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HomeMy WebLinkAboutPA2023-0130_20230814_PRR_PWTmplt: 06/07/19 P ROJECT R EVIEW R EQUES T C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T Planning Division Please Distribute to: Building Public Works Fire Date PRR Routed: August 4, 2023 Please return PRR and Plans to Staff Planner Jerry Arregui, Planning Technician jarregui@newportbeachca.gov, 949-644-3249 Applicant: John Robert Walz & Macy Ulfig Contact: 949-836-5977 Walzj@gmail.com & ulfigm@gmail.com Project Name TASHIMA.BBAY Address: 32 Beacon Bay Project File Number PA2023-0130 A coastal development permit request to construct a new, 3,685-square-foot, 3-story single unit dwelling with a 634-square-foot internal accessory dwelling unit (ADU) and 657-square-foot attached 3-car garage. REPORT REQUESTED BY: 08/18/2023 Check all that apply: ❑ No comments on the project as presented. Notes: Signature Ext. Date ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) ROOF / SITE PLAN 1 ROOF AND SITE 1/8"=1'-0"A_0.1 N PROJECT ADDRESS:32 BEACON BAY LEGAL DESCRIPTION:APN: 050 222 19 PROJECT DESCRIPTION:NEW THREE-STORY SINGLE FAMILY RESIDENCE WITH AN ATTACHED ADU AND THREE CAR GARAGE. INCLUDES A ROOF DECK AS WELL AS FIVE BEDROOMS and SIX AND ONE HALF BATHS. OCCUPANCY:GROUP R-3/U NUMBER OF STORIES:3 CONSTRUCTION:TYPE V-B ZONING DISTRICT:R-2 ARCHITECTURAL A_0.1 TOPOGRAPHIC SURVEY A_1.0-3A_2.0-1A_2.2-3 LIST OF DRAWINGS PROJECT DATA LOCATION MAP SITE PLAN / PROJECT INFO FLOOR PLANSEXT. ELEVATIONS3D RENDERINGS HOME OWNERS ASSOC.:BEACON BAY COMMUNITY ASSOCIATION GLAZING NUMBER WORK POINT ELEVATION CONTROL INTERIOR ELEVATION NORTH ARROW CENTER LINE PROPERTY LINE HIDDEN/CONCEALED LINE SPOT ELEVATION DIMENSIONS GRIDLINES ELEVATION BUILDING SECTION DETAIL/WALL SECTIION DETAIL ENLARGEMENT DOOR NUMBER NEW CONSTRUCTION 1 HOUR CONSTRUCTION DRAWING SYMBOLS TA S H I M A . B B A Y ABBREVIATIONS A @ at abv. above AFF Above Finish Floor A.D. Area Drain avg. Average B Bd. Board Blw. Below Bldg. Building Bm. Beam BTU British Thermal Unit C CFM Cubic Feet per Minute CIP Cast in place CMU Concrete masonry Unit Conc. Concrete Cont.Continuous D Dn Down DWV Drain/Waste Vent E Elasto. Elastomeric (E)Existing F FAU Forced Air Unit FF Finish Floor FIN Finish FJ Floor Joist FG Finish Grade FO Face of_ FOP Face of Plywood FOS Face of Stud FOF Face of Framing G Ga. Guage Galv. Galvanized gyp. Gypsum GSM Galv. Sheet Mtl. GWB Gypsum Wallboard H HVAC Heating, Ventilation and Air Conditioning Unit I Inv. Invert J K L LPG Liquified Petroleum Gas M Mfg. Manufactur(er) Mtl. Metal Min. Minimum N nic Not In Contract (N)New O o/ Over OD Outside Diameter ODU Out Door Unit OSB Oriented Strand Board P Ptd.Painted PV Plumbing Vent PW Plywood R Req. Required RJ Roof Joist RR Roof Rafter Rm Room S S.D. Storm Drain SF Square Feet SC Scupper Stl.Steel SS Stainless Steel T TO Top of_ TOFF Top of Finish Floor TOR Top of Roof Typ. Typical T.G. Top of Grate TPS Top of Plywood Sheathing U UL Underwriters Labratories UNO Unless Noted Otherwise V W Wd. Wood w/ With WH Water Heater X Y PROPOSED HEIGHT:28' PARKING:3 COVERED SCOPE OF WORK AREA CALCS: LIVING AREA (SF): -LIVING 1: 1,695 -LIVING 2:1,554-ADU:634-LIVING 3:436-GARAGE:657PROPOSED TOTAL:4,976 CITY OF NB 15% OPEN SPACE (SF): SEE EXHIBITBUILDABLE AREA:2,979 OPEN SPACE REQUIRED:2,979(15%)=447 PROPOSED OPEN SPACE:451 SLOPE ESTABLISHMENT: HIGHEST GRADE POINT: 10.55’ LOWEST GRADE POINT: 9.98' POINT DISTANCE: 69.50’SLOPE:.57/69.50 = 0.8% ALLOWABLE HEIGHT CALCULATION:GRADE ESTABLISHMENT FOR < 5%:SUM( 10.44,10.48,10.28,10.51) / 4= 10.43’ AVG. MAX.ALLOWABLE HEIGHT:+24' (2% ROOF PITCH)=34.43’PROPOSED HEIGHT: + 23.33' (CERT.REQ'D)=33.76’ MAX.ALLOWABLE HEIGHT:+29’ (MIN. 3:12 ROOF PITCH)=39.43’PROPOSED HEIGHT: +28.63' (CERT.REQ'D)=39.06’ N 1 3 24 EN T R Y ℄SC H O O N E R R D 32 BEACON BAY NEW 3-STORY SINGLE FAMILY DWELLING UNIT T.O.S.:11.00', F.F:11.15' PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E 20'-112" CLR. GARAGE PR O P E R T Y L I N E 28 ' - 2 12" C L R . G A R A G E 5'- 0 " NOTE: SETBACKS ARE MEASURED T0 FACE OF EXTERIOR FINISH AND ARE APPROXIMATE DR I V E W A Y PE R L A N D S C A P E ASSESSORS PARCEL#: - Sc a l e : JR WALZ 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 949.836.5977 JR@WALZARCHITECTURE.COM WALZ : ARCHITECTURE Cl i e n t : Pr o j e c t : Le g a l D e s c r i p t i o n : Da t e : THIS DRAWING IS THE PROPERTY OF JR WALZ, AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART WITHOUT PERMISSION. IT IS NOT TO BE USED ON ANY OTHER PROJECT AND IS TO BE RETURNED ON REQUEST. BY Co r r e c t i o n s / C h a n g e s : # REVISIONSDATE Se a l / S i g n a t u r e : HOA SUBMITTAL Is s u e d F o r : Dr a w i n g N o : Co n s u l t a n t s : No t e : Dr a w i n g : 2023.06.29PAUL TASHIMA TASHIMA.BBAY 32 BEACON BAY, NEWPORT BEACH OWNER: DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE: JR WALZ 510 LARKSPUR AVE, CORONA DEL MAR, CA 92625 949.836.5977, WALZ.JR@GMAIL.COM PAUL TASHIMA 32 BEACON BAY, NEWPORT BEACH, CA 92660 773.251.3647 CONTACTSCITY OF NB NOTES 1.ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 2.PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT 3.POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS 4.A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. 5.THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019 AS REQUIRED BY NBMC SECTION 15.02.095 STRUCTURAL ENGINEER: ENERGY CALCULATIONS:MARK MADISON- ENERGY CODE WORKS 2600 MICHELSON DR., STE, 1700 IRVINE, CA 92612 800.700.0131, MARK@ENERGYCODE.COM GENERAL SITE NOTES: 1.EMPLOY NEWPORT BEACH STANDARD EROSION CONTROL MEASURES THROUGHOUT THE CONSTRUCTION PROCESS. 2.A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB AND GUTTER, ALLEY/STREET PAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODE 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 WORKS INSPECTOR. 3.ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY. 4.AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. 5.PROVIDE APPROVED BACKWATER DRAINAGE VALVE FOR FIXTURES LOCATED BELOW THE ELEVATION OF NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE THIS ELEVATION SHALL NOT DISCHARGE THROUGH VALVE. 6.PROVIDE 6" HOUSE STREET NUMBER VISIBLE AND LEGIBLE FROM STREET. NUMBERS SHALL BE OF NON-COMBUSTIBLE MATERIALS IN SPECIAL FIRE PROTECTION AREAS. 7.AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 8.ALL STRUCTURES LIMITED TO MAX. +42" WITHIN FRONT SETBACK AND +72" WITHIN SIDE AND REAR SETBACKS MEASURED FROM EXISTING GRADE, 9.ALL REQUIRED SETBACK DIMENSIONS ARE FROM FACE OF FINISH 10.ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BE A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR 11.ALL GRADE SPOT ELEVATIONS ARE EXISTING SURVEYED TOPOGRAPHIC ELEVATIONS: (XX.XX") SITE LEGEND: ·FRONT DOOR ENTRY ·PROPERTY LINE ·FOOTPRINT ·GARAGE CLEAR INTERIOR FOOTPRINT ·ROOF PLAN ABV. 3' - 6 " CIVIL ENGINEER:ADAM TOAL- TOAL ENGINEERING 139 AVE. NAVARRO, SAN CLEMENTE, 92672 949.492.8586 ATOAL@TOALENGINEERING.COM (E)COMMON FENCES TO REMAIN OUTLINE OF NEIGHBOR HOME GATE MAX 6' ABV. GRADE LINE OF BUILDING FOOTPRINT SCREENED TRASH AREA COURTYARD PER LANDSCAPE SEE OPEN SPACE EXHIBIT THREE CAR GARAGE 12'-512" 1'-512" (E)PL FENCE TO REMAIN OUTDOOR SHOWER TO BE PLUMBED SEPARATELY FROM THE STORM SEWER NEW CLEAN OUT ON (E)SEWER LATERAL, MUST BE LOCATED IN THE PRIVATE STREET ROW ELECTRIC METER PER SCE GAS METER PER SO CAL GAS 5'-0" 5'- 0 " 12'-0" 12'-6" 80'-6" 8' - 0 " 4'- 2 12" 17 ' - 3 12" 5'- 6 " 11'-812"8'-6"59'-912" 35 ' - 0 " LANDSCAPE DESIGNER:MOLLYWOOD GARDEN DESIGN 1660 ORANGE AVENUE COSTA MESA, CA. 92627 949.548.1611 DANIELA@MOLLYWOODGARDENDESIGN.COM GEOTECHINCAL ENGINEER:COAST GEOTECHNICAL, INC. 1200 W. COMMONWEALTH AVENUE FULLERTON, CA 92833 (714)870-1211 HI G H E S T R I D G E 3 9 . 0 6 ' : 2 8 ' - 7 12" T A L L OUTLINE OF NEIGHBOR HOME WATER FEATURE PER LANDSCAPE, SEPARATE PERMIT REQUIRED MAX 2' ABOVE GRADE WATER FEATURE PER LANDSCAPE, SEPARATE PERMIT REQUIRED, MAX 6" ABV. GRADE FENCE AND GATE MAX 6'-0" ABV. GRADE FIRE PIT PER LANDSCAPE MAX. 2' ABOVE DECK FINISH 4' - 6 " 35 ' - 0 " (E) ROLLED CURB TO REMIAN OPEN SPACE EXHIBIT (SF): 1/32"= 1'-0" 14'-10" X 18'-212" 15'-1" X 12'-0 12" + = 451 SF A 14'-10" 4'-7" 4'-1" 80'-0" FLOOR 1 14'-10" A 18 ' - 2 12" LINE OF CANOPY OVERHANG ABV. 2'-1" LINE OF OVERHANG ABV. 15'-1"12 ' - 0 12"FLOOR 2 B B A B 7'-112" A/C CONDENSING UNITS: SLIM PROFILE STYLE WITH SOUND ATTENUATION BLANKETS FRONT DECK PER LANDSCAPE FS: 11.15 LOW WALL PER LANDSCAPE MAX 2' ABOVE GRADE LANDSCAPEL-1 FLOOR 1 CONCEPTL-2 ROOF DECK CONCEPTLP-1 FLOOR 1 PLANTINGLP-2 ROOF DECK PLANTINGLL-1 FLOOR 1 LIGHTINGLL-2 ROOF DECK LIGHTINGLI-1 FLOOR 1 IRRIGATION PLANLI-2 ROOF DECK IRRIGATION PLANL1-3 IRRIGATION DETAILSL1-4 IRRIGATION DETAILS &WATER USE CALCSLI-5 IRRIGATION SCHEDULESLI-6-7 IRRIGATION SPECS℄ST R A D A DS DS DS DS DS DS DSDSDS DS DSDS CIVILC-1 PRELIMINARY GRADING AND DRAINAGE PLANCP-1 CONSTRUCTION POLLUTION PREVENTION PLAN HVAC PLANS 1/4"=1'-0"A_1.0 FLOOR 1 ASSESSORS PARCEL#: - Sc a l e : JR WALZ 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 949.836.5977 JR@WALZARCHITECTURE.COM WALZ : ARCHITECTURE Cl i e n t : Pr o j e c t : Le g a l D e s c r i p t i o n : Da t e : THIS DRAWING IS THE PROPERTY OF JR WALZ, AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART WITHOUT PERMISSION. IT IS NOT TO BE USED ON ANY OTHER PROJECT AND IS TO BE RETURNED ON REQUEST. BY Co r r e c t i o n s / C h a n g e s : # REVISIONSDATE Se a l / S i g n a t u r e : HOA SUBMITTAL Is s u e d F o r : Dr a w i n g N o : Co n s u l t a n t s : No t e : Dr a w i n g : 2023.06.29PAUL TASHIMA TASHIMA.BBAY 32 BEACON BAY, NEWPORT BEACH A LEGEND (RE: STRUCTURAL PLANS FRAMING DESIGN & PLANS) X XXXX - NEW DOOR PER SCHEDULE A6.0 - NEW WINDOW PER SCHEDULE A6.0 INDICATES EMERGENCY EGRESS W/ MIN. 5.7 SF OPENING (MIN. 20" CLEAR WIDTH X 24" CLEAR HEIGHT). RE: A6.0 FOR DETAILED REQUIREMENTS. - 7/8" EXT. PLASTER PER 1/A4.0 B - 1" BRICK ADHERED VENEER O/ CEMENT MORTAR BED PER 4/A4.0 C - VERT. 1X3 'THERMORY' KNOTTY PINE PER 9/A4.0 -2X6 WALL W/ R-21 BATT INSULATION, UNO. EXTERIOR FINISH PER A2.0-1 EXT. ELEVATIONS -INTERIOR PLUMBING: WHERE REQ'D FOR ROUTING PLUMBING PIPES PROVIDE 2X6 CONST. -SEPARATION WALL MIN. 1/2" GWB ON GARAGE SIDE LIVING 103 3-CAR GARAGE 113 ENTRY 100 KITCHEN 104 DINING 102 GUEST SUITE 111 POWDER 108 PANTRY 105 STAIR 101 BOARDS SHOWER W/D ELEV 106 COURTYARD OPEN SPACE 112 PLANTER WINE ELEV. EQUIPMENT BBQ LOW SITE WALL 18" TALL STRATA WALKWAY MUD AREA 21'-6"12'-1114"19'-734"9'-1112"9'-1112"1'-10"2'-10"1'-9" 1' - 9 " 2'- 0 " 1'- 9 " 17 ' - 3 12" 1' - 9 " 1' - 9 " 4' - 6 " 1'- 9 " 5' - 0 " 12'-1" 1'-0" 11'-1"1'-9"2'-10"1'-8"7'-114"13'-834" 6'-1114" 14'-10"14'-412"12'-712"4'-5"6'-1" 1'-0" 5'-0" 5' - 0 " 5' - 0 " 3'- 7 " 16 ' - 9 " 1' - 0 " 8'- 6 " 5'- 2 " 5' - 0 " 24 ' - 6 12" 2'- 5 12" 8' - 0 " 12'-112"8'-6"59'-912" 35 ' - 0 " 6'-012"6'-1114" 28 ' - 3 " 20'-6" HALLWAY 107 BATHROOM 109 CLOSET 110 ADU ENTRY 114 1 A_2.0 1 A_2.1 2 A_2.0 2 A_2.1 FIREPIT FLOOR AREA GARAGE:657 FLOOR 1:1,695 FLOOR 2:2,188 FLOOR 3:436 TOTAL:4,976 100A 103A 111B 110A 109A 111A 108A 106A 113A 113B 113C 113D 113E 113F 114A 105A 112A A1A2B1 C1 C2 D1 E1 E2 F1 105B FLOOR 2 PLANS 1/4"=1'-0"A_1.1 ASSESSORS PARCEL#: - Sc a l e : JR WALZ 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 949.836.5977 JR@WALZARCHITECTURE.COM WALZ : ARCHITECTURE Cl i e n t : Pr o j e c t : Le g a l D e s c r i p t i o n : Da t e : THIS DRAWING IS THE PROPERTY OF JR WALZ, AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART WITHOUT PERMISSION. IT IS NOT TO BE USED ON ANY OTHER PROJECT AND IS TO BE RETURNED ON REQUEST. BY Co r r e c t i o n s / C h a n g e s : # REVISIONSDATE Se a l / S i g n a t u r e : HOA SUBMITTAL Is s u e d F o r : Dr a w i n g N o : Co n s u l t a n t s : No t e : Dr a w i n g : 2023.06.29PAUL TASHIMA TASHIMA.BBAY 32 BEACON BAY, NEWPORT BEACH MASTER SUITE 201 GUEST SUITE 2 207 STAIR 212 OPEN TO ENTRY BELOW LAUNDRY 219 GUEST SUITE 3 218 STAIR 200 ELEV 210 STAIR 211 BONUS/ADU 214 MASTER BATH 202 GUEST 215 LINEN 20'-412"7'-414"8'-834"10'-7"9'-2"3'-7"17'-912"1'-1" 12'-812" 5'- 1 12" 9' - 9 " 4'- 7 34" 4'- 7 34" 4' - 7 34" 3' - 1 1 12" 6'- 6 " 3'-4"7'-712"10'-412"4'-512" 15'-1"17'-1" 5'-212"3'-5"11'-612" 20'-2"14'-10"12'-112"12'-1" 5'- 1 12" 1' - 0 " 12 ' - 7 12" 17 ' - 1 " 4' - 0 12" 33 ' - 9 " 5'- 1 12" 6'-112"61'-812"4'-7"12'-412" WC 203 WALK-IN CLOSET 204 OWNER`S CLOSET 205 HALLWAY 206 BATHROOM 208 CLOSET 209 CLOSET 213 ADU BATHROOM 217 CLOSET 216 BATHROOM 220 UNDER-STAIR CLOSET 221 HALLWAY 206 BALCONY CLOSET CLOSET W/D STANDING SEAM METAL - VINTAGE FINISH TRENCH DRAIN STANDING SEAM METAL - VINTAGE FINISH PORCELAIN TILE O/ ELASTOMERIC BUILT-UP ROOF W/ GRAVEL FINISH GUTTER 2% 2% 2% FLOOR AREA GARAGE:657 FLOOR 1:1,695 FLOOR 2:2,188 FLOOR 3:436 TOTAL:4,976 1 A_2.0 1 A_2.1 2 A_2.0 2 A_2.1 A LEGEND (RE: STRUCTURAL PLANS FRAMING DESIGN & PLANS) X XXXX - NEW DOOR PER SCHEDULE A6.0 - NEW WINDOW PER SCHEDULE A6.0 INDICATES EMERGENCY EGRESS W/ MIN. 5.7 SF OPENING (MIN. 20" CLEAR WIDTH X 24" CLEAR HEIGHT). RE: A6.0 FOR DETAILED REQUIREMENTS. - 7/8" EXT. PLASTER PER 1/A4.0 B - 1" BRICK ADHERED VENEER O/ CEMENT MORTAR BED PER 4/A4.0 C - VERT. 1X3 'THERMORY' KNOTTY PINE PER 9/A4.0 -2X6 WALL W/ R-21 BATT INSULATION, UNO. EXTERIOR FINISH PER A2.0-1 EXT. ELEVATIONS -INTERIOR PLUMBING: WHERE REQ'D FOR ROUTING PLUMBING PIPES PROVIDE 2X6 CONST. -SEPARATION WALL MIN. 1/2" GWB ON GARAGE SIDE G1 H1 J1 J2 K1 M1M2M3M4N1N2N3P1P2P3P4R1R2R3 S1 S2 S3 S4 S5 S6 T1 T2 U1 U2 U3 U4 V1 V2 V3 E1 E2 201B 201A 202A 203A 205A 204A 207C207B 207A 209A 208A 210A 219A 221A 220A 218C 218B 218A 212A213A 216A 215A 217A HVAC PLANS 1/4"=1'-0"A_1.2 FLOOR 3 ASSESSORS PARCEL#: - Sc a l e : JR WALZ 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 949.836.5977 JR@WALZARCHITECTURE.COM WALZ : ARCHITECTURE Cl i e n t : Pr o j e c t : Le g a l D e s c r i p t i o n : Da t e : THIS DRAWING IS THE PROPERTY OF JR WALZ, AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART WITHOUT PERMISSION. IT IS NOT TO BE USED ON ANY OTHER PROJECT AND IS TO BE RETURNED ON REQUEST. BY Co r r e c t i o n s / C h a n g e s : # REVISIONSDATE Se a l / S i g n a t u r e : HOA SUBMITTAL Is s u e d F o r : Dr a w i n g N o : Co n s u l t a n t s : No t e : Dr a w i n g : 2023.06.29PAUL TASHIMA TASHIMA.BBAY 32 BEACON BAY, NEWPORT BEACH HOT TUB PER LSCAPE 8'-0" ØU/C REF.ICEBBQ DW FLOOR AREA FLOOR 3 LIVING: 436 COVERED DECK AREA:224 UNCOVERED DECK:728 6'-0"2'-214"18'-114"7'-634"2'-11"6'-634"7'-912"7'-934"3'-634" 24'-212"14'-10"15'-112" 9'-5"7'-712" 26'-312" 7' - 0 " 6'- 9 34" 14 ' - 1 0 14" 4'- 1 0 " 4'- 6 " 7' - 0 " 17'-012" 31 ' - 0 " STAIR 300 ELEV 301 SAUNA 302 BONUS/GYM 303 KITCHENETTE 304 BATHROOM 305 OUTDOOR COVERED DECK 306 2% 2% SEE ROOF PLAN, TYP. TRENCH DRAIN TRENCH DRAIN 2% 2% 2% TRENCH DRAIN 1 A_2.0 1 A_2.1 2 A_2.0 2 A_2.1 DECK FINISH (PER LSCAPE) O/ ELASTOMERIC WATERPROOF MEMBRANE PER ICC ESR REPORT DECK FINISH (PER LSCAPE) O/ ELASTOMERIC WATERPROOF MEMBRANE PER ICC ESR REPORT DECK FINISH (PER LSCAPE) O/ ELASTOMERIC WATERPROOF MEMBRANE PER ICC ESR REPORT A LEGEND (RE: STRUCTURAL PLANS FRAMING DESIGN & PLANS) X XXXX - NEW DOOR PER SCHEDULE A6.0 - NEW WINDOW PER SCHEDULE A6.0 INDICATES EMERGENCY EGRESS W/ MIN. 5.7 SF OPENING (MIN. 20" CLEAR WIDTH X 24" CLEAR HEIGHT). RE: A6.0 FOR DETAILED REQUIREMENTS. - 7/8" EXT. PLASTER PER 1/A4.0 B - 1" BRICK ADHERED VENEER O/ CEMENT MORTAR BED PER 4/A4.0 C - VERT. 1X3 'THERMORY' KNOTTY PINE PER 9/A4.0 -2X6 WALL W/ R-21 BATT INSULATION, UNO. EXTERIOR FINISH PER A2.0-1 EXT. ELEVATIONS -INTERIOR PLUMBING: WHERE REQ'D FOR ROUTING PLUMBING PIPES PROVIDE 2X6 CONST. -SEPARATION WALL MIN. 1/2" GWB ON GARAGE SIDE W1 W2 W3 X1 Y1 Z1 305A304A 303B 301A 302A 303A PLANS 1/4"=1'-0"A_1.3 FLOOR 3 ASSESSORS PARCEL#: - Sc a l e : JR WALZ 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 949.836.5977 JR@WALZARCHITECTURE.COM WALZ : ARCHITECTURE Cl i e n t : Pr o j e c t : Le g a l D e s c r i p t i o n : Da t e : THIS DRAWING IS THE PROPERTY OF JR WALZ, AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART WITHOUT PERMISSION. IT IS NOT TO BE USED ON ANY OTHER PROJECT AND IS TO BE RETURNED ON REQUEST. BY Co r r e c t i o n s / C h a n g e s : # REVISIONSDATE Se a l / S i g n a t u r e : HOA SUBMITTAL Is s u e d F o r : Dr a w i n g N o : Co n s u l t a n t s : No t e : Dr a w i n g : 2023.06.29PAUL TASHIMA TASHIMA.BBAY 32 BEACON BAY, NEWPORT BEACH R I D G E ( + 2 8 ' - 0 " ) RIDGE (+27'-7 1/2") GUARDRAIL (+23'-4") GU A R D R A I L ( + 2 2 ' - 4 " ) RIDGE (+27'-4") RIDGE (+22'-5 1/2") PLANTER PLANTER PLANTER CEDAR SHINGLES 0/ CLASS 'A' ASSEMBLY @ ALL SLOPED ROOF RE: A1.2 8:12 8:12 8:12 NE W 3: 1 2 NE W 3: 1 2 NEW 3:12 NEW 3:12 2% 2% 2% 2%2% SEE A1.1 SEE A1.1 SEE A1.2 8:12 METAL GUTTER W/ VINTAGE FINISH TO MATCH ROOF, TYP. 1 A_2.0 1 A_2.1 2 A_2.0 2 A_2.1 ZINC COATED STANDING SEAM METAL ROOF - AGED VINTAGE FINISH. PER IAPMO UES ER-309 CEDAR SHINGLES 0/ CLASS 'A' ASSEMBLY @ ALL SLOPED ROOF ZINC COATED STANDING SEAM METAL ROOF - AGED VINTAGE FINISH. PER IAPMO UES ER-309 SEE A1.1 CEDAR SHINGLES 0/ CLASS 'A' ASSEMBLY @ ALL SLOPED ROOF FLOOR AREA FLOOR 3 LIVING: 436 COVERED DECK AREA:224 UNCOVERED DECK:728 A LEGEND (RE: STRUCTURAL PLANS FRAMING DESIGN & PLANS) X XXXX - NEW DOOR PER SCHEDULE A6.0 - NEW WINDOW PER SCHEDULE A6.0 INDICATES EMERGENCY EGRESS W/ MIN. 5.7 SF OPENING (MIN. 20" CLEAR WIDTH X 24" CLEAR HEIGHT). RE: A6.0 FOR DETAILED REQUIREMENTS. - 7/8" EXT. PLASTER PER 1/A4.0 B - 1" BRICK ADHERED VENEER O/ CEMENT MORTAR BED PER 4/A4.0 C - VERT. 1X3 'THERMORY' KNOTTY PINE PER 9/A4.0 -2X6 WALL W/ R-21 BATT INSULATION, UNO. EXTERIOR FINISH PER A2.0-1 EXT. ELEVATIONS -INTERIOR PLUMBING: WHERE REQ'D FOR ROUTING PLUMBING PIPES PROVIDE 2X6 CONST. -SEPARATION WALL MIN. 1/2" GWB ON GARAGE SIDE ASSESSORS PARCEL#: - Sc a l e : JR WALZ 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 949.836.5977 JR@WALZARCHITECTURE.COM WALZ : ARCHITECTURE Cl i e n t : Pr o j e c t : Le g a l D e s c r i p t i o n : Da t e : THIS DRAWING IS THE PROPERTY OF JR WALZ, AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART WITHOUT PERMISSION. IT IS NOT TO BE USED ON ANY OTHER PROJECT AND IS TO BE RETURNED ON REQUEST. BY Co r r e c t i o n s / C h a n g e s : # REVISIONSDATE Se a l / S i g n a t u r e : HOA SUBMITTAL Is s u e d F o r : Dr a w i n g N o : Co n s u l t a n t s : No t e : Dr a w i n g : 2023.06.29PAUL TASHIMA TASHIMA.BBAY 32 BEACON BAY, NEWPORT BEACH EAST 1 SOUTH 2 ELEVATIONS 1/4"=1'-0"A_2.0 FIRST LEVEL FF: 11.15' (0") UPPER SECOND FLOOR +10'-1" LOWER TOP PLATE : +18'-212" LOWER SECOND FLOOR +9'-1" 9'- 1 " 8'- 1 12" UPPER TOP PLATE : +19'-6" 1'- 3 12" 7'- 1 0 " LOWER TOP OF ROOF : 27'-4" 28 ' - 9 " FIRST LEVEL FF: 11.15' (+0") UPPER SECOND FLOOR +10'-1" LOWER SECOND FLOOR +9'-1" 9' - 1 " 9'- 5 " UPPER TOP PLATE : +19'-6" 7'- 1 0 " LOWER TOP OF ROOF : +27'-4"8" UPPER TOP OF ROOF : +28'-0" 1'- 0 " 1'- 0 " ALUM. CLAD DOORS & WINDOWS DARK BRONZE, TYP. HORIZONTAL CLAPBOARD SIDING, ARCTIC WHITE ROMAN BRICK VENEER: WHITE LINEAR CEDAR SHINGLES, TYP. ALUM. CLAD DOORS & WINDOWS DARK BRONZE, TYP. HORIZONTAL CLAPBOARD SIDING, ARCTIC WHITE VERTICAL 1X3 THERMORY KNOTTY PINE HORIZONTAL CLAPBOARD SIDING, ARCTIC WHITE ALUM. CLAD DOORS & WINDOWS DARK BRONZE, TYP. HALF-ROUND, COPPER, WEATHERED GALVALUME GUTTERS - 5", TYP. THERMORY WOOD BARN DOORS STAINED WOOD GUARDRAIL SOLDIER COURSE BRICK ACCENT 4X CANOPY AWNING W/ EXPOSED RAFTERS, & BEAMS - PTD. TO MATCH SIDING 5" HALF-ROUND ALUMINUM GUTTERS - VINTAGE FINISH, TYP. 23 ' - 4 " 28 ' - 7 12" EST. GRADE: 10.43'( -712") EST. GRADE: 10.43'( -712") TOP OF CHIMNEY: 28'-9" PTD. WD. TOP RAIL, W/ 38"Ø STL. ROD INFILL BELOW. T.O.S.: 11'-0" (-2") T.O.S.: 11'-0" (-2") ⅊ THERMORY WOOD GATES VERTICAL T&G, TYP. SMOOTH EXTERIOR PLASTER - DOVE GRAY, TYP. STANDING SEAM METAL: VINTAGE FINISH, TYP. STANDING SEAM: VINTAGE, TYP. CEDAR SHINGLE, TYP. ROMAN BRICK VENEER: WHITE LINEAR ⅊ ⅊⅊ OPEN OPEN ALUM. CHIMNEY SHROUD- VINTAGE FINISH TO MATCH ROOF & GUTTERS ASSESSORS PARCEL#: - Sc a l e : JR WALZ 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 949.836.5977 JR@WALZARCHITECTURE.COM WALZ : ARCHITECTURE Cl i e n t : Pr o j e c t : Le g a l D e s c r i p t i o n : Da t e : THIS DRAWING IS THE PROPERTY OF JR WALZ, AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART WITHOUT PERMISSION. IT IS NOT TO BE USED ON ANY OTHER PROJECT AND IS TO BE RETURNED ON REQUEST. BY Co r r e c t i o n s / C h a n g e s : # REVISIONSDATE Se a l / S i g n a t u r e : HOA SUBMITTAL Is s u e d F o r : Dr a w i n g N o : Co n s u l t a n t s : No t e : Dr a w i n g : 2023.06.29PAUL TASHIMA TASHIMA.BBAY 32 BEACON BAY, NEWPORT BEACH WEST 1 NORTH 2 ELEVATIONS 1/4"=1'-0"A_2.1 (E)ENTRY LEVEL FF: 11.15' (+0") UPPER SECOND FLOOR +10'-1" LOWER TOP PLATE : +18'-212" LOWER SECOND FLOOR +9'-1" 9'- 1 " 8'- 1 12" UPPER TOP PLATE : +19'-6" 1'- 3 12" 7'- 1 0 " LOWER TOP OF ROOF : +27'-4" UPPER TOP OF ROOF : +28'-0" 8" 28 ' - 0 " FIRST LEVEL FF: 11.15' (+0") UPPER SECOND FLOOR +10'-1" LOWER TOP PLATE : +18'-212" LOWER SECOND FLOOR +9'-1" 9'- 1 " 8'- 1 12" UPPER TOP PLATE : +19'-6" 1'- 3 12" 7' - 1 0 " LOWER TOP OF ROOF : +27'-4" UPPER TOP OF ROOF : +28'-0" 8" 28 ' - 0 " 1'- 0 " 1'- 0 " ALUM. CLAD DOORS & WINDOWS DARK BRONZE, TYP. HORIZONTAL CLAPBOARD SIDING, ARCTIC WHITE ROMAN BRICK VENEER: WHITE LINEAR THERMORY WOOD DOORS VERTICAL T&G, TYP. VERTICAL BRICK SOLDIER COURSE @ HEADERS, TYP. CEDAR SHINGLES, TYP. VERTICAL 1X3 THERMORY KNOTTY PINE STAINED WOOD GUARDRAIL 4X CANOPY AWNING W/ EXPOSED BEAMS, TO MATCH SIDING ROMAN BRICK VENEER: WHITE LINEAR 4X CANOPY AWNING W/ EXPOSED BEAMS TO MATCH SIDING ALUM. CLAD DOORS & WINDOWS DARK BRONZE, TYP. HORIZONTAL CLAPBOARD SIDING, ARCTIC WHITE STAINED WOOD GUARDRAIL VERTICAL 1X3 THERMORY KNOTTY PINE CEDAR SHINGLES, TYP. HORIZONTAL CLAPBOARD SIDING, ARCTIC WHITE 28 ' - 7 12" EST. GRADE: 10.43'( -712") EST. GRADE: 10.43'( -712") T.O. GUARD ( 22'-4") ADU ENTRY: ALUM. CLAD DOORS & WINDOWS DARK BRONZE, TYP. 22 ' - 4 " T.O.S.: 11'-0" (-2") T.O.S.: 11'-0" (-2") CEDAR SHINGLES, TYP. THERMORY WOOD GATES VERTICAL T&G, TYP. SMOOTH EXTERIOR PLASTER - DOVE GRAY, TYP. METAL STANDING SEAM: VINTAGE FINISH, TYP, STANDING SEAM METAL: VINTAGE FINISH. 5" HALF-ROUND ALUMINUM GUTTERS - VINTAGE FINISH, TYP. OPEN OPEN ⅊ ⅊⅊ ⅊ ASSESSORS PARCEL#: - Sc a l e : JR WALZ 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 949.836.5977 JR@WALZARCHITECTURE.COM WALZ : ARCHITECTURE Cl i e n t : Pr o j e c t : Le g a l D e s c r i p t i o n : Da t e : THIS DRAWING IS THE PROPERTY OF JR WALZ, AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART WITHOUT PERMISSION. IT IS NOT TO BE USED ON ANY OTHER PROJECT AND IS TO BE RETURNED ON REQUEST. BY Co r r e c t i o n s / C h a n g e s : # REVISIONSDATE Se a l / S i g n a t u r e : HOA SUBMITTAL Is s u e d F o r : Dr a w i n g N o : Co n s u l t a n t s : No t e : Dr a w i n g : 2023.06.29PAUL TASHIMA TASHIMA.BBAY 32 BEACON BAY, NEWPORT BEACH WORMS-EYE VIEW FROM STRATA 4 2 RENDERINGS 1/4"=1'-0"A_2.2 3 1 WORMS-EYE VIEW FROM SCHOONER RD WORMS-EYE VIEW FROM SCHOONER RD WORMS-EYE VIEW FROM SCHOONER RD ASSESSORS PARCEL#: - Sc a l e : JR WALZ 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 949.836.5977 JR@WALZARCHITECTURE.COM WALZ : ARCHITECTURE Cl i e n t : Pr o j e c t : Le g a l D e s c r i p t i o n : Da t e : THIS DRAWING IS THE PROPERTY OF JR WALZ, AND IS NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART WITHOUT PERMISSION. IT IS NOT TO BE USED ON ANY OTHER PROJECT AND IS TO BE RETURNED ON REQUEST. BY Co r r e c t i o n s / C h a n g e s : # REVISIONSDATE Se a l / S i g n a t u r e : HOA SUBMITTAL Is s u e d F o r : Dr a w i n g N o : Co n s u l t a n t s : No t e : Dr a w i n g : 2023.06.29PAUL TASHIMA TASHIMA.BBAY 32 BEACON BAY, NEWPORT BEACH BIRDS-EYE VIEW FROM STRATA 8 WORMS-EYE VIEW FROM BEACON BAY 6 RENDERINGS 1/4"=1'-0"A_2.3 5 7 WORMS-EYE VIEW FROM STRATA BIRDS-EYE VIEW FROM SCHOONER RD LOT 32 2 STORY BUILDING 2 STORY GARAGE FOUND L&T LS 8516 SEARCHED, FOUND NOTHING SEARCHED,FOUND NOTHING SEARCHED, FOUND NOTHING SEARCHED, FOUND NOTHING COVERED AREA COVEREDAREA BUILDING BUILDING 11.15 FF 11.00 T/SLAB PAD=TBD SC H O O N E R R O A D PROPOSED RESIDENCE GARAGE N 90°00'00" E 97.47' N 90°00'00" E 97.47' (N 0 0 ° 0 0 ' 0 0 " E 4 5 . 0 0 ' ) (N 0 0 ° 0 0 ' 0 0 " E 4 5 . 0 0 ' ) CONSTRUCTION NOTES SECTION 11.15 FF 11.00 T/SLAB PAD=TBD 11.15 FF 11.00 T/SLAB PAD=TBD GARAGE LEGEND GENERAL NOTES NOTICE TO CONTRACTOR REQUIRED CERTIFICATIONS / APPROVALS In addition to any certifications required by the agencies having jurisdiction over this project, the following approvals from the Civil engineer of record are required: 1.Foundation forms for improvements on or abutting property lines is required prior to concrete pour. 2.Location, size, and depth of all drain lines prior to backfill. PRELIMINARY PLAN NOT FOR CONSTRUCTION DEVELOPMENT STATISTICS PRELIMINARY EARTHWORK ESTIMATE 1 3 9 A v e n i d a N a v a r r o S an Clemente , CA 9267 2 9 4 9 .4 9 2 .8 5 8 6 www.toalengi neering.com C I VI L EN GI NEE R I NG L A N D S U R V E Y I N G STORMWATER QUALI TY DETAIL PERFORATED DRAIN TRENCH DETAIL TYPICAL HARDSCAPE SECTION DETAIL TYPICAL DRAIN INLET FOUND L&T LS 8516 SEARCHED,FOUND NOTHING SEARCHED,FOUND NOTHING SEARCHED, FOUND NOTHING SEARCHED, FOUND NOTHING BUILDING BUILDING 11.15 FF 11.00 T/SLAB PAD=TBD PROPOSED RESIDENCE GARAGE N 90°00'00" E 97.47' N 90°00'00" E 97.47' (N 0 0 ° 0 0 ' 0 0 " E 4 5 . 0 0 ' ) (N 0 0 ° 0 0 ' 0 0 " E 4 5 . 0 0 ' ) 1 3 9 A v e n i d a N a v a r r o S an Clemente , CA 9267 2 9 4 9 .4 9 2 .8 5 8 6 www.toalengi neeri ng.com C I VI L E N GI NE E R I NG L A N D S U R V E Y I N G STORMWATER QUALI TY EROSION CONTROL BMPs TEMPORARY SEDIMENT CONTROL WIND EROSION CONTROL TRACKING CONTROL WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL NON-STORMWATER MANAGEMENT LEGENDNOTE THIS SHEET FOR EROSION CONTROL ONLY YEAR-ROUND BMP REQUIREMENTS C C C C E E E E SEE SHEET LI-2MATCHLINE 1 4 4 4 4 4 4 4 1 111111 A MFSMVX B P ¾ ¾" EE E E E E E E E EE E E E E A-15 1" 0.33 A-16 1" 0.41 A-13 1" 0.50 A-14 1" 0.54 A-11 1" 0.26 A-12 1" 0.50 A-9 1" 2.16 A-8 1" 0.75 A-10 1" 0.50 A-7 1" 0.90 A-6 1" 0.26 A-5 1" 1.75 A-4 1" 3.00 A-2 1" 0.26 A-1 1" 1.60 A-3 1" 0.26 4 1 1 1 1 1 1 1" 1"1" 1" 1" 1" 1" 1" 1"1"1"1" 1" ¾ ¾¾¾ ¾ ¾ ¾ ¾¾ ¾ ¾ ¾ ¾ ¾ ¾ ¾¾¾ ¾¾ ¾ ¾ ¾ ¾¾¾¾¾¾ ¾¾¾¾ ¾ ¾ ¾ ¾ ¾ Know what's below. before you dig.Call R NO T F O R C O N S T R U C T I O N © 2 0 1 6 W a t e r R i g h t D e s i g n , A l l R i g h t s R e s e r v e d DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 4-30-25 6/29/23 LI A B I L I T Y W A R N I N G : P L A N S M A R K E D " N O T F O R C O N S T R U C T I O N " A R E N O T A P P R O V E D F O R C O N S T R U C T I O N B Y T H E B U I L D E R / D E V E L O P E R , L A N D S C A P E A R C H I T E C T , S T R U C T U R A L E N G I N E E R , A N D / O R GO V E R N I N G A G E N C Y A S M A Y B E R E Q U I R E D . T H E I N S T A L L I N G C O N T R A C T O R S H A L L N O T U S E T H E S E P L A N S F O R C O N S T R U C T I O N W I T H O U T P R I O R W R I T T E N A U T H O R I Z A T I O N F R O M T H E B U I L D E R / D E V E L O P E R . Ta s h i m a R e s i d e n c e Checked by Drawn by Project No. Water RightDesign 2400 Barranca Pkwy. #1306 Irvine, CA 92606 (949) 440-1030www.WaterRight.Design of Prepared for 32 B e a c o n B a y Co s t a M e s a , C A 9 2 6 2 7 (9 4 9 ) 5 4 8 - 1 6 1 1 7 Ne w p o r t B e a c h Ca l i f o r n i a 9 2 6 6 0 Date Scale Revisions Sheet Ga r d e n D e s i g n 16 0 0 O r a n g e A v e . MWG-066 6/29/23 Mo l l y W o o d IRRIGATIONPLAN1st FLOOR RWM 1/4"=1'-0" LI-1 CONTROLLER REDUCED PRESSURE BACKFLOW PREVENTER3/4" ELECTRIC MASTER VALVE1" WATER SERVICE INFORMATION WATER METER REF. NO.: TYPE OF SOURCE: SERVICE LINE SIZE **:WATER METER SIZE **: (** PER STREET and/or WATER IMPROVEMENT PLANS) EXISTING WATER PRESSURE:PSI.MINIMUM OPERATING PRESSURE:PSI. PEAK IRRIGATION DEMAND:GPM. 'A' POTABLE 1'1' 6855 3 0' 1' 2' 3' 4' 8' ron th FOR IRRIGATION LEGEND & NOTES, SEE SHEET LI-2 EXISTING WATERMETER 'A' C C C C E E E E SEE SHEET LI-1MATCHLINE C C C C C C C C C C C C C C C C C E E E E E E E E E E E E E E E E E 4 3 3 4 3 3 3 E 4 1" B P ¾" B P B P E E A-21 1" 0.66 A-20 1" 0.36 A-19 1" 0.31 A-18 1" 0.23 A-17 1" 0.39 111 1" ¾" ¾" ¾" ¾" ¾" ¾" 1"1" ¾¾¾¾¾ ¾ ¾ Know what's below. before you dig.Call R NO T F O R C O N S T R U C T I O N © 2 0 1 6 W a t e r R i g h t D e s i g n , A l l R i g h t s R e s e r v e d DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 4-30-25 6/29/23 LI A B I L I T Y W A R N I N G : P L A N S M A R K E D " N O T F O R C O N S T R U C T I O N " A R E N O T A P P R O V E D F O R C O N S T R U C T I O N B Y T H E B U I L D E R / D E V E L O P E R , L A N D S C A P E A R C H I T E C T , S T R U C T U R A L E N G I N E E R , A N D / O R GO V E R N I N G A G E N C Y A S M A Y B E R E Q U I R E D . T H E I N S T A L L I N G C O N T R A C T O R S H A L L N O T U S E T H E S E P L A N S F O R C O N S T R U C T I O N W I T H O U T P R I O R W R I T T E N A U T H O R I Z A T I O N F R O M T H E B U I L D E R / D E V E L O P E R . Ta s h i m a R e s i d e n c e Checked by Drawn by Project No. Water RightDesign 2400 Barranca Pkwy. #1306 Irvine, CA 92606 (949) 440-1030www.WaterRight.Design of Prepared for 32 B e a c o n B a y Co s t a M e s a , C A 9 2 6 2 7 (9 4 9 ) 5 4 8 - 1 6 1 1 7 Ne w p o r t B e a c h Ca l i f o r n i a 9 2 6 6 0 Date Scale Revisions Sheet Ga r d e n D e s i g n 16 0 0 O r a n g e A v e . MWG-066 6/29/23 Mo l l y W o o d IRRIGATIONPLANROOF DECK RWM 1/4"=1'-0" LI-2 0' 1' 2' 3' 4' 8' ron th IRRIGATION NOTES 1. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND/OR AS STATED IN THE WRITTENSPECIFICATIONS PREPARED BY THE LANDSCAPE ARCHITECT AND MANUFACTURER. 2. THIS DESIGN IS DIAGRAMMATIC. ANY EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGNCLARIFICATION ONLY, AND IS TO BE INSTALLED WITHIN PLANTED AREAS WHEREVER POSSIBLE. 3. THE IRRIGATION CONTRACTOR SHALL NOT WILLFULLY INSTALL THE IRRIGATION SYSTEM ASINDICATED ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN OBSTRUCTIONSOR GRADE DIFFERENCES EXIST THAT WERE NOT KNOWN DURING DESIGN. SUCH CONDITIONSSHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE, OR THELANDSCAPE ARCHITECT, OTHERWISE THE IRRIGATION CONTRACTOR SHALL ASSUME FULLRESPONSIBILITY FOR ANY NECESSARY REVISIONS. 4. THE SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE SHOWN AT EACH POINTOF CONNECTION. THE IRRIGATION CONTRACTOR SHALL VERIFY ALL PRESSURES ON SITE PRIOR TOCOMMENCING WITH THE INSTALLATION OF THE IRRIGATION SYSTEM. 5. FINAL LOCATION OF AUTOMATIC CONTROLLER TO BE DETERMINED BY THE OWNER'SAUTHORIZED REPRESENTATIVE AND/OR THE LANDSCAPE ARCHITECT. 6. 117 VOLT 60HZ SINGLE PHASE ELECTRICAL POWER OUTLET FOR THE IRRIGATION CONTROLLER ISTO BE PROVIDED BY THE OWNER/DEVELOPER. THE IRRIGATION CONTRACTOR SHALL BERESPONSIBLE FOR MAKING THE HOOK-UP FROM THE POWER OUTLET TO THE CONTROLLER. 7. ALL WIRE FROM THE CONTROLLER TO THE ELECTRIC CONTROL VALVES SHALL BE #14 AWG-UFDIRECT BURIAL COPPER WIRE. PILOT WIRES SHALL BE COLOR CODED BY CONTROLLER ANDCOMMON GROUND WIRES SHALL BE WHITE WITH IDENTIFYING COLOR STRIPE CODED FOR EACHCONTROLLER. CONTRACTOR SHALL INSTALL (1) EXTRA COLOR CODED COMMON AND (1) EXTRAPILOT WIRE FROM THE CONTROLLER TO THE FARTHEST VALVE(S) FOR FUTURE USE. INSTALL INCOMMON TRENCH WITH MAIN LINE PIPING WHEREVER POSSIBLE. FASTEN WIRES TO UNDERSIDE OFMAIN LINE WITH NYLON WIRE TIES AT 10 FT. INTERVALS. PROVIDE A MINIMUM OF 18" OF COVERWHEN NOT ADJACENT TO MAIN LINE. 8. ALL WIRE CONNECTIONS SHALL BE MADE IN VALVE BOXES WITH APPROVED WATERPROOF WIRECONNECTORS. WIRE SPLICES WILL NOT BE PERMITTED UNLESS APPROVED BY THE OWNER'SAUTHORIZED REPRESENTATIVE, OR THE LANDSCAPE ARCHITECT. WIRE SPLICES SHALL BELOCATED ON RECORD DRAWINGS AS PER SPECIFICATIONS. 9. PROVIDE A MINIMUM OF 24" OF COVER OVER ALL PRESSURE MAIN LINE PIPING 3" AND LARGER,18" OF COVER OVER ALL OTHER PRESSURE MAIN LINE PIPING, AND 12" OVER ALL NON-PRESSURELATERAL LINE PIPING. PROVIDE A MINIMUM OF 36" COVER OVER ALL SLEEVES UNDER STREETS ANDVEHICULAR TRAFFIC AREAS. ALL MAIN LINE PIPING UNDER PAVED AREAS SHALL BE INSTALLED INSCH. 40 PVC SLEEVES. ALL SLEEVES SHALL BE INSTALLED UNDER PAVED AREAS PRIOR TO PAVING. 10. THE IRRIGATION CONTRACTOR SHALL FLUSH ALL LINES AND ADJUST ALL HEADS FOR MAXIMUMPERFORMANCE AND TO PREVENT OVERSPRAY ONTO ALL WALKS, WALLS, FENCES, DRIVES, ANDBUILDINGS AS MUCH AS POSSIBLE. THIS WORK SHALL INCLUDE SELECTING THE BEST DEGREE OFARC TO FIT ANY EXISTING SITE CONDITIONS. 11. THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND INSTALLINGANTI-DRAIN VALVES AS REQUIRED BY FIELD CONDITIONS TO PREVENT DAMAGE AND EROSION DUETO EXCESSIVE LOW HEAD RUNOFF. 12. UPON COMPLETION OF THE JOB, THE CONTRACTOR IS TO PROVIDE THE OWNER WITH A SEPIAMYLAR OF THE RECORD IRRIGATION PLANS. 13. THE SYSTEM SHALL BE FULLY GUARANTEED FOR A PERIOD OF ONE YEAR. ANY DEFECTIVEMATERIAL OR POOR WORKMANSHIP SHALL BE REPLACED OR CORRECTED BY THE IRRIGATIONCONTRACTOR AT NO COST TO THE OWNER(S). DRIPLINE INSTALLATION NOTES 1. ALL DRIPLINE, FITTINGS, FILTERS, PRESSURE REGULATORS, AIR VACUUM RELIEF VALVES, ANDFLUSH VALVES SHALL BE FURNISHED BY THE MANUFACTURER LISTED IN THE LEGEND; ANDSHALL BE INSTALLED AS PER THE LEGEND, THE DETAILS, AND THE MANUFACTURERS'RECOMMENDATIONS. NO SUBSTITUTIONS WILL BE ACCEPTED. 2. DRIPLINE SHALL GENERALLY BE LAID OUT AS FOLLOWS:A. DRIPLINE IS INSTALLED AROUND THE ENTIRE EDGE OF THE AREA TO BE IRRIGATED.(1) DISTANCES FROM THE EDGE OF THE IRRIGATED AREA ARE:(a) 2-4" NEXT TO ASPHALT, CONCRETE PAVING, OR “HARDSCAPE”.(b) 2-4" OUTSIDE OF UNCONTAINED LANDSCAPES.(2) AT CORNERS, THE DRIPLINE MAY BE CURVED, DOWN TO A MINIMUM RADIUS OF 15 INCHES.FOR CORNERS SHARPER THAN THIS, ELBOWS (OR TEES, AS APPLICABLE) SHALL BE USED.B. DRIPLINE IS INSTALLED THROUGHOUT THE ENTIRE AREA TO BE IRRIGATED, AND ISCONNECTED WITH TEES TO THE DRIPLINE LAID AROUND THE EDGE.(1) ON FLAT GROUND (LESS THAN 3%):(a) DRIPLINE SHALL GENERALLY RUN PARALLEL TO THE LONGEST SIDE OF THE AREA TO BEIRRIGATED.(b) DRIPLINES SHALL BE EVENLY SPACED AT A DISTANCE NOT TO EXCEED THE ON-CENTER(O.C.) SPACING INDICATED IN THE LEGEND.(2) ON SLOPES (3% OR STEEPER):(a) DRIPLINE SHALL GENERALLY RUN PARALLEL TO CONTOUR LINES, NOT UP AND DOWNTHE SLOPE. (b) DRIPLINES SHALL BE SPACED AT 125% OF ON-CENTER SPACING ON THE LOWERONE-THIRD OF THE SLOPE.C. THE RESULTING GRID OF DRIPLINE SHALL BE A "CLOSED LOOP" SYSTEM, EXCEPT IN NARROWAREAS WHICH ARE ONLY WIDE ENOUGH FOR ONE DRIPLINE. 3. ON LOOPED DRIPLINE SYSTEMS WITH A SINGLE POINT OF SUPPLY, THE SUPPLY CONNECTIONSHALL BE MADE ON THE PERIMETER OF THE LOOP, AND THE CONNECTION SHALL BE LOCATEDON THE OPPOSITE SIDE OF THE LOOP FROM THE FLUSH VALVE. 4. THE IRRIGATION CONTRACTOR SHALL THOROUGHLY FLUSH ALL LATERALS AND DRIPLINES PRIORTO INSTALLATION OF FLUSH VALVES AND AIR VACUUM RELIEF VALVES. 5. LOCATION OF FLUSH VALVES ON THE PLANS IS DIAGRAMMATIC ONLY. FLUSH VALVES SHALL BELOCATED AT THE LOWEST POINT IN ELEVATION OPPOSITE THE POINT OF SUPPLY ON LOOPEDDRIPLINE SYSTEMS, AND AT THE END OF THE LINE ON SINGULAR RUNS OF DRIPLINE. 6. LOCATION OF AIR VACUUM RELIEF VALVES ON THE PLANS IS DIAGRAMMATIC ONLY. AIR VACUUMRELIEF VALVES SHALL BE LOCATED AT THE HIGHEST POINT IN ELEVATION ON LOOPED ORSINGULAR DRIPLINES. WHENEVER ANY ITEM OF "DISTRIBUTION & CONTROL EQUIPMENT"IS SIZED SMALLER THAN THE MAIN LINE OR LATERAL LINE PIPINGON WHICH IT IS PLACED, THE REDUCTION IN PIPE SIZE SHALL ONLYOCCUR AT THE THREADED FITTING WHICH ADAPTS THE PIPE TOTHE PIECE OF EQUIPMENT. A FS MV STA.# size GPM E1 3 B X 1 4 M P C C E E NO T F O R C O N S T R U C T I O N © 2 0 1 6 W a t e r R i g h t D e s i g n , A l l R i g h t s R e s e r v e d DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 4-30-25 6/29/23 LI A B I L I T Y W A R N I N G : P L A N S M A R K E D " N O T F O R C O N S T R U C T I O N " A R E N O T A P P R O V E D F O R C O N S T R U C T I O N B Y T H E B U I L D E R / D E V E L O P E R , L A N D S C A P E A R C H I T E C T , S T R U C T U R A L E N G I N E E R , A N D / O R GO V E R N I N G A G E N C Y A S M A Y B E R E Q U I R E D . T H E I N S T A L L I N G C O N T R A C T O R S H A L L N O T U S E T H E S E P L A N S F O R C O N S T R U C T I O N W I T H O U T P R I O R W R I T T E N A U T H O R I Z A T I O N F R O M T H E B U I L D E R / D E V E L O P E R . Ta s h i m a R e s i d e n c e Checked by Drawn by Project No. Water RightDesign 2400 Barranca Pkwy. #1306 Irvine, CA 92606 (949) 440-1030www.WaterRight.Design of Prepared for 32 B e a c o n B a y Co s t a M e s a , C A 9 2 6 2 7 (9 4 9 ) 5 4 8 - 1 6 1 1 7 Ne w p o r t B e a c h Ca l i f o r n i a 9 2 6 6 0 Date Scale Revisions Sheet Ga r d e n D e s i g n 16 0 0 O r a n g e A v e . MWG-066 6/29/23 Mo l l y W o o d IRRIGATIONDETAILS WRD RWM NONE LI-3 NO T F O R C O N S T R U C T I O N © 2 0 1 6 W a t e r R i g h t D e s i g n , A l l R i g h t s R e s e r v e d DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 4-30-25 6/29/23 LI A B I L I T Y W A R N I N G : P L A N S M A R K E D " N O T F O R C O N S T R U C T I O N " A R E N O T A P P R O V E D F O R C O N S T R U C T I O N B Y T H E B U I L D E R / D E V E L O P E R , L A N D S C A P E A R C H I T E C T , S T R U C T U R A L E N G I N E E R , A N D / O R GO V E R N I N G A G E N C Y A S M A Y B E R E Q U I R E D . T H E I N S T A L L I N G C O N T R A C T O R S H A L L N O T U S E T H E S E P L A N S F O R C O N S T R U C T I O N W I T H O U T P R I O R W R I T T E N A U T H O R I Z A T I O N F R O M T H E B U I L D E R / D E V E L O P E R . Ta s h i m a R e s i d e n c e Checked by Drawn by Project No. Water RightDesign 2400 Barranca Pkwy. #1306 Irvine, CA 92606 (949) 440-1030www.WaterRight.Design of Prepared for 32 B e a c o n B a y Co s t a M e s a , C A 9 2 6 2 7 (9 4 9 ) 5 4 8 - 1 6 1 1 7 Ne w p o r t B e a c h Ca l i f o r n i a 9 2 6 6 0 Date Scale Revisions Sheet Ga r d e n D e s i g n 16 0 0 O r a n g e A v e . MWG-066 6/29/23 Mo l l y W o o d IRRIGATIONDETAILS &WATER USECALC'S WRD RWM NONE LI-4 Signature • STATE OF CA L I F O R NIA • ROBER T M c HENRY # 3 0 3 2 L ICENS ED L A N D S CAPE ARC H I T E C T DATE RENEWAL DATE SIGNATURE 32 Beacon Bay, Newport Beach, California 92660 6/29/23 4-30-25 6/29/23 NO T F O R C O N S T R U C T I O N © 2 0 1 6 W a t e r R i g h t D e s i g n , A l l R i g h t s R e s e r v e d DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 4-30-25 6/29/23 LI A B I L I T Y W A R N I N G : P L A N S M A R K E D " N O T F O R C O N S T R U C T I O N " A R E N O T A P P R O V E D F O R C O N S T R U C T I O N B Y T H E B U I L D E R / D E V E L O P E R , L A N D S C A P E A R C H I T E C T , S T R U C T U R A L E N G I N E E R , A N D / O R GO V E R N I N G A G E N C Y A S M A Y B E R E Q U I R E D . T H E I N S T A L L I N G C O N T R A C T O R S H A L L N O T U S E T H E S E P L A N S F O R C O N S T R U C T I O N W I T H O U T P R I O R W R I T T E N A U T H O R I Z A T I O N F R O M T H E B U I L D E R / D E V E L O P E R . Ta s h i m a R e s i d e n c e Checked by Drawn by Project No. Water RightDesign 2400 Barranca Pkwy. #1306 Irvine, CA 92606 (949) 440-1030www.WaterRight.Design of Prepared for 32 B e a c o n B a y Co s t a M e s a , C A 9 2 6 2 7 (9 4 9 ) 5 4 8 - 1 6 1 1 7 Ne w p o r t B e a c h Ca l i f o r n i a 9 2 6 6 0 Date Scale Revisions Sheet Ga r d e n D e s i g n 16 0 0 O r a n g e A v e . MWG-066 6/29/23 Mo l l y W o o d IRRIGATIONSCHEDULES WRD RWM LI-5 NO T F O R C O N S T R U C T I O N © 2 0 1 6 W a t e r R i g h t D e s i g n , A l l R i g h t s R e s e r v e d DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 4-30-25 6/29/23 LI A B I L I T Y W A R N I N G : P L A N S M A R K E D " N O T F O R C O N S T R U C T I O N " A R E N O T A P P R O V E D F O R C O N S T R U C T I O N B Y T H E B U I L D E R / D E V E L O P E R , L A N D S C A P E A R C H I T E C T , S T R U C T U R A L E N G I N E E R , A N D / O R GO V E R N I N G A G E N C Y A S M A Y B E R E Q U I R E D . T H E I N S T A L L I N G C O N T R A C T O R S H A L L N O T U S E T H E S E P L A N S F O R C O N S T R U C T I O N W I T H O U T P R I O R W R I T T E N A U T H O R I Z A T I O N F R O M T H E B U I L D E R / D E V E L O P E R . Ta s h i m a R e s i d e n c e Checked by Drawn by Project No. Water RightDesign 2400 Barranca Pkwy. #1306 Irvine, CA 92606 (949) 440-1030www.WaterRight.Design of Prepared for 32 B e a c o n B a y Co s t a M e s a , C A 9 2 6 2 7 (9 4 9 ) 5 4 8 - 1 6 1 1 7 Ne w p o r t B e a c h Ca l i f o r n i a 9 2 6 6 0 Date Scale Revisions Sheet Ga r d e n D e s i g n 16 0 0 O r a n g e A v e . MWG-066 6/29/23 Mo l l y W o o d IRRIGATION SPECIFICATIONS ARTICLE 1 - GENERAL REQUIREMENTS 1. SCOPE OF WORK 1.1.Supply all work and materials, appliances, tools, equipment, facilities, transportation and services necessary for and incidental to performing all operations in connection with furnishing, delivery, and installation of "Landscape Irrigation" complete, as shown on the Drawings, and/or specified herein. 1.2. The intent of the Drawings and specifications is to indicate and specify a complete and efficient irrigation system ready for use in accordance with the manufacturer's recommendations and meeting the approval of the Owner's authorized representative without further cost of labor and material to the Owner. 2. SPECIAL REQUIREMENTS 2.1. All work called for on the Drawings by notes shall be furnished and installed whether or not specifically mentioned in the specifications. 2.2. Any equipment installed by the Contractor and deemed to be for the use of the Owner in various situations (i.e. gate valves, control valves, etc.) shall be so installed as to be readily accessible and quickly operable by the Owner. Equipment deemed by the Owner to be inoperable for its intended purpose shall be reinstalled by the Contractor in an operable position before approval will be given. 2.3. Replace and/or repair to the satisfaction of the Owner all existing landscaping or paving disturbed during the course of this work. New landscaping or paving shall be the same type, strength, texture, finish, and be equal in every way to the material removed. 3. SUBMITTALS 3.1. Materials List: Prior to any installation of any work, submit a detailed list of each material proposed for use in the project, to the Owner and/or his representative for approval. Submit typewritten material list using the following format: DESCRIPTION MANUFACTURER MODEL NO. Controller Calsense ET2000e-24 Main line pipe Pacific Plastics cl. 315 PVC Quick coupler Rain Bird 33DLRC 3.2. Pump Equipment Data: Submit full data on all equipment for approval by the Owner. 3.3. Certificates: Submit manufacturer's certification that plastic pipe and fittings comply with specification requirements. 3.4. Record Drawings: 3.4.1. Record all changes which are made from the contract Drawings, including changes in pressure and non-pressure lines. 3.4.2. Record changes in ink on a set of black line prints of the Drawings. Maintain changes current daily. Keep drawings at the site at all times and available for review by the Owner and/or Landscape Architect. Do not use these prints for any other purpose. 3.4.3. When construction has been completed, transfer all changes to a set of reproducible plans. Make changes in permanent ink. Changes using a ball point pen are not acceptable. Remove original lines and dimensions where changes are made. Completed reproducible plans shall be equal to the original Drawings; with all line work clear and sharp, and lettering legible. 3.4.4. Locate all dimensions from two permanent reference points (buildings, monuments, sidewalks, curbs or pavements). Make dimensions accurately to same scale used on Drawings. Show dimensioned locations and depths for each of the following: Point of connection. Basket strainers. Backflow preventers. Irrigation pressure main line routing. Provide dimensions for each 100 L.F. (minimum) along each routing, and for each change in direction. Gate valves, master valves, pressure reducing valves, irrigation control valves and quick coupler valves. Control wire routing (if different from main line). Main line, lateral line and control wire sleeving. Stubs for future use. Other related items as may be directed by the Landscape Architect or Owner. 4. CONTROLLER CHARTS 4.1. Controller charts are not required for homeowner-maintained irrigation systems. 4.2. Do not prepare charts until record drawings have been approved by the Landscape Architect and/or Owner. 4.3. Provide one controller chart(s) for each automatic controller installed. Size chart to suit controller door size. Use both sides of chart if necessary to retain full legibility. 4.4. Chart shall be a black line on white background print or photo reduction of the record drawing, showing the area covered by that controller. Identify each area of coverage, for each station, with a pastel color coding. 4.5. When charts are approved by the Landscape Architect, they shall be hermetically sealed between two layers of 20 mil thick plastic sheet. 4.6. Charts must be completed and approved prior to final review of irrigation system and/or release from maintenance period. 5. OPERATING / MAINTENANCE MANUALS 5.1. Provide one individually bound manual detailing operation and maintenance requirements for irrigation systems. Assemble material in vinyl covered 3-ring binders. 5.2. Provide the following in each manual: Index sheet stating irrigation contractor's name, address, telephone number and name of person to contact. Duration of guarantee period. Equipment list (provide the following for each item:) Manufacturer's name. Make and model number. Name and address of local manufacturer's representative. Spare parts list in detail. Manufacturer's detailed operating and maintenance instructions for major equipment such as controllers, backflow preventers, pumps, etc. Manufacturer's warranties. 6. OPERATING AND MAINTENANCE TOOLS Deliver the following items to the Owner when work is completed and prior to final acceptance of Work: 6.1. Two (2) keys for each automatic controller and/or enclosure. 6.2. Two (2) thirty inch (30") sprinkler valve keys, for shutting off isolation valves with cross handles, if isolation valves with cross handles are specified on the project. 6.3. One (1) sixty inch (60") operating nut wrench, for shutting off isolation valves with 2" operating nuts, if isolation valves with 2" operating nuts are specified on the project. 6.4. One (1) quick coupler key, with bronze garden valve attached, for every ten (10) quick coupling valves installed on the project. Keys shall be compatible with the quick coupling valves specified on the project. 7. MATERIAL APPROVALS 7.1. Substitution of any product, material, or equipment without the Owner's or Landscape Architect's prior written approval, will not be permitted. 7.2. Any item installed without such prior approval shall be removed from the work and from the work site. 7.3. Approval of any item, substitution or alternate is based on information or samples provided by the Contractor. 7.4. Contractor shall be responsible for the total performance of such substitution to equal or surpass the original design in every respect. 7.5. If the substitution proves to be unsatisfactory in the Owner's and/or Landscape Architect's opinion, Contractor shall remove such work and replace it with the originally specified item, including installation, at no additional cost to the Owner or Landscape Architect. 7.6. Landscape Architect may, at his option, require a manufacturer's warranty on any substitution offered for use. 8. SITE VISITS 8.1. Should they be required by the Owner, his representative, any governing agency, or the Landscape Architect, the following site reviews will be made in company with the Contractor: Pressure supply line installation and testing: 36 hours. System layout: 36 hours. Coverage tests: 36 hours. Final review: 48 hours. 8.2. Contractor's responsibilities: 8.2.1. Notify all required parties in advance of making the following reviews. Make such notification prior to the time specified. 8.2.2. Provide "walkie-talkie" equipment to facilitate communication between the review area and the system controller. Contractor may at his option provide sufficient personnel to maintain necessary communication. 8.2.3. Provide current record drawings at each required review phase. 8.3. If in the Landscape Architect's opinion, the Work scheduled for observation is not ready, the Contractor shall reimburse the Landscape Architect and/or Owner for the Landscape Architect's time. 8.4. When reviews are made by other than the Landscape Architect, show evidence including date and party making such review. 9. GUARANTEE 9.1. Guarantee the irrigation system to be free of all defects in materials and workmanship for a period of one year from date of acceptance by Landscape Architect/Owner. 9.2. If accepted in phases, provide a written guarantee for each segment of the project; state date of completion and guarantee period by dates. 9.3. Manufacturer's warranties shall not relieve Contractor of any liability under the specified guarantee. Such warranties are intended to only supplement the contractor's guarantee. 9.4. Correct all problems which develop in the system due to faulty materials or workmanship during the guarantee period. 9.5. Repair or replace such work as directed by the Landscape Architect. 9.6. Make repairs and replacements promptly when notified. 9.7. The Owner reserves the right to make temporary repairs as necessary to keep systems in operating condition without voided the contractor's guarantee, nor relieving the Contractor of his responsibilities during the guarantee period. ARTICLE 2 - PRODUCTS 1. GENERAL All materials shall be of first quality and of the same manufacturer and model as specified in the irrigation legend unless noted otherwise. 2. COPPER PIPE AND FITTINGS 2.1. Copper pipe shall be type "K", hard tempered ASTM B88 and fittings shall be wrought solder joint type in accordance with ANSI B16.22. 2.2. Joints shall be soldered with silver solder: 45% silver, 15% copper, 16% zinc, 24% cadmium, solidify at 1.125 F. and liquefy at 1,145 F., conforming to specifications ASTM B206-52T and Federal QQB 00655. 3. BRASS PIPE AND FITTINGS 3.1. Brass pipe shall be 85% red brass, American National Standard Institute (ANSI), Schedule 40 screwed pipe. 3.2. Fittings shall be medium brass, screwed 125 pound class. 4. GALVANIZED PIPE AND FITTINGS 4.1. Pipe shall be galvanized steel, American National Standard Institute (ANSI, Schedule 40 screwed pipe). 4.2. Fittings shall be medium galvanized, screwed beaded malleable iron, and/or #125 cast iron, flanged. 4.3. All unions 2 inches and smaller shall be ground joint pattern. Unions larger than 2 inches shall be flanged unions, fitted with required gasket(s). 5. PLASTIC PIPE AND FITTINGS 5.1. Solvent weld pipe shall be extruded of an improved PVC virgin pipe compound featuring high tensile strength, high chemical resistance, and high impact strength. In terms of the current ASTM Standard D-1784, or D-2241, this compound shall meet the requirements of cell classification 12454B for pipe. This compound must have 2,000 p.s.i. hydrostatic design stress rating. 5.2. Rubber gasket PVC pipe, couplings, and fittings shall conform to ASTM D-1784 Type I, Grade 1, 2,000 p.s.i. design stress. Standard dimensional ratio for pipe shall be SDR 21 (class 200). All pipe shall conform to commercial standard CS-256-64 (pressure rated pipe), and National Sanitation Foundation testing laboratories (NSF). Rubber gaskets shall conform to ASTM 1869. Couplings and fittings shall be furnished by the pipe manufacturer and shall accommodate the pipe with which they are to be used. Couplings shall permit 5 degrees deflection of the pipe at each coupling (2-1/2 degrees on each side), without filtration or infiltration, cracking, or breaking. 5.3. All pipe must bear the following markings: Manufacturer's name, nominal pipe size, schedule or class, pressure rating p.s.i., and NSF (National Sanitation Foundation). The manufacturer shall also mark the date of extrusion. 5.4. All fittings, unless otherwise noted, shall be injection molded of an improved PVC fitting compound featuring high tensile strength, high chemical resistance, and high impact strength. In terms of the current ASTM Standard D-1784-69, the compound must meet the requirements described in cell classification 13454B. Where threads are required in plastic fittings, these shall be injection molded also. All tees and ells shall be side gated. 5.5. All fittings shall bear the company's name or trademark, material designation, size, applicable I.P.S. schedule, and NSF seal of approval. 5.6. All fittings shall be minimum standard weight Schedule 40. 5.7. All threaded nipples, unless otherwise noted, shall be standard weight Schedule 80, with molded threads. 5.8. Solvent cement for plastic pipe and fittings shall be as recommended by the manufacturers of the pipe and fittings. The high chemical resistance of the pipe and fitting compounds specified makes it mandatory that an aggressive primer, which is a true solvent for PVC, be used in conjunction with a solvent cement designed for the fit of pipe and fittings of each size range specified. 6. ASSEMBLIES The following equipment shall be as indicated on the Drawings, unless approval for substitution is obtained in writing prior to installation: Controllers, pedestals and options. Controller assembly and options. Rain and weather sensors. Moisture sensors. Backflow prevention equipment: Reduced-pressure backflow preventer. Pressure vacuum breaker. Atmospheric vacuum breaker. Combination control valve with atmospheric vacuum breaker. Basket strainers and 'Y' strainers Valves: Gate valves Ball valves Check valves Pressure-reducing and pressure-regulation valves Master valves Manual control valves Electric control valves Garden valves Quick coupling valves Sprinkler heads Low volume or "drip" irrigation equipment and accessories. 7. VALVE BOXES 7.1. Valve boxes shall be fabricated from durable, weather resistant plastic material which is resistant to sunlight and the chemical action of soils, except in traffic areas, where boxes shall be concrete with cast iron lids of a type suitable for traffic installation. 7.2. The valve box cover shall be secured with a hidden latch mechanism or stainless steel bolts. 7.3. The cover and box shall be capable of sustaining a load of 1,500 pounds. 7.4. Valve box extensions shall be by the same manufacturer as the valve box. 7.5. Gate and ball valve boxes shall be round plastic boxes with bolt-down covers marked "IRRIGATION CONTROL VALVE"; and be manufactured by AMETEK or approved equal. 7.6. Remote control valve boxes shall be rectangular plastic boxes with bolt-down covers marked "CONTROL VALVE" and with the controller and valve number marked on a tag attached to the control wire between the valve and pig tail. 8. HIGH VOLTAGE ELECTRICAL 8.1. New electrical meter if required will be provided by the Owner. 8.2. Connection to the automatic controller will be provided by the Owner. 8.3. All electrical equipment installed outside building shall be Nema 3 type, waterproofed for such installation. 9. LOW VOLTAGE WIRING 9.1. Connections between the controller and remote control valves shall be made with direct burial AWG-UF type solid copper wire. 9.2. Wire shall be #14 in size, unless noted otherwise on the plans. 9.3. All low voltage wiring shall be color coded by controller. Each controller on the project shall have three unique colors of wires: one color each for common, control, and spare wires. 10. PUMPS 10.1. Pumps shall be provided as indicated on the Drawings. 10.2. Electrical components shall include code approved breakers and starters of the proper size and electrical characteristics as recommended by the pump manufacturer and as necessary to match the electrical service provided. 10.3. Equipment for exterior locations shall meet NEMA 3, waterproof standards. ARTICLE 3 - EXECUTION 1. GENERAL 1.1. Meter size and Available Pressure / Water Supply: The Contractor shall verify the on-site static water pressure and service line and meter size prior to proceeding with any work. Should the Contractor proceed with work and subsequently find that the water pressure is not equal to or greater than that which is stated on the Drawings, the Contractor will assume responsibility for all work which needs to be replaced or modified at no additional cost to the Owner. This includes all equipment and materials whether or not they are shown on the Drawings. 1.2. Source of Water Supply: The Contractor shall verify and be familiar with the location, size and detail of stub-outs provided as the source of water supply to the irrigation system as shown on the plans. 1.3. All plot dimensions are approximate. Before proceeding with any work, the Contractor shall carefully check and verify all dimensions and shall report any variations to the Owner's authorized representative. 1.4. Examine surfaces for conditions that will adversely affect execution, performance and quality of Work. 1.5. Verify that grading has been completed, so that the Work of this Section can proceed and that specified depths for buried materials can be maintained. Notify the Owner and Landscape Architect in writing, describing all unacceptable conditions. Do not proceed with Work until such conditions are corrected. 1.6. Prior to cutting into the soil, the Contractor shall locate all cables, conduits, sewers, septic tanks, and other such utilities as are commonly encountered underground and he shall take proper precautions not to damage or disturb such improvements. If a conflict exists between such obstacles and the proposed work, notify the Owner's authorized representative who will arrange for relocations. The Contractor will proceed in the same manner if rock layer or any other condition encountered underground makes changes advisable. 1.7. Permission to shut off any water lines must be obtained from the Construction Supervisor, who will make the necessary arrangements with the Owner. Disruption of existing systems shall be kept to a minimum. 1.8. Do not willfully install the irrigation system as indicated on the Drawings when it is obvious in the field that unknown obstructions or grade differences exist that were not known during design; or if discrepancies in construction details, legend, or specific notes are discovered. All such obstructions or discrepancies shall be brought to the attention of the Owner's authorized representative, or the Landscape Architect. In the event this is not done, the Contractor shall assume full responsibility for any necessary revisions. 1.9. The Contractor shall verify the correctness of all finish grades within the work area after construction in order to ensure the proper soil coverage (as specified) of the irrigation system pipes. 2. PRODUCT HANDLING 2.1. Delivery: Deliver materials in manufacturer's original unopened containers, with each container identified with manufacturer's name, brand or type. 2.2. Storage: Store materials at a location as directed by the Owner. Store materials in an orderly manner. Avoid interference with other construction activities. 2.3. Protection: Protect all materials to prevent intrusion of dirt and moisture. Protect the installed work and materials or other trades. 3. WATER SUPPLY Connections to the existing source or meter shall be at the approximate locations shown on the Drawings. Minor changes caused by actual site conditions shall be made without additional cost to the Owner. 4. LAYOUT 4.1. Irrigation lines indicated on the Drawings are diagrammatic. Coordinate installation of all materials, including piping, with all Contract Drawings to avoid conflicts with trees, shrubs, plants, drain lines, sleeves and all underground utilities. 4.2. Layout sprinkler heads and make any minor adjustments required due to differences between actual site conditions and the Drawings. Minor adjustments will be acceptable within the parameters established by the original design intent. 5. EXCAVATIONS 5.1. Excavations shall be of open vertical construction sufficiently wide to provide free working space around the work installed and to provide ample space for backfilling and tamping. 5.2. Trenches for pipe shall be cut to required grade lines, and compacted to provide an accurate grade and uniform bearing for the full length of line. 5.3. All lines shall have a minimum clearance of four (4) inches vertically and two (2) inches horizontally from each other, and six (6) inches, in any direction, from the lines of other trades. 5.4. Parallel lines shall not be installed directly over one another. 5.5. Provide the minimum cover over all lines noted on the Drawings. 5.6. Where it is necessary to excavate adjacent to existing trees, the Contractor shall use all possible care to avoid injury to the tree and tree roots. Excavation in areas where two (2) inches and larger roots occur shall be done by hand. All roots two (2) inches and larger in diameter, except directly in the path of pipe or conduit, shall be tunneled under and shall be heavily wrapped with burlap to prevent scarring or excessive drying. Where a ditching machine is run adjacent to trees having roots smaller than two (2) inches in diameter, the wall of the trench adjacent to the tree shall be hand trimmed, making clean cuts through roots one (1) inch and larger in diameter, which shall be painted with two coats of Tree Seal, or equal. Trenches adjacent to trees should be closed within twenty four (24) hours and where this is not possible the side of the trench adjacent to the tree shall be kept shaded with burlap or canvas. 6. BACKFILLING 6.1. Backfilling shall not commence until the installed irrigation system has been inspected and approved. 6.2. Initial backfill on all lines shall be of a fine granular material with no foreign matter larger than 1/2 inch in size. 6.3. Provide sand backfill a minimum of two (2) inches below and six (6) inches over all piping under paved areas, unless noted otherwise. 6.4. Backfill for trenching shall be compacted to dry density equal to the adjacent undisturbed soil and shall conform to adjacent grades without dips, sunken areas, humps or other irregularities. 6.5. Under no circumstances shall a truck and/or tractor wheel be used for compacting the soil. 7. JOINING OF PIPES 7.1. The Contractor is responsible to be familiar with any and all methods of assembling, joining and installation of the various types of pipe to be used. He will adhere in strict accordance with the manufacturer's recommended procedures. If during any phase of the Work the Owner or Owner's representative finds that the Contractor or any of his workmen are not familiar with the recommended procedures, the Contractor shall arrange with the manufacturer of the particular product for the services of a qualified manufacturer's representative to instruct workmen in the proper procedures. 7.2. Exercise care in handling, loading, unloading and storing of the plastic pipe and fittings; store plastic pipe and fittings under cover until ready to install; transport plastic pipe on a vehicle with a bed long enough to allow the pipe to lie flat; avoid undue bending and any concentrated external load. 7.3. Carefully inspect all pipe and fittings before installation, removing all dirt, scale and burrs; install the pipe with all markings up for visual inspection and verification. 7.4. Tape all open ends of pipe during installation to prevent entry of any foreign matter into the system. IRRIGATIONSPEC'S WRD RWM LI-6 NO T F O R C O N S T R U C T I O N © 2 0 1 6 W a t e r R i g h t D e s i g n , A l l R i g h t s R e s e r v e d DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 DATE RENEWAL DATE SIGNATURE • STATE OF CA L I F O R NIA • LICENSE D L A N D SCAPE ARC H I T E C T ROBER T M c HENRY #3 0 3 2 4-30-25 6/29/23 LI A B I L I T Y W A R N I N G : P L A N S M A R K E D " N O T F O R C O N S T R U C T I O N " A R E N O T A P P R O V E D F O R C O N S T R U C T I O N B Y T H E B U I L D E R / D E V E L O P E R , L A N D S C A P E A R C H I T E C T , S T R U C T U R A L E N G I N E E R , A N D / O R GO V E R N I N G A G E N C Y A S M A Y B E R E Q U I R E D . T H E I N S T A L L I N G C O N T R A C T O R S H A L L N O T U S E T H E S E P L A N S F O R C O N S T R U C T I O N W I T H O U T P R I O R W R I T T E N A U T H O R I Z A T I O N F R O M T H E B U I L D E R / D E V E L O P E R . Ta s h i m a R e s i d e n c e Checked by Drawn by Project No. Water RightDesign 2400 Barranca Pkwy. #1306 Irvine, CA 92606 (949) 440-1030www.WaterRight.Design of Prepared for 32 B e a c o n B a y Co s t a M e s a , C A 9 2 6 2 7 (9 4 9 ) 5 4 8 - 1 6 1 1 7 Ne w p o r t B e a c h Ca l i f o r n i a 9 2 6 6 0 Date Scale Revisions Sheet Ga r d e n D e s i g n 16 0 0 O r a n g e A v e . MWG-066 6/29/23 Mo l l y W o o d 7.5.In solvent welding, use only the specified primer and solvent cement and make all joints in strict accordance with the manufacturer's recommended methods; allow the solvent welds at least fifteen (15) minutes set up time before moving or handling and 24 hours curing time before filling or as recommended by manufacturer, whichever is greater. 7.6. 360 degree applicators shall be used to apply primer and solvent. 7.7. For plastic to metal connections, work the metal connections first. Use a non-hardening pipe dope on all threaded connections, except where otherwise noted. 7.8. Remove all dented and damaged pipe sections. 8.PIPING UNDER EXISTING PAVING 8.1. Piping under existing pavement may be installed by jacking, boring or hydraulic driving. However, no hydraulic driving will be permitted under asphalt paving. 8.2. Secure permission from Owner's representative before cutting or breaking existing pavement. All necessary repairs and replacements shall be approved by the Owner's representative, and shall be at no additional cost to the Owner. 9. PIPING ON SLOPES 9.1. All piping on slopes shall be secured on the surface as indicated on the detail. 9.2. Pipe which crosses concrete bench drain and/or 'V' gutters shall be placed over the drain or gutter within a galvanized steel pipe sleeve anchored on both sides of the bench with #3 rebar 'J' hooks. The sleeve shall extend a minimum of twelve (12) inches beyond each edge of the drain. Under no circumstances will pipe be placed beneath the concrete benches and/or 'V' gutters. 10. ASSEMBLIES 10.1. Install all assemblies specified herein according to the respective detail drawings and specifications. 10.2. Install backflow assemblies in shrub areas or as indicated on the Drawings and at a minimum height required by local governing codes. 10.3. Valves: 10.3.1. Gate valves and ball valves shall be the full size of the line in which they are installed unless otherwise specified. 10.3.2. Control valves shall be located as indicated on the Drawings and within a plant bed whenever possible. 10.3.3. Control valves shall be adjusted so a uniform distribution of water is applied by sprinkler heads of the planting areas for each individual valve system. 10.3.4. Quick coupler valves, unless otherwise indicated, shall be located within 6 to 18 inches of hardscape (preferably within a plant bed). 10.4. Pop-up heads shall be located and installed as indicated on the Drawings and in the details. 11. VALVE BOXES 11.1. Provide at all locations indicated. Install within plant beds, not within turf areas, wherever possible. 11.2. The top of plastic valve boxes shall be one (1) inch above the designated finish grade in lawn areas and three (3) inches above the finish grade in ground cover areas. Where dimensions permit, up to three (3) remote control valves may be installed in each box. 11.3. Valve boxes located near walks, curbs and paving shall be installed in such a way as to allow for valve boxes to abut those items with the top surface matching adjacent plans of the aforementioned items. 12. LOW VOLTAGE WIRING 12.1. All low voltage work shall be installed by the contractor. 12.2. Wiring shall occupy the same trench and shall be installed along the same route as the pressure main lines wherever possible. 12.3. Wiring shall be bundled together, tucked under the main line for protection from shovels, and fastened to the main line with nylon wire ties at intervals of 10 feet. 12.4. Use continuous copper wires between controller and remote control valves. Splice wires between the controller and remote control valves only when absolutely necessary. All splices shall be installed in an approved box and so marked on the lid. 12.5. All wire connections and splices shall be made using approved waterproof sealing connectors. An expansion loop of 12 inches shall be provided at each wire connection and/or directional turn. 13. MOISTURE SENSING EQUIPMENT 13.1. Install all equipment per manufacturer's recommendations, instructions and/or details. 13.2. Provide low voltage wire to each remote control valve controlled by a sensor. 13.3. The exact location of equipment shall be determined in the field by the Manufacturer's representative and the Landscape Architect. 13.4. If it is determined by the Landscape Architect that this equipment is not in a desirable location, the Contractor shall move this equipment as requested, within fifteen (15) feet of its original location, at no cost to the Owner. 13.5. Perform a complete review and check of the system to ensure that sensors are working correctly (minimum of four times over each 30 day period) 14. PUMPS The exact location of the pump assembly shall be verified with the Owner and/or Owner's representative. 15. FLUSHING THE SYSTEMS 15.1. After all irrigation pipe lines and risers are in place and connected and prior to installation of sprinkler heads, the control valves shall be opened and a full head of water used to flush out the system. 15.2. Sprinkler heads shall be installed only after flushing of the system has been completed. 16. PRESSURE TEST 16.1. All hydrostatic tests shall be made only in the presence of the Owner or other duly authorized representative of the Owner. No pipe shall be backfilled until it has been inspected and tested. 16.2. Furnish the necessary force pump and all other test equipment. 16.3. All pressure lines shall be tested for two (2) hours under hydrostatic pressure of 150 pounds per square inch, and all non-pressure lines shall be tested for two (2) hours under the existing static pressure and both proven to be water tight. 17. ADJUSTING THE SYSTEMS 17.1. Adjust valves in conjunction with the alignment and coverage of all sprinkler heads. 17.2. If it is determined that adjustments in the irrigation equipment or nozzle changes will provide proper and more adequate coverage, make all such changes or make arrangements with the manufacturer to have adjustments made prior to planting. 17.3. The entire system shall be operating properly before any lawn or ground cover planting operations commence. 17.4. These changes or adjustments shall be made without additional cost to the Owner. 17.5. The Contractor is responsible for periodic checking of the system's operation and adjustment as necessary. 18. COVERAGE TEST When the irrigation system is completed, perform a coverage test in the presence of the Owner and/or his representative, to determine if the water coverage for planting and turf areas is complete and adequate. Furnish all materials and perform all work required to correct any inadequacies. This test shall be accomplished before any ground cover or turf is planted. (Optional at the discretion of the Owner.) 19. TEMPORARY REPAIRS The Owner reserves the right to make temporary repairs as necessary to keep the irrigation system equipment in operating condition. The exercise of this right by the Owner shall not relieve the Contractor of his responsibilities under the terms of the warranty as herein specified. 20. OPERATING INSTRUCTIONS 20.1. Train the Owner's maintenance personnel in the proper operation of all major equipment, including the recommended winterization procedures. 20.2. Provide this training at the Owner's convenience and at no additional cost to the Owner. END OF IRRIGATION SPECIFICATIONS IRRIGATIONSPEC'S(cont'd) WRD RWM LI-7