HomeMy WebLinkAbout02_MDXL LLC Residence Coastal Development Permit_PA2024-0142CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
October 24, 2024
Agenda Item No. 2
SUBJECT: MDXL LLC Residence (PA2024-0142)
▪Coastal Development Permit
SITE LOCATION: 1540 East Ocean Front
APPLICANT: William Guidero Design
OWNER: MDXL LLC
PLANNER: Oscar Orozco, Assistant Planner
949-644-3219 or oorozco@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
•Zoning District: R-1 (Single-Unit Residential)
•Coastal Land Use Plan Category: RSD-C (Single Unit Residential Detached) – (10.0
–19.9 DU/AC)
•Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
The applicant requests a coastal development permit (CDP) to allow the demolition of an
existing single-unit dwelling and construction of a new 10,190-square-foot, three-story
single-unit dwelling with 2,172 square feet of attached garages. Additionally, a 659-square-
foot attached accessory dwelling unit (ADU) is proposed. The project also includes
landscaping, hardscaping, and site walls. The project complies with all applicable
development standards and no deviations are requested. All improvements authorized by
this CDP will be located on private property.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the environment;
and
3)Adopt Draft Zoning Administrator Resolution No. _ approving the Coastal
Development Permit filed as PA2024-0142 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
•The subject property is in the R-1 Coastal Zoning District, which provides for single-
unit residential development and is consistent with the City’s Coastal Land Use Plan,
General Plan, and Zoning Code. A coastal development permit is required, and the
property is not eligible for a waiver for de minimis development because the property
is in the Coastal Commission Appeal Area.
•The project site consists of three underlying legal lots and a portion of a lot that has
historically been used as a single building site. There is an existing single-unit
dwelling that was constructed in 1948 that spans the three lots and a portion of a lot.
Construction of the original residence predates the Subdivision Map Act, and a
certificate of compliance has been recorded to formally recognize the lots as one
legal lot. The neighborhood is predominantly developed with two- and three-story,
single-unit dwellings. Although the existing property is larger than typical lots in the
neighborhood, the existing single-family residence has been in place since 1948. The
proposed single-family residence, garages, and attached ADU would be consistent
with the historical pattern of development on the subject property.
Figure 1: Aerial view of property
Subject Property
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• The proposed development conforms to all applicable development standards,
including floor area limit, setbacks, height, and off-street parking as evidenced by the
project plans and illustrated in Table 1 below.
Table 1 – Development Standards1
Development Standard Standard Proposed
Setbacks (min.)
Front (East Ocean Front) 10 feet 10 feet
Rear (Alley) 0 feet 0 feet
Side 4 feet 4 feet
Allowable Floor Area (max.) 19,664 square feet 13,021 square feet
Allowable 3rd Floor Area (max.) 1,474 square feet 1,473 square feet
Allowable 3rd Floor Area &
Covered (max.)
1,474 square feet 1,473 square feet
ADU Floor Area (max.) 850 square feet 659 square feet
Open Volume Area (min.) 1,474 square feet 6,886 square feet
Parking (min.) 3-car garage (main
house)
1- space (ADU)*
3-car garage (main house)
1-car garage (ADU)
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
*Attached ADU requires one parking space. Parking for ADU can be covered, uncovered,
or in a garage.
Hazards
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by Skelly
Engineering on June 14, 2024. The project site is separated from the water by a wide
sandy beach and the site is approximately 320 feet from the mean high tide line. The
report concludes that the highest high tide elevation (currently 7.7 feet North
American Vertical Datum of 1988 [NAVD 88]) will not exceed 10.9 feet (NAVD 88)
using the low-risk aversion projected sea level rise (3.2-foot increase) over the 75-
year design life of the structure based on estimates for sea level rise provided by the
State of California, Sea-Level Rise Guidance: 2018 Update. The report states that
the estimated sea level rise over the next 75 years, using the Medium-High Risk
Aversion, is potentially 6.7 feet (14.4 feet NAVD 88). The finish floor elevation of the
proposed dwelling is 14.9 feet (NAVD 88) which complies with the minimum 9.00-
foot (NAVD 88) elevation standard. Additionally, the site has not historically been
subject to any wave overtopping, nor is overtopping waters over the next 75 years
expected to reach the subject site, even under extreme conditions. Based on the data
provided, the study does not provide any recommendations for shoreline protection
devices and concludes that coastal hazards will not impact the property over the next
75 years.
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•Under NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
agree with the City waiving any potential right to protection to address situations in
the future in which the development is threatened with damage or destruction by
coastal hazards (e.g., waves, erosion, and sea level rise). The Waiver of Future
Protection is included as a condition of approval that will need to be satisfied before
the final building inspection.
•The property owner will also be required to acknowledge any hazards present at the
site and unconditionally waive any claim to damage or liability against the decision
authority, consistent with Newport Beach Municipal Code (NBMC) Section
21.30.015(D)(3)(c) (General Site Planning and Development Standards – Waterfront
Development). The Acknowledgement of Coastal Hazards is included as a condition
of approval that will need to be satisfied before the issuance of building permits.
•In addition, the project has been conditioned so that any improvements located on
tidelands, submerged lands, and/or lands that may be subject to the public trust
shall require a coastal development permit (CDP) approved by the California
Coastal Commission (Coastal Commission).
•The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and the CBC prior to building
permit issuance.
Water Quality
•The property is adjacent to the beach and approximately 320 feet from the mean high
tide line. Under Section 21.35.030 (Construction Pollution Prevention Plan) of the
Municipal Code, a Construction Pollution Prevention Plan (CPPP) is required to
implement temporary Best Management Practices (BMPs) during construction to
minimize erosion and sedimentation and to minimize pollution of runoff and coastal
waters derived from construction chemicals and materials. A CPPP has been
provided and construction plans and activities will be required to adhere to the CPPP.
•The project design addresses water quality with a construction erosion control plan
and a post-construction drainage system that includes drainage and percolation
features designed to retain dry weather runoff and minor rain event runoff on-site.
Any water not retained on-site is directed to the City’s storm drain system.
Public Access and Views
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• The project site is located on the Balboa Peninsula between the nearest public road
and the sea. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a
reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project replaces an existing single-unit
dwelling with a new single-unit dwelling and attached accessory dwelling unit. The
project does not involve a change in land use, density or intensity that will result in
increased demand on public access and recreation opportunities. While the project
includes an additional unit in the form of an ADU, it is accessory in nature and 659
square feet in size, in addition parking is provided in a one car attached garage.
Furthermore, the project is designed and sited so as not to block or impede existing
public access opportunities.
• The project site is not located adjacent to a coastal view road, public viewpoint, public
park, or public accessway, as identified in the Coastal Land Use Plan. The project
site is located adjacent to a public beach and is visible from the beach. The project
may be located within the viewshed of other distant public viewing areas. The project
will replace an existing single-unit dwelling with a new single-unit dwelling and ADU
that complies with all applicable LCP development standards and maintains a
building envelope consistent with the historical development pattern of the property.
As previously discussed, the property spans three and a half existing lots. One single
family dwelling would be constructed across all of the underlying lots, where three
individual dwellings could otherwise be constructed. The bulk and scale of the
proposed residence would be similar to that of three individual dwelling units.
Additionally, the project incorporates open railings and other see through elements
such as windows on the second floor and open covered decks on the third floor. The
design also concentrates the proposed floor area on the third floor to the west side
of the site. Lastly, the project design includes modulation of volume throughout the
structure that prevent the appearance of the site from being walled off from the alley
or beach. These design features are all intended to help reduce the appearance of
bulk and scale. Therefore, the project does not have the potential to degrade the
visual quality of the Coastal Zone or result in significant adverse impacts to public
views.
• The project site is located between G Street and I Street. These street ends provide
access to the beach and are identified by the Coastal Land Use Plan as vertical
access locations. The project does not interfere with the existing nearby access to
the beach. Lateral access is provided along the beach in front of the property. The
project is located within private property and would not impact access along the
beach.
ENVIRONMENTAL REVIEW
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This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment. The Class 3 exemption
includes the demolition and construction of limited numbers of new, small structures,
including one single-family residence. The proposed project includes the demolition of an
existing single-family residence and the construction of a new single-family residence with
an attached accessory dwelling unit located in the R-1 Coastal Zoning District. There are no
known exceptions listed in CEQA Guidelines Section 15300.2 that would invalidate the use
of this exemption. The project location does not impact an environmental resource of
hazardous or critical concern, does not result in cumulative impacts, does not have a
significant effect on the environment due to unusual circumstances, does not damage
scenic resources within a state scenic highway, is not a hazardous waste site, and is not
identified as a historical resource.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the city website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director by the provisions of Title 21 (Local Coastal Program [LCP]
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal
to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of
Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
_______________________
Oscar Orozco
Assistant Planner
LAW/oo
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
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01-10-2023
RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-
UNIT DWELLING AND CONSTRUCT A NEW THREE-STORY
SINGLE-UNIT DWELLING, ATTACHED GARAGES, AND
ATTACHED ADU LOCATED AT 1540 EAST OCEAN FRONT
(PA2024-0142)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by William Guidero of William Guidero Design (“Applicant”),
concerning property located at 1540 East Ocean Front and legally described as Lots 10,
11, 12, and a portion of Lot 9 in Block B of Tract No. 518 (“Property”), requesting approval
of a coastal development permit.
2.The applicant requests a coastal development permit (CDP) to allow the demolition of an
existing single-unit dwelling and construction of a new 10,190-square-foot, three-story
single-unit dwelling with 2,172 square feet of attached garages. Additionally, a 659-square-
foot attached accessory dwelling unit (ADU) is proposed. The project also includes
landscaping, hardscaping, and site walls. The project complies with all applicable
development standards and no deviations are requested. All improvements authorized by
this CDP will be located on private property.
3.The subject property is designated Single Unit Residential Detached (RS-D) by the
General Plan Land Use Element and is located within the Single-Unit Residential (R-1)
Zoning District.
4.The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single Unit Residential Detached (RSD-C) (10.0 – 19.9 DU/AC) and it is located
within the Single-Unit Residential (R-1) Coastal Zoning District.
5.A public hearing was held on October 24, 2024, online via Zoom. A notice of the time,
place, and purpose of the hearing was given by the Newport Beach Municipal Code
(NBMC). Evidence, both written and oral, was presented to and considered by, the
Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures) because it has no potential to have a significant effect on
the environment.
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2.Class 3 exempts the demolition, construction, or conversion of up to three single-family
residences in urbanized areas. The proposed project consists of the demolition of an
existing single-unit dwelling and construction of a new 10,190-square-foot single-unit
dwelling with 2,172 square feet of attached garages and an attached 659-square-foot
attached accessory dwelling unit.
3.The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
By Section 21.52.015(F) (Coastal Development Permits - Findings and Decision) of the
Newport Beach Municipal Code (NMBC), the following findings, and facts in support of such
findings are set forth:
Finding:
A.Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1.The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a.The maximum floor area limitation is 19,664 square feet and the proposed floor
area is 13,021 square feet.
b.The proposed development provides the minimum required setbacks, which are 10
feet along the front property line abutting the East Ocean Front, 4 feet along each
side property line, and 0 feet along the rear property line abutting the East Ocean
Front alley.
c.The highest guardrail is less than 24 feet from the established grade (13.2 feet
NAVD88) and the highest ridge is no more than 29 feet from the established grade,
which complies with the maximum height requirements.
d.The project includes garage parking for a total of four vehicles, complying with the
minimum three-car garage parking requirement for single-unit dwellings with more
than 4,000 square feet of habitable floor area and a one-car parking requirement
for an attached ADU.
2.The neighborhood is predominantly developed with two and three story, single-unit
dwellings. Although the existing property is larger than typical lots in the neighborhood,
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01-10-2023
the existing single-family residence has been in place since 1948. The proposed single-
family residence, garages, and attached ADU would be consistent with the historical
pattern of development on the subject property.
3.A Coastal Hazards Report and Sea Level Rise Analysis was prepared by Skelly
Engineering on June 14, 2024. The project site is separated from the water by a wide
sandy beach and the site is approximately 320 feet from the mean high tide line. The
report concludes that the highest high tide elevation (currently 7.7 feet North American
Vertical Datum of 1988 [NAVD 88]) will not exceed 10.9 feet (NAVD 88) using the low-
risk aversion projected sea level rise (3.2-foot increase) over the 75-year design life of
the structure based on estimates for sea level rise provided by the State of California,
Sea-Level Rise Guidance: 2018 Update. The report states that the estimated sea level
rise over the next 75 years, using the Medium-High Risk Aversion, is potentially 6.7 feet
(14.4 feet NAVD 88). Additionally, the site has not historically been subject to any wave
overtopping, nor is overtopping waters over the next 75 years expected to reach the
subject site, even under extreme conditions. Based on the data provided, the study does
not provide any recommendations for shoreline protection devices and concludes that
coastal hazards will not impact the property over the next 75 years.
4.The finished floor elevation of the proposed single-unit dwelling is 14.9 feet (NAVD 88),
which complies with the minimum 9.00-foot (NAVD 88) elevation standard.
5.The property is in an area known for the potential of seismic activity and liquefaction. All
projects are required to comply with the California Building Code (CBC) and Building
Division standards and policies. Geotechnical investigations specifically addressing
liquefaction are required to be reviewed and approved before the issuance of building
permits. Permit issuance is also contingent on the inclusion of design mitigation identified
in the investigations. Construction plans are reviewed for compliance with approved
investigations and CBC before building permit issuance.
6.The property is adjacent to the beach and approximately 320 feet from the mean high tide
line. Under Section 21.35.030 (Construction Pollution Prevention Plan) of the Municipal
Code, a Construction Pollution Prevention Plan (CPPP) is required to implement
temporary Best Management Practices (BMPs) during construction to minimize erosion
and sedimentation and to minimize pollution of runoff and coastal waters derived from
construction chemicals and materials. A CPPP has been provided and construction plans
and activities will be required to adhere to the CPPP.
7.Proposed landscaping complies with Implementation Plan Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant
species. Before the issuance of building permits, the final landscape plans will be
reviewed to verify invasive species are not planted.
8.The project site is not located adjacent to a coastal view road, public viewpoint, public
park, or public accessway, as identified in the Coastal Land Use Plan. The project site
is located adjacent to a public beach and is visible from the beach. The project may be
located within the viewshed of other distant public viewing areas. The project will replace
an existing single-unit dwelling with a new single-unit dwelling and ADU that complies
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with all applicable LCP development standards and maintains a building envelope
consistent with the historical development pattern of the property. As previously
discussed, the property spans three and a half existing lots. One single family dwelling
would be constructed across all of the underlying lots, where three individual dwellings
could otherwise be constructed. The bulk and scale of the proposed residence would be
similar to that of three individual dwelling units. Additionally, the project incorporates
open railings and other see through elements such as windows on the second floor and
open covered decks on the third floor. The design also concentrates the proposed floor
area on the third floor to the west side of the site. Lastly, the project design includes
modulation of volume throughout the structure and low walls that prevent the
appearance of the site from being walled off from the alley or beach. These design
features are all intended to help reduce the appearance of bulk and scale. Therefore,
the project does not have the potential to degrade the visual quality of the Coastal Zone
or result in significant adverse impacts to public views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Fact in Support of Finding:
1. The project site is located on the Balboa Peninsula between the nearest public road and
the sea. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a reasonable
relationship between the requirement and the project’s impact and be proportional to the
impact. In this case, the project replaces an existing single-unit dwelling with a new single-
unit dwelling and attached accessory dwelling unit. The project does not involve a change
in land use, density or intensity that will result in increased demand on public access and
recreation opportunities. While the project includes an additional unit in the form of an ADU,
it is accessory in nature and 659 square feet in size, in addition parking is provided in a
one car attached garage. Furthermore, the project is designed and sited so as not to block
or impede existing public access opportunities.
2. The project site is located between G Street and I Street, which are identified by the Coastal
Land Use Plan as vertical access locations. The project does not interfere with the existing
nearby access to the beach.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act under Section 15303
under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
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01-10-2023
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has
no potential to have a significant effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit (PA2024-0142), subject to the conditions outlined in Exhibit “A,” which
is attached hereto and incorporated by reference.
3.This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director by the provisions of Title 21 Local Coastal Program
(LCP) Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14
California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF OCTOBER 2024.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1.The development shall be in substantial conformance with the approved site plan, floor
plans, and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2.Prior to the final building permits, agreement in a form approved by the City Attorney
between the property owner and the City shall be executed and recorded waiving rights
to the construction of future shoreline protection devices to address the threat of damage
or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff
retreat, sea level rise, or other natural hazards that may affect the property, or
development of the property, today or in the future. The agreement shall be binding
against the property owners and successors and assigns.
3.Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs, and expenses (including without limitation,
attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever
which may arise from or in any manner relate (directly or indirectly) to City’s approval of
the development. This letter shall be scanned into the plan set before building permit
issuance.
4.Prior to the issuance of building permits, the property owner shall record a deed
restriction with the County Recorder’s Office, the form and content of which is
satisfactory to the City Attorney, prohibiting the use of the accessory dwelling unit for
short-term rentals (i.e., less than 30 days) and prohibiting the sale of the ADU separate
from the principal dwelling. This deed restriction shall remain in effect so long as the
accessory dwelling unit exists on the property.
5.This approval does not authorize any new or existing improvements (including
landscaping) on California Coastal Permit Jurisdiction, State tidelands, public beaches,
or the public right-of-way. Any improvements located on tidelands, submerged lands,
and/or lands that may be subject to the public trust shall require a coastal development
permit (CDP) approved by the California Coastal Commission (Coastal Commission).
Before the issuance of building permits, the applicant shall provide a copy of said coastal
development permit or CDP waiver or documentation from the Coastal Commission that
subject improvements are not subject to the permit requirements of the Coastal Act
and/or not located within the permit jurisdiction of the Coastal Commission.
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6.No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter the sensitive habitat, receiving waters, or storm
drains or result in impacts to environmentally sensitive habitat areas, streams, the
beach, wetlands or their buffers. No demolition or construction materials shall be stored
on public property.
7.This Coastal Development Permit does not authorize any development seaward of the
private property.
8.The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA).
In compliance with the MBTA, grading, brush removal, building demolition, tree
trimming, and similar construction activities shall occur between August 16 and January
31, outside of the peak nesting period. If such activities must occur inside the peak
nesting season from February 1 to August 15, compliance with the following is required
to prevent the taking of native birds under MBTA:
A.The construction area shall be inspected for active nests. If birds are observed flying
from a nest or sitting on a nest, it can be assumed that the nest is active. Construction
activity within 300 feet of an active nest shall be delayed until the nest is no longer
active. Continue to observe the nest until the chicks have left the nest and activity is no
longer observed. When the nest is no longer active, construction activity can continue
in the nest area.
B.It is a violation of state and federal law to kill or harm a native bird. To ensure
compliance, consider hiring a biologist to assist with the survey for nesting birds, and
to determine when it is safe to commence construction activities. If an active nest is
found, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
9.Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented before and throughout the duration of construction activity as
designated in the Construction Erosion Control Plan.
10.The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
11.Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stockpiles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
12.Trash and debris shall be disposed of in proper trash and recycling receptacles at the
end of each construction day. Solid waste, including excess concrete, shall be disposed
of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
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13.Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
14.The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
15.The applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be caused by the revocation of this
Coastal Development Permit.
16.This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained are detrimental to the public health, and welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained to constitute a public nuisance.
17.Prior to issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
18.Prior to issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
19.Prior to issuance of building permits, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
20.Prior to issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought-tolerant plantings, non-invasive
plant species, and water-efficient irrigation design. The plans shall be approved by the
Planning Division.
21.All landscape materials and irrigation systems shall be maintained by the approved
landscape plan. All landscaped areas shall be maintained in a healthy and growing
condition and shall receive regular pruning, fertilizing, mowing, and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
22.Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
noise-generating construction activities that produce noise to between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday. Noise-generating construction activities are
not allowed on Saturdays, Sundays, or Holidays.
23.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control) and other applicable noise control requirements of the
Newport Beach Municipal Code.
16
Zoning Administrator Resolution No. ZA2024-###
Page 9 of 9
01-10-2023
24.Before the issuance of the building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
25.Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
26.This Coastal Development Permit shall expire unless exercised within 24 months from the
date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the
Newport Beach Municipal Code, unless an extension is otherwise granted.
27.To the fullest extent permitted by law, the applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and
expenses (including without limitation, attorney’s fees, disbursements, and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City’s approval of MDXL LLC Residence including but not limited to,
Coastal Development Permit (PA2024-0142). This indemnification shall include, but not
be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and
other expenses incurred in connection with such claim, action, causes of action, suit, or
proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys'
fees, and damages, which the City incurs in enforcing the indemnification provisions
outlined in this condition. The applicant shall pay to the City upon demand any amount
owed to the City under the indemnification requirements prescribed in this condition.
Public Works Department
28.No encroachments are permitted within the East Ocean Front Alley and East Ocean Front
right of way.
29.The Applicant shall cap all unused sewer laterals at the property line and remove any
sewer clean outs located in the alley adjacent to the property.
30.The Applicant shall abandon all unused water meters and services at the water main.
31.The Applicant shall relocate the electrical vents to accommodate the proposed driveway
and garage.
17
Attachment No. ZA 2
Vicinity Map
18
VICINITY MAP
Coastal Development Permit
PA2024-0142
1540 East Ocean Front
Subject Property
Subject Property
19
Attachment No. ZA 3
Project Plans
20
21
22
23
24
25
26
27
28
29
30
31
32
33
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L-1
Hardscape Plan
2732 East Coast Highway, Suite A
Corona Del Mar, CA 92625
949.673.5450
Drawn By:CF
Sheet:
AR D E N STU
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1
07.19.2024Date:
Revisions:
PM:SLContact Email:spencer@gardenstudiodesign.com
SCALE: 1/8" =1'-0"
0' 2'4'8'16'
Contractor to Field Verify AllMeasurements and Confirm Details toProvide Accurate Bid
DISCLAIMER: THIS LANDSCAPE SET HAS NOT BEENAPPROVED BY THE CITY OR HOA AND MAY NOT MEET THEREQUIRED CODES AND REGULATIONS. THIS IS ACONCEPTUAL LANDSCAPE SET, PLEASE SEE THE PLANSDATED xx/xx/2023 FOR THE APPROVED LANDSCAPE SET.
Rooftop Deck:
Site Plan:
A. Contractor shall examine the site of proposed work noting existing conditions and proposedwork as shown on the plans. Notify landscape designer of discrepanciesB. Contractor shall stake proposed work prior to construction for review by landscape designerC. Protect existing utilities, paving and structures from damage. Trenching adjacent to existing treedrip lines to be done by hand to avoid root damageD. Construction and installation of all landscape items shall be according to State, County, andLocal codes, Ordinances and up to CAL_OSHA safety orders regarding performance of workE. Contractor to obtain required permits and comply with applicable codesF. All Concrete edges to be 1/8" trowelG. All Stucco edges to be 1/8" trowelH. Contractor is responsible for damage to underground utilities and shall replace or repair samerequired at contractors expenseI. Contractor shall assemble material samples including: flagstone, gravel, DG, stains, Stucco, etc.for review by owner and landscape designer prior to constructionJ. coordinate electrical, low voltage, and irrigation conduit sleeves prior to installation of newpavement.K. Contractor to coordinate work with other tradesL. Verify grades and elevations in field and notify landscape design of discrepanciesM. Contractor to review site for proper drainage and report apparent problems to landscapedesignerN. Contractor to verify location of any surface drains in concrete surface prior to pour for locationverification by owner and landscape designerO. Contractor shall install thisproject utilizing the landscape industries B.M.P. Best ManagementPracticesP.Contractor to provide direct drainage, low voltage, and irrigation to all potsQ. Contractor to verify proper soil preparation specific to project climate, native soil, siteconditions.R. Contractor shall use Netafim drip irrigation for all planters and pots.S. Hardscape Contractor to install and coordinate built in low voltage lighting mounting hardwareand sleeves. For example, step lights, in ground lighting, wall lights etc.T. CONTRACTOR TO REVIEW, SIGN, AND APPROVE GARDEN STUDIO'S DESIGN/CONSTRUCTIONNOTEBOOK AND AGREES TO BUILD PER THE SPECIFICATIONS IN THE NOTEBOOK
CONSTRUCTION NOTES
HARDSCAPE LEGEND
1. Porcelain Pavers in a Herringbone Patterna. Grout Color and Spacing TBD2. 16" x 24" Porcelain Pavers in a Running Bond Patterna. Grout Color and Spacing TBD3. Smooth Sand Finish Colored Concrete (Top Cast #3), Davis 'Miami Buff'4. Concrete Score Lines, Saw Cut5. 6" Azek 'Weathered Teak" Decking6. Steps, Wrap with Smooth Sand Finish Colored Concrete (Top Cast #3), Davis'Miami Buff'7. Steps, Wrap with 6" Azek 'Weathered Teak' Decking8. Steps, 2"thk. Porcelain Treads and Porcelain Risers9. Tile Carpet at Dininga. Grout Color and Spacing TBD10. Flagstone Steppers11. Planter Wall, Wrap with Stone to Match House12. Ramp Adjacent to Steps for Luggage, Porcelain Finish13. Edge of Porch, 2"thk. Porcelain Tread with Smooth Stucco face to Match House14. 2'sq. Tree Cutout in Concrete15. 1'dia. Vine Pockets in Concrete16. Existing Perimeter Wall, Finish with Smooth Stucco to Match House17. New Perimter Wall to Match Height of Existing, Wrap with Smooth Stucco toMatch House18. 6'Ht. Side Yard Gates, See Sheet L-3 'Side Yard Gate Elevation'19. 5'Ht. Glass Guardrail on Low Wall, See Sheet L-3 'Beach Glass GuardrailElevation'20. 5'Ht. Picket Guardrail on Low Wall, See Sheet L-3 'Beach Picket GuardrailElevation'21. 5'Ht. Beach Access Gate, TBD22. 6'Ht. Trash Gate and Fence, See Sheet L-3 'Trash Enclosure Elevation'23. 6'Ht. Guest Entry Gate, See Sheet L-3 'Guest Entry Gate Elevation'24. 1'Ht. Fire Pit, See Sheet L-3 'Fire Pit Elevation'. Interior of Fire Pit to be BelowGrade25. Vine Espalier, See Sheet L-3 'Vine Espalier Elevation'26. Post and Rope Guardrail at Driveway, See Sheet L-3 'Rope Guardrail Elevation'27. (6x) 34" x 36" Club Chairs at Fire Pit28. (6x) 34" x 36" Club Chairs at Beach Patio29. (3x) 20"dia. Bar Stools30. 6'dia. Day Bed31. 3' x 10' Dining Table with (10x) Dining Chairs32. (3x) 2'-6" x 7' Chaise Lounge Chairs with (2x) 18"dia. Side Tables33. (5x) Moveable Umbrellas34. 8' x 3'-6" Day Bed35. (4x) 24"dia. Pots and (2x) 20"dia. Pots, Designer to Source. See Sheet L-2 forPlant Material36. (1x) 24"dia. Pot, Designer to Source. See Sheet L-2 for Plant Material37. Towel Hooks per Designer38. (2x) Foot Wash Spigot at Each Beach Access Gate per Designer39. Seating Pod Location, Pod per Owner40. Decorative Anchor per Owner41. Clothes Line per Owner42. Storage Bin per Owner43. A/C Units per Architect44. In Ground Up-Lights at Entry Ramp. See Lighting Plan on Sheet L-445. (8x) 20"dia. Pots and (2x) 24"dia. Pots at Rooftop, See Sheet L-2 for PlantMaterial46. (2x) 7' x 5' Daybed with (2x) Side Tables at Rooftop47. 34" x 36" Club Chair with Ottoman at Rooftop48. 30"dia. Bistro Table with (2x) Chairs at Rooftop49. (2x) 7' x 3' Sofas at Rooftop50. 36"dia. Table with (4x) Chairs at Rooftop51. BBQ Countertop at Rooftop, TBD52. Fire Pit at Rooftop, TBD
11441
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SizeTrees Quantity
Plant Legend:
SizeHedges Quantity
5 Gal.16H
SizeGroundcover Quantity
119Zoysia tenuifoliaKorean Grass (No Mow)
SizeShrubs Quantity
Ligustrum japonicum 'Texanum' StakedWax Leaf Privet
Bougainvillea 'Brasilienses'White BougainvilleaBW 5 Gal.15
Hydrangea quercifoliaOakleaf HydrangeaOH 5 Gal.19
Rumohra adiantiformisLeather Fern 5 Gal.21RA
Clusia guttiferaSmall Leaf Clusia 5 Gal. 5
Pellaea rotundifoliaButton Fern 5 Gal. 10b
Lantana montevidensisWhite Lantana 5 Gal. 40
5 Gal.3ZZamioculcas zamiifoliaZZ Plant
Osteopermum ecklonis 'Sunny Xita'Sanny Xita African DaisyO 5 Gal.11
Echeveria imbricataBlue Rose Echeveria 4" Flats 26 Total(2 Flats)
Thymophylla tenuilobaDahlberg Daisy 5 Gal. 10T
SizeVines Quantity
15 Gal.9B
3
4
1
2
SizePots Quantity
Dracaena dracoDragon Tree 24" Box 4
Howea fosterianaKentia Palm 48" Box 6
Quercus agrifoliaCoast Live Oak 48" Box 1
Laurus 'Saratoga'Saratoga Laurel 24" Box 1
Pennisetum 'Fairy Tails'Evergreen Fountain GrassFT 5 Gal.43
Echeveria imbricataBlue Rose Echeveria 4" Flats 8 Total
(1 Flat)
Pellaea rotundifoliaButton Fern 5 Gal.2 Total(1 Each Pot)
Clusia guttiferaSmall Leaf Clusia 5 Gal.2 Total(1 Each Pot)
Pellaea rotundifoliaButton Fern 5 Gal.1
Bougainvillea 'Brasilienses'White Bougainvillea Espalier
1 Gal.
CL
Sesleria autumnalisAutumn Moor Grass 1 Gal.82
Trachelospermum jasminoides ‘Staked’Star JasmineSJ 15 Gal.6
L Liriope spicataCreeping Lilyturf 5 Gal. 33
Trachelospermum jasminoidesStar Jasmine Shrub 5 Gal. 18SJ
Planting Plan
2732 East Coast Highway, Suite A
Corona Del Mar, CA 92625
949.673.5450
Drawn By:CF
Sheet:
AR D E N STU
D
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15
4
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A
9
2
6
6
1
07.19.2024Date:
Revisions:
PM:SLContact Email:spencer@gardenstudiodesign.com
SCALE: 1/8" =1'-0"
0' 2'4'8'16'
Contractor to Field Verify AllMeasurements and Confirm Details toProvide Accurate Bid
DISCLAIMER: THIS LANDSCAPE SET HAS NOT BEENAPPROVED BY THE CITY OR HOA AND MAY NOT MEET THEREQUIRED CODES AND REGULATIONS. THIS IS ACONCEPTUAL LANDSCAPE SET, PLEASE SEE THE PLANSDATED xx/xx/2023 FOR THE APPROVED LANDSCAPE SET.
Rooftop Deck:
Site Plan:L-2
36
2732 East Coast Highway, Suite A
Corona Del Mar, CA 92625
949.673.5450
Drawn By:CF
Sheet:
AR D E N STU
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G
15
4
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B
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C
A
9
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6
6
1
07.19.2024Date:
Revisions:
PM:SLContact Email:spencer@gardenstudiodesign.com
Contractor to Field Verify AllMeasurements and Confirm Details toProvide Accurate Bid
DISCLAIMER: THIS LANDSCAPE SET HAS NOT BEENAPPROVED BY THE CITY OR HOA AND MAY NOT MEET THEREQUIRED CODES AND REGULATIONS. THIS IS ACONCEPTUAL LANDSCAPE SET, PLEASE SEE THE PLANSDATED xx/xx/2023 FOR THE APPROVED LANDSCAPE SET.
0' 1'2'4'
SCALE: 1/2" =1'-0"
L-3
Elevations
Vine Espalier Elevation
Scale: 12" = 1'
1. Adjacent Wall2. Steel Wires with Eye Hooks3. Vine, See L-2 for Plant Material4. Finish Surface
Legend1234
1'-
6
"
1'-
6
"
1'-
6
"
Fire Pit Elevation
Scale: 12" = 1'
1. Dry Stacked Boulders onConcrete Topping Slab withDrainage - Grout Inside of NonExposed Boulders forReinforcement2. Driftwood Gas Log Set onCharcoal Micro Lava Base,Designer to Source3. Finish Surface
Legend123
1'
Rope and Post Guardrail Elevation
Scale: 12" = 1'
1. 4"sq. x 42"Ht. CedarWood Posts2. 1.5"dia. Nautical Rope3. Finish Surface
Legend
3'-
6
"
12 3
Guest Entry Gate Elevation
Scale: 12" = 1'
6'
1. Fence and Gate Panels,4" Wood Border with 6"Bottom Kick Plate.Recessed 4" VerticalWood Planks. PaintGrade to Match House2. Gate Hardware, TBD3. (3x) Emtek 4" x 4" x 14 Heavy Duty BallBearing Hinge4. Finish Surface
Legend
1 1 234
Trash Enclosure Elevation
Scale: 12" = 1'
6'
1. Sliding Gates, 6" WoodBoarder with 4"Recessed VerticalWood Planks. PaintGrade to Match House2. (2x) Sliding TrackSystem3. Adjacent Guest EntryFence4. Finish Surface
Legend112234
Side Yard Gate Elevation
Scale: 12" = 1'
6'
1. Fence and Gates, 4"Wood Border with 6"Bottom Kick Plate.Recessed Solid WoodPanels. Paint Grade toMatch House2. Gate Hardware, TBD
3. (3x) Emtek 4" x 4" x
14 Heavy Duty BallBearing Hinge4. Finish Surface
Legend11234
Beach Glass Guardrail Elevation
Scale: 12" = 1'
5'
1. 2'Ht. Low Wall, Wrapwith Smooth Stucco toMatch House2. Frameless GlassPanels. Embed GlassTrack System in LowWall3. Finish Surface
Legend123
Beach Picket Guardrail Elevation
Scale: 12" = 1'
5'
1. 2" x 12"Woodwith 3" Gap2. 3"sq. Wood3. ConnectedWrapped M4. Finish Surfa
Legend1234
37
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Symbol Description Product #Finish Type Qty
Path Lights GSD-14-1-MBR Matte Bronze 12v LED 10
Regular Uplights GSD-11-1-MBR 18
Small Uplights GSD-11-2-MBR
Hanging Lights GSD-16-1-MBR
GSD-15-6-MBRStep Lights
Matte Bronze
Matte Bronze
Matte Bronze
Matte Bronze
12v LED
12v LED
12v LED
12v LED
14
5
15
TBDIn Ground UpLights Matte Bronze 12v LED 7
2732 East Coast Highway, Suite A
Corona Del Mar, CA 92625
949.673.5450
Drawn By:CF
Sheet:
AR D E N STU
D
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G
15
4
0
E
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B
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a
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C
A
9
2
6
6
1
07.19.2024Date:
Revisions:
PM:SLContact Email:spencer@gardenstudiodesign.com
SCALE: 1/8" =1'-0"
0' 2'4'8'16'
Contractor to Field Verify AllMeasurements and Confirm Details toProvide Accurate Bid
DISCLAIMER: THIS LANDSCAPE SET HAS NOT BEENAPPROVED BY THE CITY OR HOA AND MAY NOT MEET THEREQUIRED CODES AND REGULATIONS. THIS IS ACONCEPTUAL LANDSCAPE SET, PLEASE SEE THE PLANSDATED xx/xx/2023 FOR THE APPROVED LANDSCAPE SET.
L-4
Lighting Plan
Rooftop Deck:
Site Plan:
38
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OCEAN FRONT
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FS13 09 F1
EXISTING WATERMETER
INSTALL IRRIGATION SUPPLY LATERALS AND MAINLINEINSIDE PROPERTY IN PLANTING AREA. SHOWN OUTSIDEPROPERTY FOR DIAGRAMMATIC PURPOSES ONLY. (TYP.)
3030SS10000FFS1111100000FFFFSSFFS
A
F
F
F
A
FF
A
F
F
AF
FF
IRRIGATION CONTRACTOR TO VERIFY CONTROLLERLOCATION AND STATION AVAILABILITY. NEW CONTROLLERAND/OR ADDITIONAL EXPANSION MODULES MAY BEREQUIRED. IF NEW CONTROLLER IS REQUIRED CONTRACTORTO VERIFY FINAL LOCATION W/ HOMEOWNER.
555555555
66 66 66 66
66666666 66
66 66
I - CORE SMART CONTROLLER WITH RAIN-CLIK AND SOIL-CLIK SENSORSIRRIGATION CONTRACTOR TO VERIFY CONTROLLER LOCATION.CONTRACTOR TO VERIFY FINAL LOCATION W/ OWNER.
EXISTING DOMESTIC WATER METER. CONTRACTOR TO FIELD VERIFYLOCATION AND ADEQUATE PRESSURE PRIOR TO COMMENCING IRRIGATIONWORK.
INSTALL WIRELESS RAIN-CLIK and CONNECT to CONTROLLER. INSTALLPER MANUFACTURER'S SPECIFICATIONS.
DBY DIRECT BURIAL WATER-PROOF WIRE CONNECTORS FOR USE ON ALLWIRE CONNECTIONS
IRRIGATION CONTROL WIRE #14UF AWG DIRECT BURIAL (U.L. APPROVED)
DS-400 PRE-FILLED WIRE CONNECTORS FOR USE ON ALL WIRE CONNECTIONS
PVC PIPE SCH. 40 SLEEVING, TWICE THE DIAMETER OF PIPE ORWIRE BUNDLE CARRIED - EXTEND 12" BEYOND EDGE OF PAVING &PLACE BELOW ALL PAVING, HARDSCAPE, ETC..
NON-PRESSURE LATERAL SCH 40 PVC with SCHEDULE 40 FITTINGSUP TO 1 12" - BURY MIN. 12" BELOW GRADE (SIZE AS NOTED ON PLAN).
GPMVAL.#
SIZE TYPESq. Ft.
IRRIGATION UTILITIES & VALVES
IRRIGATION CONTROLLER
IRRIGATION PIPING
VALVE KEY
REFERENCE NOTES
IRRIGATION MISCELLANEOUS EQUIPMENT
DRIPLINE AUTOMATIC LINE FLUSH VALVE. - PROVIDE SCH 40 SOLVENT- WELDBALL VALVE FOR FLUSH OFF OF PCV EXHAUST MANIFOLD PIPE, INSTALL FLUSHVALVE INSIDE 6" ROUND VALVE BOX, ONE AT THE END OF ANY DRIPLINELATERAL or PVC EXHAUST HEADER. MULTIPLE FLUSH VALVES MAY BEREQUIRED WITHIN DRIPLINE LAYOUT. ALWAYS INSTALL VALVES IN OPPOSITEDIRECTIONS OF THE PVC/DRIP CONNECTION MANIFOLD.
USE HUNTER FITTINGS FOR CONNECTION BETWEEN PVC LATERAL LINESAND DRIPPERLINE TUBING.
NON-PRESSURE LATERAL SCH. 40 SUPPLY LATERAL. NOTE: EXHAUSTLATERALS NOT SHOWN.
PLD-ARV-075 AIR/VACUUM RELIEF VALVE INSTALLED with COMBINATION TEE ANDA 3/4" x 1/2" REDUCER BUSHING, INSTALL AIR RELIEF ASSEMBLY INSIDE A 6"ROUND VALVE BOX AT THE HIGH POINT OF EACH PLANTER, MIN. 1 ARV PER 500'OF DISTRIBUTION TUBING. USING AIR RELIEF LATERAL, CONNECT AIR RELIEFVALVE TO ALL DRIPPERLINE LATERALS WITHIN THE ELEVATED AREA.
MULTIPLE ARV'S SHALL BE REQUIRED PER RCV WITHIN UNDULATING AREAS,VERIFY QUANTITY PRIOR TO STARTING WORK, FLUSH VALVES and AIR RELIEFVALVES SHOWN DIAGRAMMATICALLY, INSTALL EMITTER BOX: 18" MIN. FROM PAVING/WALLS AND AT HIGH POINTS OFPLANTER AREA.
PCZ-075. 34" INLINE REMOTE CONTROL VALVES FILTER SYSTEM.
HUNTER - ECO WRAP (0.6 GPH WITH 12" SPACED EMITTERS) SUB-SURFACEDRIPLINE TUBING 0.6 GPH EMITTERS at 12" ON CENTER SPACING- ALL TUBINGSHALL BE INSTALLED 4" MINIMUM BELOW FINISHED SOIL GRADE W/ 9" WIRESTAKES FIVE (4) FEET ON CENTER; VERIFY THE LAYOUT AND 12" MIN. ONCENTER SPACING IN THE FIELD PRIOR TO STARTING WORK. INSTALLSUB-SURFACE DRIP IRRIGATION SYSTEM per MANUFACTURER'SSPECIFICATIONS.
A
SUB-SURFACE DRIP IRRIGATION
PIPE SIZE
BLANK TUBING or 1/2" PVC0 - 5 GPM
ZONE FLOW
8.1 - 13 GPM
1 1/2" PVC
5 - 8 GPM 3/4" PVC
1 1/4" PVC13.1 - 22 GPM22.1 - 30 GPM
1" PVC
LATERAL, MAINLINE & DRIPPERLINE SUPPLY/EXHAUST PIPE SIZING:
HUNTER
AS APPROVED
NETAFIM
HUNTER
F
INSTALL ALL NOZZLES AND BUBBLERS LISTED BELOW ON PRO-6-PRS40-CVFOR TURF AREAS AND PRO-12-PRS40-CV FOR SHRUB AREAS. USE PCSSCREENS FOR HEADS WITH OVERSPRAY ONTO HARDSCAPE. ALL HEADS ONLOWEST POINTS OF ZONES TO BE INSTALLED WITH HUNTER HCV CHECKVAVLES
SPRAY AND BUBBLER IRRIGATION
HUNTER
PCB BUBBLERS - 2' to 4' RADIUS (0.5 GPM), INSTALL (2) BUBBLERS PER TREEHUNTER
SLO-CLOSE SERIES BALL VALVE. SIZE per LINELASCO
ICV-101G - REMOTE CONTROL VALVE with FLOW CONTROLHUNTER
HC-100-FLOW SUB METER AND FLOW SENSORHUNTER
IBV-101G-FS MASTER VALVEHUNTER
1 12" IRRIGATION PRESSURE MAINLINE SCH. 40 PVC - BURY MIN. 18"BELOW GRADE. with SCHEDULE 80 FITTINGS
PCB BUBBLERS - 2' to 3' RADIUS (0.5 GPM), INSTALL (1) BUBBLERS PER VINE
PCB BUBBLERS - 1' to 2' RADIUS (0.5 GPM), INSTALL (1) BUBBLERS PER POT
FEBCO 1 12" 825Y INSTALLED WITHIN METAL ENCLOSURE
HUNTER HEAVY DUTY HOSE BIB PER CONTRACTOR
HUNTER SPARE WIRE PULL BOX - CONTRACTOR TO ADD (3) SPARE WIRE
BRASS BALL VALVE. SIZE per LINENIBCO
Irrigation Plan
2732 East Coast Highway, Suite A
Corona Del Mar, CA 92625
949.673.5450
Drawn By:CF
Sheet:
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SCALE: 1/8" =1'-0"
0' 2'4'8'16'
Contractor to Field Verify AllMeasurements and Confirm Details toProvide Accurate Bid
DISCLAIMER: THIS LANDSCAPE SET HAS NOT BEENAPPROVED BY THE CITY OR HOA AND MAY NOT MEET THEREQUIRED CODES AND REGULATIONS. THIS IS ACONCEPTUAL LANDSCAPE SET, PLEASE SEE THE PLANSDATED xx/xx/2023 FOR THE APPROVED LANDSCAPE SET.
Rooftop Deck:
Site Plan:
L-5
39
Irrigation Calculations
2732 East Coast Highway, Suite A
Corona Del Mar, CA 92625
949.673.5450
Drawn By:CF
Sheet:
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07.19.2024Date:
Revisions:
PM:SLContact Email:spencer@gardenstudiodesign.com
Contractor to Field Verify AllMeasurements and Confirm Details toProvide Accurate Bid
DISCLAIMER: THIS LANDSCAPE SET HAS NOT BEENAPPROVED BY THE CITY OR HOA AND MAY NOT MEET THEREQUIRED CODES AND REGULATIONS. THIS IS ACONCEPTUAL LANDSCAPE SET, PLEASE SEE THE PLANSDATED xx/xx/2023 FOR THE APPROVED LANDSCAPE SET.
L-5.1
PRESSURE LOSS CALCULATION
xxxxx
IRRIGATION CONTROLLER SCHEDULE
MAXIMUM DEMAND
PLANT WATER REQ.
A HYDROZONE TREE / SHRUB / GROUNDCOVER
B REFERENCE PERIOD 31 DAYS
C REFERENCE Eto 6.2 INCHES
D LANDSCAPE CO: K 0.60
1PLANT FACTOR: K 0.60
2VEGE. DENSITY 1.003 MICROCLIMATE 1.00
E LANDSCAPE ET 3.18 INCHESFAVERAGE DAILY ET 0.103 INCHES
IRRI PERFORMANCE VALUE UNITSGPRECIP RATE 0.600 IN./HR.
H DISTRIB. UNIFORMITY 0.65 DECIMAL
I SCHEDULE MULTIPLIER 1.60SCHEDULINGPARAMETERS
J IRRIGATION INTERVAL 3.5 DAYSKWATER TO APPLY 0.36 INCHES
L LOWER BOUNDARY 36 MINUTESMUPPER BOUNDARY 57 MINUTES
N SELECTED RUN TIME 57 MINUTES
O CYCLE STARTS:
aTIME TO RUNOFF N/A
OR b SITE CONDITION 2 CYCLES
1SOIL CATEGORY 2-
2SLOPE 0 -3 COMPACTION 0 -
4SPRINKLER TYPE 0 -
SUMMARY WATER APPLIED 0.36 INCHES
INTERVAL 3.5 DAYS
CYCLES PER DAY 2
MINUTES PER CYCLE 29 MINUTES
VALUE UNITS
IRRIGATION SCHEDULE SAMPLE: JULY6.2 ETo for DRIP
VALUE UNITS
VALUE UNITS
THIS IRRIGATION SYSTEM HAS BEEN DESIGN FOR APRESSURE OF 66-91 PSI. IF THE WATER PRESSUREVARIES BY MORE THAN 20% THE CONTRACTOR SHALLCONTACT THE LANDSCAPE ARCHITECT ON HOW TOPROCEED. FAILURE TO DO SO WILL PLACE ALLREPAIRS/REPLACEMENTS ON THE RESPONSIBILITYOF THE CONTRACTOR.
Hydrozones (by r.c.v. station):= (43.4) x (.62) [(0.55 x 2,028] =
M.A.W.A
MAWA = (ETo) (0.62) [(0.55 x LA) + ((1- ETAF) x SLA)]EAWU = (ET ) x (Plant Factor) x (Hydrozone Area) x (.62)
Irrigation Efficiency (72% - 90%)
E.A.W.U. - SEE TABLE BELOW
o
30,013 gallons/year 26,947 gallons/year
DESCRIPTION ETO PLANT FACTOR
HYDROZONEAREA (SQ. FT.)CONV. FACTOR IRRIGATION EFFICIENCY
HZ 1 43.4 1,838 0.62
HZ 2 0.62POT DRIP
81%
81%0.4
WATER USE
MEDIUM
TOTAL
=
70
HYDROZONE
SHRUB DRIP
GALLONS/ YEAR
24,423
930
1,594
26,947
1. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO PROCURE AN ORIGINAL SET OFTHESE PRINTED IRRIGATION PLANS FOR BIDDING AND CONSTRUCTION. COPIES OF THESEPLANS ARE NOT ALLOWED FOR BIDDING AND CONSTRUCTION AS THEY MAY NOT SHOWIRRIGATION SYMBOLS, LINE WEIGHTS, OR LINE TYPES CLEARLY.
2. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING ORRELATING TO ANY PORTION OF THIS WORK ARE HEREBY INCORPORATED INTO AND MADE APART OF THESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THECONTRACTOR.
3. THE CONTRACTOR SHALL VERIFY SITE CONDITIONS, PROPERTY LINES, DIMENSIONS AND THELOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES BEFORE COMMENCINGWORK. THE LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANSARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELDCONDITIONS SHALL BE REPORTED TO THE OWNER'S REPRESENTATIVE. CONTRACTOR SHALLTHOROUGHLY FAMILIARIZE HIMSELF WITH ALL SITE CONDITIONS PRIOR TO BIDDING ANDCOMMENCING WORK.
4. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANSBEFORE BEGINNING WORK.
5. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THEWORK INDICATED HEREIN BEFORE BEGINNING WORK.
6. THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGNCLARITY ONLY AND IS TO BE INSTALLED WITHIN PLANTING AREAS.
7. THE CONTRACTOR SHALL NOT WILLFULLY INSTALL ANY EQUIPMENT AS SHOWN ON THEPLANS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN CONDITIONS EXIST THAT WERENOT EVIDENT AT THE TIME THESE PLANS WERE PREPARED. ANY SUCH CONDITIONS SHALL BEBROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TO ANY WORK ORTHE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELDCHANGES DEEMED NECESSARY BY THE OWNER.
8. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTORSHALL BE RESPONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY AND STATE REQUIREMENTSFOR BOTH EQUIPMENT AND INSTALLATION.
9. ACTUAL LOCATION FOR THE INSTALLATION OF THE BACKFLOW PREVENTION DEVICE AND THEAUTOMATIC CONTROLLER IS TO BE DETERMINED IN THE FIELD BY THE OWNER'S AUTHORIZEDREPRESENTATIVE.CONTRACTOR SHALL CONTACT REPRESENTATIVE BEFORE COMMENCINGWORK.
10. CONTRACTOR IS TO PROVIDE TWO ADDITIONAL 'CONTROL WIRES' AND ONE ADDITIONAL'COMMON' WIRE FROM CONTROLLER ALONG ENTIRETY OF MAIN LINE TO THE LAST RCV ONEACH AND EVERY LEG OF MAIN LINE. LABEL SPARE WIRES AT BOTH ENDS.
11. ALL PIPE UNDER PAVED AREAS TO BE INSTALLED IN SLEEVING TWICE THE DIAMETER OF THEPIPE CARRIED. SEE LEGEND FOR TYPE. ALL WIRE UNDER PAVED AREAS TO BE INSTALLED INA SCH. 40 SLEEVE THE SIZE REQUIRED TO EASILY PULL WIRE THROUGH. ALL SLEEVES TO BEINSTALLED WITH A MINIMUM DEPTH AS SHOWN ON THE SLEEVING DETAILS. SLEEVES TOEXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING.
12. ALL QUICK COUPLERS TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS WHEREPOSSIBLE. ALL QUICK COUPLERS TO BE INSTALLED AS SHOWN ON THE INSTALLATIONDETAILS. INSTALL ALL QUICK COUPLERS WITHIN 18" OF HARDSCAPE.
13. ALL HEADS ARE TO BE INSTALLED WITH THE NOZZLE, SCREEN AND ARCS SHOWN ON THEPLANS. ALL HEADS ARE TO BE ADJUSTED TO PREVENT OVERSPRAY ONTO BUILDINGS,WALLS, FENCES AND HARDSCAPE. THIS INCLUDES, BUT NOT LIMITED TO, ADJUSTMENT OFDIFFUSER PIN OR ADJUSTMENT SCREW, REPLACEMENT OF PRESSURE COMPENSATINGSCREENS, REPLACEMENT OF NOZZLES WITH MORE APPROPRIATE RADIUS UNITS AND THEREPLACEMENT OF NOZZLES WITH ADJUSTABLE ARC UNITS
14. THE CONTRACTOR SHALL USE U.L. APPROVED GROUND ROD(S) AND/OR GROUND PLATE(S)WITH CADWELD ONE-SHOT CONNECTION PROCESS FOR CONNECTING THE CONDUCTOR WIRETO THE ROD(S) AND/OR PLATE(S).THE NUMBER OF RODS OR PLATES SHALL DEPEND ON THECONDUCTIVITY OF THE IMMEDIATE SOIL SURROUNDING THE ROD(S) AND/OR PLATE(S).MAXIMUM GROUND RESISTANCE SHALL BE PER CONTROLLER MANUFACTURERSSPECIFICATIONS.
15. CONTRACTOR SHALL REFER TO IRRIGATION LEGEND FOR CONTROLLER TYPE. FINALLOCATION OF CONTROLLER AND ELECTRICAL POC SHALL BE CONFIRMED WITH OWNER'SAUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK.
16. MAINLINE SHOWN WITHIN PAVING FOR CLARITY ONLY, ACTUAL MAINLINE LOCATION TO BEWITHIN PLANTER, A MINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLESTYP.
17. CONTRACTOR SHALL PAINT ALL EXPOSED PVC PIPE WHICH IS ON-GRADE TO REDUCEVISIBILITY TO THE PUBLIC EYE AND IMPROVE THE AESTHETICS OF THE NATURALENVIRONMENT. PAINT SHALL BE AN OUTDOOR PAINT RESISTANT TO SUN EXPOSURE.CONTRACTOR SHALL CONFIRM PAINT COLOR AND TYPE WITH OWNER'S AUTHORIZEDREPRESENTATIVE PRIOR TO COMMENCING WORK.
18. CONTRACTOR SHALL ADJUST ALL HEADS AS REQUIRED TO ACCOMMODATE ANY VERTICALOBSTRUCTIONS THAT MAY OCCUR, INCLUDING BUT NOT LIMITED TO LIGHT POLES, FIREHYDRANTS, ETC. CONTRACTOR SHALL ADD SPRINKLER HEADS AS REQUIRED TO ACHIEVE100% COVERAGE IN ALL AREAS THAT REQUIRE ADJUSTING.ADTIONAL HEADS SHALL BEINSTALLED AT NO ADDITIONAL COSTS TO THE CONTRACT. VERIFY ALL HEAD LAYOUT WITHOWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK.
19. LATERAL LINES MAY BE SHOWN WITHIN PAVING FOR CLARITY ONLY, ACTUAL LOCATION TO BEWITHIN PLANTER. CONFIRM ALL LAYOUT IN FIELD WITH OWNER'S AUTHORIZEDREPRESENTATIVE PRIOR TO COMMENCING WORK.
20. REMOTE CONTROL VALVES AND ISOLATION VALVE LOCATIONS ON THIS DRAWING AREAPPROXIMATE. THE LANDSCAPE CONTRACTOR SHALL STAKE OUT EACH ELECTRICALCONTROL VALVE AND ISOLATION VALVE LOCATION FOR REVIEW AND APPROVAL BY OWNER'SAUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION OF ALL VALVES. FINAL LOCATIONAND EXACT POSITIONING FOR ELECTRIC CONTROL VALVES AND ISOLATION VALVES SHALL BEDETERMINED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. MINOR MODIFICATIONS OFREMOTE CONTROL VALVES AND ISOLATION VALVE LOCATIONS AS REQUESTED BY THEOWNER'S AUTHORIZED REPRESENTATIVE SHALL BE PROVIDED BY THE CONTRACTOR AT NOADDITIONAL COST TO THE PROJECT. FAILURE TO OBTAIN OWNER'S APPROVAL PRIOR TOTHE INSTALLATION SHALL CAUSE THE CONTRACTOR TO MAKE PROJECT DIRECTED REVISIONSAT NO ADDITIONAL COST TO THE OWNER. IN GENERAL, UNLESS OTHERWISE DIRECTED BYOWNER, ALL VALVES SHALL BE INSTALLED WITHIN THREE FEET FROM EDGE OF HARDSCAPE,WALK OR CURB IN SHRUB PLANTING AREAS.
21. THE CONTRACTOR SHALL USE PROPER GROUNDING TECHNIQUES FOR GROUNDING THECONTROLLER AND RELATED EQUIPMENT PER MANUFACTURERS SPECIFICATIONS.MEASURING FOR PROPER GROUND AT LEAST ONCE ANNUALLY, AND NECESSARYADJUSTMENTS MADE TO COMPLY WITH MANUFACTURER SPECIFICATIONS IS RECOMMEND.
43.4
I agree to comply with the requirementsof the water efficient landscape ordinanceand submit a complete LandscapeDocumentation Package.
agree to comply with the requirememntsf the waterefficient landscape ordinancend submit a complete Landscapeocumentation Package.
I aof anDo
Eric Fenmore
Eric@diglandscapeconstruction.com949.673.5450
2732 East Coast Highway, Suite A, Corona del Mar, CA. 92625
1540 E Ocean Front, Newport Beach, CA
Newport Beach
07.09.2024
932954
Newport BeachNewport Beach
Newport Beach Newport Beach
0.62 81%0.4MEDIUM 12043.4
MEDIUM
HZ 3 TREE DRIP
0.4
40
Irrigation Details
2732 East Coast Highway, Suite A
Corona Del Mar, CA 92625
949.673.5450
Drawn By:CF
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Revisions:
PM:SLContact Email:spencer@gardenstudiodesign.com
Contractor to Field Verify AllMeasurements and Confirm Details toProvide Accurate Bid
DISCLAIMER: THIS LANDSCAPE SET HAS NOT BEENAPPROVED BY THE CITY OR HOA AND MAY NOT MEET THEREQUIRED CODES AND REGULATIONS. THIS IS ACONCEPTUAL LANDSCAPE SET, PLEASE SEE THE PLANSDATED xx/xx/2023 FOR THE APPROVED LANDSCAPE SET.
L-5.2
Date
3"
2" MIN.
FINISHED GRADE IN SHRUB AREAS
PVC LATERAL (OR EXHAUST HEADER)
3/4" GRAVEL SUMP (1 CUBIC FOOT)
BRICK SUPPORTS - THREE
S x 1/2" PVC 90 ELL (SIZE AS REQ'D)
LINE FLUSHING VALVE per IRRIGATIONLEGEND
VALVE BOX SEE SPECS.
2
2
2" MIN.
2"
SECTION/ELEVATION
LEGEND1. PVC LATERAL LINE PIPE TO ZONE
2. 3/4" CRUSHED GRAVEL, MIN. 5"-6" DEPTH
3. REMOTE CONTROL VALVE, REFER TO LEGEND FORSPECIFICATION
4. LANDSCAPE FABRIC
5. PVC SCH 80 MAINLINE TEE/ELL FITTING
6. SOLID BRICK, NOMINAL SIZE (MIN. 4 REQ.)
7. PVC PIPE, MINIMUM PRESSURE RATING-315 PSI, SIZEPER IMMEDIATE DOWNSTREAM RCV LATERAL SIZE
8. PVC SCH 80 SS EL, SIZE PER #10
9. SCH 40 PVC MALE ADAPTER MIPT x SLIP, OR REDUCINGMA. THREAD SIZE PER RCV THREAD SIZE
10. PVC SCH 80 TT UNION, (2 REQ), SIZE PER RCV. (MAYSUBSTITUTE WITH DURA COUPLING MANIFOLDSYSTEM, P/N 332-010, 332-015, 332-020. SCH 80 NIPPLESDOWNSTREAM AND UPSTREAM OF RCV ARE NOTREQUIRED)
11. PVC SCH 80 PVC NIPPLE, RCV SIZE, MIN. LENGTH 4" (2REQ.)
12. FINISH GRADE
13. RECTANGULAR SPECIFICATION GRADE VALVE BOXWITH BOLT DOWN 'T' COVER. HEAT BRAND "RCV" ANDZONE # ON LID
14. RCV PURPLE ID TAG
15. CONTROL WIRES WITH WATER TIGHT SPLICESPROVIDE 24" COIL OF WIRE AT VALVE
1/2"
NOTES:A. SET TOP OF VALVE BOX 1/2" ABOVE FINISHED GRADE IN TURF AREAS.B. IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL LEVEL OR 1" ABOVE MULCH LAYER,WHICHEVER IS HIGHER.
6" MAX2" MIN
14 13 12
7
9
1
2 3 4
5
6
7
8
11
15
10
NOTES:A. USE TEFLON TAPE ON ALL EXPOSED THREADS.B. WHERE A MULCH LAYER IS USED AS GROUND COVER INSTALL TOP OF SPRINKLER BODY 1/2" ABOVEMULCH COVER, AT NO TIME SHALL MULCH BURY THE CAP.C. WHEN MULCH LAYER IS NOT PRESENT INSTALL TOP OF SPRINKLER BODY 2" ABOVE FINISH GRADE.D. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURERS SPECIFICATIONS.E. INSTALL SPRINKLER HEADS 6" FROM PAVING EDGE IN GROUND COVER AREAS.F. INSTALL SPRINKLER HEADS 4" FROM PAVING EDGE IN TURF AREAS.G. INSTALL SPRINKLER HEADS 12" FROM ALL BUILDINGS, WALLS, AND FENCES.H. INSTALL SPRINKLER HEADS PLUMB.I. ADJUST SPRAYS OR NOZZLE STREAM TO COVER LANDSCAPE AREA WITHOUT OVERSPRAY ONTOPAVING, FENCES, WALLS, OR BUILDINGS. DO NOT SCALE DRAWINGS.
2"
1/2"1/2"1
2
SECTION/ELEVATION
LEGEND1. FINISH GRADE
2. MULCH LAYER*, REFERTO LANDSCAPESPECIFICATIONS FORTYPE AND DEPTH
3. POP-UP SPRINKLER.REFER TO LEGEND FORTYPE
4. 1/2" MARLEX EL FITTING,PART OF SWINGASSEMBLY.
5. HUNTER MANUFACTUREDSWING ASSEMBLY; 12"MIN. LAY LENGTH, SIZEPER SPRINKLER INLETMODEL SJ-512 - 1/2" INLETMODEL SJ-712 - 3/4" INLET
6. PVC SCH 40 SxSxT TEEOR SxT EL
7. PVC LATERAL PIPE
3
4
5 6 7
C
B
C C
A
CC
C B
A
DDDD
AR
LF
LINE FLUSHING VALVEPLUMBED TO PVC
AREA PERIMETER
START CONNECTION
EXHAUST HEADER
COMPRESSION TEE
SUBSURFACE DRIP TUBINGper IRRIGATION LEGEND
AIR/VACUUM RELIEF VALVE(PLUMBED to DRIP LINE ONEAT EACH HIGH POINT)
BLANK TUBING CENTEREDON MOUND OR BERM
SUPPLY HEADER
REMOTE CONTROL VALVE
PVC SUPPLY HEADER
TOP OF SLOPE
AIR/VACUUM RELIEFASSEMBLY
LINE FLUSHING VALVEASSEMBLY
PVC EXHAUST HEADER
TOE OF SLOPE
REMOTE CONTROLVALVE
CONVENTIONALSPACING ON TOP 2/3 OFSLOPE
CONVENTIONALSPACING PLUS 25% ONBOTTOM 1/3 OF SLOPE
3"2" MIN.
FINISHED GRADE IN TURFAREAS
FINISHED GRADE IN SHRUBAREAS
RAINBIRD ARV-100 VALVE KIT,AIR / VACUUM RELIEF VALVE
PLASTIC ROUND VALVE BOX PERIRRIGATION LEGEND,
SUBSURFACE DRIP TUBING
BRICK SUPPORTS
LANDSCAPE FABRIC
3/4" ROCK, 1 CUBIC FT.
RAINBIRD EASY FIT TEE,MDCFTEE AND FPTADAPTER-MDCF75FPT
22 2
2
22
ZONE FLUSH VALVEPLUMBED TO PVC
AREA PERIMETER
SUBSURFACE IRRIGATION TUBINGPER IRRIGATION LEGEND
MANIFOLD CONNECTION(PVC TO ELBOW)
SCH. 40 PVC FLUSH MANIFOLD
AIR/VACUUM RELIEF VALVE(PLUMED TO GEOFLOWTUBING AT EACH HIGH POINT)
COMPRESSION TEE
PVC SUPPLY MANIFOLD
REMOTE CONTROL VALVEPER IRRIGATION LEGEND
22
21
2
3
4
5
6
7
8
9
10
11
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Irrigation Details
2732 East Coast Highway, Suite A
Corona Del Mar, CA 92625
949.673.5450
Drawn By:CF
Sheet:
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07.19.2024Date:
Revisions:
PM:SLContact Email:spencer@gardenstudiodesign.com
Contractor to Field Verify AllMeasurements and Confirm Details toProvide Accurate Bid
DISCLAIMER: THIS LANDSCAPE SET HAS NOT BEENAPPROVED BY THE CITY OR HOA AND MAY NOT MEET THEREQUIRED CODES AND REGULATIONS. THIS IS ACONCEPTUAL LANDSCAPE SET, PLEASE SEE THE PLANSDATED xx/xx/2023 FOR THE APPROVED LANDSCAPE SET.
L-5.3
INSTALL MIN.6"-12" ABOVEHIGHEST POINTOF DISCHARGE
30-INCH LINEAR LENGTH OF WIRE, COILED
WATERPROOF CONNECTION
ID TAG
ANTI-SIPHON VALVE: SEE IRRIGATIONLEGEND
PRESSURE REGULATING FILTER perLEGEND. -OPTIONAL DEPENDING ONAVAILABLE STATIC PRESSURE
PVC SCH 80 UNION
PVC SCH 40 MALE ADAPTER
UV RADIATION RESISTANT OR PAINTEDPVC SCH 40 PIPE (1 OF 2)
FINISH GRADE/TOP OF MULCH
PVC SCH 40 ELL (1 OF 2)
PVC MAINLINE PIPE
PVC LATERAL LINE
2
2
*NOTE*ANTI-SIPHON VALVES SHOULD BE INSTALLED 6-12" ABOVE THE HIGHEST SPRINKLER HEAD WITHIN THEZONE, OR, ACCORDING TO LOCAL CODE.
6"
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Irrigation Specifications
2732 East Coast Highway, Suite A
Corona Del Mar, CA 92625
949.673.5450
Drawn By:CF
Sheet:
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07.19.2024Date:
Revisions:
PM:SLContact Email:spencer@gardenstudiodesign.com
Contractor to Field Verify AllMeasurements and Confirm Details toProvide Accurate Bid
DISCLAIMER: THIS LANDSCAPE SET HAS NOT BEENAPPROVED BY THE CITY OR HOA AND MAY NOT MEET THEREQUIRED CODES AND REGULATIONS. THIS IS ACONCEPTUAL LANDSCAPE SET, PLEASE SEE THE PLANSDATED xx/xx/2023 FOR THE APPROVED LANDSCAPE SET.
L-5.4
A. GENERAL NOTES B. FIELD OBSERVATIONS C. MATERIALS NOTES (CONTINUED) D. PLASTIC PIPE NOTES (CONTINUED)F. RECORD AND AS-BUILT DRAWINGS (CONT'D)
C. MATERIALS NOTES
D. PLASTIC PIPE NOTES E. IRRIGATION EQUIPMENT NOTES
F. RECORD AND AS-BUILT DRAWINGS
G. EQUIPMENT TO BE FURNISHED
43
October 24, 2024, Zoning Administrator Item 2 Comments
These comments on a Newport Beach Zoning Administrator agenda item are submitted by:
Jim Mosher (jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 2. MDXL LLC Residence Coastal Development Permit
(PA2024-0142)
I have some trouble with Facts in Support of Finding 3.A.8 on pages 3 and 4 of 9 of the
proposed resolution (handwritten pages 11 and 12).
First, on page 4 it says “As previously discussed, the property spans three and a half existing
lots. One single family dwelling would be constructed across all of the underlying lots, where
three individual dwellings could otherwise be constructed.”
While the three and a half existing lots are listed in Statement of Fact 1.1 on page 1, I am
unable to find any discussion of the status of the lots in the resolution, and in particular, why the
present approval would not require a merger of the “existing” lots.
The staff report on page 2 (but not the resolution) says “a certificate of compliance has been
recorded to formally recognize the lots as one legal lot,” but does not say (1) when or by whom
the certificate was issued, (2) if it is equivalent to a merger, or (3) if the granting of it received
Coastal Act review.
If the three and a half lots continue to exist, as Section 3.A.8 of the resolution states, and the
structure is proposed to be built across them, it would seem a merger is required.
Alternatively, if they have been legally merged, as the staff report seems to suggest, then, given
that the merged lot is in an R-1 Coastal Zoning District, there seems something wrong with the
suggestion in Section 3.A.8 that instead of the proposed project, it is a site where “three
individual dwellings could otherwise be constructed.” Without a separate action to reverse the
merger, the zoning would seem to restrict development to a single residence.
It would be helpful for the resolution to clarify these points.
Second, while it says on page 4 that the development “maintains a building envelope consistent
with the historical development pattern,” and that “The bulk and scale of the proposed residence
would be similar to that of three individual dwelling units.” While those statements are literally
true, the bulk and scale of the new structure will clearly perpetuate an outlier in size, quite
different from the bulk and scale of the structures on surrounding normal-sized lots.
It would be helpful for the resolution to clarify if Title 21 contains any neighborhood consistency
requirement applicable to this project. If it does, one would have to question if it is being
violated.
Zoning Administrator - October 24, 2024 Item No. 2a - Additional Materials Received MDXL LLC Residence CDP (PA2024-0142)