HomeMy WebLinkAboutPA2023-0169_20230921_Plans CDP SUB 1_09-21-23N
3
4
°
2
5
'
5
5
"
E
6
7
.
8
6
'
N 55°34'05" W 30.00'
N
3
4
°
2
5
'
5
5
"
E
6
8
.
9
3
'
N 53°31'20" W 30.02'
SEASHORE DRIVE
49
T
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S
T
R
E
E
T
OCEAN FRONT
LOT 1
2 STORY
BUILDING2 STORY
BUILDING
GARAGE
FOUND
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TAG L.S. 8682
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(12
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C
(12
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L
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(1
2
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3
8
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)
(15.
3
2
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W
)
P
P
P
LINE OF DECK
LINE OF DECK
LINE OF DECK
LINE OF DECK
16
.
2
5.
3
2.
6
2.9
2.9
6.6
(15
.
9
3
T
W
)
PROPERTY
LINE
PROPERTY
LINE
PROPERTY
LINE
PR
O
P
E
R
T
Y
LI
N
E
CENTER
LINE
CENTER
LINE
S.F.N.S.F.N.
(13
.
0
F
S
)
S.F.N.
S.F.N.
AC
AC
AC
AC
AC
AC
AC
AC ACAC
AC
AC
SAND
SAND
SAND
SAND
SAND
SAND
SAND
SAND
15.0 5.015.05.0
3.
2
4.
8
P
GUTTER
GUTTER
GUTTER
20
.
0
20
.
0
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE PROPERTY LINE
13.76 FF
5
12.55
FL
13
.
6
7
T
G
13
.
0
9
I
N
V
13.50 TG12.75 INV 1
13.20 TC12.66 INV 31
4
4
4
13.75 TG12.87 INV 2
13.58 TG12.75 INV2
5%
5
12.30
FS
2
13
.
6
7
T
G
12
.
8
6
I
N
V
2
4
13.59
HP/FL
13.75
FS 13.75
FS
13.67
FS
13.67
FG
13.67
FS
13.67
FS
13.67
FS
13.67
FS
13.5
FS13.67
FS
13.0
FS
13.0
FS
21
13.75 TG
13.00 INV 1
[ 13.08 GFF ]
2460'-0"
[ 13.28 GFF ]
1%
XX.XX TG
XX.XX INVX
XX.XX
FG
X
36"PROPOSED TREE
NOTE: NOT ALL SYMBOLS USED
HARDSCAPE
DRIVEWAY BUILDING
STORM DRAIN SUMP PUMP DISCHARGE ASSEMBLY
GRADING LEGEND,
PROPOSED RETAINING WALL
PROPOSED SIDE PROPERTY WALL
PROPOSED SITE SCREEN WALL
PROPOSED ROOF DOWN SPOUT
PROPOSED PLANTER DRAIN INLET
PROPOSED SQ. GRATE DRAIN INLET
PROPOSED PERFORATED SUBDRAIN
PROPOSED 12" MAIN CATCH BASIN
PROPOSED EARTHEN DRAINAGE SWALE
PL PROPERTY LINE
PROPOSED 4" STORM DRAIN LINE FG:
FS:
DS:
INV:
TOS:
TG:
FL:
NG:
TC:
TW:
TF:
FF:
GFF:
FINISHED GRADE
FINISHED SURFACE
DOWNSPOUT
INVERT ELEVATION
TOP OF SLAB
TOP OF GRATE (DRAIN INLET)
FLOW LINE
NATURAL GRADE ELEV
TOP OF CURB
TOP OF WALL
TOP OF FOOTING
FINISHED FLOOR
GARAGE FINISHED FLOOR
SYMBOLS AND ABBREVIATIONS
PROPOSED 6" STORM DRAIN LINE
PERF SUBDRAIN
4"
6"
PROPERTY LINE
PROPOSED CHANNEL DRAIN
PROPOSED CONCRETE DRAINAGE SWALE
HP:HIGH POINT
DG LAWN/TURF
BOX LOCATION
PLANTER AREA/
NATURAL GROUND
FLOW ARROW
POOL /
SPA
DRAIN INLET CALLOUT
CONSTRUCTION NOTE
PROPOSED SPOT ELEVATION
(XX.XX)
FG EXISTING SPOT ELEVATION
GRADE SLOPE PERCENTAGE
XX %
WOOD DECK
PROPOSED 4" PERFORATED PIPE
PR
E
L
I
M
I
N
A
R
Y
GR
A
D
I
N
G
&
D
R
A
I
N
A
G
E
PL
A
N
1 2
CDP-01
CONSTRUCTION NOTES:
"ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED
PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR."
"ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42
LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR."
"A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND
UNDERPINNING.”
"PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE
OBTAINED FROM THE PUBLIC WORKS DEPARTMENT."
"SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE
STARTING GRADING."
"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, NEW CONCRETE
SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF
EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER
METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE
COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID
DETERMINATION AND THE EXTENT OF THE RECONSTRUCTION WORK SHALL BE MADE AT THE DISCRETION OF
THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLE TO MAINTAIN THE PUBLIC RIGHT OF WAY AT
ALL TIMES DURING THE CONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGE
OR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY."
"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."
PUBLIC WORKS GENERAL NOTES:
20
GRAPHIC SCALE: 1"= 10'
10 300
SCALE: 1"=10'
PRELIMINARY GRADING/DRAINAGE PLAN
d'zn engineering
PLANS PREPARED BY:
THESE PLANS WERE PREPARED
UNDER THE SUPERVISION OF:
I
N
M
ISS
ED AL
ON
L
A
-A E
N
G
A
E
P
R
D
INOISTERE ROF
.L
No. C54067
E
REG
LI A
IAL F O R NIICS
EXP.
E
TAT OF
V
12/31/23
C
EER
166 MATISSE CIRCLE
ALISO VIEJO, CA 92656
TEL: (949) 305-8920
CLIENT/OWNER:
BEACHFRONT
INVESTMENTS
6400 West Oceanfront,
Newport Beach, CA 92663
Contact:
714-493-5718
lmcginnis@bomel.com
SHEET TITLE
PROJECT_ADDRESS
4901 Seashore Drive,
Newport Beach, CA 92663
BENCHMARK
-
-
APN: 424-452-06
DATE:
16-SEP-2023
ENGINEER:
R. DEMA-ALA
CHECKER:
R. DEMA-ALA
PROJECT_No:2237
REVISIONS
STATUS:
SUBMITTAL 1
SHEET
OF SHEETS
BASIS OF BEARINGS:
INSTALL 18x18 SHALLOW CATCH BASIN-PER FLO-GARD,
LOPRO, FG-M1818 OR APPROVED EQUAL. SEE DETAIL 1
ON G-03. (TIE INTO EXISTING CURB OUTET).
1
5
4
2 INSTALL 6" SQUARE GRATE & ADAPTER, NDS 640 OR
EQUAL. SEE DETAIL 2 ON G-03.
INSTALL 4" MAINLINE DRAIN PIPE, SDR 35 PVC OR EQUAL.
CONNECT TO EXISTING CURB OUTLET
PER CITY STD31
PROVIDE DRAINAGE SWALE IN CONCRETE FLATWORK PER
DETAIL 9 ON SHEET G-03.
EXISTING PROPERTY LINE WALLS TO REMAIN.
(PROTECT-IN-PLACE)
21
N
3
4
°
2
5
'
5
5
"
E
6
7
.
8
6
'
N 55°34'05" W 30.00'
N
3
4
°
2
5
'
5
5
"
E
6
8
.
9
3
'
N 53°31'20" W 30.02'
SEASHORE DRIVE
49
T
H
S
T
R
E
E
T
OCEAN FRONT
LOT 1
2 STORY
BUILDING2 STORY
BUILDING
GARAGE
FOUND
SPIKE & WASHER
FOUND LEAD AND
TAG L.S. 8682
(42.35)
RIDGE
(3
6
.
5
5
)
RI
D
G
E
BUILDING
BUILDING
ED
I
S
O
N
B
O
X
(12
.
8
1
F
S
)
(13
.
8
6
F
S
)
(13
.
8
7
F
S
)
(14
.
0
8
F
S
)
(1
3
.
8
6
F
S
)
(14
.
2
7
F
F
)
(13
.
3
3
F
S
)
(13
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5
6
G
F
)
(1
3
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3
5
F
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(1
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9
F
S
)
(1
3
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5
F
S
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(1
3
.
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F
S
)
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(1
3
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2
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F
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5
5
F
S
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(1
3
.
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(13
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(14
.
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S
)
(17
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2
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W
)
(17
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T
W
)
(13
.
9
2
F
S
)
(13
.
7
6
F
S
)
(13
.
6
8
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F
)
WM
(12
.
7
5
)
(17.
1
1
T
W
)
(12.
5
8
T
C
)
WM
(12
.
9
5
)
(1
4
.
2
2
F
S
)
(16.15
T
W
)
(17
.
0
4
T
W
)
(17
.
0
4
T
W
)
(1
5
.
9
2
T
W
)
(1
5
.
9
3
T
W
)
(15
.
9
1
T
W
)
(15
.
1
0
T
W
)
(15
.
0
8
T
W
)
(15
.
1
0
T
W
)
(14.
5
9
T
W
)
(13
.
2
9
F
S
)
(13
.
3
7
F
S
)
(12
.
7
3
N
G
)
(13.
1
6
N
G
)
(13
.
5
5
N
G
)
(12.
9
5
N
G
)
(13.83FS)(13.84FS)
(1
3
.
8
4
F
S
)
(15.97TW)
(14
.
0
9
T
W
)
(13
.
2
6
F
S
)
SIG
N
(14
.
6
0
T
W
)
(13
.
2
9
F
S
)
(14
.
1
2
T
W
)
(13
.
3
0
F
S
)
(13
.
4
2
F
S
)
(19
.
2
2
T
W
)
(13
.
3
1
F
S
)
(15
.
9
3
T
W
)
(13
.
3
4
F
S
)
(19
.
4
3
T
W
)
(13
.
2
4
F
S
)
SIG
N
(13
.
2
7
F
S
)
(13
.
1
9
F
S
)
(13.
2
5
T
C
)
(1
3
.
1
0
T
C
X
)
(12
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6
8
F
S
)
(1
2
.
7
1
F
S
)
(13
.
2
1
T
C
X
)
(12
.
7
5
F
S
)
(12
.
7
7
F
S
)
(12
.
6
3
F
S
)
(12
.
3
5
F
L
)
(13
.
1
4
T
C
)
(12
.
6
4
F
S
)
(13
.
0
8
T
C
)
(12
.
5
9
F
S
)
(12
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9
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C
)
(12
.
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5
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S
)
(12
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3
4
F
S
)
(12
.
8
2
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C
X
)
(12
.
2
9
F
S
)
(12
.
4
1
F
S
)
(12
.
2
0
F
S
)
(12
.
1
9
F
S
)
(12
.
4
6
F
S
)
(12
.
3
8
F
L
)
(12
.
2
7
F
S
)
(13
.
1
8
T
C
)
(13
.
0
9
T
C
X
)
FH
(12
.
4
5
)
0"
T
C
(12
.
5
4
F
S
)
(12
.
8
3
T
C
)
(12
.
4
8
F
S
)
(12
.
5
6
F
S
)
(12
.
7
1
F
S
)
(12
.
6
3
F
L
)
(12.51FL)
(1
2
.
3
8
F
L
)
(15.3
2
T
W
)
P
P
P
LINE OF DECK
LINE OF DECK
16
.
2
5.
3
2.
6
2.9
2.9
6.6
(15
.
9
3
T
W
)
PROPERTY
LINE
PROPERTY
LINE
PROPERTY
LINE
PR
O
P
E
R
T
Y
LI
N
E
CENTER
LINE
CENTER
LINE
S.F.N.S.F.N.
(13
.
0
F
S
)
S.F.N.
S.F.N.
AC
AC
AC
AC
AC
AC
AC
AC ACAC
AC
AC
SAND
SAND
SAND
SAND
SAND
SAND
SAND
SAND
15.0
5.015.05.0
3.
2
4.
8
P
GUTTER
GUTTER
GUTTER
20
.
0
SECTION ASECTION A
SE
C
T
I
O
N
B
SE
C
T
I
O
N
B
14
16
12
18
20
13.76 FF 14
16
12
18
20
13.76 FF GARAGE
PR
E
L
I
M
I
N
A
R
Y
C
O
N
S
T
R
U
C
T
I
O
N
PO
L
L
U
T
I
O
N
P
R
E
V
E
N
T
I
O
N
P
L
A
N
2 2
CDP-02
20
GRAPHIC SCALE: 1"= 10'
10 300
SCALE: 1"=10'
CONSTRUCTION POLLUTION PREVENTION PLAN
d'zn engineering
PLANS PREPARED BY:
1
4
S
e
p
2
0
2
3
2
2
3
7
-
G
R
D
.
d
w
g
THESE PLANS WERE PREPARED
UNDER THE SUPERVISION OF:
I
N
M
ISS
ED AL
ON
L
A
-A E
N
G
A
E
P
R
D
INOISTERE ROF
.L
No. C54067
E
REG
LI A
IAL F O R NIICS
EXP.
E
TAT OF
V
12/31/23
C
E
ER
166 MATISSE CIRCLE
ALISO VIEJO, CA 92656
TEL: (949) 305-8920
CLIENT/OWNER:
BEACHFRONT
INVESTMENTS
6400 West Oceanfront,
Newport Beach, CA 92663
Contact:
714-493-5718
lmcginnis@bomel.com
SHEET TITLE
PROJECT_ADDRESS
4901 Seashore Drive,
Newport Beach, CA 92663
BENCHMARK
-
-
APN: 424-452-06
DATE:
14-SEP-2023
ENGINEER:
R. DEMA-ALA
CHECKER:
R. DEMA-ALA
PROJECT_No:2237
REVISIONS
STATUS:
SUBMITTAL 1
SHEET
OF SHEETS
BASIS OF BEARINGS:
PL
3'
-
0
"
(19.4
3
)
TW
(15.91
)
TW
(13.8
4
)
FS
(13.16
)
NG
(14.0
8
)
FS
(13.8
6
)
FS(14.2
7
)
FS
(13.5
6
)
FS(13.0
)
FS
(12.3
4
)
FS
(12.3
8
)
FL
(12.4
8
)
FS
(13.2
7
)
FS(13.89
)
FS
(13.5
5
)
FS
(13.92
)
FS
EXISTING GRADE(17.02
)
TW
(12.8
2
)
TC X
PROPERTY LINE
PL
PL PL
LIMIT OF OVEREXCAVATION LIMIT OF OVEREXCAVATION
EXISTING WALL AND
FOOTING TO REMAIN
PROTECT-IN PLACE
(E) GROUND
SURFACE
(E) GROUND
SURFACE
11
11
EROSION CONTROL NOTES:
EROSION & SEDIMENT CONTROL CONSTRUCTION NOTES:
EC1 CONSTRUCT GRAVEL BAG EROSION CONTROL ALONG PROPERTY LINES
EXCEPT DRIVEWAY APPROACHES. THE SAND BAGS SHOULD BE 24" WIDE AND
10" HIGH MINIMUM PER DETAIL HEREON AND IN ACCORDANCE WITH BMP FACTS
SHEETS # SE-8.
EC2 CONSTRUCT SANITARY WASTE MANAGEMENT AREA IN ACCORDANCE WITH BMP
FACTS SHEETS # WM-9.
EC3 CONSTRUCT MATERIALS STORAGE AREA IN ACCORDANCE WITH BMP FACTS
SHEETS # WM-1.
EC4 EXISTING WALL TO REMAIN. PROTECT IN PLACE.
ALL BMP'S SHALL BE IN ACCORDANCE WITH MODEL BMP'S FROM THE CALIFORNIA STORMWATER BMP HANDBOOK FOR CONSTRUCTION AT WWW.CABMPHANDBOOKS.COM
1.IN CASE OF EMERGENCY, CALL BEACHFRONT INVESTMENTS AT PHONE # 714-493-5718.
2.A STAND-BY CREW FOR EMERGENCY WORK SHALL BE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 15). NECESSARY MATERIALS SHALL BE AVAILABLE
ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF EMERGENCY DEVICES WHEN RAIN IS IMMINENT.
3.EROSION CONTROL DEVICES SHOWN ON THIS PLAN MAY BE REMOVED WHEN APPROVED BY THE BUILDING OFFICIAL IF THE GRADING OPERATION HAS PROGRESSED TO THE POINT
WHERE THEY ARE NO LONGER REQUIRED.
4.GRADED AREAS ADJACENT TO FILL SLOPES LOCATED AT THE SITE PERIMETER MUST DRAIN AWAY FOM THE TOP OF THE SLOPE AT THE CONCLUSION OF EACH WORKING DAY. ALL
LOOSE SOILS AND DEBRIS THAT MAY CREATE A POTENTIAL HAZARD TO OFF-SITE PROPERTY SHALL BE STABILIZED OR REMOVED FROM THE SITE ON A DAILY BASIS.
5.RUNOFF ALL SILT AND DEBRIS SHALL BE REMOVED FROM ALL DEVICES WITHIN 24 HOURS AFTER EACH RAINSTORM AND BE DISPOSED OF PROPERLY.
6.A GUARD SHALL BE POSTED ON THE SITE WHENEVER THE DEPTH OF WATER IN ANY DEVICE EXCEEDS 2 FEET. THE DEVICE SHALL BE DRAINED OR PUMPED DRY WITHIN 24 HOURS
AFTER EACH RAINSTORM. PUMPING AND DRAINING OF ALL BASINS AND DRAINAGE DEVICES MUST COMPLY WITH THE APPROPRIATE BMP FOR DEWATERING OPERATIONS.
7.THE PLACEMENT OF ADDITIONAL DEVICES TO REDUCE EROSION DAMAGE AND CONTAIN POLLUTANTS WITHIN THE SITE IS LEFT TO THE DISCRETION OF THE FIELD ENGINEER.
ADDITIONAL DEVICES AS NEEDED SHALL BE INSTALLED TO RETAIN SEDIMENTS AND OTHER POLLUTANTS ON SITE.
8.DESILTING BASINS MAY NOT BE REMOVED OR MADE INOPERABLE BETWEEN NOVEMBER 1 AND APRIL 15 OF THE FOLLOWING YEAR WITHOUT THE APPROVAL OF THE BUILDING
OFFICIAL.
9.STORM WATER POLLUTION AND EROSION CONTROL DEVICES ARE NOT TO BE MODIFIED, AS NEEDED, AS THE PROJECT PROGRESSES. THE DESIGN AND PLACEMENT OF THESE
DEVICES IS THE RESPONSIBILITY OF THE FIELD ENGINEER. PLANS REPRESENTING CHANGES MUST BE SUBMITTED FOR APPROVAL IF REQUESTED BY THE BUILDING OFFICIAL.
10.EVERY EFFORT SHALL BE MADE TO ELIMINATE THE DISCHARGE OF NON-STORM WATER FROM THE PROJECT SITE AT ALL TIMES.
11.ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON-SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL
DRAINAGE COURSES, OR WIND.
12.STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OF WIND OR WATER.
13.FUELS, OILS, SOLVENTS AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT CONTAMINATE THE SOILS AND SURFACE WATERS. ALL
APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY
NOT BE WASHED INTO THE DRAINAGE SYSTEM.
14.EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON-SITE
UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE.
15.DEVELOPERS/CONTRACTORS ARE RESPONSIBLE TO INSPECT ALL EROSION CONTROL DEVICES AND BMP'S ARE INSTALLED AND FUNCTIONING PROPERLY IF THERE IS A 40% CHANCE
OF QUARTER INCH OR MORE OF PREDICTED PRECIPITATION, AND AFTER ACTUAL PRECIPITATION. A CONSTRUCTION SITE INSPECTION CHECKLIST AND INSPECTION LOG SHALL BE
MAINTAINED AT THE PROJECT SITE AT ALL TIMES AND AVAILABLE FOR REVIEW BY THE BUILDING OFFICIAL (COPIES OF THE SELF-INSPECTION CHECKLIST AND INSPECTION LOGS ARE
AVAILABLE UPON REQUEST).
16.TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND.
17.SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT
SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR OTHER MEANS.
18.ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED SO AS TO INHIBIT EROSION BY WIND AND WATER.
19.HOME OWNER TO ROUTINELY CLEAN ALL CATCH BASINS AND DRAIN LINES OF DEBRIS.
20.ADDITIONAL BMP'S WILL BE IMPLEMENTED AS DEEMED NECESSARY BY CITY INSPECTORS.
EC2
EC3
EC1
EC4
(MINIMUM BMP REQUIREMENTS FOR CONSTRUCTION ACTIVITIES FOR ALL DEVELOPMENT
CONSTRUCTION PROJECTS)
SCALE: 1/4"=1'-0"
SECTION A-A
CONTROLLED COMPACTED FILL
(E) SOILS
OVEREXCAVATION PER
SOILS REPORT
SCALE: 1/4"=1'-0"
SECTION B-B
3'
-
0
"
CONTROLLED COMPACTED FILL
(E) SOILS
OVEREXCAVATION PER
SOILS REPORT
EC1
N
3
4
°
2
5
'
5
5
"
E
6
7
.
8
6
'
N 55°34'05" W 30.00'
N
3
4
°
2
5
'
5
5
"
E
6
8
.
9
3
'
N 53°31'20" W 30.02'
(42.35)
RIDGE
(1
3
.
8
6
F
S
)
(13
.
8
7
F
S
)
(14
.
0
8
F
S
)
(1
3
.
8
6
F
S
)
(14
.
2
7
F
F
)
(13
.
3
3
F
S
)
(1
3
.
5
6
G
F
)
(1
3
.
3
5
F
S
)
(1
3
.
8
9
F
S
)
(1
3
.
3
5
F
S
)
(1
3
.
4
9
F
S
)
GM
(1
3
.
2
9
F
S
)
(1
3
.
5
5
F
S
)
(1
3
.
8
4
F
S
)
(13
.
8
5
F
S
)
(1
4
.
0
5
F
S
)
(17
.
0
2
T
W
)
(1
7
.
0
5
T
W
)
(13
.
9
2
F
S
)
(13
.
7
6
F
S
)
(12
.
7
5
)
(17.
1
1
T
W
)
(12
.
5
8
T
C
)
WM
(12
.
9
5
)
(1
4
.
2
2
F
S
)
(16.15
T
W
)
(17
.
0
4
T
W
)
(1
5
.
9
2
T
W
)
(1
5
.
9
3
T
W
)
(15
.
9
1
T
W
)
(15
.
1
0
T
W
)
(1
5
.
0
8
T
W
)
(1
5
.
1
0
T
W
)
(13
.
3
7
F
S
)
(12
.
7
3
N
G
)
(13
.
1
6
N
G
)
(13
.
5
5
N
G
)
(12
.
9
5
N
G
)
(13.83FS)(13.84FS)
(1
3
.
8
4
F
S
)
(15.97TW)
(14
.
0
9
T
W
)
(13
.
2
6
F
S
)
SIG
N
(14
.
6
0
T
W
)
(13
.
2
9
F
S
)
(14
.
1
2
T
W
)
(1
9
.
2
2
T
W
)
(13
.
3
1
F
S
)
(1
5
.
9
3
T
W
)
(13
.
3
4
F
S
)
(19
.
4
3
T
W
)
(13
.
2
4
F
S
)
SI
G
N
(13
.
2
7
F
S
)
(1
3
.
1
9
F
S
)
(13
.
2
5
T
C
)
(13
.
1
4
T
C
)
(1
2
.
6
4
F
S
)
(13
.
0
8
T
C
)
(12
.
5
9
F
S
)
(12
.
9
9
T
C
)
(12
.
5
5
F
S
)
(12
.
3
4
F
S
)
(12
.
8
2
T
C
X
)
(12
.
2
9
F
S
)
(12
.
2
7
F
S
)
(12
.
4
8
F
S
)
(12
.
5
6
F
S
)
(12.51FL)
(1
2
.
3
8
F
L
)
(15.
3
2
T
W
)
2.
6
2.9
2.9
6.6
(15
.
9
3
T
W
)
(13
.
0
F
S
)
AC
AC
AC
15.05.0
4.
8
49
T
H
S
T
R
E
E
T
OCEAN FRONT
(SAND)
AD
J
A
C
E
N
T
2
S
T
O
R
Y
B
L
D
G
(L
O
T
2
)
SEASHORE DRIVE
PROPOSED
BUILDING
(LOT 1)
1
10
10
3
5
3
9
10
10
7
7
6
2
2
4
1
1
7
1
10
10
7
13
11
12
12
9
12
10
12
7
10
1'
2'
10
'
8
8 8
12
2'
0'-8"
3'-2"
9
9
12
23
-
1
3
9-
8
-
2
3
Mc
G
I
N
N
I
S
Mc
G
I
N
N
I
S
RE
S
I
D
E
N
C
E
49
0
1
S
E
A
S
H
O
R
E
D
R
I
V
E
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
3
SHEET NUMBER
SHEET TITLE
CL
I
E
N
T
PR
O
J
E
C
T
FILE NAME: G:\Shared drives\blocs team drive\Projects\2023\23-13 4901 Seashore - McGinnis\Landscape\22-13_Construction.dwgDATE / TIME OF PLOT (PST): 9/8/2023 12:03 PM
blocs design group, pc
www.blocsdesigngroup.com
3800 maybelle avenue, unit 6
oakland, california 94619
connect@blocsdesigngroup.com
916 716 9331
LANDSCAPE HARDSCAPE PLAN
NOTES
GENERAL NOTES
1.CONTRACTOR SHALL VERIFY WITH OWNER'S REPRESENTATIVE THAT PLANS ARE CURRENT AND
APPROVED.
2.WORK SHALL BE IN ACCORDANCE WITH THE REQUIREMENTS OF THE CITY OF NEWPORT BEACH
AND THE COUNTY OF ORANGE
3.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY AND/OR REQUIRED PERMITS AND PAY ALL
RELATED FEES AND/OR TAXES REQUIRED TO INSTALL THE WORK ON THESE PLANS.
4.THE CONTRACTOR SHALL BE APPROPRIATELY LICENSED AS REQUIRED BY THE STATE IN WHICH
THE WORK TAKES PLACE.
5.A SEPARATE PLUMBING PERMIT AND INSPECTION WILL BE REQUIRED FROM THE BUILDING
INSPECTION DEPARTMENT FOR THE INSTALLATION OF IRRIGATION SYSTEMS SHOWN ON THIS
DRAWING.
6.THE CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE PRIOR TO BEGINNING THE
WORK AND SHALL BE RESPONSIBLE FOR COORDINATING WITH THE OWNER, LANDSCAPE
ARCHITECT, GOVERNING AGENCIES AND OTHER TRADES.
7.CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY OF ANY ERRORS,
OMISSIONS OR DISCREPANCIES IN EXISTING CONDITIONS OR WITHIN THE PLANS PRIOR TO
BEGINNING THE WORK.
8.UNIT PRICES FOR ALL IMPROVEMENTS SHALL BE ESTABLISHED AS A PART OF THE CONTRACT
WITH THE PROJECT OWNER AND PRIOR TO BEGINNING WORK, TO ACCOMMODATE ADDITIONS
AND/OR DELETIONS OF MATERIAL AND/OR LABOR.
9.DETERMINATION OF "EQUAL" SUBSTITUTIONS SHALL BE MADE ONLY BY THE LANDSCAPE
ARCHITECT.
10.LANDSCAPE ARCHITECT SHALL BE NOTIFIED NO LESS THAN 48 HOURS IN ADVANCE OF ANY SITE
OBSERVATIONS OR MEETINGS.
11.SITE OBSERVATIONS AND MEETINGS SHALL INCLUDE:
A.PRE-CONSTRUCTION CONFERENCE
B.SELECTION AND TAGGING OF SPECIMEN TREES AT NURSERIES
C.LANDSCAPE GRADING PRIOR TO PLANTING
D.LAYOUT AND INSTALLATION OF HARDSCAPE AND LANDSCAPE STRUCTURES IN RELATION TO
DESIGN INTENT
E.PLANT MATERIAL QUALITY AND INSTALLATION AT THE PROJECT SITE
F.OBSERVATION TO ESTABLISH 90-DAY MAINTENANCE PERIOD (PRE-MAINTENANCE)
G.FINAL OBSERVATION AT THE END OF THE 90-DAY MAINTENANCE PERIOD (FINAL)
14.SITE OBSERVATIONS BY THE LANDSCAPE ARCHITECT DURING ANY PHASE OF THIS PROJECT
DOES NOT RELIEVE THE CONTRACTOR OF HIS PRIMARY RESPONSIBILITY TO PERFORM ALL
WORK IN ACCORDANCE WITH THE PLANS, SPECIFICATIONS AND GOVERNING CODES.
15.CONTRACTOR SHALL BE BACKCHARGED FOR LANDSCAPE ARCHITECT'S TIME WHEN
OBSERVATIONS ARE CALLED FOR AND IT IS FOUND THAT THE WORK IS NOT SIGNIFICANTLY
READY UPON OBSERVATION OR THE APPOINTMENT IS NOT KEPT. TIME WILL BE CHARGED ON AN
HOURLY BASIS, PLUS TRANSPORTATION, FOOD AND LODGING COSTS, IF ANY, AT THE THEN
EXISTING HOURLY RATE FOR THE PERSONNEL PROVIDING THE OBSERVATIONS.
16.THIS FIRM DOES NOT PRACTICE OR CONSULT IN THE FIELD OF SAFETY ENGINEERING. THIS FIRM
DOES NOT DIRECT THE CONTRACTOR'S OPERATIONS, AND IS NOT RESPONSIBLE FOR THE
SAFETY OF PERSONNEL OTHER THAN OUR OWN ON THE SITE; THE SAFETY OF OTHERS IS THE
RESPONSIBILITY OF THE CONTRACTOR. THE CONTRACTOR SHOULD NOTIFY THE OWNER IF HE
CONSIDERS ANY OF THE RECOMMENDED ACTIONS PRESENTED HEREIN TO BE UNSAFE.
NOTE: "LANDSCAPE" SHALL REFER TO ALL IMPROVEMENTS WITHIN THIS SET OF DOCUMENTS THAT
HAVE BEEN DESIGNED BY THIS OFFICE.
LANDSCAPE ARCHITECT
BLOCS DESIGN GROUP
3800 MAYBELLE AVE. UNIT 6
OAKLAND, CA 94619
916.716.9331
CONTACT:BLAKE RHINEHART, PLA #6255
BLAKE@BLOCSDESIGNGROUP.COM
ARCHITECT
ERIC TRABERT & ASSOCIATES
9521 IRVINE CENTER DRIVE
IRVINE, CA 92618
949.861.2244
PROJECT TEAM
PROJECT LOCATION
4901 SEASHORE DRIVE
NEWPORT BEACH, CA 92663
APN: 424-452-06
COUNTY: ORANGE
PROJECT CALCULATIONS
TOTAL LANDSCAPE PLANTING AREAS:
LANDSCAPE AREA: 62 SF
FRONT YARD SET BACK AREA: 600 SF
FRONT YARD LANDSCAPE REQUIRED: 240 SF (40%)
FRONT YARD LANDSCAPE PROVIDED: 217 SF (36%)
PERMIT NOTE
LANDSCAPE PLANS ARE FOR PLANTING AND IRRIGATION
ONLY. ALL OTHER STRUCTURES (E.G. FENCING, WALLS,
GATES, BUILT IN BBQ ETC.) REQUIRE SEPARATE PERMITS.
PROJECT INFORMATION
LANDSCAPE
HARDSCAPE PLAN
L1.1
SYMBOL DESCRIPTION
PROPERTY LINE
SETBACK
EX. UTILITIES TO REMAIN
EX. CONCRETE TO REMAIN
EX. CURB/GUTTER TO REMAIN
EX.OFF-SITE PLANTER WALLS
STUCCO/BLOCK WALL - REFER TO ARCHITECTURE PLANS
PROPOSED LOW WALL - 36" STUCCO WALL WITH CONCRETE CAP
PROPOSED FENCE/GATE - 6' HIGH, VERTICAL WOOD SLAT FENCE W/
HARDWARE SELECTED BY OWNER/CONTRACTOR. FENCE TO BE
STAINED.
PROPOSED TILE, OUTDOOR RATED TILE INSTALLED OF CONCRETE
BASE - TILE SELECTION BY OWNER AND INSTALL PER MANUFACTURER
RECOMMENDATIONS. TILE TO HAVE SUGGEST R11 OR GREATER SLIP
COEFFICIENT. TILE IN CARPORT AND DRIVEWAY SHOULD BE
REINFORCED TO HANDLE VEHICULAR TRAFFIC
BUILT-IN PROPANE GRILL, 36" HEIGHT
PLANTING AREA - REFER TO PLANTING PLAN FOR PLANT MATERIAL
FURNITURE - SHOWN FOR REFERENCE ONLY
1
2
3
4
5
6
7
8
9
10
11
12
13
REFERENCE NOTES SCHEDULE
I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND
APPLIED SUCH CRITERIA FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN.
9-8-23
_____________________________________________ ________________________
BLAKE TOMILLOSO-RHINEHART, LANDSCAPE ARCHITECT DATE
CA LICENSE #6255 08-31-24
____________________________________________ ______________
REGISTRATION EXP. DATE
DECLARATION OF WATER EFFICIENT LANDSCAPE ORDINANCE
N
3
4
°
2
5
'
5
5
"
E
6
7
.
8
6
'
N 55°34'05" W 30.00'
N
3
4
°
2
5
'
5
5
"
E
6
8
.
9
3
'
N 53°31'20" W 30.02'
GM
(12
.
7
5
)
WM
(12
.
9
5
)
SIG
N
SI
G
N
2.
6
2.9
2.9
6.6
AC
AC
AC
15.05.0
4.
8
49
T
H
S
T
R
E
E
T
OCEAN FRONT
(SAND)
AD
J
A
C
E
N
T
2
S
T
O
R
Y
B
L
D
G
(L
O
T
2
)
SEASHORE DRIVE
PROPOSED
BUILDING
(LOT 1)
23
-
1
3
9-
8
-
2
3
Mc
G
I
N
N
I
S
Mc
G
I
N
N
I
S
RE
S
I
D
E
N
C
E
49
0
1
S
E
A
S
H
O
R
E
D
R
I
V
E
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
3
SHEET NUMBER
SHEET TITLE
CL
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C
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FILE NAME: G:\Shared drives\blocs team drive\Projects\2023\23-13 4901 Seashore - McGinnis\Landscape\22-13_Construction.dwgDATE / TIME OF PLOT (PST): 9/8/2023 12:03 PM
blocs design group, pc
www.blocsdesigngroup.com
3800 maybelle avenue, unit 6
oakland, california 94619
connect@blocsdesigngroup.com
916 716 9331
PLANTING NOTES
1.THE LANDSCAPE CONTRACTOR SHALL INSTALL PERMEABLE WEED FABRIC IN ALL PLANTING AREAS.
2.THE LANDSCAPE CONTRACTOR SHALL INSTALL A 3" DEEP LAYER OF 1-2" DECORATIVE PEBBLES IN
ALL PLANTING AREAS.
3.THE CONTRACTOR SHALL AMEND PROJECT SOILS PER THE SPECIFICATIONS.
4.THE LANDSCAPE CONTRACTOR SHALL PROVIDE A 60 DAY MAINTENANCE PERIOD AND GUARANTEE
TREE FOR A 1 YEAR PERIOD. ALL PLANT MATERIAL SHALL BE REPLACED BY THE LANDSCAPE
CONTRACTOR DURING THIS PERIOD IF DEAD OR DYING.
5.LANDSCAPE INSPECTIONS ARE REQUIRED. NOTIFY THE CITY OF NEWPORT BEACH BUILDING
DEPARTMENT 48 HOURS IN ADVANCE OF ANY WORK BEING DONE. CALL 714.536.5241.
6.THE INSTALLATION OF REQUIRED LANDSCAPE AND IRRIGATION SYSTEMS SHALL BE COMPLETED
PRIOR TO FINAL INSPECTION.
LANDSCAPE ARCHITECT
BLOCS DESIGN GROUP
3800 MAYBELLE AVE. UNIT 6
OAKLAND, CA 94619
916.716.9331
CONTACT:BLAKE RHINEHART, PLA #6255
BLAKE@BLOCSDESIGNGROUP.COM
ARCHITECT
ERIC TRABERT & ASSOCIATES
9521 IRVINE CENTER DRIVE
IRVINE, CA 92618
949.861.2244
PROJECT TEAM
PROJECT LOCATION
4901 SEASHORE DRIVE
NEWPORT BEACH, CA 92663
APN: 424-452-06
COUNTY: ORANGE
PROJECT CALCULATIONS
TOTAL LANDSCAPE PLANTING AREAS:
LANDSCAPE AREA: 62 SF
FRONT YARD SET BACK AREA: 600 SF
FRONT YARD LANDSCAPE REQUIRED: 240 SF (40%)
FRONT YARD LANDSCAPE PROVIDED: 217 SF (36%)
PERMIT NOTE
LANDSCAPE PLANS ARE FOR PLANTING AND IRRIGATION
ONLY. ALL OTHER STRUCTURES (E.G. FENCING, WALLS,
GATES, BUILT IN BBQ ETC.) REQUIRE SEPARATE PERMITS.
PROJECT INFORMATION
LANDSCAPE
PLANTING PLAN
L1.2
LANDSCAPE PLANTING PLAN
NOTES
SHRUBS CODE BOTANICAL / COMMON NAME SIZE WUCOLS SPACING QTY
AV AGAVE VILMORINIANA 5 GAL L 18" o.c.3
OCTOPUS AGAVE
FG FESTUCA GLAUCA 1 GAL L 18" o.c.10
BLUE FESCUE
FP FICUS PUMILA 5 GAL M 48" o.c.11
CREEPING FIG
PS PITTOSPORUM TENUIFOLIUM 'SILVER SHEEN'15 GAL M 48" o.c.4
SILVER SHEEN TAWHIWHI
PM PODOCARPUS MACROPHYLLUS 'MAKI'15 GAL M 36" o.c.2
MAKI YEW PODOCARPUS
PLANT SCHEDULE
N
3
4
°
2
5
'
5
5
"
E
6
7
.
8
6
'
N 55°34'05" W 30.00'
N
3
4
°
2
5
'
5
5
"
E
6
8
.
9
3
'
N 53°31'20" W 30.02'
GM
(12
.
7
5
)
WM
(12
.
9
5
)
SIG
N
SI
G
N
2.
6
2.9
2.9
6.6
AC
AC
AC
15.05.0
4.
8
49
T
H
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T
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OCEAN FRONT
(SAND)
AD
J
A
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N
T
2
S
T
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B
L
D
G
(L
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)
SEASHORE DRIVE
PROPOSED
BUILDING
(LOT 1)
BF
MV
FS
A
SS
M
23
-
1
3
9-
8
-
2
3
Mc
G
I
N
N
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S
Mc
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I
N
N
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49
0
1
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P
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,
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9
2
6
6
3
SHEET NUMBER
SHEET TITLE
CL
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FILE NAME: G:\Shared drives\blocs team drive\Projects\2023\23-13 4901 Seashore - McGinnis\Landscape\22-13_Construction.dwgDATE / TIME OF PLOT (PST): 9/8/2023 12:03 PM
blocs design group, pc
www.blocsdesigngroup.com
3800 maybelle avenue, unit 6
oakland, california 94619
connect@blocsdesigngroup.com
916 716 9331
LANDSCAPE
IRRIGATION
DIAGRAM
L1.3
SYMBOL MANUFACTURER/MODEL/DESCRIPTION
RAIN BIRD XCZ-100-PRB-COM
WIDE FLOW DRIP CONTROL KIT
1" BALL VALVE WITH 1" PESB VALVE AND 1"
PRESSURE REGULATING 40PSI QUICK-CHECK BASKET FILTER.
0.3GPM TO 20GPM.
PIPE TRANSITION POINT
PIPE TRANSITION POINT FROM PVC LATERAL TO DRIP
TUBING OR DRIP HEADER PER MANUFACTURER`S RECOMMENDATIONS.
HUNTER PLD-BV
(NOT SHOWN) MANUAL FLUSH/SHUT OFF VALVE, BARBED INSERT.
TYPICALLY INSTALLED IN ROUND BOX, WITH ADEQUATE BLANK
TUBING TO EXTEND VALVE OUT OF VALVE BOX. INSTALL AT THE
EXHAUST HEADERS AND LOW POINTS WITHIN A DRIP CONTROL
ZONE.
HUNTER PLD-AVR
(NOT SHOWN) PLD-AVR ALLOWS FOR AIR TO ESCAPE A DRIP
IRRIGATION SYSTEM TO PREVENT BLOCKAGE AND WATER
HAMMERING. 1/2" MPT CONNECTION WITH 80 PSI MAXIMUM
RATING. INSTALL AT THE SUPPLY HEADER AND HIGH POINTS
WITHIN A DRIP CONTROL ZONE.
AREA TO RECEIVE DRIPLINE
HUNTER HDL-09-12-CV
HDL-09-12-CV: HUNTER DRIPLINE W/ 0.9 GPH EMITTERS AT 12"
O.C. CHECK VALVE, DARK BROWN TUBING W/ BLACK STRIPING.
DRIPLINE LATERALS SPACED AT 12" APART, WITH EMITTERS
OFFSET FOR TRIANGULAR PATTERN. INSTALL WITH HUNTER PLD
BARBED OR PLD-LOC FITTINGS.
(NOT SHOWN) HUNTER HQ-33DLRC
QUICK COUPLER VALVE, YELLOW LOCKING RUBBER COVER, RED
BRASS AND STAINLESS STEEL, WITH 3/4" NPT INLET, 2-PIECE
BODY.
(NOT SHOWN) MATCO-NORCA 759
BRASS SHUT OFF BALL VALVE, 1/2" TO 4". TWO PIECE BODY,
BLOW-OUT PROOF STEM, CHROME PLATED SOLID BRASS BALL,
THREADED, WITH PTFE SEATS. SAME SIZE AS MAINLINE PIPE.
HUNTER IC-600
MODULAR CONTROLLER, 6 STATIONS, INDOOR MODEL
HUNTER WSS
WIRELESS SOLAR, RAIN FREEZE SENSOR WITH OUTDOOR
INTERFACE, CONNECTS TO HUNTER PCC, PRO-C, AND I-CORE
CONTROLLERS, INSTALL AS NOTED. INCLUDES 10 YEAR LITHIUM
BATTERY AND RUBBER MODULE COVER, AND GUTTER MOUNT
BRACKET.
CREATIVE SENSOR TECHNOLOGY FSI-T10-001
1" (25MM) PVC TEE TYPE FLOW SENSOR W/SOCKET ENDS,
CUSTOM MOUNTING TEE AND ULTRA-LIGHTWEIGHT IMPELLER
ENHANCES LOW FLOW MEASUREMENT. 2 WIRE DIGITAL OUTPUT
COMPATIBLE W/ALL IRRIGATION CONTROLLERS. FLOW RANGE:
.86-52 GPM.
(NOT SHOWN) IRRIGATION MAINLINE: PVC SCHEDULE 40
F
A
A
SS
FS
IRRIGATION LEGEND
NOTE: ITEMS LABELED AS 'NOT SHOWN' SHALL BE INSTALLED AT THE LANDSCAPE
DISCRETION AS RECOMMENDED BY THE MANUFACTURER. CONTRACTOR SHALL FOLLOW
ALL MANUFACTURER RECOMMENDATIONS
IRRIGATION GENERAL NOTES
BUCKNER-SUPERIOR 3200 1"
1" NORMALLY CLOSED BRASS MASTER VALVE THAT PROVIDES
DIRTY WATER PROTECTION AND NO MINIMUM FLOW FEATURE,
WHICH ENSURES RELIABLE OPENING AND CLOSING OF THE
VALVE IN EXTREME HIGH OR LOW FLOW SCENARIOS.
FEBCO LF825YA 3/4" (CONTRACTOR TO VERIFY SIZING)
LEAD FREE REDUCED PRESSURE BACKFLOW PREVENTER. INSTALL
BACKFLOW WITHIN A STAINLESS STEEL BACKFLOW ENCLOSURE
AVAILABLE FROM V.I.T. STRONG BOX MODEL # SBBC-30SS ON A
CONCRETE PAD PER MANUFACTURER`S RECOMMENDATIONS.
WATER METER REFER TO CIVIL PLANS
MV
BF
M
LANDSCAPE IRRIGATION DIAGRAM
NOTES
HUNTER PROS-PRS30-00-PCN FOR POTS 25360 25 0.25 3'
FLOOD BUBBLER, ON FIXED RISER INSTALLED WITHINN POTS.