187 SF 400 SF 2,587 SF 4,587 SF 800 SF 5,384 SF RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949. 760.8668 T 949.759.9381 F www.robertcoffeearchitects.com This and ell olhar projsd docum,ml• end all idew, 0111dliatic:s end d ... ign• inc.orpor<Jted therein are in!rtrurnents of service. All project documents ore tl,e regi,tered praperly 01 Rebert R. Cclfee Architects and A,scxiate, (RCA+A) ar,d con not be lawfully used in whole or in port for any project or purpose except a• deocribed in the contmc:lual agreement between RCA+A ond the client. RCA+A hereby gives -Ferm al notice that any such project doC1Jment u"", reproduc~on, or modification (misu5e) is not only unlawful b...t oloo automatically binds all parties involved wHh the misuse to fully indemnify and deF,,nd RCA+A and RCA+A'• cor15ulrnnts lo the maximum legol extent against all losses, demands, claims or liabilities arising directly or indiractly from project document misuse. Project documents de,criOO design intent of work and are not a repr8Sentation of the ao-built or existing ,:onditions. RCA½Aond RCl\½A's con1ultonb moke no representation• concerning the accuracy of documents ard me not respon,ible for ony di1cnoponcie1 between projectdocumenb ond the existing c.ondilions. 4A15A13A12A11A16A17A18A19A110A111A112A134567891011121314151612101102103105104109108110113112111106107TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFIL TCA FFNO. C10620REN.07-31-21I EERCADETR.RCIHOETFIRSTA2.1FLOOR PLANFIRST FLOOR PLAN1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESPA2019-243• 00 ' 0--..... • = 00 ' M "" = ' • B--OUTLINE OF FLOOR ABOVE B--B--0 • , 4'-5 1/2" • , 18'-9 l /4" I. ·1 r\. r\. r\. r\. y y y y I I I I I I I I U 3 PANE SLIDING D OR-I I I "T--~~'~ .~rE==±==~~-~~(J I I I I I I I I I I 64'-6" 26'-111/2" r\. y I 0 I " ~I I ---7 I I I I ,---1 __ L_ I I I e----1 __ I' r\. y I I 0 I " I~ I " ~ 18'-91/4" 4'-51/2" , , ·1 • r\. r\. y y I I I I 0 -3 PANE SLIDING oto• --,-I l~~~~====±==='l~~c~ I I I I I '-· I I I I FIREPLACE-----t--, FIREPLACE I r ____ , __ ,_~I ___ --~I __ --~I __ --+--1-, 0 _ l1 __ j:::-cc-~;;:_~ •• -=I-_jc=-=!Rc:,scl_; __ I_-+-___ -+-~I~ + _________ L ______ --++->-__ --+--__ _J I -LIVING ?OOM I I I I I KITCHEN --1-r 1--KITCHEN : LIVING ROOM I I I I I I I I ' ' I I I I,__, __ FLOOR LINE ABOVE -f-_ I I aeANESLIDINGobo,~ _IF=="!!l====in-~ --~------t-l--~+---+I -~ I \ \ I I ~R-~j~, ,,-----+-+! --=---------t-,~7F===nc=~"""!1 i ~ :::1 R ~ I I I 1 I I r ----1--I I I I I I CLOSET >-------' I I I I '---'lc-'J I I I I I I I PA 10 --r-----~ ! ··--i ROOtvl----1--'1'==',~L0A,-UNID_R_Y_,,_..1 --:o / " r-/{ ) ---41----~I-~ ~1~l_1~J ,, -G) ' ' ' ' HOT WATER HEATER I 0 I I I -~=~I I ' I I I I I - -_-,-----,~""'-~ LAUNDRY I ' I I [ij --, HOTWATER:~EATER I I DINING - -ROOM-I I 0 I I I I I' -----+-OUTLINE OF FLOOR ABOVE PATIO ---- -1-t---~~~ ---+-I I 0 I I - -I I I ---+-- -_J I I I --++-- -_J -I UP"---+-+-+-+--+--+--+-~ I -0 - -_J J = 00 ' M "" r -+ = ..... ' r--.. ~ .I 1· STUDY/ BEDROOM 3 I : 0 _C~~~--1. ______ _l O ______ L ___ ~_~I ____ I ______ O J_ _________ ~I ~ _ _l __ J ________ +-------------= = ' ..... J r I = \\\-OUTllNE OF f LOOR ABOVE ..... ---~ 00 ' ..... n ' ' ' ' ' ' ' ' J ' ' ' ' ' r 0 I L I L I L I L I L I L I L I L 18'-0" ,. 3'-3" 18'-0" I. . \ . , ; ' \ 1 '-8" 1 '-8" : ' ll'-11" • 3'-6" 42'-7" ,. 3'-6" I. ll'-11" . . . ·1 73'-5" UNIT A UNIT B • • ~ G RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949. 760.8668 T 949.759.9381 F www.robertcoffeearchitects.com This and ell olhar projsd docum,ml• end all idew, 0111dliatic:s end d ... ign• inc.orpor<Jted therein ore in!rtrurnents of service. All project documents ore tl,e regi,tered praperly 01 R0bert R. Cclfee Architects and A,scxiate, (RCA+A) or,d con not be lawfully used in whole or in port for ony project or purpose except a• deocribed in the corrlmc:lual ogreemerrt between RCA+A ond the client. RCA+A hereby gives -Fermo I notice that any such project doC1Jment u"", reproduc~on, or modification (misu5e) is not only unlawful b...t oloo automatically binds all parties involved wHh the misu.e to fully indemnify and deF,,nd RCA+A and RCA+A'• cor15ulrnnts lo the maximum legol extent against all losses, demands, claims or liabilities arising directly or indiractly from projec:t document misuse. Project documents de,criOO design int,,nt of work and are not a repr8Sentation of the 01-built or existing ,:onditions. RCA½Aond RCl\½A'5 con1ultonb moke no representations concerning the accuracy of documents ard are not responsible for ony di•cnoponcieo between projectdocumenb ond the existing candilions. 4A15A13A12A11A16A17A18A19A110A111A112A1181921173736353433323027262823242520223839404142434445464748492931201215205203202204206207208209210211212213214TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFILTCA FFNO. C10620REN.07-31-21I EERCADETR .RCIHOETSECONDA2.2FLOOR PLANSECOND FLOOR PLAN1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESPA2019-243co ' 0--..... J = r ..... ' I' I' = co ' ,.., N = ' -+ -+ B--B--o 0 ' ' ,_ 4'-51/2" ,_ ?\. y I I 18'-9 1/4" ,-'\. y I I ,---,. ?\. y I I u u I . . / ' I / I / I / / / I / / I OPEN HANDRAIL / / . ---'-----I ---+--+-+--+--e-+-t--t--<Tl DN I - --+---+ -I-- -+--ii-,f-,--1--+-- . • I ' I ,--------------1 - -- -I I I I I CLOSET I I I L _____ _ READING 1 ROOM 1 . -' 0 I L r " ~/ / ' ! ~ I FIREPLACE F I -o . " I (b A~V L -/ ' / ' / '· I . / / I I I '~ I I I I / / / / / -u ABV ' ', '· ' '· M STER BED)OOM " . " oPo ABV1 I ABV L ~ \ -\ \ l '-8" 11'-11" 3'-6" I, , ·1 , ?\. y b I I 0 I ABV I L 18'-0" UNIT A ?\. y I I BEDROOM' h I I MASTER BATH "' 64'-6" 26'-11 1/2" o0c ABV I I ABV L 3'-3" , ' , 42'-7" 73'-5" ?\. y I I EDROOM 2 I I IAASTER BATH " dDo ABV I I ABV L -• ,-'\. y o: I I I I d AB¥ L 18'-0" 18'-91/4" ,-'\. y I I 0 0 . / / I OPEN HANDRAIL - -MASTER BEDROOM " " ' : ' l '-8": ' I I LO~T -I I _J_ FIREPLACE : ; f g " . ' I <lJ 1sv L • 4'-51/2' I. - - -----II+-G---_J - --. ~ __ _J \ , \ ' - ---__ _J READING ROOM 0 n 0 4'-21/4" " " 11'-2 3/4" I, ' I, UNIT B • ,.., N • ..... ' Fe... = ' • co ' • = = ' • RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949.760.8668 T 949.759.9381 F www.robertcoffeearchitects.com This ond oll other project documents ond oll ideos, oe,thetic, and deoi11ns incorpornted tharein are instrument!< cf BHrYice. All prcjaci documanb ara the registered property of R<ibert R. Coffee Architects and Assad ale$ (RCA+A) and connot be lawfully uaed in whole or in pert-fer ony prnjact or l'urposa ex<:ept as described in the contractual agreement between RCA+A and the client. RCA+A hereby givllB farmcl norice thct any such project document use, reproduction, or modification (misuse] is not only unlawful but also cutamatically binds all pafflH invcMld with !ha mi,,usa ta fully indamnify and defend RCA+A end R.CA+A's a:msullonls to the ma>:imum legal extent against oll loo,.,,, d8monds, claims or liobili1ies arising dinoctly or indirectly from project document misuse. Project documents describe design intent of work and are not a represenlotion of the cs-built er e,cioring <:<:lnditions. R.CA+A and RCA+A's consultants rnalre no representations concerning the accuracy of documents and are not responsible for any discrl!panci-b-n proj&ci documents and th" M:isting condirion,. 4A15A13A12A11A16A17A18A19A110A111A112A1TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFILTCA FFNO. C10620REN.07-31-21I EERCADETR .RCIHOETROOFA2.3PLANROOF PLAN1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESPA2019-243?\. ?\. ?\. ?\. ?\. \... \... \... \. \. I I I I I I I I I I ' ---- ---- -~ - -~ -- -I I ' ----------------------_LJ I I I I I I I I ~~ B-I I_ ~ --- ----------- -I I I I .... I I I I I I I I I I I I I I I I B-/ / '----. -·>---"" ·-"" -"" ·-. "" ·-X I I I I I I I I - -J I I I B-I I I I I "' "" -I : . I----"" -"" "" ·-"" -·-" ~ I I ~ i µ f--5 I ' . -I • I ·. __ I I I I I I I I I I I B-I I -- - -.,... 7 -"" ·-"" -"" ·-. "" ·-. -I I I I I I I I I I I ½":12 I < I SLOPE I I I I I---------_ L --- ---l _ --- ----_I --- ----I I I I I SINGLE PLY PVC ROOFING ' I _ j_ I I ~ -----~--- ---- ---- ---- -~ - -~ -- -I I I I I I I I I I I I I I I I I I L L L L L ?\. ?\. \.~ \... I I I I ~-- -~-1 ---------,-n I I L __ - -I I I I u -,) J I I --- ---, I I I I I I SKY IGHT I I / ./ I I X -. -·>--I I I I "' J'.'.: I I ' -. -"" -A . / ..... az N ~ ~ u Cl )' .. ,." -SKY IGHT I I I I "" --. -·>--I I I I ----__ I --------J_ ------I I ~-- -~-j --------_L _ -----I I I I I I I I L L ?\. \. I I ------------I I --- -I I I I I -"" --I I I -"" --I I -"" --I I ------------I -----~-j ---I I I L 11/21 HIGH STANDING SEAM METAL ROOF; 16" WIDE CEE-LOCK PANEL, 22 GA BY BERRIDGE ., 0-----7 I I I I I I __ _J I ---I -. "" ' ·-. __ _J I I I I I L--I -__ _J . SINGLE PLY PVC ROOFING ' - -~~Jp'E)-__ _J HIGH POINT OF ROOF -27'-91/2' ABOVE ELEVATION 104.10 SITE GRADE ESTABLISHMENT EB RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949.760.8668 T 949.759.9381 F www.robertcoffeearchitects.com This ond oll other project documents ond oll ideos, oe,thetic, and deoi11ns incorpornted tharein are instrument!< cf BHrYice. All prcjaci documanb ara the registered property of R<ibert R. Coffee Architects and Assad ale$ (RCA+A) and connot be lawfully uaed in whole or in pert-fer ony prnjact or l'urpasa ex<:ept as described in the contractual agreement between RCA+A and the client. RCA+A hereby givllB farmcl narice that cny such project document use, repraduction, or modification (misuse] is not only unlawful but also cutamatically binds ell pcfflH invcMld with !ha mi,,usa le fully indamnify end defend RCA+A and R.CA+A's a:msullonls to the mo>:imum legal extent against all loo,.,,, d8monds, claims or liobili1ies arising dinoctly or indirectly from project document misuse. Project documents describe design intent of work and ore not a represenlotion of the as-built or e,cioring <:<:lnditions. RCA+A ond RCA+A's consultants rnalre no representations concerning the accuracy of documents and ore not responsible for any discrl!ponci-b-n proj&ci documents and th" M:isting <:0ndirion,. 108111258123460'-0"FINISH FLOOR11'-2"FINISH FLOOR0'-0"FINISH FLOOR11'-2"FINISH FLOOR25'-10"T.O.ROOF22'-4"T.O.PARAPET27'-7"T.O.ROOF(104.3 FF)(104.3 FF)ESTABLISHED GRADE(104.1 FF)88256111073920'-0"FINISH FLOOR11'-2"FINISH FLOOR27'-7"T.O.ROOF22'-4"T.O.PARAPET1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF(105.3 FF)(104.3 FF)ESTABLISHED GRADE(104.1 FF)12345678910111213TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFIL TCA FFNO. C10620REN.07-31-21I EERCADETR.RCIHOETFIRSTA3.1FLOOR PLANEAST (MORNING CANYON) ELEVATION1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSOUTH (SIDE YARD) ELEVATION2SCALE1/4" = 1'-0"PROJECTNORTHPA2019-243□ I • --------1 / -II -C"-1 --~ ' V 0-. □ ' -"-C"-1 --------'v ' • ~ V V > > ' V V ' ~ ' / , > 7 v' / > • . V V > • ;7 . ~ v' "1 V V ' .. > -.. V > v' v' > :r ' V V > > ------• -v' -' □ _, ----.-L-J ~ LJ I 11 ••••••••••••• • I -----n ' / n ' / -N --~ 0-. CJ ' -"-N -----v / ' CJ _.. - -.-L-J □ □ ' , 'V t r==r=l . , ' / □ V n ' / c, .v YI □ I □ □ ,,, ~ ~ ~ ~ LJ LJ L_ LJ I ' / I n n • , 1, I/ ,-, □ - - - - - - - -- -------' / - -------. , ------- --- ----' v -----I I - --□ □ □ □ □ □ □ □ □ □ □ □ □ \_ G -------------------G POURED IN PlACE CONCRETE WITH EXPOSED SNAP TIE LOCATIONS 22 GA lAPPED METAL SIDING SMOOTH TROWELED PAINTED ACRYLIC PlASTER POURED IN PlACE BOARD FORMED CONCRETE PAINTED STEEL STRUCTURE 1X6 STAINED SHIPLAP EXTERIOR SIDING CUSTOM GARAGE DOOR WITH 1X6 STAINED SHIPlAP EXTERIOR SIDING ALUMINUM FRAMED WINDOWS WITH l" INSUlATED GLASS 1X6 STAINED TONGUE AND GROVE SIDING AT UNDERSIDE OF EAVE ALUMINUM ROOF FASCIA STAINED WOOD GLULAM STRUCTURAL BEAM SLIDING ALUMINUM DOORS BY lA CANTINA STANDING SEAM METAL ROOF RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949. 760.8668 T 949.759.9381 F www.robertcoffeearchitects.com This and ell 0th .. , prcjed docum,ml• end all idew, c.,.U,.,tic:s end d ... ign• inc.orpor<Jted therein ore in!rtrurnents of service. All project documents ore tl,e regi,tered pruperly 01 Rebert R. G:,ffee Architedli end A,scxiate, (RCA+A) or,d con not be lowfully used in whole or in port for ony project or purpose except a• deocribed in the corrlmc:lual agreement between RCA+A and the client. RCA+A hereby gives -Ferm al notice that any such project doC1Jment u"", reproduc~on, or m<>ditication (misu5e) is not <>nly unlawful b...t also automatically binds all parties involved wHh the misu.e to fully indemnify and deF,,nd RCA-+-A and RCA-+-A'• cor15ulrnnt. lo the maximum legal extent ogoinst all losses, demands, claims or liabilities arising directly or indiractly fram project document misuse. ~roject document, de,criOO design int,,nt of work and are not a repr8Sentation of the 01-built or exisling ,:onditions. RCA½Aond RCl\½A's con1ultanb make no representation• concerning the accuracy of document, ard me not responsible far any di1cnopancie1 between projectdocumenb and the ex isling canditians. 64312582101131'-0"FINISH FLOOR11'-2"FINISH FLOOR27'-7"T.O.ROOF22'-4"T.O.PARAPET1'-0"FINISH FLOOR11'-2"FINISH FLOOR18'-2"T.O.WINDOW25'-10"T.O.ROOF(105.3 FF)(105.3 FF)ESTABLISHED GRADE(104.1 FF)4334551212861110131'-0"FINISH FLOOR11'-2"FINISH FLOOR27'-7"T.O.ROOF18'-2"T.O.WINDOW0'-0"FINISH FLOOR11'-2"FINISH FLOOR18'-2"T.O.WINDOW27'-7"T.O.ROOF(105.3 FF)(104.3 FF)ESTABLISHED GRADE(104.1 FF)12345678910111213TITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFIL TCA FFNO. C10620REN.07-31-21I EERCADETR.RCIHOETFIRSTA3.2FLOOR PLANWEST (REAR) ELEVATION1SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESNORTH (SEWARD RD) ELEVATION2SCALE1/4" = 1'-0"PROJECTNORTHPA2019-243□ □ --------' / . , w w w l"I w w ;;]= ill I I --------' , ' v ' / ' ,, --------' ' v ,. • . ' . . -V , V ---------t----·~ --·-·--1-·-·-·-r ----, V -·-·---·-/ > I V I I l> I ------- -' ~ ~ ~ ~ □ □ □ ~~ ~~ ~~ ~~ .I -- -- -- -- -- ----r FF7 \ -- -- -- -- -- -- ---I ' I/ > = N --~ ' v °' I I ' , --' N -- -- -- -- -- -- ---../ ' v ' v -- -- -- -- -- -- ---I .I r □ I I I V ' I/ -·-·-·-r ----r·-·--r □ / I -~ ~ V □ -,v . > V V V > > > ;-v ~ ef' , V V ' s > V I • V I V > V V V. V > > V V 1-· V V v v· V V v, V • > --- -- -- -- --I --- -- -- -- --' v --- -- -- -- --> V V ' > /v V • V --------V > v· --- -- -- -- --I □ ---- -- -- -- -- ---- -- -- -- -- -- ---- -- -- -- -- -- ---- -- -- -- -- --□ □ □ □ □ □ -- ---+ □ □ □ □ -- --□ □ = □ N --~ °' ' --N -- ---- ---+ G G POURED IN PlACE CONCRETE WITH EXPOSED SNAP TIE LOCATIONS 22 GA lAPPED METAL SIDING SMOOTH TROWELED PAINTED ACRYLIC PlASTER POURED IN PlACE BOARD FORMED CONCRETE PAINTED STEEL STRUCTURE 1X6 STAINED SHIPLAP EXTERIOR SIDING CUSTOM GARAGE DOOR WITH 1X6 STAINED SHIPlAP EXTERIOR SIDING ALUMINUM FRAMED WINDOWS WITH l" INSUlATED GLASS 1X6 STAINED TONGUE AND GROVE SIDING AT UNDERSIDE OF EAVE ALUMINUM ROOF FASCIA STAINED WOOD GLULAM STRUCTURAL BEAM SLIDING ALUMINUM DOORS BY lA CANTINA STANDING SEAM METAL ROOF RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949. 760.8668 T 949.759.9381 F www.robertcoffeearchitects.com This and ell 0th .. , prcjsd docum,ml• end all idew, c.,.U,.,tic:s end d ... ign• inc.orpor<Jted therein ore in!rtrurnents of service. All project documents ore tl,e regi,tered pruperly 01 Rebert R. G:,ffee Architedli end A,scxiate, (RCA+A) or,d con not be lowfully used in whole or in port for ony project or purpose except a• deocribed in the corrlmc:lual agreement between RCA+A ond the client. RCA+A hereby gives -Ferm al notice that any such project doC1Jment u"", reproduc~on, or m<>ditication (misu5e) is not only unlawful b...t also automatically binds all parties involved wHh the misuse to fully indemnify and deF,,nd RCA+A and RCA+A'• cor15ulrnnt. lo the maximum legal """'nl against all losses, demands, claims or liabilities arising directly or indirectly from project document misuse. Project document, de,criOO design int,,nt of work and are not a repr8Sentation of the 01-built or exisling ,:onditions. RCA½Aond RCl\½A's con1ultanb moke no represen1ations concerning the accuracy of document, ard me not respon,ible far any di1cnoponcie1 between projectdocumenb and the ex isling candilions. 0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPETTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFILTCA FFNO. C10620REN.07-31-21I EERCADETR .RCIHOETBUILDINGA4.1SECTIONSSECTION 11SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 22SCALE1/4" = 1'-0"PROJECTNORTHPA2019-243-N ' ,--,--= N ' = N ' = = ' 0-, -+ ' -+ .I ' = CX) r -+ -STAIR ' " CLOSET BATH #l HALL HALL / ; / \ ' \ HALL ' ' ' ' ' \ / ' ' CL SET ' MASTER BEDROOM I I ) ( GARAGE ' GARAGE MASTER MA! TER llA t1 Bl t1 / .• / ; / '· ' ' \, / .I '· ' ' / ' ' .. , .. ,lcr, MA Ir~ BA "H BA "H -/ • ··, / ' / \ ; ' / ' '· \ \ / ; ~ I ' ; / \ • ; • ,_ ____ _,,' 7 r CLOSET HALL 'l r' 11 GARAGE HALL I ' ' ' \ \ ·, ' ' \ \ MASTER \, ' BEDROOM '\ ; I ' I ' / I I • I ; I I I I GARAGE HALL -STAIR N, 7 CLOSET " r r-" , ,--.J ,,,,. J _.J .,..,,,, ... r / r-" --, ,--.J .,,,,,~ L...l (' T " READING RM ~ BATH #l . = = ' -0-, ----' I<--· I --_, .-= = ' -0-, __. .-· . -= ' -0-, _, i.· -N ,--,---N = ,--= N = ·-·-· 1111: ~ 1111: ~ RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949.760.8668 T 949.759.9381 F www.robertcoffeearchitects.com ~his ond oll other project documents ond oll ideos, oe,thetic, and deoi11ns 1ncorpornted tharein "'" instrument!< cf serYice. All prcjaci documanb ara the registered property of R<ibert R. Coffee Architects and Assad ale$ (RCA+A) and connot be lawfully uaed in whole or in pert-fer ony prnjact or l'LI,PDH ex<:ept as described in the contractual agreement between RCA+A and the client. RCA+A hereby givas farmol norice thct any such project documen1 use, reproduction, or modificotion (misuse] is not only unlowful but olso cutamatically binds ell poffles invcMld with 1ha mi,,usa ta fully indamnify and defend RCA+A ,md R.CA+A's a:msullonls to the mo>:imum legal extent '.'9':'inst oll loos8s, ?"monds, claims or liobili1i•s arising dinoctly or ,ndirectly from pro1ect document misuse. Project documents describe design intent of work and a,., not a representation of the as-built or ""ioriog C<:lnditions, RCA+A and RCA+A's consultanls rnc,lo, no representations concerning the accuracy of documents and ore not responsible for any discrl!panci-b-n proj&ci documenls and th" M:isting i:ondirion,, 0'-0"FINISH FLOOR11'-2"FINISH FLOOR1'-0"FINISH FLOOR11'-2"FINISH FLOOR0'-0"FINISH FLOOR11'-2"FINISH FLOOR1'-0"FINISH FLOOR11'-2"FINISH FLOORTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFILTCA FFNO. C10620REN.07-31-21I EERCADETR .RCIHOETBUILDINGA4.2SECTIONSSECTION 31SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 42SCALE1/4" = 1'-0"PROJECTNORTHPA2019-243~ I ' ' ' ' ' ' ' ' ' ' I I BEDROOM#2 I I I I -- -- -- ----• • I I ( = N -' c:, -' IRPOM KIT( ,EN ~ -LIVIN1 ~ c:, -~ ' --' --' --' --' --_, .... _, ~ I I I I I I I I ' ' ' ' ' / I I • ' LOFT ' BAT i #2 I \ ' \ \ ' \ ', ~ ( ' • \ ' --' --' --' --' --_, i--I II I ~ = N = ' c:, -' ~ -DINING ROOM ~ LAUNDRY ~ c:, ~ I II I • • ' --' --' --' --' --' ~ ' ,..a L ~ ' ' I I ' ' BEDROOM #2 I I I II II KIT( ,EN LIVIN ~ I I I I ' ' \ ' \, \ ', BAT #2 \ / ,' ' I ,/ ( ' / I I L_ -LAUNDRY DINNING ROOM ' I ' ' II I J r = OOM c:, -' -0---+ I I I I ' ' LOFT I II I J ~ = c:, ' -0--I II I .I 1· -- -- -- --• = N ' -c:, ~ .... . -·-·-·-·-· ' --' --' --' --' • = N ' -c:, ~ -·--·--·--· EB EB RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949.760.8668 T 949.759.9381 F www.robertcoffeearchitects.com This ond oll other project documents ond oll ideos, oe,thetic, ond deoi11ns incorpornted tharein "'" instrument!< cf BHrYice. All prcjaci documanb ara the registered property of R<ibert R. Coffee Architects and Assad ale$ (RCA+A) and connot be lawfully uaed in whole or in pert-fer ony prnjact or l'LI,PDH ex<:ept as described in the contractual agreement between RCA+A and the client. RCA+A hereby givas farmol norice thct any such project document use, reproduction, or modification (misuse] is not only unlawful but also outamatically binds all paffles invcMld with tha mi,,usa le fully indamnify and defend RCA+A ,md R.CA+A's a:msullonls to the ma>:imum legal extent against oll loos8s, d8monds, claims or liobili1i•s arising dinoctly or indirectly from project document misuse. Project documents describe design intent of work and a,., not a represenlotion of the as-built or ""ioriog conditions, RCA+A and RCA+A's consultants rnalre no representations concerning the occurccy of documents and are not responsible for any discrl!panci-b-n proj&ci documents and th" M:isting i:ondirion,, 0'-0"FINISH FLOOR11'-2"FINISH FLOOR21'-1"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR21'-1"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOFTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFILTCA FFNO. C10620REN.07-31-21I EERCADETR .RCIHOETBUILDINGA4.3SECTIONSSECTION 51SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 62SCALE1/4" = 1'-0"PROJECTNORTHPA2019-243- - - -' l e= = MASTER LOFT BEDROOM e= ·---------------· ---e= e= LIVING ROOM DINING ROOM ENTRY HALL ---. ---. ---. ---- --- -----I e= LOFT CLOSET - -e= ·---------------· ---e= I II II I e= LIVING ROOM PATIO BATH #l ·-----------· -J I J r = = ' -= ~ --' I .... • • -= = ' -= ~ J ' J READING ROOM STUDY/BEDROOM 3 4----- ---= (") ' -L.t") 4----- ----N ' -~ ~ ---+-. ---. ---= N ' -~ ~ 4----- ---. ---= (") ' -L.t") • ---• -' .... = N ' = -= ~ ' ~ -0-----' • ..... • = N ' --= ~ ' ~ -0--• • --- ------ ---. --------- ---EB . ------. ------. ------. ------EB RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949.760.8668 T 949.759.9381 F www.robertcoffeearchitects.com This ond oll other project documents ond oll ideos, oe,thetic, ond deoi11ns incorpornted tharein "'" instrument!< cf BHrYice. All prcjaci documanb ara the registered property of R<ibert R. Coffee Architects and Assad ale$ (RCA+A) and connot be lawfully uaed in whole or in pert-fer ony prnjact or l'LI,PDH ex<:ept as described in the contractual agreement between RCA+A and the client. RCA+A hereby givas farmol norice thct any such project document use, reproduction, or modification (misuse] is not only unlawful but also outamatically binds all poffles invoMld with tha mi,,usa le fully indamnify and defend RCA+A ,md R.CA+A's a:msullonls to the ma>:imum legal extent against oll loos8s, d8monds, claims or liobili1i•s arising dinoctly or indirectly from project document misuse. Project documents describe design intent of work and a,., not a represenlotion of the as-built ar ""ioriog conditions, RCA+A ond RCA+A's cansultoni. rnalre na representations concerning the occurccy of documents and are not responsible for ony discrl!ponci-b-n proj&ci d~cumenls ond th" M:isting <:e>ndirian,, 0'-0"FINISH FLOOR11'-2"FINISH FLOOR0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF21'-1"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR25'-10"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOFTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFILTCA FFNO. C10620REN.07-31-21I EERCADETR .RCIHOETBUILDINGA4.4SECTIONSSECTION 71SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 82SCALE1/4" = 1'-0"PROJECTNORTHPA2019-243. --. --. --. --I ,/ I • BEDROOM#2 I I \. • \\ . --. --. --. ----• • • ·: 1.:> / • ,/ . . • • . • • • / • .. / • ,1 / \ • • 1// \ • / ',..._J • • • • • • • ·, • •1. •1 / , KITCHEN - -- -·--·--·--· -\ . --. --. --. --□ . --. --. --. --. --F= a= LIVING ROOM ·--·--·--· -" \ \ • • .\ MP TER\ MASTER HALL ATH #2 TH \ B. BEDROOM / ~ . //' ( • ,/ -1/ DINING GARAGE ROOM SECTION 8 ~ \ MASTER LOFT CLOSET BEDROOM . . II I I DINING ROOM GARAGE SECTION 7 I • \ \ • \, I ,I/ .. • -7 ·1 -I • \\ • \ \ I . // • • -7 •c---\._ ·,. 'I -I J r = = ' -= ~ --' .... • • = = ' -= ~ J ' J r = = ' -= ~ --' .... • • = = ' -= ~ J I 4--. - . - . - . - . = CY) ' -L.(") 4--. - . - . - . - . -N ' -~ ~ ----+-. - . - . - . - . = N ' -~ ~ 4--. - . - . - . - . ---4-. - . - . - . - . = CY) ' -L.(") ----+-. - . - . - . - . = N ' -~ ~ ----+-. - . - . - . - . = N ' -~ ~ =+--·-·-·-·-· EB EB RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949.760.8668 T 949.759.9381 F www.robertcoffeearchitects.com This ond oll other project documents ond oll ideos, oe,thetic, and deoi11ns incorpornted tharein "'" instrument!< cf BHrYice. All prcjaci documanb ara the registered property of R<ibert R. Coffee Architects and Assad ale$ (RCA+A) and connot be lawfully uaed in whole or in pert-fer ony prnjact or l'LI,PDH ex<:ept as described in the contractual agreement between RCA+A and the client. RCA+A hereby givas farmol norice thct any such project document use, reproduction, or modificotion (misuse] is not only unlowful but olso cutamatically binds ell paffles invcMld with tha mi,,usa ta fully indamnify and defend RCA+A ,md R.CA+A's a:msultonls to the ma>:imum legal extent against oll loos8s, d .. mands, claims or liobili1i•s arising dinoctly or indirectly from project document misuse. Project documents describe design intent of work and are not a representation of the as-built er e,cioring c:onditicns, RCA+A and RCA+A's ccnsultants rnalre nc representations concerning the occurccy of documents and are not responsible for any discrl!panci-b-n projeci dccuments and th" M:isting 1:0ndirian,, 0'-0"FINISH FLOOR11'-2"FINISH FLOOR25'-10"T.O.ROOF0'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF1'-0"FINISH FLOOR11'-2"FINISH FLOOR25'-10"T.O.ROOF1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOFTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFILTCA FFNO. C10620REN.07-31-21I EERCADETR .RCIHOETBUILDINGA4.5SECTIONSSECTION 91SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 102SCALE1/4" = 1'-0"PROJECTNORTHPA2019-243-- -- ----I -I ~ I -; ' I BEDROOM#2 CL SET BATH #2 1/ □ I\\ l ' \\ -- -- -- ----' /, / I ', / " ; ; \ I ·' \ / \, I / "·>t / f, " ',,, // ·,," --'· / \ ; " / \ ; '\j ; ' -KITCHEN LAUNDRY -- -- ----- -- ----I BEDROOM#2 CLOSET BATH #2 -- -- -- ----' / \ < f:> / \ / / \ / / / \ / \ / \ ,1 / \ ----, I \ \. ; ,' ',,_J ' -/; -I _I/ \ \ \, \, \ / '-~-/ ,, ,, y KITCHEN Al NDR' - --- -- ---" \ ' \ \ \ \ \ MASTER BATH \ /) // ' ' ' ' ---' GARAGE -11 11 MASTER BATH l ---, __ ___, --; \ -(" '> -\ ,' --/ " GARAGE I \ -\\, \ \ ' ' / ; // ' ' ' ,I -7 '°''ll I ' I 11 l ·-, ,-___, -/ \ -<" '> \ / -\ I " ' I --+-= CV) ' -LO J -+-r -= N = ' -' ~ -= ~ ~ ---' .... --+-• • -= N ' = -' = -0,.. ~ J -+-' --+-= CV) ' -LO J r --+-= = N = ' -' ~ -= ~ ~ ---' .... --+-• • = = N = ' -' -~ = ~ ~ J =-+-I -- -- ------ -- -- ---- -- ------ -- -- ---- -- ------ -- ------ -- ------ -- ----EB EB RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949]60.8668 T 949.759.9381 F www.robertcoffeearchitects.com This ond oll other project documents ond oll ideos, oe,thetic, and deoi11ns incorpornted tharein "'" instrument!< cf BHrYice. All prcjaci documanb ara the registered property of R<ibert R. Coffee Architects and Assad ale$ (RCA+A) and connot be lawfully uaed in whole or in pert-fer ony prnjact or l'urposa ex<:ept as described in the contractual agreement between RCA+A and the client. RCA+A hereby givas farmcl norice that cny such project documan1 use, reproduction, or modificotion (misuse] is not only unlowful but olso cutamatically binds ell pcfflH invcMld with !ha mi,,usa le fully indamnify and defend RCA+A and R.CA+A's a:msullonls to the mo>:imum legal extent agcinst all loo,.,,, d8monds, claims or liobili1i•s arising dinoctly or indirectly from project document misuse. Project documents describe design intent of work and "'"' not a represenlotion of the os-built or e,cioring <:<:lnditions, RCA+A and RCA+A's consultants rnalre no representations concerning the occurccy of documents and are not responsible for any discrl!panci-b-n proj&ci documents and th" M:isting condirion,, 1'-0"FINISH FLOOR11'-2"FINISH FLOOR25'-10"T.O.ROOF1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF1'-0"FINISH FLOOR11'-2"FINISH FLOOR1'-0"FINISH FLOOR11'-2"FINISH FLOOR22'-4"T.O.PARAPET27'-7"T.O.ROOF21'-1"T.O.ROOFTITLE:SHEET:DATE:DRAWN BY:JOB NO.:RCA+A2018.08REVISIONSDATE11 / 11 / 2019 XREF:FILE PATH: FOX DUPLEX 494, 496, AND 498 SEAWARD RD CORONA DEL MAR, CA 92625CITY PROJECT NO:N/ACOASTAL DEVELOPMENT PERMIT 11/11/19 SNE B ETTAIL OSR C E NAFOCORFIL TCA FFNO. C10620REN.07-31-21I EERCADETR.RCIHOETBUILDINGA4.6SECTIONSSECTION 111SCALE1/4" = 1'-0"PROJECTNORTHKEYNOTESSECTION 122SCALE1/4" = 1'-0"PROJECTNORTHPA2019-243[] ~l~l -- -- ----I FAMILY ROOM LOFT CJI I -- -- -- ----I I\ ,. • • .-.. I.IV II,_ I -" J "' -I D INGRC )M -~ -\ -~ -\ \ \ I \ -- -- ----- -- ----I MASTER BEDROOM #2 HALL BATH #2 BATH □ " -- -- -- ----I I ~ KITCHEN DI~ I GR• A " -- -- ---I oo~ I ~ MASTER BEDROOM ~ II II I / ~ ,' \ // ENTRY tiALL ' \ \ \ \ □□ I M STER BE )QOM ~ I I I ,,, \' >-GARAGE --' = (") ' -LO • • = -C"-1 = ' -' ~ -= ~ ~ _, • .-• = C"-1 -' = -' = -~ 0,. • --' -(") ' -LO --' • = -C"-1 = ' -' ~ -= ~ ~ _, • .-= = C"-1 ' = -' = -~ 0,. • .----- ---- ------ -- -- ------ -- -- --• ---- -- -- --• .---- -- -- --.---- -- -- ------ -- -- ------ -- -- --• G G RCA+A • • • • • • • • • • • • • • • • • • • • Robert R. Coffee Architect & Associates 20361 Irvine Ave., Studio B-2 Newport Beach, CA 92660 949, 760,8668 T 949.759.9381 F www.robertcoffeearchitects.com This and ell 0th .. , prcjed docum,ml• end all idew, c.,.U,.,tic:s end d ... ign• inc.orpor<Jted therein ore in!rtrurnents of service. All project documents ore tl,e regi,tered pruperly 01 Rebert R. G:,ffee Architedli end A,scxiate, (RCA+A) or,d con not be lowfully used in whole or in port for ony project or purpose except a• deocribed in the corrlmc:lual agreement between RCA+A and the client. RCA+A hereby gives -Ferm al notice that any such project doC1Jment u"", reproduc~on, or m<>ditication (misu5e) is not only unlawful b...t also automatically binds all parties involved wHh the misuse to fully indemnify and deF,,nd RCA-+-A end RCA-+-A'• cor15ulrnnt. lo the maximum legal extent against all lasses, demands, claims or liabilities arising directly or indiractly from prajec:t document misuse. ~roject document, de,criOO design inl<lnt of work and are not a repr8Senlation of the ao-built or exisling ,:onditions. RCA½Aand RCl\½A's con1ultanb moke no representations concerning the accuracy of document, aOO me not responsible for ony di1cnopancie1 between projectdacumenb and the ex isling .:andilians . PRELIMINARY GRADING PLANFORFOX RESIDENCE494,496 & 498 SEAWARD ROAD CORONA DEL MAR, CA 926251. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIALREQUIREMENTS OF THE PERMIT.2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD.4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYSAND HOLIDAYS PER SECTION 10-28 OF THE NBMC.5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC.6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES.8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THEGRADING OPERATION.9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDINGOFFICIAL.10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALLCONFORM WITH CHAPTER 15 OF THE NBMC.11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS.12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALLRESULT IN A "STOP WORK" ORDER.13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS.14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORMDRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE.1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITION DURING THE COURSE OF CONSTRUCTION OF THEPROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BELIMITED TO NORMAL WORKING HOURS. CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGNPROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THISPROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THESIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTEDPROJECT. THE SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS THAT COULD HAVE BEEN CORRECTED DURING THECONSTRUCTION OF THIS PROJECT, IF THE STAKING HAD BEEN DONE BY THE SURVEY CREW UNDER HIS DIRECT SUPERVISION.3. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OFAVAILABLE RECORDS TO THE BEST OF OUR KNOWLEDGE. THE CONTRACTOR IS REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECTTHE UTILITIES SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS, AND IS RESPONSIBLE FOR THE PROTECTION OF,AND ANY DAMAGE TO THESE LINES OR STRUCTURES.SHEET INDEXTITLE SHEETC-1PRELIMINARY GRADING PLANC-2SECTIONS AND DETAILSC-3EROSION CONTROL PLANC-4ARCHITECTROBERT R. COFFEE ARCHITECT+ASSOCIATES20361 IRVINE AVENUE STUDIO B-2NEWPORT BEACH, CA 92660PHONE: 949-760-8668EMAIL: ROBERT@ROBERTCOFFEEARCHITECTS.COMCIVIL ENGINEERCORE CIVIL INC.23172 PLAZA POINTE DRIVE, SUITE #145LAGUNA HILLS, CA 92653PHONE: 949-954-7244BENCH MARKCHISLED SQUARE ON TOP OF CURB,MORNING CANYON, AT P.L. PROD,ELEVATION = 100.00 ASSUMED DATUMLEGAL DESCRIPTIONLOT 14, TR. 2758SECTION 4216 / 4217 OF THE GOVERNMENT CODEREQUIRES A DIGALERT IDENTIFICATION NUMBER BEISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BEVALID. FOR YOU DIGALERT I.D. NUMBER CALLUNDERGROUND SERVICE ALERT TOLL FREE1-800-422-4133 TOW WORKING DAY BEFORE YOU DIG.1. AN AS-BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADEDGROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGEFACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADINGPLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION.2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIESOF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING ANDTHEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTENAPPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOBSPECIFICATIONS.3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THESITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONSINCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THEINTENDED USE AS AFFECTED BY GEOLOGIC FACTORS.VICINITY MAPNOT TO SCALESITEGENERAL NOTESEROSION CONTROLREQUIRED INSPECTIONSGRADING FILLS/CUTS1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE.3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TESTMETHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET INVERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS.4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TOPLACING OF THE FILL.5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED.7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILSENGINEER.8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECTEACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF,SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL INEACH RESPECTIVE CANYON.9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE.10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THESOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TOFACILITATE TESTING.11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT.12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC.13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANYSTABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THEENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL.14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST ANDSOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENTPRIOR TO CONSTRUCTION.15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TOTHE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION.16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELYFRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILSENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED.17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING.18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THEENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVEDGRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORKAND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDINGDEPARTMENT FOR APPROVAL.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 THEFIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THEWORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT.4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT.1. A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER,GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES.REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.2. A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB-GRADE PREPARATION FOR THE PAVING WITH THEFOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR ORTHEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.DOCUMENTATIONNOTEISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVECOVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACTYOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT.PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKDEPARTMENT.NOTICE TO CONTRACTORNOTE TO SURVEYORADDITIONAL NOTEPUBLIC WORKS NOTESURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTEDTO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION.SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSET BEFORE STARTING GRADING.1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON THE ADJACENT PROPERTIES AND SUBMIT RESULTS WITH AREPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING ANDWEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED.2. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURINGSHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING.3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER BY CERTIFIED MAIL 10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATIONWORK.1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY.2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING PERMIT FINAL CAN BE ISSUED. AT THETIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEWCONCRETE SIDEWALK, CURB AND GUTTER, AND ALLE/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIESINFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITHBOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORK INSPECTOR.3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6.4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWERCONTRACTOR OR AN "A" LICENSED GENERAL ENGINEERING CONTRACTOR.5. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN "A"LICENSED GENERAL ENGINEERING CONTRACTOR.1. SHEET PILES ARE NOT PERMITTED FOR SHORING DUE TO POTENTIAL DAMAGE TO ADJACENT PROPERTIES.2. EXCAVATIONS AND SHORING SHALL BE MADE ENTIRELY WITHIN THE PROPERTY LINES.3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATION DEEPER THAN 5' AND FOR SHORING AND/OR UNDERPINNING.4. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON ADJACENT PROPERTIES AND SUBMIT RESULTS WITH AREPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND SHORING ANDWEEKLY BASIS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE UNTIL DEWATERING IS STOPPED.5. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONSDURING SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING6. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TO STARTING ANY EXCAVATION WORK (CIVILCODE SECTION 832). PROOF OF CERTIFIED MAIL SHALL BE PROVIDED PRIOR TO ISSUANCE OF GRADING PERMIT.7. NON-CANTILEVERED RETAINING WALLS MUST BE SHORED UNTIL THE BRACING ELEMENT(S) IS IN PLACE.SHORING NOTESEARTH WORK QUANTITYCUT120 C.Y.FILL2C.Y.IMPORT0C.Y.EXPORT118 C.Y.PROJECT LOT AREA6,174 SQ-FTBUILDING FOOTPRINT2,968 SQ-FTHARD-SCAPE AND PAVEMENT1,872 SQ-FT______________________________________________________________________TOTAL IMPERVIOUS AREA4,840 SQ-FTNOTE:QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY.TITLE SHEETC-1PLANS PREPARED BY:SHEET NO.:APPROVED BYDATENO.REVISIONSPROJECT NO.:OWNER/SUBDIVIDER: FOX RESIDENCE494,496 & 498 SEAWARD RDCORONA DEL MAR, CA 92625PROJECT ADDRESSEEXP. 3/31/21NO. C 83487ACIIVFETOCTSALAOR N I RIL FSI LINWAECH OPD RFERE E UNAMGNENALINEISON GTSIGER 90181MARILYN FOX980 VIA MIRADAMONTEREY, CA 93940PA2019-243CD . -DESIGNER DESIGNED BY: DRAFTED BY: CHECKED BY: w.c. ... , '~ NEWPORT CENTER l J j 0 .l • t l San Joaquin Hills NEWPORT COAST CORO~A DE.I. MAR Caron,;1; del Mar~ Slate Beach Y Qi 496 Seaward Road lnsplrat1of'I Pcilnt G) C _:_ RE Core Civil Engineering, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com W.Af LI~ MAUNG CHEN R.C.E. C83487 EXP. 3/31/2021 11 15 2019 DATE DIG~ RT ® ,,, ...._ __ ,,. 811 LEGENDEXISTING CONTOURSPOT ELEVATIONPROPOSED HARDSCAPEPROPOSED STORM DRAINEXIST WALLPROPOSED PLANTER WALLPROPOSED RETAINING WALLFENCE ON CONC. BASEFLOW LINEPROPERTY LINE SURFACE SLOPE STORM DRAIN SLOPEDF DEEPENED FOOTINGPAD PROPOSED PAD ELEVATIONFS PROPOSED FINISHED SURFACEFG PROPOSED FINISHED GROUNDFF PROPOSED FINISHED FLOORINV INVERT OF PIPETG TOP OF GRATEPL PROPERTY LINETW TOP OF WALLTF TOP OF FOOTINGTC TOP OF CURBTOF TOP OF FENCEGFF GARAGE FINISHED FLOOR100100FSSDX.X%S=X.XGARAGEGARAGEPROPOSED BUILDINGFF=105.30PAD=104.30PROPOSED BUILDINGFF=104.30PAD=103.30GFF=105.201%GFF=104.201%GFF=105.00GFF=104.00 3%2%6.8%2%11%5%5%3%SDSDSDSDSDSDSDSDSD SD SD 2%SD1.7%2%2%2%5%2%5%2%2%5%5%5%5%2%SDSDSDSDSDSDSDSDSDSD2%16%SDSDSDSDSDSDSD SD SD SD SD SD SDSD5%SDSDSDSDSDSD SDSDSDSDSD 2%SD5%UP2%(2%)UP2%2%UPSDSDSDSDSD2%SDS=0.01S=0.01S=0.01S=0.01S=0.08SDS=0.01 MORNING CYN.SEAWARD ROADSD SD SDSDSDSDS=0.02S=0.01S=0.01SDSDSDSDSD105.20 FS105.20 FS105.87 TC105.20 FS105.87 TC105.20 FG105.87 TC105.20 FS105.87 TC105.20 FS105.87 TC105.20 FS105.87 TC105.20 FS105.87 TC105.20 FG105.87 TC105.20 FG105.20 FS105.63 TC104.96 FG105.63 TC104.96 FG105.87 TC105.20 FS7772%2%SD(104.47 FS)MATCH EXIST(106.00 FS)MATCH EXIST(105.24 FS)MATCH EXIST43(106.51 FS)(107.50 FG)MATCH EXIST2%105.20 FS5104.49 FS104.86 FL(107.59 FG)(107.81 FS)110.00 TOF107.50 TW(107.50 FG)105.00 FG104.50 TF11⅊ N09°09'33"EL = 73.82'⅊ N 80°53'15" EL = 42.57'25'5'2'25'2'5'⅊ N 73°22'39" WL = 73.66'⅊ D = 25°44'06"R = 175.00'L = 78.60'EXIST WATER METERPROTECT IN PLACE109.00 TOF106.00 TW105.20 FG104.70 TF109.00 TOF106.00 TW103.50 TF(104.00 FG)110.00 TOF107.50 TW105.00 FG104.50 TF1111105.00 FS111.00 TOF108.50 TW(107.50 FG)105.00 FG104.50 TF11108.50 TW(108.00 FG)105.00 FG104.50 TF10106.50 TW(107.00 FG)105.00 FG104.50 TF10SUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUB (106.25 FS)106.35 FS104.90 FS105.00 FS5%⅊ D = 90°00'00"R = 18.00'L = 28.27'5%104.40 TG103.10 INV105.00 TG104.40 INV105.00 TG104.32 INVS=0.01 105.00 TG104.22 INV105.00 TG104.10 INV105.00 TG103.97 INV105.00 TG103.84 INV105.00 TG103.76 INV105.00 TG103.64 INVSDSDSDSD SD104.90 TG103.60 INV108.00 FG104.90 TG103.55 INV104.90 TG103.45 INV104.90 TG103.40 INV103.30 INV105.00 TW103.96 FS103.46 TF104.50 TW104.25 FS103.50 TFS=0.01105.00 TG103.97 INV103.96 FS103.96 FS5103.86 FL(104.23 FS)L = 10'612SD4(102.72 FS)(102.49 FS)102.74 FL103.63 FG104.20 FS109.00 TOF106.00 TW103.50 FG103.00 TF(2%)(102.08 FS)11108.00 TOF105.07 TW102.50 FG102.00 TF(102.00 FG)117108.00 TOF105.07 TW103.50 FG103.00 TF11104.20 FS103.25 FS104.00 FS102.50 FS102.00 FS102.25 FS104.50 TW102.50 FG102.00 TF102.60 FGDF = 1.33'999107.00 TOF104.07 TW101.50 FG101.00 TF11107.00 TOF104.07 TW102.00 FS101.50 TF11101.00 FS104.07 TW101.00 FS100.50 TF9107.00 TOF104.07 TW101.00 FS100.50 TF11103.63 FG101.16 FSDF = 3.33'104.07 TW101.00 FS100.50 TF9104.20 FS104.07 FS103.57 FS8%103.22 FS104.07 TW103.22 FG102.70 TF104.07 TW102.00 FG101.50 TF9(100.19 FG)976103.80 TG103.00 INVS=0.01 103.50 TG102.90 INV103.50 TG102.80 INVS=0.01S=0.01103.50 TG102.70 INV102.50 TG101.80 INV103.80 TG102.90 INV103.80 TG102.80 INV103.80 TG102.70 INVS=0.01S=0.01102.25 TG101.55 INV102.00 TG101.30 INVS=0.02S=0.02102.00 TG101.35 INV103.00 TG101.50 INV7101.00 TG100.20 INVSDSDSDSDSD101.00 TG100.07 INV100.19 TG99.19 INV100.90 TG99.50 INV103.50 TG102.80 INV103.50 TG102.67 INV111111111111111111111118811111112222222L = 15'2311SSSSSSSSSSSEXIST SEWER LATERALPROTECT IN PLACESSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSEXIST 8-IN SEWERMAIN LINESSSSSSSSSSSWWWWWWWWWW W W W W W W WWWWWWWW W W W W W W W EXIST 8-IN ACPWWWWWWWWWWW1616141315111.00 TOF108.50 TW105.00 FG104.50 TF11109.00 TOF106.00 TW103.50 FG103.00 TF11CONSTRUCTION NOTE1 INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL.2 INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.3 INSTALL 4" DIA PERFORATED PVC SCHEDULE 40 PIPE DRAIN SYSTEM.4 CONSTRUCT BOTTOM LESS TRENCH DRAIN PER DETAIL ON SHEET C-3.5 CONSTRUCT CONCRETE DRIVEWAY PER DETAIL ON SHEET C-3.6 CONSTRUCT PERFORATED DRAIN TRENCH PER DETAIL ON C-3.7 DOWNSPOUT PER ARCHITECTURAL PLAN. DOWNSPOUT CONNECTION PER DETAIL ON SHEET C-3.8 CONSTRUCT 6-IN DIA. POP-UP EMITTER PER DETAIL ON SHEET C-3.9 CONSTRUCT FREE STANDING PLANTER WALL PER ARCHITECTURAL PLAN.10 CONSTRUCT RETAINING WALL PER STRUCTURAL PLAN.11 CONSTRUCT WALL WITH FENCE ON TOP PER ARCHITECTURAL PLAN.12 INSTALL RETAINING WALL SUB-DRAIN.13 INSTALL NEW 1" WATER METER AND LATERAL PER CITY STD-502-L.14 INSTALL NEW SEWER LATERAL WITH CLEANOUT PER CITY STD-406-L.15 REMOVE AND INSTALL NEW SEWER CELANOUT PER CITY STD-406-L.16 TRENCH RESURFACING PER CITY STD-105-L-B.PRELIMINARY GRADING PLANC-2SCALE 1"=8'1680481216PRELIMINARY GRADING PLANSCALE: 1"=8'NOTE:SLAB SHALL BE UNDERLAIN BY MINIMUM OF 4-IN GRADED GRAVEL OR CRUSHED STONE.PLANS PREPARED BY:SHEET NO.:APPROVED BYDATENO.REVISIONSPROJECT NO.:OWNER/SUBDIVIDER: FOX RESIDENCE494,496 & 498 SEAWARD RDCORONA DEL MAR, CA 92625PROJECT ADDRESSEEXP. 3/31/21NO. C 83487ACIIVFETOCTSALAOR N I RIL FSI LINWAECH OPD RFERE E UNAMGNENALINEISON GTSIGER 90181MARILYN FOX980 VIA MIRADAMONTEREY, CA 93940PA2019-243I _j_ _, I I I I I I I I • 1---1 I I I I ' I I I -,~; i .. / / I I I I -r----1 I I I ----.. I I I I I I \ I ,7· -:-G::,,Z--,\_:~' I -, I I --.;.._ ' I I I :□rK ' I I I I I ,LU1JLHL\C', ---<?9,':::i'jFL) ( r-_I \ I I I I \ I I I I \ \ \ \ \ \ \ I I I I I DESIGNER DESIGNED BY: DRAFTED BY: CHECKED BY: w.c. C RE Core Civil Engineering, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com W.Af LI~ MAUNG CHEN R.C.E. C83487 EXP. 3/31/2021 11 15 2019 DATE 0 -~ 9010011012090100110120⅊℄MORNINGCANYONPROPOSED BUILDINGFF=105.30PAD=104.30⅊PROPOSED WALLPER ARCHITECTURAL PLANEXIST SURFACEFINISHED SURFACE11111'OVER-EXCAVATIONH 12 HRETAINING WALLPER SEPARATE PLANAND PERMITWATERPROOFINGDESIGN/SELECTIONBY OTHERCOMPACTED NATIVESOIL CAPSELECT FREE-DRAININGGRANULAR BACKFILLSINGLE-SIZED 34" GRAVELOR APPROVED EQUAL(1 CU-FT PER FT)LIMIT OF WALLEXCAVATIONGEO-TEXTILE FILTER FABRIC4" PERFORATED PLASTIC COLLECTORPIPEPROPOSED FINISHED GRADEPER PLANMATCH EXIST GRADRETAINING WALL SUBDRAINDETAILNOT TO SCALEGEO-TEXTILE FILTERFABRICA E TYPICAL DRIVEWAY / HARDSCAPE SECTIONDETAILNOT TO SCALENOTES:1. THIS DETAIL IS FOR REFERENCE ONLY TO ILLUSTRATE SOILS REPORTREQUIREMENTS. HARDSCAPE DESIGN BY OTHERS.2. SEE SOILS REPORT FOR OVEREXCAVATION AND SUBGRADE PREPARATIONREQUIREMENTS.BF SURFACE TEXTURE, TILE, PAVERS,ETC. PER LANDSCAPE PLANSDCABCDEFMIN. SLAB THICKNESSMIN. AGG. BASE THICKNESSMIN. REINFORCEMENT (O.C./E.W.)MAX. SAWCUT OR COLD JT. SPACINGTHICKENED EDGE DEPTHTHICKENED EDGE WIDTH6"DRIVEWAYS6"6"8"12"#4@12"4"HARDSCAPE4"6"8"12"#4@12"UNDISTURBED COMPETENT SOIL OR 90%COMPACTION MOISTURE CONDITIONSOIL SUB GRADE PER SOIL ENGINEERRECOMMENDATION.34" ØCRUSHEDROCK4" Ø MIN. FRENCHDRAIN PERFORATION@ BOTTOMFILTER CLOTH LAP12" @ TOP12"18" 4" CONCRETE 6" TOP SOILPERFORATED DRAIN TRENCHDETAILNOT TO SCALEZZNOTE:a. DIG A 24" WIDE X 18" MIN. DEPTH TRENCHb. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOPc. FILL BOTTOM OF THE TREHCH W/ 3/4" CRUSHED ROCKd. FORM AND POUR PERIMETER CONC. CURBe. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH24"18" MIN. 10"6"GRATEFILL THIS PORTION WITH CRUSHEDROCK AFTER POURING GRATESUPPORT CURB#4 REBAR T&B6" MIN. WIDE PEDESTRIAN SAFEFRAME & GRATE 38" SLOTOPENING. EASE JORDAN IRONWORKS OR EQUAL800-784-4100DIMENSIONS DETERMINED BYGRATE FRAME DIMENSIONS.USE FRAME AS A FORM34" CRUSHED ROCKSECTION Z-ZPLANBOTTOMLESS TRENCH DRAINDETAILNOT TO SCALEBUILDING FACE1" 1"1% MIN.PVC 90° ELL.DOWNSPOUT PER ARCHITECT'S PLANDOWNSPOUT EXTENSIONATTACHED W/ (1) SCREWEACH SIDE"N.D.S." BLACK 4" ROUND GRATEDOWNSPOUT ADAPTER NDS 903OR PIPE INCREASER ATTACHMENTNDS 407PVC RISER (LENGTH VARIES)FINISH GRADE4" PVC SDR 35DOWNSPOUTDETAILNOT TO SCALETOP OF GRATEELEV. PER PLANSEE NOTES FOR GRATE TYPEFINISH GRADEADAPTOR4" PVC RISER (IF NEEDED)90° PVC ELL.4" PVC SDR 35 DRAIN PIPE (TYP.)0.7' MIN.INV. PER PLAN1% MIN.4" MIN PVC MAIN W/ TEE OR WYENOTE:1. ALL FITTINGS BY: NDS, INC. (OR EQUAL) PHONE:1-800-726-19942. REFER TO GRADING PLAN FOR FINISH GRADING.3. DO NOT GLUE GRATE OR RISER TO PIPE.4. GLUE "I.P.S. WELD ON" #773 SOLVENT (MEDIUMBODIED FAST SET) FOR PIPE THRU 6" Ø.5.ALL PIPES TO BE 4" Ø PVC SDR 35 OR SCHEDULE 40.1% MIN.INV. ELEV. PER PLAN4" PVCNDS 643 COUPLINGORTOP OF GRATEELEV. PER PLAN0.85' MIN.*USE 6" NDS 66 EXTENSIONS WHERENEEDEDNDS SPEED-D-BASIN NDS 101SINGLE OR NDS 201 DOUBLEOUTLET CATCH BASIN.SEE NOTES FOR GRATE TYPEFINISH GRADEINLET DRAINDETAILNOT TO SCALEFF4"MIN.CONCRETEPAD3' MIN8"MINPAD WEEPSCREED2%MIN5%MINBUILDING DRAINAGE (WITH CURB)DETAILNOT TO SCALEFFWEEPSCREED2%MIN3' MIN5%MINFF4"MINCONCRETEPAD3' MIN8"MINPADFF WEEPSCREEDWEEPSCREED2%MIN5%MINBUILDING DRAINAGEDETAILNOT TO SCALE2%MIN5%MIN3' MIN9010011012090100110120℄SEAWARDROAD⅊⅊PROPOSED BUILDINGFF=104.30PAD=103.30GFF=104.20PROPOSED BUILDINGFF=105.30PAD=104.30GFF=105.201111EXIST SURFACEOVER-EXCAVATION1' 1'SECTIONS & DETAILSC-3SECTION A-ASCALE 1"=8'PLANS PREPARED BY:SHEET NO.:APPROVED BYDATENO.REVISIONSPROJECT NO.:OWNER/SUBDIVIDER: FOX RESIDENCE494,496 & 498 SEAWARD RDCORONA DEL MAR, CA 92625PROJECT ADDRESSEEXP. 3/31/21NO. C 83487ACIIVFETOCTSALAOR N I RIL FSI LINWAECH OPD RFERE E UNAMGNENALINEISON GTSIGER 90181MARILYN FOX980 VIA MIRADAMONTEREY, CA 93940SECTION B-BSCALE 1"=8'PA2019-243----1111-1111=1111=1111=1111-1111 l I -r, lillf 111: \---II II II II II II II II II _____ JI I II II II II II II II II ,-------------------" II II II II II II II II II II ~-------------------------LL -'"'~ II II II II II II II II II -II fl-,---------------r---------------------------------------------------------------~ ---------------' I I I I I / I I I I I I l~' ==='1_;-== L__,c;, _J I I I I I ---1~111-IU!J~ Ill' L ----DESIGNER DESIGNED BY: DRAFTED BY: CHECKED BY: W,C, C RE Core Civil Engineering, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com W.Af LI~ MAUNG CHEN R.C.E. C83487 EXP. 3/31/2021 11-15-2019 DATE □ □ GRAVEL BAGS BERMDETAILNOT TO SCALEGRAVEL BAGS (TYP.) MIN. 5"THICK4"TYP.2 BAGS MINGRAVEL BAGSSDSDSDSDSDSDSDSDSD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SDSDSDSDSD SDUPUPUPSDSDSDSDSDSDSD SD SD SDSDSDSD SDSDSDSDSDSE 10TYP.SE 6TC-1WM-1WM-2WM-3WM-4WM-5WM-8WM-9SE 6SE 6SE 6SE 7SE 7 SD⅊ N09°09'33"EL = 73.82'⅊ N 80°53'15" EL = 42.57'SUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUBSUB ⅊ D = 90°00'00"R = 18.00'L = 28.27'SDSDSDSDSD SDSDSDSDSDSD STABILIZED CONSTRUCTION ENTRANCEDETAILNOT TO SCALEHARD SURFACEPUBLIC ROADPER PLAN6" MIN12' M INFILTER FABRIC6" THICK 34" AGGREGATE BASEINSTALL TWO TRACK OUTPLATESR20"SECTION A-AAAGRAVEL BAGS (TYP.) MIN. 5"THICK4"TYP.2 BAGS MINGRAVEL BAGSGRAVEL BAG FOR INLETSDETAILNOT TO SCALEEROSION CONTROL BMPSEC-1 SCHEDULINGSCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION.TEMPORARY SEDIMENT CONTROLSE-6 GRAVEL BAG BERMINSTALL WHERE SHOWN ON PLAN.SE-7 STREET SWEEPING AND VACUUMINGSTREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS.SE-10 STORM WATER INLET PROTECTIONONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM.WIND EROSION CONTROL BMPSWE-1 WIND EROSION CONTROLWATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED PADS AND ANY STOCKPILEAREAS.TRACKING CONTROLTC-1 STABILIZED CONSTRUCTION EXITRUMBLE RACK SHALL BE PLACED ON THE DRIVEWAY TO ENSURE THAT ALL VEHICLES LEAVING THE SITE PASS OVER THE DEVICES BEFORE ENTERING THE PUBLIC STREET.NON-STORMWATER MANAGEMENTNS-6 ILLICIT CONNECTION / ILLEGAL DISCHARGECONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND CONTRACTOR SHALL TAKE NO FURTHERACTION UNTIL THE RESIDENT ENGINEER PROVIDE A RESPONSE/NS-7 POTABLE WATER / IRRIGATIONEXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES.NS-8VEHICLE AND EQUIPMENT CLEANINGNS-9VEHICLE AND EQUIPMENT FUELINGNS-3 PAVING AND GRADING OPERATIONSAPPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE.NS-10VEHICLE AND EQUIPMENT MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE.NS-12 CONCRETE CURINGAPPLIES TO ALL CONCRETE CONSTRUCTION.NS-13 CONCRETE FINISHINGAPPLIES TO ALL CONCRETE CONSTRUCTION.ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE.ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE.NS-1 WATER CONSERVATION PRACTICESMAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES.WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROLWM-3STOCKPILE MANAGEMENTMATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TO MAINTAIN DUST CONTROL.WM-4 SPILL PREVENTION AND CONTROLAMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEE SHALL BE EDUCATED ON THE CLASSIFICATION OF SPILLS AND APPROPRIATE RESPONSES.WM-5SOLID WASTE MANAGEMENTWM-8 CONCRETE WASTE MANAGEMENTWM-2MATERIAL DELIVERY AND STORAGEMATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTION.WM-9SANITARY / SEPTIC WASTE MANAGEMENT ON-SITE FACILITY SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT.AN ON-SITE CONCRETE WASHOUT AREA SHALL BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENT OF THE CITY.SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF PROPERLY.WM-1MATERIAL USEMATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. MATERIAL INVENTORY SHALL CONSIST OF SUPPLY REQUIRED FOR A FEWDAYS.EROSION CONTROL PLANC-4EROSION CONTROL PLANSCALE: 1" = 8'SCALE 1"=8'1680481216PLANS PREPARED BY:SHEET NO.:APPROVED BYDATENO.REVISIONSPROJECT NO.:OWNER/SUBDIVIDER: FOX RESIDENCE494,496 & 498 SEAWARD RDCORONA DEL MAR, CA 92625PROJECT ADDRESSEEXP. 3/31/21NO. C 83487ACIIVFETOCTSALAOR N I RIL FSI LINWAECH OPD RFERE E UNAMGNENALINEISON GTSIGER 90181MARILYN FOX980 VIA MIRADAMONTEREY, CA 93940PA2019-243L1_I ~I I C ( ,··-'· ' 1. ,.S-< ..i.i~ "" '-.1 ~· I I I I I I I I 25,0 I I I I I I . I • I I I I· --I I I I I I I ----/ , • ' L,/,'.• / , ... ·-' , ~ -• \ \ I I I I I I I I I I :::c\ c. 1 I I I I I ! I I I I I I I I I I I I I I 11 LLJ\\_ I I I L ....,H<,,I '-= I I LLJl-11 .. I i I I I I I I I \ --~_.....,!ll✓ I I I I I I I I I 1--1 I ~-~~-t--I I i _. ur·-.1 L, i I I I . . • ! LLJ\,IL. • I • • I • I I • . . ! . • . . • . . I . I • I I • • • • :ir: :H HI. 7·, ::c'::1 ·-':7-l) • . . . I I I I I I I I I I I I I I I I DESIGNER DESIGNED BY: DRAFTED BY: CHECKED BY: w.c. M C RE Core Civil Engineering, Inc. 23172 Plaza Pointe Dr. Suite #145 Laguna Hills, CA 92653 Phone: 949-954-7244 info@corestructure.com www.corestructure.com W.Af LI~ MAUNG CHEN R.C.E. C83487 EXP. 3/31/2021 11-15-2019 DATE n PROJECT LOCATION VICINITY MAP NOT TO SCALEMONROVIA HIG H W A Y FR E E W A Y JAMBOREEHIG H W A Y WEST BALBOA BALBOA PENI N S U L A BALBOAISLAND BLVDPLACENTIA 17TH ST 15TH ST SUPERIORCOASTAVE SANTA ANA AVE2 0 T H S T DOVER1 8 T H S TBLVD 1 5 T H S TNEWPORTAVE IRVINETUSTIN1 9 T H S T DRAVEAVE55 FREEWAY7 3 MACARTHURRD E A S T JOAQUI NMIGUEL C O R O N A D E L M A R C O A S T SAN NEWPORTHILLS COASTDRIVEBONITA AVEROAD FORD S A N RD BISON BLVDCANYON DRDR UNIVERSITY AVECAMPUS DRC A M P U S D R FREEW A Y 73 CITY OF COSTA MESA CITY OF IRVINE PACIFIC OCEAN JOHN WAYNE AIRPORT UPPER NEWPORT BAY NEWPORT CENTER AC AC SEAWARD ROADMORNING CANYON RESIDENCES KITCHEN R SINK KITCHEN R SINK LIVING ROOM LIVING ROOM DINING ROOM DINING ROOM GARAGEGARAGE UP UP BATH #1 CLOSET CLOSET LAUNDRY LAUNDRY CLOSET BATH CLOSET STUDY/ BEDROOM 3 R R PATIOPATIO UNIT 'B'UNIT 'A' W.M. W .M . LANDSCAPE ARCHITECTURAL PLANS FOR THE FOX RESIDENCE LIGHTING PLAN L-6 L-7 L-8 L-5 L-4 L-2 L-1 SHEET INDEX: COVER SHEET CONSTRUCTION PLAN IRRIGATION PLAN PLANTING PLAN PLANTING SPECS.COVERSHEET1 L-3 CONSTRUCTION DETAILS L-9 NOTES: 1. 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: 800.227.2600 SOUTHERN CALIFORNIA EDISON: 714.895.0246 SOUTHERN CALIFORNIA GAS: 800.427.2000 CITY WATER & SEWER: 949.644.3011 PACIFIC BELL TELEPHONE: 800.750.2355 CITY OF NEWPORT BEACH PUBLIC WORKS DEPT .: 949.644.3311 CITY OF NEWPORT BEACH PLANNING DEPT .: GENERAL INFOMATION: 949.644.3200 ZONING INFORMATION: 949.644.3204 CITY OF NEWPORT BEACH BUILDING DEPT.: GENERAL: 949.644.3275 PERMITS: 949.644.3288 INSPECTIONS: 949.644.3255 NEWPORT BEACH FIRE DEPT: 949.644.3106 ORANGE COUNTY HEALTH SERVICES: 714.834.3882 IRRIGATION DETAILS IRRIGATION DETAILS LANDSCAPE ARCHITECTURAL PLANS FORMARILYN FOX 494 496 & 498 SEAWARD ROAD • CORONA DEL MAR, CA 92625PH. (831) 915-6317, FAX 831-333-1460marilynjfox@gmail.comGREG FOX 801-330-5283 gfox777@comcast.netD A V I D A. P E D E R S E N • INC.L A N D S C A P E A R C H I T E C T U R E20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899© 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.SHEET NO. OF - 9 DATE: DRAWN BY: L- D.P. 11-1-19 PA2019-243 / ' ' I I 0 ' ' I ' ' I ' ' I ' ' I ' ' I I ' ' I I ' ' I f--+-- I - I I T □ --- -----j-----j D {I DIAL TOLL FREE 1-800-227-2600 TWO DAYS Ai~~~l YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA 0 8 16 24 32 40 48 GRAPHIC SCALE SCALE: 1/8" = 1'-0" NORTH AC AC SEAWARD ROADMORNING CANYON RESIDENCES KITCHEN R SINK KITCHEN R SINK LIVING ROOM LIVING ROOM DINING ROOM DINING ROOM GARAGEGARAGE UP UP BATH #1 CLOSET CLOSET LAUNDRY LAUNDRY CLOSET BATH CLOSET STUDY/ BEDROOM 3 R R PATIOPATIO UNIT 'B'UNIT 'A' W.M. W .M .CONSTRUCTIONPLAN2 CONSTRUCTION BID ITEMS: CONTRACTOR SHALL PROVIDE AN ITEMIZED BID COST FOR EACH OF THE FOLLOWING. 1 2 3 4 5 6 7 8 9 10 GENERAL: CONTRACTOR SHALL PROVIDE DECK-O-SEAL EXPANSION MASTIC (COLOR TO MATCH ADJACENT HARDSCAPE, FINISHED WITH SILICA SAND AS EXPANSION JOINTS. EXPANSION JOINTS SHALL OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OF CONCRETE WALKS, ADJACENT TO BUILDINGS , AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND / OR CURBS . THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16 FT. O.C. FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENGINEER . ALL INSIDES OF ALL RAISED PLANTERS / RETAINING WALLS SHALL RECEIVE THOROSEAL WATERPROOFING PER MANUFACTURES SPEC. CONTRACTOR SHALL CONSULT OWNER IN REGARDS TO OUTDOOR SPEAKER LOCATION. AND PROVIDE SEPARATE BID FOR RUNNING SPEAKER WIRE IN PVC SCH 80 CONDUIT AND WIRE TO EACH LOCATION. CONTRACTOR SHALL PROVIDE OWNER AS BUILT DRAWINGS FOR ALL UNDERGROUND UTILITIES - IRRIGATION WIRES, ANY SPEAKER WIRES AND OR GAS LINES . ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. ALL DOWNSPOUTS SHALL BE CONNECTED TO THE LOT DRAINAGE SYSTEM. SEE DRAINAGE PLAN CONTRACTOR SHALL BE IN CHARGE OF PROCESSING ALL PERMITS WHERE NEEDED . POOLS , SPAS, WALLS, FENCES , PATIO COVERS, AND OTHER FREE-STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS . NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER . MASONRY CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE , ETC . ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES. FINISH SURFACE OF CONCRETE OR HARDSCAPE SURFACE TO BE A 3" MINIMUM BELOW STUCCO SCREED; VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS. CHECK WITH GOVERNING CODES FOR REQUIREMENTS AND COMPLY WITH IF DIFFERENT . STEP TREADS TO BE 12" WIDE MINIMUM . CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS . CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE 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. 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. 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. COLORED 6" THICK CONCRETE DRIVE W/ TRAWLED CONTROL JOINTS AS SHOWN. PROVIDE BOTTOMLESS TRENCH DRAIN PER CITY STANDARD ADJACENT TO SIDEWALK. GENERAL NOTES AND SPECIFICATIONS 1. GENERAL NOTICE TO CONTRACTORS ALL CONTRACTORS AND SUBCONTRACTORS PERFORMING WORK SHOWN ON OR RELATED TO THESE PLANS SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND THE PUBLIC IS PROTECTED . ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY WITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR, AND WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS". THE OWNER AND OWNERS' REPRESENTATIVES SHALL NOT BE RESPONSIBLE IN ANY WAY FOR THE CONTRACTOR'S AND SUBCONTRACTOR'S COMPLIANCE WITH SAID REGULATIONS AND ORDERS . CONTRACTOR FURTHER AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY: THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS: AND THAT THE CONTRACTOR SHALL DEFEND , INDEMNIFY AND HOLD THE OWNER AND HIS REPRESENTATIVE HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR HIS REPRESENTATIVE. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO ASCERTAIN THE LOCATION OF ALL UNDERGROUND UTILITIES OR STRUCTURES FROM FIELD INVESTIGATIONS AND AVAILABLE RECORDS PRIOR TO COMMENCING ANY EXCAVATION. 2. CONCRETE AND REINFORCING STEEL: CEMENT FOR CONCRETE SHALL BE A STANDARD BRAND MEETING THE REQUIREMENTS FOR TYPE V CEMENT OF ASTM SPECIFICATIONS C-150 "PORTLAND CEMENT". MINIMUM COMPRESSIVE STRENGTH OF ALL CONCRETE SHALL BE 2,500 PSI IN 28 DAYS. 6 SACK MIX WITH A 5" MAX. SLUMP. AT A MINIMUM THICKNESS OF FOUR INCHES OVER 1" SAND BASE AND 90% COMPACTED NATIVE SOIL. (DRIVEWAY MIN. THICKNESS OF 6 INCHES) THE LARGEST PRACTICAL SIZE OF COARSE AGGREGATE UP TO 1/2" SHALL BE USED IN THE CONCRETE . MINIMUM CONCRETE CLEAR COVERAGE OF REINFORCING STEEL SHALL BE AS FOLLOWS: FOOTINGS: CONCRETE PLACED AGAINST EARTH...3" CONCRETE PLACED AGAINST FORMS EXPOSED TO EARTH.. 2" SLABS..1 1/2" ALL REINFORCING STEEL SHALL BE DEFORMED BARS IN ACCORDANCE WITH ASTM A-615 - GRADE 40. ALL BARS AT SPLICES IN CONCRETE SHALL LAP AS FOLLOWS: GRADE 40 IS 40 DIAMETER LAP. ALL REINFORCING STEEL, ANCHOR BOLTS , DOWELS, AND OTHER INSERTS SHALL BE SECURELY FASTENED IN THE FORMS BEFORE PLACING THE CONCRETE . REINFORCING STEEL SHALL BE SECURELY TIED IN PLACE WITH #16 DOUBLE ANNEALED STEEL WIRE. BARS SHALL BE SUPPORTED ON WELL-CURED CONCRETE BLOCKS OR APPROVED METAL CHAIRS. WIRE FABRIC SHALL CONFORM TO "STANDARD SPECIFICATIONS FOR WELD WIRE FABRIC FOR CONCRETE REINFORCEMENT", "ASTM A-185-64". ALL CONCRETE WORK SHALL RECEIVE 1/2" "FIBERMIX STEALTH MULTIFILAMENT FIBERS" AT 2 LBS . PER CU. YD. ALL CONCRETE FLAT WORK AND OR STONE SUB-BASE SHALL RECEIVE NO. 3 BAR AT 18 INCHES ON CENTER , CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE FLAT WORK SHALL RECEIVE NO. 4 BAR AT 12 INCHES ON CENTER , CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE SHALL BE A MINIMUM THICKNESS OF 6 INCHES. ALL CONCRETE SHALL BE UNDERLAIN WITH A VAPOR BARRIER CONSISTING OF A PLASTIC FILM (TEN MIL POLYVINYL CHLORIDE OR EQUIVALENT) AT A MINIMUM . THE VAPOR BARRIER SHOULD BE PROPERLY LAPPED AND SEALED. SINCE THE VAPOR BARRIER WILL PREVENT MOISTURE FROM DRAINING FROM FRESH CONCRETE , A BETTER CONCRETE FINISH CAN USUALLY BE OBTAINED IF AT LEAST TWO INCHES OF SAND IS SPREAD OVER THE VAPOR BARRIER PRIOR TO PLACEMENT OF CONCRETE . 3. MASONRY: UNIT MASONRY SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-90 GRADE N. MINIMUM COMPRESSIVE STRENGTH SHALL BE FOR THE GROSS SECTION OF BLOCK . CEMENT FOR MASONRY MORTAR SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-150 "PORTLAND CEMENT", TYPE 1. MORTAR SHALL BE 1:3 1/2 CEMENT AND SAND MIX WITH 1/4 PART APPROVED HYDRATED LIME OR LIME PUTTY, TYPE M OR S. GROUT SHALL BE 1:3:2 CEMENT , SAND, AND 3/8" PEA GRAVEL MIX WITH A SLUMP OF 8" TO 11". DRYPACK SHALL BE 1:3 CEMENT AND SAND MIX . ALL REINFORCING STEEL SHALL BE INTERMEDIATE GRADE PERFORMED BARS CONFORMING TO ASTM A-615, GRADE 40. REINFORCING STEEL SHALL BE LOCATED AT THE CENTER OF THE WALL UNLESS OTHERWISE NOTED ON THE PLANS, I.E. RETAINING WALLS. SPLICES OF REINFORCING STEEL SHALL LAP 40 DIAMETERS OR 2'-0" MINIMUM . ALL REINFORCING STEEL, ANCHOR BOLTS , DOWELS AND OTHER INSERTS SHALL BE SECURELY ANCHORED IN PLACE PRIOR TO GROUT . 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 ASSOCIATION PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. EXISTING ASSOCIATION SIDE WALK, PROTECT IN PLACE. HORIZONTAL WOOD FENCE AND GATE. CONCRETE STEPS, SEE LIGHTING PLAN FOR LIGHTS IN STEPS. COLORED CONCRETE HARDSCAPE WITH TROWNED CONTROL JOINTS AS SHOWN AND EXPANSION JOINT AT BASE OF HOUSE. AND WHERE E.J. IS LABELED. LARGE LANDSCAPE BOULDER, SCALE PLAN FOR SIZE. RECESS ±1/3 BELOW GRADE. EXIXTING TO BE RELOCATED. THREE INCH BED OF PEA GRAVEL OVER FILTER FABRIC. GRAVEL TO MATCH EXISTING GRAVEL USED IN HOUSE. 11 CONCRETE LANDSCAPE PLANTER WALL. SEE CIVIL DWGS. FOR WALL HEIGHT. LOW CONCRETE WALL WITH HORIZONTAL WOOD FENCE ON TOP. SEE CIVIL PLANS FOR WALL HEIGHTS. CONCRETE LANDSCAPE PLANTER WALL . 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) 1 1 2 2 2 2 3 3 4 4 4 4 5 6 6 6 7 7 SLOPE TO FOLLOW GRADE OF EX. SIDEWALK 8 8 9 9 10 10 6 TRENCH DRAIN, SEE CIVIL DWGS. 11 CONCRETE CURB, SEE CIVIL DWGS.12 12 SEE CIVIL PLAN FOR ALL WALL HEIGHTS AND HARDSCAPE ELEVATIONS.LANDSCAPE ARCHITECTURAL PLANS FORMARILYN FOX 494 496 & 498 SEAWARD ROAD • CORONA DEL MAR, CA 92625PH. (831) 915-6317, FAX 831-333-1460marilynjfox@gmail.comGREG FOX 801-330-5283 gfox777@comcast.netD A V I D A. P E D E R S E N • INC.L A N D S C A P E A R C H I T E C T U R E20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899© 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.SHEET NO. OF - 9 DATE: DRAWN BY: L- D.P. 11-1-19 PA2019-243 ' ' I ' r _, I ' ' I I I ' ' I I I 0 0 0 0 0 0 0 0 0 0 0 0 . ' DIAL TOLL FREE 1-800-227-2600 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA CONSTRUCTIONDETAILS3 3 5 6 2 1 FENCE DETAIL 7 5 FT. 6 IN.VARIES 6" TO 18" SEE CIVIL PLAN POST AT 8 FT. O.C. MAX. 4 X 4 TREATED POST, BOLT TO SPLINE W/ 3 1/2" BOLTS POST AT 8 FT. O.C.1 2 3 4 5 6 7 3/8 IN. THICK BY 3" WIDE BY 5 FT. STEEL SPLINE 4 X 4 W/ 4 X 4 BASE PLATE HIDDEN IN CENTER OF POST. 'AZEK' MOHOGANY TOP CAP. 'AZEK' MOHOGANY W/ 1/4" GAP BETWEEN EA. 2 X 4 TOP AND BOTTOM RAIL ON BACK SIDE, BETWEEN POST TREATED D.F. 2 1 7 'AZEK' MOHOGANY VERTICAL SUPPORT BETWEEN POST. 8 8 5 CONTINUOUS CONCRETE FOOTING. FINISH GRADE. VARIES, SEE CIVIL PLAN. 4 7 FENCE SECTION NOTE: SEE CIVIL DRAWING FOR HEIGHT OF FENCE. FENCE AND FOOTING ALL ON PROJECT SIDE. P.L. 1. CONCRETE STEPS - SEE PLAN FOR QUANTITY, COLOR & FINISH. 2. #4 REBAR AT 12" EACH WAY. 3. 6" MINIMUM AVERAGE THICKNESS. 4. #3 REBAR CONTINOUS AT STEP NOSINGS. 5. TREADS AND RISERS -16" WIDE MIN . 6" HIGH MAX. 6. EXPANSION JOINT W/ 9" SPEED DOWEL - SEE SEPARATE DETAIL. 7. ADJACENT CONCRETE PAVING W/ THICKENED EDGE . 8. 2 1/4" STEP NOSING. 9. 95% COMPACTED SUBGRADE. CONCRETE STEPS 5 6 1 2 3 4 5 6 7 2% 14"10"9 8 1. PROVIDE COPPER CAP 2. 1 X 6 HORIZONTAL BOARDS 3. 1 X 4 FRAME ON BACK SIDE. 4. STAILESS STEEL GATE HARDWARE AS SELECTED BY OWNER. 5. TOP LATCH TO MEET POOL CODE. 6. FENCE - SEE CONSTRUCTION PLAN. 7. 3 STAINLESS STEEL HINGES. 8. FINISH SURFACE NOTE: ALL WOOD TO BE CLEAR D.F. PRIME AND PAINT TO MATCH HOUSE (VERIFY COLOR WITH OWNER). PROVIDE COPPER CAP 1 2 3 4 5 6 7 8 3'-6" MIN. SCALE PLAN SEE CONSTRUCTION PLANWOOD GATE 1. TOOLED OR SAWCUT CONTROL JOINT - MIN. 1/8" WIDE x 1/3 DEPTH OF CONCRETE WHERE SHOWN ON PLAN. 2. CONCRETE PAVING AND OR CONCRETE SUB-BASE FOR STONE, BRICK ETC.. - SEE PLAN 3. THICKENED EDGE 8" THICK FOR WALKING SURFACES, 10" THICK FOR DRIVEWAY. 4. REBAR PER CONSTRUCTION PLAN. 5. FINISH LANDSCAPE GRADING. NOTE: MAINTAIN 3" CLEAR BETWEEN REBAR AND EARTH. 2" MIN. PROVIDE SAND BED AND / OR BASE MIX OVER COMPACTED 90% SUBGRADE. 12" MIN. TYPICAL HARDSCAPE THICKENED EDGE 1 23 45 1/4"1" SAW CUT1/4" R. CONTROL JOINT / SAW CUT DETAIL 1. SECOND POUR 2. # 4 REBAR AS STEEL DOWEL 3. SAW CUT OR TOOLED CONTROL JOINT, SEE CONSTRUCTION PLAN 4. SPEED DOWEL SLEEVE (800) 531-3355 5. FIRST POUR 6. COMPACTED SOIL 7. POLYFELT FOAM EXPANSION. 8. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SAND FOR CONCRETE PAVING COLOR AND TEXTURE, SEE CONSTRUCTION PLAN. COLD JOINT EXPANSION JOINT 1 2 3 4 5 6 72 81 5 EXPANSION JOINT / SPEED DOWEL DETAIL 1/2"1/2"1/4" R. 1. SIDE OF HOUSE 2. WEEP SCREED 3. HARDSCAPE SURFACE. 4. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SAND 5. 3/ 8" POLYFELT FOAM EXPANSION. 6. COMPACTED SOIL FOR HARDSCAPE TYPE, SEE CONSTRUCTION PLAN. EXPANSION JOINT AT HOUSE 3/8" 1/4" R.4"MIN1"MIN1 2 3 4 5 6 LANDSCAPE ARCHITECTURAL PLANS FORMARILYN FOX 494 496 & 498 SEAWARD ROAD • CORONA DEL MAR, CA 92625PH. (831) 915-6317, FAX 831-333-1460marilynjfox@gmail.comGREG FOX 801-330-5283 gfox777@comcast.netD A V I D A. P E D E R S E N • INC.L A N D S C A P E A R C H I T E C T U R E20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899© 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.SHEET NO. OF - 9 DATE: DRAWN BY: L- D.P. 11-1-19 PA2019-243 I 1•1----;:-I I I I 11+-f---.. I I ~ * I I I I I I • I I I I I I I I I I I I I I I i I I I ___ I .. , I I I i I , I I I I , , I , I I I I I I , .. I I I ~ ---. . I ---· i I I I '• ... ) --, __ I I . . . . ~ . , . , , 1111 1111 1111 ◄ r I I I I I I I , I •• I I , , I I , I I I I I • I I - I • .. . I , -:J:·-.:,c-~ I I j I , I I , ' , I I I ~ ' , • i I I I--'-"-I I , ' ~ I , (1.,, I I I I / / 0 8 16 24 32 40 48 GRAPHIC SCALE SCALE: 1/8" = 1'-0" NORTH AC AC SEAWARD ROADMORNING CANYON RESIDENCES KITCHEN R SINK KITCHEN R SINK LIVING ROOM LIVING ROOM DINING ROOM DINING ROOM GARAGEGARAGE UP UP BATH #1 CLOSET CLOSET LAUNDRY LAUNDRY CLOSET BATH CLOSET STUDY/ BEDROOM 3 R R PATIOPATIO UNIT 'B'UNIT 'A' W.M. W .M . 494 SEAWARD RD. NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH DAVID A. PEDERSEN 7-19-19 3895 DAVE@DPLANDSCAPE.COM949-251-8999 20271 ACACIA ST. NEWPORT BEACH CA. SUITE 120 1-30-19 7-19-20 · TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA (PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEET WIDE) · 75% OF LANDSCAPE AREA MUST BE PLATED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLS PLANT FACTOR OF 0.3. · COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES 3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TURF AREAS) AUTOMATIC IRRIGATION CONTROLLERS WITH MANUAL SHUT-OFF VALVES STATEMENT, “I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO).” POINT OF CONNECTION MAKE IRRIGATION POINT OF CONNECTION INTO WATER SERVICE LINE DIRECTLY DOWNSTREAM OF EXISTING LOT WATER METER. VERIFY EXACT LOCATION IN THE FIELD AND ADJUST AS NECESSARY. INSTALL BALL VALVE AT POC FOR IRRIGATION SYSTEM ISOLATION. EXTEND MAINLINE AS SHOWN TO SIDE YARD FOR IRRIGATION EQUIPMENT LOCATION. INSTALL BACKFLOW PREVENTER DOWNSTREAM OF BALL VALVE PER ALL LOCATE CODES. FINAL BACKFLOW PREVENTER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. PIPING BETWEEN THE POC AND THE BACKFLOW PREVENTER TO BE 1" TYPE 'K' COPPER INSTALL MASTER VALVE DOWNSTREAM OF BACKFLOW DEVICE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. INSTALL FLOW SENSOR DOWNSTREAM OF MASTER VALVE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. MAXIMUM DEMAND IS 5 GPM. MINIMUM DESIGN PRESSURE AT POC IS 60 PSI. CONTRACTOR SHALL TAKE A DIRECT PRESSURE MEASUREMENT AT THE POC PRIOR TO START OF WORK. IF STATIC PRESSURE IS GRATER THAN 80 PSI. INSTALL PRESSURE REGULATOR WITH BACKFLOW ASSEMBLY PER THESE PLANS AND SET TO 60 PSI. IF STATIC PRESSURE IS BETWEEN 60 PSI AND 80 PSI, DO NOT INSTALL PRESSURE REGULATOR. IF STATIC PRESSURE IS LESS THAN 60 PSI. NOTIFY LANDSCAPE ARCHITECT IN WRITING. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. CONTROLLER INSTALL IRRIGATION CONTROLLER OUTSIDE HOUSE AS SHOWN ON THE PLANS. FINAL CONTROLLER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. THE IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO THE FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND / OR ELECTRICAL CONTRACTOR AS NECESSARY, AND PAY ALL ASSOCIATED COST. THE IRRIGATION CONTRACTOR SHALL MAKE ALL FINAL CONNECTIONS PER LOCAL CODES. MOUNT, GROUND, AND WIRE ALL THE CONTROL EQUIPMENT PER THE MANUFACTURER'S DIRECTIONS, THESE PLANS, AND PER ALL LOCAL CODES. SLEEVING MAINLINE AND VALVES SHOWN OUTSIDE OF PLANTED AREAS FOR CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT IN ADJACENT PLANTED AREAS EXCEPT WHERE SLEEVING IS SHOWN ON THE PLANS. ALL PIPES AND WIRES THAT MUST RUN UNDER HARDSCAPE TO BE SLEEVED IN SCH 40 PVC SLEEVES ACCORDING TO THE SLEEVING CHART. DRIP LINE SYSTEMS SHRUB AREAS AS SHOWN SHALL BE IRRIGATED WITH DRIP LINE IRRIGATION. INSTALL ALL DRIP LINE SYSTEMS PER THE MANUFACTURER'S DIRECTIONS AND RECOMMENDATIONS. CONTRACTORS NOT FAMILIAR WITH DRIP LINE SYSTEM INSTALLATION SHALL CONTACT THE MANUFACTURER'S REPRESENTATIVE PRIOR TO START OF WORK FOR ON-SITE PRODUCT AND INSTALLATION TRAINING. 2. Soil Preparation Mulch and Amendments (a) Prior to planting of any materials, compacted soils shall be transformed to a friable condition. On engineered slopes, only amended planting holes need to meet this requirement. (b) Soil amendments shall be incorporated according to the recommendations of the soil report and what is appropriate for plants selected. (c) For landscape installations, compost at a rate of a minimum of four cubic yards per 1,000 square feet of permeable area shall be incorporated to a depth of six inches into the soil. Soils with greater than 6% organic matter in the top 6 inches of soil are exempt from adding compost and tilling. (d) A minimum two, three inch (3″) layers of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. To provide habitat for beneficial insects and other wildlife, up to 5% of the landscape are may be left without mulch. Designated insect habitat must be included in the landscape design plan as such. (e) Stabilizing mulching products shall be used on slopes that meet current engineering standards such as those detailed in the USDA/USAID Low Volume Roads Engineering Best Management Practices Field Guide. (f) The mulching portion of the seed/mulch slurry in hydroseeded applications shall meet the mulching requirement. (g) Organic mulch materials made from recycled or postconsumer shall take precedence over inorganic materials or virgin forest products unless the recycled post-consumer 2.3 Soil Management Report A. All planted landscape areas are required to have friable soil to maximize retention and infiltration. On engineered slopes, only amended planting holes need meet this requirement. B. In order to reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or his/her designee, as follows: 1. Submit soil samples to a certified agronomic soils laboratory for analysis and recommendations. (a) Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants. (b) The soil analysis may include, but is not limited to: 1. soiltexture; 2. infiltration rate determined by laboratory test or soil texture infiltration rate table; 3. pH; 4. total soluble salts; 5. sodium; 6. percent organic matter; and 7. recommendations. PRESCRIPTIVE COMPLIANCE OPTION 'H' This project submittal is under the City's prescriptive requirements which is an option to the City's Water Efficient Landscape Ordinance. THESE GUIDELINES ARE FRO ESTABLISHED PLANTS (1 YEAR FRO SHRUBS, 3 YEARS FOR TREES). ADDITIONAL WATER IS NEEDED FOR NEW PLANTINGS OR UNUSUALLY HOT OR DRY WEATHER. LESS WATER IS NEEDED DURING COOL OR RAINY WEATHER. DRIP RUN TIMES ARE TYPICALLY 2 HOURS OR MORE FOR EACH WATERING. ALL SPRINKLERS SHOULD SERVER ONLY THE REQUIRED TURF AREAS AND NOT SPRAY ON BUILDINGS , FENCES OR NON-LANDSCAPE AREAS. WATERING SHOULD BE DONE BEFORE SUNRISE TO REDUCE EVAPORATION LOSSES. ALWAYS IRRIGATE THE ENTIRE DEPTH AND WIDTH OF THE ROOT ZONE REGARDLESS OF THE TIME OF YEAR. TWICE A YEAR WATER TWICE AS LONG TO LEACH OUT SALTS AND BUILDUP IN THE SOIL LANDSCAPE WATERING GUIDELINES SEASONAL FREQUENCY - DAYS BETWEEN WATERINGS SPRING MAR- MAY SUMMER MAY - OCT FALL OCT - DEC WINTER DEC - MAR WATER THIS DEEPLY TREES SHRUBS GROUND COVERS ANNUALS TURF DROUGHT PLANTING HIGH WATER USE PLANTS DROUGHT PLANTING HIGH WATER USE PLANTS DROUGHT PLANTING HIGH WATER USE PLANTS 14 - 30 DAYS 7 - 12 DAYS 14 - 30 DAYS 7 - 10 DAYS 14 - 30 DAYS 7 - 10 DAYS 3 - 7 DAYS 7 - 18 DAYS 7 - 10 DAYS 7 - 18 DAYS 5 - 7 DAYS 7 - 21 DAYS 2 - 10 DAYS 2 - 5 DAYS NONE3 - 7 DAYS 14 - 30 DAYS 7 - 12 DAYS 14 - 30 DAYS 7 - 10 DAYS 14 - 30 DAYS 7 - 10 DAYS 3 - 7 DAYS 3 - 10 DAYS 24 - 45 DAYS 14 - 30 DAYS 24 - 30 DAYS 10 - 14 DAYS 24 - 30 DAYS 10 - 14 DAYS 5 - 10 DAYS 7 - 14 DAYS 24" - 36" 24" - 36" 18" - 24" 18" - 24" 8" - 12" 8" - 12" 8" - 10" 6" - 10" 5IRRIGATIONPLANALL PIPING AND RELATED IRRIGATION EQUIPMENT SHOWN IN PAVED AREAS IS FOR CLARITY ONLY, ALL EQUIPMENT TO BE INSTALLED IN PLANTED AREAS WHEN POSSIBLE. THE FINAL LOCATION AND EXACT POSITIONING OF THE IRRIGATION CONTROLLER SHALL BE APPROVED BY THE OWNER PRIOR TO INSTALLATION. THIS IRRIGATION SYSTEM SHALL BE INSTALLED BY A COMPETENT LANDSCAPE CONTRACTOR EXPERIENCED IN IRRIGATION INSTALLATION AND THE BASIC FUNDAMENTALS OF ITS HYDRAULIC DEMANDS. THE IRRIGATION CONTRACTOR SHALL FIELD SELECT ALL IRRIGATION NOZZLES AND ARK PATTERNS TO OBTAIN OPTIMUM HEAD TO HEAD COVERAGE WITH THE MINIMUM OF OVER-SPRAY. THE IRRIGATION CONTRACTOR SHALL GUARANTEE ENTIRE SPRINKLER SYSTEM AGAINST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FROM DATE OF APPROVAL. SHOULD ANY REPAIRS BE NECESSARY DURING THE PERIOD , IF DUE TO DEFECTIVE MATERIALS OR WORKMANSHIP, CONTRACTOR SHALL REPAIR AT HIS EXPENSE. OBSTRUCTIONS WHEN VERTICAL OBSTRUCTIONS (UTILITIES BOXES , STREET LIGHTS, TREES , ETC.) INTERFERE WITH THE SPRAY PATTERN OF THE SPRINKLER HEADS SO AS TO PREVENT PROPER COVERAGE, THE IRRIGATION CONTRACTOR SHALL FIELD ADJUST THE SPRINKLER SYSTEM BY INSTALLING A QUARTER CIRCLE OR HALF CIRCLE SPRINKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TO PROVIDE PROPER COVERAGE. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. (TYPICAL) AUTOMATIC IRRIGATION CONTROLLERS UTILIZING EITHER EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA WITH NONVOLATILE MEMORY SHALL BE REQUIRED FOR IRRIGATION SCHEDULING IN ALL IRRIGATION SYSTEMS RECOMMENDING U.S. EPA WATERSENSE LABELED DEVICES AS APPLICABLE. TORO TMC-424E-OD+TSM-8F SERIES WEATHER - BASED AUTOMATIC ET ADJUSTING 'SMART' IRRIGATION CONTROLLER - WITH IRRITROL CL-100 SERIES 'CLIMATE LOGIC' WIRELESS ET / RAIN SENSOR FEBCO 825YA SERIES REDUCED PRESSURE BACKFLOW PREVENTER - INSTALL WITH WILKINS YBP-80 STRAINER AND WILKINS 500XL SERIES PRESSURE REGULATOR (IF NECESSARY) IRRITROL 700-1 SERIES 'ULTRA FLOW' ELECTRIC CONTROL VALVE USED AS MASTER VALVE TORO TFS-050 SERIES FLOW SENSOR IN PVC TEE NIBCO T-580-70 TWO-PIECE BRONZE BALL VALVE - FULL PORT IRRITROL 700-1 SERIES 'ULTRA FLOW' ELECTRIC CONTROL VALVE FS MV BP ET SCH 40 PVC IRRIGATION PRESSURE MAINLINE 18" MIBNIMUM COVER CLASS 200 PVC NON-PRESSURE LATERAL LINE - 12" MINIMUM COVER NETAFIM TLHCVXR5-12XX DRIP LINE TUBING WITH 0.53 GPH EMITTERS AT 12" O.C. - ROS OF TUBING TO BE ABOUT 16" -18" O.C. BURY TUBING 3"-4" BELOW GRADE - STAPLE DOWN FIELD FABRICATED OPERATION INDICATOR / MANUAL FLUSH VALVE ASSEMBLY. EQUIPMENT LEGEND SYMBOL MANUFACTUER / MODEL NUMBER TORO 570Z-6P-COM-OT-POP UP SPRAY HEADS WITH 'PRECISION SPRAY NOZZLE AND CHCK VALVE C TORO 570Z-12P-COM-OT-POP UP SPRAY HEADS WITH 'PRECISION SPRAY NOZZLE AND CHCK VALVE IRRITROL 700-1 SERIES 'ULTRA FLOW' ELECTRIC CONTROL VALVE - INSTALL WITH 1" 25 PSI SENNINGER PRESSURE REGULATOR AND 1" NETAFIM DISC FILTER ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. UNIT 'A' HAS 592 SQ. FT. OF IRRIGATED LANDSCAPE AREA UNIT 'B' HAS 675 SQ. FT. OF IRRIGATED LANDSCAPE AREA ET C BP BP UNIT 'A' WATER METER LOCATION UNIT 'B' WATER METER LOCATION P.O.C . (POINT OF CONNECTION) CONTRACTOR SHALL TEE OFF THE HOUSE MAIN BETWEEN THE WATER METER AND THE HOUSE AND RUN A ONE ONE HALF INCH MAIN LINE TO THE BACK FLOW PREVENTER. THIS LINE IS NOT SHOWN FOR CLARITY PURPOSES. AUTOMATIC IRRIGATION CONTROLLERS UTILIZING EITHER EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA WITH NONVOLATILE MEMORY SHALL BE REQUIRED FOR IRRIGATION SCHEDULING IN ALL IRRIGATION SYSTEMS RECOMMENDING U.S. EPA WATERSENSE LABELED DEVICES AS APPLICABLE. SHOWN OFF SITE FOR CLARITY ONLY. DETERMINE LOCATION ON SITE. TYPICAL BOTH UNITS ET C EQUIPMENT SHOWN HERE FOR CLARITY ONLY. LOCATE IN ADJACENT LANDSCAPE AREA.LANDSCAPE ARCHITECTURAL PLANS FORMARILYN FOX 494 496 & 498 SEAWARD ROAD • CORONA DEL MAR, CA 92625PH. (831) 915-6317, FAX 831-333-1460marilynjfox@gmail.comGREG FOX 801-330-5283 gfox777@comcast.netD A V I D A. P E D E R S E N • INC.L A N D S C A P E A R C H I T E C T U R E20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899© 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.SHEET NO. OF - 9 DATE: DRAWN BY: L- D.P. 11-1-19 PA2019-243 Appendix B CERTIFICATION OF LANDSCAPE DESIGN I hereby certify that: (1) I am a professional appropriately licensed in the State of California to provide professional landscape design services. (2) The landscape design and water use calculations for the property located at_ ___ (provide street address or parcel number(s)) were prepared by me or under my supervision. (3) The landscape design and water use calculations for the identified property comply with the requirements of the City of ___________ Water Efficient Landscape Ordinance (Municipal Code Sections _______ _ __ ..., and the City of _________ Guidelines for Implementation of . the City of __________ Water Efficient Landscape Ordinance. (4) The information I have provided in this Certificate of Landscape Design is true and correct and is hereby submitted in compliance with the City of _______ _ Guidelines for Implementation of the City of ______ Water Efficient Landscape Ordinance . Print Name Date ,-/), 1-?,r1o 0 ,1 (0'.l t Signature License Number Address Telephone E-mail Address Landscape Design Professional's Stamp 28 □ □ □ '1 \JI e ~ ~ □ □ ----- ---- • ;":::::=-===-====-==-====-==,.:;="'===-=,_,r=-==,.,-==-===-==_=_==_ -=_=_=-==_=_...,_=_=-==..J__L,___J...J.=-..,,\ p ---------------~-• I -.· -r-7 : LJ.+c...2+..c=====__w ---tf-ttt~~--'-j~==-,:~ / > -:-r'+..-l+.:c:J.••>:-<•<<> I . • • I • • ! ' ! .. ,,1 . ~=~-----------, I D<J' / LJ • • I ' ' ' ~ ........ ~, " " . " " " ., . \• \. ' _____ 7_/-u I • • / > 0 = - · I \~' ~: +. 1 l • • / • • ! ' ,;~~:{::. ~=,:==!7''7':-== .·· 'IB -·~-. . . -'i . __ __,_ . I • -- ij~b ' • I \ I I . ( ,, . I 1% 'lj ·~~~_,,,,,.-:::,,, / '/, ..,,._,,.,, IRRIGATIONDETAILS6 * 4" 2" 1.FLOW SENSOR PER IRRIGATION LEGEND 2. #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 GRADE 5. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND 'FS' ON LID IN 2" HIGH BLOCK LETTERS 6. MAINLINE PIPING PER IRRIGATION LEGEND (SENSOR SIZE) 7. RECTANGULAR PLASTIC VALVE BOX EXTENSION (NDS #214-6) 8.COMMON BRICK SUPPORTS (4 REQUIRED) 9.FILL BASE OF BOX WITH PEA GRAVEL 10. NATIVE SOIL * 1/2" IN TURF AREA, 2" IN SHRUB AREAS FLOW SENSOR MIN. 5X PIPE DIA. STRAIGHT PIPE MIN. 10X PIPE DIA. STRAIGHT PIPE 18"1 2 3 4 5 6 7 8 9 10 1. FINISH GRADE 2. NATIVE SOIL / BACKFILL PER SPECIFICATIONS 3.POP-UP SPRAY HEAD AND NOZZLE PER LEGEND 4.1/2" MARLEX STREET ELL 5.1/2" SCH 40 PVC STREET ELL TxT 6.1/2" x 12" MIN. SCH 80 PVC THREADED NIPPLE 7. SCH. 40 PVC LATERAL LINE FITTING WITH 1/2" FEMALE THREADED OUTLET 8. LATERAL LINE PIPING PER LEGEND SEE NOTE POP - UP SPRAY HEAD 1 2 3 4 5 6 4 7 8 12" NOTES: USE TEFLON TAPE ON ALL PVC TO PVC CONNECTIONS; NO PIPE DOPE ALLOWED. SET PERIMETER HEADS 4" -4" FROM HARDSCAPE AND 6" - 12" FROM VERTICAL OBJECTS SUCH AS FENCES AND WALLS, ETC. ONLY USE BOTTOM INLET OF HEAD.18"* 4" 2" 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 A2 FLOW 4" 1.REMOTE CONTROL VALVE PER IRRIGATION LEGEND 2. SCH 40 PVC MALE ADAPTER (2 REQUIRED) VALVE SIZE 3. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BANDED STATION NUMBER ON LID IN 2" HIGH BLOCK LETTERS. 4. FINISH GRADE 5. PVC LATERAL LINE PER IRRIGATION LEGEND (VALVE SIZE) 6. SCH 40 PVC 45° ELL 7. SCH 40 PVC 45° (BUSH UP TO LATERAL LINE PLAN SIZE) 8. RECTANGULAR PLASTIC VALVE BOX EXTENSION (NDS #214-6) 9.COMMON BRICK SUPPORTS (4 REQUIRED) 10. WATERPROOF WIRE CONNECTORS (2 REQUIRED) 11. #14 UF WIRES TO CONTROLLER (COLOR CODED) 12. I.D. TAG WITH STATION NUMBER PRINTED ON IN (CHRISTY'S #ID-STD-Y1) 13. SCH 40 PVC ELL (VALVE SIZE) 14. MAINLINE PIPING PER IRRIGATION LEGEND (VALVE SIZE) 15. SCH 40 PVC TEE (OUTLET TO BE VALVE SIZE) 16. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 17.FILL BASE OF BOX WITH PEA GRAVEL 18. NATIVE SOIL * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS. ELECTRIC CONTROL VALVE 18"* 4" 2" MV FLOW 4" 1. MASTER VALVE PER IRRIGATION LEGEND 2. FINISH GRADE 3. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND 'MV' ON LID IN 2" HIGH BLOCK LETTERS. 4. SCH 40 PVC MALE ADAPTER (2 REQUIRED) USE REDUCING ADAPTERS WHERE MAINLINE IS LARGER THAN VALVE 5. SCH 40 PVC 45° ELL (4 REQUIRED) 6. MAINLINE PIPING PER PLAN 7. RECTANGULAR PLASTIC VALVE BOX EXTENSION (NDS #214-6) 8.COMMON BRICK SUPPORTS (4 REQUIRED) 9. WATERPROOF WIRE CONNECTORS (2 REQUIRED) 10. #14 UF WIRES TO CONTROLLER (COLOR CODED) 11. I.D. TAG WITH 'MV' PRINTED ON IN (CHRISTY'S #ID-STD-Y1) 12.FILL BASE OF BOX WITH PEA GRAVEL 13. NATIVE SOIL MASTER CONTROL VALVE 1 2 3 4 5 6 7 8 9 10 11 5 12 1318"* 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 LETTERS 3. FINISH GRADE 4. SCH 40 PVC MALE ADAPTER (2 REQUIRED) 5. SCH 40 PVC 45 DEGREE ELL (4 REQUIRED) 6. NATIVE SOIL 7. MAINLINE PIPING PER IRRIGATION LEGEND 8.COMMON BRICK SUPPORTS (4 REQUIRED) 9.FILL BASE OF BOX WITH PEA GRAVEL *1/2" IN TURF AREAS, 2" IN SHRUB AREAS NOTES: OFF-SET VALVE BOX AROUND BALL VALVE TO ALLOW SPACE FOR FULL MOVEMENT OF THE BALL VALVE HANDLE. BRASS BALL VALVE 1 2 3 4 5 6 7 8 9 1.REDUCED PRESSURE BACKFLOW PREVENTER PER IRRIGATION LEGEND 2. 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 GRADE 7. NATIVE SOIL 8. 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 / OR OWNER. BACKFLOW PREVENTER ASSEMBLY 1 2 3 4 5 6 7 8 9 10 2 4 8 9 11 12 12" - 18"6" 6" 6"-12" T R E N C H I N G 12" MIN. 18" MIN. 1. FINISH GRADE 2. CLEAN BACKFILL WITH ALL ROCKS 1" OR LARGER REMOVED - 90% COMPACTION REQUIRED - SEE SPECS. 3.NON- PRESSURE LATERAL LINE PER LEGEND (SNAKE IN TRENCH) 5.CONTROL WIRES - INSTALL BELOW PRESSURE MAINLINE 6. UNDISTURBED NATIVE SOIL. NOTES: BUNDLE AND TAPE WIRES AT 10' O.C. PIGTAIL AND LOOP WIRES AT All CHANGES IN DIRECTION. SPLICING OF WIRE RUNS IS NOT PERMITTED WITHOUT PRIOR APPROVAL FROM OWNER AND LANDSCAPE ARCHITECT. RUN CONTROL WIRES IN SAME TRENCH AS MAINLINE WHERE POSSIBLE. INSTALL 12"x12"x12" CONCRETE THRUST BLOCKS AT ALL CHANGES IN DIRECTION OF PRESSURE MAINLINE (45'S, 90'S, TEES, ETC.) AND AT ALL TERMINAL POINTS. 1 2 3 4 5 6 18"* 4" 6" 4" A2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 11. PRESSURE REGULATOR PER LEGEND. 12. WYE FILTER PER LEGEND 13.FILL BASE OF BOX WITH PEA GRAVEL 14.COMMON BRICK SUPPORTS (4 REQUIRED) 15. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE) 16. SCH 40 PVC MAINLINE FITTING WITH 1" OUTLET 17.1" SCH 40 PVC MAINLINE PIPING (LENGTH AS REQUIRED) 18.1" SCH 40 PVC ELL 19. #14 UF WIRES TO CONTROLLER (COLORED CODED) 20.WATERPROOF WIRE CONNECTOR (2 REQUIRED) *1/2" IN TURF AREAS, 2" IN SHRUB AREAS 1.REMOTE CONTROL VALVE PER IRRIGATION LEGEND 2. RECTANGULAR JUMBO PLASTIC VALVE BOX WITH LOCKING LID (NDS #318BCB) HEAT BRAND STATION NUMBER AND 'DZ' ON LID IN 2" HIGH BLOCK LETTERS 3. I.D. TAG WITH STATION NUMBER PRINTED ON IT (CHRISTY'S #ID-STD-Y1) 4. SCH 40 PVC BALL VALVE 5. SCH 80 PVC CLOSE NIPPLE 6. FINISH GRADE 7. NATIVE SOIL 8. SCH 40 PVC MALE ADAPTER 9. PVC PIPING TO SYSTEM (CONNECT AND ADAPT AS NECESSARY) 10. RECTANGULAR PLASTIC VALVE BOX USED AS EXTENSION (NDS#318B)DRIP ZONE VALVE ASSEMBLY 1. 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 CONNECTOR 1 2 3 4 5 6 ET / RAIN SENSOR - WIRELESS LEGEND: 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 CONTROLLER 6. 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). Irritrol CLIMATE LOGIC69F40% 1:15aMENU No Rain-Irrigation 11/16 CL-M1 SMART 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. 1 2 3 4 6 5 7 8 SLEEVING 12" MIN. 24" MIN. 1. HARDSCAPE, SEE CONSTRUCTION PLAN 2. CLEAN SAND BACKFILL COMPACT TO MATCH DENSITY OF NATIVE SOIL 3. LATERAL LINE IN SCH 40 PVC SLEEVE 4. PRESSURE MAINLINE IN SCH 40 PVC SLEEVE 5.CONTROL WIRES IN SCH 40 PVC SLEEVE 6. UNDISTURBED NATIVE SOIL. NOTES: SIZE ALL SLEEVES PER THE IRRIGATION PLAN. EXTEND SLEEVE MINIMUM 12" BEYOND EDGE OF HARDSCAPE. 1 2 3 4 5 6 1. AUTOMATIC CONTROLLER PER LEGEND - MOUNT TO WALL PER MANUFACTURER'S DIRECTIONS DIRECTIONS . 2. ELECTRICAL JUNCTION BOX FOR 115V AC POWER CONNECTION 3.12" CONDUIT WITH 115V AC POWER WIRES TO POWER SOURCE 4. SCH 40 PVC CONDUIT FOR CONTROL WIRES 5. SECURE ALL CONDUITS TO WALL WITH "C" CLAMP IN A MINIMUM OF TWO PLACES (TYP) 6. FINISH GRADE. 7. WALL. WALL MOUNTED IRRIGATION CONTROLLER FRONT VIEW SIDE VIEW 1 2 3 4 5 6 7 WALL 24"18"4'-6"LANDSCAPE ARCHITECTURAL PLANS FORMARILYN FOX 494 496 & 498 SEAWARD ROAD • CORONA DEL MAR, CA 92625PH. (831) 915-6317, FAX 831-333-1460marilynjfox@gmail.comGREG FOX 801-330-5283 gfox777@comcast.netD A V I D A. P E D E R S E N • INC.L A N D S C A P E A R C H I T E C T U R E20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899© 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.SHEET NO. OF - 9 DATE: DRAWN BY: L- D.P. 7-16-19 PA2019-243 11111111111111111,I,~ _l_ .t,":~--------0 ' ' ' ' • 11 II I I ~11~ 11 I =II= -,- II 11 ~=1TT -11-1 ~11~ 11 I II ~ -11-,------ 11 11 =II= , 11 I "-,--;-'-'-----, II= 1-11 - --,, -11 = = = = = 1~11=11= I i ====I= r-71 =I ll=1 I ~= ft~~'¥~r::rt~~I 1-~- = l_l-,' _I",, -,-,-I ~ cllll 1111- II 11 = ·· 11~ 001-------------;=_I:::,,._~-/-· ----•><><==CC===='. --· --0 1-~-----, ·I -- - - -- ----- ---=-"'"'1""='"---t j----i=-f l=-,...,.....,...,;=--n=o ---_I 1=11 ___l_l~ -I I 1~11 = -1 I 11 ~ -"c'c'I l§c7'"12"c -__ ' '::- -- ~4· 11 = 0 IRRIGATIONDETAILS7 1. FINISH GRADE OF MULCH LAYER 2. NATIVE SOIL / BACKFILL PER SPECIFICATIONS 3. FINISH GRADE 4.POLY TUBING PER IRRIGATION LEGENDFINISH GRADE 5. STEEL TUBING-SOIL STAPLE (NETAFIM TLS6 OR APPROVED EQUAL) 6. NATIVE SOIL / BACKFILL PER SPECIFICATIONS 7.DEPTH OF MULCH PER PLANTING PLAN OR SPECIFICATIONS DRIP LINE TUBING NOTES: LOCATE STAPLES ALONG TUBING AT ABOUT 4 FT. O.C. AND AT ALL FITTINGS (TEES, ELLS, ETC.) AND CHANGES IN DIRECTION OF TUBING. BURY TUBING PER THE IRRIGATION PLAN / NOTES. ELEVATION SECTION 3"-4" 1 2 3 4 5 6 7 7 1 2 3 4 5 6 1.POP-UP INDICATOR HEAD, WITH A GPH IRRIGATION DRIP FLUSH NOZZLE, MODEL #GDFN-T, ORANGE COLORED NOZZLE TO REMAIN IN THE CLOSED POSITION DURING SYSTEM OPERATION AND OPENED FOR SYSTEM FLUSHING. DIRECT FLUSH STREAM INTO PLANTER. 2. INSTALL POP-UP INDICATOR HEAD 1/2" ABOVE FINISHED GRADE IN SHRUB AND GROUND COVER AREAS 3. UNDISTURBED SOIL 4. SUBSURFACE DRIP TUBING, DEPTH AS SHOWN ON LEGEND AND DETAIL 5.DRIP CONNECTION ASSEMBLY, SEE DRIP TUBING CONNECTION DETAIL 6. LANDSCAPE MULCH PER SPECIFICATION. 7. SCH 40 PVC SxSxT TEE FITTING, LATERAL X LATERAL X 1/2" SIZE WITH FIPT THREADS 8.TORO 570Z-12LP, 12" POP-UP HEAD 9. PRE-ASSEMBLED POLY, TRIPLE SWING JOINT, 1/2" MIPT INLET AND OUTLET WITH A 12" LAY LENGTH, GPH IRRIGATION MODEL #GSJ0512 10.DRIP SYSTEM DISCHARGE HEADER, PVC LATERAL LINE PIPE, TYPE AND SIZE AS SHOWN ON LEGEND, OR 1 1/4" MINIMUM SIZE PER THE DRIP I NSTALLATION DETAILS NOTE: ONLY USE BOTTOM INLET OF SPRINKLER HEAD. IF POSSIBLE, LOCATE FLUSH / INDICATOR ASSEMBLY IN AREA WITH EASY ACCESS FOR MAINTENANCE. INSTALL ORANGE COLORED INDICATOR NOZZLE ON POP-UP HEAD AND ADJUST TO FULLY CLOSED. FOR RECYCLED WATER USE A GPH IRRIGATION GDFN-T-R , PURPLE COLOR CODED FLUSH NOZZLE . DRIP LINE SYSTEM - FLUSH VALVE ASSEMBLY 1 2 3 4 5 6 7 8 9 10 12" 1.DRIP ZONE VALVE PER LEGEND 2. PVC LATERAL LINE FROM VALVE INTO PLANTER AREA - PLAN SIZE 3.POLY TUBING SUPPLY HEADER - USE BLANK TUBING WHERE EMITTERS ARE NOT NEEDED (LOCATE IN HYDRAULIC CENTER OF ZONE WHERE POSSIBLE) 4. SUPPLY HEADER CROSS CONNECTION - SEE DETAIL AT RIGHT 5. SUPPLY HEADER TEE CONNECTION - SEE DETAIL AT RIGHT 6.DRIP LINE POLY TUBING PER LEGEND 7. FLUSH HEADER ELBOW CONNECTION - SEE DETAIL AT RIGHT 8. FLUSH HEADER TEE CONNECTION - SEE DETAIL AT RIGHT 9.POLY TUBING FLUSH HEADER - USE BLANK TUBING WHERE EMITTERS ARE NOT NEEDED 10. FLUSH VALVE PLUMBED TO FLUSH HEADER AT LOW POINT 11. OPERATION INDICATOR - INSTALL ON TUBING AT FARTHEST POINT FROM DRIP ZONE VALVE DRIP LINE SYSTEM - TYPICAL LAYOUT FV FV ROW SPACING PER PLANEQUAL EQUAL 12 3 4 5 6 6 6 7 8 9 10 11 8 10 8 8 9 7 4 LAYOUT EMITTERS IN TRIANGULAR PATTERSPACE ROWS PER PLAN SET PERIMETER LATERALS APPROXIMATELY 4" FROM PLANTER EDGE. RUN ROWS OF TUBING PARALLEL TO LONG AXIS OF PLANTED AREA. INSTALL FLUSH VALVES AT END OF EACH RUN. REFER TO THE GUIDELINES AND INSTALLATION DETAILS FROM THE MANUFACTURER FOR THE INSTALLATION OF ALL DRIP LINE SYSTEMS. A.POLY TUBING DRIP LINE PER LEGEND B.POLY TUBING (BLANK OR DRIP LINE AS NEEDED) SUPPLY HEADER. C. NETAFIM INSET CROSS MODEL TLCROSS. D. NETAFIM INSERT TEE MODEL TLTEE E.POLY TUBING (BLANK OR DRIP LINE AS NEEDED) FLUSH HEADER. F. NATAFIM INSERT ELL MODEL TLELL. A B A B SUPPLY HEADER CROSS C D E F PLAN VIEW SUPPLY HEADER TEE FLUSH HEADER ELBO FLUSH HEADER TEE A D A E E AA B IRRIGATION NOTES: 1. GENERAL - ALL WORK SHALL BE IN ACCORDANCE WITH APPLICABLE CODES AND THESE PLANS. THE CONTRACTOR SHALL APPLY FOR ALL PERMITS AND PAY SAME. 1.A. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS SHOWN ON THE PLANS AT THE SITE PRIOR TO COMMENCEMENT OF ANY WORK UNDER THIS CONTRACT. 1.B. THE CONTRACTOR SHALL CARRY ALL WORKERS COMPENSATION,PUBLIC LIABILITY AND PROPER DAMAGE INSURANCE, AS REQUIRED BY THE OWNER AND / OR GOVERNING AGENCY. 2. SCOPE OF WORK - UNLESS OTHERWISE SPECIFIED, THE CONSTRUCTION OF IRRIGATION SYSTEMS SHALL INCLUDE THE FURNISHINGS, INSTALLING AND TESTING OF ALL POINTS OF CONNECTION, BACKFLOW DEVICES AND MAINLINE; AND THE FURNISHING AND INSTALLING OF CONTROLLERS, ELECTRIC CONTROL VALVES, OTHER SPECIFIED VALVES, LATERAL LINES, RISERS AND FITTINGS, SPRINKLER HEADS, AND DRIP LINES; AND EXCAVATION AND BACKFILL AND ALL OTHER WORK IN ACCORDANCE WITH THESE PLANS, DETAILS, AND NOTES. THE CONTRACTOR SHALL FURNISH ALL LABOR, MATERIAL EQUIPMENT PROPERTY, TRANSPORTATION, AND PERFORM ALL OPERATIONS REQUIRED FOR A COMPLETE AND OPERABLE IRRIGATION SYSTEM AS INDICATED ON OR REASONABLY IMPLIED BY THE DRAWINGS, DETAIL AND NOTES. INCLUDED AS A PART OF THE IRRIGATION WORK BUT NOT LIMITED BY IT ARE THE FOLLOWING: 2.A. INSTALL COMPLETE OPERABLE INDEPENDENT IRRIGATION SYSTEMS PER THE PLANS, DETAILS, LEGENDS, AND NOTES. 2.B. ALL IRRIGATION WORK SHALL BE GUARANTEED BY THE CONTRACTOR AS TO MATERIAL AND WORKMANSHIP, INCLUDING SETTLING OF BACKFILLED TRENCHES BELOW GRADE FOR A PERIOD OF ONE YEAR FOLLOWING THE DATE OF FINAL ACCEPTANCE OF THE WORK. 3. CHECK AND VERIFY ALL SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO ANY SITE WORK. IF IT IS FOUND THAT THE SITE VARIES FROM DRAWINGS, NOTIFY THE LANDSCAPE ARCHITECT. THE LANDSCAPE ARCHITECT SHALL DECIDE ALL QUESTIONS RELATING TO THE INTERPRETATION OF THE DRAWINGS AND THE ACCEPTABLE FULFILLMENT OF THE CONTRACT. 4. COORDINATE ALL IRRIGATION WORK WITH PLANTING AND GRADING OPERATIONS TO AVOID ANY CONFLICT WITH PLANTINGS PITS, DRAINAGE SWALES, ETC. 5.PIPING SHOWN ON THE PLANS IS ESSENTIALLY DIAGRAMMATIC. CONTRACTOR SHALL ROUT PIPING TO AVOID CONFLICT WITH STATIONARY ELEMENTS AND IN SUCH A MANNER AS TO CONFORM WITH THE VARIOUS DETAILS AND DESIGN INTENT OF THESE PLANS. WHERE TREES, LIGHT STANDARDS, OR OTHER PHYSICAL OBSTRUCTIONS EXIST, THE PIPING AND SPRINKLER HEAD LOCATIONS SHALL BE ADJUSTED AND / OR RELOCATED AS NECESSARY TO OBTAIN FULL COVERAGE WITH MINIMAL OVER SPRAY. 6. THE CONTRACTOR SHALL AT ALL TIMES PROTECT HIS WORK FROM DAMAGE AND THEFT AND REPLACE ALL DAMAGED OR STOLEN PARTS AT HIS EXPENSE UNTIL THE WORK IS ACCEPTED IN WRITING BY THE OWNER AND / OR GOVERNING AGENCY. 7.EXTREME CARE SHALL BE EXERCISED IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES. CONTRACTOR SHALL VERIFY THE LOCATION AND CONDITION OF ALL UTILITIES AND BE RESPONSIBLE FOR ANY DAMAGE. CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT A MINIMUM OF TWO WORKING DAYS PRIOR TO DIGGING. 8. THE CONTRACTOR SHALL KEEP THE PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS AND RUBBISH INCIDENTAL TO HIS WORK. 9. THE IRRIGATION DESIGN IS BASED ON THE METER AND OR POINT OF CONNECTION SIZE AND WATER PRESSURE INDICATED ON THE WATER SOURCE / POINT OF CONNECTIONS NOTE ON THE PLANS. CONTRACTOR SHALL VERIFY THE PRESSURE PRIOR TO CONSTRUCTION. SHOULD A DISCREPANCY EXIST, NOTIFY THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING CONSTRUCTION. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. 10. CONTRACTOR SHALL MAKE POINT OF CONNECTION (P.O.C.) AS NOTED ON THE PLANS. ALL FEES AND LOCAL REQUIREMENTS SHALL BE THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR. 11. IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND OR ELECTRICAL CONTRACTOR AS NECESSARY. IRRIGATION CONTRACTOR SHALL PAY ALL ASSOCIATED FEES FOR ELECTRICAL SERVICE. IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING ALL FINAL CONTROLLER CONNECTIONS PER LOCAL CODES. 12. CONTRACTOR SHALL PROVIDE ALL EQUIPMENT REQUIRED TO PERFORM A MAINLINE PRESSURE TEST. THE HYDROSTATIC TEST SHALL HOLD A MINIMUM OF 150 PSI FOR 3 HRS OR MORE. CONTRACTOR SHALL CONTACT THE OWNER'S REPRESENTATIVE A MINIMUM OF 48 HOURS IN ADVANCE O THE TEST FOR CERTIFICATION. 13. CONTRACTOR SHALL THOROUGHLY FLUSH THE ENTIRE MAINLINE PRIOR TO INSTALLING REMOTE CONTROL VALVES. ALL LATERAL LINES SHALL BE COMPLETELY FLUSHED PRIOR TO INSTALLING HEADS AND NOZZLES. FOR DRIP SYSTEMS, ALL PIPING / TUBING DOWNSTREAM OF THE CONTROL VALVE SHALL BE THOROUGHLY FLUSHED PRIOR TO 'CLOSING' SYSTEM (FOR GRIND SYSTEMS), OR BEFORE INSTALLING FLUSH VALVES. 14. ALL WIRES SHALL BE SOLID COOPER, PLASTIC INSULATED, U.F. DIRECT BURIAL WIRE. ALL COMMON WIRE SHALL BE #14 WHITE; ALL CONTROL WIRES SHALL BE AWG #14 RED OR BLACK. CONTROLLERS SHALL HAVE SEPARATE COLOR CODED COMMON WIRES AND CONTROL WIRES WHEN TWO OR MORE CONTROLLERS ARE ON THE PROJECT. 15. ALL CONTROL WIRES AND IRRIGATION PIPING THAT RUNS UNDER HARDSCAPE / PAVING SHALL BE ENCASED IN PVC SLEEVES PER THE LEGEND. SLEEVES SHALL BE SIZED ACCORDING TO THE SLEEVING CHART ON THE PLANS. SLEEVES SHALL BE STRAIGHT RUNS OF PVC PIPE WITH NO FITTINGS INSTALLED UNDER HARDSCAPE AREAS. IF WIDTH OF HARDSCAPE EXCEEDS A FULL LENGTH OF PIPE , USE BELLED END CONNECTION OR COUPLER WITHIN SLEEVE. ENSURING SLEEVE IS LARGE ENOUGH FOR THE ADDED DIAMETER OF THE CONNECTION. 16. THE FINAL LOCATION FOR CONTROL VALVES AND QUICK COUPLERS SHALL BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT OR THE OWNER'S AUTHORIZED REPRESENTATIVE. ALL VALVES AND QUICK COUPLERS SHALL BE LOCATED IN SHRUB AREAS WHEREVER POSSIBLE. 17. THE CONTRACTOR SHALL HEAT BRAND VALVE NUMBERS OR OTHER MARKINGS AS CALLED FOR IN THE IRRIGATION DETAILS ON OUTSIDE OF ALL VALVE BOX LIDS. 18. ALL BRASS OR GALVANIZED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE OR APPROPRIATE PIPE JOINT COMPOUND. ALL PVC TO PVC THREADED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE. NO PIPE DOPE IS ALLOWED AT VALVE OR SPRINKLER HEAD CONNECTIONS. ANY PVC TO METAL CONNECTIONS SHALL BE MADE WITH A MALE THREADED PVC FITTING AND A FEMALE THREADED METAL FITTING. 19. ALL PVC SOLVENT-WELD CONNECTIONS SHALL BE MADE WITH SOLVENT-WELD MATERIALS AS RECOMMENDED BY THE PIPE MANUFACTURER. SOLVENT-WELD PRIMER SHALL BE APPLIED AT ALL CONNECTIONS. 20.LOW HEAD DRAINAGE WILL NOT BE ALLOWED. CONTRACTOR TO DETERMINE IN THE FIELD WHICH HEADS DRAIN AFTER THE VALVE IS SHUT OFF. CONTRACTOR SHALL PROVIDE AND INSTALL ADDITIONAL IN-LINE CHECK VALVES AS NEEDED AT NO ADDITIONAL COST TO THE OWNER. 21. ALL PRESSURE SUPPLY LINES AND CONTROL WIRES TO HAVE 18" - 24" MINIMUM COVER. ALL LATERAL LINES TO HAVE 12" MINIMUM COVER. FOR RECYCLED WATER SYSTEMS, PIPE DEPTH TO BE DETERMINED BY THE LOCAL GOVERNING AGENCY. 22. MAINLINE AND WIRE SLEEVING TO HAVE A MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. MAIN LINE AND WIRE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING TO HAVE 12" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO BE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. CONTRACTOR SHALL INSTALL SLEEVING UNDER ALL HARDSCAPE 36" WIDE OR GREATER DUE TO GRAPHIC CLARITY. NOT ALL SLEEVES MAY BE SHOWN ON PLANS. CONTRACTOR SHALL INSTALL ALL SLEEVING PRIOR TO HARDSCAPE AND PAVING INSTALLATION. 23. THE RADIUS OF EACH HEAD IS TO BE ADJUSTED SO THAT HEAD-TO-HEAD COVERAGE IS MAINTAINED, BUT OVER SPRAY ON BUILDINGS, WALKS, WALLS, AND OTHER HARD SURFACES IS MINIMIZED. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO USING THE BEST NOZZLE RADIUS AND PATTERN, USING PRESSURE COMPENSATING DEVICES FOR NOZZLES, USING ADJUSTABLE NOZZLES, OR USING THE RADIUS ADJUST SCREW ON INDIVIDUAL NOZZLES. 24.FINE TUNE EACH CONTROL VALVE FOR OPTIMUM OPERATION. THIS SHALL BE DONE BY TURNING DOWN THE FLOW CONTROL OF THE VALVE UNTIL SYSTEM PERFORMANCE STARTS TO SUFFER. AT THAT POINT OPEN UP VALVE FLOW CONTROL ABOUT ONE-HALF TURN OR UNTIL THE VALVE IS JUST OPEN ENOUGH FOR DESIRED OPERATION. 25. CONTRACTOR SHALL INSTALL 2 EXTRA WIRES FROM CONTROLLER TO EACH END OF THE MAINLINE. WIRES SHALL COME UP INTO ALL VALVE BOXES ALONG THE MAINLINE PATH WITH 36" EXPANSION COILS IN EACH BOX. SPARE WIRES SHALL BE COLOR-CODED DIFFERENTLY THAN OTHER CONTROL WIRES. 26.UPON COMPLETION OF THE PROJECT, THE CONTRACTOR IS TO TURN OVER TO THE OWNER THE FOLLOWING: a. A REPRODUCIBLE SET OF "AS-BUILT" DRAWINGS AND CONTROLLER CHART. b. 2 KEYS FOR EACH CONTROLLER AND ENCLOSURE (IF APPLICABLE). c. 2 QUICK COUPLER KEYS AND MATCHING HOSE SWIVELS. (IF QUICK COUPLERS ARE SPEC). 27.RECORD DRAWINGS - THE CONTRACTOR SHALL PROVIDE AND KEEP UP TO DATE A COMPLETE RECORD SET OF PRINTS WHICH SHALL BE CORRECTED DAILY AND SHOW EVERY CHANGE FROM THE ORIGINAL DRAWINGS. PRIOR TO FINAL INSPECTING, THE CONTRACTOR SHALL TRANSCRIBE ALL INFORMATION FROM THE RECORD SET TO A BLACK-LINE PRINT PROCURED FROM THE OWNER. ALL WORK SHALL BE NEAT AND LEGIBLE, LOCATION THE FOLLOWING ITEMS FROM PERMANENT POINTS OF REFERENCE: SHUT-OFF VALVES, CONTROLLER, QUICK COUPLING VALVES, OR HOSE BIBS AND OTHER PERMANENT UNDERGROUND ITEMS. 28."CONTROLLER CHART" - UPON APPROVAL OF THE FINAL RECORD DRAWINGS, PROVIDE ONE CHART FOR EACH CONTROLLER INSTALLED. THE CHART IS TO BE A REDUCED COPY OF THE APPROVED RECORD DRAWING (A BLACK-LINE PRINT REDUCED TO THE MAXIMUM SIZE THE CONTROLLER DOOR WILL ALLOW, COLORED WITH A DIFFERENT COLOR FOR EACH VALVE STATION'S AREA OF COVERAGE). WHEN COMPLETED AND APPROVED, THE CHART SHALL BE LAMINATED BETWEEN TWO PIECES OF 20 MIL. CLEAR PLASTIC AND MOUNTED ON THE INSIDE OF THE CONTROLLER DOOR USING VELCRO TAPE OR EQUAL. 29.DRIP LINE IRRIGATION 29.A. DRIP LINE TUBING IS SHOWN ON PLANS IN THE SUGGESTED LAYOUT. CONTRACTOR SHALL ADJUST LAYOUT AS DETERMINED NECESSARY IN THE FIELD TO MATCH THE ACTUAL SITE CONDITIONS, DIMENSIONS, ETC. 29.B. ALL DRIP LINE SYSTEMS SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS AND DIRECTIONS. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO SOIL TYPE CONSIDERATIONS, PLANT TYPE CONSIDERATIONS, SLOPES, TYPICAL TUBING LAYOUT, SUPPLY HEADERS, FLUSH HEADERS, AIR-RELEASE VALVES, FLUSH VALVES, SOIL STAPLES, AND OPERATION INDICATORS, ETC. 29.C EACH DRIP LINE SYSTEM SHALL HAVE A DRIP ZONE VALVE ASSEMBLY THAT INCLUDES A PRESSURE REGULATOR AND IN-LINE FILTER PER THE IRRIGATION LEGEND. 29.D.EXTEND PVC LATERAL LINE PIPING PER IRRIGATION LEGEND FROM THE DRIP ZONE VALVE INTO THE PLANTING AREAS. ALL SUPPLY HEADERS AND FLUSH HEADERS SHALL BE PVC PIPING OR DRIP LINE TUBING AS SPECIFIED ON THE DRAWINGS. 29.E.CONNECT THE DRIP LINE TUBING INTO THE PVC / POLY TUBING HEADERS PER THE MANUFACTURER'S DIRECTIONS, USING FITTINGS AS SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. 29.F.DRIP LINE TUBING RUNS SHALL BE SPACED AT APPROXIMATELY 12" O.C. OR AS NOTED ON THE PLANS. 29.G.TUBING SHALL RUN GENERALLY PARALLEL TO THE LONG AXIS OF THE PLANTING AREAS. THE EXCEPTION TO THIS WOULD BE SLOPED AREAS WHERE THE TUBING SHALL RUNG PARALLEL TO THE SLOPE CONTOURS. 29.H. FLUSH VALVES SHALL BE INSTALLED AT THE TERMINAL ENDS AND OR LOW POINTS OF ZONES IN ALL DIRECTIONS. AIR RELEASE VALVES, WHERE REQUIRED FOR BURIED SYSTEM, SHALL BE INSTALLED AT THE HIGH POINTS OF EACH ZONE. REFER TO THE MANUFACTURER'S DIRECTIONS FOR THE QUANTITY OF FLUSH VALVES AND AIR-RELEASE VALVES RECOMMENDED FOR EACH ZONE. 29.I.DRIP LINE TUBING SHALL BE BURIED 3"-4" BELOW FINISH GRADE, STAPLE DOWN AND COVER WITH MULCH PER THE PLANTING PLAN. 29.K. ALL FITTINGS USED FOR DRIP LINE TUBING CONNECTIONS AND DRIP LINE TUBING TO PVC CONNECTIONS SHALL BE AS PRODUCED AND SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. IRRIGATION MAINTENANCE SCHEDULE THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELOW ARE INTENDED AS MINIMUM STANDARDS AND MORE FREQUENT ATTENTION MAY BE REQUIRED DEPENDING ON THE PARTICULAR SITE CONDITIONS. FREQUENCY MAINTENANCE TASK QUARTERLY CONTROLLER CABINET - OPEN CABINET AND CLEAN OUT DEBRIS AND REPLACE BATTERY AS NECESSARY. CHECK WIREING AND REPARIR AS NEEDED AND CHECK CLOCK AND RESET IF NECESSARY. MONTHLY IRRIGATION SCHEDULE - ADJUST SCHEDULE FOR SEASONAL VARIATIONS AND OTHER CONDITIONS WHICH MAY AFFECT THE AMOUNT OF WATER NEEDED TO MAINTAIN PLANT HEALTH. ADJUST AS NECESSARY. QUARTERLY P.O.C. - VISUALLY INSPECT COMPONENTS FOR LEAKS, PRESSURE SETTINGS, SETTLELMENT OR OTHER DAMAGE AFFECTING THE OPERATION OF A COMPONENT. REPAIR AS NEEDED. QUARTERLY REMOTE CONTROL VALVES, ISSOLATION VALVES AND QUICK COUPLER VALVES - VISUALLY INSPECT FOR LEAKS, SETTLEMENT, WIRE CONNECTIONS AND PRESSURE SETTINGS. REPAIR OR ADJUST AS NEEDED. QUARTERLY MAINLINE AND LATERALS - VISUALLY INSPECT FOR LEAKS OR SETTLEMENT OF TRENCHES. REPAIR AS NEEDED. WEEKLY SPRINKLERS - VISUALLY CHECK FOR ANY BROKEN, MISALIGNED OR CLOGGED HEADS, HEADS WITH INCORRECT ARC, INADEQUATE COVERAGE OR OVER-SPRAY AND LOW HEAD DRAINAGE. REPAIR AS NEEDED. MONTHLY FILTERS AND STRAINERS - VISUALLY CHECK FOR LEAKS, BROKEN FITTINGS. CLEAN AND FLUSH SCREENS.LANDSCAPE ARCHITECTURAL PLANS FORMARILYN FOX 494 496 & 498 SEAWARD ROAD • CORONA DEL MAR, CA 92625PH. (831) 915-6317, FAX 831-333-1460marilynjfox@gmail.comGREG FOX 801-330-5283 gfox777@comcast.netD A V I D A. P E D E R S E N • INC.L A N D S C A P E A R C H I T E C T U R E20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899© 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.SHEET NO. OF - 9 DATE: DRAWN BY: L- D.P. 7-16-19 PA2019-243 I I ~~--~ ~ I "-----Q ~ I , I I ) I ~ j ~ ----~ ----;~~r- \::'c_---;;,,-~,;:'- '-\8-'_:;?-\ j;:c._.-,, )_ 0 -~ -- ---- -- ---- -------- = I I " ~----< -_I_, 1--=1' -~, -=-------! 11 11 _II= - - - 11 11-7'------i -~ =II 11 11-=I I I 0 8 16 24 32 40 48 GRAPHIC SCALE SCALE: 1/8" = 1'-0" NORTH AC AC SEAWARD ROADMORNING CANYON RESIDENCES KITCHEN R SINK KITCHEN R SINK LIVING ROOM LIVING ROOM DINING ROOM DINING ROOM GARAGEGARAGE UP UP BATH #1 CLOSET CLOSET LAUNDRY LAUNDRY CLOSET BATH CLOSET STUDY/ BEDROOM 3 R R PATIOPATIO UNIT 'B'UNIT 'A' W.M. W .M . SYMBOL QUANTITY AEO-URB 8 AGA-ATT 1 ARC-EDM 60 CRA-UND 10 CRA-OVA 7 ELA-DEC 1 EUP-MAR 13 EUP-GAL 5 DRA-MAR 1 HEU-SAN 10 ILE-SKY 5 JUN-GOL 5 LIG-TEX 26 LIR-GIG 6 MIS-SIN 1 NAN-COM 11 NAN-HAR 10 OLE-DWF 9 RAP-MIN 39 SAN-TRI 9 SES-AUT 17 WIS-ROS 1 RAP-MIN RAPHIOLEPIS UMBELLATUS ‘MINOR’DWARF YEDDA HAWTHORNE FIVE GAL. SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER CLUSTERS. WIS-ROS WISTRINGIA ROSMARINIFORMIS WESTRINGIA FIVE GAL. EVERGREEN SHRUB TO 5 FT. WITH SMALL WHITE FLOWERS AND ROSEMARY LIKE FOLIAGE. THE 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. JUN-TOL JUNIPERUS S. ‘TOLLESON’S BLUE WEEPING’TOLLESON’S BLUE WEEPING J. 36” BOX GRACEFUL TREE W/ ARCHING BRANCHES AND SILVERY GRAY - BLUE FOLIAGE GLE-TRI GLEDITSIA TRIACANTHOS ‘SHADEMASTER’SHADEMASTER HONEY LOCUST 42” BOX DECIDUOUS TREE TO 25’, GOOD FALL COLOR . TOLERATES A WIDE RANGE OF CONDITIONS . SUN MET-EXC METROSIDEROS EXCELSA NEW ZEALAND CHRISTMAS TREE 42” BOX EVERGREEN W/ EXCEPTIONAL INTEREST. SUPERB, BARK, DARK RED FLOWERS SET WITHIN THE DARK GRAYISH BODY OF FOLIAGE. HEU-SAN HEUCHERA SANGUINEA 'FIREFLY'FIREFLY CORAL BELLS ONE GAL.PERENNIAL TO 12" W/ SCARLET RED BELL-LIKE FLOWERS ON COMPACT CLUMPING PLANT. SHRUBS SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION LYO-FLO LYONOTHAMNUS FLORIBUNDUS A. FERNLEAF IRONWOOD 48” BOX A HANSOM OPEN EVERGREEN TREE TO 35 FT . W/ DEEPLY LOBED RICH GREEN FOLIAGE, TRUNK COVERED W/ SHREDDED RED-BROWN BARK. ILE-VOM ILEX VOMITORIA 'WILL FLEMING'WILL FLEMING 15 GAL. NARROW EVERGREEN SHRUB TO 8 FT . SUN TO PARTIAL SHADE. LIR-GIG LIRIOPE GIGANTEA GIANT LILY TURF FIVE GAL. PERENNIAL TO 2 FT. OF GRASSLIKE APPEARANCE W/ PURPLE FLOWER SPIKES. ARC-EDM ARCTOSTAPHYLOS 'EMERALD CARPET' EMERALD CARPET MANZANITA FIVE GAL.LOW DENSE MAT TO 10" HIGH BY 5 FT. WIDE. SHINY GREEN LEAVES LIE FLAT ON BRANCHES, WHITE FLOWERS / RED BERRIES . NAN-HAR NANDINA D. HARBOR DWF. DWF. NANDINA FIVE GAL. FEATHERY FOLIAGE LOW GROWING GROUND COVER TO 18” SPREADS BY RUNNERS . JUN-GOL GOLD COAST JUNIPER 15 GAL.COMPACT EVERGREEN TO 3 FT. JUNIPER WITH GOLDEN GREEN NEEDLE-LIKE FOLIAGE JUNNIPERUS PFITZERIANA GOLD COAST 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. AEO-URB AEONIUM URBICUM SALAD BOWL AEONIUM FIVE GAL.LARGE GREEN SUCCULENT LEAVES IN ROSETTS UP TO 2 FT. ACROSS REGULAR WATERING 3 FT. WIDE BY 18" TALL. EUP-MAR EUPHORBIA MARTINI TINY TIM EUPHORBIA FIVE GAL. DOME-SHAPED MOUND OF LIGHT GREEN FOLIAGE BLOOMS WITH BRIGHT RED NUGGET CENTERED CHARTREUSE FLOWERS. · Turf area does not exceed 25% of landscape planting area (prohibited on slope areas and parkways less than 10 feet wide) · 75% of landscape area must be plated with climate adapted plants with an average WUCOLS plant factor of 0.3. · Compost at a rate of four cubic yards per 1,000 square feet to a depth of six inches 3-inch mulch layer applied to all planting areas (excluding turf areas) Automatic irrigation controllers with manual shut-off valves Statement, “Owner to agree to comply with the requirements of the prescriptive compliance option to the MWELO).” OLE-DWF OLEA EUROPAEA MONTRA LITTLE OLLIE DWF OLIVE 15 GAL. DWARF OLIVE WITH BLUE GREEN FOLIAGE TAKES PRUNING WELL. CRA-OVA CRASSULA OVATA 'HUMMEL'S SUNSET' SUNSET CRASSULA FIVE GAL.GOLDEN YELLOW SMALL SUCCULENT TO 20 INCHES. MIS-SIN MISCANTHUS SINENSIS 'YAKU JIMA' DWARF MAIDEN GRASS FIVE GAL.ORNAMENTAL GRASS TO 4 FT. LIG-TEX LIGUSTRUM TEXANUM WAXLEAF PRIVET 24" BOX COMPACT UPRIGHT SHRUB WITH GLOSSY DEEP GREEN LEAVES; PROFUSION OF WHITE FLOWERS IN SPRING. SESLERIA NITIDA BLUE BRISTLE GRASSSES-NIT ONE GAL. VERY ADAPTABLE SLIGHT BLUISH TONE GRASS TO 18" TALL WITH WHEAT COLORED TASSELS IN SUMMER. AGA-ATT AGAVE ATTENUATA 'NOVA'FOXTAIL AGAVE FIVE GAL. SUCCULENT W/ BLUE-GRAY FLESHY LEAVES W/ NO SPINES TO 4 FT. DROUGHT RESISTANT. 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 . NAN-GUL NANDINA GULFSTREAM COMPACT HEAVENLY BAMBOO 15 GAL. FEATHERY FOLIAGE ON ERECT CANES COMPACT TO 3’ , RED FALL COLOR , WHITE FLOWER FOLLOWED BY BERRIES . CRA-UND CRASSULA UNDULATIFOLIA RIPPLE JADE FIVE GAL. COMPACT DENSE SMALL SUCCULENT TO 3FT . W/ TWISTED BLUISH GREY LEAVES. DRA-MAR DRACAENA MARGINATA DRAGONTREE 24” BOX UPRIGHT SLENDER GRAY STEMS TO 15 FT. TOPPED BY TUFTS OF ARCHING, GLOSSY SWORD-SHAPED 18" LONB BY 1/2" LEAVES EUP-GAL EUPHORBIA GALAXY-GLOW GALAXY EUPHORBIA FIVE GAL. DOME-SHAPED MOUND OF BLUE GREEN FOLIAGE, GREEN FLOWERS THAT RISE 18" ABOVE FOLIAGE. TREES SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION TREE PLANTING DETAIL TWICE ROOT BALL WIDTH 18" 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 AREAS 4. 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. 1 2 3 4 5 6 7 8 NOTE: 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 DETAIL NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. 1 2 3 4 5 6 7 1. CROWN OF PLANT TO BE 1" ABOVE FINISH GRADE 2. 4" HIGH TEMPORARY BASIN. 3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN 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 CONTAINER 7. COMPACTED BACKFILL PER SPEC. E L E V A T I O N LEGEND 1. WALL OR FENCE 2. EYEBOLTS: 3/8" DIA. EYEBOLTS IN LEAD SHIELDS, PROVIDE 6. 3. FINISH GRADE 4. 12 GA. GALV. WIRE: SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND REMOVE STAKE & TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS. VINE DETAIL NON-ADHERING TYPE24" TYP.1 2 3 4 5 EDGE OF PLANTING 2/3 O.C. SPACING EQUAL EQUALSPACING 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 SPACING 2 X BALL DIA. SLOPE PLANTING DETAIL NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL. CONTRACTOR SHALL PROVIDE EROSION CONTROL WHEN SPECIFIED. 1 2 3 4 5 6 7 1. CROWN OF PLANT. 2. 4" HIGH TEMPORARY BASIN. 3. EXISTING GRADE 4. PLANTING TABS (SEE SPECS .) 5. BACKFILL MIX (SEE SPECS .) 6. DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER 7. COMPACTED BACKFILL PER SPEC. SPECIMEN TREE PLANTING DETAIL LEGEND 1. SPECIMEN TREE, 36" BOX OR LARGER 2. BLACK PVC HOSE WITH 1/8" BRAIDED GALVANIZED STEEL GUY CABLE, USE GALVANIZED CABLE CLAMPS AND TURNBUCKLE, MINIMUM 3 GUYS. 3. 1/2" DIA. X 2" LONG WHITE PVC WARNING DEVICE - TO BE INSTALLED IN PUBLIC AREAS. 4. WATER BASIN- MINIMUM 4" DEPTH, MULCH TO 2" DEPTH AND DEEP WATER TREE IMMEDIATELY UPON PLANTING. REMOVE BASIN AT END OF MAINTENANCE PERIOD. 5. FINISH GRADE, CROWN OF TREE MUST NOT BE PLANTED BELOW THIS LEVEL. 6. AMMENDED BACKFILL MIX - SEE SPECIFICATIONS. TAMP AND SETTLE BACKFILL BEFORE PLANTING SO THAT TREE DOES NOT SINK AFTER PLANTING. BOTTOM 8" UNDER TREE SHALL BE WASHED SAND. 7.TREE ROOTBALL - MUST NOT BE ROOT BOUND. LOOSEN ANY TIGHT PACKED ROOTS. TWICE ROOT BALL WIDTH 10. MODEL 68 DUCKBILL EARTH ANCHOR WITH 1/8" BRAIDED GALVANIZED STEEL CABLE. INSTALL PER MFG. SPECIFICATIONS. 11. ROOTBALL DEPTH PLUS 8" FOR WASHED SAND IF BEDROCK IS ENCOUNTERED DIG AN ADDITIONAL 18". 1 2 3 4 5 6 7 8 9 10 11 9. FERTILIZER TABLETS - SEE SPECIFICATIONS 8. EMPTY 3" DIAMETER PERFORATED PVC DRAIN PIPE FOR AIR AND WATERING, PLACE MIN. 3 PER TREE. 12. 12" Ø AUGURED HOLE X 6' DEEP FILL WITH WASHED SAND.12 NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. 8PLANTING PLANLT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT LT N NH RM RM RM RM RM RM m E NH NH NH NH NH NH NH NH NH RM RM RM RM RM JO JO JO JO N C e e e e EE E E E E E E E N JO CC C C C C LG LG LG LG I I I A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A LG LG E E E HH HH H HH H A A A A A A A WR N N N N N N N N H H LT LT LT I I A A A A AA AA A A E e RAP-MIN HEU-SAN ARC-EDM LIG-TEX NAN-GUL ILE-SKY OLE-DWF EUP-MAR NAN-GUL ILE-SKY EUP-GAL AEO-URB RAP-MIN NAN-HAR JUN-GOL ARC-EDM AGA-ATT CRA-OVA EUP-MAR ELA-DEC SES-NIT ILE-SKY EUP-MAR ARC-EDM LIG-TEX DRA-MAR RM RM RM RM MIS-SIN EUP-MAR HEU-SAN SAN-TRI LIR-GIG NAN-GUL AEO-URB SAN-TRI NAN-GUL WIS-ROS AEO-URB CRA-OVA ARC-EDM CRA-UND ARC-EDM JUN-GOL HEU-SAN SES-NIT OLE-DWF ILE-SKY GLE-TRI JUN-TOL JUN-TOL GLE-TRI AJU-REPAJU-REP LYO-FLO RM RM RM RM RM RM RM RM RM RM RM RM RM RM RM RM F RM RM RM RM RM RM RM RM RAP-MIN A A A A A A A A LYO-FLO LANDSCAPE ARCHITECTURAL PLANS FORMARILYN FOX 494 496 & 498 SEAWARD ROAD • CORONA DEL MAR, CA 92625PH. (831) 915-6317, FAX 831-333-1460marilynjfox@gmail.comGREG FOX 801-330-5283 gfox777@comcast.netD A V I D A. P E D E R S E N • INC.L A N D S C A P E A R C H I T E C T U R E20271 ACACIA ST., SUITE 120NEWPORT BEACH, CA 92660TEL. (949) 251-8999FAX. (949) 251-0899© 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.SHEET NO. OF - 9 DATE: DRAWN BY: L- D.P. 11-1-19 PA2019-243 , , ". = \ = _,(,fti I~T ' ' lf[I I 1[11 ~•• :r\ ,, I -'o ,( cc TT TE ~ • 1;) i" 1 ( 11= v::, . i l 11 .. ·, ... W .. -.. 1 \ ~1-11 lj \._, ,,1---I' I 111 I 11~ I I I I I I I I I 1 ... ---- I .. _.· . ....:s;.:":,: L_~.:.::::::::~::::::::~~::.c.~::::::::~~:::::::::::~::::::::~::;J. PERMA LOC CORPORATION, 13.SOS BARRY STREET HOLLAND,M l ,49424 (800) 356-9660 PHONE: (616) 399-9600 fax: (616) 399-9770 WWW.PERMALOC.COM ARCHITECT NOTE:CHECK OFF APPLICABLE SIZE & FIN ISH DESIRED SIZE: 3,1 16., X 5" (3.2MM X 127MM), 0.116" (2 .95MM)THICK w/ 0.25" (6.35MM ) EXPOSED TOP LIP I I 3/16,. 6" (3.2MM X 152.4MM), W/ 0.2g" (6.35MM) EXPOSED TOP LIP 0.116" (2.95MM)lHIC K I I Y16" 8" (3.2MM X 203MM), w/ 0.2~" (6.3SMM) EXPOSED TOP LIP 0.116" (2.95MM)THICK )( 3/16" 12" (3.2MM X 305MM), w/ O.~" (6.3SMM) EXPOSED TOP LIP 0.116" (2.9SMM)THICK ''PRE -MAN UFAC TURED CORNERS AVA IL ABLE UPON REQUEST'' FINISH LEGEND: (MF) M ILL FINISH-NATURAL ALUM INU M (BL) BLACK DU RAF LEX -MEETS AAMA 2603 (GR ) GREEN DURAFLEX-MEETS AAMA 2603 ll3R) 13RONZE DURA FLEX-MEETS AAMA 2603 NOTES: 1. 2. 3. 4. 5. 6. INSTALL PER MANUFACTURER 'S "INSTALLATION GUID ELINES " 8'-0" (2 .44 MJ SECTIONS TO INCLUDE (3) 1 S" 1457 MM ) ALUMINUM STAKES AND (3) XLR ADAPTORS 16'-0" (4.88 M) SECTIO NS TO INCLUDE (5) 1 S" (457 MM ) ALUMINUM STAKES AND (3J XLR ADAPTORS CORNERS -CUT BASE EDGING UP HALFWAY AND FORM A CONT INUOUS CORNER. PERMALOC CLEAN LI NE XL AS MANU FACTURED BY PERMALOC CORPORATION, HO LL AND M l. (BOOJ 356-9660, (6 16) 399 ·9600 CON T RAC TO ll'S NOlE: FOR PRODUC T AND PURCHASING INFORMATION VIS IT:WWW.PERMALOC.COM o~, □BL □GR □BR o~, □BL □GR □BR n~, neL nGR □BH o~, □BL nGR □BH PERMALOC CLEAN LINE XL ALUMINUM EDGING W/ XLR ADAPTOR TOP OF EDG ING TO BE MAX IMUM OF 112 "(12.7MMJ ABOVE SURFACE MATERIAL BED MEDIA OR AGGREGATE COMPACT GRAD ES ADJACENT TO EDGING TO AVO ID SETTLING 18" (457MM) ALUM INUM STAKES TO LOCK INTO XLRADAP TOR ALUMINUM LANDSCAPE BED EDGING SCALE: 2"= 1 '-0" ----0 STAKE - ISOMETRIC VIEW NTS ------ .. ---- , , // 0 • I I I I I I • I I I i ~h,:'.' ;i, ~::{ ,-c..{ 0 "' b c"c"ls-,~,.,.:"'. '~,,./---. .; • / i I D 1· LJ 7 /-Lie = • • -- ~l= - ' -:~'.-I :o.: i •